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HomeMy WebLinkAboutMiscA N aurn D i= mr. ALTITUDE APATINTS OILS m VD K 1500 $ 1600 BENSON RD, 7- N �tl Renton, Nashington 0 aurn D i= mr. ALTITUDE APATINTS OILS m VD K 1500 $ 1600 BENSON RD, 7- N �tl Renton, Nashington 9 z n ego 21' -9•.X w LD M F, 1 ALTITUDE APARTMENTS i OFFICES D m rn:u 1500 $ 1600 BEN50N RD. WE z ; Renton, Washington w D�r�is Law City of Mayor Community & Economic Development Department October 27, 2015 C.E."Chip"Vincent, Administrator Chris Kcruga, ERV LLC 5454 30`h Ave SW Seattle, WA 98126 SUBJECT. TWO YEAR LANDSCAPE MAINTENANCE AGREEMENT REQUEST Altitude Apartments and Offices LUA12-043, PUD, MOD Dear Chris Korgua: eased on the landscape maintenance costs for the Altitude Apartments and Offices project, the total amount of your maintenance surety device is $21,350. This amount is deemed sufficient to guarantee that landscape improvements have been installed according to plan and shall perform satisfactorily for a minimum of two (2) years after they have been completed. Please come to the &`h floor of City Hall to submit the surety device. Once I have received the surety for Two -Year Maintenance, I will issue a letter signaling the start of your two-year maintenance period. If you have any questions, please feel free to contact me at (425) 430-6593. Sincerely, Kris Sorensen Associate Planner Enclosure: Landscape Plan Maintenance Estimate for Altitude, dated October 19, 2015 cc: File #fLUA12 043 Stacy Tucker, Planning Technician Renton City Hall . 1055 South Grady Way . Renton, Washington 98057 • rentonwa.gov 7 October 19, 2015 City of Renton Attn: Kris Sorensen 1055 S. Grady Way Renton, WA 98057 Re: Altitude Apartments Landscape Maintenance Plan Dear Kris, Altitude Apartments, located at 1600 & 1620 Benson Rd. S., will diligently maintain all landscaping within its property for the next 24+ months. Landscape maintenance will be performed in-house via current maintenance staff. Current staff to be involved, include our Maintenance Supervisor and Maintenance Assistant. The Maintenance Assistant will take on the bulk of the landscape workload. We estimate labor at 40 hours per month, at $15.00 per hour. This total, along with applicable payroll taxes and workman's compensation, will run about $690.00 per month. We have also budgeted an additional $200.00 per month for replacement plants, flowers, and mulch. In summary, we have budgeted monthly landscape maintenance at $890.00 per month, or $10,680.00 per year. Regular landscape maintenance will include: watering, mowing, trimming, debris removal, dying/dead plant removal and replacement, mulch upkeep, invasive species removal, sprinkler maintenance, and fertilization. Proper landscape maintenance is essential to our image and success as a business. It directly effects our curb appeal and ability to perform. We can ensure you that the landscaping will be professionally and properly maintained. Please contact me with any questions or concerns. Sincerely, Christopher J. Hashim District Property Manager 425.827.5750 x205 chashim@precisionmanaged.com Cc: Chris Koruga 1600 Uer,.soo a, y., 1?�ntan,'fjy.-A9< OS a 425. fli:o-0.7444 m'.r<: ing;,'O AI"tu!dc,R ,'n,.On.-r ill + ikitil.le entc�n..: } DEPARTMENT OF COMMUNITY 7- Tly, w AND ECONOMIC DEVELOPMENT L1.,.enton MINOR MODIFICATION OF FINAL PLANNED URBAN DEVELOPMENT APPROVAL [ ] DENIAL EVALUATION FORM & DECISION DATE: August 11, 2015 PROJECT NAME: Eagle Ridge Apartments and Offices (aka Altitude Apartments, 1600 Benson Road S Mixed -Use), Modifications to Final Planned Urban Development, LUA12-043, FPUD PROJECT NUMBER: LUA12-043, FPUD, MOD PROJECT MANAGER: Kris Sorensen, Associate Planner APPLICANT: Chris Koruga, ERV LLC; 5454 30th Ave SW; Seattle WA 98126 ZONING DESIGNATION: Commercial Arterial (CA) PROJECT LOCATION: 1600 Benson Road S EXHIBITS: Exhibit 1: Final Planned Urban Development (FPUD) Approval Exhibit 2: Modification Request Narrative Exhibit 3: Preliminary PUD (PPUD) Hearing Examiner Approval Exhibit 4: Building Permits Exhibit 5: Site Plan Proposed with Modification Request, 01/27/15 Exhibit 6: Site Plan Approved through FPUD Exhibit 7: PPUD Staff Report to Hearing Examiner Exhibit 8: Modification Request, 06/29/15 Exhibit 9: Modified Landscape Plan, 06/29/15 Exhibit 10: Conditions for TCO of North Building, 04/01/15 Exhibit 11: Building Plan Elevations with Lower Wall Treatment Exhibit 12: South Building Photo from Benson Rd S Exhibit 13: Retention Walls Photos Exhibit 14: Common Open Space Substitutions, RMC 4-1-240 Exhibit 15: Retaining Wall Reduction in Height Exhibit 16: Mural on South Building, West Side, Lower Wall Exhibit 17: Example Covenant to Maintain Art SUMMARY OF REQUEST: The applicant is requesting Minor Modifications to the approved Final Planned Urban Development LUA12-043, FPUD, to relocate, remove, and change site features including required public amenities. The FPUD approval required specific site features including active City of Renton Deportment of Community and Economic Development Administrative Modification Request Report & Derision Eagle Ridge Apartments and offices (aka Altitude Apartments, 1600 Benson Road 5 Mixed -Use), Modifications to Final Planned Urban Development, LUA12-043, FPUD LUA12-043, FPUD, MOD Report of August 11, 2015 Page 2 of 22 and passive recreation areas to be available to the general public and building architectural treatments (Exhibit 1). The applicant originally submitted a modification request for five of the site elements to be modified in January 2015. Upon city staff visits to the site to evaluate the modification request, it was apparent that more than five requested site elements required modifications, as many elements were being constructed differently in the field than were approved through the FPUD decision. The elements not included in the January 2015 applicant request are: landscaping, pedestrian pathways, retention walls, indoor and outdoor commons area, and building architectural features. All of these elements had been changed from the approved plans of the FPUD. The applicant submitted an additional modification request in June 2015 for additional site features that had been changed from the approved FPUD (Exhibits 5 and 8). A modification to the landscape plan has also been requested (Exhibit 9). The requested modifications are to relocate, remove, and change site features listed below: 1. Relocation of the terraced amphitheater, 2. Relocation of the pea patch garden, 3. Replacement of the sport court with a bocce ball court and relocation of the court area, 4. Removal of the entry water fountain feature, 5. Relocation of the site's two outdoor refuse and recycling areas, 6. Removal of craftsman architectural features such as timber braces, use of cedar trim, and cantilevered decks, 7. Addition of a pet run, 8. Addition of an art installation, and 9. Revision of the landscaping plan. Prior to city action on the requested modifications, the applicant requested a Temporary Certificate of Occupancy Permit (TCO) for the North Building. The City provided TCD for the North Building with a list of conditions (Exhibit 10). The conditions for the TCO provide the applicant direction on what site elements were required to be completed or modified as approved through the FPUD. The TCO conditions include but are not limited to: submitting a new landscape plan, removing unapproved fill from the site and neighboring property, providing mitigation for added retention walls; and, providing facade treatments for the blank concrete areas on lower portions of the buildings. The applicant requests the following modifications to the FPUD based on the January and June 2015 requests: Relocate proposed Amphitheater site from south east corner of site to the north end of the South Building. The applicant states that the change is necessary because of natural features not foreseen by applicant prior to approval where relocation to the north end of the South building would provide greater access to residents and public (Exhibit 2). City of Renton Department of Community and Economic Development Administrative Modification Request Report & Decision Eagle Ridge Apartments and offices (aka Altitude Apartments, 1600 Benson Road S Mixed -Use), Modifications to Final Planned Urban Development, LUA12-043, FPUD LUA12-043, FPUD, MOD Report of August 11, 2015 Page 3 of 22 2. Relocate Pea Patch area from sloped area on northeast area of site to the northwest area of the site on the perimeter of a restricted surface parking area. The applicant states that the change is necessary due to unforeseen topographical challenges of the original proposed siting of the pea patch on a sloped area (Exhibit 2). 3. Replace and relocate the Sport Court site amenity. The Sport Court would become a Bocce Ball Court as proposed in the Modified Site Plan. Both the location and size of the sports amenity are different between the FPUD approval and proposed Modified Site Plan. The applicant states that the relocation and change is necessary due to unforeseen topographical challenges (Exhibit 2). The sport court had been shown on draft plans at times as a children's play area but received approval through the FPUD as a sport court (Exhibit 6). 4. Remove the water feature at main entrance and provide enhanced landscaping in its place. The applicant states that the change was requested by Puget Sound Energy (PSE). PSE holds an easement over this area and such feature is not allowed under the power lines in this area (Exhibit 2). The proposal is to add enhanced landscaping in this area as a modification to the approved FPUD Site Plan (Exhibit 6) that instead of an area of approximately 120 square feet of water feature (S by 20 feet in dimension). The submitted Modified Site Plan identifies the alternative enhanced landscaping amenity in the area along Benson Rd between the North and South buildings (feature `D'). The enhanced landscaped area is where the drainage pond area is located. 5. Relocate refuse and recycling areas from two outdoor locations along internal drive aisles to indoor locations within each of the two buildings' garages. The applicant states the change is necessary to accommodate needs of 200 residents who will be disposing of garbage from four levels of living units (Exhibit 2). Two vehicle parking stalls in the North building parking garage would be removed and two stalls within the South building parking garage would be relocated, in order to accommodate the refuse and recyclables. A net loss of two vehicle spaces would occur from the request. 6. Removal of craftsman -like architectural features such as upper -story timber braces, use of cedar trim, color scheme, cantilevered decks, and fagade treatments. (Exhibit 11). The applicant states that the architecture of the original proposal was changed when 16 to 20 -foot tall solid support walls at the base of the structures were needed (Exhibit 12). Instead, the applicant has added an `eyebrow' feature to the upper story of the buildings. The building foundations and parking levels are currently blank concrete walls. Added Fenced Dol; Walk/Pet Run Area to west side of South Building (Exhibit 10, Sheet L-3). The modification request states that the dog park would be part of approximately 3,000 square feet of walking trail and dog park area. Based on the City of Renton Deportment of Community and Economic Development Administrative Modification Request Report & Decision Eagle Ridge Apartments and Offices (aka Altitude Apartments, 1600 Benson Road 5 Mixed -Use), Modifications to Final Planned Urban Development, i.UA12-043, FPUD LUA12-043, FPUD, MOD Report of August 11, 2015 Page 4 of 22 submitted request and in review of the landscape plan, it is not clear where the total 3,000 square foot area is located. The location of the dog walk area isn't clearly identified either, however based on the plans provided staff has calculated the area for the dog walk to be approximately 700 square feet. 8. Added art installation at entry of building. The request is general and no specific details were provided as to the type of art or location at time of modification request. During the week of August 3, 2015, the applicant presented the Renton Municipal Arts Commission a preliminary design for artwork on the west facing facade of the South Building, on the lower wall (Exhibit 16). The fagade artwork was approved by the Commission. 9. Landscape plan revision request has been provided for the whole site (Exhibit 10) from the original conceptual approval (Exhibit 9). The applicant is working with a different landscape architect than who designed the original proposal. The planting mix and areas to be landscaped are similar to the original; with added plantings in the area where outdoor recreation was proposed along south east corner of the site. Project Description: The Final Planned Urban Development project LUA12-043, FPUD (Exhibit 1), was approved September 14, 2012, and is located in the Commercial Arterial (CA) zone on 2.89 acres. The applicant received Preliminary Planned Urban Development (FPUD) approval (Exhibit 3) on July 12, 2010 and the project started construction through issued utility, construction, and building permits (Exhibit 4). The approved project is for a mixed-use site, with two four-story structures, a North Building that sits back from the Benson Rd S street and a South Building along Benson Rd S., each constructed on top of structured parking areas. Entry to the site is provided through a drive aisle to the central area of the site where parking garage doors and building entries are located. The North building consists of 56 multi -family apartment units and the South building consists of 60 multi -family units. On the main floor of the South building is 4,476 sf of ground floor commercial area that is divided into multiple spaces. The North building was approved with no commercial spaces and is residential only. Primary vehicular access to the site is gained from Benson Rd S at the southwest corner of the site. The buildings are similarly designed with flat roofs, modulation and articulation of the facades, contemporary craftsman -style exteriors with cedar beams and cedar trim used in belly bands, corner boards, and support beams. A majority of on-site parking is provided in structured parking. The site has a number of areas with steep slopes that restricted the availability of street facing facades. Greater site details are provided in the PPUD (Exhibit 7) and FPUD (Exhibit 1) staff recommendations and decisions. PUD project approvals are based on two principal purposes where a project is to encourage innovation and creativity in the development of mixed use development and to preserve and protect natural features of the land per RMC 4-9-150. Additionally, PUD projects are to be City of Renton Deportment of Community and Economic Devefopment Administrative Modifico tion Request Report & Decision Eagle Ridge Apartments and Offices (aka Altitude Apartments, 1600 Benson Road s Mixed -Use), Modifications to Final Planned Urban Development, LUA12-043, FPUD LUA12-043, FPUD, MoD Report of August 11, 2015 Page 5 of 22 superior to traditional development and provide a significant amount of site elements and public amenities. The PPUD and FPUD were approved based on a significant amount of open space where the open space would help retain natural features of the sloped site and views across the southerly Puget Sound Energy property. Additionally, the project as approved would provide substantial ornamental landscaping. To date, the applicant has been developing the site and received building permits (construction, utility and buildings as listed in Exhibit 4). Site elements as identified on the site plan and landscape plan for the Building Permits and FPUD include: children's play area, entry water feature, landscaping, gazebo, outdoor barbeque grill, picnic tables, sidewalk pedestrian connection to Benson Road S, internal common entertainment space, outdoor deck connected to the indoor common space, sport court, amphitheater and special lighting, pea patch for gardening, terraced landscaped retaining walls, well-defined pedestrian walkways and paths, pet run, and outdoor mailbox area. The applicant is requesting a modification to a variety of site elements. The applicant requested TCD for the North Building in March 2015. The initial FPUD modification request by the applicant was not completed prior to the TCD request as it was identified during site and field visits that site elements and architectural features were being changed in the field, different than the approved FPUD. Some of these changes included addition of approximate 8 to 15 -foot tall retaining walls and site grading and placement of thousands of cubic yards of fill on the subject site and neighboring property to the south. ANALYSIS OF REQUEST: RMC RMC 4-9-150J.2.b "Building Permits - Minor Variations to Development Following Final Planned Urban Development" addresses the modifications to LUA12-043 FPUD. The nine site elements that the applicant is requesting to be modified are the 1) Relocation of the terraced amphitheater, 2) Relocation of the pea patch garden, 3) Replacement of the sport court with a bocce ball court and Relocation of the court area, 4) Removal of the entry water fountain feature, 5) Relocation of the site's two outdoor refuse and recycling areas, 6) Removal of craftsman architectural features such as timber braces, use of cedar trim, and cantilevered decks, 7) Addition of a pet run, 8) Addition of an art installation, and 9) Revision of the landscaping plan. Staff has identified other site amenities not part of this modification request, that have been modified in the field or not constructed, as a part of construction, including the retaining walls in the south and central area of the site, and east side of the North Building, treatment of the lower walls of the buildings, and an outdoor patio that has not been built. Retaining walls constructed in the field and not approved through the FPUD require modification through this decision. Exterior treatment of the lower levels of the buildings where a stamped concrete or brick -like fagade was approved has not been constructed and therefore requires modification through this decision. City of Renton Department of Community and Economic Development Administrative Modification Request Report & Decision Eagle Ridge Apartments and Offices (aka Altitude Apartments, 1600 Benson Road s Mixed -Use), Modifications to Final Planned Urban Development, LUA12-043, FPUD LUA12-043, FPUD, MOD Report of August 11, 2015 Page 6 of 22 To clarify, a Major Modification request would stop site development and issuance of occupancy permits until a required Hearing Examiner decision and approval is provided (RMC 4- 9-150G.5) where staff is processing the request through a Minor Modification process which is an Administrative Decision. Additional changes to site features in the field from the approved FPUD, or approval through this decision, may require a Major Modification request that would include the modifications specified in this report. For the landscaping of a PUD project, per RMC 4-9-150E.3, prior to the issuance of any occupancy permit, the developer shall furnish a security device to the City, that landscaping shall be planted within one year of the date of final PUD approval, and maintained for a period of 2 years thereafter prior to release of the security device. Landscaping would have been required to be installed by September 14, 2013 although the project has been in the site preparation and construction phase for a couple years. This security device has not been provided by the applicant. At this time, the applicant has submitted a revised landscape plan for review under building permit 813002432 (Exhibit 9). Staff Analysis of Requests for the Modification: I. Relocate proposed Amphitheater site from south east corner of site to the north end of the South Building: The Amphitheater was approved through the FPUD as a publicly available amenity, for the use of residents of the site and the general public. The feature was in an area on the site with a concentration of publicly available passive and active recreation at the southern area of the site and near the entry from Benson Rd S. The applicant states that the topography of the site is the reason for shifting the location of the site feature (Exhibit 5). The southeast corner of the site where the original Amphitheater location was proposed is no longer a slope, or terraced grade, but now has a vertical barrier (retaining wall) and the Amphitheater cannot be accommodated in this location at this time. The Amphitheater feature is to be relocated to the northern area of the South Building, previously approved for amenities including barbeque area, benches, and gazebo (Exhibit 6). The proposed Amphitheater location (identified on Exhibit 6) is closer to the two buildings' primary pedestrian entries and the indoor commons area within the South building. The applicant has discussed with staff that the upper area of the proposed Amphitheater location would be ADA accessible, where the lower portions, terraces, seating areas, and stage area would not be ADA accessible due to topographical constraints. The FPUD identified an area approximately 1,500 square feet in area where the gazebo, barbeque, and benches would be located at the north area of the South Building (Exhibit 6). The approved FPUD Amphitheater area is approximately 1,500 square feet (Exhibit 6). The modification proposal identifies an area of approximately 1,500 square feet for the new Amphitheater location (Exhibit 10). Therefore, 1,500 square feet of passive recreation area, with barbeque, gazebo and seating and available to the public, is lost and would not be relocated on the site. City of Renton Department of Community and Economic Development Administrative Modification Request Report & Decision Eagle Ridge Apartments and Offices (aka Altitude Apartments, 1600 Benson Road 5 Mixed -Use), Modifications to Final Planned Urban Development, LUA12-043, FPUD LUA12-043, FPUD, MOD Report of August 11, 2015 Page 7 of 22 Staff recommends as a condition of approval of relocating the Amphitheater, that either the applicant provide additional public site amenities to replace the gazebo, barbeque, and associated seating and gathering area in a more publicly visible and accessible area comparable to the original size of the originally proposed area; OR, provide a fee in lieu towards public parks as outlined in RMC 4-1-240.3 "Fee in Lieu of Common Open Space" subsection to construct a similar passive recreation area in a public park. Prior to Temporary Certificate of Occupancy for the South Building, a comparable publicly available area shall be provided on the site, in the southerly area of the site, near the Benson Rd S public entrance area similar to the approved FPUD or a Fee in Lieu for Common Open Space shall be provided. Also, for all active and passive recreation areas on the site, staff recommends as a condition of approval, that the applicant record a "Covenant to Maintain Required Recreation Areas" for continued maintenance overtime. The applicant shall provide draft language of such a covenant to the Current Planning Project Manager, which shall be reviewed and approved by the City Attorney prior to recording. The covenant shall be recorded prior to Final Certificate of Occupancy Permit for the South Building. Renton Municipal Code RMC 4-1-240.3 "Fee in Lieu of Common Open Space" subsection (Exhibit 14) has a Fee Calculation (subsection "a") that states: "the fee shall be the equivalent of the monetary value of the required improvements for common open spaces plus the monetary value of the land area required to be placed in common open space. The project applicant shall provide the City with an estimate of the improvement value and an appraisal for the value of the land for the identified intended use with utilities and other non- structural improvements. The total monetary value of the fee -in -lieu shall be approved by the Community Services Department." 2. Relocate trash and recycling areas from exterior locations along internal drive aisles to internal locations within each of the two buildings in their respective structure garages: In the South building, two parking stalls would be lost for the relocation of the refuse and recycling facility, although two additional stalls are proposed. Within the North Building, two approved vehicle parking stalls would be lost. A total of 134 stalls were recommended through the PPUD staff recommendation which is 2 greater than the requirement, and at FPUD approval there were a total of 135 structured and surface parking stalls. The FPUD states that parking for the North Building would be 39 structured stalls and 20 surface stalls which is same number identified on the submitted Modified Site Pian (Exhibit 5). The FPUD states that parking for the South Building would be 49 structured stalls and 27 surface stalls and is different than the submitted Modified Site Plan (Exhibit 5) which identifies 40 structured stalls and 31 surface stalls, or 5 less than the approved FPUD. Also, the PPUD decision requires 5 to 10 stalls be designated as guest parking (Exhibit 3, page 16, Condition 15) where only 4 guest stalls are City of Renton Deportment of Community and Economic Development Administrotive Modificotion Request Report & Decision Eagle Ridge Apartments and offices (aka Altitude Apartments, 1600 Benson Road S Mixed -Use), Modifications to Final Planned Urban Development, LUA12-043, FPUD LUA12-043, FPUD, MoD Report of August 11, 2015 Page 8 of 22 identified on the Modified Site Plan in the surface parking area. A parking ratio analysis is provided below based on current code: Building Use Type Area Vehicle Parking Stall Vehicle Compliance (sf) or Ratio Min to Max; Parking with RMC Number Dwellings: (1 to Stalls of Units 1.75); Office (2 to 4.5 Provided per 1,000 sf net area) North Dwellings 56/du 56 to 98 59 Yes South Dwellings 60/du 60 to 105 71 Yes Commercial 4,500 9 to 20 based on None See Office gross sf gross, not net identified discussion Space below Based on the above analysis, the South Building has 11 more stalls than is the minimum necessary to for each living unit in the building. The commercial spaces in the South Building require a minimum of parking stalls for both tenants and clients based on net area of each storefront. Based on the above analysis, there is sufficient area on the site to provide the minimum number of parking stalls needed for residential and non- residential areas in the buildings. Staff recommends approval of the modification request subject to conditions of approval, where consolidated trash chutes on each of the upper floors of the building would provide drop points to the parking level trash areas in the parking garage areas and the applicant shall provide the following prior to Temporary Certificate of Occupancy for the South Building: The applicant shall provide an updated floor plan of the garage levels and surface parking areas to the Current Planning Project Manager for review and approval. The parking areas floor plan shall identify all of the vehicle and bicycle parking stall locations on the site and identify where the relocated trash and recycling areas will decrease any parking area. The two new proposed stalls to be located in the South Building area shall also be identified on the site plan. ■ Trash and recycling areas shall be located within walled/enclosed rooms to provide screening and buffering from the public and tenants. ■ Guest parking and required parking for the non-residential stalls on site are to be identified by signage or pavement marking, including 5 to 10 guest stalls and commercial or limited time only spaces so that tenants do not use these parking stalls. City of Renton Department of Community and Economic Development Administrative Modification Request Report & Decision Eagle Ridge Apartments and Offices (aka Altitude Apartments, 1600 Benson Road 5 Mixed -Use), Modifications to Final Planned Urban Development, LUA12-043, FPUD LUA12-043, FPUD, MOD Report of August 11, 2015 Page 9 of 22 The refuse and recycling areas shall conform to the requirements of RMC 4-4-090 and shall be located in a space that creates separation, buffering, and screening, from tenants and guests of the facility. If recycling chutes or separation of trash, recycling, and compostables is necessary, a separate refuse and recycling plan shall be provided to the Current Planning Project Manager for review and approval 3. Relocate Pea Patch area from slopes on north east area of site to the north west area of the site along surface parking area: The original pea patch location was provided on a terraced slope in the north east area of the site, between the east wall of the North building and the easterly property boundary. The area between the building and east property line was approved through the FPUD as a three -tiered terrace, rising from the first level of apartments to the east (Exhibit 5). The terraced slope ultimately was not constructed. A single wall was built and a significant grade difference has been created between the top of the wall and the lower level where the first level apartments have access. There is very limited area for a pea patch in the area it was originally approved, and given that the area is now a more canyon -like area there is inadequate sunlight available for growing edible plants. On the top of the wall, landscaping was proposed and has been partly installed. This upper level above the wall is not ideal for a pea patch and would be unsuitable, as the wall is approximately 15 feet in height resulting in access and safety issues. The area where the planting beds would have been located was approximately 800 square feet (20 feet by 40 feet in dimension) (Exhibit 6). The proposed relocation area is identified clearly on the proposed Modified Landscape Plan (Exhibit 9). The area where the pea patch is located is approximately 15 feet by 55 feet (825 square feet) and the raised pea patch beds are approximately 280 square feet (4 by 10 -foot beds) of the pad area. The pea patch area would receive afternoon westerly sun but would be in the shadow of the surrounding two structures much of the day. The size of the originally approved pea patch area and proposed area are very similar. Identification of an irrigation/water source was not provided with the modification request. Water is a necessity for the proposed pea patch area. Staff supports approval of the relocation of the pea patch with two conditions of approval; 1) that the new location shall be accessible to all tenants of the development, and 2) that irrigation is provided to the pea patch gardening area. The information shall be submitted to the Current Planning Project Manager, for review and approval prior to issuance of the Temporary Certificate of Occupancy for the South Building. Any new irrigation lines would require applicable building permits. 4. Replace and relocate the Sport Court site amenity: The Sport Court would be removed from the southerly portion of the site as initially approved (Exhibit 5). This area of the site where the Sport Court was originally approved has been transformed due to site grading. Due to grading there is a vertical wall in this area instead. The applicant City of Renton Department of Community and Economic Development Administrative Modification Request Report & Decision Eagle Ridge Apartments and offices (aka Altitude Apartments, 1600 Benson Road S Mixed -Use), Modifications to Final Planned Urban Development, LUA12-043, FPUD LUA12-043, FPUD, MOD Report of August 11, 2015 Page 10 of 22 proposes a Bocce Bail court in exchange for the Sport Court, and to locate the Bocce Ball court along the west wall of the North Building. The proposed Modified Site Plan does not clearly identify where the Bocce Ball area would be relocated, but the new proposed Landscape Plan identifies an area on the west side of the North Building for the Bocce Ball area (Exhibit 9). The FPUD approval identifies a Sport Court of approximately 625 square feet in area (25 by 25 feet). The two new proposed Bocce Ball courts and viewing areas are approximately 937 square feet in size. The FPUD approved Sport Court was in an area on the site with a concentration of publicly available passive and active recreation areas at the southern end of the site and near the entry from Benson Rd S. These site features are no longer proposed in the southern area and like the amphitheater relocation, no longer visible to visitors or the general public to advertise their availability. Additionally, the proposed location for the Bocce Ball area is not ADA accessible. The FPUD approved recreation area was to be a common open space available to the public and accessible to all users or visitors. Staff supports approval of the relocation of the sports site feature as proposed; however, there is limited if any visibility to the public amenity from Benson Rd S, and this is therefore not approved as a public amenity available to the general public but is recommended for approval as a private amenity. Public common open spaces are required for PUD projects. Staff recommends as a condition of approval of the Bocce Ball court as a private amenity and that either the applicant provide additional public site amenities to replace the sport court/basketball court in a more publicly visible and accessible area comparable to the original size of the originally proposed area; OR provide a fee in lieu towards public parks as outlined in RMC 4-1-240.3 "Fee in Lieu of Common Open Space" subsection to construct a similar passive recreation area at a public park. Prior to Temporary Certificate of Occupancy for the South Building, a comparable publicly available area shall be provided on the site in the southerly area of the site near the Benson Rd S public entrance area similar to the approved FPUD or a Fee in Lieu for Common Open Space shall be provided. 5. Remove water feature at main entrance and replace with landscaping: The applicant has requested that the approved water feature near the site entrance at Benson Rd S be removed and not replaced. As part of the FPUD consideration, the water feature was to provide a site gateway amenity that could be enjoyed by residents and the general public. The water feature can no longer be provided in that location due to the high voltage electrical power line easement running overhead above the southerly boundary of the site. The operators (PSE and Seattle City Light) do not allow a water feature in this location. The applicant proposes landscaping in place of where the fountain was to be provided, although a blank retention wall has been installed in this area (Exhibit 13). Because the enhanced landscaping cannot be provided due to the construction of the retaining wall at this location a comparable aesthetic amenity has not been identified in the modification request. During the week of August 3, 2015, the applicant presented City of Renton Department of Community and FConomiC Development Administrative Modification Request Report & Decision Eagle Ridge Apartments and offices (aka Altitude Apartments, 1600 Benson Road 5 Mixed -Use), Modifications to Final Planned Urban Development, LUA12-043, FPUD LUA12-043, FPUD, MOD Report of August 11, 2015 Page 11 of 22 the Renton Municipal Arts Commission a preliminary design for artwork on the west facing facade of the South Building, on the lower wall (Exhibit 16). The fagade artwork was approved by the Commission. Staff recommended conditions of approval for artwork at the site are provided below in this subsection, in #8 "Added Art Installation." 6. Removal of craftsman -like architectural features such as upper -story timber braces, use of cedar trim, color scheme, cantilevered decks, and fa§ade treatments. (Exhibit 11). The applicant states that the architecture of the approved FPUD elevations changed when 16 to 20 -foot tall solid support walls at the base of the structures were needed (Exhibit 12). The applicant has since added an 'eyebrow' feature to the upper story of the buildings. The building foundations and parking levels are currently blank concrete walls. The approved FPUD identified stamped concrete or brick veneer around the lower levels of the buildings on all sides. The applicant has mentioned possible alternatives for the concrete walls from grade to the first floor but did not provide a specific option for the city to review in the submitted Modification requests. An art installation at the entry of a building is mentioned in the July 2015 modification request, but details have not been provided. Staff supports approval of the loss of the upper -story timber braces, cedar trim detailing, original color scheme, cantilevered decks, and facade treatments with the exception of the lower levels of the building where there are currently blank concrete walls and facade treatment of these portions of the wall is required. Staff recommends as a condition of approval, that the applicant provide a materials sample board of alternative facade veneers for the concrete walls with color renderings of the building elevations to the Current Planning Project Manager for review and approval, or the FPUD approved treatments are to be installed. Prior to Temporary Certificate of occupancy for the South Building, the applicant shall install the concrete wall finishes as approved and have the covenant recorded. 