Loading...
The URL can be used to link to this page
Your browser does not support the video tag.
Home
My WebLink
About
Report 1
m E 49 a � t d E� r F =air :r V t S ]AV 1NVNOI s" Jill# uj w a. �L �i ii► H m C.. -C ------ Mum NEMP LE Il Wilo r 'off sm ----- ---- -- II c LJ II I g I IL I I � t I .0%01 .0-,11 uzj s one iNV��) AINA02 VAUX 'NOim-qbr .40 AJJO S77/14 3OVJ1h13H A 3A HOS OJHdVHOOdDJ Ji 804 Ygm gm; gig g1mup lcq ;III U1 J! ago ism oil j 04-3 No! Qj JUMH an F &I NOR "DOW AN w! 104, lip! gif I Hull I ill HIM goal I% L KC 111 H J11 O z 9 H c gig sa i?snd� Hops CD 4�1 - CAM", % � 12' CL t IV 2 11 % Eli 1 'If a hIg as gum! - g ' . ,,, '. . , , 1, \7111 In"- A iW4 51 yawl AS Ing -=7F I i'N ion �-3 1 N,n,H i WolAlgm 40 ADD S 7 71H 30 V1 lH3H • NV7d NOMM313H 53&.L13dVOSOMW7 GET DRIVE co it L5 0 �- 4"N s saw HPA'-�MINSVM IYOAN3N �p Rl!J S771H 3JV11H3H a e 377 '1JOI1011b15N00 3137dW0O SNOl1V7nO7VO QNV QN3037 NOl1N3138 33H1/3dVOSQNV7 1JJ Nei �b}}�Eh3� a' 3a 'ail' 'aa f i f i6 a m a a 5 . . . . . I . .. � . . I r e . 2 R . F 2, 4 ., ° 6 S . 6)E) MIN'! w.w �e.•� • aa,n cr.w anm�uaxusle�aa:wu � b vo,.! , � dam uw w ++asv:c oh AO N HOl'JNlHSVM WO1N38 30 ABO a 77114 30 V1183H 377 ouvnhusmoo 3137dwoo s7fo+l-7a auv s310x • __-_ �" � �� �' � � � � � � N011N3132f 33d113dV35QNV7 o u- 4 All yy¢gg g �9 g 9 �SS�i a4 9 7 x e 3i !. 13 r e - ysp s �yy�' 33 6d g � �' 3`• 3 � �'� �� g p p �- � i zs.$ � � ���� S� � � � ➢ = 4 � �� s iF� Ad � 6� ? soY 9'�;99 � esl, � Fn � � � � a� � 5� �� �� �➢ � aaa � �°b � i S9 �S 4 z C:3 33 h Si fills 8 n i a� �ii•`9i _�`➢ a s3 zFrl 2 !a i➢�; 4 �� 3 a4a a $ r„fin 2Z.W $oia pp gyp'° a g o �r gg °' a 4a $a a = '!➢� Ilk n IL sT'••39 ,� e8'2 ;ap t i $�•a�aE,:s e° r t 2a 4 r 5 la,= g i y i_�Fy i 5 �;_a�_"g � �-%' �z i�sr F6 .•i� � i d, EI �� �� I Y Milli gH • �- ➢ $ ;fy yy yy� ;gyy qq L$p Lyp FgS #a 1 �n f E ➢ g t.«9g� f 1 j F 1, g 3: s' y¢¢ EgE z $ �g yr § � gyp ' ¢➢ : a ! Jill id + 3 29 Hi s of e� � � 8; � ;; m � � � & �� � P e ��,,2,, � � 2 a�� ➢'� 3� �,�; ;y�i r � § d� g� i� ley n� 3� o� o a � � � � �➢ �� � d 5j �� � � ��-' � ;� ��� a�➢ $ � i �� h e5�x�S 5A � � - ➢ c � � 9➢� � �� b -➢ r;$sxx� ? � '� a ��Q 7 s o � Ep ➢-d ;I_: �° �; �a � � � � ➢ � ; � 1' 3; �'i E S a Is g_�k � e �k dH3 tl� F a3 # `� 5 ]➢ i� a d �$ E3 3 i2^s$��x i ti5? 4 C • —_� »urn ,o .m° ®wa smmn:e.wn�rr� aadr �'n xe rwis�ae .� -;:7V.1 �17H nnlba JO ZIO �s3 X019NIHSVM WO1N3N JO A113 C� N oht y S771H 30VIIL13N �,L7 1-� -; € 077 'NOJl-lIi!!,[SNOO 3137dNf0O 1191NK3 S1SA7VNV 3dO7S �t I oy W k 1 Ll rl �I 1 .-J t\ 1 r L tl, 11 �f4-1� M tt1 11 1l 1 1 1 L 1 l •� i 1 , t`�•t r! r S 1 1 I - J O'dl L I H �iOLbI�2It;' ca=-i r � r r I L r I ioso. awn-eroul P�i1..Ge.d. xtuoiv»oaW.a NQI7MHSY.M 'NO1N3tl j6 ,Sll.� S771H-90VIR13H 'Nou 077 onv15NOO 3137d►Y03 4.4 a F l { isuu - y a . , r tea° NN Vi "Ov ,�Al 't V. t vvv ���'I� tt\ '�,`+� S � 1� 7 i i-- 1 ^'1 •''\11 �� i�N N,n i ���i�� � +1 t1ttt � 1 1 �� `�dddc'd 1 l ++R•l`t a� t �� 8��� �p r(r ' � $gyp ❑❑�&�:q��������s 11 �' � r f�.�j�+, _ r�� t -- - _ - - SOUTH PV&ET D;?IVE'L--J f� ! ICa M]um a Jeie re6u yw'K/o�/���r.� L"tiii'.1 Y'01nf'u ,��, •..,�-��tM,.,,, .�-ate. a,.R�.�,.�a�,���:z N010N/.4SVM 'NO1NdN 30 .4110 S 771H V-L 183H �^ -90 077 YJO110nHISNOO 3137d1400 y MV 7d A11711n GMY 39 vNMA7 n _l-- -—�J�—�`"—��-`yam_ � _�,.-_• � I _ __ _ ��T�'p' - �/ S TH 9VI �-i'H 4ay a . SOL17H PUGEr!VRIVF I I a gf�y k ' -- uwa �r�wm¢vmvau:nru wr�w AILI ODI-.I 3O ALIT m - wps— Lo c s , t E s E _; d a $ � r - 9TL E ° u Y = CD i S CS Y w v n ea e cad m `a N s V C4 Cl V I C: 1 e o I h LJ ` r, I I t.11 J' _F Jl O d 8! z I i n Liu jilt t CL E 0 a i �y Lam: .... . ... ... CV) .2 4 cs C) -0 -C 2 2 a am 1" "Mm la M m ilillillillillilill�- I I RIP 1101 UJ 1�11LJ IRL-. HIM III II iiillliii II c IM I 2 2 c .0 — �m=m idc:ail ri IInunu lil. —'-1 lim- iMl I q�IIW. �'{In- Ili -0I sA y v E } e - u I I f e I I I I I I I of I of i 61 i I I I .I IT I i 1 1 II I I i I I I 14e I IR�I RS RBI 9�I R l a! c + 5 c I I I I I I I I I I I I I I I I I I I C z [7 C... .. i n ul Ill�r�r' {{Ipl�,llk flllllllf�fllll�IlR ' �'1A A■ 11 I■ NNNNNNII� 1■1 1■1 I■I I■I III1� lil li 1 ! „11 1■ it dxxii j�EjEj� ■■ 1 1� Ij,: 11 1■ :: I■1�1■1 I��r � � . JNIIIIIIIIIIIIIIIIIII NI'�` 111�""I I 'N" ''I� LJ ; Illlllllnl�lllllllll ' " 1111 ' IIIIIII '� - II�IIII-III�IIIIIIIPI,I - 1- ,ai�la 111111111111111113 ppNNIL "1 Illllff IIFl 5 ll ImilmI■�IIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIh3AAllllllllllllllllll111 I1v1..A�■�������� IF G lm RESIB i CL i ma i i I LM s I � I dl I I Im I I I I ` e J J J _I 1 C? 4 "I R BI C? Ee Eo EQ I I � r'[�1 L �I, CID :u Q~M a -" GC aka W $ LU m 3 o + W 0Q f m m m U / 1 aLLLU _ m ZW z O + LLI CC 43 , n U� 4 „Qz pL�, v 2 :. o r30N � _ 3 a IL E e O a u jr Z R V � -A LA Q � uj p _ u C) G� .J. s 3nd lNedO fS E' LU CL '+ H 3" q ti :A'o .� Joe gtE � Ifill]1111,1CL us43fit p FS ^I n 41 I ' I t31 � , N z I AWVANWVM UOAMW s0 All. 1 9771H 39Y1183H ;� 0 c 077 W0f12fW&NO0 3137d1@00 i NVld M=M313N 33df1/3dVOSdNV7 ■ r ��� as r �� '� E i" 4r� Xi d d l v r. coo h � 1,v a 3 kip Y:C 1 1 r J t v j I F SOUTH PUGET; DRIVE m� m 00=0% W O = r (A t--I z a z V'f M � a z oc CL aQ W V) _ = W = D to J d w D a d u � � t3ts N v 4 � 4 �ca a � � 7 r a. w z r 4 � Owmft% W W 0 z Q z 0 D z Q a W V� W = 4A ❑ � z 2 ml a W CL a o � a w a 0 m a a 3 a 14:� 0 a a N w o � °ate U z Greg Sparhawk Complete Construction 9757 Juanita Drive NE ste Kirkland, WA 98034 tel: (425) 250-2937 ern]: gregs@weidner.com (applicant / contact) PARTIES OF RECORD Heritage Hills Apartments PUD LUA11-091, PPUD, FPUD, ECF Weidner Property Management #300 9757 Juanita Drive NE ste: #300 Kirkland, WA 98034 (owner) Updated: 11/23/11 (Page 1 of 1) Conditions of Vvelopment Heritage Hills ApartmentUD LUA11-091 Project Condition Source of Condition When Compliance is Required Party Responsible Notes ERC During project Applicant 1. The applicant shall comply with construction the recommendations found in the Geotechnical Report prepared by Terra Associates, Inc., dated June 29, 2011 (Revised January 9, 2012) that was submitted with the project application. Including but not limited to: a. The building foundations that parallel the slope crest shall be set back a minimum distance of ten feet from the face of the slope as measured from the edge of the footing at the bottom of footing elevation. This setback shall be shown on the site plan submitted with the building permit application. Compliance with this requirement would be reviewed and approved by the Building Plans Reviewer. b. A monitoring program should be implemented to verify the performance of the shoring system and possible excavation effects on adjacent properties. C. Excavating and grading should be completed between the end of April through the end of October or as approved by a Geotechnical Engineer or the Development Services Division, to reduce slope erosion. 2. The applicant shall pay a Parks ERC at the time of Building Applicant impact/mitigation fee as required Permit at the time of Construction Permit or Building Permit based on the codes in place at that time. Updated: 4/24/14 Page 1 of 11 Conditions of ovelopment Heritage Hills ApartmenSUD LUA11-091 ERC at the time of Building Applicant 3. The applicant shall pay a traffic Permit impact/mitigation fee as required at the time of Construction Permit or Building Permit based on the codes in place at that time. ERC At the time of building Applicant 4. The applicant shall pay a Fire permit issuance impact/mitigation fee as required at the time of Construction Permit or Building Permit based on the codes in place at that time. The protected slopes on site shall be HEX Prior to building Applicant placed within a Native Growth occupancy Protection Area (NGPA) using a method of creation identified within Renton Municipal Code 4-3-050E.4.c. prior to building occupancy. The applicant shall finalize and record HEX Prior to building Applicant the access easement documents. The permit issuance final recorded documents shall be provided to the Current Planning Project Manager prior to building permit issuance. Provided with Building Permit Updated: 4/24/14 Page 2 of 11 Conditions of Ovelopment Heritage Hills Apartment UD LUA11-091 The applicant shall either design the HEX Prior to building Applicant Shall be permit issuance reviewed by emergency access roadway to not fire — access exceed 15% grades, or receive a approved variance for a steeper grade then 15%. The variance approval shall be received from the Renton Fire Department prior to building permit issuance_ Updated: 4/24/14 Page 3 of 11 Conditions of leovelopment Heritage Hills ApartmentRUD LUA11-091 Updated: 4/24/14 Page 4 of 11 Conditions of Ovelopment Heritage Hills Apartment"UD LUA11-091 Final Pita Prior to Building Applicant Approved with The applicant shall show compliance with Permit Issuance building permit the following standards: a.Bicycle parking facilities shall include a rack that is permanently affixed to the ground and supports the bicycle at two (2) or more points, including at least one point on the frame. The user shall be able to lock the bicycle with a U-shaped lock or cable lock. Bicycle racks that only support a bicycle front or rear wheel are not permitted_ Bicycle racks shall be installed to provide adequate maneuvering space and ensure that the requisite number of bicycle parking spaces remain accessible; and b. Each bicycle parking space shall be at least two feet (2') by six feet (0), with no less than an overhead clearance of seven feet (7'). A maneuvering area of five feet (5') shall separate rows of bicycle parking spaces. Where the bicycle parking is adjacent to the sidewalk, only the maneuvering area may extend into the right-of-way; and c.Areas set aside for bicycle parking shall be clearly marked and reserved for bicycle parking only; and d_Bicycle parking shall not impede or create a hazard to pedestrians or vehicles. Parking areas shall be located so as to not conflict with vehicle vision clearance standards; and e,Bicycle parking shall be provided for secure extended use and shall protect the entire bicycle and its components and accessories from theft and weather. Acceptable examples include bike lockers, bike check -in systems, in -building parking, and limited access fenced areas with weather protection_ f.For in -building bike parking and limited access fenced areas, fixed structures for locking individual bikes, such as racks, must be provided within the facility. For fenced areas, the fence shall be either six feet (6') high, or be floor -to -ceiling. Updated: 4/24/14 Page 5 of 11 Conditions of telopment Heritage Hills ApartmentUD LUA11-091 The applicant shall provide the Current HEX Prior to building Applicant Approved with building permit Planning Project Manager a refuse and permit issuance recycle plan for review and approval prior to building permit issuance. The applicant shall provide a detail of HEX Prior to building Applicant Approved with the canopy for review and approval by permit issuance building permit the Current Planning Project Manager prior to building permit issuance. The applicant shall provide detailed HEX Prior to final PUD Applicant Approved with building permit drawings for the ground floor units, showing how access would be provided to the units from the exterior space. Updated: 4/24/14 Page 6 of 11 Conditions of Velopment Heritage Hills ApartmentIOUD LUA11-091 HEX At the time of building Applicant Approved with The applicant will be required to permit review building permit provide a lighting plan that adequately provides for public safety without casting excessive glare on adjacent properties at the time of building permit review. Pedestrian scale and downlighting shall be used in all cases to assure safe pedestrian and vehicular movement, unless alternative pedestrian scale lighting has been approved administratively or is specifically listed as exempt from provisions located in RMC 4-4-075 Lighting, Exterior On -Site. HEX Prior to building Applicant Provided, Covenants shall be executed that run permit issuance Recording with the land stating that such #20140423000 property is part of an approved 958 planned urban development, and including the file number thereof and a description of the uses, densities and phases of the approved planned urban development. Such covenant shall also be recorded for each property created through any subsequent subdivisions. The applicant shall provide the Current Planning Project Manager a copy of such recorded covenant prior to building permit issuance. The applicant shall record all HEX At the time of Applicant Provided, subsequent land use, Recording specification of the final planned urban building #20140423000 development, indicating which lots or 958 structures vary from which specific ton permits construction zoning requirement. Covenants shall indicate that such lots or structures shall meet the standard created with the approval of the planned urban development or the current zone in effect at the time of subsequent land use, building or construction permits. Updated: 4/24114 Page 7 of 11 Conditions of Sellopment Heritage Hills ApartmentIOUD LUA11-091 For residential planned urban developments, the developer or owner(s) of a planned urban development shall be required to form a legally incorporated property owners' association prior to the occupancy of any portion of a planned urban development_ If there is only one owner of the planned urban development, either a property owners' association shall be formed or a covenant running with the land shall be filed requiring the formation of such an association prior to the first subsequent sale ❑f the property, or portion thereof. Proof of compliance with this condition of approval shall be provided to the Current Planning Project Manager prior to building permit final occupancy. HEX Prior to building Developer/owner permit final occupancy Provided, Recording #20140423000 958 Updated: 4/24/14 Page 8 of 11 Conditions of Ovelopment Heritage Hills Apartment UD LUA11-091 All common area and open space shall HEX Prior to occupancy or Applicant/Develo one year after final per be landscaped in accordance with the PUD landscaping plan submitted by the applicant and approved by the City, - provided, that common open space containing natural features worthy of preservation may be left unimproved. Prior to the issuance of any occupancy permit, the developer shall furnish a security device to the City in an amount equal to the provisions of RMC 4-9-060. Landscaping shall be planted within one year of the date of final approval of the planned urban development, and maintained for a period of two years thereafter prior to release of the security device. A security device for providing maintenance of landscaping may be waived if a landscaping maintenance contract with a reputable landscaping firm licensed to do business in the City of Renton is executed and kept active for a two year period. A copy of such contract shall be kept on file with the developments of RMC 4-4-070. Updated: 4/24/14 Page 9 of 11 Conditions of telopment Heritage Hills ApartmentRUD LUA11-091 Prior to the issuance of any occupancy HEX Prior to the issuance Developer permits, all common facilities, of any occupancy including but not limited to utilities, permits storm drainage, streets, recreation facilities, etc., shall be completed by the developer or if deferred by the Planning/Building/Public 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 planned urban development. 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 planned urban association, or the agent(s) thereof. In the event that such facilities are 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. RMC section 4-4-030.C.2 limits haul hours between 8.30 a.m. to 3:30 p.m., Monday through Friday unless otherwise approved by the Development Services Division. Code During Construction Contractor Code During Construction Contractor Commercial, multi -family, new single family and other nonresidential construction activities shall be restricted to the hours between seven o'clock (7:00) a.m. and eight o'clock (8:00) p.m., Monday through Friday. Work on Saturdays shall be restricted to the hours between nine o'clock (9:00) a.m. and eight o'clock (8:00) p.m. No work shall be permitted on Sundays Updated: 4/24/14 Page 10 of 11 Conditions of telopment Heritage Hills ApartmentMUD LUA11-091 The applicant shall erect and maintain six Code During Construction Contractor foot (6') high chain link temporary construction fencing around the drip lines of all retained trees, or along the perimeter of a stand of retained trees. Placards shall be placed on fencing every fifty feet (50') indicating the words, "ND TRESPASSING -- Protected Trees" or on each side of the fencing if less than fifty feet (50'). Site access to individually protected trees or groups of trees shall be fenced and signed_ Individual trees shall be fenced on four (4) sides_ In addition, the applicant shall provide supervision whenever equipment or trucks are moving near trees. Updated: 4/24/14 rage 11 of 11 0 20140423000958.001 -40 f+ zcj 1ti � AFTER RECORDING, MAIL TO: Kyran Hines Heritage Vacant Land LLC 9757 NE Juanita Drive, Suite 300 Kirkland, WA 98052 PLANNED URBAN DEVELOPMENT COVENANTS GRANTOR: Heritage Vacant Land LLC, a Washington limited liabiltty company GRANTEE: City of Renton, Washington LEGAL. DESCRIPTION: Lot 2, City of Renton Short Plat Number LUA-96-149-SHPL, recorded under recording number 9702259003, in King County, Washington ASSESSOR'S PROPERTY TAx PARCEL/ACCOUNT NUMBERS: 202305-9157-06 These covenants are recorded in the real property records of King County, Washington, in partial compliance with the requirements of the Conditions of Approval of the application of Heritage Vacant Land LLC, a Washington limited liability company ('Grantor"), for approval by the City of Renton ("Renton") of a Planned Urban Development ("PUD") under City of Renton file number LUA11-091. These covenants are recorded in compliance with Sections 19. 20 and 21 of the Final Decision of the City of Renton Hearing Examiner issued April 10, 2012. The Grantor covenants and agrees to the conditions and agreements set forth below. 1. Legal Description of PUD Real Property. The real property (the'Property') that is the subject of the Planned Unit Development approved under City of Renton file number LUA11-091, and upon which the Planned Unit Development will be built, is: Lot 2, City of Renton Short Plat Number LUA-90-149-SHPL, recorded under recording number 9702259003, in King County, Washington. ,pkw Lz � I b C� uFJc r1 �i%t� � c�1r��,ck l�5 p t A tV clyAtsy tecuW`Jz n$0,1tYtot &t91 1(co- Y 0 11,44 ��t 20140423000558.002 2. Description of PUD Uses, Densities and Phases. The PUD consists of a 75-unit, 125,539 square foot apartment building, constructed in a single phase. 3. Specifications of the PUD and Variances from Specific Zoning Requirements. See attached Table A. 4. Covenant Regarding PUD or Current Zone Compliance. The lots or structures affected by the variances described on Exhibit A shall meet the standard created with the approval of the PUD or the current zone in effect at the time of subsequent land use, building or construction permits, 5. Formation of Property Owners' Association Prior to Sale. There is currently only one owner of the Property. Prior to the first subsequent sale of the Property, or portion thereof, a legally incorporated property owners' association must be formed for the owners of the Property. G. Covenants Run With Land The covenants contained In this Planned Urban Development Covenants run with the Property described in Section 1 above and are binding on the grantees, successors and assigns of the Grantor, IV DATED this 2_ 4. day of Asp; l , 201A Heritage Vacant Land LLC, a Washington I" bifity c pany BY Dean Id , as Trustee of the W. Dean Weidner Living Trust ula dtd 10-23-98, as amended, Sole Member 0 a20140423OM58 003 STATE OF WASHINGTON ) )65. COUNTY OF FLING � On this day of 42,tt 20V, before me, the undersigned, a Notary Public In and for the State of Washington, duty commissioned and swam, personally appeared W. Dean Weidner, as Trustee of the W. Dean Weidner Living Trust uta did 10-23-9a, as amended, to me known to be, or have shown satisfactory evidence of being, the individual described in the foregoing instrument and known to me to be the sole member of Heritage Vacant Land, a Washington Unri ted Liability Company and, on behalf of such Limited Liability Company, and having on oath stated that he was authorized to execute the instrument, acknowledged to me that he signed and sealed the foregoing instrument as the free and voluntary act and deed of said Limited Liability Company, for the uses and purposes therein mentioned. WITNESS my hand and official seal hereto affixed the day and year' his certificate above written. rint/Type Nance Grad AD.�mf�iGl" NOTARY PUBLIC In and for the State of Notify Pub to Washington, residing at3orh�l/,C[3�� Stxts of MIM"ON My appointment expires 4, LINDA A DAMMER My Appolrnmeni Expint Jul 2T, 201tt 0 0 20140423000958.004 TABLE A A. REQUESTED MODIFICATIONS FROM RENTON MUNICIPAL CODE RMC # Required per RMC Requested Modlficatfon RMC 4-2-OBO Condition Residential uses are only Permit stand alone residential Associated With Zoning Use permitted within a structure with units located on the Tables, Note 16. containing commercial uses ground floor. on the ground floor. Commercial space must be reserved on the ground floor at a minimum of thirty feet (30") in depth along any street frontage. Residential uses shall not be located on the ground floor, except for a residential entry feature linking the residential portion of the development to the street. 15 ft. 45 ft. RMC 4-2-120A: Maximum Front Yard Setback RMC 4-2-12OA: Maximum 50 ft., except 60 ft. for mixed 60 ft. for residential buildings. Building Height use (commercial and residential) in the same building. B. REQUESTED MODIFICATIONS FROM DESIGN DISTRICT D RMC-4-3-100: Building Minimum Standard: A The front entry may be located Entries primary entrance of each on the east side of the building shad be located on building, due to the presence the fagade faring a street, of protected slopes and lack of shalt be prominent, visible access from South Puget from the street, connected by Drive. a walkway to the public sidewalk, and include human - scale elements RMC 4-3-100: Structured Minimum Standard: Parking Residential recreation center Parking Garages structures shall provide space to accommodate commercial for ground floor commercial frontage requirement uses along street fronts es at 0 0 2014042300095&005 a minimum of seventy five percent (75%) of the building frontage width. RMC 4-3-100: Pedestrian Minimum Standard: Provide Overhead weather protection Amenities pedestrian overhead weather in the form of awnings is only protection in the form of required over building awnings, marquees, canopies entrances, or building overhangs. These elements shall be a minimum of 4-1/2 feet wide along at least 75% of the length of the building facade, a maximum height of 15 feet above the ground elevation, and no lower than B feet above round level. RMC 4-3-100: Building Roof Minimum Standard: Predominately flat roof wish Lines Buitdinas containinia projected cornices. predorJinantly res' ent' I use all have pitched roofs wiM a minimum f one to four L1 A) and shall have dormers r intereSing roof forms that break up the massiveness of an uninWrn .&W aloyina roof. r RETU RN,100RESS: i I Iti713F.ftt(i.SlI: Smith Gocdfriend, P,S. 1109 First Avenue, Suite 500 I I 20130424002083 Seattie, WA 98101.2988 L111 OFFICE OF EIS ppGE-001 OF 00g 80.00 04/24/2013 15:43 .•• KING COUNTY, lap EXCISE TAX NOT REQUIRED �a— EASEME.Nx FOR IWRE5S, EGRESS AND , NSTRUGT0N AND MTpNTtNAfjCE OF ACCESS ROAD GRANTOR' -'Eagle PGif:te Associi}Yes, 6iMshington Limited Partnership GRANTEE F' Hefilage UScant Eand;LLC',�a Washington limited liability company,? LEGA1, 4ESCRIPTtON8: ,Portions of thi Souihwe9t QugfterOfsection 20-2�-5:;, Full deScrlpt ans an Exf ibits:A, B and O. ASSESSOR'S PROPERTY TAX P{ RCEUkCCOVNT NUMBeRs: ;'864410-0005-08, 864411-bbO5-07, 8644 12-0005-06, g6446-0005-05, 202305-9157--16. ms Easei lent for Ingress, Egress, and Consti*fo.ehd ttlhaintenan�e,QF,Actesa Rpad r:. This tasement for Ingress, Egress and Cons[rucfiph and-�MaiFienance of Access Road (`Easornent`}'as made by Eagle Pointe Associates, a Wasfiingtcii Lirtiited Pgitn rship,.here,'aftec:' caled Grantor, and Heritage Vacant Land LLC, a Washirigtorrlimited liability.icort;pany hereaftBr called Grantee. WHEREAS, Prantor is the owner of 'Parcel 1". legally described on the a ac d Exhib A. .: WHEREAS; �GreMt?e'4s the owner of "Parcel 2", legally described on the attacFled Exh4brl C� ,,#IkEREAS,: Grantor ano. Grantee are entering into [his Easement for the "purpose of establishing an easement:across a portion of Grantors Parcel 1 for ingress and egress to Grantee's •Parce(.2, and for the construction and maintenance of a road for ingress and egress to Gerantee's Parcel -, and for establishing the rights, duties and obligations of the parties .lb�erta: NOW, THEREFC-9E, for`and in consideration of the mutual covenants and agreements herein cantainec the parties agree as fgi]6s: 1, Graht of Easem®nt: di artor'�gra{Its and conveys to Grantee, pursuant and subject to the terrnCofihis 1=asernent, a ri h-exclusive easement on, over, across and within that part of Parcel 1:Aes4nbed on the 4ttached Exhi6it 8 for the purpose of ingress and egress to Parcel2, including for vehicles"of any kin¢; including For fire trucks and other emergency vehicles, and fon:�icycfes, podestrians.and-:spy other means of motorized and non-moterizect.transportation•�and forgeoerai traffic circulation, and for the purpose 9 0 of constructing, maintaining, repairing and replacing a road or driveway (the "Road") on the portion of Parcel 1 described on Exh+bit B. 2. Type of Road: The Road may be constructed of any materials and in any manner as Grantee in Grantee's sole discretion deems appropriate, provided that the construction compiles with any applicable governmental requirements for the construction of the Road. Grantee shall be solely responsible for obtaining any permits or other governmental approvals required to construct the Road, and Grantor agrees to cooperate with Grantee in obtaining those permits and approvals, including signing any documents required for the permits or other approvals. Grantee shall pay Grantors reasonable costs payable to the government agency or third parties, and incurred by Grantor in cooperating with the Grantee in obtaining the permits or governmental approvals; Grantee may at any lime alter the manner in which, and malerials of which, .Jhe Road'l's.constructed,,,,,, 3i' Road-4postst All fkxpenses fox the construction, maintenance, repair and replacement of th8'Road shall Cie'''paid qy>Grantee as its sole expense. Grantee hereby agrees to maintain the Raid in govd'Eorr fit wat,all times. :r 4. Roadlienili: Gi$ntee shdtl nai°permit iiinyilien to be filed against Parcel 1 for any cost or 0xpehse arising out of..lha Constrpgory' maintenance, repair and replacement of the Road, and shall rernoar'e;ar bond'against afiy such lien within sixty days of the date Grantor,gerves written demand ort:GranVwihai the lien be removed. If the lien is not removal or bonded against within !Ae-:5ixIjday period, then the Grantor may remove the ''Ifen, induding by peyrn i of the amovrit 4f the lien to the lien holder. Grantee shall pay Grantor the'amollnts explended 'hy (Irantor to obtain the release of the lien, plus interest from the dates ,paid, within tt4irty > ays after receipt by Granter}. of written request for reimbursement.: The amour.)ts paid by.;�Grantaf'shatl earn inteiest. until repaid by the grantee, at the-lesser.:of twelve p((1 ercen$%) per year or the then Opbcable maximum legal rate of iriterest.,r S. Indemnity: Grantea:.agrpes 16 indemrfify, defend, protect hd hold harmless Grantor from any Eoss, daim, Ifabiairy,:¢amaige;:cost dr expense; includirio reasonable allorney's fees, incurred as a result of: -Grantees use°and enjoyfiegf of the Easement, including, but not limited to, use by Graniee,;Graritee's tenants„' mernber�-•tessees, agents, employees, representatives, ci r tractbrs, guests and other inViteed, unlesspaused by ;`':,,. the negligence or other wrongful aa'. of thiW'drantor .or Grantors tenants, 'members;' :.lessees, agents, employees, representatives, contractors, guests oPbther invitees, 8- Att4mey Fees: In the event of a dispute 61WJtre terms of.this E'M&h Ijnduding, tint not limited to, any court proceeding or any court ruW marfdated. or voluntary, al:bitration to interpret or enforce the provisions of this Easement, the prevailing -party shall belpaid>' :the prevailing party's reasonable attorneys fees a`d,.g�sts The venue of.:any:.'court' action::shall be in the Superior Court for the State of Wasfngton for:1i tounty, or iuccii court of the State of Washington having Jurisdiction over real property rights ,:For lCi5 County, Washington real property. 7,: Binding on,S, uccessors: This Easement shall be binding on the hei successcrs;aad assigns.:tif I e`garties, including but not limited to, any subsequenE' oyvneri of either if ar Parc21 2_ So long as they own any interest in Parcel 1 or (sarceF 2, as applicable: (1) eaClj: owner of Parcel 1 shall have the rights and obligations'of Grantor Unger it :' OemOnt: and (ii) each owner of Parcel 2 shall have the rights and 'obfgaiioris of i;rantee under this Easement. "' 8 P�rman, ent LaseTent'- Covenants Run with the Land: This Easement is hereby eStahlighed;'a's a pefmanent eas.bment for the benefit of Parcel 2 over the portion of Parcel 1:.dEscribed ¢n Exhibit.8, The covenants contained in this Easement run with the larYd described iti this Easerrimnt, which.ialhe land and real property described above as Parcel 1 and Parcel 2, ,and ltiese covenants are for the benefit of the present owners of Parcet.l all j,�Par6el 2 and their gr#intees, heirs, assigns and successors. B. Authority: Each party signing lhisr Easement, orr'•;belralf of Grantor or grantee, as applicable, warrants th'avalt.necessary, athis. pprovals p Easement by the entity have been obtained, that the signe'r.,s duly authorized to:sigH't}iiy,Easement on behalf of the erltls entity, and that thii`�nsembinding upori'the entity in agcordance with its terms and applicable law, indudfN,` P likable egpitable<-'principle6. 10_ Effective Date: This Easement shall be effective upon recording with [he King County Recorder. Repairs; Grantee, at i'.s s6e cost and expense, shall be soiely responsible for the repair of any damage to any easement area or any other portion of Grantors Property caused by Grantee. its successors or assigns, or Grantee's ferants or their respective employees, agents. members, guests or other invitees, but only to the extent that the damage arises out of Grantee's use of the rights granted Grantee by this Easement_ Grantee shall perform its repair obligations under this Sectfon 11 so as not to unreasonably interfere with or disrupt the use of any easement area or any other portion of Grantors Property by Grantor, its successors and assigns, tenants, condominium unit owner customers, agents, contractors, guests or other invitees. 1Z..Easement NonexcIL91ve! :Nothing in this Easement gives to anyone the right to interfere with the us¢' by the brantor or by Grantor's lessees, condominium unit holders, and each of }heir:C4istomQfSY agents, contractors, guests or other invitees, successors or assigns' Oncf'ividiially atfd °collephvety; "Grantor's Use'), of the portion of Parcel 1 described oO F� hibit B iri,romrr6n with�ihe uses by Grantee permitted by this Easement, so locg as,'Giantor's Utlaa-does not.anleitere with, or impede, the free exercise of • � Grantee's )xght�9ranied,:b�this Ease�ient. `� IN WITNESS W+ ERt 4F, the p4`rties hereto have Causod this Agreement to be executed as of the kkp day ot•�_f1Q,yt1 ,`.20173 Grantor: Eagle Pointe Associates Grantee: Heritage Vacant Land LLC, a Washington Limiled`Partneiship: a Washington limited liability tbm pany By:�Per I Set. ices ;r c.,.; Ge 4 B W_ Dea eidner, resident . Dean 'er, Truslee of the W. Dean.Wei6er Liyirrg,.:.. Trusl'•irta.titd-!D-23:98, a4 amended, Sole" lefnher ;` STATE OF WAS HI N GTON )SS. COUNTY OF KING On this //o day of Aiwl -y 20 1Z before me, the undersigned, a Notary �aShingt0n. dUiY C�rhrni$SiGned and sworn, personally appeared Public in and for the State of W Dean Weidner, to me known to be President of Weidner Investment Services, Inc., a Washington corperatiorl, general partner of Eagle Poirle Associates, A Washington Limited Partnership, the limited partnership that executed the foregoing instrument, and acknowledged the said instrument to be the free and voluntary act and deed of said limited part nership, for the usesAnd purposes therein mentioned, and on oath stated that he was authorized to execute said instrument. ..WITNES&.my hand apd,q ficial seal the day and year in this certificate first above wrjtterk.. P6 led n4me: ZLLag�,- ey 2)0t:Z2.r"ew1' &V 1111iNotaryP6bIib:-q-i and for the Slate of Washington, residing ml P LINDA A DAMMER My app6infment My Appolrdrnmelii XPh1 1-�7. s 20 SAE 1D F�WAI� -S N Ty COUNTY OF KI.- N.G Or, this -&L� day 20J beiote me, the LO::dersigned, a notary public in and for the State 0 Washington, doly,tommiwaned:and rwdh.�,%`personaFly appeared W Doan Weidner. as Trustee P the W Nan Me driLee Li*ing Trust ula d1d 10-21-98 as amended, to me known to be&-Iha sole Member pt-+ientaqe Vacaht Lard LLG, a Washington limited liability company, the limited liabiiily, co ny that '""Lq 'd I" withwithinand foregoing instrument, and acknowledged the ibio instrument to be the free. -a , nd dblunt.aryno and deed of said limited liability company for the uses an§ purposes therein.-:rnenjfbne 'and o::oath stated on :oath were authorized to execute said instrum ent" %A14TNESS my hand and official seal t'qe day and Yr iri this .ce calp filii abovewritten. 2e, "e' r Firgied name: �,Iale of �; Notary Public'n and foilltipf Slate Washijogton, r u"' xp residing at n My appointment expires 12 Notaryr. Pubk of NAP, UPA A IDAMWg Iy0Ifttr .1 rlenl Eiplires.jylp, 2016 f CONSENT OF LIEN HOLDER i annie ,1Tae. as the Assignee of the Beneliciary's interest in that deed of trust recorded tilay 31, 2011, under King County Recorder's receiving no. 20110531000967, on the title to Parcel V, hereby consents to the foregoing Easement ror Ingress, Egress and Road Construction anti �laiiiten znce, and agrees that, in the event of a foreclosure of its deed of trust, or deed in lieu of foreclosurts:of its deed of trust, the rights granted Grantee by this Easement shall continue in ;i'fecf a' d not be affected or diminished in any way by the foreclosure or deed in lieu of forec]osure. Dated as ofihp day of "'rattnie tIiac �y KeyCorp Real Estate Capital Markets, Inc., :. An Ohio corporation, its attorney -in -fact Title: l�,lf� �✓fJC;✓�I'1� STATE OF County ss:,,: On (fiis. day of �l� Z01'2, before: me;::kheundersigned, a Notary Public in:and fur the State of duI, m sio ari sruom4`perxonally appeared: , to me nown'to.,�e' at KeyCOrp Real Estate Capita Marlets, inc., an Ohio corporation, �ttorriey.in-fact for anrtie Mae, the cnrpor iion thal executed the Foregoing instrument, and acsknbwtedg,etf-lfie said imtrurf ent to be the free and vdlun6ry act and deed of said corporation;'for:thc:.uses anti purposes therein mentioned, and on oath stated that she was authorized to execute'said instrument,:` i u ic" :. fly catumissipn e�ipir4-�: , V ,AA.gn 7N o fi KPNS EIERITnGE I17I.t.S TRIAD 10B NO.09-029 LEGAL DESCRIPTION: ACCESS EASEMENT SEPTEMBER 26, 20 [l 7iIUNDERHILL CO,'NDOMINRA, DIV H TIQLT PORTION OF THE COMMON ELCMIiNT OF "THUNDERHILL CONDOMLNIUM DrV IC';' ii§'RECORDED N VOLUME 35 OF CONDOMIhTUMS ON PAGES 66 THROUGH 79'INCLUSIVE.ANP ANY Ah1ENDME�V1'S THERETO, CO�iDOy[Q-Um bEtLARATIONRECOFbFD L*ER KING COU14TY RECORDING NUMBER "75a81OO$-3&ANI7ANY. S'i,41ENDLIENTS THERETO, N KING COUNTY, V7ASK{ 4(3t'ON, � Yldd WITH,-* A STRIP OF LAND 24.00 FEET N �VTDTH AND 4 YflNd ON:EACY RfDF OF.11M FQL'Ci W-WG DESCRIBED LINE: :CO?4MEtkINQr'AT'aM NORTF�.AST COR R.OF TRACT 2 OF CITY OF RENTON SHOiT-- LAT NO. �426-74;.RELORDED'�I3NI3ER KING COUNTY RECORDING NUMBER 79P 129p04, i6l4e A PORTION bF THE SOUTTRVFST QUARTER OF S'ECTTON 24. TO}VNSfo 23"540RTH, I kkt 5 EAST, W.M., N KNG COUNTY, 1'EES1C S0117H42°35'S4"> ASi, OiVG XHE NOPMEASTERLY LNE OF SAID TRACT 2, A DISTANT E OF 89.00 E THENCE NOR`rH 43 °45' 16'.' EASE', 19,IA FEET TQ-TFJE TRUE PON'r. F BEGINNING OF THIS DISdi$Eb LLN>:; TfM NCE NORTH 46° I4'4"4" WE5T, 7a.95 iEHT TO A POINT OF CARVE, THENCE NCRTHWFSTj RLY::ON SAID CURVE TO THE LEFT, HAYWYG A RADIUS OF 25.00 FEET, THROUGFT A'CENTRAL ANGL46O 4°18b 1'%,AN r1kC DISTANCE OF 23.70 FEET; THENCE SOUTH 79 26'45" Wr $ , 60, FEET:"fO A POWT QF CGiRVE; MEVCE SQUTHW£STERLY ALONG SAID CARVE TO THi LEFT, H AVING.A RADIUS OF 40.00 FEET, THROUGIi A CENTRA ANGLE Of 47 2'25', AN ARC 69 TANCE OF 33.07 FEET TO TM WESTERLY LINE OF SkM iRA(T 2 OF CITY OF RENTON SHORT PLAT NO.426-79 AND -qiE TERMINUS OF "t•'{TIS 6ESPRI $D LIB E;' THE SIDELINES OF SAID STRIP OF LAND SHALL IM,5jIQRTENED.GR LCTENDEQ. TO STD ON THEMSELVES .AND ON THE SIDELINES OP.5AII COt li4iQN ELEMENT OF TIIUNPFRHILL CONDOtvINIUM DIV ❑. WR -17F11 BY: KBR CF;F.CKED BYi ""' ., JMSH g. 16�. ,r A LAW OFFICE OF ROBERT G. SIEH PLLC 1001 - 31"Avenue East- Seattle, WA 98112-3759 Telephone:206-660-61 20 Email: rgs@siehla%v.com August 13, 2013 13" Avenue Rental LLC Hand Delivered Attn: Megan Hansen 9757 NE Juanita Drive, Suite 300 Kirkland, WA 98034-4291 Re: Recorded Original Amendment of Limited Use Permit and Confirmation Agreement Heritage Vacant Land LLC and Puget Sound Energy Dear Megan: Enclosed is the original Amendment of Limited Use Permit and Confirmation Agreement, Heritage Vacant Land LLC and Puget Sound Energy, recorded under King County Recorder's receiving number 20130812001874. Also enclosed are a copy certified by the King County recorder of the original, a conformed copy, and the original receipt for the recording and copy fees. The original recorded document has in the upper left hand corner that it is supposed to be sent back to Puget Sound Energy. As 1 said in my email sent yesterday with the conformed copy, please scan the original, if possible by copying it without taking the staple out, then have the original delivered or sent to Ira McDaniel at PSE. The address is in the upper left comer of the recorded document; however, I recommend that someone call Ira to confirm the address to which he wants the original document delivered or sent. If you mail the recorded original, I recommend that you send it certified return receipt requested, or some other method that will give you proof of mailing and receipt. The certified copy of the recorded document is for Heritage Vacant Land LLC's records, as is the conformed copy. Thank you for your assistance with this transaction. Sincerely, L b Robert G. Sieh' 3 RETURN ADDRESS: Puget Sound Energy, Inc. Attention: Corp, Shared Services P.O. Box 9703741 PSE-10S Bellevue, WA 98009 1. McDaniel 20130812001874 KING COUNTY, WA AMENDMENT OF LIMITED USE PERMIT AND CONFIRMATION AGREEMENT This Amendment of Limited Us I mit and Confirmation Agreement ("Agreement" herein) is made and entered into. this ^ of �'v 2013, by and between Puget Sound Energy, Inc, ("PSE"), Heritage Hills Apartments, LLC, a Washington limited liability company ("Heritage Hills") and Heritage Vacant Land LLC ("Heritage Vacant") - Heritage Hills is the holder of certain permit rights pursuant to that certain Limited Use Permit No. 4 (the "Permit") from Puget Sound Power & Light Company, dated April 12, 1969 and recorded under King County Auditor File Number 6514858, as partially assigned by that certain Assignment of Non -Exclusive Permit Rights (P.S.P.&L.Co. No. 20-23-05-0413) and recorded under Icing County Auditor File Number 8003310227, in the Real Property Records of King County, Washington and further assigned by instruments recorded under King County Auditor File Numbers 8003310227, 8003310228, 8003310229, 8004240074, 830930100o, 9611261377, 9611261379, and 20060414001193, rerecorded under number 20130221001739, PSE is the present owner of the real property described in Exhibit "A" attached hereto and by this reference made a part hereof, and a portion said property is encumbered by the Permit. Heritage Vacant is the owner of real property described in Exhibit "B" attached hereto and by this reference made a part hereof. PSE, Heritage Hills and Heritage Vacant wish to clarify certain matters regarding the above mentioned Permit. NOW, THEREFORE, for and in consideration of $10.00 AND OTHER VALUABLE CONSIDERATION IN HAND PAID, the parties hereto confirm and agree as follows: Section 1. The Permit, as granted in 1969, as subsequently assigned and hereinafter amended, remains in full force and effect. Section 2. Heritage Vacant is hereby included as an additional Permittee under the Permit. Heritage Vacant shall share all rights and obligations of the Permittee under the terms of the Permit, and Heritage Hills and Heritage Vacant shall each be responsible to pay one half of the property taxes attributable to the Permittee as described in the Permit. Section 3, The legal description of the Limited Use Permit Area referred to as "Parcel XI A", being a portion of the property described in said Exhibit "A" attached hereto is hereby amended to read as follows: See Exhibit "C-1 ", attached hereto and by this reference made a part hereof. A diagram depicting the location of the Limited Use Permit Area is attached hereto as Exhibit "C-2", as a visual aid only, t M1y L14 Section 3. PSE acknowledges that Heritage Vacant intends to construct and maintain .a new section of paved road on the Limited Use Permit Area, including a rock retaining wall, cuts, it slopes and fills, and related drainage facilities, and confirms that such uses are within the scope of permitted occupation and use for access provided in Section 2 of the Permit. Said paved road' shall provide access to the Heritage Vacant properly as described in said Exhibit "B" attached hereto. 0 RETURN ADDRESS: Puget Sound Energy, Inc. Attention: Corp. Shared Services P.O. Box 970374/ PSE-1 US Bellevue, WA 98009 1. McDaniel I � I { 20130812001874 LAW OFFICE OF AG--RER 79.00 PAGE-001 OF 0918 08120K13 15:18 KING COUNTY, WA AMENDMENT OF LIMITED USE PERMIT AND CONFIRMATION AGREEMENT This Amendment of Limited UsppAmit and Confirmation Agreement ("Agreement' herein) is made and entered into this aL(* of �� _ , 2013, by and between Puget Sound Energy, Inc, ("PSE"), Heritage Hills Apartments, LLC, a Washington limited liability company ("Heritage Hills") and Heritage Vacant Land LLC ('Heritage Vacant"). Heritage Hills is the holder of certain permit rights pursuant to that certain Limited Use Permit No. 4 (the "Permit") from Puget Sound Power & Light Company, dated April 12, 1969 and recorded under Fling County Auditor File Number 6514858, as partially assigned by that certain Assignment of Non -Exclusive Permit flights (P.S.P.&L.Co. No. 20-23-05-0413) and recorded under King County Auditor File Number 8003310227, in the Real Property Records of King County, Washington and further assigned by instruments recorded under icing County Auditor File Numbers 8003310227, 8003310228, 8003310229, 8004240074, 8309301000, 9611261377, 9611261379, and 20060414001193, rerecorded under number 20130221001739. PSE is the present owner of the real property described in Exhibit "A" attached hereto and by this reference made a part hereof, and a portion said property is encumbered by the Permit. Heritage Vacant is the owner of real property described in Exhibit "B" attached hereto and by this reference made a part hereof. PSE, Heritage Hills and Heritage Vacant wish to clarify certain matters regarding the above mentioned Permit. NOW, THEREFORE, :for and in consideration of $10.00 AND OTHER VALUABLE CONSIDERATION IN HAND PAID, the parties hereto confirm and agree as follows; Section 1. .The Permit, as granted in 1969, as subsequently. assigned and hereinafter amended, remains in full force and effect. Section 2. Heritage Vacant is hereby included as an additional Permittee under the Permit_ Heritage Vacant shall share all rights and obligations of the Permittee under the terms of the Permit, and Heritage Hills and Heritage Vacant shall each be responsible to pay one half of the property taxes attributable to the Permittee as described in the Permit. Section 3, The legal description of the Limited Use Permit Area referred to as "Parcel Xl A", being a portion of the property described in said Exhibit "A" attached hereto is hereby amended to read as follows: See Exhibit "C-1", attached hereto and by this reference made a part hereof. A diagram depicting the location of the Limited Use Permit Area is attached hereto as Exhibit "C-2", as a visual aid only. Section 3. PSE acknowledges that Heritage Vacant intends to construct and maintain a new section of paved road on the Limited Use Permit Area, including a rock retaining wall, cuts, ry ti , t slopes and fills, and related drainage facilities, and confirms that such uses are within the scopes t of permitted occupation and use for access provided in Section 2 of the Permit. Said paved road , lj shall provide access to the Heritage Vacant property as described in said Exhibit "B' attached " hereto. ZVI 1s" U ' 4 Ttsrs Agrppment_shall be binding upon and inure to the benefit of Successors l� 0 r STATE OF IVASHINGTON County of King The -Director of R,,ordn K Lic{-nsing. Icing County. Stuie of Washintnon and mofficio Recorder of Deed., and other is strument�, do herebv certify the foregoing copy- has been tYlmparvfl with the original instrutnent its the ,;une appeat- :n file and of reeord in the office and that the none is a true -1-f-I [ran=c•ript ufraeid origrinal and ofthe whole thereof: Witnvs•..:tnr hand and of ' 'bll seal this �_� day ul ! LL ilUf-S �() Director of Wbl) SOVM &Za�nt' $� RETURN( ADDRESS: Puget Sound Energy, Inc. Attention: Corp. Shared Services P.O, Sox 9703741 PSE-10S Bellevue, WA 98009 L McDaniel CONFORMED COPY 20130812001874 LAW OFFICE OF AG-RER 79.00 PAGE-001 OF 008 08f1212013 15:18 AMENDMENT OF LIMITED USE PERMIT AND CONFIRMATION AGREEMENT This Amendment of Limited Us P rnit and Confirmation Agreement ("Agreement" herein) is made and entered into this `- of Wit- 2013 by and between Puget Sound Energy, Inc, ("PSE"). Heritage Hills Apartments, LLC, a Washington limited liability company ("Heritage Hills") and Heritage Vacant Land LLC ("Heritage Vacant"). Heritage Hills is the holder of certain permit rights pursuant to that certain Limited Use Permit No. 4 (the "Permit") from Puget Sound Power & Light Company, dated April 12, 1969 and recorded under King County Auditor File Number 6514858, as partially assigned by that certain Assignment of Non -Exclusive Permit Rights (P:S.P_&L.Co, No. 20-23-05-0413) and recorded under King County Auditor File Number 8003310227, in the heal Property Records of King County, Washington and further assigned by instruments recorded under King County Auditor File Numbers 8003310227, 8003310228, 8003310229, 8004240074, 8309301000, 9611261377, 9611261379, and 20060414401193, rerecorded under number 20130221001739. PSE is the present owner of the real property described in Exhibit "A" attached hereto and by this reference made a part hereof, and a portion said property is encumbered by the Permit. Heritage Vacant is the owner of real property described in Exhibit "B" attached hereto and by this reference made a part hereof. PSE, Heritage Hills and Heritage Vacant wish to clarify certain matters regarding the above mentioned Permit. NOW, THEREFORE, for and in consideration of $10.00 AND OTHER VALUABLE CONSIDERATION IN HAND PAID, the parties hereto confirm and agree as follows_ Section 1. The Permit, as granted in 1969, as subsequently assigned and hereinafter amended, remains in Ml force and effect. Section 2. Heritage Vacant is hereby included as an additional Permittee under the Permit. Heritage Vacant shall share ail rights and obligations of the Permittee under the terms of the Permit, and Heritage Hills and Heritage Vacant shall each be responsible to pay one half of the property taxes attributable to the Permittee as described in the Permit. Section 3. The legal description of the Limited Use Permit Area referred to as "Parcel XI A", being a portion of the property described in said Exhibit "A" attached hereto is hereby amended to read as follows: See Exhibit"C-1", attached hereto and by this reference made a part hereof. A diagram depicting the location of the limited Use Permit Area is attached hereto as Exhibit "C-2", as a visual aid only. c �19 Section 3. PSE acknowledges that Heritage Vacant intends to construct and maintain a new section of paved road on the Limited Use Permit Area, including a rock retaining wall, cuts, slopes and fills, and related drainage facilities, and confirms that such uses are within the scope of permitted. occupation and use for access provided in Section 2 of the Permit. Said paved road shalt provide access to the Heritage Vacant property as described in said Exhibit "B' attached hereto. Section 4. This Agreement shall be binding upon and inure to the benefit of Successors 0 0 KING CO,'j,.N!'Ty SEA TR T, 1 *1 9810", - :"'—'",F FJ0� OP".L-R, J 8 PAS 10 79 flock 109'. !Dial Foyments: Dems I RVINTZ", wn .. • � LJA I i-c� I PROJECT CONDITIONS NARRATIVE Heritage Hills Apartments 1250 Puget Drive South Renton WA 98057 120627 Planned Unit Development : Conditions for approval responses Condition 1 Demonstrated Compliance with the 2.27.12 Four Determination of Non -Significance Mitigation Measures - Steep Slope Hazards Coal Mine Hazards Landslide Hazards Erosion Hazards Permit documents will include specific information outlining steps to be taken to meet the required mitigation measures from the geotechnical and traffic reports_ All other mitigation fees will of course be paid as well. Condition 2 Grass Cell Paver Approval from Renton Fire Dept In discussions with the Renton Fire Department they have denied the use of the grass cell pavers on the emergency access road A. While they would work structurally, their overall concerns of life safety led them to decide that this would not be an appropriate location for their use. This area was not used for open space or for permeable storm water calculations, therefore the overall site impact does not change. We will be utilizing integrally colored concrete with a low profile stamp pattern in this area with an asphalt drive approach. Condition 3 Placement of Protected Slopes w/in a Native Growth Protection Area (NGPA) (RMC 4-3-050E.4.c) The area of protected slope will be separated with fencing and signage designating this as a Native Growth Protection Area prior to certificate of occupancy. Condition 4 Color Elevations & Materials Board for Review A color board has been submitted for review along with a rendering. Condition 5 Finalized Access Easement Documents We are currently finalizing easement documents with all affected properties. We will have those recorded prior to Permit Issuance and will supply the city with copies of recorded easements if requested. Condition 6 Emergency Access Roadway <15% or Renton FD Variance The civil engineer has revised their grading plan slightly to ensure slopes of less than 15% for the Emergency Access Roadway_ Condition 7 Increased Pedestrian Circulation at North & South, & throughout - SW Open Space Walkway connection to Lobby &. Road A Sidewalk - SE Elevator Lobby Exit Door connection to Road A Sidewalk - N Sidewalk/Pathway add Plan Identifying Roof Mounted Equipment Screening A 5' minimum width pedestrian pathway has been provided around the entire building. The gated -off portion of Road A incorporates defined pedestrian areas/paths connecting building accesslegress points and open space areas. Definition will be achieved using concrete with contrasting texture/scoringleolor. Pathways along the west side of the building and north side of the lower level garage ramp will be surfaced with a permeable material such as "Gravelpave2". Condition 8 Plan Identifying Roof Mounted Equipment Screening The Roof Plan has been updated to indicate the area at the South portion of the Building where Rooftop Equipment will be placed — the location is centered in the width of the building to keep it away from the edges and reduce visibility — the Roof equipment will be screened with a fencing/screening system appropriate to the height of the equipment. Condition 9 Detailed Final Landscape Plan - Screening Around Garage - 6ft Maturity Ht Trees at 15ft Buffer Area 10ft Landscaping Zone along Street Frontage - Irrigation Plan The Landscape Plan has been updated to include screening around all portions of the above -ground garage. Along the north margin of the property, plantings with maturity height of 6' minimum are specified within the 15' wide portion of the landscape buffer that is 50% sight -obscuring; plantings with maturity height of 6' minimum are also specified within the remaining 10' wide portion of the buffer that is 100% sight -obscuring- 10' of landscaping is provided along the S. Puget Drive frontage {beginning at the new dedication line - see response to Condition #23, below}, A note has been added to the Landscape Plans requiring a fully automatic irrigation system to be provided for the new landscape areas, and that Irrigation Plans are required as part of the Building Permit application. Condition 10 Parking Garage Screening Plan Landscape Screening at all portions of Above -Ground Garage Screens at Garage Locations at znd Level The Landscape Plan has been updated to include screening around all portions of the above -ground garage. For the Level 01 Garage openings, that will occur above the grade -level, a steel screen system consistent with the surrounding building finishes has been implemented. Condition 11 PUD Private Open Space Standards Revisions - 15x15min @ Ground Floor Units - 60sf x 5'min @ Upper Story Units For the PUD Private Open Space Standards, each of the above -grade Balconies has been updated to the 60sfmin x 5'min requirement, indicated on the Building Floor Plans. The Ground Floor Terraces, residential units of the building at grade, are each 15'x15'min, and are indicated on the Main Level Floor Plan. Condition 12 Bicycle Parking Plan (RMC4-4-080F.11.c) - .5sp / DwUnit - @ 75 units = 38 spaces Bicycle Parking has been provided in the L01 Main Level Garage Plan —quantity of spaces that are indicated meet and/or exceed the .5space/Dwelling Unit requirement_ A dedicated pedestrian entry has been added to the garage, enabling individuals an access without using the auto garage door. Condition 13 Refuse & Recycling Plan - Recycle: 1.5sf / DwUnit @ 75 units = 112.5sf - Refuse : 3sf / DwUnit @ 75 units = 225sf - Parking/Access for Container Vehicle / Pick up Plan The Refuse / Recycling Room access, layout & size have been clarified, on the L01 Main Level Floor Plan, at the north end of the Garage. The space contains the termination for the residential levels trash chute and additional trash & recycling bins. The space is 375sf, meeting/exceeding the 338sf min required. Condition 14 Canopy Detail The Building Main Entry Canopy is indicated on the East and South Building Elevations —the Canopy is approximately 12", visual height, and encompasses the full width of the full height storefront glass that creates the entry into the Main Building Lobby. Condition 15 Ground Floor Units Plans illustrating Exterior Space Access For the PUD Private Open Space Standards, access to/from the Ground Floor Terraces into the residential units where they are located at grade in the building, is indicated on the L01 Main Level Floor Plan. Condition 16 Updated Site Plan w/ Site Amenities (seating, other) Site Amenities such as seating, benches, tables, chairs and sculptures, have been added at all the Outdoor Gathering Areas at the project and are indicated on the Architectural Site Plan. Condition 17 Updated Building Elevations w/ compliant 40' Modulation Building Elevation Modulation compliance has been achieved on all Building Elevations, with the focused areas on the east and west elevations modified — each of the Exterior Building Elevations has been modified to create an integrated material and modulation fabric. Condition IS Lighting Plan Safety w/o excessive glare Pedestrian Scale An exterior Site Lighting Plan and an Exterior Building Lighting Plan have been included to illustrate compliance w! the Lighting for Open spaces, Condition 19 Executed/Recorded Covenant Documents (PUD) - File # & Description of Uses, Densities & Phases The owner will file a legal covenant running with the land describing this approved PUD. A copy of this document will be provided to the Planning Project Manager. Condition 20 Executed/Recorded Covenant Documents (Zoning Differences) - specification of which lots/structures vary from specific zoning req The owner will file a legal covenant running with the land describing how specifications for this approved PUD differ from underlying current zoning. A copy of this document will be provided to the Planning Project Manager, Condition 21 Legally incorporated HOA prior to Occupancy The owner will file a legal covenant running with the land requiring the formation of a property owners association prior to the first subsequent sale of the property. A copy of this document will be provided to the Planning Project Manager. Condition 22 PUD Approval deferred This serves as submittal for meeting the conditions for Final PUD Approval Condition 23 South Puget Drive required Street Improvements - 8' Sidewalk / 8' Planting Strip w/ C&G - Street Lighting & 2' RoW Dedication The requirement for frontage improvements along S. Puget Drive has been waived by the City in response to our request for a Modification of Street Standards (refer to letter from Neil Watts, dated June 21, 2012). A 2' dedication along S. Puget Drive is required and is reflected on the updated plans. Condition 24 Common Area & Open Space Landscaping & Maintenance - Implementation per approved Landscape Plan - Maintenance Security Device/Amount (RMC 4-4-070) Implementation and Maintenance will be executed, or guaranteed, as required. Condition 25 Completion of all Common Facilities prior to issuance of Occupancy Permits Building will be fully complete prior to occupancy. City of Ron Department of Community & Economic Apmerlt ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: .� COMMENTS DUE: AUGUST i, 2012 APPLICATION NO: LUA11-091, FPUD DATE CIRCULATED: JULY 24, 2012 APPLICANT: Greg Sparhawk PROJECT MANAGER: Vanessa Dolbee PROJECTTITLE: Heritage Hills Apartments PUD PROJECT REVIEWER: Jan Illian SITE AREA: 1.56 acres EXISTING BLDG AREA (gross): N/A LOCATION: 1250 Puget Drive S PROPOSED BLDG AREA (gross) 125,539 square feet SUMMARY of PROPOSAL: The applicant is requesting Environmental Review (SEPA), Preliminary and nal Planned Urban Development (PUD) for the construction of a 125,539 square foot, 75 unit apartment building. The subject site is located at 1250 Puget Drive South and is zoned Commercial Arterial (CA). The site is 1.56 acres in size and contains 9,921 square feet of protected slopes. The proposed development would result in a density of 59.5 dwelling units per acre and no commercial component is proposed. Access to the site is proposed via the internal street system on the property to the North and all parking is proposed within an underground parking garage. A secondary gated emergently access point would be provided directly off of Puget Drive. The development would result in approximately 6,590 cubic yards of cut, and no fill. Minor grading work would extend off the subject site to the north onto parcel 2023059118. Stormwater is proposed to be detained in two detention vaults located on site. The applicant provided a Stormwater Report, Traffic Analysis, and a Geotechnical Report with the application. Eight trees are located on the site, of which one is proposed to be retained. A. ENVIRONMENTAL IMPACT (e.g. Non -Code) COMMENTS Element of the Environment Probable Minor Impacts Probable Major Impacts More information Necessary Earth Air Water Plants tend/Shoreline Use Animals Environmental Health Energy/ Natural Resources B. POLICY -RELATED COMMENTS C. CODE -RELATED COMMENTS Element of the Environment Probable Minor Impacts Probable Major Impacts More information Necessary Housing Aesthetics Li ht/Glare Recreation utilities Transportation Public Services Historic/Cultural Preservation Airport Environment 10,000 Feet 14,000 Feet -� We have reviewed this application with particular attention to those areas in which we have expertise and have identified areas of probable impact or areas whewadditional information is needed to properly assess this proposal. Signature of Director or Authorized Representative Date City of Renton Department of Community & Economic Development ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: JW COMMENTS DUE: AUGUST 7, 2012 APPLICATION NO: LUA11-091, FPUD DATE CIRCULATED: JULY 24, 2012 APPLICANT: Greg Sparhawk PROJECT MANAGER: Vanessa ❑olbee PROJECT TITLE: Heritage Hills Apartments PUD PROJECT REVIEWER: Jan Illian SITE AREA: 1.56 acres EXISTING BLDG AREA (gross): N/A LOCATION: 1250 Puget Drive S PROPOSED BLDG AREA (gross) 125,539 square feet SUMMARY OF PROPOSAL: The applicant is requesting Environmental Review (SEPA), Preliminary and"Final Planned Urban Development (PUD) for the construction of a 125,539 square foot, 75 unit apartment building. The subject site is located at 1250 Puget Drive South and is zoned Commercial Arterial (CA). The site is 1.56 acres in size and contains 9,921 square feet of protected slopes. The proposed development would result in a density of 59.5 dwelling units per acre and no commercial component is proposed. Access to the site is proposed via the internal street system on the property to the North and all parking is proposed within an underground parking garage. A secondary gated emergently access point would be provided directly off of Puget Drive. The development would result in approximately 6,590 cubic yards of cut, and no fill. Minor grading work would extend off the subject site to the north onto parcel 2023059118. Stormwater is proposed to be detained in two detention vaults located on site. The applicant provided a Stormwater Report, Traffic Analysis, and a Geotechnical Report with the application. Eight trees are located on the site, of which one is proposed to be retained. A. ENVIRONMENTAL IMPACT (e.g. Non -Code) COMMENTS Element of the Environment Probable Minor Impacts Probable Major Impacts More Information Necessary Earth Air Water Plants Land/Shoreline Use Animols Environmentol Heolth Energy/ Natural Resources B. POLICY -RELATED COMMENTS C. CODE -RELATED COMMENTS Element of the Environment Probable Minor Impacts Probable Major Impacts More information Necessary Housing Aesthetics Light/Glare Recreation Utilities Transportation Public Services Historic/Cultural Preservation Airport Environment 10,000 Feet I4,000 Feet We have reviewed this application with particular attention to those areas in which we have expertise and have identified areas of probable impact or areas where ad ' ional information is needed to properly assess this proposal. Signature o ector or Authorized Representative Date �r1 CITY OF RENTON FIRE PREVENTION BUREAU MEMORANDUM DATE: July 25, 2012 TO: Vanessa Dolbee, Senior Planner FROM: Corey Thomas, Plans Review Inspector SUBJECT: Comments for Heritage Hills Apartment Community Environmental Impact Comments: Fire mitigation impact fees are currently applicable at the rate of $388.00 per multi- family unit. 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 3,250 gpm. A minimum of three hydrants is required. One within 150-feet and two within 300-feet of the proposed building A looped fire main is required around the building in order to provide adequate fire flow. Any existing hydrants used to satisfy the requirements shall meet current code including five inch storz fittings. 2. Approved fire sprinkler and fire alarm systems are required throughout the building_ 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 clear width. Maximum grade on roadways is 15%. Roadways shall support a minimum of a 30-tan vehicle and 322-psi point loading. Gates on fire access roads shall comply with fire department standards including full automation and equipped with radio frequency automatic opener. Bollards are not allowed. 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. 6_ 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. IM City of Renton Department of Community & Economic Development ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT:Erc COMMENTS DUE: AUGUST 7, 2012 APPLICATION NO: LUA11-091, FPUD DATE CIRCULATED: JULY 24, 2012 APPLICANT: Greg Sparhawk PROJECT MANAGER: Vanessa Dolbee PROJECT TITLE: Heritage Hills Apartments PUD PROJECT REVIEWER: Jan Illian SITE AREA: 1.56 acres EXISTING BLDG AREA (gross): N/A LOCATION: 1250 Puget Drive S PROPOSED BLDG AREA (gross) 125,539 square feet SUMMARY OF PROPOSAL: The applicant is requesting Environmental Review (SEPA), Preliminary anAinal Planned Urban Development (PUD) for the construction of a 125,539 square foot, 75 unit apartment building. The subject site is located at 1250 Puget Drive South and is zoned Commercial Arterial (CA). The site is 1.56 acres in size and contains 9,921 square feet of protected slopes. The proposed development would result in a density of 59.5 dwelling units per acre and no commercial component is proposed. Access to the site is proposed via the internal street system on the property to the North and all parking is proposed within an underground parking garage. A secondary gated emergently access point would be provided directly off of Puget Drive. The development would result in approximately 6,590 cubic yards of cut, and no fill. Minor grading work would extend off the subject site to the north onto parcel 2023059118. Stormwater is proposed to be detained in two detention vaults located on site. The applicant provided a Stormwater Report, Traffic Analysis, and a Geotechnical Report with the application. Eight trees are located on the site, of which one is proposed to be retained. A. ENVIRONMENTAL IMPACT (e.g. Non -Code) COMMENTS Element of the Environment Probable Minor Impacts Probable Major impacts More information Necessary Earth Air Water Plants Land/Shoreline Use Animals Environmental Health Energy/ Natural Resources Element of the Environment Probable Minor Impacts Probable Major impacts More information Necessary Housing Aesthetics Light/Glare Recreation Utilities Transportation Pubfic Services Historic/Cultural Preservation AirportEnvir ment 10,000 Fee 14jO00 Fee We have reviewed this application with particular attention to those areas in which we have expertise and have identified areas of probable impact or areas where additional information is needed to properly asses this proposal. Z-� 2 Signature of Director or Authorized Represe ative Date Conditions of Melopment Heritage Hills ApartmenteUD LUA11-091 Project Condition Source of Condition When Compliance is Required Party Responsible Notes ERC During project Applicant 1. The applicant shall comply with construction the recommendations found in the Geotechnical Report prepared by Terra Associates, Inc., dated June 29, 2011 (Revised January 9, 2012) that was submitted with the project application. Including but not limited to: a. The building foundations that parallel the slope crest shall be set back a minimum distance of ten feet from the face of the slope as measured from the edge of the footing at the bottom of footing elevation. This setback shall be shown on the site plan submitted with the building permit application. Compliance with this requirement would be reviewed and approved by the Building Plans Reviewer. b. A monitoring program should be implemented to verify the performance of the shoring system and possible excavation effects on adjacent properties. c. Excavating and grading should be completed between the end of April through the end of October or as approved by a GeotechnicaI Engineer or the Development Services Division, to reduce slope erosion. 2. The applicant shall pay a Parks ERC at the time of Building Applicant impact/mitigation fee as required Permit at the time of Construction Permit or Building Permit based on the codes in place at that time. Updated: 07/03/12 Page 1 of 10 Conditions of selopment Heritage Hills ApartmentOUD LUA11-091 ERC at the time of Building Applicant 3. The applicant shall pay a traffic Permit impact/mitigation fee as required at the time of Construction Permit or Building Permit based on the codes in place at that time. ERC At the time of building Applicant 4. The applicant shall pay a Fire permit issuance impact/mitigation fee as required at the time of Construction Permit or Building Permit based on the codes in place at that time. The applicant shall receive approval of HEX NIA Applicant Not approvedby fire the grass cell paving system from the Renton Fire Department prior to building permit issuance. The protected slopes on site shall be HEX Prior to building Applicant placed within a Native Growth occupancy Protection Area (NGPA) using a method of creation identified within Renton Municipal Code 4-3-050E.4.c. prior to building occupancy. The applicant shall provide color HEX Prior to building Applicant elevations and a materials board to be permit issuance reviewed and approved by the Current Planning Project Manager prior to building permit issuance. The applicant shall finalize and record HEX Prior to building Applicant the access easement documents. The permit issuance final recorded documents shall be provided to the Current Planning Project Manager prior to building permit issuance. Updated: 07/03/12 Page 2 of 10 Conditions of Selopment Heritage Hills ApartmenSUD LUA11-091 The applicant shall either design the emergency access roadway to not exceed 15% grades, or receive a variance for a steeper grade then 15%. The variance approval shall be received from the Renton Fire Department prior to building permit issuance. HEX Priorto building permit issuance Applicant The walkway from the southwest open HEX Prior to construction Applicant space shall be connected to the lobby permit issuance and sidewalk along Road A and the exit door from the elevator located on the southeast of the building shall be connected to the sidewalk along Road A. At the north end of the development the applicant shall provide additional sidewalk or pedestrian pathways to connect the pedestrian circulation system around the entire site. The applicant shall update the site plan to reflect the required additional pedestrian connection, which shall be reviewed and approved by the Current Planning Project Manager prior to construction permit issuance. The applicant shall submit a detailed HEX Prior to building Applicant plan set identifying the location and permit issuance screening provided for roof mounted equipment for review and approval by the Current Planning Project Manager prior to building permit issuance. Updated: 07/03/12 Page 3 of 10 Conditions of Selopment Heritage Hills ApartmenoUD L.UA11-091 The applicant shall submit a detailed HEX Prior to building Applicant final landscape plan for review and permit issuance approval by the Current Planning Project Manager prior to building permit issuance. The detailed final landscape plan shall include, but is not limited to the following: A. Screening around all portions of the above ground garage B. Plants with a maturity height of 6-feet for the entire length of the required 15-foot buffer area C. 10-feet of landscaping along the street frontage D. Irrigation plan The applicant shall provide an updated HEX Prior to building Applicant landscaping plan identifying landscape permit issuance screening around all portions of the above ground garage and updated elevation drawings identifying screening for those portions of the parking garage located two stories up. The parking garage screening plan shall be reviewed and approved by the Current Planning Project Manager prior to building permit issuance. The applicant shall provide revised HEX Prior to final PUD Applicant floor plans identifying compliance with the PUD private open space standards. Elevations shall be submitted for review and approval by the Current Planning Project Manager. The applicant shall provide a bicycle HEX Prior to building Applicant parking plan consistent with RMC 4-4- permit issuance 080F.11.c to the Current Planning Project Manager for review and approval prior to building permit issuance. Updated: 07/03/12 Page 4 of 10 Conditions of Selopment Heritage Hills ApartmenSUD LUA11-091 The applicant shall provide the Current HEX Prior to building Applicant Planning Project Manager a refuse and permit issuance recycle plan for review and approval prior to building permit issuance. The applicant shall provide a detail of HEX Prior to building Applicant the canopy for review and approval by permit issuance the Current Planning Project Manager prior to building permit issuance. HEX Prior to final PUD Applicant The applicant shall provide detailed drawings for the ground floor units, showing how access would be provided to the units from the exterior space. HEX Prior to final PUD Applicant The applicant shall provide site amenities such as outdoor seating. These amenities shall be shown in an updated site plan that shall be provided to the Current Planning Project Manager for review and approval. The applicant shall submit revised HEX Prior to building Applicant elevations that depict modulation that permit issuance is compliant with the 40-foot minimum standard. Revised elevations and floor plans shall be submitted to and approved by the Current Planning Project Manager prior to building permit issuance. Updated: 07/03/12 Page 5 of 10 Conditions of Selopment Heritage Hills ApartmenoUD LUA11-091 The applicant will be required to HEX At the time of building Applicant provide a lighting plan that adequately permit review provides for public safety without casting excessive glare on adjacent properties at the time of building permit review. Pedestrian scale and downlighting shall be used in all cases to assure safe pedestrian and vehicular movement, unless alternative pedestrian scale lighting has been approved administratively or is specifically listed as exempt from provisions located in RMC 4-4-075 Lighting, Exterior On -Site. Covenants shall be executed that run HEX Prior to building Applicant with the land stating that such permit issuance property is part of an approved planned urban development, and including the file number thereof and a description of the uses, densities and phases of the approved planned urban development. Such covenant shall also be recorded for each property created through any subsequent subdivisions. The applicant shall provide the Current Planning Project Manager a copy of such recorded covenant prior to building permit issuance. The applicant shall record all HEX At the time of Applicant specification of the final planned urban subsequent land use, development, indicating which lots or building or structures vary from which specific construction permits zoning requirement. Covenants shall indicate that such lots or structures shall meet the standard created with the approval of the planned urban development or the current zone in effect at the time of subsequent land use, building or construction permits. Updated: 07/03/12 Page 6 of 10 Conditions of Selopment Heritage Hills ApartmenUD LUA11-091 HEX Prior to building Developer/owner For residential planned urban developments, the developer or permit final owner(s) of a planned urban occupancy development shall be required to form a legally incorporated property owners' association prior to the occupancy of any portion of a planned urban development. If there is only one owner of the planned urban development, either a property owners' association shall be formed or a covenant running with the land shall be filed requiring the formation of such an association prior to the first subsequent sale of the property, or portion thereof. Proof of compliance with this condition of approval shall be provided to the Current Planning Project Manager prior to building permit final occupancy. The proposed site plan does not reflect HEX Prior to approval of Applicant Waiver was recieved required street improvements along final PUD approval South Puget Drvie of an 8-foot sidewalk, 8-foot planter strip with curb and gutter, including street lighting and two feet of right-of-way dedication. Prior to approval of final PUD approval, the applicant shall incorporate these improvements into the final PUD plans or receive a modification from the street improvements standards. Updated: 07/03/12 Page 7 of 10 Conditions ofelopment Heritage Hills ApartmenOSUD LUA11-091 HEX Prior to occupancy or ApplicanUDevelo All common area and open space shall one year after final per be landscaped in accordance with the PUD landscaping plan submitted by the applicant and approved by the City; provided, that common open space containing natural features worthy of preservation may be left unimproved. Prior to the issuance of any occupancy permit, the developer shall furnish a security device to the City in an amount equal to the provisions of RMC 4-9-060. Landscaping shall be planted within one year of the date of final approval of the planned urban development, and maintained for a period of two years thereafter prior to release of the security device. A security device for providing maintenance of landscaping may be waived if a landscaping maintenance contract with a reputable landscaping firm licensed to do business in the City of Renton is executed and kept active for a two year period. A copy of such contract shall be kept on file with the developments of RMC 4-4-070. Updated: 07/03/12 Page 8 of 10 Conditions ofelopment Heritage Hills ApartmenUD LUA11-091 Prior to the issuance of any occupancy HEX Prior to the issuance Developer permits, all common facilities, of any occupancy including but not limited to utilities, permits storm drainage, streets, recreation facilities, etc., shall be completed by the developer or if deferred by the Planning/Building/Public 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 planned urban development. 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 planned urban association, or the agent(s) thereof. In the event that such facilities are 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. RMC section 4-4-030.C.2 limits haul hours between 8:30 a.m. to 3:30 p.m., Monday through Friday unless otherwise approved by the Development Services Division. Code During Construction Contractor Code During Construction Contractor Commercial, multi -family, new single family and other nonresidential construction activities shall be restricted to the hours between seven o'clock (7:00) a.m. and eight o'clock (8:00) p.m., Monday through Friday. Work on Saturdays shall be restricted to the hours between nine o'clock (9:00) a.m. and eight o'clock (8:00) p.m. No work shall be permitted on Sundays Updated: 07/03/12 Page 9 of 10 Conditions of Iselopment Heritage Hills ApartmeneUD LUA11-091 The applicant shall erect and maintain six Code During Construction Contractor foot (6') high chain link temporary construction fencing around the drip lines of all retained trees, or along the perimeter of a stand of retained trees. Placards shall be placed on fencing every fifty feet (50') indicating the words, "NO TRESPASSING — Protected Trees" or on each side of the fencing if less than fifty feet (50'). Site access to individually protected trees or groups of trees shall be fenced and signed. Individual trees shall be fenced on four (4) sides. In addition, the applicant shall provide supervision whenever equipment or trucks are moving near trees. Updated: 07/03/12 Page 10 of 10 Denis Law C. T of Mayor a � 4'. r i June 21, 2012 Department of Community and Economic Development C.E."Chip"Vincent, Interim Administrator Mr. Richard Tomkins, PE Triad Associates 12112 — 115th Avenue NE Kirkland, WA 98034-6929 RE: Street Modification Request--125.0 Puget Drive South Heritage Hills Apartments PUD (LUA 11-091) Dear Mr. Tomkins: We have reviewed your street modification request for the street improvements on Puget Drive South, associated with the construction of a proposed 75 unit apartment building. Your request is to modify the street standards for this project to retain the existing street improvements. The street frontage is currently improved with concrete curb, gutter, and sidewalks. The modification is requested in response to the code requirement to replace existing improvements with a planting strip and revised sidewalk location. We approve the requested modification. The existing curb, gutter, and sidewalk can remain with no planting strip between the curb and sidewalk. The existing street improvements along this portion of Puget Drive South are consistent with the street improvements along both sides of Edmonds Av NE for many blocks in both directions. There is a significant rockery at the back of the existing sidewalk, which also makes relocation of the sidewalk impractical. It is very unlikely that the sidewalk alignment will be altered elsewhere along this corridor. The requirement for right-of-way dedication is reduced to a dedication of an additional two (2) feet of right-of-way. If you have any further questions regarding utility or drainage requirements for this project, please contact Jan Illian at 425-430-7216 or iillianC�rentonwa.Ray. Sincerely, Neil Watts, Director Development Services Division cc: Kayren Kittrick, Oevelopment Engineering Supervisor Jan Illian, Plan Reviewer Jennifer Henning, Current Planning Manager Renton City Hall . 1055 south Grady Way . Renton, Washington 98057 - rentonwa_gov Vanessa Dolbee1_V-7m, From: Corey W Thomas Sent: Thursday, June 07, 2012 10:27 AM To: 'Greg Sparhawk' Cc: David Pargas; Vanessa Dolbee; Chip Vincent; Mark Peterson Subject: Heritage Hill Apartments fire access roadway Attachments: Corey W Thomas.vcf Follow Up Flag: Follow up Flag Status: Completed G reg, After much consideration of the site and its proposed and current access and several meetings with both our planning department and the fire chief, and with the understanding of the where and why the desire for the proposal originated, it is the decision of the fire department to still not approve the use of grass cell pavers, even in limited use for the proposed project. The area in which this paving system is proposed is of just too highly critical use in the event of fire and emergency operations. Our access to the site and the building is very limited due to topography. The use of the building is one of our highest in terms of life safety needs. This fire lane is also of critical use for the existing, non-sprinklered Heritage Hills apartment building. We are also very concerned with the long term maintenance of grass cell paving systems. Finally, as stated previously, we see this request as an unnecessary risk to our firefighters and apparatus. Please do not hesitate to contact me if you have additional questions concerning this project. Korey W Thomas Plans ReuiexvInspector III Renton -Fire Department (425) 430-7424-6ork cftmasiLlxentonwa.you 1055 South Grady Way.: _ Renton, Washington 93057 From: Greg Sparhawk [mailto:gregs@Weidner.com] Sent: Wednesday, May 23, 2012 16:06 To: Corey W Thomas Subject: heritage hill Corey, I've asked the civil engineer to draw up some plans that represent less slope and bringing in the paved areas for the outriggers. We're hopeful that the fire department will consider this as a viable alternative to paving that entire area. Thanks again for your time and consideration. Best regards, G reg Gregory Sparhawk, aia, ncarb Washington Complete Construelion Weidner Property Managerrnent phone. 425 250 2937 fax. 425 823 1598 CDm f i7 s (D F- cry ♦ + � rxo a l e° a �z n as z Z sZ O y CD 05 3 (0 N ✓. ., s C n CD O Q.P.��CO y U(pG N n, O N O r-r ,Cn (gyp cn CD �* (➢ r p owe0. � 'CJ cn 17 O r- � , rD CD CD n CDcr Q h Q' O O CD c Z O CD x C (U W.O C CD I 45O ��• n CD M , `3 CD - � f o' a �. C �. ��c: °za4 tr, yR 3 lGii 1-,n�.F���r. 'D r, a = a s_ n' b N c n. t = F ��' F - - - � � N � ✓`� � `�N� fl.r.- > y f'. C� "'� _ Z •9�� y�J' T N y ? ^ ?=� ^ v o ,fi.' �F �° � _. 0, � v' ` n ✓:� - 3.�_ � � 0� C N O� � o mom t,J G r. r, TG" ?� �• ro �7'�Q -n =: bJ? ? •-. -. ('� °' O n v T _ '3 i mil y:-� c R' R ... '�' :n fC C � � .fly T N F �. G G N 7 �' F ri O F -6 � !L C: > 2 � T' C ,�' i.f: � � ► �. I'� rl N x �- - rr."i tJ 5 � w' •-• �_ � n p ' -', qa r. r. N r. � t� n' C =rfC^ ro, ✓� CT: .r. ��'. % .1'. ;T. A N ro F S o O. �. _ r 3. Q 2_ Y [r i' ?7 ='� `'' o �'/y/C _a � � � 2 n v,n �.� o c -J � -_ G is n a co a4 "Ge G cc .� `.I Q. Z EL • • DEPARTMENT OF COMMUNITY City°f r j~. AND ECONOMIC DEVELOPMENT- j\L PLANNING DIVISION MODIFICATION OF DESIGN DISTRICT `D' 01 CA ►9;■ STAFF REPORT & DECISION CONC;' — DATE NAME DATE OF PERMIT ISSUANCE: April 25, 2012� LAND USE ACTION FILE NO.: LUA11-091, ECF, PPUD, FPUD IV4Z PROJECT NAME: Heritage Hills Apartments PUD �- " PROJECT MANAGER: Vanessa Dolbee, Senior Planner Weidner Property Management, 9757 Juanita Drive Owner: NE, Suite 300, Kirkland, WA 98034 APPLICANT/Contact: Greg Sparhawk, Complete Construction, 9757 Juanita Drive NE Suite 300, Kirkland, WA 98034 PROJECT LOCATION. 1250 South Puget Drive ZONING CLASSIFICATION: Commercial Arterial (CA) KING COUNTY ASSESSOR'S PROPERTY IDENTIFICATION NUMBER: 202305-9157 REOLIESTED MODIFICATIONS FROM DESIGN DISTRICT D RMC 4-3-100E: Minimum Standard: A primary Requested Modification: The Building Entries entrance of each building shall be front entry may be located on located on the facade facing a the east side of the building, street, shall be prominent, visible due to the presence of from the street, connected by a protected slopes and lack of walkway to the public sidewalk, access from South Puget Drive. and include human -scale elements. RMC 4-3-100E: Minimum Standard: Parking Requested Modification: Structured Parking structures shall provide space for Residential recreation center to Garages ground floor commercial uses substitute for the commercial along street frontages at a frontage requirement. minimum of seventy five percent (75%) of the building frontage width. 