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RECORDING NO, CITY OF RENTON
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LEGEND
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FOUND RE8AR \11TH 010 CA?
(UNl.£SS OT~ERv.1SE NOTED)
rO\.ND "'O~cJ"'E~T I~ CAsr
W(ST OUARTER COONER OF SECTlO~ 20
(CALCULATED POSITION ONLY, NOT ,",SITEJ)
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3fT /</W GJI""," BOUItlVlln1, 11211
iUllqu.tl, Wuhlngwn 96017
(42'1313-9318 (f.x) 31J-931S
BY:
KAP
DATE::
JUNE 5, 2006
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JOB NO.'
6061
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CHRIS KORUGA
REVISIONS
6/03/06 REO.oDVW ",""OSCD HLA UN"" RELATED "~T"
, -"
CHRIS KORUGA
1611 EAGLE RIDGE DR. S,
RENTON, WASHINGTON
, , /
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'045_',,"Avo r.rW SuiloF-7
Jss.oq<.'<O. _ 90027
{.25)313-,,78 {Iax!;),:l-S379
CITY OF RENTON
SHORT PLAT
CERTIFICATION
KNOW ALL PEOPLE 8Y Tl<ESE PRESENTS mAT \'1£, WE U~JfWilGNEO BEING
ALL OF mE O'/ll'jE~S OF "Hf.: lAND HEREBY SHO~-SU8DI>,1O£D. ~E~ESY
DECLARE Tl-JIS SHORT PLAT TO BE THE CRA~HIC REl'RESE~TAnON OF WE
SHORT S(.J6DI\o1SION MADE HEREBY, AND THAT SHORT SUBDlVlSID'I IS t.lADE
Vl'Tl1 WE mn CONSENT AND IN ACCORDANCE ~Ttl mE; OES·R[ OF -HE
OIl'lERS
I~ IIl-mESS II'HEREO' WE SET O~ T H~NDS AND SEA"S
NAME
NAME
STATE 01' 1 0;
COUNTY OF' _____ _
I CERTIFY ThAT I KNOW DR HAIlE SATISFACTORY E"DENCE ThAT
SIC~':D T~IS DEDICA TION A~D ACKNOW"EUCED IT TO B[ (I<IS/HER) FREE
AND VCLUNTARY ACT FOR ThE USES AND PURPOSES M~NTlONED I~ Tl-iE
INsmUME~T.
~'~~lUC,C,COc,---------
~~,:~; :~~LEC OF,--------
NOTARv PUBLIC _______ _
'ill ________ _
MY APPOINruE~ T eXPIRES ____ _
S-ATE OF 1
" c<XJNTY o~ _____ _
I CERnFY r~AT I KNOW OR HAVE SATISfACTOOY E"D[~C[ ll-IA-
SIGNED THIS OEDICAT10N A~D O~ OATH STATED THAT (HE/SHE) 'liAS
AUTHORIZED TO E~ECUTE THE l.~smUM::NT AND ACKNOWLED~ED IT AS THE
TO eE THE 'REE AND VOLUNTARyOfA'O,C, ~~'-';~"cCe",O"C.~O:-;,~,;;;-"~",C""""",~,,,
PURPOSES ME~TlONED IN 1'I<E l~smUME'IT
D~TEC __________ _
SlCNAL.!R[ Of
NOTARY PUBLIC
PRINTED NAME OF
~OTARY ~U8UC _______ _
""'-----------
IllY A~POl~mENT EXPIRES ____ _
RECORDER'S CERTIFlCA TE
FILED FOR RECORD THIS DAY OF
_____ ,20 AT ___ M IN BOOK
_____ OF SURVEYS AT PAGE ___ _
AT THE REQUEST OF ________________ ___
COUNTY RECORDER I AUDITOR
APPROVALS: DEPARTMENT OF ASSESSMENTS RECORDING NO. BOOK/pAGE
CITY OF RENTON A.OMINISTRATOR
PLANNING!BUILDINGjPUBUC WORI<S H~IoIINW AND APPRO'IEO Tl<15 __ DAY OC 20_
KING COUNTY .o.SSESSOR
EXAt.lINW AND APPRO'l(O THIS __ DAY if 20 __
DEPUTY AS5t:SSDR
ADloIlNISmATOR
RECOROER'S CERnFICATE
EXISTING I EGAI RESCRIPTION'
\~.~ I~AN~N""V" "flE INSJ.RANCE CQI.IPANY ORCER ~O, 20229.130, DATEr. APRil 27, 20(6)
lOT I S~ORT PLAT NO SH. Pl,-023-a~, RECORDEO UNDER ~INC COONTY RECORDING NO
8411209003
SIIlJATE IN Tl-iE CI-Y OF RENTON. COUNTY ~r KING, STATE OF WASHINCTOili
EXCEPTIONS·
(PER mANSNAno~ TITLE INSU~~NCE COt.IPANY ORCER '10 :102<9330, DA"[C APRil 27, 2006)
1-2 ~OT PPUCA8LE
HSEMENT AND Tl-iE TERMS AWl CONDIT10NS THEREOr
GRANTEE
PU~POSE
AREA AFFECTED
RECORDED
RECORDING ~O.