7. Added Fenced Dog Walk/Pet Run Area and walking trails: The applicant has identified an added fenced pet run on the west side of the South Building (Exhibit 9). The applicant mentions the addition of walking trails, although the submitted modification requests do not provide information as to the trail locations or design. Access to the proposed dog walk requires use of stairs. Staff supports the addition of the pet run and walking trails with a condition that all originally FPUD approved walking trails and newly added walking trails through this modification request be identified on a site plan and be submitted to the Current Planning Project Manager for the review of any lost or gained walking areas through the site and for approval of the site feature. All trails should be constructed of different materials than asphalt to allow for clear identification of pedestrian pathways. 8. Added art installation at entry of building: The applicant had not submitted specific details as to the art installation, type, size, materials, location, etc. as part of the City of Renton Department of Community and Economic Development Administrative Modification Request Report & Decision Eagle Ridge Apartments and Offices (aka Altitude Apartments, 1600 Benson Road 5 Mixed -Use), Modifications to Final Planned Urban Development, LUA12-043, FPUD LUA12-043, FPUD, MOD Report of August 11, 2415 Page 12 of 22 modification request. During the week of August 3, 2015, the applicant worked with the Renton Arts Commission to receive approval for a mural to be placed on the lower wall of the South Building along Benson Rd S (Exhibit 16). The art installation may provide for an exchange of above conditions of approval for a water feature. The applicant has identified that additional art installations are proposed at the site. Until specifics are provided for additional art features, staff can conceptually provide support but no approval. The applicant shall provide the Current Planning Project Manager a submittal with specifics of the outdoor art work for review and approval, followed by any required approval by the Renton Arts Commission. For any of the approved art features at the site that are considered required elements to exchange for the water feature, staff recommends as a condition of approval, that the applicant record a "Covenant to Maintain Required Art" that shall be recorded and run with the project and the land to provide for continued maintenance overtime. An example covenant is attached (Exhibit 17). The applicant shall provide draft language of such a covenant to the Current Planning Project Manager which shall be reviewed and approved by the City Attorney prior to recording. The covenant shall be recorded prior to Final Certificate of Occupancy Permit for the South Building. 9. Landscape plan revisions have been provided for the site (Exhibit 10) that differ from the original FPUD approved plan. Similar Northwest drought tolerant plants are proposed similar to the original plan. The applicant is working with a different landscape architect than the firm that originally designed the FPUD approved plan. The planting mix and areas to be landscaped are similar to the original. A few areas have added plantings such as the area where the passive and active recreation were originally proposed along south east corner of the site. The Landscape Plan will be reviewed as part of the building permit as it was submitted under 813002432. Staff supports some modification of the landscape plan, with a recommended condition of approval that prior to the issuance of Temporary Certificate of Occupancy for the South Building, the landscaping shall be installed as approved by city staff, and the developer shall furnish a security device to the City for landscaping maintenance for a period of 2 years. A modification is also needed for the vertical walls constructed that were not approved through the FPUD. In addition, a modification approval for the removal of the publicly available outdoor deck on the west side of the South Building is needed. The applicant has not requested a modification, however, staff notes that required elements are not provided; therefore staff provides the following evaluation and analysis: 10. Retaining Walls on the east side of the North Building and from the Benson Road S entrance into the site requires a modification as they were constructed differently than approved through the FPUD. a. The slope along the east side of the North Building was a terraced slope as approved through the FPUD (Exhibit 6). The terraces were not constructed but City of Renton Department of Community and Economic Development Administrative Modification Request Report & Decision Eagle Ridge Apartments and Offices (aka Altitude Apartments, 1600 Benson Road 5 Mixed -Use), Modifications to Final Planned Urban Development, LUA12-043, FPUD LUA12-043, FPUD, MOD Report of August 11, 2015 Page 13 of 22 rather a tall retention/shoring wall was constructed (Exhibit 13). Landscaping was required between the building and terraces and on the terraces. Working with city staff, the applicant has provided plantings, although different than the originally approved landscape plan, in the area between the east side of the North Building and retaining wall. This area provided for some of the required outdoor space for each lower level unit facing the wall. A mitigation plan for the blank tall wall was approved by staff as the applicant planted climbing vegetation at the bottom and cascading vegetation at the top of the wall. The applicant has proposed a new planting plan above the retaining wall through the Modified landscape plan. Staff supports the new retaining as a substitute for the terraces, provided the approved mitigation plantings are installed at the base and top of wall. b. A retaining/shoring wall has been constructed along the southern area of the property where the passive and active publicly available recreation and activity areas were originally proposed (Exhibit 13). The applicant placed thousands of cubic yards of fill from the project site onto the southern abutting PSE site and some fill on the subject site, now located behind the retaining wall. The fill required temporary shoring walls. Following coordination with PSE, the off-site fill has been removed and the fill on site has been re -graded, although the shoring walls on site have been retained. Staff recommends, as a condition of approval, that the shoring wall be reduced by 1 to 6 boards and that the corresponding vertical piles be reduced in height as shown in Exhibit 15; if additional grading is required to accommodate the height reduction a grading permit may be required to be retained from the City. The exhibit identifies the number of boards to be removed. Any metal vertical piles that are above the horizontal boards along the wall shall be trimmed off to be level with the boards. Further, no fencing or other obstruction shall be installed without approval of the Current Planning Project Manager. Mitigation of the blank wall along the southern area of the property is necessary to reduce the visible impact and negative aesthetic created by the length of the wall. Mitigation for the above evaluated wall was through climbing and cascading plants. The applicant has proposed Creeping Rosemary as a perennial that can grow over the top of the wall and provide coverage of the blank wall over time (Exhibit 9). Staff approves the modification to FPUD site plan to allow the wall, however mitigation plantings are required that will provide evergreen covering of the wall and the wall shall be cut down as stated above according to the number of boards identified on Exhibit 15. Through the removal of some of the fill on the southerly site and fill on the subject site behind the wall, the wall does not need to be as tall as it is currently. Therefore, the wall shall be reduced in height by removing sections of the wood boards and reducing the height of City of Renton Deportment of Community and Economic Development Administrative Modification Request Report & Decision Eagle Ridge Apartments and Offices (aka Altitude Apartments, 1600 Benson Road S Mixed -Use), Modifications to Final Planned Urban Development, LUA12-043, FPUD LUA12-043, FPUD, MOD Report of August 11, 2015 Page 14 of 22 the vertical metal "I" beams. The landscape plantings to be placed behind the wall would be more fully viewable to the residences of the development. 11. Outdoor Patio connected to Indoor Commons Area has been removed from the site plan and not replaced (Exhibit 6). The approved FPUD had a patio element connected to the indoor commons area of the northern area of the South Building. The commons area is to be used as an entertainment area available to the public. The area was proposed to be used at different times by the public for a gathering location and always available to tenants. The patio faced west and provided territorial views across the valley. The approved patio was approximately 300 square feet in area. The space is a loss of outdoor accessible passive area for the public and tenants. Staff recommends approval of the modification with a condition of approval. Either the applicant provide additional public site amenities to replace the patio space in a publicly accessible area comparable to the original size of the approved FPUD area; DR, provide a fee in lieu towards public parks as outlined in RMC 4-1-2.40.3 "Fee in Lieu of Common Open Space" subsection to construct a similar passive recreation area at a public park. Prior to Temporary Certificate of Occupancy for the South Building, a comparable publicly available area shall be provided on the site or a Fee in Lieu for Common Open Space shall be provided. Summary of Modifications and Evaluation of Modification Criteria: RMC 4-9-150J.2.b "Building Permits - Minor Variations to Development Following Final Planned Urban Development" with evaluation criteria listed in RMC 4-9-150G.4. "Minor Modifications." As part of the approval of a final plan, the City may require or approve a minor deviation from the preliminary plan if: a. The change is necessary because of natural features of the subject property not foreseen by the applicant or the City prior to the approval of the preliminary development plan; or Staff analysis: The natural features on-site that restrict location of amenities are the slopes. Grading of the slopes has been accomplished to provide for required access for pedestrians and vehicles, and for the two building foundations and parking structures. Through the cut and fill activity that has occurred to date, a significant amount of soil has been placed on the property to the south which created new slopes that required temporary and permanent shoring walls. Additionally, in the northeast area of the site, where a terraced slope was initially approved along the east side of the North Building, a vertical wall has been constructed. These changes have resulted in the public passive and active recreation features to be modified as requested by the applicant. Further staff analysis is provided in previous sections. b. The change will not have the effect of significantly reducing any area of landscaping, open space, natural area or parking; or Staff analysis: The specific site features being requested for modification do not significantly reduce areas of landscaping, open space, natural area, or parking if the recommended conditions of approval are met. Through recommended conditions of City of Renton Department of Community and Economic Development Administrative Modification Request Report & Decision Eagle Ridge Apartments and offices (aka Altitude Apartments, 1600 Benson Road S Mixed -Use), Modifications to Final Planned Urban Development, LUA12.043, FPUD LUA12-043, FPUD, MoD Report of August 11, 2015 Page 15 of 22 approval, passive and active recreation areas will be replaced on site or through a fee - in -lieu payment. The modified landscaping plan submitted does not significantly reduce approved landscaping and may be a net increase in vegetation on site as compared with the original FPUD approval. The only impact is from the relocation of the two outdoor refuse and recycling areas that are proposed to be located within the structured garage parking area of each building to provide greater proximity to tenants. A reduction of two parking stalls in the north building would occur which is not a significant impact to the number of parking stalls provided for the north building area. Guest parking and required parking for the commercial spaces on site are to be identified so that tenants do not use these parking stalls which will further reduce any potential impact of the modification request. Two parking stalls in the southern building would be impacted but the applicant has identified where two additional stalls can be established which would not reduce parking in that structured parking area. Further staff analysis is provided in previous sections. Through the applicant meeting the recommended conditions of approval of this report, the modifications and changes will not have the effect of significantly reducing any area of landscaping, open space, natural area or parking. Site Feature FPUD Modification Modified Difference Area (sf) Request Area (sf) Amphitheater 1,500 sf Move and Move Loss of 1,500 sf public space public replace with 1,500 sf and gain of 1,500 sf public gazebo area public space (no net loss) Gazebo and 1,500 sf Remove from Not a Loss of 1,500 sf public space BBQ area public plans feature Pea Patch 800 sf Relocate 800 sf No change private private Sport Court 625 sf Add bocce 937 sf Gain of 937 sf private public ball area private outdoor space, loss of 625 sf public space Pet Area None Add new Add 500 Gain of 500 sf private space feature sf private Patio Space 300 sf Remove from 0 Loss of 300 sf public space public plans Staff recommended conditions of approval require Public Recreation Space: Loss of 2,425 sf replacement of the lost public spaces on-site or payment in lieu to meet the modification criteria. Private Space: Gain 1,437 sf c. The change will not have the effect of increasing the density or significantly increasing the total amount of floor area of the planned urban development, or Staff analysis: No new units are being proposed. Further, the modification request would not increase the total amount of floor area. City of Renton Deportment of Community and Economic Development Administrative Modification Request Report & Decision Eagle Ridge Apartments and offices (aka Altitude Apartments, 1600 Benson Road S Mixed -Use), Modifications to Final Planned Urban Development, LUA12-043, FPUD LUA12-043, FPUD, MOD Report of August 11, 2015 Page 16 of 22 d. The change will not result in any structure, circulation or parking area being moved significantly in any direction; or Staff analysis: The modification request would not result in any structure, circulation, or parking area being moved significantly in any direction. Site amenities would be relocated, added to, or removed from the site. The parking would be modified by relocating two stalls as a result of the trash and recycling areas being relocated into the structured parking areas. However these changes are not considered significant. e. The change will not reduce any setback approved as part of the preliminary plan by more than 10 percent and the required minimum setback is met; or Staff analysis: The modification request will not impact setbacks. f. The change will not result in a significant increase in the height of any structure as approved in the preliminary plan; or Staff analysis: The modification request will not impact height of any structure. g. The change will not increase or create any adverse impacts or undesirable effects on the surrounding neighborhood. Staff analysis: The modification request is for changes to internal site amenities and building architectural treatments that will not create any adverse impacts or undesirable effects on the surrounding neighborhood provided conditions of approval are met. Additional Staff Recommended Condition of Approval: As previously described in the analysis above, staff recommends conditions of approval for this request. Further, the approved FPUD required a list of conditions of approval that are still required of the applicant except for the conditions listed below that have been revised through this staff recommended approval (Exhibit 1, pages 5-7). The conditions listed below in this subsection are also listed in the "Conditions of Decision" subsection at the end of this report. The FPUD conditions of approval included an outdoor space adjacent the indoor entertainment room, raised and painted asphalt walkways/ crosswalks, enhanced landscaping, detailed lighting plan, and a walkway system that provides connectivity to Benson Road S. Conditions of the FPUD (Exhibit 1) that are changed through this modification are as follows and are also conditions of approval of this decision: Original Condition I: Refuse and recyclables areas shall be dimensioned on the revised site plan submitted to the Planning Division Project Manager for review and approval prior to the issuance of building permits. A detail of the refuse and recyclables areas must be submitted with the site plan indicating compliance with RMC 4-4-090. o Revised Condition 1: Trash enclosures are to be relocated to each of the parking structures, where consolidated trash chutes on each of the upper floors of the building would provide drop points to the parking level trash City of Renton Department of Community and Economic Development Administrative Modification Request Report & Decision Eagle Ridge Apartments and offices (aka Altitude Apartments, 1600 Benson Road 5 Mixed -Use), Modifications to Final Planned Urban Development, LUA12-043, FPUD LUA12-043, FPUD, MoD Report of August 11, 2015 Page 17 of 22 areas in the parking garage areas and the applicant shall provide the following prior to Temporary Certificate of Occupancy for the South Building: ■ The applicant shall provide an updated floor plan of the garage levels and surface parking areas to the Current Planning Project Manager for review and approval. The parking areas floor plan shall identify all of the vehicle and bicycle parking stall locations on the site and identify where the relocated trash and recycling areas will decrease any parking area. The two new proposed stalls to be located in the South Building area shall also be identified on the site plan. ■ Trash and recycling areas shall be located within walled/enclosed rooms to provide screening and buffering from the public and tenants. ■ Guest parking and required parking for the non-residential stalls on site are to be identified by signage or pavement marking, including 5 to 10 guest stalls and commercial or limited time only spaces so that tenants do not use these parking stalls. ■ The refuse and recycling areas shall conform to the requirements of RMC 4-4-090 and shall be located in a space that creates separation, buffering, and screening, from tenants and guests of the facility. If recycling chutes or separation of trash, recycling, and compostables is necessary, a separate refuse and recycling plan shall be provided to the Current Planning Project Manager for review and approval. • Original Condition 2: The pedestrian walkway system shall be extended to provide connectivity to Benson Road S, between the North and South Buildings, and the walkway system shall be indicated on the revised site plan submitted to the Planning Division Project Manager for review and approval prior to the issuance of building permits. o Revised Condition 2: The applicant shall provide a walking trails and pathways site plan that identifies FPUD approved trails and pathways and newly added walking trails through this modification. The Plan shall be submitted to the Current Planning Project Manager for the review of any lost or gained walking areas and for approval of the walking trails and pathways prior Temporary Certificate of Occupancy for the South Building. Analysis of the areas, in square feet, shall be provided with a comparison of FPUD approved, and any changed areas. All trails should be constructed of different materials than asphalt to allow for clear identification of pedestrian pathways. City of Renton Department of Community and Economic Development Administrative Modification Request Report & Decision Eagle Ridge Apartments and Offices (aka Altitude Apartments, 1600 Benson Road 5 Mixed -Use), Modifications to Final Planned Urban Development, LUA12-043, FPUD LUA1Z-043, FPUD, MOD Report of August 11, 2015 Page 18 of 22 • Original Condition 4: A final landscape plan shall be submitted to the Planning Division Project Manager for review and approval prior to the issuance of building permits that indicates expanded and enhanced landscaping using more trees in the area of the gazebo, benches and picnic tables. o Revised Condition 4: A revised landscape plan reflecting the requested modification changes shall be provided to the Current Planning Project Manager for review and approval. Prior to the issuance of Certificate of Temporary Occupancy for the South Building, the landscaping shall be installed, and the developer shall furnish a security device to the City for landscaping maintenance for a period of 2 years thereafter. Original Condition 18: The applicant shall include an outdoor amphitheater for small plays and other productions. Landscaping would be incorporated as an enhancement, and lighting would be provided to theatrical productions. The design shall incorporate as reasonably appropriate a semi -circle stage with backdrop of pillars of cedar, metal, or stone. o Revised Condition 18 is combined below with Revised Condition 21 to provide for public active and passive recreation areas. + Original Condition 21: A basketball sport court shall be constructed at the south end of the driveway aisle in an area formerly proposed forfour parking stalls. o Revised Conditions 18 and 21: The applicant shall provide either additional public site amenities for passive and active recreation of 2,425 square feet in a more publicly visible and accessible area on the site comparable to the original areas of the public features for the gazebo and barbeque area, sport court, and outdoor patio; OR, provide a fee in lieu towards public parks as outlined in RMC 4-1-240.3 "Fee in Lieu of Common Open Space" subsection to construct a similar passive recreation area at a public park. Prior to Temporary Certificate of Occupancy for the South Building, the comparable publicly available area shall be provided on the site in the southerly area of the site near the Benson Rd 5 public entrance area similar to the approved FPUD or a Fee in Lieu for Common Open Space shall be provided. The applicant shall record a "Covenant to Maintain Required Recreation Areas" for continued maintenance of required recreation areas. The applicant shall provide draft language of such a covenant to the Current Planning Project Manager which shall be reviewed and approved by the City Attorney prior to recording. The covenant shall be recorded prior to Final Certificate of Occupancy Permit for the South Building. • Original Condition 22: Gorden containers shall be provided at the east end of the north building for pea patch gardens for residents. City of Renton Department of Community and Economic Development Administrative Modification Request Report & Decision Eagle Ridge Apartments and Offices (aka Altitude Apartments, 1600 Benson Road s Mixed -Use), Modifications to Final Planned Urban Development, LUA12-043, FPUD LUA12-043, FPUD, MOD Report of August 11, 2015 Page 19 of 22 o Revised Condition 22: The applicant shall submit details for the garden container pea patch area that identifies 1) that the new location shall be accessible to all tenants of the development, and 2) that irrigation is provided to the pea patch gardening area. The information shall be submitted to the Current Planning Project Manager, for review and approval prior to issuance of the Temporary Certificate of Occupancy for the South Building. Any new irrigation lines would require applicable building permits. Original Condition 23: An entry water fountain feature with landscaping shall be built at the south end of the property along Benson Hill Road South. o Revised Condition 23: The applicant shall provide the Current Planning Project Manager a submittal with specifics of outdoor art work for review and approval, followed by any required approval by the Renton Arts Commission. For any of the approved art features at the site, the applicant shall record a "Covenant to Maintain Required Art" for continued maintenance of the Renton Arts Commission approved fa4ade artwork on the South Building's west facing lower wall over time. The applicant shall provide draft language of such a covenant to the Current Planning Project Manager which shall be reviewed and approved by the City Attorney prior to recording. The covenant shall be recorded prior to Final Certificate of Occupancy Permit for the South Building. • Staff recommended FPUD approval (Exhibit 1, page 7) has three conditions which are still applicable to the approval and modification. o The applicant shall comply with the mitigation measures of the Determination of Non -Significance — Mitigated (DNS -M) of the FPUD (LUA09- 150) delineated in Exhibit 6 [of the FPUD]. o The applicant shall comply with Conditions 1 through 12, 14, 15, 17 through 23 of the PPUD (Exhibit 2) [of the PPUDj. o The applicant shall provide covenants pursuant to RMC 4-9-150G.6.a and b prior to issuance of building permits. DECISION: The proposal satisfies 5 of the 5 applicable criteria listed in RMC 4-9-150G.4. "Minor Modifications" as written in the above staff report subsection "Summary of Modifications and Evaluation of Modification Criteria." Therefore, the Eagle Ridge Apartments and Offices (aka Altitude Apartments, 1600 Benson Road S Mixed -Use), Modifications to the Final Planned Urban Development LUA12-043, FPUD are approved and subject to the following conditions: City of Renton Department of Community and Economic Development Administrative ModifiCotion Request Report & Decision Eagle Ridge Apartments and offices (aka Altitude Apartments, 1600 Benson Road S Mixed -Use), Modifications to Final Planned Urban Development, LUA12-043, FPUD LUA12-043, FPUD, MOD Report of August 11, 2015 Page 24 of 22 CONDITIONS., The applicant shall provide either additional public site amenities for passive and active recreation of 2,425 square feet in a more publicly visible and accessible area on the site comparable to the original areas of the public features for the gazebo and barbeque area, sport court, and outdoor patio; OR, provide a fee in lieu towards public parks as outlined in RMC 4-1-240.3 "Fee in Lieu of Common Open Space" subsection to construct a similar passive recreation area at a public park. Prior to Temporary Certificate of Occupancy for the South Building, a comparable publicly available area shall be provided on the site in the southerly area of the site near the Benson Rd S public entrance area similar to the approved FPUD or a Fee in Lieu for Common Open Space shall be provided. 2. The applicant shall record a "Covenant to Maintain Required Recreation Areas" for continued maintenance of required recreation areas. The applicant shall provide draft language of such a covenant to the Current Planning Project Manager which shall be reviewed and approved by the City Attorney prior to recording. The covenant shall be recorded prior to Final Certificate of Occupancy Permit for the South Building. Trash enclosures are to be relocated to each of the parking structures, where consolidated trash chutes on each of the upper floors of the building would provide drop points to the parking level trash areas in the parking garage areas and the applicant shall provide the following prior Temporary Certificate of Occupancy for the South Building: i. The applicant shall provide an updated site plan with the garage levels and surface parking areas to the Current Planning Project Manager for review and approval. The parking areas site plan shall identify all of the vehicle and bicycle parking stall locations on the site and identify where the relocated trash and recycling areas will decrease any parking area. The two new proposed stalls to be located in the South Building area shall also be identified on the site plan. ii. Trash and recycling areas shall be located within walled/enclosed rooms. iii. Guest parking and required parking for the non-residential stalls on site are to be identified by signage or pavement marking, including 5 to 10 guest stalls and commercial or limited time only spaces so that tenants do not use these parking stalls which will further reduce any potential impact of the modification request. City of Renton Deportment of Community and Economic Development Administrative Modification Request Report & Decision Eagle Ridge Apartments and offices (aka Altitude Apartments, 1600 Benson Road 5 Mixed -Use), Modifications to Final Planned Urban Development, LUA12-043, FPUD LUA12-043, FPUD, MOD Report of August 11, 2015 Page 21 of 22 iv. The refuse and recycling areas shall conform with the requirements of RMC 4-4-090 and shall be located in a space that creates separation, buffering, and screening, from tenants and guests of the facility. If recycling chutes or separation of trash, recycling, and compostables is necessary, a separate refuse and recycling plan shall be provided to the Current Planning Project Manager for review and approval. 4. The applicant shall submit details for the garden container pea patch area that identifies 1) that the new location shall be accessible to all tenants of the development, and 2) that irrigation is provided to the pea patch gardening area. The information shall be submitted to the Current Planning Project Manager, for review and approval prior to issuance of the Temporary Certificate of Occupancy for the South Building. Any new irrigation lines would require applicable building permits. 5. The applicant shall either provide a sample board of alternative fagade veneers for the concrete walls with color renderings of the building elevations to the Current Planning Project Manager for review and approval; OR install the FPUD approved treatments. Prior to Temporary Certificate of Occupancy for the South Building, the applicant shall install the concrete wail finishes as approved. 6. The applicant shall provide the Current Planning Project Manager a submittal with specifics of outdoor art work for review and approval, followed by any required approval by the Renton Arts Commission. For any of the approved art features at the site, the applicant shall record a "Covenant to Maintain Required Art" for continued maintenance of the Renton Arts Commission approved fa4ade artwork on the South Building's west facing lower wall over time. The applicant shall provide draft language of such a covenant to the Current Planning Project Manager which shall be reviewed and approved by the City Attorney prior to recording. The covenant shall be recorded prior to Final Certificate of Occupancy Permit for the South Building, 7. The applicant shall provide a walking trails and pathways site plan that identifies FPUD approved trails and pathways and newly added walking trails through this modification. The Plan shall be submitted to the Current Planning Project Manager for the review of any lost or gained walking areas and for approval of the walking trails and pathways prior Temporary Certificate of Occupancy for the South Building. Analysis of the areas, in square feet, shall be provided with a comparison of FPUD approved, and any changed areas. All trails should be constructed of different materials than asphalt to allow for clear identification of pedestrian pathways. 8. A revised landscape plan reflecting the requested modification changes shall be provided to the Current Planning Project Manager for review and approval. Prior to the issuance of Certificate of Temporary Occupancy for the South Building, the landscaping shall be installed, and the developer shall furnish a security device to the City for landscaping maintenance for a period of 2 years thereafter. City of Renton Department of Community and Economic Development Administrative Modification Request Report & Decision Eagle Ridge Apartments and offices (aka Altitude Apartments, 1600 Benson Road S Mixed -Use), Modifications to Final Planned Urban Development, LUA12-043, FPUD LUA12-043, FPUD, MOD Report of August 11, 2015 Page 22 of 22 9. The applicant shall reduce the shoring wall near the entrance sign at the southern area of the site as identified in Exhibit 15 prior to the issuance of Certificate of Temporary Occupancy for the South Building. If additional grading is required to accommodate the height reduction a grading permit may be required to be retained from the City. No fencing or other obstruction other than landscaping plants, shall be installed above the wall or any walls on the site without previous approval by the Current Planning Project Manager. Jennifer Henning, Planning Director-' Department of Community & Economic Development Date The decision to approve the modification(s) will become final if not appealed in writing together with the required fee to: Hearing Examiner, City of Renton, 1055 South Grady Way, Renton, WA 98057 on or before 5:00 pm, on August 25, 2015. Additional information regarding the appeal process may be obtained from the City Clerk's office, Renton City Hall — 7th Floor, (425) 430-6510. If you have any further questions regarding this decision, feel free to contact the project manager, Kris Sorensen, at (425) 430-6593 or ksorensen@rentonwa.gov. Denis Law, Mayor . City 6f:- September fSeptember 14, 2012 Department of Communityand Economic Development C.E."Chip'Vincent, Administrator Chris Koeuga 5454 3e Avenue SW Seattle, WA 98126, SUBJECT: EAGLE. RIDGE APARTMENTS AND OFFICES FINAL PLANNED URBAN.DEVELOPMENT _ LUA12-043, FPUD Dear Mr. Koruga: Pursuanttb_RMC 4-9-150G your application for, a Final Planned Urban Development (FPUD) for the Eagle Ridge Apartmen' ts4nd Offices Project,-LUA12-043, FP.UD,'located at' - .1600 -t'- .1600 Benson.Road South is approved with conditions. The conditions of approv it are as follows: 1. The- applicant,shail-comply with the rnitigation:ineasures of the Determination of Non -Significance -.Mitigated -of PPIJD (LiJ.A09-150). 2. The applicant shall comply with Conditions I through 12; 14 and 15, and. 17 . through 23'of th0.PP0D. 3. The applicant shall provide covenants pursuant to RMC 4-5-150G.5.a and b prior I to issuance of building permit. The FPUD proposal, background analysis; and, staff recommendation'are, contained in the attached m,em.orandum (Attachment).. That attachment includes exhibits which were used in the staff analysis resulting in this decision - This administrative land use decision will become final if the decision is not appealed wit hin:.14 days of the effective date of decision: 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 September U. 2012. An appeal. ofthe -decision must be filed within the 14-day.appeai period (RCW 43.21, C. 075(3); WAC 197-11=684)..Ap pea is to'the Examiner are'gove.rned by City of Renton Municipal Code Section 4-87110. Additional information regaMingthe appeal process maybe obtained from the Renton City Clerk's office, Renton City Hail _-7th Floor, (425) 4.30=6510; Appeals must be filed in writing, together with the required.fee . to the Hearing Examiner, City of Renton, 1055 South Grady -Way, Renton, WA 98057, EXHIBIT 1 Renton City Hall . 