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HomeMy WebLinkAboutReport 01Dzuy M. Nguyen 6100 93rd Avenue SE Mercer Island, WA 98040 teL (425) 351-0794 (party of record) Updated: 07/19/12 PARTIES OF RECORD EAGLE RIDGE APTS & OFF FPUD LUA12-043, FPUD George R. Newton 95-1017 Halekua Street Mililani, HI 96789 (party of record) Woodcliffe Apartments 1205 Grant Avenue S Renton, WA 98055 tel: (425) 271-0801 (party of record) i�rrrrrr r ri ' r�.ss Q9i8Ac. , IEj I! EXHIBrT 1 • 1 k _ fr rr 1 3Ct.P! i sig ! r rc r� r 7 7it R44AoG. ! y t.nA arr dF $E TRAMSMI ION CO - SE, r e • � rY'1 i � �W ILI • f i ! 1 "a k, 336E � �'-` t.A� I + ! x �l l h rsi i VI 1p CD 2. G s r 0aK 4Z- fQjan t (p y t 11 I i r r �,17+ Ac , C r? A1Curz. I_ '{ 6121 i i l k i i � f it k 1 � Irl I 11 by lr+ 1 ► i1! 4 i T S% 1 x R n, V 1~11 C1 v lTr, ti n SSMENTS RECORDING NO. BOOK/PAGE fl[S-at�--DAY OF 7Y -_20Qa- Cie[ SCALE- I INCH = 100 Fr, rom�m��� 1111 0 200 400 800 1600 PORTION OF il(D 2- SW 1/4 OF NW 1/4 SECTION 20, TWP. 23 N., R. 5 E., W.M. NW 1/4 OF SW 1/4 SECTION 20. TWP. 23 N., R. 5 E., W.M. Neighborhood Detail Map Lot B-1 Site of 1600 Benson Apartments Lot A-1 The Lodge at Eagle Ridge. LfMCINITY MAP S RENTON VILLAGE PL APPROXIMATE SCALE 1" = 400' EAGLER1D(.'F ESTA-fES (,'()N00M1N1UA4 07 O 411 y �74 A-1 15TH ST S T 17TH ST.: Neighborhood Detail Map Lot B-1 Site of 1600 Benson Apartments Lot A-1 The Lodge at Eagle Ridge. a . sv�nzr�zfvaar�o� EXHIBIT 8 0� .O O k - City of DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: September 14, 2012 TO: C.E. "Chip" Vincent, CED Administrate Plan 'ng Director FROM: Gerald C. Wass s iate Planner SUBJECT: Eagle Ridge Apartments and Office Final Planned Urban Development LUA12-043, FPUD FINAL PLANNED URBAN DEVELOPMENT FPUD1 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 (2.59 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 North 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 Beason 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 f Eagle Ridge FPUD, LUA1 `. Page 2 of S 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, ECF, 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). 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 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. G. 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 ROge FPUD, LUAL. 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 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. 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 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. 16. The applicant shall provide pitched or peaked roofs on both buildings at a ratio of 6:1.2. 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 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. 19. The applicant shall provide enhanced trails that connect Eagle Ridge 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 a reas. 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 4 ,Eagle Ridge FPUD, LUA1: Page 4 of S September 14, 2012 made available for the public during 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 Hill 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 prior to 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 for 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. rili!T_TWGI M 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, LUA12 '. Page 5 of S 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 S 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 EPUO, LUA1? Page 6 of 8 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 7: See compliance information for Condition 2, above. Condition 8: 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 8 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 Page 7 of 8 September 14, 2012 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 20: 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 North 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 PPUD (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 FPUD, LUA12 } 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 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. 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, 2010) 3. Appeal of Hearing Examiner's decision (November 3, 2010) 4. Revised Site plan S. Revised Landscape Plan 6. DNS -M Mitigation Measures EXHIBIT 1 OFFICE OR THE HEARING EXA 1LNER CM OF RENTON 7uly 12, 2010 minutes OWNER: Robert Hancheroff 17710 234' Ave SE Maple Valley,VA 98038 APPLICANT/CONTACT: Chris Koruga Eagle Ridge, LLC 5454 30`c Ave'SW Seattle, WA 98126 Eagle Ridge PUD File No,: LUA 09-150, PPUD, ECF LOCATION: 160013ensonRoad S SUMMARY OF REQUEST: Requesting approval of a Preliminary Planned Urban Development, for a mixed -fuse development 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 Tr amines on June 8, 2010. PUBLIC EF.ARING: After reviewing the Development Services RepoM examining available information on file with the application, held checking the property and surrounding area.; the Examiner conducted a public hearing on the subject as follows: NHNUTES 7'he following minutes are a sm mnwry of the -Tune IS, 2010 hearing. ne legal record is recorded on GD. The hearing opened on Tuesday, Lune 15, 2010, at 9:03 am. in the Council Chambers on the seventh floor of the Renton City Hall_ Parties wishing to testify were armed by the Examiner_ The following exhibits were entered into the record: Exhibit No. is Project file containing the original application, proof of posting, proof of publication and other documcatatioIl pmtment to this request Exhibit No. 2: Neighborhood Detail Map Exhibit No. 3: Site Plan+K:hibit No. 4: Conte foal Landscape flan Exhibit No. 5: CSnce foal Grading Plan Exhibit No. 6: South Buil ' —East and South Elevations Exhibit No. 7.: South Building — West and North Elevations Exhibit No. 8: North Building -- East and South Elevatious Exhibit No. 9: North Butt — West and North Exhibit No. 10: South Building — Gaffe Floor Plan Eagle Ridge PLJD File NoLUA 09-150, PPUD, ECF July 12, 2010 Page 2 Elevations Exhibit No_ 11. South Building — First Floor Plan Exhibit No. 13: South Building— Second Floor Pian Exhibit No. 13: South Buil — Third Floor Plan Exhibit No. 14: South Building— Fourth Floor Plan Exhibit No. 15: South Building — Roof Plan Exhibit No. 16: North Buildiu — Garage Floor Pian Exhibit No_ 17: North Buil — First Floor Plan Exhibit No. 18: North Building— Second FIoor Plan Exhibit No. 19: North Building — Third Floor PIan Exhibit No. 20: North Building — Fourth FIoor Plan Exhibit No. 21: North Builft —Roof Plan Exhibit No. 22: ZoningMap Exhibit No_ 23: Map Showing Olympic Pipe Line, PSE High Voltage Transmission Line, Sewer Easement, Existing Paved Access Road, and ffigh Voltage Lines_ 1K xhib it No. 24: Steep Slope Area Map Exhibit No. 25: Large Scale Map Showing Park Azeas and Pedestrian Walkways Exhibit No. 26: Video of Actual Site The hearing opened with a presentation of the staff report by Gerald Was Associate Plamer, 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 ofNou-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 part ing spaces, 39 would be in a garage structure with the remaining as surface ping. 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 comznan open space area_ Phase Two would include the north building along with its parldng 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 am Apartment Complex is located to the northeast The south building would be approximately 48 -feet in height and would co=w n both apartments and co=ercial space. The north building would contain apartments and paddng only. The net density of the project is 56.52 dulac. Both 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 make 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 fnrouglaout the site. 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 Ul tc on the ground tlOor, slope modificzbons, compact parking spaces, aud'front building entrances. The Examiner questioned why all the parking was not being Iocated in an underground garage, thus leaving more open space on the site. Sonne 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. Walser stand that there is access across the emergency access road. Circulation in that area would be through the garage structure with surface leveI.parking to the north.. 'the applicant has requested that 40°1 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 making it impossible to locate entrances towards the public street. The applicant has proposed to retain 40 of the 91 trees listed on the site_ 'There would be a very good pedestrian circulation system throughout the project, there is landscaping and screening for tine parking areas, there are Iandscape islands located 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 pIan, 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 parking underneath the buildings; whether at grade level or subterranean. The roof treatment is Eat 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. In order to approve a PUD #here 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 modifcatioan was granted. If diose steep slope areas that were man made were not deducted the net density would be closer to 43 dwelling units per net acre. Chris Kansa 5454 30"' Avenue 5W, Seattle 98126 stated that he was the managing partner of Eagle Ridge Apartment and Dff ce LLC. Fie stated that he has built two other multi -family properties in the City Of Renton- The PUD process is more complicated than a standard building permit process, the City of Renton staff has been exceptionally helpful in moving forward with this project. A brief description o f the history of this parcel was given. Prior to Malang a final decision on the type of project to build they did a demographic study on the Senior Market in the City of Relltoi:L 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 have been. forecast The property to the south of this site is a PSE E'igh Voltage F;asementwhich 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_ Idle Ridge PUD File No.. LUA 09-150, PPUD, ECF July 12, 2014 Page 4 The increase in the number of residences on this site would increase business for the dental offices, the Lodge would also bentEt. The proposed north building would be a natural location far 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 for the Dental building, they have rights to use that road for the purposes of this development There is a signifacant amount of traffic that comes from the East Hill area, particularly the apaitrments located close by. There is no sidewalk between Eagle Ridge Drive and Benson Road. Creating an internal; pedestrian friendly system would create a safe pedestrian walkway -for all adj pining areas. The recreation and rest areas would give people the ability to take a break and possibly do some exercises while walking 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. John Mmden JM Architects, 1869 E Seltice Way, Ste. 336, Post Falls, ID 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 muket 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 W. 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 parldng 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. U peaked roofs were used, they could interfere with those views. Robert Ranchero 17710 234' Avenue SE, Maple Valley 9803 S stated that be is a partner in the Eagle Ridge LLC. The site has been his since the early 1980's. C�urently 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 mto this area. The lacy of drive-by exposure tends to limit the con naercial draw. Kaymn Kitfticl Community and Economic Development stated that she has visited the site and walked it extensively. As long as the7 access easement stays open, meaning no parking in that area, the Fire Marshall is good with the plan. It is a lengthy but veay 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 1.995 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. Tbere is water, City Of Renton serves both water and sewer at this location. There is one small glitch, the water service GPM for fre flow is rated at this point as 2500 GPM. The Fire Marshal when checkin.& registered 2,750 GPM. Between what can be done with the building and what the fmal design is .like the Fire Marshal expects this -number to come down and that they will be able to meet at the 2.500 figure. Worse case, they may have to build some additional pipeline. There is no designated guest pariting and that should be done. Guests cannot park on the access road and so parking needs to be very specific for guests_ y Eagle Ridge PUD File No.: LUA 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 farther testimony regarding this project There was no one else wishing to speak, and no feather comments from staff: The hearing stopped. at 10:41 ain F11 WGS, CONCLUSIONS & RECOMMENDATION Having reviewed the record in this matter, the Examiner now makes and enters the following: FINDINGS: 1. The applicant, Chris Koraga for Eagle Ridge, LLC, filed a request for a mixed use Preliminary Planned Urban Development (PPUD). 2_ The yellow file containing the staff report- the State Environmental Policy Act (SEPA) documentation and other pertinent materials was entered into the record as Exhibit 1#1_ 3. The Environmental Review Committee (ERC), the City s responsible official issued a Detennb tion of Non - Significance - 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 Iocated 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 PIan designates the area in which the subject site is located as suitable for the development of commercial uses, but does not mandate such development without consideration of other policies of the Plan_ S. 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 paubandEe 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 easement 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 front the slope protection provisions was required. Staff is to make a recommendation on that issue prior to this decision. 12_ The: site contains atotal of 81 sigaificaattrees. Of those, 32 would be protected trees. The CA zone requites five percent or approximately 2 of those to be retained. The applicant has proposed retaining 40 trees. Race Ridge .PUD Fite No.: LUA 09-150, PPUD, ECP July 12, 2010 Page 6 13. The subject site is located between two poweriine corridors located generally north and south of the subject site. A gas pipeline is also located north of the subj ect 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. single family uses further to the east 15_ The applicant proposes developing two buildings and associated parking on the subj ect site. The buildings designated the North Building and the South Building would be located more or less on the opposite northeast and southwest corners of the subject site. Both buildings would be 4 -stories tall or approximately 48 feet tan - 16. The applicant proposes phasing the project into two phases. Phase I 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. IT The North. Building would be located on the panhandle portion of the site_ It would house some parking underneath the building at ground level and additional surfact/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. The northerly building would have 34 structured and 20 surface parking spaces. Thesurface padchig 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 78,584 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 buildiag'vrould have 33 structsn-ed parking spaces and 42 surface parking spaces. 19. Both buildings will share architectural featares. The applicant plans to create contemporary craftsman -style exteriors offset or accented with cedar beams. The Iarger, 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 hardiplaak or cementicus 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 Staff and support.beams. Stanoted that there were no distinguishing features on the north elevation of the South building nor an the south elevation of the north building and that these facades face public areas on the property. Staff recommended that the grim details or other exterior features be added to these facades. 20_ The CA Zone requires commercial space, be located 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 Done 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 gutting 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 runts 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 unity 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. 