PUGET SOJ~J PO\¥E~ &: lIQ-T COMPANY
TELEPHONE AND oLE[;RAI'H T1'!ANS,"15SION L'NE
A PORT10N OF SA D PRE'IISES
DECEMBER 9 1922
1662041
EASEMENT AND 1'I<E TERMS ANO CONDITIONS THSREOF
ESTABLISHED I~ CAUSE NO
PU~POS£'
ARSA AFFECTED
R::COROING NO.
". mAN5OIIsSlON UNt
A PORTION CF SAID ~RE~ISES
32LII06 o EA5E,"(NT AN,) THE TER,"S AND CONDITIOOS THEREOf
@
@
@
"
GRANTEE
PURPOSE'
AREA AfFECTE)
RECORDEO
RECORDING NO.
UNITED STArES OF A~ERICA
ONE OR ,"OR( LECmlC ~OWER "'<lANSMIS510t1 '.:NES
A ~ORnON Of SAID FREI-IISES
FE8RUAR Y 20 . 9~3
J292S27
::AS::,"ENT ANO THE TER,"S AND CONDITIGt.S THEREOF
GRMTEE
~URPOSE
AREA AI'fE<.:IW
RECORDED
RECORDING NO
RECONSmUCTIOO >INANCE CO~PORAT10N
fflANS~FSS'OtI L ~E
A poono~ OF SAID PRE,"IScS
APRL 18, 1946
3560496
GRANTE::'S INTEREST IS ~OW HELD BY I~E CITY OF SEAr-_[ BY INsmU,"ENT RECORDED J,~OER
"!ECORDING NC, 3664o-BO
L.O~ID °ETROlEUM P~ODUCT'S PIPE U'IE PERMIT AGREEMENT AN) THE; TER,"S AND CONDIT1Qt.S
THEREOF
RECORCED
RECORCING NO
FEBR()A1H 14 '975
?50214060B
A()REE~ENT ON liSE or CITY OF SEATTLE TI'IANSMISS'QN LINE ::ASE,"ENT RIGH' Ot--WAY P,,"
~2JO~20-2-Q(:1 AND WE TE~MS A~) CO'lDInONS THEREOF
RE~ORDE(l'
R£CORCINC NO
~ARC~ 20, 1976
78C320Q597
All CDI1:NA~TS. ~OtID"ONS, REsm'CT10NS, RESE'lVAT10N$, EASE~ENTS OR OThER SE'l\FJ~ES
IF ANY. DISCLOSED BY 1'I<E SHORT PLAT RECORDED UNDE~ R£COROI~G NC B41120g003
EASE~EN· A~U Tl-iE TER,"S AND CONDITlI)'IS THEREO'
P~RPOSE
AREA AFFECTED:
RECORDIt.G NO
SANITARY SEI'I£R MAIN
A PORnON 0" SAID PRfYISES
650~260417
DEClARAT10~ OF ,ESTRICTIVE ~OVENAN·S I,"POSED BY INSTRUMENT RECORDED ON AP~ll 5. 1965.