1055 RECONSIDERATION Within 1-4 days of the effective- date'of decision, any party may request thatthe-decision be reopened by -the approval body. The approval body rriay modify his decisicn if.material evidence not .readily.discove.rable prior to the.original decision is found or if he finds.there was misrepresentation of fact. After review of the recons ideration `requesf; if the approval badyjinds sufficient evidence to amend -the original decision, there will.be.no further. extension of the appeal period. Any person wishing.to take further action must file a formal appeal.within the 14 -day appeal -time frame.. . EXPIRATION:' Pursuant to RMC 4-9-150G.8 the applicant shall prepare and submit ' building permit applications which,are,accepted as substantially complete'to the Department of Community. and Economic Development.within 6 months.of the effective dateof approval. The developer -shall complete the approved planned urban development or any phase thereof included.in,the approved plan within 2.years from the date of the decision to approYe the final plan by the. Planning Director, unless a shorter time limit will require the submittal of a'.new prelirninary and final plan appiieation in order'to continue construction of the planned urban development. Failure to complete the, planned urban development, or.any phase thereof, -within this time limit iyill require.the subrnittal.of a neve preliminary and final. plan application in - orderto continue construction of -the planned urban development. Failure.to submit a new application or to. complete the,p.lann'ed urban development once construction has begun s. hall -constitute abandonment of the planned urban development. Expiration: of any building.permitissued -for a:planned.urban .development shall be governed bythe. provisions of the.applicable Building Code. Construction. of any portion'of the planned urban development requires a current approved' planned urban development and a . current building permit. Approval of a final plan for any phase of the approved.prel.iminary plarrshall constitute. an extension of 2`years of -the remainder of the preliminary plan .from .the effective date of Hearing Examiner.action on the final plan. . Therefore,.the•building permits for Phase One must be submitted by March 14, 2013., Phase One must be.cornpleted by Septeniber..14, 2014; and Phase Two'must be :completed by September 14, 2D16. Ca of DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M Q R A N D U M DATE: September 14, 2012 TO: C.E. "Chip•, Vincent, CED Administrate Pl�an'ng Director FROM: Gerald C. Wass sb�iate Planner SUBJECT: Eagle Ridge Apartments and Office Final Planned Urban Development LUA12-043, FPUD FINAL PLANNED URBAN DEVELOPMENT (FPUD) PROPOSAL The applicant is requesting approval of a Final Planned urban Development (FPUD) for a mixed used development including residential and office uses. The subject site is located at 1600 Benson Road South. The site is composed of two vacant parcels totaling 125,708 square feet (2.89 acres) located within the Commercial Arterial (CA) zone. The applicant has proposed two 4 -story buildings with a total of 116 apartment units which would result in a net density of 40.13 dwelling units per acre. The applicant has proposed that the project be developed in two phases. As specified in Finding 16 of the Hearing Examiner Preliminary PUD decision (Exhibitl), Phase One would include the South Building which is comprised of 60 residential units and 4,476 square feet of commercial office space on the ground floor, 75 structured and surface parking spaces, the access roadway, common open space (including the amphitheater and entry fountain/water feature), and landscaping materials.. Phase Two would include the Forth Building comprised of 56 residential units with 59 structured and surface parking spaces, and its allied landscaping and parking. Clearing and grading would be conducted in conjunction with the issuance of building permits for each phase. Both buildings would have flat roofs with fagade modulation including bay window projections. Access to the site would be gained from Benson Road South and from a private easement that connects to Eagle Ridge Drive South. The Olympic Gas Pipeline lies to the north of the site and High Voltage Electrical Transmission Lines cross the south portion of the property. The materials submitted with the FPUD application indicate an increase in the public amenities offered. Such amenities include a 75 -seat amphitheater in the southeast portion of the site. Additionally, enhanced landscaping and well-defined pedestrian walkways/paths are indicated throughout the site. In order to provide an inviting entry point to the proposed development, the applicant has indicated that an Eagle Ridge FPUD, LUA12-043 Page 2of8 September 14, 2012 entry water feature/fountain would be situated along the access driveway near Benson Road South. BACKGROUND The Preliminary Planned Urban Development (LUA09-150, EGF, PPUD) for this project was recommended for approval with conditions by the City of Renton Hearing Examiner on July 12, 2010 (Exhibit 1). The applicant requested reconsideration of that approval and subsequently the Hearing Examiner recommended the following conditions on August 30, 2010 (Exhibit 2). I. Refuse and recyclables areas shall be dimensioned on the revised site plan submitted to the Planning Division project manager for review and approval prior to the issuance of building permits. A detail of the refuse and recyclables areas must be submitted with the site plan indicating compliance with RMC 4-4- 090. 2. The pedestrian walkway system shall be extended to provide connectivity to Benson Road S, between the North and South Buildings, and the walkway system shall be indicated on the revised site plan submitted to the Planning Division project manager for review and approval prior to the issuance of building permits. 3. All walkways/crosswalks within parking lots shall be differentiated by material or texture, such as raised and stamped concrete or raised and painted asphalt. Such walkways/crosswalks shall be indicated on the revised site plan submitted to the Planning Division project manager for review and approval prior to issuance of building permits. 4. A final landscape plan shall be submitted to the Planning Division project manager for review and approval prior to the issuance of building permits that indicates expanded and enhanced landscaping using more trees in the area of the gazebo, benches and picnic tables. 5. Revised elevations for the south elevation of the North Building and the north elevation of the South Building showing architectural modulation similar to the east and west elevations shall be submitted to the Planning Division project manager for review and approval prior to the issuance of building permits. 6. Revised elevations shall be submitted to the Planning Division project manager for review and approval prior to the issuance of building permits which indicate that decorative ironwork would be used for ground level parking structure Openings. 7. A revised site plan showing additional walkways and crosswalks to promote pedestrian safety throughout the site. Such walkways shall be shown to provide a connection to the dental/medical office building to the north, between passive recreation areas as well as providing crosswalks across surface parking lots. The Eagle Ridge FPUD, LUA17-043 Page 3 of 8 September 14, 2012 revised site plan shall be submitted to the Planning Division project manager for review and approval prior to the issuance of building permits_ 8. A fighting plan shall be submitted to the Planning Division project manager for review and approval prior to utility construction that indicates pedestrian walkway, landscape, and building lighting. 9. A revised site plan and revised elevations shall be submitted to the Planning Division project manager for review and approval prior to the issuance of building permits indicating primary entries would have awnings or canopies and be identified with decorative paving and/or landscaping. 10. A rooftop mechanical equipment detail shall be submitted to the Planning Division project manager for review and approval prior to the issuance of building permits. 11. Revised floor plans shall be submitted to the Planning Division project manager for review and approval prior to the issuance of building permits indicating compliance with the dimension and square footage requirements of the FUD decision criteria. 12. All common facilities, not dedicated to the City, shall be permanently maintained by the PUD owner. 13. The applicant shall provide peaked or pitched roofs as part of this proposal. 14. The modification to allow grading of the steep slopes shall be submitted to the Planning Division project manager for review and approval prior to the issuance of building permits. 15. The applicant shall be required to designate five to ten stalls as guest parking. 16. The applicant shall provide pitched or peaked roofs on both buildings at a ratio of 6:12. 17. The applicant shall reduce the number of residential units by seven (7) living units on the south end of the first floor of the South Building and establish interior parking for 16 cars in the same building. A total of 15 stalls would be eliminated in surface parking lots. The remaining parking shall be screened by enhanced landscape buffers between the entry to the interior parking on the first floor and the remaining parking stalls. 18. The applicant shall include are outdoor amphitheater for small plays and other productions. Landscaping would be incorporated as an enhancement, and lighting would be provided to theatrical productions. The design shall incorporate as reasonably appropriate a semi -circle stage with backdrop of pillars of cedar, metal, or stone. 19. The applicant shall provide enhanced trails that connect Eagle Midge Drive South to Benson Hill Road, provide connections through both the south and north ends of the property and integrate the gazebo/barbecue area and outdoor theater areas. 20. The entertainment room and its adjacent plaza located at the north end of the south building shall accommodate seating for over 75 people and would be Eagle Ridge FPUD, LUA12-043 Page 4 of 8 September 14, 2012 made available for the public daring summer months for use as an outdoor cinema. 21. A basketball sport court shall be constructed at the south end of the driveway aisle in an area formerly proposed for four parking stalls. 22. Garden containers shall be provided at the east end of the north building for pea patch gardens for residents. 23. An entry water fountain feature with landscaping shall be built at the south end of the property along Benson Hili Road South. The applicant appealed Conditions 13 and 16, requiring peaked or pitched roofs, of the Hearing Examiner's approval and subsequently, City Council approved the Preliminary PUD after rescinding those conditions on November 1, 2010 (Exhibit 3). The applicant's current proposal has reduced.the number of residential units in Phase One from 61 units to 60 units with a commensurate overall density reduction from 45.2 dwelling units per acre (du/ac) to 40.13 du/ac. The reduction in the number of dwelling units provided the opportunity for eliminating 15 surface parking stalls in the southeast portion of the site and providing an additional 16 structured parking spaces within the South Building. While the conditions of the Preliminary PUD require compliance prior to building and/or utility construction permit issuance, the applicant has submitted information which indicates that compliance would be achieved. Compliance with the conditions of the PPUD would be verified by the Planning Division project manager priorto issuance of building permits. Mr. Koruga, the applicant, has indicated that he is currently in the process of securing project financing as well as being in the final stages of preparing engineering drawings far Phase One. Financing and engineering plan approval will not occur prior to the end of the 2012 construction season. Therefore, construction on Phase One will most likely begin in 2013. ANALYSIS The modifications identified in the sections above reflect changes required by the conditions of the Preliminary PUD. The changes will not reduce any area of landscaping, open space, natural area, or parking. The materials submitted with the FPUD application show enhanced landscaping and a reduction in surface parking spaces. The changes will not increase the density or significantly increase the total amount of floor area of the planned urban development. The FPUD plans indicate that the number Eagle Ridge FPUD, LOAl2-043 Page 5 of 8 September 14, 2012 of residential units in the South Building has been reduced, thereby, reducing the overall net density of the project_ Additionally, the office floor area in phase One has also been increased by 437 square feet. 16 additional structured parking spaces will be provided in the South Building which would reduce the amount of surface parking by 15 stalls. No change in building footprints would occur as a result of the changes. The changes will not result in significantly moving any structure, circulation or parking area. However, the elimination of outdoor parking in the southeast portion of the site has been accommodated creating 16 additional structured parking spaces within the South Building. Additional public amenities including an outdoor amphitheater would occupy the area created by the elimination of this surface parking. The changes will not reduce any setbacks approved as part of the Preliminary PUD. Building footprints will remain the same and no new structures are proposed within any setback areas. The changes will not result in the increased height of any structure. The height of structures approved in the Preliminary PUD has not changed. The changes will not increase or create any adverse impacts or undesirable effects on the surrounding neighborhood, The changes would be beneficial to the surrounding neighborhood because an increase in public amenities is proposed. In addition, the project would provide a system of interconnected pedestrian pathways which would allow an alternative to the sidewalk which abuts busy traffic lanes along the east side of Benson Road South. The submittal materials for the Final PUD application indicate compliance with conditions 1 through 12, 14, and 15 of the Preliminary PUD approval. Compliance with the conditions is described below. Condition 1: The applicant has provided a revised site plan (Exhibit 4) which indicates the location of the trash enclosure. In addition, a detail of the trash enclosure has also been provided which shows conformance with RMC 4 -4 -090 - Condition 2: The applicant has shown an expanded walkway system which provides connectivity to Benson Road 5 and the medical/dental office building to the north on the revised site plan (Exhibit 4). Condition 3: The applicant has indicated raised and painted asphalt walkways/crosswalks on the revised site plan (Exhibit 4). Condition 4: The applicant has submitted a revised landscape plan which indicates enhanced landscaping in the areas of pedestrian and public amenities (Exhibit 5). Eagle Ridge FPUD, LUA12-043 Page 6 of S September 14, 2012 Condition 5: The applicant has indicated that architectural modulation for the south elevation of the North Building and the north elevation of the South Building will be submitted prior to issuance of building permits as specified in Condition 5 of the PPUD. Condition 6: The applicant has indicated that revised elevations which show decorative ironwork for the ground level parking structure openings will be submitted prior to the issuance of building permits. Condition is See compliance information for Condition 2, above. Condition S: The applicant has indicated pedestrian walkway lighting on the submitted revised site plan. A detailed lighting plan is required prior to utility construction permit approval as specified in Condition S of the PPUD. Condition 9: The applicant has indicated that revised elevations showing canopies/awnings and decorative paving/landscaping for primary entries will be submitted prior to issuance of building permits in accord with Condition 9 of the PPUD. Condition 10: The applicant has indicated that there will be no rooftop mounted equipment and, therefore, no detail plan of such equipment has been submitted. Condition 11: Floor plans show compliance with the dimension and square footage requirements of the PUD decision criteria_ Condition 12: As a condition of the FPUD, the applicant will be required to provide covenants which indicate that all common facilities not dedicated to the City will be maintained by the PUD owner. Condition 13: This condition was rescinded by City Council on November 1, 2010 and, therefore, does not require compliance. Condition 14: On June 25, 2010 a modification to allow grading of the steep slopes was approved in compliance with Condition 14 of the PPUD. Condition 15: The applicant has designated five surface parking stalls on the revised site plan (Exhibit 4) for the use of guests/visitors in compliance with Condition 15 of the PPUD. Condition 16: This condition was rescinded by City Council on November 1, 2010. Eagle Ridge FPUD, LUA12-043 Page 7 of 8 September 14, 2412 Condition 17: The applicant has provided materials which indicate that the number of residential units in the South Building has been reduced from 61 to 54 and that 15 surface parking stalls were eliminated while providing an additional 16 structured stalls Condition 18: The applicant has indicated the required amphitheater on the revised site plan. Details of the amphitheater will be verified by the Planning Division project manager prior to the issuance of building permits. Condition 19: As indicated previously, the applicant has indicated an integrated pedestrian walkway/crosswalk system throughout the site. Condition 26: The indoor entertainment room and adjacent outdoor space was indicated on the floor plans and will. be verified by the Planning Division project manager prior to the issuance of building permits. Condition 21: A basketball sport court has been indicated on the revised site plan and will be verified by the Planning Division project manager prior to the issuance of building permits. Condition 22: A pea patch area east of the Borth Building has been indicated on the revised site plan. The north Building is part of Phase Two and, therefore, the details of the pea patch area will be verified by the Planning Division project manager prior to the issuance of building permits for Phase Two. Condition 23: An Entry water fountain feature with landscaping is indicated on the revised site plan_ RECOMMENDATION Based on the discussion in the previous sections of this memorandum, staff recommends approval of the Eagle Ridge Apartments and Office FPUD with the following conditions: 1. The applicant shall comply with the mitigation measures of the Determination of Non -Significance —'Mitigated (DNS -M) of the PFUD (LUA09-150) delineated in Exhibit 6. 2. The applicant shall comply with Conditions 1 through 12,14 and 15, and 17 through 23 of the PPUD (Exhibit 2). 3. The applicant shall provide covenants pursuant to RMC 4-9-150G.6.a and b prior to issuance of building permits. Pursuant to RMC 4-9-150G.8 the applicant shall prepare and submit building permit applications which are accepted as substantially complete to the Department of Eagle Ridge FPU€], LUA12-043 Page 8 of 8 September 14, 2012 Community and Economic Development within 6 months of the effective date of approval_ The developer shall complete the approved planned urban development or any phase thereof included in the approved plan within 2 years from the date of the decision to approve the final plan by the Planning Director, unless a shorter time limit will require the submittal of a neve preliminary and final plan application in order to continue construction of the planned urban development. Failure to complete the planned urban development, or any phase thereof, within this time limit will require the submittal of a new preliminary and final pian application in order to continue construction of the planned urban development. Failure to submit a new application or to complete the planned urban development once construction has begun shall constitute abandonment of the planned urban development. Expiration of any building permit issued for a planned urban development shall be governed by the provisions of the applicable Building Code. Construction of any portion of the planned urban development requires a current approved planned urban development and a current building permit. Approval of a final plan for any phase of the approved preliminary plan shall constitute an extension of 2 years of the remainder of the preliminary plan from the effective date of Hearing Examiner action on the final plan. Therefore, the building permits for Phase One must be submitted by March 14, 2013; Phase One must be completed by September 14, 2014; and Phase Two must be completed by September. 14, 2016. Exhibits: 1. Hearing Examiner Decision (July 12, 2010) 2. Request for Reconsideration Decision (August 30, Zola) 3. Appeal of Hearing Examiner's decision (November 3, 2010) . 4. Revised Site plan 5. Revised Landscape Plan 6. DNS -M Mitigation Measures Minor Modifications to Eagle Ridge Apartments and Offices Final Planned Urban Development LUA 12-043, FPUD 4. Minor Modifications: As part of the approval of a final plan, the City may require or approve a minor deviation from the preliminary plan if: a. The change is necessary because of natural features of the subject property not foreseen by the applicant or the City prior to the approval of the preliminary development plan; or b. The change will not have the effect of significantly reducing any area of landscaping, open space, natural area or parking; or c. The change will not have the effect of increasing the density or significantly increasing the total amount of floor area of the planned urban development; or d. The change will not result in any structure, circulation or parking area being moved significantly in any direction; or e. The change will not reduce any setback approved as part of the preliminary plan by more than ten percent (10%) and the required minimum setback is met; or f. The change will not result in a significant increase in the height of any structure as approved in the preliminary plan; or g. The change will not increase or create any adverse impacts or undesirable effects on the surrounding neighborhood. Modication Request: Move proposed Amphi Theatre site from the South East corner of site to the north end of the South Building. a. Change is necessary because of natural features not foreseen by applic�ni7r the City prior to approval. Relocation to the north end of South a ldirtglwi: o provide greater access to residents and public. b. Change will not reduce landscaping, open space, natural areas or parking. X15 c. Change will not increase total amount of floor area of PUD ; •, d. Change will not result in any structure, circulation of parking being moved e. Change will not reduce any setback. f. Change will not result in increase in height of any structured as approved in PUD. EXHIBIT 2 g. Change will create a more desirable effect on surrounding neighborhood. Modification Request: Re locate trash receptacle and recycle bins from exterior drive aisles and locate trash and recycle bins inside the buildings. a. Change is necessary to accommodate needs of 200 residents who will be disposing of garbage from four levels of living units. Disposing of garbage from trash chutes located on each floor is superior to having tenants carry garbage down flights of stairs or in elevators. Change also removes a potential clogging of drive aisles where trash locations were originally located b. Change will not reduce landscaping, will increase open space and natural areas. Change will reduce two interior parking spaces in both buildings. c. Change will not increase total amount of floor area of PUD d. Change will result in parking being moved. Two stalls in the north building will be removed. The two stalls required by the interior of the south building can be replaced by increasing interior parking in that building by adding two stalls with available space. e. Change will not reduce any setback f Change will not result in height of any structure g. Change will create a more desirable use of the building for tenants and reduce an undesirable effect on surrounding neighborhood with removal of exterior trash bins. Modification Request: Re locate Pea Patch area from slopes on North Cast area of site to the North West area of site. a. Change is necessary due to unforeseen topographical challenges of siting pea patches on a slope. b. Change will not reduce landscaping. Change will increase open space and natural areas. c. Change will not increase total floor area. d. Change will not result in parking being moved. e. Change will not reduce any setback f. Change will not result in height of any structure g. Change will create a more desirable use of the property and allow residents greater access to these areas. Modification Request: Replace Sport Court with Bocce Ball Court. a. Change is necessary due to unforeseen topographical challenges. In original PUD we dict not establish an area for this amenity. In discussions with our original planner Gerry Wasser we discussed this change and he was amenable to trading a sport court for a bocce ball court. Another factor. influencing this decision was a survey of our potential users, Milleni4ls-' Sport courts were passe in their minds, bocce halls courts seem to be trending in popularity and would be utilized more by residents. b. Change will not reduce landscaping c. Change will not increase floor area d. Change will not result in parking being moved. e. Change will not reduce any setback E Change will not result in height of any structure g. Change will create a more usable space for residents and public use. Modification Request: Replace water feature at main entrance to property with enhanced landscaping. a. Change was requested by PSP who holds an easement over this area. They do not want water features under their power line easement. This was unforeseen when we pro offered this feature in the PUD process. We are proposing to add 100 square feet of enhanced landscaping in the area around the entry sign where the water feature was originally intended. b. Change will increase landscaping c. Change will not increase floor area d. Change will not result in parking being moved e. Change will not result in height of any structure f. Change will create a more desirable look to the entry of the building with enhanced landscaping. g. Change will not reduce setback Analysis for minor modifications to PUD Altitude Apartments 1) State what was approved and analysis (location, size, lot coverage or impervious coverage changes: a] Amphi Theatre. There was no discussion during PUD of a particular size other than seating for 75 people. The size that was shown on the approved site plan is approximately the same size as the requested modification. The net impervious/pervious calculation will adjust the impervious surfaces on the total site down by 1.0 %. This reflects the fact that the new location of the amphi theatre already had impervious surfaces approved and we will integrate some of those into the construction. b) Trash Recepticle modification. The size of the two approved exterior trash receptacles 154 square feet of pervious surface. By moving the receptacles inside the garage we will eliminate approximately 154 square feet of impervious surface. c) Eliminate water feature and add enhanced landscaping. This will have no net affect on impervious surfaces. The enhanced landscaping will include an additional 100 square feet consisting of: Two Stewartia Koreana trees, three burning bush shrubs, two large landscape rocks, several juniper shrubs and various groundcover like Knick Knick and low grasses. d) Pea Patches. This will some minimal impact on impervious surfaces. Since we are locating the pea patches over the storm retention tank which is constructed of concrete we will be adding 140 square feet of planting zones over this impervious surface. Z) State if any changes would be located in landscaping areas affecting the total approved landscape area. a) Amphi Theatre. There would be no reduction in landscaping area with the proposed move from on end of the site to the other. The vacated area and the proposed area have equivalent landscape square footage. b) Trash Receptacles NA no net change c) Pea Patches NA no net change d) Water Feature. New enhanced landscape will add 100 SF of landscaped area. 3) Overall analysis: a) Proposed modification to move amphi theatre would result in a reduction of approximately 100 SF of impervious surfaces. There would be no reduction in landscaping or parking. b) Trash Receptacles. There would be a reduction of 154 SF of impervious surfaces by moving receptacles inside the building. No affect on parking. c) Pea Patches. We would be adding 140 of planting zones or pervious surfaces over impervious concrete storm retention vault. d] Water Feature. We would be adding 100 SF of landscape are to enhance the proposed modification. No affect on parking. 4 K July 12, 2010 SUMMARY OF REQUEST: Requesting approval of a Preliminary Planned Urban Development, for a mixed-use deveIopment including commercial and residential uses. SUMMARY OF ACTION: Development Services Recommendation: Approve subject to conditions. DEVELOPMENT SERVICES REPORT: The Development Services Report was received by the Examiner on June 8, 2010. PUBLIC BEARING. After reviewing the Development Services Report, examining available information on file with the application, field checking the property and surrounding area; the Examiner conducted a public hearing on the subject as follows: MINUTES The following minutes are a summary of the June 15, 2010 hearing. n legal record is recorded on CD. The hearing opened on Tuesday, June 15, 2010, at 9:03 a.m. in the Councii Chambers on the seventh floor of the Renton City Hall_ Parties wishing to testify were affirmed by the .Examiner. The following exhibits were entered into the record: .Exhibit No. 1: Proj ect file containing the original application, proof of posting, proof of publication and other documentation pertinent to thus request, OMCE OF THE HEARING EXA.SUNER CITY OF RENTON Minutes Exhibit No. A. r,----tual Landscape PIan OWNER: Robert Haucheroff 17710 234` Ave SE Exhibit No. 7: South BUding— West and North Elevations .Exhibit No. 9: North Building— West and North Maple Valley, WA 98038 APPLICANT/CONTACT: Chris Koruga Eagle Ridge, LLC 5454 30`s Ave SW Seattle, WA 98126 EagIe Ridge PUD File No.: LUA 09-150, PPUD, ECF LOCATION: 1600 Benson Road S K July 12, 2010 SUMMARY OF REQUEST: Requesting approval of a Preliminary Planned Urban Development, for a mixed-use deveIopment including commercial and residential uses. SUMMARY OF ACTION: Development Services Recommendation: Approve subject to conditions. DEVELOPMENT SERVICES REPORT: The Development Services Report was received by the Examiner on June 8, 2010. PUBLIC BEARING. After reviewing the Development Services Report, examining available information on file with the application, field checking the property and surrounding area; the Examiner conducted a public hearing on the subject as follows: MINUTES The following minutes are a summary of the June 15, 2010 hearing. n legal record is recorded on CD. The hearing opened on Tuesday, June 15, 2010, at 9:03 a.m. in the Councii Chambers on the seventh floor of the Renton City Hall_ Parties wishing to testify were affirmed by the .Examiner. The following exhibits were entered into the record: .Exhibit No. 1: Proj ect file containing the original application, proof of posting, proof of publication and other documentation pertinent to thus request, Exhibit No. 2: Neighborhood Detail Map Exhibit No. 3: Site Plan Exhibit No. A. r,----tual Landscape PIan Exhibit No. 5: Conceptual Gradin Plan Exhibit No. 6: South Building— East and South Elevations Exhibit No. 7: South BUding— West and North Elevations .Exhibit No. 9: North Building— West and North Exhibit No. 8: North Building East and South r' Rrhibit Nn_ 10- .Rn7ifJi Rrii]n EXHIBIT 3 Do�umet� \_ot � �Ce \3901'v eA Pva��able Eagle Ridge PUD File No.: LUA 09-150, PPUD, ECF July 12, 2010 Page 2 Elevations Exhibit No. 11: South Building —First Floor Plan Exhibit No. 12: South Building — Second Floor Pian Exhibit No. 13: South Buil — Third Floor Plan Exhibit No. 14: South Building — Fourth Floor Plan Exhibit No. 1S: South Building — Roof Plan Exhibit No. 16: North Building — Garage Floor Plan Exhibit No. 17: North Building — First Floor Plan Exhibit No. 1S: North Building — Second Floor Plan Exhibit No. 19: North Building -- Third Floor PIan Exhibit No. 20: North Building — Fourth Floor Plan Exhibit No. 21: North Building — Roof Plan Exhibit No. 22: Zoning Ma Exhibit No. 23: Map Showing, Olympic Pipe Line, PSE High Voltage Transmission Line, Sewer Easement, Existing Paved Access Road, and High Vol e Lines. Exhibit No_ 24: Steep SIope Area Map Exhibit No_ 25: Large Scale Map Showing Park Areas and Pedestrian Walkways Exhibit No. 26: Video of Actual Site The hearing opened with a presentation of the staff report by Gerald Wasser Associate Planner, Community and Economic Development Department, City of Renton, 1055 S Grady Way, Renton, Washington 98055. This is a mixed use development. The applicant is requesting a Preliminary Planned Urban Development The Environmental Review Committee issued a Determination of Non -Significance — Mitigated with 7 mitigation measures. No appeals were filed. The south building would consist of 61 residential units and 4,039 square feet of commercial offices. There would be 75 parking spaces total. Thirty-three would be in a garage, 42 would be surface spaces. The.north building would consist of 56 residential units with 59 total parking spaces, 39 would be in a garage structure with the remaining as surface parking. Both buildings would have flat roofs and facade modulation on their east and west facades. The project is proposed to be completed in two phases, Phase One would include the construction of the south building and its parking area and common open space area. Phase Two would include the north building along with its parlang and landscaping. The project is located on the east side of Benson Road. The Comprehensive Plan designates this as a Commercial Corridor and is zoned Commercial Arterial. There is a Medical/Dental office building to the north, a Senior Apartment Complex is located to the east and an Apartment Complex is located to the northeast The south building would be approximately 48 -feet in height and would contain both apartments and commercial space. The north building would contain apartments and parking only. The net density of the project is 56.52 dulac. Botta buildings would be developed with contemporary architecture. The various facade materials would include wood, stucco, cement and cedar siding. The garage level would have stamped or painted concrete with grillwork proposed as vertical bars. `There are several man made protected slopes on this site. One steep slope area will not be disturbed. There are six others that were created during the building of the emergency access road and the construction of Benson Road South_ Staff requested that the Hearing Examiner crake recommendations as to modifications being made to the man made steep slope areas. Access to the site would be via Benson Road South. The intention for the development is to be pedestrian oriented, there are several common open areas that include picnic tables, benches, and gazebos. There are five-foot pedestrian walkways throughout the site_ j Eagle Ridge PUD File No.: LUA 09-150, PPUD, ECF July 12, 2010 Page 3 Several modifications were requested by the applicant; required location for residential parking, commercial parking spaces to be located outside the ofFice'areas, the north building would have no commercial units on the ground floor, slope modifications, compact parking spaces, and front building entrances. The Examiner questioned why all. the parking was not being located in an underground garage, thus leaving more open space 'on the site. Some of the residential units would be assigned garage parking spaces and the rest would.be outside parking. Mr_ Wasser stated that the topography of the site does slope downward from east to west There was concern about massing and the bulking of the building if those parking spaces were provided in a structured unit. The assigned parking would be in accord with the rental rates. The Examiner inquired as to access to the northeast corner of the north building. Mr. Wasser stated that there is access across the emergency access road. Circulation in that area would be through the garage structure with surface level.parking to the north. The applicant has requested that 40% of the site become compact parking spaces. This is an effort to reduce the impervious area used by the surface parking lots_ There are slope issues regarding the front of the buildings malting it impossible to locate entrances towards the public street. The applicanthas proposed to retain 40 of the 81 trees listed on the site. There would be a very good pedestrian circulation system throughout the projects there is landscaping and screening for the parking areas, there are Iandscape islands Iocated within the parking areas, and there are wide planter beds that help soften the facades of the buildings. The refuse and recycling location and size were not specifically shown on the plan, that would be required and revised plans must be submitted prior to the issuance of building permits_ The .Examiner asked why this was a PUD versus using a straight site plan? There is more surface parking on a steep site requiring more grading on the site for parking areas rather than structured parldng underneath the buildings; whether at grade level or subterranean. The roof treatment is flat rather than having peaks or gables, the roofs in the surrounding areas appear to have more interesting roof designs. Formal entrances for the buildings do not appear to be within the requirements_ The south building seems to have only parking spaces at the entrance area. Tu order to approve a PUD there needs to be some benefits, which do not appear in what has been presented today. Mr. Wasser stated that there are items that are being thought of in regards to the site topography that may provide a superior design. The commercial area in the north building has not been provided to make the transition between the commercial and residential area of the neighborhood_ If this were a normal CA zone this project could be up to 60 dwelling units per acre if the critical areas were man made and a modification was granted. If those steep slope areas that were man made were not deducted the net density would be closer to 43 dwelling units per net acre. Chris K� 5454 30'h Avenue SW, Seattle 9$126 stated that he was the managng partner ofEagle Ridge Apartment aztd Office LLC. He stated that he has built two other multi -family properties in the City of Renton. The PUD process is more complicated tfian a standard building permit process, the City of Renton staff has been exceptionally helpful is moving forward with this project A brief description of the history of this parcel was given. Prior to maldng a final decision on the type of project to build they did a demographic study on the Senior Market in the City of Renton. They found that Renton projects a population of over 90,000 people with a median income of over $70,000.00 per year in the next several years. The need for affordable housing and affordable commercial space is growing. This proposal does comply with the needs as they bave been forecast The property to the south of this site is a PSE High Voltage Easement which most likely will never be developed as well as the Olympic Pipeline to the south. On the west side of Benson Road there is an RMF zone which has very steep topography and is also problematic, which may never be developed. Eagle Ridge PUD File No.. LUA 09-150, PPUD, ECF July 12, 2010 Page 4 The increase in the number of residences on this site would increase business for the dental offices, the Lodge would also benefit The proposed north building would be a natural location for the provision of ADA accessible unit and independent units for seniors. The north building is in a much quieter location, commercial space would not fit into the topography. The access road was actually a required access road far the Dental building, they have rights to use that road for the purposes of this development. There is a significant amount of traffic that comes from the East Hill area, particularly the apartments located close by. There is no sidewalk between Eagle Ridge Drive and Henson Road Creating an internal; pedestrian friendly system would create a safe pedestrian walkway, for all adjoining areas. The recreation and rest areas would give people the ability to take a break and possibly do some exercises while walling in this particular area. He did present a video of the site showing the terrain and the area in the location of the proposed buildings. Open space requirements for this site are 5,800 square feet the project proposes 52,000 square feet of open space. Some required by steep slope issues but over an acre of open space allows for amenities. Jahn Minden JM Architects, 1869 E ScItice Way, Ste_ 336, Post Falls, 1D 83854 stated that he saw no problems in meeting all recommendations presented by Staff The reason for the surface parking and not having all the parking under the buildings is due to the slope of the site and trying to provide more affordable housing. If the parking were moved to underground the cost would escalate. With today's market affordable housing is much needed in the area. The area north of the north building is where the underground retention facility for drainage would be located. On the south end of the south building there would be an underground tank for surface water management The Examiner inquired about how people would enter the buildings besides through the garage entrances_ There were some questions as to guest parking as well. Mr. Minden stated that there needed to be a little more design on that, it was previously thought that through the garage would be the main entrances. They could develop an entrance around the south end of the building and include a pedestrian walkway along the south end of the building and enter along the east side. The guest parking would cover more of the surface parking, there are several areas of surface parking that guests would be encouraged to use. The north building might require more surface parking for the guests_ Peaked roofs were discussed but it would be difficult to built peaked roofs due to the easement requirements from the Lodge to preserve their views. If peaked roofs were used, they could interfere with those views. Robert Hancheroff 17710 234'' Avenue SE, Maple Valley 98038 stated that he is a partner in the Eagle Ridge LLC. The site has been his since the early 1980's. Currently the LLC has tried to develop the site with an impact that would benefit the surrounding residences and businesses. He originally developed the property for commercial use and foresaw that the commercial development would be dominant However, it has been a struggle over the years to draw commercial business into this area, The lack of drive-by exposure tends to limit the commercial draw. Kwaen Kittrick Community and Economic Development stated that she has visited the site and walked it extensively. As Ion g as the access easement stays open, meaning no parking in that area, the 1?ire Marshall is good with the pian Yt is a lengthy but very nice road and has good sight distance to it It appears to have an access for utility use_ The storm system will be by the 1995 Manual due to the age of this project It is very appropriate that it is being split between two sections, it can be developed to whatever the building ends up being, if it needs to be larger, it won't constrain the site. The northerly vault is actually 100' from the pipeline. The easement on the north end will limit what can be done with the property. There is water, City of Renton serves both water and sewer at this location. There is one small glitch, the water service GPM for lie flow is rated at this point as 2500 GPM. The Fire Marshal when checking, registered 2,750 GPNL Between what can be done with the building and what the final design is like the Fire Marshal expects this number to come down and that they will be able to meet at the 2500 figure. Worse case, they may have to build some additional pipeline. There is no designated guest parlang and that should be done. Guests cannot park on the access road and so parking needs to be very specific for guests. Eagle Ridge PUD File No_- LLA 09-150, PPUD, ECF July 12, 2010 Page 5 A short break was taken to set up the video equipment to view the video Mr. Koruga had taken of the site. The video showed the subject site, along Benson Road and the gradient along that roadway, the dental building to the north of the site and the natural area that would be reserved and serves as a stormwater pit for the dental building as well as the new buildings, a view from the north to the south showing the entry sign to the dental building. It also showed the flat plate where the north building would be situated.. Very few trees would need to be removed. The various species of trees were seen in the video. Examiner called for further testimony regarding this project. There was no one else wishing to speak, and no further comments from staff The hearing stopped at 10:41 a.m. FINDINGS, CONCLUSIONS & RECOMD31✓NDATION Having reviewed the record in this matter, the Examiner now makes and enters the following.