11 IL DEPARTMENT OF COMMUNITY r City of. AND ECONOMIC DEVELOPMENT PLANNING DIVISION MODIFICATION OF DESIGN DISTRICT `D' STANDARDS STAFF REPORT & DECISION DATE OF PERMIT ISSUANCE: May 1, 2012 LAND USE ACTION FILE NO.: LUA11-091, ECF, PPUD, FPUD PROJECT NAME: Heritage Hills Apartments PUD PROJECT MANAGER: Vanessa Dolbee, Senior Planner Weidner Property Management, 9757 Juanita Drive Owner: NE, Suite 300, Kirkland, WA 98034 APPLICANT/Contact: Greg Sparhawk, Complete Construction, 9757 Juanita Drive NE Suite 300, Kirkland, WA 98034 PROJECT LOCATION: 1250 South Puget Drive ZONING CLASSIFICATION: Commercial Arterial (CA) KING COUNTY ASSESSOR'S PROPERTY IDENTIFICATION NUMBER: 202305-9157 REQUESTED MODIFICATIONS FROM DESIGN DISTRICT D RMC 4-3-100E: Minimum Standard: A primary Requested Modification: The Building Entries entrance of each building shall be front entry may be located on located on the facade facing a the east side of the building, street, shall be prominent, visible due to the presence of from the street, connected by a protected slopes and lack of walkway to the public sidewalk, access from South Puget Drive. and include human -scale elements. RMC 4-3-100E: Minimum Standard: Parking Requested Modification: Structured Parking structures shall provide space for Residential recreation center to Garages ground floor commercial uses substitute for the commercial along street frontages at a frontage requirement. minimum of seventy five percent (75%) of the building frontage width. 0 City of Renton Deportment of Community & Economic Development Design District Modification Heritage Hills Apartments PUD LUA11-091, FCF, PPUD, FPUD DATE OF PERMIT: May 1, 2012 Page 2 of 5 RMC 4-3-100E: Minimum Standard: Provide Requested Modification: Pedestrian Amenities pedestrian overhead weather Overhead weather protection protection in the form of awnings, in the form of awnings is marquees, canopies, or building proposed over building overhangs. These elements shall be entrances only. a minimum of 4-1/2 feet wide along at least 75 percent of the length of the building facade, a maximum height of 15 feet above the ground elevation, and no lower than 8 feet above ground level. RMC 4-3-100E: Minimum Standard: Buildings Requested Modification: Building Roof Lines containing predominantly Predominately flat roof with residential uses shall have pitched projected cornices. roofs with a minimum slope of one to four (1:4) and shall have dormers or interesting roof forms that break up the massiveness of an uninterrupted sloping roof. RMC 4-3-100E: Building Entries: Intent: To make building entrances convenient to locate and easy to access, and ensure that building entries further the pedestrian nature of the fronting sidewalk and the urban character of the district. Alternative that meets guidelines (Explain). The applicant has requested that the front entry may be located on the east side of the building, due to the presence of protected slopes and lack of access from South Puget Drive. The applicant has proposed to place a recreation/gym along South Puget Drive to further the pedestrian nature of the front of the building along the sidewalk. A pedestrian connection would be provided from the sidewalk to the front entry to maintain pedestrian connectivity between the building entry and the public street. RMC 4-3-100E: Structured Parking Garages: Intent: To promote more efficient use of land needed for vehicle parking; encourage the use of structured parking; physically and visually integrate parking garages with other uses; and reduce the overall impact of parking garages. 0 0 City of Renton Deportment of Community & Economic Development Design District Modificotion Heritage Hilis Apartments PUD LUA11-091, ECF, PPUD, FPUD DATE OF PERMIT: May 1, 2012 Page 3 of 5 Alternative that meets guidelines (Explain). The applicant is requesting that the residential recreation center meet the requirement for commercial frontage along South Puget Drive. Due to site topography, no portion of the proposed structured parking would be visible from the public street (South Puget Drive). Furthermore, the applicant has requested a Planned Urban Development (PUD) to eliminate the requirement for commercial space at the subject site. See further discussion in the Hearing Examiner's Decision and the Staff Report to the Hearing Examiner. The recreation center would meet the intent of the standard, by physically and visually integrating the parking garage with the residential use at the site and would reduce the overall impact of structured parking. RMC 4-3-100: Pedestrian Amenities: Intent: To create attractive spaces that unify the building and street environments and are inviting and comfortable for pedestrians, and provide publicly accessible areas that function for a variety of year-round activities, under typical seasonal weather conditions. Alternative that meets guidelines (Explain). The applicant requests to provide overhead weather protection in the form of awnings only over building entrances. Due to the protected slopes along South Puget Drive, the building cannot be constructed in a way that overhead weather protection would benefit pedestrians along the street frontage. However, providing awnings over building entrances would meet the intent of the standard by providing seasonal weather protection in areas where pedestrians would benefit from the awnings. RMC 4-3-100: Building Roof Lines: Intent: To ensure that roof forms provide distinctive profiles and interest consistent with on urban project and contribute to the visual continuity of the district. Alternative that meets guidelines (Explain). The applicant has requested to build a predominately flat roof with projected cornices. A flat roof provides for the opportunity to have a roof garden for the residents of the project. The roof garden is one of the "public benefits" provided for the subject project to qualify as a PUD. Furthermore, the roof design is consistent with the existing Heritage Hills Apartments that are constructed east of the proposed building. The applicant's goal is for the two Heritage Hills developments to be a cohesive project that provides continuity between the two buildings. The proposed building would contribute to the visual continuity of the district. • i City of Renton Department of Community & Economic Development Design District Modification Heritage Hills Apartments PUD LUA11-091, ECF, PPUD, FPUD DATE OF PERMIT: May 1, 2012 Page 4 of s EVALUATION CRITERIA: Evaluation Criteria Achieved Not Achieved Substantially implements the policy direction of the policies and objectives of the Comprehensive Plan Land Use Element and the Community Design Element and ® ❑ the proposed modification is the minimum adjustment necessary to implement these policies; and Will meet the objectives and safety, function, appearance, environmental protection and ® ❑ maintainability intended by the Cade requirements, based upon sound engineering judgment; and Will not be injurious to other property(ies) in the ® ❑ vicinity; and Conforms to the intent and purpose of the Code; and ® ❑ Can be shown to be justified and required for the use ® ❑ and situation intended; and Will not create adverse impacts to other property(ies) in ® ❑ the vicinity. The project as a whole meets the intent of the minimum standards and guidelines in subsections E1, E2, E3, Ea, ® ❑ E5, E6, and E7 of the design regulations; The requested modification meets the intent and ® ❑ guidelines of the applicable design standard The modification will not have a detrimental effect on ® ❑ nearby properties and the City as a whole; The deviation manifests high quality design; and ® ❑ The modification will enhance the pedestrian environment on the abutting and/or adjacent streets ® ❑ and/or pathways ❑ Approved ® Approved with conditions ❑ Denied 1. The applicant shall comply with all conditions of approval included in the Hearing Examiner's Decision for the subject project, LUA11-091. DATE OF DECISION ON LAND USE ACTION: SIGNATURE: <f:1, 42. 1 C.E. "Chip" Vincent, Interim CCD Administrator/Planning Director Planning Division r z� l2 Date 0 0 City of Renton Department of Community & Economic Development Design District Modification Heritage Hills Apartments PUD LUA11-091, ECF, PPUD, FPUD DATE OF PERMIT: May 1, 2012 Page 5 of 5 APPEALS: Appeals of permit issuance must be filed with the City of Renton Hearing Examiner by 5.00 p.m. on May 15, 2012. Appeals must be filed in writing, together with the required fee to the City of Renton Hearing Examiner, City of Renton, 1055 South Grady Way, Renton, WA 98057. City of Renton Municipal Code Section 4-5-110 governs appeals to the Hearing Examiner. Additional information regarding the appeal process may be obtained from the Renton City Clerk's Office, (425) 430-6510. Denis Law ity of Mayor r City Clerk -Bonnie I. Walton April 11, 2012 Greg 5parhawk Complete .Construction 9757 Juanita Drive NE, #300 Kirkland, WA 98034 Re: Decision for the Heritage Hills Apartments PUD.(LUA-11-.091, PPUD, FPUD, ECF) Dear Mr. 5parhawk: - Attached is your copy of the Hearing Examiner's,Decision dated April 10, 2012, in the above - referenced matter. If I can provide further information, please feel free to contact me. Sincerely, Bonnie I. Walton City Clerk Enc.: Hearing Examiner's Decision cc: Hearing Examiner Larry Warren, City Attorney Vanessa Dolbee, Senior Planner Jennifer Henning, Current Planning Manager Stacy Tucker, Development Services Kayren Kittrick, Development Services Parties of Record (2) 1055 South Grady Way • Renton, Washington 98057 • (425) 430-6510 / Fax (425) 430-6516 • rentonwa.gov April 11, 2012 CERTIFICATE OF MAILING STATE OF WASHINGTON ) COUNTY OF KING ) BONNIE I. WALTON, City Clerk for the City of Renton, being first duly sworn on oath, deposes and says that she is a citizen of the United States and a resident of the State of Washington, over the age of 21 and not a party to nor interested in this matter. That on the 11th day of April, 2012, at the hour of 4:30 p.m. your affiant duly mailed and placed in the United States Post Office at Renton, King County, Washington, by first class mail to all parties of record a Final Decision from the Hearing Examiner in the Heritage Hills Apartments PUD (LUA-11-091, PPUD, FPUD, ECF) NP"'m,'.. . `rwF, I/l Bonnie 1. Walton, SUBSCRIBED AND SWORN TO BEFORE me this 11th day of April, 2012. Cynthib R. ifloya'� Notary Public in and for the State of Washington residing in Renton My Commission expires: 8/27/2014 Greg Sparhawk Complete Construction 9757 Juanita Drive NE, #300 Kirkland, WA 98034 Weidner Property Management Complete Construction 9757 Juanita Drive NE, #300 Kirkland, WA 98034 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 0 ii� 13 L f� 1� RECEIVED CITY CLERK'S OFFICE BEFORE THE HEARING EXAMINER FOR THE CITY OF RENTON RE. Complete Construction FINAL DECISION Planned Urban Development ) ) ) LUA 11-091, ECF, PPUD, FPUD } Summary The Applicant has filed an application for a Preliminary and Final Planned Urban Development (PUD) for the construction of a 125,539 square foot, 75-unit apartment building located at 1250 South Puget Drive. The Preliminary PUD is approved subject to conditions. It is unclear from the record whether the final PUD plans have been revised to incorporate all of staff s recommended conditions of approval so final PUD approval is deferred until staff can make a finding that the final plans are in conformance with all preliminary PUD conditions of approval. The modifications requested to Chapter 4-3 design standards are not approved because the Examiner has no authority to review them as outlined in detail in Conclusion of Law No. 4. Staff are invited to approve the requested modifications through RMC 4-3-100(F), 4-9-250(D) or whatever other modification process City staff determine appropriate'. The approval of the proposed preliminary/final PUD in this decision encompasses any staff approvals of the requested Chapter 4-3 RMC modifications identified in Table A below. The proposed/preliminary PUD satisfies all of the applicable decision criteria with or without any combination of the modifications. Staff approval of any of those modifications will not necessitate any amendment to this decision or any need for re -application. 1 Included in this "other" option is a determination that the judicial doctrine of substantial compliance will enable staff to make its approval of design modifications after submission of PUD preliminary plans as opposed to before. substantial compliance with a statutory directive requires actual compliance in respect to substance essential to the statute's reasonable objective, such that the purpose of the statutory requirement is generally satisfied. Humphrey Industries, Ltd v. Clay Street Associates, LLC, 170 Wn.2d 495 (2010). The Examiner does not find that substantial compliance would authorize his review of the requested modifications, since this would represent a significant change in the review process. PRELIMINARY AND FINAL PUD - 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 Testimony Vanessa Dolbee, planner for Renton, stated that the hearing is for a preliminary and final urban development application for the construction of 125,000 sq. ft. 75-unit apartment building, located at 1250 South Puget Drive. The site is located on the north side of Puget Drive. It is zoned CA (Commercial Arterial). The site is approximately 1.5 acres and is currently vacant. Regency Woods Apartments are located to the north of the site in residential multi -use zone. Heritage Hills Apartment is located to the east and zoned commercial arterial. Sunset Ridge Condominiums are located to the south. A commercial and office mixed development is located to the west (CA zone). The environmental review committees issued a determination of non -significance mitigated with 4 mitigation measures for the project. The appeal period commenced on March 2, 2012 and ended on March 16. No appeals have been filed. The mitigation measures deal with geotechnical hazards including steep slopes, coal mine hazards, landslides, and erosion hazards. Exhibit 4 is the site plan (north is to the right in the exhibit). Ms. Dolbee noted that PUD applications have two principle purposes: Regulations preserve and protect natural features of the land, and encourage innovation in residential developments by permitting a variety of design and improvements. In order to accomplish these purposes, the PUD section of the code establishes a permit development which is not limited by the strict application of the zoning and regulations when it demonstrates the new development is superior to the traditional development. Items that are not modifiable include density and use. The proposed development meets both density and use requirements. The CA density range is 10-60 units per acre; the Applicant has proposed 59 units per acre. Ms. Dolbee remarked that zoning districts and street standards can be modified according to code sections 4.6 and 4.7. Table A of the staff report identifies requested modifications from the Applicant and requested modifications from Design District D. The Applicant has requested a modification from the requirement to provide ground -floor commercial space in the CA zone. Instead, the Applicant wishes to create a stand-alone residential structure. Additionally, the Applicant is requesting a modification of the maximum front -yard setback from 15ft to 45ft. The Applicant is requesting a maximum building height of 60 ft. for the structure; despite it being only residential use (the code allows mix -use structures to be 60 ft.). Design District D requests that the front of the building to be located on the eastside of the building. The Applicant is requesting that the recreation center along Puget Drive accommodate the open parking requirement, instead of requiring open space in the structured parking garage. The Applicant has requested that they only be required to provide awnings over the building entries, rather than over 75 percent of the building. Building roof lines are required to have a slope of 1 to 4, according to code. The Applicant is requesting a modification for a flat roof with projected crevices. Ms. Dolbee commented that PUD applications require that the proposed development be superior to that which would result without a PUD and the development cannot be unduly detrimental to the surrounding properties. The proposal is superior because the site is zoned commercial, but in order to PRELIMINARY AND FINAL PUD - 2 9 0 1 2 3 4 k' 0 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 create a commercial site, many of the protected slopes on the property would have to be graded. The current proposal reduces traffic and critical area impacts. The proposed design provides for a significant amount of landscaping. The plan provides for passive and active recreation that goes beyond the code standards. The proposal provides opportunities to both the future residents of the new building and current residents of the Heritage Hills Apartments to the east. The Applicant has provided for a portion of the site to have a level of low impact development by using paving with emergency access. Ms. Dolbce testified that the Applicant must demonstrate that the proposal will provide a public benefit that significantly outweighs any adverse impacts. Table B of the staff report addresses the public benefits of the site which include three critical areas, sustainable development, and overall design. Exhibit 3, the slope analysis, shows the protected slopes in brown. There is an extensive amount of vegetation proposed along the steep boundary slopes. In the southeastern corner, the Applicant has proposed some Iandscaping; staff has requested a condition of approval be for full landscaping of this area. The landscaping along the Westside of the property provides screening from the commercial uses. Grass cell paving will be provided as an emergency access roadway which gives an open space feel with emergency use. The site has a large amount of recreation space provided: Three open space areas (1,000 sq. ft., 1,600 sq. ft., 1,800 sq. ft.), an additional 5,000 sq. ft. pedestrian walkway, a rooftop terrace (8,O00sq ft.), and a proposed recreation center on the first floor (28,000sq ft.). Overall, the development significantly exceeds the open space requirement. The Applicant plans to remove the invasive species that are on the hillside currently. In regard to site and building design, Ms. Dolbee stated that the building has been designed to be consistent with the existing buildings to the east. It blends with the surrounding area in size and scale. The overall design of the building includes horizontal and vertical modulation which reduces the bulk of the building, visually. The Applicant has proposed to use a variety of building materials for the fagade. The goal of the building is to feel as if it is the same project as the existing Heritage Hills project. The access to the site will be via the existing Heritage Hills Development. The parking garage will be located at the north side of the site. There is a secondary emergency access that would come off of South Puget Drive to the east of the building. Street improvements are required along South Puget Drive. The Applicant has proposed a pedestrian connection (a sidewalk that would connect to the street sidewalk). There are also sidewalks on the east and west side of the building. Staff has recommended a condition of approval to improve the pedestrian connectivity of the site. Based on traffic analysis, no safety concerns in terms of vehicular circulation have been found. Traffic analysis found that the design is sufficient in being able to accommodate the traffic increase. Additionally, there is sufficient separation between vehicles and pedestrians. Along South Puget Drive, there is a metro -bus stop, so the pedestrian walkways would provide access to public transportation. Water and sanitary sewer services would be provided by the city of Renton. Fire services would be provided by Renton as well. The site is separated into two discharge areas. Discharge area 1 is to the north of the site, and stormwater is proposed to be held in 2 detention vaults (one would hold water quality treatment). Discharge area 2 would have an oil and water separator for pollution services. PRELIMINARY AND FINAL PUD - 3 0 0 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 In regard to building clustering, Ms. Dolbee said the subject site is a narrow site and contains protected slopes. In addition to landscaping, the Applicant has provided more than sufficient open space around the entire development. Exhibit 11, floor plans, notes that 50 percent of the building will have a roof terrace that provides views of the Renton Valley. All units of the building would have access to the roof terrace. The parking is proposed to be located under the building (2 levels). Parking regulations require a minimum of 1 space per unit, and the Applicant has proposed 75 parking spaces with 75 units. Bicycle parking is also required by code, thus staff has recommended, as a condition of approval, that the Applicant provide plans for the inclusion of bicycle parking. The Applicant has proposed screening for portions of the parking garage with landscaping, but staff is recommending, as a condition of approval, that the Applicant be required to provide screening for the whole garage. The required open space is approx. 3750 sq. ft. and the Applicant has provided over 16,000 sq. ft. beyond the code requirements. There is a minimum of 15 ft. in every dimension standard private open space for each unit, and the Applicant has proposed approximately 40 sq. ft. in patio or deck for each unit. This does not meet the minimum standard, thus staff has recommended a condition of approval to meet the minimum code. The structure meets the minimum lot coverage standard required by code. Refuse/recycling areas have been provided in the parking garage areas and exceed the minimum standard requirement. Landscaping is only proposed for 50 percent of the frontage, thus staff has recommended a condition of approval that landscaping be required along the entire frontage. A 15 ft. wide planting strip is required between the site and the residential multi -family residence to the north. The staff report, subsection 6, asks that all conditions requested by Design District D be made compliant with the code. Ms. Dolbee concluded that staff recommends approval of the PUD subject to 21 conditions of approval. Upon questioning by the hearing examiner, she stated that the landscaping would not be required for a variance. Code requires 15 ft, of landscaping on the north side of the property. The Applicant is not required to landscape the western portion of the site, but they have proposed to do so. Exceeding the 50 ft. height limit does not fall under public benefit. However, the height limit modification must be balanced with public benefit. Greg Sparhawk testified that the Applicant maintains management of all of their properties and is not merely a developer. The project is an investment, and the Applicant is attempting to maintain the character of the area and ensure the new building fits well with the existing structures. The Applicant accepts all conditions set by the staff. Exhibits The March 15, 2012 staff report Exhibits 1-26 identified at pat 3 of the staff report were admitted into the record during the hearing in addition to the staff report itself. The following additional exhibits were also admitted into the record during the hearing: Ex. 27: Aerial Photograph PRELIMINARY AND FINAL PUD - 4 FINDINGS OF FACT 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 0.5 Applicant. The Applicant is Complete Construction. Procedural: 1. Heariny. The Examiner held a hearing on the subject application on March 27, 2012 at 1:00 pm in the City of Renton Council Chambers. 2. Project Description. The Applicant is requesting review of an application for both a Preliminary and Final Planned Urban Development (PUD) for the construction of a 125,539 square foot apartment building. The new 4-story apartment building would contain 75 units, consisting of a variety of studio, one bedroom and two bedroom units. All parking is proposed within a 75-stall two - level parking garage, which would be partially underground. Due to site topography a portion of the parking would be visible above ground. The apartment building would include such amenities as a fitness center, storage units, roof terrace and garden, and an outside courtyard. The proposed development would result in a density of 59.5 dwelling units per acre and no commercial component is proposed. The subject site is located at 1250 South Puget Drive. The site is 1.56 acres in size and contains 9,921 square feet of protected slopes. This vacant parcel contains 161 lineal feet of frontage along South Puget Drive, of which approximately 50 percent is comprised of protected slopes (slopes with a 40 percent grade or greater). The remainder of the 9,921 square feet of protected slopes is along the west property boundary between the strip commercial development and the proposed apartment building. Access to the proposed apartment building would be via the internal vehicular circulation system on the property to the north, Heritage Hills Apartments. The existing Heritage Hills Apartments gain access from along South Puget Drive. An extension to the existing Heritage Hills internal vehicular circulation system would be added to access the subject site along the north property line. A secondary gated emergency access point would be provided directly off of South Puget Drive. In addition to vehicular access the Applicant is proposing to provide street improvements along South Puget Drive along with a pedestrian connection to the public sidewalk and to the apartment complex to the north. The development would result in approximately 6,590 cubic yards of cut, and no fill. Minor grading work would extend off the subject site to the north onto Parcel No. 2023059118. Stormwater is proposed to be detained in two detention vaults located on site. As identified on the City of Renton Sensitive Area Maps, the subject site contains "protected slopes", Low, Medium and High Landslide Hazard Area, and Medium Coal Mine Hazards. With the PRELIMINARY AND FINAL PUD - 5 0 LI 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 application the Applicant submitted a Geotechnical Report, addressing the above mentioned geological hazards. The subject site is currently primarily vegetated with grasses and invasive species. Eight trees are located on the site, of which one is proposed to be retained. The Applicant provided a landscaping plan with the application Based on the provided plan the Applicant would be planting 84 new trees, 550 shrubs, and groundcover grasses and small shrubs. Overall 16,452 square feet or 24 percent of the site would be landscaped. The Applicant requests the following modifications as part of its PUD application: Table A FLEGUESTEa -NOENF kTIQN -FROM RENM MUNIOBU CODE 4RM RMC # Required per RMC Reauested Modification RMC 4-2-080 Conditions Residential uses are only Permit stand alone Associated With Zoning Use permitted within a structure residential with units located Tables, Note 18. containing commercial uses on the ground floor. on the ground floor. Commercial space must be reserved on the ground floor at a minimum of thirty feet (30') in depth along any street frontage. Residential uses shall not be located on the ground floor, except for a residential entry feature linking the residential portion of the development to the street. RMC 4-2-120A: Maximum Front 15 ft. 45 ft. Yard Setback RMC 4-2-120A: Maximum 50 ft., except 60 ft. for mixed 60 ft. for residential buildings. Building Height use (commercial and residential) in the same building. PRELIMINARY AND FINAL PUD - 6 is 9 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 RMC 4-3-100: Building Entries RMC 4-3-100: Structured Parking Garages RMC 4-3-100: Pedestrian Amenities RMC 4-3-100: Building Roof Lines Minimum Standard: A primary entrance of each building shall be located on the facade facing a street, shall be prominent, visible from the street, connected by a walkway to the public sidewalk, and include human - scale elements. Minimum Standard: Parking structures shall provide space for ground floor commercial uses along street frontages at a minimum of seventy five percent (75%) of the building frontage width. Minimum Standard: Provide pedestrian overhead weather protection in the form of awnings, marquees, canopies, or building overhangs. These elements shall be a minimum of 4-1/2 feet wide along at least 75 percent of the length of the building facade, a maximum height of 15 feet above the ground elevation, and no lower than 8 feet above ground level. Minimum Standard: Buildings containing predominantly residential uses shall have pitched roofs with a minimum slope of one to four 1:4 and shall have dormers or interesting roof forms that break up the massiveness of PRELIMINARY AND FINAL PUD - 7 The front entry may be located on the east side of the building, due to the presence of protected slopes and lack of access from South Puget Drive. Residential recreation center to accommodate commercial frontage requirement. Overhead weather protection in the form of awnings is only required over building entrances. Predominately flat roof with projected cornices. E 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 3. Surrounding Area. To the north is an existing multi -family development located in the Residential Multi -family zone (RM-F). To the east is the currently developed Heritage Hills Apartments, located in both the CA and RM-F zones. In addition to the multi -family development a high voltage electric transmission line is located to the northeast of the subject site. To the south (across South Puget Drive) is a multi -family condominium development, zoned RM-F. To the west is Eagle Ridge Place, a mixed use office and retail area zoned CA. 3. Adequacy of Infrastructure/Public Services. The project will be served by adequate infrastructure and public services as follows: A. Water and Sewer Service. Water and sanitary sewer service for the development would be provided by the City of Renton. There is an existing 8-inch water line on the north side of the property. There is also a 16-inch water line in S. Puget Drive. There is an existing fl- inch sanitary sewer line to the north side of the property. The project site is located in the 490-pressure zone. Static pressure is 80 psi. Fire flow in the from the 16-inch main in S. Puget Drive will provide approximately 5,000 gpm. The Applicant has proposed to connect to this existing 8-inch water line and the 8-inch sanitary sewer line located on the north side of the property to serve the development. Based on the provided utilities plans and the existing infrastructure in the area, the development would be provided with sufficient services. B. Fire Protection. Fire protection is provided by the City of Renton fire department. Sufficient resources exist to furnish services to the proposed development; subject to the conditions that the Applicant provides Code required improvements and fees. The Applicant will be required to pay a Fire impact/mitigation fee as required at the time of Construction Permit or Building Permit based on the codes in place at that time. Along the east side of the proposed building is Road A an emergency access roadway. The Applicant has proposed to develop a large portion of this roadway with grass cell paving. This type of paving system provides for infiltration of stormwater, in turn reducing stormwater runoff and pollution generating impervious services. This area doubles as a visual open space area to the residents of both the proposed apartment PRELIMINARY AND FINAL PUD - 8 0 0 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 complex and the existing complex to the east. However, this concept has not been approved by the Fire Department. As such, a condition of approval requires that the Applicant receive approval of the grass cell paving system from the Renton Fire Department prior to building permit issuance. Another issue concerning fire protection is the grade of the fire access road. City development standards do not allow the grade of emergency access roads to exceed 15%. The Applicant did not provide a road profile to determine the grade of the emergency access roadway. As such, a condition of approval requires that the Applicant either design the roadway to not exceed 15% grades, or request a variance for a steeper grade then 15%. The variance approval shall be received from the Renton Fire Department prior to building permit issuance. C. Drainage. In conjunction with the City's stormwater regulations, the proposal mitigates all significant drainage impacts. Stormwater is proposed to be detained in two detention vaults located on site. The Applicant has submitted a preliminary stormwater drainage report, which has been reviewed and approved by staff. D. Parks/Open Space. The project provides for more than adequate parks and open space. Demand for park space is satisfied by the payment of park impact fees. The Applicant has provided a variety of recreation and open space throughout the development. The site has three outside open space areas; one is located in the southeast corner and is 1,071 square feet. This open space area not only would provide space for the residents of the proposed apartment complex but would be accessible to the existing development to the east, via a proposed new stairway connection between the two developments. The second location is in the southwest corner of the site and is 1,632 square feet. This area is located outside the indoor recreation space. The third location is in the northwest corner and is 1,852 square feet. Overall there is a total of 4,555 square feet of open space area provided. In addition, there is a 5,110 square foot pedestrian walkway that connects two of the open space areas. In addition to the open space area the Applicant has proposed to provide a 8,175 square foot roof top terrace. This terrace would provide views of the Renton Valley and would include 3,500 square feet of landscaped planter area. The first floor of the proposed complex includes a recreation center for the development. This recreation center includes a swimming pool, hot tub, fitness room and restrooms. Overall the area is approximately 2,870 square feet. This area has been designed with two large garage doors along the south wall of the development, opening up to a grassy area (open space) just outside the recreation pool area. As such, on warm summer days, the PRELIMINARY AND FINAL PUD - 9 0 9 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 pool could be an indoor/outdoor pool space for the residence to enjoy. This area would not only benefit the residents in the new Heritage Hills building but also the existing Heritage Hills development to the east. The two sites are connected by a pedestrian walkway providing access to the new recreation center. Furthermore, as discussed under "fire protection", supra, the Applicant has proposed to "pave" the fire access road (identified as "Road A" herein) with grass cell paving. This area would add an additional 8,509 square feet of open space to the overall development. In total the development would have 29,219 square feet of open space and recreation area. Which far exceeds the minimum code requirement of 50 square feet per unit (50 SF x 75 units = 3,750 SF) and 10% of the site area (67,855 square feet). As to private open space, each unit would have either a private balcony or patio for the exclusive use of the occupants of that unit. The ground floor units currently have a 4' x 10' (40 square feet) patio area proposed for each unit. This area does not meet the minimum requirement of 15' in every dimension. As proposed the upper -story units would each have a 4' x 10' (40 square foot) private deck. As proposed the private decks do not meet the minimum standard of 60 square feet with no dimension less than 5 feet. As such, a condition of approval that the Applicant provide revised floor plans identifying compliance with the private open space standard. E. Pedestrian Circulation. As conditioned, the proposal provides for an adequate pedestrian circulation system. The Applicant is proposing to provide street improvements along South Puget Drive along with a pedestrian connection to the public sidewalk (which provides pedestrian access to commercial development directly west of the development) and to the apartment complex to the north. However, the proposed site plan does not reflect the required street improvements of an 8-foot sidewalk, 8-foot planter strip with curb and gutter, including street lighting and two feet of right-of-way dedication. As a condition of approval, the Applicant is required to provide these improvements or receive a modification from the street improvements standards. Additional pedestrian circulation is provided by onsite sidewalks along both the cast and west side of the building. These walkways almost create a looped walking system around the development with a few minor breaks. In order to improve pedestrian connections throughout the site a condition of approval requires that the walkway from the southwest open space be connected to the lobby and sidewalk along Road A and the exit door from the elevator located on the southeast of the building be connected to the sidewalk along PRELIMINARY AND FINAL PUD - 10 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 Road A. At the north end of the development the Applicant shall provide additional sidewalk or pedestrian pathways to connect the pedestrian circulation system around the entire site. The Applicant shall update the site plan to reflect the required additional pedestrian connections, which shall be reviewed and approved by the Current Planning Project Manager prior to construction permit issuance. F. Interior Vehicle Circulation. The Applicant has proposed adequate and safe interior vehicle circulation. Staff have reviewed the Traffic Impact Analysis and have found no safety problems with the proposed circulation. the Applicant has avoided many potential safety issues by providing access through the existing Heritage Hills Apartments to the east instead of directly off of South Puget Drive at the same location as the Emergency Access Roadway. The design and layout of the site limits vehicular access, with the exception of Emergency Vehicle Access, to the north end of the site. This design provides sufficient separation between vehicles and pedestrians particularly near the sidewalk and open space areas. The Applicant has provided internal access between the CA zoned property to the east. Due to the protected slopes to the west, no internal connection is proposed. G. Of -Site Traffic Improvements. With the payment of traffic impact fees, no additional off - site traffic improvements are necessitated for the project beyond the frontage and access easements identified below. The Applicant submitted a Traffic Analysis, prepared by Transportation Engineering North West dated August 25, 2011. The study concludes that the proposed development is expected to have an insignificant impact on LOS and queuing at this location. Therefore, staff have concluded that the existing street system would accommodate the traffic demand created by the development and would not be unduly detrimental to adjacent areas. Also, as with internal circulation, the Traffic Study has lead staff to determine that the proposal will not create any off -site traffic safety problems. Vehicular access to the proposed apartment building would be via the internal vehicular circulation system on the properly to the east, Heritage Hills Apartments. The existing Heritage Hills Apartments gain access from South Puget Drive. An extension to the existing Heritage Hills internal vehicular circulation system would be added to access the subject site along the north property line. As proposed the extension of the internal circulation system would impact two parcels under the ownership of Puget Sound Energy (202305-9016 and 202305-9013) and a portion of the Thunderhill Condominium property 19104111STIIVr,"I:i`,V111a-1►�7.1maUJUM 0 0 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 (864411-0000) in addition to the existing Heritage Hills development. The current access and some surface parking for the existing Heritage Hills site is through/on the Puget Sound Energy property. With the application, the Applicant submitted draft legal documents proposing a 24-foot wide easement for ingress, egress and construction and maintenance of the proposed access road on all three aforementioned parcels. To ensure that vehicular access is maintained for the proposed development, a condition of approval requires that the Applicant finalize and record the access easement documents prior to building permit issuance. In addition to vehicular access the Applicant is proposing to provide street improvements along South Puget Drive along with a pedestrian connection to the public sidewalk and to the apartment complex to the north. However, the proposed site plan does not reflect the required street improvements of an 8-foot sidewalk, 8-foot planter strip with curb and gutter, including street lighting and two feet of right-of-way dedication. The Applicant is required to provide these improvements or receive a modification from the street improvements standards. H. Parking. The required parking is proposed to be located within an internal parking garage, located on two levels. Due to site topography a portion of the parking garage is above ground and a portion is located underground. In order to screen those portions of parking garage that are above ground the Applicant has proposed landscaping along these areas. However, based on the provided elevations and landscaping plan there are portions of the garage that have not received a screening treatment. Some of these portions are located on the second level, where landscaping would be a practical way to screen the garage. All portions of the garage that are visible from above ground should be screened from view in order to provide a quality pedestrian environment around the development and increase the aesthetic quality of the building to the site and to surrounding sites. As such, staff recommends as a condition of approval that the Applicant provide an updated landscaping plan identifying landscape screening around all portions of the above ground garage and updated elevation drawings identifying screening for those portions of the parking garage located two stories up. The parking garage screening plan shall be reviewed and approved by the Current Planning Project Manager prior to building permit issuance. 4. Adverse Impacts. There are no adverse impacts reasonably discernible from the record. The project is surrounded by compatible uses, limited to properties both zoned and developed with multifamily and commercial uses. The proposed building has been designed in a manner to be similar in scale and mass to the existing apartment building to the east. The goal is for the proposed PRELIMINARY AND FINAL PUD - 12 0 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 building to feel as though it is a part of the same project as the existing Heritage Hills apartments. The Applicant has indicated that the proposed materials and roof styles are intend to be similar to the existing Heritage Hills development resulting in a cohesive apartment complex when completed. The provided additional landscaping along the west side of the development provides a screen from the lower intensity residential development proposed on the subject site to the existing commercial development located to the west. Furthermore, the surrounding area in both the north and south directions are developed with similar style, scale, and character of development as the proposed building. The building is proposed to be sided with hardi siding, which is non -reflective reducing glare. Each unit would have windows, which could slightly reflect light from the building but not to an extent beyond any typical multi -family development. No one spoke in opposition to the project and no adverse view impacts were evident from the record. As determined in Finding of Fact No. 3, the proposal will be served by adequate infrastructure and public services. The only critical areas on site are geologically hazardous areas. The site contains many geological hazards including protected slopes. The City's critical areas regulations do not permit development on protected slopes without a variance. The subject site contains protected slopes along the site frontage (South Puget Drive) and to the west towards the existing commercial area. The Applicant's original proposal sought to gain a variance to remove these slopes. This proposal would provide for commercial development along the frontage of South Puget Drive. However, the subject proposal has eliminated this request and in turn has removed the commercial component resulting in the PUD application. Moreover, the subject proposal enhances the protected slopes by adding landscaping to an area that has historically been cleared. The addition of vegetation should improve the stability of the slope in the long term. In addition, the added landscaping along the west slope provides for additional screening between the commercial development to the west and the Heritage Hill Apartments. In order to preserve the protected slopes into the future, a condition of approval requires that the areas for protected slopes be placed in a Native Growth Protection Area (NGPA) using a method of creation identified within Renton Municipal Code 4-3-050(E)(4)(c). prior to building occupancy. 5. Superiori , in Design. The proposed PUD design is significantly superior to that which would be allowed without the PUD. The reasons for this superior design are as follows: first, design and configuration of the subject site does not lend itself to a successful location for commercial development, without impacting the protected slopes. In order to make the side viable for commercial development, the protected slopes would need to be graded and direct access would need to be established off of South Puget Drive. In order to accomplish this there would be a combination of critical area impacts as well as traffic impacts. Second, the proposed design provides for a significant amount of landscaping and re -vegetation of the protected slopes that at one time was cleared. Third, the plan provides for both active and passive recreation significantly beyond the standard code requirements. The provided recreation areas would extend benefits beyond the proposed development to the existing development to the east. Finally, the Applicant has provided for some low impact development techniques by utilizing grass cell paving for the emergency access lane. This proposed design can provide for the aforementioned amenities because of the modifications requested in Table A above. PRELIMINARY AND FINAL PUD - 13 1 6. Public Benefit. The proposal provides a public benefit by protecting critical areas, using 2 sustainable development techniques and by providing for superior design. 3 Critical areas are protected by eliminating the need for development within steep slopes as discussed 4 in Finding of Fact No. 4. 5 Sustainable development techniques are incorporated by grass cell paving of the emergency access as 6 discussed under Finding of Fact No. 3(B). 7 Superior design in open space is detailed in Finding of Fact No. 3(D). 8 As to superior site and building design, the building has been designed to be complimentary to the 9 existing apartment building to the east in both character and scale. The goal is for the proposed building to feel as though it is a part of the same project as the existing Heritage Hills apartments. 10 Moreover, the proposed development is consistent with the surrounding land uses in the area in both size and scale blending into the surrounding community. 11 12 The overall design of the building includes modulation both horizontal and vertical, visually reducing the bulk and scale of the building. The Applicant has proposed to use a variety of materials including 13 hardi panel siding and narrow and wide hardi siding. The Applicant did not provide a materials board or proposals for paint color, as such staff cannot determine if each material type will be visually 14 different in color or all painted the same color. In order to determine if the variety of siding truly breaks up the bulk of the building, material colors would need to be provided. As such a condition of 15 approval requires that the Applicant provide color elevations to be reviewed and approved by the 16 Current Planning Project Manager prior to building permit issuance. 17 As to superior design in landscaping, the landscaping proposed by the Applicant significantly exceeds that required by City development standards. The proposed landscaping along the west side of the 18 development would provide screening for the residents and the pedestrian walkway as well as 19 increase slope stability. The proposed planting plan consist of local varieties of plant such as Douglas Fir, vine maples, serviceberry trees and pink rugosa rose, witch hazel, King Edward Flowering 20 Currant and more. The Applicant has indicated that invasive species that currently occupy the 21 hillside would be removed and replaced with the aforementioned plantings. 22 7. Privacy, ScreqWng and Views. The proposed development would be designed to building code standards for multi -family construction. Each unit would have a separate interior entrance with 23 insulated walls separating the units. All units would have access to light and air, as each unit contains a balcony and windows. Some units along the west side of the building would also have views of the 24 Renton Valley area. The Applicant has indicated in the provided "PUD Compliance Statement" 25 (Exhibit 18) that ground floor units would be provided with privacy fencing and small private patios. In addition, the Applicant has indicated that all units are rented with blinds for shading and privacy. 26 PRELIMINARY AND FINAL PUD - 14 0 0 I 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 The proposed landscaping along the west side of the development would provide screening from the commercial development located to the west. In addition, the Applicant has proposed a 15-foot wide landscape buffer along the north property line and additional landscaping between the development and South Puget Drive providing some screening to the units located on the south side of the building. The proposed building is oriented to enhance view from the site to the Renton Valley (west). Most units would have a view to the west, however some ground floor units and units located on the east side of the building would not have access to such view from their unit. In order to provide view opportunities to all residents, the Applicant has proposed to develop a roof top terrace that would be accessible to all units in the subject building and the exiting Heritage Hills apartment to the east. The Applicant did not provide details of roof mounted equipment and/or screening identified for such equipment. As such, staff recommends a condition of approval that the Applicant provide a detailed plan set identifying the location and screening provided for roof mounted equipment. However, the Applicant has identified that refuse and recycling would be provided in the underground parking garage. Due to its internal location the refuse and recycling would be screened from all surrounding properties. Conclusions of Law 1. Authority. RMC 4-9-150(F)(8) authorizes the Examiner to conduct hearings and make final decisions on planned urban development applications. RMC 4-9-150(G)(6) authorizes the Planning Director to approve a final PUD. Final PUD review has been presumably consolidated before the Examiner pursuant to RMC 4-8-080(C)(2) and RMC 4-9-150(H)(1). 2. Zonin Comprehensive Plan Designations. The site is designated as Commercial Corridor on the Comprehensive Plan band Use Map and is zoned Commercial Arterial (CA), in addition to being located within the Urban Design District "D" Overlay. 3. Review Criteria. The Renton Municipal Code does not clearly identify the criteria the Examiner must apply in assessing a PUD. RMC 4-9-150 governs preliminary and final PUD criteria. Without any more specific code guidance, the Examiner concludes that he must find that all applicable criteria in RMC 4-9-150 must be satisfied for preliminary and final PUD approval. Applicable standards are quoted below in italics and applied through corresponding conclusions of law. RMC 4-9-150(B)(2): Code Provisions That May Be Modified: a. In approving a planned urban development, the City may modify any of the standards of chapter 4- 2 RMC, chapter 4-4 RMC, RMC 4-6-060 and chapter 4-7 RMC, except as listed in subsection B3 of PRELIMINARY AND FINAL PUD - 15 0 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 this Section. All modifications shall be considered simultaneously as part of the planned urban development. b. An Applicant may request additional modifications from the requirements of this Title, except those listed in subsection B3 of this Section. Approval far modifications other than those specifically described in subsection B2a of this Section shall be approved prior to submittal of a preliminary planned urban development plan. 4. As shown in Table A, supra, the requested revisions are to Chapter 4-2 and 4-3 RMC. The Chapter 4-2 RMC modifications are clearly authorized for Hearing Examiner PUD review. The Examiner has no authority to consider Chapter 4-3 RMC modifications. RMC 4-9-150(B)(2)(b), quoted above, does allow modifications to Chapter 4-3 RMC, but only if "approved prior to submittal of a preliminary planned urban development plan". From this provision, it is clear that modifications to Chapter 4-3 RMC must be a staff decision prior to submittal of the PUD plans. RMC 4-9-150(B)(2)(b) can be subject to differing interpretations. RMC 4-9-150(B)(2)(b) conflicts with RMC 4-8-080(C)(2), which entitles a developer to opt for consolidated of permit review. However, RMC 4-9-150(B)(2)(b) is the more specific of the two provisions and so would have to be interpreted as superseding the more general consolidation requirement. See Walker v. Wenatchee Valley Truck and Auto Outlet, Inc., 155 Wn. App. 199 (2010). RCW 36.70B.060(3) does mandate the consolidation option in local development regulations, but RCW 36.70B.140 also allows cities to waive administrative permits from this consolidation requirement similar to the PUD modifications at issue. The City has arguably exempted staff level PUD modification decisions under RMC 4-89-050 (D)(3) or (16). z Provisions such as RMC 4-9-150(F)(8) require the review and distribution of a "preliminary plan" to staff prior to is submission to the hearing examiner_ A preliminary plan is also obviously necessary to afford the public a meaningful opportunity for comment in the public hearing process. Since the "preliminary plan" needs to be completed prior to hearing examiner review, any decision required "prior to" submittal of a preliminary plan would necessarily have to be a staff decision. An alternative interpretation could be that a "preliminary land urban development plan" is not a "preliminary plan" as referenced in RMC 4-9-150, but rather engineering/construction drawings submitted after preliminary PUD approval. Such an interpretation would imply that this timing isn't required for modifications to the provisions governed by AMC 4-9-150(B)(2)(a), since the "prior to" timing requirement isn't included in RMC 4-9- 150(B)(2)(a). There would be no rational reason for such a distinction. Further, RMC 4-9-150(G) contemplates that engineering/construction drawings are submitted as part of the final plan review process, not the preliminary plan review process. Construing "preliminary land urban development plan" as construction/engineering drawings would lead to absurd consequences that is at odds with the bifurcated preliminary/final PUD plan review process. The "preliminary planned urban development plan" must be construed as the "preliminary plan" term used throughout RCW 4-9-150. PRELIMINARY AND FINAL PUD - 16 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 There is also the issue that if PUD are subject to the vested rights doctrine, the requirement for discretionary staff approvals prior to the submission of PUD plans violates due process because it serves as an unreasonable obstruction to the vesting of a permit application. See West Main Associates v. City of Bellevue, 106 Wn.2d 47 (1986). However, Washington courts have not addressed whether a PUD, in the absence of a concurrent subdivision application3, is protected by the vested rights doctrine. Given that the courts have held that site plan applications do not confer vested rights, it's likely that the courts would similarly find no vested rights for PUD applications that are not attached to subdivision applications. The Examiner has provided a detailed analysis of RMC 4-9-150(B)(2)(b) in order to give the parties as much information as possible in case they would like to request reconsideration and also to alert the City to all relevant issues so that it can more thoroughly address the code provision in future applications. The City may have more information on the policy basis for the provision, which could serve as a further aid to interpretation. On its face, the provision makes little sense. It is difficult to see how City staff can make a fully informed decision on Chapter 4-3 RMC modifications without seeing them in the context of preliminary PUD plans. Unfortunately, the plain meaning of RMC 4-9- 150(B)(2)(b) cannot be disregarded simply because the provision brings undesired consequences. The courts have little tolerance for staff and examiners who disregard local regulations out of convenience. In Graham Neighborhood Assn v. F G. Associates, 162 Wn. App. 98 (2011), a staff member decided to allow a preliminary plat permit application to remain active despite the fact that the permit had expired under the requirements of a County ordinance. Staff granted the extension because they had been actively working upon stormwater and other permits associated with the preliminary plat application and they didn't feel it would be fair to terminate review. In rejecting the stafrs extension, the court found that a staff member had "... unilaterally assumed an authority not granted to him by the legislative authority..." and that "...he acted in direct contravention of the pertinent act passed by the Pierce County Council.." 162 Wn. At 116. In this case RMC 4-9- 150(B)(2)(b) unequivocally requires that Chapter 4-3 RMC modifications be approved "prior to" the submission of preliminary PUD plans. Although this requirement doesn't enable the most efficient or logical review processes, staff and the examiner have no right to unilaterally disregard the requirement because it doesn't make the most rational sense. Any argument for allowing hearing examiner review of Chapter 4-3 RMC PUD modifications would have to include some rational application of the "prior to" language. In conclusion, Chapter 4-3 RMC design modifications identified in Table A are not addressed or approved by this decision. Staff is invited to review and potentially approve the requested 3 The courts have ruled that a PUD application submitted along with a subdivision application is vested, but this is because the PUD is construed as "inextricably linked" with the subdivision application, which in turn is granted vested rights by RCW 58.17.033. See Association of Rural Residents v. Kitsap County, 141 Wn.2d 185 (2000). PRELIMINARY AND FINAL PUD - 17 0 0 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 modifications as outlined in the summary part of this decision. The requested modifications to Chapter 4-2 RMC are approved as the proposal with these modifications meets all applicable PUD criteria as outlined below. RMC 4-9-150(D): The City may approve a planned urban development only if' it finds that the following requirements are met. 1. Demonstration of Compliance and Superiority Required: Applicants must demonstrate that a proposed development is in compliance with the purposes of this Section and with the Comprehensive Plan, that the proposed development will be superior to that which would result without a planned urban development, and that the development will not be unduly detrimental to surrounding properties. RMC 4-9-150(A): A. PURPOSES: There are two (2) principal purposes of the planned urban development regulations. First, it is the purpose of these regulations to preserve and protect natural features of the land. Second, it is also the purpose of these regulations to encourage innovation and creativity in the development of residential, business, manufacturing, or mixed use developments by permitting a variety in the type, design, and arrangement of structures and improvements. In order to accomplish these purposes, this Section is established to permit development which is not limited by the strict application of the City s zoning, parking, street, and subdivision regulations when it is demonstrated that such new development will be superior to traditional development under standard regulations. In consideration of the latitude given and the absence of conventional restrictions, the reviewing agencies, Hearing Examiner, and City Council shall have wide discretionary authority in judging and approving or disapproving the innovations which may be incorporated into planned urban developments proposed under this Section. 5. The purpose of RMC 4-9-150 is clearly met by the proposal, since its design is in large part driven by protecting the natural (steep slopes) of the property. The use of grass cell paving for emergency access and the extensive use of open space and building space for passive and active recreation is also an innovative feature of the project. The project is consistent with the comprehensive plan as outlined at Section 5(d) of the staff report, p. 28-31, adopted and incorporated by this reference as if set forth in full. The proposal is superior in design as determined in Finding of Fact No. 5. The proposal will not be unduly detrimental to surrounding properties since there are no significant adverse impacts associated with it as determined in Finding of Fact No. 4. PRELIMINARY AND FINAL PUD - 18 I RMC 4-9-150(D): The City may approve a planned urban development only if it finds that the 2 following requirements are met. 3 2. Public Benefit Required.• In addition, Applicants shall demonstrate that a proposed development will provide specifically identified benefits that clearly outweigh any adverse impacts or undesirable 4 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 resultfrom the development of the subject site without the proposed 6 planned urban development: 7 a. Critical Areas: Protects critical areas that would not be protected otherwise to the same degree as without a planned urban development; or 8 b. Natural Features: Preserves, enhances, or rehabilitates natural features of the subject 9 property, such as significant woodlands, native vegetation, topography, or noncritical area wildlife habitats, not otherwise required by other City regulations; or... 10 e. Overall Design: Provides a planned urban development design thal is superior to the design that would result from development of the subject property without a planned urban 11 development. A superior design may include the following. ... 12 13 6. The proposal provides significant public benefit as determined in Finding of Fact No. 6, including protection of critical areas, natural topography and superior design. The public benefit far 14 outweighs any adverse impacts of the proposal, since as determined in Finding of Fact No. 4 there are ,5 no significant adverse impacts associated with the proposal. 16 RMC 4-9-150(D): The City may approve a planned urban development only if it finds that the 17 following requirements are met. 18 19 3. Additional Review Criteria: A proposed planned urban development shall also be reviewed for consistency with all of the following criteria: 20 21 a. Building and Site Design: 22 i. Perimeter: Size, scale, mass, character and architectural design along the planned urban development perimeter provide a suitable transition to adjacent or abutting lower density/intensity 23 zones. Materials shall reduce the potential for light and glare. 24 7. As determined in Finding of Fact No. 4, the proposal has been designed in terms of scale, 25 massing and design to be compatible with surrounding uses and landscaping serves as a transition buffer to lower intensity residential development. As further determined in Finding of Fact No. 4, 26 1 proposed building materials will not create any undue light or glare. PRELIMINARY AND FINAL PUD - 19 17J 0 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 RMC 4-9-150(D): The City may approve a planned urban development only if it finds that the following requirements are met. 3. Additional Review Criteria: A proposed planned urban development shall also be reviewed far consistency with all of the following criteria: a. Building and Site Design: ii. Interior Design: Promotes a coordinated site and building design. Buildings in groups should be related by coordinated materials and roof styles, but contrast should be provided throughout a site by the use of varied materials, architectural detailing, building orientation or housing type; e.g., single family, townhouses, flats, etc_ 8. As determined in Finding of Fact No. 4, the interior site design is designed to be consistent with the design of the adjoining and existing Heritage Hill apartments for a consistent interior design as contemplated in the criterion above. RMC 4-9-150(D): The City may approve a planned urban development only if it finds that the following requirements are met- 3. Additional Review Criteria: A proposed planned urban development shall also be reviewed for consistency with all of the following criteria b. Circulation: i. Provides sufficient streets and pedestrian facilities. The planned urban development shall have sufficient pedestrian and vehicle access commensurate with the location, size and density of the proposed development. All public and private streets shall accommodate emergency vehicle access and the traffic demand created by the development as documented in a traffic and circulation report approved by the City. Vehicle access shall not be unduly detrimental to adjacent areas. 9. As determined in Finding of Fact No. 3(E)-(G), the proposed facility will be served by adequate pedestrian and vehicle access and circulation, as well as adequate off -site transportation facilities as determined in a traffic and circulation report approved by the City. Adequate emergency access is also provided, although the proposal for grass cell paving will be subject to fire department approval. PRELIMINARY AND FINAL PUD - 20 9 0 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 RMC 4-9-150(D): The City may approve a planned urban development only if it finds that the following requirements are met_ 3. Additional Review Criteria: A proposed planned urban development shall also be reviewed for consistency with all of the following criteria b. Circulation: ii. Promotes safety through sufficient sight distance, separation of vehicles from pedestrians, limited driveways on busy streets, avoidance ofdifficult turning patterns, and minimization of steep gradients. 10. As determined in Finding of Fact No. 3(F), the Applicant has proposed adequate and safe interior vehicle circulation, including adequate separation between vehicles and pedestrians. RMC 4-9-150(D): The City may approve a planned urban development only if it finds that the following requirements are met. 3. Additional Review Criteria: A proposed planned urban development shall also be reviewed for consistency with all of the following criteria b. Circulation: iii. Provision of a system of walkways which tie residential areas to recreational areas, transit, public walkways, schools, and commercial activities. 11. The proposal provides for an adequate system of walkways with the connectivity contemplated above as determined in Finding of Fact No. 3(E). RMC 4-9-150(D): The City may approve a planned urban development only if it finds that the following requirements are met. PRELIMINARY AND FINAL PUD - 21 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 3. Additional Review Criteria: A proposed planned urban development shall also be reviewed for consistency with all of the following criteria b. Circulation: iv. Provides safe, efficient access for emergency vehicles. 12. As conditioned, adequate emergency access will be provided for the proposal as determined in Finding of Fact No. 3(B). RMC 4-9-150(D): The City may approve a planned urban development only if it finds that the following requirements are met. 3. Additional Review Criteria: A proposed planned urban development shall also be reviewed for consistency with all of the following criteria c. Infrastructure and .Services: Provides utility services, emergency services, and other improvements, existing and proposed, which are sufficient to serve the development. 13. As determined in Finding of Fact No. 3, the proposal is served by sufficient public infrastructure and services. RMC 4-9-150(D): The City may approve a planned urban development only if it finds that the following requirements are met. 3. Additional Review Criteria: A proposed planned urban development shall also be reviewed for consistency with all of the following criteria 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 not otherwise required 14. There is only one building proposed for the site so most of the criterion is inapplicable. However, the proposal still creates a significant degree of openness by significantly exceeding open PRELIMINARY AND FINAL PUD - 22 0 0 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 23 24 25 26 space requirements as outlined in Finding of Fact No. 3(D) and by the proposed grass cell paving for the emergency access. RMC 4-9-150(D): The City may approve a planned urban development only if it finds that the following requirements are met. 3. Additional Review Criteria: A proposed planned urban development shall also be reviewed for consistency with all of the following criteria e. Privacy and Building Separation: Provides internal privacy between dwelling units, and external privacy for adjacent dwelling units. Each residential or mixed use development shall provide visual and acoustical privacy for dwelling units and surrounding properties. Fences, insulation, walks, barriers, and landscaping are used, as appropriate, for the protection and aesthetic enhancement of the property, the privacy of site occupants and surrounding properties, and for screening of storage, mechanical or other appropriate areas, and for the reduction of noise. Windows are placed at such a height or location or screened to provide sufficient privacy. Sufficient light and air are provided to each dwelling unit. 15. As determined in Finding of Fact No. 7, the proposal provides sufficient privacy and screening as required by the criterion quoted above. RMC 4-9-150(D): The City may approve a planned urban development only if it finds that the following requirements are met. 3. Additional Review Criteria: A proposed planned urban development shall also be reviewed for consistency with all of the following criteria f Building Orientation: Provides buildings oriented to enhance views from within the site by taking advantage of topography, building location and style. 16. As determined in Finding of Fact No. 7, building orientation has been designed to enhance views as required by the criterion quoted above. PRELIMINARY AND FINAL PUD - 23 0 0 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 RMC 4-9-150(D): The City may approve a planned urban development only if it finds that the following requirements are met. 3. Additional Review Criteria: A proposed planned urban development shall also be reviewed for consistency with all of the following criteria g Parking Area Design: Provides parking areas that are complemented by landscaping and not designed in long rows. The size of parking areas is minimized in comparison to typical designs, and each area related to the group of buildings served. The design provides for efficient use ofparking, and shared parking facilities where appropriate. 17. Parking facilities are designed to be compatible with the building site as required by the criterion above and determined in Finding of Fact No. 3(H)_ RMC 4-9-150(D)(4): Each planned urban development shall demonstrate compliance with the development standards contained in subsection E of this Section, the underlying zone, and any overlay districts; unless a modification for a specific development standard has been requested pursuant to subsection B2 of this Section. 18. As discussed below, the proposal complies with all development standards imposed by RMC 4-9-150(E). As determined in Section 5(a) and (c) of the staff report, adopted and incorporated by this reference as if set forth in full, the proposal is consistent with the development standards of the underlying zone except for the modifications requested in Table A. As previously noted, the modifications requested to Chapter 4-2 RMC are granted and those to Chapter 4-3 RMC are left to administrative approval. RMC 4-9-150(E)(1): Common Open Space Standard: Open space shall be concentrated in large usable areas and may be designed to provide either active or passive recreation. Requirements for residential, mixed use, commercial, and industrial developments are described below. a. Residential: For residential developments open space must equal at least ten percent (10%) of the development site's gross land area i. Open space may include, but is not limited to, the following: (a) A trail that allows opportunity for passive recreation within a critical area buffer (only the square footage of the trail shall be included in the open space area calculation), or (b) A sidewalk and its associated landscape strip, when abutting the edge of a critical area buffer and when apart of a new public or private road, or PRELIMINARY AND FINAL PUD - 24 0 0 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 (c) A similar proposal as approved by the reviewing official. ii. Additionally, a minimum area equal to fifty (5 0) square feet per unit of common space or recreation area shall be provided in a concentrated space as illustrated in Figure 1. 19. As determined in Finding of Fact No. 3(D), the proposal provides open space that exceeds the standard of 50 square feet per unit and 10% of project area and that meets all the other requirements of the criterion quoted above as well. RMC 4-9-150(E)(2): Private Open Space: Each residential unit in a planned urban development shall have usable private open space (in addition to parking, storage space, lobbies, and corridors) for the exclusive use of the occupants of that unit. Each ground floor unit, whether attached or detached, shall have private open space which is contiguous to the unit. The private open space shall be well demarcated and at least fifteen feet (15) in every dimension (decks on upper floors can substitute for the required private open space). For dwelling units which are exclusively upper story units, there shall be deck areas totaling at least sixty (60) square feet in size with no dimension less than five feet (5). 20. As determined in Finding of Fact No. 3(D) and as conditioned, each residential unit will have open space that meets the criterion quoted above. RMC 4-9-150(E)(3): Installation and Maintenance of Common Open Space: a. Installation: All common area and open space shall be landscaped in accordance with the landscaping plan submitted by the Applicant and approved by the City, provided, that common open space containing natural features worthy of preservation may be left unimproved. Prior to the issuance of any occupancy permit, the developer shall furnish a security device to the City in an amount equal to the provisions of AMC 4-9-060. Landscaping shall be planted within one year of the date of f nal approval of the planned urban development, and maintained for a period of two (2) years thereafter prior to the release of the security device. A security device for providing maintenance of landscaping may be waived if a landscaping maintenance contract with a reputable landscaping firm licensed to do business in the City of Renton is executed and kept active for a two (2) year period A copy of such contract shall be kept on file with the Development Services Division. b. Maintenance: Landscaping shall be maintained pursuant to requirements of RMC 4-4-070. 21. As conditioned. PRELIMINARY AND FINAL PUD - 25 0 L 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 RMC 4-9-150(E)(4): Installation and Maintenance of Common Facilities: a. Installation: Prior to the issuance of any occupancy permits, all common facilities, including but not limited to utilities, storm drainage, streets, recreation facilities, etc., shall be completed by the developer or, if deferred by the Planning/Building/Public Works Administrator or his/her designee, assured through a security device to the City equal to the provisions of RMC 4-9-060... 22. As conditioned. RMC 4-9-150(E)(4): Installation and Maintenance of Common Facilities: b. 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 agent(s) thereof. In the event that such facilities are 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. 23. As conditioned. RMC 4-9-150(G)(6): The final plan shall be reviewed by the applicable City departments, in the manner prescribed for preliminary plans, to determine if the final plan is in substantial conformance with the approved preliminary plan and is consistent with the purposes and review criteria of this Section. The Planning Director shall make a decision to approve, approve with conditions or deny the final plan. The decision shall include a description of the elements of the approved planned urban development, including land uses, number of units, phasing, the effective date of approval and of expiration, time limits, required improvements and the schedule for implementation, and any conditions that may apply to the planned urban development. 24. The staff report doesn't identify whether the final plans prepared for the PUD are in substantial conformance with the approved preliminary plans. This would, of course be challenging given that there were no approved plans at the time staff prepared their recommendation, but nonetheless the application as submitted to the Examiner for final PUD approval. The extensive number of plans that apparently must still be prepared in the staff recommended conditions of approval suggest that a significant amount of work still needs to be done before final PUD plans are in fact final. The conditions of approval will require a staff finding of compliance with the criterion quoted above before the Applicant may apply for any building permits as contemplated in RMC 4-9- 150(G)(7)(b). PRELIMINARY AND FINAL PUD - 26 0 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 931 DECISION The proposed preliminary PUD is approved subject to the conditions identified below. Requested modifications to RMC 4-3 are left to administrative approval as outlined in the summary of decision, above. Final PUD approval is deferred to a staff finding of compliance with preliminary PUD conditions of approval, as detailed in the Conditions of Approval No. 22 below. 1. The Applicant shall comply with the 4 mitigation measures issued as part of the Determination of Non -Significance Mitigated, dated February 27, 2012. 2. The Applicant shall receive approval of the grass cell paving system from the Renton Fire Department prior to building permit issuance 3. The protected slopes on site shall be placed within a Native Growth Protection Area (NGPA) using a method of creation identified within Renton Municipal Code 4-3-050f.4.c. prior to building occupancy. 4. The Applicant shall provide color elevations and a materials board to be reviewed and approved by the Current Planning Project Manager prior to building permit issuance. 5. The Applicant shall finalize and record the access easement documents. The final recorded documents shall be provided to the Current Planning Project Manager prior to building permit issuance. 6. The Applicant shall either design the emergency access roadway to not exceed 15% grades, or receive a variance for a steeper grade then 15%. The variance approval shall be received from the Renton Fire Department prior to building permit issuance. 7. The walkway from the southwest open space shall be connected to the lobby and sidewalk along Road A and the exit door from the elevator located on the southeast of the building shall be connected to the sidewalk along Road A. At the north end of the development the Applicant shall provide additional sidewalk or pedestrian pathways to connect the pedestrian circulation system around the entire site. The Applicant shall update the site plan to reflect the required additional pedestrian connection, which shall be reviewed and approved by the Current Planning Project Manager prior to construction permit issuance. 8. The Applicant shall submit a detailed plan set identifying the location and screening provided for roof mounted equipment for review and approval by the Current Planning Project Manager prior to building permit issuance. 9. The Applicant shall submit a detailed final landscape plan for review and approval by the Current Planning Project Manager prior to building permit PRELIMINARY AND FINAL PUD - 27 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 issuance. The detailed final landscape plan shall include, but is not limited to the following: a. Screening around all portions of the above ground garage b. Plants with a maturity height of 6-feet for the entire length of the required 15-foot buffer area c. 10-feet of landscaping along the street frontage d. Irrigation plan 10. The Applicant shall provide an updated landscaping plan identifying landscape screening around all portions of the above ground garage and updated elevation drawings identifying screening for those portions of the parking garage located two stories up. The parking garage screening plan shall be reviewed and approved by the Current Planning Project Manager prior to building permit issuance. 11. The Applicant shall provide revised floor plans identifying compliance with the PUD private open space standards. Elevations shall be submitted for review and approval by the Current Planning Project Manager. 12. The Applicant shall provide a bicycle parking plan consistent with RMC 4-4- 080F.11.c to the Current Planning Project Manager for review and approval prior to building permit issuance. 13. The Applicant shall provide the Current Planning Project Manager a refuse and recycle plan for review and approval prior to building permit issuance. 14. The Applicant shall provide a detail of the canopy for review and approval by the Current Planning Project Manager prior to building permit issuance. 15. The Applicant shall provide detailed drawings for the ground floor units, showing how access would be provided to the units from the exterior space. 16. The Applicant shall provide site amenities such as outdoor seating. These amenities shall be shown in an updated site plan that shall be provided to the Current Planning Project Manager for review and approval. 17. The Applicant shall submit revised elevations that depict modulation that is compliant with the 40-foot minimum standard. Revised elevations and floor plans shall be submitted to and approved by the Current Planning Project Manager prior to building permit issuance. 18. The Applicant will be required to provide a lighting plan that adequately provides for public safety without casting excessive glare on adjacent properties at the time of building permit review. Pedestrian scale and downlighting shall be used in all cases to assure safe pedestrian and vehicular movement, unless alternative pedestrian scale lighting has been approved PRELIMINARY AND FINAL PUD - 28 0 0 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 administratively or is specifically listed as exempt from provisions located in RMC 4-4-075 Lighting, Exterior On -Site. 19. Covenants shall be executed that run with the land stating that such property is part of an approved planned urban development, and including the file number thereof and a description of the uses, densities and phases of the approved planned urban development. Such covenant shall also be recorded for each property created through any subsequent subdivisions. The Applicant shall provide the Current Planning Project Manager a copy of such recorded covenant prior to building permit issuance. 20. The Applicant shall record all specification of the final planned urban development, indicating which lots or structures vary from which specific zoning requirement. Covenants shall indicate that such lots or structures shall meet the standard created with the approval of the planned urban development or the current zone in effect at the time of subsequent land use, building or construction permits. 21. For residential planned urban developments, the developer or owner(s) of a planned urban development shall be required to form a legally incorporated property owners' association prior to the occupancy of any portion of a planned urban development. If there is only one owner of the planned urban development, either a property owners' association shall be formed or a covenant running with the land shall be filed requiring the formation of such an association prior to the first subsequent sale of the property, or portion thereof. Proof of compliance with this condition of approval shall be provided to the Current Planning Project Manager prior to building permit final occupancy. 22. Final PUD approval is deferred until staff can make a determination that all final PUD plans comply with all conditions of preliminary PUD approval. The Applicant may not apply for any building permits as contemplated in RMC 4-9- 150(G)(7)(b) until staff make this determination. A Staff finding of consistency with preliminary PUD conditions of approval shall constitute final PUD approval. 23. The proposed site plan does not reflect required street improvements along South Puget Drive of an 8-foot sidewalk, 8-foot planter strip with curb and gutter, including street lighting and two feet of right-of-way dedication. Prior to approval of final PUD approval, the Applicant shall incorporate these improvements into the final PUD plans or receive a modification from the street improvements standards. 