UNDER RECORDI~G NO 650<l(l~0583
SAIC INsmUMENT S\.'PERSECES AND ~EVOKES ~smUMEW RECORDED ~~DER RECOllOING NO
a006()20~46
@ £ASEMENT AND Tl-iE TERMS AND CON)ITIOI'!S THEREOF
GRA~TEE
PURPOSE
AREA A'FECTED.
RECORDED:
R(CORDING NO
CITY Of RENTOO
?UBUC unl,T1ES
A PORTlO~ OF SAID PR£MI5~S
NOVEMB[R I, 19B~
65"010605
([) SEE REFERENCS ANO lOCAnON SHEET ~ Of 4, ALL 0~1[~ EXCEPnONS AFFEU Tl-iE SU8JFCT
PROPE-:TY BUT A~E NO' PLOTTABLE DUE TO INsumCIENT DR IllEGIB_E INI'OR~ATlON
LAND SURVEYOR'S CERTIFICATE
Tl-iIS SHORT PLA T CORRECTLY REPRESENTS A SURVEY
MADE BY ME OR UNDER MY DIRECT SUPERVI~ON IN
CONFORMANCE WlTIi TIiE REQUIREMENTS OF THE
APPROPRIATE STATE AND COUNTY STATIJT'E AND
OROINANCE IN PREur~iNARY
BEN V, PETERSEN, CERTIFICATE NO. 17575
1 00 ~
<XPlRts: 11/12/0~
SCALE:
PORTlON OF
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. T'M". 23 N .. R 5 E., W.M.
'U I'~RENT-" ,-/ ~cJ" b «-'" /
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APPROXI'IATE SCALE ,. _ 400
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EXCEpTIONS (CONTINI JED)' pROpERTY OWNER· @ EASEMENT AN;! TJ-E TERMS AND CONOITIONS Tl<EREOF
GR~Nr::E
PURPOSE
AREA AFCECTED
RECOR~ED
RECORDING NO.
CITY OF REN'ON
PUl3l1C UTlU,ES
A PORTION OF SAIO PRt~ISES
NOVEMBER I 1ge~
851101060~
~oeERT HANCHERO"F
17710 2J411-< AVENUE S,E
YAPLE VALLEY, WA 9SOJ8
14 EASEIoIENT AND THE JU;:,"S AND CONDIT10~S Tl-iEREOF
@
@
GRANTEE'
PURPOSE
AREA Arl'ECTECI
RECO~OED
RECORDING NO
PIoG(T SOUND POWER & UG~T COMPANY
UNDERGROUNC ELEcmlC mANS/.IISSION AND/OR OIS"'RIBL'TO~ SYSTEM
A ~ORnON 0" SAID ~REMISES
DECEM8ER 15. Ig~~
~5121609J2
AGREE,"ENT AND EASEI+E~T fOR ROAD AHO THE TIR~S AND CON0lT10NS TH':REor
RECO~OED
RECO~OI~G NO
JUNE 6. IS66
5SQSOO07ge
lASE,"ENT AND Tl-iE ITR,"S AND CON)ITIONS THEREif
GRANTEE
~URFOSE'
AREA AFfECTED
-:ECORDEO
~ECORDING ~O
PUG<:T SOUND POIM'.R ANO UGHT COMPANY, A WASfjI~CTON
CORPORAT10N
GUY YIIR(S, POLE AND ANC~OR5
A PORT1ON OF SAID PREMISES
AUGUST 21, IgB7
a706211081
17 AGREEME~T fOR JSE OF THE CITY G" "£ATlU TRANS,"ISSION UNE [AS[MEt.T RIGHT_or_WAl"
P,". ,230520-2-00' AND Tl-iE TERMS AND C(':tjDIT10~S THE~EOI'
RECOFlDEO
RE~ORDING NO
JULY 28. 1997
9707280720
18 L'NRECOllDEO lEASEHOLDS, IF ANY: ~IGK'S OF VENDORS AND HOLDERS OF SECURI-Y INTERES-S
ON PERSONAL PROPERTY INSTALLED UPON THE lAND: ANO RIGHTS OF TENANTS TO RE,"OIlE
TRADE FIXTURES AT THE EXPIRAnON OF -~E TER,"
TIiE SWl/4 OF THE NWlj4 AND ll1E NWl/4 OF THE SWl/4, SECTION 20, TWP. 2:3 N., R. 5 E.. W.!.I
_PLS, Inc.