- FINDINGS: ollowing:FINDINGS: 1. The applicant, Chris Koruga for Eagle Ridge, LLC, filed a request for a mixed use Preliminary Planned Urban Development (PPUD). 2_ The yellow file cantaining the staff report, the State Environmental Policy Act (SEPA) documentation and other pertinent materials was entered into the record as Exhibit #I _ 3. The Environmental Review Committee .(ERC), the City's responsible official issued a Determination of Nou- Signiifiicance - Mitigated {DNS -M). 4. The subject proposal was reviewed by all departments with an interest in the matter. 5. There was no opposition from the public regarding the subject proposal. 6. The subject site is located atI600 Benson Road South. The subject site is located on the eastern side of Benson Road north of its intersection with Eagle Ridge Drive. 7. The map element of the Comprehensive Plan designates the area in which the subject site is locafed as suitable for the development of commercial uses, but does not mandate such development without consideration of other policies of the Plan_ 8. The subject site is currently zoned CA (Commercial Arterial)_ 9. The subject site was annexed to the City with the adoption of Ordinance 5327 enacted in March 2008. 10. The subject site is approximately 2.89 acres or 125,708 square feet, The site is an irregularly shaped parcel with a large panhandle that extends north from its northeast comer. The subject site is approximately 260 feet wide by 670 feet long. 11. The subject site slopes downward toward Benson Road. It slopes downward from east to west approximately 40 to 50 feet from approximately 220 feet to 170 feet. The subject site contains two more level areas in the northeast and southwest corners of site. Some of the slopes are protected slopes which staff explained were created when grading for Benson Road occurred and also when an casement access that crosses the 'subject site was created for adjacent property. 'Initially staff believed that these protected slopes could be altered as part of the development process. It was determined that a Hearing Examiner issued modification from the slope protection provisions was required. Staff is to make a recommendation on that issue prior to this decision. 12. The site contains a total of 81 significaut trees. Of those, 32 would be protected trees. The CA zone requires five percent or approximately 2 of those to he retained.. The applicant has proposed retaining 40 trees. Eagle Ridge PLS Pile No.: LUA 09-150, PPUD, ECF July 12, 2010 Page 6 13. The subject site is located between two powerline corridors located generally north and south of the subject site_ A gas pipeline is also located north of the subject site. 14. The area is a mix of uses including the dental clinic immediately north of the site. Apartments and a retirement complex are located to the east and west of the site with.singke family uses further to the east. 15_ The applicant proposes developing two buildings and associated parking on the subject site. The buildings designated the North Building and the South Building would be located more or Iess on the opposite northeast and southwest corners of the subject site. Both buildings would be 4 -stories tall or approximately 48 feet tall. 16. The applicant proposes phasing the project into two phases. Phase 1 would consist of the South Building, the access roadway, common open space and landscaping materials. Phase 2 would finish the North Building and its allied landscaping and parking. 17. The North Building would be located on the panhandle portion of the site. It would arouse some parking underneath the building at ground Ievel and additional surface/outdoor parking north of the building. The building is approximately 220 feet long by 100 feet wide. The building would be 71,716 gross square feet. It would contain 56 apartment units. "I'he northerly building would have 39 structured and 20 surface parking spares. The surface parking lot would be accessed by driving through the interior garage's parking aisle. The building would meet its requirements for parking categories including compact and handicapped or accessible parking. 18. The South Building would be similarly sized and would be approximately 200 feet long by 100 feet wide. It would contain 78,594 gross square feet Commercial spaces totaling approximately 4,039 square feet would be located on the eastern facade at ground level. The commercial space would contain approximately 3 offices. The building would also contain 61 apartments in 4 -stories. The southerly building would have 33 structured parking spaces and 42 surface parking spaces. 19. Both buildings will share architectural features. The applicant plans to create contemporary craftsman -style exteriors offset or accented with cedar beams. The larger, prominent east and west facades would have bay windows and balconies spaced between 12 and 24 feet. The applicant would employ Stucco that would be used on the first and second floors and hardiplank or cementious board would provide a horizontal siding look to the third and fourth levels. The cedar trim would be used in belly bands, corner boards, trim and support beams. Staff noted that there were no distinguishing features on the north elevation of the South building nor on the south elevation of the north building and that these facades face public areas on the property. Staff recommended that the trim details or other exterior features be added to these facades. 20_ The CA Zone requires commercial space be Iocated in the lower level of any residential development in the CA zone. The applicant has asked for a modification of this requirement due to the site's topography. The applicant proposes commercial spaces in the South building but none in the North Building. The commercial component would be located along the eastern facade of the South Building. 21. Staff noted that the garage walls would be stamped or stained concrete materials but they recommended that the openings which are proposed to have vertical iron bar grating be replaced with a more decorative treatment. 22_ Staff recommended that the internal walkways connect the buildings and connect to Benson Road. As proposed access to the northern building would be principally along the access driveway that runs through the building. Staff also recommended that the pedestrian walks be delineated by either raised profiles, texture or materials. 23. The CA zone permits a density range between 10 units per acre to a maximum, of 60 units per acre. Density of this site would be based on the acreage less the access easement and critical slopes, 9,000 square feet and 26,454 square feet, respectively. The result is a net of 2.07 acres. The 117 unit project would have a density of 56.52 dwelling units per acre_ 24. The applicant proposes retaining approximately 40 trees including some that would be in the critical areas. In addition, the applicant has proposed landscaping in larger beds surrounding the buildings including the west facade Eagle Ridge PTJD File No._ LUA 09-150, PPUD, ECF July 12, 2010 Page 7 of the south building and the north facade of the north building, and the areas facing the adjacent streets or properties. The surface parking lots would have perimeter screening. 25. The applicant will be providing sitting areas and a gazebo. Staff noted that the private open space required by code had not been provided to all units and recommended that the applicant comply with code provisions. 26. Access to the site would be provided by a driveway to Benson near the south end of the property and via an existing private easement (to the adjacent clinic) off of Eagle Ridge Drive. 27. The development will increase traffic approximately 7 trips per unit or approximately 700 to 800 trips for the complex 28. Stormwater will be conveyed to City systems along Benson. There have been flooding problems downstream which the City hopes will be resolved by current improvement work on 1-405. 29. Sewer and water scrvice will be provided by the City. 30. Sections 4-9-150 provide the governing principles of a PIanned Urban Development: "4-9-150 PLANNED URBAN DEVELOPMENT REGULATIONS: A PURPOSES; There are two (2) principal purposes of the planned urban development regulations. First, it is the purpose of these regulations to preserve and protect natural features of the land. Second, it is also the purpose of these regulations to encourage innovation and creativity in the development of residential, business; manufacturing, or mixed use developments by permitting a variety in the type, design, and arrangement of structures and improvements. In order to accomplish these purposes, this Section is established to permit development which is not limited by the strict application of the City's zoning, parking, street, and subdivision regulations when it is demonstrated that such new development will be superior to traditional development under standard regulations. In consideration of the latitude given and the absence of conventional restrictions, the reviewing agencies, Hearing Examiner, and City Council shall have wide discretionary authority in judging and approving or disapproving the innovations which may be incorporated into planned urban developments proposed under this Section. (Ord. 5153, 9-26-2005)" 31. As part of its PPUD request the applicant seeks the following modifications of code requirements to accommodate their proposed complex: Eagle Ridge PUD File No.: LUA 09-150, PPUD, ECF July 12, 2010 Page 8 32_ Staff reported that the requested modification to alter the man-made slopes created with, the development of Benson Road and the easement road should be granted. The geotechnical report demonstrated the alteration would be appropriate and meets sound engineering guidelines. Such, slopes are not necessarily permanently protected since they are not natural and they can be altered to allow gentler or safer grades. Planned Urban Development (PUD) 33. The PUD Ordinance contains a long and complex series of criteria that are reviewed. They are included in Section 4-9-150-D: D DECISION CRITERIA: The City may approve a planned urban development only if it finds that the following requirements are met 1. Demonstration of Compliance and Superiority Required: Applicants must demonstrate that a proposed development is in compliance with the purposes of this Section and with the Comprehensive Plan, that the proposed development will be superior to that which would result without a planned urban development, and that the development will not be unduly detrimental to surrounding properties_ 2. Public Beaef t Required.: In addition, applicants shall demonstrate that a proposed ground floor_ Commercial space must be reserved on the ground floor at a minimum of thirty feet (30') in depth along any street frontage. Residential uses shall not be located on the ground floor, except for a residential entry feature linking the residential portion of the development to the street. RMC 4-4-080F.8.c.iii: Maximum Number of Compact parking spaces shall not account for To allow up to 40 percent compact Compact Spaces Outside of the UC -N1 and more than: parking spaces_ UC -N2 Zones ■ All other uses — not to exceed thirty percent (30%). RMC 4-3-050J.5b Protected 51opes- AMC 4-3-050J.5.a prohibits development on The grading of 5 protected slope Exceptions through Modification. protected slopes (40 % or greater). RMC 4-3- areas which were created either 050J. b. allows exceptions through for the construction of Benson . modifications to the prohibition for filling Road 5 or the private access against the toe of natural rock wall or rock easement located onsite_ wall, or protected slope created by natural resource recovery activities or public or private road installation or widening and related transportation improvements. Desijzn District `D' Requested Modifications RMC 4-3-100E_2.a.ii The front entry of a building shall not be Front entry of buildings would be oriented to a drive aisle, but instead a public permitted to front parking areas. or private street or landscaped pedestrian - only court -yard RMC 4-3-100E_3_a_i A primary entrance of each building shall be The primary entrance of each located on the facade facing a prominent building would face the internal street, shall be prominent, visible from the drive aisle. street, connected by a walkway to the public sidewalk, and include human -scale elements. 32_ Staff reported that the requested modification to alter the man-made slopes created with, the development of Benson Road and the easement road should be granted. The geotechnical report demonstrated the alteration would be appropriate and meets sound engineering guidelines. Such, slopes are not necessarily permanently protected since they are not natural and they can be altered to allow gentler or safer grades. Planned Urban Development (PUD) 33. The PUD Ordinance contains a long and complex series of criteria that are reviewed. They are included in Section 4-9-150-D: D DECISION CRITERIA: The City may approve a planned urban development only if it finds that the following requirements are met 1. Demonstration of Compliance and Superiority Required: Applicants must demonstrate that a proposed development is in compliance with the purposes of this Section and with the Comprehensive Plan, that the proposed development will be superior to that which would result without a planned urban development, and that the development will not be unduly detrimental to surrounding properties_ 2. Public Beaef t Required.: In addition, applicants shall demonstrate that a proposed Eagle Ridge PUD He No,: LUA 09-150, PPUD, ECF July 12, 2010 Page 9 development will provide specifically identified benefits that clearly outweigh any adverse impact or undesirable effects of the proposed planned urban development, particularly those adverse and undesirable impacts to surrounding properties, and that the proposed development will provide one or more of the following benefits than would result from the development of the subject site without the proposed planned urban development: a Critical Areas: Protects critical areas that would not be protected otherwise to the. same degree as without a planned urban development; or b. Natural Features: Preserves, enhances, or rehabilitates natural features of the subject property, such as significant woodlands, native vegetation, topography, or noncritical area wildlife habitats, not otherwise required by other City regulations; or c. Public Facilities: Provides public facilities that could not be required by the City for development of the subject property without a planned urban development; or d. Overall. Design: Provides a planned urban development design that is superior in one or more of the following ways to the design that would result from development of the subject property without a planned urban development i. Open Space/Recreation: (a) Provides increased open space or recreational facilities beyond standard code requirements and considered equivalent to features that would offset park mitigation fees in Resolution 30&2; and (b) Provides a qualityenvironment through either passive or active recreation facilities and attractive common areas, including accessibility to buildings from parking areas and public walkways; or i.i.. Circulation/Screening: Provides superior circulation patterns or location or screening of parking facilities; or iii. Landscaping/Screening. Provides superior landscaping, buffering, or screening in or around the proposed planned urban development; or iv. Site and Building Design: Provides superior architectural design, placement, relationship or orientation of structures, or use of solarenergy; or V. Alleys: Provides alleys to at least fifty percent (50%) of any proposed single family detached, semi -attached, or townhouse units. Additional Review Criteria: A proposed planned urban development shall also be reviewed for consistency with all of the following criteria: a. Building and Site Design: i. Perimeter. Size, scale, mass, character and architectural.design along the planned urban development.perimeter provide -a suitable transition to adjacent or abutting lower densitylintensity zones. Materials shall reduce the potential for light and glare. ii. Interior Design: Promotes a coordinated site and building design. Buildings in groups should be related by coordinated materials and roof styles, but contrast should be provided throughout a site by the use of varied materials, architectural detailing, building orientation or housing type; e.g., single family, detached, attached, townhouses, etc. b. Circulation:. i. Provides sufficient streets and pedestrian facilities. The planmed urban development shall have sufficient pedestrian and vehicle access commensurate with the location, size and dansity of the proposed development, All public and private streets shall accommodate emergency vehicle access and the traffic demand created by the development as documented in a traffic and circulation report approved by the City. Vehicle access shall not be unduly detrimental to adjacent areas. ii Promotes safety through sufficient sight distance, separation of vehicles from pedestrians, limited driveways on busy streets, avoidance of difficult turning patterns, and minimization of steep gradients. iii. Provision of a system of walkways that tie residential areas to recreational areas, transit, public walkways, schools, and commercial activities. PUD, ECF iv. Provides safe, efficient access for emergency vehicles. c. Infrastructure and Services: Provides utility services, emergency services, and other improvements, existing and proposed, which are sufficient to serve the development. d. CIusters or Building Groups and Open Space: An appearance of openness created by clustering, separation of building groups, and through the use of well-designed open space and landscaping, or a reduction in amount of impervious surfaces not otherwise required. e. Privacy and Building Separation: Provides internal privacy between dwelling units, and external privacy for adjacent dwelling units. Each residential or mixed-use development shall provide visual and acoustical privacy for dwelling units and surrounding properties. Fences, insulation, walks, barriers, and landscaping are used, as appropriate, for the protection and aesthetic enhancement of the property, the privacy of site occupants and surrounding properties, and for screening of storage, mechanical or other appropriate areas, and for the reduction of noise. Windows are placed at such a height or location or screened to provide sufficient privacy. Sufficient Light and air are provided to each dwelling unit £ Building Orientation: Provides buildings oriented to enhance views from within the site by taking advantage of topography, building location and style. g_ Parking Area Design_ i. Design: Provides parking areas that are complemented by landscaping and not designed in long rows. The size of parking areas is minimized in comparison to typical designs, and each area related to the group of buildings served- The design provides for efficient use of parking, and shared parking facilities where appropriate. ii. Adequacy: Provides sufficient on-site vehicular panting areas consistent with the parking demand created by the development as documented in a parking analysis approved by the City. Parking management plans shall ensure sufficient resident, employee, or visitor parking standards, and there shall be no reliance on adjacent or abutting properties unless a shared parkdng arrangement consistent with RMC 9-4-080 is approved h. Phasing: Each phase of the proposed development contains the required parking spaces, open space, recreation spaces, landscaping and utilities necessary for creating and sustaining a desirable and stable environment, so that each phase, together with previous phases, can stand alone. 4_ Compliance with Development Standards: Each planned urban development shall demonstrate compliance with the development standards contained in subsection E of this Section. (Ord. 5153, 9-26-2405) E DEVELOPMENT STANDARDS: 1, Common Open Space Standard: Open space shall be concentrated in large usable areas and may be designed to provide either active or passive recreation- Requirements for residential, mixed-use, commercial, and industrial developments are described below_ a- Residential; For residential developments, open space must be equal to or greater in size than the total square footage of the lot area reductions requested by the planned urban development, as illustrated in Figure I _ The open space shall not include a critical area and shall be concentrated in large usable areas. Stormwater facilities may be incorporated with the open space on a case-by-case basis if the Reviewing Official finds: L The stormwater facility utilizes the techniques and landscape requirements set forth in The Integrated Pond, King County Water and Land Resources Division, or an equivalent manual, or ii The surface water feature serves areas outside of the planned urban development and is appropriate in size and creates a benefit. Eagle Ridge PUD Nile No_: LUA 09-150, PPUD, ECF July 12, 2010 Page 11 Site Area. 1.5 acres Typical Lot Size: 4,500 sq. it. Total Number of Lots: I2 Site Area: 1.5 acres Typical Lot Size: 3,500 sq. ft. Total Number of Lots: 12 Open Space_ 4,500 s.f minus 3,500 s.f. = 1,000 s_f x 12 lots = 12,000 sq. it. Standard Subdivision Example .Planned Urban Development Approach .Figure 1. Common Open Space Example b. Mixed Use —Residential Portions: Subsections E lbi to v of this Section specify common open space standards for the residential portions of mixed-use developments. i. Mixed use residential and attached housing developments of ten (I 0) or more dwelling units shall provide a minimum area of common space or recreation area equal to fifty (50) square feet per unit The common space area shall be aggregated to provide usable area(s) for residents. The location, layout, and proposed type of common space or recreation area shall be subject to approval by the Reviewing Official. The required common open space shall be satisfied with one or more of the elements listed below. The Reviewing Official may require more than one of the following elements for developments having more than one hundred (100) units. (a) Courtyards, plazas, or multipurpose open spaces; (b) Upper level common decks, patios, terraces, or roof gardens. Such spaces above the street level must feature views or amenities that are unique to the site and provided as an asset to the development; (c) Pedestrian corridors dedicated to passive recreation and separate from the public street system; (d) Recreation facilities including, but not limited to: tennis/sports courts, swimming pools, exercise areas, game rooms, or other similar facilities; or (e) Children's play spaces. ii. Required landscaping, driveways, parking, or other vehicular use areas shall not be counted toward the common space requirement or be located in dedicated outdoor recreation or common use areas_ Required yard setback areas shall not count toward outdoor recreation and common space unless such areas are developed as private or semi -private (from abutting or adjacent properties) courtyards, plazas or passive use areas containing landscaping and fencing sufficient to create a fully usable area accessible to all residents of the development iv. Private decks, balconies, and private ground floor open space shall not count toward the common space/recreation area requirement Figure 2. A visible and accessible residential common area containing landscaping and other amenities. V. Other required landscaping, and sensitive area buffers without common access links, such as pedestrian trails, shall not be included toward the required recreation and common space requirement C. Mixed Use Nonresidential Portions, or Commercial, or Industrial Uses: The following subsections specify common open space requirements applicable to nonresidential portions of mixed use developments or to single use commercial or industrial developments: L All buildings and developments with over thirty thousand (30,000). square feet of nonresidential uses (excludes parking garage floorplate areas) shall provide pedestrian -oriented space according. to the following formula: 1% of the lot area + 1% of the building area = Minimum amount of pedestrian -oriented space Eagle Ridge PULS File No.. LUA 09-150, PPUD, ECF July 12, 2010 Page 12 Figure 3. Examples of pedestrian -oriented space associated with a large-scale retail building_ ii. To quaIify as pedestrian. -oriented space, the following must be included: (a) Visual and pedestrian access (including barrier -free access) to the abutting structures from the public right-of-way or a courtyard not subject to vehicular traffic, (b) Paved walking surfaces of either concrete or approved unit paving, (c) On-site or building -mounted lighting providing at least four (4) foot- candles (average) on the ground, and (d) At least three (3) feet of seating area (bench, ledge, etc.) or one individual seat per sixty (60) square feet of plaza area or open space. iii. The following features are encouraged in pedestrian -oriented space and may be required by the Reviewing Official. (a) Pedestrian -oriented uses at the building facade facing the pedestrian- . oriented space. (b) Spaces should be positioned in areas with significant pedestrian traffic to provide interest and security — such as adjacent to a building entry. (c) Pedestrian -oriented facades on some or all buildings facing the space consistent with Figure 4. (d) Public seating that is durable or easily replaceable, maintainable, and accessible. Figure 4. Pedestrian -oriented spaces, visible from the street, including ample seating areas, movable fwrniture, special paving, Iandscaping components, and adjacent pedestrian -oriented uses. iv_ The following are prohibited within pedestrian -oriented space: (a) Adjacent unscreened parking lots, (b) Adjacent chain link fences, (c) Adjacent blank walls, (d) Adjacent dumpsters or service areas, and (e) Outdoor storage (shopping carts, potting soil bags, firewood, etc.) that do not contribute to the pedestrian environment. d- Open Space Orientation: The location of public open space shall be considered in relation to building orientation, sun and light exposure, and local micro -climatic conditions. Common Open Space Guidelines: Common space areas in mixed use residential and attached residential projects should be centrally located -so they are near a majority of dwelling units, accessible and usable to residents, and visible from surrounding units. L Common space areas should be located to take advantage of surrounding features such as building entrances, significant landscaping, unique topography or architecture, and solar exposure. ii. In mixed use residential and attached residential proj ects children's play space should be cent mIly located, visible from the dwellings, and away from hazardous areas 1iIte garbage dumpsters, drainage facilities, streets, and parking areas. Private Open Space: Each residential unit in a planned urban development shall have usable private open space (in addition to parking, storage space, lobbies, and corridors) for the exclusive use of the occupants of that unit. Each ground floor unit, whether attached or detached, shall have private open space, which is contiguous to the unit and shall be an area of at least twenty percent (20%) of the gross square footage of the dwelling units. The private open space shall be well demarcated and at least ten feet (10') in every dimension. Decks on upper floors can substitute for some of the required private open space for upper floor units. For dwelling mots which are exclusively upper story units, there shall be deck areas totaling at least sixty (60) square feet in size with no dimension less than five feet (5'). Installation and Maintenance of Common Open Space: Installation: All common area and open space shall be landscaped in accordance with Eagle Ridge PUD File No.: LUA 09-150, PPUD, ECF My 12, 2010 Page 13 the landscaping plan submitted by the applicant and approved by the City; provided, that commonopen space containing natural features worthy of preservation.may.be left unimproved. Prior to the issuance of any occupancy permit, the developer shall furnish a security device to the City in an amount equal to the provisions of RMC 4-9- 060. Landscaping shall be planted within one year of the date of final approval of the planned urban development, and maintained for a period of two (2) years thereafter prior to the release of the security device. A security device for providing maintenance of landscaping may be waived if a landscaping maintenance contract with a reputable landscaping firm licensed to do business in the City of Renton is executed and kept active for a two (2) year period. A copy of such contract shall be kept on file with the Development Services Division. b. Maintenance: Landscaping shall be maintained pursuant to requirements of RMC 4-4- 070- 4. installation and Maintenance of Common Facilities: a. Installation: Prior to the issuance of any occupancy permits, all common facilities, including but not limited to utilities, storm drainage, streets, recreation facilities, etc., shall be completed by the developer or, if deferred by the Planning/Buiiding/Pubiic Works Administrator or hislher designee, assured through a security device to the City . equal to the provisions of RMC 4-9-060, except for such common facilities that are intended to serve only future phases of a planned urban development. Any common facilities that are intended to serve both the present and future phases of a planned urban development shall be installed or secured with a security instrument as specified above before occupancy of the earliest phase that will be served. At the time of such security and deferral, the City shall determine what portion of the costs of improvements is attributable to each phase of a planned urban development. b_ Maintenance: All common facilities not dedicated to the City shall be pennmently maintained by the planned urban development owner; if there is only one owner, or by the property owners' association; or the agent(s) thereof. Ira the event that such facilities are not maintained in a responsible manner, as determined by the City, the City sball have the right to provide for the maintenance thereof and bill the owner or property owners' association accordingly. Such bill, if unpaid, small become a lien against each individual property. (Ord. 5153, 9-26-2005) CONCLUSIONS: The proposal is a reasonably good plan for the use of any two acre site. But as a Planned Urban Development it is not highly imaginative and does not appear to embody the "innovation and creativity" enunciated in the PPUD regulations. Frankly, this office is not sure what gains are afforded by allowing the subject site to be developed as a PPUD as opposed to the normal Site Plan criteria. The site's location and topography do suggest that commercial spaces in the north building might be less successful and that modification appears reasonable. But the requested surface parking modification does not appear appropriate. Under the normal Site Plan Review criteria the applicant would be required to provide all of the parldng within the two buildings: The two building, four-story design does not really offset the creation of surface parking. While the applicant might have split out the two buildings into more buildings, it is possible that they would have had less of a visual impact since they would have been smaller in scale. The applicant is developing 117 units at a density of 56.52 dwelling units per acre. That is only eight units less than might be developed on the subject site at maximum density, The most glazing aspect of the proposal is the large number of surface parIc ng stalls - 62. In return for waiving the code mandated indoor parking the applicant is providing exactly what? They may be saving more trees but that is not altogether clear. Surface parking usurps approximately 11,100 square feet or a quarter of an acre of open space and provides asphalt surfaces. The applicant has taken advantage of the two main level areas of the site for its building pads. The applicant noted that providing completely enclosed parking would make it harder to provide affordable units. Obviously constructing structured or contained parldng costs more money but surface parking for 62 vehicles is neither creative nor innovative_ The applicant has proposed buildings with flat roofs rather than providing peaked or sloping roofs that provide more visible interest. The applicant noted that they were attempting to preserve views for the easterly neighbors. The fact Eagle Ridge PUD File No.: LUA 09-150, PPUD, ECF Ealy 12, 2010 Page 14 that both buildings almost achieve maximum density means that they are both tall buildings _ Maximizing or nearly maximizing the density of the parcel compels the taller buildings and the flat roofline rather than compelling a creative.or innovative project. Again, Code specifically states: "A PURPOSES: There are two (2) principal purposes of the planned urban development regulations. First, it is the purpose of these regulations to preserve and protect natural features of the land. Second, it is also the purpose of these regulations to encourage innovation and creativity in the development of residential, business, manufacturing, or nixed use developments by permitting a variety in the type, design, and arrangement of structures and improvements. ha order to accomplish these purposes, this Section is established to permit development which is not limited by the strict application of the City's zoning, parking, street, and subdivision regulations when it is demonstrated that such new development will be superior to traditional development under standard regulations. In consideration of the latitude given and the absence of conventional restrictions, the reviewing agencies, Hearing Examiner, and City Council shall have wide discretionary authority in judging and approving or disapproving the innovations which may be incorporated into planned urban developments proposed under this Section_ (emphasis supplied)." While the applicant has proposed some additional recreation space and landscaping, those features do not appear to adequately offset providing 62 surface parking stalls, particularly when such parking is normally to be entirely contained inside of the structure or structures_ The applicant will be providing additional open space for each unit and common areas as well as pedestrian walkways and links to the surrounding sidewalks. The enhanced features proposed could be provided by a normal site plan, too. The applicant did suggest that contained parking is more costly and that would potentially affect the affordability of the units. That is a hard choice to make. But should the City abandon reasonable design standards intended to screen parking and move it indoors in order to potentially provide more affordable housing units? This office probably cannot make that determination which is why this recommendation to the City Council will suggest that the design be further analyzed by the City Council. This office believes that it would be appropriate to recommend that the City Council seek a more creative and innovative use of the subject site or more specifically a more creative and innovative project design_ A design where the tradeoffs of developing a PPUD provide more tangible benefits rather than allow surface parking and less distinctive architecture. The flat roofimes and the surface parking are issues that need to be addressed At the same time this recommendation will provide sufficient information to allow the City Council to approve the project as submitted and: subject to the additional conditions suggested by Staff- 4, taff 4. The design, while quite reasonable, seems to fall short of what a Planned Urban Development should or could be. That does not mean it is unacceptable but it does mean that it is certainly less than one would anticipate when deviating from the normal review standards. The applicant has placed the City in a Hobson's Choice. Either allow affordable development with reduced aesthetic qualities or perhaps force a better design but create less affordable living choices. The plan does protect trees providing a buffer for its residents and buffering others from its mass. But the plan does not really demonstrate "innovation and creativity" nor is it really "superior to traditional development." The PPUD does protect trees, provides outdoor seating areas and landscape maasing in front of the two buildings. The applicant has worked with the topography of the site but has also allowed the topography to limit pedestrian circulation on the site and around the buildings. Neither building has a defined focal point for an entrance and the North Building completely lacks what might be called a front entrance. Staff had asked that these areas be better delineated and the applicant indicated that they would change some design elements. The applicant has indicated that the appropriate open space in the appropriate. dimensions can be provided as required. 