24. All common area and open space shall be landscaped in accordance with the landscaping plan submitted by the Applicant and approved by the City; provided, that common open space containing natural features worthy of PRELIMINARY AND FINAL PUD - 29 I preservation may be left unimproved. Prior to the issuance of any occupancy 2 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 3 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 4 security device. A security device for providing maintenance of landscaping 5 may be waived if a landscaping maintenance contract with a reputable landscaping firm licensed to do business in the City of Renton is executed and 6 kept active for a two (2) year period. A copy of such contract shall be kept on file with the Development Services Division. landscaping shall be maintained 7 pursuant to requirements of RMC 4-4-070. 8 25. Prior to the issuance of any occupancy permits, all common facilities, including but not limited to utilities, storm drainage, streets, recreation facilities, etc., shall be completed by the developer or, if deferred by the 10 Planning/Building/Public Works Administrator or his/her designee, assured through a security device to the City equal to the provisions of RMC 4-9-060, 11 except for such common facilities that are intended to serve only future 12 phases of a planned urban development. All common facilities not dedicated to the City shall be permanently maintained by the planned urban 13 development owner, if there is only one owner, or by the property owners' association, or the agent(s) thereof. in the event that such facilities are not 14 maintained in a responsible manner, as determined by the City, the City shall 15 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 16 lien against each individual property. 17 EXPIRATION PERIODS: 1 S Final PUD• 19 Expiration: The Applicant shall prepare and submit building permit applications which are 20 accepted as substantially complete to the Department of Community and Economic Development within six (6) months of the effective date of approval. The developer shall 21 complete the approved planned urban development or any phase thereof included in the 22 approved final plan within two (2) years from the date of the decision to approve the final plan by the Planning Director, unless a shorter time is designated. Failure to complete the planned 23 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 24 urban development. Failure to submit a new application or to complete the planned urban 25 development once construction has begun shall constitute abandonment of the planned urban development subject to subsection J of RMC Section 4-9-150. Expiration of any building permit 26 issued for a planned urban development shall be governed by the provisions of the applicable PRELIMINARY AND FINAL PUD - 30 I Building Code. Construction of any portion of the planned urban development requires a 2 current approved planned urban development and a current building permit. 3 DATED this 1 Oth day of April, 2012. 4 i 5 P 'l A. Olbrechts 6 City of Renton Hearing Examiner 7 8 9 Appeal Right and Valuation Notices 10 RMC 4-8-110(E)(9) provides that the final decision of the hearing examiner is subject to appeal to 11 the Renton City Council. RMC 4-8-110(E)(9) requires appeals of the hearing examiner's decision to be filed within fourteen (14) calendar days from the date of the hearing examiner's decision. A 12 request for reconsideration to the hearing a examiner may also be filed within this 14 day appeal period as identified in RMC 4-8-110(E)(8) and RMC 4-8-100(G)(4). A new fourteen (14) day 13 appeal period shall commence upon the issuance of the reconsideration. Additional information regarding the appeal process may be obtained from the City Clerk's Office, Renton City Hall — 7"' 14 floor, (425) 430-6510. 15 Affected property owners may request a change in valuation for property tax purposes 16 notwithstanding any program of revaluation. 17 18 19 20 21 22 23 24 25 26 PRELIMINARY AND FINAL PUD - 31 • 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 BEFORE THE HEARING EXAMINER FOR THE CITY OF RENTON RE: Complete Construction FINAL DECISION Planned Urban Development } } LUA11-091, ECF, PPUD, FPUD } ) Summary The Applicant has filed an application for a Preliminary and Final Planned Urban Development (PUD) for the construction of a 125,539 square foot, 75-unit apartment building located at 1250 South Puget Drive. The Preliminary PUD is approved subject to conditions. It is unclear from the record whether the final PUD plans have been revised to incorporate all of staffs recommended conditions of approval so final PUD approval is deferred until staff can make a finding that the final plans are in conformance with all preliminary PUD conditions of approval. The modifications requested to Chapter 4-3 design standards are not approved because the Examiner has no authority to review them as outlined in detail in Conclusion of Law No. 4. Staff are invited to approve the requested modifications through RMC 4-3-100(F), 4-9-250(D) or whatever other modification process City staff determine appropriate'. The approval of the proposed preliminary/final PUD in this decision encompasses any staff approvals of the requested Chapter 4-3 RMC modifications identified in Table A below. The proposed/preliminary PUD satisfies all of the applicable decision criteria with or without any combination of the modifications. Staff approval of any of those modifications will not necessitate any amendment to this decision or any need for re -application. I Included in this "other" option is a determination that the judicial doctrine of substantial compliance will enable staff to make its approval of design modifications after submission of PUD preliminary plans as opposed to before. Substantial compliance with a statutory directive requires actual compliance in respect to substance essential to the statute's reasonable objective, such that the purpose of the statutory requirement is generally satisfied. Humphrey Industries, Ltd. v. Clay Street Associates, LLC, 170 Wn.2d 495 (2010). The Examiner does not find that substantial compliance would authorize his review of the requested modifications, since this would represent a significant change in the review process_ 09111A1u 1► . ► # I► . ' p is 0 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 Testimony Vanessa Dolbee, planner for Renton, stated that the hearing is for a preliminary and final urban development application for the construction of 125,000 sq. ft. 75-unit apartment building, located at 1250 South Puget Drive. The site is located on the north side of Puget Drive. It is zoned CA {Commercial Arterial). The site is approximately 1.5 acres and is currently vacant. Regency Woods Apartments are located to the north of the site in residential multi -use zone. Heritage Hills Apartment is located to the east and zoned commercial arterial. Sunset Ridge Condominiums are located to the south. A commercial and office mixed development is located to the west (CA zone). The environmental review committees issued a determination of non -significance mitigated with 4 mitigation measures for the project. The appeal period commenced on March 2, 2012 and ended on March 16. No appeals have been filed. The mitigation measures deal with geoteehnical hazards including steep slopes, coal mine hazards, landslides, and erosion hazards. Exhibit 4 is the site plan (north is to the right in the exhibit). Ms. Dolbee noted that PUD applications have two principle purposes. Regulations preserve and protect natural features of the land, and encourage innovation in residential developments by permitting a variety of design and improvements. In order to accomplish these purposes, the PUD section of the code establishes a permit development which is not limited by the strict application of the zoning and regulations when it demonstrates the new development is superior to the traditional development. Items that are not modifiable include density and use. The proposed development meets both density and use requirements. The CA density range is 10-60 units per acre; the Applicant has proposed 59 units per acre. Ms. Dolbee remarked that zoning districts and street standards can be modified according to code sections 4.6 and 4.7. Table A of the staff report identifies requested modifications from the Applicant and requested modifications from Design. District D. The Applicant has requested a modification from the requirement to provide ground -floor commercial space in the CA zone. Instead, the Applicant wishes to create a stand-alone residential structure. Additionally, the Applicant is requesting a modification of the maximum front -yard setback from 15ft to 45ft. The Applicant is requesting a maximum building height of 60 ft. for the structure; despite it being only residential use (the code allows mix -use structures to be 60 ft.). Design District D requests that the front of the building to be located on the eastside of the building. The Applicant is requesting that the recreation center along Puget Drive accommodate the open parking requirement, instead of requiring open space in the structured parking garage. The Applicant has requested that they only be required to provide awnings over the building entries, rather than over 75 percent of the building. Building roof lines are required to have a slope of 1 to 4, according to code. The Applicant is requesting a modification far a flat roof with projected crevices. Ms. Dolbee commented that PUD applications require that the proposed development be superior to that which would result without a PUD and the development cannot be unduly detrimental to the surrounding properties. The proposal is superior because the site is zoned commercial, but in order to PRELIMINARY AND FINAL PUD - 2 • r--I L_J 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 create a commercial site, many of the protected slopes on the property would have to be graded. The current proposal reduces traffic and critical area impacts. The proposed design provides for a significant amount of landscaping. The plan provides for passive and active recreation that goes beyond the code standards. The proposal provides opportunities to both the future residents of the new building and current residents of the Heritage Hills Apartments to the east. The Applicant has provided for a portion of the site to have a level of low impact development by using paving with emergency access. Ms. Dolbee testified that the Applicant must demonstrate that the proposal will provide a public benefit that significantly outweighs any adverse impacts. Table B of the staff report addresses the public benefits of the site which include three critical areas, sustainable development, and overall design. Exhibit 3, the slope analysis, shows the protected slopes in brown. There is an extensive amount of vegetation proposed along the steep boundary slopes. In the southeastern corner, the Applicant has proposed some landscaping; staff has requested a condition of approval be for full landscaping of this area. The landscaping along the Westside of the property provides screening from the commercial uses. Grass cell paving will be provided as an emergency access roadway which gives an open space feel with emergency use. The site has a large amount of recreation space provided: Three open space areas (1,000 sq. ft., 1,600 sq. ft., 1,800 sq. ft.), an additional 5,000 sq. ft. pedestrian walkway, a rooftop terrace (8,000sq ft.), and a proposed recreation center on the first floor (28,000sq ft.). Overall, the development significantly exceeds the open space requirement. The Applicant plans to remove the invasive species that are on the hillside currently. In regard to site and building design, Ms. Dolbee stated that the building has been designed to be consistent with the existing buildings to the east. It blends with the surrounding area in size and scale. The overall design of the building includes horizontal and vertical modulation which reduces the bulk of the building, visually. The Applicant has proposed to use a variety of building materials for the facade. The goal of the building is to feel as if it is the same project as the existing Heritage Hills project. The access to the site will be via the existing Heritage Hills Development. The parking garage will be located at the north side of the site. There is a secondary emergency access that would come off of South Puget Drive to the east of the building. Street improvements are required along South Puget Drive. The Applicant has proposed a pedestrian connection (a sidewalk that would connect to the street sidewalk). There are also sidewalks on the east and west side of the building. Staff has recommended a condition of approval to improve the pedestrian connectivity of the site. Based on traffic analysis, no safety concerns in terms of vehicular circulation have been found. Traffic analysis found that the design is sufficient in being able to accommodate the traffic increase. Additionally, there is sufficient separation between vehicles and pedestrians. Along South Puget Drive, there is a metro -bus stop, so the pedestrian walkways would provide access to public transportation. Water and sanitary sewer services would be provided by the city of Renton. Fire services would be provided by Renton as well. The site is separated into two discharge areas. Discharge area 1 is to the north of the site, and stormwater is proposed to be held in 2 detention vaults (one would hold water quality treatment). Discharge area 2 would have an oil and water separator for pollution services. PRELIMINARY AND FINAL PUD - 3 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 In regard to building clustering, Ms. Dolbee said the subject site is a narrow site and contains protected slopes. In addition to landscaping, the Applicant has provided more than sufficient open space around the entire development. Exhibit 11, floor plans, notes that 50 percent of the building will have a roof terrace that provides views of the Renton Valley. All units of the building would have access to the roof terrace. The parking is proposed to be located under the building (2 levels). Parking regulations require a minimum of 1 space per unit, and the Applicant has proposed 75 parking spaces with 75 units. Bicycle parking is also required by code, thus staff has recommended, as a condition of approval, that the Applicant provide plans for the inclusion of bicycle parking. The Applicant has proposed screening for portions of the parking garage with landscaping, but staff is recommending, as a condition of approval, that the Applicant be required to provide screening for the whole garage. The required open space is approx. 3750 sq. ft. and the Applicant has provided over 16,000 sq. ft. beyond the code requirements. There is a minimum of 15 ft. in every dimension standard private open space for each unit, and the Applicant has proposed approximately 40 sq. ft. in patio or deck for each unit. This does not meet the minimum standard, thus staff has recommended a condition of approval to meet the minimum code. The structure meets the minimum lot coverage standard required by code. Refuse/recycling areas have been provided in the parking garage areas and exceed the minimum standard requirement. Landscaping is only proposed for 50 percent of the frontage, thus staff has recommended a condition of approval that landscaping be required along the entire frontage. A 15 ft. wide planting strip is required between the site and the residential multi -family residence to the north. The staff report, subsection 6, asks that all conditions requested by Design District D be made compliant with the code_ Ms. Dolbee concluded that staff recommends approval of the PUD subject to 21 conditions of approval. Upon questioning by the hearing examiner, she stated that the landscaping would not be required for a variance. Code requires 15 ft. of landscaping on the north side of the property. The Applicant is not required to landscape the western portion of the site, but they have proposed to do so. Exceeding the 50 ft. height limit does not fall under public benefit. However, the height limit modification must be balanced with public benefit. Greg Sparhawk testified that the Applicant maintains management of all of their properties and is not merely a developer. The project is an investment, and the Applicant is attempting to maintain the character of the area and ensure the new building fits well with the existing structures. The Applicant accepts all conditions set by the staff. Exhibits The March 15, 2012 staff report Exhibits 1-26 identified at pat 3 of the staff report were admitted into the record during the hearing in addition to the staff report itself. The following additional exhibits were also admitted into the record during the hearing: Ex. 27: Aerial Photograph ..iWMit"Mill► 111001100-00M] FINDINGS OF FACT 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 0.5 Applicant. The Applicant is Complete Construction. Procedural: 1. Hearing. The Examiner held a hearing on the subject application on March 27, 2012 at 1.00 pm in the City of Renton Council Chambers. 2. Proiect Description. The Applicant is requesting review of an application for both a Preliminary and Final Planned Urban Development (PUD) for the construction of a 125,539 square foot apartment building. The new 4-story apartment building would contain 75 units, consisting of a variety of studio, one bedroom and two bedroom units. All parking is proposed within a 75-stall two - level parking garage, which would be partially underground. Due to site topography a portion of the parking would be visible above ground. The apartment building would include such amenities as a fitness center, storage units, roof terrace and garden, and an outside courtyard. The proposed development would result in a density of 59.5 dwelling units per acre and no commercial component is proposed. The subject site is located at 1250 South Puget Drive. The site is 1.56 acres in size and contains 9,921 square feet of protected slopes. This vacant parcel contains 161 lineal feet of frontage along South Puget Drive, of which approximately 50 percent is comprised of protected slopes (slopes with a 40 percent grade or greater). The remainder of the 9,921 square feet of protected slopes is along the west property boundary between the strip commercial development and the proposed apartment building. Access to the proposed apartment building would be via the internal vehicular circulation system on the property to the north, Heritage Hills Apartments. The existing Heritage Hills Apartments gain access from along South Puget Drive. An extension to the existing Heritage Hills internal vehicular circulation system would be added to access the subject site along the north property line. A secondary gated emergency access point would be provided directly off of South Puget Drive. In addition to vehicular access the Applicant is proposing to provide street improvements along South Puget Drive along with a pedestrian connection to the public sidewalk and to the apartment complex to the north. The development would result in approximately 6,590 cubic yards of cut, and no fill. Minor grading work would extend off the subject site to the north onto Parcel No. 2023059118. Stormwater is proposed to be detained in two detention vaults located on site. As identified on the City of Renton Sensitive Area Maps, the subject site contains "protected slopes", Low, Medium and High Landslide Hazard Area, and Medium Coal Mine Hazards. With the PRELIMINARY AND FINAL PUD - 5 0 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 application the Applicant submitted a Geotechnical Report, addressing the above mentioned geological hazards. The subject site is currently primarily vegetated with grasses and invasive species. Fight trees are located on the site, of which one is proposed to be retained. The Applicant provided a landscaping plan with the application. Based on the provided plan the Applicant would be planting 84 new trees, 550 shrubs, and groundcover grasses and small shrubs. Overall 16,452 square feet or 24 percent of the site would be Iandscaped. The Applicant requests the following modifications as part of its PUD application: I Table A RECUESTffl .11O©1FICATCC}1tIIS FitiM RENTON MUNICIPAL CdiIE JRMC) RMC # Required per RMC Requested Modification RMC 4-2-080 Conditions Residential uses are only Permit stand alone Associated With Zoning Use permitted within a structure residential with units located Tables, Note 18. containing commercial uses on the ground floor. on the ground floor. Commercial space must be reserved on the ground floor at a minimum of thirty feet (30') in depth along any street frontage. Residential uses shall not be located on the ground floor, except for a residential entry feature linking the residential portion of the development to the street. RMC 4-2-120A: Maximum Front 15 ft. 45 ft. Yard Setback RMC 4-2-120A: Maximum 50 ft., except 60 ft. for mixed 60 ft. for residential buildings. Building Height use (commercial and residential) in the same building. ,....._.___.._........................_..........<....,..,E ; .E...�i '.[tl ........,..�..,<. <::':".:::_"3: ^ '6E < F E;E'h £.. .. _.. ... _.. ._... _....., ......_._,...E ^N.i::•:.: -; 1. 6E { .'<?[i {�E( t( € :. E: {(? PRELIMINARY AND FINAL PUD - 6 • E 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 RMC 4-3-100: Building Entries RMC 4-3-100: Structured Parking Garages RMC 4-3-100: Pedestrian Amenities RMC 4-3-100: Building Roof Lines Minimum Standard: A primary entrance of each building shall be located on the facade facing a street, shall be prominent, visible from the street, connected by a walkway to the public sidewalk, and include human - scale elements. Minimum Standard: Parking structures shall provide space for ground floor commercial uses along street frontages at a minimum of seventy five percent (75%) of the building frontage width. Minimum Standard: Provide pedestrian overhead weather protection in the form of awnings, marquees, canopies, or building overhangs. These elements shall be a minimum of 4-1/2 feet wide along at least 75 percent of the length of the building facade, a maximum height of 15 feet above the ground elevation, and no lower than 8 feet above ground level. Minimum Standard: Buildings containing predominantly residential uses shall have Pinched roofs with a minimum slope of one to four (1:4) and shall have dormers or interesting roof forms that break up the massiveness of an uninterrupted sloping PRELIMINARY AND FINAL PUD - 7 The front entry may be located on the east side of the building, due to the presence of protected slopes and lack of access from South Puget Drive. Residential recreation center to accommodate commercial frontage requirement. Overhead weather protection in the form of awnings is only required over building entrances. Predominately flat roof with projected cornices. 0 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 lb 17 18 19 20 21 22 23 24 25 26 roof. 3. Surrounding Area. To the north is an existing multi -family development located in the Residential Multi -family zone (RM-F). To the east is the currently developed Heritage Hills Apartments, located in both the CA and RM-F zones. In addition to the multi -family development a high voltage electric transmission line is located to the northeast of the subject site. To the south (across South Puget Drive) is a multi -family condominium development, zoned RM-F. To the west is Eagle Ridge Place, a mixed use office and retail area zoned CA. 3. AdequacyAdgquacy of Infrastructure/Public Services. The project will be served by adequate infrastructure and public services as follows: A. Water and Sewer Service. Water and sanitary sewer service for the development would be provided by the City of Renton. There is an existing 8-inch water line on the north side of the property. There is also a 16-inch water line in S. Puget Drive. There is an existing fl- inch sanitary sewer line to the north side of the property. The project site is located in the 490-pressure zone. Static pressure is 80 psi. Fire flow in the from the 16-inch main in S. Puget Drive will provide approximately 5,000 gpm. The Applicant has proposed to connect to this existing 8-inch water line and the 8-inch sanitary sewer line located on the north side of the property to serve the development. Based on the provided utilities plans and the existing infrastructure in the area, the development would be provided with sufficient services. B. Fire Protection. Fire protection is provided by the City of Renton fire department. Sufficient resources exist to furnish services to the proposed development; subject to the conditions that the Applicant provides Code required improvements and fees. The Applicant will be required to pay a Fire impact/mitigation fee as required at the time of Construction Permit or Building Permit based on the codes in place at that time. Along the east side of the proposed building is Road A an emergency access roadway. The Applicant has proposed to develop a large portion of this roadway with grass cell paving. This type of paving system provides for infiltration of stormwater, in turn reducing stormwater runoff and pollution generating impervious services. This area doubles as a visual open space area to the residents of both the proposed apartment PRELIMINARY AND FINAL PUD - 8 0 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 complex and the existing complex to the east. However, this concept has not been approved by the Fire Department. As such, a condition of approval requires that the Applicant receive approval of the grass cell paving system from the Renton Fire Department prior to building permit issuance. Another issue concerning fire protection is the grade of the fire access road. City development standards do not allow the grade of emergency access roads to exceed 15%. The Applicant did not provide a road profile to determine the grade of the emergency access roadway. As such, a condition of approval requires that the Applicant either design the roadway to not exceed 15% grades, or request a variance for a steeper grade then 15%. The variance approval shall be received from the Renton Fire Department prior to building permit issuance. C. Drainage. In conjunction with the City's stormwater regulations, the proposal mitigates all significant drainage impacts. Stormwater is proposed to be detained in two detention vaults located on site. The Applicant has submitted a preliminary stormwater drainage report, which has been reviewed and approved by staff. D. Parks/Open Space. The project provides for more than adequate parks and open space. Demand for park space is satisfied by the payment of park impact fees. The Applicant has provided a variety of recreation and open space throughout the development. The site has three outside open space areas; one is located in the southeast corner and is 1,071 square feet. This open space area not only would provide space for the residents of the proposed apartment complex but would be accessible to the existing development to the east, via a proposed new stairway connection between the two developments. The second location is in the southwest corner of the site and is 1,632 square feet. This area is located outside the indoor recreation space. The third location is in the northwest corner and is 1,852 square feet. Overall there is a total of 4,555 square feet of open space area provided. In addition, there is a 5,110 square foot pedestrian walkway that connects two of the open space areas. In addition to the open space area the Applicant has proposed to provide a 8,175 square foot roof top terrace. This terrace would provide views of the Renton Valley and would include 3,500 square feet of landscaped planter area. The first floor of the proposed complex includes a recreation center for the development. This recreation center includes a swimming pool, hot tub, fitness room and restrooms. Overall the area is approximately 2,870 square feet. This area has been designed with two large garage doors along the south wall of the development, opening up to a grassy area (open space) just outside the recreation pool area. As such, on warm summer days, the PRELIMINARY AND FINAL PUD - 9 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 pool could be an indoor/outdoor pool space for the residence to enjoy. This area would not only benefit the residents in the new Heritage Hills building but also the existing Heritage Hills development to the east. The two sites are connected by a pedestrian walkway providing access to the new recreation center. Furthermore, as discussed under "fire protection", supra, the Applicant has proposed to "pave" the fire access road (identified as "Road A" herein) with grass cell paving. This area would add an additional 8,509 square feet of open space to the overall development. In total the development would have 29,219 square feet of open space and recreation area. Which far exceeds the minimum code requirement of 50 square feet per unit (50 SF x 75 units = 3,750 SF) and 10% of the site area (67,855 square feet). As to private open space, each unit would have either a private balcony or patio for the exclusive use of the occupants of that unit. The ground floor units currently have a 4' x 10' (40 square feet) patio area proposed for each unit. This area does not meet the minimum requirement of 15' in every dimension. As proposed the upper -story units would each have a 4' x 10' (40 square foot) private deck. As proposed the private decks do not meet the minimum standard of 60 square feet with no dimension less than 5 feet. As such, a condition of approval that the Applicant provide revised floor plans identifying compliance with the private open space standard. E. Pedestrian Circulation. As conditioned, the proposal provides for an adequate pedestrian circulation system. The Applicant is proposing to provide street improvements along South Puget Drive along with a pedestrian connection to the public sidewalk (which provides pedestrian access to commercial development directly west of the development) and to the apartment complex to the north. However, the proposed site plan does not reflect the required street improvements of an 8-foot sidewalk, 8-foot planter strip with curb and gutter, including street lighting and two feet of right-of-way dedication. As a condition of approval, the Applicant is required to provide these improvements or receive a modification from the street improvements standards. Additional pedestrian circulation is provided by onsite sidewalks along both the east and west side of the building. These walkways almost create a looped walking system around the development with a few minor breaks. In order to improve pedestrian connections throughout the site a condition of approval requires that the walkway from the southwest open space be connected to the lobby and sidewalk along Road A and the exit door from the elevator located on the southeast of the building be connected to the sidewalk along PRELIMINARY AND FINAL PUD - 10 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 Road A. At the north end of the development the Applicant shall provide additional sidewalk or pedestrian pathways to connect the pedestrian circulation system around the entire site. The Applicant shall update the site plan to reflect the required additional pedestrian connections, which shall be reviewed and approved by the Current Planning Project Manager prior to construction permit issuance. F. Interior Vehicle Circulation. The Applicant has proposed adequate and safe interior vehicle circulation. Staff have reviewed the Traffic Impact Analysis and have found no safety problems with the proposed circulation. the Applicant has avoided many potential safety issues by providing access through the existing Heritage Hills Apartments to the east instead of directly off of South Puget Drive at the same location as the Emergency Access Roadway. The design and layout of the site limits vehicular access, with the exception of Emergency Vehicle Access, to the north end of the site. This design provides sufficient separation between vehicles and pedestrians particularly near the sidewalk and open space areas. The Applicant has provided internal access between the CA zoned property to the east. Due to the protected slopes to the west, no internal connection is proposed. G. Off -Site Traffic Improvements. With the payment of traffic impact fees, no additional off - site traffic improvements are necessitated for the project beyond the frontage and access easements identified below. The Applicant submitted a Traffic Analysis, prepared by Transportation Engineering North West dated August 25, 2011. The study concludes that the proposed development is expected to have an insignificant impact on LOS and queuing at this location. Therefore, staff have concluded that the existing street system would accommodate the traffic demand created by the development and would not be unduly detrimental to adjacent areas. Also, as with internal circulation, the Traffic Study has lead staff to determine that the proposal will not create any off -site traffic safety problems. Vehicular access to the proposed apartment building would be via the internal vehicular circulation system on the property to the east, Heritage Hills Apartments. The existing Heritage Hills Apartments gain access from South Puget Drive. An extension to the existing Heritage Hills internal vehicular circulation system would be added to access the subject site along the north property line. As proposed the extension of the internal circulation system would impact two parcels under the ownership of Puget Sound Energy (202305-9016 and 202305-9013) and a portion of the Thunderhill Condominium property I'�:7 �ll�il►ll :is/. iDille"111` e-0- i1 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 (864411-0000) in addition to the existing Heritage Hills development. The current access and some surface parking for the existing Heritage Hills site is through/on the Puget Sound Energy property. With the application, the Applicant submitted draft legal documents proposing a 24-foot wide easement for ingress, egress and construction and maintenance of the proposed access road on all three aforementioned parcels. To ensure that vehicular access is maintained for the proposed development, a condition of approval requires that the Applicant finalize and record the access easement documents prior to building permit issuance. In addition to vehicular access the Applicant is proposing to provide street improvements along South Puget Drive along with a pedestrian connection to the public sidewalk and to the apartment complex to the north. However, the proposed site plan does not reflect the required street improvements of an 8-foot sidewalk, 8-foot planter strip with curb and gutter, including street lighting and two feet of right-of-way dedication. The Applicant is required to provide these improvements or receive a modification from the street improvements standards. H. Parking_ The required parking is proposed to be located within an internal parking garage, located on two levels. Due to site topography a portion of the parking garage is above ground and a portion is located underground. In order to screen those portions of parking garage that are above ground the Applicant has proposed landscaping along these areas. However, based on the provided elevations and landscaping plan there are portions of the garage that have not received a screening treatment. Some of these portions are located on the second level, where landscaping would be a practical way to screen the garage. All portions of the garage that are visible from above ground should be screened from view in order to provide a quality pedestrian environment around the development and increase the aesthetic quality of the building to the site and to surrounding sites. As such, staff recommends as a condition of approval that the Applicant provide an updated landscaping plan identifying landscape screening around all portions of the above ground garage and updated elevation drawings identifying screening for those portions of the parking garage located two stories up. The parking garage screening plan shall be reviewed and approved by the Current Planning Project Manager prior to building permit issuance. 4. Adverse Impacts. There are no adverse impacts reasonably discernible from the record. The project is surrounded by compatible uses, limited to properties both zoned and developed with multifamily and commercial uses. The proposed building has been designed in a manner to be similar in scale and mass to the existing apartment building to the east. The goal is for the proposed PRELIMINARY AND FINAL PUD - 12 C 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 building to feel as though it is a part of the same project as the existing Heritage Hills apartments. The Applicant has indicated that the proposed materials and roof styles are intend to be similar to the existing Heritage Hills development resulting in a cohesive apartment complex when completed. The provided additional landscaping along the west side of the development provides a screen from the lower intensity residential development proposed on the subject site to the existing commercial development located to the west. Furthermore, the surrounding area in both the north and south directions are developed with similar style, scale, and character of development as the proposed building. The building is proposed to be sided with hardi siding, which is non -reflective reducing glare. Each unit would have windows, which could slightly reflect light from the building but not to an extent beyond any typical multi --family development. No one spoke in opposition to the project and no adverse view impacts were evident from the record. As determined in Finding of Fact No. 3, the proposal will be served by adequate infrastructure and public services. The only critical areas on site are geologically hazardous areas. The site contains many geological hazards including protected slopes. The City's critical areas regulations do not permit development on protected slopes without a variance. The subject site contains protected slopes along the site frontage (South Puget Drive) and to the west towards the existing commercial area. The Applicant's original proposal sought to gain a variance to remove these slopes. This proposal would provide for commercial development along the frontage of South Puget Drive. However, the subject proposal has eliminated this request and in turn has removed the commercial component resulting in the PUD application. Moreover, the subject proposal enhances the protected slopes by adding landscaping to an area that has historically been cleared. The addition of vegetation should improve the stability of the slope in the long term. In addition, the added landscaping along the west slope provides for additional screening between the commercial development to the west and the Heritage Hill Apartments. In order to preserve the protected slopes into the future, a condition of approval requires that the areas for protected slopes be placed in a Native Growth Protection Area (NGPA) using a method of creation identified within Renton Municipal Code 4-3-050(E)(4)(c). prior to building occupancy. 5. Superiority in Design. The proposed PUD design is significantly superior to that which would be allowed without the PUD. The reasons for this superior design are as follows: first, design and configuration of the subject site does not lend itself to a successful location for commercial development, without impacting the protected slopes. In order to make the side viable for commercial development, the protected slopes would need to be graded and direct access would need to be established off of South Puget Drive. In order to accomplish this there would be a combination of critical area impacts as well as traffic impacts. Second, the proposed design provides for a significant amount of landscaping and re -vegetation of the protected slopes that at one time was cleared. Third, the plan provides for both active and passive recreation significantly beyond the standard code requirements. The provided recreation areas would extend benefits beyond the proposed development to the existing development to the east. Finally, the Applicant has provided for some low impact development techniques by utilizing grass cell paving for the emergency access lane. This proposed design can provide for the aforementioned amenities because of the modifications requested in Table A above. PRELIMINARY AND FINAL PUD - 13 i 6. Public Benefit. The proposal provides a public benefit by protecting critical areas, using sustainable development techniques and by providing for superior design. 3 Critical areas are protected by eliminating the need for development within steep slopes as discussed 4 in Finding of Fact No. 4. 5 Sustainable development techniques are incorporated by grass cell paving of the emergency access as 6 discussed under binding of Fact No. 3(B). 7 Superior design in open space is detailed in Finding of Fact No. 3(D). 8 As to superior site and building design, the building has been designed to be complimentary to the 9 existing apartment building to the east in both character and scale. The goal is for the proposed building to feel as though it is a part of the same project as the existing Heritage Hills apartments. 10 Moreover, the proposed development is consistent with the surrounding land uses in the area in both size and scale blending into the surrounding community. 11 12 The overall design of the building includes modulation both horizontal and vertical, visually reducing the bulk and scale of the building. The Applicant has proposed to use a variety of materials including 13 hardy panel siding and narrow and wide hardi siding. The Applicant did not provide a materials board or proposals for paint color, as such staff cannot determine if each material type will be visually 14 different in color or all painted the same color. In order to determine if the variety of siding truly breaks up the bulk of the building, material colors would need to be provided. As such a condition of 15 approval requires that the Applicant provide color elevations to be reviewed and approved by the 16 Current Planning Project Manager prior to building permit issuance. 17 As to superior design in landscaping, the landscaping proposed by the Applicant significantly exceeds that required by City development standards. The proposed landscaping along the west side of the 18 development would provide screening for the residents and the pedestrian walkway as well as 19 increase slope stability. The proposed planting plan consist of local varieties of plant such as Douglas Fir, vine maples, serviceberry trees and pink rugosa rose, witch hazel, King Edward Flowering 20 Currant and more. The Applicant has indicated that invasive species that currently occupy the hillside would be removed and replaced with the aforementioned plantings. 21 22 7. Privacy, Screening and Views. The proposed development would be designed to building code standards for multi -family construction. Each unit would have a separate interior entrance with 23 insulated walls separating the units. All units would have access to light and air, as each unit contains a balcony and windows. Some units along the west side of the building would also have views of the 24 Renton Valley area. The Applicant has indicated in the provided -'PUD Compliance Statement" (Exhibit 18) that ground floor units would be provided with privacy fencing and small private patios. 25 In addition, the Applicant has indicated that all units are rented with blinds for shading and privacy. 26 PRELIMINARY AND FINAL PUD - 14 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 The proposed landscaping along the west side of the development would provide screening from the commercial development located to the west. in addition, the Applicant has proposed a 15-foot wide landscape buffer along the north property line and additional landscaping between the development and South Puget Drive providing some screening to the units located on the south side of the building. The proposed building is oriented to enhance view from the site to the Renton Valley (west). Most units would have a view to the west, however some ground floor units and units located on the east side of the building would not have access to such view from their unit. In order to provide view opportunities to all residents, the Applicant has proposed to develop a roof top terrace that would be accessible to all units in the subject building and the exiting Heritage Hills apartment to the east. The Applicant did not provide details of roof mounted equipment and/or screening identified for such equipment. As such, staff recommends a condition of approval that the Applicant provide a detailed plan set identifying the location and screening provided for roof mounted equipment. However, the Applicant has identified that refuse and recycling would be provided in the underground parking garage. Due to its internal location the refuse and recycling would be screened from all surrounding properties. Conclusions of Law 1. Authority. RMC 4-9-150(F)(8) authorizes the Examiner to conduct hearings and make final decisions on planned urban development applications. RMC 4-9-150(G)(6) authorizes the Planning Director to approve a final PUD. Final PUD review has been presumably consolidated before the Examiner pursuant to RMC 4-8-080(C)(2) and RMC 4-9-150(H)(1). 2. Zoninp,/Comprehensive_Plan Desi agn tions. The site is designated as Commercial Corridor on the Comprehensive Plan Land Use Map and is zoned Commercial Arterial (CA), in addition to being located within the Urban Design District "D" Overlay. 3. Review Criteria. The Renton Municipal Code does not clearly identify the criteria the Examiner must apply in assessing a PUD. RMC 4-9-150 governs preliminary and final PUD criteria. Without any more specific code guidance, the Examiner concludes that he must find that all applicable criteria in RMC 4-9-150 must be satisfied for preliminary and final PUD approval. Applicable standards are quoted below in italics and applied through corresponding conclusions of law. RMC 4-9-150(B)(2): Code Provisions That May Be Modifred: a. In approving a planned urban development, the City may modify any of 'the standards of chapter 4- 2 RMC, chapter 4-4 RMC, RMC 4-6-060 and chapter 4-7 RMC, except as listed in subsection B3 of iu iln;•��1�»lur•�w������� 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 this Section. All modifications .shall be considered simultaneously as part of the planned urban development, b. An Applicant may request additional modifications from the requirements of this Title, except those listed in subsection B3 of this Section. Approval for modifications other than those specifically described in subsection B2a of this Section shall be approved prior to submittal of a preliminary planned urban development plan. 4. As shown in Table A, supra, the requested revisions are to Chapter 4-2 and 4-3 RMC. The Chapter 4-2 RMC modifications are clearly authorized for Hearing Examiner PUD review. The Examiner has no authority to consider Chapter 4-3 RMC modifications. RMC 4-9-150(B)(2)(b), quoted above, does allow modifications to Chapter 4-3 RMC, but only if "approved prior to submittal of a preliminary planned urban development plan". From this provision, it is clear that modifications to Chapter 4-3 RMC must be a staff decision prior to submittal of the PUD plans2. RMC 4-9-150(B)(2)(b) can be subject to differing interpretations. RMC 4-9-150(B)(2)(b) conflicts with RMC 4-8-080(C)(2), which entitles a developer to opt for consolidated of permit review. However, RMC 4-9-150(B)(2)(b) is the more specific of the two provisions and so would have to be interpreted as superseding the more general consolidation requirement. See Walker v, Wenatchee Valley Truck and Auto Outlet, Inc., 155 Wn. App. 199 (2010). RCW 36.70B.060(3) does mandate the consolidation option in local development regulations, but RCW 36.7013.140 also allows cities to waive administrative permits from this consolidation requirement similar to the PUD modifications at issue. The City has arguably exempted staff level PUD modification decisions under RMC 4-89-050 (D)(3) or (16). 2 Provisions such as RMC 4-9-150(F)(8) require the review and distribution of a "preliminary plan" to staff prior to is submission to the hearing examiner. A preliminary plan is also obviously necessary to afford the public a meaningful opportunity for comment in the public hearing process. Since the "preliminary plan" needs to be completed prior to hearing examiner review, any decision required "prior to" submittal of a preliminary plan would necessarily have to be a staff decision. An alternative interpretation could be that a "preliminary land urban development plan" is not a "preliminary plan" as referenced in RMC 4-9-150, but rather engineering/construction drawings submitted after preliminary PUD approval. Such an interpretation would imply that this timing isn't required for modifications to the provisions governed by RMC 4-9-150(B)(2)(a), since the "prior to" timing requirement isn't included in RMC 4-9- 150(B)(2)(a). There would be no rational reason for such a distinction, Further, RMC 4-9-150(G) contemplates that engineeringiconstruction drawings are submitted as part of the final plan review process, not the preliminary plan review process. Construing "preliminary land urban development plan" as construction/engineering drawings would lead to absurd consequences that is at odds with the bifurcated preliminary/final PUD plan review process. The "preliminary planned urban development plan" must be construed as the "preliminary plan" term used throughout RCW 4-9-150. PRELIMINARY AND FINAL PUD - 16 • 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 'There is also the issue that if PUD are subject to the vested rights doctrine, the requirement for discretionary staff approvals prior to the submission of PUD plans violates due process because it serves as an unreasonable obstruction to the vesting of a permit application. See Kest Main Associates v. City of Bellevue, 106 Wn.2d 47 (1986). However, Washington courts have not addressed whether a PUD, in the absence of a concurrent subdivision application3, is protected by the vested rights doctrine. Given that the courts have held that site plan applications do not confer vested rights, it's likely that the courts would similarly find no vested rights for PUD applications that are not attached to subdivision applications. The Examiner has provided a detailed analysis of RMC 4-9-150(B)(2)(b) in order to give the parties as much information as possible in case they would like to request reconsideration and also to alert the City to all relevant issues so that it can more thoroughly address the code provision in future applications. The City may have more information on the policy basis for the provision, which could serve as a further aid to interpretation. On its face, the provision makes little sense. 1t is difficult to see how City staff can make a fully informed decision on Chapter 4-3 RMC modifications without seeing them in the context of preliminary PUD plans. Unfortunately, the plain meaning of RMC 4-9- 150(B)(2)(b) cannot be disregarded simply because the provision brings undesired consequences. The courts have little tolerance for staff and examiners who disregard local regulations out of convenience. In Graham Neighborhood Assn v. F G. Associates, 162 Wn. App. 98 (2011), a staff member decided to allow a preliminary plat permit application to remain active despite the fact that the permit had expired under the requirements of a County ordinance. Staff granted the extension because they had been actively working upon stormwater and other permits associated with the preliminary plat application and they didn't feel it would be fair to terminate review. In rejecting the staff s extension, the court found that a staff member had "... unilaterally assumed an authority not granted to him by the legislative authority..." and that "...he acted in direct contravention of the pertinent act passed by the Pierce County Council.." 162 Wn. At 116. In this case RMC 4-9- 150(B)(2)(b) unequivocally requires that Chapter 4-3 RMC modifications be approved "prior to" the submission of preliminary PUD plans. Although this requirement doesn't enable the most efficient or logical review processes, staff and the examiner have no right to unilaterally disregard the requirement because it doesn't make the most rational sense. Any argument for allowing hearing examiner review of Chapter 4-3 RMC PUD modifications would have to include some rational application of the "prior to" language. In conclusion, Chapter 4-3 RMC design modifications identified in Table A are not addressed or approved by this decision. Staff is invited to review and potentially approve the requested a The courts have ruled that a PUD application submitted along with a subdivision application is vested, but this is because the PUD is construed as "inextricably linked" with the subdivision application, which in turn is granted vested rights by RCW 58.17.033. See Association of Rural Residents v. Kitsap County, 141 Wn.2d 185 (2000). PRELIMINARY AND FINAL PUD - 17 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 lb 17 18 19 20 21 22 23 24 25 26 modifications as outlined in the summary part of this decision. The requested modifications to Chapter 4-2 RMC are approved as the proposal with these modifications meets all applicable PUD criteria as outlined below. RMC 4-9-150(D): The City may approve a planned urban development only if it finds that the following requirements are met. 1. Demonstration of Compliance and Superiority Required: Applicants must demonstrate that a proposed development is in compliance with the purposes of this Section and with the Comprehensive Plan, that the proposed development will be superior to that which would result without a planned urban development, and that the development will not be unduly detrimental to surrounding properties. RMC 4-9-150(A): A. PURPOSES: There are two (2) principal purposes of the planned urban development regulations. First, it is the purpose of these regulations to preserve and protect natural features of the land Second, it is also the purpose of these regulations to encourage innovation and creativity in the development of residential, business, manufacturing, or mixed use developments by permitting a variety in the type, design, and arrangement ofstructures and improvements. In order to accomplish these purposes, this Section is established to permit development which is not limited by the strict application of the City's zoning, parking, street, and subdivision regulations when it is demonstrated that ,such new development will be superior to traditional development under standard regulations. In consideration of the latitude given and the absence of conventional restrictions, the reviewing agencies, Hearing Examiner, and City Council shall have wide discretionary authority in judging and approving or disapproving the innovations which may be incorporated into planned urban developments proposed under this Section. 5. The purpose of RMC 4-9-150 is clearly met by the proposal, since its design is in large part driven by protecting the natural (steep slopes) of the property. The use of grass cell paving for emergency access and the extensive use of open space and building space for passive and active recreation is also an innovative feature of the project. The project is consistent with the comprehensive plan as outlined at Section 5(d) of the staff report, p. 28-31, adopted and incorporated by this reference as if set forth in full. The proposal is superior in design as determined in Finding of Fact No. 5. The proposal will not be unduly detrimental to surrounding properties since there are no significant adverse impacts associated with it as determined in Finding of Fact No. 4. 0 0 1 1 RMC 4-9-150(D): The City may approve a planned urban development only if it finds that the 2 following requirements are met. 3 2. Public Benefit Required: In addition, Applicants shall demonstrate that a proposed development will provide specifically identified benefits that clearly outweigh any adverse impacts or undesirable 4 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 6 planned urban development: 7 a. Critical Areas: Protects critical areas that would not be protected otherwise to the same degree as without a planned urban development; or S b. Natural Features: Preserves, enhances, or rehabilitates natural features of the subject 9 property, such as significant woodlands, native vegetation, topography, or noncritical area wildlife habitats, not otherwise required by other City regulations; or... 10 e. Overall Design: Provides a planned urban development design that is superior to the design that would result from development of the subject property without a planned urban 11 development. A superior design may include the, following- ... 12 13 6. The proposal provides significant public benefit as determined in Finding of Fact No. 6, including protection of critical areas, natural topography and superior design. The public benefit far 14 outweighs any adverse impacts of the proposal, since as determined in Finding of Fact No. 4 there are 15 no significant adverse impacts associated with the proposal. 16 RMC 4-9-150(D): The City may approve a planned urban development only if it finds that the 17 following requirements are met. 18 19 3. Additional Review Criteria: A proposed planned urban development shall also be reviewed for consistency with all of the following criteria: 20 21 a. Building and Site Design: 22 i. Perimeter: Size, scale, mass, character and architectural design along the planned urban development perimeter provide a suitable transition to adjacent or abutting lower density/intensity 23 zones. Materials shall reduce the potential for light and glare. 24 7. As determined in Finding of Fact No. 4, the proposal has been designed in terms of scale, 25 massing and design to be compatible with surrounding uses and landscaping serves as a transition buffer to lower intensity residential development. As further determined in Finding of Fact No. 4, 26 1 proposed building materials will not create any undue light or glare. PRELIMINARY AND FINAL PUD - 19 1 RMC 4-9-150(D): The City may approve a planned urban development only if it finds that the 2 _following requirements are met. 3 4 3. Additional Review Criteria: A proposed planned urban development shall also be reviewed . for 5 consistency with all oj'the following criteria: 6 a. Building and Site Design: 7 ... ii. Interior Design: Promotes a coordinated site and building design. Buildings in groups should be 8 related by coordinated materials and roof styles, but contrast should be provided throughout a site by 9 the use of varied materials, architectural detailing, building orientation or housing type; e.g., single family, townhouses, flats, etc. 10 8. As determined in Finding of Fact No. 4, the interior site design is designed to be consistent 11 with the design of the adjoining and existing Heritage Hill apartments for a consistent interior design 12 as contemplated in the criterion above. 13 RMC 4-9-150(D): The City may approve a planned urban development only if it finds that the following requirements are met. 14 15 3. Additional Review Criteria: A proposed planned urban development shall also be reviewed for 16 consistency with all oj'the following criteria 17 ... b. Circulation: 18 19 i. Provides sufficient streets and pedestrian facilities. The planned urban development shall have .sufficient pedestrian and vehicle access commensurate with the location, size and density of the 20 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 21 approved by the City. Vehicle access shall not be unduly detrimental to adjacent areas. 22 9. As determined in Finding of Fact No. 3(E)-(G), the proposed facility will be served by 23 adequate pedestrian and vehicle access and circulation, as well as adequate off -site transportation facilities as determined in a traffic and circulation report approved by the City. Adequate emergency 24 access is also provided, although the proposal for grass cell paving will be subject to fire department 25 approval. 26 PRELIMINARY AND FINAL PUD - 20 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 RMC 4-9-150(D): The City may approve a planned urban development only Tf it finny that the following requirements are met. 3. Additional Review Criteria: A proposed planned urban development shall also be reviewed for consistency with all of the following criteria b. Circulation: ii. Promotes .safety through sufficient sight distance, separation of vehicles from pedestrians, limited driveways on busy streets, avoidance of difficult turning patterns, and minimization of steep gradients. 10. As determined in Finding of Fact No. 3(F), the Applicant has proposed adequate and safe interior vehicle circulation, including adequate separation between vehicles and pedestrians. RMC 4-9-150(D): The City may approve a planned urban development only if it finds that the following requirements are met. 3. Additional Review Criteria: A proposed planned urban development shall also be reviewed for consistency with all of the following criteria b. Circulation: iii. Provision of a system of walkways which tie residential areas to recreational areas, transit, public walkways, schools, and commercial activities. 11. The proposal provides for an adequate system of walkways with the connectivity contemplated above as determined in Finding of Fact No. 3(E). RMC 4-9-150(D): The City may approve a planned urban development only if it finds that the following requirements are met. PRELIMINARY AND FINAL PUD - 21 • L_J 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 3. Additional Review Criteria: A proposed planned urban development shall also be reviewed.for consistency with all of the following criteria b. Circulation: iv. Provides safe, efficient access for emergency vehicles. 12. As conditioned, adequate emergency access will be provided for the proposal as determined in Finding of Fact No. 3(B). RMC 4-9-150(D): The City may approve a planned urban development only if it finds that the following requirements are met. 3. Additional Review Criteria: A proposed planned urban development shall also be reviewed for consistency with all of the following criteria c_ Infrastructure and Services: Provides utility services, emergency services, and other improvements, existing and proposed, which are sufficient to serve the development. 13. As determined in Finding of Fact No_ 3, the proposal is served by sufficient public infrastructure and services. RMC 4-9-150(D): The City may approve a planned urban development only if it finds that the following requirements are met. 3. Additional Review Criteria: A proposed planned urban development shall also be reviewed for consistency with all of the following criteria 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 not otherwise required. 14. There is only one building proposed for the site so most of the criterion is inapplicable. However, the proposal still creates a significant degree of openness by significantly exceeding open PRELIMINARY AND FINAL PUD - 22 0 0 1 space requirements as outlined in Finding of Fact No. 3(D) and by the proposed grass cell paving for 2 the emergency access. 3 RMC 4-9-150(D): The City may approve a planned urban development only if it finds that the 4 following requirements are met. 5 6 3. Additional Review Criteria: A proposed planned urban development shall also be reviewed_for consistency with all of the following criteria 7 9 10 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 I and acoustical privacy for dwelling units and surrounding properties_ Fences, insulation, walks, 12 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, 13 mechanical or other appropriate areas, and for the reduction of noise. Windows are placed at such a height or location or screened to provide sufficient privacy. Sufficient light and air are provided to 14 each dwelling unit. 15 15. As determined in Finding of Fact No. 7, the proposal provides sufficient privacy and 16 screening as required by the criterion quoted above. 17 RMC 4-9-150(D): The City may approve a planned urban development only rfit_inds that the 18 following requirements are met. 19 "' 3_ Additional Review Criteria: A proposed planned urban development shall also be reviewed for 20 consistency with all of the following criteria 21 22 23 f. Building Orientation: Provides buildings oriented to enhance views from within the site by taking advantage of topography, building location and style. 24 25 16. As determined in Finding of Fact No. 7, building orientation has been designed to enhance views as required by the criterion quoted above. 26 PRELIMINARY AND FINAL PUD - 23 0 0 1 RMC 4-9-150(D): The City may approve a planned urban development only if'itfinds that the 2 following requirements are met. 3 ..• 3. Additional Review Criteria: A proposed planned urban development shall also be reviewed for 4 consistency with all of the following criteria 5 6 g. Parking Area Design: Provides parking areas that are complemented by landscaping and not 7 designed in long rows. The size of parking areas is minimized in comparison to typical designs, and each area related to the group of buildings served The design provides for efficient use of parking, 8 and shared parking facilities where appropriate. 9 17. Parking facilities are designed to be compatible with the building site as required by the 10 criterion above and determined in Finding of Fact No. 3(H). 11 RMC 4-9-150(D)(4): Each planned urban development shall demonstrate compliance with the 12 development .standards contained in subsection E of this Section, the underlying zone., and any overlay districts: unless a modification for a specific development standard has been requested 13 pursuant to subsection B2 of this .Section. 14 18. As discussed below, the proposal complies with all development standards imposed by RMC 15 4-9-150(E). As determined in Section 5(a) and (c) of the staff report, adopted and incorporated by this reference as if set forth in full, the proposal is consistent with the development standards of the 16 underlying zone except for the modifications requested in Table A. As previously noted, the 17 modifications requested to Chapter 4-2 RMC are granted and those to Chapter 4-3 RMC are left to 18 administrative approval. 19 RMC 4-9-150(E)(1): Common Open Space Standard_ Open space shall be concentrated in large usable areas and may be designed to provide either active or passive recreation. Requirements far 20 residential, mixed use, commercial, and industrial developments are described below. 21 a. Residential: For residential developments open space must equal at least ten percent (1 CI%) of the 22 development site's gross land area. 23 i- Open space may include, but is not limited to, the following: 24 (a) A trail that allows opportunity far passive recreation within a critical area buffer (only the square 25 footage of the trail shall be included in the open space area calculation), or 26 (h) A sidewalk and its associated landscape strip, when abutting the edge of a critical area buffer and when a part of a new public or private road, or PRELIMINARY AND FINAL PUD - 24 1 (e) A similar proposal as approved by the reviewing off 2 icial. 3 ii. Additionally, a minimum area equal to fifty (50) square feet per unit of common space or recreation area shall be provided in a concentrated space as illustrated in Figure 1. 4 19. As determined in Finding of Fact No. 3(D), the proposal provides open space that exceeds the 5 standard of 50 square feet per unit and 10% of project area and that meets all the other requirements 6 of the criterion quoted above as well. 7 RMC 4-9-150(E)(2): Private Open Space: Each residential unit in a planned urban development 8 shall have usable private open space (in addition to parking, storage space, lobbies, and corridors) 9 for the exclusive use of the occupants of that unit. Each ground floor unit, whether attached or detached, shall have private open space which is contiguous to the unit. The private open space shall 10 be well demarcated and at least fifteen feet (IS) in every dimension (decks on upper floors can 11 substitute for the required private open space)_ For dwelling units which are exclusively upper story units, there shall be deck areas totaling at least sixty (60) square feet in size with no dimension less i2 than five feet (5�. 13 20 As determined in Finding of Fact No. 3(D) and as conditioned, each residential unit will have 14 open space that meets the criterion quoted above. 15 RMC 4-9-150(E)(3). Installation and Maintenance of Common Open Space: 16 a. Installation: All common area and open space shall be landscaped in accordance with the 17 landscaping plan submitted by the Applicant and approved by the City; provided, that common open .space containing natural features worthy of preservation may be left unimproved Prior to the 18 issuance of any occupancy permit, the developer shall furnish a security device to the City in an 19 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) 20 years thereafter prior to the release of the security device. A security device for providing 21 maintenance of landscaping may be waived if a landscaping maintenance contract with a reputable 22 landscaping firm licensed to do business in the City of Renton is executed and kept active for a two (2) year period. A copy of such contract shall be kept on file with the Development Services Division. 23 24 b. Maintenance: Landscaping shall be maintained pursuant to requirements of RMC 4-4-070. 25 21. As conditioned. 26 PRELIMINARY AND FINAL PUD - 25 • L.� 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 RMC 4-9-150(E)(4): Installation and Maintenance of Common Facilities: a. installation: Prior to the issuance of any occupancy permits, all common facilities, including but not limited to utilities, storm drainage, streets, recreation facilities, etc., shall be completed by the developer or, if deferred by the Planning/Building/Public Works Administrator or his/her designee, assured through a security device to the City equal to the provisions of RMC 4-9-060... 22. As conditioned. RMC 4-9-150(E)(4): Installation and Maintenance of Common Facilities: b. 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 agent(s) thereof. In the event that such facilities are 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 ball, if unpaid, shall become a lien against each individual property. 23. As conditioned. RMC 4-9-150(G)(6): The final plan shall be reviewed by the applicable City departments, in the manner prescribed for preliminary plans, to determine if the final plan is in substantial conformance with the approved preliminary plan and is consistent with the purposes and review criteria of this Section. The Planning Director shall make a decision to approve, approve with conditions or deny the final plan. The decision shall include a description of 'the elements of the approvedplanned urban development, including land uses, number of units, phasing, the effective date of approval and of expiration, time limits, required improvements and the schedule for implementation, and any conditions that may apply to the planned urban development. 24. The staff report doesn't identify whether the final plans prepared for the PUD are in substantial conformance with the approved preliminary plans. This would, of course be challenging given that there were no approved plans at the time staff prepared their recommendation, but nonetheless the application as, submitted to the Examiner for final PUD approval. The extensive number of plans that apparently must still be prepared in the staff recommended conditions of approval suggest that a significant amount of work still needs to be done before final PUD plans are in fact final. The conditions of approval will require a staff finding of compliance with the criterion quoted above before the Applicant may apply for any building permits as contemplated in RMC 4-9- 150(G)(7)(b). PRELIMINARY AND FINAL PUD - 26 • • 1 2 3 4 5 6 7 8 9 14 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 DECISION The proposed preliminary PUD is approved subject to the conditions identified below. Requested modifications to RMC 4-3 are left to administrative approval as outlined in the summary of decision, above. Final PUD approval is deferred to a staff finding of compliance with preliminary PUD conditions of approval, as detailed in the Conditions of Approval No. 22 below. 1. The Applicant shall comply with the 4 mitigation measures issued as part of the Determination of Non -Significance Mitigated, dated February 27, 2012. 2. The Applicant shall receive approval of the grass cell paving system from the Renton Fire Department prior to building permit issuance 3. The protected slopes on site shall be placed within a Native Growth Protection Area (NGPA) using a method of creation identified within Renton Municipal Code 4-3-050E.4.c. prior to building occupancy. 4. The Applicant shall provide color elevations and a materials board to be reviewed and approved by the Current Planning Project Manager prior to building permit issuance. 5. The Applicant shall finalize and record the access easement documents. The final recorded documents shall be provided to the Current Planning Project Manager prior to building permit issuance. 6. The Applicant shall either design the emergency access roadway to not exceed 15% grades, or receive a variance for a steeper grade then 15%. The variance approval shall be received from the Renton Fire Department prior to building permit issuance. 7. The walkway from the southwest open space shall be connected to the lobby and sidewalk along Road A and the exit door from the elevator located on the southeast of the building shall be connected to the sidewalk along Road A. At the north end of the development the Applicant shall provide additional sidewalk or pedestrian pathways to connect the pedestrian circulation system around the entire site. The Applicant shall update the site plan to reflect the required additional pedestrian connection, which shall be reviewed and approved by the Current Planning Project Manager prior to construction permit issuance. 8. The Applicant shall submit a detailed plan set identifying the location and screening provided for roof mounted equipment for review and approval by the Current Planning Project Manager prior to building permit issuance. 9. The Applicant shall submit a detailed final landscape plan for review and approval by the Current Planning Project Manager prior to building permit PRELIMINARY AND FINAL PUD - 27 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 issuance. The detailed final landscape plan shall include, but is not limited to the following: a. Screening around all portions of the above ground garage b. Plants with a maturity height of 6-feet for the entire length of the required 15-foot buffer area c. 10-feet of landscaping along the street frontage d. Irrigation plan 10. The Applicant shall provide an updated landscaping plan identifying landscape screening around all portions of the above ground garage and updated elevation drawings identifying screening for those portions of the parking garage located two stories up. The parking garage screening plan shall be reviewed and approved by the Current Planning Project Manager prior to building permit issuance. 11. The Applicant shall provide revised floor plans identifying compliance with the PUD private open space standards. Elevations shall be submitted for review and approval by the Current Planning Project Manager. 12. The Applicant shall provide a bicycle parking plan consistent with RMC 4-4- 080F.11.c to the Current Planning Project Manager for review and approval prior to building permit issuance. 13. The Applicant shall provide the Current Planning Project Manager a refuse and recycle plan for review and approval prior to building permit issuance. 14. The Applicant shall provide a detail of the canopy for review and approval by the Current Planning Project Manager prior to building permit issuance. 15. The Applicant shall provide detailed drawings for the ground floor units, showing how access would be provided to the units from the exterior space. 16. The Applicant shall provide site amenities such as outdoor seating. These amenities shall be shown in an updated site plan that shall be provided to the Current Planning Project Manager for review and approval. 17. The Applicant shall submit revised elevations that depict modulation that is compliant with the 40-foot minimum standard. Revised elevations and floor plans shall be submitted to and approved by the Current Planning Project Manager prior to building permit issuance. 18. The Applicant will be required to provide a lighting plan that adequately provides for public safety without casting excessive glare on adjacent properties at the time of building permit review. Pedestrian scale and downlighting shall be used in all cases to assure safe pedestrian and vehicular movement, unless alternative pedestrian scale lighting has been approved PRELIMINARY AND FINAL PUD - 28 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 administratively or is specifically listed as exempt from provisions located in RMC 4-4-075 Lighting, Exterior On -Site. 19. Covenants shall be executed that run with the land stating that such property is part of an approved planned urban development, and including the file number thereof and a description of the uses, densities and phases of the approved planned urban development. Such covenant shall also be recorded for each property created through any subsequent subdivisions. The Applicant shall provide the Current Planning Project Manager a copy of such recorded covenant prior to building permit issuance. 20. The Applicant shall record all specification of the final planned urban development, indicating which lots or structures vary from which specific zoning requirement. Covenants shall indicate that such lots or structures shall meet the , standard created with the approval of the planned urban development or the current zone in effect at the time of subsequent land use, building or construction permits. 21. For residential planned urban developments, the developer or owner(s) of a planned urban development shall be required to form a legally incorporated property owners' association prior to the occupancy of any portion of a planned urban development. If there is only one owner of the planned urban development, either a property owners' association shall be formed or a covenant running with the land shall be filed requiring the formation of such an association prior to the first subsequent sale of the property, or portion thereof. Proof of compliance with this condition of approval shall be provided to the Current Planning Project Manager prior to building permit final occupancy. 22. Final PUD approval is deferred until staff can make a determination that all final PUD plans comply with all conditions of preliminary PUD approval. The Applicant may not apply for any building permits as contemplated in RMC 4-9- 150(G)(7)(b) until staff make this determination. A Staff finding of consistency with preliminary PUD conditions of approval shall constitute final PUD approval. 23. The proposed site plan does not reflect required street improvements along South Puget Drive of an 8-foot sidewalk, 8-foot planter strip with curb and gutter, including street lighting and two feet of right-of-way dedication. Prior to approval of final PUD approval, the Applicant shall incorporate these improvements into the final PUD plans or receive a modification from the street improvements standards. 24. All common area and open space shall be landscaped in accordance with the landscaping plan submitted by the Applicant and approved by the City; provided, that common open space containing natural features worthy of PRELIMINARY AND FINAL PUD - 29 0 0 1 preservation may be left unimproved. Prior to the issuance of any occupancy 2 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 3 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 4 security device. A security device for providing maintenance of landscaping 5 may be waived if a landscaping maintenance contract with a reputable landscaping firm licensed to do business in the City of Renton is executed and 6 kept active for a two (2) year period. A copy of such contract shall be kept on file with the Development Services Division. Landscaping shall be maintained 7 pursuant to requirements of RMC 4-4-070. 8 25. Prior to the issuance of any occupancy permits, all common facilities, including but not limited to utilities, storm drainage, streets, recreation facilities, etc., shall be completed by the developer or, if deferred by the 10 Planning/Building/Public Works Administrator or his/her designee, assured through a security device to the City equal to the provisions of RMC 4-9-060, 11 except for such common facilities that are intended to serve only future 12 phases of a planned urban development. All common facilities not dedicated to the City shall be permanently maintained by the planned urban 13 development owner, if there is only one owner, or by the property owners' association, or the agent(s) thereof. In the event that such facilities are not 14 maintained in a responsible manner, as determined by the City, the City shall 15 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 16 lien against each individual property. 17 EXPIRATION PERIODS: 18 Final PUD: 19 Expiration: The Applicant shall prepare and submit building permit applications which are 20 accepted as substantially complete to the Department of Community and Economic Development within six (6) months of the effective date of approval. The developer shall 21 complete the approved planned urban development or any phase thereof included in the 22 approved final plan within two (2) years from the date of the decision to approve the final plan by the Planning Director, unless a shorter time is designated. Failure to complete the planned 23 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 24 urban development. Failure to submit a new application or to complete the planned urban 25 development once construction has begun shall constitute abandonment of the planned urban development subject to subsection 1 of RMC Section 4-9-150. Expiration of any building permit 26 issued for a planned urban development shall be governed by the provisions of the applicable PRELIMINARY AND FINAL PUD - 30 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 Building Code. Construction of any portion of the planned urban development requires a current approved planned urban development and a current building permit. DATED this 1 Oth day of April, 2012. Isl Phil 01brechls (Signed original in official file) Phil A. Olbrechts City of Renton Hearing Examiner Appeal Right and Valuation Notices RMC 4-8-11O(E)(9) provides that the final decision of the hearing examiner is subject to appeal to the Renton City Council. RMC 4-8-110(E)(9) requires appeals of the hearing examiner's decision to be filed within fourteen (14) calendar days from the date of the hearing examiner's decision. A request for reconsideration to the hearing e examiner may also be filed within this 14 day appeal period as identified in RMC 4-8-110(E)(8) and RMC 4-8-100(G)(4). A new fourteen (14) day appeal period shall commence upon the issuance of the reconsideration. Additional information regarding the appeal process may be obtained from the City Clerk's Office, Renton City Hall — 7`h floor, (425) 430-6510. Affected property owners may request a change in valuation for property tax purposes notwithstanding any program of revaluation. PRELIMINARY AND FINAL PUD - 31 CITY OF RENTON DEPARTMENT OF COMMUNITY & ECONOMIC DEVELOPMENT MEMORANDUM Date: March 15, 2012 To: City Clerk's Office From: Stacy M Tucker Subject: Land Use File Closeout Please complete the following information to facilitate project closeout and indexing by the City Clerk's Office. Project Name: Heritage Hills Apartments PUD a LUA (file) Number: LUA-11-091, ECF, PPUD, FPUD { Cross -References: Heritage Hill II LUA97-072 AKA's: Project Manager: Vanessa Dolbee Acceptance Date: November 23, 2011 Applicant: Greg Sparhawk, Complete Construction Owner: Weidner Property Management Contact: Same as applicant PID Number: 2023059157 ERC Decision Date: February 27, 2012 ERC Appeal Date: March 16, 2012 Administrative Denial: Appeal Period Ends: ' Public Hearing Date: March 27, 2012 Date Appealed to HEX: By Whom: HEX Decision: Date: i Date Appealed to Council: By Whom: Council Decision: Date: Mylar Recording Number: Project Description: The applicant is requesting Environmental Review (SEPA), Preliminary and Final Planned Urban Development (PUD) for the construction of a 125,539 square foot, 75-unit apartment building. Location: 1250 S Puget Drive Comments: CITY OF RENTON DEPARTMENT OF COMMUNTY & ECONOMIC DEVELOPMENT - PLANNING DIVISION AFFIDAVIT OF SERVICE BY MAILING On the 16th day of March, 2012, 1 deposited in the mails of the United States, a sealed envelope containing Hearing Examiner Agenda and Report to the Hearing Examiner documents. This information was sent to: Name Representing Greg Sparhawk Applicant/Contact Weidner Property Management Owner (Signature of Sender): _ STATE OF WASHINGTON ) ss COUNTY OF KING ) certify that I know or have satisfactory evidence that Stacy M. Tucker signed this instrument and acknowledged it to be his/her/their free and voluntary act for the uses and purposes mentioned in the instrument. Dated: Notary (Print): My appointment expires: Heritage Hills Apartments PUD LUA11-091, ECF, PPUD, FPUD Notary Public in and for the State of Washington Denis Law Cl Mayor r _ k_ ri, Department of Community and Economic Development Alex Pietsch, Administrator March 16, 2012 Greg Sparhawk Complete Construction 9757 Juanita Drive NE #300 Kirkland, WA 98034 SUBJECT: Heritage Hills Apartments PUD LUA11-091, ECF, PPUD, FPUD Dear Mr. Sparhawk: This letter is to inform you that the appeal period ended March 16, 2012 for the Environmental Review Committee's (ERC) Determination of Non -Significance — Mitigated for the above -referenced project. No appeals were filed on the ERC determination therefore, this decision is final. The applicant must comply with all ERC Mitigation Measures outlined in the Report and Decisiondated February 27, 2012. Also, a Hearing Examiner Public Hearing has been scheduled for March 27, 2012, where additional conditions of approval may be issued. The applicant or representative(s) of the applicant are required to be present. Enclosed is a copy of the Preliminary Report to the Hearing Examiner for your review. If you have any questions, please feel free to contact me at (425) 430-7314. For the Environmental Review Committee, - rajw�—Dekep, Vanessa Dol bee Senior Planner Enclosure cc: Weidner Property Management / Owner(s) Renton City Hall • 1055 South Grady Way 9 Renton, Washington 98057 0 rentonwa.gov DEPARTMENT OF C&UNITY D City of AND ECONOMIC DEVELOPMENT QD HEARING EXAMINER PUBLIC HEARING March 27, 2012 AGENDA COMMENCING AT 1:00 PM COUNCIL CHAMBERS, 7TH FLOOR, RENTON CITY HALL The application(s) listed are in order of application number only and not necessarily the order in which they will be heard. Items will be called for hearing at the discretion of the Hearing Examiner. PROJECT NAME: Heritage Hills PUD PROJECT NUMBER: LUA11-091, ECF, PPUD, FPUD PROJECT LOCATION: 1250 S Puget Drive. PROJECT DESCRIPTION: The applicant is requesting Environmental Review (SEPA), Preliminary and Final Planned Urban Development (PUD) for the construction of a 125,539 square foot, 75-unit apartment building. The subject site is located at 1250 South Puget Drive and is zoned Commercial Arterial (CA). The site is 1.56 acres in size and contains 9,921 square feet of protected slopes. The proposed development would result in a density of 59.5 dwelling units per acre and no commercial component is proposed. Access to the site is proposed via the internal street system on the property to the north and all parking is proposed within an underground parking garage. A secondary gated emergency access point would be provided directly off of Puget Drive. The development would result in approximately 6,590 cubic yards of cut, and no fill. Minor grading work would extend off the subject site to the north onto Parcel No. 2023059118. Stormwater is proposed to be detained in two detention vaults located on site. The applicant provided a Stormwater Report, Traffic Analysis, and a Geotechnical Report with the application. Eight trees are located on the site, of which one is proposed to be retained. HEX Agenda 3-27-12_doc DEPARTMENT OF COMITY AND ECONOMIC DEVELOPMENT City of `,5 REPORT TO THE HEARING EXAMINER A. SUMMARYAND PURPOSE OF REQUEST: REPORT DATE: March 15, 2012 Project Name. Heritage Hills Apartments PUD Owner: Weidner Property Management, 9757 Juanita Drive NE, Suite 300, Kirkland, WA 98034 Applicant/Contact: Greg Sparhawk, Complete Construction, 9757 Juanita Drive NE Suite 300, Kirkland, WA 98034 File Number: LUA11-091, ECF, PPUD, FPUD Project Manager: Vanessa Dolbee, Senior Planner Project Description: The applicant is requesting Environmental Review (SEPA), Preliminary and Final Planned Urban Development (PUD) for the construction of a 125,539 square foot, 75-unit apartment building. The subject site is located at 1250 South Puget Drive and is zoned Commercial Arterial (CA). The site is 1.56 acres in size and contains 9,921 square feet of protected slopes. The proposed development would result in a density of 59.5 dwelling units per acre and no commercial component is proposed. Access to the site is proposed via the internal street system on the property to the north and all parking is proposed within an underground parking garage. A secondary gated emergency access point would be provided directly off of Puget Drive. The development would result in approximately 6,590 cubic yards of cut, and no fill. Minor grading work would extend off the subject site to the north onto Parcel No. 2023059118. Stormwater is proposed to be detained in two detention vaults located on site. The applicant provided a Stormwater Report, Traffic Analysis, and a Geotechnical Report with the application. Eight trees are located on the site, of which one is proposed to be retained. Project Location: 1250 South Puget Drive City of Renton Communih• and economic *opment Department � Report to the Hearing } xammer Heritage Hills ApartmentsPUD LUA11-091, F_CF PHUT), FN'I) PUBfJC Hh.,AR1NG DATI: Alarch 77, 2012 Page 2 of 32 Project Location Mop ON of.henton CommurnjA' and Economic �npment Department � Report u, the Hearin;; Examiner Heritage hills Apartments PLO L t,-if 11-091. ECF. PPUD.. FPUD Pl 'BLIC W ARIRG DATF March 27. 