•• _fen/"".FLMIiJ$urwly<Ir>I
3fT NW GJlmon Bou/<1""rd, UiJ
''''''''l''-'', WNhington 98t12T
InS} Jj3-S318 ~ 3f3-937P
EAGLE RIDGE SHORT PLAT
DRAWN BY'
KAP
CHECKED BY:
''''
DATE:
JUNE 5, 2006
SCALE:
JOB NO.:
6061
SHEET'
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REPORT
&
DECISION
A.
Report Date:
Project Name
Owner(s):
Contact:
File Number:
Project Description
Project Location
Project Location Map
City of Renton
Department of Planning / Building / Public Works
ADMIN/STRA TlVE SHORT PLA T
REPORT & DECISION
SUMMARY AND PURPOSE OF REQUEST:
September 21 , 2006
Eagle Ridge Short Plat
RobertW. Hancheroff; 17710 -234 1h Ave SE; Maple VaileyWA98038
same
LUA-06-074, SHPL-A Project Manager: Elizabeth Higgins, Senior Planner
The applicant has requested an Administrative Land Use Action (Short Plat Review) for
the subdivision of one parcel, totaling 120,014 square feet (2.76 acres), into 2 lots, Lot 'A'
and Lot 'B'. The subject parcel is currently developed with a two-story, wood-frame office
building (7,051 gsl), built in 1985 with surface parking.
The developed 101, Lot 'A', would be 38,096 sf (0.87 acre) following subdivision. Lot 'B'
would be 81 ,918 sf (1.88 acres).
The undeveloped portion of the sne is heavily wooded and has steep slopes, some of
which have been categorized as within the range of those in need of protection by the City
of Renton
The zoning is Commercial Arterial (CA). Additionally, the property is located within the
Puget Business District Commercial Corridor. The Comprehensive Plan land use
designation is Commercial Corridor (CC).
The purpose of this subdivision is, apparently, to sell the office building parcel and either
sell for development or develop the vacant land. The applicant has expressed the
intention of developing the vacant land for residential townhouse use. Townhouses are
currently only allowed in the Puget Business District of the CA zone if in conjunction with
retail or on-site service uses on the ground level. Future use of the short platted land is
not a part of this land use application however.
1500 Benson Road South, Renton, WA 98055
a) __ ..... -... -
~ ~/
City of Renton PfBfPW Department Administrative Land Use Action
EAGLE RIDGE SHORT PLAT LUA06'()74, SHPL·A
Page 2 of8 REPORT AND DECISION DATED September 21, 2006
B. EXHIBITS:
Exhibit 1: Project file ("yellow file") containing the application, reports, staff comments, and other
material pertinent to the review of the project
Exhibit 2: Vicinity Map (no date)
Exhibit 3: Site Data (Sheet 1 of 4, dated June 5, 2006)
Exhibit 4: General Site Information and Survey Notes (Sheet 2 of 4, dated June 5, 2006)
Exhibit 5: Short Plat Map (Sheet 3 of 4, dated June 5, 2006)
Exhibit 6: Critical Areas (Sheet 4 of 4, dated June 5, 2006)
Exhibit 7: Topographic Survey and Tree Inventory (Sheet 1 of 1, dated August 15, 2005)
Exhibit 8: Zoning Map (dated 12116/06)
C. GENERAL INFORM A TlON:
1.
2.
Owner(s) of Record:
Zoning Designation:
Robert W. Hancheroff; 17710 -234'" Ave SE. Maple Valley, WA 98038
Commercial Arterial (CA)
3. Comprehensive Plan Land Use Designation: Commercial Corridor (CC)
4. Existing Site Use: There is an existing 2·story office building with surface parking at the north
portion of the property. The remainder of the parcel is undeveloped.