'Me 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 surroumdi g the buildings including the west facade Eagle Ridge PUD .File No": LUA 09-150, PPUD, ECF July J2,2010 Page 7 of the south building and the nartli 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-recammanded that the applicant Cvinply 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 adjacekt clinic) off of Eagle Ridge Drive, 27. The development will increase traffic approximately 7 trips per unit or approximately 700 to 800 tips for the complex 28. Stovra#z will be conveyed to City systems along Bensam There have been flooding problems downstream which the City hopes will be resolved by current improvement work on 1405: 29. Sewer and water service will be provided by the City. 30. Sections 4-9-150 provide the governing principles of a Planned Urban Development "4-9-150 PLANNED URBAN DEVELOPMENT REGULATIONS: A PURPOSES: There are two (2) principal purposes of the planned urban'development rcgulations. First, it is the propose of these regulations to preserve and protect nan al featares of the land- Second, it is also the purpose of these regulations to encourage 'innovation and creativity in the development of residential, businessi manufacturing, or mined use developments by permit Ung a variety in the type, design, and arrangement of st€ucttares 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 reaauiadons 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 restrjclaons, 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 Sectiom (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.' REQUESTED MODIFICATIONS FROM RENTON MUNICIPAL CODE lRMCI AMG# Required perRMC. Requested Mod,, iraflon RMC4-2S120A. Required Location for Parking for residential units shall be enclosed To provide 72 total structured Parking within the same building as the unit it serves" parking spaces for residents within the buildings in underground/ground floor parking garages and 62 suTfke parking spaces. RMC 4-2-0$0: Conditions Associated With Note 18" To allow stand alone residential Zoning Use Tables a. [General Raq' uirements: Subject to the for the North Building and ground density limits of the development standards floor residential for the North and for this zone and only permitted within a South Surldings. structure corrtaining commercial uses on the 1 ogle Ridge Pi�`D File No.: LUA 04-150, PPU)a, ECF July l2, 2010 Page 8 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.cJii: (vaximum Dumber of Compact parking spaces shall not account for To allow up to 40 percent compact Cornpact 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 slopes- RMC 4-3-05DJ.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 fl50J.b_ allows except€ons through for the construction of Benson modifications to the prohibition for filling Road s 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: Design District `D' Requested M❑dificaYlans RMC 4-3-10QE.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.1 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 dement utc-d the aheration 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 along and complex series of criteria that are reviewed. They are included in Section 4-9-150-D: D DECISION CRTI"1;RIA: Tile City may approve a planned urban development only if it fords that the following requirements are met 1 _ Demonstration of Compliance and Superiority Required: Applicants must demonstrate tbat a proposed development is in compliance with the ptuposes of this Section and with the Comprehensive Plan, that the proposed development wiU be superior to that which would result without a planned ui7ban development, and that the development will not be unduly detrimental to surrounding properties. 2. Public Benefit Required. In addition, appli=ts shall demonstrate that a proposed Eagle Ridbe PUD File No: LUA. 09--150, PPUD, ECF July 12, 2010 Page 9 development wffi provide specifically identified benefits that clearly outweigh any adverse impacfs 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 She. same degree as without a planned urban development; or b. Natn-,d Features: Preserves, enhances, or rehabilitates natural features of the subject property, such as signif5cant 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 ,I Overall Desiga: Provides a planned irban 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 plarmed urban development i_ Open Spare/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 quality. environment through either passive or active recreation facilities and attractive common areas, including accessibility to buildings from parking areas and -public walkways; or ii, Circulation/Screening: Provides superior circulation patterns or location or screening ofparking facilities; or iii. Landscapirig/,Screening: Provides superior landscaping, buffering, or screening m 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 solar. energy; or V. Alleys: Provides alleys to at least fifty percent (50°l) 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 developmentperimeter provide -a suitable transition to adjacent or abutting Iower density/intensity zones_ Materials shall reduce the potential for light and glare, ii. Interior Design: Promotes a coordinated site and building design. Buildiugs in groups should he 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. "l he planned urban development shall have sufficient pedestrian and vehicle access commensurafe 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. ii Promotes safety through sufficient sight distance, separation of vehicles from pedestrians, limited driveways on busy streets, avoidance of difficult turning paft=s, and minimization of steep gradients. iii_ Provision of a system of walkways that tie residential arras to recreational areas, t7awit, public walkways, schools, and commercial activities. Eagle Ridge PUD Fil(-, o_: LUA 09-150, PPUD, ECF luly 12, 2010 Wage 10 iv. Provides safe, efficient access for emergency vehicles_ c. Mastructure and Ser vices: Provides utility services, emergency services, and other improvements, existing and proposed, which are sufficient to serve the development d. 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 eat 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. WVindows are placed at such a height or location or screened to provide sufficient privacy_ Sufficient light and air are provided to each dwelling unit f 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. L Design: Provides parking areas that are complemented by landscaping and not designed in long rows. The size of paddng areas is minimi7Qrl 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 parking areas consistent with the parking demand created by the development as documented in a parking analysis approved by the City. Padang 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 parldng arrangement consistent with RMC 4-4-080 is approved_ L phasing: Each phase of the proposed development contains the required parking spaces, open space, re-creation 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, 4-26-2405) E DEVELOPN= STANDARDS: 1, Common Open Space Standard: Open spare 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 File No.: LUA 09-150, PPUD, ECF July 12, 2010 Page 11 Site Area. 15 acres Typical Lot Size: 4,500 sq. ft Total Number of Lots: 12 Site Area: 1.5 acres Typical Lot Size: 3,500 sq_ ft, Total Number of Lots: 12 Open Space. 4,500 s_f minas 3,500 S.f = 1,000 s.f. x 12 lots =12,000 sq. ft Standard Subdivision Example .Planned Urban Development Approach Figure 1. Common Open Space Example b_ Mixed Use — Residential Portions: Subsections El bi to .v of this Section specify common open space standaxds for the residential portions of mixed-use developments. i_ Mixed use residential and attached housing developments of ten (10) or more dwelling units shall provide a mininnum arm 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 snail 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 Ievel 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 td: teauWsports courts, swimming pools, exercise areas, game rooms, or other similar facilities; or (e) Children's play spaces. ii Required landscaping, driveways, paricing, 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. i± 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 ail residents ofthe development. iv. Private decks, balconies, and private ground floor open space shall not count toward the common space/mcmation 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 recrsation and common space requirement. c_ 2fixed 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: i. All buildings and developments with over thirty thousand (3 0,000). 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 + I% of the building area = Minimum amount of pedestrian -oriented space Eagle Ridge PUD F"ile No.: LUA 09-150, PPUDI ECP' July 12, 2010 Mage 12 Figure 3. Examples ofpedestrian-oriented space associated with a Iarge-scale -retail building_ ii. To qualify as pedes riau-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 font (4) foot- candles (average) on the ground, and - (d) At least tFiree (3) €ed 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 a -ad 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. Figura 4. Pedestrian-orientzd spaces, visible from the street, including ample seatirig areas, movable furniture, special paving, landscaping components, and adjacmtpedestrian-oriented uses. iv. The following are prohibited within pedestrian -oriented space: (a) Adjacent uriscreened parking lots, (b) Adjacent chain link fences, (c) Adjacent blank walls, (d) Adjacent dumpsters or service areas, and (c) Outdoor storage (shopping carts, potting soil bags, firewood, etc.) that do not contribute to the pedestrian environment- d- nvironmentd_ 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_ e. 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 surronndrig feat zes such as building entrances, significant landscaping, unique topography or architecture, and solar exposure. ii. In mixed use residential and attached residential projects children's play space should be centrally located, visible from the dwellings, and away from hazardous areas like garbage dumpsters, drainage facilities, streets, and parking areas_ 2. Private. Open Space: Each residential unit in a planned urban development shall have usable private opera space Cm 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, shalt 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 emits 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�. 3. Lastailation and Maintenance of Common Open Space: a. Installation_ All common area and open space shall be landscaped in accordance with I Eagle Ridge PUD File No_ LUA 09-150, PPUD, ECF July 12, 2010 Page 13 the landscaping plan submitted by the applicant and approved by the City; provided, that common.open space containing natrual features worthy -of preservation maybe 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 tirm 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: Installation: Prior to the issuance of any occupancy permits, all common facilities, including but not liuiiited to utilities, storm drainage, streets, recreation facilities, etc., shall be completed by the developer or, if deferred bythe PIanniagBuildineublic Works Administrator or his/her 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. Maintenance: All common facilities not dedicated to the City shall be permanently maintained by the planned urban development owner, if'there is. only one owner, or by the property owners' association; or the ageat(s)-thereof~ fn the event that such facilities ale not maintained in a responsible manner, as determined by the City, the City shall have the right to provide for the maintenance thereof and bill the owner or property owners' association accordingly. Such bill, if unpaid, shall become a Lien against each individual property. (Ord 5153, 4--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" enumciated 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 norma[ Site Plan criteria. The site's location and topography do suggest that commercial spaces in the north building might be less successful a , that modif cation appears reasonable_ But the requested surface padding modification does not appear appropriate_ Under the normal Site PIan Review criteria the applicant would be requirrd to provide all of the parking within the two buildings: The two building, four-story design does not really offset the creation of surfacc 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 parking 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 approximaf5ly 11.100 square feet of a quarter of an acre of open space and provides asphalt surfaces. The applicant has taken advantage of tine 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 parkingcosts mom money but surfaee 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 Eag.e Ridge PUD Pile No.: LUA 09-150, PPUD, ECF Puffy 12, 2010 Page 14 that both buildings alums# 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 fiat roofline rather than compelling a creativeorinnovative project- 2- roject 2_ Again, Code specifically sides: "A PURPOSES: There are two (2) principal purposes of the planned urban development regulations. First, it is flip- purpose hepurpose of these regulations to preserve and protect natural features of the laud. Second, it is also the purpose of these regulations to encouratre innovation and creativify_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, parkdng, 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 offict 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 determhation which is why this recommendation to the City Council will suggest that the design be further analyzed by the City Council 3. This office believes that it would be appropriate to recommend that the City Council seek a more czeative 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 parlang and less distinctive architecture. The flat roofiines 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. 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 demonsftate "innovation and creatiivity" nor is it really "superior to traditional developrnent" The PPUD does protect trees„provides outdoor seating areas and landscape massing in front of the two buildings. The applicant has worked with the topography of the site but bas 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 requu-ed. 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 FileNo._ LUA 09-150, PPUD, ECF July 12, 2010 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. Dff=nt materials, textures and colors and trim will deme the buildings' levels 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 roo# as part of the proposal The proposed slope inodificeti=5 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 propasa, if it tiveie not subruitted as a PPLTD 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 roofline whether a PPLTD ora Site Plan is unimaginative and certainly Iacks 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 improved as .rioted above. RECOM VMNDATiON_ The City Council should require the PPUD to be redesigned to iricorporate.fally structured parking and pitched or peaked roofs. Tu 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 recycIables 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 recyciables areas must be submitted with the site plan indicating compliance with RMC 44-090. 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/nzedical office building to . the north. This extended walkway system shall be indicated on the revised site plan submitt> d to the Planning Division project manager for review and approval prior to the issuance of building permits. 3. All waaways/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 issuaace of buildbig permits that indicates exparided and enhanced kndscapiig 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 ther 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 padang structure openings. T A revised site plan showing additional walkways and crosswalks to promote pedestrian safety throughout the sitz. Such walkways shall be shown to provide a connection to the dentaYmedical office building to the north, between passive recreation areas as well as providing crosswalks across sm-face Eagle Ridge PUD File No- LUA 09-150, PPUD, ECF July 12, 2010 Wage 16 parking lots. The revised site plan shall be submitted to the Planning Division project manager for review and approval prior to the is suance 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. 9_ A revised site plan and revised elevafiong shall be, submitted to the Planning Division proj act 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 proj ect manager for review and approval prior to the issuance of building permits indicating compliance with the dimension and square footage requirements ofthe 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 ofthe 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 12" day of July 2010. FRED J. KAUFAUN HEARING EXANMT R TRANSMITTED TMS 12ffi day of July 2010 to the patties of record= Gerald Wasser Development Services Renton, WA 98057 Chris Koraga Eagle Ridge LLC 5454 3 [)*Ave SW Seattle, WA 98126 Loraine Lafoon Bezicshire Apartments, Mgr. Office 1300 Eagle Ridge Drive S Renton, WA 98055 Kayren Kittrick Development Services Renton, WA 98057 John Minden JM Architects 1869 E Seltice Way, Ste_ 336 Post Falls, ID 83854 Ben Yu Eagle Ridge HOA 1100 Eagle Ridge Drive S, #A Renton, WA 98055 TRANSMIT F -D THIS 12" day of July 2010 to the following: Robert Hancheroff 17710 234` Ave SE Maple Valley, WA 9803 8 John Murphy New Home Trends, Inc. 4314 14811, Street SE. lupin. Creek, -VA 98012 Van Hong PO Box 14136 Seattle, WA 98114 Mayor Denis Law Dave Pargas, Fire Jay Covington, Chief Adminis tive Officer Larry Meckling, Building Official Julia Medzegian, Council Liaison Planning Commission I Eagle Ridge PUD File No.: LUA 09-150, PPUD, ECF July 12, 2014 Page 17 Gregg Zimmerman, PBPW Administrator Alex Pietsch, Economic Development Jennifer Henning. Development Services Stay Tucker,. Development Services Marty Wine, Assistant CA© Transportation Division Utilities Division Neil Watts, Development Services Janet Conklin, Development Services Rein Reporter , Pursuaht to Tide lW, Chapter 8, Section IODGofthe City's 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 nbt be reasonably available at the prior hearing may make a whiten request for a review by the Examiner.within fourteen (14) days $om the date ofthe Bxaininer's decision. This request''shall set forth the specific ambiguities or errors discovered by such appellant; and the Examiner may, after review of the record, take furtber action as he deems proper. An appeal to the City Council is govemed by Title 1V, Chapter 8, Section.110, which requires that such appeal be filed with the City Cleric, accompanying a fling fee of $75.00 and meeting other specified requirements_ Copies of this ordinance are available for inspection or purchase to thaTinance Department, first $oar of City Hal Asn appeal must be filed in writia 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 Appealcance of Fairness Doctrine provides that no ex parte (private oue-on-one) communications may Occur concerning pending land use decisions: Thus means that parties to a land use decision may not communicate ate in private with any decision - maker concerning the proposal- Decision -makers in tine Iand use process include both the Healing Examiner and members of the City Council.. All communications concerning the proposal must be made In public. This public comnn,nication 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 bequests for Reconsiderafion as well as Appeals to the City Council. . *' / '• � _ _ � r .