5. As noted above, there is nothing particularly innovative or creative about placing two 4 -story, multifamily residential buildings on a parcel and surrounding them with sixty-two (62) surface parking stalls. That probably is the most disappointing aspect of this proposal. Site Plan review could have exacted architectural features and open space for residents and the parking would have been under or within the buildings. Be that as it may, if the Council Eagle Ridge PUD File No.: LUA 09-150, PPUD, ECP .Tuly 12, 2 010 Page 15 determines that the project is reasonable, then the design does work The applicant has provided the required parking, although with a higher complement of compact stalls. The landscaping is definitely well-designed and tree preservation is part Of the proposal. The longer facades of the two buildings have more than adequate architectural detailing that includes modulations in the form of bays and balconies. Different materials, textures and colors and trim will defzne the buildings' leveIs and comer elements_ Again, the flat roof is not very characteristic of newer buildings or even neighboring buildings and pitched or peak roofs lend a more finished appearance to buildings and provide a more graceful skyline. The applicant should provide peaked or pitched roofs as part of the proposal. The proposed slope modifications are appropriate whether the property is developed as a PPUD or under Site Plan provisions. If surface parking is not permitted, there might be a reduced need to alter some of the steeper slopes or portions of those slopes. 7. In conclusion, the proposal, if it were not submitted as a PPUD would be a reasonable project although, as noted, it would have been required to provide interior or contained parking. It is well -landscaped and the buildings have a reasonable facade treatment The roofte whether a PPUD or a Site Plan is unimaginative and certainly lacks the creativity" and innovation a PPUD should exhibit Circulation for vehicles and pedestrians is reasonable and if staffs recommendations are adhered to, they would be more than adequate. The City Council should consider if this proposal has the merit of a PPUD but this office suggests the project could be unproved as noted above. RECOMMENDATION: The City Council should require the PPUD to be redesigned to incorporate. fully structured parking and pitched or peaked roo€s. In the alternative, if the City Council believes this project fulfills the goals and policies of creating an innovative and creative mixed use proposal they should approve the two-phase proposal subject to the following conditions: I. Refuse and recyclables areas shall be dimensioned on the revised site plan submitted to the Planning Division project manager for review and approval prior to the issuance of building permits. A detail of the refuse and recyclables areas must be submitted with the site plan indicating compliance with RMC 4-4-090. 2. The pedestrian walkway system shall be extended to provide connectivity to Benson Road S, between the North and South Buildings, and between the project site and the dental/medical office building to the north. This extended walkway system shall be indicated on the revised site plan submitted to the Planning Division project manager for review and approval prior to the issuance of building permits 3. All walkways/crosswalks within parking lots shall be differentiated by material or texture; such as raised and stamped concrete or raised and painted asphalt Such walkways/crosswalks shall be indicated on the revised site submitted to the Planning Division project manager for review and approval prior to the issuance of building permits. 4_ A Final landscape -plan shall be submitted to the Planning Division project manager for review and approval prior to the issuance of building permits that indicates expanded and enhanced landscaping using more. trees in the area of the gazebo, benches and picnic tables. 5. Revised elevations for the south elevation of the North Building and the north elevation of the South Building showing architectural modulation similar to the east and west elevations shall be submitted to the Planning Division project manager for review and approval prior to the issuance of building permits. 6. Revised elevations shall be submitted to the Planning Division project manager for review and approval prior to the issuance of building permits which- indicate that decorative ironwork would be used for ground level parking Mature openings. 7. A revised site plan showing additional walkways and crosswalks to promote pedestrian safety throughout the site. Such walkways shall be shown to provide a connection to the dentallmedical office building to the north, between passive recreation areas as well as providing crosswalks across surface Eagle Ridge PUD File No.: LUA 09-150, PPUD, ECF July 12, 2010 Page 16 parking lots. The revised site plan shall be submitted to the Planning Division project manager for review and approval prior to the issuance of building permits. 8_ A lighting plan shall be submitted to the Pl= ing Division project manager for review and approval prior to utility construction that indicates pedestrian walkway, landscape, and building lighting. 9_ A revised site plan and revised elevations shall be submitted to the Planning Division project manager for review and approval prior to the issuance of building permits indicating that primary entries would have awnings or canopies and be identified with decorative paving and/or landscaping. 10. A rooftop mechanical equipment detail shall be submitted to the Planning Division project manager for review and approval prior to the issuance of building permits. 11. Revised floor plans shall be submitted to the Planning Division project manager for review and approval prior to the issuance of building permits indicating compliance with the dimension and square footage requirements of the PUD decision criteria. 12. All common facilities, not dedicated to the City, shall be permanently maintained by the PUD owner. 13. The applicant shall provide peaked or pitched roofs as part of this proposal. 14. The modification to allow grading of the steep slopes shall be submitted to the Planning Division project manager for review and approval prior to the issuance of building permits. 15. The applicant shall be required to designate five to ten stalls as guest parking. ORDERED THIS 12t' day of July 2010. FRED J. KAUFNW BEARING EXAMINER TRANSMITTED THIS 121k day of July 2010 to the parties of record: Gerald Wasser Development Services Renton, WA 98057 Chris Koruga Eagle Ridge LLC 5454 30'" Ave SW Seattle, WA 98126 Kayren Kittrick Development Services Renton, WA 98057 John Minden JM Architects 1859 E Seltice Way, Ste. 335 Post Falls, ID 83854 Loraine Lafoon Ben Yu Berkshire Apartments, Mgr. Office EagIe Ridge HOA 1300 Eagle Ridge Drive S 1100 Eagle Ridge Drive S, #A Renton, WA 98055 Renton, WA 98055 TRANSM1TTED THIS 12`' day of July 2010 to the following: Robert Hancheroff 17710 2346 Ave SE Maple Valley, WA 9803 8 John Murphy New Home Trends, Inc. 4314148' Street SE. Mill Creek, WA 98012 Van Hong PO Box 14136 Seattle, WA 98114 Mayor Denis Law Dave Pargas, Fire Jay Covington, Chief Administrative Officer Larry Meckling, Building Official Julia Medzegian, Council Liaison Planning Commission :r Eagle Ridge PUD File No.: LUA 09-150, PPUD, ECF July 12, 2010 Page 17 Gregg Zimmerman, PBP W Administrator Alex Pietscb, Economic Development Jennifer Henning, Development Services Stacy Fucker, Development Services Marty Wine, Assistant CAD Transportation Division Utilities Division Neil Watts, Development ,Services Janet Conklin, Development Services Renton Reporter Pursuant to Title IV, Chapter 8, Section 100Gof the Citys Code, request for reconsideration must be filed in writinz on or before 5:00 p.m., July 26, 2010. Any aggrieved person feeling that the decision of the Examiner is ambiguous or based on erroneous procedure, errors of law or fact, error in judgment, or the discovery of new evidence which could not be reasonably available at the prior hearing may make a written request for a review by the Examiner within fourteen (14) days from the date of the Examiner's decision. This requestsball set forth the specific ambiguities or errors discovered by such appellant, and the Examiner may, after review of the record, take further action as he deems proper_ An appeal to the City Council is governed by Title IV, Chapter 8, Section 110, which requires that such appeal be fled with the City Clerk, accompanying a filing fee of $75.00 and meeting other specified requirements. Copies of this ordinance are available for inspection or purchase in the Finance Department, first floor of City Hall. An appeal must be tiled in writing on or before 5.00 p.m., July 26, 2010. If the Examiner's Recommendation or Decision contains the requirement for Restrictive Covenants, the executed Covenants will be required prior to approval by City Council or final processing of the file. You may contact this office for information on formatting covenants. The Appearance of Fairness Doctrine provides that no ex parte (private one -on -ane) communications may occur concerning pending land use decisions. This means .that pasties to a land use decision may not communicate in private with any decision - maker concerning the proposal_ Decision -makers in the land use process include both the Hearing Examiner and members of the City Council. All communications concerning the proposal must be made in public. This public communication permits all interested parties to know the contents of the communication and would allow them to openly rebut the evidence. Any violation of this doctrine would result in the invalidation of the request by the Court The Doctrine applies not only to the initial public hearing but to all Requests for Reconsideration as well as Appeals to the City Council. I _rl-27 1rf,.rr.Ir r II j� � 0-5i8 k. f EXHIBIT 2 64 �'J r XL71923D rry: I Q` ter- 445 7:70 ass i v v rc !fes r"12 Sti a44AG. Q rr r Yoar sF TRAFVr Mfs 4m CIT-yIABLO E4 /ZD • _-- �_ y l7L�1Z3 2 P; m LU F.. cel f: 4 Z' tom ra j lF�1 I XW c w'--cz { tui r ti :D a a w 1 a misl: 3.68AG 'AAM j.-mc3 N . ZVIco fray a wl i a .f r _ 1 f -f-� j W �� ` f z2aac 1 -- if f .1 1p- �_� � a C1f ��� � j � j!! •� 09 � 4 'v " •� � � Cr � � �`i - f2� x� v� - \{rILD Jl y 1 o r t n i ec w ity of Rento , m PlaT'rig Division f T - f NO- �� -_--_- _----_-------------- EXHIBIT 3 - i a Hill 11111 AA i . o* �7f- r FiF1 ` - •l m E ' bpt.ox� Misr ® III --��.� S1TE PLAN j I 1 � 1 EXHIBIT 3 - i a Hill 11111 AA i . o* �7f- r FiF1 ` - •l m E ' bpt.ox� Misr ® III --��.� S1TE PLAN uvtrws'rann ADT -140 ROCHE 3-IJV3 Hu -nos mraa xosaaa oosc PER ----------- � �------------�---_ - L in o � . 0. PER ----------- � �------------�---_ Vnr .I'8I H3C3 I S , .I'8I H3C3 I Permit Details Permit Details Page 1 of 4 MyBuiidinaPermit.com Close this window Activities Inspections Conditions Fees INFORMATION ON PERMIT 613003408 Permit Status. Finaled (status definition) People Data: (click for applicant/owner/contractor details) Site Address: 1620 Benson Rd S Application date: Jul 02, 2013 Parcel Number: 202305-9162 (property map & information) Description: CONSTRUCT RETAINING WALLS FOR 1620 BENSON APARTMENTS .. . ... ...... .........: Activities . .........., Permit Added City Staff; Adriann Alexander Status: Passed Date: Jul 02, 7013 Notes: Permit Added Fee Payment City Staff: Adnann Alexander Status: Complete Date: Jul 02, 2013 Notes: Payment Method: Credit Card Receipt Number: EGOOOIO160 Fee(s) Paid: BLD - Plan Cheek Fee 5770.58 Building Commercial Review City Staff. EnerGov Service Status: Passed Date: Jul 05, 2013 Notes: Building Commercial Review Building Commercial Review City Staff: EnerGov Service Status: Passed Date: Jul O5, 2013 Notes: Building Commercial Review Fee Payment City Staff: Adriann Alexander Status: Complete Date: Jul 29, 2013 Notes: Payment Method: Check Receipt Number: EGO0011536 Fee(s) Paid: BLD - State Building Code Fee $1,248.b8, BLD - Building Permit Fee -2 51,248.68, Technology Fee $1,248.68 Fee Payment City Staff: Adriann Alexander Status: Complete Hate: Aug 20, 2013 Notes: Payment Method: Credit Card Receipt Number: EG00012697 Fee(s) Paid: BLD - Plan Check - Manual $514.18, Technology Fee $514.18 ............. ................. ... Inspections BLD - Footing (Retaining Wall) City Staff: Phil Hudgens Status: Fail Date: Aug 09, 2013 Notes: soldier piles being pEaced. geotech on site BLD - Footing (Retaining Wall) City Staff. Rob Shuey Status: Partial Pass Date: Aug 13, 2013 Notes: Work, on the retaining walls is ongoing with Special Inspector and Geatechinical Engineer on site. I told contractor to call for an inspection once a week to for updates and to review reports. BLD - Footing City Staff: Phil Hudgens Status: Fail Date: Jui 28, 2014 Notes: Callback Phone Number: (2.06) k)62,1-"- 62 1 -""Bi Bi City Staff: Phil Hudgens EXHIBIT 4 hate: Aug 08, 2014 https:llperrnitsearch.mybuildingpermit.comIFermitL)etails.aspx"pennitnumber=B 134034... 03/11/2015 Permit Details Page 2 of 4 Notes: Callback Punt; Number: (80€1) a94-7501. Retaining ;Trail at SE c-rrncr of south building ok BLD - Footing City Staff: Rob Shuey Status: Partial Pass Date: Oct 16, 2014 Notes: Contact Name: Ben Harriby Contact Phone; (206) 962-0803 BLD - Footing City Staff: Rota Shuey Status: Partial Pass Date: Oct 16, 2014 Notes: Callback Phone Number: (206) 962-0803 BLD - Foundation (Retaining Wali) City Staff: Rob Shuey Status: Partial Pass Date: Oct 27, 2014 Notes: Contact Nanie: Ben Hamby Contact Phone: (206) 962-0803 South wall south end ok to pour with SI observation. BLD - Foundation (Retaining Wall) City Staff: Rob Shuey Status: Partial Pass Date: Oct 27, 2014 Notes: Callback Phone Number. (808) 394-7501 South wall south end ok to pour with 5I observation. BLD - Building Final (Other) City Staff: Phil Hudgens Status: Pass Date: Der, 04, 2014 Notes: Contact Name: Ben Hamby Contact Phone: (206) 962-0803 Conditions Authorized Hours Of Construction/Activity: 7Am-8Pm Monday Thmugh Friday 9Am-8Pm Saturday No Work Allowed On Sunday, Per Ordinance 4703, 2-2-1998 Ground Electrode System (Either 1 Or .2 Are Approved Methods): i. An Electmde Of At Least 20 Ft Long Bare Copper, Sized In Accordance With Nec 2. An Electrode Of 20 Ft Long 94 Rebar (Not Less Than 1/2 Inch In Diameter) And Sized Per Nec Either One Shall Be Encased By At Least 2 Inches Of Concrete, Located Within And Near The Bottom Of A Concrete Footing That Is In Direct Contact With The Earth, And Shall Be Installed In All New Residential And Cornmercial Construction. All Construction, Demolition And Land Clearing Waste Must Be Recycled At A King County Licensed Or Approved Facility, Or Taken To Regional Disposal Facilities. Approval For Building Permit Only -Separate Approval And Permits Required For Any Mechanical, Plumbing, Electrical, Fire Suppression Or Hazardous Materials System. TREE PROTECTION MEASURES FOR ALL TREES IN THE CONSTRUCTION AREA OF A DEVELOPMENT SITE, THESE MEASURES INCLUDE: 1. 6 foot high chain iink fences around the trees out to and including the drip line of the tree. 2. All the area within the fenced area needs a minimum of 3" of baric mulch. 3. Warning signs must also be included on the fence. 4. Construction activity, parking, and storage of materials and equipment is not allowed within the drip line (and therefore fenced) area of any tree. 5. The only nem impervious surfaces allowed within the drip line of existing trees are those shown on approved bud(ling or construction plans, which typically should be limited to the new buildings, nese driveways, new parking lots, nese streets and new sidewalks. Fees Item BLD - State Building Code Fee Technology Fee Technology Fee BLD - Plan Check - Manuai BLD - Plan Check Fee BLD - Building Permit Fee -2 Other permits associated with this parcel Permit Status Number Fee Amount $4.50 $14.98 $58.68 $499.213 $770.58 51,185.50 Description Fee Remaining $DAD $0.00 50.00 $0.00 $0.00 $D.00 E15000738 Issued A (Multifarniiy Residential Nein) project installing (Telecommunication systern). Additional Info (Head End In North Buiding). Mork Site Location () E15000580 Issued HOOK-UP 27 S.F. ILLUM. MONUMENT SIGN FOR ALTITUDE APARTMENTS 515000578 Issued INSTALL 27 S.F. ILLUM. MONUMENT SIGN FOR ALTITUDE APARTMENTS F15000536 Issued 800 MHZ DISTRIBUTED ANTENNA SYSTEM FOR BENSON APARTMENTS - SOUTH BLDG https://permitsearch.mybuildingpermit.cold/PermitDetails.aspx?permitnumbel=B 130034... 03/11/2015 Permit Details F15000535 E15000537 W14006450 W14006449 W14006448 SS14006447 W14006446 SS14006442 W14006441 W14006440 Mt4006389 W14006281 E14006122 E14006120 E14005594 F14005593 E14005117 E14004107 F14004106 E14004081 S14 04080 Page 3 of 4 Finaled 800 MHZ DISTRIBUTED ANTENNA SYSTEM FOR BENSON APARTMENTS NORTH BLDG Issued LOW VOLT TELECOMMUNICATION FOR DAS SYSTEM- BENSON APTS SOUTH BLDG Issued 6" Fire Service with 3/4" Bypass Meter Issued DROP IN 1" Domestic Meter Finaled 3" Domestic Meter installed by Contractor Issued CONNECT SIDE SEWS FROM STUB TO South Building Finaled INSTALL 2" WATER SERVICE Issued Install side sewer to North Bldg - 56 Units Finaled 3" Domestic Meter instatled by Contractor Finaled 6" Fire Service with 3/4" Bypass Meter Issued BENSON APARTMENT BLDG #A - SOUTH - INSTALL (71) RESIDENTIAL EXHAUST FANS Finaled DROP IN 2" IRRIGATION METER Issued ELECTRICAL FOR HEAT TRACE AT ALTITUDE APARTMENTS/ BENSON APARTMENTS S BLDG Fi_n2lgd ELECTRICAL FOR HEAT TRACE AT ALTITUDE APARTMENTS/ BENSON APARTMENTS N BLDG Issued LOW VOLT ELEC FIRE ALARM FOR BENSON APARTMENTS SOUTH BUILDING #A Issued INSTALL FIRE ALARM FOR BENSON APARTMENTS SOUTH BUILDING n'A Finaled A (Multifamily Residential New) project installing (Telecommunication system). Additional Info O. Wolk Site location O Issued LOW VOLT FIRE ALARM WIRING AT BENSON APARTMENTS BLDG #I3 - NORTH Finaled INSTALL FIRE ALARM AT BENSON APARTMENTS BLDG #B - NORTH Plan ALTITUDE APARMENTS AKA BENSON APARTMENTS - CONSTRUCTION OF ONE (1) Check ILLUMINATED MONUMENT SIGN Plan ALTITUDE APARMENTS AKA BENSON APARTMENTS - CONSTRUCTION OF ONE (.1) Check ILLUMINATED MONUMENT SIGN M14003587 I as BENSON APARTMENTS - CONSTRUCT 4 STORY APARTMENT BLDG - #B - NORTH - EXHAUST VENTILATION FOR 56 UNITS - 56 KITCHEN; 56 DRYER; 164 FANS Boring for 77' south along the shoulder of Benson Rd from utility pole, turning east and MFP14003562 Issued Boring under road to reach the Eagle Ridge Plat, existing ROW. Placing a 3" sched 80 PVC pipe. No pedestals will be placed in ROW. M14003331 Issued 6 HVAC UNIT, 1 GARAGE VENT FAN, i HOISTWAY AND 1 TRASH ROOM FAN -FOR BENSON APARTMENTS S BLDG M14002999 Finaled BENSON APARTMENTS BLDG B NORTH - THREE (3) HVAC UNITS / 3 -COMM EX SYS M14002997 Void BENSON APARTMENTS KDG B NORTH - THREE (3) HVAC UNITS / 3 -COMM EX SYS E140 2995 Issued BENSON APARTMENTS BLDG A SOUTH - TELECOM WIRING OF 60 UNITS AND COMMON SPACES E14002994 Issued BENSON APARTMENTS BLDG A SOUTH - LINE VOLTAGE WIRING OF 60 UNITS AND COMMON SPACES MFP14002330 Issued Trench approximately 10' to upgrade existing 3 ph transformer. Insta€I new 3 ph MP transformer & vault & remove old transformer. Must maintain access. 614002297 Issued CONSTRUCT (3) RETAINING WALLS FOR 1600 BENSON APARTMENT (2) FOR NORTH (1) SOUTH BLDG /O.T.C. PER RL E14000713 Issued BENSON APARTMENTS - CONSTRUCT 4 STORY APARTMENT BLDG - #B - NORTH - LOW VOLTAGE E14000712 Finaled BENSON APARTMENTS - CONSTRUCT 4 STORY APARTMENT BLDG - #B - NORTH - LINE VOLTAGE WIRING OF 56 UNITS AND COMMON SPACES F14000541 Finaled INSTALL (4) WET SPRINKLER SYS, (1) DRY SPRINKiER AND (1) CLASS I MANUAL WET STANDPIPE WITH FLOOR CONTROLS FOR BENSON APARTMENTS - BLDG B NORTH A (Multifamily Residential New) project installing (Toilet; Bathroom Sink; Sink; Dishwasher, P13006650 Finaled Clothes Washer; Hot Water Heater; Floor Drain; Grease Trap; Piping - DWV; Shower, Tub or Combo; Hose Bib; Piping - Water Service; Ice Maker). Additional Info O- Work Site Location SS1300WO Issued Groundwater Discharge Permit to Sewer after Dewatering, F13006395 Issued INSTALL (4) WET (1) DRY FIRE SPRINKLER (1) CLASS I MANUAL STANDPIPE WITH FLOOR CONTROLS FOR 1600 BENSON APARTMENT BLDG - iirA - SOUTH P13005193 Issued https:llperil-litsearch.mybuildingperrnit.comIPermitDetails.aspx?permitnumber=B 134034... 03/11/2015 Permit Details Page 4 of 4 A (Multifamily Residential New) project installing (Toilet; Bathroont Sink; S€nk; Disdiwasher; Clothes Washer; Hot ;/later Heater; I" oor Drain; Grease Trap; Piping - DWV; Shower, Tub or Combo, Hose Bib; Piping - Water Service; Ice Maker). Additional Info (). Work Site Location ,Buildinq A South) E13004321 Finaled EAGLE RIDGE APARTMENTS -"TEMP POWER E13004285 Finaled EAGLE RIDGE APARTMENTS - TEMP POWER B13003408 Finaled CONSTRUCT RETAINING WALLS FOR 1620 BENSON APARTMENTS B13002858 Issued CLEARING AND GRADING FOR EAGLE RIDGE /1500 & 1600 BENSON RD S U12002140 Issue INSTALL UTILITIES FOR BENSON APARTMENTS B12002138 Issued BENSON APARTMENTS - CONSTRUCT 4 STORY APARTMENT BLDG - 21A - SOUTH i 613002432 ls&.go BENSON APARTMENTS - CONSTRUCT 4 STORY APARTMENT BLDG - #B - NORTH P12-061 Approved FINAL PUO FOR 117 APARTMENTS AND 4,0319 SQUARE FEET OF OFFICE SPACE IN THE CA i ZONE. 01/27/15: Minor Modification Request by applicant, Chris Koruga, of Approved Finat Planned Urban Development LUAI2-043 for Eagle Ridge Apartments Mixed-Use project (aka Altitude). Modification request is for non -building site elements including relocation of previously approved ampi-theatre, trash and recycling areas, pea patch, recreation sport area, and main entrance water feature. Approval: The applicant is requesting a Final Planned Urban Development (FPUD) for a mixed used development including office and residential uses. The subject site is located at 1620 Benson Road S. The site is composed of two vacant parcels LUA12-043 In totaling 125,708 square feet (2,89 acres) located within the Commercial Arterial (CA) zone. Review The applicant has proposed two 4-story buildings with a total of 117 apartment units which vould result in a net density of 43.65 units per acre.. The southernmost building would have 61 residential units and 4,039 square feet of office use ori the around floor. The northernmost building would have 56 residential units. Public amenities would be provided as l part of the proposed development. The applicant has proposed to retain 40 significant trees. The site appears to encompass areas of erosion hazard, moderate to faigh landslide hazard, and protected slopes. 9/14/12: Final PUD approved - in two phases. Phase 1 expires 9/14114 and permits must be submitted by 3/14,13. Phase 2 expires 9/14/16. P10-057 Approved MIXED USE APTS & OFFICES P09-211 Anproved MIXED USE APTS & OFFICES The applicant is requesting Environmental (SEPA) Review and a Preliminary Planned urban Development (PPUD) for a mixed used development including office and residential uses. The Subject site is located at 1600 Benson Road S. The site is composed of two vacant parcels totaling 125,708 square feet (2..89 acres) located within the Commercial Arterial (CA) zone. The applicant has proposed two 4-story buildings with a total of 117 apartment units which would result in a net density of 93.65 units per acre.. The southernmost building writ ld have 61 residential units and 4,039 square feet of office use ori the ground floor. The northernmost building would have 56 residential units. A PUD is proposed to avoid the zoning requirement of commercial on the ground floor. Access to the site would be gained from Benson Road S and from a private easement that connects to Eagle Ridge Drive S. The LUA09-150 Expired applicant has proposed to retain 40 significant trees. The site appears to encompass areas of erosion hazard, moderate to high landslide hazard, and protected slopes. 7%26/10 - Request for reconsideration received 8/2/10 - Letter from Hearing Examiner- acknowledging receipt of request for reconsideration and analysis of the request. 81/24/10 - Staff response to request frorn Hearing Examiner for additional information regarding the request for reconsideration. 8/30/12 - Hearing Examiner recommended approval with conditions. Appeal period end date: 9/1/3/10. 9/10/10: Appeal received from Applicant. 9/17/10 - Notification to Parties of Record of receipt of appeal. 10/4,12 - Referred to Planning & Development Committee 11/1/10 - i Planning & Development recommended that recommendation 13 of the July 12, 2012 hearing decision and recommendation 16 of ttae August 30, 2010 response to the motion for reconsideration be stricken and further recommends that the Council adopt the remainder of the Hearing Examiner's findings, conclusions and recommendations. City Council approved. PRE06 142 Complete 99 CONDOS AND 4,000 SQ FT OF OFFICE SPACE. SEE ALSO PRE05-125 A SLIGHTLY DIFFERENT PROJECT FOR THE SAME SITE, Close this window https:/lpermitsearch.mybui Iclingpermit.com/PermitDetails.aspx?permitnumbet=B 130034... 03/11/2015 I I EXHIBIT 5 EXHIBIT 6 PUBLIC City of Renton Department of Community and Economic Development HEARING PRELIMINARY REPORT TO THE HEARING EXAMINER A. SUMMARY AND PURPOSE OF REQUEST: REPORT DATE: lune 15, 2010 Project Name: Eagle Ridge PUD Owner: Robert Hancheroff, 1771 234x Avenue SE, Maple Valley, WA 98038 Applicant: Chris Koruga, Eagle Ridge,LLC, 5454 30t Avenue SW, Seattle, WA 98126 Contact: Same as above File Number: LUA09-150, ECF, PPUD Project Manager: Gerald Wasser, Associate Planner Project Description: The applicant is requesting approval of a Preliminary Planned Urban Development (PPUD) for a mixed used development including office and residential uses. The subject site is located at 1600 Benson Road S. The site is composed of two vacant parcels totaling 125,708 square feet (2.89 acres) located within the Commercial Arterial (CA) zone. The applicant has proposed two 4 - story buildings with a total of 117 apartment units which would result in a net density of 56.52 units per acre. The applicant has proposed that the project be developed in two phases. Phase One would include the South building comprised of 61 residential units and 4,039 square feet of commercial space. Phase Two would include the North building comprised of 56 residential units. The South Building would have 61 residential units, 4,039 square feet of office use on the ground floor, and 75 structured and surface parking spaces. The North Building would have 56 residential units with 59 structured and surface parking spaces. Phase One would begin shortly after final approval of the PUD and Phase Two would begin approximately one year thereafter. Both buildings would have flat roofs with fagade modulation including bay window projections. Access to the site would be gained from Benson Road S and from a private easement that connects to Eagle Ridge Drive S. The Olympic gas pipeline lies to the north of the site and High Voltage Electrical Transmission lines cross the south portion of the property. Project Location: 1600 Benson Road S EXHIBIT 7 City of Renton Community and Economic Development Department Preliminary Report to the Nearing Examiner EAGLE RIDGE PUD LUA09-150 ECF, PPUD PUBUC NEARING DATE: lune 15, 2010 Page 2 of 21 �J2��59U33 ��-3'-ig4C�35 'n r 1:l1��5S+ni2 f:'37liC�4a:J5 + � 2�2i��333Y f231 599504 1J2=t!J5tJ 9 I 7fl�i��l�rv.14rJ - 202-1 7237 euv696 `23760b575 2:��$�ts��sa S 15TH ST Y2� Z�tfl�255 rn da�l•i6 � `D s TL21GJC12dJ q S tffr4 ST d 29230557 76V � 2.r�23U9�1�%7 .71 �-.n� tf: tys'. 2023 59x1_37 47t'�J`J !ri"22UJG�3an Goun r-� n 2923069086 SITE 274,200[7 2c2jo,"gug + 1 �fa Or x1259?'S. E:8447?��i rS5 N6R+f3�'fJ`�'�rlC� �� 711t Project Location Map I City of Renton Community and Economic Development Deportment Preliminary Report to the Hearing Examiner EAGLE RIDGE PUD LUA09-150, ECF, PPUO PUBLICHEARING DATE: lune 15, 2010 Page 3 of 21 B. HEARING EXHIBITS: Exhibit 1: Project file ("yellow file") containing the application, reports, staff comments, and other material pertinent to the review of the project. Exhibit 2: Neighborhood Detail Map Exhibit 3: Site Plan Exhibit 4: Conceptual Landscape Plan Exhibit 5: Conceptual Grading Plan Exhibit 6: South Building-- East and South Elevation Exhibit 7. South Building —West and North Elevations Exhibit 8: North Building — East and South Elevations Exhibit 9: North Building — West and North Elevations Exhibit 10: South Building —Garage Floor Plan Exhibit 11: South Building — First Floor Plan Exhibit 12: South Building—Second Floor Plan Exhibit 13: South Building —Third Floor plan Exhibit 14: South Building— Fourth Floor Plan Exhibit 15: South Building — Roof Plan Exhibit 16: North Building — Garage Plan Exhibit 17: North Building — First Floor Plan Exhibit 18: North Building — Second Floor Plan Exhibit 19: North Building —Third Floor Plan Exhibit 20. North building — Fourth Floor Plan Exhibit 21 North Building— Roof Plan Exhibit 22: Zoning Map C. GENERAL INFORMATION. 