5. Neighborhood Characteristics:
North: Puget Sound Energy 4.86 acre utility easement (Residential Multi-family zone)
East: The Lodge at Eagle Ridge LLC, retirement facility on 5.27 acres (Commercial Arterial zone)
South: Puget Sound Energy 11.65 acre utility easement (ReSidential Multi-family zone)
West: Five-story, 35,400 gsf office building (Commercial Arterial zone)
6. Access:
7. Site Area:
The lots would accessed from existing driveways and roads originating off
Benson Road South and/or Eagle Ridge Drive South.
119,079 sf /2.73 acres
D. HISTORICAUBACKGROUND:
Action
Comprehensive Plan
Zoning
Subdivision
Annexation
Land Use File No.
N/A
N/A
SHP 83-023
N/A
Ordinance No.
5099
5100
1547
Date
1110112004
1110112004
05/3111983
06/0711956
E. PUBLIC SERVICES:
1. Utilities:
Water: The site is currently supplied and connected to the City of Renton water system.
There is an existing 8-inch water main within and adjacent to the site. The fire-flow available
to the site is approximately 2000 gpm. Static water pressure is approximately 120 psi. The
proposed short plat is within the 490-water pressure zone.
Sewer: There is an existing 8-inch sanitary sewer line bisecting the site.
Admin Shrt PH Report 06-074 (SP 2 fots.CA) 02.doc
City at Renton P/BIPW Department
EAGLE RIDGE SHORT PLAT
REPORT AND DECISION DATED September 21, 2006
Administrative Land Use Action
LUA06-074, SHPL-A
Page 3 ot8
Stormwater: The site is within the Rolling Hills drainage basin; a sub-basin of the Black River.
Streets: There is currently a paved public right-of-way with associated curb, gutter, and
sidewalks along the frontage of this site.
2. Fire Protection: City of Renton Fire Department
F_ APPLICABLE SECTIONS OF THE RENTON MUNICIPAL CODE:
Chapter 7 Subdivision Regulations
Section 4-7-070: Detailed Procedures for Short Subdivisions
G. APPLICABLE SECTIONS OF THE COMPREHENSIVE PLAN:
Land Use Element -Commercial Corridor
H. DEPARTMENT ANAL YS/S:
1. Project Description/Background
The owner/applicant, Robert W. Hancheroff, is proposing to subdivide an existing parcel totaling 2.76 acres
(120,014 square feet) in area zoned Commercial Arterial into two lots. The property is located on the west
side of Benson Road South, between interstate 405 (to the north) and Puget Drive South (to the south). The
property is currently developed with a 7,051 square foot, two-story, wood frame office building, constructed in
1985, which would remain. The primary access to the office building is from Benson Rd S. An alternative
access is currently available from the south by means of an asphalt drive off Eagle Ridge Drive S.
The parcel to be subdivided (Lot 1) was created by a previous short plat (SHP 83-023).
Proposed lot sizes are: Lot A (with existing office building) -38,096 square feet and Lot B -81,918 square
feet.
Access to the lots would be provided from existing roads, although an access easement should be recorded to
ensure access to Lot A from the existing asphalt driveway off Eagle Ridge Drive S.
The site slopes from east to west with grades that may indicate protected or sensitive slopes are present. A
site plan review or building permit for future development would require submittal of a geotechnical report.
There is substantial vegetation on the site, including protected trees. A site plan review for future development
would require submittal of a tree inventory and tree preservation plan.
2. Environmental Review
Except when located on lands covered by water or with sensitive areas, short plats are exempt from SEPA
Environmental Review pursuant to WAC 197 -11-800(6)(a).
3. Compliance with ERC Conditions
N/A
4. Staff Review Comments
Representatives from various City departments have reviewed the application materials to identify and
address issues raised by the proposed development. These comments are contained in the official file, and
the essence of the comments has been incorporated into the appropriate sections of this report and the
Departmental Recommendation at the end of the report.