—. � J �"j �i .ti lJtiC�LN �`,��CG`rErT [ a9iBn EXHIBIT 2 . 64) = 18 I t ! xL-09 9.15 " _ f'' 7:70 ! f t oMbc_ CITYbi S r` _ i _l--63 $ IL - go l 05 i! � FVC t r) r fr } L wxLLJ J ! ' 1 +rte 1� a 6:1.1 U) 3.6 S AG 336 aj 8/'u13 =' ` E Lud 22DAG. rr 4 y, 11 7.197 7.4a 3 it1.55 A t ti -rL 19 l�ril r 2 �. • . 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'The applicant:shall reduce the number of residential ub:its by seven (7) ILvrxigYuniis on the' south end of the first floor of the South Buildirig, and establish interior parkin 'for 16 cars, iii the same burldtng, A .tot=al of 15 parking stalls w6 d:be eliffiina#ed in :surface parking lots.: Tho rsitnairiirig parking shall be sci eened liy enhanced: landscape buffers between the entry to"the intenorparking.on the first floor and the reiziamuig ` parking stalls 10. 1 S The applicant shaI1 include an outdoor amphitheatre for small plays and other .. -productions '-Landscaping would be incorporated: as an: enhancemen._t d'lighttng'.. , would be rovided to tlieatrieal roductions The. desi shall inco P .. , P gp., rporate as ` :- _ =reasonably appropriate a semi -circle stage with backdrop of ars'made of,cedar,. metal or.stone. - DEPARTMENT OF COMMUNITY D �����- ��� AND ECONOMIC DEVELOPMENT �� M E M O R A N D U M DATE: August 24, 2010 TO: Fred Kaufman, Hearing Examiner FROM: Gerald Wasser, Associate Planner SUBJECT: Review of Reconsideration Request for Eagle Ridge PUD, (File LUA09-150, PPUD, ECF) On August 2, 2010 you wrote requesting additional input from staff regarding the applicant's request for reconsideration of recommended conditions for the Eagle Ridge Apartments and Offices Planned Urban Development project (LUA09-150, PPUD, ECF). The applicant specifically requests relief from the Examiner's recommendation to the City Council requiring structured parking, and pitched or peaked roofs on the buildings. The applicant has requested to be permitted to provide 32 surface parking stalls (in addition to structured parking), in exchange for a reduction in the number of dwelling units, and the addition of site amenities intended to benefit the public including: an amphitheatre, gazebo and barbeque, a pea patch area, picnic area and benches, sport court, and entry water feature. Staff has considered the applicant's request and revisions and offers the following analysis. REQUEST NO. 1: Reduce parking and add amenities including an amphitheaters, walking trails, sport court, waterfeature, sports court, pea patch area, walking trails, and public outdoor cinema. Each of these enhancements and amenities is analyzed below. A. Density Reduction/Parkina Reduction/tandscapina Enhancements. The applicant is proposing to 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 15 cars in the same building. A total of 15 parking stalls would be eliminated in surface parking lots. The number of surface parking stalls visible to the public would be reduced from 25°6 of the total parking to 8%. The remaining parking would be screened by enhanced landscape buffers between the entry to the interior parking on the first floor and the remaining parking stalls. Staff Analysis. Staff supports the elimination of the seven dwelling units, the associated reduction in surface parking stalls, and the enhanced landscaping proposed to diminish the aesthetic impacts of the surface parking. The provision of some surface parking F -Fred Kaufman Page 2 of 3 August 24, 2010 accommodates public and vendor parking, visitor, and handicapped parking. These revisions result in a superior design, and a public benefit that justifies some surface parking. Some surface parking is appropriate given the site constraints associated with the high tension electrical transmission lines that limit development on portion of the site. Surface parking and landscaping are both allowed in the transmission line easement area. B. Amphitheatre. As part of this request the applicant has also proposed amenities including an outdoor amphitheatre for small plays and other productions. Landscaping would be incorporated as an enhancement, and lighting would be provided to theatrical productions. The anticipated design is for a semi -circle stage with backdrop of pillars made of cedar, metal or stone. Staff Analysis. Staff supports the addition of the amphitheatre that would be open to the public. Due to the .inclusion of design and the inclusion of stage lighting this is a unique amenity that demonstrates public benefit. Staff suggests that a condition of approval be added such that the applicant provides specific design elements during the Final PUD phase. G Enhanced Walkway. & Trails. The proposed enhanced trails would connect Eagle Ridge Drive South to Benson Hill Road, provide connections through both the south and north end of the property and integrate the gazebo/bbq area and outdoor theatre areas. Staff Analysis. Walking trails open to the public would be beneficial and would increase site connectivity and pedestrian access. Staff supports this proposed amenity, and recommends that such trails be a minimum of 5 feet in width. D. Outdoor Cinema. The existing entertainment room located at the north end of the south building would be would be able to seat over 75 people and would be made available to the public during summer months for use as an outdoor cinema. Staff Anal sis. Staff supports this creative dual use of the courtyard off of the entertainment room, and believes that this would provide a unique public benefit. E. Sport court. A basketball sport court is proposed to be constructed at the south end of the driveway aisle, in an area formerly proposed for four parking stalls. Staff Analvsiis. Staff supports the inclusion of a sport court. Staff is not clear as to whether or not this would be open to the public, or for the exclusive use of residents and guests. Regardless, the inclusion of an active recreation opportunity is beneficial and results in additional open space on the site. F. Pea Patch. Garden containers that could be used for pea patch gardens would be available to residents at the east end of the north building. Staff Analysis. Staff supports this idea, and suggests that raised bed containers be provided for residents to garden. This provides a public benefit of additional green space on site. ' Fred Kaufman Page 3 of 3 August 24, 2010 G. Water Feature. An entry water fountain feature with landscaping is proposed to be built at the south end of the property along Benson Hill Road South. Staff Analysis. Staff supports the provision of an aesthetic element that is visible to the public as they drive by. In addition, a water feature enhances the auditory aesthetic experience of pedestrians in the area. REQUEST NO. 2: The applicant is requesting relief from the Hearing Examiner's Condition of Approval which requires the redesign the PPUD to incorporate pitched or peaked roofs. Staff Analysis. Staff supports HEX condition of approval and does not find any compelling reason in the applicants request for reconsideration to change this. Staff suggests that the Examiner specify that the roof have a pitch of 6:12 or as approved by working with the Current Planning Project Manager. Summary. Staff is in support of Mr. Koruga's changes as reflected in his reconsideration Request No. 1, Items A -G. The proposal now includes enhanced public benefits including an outdoor amphitheater, sports court, an enhanced pedestrian path/trail system, and a water feature at the project entry. The revised plan also includes more enclosed parking and a reduction in overall residential density as well as enhanced landscaped areas. Given the location of utility lines and easements on the project site, we are supportive of Mr. Koruga's placement of surface parking on the site. We recommend that the Examiner include a condition of approval such that these aspects of the proposal are further refined and detailed drawings be provided to staff as part of the Final PUD process. We do not however, support Request No. 2 to eliminate the requirement for a pitched roof. We believe that the residential character of the surrounding area and the proposed project would be enhanced if the proposed project buildings incorporated a 6:12 roof pitch. r Y Fred J. Kaufman Hearing Examiner City of Renton CITY OF RENTON JUL 2 6 2010 RECEIVED CITY CLERK'S OFFICE ?" _30 Re: Request for Reconsideration of PUD. File No: 09-150, PPUD, ECF July 24, 2010 Dear Mr. Kaufman, Pursuant to the Title IV, Chapter 8, Section 100G of the City code we are requesting reconsideration of the decision which you issued on July 12, 2010 regarding the above mentioned PUD file no.. Enclosed please find a summary of our request for reconsideration with exhibits. Sincerely, Chris Koruga Managing Director Eagle Ridge Villas LLC Request for Reconsideration: History In 2006 Eagle Ridge Villas LLC completed preliminary review with the City of Renton to build a single family project consisting of 32 town homes on their site at 1600 Benson Hill Rd. South in Renton, Wa. ( Exhibit One, Site Plan for Town home Development) In that same year we were notified by Neil Watts of the City of Renton that a new zoning was being considered for our property which would significantly increase the density allowed on our property. This new zoning, Commercial Arterial ( CA) was to be implemented at some time in the near future and, according to Mr. Watts, there would be advantages to submitting a plan that took advantage of that proposed higher density zoning. We agreed and awaited the formal change which took place in 2008 when our property was annexed to the City with the adoption of Ordinance 5327. In 2008 we engaged our architects and engineers to study the site and propose a design for a building that would fit into the newly adopted CA zoning. After analyzing the regulations and requirements for a Commercial Arterial project it became apparent that our site was not suited for this zoning. Unlike other CA zoned properties in Renton which are located along flat, more heavily trafficked commercial corridors we were isolated along an arterial that had little or no commercial activity and a significant gradient that made a level commercial frontage impossible. In order to comply with the new zoning we were required to load our commercial space along the gradient of Benson Hill Rd. S. and provide parking within the structure for users of that building. Taylor Engineering, civil engineers for the project, notified us that the only way to satisfy these requirements would be to excavate into the hillside and remove thousands of yards of dirt behind and above the commercial units to create the space necessary for a garage of this magnitude. The actual excavation footprint was 200 feet along Benson Hill Rd. S, 120 feet east into the hillside at depths reaching 30 feet. ( See Exhibit Two, Topo Map) A similar effort would be required for the second building we proposed. Furthermore, the gradient along Benson, would mean that the finished store fronts would drop 10-12 feet in elevation from the south end of the building to the north end. This would require " " stair stepping " of the commercial store fronts along Benson Hlil Rd. S. ( See Exhibit Two, Topo Map, Elevation changes 160 - 170 along Benson ) These options were not attractive, economically feasible or even practical to consider. We returned to the City of Renton for guidance on how to utilize our property to its highest and best use and were directed to apply for a PUD. We directed our architects and engineers to find a plan that could now satisfy the requirements of a PUD. That plan has been submitted, reviewed and comments from the Hearing Examiner as well as Renton Building Officials and the public have been taken into consideration. There were a number of significant issues in our first proposal that we feel did not get adequate consideration from the Hearing Examiner, perhaps because they were not fully supported by the documentation or testimony or that we were not able to express our position in reference to the voluminous documents that were submitted along with this PUD request. We ask that the Hearing Examiner and the City of Renton Building Department reconsider our proposal with this additional explanation and changes that we submit herein. These changes reflect the concerns, comments and recommendations that were expressed in the findings of the public hearing June 10, 2010 and are attached to this request for reconsideration. Planned Urban Development Regulations: Purposes The two principal purposes of the planned urban development regulations are: 1) to preserve and protect natural features of the land. And, 2) to encourage innovation and creativity in the development of mixed use projects. Preserve and protect and enhance natural features: The site is predominated by two varieties of scrub trees: alder and cottonwood. 70 of the 80 trees delineated on our site are unattractive, have a limited life span and do not contribute to creating a pleasing, natural environment. Our plan introduces 1000 plants, shrubs and trees, including specimen trees along Benson and throughout our site that will transform the grounds into a pleasing, user-friendly, park like environment. This will benefit the public, the residents and commercial tenants. The landscaping will be visibly pleasing to traffic and pedestrians along Benson Hill Rd. S. and relieve the congestion of a building which, under standard regulations of the CA zoning, would be loaded up against the arterial. Further utilizing and protecting natural features we have proposed to landscape the " bowl -shaped " hillside at the north end of the site along Benson, incorporating an environmentally friendly outdoor amphitheatre with granite seating and a stage. The public will be encouraged to stage small productions during the summer and enjoy a peaceful retreat within the most valuable natural feature on our site. To facilitate access we will provide a walking trail from the outdoor cinema area down to the outdoor theatre. Under standard regulations of the CA zoning, this area would qualify as a building site to load commercial units. In fact, this is the most logical place to locate commercial space. It is located next to the dental office building and would be easier to market than if it were isolated up the road along Benson Hill Rd. S. RMC Requirement: " Commercial space must be reserved on the ground floor at a minimum of thirty feet ( 30' ) in depth along any street frontage. Part of the effort in preserving nature is to enhance it wherever possible. Our plan provides for 56,000 square feet of open space. 