1. Owner of Record: 2. Zoning Designation: 3. Comprehensive Plan Designation: 4. Existing Site Use: Robert HancherofF 1771234 1h Avenue SE Maple Valley, WA 98038 Commercial Arterial (CA) Commercial Corridor (CC) Vacant Cityof Renton Community and Economic Development Department Preliminary Report to the Nearing Examiner EAGLE RIDGE PUD LUA09-150, ECF, PPUD PUBLIC NEARING DATE. lune 15 2010 Page 4 of 21 S. Neighborhood Characteristics: North: Vacant, Olympic Pipeline, and a dental/medical office building (CA zone) East: Senior housing (Eagle Ridge Lodge) and multifamily neighborhood (CA and RM -F zones) South:Vacant, high voltage electric transmission line (CA zone) West: Benson Road S, vacant land (CA zone) 6. Proposed Orientation: East/west 7. Site Area: 125,708 square feet (2.89 acres) S. Project Data: Existing Building Area: N/A D. HISTORICAL/BACKGROUND: Action Land Use File No. Ordinance No. Date Annexation N/A 5327 03/01/2008 Comprehensive Plan N/A 5099 11/1/2004 Zoning N/A 5191 11/12/2005 Hancheroff Short Plat N/A SHP-83-023 05/31/1983 Hancheroff Lot Line LUA07-089 N/A 08/14/2008 Adjustment E. PUBLIC SERVICES: 1. Utilities: Water: This site is served by the City of Renton. There is an existing 8 -inch water line along the Benson Road S frontage. There is an additional 8 -inch water line in the easement crossing the site; this is part of a looped system serving the Eagle Ridge Lodge development to the east which includes a combination of 8 and 10 - inch water lines. Sewer: This site is served by the City of Renton Wastewater Utility. There is an 8 -inch sanitary sewer main that crosses the property in the above mentioned easement. Additionally, there is an 8 -inch sanitary sewer main in Benson Road S along the entire property frontage. Surface Water/Storm Water: A preliminary technical information report (TIR), which uses the 1995 King County Surface Water Design Manual standards, has been submitted. This has been accepted as a preliminary design. Storm water on the subject site flows into an existing City system which has a history of flooding issues downstream that the current 1-405 project may have resolved. Z. Streets: The site is located on Benson Road S. The proposed project would also tie into an existing private access road terminating at Eagle Ride Road S. Existing improvements include pavement, sidewalk, curb, gutter, and lighting. City of Renton Community and Economic Development Department Preliminary Report to the Nearing Examiner EAGLE RIDGE PUD LUA09-150, ECF, PPUD PUBLIC HEARING DA TE: June 15, 2010 Page 5 of 21 3. Fire Protection: City of Renton Fire Department F. APPLICABLE SECTIONS OF THE RENTON MUNICIPAL 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 4-2-120: Development Standards for Commercial Zoning Designations 2. Chapter 4 Property Development Standards Section 4-4-030: Development Guidelines and Regulations Section 4-4-060: Grading, Excavation and Mining Regulations Section 4-4-080: Parking, Loading and Driveway Regulations Section 4-4-130: Tree Cutting and Land Clearing Regulations 4. Chapter 6 Streets and Utility Standards Section 4-6-060: Street Standards 5. Chapter 9 Procedures and Review Criteria Section 4-9-150: Planned Urban Development Regulations Section 4-9-250: Variances, Waivers, Modifications, and Alternates 6. Chapter 11 Definitions G. APPLICABLE SECTIONS OF THE COMPREHENSIVE PLAN: 1. Land Use Element —Commercial Corridor 2. Community Design Element 3. Environmental Element H. DEPARTMENT ANALYSIS: 1. Project Description/Background The applicant is requesting review of a Preliminary Planned Urban Development (PPUD). The PPUD proposes the construction of two new 4 -story buildings. The South Building would consist of 61 apartment units and 4,039 square feet of commercial space and 75 parking spaces, 33 of which would be structured and 42 surface spaces. The North Building would consist of 56 apartment units and 59 parking spaces, 39 of which would be structured and 20 would be surface spaces. The 4 -story buildings would have a flat roof and facade modulation with surface texture and color changing approximately every 40 -feet. The proposed project would be completed in two phases. Phase One would include the construction of the South Building and the common open space/ landscaped areas; and, Phase Two would include the northerly building and additional landscaping on the northeastern portion of the property. The project site is located on the east side of Benson Road S and northerly of the intersection of Eagle Ridge Road S and Benson Road S. The site is L-shaped and slopes downward from east to west towards Benson Road S. The subject site is designated as Commercial Corridor on City of Renton Community and Economic Development Department Preliminary Report to the Nearing Examiner EAGLE RIDGE PUD LUA03-150 ECF, PPUD PUBLIC NEARING DATE: June 15, 2010 Page 6 of 21 the Comprehensive Plan Land Use Map and is zoned Commercial Arterial (CA), in addition to being located within the Urban Design District "D" Overlay. The concept for the PPUD, Eagle Ridge, is to create a development that would facilitate in the transformation of an "island" of CA zoned property on the east side of Benson Road South amid RM -F zoning surrounding it. This "island" of CA zoned property is further isolated by the existence of high voltage transmission lines in the southern portion of the property and the Olympic pipeline to the north. RM -F zoning allows up to 20 dwelling units per net acre and would accommodate apartment structures. The only commercial use on this stretch of Benson Road S is'a dental/medical office building abutting the proposed project site to the north. A multi -family senior housing development exists to the east and an apartment building is farther up the hill to the northeast. The applicant has proposed a 78,584 gross square foot, 48 -feet high mixed use building that would be built on the southerly portion of the property; 4,039 square feet of this would be office commercial use and 74,545 square feet would accommodate 61 apartments and approximately 3 offices in 4 -stories. The northerly building would have 71,716 gross square feet, would be 48 -feet in height, and would include 56 apartment units in 4 -stories. The net density of the proposed project is 56.52 dwelling units per net acre. The southerly building would have 33 structured parking spaces and 42 surface parking spaces. Of these total 75 spaces (73 are required) there would be 6 accessible, 51 standard, and 18 compact parking spaces. The northerly building would have 39 structured and 20 surface parking spaces. Of these total 59 spaces there would be 30 standard, 25 compact, and 4 accessible parking spaces. Structured parking would be provided for apartment residents; surface parking would be for residents, their guests, and the public utilizing the commercial and open spaces. Both of the proposed buildings would be developed with a contemporary architectural style; craftsman -style detailing is provided through the use of cedar beams. The use of bay window projections at intervals of 12 to 24 -feet would provide architectural modulation on the east and west elevations. However, the north elevation of the South Building and the south elevation of the North Building do not have architectural modulation similar to that of the east and west facades of the buildings. Several different facade materials are proposed including wood, cement, stucco, and cedar siding. Stucco would be used at the first and second levels; hardiplank or cementious board would be used at the third and fourth levels; and cedar would be used art belly bands, corner boards, trim and supportbeams. The submitted elevations also indicate that the exterior walls of the ground level structured parking would have stamped or stained concrete walls with openings having vertical iron bar grating. There are several man-made protected slopes on the proposed project site. These were created by the construction of Benson Road 5 and the access easement which bisects the property and provides emergency access to the Eagle Ridge Lodge development to the east of the project site. Grading of these man-made protected slopes would accommodate the main entrance driveway to the project and provide level areas for the proposed structures, parking areas, and internal pedestrian and vehicular circulation. Vehicular access to the site would be provided via a driveway located near the southerly property line. The overall development is intended to be pedestrian -oriented even though the site presents some challenges due to the slope issues; interconnecting 5 -foot wide walkways, crosswalks, stairways, and passive recreation areas would create this pedestrian orientation. This pedestrian connectivity would be linked to the dental/medical office building on the property to the north and to the Eagle Ridge Lodge development, via the existing paved access road, to the east. In City of Renton Community and Economic Development Department Preliminary Report to the Nearing Examiner EAGLE RIDGE PUD LUA09-150, ECF, PPUD PUBLIC HCAMNG DATE: lune 15, 1010 Page i of 21 addition to these pedestrian interconnections, there is an existing sidewalk along Benson Road S for the total length of the project frontage. To the north of the site there is vacant land (zoned RM -F) and an existing dental/medical office building (zoned CA). To the northeast is an existing apartment building (zoned RM -F). To the east is an existing senior housing development (zoned CA). To the west of the proposed project site is vacant land across Benson Road S. There is vacant land (zoned RM -F) south of the site. 2. Environmental Review Pursuant to the City of Renton's Environmental Ordinance and SERA (RCW 43.210, 1971 as amended), on May 17, 2010, the Environmental Review Committee issued a Determination of Non -Significance - Mitigated (DNS -M) for the Eagle Ridge PPUD. The DNS -M included 7 mitigation measures. A 14 -day appeal period commenced on May 21, 2010 and ended on June 4, 2010. No appeals of the threshold determination have been fled. 3. Compliance with ERC Conditions Based on an analysis of probable impacts from the proposal, the Environmental Review Committee (ERC) issued the following mitigation measures with the Determination of Non -Significance — Mitigated: 1. Erosion control shall be maintained for the duration of the project. Weekly status reports shall be submitted to the Development Services Division Plan Review project manager. 2. The applicant shall be required to comply with the recommendations contained in the Geotechnical Engineering Reconnaissance, dated May 19, 2006, prepared by Geotech Consultants, Inc. during clearing, grading, and site and building construction. 3. In the event that pile driven foundations are utilized, the applicant shall submit noise and vibration studies and may be restricted to certain days and hours of pile driving activities. 4. The applicant shall pay a Parks Mitigation Fee based on $354.51 per each new multi -family unit which is estimated to be $41,477.67 and is payable prior to the issuance of building permits. 5. In the event that archaeological artifacts are encountered during construction, work shall immediately be stopped and the applicant shall submit an archaeological resource survey of the site. The survey shall conform to the requirements and standards of the Washington State Office of Archaeology and Historic Preservation and must be conducted under the supervision of a state - approved archaeologist. Work shall recommence only when approval is received by the State Office of Archaeology and Historic Preservation. G. The applicant shall pay a Traffic Mitigation Fee in the amount of $75.00 for each new average daily trip prior to the issuance of building permits. The fee is estimated to be $39,192.75. 7. The applicant shall pay a Fire Mitigation Fee based on $388.00 per each new multi -family unit and $0.52 per square foot of office space payable prior to the issuance of building permits. This fee is estimated to be $45,606.00. City of Renton Community and Economic Oevelopment Department Preliminary Report to the Nearing Examiner EAGLE RIDGE PUD LUAO9-I50, ECF, PPUD PUBLIC NEARING DATE_ lune 15, 2010 Page 8 of 21 4. 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. 5. Consistency with the Planned Urban Development Regulations a) Compliance with the Underlying Zoning Designation (Code provisions restricted from modification through the PUD process): The subject site is designated CA on the City of Renton Zoning Map. L Use: A planned urban development may not authorize uses that are inconsistent with those uses allowed by the underlying zone. The applicant is proposing the eventual construction of multi -family dwelling units and a commercial space. The CA zone permits attached -residential, retail, and general office uses. ii. Density: The number of dwellings units shall not exceed the density allowances of the applicable base zone. The allowed density range in the CA zone is a minimum of 10 to a maximum of 60 dwelling units per acre. After deducting 9,000 square feet for private access easements and 26,454 square feet for critical areas (protected slopes) from the 125,708 gross square footage the net square footage of the proposed development would be 90,254 square feet (2.07 net acres). With 117 dwelling units, the proposal would have a net density of 56.52 dwelling units per acre (117 units / 2.07 acres = 56.52 du/ac), which falls within the permitted density range for the CA zone. h) Code Provisions That May Be Modified: In approving a planned urban development, the City may modify any of the standards of Renton Municipal Code (RMC) Chapters 4-2 Zoning Districts -Uses & Standards, 4-4 City -Wide Property Development Standards, and 4-7 Subdivision Regulations, and RMC 4-6-060 Street Standards. City of Renton Community and Economic Development Department Preliminary Report to the Hearing Examiner EAGLE RIDGE PUD PUBLIC HEARING DATE: lune 15, 2010 Table A LUA09-150, ECF, PPUD Page 9 of 21 REQUESTED MODIFICATIONS FROM RENTON MUNICIPAL CODE RMC RMC## Required per RMC Requested Modi ication RMC 4-2-120A: Required Location Parking for residential units shall be To provide 72 total for Parking enclosed within the same building as structured parking spaces the unit it serves. for residents within the buildings in underground/ground floor parking garages and 52 surface parking spaces. RMC 4-2-080: Conditions Associated Note 18. - To allow stand alone With Zoning Use Tables a. General Requirements: Subject to residential for the North the density limits of the development Building and ground floor standards for this zone and only residential for the North and permitted within a structure South Buildings. containing commercial uses on the ground floor. Commercial space must be reserved on the ground floor at a minimum of thirty feet (30') in depth along any street frontage. Residential uses shall not be located on the ground floor, except for a residential entry feature linking the residential portion of the development to the street. RMC 4-4-080F.8.c.iii: Maximum Compact parking spaces shall not To allow up to 40 percent Number of Compact Spaces Outside account for more than: compact parking spaces. of the UC -N 1 and UC -N2 Zones All other uses — not to exceed thirty percent (30%). RMC 4-3-050J.5b Protected Slopes- RMC 4-3-050J.5.a prohibits The grading of S protected Exceptions through Modification. development on protected slopes (40 slope areas which were % or greater). RMC 4-3-050J.b. allows created either for the exceptions through modifications to construction of Benson Road the prohibition for filling against the S or the private access toe of natural rock wall or rock wall, easement located onsite. or protected slope created by natural resource recovery activities or public or private road installation or widening and related transportation improvements. City of Menton Community and Economic Development Department Preliminary Report to the Nearing Examiner EAGLE RIDGE PUD L UA09-150, ECF, PPUD PUBLIC NEARING DATE. lune 15, 2010 Page 10 of 21 Design District 'D' Requested Modifications RMC 4-3-100E.2.a.ii The front entry of a building shall not Front entry of buildings be oriented to a drive aisle, but would be permitted to front instead a public or private street or parking areas. landscaped pedestrian -only court- yard RMC 4-3-100E.3.a.i A primary entrance of each building The primary entrance of shall be located on the facade facing a each building would face the prominent street, shall be prominent, internal drive aisle. visible from the street, connected by a walkway to the public sidewalk, and include human -scale elements. The applicant has not indicated how the primary residential entrances for each building would be demarcated as a prominent feature of the building. Therefore, staff recommends as a condition of approval that the applicant shall submit revised elevations and floor plans that indicate that such primary entries would have awnings or canopies and be identified with decorative paving and/or landscaping features. If lobby areas are to be provided these must be shown on the revised floor plans. Refuse and recycling areas are indicated on the submitted site plan. However, these areas are not dimensioned. A minimum of 1.5 square feet per residential unit is required for recyclable deposit areas and 3 square feet per unit for refuse areas is required. Office uses require 2 square feet per 1,000 square feet of gross floor area for recyclables and 4 square feet per 1,000 square feet of gross floor area for refuse deposit areas. The North Building would require 84 square feet of recyclable area and 168 square feet of refuse area. The South Building would require 99.58 square feet for recyclable areas and 107.66 square feet of refuse area. Staff recommends as a condition of approval that the refuse and recyclables areas be dimensioned on a revised site plan. In addition, a detail of the refuse and recyclables areas shall be shown which indicates compliance with RMC 4-4-090. b) PUD Decision Criteria: Demonstration of Compliance and Superiority: Applicants must demonstrate that a proposed development is in compliance with the purposes of the PUD regulations and with the Comprehensive Plan, that the proposed development shall be superior to that which would result without a planned urban development, and that the development will not be unduly detrimental to surrounding properties. Comment: If the conditions of approval are met, the applicant will have demonstrated compliance with the PUD regulations and the Comprehensive Plan. The applicant will have demonstrated that the development is superior to that which would result without a PUD and will not be detrimental to surrounding properties. Provided the conditions of approval are complied with the development of this site as a PUD would result in a superior design than would result by the strict application of the Development Standards; because the result of the requested modification, to approve stand alone residential on City of Renton Community and Economic Development Department Preliminary Report to the Nearing Examiner EAGLE RiDGE PUD LUA09-150, ECF, PPUD PUBLIC HEARING DATE: June 15, 2010 Page 11 of 21 the northern portion of the subject site, provides for a successful transition from CA property to the existing multi -family residential development located to the east and northeast. if the northern portion of the site was required to develop with commercial/retail on the first floor such commercial use would be isolated from Benson Road S and would be virtually inaccessible from Benson Road S. site. fl. Public Benefit: The applicants shall demonstrate that a proposed development will provide specifically identified benefits that clearly outweigh any adverse impacts or undesirable effects of the proposed planned urban development, particularly those adverse and undesirable impacts to surrounding properties, and that the proposed development will provide one or more of the following benefits than would result from the development of the subject site without the proposed planned urban development: ➢ Critical Areas: Protects critical areas that would not be protected otherwise to the same degree as without a planned urban development, or ➢ Natural Features: Preserves, enhances, or rehabilitates natural features of the subject property, such as significant woodlands, native vegetation, topography, or noncritical area wildlife habitats, not otherwise required by other City regulations; or ➢ Public Facilities: Provides public facilities that could not be required by the City for development of the subject property without a planned urban development; or ➢ Overall Design: Provides a planned urban development design that is superior in one or more of the following ways to the design that would result from development of the subject property without a planned urban development: • Open Space/Recreation: (a) Provides increased open space or recreational facilities beyond standard code requirements and considered equivalent to features that would offset park mitigation fees in Resolution 3082; and (b) Provides a quality environment through either passive or active recreation facilities and attractive common areas, including accessibility to buildings from parking areas and public walkways; or • Circulation/Screening: Provides superior circulation patterns or location or screening of parking facilities, or • Landscaping%Screening: Provides superior landscaping, buffering, or screening in or around the proposed planned urban development; or • Site and Building Design: Provides superior architectural design, placement, relationship or orientation of structures, or use of solar energy; or • Ai_ reqs: Provides alleys to at least fifty percent (50%) of any proposed single family detached, semi -attached, or townhouse units. Comment: The following table contains comments on public benefits. City of Renton Community and Economic Development Department Preliminary Report to the Heoring Exominer EAGLE RIDGE PUD LUA04-150, ECF, PPUD PUBLIC NEARING DATE_ lune 15, 2010 Page 12 of 21 Table B C BENEFIT PROVIDED: NATURAL FEATURES & OVERALL DESIGN !NATURAL FEATURES: The site contains a total of 81 significant trees; 2 are dead, dangerous or diseased, 27 are in proposed access easements and 20 are critical areas resulting in 32 protected trees on site. The CA zone requires 5 percent tree retention of the 32 protected trees on site. At a 5 percent retention rate, 1.6 trees would be required to be retained. The applicant has identified 40 trees that would be retained. The preservation of these trees would result in an overall development design that would not only provide for growth in an area of the City that has been identified as a Commercial Corridor by the Comprehensive Plan, at the same time preserve the natural features on the site to the extent possible. OVERALL DESIGN: 1. open Space/Recreation: In addition to private open space, the applicant is proposing to provide public amenities such as picnic tables, benches, a gazebo, and a walkway system that would provide pedestrian connectivity throughout the project site as well as to the surrounding existing development and Benson Road S. The proposed pedestrian system provides for additional active and passive recreation on the site that is not required by code. This 5 -foot wide walkway would give the residents of the new development and the patrons of the commercial facility access to places for relaxation and/or exercise. Furthermore, the existing sidewalk along Benson Road S is immediately next to the travel lanes, there is no buffering for the pedestrians from this fast moving street. This does not provide a safe environment for pedestrian mobility in this area. As such, the addition of this internal pedestrian circulation system would provide a safer path for pedestrians to utilize, if they choose to leave the existing concrete sidewalk along Benson Drive South. In order for this path to provide a complete loop, for recreational purposes and for an alternative to walking along Benson Road S, staff recommends as a condition of approval that the applicant extend the pedestrian system so that it provides connectivity to Benson Road S and between the northerly and southerly buildings and their associated surface parking lots. 2. Circulation: Provided that the conditions of approval are complied with the proposed site plan provides for a superior pedestrian circulation system. In addition to the proposed pedestrian circulation system between the buildings on and off site, the applicant has proposed walkways provide access to the passive, publically accessible recreation areas. In order for these pedestrian walkways to be clearly delineated from the drive aisles and parking spaces, staff recommends a condition of approval that all pedestrian walkways within parking lots be differentiated by material or texture, such as stamped concrete or raised asphalt, from adjacent paving materials. 3. Landscaping/Screening: The proposed landscape plan for the entire site is superior to what is required by the Renton Municipal Code. In addition to the enhanced tree preservation, as discussed above under "Natural Features", the applicant has provided a landscape plan that includes screening landscaping and enhanced landscaping along Benson Road South. City of Renton Community and Economic Development Department Preliminary Report to the Hearing Examiner EAGLE RIDGE PUD LUA09-150, ECF, PPUD PUBLIC NEARING DATE: June 15, 2010 Page 13 of 21 The landscaping adjacent to the buildings would occur in generously sized beds that would seek to highlight the architecture and soften the fagade where needed. Surface parking lot areas would be screened from adjacent residential areas through large perimeter landscape strips with trees, shrubs, and groundcover, which would enhance the pedestrian experience along adjacent sidewalks. The interior of the parking lots would be softened with landscape islands that would include trees, shrubs, and groundcover; this would enhance aesthetics while providing solar relief and aiding long-term stormwater management. The provided landscape plan indicated that the following plants would be included in the proposed landscaping: October Red Glory Maple, Vine Maple, Korean Stewartia, and assorted conifer trees; shrubs including Redtwig Dogwood, Yellowtwig Dogwood, Oregon Grape, Pacific Wax Myrtle, Zabel Laurel, and Red Flowering Currant, Kelsey Dogwood, Spirea, and Sword Fern; groundcovers would include Salal, Creeping Oregon Grape, and Wild Strawberry as well as seeded lawn areas with a mix of Perennial Rye, Fine Fescue, and Kentucky Blue Grass. Staff recommends as a condition of approval that the applicant submit a detailed final landscape pian for review and approval by the Planning Division project manager prior to building permit approval that indicates an expanded and enhanced landscaping using more trees in the area of the gazebo, and benches and picnic areas. 4. Site and Building Design The proposed development is separated into two phases; the multi- family development to the north and the mixed use development to the south. The placement of the North Building on the northerly part of the parcel would allow for utilization of existing grades. In addition the orientation of the building takes advantage of views toward downtown Renton and the Valley to the west. Furthermore, both buildings allow for a transition into the commercial development to the north and residential development to the east. The building design includes horizontal modulation to break down the visual bulk of the building. Such horizontal modulation is accomplished by the use of bay window projects and balconies at each residential unit. These increments are then modulated further with the addition of various surface materials and changes of color. The roofline is flat except for raised parapets at the bay window sections which provide vertical modulation on the east and west facades. However, the north elevation of the South Building and the south elevation of the North Building do not have architectural modulation similar to that of the east and west facades of the buildings. Because these facades face garden areas and would be viewed by those people using these areas for passive recreation, they should have greater architectural modulation. Therefore, staff recommends as a condition of approval that revised elevations showing architectural modulation in a manner similar to the east and west elevations be submitted to the Planning Division project manager prior to the issuance of building permits. The building materials proposed would include hardiplank siding. The exterior walls of the ground floor area parking garages would be comprised of stamped or colored concrete with iron grates for air circulation. Such vertical bars convey an institutional appearance. Therefore, staff recommends as a condition of approval that that revised elevations be submitted to the Planning Division project manager indicating that decorative ironwork would used for ground level parking structure openings. Several paint colors would be used to accentuate the building modulation. City of Renton Community and Economic Development Department Preliminary Report to the Heuring Examiner 1=AGLE RIDGE PUD LUA09-150, ECF, PPUD PUBLIC NEARING DATE: lune 15, 2010 Page 14 of 21 The buildings use a contemporary architectural style with some craftsman detailing by the use of cedar beams and corner elements. The commercial space on the first floor of the southerly building is proposed to provide glass storefront windows. The commercial entrance at the main level is designed to have a canopy over the entrance. iii. Building and Site Design: Perimeter: Size, scale, mass, character and architectural design along the planned urban development perimeter provide a suitable transition to adjacent or abutting lower density/intensity zones. Materials shall reduce the potential for light and glare. Comment: The size, scale, mass, character and architectural design of the proposed planned urban development would provide a suitable transition to the commercial building to the north and to the multi -family residential developments to the east and northeast. The materials proposed for the project's two buildings in combination with the building location on the project site at an elevation lower than the existing surrounding multi -family development would reduce the potential for light and glare. The fact that the commercial offices in the South building face eastward may cause a small amount of glare in the morning hours, but because these commercial spaces are at as lower elevation than the residential units in the North building may further reduce the amount of glare experienced. Interior Design: Promotes a coordinated site and building design. Buildings in groups should be related by coordinated materials and roof styles, but contrast should be provided throughout a site by the use of varied materials, architectural detailing, building orientation or housing type. Comment: The two buildings on the project site are similar in architectural character. The existing neighboring development has played a role in locating the buildings. Most of the floor of the South building and all of the floor area of the North building is devoted to residential uses. As such the site has been designed to reflect an integrated living environment while providing the potential for commercial office services. The buildings are linked through the use of similar building materials (stamped or stained concrete at the garage level, stucco at the first and second levels, hardiplank or cementious board at the third and fourth levels, and cedar at belly bands, corner boards and trim, and cedar beams for supports. iv. Circulation: Provides sufficient streets and pedestrian facilities: The planned urban development shall have sufficient pedestrian and vehicle access commensurate with the location, size and density of the proposed development. All public and private streets shall accommodate emergency vehicle access and the traffic demand created by the development as documented in a traffic and circulation report approved by the City. Vehicle access shall not be unduly detrimental to adjacent areas. City of Renton Community and Economic Development Department Preliminary Report to the Hearing Examiner EAGLE RIDGE PUD LUA09-150, ECF, PPUD PUBLIC HEARING DATE: lune 15, 2010 Page 15 of 21 Comment: The proposed project includes one main access point on Benson Road S. Emergency access would be provided by the 20 -foot wide paved private access which originates in the Eagle Ridge Lodge development to the east and crosses the subject property from southeast to northwest. All drive aisles throughout the site would be 24 - feet wide and would provide for two-way traffic circulation. While the submitted landscape plan indicates that there would be a series of 5 -foot wide connecting pedestrian walkways throughout the site, staff recommends that additional pedestrian walkways and crosswalks be provided which promote pedestrian safety throughout the site. Such walkways shall be shown to provide a connection to the dental/medical office building to the north, between passive recreation areas as well as providing crosswalks across surface parking lots. Promotes safety: Promotes safety through sufficient sight distance, separation of vehicles from pedestrians, limited driveways on busy streets, avoidance of difficult turning patterns, and minimization of steep gradients. Comment: While parking area bollard lighting is indicated on the submitted site plan, a detailed outdoor lighting plan was not included. Therefore, it is not clear how the proposed and recommended pedestrian walkways and parking lot crosswalks would be illuminated at night. Staff recommends as a condition of approval that the applicant submit a lighting plan for review and approval by the Planning Division project manager prior to utility construction. The lighting shall contain pedestrian walkway lighting in addition to landscape and building lighting if proposed. Along Benson Road S there would be one 26 -foot driveway cut which would provide direct access to the proposed project. When the conditions of approval are implemented, the promotion of safety will have been accomplished. Provision of a system of walkways: Walkways that tie residential areas to recreational areas, transit, public walkways, schools, and commercial activities. Comment: The existing street frontage improvements along Benson Road S provide connections to schools, public transit, and other public walkways within the neighborhood. As mentioned earlier in this report proposed and recommended pedestrian walkways would provide additional pedestrian links to such services. Provides safe, efficient access for emergency vehicles: Comment: All private drives would be designed to accommodate emergency vehicle access. A properly recorded fire access easement is required over the abutting parcel to the northwest of the project site in order to p [provide Eire Code approved apparatus access. V. Infrastructure and Services: Provides utility services, emergency services, and other improvements, existing and proposed, which are sufficient to serve the development. Comment. Water and sanitary sewer services would be provided by the City of Renton Water and Waste Water Utilities. Existing water and sewer mains are located within Benson Road S and in the existing paved access easement which crosses the project site. A new water main looped throughout the site would provide domestic water supply and City of Renton Community and Economic Development Deportment Preliminary Report to the Hearing Examiner EAGLE RIDGE PUD LUA09-150, ECF, PPUD PUBLIC HEARING DATE: lune 15, 2010 Page 16 of 21 fire flows for the proposed development. Fire protection would be provided by the City of Renton Fire Department. Additional clearing and new impervious surfaces would result in increased surface water and runoff. The developed site drainage system would discharge site runoff to the Benson Road S drainage system. Stormwater detention would be required and is proposed in two separate detention vaults which would function independently. A Final Technical information Report and design, in compliance with the 1995 King County Surface Water Design Manual would be required prior to final surface water design for the construction permit. The proposed infrastructure and services would be sufficient to serve the proposed development. vi. Clusters or Building Groups and Open Space: An appearance of openness created by clustering, separation of building groups, and through the use of well-designed open space and landscaping, or a reduction in amount of impervious surfaces not otherwise required. Comment: The topography of the site includes some steep slope areas presenting some design constraints. Because the site generally slopes downward from east to west, the two proposed buildings would be located at different elevations. The South building containing the commercial space would be located closer to Benson Road S. Open space between the two buildings would be landscaped and would provide public access to pedestrian walkways and passive recreation areas. Surface parking area landscaping would be provided and would provide additional visual relief. The orientation of the buildings provides views primarily to the east and west and would allow for light and air circulation. Views to the east would be of hillside vegetation and landscaped areas and views to the west would be of the valley below. A feeling of openness would be created by the proposed landscaping and recommended pedestrian connections. vii. Privacy and Building Separation: Provides internal privacy between dwelling units, and external privacy for adjacent dwelling units. Each residential or mixed use development shall provide visual and acoustical privacy for dwelling units and surrounding properties. Fences, insulation, walks, barriers, and landscaping are used, as appropriate, for the protection and aesthetic enhancement of the property, the privacy of site occupants and surrounding properties, and for screening of storage, mechanical or other appropriate areas, and for the reduction of noise. Windows are placed at such a height or location or screened to provide sufficient privacy. Sufficient light and air are provided to each dwelling unit. Comment: Maximum privacy is provided by taking advantage of the topography of the site. Not only is the South building located at an elevation above Benson Road S, it is also separated by heavily vegetated buffer. Each of the proposed residential units has access to a private deck which would provide light and air to each unit. These private decks/balconies would include glass enclosures would afford future residents the ability to have outside views while providing a more open feeling. The two buildings do not directly face each and are offset on the site so that there are no direct sight lines between units in the separate buildings. City of Renton Community and Economic Development Department Preliminary Report to the Neoring Examiner EAGLE RiDGE PUD LUA09-150, ECF, PPUD PUBLIC NEARING DATE: June 15, 2010 Page 17 of 21 Rooftop equipment would be screened. Refuse and recyclables areas are proposed both inside the structured parking areas and in outside areas. As indicated on the landscape plan the outdoor refuse areas would be screened by landscaping. Because refuse and recyclable area screening details were not provided, staff recommends as a condition of approval that prior to building permit issuance the applicant shall provide a screening detail to the Planning Division project manager for review and approval. When the conditions of approval are met compliance with the privacy and building separation criteria will be satisfied. viii. Building Orientation: Provides buildings oriented to enhance views from within the site by taking advantage of topography, building location and style. Comment: Both of the proposed buildings are oriented east/west with the majority of window and door openings on these two facades. The two buildings are offset on the site to take advantage of views, to provide a feeling of openness, and to allow for optimum light and air. ix. Parking Area Design: Design: Provides parking areas that are complemented by landscaping and not designed in long rows. The size of parking areas is minimized in comparison to typical designs, and each area related to the group of buildings served. The design provides for efficient use of parking, and shared parking facilities where appropriate. Comment: The very limited amount of surface parking near Benson Road S would be screened from pedestrian view by a landscape strip. Surface parking area landscape islands would be provided at every six parking spaces or fewer would provide additional parking area screening and visual relief. The residential component of the South building would utilize the structure parking and would share surface parking spaces with the commercial uses. The residential units in the North building would have a combination of structured and surface parking areas. The structured parking reduces the amount of surface parking which provides for a more efficient use of the proposed project site and a reduction in impervious area. Surface parking spaces would be designated and in proximity to the commercial space to reduce intrusion into the primarily residential character of the project. Adequacy: Provides sufficient on-site vehicular parking areas consistent with the parking demand created by the development as documented in a parking analysis approved by the City. Comment: The proposed 134 parking spaces for the entire project would provide sufficient onsite parking demand. For the South building which contains 61 residential units and 4,039 square feet of commercial space, the applicant