2012 Page 3 q02 B. HEARING EXHIBITS: Exhibitl: Neighborhood Map Exhibit 2: Topographic Survey Exhibit 3: Slope Analysis Exhibit 4: Architectural Site Plan Exhibit 5: Landscape/Tree Retention Plan Exhibit 6: Landscape/Tree Retention Legend and Calculation Exhibitl: Landscape/Tree Retention Notes and Details Exhibit 8: Grading Plan Exhibit 9: Drainage and Utility Plan Exhibit 10: Overall floor plans, sheet a2.01 Exhibit 11: Overall floor plans, sheet a2.03 Exhibit 12: Overall building elevations, west, sheet a4.01 Exhibit 13: Overall building elevations, west, sheet a4.02 Exhibit 14: Overall building elevations, south, sheet a4.03 Exhibit 15: Overall building elevations, east, sheet a4.04 Exhibit 16. Overall building elevations, east, sheet a4.05 Exhibit 17. Overall building elevations, north, sheet a4.06 Exhibit 18: PUD Compliance Statement Exhibit 19: Design District V Regulations Analysis Exhibit20: Geotechnical Report, Terra Associates, Inc. dated June 29, 2011 Revised January 9, 2012, 14 pages, 5 Figures, and 1 appendix. Exhibit21: Level 1 Downstream Analysis, TRIAD Associates, dated July 8, 2011, 10 pages and 3 appendices. Exhibit 22: Traffic Analysis, Transportation Engineering North West (TENW), dated August 24, 2011, 10 pages, 2 attachments, and a cover letter dated October 13, 2011. Exhibit23: Environmental "SEPA" Determination Exhibit24: Determination of Nan -Significance -Mitigated Mitigation Measures Exhibit 25: Proof of Notice of Application Mailing Exhibit 26: Agency Comments A. Plan Review Comments B. Community Services Comments C. Renton School District Comments D. Fire Department Comments City of Renton Cornmuniq�conomic Abopmeal Department Is Report to the Hearing Examiner Heritage Hills Apartments PUD LUA11-091, FC'F. PPUD. FPUD PLTL1C HEARING DATF Vareh 27. 2012 Page 4 of 32 C. GENERAL INFORMATION: 1. Owner of Record: Weidner Property Management 9757 Juanita Drive NE, Suite 300 Kirkland, WA 98034 2. Zoning Designation: Commercial Arterial (CA) 3. Comprehensive Plan Designation: Commercial Corridor(CC) 4. Existing Site Use: Vacant 5. Neighborhood Characteristics: North: Regency Woods Apartments (RMF zone) East: Heritage Hills Apartments (CA zone) South:Sunset Ridge Condominiums (RMF zone) West: Eagle Ridge Place, mixed use office and retail (CA zones) 6. Proposed Orientation: N/A 7. Site Area: 67,855 SF (1.56 acres) 8. Project Data: Proposed Building Area (gross): 125,539 SF D. HISTORICALfBACKGROUND: Action Land Use File No. Ordinance No. Date Annexation N/A 1871 03/08/1961 Comprehensive Plan LUA08-145 5501 11/25/2009 Zoning LUA08-145 5191 11/25/2009 E. PUBLIC SERVICES: I. Utilities: Water: Water service is provided by the City of Renton. There is an existing 8-inch water line on the north side of the property. There is also a 16-inch water line in S. Puget Drive. The project site is located in the 490-pressure zone. Static pressure is 80 psi. Fire flow in the from the 16-inch main in S. Puget Drive will provide approximately 5,000 gpm. Sewer: Sewer service is provided by the City of Renton. There is an existing 8-inch sanitary sewer line to the north side of the property. Surface Water Storm Water: There is a storm conveyance system in S. Puget Drive. 2. Streets: There is sidewalk, curb, gutter, and street lighting fronting the site in S. Puget Drive. 3. Fire Protection: City of Renton Fire Department 4. Cin, of Renton Commimin, and Economic ASopment Ileparrnrent i Report to the 13learin,K Examiner Herrloge Hills Aparrmenis PU-D LUAll-091. ECh'. PPL11). I•PU11 PUBLICHE'ARINCY DATE (arch 27.2012 Page 5 of 32 F. APPLICABLE SECTIONS OF THE RENTON MUNICIPAL CODE: 1. Chapter 2 Land Use Districts Section 4-2-020: Purpose and Intent of Zoning Districts Section 4-2-060: Zoning Use Table Section 4-2-120: Commercial Development Standards 2. Chapter 3 Environmental Regulations and Overlay Districts Section 4-3-050: Critical Areas Regulations Section 4-3-100: Urban Design Regulations 3. Chapter 4 Property Development Standards Section 4-4-030: Development Guidelines and Regulations Section 4-4-060: Grading, Excavation and Mining Regulations Section 4-4-070: Landscaping Section 4-4-080: Parking, Loading and Driveway Regulations Section 4-4-090: Refuse and Recyclables Standards Section 4-4-130: Tree Retention and Land Clearing Regulations 4. Chapter 6 Streets and Utility Standards Section 4-6-060: Street Standards S. Chapter 9 Procedures and Review Criteria Section 4-9-150: Planned Urban Development Regulations Section 4-9-250: Variances, Waivers, Modifications, and Alternates 6. Chapter 11 Definitions G. APPLICABLE SECTIONS OF THE COMPREHENSIVE PLAN. 1. Land Use Element — Residential Single Family 2. Community Design Element 3. Environmental Element H. DEPARTMENT ANALYSIS: 1. Pro'ect Description/Background The applicant is requesting review of both Preliminary and Final Planned Urban Development (PUD) for the construction of a 125,539 square foot, apartment building. The new 4-story apartment building would contain 75 units, consisting of a variety of studio, one bedroom and two bedroom units. All parking is proposed within a 75-stall two -level parking garage, which would be partially underground. Due to site topography a portion of the parking would be visible above ground. The apartment building would include such amenities as a fitness center, storage units, roof terrace and garden, and an outside courtyard. The proposed development would result in a density of 59.5 dwelling units per acre and no commercial component is proposed. The subject site is located at 1250 South Puget Drive. The site is designated as Commercial Corridor on the Comprehensive Pian Land Use Map and is zoned Commercial Arterial (CA), in addition to being located within the Urban Design District "D" Overlay. The site is 1.56 acres in size and contains 9,921 City of Renton C'ommuo n and Economic &opment Department Report to the Heoring Examiner Heritage Hills Apartments PUT) � UA11-091, F.0 r,, PPUD, FPUD NiBLIC HEARTVG DATE March 27, 2012 Page b of-?2 square feet of protected slopes. This vacant parcel contains 161 lineal feet of frontage along South Puget Drive, of which approximately 50 percent is comprised of protected slopes (slopes with a 40 percent grade or greater). The remainder of the 9,921 square feet of protected slopes is along the west property boundary between the strip commercial development and the proposed apartment building. To the north is an existing multi -family development located in the Residential Multi -family zone (RM-F). To the east is the currently developed Heritage Hills Apartments, located in both the CA and RM-F zones. In addition to the multi -family development a high voltage electric transmission line is located to the northeast of the subject site. To the south (across South Puget Drive) is a multi -family condominium development, zoned RM-F. Access to the proposed apartment building would be via the internal vehicular circulation system on the property to the north, Heritage Hills Apartments. The existing Heritage Hills Apartments gain access from along South Puget Drive. An extension to the existing Heritage Hills internal vehicular circulation system would be added to access the subject site along the north property line. A secondary gated emergency access point would be provided directly off of South Puget Drive. In addition to vehicular access the applicant is proposing to provide street improvements along South Puget Drive along with a pedestrian connection to the public sidewalk and to the apartment complex to the north. The development would result in approximately 6,590 cubic yards of cut, and no fill. Minor grading work would extend off the subject site to the north onto Parcel No. 2023059118. Stormwater is proposed to be detained in two detention vaults located on site. As identified on the City of Renton Sensitive Area Maps, the subject site contains "protected slopes", Low, Medium and High Landslide Hazard Area, and Medium Coal Mine Hazards. With the application the applicant submitted a Geotechnical Report, addressing the above mentioned geological hazards. The subject site is currently primarily vegetated with grasses and invasive species. Eight trees are located on the site, of which one is proposed to be retained. The applicant provided a landscaping plan with the application. Based on the provided plan the applicant would be planting 84 new trees, 550 shrubs, and groundcover grasses and small shrubs. Overall 16,452 square feet or 24 percent of the site would be landscaped. 2. Environmental Review Pursuant to the City of Renton's Environmental Ordinance and SEPA (RCW 43.21C, 1971 as amended), on February 27, 2012, the Environmental Review Committee issued a Determination of Non - Significance - Mitigated (DNS-M) for the Heritage Hills Apartments PUD. The DNS-M included 4 mitigation measures. A 14-day appeal period commenced on March 2, 2012 and ended on March 16, 2012. As of the date of this report no appeals of the threshold determination have been filed. 3. Compliance with ERC Conditions Based on an analysis of probable impacts from the proposal, the Environmental Review Committee (ERC) issued the following mitigation measures with the Determination of Non -Significance — Mitigated: Cih, of Renton Community and Economic 6opmeni Deparfinent is Deport to the Hearing Examiner Heritage.HdlsApartmenu PUD LUAI1-091, ECF, PPUD. ITUD PUBLIC ILEARi,VG D.9I E ,4farcFr 27. 2012 Page 7 o{ 32 1. The applicant shall comply with the recommendations found in the Geotechnical Report prepared by Terra Associates, Inc., dated June 29, 2011 (Revised January 9, 2012) that was submitted with the project application. Including but not limited to: a. The building foundations that parallel the slope crest shall be set back a minimum distance of ten feet from the face of the slope as measured from the edge of the footing at the bottom of footing elevation. This setback shall be shown on the site plan submitted with the building permit application. Compliance with this requirement would be reviewed and approved by the Building Plans Reviewer. b. A monitoring program should be implemented to verify the performance of the shoring system and possible excavation effects on adjacent properties. c. Excavating and grading should be completed between the end of April through the end of October or as approved by a Geotechnical Engineer or the Development Services Division, to reduce slope erosion. 2. The applicant shall pay a Parks impact/mitigation fee as required at the time of Construction Permit or Building Permit based on the codes in place at that time. 3. The applicant shall pay a traffic impact/mitigation fee as required at the time of Construction Permit or Building Permit based on the codes in place at that time. 4. The applicant shall pay a Fire impact/mitigation fee as required at the time of Construction Permit or Building Permit based on the codes in place at that time. 4. Staff Review Comments Representatives from various City departments have reviewed the application materials to identify and address issues raised by the proposed development. These comments are contained in the official file, and the essence of the comments has been incorporated into the appropriate sections of this report and the Departmental Recommendation at the end of the report. 5. Consistency with the Planned Urban Development Regulations a) Compliance with the Underlying Zoning Designation (Code provisions restricted from modification through the PUD process): The subject site is designated CA on the City of Renton Zoning Map. The proposed development would allow for a 75-unit apartment building on a 1.56 acre site. i. Use: A planned urban development may not authorize uses that are inconsistent with those allowed by the underlying zone. The applicant is proposing the development of an attached residential apartment complex without commercial space on the ground floor. Attached residential is permitted in the CA zone outside of the Employment Area Valley Compressive Plan land use designation. ii. Density: The number of dwellings units shall not exceed the density allowances of the applicable base zone. The CA zone allows a density range of 10 to 60 dwelling units per net acre. The proposed project would have a net density of 59.5 dwelling units per net acre and, therefore, complies with the density requirement. City of Kenton Communin , and Economic Sopnrent Department Report to the Heanng E:samrmer ITemage Hills Apartments PUD Lf.1.A11-091. F.CF M."D. 1-TUD R-WI 1C HEARfAl-Cy DATF. hfarch 27, 2N2 Page 8 of 32 bj Code Provisions That May Be Modified: In approving a planned urban development, the City may modify any of the standards of chapters 4-2 Zoning Districts -uses & Standards, 4-4 City -Wide Property Development Standards, and 4-7 Subdivision Regulations and RMC 4-6-060 Street Standards, except as listed above in subsection a). If all conditions of approval are complied with, the proposed Heritage Hills Apartments PUD complies with all the City of Renton's development regulations including: Chapters 4-2 Zoning Districts -uses & Standards, 4-4 City -Wide Property Development Standards, and RMC 4-6-060 Street Standards, with the exception of the requested modifications identified in Table A below. Table A REQUESTED MQDIFIC.ATIONS ,FROM RCNTQN MUNICIPAL CODE; ItMC: RMC # Required per RMC Requested Modification RMC 4-2-080 Conditions Associated With Zoning Use Tables, Note 18. Residential uses are only permitted within a structure containing commercial uses on the ground floor. Commercial space must be reserved on the ground floor at a minimum of thirty feet (30') in depth along any street frontage. Residential uses shall not be located on the ground floor, except for a residential entry feature linking the residential portion of the development to the street. Permit stand alone residential with units located on the ground floor. RMC 4-2-12OA: Maximum Front Yard 15 ft. 45 ft. Setback RMC 4-2-12OA: Maximum Building 50 ft., except 60 ft. for mixed use 60 ft for residential buildings. Height (commercial and residential) in the same building. RMC 4-3-100: Building Entries Minimum Standard; A primary entrance of each building shall be located on the facade facing a street, shall be prominent, visible from the street, connected by a walkway to the public sidewalk, and include human -scale elements. The front entry may be located on the east side of the building, due to the presence of protected slopes and lack of access from South Puget Drive. RMC 4-3-100: Structured Parkin Minimum Standard: Parkin Residential recreation center to Cif of Remora Comnrui7iiv mid Economrc o meat De artnierit Re orr to the Hearing Examiner Heritage HdlsApartmews PUD LUA11-091. ECF PPUR 1,T D PUBLIC HEARIAU DATF ,March 27. 2012 Page 9 of 32 Garages structures shall provide space for ground floor commercial uses along street frontages at a minimum of seventy five percent (75%) of the building frontage width. accommodate commercial frontage requirement. RMC 4-3-100: Pedestrian Amenities Minimum Standard: Provide Overhead weather protection in pedestrian overhead weather the form of awnings is only protection in the form of required over building entrances. awnings, marquees, canopies, or building overhangs. These elements shall be a minimum of 4-1/2 feet wide along at least 75 percent of the length of the building facade, a maximum height of 15 feet above the ground elevation, and no lower than 8 feet above ground level. RMC 4-3-100: Building Roof Lines Minimum Standard: Buildings Predominately flat roof with containing predominantly projected cornices. residential uses shall have pitched roofs with a minimum slope of one to four (1:4) and shall have dormers or interesting roof forms that break up the massiveness of an uninterrupted sloping roof. b% PUD Decision Criteria: i. Demonstration of Compliance and Superiority: Applicants must demonstrate that a proposed development is in compliance with the purposes of the PUD regulations and with the Comprehensive Pion, that the proposed development shall be superior to that which would result without a planned urban development, and that the development will not be unduly detrimental to surrounding properties. Comment: If the conditions of approval are met, the applicant will have demonstrated compliance with the PUD regulations and the Comprehensive Plan. The applicant will have demonstrated that the development is superior to that which would result without a PUD and will not be detrimental to surrounding properties. The development of this site as a PUD results in a superior design than would result by the strict application of the Development Standards for the following reasons: first, design and configuration of the subject site does not lend itself to a successful location for commercial development, Cq of Renion Community and Economic &opment Department � Report to the Hearing Examiner Heritage 11dIs Aparimenis PUD LUA11-091, ECF, MD. FPLD PU11L1C IIFARIA0 DATE h-fareh 2?, 2012 Page 10 of 32 without impacting the protected slopes. In order to make the side viable for commercial development, the protected slopes would need to be graded and direct access would need to be established off of South Puget Drive. In order to accomplish this there would be a combination of critical area impacts as well as traffic impacts. Second, the proposed design provides for a significant amount of landscaping and re -vegetation of the protected slopes that at one time was cleared. Third, the plan provides for both active and passive recreation significantly beyond the standard code requirements. The provided recreation areas would extend benefits beyond the proposed development to the existing development to the east. Finally, the applicant has provided for some low impact development techniques by utilizing grass cell paving for the emergency access lane. This proposed design can provide for the aforementioned amenities because of the modifications requested in Table A above. ii. Public Benefit: The applicants shall demonstrate that a proposed development will provide specifically identified benefits that clearly outweigh any adverse impacts or undesirable effects of the proposed planned urban development, particularly those adverse and undesirable impacts to surrounding properties, and that the proposed development will provide one or more of the following benefits than would result from the development of the subject site without the proposed planned urban development: ➢ Critical Areas: Protects critical areas that would not be protected otherwise to the some degree as without a planned urban development; or Natural Features: Preserves, enhances, or rehabilitates natural features of the subject property, such as significant woodlands, native vegetation, topography, or noncritical area wildlife habitats, not otherwise required by other City regulations; or ➢ Public Facilities: Provides public facilities that could not be required by the City for development of the subject property without a planned urban development; or Use of Sustainable Development Techniques: Design which results in a sustainable development, such as LEED certification, energy efficiency, use of alternative energy resources, low impact development techniques, etc.; or Overall Design: Provides a planned urban development design that is superior to the design that would result from development of the subject property without a planned urban development. A superior design may include the following: • Open Space/Recreation: (a) Provides increased open space or recreational facilities beyond standard code requirements and considered equivalent to features that would offset park mitigation fees in Resolution 3082; and (b) Provides a quality environment through either passive or active recreation facilities and attractive common areas, including accessibility to buildings from parking areas and public walkways; or + Circulation/Screening: Provides superior circulation patterns or location or screening of parking facilities; or 0.l - of Renton Comm!Tr anti Lconomic �apmenI De Report to 1he Hearing Examiner Herauge Hrlls.9partmenis PUD LU411-091, ECh, MID, FPUD PUBLIC HLARI,VG DATE ,l-farch 27.2012 Page 11 of 31 • Landscoping/Screening: Provides superior landscaping, buffering, or screening in or around the proposed planned urban development, or • Site and Building Design: Provides superior architectural design, placement, relationship or orientation of structures, or use of solar energy, or • Alleys: Provides alleys for proposed detached or attached units with individual, private ground related entries. Table B PUBLIC BEN EFIT`'PROVIDED: CRITICAL AREAS, USE OF SUSTAINABLE;�NI ,DEVELOPMENTTECIQUES . E & OVERA . D... LL `DESFGN CRITICAL AREAS: The site contains many geological hazards including protected slopes. The City's critical areas regulations do not permit development on protected slopes without a variance. The subject site contains protected slopes along the site frontage (South Puget Drive) and to the west towards the existing commercial area. The applicant's original proposal sought to gain a variance to remove these slopes. This proposal would provide for commercial development along the frontage of South Puget Drive. However, the subject proposal has eliminated this request and in turn has removed the commercial component resulting in the PUD application. Moreover, the subject proposal enhances the protected slopes by adding landscaping to an area that has historically been cleared. The addition of vegetation should improve the stability of the slope in the long term. In addition, the added landscaping along the west slope provides for additional screening between the commercial development to the west and the Heritage Hill Apartments. In order to preserve the protected slopes into the future, staff recommends as a condition of approval that the areas for protected slopes be placed in a Native Growth Protection Area (NGPA) using a method of creation identified within Renton Municipal Code 4-3-050E.4.c. prior to building occupancy. USE OF SUSTAINABLE DEVELOMENT TECHNIQUES: Along the east side of the proposed building is Road A an emergency access roadway. The applicant has proposed to develop a large portion of this roadway with grass cell paving. This type of paving system provides for infiltration of stormwater, in turn reducing stormwater runoff and pollution generating impervious services. This area doubles as a visual open space area to the residents of both the proposed apartment complex and the existing complex to the east. However, this concept has not been approved by the Fire Department. As such, staff recommends a condition of approval that the applicant receive approval of the grass cell paving system from the Renton Fire Department prior to building permit issuance. OVERALL DESIGN: 1, Open Space/Recreation: The applicant has provided a variety of recreation and open space throughout the development. The site has three outside open space areas; one is located in the southeast corner and is 1,071 square feet. This open space area not only would provide space for the residents of the proposed apartment complex but would be accessible to the existing development to the east, via a proposed new stairway connection between the two developments. The second location is in the southwest corner of the site and is 1,632 square feet. This area is located outside the indoor recreation space. The third location is in the northwest corner and is 1,852 square feet. Overall there is a total of 4,555 square feet of open Cin, of Renton Commumly and Economic pment Department a Report to the hearing Examiner Heritage Hills Apartments W1U Lt,�11i1-091. ECF. PPUD. FPUD PUBLIC HEARING DATE A9arrh 27, 2012 Page 12 q.02 space area provided. In addition, there is a 5,110 square foot pedestrian walkway that connects two of the open space areas. In addition to the open space area the applicant has proposed to provide a 8,175 square foot roof top terrace. This terrace would provide views of the Renton Valley and would include 3,500 square feet of landscaped planter area. The first floor of the proposed complex includes a recreation center for the development. This recreation center includes a swimming pool, hot tub, fitness room and restrooms. Overall the area is approximately 2,870 square feet. This area has been designed with two large garage doors along the south wall of the development, opening up to a grassy area (open space) just outside the recreation pool area. As such, on warm summer days, the pool could be an indoor/outdoor pool space for the residence to enjoy. This area would not only benefit the residents in the new Heritage Hills building but also the existing Heritage Hills development to the east. The two sites are connected by a pedestrian walkway providing access to the new recreation center. Furthermore, the applicant has proposed to "pave" the fire access road (identified as "Road A" herein) with grass cell paving. The grass cell paving will add to the appearance of open space along the east side of the development. This area would only be used for emergency access vehicular trips; as such this roadway would be minimally used. This area would add an additional 8,509 square feet of open space to the overall development. In total the development would have 29,219 square feet of open space and recreation area. Which far exceeds the minimum code requirement of 50 square feet per unit (50 SF x 75 units = 3,750 5F). 2. Site and Building Design: The building has been designed to be complimentary to the existing apartment building to the east in both character and scale. The goal is for the proposed building to feel as though it is a part of the same project as the existing Heritage Hills apartments. Moreover, the proposed development is consistent with the surrounding land uses in the area in both size and scale blending into the surrounding community. The overall design of the building includes modulation both horizontal and vertical, visually reducing the bulk and scale of the building. The applicant has proposed to use a variety of materials including hardi panel siding and narrow and wide hardi siding. The applicant did not provide a materials board or proposals for paint color, as such staff cannot determine if each material type will be visually different in color or all painted the same color. In order to determine if the variety of siding truly breaks up the bulk of the building, material colors would need to be provided. As such staff recommends a condition of approval that the applicant provide color elevations to be reviewed and approved by the Current Planning Project Manager prior to building permit issuance. 3. Landscaping/Screening: The proposed landscape plan for the entire site is superior to what would be required by Renton's Municipal Code, as discussed above under "Critical Areas, Sustainable Development Techniques and Overall Design sub -section 1. Open Space/Recreation". The proposed landscaping along the west side of the development would provide screening for the residents and the pedestrian walkway as well as increase slope stability. The proposed planting plan consist of local varieties of plant such as Douglas Fir, vine maples, serviceberry trees and pink rugosa rose, witch hazel, King Edward Flowering Currant ('it1• of Renton Communiry and Economic &opmeW Department Rcport to Me Ifearing Examwer Heritage HiRs Aparimenis PUD T I.UA11-041, FC]" PNIII), FPUD PUBLIC 11LAR1NG D_4TE Afarch 27, 2012 Page 13 of 32 and more. The applicant has indicated that invasive species that currently occupy the hillside would be removed and replaced with the aforementioned plantings. iii. Building and Site Design: Perimeter: Size, scale, mass, character and architectural design along the planned urban development perimeter provide a suitable transition to adjacent or abutting lower density/intensity zones. Materials shall reduce the potential for light and glare. Comment: As mentioned above, the proposed building has been designed in a manner to be similar in scale and massing to the existing apartment building to the east. Furthermore, the surrounding area in both the north and south directions are developed with similar style, scale, and character of development as the proposed building. The adjacent zones are both CA and RMF, which provide for multi -family opportunities and have been developed as such. Moreover, the new development fits into the existing developed fabric of the neighborhood. The provided additional landscaping along the west side of the development provides a screen from the lower intensity residential development proposed on the subject site to the existing commercial development located to the west. The building is proposed to be sided with hardi siding, which is non -reflective reducing glare. Each unit would have windows, which could slightly reflect light from the building but not to an extent beyond any typical multi -family development. Interior Design: Promotes a coordinated site and building design. Buildings in groups should be related by coordinated materials and roof styles, but contrast should be provided throughout a site by the use of varied materials, architectural detailing, building orientation or housing type. Comment: As mentioned above in Table B, the proposed building has been designed to be complimentary to the existing apartment building to the east in both character and scale. The goal is for the proposed building to feel as though it is a part of the same project as the existing Heritage Hills apartments. The applicant has indicated that the proposed materials and roof styles are intend to be similar to the existing Heritage Hills development resulting in a cohesive apartment complex when completed. iv. Circulation: Provides sufficient streets and pedestrian facilities: The planned urban development shall have sufficient pedestrian and vehicle access commensurate with the location, size and density of the proposed development. All public and private streets shall accommodate emergency vehicle access and the traffic demand created by the development as documented in a traffic and circulation report approved by the City. Vehicle access shall not be unduly detrimental to adjacent areas. Comment: Vehicular access to the proposed apartment building would be via the internal vehicular circulation system on the property to the east, Heritage Hills Apartments. The existing Heritage Hills Apartments gain access from South Puget Drive. An extension to the existing Heritage Hills internal vehicular circulation system would be added to access the subject site along the north property line. As proposed City ojRemone Communi , at7d F_conomre Sopment Depar iment Rapon to the Heuriny Exununer Heritage Hi11s.4parlmentsPUD LU411-091, ECF, PPVR F'PCi17 PUBLIC HEARI-VG D.47E March 27, 2012 Page 14 of 32 the extension of the internal circulation system would impact two parcels under the ownership of Puget Sound Energy (202305-9016 and 202305-9013) and a portion of the Thunderhill Condominium property (864411-0000) in addition to the existing Heritage Hills development. The current access and some surface parking for the existing Heritage Hills site is through/on the Puget Sound Energy property. With the application, the applicant submitted draft legal documents proposing a 24-foot wide easement for ingress, egress and construction and maintenance of the proposed access road on all three aforementioned parcels. To ensure that vehicular access is maintained for the proposed development, staff recommends as a condition of approval that the applicant finalize and record the access easement documents prior to building permit issuance. A secondary gated emergency access point would be provided directly off of South Puget Drive to accommodate emergency vehicles. However, emergency access roadways shall not exceed 15% grade. The applicant did not provide a road profile to determine the grade of the emergency access roadway. As such, staff recommends as a condition of approval that the applicant either design the roadway to not exceed 15% grades, or request a variance for a steeper grade then 15%. The variance approval shall be received from the Renton Fire Department prior to building permit issuance. The applicant submitted with the application a Traffic Analysis, prepared by Transportation Engineering North West (TenNW), dated August 25, 2011. The study concludes that the proposed development is expected to have an insignificant impact on LOS and queuing at this location. Therefore, the existing street system would accommodate the traffic demand created by the development and would not be unduly detrimental to adjacent areas. In addition to vehicular access the applicant is proposing to provide street improvements along South Puget Drive along with a pedestrian connection to the public sidewalk and to the apartment complex to the north. However, the proposed site plan does not reflect the required street improvements of an 8-foot sidewalk, 8- foot planter strip with curb and gutter, including street lighting and two feet of right-of- way dedication. The applicant is required to provide these improvements or receive a modification from the street improvements standards. Additional pedestrian circulation is provided by onsite sidewalks along both the east and west side of the building. These walkways almost create a looped walking system around the development with a few minor breaks. In order to improve pedestrian connections throughout the site staff recommends a condition of approval that the walkway from the southwest open space be connected to the lobby and sidewalk along Road A and the exit door from the elevator located on the southeast of the building be connected to the sidewalk along Road A. At the north end of the development the applicant shall provide additional sidewalk or pedestrian pathways to connect the pedestrian circulation system around the entire site. The applicant shall update the site plan to reflect the required additional pedestrian connections, which shall be reviewed and approved by the Current Planning Project Manager prior to construction permit issuance. On of Renton Communify and F_conomic J&pnrent Department Report to the [leaping Faammer Heritage 11ills,4partmentsPUD LUA11-091, ECF. PPtD, CPLD PL'RUC 11F.ARI.l'G DATE March 27. 2012 Page 15 of 32 Promotes safety: Promotes safety through sufficient sight distance, separation of vehicles from pedestrians, limited driveways on busy streets, avoidance of difficult turning patterns, and minimization of steep gradients. Comment: Based on the provided Traffic Impact Analysis, no safety concerns were identified. However, the applicant has avoided many potential safety issues by providing access through the existing Heritage Hills Apartments to the east instead of directly off of South Puget Drive at the same location as the Emergency Access Roadway. The design and layout of the site limits vehicular access, with the exception of Emergency Vehicle Access, to the north end of the site. This design provides sufficient separation between vehicles and pedestrians particularly near the sidewalk and open space areas. Provision of a system of walkways: walkways that tie residential areas to recreational areas, transit, public walkways, schools, and commercial activities. Comment: See "Section iv. Circulation, Subsection: Provide Sufficient Streets and Pedestrian Facilities" above. The street frontage improvements along South Puget Drive and internal to the site provide a pedestrian connection to the commercial development directly west of the site and access to additional commercial development in the area. South Puget Drive contains a Metro transit stop providing public transit to the development. Provides safe, efficient access for emergency vehicles: Comment: If the roadways are designed per code standards, the development would provide safe, efficient access for emergency vehicles. See "Section iv. Circulation, Subsection: Provide Sufficient Streets and Pedestrian Facilities" V. Infrastructure and Services: Provides utility services, emergency services, and other improvements, existing and proposed, which are sufficient to serve the development. Comment: Water and sanitary sewer service for the development would be provided by the City of Renton. See "Section E. Public Services" for existing utilities on and around the site. The applicant has proposed to connect to this existing 8-inch water line and the fl- inch sanitary sewer line located on the north side of the property to serve the development. Based on the provided utilities plans and the existing infrastructure in the area, the development would be provided with sufficient services. Fire protection would be provided by the City of Renton Fire Department. Sufficient resources exist to furnish services to the proposed development; subject to the condition that the applicant provides Code required improvements and fees. New impervious surfaces would result in surface water runoff increases. The applicant submitted a Preliminary Drainage Report ("Drainage Report") with the project application (Exhibit 21). The existing site is made up of two separate threshold discharge areas identified as area #1 and area #2 herein (Exhibit 21). For storm water detention and water quality treatment, the applicant has two separate proposals for area #1 and area #2. Under developed conditions, the applicant proposes to discharge runoff from area #1 into two detention vaults. Vault 1 would be 13 feet by 98 feet, providing detention only Crh• of Renton Comrxtanify and Economic Jeopmew Department Report to the Hearing Examiner Heritage Hills Apartments PUD LU.111-091, ECF, PPUD. FPUD PUBLIC HE.4R1N_G DAP-. Alarch 27. 2012 Page 16 of32 for the new buildings rooftop. Vault 1 is proposed to only provide detention and no water quality treatment, as the rooftop is a non -pollution generating surface. Vault 2 would be 10 feet by 100 feet and would incorporate dead storage creating a combined detention and wetvault facility. Vault 2 would provide water quality treatment and detention for the remainder of area #1 including pavements and landscaping. Under the developed conditions the applicant proposes to maintain the existing sheet flow directly towards 5 Puget Dr. for area #2. The Drainage Report concludes that flow control is waived for area #2. However, an oil/water separator would be provided in an onsite catch basin to provide spill control. In addition to the vaults the applicant has included a permeable paver system and a green roof system to reduce or control surface runoff. The proposed infrastructure and services are sufficient to serve the proposed development. vi. Clusters or Building Groups and Open Space: An appearance of openness created by clustering, separation of building groups, and through the use of well -designed open space and landscaping, or a reduction in amount of impervious surfaces not otherwise required. Comment: The subject site is long and narrow and constrained by protected slopes. The presence of protected slopes limits the development location preserving a portion of the site in open space. In addition to the slope preservation and landscaping the applicant has integrated open space and landscaping around the entire development providing the appearance of openness when viewing the outside from each unit. As the development only consists of one building, clustering and/or building groups do not apply to this site. However, the applicant's goal is to create a cohesive development between the existing Heritage Hills and the new building. The applicant has proposed "open space" between the existing and new buildings by providing grass cell paving along Road A. In addition to providing an open space feel this type of road treatment will reduce the amount of impervious surface throughout the development. vii. Privacy and Building Separation: Provides internal privacy between dwelling units, and external privacy for adjacent dwelling units. Each residential or mixed use development shall provide visual and acoustical privacy for dwelling units and surrounding properties. Fences, insulation, walks, barriers, and landscaping are used, as appropriate, for the protection and aesthetic enhancement of the property, the privacy of site occupants and surrounding properties, and for screening of storage, mechanical or other appropriate areas, and for the reduction of noise. Windows are placed at such a height or location or screened to provide sufficient privacy. Sufficient light and air are provided to each dwelling unit. Comment: The proposed development would be designed to building code standards for multi -family construction. Each unit would have a separate interior entrance with insulated walls separating the units. All units would have access to light and air, as each unit contains a balcony and windows. Some units along the west side of the building would also have views of the Renton Valley area. The applicant has indicated in the provided "PUD Compliance Statement" (Exhibit 18) that ground floor units would be provided with privacy fencing and small private patios. In addition, the applicant has indicated that all units are rented with blinds for shading and privacy. City ojRenton CO7W?Wnft}' mad Economic 10opmem Department Report io the Hearing Examiner Heritage 110s.4partmenis PUD LUAII-041. ECF. PPUD. fPUD PUBLIC 11LARIA'G DAZE" Alarch 27, 2012 Page 17 of 32 As mentioned above the proposed landscaping along the west side of the development would provide screening from the commercial development located to the west. In addition, the applicant has proposed a 15-foot wide landscape buffer along the north property line and additional landscaping between the development and South Puget Drive providing some screening to the units located on the south side of the building. The applicant did not provide details of roof mounted equipment and/or screening identified for such equipment. As such, staff recommends a condition of approval that the applicant provide a detailed plan set identifying the location and screening provided for roof mounted equipment. However, the applicant has identified that refuse and recycling would be provided in the underground parking garage. Due to its internal location the refuse and recycling would be screened from all surrounding properties. viii. Building Orientation: Provides buildings oriented to enhance views from within the site by taking advantage of topography, building location and style. Comment: The proposed building is oriented to enhance view from the site to the Renton Valley (west). Most units would have a view to the west, however some ground floor units and units located on the east side of the building would not have access to such view from their unit. In order to provide view opportunities to all residents, the applicant has proposed to develop a roof top terrace that would be accessible to all units in the subject building and the exiting Heritage Hills apartment to the east. ix. Parking Area Design: Design: Provides parking areas that are complemented by landscaping and not designed in long rows. The size of parking areas is minimized in comparison to typical designs, and each area related to the group of buildings served. The design provides for efficient use of parking, and shared parking facilities where appropriate. Comment: The required parking is proposed to be located within an internal parking garage, located on two levels. Due to site topography a portion of the parking garbage is above ground and a portion is located underground. In order to screen those portions of parking garage that are above ground the applicant has proposed landscaping along these areas. however, based on the provided elevations and landscaping plan there are portions of the garage that have not received a screening treatment. Some of these portions are located on the second level, where landscaping would be a practical way to screen the garage. All portions of the garage that are visible from above ground should be screened from view in order to provide a quality pedestrian environment around the development and increase the aesthetic quality of the building to the site and to surrounding sites. As such, staff recommends as a condition of approval that the applicant provide an updated landscaping plan identifying landscape screening around all portions of the above ground garage and updated elevation drawings identifying screening for those portions of the parking garage located two stories up. The parking garage screening plan shall be reviewed and approved by the Current Planning Project Manager prior to building permit issuance. 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. Cay of Reruon Community' and Economic. Oopn¢ent Department 42 Report io the hearing Lxaminer Heritage Hills Aparrments PUD Ll,1A11-091. F('F. I'PUD. iYUD Pt;BLIC HC.4RI.-,\'G D,4TE,March 27. 2012 Page 18 of s2 Comment: Parking regulations require a minimum of 1.0 to a maximum of 1.75 parking spaces per unit. The applicant has proposed to provide 75 parking spaces for 75 units, meeting the minimum parking requirement by code. In parking lots with 51— 75 parking stalls 3 ADA parking stall are required. The applicant has proposed to provide the three required ADA parking stalls. Aisle widths in the parking garage meet the minimum width standard of 24 feet. On parking level bl, 5 parking stalls are accessed via a 21' 2" drive aisle. The 21-foot wide drive aisle should provide sufficient back out space as there are no parking spaces on the other side of the parking garage from these 5 spaces. Parking was not addressed in the provided traffic study, however the applicant has designed the parking to meet code standards and therefore should be sufficient to meet the parking demand created by the development. Bicycle parking is required for multi -family developments at a ratio of 0.5 spaces per unit. The proposed 75 unit development is required to provide 38 bicycle parking spaces designed consistent with RMC 4-4-080F.11.c. The applicant did not provide bicycle parking, as such staff recommends as a condition of approval that the applicant provide a bicycle parking plan consistent with RMC 4-4-080F.11.c to the Current Planning Project Manager for review and approval prior to building permit issuance. X. Phasing: Each phase of the proposed development contains the required parking spaces, open space, recreation spaces, landscaping and utilities necessary for creating and sustaining a desirable and stable environment, so that each phase, together with previous phases, can stand alone. Comment: The applicant has not proposed to phase the subject development. As such, this criterion does not apply. xi. Development Standards Common Open Space Standard: Open space shall be concentrated in large usable areas and may be designed to provide either active or passive recreation. Requirements for residential developments are described below. Attached Housing Developments: shall provide a minimum area of common space or recreation area equal to fifty (50) square feet per unit. The common space area shall be aggregated to provide usable area(s) for residents. The location, layout, and proposed type of common space or recreation area shall be subject to approval by the Reviewing Officiol. The required common open space shall be satisfied with one or more of the elements listed below. The Reviewing Official may require more than one of the following elements for developments having more than one hundred (100) units. (a) Courtyards, plazas, or multipurpose open spaces; (b) Upper level common decks, patios, terraces, or roof gardens. Such spaces above the street level must feature views or amenities that are unique to the site and provided as an asset to the development; (c) Pedestrian corridors dedicated to passive recreation and separate from the public street system; (d) Recreation facilities including, but not limited to: tennis/sports courts, swimming pools, exercise areas, game rooms, or other similar facilities; or OA- of Renton Communio, and Economic iopment Department 10 Rcporf Io fhe Hearing Examiner Herilage Hills Apartments PUD I.UAN-041, FCF, PPU17, FPUIJ PUBLIC HEARING DATE,4larch 27. 2012 Page 19 of 32 (e) Children's play spaces. ii. Required landscaping, driveways, parking, or other vehicular use areas shall not be counted toward the common space requirement or be located in dedicated outdoor recreation or common use areas. iii. Required yard setback areas shall not count toward outdoor recreation and common space unless such areas are developed as private or semi -private (from abutting or adjacent properties) courtyards, plazas or passive use areas containing landscaping and fencing sufficient to create a fully usable area accessible to all residents of the development. iv. Private decks, balconies, and private ground floor open space shall not count toward the common space/recreation area requirement. Comment: The proposed development would contain 75 units, which would result in a minimum requirement of 3,750 square feet (75 units x 50 SF = 3,750 SF) of common open space. The applicant has provided approximately 20,710 square feet of common open space in the form of a recreation center, roof top terrace, and three separate open space lawn/plaza areas. This exceeds the minimum requirement by 16,960 square feet. Private Open Space: Each residential unit in a planned urban development shall have usable private open space (in addition to parking, storage space, lobbies, and corridors) for the exclusive use of the occupants of that unit. Each ground floor unit, whether attached or detached, shall have private open space which is contiguous to the unit. The private open space shall be well demarcated and at least fifteen feet (15') in every dimension (decks on upper floors can substitute for the required private open space). For dwelling units which are exclusively upper story units, there shall be deck areas totaling at least sixty (50) square feet in size with no dimension less than five feet (5). Comment: Each unit would have either a private balcony or patio for the exclusive use of the occupants of that unit. The ground floor units currently have a 4' x 10' (40 square feet) patio area for each unit. This area does not meet the minimum requirement of 15' in every dimension. As proposed the upper -story units would each have a 4' x 10' (40 square foot) private deck. As proposed the private decks do not meet the minimum standard of 60 square feet with no dimension less than 5 feet. As such, staff recommends a condition of approval that the applicant provide revised floor plans identifying compliance with the private open space standard. Installation and Maintenance of Common Open Space: All common area and open space shall be landscaped in accordance with the landscaping plan submitted by the applicant and approved by the City. Comment: Prior to the issuance of 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 2 years thereafter prior to the release of the security device. A security device for providing maintenance of landscaping may be waived if a landscaping maintenance contract with a reputable landscaping firm licensed to do business in the City of Renton is executed and kept active for a 2 year period. A copy of such contract shall be kept on file with the Planning Division. On of Kennon Communal, rend Economic Sopment Department Repore to the Ifearing Eraminer Heritage Hilis Apartments PUD I,iiA11-091. 1:CF.. PPUD. 7-PUD PUBLIC IIEARJAVG DATE March 27, 2012 Page 20 of 32 Installation and Maintenance of Common Facilities: All common facilities not dedicated to the City shall be permanently maintained by the planned urban development owner by the property owners' association or the agent(s) thereof. Comment: Based on the proposed application the only area to be dedicated to the City is the required right-of-way. As such all other facilities shall be permanently maintained by the property owner. c) Compliance with the Underlying Zoning Designation: See Consistency with the Planned Urban Development Regulations and Table A. Any development standard that has either been requested for modification via the PUD application or addressed for compliance with the code in section "b) PUD Decision Criteria" above are not addressed below. i. Lot Coverage — The CA zone allows a maximum building coverage of 65 percent, or 75 percent if parking is provided within a building or within an on -site parking garage. Based on the provided information the building would have a footprint of 25,198 square feet on a site that is 67,855 square feet in area, which would result in a building coverage of of 35.66 percent, which is within in the allowable range for building coverage for the CA zone. ii. Setbacks — The CA zoning designation would require a minimum front yard setback of 10 feet which may be reduced to zero feet during the site plan development review process and a maximum front yard setback of 15 feet. See Table A for requested modification. No other side or rear setbacks are required. iii. Landscaping — The CA zone requires a 10-foot landscape strip along the street frontage, except where reduced through the site plan development review process. The landscaping requirements apply to the subject site's South Puget Drive frontage. A conceptual landscape plan was submitted with the project application. Based on the provided landscape plan, the applicant has proposed landscaping along this frontage for approximately 50 percent of the frontage landscape strip and has proposed to leave the existing vegetation for the remaining 50 percent of the frontage. As such, the proposed landscape plan would not comply with the minimum standard for street frontage landscaping, therefore staff recommends a condition of approval that the applicant provide an updated landscape plan that complies with the minimum street frontage landscaping standard. The landscaping proposed along the frontage consists of a variety of trees, shrubs, and ground cover. Including but not limited to Greenspire linden, Incense Cedar, and Monarch birch trees, Spring Bouquet Viburnum, Pink rugosa roase, White rockrose, and smoke tree shrubs, and a ground cover of Periwinkle. When a Commercial Zoned Lot or Use is Abutting a Residential Zone: A fifteen -foot (15') wide partially sight -obscuring landscaped visual barrier, or ten -foot (10') wide fully sight - obscuring landscaped visual barrier, is required along the common property line. The applicant has proposed to provide a 15-foot wide partial site obscuring landscape buffer along the north property line abutting the RMF zoned parcel. Such landscaping is required to be at minimum, six feet high at maturity and at least fifty percent (50%) sight -obscuring. The proposed landscape buffer consists of a variety of shrubs, which would meet the minimum height requirement and would provide quality screening. However, a portion of the buffer located in the northwest edge is comprised only of Compact Oregon grape and City of Renton Communhl , and Economic eopment Department Report in the ilearing Examiner Heritage Hills Apartments NO LLAI1-091, CCF, PPUD, P-PUD PUBLIC HF,RRIN6 DATL Afarch 27, 2012 Page 21 of 32 groundcover. Compact Oregon grape has a maturity height of 2 — 3 feet which would not meet the minimum standard. As such, staff recommends as a condition of approval that the applicant amend the landscape plan to reflect plants with a maturity height of 6-feet for the entire length of the required 15-foot buffer area. Underground sprinkler systems are required to be installed and maintained for all landscaped areas. The sprinkler system shall provide full water coverage of the planted areas specified on the plan. A detailed landscape plan and irrigation plan will need to be submitted at the time of building permit review. iv. Refuse and Recyclable Deposit Areas — The City's refuse and recyclable standards for multi- family developments require a minimum of 1-1/2 square feet per dwelling unit for recyclables deposit areas and a minimum of 3 square feet per dwelling unit shall be provided for refuse deposit areas. A total minimum area of 80 square feet shall be provided for refuse and recyclables deposit areas. The applicant has proposed to provide both recyclable and refuse deposit areas in the parking garage. This area is identified as 650 square feet. Based on 75 units 112.50 square feet would be required for recyclables and 225 square feet would be required for refuse, as such the 650 square feet proposed would exceed the minimum standards for refuse and recycling. The applicant has indicated that garbage chutes would be provided for convenience to the residents. When refuse or recyclable containers are located within a building, then the space which these facilities utilize as well as parking space for refuse/recyclable container -towing vehicles must be clearly shown on plans submitted to the City. Additionally, an exterior space must be provided to accommodate the container(s) on refuse/recyclable pick-up days. The applicant did not indicate how and/or where refuse and recycling would be accommodated on pick-up days or if a container -towing vehicle would be provided or needed. As such, staff recommends as a condition of approval that the applicant provide the Current Planning Project Manager a refuse and recycle plan for review and approval prior to building permit issuance. V. Access - A connection shall be provided for site -to -site vehicle access ways, where topographically feasible, to allow a smooth flow of traffic across abutting CA parcels without the need to use a street. Access may comprise the aisle between rows of parking stalls but is not allowed between a building and a public street. The applicant has provided internal access between the CA zoned property to the east. Due to the protected slopes to the west, no internal connection is proposed. vi. Review of Compliance to District D Design Guidelines; The site is located within Design District V. The proposed project must meet the intent of the Design Regulations where the regulations are applicable. As demonstrated in the table below the proposal meets the intent of the Design Regulations on the basis of individual merit if all L.UIIUILIVIIS VI dUUIUVdI dIC 11MM. A. SITE DESIGN AND BUILDING LOCATION: Intent: To ensure that buildings are located in relation to streets and other buildings so that the Vision of the City of Renton can be realized for a high -density urban environment; so that businesses enjoy visibility from public rights -of -way; and to encourage pedestrian activity throughout the district. 1. Site Design and Street Pattern: Intent: To ensure that the City of Renton Vision can be realized within the Urban Center Districts; plan districts City of Renton Comm n2ifi and Fxonornic 4vpment Department Report to the Hearing Examiner Heritage Hi11s.4payonentsPUD LU111-09L FCF. PPUD. FPUD PUBLIC HE,4R1NG IM fF Alareh 21, 2012 Page 22 of 32 that are organized for efficiency while maintaining flexibility for future development at high urban densities and intensities of use; create and maintain a safe, convenient network of streets of varying dimensions for vehicle circulation; and provide service to businesses_ Minimum Standard: Provide a network of public and/or private local streets in addition to N/A public arterials. Minimum Standard: Maintain a hierarchy of streets to provide organized circulation that N/A promotes use by multiple transportation modes and to avoid overburdening the roadway system. The hierarchy shall consist of (from greatest in size to smallest): (a) High Visibility Street. A highly visible arterial street that warrants special design treatment to improve its appearance and maintain its transportation function. (b) Arterial Street. A street classified as a principal arterial on the City's Arterial Street Plan. (c) Pedestrian -Oriented Streets. Streets that are intended to feature a concentration of pedestrian activity. Such streets feature slow moving traffic, narrow travel lanes, on -street parking, and wide sidewalks. (d) internal or local roads (public or private). 2. Building Location and Orientation: Intent: To ensure visibility of businesses, establish active, lively uses along sidewalks and pedestrian pathways; organize buildings in such a way that pedestrian use of the district is facilitated; encourage siting of structures so that natural light and solar access are available to other structures and open space; enhance the visual character and definition of streets within the district; provide an appropriate transition between buildings, parking areas, and other land uses and the street; and increase privacy for residential uses located near the street. Minimum Standard: The availability of natural light (both direct and reflected) and direct sun ✓ exposure to nearby buildings and open space (except parking areas) shall be considered when siting structures. ✓ Minimum Standard: Orient buildings to the street with clear connections to the sidewalk. ✓ Minimum Standard: The front entry of a building shall be oriented to the street or a landscaped pedestrian -only courtyard. Minimum Standard: Buildings with residential uses located at the street level shall be: J a. Set back from the sidewalk a minimum of ten feet (10') and feature substantial landscaping between the sidewalk and the building (illustration below); or b. Have the ground floor residential uses raised above street level for residents' privacy 3. Building Entries: Intent: To make building entrances convenient to locate and easy to access, and ensure that building entries further the pedestrian nature of the fronting sidewalk and the urban character of the district. Minimum Standard: A primary entrance of each building shall be located on the facade facing See Table A a street, shall be prominent, visible from the street, connected by a walkway to the public sidewalk, and include human -scale elements. Minimum Standard: Building entries from a street shall be clearly marked with canopies, architectural elements, ornamental lighting, or landscaping and include weather protection at least four and one-half feet (4-1/2') wide. Buildings that are taller than thirty feet (30') in height shall also ensure that the weather protection is proportional to the distance above Partial ground level. Compliance Staff Comment: A canopy is proposed to be provided at the lobby entrance, however not enough information was provided to determine if the canopy is 4.5 feet wide. As such, the applicant shall provide a detail of the canopy for review and approval by the Current Planning Project Manager prior to building permit issuance. Minimum Standard: Features such as entries, lobbies, and display windows shall be oriented J to a street or pedestrian -oriented space; otherwise, screening or decorative features should be incorporated. Minimum Standard: Multiple buildings on the same site shall provide a continuous network N/A of pedestrian paths and open spaces that incorporate landscaping to provide a directed view to building entries_ Minimum Standard: Ground floor units shall be directly accessible from the street or an open Partial space such as a courtyard or garden that is accessible from the street. Compliance Staff Comment: Ground floor units all are fronting either a pedestrian: walkway or the City of Renion Communny and Economic oprneni Department Re orl to the Hearing Examiner Heritage Hills Apartments PUD LUAl i-091. E'CF. PPUD, FPUD PURI.IC HF,ARING DATE ,March 27. ?012 Page 13 of'32 emergency access roadway, which is to be developed with grass cell paving creating a courtyard or garden feel. Each unit would have a patio facing these spaces. Access could be provided to these units, however not enough information was provided to determine if this access would be provided. As such, staff recommends as a condition of approval that the applicant provide detailed drawings for the ground floor units, showing how access would be provided to the units from the exterior space. 4. Transition to Surrounding Development: Intent: To shape redevelopment projects so that the character and value of Renton's long-established, existing neighborhoods are preserved. ✓ Minimum Standard: At least one of the following design elements shall be considered to promote a transition to surrounding uses: a. Building proportions, including step -backs on upper levels in accordance with the surrounding planned and existing land use forms; or b. Building articulation to divide a larger architectural element into smaller increments; or; c. Roof lines, roof pitches, and roof shapes designed to reduce apparent bulk and transition with existing development Additionally, the Administrator of the Department of Community and Economic Development or designee may require increased setbacks at the side or rear of a building in order to reduce the bulk and scale of larger buildings and/or so that sunlight reaches adjacent and/or abutting yards.. 5. Service Element Location and Design: Intent: To reduce the potential negative impacts of service elements (i.e., waste receptacles, loading docks) by locating service and loading areas away from high -volume pedestrian areas, and screening them from view in high visibility areas. Minimum Standard: Service elements shall be located and designed to minimize the impacts +f on the pedestrian environment and adjacent uses. Service elements shall be concentrated and located where they are accessible to service vehicles and convenient for tenant use. Minimum Standard: In addition to standard enclosure requirements, garbage, recycling N/A collection, and utility areas shall be enclosed on all sides, including the roof and screened around their perimeter by a wall or fence and have self -closing doors. N/A Minimum Standard: Service enclosures shall be made of masonry, ornamental metal or wood, or some combination of the three (3). Minimum Standard: If the service area is adjacent to a street, pathway, or pedestrian - N/A oriented space, a landscaped planting strip, minimum 3 feet wide, shall be located on 3 sides of such facility. 6. Gateways: Not Applicable B. PARKING AND VEHICULAR ACCESS: Intent: To provide safe, convenient access to the Urban Center and the Center Village; incorporate various modes of transportation, including public mass transit, in order to reduce traffic volumes and other impacts from vehicles; ensure sufficient parking is provided, while encouraging creativity in reducing the impacts of parking areas; allow an active pedestrian environment by maintaining contiguous street frontages, without parking lot siting along sidewalks and building facades; minimize the visual impact of parking lots; and use access streets and parking to maintain an urban edge to the district. 1. Surface Parking: Not Applicable 2. Structured Parking Garages: Intent: To promote more efficient use of land needed for vehicle parking; encourage the use of structured parking; physically and visually integrate parking garages with other uses; and reduce the overall impact of parking garages. Minimum Standard: Parking structures shall provide space for ground floor commercial uses See Table A along street frontages at a minimum of seventy five percent (75%) of the building frontage width. Minimum Standard: The entire public facing facade shall be pedestrian -oriented. The N/A Administrator of the Department of Community and Economic Development may approve parking structures that do not feature a pedestrian orientation in limited circumstances. if 01s, of Renton Community and Economic iaapment Department Repon to the Hearing Examiner Heritage I1ills Apm7ments PUD LUif 11-091, ECF.. PPUD i-PUD PUBLIC HEARJA,'6 DATF.:Llarch 27, 2012 Page 24 of 32 allowed, the structure shall be set back at least six feet (6`) from the sidewalk and feature substantial landscaping. This landscaping shall include a combination of evergreen and deciduous trees, shrubs, and ground cover. This setback shall be increased to ten feet (10') when abutting a primary arterial and/or minor arterial N/A Minimum Standard: Public facing facades shall be articulated by arches, lintels, masonry trim, or other architectural elements and/or materials Minimum Standard. The entry to the parking garage shall be located away from the primary street, to either the side or rear of the building Minimum Standard: Parking garages at grade shall include screening or be enclosed from view with treatment such as walls, decorative grilles, trellis with landscaping, or a combination of treatments_ Staff Comment: Due to site topography a portion of the parking garage is above ground and a portion is located underground. in order to screen those portions of parking garage that are above ground the applicant has proposed landscaping along these areas. However, based on Not Compliant the provided elevations and landscaping plan there are portions of the garage that have not received a screening treatment. Some of these portions are located on the second level, where landscaping would be a practical way to screen the garage. All portions of the garage that are visible from above ground should be screened from view in order to provide a quality pedestrian environment around the development and increase the aesthetic quality of the building to the site and to surrounding sites. See Condition of approval recommendation above under "Section b. PUD Decision Criteria, Subsection ix. Parking Area Design". Minimum Standard: The Administrator of the Department of Community and Economic Development or designee may allow a reduced setback where the applicant can successfully demonstrate that the landscaped area and/or other design treatment meets the intent of these standards and guidelines. Possible treatments to reduce the setback include landscaping components plus one or more of the following integrated with the architectural design of the building: N/A a. Ornamental grillwork (other than vertical bars); b_ Decorative artwork; c. Display windows; d_ Brick, tile, or stone; e. Pre -cast decorative panels; f_ Vine -covered trellis; g_ Raised landscaping beds with decorative materials; or h. Other treatments that meet the intent of this standard. 3. Vehicular Access: Intent: To maintain a contiguous and uninterrupted sidewalk by minimizing, consolidating, and/or eliminating vehicular access off streets. Minimum Standard: The following is required: 1. Access to parking lots and garages shall be from alleys, when available. If not available, access shall occur at side streets. 2. The number of driveways and curb cuts shall be minimized, so that pedestrian circulation along the sidewalk is minimally impeded- C. PEDESTRIAN ENVIRONMENT: Intent: To enhance the urban character of development in the Urban Center and the Center Village by creating pedestrian networks and by providing strong links from streets and drives to building entrances; make the pedestrian environment safer and more convenient, comfortable, and pleasant to walk between businesses, on sidewalks, to and from access points, and through parking lots; and promote the use of multi -modal and public transportation systems in order to reduce other vehicular traffic. 1. Pedestrian Circulation: Intent: To create a network of linkages for pedestrians, that is safe and convenient, enhances the pedestrian environment, and provides a way for pedestrians to walk from one location to another without having to drive their vehicle. Partial Minimum Standard: A pedestrian circulation system of pathways that are clearly delineated Compliance I and connect buildings, open space, and parking areas with the sidewalk system and abutting ON of Renion Conunumn- and Eeononeic &I Lent Deharunent Report to the Hearing .F..'xominer HerilaSe Hills Apartments PUD U.—AII-0 17 ECT PPND, TPUD PUBLIC HEARING D.,ITE March 27. 2012 Page 25 of 32 properties shall be provided. a. Pathways shall be located so that there are clear sight lines, to increase safety_ b. Pathways shall be an all-weather or permeable walking surface, unless the applicant can demonstrate that the proposed surface is appropriate for the anticipated number of users and complementary to the design of the development. Staff Comment: Pedestrian circulation from the parking garage to the proposed units is sufficient to meet the standard. However, a section of walkway is missing between the southwest lawn and the sidewalk on the east side of the street. This pedestrian walkway shall connect to another pedestrian sidewalk system in order to fully comply with the minimum standard. See condition of approval recommendation above under 'Section b. PUD decision Criteria Subsection iv. Circulation". Minimum Standard: Pathways within parking areas shall be provided and differentiated by material or texture (i.e_, raised walkway, stamped concrete, or pavers) from abutting paving N/A materials (illustration below)_ Permeable materials are encouraged. The pathways shall be perpendicular to the applicable building facade and no greater than one hundred fifty feet (150') apart_ Minimum Standard: Sidewalks and pathways along the facades of buildings shall be of sufficient width to accommodate anticipated numbers of users. Specifically: a. Sidewalks and pathways along the facades of mixed .use and retail buildings one hundred (100) or more feet in width (measured along the facade) shall provide sidewalks at least ✓ twelve feet (12') in width. The pathway shall include an eight -foot (8') minimum unobstructed walking surface. b. Interior pathways shall be provided and shall vary in width to establish a hierarchy. The widths shall be based on the intended number of users; to be no smaller than five feet (5') and no greater than twelve feet (12'). ✓ Minimum Standard: Mid -block connections between buildings shall be provided. 2. Pedestrian Amenities: Intent: To create attractive spaces that unify the building and street environments and are inviting and comfortable for pedestrians; and provide publicly accessible areas that function for a variety of activities, at all times of the year, and under typical seasonal weather conditions. ✓ Minimum Standard: Architectural elements that incorporate plants, particularly at building entrances, in publicly accessible spaces and at facades along streets, shall be provided, Minimum Standard: Provide pedestrian overhead weather protection in the form of awnings, marquees, canopies, or building overhangs. These elements shall be a minimum of 4-1/2 feet See Table A wide along at least 75 percent of the length of the building facade, a maximum height of 15 feet above the ground elevation, and no lower than 8 feet above ground level. Minimum Standard: Amenities such as outdoor group seating, benches, transit shelters, fountains, and public art shall be provided. Site furniture provided in public spaces shall be made of durable, vandal- and weather -resistant materials that do not retain rainwater and can Not Compliant be reasonably maintained over an extended period of time. Staff Comment: No site amenities are proposed. As such, staff recommends as a condition of approval that the applicant provide site amenities such as outdoor seating. An updated site plan shall be provided to the Current Planning Project Manager far review and approval identifying site amenities. Unknown Minimum Standard: Site furniture and amenities shall not impede or block pedestrian access to public spaces or building entrances. D. RECREATION AREAS AND COMMON OPEN SPACE: Intent: To ensure that areas for both passive and active recreation are available to residents, workers, and visitors and that these areas are of sufficient size for the intended activity and in convenient locations. To create usable and inviting open space that is accessible to the public; and to promote pedestrian activity on streets particularly at street corners. 1. Recreation Areas and Common Open Space: Minimum Standard All of the following are required: ✓ 1. All mixed use residential and attached housing developments of ten (10) or more dwelling units shall provide common open space and/or recreation areas. Cin- o(Renton Community and .Economic 0opnent Department Roport to the hearing F.raminer Heritage HdIsApartmenisPUD L14411-091. FCF PPUL7.ITI,D PUBLIC HE.4RJNG DA1F Alarch 27. 2012 Page 26 of 32 a. At minimum, fifty (50) square feet per unit shall be provided. b.The location, layout, and proposed type of common space or recreation area shall be subject to approval by the Administrator of the Department of Community and Economic Development or designee_ c. Open space or recreation areas shall be located to provide sun and light exposure to the area and located so that they are aggregated to provide usable area(s) for residents. d. At least one of the following shall be provided in each open space and/or recreation area (the Administrator of the Department of Community and Economic Development or designee may require more than one of the following elements for developments having more than one hundred (100) units): i. Courtyards, plazas, pea patches, or multi -purpose open spaces; ii. Upper level common decks, patios, terraces, or roof gardens. Such spaces above the street level must feature views or amenities that are unique to the site and are provided as an asset to the development; iii. Pedestrian corridors dedicated to passive recreation and separate from the public street system; iv. Recreation facilities including, but not limited to, tennis/sports courts, swimming pools, exercise areas, game rooms, or other similar facilities; or v. Children's play spaces that are centrally located near a majority of dwelling units and visible from surrounding units. They shall also be located away from hazardous areas such as garbage dumpsters, drainage facilities, and parking areas. E. BUILDING ARCHITECtURAL DESIGN: Intent: To encourage building design that is unique and urban in character, comfortable on a human scale, and uses appropriate building materials that are suitable for the Pacific Northwest climate. To discourage franchise retail architecture. 1. Building Character and Massing: Intent: To ensure that buildings are not bland and visually appear to be at a human scale; and ensure that all sides of a building, that can be seen by the public, are visually interesting. Minimum Standard: All building facades shall include modulation or articulation at intervals of no more than forty feet (40'). Staff Comment_ The majority of the building complies with the modulation standards; however three specific sections do not comply. As noted on Plan Set a2.03 (Exhibit 11) there are three sections of the building that exceeds 40 feet prior to modulation. Two of these sections ore Not Compliant located on the east side of the building noted at 60'-6" and 60'-11" the third is located on the west side of the building rioted at 48'-0". Because these sections of the facade exceed the minimum requirement for building modulation staff recommends as a condition of approval that the applicant submit revised elevations that depict modulation that is compliant with the 40-foot minimum standard. Revised elevations and floor plans shall be submitted to and approved by the Current Planning Project Manager prior to building permit approval. Minimum Standard: Modulations shall be a minimum of two feet (2') deep, sixteen feet (16') f in height, and eight feet (W) in width. Staff Comment: The majority of the modulation complies with these standards, with the exception of the areas mentioned above that do not comply with the 40-foot minimum. Minimum Standard: Buildings greater than one hundred sixty feet (160') in length shall provide a variety of modulations and articulations to reduce the apparent bulk and scale of the facade; or provide an additional special feature such as a clock tower, courtyard, fountain, or public gathering area. 2. Ground -Level Details: Intent: To ensure that buildings are visually interesting and reinforce the intended human -scale character of the pedestrian environment; and ensure that all sides of a building within near or distant public view have visual interest. Not Compliant Minimum Standard: Where blank walls are required or unavoidable, blank walls shall be treated with one or more of the following: (a) A planting bed at least five feet in width containing trees, shrubs, evergreen ground cover, or vines adjacent to the blank wall; Ci!Z rf Renlon Communjr}� and Economic 4lopmerif Department � Repnrf fo the Hearing Examiner Heritage Hills Aparfinews PUD Lli.411-091, FCF, MID, FPUD PUBLIC HE.4RING DA7t' March 27. 2012 Page 27 of 32 (b) Trellis or other vine supports with evergreen climbing vines; (c) Architectural detailing such as reveals, contrasting materials, or other special detailing that meets the intent of this standard; (d) Artwork, such as bas-relief sculpture, mural, or similar; or (e) Seating area with special paving and seasonal planting. Staff Comment: There are portions of the buildings where blank walls exist. Staff has recommended a condition of approval above under "Parking Area Design". If this condition of approval is complies with this portion of the design regulations would also be in compliance. Minimum Standard: Any facade visible to the public shall be comprised of at least fifty ✓ percent (50%) transparent windows and/or doors for at least the portion of the ground floor facade that is between four feet (4') and eight feet (8') above ground (as measured on the true elevation). Minimum Standard: Provide human -scaled elements such as a lighting fixture, trellis, or other landscape feature along the facade's ground floor. Minimum Standard: Other facade window requirements include the following: (a) Building facades must have clear windows with visibility into and out of the building. ✓ However, screening may be applied to provide shade and energy efficiency. The minimum amount of light transmittance for windows shall be 50percent. N/A (b) Display windows shall be designed for frequent change of merchandise, rather than permanent displays. N/A (c) Where windows or storefronts occur, they must principally contain clear glazing. I/ (d) Tinted and dark glass, highly reflective (mirror -type) glass and film are prohibited. 