20,000 square feet of that open space is situated on hillsides or slopes. Under the standard regulations of the CA zoning developers are required to provide 5800 square feet of open space. The site, now comprised of scrub trees and brush, barren hillsides. blackberry bushes and weeds, will be transformed into a healthy, natural landscape which will attract and preserve wildlife, provide seasonal color changes and beautify a once unattractive parcel of land. Of particular benefit to the public will be our landscaping and preservation efforts around the public attractions, like the outdoor theatre, picnic and barbque areas, the pea patches, water fountain, gazebo areas and along Benson Hill Rd. S.. The walking trails will provide connectivity for pedestrians and make the natural areas more accessible. We feel this is a superior approach to the use of the open space that would be otherwise limited by the RMC requirement. In fact, if the units were loaded all along Benson HIII Rd. S., as prescribed in the RMC, the landscaping schedule would be eliminated for most of the 2.8 acre site. Encourage creativity and innovation: Creativity in Building Design: Although we agree that sloped roofs provide a " residential " look that can soften the bulk of a building ,we also recognize that a modern craftsman design with protruding soffits and cedar bracing, as we have proposed ,is appealing to many people. This a matter of taste. Our only neighbor along Benson, the dental building, has a similar roofline perspective as the one we propose but less detail in soffit and bracing. What seems to override the sloped roof versus non- sloped argument is the fact that the building is situated 50 feet above Benson Hill Road and the roofline is not particularly visible from that perspective. Nor is it visible from the ground floor on any side of the building. If one takes the perspective of the Lodge then is does come into play. The two or three floors of residents who are located on the west end of that building do look down on it. There is a trade off for the limited number of Lodge residents who can see the top of the building: a fiat roof allows greater access to a territorial view of the valley. Assuming the Lodge managers want to keep the dense vegetation at the border between the two properties there would be another natural buffer to mitigate the view of our proposed building The ultimate " look " of the building and its aesthetic appeal to the public is of great concern to the developers. Most of the buildings in the vicinity, including the Lodge, the dental building to the north and the Eagle Point Apartments to the south have singular or limited siding options and colors. The dental building is a monochromatic grey stucco, The Lodge utilizes " hardiplank" on most of the exterior along with a color change where stucco interrupts the hardi plank The Eagle Ridge apartments, built forty years ago, incorporate cedar siding with a single color treatment. Our proposed project has a number of exterior treatments, undulating exterior walls, five color changes, a bold soffit treatment with massive cedar braces that offer a distinct modern approach to a craftsman style of architecture. Our proposed buildings have interior design which provide not only some of the largest and most comfortable apartment units in the City of Renton but feature attractive hallways that open up to exterior courtyards. From every unit in these two buildings there is a unique and pleasant view. The western exposed units all have views of the valley or Lake Washington. The east facing units look out over green belts within the 56,000 square feet of open space that we have preserved and landscaped. This was accomplished with creativity and innovation and taking full advantage of the topography that existed. Under the standard regulations of a CA zoning we would be required to load our commercial units and, as a consequence, our apartment units up against Benson Hill Road. Creativity and Innovation in Open Spaces The use of open spaces in our proposed plan is superior to the use of these spaces if we were to forced to comply with the standard regulations of the CA zoning. Under standard regulations the garage, front entrance and much of the traffic to the building would be directed in from Benson Hill Rd. S.. Our plan relieves this congestion and allows for greater use of open spaces throughout the site. The creative approach we have taken will be a relief to not only the traffic patterns along Benson but will significantly improve the views and limit sound distractions for the predominant component of this project, our tenants. Many of the ideas that we have incorporated in our building design and open space design can be seen in a completed form by visiting the website for the Burien Town Square project at: www,.burientownsquare.corD Surface Parking One of the goals of the Commercial Arterial zoning is to " screen " parking from the public. One of the ways to accomplished this is by creating parking within a structure. We support these goals. Ultimately we too would like to screen as much parking as possible for the aesthetic benefit of the project. It's great for tenants and it is pleasing to the public. It's unfortunate that all of the CA zoned properties along Benson utilize surface parking, most have no interior or screened parking on site. Within the objective of screening parking we must consider several important issues: Is the site serving the needs of the users? Are we providing adequate security for residents and visitors? Can the commercial tenants, their delivery vehicles and clients access the places of business easily and find adequate parking once they arrive? Will the public be able to park safely and enjoy the benefits of the amenities we offer them? Existing surface parking In the site plan that we previously submitted for review, the only surface parking visible to the public is located to the east and south of the south building. Since the building sits 12 feet above Benson Hill Rd. S., none of those parking stalls were visible to the public from the arterial. Stalls that are visible to the public within the site number 35 ( 25% of the total parking provided for the project ). Although we feel this surface parking would be a net benefit to the users of our buildings we also recognize that screening, if possible, is a good approach to a mixed use building. To that end we have modified our building and site plan and submit the following changes: Proposed surface parking We are proposing to eliminate 15 surface parking stalls. ( Exhibit Three Revised Site Plan ) In order to accomplish this we will eliminate seven living units on the south end of the first floor and establish interior parking for 18 cars within the building. These units will be provided for visitors to the property. Residential tenants will utilize the two subterranean garages. The redesign will accomplish several objectives: 1) Reduce the number of visible surface stalls from 25% to 8% of the total stalls. 2) Provide interior parking for visitors with easy access to commercial units and the main residential lobby. 3) Screen the remaining surface parking by increasing the size of the landscape buffers between the entry to the interior parking on the first floor and the remaining stalls. 4) The remaining surface parking along the east side of the south building will remain to service the needs of the handicapped, commercial clients, residents and the public. Additional Benefits to the Public To enhance the plan that was previously submitted and clearly establish benefits to the public we offer the following: A) An outdoor theatre with stage that can facilitate small plays and other productions to be located in an area where the landscaping will be enhanced and lighting for productions will be provided. The theatre will feature stone benches or granite sitting rocks and a semi circle stage with backdrop constructed of either cedar, metal or stone pillars. A walking trail from the environmentally friendly theatre will connect the Gazebo area and outdoor cinema location at the north end of the south building on the main floor. Public parking for visitors to be provided at the north end of south building next to the cinema location. See attached photo of similar theatre installed in the High Point development of West Seattle. ( Exhibit 4, Outdoor Theatre ) B) Outdoor Cinema. The existing entertainment room designated for residents at the north end of the south building will be made available to the public during the summer for outdoor cinema features. This area can seat over 75 people and will be an ideal area during warm weather to stage these kinds of shows. Doors to the patio can be opened allowing indoor/outdoor viewing of the theatre screen. Parking for outdoor cinema guests from the public will be conveniently located at the north end of the surface parking for the south building. Reception areas within the building or outside in the Gazebo area as well as the outdoor theatre area will welcome guests and provide an inviting area to socialize before or after the cinema event. C) Sport Court. A Sport court for basketball will be constructed at the south end of the driveway aisle, replacing four surface parking stalls. D) Pea Patch. Pea Patch garden containers will be provided at the east end of the north building. E) An entry fountain water feature with enhanced landscaping will be built at the south end of the property along Benson Hill Rd. S. F) Enhanced Walkways and Trails to connect Eagle Ridge Drive S. to Benson Hill Rd. S. through both the north and south ends of property and integrate the Gazebo and outdoor theatre areas proposed. Planned Urban Development versus Standard CA Development: In reviewing the decision criteria we have several comments pertinent to our specific project and request to qualify as a PUD. At the front of the comments, italicized, are a reference to the decision criteria established by the City of Renton. 1) Applicant must demonstrate that the proposed development will be superior to that which would result without a planned urban development and would not be detrimental to surrounding properties. I believe we have met that burden. Our proposal will not be detrimental to surrounding properties. The design and concept we propose is complimentary to the existing dental and office building to the north. Rooflines are similar, both feature modern architecture, both are situated on steep topography and would be accessed off Benson Hill Rd. S. Our presence along Benson should stimulate business to the Dental practice. Traffic from our residential and commercial tenants will add 140 people to the area along with their guests and clients and the public. The buffers between our proposed building and the only other neighbor we share, The Lodge, is 70 and 120 feet respectively. In addition to that there is a topographic separation and a large landscape buffer. The property to the south is a permanent 100 foot utility easement and the property to the west is a steep sloped CA zoned lot which is vacant, and, like ours, difficult to develop. In making a determination as to whether this project is " superior " to that which would result without a planned urban development one should consider the points that I have made previously in the summary to assess the " inferior " components of the project under standard CA regulations. Without a planned urban development and under the standard regulations of the Commercial Arterial Zoning this project has some glaring deficiencies: 1) Traffic along the arterial would be impacted. There is no street parking allowed along Benson Hill Rd. S. from Puget Park Drive to the downtown corridor. This encourages high rates of speed on the gradient that exceed the posted 35 mph. Under the standard regulations all users of our building would be required to utilize the subterranean parking garage opening onto the arterial road. RMC 4-3 100E.2.a.ii " the front entry of a building shall not be oriented to a drive aisle, but instead to a public or private street or landscaped pedestrian- only court yard." RMC 4-2-120A "Parking for residential units shall be enclosed within the same building as the unit it serves." 2) Noise and pollution generated from a commercial building along Benson Hill Rd. S. would be increased. 3) A commercial building along Benson Hill Rd. S. in this area will be difficult to tenant and could end up a white elephant. The market for retail and commercial space is depressed, both nationally and locally. Prospective tenants have a lot to choose from and would only choose Benson Hill Rd. S. if it offered a superior location, better access, a better experience for their clients and a better price. We cannot offer any of those benefits for the reasons summarized earlier. 4) With the restrictions of RMC 4-2-120A it would be incumbent upon developers to enclose all residential parking in the same building it serves and direct all tenants to enter and exit immediately off Benson. This appears to be an uncomfortable and much less desirable situation for the tenants than our proposal which creates an open drive aisle with good visibility of the arterial and broad turning radius'. Staff Recommendations We agree with the Hearing Examiner and City of Renton Building Department that a number of improvements to this plan could and should be implemented. In addition to the reduction of surface parking and added public benefits which were detailed in this request we would support and implement all of the following recommendations of staff. 1) Refuse and recyclable areas shall be dimensioned on the revised site plan submitted to the Planning Division project manager for review and approval prior to issuance of builidng permits. ( Continue to...RMC 4-4-090 ) 2) The pedestrian walkway system shall be extended to provide connectivity to Benson Road S.. ( Continued..... to issuance of building permits ) 3) All walkways/crosswalks within parking lots shall be differentiated by material or texture, such as raised and stamped concrete and painted asphalt. ( Continued to .... issuance of building permits ) 4) A Final landscape plan shall be submitted to the Planning Division project manager for review. ( Continued to .... 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. ( Continued to .... building permits ) 6) Revised elevations shall be submitted to the Planning Dvlsion project manager for review. ( Continued to ..... parking structure openings ) 7). A revised site plan showing additional walkways and crosswalks to promote pedestrian safety. ( Continued to .... builiding permits. ) 8) A lighting plan shall be submitted to the Planning Divison. ( Continued to .... landscape and building lighting. 9) A revised site plan and revised elevations..... continued to .... landscaping. 10) A rooftop mechanical equipment detail shall be submitted to the Planning Division. Continued to .... building permits. 11) Revised floor plans shall be submitted to the Planning Division... continued to .... PUD decision criteria. 12) All common facilities, not dedicated to the City, shall be permanently maintained by the PUD owner. 13) The modification to allow grading of the steep slopes shall be submitted to the Planning Division.... continued to .... issuance of building permits. 14) Developers agree that the entry design to both buildings need improvement. The north building should have a more pronounced entry and focal point and the south building would benefit from additional detail. 15) The applicant shall be required to designate five to ten stalls as guest parking. 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C}I1003 -ALL-� FLR, PD6'r . 83954 F -m44%,�K 7 r EXHIBIT 3 �� D2Maso city ��4.. JL ----------- City Clerk -BonnieLWalton November 3, 2010 Chris Koruga Eagle Ridge LLC 5454.- 30th Ave:SW Seattle, WA 98126 Re: Appeal of Hearing Examiner's decision dated 7/12/207.0, regarding Eagle Ridge Apartments & Offices PUD, 1600, Benson Rd. S. (File No. LUA-09-150, ECF, PPUD) Dear,Appellant: At the regular -Council meeting of November 1; 2010, the Renton City Council took action on the referenced appeal by adopting the recommendation of the Planning and Develop m' ent' Committee. Enclosed is copy of the Planning and Development Committee reporthas adopted. Unless an appeal of. the decision of the City Council is filed with Bing County Superior Court as indicated in Renton Municipal Code, the decision of the City Council is final. If I can provide further information; please feel free to contact -me. ` Sincerely, Bonnie !.Walton' City Clerk Enclosure Cc: Mayor Denis Law, Council President Don Persson Parties' of Record (8) 1055 South Grady Way ► Renton; Washington 98057 • (425) 43D-6510/ Fax (425) 430-6516 • rentonwa.gov J "PEAL TO RENTON CITY COI "__ OF HEAL— , -+ XAMINER'S DECISION/REC- .li_.,ENDATION r - APPLICATION NAME FILE NO- J'(r—i P fhe undersigned interested party hereby files its Notice of Appeal from the decision or recommendation of the Land Use Hearing Examiner, dated 1 `l 3 , 20 Z IDENTIFICATION OF PARTY APPELLANT: Name-, IN r- k 1_1� `r- v REPRESENTATIVE (IF ANY): CITY OF RENTON SEP 10 2090,cA" Name: �Eci=EVES Address: 72`F'� -e _5 LJ Address: Phone Number: L) L. S `l,;- - � 7 Email: C- L --' r ,-� c j ,a Phone Number: Email: 2. SPECIFICATION OF ERRORS (Attach additional sheets, if necessary) Set forth below are the specific errors or law or fact upon which this appeal is based: Finding of Fact: (Please designate number as denoted in the Examiner's Report) No. Error: Correction: Conclusions: No- Error-. Correction: Other' C� 2 t u v r ►•t e c� �4 r c.v �t I l No- Error: R� tri T`z� pv-����.T u�+ � j L) J A�,t q,•ttl, v -A f 5-5 i 3c �z T- A- , 5 k k.-rtk� c_, ,� s ti� C -./ Correction: }�.. , �- l .ti ,�;.—- , Icy .u�L 3. SUMMARY OF ACTION REQUESTED The City Council is requested to grant [he following relief: V �, (Attach explanation, if desired) Reverse the decision or recommendation and grant the following relief: Modify the decision or recommendation as follows: Remand to the Examiner for further consideration as follows:: 1 AOther: 1F L, o,,, N t- t;! tCSV D r 7-1 i i b 6 t- � ?j t � c�1 i "r � • 'S "� ci ,�` t a �N c� ► T c `o .t1 eC, •-� �-� f__ 1 X A 0- Appellan ep er sentative Signature Type/Printed Name Date NOTE: Please refer to Title IV, Chapter 8,,00f,the Renton Municipal Code, and Section 4-8-110F/, for specific appeal proceldar_esf, ' ; LcL; r�.l V�:C..- {z...'} 1w� ti lj2 isFhi t a ffil i1.5t���, C Eb I �i�lYl�i'-2r 1�c,�,•�tr�r� --C �f �'.lh,�a Vi nLk'r�� L.. C_ J 7 City of Renton Municipal_ Title N Chapter 8, Section 110 — Ap 6 4-8-110C4 The notice of appeal shall be accompanied by a fee in accordance with RMC 4-1-170, the fee schedule of the City. (Ord. 3658, 9-13-82) 4-8-11 OF. Appeals to City Council — Procedures 1. Time for Appeal: Unless a specific section or State law providing for review of decision of the Examiner requires review thereof by the Superior Court or any other body, any interested party aggrieved by the Examiner's written decision or recommendation may submit a notice of appeal to the City Council, upon a form furnished by the City Clerk, within fourteen (14) calendar days from the date of the Examiner's written report. 2. Notice to Parties of Record: Within five (5) days of receipt of the notice of appeal, the City Clerk shall notify all parties of record of the receipt of the appeal. 3. Opportunity to Provide Comments: Other parties of record may submit Ietters in support of their positions within ten (10) days of the dates of mailing of the notification of the filing of the notice of appeal. 