Admin SM pft Report 06-074 (SP 2Iols,CA) 02.doc
City of Renton P/B/PW Department
EAGLE RIDGE SHORT PLAT
REPORT AND DECISION DATED September 21, 2006
5. Consistency with Short Plat Criteria
Administrative Land Use Action
LUA06-074, SHPL-A
Page 4 of 8
Approval of a short plat is based on an evaluation using the following short plat criteria:
a) Compliance with the Comprehensive Plan Designation
Land Use Element Commercial Corridor designation purpose statement: The Commercial Corridor
district is characterized by concentrated, pre-existing commercial activity, primarily in a linear urban form, that
provides necessary goods and services for daily living, accessible to near-by neighborhoods, serving a sub-
regional market and accommodating large volumes of traffic.
It is the intention of City objectives and policies that Commercial Corridor areas evolve from "strip commercial"
linear business districts to business areas characterized by enhanced site planning incorporating efficient
parking lot design, coordinated access, amenities, and boulevard treatment.
Commercial Corridor areas may inciude designated districts including concentrations of specialized uses such
as the Auto Mall, or features such as transit stops and a combination of businesses creating a focal point of
pedestrian activity and visual interest.
Commercial Corridor areas are characterized by medium intensity levels of activity. It is anticipated, however,
that intensity levels in these areas will increase over time as development of vacant space occurs, increased
land value makes redevelopment feasible, and land is used more efficiently. In these districts, provision of
pedestrian amenities is encouraged, as are opportunities to link adjacent uses and neighborhoods.
Objective LU-DDD: The Commercial Corridor land use designation should include:
1) Established commercial and office areas;
2) Developments located on large parcels of land;
3) Projects that may be highly visible from principal arterials;
4) Uses dependent upon or benefiting from high-volume traffic;
5) Uses that provide significant employment; and
6) Businesses that provide necessary or desirable goods and services to the larger community.
Policy LU-335. Increased demand for commercial uses should be accommodated primarily through
redevelopment and intenSification of existing business area designations rather than expansion of those areas.
Objective LU-EEE: Create opportunities for development and re-development of land in portions of the
Commercial Corridor designation for general business and service uses. These include a wide range of
restaurant, small-scale to big-box retail, offices, auto dealers, light industrial, and residential uses.
Policy LU-336. Portions of the Commercial Corridor designation appropriate for a wide range of uses catering
to low and medium intensity office, service, and retail uses should be mapped with Commercial Arterial zoning.
Policy LU-338. Commercial Arterial zoned areas should include an opportunity for residential uses and office
as part of mixed-use development.
Objective LU-FFF: Create opportunities for intensive office uses in portions of Commercial Corridor
designations including a wide range of business, financial, and professional services supported by service and
commerciallretail activities.
Policy LU-346. Support the redevelopment of commercial business districts located along principal arterials
in the City.
Policy LU-347. Implement development standards that encourage lively, attractive, medium to high-density
commercial areas.
Policy LU-350. New development in Commercial Corridor deSignated areas should be encouraged to
implement uniform site standards, including:
Admin SM PH Report 06-074 (SP 2Io1s.CA) 02.OOc
City of Renton P/BlPW Department Administrative Land Use Action
EAGLE RIDGE SHORT PLAT
REPORT AND DECISION DATED September 21, 200S
1) Minimum lot depth of 200 feet;
2) Maximum height of ten (10) stories within office zoned designations;
3) Parking preferably at the rear of the building, or on the side as a second choice;
4) Setbacks that would allow incorporating a landscape buffer;
5) Front setback without frontage street or driveway between building and sidewalk; and
6) Common signage and lighting system.
b) Compliance with the Underlying Zoning Designation
LUAOS..(J74, SHPL·A
Page 5 of 8
The subject site is designated Commercial Arterial (CA) on the City of Renton Zoning Map. The CA
zone is intended to evolve "strip commercial" linear business districts to business areas characterized by
enhanced site planning, incorporating efficient parking lot design, coordinated access, amenities, and
boulevard treatment. The CA zone provides for a wide variety of indoor and outdoor retail sales and
services along high-volume traffic corridors. Limited residential uses may be integrated into the zone if
there are permanent physical connections to commercial uses (i.e. in the same building).
The Puget Drive Business District is an area so designated, within the Commercial Arterial zone, to
encourage concentrated commercial activity, a focal point of pedestrian activity along the corridor, and
visual interest. The applicant has indicated the intention of developing Lot 'B' so that the property would
contribute to the intent of the Business District policies.
c) Compliance with Subdivision Regulations
Streets: No new streets have been proposed. Transportation fees may be levied at the time Lot B is
developed.