3. Building Roof Lines: Intent: To ensure that roof forms provide distinctive profiles and interest consistent with an urban project and contribute to the visual continuity of the district. Minimum Standard: Buildings shall use at least one of the following elements to create varied and interesting roof profiles: (a) Extended parapets; (b) Feature elements projecting above parapets; (c) Projected cornices,- (d) Pitched or sloped roofs. Minimum Standard: Locate and screen roof -mounted mechanical equipment so that the Unknown equipment is not visible within 150 feet of the structure when viewed from ground level. Staff Comment: See condition of approval recommended above under Section b_ PUD Decision Criteria Subsection vii Privacy and Building Separation". Minimum Standard: Buildings containing predominantly residential uses shall have pitched See Table A roofs with a minimum slope of one to four (1:4) and shall have dormers or interesting roof forms that break up the massiveness of an uninterrupted sloping roof. 4. Building Materials: Intent: To ensure high standards of quality and effective maintenance over time; encourage the use of materials that reduce the visual bulk of large buildings; and encourage the use of materials that add visual interest to the neighborhood. Minimum Standard: All sides of buildings visible from a street, pathway, parking area, or open space shall be finished on all sides with the same building materials, detailing, and color Not Compliant scheme, or if different, with materials of the same quality. Staff Comment: In order to ensure that quality materials are used staff recommends the applicant submit a materials board subject to the approval of the Current Planning Project Manager prior to building permit approval. Minimum Standard: Materials shall be durable, high quality, and consistent with more Not Compliant traditional urban development, such as brick, integrally colored concrete masonry, pre - finished metal, stone, steel, glass and cast -in -place concrete. Staff Comment: See comments above. Minimum Standard: All buildings shall use material variations such as colors, brick or metal Not Compliant banding, patterns, or textural changes. Staff Comment: See comments above. Criv u Renlan C'ommuni and F.cnnomic o ment De artnxnt Report ro the ffearin Examiner Heritage 11dis Apartments PUD LUA11-09L ECF. PPUD, FPUD PUBLIC HEARIA:G DATE March 27, 2012 Page 28 of 32 Minimum Standard: Buildings shall employ material variations such as colors, brick or metal Not Compliant banding, patterns, or textural changes. Staff Comment: See comments above. F. LIGHTING: Intent: To ensure safety and security; provide adequate lighting levels in pedestrian areas such as plazas, pedestrian walkways, parking areas, building entries, and other public places; and increase the visual attractiveness of the area at all times of the day and night. Minimum Standard: Pedestrian -scale lighting shall be provided at primary and secondary building entrances. Examples include sconces on building facades, awnings with down -lighting and decorative street lighting, StaffComment: The applicant has indicated compliance with the above lighting standard as well as the two standards mentioned below, in the submitted design district compliance narrative (Exhibit 19). However, a lighting plan was not submitted identifying compliance with Not Compliant these standards, as such staff recommends a condition of approval that the applicant be required to provide a lighting plan that adequately provides for public safety without casting excessive glare on adjacent properties; at the time of building permit review. Pedestrian scale and downlighting shall be used in all cases to assure safe pedestrian and vehicular movement, unless alternative pedestrian scale lighting has been approved administratively or is specifically listed as exempt from provisions located in RMC4-4-07'5 Lighting, Exterior On -Site. Minimum Standard: Accent lighting shall also be provided on building facades (such as sconces) and/or to illuminate other key elements of the site such as gateways, specimen trees, Not Compliant other significant landscaping, water features, and/or artwork.. Staff Comment: See Condition above Minimum Standard: Downlighting shall be used in all cases to assure safe pedestrian and vehicular movement, unless alternative pedestrian -scale lighting has been approved Not Compliant administratively or is specifically listed as exempt from provisions located in RMC 4-4-075, Lighting, Exterior On -Site. Staff Comment: See Condition above d) Conformance with the Comprehensive Plan, its elements and policies The Comprehensive Plan Land Use Map designation for the project property is Commercial Corridor. The purpose of CC is to 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. The proposal is consistent with the following Comprehensive Plan Land Use and Community Design Element policies as long as all conditions of approval are complied with Land Use Element Objective LU-BBB: Guide redevelopment of land in the Commercial Corridor designation with Commercial Arterial zoning, from the existing strip commercial forms into more concentrated forms, in which structures and parking evolve from the existing suburban form, to more efficient urban configurations with cohesive site planning ✓ Policy Objective Met ❑ Not Met Policy LU-262: Support the redevelopment of commercial business districts located along principal arterials in the City.. *"Policy Objective Met L7Not Met Policy LU-263: Implement development standards that encourage lively, attractive, medium to high -density commercial areas. Ci4of Renton Communily and Economic S12meni Depurinrent Report ro the hearnrg Examiner Heritage Hills Apartments PUf) LL'?11 09I, ECF, PPUD. FPUD PUB1.1C 11F_ARING D ATE A-farch 27. 2012 Page 29 of32 ✓Policy Objective Met L7Not Met Policy LU-264: New development in Commercial Corridor designated areas should be encouraged to implement uniform site standards, including: 1) Parking preferably at the rear of the building, or on the side as a second choice; 2) Setbacks that would allow incorporating a landscape buffer; Front setback without frontage street or driveway between building and sidewalk; and 3) Common signage and lighting system. ✓Policy Objective Met QNot Met Policy LU-268: Public amenity features (e.g. plazas, recreation areas) should be encouraged as part of new development or redevelopment. ,"Policy Objective Met ❑Not Met Community Design Element Policy CD-7: Interpret development standards to support projects incorporating site features such as distinctive stands of trees and natural slopes that can be retained to enhance neighborhood character and preserve property values where possible. Replanting should occur where trees are not retained due to safety concerns. Retention of unique site features should be balanced with the objective of investing in neighborhoods within the overall context of the Vision Statement of this Comprehensive Plan. ,,"Policy Objective Met ONot Met Policy CD-21: In areas developed with high intensity uses, circulation within the site should be primarily pedestrian -oriented. Internal site circulation of vehicles should be separated from pedestrians wherever feasible by dedicated walkways. ,'Policy Objective Met L7Not Met Policy CD-23: Development should have buildings oriented toward the street or a common area rather than toward parking lots. ,,"Policy Objective Met ❑Not Met Policy CD-30: Non-residential development should have site plans that provide street access from a principal arterial, consolidate access points to existing streets, and have internal vehicular circulation that supports shared access. Curb cuts and internal access should not conflict with pedestrian circulation. ✓Policy Objective Met ONot Met Policy CD-34: Support project site planning in Residential land use designations that incorporates the following, or similar elements, in order to meet the intent of the objective: 1) Buildings oriented toward public streets, 2) Private open space for ground -related units, Cit) of Renion Ciln7mMIA' and Economic meni 1De parinien? Re on io the 1karurg Examiner Heritage Hills Aparin¢enis PUD U,.411-091. ECF. PPC: f FPUD PUBLIC HEARING DATI, ,Varch 27. 2012 Page 30 nf32 3) Common open or green space in sufficient amount to be useful, 4) Preferably underground parking or structured parking located under the residential building, 5) Surface parking, if necessary, to be located to the side or rear of the residential building(s), 6) Landscaping of all pervious areas of the property, and 7) Landscaping, consisting of groundcover and street trees (at a minimum), of all setbacks and rights -of way abutting the property. *'Policy Objective Met ONot Met Policy CD-41: Site design of development should relate, connect, and continue design quality and site function from parcel to parcel. ✓Policy Objective Met 17Not Met I. RECOMMENDATIONS: Staff recommends approval of the Heritage Hills Apartments PUD, Project File No. LUA11-091, ECF, PPUD, FPUD subject to the following conditions: 1. The applicant shall comply with the 4 mitigation measures issued as part of the Determination of Non -Significance Mitigated, dated February 27, 2012. 2. The applicant shall receive approval of the grass cell paving system from the Renton Fire Department prior to building permit issuance 3. The protected slopes on site shall be placed within a Native Growth Protection Area (NGPA) using a method of creation identified within Renton Municipal Code 4-3- 050E.4.c. prior to building occupancy. 4. The applicant shall provide color elevations and a materials board to be reviewed and approved by the Current Planning Project Manager prior to building permit issuance. 5. The applicant shall finalize and record the access easement documents. The final recorded documents shall be provided to the Current Planning Project Manager prior to building permit issuance. 6. The applicant shall either design the emergency access roadway to not exceed 15% grades, or receive a variance for a steeper grade then 15%. The variance approval shall be received from the Renton Fire Department prior to building permit issuance. 7. The walkway from the southwest open space shall be connected to the lobby and sidewalk along Road A and the exit door from the elevator located on the southeast of the building shall be connected to the sidewalk along Road A. At the north end of the development the applicant shall provide additional sidewalk or pedestrian pathways to connect the pedestrian circulation system around the entire site. The applicant shall update the site plan to reflect the required additional pedestrian connection, which shall be reviewed and approved by the Current Planning Project Manager prior to construction permit issuance. Cay of Reninn Communirt• and Economic 011pme7t Department is Report to the Hearing Examiner Heritage Hilis Rpurfinenis PLO LU,A1I-091. EC.T PPUD. tPUD PUBLIC 11LARJNG DATF March 27. 2012 Page 31 of 32 S. The applicant shall submit a detailed plan set identifying the location and screening provided for roof mounted equipment for review and approval by the Current Planning Project Manager prior to building permit issuance. 9. The applicant shall submit a detailed final landscape plan for review and approval by the Current Planning Project Manager prior to building permit issuance. The detailed final landscape plan shall include, but is not limited to the following: a. Screening around all portions of the above ground garage b. Plants with a maturity height of 6-feet for the entire length of the required 15- foot buffer area c. 10-feet of landscaping along the street frontage d. Irrigation plan 10. The applicant shall provide an updated landscaping plan identifying landscape screening around all portions of the above ground garage and updated elevation drawings identifying screening for those portions of the parking garage located two stories up. The parking garage screening plan shall be reviewed and approved by the Current Planning Project Manager prior to building permit issuance. 11. The applicant shall provide revised floor plans identifying compliance with the PUD private open space standards. Elevations shall be submitted for review and approval by the Current Planning Project Manager. 12. The applicant shall provide a bicycle parking plan consistent with RMC 4-4-080F.11.c to the Current Planning Project Manager for review and approval prior to building permit issuance. 13. The applicant shall provide the Current Planning Project Manager a refuse and recycle plan for review and approval prior to building permit issuance. 14. The applicant shall provide a detail of the canopy for review and approval by the Current Planning Project Manager prior to building permit issuance. 15. The applicant shall provide detailed drawings for the ground floor units, showing how access would be provided to the units from the exterior space. 16. The applicant shall provide site amenities such as outdoor seating. These amenities shall be shown in an updated site plan that shall be provided to the Current Planning Project Manager for review and approval. 17. The applicant shall submit revised elevations that depict modulation that is compliant with the 40-foot minimum standard. Revised elevations and floor plans shall be submitted to and approved by the Current Planning Project Manager prior to building permit issuance. 18. The applicant will be required to provide a lighting plan that adequately provides for public safety without casting excessive glare on adjacent properties at the time of building permit review. Pedestrian scale and downlighting shall be used in all cases to assure safe pedestrian and vehicular movement, unless alternative pedestrian scale Cay of Renton CommunrA, and Economic &ailment Department Report to the ITearing F_xaminer Heritage Hills Apartments PUD LLA11-091, ECF. MD. END PUBLIC HEARING DATE ,March 27. 2012 Page 32 of 32 lighting has been approved administratively or is specifically listed as exempt from provisions located in RMC 4-4-075 Lighting, Exterior On -Site. 19. Covenants shall be executed that run with the land stating that such property is part of an approved planned urban development, and including the file number thereof and a description of the uses, densities and phases of the approved planned urban development. Such covenant shall also be recorded for each property created through any subsequent subdivisions. The applicant shall provide the Current Planning Project Manager a copy of such recorded covenant prior to building permit issuance. 20. The applicant shall record all specification of the final planned urban development, indicating which lots or structures vary from which specific zoning requirement. Covenants shall indicate that such lots or structures shall meet the standard created with the approval of the planned urban development or the current zone in effect at the time of subsequent land use, building or construction permits. 21. For residential planned urban developments, the developer or owner(s) of a planned urban development shall be required to form a legally incorporated property owners' association prior to the occupancy of any portion of a planned urban development. If there is only one owner of the planned urban development, either a property owners' association shall be formed or a covenant running with the land shall be filed requiring the formation of such an association prior to the first subsequent sale of the property, or portion thereof. Proof of compliance with this condition of approval shall be provided to the Current Planning Project Manager prior to building permit final occupancy. EXPIRATION PERIODS: Final PUD: Expiration: The applicant shall prepare and submit building permit applications which are accepted as substantially complete to the Department of Community and Economic Development within six (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 final plan within two (2) years from the date of the decision to approve the final plan by the Planning Director, unless a shorter time is designated. 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 subject to subsection J of RMC Section 4-9-150. 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. 3 3AV M8�) 4- zz�l lqj LU Lu SO LU Lu F— V) c� of Renton ❑ cty OninepbC i no C) 0 z -.MmmmmlmlmL±Z- z NDI DNNlSPM A1Nl1Q.D 'JN'Jl YlO1N3a' �f7 AL7 � � y� S7*30V1IS314 soy Aanurrs �rudvresodol b u. .��I� ,� e� a � ��Q,..g yey:: �32zQ' �����f� COME ��`pQq-q b�gY¢pt-�� ��} 2 `�;? 'apq�_:5=55 g s hli_axF�I��I� ��F� sla S �pL'e$c�f! �S� ��3=:} a% da$�as ��[g pk��FR ��� l R N III p�" MO 3z F' � by €� 4x�• € _€ �6�Q`ze sQQ�Q r�'€'�+ D�€aszE�i ���-�� €��QY���� �@��111 Id, �Q�, �Q°ae- £ a k Id R�1 z 3111 P i `" ml p- g p!' IQ e.- g�+ s € i A§ i s y i 5 6 k I k ei 8 ia� z a "Qee Hoc: �eE�za= a e s � � 9 F �" � g � � � 6 ���Sa�� ����Qa ��Bi �•a eE 9�`.�--� �,`�`���8 ��QF °� °Eii%F '� � i�€a$ rgp i t rgg a S =%.��E��r. "E Fq �i 3-��•s $ 5 r E. a z S° �r i #I Qea_ � Q r � � a `�'< �ssl #I �€� � �,.;AIM It! I����� I:11 � �� 511€rat. � � Will x R k an dG d h ��€ 1 _ �..a.ac:€2 QWU €.�UIR I R; € n, man Eao �a solo o��.�. I � T s - � � c•-rl � v � Q l e �Q ,..�d,I a-b ,.tl is c�g w'�son S�F . Irk \ a�0.�;�• 1',` i I' yy --1 KKag�',:� If i11 ItVl ttl i` l J� v1 . r 151''�;1'' �t / 1J \\;V1t1�V1tlttt l l44 yV' 1 `55 VIIV`1V51;llV,VI 11l VV111� IV511 I vq '1 1� I Itt1 V 1 Vl11 4tVl1 11l 11 I f`,\4 r \11 1t�11111t tll �.�'�l1 i� 4,C.�r \\V1ty11 t11 '• 51` + ++ It 1,,� r , ;>, Il 1�1+t1 `t511 1� 1+511111 4 + , it ! rj\ 1111`1+ 111+11 ell'd'eu',aA } \ '� \ 't 7 1 + 5\• wn-641-96-tlri, 'd'6 .1 gt �1fll�y5 11>.l 7z lm) 11, IL-99/5£ 70A 2 'NO Ikf11MWOCN00 I1IHZ30Nl1H1 —/ y } wig=:on p-Wjaw ism. r 1~ N X W NOl'�MHSVhi N01N3X y0 Alf] j ` a ; S77IH 30VIIM9H ytll 077 NOU0134USNOO 3137d;VOO d 1181HY3 SlSA 7V)VV 3d07S 1 t � r c 1 v1 NO,LfI32t 10 A. 10 cZ, I e Amh- gci }`c •€ i`� r _ o R L I --.tt-.10 f a W 8 I e&i vi o e= Ip lz II 1- 116W 11 ! 7 sz E 2R gF E. N §jjam� IIF 4 iffi tt�-^ Q F 4 GF a � W r 8 C F F Ej �S „E plus 61x�_ Ek �E li x�l ►` 1 H 2 W 'AUIM3d J11 A313 G77114 -9DVIIH-9H GEL N 077 'JVOIlOnH-iSMOO .9.137M00 Aiv-id IvOLIM31.9d 398113dvasamr7 7! 1 , e SOU?'H PUGET DRIVE I =,T L7--- �1�� 1 NCINZ(RW.' ri— S-ITH lovil�i3H Till Y ca x Lu NOIDNIHS YM['+ �Y ./ I(J'1JO1M3li d0 Alm � 77109 077 WPllPfiiil$NPO 3137dWPP SNOl1H-)nD'IVO CIVV ON3P37 y—ter € •e �� t g q k y € 6 NOl1N3138 33li113dVPSO)VV7 Tt; s� Ell o; r ➢o oa�� g ig ��i �:� 'MD1M2t? -40 A10 S77ADVIIHM4 07*7 'NoiLond-LSHOD .91.97dRO0 STV13CF OJVV S-91 42f11.9dVOS(7ArV7 jvoum_--u3y -4 6i a 11 I I! i�k, ZVI 1g. jIMP 'U6,us rj it'll H IT t us 1 'plot : 41 a it all lama . : 11 '11 i j , e, I f 1 R1, Id 11 110; 1 NNW! rl if 1 tm; ST11H DOViP�3H LqO IUD tit _0 mc101wrj16vm e 'jvc.Lx!?a d0 W.,) S771H 4E)VIIH3H W0110f]HISNOO 3137dMO,9 MV7d DNIGVYD d; R AUS Gyp - A 1 .00 - H CIO :Ail dole lisp, 0 A N01.�11rNSV.57 Wa1N3N do .11l.� C! =°' S77J 3Jif1JH3H ,a77 NouOnausnoo 3137dw0,? uV7d ,S tnun aNh' 3_vvAr/vpa a u gg J gal o Kp its c _ �� s C \1 µ 11 1\ YY 1 Y T 11 \ _. 1,1 11N V \ N \5 nn 8n88t95 1 -, j 'F 11 tl5 m \l w t RG;RR "3- b 5 f / y a �a: Mimi a d R N � y pp -ili d5 +--'°-----t---------m----- m___ SWPJ ,PiecFr,nRrvF '�J — / � — _ ... I ... - -°•-- ems?--- -- � — / I �. Ifedr ub NQISV3tr M jQ 0113 ►"m It 11 ' > E � C C t ] o } J m m O ca O m r } m x W Ul ( 2 k � : _ . \ \ \�� t E 0 Ll PNM! IN � WRI V9 a 4 \\\ �� cn 0 I IN Mu T4 ca LLI J } I f I I I I I I 1CC� ! I I f o I I I �I�II =III I €� P e I t 1 — C III —_ I II I I I I nl � a o a "I II I e3 l� I IW+oI I i „o-,Ll I =1 I I I 1 I PEA I I I I I RT F�1 co x W as Z, s Im 1: rz 11H - d) C; —JUR4H •+ �. a i `- i'a +3 � � 9D i Rio II I I I I I I I I I 1 ! I I ] I I a I' li i I v I` Ih '7, T, tI W I = II 4i r�lril, I y } � 0 7 M 7 I I I I [ !j 16 — f +__ I � I� EIJt 1 �dl� j E till pll I I I I I I� I' I 21. City of Renton Planning Division it5� nr Heritage Hills Apartments MAR 13 2Di2 rt C Li 1250 Puget Drive South Planning Division Renton WA 98057 . EC�E0WIE 'LE'y REVISED 8. Statement of Project Compliance Date / 1 � Z_ 1. Demonstration of Compliance and Superiority Required: The Heritage Hills Apartments, proposed Planned Unit Development, has been assembled in response to the intent of the Renton Comprehensive Plan, with respect to the existing Urban and Natural Conditions, and in alignment with market demand for affordably priced housing directly connected with Public Transit. The proposed single - lot 125,600gsf Heritage Hills Apartments project is the development of 1.5 acres of vacant land currently zoned CA -Commercial Arterial, near the corner of Puget Drive South and Benson Road South. The project design is consistent with the scale of adjacent properties, and will add quality living in quality environments to the neighborhood. The natural conditions of this site make it non -conducive for commercial use due to its height above the adjacent commercial property and its grade along South Puget Drive. Without this PUD a proposed project would not meet criteria of required proximity and relationship to South Puget Drive due to steep slope conditions. Furthermore the location of this building and its proximity to the adjacent apartment CIO building make this site infeasible for commercial use. Utilizing allowed density on the site and the code requirement not allowing first floor residential would increase the upper bulk of the project by displacing units. While the majority of sites will benefit im from the code requirements of this zone, this property is exceptionally unique and the F•# proposed PUD will create a much more appropriate superior project atthis specific location. LN 2. Public Benefit Required: a. Critical Areas: Initial design proposals sought to gain a variance to mitigate the steep slope through its removal allowing a much larger building. However with this PUD we are proposing to enhance the slope as it is our belief that this slope creates a very nice, natural buffer between a clear commercial area and our property that is much more appropriate for residential development. Lack of development would simply encourage further growth of invasive species. b. Natural Features: Development as we have proposed it retains the hillside exposure that this site currently has while providing a presence for maintaining the enhanced landscaping. c. Public Facilities: The small scale of this project does not trigger any major public facilities improvements. However, through the development of this project we will be improving the public interface at South Puget Drive making it safer and more accessible to the public. 0 0 d. Overall Design: L Open Space/ Recreation: The proposed building will house a fitness center and indoor pool for residents of this property and the residents of the property to the east. The public spaces provided for the residents are situated to occupy the southern portion of the site as this is the one area that may have some visibility from South Puget Drive. We will also be providing a large amount of open space outside. ii. Circulation/Screening: For this project we won't have much circulation as the property is accessed from adjacent existing parking/paved areas. All parking is within the building, most of it under the building. The portion that falls above grade will be screened with landscaping. M. Landscaping/Screening: Upon completion, the project will enhance landscaping at the areas of steep slope within the perimeter of the compact site while integrating/screening the parking within the structure and establishing a minimum level of impervious paving. Proposed landscaping will call for the removal of invasive species and the introduction of local varieties planted in a natural fashion. iv. Site and Buif ding Design: The courtyard being created will use grass -pavers and will also provide emergency access. We've decided to go with this lower impact material versus an asphalt drive that would be unsightly and create a significant heat gain in this area as well as create run-off problems. The design of the building is planned to be complimentary to the existing apartment building directly adjacent to the east in both character and scale. When the building is complete, it will feel part of the same project and will provide a clear boundary for residential use and commercial use to the west. This Property is adjacent to multi -family projects on all othersides and therefore we feel meets the appropriate area use. This project consists of a single building that is not only complementary in size to the existing adjacent property, but creates a more updated image with good building modulation and materials use. An extended cornice creates a strong roof line that is modulated at the center to help further reduce the scale of the project and to give a more open feeling to the existing property to the east. v. Alleys: There are no alleys in this project. 3. Additional Review Criteria: a. Building and Site Design: i. Perimeter: This 75 unit residential apartment building has been designed in such a way to be similar in scale and massing to the existing apartment building to the east. The Character and style of the building is meant to be transitional between the surrounding multi -family 0 0 residential housing to a site to the west that will ultimately serve a much higher commercial use than exists. This building has been designed with a high level of detail and will provide a superior example of architecture to the community. ii. Interior Design: The projects interior spaces will present a cohesive style with the theme of the building_ Colors and finishes utilized in the fitness area will portray a unified theme to observers from the street when this space is illuminated. b. Circulation: While resident access is via the existing property to the east we are providing emergency access directly from South Puget Drive. This will be served by a grass paver system that will allow pedestrian use at all other times. We will be providing pedestrian connections that will be are prioritized via connections to South Puget Drive transit routes from the existing multi -family building to the east (up the hill) as well as the apartment community to the north. c. Infrastructure and Services: In developing this property we will extend water lines for additional fire hydrants per city requirements. All other utilities needed are located at or directly adjacent to the property and will be extended onsite as needed. d. Clusters or Building Groups and Open Space: The central courtyard will separate our building from the existing building to the east. The proposed building is being proposed with an open space pathway around the perimeter of the building as well. e. Privacy and Building Separation: The residential units that are on the first floor face west across the hillside and over the adjacent commercial space. Some of the units on the first floor also face the interior courtyard being created. These will be provided with privacy fencing and small private patios. Each unit will have not only large windows but also a small balcony. All of our units are rented with blinds for shading and privacy. The site will be monitored with video surveillance and will have limited access control at all doors for the protection of our residents. Refuse and Recycling will be housed within the parking structure and are accessed via a chute on each floor thereby minimizing the impact to residents or pedestrians utilizing the site to for bus access. f. Building Orientation: In addition to a large degree of site landscaping and the grass -paver system we have oriented the building as such on the site to provide the majority of the units with extensive views to the west. While some units will have courtyard views to the east, the building is being designed with a roof -top garden space that is open to residents of this building, as well as residents of the adjacent building to the east. g. Parking Area Design: L Design: All parking is proposed to fall within the structure. The garage will be screened with the use of vegetation, including vine ladders at these levels. 0 0 ii. Adequacy: Parking is being provided per zone requirements. It is our experience that the proposed number of spaces is in line with the typical demand for an area like this on public transportation routes. h. Phasing: The applicant for this project is the owner of the property to the north and to the east. The property to the north just completed an extensive renovation and rehabilitation to its units. The owner's intent is that when the new building is complete we will move existing tenants into it from the property to the east then renovate the units in the existing building while the transition is taking place. Table showing areas of Code where PUD seeks modification Code Reference Code Standard Proposed Standard Renton Zoning Code 4-2-080. 18 No Residential Units on Allow Residential Units on Ground Ground Floor Floor 4-2-080. 18 Commercial Space Required Allow Resident Exercise Facilities to on Ground Floor Fulfill Commercial Requirement 4-2-120A 15' maximum front setback 45' maximum front setback to avoid slope and major retaining walls 60' for a mixed use building, 60' for a residential building with our SO' for a residential building compliant traffic study, and heights equivalent to adjacent existing residential property Design District D Building Orientation Standard Primary Entrance shall be Primary Entrance may face interior oriented to the street landscaped public use space Pedestrian Amenities - 3. Pedestrian overhead Primary entrance coverage, but no weather protection for 75% requirement for street fagade as this of facade facing street is not a public sidewalk. i Heritage Hills Apartments 1250 Puget Drive South Renton WA 98057 1. Site Design and Building Location Building Location and Orientation: 1. Availability of natural light... City of Renton Planning Division Nov - 3 'Ml a. Our building is aligned with the site which provides a north-west orientation allowing for optimum exposures for the residential units and minimizing any units with northern exposure. 2. Buildings shall be oriented to the street.. a. This site is very unique in that it sits roughly 16' above the future sidewalk grade with minimal street exposure on South Puget Drive. There is also critical slope area that separates the site from the street frontage making this connection infeasible. 3. The front entry of the building shall be oriented to the street or a landscaped pedestrian -only.. a. We are utilizing a grass -paver system in the courtyard entry area that will also be utilized by emergency vehicles, but is intended as a pedestrian space. 4. Buildings with residential uses located at street level shall be setback from sidewalk minimum of 10'and feature substantial.... a. The units that are on the first floor in our building will be situated to the courtyard space, but will also be provided with privacy patio walls and will be set back off the pedestrian court. Building Entries: 1. The primary entrance of each building shall be: located on the facade facing the street.... a. As mentioned above this is infeasible for our specific site. We have oriented the entry as close as reasonable to this point and created a pedestrian sidewalk to it. b. We have further highlighted this area of the building with a recessed opening, landscaping and paver system. It is also situated such that the buildings amenity spaces are adjacent to the entry to further provide a sense of "public space". 2. Building entries from a street shall be clearly marked with canopies, architectural elements... a. Please see above as to how we believe we have met this condition. 3. Building entries from a parking lot shall be... a. Not applicable as all parking is within building 4. Features such as lobbies, and display windows shall be oriented to a street... a. We have placed these spaces adjacent to the entry to help create this feeling. 5. Multiple buildings on the same site shall have direct views to building entries... a. This is the only building on the site but we are providing a pedestrian connection to the existing apartment building to the east that will be sharing management and facilities. We are highlighting this connection by locating the new entry as close as reasonable to the existing building access and highlighting the connection with pavers and landscaping. a1 r! H m H X W 0 J 6. Ground floor residential units that are directly accessible from the street shall include:... a. Ground floor units will have access from the interior corridor of the building. Transition to Surrounding development: 1. Building proportions, including step -backs on upper levels in accordance with the surrounding planned and existing land forms... a. The scale of the proposed apartment building is a little smaller than the existing building to the east. We have also designed the building with bays, building fagade articulation and substantial step -backs at the roof to further strengthen a reduction of scale to the adjacent under -developed property to the west. Service Element location and design 1. Service elements shall be located and designed to minimize the impacts on pedestrian environment and adjacent and/or abutting uses.... a. Refuse and Recycling will be within a room in the parking garage and will be have a trash chute integrated form inimal impact on residents and neighbors. Gateways We don't believe that this project is located at a gateway. 2. Parking and Vehicular Access Surface Parking: All parking on this project is within the building Structured Parking Garages 1. Parking structures shall provide space for ground floor commercial uses along street frontages at a minimum of 70%... a. our building will not front South Puget Drive due to conditions previously addressed. However, public spaces have been situated so that they are on the end of the building that faces South Puget Drive so any visual connection will provide vehicle screening. 2. The entire public facing facade shall be pedestrian oriented.... a. There is only a small portion of the garage that is public facing, this area will be landscaped along the sidewalk and the grass paver courtyard. 3. Public facing facades shall be articulated by arches, lintels, masonry... a. The small portion facing public space will receive a decorative trellis/ vine ladder to provide a landscape buffer to the blank wall. 4. The entry shall be located away from the primary street... a. The parking garage is entered from the side and corner of the building farthest away from South Puget Drive 5. Parking garages at grade shall include screening or be enclosed from view with .... a. The lower level parking garage openings that are adjacent to grade are next to a landscaped steep slope area where people will not have access. The garage will be enclosed with security screening that will also be buffered with landscaping. 6. The administrator of the department of community and economic development or designee may allow a reduced setback where..... a. The garage for this project will have no visual impact on the public and minimal impact on residents, we don't believe we will need any reductions. Vehicular Access 1. Access to parking lots and garages shall be from alleys, when available.... a. We will be accessing this property through the adjacent existing apartment buildings access which is on the north side of the site, opposite to South Puget Drive. 2. Number of driveways and curb cuts shall be minimized... a. The existing curb cut along South Puget Drive will remain, however this will be used for emergency access only. 3. Pedestrian Environment Pedestrian Circulation: 1. A pedestrian circulation system of pathways that are clearly delineated and connect buildings, open space... a. Our building will have a sidewalk/pavers connecting to the existing building to the east and a sidewalk that will be a through connection to the apartment community to the north. The main course through the site will follow the grass paver courtyard that is visible from a large number of residential units. 2. Pathways within parking areas shall be provided and differentiated... a. This project will not have any surface parking where this is needed. 3. Sidewalks and pathways along the facades of buildings shall be of sufficient width to accommodate... a. In addition to the proposed sidewalk adjacent of he building we will have the grass paver courtyard that will provide more than adequate accommodation for pedestrian use. 4. Mid block connections between buildings shall be used. a. We have provided for pedestrian connection between the new building and the existing building. Pedestrian Amenities: 1. Architectural elements that incorporate plants, particularly at building entrances, in publicly accessible spaces... a. We are providing a well landscaped courtyard at the east side of the building to improve the public space that would otherwise be occupied by a paved emergency access road. 2. We will be providing a small area for people to take their dogs, as well as some wall and bench seating along the courtyard. The amenity spaces to the south will also be provided with outdoor 0 patio space. Additional amenity space will be provided at the roof in the form of a garden for residents. 3. Pedestrian overhead weather protection in the form of awnings... a. As our site does not front along South Puget Drive we are not providing pedestrian covering along this edge. We have not planned for any coverage along the eastern face of the building at the emergency access/courtyard as this will not be utilized as a typical street frontage may be. 4. Recreation Areas and Common Open Space Recreation areas and common open space: 1. All mixed use residential and attached housing developments of 10 or more dwelling units shall provide common open space... a. At minimum 50sf per unit shall be provided L We are required 3750sf with 75 units, we have provided over 10,000sf not including the exercise facilities and roof garden. b. The location, layout and proposed type of common space shall... c. Open space or recreation areas shall be provided.... i. The courtyard will have exposure for mid day full sun, however the pedestrian path that surrounds the building will allow access to different conditions. The roof deck will also provide a great deal of exposure. d. At least one of the following shall be provided in each open space.... i. The central courtyard area will allow for a great deal of flexible use space. ii. We are providing two roof decks that we are planning to use as standard deck space with landscaping as well as community garden space. e. The following shall not be counted toward the common open space... We believe our open space and recreation all fulfill the above items. all districts 1. Public plazas shall be provided at intersections... a. Not at an intersection 5. Building Architectural Design Building Character and Massing: 1. All building facades shall include modulation or articulation at intervals of no more than 40' a. Our proposed building has a series of bays as well as plan modulation to help create a more interesting fagade 2. Modulations shall be a minimum of 2' in depth and 4' in width a. Proposed modulation occurs at no greater than 36' and is 4' in depth. 3. Buildings greater than 160' in length shall provide a variety of modulations and articulations... a. Proposed building has roof top garden that visually helps reduce the mass, along with deep bays and balconies. 10 Ground Level Details 1. Human -scaled elements such as lighting fixture, trellis.. a. We will utilize wall lighting for the sidewalk as well as bollard lighting at the courtyard and pathways. 2. Any fagade visible to the public shall be comprised of at least 50% transparent windows... a. The spaces along the southern edge that borders South Puget Drive will have a large percentage greater than 50% of transparency to help present more of a "public" appearance. 3. Upper portions of building facades shall have clear windows with visibility into and out of the building.... a. All windows on upper floor levels will be residential use. These units will be provided with shades and will be using them at their discretion. 4. Display windows shall be designed for frequent change in materials... a. No display windows will be present as this building will not be served by retail, nor will it be directly adjacent to the street 5. Where windows or storefronts do occur, they must principally contain clear glazing. a. The windows into the amenity space will have clear glazing. Building Roof Lines 1. At least one of the following is required... a. We are proposing different scale projected cornices to help add modularity to the massing. We are asking to be allowed the use of a predominately flat roof as we feel this is most appropriate to this building and its relationship to the existing apartment building to the east that will be a part of the same community. Building Materials: 1. All sides of buildings visible from a street, pathway, parking area, or open space shall be finished with the same building material... a. All 4 sides of our building will be equally detailed and finished 2. All buildings shall use material variations such as colors, brick or metal banding, patterns or textural changes. a. We will be using cementitious siding with a lap detail on much of the building with a larger exposure at lower levels. We will also be using a panel, or stucco, to create a visually heavier base. Colors will also provide much of the variations at different textures. 3. Materials, individually or in combination, shall have texture, pattern and be detailed on all visible facades. a. Please refer to the above answer. 4. Materials shall be durable, high quality and consistent with more traditional urban development, such as brick... 0 0 a. Materials chosen for this project are meant to be complimentary to the adjacent existing apartment building but also present a closer relationship to the urban palette mentioned. We are hoping this will further help the transitional location of this project. 5. If concrete is used, walls shall be enhanced by techniques such as texturing, reveals... a. The lowest level of parking that is concrete will be integrally colored and will have architectural reveals that relate to the openings above. 6. If concrete block walls are used, they shall be enhanced with integral color, textured blocks and colored mortar.. a. No block is to be used on this project. 6. Signage 1. In addition to the citys standard sign regulations, developments within urban design districts C and D are also subject to the additional sign restrictions.... a. The Signage for this project has not yet been defined but will meet all criteria listed for approvals 7. Lighting All of the following required: 1. Pedestrian scale lighting shall be provided at primary and secondary building entrances... a. The building will have wall path lighting around its perimeter in addition to bollard lighting along pedestrian pathways through site 2. Accent lighting shall also be provided on building facades to illuminate other key elements of the site such as gateways... a. Lighting will be provided along the slope at South Puget Drive to accent the landscaping and the pedestrian access to the site. 3. Downlighting shall be used in all cases to assure safe pedestrian and vehicular movement, unless alternative pedestrian -scale lighting has been approved.... a. As this site and the adjacent site are primarily residential in nature we will be providing much of the lighting as pathway lighting; however we may also provide additional lamp post lighting if required by the city. GEOTECHNICAL REPORT Heritage ,Hills — Lot 2 Enterprise Short Plat 1250 South Puget Drive Renton, Washington Project No..T-6309 Terra Associates, Inc. Prepared for: Complete Construction, LLC Kirkland, Washington ,erne 29, 2011 Revised January 9, 2012 N H H m x W Heritage Apartment Community - Level 1 Downs*m Analysis I 1 Heritage Hills Apartment Community LEVEL 1 DOWNSTREAM ANALYSIS W/ PRELIMINARY STORMWATER FA, R41&n SIZING Planning Division Nov - 3 IOII City of Renton, Washington RECOVED Prepared For: Complete Construction, LLC Weidner Property Management 9757 Juanita Drive NE Suite 300 Kirkland, Washington 98034 Prepared By: Brandon Loucks, EiT Reviewed By: Richard A. Tomkins, PE Project Principal Issued July 8, 2011 h[U,AD 10 fftGe� SA fMA,c Transportation Engineering Northwest DATE: August 25, 2011 TO: Kayren Kittrick City of Renton FROM: Curtis Chin, P.E. TENW RE: Heritage Hills Apartment Community Traffic Analysis TENW Project No. 4516 Traffic Analysis i C pac e— 2 P-H-4 (�11 me« f s This memorandum documents the traffic analysis completed for the proposed Heritage Hills Apartment Community project. The Heritage Hills Apartment Community project includes the development of an 81 unit apartment building located on a currently vacant site at 1250 Puget Drive S in Renton, Washington. A vicinity map showing the location of the project site is included in Figure 1. Based on the current site plan, access to the site would be provided onto Puget Drive S via the existing property located east of the site. An emergency vehicle only access is proposed directly onto Puget Drive S. A preliminary site plan is shown in Figure 2. The anticipated date of occupancy is spring 2013. Based on correspondence with City of Renton staff, the following items are addressed in this traffic impact analysis: • Determination of net new weekday daily, a.m., and p.m. peak hour trip generation. • Distribution and assignment of net new weekday a.m. and p.m. peak hour project trips. • Analysis of 2013 weekday a.m. and p.m. peak hour operations of the site access on S Puget Drive including level of service (LDS) and vehicle queues. Findings & Conclusions The proposed project is estimated to generate 614 new weekday daily trips, with 43 new trips occurring during the weekday a.m. peak hour (9 entering, 34 exiting), and 62 new trips occurring during the weekday p.m. peak hour (40 entering, 22 exiting). Based on the results of the LDS and queuing analyses, the site access on S Puget Drive would operate at acceptable levels and the project would not have a significant impact on traffic operations. The proposed project would not have a significant adverse impact on the transportation system. The payment of transportation impact fees will adequately mitigate project impacts by funding the project's fair share of the cost of the City of Renton's planned transportation improvements. Based on the City's current impact fee rate of $75 per daily trip, the development's impact fee would be $46, 050. Transportation Engineering/Operations ♦ Impact Studies ♦ Design Services r Transportation Planning/Forecasting 816 V Street South + Kirkland, WA 98033 s Office (425) 531•0567 ♦ Fax (425) 889-TENW(8369) t'V [�l I-- m H X W Denis Law --- 0 Mayor r7 - �Z r" L 1.;0*,o NI M & �r February 29, 2012 Department of Community and Economic Development . Alex Pietsch, Administrator Washington State Department of Ecology Environmental Review Section PO Box 47703 Olympia, WA 98504-7703 Subject: ENVIRONMENTAL (SEPA) DETERMINATION Transmitted herewith is a -copy of the Environmental Determination for the following project reviewed by the Environmental Review Committee (ERC) on February 27, 2012: DETERMINATION OF NON -SIGNIFICANCE -MITIGATED PROJECT NAME: Heritage Hills Apartments PUD PROJECT NUMBER: LUA#11-091, ECF, PPUD, FPUD IY'1 LOCATION: 1250 S Puget Drive DESCRIPTION: The applicant is requesting Environmental Review (SEPA); F- Preliminary and Final Planned Urban Development (PUD) for the construction H of a 125,539 square foot, 75-unit apartment .building. The subject site is lm N located at 1250 South Puget Drive and is zoned Commercial Arterial (CA). The = site is 1.56 acres in size and contains 9,921 square feet of protected slopes. W The proposed development would result in a density of 59.5 dwelling units per acre and no commercial component is proposed. Appeals of the environmental determination must be filed in writing on or before 5:00 p.m. on March 16, 2012. Appeals must be filed in -writing together with the required fee with: Hearing Examiner, City of Renton, 1055 South, Grady Way, Renton, WA 98057. Appeals to the Examiner are governed by City of Renton .Municipal Code Section 4-8- 110.B. Additional information, regarding the appeal process may be obtained from the Renton City Clerk's Office; (425) 430-6510. Please refer to the enclosed Notice of Environmental Determination for complete details.. If you have questions, please call me at (425) 430-7314. For the Environmental Review Committee, Ct - L Vanessa Dolbee Senior Planner Renton City Hail 0 1055 South Grady Way o Renton, Washington 98057 0 rentonwa.gov DEPARTMENT OF COMMIJ46 cityof AND ECONOMIC DEVELOPMENT 0s, ENVIRONMENTAL (SEPA) DETERMINATION OF NON -SIGNIFICANCE - MITIGATED (DNS-M) APPLICATION NO(S): LUA11-091, ECF, PPUD, FPUD APPLICANT: Greg Sparhawk, Complete Construction PROJECT NAME: Heritage Hills Apartments PUD DESCRIPTION OF PROPOSAL: The applicant is requesting Environmental Review (SEPA), Preliminary and Final Planned Urban Development (PUD) for the construction of a 125,539 square foot, 75-unit apartment building. The subject site is located at 1250 South Puget Drive and is zoned Commercial Arterial (CA). The site is 1.56 acres in size and contains 9,921 square feet of protected slopes. The proposed development would result in a density of 59.5 dwelling units per acre and no commercial component is proposed. LOCATION OF PROPOSAL: 1250 S Puget Drive LEAD AGENCY: City of Renton Environmental Review Committee Department of Community & Economic Development The City of Renton Environmental Review Committee has determined that it does not have a probable significant adverse impact on the environment. An Environmental Impact Statement (EIS) is not required under RCW 43.21C.030(2)(c). Conditions were imposed as mitigation measures by the Environmental Review Committee under their authority of Section 4-6-6 Renton Municipal Code. These conditions are necessary to mitigate environmental impacts identified during the environmental review process. Appeals of the environmental determination must be filed in writing on or before 5:00 p.m. on March 16, 2012. Appeals must be filed in writing together with the required fee with: Hearing Examiner, City of Renton, 1055 South Grady Way, Renton, WA-98057. Appeals to the Examiner are governed by City of Renton Municipal Code Section 4-8- 110,13. Additional information regarding the appeal process may be obtained from the Renton City Clerk's Office, (425) 430-6510. PUBLICATION DATE: DATE OF DECISION: SIGNATURES: March 2, 2012 February 27, 2012 r Gregg Zimmerman, Administrator Mark Peterson, dministra or Public Works Department Date Fire & Emergency Services D to Terry Higashlyama, Administrator Alex letsch, Administrator Community Services Department Date Department of Community & Date Economic Development City of &nion Community and Economic G'opmem Department Report to the Hearing t.xammer Heritage Hills Apartments PUL> LL'A11-041. ECF. PPLD, FPziD PlIBLIC IIF_ARING DATE Alarch 217, 2012 Page 6 of.32 west property boundary between the strip commercial development and the proposed apartment building. To the north is an existing multi -family development located in the Residential Multi -family zone (RM-F). To the east is the currently developed Heritage Hills Apartments, located in both the CA and RM-F zones. In addition to the multi -family development a nigh voltage electric transmission line is located to the northeast of the subject site. To the south (across South Puget Drive) is a multi -family condominium development, zoned RM-F. Access to the proposed apartment building would be via the internal vehicular circulation system on the property to the north, Heritage Hills Apartments. The existing Heritage Hills Apartments gain access from along South Puget Drive. An extension to the existing Heritage Hills internal vehicular circulation system would be added to access the subject site along the north property line. A secondary gated emergency access point would be provided directly off of South Puget Drive. In addition to vehicular access the applicant is proposing to provide street improvements along South Puget Drive along with a pedestrian connection to the public sidewalk and to the apartment complex to the north. The development would result in approximately 6,590 cubic yards of cut, and no fill. Minor grading work would extend off the subject site to the north onto Parcel No. 2023059118. Stormwater is proposed to be detained in two detention vaults located on site. As identified on the City of Renton Sensitive Area Maps, the subject site contains "protected slopes", Low, Medium and High Landslide Hazard Area, and Medium Coal Mine Hazards. With the application the applicant submitted a Geotechnical Report, addressing the above mentioned geological hazards. The subject site is currently primarily vegetated with grasses and invasive species. Eight trees are located on the site, of which one is proposed to be retained. The applicant provided a landscaping plan with the application. Based on the provided plan the applicant would be planting 84 new trees, 550 shrubs, and groundcover grasses and small shrubs. Overall 16,452 square feet or 24 percent of the site would be landscaped. 2. Environmental Review Pursuant to the City of Renton's Environmental Ordinance and SEPA (RCW 43.21C, 1971 as amended), on February 27, 2012, the Environmental Review Committee issued a Determination of Non - Significance - Mitigated (DNS-M) for the Heritage Hills Apartments PUD. The DNS-M included 4 mitigation measures. A 14-day appeal period commenced on March 2, 2012 and ended on March 16, 2012. As of the date of this report no appeals of the threshold determination have been filed. 3. Compliance with ERC Conditions Based on an analysis of probable impacts from the proposal, the Environmental Review Committee (ERC) issued the following mitigation measures with the Determination of Non -Significance — Mitigated: 1. The applicant shall comply with the recommendations found in the Geotechnical Report prepared by Terra Associates, Inc., dated June 29, 2011 (Revised January 9, 2012) that was submitted with the project application. Including but not limited to: DEPARTMENT OF COMMLAWY City of AND ECONOMIC DEVELOPMENT t DETERMINATION OF NOWSIGNIFICANCE-MITIGATED MITIGATION MEASURES APPLICATION NO(S): LUA11-091, ECF, PPUD, FPUD APPLICANT: Greg Sparhawk, Complete Construction PROJECT NAME: Heritage Hills Apartments PUD Re iN H ca 2 X W DESCRIPTION OF. PROPOSAL: The applicant is requesting Environmental Review (SEPA), Preliminary and Final Planned Urban Development (PUD) for the construction of a 125,539 square foot, 75-unit apartment building. The subject site is located at 1250 South Puget Drive and is zoned Commercial Arterial (CA). The site is 1.55 acres in size and contains 9,921 square feet of protected slopes. The proposed development would result in a density of 59.5 dwelling units per acre and no commercial component is proposed. LOCATION OF PROPOSAL: LEAD AGENCY: MITIGATION MEASURES: 1250 S Puget Drive The City of Renton Department of Community & Economic Development Planning Division 1. The applicant shall comply with the recommendations found in the Geotechnical Report prepared by Terra Associates, Inc., dated June 29, 2011(Revised January 9, 2012) that was submitted with the project application. Including but not limited to: The building foundations that parallel the slope crest shall be set back a minimum distance of ten feet from the face of the slope as measured from the edge of the footing at the bottom of footing elevation. This setback shall be shown on the site plan submitted with the building permit application. Compliance with this requirement would be reviewed and approved by the Building Plans Reviewer. b. A monitoring program should be implemented to verify the performance of the shoring system and possible excavation effects on adjacent properties. c. Excavating and grading should be completed between the end of April through the end of October or as approved by a Geotechnical Engineer or the Development Services Division, to reduce slope erosion. 2. The applicant shall pay a Parks impact/mitigation fee as required at the time of Construction Permit or Building Permit based on the codes in place at that time. 3. The applicant shall pay a traffic impact/mitigation fee as required at the time of Construction Permit or Building Permit based on the codes in place at that time. 4. The applicant shall pay a Fire impact/mitigation fee as required at the time of Construction Permit or Building Permit based on the codes in place at that time. ERC Mitigation Measures Page 1 of 1 Agencies See Attached 300' Surrounding Property Owners See Attached Greg Sparhawk Contact/Applicant Weidner Property Management, LLC Owner (Signature of Sender): 4 ` Slow i-%!" STATE OF WASHINGTON COUNTY OF KING ) s I certify that I know or have satisfactory evidence that Stacy M. Tucker signed this instrument and acknowledged it to be his/her/their free and voluntary act Ni%hv `purpose mentioned in the instrument. Dated: p Z Notary Public in and for the State of Washington Notary (Print):_., , (� T" ej- My appointment expires: �¢oZgf a rtt>jeeti Heritage Hills Apartments PUD ed erg°: LUA11-091, ECF, PPUD, FPUD L0 N m N x W template - affidavit of service by mailing AGENCY (DOE) LETTER MA!lA (ERC DETERMINATIONS) Dept_ of Ecology ** WDFW - Larry Fisher* Muckleshoot Indian Tribe Fisheries Dept. Environmental Review Section 1775 12th Ave. NW Suite 201 Attn: Karen Walter or SEPA Reviewer PO Box 47703 Issaquah, WA 98027 39015 —172"d Avenue SE Olympia, WA 985C4-7703 Auburn, WA 98092 WSDOT Northwest Region * Duwamish Tribal Office * Muckleshoot Cultural Resources Program Attn: Ramin Pazooki 4717 W Marginal Way SW Attn: Ms Melissa Calvert King Area Dev. Serv., MS-240 Seattle, WA 98106-1514 39015 172"d Avenue SE PO Box 330310 Auburn, WA 98092-9763 Seattle, WA 98133-9710 US Army Corp. of Engineers * KC Wastewater Treatment Division * Office of Archaeology & Historic Preservation* Seattle District Office Environmental Planning Supervisor Attn: Gretchen Kaehler Attn: SEPA Reviewer Ms. Shirley Marroquin PO Box 483-43 PO Box C-3755 201 S. Jackson ST, MS KSC-NR-050 Olympia, WA 98504-8343 Seattle, WA 98124 Seattle, WA 98104-3855 Boyd Powers * Depart. of Natural Resources PO Box 47015 Olympia, WA98504-7015 KC Dev_ & Environmental Serv. City of Newcastle City of Kent Attn: SEPA Section Attn: Steve Roberge Attn: Mr. Fred Satterstrom, AICP 900 Oakesdale Ave. SW Director of Community Development Acting Community Dev_ Director Renton, WA 98055-1219 13020 Newcastle Way 220 Fourth Avenue South Newcastle, WA 98059 Kent, WA 98032-5895 Metro Transit Puget Sound Energy City of Tukwila Senior Environmental Planner Municipal Liaison Manager Steve Lancaster, Responsible Official Gary Kriedt Joe Jainga 6200 Southcenter Blvd. 201 South Jackson Street KSC-TR-0431 PO Box 90868, MS: XRD-01W Tukwila, WA 98188 Seattle, WA 98104-3856 Bellevue, WA 98009-0868 Seattle Public Utilities Real Estate Services Attn_ SEPA Coordinator 700 Fifth Avenue, Suite 4900 PO Box 34018 Seattle, WA 98124-4018 *Note: If the Notice of Application states that it is an "Optional DNS", the marked agencies and cities will need to be sent a copy of the Environmental Checklist, Site Plan PMT, and the Notice of Application. **Department of Ecology is emailed a copy of the Environmental Checklist, Site Plan PMT, & Notice to the following email address: sepaunit@ecy.wa.gov template - affidavit of service by mailing 2023059135D3 -DIPIETRO ENT€RPRISES INC 2141 WEST VALLEY HWY N AUBURN WA 98001 202305911804 HERITAGE HILLS' ASSOCIATES A 9757 JUANITA DR NE #300 KIRKLAND WA 98034 202305901607 PUGET SOUND ENERGY/ELEC PROPERTY TAX DEPT PO SOX 90868 BELLEVUE WA 98009 d C1 0f,.. AMENDED NOTICE OF APPLICATION AND PROPOSED DETERMINATION OF NON -SIGNIFICANCE -MITIGATED (DNS-M) DATE: February 8, 2012 LAND USE NUMBER: LUA11-091, ECF, PPUD, FPUD PROJECT NAME: Heritage Hills Apartments PUD PROJECT DESCRIPTION: The applicant is requesting Environmental Review (SEPA), Preliminary and Final Planned Urban Development (PUD) for the construction of a 125,539 square foot, 75 unit apartment building. The subject site is located at 1250 Puget Drive South and is zoned Commercial Arterial (CA). The site is 1.56 acres in size and contains 9,921 square feet of protected slopes. The proposed development would result in a density of 59.5 dwelling units per acre and no commercial component is proposed. Access to the site is proposed via the internal street system on the property to the North and all parking is proposed within an underground parking garage. A secondary gated emergently access point would be provided directly off of Puget Drive. The development would result in approximately 6,590 cubic yards of cut, and no fill. Minor grading work would extend off the subject site to the north onto parcel 2023059118. 5tormwater is proposed to be detained in two detention vaults located on site. The applicant provided a Stormwater Report, Traffic Analysis, and a Geotechnical Report with the application. Eight trees are located on the s7te, of which one is proposed to be retained. PROJECT LOCATION: 1250 Puget Drive S OPTIONAL DETERMINATION OF NON -SIGNIFICANCE, MITIGATED (DNS-M): As the Lead Agency, the City of Renton has determined that significant environmental impacts are unlikely to result from the proposed project. Therefore, as permitted under the RCW 43.21C.110, the City of Renton is using the Optional DNS-M process to give notice that a DNS- M is likely to be issued. Comment periods for the project and the proposed DNS-M are integrated into a single comment period. There will be no comment period following the issuance of the Threshold Determination of Non - Significance -Mitigated {DNS-M). A 14-day appeal period will follow the issuance of the DNS-M. PERMIT APPLICATION DATE: November 3, 2011 NOTICE OF COMPLETE APPLICATION: November 23, 2011/ Amended: February 8, 2012 APPLICANT/PROJECT CONTACT PERSON: Greg Sparhawk, Complete Construction; 9757 Juanita Drive NE A300; . Kirkland, WA 98034; Eml: gregs@weidner.com Permits/Review Requested: Environmental (SEPA) Review, Preliminary and Final Planned Urban evelopment approval Other Permits which may be required: Construction and -Building Permits Requested Studies: Geotechnical Report, 5tormwater Report and a Traffic Analysis Location where application may be reviewed: Department of Community & Economic Development (CED) — Planning Division, Sixth Floor Renton City Hall, 1055 South Grady Way, Renton, WA 98057 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 So. Grady Way, Renton, WA 98057. Name/File No.: Heritage Hills Apartments PUD/LUAII-091, ECF, PPUD, FPUD NAME: MAILING ADDRESS: TELEPHONE NO.: 0 PUBLIC HEARING: CONSISTENCY OVERVIEW: Zoning/Land Use: Environmental Documents that Evaluate the Proposed Project: Development Regulations Used For Project Mitigation: Proposed Mitigation Measures: Public hearing is tentatively scheduled for March 27 2012 before the Renton Hearing Examiner in Renton Council Chambers. Hearings begin at 1:00 p.m. on the 7th floor of the new Renton City Hail located at 1055 South Grady Way. The subject site is designated Commercial Corridor (CC) on the City of Renton Comprehensive Land Use Map and Commercial Arterial (CA) on the City's Zoning Map. Environmental (SEPA) Checklist The project will be subject to the City's SEPA ordinance, RMC 4-3-050; RMC 4-9- 070; RMC 4-9-150 and other applicable codes and regulations as appropriate. The following Mitigation Measures will likely be imposed on the proposed project. These recommended Mitigation Measures address project impacts not covered by existing codes and regulations as cited above. ■ The applicant will be required to pay the appropriate Transportation Mitigation Fee; ■ The applicant will be required to pay the appropriate Fire Mitigation Fee; and ■ The applicant will be required to pay the appropriate Parks Mitigation Fee. ■ The applicant shall comply with the recommendation found in the "Traffic Analysis' prepared by Transportation Engineering North West dated August 25, 2011. ■ The applicant shall comply with the recommendation found in the Geotechnical Report", prepared by Terra Associates, Inc., doted June 29, 2011, Comments on the above application must be submitted In writing to Vanessa Dolbee, Senior Planner, CED — Planning Division, 1055 South Grady Way, Renton, WA 98057, by 5:00 PM on February 22, 2012. This matter is also tentatively scheduled for a public hearing on March 27, 2012, at 1.00 p.m., Council Chambers, Seventh Floor, Renton City Hall, 1055 South Grady Way, Renton. If you are interested in attending the hearing, please contact the Planning Division to ensure that the hearing has not been rescheduled at (425) 430-7282. If comments cannot be submitted in writing by the date indicated above, you may still appear at the hearing and present your comments on the proposal before the Hearing Examiner. If you have questions about this proposal, or wish to be made a party of record and receive additional information by mail, please contact the project manager. Anyone who submits written comments will automatically become a party of record and will be notified of any decision an this project. CONTACT PERSON: Vanessa Dolbee, Senior Planner; Tel: (425) 430-7314; Eml: vdolbee@rentonwa.gov PLEASE INCLUDE THE PROJECT NUMBER WHEN CALLING FOR PROPER FILE IDENTIFICATION • i D � DEPARTMENT OF COMMUNITY City of — ���©� . � _.. ..w:. _. . AND ECONOMIC DEVELOPMENT 5f M E M O R A N D U M VECPrVIENT SERVICES DATE: February 6, 2012 CITY OF Rr-:NTOi\' TO: Reviewing Department: Plan Review, Building FEB 07 ni,' FROM: Vanessa Dolbee, Senior Planner lip RECEIVED SUBJECT: Heritage Hills Apartments PUD, LUA11-091 The original routing/comment sheet was sent out in late November2011. The comments were originally due on December 7, 2011 for the subject project. During the review time, staff requested from the applicant the missing North elevation and a coalmine assessment. Please find attached the North elevation and the coalmine assessment. if you have new comments; or changed comments due to the new information please provide them to Vanessa Doibee, by February 20, 2U12. ., LLB Id N H h.\cedlplaun.inglcun-ent planninglprojects111-091.vanessal2nd routing memo 11-091.doc 0 �J DEPARTMENT OF COMMUNITY city of AND ECONOMIC DEVELOPMENT D .;fir. M E M O R A N D U M DATE: December 13, 2011 TO: Vanessa Dolbee, Planner FROM: Jan Illian, Plan Review * SUBJECT: Utility and Transportation Comments for: Heritage Hills PUD 1250 Puget Drive South LUA 11-091 I have reviewed the application for the Heritage Hills PUD site, located at 1250 Puget Drive South, and have the following comments: EXISTING CONDITIONS WATER Water service is provided by the City of Renton. There is an existing 8-inch water line on the north side of the property. There is also a 16-inch water line in Puget Drive S. The project site is located in the 490-pressure zone. Static pressure is 80 psi. Fire flow in the from the 16-inch main in Puget Drive S. will provide approximately 5,000 gpm. SEWER Sewer service is provided by the City of Renton. There is an existing 8-inch sanitary sewer line to the north side of the property. STORM There is a storm conveyance system in Puget Drive S. STREETS There is sidewalk, curb, gutter, and street lighting fronting the site in Puget Drive S. CODE REQUIREMENTS WATER 1. Available fire flow is 5,000 gpm. Preliminary fire flow required by the fire department is 3,250 gpm. In order to provide the required 3,250 gpm, extension of a 10-inch water main along the proposed access road connecting to the existing 16-inch water main in Puget Drive to the south and connecting to the existing 8-inch water within an easement to the north will be required. A 15-foot easement will be required for the water main on site. Four hydrants will be required to serve the project. Locations shall be determined by the Fire Department. 2. Water system development fees will be based on the size of all domestic water meter(s), fire service line, and landscape irrigation meters that will serve the site. This is payable prior to issuance of the construction permit. Heritage Hil15—LUA11-091 Page 2 of 3 December 13, 2011 3. A separate utility permit and separate plans will be required for the installation of the double detector check valve assembly for the fire sprinkler system. DDCVA installations outside the building shall be in accordance with City of Renton Standards. For DDCVA installations inside the building, applicant shall submit a copy of the mechanical plan showing the location, installation, and standard detail of the backflow assembly inside the building. DDCVA shall be installed immediately after the pipe has passed through the building floor slab. Installation of devices shall be in the horizontal position only. 4. Landscape irrigation systems will require a separate permit for the irrigation meter and approved backflow device is required to be installed. A plumbing permit will be required. 5. Backflow devices are required to be installed on all domestic water meters since the proposed building height exceeds two stories. SANITARY SEWER 1. A short 8" sewer main extension will be required to serve the new building. 2. Sewer system development fees will be based on the size of all domestic water meter(s). 3. Applicant proposes underground parking. Floor drains are required and shall be connected to the sanitary sewer through an approved oil/water separator located outside the building, if feasible. SURFACE WATER 1. Surface water system development fees will be based on the square footage of the new impervious surface area. The rate is $.405 times the new square footage after final design. Proposed new impervious surface area is 60,984 square feet. Estimated fee is $24,698.00, This is payable priorto issuance of the construction permit. 2. A preliminary drainage plan and drainage report has been submitted with the site plan application. The report addresses compliance with the 2009 King County Surface Water Manual and the 2009 City of Renton Amendments to the KCSWM, Chapters 1 and 2. After a cursory review of the TIR, a few comments are noted below. • Enhanced basic WQ treatment is required unless a covenant restricting the use of leachable metals is recorded with King County. • Conveyance system for the frontage improvements shall be analyzed per section 1.2.4 of the SWDM and take under consideration all tributary areas. 3. A Construction Stormwater Permit from the Department of Ecology is required. A55WP plan with recommendations for erosion control will be required to be submitted to the Department of Ecology. TRANSPORTATION/STREET 1. Transportation mitigation fees of $37,406.25 will be accessed. The rate is 75 units x 6.65 new daily trips x $75.00. See Transportation Mitigation Fee sheet included. 2. A traffic analysis prepared by Transportation Engineering Northwest, dated October 13, 2011, was submitted with the site plan application and has been reviewed. The analysis is acceptable as submitted. Based on the LOS and queuing analysis provided by the engineer, no traffic impacts will result with the proposed 75-unit apartment complex. Vehicle access will be to Puget Drive via the existing drive at the Abitare Apartments to the east. H\CED\Planning\Current Plan ning\PROJECTS\11-091.Vanessa\Plan Review Comments LUA 11-091.doc Heritage Hills — LUA11-091 Page 3 of 3 December 13, 2011 3. Puget Drive has been identified as a Minor Arterial. To meet the City's new complete street standards, two feet will be required to be dedicated to the City for additional right-of-way along the project side in Puget Drive. Street improvements fronting this site will include an 8-foot sidewalk, 8-foot planter strip with curb and gutter, 33-feet of pavement from centerline, and street lighting. 4. Emergency access roadway shown on the site plan shall not exceed 8% grade. Driveways exceeding 8%, but not greater than 15% grade, are subject to City approval. Applicant shall submit a request in writing justifying the request. Driveways exceeding 15% require application to the City for a variance of City code. GENERAL COMMENTS 1. Separate permits and fees for domestic water meter(s), irrigation meter, side sewer connection, storm connection, and any backflow devices will be required. H\CED�Planning\Current Planning\PROJECT5\11-091.Vanessa\Plan Review Comments LUA 11-091.doc • S# 887 TRANSPORTATION MITIGATION FEE Project Name: Project Address: Contact Person: Permit dumber: Project Description: Land Use Type: X Residential ❑ Retail ❑ Non -retail Calculation: 75 x 6.65 = 498.75 ADT Heritage Hills Apartments PUD 1260 Puget Drive S 498.75 x $75 = $37,406.25 Transportation Mitigation Fee: Calculated by: Date of Payment: $37,406.25 K. Kittrick Greg Sparhawk LUA11-091 75 Apartment units, Method of Calculation: X ITE Trip Generation Manual, 8th Edition ❑ Traffic Study ❑ Other Traffic Study by Transportation Engineering North West August 25, 2011 (apt # no rev) Date: � 1- 'V Vanessa Dolbee 0 From: Terrence J. Flatley Sent: Monday, December 12. 2011 10:24 AM To: Jan I Ilian; Leslie A Betlach Cc: Vanessa Dolbee; Terry Higashiyama; Peter Renner; Kelly Beymer; Timothy Williams Subject: RE: LUA11-091, ECF,PPUD FPUD 1250 Puget Drive South Follow Up Flag: Follow up Flag Status: Flagged Hi Jan, We recommend the trees in the right-of-way be a minimum distance of 8 feet from hard surfaces such as sidewalks. While the species for the right-of-way trees is on the City's list of recommended trees, this particular species can be slightly bothersome and we recommend substituting with another variety of littleleaf linden other than `Greenspire' if possible. From: Jan Illian Sent: Monday, December 12, 2011 8:33 AM To: Leslie A Betlach Cc: Vanessa Dolbee; Terrence J. Flatley; Terry Higashiyama; Peter Renner; Kelly Beymer; Timothy Williams Subject: RE: LUA11-091, ECF,PPUD FPUD 1250 Puget Drive South Got it Leslie, Thanks From: Leslie A Betlach Sent: Friday, December 09, 2011 5:23 PM To: Jan Illian Cc: Vanessa Dolbee; Terrence J. Flatley; Terry Higashiyama; Peter Renner; Kelly Beymer; Timothy Williams Subject: LUA11-D91, ECF,PPUD FPUD 1250 Puget Drive South Importance: High Jan, I was out of the office last week for three days, which back logged one of the Green folder identified above. Comments were due December 7. 1. Upon (very quick) review, this project will require a parks mitigation fee of $354.51 per each multi -family unit. 2. Bicycle lane improvements will need to be incorporated into the project as per the Adopted Trails and Bicycle Master Plan and as per the project sheet identified as "Puget Drive 5E and South 21't Street Bicycle Lanes 3. There are proposed street landscape improvements which may prompt comments from Terry Flatley. I have requested that Terry e-mail comments directly to you on Monday (and cc us) and we will continue circulating the Green Folder in the event others have comments. Thanks for your understanding. Leslie Zetee �4. V Parks Planning and Natural Resources Director City of Renton 1055 South Grady Way Renton, WA 95057 Phone: 425-430-6619 Fax: 425-430-6603 Ibetlach@rentonwa,go� �� � rj r r Denis Law r. MayorI`� Department of Community and Economic Development November 73, 2011 Alex Pietsch, Administrator Nancy Rawls Department of Transportation -Renton School District 420 Park Avenue N Renton, WA 98055 Subject: Heritage Hills Apartments PUD LUA11-091, ECF, PPUD, FPUD The City of Renton's Department of Community and. Economic Development (CED)- has received an application for a 75-unit. apartment building located_at 1.250 Puget.Drive S. Please seethe enclosed Notice of Application for.further details. In -order to process this application, CED needs -to know which Renton .schools would be attended by children living in residences at the location indicated above. Please. fill in the appropriate schools on the, list below -and return.this-letter to. -my attention-, City of Renton, CED, Planning Division, 1.055 South Grady Way, Renton, Washington 98057 by, December 7, 2011. _ W Elementary School: Middle School -...— High School: Will the schools you have indicated be able to handle the impact of the additional = students estimated to coriie from the proposed development? Yes No Any Comments: Renton Qty !doll vi 1055 5auth.Grady Way • Renton, Washington 98057 • rentonwa ga++ +" R + Nrfo CITY OF RENTON I& FIRE PREVENTION BUREAU DATE: November 29, 2011 MEMORANDUM TO: Vanessa Dolbee, Senior Planner FROM: Corey Thomas, Plans Review Inspector SUBJECT: Comments for Heritage Hills Apartment Community Environmental Impact Comments: Fire mitigation impact fees are currently applicable at the rate of $388.00 per multi- family unit. 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 3,250 gpm. A minimum of three hydrants is required. One within 150-feet and two within 300-feet of the proposed building A looped fire main is required around the building in order to provide adequate fire flow. Any existing hydrants used to satisfy the requirements shall meet current code including five inch storz fittings. 2. Approved fire sprinkler and fire alarm systems are required throughout the building. 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 clear width. Maximum grade on roadways is 15%. Roadways shall support a minimum of a 30-ton vehicle and 322-psi point loading. Gates on fire access roads shall comply with fire department standards including full automation and equipped with radio frequency automatic opener. Bollards are not allowed. 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. 6. 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. H m X W 0 0 CITY OF RENTON DEPARTMENT OF COMMUNITY & ECONOMIC DEVELOPMENT - PLANNING DIVISION AFFIDAVIT OF SERVICE BY MAILING On the 29th day of February, 2012, 1 deposited in the mails of the United States, a sealed envelope containing Environmental Determination documents. This information was sent to: Name Representing. Agencies See Attached Weidner Property Management Owner(s) (Signature of Sender):410nwo � s ol STATE OF WASHINGTON ) ) SS COUNTY OF KING I certify that I know or have satisfactory evidence that i%a VI signed this instrument and acknowledged it to be his/her/their free and voluntary act for the uses and purposes mentioned in the instrument. Dated: )~ -a0t2_ Notary (Print): My appointment expires: Notary Publie in and for the State of Washington W A. 6rc�6-e-r N --3 � A-- a Iq 1 11)0s3 Ptgect Name: Heritage Hills Apartments PUD Project Number: LUA11-091, ECF, PPUD, FPUD template - affidavit of service by mailing 0 0 AGENCY (DOE) LETTER MAILING (ERC DETERMINATIONS) Dept. of Ecology ** WDFW - Larry Fisher* Muckleshoot Indian Tribe Fisheries Dept. Environmental Review Section 1775 12th Ave. NW Suite 201 Attn: Karen Walter or SEPA Reviewer PO Box 47703 Issaquah, WA 98027 39015 — 172"d Avenue SE Olympia, WA 98504-7703 Auburn, WA 98092 WSDOT Northwest Region * Duwamish Tribal Office * Muckleshoot Cultural Resources Program Attn: Ramin Pazooki 4717 W Marginal Way SW Attn: Ms Melissa Calvert King Area Dev, Serv., MS-240 Seattle, WA 98106-1514 39015 172°d Avenue 5E PO Box 330310 Auburn, WA 98092-9763 Seattle, WA 98133-9710 US Army Corp. of Engineers * KC Wastewater Treatment Division * Office of Archaeology & Historic Preservation* Seattle District Office Environmental Planning Supervisor Attn: Gretchen Kaehler Attn: SEPA Reviewer Ms. Shirley Marroquin PO Box 48343 PO Box C-3755 201 S. Jackson ST, MS KSC-NR-050 Olympia, WA 98504-8343 Seattle, WA 98124 Seattle, WA 98104-3855 Boyd Powers * Depart. of Natural Resources PO Box 47015 Olympia, WA 98504-7015 KC Dev. & Environmental Serv. City of Newcastle City of Kent Attn: SEPA Section Attn: Steve Roberge Attn: Mr. Fred Satterstrorn, AICP 900 Oakesdale Ave. SW Director of Community Development Acting Community Dev. Director Renton, WA 98055-1219 13020 Newcastle Way 220 Fourth Avenue South Newcastle, WA 98059 Kent, WA 98032-5895 Metro Transit Puget Sound Energy City of Tukwila Senior Environmental Planner Municipal Liaison Manager Steve Lancaster, Responsible Official Gary Kriedt Joe Jainga 6200 Southcenter Blvd. 201 South Jackson Street KSC-TR-0431 PO Box 90868, MS: XRD-01W Tukwila, WA 98188 Seattle, WA 98104-3856 Bellevue, WA 98009-0868 Seattle Public Utilities Real Estate Services Attn: SEPA Coordinator 700 Fifth Avenue, Suite 4900 PO Box 34018 Seattle, WA 98124-4018 *Note: If the Notice of Application states that it is an "Optional DNS", the marked agencies and cities will need to be sent a copy of the Environmental Checklist, Site Plan PMT, and the Notice of Application_ **Department of Ecology is emailed a copy of the Environmental Checklist, Site Plan PMT, & Notice to the following email address: sepaunit@ecy.wa.gov template - affidavit of service by mailing C.ir of OF ENVIRONMENTAL DETERMINATION AND PUBLIC HEARING ISSUANCE OF A DETERMINATION OF NON -SIGNIFICANCE - MITIGATED (DNS-M) POSTED TO NOTIFY INTERESTED PERSONS OF AN ENVIRONMENTAL ACTION PROJECT NAME: Heritage Hills Apartments PUD PROJECT NUMBER: LUA11-091, ECF, PPUD, FPUD LOCATION: 1250 S Puget Drive DESCRIPTION: The applicant is requesting Environmental Review (SEPA), Preliminary and Final Planned Urban Development (PUD) for the construction of a 125,539 square foot, 75-unit apartment building. The subject site is located at 1250 South Puget Drive and is zoned Commercial Arterial (CA). The site is 1.56 acres in size and contains 9,921 square feet of protected slopes. The proposed development would result In a density of 59.5 dwelling units per acre and no commercial component is proposed. Access to the site is proposed via the internal street system on the property to the north and all parking is proposed within an underground parking garage. A secondary gated emergency access point would be provided directly off of Puget Drive. The development would result In approximately 6,590 cubic yards of cut, and no fill. Minor grading work would extend off the subject site to the north onto Parcel No. 2023059118. Stormwater is proposed to be detained in two detention vaults located on site. The applicant provided a Stormwater Report, Traffic Analysis, and a Geotechnical Report with the application. Eight trees are located on the site, of which one is proposed to be retained. THE CITY OF RENTON ENVIRONMENTAL REVIEW COMMITTEE (ERC) HAS DETERMINED THAT THE PROPOSED ACTION DOES NOT HAVE A SIGNIFICANT ADVERSE IMPACT ON THE ENVIRONMENT. Appeals of the environmental determination must be filed in writing on or before 5:00 p.m. on March 16, 2012. Appeals must be filed in writing together with the required fee with: Hearing Examiner, City of Renton, 1055 South Grady Way, Renton, WA 98057. Appeals to the Examiner are governed by City of Renton Municipal Code Section 4-8-110.B. Additional information regarding the appeal process may be obtained from the Renton City Clerk's Office, (425) 430-6510. A PUBLIC HEARING WILL BE HELD BY THE RENTON HEARING EXAMINER AT HIS REGULAR MEETING IN THE COUNCIL CHAMBERS ON THE 7TH FLOOR OF CITY HALL, 1055 SOUTH GRADY WAY, RENTON, WASHINGTON, ON MARCH 27, 2012 AT 1:00 PM TO CONSIDER THE PLANNED URBAN DEVELOPMENT. IF THE ENVIRONMENTAL DETERMINATION IS APPEALED, THE APPEAL WILL BE HEARD AS PART OF THIS PUBLIC HEARING. FOR FURTHER INFORMATION, PLEASE CONTACT THE CITY OF RENTON DEPARTMENT OF COMMUNITY & ECONOMIC DEVELOPMENT AT (425) 21W 2W. DO NOT REMOVE THIS NOTICE WITHOUT PROPER AUTHORIZATION Please include the project NUMBER when calling for proper file identification. Denis Law - City or — Mayor T-1 . a �u ,, •., February 292012 Department of Community and Economic Development rY, Alex Pietsch, Administrator Greg Sparhawk Complete Construction 9757 Juanita Drive NE #300 Kirkland, WA 98034 SUBJECT: ENVIRONMENTAL THRESHOLD (SEPA) DETERMINATION Heritage Hills Apartments PUD, LUA#11-091, ECF, PPUD, FPUD Dear Mr. Sparhawk: This letter is written on behalf of the Environmental Review Committee (ERC) to advise you that they have completed their review of the subject project and have issued a threshold Determination of Non -Significance -Mitigated with Mitigation Measures. Please refer to the enclosed ERC Report and Decision, Part 2, Section B for a list of the Mitigation Measures. Appeals of the'environmental determination must be filed in writing on or before 5:00 p.m. on March 16, 2012. Appeals must be filed in writing together with the required fee with:. Hearing Examiner, City of Renton, 1055 South Grady Way, Renton, WA 98057. Appeals to the Examiner are governed by City of Renton Municipal Code Section 4-8- 110.6. Additional information regarding the appeal process may be obtained from the Renton City Clerk's Office, (425) 430-6510. If the Environmental Determination is appealed, a public hearing date will be set and all parties notified. (Delete this paragraph if no public hearing) Also, a Public Hearing will be held by the Renton Hearing Examiner in the Council Chambers on the seventh floor of City Hall, 1055 South Grady Way, Renton, Washington, on March 27, 2012 at 1:00 p.m. to consider the Preliminary and Final Planned Urban Development. The applicant or representatives) of the applicant is required to be present at the public hearing. A copy of the staff report will be mailed to you prior to the hearing. If the Environmental Determination is appealed, the appeal will be heard as part of this public hearing. The preceding information will assist you in planning for implementation of your project and enable you to exercise your appeal rights more fully, if you choose to do so. If you have any questions or desire clarification of the above, please call me at (425) 430-7314. Renton City Hall • 1055 South Grady Way • Renton, Washington 98057 • rentonwa.gov Greg Sparhawk Page 2 of 2 February. 