4. Transmittal of Record to Council: Thereupon the Clerk shall forward to the members of the City Council all of the pertinent documents, including the written decision or recommendation, findings and conclusions contained in the Examiner's report, the notice of appeal, and additional letters submitted by the parties, (Ord. 3658, 9-13-1982) 5. Council Review Procedures: No public hearing shall be held by the City Council. No new or additional evidence or testimony shall be accepted by the City Council unless a showing is made by the party offering the evidence that the evidence could not reasonably have beers available at the time of the hearing before the Examiner. If the Council determines that additional evidence is required, the Council shall remand the matter to the Examiner for reconsideration and receipt of additional evidence. The cost of transcription of the hearing record shall be borne by the applicant. In the absence of an entry upon the record of an order by the City Council authorizing new or additional evidence or testimony, and a remand to the Hearing Examiner for receipt of such evidence or testimony, it shall be presumed that no new or additional evidence or testimony has been accepted by the City Council, and that the record before the City Council is identical to the hearing record before the Hearing Examiner. (Ord_ 4389, 1-25-1993) 6. Council Evaluation Criteria: The consideration by the City Council shall be based solely upon the record, the Hearing Examiner's report, the notice of appeal and additional submissions by parties. 7. Findings and Conclusions Required: If, upon appeal of a decision of the Hearing Examiner on an application submitted pursuant to RMC 4-1-050F1, and after examination of the record, the Council determines that a substantial error in fact or law exists in the record, it may remand the proceeding to Examiner for reconsideration, or modify, or reverse the decision of the Examiner accordingly. 8. Council Action: If, upon appeal from a recommendation of the Hearing Examiner upon an application submitted pursuant to RMC 4-1-050F2 and F3, and after examination of the record, the Council determines that a substantial error in fact or law exists in the record, or that a recommendation of the Hearing Examiner should be disregarded or modified, the City Council may remand the proceeding to the Examiner for reconsideration, or enter its own decision upon the application. 9. Decision Documentation: In any event, the decision of the City Council shall be in writing and shall specify any modified or amended findings and conclusions other than those set forth in the report of the Hearing Examiner. Each material finding shall be supported by substantial evidence in the record. The burden of proof shall rest with the appellant. (Ord 3658, 9-13-1982) 10, Council Action Final. The action of the Council approving, modifying or rejecting a decision of the Examiner shall be final and conclusive, unless appealed within the time frames established under subsection G5 of this Section. (Ord. 4660, 3-17-1997) t Christopher- T Koruga Thomas E Wall 2 22 5454 30th Ave SW Seattle, WA 9812619-2/1250 IQ WA . Pay to the Order b 96107 Da of Dollars Bank of America 31zo Way D96107 W89111IIgfgP. ' Alit a 2446 For ,e +: L 2SDDDD 2�,+: 4 L65D 648n■ 2 2 2 2 y CITY 4F "NTQN City Clerk Division + A ' 1055 South Grady Way 'N'T� Renton, WA 98057 425-430-6510 ❑ Cash ❑ Copy Fee C Check No. ;� r ❑ Appeal Fee Description: r Funds Received From: Name j 1, Address City/Zip Receipt 1654 Date) i ❑ Notary Service ED Amount $ - sra� P ..NI:NG & DEVELOPMENT COMP -E A PPROVED ..' COMMITTEE REPORT CIT COUNCIL November 1, 2010 �� Il-l-a2C�la The Planning & Development Comrimittee recommends that thafull City Council grant the applicant W. Chris Koruga4s Eagle Ridge PUD Application appeal and reverse the Hearing Examiner's decision to require pitched or peaked roofs at a ratio. of 6:12. Specifically, the -Hearing Examiner stated.in his July 12, 2010,. hearing. decision, on page 16, recommendation 13 that "[t]he applicant shall provide peaked or pitched roofs as part of his proposal." In the Hearing Examiner's response to the applicant's motion to, reconsider, dated. August 30, 2010, on page 3, recommendation 16, he'stated that "[t)he a.pplicant.sh.all provide pitched or peaked roofs -on both buildings at-ratio.6:12." The Hearing Examiner erred by requiring the applicant to use pitched or sloped roofs under' RMC 4-3-100 (E)(5) Building Roof Lines. -RMC 4-3-100 (E)(5), underthe subsection entitled "Standards", -states that "[alt least one ofthe-following elements shall be used to create varied. and interesting roof profiles." The applicant, Mr. Koruga, had three. -of the four elements as a part of his design. 'As a result, the Hearing. Examiner exceeded the reasonable use of his discretion under RMC 4-9-150 (C)(3). The committee recommends that recommendation 13 of . the July 12,-2010 hearing decision and recommendation 16 of the August 30, 2010 response to the motion for reconsideration be stricken. The Planning & Development, Committee further recommends that the Council adopt the remainder of the Hearing Examiner's find.ings,-eonclu§ions and recommendations. . Terri,triere; air King Parker Vice- hair„ Rich Zwicker, Member . C: Gerald Wasser Jennifer Henning Alex Pietsch EXHIBIT 4 -_------------ --- �`� 1500 d 1600 5EN50N APARTMENTS S OFFICES SITE PLAN — artrr°a'ar"rw i m .om w�a o arses r EXHIBIT 5 a ; p 1600 BENSON ROAD SOUTH s It 6 - Q a EAGLE RIDGE APARTMENTS & OFFICE WEISMANDESIGN GROUP q L o ® o q , .w ae �e V. 0 � i a �P �Q C�,. � C �J OCG �� fiOA �i d • a ttb • � n O6 ` r �rq r EXHIBIT 5 9 p 1600 BENSON ROAD SOUTH s It 6 - Q a EAGLE RIDGE APARTMENTS & OFFICE WEISMANDESIGN GROUP q RENTON, WASHINGTON .w DEPARTMENT OF COMM( Y EX&IT 6 lY G AND ECONOMIC DEVELOPMENT } DETERMINATION OF NONSIGNIFICANCE -MITIGATED MITIGATION MEASURES APPLICATION NO(S): LUA09-150, ECF, PPUD APPLICANT. Chris Koruga, Eagle Ridge LLC PROJECT NAME: Eagle Ridge Apartments & Offices PUD DESCRIPTION OF PROPOSAL: The applicant is requesting Environmental (SEPA) Review and a Preliminary Planned Urban Development (PPUD) for a mixed used project including office and residential uses. 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. The southernmost building would have 61 residential units and 4,039 square feet of office use on the ground floor. The northernmost building would have 56 residential units. Access to the site would be gained from Benson Road S and from a private easement that connects to Eagle Ridge Drive S. The applicant has proposed to retain 40 significant trees. The site has areas of erosion hazard, moderate to high landslide hazard, and protected slopes. LOCATION OF PROPOSAL: 1600 Benson Road S LEAD AGENCY: The City of Renton Department of Community & Economic Development Planning Division MITIGATION MEASURES: 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, 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, 6. 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. w :. Thp- 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. 7�7 DEPARTMENT OF COMMUNITY ULyor AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: July 17, 2012 TO: Gerald Wasser, Planning Division FROM: Kayren K. Kittrick, Development -Engineering -k3 SUBJECT: Eagle Ridge Apartments & Office PUD 1600 Benson Road S. LUA12-043 Most of the following comments were provided for the preliminary PUD LUA09-150 on May 20, 2010. All comments and recommended conditions apply for the proposed final PUD LUA12-043 as amended. EXISTING CONDITIONS WATER - Served by City of Renton Water Utility. There is an existing 8 -inch water line both in the frontage along Benson Road S. and in an easement crossing the parcel. This is part of the looped system serving the Eagle Ridge development which includes a combination of 8 and 10 -inch lines. The site is in the 490 Pressure zone. The fire flow available to the site is 2,500 gpm. SEWER - Served by City of Renton Wastewater Utility. The parcel is crossed in an easement as well as across the full Benson Road frontage by 8 -inch sanitary sewer mains. STORM - A preliminary TIR, per 1995 King County Surface Water Design standards, has been submitted with the application and is acceptable as a preliminary design. The subject site flows into an existing city system with a history of flooding issues downstream that the I- 405 project and a City of Renton project may have resolved, subject to study. STREETS - The site is located on Benson Road South but will also tie into an existing private access road terminating at Eagle Ridge Drive South. Existing improvements include, but are not limited to, pavement, sidewalk, curb, gutter and lighting. CODE REQUIREMENTS WATER 1. Water line extensions and loops are required around the proposed buildings with connections and sizing to provide the required fire flow for the sprinkler systems and hydrants as determined by the City of Renton Fire Marshal. 2. The System Development Charge is based on total meter size(s). This fee is payable with the construction permit. Eagle Ridge Apartments & PUD — LUA 09-150 Page 2 of 3 May 7, 2010 SANITARY SEWER 1. Sanitary sewer extensions and service connections are required. 2. The System Development Charge is also based on total meter size(s). This fee is payable with the construction permit. SURFACE WATER The 1995 KCSWDM standards for design do not address best available science for the challenges of this site and downstream history. It is recommended that a condition be placed on this project for use of current standards as adopted by the City of Renton. 2. The Surface Water SDC fee is $0.405 per square foot of new impervious area but not less than $1,012. This fee is collected at the time a construction or utility permit is issued, prior or concurrent to the issuance of the building permit. The fee will be determined based on final plans. TRANSPORTATION 1. A Traffic Mitigation Fee of $75.00 per additional Average Daily Trip is triggered for this work. See Traffic Mitigation Fee sheet #868 for specifics. 2. A traffic control plan for any work within the right-of-way is required. PLAN REVIEW - GENERAL 1. All plans shall conform to the Renton Drafting Standards. 2. A construction permit is required. When plans are complete three copies of the drawings, two copies of the drainage report, a construction estimate, application and appropriate fee shall be submitted to the City Hall sixth floor counter. RECOMMENDED CONDITIONS 1. A final TIR report and design in compliance with the 2009 King County Surface Water Design manual as adopted and amended by the City of Renton along with any supporting reports or other documents is required with the surface water design for the construction permit. Erosion Control and Stormwater BMP's shall also conform as noted in the recommendations found in the Geotechnical report. 2. Temporary Erosion Control shall be installed and maintained in conformance with the 2009 KCSWDM and to the satisfaction of the representative of the Development Services Division for the duration of the project. 3. Weekly reports on the status and condition of the erosion control plan with any recommendations of change or revision to maintenance schedules or installation shall be submitted by the project Engineer of record to the Public Works Inspector. Certification of the installation, maintenance and proper removal of the erosion control facilities is required prior to Temporary Certificate of Occupancy. 4. A construction plan indicating haul route and hours, construction hours and a traffic control plan shall be submitted for approval prior to any permit being Eagle Ridge Apartments & PUD — LUA 09-150 Page 3 of 3 May 7, 2010 issued. Haul hours shall be restricted to 8:30 a.m. to 3:30 p.m. unless approved in advance by the Development Services Division. No building construction shall be allowed above the foundation until water lines delivering sufficient fire flaw for the sprinkler and hydrants on the site have been constructed and accepted for service. City of Renton Department of Community & Economic Development ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: r}e�� 11 COMMENTS DUE: JULY 12, 2012 APPLICATION NO: LUA12-043, FPUD DATE CIRCULATED: JUNE 28, 2012 APPLICANT: Chris Koruga, Eagle Ridge Villas LLC PROJECT MANAGER: Jerry Wasser PROJECT TITLE: Eagle Ridge Apts & Offices Final PUD PROJECT REVIEWER: Kaprerr!GttFieIe- SITE AREA: 125,708 sf EXISTING BLDG AREA (gross): N/A LOCATION: 1600 Benson Road 5 PROPOSED BLDG AREA (gross): 148,127 sf SUMMARY OF PROPOSAL: 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 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 43.65 units per acre.. The southernmost building would have 61 residential units and 4,039 square feet of office use on the ground floor. The northernmost building would have 56 residential units. Public amenities would be provided as 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 high landslide hazard, and protected slopes. A. ENVIRONMENTAL IMPACT (e.g. Non -Code) COMMENTS Element of the Probable Probable More Environment Minor Major information Impacts Impacts Necessary Earth Air Water Plants Land/Shoreline Use Animals Environmental health Energy/ Natural Resources krkJ �3 - rav�-C' 7/17 B. POLICY -RELATED COMMENTS C. CODE -RELATED COMMENTS Element of the Probable Probable More Environment Minor Major Information Impacts Impacts Necessary Housin Aesthetics Light/Glare Recreation Utilities Transportation Public Services Historic/Cultural Preservation Airport Environment 10,000 Feet 14,000 Feet We hove reviewed this application with particular attention to those areas in which we have expertise and have identified areas of probable impact or areas where additional information is needed to properly assess this proposal. Signa u of Director or Authorized Representative Date City of Renton Department of Community & Economic Development ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT:�R� COMMENTS DUE: JULY 12, 2012 APPLICATION NO: LUA12-043, FPUD DATE CIRCULATED: JUNE 28, 2012 APPLICANT: Chris Koruga, Eagle Ridge Villas LLC PROJECT MANAGER: Jerry Wasser PROJECT TITLE: Eagle Ridge Apts & Offices Final PUD PROJECT REVIEWER: Kayren Kittrick SITE AREA: 125,708 sf EXISTING BLDG AREA (gross): N/A LOCATION: 1600 Benson Road S PROPOSED BLDG AREA (gross): 148,127 sf SUMMARY OF PROPOSAL: 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 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 43.65 units per acre.. The southernmost building would have 61 residential units and 4,039 square feet of office use on the ground floor. The northernmost building would have 56 residential units. Public amenities would be provided as 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 high landslide hazard, and protected slopes. A. ENVIRONMENTAL IMPACT (e.g. Non -Code) COMMENTS Element of the Probable Probable More Environment Minor Major Information Impacts Impacts Necessary Eorth Air water Plants Lond/Shoreline Use Animals Environmental Health Energy/ Natural Resources Element of the Probable Probable More Environment Minor Major Information Impacts Impacts Necessary Housing Aesthetics Li hVClare Recreation Utilities Trans ortation Public Se(vicef Hist Cultural servation Airport Environment I0,000 Feet 14,000 Feet B. POLICY -RELATED COMMENTS % I ar `moi' y- vin -c L r {} 1 ✓ e- i `� �' �.J C C. CODE -RELATED COMMENTS We have reviewed this application with particular attention to those areas in which we have expertise and have identified areas of probable impact or areas whem-gdditionol inforrri'ation is needed to properly assess this proposal. _ ti Signature of Dire for or Authorized Representative Date DATE: TO: FROM: SUBJECT: CITY OF RENTON FIRE PREVENTION BUREAU MEMORANDUM July 3, 2012 Gerald Wasser, Associate Planner Corey Thomas, Plans Review Inspector Comments for Eagle Ridge Apartments and Offices Final PUD Environmental Impact Comments: 1. Fire mitigation impact fees are currently applicable at the rate of $388.00 per multi- family unit and $0.52 per square foot of commercial space. No charge for covered parking areas. This fee is paid at time of building permit issuance. Code Related Comments: 1. The preliminary fire flow is 2,750 gpm. A minimum of one hydrant is required within 950 -feet of each structure and two additional hydrants are required within 300 -feet of each structure. A looped water main is required to be installed around the buildings. 2. Approved fire sprinkler and fire alarm systems are required throughout all buildings. Dry standpipes are required in all stairways. Separate plans and permits required by the fire department. Direct outside access is required to the fire sprinkler riser rooms.. Fully addressable and full detection is required for all fire alarm systems. 3. Fire department apparatus access roadways are required within 150 -feet of all points on the building. Fire lane signage required for the on site roadway_ Required turning radius are 25 -feet inside and 45 -feet outside. Roadways shall be a minimum of 20 -feet wide. Maximum grade on roadways is 15%. Roadways shall support a minimum of a 30 -ton vehicle and 322 -psi point loading. A properly recorded fire access easement is required over the adjacent parcel to the northwest of the project in order to provide fire code approved apparatus access. 4. An electronic site plan is required prior to occupancy for pre -fire planning purposes. 