proposes 63 spaces for the residential component and 12 parking spaces for the commercial component which includes a6 accessible parking spaces. The North building contains 56 residential units and would have a total of 59 parking spaces including 4 accessible spaces. The applicant has provided parking in compliance with Renton Municipal Code. The overall project would have 2 more parking spaces than is required. City of Renton Community and Economic Development Department Preliminary Report to the Nearing Examiner EAGLE RIDGE PUD L UA09-150, ECF, PPUD PUBLIC NEARING DATE: June 15, 2010 Page 18 of 21 X. Phasing: Each phase of the proposed development contains the required parking spaces, open space, recreation spaces, landscaping and utilities necessary for creating and sustaining a desirable and stable environment, so that each phase, together with previous phases, can stand alone. Comment: The applicant has requested the option of phasing the proposed project. Phase One would be the South building, its associated structured and surface parking, as well as all of the landscaped open areas and their associated passive recreation facilities. Phase Two would include the North building, its structured and surface parking, and its associated landscaped areas. Construction of Phase One is anticipated to occur shortly after approval of the Final PUD and Phase Two would begin approximately one year thereafter. Because the public amenities and outdoor open space would be constructed and installed with Phase One, this phase can stand alone. xi. Development Standards Common Open Space Standard: Open space shall be concentrated in large usable areas and may be designed to provide either active or passive recreation. Requirements for mixed-use developments are described below. Residential Portions: Mixed use residential and attached housing developments of ten (10) or more dwelling units shall provide a minimum area of common space or recreation area equal to fifty (50) square feet per unit. The common space area shall be aggregated to provide usable area(s) for residents. The location, layout, and proposed type of common space or recreation area shall be subject to approval by the Reviewing Official. The required common open space shall be satisfied with one or more of the elements listed below. The Reviewing Official may require more than one of the following elements far developments having more than one hundred (100) units. (a) Courtyards, plazas, or multipurpose open spaces; (b) Upper level common decks, patios, terraces, or roof gardens. Such spaces above the street level must feature views or amenities that are unique to the site and provided as an asset to the development, (c) Pedestrian corridors dedicated to passive recreation and separate from the public street system; (d) Recreation facilities including, but not limited to: tennis/sports courts, swimming pools, exercise areas, game rooms, or other similar facilities; or (e) Children's play spaces. Comment: The proposed 117 unit multi -family development would require 5,850 square feet of common open space. Including landscaped areas which encompass passive recreation, the overall development would have 52,805 square feet of open area. Amenities would include benches, picnic tables, a gazebo structure, barbecue, and pedestrian walkways. Because these common open areas would be accessible to the public, staff recommends as a condition of approval that a revised landscape plan be submitted prior to the issuance of building permits which include enhanced landscaping with more trees planted in the areas containing the gazebo, picnic tables, and benches. City of Renton Community and Economic Development Department Predminary Report to the Nearing Examiner EAGLE RIDGE PUD LUA09-150, 1=CF, PPUD PUBLIC NEARING DATE. June 15, 2010 Page 19 of 21 Mixed Use Nonresidential Portion: All buildings and developments with over thirty thousand (30,000) square feet of nonresidential uses (excludes parking garage floorplate areas) shall provide pedestrian -oriented space according to the following formula: 1% of the lot area f 1% of the ,building area = Minimum amount of pedestrian -oriented space Comment: The non-residential (commercial] component of the South building would have 4,039 square and, therefore, is not subject to compliance with this requirement. Private Open Space: Each residential unit in a FUD shall have usable private open space (in addition to parking, storage space, and corridors) for the exclusive use of the occupants of that unit. Each ground floor unit, whether attached or detached, shall have private open space which is contiguous to the unit and shall be an area of at least 20% of the gross square footage of the dwelling units. The private open space shall be well demarcated and at least 10' in every dimension. Decks on upper floors can substitute for some of the required private open space for upper floor units. For dwelling units which are exclusively Upper story units, there shall be deck areas totaling at least sixty (60) square feet in size with no dimension less than five feet (5'). Comment: As evidenced by the floor plans, each residential unit would have a private deck. Each of these decks is accessible through its contiguous residential unit. Ground floor decks do not have the minimum dimension of 10 -feet and most decks do not comply with the 20 percent gross floor area minimum. Therefore, staff recommends as a condition of approval that the applicant submit revised floor plans which indicate compliance with the dimensional and square footage requirements for private open space. Such floor plans shall be submitted to the Planning Division project manager prior to the issuance of building permits. Installation and Maintenance of Common Open Space: All common area and open space shall be landscaped in accordance with the landscaping plan submitted by the applicant and approved by the City. Comment: Prior to the issuance of an occupancy permit, the developer shall furnish a security device to the City in an amount equal to the provisions of RMC 4-9-060. Landscaping shall be planted within one year of final approval of the planned urban development (phasing may be taken into consideration), and maintained for a period of 2 years, thereafter, and prior to the release of the security device. A security device for landscape maintenance may be waived if a landscape maintenance contract with a reputable landscaping firm licensed to do business in the City of Renton is executed and kept active for a 2 year period. A copy of such contract shall be kept on file in the Planning Division. Installation and Maintenance of Common Facilities: All common facilities not dedicated to the City shall be permanently maintained by the planned urban development owner by the property owners' association or the agent(s) thereof. Comment: Staff recommends as a condition of approval that the owner of the PUD be responsible for any common improvements, including but not limited to pedestrian City of Renton Community and Economic Development Department Preliminary Report to the Nearing Examiner EAGLE RIDGE PUD LUA09-150, ECF, PPUD PUBLIC NEARING DATE: lune 15, 2010 Page 20 of 21 walkways and shared parking areas within the project. All common facilities, not dedicated to the City, shall be permanently maintained by the PUD owner. I. RECOMMENDATIONS: Staff recommends approval of the Eagle Ridge PPUD, Project File No. LUA09-150, ECF, PPUD subject to the following conditions: 1. Refuse and recyclables areas shall be dimensioned on the revised site plan submitted to the Planning Division project manager for review and approval prior to the issuance of building permits. A detail of the refuse and recyclables areas must be submitted with the site plan indicating compliance with RMC 4-4-090. 2. The pedestrian walkway system shall be extended to provide connectivity to Benson Road S, between the North and South Buildings, and between the project site and the dental/medical office building to the north. This extended walkway system shall be indicated on the revised site plan submitted to the Planning Division project manager for review and approval prior to the issuance of building permits. 3. All walkways/crosswalks within parking lots shall be differentiated by material or texture, such as raised and stamped concrete or raised and painted asphalt. Such walkways/crosswalks shall be indicated on the revised site submitted to the Planning Division project manager for review and approval prior to the issuance of building permits. 4. A Final landscape plan shall be submitted to the Planning Division project manager for review and approval prior to the issuance of building permits that indicates expanded and enhanced landscaping using more trees in the area of the gazebo, benches and picnic tables. 5. Revised elevations for the south elevation of the North Building and the north elevation of the South Building showing architectural modulation similar to the east and west elevations shall be submitted to the Planning Division project manager for review and approval prior to the issuance of building permits. 6. Revised elevations shall be submitted to the Planning Division project manager for review and approval prior to the issuance of building permits which indicate that decorative ironwork would be used for ground level parking structure openings. 7. A revised site plan showing additional walkways and crosswalks to promote pedestrian safety throughout the site. Such walkways shall be shown to provide a connection to the dental/medical office building to the north, between passive recreation areas as well as providing crosswalks across surface parking lots. The revised site plan shall be submitted to the Planning Division project manager for review and approval prior to the issuance of building permits. 8. A lighting plan shall be submitted to the Planning Division project manager for review and approval prior to utility construction that indicates pedestrian walkway, landscape, and building lighting. City of Renton Community and Economic Development Department Pr....minary Report to the Nearing Examiner EAGLE RIDGE PUD LUA09-150, ECF, PPUD PUBLIC !-HEARING DATE_ June 15, 2010 Page 21 of 21 9. A revised site plan and revised elevations shall be submitted to the Planning Division project manager for review and approval prior to the issuance of building permits indicating that primary entries would have awnings or canopies and be identified with decorative paving and/or landscaping. 10. A rooftop mechanical equipment detail shall be submitted to the Planning Division project manager for review and approval prior to the issuance of building permits. 11. Revised floor plans shall be submitted to the Planning Division project manager for review and approval prior to the issuance of building permits indicating compliance with the dimension and square footage requirements of the PUD decision criteria. 12. All common facilities, not dedicated to the City, shall be permanently maintained by the PUD owner. EXPIRATION PERIODS: The developer shall, within two (2) years of the effective date of action by the City Council to approve the preliminary plan, submit to the Planning Division a final development plan showing the ultimate design and specific details of the proposed planned urban development or the final phase or phases thereof. Upon application by the developer, the Hearing Examiner may grant an extension of the approved preliminary plan for a maximum of twelve (12) months. Application for such extension shall be made at least thirty (30) days prior to the expiration date of preliminary plan approval. Only one such extension may be granted for a planned urban development. If a final development }clan is not filed within such two (2) years or within the extended time period, if any, the planned urban development preliminary plan shall be deemed to have expired or been abandoned. ----------------------------- r- EXHIBIT 3 11111 MIT y IN XeR t Ot 9 y y 1 �tR � x i *�K s e s a a t 1 � S �•�4 Y � 9 • a � s�� —_ 1 �� d �! ' �. •-==-- EAGLE RIDGE �4E A APARTMENTS & OFFICES I`r s"?y�s-sas��ss� SITE PLAN sow WA "m EXHIBIT 4 �L (p�Iyi�t�� r e p 1600 BENSON ROAR SOUiF! WEISMANDESIGNGROUP µ a EAGLE RIDGE APARTMENTS & OFFICE mp o RENTON, WASHINGTON r-1 � EXHIBIT 4 r e p 1600 BENSON ROAR SOUiF! WEISMANDESIGNGROUP µ a EAGLE RIDGE APARTMENTS & OFFICE mp o RENTON, WASHINGTON Fa 1F=1111�1_IFq oci I .i — L Eogi r .7. 0 �E�111! 11 HE H.O Ll 1MRIP-WIRT WE IIF I- T. as tkllll{II Ilfulll _ IRSnun ■ ■ IIII{III I IIIIIIII uo�Y�` moa 9©-1£ H1KN V 13NOI1VlAI-17 swn[nllwoaNa� - EXHIBIT 8 r�- .w o 7 cc _o �3 r -1 O'R :t�S Te"stt 1 n \I oils!! YA T�i199 '�iQ1t] HwOON 1^. IH ?ti'sf 1a � SNOI�.tllt��� SKINIW00NOS ", " , . 1, EXHIBIT 3 r_ o .0 0 _0 n n jj �uul a L cn a 'S } % U s � 6 c.� PUD Modification Request Altitude Apartments 1600 Benson Rd. S. Renton, WA The following PUD modification request is a final modification request for Altitude Apartments, formally submitted as Eagle Ridge Apartments and Offices. This request supplements a request made in 2014 to the City of Renton to consider changes in the original approved PUD. Developers have encountered topographical and soils conditions which required modification of the building design and location of amenities approved in original PUD. Original " Craftsman " Design which incorporated a timber brace and cantilevered deck design was altered when excavators encountered poor soils below the 14 foot test pits that were tested by Geotech engineers in 2011. Over excavation required the removal of thousands of yards of dirt below expected grade and necessitated the construction of 16 to 20 foot solid support walls and geo grid infill. The anticipated cantilevered design with " Craftsman " style braces was no longer aesthetically valid. As such Altitude design team modified the exterior to include an " eyebrow " at the top of the building along with panel and trim modifications to allow for a design that would recognized these changes. Changes were also made to the location of amenities including the amphi theatre, sport court, water feature, pea patch area and exterior trash bins. The amphi theatre was moved to another location on site and consists of the same size and features that were originally proposed. The sport court was replaced by two bocce ball courts of equivalent size in footprint and moved to the west side of the north building. The pea patch area was moved to the north end of the north building. Exterior trash areas were replaced with interior trash compactors and eliminated. The water feature anticipated at the entry to the building was denied by PSE and SCL who hold easement rights to that corner of Altitude property. Altitude has made significant additions to originally approved plan that include: 1) Increased plantings and landscape site coverage from original proposal, 5,000 SF 2) Feature garden and seating area by bocce ball courts 3) 3,000 square feet of walking trail and dog park 4) Art installation at entry of building. 5) Handi cap platform for HC viewing in Am phi Theatre 6) Patio installations and significant plantings along east side north building 7) Climbing plants and significant additional plantings along and behind retention wall at south end of site. Chris Koruga Managing Director ERVLLC EXHIBIT 8 NJIS30 a r nn9NS 301330 V S1N3V4-WVdV 30011! 3-1J)V3 EXHIBIT 9 uA105 tlYU21uO5N3B OWL W I I i NJ1S3❑I § M3AS nr I I I I b 301330 V SiN3Wi8VdV 93 )Clf2i 31E)V3 NJIS�]❑ MDIS NllWS R/Otl NOSX39 [09L �d 3Z)133p'8 S1N3VU8VdV 3JO18 31JV3 mmmmmmmmm C9 Z J_ m Lo Z EL W Y 1. ;o z Q s' NQIS3G M3—> S .z 30UJO V S1N3W14VdV 3`JOI4 TlDV3 +�► A so I � `/- `1 �� �� �11- /, � � Ifs i�"^ {�,-��'►� L ' 4 ■ xs i �iQ t I� 1 � ��i I �� • x �, ialiv i ALJ ry 1 0 z J 5 m Q co Denis Ow ;t lty of Mayor L a S ry�tg4, "}g� �. ✓ 8Y 2 T i f NrL{�v Community & Economic Development Department April 1, 2015 C.E." Chip Vincent, Administrator Chris Koruga 5454 301h Ave SW Seattle, WA 98126 SUBJECT: AGREEMENT BETWEEN CITY AND DEVELOPER FOR TEMPORARY CERTIFICATE OF OCCUPANCY FOR NORTH BUILDING, 813002432; LUA12-043, FPUD, "ALTITUDE APARTMENTS AND OFFICES" Dear Mr. Koruga: The City of Renton, Current Planning Division, is approving the requested Temporary Certificate of occupancy for the subject project (B13002432 and LUA12-043) subject to the Conditions. Conditions for the approval are required for outstanding project elements that shall be accomplished within the time frame identified below. See the enclosure for more background details. Prior to North Building TCO: • Fill removal bond shall be provided to the City (as of the date of this letter the subject bond has been received and accepted); and • A landscaping plan shall be provided, approved, installed, and inspected for the area between the east wall of the North Building and the retaining/shoring wall for ground level units; TCO can be provided to other units in the building excluding the ground floor units on the east side until the aforementioned is completed. Prior to North SuildIng CO or South Building TCO whichever comesfirst: • Fill removal has been completed and the PSE site has been restored to existing grades. PSE shall concur that they are satisfied with the site restoration and provide documentation to the City to this effect; and • Pedestrian connections required as a part of the FPUD shall be installed per the approved plan; and • A retaining wall conceptual mitigation plan shall be provided, approved, and executed to the satisfaction of the Current Planning Project Manager; and • Significant landscaping shall be installed per the approved plan between east wall of the north Building and vertical retaining wall for ground level units if not already installed; and EXHIBIT 10 Renton City Hall • 1 • rentonwa.gov Letter to Chris Koruga Page 2 of 2 April 1, 2015 • A sample board of concrete walls veneer/cover with color elevation renderings shall be provided to the Current Planning Project Manager; such wall treatment shall be reviewed and approved prior to installation if different from the FPUD; once approved such details shall be installed on both Buildings; and • The FPUD Modification Request shall be revised if necessary and approved or site amenities can be installed per the approved FPUD; • If changes are proposed to the approved landscape plan a revised landscape plan shall be provided to the Current Planning Project Manager for review and approval prior to landscaping installation; and • A bond for landscaping shall be posted pursuant to RMC4-9-150E.3.a; • Landscape installation shall be completed for the site including common and public amenities and along Benson Road; and • Architectural details such as braces/elbows/exterior beams to roof overhangs shall be installed. The above conditions are based on discussions between yourself and City staff, the City's land use and SEPA approvals for the project, and approved building permit plans. Sincerely Vanessa Dolbee Current Planning Manager Enclosure{sj: Agreement between City and Developerfor Occupancy Requests, LUA12-043 FPUD; 3 pages cc: File; WA12-043 FPUD Chip Vincent, CED Administrator Jennifer T. Henning, Planning Director Steve Lee, Development Engineering Manager Craig Burnell, Building Official Donna Locher, Lead Code Compliance Inspector Kris Sorensen, Associate Planner Agreement between City and Developer for Temporary Certificate of Occupancy for North Building; LUA12-043, FPUD, Altitude Apartments and Offices Developer Request: Chris Koruga, developer of Altitude Apartments and Offices (aka Eagle Ridge Mixed -Use Project), has requested Temporary Certificate of Occupancy (TCO) for the Borth Building of the two buildings being developed. The building and site is not necessarily ready for TCO issuance. Through a reasonable approach for an approval with conditions as outlined below, the City has provided the requested TCO. Background: To date, site elements for the project have not been accomplished as approved through the FPUD and Building Permit. For example, the lower level concrete facades require architectural detailing and the large beam braces connecting to the roof overhang have not been installed. Additionally, a significant amount of soil has been transferred to a Puget Sound Energy property and piled on the project site. At this time, the project is out of compliance with SEPA and City approvals and the approved Building Permit. A Major Modification of the PUD may be necessary which requires Hearing Examiner approval if these conditions are not brought into compliance with the FPUD approval. Occupancy Permits for the Project and Conditions: The City has worked with the developer to provide North Building TCD. The conditions to receive the requested TCD and future occupancy certificates are Outlined in Conditions for approval letter dated April 1, 2015. More detailed explanation of the scope of work for the TCD approval with conditions: + Fill: Provide a bond for removal of all fill on the PSE property and on the subject site behind the southerly shoring wall. o Area of Excavation: The amount of fill is based on removal of any soils at the pre -development topographical grade of the two sites. Quantity estimates have range from 7,000 cubic yards to 25,000 cubic yards. Ultimately, the pre - development grade is the determinant. If the developer wants to keep fill on his site, the SEPA will need to be amended for any fill or cuts of the site that were not previously approved. Geotechnical studies and required grading approvals are required for more than 500 cubic yards. Any new grade and fill would be required to be approved prior to North Building CO or prior to South Building TCO, whichever Comes first. a Bond Amount: The bond amount received was for $200,000. This bond is intended to cover both on site and off site soil removal. If the bond does not sufficiently cover the amount of soil to get the project to pre -development grades, additional bonding may be required. o Fill Removal: All fill must be removed prior to North Building CO or prior to South Building TCD, whichever comes first. Conditions for North auliding rCO LUA11 043, FPUD, Attitude Apartments and Offices April 1, 2015 Page Z + Retaining Walls: Two temporary and permanent shoring walls have been installed along the easterly boundary of the site, one running along the east side of the North Building and the other extending from the Benson Road entrance running along the eastside of the internal drive aisle. o Mitigation Plan:, A project narrative identifying alternatives aesthetic mitigation measures of these blank walls is required prior to North Building CO or prior to South Building TCD, whichever comes first. The plan shall provide measures such as removal, reduction in heights, terracing, addition of plantings, coloring, texturing, etc. o Plan Approval: A detailed plan shall be reviewed and approved by the City prior to North Building CO or prior to South Building TCO, whichever comes first. o Installation: Mitigation installation shall be completed prior to North Building CO or prior to South Building TCO, whichever comes first. • Pedestrian Connections: All pedestrian connections shall be installed prior to North Building CO or prior to South Building TCO, whichever comes first. * Site Amenities: The FPUD approved specific public and site amenities. The developer has indicated that due to grading some approved amenities cannot be installed. The developer has already requested a Minor Modification for five site elements. The North Building TCO has been provided without a modification decision. There are other site elements that were not included in the Modification request, that have likely changed through the site development that has occurred to date. The other site elements include, but are not limited to, a children's play area, walkways, retaining wails, gazebo, seating areas, barbeque area, pet run, indoor entertainment/common room, outdoor deck, and fencing. Prior to North Building CO or prior to South Building TCO, whichever comes first, the modification request shall be finalized. A revised modification request from the developer may be required to capture all site changes. • Landscaping: An approved landscape plan is in the building permit plan set. For PUD projects, a bond is required for site landscaping and landscaping is to be installed one year after FPUD approval. Neither has happened. o East side of North Buildin : At minimum, prior to North Building TCO, landscaping is to be provided between the east wail of the North Building and the vertical retaining wall. The landscaping shall provide separate private courtyard areas for each residential unit along the ground floor, providing buffer/screening between each unit, through a mix of hard and softscaping, and that provides for necessary emergency access. TCO for other units in the North Building has been issued. The landscaping plan for this courtyard space shall be reviewed and approved by the City. Installation is required prior to North Building CO or prior to South Building TCD, whichever comes first. Conditions for North Building FCO ! UA12-043, FPUD, Altitude Apartments and Offices April 1, 2015 Page 3 o Overall Landscape Plan: The approved landscape plan is provided in the building permit, If the approved landscape plan is to be modified or updated, a revised detailed landscape plan shall be provided to the Current Planning Project Manager, City staff and approved prior to North Building CO or prior to South Building TCO, whichever comes first. o Landscaping Bond: A landscape bond based on the approved landscape plan shall be provided prior to North Building CO or prior to South Building TCO, whichever comes first per RMC 4-9-150E.3.a. o Overall, Landscape Installation: All landscaping shall be installed prior to North Building CO or prior to South Building TCO, whichever comes first. Facade Architectural Details: The approved Building Plans identify required concrete stamping or veneer application of the lower level concrete walls along the building facades. Additionally, braces approximately two -stories in length connected to the roof overhangs are in the plans. These fagade elements have not been installed to date. Prior to North Building CO or prior to South Building TCC?, whichever comes first, a sample board of alternative veneers for the concrete walls shall be provided to City staff with color renderings of the building elevations, or the approved details can be installed. City staff shall approve the proposed concrete wall detailing prior to installation. Concrete wall finishes and the brace beams shall be installed prior to North Building CO or prior to South Building TCO, whichever comes first. „�cr��vl 9Q�9 }i1f305 _ �'34i21 3i9V� — EXHIBIT SOO HISON SMINIW0(INa7 E �90I2} 3191+3 EXHIBifi$ o� L lot twevsT. i u cJQ �Q h1'13N uin�mvc 0 SNOLLVh�'� 5Y4WINOONGO 99011119 �= Z EX9 Q 0 -E _7 ,iJJel FOR �iilll ����IIIII I�� RI J IUIIII1iiiINF3FlF!I F11111ii -� I��, IIIIIIIIIIIIIIN111lIi3NIf110pl.i�l {11 Ilflll� jI{IIIiIIIIIII ���;1 i ' �i.•„ illlll lII ■1, f111—Ho� �l1 I ll�ii� iuuuuiu•�I. `MUSE momi am= luuw uul � Illflwuq ummurr ME I '-�.' 1 �� ■ If I Z EX9 Q 0 -E _7 $E gA i v EXHIBIT 13 p w»<�;� f « / � � � <� \ ... �\�� /. ©«��� .\\� � � � � � »\\\.: � � � �� � � � ' \ � ƒ. / . ^ � ��\z \ \ \ . . *a r�: p w»<�;� f « / � � � <� \ ... �\�� /. ©«��� .\\� � � � � � »\\\.: � � � �� � � � Section 4-1-240 4-1-244 COMMON OPEN SPACE SUBSTITUTIONS: A. APPLICABILITY: Page 1 of l This Section is applicable to any development where common open space or a park is required by RMG 4-2-115, Residential Design and Open Space Standards, or RMC 44=3--100, Urban Design Regulations, or King County vested projects where tot lots or similar spaces are required. B. PUBLIC TRAIL OR PARK IMPROVEMENTS OR FEE -IN -LIEU FOR COMMON OPEN SPACE: Improvements to public trails, public parks.. or payment of a fee may occur to reduce common open space requirements; if approval for such substitution is accepted by the Community Services Administrator. 1. Public Trail Improvement in Lieu of Common Open Space: The requirements for open space may be reduced where public trail improvements are being provided. On-site public trail improvements may occur as a substitute to common open space requirements on a square footage basis, provided the trail has been identified in the Renton Traits and Bicycle Gaster Plan or the Parks, Recreation, Open Space. and Natural Resources Plan or an adopted community plan. Trails shall be constructed by the developer to standards specified by the Community Services Department and dedicated to and accepted by the City of Renton as a public trail prior to final plat recording or short plat recording, or building permit final occupancy for non -subdivision projects. 2. Public Park Improvement in Lieu of Common Open Spate: The requirements for open space may be reduced where public park improvements are being provided. On-site public park improvements may occur as a substitution to common open space requirements on a square footage basis provided the park has been identified in the Parks; Recreation, Open Space, and Natural Resources Plan or an adopted community plan. The park shall be constructed by the developer to standards specified by the Community Services Department and dedicated to and accepted by the City of Renton as a public park prior to final plat recording or short plat recording, or building permit final occupancy for non -subdivision projects. 3. Fee in Lieu of Common Open Space. A fee -in -lieu may occur as a substitute to common open space requirements; provided, that an off-site public park is within one-quarter 0 4) mile of the site proposed for development; safe and easy pedestrian access is provided to such public park. and the public park shall be an integral part of the design approach of the development. a. Fee Calculation: The fee shall be the equivalent of the monetary value of the required improvements for common open space plus the monetary value of the land area required to be placed in common open space. The project applicant shall provide the City with an estimate of the improvement value and an appraisal for the value of the land for the identified intended use with utilities and cther non-structural Improvements. The total monetary value of the fee -in - lieu shall be approved by the Community Services Department. b. The fee shall be paid prior to final plat recording or f?naI short plat recording or building permit issuance for non - subdivision projects. (Ord. 5591, 2-2$-2011; Ord. 5676, 12-3-2012) Mobile Version EXHIBIT 14 httpa/w"rw.codepublishing.com/ w rvtceniory 07/29/2015 PRE-LEASIN'U' PRE -LEASING ja PHE-LEASING PRE -LEASING low EXHIBIT 16 I RECORDING REQUESTED BY AND WHEN RECORDED RETURN TO: City of Santa Rosa Attn: Department of Recreation and Parks Steele Lane Community Center 415 Steele Lane Santa Rosa, California 95403 COVENANT TO MAINTAIN PU1C ART This Covenant to Maintain Public Art (this "Covenant") is made as of this _ of , 20_ by [name of owner on vesting deed for property] ("Owner") for the benefit and in favor of the City of Santa Rosa, a California charter city (the "City") pursuant to Santa Rosa City Code Chapter 21-08. Owner is the fee title owner of that certain real property commonly known as [insert address] located in the City of Santa Rosa, California, Assessor's Parcel Number(s) (the "Property"), upon which Property there has been constructed a commercial development project consisting of (the "Project"); Owner, as developer, or in conjunction with the developer of the Project, has installed an original piece of art work in accordance with the requirements of Santa Rosa City Ordinance 3805 (City Code Chapter 21-08) and the application and proposal approved by the City's Department of Recreation & Parks on , Project 4 , which art work (the "Public Art") is intended for the enjoyment and benefit of the citizens and visitors of the City of Santa Rosa, to the enhance the character of the City as a whole, and to benefit and enhance the Project and the Property upon which is has been installed. Owner now hereby covenants and agrees that the Property and improvements constructed thereon shall be held, conveyed, mortgaged, encumbered, leased, rented, used, occupied, sold and improved, subject to this Covenant. All of covenants, conditions, and restrictions set forth herein shall constitute covenants which shall run with the land and shall be binding upon Owner and its successors and assigns, and all parties having or acquiring any right, title or interest in or to any part of the Property. Owner shall consistently cause the Public Art to be maintained in good condition and shall perform any -and all necessary repairs and maintenance of the Public Art to the reasonable satisfaction of the City, as determined by the City's Director of the Department of Recreation and Parks. Owner shall maintain the Public Art in place on the Property. Owner shall not relocate or remove, nor allow relocation or removal of, the Public Art, without the prior consent of the City, for a period of at least twenty (20) years form the date upon which the Public Art was installed (the "Term"). In the event that the Project is intended to be demolished prior to the expiration of the Term, Owner shall cause the Public Art to be relocated to another publicly accessible, permanent EXHIBIT 17 location that is approved in advance by the City's Art in Public Places Committee, or in the absence of any such Committee, then by the City's Director of the Department of Recreation and Parks. In the event of any removal or relocation of the Public Art for any reason prior to the expiration of the `Germ, in addition to obtaining the City's consent, Owner must notify the City at least thirty (30) days in advance of said removal, and must replace the Public Art within six (6) months of its removal, all in accordance with the provisions and requirements of the City Ordinance 3805, or alternatively, Owner must pay an amount equal to the public art contribution amount for the Project, as determined in accordance with the City's Ordinance 3805, for the remainder to of the Term, prorated over said twenty (20) year period. Any removal, relocation, or replacement of the Public Art, must be consistent with the California Preservation of Works of Art Act and the federal Visual Artist's Rights Act and any other relevant law. The City shall have the right to enforce this Covenant against the Owner, its successors and assigns in accordance with its terms. In the event that the City is forced to bring any legal action to enforce the provisions of this Covenant, Owner shall be obligated to reimburse the City for any all cost of enforcement, including but not limited to any attorneys' fees. This Covenant shall run for the Term as stated hereinabove. OWNER: [Insert signature block] Attachments: Notary acknowledgment Legal description of the Property r is Lavv City offf ��ry E Community & Economic Development Department April 1, 2015 C.E."Chip"Vincent, Administrator Chris Koruga 5454 301h .Ave SW Seattle, WA 98126 SUBJECT: AGREEMENT BE'T'WEEN CITY AND DEVELOPER FOR TEMPORARY CERTIFICATE OF OCCUPANCY FOR NORTH BUILDING, 813002432; LUA12-043, FPUD, "ALTITUDE APARTMENTS AND OFFICES" Dear Mr. Koruga: The City of Renton, Current Planning Division, is approving the requested Temporary Certificate of occupancy for the subject project (813002432 and LUA12-043) subject to the Conditions. Conditions for the approval are required for outstanding project elements that shall be accomplished within the time frame identified below. see the enclosure for more background details. Prior to North Building TCQ: • Fill removal bond shall be provided to the City (as of the date of this letter the subject bond has been received and accepted); and • A landscaping plan shall be provided, approved, installed, and inspected for the area between the east wall of the North Building and the retaining/shoring wall for ground level units; TCO can be provided to other units in the building excluding the ground floor units on the east side until the aforementioned is completed. Prior to North Building CO or South Building TCO, whicheverCamesfirst: • f=ill removal has been completed and the PSE site has been restored to existing grades. PSE shall concur that they are satisfied with the site restoration and provide documentation to the City to this effect; and • Pedestrian connections required as a part of the FPUD shall be installed per the approved plan; and • A retaining wall conceptual mitigation plan shall be provided, approved, and executed to the satisfaction of the Current Planning Project Manager; and • Significant landscaping shall be installed per the approved plan between east wall of the North Building and vertical retaining wail for ground level units if not already installed; and Renton City Hall . 