29, 2012 For the Environmental Review Committee, CL Vanessa Dolbee Senior Planner Enclosure cc: Weidner Property Management / Owner(s) Denis Law 0 Ci Mayor Y t O r jrLi � February 29, 2012 Department of Community and Economic Development Alex Pietsch, Administrator Washington State Department of Ecology Environmental Review Section PO Box 47703 Olympia, WA 98504-7703 Subject: ENVIRONMENTAL (SEPA) DETERMINATION Transmitted herewith is a copy of the Environmental Determination for the following project reviewed by the Environmental Review Committee (ERC) on February 27, 2012: DETERMINATION OF NON -SIGNIFICANCE -MITIGATED PROJECT NAME: Heritage Hills Apartments PUD PROJECT NUMBER: LUA#11-091, ECF, PPUD, FPUD LOCATION: 1250 S Puget Drive DESCRIPTION: The applicant is requesting Environmental Review (SEPA), Preliminary and Final Planned Urban Development (PUD) for the construction of a 125,539 square foot, 75-unit apartment building. The subject site is located at 1250 South Puget Drive and is zoned Commercial Arterial (CA). The site is 1.S6 acres in size and contains 9,921 square feet of protected slopes. The proposed development would result in a density of 59.5 dwelling units per acre and no commercial component is proposed. Appeals of the environmental determination must be filed in writing on or before 5:00 p.m. on March 16, 2012. Appeals must be filed in writing together with the required fee with: Hearing Examiner, City of Renton, 1055 South Grady Way, Renton, WA 98057. Appeals to the Examiner are governed by City of Renton Municipal Code Section 4-8- 110.13. Additional information regarding the appeal process may be obtained from the Renton City Clerk's Office, (425) 430-6510. Please refer to the enclosed Notice of Environmental Determination for complete details. If you have questions, please call me at (425) 430-7314. For the Environmental Review Committee, Vanessa Dolbee Senior Planner Renton City Hall • 1055 South Grady Way 9 Renton, Washington 98057 • rentonwa.gov Washington State Departmisf Ecology Page 2 of 2 February 29, 2012 Enclosure cc; King County Wastewater Treatment Division Ramin Pazooki, WSDOT, NW Region Boyd Powers, Department of Natural Resources Larry Fisher, WDFW Karen Walter, Fisheries, Muckleshoot Indian Tribe Duwamish Tribal Office Melissa Calvert, Muckleshoot Cultural Resources Program US Army Corp. of Engineers Gretchen Kaehler, Office of Archaeology & Historic Preservation KDEPARTMENT OF COMMACity of AND ECONOMIC DEVELOPMENT DETERMINATION OF NON -SIGNIFICANCE -MITIGATED MITIGATION MEASURES APPLICATION NO(S): LUA11-091, ECF, PPUD, FPUD APPLICANT: Greg Sparhawk, Complete Construction PROJECT NAME: Heritage Hills Apartments PUD DESCRIPTION OF PROPOSAL: The applicant is requesting Environmental Review (SERA), Preliminary and Final Planned Urban Development (PUD) for the construction of a 125,539 square foot, 75-unit apartment building. The subject site is located at 1250 South Puget Drive and is zoned Commercial Arterial (CA). The site is 1.56 acres in size and contains 9,921 square feet of protected slopes. The proposed development would result in a density of 59.5 dwelling units per acre and no commercial component is proposed. LOCATION OF PROPOSAL: 1250 S Puget Drive LEAD AGENCY: The City of Renton Department of Community & Economic Development Planning Division MITIGATION MEASURES: 1. The applicant shall comply with the recommendations found in the Geotechnical Report prepared by Terra Associates, Inc., dated June 29, 2011 (Revised January 9, 2012) that was submitted with the project application. Including but not limited to: a. The building foundations that parallel the slope crest shall be set back a minimum distance of ten feet from the face of the slope as measured from the edge of the footing at the bottom of footing elevation. This setback shall be shown on the site plan submitted with the building permit application. Compliance with this requirement would be reviewed and approved by the Building Plans Reviewer. b. A monitoring program should be implemented to verify the performance of the shoring system and possible excavation effects on adjacent properties. c. Excavating and grading should be completed between the end of April through the end of October or as approved by a Geotechnical Engineer or the Development Services Division, to reduce slope erosion. 2. The applicant shall pay a Parks impact/mitigation fee as required at the time of Construction Permit or Building Permit based on the codes in place at that time. 3. The applicant shall pay a traffic impact/mitigation fee as required at the time of Construction Permit or Building Permit based on the codes in place at that time. 4. The applicant shall pay a Fire impact/mitigation fee as required at the time of Construction Permit or Building Permit based on the codes in place at that time. ERC Mitigation Measures Page 1 of 1 DEPARTMENT OF COMMUNITYCiryof AND ECONOMIC DEVELOPMENT DETERMINATION OF NON -SIGNIFICANCE -MITIGATED ADVISORY NOTES APPLICATION NO(S): LUA11-091, ECF, PPUD, FPUD APPLICANT: Greg Sparhawk, Complete Construction PROJECT NAME: Heritage Hills Apartments PUD DESCRIPTION OF PROPOSAL: The applicant is requesting Environmental Review (SEPA), Preliminary and Final Planned Urban Development (PUD) for the construction of a 125,539 square foot, 75-unit apartment building. The subject site is located at 1250 South Puget Drive and is zoned Commercial Arterial (CA). The site is 1.56 acres in size and contains 9,921 square feet of protected slopes. The proposed development would result in a density of 59.5 dwelling units per acre and no commercial component is proposed. LOCATION OF PROPOSAL: 1250 S Puget Drive LEAD AGENCY: The City of Renton Department of Community & Economic Development Planning Division Advisory Notes to Applicant: The following notes are supplemental information provided in conjunction with the environmental determination. Because these notes are provided as information only, they are not subject to the appeal process for environmental determinations. Planning: 1. RMC section 4-4-030.C.2 limits haul hours between 8:30 am to 3:30 pm, Monday through Friday unless otherwise approved by the Development Services Division. 2. Commercial, multi -family, new single family and other nonresidential construction activities shall be restricted to the hours between seven o'clock (7:00) a.m. and eight o'clock (8:00) p.m., Monday through Friday. Work on Saturdays shall be restricted to the hours between nine o'clock (9:00) a.m. and eight o'clock (8:00) p.m. No work shall be permitted on Sundays. 3. Within thirty (30) days of completion of grading work, the applicant shall hydroseed or plant an appropriate ground cover over any portion of the site that is graded or cleared of vegetation and where no further construction work will occur within ninety (90) days. Alternative measures such as mulch, sodding, or plastic covering as specified in the current King County Surface Water Management Design Manual as adopted by the City of Renton may be proposed between the dates of November 1st and March 31st of each year. The Development Services Division's approval of this work is required prior to final inspection and approval of the permit. 4. A National Permit Discharge Elimination System (NPDES) permit is required when more than one acre is being cleared. ERC Advisory Notes Page 1 of 4 5, The applicant may not fill, ex0ate, stack or store any equipment, those of any materials, supplies or fluids, operate any equipment, install impervious surfaces, or compact the earth in any way within the area defined by the drip line of any tree to be retained. 6. The applicant shall erect and maintain six foot (6) high chain link temporary construction fencing around the drip lines of all retained trees, or along the perimeter of a stand of retained trees, Placards shall be placed on fencing every fifty feet (50') indicating the words, "NO TRESPASSING -- Protected Trees" or on each side of the fencing if less than fifty feet (50'). Site access to individually protected trees or groups of trees shall be fenced and signed. Individual trees shall be fenced on four (4) sides. In addition, the applicant shall provide supervision whenever equipment or trucks are moving near trees. Plan Review —Water: 1. Available fire flow is 5,000 gpm. Preliminary fire flow required by the fire department is 3,250 gpm. In order to provide the required 3,250 gpm, extension of a 10-inch water main along the proposed access road connecting to the existing 16-inch water main in Puget Drive to the south and connecting to the existing 8-inch water within an easement to the north will be required. A 15-foot easement will be required for the water main on site. Four hydrants will be required to serve the project. Locations shall be determined by the Fire Department. 2. Water system development fees will be based on the size of all domestic water meter(s), fire service line, and landscape irrigation meters that will serve the site. This is payable prior to issuance of the construction permit. 3. A separate utility permit and separate plans will be required for the installation of the double detector check valve assembly for the fire sprinkler system. DDCVA installations outside the building shall be in accordance with City of Renton Standards. For DDCVA installations inside the building, applicant shall submit a copy of the mechanical plan showing the location, installation, and standard detail of the backflow assembly inside the building. DDCVA shall be installed immediately after the pipe has passed through the building floor slab. Installation of devices shall be in the horizontal position only. 4. Landscape irrigation systems will require a separate permit for the irrigation meter and approved backflow device is required to be installed. A plumbing permit will be required. 5. Backflow devices are required to be installed on all domestic water meters since the proposed building height exceeds two stories. Plan Review — Sa n ita ry Sewe r: 1. A short 8" sewer main extension will be required to serve the new building. 2. Sewer system development fees will be based on the size of all domestic water meter(s). 3. Applicant proposes underground parking. Floor drains are required and shall be connected to the sanitary sewer through an approved oil/water separator located outside the building, if feasible. Plan Review —Surface Water: Surface water system development fees will be based on the square footage of the new impervious surface area. The rate is $.405 times the new square footage after final design. Proposed new impervious surface area is 60,984 square feet. Estimated fee is $24,698.00. This is payable prior to issuance of the construction permit. 2. A preliminary drainage plan and drainage report has been submitted with the site plan application. The report addresses compliance with the 2009 King County Surface Water Manual (KCSWM) and the 2009 City of Renton Amendments to the KCSWM, Chapters 1 and 2. After a cursory review of the TIR, a few comments are noted below. ERC Advisory Notes Page 2 of 4 3. Enhanced basic WQ treatme0s required unless a covenant restrictihe use of leachable metals is recorded with King County. 4. Conveyance system for the frontage improvements shall be analyzed per section 1.2.4 of the SWDM and take under consideration all tributary areas. 5. A Construction Stormwater Permit from the Department of Ecology is required. A SSWP plan with recommendations for erosion control will be required to be submitted to the Department of Ecology. Plan Review — Transportation Street: 1. A traffic analysis prepared by Transportation Engineering Northwest, dated October 13, 2011, was submitted with the site plan application and has been reviewed. The analysis is acceptable as submitted. Based on the LOS and queuing analysis provided by the engineer, no traffic impacts will result with the proposed 75-unit apartment complex. Vehicle access will be to Puget Drive via the existing drive at the Heritage Apartments to the east. 2. Puget Drive has been identified as a Minor Arterial. To meet the City's new complete street standards, two feet will be required to be dedicated to the City for additional right-of-way along the project side in Puget Drive. Street improvements fronting this site will include an 8-foot sidewalk,8-foot planter strip with curb and gutter, 33-feet of pavement from centerline, and street lighting. 3. Emergency access roadway shown on the site plan shall not exceed 8% grade. Driveways exceeding 8%, but not greater than 15% grade, are subject to City approval. Applicant shall submit a request in writing justifying the request. Driveways exceeding 15% require application to the City for a variance of City code. Plan Review —General: 1. Separate permits and fees for domestic water meter(s), irrigation meter, side sewer connection, storm connection, and any backflow devices will be required. Fire and Emergency Services: 1. The preliminary fire flow is 3,250 gpm. A minimum of three hydrants are required. One within 150 feet and two within 300 feet of the proposed building. A looped fire main is required around the building in order to provide adequate fire flow. Any existing hydrants used to satisfy the requirements shall meet current code including five inch storz fittings. 2. Approved fire sprinkler and fire alarm systems are required throughout the building. Dry standpipes are required in all stairways. Separate plans and permits are 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 is required for the onsite roadway. Required turning radiuses are 25-feet inside and 45-feet outside. Roadways shall be a minimum of 20-feet clear width. Maximum grade on roadways is 15%. Roadways shall support a minimum of a 30-ton vehicle and 322-psi point loading. Gates on fire access roads shall comply with Fire Department standards including full automation and equipped with radio frequency automatic opener. Bollards are not allowed. 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. 6. 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. Community Services: ERC Advisory Notes Page 3 of 4 1. Recommend the trees in the*t-of-way be a minimum distance of ftet from hard surfaces such as sidewalks. While the species for the right-of-way trees in the City's list of recommended trees, this particular species can be slightly bothersome and we recommend substituting with another variety of littleleafe linden other than "greenspire" if possible. ERC Advisory Notes Page 4 of 4 DEPARTMENT OF COMMU o Cit of AND ECONOMIC DEVELOPMENT C D� ENVIRONMENTAL (SEPA) DETERMINATION OF NON -SIGNIFICANCE - MITIGATED (DNS-M) APPLICATION NO(S): LUA11-091, ECF, PPUD, FPUD APPLICANT: Greg Sparhawk, Complete Construction PROJECT NAME: Heritage Hills Apartments PUD DESCRIPTION OF PROPOSAL: The applicant is requesting Environmental Review (SEPA), Preliminary and Final Planned Urban Development (PUD) for the construction of a 125,539 square foot, 75-unit apartment building. The subject site is located at 1250 South Puget Drive and is zoned Commercial Arterial (CA). The site is 1.56 acres in size and contains 9,921 square feet of protected slopes. The proposed development would result in a density of 59.5 dwelling units per acre and no commercial component is proposed. LOCATION OF PROPOSAL: 1250 S Puget Drive LEAD AGENCY: City of Renton Environmental Review Committee Department of Community & Economic Development The City of Renton Environmental Review Committee has determined that it does not have a probable significant adverse impact on the environment. An Environmental Impact Statement (EIS) is not required under RCW 43.21C.030(2)(c). Conditions were imposed as mitigation measures by the Environmental Review Committee under their authority of Section 4-6-6 Renton Municipal Code. These conditions are necessary to mitigate environmental impacts identified during the environmental review process. Appeals of the environmental determination must be filed in writing on or before 5:00 p.m. on March 16, 2012. Appeals must be filed in writing together with the required fee with: Hearing Examiner, City of Renton, 1055 South Grady Way, Renton, WA 98057. Appeals to the Examiner are governed by City of Renton Municipal Code Section 4-8- 110.13. Additional information regarding the appeal process may be obtained from the Renton City Clerk's Office, (425) 430-6510. PUBLICATION DATE: DATE OF DECISION: SIGNATURES: Gregg Zimmerman, Administrator Public Works Department Terry Higashiyama, Administrator Community Services Department March 2, 2012 February 27, 2012 z 7/�z1�,_(2r Z Mark Peterson, Administrator Date Fire & Emergency Services D to Alex Piet5ch, Administrator Date Department of Community & Date Economic Development DEPARTMENT OF CO&UNITY D City of o AND ECONOMIC DEVELOPMENT Qa �jr ENVIRONMENTAL REVIEW COMMITTEE MEETING AGENDA TO: Gregg Zimmerman, Public Works Administrator Terry Higashiyama, Community Services Administrator Mark Peterson, Fire & Emergency Services Administrator Alex Pietsch, CED Administrator FROM: Jennifer Henning, Current Planning Manager MEETING DATE: Monday, February 27, 2012 TIME: 3:00 p.m. LOCATION: Sixth Floor Conference Room #620 Heritage Hills Apartments PUD (Dolbee) tUA11-091, ECF, PPUD, FPUD Location: 1250 S Puget Drive. Description: The applicant is requesting Environmental Review (SEPA), Preliminary and Final Planned Urban Development (PUD) for the construction of a 125,539 square foot, 75-unit apartment building.The subject site is located at 1250 Puget Drive South and is zoned Commercial Arterial (CA). The site is 1.56 acres in size and contains 9,921 square feet of protected slopes. The proposed development would result in a density of 59.5 dwelling units per acre and no commercial component is proposed. Access to the site is proposed via the internal street system on the property to the North and all parking is proposed within an underground parking garage. cc: D. law, Mayor 1. Covington, Chief Administrative Officer S. Dale Estey, CED Director 0 R. Perteet, Deputy PW Administrator - Transportation C. Vincent, CED Planning Director N. Watts, Development Services Director L. Warren, City Attorney Phil Olbrechts, Hearing Examiner D. Pargas, Assistant Fire Marshal J. Medzegian, Council DEPARTMENT OF COMMU& Citvof : AND ECONOMIC DEVELOPMENT. ENVIRONMENTAL REVIEW COMMITTEE REPORT ERC MEETING DATE: February 27, 2012 Project Nome: Heritage Hills Apartments PUD Owner: Weidner Property Management, 9757 Juanita Drive NE suite 300, Kirkland, WA 98034 Applicant/Contact: Greg Sparhawk, Complete Construction, 9757 Juanita Drive NE Suite 300, Kirkland, WA 98034 File Number: LUA11-091, ECF, PPUD, FPUD Project Manager: Vanessa Dolbee, Senior Planner Project Summary: The applicant is requesting Environmental Review (SEPA), Preliminary and Final Planned Urban Development [PUD] for the construction of a 125,539 square foot, 75-unit apartment building. The subject site is located at 1250 South Puget Drive and is zoned Commercial Arterial (CA). The site is 1.56 acres in size and contains 9,921 square feet of protected slopes. The proposed development would result in a density of 59.5 dwelling units per acre and no commercial component is proposed. Access to the site is proposed via the internal street system on the property to the north and all parking is proposed within an underground parking garage. A secondary gated emergency access point would be provided directly off of Puget Drive. The development would result in approximately 6,590 cubic yards of cut, and no fill. Minor grading work would extend off the subject site to the north onto Parcel No. 2023059118. Stormwater is proposed to be detained in two detention vaults located on site. The applicant provided a Stormwater Report, Traffic Analysis, and a Geotechnical Report with the application. Eight trees are located on the site, of which one is proposed to be retained. Project Location: 1250 South Puget Drive Exist. Bldg. Area SF: None Proposed New Bldg. Area (footprint): 25,198 SF Proposed New Bldg. Area (gross): 125,539 SF Site Area: 67,855 SF Total Building Area GSF. 125,539 SF STAFF Staff Recommends that the Environmental Review Committee issue a RECOMMENDATION: Determination of Non -Significance - Mitigated (DNS-M). Project Location Map ERC Report 11-091.doc City of Renton Deportment of CommuAW Economic Development laronmentol Review Committee Report HERITAGE HILLS APARTMENTS PUD LUA11-091, FCF, PPUD, FPUD Report of February 27, 2012 Page 2 of 11 PART ONE: PROJECT DESCRIPTION / BACKGROUND The applicant is requesting Environmental Review (SEPA), Preliminary and Final Planned Urban Development (PUD) for the construction of a 125,539 square foot, apartment building. The new 4-story apartment building would contain 75 units, consisting of a variety of studio, one bedroom and two bedroom units. All parking is proposed within a 75-stall two level parking garage, which would be partially underground. Due to site topography a portion of the parking would be visible above ground. The apartment building would include such amenities as a fitness center, storage units, roof terrace and garden, and an outside courtyard. The proposed development would result in a density of 59.5 dwelling units per acre and no commercial component is proposed. The subject site is located at 1250 South Puget Drive. The site is designated as Commercial Corridor on the Comprehensive Plan Land Use Map and is zoned Commercial Arterial (CA), in addition to being located within the Urban Design District "D" Overlay. The Site is 1.56 acres in size and contains 9,921 square feet of protected slopes. This vacant parcel contains 161 lineal feet of frontage along South Puget Drive, of which approximately 50 percent is comprised of protected slope (slopes with a 40 percent grade or greater). The remainder of the 9,921 square feet of protected slopes is along the west property boundary between the strip commercial development and the proposed apartment building. To the north is an existing multi- family development located in the Residential Multi -family zone (RM-F). To the east is the currently developed Heritage Hills Apartments, located in both the CA and RM-F zones. In addition to the multi- family development a high voltage electric transmission line is located to the northeast of the subject site. To the south (across South Puget Drive) is a multi -family condominium development, zoned RM-F. Access to the proposed apartment building would be via the internal vehicular circulation system on the property to the north, Heritage Hills Apartments. The existing Heritage Hills Apartments gain access from two locations, one along South Puget Drive the second from Grant Avenue South. An extension to the existing Heritage Hills internal vehicular circulation system would be added to access the subject site along the north property line. A secondary gated emergency access point would be provided directly off of South Puget Drive. In addition to vehicular access the applicant is proposing to provide street improvements along South Puget Drive along with a pedestrian connection to the public sidewalk and to the apartment complex to the north. The development would result in approximately 6,590 cubic yards of cut, and no fill. Minor grading work would extend off the subject site to the north onto Parcel No. 2023059118. Stormwater is proposed to be detained in two detention vaults located on site. As identified on the City of Renton Sensitive Area Maps, the subject site contains "protected slopes", Low, Medium and High Landslide Hazard Area, and Medium Coal Mine Hazards. With the application the applicant submitted a Geotechnical Report, addressing the above mentioned geological hazards. The subject site is currently primarily vegetated with grasses and invasive species. Eight trees are located on the site, of which one is proposed to be retained. The applicant provided a landscaping plan with the application. Based on the provided plan the applicant would be planting 84 new trees, 550 shrubs, and groundcover grasses and small shrubs. Overall 16,452 square feet or 24 percent of the site would be landscaped. ERC Report— 11-091.doc City of Renton Department of Commun. & Economic Development HERITAGE HILLS APARTMENTS PUD Report of February 27, 2012 ironmental Review Committee Report I LUA11-091, ECF, PPUD, FPUD Page 3 of 11 PART TWO: ENVIRONMENTAL REVIEW In compliance with RCW 43.21C.240, the following environmental (SEPA) review addresses only those project impacts that are not adequately addressed under existing development standards and environmental regulations. A. Environmental Threshold Recommendation Based on analysis of probable impacts from the proposal, staff recommends that the Responsible Officials: Issue a DNS-M with a 14-day Appeal Period. B. Mitigation Measures 1. The applicant shall comply with the recommendations found in the Geotechnical Report prepared by Terra Associates, Inc., dated June 29, 2011 (Revised January 9, 2012) that was submitted with the project application. Including but not limited to: a. The building foundations that parallel the slope crest shall be set back a minimum distance of ten feet from the face of the slope as measured from the edge of the footing at the bottom of footing elevation. This setback shall be shown on the site plan submitted with the building permit application. Compliance with this requirement would be reviewed and approved by the Building Plans Reviewer. b. A monitoring program should be implemented to verify the performance of the shoring system and possible excavation effects on adjacent properties. c. Excavating and grading should be completed between the end of April through the end of October or as approved by a Geotechnical Engineer or the Development Services Division, to reduce slope erosion. 2. The applicant shall pay a Parks impact/mitigation fee as required at the time of Construction Permit or Building Permit based on the codes in place at that time. 3. The applicant shall pay a traffic impact/mitigation fee as required at the time of Construction Permit or Building Permit based on the codes in place at that time. 4. The applicant shall pay a Fire impact/mitigation fee as required at the time of Construction Permit or Building Permit based on the codes in place at that time. C. Exhibits Exhibit 1 Neighborhood Detail Map Exhibit 2 Topographic Survey Exhibit 3 Slope Analysis Exhibit 4 Site Plan Exhibit 5 Landscape/Tree Retention Plan Exhibit 6 Grading Plan Exhibit 7 Drainage and Utility Plan Exhibit 8 Existing Basin Map Exhibit 9 Developed Basin Map ERC Report_ 11-091. d oc City of Renton Department of Commu* Economic Development laronmental Review Committee Report HERITAGE HILLS APARTMENTS PUD L UA1.1-091, FCF, PPUD, FPUD Report of February 27, 2012 Page 4 of 11 D. Environmental Impacts The Proposal was circulated and reviewed by various City Departments and Divisions to determine whether the applicant has adequately identified and addressed environmental impacts anticipated to occur in conjunction with the proposed development. Staff reviewers have identified that the proposal is likely to have the following probable impacts: 1. Earth Impacts: With the project application, the applicant submitted a Geotechnical Report prepared by Terra Associates, Inc., dated June 29, 2011 (Revised January 9, 2012 to include a coalmine assessment). According to the report, the site topography is relatively complex, the existing asphalt access road off of South Puget Drive ascends about 16 feet in elevation into the site, an approximately 14- to 28-foot high slope ascends from the east side of the drive up to the southeast site corner. On the north and west the site descends 8 to 14 feet in elevation to the north and west towards the crest of the steep slope along the west property line. The western slope descends to the adjacent west property about 15 to 30 feet over a gradient of approximately 50 percent. Based on the provided slope analysis and the City's critical areas maps, the site contains 9,921 square feet of protected slopes. Approximately 50 percent of the frontage along South Puget Drive is comprised of protected slopes (slopes with a 40 percent grade or greater). The remainder of the 9,921 square feet of protected slopes is along the west property boundary between the strip commercial development and the proposed apartment building. The applicant's geotechnical engineer excavated 4 test pits throughout the site. The submitted geotechnical report states that the borings generally consisted of 2.5 to 8 feet of loose to medium dense wet silty sand with gravel fill overlaying dense to very dense unweathered glacial till. All test borings terminated in glacial till with one exception (Boring 2) which terminated in sandy silt to slightly plastic silt below the still at a depth of 30 feet. No groundwater was observed during the soil borings. However, wet conditions to depths of three to eight feet were noted. The provided Geotechnical Report addresses the many geological hazards located at the subject site, including seismic hazards, erosion hazards, landslide hazards, steep slopes, and coal mine hazards. The report concludes that there is no risk for impacts to the site or site structures due to liquefaction (seismic hazards) during an earthquake, due to the presence of the very dense nature of the native soils at the site and the absence of an established groundwater table. High erosion hazards exist at the subject site; however, the Geotechnical Report concludes that the potential for erosion could be adequately mitigated with proper implementation and maintenance of Best Management Practices (BMPs) for erosion and sedimentation control. The erosion potential of the site soils and the effort required to control erosion during construction can be reduced substantially be excavating and grading duringthe drier summer months, which typically range from the end of April to the end of October. The report recommends that the BMPs be in place prior to, during, and immediately following clearing and grading activities at the site. The provided report indicates that slopes along the west and southern portions of the site would classify as high landslide hazards, while the central and northeastern portions of the site would be classified as low landslide to medium landslide hazards. A stability analysis was completed focusing on the west slope for the proposed post construction condition. The slope cross section was selected based on the worst case loading condition created due to the proximity of the building ERCReport 11-091.doc City of Renton Department of CommUr Economic Development ronmental Review Committee Report HERITAGE HILLS APARTMENTS PUU LUAU-091, FCF PPUD, FPUD Report of February 27, 2012 Page 5 of 11 foundations to the slope crest. The report concluded that construction of the apartment complex as planned would not adversely impact the stability of the slope. Furthermore, the report concludes that a building setback/buffer from the crest of the slope would not be required. However, the study recommends building foundations that parallel the slope crest be setback a minimum distance of ten feet from the face of the slope as measured from the edge of the footing at the bottom of the footing elevation. Exhibit 3, slope analysis, identifies the areas of protected slopes located on the subject site. Moreover, the steepest portion of the west slope and portions of the south slope are protected slopes while all other portions are either sensitive slopes or do not qualify. As discussed above, the native glacial till soils are highly consolidated and are inherently stable. The Geotechnical Report concludes that the proposed development would not adversely affect the stability of the site slopes nor adjacent properties and the risk and hazards associated with instability would be minimal, provided adequate measures for controlling site drainage and erosion are included in the design. Included in the Revised, January 9, Geotechnical Report is a coal mine hazards assessment. The assessment identified that the site was mined out in the early 1900s. The report estimates the cover depth above the worked out mine ranges from 300 to 400 feet at the site location. Furthermore, site observations found no evidence of or indication of ground subsidence or sinkhole development. There were no indications of mine openings such as air shafts, portals associated with previous mining activities on the property. Subsidence associated with abandoned mines typically occurs where mine workings are shallow, generally where there is 100 feet or less of cover above the mine workings and where the overlying bedrock is weak or absent. The thickness of the coal seam mined was approxamately 8 feet, which results in a cover to seam thickness ratio of 37.5 to 50. In addition, the study addressed tilts and strains associated with land subsidence above the abandoned coal seam. The results of their analysis indicated that potential tensile and compressive strains due to subsidence could be on the order of 0.0047 inch/inch and 0.0089 inch/inch, respectively. The potential tilt which is essentially the slope angle of the subsided land surface was estimated at 1.6 degrees. The report concludes that hazards associated with coal mining below the subject property are low with the corresponding risk for damage to building construction and infrastructure negligible. Furthermore, the report concluded that given the time that has expired since the mine was worked out, the depth of the mine workings and the cover to seam thickness ratio, no measures to mitigate potential impacts such as building tilt or compressive loading to below -grade walls would be required. In addition, the report concludes that the analysis and exploration information provided is sufficient to assess the hazards and additional drilling as required by Renton Municipal Code 4-5-120 would not be necessary. The report provided recommendations for excavation including soldier pile shoring and a monitoring program, foundations, slab -on -grade, owner -level building and site retaining walls, structural fill and backfill, drainage including surface and subsurface, utilities, and pavements. Due to the potential for impacts that could occur during construction and the site geotechnical hazards, staff recommends as a mitigation measure that construction of the project be required to comply with the recommendations found in the geotechnical report prepared by Terra Associates, Inc., dated June 29, 2011 (Revised January 9, 2012) that was submitted with the project application. The applicant's SEPA checklist and project narrative indicate that earthwork activities are estimated at 6,590 cubic yards of cut and no fill. The majority of the grading would result from the excavation of the parking garage. ERC Report_11-091. doc City of Renton Deportment of CommuW Economic Development Oronmental Review Committee Report HERITAGE HILLS APARTMENTS PUD LUA11-031, ECF, PPUD, FPUD Report of February 27, 2012 Page 6 of 11 Mitigation Measures: The applicant shall comply with the recommendations found in the geotechnical report prepared by Terra Associates, Inc., dated June 29, 2011 (Revised January 9, 2012) that was submitted with the project application. Including but not limited to: a. The building foundations that parallel the slope crest shall be set back a minimum distance of ten feet from the face of the slope as measured from the edge of the footing at the bottom of footing elevation. This setback shall be shown on the site plan submitted with the building permit application. Compliance with this requirement would be reviewed and approved by the Building Plans Reviewer. b. A monitoring program should be implemented to verify the performance of the shoring system and possible excavation effects on adjacent properties. c. Excavating and grading should be completed between the end of April through the end of October or as approved by a Geotechnical Engineer or the Development Services Division, to reduce slope erosion. Nexus: SEPA Environmental Regulations, Critical Areas Regulations Storm Water Impacts: The applicant submitted a Preliminary Drainage Report ("Drainage Report") with the project application, prepared by TRIAD Associates, dated July 8, 2011. The Drainage Report includes preliminary analysis of existing site conditions and addresses stormwater conditions under existing and developed conditions. Pursuant to the provided report, the site is located in the Black River Sub -Basin of the Duwamish-Green River Basin. The existing site is made up of two separate threshold discharge areas identified as area #1 and area #2 herein (Exhibit 8 and 9). In area #1, under existing conditions, runoff sheet flows across the site and collects in a ditch draining towards the north. Area #2 consist of a small portion of the property that slopes south towards S Puget Dr. For storm water detention and water quality treatment, the applicant has two separate proposals for area #1 and area #2. Under developed conditions, the applicant proposes to discharge runoff from area #1 into two detention vaults. Vault 1 would be 13 feet by 98 feet, providing detention only for the new buildings rooftop. Vault 1 is proposed to only provide detention and no water quality treatment, as the rooftop is a non -pollution generating surface. Vault 2 would be 10 feet by 100 feet and would incorporate dead storage creating a combined detention and wetvault facility. Vault 2 would provide water quality treatment and detention for the remainder of area #1 including pavements and landscaping. Underthe developed conditions the applicant proposes to maintain the existing sheet flow directly towards S Puget Dr. for area #2. The Drainage Report concludes that flow control is waived for area #2. However, an oil/water separator would be provided in an ofsite catch basin to provide spill control. In addition to the vaults the applicant has included a permeable paver system and a green roof system to reduce or control surface runoff. Included in the Drainage Report was a downstream basin analysis. In both area #1 and area #2 the report concludes that there were no visual signs of problems related to erosion, flooding, or sedimentation from the runoff within the observed downstream corridor. Furthermore, no evidence of problems were observed with the offsite drainage system and there are no records of drainage complaints along or around the project site, or the downstream flow path. Based on an e-mail from the applicant, dated February 14, 2012, the impervious cover of the site would be 41,264.88 square feet (0.948 acres) after development, approximately 61 percent of the ERC Report11-091.doc City of Renton Department of Commu* Economic Development W onmental Review Committee Report HERITAGE HILLS APAR TMENTS PUD LUA11-091, ECF, PPUD, FPUD Report of February 27, 2012----._T�T Page 7 of 11 site. The impacts of this impervious area would be reduced by the presence of a green roof and pervious pavers for the fire lane. The applicant proposed to provide erosion and sedimentation control by utilizing Best Management Practices (BMPs) from the King County Stormwater Management Manual, conforming to the City of Renton standards. The Geotechnical Report states that all BMPs should be in place prior to, during and immediately following clearing and grading activities at the site. Furthermore, the Geotechnical Report concludes that the erosion potential of the site soils and the effort required to control erosion during construction can be reduced substantially be excavating and grading during the drier summer months, which are typically between the end of April and the end of October, see mitigation added under Earth above. Mitigation Measures: No mitigation required. Nexus: N/A 2. Parks and Recreation Impacts: The proposal would provide a green roof and a small amount of on -site green space for future residents. In addition, the proposal includes a fitness center and an indoor pool. However these amenities are not anticipated to offset impacts to the City park system. Therefore, the proposed development would generate future demand on existing City parks and recreational facilities and programs. As such, staff recommends a mitigation measure requiring the applicant to pay a Parks impact/mitigation fee as required at the time of Construction Permit or Building Permit based on the codes in place at that time. Mitigation Measures: The applicant shall pay a Parks impact/mitigation fee as required at the time of Construction Permit or Building Permit based on the codes in place at that time. Nexus: SEPA Environmental Regulation, Resolution 3037 3. Transportation Impacts: Access to the proposed apartment building would be via the internal vehicular circulation system on the property to the north, Heritage Hills Apartments. The existing Heritage Hills Apartments gain access from two locations, one along South Puget Drive the second from Grant Avenue South. An extension to the existing Heritage Hills internal vehicular circulation system would be added to access the subject site along the north property line. As proposed the extension of the internal circulation system would impact two parcels under the ownership of Puget Sound Energy (202305-9016 and 202305-9013) and a portion of the Thunderhill Condominium property (864411-0000) in addition to the existing Heritage Hills development. The current access and some surface parking for the existing Heritage Hills site is through/on the Puget Sound Energy property. With the application the applicant submitted draft legal documents proposing a 24-foot wide easement for ingress, egress and construction and maintenance of the proposed access road on all three aforementioned parcels. A secondary gated emergency access point would be provided directly off of South Puget Drive. In addition to vehicular access the applicant is proposing to provide street improvements along South Puget Drive along with a pedestrian connection to the public sidewalk and to the apartment complex to the north. The applicant submitted with the application a Traffic Analysis, prepared by Transportation Engineering North West (TenNW), dated August 25, 2011. The Traffic Analysis was based on an original proposal of 81 units, however a letter was submitted with the Traffic Analysis, dated October 13, 2011 stating that the reduced proposal to 75 units would not have a significant impact ERC Report— 11-091 doc City of Renton Department of Commu* Economic Development W onmental Review Committee Report HERITAGE HILLS APARTMENTS PUD LUAII-09I, ECF, PPUD, SPUD Report of February 27, 2012 Page 8 of 11 on the findings and conclusions included in the August 25, 2011 study. The Traffic Analysis estimated the project would generate 614 new weekday daily trips, 43 new trips occurring during the weekday a.m. peak hour and 62 new trips occurring during the weekday p.m. peak hour. Included in the Traffic Analysis was a level of service (LOS) and queue analysis completed at the site access on S Puget Dr. This analysis concluded that the stop -controlled movements at the site access on S Puget Dr. currently operate at LOS B or better and would remain at LOS B or better during the a.m. and p.m. peak hour in the horizon year of 2013 with or without the project. Therefore, the study concludes that the proposed development is expected to have an insignificant impact on LOS and queuing at this location. The Traffic Analysis indicates that to mitigate long-term traffic impacts the City of Renton traffic impact fee would be sufficient. It is anticipated that the proposed project would result in impacts to the City's street system. Therefore, staff recommends a mitigation measure requiring the payment of a Traffic impact/mitigation as required at the time of Construction Permit or Building Permit based on the codes in place at that time. Mitigation Measures: 1. The applicant shall pay a traffic impact/mitigation fee as required at the time of Construction Permit or Building Permit based on the codes in place at that time. Nexus: SEPA Environmental Regulations, Resolution 3100 4. Fire & Police Impacts: The proposal would add new residential units to the City that would potentially impact the City's Police and Fire Emergency Services. Staff recommends a mitigation measure requiring the applicant to pay a Fire impact/mitigation fee as required at the time of Construction Permit or Building Permit based on the codes in place at that time. Mitigation Measures: The applicant shall pay a Fire impact/mitigation fee as required at the time of Construction Permit or Building Permit based on the codes in place at that time. Nexus: SEPA Environmental Regulations, Resolution 2913 E. Comments of Reviewing Departments The proposal has been circulated to City Department and Division Reviewers. Where applicable, their comments have been incorporated into the text of this report and/or "Advisory Notes to Applicant." ✓ Copies of all Review Comments are contained in the Official File and may be attached to this report. Environmental Determination Appeal Process: Appeals of the environmental determination must be filed in writing on or before 5:00 PM, March 16, 2012. Renton Municipal Code Section 4-8-110.6 governs appeals to the Hearing Examiner. Appeals must be filed in writing at the City Clerk's office along with the required fee. Additional information regarding the appeal process may be obtained from the City Clerk's Office, Renton City Hall - 7th Floor, 1055 S. Grady Way, Renton WA 98057. ERCReport 11--091.doc City of Renton Department of Commun. & Economic Development HERITAGE HILLS APARTMENTS PUD Report of February 27, 2012 Review Committee Report LUA11-091, ECF, PPUD FPUD Page 9 of 11 ADVISORY NOTES TO APPLICANT The following notes are supplemental information provided in conjunction with the administrative land use action. Because these notes are provided as information only, they are not subject to the appeal process for the land use actions. Planning: 1. RMC section 4-4-030.C.2 limits haul hours between 8:30 am to 3:30 pm, Monday through Friday unless otherwise approved by the Development Services Division. 2. Commercial, multi -family, new single family and other nonresidential construction activities shall be restricted to the hours between seven o'clock (7:00) a.m. and eight o'clock (8:00) p.m., Monday through Friday. Work on Saturdays shall be restricted to the hours between nine o'clock (9:00) a.m. and eight o'clock (5:00) p.m. No work shall be permitted on Sundays. Within thirty (30) days of completion of grading work, the applicant shall hydroseed or plant an appropriate ground cover over any portion of the site that is graded or cleared of vegetation and where no further construction work will occur within ninety (90) days. Alternative measures such as mulch, sodding, or plastic covering as specified in the current King County Surface Water Management Design Manual as adopted by the City of Renton may be proposed between the dates of November 1st and March 31st of each year. The Development Services Division's approval of this work is required prior to final inspection and approval of the permit. 4. A National Permit Discharge Elimination System (NPDES) permit is required when more than one acre is being cleared. 5. The applicant may not fill, excavate, stack or store any equipment, dispose of any materials, supplies or fluids, operate any equipment, install impervious surfaces, or compact the earth in any way within the area defined by the drip line of any tree to be retained. 6. The applicant shall erect and maintain six foot (6) high chain link temporary construction fencing around the drip lines of all retained trees, or along the perimeter of a stand of retained trees. Placards shall be placed on fencing every fifty feet (50') indicating the words, "NO TRESPASSING — Protected Trees" or on each side of the fencing if less than fifty feet (50'). Site access to individually protected trees or groups of trees shall be fenced and signed. Individual trees shall be fenced on four (4) sides. In addition, the applicant shall provide supervision whenever equipment or trucks are moving near trees. Plan Review —Water: 1. Available fire flow is 5,000 gpm. Preliminary fire flow required by the fire department is 3,250 gpm. In order to provide the required 3,250 gpm, extension of a 10-inch water main along the proposed access road connecting to the existing 16-inch water main in Puget Drive to the south and connecting to the existing 8-inch water within an easement to the north will be required. A 15-foot easement will be required for the water main on site. Four hydrants will be required to serve the project. Locations shall be determined by the Fire Department. 2. Water system development fees will be based on the size of all domestic water meter(s), fire service line, and landscape irrigation meters that will serve the site. This is payable prior to issuance of the construction permit. 3. A separate utility permit and separate plans will be required for the installation of the double detector check valve assembly for the fire sprinkler system. DDCVA installations outside the ERC Report 11-091.doc City of Renton Department of Commun' & Economic Development HERITAGE HILLS APARTMENTS PUD 6 Report of February 27, 2012 ntol Review Committee Report ZUA11-091, FCF, PPUD, FPUD Page 10 of 11 building shall be in accordance with City of Renton Standards. For DDCVA installations inside the building, applicant shall submit a copy of the mechanical plan showing the location, installation, and standard detail of the backflow assembly inside the building. DDCVA shall be installed immediately after the pipe has passed through the building floor slab. Installation of devices shall be in the horizontal position only. 4. Landscape irrigation systems will require a separate permit for the irrigation meter and approved backflow device is required to be installed. A plumbing permit will be required. 5. Backflow devices are required to be installed on all domestic water meters since the proposed building height exceeds two stories. Plan Review —Sanitary Sewer: 1. A short 8" sewer main extension will be required to serve the new building. 2. Sewer system development fees will be based on the size of all domestic water meter(s). 3. Applicant proposes underground parking. Floor drains are required and shall be connected to the sanitary sewer through an approved oil/water separator located outside the building, if feasible. Plan Review — Surface Water: 1. Surface water system development fees will be based on the square footage of the new impervious surface area. The rate is $.405 times the new square footage after final design. Proposed new impervious surface area is 60,984 square feet. Estimated fee is $24,698.00. This is payable prior to issuance of the construction permit. 2. A preliminary drainage plan and drainage report has been submitted with the site plan application. The report addresses compliance with the 2009 King County Surface Water Manual (KCSWM) and the 2009 City of Renton Amendments to the KCSWM, Chapters 1 and 2. After a cursory review of the TIR, a few comments are noted below. 3. Enhanced basic WQtreatment is required unless a covenant restricting the use of leachable metals is recorded with King County. 4. Conveyance system for the frontage improvements shall be analyzed per section 1.2.4 of the SWDM and take under consideration all tributary areas. 5. A Construction Stormwater Permit from the Department of Ecology is required. A SSWP plan with recommendations for erosion control will be required to be submitted to the Department of Ecology. Plan Review — Transportation/Street: 1. A traffic analysis prepared by Transportation Engineering Northwest, dated October 13, 2011, was submitted with the site plan application and has been reviewed. The analysis is acceptable as submitted. Based on the LOS and queuing analysis provided by the engineer, no traffic impacts will result with the proposed 75-unit apartment complex. Vehicle access will be to Puget Drive via the existing drive at the Heritage Apartments to the east. 2. Puget Drive has been identified as a Minor Arterial. To meet the City's new complete street standards, two feet will be required to be dedicated to the City for additional right-of-way along the project side in Puget Drive. Street improvements fronting this site will include an 8-foot sidewalk,8-foot planter strip with curb and gutter, 33-feet of pavement from centerline, and street lighting. ERCReport 11-091.doc City of Renton Department of Commurk Economic Development HERITAGE HILLS APARTMENTS PUD Report of February 27, 2012 ironmentol Review Committee Report LUA11-091, FCF, PPUD, FPUD Page 11 of 11 3. Emergency access roadway shown on the site plan shall not exceed 8% grade. Driveways exceeding 8%, but not greater than 15% grade, are subject to City approval. Applicant shall submit a request in writing justifying the request. Driveways exceeding 15% require application to the City for a variance of City code. Plan Review —General: 1. Separate permits and fees for domestic water meter(s), irrigation meter, side sewer connection, storm connection, and any backflow devices will be required. Fire and Emergency Services: 1. The preliminary fire flow is 3,250 gpm. A minimum of three hydrants are required. One within 150 feet and two within 300 feet of the proposed building. A looped fire main is required around the building in order to provide adequate fire flow. Any existing hydrants used to satisfy the requirements shall meet current code including five inch storz fittings. 2. Approved fire sprinkler and fire alarm systems are required throughout the building. Dry standpipes are required in all stairways. Separate plans and permits are 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 is required for the onsite roadway. Required turning radiuses are 25- feet inside and 45-feet outside. Roadways shall be a minimum of 20-feet clear width. Maximum grade on roadways is 15%. Roadways shall support a minimum of a 30-ton vehicle and 322-psi point loading. Gates on fire access roads shall comply with Fire Department standards including full automation and equipped with radio frequency automatic opener. Bollards are not allowed. 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. Communitv Services: Recommend the trees in the right-of-way be a minimum distance of 8-feet from hard surfaces such as sidewalks. While the species for the right-of-way trees in the City's list of recommended trees, this particular species can be slightly bothersome and we recommend substituting with another variety of littleleafe linden other than "greenspire" if possible. ERC Report— 11-091.doc xotamsrx Al aoamxwolx3Heo,1Ao I Qyf I a"I S 7 30 V116UH A--IAHnS 0114dVHDOdO1 at€gS ,€°d € a5 €g €iM t R a ! _ .4 %It a DIF'ISQ�e!!4 ��WIjlei NE Hill �x� GN I F 11 , �€ER �1��� � � �:..b.�sp I IT I, gPILL � �¢9 @�x� ��'���� €i_¥e!�!a €I_: , i€115, € .ii.lam .451 8.IM1,1$ € u €0ME 1 ISM - 1 ! �11 III O l I II Yj SL-6Z4 Ve 55 a Lm � `x, _ n n o n r y \ N t�i w ` 14 I 9� fp Ib� 3i '€ F 2g i €l 8 4€, c, 115 €1S: 2a[ 2 ,.o."i y5 If _s�k-_fFFFlrlra5151�+1Y+ } €- 1l1 l y 51 y 5 5 i l Y l 5! DIY 1n : it 1+yl,l iy YY 44 ll li++ll YYI if YIN\ y 15y51i1111+.i1 __ �54114111 4Y1 `1t - - �?��rf `151+1 55 Y514+,1 I4 i1y 1155115 1 1 i � 51,151Y1 1 r \\ r11, 1145155Y41 5 1 l 1 ll l � I�r ��A',/\l ,5t1115151 41 J� ti15 y+Y1` .'1 Y5111 Y111 Y111 /� 'J 4 ' JJ �1, iy5444151y1+'l1l''SY11Y1+1�\' I I 11 f ', l + 4 r !!''1'• Y\5y,1\ 5 1 11\ 1,1 CIE 'd 'fl I 10h w-w-96-vn7 "d's 1 �•. r ;� � + 5 lv y ! 1} I 5 ': N. `\\ VNI N. NO 'A � \♦���`♦\lam \` ��'\ +??\\r\? 11 `y��. W� ILi i ur r-ti N WfNNIW00NC� Tllh'1:30N(,H1 f ' ' wa +-won-.oaevua�e,.ea.e�uac.n: s m E IIIIIIIIIIIMWs CITY OF RENTON FERTAGE HILLS 0 M 0 V SLOPE ANALYSIS EXHIBIT 2 CompLETE CONSTRUCnotv, LLC to 40HERITAGWLS 1 ;> cfTy OF owffroN WA.SMNCrOM 0 x � q N O y N - i x 04r I I �11 o I I a 1 a o� li 1 O a = `�. m N Il if 5 '-- CITY OF ➢�� REIrTov HERITAGE =1i_LS - (Aida 139nd H1f?OS y fir`„ rL:�'r wt 6-fY c t LANOSCAPE/rREE RETENTION PLAN. --• COMPLETE CONSTRUCTION, LLC. zv l^ W o�qR � ��" IYERITA ILLS 7 � � "`•J � E � GrTr cR nFnroM syssrranrcrrnr �!i u e0 - = co' � CITY O'r — RENTON HERITAGE HILLS --•y�51i1.Q,�/7d H1RO5 { ' — DEI gal G El pp R fi$t7 s86FEY O - 5 ti ??PPP o `5 1 , e , � � � 1 5 1 � ._ 1 _ � , a� •1�1 5k i tea: �M e ma's 'y GRADING PLAN - - ^yam COMPLETE CONSTRUCTION, LLC'__ HFRITAWLS OITY OF RENTOM WASMNGTON riwxr�six vvi��iw"�::,s.iuw.r-,r�uselawo�"wi...a msm oj iL4f�U]�'j �Vry�v CiU(f t1 CITY OF � REVroN H-ERITAGE HILLS orr v m:ma a T ...... ... s/ w — , T'�—---"----�---------"`-----�------i g • � N"� �� ���';� 1 �9sez � ��" � �� ,� ll�.� non gal gg age F v 5 ' r g 1' 6d t' i Rig�- 11 �- 1 ttl1 r _ a+ DRAINAGE AND UTILITY PLAN - 8 # ! ^� COMPLETE CONSTRUCTION, LLC i �= w o a h� z HERITAGWLS E�€ N N I CfYY OF iGExTon, WRSNINGTON wrI ao<.n�ec .R+n 22 zarr - 259pm E�PR0.ECrS1a9o2q�Drr�le.rSFihmtts �llR�Enslinq BoiM.dng. iay,wtr ®m EXISTING BASIN MAP 4 fr a� a a / ItHEMAHILLS lit 2 c N Cffy OF RENTOK WARMGTON bf—*A At �. 10ii — T: 3�om £..\PROXCTS\f�f+L129�Dep/iaalErhrblea +TlRlProp oaed Bases-dWQ, L-11 r rx m oa DEVELOPED BASIN Mar HEATAGE HILLS; AMENT COMMUIWTY CITY OF NEIRTON, WAMIpMOTON L x� - Vicinity Map i. 'ey i - �` • �S ra y 't. 1; ..'v: �o: -- A i40k ap ,' fF f y �� ' . v ' P�Fira e Hrll2. F Ir E �j Rn Access Rd ccesv d q 409.8 0 204.89 409.8 Feet This map is a user generated static output from an Internet mapping site is for reference only. Data layers that appear on this map may or may nc accurate, current, or otherwise relic City of Renton, Washington THIS MAP IS NOT TO BE USED FOR NAVIGATi EXHIBIT 27 f ., •�= , . City of Renton i I� Planning Division ciiv of Apartments Heritage Hills A g p LIAR 13 I412 1250 Puget Drive South Planning Division Renton WA 98057 1i'] ECO V ED REVISED 8. Statement of Project Compliance Date L 1. Demonstration of Compliance and Superiority Required: The Heritage Hills Apartments, proposed Planned Unit Development, has been assembled in response to the intent of the Renton Comprehensive Plan, with respect to the existing Urban and Natural Conditions, and in alignment with market demand for affordably priced housing directly connected with Public Transit. The proposed single - lot 125,600gsf Heritage Hills Apartments project is the development of 1.5 acres of vacant land currently zoned CA -Commercial Arterial, near the corner of Puget Drive South and Benson Road South. The project design is consistent with the scale of adjacent properties, and will add quality living in quality environments to the neighborhood. The natural conditions of this site make it non -conducive for commercial use due to its height above the adjacent commercial property and its grade along South Puget Drive. Without this PUD a proposed project would not meet criteria of required proximity and relationship to South Puget Drive due to steep slope conditions. Furthermore the location of this building and its proximity to the adjacent apartment building make this site infeasible for commercial use. Utilizing allowed density on the site and the code requirement not allowing first floor residential would increase the upper bulk of the project by displacing units. While the majority of sites will benefit from the code requirements of this zone, this property is exceptionally unique and the proposed PUD will create a much more appropriate superior project at this specific location. 2. Public Benefit Required: a. Critical Areas: Initial design proposals sought to gain a variance to mitigate the steep slope through its removal allowing a much larger building. However with this PUD we are proposing to enhance the slope as it is our belief that this slope creates a very nice, natural buffer between a clear commercial area and our property that is much more appropriate for residential development. Lack of development would simply encourage further growth of invasive species. b. Natural Features: Development as we have proposed it retains the hillside exposure that this site currently has while providing a presence for maintaining the enhanced landscaping. c. Public Facilities: The small scale of this project does not trigger any major public facilities improvements. However, through the development of this project we will be improving the public interface at South Puget Drive making it safer and more accessible to the public. 0 0 d. Overall Design: L Open Space/ Recreation: The proposed building will house a fitness center and indoor pool for residents of this property and the residents of the property to the east. The public spaces provided for the residents are situated to occupy the southern portion of the site as this is the one area that may have some visibility from South Puget Drive. We will also be providing a large amount of open space outside. ii. Circulation/Screening: For this project we won't have much circulation as the property is accessed from adjacent existing parking/paved areas. All parking is within the building, most of it under the building. The portion that falls above grade will be screened with landscaping. iii. Landscaping/Screening: Upon completion, the project will enhance landscaping at the areas of steep slope within the perimeter of the compact site while integrating/screening the parking within the structure and establishing a minimum level of impervious paving. Proposed landscaping will call for the removal of invasive species and the introduction of local varieties planted in a natural fashion. iv. Site and Building Design: The courtyard being created will use grass -pavers and will also provide emergency access. We've decided to go with this lower impact material versus an asphalt drive that would be unsightly and create a significant heat gain in this area as well as create run-off problems. The design of the building is planned to be complimentary to the existing apartment building directly adjacent to the east in both character and scale. When the building is complete, it will feel part of the same project and will provide a clear boundary for residential use and commercial use to the west. This Property is adjacent to multi -family projects on all other sides and therefore we feel meets the appropriate area use. This project consists of a single building that is not only complementary in size to the existing adjacent property, but creates a more updated image with good building modulation and materials use. An extended cornice creates a strong roof line that is modulated at the center to help further reduce the scale of the project and to give a more open feeling to the existing property to the east. v. Alleys: There are no alleys in this project. 3. Additional Review Criteria: a. Building and Site Design: i. Perimeter: This 75 unit residential apartment building has been designed in such a way to be similar in scale and massing to the existing apartment building to the east. The Character and style of the building is meant to be transitional between the surrounding multi -family residential housing to a site to the west that will ultimately serve a much higher commercial use than exists. This building has been designed with a high level of detail and will provide a superior example of architecture to the community. ii. Interior Design: The projects interior spaces will present a cohesive style with the theme of the building. Colors and finishes utilized in the fitness area will portray a unified theme to observers from the street when this space is illuminated. b. Circulation: While resident access is via the existing property to the east we are providing emergency access directly from South Puget Drive. This will be served by a grass paver system that will allow pedestrian use at all other times. We will be providing pedestrian connections that will be are prioritized via connections to South Puget Drive transit routes from the existing multi -family building to the east (up the hill) as well as the apartment community to the north. c. Infrastructure and Services: In developing this property we will extend water lines for additional fire hydrants per city requirements_ All other utilities needed are located at or directly adjacent to the property and will be extended onsite as needed. d. Clusters or Building Groups and Open Space: The central courtyard will separate our building from the existing building to the east. The proposed building is being proposed with an open space pathway around the perimeter of the building as well. e. Privacy and Building Separation: The residential units that are on the first floor face west across the hillside and over the adjacent commercial space. Some of the units on the first floor also face the interior courtyard being created. These will be provided with privacy fencing and small private patios. Each unit will have not only large windows but also a small balcony. All of our units are rented with blinds for shading and privacy. The site will be monitored with video surveillance and will have limited access control at all doors for the protection of our residents. Refuse and Recycling will be housed within the parking structure and are accessed via a chute on each floor thereby minimizing the impact to residents or pedestrians utilizing the site to for bus access. f. Building Orientation: In addition to a large degree of site landscaping and the grass -paver system we have oriented the building as such on the site to provide the majority of the units with extensive views to the west. While some units will have courtyard views to the east, the building is being designed with a roof -top garden space that is open to residents of this building, as well as residents of the adjacent building to the east. g. Parking Area Design: i. Design: All parking is proposed to fall within the structure. The garage will be screened with the use of vegetation, including vine ladders at these levels. 0 0 ii. Adequacy: Parking is being provided per zone requirements. It is our experience that the proposed number of spaces is in line with the typical demand for an area like this on public transportation routes. h. Phasing: The applicant for this project is the owner of the property to the north and to the east. The property to the north just completed an extensive renovation and rehabilitation to its units. The owner's intent is that when the new building is complete we will move existing tenants into it from the property to the east then renovate the units in the existing building while the transition is taking place. Table showing areas of Code where PUD seeks modification Code Reference Code Standard Proposed Standard Renton Zoning Code 4-2-080 . 18 No Residential Units on Allow Residential Units on Ground Ground Floor Floor 4-2-080 . 18 Commercial Space Required Allow Resident Exercise Facilities to on Ground Floor Fulfill Commercial Requirement 4-2-120A 15' maximum front setback 45' maximum front setback to avoid slope and major retaining walls 60' for a mixed use building, 60' for a residential building with our 50' for a residential building compliant traffic study, and heights equivalent to adjacent existing residential property Design District D Building Orientation Standard Primary Entrance shall be Primary Entrance may face interior oriented to the street landscaped public use space Pedestrian Amenities - 3. Pedestrian overhead Primary entrance coverage, but no weather protection for 75% requirement for street facade as this of facade facing street is not a public sidewalk. 0 Vanessa Dolbee a }A [ f - 071 From: Greg Sparhawk [gregs@Weidner.com] Sent; Tuesday, February 14, 2012 2:44 PM To: Vanessa Dolbee Subject: RE: Impervious Area Heritage Hills Follow Up Flag: Follow up Flag Status: Flagged Vanessa, Here are the areas. These don't take into account the grass -paver system in the courtyard or any green space on the roof. Roof area: 0.578 ac Walks and pavement area: 0.370 ac Total = 0.948 acres impervious area Is this what you need? Or do you need me to put any additional info in? Thanks! Greg Gregory Sparhawk, oia, ncarb Washington Complete Construction Weidner Property Management phone. 425 250 2937 fax. 425 823 1598 cell. 425 495 7241 From: Vanessa Dolbee .[mailto:VDolbee(@Rentonwa,gov1 Sent: Tuesday, February 14, 2012 8:16 AM To: Greg Sparhawk Subject: Impervious Area Heritage Hills G reg, I am finished with the SEPA report, with the exception of the impervious area calculations. Any word on when you will have these numbers to me? Thank you for the update. Vanessa (Do[bee Senior Planner Department of Community & Economic Development City of Renton Renton City Hall - 6th Floor 1055 South Grady Way Renton, WA 98057 425.430.7314 I Citv of s 4� AMENDED NOTICE OF APPLICATION AND PROPOSED DETERMINATION OF NON -SIGNIFICANCE -MITIGATED (DNS-M) DAZE: February & 1012 LAND 115E NUMBER: LUA11-091, ECF, PPUD, FPUD PROJECT NAME: Slerilage Hills Apar"wrils PUD PROJECT DESCRIPTION: The applicant is requesting Endronmental Review(Sli preliminary and Final Planned Urban Ilevebpment (PUDi for the comtruc110n of a 125,539 square font, 75 unh apartment building_ The subject site Is located at J250 Puget Drhe South and Is coned Commamlal Ar i (uJ. The j1 a Is 3AIS acres in SIP, and canWm. 9,921 square feet of protected elopes, The proposed ticvelopment would --ittiIn I density de the Intema�sveetrystem Units per arse and no commercial component Is proposed. Access to the she is propose an the property to the North eM an parking is proposed wilhlA an underground parking garage. A secondary gated emeriii access Patent would be provided dlrettly oif of Puget DrWe. The development would resuN In approa{mauly li eubk yards of cut and no fill. Minor grading wort would extend nN the subject sNe to the north onto parcel 2023059118. stormwattr b Propo.d to he dalalnetl In two deteml0n vaults ioraled on Site. The applicant pmdded a 5tmmis, waler Report, Traffic An and a Geotechiecel Report with the appnution. Eight tress are located on the site, of which one Is proposed to be retained. PROJECT LOCATION: 125C P.Ri Dd" S OPTIONAL DETERNtINATtON OF NON-SIGNIFFCANQ, MIMATED (ONS-Ml: AS the lead Agency, the City of Renton has delemnrwd that ssgnlFlran[ emlmrunantal Impacts are unlikely proposed Project. result from the prProject. There Pore . as pemaned under the Rtw 43.21CAIG, the City of Renton Is using the Optional ONS-M Process W &e nmtke [hat a DNs M Is € icely to be Issued. Comment peirbds for the Project and the proposed DNi are Integrated Into a simg'. comment period. There will be no rcnmmt p.rk f-llc kr the bM--cof the Mini Determination of Non- SigniflCance M11iga[ed (DNS-M). A 14-0ay appea period piRMIT APPUCAMON DATE: Roxmb.r9,2011 NOTICEOF COMplierEAPPUCAmON: November 23, 20111lamandad: Tabrrary S. M22 APPUCANr/PROTECT CONTACT PERSON: IQM �'" WA ���'egreCDg ®w ion; 97757 her Mh Orissa NE i ➢armltsfgedrw Raqudsted: Endrnnmensai LSEPAI Runlew,"Hisailnary and Final Planned Urban wsr. pniapprosal 01 Pami which may b. hisol ed: Cnnatructlrws and auildi Fermi Regpsted Swdlea: Geotachnkal Report. 3Lormwater Report and a Traflk AnalysN Loca[fonwh*n application may b. re4—cl: Dapartrnant of Community EEconomk DayelePmant ICED(-PianNry MINI- , Slade FWW Renton all Hail. 1055 South Grady Way, Renton, WA ssi if you would ilk, to be made a party of retard 10 receh, further inlermalloA on this pirci prn}ect, otin a this form and Tatum w: City of Penton. CEO -Panning DWlslnn, 1055 So. Grady Way, Remo., WA M57. NameJFire No.: Heritage Hills Apartments PUD/LUAII-09L, ECF, PPUD, FPUD MAILING ADDREss: TELEPHONE Ni PUBUC HEARING: P�ki I�hsanna is lrn[atMeW scheduled for March 27. 202x hefore [he n.r,r�n Hearin¢ Eyaminer n Aemon Council Chambers, Hearings beghn at L:on p m. on the 71h Roar a1 [hr nett Revlon Cily Hali localed at 1055 South Shady Way. CONSISTENCY 04ERYIEW: Zaningfland Uaa: The S0jli site Is designattd Commerclal curds., ICC) on the OW of Renton Comprehenshe land Use Map aM Commercal Artsdal IL'Jl) on the Oty's 2o.I.2 Map. Enrimnmandl DocuNe.b that Ey Isi Me proposed Prd ii Emimnmentei (SEPA) checkifst Dimlopmont Regulations Used For Project Mitigation; The proect My be suhiect to the Cltys SEPA 0r61narres, RMC 4.34IM; RMC a-¢ 07n; RMC Ma-150 and ntherappllcable codesand reNlarbns as appropriate, Proposed MNyaehm Maasurua: The following Mitigation Measures will likely be Impnsed on Me proposed project. The. recommended Mltlgallan Mastro address project l pacts not covered by solving codes and rag e-trohs as dted eboue. • the apphcpnf FeiN be required to pay the upprata a Trunsporbuthan Mrilgadon Fee; • the oppin—Ir wig be regiolmd to pay ttx appmprfare Fine lusidg Non Fee; and • . the nppfkont ➢dli be required to pay the appml»iurr Parks MitlgnNon Ere, • The oppilront shOit comPly Ninth the recorhmeddorkn formd in the "Trutt Analysis", prepared by %r aparra Don Enulneertnq North Wesl doted August 23, 2011. The oPlrNrartf'hog comply svyfh the recommendabion found!. the 'Geoteclmicp) Report , prepared by Term Associorrs, Inc„ d annaij ne 29, 2032. Comments on Has Mora ap'n RcallamM bo stsbsutted In writing W Yanaasa Dutlwa, Sanbr Planner, CED-Planning Dldeion. IDES! South Grady way, Raton, WA 18057, by 5:00 PM on Friki 22, 1011. This Mai balsa terriaslvdy schadi for a public Mating on March 11, 201L at I= p.-, Cow 1I tjumi Seventh Fioor, Iknlm CJty Halt W55 South Grady Way. Reno., Ili are Interested In attandirag the hewing, please oontatt Uhe Planning Disdain, to .slim that the heading has not been ,*scheduled at 1425) 430-7262. If comments cannot be submitted in writing by th, dale indicated abase, you may Still appear al the hearing and present your comments a. the proposal hemre the Head It Exam{nor. If you have quesLlpm about this proposal, nr wish to be made a party of record and receli addltbnal InPorme[kn by mail, pkue concoct the proprct manager. Anyone who Submits written comments wig Jutomatlaily become a party1P... and will be notified of any dedSiorl on this pm)wo, CONTACT PERSON: Vanessa Dolbee, Senior Planner; Tel: {425j 430-7314, li vdolbee@rentonwa.gov PLEASE INCLUDE THE PROJECT NUMBER WHEN CALLING FOR PROPER FILE IDENTIFICATION CERTIFICATION I, hereby certify that Is copies of the above document were posted in conspicuous places or nearby the described property on Date: Signed: STATE OF WASHINGTON } } SS COUNTY OF KING j i certify that i know or have satisfactory evidence that signed this instrument and acknowledged it to be his/her/their free and voluntary act for the uses���{�Roses mentioned in the instrument. Q.`; _erg Ilrlt� Notary Public i and for the State of Washington o g1)� Notary (Print): • �_, f 0PU ���i LSf1t1I'gtk, , CiJ .. My appointment expires: ,� a 9�013 .p1P',.�� —��-7 - r1}III11����\\1��`�``` CITY OF RENTON . DEPARTMENT OF COMMUNITY & ECONOMIC DEVELOPMENT - PLANNING DIVISION AFFIDAVIT OF SERVICE BY MAILING On the 8th day of February, 2012, 1 deposited in the mails of the United States, a sealed envelope containing Amended Notice of Application documents. This information was sent to: Agencies See Attached 300' Surrounding Property Owners See Attached Greg Sparhawk Contact/Applicant Weidner Property Management, LLC Owner (Signature of Sender): STATE OF WASHINGTON SS COUNTY OF KING I certify that I know or have satisfactory evidence that Stacy M. Tucker /�l�TOF E ���►—+ signed this instrument and acknowledged it to be his/her/their free and voluntary actRj`purposes mentioned in the instrument. Dated: F-,.}�z! �-. act,?- Notary Pdblic in and for the State of Washington Notary (Print): My appointment expires: A -� Ls q, riZR2 Z5 ar M template - affidavit of service by mailing AGENCY (DOE) LETTER MAILING (ERC DETERMINATIONS) Dept. of Ecology ** WDFW - Larry Fisher* Muckleshoot Indian Tribe Fisheries Dept. Environmental Review Section 1775 12th Ave. NW Suite 201 Attn: Karen Walter or SEPA Reviewer PO Box 47703 Issaquah, WA 98027 39015 — 172" d Avenue SE Olympia, WA 98504-7703 Auburn, WA 98092 WSDOT Northwest Region * Duwamish Tribal Office * Muckleshoot Cultural Resources Program Attn: Ramin Pazooki 4717 W Marginal Way SW Attn: Ms Melissa Calvert King Area Dev, Serv., MS-240 Seattle, WA 98106-1514 39015 172°d Avenue SE PO Box 330310 Auburn, WA 98092-9763 Seattle, WA 98133-9710 US Army Corp. of Engineers * KC Wastewater Treatment Division " Office of Archaeology & Historic Preservation* Seattle District Office Environmental Planning Supervisor Attn: Gretchen Kaehler Attn: SEPA Reviewer Ms. Shirley Marroquin PO Box 48343 PO Box C-3755 201 S. Jackson ST, MS KSC-NR-050 Olympia, WA 98504-8343 Seattle, WA 98124 Seattle, WA 98104-3855 Boyd Powers * Depart. of Natural Resources PO Box 47015 Olympia, WA 98504-7015 KC Dev. & Environmental Serv. City of Newcastle City of Kent Attn: SEPA Section Attn: Steve Roberge Attn: Mr. Fred Satterstrom, AICP 900 Oakesdale Ave. SW Director of Community Development Acting Community Dev. Director Renton, WA 98055-1219 13020 Newcastle Way 220 Fourth Avenue South Newcastle, WA 98059 Kent, WA 98032-5895 Metro Transit Puget Sound Energy City ofTukwila Senior Environmental Planner Municipal Liaison Manager Steve Lancaster, Responsible Official Gary Kriedt Joe Jainga 6200 Southcenter Blvd. 201 South Jackson Street KSC-TR-0431 PO Box 90868, MS: XRD-01W Tukwila, WA 98188 Seattle, WA 98104-3856 Bellevue, WA 98009-0868 Seattle Public Utilities Real Estate Services Attn: SEPA Coordinator 700 Fifth Avenue, Suite 4900 PO Box 34018 Seattle, WA 98124-4018 *Note: if the Notice of Application states that it is an 'Optional DNS", the marked agencies and cities will need to be sent a copy of the Environmental Checklist, Site Plan PMT, and the Notice of Application. **Department of Ecology is emailed a copy of the Environmental Checklist, Site Plan PMT, & Notice to the following email address: sepaunit@ecy.wa.gov template - affidavit of service by mailing • 0 202305913503 202305911804 202305901607 DIPIETRO ENTERPRISES INC HERITAGE HILLS ASSOCIATES A PUGEf SOUND ENERGY/ELEC 2141 WEST VALLEY HWY N 9757 JUANITA DR NE #300 PROPERTY TAX DEPT AUBURN WA 98001 KIRKLAND WA 98034 PO BOX 90868 BELLEVUE WA 98009 f City 0f,, a rr, rc�•. AMENDED NOTICE OF APPLICATION AND PROPOSED DETERMINATION OF NON -SIGNIFICANCE —MITIGATED (DNS—M) DATE: February 8, 2012 LAND USE NUMBER: LUA11-091, ECF, PPUD, FPUD PROJECT NAME: Heritage Hills Apartments PUD PROJECT DESCRIPTION: The applicant is requesting Environmental Review (SEPA), Preliminary and Final Planned Urban Development (PUD) for the construction of a 125,539 square foot, 75 unit apartment building. The subject site is located at 1250 Puget Drive South and is zoned Commercial Arterial (CA). The site is 1.56 acres in size and contains 9,921 square feet of protected slopes. The proposed development would result in a density of 59.5 dwelling units per acre and no commercial component is proposed. Access to the site is proposed via the internal street system on the property to the North and all parking is proposed within an underground parking garage. A secondary gated emergently access point would be provided directly off of Puget Drive. The development would result in approximately 6,590 cubic yards of cut, and no fill. Minor grading work would extend off the subject site to the north onto parcel 2023059118. Stormwater is proposed to be detained in two detention vaults located on site. The applicant provided a Stormwater Report, Traffic Analysis, and a Geotechnical Report with the application. Light trees are located on the site, of which one is proposed to be retained. PROJECT LOCATION: 1250 Puget Drive 5 OPTIONAL DETERMINATION OF NON -SIGNIFICANCE, MITIGATED (DNS-M): As the Lead Agency, the City of Renton has determined that significant environmental impacts are unlikely to result from the proposed project. Therefore, as permitted under the RCW 43.21C,110, the City of Renton is using the Optional DNS-M process to give notice that a DNS- M is likely to be issued. Comment periods for the project and the proposed DNS-M are integrated into a single comment period. There will be no comment period following the issuance of the Threshold Determination of Non - Significance -Mitigated (DNS-M). A 14-day appeal period will follow the issuance of the DNS-M. PERMIT APPLICATION DATE: November 3, 2011 NOTICE OF COMPLETE APPLICATION: November 23, 2011/Amended: February 8, 2012 APPLICANT/PROJECT CONTACT PERSON: Greg Sparhawk, Complete Construction; 9757 Juanita Drive NE #300; Kirkland, WA 98034; Eml: gregs@weidner.com Permits/Review Requested: Environmental (SEPA) Review, Preliminary and Final Planned Urban evelopment approval Other Permits which may be required: Construction and Building Permits Requested Studies: Geotechnical Report, Stormwater Report and a Traffic Analysis Location where application may be reviewed: Department of Community & Economic Development (CED) — Planning Division, Sixth Floor Renton City Hall, 1055 South Grady Way, Renton, WA 98057 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 So. Grady Way, Renton, WA 98057. Name/File No.: Heritage Hills Apartments PUD/LUA11-091, ECF, PPUD, FPUD NAME: MAILING ADDRESS: TEtEPHONL NO.: PUBLIC HEARING: CONSISTENCY OVERVIEW: Zoning/Land Use: Environmental Documents that Evaluate the Proposed Project: Development Regulations Used For Project Mitigation: Proposed Mitigation Measures: Public hearing is tentatively scheduled for March 27, 2012 before the Renton Hearing Examiner in Renton Council Chambers. Hearings begin at 1:00 p.m. on the 7th floor of the new Renton City Hall located at 1055 South Grady Way. The subject site is designated Commercial Corridor (CC) on the City of Renton Comprehensive Land Use Map and Commercial Arterial (CA) on the City's Zoning Map. Environmental (SEPA) Checklist The project will be subject to the City's SEPA ordinance, RMC 4-3-050; RMC 4-9- 070; RMC 4-9-150 and other applicable codes and regulations as appropriate. The following Mitigation Measures will likely be imposed on the proposed project. These recommended Mitigation Measures address project impacts not covered by existing codes and regulations as cited above. ■ The applicant will be required to pay the appropriate Transportation Mitigation Fee; ■ The applicant will be required to pay the appropriate Fire Mitigation Fee; and ■ The applicant will be required to pay the appropriate Parks Mitigation Fee. • The applicant shall comply with the recommendation found in the 'Traffic Analysis' prepared by Transportation Engineering North West dated August 25, 2011, • The applicant shall comply with the recommendation found in the "Geatechnical Report", prepared by Terra Associates, inc., dated June 29, 2011. Comments on the above application must be submitted In writing to Vanessa Dolbee, Senior Planner, CED — Planning Division, 1055 South Grady Way, Renton, WA 98057, by 5:00 PM on February 22, 2012. This matter is also tentatively scheduled for a public hearing on March 27, 2012, at 1:00 p.m., Council Chambers, Seventh Floor, Renton City Hall, 1055 South Grady Wayr Renton. If you are interested in attending the hearing, please contact the Planning Division to ensure that the hearing has not been rescheduled at (425) 430-7282. If comments cannot be submitted in writing by the date indicated above, you may still appear at the hearing and present your comments on the proposal before the Hearing Examiner. If you have questions about this proposal, or wish to be made a party of record and receive additional information by mail, please contact the project manager. Anyone who submits written comments will automatically become a party of record and will be notified of any decision on this project. CONTACT PERSON: Vanessa Dolbee, Senior Planner; Tel: (425) 430-7314; Eml: vdolbee@rentonwa.gov PLEASE INCLUDE THE PROJECT NUMBER WHEN CALLING FOR PROPER FILE IDENTIFICATION J4 f; Denis Law Mayorr7ow City Q k. t t y` February 7, 2012 Department of Community and Economic Development Alex Pietsch, Administrator Greg Sparhawk Complete Construction 9757 Juanita Drive NE #300 Kirkland, WA 98034 SUBJECT: "Off Hold" Notice Heritage Hills Apartments PUD / LUA11-091 ECF, PPUD, FPUD Dear Mr. Sparhawk Thank you for submitting the additional materials requested in the December 5, 2011 letter from the City. Your project has been taken off hold and the City will continue review of the Heritage Hills Apartments PUD project. The Preliminary and Final PUD has been rescheduled for ERC on February 27, 2012 and is tentatively scheduled to go before the Hearing Examiner on Tuesday, March 27, 2012 at 1:00 p.m. If you have any questions, please contact me at (425) 430-7314. Sincerely, Vanessa Dolbee Senior Planner cc: Weidner Property Management / owner(s) Renton City Hall 9 1055 South Grady Way 0 Renton, Washington 98057 9 rentonwa.gov I city of DEPARTMENT OF COMMUNITY C-' AND ECONOMIC DEVELOPMENT t�®ln A, M E M O R A N D U M DATE: February 6, 2012 - 1' r fir- TO: Reviewing Department: Plan Revielw,, Building FEB n ± ' FROM: Vanessa Dolbee, Senior Planner V p RECEIVED SUBJECT: Heritage Hills Apartments PUD, LUA11-091 The original routing/ comment sheet was sent out in late November2011. The comments were originally due on December 7, 2011 for the subject project. During the review time, staff requested from the applicant the missing North elevation and a coalmine assessment. Please find attached the North elevation and the coalmine assessment. if you have new comments, or changed comments due to the new information please provide them to Vanessa Dolbee, by February 20, 2012. haceftlanninglcurrent planninglprojects111-091.vanessal2nd routing memo 11-091.doc 9 0 DEPARTMENT OF COMMUNITY d clryot' e AND ECONOMIC DEVELOPMENTt% M E M O R A N D U M DATE: February 6, 2012 TO: Reviewing Department: Plan Review, Building FROM: Vanessa Dolbee, Senior Planner �10 SUBJECT: Heritage Hills Apartments PUD, LUA11-091 The original routing/comment sheet was sent out in late November2011. The comments were originally due on December 7, 2011 for the subject project. During the review time, staff requested from the applicant the missing North elevation and a coalmine assessment. Please find attached the North elevation and the coalmine assessment. If you have new comments, or changed comments due to the new information please provide them to Vanessa Dolbee, by February 20, 2012. hacedlplanninglcurrent planninglprojectsll 1-091.vanessal2nd routing memo 11-091,doc City of Renton Department of Community & Economic Development ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: MC , ',,V COMMENTS DUE: DECEMBER %, 2011 APPLICATION NO: LUA11-091, ECF, PPUD, FPUD DATE CIRCULATED: NOVEMBER 23, 2011 APPLICANT: Greg Sparhawk PROJECT MANAGER: Vanessa Dolbee PROJECT TITLE: Heritage Hills Apartments PUD PROJECT REVIEWER: Jan Illian SITE AREA: 1.56 acres EXISTING BLDG AREA (gross): N/A LOCATION: 1250 Puget Drive S PROPOSED BLDG AREA (gross) 125,539 square feet SUMMARY OF PROPOSAL: The applicant is re uestin Envir nmental Review {SEPA), Preliminary and Final Planned Urban Development (PUD) for the construction of a 125,539 square foot, 75 unit apartment building. The subject site is located at 1250 Puget Drive Sout an is zone ommeraa rterial (CA). The site is 1.56 acres in size and contains 9,921 square feet of protected slopes. The proposed development would result in a density of 59.5 dwelling units per acre and no commercial component is proposed. Access to the site is proposed via the internal street system on the property to the North and all parking is proposed within an underground parking garage. A secondary gated emergently access point would be provided directly off of Puget Drive. The development would result in approximately 6,590 cubic yards of cut, and no fill. Minor grading work would extend off the subject site to the north onto parcel 2023059118_ Stormwater is proposed to be detained in two detention vaults located on site. The applicant provided a Stormwater Report, Traffic Analysis, and a Geotechnical Report with the application. Eight trees are located on the site, of which one is proposed to be retained. A. ENVIRONMENTAL IMPACT (e.g. Non -Code) COMMENTS Element of the Environment Probable Minor Impacts Probable Major Impacts More Information Necessary Earth Air Water Plants Land/Shorefine Use Animals Environmental Health Energyf Natural Resources B. POLICY -RELATED COMMENTS C. CODE -RELATED COMMENTS Element of the Environment Probable Minor Impacts Probable Major Impacts More information Necessary Housing Aesthetics Light/Glare Recreation utilities Trans ortotion Public Services Historic/Culturol Preservation Airport Environment 10,000 Feet 14,000 Feet We have reviewed this application with particular attention to those areas in which we have expertise and have identified areas of probable impact or areas where additional information is needed to properly assess this proposal. SignatV of Dy ector or Authorized Representative D e Vanessa Dolbee WA 0- Oct / From; Vanessa Dolbee Sent: Wednesday, December 21, 2011 10:15 AM To: 'Greg Sparhawk' Subject: Heritage Hills Attachments: pubsign. pdf Greg, One additional item will need to be submitted to take the project off hold. It slipped through the cracks during the intake of the project. With Final PUD a public information sign is required to be posted on the subject site. This is not required for preliminary only final PUD. However, due to the fact you have applied for concurrent review of both preliminary and final we will need the public information sign installed. Please find attached the directions for sign installation and the affidavit of installation. Please submit the signed affidavit with the coal mine study. Let me know if you have any further questions. Thank you, Vanessa (]oC6ee Senior Planner Department of Community & Economic Development City of Renton Renton City Hall - 6th Floor 1055 South Grady Way Renton, WA 98057 425.430.7314 1 n �J DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M Q R A N D U M DATE: December 13, 2011 TO: Vanessa Dolbee, Planner FROM: Jan Illian, Plan Review SUBJECT: Utility and Transportation Comments for: Heritage Hills PUD 1250 Puget Drive South LUA 11-091 I have reviewed the application for the Heritage Hills PUD site, located at 1250 Puget Drive South, and have the following comments: EXISTING CONDITIONS WATER Water service is provided by the City of Renton. There is an existing 8-inch water line on the north side of the property. There is also a 16-inch water line in Puget Drive S. The project site is located in the 490-pressure zone. Static pressure is 80 psi. Fire flow in the from the 16-inch main in Puget Drive S. will provide approximately 5,000 gpm. SEWER Sewer service is provided by the City of Renton. There is an existing 8-inch sanitary sewer line to the north side of the property. STORM There is a storm conveyance system in Puget Drive S. STREETS There is sidewalk, curb, gutter, and street lighting fronting the site in Puget Drive S. CODE REQUIREMENTS WATER 1. Available fire flow is 5,000 gpm. Preliminary fire flow required by the fire department is 3,250 gpm. In order to provide the required 3,250 gpm, extension of a 10-inch water main along the proposed access road connecting to the existing 16-inch water main in Puget Drive to the south and connecting to the existing 8-inch water within an easement to the north will be required. A 15-foot easement will be required for the water main on site. Four hydrants will be required to serve the project. Locations shall be determined by the Fire Department. 