5. All buildings equipped with an elevator in the City of Renton are required to have at least one elevator meet the size requirements for a bariatric size stretcher_ Car size shall accommodate a minimum of a 40 -inch by 84 -inch stretcher and car width shall be a minimum of 80 -inches wide with a center opening door. 5. The building shall comply with the City of Renton Emergency Radio Coverage ordinance. Testing shall verify both incoming and outgoing minimum emergency radio signal coverage. If inadequate, the building shall be enhanced with amplification equipment in order to meet minimum coverage. Separate plans and permits are required for any proposed amplification systems. CTed eagleridge City of Renton Department of Community & Economic Deve :.,ament ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: COMMENTS DUE: JULY 1.2r 2012 APPLICATION NO: LUA12-043, FPUD DATE CIRCULATED: JUNE 28, 2012 APPLICANT: Chris Koruga, Eagle Ridge Villas LLC PROJECT MANAGER: Jerry Wasser PROJECT TITLE: Eagle Ridge Apts & Offices Final PUD PROJECT REVIEWER: Kayren Kittrick SITE AREA: 125,708 sf EXISTING BLDG AREA (gross): N/A LOCATION: 1600 Benson Road 5 PROPOSED BLDG AREA (gross): 148,127 sf SUMMARY OF PROPOSAL: 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 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 43.65 units per acre.. The southernmost building would have 61 residential units and 4,039 square feet of office use on the ground floor. The northernmost building would have 56 residential units. Public amenities would be provided as 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 high landslide hazard, and protected slopes. A. ENVIRONMENTAL IMPACT (e.g. Non -Code) COMMENTS Element of the Probable Probable More Environment Minor Major information Impacts Impacts Necessary Earth Air Water Plants Land/Shoreline Use Animafs Environmental Health Energy/ Natural Resources B. POLICY -RELATED COMMENTS C. CODE -RELATED COMMENTS Element of the Probable probable More Environment Minor Major Information Impacts impacts Necessary Housing Aesthetics Li ht/Giore Recreation Utilities Transportation Public Services Historic/cultural Preservation Airport Environment 10,000 Feet 14,000 Feet r �dA"-� We have reviewed this application with particular attention to those areas in which we have expertise and have identified areas of probable impact or areas where additional information is needed to prope�y assess this proposal. Signature of Director or Authorized Representative -7 L3� Z Date NOTICE OF APPLICATION A Master Applinuvn has bean bled and aeeepted with the Department a} Cammunity & F[rnvmic De velnpmert (CED) — Planning Division of the Cty atRerden.Th. }dhnwing briefly deftrlbes the a ppliclln and the ,ern 7 Public APprovalc DATE OF NOTICE OFAPPUCATION: lune 23, Ln2 PROIFCT NAME%NUMBER: Ea& Ridge Apartments A Off S Final PVOI LUA12-043, rpUO PRIER DESCRIPTION: The applicant is regUlsring a rinal Planned Urban Owelopment lEPUDlfar. m �ed usra development InrNding aFRce and resldentlal uses. The subl, site IS IDC,@d at 16W 8elwn Road S. The site 3s Composed of lwa vacant parcels totaling 125.708 square feel 12.g9 acres) Io[attd within the Commercial ArteriaV [C41 xOne. The applicant hal prapOSM Tuan -0-story bulldlnl withatotal at 117 apaJrre.l units which would result Ina net density a7 43.65 units per acre.. The southernm051 building would hive 61 residential units and 4,039 square feet of DNlre use on rhe ground floor. The narthemmost building wauid have 55 residential nils Public amenitlef would be provided a5 part of the proposed deveopment. The agpliranl has proposed to relaln 40 siSnlfkent Ireea. The site appears to encompass areas Of erosion Ward, moderate to high landslide harard, and projected 510e5. ZECF LOCATION: JGGO geuan Road S PUBLIC APPROVALS: Final Planned Urban Development Revkw APPUCANTIPROJECf CONTACT PERSON, Chris goruga, Eagle Ridge Was, LLC: 545430'" Avenue 5W; 5eattle,WA 48125; Eml: cXoruga QQyahoo.wm pUBLIC HEARING: NIA Crlmmenb on the above application must be eubmivad In wrlting to Gamid Warier, AS.nclate Planner, Department WA 4RG57 b 5:00 .on la ly 12, 2D12. If of [ommunity & Ecnnamk Deveopment, JOSS 5nuth Gordy Way, Renton, y P -r^ you have gveetlans about this pn pawl, orwish lobe made a party of record and receive addi'anal notification by m.1L a romn the prole, Manager at 14251 430�73a1. Anyone who submits written comments will autnmatrcally become a party of record and will be mulled of arwdechian onthh project. PLEASE INCLUDE THE PROJECT NUMBER WHEN CALLING FOR PROPER FILE IDENTIPICATION DATE OF APPi1CATION: May 29, 2012 NOTICE OF CO •"„�`"ew �rannu 1„ae7R. 2012 N yea Wauld lige tv be made a pa M1y or reP�d„lo pµsioni, J055 So th GrLIady Way. Renlu,, WA SK57.ompkte this Form and return to'. City vt Renta,, CEO, g Flie Name/No.: Eagle Ridge Apartments&OmP.,rinal PUDILOAl2-043.FPUD NAME: MAILING ADDRESS' CIryJStaleflip: TELEPHONE NO.: CERTIFICATION I,L '- rc1J _,,-/­�/AA�ereby certify that copies of the above document were posted in -- conspicuous pieces or nearby the c 'bed prope y 0 Date:' `fir` Signed - STATE OF igned•STATE'OF WASHINGTON ) j SS COUNTY OF KING ) I certify that I know or have satisfactory evidence that l,y rL.s<� e,r' signed this instrument and acknowledged it to be his/her/their free and voluntary act for the uses and purposes mentioned in the instrument. Da 4 1- pro so ie - Notary Public in end for the State of Washington Notary (Print): My appointment expires:] Z9 - CITY OF RENTON DEPARTMENT OF COMMUNTY & ECONOMIC DEVELOPMENT - PLANNING DIVISION AFFIDAVIT OF SERVICE BY MAILING On the 28th day of June, 2012, 1 deposited in the mails of the United States, a sealed envelope containing Acceptance Letter and Notice of Application (NOA) documents. This information was sent to: Name Representing Chris Koruga, Eagle Ridge Villas, LLC Contact/Applicant/Owner 300' Surrounding Property Owners See attached (Signature of Sender): L , STATE OF WASHINGTON )0 SS 0� � COUNTY OF KING )Co y F m �s I. certify that 1 know or have satisfactory evidence that Stacy M. Tucker f���� OF,�► signed this instrument and acknowledged it to be his/her/their free and voluntary ar 4ii et�k�►es nd purposes mentioned in the instrument. Dated: acia Notary Public4n and for the State of Washington Notary (Print): My appointment expires: �. c / �3 Project Name: Eagle Ridge Apartments & Offices Final PUD Project Number:' LUA12-043, FPUD AHMADNIA HOSSEIN CARPINITO BROTHERS INC EAGLE RIDGE VILLA LLC 6829 WEEDIN PL SE SEATTLE, WA 98115 EPROPERTYTAX INC PO BOX 4900 DEPT 207 SCOTTSDALE , AZ 85261 LAND AND SEA VENTURES LLC 13665 SE 24TH ST BELLEVUE , WA 98005 NIA WA-WOODCLIFFE THOMSON REUTERS PTS (WELLS) 2235 FARADAY AVE SUITE O CARLSBAD , CA 92008 PUGET SOUND ENERGY/GAS PROPERTY TAX DEPT PO BOX 90868 BELLEVUE , WA 98009 ZHANG QIAO 1100 EAGLE RIDGE DR S #A RENTON , WA 98055 1148 CENTRAL AVE N KENT, WA 98032 FITZPATRICK STANLEY W 1236 BENSON RD S RENTON , WA 98055 LI QIU 1100 EAGLE RIDGE DR #D RENTON , WA 98055 NEWTON GEORGE R+CHANG M 95-1017 HALEKUA ST MILILANI , HI 96789 RML PROPERTY-RENTON LLC 6100 93RD AVE SE MERCER ISLAND, WA 98040 3920 BURKE AVE N SEATTLE, WA 98103 GENCARE INC PO BOX 3525 MCKINNEY , TX 75070 LIU BIN 1100 EAGLE RIDGE DR #B RENTON , WA 98055 PUGET SOUND ENERGY/ELEC PROPERTY TAX DEPT PO BOX 90868 BELLEVUE , WA 98009 9019 W SHOREWOOD DR #581 MERCER ISLAND, WA 98040 City of NOTICE OF APPLICATION A Master Application has been filed and accepted with the Department of Community & Economic Development (CED)— Planning Division of the City of Renton. The following briefly describes the application and the necessary Public Approvals. DATE OF NOTICE OF APPLICATION: June 28, 2012 PROJECT NAME/NUMBER: Eagle Ridge Apartments & Offices Final PUD / LUA12-043, FPUD PROJECT DESCRIPTION: 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 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 bukd;ngs with a total of 117 apartment units which would 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 on the ground floor. The northernmost building would have 56 residential units. Public amenities would be provided as 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 high iandslide hazard, and protected slopes. PROJECT LOCATION: 1600 Benson Road S PUBLIC APPROVALS: Final Planned Urban Development Review APPLICANT/PROJECT CONTACT PERSON: Chris Koruga, Eagle Ridge Villas, LLC; 5454 30th Avenue SW; Seattle, WA 98126; Eml: ckoruga@yahoo.com PUBLIC HEARING: N/A Comments on the above application must be submitted in writing to Gerald Wasser, Associate Planner, Department of Community & Economic Development, 1455 South Grady Way, Renton, WA 98057, by 5:00 p.m. on July 12, 2012. if you have questions about this proposal, or wish to be made a party of record and receive additional notification by mai;, contact the Project Manager at (425) 430-7382. Anyone who submits written comments will automatically become a party of record and will be notified of any decision on this project. PLEASE INCLUDE THE PROJECT NUMBER WHEN CALLING FOR PROPER FILE IDENTIFICATION DATE OF APPLICATION: May 29, 2012 NOTICE OF COMPLETE APPLICATION: June 28, 2012 1 lees 1 If you would like to be made a party of record to receive further information on this proposed project, complete this form and return to: City of Renton, CED, Planning Division, 1055 South Grady Way, Renton, WA 98057. File Name / No.: Eagle Ridge Apartments & Offices Final PUD / LUA12-043, FPUD NAME; MAILING ADDRESS: TELEPHONE NO.: City/State/Zip: Denis Law City 0 VL r Mayor Department of Community and Economic Development June 28, 2012 C.E."Chip"Vincent, Interim Administrator Chris Koruga Eagle Ridge Villas LLC 5454 301h Avenue SW Seattle, WA 98126 - Sub1ect: Notice of Complete Application Eagle Ridge Apartments & offices Final PUD, LUA12-043, FPUD Dear Mr. Koruga: The Planning Division of the City of Renton has determined that the subject application is complete according to submittal requirements and, therefore, is accepted for review. You will be notified if any additional information is required to continue processing your application. Please contact me at (425) 430-7382 if you have any questions. Sincerely, Gerald C. Wasser Associate Planner Renton City Hall • 1055 South Grady Way Renton, Washington 98057 • rentonwa.gov City of v �, DEPARTMENT OF COMMUNITY® AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: June 25, 2010 TO: Fred Kaufman, Hearing Examiner FROM: Gerald Wasser, Planning Associat� SUBJECT: Critical Areas Exception Through Modification for Eagle Ridge PUD, LUA09-150 At the June 15, 2010 public hearing on the above -captioned project you requested information to justify granting a critical areas exception through modification which would allow the regrading of six man-made protected slopes which were created through previous public or private road installation or widening and related transportation improvements. The City Critical Areas Regulations (RMC 4-3-050J.5a) prohibit development on protected slopes. This restriction is not intended to prevent development of property that includes 40% or greater slopes on a portion of the site, provided there is enough developable area elsewhere to accommodate building pads. Exceptions to this prohibition may be granted through modification (RMC 4-3- 050J.5.b.ii). Such modifications may be granted for grading to the extent that it eliminates all or portions of a mound to allow reconfiguration of protected slopes created through public or private road installation or widening and related transportation improvements. Each of the six protected slope areas was created as a result of the construction and installation of the paved private access road which traverses the property from northwest to southeast or from road improvements along Benson Road S. RMC Section 4-3-050N.2.a.ii.(c) allows the grading to the extent that it eliminates all or portions of a mound or to allow reconfiguration of protected slopes created through public or private road installation or widening and related transportation improvements subject to the following procedures: (1) The applicant shall submit a geotechnical report describing any potential impacts of the proposed regarding and any necessary mitigation measures; Comment: A Geotechnical Engineering Reconnaissance prepared by Geotech Consultants, Inc., dated May 19, 2006, analyzed the areas of man-made protected slopes. Fred Kaufman Page 2of3 Tune 25, 2010 (2) All submitted reports shall be independently reviewed by qualified specialists selected by the City at the applicant's expense; Comment: The man-made protected slopes in question were analyzed by the project geologist and reviewed by City staff. A field investigation by Planning Division and Development Services Division staff on May 18, 2010 revealed that the slopes were, indeed, created as a result of the installation of the private paved access easement which transects the subject property and of improvements to Benson Road S. Based on this information, secondary review was waived. (3) The Department Administrator may grant, condition, or deny the request based upon the proposal's compliance with the applicable modification criteria of RMC 4-9-250D; and Comment: The request complies with the modification criteria of RMC 4-9- 250D in that it substantially implements the policy direction of the policies and objectives of the Comprehensive Plan Land Use Element and Community Design Element and the proposed modification is the minimum adjustment necessary to implement these policies and objectives; will meet the objectives and safety, function, appearance, environmental protection and maintainability intended by Code requirements, based upon sound engineering judgment; will not be injurious to other properties in the vicinity; conforms to the intent and purpose of the Code; can be shown to be justified and required for the use and situation intended; and, will not create adverse impacts to other properties in the vicinity. (4) Any slope which remains 40% or steeper following development shall be subject to all applicable geologic hazard regulations for steep slopes and landslide hazards. Comment: The Geotechnical Engineering Reconnaissance submitted with the project application identifies the one protected slope area on the northeast portion of the project site which will not be disturbed and it would remain subject to Code regulations pertaining to steep slopes and landslide hazards (see attachment). Fred Kaufman Page 3 of3 June 25, 2010 (5) In addition to the criteria of RMC 4-9-250D, Modification Procedures, the following criteria shall apply: The proposed modification is based on consideration of the best available science as described in WAC 365-195-905; or where there is no valid scientific information the steps in RMC 4-9-25OF are followed. Comment: WAC 365-195-905 identifies valid scientific processes as including peer review, clearly stated information gathering methods which can be replicated, logical conclusions, quantitative analysis, information placed in the proper context and references. The Geotechnical Engineering Reconnaissance submitted with the project application was prepared by a registered professional engineer and includes the components of a valid scientific process. As stated above, secondary reviewed was waived. A field investigation by City staff revealed that there is no uncertainty in the geotechnical engineer's findings. The proposal meets the applicable modification procedures stated in RMC 4-3-050N and the applicable modification criteria identified in RMC 4-9-250D as described in the comments above. Based on the comments above, staff recommends that the exception through modification be approved. 77/ f ' 1 '•+'yy?F��'oilll��`�,ti tIi �o � �1�-}��'t��.� --�" . 9 A,T i AC - 76 C. L-1 tT r i 'y" t: m4 N ` � x ��'� 'Y N �°� n f� i•f HIM P a:"s' __ =s 1IJ1 � i�r Y z = i 6 & I%! 1 ry; n #IrYLY •_ aME �' voo=_ 7 ��!• plv s r 1 lC 1 J'1 9 A,T i AC - 76 C. L-1 tT r i 'y" ` � x --.zffn 1 i 4 HIM a:"s' __ =s 9 A,T i AC - 76 C. L-1 tT r i 'y" =v �:: HIM a:"s' __ =s 1IJ1 � i�r Y z = i 6 & I%! 1 ry; n #IrYLY •_ aME �' voo=_ 7 ��!