Blocks: The proposed Short Plat does not create new blocks.
Lot Standards: The size, shape, orientation, and arrangement of the proposed lots must comply with
the requirements of the Subdivision Regulations and the development standards of the CA zone. The
minimum lot size permitted in the CA zone is 1,200 square feet. Lots A and B, at 38,096 sf and 81,918
sf respectively, exceed the minimum size requirement.
The CA zone requires a maximum coverage of the land by buildings of 65 percent. The office building,
with a footprint of 3,711 sf has less than 10 percent coverage.
The proposed lots meet the minimum size requirements and are compatible with other existing lots in
this area. In addition, the lots appear to contain adequate buildable areas for the construction of suitable
uses when taking setbacks and lot coverage requirements into consideration. These requirements
would be reviewed at the time of Site Plan Review or building permit application.
The lots are irregular in shape due to the overall configuration of the original parcel.
The orientation of both lots would be toward the arterial, Benson Road South. They abut the south
boundary of the Eagle Ridge development.
e) Reasonableness of Proposed Boundaries
Access: All lots in a short plat must have access to a public street. Lot A would continue to front off
Benson Road S and Lot A also fronts on Benson Road. Both lots could continue to have access from
Eagle Ridge Drive.
Topography: The majority of the subject site slopes from east to west at grades of between 15 and 40
percent. In five locations, slopes may exceed 40 percent. A "Geotechnical Engineering
Reconnaissance" was performed on the property by Geotech Consultants, Inc. (report dated May 19,
2006). Although the report indicates Lot 'B' is generally suitable for development, "significant
geotechnical considerations regarding foundations are needed," particularly in portions of an on-site
ravine that has fill soils present. A full geotechnical report would be required for site plan review and
building permits.
Admin Shit PN Report 06·074 (SP 2Iols,CA) 02.doc
City of Renton P/BlPW Department
EAGLE RIDGE SHORT PLAT
REPORT AND DECISION DATED September 21,2006
Administrative Land Use Action
LUA06'()14, SHPL-A
Page 6 of 8
Relationship to Existing Uses: The medical office located on Lot A may relate to the Eagle Ridge
Assisted Living facility to the east.
t) Availability and Impact on Public Services (Timeliness)
Due to the speculative nature of commercial development not yet proposed, the availability of and impact
on public services must be assessed at the time development is proposed.
Police and Fire: No additional Police or Fire Prevention services will be required by the short plat.
Street addresses shall be visible from a public street.
Fire hydrant and fire How requirements will be determined at the time development is proposed.
Fire mitigation fees for new development may be levied at that time.
Schools: The ability of the Renton School District to accommodate additional students generated by
future development proposals will be assessed at Site Plan Review.
Parks: There are no impacts to City or regional parks anticipated by the proposed short plat. Park and
Recreation impact fees may be assessed at Site Plan Review for Lot 'B'.
Surface Water: The storm drainage facility for Lot A may be located on the proposed new Lot 'B'. At
the time of a transfer of ownership, an easement for use and maintenance of the facility should be
recorded.
Surface Water System Development Charges would be assessed at the Site Plan Review for Lot 'B'.
Water: Water System Development Charges would be assessed at the Site Plan Review for Lot 'B'.
Sanitary Sewer Utilities: Sanitary Sewer System Development Charges would be assessed at the Site
Plan Review for Lot 'B'.
I. Findings:
Having reviewed the written record in the matter, the City now enters the following:
1. Request: The applicant has requested Administrative Short Plat Approval for the Eagle Ridge
(Hancheroff) Short Plat, File No. LUA-06-074, SHPL-A.
2. Application: The applicant's short plat application complies with the submittal requirements for short
subdivision of land. The applicant's short plat plan and other project drawings are contained within the
official land use file.
3. Comprehensive Plan: The subject proposal is consistent with the Comprehensive Plan designations
of the Commercial Corridor (CC) land use designation.