2. Water system development fees will be based on the size of all domestic water meter(s), fire service line, and landscape irrigation meters that will serve the site. This is payable prior to issuance of the construction permit. 0 0 Heritage Hills — LUA11-091 Page 2 of 3 December 13, 2011 3. A separate utility permit and separate plans will be required for the installation of the double detector check valve assembly for the fire sprinkler system. DDCVA installations outside the building shall be in accordance with City of Renton Standards. For DDCVA installations inside the building, applicant shall submit a copy of the mechanical plan showing the location, installation, and standard detail of the backflow assembly inside the building. DDCVA shall be installed immediately after the pipe has passed through the building floor slab. Installation of devices shall be in the horizontal position only. 4. Landscape irrigation systems will require a separate permit for the irrigation meter and approved backflow device is required to be installed. A plumbing permit will be required. 5. Backflow devices are required to be installed on all domestic water meters since the proposed building height exceeds two stories. SANITARY SEWER 1. A short 8" sewer main extension will be required to serve the new building. 2. Sewer system development fees will be based on the size of all domestic water meter(s). 3. Applicant proposes underground parking. Floor drains are required and shall be connected to the sanitary sewer through an approved oil/water separator located outside the building, if feasible. SURFACE WATER 1. Surface water system development fees will be based on the square footage of the new impervious surface area. The rate is $.405 times the new square footage after final design. Proposed new impervious surface area is 60,984 square feet. Estimated fee is $24,698.00. This is payable prior to issuance of the construction permit. 2. A preliminary drainage plan and drainage report has been submitted with the site plan application. The report addresses compliance with the 2009 King County Surface Water Manual and the 2009 City of Renton Amendments to the KCSWM, Chapters 1 and 2. After a cursory review of the TIR, a few comments are noted below. Enhanced basic WQ treatment is required unless a covenant restricting the use of leachable metals is recorded with King County. Conveyance system for the frontage improvements shall be analyzed per section 1.2.4 of the SWDM and take under consideration all tributary areas. 3. A Construction Stormwater Permit from the Department of Ecology is required. A SSWP plan with recommendations for erosion control will be required to be submitted to the Department of Ecology. TRANSPORTATION/STREET 1. Transportation mitigation fees of $37,406.25 will be accessed. The rate is 75 units x 6.65 new daily trips x $75.00. See Transportation Mitigation Fee sheet included. 2. A traffic analysis prepared by Transportation Engineering Northwest, dated October 13, 2011, was submitted with the site plan application and has been reviewed. The analysis is acceptable as submitted. Based on the LOS and queuing analysis provided by the engineer, no traffic impacts will result with the proposed 75-unit apartment complex. Vehicle access will be to Puget Drive via the existing drive at the Abitare Apartments to the east. H\CED\Planning\Current Plan ning\PROJECTS\11-091.Vanessa\PIan Review Comments LUA 11-091,doc 0 0 Heritage Hills — LUA11-091 Page 3 of 3 December 13, 2011 3. Puget Drive has been identified as a Minor Arterial. To meet the City's new complete street standards, two feet will be required to be dedicated to the City for additional right-of-way along the project side in Puget Drive. Street improvements fronting this site will include an 8-foot sidewalk, 8-foot planter strip with curb and gutter, 33-feet of pavement from centerline, and street lighting. 4. Emergency access roadway shown on the site plan shall not exceed 8% grade. Driveways exceeding 8%, but not greater than 15% grade, are subject to City approval. Applicant shall submit a request in writing justifying the request. Driveways exceeding 15% require application to the City for a variance of City code. GENERAL COMMENTS 1. Separate permits and fees for domestic water meters), irrigation meter, side sewer connection, storm connection, and any backflow devices will be required. H\CED\Planning\Current Planning\PROJECTS\11-091.Vanessa\Plan Review Comments LUA 11-091.doc f. 0 0 Vanessa Dolbee From: Terrence J. Flatley Sent: Monday, December 12, 2011 10:24 AM To: Jan Illian; Leslie A Betlach Cc: Vanessa Dalbee; Terry Higashiyama; Peter Renner; Kelly Beymer; Timothy Williams Subject: RE: LUA11-091, ECF,PPUD FPUD 1250 Puget Drive South Follow Up Flag: Follow up Flag Status: Completed Hi Jan, We recommend the trees in the right-of-way be a minimum distance of 8 feet from hard surfaces such as sidewalks. While the species for the right-of-way trees is on the City's list of recommended trees, this particular species can be slightly bothersome and we recommend substituting with another variety of littleleaf linden other than 'Greenspire' if possible. ..................................... From: Jan Illian Sent: Monday, December 12, 2011 8:33 AM To: Leslie A Betlach Cc: Vanessa Dalbee; Terrence J. Flatley; Terry Higashiyama; Peter Renner; Kelly Beymer; Timothy Williams Subject: RE: LUA11-091, ECF,PPUD FPUD 1250 Puget Drive South Got it Leslie, Thanks From: Leslie A Betlach Sent: Friday, December 09, 2011 5:23 PM To: Jan Illian Cc: Vanessa Dalbee; Terrence J. Flatley; Terry Higashiyama; Peter Renner; Kelly Beymer; Timothy Williams Subject: LUA11-091, ECF,PPUD FPUD 1250 Puget Drive South Importance: High Jan, I was out of the office last week for three days, which back logged one of the Green folder identified above. Comments were due December 7. 1. Upon (very quick) review, this project will require a parks mitigation fee of $354.51 per each multi -family unit. 2. Bicycle lane improvements will need to be incorporated into the project as per the Adopted Trails and Bicycle Master Plan and as per the project sheet identified as "Puget Drive SE and South 21't Street Bicycle Lanes 3. There are proposed street landscape improvements which may prompt comments from Terry Flatley. I have requested that Terry e-mail comments directly to you on Monday (and cc us) and we will continue circulating the Green Folder in the event others have comments. Thanks for your understanding. Leslie ,Lut& A vcd 4d Parks Planning and Natural Resources Director City of Renton 1055 South Grady Way 1 40 Renton, WA 95057 Phone: 425-430-6619 Fax: 425-430-6603 Ibetlach@rentonwa.gov r r i :z 0 0 Vanessa Dolbee From: Sent: To: Cc: Subject: Importance: Follow Up Flag: Flag Status: Jan, Leslie A Betlach Friday, December 09, 2011 5:23 PM Jan Illian Vanessa Dolbee; Terrence J. Flatley; Terry Higashiyama; Peter Renner; Kelly Beymer; Timothy Williams LUA11-091, ECF,PPUD FPUD 1250 Puget Drive South High Follow up Completed I was out of the office last week for three days, which back logged one of the Green folder identified above. Comments were due December 7. 1. Upon (very quick) review, this project will require a parks mitigation fee of $354.51 per each multi -family unit. 2. Bicycle lane improvements will need to be incorporated into the project as per the Adopted Trails and Bicycle Master Plan and as per the project sheet identified as "Puget Drive SE and South 215t Street Bicycle Lanes 3. There are proposed street landscape improvements which may prompt comments from Terry Flatley. I have requested that Terry e-mail comments directly to you on Monday (and cc us) and we will continue circulating the Green Folder in the event others have comments. Thanks for your understanding. Leslie ,C' 45 rI iSeda 4 Parks Planning and Natural Resources Director City of Renton 1055 South Grady Way Renton, WA 98057 Phone: 425-430-6619 Fax: 425-430-6603 lbetlach@rentonwa.gov 1 Denis Law City Of. 1 ` J Mayor r� A r December 6, 2011 Department of Community and Economic Development Alex Pietsch, Administrator Greg Sparhawk Complete Construction 9757 Juanita Drive NE #300 Kirkland, WA 98034 SUBJECT: "On Hold" Notice Heritage Hills Apartments PUD / LUA11-091 ECF, PPUD, FPUD Dear Mr. Sparhawk: The Planning Division of the City of Renton accepted the above master application for review on November 23, 2011. During our review, staff has determined that additional information is necessary in order to proceed further. The following information will need to be submitted before March 6, 2012 so that we may continue the review of the above subject application: • A Medium Coalmine Hazard has been identified on the subject parcel. The applicant shall provide 5 copies of an updated geotechnical study which includes a coal mine assessment. by a qualified professional. The geotechnical study must meet the requirements set forth in the City of Renton Critical Areas Regulations, RMC 4-8-120. • Please provided 5 copies of a of a 24" x 36" fully -dimensioned architectural North elevation plan drawn at a scale of 1/4" = 1' or 1/8" = 1' or other size as previously provided. in addition, please provide a reduced 8 1/2 by 11 copy of the plan sheet. At this time, your project has been placed "on hold" pending receipt of the requested information. Please contact me at (425) 430-7314 if you have any questions. Sincerely, i Vanessa Dolbee Senior Planner ct: Weidner Property Management / owner(s) Renton City Hall 0 1055 South Grady Way 0 Renton, Washington 98057 0 rentonwa.gov ! • City of Renton Department of Community & Economic Development ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: 0an f evf COMMENTS DUE: DECEMBER %, 201 APPLICATION NO: LUA11-091, ECF, PPUD, FPUD DATE CIRCULATED: NOVEMBER 23, 2011 t Tv OF F,,Fl' APPLICANT: Greg 5parhawk PROJECT MANAGER: Vanessa Dolbee 2 3 20' PROJECTTITLE: Heritage Hills Apartments PUD PROJECT REVIEWER: Jan Illian SITE AREA: 1.56 acres EXISTING BLDG AREA (gross): N/A RECEIV LOCATION: 1250 Puget Drive S PROPOSED BLDG AREA (gross) 125,539 square feet SUMMARY OF PROPOSAL: The applicant is requesting Environmental Review (SEPA), Preliminary and Final Planned Urban Development (PUD) for the construction of a 125,539 square foot, 75 unit apartment building. The subject site is located at 1250 Puget Drive South and is zoned Commercial Arterial (CA). The site is 1.56 acres in size and contains 9,921 square feet of protected slopes. The proposed development would result in a density of 59.5 dwelling units per acre and no commercial component is proposed. Access to the site is proposed via the internal street system on the property to the North and all parking is proposed within an underground parking garage. A secondary gated emergently access point would be provided directly off of Puget Drive_ The development would result in approximately 6,590 cubic yards of cut, and no till. Minor grading work would extend off the subject site to the north onto parcel 2023059119. Stormwater is proposed to be detained in two detention vaults located on site_ The applicant provided a Stormwater Report, Traffic Analysis, and a Geotechnical Report with the application. Eight trees are located on the site, of which one is proposed to be retained_ A. ENVIRONMENTAL IMPACT (e.g. Nan -Code) COMMENTS Element of the Environment Probable Minor Impacts Probable Major Impacts More Information Necessary Earth Air Water Plants land/Shoreline Use Animals Environmental Health Energy/ Natural Resources B. POLICY -RELATED COMMENTS C. CODE -RELATED COMMENTS Element of the Environment Probable Minor Impacts Probable Major Impacts More information Necessary Housin Aesthetics li htfGiare Recreation Utilities Trans ortation Public Services Historic/Cultural Preservotion Airport Environment Io,OOO Feet 14,000 Feet We have reviewed this application with particular attention to those areas in which we have expertise and have identified areas of probable impact or areas where nal information is needed to properly assess this proposal. / Signature o ctor or Authorized Representative Date WICEC �N :LJ 0 0 S# 887 + + XT TRANSPORTATION MITIGATION FEE Project Name: Project Address: Contact Person: Permit Number: Project Description: Land Use Type: X Residential ❑ Retail ❑ Non -retail Calculation: 75 x 6.65 = 498.75 ADT Heritage Hills Apartments PUD 1250 Puget Drive S 498.75 x $75 = $37,406.25 Transportation Mitigation Fee: Calculated by: Date of Payment: $37,406.25 K. Kittrick Greg Sparhawk LUA11-091 75 Apartment units, Method of Calculation: X ITE Trip Generation Manual, 8'h Edition ❑ Traffic Study ❑ Other Traffic Study by Transportation Engineering North West August 25, 2011 (apt # no rev) Date: i it Y 0 0 City of Renton Deportment of Community & Economic Development ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: T-L } � COMMENTS DUE: DECEMBER %, 2011 APPLICATION NO: LUA11-091, ECF, PPUD, FPUD DATE CIRCULATED: NOVEMBER 23, 2011 Tv ` F 1RENT0 APPLICANT: Greg Sparhawk PROJECT MANAGER: Vanessa Dolbee PROJECT TITLE: Heritage Hills Apartments PUD PROJECT REVIEWER: Jan Illian SiTE AREA: 1.56 acres EXISTING BLDG AREA (gross): N/A RECEIVE LOCATION: 1250 Puget Drive S PROPOSED BLDG AREA (gross) 125,539 square feet SUMMARY OF PROPOSAL: The applicant is requesting Environmental Review (SEPA), Preliminary and Final Planned Urban Development (PUD) for the construction of a 125,539 square foot, 75 unit apartment building. The subject site is located at 1250 Puget Drive South and is zoned Commercial Arterial (CA). The site is 1.56 acres in size and contains 9,921 square feet of protected slopes. The proposed development would result in a density of 59.5 dwelling units per acre and no commercial component is proposed. Access to the site is proposed via the internal street system on the property to the North and all parking is proposed within an underground parking garage. A secondary gated emergently access point would be provided directly off of Puget Drive. The development would result in approximately 6,590 cubic yards of cut, and no fill. Minor grading work would extend off the subject site to the north onto parcel 2023059118. Stormwater is proposed to be detained in two detention vaults located on site. The applicant provided a Stormwater Report, Traffic Analysis, and a Geotechnical Report with the application_ Eight trees are located on the site, of which one is proposed to be retained. A. ENVIRONMENTAL IMPACT (e.g. Nora -Code) COMMENTS Element of the Environment Probable Minor Impacts Probable Major Impacts More information Necessary Earth Air Water Plants Land/Shoreline Use Animals Environmental Health Energy/ Natural Resources `7A�r 5#aVFT -W 557 -4-03 11%zg%0r1 B. POLICY -RELATED COMMENTS C. CODE -RELATED COMMENTS Element of the Environment Probable Minor impacts Probable Major impacts More Information Necessary Housing Aesthetics Light/Glare Recreation utilities Trans ortation Puhlic Services Historic/Culturaf Preservation Airport Environment 10, ODO Feet 14, QOO Feet We have reviewed this application with particular attention to those areas in which we have expertise and have identified areas of probable impact or areas where additional information is needed to properly assess this proposal. VICES N Signature of Director or Authorized Representative Date City of Renton Department of Community & Economic Development ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW ,,EEJ REVIEWING DEPARTMENT:COMMENTS rcuy'k6 DUE: ©ECEMBER %, 20111 APPLICATION NO: LUA11-091, ECF, PPUD, FPUD er DATE CIRCULATED: NOVEMBER 23, 2011 rn F' 21 ry APPLICANT: Greg Sparhawk PROJECT MANAGER: Vanessa Dolbee PROJECT TITLE: Heritage Hills Apartments PUD PROJECT REVIEWER: Jan Illian SITE AREA: 1.56 acres EXISTING BLDG AREA (gross): N/A LOCATION: 1250 Puget Drive S PROPOSED BLDG AREA (gross) 125,539 square feet SUMMARY OF PROPOSAL: The applicant is requesting Environmental Review (SEPA), Preliminary and Final Planned Urban Development (PUD) for the construction of a 125,539 square foot, 75 unit apartment building_ The subject site is located at 1250 Puget Drive South and is zoned Commercial Arterial (CA). The site is 1.56 acres in size and contains 9,921 square feet of protected slopes. The proposed development would result in a density of 59.5 dwelling units per acre and no commercial component is proposed. Access to the site is proposed via the internal street system on the property to the North and all parking is proposed within an underground parking garage. A secondary gated emergently access point would be provided directly off of Puget Drive. The development would result in approximately 6,590 cubic yards of cut, and no fill. Minor grading work would extend off the subject site to the north onto parcel 2023059118. Stormwater is proposed to be detained in two detention vaults located on site_ The applicant provided a Stormwater Report, Traffic Analysis, and a Geotechnical Report with the application. Eight trees are located on the site, of which one is proposed to be retained. A. ENVIRONMENTAL IMPACT (e.g. Non -Code) COMMENTS Element of the Environment Probable Minor Impacts Probable Major Impacts More information Necessary Forth Air Water Plants Lund/Shoreline Use Animals Environmental Health Energy/ Noturol Resources 8. POLICY -RELATED COMMENTS C. CODE -RELATED COMMENTS Element of the Environment Probable Minor Impacts Probable Major Impacts More Information Necessary Housing Aesthetics Li hVGlore Recreotion Utilities Transportation Public services HistoriclCultural Preservation Airport Environment 10,000 Feet 14,000 Feet We have reviewed this application with particular attention to those areas in which we hove expertise and have identified areas of probable impact or areas where_pdditional information i eeded to properly assess this proposal, Signature of Director or Authorized Representative Date 0 Leslie A Betlach From: Leslie A Betlach Sent: Friday, December 09, 2011 5:23 PM To: Jan Illian Cc: Vanessa Dolbee; Terrence J. Flatley; Terry Higashiyama; Peter Renner; Kelly Beymer; Timothy Williams Subject: LUA11-091, ECF,PPUD FPUD 1250 Puget Drive South Importance: High Ja n, I was out of the office last week for three days, which back logged one of the Green folder identified above. Comments were due December 7. 1. Upon (very quick) review, this project will require a parks mitigation fee of $354.51 per each multi -family unit. 2. Bicycle lane improvements will need to be incorporated into the project as per the Adopted Trails and Bicycle Master Plan and as per the project sheet identified as "Puget Drive SE and South 21" Street Bicycle Lanes 3. There are proposed street landscape improvements which may prompt comments from Terry Flatley. I have requested that Terry e-mail comments directly to you on Monday (and cc us) and we will continue circulating the Green Folder in the event others have comments. Thanks for your understanding. Leslie .64& 4 Fe" Parks Planning and Natural Resources Director City of Renton 1055 South Grady Way Renton, WA 98057 Phone: 425-430-6619 Fax: 425-430-6603 lbetlach@rentonwa.gov 1 0 0 City of Renton Department of Community & Economic Development ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: lT / v COMMENTS DUE: DECEMBER %, 2011 APPLICATION NO: LUA11-091, ECF, PPUD, FPUD DATE CIRCULATED: NOVEMBER 23, 2011 APPLICANT: Greg Sparhawk PROJECT MANAGER: Vanessa Dolbee PROJECT TITLE: Heritage Hills Apartments PUD PROJECT REVIEWER: Jan Illian SITE AREA: 156 acres EXISTING BLDG AREA (gross): N/A LOCATION: 1250 Puget Drive S PROPOSED BLDG AREA (gross) 125,539 square feet SUMMARY OF PROPOSAL: The applicant is requesting Environmental Review (SEPA), Preliminary and Final Planned Urban Development (PUD) for the construction of a 125,539 square foot, 75 unit apartment building. The subject site is located at 1250 Puget Drive South and is zoned Commercial Arterial (CA)_ The site is 1.56 acres in size and contains 9,921 square feet of protected slopes. The proposed development would result in a density of 59.5 dwelling units per acre and no commercial component is proposed. Access to the site is proposed via the internal street system on the property to the North and all parking is proposed within an underground parking garage. A secondary gated emergently access point would be provided directly off of Puget Drive. The development would result in approximately 6,590 cubic yards of cut, and no fill. Minor grading work would extend off the subject site to the north onto parcel 2023059118. Stormwater is proposed to be detained in two detention vaults located on site. The applicant provided a Stormwater Report, Traffic Analysis, and a Geotechnical Report with the application. Eight trees are located on the site, of which one is proposed to be retained. A. ENVIRONMENTAL IMPACT (e.g. Non -Code) COMMENTS Element of the Environment Probable Minor Impacts Probable Major Impacts More Information Necessary Earth Air Water Plants land/Shoreline Use Animals Environmental Health Energy/ Natural Resources B. POLICY -RELATED COMMENTS C. CODE -RELATED COMMENTS Element of the Environment Probable Minor Impacts Probable Major Impacts More Information Necessary Housing Aesthetics Light/Glare Recreation Utilitr'es Transportation Public Services Historic/Cultural Preservation Airport Environment 10,000 Feet 14,000 Feet We have reviewed this application with particular attention to those areas in which we have expertise and have identified areas of probable impact or areas wkere additional iirformatio is needed tb properly assess this proposal. j (f 2 5� `DG Signature of 6trector or Authorized Representative Date r � CITY OF RENTON 'in s FIRE PREVENTION BUREAU ,,rram� MEMORANDUM 'L TYV DATE: November 29, 2011 TO: Vanessa Dolbee, Senior Planner FROM: Corey Thomas, Plans Review Inspector SUBJECT: Comments for Heritage Hills Apartment Community Environmental Impact Comments: Fire mitigation impact fees are currently applicable at the rate of $388.00 per multi- family unit. 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 3,250 gpm. A minimum of three hydrants is required. One within 150-feet and two within 300-feet of the proposed building A looped fire main is required around the building in order to provide adequate fire flow. Any existing hydrants used to satisfy the requirements shall meet current code including five inch storz fittings. 2. Approved fire sprinkler and fire alarm systems are required throughout the building. 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 clear width. Maximum grade on roadways is 15%. Roadways shall support a minimum of a 30-ton vehicle and 322-psi point loading. Gates on fire access roads shall comply with fire department standards including full automation and equipped with radio frequency automatic opener. Bollards are not allowed. 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. 6. 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. City of Renton Department of Community & E-conomic Development ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: 1 COMMENTS DUE. DECEMBER 7. 2011 APPLICATION NO: LUA11-091, ECF, PPUD, FPUD DATE CIRCULATED: NOVEMBER 23, 2011 APPLICANT: Greg Sparhawk PROJECT MANAGER: Vanessa Dolbee PROJECT TITLE: Heritage Hills Apartments PUD PROJECT REVIEWER: Jan Illian SITE AREA: 1.56 acres EXISTING BLDG AREA (gross): N/A LOCATION: 1250 Puget Drive 5 PROPOSED BLDG AREA (gross) 125,539 square feet SUMMARY OF PROPOSAL: The applicant is requesting Environmental Review (SEPA), Preliminary and Final Planned Urban Development (PUD) for the construction of a 125,539 square foot, 75 unit apartment building. The subject site is located at 1250 Puget Drive South and is zoned Commercial Arterial (CA). The site is 1.56 acres in size and contains 9,921 square feet of protected slopes. The proposed development would result in a density of 59.5 dwelling Units per acre and no commercial component is proposed_ Access to the site is proposed via the internal street system on the property to the North and all parking is proposed within an underground parking garage. A secondary gated emergently access point would be provided directly off of Puget Drive. The development would result in approximately 6,590 cubic yards of cut, and no fill. Minor grading work would extend off the subject site to the north onto parcel 2023059118. Stormwater is proposed to be detained in two detention vaults located on site. The applicant provided a Stormwater Report, Traffic Analysis, and a Geotechnical Report with the application. Eight trees are located on the site, of which one is proposed to be retained. A. ENVIRONMENTAL IMPACT (e.g. Non -Code) COMMENTS Element of the Environment Probable Minor Impacts Probable Major impacts More information Necessary Earth Air Water Plants Land/Shoreline Use Animals Environmentai Health Energy/ Natural Resources S. POLICY -RELATED COMMENTS C. CODE -RELATED COMMENTS Element of the Environment Probable Minor Impacts Probable Major Impacts More Information Necessary Housing Aesthetics Light/Glare Recreation utilities Transportation Public Services Historic/Cultural Preservation Airport Environmem 10,000 Feet 14,000 Feet e_e e5'i lk tom'^ C/ l� d Z_ f lr_�'f )� We have reviewed this application with particular attention to those areas in which we hove expertise and have identified areas of probable impact or areas where additional information is needed to properly assess this proposal. // `�,��% Signature of Director or Authorized Representative Date I' NOTICE OF APPLICATION AND PROPOSED DETERMINATION OF NON -SIGNIFICANCE -MITIGATED (DNS-M) DATE: NcvemUer 23. 2911 LAND USE NUMBER: 2'JAI I-0o1, ECE, PPUrJ, FPUD PROJECT NAME: Heritage Rids Apart moms P'JD PROTECT DESCRIPTION: T:-e "l is -equ estarg Em> .mental Review (5EPAI. Preliminary and Fin.. planned Utoan VerelOpmmt (PLO) for the co.,slru[tion or a 125,535 ra a,,, foa L, ]5 unit aaartmenl building The 'abler[ sill is gcated 1; 125o Puget )riye 5euih aria' is aoned Commertlal Arterial IC -AI. -he sire is 156 acres in size dud contains 9,921 square feel of Dmtecled slopes. The proposed development would retult in a density Of 595 dwelling unli, per ar and n0 commercial I'm ponent is proposed. Access :a the site Is proposed 'to the internal Stle System on the property to the North and aP ,"Trig Is proposed witr.in an underground parting garage. A secondary gated emergently zIX point wOald be pro -All directly aft 0' Puget Drive. The develop merit would re5 It In appraalma[ely E,5op cubic yards of cut, and no `ell. Minor grading work v,puld extemJ oN the sobj"r site to [he nosh onto parcel 2023059118. Stwmwater is pm0ased to be de,,pa t in two detention vaults lac a tea on s=te. The appJca�t provided a 5lonawaler Report, T, I", Analysis, and a Geolecf alill Alp -It with She apptlealbm, Eight Trees are lac -led an the S1, e, of i,hirh one is proposed to be retained. PRDJECr LOCATION: 1150 Pull Drive 5 OPTIONAL rpc DLTERMINATI ON OF NON -SIGNIFICANCE, MITIGATED IDN5-MI: As the Lead All the City of Renton has determined that li9nihcant environmental '.mpacts are un;lklly to result from the proposed profe[k- rmTherefo•e, dS permitted under the RCN 43.217'110, the Clry of Berttan ii. ,,l the Optioaai DNS-M pto gisou ro r, that'. ?IS,M is Ill to be Issued. Comment periods for the proiecl and the proposed DN5-M are integraeed .to a singl Cnmmenl perintl. There will be no Comment period fallowing the Issuance of the Th relhold Delerminalwrl Of Nnn- 5ignitl[anceMifgaledlONS-Ml_ A1a. day appeal perma wir. 10116w the lssuanCe of the DNSM. PERMIT APPIJRTION DATE: facvemher 1, 2011 NOTICE OF COMPLETE APPLI CATION: NOVemder 71, 2011 ApPUGN7lPRO1ECr CONTACT PERSON: Greg rtO @W Co,5thatIIl co Il lta Drbire NE AIK: hil nd,WR9g034;Em PermidlRe m,w Requested: limit ronmera ill (SERA) Revlew, Prellml nary and Finai Planned Urban evefnpmenl approval Other Permits wh;ch may be required: Cnnllnlctlon and Bulldr,, Per•••its Requested 5tudfes: 6eatechnlcel Report, 5tammwalo r Report -ad a Tn4111 Analysh location r. here appllCatlnn may be ravlewed, Department ofCommunity & EConpmtc Deyelopment ICED) - -Planning Dl,e,ian, Sloth Eloor Remmn Clt, Hall, L055 South Grady Way, Benton, WA 9505T hls proposed pnOill', complete this If you would Ilke to be made a party aF record to receive further information on I forand resufm tn. City at Aenlon, CED - Planning Di,j Sion, 1055 So. Grady Way, Renton. WA 98057, m Ndme)Flle No,: heritage Hills Apa[[meals PUDA0411-091. ECf, PPDD. FPIID NAME: MAILING ADDRESS' TELEPHONE NO-' Pug;c frcwr G, hll, ql jM to ca[lvely3-11edu Sd lur :araaryL5 2017 lorla a lLe R H d g qrp in! l lo-1 CR C-1 sh. 'n He. gs b_q,r s199C a rr, an Ih 11 tl of 01 the new Rentu C- y HDII !rd It 1053 5a,Jh Grady Nay. CONSI5TENCT OVERVIEW: Zaningltand Vse: The su61e=I site -s dl,ti Led Cumme.O al Cmrklm ii-Cr on the Oil of Rectos Comp:ehenslve Land else Map and ComIre,cral Arterial IlA} on the Ci^y s 2a Imil Map, En+irSr mm[ai ❑ocummts that Evaluate the P,,gmed Profec:: Env i. o,, in e n tot lSs PAj Che 11 it used For ent olgvla1lons Used For Proj Al Mi[igalbn: The tr0le[I 'will he suhcN iecl to the [lly's SERA inance. AM[ 4-51150i RMC 4-9 07U: RMC a-9-1 SO and other aopllra6le [rides and -egula[ioes as appropriate. proposed MiLigation Measures: The lollnwirg Mitigation Measures wil likely be Imposed on the propcled project. III— r .'a endad Midga[ n Measre us addre55 pmjert imwCts not veered lay existing Nodes and regulations as cited move. + The appliconr w0i be required to pay the opprapdate Transoolra0on Mfhgntmn Fee; • The opplicontwill be repaired to pay the apprppriare Fire MiRgotian Fee; and • The oppiic7,t wIh he required rip pay the pporgpn0te Pants Mitigntion Fee. • The oppiicunt shah comply with the recomrnendetlon japnd fn the ' Fmffrc Aaafysls', prepared by Tronspor[oriart Engjneenng North West, dated August 25, 2011. • The upplfcont sh.7 compiy with the rernmmendarion found in the "Georechnicoi Report", prepared by Terra Associates, Inc., dated June 19, 2011. C,mmen[s an the .hove appi lon must be aubmisted in rerl to Vanessa 001hee, Senior Planner, CED- Plilminrt Dlrlstan, 1055 South Grady way, Renton. WA 90057, by 5', W FM on December 7, MEL. This matter Is also tm[ativeW scheduled for a public hearfmE on Sanuary S. 2D17, 11 9:00 a:'.. COun[Il Clambers, Seventh FIOVr, Renton City Hall, 1055 South Grady WRY, Rental. If you are inCiin eel In at lend)ng the hearing, ;,I ;,I-. contact the planning Division to ensure that the hearing has not been rescneduled at f425j 430-7287 If cammenls aannat he submitted in wdring by the dale IndlCaced -be-, you may still appear at the hearing and present your cummenls on the pr,p-sar before ^.he Rearing Eaamlme r. If you have questions about this proposal, ar wish to he made a party or :,,nrd and role e additbnal Inlofmapon by mail, please [o start hie project manager. Anyone who submits wrtten [amments will au[omahea ly became a Body of record and W E he notified orally dells:on on this project. CONTACT PERSON: Vanessa Dolbee, Senior Planner; Tel: (425) 430-7314; El vdolbee@rentunwa.gov 11ER5E INCLUDE THE PROJECT NUM9F4i WHEN CALLING FOR PROPER FILE IDENTIFICATION CERTIFICATION 1, , hereby certify that copies of the above document were posted in 1_ conspicuous places or nearby the described property on Date: � � / 2(3 /I I _ Signed: STATE OF WASHINGTON ) SS COUNTY OF KING certify that I know or have satisfactory evidence that y`4u, ssc1 l)(A\l signed this instrument and acknowledged it to be his/her/their free and voluntary act for the uses and purposes mentioned in the instrument. Dated;,",4' 'l 4N. a1ar� i .' !— jf A� + Notary Public in end for the State of Washington Notary (Print): H T cl My appointment expires: l ;,E Q 0 0 CITY OF RENTON DEPARTMENT OF COMMUNITY & ECONOMIC DEVELOPMENT - PLANNING DIVISION AFFIDAVIT OF SERVICE BY MAILING On the 23rd day of November, 2011, 1 deposited in the mails of the United States, a sealed envelope containing Notice of Application, Environmental Checklist, Site Plan documents. This information was sent to: Name Representing Agencies — NOA & Env. Checklist, Site Plan See Attached Greg Sparhawk —Accpt Ltr Contact/Applicant Weidner Property Management, LLC —Accpt Ltr & NOA Owner 300' Surrounding Property Owners - NOA only See attached (Signature of Sender): STATE OF WASH INGTON ) ) SS COUNTY OF KING ) I certify that I know or have satisfactory evidence that Stacy M. Tucker signed this instrument and acknowledged it to be his/her/their free and voluntary ac mentioned in the instrument. Dated: Notary Publi in and for the State of Washington`` Notary (Print): W.A.- My appointment expires: A 1/ 11�," i z ck ; Project Name: Heritage Hills Apartments PUD Project Number: LUA11-091, ECF, PPUD, FPUD template - affidavit of service by mailing AGENCY (DOE) LETTER MAILING (ERC DETERMINATIONS) Dept. of Ecology * WDFW - Larry Fisher* Muckleshoot Indian Tribe Fisheries Dept. Environmental Review Section 1775 12th Ave. NW Suite 201 Attn: Karen Walter or SEPA Reviewer PO Box 47703 Issaquah, WA 98027 39015 —172"d Avenue SE Olympia, WA 98504-7703 Auburn, WA 98092 WSDOT Northwest Region * Duwamish Tribal Office * Muckleshoot Cultural Resources Program Attn: Ramin Pazooki 4717 W Marginal Way SW Attn: Ms Melissa Calvert King Area Dev_ Serv., MS-240 Seattle, WA 98106-1514 39015 172"d Avenue 5E PO Box 330310 Auburn, WA 98092-9763 Seattle, WA 98133-9710 US Army Corp. of Engineers * KC Wastewater Treatment Division * Office of Archaeology & Historic Preservation* Seattle District Office Environmental Planning Supervisor Attn: Gretchen Kaehler Attn: SEPA Reviewer Ms. Shirley Marroquin PO Box 48343 PO Box C-3755 201 S. Jackson ST, MS KSC-NR-050 Olympia, WA 98504-8343 Seattle, WA 98124 Seattle, WA 98104-3855 Boyd Powers * Depart. of Natural Resources PO Box 47015 Olympia, WA 98504-7015 KC Dev_ & Environmental Serv. City of Newcastle City of Kent Attn: SEPA Section Attn: Steve Roberge Attn: Mr. Fred Satterstrom, AICP 900 Oakesdale Ave. SW Director of Community Development Acting Community Dev. Director Renton, WA 98055-1219 13020 Newcastle Way 220 Fourth Avenue South Newcastle, WA 98059 Kent, WA 98032-5895 Metro Transit Puget Sound Energy City of Tukwila Senior Environmental Planner Municipal Liaison Manager Steve Lancaster, Responsible Official Gary Kriedt Jae Jainga 6200 Southcenter Blvd. 201 South Jackson Street KSC-TR-0431 PO Box 90868, MS: XRD-01W Tukwila, WA 98188 Seattle, WA 98104-3856 Bellevue, WA 98009-0868 Seattle Public Utilities Real Estate Services Attn: SEPA Coordinator 700 Fifth Avenue, Suite 4900 PO Box 34018 Seattle, WA 98124-4018 *Note: If the Notice of Application states that it is an "Optional DNS", the marked agencies and cities will need to be sent a copy of the checklist, Site Plan PMT, and the notice of application. template - affidavit of service by mailing 0 0 202305913503 202305911804 202305901607 DIPIETRO ENTERPRISES INC HERITAGE HILLS ASSOCIATES A PUGET SOUND ENERGY/ELEC 2141 WEST VALLEY HWY N 9757 JUANITA DR NE #300 PROPERTY TAX DEPT AUBURN WA 98001 KIRKLAND WA 98034 PO BOX 90868 BELLEVUE WA 98009 0 0 city O� � r: �n NOTICE OF APPLICATION AND PROPOSED DETERMINATION OF NON -SIGNIFICANCE -MITIGATED (DNS-M) DATE: November 23, 2011 LAND USE NUMBER: LUAU-C91, ECF, PPUD, FPUD PROJECT NAME: Heritage Hills Apartments PUD PROJECT DESCRIPTION; The applicant is requesting Environmental Review (SEPA), Preliminary and Final Planned Urban Development (PUD( for the construction of a 125,539 square foot, 75 unit apartment building. The subject site is located at 1250 Puget Drive South and is zoned Commercial Arterial (CA). The site is 1.56 acres in size and contains 9,921 square feet of protected slopes. The proposed development would result in a density of 59.5 dwelling units per acre and no commercial component is proposed. Access to the site Is proposed via the internal street system on the property to the North and all parking is proposed within an underground parking garage. A secondary gated emergently access point would be provided directly off of Puget Drive. The development would result in approximately 6,590 cubic yards of cut, and no fill. Minor grading work would extend off the subject site to the north onto parcel 2023059118, Stormwater is proposed to be detained in two detention vaults located on site. The applicant provided a Stormwater Report, Traffic Analysis, and a Geetechnical Report with the application. Eight trees are located on the site, of which one is proposed to be retained. PROJECT LOCATION: 1250 Puget Drive S OPTIONAL DETERMINATION OF NON -SIGNIFICANCE, MITIGATED (DNS-M): As the Lead Agency, the City of Renton has determined that significant environmental impacts are unlikely to result from the proposed project. Therefore, as permitted under the RCW 43.21C.110, the City of Renton is using the Optional DNS-M process to give notice that a DNS- M is likely to be issued. Comment periods for the project and the proposed DNS-M are integrated into a single comment period. There will be no comment period following the issuance of the Threshold Determination of Non - Significance -Mitigated (DNS-M). A 14-day appeal period will follow the issuance of the DNS-M. PERMIT APPLICATION DATE: November3, 2011 NOTICE OF COMPLETE APPLICATION: November 23, 2011 APPLICANT/PROJECT CONTACT PERSON: Greg Sparhawk, Complete Construction; 9757 Juanita Drive NE #300; Kirkland, WA 98034; Erril: gregs@weidner.com Permits/Review Requested: Environmental (SEPA) Review, Preliminary and Final Planned Urban evelopment approval Other Permits which may be required: Construction and Building Permits Requested Studies: Geotechnical Report, Stormwater Report and a Traffic Analysis Location where application may be reviewed: Department of Community & Economic Development (CED) — Planning Division, Sixth Floor Renton City Hall, 1055 South Grady Way, Renton, WA 98057 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 So. Grady Way, Renton, WA 98057. Name/Fife No.: Heritage Hills Apartments PUD/LUA11-091, ECF, PPUD, FPUD NAME: MAILING ADDRESS: TELEPHONE NO.: 0 0 PUBLIC HEARING; CONSISTENCY OVERVIEW; Zoning/Land Use: Environmental Documents that Evaluate the Proposed Project: Development Regulations Used For Project Mitigation: Public 1 earinR is tentatively scheduled for January 5.2012 before theRenton Hearing Examiner in Renton Council Chambers. Hearings begin at 9:00 a.m. on the 7th floor of the new Renton City Hali located at 11)55 South Grady Way. The subject site is designated Commercial Corridor ICC) on the City of Renton Comprehensive Land Use Map and Commercial Arterial MCA) on the City's Zoning Map. Environmental (SEPA} Checklist The project will be subject to the City's SEPA ordinance, RMC 4-3-050; RMC 4-9- 070; RMC 4-9-150 and other applicable codes and regulations as appropriate. Proposed Mitigation Measures: The following Mitigation Measures will likely be imposed on the proposed project. These recommended Mitigation Measures address project impacts not covered by existing codes and regulations as cited above. • The applicant will be required to pay the appropriate Transportation Mitigation Fee; • The applicant will be required to pay the oppropriote Fire Mitigotion Fee; and ■ The applicant will be required to pay the appropriate Parks Mitigation Fee. ■ The applicant shall comply with the recommendation found in the "Traffic Analysis'; prepared by Transportation Engineering NorthWest, dated August25, 2011. • The applicant shall comply with the recommendation found in the "Geotechnical Report", prepared by Terra Associates, inc., dated June 29, 2011. Comments on the above application must be submitted in writing to Vanessa Dolbee, Senior Planner, CED — Planning Division, 1055 South Grady Way, Renton, WA 98057, by 5:00 PM on December 7, 2011. This matter is also tentatively scheduled for a public hearing on January S, 2012, at 9t00 a.m., Council Chambers, Seventh Floor, Renton City Hall, 1055 South Grady Way, Renton. If you are interested in attending the hearing, please contact the Planning Division to ensure that the hearing has not beer rescheduled at (425) 430-7282, If comments cannot be submitted in writing by the date indicated above, you may still appear at the hearing and present your comments on the proposal before the Hearing Examiner. If you have questions about this proposal, or wish to be made a party of record and receive additional information by mail, please contact the project manager. Anyone who submits written comments will automatically become a party of record and will be notified of any decision on this project. CONTACT PERSON: Vanessa Dolbee, Senior Planner; Tel: (425) 430-7314; En l: vdolbee[a@rentonwa.gov PLEASE INCLUDE THE PROJECT NUMBER WHEN CALLING FOR PROPER FILE IDENTIFICATION r;kia Denis Law City Y O t Department of Community and Economic Development November 23, 2011 Alex Pietsch, Administrator Greg Spa rhawk Complete Construction 9757 Juanita Drive NE #300 Kirkland, WA 98034 Subject: Notice of Complete Application Heritage Hills Apartments PUD, LUA11-091, ECF, PPUD, FPUD Dear Mr. Sparhawk: 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. It is tentatively scheduled for consideration by the Environmental Review Committee on December 12, 2011. Prior to that review, you will be notified if any additional information is required to continue processing your application. In addition, this matter is tentatively scheduled for a Public Hearing on January 5, 2012 at 10:00 a.m., Council Chambers, Seventh Floor, Renton City Hall, 10SS South Grady Way, Renton. The applicant or representative(s) of the applicant are required to be present at the public hearing. A copy of the staff report will be mailed to you prior to the scheduled hearing. Please contact meat (42S) 430-7314 if you have any questions.. Sincerely, -rvw�'�-D biQ Vanessa Dolbee Senior Planner cc: Weidner Property Management / Owner(s) Renton City Hall • 1055 South Grady Way e Renton, Washington 98057 9 rentonwa.gov p3 l iPiJ. ri Denis Law City Of �X o ■ Mayor , J November 23, 2Q11 Department of Community and Economic Development Alex Pietsch, Administrator Nancy Rawls Department of Transportation 'Renton School District . 420 Park Avenue N Renton, WA 98055 Subject. Heritage Hills Apartments PUD LUA11-091, ECF, PPUD, FPUD The' City of Renton's Department of Community and Economic Development (CED) has received an application for a 75-unit apartment building located -at 1.250 Puget.Drive S. . Please see tie enclosed Notice of Application for further details. In _order to process this application, CED needs to know which. Renton schools would be attended by. children living in residences at the location indicated above. Please.fill in the appropriate schools on the' list below -and return. this -letter to, my attention', City of Renton, CED, Planning Division, 1055 South Grady Way, Renton, Washington 98057 by, December 7, 2011. Elementary School: Middle School: - High School: 2"?L_I� Will the Schools you have indicated be able to'handle the impact of the additional students estimated to come from the proposed development? Yes No -.Any Comments., Renton City Hall 6 1055 South Grady Way -• Renton, Washington 58057 • rentonwa.gov LJ AFFIDAVIT OF INSTALLATION OF PUBLIC INFORMATION SIGN City of Renton Planning Division 1055 South Grady Way, Renton, WA 98057-. - Phone: 425 430-7200 Fax: 425 430-7231 �I1Of ,_aiF7� 114 STATE OF WASHINGTON COUNTY OF KING being first duly sworn on oath, deposes and says: 1. On the U� day of I��vP�`t' , 20 N' , I installed I public information sign(s) and plastic flyer box on the property located at 1Z50 _5, 'Tm ?,JC.U-r Vj J Je for the following project: Project name tyg-1TA&t LA— [ -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) as/were constructed and installed in locations in conformance with the requirem is a Chapter 7 Title 4 of Renton Municipal Code and the City's "Public Information Signrinstal ation" handout package. SUBSCRIBED AND SWORN to before me this Notary Public State of Washington HIROKO FOUCHE My Appointment Expires Feb 22. 2015 Signature day of 20 l `Z OTARY PUBIC in d for the State of Washington, ;siding at ' N, LL}.fiff,�, Iy commission expires on �e--►J 2- �,Z: H:10ED1DatalForms-Templates\Self-Help Handouts\Planninglpubsign.doc - 3 - 0310E 0 4" 1 ,. n. +4 a am'PROPOSED LANE! USE_ACTiON 0 _______ Types of Action: (Provlded tay Applicant) i SITE MAP Project Name: (Provided by Applicant) i Larninat�!c r Site Address: (Provided by Applicant) Insulted by Applicant TO SUBMIT COMMENTS OR OBTAIN L---------.,____—__J ADDITIONAL INFORMATION PLEASE o CONTACT CITY OF REIVTON STAFF AT: v Develupuaent Services Division r� Spaa 1055 South Grady Way I rason�4d for PLASTIC Renton, Washington 98055 i City provided � I CASE (425)480 7200 I PUBLIC i Installed by 1 NOTICE � applicant Please referewe the prged number_ 11 no I ' 8. 5" r 1 d" number is 11sted neferewe Hie p^nJgrJ name. � Ins --alien Trst:ru.tior5: Please ensure the bottt:m of the sign doses not exceed 48" fro-n the prouhd, I ALA 10ft Z @� NOTES: Use 4" x 4' x 12' POSTS Use V x 11' x 112' I'i.YWOOQ �- Uso 1;2' x 3" GALV, LAC BOLTS. WPOJASHERS � � 2 LETTERING: V' Use HELVETICA LETTERING., � It BLACK ON WHITE BACKGROUND, 4' I TITLE 3" ALL CAPS i OTHER 1 1/2" CAPS and 1" LOWER CASE -j auks � 0'-6t �s H:1CH1]11]atall arms= I'emplates\Self-Help Handouts\Planning\pubsign.doc -4- 0310E 0 r� L!; Y o� NT H:10ED1Data\Forcris-Tenaplates\Self-Help HandoutsTlanninglpubsign.doe - 5 - 03/W Coat - '� City of Renton LAND USE PERMIT NOV -sro11 MASTER APPLICATION nr;ccmM PROPERTY OWNER(S) NAME: Weidner Property Management ADDRESS: 9757 Juanita Drive NE suite 300 CITY: Kirkland WA ZIP: 98034 TELEPHONE NUMBER: 425.250.2937 APPLICANT (if other than owner) NAME: Greg Sparhawk COMPANY (if applicable): Complete Construction ADDRESS: 9757 Juanita Drive NE suite 300 CITY: Kirkland WA Zip: 98034 TELEPHONE NUMBER: 425.250.2937 CONTACT PERSON NAME: Greg Sparhawk COMPANY (if applicable): Complete Construction ADDRESS: 9757 Juanita Drive NE suite 300 CITY: Kirkland WA Zip: 98034 TELEPHONE NUMBER AND EMAIL ADDRESS: 425.250.2937 gregs@Weidner.com PROJECT INFORMATION PROJECT OR DEVELOPMENT NAME: Heritage Hills Apartments PROJECT/ADDRESS(S)/LOCATION AND ZIP CODE: 1250 Puget Drive South 98057 KING COUNTY ASSESSOR'S ACCOUNT NUMBER(S): -8702Q6QQQ3 EXISTING LAND USE(S): Vacant PROPOSED LAND USE(S): Multi -Family Residential/Mixed Use EXISTING COMPREHENSIVE PLAN MAP DESIGNATION: CC- Commercial Corridor PROPOSED COMPREHENSIVE PLAN MAP DESIGNATION (if applicable) EXISTING ZONING: CA- Commercial Arterial PROPOSED ZONING (if applicable): SITE AREA (in square feet): 67,855sf (1.56ac) SQUARE FOOTAGE OF PUBLIC ROADWAYS TO BE DEDICATED: None SQUARE FOOTAGE OF PRIVATE ACCESS EASEMENTS: None PROPOSED RESIDENTIAL DENSITY IN UNITS PER NET ACRE (if applicable) 60 units per net acre NUMBER OF PRO &SE0 L>7TS (if applicable) One NUMBER OF NEW DWELLING UNITS (if applicable): 75 units propoRed T:1ArchitecturclProjectslWA_07.HeritageHillslsubmittalsll 1_0711-PPUD14_HH_masterapp_110620-hhAPT.docx - 1 PRCT INFORMATION (contlnd9d NUMBER OF EXISTING DWELLING UNITS (if applicable): PROJECT VALUE: NA $11 mil SQUARE FOOTAGE OF PROPOSED RESIDENTIAL BUILDINGS (if applicable): 125,539gsf [74,708sf residential ] SQUARE FOOTAGE OF EXISTING RESIDENTIAL BUILDINGS TO REMAIN (if applicable): NA SQUARE FOOTAGE OF PROPOSED NON-RESIDENTIAL BUILDINGS (if applicable): None 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): 1 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. X GEOLOGIC HAZARD . 9,981_ sq. ft. ❑ HABITAT CONSERVATION sq. ft. ❑ SHORELINE STREAMS & LAKES sq. ft. ❑ WETLANDS sq. ft, LEGAL DESCRIPTION OF PROPERTY (Attach legal description on se arate sheet with the following information included) SITUATE IN THE QUARTER OF SECTION , TOWNSHIP RANGE , IN THE CITY OF RENTON, KING COUNTY, WASHINGTON LOT 2, CITY OF RENTON SHORT PLAT LUA-96-149—SHPL RECORDED UNDER KING COUNTY RECORDING # 9702259003. AFFIDAVIT OF OWNERSHIP I, (Print Name/s) [a �.,I�� S k , declare under penalty of perjury under the laws of the State of Washington t at I am (please check one) the current owner of the property involved in this application or ,the authorized repres ntativ to act for a corporation (please attach proof of authorization) and that the foregoing statements and answers herein con fin t ed an the information herewith are in all respect tru and correct to the best of my knowledge and belief. Signatu4 o Owner/Representative Date Signature of Owner/Representative Date STATE(JF WASHINGTON ) jj lI ) SS COUNTY OF KING ) I certify that I know or have satisfactory evidence that &; V4Qra V K1C1 r iytU2� signed this instrument and acknowledge it to be his/her/their frtb aM voluntary act for the uses and purpose mentioned in the instrument. - ZLI-a7-a.011 Dated NDtary Public State o1 Washington PAULA S ARNOLD My Appointment kpires Jan 20, 2015 Notary Public in and for the State of Washington Notary (Print): -;4i4 le, My appointment expires: 1_0711-PPUD%4_HH_masterapp_110620-hhAPT_docx - 2 - 0 C� 19 WEIDNER PROPERTY MANAGEMENT LLC To Whom it May Concern, Fjl�t;r}+I"lC� 1j11JISlC7r� Nov - 3 2011, 9757 Juanita Drive NE, suite [[300 Kirkland, WA 98034 Im,1ac IE V �� 10/24/2011 Please accept this letter of authorization allowing Gregory Sparhawk to act on my behalf in the PPUD review and approval process of my property parcel 970225903, located at 1250 South Puget Drive in Renton, Washington, with your organization. Gregory Sparhawk is submitting information for the PPUD on this parcel. Contact information for my agent is listed below. Regards, Dean Weidner Owner Weidner Property Management, llc Gregory Sparhawk Weidner Property Management 9757 Juanita Drive NE, suite 300 Kirkland, WA 98034 425-250-2937 gregs@weidner.corn Er 0 0 PREAPPLICATION MEETING FOR HERITAGE HILLS APARTMENTS 2 1250 S PUGET DR 3 zr CITY OF RENTON ee , ,,rj `�� ! i� rr,r Department of Community and Economic Developrn -' Planning. Division PREI 1-i014 May 12, 2011 Contact Information: Planner Vanessa Doibee Phone: 425.430.7314 Public Works Reviewer ]an Illian Prone: 425.430.7216 Fire Prevention Reviewer: Dave Pargas Phone: 425.430.7023 Building Department Reviewer: Craig Burnell Phone: 425.430.7290 Please retain this packet throughout the course of your project as a reference. Consider giving copies of it to any engineers, architects, and contractors who work on the project. You will need to submit a copy of this packet when you apply for land use and/or environmental permits. Pre-screening: When you have the project application ready for submittal, call and schedule an appointment with the project manager to have it pre-screened before making all of the required copies. The pre -application meeting is informal and non -binding. The comments provided on the proposal are based on the codes and policies in effect at the time of review. The applicant is cautioned that the development regulations are regularly amended and the proposal will be formally reviewed under the regulations in effect at the time of project submittal. The information contained in this summary is subject to modification and/or concurrence by official decision -makers (e.g., Hearing Examiner, Planning Director, Development Services Director, Department of Community and Economic Development Administrator, Public Works Administrator and City Council). I CITY OF RENTON • } A � �+ FIRE PREVENTION BUREAU MEMORANDUM DATE: May 10, 2011 TO: Vanessa Dolbee, Senior Planner FROM: Corey Thomas, Plans Review Inspector SUBJECT: Preliminary Comments for Heritage Hills Apartment Community 1_ The preliminary fire flow is 3,000 gpm. A minimum of three hydrants is required. One within 150-feet and two within 300-feet of the proposed building A looped fire main is required around the building in order to provide adequate fire flow. Any existing hydrants used to satisfy the requirements shall meet current code including five inch storz fittings. 2. Fire mitigation impact fees are currently applicable at the rate of $388.00 per multi- family unit. No charge for covered parking areas. This fee is paid at time of building permit issuance. 3. Approved fire sprinkler and fire alarm systems are required throughout the building. 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_ 4. 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��D 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 i:� �-'NLIrl minimum of a 30-ton vehicle and 322-psi point loading. Any gates on fire access roads shall comply with fire department standards including to be fully automated and equipped with radio frequency automatic opener. Bollards are not allowed. 5. An electronic site plan is required prior to occupancy for pre -fire planning purposes. See attached sheet for the format in which to submit your plans. 6. 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. 7. 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. ODD ...rrz yy�T"V1 CT:d h heritage 0 0 Renton Fire Department PRE -FIRE PLANNING In an effort to streamline our pre -fire process, we are requesting that you submit a site plan ofyour construction project in one of the following formats which we can then convert to VISIO.vsd. This is required to be submitted prior to occupancy. ABC Flowcharter.af3 ABC Flowcharter.af2 Adobe Illustrator File.ai AutoCad Drawin .dw AutoCad Drawing. d Computer Graphics Metafile.cgm Corel Cli art Format.cmx CoreI DRAW] Drawing File Format.edr Corel Flow_cfi Encapsulated Postscript File_e s Enhanced Metafile.einf IGES Drawing File Format.i s Graphics Interchange Format. if Macintosh PICT Format. ct Micrografx Designer Ver 3.1.drw Micrografk Designer Ver 6.0.dsf Microstation Drawin .d Portable Network Gra bics Format. of Postscript File. s Tag Image File Format.tif Text.txt Text.csv VISIO.vsd Windows Biting _bm Windows Bitma _dib Windows Metafile_wmf soft PC Paintbrush Bitma . cx 0 At DEPARTMENT OF COMMUNITY � DR —,AND ECONOMIC DEVELOPMENT M E M a R A N Q U M DATE: May 11, 2011 TO: Vanessa Dolbee, Planner FROM: Jan lllian, Plan Review 01, SUBJECT: Heritage Hills Apartments 1250 — S Puget Drive PRE 11-014 NOTE: The applicant is cautioned that information contained in this summary is preliminary and non- binding and may be subject to modification and/or concurrence by official city decision -makers. Review comments may also need to be revised based on site planning and other design changes required by City staff or made by the applicant. have completed a preliminary review for the above -referenced proposal. The following comments are .based on the pre -application submittal made to the City of Renton by the applicant. WATER 1. There is an existing 8-inch water line on the north side of the property. There is also a 16-inch water line in Puget Drive South. The project site is located in the 590 pressure zone. Static pressure is 100 psi. Fire flow in the area is approximately 2,200 gpm. 2. Preliminary fire flow required by the fire department is 3,000 gpm. In order to provide the required 3,000 gpm, extension of a 10-inch water main along the proposed access road connecting to the existing 16-inch water main in Puget to the south and connecting to the 1i••� - existing 8-inch water within an easement to the north will be required. New hydrants will also K p,,,_,,,T3 be required to be installed with the new water main. A 15-foot easement will be required for the water main on site. ` ur mu-rro-1 3. All new construction must have fire hydrants capable of delivering a minimum of 1,000 gpm and a primary hydrant must be located within 150 feet of the structure. Three hydrants will be required to serve this site. One hydrant within 150 feet and two additional hydrants within 300 feet are required. There are fire hydrants in the vicinity that may be counted towards the fire protection of this project, but are subject to approval by the fire department. 4. Existing hydrants counted as fire protection will be required to be retrofitted with a quick disconnect storz fitting if not already installed. H:/CED/Planning/Current Pianning/PREAPPS/11-014. Vanessa/Plan Review Comments PRE 11-014.doc Heritage Hills Apartments —PR*14 Page 2of3 May 11,2011 11 5. Water system development fees will be based on the size of the domestic water meters), irrigation meter and fire service line. This is payable prior to issuance of the construction permit. See fee schedule attached. 6. A fire sprinkler system is required by the fire department. A separate utility permit and separate plans will be required for the installation of a double detector check valve assembly for fire sprinkler line. �-r Rb J'"`T- `"``NNIP `e SANITARY SEWER 1. There is an existing 8-inch sanitary sewer line to the north side of the property. 2. A short sewer extension will be required to serve the new building. 3. Sewer system development fees will be based on the size of the domestic water meter(s). This is payable at the time the utility permit is issued. 4. Applica nt proposes underground parking. The building department will require floor drains and they will need to be connected to the sanitary sewer through an approved oil/water separator located outside the building, if feasible. Flows shall be directed through floor drains that are walled in accordance with the UPC to an exterior oil/water separator. SURFACE WATER. 6 Y� e, �&c'pT, A-S c %"A- There are existing storm water conveyance facilities in Puget Drive. A drainage plan and drainage report will be required with the site plan application. The report shall comply with the 2009 Icing County Surface Water Manual and the City of Renton Amendments to the KCSWM, Chapter 1 and 2. All core and any special requirements shall be contained in the report. Based on the City's flow control map, this site falls within the Flow Control Duration Standard, Forested Site Conditions. The drainage report will need to follow the area specific flow control requirements under Core Requirement #3. A geotechnical report for the site is required. Information on the water table and soil permeability with recommendations of appropriate flow control BMP options with typical designs for the site from the geotechnical engineer shall be submitted with the application. Surface Water System Development fees of $.405 per square foot of new impervious surface will apply. This is payable prior to issuance of the construction permit. Separate structural plans will be required to be submitted for review and approval under a building permit for detention and or/water quality vault. Special inspection from the building department is required. A Construction Stormwater Permit from Department of Ecology is required if clearing and grading of the site exceeds one acre. H:/CED/Planning/Current Planning/PREAPPS/11-014.Vane5sa/PlarF Review Comments PRE 11-024.doc Heritage Hills Apartments —PRE 11; Page 3of3 May 11,2011 0 r TRANSPORTATION 1. There is . of sidewalk frontin the site in Puget Drive. Existing right-of-way width in Puget Drive s 100 f et. This stre been identified as a Minor Arterial. To meet the City's new comple reet standard two eet will be required to be dedicated to the City for additional right-of-way along the project side in Puget Drive. Street improvements fronting this site will include an 8-foot sidewalk, 8-foot planter strip, 33-feet of pavement from centerline, and street lighting if not already in place. 2. A traffic study will be required if this project exceeds 20 vehicle trips per hour in either the AM (6:00-9:00) or PM (3:00-6:00). Traffic study guidelines are attached. 3. A traffic mitigation fee of $75 per additional generated daily trip shall be assessed as determined by the ITE trip generation manual. I� PT, G'4--i3 zi{°" Lo•t�1 kT- k,t1r� ot� serT GENERAL COMMENTS 1. Due to the site topography (slopes exceeding 40%) there may be special requirements for access, rockeries, and retaining walls. These may impact utility improvements necessaryto serve the site. Retaining walls greater than four feet (4') in height will need to be reviewed under se ara ermi . A licensed engineer with geo-technical expertise must be retained for proposed rockeries greater than four feet (4') in height. The engineer must monitor rockery construction and verify in writing that the rockery was constructed in general accordance with ARC standards and with his/her supplemental recommendations. Locations of water and sewer mains will need to be considered in relation to the retaining walls. Weekly reports on the status and condition of the erosion control plan with anv recommendations of change or revision to maintenance schedules or installation will be required and 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. CC: Kayren Kittrick, Development Engineering Supervisor Ir ue5� C7er v*���tG`118q H:/CED/Planning/Current Planning/PREAPPS/11-014.Vanessa/Plan Review Comments PRE 11-414.doc 0 DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: May 12, 2011 TO: Pre -Application File No. PRE 11-014 FROM: Vanessa Dolbee, Senior Planner (425) 430-7314 SUBJECT: Heritage Hills Apt. #2 —1250 South Puget drive General We have completed a preliminary review of the pre -application for the above - referenced development proposal. The following comments on development and permitting issues are based on the pre -application submittals made to the City of Renton by the applicant and the codes in effect on the date of review. The applicant is cautioned that information contained in this summary may be subject to modification and/or concurrence by official decision -makers (e.g., Hearing Examiner, Community & Economic Development Administrator, Planning Director, Development Services Director, and City Council). Review comments may also need to be revised based on site planning and other design changes required by City staff or made by the applicant. The applicant is encouraged to review all applicable sections of the Renton Municipal Code. The Development Regulations are available for purchase for $50.00 plus tax, from the Finance Division on the first floor of City Hall or on the City's website www.rentonwa.gov Project Proposal The subject property is located on the north of South Puget Drive and east of Benson Road South. The project site totals 1.56 acres in area and is zoned Commercial Arterial (CA). The site is vacant and the applicant is proposing to develop an 81-unit apartment building with a 4,500 square foot fitness center on the ground floor. The building is proposed to be three or four stories and contain a variety of unit types included studio apartments. Access to the site is proposed in the northeast corner of the property, through the adjacent Heritage Hill site with a secondary emergency access off the existing cut along South Puget Drive. Current Use: The property is currently vacant. hAcedlplanninglcurrent planninglpreappsl] 1-014.vanessa111-014 (ca heritage hills iii, residental only; coal mine, landslide, slope).doc Heritage }-fills Apt. #2 S Page 2 of 6 May 12, 2011 Zoning: The project site is zoned Commercial Arterial (CA) and located in the Commercial Corridor Land Use designation. All CA zoned properties are also subject to the Design District "D" design regulations. The purpose of the Commercial Arterial Zone (CA) is to 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. The CA Zone provides for a wide variety of indoor and outdoor retail sales and services along high -volume traffic corridors. The proposed attached residential use is permitted subject to density requirements of the zone and it must be located within a structure containing commercial uses on the ground floor. The commercial spage 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. As proposed the building contains residential uses on the ground floor. As proposed the development would not be permitted. However, utilizing the Planned Urban Development (PUD) option the proposed development plan may be achieved. The density range required in the CA zone is a minimum of 10 to a maximum of 60 dwelling units per net acre (du/ac). The area of public and private streets and critical areas would be deducted from the gross site area to determine the "net" site area prior to calculating density. The subject site contains protected slopes where development is prohibited; the square footage of this area should be subtracted from gross density to reach a net density. The area of protected slopes is unknown at this time, therefore staff was unable to determine compliance with net density. The 81-unit proposal would result in a gross density of 51.92 du/acre (91 units / 1.56 acres = 51.92 du/ac). Development Standards: The project would be subject to RMC 4-2-120A, "Development Standards for Commercial Zoning Designations" effective at the time of complete application (noted as "CA standards" herein). A copy of these standards is included herewith. Minimum Lot Size,_Width and Depth —The minimum lot size is 5,000 square feet. There are no minimum requirements for lot width or depth within the CA zone at this location nor would it be applicable to the proposal Lot Coverage —The CA zone allows a maximum building coverage of 65 percent, or 75 percent if parking is provided within a building or within an on -site parking garage. The provided materials did not indicate the size of the building footprint; as such, staff could not determine if the project is compliant with lot coverage. It appears that all parking would be located in a parking garage therefore the maximum building coverage for this project would be 75 percent. The applicant will be required at the time of formal land use application or building permit to provide a lot coverage analysis and calculations for the subject site. Heritage Hills Apt. #2 Page 3 of 6 May 12,2011 Setbacks — Setbacks are the distance between the building and the property line or any private access easement. Setback requirements in the CA zone are as follows: 10 feet minimum for the front yard but may be reduced to zero feet through the site plan review process provided blank walls are not located within the reduced setback. The maximum front yard setback is 15 feet. The side yard along a street setback is required to be a minimum of 10 feet. This setback may be reduced to zero through the Site Plan Review process. There is no minimum rear or side yard setbacks unless the project site is adjacent to residential zoned property. The project site abuts a Residential Multi- family (RM-F) zoned property to the north. Therefore, the buildings/structures on this site are subject to an increased setback of 15 feet along the north property line. The provided application materials were not at a usable scale therefore staff could not determine of the proposed development was in compliance with setback requirements. Gross Floor Area —There is no minimum requirements for gross floor area within the CA zone at this location. Building Height — The maximum building height allowed in the CA zone is 60 feet for mixed -use buildings. The application indicated the height of the building would be 54 4kc�- feet, which would be compliant with CA height requirements. However, height is measured from existing grade, as the subject site contains significant grade variations, the applicant would be required at time of formal land use submittal to provided po'p information identifying compliance with the maximum height requirements. Building elevations and detailed descriptions of elements and building materials are also required with a formal land use submittal and/or building permit application. Screening — Screening must be provided for all surface -mounted and roof top utility and mechanical equipment. The application will need to include elevations and details for the proposed methods of screening. Refuse and Recycling Areas — Refuse and recycling areas need to meet the requirements of RMC 4-4-090, "Refuse and Recycfables Standards" (enclosed). Multi -family projects must provide_ screened areas for refuse and recyclables at a rate of 1.5 sq. ft. per unit for recyclables and 3 sq. ft. per unit for refuse. A total minimum area of 80 square feet shall be provided for refuse and recyclables deposit areas. There shall be at least one deposit area or collection point for every 30 dwelling units. Furthermore, when a residential development comprises of more than one building the required deposit areas shall be dispersed though out the site. They must not be located within the required setback areas. Landscaping -- Except for critical areas, all portions of the development area not covered by structures, required parking, access, circulation or service areas, must be landscaped. The development standards require that all pervious areas within the property boundaries be landscaped. The minimum on -site landscape width required along street Heritage Hills Apt. 42 S Page 4 of 6 May 12, 2011 frontages is 10 feet, except where reduced through the site plan development review process. The subject site abuts a residential zone to the north as such, a fifteen -foot wide partially sight -obscuring landscaped visual barrier, or ten -foot wide fully sight -obscuring landscaped visual barrier, is required along the common property line consistent with the definition in RMC 4-4-070H. Please refer to landscape regulations (RMC 4-4-070) for further general and specific landscape requirements (enclosed). A conceptual landscape plan and landscape analysis meeting the requirements in RMC 4-8-120D.12, shall be submitted at the time of formal land use application and/or building permit.' �- Fences — If the applicant intends to install any fences as part of this project, the location must be designated on the landscape plan. A fence detail should also be included on the plan as well. Parking — Residential developments must have one parking spaces per unit to a maximum of 1.75 per dwelling unit. Based on the provided site plan, 88 parking spaces are proposed, which complies with both the minimum and maximum parking requirements. Parking lot landscaping is required for all surface parking lots. The provided site plan indentified all parking located within a parking garage. If surface parking is provided, please see RMC 4-4-070F.6. for further parking lot landscaping standards. It should be noted that the parking regulations specify standard stall dimensions of 9 feet x 20 feet, compact dimensions of 8% feet x 16 feet, and parallel stall dimensions of 9 feet x 23 feet. ADA accessible stalls must be a minimum of 8 feet in width by 20 feet in length, with an adjacent access aisle of 8 feet in width for van accessible spaces. The appropriate amount of ADA accessible stalls based on the total number of spaces must be provided. For one row and two rows of 90-degree head -in parking using the same aisle in a one way or two way circulation pattern, the minimum width of the aisle shall be 24 feet. Access — The CA zone requires that connections are provided from site -to -site vehicle access ways, where topographically feasible, to allow a smooth flow of traffic across abutting CA parcels without the need to use a street. This access may be comprised of the aisle between rows of parking stalls but is not allowed between a building and a public street. The maximum parking lot and driveway slopes shall not exceed eight percent; the Community & Economic Administrator may approve a parking lot slope greater then eight percent but no more then 15 percent. Driveway widths are limited by the driveway standards, in RMC 4-4-0801. Pedestrian Access — See enclosed Urban Design Regulations District D, RMC 4-3-100 �'q P a— %.P- I,- Y'o A Heritage Hills Apt. 42 Page 5 of 6 May 12, 2011 Signage — Only one freestanding business sign (monument/ground, projecting or roof) is permitted per street frontage. Each sign shall not exceed an area greater than one and one-half square feet for each lineal foot of property frontage that is occupied by the business. In no case shall the sign exceed a total of 300 square feet (150 square feet per face). In addition to the permitted freestanding sign, wall signs with a copy area not exceeding 20% of the fagade to which it is applied are also permitted. Building Design Standards — Compliance with Urban Design Regulations District D standards shall be required. See RMC 4-3-100. Critical Areas The City of Renton`s Critical Areas maps indicate the presence of "protected slopes" on the subject site. Protected slopes are defined as topographical features that slope in excess of 40% and have a vertical rise of 15 feet or more. In addition, the project is located in a High Landslide Hazard Area. If any work is planned on a "protected slope" a Variance from the Critical Areas regulations would be required. Please note, the variance would be reviewed by the City's Planning Director and the burden would be on the applicant to demonstrate that there is no feasible alternative other than to disturb the "protected slopes." In any event, a geotechnical report addressing the slope and landslide hazard concerns will be required as part of the environmental and site plan review process. This study shall include a detailed slope map. in addition, Medium Coal Mine Hazards have been identified on the subject site. The applicant shall provide with the geotechnical study a coal mine ggggmgaLby a qualified professional. The geotechnical study must meet the requirements set orth in the City of Renton Critical Areas Regulations, RMC 4-3-050. Copies of the geologic hazards portions of the Critical Areas regulations have been included in the folder of information given to the applicant at the pre -application meeting. Environmental Review: Developments that exceed nine residential units are subject to the Washington State Environmental Policy Act (SEPA) review. SEPA review would be required for the proposal. Permit Requirements The proposal would require a Preliminary Planned Urban Development (PUD) or Site 4 Plan approval and Environmental (SEPA) Review. The application fees are as follows: Preliminary PUD — $2,000, Site Plan - $1,000, and Environmental Review - $1,000. Please note that each of these land use permits has an additional 3 percent Technology Surcharge Fee. All permits would be reviewed in an estimated timeframe of 12 weeks. In addition to the required land use permits, separate construction, building and sign permits would be required. The review of these permits may occur concurrently with the review of the land use permits, but cannot be issued prior to the completion of any appeal periods. Heritage Hills Apt. #2 Page 6 of 6 May 12, 2011 Impact Mitigation Fees: In addition to the applicable building and construction fees, the following mitigation fees would be required prior to the issuance of building permits.. Impact fees, which would replace mitigation fees, may be adopted prior to building permit approval fo_r which an applicant may vest to impact/mitigation fees. Those fees have yet to be determined. ♦ A Transportation Mitigation Fee based on $75.00 per new daily trip attributed to the development; ♦ A Parks Mitigation Fee based on $354.51 per new multi -family unit; and, ♦ A Fire Mitigation Fee based on $388.00 per multi -family unit. A handout listing all of the City's Development related fees is attached for your review. The Renton School District Impact fee is currently $6,300.00 per each new single family residence and is payable prior to building permit issuance. cc: Jennifer Henning F4 -17 T23N R5E W 1/2 CO R-8 R_8 R-8 a 8 ' R-8 CA co IF ZONING MAP BOOK H4 - 29 T23N R5E W 1/2 PW TECHNICAL SERVICES PRINTED ON 11/13/09 rra. eotamerrtti. v+ahat i.P<...r�osor.mc the h.n Nbrn�aon a.Yobl. u oFe. axe.lc,.,. mnm„www.,.aarvr arya�y.yy..,�:w.. 0 200 400 Feet G4 20 T23N R5E W 1/2 5320 al PLANNING DIVISION qp �J WAIVER OF SUBMITTAL REQUIREMENTS FOR LAND USE APPLICATIONS 3 /,j)jj, 14 "Y '"N T., Y. ff; 2, Calculations Construction Mitigation Description 2AN1)4 6 Y ..... Density Wcrkshbet4 N Drainage Report fl NO Environmental Checklist 4 og Existing Easements (Recorded COPY) 4' Floor Plans 3 AND 4 Grading Plan, Conceptual 2 Habitat Data Report'4- ri ne n Irrigation Plan 4 4 .......... Landscape Plan, Conceptual 4 I. ON Lega[ DQsctipt[on 4 ' N. h E Master Application Form 4 Neighborhood Detail Map 'Iv Plan Reductions (PMTs) 777 This requirement maybe waived by: _n 1. - Property Services PROJECT NAME: LILL ikVp. 2. Public; Works Plan Review 3. Building DATE: 4. Planning H:%CED)Data%Forms-Templ@tes%Self-Help Hziniloutslplann'jng\wdrverofsubmittalreqs.>Is PLANNING DIVISION WAIVER OF SUBMITTAL REQUIREMENTS FOR LAND USE APPLICATIONS This requirement may be waived by: 1. Property Services 2. Public Works Plan Review' 3. Building 4. Planning PROJECT NAME: r G IV d DATE: / ! H.ICEDIDataTorms TemplateslSelf--Help HandoutsWIanninglwalverofsuhmittalregs xls 06/08 1'Ic1 r?!I i(j isiOO DENSITY WORKSHEET City of Renton Planning Division 1055 South Grady Way -Renton, WA 98057 Phone: 425-430-7200 fax: 425-430-7231 1. Gross area of property- 1. _67,855 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 3,150 square feet 9,981 square feet 2. 13,131 square feet 3. _54,724 square feet 4. _1.26 acres 5. 75 units/lots 6. _59.5 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 deducted/excluded. ** Alleys Jpublic or private) do not have to be excluded. T:%Architecture\ProjectslWA_07.HeritageHillslsubmittalsil 1_0711-PPUD'%13_HH_density_I10620-Mapt.doc - 1 - 03/08 /ye/'/f49e f//%�S/_Oct 5, �D�!/Tri�'dob �09.0�9 v City of Renton RETENTION- TREE,��� �r V WORKSHEET i61�.: 3 �`'1 1. Total number of trees over 6" in diameter' on project site: 1. trees 2. Deductions: Certain trees are excluded from the retention calculation: Trees that are dead, diseased or dangerous2 trees Trees in proposed public streets trees Trees in proposed private access easements/tracts trees Trees in critical areas3 and buffers trees Total number of excluded trees: 2. trees 3. Subtract line 2 from line 9: 3. ) trees 4. Next, to determine the number of trees that must be retained4, multiply line 3 by: 0.3 in zones RC, R-1, RA or R-8 0.1 in all other residential zones , 0.05 in all commercial and industrial zones, (� j X� 4. trees 5. List the number of 6" or larger trees that you are proposing5 to retain 4: 6. frees 6. Subtract line 5 from line 4 for trees to be replaced: 6. _ 0� trees (If line 6 is less than zero, stop here. No replacement trees are required). 7. Multiply line 6 by 12" for number of required replacement inches: 7. 8. Proposed size of trees to meet additional planting requirement: (Minimum 2" caliper trees required) 8. 9. Divide line 7 by line 8 for number of replacement trees6: (if remainder is .5 or greater, round up to the next whole number) Q ' Measured at chest height. inches inches per tree trees 2. Dead, diseased or dangerous trees must be certified as such by a forester, registered landscape architect, or certified arborist, and approved by the City. ' Critical Areas, such as wetlands, streams, floodplains and protected slopes, are defined in Section 4-3-050 of the Renton Municipal Code (RMC). °, Count only those trees to be retained outside of critical areas and buffers. s. The City may require modification of the tree retention plan to ensure retention of the maximum number of trees per RMC 4-4-1301-17a a. Inches of street trees, inches of trees added to critical areas/buffers, and inches of trees retained an site that are less than 6" but are greater than 2" can be used to meet the tree replacement requirement. E:IPROJEC"r51091)291CorrespondencelTreeRetentionWorksheet.doc 12108 0 0 PROJECT NARRATIVE Heritage Hills Apartments 1250 Puget Drive South Renton WA 98057 Project name, size and location of site t I !`{et"Ftfyf1 Plarin;rlr f ,ivi"irJfi [ ED 125,600gsf Heritage Hills Apartments project is the development of 1.5 acres near the corner of Puget Drive South and Benson Road South in Renton. Land use permits required for proposed project Preliminary & Final PUD, Environmental Review Zoning designation of the site and adjacent properties Land currently zoned CA -Commercial Arterial, properties to the east and west are also zoned CA. the property to the east is an existing non -conforming apartment building. Property to North is zoned RM-F and is currently utilized as multi -family with 3 story apartment buildings present on site. Current use of the site and any existing improvements Land is currently vacant with an existing gravel access drive off of South Puget Drive. Special site features (Le. wetlands, water bodies, steep slopes) Approximately 2,500sf of the site is classified Steep Slope (moderate), Statement addressing soil type and drainage conditions The soils report shows well -drained soils classed as silty/sandy, glacial till. Proposed use of the property and scope of the proposed development Current planning includes 75 market rate apartment units in four floor levels integrated with a two -level parking structure of 75 total parking spaces, and including facility amenities such as an indoor/outdoor pool & fitness center. The Net density proposed for this site is 59.5 units per acre. For plats indicate the proposed number, net density and range of sizes (net lot area) of the new lots. Not Applicable to this proposal Access The main access to the new project will utilize existing roadways of the adjacent residential projects off of South Puget Drive — additionally, there will be a gated exit only roadway along the front door of the building and down to Puget Drive. There are proposed Pedestrian connections via sidewalk from the building to the sidewalks along South Puget Drive and up the hill toward the existing residential property. We will have access easements across adjacent parcels, draft copies of those easements are included in this submittal. Draft legals have been included in this submittal for the access easements. Proposed off -site improvements (i.e. installation of sidewalks, hydrants, sewer main, etc.) As part of this project we will be improving the frontage along South Puget Drive in coordination with the public works plan for sidewalks and improvements. Total estimated construction cost and estimated fair market value of the proposed project Estimated Construction Cost for the project is $8 mil, with currently anticipated market value of the project estimated at $11 mil. Estimated quantities and type of materials involved if any fill or excavation is proposed The current site design will require an approximate cut of 6,590 cubic yards. Construction access will be through the adjacent property to the east. A letter of approval from the property owner has been included in this submittal. We will not have any fill at this location. Number, type and size of any trees to be removed There are very few existing site trees, with none over 4" caliper to be removed. Explanation of any land to be dedicated to the City There are no plans for any dedication of land to the City. Any proposed job shacks, sales trailers, and/or model homes We will have a job shack on site for the first portion of construction. When the building is dried -in we will most likely move the construction office into the building. As this will be managed as part of the existing property to the east, all leasing will occur in the existing office. Any proposed modifications being requested (include written justification) We are proposing allowing residential units of the first floor and removing the requirement for commercial space on the first floor. This project sits up off of Puget Drive south and has very limited visual access. This site is not a viable site for commercial development due to the lack of access. The residential units proposed will not from S Puget Drive, but will face the interior courtyard shared by the adjacent apartment building and will face west over the area of steep slope. We believe the intent of the zoning is to provide a rich commercial pedestrian presence and allow residential units on upper floors. While the density of our project is appropriate to the site, the presence of commercial units would not be. We are asking for this modification to put this land to its highest, best use appropriate to its surroundings. Additional impacts and improvements Minor grading will take place on the eastern edge of the property that will affect the adjacent property, A letter has been included in this submittal noting the property owners approval. Work on this site will impact the adjacent parcels in the form of access easements, the draft easements have been included in this submittal. 