• plv r u�c.ttE ��'Iitic $°0e i l Y Q P i ; y S EAGLE RIDGE APARTMENTS & OFFICES SITE PLAN www wirr PoTemiLL WA "m v 124"d =v �:: a:"s' __ =s City of Renton LAND USE PERMIT`,4g;f�� MASTER APPLICATIONW`= �vl PROPERTY OWNER(S) NAME: Eagle Ridge Villas LLC ADDRESS: 5454 3d' Ave SW CITY: Seattle ZIP: 98126 TELEPHONE NUMBER: 206 595-5791 APPLICANT (if other than owner) NAME: COMPANY (if applicable): ADDRESS: CITY: ZIP: TELEPHONE NUMBER: CONTACT PERSON NAME: Chris Koruga COMPANY (if applicable): ERVLLC ADDRESS: 5454 30`h Ave SW CITY: Seattle ZIP: 98126 TELEPHONE NUMBER AND EMAIL ADDRESS: 206 595-5791 ckoruga@yahoo.com PROJECT INFORMATION PROJECT OR DEVELOPMENT NAME: 1600 Benson Apartment and Offices PROJECTIADDRESS(S)ILOCATION AND ZIP CODE: 1600 Benson Hill Road South Renton, Wa 98055 KING COUNTY ASSESSOR'S ACCOUNT NUMBER(S): 2023059162 202305916209 EXISTING LAND USE(S): vacant PROPOSED LAND USE(S): Mixed Use EXISTING COMPREHENSIVE PLAN MAP DESIGNATION: CC PROPOSED COMPREHENSIVE PLAN MAP DESIGNATION (if applicable) NA EXISTING ZONING: CA PROPOSED ZONING (if applicable): SITE AREA (in square feet): 125,708 SQUARE FOOTAGE OF PUBLIC ROADWAYS TO BE DEDICATED 0 SQUARE FOOTAGE OF PRIVATE ACCESS EASEMENTS: 9,000 PROPOSED RESIDENTIAL DENSITY IN UNITS PER NET ACRE (if applicable) 39.5 NUMBER OF PROPOSED LOTS (if applicable) 1 NUMBER OF NEW DWELLING UNITS (if applicable): 113 Macintosh HD: Users: ekoruga: Downloads:masferapp.doc - I - 03?1 1 P_._JECT INFORMA NUMBER OF EXISTING DWELLING UNITS (if applicable): SQUARE FOOTAGE OF PROPOSED RESIDENTIAL BUILDINGS (if applicable): 144,088 SQUARE FOOTAGE OF EXISTING RESIDENTIAL BUILDINGS TO REMAIN (if applicable): SQUARE FOOTAGE OF PROPOSED NON-RESIDENTIAL BUILDINGS (if applicable): 4039 ( Included in total square Footage of proposed residential of 144,088. SQUARE FOOTAGE OF EXISTING NON-RESIDENTIAL BUILDINGS TO REMAIN (if applicable): NA NET FLOOR AREA ON NON-RESIDENTIAL BUILDINGS (if applicable): NA NUMBER OF EMPLOYEES TO BE EMPLOYED BY THE NEW PROJECT (if applicable): 3 TION contl..Laed PROJECT VALUE: 9,000,000 IS THE SITE LOCATED IN ANY TYPE OF ENVIRONMENTALLY CRITICAL AREA, PLEASE INCLUDE SQUARE FOOTAGE (if applicable): ❑ AQUIFIER PROTECTION AREA ONE ❑ AQUIFIER PROTECTION AREA TWO ❑ FLOOD HAZARD AREA sq. ft. ❑ GEOLOGIC HAZARD sq. ft. ❑ HABITAT CONSERVATION sq. ft. ❑ SHORELINE STREAMS & LAKES sq. ft. ❑ WETLANDS sq. ft. LEGAL DESCRIPTION OF PROPERTY Attach legal description on separate sheet with the following information included SITUATE IN THE SW QUARTER OF SECTION _20_, TOWNSHIP _23—, RANGE _5_, IN THE CITY OF RENTON, !GING COUNTY, WASHINGTON AFFIDAVIT OF OWNERSHIP I, (Print Name/s) Christopher T. Koruga declare under penalty of perjury under the laws of the State of Washington that I am (please check one) _ the current owner of the property involved in this application or _X_ the authorized representative to act for a corporation (please attach proof of authorization) and that the foregoing statements and answers herein contained and the information herewith are in all respects true and correct to the best of my knowledge and belief. kL. "Z �) Z - - Signature of Owner/Representative Date Signature of Owner/Representative Date STATE OF WASHINGTON ) ) SS COUNTY OF KING ) certify that I know or have satisfactory evidence that �,,r1 ri YCG' I signed this instrument and acknowledge it to be his/her/their free and volt' uses and purpose mentioned in the instrument. Com' Dated 01" POk X* of VAlowel OM PAM Ill E30M Doc 22.2013 Notary Public in an for the Washington Notary (Print):' r�� f My appointment expires: 12 -El- 2 Q 1�1 Macintosh HD:Users:ckoniga:Downloads:masterapp.doc - 2 - 03111 LEGAL DESCRIPTION OF PROPERTY Attach legal description on separate sheet with the following information included SITUATE IN THE SW QUARTER OF SECTION _20_, TOWNSHIP _23—, RANGE _5_, IN THE CITY OF RENTON, !GING COUNTY, WASHINGTON AFFIDAVIT OF OWNERSHIP I, (Print Name/s) Christopher T. Koruga declare under penalty of perjury under the laws of the State of Washington that I am (please check one) _ the current owner of the property involved in this application or _X_ the authorized representative to act for a corporation (please attach proof of authorization) and that the foregoing statements and answers herein contained and the information herewith are in all respects true and correct to the best of my knowledge and belief. kL. "Z �) Z - - Signature of Owner/Representative Date Signature of Owner/Representative Date STATE OF WASHINGTON ) ) SS COUNTY OF KING ) certify that I know or have satisfactory evidence that �,,r1 ri YCG' I signed this instrument and acknowledge it to be his/her/their free and volt' uses and purpose mentioned in the instrument. Com' Dated 01" POk X* of VAlowel OM PAM Ill E30M Doc 22.2013 Notary Public in an for the Washington Notary (Print):' r�� f My appointment expires: 12 -El- 2 Q 1�1 Macintosh HD:Users:ckoniga:Downloads:masterapp.doc - 2 - 03111 Form WA -5 (6/76) Commitment EXHIBIT 'A' LEGAL DESCRIPTION: File No.: NCS-400821-WAI Page No. 2 LOT B-1 OF CITY OF MENTON LOT LINE ADJUSTMENT NO. LUA-07-089-LLA, AS RECORDED MAY 13, 2008 UNDER RECORDING NO. 20080513900012, IN KING COUNTY, WASHINGTON. City Of Renton 'Ilannina Division MAY: 2 9 niz A IE E n V First American Tlde Insurance Company oton Applicant's Confirmation of Condition Ovision 1) Refuse and Recyclables areas shall be dimensioned: See Site plan dimensions and detail. ` 2) The pedestrian walkway shall be extended to provide connectivity from Benson to Eagle Ridge Drive S.: See Site plan with walkways clearly marked for pedestrian traffic. 3) Walkways within parking lots shall be differentiated by material: See site plan. Specific materials to be called out in building permit. 4) A final landscape plan shall be submitted with enhanced planting and trees by gazebo and picnic tables: See Landscape Plan 5) Revised plans showing architectural modulations to north building prior to issuance of building permit that indicate decorative ironwork at ground level parking structure: See ironwork detail on elevations, specs to be provided at building permit. 6) Additional walkways and crosswalks to promote pedestrian safety throughout the site: See Site plan and walkway designations, connection to dental building. 7) Lighting plan to be submitted before building permit issuance indicating lighting for pedestrian walkway, landscape and building: See Site Plan, full detail to be submitted at building permit. 8) Identify awnings or canopies at primary entries to building: See site plan, full detail for awnings to be submitted at building permit. 9) Detail rooftop mechanical equipment: There will be no rooftop mechanical equipment on either building. 10) Applicant shall provide pitched or peaked roofs: Resolved in City Council Hearing. 11)Applicant shall be required to designate five stalls as guest parking: See Site Plan 12) Applicant shall reduce number of living units at south end of building and establish interior parking for 16 cars in same building: See revised first floor of South Building reducing living units and adding parking stalls inside building. 13) Applicant shall provide an outdoor amphitheatre: See Site plan 14) Applicant shall enhance trails and integrate the gazebo/barbeque area: See Site plan with connective walkways and enhance landscaping. 15) Entertainment room and adjacent plaza located at the north end of south building shall accommodate 75 people and be made available to the public during summer months for outdoor cinema: See site plan, total capacity of indoor outdoor plaza area is over 100 persons. 16) A basketball court shall be constructed at the south end of site: See Site Plan 17) Garden Containers shall be provided for pea patch gardens: See Site Plan 18)An entry water fountain feature and enhanced landscaping: See Site Plan DENSITY ;SAY WORKSHEET City of Renton Development Services Division 1055 South Grady Way -Renton, WA 98055 Phone: 425-430-7200 Fax: 425-430-7231 1. Gross area of property: 1. J-2-5 : 7 °'& square feet 2. Deductions: Certain areas are excluded from density calculations. These include: Public streets** Private access easements** Critical Areas* Total excluded area: 3. Subtract line 2 from line 1 for net area: 4. Divide line 3 by 43,560 for net acreage 5. Number of dwelling units or lots planned: 6. Divide line 5 by line 4 for net density: square feet . Ire square feet :3 1 square feet 2. ) 7-19 Ob 7 square feet 3. ... ILI square feet 4. Z-597 acres 5. Ito units/lots 6. 12- - 5 = dwelling units/acre *Critical Areas are defined as "Areas determined by the City to be not suitable for development and which are subject to the City's Critical Areas Regulations including very high landslide areas, protected slopes, wetlands or floodways." Critical areas buffers are not deductedlexcluded. ** Alleys (public or private) do not have to be excluded. R-TWIDEVSEAV%Fonus\Planningldensity.doc Last updated: 1110812004 1 Exhibit A Proposed Sewer Easement EXISTING SEWER PROPOSED 15' SEWER EASEMENT EASEMENT TO BE WITH CENTERLINE TO FOLLOW EXTINGUISHED PIPE ALIGNMENT APPROXIMATELY DESCRIBED BELOW PARCEL NO. 2023059027 k EASEMENT TRUE POINT OF l 1 BEGINNING 1 � PARCEL NO. ! 2023059162 PARCEL NO. 2023059086 l� N(D / 1 � 1 0 too zoa ' SCAlM i" zao tt � BEGINNING AT THE NORTHWEST PROPERTY CORNER OF TAX LOT 2023059097, THENCE N87'23'49"E A DISTANCE OF 297.50' TO THE NORTHEAST CORNER OF TAX LOT 2023059162, THENCE S236'11"E A DISTANCE OF 203.65' TO THE EASEMENT TRUE POINT OF BEGINNING: AN EASEMENT FOR CONSTRUCTION, MAINTENANCE AND OPERATION OF A PUBLIC SANITARY SEWER MAIN A WIDTH OF 7.5' ON EACH SIDE OF THE AS—BUILT CENTERLINE OF THE PROPOSED SANITARY SEWER MAIN RE—ALIGNMENT APPROXIMATELY DESCRIBED AS FOLLOWS: FROM THE EASEMENT TRUE POINT OF BEGINNING; THENCE 518'00'38.97"W A DISTANCE OF 17.38', THENCE S11' 047.96"W, 46.27', THENCE S236'11'E, 78.03', THENCE S87'20'01.92'W, 58.99', THENCE N44'41'29.30"W, 100.31', THENCE N7313'30.34"W A DISTANCE OF 119.01' TO THE EAST MARGIN OF BENSON ROAD SOUTH AND THE END OF THE EASEMENT. CltV or Renton �t�r'rilCifa DIV!510f1 MAY 2 9 1I71? IF I_ c� E [I V/ Fu 1� GEOTECH ,CONSULTANTS, INC. Hancheroff Construction 17710 234th Avenue SE Maple Valley, WA 98038 Attention: Robert W Hancheroff Subject: Geotechnical Engineering Reconnaissance Proposed Townhomes Development Near Eagle Ridge Drive South at Benson Road South Renton, Washington Dear Mr. Hancheroff: 13256 Northeast 20th Street, Suite 16 Bellevue, Washington 98005 (425) 747-5618 FAX(425)747-8561 May 19, 2006 JN 06165 On May 8, 2006, the undersigned Priricipal of Geotech Consultants, Inc. met with you at the proposed townhomes development property in Renton. The purpose of this visit was to observe the existing site conditions and the soil conditions in a series of test pits. The recommendations and conclusions presented in this report are professional opinions rased on the observations made during our site visit and on previous experience with other projects in the vicinity. We were provided with a conceptual site plan for the project that included topographic information. This plan was prepared by JM Architects and dated January 27, 2006. Based on the plan, we understand that an existing, somewhat rectangular property is to be short -platted into two lots, the larger lot being somewhat L-shaped, Most of the L-shaped lot is undeveloped, although a paved driveway extends through it, The other lot, located at the northwestern corner of the rectangular property, includes an existing building and transmission tower. This property will be left unchanged. The driveway that extends through the L-shaped lot provides access to Eagle Ridge Drive South. The L-shaped lot is to be developed with several townhome buildings and some driveways. The site plan indicates that the buildings will be located on the northem-central and southern portion of the property. No grading for the buildings and driveways were available at the time this report was prepared. If the scope of the project changes from what we have described above, we should be provided with revised pians in order to determine if modifications to the recommendations and conclusions of this report are warranted. SITE CONDITIONS SURFACE CONDITIONS The L-shaped lot is located on the southern portion of Renton, adjacent to the eastern side of Benson Road South. The existing Eagle Ridge Lodge development is located adjacent to the eastern side of the project site. As noted above, although most of the lot is currently undeveloped, a paved driveway extends from near the southeastern corner of lot to the northwestern side to provide access for the office building that is to the northwest. Also, some utilities are located on the property_ Overail, the property slopes downward to the west or northwest. A large majority of the Hancheroff Construction JN 06166 May 18, 2006 Page 2 property has an inclination greater than 15 percent. Most of the property has an inclination of less than 40 percent. However, there are five distinct areas where inclinations exceed 40 percent. These areas are: 1) at the northeastern side of the site below the Eagle Ridge Lodge, 2) near the east -central portion of the site adjacent to the eastern side of the existing driveway, 3) at the northwestern side of the site adjacent to the driveway/parking lot of the office building development, 4) at the northwestern side of the site below and west of the existing driveway, and 5) at the southeastern side of the site below the entrance of the existing driveway. The location of these areas is shown on the attached site plan. It is apparent that Areas 1, 4, and 5 are steep areas created by the filling of soil over the native ground, while Areas 3 and 4 were created by excavating into the native ground. The vegetation cover north and east of the existing driveway and the office building is mostly grass and blackberries with scattered trees, while the vegetation cover south and west of the driveway and the office building is mostly blackberry vines and brushy trees. SUBSURFACE CONDITIONS Our understanding of the subsurface conditions at the site is based on our observations of 12 test pits excavated by the client throughout the L-shaped property. The test pits were excavated using a mini -excavator. In general, the test pits revealed loose to medium -dense, fill soil, topsoil, and or native silty sand with gravel. This native soil then became medium -dense to dense, or denser, at depths ranging from approximately 2.5 to 4.5 feet. However, a large amount of loose fill soil was revealed near the western -central portion of the site above Area 4. It appears likely that a ravine previously existed in this area that was filled. We have attached a site plan with this report that indicates, along with the test pit locations, the depth to the medium -dense to dense or denser native soil. CONCLUSIONS AND RECOMMENDATIONS GENERAL The L-shaped property is suitable for development, but some significant geotechnical considerations regarding foundations are needed. With the exception of the filled ravine at the west -central portion of the site, it appears that competent bearing soil is located within a reasonable excavation depth of the ground surface. Therefore, with the exception of the filled ravine area, it is our opinion that conventional footing foundations should be adequate for the residential buildings. If buildings are placed in the filled ravine areas, deep foundations consisting of drilled concrete piers or driven steel piles will likely be needed. Additional explorations such as test borings would be needed in the filled ravine area if buildings were to be placed there. Based on the site soils, the City of Renton code indicates that slopes greater than 40 percent in inclination are Protected Slopes and a High Landslide Hazard. Also, slopes 15 to 40 percent in inclination are a Medium Landslide Hazard and a High Erosion Hazard. The code indicates that Protected Slopes are not to be constructed on, but exceptions are available. One is an Exception through Modification. This exception can be granted for grading to allow reconfiguration of protected slopes created through private road installation or widening. As noted earlier, there are five areas on the site that are sloped greater than 40 percent and thus are Protected Areas. It is our professional opinion that development can be done in Areas 2, 3, and 5 because these steep areas were created to constuct the driveway that extends through the site. We believe that the steep slope of Area 4 should not be constructed on due to the amount of fill placed there. Area 1 does not qualify because the grading was not created for road installation. GEOTECH CONSULTANTS, INC_ Hancheroff Construction JN 06166 May 18, 2406 Page 3 The code also indicates that Medium and High Landslide Hazard areas, as well as High Erosion Hazard areas, which encompasses all slopes greater than 15 percent on the site, can be built on if the development: 1) will not increase the threat of the geological hazard to adjacent properties beyond pre -development conditions, 2) will not adversely impact other critical areas; and 3) can be safely accommodated on the site. It is our professional opinion that these three criteria are met at this site for all areas inclined between 15 and 40 percent. At this time the development is in the planning stage. We should be advised once a final development plan and grading plan is prepared in order to observe more soil explorations and/or prepare a final geotechnical engineering study for this project. EXCAVATIONS AND SLOPES Excavation slopes should never destabilize existing upslope structures or exceed the limits specified in local, state, and national government safety regulations. Based upon Washington Administrative Code (WAC) 296, Part N, the loose to medium -dense fill and native soils at the subject site would be classified as Type B, while the dense to very dense native soils at the subject site would be classified as Type A. Therefore, slopes cannot be excavated at an inclination steeper than 1:1 or 0.75:1 (Horizontal:Vertical), respectively. All permanent cuts into native soil and compacted fill soils should be inclined no steeper than 2:1 (H:V). Water should not be allowed to flow uncontrolled over the top of any slope. Also, all permanently exposed slopes should be seeded with an appropriate species of vegetation to reduce erosion and improve the stability of the surficiai layer of soil. Any disturbance to the existing slopes outside of the building limits may reduce the stability of the slopes. DRAINAGE CONSIDERATIONS We recommend the use of footing drains at the base of all footings and backfilled, earth -retaining walls. These drains should consist of 4 -inch -diameter, perforated PVC pipe surrounded by at least 6 inches of 1 -inch -minus, washed rock that is encircled with non -woven, geotextile filter fabric (Mirafi 140N, Supac 4NP, or similar material). At its highest point, the perforated pipe invert should be at least as low as the bottom of the footing, and it should be sloped for drainage. All roof and surface water drains must be kept separate from the foundation drain system. The excavation and site should be graded so that surface water is directed off the site and away from the tops of slopes. Water should not be allowed to stand in any area where foundations, slabs, or pavements are to be constructed. Final site grading in areas adjacent to the buildings should be sloped at least 2 percent away from the building, except where the area is paved. Water from roof, storm water, and foundation drains should not be discharged onto steep slopes; it should be tightlined to a