1055 South Grady Way • Renton, Washington 98057 . rentonwa.gov • F (eme aQQ f� f�'fe LAA 12 - o�{ 3� �Pug "egyfe f1 So r-eI„Ls-Z'A xw5 5 tetter to Chris Koruga Page 2 of 2 April 1, 2015 • A sample board of concrete walls veneer/cover with color elevation renderings shall be provided to the Current Planning Project Manager; such wall treatment shall be reviewed and approved prior to installation if different from. the FPUD; once approved such details shall be installed on both Buildings; and • The FPUD Modification Request shall be revised if necessary and approved or site amenities can be installed per the approved FPUD; • If changes are proposed to the approved landscape plan a revised landscape plan shall be provided to the Current Planning Project Manager for review and approval prior to landscaping installation; and A bond for landscaping shall be posted pursuant to RMC4-9-150E.3.a; • Landscape installation shall be completed for the site including common and public amenities and along Benson Road; and • Architectural details such as braces/elbows/exterior beams to roof overhangs shall be installed. The above conditions are based on discussions between yourself and City staff, the City's land use and SEPA approvals for the project, and approved building permit plans. Sincerely Vanessa Dolbee Current Planning Manager I nclosure(s): Agreement between City and Developer for occupancy Requests; LUA12-043 FPUD, 3 pages cc: File; LUA12-043 FPUD Chip Vincent, CED Administrator Jennifer F. Henning, Planning Director Steve Lee, Development Engineering Manager Craig Burnell, Building official Donna Locher, Lead code Compliance Inspector Kris Sorensen, Associate Planner Agreement between City and Developer for Temporary Certificate of Occupancy for North Building; LUA12-043, FPUD, Altitude Apartments and Offices Developer Request: Chris Koruga, developer of Altitude Apartments and Offices (alfa Eagle Ridge Mixed -Use Project), has requested Temporary Certificate of Occupancy (TCO) for the North Building of the two buildings being developed. The building and site is not necessarily ready for TCO issuance. Through a reasonable approach for an approval with conditions as outlined below, the City has provided the requested TCO. Background: To date, site elements for the project have not been accomplished as approved through the FPUD and Building Permit. For example, the lower level concrete facades require architectural detailing and the large beam braces connecting to the roof overhang have not been installed. Additionally, a significant amount of soil has been transferred to a Puget Sound Energy property and piled on the project site. At this time, the project is out of compliance with SEPA and City approvals and the approved Building Permit. A Major Modification of the PUD may be necessary which requires Hearing Examiner approval if these conditions are not brought into compliance with the FPUD approval. Occupancy Permits for the Project and Conditions. The City has worked with the developer to provide North Building TCO. The conditions to receive the requested TCO and future occupancy certificates are outlined in Conditions for approval letter dated April 1, 2015. More detailed explanation of the scope of work for the TCO approval with conditions: Fill: Provide a bond for removal of all fill on the PSE property and on the subject site behind the southerly shoring wall. o Area of Excavation: The amount of fill is based on removal of any soils at the pre -development topographical grade of the two sites. Quantity estimates have range from 7,000 cubic yards to 25,000 cubic yards. Ultimately, the pre - development grade is the determinant. If the developer wants to keep fill on his site, the SEPA will need to be amended for any fill or cuts of the site that were not previously approved. Geotechnical studies and required grading approvals are required for more than 500 cubic yards. Any new grade and fill would be required to be approved prior to North Building CO or prior to South Building TCO, whichever comes first. o Bond Amount: The bond amount received was for $200,000. This bond is intended to cover both on site and off site soil removal. if the bond does not sufficiently cover the amount of soil to get the project to pre -development grades, additional bonding may be required. o Fill Removal: All Fill must be removed prior to North Building CO or prior to South Building TCO, whichever comes first. Condltlrns for North Ouifdirg TCO !.VA11 643, FF I-10 Albrude Apartments and Offices , pra,1, 2915 Page 1 # Retaining Walls: Two temporary and permanent shoring walls have been installed along the easterly boundary of the site, one running along the east side of the North Building and the other extending from the Benson Road entrance running along the eastside of the internal drive aisle. a Mitigation Plan: A project narrative identifying alternatives aesthetic mitigation measures of these blank wails is required prior to North Building CO or prior to South Building TCO, whichever comes first. The pian shall provide measures such as removal, reduction in heights, terracing, addition of plantings, coloring, texturing, etc. o Plan Approva_l:. A detailed plan shall be reviewed and approved by the City prior to North Building CO or prior to South Building TCO, whichever tames first. o Installation: Mitigation installation shall be completed prior to North Building CO or prior to South Building TCO, whichever comes first. + Pedestrian Connections: All pedestrian connections shall be installed prior to North Building CO or prior to South Building TCO, whichever tames first. + Site Amenities: The FPUD approved specific public and site amenities, The developer has indicated that due to grading some approved amenities cannot be installed. The developer has already requested a Minor Modification for five site elements. The North Building TCD has been provided without a modification decision. There are other site elements that were not; included in the Modification request, that have likely changed through the site development that has occurred to date. The other site elements include, but are not limited to, a children's play area, walkways, retaining walls, gazebo, seating areas, barbeque area, pet run, indoor entertainment/common room, outdoor deck, and fencing. Prior to North Building CO or prior to South Building TCO, whichever comes first, the modification request shall be finalized. A revised modification request from the developer may be required to capture all site changes. + Landscaping: An approved landscape plan is in the building permit plan set. For PUD projects, a bund is required for site landscaping and landscaping is to be installed one year after FPUD approval. Neither has happened. o East side of North_ Building: At minimum, prior to North Building TCO, landscaping is to be provided between the east wall of the North Building and the vertical retaining wall. The landscaping shall provide separate private courtyard areas for each residential unit along the ground floor, providing buffer/screening between each unit, through a mix of hard and softscaping, and that provides for necessary emergency access. TCO for other units in the North Building has been issued. The landscaping pian for this courtyard space shall be reviewed and approved by the City. Installation is required prior to North Building CO or prior to South Building TCO, whichever comes first. (70ndition.5 for Noah DuIlding TCO LUA12.043, FPUD, AltitudeAporinvents and Gffires April J, 2015 Page 3 o Overall Landscape Plan: The approved landscape plan is provided in the building permit. If the approved landscape plan is to be modified or updated, a revised detailed landscape plan shall be provided to the Current Planning Project Manager, City staff and approved prior to North Building CO or prior to South Building TCO, whichever comes first. o Landsca in Bond: A landscape bond based on the approved landscape plan shall be provided prior to North Building CO or prior to South Building TCO, whichever comes first per RMC 4-9-150E.3.a. o Overall Landscape Installation: All landscaping shall be installed prior to North Building CO or prior to South Building TCO, whichever comes first. Facade Architectural Details: The approved Building Plans identify required concrete stamping or veneer application of the lower level concrete walls along the building facades. Additionally, braces approximately two -stories in length connected to the roof overhangs are in the plans. These fagade elements have not been installed to date. Prior to North Building CO or prior to South Building TCO, whichever comes first, a sample board of alternative veneers for the concrete walls shall be provided to City staff with color renderings of the building elevations, or the approved details can be installed. City staff shall approve the proposed concrete wall detailing prior to installation. Concrete wail finishes and the brace beams shall be installed prior to North Building CO or prior to South Building TCO, whichever comes first. City of '4 "`Y' ""•[bE' ..q �'.=qM�q":-o.'Rarb4 "ON Community & Economic Development Department April 1, 2015 C.E."Chip"Vincent, Administrator Chris Koruga 5454 301h Ave 5W Seattle, WA 98126 SUBJECT: AGREEMENT BETWEEN CITY AND DEVELOPER FOR TEMPORARY CERTIFICATE OF OCCUPANCY FOR NORTH BUILDING, 813002432; LUA12-043, FPUD, "ALTITUDE APARTMENTS AND OFFICES" Dear Mr. Koruga: The City of Renton, Current Planning Division, is approving the requested Temporary Certificate of Occupancy for the subject project (813002432 and LUA12-043) subject to the Conditions. Conditions for the approval are required for outstanding project elements that shall be accomplished within the time frame identified below. See the enclosure for more background details. Prior to North Building TCO: • Fill removal bond shall be provided to the City (as of the date of this letter the subject bond has been received and accepted); and • A landscaping plan shall be provided, approved, installed, and inspected for the area between the east wall of the North Building and the retaining/shoring wall for ground level units; TCO can be provided to other units in the building excluding the ground floor units on the east side until the aforementioned is completed. Prior to North Building CO or South Building TCO whichever comes first: • Fill removal has been completed and the PSE site has been restored to existing grades. PSE shall concur that they are satisfied with the site restoration and provide documentation to the City to this effect; and • Pedestrian connections required as a part of the FPUD shall be installed per the approved plan; and • A retaining wall conceptual mitigation plan shall be provided, approved, and executed to the satisfaction of the Current Planning Project Manager; and • Significant landscaping shall be installed per the approved pian between east wall of the North Building and vertical retaining wall for ground level units if not already installed; and Renton City Hall . 1455 south GradyWay • Renton, Washington 98057 . rentonwa.gov C� ple'se �3 fPuD -IV 'INIO WA TI's, It k YW 9 Letter to Chris Koruga Page 2 cf 2 April 1, 2015 • A sample board of concrete walls veneer/cover with color elevation renderings shall be provided to the Current Planning Project Manager; such wall treatment shall be reviewed and approved prior to installation if different from the FPUD; once approved such details shall be installed on both Buildings; and • The FPUD Modification Request shall be revised if necessary and approved or site amenities can be installed per the approved FPUD; • if changes are proposed to the approved landscape plan a revised landscape plan shall be provided to the Current Planning Project Manager for review and approval prior to landscaping installation; and • A bond for landscaping shall be posted pursuant to RMC4-9-150E.3.a; • Landscape installation shall be completed for the site including common and public amenities and along Benson Road; and • Architectural details such as braceslelbows/exterior beams to roof overhangs shall be installed. The above conditions are based on discussions between yourself and City staff, the City's land use and SEPA approvals for the project, and approved building permit plans. Sincerely Vanessa Doibee Current Planning Manager Enclosure(s)- Agreement between City and Developer for Occupancy Requests; LUA12.043 FRU{D; 3 pages cc; File; LUA12-043 FPUD Chip Vincent, CED Administrator Jennifer T. Henning, Planning Director Steve Lee, Development Engineering Manager Craig Burnell, Building Official Donna Locher, Lead Code Compliance Inspector Kris Sorensen, Associate Planner Agreement between City and Developer for Temporary Certificate of Occupancy for !North Building; LUA12-043, SPUD, Altitude Apartments and offices Developer Request: Chris Koruga, developer of Altitude Apartments and Offices (aka Eagle Ridge Mixed -Use Project), has requested Temporary Certificate of Occupancy (TCO) for the North Building of the two buildings being developed. The building and site is not necessarily ready for TCO issuance. Through a reasonable approach for an approval with conditions as outlined below, the City has provided the requested TCO, Background: To date, site elements for the project have not been accomplished as approved through the FPUD and Building Permit. For example, the lower level concrete facades require architectural detailing and the large beam braces connecting to the roof overhang have not been installed. Additionally, a significant amount of soil has been transferred to a Puget Sound Energy property and piled on the project site. At this time, the project is out of compliance with SEPA and City approvals and the approved Building Permit. A Major Modification of the PUD may be necessary which requires Hearing Examiner approval if these conditions are not brought into compliance with the FPUD approval. Occupancy Permits for the Project and Conditions: The City has worked with the developer to provide North Building TCO, The conditions to receive the requested TCO and future occupancy certificates are outlined in Conditions for approval letter dated April 1, 2015. More detailed explanation of the scope of work for the TCO approval with conditions: Fill: Provide a bond for removal of all fill on the PSE property and on the subject site behind the southerly shoring wall. o Area of Excavation: The amount of fill is based on removal of any soils at the pre -development topographical grade of the two sites. Quantity estimates have range from 7,000 cubic yards to 25,000 cubic yards. Ultimately, the pre - development grade is the determinant. if the developer wants to keep fill on his site, the SEPA will need to be amended for any fill or cuts of the site that were not previously approved. Geotechnical studies and required grading approvals are required for more than 500 cubic yards. Any new grade and fill would be required to be approved prior to North Building CO or prior to South Building TCO, whichever comes first. o Bond Amount: The bond amount received was for $200,000. This bond is intended to cover both on site and off site soil removal. If the bond does not sufficiently cover the amount of soil to get the project to pre -development grades, additional bonding may be required. c Fill Removal: All fill must be removed prior to North Building CO or prior to South Building TC0, whichever comes first. uondlticns forNorth BoHdfngTCO ! UA3 2-043, FPUO, M iirude A parrm en is an d C7ftfces � nril 1, 2015 Page 2 Retaining Walls: Two temporary and permanent shoring walls have been installed along the easterly boundary of the site, one running along the east side of the North Building and the other extending from the Benson Road entrance running along the eastside of the internal drive aisle. o Mitigation Plan: A project narrative identifying alternatives aesthetic mitigation measures of these blank walls is required ,prior to North Building CO or prior to South Building TCO, whichever comes First. The plan shall provide measures such as removal, reduction in heights, terracing, addition of plantings, coloring, texturing, etc. o Plan Approval: A detailed plan shall be reviewed and approved by the City prior to North Building CO or prior to South Building TCU, whichever comes first. o Installation: Mitigation installation shall be completed prior to North Building CO or prior to South Building TCO, whichever comes first. Pedestrian Connections: All pedestrian connections shall be installed prior to North Building CO or prior to South Building TCO, whichever comes first. Site Amenities: The FPUD approved specific public and site amenities. The developer has indicated that due to grading some approved amenities cannot be installed. The developer has already requested a Minor Modification for five site elements. The North Building TCO has been provided without a modification decision. There are other site elements that were not included in the Modification request, that have likely changed through the site development that has occurred to date. The other site elements include, but are not limited to, a children's play area, walkways, retaining walls, gazebo, seating areas, barbeque area, pet run, indoor entertainment/common room, outdoor deck, and fencing. Prior to North Building CO or prior to South Building TCO, whichever comes first, the modification request shall be finalized. A revised modification request from the developer may be required to capture all site changes. Landscaping: An approved landscape plan is in the building permit plan set. For PUD projects, a bond is required for site landscaping and landscaping is to be installed one year after FPUD approval. Neither has happened. o East side of North Building: At minimum, prior to North Building TCO, landscaping is to be provided between the east wall of the North Building and the vertical retaining wall. The landscaping shall provide separate private courtyard areas for each residential unit along the ground floor, providing buffer/screening between each unit, through a mixof hard and softscaping, and that provides for necessary emergency access. TCO for other units in the North Building has been issued. The landscaping plan for this courtyard space shall be reviewed and approved by the City. Installation is required prior to North Building CO or prior to South Building TCO, whichever comes first. Y condi#inns forNorth audjing FCO LJA12•043, FPLC, Ainwe ApDamenrs and G/fi'res Aprif 1, 2015 Hoge 3 g Overall Landscape Plan: The approved landscape pian is provided in the building permit. If the approved landscape plan is to be modified or updated, a revised detailed landscape plan shall be provided to the Current Planning Project Manager, City staff and approved prior to North Building CO or prior to South Building TCO, whichever comes first. * Landscaping Bond: A landscape band based on the approved landscape plan shall be provided prior to North Building CO or prior to South Building TCO, whichever comes first per RMC 4-9-150E.3.a. o Overall Landscape installation: All landscaping shall be installed prior to North Building CO or prior to South Building TCO, whichever comes first. Fa+ ade Architectural Details. The approved Building Plans identify required concrete stamping or veneer application of the lower level concrete walls along the building facades. Additionally, braces approximately two -stories in length connected to the roof overhangs are in the plans, These facade elements have not been installed to date. Prior to North Building CO or prior to South Building TCO, whichever comes first, a sample board of alternative veneers for the concrete walls shall be provided to City staff with color renderings of the building elevations, or the approved details can be installed. City staff shall approve the proposed concrete wall detailing prior to installation. Concrete wall finishes and the brace beams shall be installed prior to North Building CO or prior to South Building TCO, whichever comes first. Eagle Ridge Final PU. onditions of Development (Surnmai. ,UA12-043 Project Source of When Party Responsible Notes/Completion Condition Condition Compliance Date is Required Refuse & PUD Prior to bldg. Applicant recycling in Condition permit conformance with Code Pedestrian PUD Prior to bldg. Applicant walkway Condition permit between North & South Bldgs and Benson Rd S Walkways of PUD Prior to bldg Applicant different condition permit material or color Final landscape PUD Prior to bldg Applicant Plan condition Revised PUD Prior to bldg Applicant elevation condition permit drawings Lighting Plan PUD Prior to Applicant condition building permit issuance Rooftop PUD Prior to bldg. Applicant mechanical condition permit equipment plan Revised floor PUD Prior to bldg. Applicant plans condition permit Common areas PUD Prior to bldg. Applicant to be condition permit permanently maintained by the PUD owner 5 top 10 parking PUD Prior to bldg. Applicant stalls designated condition permit guest parking Eliminate a total PUD Prior to bldg. Applicant of 15 surface condition permit parking stalls & establish 16 additional structured stalls Outdoor PUD Prior to bldg. Applicant amphitheater condition permit Trail amenities PUD Prior to bldg. Applicant connecting condition permit amenities with Benson Rd S and gazebo/barbecue Eagle Ridge Final PUl inditions of Development (Summar. UA12-043 and outdoor theaterareas Entertainment PUD Prior to bldg. Applicant room with condition permit seating for over 75 and available in summer for use as outdoor theater Children's play PUD Prior to bldg. Applicant area (sports condition permit court) Pea patch area in PUD Prior to bldg. Applicant conjunction with condition permit North Bldg Entry water PUD Prior to bldg. Applicant feature condition permit Erosion control ERC During Applicant/contractor/builder mitigation construction Compliance with ERC During Applicant/contractor/builder geotech report mitigation construction Noise & vibration ERC Prior to Applicant/contractor/builder studies if pile mitigation construction driven foundations are used Contact State ERC During Appliocant/contractor/builder Office of mitigation construction Archaeology & Host Pres should artifacts be found. Stop work until given OK to proceed_ Haul hours are Code During Applicant/contractor/builder limited to 8:30 Construction am to 3:30 pm Monday through Friday Construction Code During Applicant/Contractor/Builder hours are from construction 7:00 am to 8:00 pm Monday through Friday. Construction hours on Saturdays are from 9:00 am to 8:00 pm and no work on Sundays. Eagle Ridge Final PU] )nditions of Development (Summar. UA12-043 Water line Code During Applicant/contractor/builder extensions and construction loops to provide fire flow for sprinklers and hydrants Pay Water SDC Code Construction Applicant/contractor/builder permit Sanitary sewer Code During Applicant/contractor/builder extensions & construction service connections Pay Sewer SDC Code Construction Applicant/contractor/builder permit 2009 KCSWM Code Construction Applicant/contractor/builder standards for permit surface water Pay Surface Code Construction Applicant/contractodbuilder Water SDC permit Traffic control Code Prior to Applicant/contractor/builder plan construction 1 hydrant Code Prior to bldg. Applicant/contractor/builder required within permit 150 ft of each building; 2 additional hydrants are required within 300 ft of each bldg.' Fire sprinklers, Code Prior to fire Applicant/contractor/builder fire alarm permits and systems, dry during standpipes, construction direct outside access to fire sprinkler riser rooms, & fully addressable & full detection required for all alarm systems. Fire Department Code Prior to Applicant/contractor/builder access roadways construction within 150 ft of permit & bldgs., fire lane during signage, 25 ft construction inside & 45 ft outside turning radii, 20 -ft wide access roads, Eagle Ridge Final PU: i'nditions of Development {Summar. UA12-043 15% max road grades, roads capable of supporting a 30 - ton vehicle with 322 -psi loading, & properly recorded fire access easement.' Electronic site Code Prior to Applicant/contractor/builder plan occupancy Bldgs equipped Code During Applicant/contractor/builder with elevators construction must have at least 1 elevator meeting bariatric size stretcher requirements & an 80 -in center - opening door. Bldgs shall Code Prior to Applicant/contractor/builder comply with COR occupancy Emergency Radio Coverage ordinance cc: Chip Vincent Neil Watts Kayren Kittrick Jennifer Henning Rohini Nair f CITY OF RENTON DEPARTMENT OF COMMUNITY & ECONOMIC DEVELOPMENT MEMORANDUM Date: June 10, 2013 To: City Clerk's Office From: Stacy M 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: Eagle Ridge Apartments & Offices Final PUD LUA (file) Number: LUA-12-043, FPUD Cross -References: LUA09-150 AKA's: Project Manager: Gerald Wasser Acceptance Date: June 28, 2012 Applicant: Eagle Ridge Villas LLC Owner: Sarre as applicant Contact: Chris Koruga PID Number: 2023059162 ERC Decision Date: ERC Appeal Date: Administrative Approval: September 14, 2012 Appeal Period Ends: September 28, 2012 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 applicant is requesting a Final Planned Urban Development (FPUD) for a mixed used development including office and residential uses Location: 1620 Benson Road S Comments: The City of Renton Economic Development Department June 4, 2013 SDC and Impact Fee deferral. We would like to request a deferral of SDC and Impact fees for our project at 1620 Benson Road S. in Renton. This relief would make it possible for us to complete both phases of our proposed 120 unit apartment and office building. I offer the following history and development of the project for your review and consideration: History: In 2006 our company, Eagle Ridge Villas, applied for and received a preliminary approval from the City of Renton to build a 29 unit town home development on our site at 1600 Benson Rd. S. in Renton. As we began the final permitting process we were approached by the City of Renton with a potential zoning change that would allow for greater density on our site. Although this zoning change was still being implemented at that time we were told that it was approved in concept and was soon to be implemented. The new zoning might be a better use of our property on Benson HIII Rd. S. We pursued this opportunity without understanding the implications of this new zoning and what it would take to satisfy all the requirements associated with that zoning. I don't think many officials at the City of Renton really had a grasp on how this zoning might work in our particular location, nor should they be expected to. Commercial zonings in isolated residential areas are always problematic. Growing a neighborhood commercial presence along Benson Rd. S. is a good idea in concept. The reality is very different. This site has many challenges. The topography is more conducive to garden style apartments which predominate the area. Our site, including Benson Hill Rd.S. is sloped, much of the site is 16%, several areas are 40%. Typically NC zones are located in areas where customers and residents can access the sites from a street frontage where other businesses complement their efforts. None of these advantages are found in our site. As this new zoning became law we pursued it and soon found that a higher density building with a commercial component, underground parking and other requirements would not work on this site. It was not practical, for example, to put commercial store frontage along Benson Hill Rd.S.. The road is sloped. It rises from Benson Hill Rd. S to the east at a steep grade and it is not connected to any other pedestrian or commercial traffic. PUD: The City of Renton offered us another alternative: To create a PUD and move the required commercial ( office ) space to a flat area of the site. This would require public approval, a long and costly process which we reluctantly undertook. The PUD process took us two years to finally resolve. It involved thousands of hours of research and tens of thousands of dollars in legal, architectural, review fees and other costs. It involved hearing examinations and appeals to the City Council to argue such issues as whether we could use a flat roof or a pitched roof in a commercial zone, how and what kind of public amenities could we offer the City, how many cars could we park outside the underground parking garages, etc.. Finally, after 3 years we were granted, l believe, the first PUD in the City of Renton. A PUD which expires now in 14 months. Cost/Benefit: So here we are today, very close to final approval on a 25 million dollar project that has the potential of being the first large apartment/office project in Renton in the past several years. I understand from City officials that there are no other large projects of this kind planned in the near future. Some of the reasons for this are found in the cost/benefit analysis that we all need to consider: Rents that owners can charge in Renton are half of what they charge in Seattle. The cost of construction is very similar. have struggled with this project for six years now and tried to fit a round peg in the square hole. But I believe we have a project that will work. Our company has a bank loan in place and is willing to commit millions of dollars of its own funds to meet the greater equity requirements that are a reality of todays lending market. Like all investments there is a limit to what risk we are willing to take. We have taken extraordinary risks up to this point and invested heavily in trying to reach an outcome that meets a certain cost/benefit level. Our company has reached a point where the cost may be exceeding the benefit and we would ask the City to consider several things before we make our final decision to proceed or not on this project. The direct costs of this project related to the PUD requirements, plan review fees, permit fees, mitigation fees, sewer and water connection fees, enhanced water quality requirements, best management practices and other miscellaneous fees that either are paid directly to the City of Renton or are required of us to fulfill a requirement or request is now over one million dollars. In addition to this we may be required to build additional roads to achieve a fire access road that would provide a third connection to our property. We would ask the City for relief and or deferral from the SDC and impact fees to allow us sufficient time to building our first phase of the project and get it rented. With a permanent loan in place for the first phase we are assured of success on the second phase. We feel strongly that there is a direct benefit of this project to the public, to the Lodge at Eagle Ridge Assisted Living facility ( which we built ) and to the City of Renton. We hope that you could extend this relief to us to continue building strong, viable and profitable projects in the City of Renton. In the event we cannot proceed with this project as proposed we would ask the City for the right to return to our original zoning of 2006 and proceed with a multi family project that has a greater cost/benefit to our company. Thank you for you consideration and I will remain available all this week to discuss the matter with you or any of your staff. Sincerely, Chris Koruga Robert Hancheroff Eagle Ridge Villas LLC Denis Law cit O l Mayor ���r, October 18, 2012 Department of Community and Economic Development C.E."Chip"Vincent, Administrator Chris Koruga Eagle Ridge Villa LLC 54543 Cth Avenue SW Seattle, WA 98126 SUBJECT: Eagle Ridge Apartment &.Offices Final PUD LUA12-043, FPUD Dear Mr. Koruga: This letter is to inform you that the appeal period ended September 28, 2012 for the Administrative Final Planned Urban Development approval. No appeals were filed, therefore, this decision is final and application for the appropriately required permits may proceed. The conditions of approval listed in the letter dated September 14, 2012 must be adhered to during construction and prior to final inspection. Also, the applicant should be aware, pursuant to RMC 4-9-150G.8 the applicant shall prepare and submit building permit applications which are accepted as substantially complete to the Department of Community and Economic Development within 6 months of the effective date of approval. The developer shall complete the approved planned urban development or any phase thereof included, in the approved plan within 2 years from the date of the decision to approve the final plan by the Planning Director, unless a shorter time limit will require the submittal of a new preliminary and final plan application in order to continue construction of the planned urban development. Failure to complete the planned urban development, or any phase thereof, within this time limit will require the submittal of a new preliminary and final plan application in order to continue construction of the planned urban development. Failure to submit a new application or to complete the planned urban development once construction has begun shall constitute abandonment of the planned urban development. Expiration of any building permit issued for a planned urban development shall be governed by the provisions of the applicable Building Code. Construction of any portion of the planned urban development requires a current approved planned urban development and a current building permit. Renton City Hall - 1055 South Grady Way.. Renton, Washington 98057 rentonwa.gov Chris Koruga Page 2 of 2 October 18, 2012 Approval of a final plan for any phase of the approved preliminary plan shall constitute an extension of 2 years of the remainder of the preliminary plan from the effective date of Hearing Examiner action on the final plan. Therefore, the building permits for Phase One must be submitted by March 14, 2013; Phase One must be completed by September 14, 2014; and Phase Two must be completed by September 14, 2016. If you have any questions regarding the report and decision issued for this site plan development proposal, please call me at (425) 430- 7382. Sincerely Gerald C. Wasser Associate Planner cc: Dzuy M. Nguyen, George R. Newton, Woodcliffe Apartments / Party(les) of Record DenYu Law �Itv O� -moi' fir; September 14, 2012 Department of Community and Economic Development C.E."Chip"Vincent, Administrator Chris Koruga 545430 th Avenue SW Seattle, WA 98126 SUBJECT: EAGLE RIDGE APARTMENTS AND OFFICES FINAL PLANNED URBAN DEVELOPMENT LUA12-043, FPUD Dear Mr. Koruga: Pursuant to RMC 4-9-15OG your application for a Final Planned Urban Development (FPUD) for the Eagle Ridge Apartments and Offices Project, LUA12-043, FPUD, located at 1600 Benson Road South is approved with conditions. The conditions of approval are as follows: The applicant shall comply with the mitigation measures of the Determination of Non -Significance — Mitigated of PPUD (LUA09-150). The applicant shall comply with Conditions 1 through 12, 14 and 15, and 17 through 23 of the PPUD. The applicant shall provide covenants pursuant to RMC 4-9-150G.6.a and b prior to issuance of building permit. The FPUD proposal, background analysis, and staff recommendation are contained in the attached memorandum (Attachment). That attachment includes exhibits which were used in the staff analysis resulting in this decision. This administrative land use decision will. become final if the decision is not appealed within 14 days of the effective date of decision. 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 September 28, 2012. An appeal of the decision must be filed within the 14 -day appeal period (RCW 43.21.C.075(3); WAC 197-11-680). Appeals to the Examiner are governed by City of Renton Municipal Code Section 4-8-110. Additional information regarding the appeal process may be obtained from the Renton City Clerk's office, Renton City Hall — 7th Floor, (425) 430-6510. Appeals must be filed in writing, together with the required fee to the Hearing Examiner, City of Renton, 1055 South Grady Way, Renton, WA 98057. Renton City Hall . 1055 South Grady Way • Renton, Washington 98057 • rentonwa.gov RECONSIDERATION: Within 14 days of the effective date of decision, any party may request that the decision be reopened by the approval body_ The approval body may modify his decision if material evidence not readily discoverable prior to the original decision is found or if he finds there was misrepresentation of fact. After review of the reconsideration request, if the approval body finds sufficient evidence to amend the original decision, there will be no further extension of the appeal period. Any person wishing to take further action must file a formal appeal within the 14 -day appeal time frame. EXPIRATION: Pursuant to RMC 4-9-150G.8 the applicant shall prepare and submit building permit applications which are accepted as substantially complete to the Department of Community and Economic Development within 6 months of the effective date of approval. The developer shall complete the approved planned urban development or any phase thereof included in the approved plan within 2 years from the date of the decision to approve the final plan by the Planning Director, unless a shorter time limit will require the submittal of a new preliminary and final plan application in order to continue construction of the planned urban development. Failure to complete the planned urban development, or any phase thereof, within this time limit will require the submittal of a new preliminary and final plan application in order to continue construction of the planned urban development. Failure to submit a new application or to complete the planned urban development once construction has begun shall constitute abandonment of the planned urban development. Expiration of any building permit issued fora planned.urban development shall be governed by the provisions of the applicable Building Code. Construction of any portion of the planned urban development requires a current approved planned urban development and a current building permit. Approval of a final plan for any phase of the approved preliminary plan shall constitute an extension of 2 years of the remainder of the preliminary plan from the effective date of Hearing Examiner action on the final plan. Therefore, the building permits for Phase One must be submitted by March 14, 2013; Phase One must be completed by September 14, 2014; and Phase Two must be completed by September 14, 2016. Should you have any questions, please contact Gerald Wasser, Associate Planner at . (425) 430-7382 or gwasser@renton,wa.gov. Sincerely, C.E. "Chip" Vincent CED Administrator/Planning Director Attachment cc: Dzuy M. Nguyen/Party of Record George R. Newton/Party of Record Woodciiffe Apartments/Party of Record Neil Watts, Development Services Director Jennifer Henning, Current Planning Manager