4. Zoning: The proposal as presented complies with the zoning requirements and development
standards of the Commercial Arterial (CA) zoning designation and the Puget Business District within
that zone.
5. Subdivision Regulations: The proposal complies with the requirements established by the City's
Subdivision Regulations.
6. Existing Land Uses: Land uses surrounding the subject site include:
North: Puget Sound Energy 4.86 acre utility easement (Residential Multi-family zone)
East: The Lodge at Eagle Ridge LLC, retirement facility on 5.27 acres (Commercial Arterial
zone)
South: Puget Sound Energy 11.65 acre utility easement (Residential Multi-family zone)
West: Five-story, 35,400 gsf office building (Commercial Arterial zone)
Admin Shrt PU Reporl 06-074 (SP 2 Iots,CA) 02.doc
City 01 Renton PIBIPW Department
EAGLE RIDGE SHORT PLAT
REPORT AND DECISION DATED September 21,2006
Administrative Land Use Action
LUA06'()74, SHPL·A
Page 7 018
7. Setbacks: The proposed short plat meets the setback requirements of the CA zone.
8. System Development Charges: System Development Charges would be due when Lot 6 is
developed.
9. Public Utilities/Improvements: No street improvements will be necessary. Adequate fire hydrants
must be installed and fire-fiow verified at the time Lot '6' is developed.
J. Conclusions:
1. The subject site is located in the Commercial Corridor (CCl comprehensive plan designation and
complies with the goals and policies established with this designation.
2. The subject site is located in the Commercial Arterial (CAl zone and complies with the zoning and
development standards established with this designation.
3. The proposed two lot short plat complies with the subdivision regulations as established by city code
and state law.
4. The proposed two lot short plat complies with the street standards as established by City Code.
K. DECISION:
The Eagle Ridge Short Plat, File No. LUA-06-074, SHPL-A is approved.
DATE OF DECISION ON LAND USE ACTION:
SIGNATURES:
n, PIBIPW Administrator
TRANSMITTED this 21 s' day of September, 2006 to the Owners/Applicant:
Robert W. Hancheroff
17710-234'h Ave SE
Maple Valley, WA 98038
TRANSMITTED this 21" day of September, 2006 to the following:
Larry Meckling, Building Official
Stan Engler, Fire Marshal
Neil Watts, Development Services Director
Jennifer Henning
Kayren Kittrick
Jan Conklin
Carrie Olson
King County Joumal
Land Use Action Appea/s & Requests for Reconsideration
Decision date
The administrative land use decision will become final if the decision is not appealed within 14 days of the effective date of decision.
An appeal of the decision must be filed within the 14-day appeal period (RCW 43.21.C.075(3); WAC 197-11-680).
Admin Shrt Pff Report 06-074 (SP 2lots,CA) 02.doc
City of Renton PIBIPW Department
EAGLE RIDGE SHORT PLAT
REPORT AND DECISION DATED September 21, 2006
Administrative Land Use Action
LUA06-074, SHPL·A
Page 8 018
RECONSIDERATION. Within 14 days of the effective date of the decision, any party may request that a decision on a short plat be
reopened by the Administrator. The Administrator may modify his decision if material evidence not readily discoverable prior to the
original decision is found or if he finds there was misrepresentation of fact. After review of the reconsideration request, if the
Administrator finds insufficient evidence to amend the Original decision, there will be no further extension of the appeal period. Any
person wishing to take further action must file a formal appeal within the follOwing appeal timeframe.
APPEAL. This administrative land use decision will become final if not appealed In writing to the Hearing Examiner on or
before 5:00 PM on October 4, 2006. Appeals to the Examiner are govemed by City of Renton MuniCipal Code Section 4-8-110.
Additional information regarding the appeal process may be obtained from the Renton City Clerk's Office, (425) 430-6510.
Appeals must be filed in writing, together with the required $75.00 application fee, to: Hearing Examiner, City of Renton, 1055
South Grady Way, Renton, WA 98055.
EXPIRATION DATE: The Short Plat approval will expire two (2) years from the date of approval. An extension may be requested
pursuant to RMC section 4-7-080.M.
Admin SM PH Report 06-074 (SP 2lots,CA) 02.doc
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