suitable outfall located away from the slopes. LIMITATIONS The conclusions and recommendations contained in this report are based on site conditions as they existed at the time of our site visit. If the subsurface conditions encountered during construction are significantly different from those anticipated, we should be advised at once so that we can GEOTECH CONSULTANTS, INC. Hancheroff Construction May 18, 2006 JN 06166 Page 4 review these conditions and reconsider our recommendations where necessary. Unanticipated soil conditions are commonly encountered on construction sites. Such unexpected conditions frequently require making additional expenditures to attain a properly constructed project. This report has been prepared for the exclusive use of Hancheraff Construction and its representatives for specific application to this project and site. Our recommendations and conclusions are based on the site materials observed and on previous experience with sites that have similar observed conditions. The conclusions and recommendations are professional opinions derived in accordance with current standards of practice within the limited scope of our services. No warranty is expressed or implied. We trust that this report meets your immediate needs for the proposed development. Please contact us if we can be of further service. Attachments — • Site Plan cc: Chris Koruga DRW: jyb Respectfully submitted, GEOTECH CONSULTANTS, INC. Is •� '�f r s � EXPIRES E Z1 D. Robert Ward, P.E. Principal GEOTECH CONSULTANTS. INC. Z --1 0 1 W 10 T C7 r 3 (�Do (D 2 NORTA L AGO TITLE COMPANY 701 rat'IHAVL-?MUE, #2300, SEfATELF1 WA 98104 4 PLAT CERTMCATE !i!?ir,r� f, ' fa Order No: x340985 Certificate for Filing Proposed Plat In the matter of theplat submitted for our approvak, this Company has examined the records of the County Auditor and County Clerk of KING County, Washington, and the records of the Clerk of the United States Courts holding terms in said County, and from such examination hereby certifies that the title to the following described land situate in said KING County, to -wit: SEE SCHEDULE A (NEXT PAGE) VESTED IN: EAGLE RIDGE VILLA LLC, A WASHINGTON LIMITED LIABILITY COMPANY EXCEPTIONS: SEE SCHEDULE B ATTACHED CHARGE: $350.00 TAX. $33.25 Records examined to MAY 4, 2 012 at 8:00 AM CHICAGO TI'T'LE COMPANY DARYL SAVIDIS Title Officer (206)628-5610 PLATCRTA/RDA/0494 CAGO TrrLE COMEPANY PLAT CERTIFICATE SCHEDULE A (Cnakiuued) Ozdez No,: 1340995 LEGAL DESCRIPTION LOT S-1, CITY OF RENTON LOT LINE ADJUSTMENT NUMBER LUA-07-089-LLA (KORUGA LOT LINE ADJUSTMENT), RECORDED UNDER RECORDING NUMBER 200$0513900012, IN KING COUNry, WASHINGTON. PLA CRM/MW09W CHICAGO TITLE COMPANY PLAT CERTIFICATE SCHEDULE B Order No.: 134t19$S This certificate does not insure against loss or damage by reason of the following exceptions: GENERAL EXCEPTIONS: A_ Defects, liens, encumbrances, adverse claims or other matters, if any, created, first appearing in the public records or attaching subsequent to the effective date hereof but prior to the date the proposed insured acquires for value of record the estate or interest or mortgage thereon covered by this Commitment. B. Rights or claims of parties is possession not shown by the public records. C. Encroachments, overlaps, boundary line disputes, and any other matters which would be disclosed by an accurate survey and inspection of the premises. D. Easements or claims of easements not shown by the public records. E_ Any lien, or right to lien, for contributions to employee benefit funds, or for state workers' compensation, or for services, labor, or material heretofore or hereafter furnished, all as imposed by law, and not shown by the public records. P. Liens under the Workmen's Compensation Act not shown by the public records. G. Any service, installation, connection, maintenance or construction charges for sewer, water, electricity or garbage removal_ H. General taxes not now payable; matters relating to special assessments and special levies, if any, preceding or in the same becoming a lien. 1. Reservations or exceptions in patents or in Ads authorizing the issuance thereof; Indian tubal codes or regulations, Indian treaty or aboriginal rights, including easements or equitable servitudes. J. Water rights, claims, or title to water. K. THIS REPORT IS ISSUED AND ACCEPTED UPON THE UNDERSTANDING THAT THE LIABILITY OF THE COMPANY SHALT. NOT EXCEED ONE THOUSAND DO,LLARS($10W.00)_ rrrmrza/€�n/a� CAGO TITLE COMPANY PLAT CERTIFICATE SCHEDULE B (Continued) Order No.: I' -W985 EXCEPTIONS x 1. COVENANTS, CONDITIONS, RESTRICTIONS, EASEMENTS, NOTES, DEDICATIONS AND SETBACKS, IF ANY, SET FORTH IN OR DELINEATED ON CITY OF RENTON LOT LINE ADJUSTMENT NUMBER LUA-07-089-LLA, RECORDED UNDER RECORDING NUMBER 20080513900012. s 2. COVENANTS, CONDITIONS, RESTRICTIONS, EASEMENTS, NOTES, DEDICATIONS .AND SETBACKS, IF ANY, SET FORTH IN OR DELINEATED ON CITY OF RENTON SHORT PLAT NUMBER LUA-06-074-SHPL, RECORDED UNDER RECORDING NUMBER 20070308900006. c 3. COVENANTS, CONDITIONS, RESTRICTIONS, EASEMENTS, NOTES, DEDICATIONS AND SETBACKS, IF ANY, SET FORTH IN OR DELINEATED ON CITY OF RENTON SHORT PLAT NUMBER SH PL -023-83, RECORDED UNDER RECORDING NUMBER 8411209003. a 4. EASEMENT AND THE TERMS AND CONDITIONS THEREOF: GRANTEE: PACIFIC TELEPHONE AND TELEGRAPH COMPANY PURPOSE: TELEPHONE AND TELEGRAPH 'TRANSMISSION LINE WITH NECESSARY WIRES AND FIXTURES AREA ACTED: UNDISCLOSED PORTION OF SAID PREMISES AND OTHER PROPERTY RECORDED: OCTOBER 9, 1922 RECORDING NUMBER: 1662041 a 5_ EASEMENT CONDEMNED IN UNITED STATES DISTRICT COURT AND THE TERMS AND CONDITIONS THEREOF: IN FAVOR OF: THE UNITED STATES OF AMERICA PURPOSE: ELECTRIC TRANSMISSION LOT AREA AFFECTED: Aa TRIANGULAR TRACT IN THE SOUTHWEST CORNER CAUSE NUMBER: 458 r 6. EASEMENT AND THE TERMS AND CONDITIONS TIMEOF. GRANTEE: THE RECONSTRI3CTION FINANCE CORPORATION, A CORPORA'T'ION CREATED BY AN ACT OF CONGRESS PURPOSE: TRANSMISSION LINE AREA AFFECTED: NORTH 100 FEET OF SAID PREMISES AND OTHER PROPERTY RECORDED: APRIL 18, 1946 RECORDING NUMBER: 3560496 c NOTE: THE RIGHTS OF SAID EASEMENT WERE LATER CONVEYED TO THE CITY OF SEATTLE BY INSTRUMENT RECORDED MARCH 7, 1947 UNDER RECORDING NUMBER ezArcirrail�n,rasgs L'CAGO T FLE COMPANY PLAT CERTIFICATE SCHEDULE B (Continued) Order No.: 1340985 3664560. a 7. EASEMENT AND THE TERMS AND CONDITIONS THEREOF: GRANTEE: CITY OF RENTON PURPOSE: SEWER LINE ACROSS THE COVINGTON—RENTON TRANSMISSION LINE RIGHT OF WAY AREA AFFECTED: QCT LOCATION OF SEWER LINE IS DESCRIBED WITH REFERENCE TO NUMBERED STRUCTURES OF BONNEVILLE POWER ADMINIST1c2ATION RECORDED: JANUARY 20, 1964 RECORDING NUMBER: 5689126 x 8. EASEMENT AND THE TERMS AND CONDITIONS THEREOF: RESERVED BY: PUGET SOUND POWER & LIGHT COMPANY COMPANY PURPOSE: TRANSMISSION LINE AND PRIVATE ROAD AREA AFFECTED: SEE BELOW RECORDED: JULY 31, 1964 RECORDING NUMBER: 5768315 TRANSMISSION LINE RIGHT OF WAY AS GRANTED BY 3241106 AND 3292927 AND TETE CONTINUED USE OF TETE PRIVATE ROAD CROSSING THE DESCRIBED RIGHT OF WAY AT ENGINEERS STATION 469+98.77 x 9. EASEMENT AND THE TERMS AND CONDITIONS THEREOF: RESERVED BY: PUGET SOUND POWER & LIGHT COMPANY COMPANY PURPOSE: IDENTICAL RIGHTS AND USES AS THOSE GRANTED UNDER EASEMENT RECORDED UNDER AUDITOR'S FILE NO 3560496 AREA AFFECTED: NORTH 100 FEET OF SAID PREMISES AND OTHER PROPERTY RECORDED: OCTOBER 25, 1966 RECORDING NUMBER: 6099137 AD 10. EASEMENT AND THE TERMS AND CONDITIONS THEREOF: PURPOSE: SANITARY SEWER MAIN WITH NECESSARY APPURTENANCES AREA AFFECTED: A STRIP OF LAND 15 FEET IN WIDTH ACROSS A PORTION OF SAID PREMISES, AS P[ATC=/MA/0W9 RECORDED: RECORDING NUMBER: AGO T1rTLE COMPANY PIAT CERTMCATE SCHEDULE B (Continued) Order Na_: 1340985 DESCRIBED IN SAID INSTRLTNT MARCH 26, 1985 8503260417 As 11. EASEMENT AND THE TERMS AND CONDITIONS THEREOF: PURPOSE: WATER MAIN WITH NECESSARY APPURTENANCES AREA AFFECTED: A STRIP OF LAND 10 FEET ACROSS A POR`T'ION OF SAID PREMISES, AS DESCRIBED IN SAID INSTRUMENT RECORDED. MARCH 26, 1985 RECORDING NUMBER: 8S03260413 L 12. EASEMENT AND THE TERMS AND CONDITIONS THEREOF: GRANTEE: CITY OF RENTON PURPOSE: PUBLIC UTILI'T'IES AREA AFFECTED: A PORTION OF SAID PREMISES AS DESCRIBED IN SAID INSTRUMENT RECORDED: NOVEMBER 1, 1985 RECORDING NUMBER: 8511010605 K 13_ EASEMENT AND THE TERMS AND CONDITIONS THEREOF: GRANTEE: CITY OF RENTON PURPOSE: PUBLIC UTILITIES AREA AFFECTED: A PORTION OF SAID PREMISES AS DESCRIBED IN SAID INSTRUMENT RECORDED: NOVEMBER 1, 1985 RECORDING NUMBER: 8511010606 x 14. UNDERGROUND UTILITY EASEMENT AND THE TERMS AND CONDITIONS THEREOF: GRANTEE: PURPOSE: AREA AFFECTED: RECORDED: RECORDING NUMBER: PUGET SOUND POWER & LIGHT COMPANY ELECTRIC TRANSMISSION AND/OR DISTRIBUTION SYSTEM STRIP OF LAND 10 FEET IN WIDTH DESCRIBED IN SAID INSTRUMENT DECEMBER 16, 1985 8512160931 CONTAINS COVENANT PROHIBITING STRUCTURES OVER SAID EASEMENT OR OTHER ACTIVITIES WHICH MIGHT ENDANGER THE UNDERGROUND SYSTEM. PLATCn2flWA/sM9 CAGO TULE COMPANY PLAT CERTIFICATE SCHEDULE B (Continued) Order No_: 1340985 0 15_ UNDERGROUND UTILITY EASEMENT AND THE TERMS AND CONDITIONS THEREOF: GRANTEE: PUGET SOUND POWER & LIGHT COMPANY PURPOSE: ELECTRIC TRANSMISSION AND/OR DISTRIBUTION SYSTEM AREA AFFECTED: 10 FEET IN WIDTH THE CENTERLINE OF GRANTEE'S SYSTEMS LOCATED AS CONSTRUCTED OR TO BE CONSTRUCTED, EXTENDED, OR RELOCATED RECORDED: DECEMBER 14, 1985 RECORDING NUMBER: 8512160932 CONTAINS COVENANT PROHIBITING STRUCTURES OVER SAID EASEMENT OR OTHER ACTIVITIES WHICH MIGHT ENDANGER THE UNDERGROUND SYSTEM. s 1b. EASEMENT AND THE TERMS AND CONDITIONS THEREOF: GRAN'T'EE: PUGET SOUND POWER & LIGHT COMPANY PURPOSE: GUY WIRES, POLE AND ANCHORS WITH ALL NECESSARY APPURTENANCES AREA AFFECTED: A PORTION OF SAID PREMISES, AS DESCRIBED IN SAID INSTRUMENT RECORDED: AUGUST 21, 1987 RECORDING NUMBER: 8708211081 a 17. EASEMENT AND THE TERMS AND CONDITIONS THEREOF: GRANTEE: CITY OF RENTON PURPOSE- WATER LINES AREA AFFECTED: PORTIONS OF SAID PREMISES, AS DESCRIBED IN SAID INSTRUMENT RECORDED: DECEMBER 21, 1999 RECORDING NUMBER: 19991221001345 R 18. EASEMENT AND THE TERMS AND CONDITIONS THEREOF: GRANTEE: COMCAST OF WASHINGTON IV, INC. PURPOSE: BROADBAND COMMUNICATIONS SYSTEM AREA AFFECTED: EASTERLY PORTION OF SAID PREMISES AND OTHER PROPERTY RECORDED: NOVEMBER 1, 2006 RECORDING NUMBER: 20061101001469 z 19. VIEW EASEMENT AND RESTRICTIVE COVENANT FOR HEIGHT LIMIT AND THE TERMS AND CONDI'T'IONS THEREOF: nATC:RB2/RDA/0M CAGO TITLE COMPANY PLAT CERTIFICATE SCHEDULE B (Continued) Order No.: 7.3449$5 GRANTEE: THE LODGE AT EAGLE RIDGE .AREA AFFEC'T'ED: EASTERLY 60 FEET OF SAID PREMISES RECORDED: JUNE 18, 2010 RECORDING NUMBER: 20100618000291 AA 20. INGRESS, EGRESS AND PARKING EASEMENT AND MAINTENANCE AGREEMENT, AND THE TEEMS AND CONDITIONS THEREOF: BETWEEN: EAGLE RIDGE VILLA LLC AND: THE LODGE AT EAGLE RIDGE RECORDED: JUNE 18, 2010 RECORDING NUMBER: 20100618000294 s 21. COVENANTS, CONDITIONS AND RESTRICTIONS CONTAINED IN INSTRUMENT, BUT OMIT'T`ING ANY COVENANTS OR RESTRICTIONS, IF ANY, BASED UPON RACE, COLOR, RELIGION, SES{, SEXUAL ORIENTATION, FAMILIAL STATUS, MARITAL STATUS, DISABILITY, HANDICAP, NATIONAL ORIGIN, ANCESTRY, OR SOURCE OF INCOME, AS SET FORTH IN AP,PLICABLE STATE OR FEDERAL LAWS, EXCEPT TO THE EXTENT THAT SAID COVENANT OR RES'T`RICTION IS PERMITTED BY APPLICABLE LAW: RECORDED: RECORDING NUMBER: APRIL 5, 1985 8504050588 s SAID INSTRUMENT SUPERSEDES THE INSTRUMENT RECORDED UNDER RECORDING NUMBER 8006020446. a 22. AGREEMENT AND THE TERMS AND CONDITIONS THEREOF: BETWEEN: RENTON ELKS LODGE NO. 1809 AND: CITY OF PENTON RECORDED: MARCH 20, 1978 RECORDING NUMBER: 7803200597 REGARDING: USE OF CITY OF SEATTLE TRANSMISSION LINE EASEMENT RIGHT OF WAY v 23. AGREEMENT AND THE TERMS AND CONDITIONS THEREOF: BETWEEN: CITY OF SEATTLE AND: CITY OF RENTON RECORDED: FEBRUARY 13, 1981 RECORDING NUMBER: 81021.30304 REGARDING: USE OF CITY OF SEATTLE 'TRANSMISSION LINE EASEMENT RIGHT OF WAY PLA7CRB21FMA/0999 CAGO TITLE COWANY PLAT CERTIFICATE SCHEDULE B (Continued) Order No_: 1340985 As 24. AGREEMENT AND THE TERMS AND CONDI'T'IONS THEREOF: BETWEEN: PUGET SOUND POWER & LIGHT COMPANY AND: ROBERT W. HANCHEROFF RECORDED: JUNE 6, 1986 RECORDING NUMBER: 8606060798 REGARDING: EASEMENT FOR ROADWAY AND MAI THEREOF OVER 'PUGET' PROPERTY N 25_ AGREEMENT AND THE TERMS AND CONDITIONS THEREOF: BETWEEN; TF CORPORATION AND; CITY OF SEATTLE RECORDED: JULY 28, 1997 RECORDING NUMBER: 9707280720 REGARDING: USE OF THE CITY OF SEATTLE TRANSMISSION LINE EASEMENT RIGHT OF WAY a 26_ AGREEMENT AND THE TERMS AND CONDITIONS THEREOF: BETWEEN: TF CORPORATION DJO REGENCEY PACIFIC PROPERTY MANAGEMENT AND; TCI CABLEVISION OF WASHINGTON, INC. RECORDED: JULY 17, 2000 RECORDING NUMBER: 20000717000715 REGARDING: BROADBAND RIGHT OF ENTRY AGREEMENT r 27_ AGREEMENT AND THE TERMS AND CONDITIONS THEREOF: BETWEEN: THE LODGE AT EAGLE RIDGE, LLC AND: WASHINGTON STATE HOUSING FINANCE COMMISSION RECORDED: AUGUST 1.1, 2005 RECORDING NUMBER; 20050811001994 REGARDING: REGULATORY AGREEMENT Ac 28. GENERAL AND SPECIAL TAXES AND CHARGES, PAYABLE FEBRUARY 15, DELINQUENT IF FIRST HALF UNPAID ON MAY 1, SECOND HALF DELINQUENT IF UNPAID ON NOVEMBER 1 OF THE TAX YEAR (AMOUNTS DO NOT INCLUDE INTEREST AND PENALTIES): YEAR: 2012 TAX ACCOUNT NUMBER: 202305-9162-09 LEVY CODE: 2100 ASSESSED VALUE -LAND: $ 1,342,500.00 ASSESSED VALUE -IMPROVEMENTS: $ 0.00 PI.ATCRB2/RDA jM9 CAGO TILE COMPANY FLAT CERTIFICATE SCHEDULE B (Continued) Order No.: I34D985 GENERAL & SPECIAL TAXES: BILLEb: $ 17,770.54 PAID: $ 8.885.27 UNPAID: $ 8,885.27 AN 29. PLEASE BE ADVISED THAT OUR SEARCH DID NOT DISCLOSE ANY OPEN DEEDS OF TRUST OF RECORD. IF YOU SHOULD HAVE KNOWLEDGE OF ANY OUTSTANDING OBLIGATION, PLEASE CONTACT THE TITLE DEPARTMENT IMMEDIATELY FOR FURTHER REVIEW PRIOR TO CLOSING_ Ar 30. TERMS AND CONDITIONS OF THE LIMITED LIABILITY COMPANY AGREEMENT FOR EAGLE RIDGE VILLA LLC, A WASHINGTON LIMITED LIABILITY COMPANY. Au 31. THE LEGAL DESCRIPTION IN THIS COMMITMENT IS BASED ON INFORMATION PROVIDED WITH THE APPLICATION AND THE PUBLIC RECORDS AS DEFINED IN THE POLICY TO ISSUE. THE PARTIES TO THE FORTHCO14ING TRANSACTION MUST NOTIFY THE TITLE INSURANCE COMPANY PRIOR TO CLOSING IF THE DESCRIPTION DOES NOT CONFORM TO THEIR EXPECTATIONS. AN NOTE I: ANY MAP FURNISHED WITH THIS COMMITMENT IS FOR CONVENIENCE IN LOCATING THE LAND INDICATED HEREIN WITH REFERENCE TO STREETS AND OTHER LAND. NO LIABILITY IS ASSUMED BY REASON OF RELIANCE THEREON, AL NOTE 2: THE FOLLOWING MAY BE USED AS AN ABBREVIATED LEGAL DESCRIPTION ON THE DOCUMENTS TO BE RECORDED TO COMPLY WITH THE REQUIREMENTS OF RCW 64.04. SAID ABBREVIATED LEGAL DESCRIPTION IS NOT A SUBSTITUTE FOR A COMPLETE LEGAL DESCRIPTION WHICH MUST ALSO APPEAR IN THE BODY OF THE DOCUMENT: LOT B-1, C/RENTON LLA #07-089, 20080513900012. END OF SCHEDULE B K A.TCFM/RDA/0M AFFIDAVIT OF INSTALLATION OF PUBLIC INFORMATION SIGN �4 City of Renton Planning Division 1055 South Grady Way, Renton, WA 98057 ?'ref+ Phone: 425-430-7200 Fax: 425-430-7231 �fk errQ TATE OF WASHINGTON J � r 4 COUNTY OF KING ) �� o ..a being first duly sworn on oath, deposes and says: 1. On the � day of �uN , 20 , 1 installed public information sign(s) and plastic flyer box on the property located at for the following project: Project name F-Aut�L Owner Name 2. 1 have attached a copy of the neighborhood detail map marked with an "X" to indicate the location of the installed sign. 3- This/these public information sign(s) was/were constructed and installed in locations in conformance with the requirements of Chapter 7 Title 4 of Renton Municipal Code and the City's "Public Information Signs Inst t ackage. Installer Signature SUBSCRIBED AND SWORN to before me this day of 20 SW of VABSPON JAUU O M CMISTOPt1E My AppWaaeiat Expires Oct B. 2013 NOTAR l a residing at My commission expires on 5'State of Washington, A - H:ICED1Data\Forms-Templates\Self-Help Han doutsTlanninglpubsi gn. doc -3 - 03/05/2009 Printed: 05-29-2012 CITY OF RENTON 1055 S. Grady Way Renton, WA 98055 Land Use Actions RECEIPT i7=1q. rm IteTA Fall, N Payment Made: 05/29/2012 10:19 AM Total Payment: 1,030.00 WALL Current Payment Made to the Following Items: City of Rentoin r),lanning Division Nor° 2 9 z612 RE CEQ YED Receipt Number: R1202423 Payee: CHRISTOPHER T KORUGA & THOMAS E Trans Account Code Description Amount ------ 3080 ------------------ 503.000000.004.322 ------------------------------ Technology Fee ---------------- 30.00 5013 000.000000.007.345 PUD 11000.00 Payments made for this receipt Trans Method Description Amount Payment Check 2400 1,030.00 Account Balances Trans Account Code Description Balance Due ------ 3021 ------------------ 303.000000.020.345 ------------------------------ Park Mitigation Fee --------------- .00 3080 503.000000.004.322 Technology Fee .00 3954 650.000D00.000.237 Special Deposits .00 5006 000.000000.007.345 Annexation Fees .00 5007 000.000000.011.345 Appeals/Waivers .00 5008 000.000000.007.345 Binding Site/Short Plat .00 5009 000.000000.007.345 Conditional Use Fees .00 5010 000.000000.007.345 Environmental Review .00 5011 000.000000.007.345 Prelim/Tentati.ve Plat .00 5012 000.000000.007-345 Final Plat .00 5013 000.000000.007.345 PUD .00 5014 000.000000.007.345 Grading & Filling Fees .00 5015 000.000000.D07.345 hot Line Adjustment .00 5026 000.000000.007.345 Mobile Dome Parks .00 5017 000.000000.007.345 Rezone .00 5018 000.000000.007.345 Routine Vegetation Mgmt .00 5019 000.000000.007.345 Shoreline Subst Dev .00 5020 000.000000.007-345 Site Plan Approval .00 5021 000.000000.007.345 Temp Use, Hobbyk, Fence .00 5022 a0a.0000aa.007.395 Variance Fees .00 5024 000.000000.007.345 Conditional Approval Fee .00 5036 000.000000.007.345 Comprehensive Plan Amend .00 5909 000.000000.002.341 Booklets/EIS/Copies .00 5941 000.000000.007.341 Maps (Taxable) .00 5993 000.000000.000.231 Tax .00