0 9 U WEIDNER PROPERTY MANAGEMENT LLC To Whom it May Concern, 9757 Juanita Driv- e NE, suite 300 Kirkland, WA 98034 11/3/2011 As the owner of the adjacent site. parcel 202305911 S, I am aware that some grading will take place along the western and northern portions of my property in the development of the parcel to the west. As owner of both properties I am fully supportive of the scope of this project. Regards, Dean Weidner Owner Weidner Property Managcment, llc n 0 0 Heritage Hills Apartments 1250 Puget Drive South Renton WA 98057 S. Statement of Project Compliance 1. Demonstration of Compliance and Superiority Required: The Heritage Hills Apartments, proposed Planned Unit Development, has been assembled in response to the intent of the Renton Comprehensive Plan, with respect to the existing Urban and Natural Conditions, and in alignment with market demand for affordably priced housing directly connected with Public Transit. The proposed single - lot 125,600gsf Heritage Hills Apartments project is the development of 1.5 acres of vacant land currently zoned CA -Commercial Arterial, near the corner of Puget Drive South and Benson Road South. The project design is consistent with the scale of adjacent properties, and will add quality living in quality environments to the neighborhood. The natural conditions of this site make it non -conducive for commercial use due to its height above the adjacent commercial property and its grade along South Puget Drive. Without this PUD a proposed project would not meet criteria of required proximity and relationship to South Puget Drive due to steep slope conditions. Furthermore the location of this building and its proximity to the adjacent apartment building make this Site infeasible for commercial use. Utilizing allowed density on the site and the code requirement not allowing first floor residential would increase the upper bulk of the project by displacing units. While the majority of sites will benefit from the code requirements of this zone, this property is exceptionally unique and the proposed PUD will create a much more appropriate superior project at this specific location. 2. Public Benefit Required: a. Critical Areas: Initial design proposals sought to gain a variance to mitigate the steep slope through its removal allowing a much larger building. However with this PUD we are proposing to enhance the slope as it is our belief that this slope creates a very nice, natural buffer between a clear commercial area and our property that is much more appropriate for residential development. Lack of development would simply encourage further growth of invasive species. b. Natural Features: Development as we have proposed it retains the hillside exposure that this site currently has while providing a presence for maintaining the enhanced landscaping. c. Public Facilities: The small scale of this project does not trigger any major public facilities improvements. However, through the development of this project we will be improving the public interface at South Puget Drive making it safer and more accessible to the public. d. Overall Design: i. Open Space/ Recreation: The proposed building will house a fitness center and indoor pool for residents of this property and the residents of the property to the east. The public spaces provided for the residents are situated to occupy the southern portion of the site as this is the one area that may have some visibility from South Puget Drive. We will also be providing a large amount of open space outside. ii. Circulation/Screening: For this project we won't have much circulation as the property is accessed from adjacent existing parking/paved areas. All parking is within the building, most of it under the building. The portion that falls above grade will be screened with landscaping. iii. Landscaping/Screening- Upon completion, the project will enhance landscaping at the areas of steep slope within the perimeter of the compact site while integrating/screening the parking within the structure and establishing a minimum level of impervious paving. Proposed landscaping will call for the removal of invasive species and the introduction of local varieties planted in a natural fashion. iv. Site and Building Design: The courtyard being created will use grass -pavers and will also provide emergency access. We've decided to go with this lower impact material versus an asphalt drive that would be unsightly and create a significant heat gain in this area as well as create run-off problems. The design of the building is planned to be complimentary to the existing apartment building directly adjacent to the east in both character and scale. When the building is complete, it will feel part of the same project and will provide a clear boundary for residential use and commercial use to the west. This Property is adjacent to multi -family projects on all other sides and therefore we feel meets the appropriate area use. This project consists of a single building that is not only complementary in size to the existing adjacent property, but creates a more updated image with good building modulation and materials use. An extended cornice creates a strong roof line that is modulated at the center to help further reduce the scale of the project and to give a more open feeling to the existing property to the east. 4 e� 0 0 v. Alleys: There are no alleys in this project. 3. Additional Review Criteria: a. Building and Site Design: L Perimeter: This 75 unit residential apartment building has been designed in such a way to be similar in scale and massing to the existing apartment building to the east. The Character and style of the building is meant to be transitional between the surrounding multi -family residential housing to a site to the west that will ultimately serve a much higher commercial use than exists. This building has been designed with a high level of detail and will provide a superior example of architecture to the community. ii. Interior Design: The projects interior spaces will present a cohesive style with the theme of the building. Colors and finishes utilized in the fitness area will portray a unified theme to observers from the street when this space is illuminated. b. Circulation: While resident access is via the existing property to the east we are providing emergency access directly from South Puget Drive. This will be served by a grass paver system that will allow pedestrian use at all other times. We will be providing pedestrian connections that will be are prioritized via connections to South Puget Drive transit routes from the existing multi -family building to the east (up the hill) as well as the apartment community to the north. c. Infrastructure and Services: In developing this property we will extend water lines for additional fire hydrants per city requirements. All other utilities needed are located at or directly adjacent to the property and will be extended onsite as needed. d. Clusters or Building Groups and Open Space: The central courtyard will separate our building from the existing building to the east. The proposed building is being proposed with an open space pathway around the perimeter of the building as well. e. Privacy and Building Separation: The residential units that are on the first floor face west across the hillside and over the adjacent commercial space. Some of the units on the first floor also face the interior courtyard being created. These will be provided with privacy fencing and small private patios. Each unit will have not only large windows but also a small balcony. All of our units are rented with blinds for shading and privacy. The site will be monitored with ri video surveillance and will have limited access control at all doors for the protection of our residents. Refuse and Recycling will be housed within the parking structure and are accessed via a chute on each floor thereby minimizing the impact to residents or pedestrians utilizing the site to for bus access. f. Building Orientation: In addition to a large degree of site landscaping and the grass -paver system we have oriented the building as such on the site to provide the majority of the units with extensive views to the west. While some units will have courtyard views to the east, the building is being designed with a roof -top garden space that is open to residents of this building, as well as residents of the adjacent building to the east. g. Parking Area Design: i. Design: All parking is proposed to fall within the structure. The garage will be screened with the use of vegetation, including vine ladders at these levels. ii. Adequacy: Parking is being provided per zone requirements. It is our experience that the proposed number of spaces is in line with the typical demand for an area like this on public transportation routes. h. Phasing: The applicant for this project is the owner of the property to the north and to the east. The property to the north just completed an extensive renovation and rehabilitation to its units. The owner's intent is that when the new building is complete we will move existing tenants into it from the property to the east then renovate the units in the existing building while the transition is taking place. Table showing areas of Code where PUD seeks modification Code Reference Code Standard Proposed Standard Renton Zoning Code 4-2-080 . 18 No Residential Units on Ground Floor Allow Residential Units on Ground Floor 4-2-080 . 18 Commercial Space Required on Ground Floor Allow Resident Exercise Facilities to Fulfill Commercial Requirement Design District D Primary Entrance shall be oriented to the street Primary Entrance may face interior public use space 0 0 Heritage Hills Apartments 1250 Puget Drive South Renton WA 98057 1. Site Design and Building Location Building Location and Orientation: 1. Availability of natural light... of Hel"ltron Planni,7g Uivision tniis�lll'�1f a. Our building is aligned with the site which provides a north-west orientation allowing for optimum exposures for the residential units and minimizing any units with northern exposure. 2. Buildings shall be oriented to the street.. a. This site is very unique in that it sits roughly 16' above the future sidewalk grade with minimal street exposure on South Puget Drive. There is also critical slope area that separates the site from the street frontage making this connection infeasible. 3. The front entry of the building shall be oriented to the street or a landscaped pedestrian -only.. a. We are utilizing a grass -paver system in the courtyard entry area that will also be utilized by emergency vehicles, but is intended as a pedestrian space. 4. Buildings with residential uses located at street level shall be setback from sidewalk minimum of 10'and feature substantial.... a. The units that are on the first floor in our building will be situated to the courtyard space, but will also be provided with privacy patio walls and will be set back off the pedestrian court. Building Entries: 1. The primary entrance of each building shall be: located on the fagade facing the street.... a. As mentioned above this is infeasible for our specific site. We have oriented the entry as close as reasonable to this point and created a pedestrian sidewalk to it. b. We have further highlighted this area of the building with a recessed opening, landscaping and paver system. It is also situated such that the buildings amenity spaces are adjacent to the entry to further provide a sense of "public space". 2. Building entries from a street shall be clearly marked with canopies, architectural elements... a. Please see above as to how we believe we have met this condition. 3. Building entries from a parking lot shall be... a. Not applicable as all parking is within building 4. Features such as lobbies, and display windows shall be oriented to a street... a. We have placed these spaces adjacent to the entry to help create this feeling. 5. Multiple buildings on the same site shall have direct views to building entries... a. This is the only building on the site but we are providing a pedestrian connection to the existing apartment building to the east that will be sharing management and facilities. We are highlighting this connection by locating the new entry as close as reasonable to the existing building access and highlighting the connection with pavers and landscaping. 0 0 6. Ground floor residential units that are directly accessible from the street shall include:... a. Ground floor units will have access from the interior corridor of the building. Transition to Surrounding development: 1. Building proportions, including step -backs on upper levels in accordance with the surrounding planned and existing land forms... a. The scale of the proposed apartment building is a little smaller than the existing building to the east. We have also designed the building with bays, building fagade articulation and substantial step -backs at the roof to further strengthen a reduction of scale to the adjacent under -developed property to the west. Service Element location and design 1. Service elements shall be located and designed to minimize the impacts on pedestrian environment and adjacent and/or abutting uses.... a. Refuse and Recycling will be within a room in the parking garage and will be have a trash chute integrated for minimal impact on residents and neighbors. Gateways We don't believe that this project is located at a gateway. 2. Parking and Vehicular Access Surface Parking: All parking on this project is within the building Structured Parking Garages 1. Parking structures shall provide space for ground floor commercial uses along street frontages at a minimum of 70%... a. Our building will not front South Puget Drive due to conditions previously addressed. However, public spaces have been situated so that they are on the end of the building that faces South Puget Drive so any visual connection will provide vehicle screening. 2. The entire public facing facade shall be pedestrian oriented.... a. There is only a small portion of the garage that is public facing, this area will be landscaped along the sidewalk and the grass paver courtyard. 3. Public facing facades shall be articulated by arches, lintels, masonry... a. The small portion facing public space will receive a decorative trellis/ vine ladder to provide a landscape buffer to the blank wall. 4. The entry shall be located away from the primary street... a. The parking garage is entered from the side and corner of the building farthest away from South Puget Drive 5. Parking garages at grade shall include screening or be enclosed from view with.... 0 9 a. The lower level parking garage openings that are adjacent to grade are next to a landscaped steep slope area where people will not have access. The garage will be enclosed with security screening that will also be buffered with landscaping. 6. The administrator of the department of community and economic development or designee may allow a reduced setback where..... a. The garage for this project will have no visual impact on the public and minimal impact on residents, we don't believe we will need any reductions. Vehicular Access 1. Access to parking lots and garages shall be from alleys, when available.... a. We will be accessing this property through the adjacent existing apartment buildings access which is on the north side of the site, opposite to South Puget Drive. 2. Number of driveways and curb cuts shall be minimized... a. The existing curb cut along South Puget Drive will remain, however this will be used for emergency access only. 3. Pedestrian Environment Pedestrian Circulation: 1. A pedestrian circulation system of pathways that are clearly delineated and connect buildings, open space... a. Our building will have a sidewalk/pavers connecting to the existing building to the east and a sidewalk that will be a through connection to the apartment community to the north. The main course through the site will follow the grass paver courtyard that is visible from a large number of residential units. 2. Pathways within parking areas shall be provided and differentiated... a. This project will not have any surface parking where this is needed. 3. Sidewalks and pathways along the facades of buildings shall be of sufficient width to accommodate... a. In addition to the proposed sidewalk adjacent of he building we will have the grass paver courtyard that will provide more than adequate accommodation for pedestrian use. 4. Mid block connections between buildings shall be used. a. We have provided for pedestrian connection between the new building and the existing building. Pedestrian Amenities: 1. Architectural elements that incorporate plants, particularly at building entrances, in publicly accessible spaces... a. We are providing a well landscaped courtyard at the east side of the building to improve the public space that would otherwise be occupied by a paved emergency access road. 2. We will be providing a small area for people to take their dogs, as well as some wall and bench seating along the courtyard. The amenity spaces to the south will also be provided with outdoor 0 E patio space. Additional amenity space will be provided at the roof in the form of a garden for residents. 3. Pedestrian overhead weather protection in the form of awnings... a. As our site does not front along South Puget Drive we are not providing pedestrian covering along this edge. We have not planned for any coverage along the eastern face of the building at the emergency access/courtyard as this will not be utilized as a typical street frontage may be. 4. Recreation Areas and Common Open Space Recreation areas and common open space: 1. All mixed use residential and attached housing developments of 10 or more dwelling units shall provide common open space... a. At minimum 50sf per unit shall be provided i. We are required 3750sf with 75 units, we have provided over 10,000sf not including the exercise facilities and roof garden. b. The location, layout and proposed type of common space shall... c. Open space or recreation areas shall be provided.... The courtyard will have exposure for mid day full sun, however the pedestrian path that surrounds the building will allow access to different conditions. The roof deck will also provide a great deal of exposure. d. At least one of the following shall be provided in each open space.... i. The central courtyard area will allow for a great deal of flexible use space. ii. We are providing two roof decks that we are planning to use as standard deck space with landscaping as well as community garden space. e. The following shall not be counted toward the common open space... We believe our open space and recreation all fulfill the above items. all districts 1. Public plazas shall be provided at intersections... a. Not at an intersection 5. Building Architectural Design Building Character and Massing: 1. All building facades shall include modulation or articulation at intervals of no more than 40' a. Our proposed building has a series of bays as well as plan modulation to help create a more interesting fa4ade 2. Modulations shall be a minimum of 2' in depth and 4' in width a. Proposed modulation occurs at no greater than 36' and is 4' in depth. 3. Buildings greater than 160' in length shall provide a variety of modulations and articulations... a. Proposed building has roof top garden that visually helps reduce the mass, along with deep bays and balconies. rIL Ground Level Details 1. Human -scaled elements such as lighting fixture, trellis.. a. We will utilize wall lighting for the sidewalk as well as bollard lighting at the courtyard and pathways. 2. Any fagade visible to the public shall be comprised of at least 50% transparent windows... a. The spaces along the southern edge that borders South Puget Drive will have a large percentage greater than 50% of transparency to help present more of a "public" appearance. 3. Upper portions of building facades shall have clear windows with visibility into and out of the building.... a. All windows on upper floor levels will be residential use. These units will be provided with shades and will be using them at their discretion. 4. Display windows shall be designed for frequent change in materials... a. No display windows will be present as this building will not be served by retail, nor will it be directly adjacent to the street 5. Where windows or storefronts do occur, they must principally contain clear glazing. a. The windows into the amenity space will have clear glazing. Building Roof Lines 1. At least one of the following is required... a. We are proposing different scale projected cornices to help add modularity to the massing. We are asking to be allowed the use of a predominately flat roof as we feel this is most appropriate to this building and its relationship to the existing apartment building to the east that will be a part of the same community. Building Materials: 1. All sides of buildings visible from a street, pathway, parking area, or open space shall be finished with the same building material... a. All 4 sides of our building will be equally detailed and finished 2. All buildings shall use material variations such as colors, brick or metal banding, patterns or textural changes. a. We will be using cementitious siding with a lap detail on much of the building with a larger exposure at lower levels.. We will also be using a panel, or stucco, to create a visually heavier base. Colors will also provide much of the variations at different textures. 3. Materials, individually or in combination, shall have texture, pattern and be detailed on all visible facades. a. Please refer to the above answer. 4. Materials shall be durable, high quality and consistent with more traditional urban development, such as brick... 0 0 a. Materials chosen for this project are meant to be complimentary to the adjacent existing apartment building but also present a closer relationship to the urban palette mentioned. We are hoping this will further help the transitional location of this project. 5. If concrete is used, walls shall be enhanced by techniques such as texturing, reveals... a. The lowest level of parking that is concrete will be integrally colored and will have architectural reveals that relate to the openings above. 6. If concrete block walls are used, they shall be enhanced with integral color, textured blocks and colored mortar.. a. No block is to be used on this project. 6. Signage 1. In addition to the citys standard sign regulations, developments within urban design districts C and D are also subject to the additional sign restrictions.... a. The signage for this project has not yet been defined but will meet all criteria listed for approvals 7. Lighting All of the following required: 1. Pedestrian scale lighting shall be provided at primary and secondary building entrances... a. The building will have wall path lighting around its perimeter in addition to bollard lighting along pedestrian pathways through site 2. Accent lighting shall also be provided on building facades to illuminate other key elements of the site such as gateways... a. Lighting will be provided along the slope at South Puget Drive to accent the landscaping and the pedestrian access to the site. 3. Downlighting shall be used in all cases to assure safe pedestrian and vehicular movement, unless alternative pedestrian -scale lighting has been approved.... a. As this site and the adjacent site are primarily residential in nature we will be providing much of the lighting as pathway lighting; however we may also provide additional lamp post lighting if required by the city. Construction Mitigation Description 3 [UTI Heritage Hills Apartments 1250 Puget Drive South Renton WA 98057 Our preliminary schedule for this project is to start in April or May of 2012. We expect construction will last approximately 12 months utilizing city standard hours and days for new residential construction. At this time we are not requesting any special consideration for longer work hours. The construction access to the new project will utilize existing roadways of the adjacent residential project to the east off of South Puget Drive — additionally, there will be a exit only roadway down to the existing curb cut along South Puget Drive for larger equipment exit. At the exit we will be providing a hose down area to minimize transporting mud and dirt onto South Puget Drive. The current site design indicates minor cut and therefore haul off of excavated material will be minimized. During dry periods the site will be sprayed to minimize the effects of dust on surrounding properties. A construction plan has been attached to this document to highlight mitigation measures including a preliminary traffic control plan. CJ 11 PLANNING DIVISION ENVIRONMENTAL CHECKLI City of Renton Planning Division Sips 1055 South Grady Way -Renton, WA 98057 AtOV Phone: 425-430-7200 Fax: 425-430-7231 tU1] PURPOSE OF CHECKLIST: §we The State Environmental Policy Act (SEPA), Chapter 43.21C RCW, requires all government agencies to consider the environmental impacts of a proposal before making decisions. An Environmental Impact Statement (EIS) must be prepared for all proposals with probable significant adverse impacts on the quality of the environment. The purpose of this checklist is to provide information to help you and the agency identify impacts from your proposal (and to reduce or avoid impacts from the proposal, if it can be done) and to help the agency decide whether an EIS is required. INSTRUCTIONS FOR APPLICANTS: This environmental checklist asks you to describe some basic information about your proposal. Governmental agencies use this checklist to determine whether the environmental impacts of your proposal are significant, requiring preparation of an EIS. Answer the questions briefly, with the most precise information known, or give the best description you can. You must answer each question accurately and carefully, to the best of your knowledge. In most cases, you should be able to answer the questions from your own observations or project plans without the need to hire experts. If you really do not know the answer, or if a question does not apply to your proposal, write "do not know" or "does not apply". Complete answers to the questions now may avoid unnecessary delays later. Some questions ask about governmental regulations, such as zoning, shoreline, and landmark designations. Answer these questions if you can. If you have problems, the governmental agencies can assist you. The checklist questions apply to all parts of your proposal, even if you plan to do them over a period of time or on different parcels of land. Attach any additional information that will help describe your proposal or its environmental effects. The agency to which you submit this checklist may ask you to explain your answers or provide additional information reasonably related to determining if there may be significant adverse impact. USE OF CHECKLIST FOR NONPROJECT PROPOSALS: Complete this checklist for nonproject proposals, even though questions may be answered "does not apply." IN ADDITION, complete the SUPPLEMENTAL SHEET FOR NONPROJECT ACTIONS (part D). For nonproject actions (actions involving decisions on policies, plans and programs), the references in the checklist to the words "project," "applicant," and "property or site" should be read as "proposal," "proposer," and "affected geographic area," respectively. - 1 - 06109 T:IArchitecturelProjectslWA_07.HeritageHillslsubmittals\11 _0711-PPU MHH-envohlst.doe 0 11 A. BACKGROUND 1. Name of proposed project, if applicable: Heritage Hill 11 Apartments 2. Name of applicant: Gregory Sporhawk 3. Address and phone number of applicant and contact person: Weidner Property Management, 9757Juanita Drive NE, 300; Kirkland, WA 98034 4. Date checklist prepared: October 24 2011 5. Agency requesting checklist: City of Renton, Planning 5. Proposed timing or schedule (including phasing, if applicable): Construction Spring 2012 through Spring 2013 7. Do you have any plans for future additions, expansion, or further activity related to or connected with this proposal? If yes, explain. No 8. List any environmental information you know about that has been prepared, or will be prepared, directly related to this proposal. Soils report has been done, Site has steep slope present on western edge. 9. Do you know whether applications are pending for governmental approvals of other proposals directly affecting the property covered by your proposal? If yes, explain. None 10. List any governmental approvals or permits that will be needed for your proposal, if known. Building Permit 11. Give brief, complete description of your proposal, including the proposed uses and the size of the project and site. We wish to build an 75 unit apartment building on this property. This building will be 4 stories and have underground parking. On the main floor we will also be providing a fitness center and swimming pool for the residents of this building and the adjacent building. We are planning on utilizing a green roof system and permeable pavers. This property will be accessed from the existing adjacent apartment building. -2- 10/11 T: Wrchitecture\ProjectslWA_07. HedtageHil Islsubmittals111_0711-PPU MHH-envchlst.doc 9 12. Location of the proposal. Give sufficient information for a person to understand the precise location of your proposed project, including a street address, if any, and section, township, and range if known. if a proposal would occur over a range of area, provide the range or boundaries of the site(s). Provide a legal description, site plan, vicinity map, and topographic map, if reasonably available. While you should submit any plans required by the agency, you are not required to duplicate maps or detailed plans submitted with any permit applications related to this checklist. Property is vacant parcel located at 1250 South Puget Drive in Renton. Parcel Number 2023059157 Legal Description LOT 2 OF CITY OF RENTON SHORT PLAT NO LUA 96-149SHPL RECORDING NO 9702259003 SAiD SHORT PLAT DEFINED - LOT 1 OF CiTY OF RENTON SHORT PLAT NO 425-79 RECORDING NO 7912129004, BEING A PORTION OF SW 114 OF SECTION 20-23-05 B. ENVIRONMENTAL ELEMENTS 1. EARTH a. General description of the site (circle one); flat, rolling, hilly, steep slopes, mountainous, other Building site is flat, adjacent portions of site have steep slope present b. What is the steepest slope on the site (approximate percent slope?) A small portion of 50% is present along the western edge C. What general types of soils are found on the site (for example, clay, sand, gravel, peat, muck)? If you know the classification of agricultural soils, specify there and note any prime farmland. Silty soils and gravel fill surface conditions with underlying glacial till. No d. Are there surface indications or history of unstable soils in the immediate vicinity? if so, describe. e. Describe the purpose, type, and approximate quantities of any filling or grading proposed. Indicate source of fill. Grading will be minimal, excavation for parking garage, no fill expected. f. Could erosion occur as a result of clearing, construction, or use? If so, generally describe. Yes, this area is within a high erosion area. We will be taking precautions during construction with fencing, as well as carrying out excavation and foundation work during the dry summer months. g. About what percent of the site will be covered with impervious surfaces after project construction (for example, asphalt or buildings)? 45% will be paving and building, an additional 12% will be covered with permeable green pavers. -3- 10111 T:\ArchitecturelProjectslWA 07.HeritageHillslsuhmittals111_0711-PPUD1HH-envchlst.doc h. Proposed measures to reduce or control erosion, or other impacts to the earth, if any: We will be providing two water detention vaults per code, a green roof top space to help reduce run-off volumes and a permeable paver system. 2. AIR a. What types of emissions to the air would result from the proposal (i.e., dust, automobile, odors, industrial wood smoke) during construction and when the project is completed? If any, generally describe and give approximate quantities if known. Standard construction related emissions during and then typical residential emissions for apartment building when complete None b. Are there any off -site sources of emission or odor that may affect your proposal? If so, generally describe. C. Proposed measures to reduce or control emissions or other impacts to air, if any: During dry times we will spray the area to minimize the impact from dust; we will also provide a washout area to reduce transmittal of mud and dirt off site. 3. WATER a. Surface Water: None No None M10 No 1) Is there any surface water body on or in the immediate vicinity of the site (including year-round and seasonal streams, saltwater, lakes, ponds, wetlands)? If yes, describe type and provide names. If appropriate, state what stream or river it flows into. 2) Will the project require any work over, in, or adjacent to (within 200 feet) the described waters? If yes, please describe and attach available plans. 3) Estimate the amount of fill and dredge material that would be placed in or removed from surface water or wetlands and indicate the area of the site that would be affected. Indicate the source of fill material. 4) Will the proposal require surface water withdrawals or diversions? Give general description, purpose, and approximate quantities if known. 5) Does the proposal lie within a 100-year flood plain? If so, note location on the site plan. - 4 - 10111 T: ArchitectureTrojects%WA_07 HeritageHillslsubmittals111_0711-PPUD1HH-envch1st.doc No No None 6) Does the proposal involve any discharges of waste materials to surface waters? If so, describe the type of waste and anticipated volume of discharge. b. Ground Water: 1) Will ground water be withdrawn, or will water be discharged to ground water? Give general description, purpose, and approximate quantities if known. 2) Describe waste material that will be discharged into the ground from septic tanks or other sources, if any (for example: Domestic sewage; industrial, containing the following chemicals...; agricultural; etc.). Describe the general size of the system, the number of such systems, the number of houses to be served (if applicable), or the number of animals or humans the system(s) are expected to serve. C. Water Runoff (including storm water): 1) Describe the source of runoff (including storm water) and method of collection and disposal, if any (include quantities, if known). Where will this water flow? Will this water flow into other waters, If so, describe. Rain and adjacent surface drainage. We will be providing two detention vaults per code along with a higher level of permeable surfaces and a roof deck to aid with detention. No 2) Could waste material enter ground or surface waters? If so, generally describe. d. Proposed measures to reduce or control surface, ground, and runoff water impacts, if any: Permeoble paver system and green roof system 4. PLANTS a. Check or circle types of vegetation found on the site: X deciduous tree: alder, maple, aspen, other evergreen tree: fir, cedar, pine, other X shrubs X grass pasture crop or grain wet soil plants: cattail, buttercup, bullrush, skunk cabbage, other water plants: water lily, eel grass, milfoil, other other types of vegetation b. What kind and amount of vegetation will be removed or altered? Minimal trees will be removed. We will be removing invasive species throughout the site to provide native landscaping. -5- T:IArchltectu re%ProjectslWA_07. HeritageH i Ils%suhm ittals111 _0711-PP U MH H-emch Ist.doc 10111 None C. List threatened or endangered species known to be on or near the site. d. Proposed landscaping, use of native plants, or other measures to preserve or enhance vegetation on the site, if any: Native plants will be used 5. ANIMALS None ME a. Circle any birds and animals, which have been observed on or near the site or are known to be on or near the site: Birds: hawk, heron, eagle, songbirds, other- crows, pigeons Mammals: deer, bear, elk, beaver, other - racoons, vermin Fish: bass, salmon, trout, herring, shellfish, other - none b. List any threatened or endangered species known to be on or near the site. C. Is the site part of a migration route? If so, explain d. Proposed measures to preserve or enhance wildlife, if any: Native plant species and removal of rubbish will provide a better habitat. 6. ENERGY AND NATURAL RESOURCES a. What kinds of energy (electric, natural gas, oil, wood stove, solar) will be used to meet the completed project's energy needs? Describe whether it will be used for heating, manufacturing, etc. Electric will be used to maintain conditioned space and lighting. b. Would your project affect the potential use of solar energy by adjacent properties? If so, generally describe. Building is similar in height to adjacent building and is oriented north to south so impact is minimal. c. What kinds of energy conservation features are included in the plans of this proposal? List other proposed measures to reduce or control energy impacts, if any: Green pavers to reduce heat gain at courtyard. Appliance and fixtures will be high efficiency. Low-e glazing and deep balconies to help reduce heat gain within units. -6- 10111 T,1ArchiteclureTrojectsMA-07_HeritageHillslsubmittals111_0711-PPUD1HH-envohlst.doc E. 7. ENVIRONMENTAL HEALTH 15AM None a. Are there any environmental health hazards, including exposure to toxic chemicals, risk of fire and explosion, spill, or hazardous waste, that could occur as a result of this proposal? If so, describe. 1) Describe special emergency services that might be required. 2) Proposed measures to reduce or control environmental health hazards, if any: None b. Noise 1) What types of noise exist in the area which may affect your project (for example: traffic, equipment, operation, other)? Traffic Noise 2) What types and levels of noise would be created by or associated with the project on a short-term or a long-term basis (for example: traffic, construction, operation, other)? Indicate what hours noise would come from the site. Short term impact would construction related noise, Long term impact would be related to typical residential noise 3) Proposed measures to reduce or control noise impacts, if any: Construction will be limited to hours allowed by city for noise disruption 8. LAND AND SHORELINE USE a. What is the current use of the site and adjacent properties? Site is currently vacant, property to west is low density commercial, property to north is apartment community, property to east is apartment community, property across Puget Drive to the south is low rise condominiums b. Has the site been used for agriculture? If so, describe. No C. Describe any structures on the site. None d. Will any structures be demolished? if so, what? None - 7 - 10111 T:\ArChitecture\ProjectslWA_07. Heritage Hi ilslsu bmittals111 _0711-PPU D1H H-envchlst.doc • 0 e. What is the current zoning classification of the site? CA - Commercial Arterial f. What is the current comprehensive plan designation of the site? CC — Commercial Corridor n/a g. If applicable, what is the current shoreline master program designation of the site? h. Has any part of the site been classified as an "environmentally sensitive" area? If so, specify. Steep Slopes exist along the western edge of the property i. Approximately how many people would reside or work in the completed project? Approximately 15.5 people will reside here. None j. Approximately how many people would the completed project displace? k. Proposed measures to avoid or reduce displacement impacts, if any: None will be displaced I. Proposed measures to ensure the proposal is compatible with existing and projected land uses and plans, if any: This site has limited public access from Puget and is therefore not a feasible parcel for commercial development. we are proposing multifamily housing that is compatible to the apartments to the east which fall within the some zoning. 9. HOUSING a. Approximately how many units would be provided, if any? Indicate whether high, middle, or low-income housing. 75 market rate residential apartment units are being proposed None b. Approximately how many units, if any, would be eliminated? Indicate whether high, middle, or low-income housing. C. Proposed measures to reduce or control housing impacts, if any: Housing will be created, not reduced. - 8 - 10111 T:ArchitecturelProjectslWA_07. HeritageH illslsubmittalsl11 _0711-PPU t71H H-envchlst.doc El 0 10. AESTHETICS a. What is the tallest height of any proposed structure(s), not including antennas; what is the principal exterior building material(s) proposed. Approximately 50' plus additional height for the elevator/stair towers. b. What views in the immediate vicinity would be altered or obstructed? This project will obstruct views from property to the east looking west. C. Proposed measures to reduce or control aesthetic impacts, if any: We've designed a section out of the middle of the upper floor which will have a corridor with a great deal of glazing in it to help provide a more open feeling for the existing building to the east. We are also providing landscaping and utilizing the green pavers in the courtyard between buildings. 11. LIGHT AND GLARE a. What type of light or glare will the proposal produce? What time of day would it mainly occur? This project will produce typical Residential lighting, much of this will be noticeable at typical time of pre -dawn and post -dusk. Mis b. Could light or glare from the finished project be a safety hazard or interfere with views? C. What existing off -site sources of light or glare may affect your proposal? Lighting from adjacent commercial property d. Proposed measures to reduce or control light and glare impacts, if any: Units will be provided with window blinds, but expected impact is minimal. 12. RECREATION a. What designated and informal recreational opportunities are in the immediate vicinity? Two parks and the Renton Public Tennis Courts are within 1 mile. No b. Would the proposed project displace any existing recreational uses? If so, describe. C. Proposed measures to reduce or control impacts on recreation, including recreation opportunities to be provided by the project or applicant, if any: We will be providing a fitness center, roof top patio and indoor swimming pool to residents of this building as well as adjacent apartment property. -9- 10111 T,1Architec1u re\Projects\WA_07.HeritageH ills%ubm ittais111 _0711-PPUb1H H-envch 1st-doc 0 0 13. HISTORIC AND CULTURAL PRESERVATION a. Are there any places or objects listed on, or proposed for, national state, or local preservation registers known to be on or next to the site? If so, generally describe. MTS b. Generally describe any landmarks or evidence of historic, archaeological, scientific, or cultural importance known to be on or next to the site. None present C. Proposed measures to reduce or control impacts, if any: None 14. TRANSPORTATION a. Identify public streets and highways serving the site, and describe proposed access to the existing street system. Show on site plans, if any. Access will be through the existing property to the east from South Puget Drive. Emergency access will be provided directly off South Puget Drive b. Is site currently served by public transit? If not, what is the approximate distance to the nearest transit stop? Site is on bus routes 102 and 148. C. How many parking spaces would the completed project have? How many would the project eliminate? 85 parking spaces, none will be eliminated d. Will the proposal require any new roads or streets, or improvements to existing roads or streets, not including driveways? If so, generally describe (indicate whether public or private? None, other than improvement of existing property access at emergency access off South Puget Drive M e. Will the project use (or occur in the immediate vicinity of) water, rail, or air transportation? If so, generally describe. f. How many vehicular trips per day would be generated by the completed project? If known, indicate when peak volumes would occur. Additional 85 spaces will create approximately 350 trips per day most likely increasing loads at typical rush-hour times. g. Proposed measures to reduce or control transportation impacts, if any: -10- T:LArchitecturelProjectslWA_07. HeritageHillslsubmittals111_0711-P PUMHH-envchlst.doc 10/11 We expect this project will be targeted to Z car occupants that are interested in this area due in part to its proximity to bus routes. The traffic study completed has shown there will be no substantial negative impact. 15. PUBLIC SERVICES Would the project result in an increased need for public services (for example: fire protection, police protection, health care, schools, other)? If so, generally describe. Emergency services may increase slightly for added residential units, however development of this site will remove fire/life safety risks currently existing on vacant uncontrolled property. b. Proposed measures to reduce or control direct impacts on public services, if any. None 16. UTILITIES a. Circle utilities currently available at the site: electricity, natural gas, water, refuse service, telephone, sanitary sewer, septic system, other. All utilities listed are either on -site or directly adjacent to our site, including storm drain. Describe the utilities that are proposed for the project, the utility providing the service, and the general construction activities on the site or in the immediate vicinity which might be needed. Temporary power will be needed during construction. Completed units will be conditioned with electric heat/cooling. Pool/Spa may have gas heater. Units will have typical residential utility needs. C. SIGNATURE I, the undersigned, declare under penalty of perjury under the laws of the State of Washington that to the best of my knowledge the above information is true, correct, and complete. It is understood th t the lead agency may withdraw any declaration of non -significance that it might issu� in reliance upon this checklist should there be any willful misrepresentation or% illful ack of full disclosure on my part. I _ - Proponent Signature: Name Printed: Date: St°&f.s4p"_ k_ - 11 - 10111 T: W rchitecturelP rojectslWA_07.HeritageH i IlslsubmittalsY11 _0711-PP U MHH-envchlst.doc U WEIDNER PROPERTY MANAGEMENT LLC 9757 Juanita Drive NE, suitP4 Off. 17 Kirkland, WA 98034 fjrC�117rlJ� � �tJto sion 10/24/2011 AlOY 3 Zpll To Whom it May Concern, Please find attached the draft legal documents for creating access easements into the new Heritage Hill project at 1250 South Puget Drive. Additionally, pending approval of this PUD we will vacate existing access easements on the property as a condition to permit approval. Regards, Dean Weidner Owner Weidner Property Management, 11c RETURNADDRESS. ROBERT G. SIEH Smith Goodfriend, P.S_ 1109 First Avenue, Suite 500 Seattle, WA 98101-2988 EASEMENT FOR INGRESS, EGRESS AND CONSTRUCTION AND MAINTENANCE OF ACCESS ROAD GRANTOR: Puget Sound Energy, Inc. a Washington corporation GRANTEE: Heritage Vacant Land LLC, a Washington limited liability company LEGAL DESCRIPTIONS: Lot 2, City of Renton Short Plat Number LUA-96-149-SHPL, recorded under recording number 9702259003, in king County, Washington ASSESSOR'S PROPERTY TAX PARCEL/ACCOUNT NUMBERS: 202305-9013, 202305-9014, 202305-9015, 202305-9016 , 202305-9157-06, Easement for Ingress, Egress, and Construction and Maintenance of Access Road This Easement for Ingress, Egress and Construction and Maintenance of Access Road ("Easement") is made by Puget Sound Energy, Inc. a Washington corporation, hereafter called Grantor, and Heritage Vacant Land LLC, a Washington limited liability company, hereafter called Grantee. WHEREAS, Grantor is the owner of "Parcel 1", legally described on the attached Exhibit A. . E • 0 WHEREAS, Grantee is the owner of "Parcel 2", legally described on the attached Exhibit C. WHEREAS, Grantor and Grantee are entering into this Easement for the purpose of establishing an easement across a portion of Grantor's Parcel 1 for ingress and egress to Grantee's Parcel 2, and for the construction and maintenance of a road for ingress and egress to Grantee's Parcel 2, and for establishing the rights, duties and obligations of the parties thereto, - NOW, THEREFORE, for and in consideration of the mutual covenants and agreements herein contained, the parties agree as follows: Grant of Easement: Grantor grants and conveys to Grantee, pursuant and subject to the terms of this Easement, a non-exclusive easement on, over, across and within that part of Parcel 1 described on the attached Exhibit B for the purpose of ingress and egress to Parcel 2, including for vehicles of any kind, including for fire trucks and other emergency vehicles, and for bicycles, pedestrians and any other means of motorized and non -motorized transportation, and for the purpose of constructing, maintaining, repairing and replacing a road or driveway (the "Road") on the portion of Parcel 1 described on Exhibit B. 2. Type of Road: The Road may be constructed of any materials and in any manner as Grantee in Grantee's sole discretion deems appropriate, provided that the construction complies with any applicable governmental requirements for the construction of the Road. Grantee shall be solely responsible for obtaining any permits or other governmental approvals required to construct the Road, and Grantor agrees to cooperate with Grantee in obtaining those permits and approvals, including signing any documents required for the permits or other approvals. Grantee shall pay Grantor's reasonable costs payable to the government agency or third parties, and incurred by Grantor in cooperating with the Grantee in obtaining the permits or governmental approvals. Grantee may at any time alter the manner in which, and materials of which, the Road is constructed. 3_ Road Costs: All expenses for the construction, maintenance, repair and replacement of the Road shall be paid by Grantee as its sole expense. Grantee hereby agrees to maintain the Road in good condition at all times. 4. Road Liens: Grantee shall not permit any lien to be filed against Parcel 1 for any cost or expense arising out of the construction, maintenance, repair and replacement of the Road, and shall remove or bond against any such lien within sixty days of the date Grantor serves written demand on Grantee that the lien be removed_ If the lien is not removed or bonded against within the sixty day period, then the Grantor may remove the lien, including by payment of the amount of the lien to the lien holder. Grantee shall pay Grantor the amounts expended by Grantor to obtain the release of the lien, plus interest from the dates paid, within thirty days after receipt by Grantee of written request for reimbursement. The amounts paid by Grantor shall earn interest, until repaid by the grantee, at the lesser of twelve percent (12%) per year or the then applicable maximum legal rate of interest- 0 0 Indemnity: Grantee agrees to indemnify, defend, protect and hold harmless Grantor from any loss, claim, liability, damage, cost or expense, including reasonable attorney's fees, incurred as a result of Grantee's use and enjoyment of the Easement, including, but not limited to, use by Grantee, Grantee's tenants, members, lessees, agents, employees, representatives, contractors, guests and other invitees, unless caused by the negligence or other wrongful act of the Grantor or Grantor's tenants, members, lessees, agents, employees, representatives, contractors, guests or other invitees. 6. Attorney Fees: In the event of a dispute over the terms of this Easement, including, but not limited to, any court proceeding or any court rule mandated, or voluntary, arbitration to interpret or enforce the provisions of this Easement, the prevailing party shall be paid the prevailing party's reasonable attorneys fees and costs. The venue of any court action shall be in the Superior Court for the State of Washington for King County, or successor court of the State of Washington having jurisdiction over real property rights for King County, Washington real property. 7. Binding on Successors: This Easement shall be binding on the heirs, successors, and assigns of the parties, including but not limited to, any subsequent owners of either Parcel 1 or Parcel 2. So long as they own any interest in Parcel 1 or Parcel 2, as applicable: (i) each owner of Parcel 1 shall have the rights and obligations of Grantor under this Easement; and (ii) each owner of Parcel 2 shall have the rights and obligations of Grantee under this Easement. 8, Permanent Easement - Covenants Run with the Land: This Easement is hereby established as a permanent easement for the benefit of Parcel 2 over the portion of Parcel 1 described on Exhibit 13. The covenants contained in this Easement run with the land described in this Easement, which is the land and real property described above as Parcel 1 and Parcel 2, and these covenants are for the benefit of the present owners of Parcel 1 and Parcel 2 and their grantees, heirs, assigns and successors. Authority: Each party signing this Easement on behalf of Grantor or grantee, as applicable, warrants that all necessary approvals of this Easement by the entity have been obtained, that the signer is duly authorized to sign this Easement on behalf of the entity, and that this Easement is binding upon the entity in accordance with its terms and applicable law, including applicable equitable principles. 10. Effective Date: This Easement shall be effective upon recording with the King County Recorder. 11, Repairs: Grantee, at its sole cost and expense, shall be solely responsible for the repair of any damage to any easement area or any other portion of Grantor's Property caused by Grantee, its successors or assigns, or Grantee's tenants or their respective employees, agents, members, guests or other invitees, but only to the extent that the damage arises out of Grantee's use of the rights granted Grantee by this Easement. Grantee shall perform its repair obligations under this 0 i . ,, Section 11 so as not to unreasonably interfere with or disrupt the use of any easement area or any other portion of Grantor's Property by Grantor, its successors and assigns, tenants, customers, agents, contractors, guests or other invitees. 12. Easement Nonexclusive: Nothing in this Easement gives to anyone the right to interfere with the use by the Grantor or by Grantor's lessees, and each of their customers, agents, contractors, guests or other invitees, successors or assigns (individually and collectively "Grantor's Use"), of the portion of Parcel 1 described on the attached Exhibit B in common with the uses by Grantee permitted by this Easement, so long as Grantor's Use does not interfere with, or impede, the free exercise of Grantee's rights granted by this Easement. IN WITNESS WHEREOF, the parties hereto have caused this Agreement to be executed as of the _ day of , 2011. Grantor: Puget Sound Energy, Inc a Washington corporation M Its: Grantee: Heritage Vacant Land LLC, a Washington limited liability By: W. Dean Weidner, as Trustee of the W. Clean Weidner Living Trust uta dtd 10-23-98, as amended, Sole Member 0 0 STATE OF WASHINGTON ) )SS - COUNTY OF KING ) THIS IS TO CERTIFY that on this day of , 2011, before me, the undersigned, a notary public in and for the State of Washington, duly commissioned and sworn, personally appeared , to me known to be the of Puget Sound Energy, Inc. a Washington corporation, the corporation that executed the within and foregoing instrument, and acknowledged the said instrument to be the free and voluntary act and deed of said corporation for the uses and purposes therein mentioned, and on oath stated that he/she was authorized to execute said instrument. written. WITNESS my hand and official seal the day and year in this certificate first above Printed name: Notary Public in and for the State of Washington, residing at My appointment expires STATE OF WASHINGTON ) ) SS. COUNTY OF KING ) THIS IS TO CERTIFY that on this day of , 2011, before me, the undersigned, a notary public in and for the State of Washington, duly commissioned and sworn, personally appeared W. Dean Weidner, as Trustee of the W. Dean Weidner Living Trust uta dtd 10-23-98, as amended, to me known to be the sole Member of Heritage Vacant Land LLC, a Washington limited liability company, the limited liability company that executed the within and foregoing instrument, and acknowledged the said instrument to be the free and voluntary act and deed of said limited liability company for the uses and purposes therein mentioned, and on oath stated that they were authorized to execute said instrument. WITNESS my hand and official seal the day and year in this certificate first above written. Printed name: Notary Public in and for the State of Washington, residing at My appointment expires • 0 CONSENT OF LIEN HOLDER being the beneficiary of a deed of trust recorded on the title to Parcel 1, hereby consents to the foregoing Easement for Ingress, Egress and Road Construction and Maintenance, and agrees that, in the event of a foreclosure of its deed of trust, or deed in lieu of foreclosure of its deed of trust, the rights granted Grantee by this Easement shall continue in effect and not be affected or diminished in any way by the foreclosure or deed in lieu of foreclosure. Dated as of the _ day of , 201 i, By: Its: STATE OF WASHINGTON } ) SS. COUNTY OF KING } THIS IS TO CERTIFY that on this day of , 2011, before me, the undersigned, a notary public in and for the State of Washington, duly commissioned and sworn, personally appeared to me know to be the of , a corporation, the corporation that executed the within and foregoing instrument, and acknowledged the said instrument to be the free and voluntary act and deed of said corporation for the uses and purposes therein mentioned, and on oath stated that he/she was authorized to execute said instrument. written. WITNESS my hand and official seal the day and year in this certificate first above Printed name: Notary Public in and for the State of Washington, residing at My appointment expires 0 110 4 a6ed a a u sa; ei � o s s e p e� y rvwNn 186F I ZO-5Zi kpd • 9SL0'BBb'Q08 - 8660' I ZB'SZb Fz%-bM6 u0lbu'4seM,'puelMX 3N anuany N51 I Z I I Zl ,oppelL Vd0 ul auam m smry aaSo JDM 1n un jdusap Ie6a� 6Z460 001-11%AJoM ! 1 QZ17Nd5811oJ\6ZQfi0\Sll3F08d\ 5 �S( I V 1") p S 5 V QVPiIZ \j HSW :Ald CMOHHO 119H :Ag NH.L.LRIM "Lov2LL ADNII IH QN os IIDCld HQLM .LOO,I 00'05£ QH9rJ3SHQ 9AO3V HILL HO SHNI'IHQIS 3H•L QNV S3A'IHSkUHI NO QN3 01 QHQNJJ,XH 3I0 d3N3.I WOHS HE[ TIVHS QNV'I 90 dRLLS QIVS JO SHM IHOIS alll `•HNI I CRUINOS'HQ SIRL AO SIININR[H.L HELL QNV 6L-9Zb ?IHgYli K IV`Id BJOHS NOINHU 30 A.LIJ `Z IDV U QIVS 30 HNI'I A'RIH.LSHM HH.L 0119H3 LO'EE d0 33XV.LSIQ 02IV NV `,,9Z,ZZoLfb .IO H'IDNV `",LNHO V HJfI0dHI `IHH3 00.0r ,IO S(IIQ s-2I V JNIAVH `.L,IH'I MU Ol HA-JfI0 QIVS JNO'IV AI2 US3MH.Lf10S 30NHHL `HM M0 d0 .LMOd V O.L LHHd 6E'09 `.LSHM s,S17<9Za6L HlflOS HONHH.L `•.LHH3 OL' EZ 30 HONVLSIQ D-dV NV `«I£,81atb ,IO H'IIONV qV-JINHO V HDfI0dHL `.L3Hd 00'9Z dO Sf1IQV'd V ONIAVH `sn-i alli o.L 3Aimo QIVS NO A'TrInsa,4AH.L2ION HJNHHi. `•3Aldf10 30 INIOd V 0119HI 56'bL `IS3M ,,tM ia9b RLIJOH HONMU °HNI'I Q3SRIOSHQ SIH.L d0 ONINN109E[ d0.I.NIQd JMJI. 3H.L 01lH33 09'6I `ISVH «9i,SboEb H.I'dON HONHHL '.LHHd 00-68 d0 HONVISIQ V `Z 13V2U QIVS dO HNII A MaISVHH.I.2ION JHI 0N0'IV ISVH .,tS,SEoZV HJMOS HON3Hl `NO.LJNIHSVA `A. KROD JNI-I NI NVIORI M HJ.,LHWV'I'IIM `.LSVH S HDNVd `HLUON EZ dIHSL\IMO.I. OZ NOI.LOHS d0 2IHL2iVf1i,),LSHMHlf-IOS MU 30 NOIL-dOd V DMH9 `i7006ZlZI6L UH9Wf] 1 DNIGdO3aU dHQNn Q3Q2I0OH 1 `6L-9Zb UHgWfIN LV'Id L-JOHS NO.LN323 d0 A LID `Z LOV2U d0 2IHNHOD ISVHH.LIION HH L LV 0NION3L MOD :HNI'I (ITMOSHQ 9MM01101 HILL ,40 HCIIS IIOVH NO .I.HHH 0071 DNIA'I QNV HIC M NI .LHHd 00'tZ QNV'I d0 MIS V NINITAk DKU I NOID' UHSVM `AlKaO0 0NIN NI ` W'M ISVH S H�JNV-d `lII'd0N EZ dIHSNAWI `0Z NOIIDEIS 30 2IH.L2IV IO lS3MHLfl05 HH.I. NI (.LOV2IZ NOIIV-JLSINIW(IV 2IHAlOd H I`IIAaKNOU HILL A'IIVYSMOA) •LOVZI.L ADWEINH QNflOS .I.HDfId HQIM .I.00d 00'05£ HRL dO NOI Ld0cl IVRL I I OZ `L 2i 0100 QHSIATd 9106- QNV 9106- `b106- `EI06-SO£ZOZ S?IHflW[1N IH02[Vd S,WOSSHSSV (13V2LL Vdg) ADWHNH UNnOS .I A'Df-ld I [0Z `9Z 2 aEMHLdHS .I.NawgsVH SSHOOV :NOI.I.dmDsHQ `IVDH'I 6ZO-60 'ON 90I QVIUL S'I'IIH ROV.I.RI3H I-S.LI9IHX9 0 0 N019N vm NO AGN d4 A112 c m QO �� S 771H VI1hf37 ^ • Q Q► � -9,9 ° 3 W 077 VNV7 1NVOVA 30Y.LlM3HO � �x�• 4 z-9 .� Is�Fix3 1N3W3Sb'3 SS300Y 3 dos �(Q o vkj off, FCO ro W �, fL ,n x c�a w w 0 Z 0 � N o r m W In a cs N a � 4 � O F xN, WWti O 5to aNL5 Z � x N m N W J �t F_ Z N [�f Q 01 J U} O O WJ W n m 2 O O m ZLLJ Q N 0 mcr EI Z 7 h O U Z N] to Ld N n W U N U U //4P' m r fII i r� Z o C', rd WWI WZmpN O 0�0 N M Z z N. 5-- Q hpN IWo �oU��,pC-A VI a}� W 1 Q z WZ� N an �➢n U M Z N O W O O U1 (j tqN �aWorn � W � O m N m E EXHIBIT C HERITAGE VACANT LAND LLC REAL PROPETY Lot 2, City of Renton Short Plat Number LUA-96-149-SHPL, recorded under recording number 9702259003, in King County, Washington 9 RETURNADDRESS. ROBERT G. SIEH Smith Goodfriend, P.S. 1109 First Avenue, Suite 500 Seattle, WA 98101-2988 EASEMENT FOR INGRESS, EGRESS AND CONSTRUCTION AND MAINTENANCE OF ACCESS ROAD GRANTOR: Eagle Pointe Associates, a Washington Limited Partnership GRANTEE: Heritage Vacant Land LLC, a Washington limited liability company LEGAL DESCRIPTIONS: All Units, Thunderhill Condominium Division II, Volume 35, Pages 66-79, King County Washington, full legal description on Exhibit A. Lot 2, City of Renton Short Plat Number LUA-96-149-SHPL, recorded under recording number 9702259003, in King County, Washington ASSESSOR'S PROPERTY TAX PARCEL/ACCOUNT NUMBERS: 864411-0005-07, 202305-9157-06. Easement for Ingress, Egress, and Construction and Maintenance of Access Road This Easement for Ingress, Egress and Construction and Maintenance of Access Road ("Easement") is made by Eagle Pointe Associates, a Washington Limited Partnership, hereafter called Grantor, and Heritage Vacant Land LLC, a Washington limited liability company, hereafter called Grantee. a WHEREAS, Grantor is the owner of "Parcel 1", legally described on the attached Exhibit A. WHEREAS, Grantee is the owner of "Parcel 2", legally described on the attached Exhibit C. WHEREAS, Grantor and Grantee are entering into this Easement for the purpose of establishing an easement across a portion of Grantor's Parcel 1 for ingress and egress to Grantee's Parcel 2, and for the construction and maintenance of a road for ingress and egress to Grantee's Parcel 2, and for establishing the rights, duties and obligations of the parties thereto; NOW, THEREFORE, for and in consideration of the mutual covenants and agreements herein contained, the parties agree as follows: Grant of Easement: Grantor grants and conveys to Grantee, pursuant and subject to the terms of this Easement, a non-exclusive easement on, over, across and within that part of Parcel 1 described on the attached Exhibit B for the purpose of ingress and egress to Parcel 2, including for vehicles of any kind, including for fire trucks and other emergency vehicles, and for bicycles, pedestrians and any other means of motorized and non -motorized transportation, and for the purpose of constructing, maintaining, repairing and replacing a road or driveway (the "Road") on the portion of Parcel 1 described on Exhibit B. Type of Road: The Road may be constructed ❑f any materials and in any manner as Grantee in Grantee's sole discretion deems appropriate, provided that the construction complies with any applicable governmental requirements for the construction of the Road. Grantee shall be solely responsible for obtaining any permits or other governmental approvals required to construct the Road, and Grantor agrees to cooperate with Grantee in obtaining those permits and approvals, including signing any documents required for the permits or other approvals, Grantee shall pay Grantor's reasonable costs payable to the government agency or third parties, and incurred by Grantor in cooperating with the Grantee in obtaining the permits or governmental approvals. Grantee may at any time alter the manner in which, and materials of which, the Road is constructed. 3. Road Costs: All expenses for the construction, maintenance, repair and replacement of the Road shall be paid by Grantee as its sole expense. Grantee hereby agrees to maintain the Road in good condition at all times. 4. Road Liens: Grantee shall not permit any lien to be filed against Parcel 1 for any cost or expense arising out of the construction, maintenance, repair and replacement of the Road, and shall remove or bond against any such lien within sixty days of the date Grantor serves written demand on Grantee that the lien be removed. If the lien is not removed or bonded against within the sixty day period, then the Grantor may remove the lien, including by payment of the amount of the lien to the lien holder, Grantee shall pay Grantor the amounts expended by Grantor to obtain the release of the lien, plus interest from the dates paid, within thirty days after receipt by Grantee of written request for reimbursement. The amounts paid by Grantor shall earn interest, until repaid by the grantee, at the 0 0 lesser of twelve percent (12%) per year or the then applicable maximum legal rate of interest. Indemnity: Grantee agrees to indemnify, defend, protect and hold harmless Grantor from any loss, claim, liability, damage, cost or expense, including reasonable attorney's fees, incurred as a result of Grantee's use and enjoyment of the Easement, including, but not limited to, use by Grantee, Grantee's tenants, members, lessees, agents, employees, representatives, contractors, guests and other invitees, unless caused by the negligence or other wrongful act of the Grantor or Grantor's tenants, members, lessees, agents, employees, representatives, contractors, guests or other invitees. 8. Attorney Fees: In the event of a dispute over the terms of this Easement, including, but not limited to, any court proceeding or any court rule mandated, or voluntary, arbitration to interpret or enforce the provisions of this Easement, the prevailing party shall be paid the prevailing party's reasonable attorneys fees and costs. The venue of any court action shall be in the Superior Court for the State of Washington for King County, or successor court of the State of Washington having jurisdiction over real property rights for King County, Washington real property. 7. Binding on Successors: This Easement shall be binding on the heirs, successors, and assigns of the parties, including but not limited to, any subsequent owners of either Parcel 1 or Parcel 2. So long as they own any interest in Parcel 1 or Parcel 2, as applicable: (i) each owner of Parcel 1 shall have the rights and obligations of Grantor under this Easement; and (ii) each owner of Parcel 2 shall have the rights and obligations of Grantee under this Easement. 8. Permanent Easement - Covenants Run with the Land: This Easement is hereby established as a permanent easement for the benefit of Parcel 2 over the portion of Parcel 1 described on Exhibit B. The covenants contained in this Easement run with the land described in this Easement, which is the land and real property described above as Parcel 1 and Parcel 2, and these covenants are for the benefit of the present owners of Parcel 1 and Parcel 2 and their grantees, heirs, assigns and successors. Authority: Each party signing this Easement on behalf of Grantor or grantee, as applicable, warrants that all necessary approvals of this Easement by the entity have been obtained, that the signer is duly authorized to sign this Easement on behalf of the entity, and that this Easement is binding upon the entity in accordance with its terms and applicable law, including applicable equitable principles. 10. Effective Date: This Easement shall be effective upon recording with the King County Recorder. 11. Repairs: Grantee, at its sole cost and expense, shall be solely responsible for the repair of any damage to any easement area or any other portion of Grantor's Property caused by Grantee, its successors or assigns, or Grantee's tenants or their respective employees, agents, members, guests or other invitees, but only 0 lJ to the extent that the damage arises out of Grantee's use of the rights granted Grantee by this Easement. Grantee shall perform its repair obligations under this Section 11 so as not to unreasonably interfere with or disrupt the use of any easement area or any other portion of Grantor's Property by Grantor, its successors and assigns, tenants, condominium unit owners, customers, agents, contractors, guests or other invitees. 12. Easement Nonexclusive: Nothing in this Easement gives to anyone the right to interfere with the use by the Grantor or by Grantor's lessees, condominium unit holders, and each of their customers, agents, contractors, guests or other invitees, successors or assigns (individually and collectively "Grantor's Use"), of the portion of Parcel 1 described on Exhibit B in common with the uses by Grantee permitted by this Easement, so long as Grantor's Use does not interfere with, or impede, the free exercise of Grantee's rights granted by this Easement. IN WITNESS WHEREOF, the parties hereto have caused this Agreement to be executed as of the _ day of , 2011. Grantor: Eagle Pointe Associates a Washington Limited Partnership By: Weidner Investment Services, Inc., General Partner By W. Dean Weidner, President Grantee: Heritage Vacant Land LLG, a Washington limited liability By: W. Dean Weidner, as Trustee of the W. Dean Weidner Living Trust uta dtd 10-23-98, as amended, Sole Member 0 i STATE OF WASHINGTON } ) SS. COUNTY OF KING ) On this day of , 2011, before me, the undersigned, a Notary Public in and for the State of Washington, duly commissioned and sworn, personally appeared W. Dean Weidner, to me known to be President of Weidner Investment Services, Inc., a Washington corporation, general partner of Eagle Pointe Associates, A Washington Limited Partnership, the limited partnership that executed the foregoing instrument, and acknowledged the said instrument to be the free and voluntary act and deed of said limited partnership, for the uses and purposes therein mentioned, and on oath stated that he was authorized to execute said instrument. written. WITNESS my hand and official seal the day and year in this certificate first above Printed name: Notary Public in and for the State of Washington, residing at My appointment expires STATE OF WASHINGTON } )SS. COUNTY OF KING } On this day of , 2011, before me, the undersigned, a notary public in and for the State of Washington, duly commissioned and sworn, personally appeared W. Dean Weidner, as Trustee of the W. Dean Weidner Living Trust uta dtd 10-23-98, as amended, to me known to be the sole Member of Heritage Vacant Land LLC, a Washington limited liability company, the limited liability company that executed the within and foregoing instrument, and acknowledged the said instrument to be the free and voluntary act and deed of said limited liability company for the uses and purposes therein mentioned, and on oath stated that they were authorized to execute said instrument. WITNESS my hand and official seal the day and year in this certificate first above written. Printed name: Notary Public in and for the State of Washington, residina at My appointment expires CONSENT OF LIEN HOLDER being the beneficiary of a deed of trust recorded on the title to Parcel 1, hereby consents to the foregoing Easement for Ingress, Egress and Road Construction and Maintenance, and agrees that, in the event of a foreclosure of its deed of trust, or deed in lieu of foreclosure of its deed of trust, the rights granted Grantee by this Easement shall continue in effect and not be affected or diminished in any way by the foreclosure or deed in lieu of foreclosure. Dated as of the _ day of 2011. By -- Its: STATE OF WASHINGTON ) ) SS. COUNTY OF KING ) THIS IS TO CERTIFY that on this day of , 2011, before me, the undersigned, a notary public in and for the State of Washington, duly commissioned and sworn, personally appeared to me know to be the of , a corporation, the corporation that executed the within and foregoing instrument, and acknowledged the said instrument to be the free and voluntary act and deed of said corporation for the uses and purposes therein mentioned, and on oath stated that he/she was authorized to execute said instrument. written. WITNESS my hand and official seal the day and year in this certificate first above Printed name: Notary Public in and for the State of Washington, residing at My appointment expires 0 EXHIBITA EAGLE POINTE ASSOSCIATES LIMITED PARTNERSHIP PROPERTY All Units, Thunderhili Condominium, Division II Survey Map and Plans Recorded in Volume 35 of Condominiums, Pages 66-79, Inclusive; Condominium Declaration Recorded Under Recording Number(s) 7908100838, in King County Washington 0 0 l So L afied 7 a u ra leuo s repel � nrwsnn f 0trF I Z8524 aed - 4810'004'000 86bB' I ZBSZb £796-b£066'u076ulAse/%'puelwiE)431Vanuany.51 I ZIIZI ,ap w0c.) II!LWP W LLL u! ttiawase3 ssaDjy pasodosd 90 uopduas 0 Oal 6ZO-60 L001-L I%Wnl l l OZ��Md511a07�6ZO80�5L73f0?1d� 5 HSW :AEI (I=D HO ldgx :Ag NH,UIWAM 'II NOISIAM WfIINIW0CIN0O TJIH'dHC1N[ TILT. d) SI.INn QIVS 30 SHNI'MCIIS HH.I NO aNV SHAIHSWHHl NO aNH Ol QHCINH.LXH ZIO GaNaIU0HS Hg'IISiHS aNV1 10 MIS QIVS 30 SHNIIHOIS HHL `•HNIT QHHRIOS iCI SIH.I, d0 SfINIWUEIJ, HHL (IRV 6L-9Zti 2IHMM IV'fd DdOHS N0JRMi 30 ; .IIO `Z IDV2U QIVS 30 HNI'I ATMSHM HH.L Ol ISH3 LO'EE d0 HONV LSICI MY NV `<>SZ,ZZoLt 30 H'IDNV 'IV2I. XaD V HDnO'IH L `.LHHd 00'Ob -TO SfIla" V JNIAVH `IJEI'I HHL 01 HA MD arvs ONOTV AuaisH11AHmos HONHHI �HMC10 40 IMOd V Ol JH3J 6E'09 `J SHM «Sfa,9Zo6L HJfIOS HONHH.L `•.LHHd OL EZ JO HONV.LSIQ DUV NV `,,IE,8TAt 30 HIIONV TVIt.I.NHO V HDfIO-dH.L `lE1H3 00'5Z 30 SfU(IV'd V rOMAVH `.I IFI'I HILL 01 9A2If1O QIVS NO k-MHLSa HL-dON HONHHl `•HAXI D AO .INIOd V 01 J HHd 96'tL `.LSHM «bt,tiTa9t H.LUON aDNHH.I `•HNI'i [IHSRIOSHa SIHL ao ONINNIJHLI d0 INIOd Hf WL HH.I 01,I.HHd 09'6I `.LSVH z,9T,5$oEt HINON HONHH.I -.LHHd 00'68 10 HONVISIa V `Z,I.OV2U CIIVS 1I0 HNI'I 15 I'IH.I.SVaHL'dON alll DNO'IV ISVH «f S,SEoZt7H1,008 HONHHL `NO.IONIHSVM `AIN[lOO ON A NI `NVI(lFdHW HL.IHWV'ITA `J SVH S HJNVd `H L-d0X EZ dIHSN1IAO.L `OZ NOI.LOHS JO dFLL&VCI6 ISHMHLf)OS HH.I, 40 NOIL?IOd V 9NIHU `t006ZIZT6L NEIRWfIN JNICI'dODaU d3C[Na aHCRTOOH'I `6L-9Zt UaUWfIN IV'Id L-dOHS ,KO.I.NffH 40 AM `Z LOV di 30 XSN2d0D LSVHH LXON HFU IV 9NIONHWWOO :HNI'l CIHHRIOSHa 0NIAkO'1101 alll 30 HCIIS HOVH NO ,LHHd 007I DNIA'I QNV HlCIIM NI .IHHA 00'17Z CINVT ,T0 JMIS V NIRL M ONTA'I `N0,L9MHSVM AJNflOO JNI?I NI `SE800T 906L -dgq nK DMCFJODTT A.LXnOO JNIX 2T9aNn QHCMC)DJ- I I* OI.IVaV`TOHQ MINIM GXOO `HAISfl'IDXI 6L HDflOWHI 99 SHOVd `SWf1INIWOCINO3 30 S£ HWfl'IOA NI (MOXOOH2I SNVId aNV Jvw AHAIMS II NIOISIAM WfUNLW0(INOO `I'IIH'dHCINfLH.L d0 SJINII `ITV 30 NOI.LWOd IVH.L I IOZ `L 2THSOLOO aHSIA9U TI NOISIAIa WfIINIWOCIN00 I-IIHNUGNME. I T0Z `9Z Naaw liar J NHWHSVH SSHOOV -'xo .Ld osga ivoa f 6ZO-60 ' ON SOf CIVM L SIIIH HJV LRTHH I-S uffmiX-Y 0 0 #G2■mo LLI Z, �\ § \j�S 7 7 H -9D VIlH3H @2 9� a a INS V � Vlg & >ee§ \i Z ■ 11 1 X-9 §§§§2§ § § LNJPVJ■V2 SS300 V ■ § Rk �» ° cue+ \ §§] . } § ( o � U) | / f Q® ze y 3 \ } r Sao §tee \§\ G2$ 5\s fit§ ƒ�zCL k ƒ Irc 9 =\ƒf o«5R �§2&& G/\§\ ƒova& /}k \ƒ LLJ g or �� � � � ©•� � man | 0, ( �y\ƒ\\ | \t�$o5 R �00 }§ es== \\$� [ | � I a 0 0 EXHIBIT C HERITAGE VACANT LAN© LLC REAL PROPETY Lot 2, City of Renton Short Plat Number LUA-96-149-SHPL, recorded under recording number 9702259003, in King County, Washington 174 0 RETURN ADDRESS: ROBERT G. SIE11 Smith Goodfriend, P.S. 1109 First Avenue, Suite 500 Seattle, WA 98101-2988 EASEMENT FOR INGRESS, EGRESS AND CONSTRUCTION AND MAINTENANCE OF ACCESS ROAD GRANTOR: Heritage Hills Apartments LLC, a Washington limited liability company GRANTEE: Heritage Vacant Land LLC, a Washington limited liability company LEGAL DESCRIPTIONS: Lot 2, Short Plat Recording Number 7912129004; and portions of the Southeast Quarter of the Southwest Quarter of Section 20-23- 5. Full Legal description on Exhibit A. Lot 2, City of Renton Short Plat Number LUA-96-149-SHPL, recorded under recording number 9702259003, in King County, Washington ASSESSOR'S PROPERTY TAX PARCEL/ACCOUNT NUMBERS: 202305-9118-04, 202305-9157-06 Easement for Ingress, Egress, and Construction and Maintenance of Access Road This Easement for Ingress. Egress and Construction and Maintenance of Access Road ("Easement') is made by Heritage Hills Apartments LLC, a Washington limited liability company, hereafter called Grantor, and Heritage Vacant Land LLC, a Washington limited liability company, hereafter called Grantee. 0 WHEREAS, Grantor is the owner of "Parcel 1", legally described on the attached Exhibit A. WHEREAS, Grantee is the owner of "Parcel 2", legally described on the attached Exhibit C. WHEREAS, Grantor and Grantee are entering into this Easement for the purpose of establishing an easement across a portion of Grantor's Parcel 1 for ingress and egress to Grantee's Parcel 2, and for the construction and maintenance of a road for ingress and egress to Grantee's Parcel 2, and for establishing the rights, duties and obligations of the parties thereto; NOW, THEREFORE, for and in consideration of the mutual covenants and agreements herein contained, the parties agree as follows: Grant of Easement: Grantor grants and conveys to Grantee, pursuant and subject to the terms of this Easement, a non-exclusive easement on, over, across and within that part of Parcel 1 described on the attached Exhibit B for the purpose of ingress and egress to Parcel 2, including for vehicles of any kind, including for fire trucks and other emergency vehicles, and for bicycles, pedestrians and any other means of motorized and non -motorized transportation, and for the purpose of constructing, maintaining, repairing and replacing a road or driveway (the "Road") on the portion of Parcel 1 described on Exhibit B. 2. Type of Road: The Road may be constructed of any materials and in any manner as Grantee in Grantee's sole discretion deems appropriate, provided that the construction complies with any applicable governmental requirements for the construction of the Road. Grantee shall be solely responsible for obtaining any permits or other governmental approvals required to construct the Road, and Grantor agrees to cooperate with Grantee in obtaining those permits and approvals, including signing any documents required for the permits or other approvals. Grantee shall pay Grantor's reasonable costs payable to the government agency or third parties, and incurred by Grantor in cooperating with the Grantee in obtaining the permits or governmental approvals. Grantee may at any time alter the manner in which, and materials of which, the Road is constructed. 3. Road Costs: All expenses for the construction, maintenance, repair and replacement of the Road shall be paid by Grantee as its sole expense. Grantee hereby agrees to maintain the Road in good condition at all times. 4. Road Liens: Grantee shall not permit any lien to be filed against Parcel 1 for any cost or expense arising out of the construction, maintenance, repair and replacement of the Road, and shall remove or bond against any such lien within sixty days of the date Grantor serves written demand on Grantee that the lien be removed. If the lien is not removed or bonded against within the sixty day period, then the Grantor may remove the lien, including by payment of the amount of the lien to the lien holder. Grantee shall pay Grantor the amounts expended by Grantor to obtain the release of the lien, plus interest from the dates paid, within thirty days after receipt by Grantee of written request for reimbursement. The amounts paid by Grantor shall earn interest, until repaid by the grantee, at the 1 lesser of twelve percent (12%) per year or the then applicable maximum legal rate of interest. Indemnity: Grantee agrees to indemnify, defend, protect and hold harmless Grantor from any loss, claim, liability, damage, cost or expense, including reasonable attorney's fees, incurred as a result of Grantee's use and enjoyment of the Easement, including, but not limited to, use by Grantee, Grantee's tenants, members, lessees, agents, employees, representatives, contractors, guests and other invitees, unless caused by the negligence or other wrongful act of the Grantor or Grantor's tenants, members, lessees, agents, employees, representatives, contractors, guests or other invitees. 6. Attorney Fees: In the event of a dispute over the terms of this Easement, including, but not limited to, any court proceeding or any court rule mandated, or voluntary, arbitration to interpret or enforce the provisions of this Easement, the prevailing party shall be paid the prevailing party's reasonable attorneys fees and costs. The venue of any court action shall be in the Superior Court for the State of Washington for King County, or successor court of the State of Washington having jurisdiction over real property rights for King County, Washington real property. 7. Binding on Successors: This Easement shall be binding on the heirs, successors, and assigns of the parties, including but not limited to, any subsequent owners of either Parcel 1 or Parcel 2. So long as they own any interest in Parcel 1 or Parcel 2, as applicable: (i) each owner of Parcel 1 shall have the rights and obligations of Grantor under this Easement; and (ii) each owner of Parcel 2 shall have the rights and obligations of Grantee under this Easement. 8. Permanent Easement - Covenants Run with the Land: This Easement is hereby established as a permanent easement for the benefit of Parcel 2 over the portion of Parcel 1 described on Exhibit B. The covenants contained in this Easement run with the land described in this Easement, which is the land and real property described above as Parcel 1 and Parcel 2, and these covenants are for the benefit of the present owners of Parcel 1 and Parcel 2 and their grantees, heirs, assigns and successors. Authority: Each party signing this Easement on behalf of Grantor or grantee, as applicable, warrants that all necessary approvals of this Easement by the entity have been obtained, that the signer is duly authorized to sign this Easement on behalf of the entity, and that this Easement is binding upon the entity in accordance with its terms and applicable law, including applicable equitable principles. 10. Effective Date: This Easement shall be effective upon recording with the King County Recorder. 11. Repairs: Grantee, at its sole cost and expense, shall be solely responsible for the repair of any damage to any easement area or any other portion of Grantor's Property caused by Grantee, its successors or assigns, or Grantee's tenants or their respective employees, agents, members, guests or other invitees, but only 0 0 to the extent that the damage arises out of Grantee's use of the rights granted Grantee by this Easement. Grantee shall perform its repair obligations under this Section 11 so as not to unreasonably interfere with or disrupt the use of any easement area or any other portion of Grantor's Property by Grantor, its successors and assigns, tenants, customers, agents, contractors, guests or other invitees. 12. Easement Nonexclusive: Nothing in this Easement gives to anyone the right to interfere with the use by the Grantor or by Grantor's lessees, and each of their customers, agents, contractors, guests or other invitees, successors or assigns (individually and collectively "Grantor's Use"), of the portion of Parcel 1 described on Exhibit B in common with the uses by Grantee permitted by this Easement, so long as Grantor's Use does not interfere with, or impede, the free exercise of Grantee's rights granted by this Easement. IN WITNESS WHEREOF, the parties hereto have caused this Agreement to be executed as of the day of 2011. Heritage Hills Apartments LLC a Washington limited liability company By, W_ Dean Weidner, Manager Grantee: Heritage Vacant Land LLC, a Washington limited liability By: W. Dean Weidner, as Trustee of the W. Dean Weidner Living Trust uta dtd 10-23-98, as amended, Sale Member 0 0 STATE OF WASHINGTON ) ) SS. COUNTY OF KING } THIS IS TO CERTIFY that on this day of , 2011, before me, the undersigned, a notary public in and for the State of Washington, duly commissioned and sworn, personally appeared W. Dean Weidner, to me known to be the Manager of Heritage Hills Apartments LLC, a Washington limited liability company, the limited liability company that executed the within and foregoing instrument, and acknowledged the said instrument to be the free and voluntary act and deed of said corporation for the uses and purposes therein mentioned, and on oath stated that he was authorized to execute said instrument. WITNESS my hand and official seal the day and year in this certificate first above written. Printed name: Notary Public in and for the State of Washington, residing at My appointment expires STATE OF WASHINGTON } ) SS. COUNTY OF KING ) THIS IS TO CERTIFY that on this day of , 2011, before me, the undersigned, a notary public in and for the State of Washington, duly commissioned and sworn, personally appeared W. Dean Weidner, as Trustee of the W. Dean Weidner Living Trust uta dtd 10-23-98, as amended, to me known to be the sole Member of Heritage Vacant Land LLC, a Washington limited liability company, the limited liability company that executed the within and foregoing instrument, and acknowledged the said instrument to be the free and voluntary act and deed of said limited liability company for the uses and purposes therein mentioned, and on oath stated that they were authorized to execute said instrument. WITNESS my hand and official seal the day and year in this certificate first above written. Printed name: Notary Public in and for the State of Washington, residing at My appointment expires 0 0 CONSENT OF LIEN HOLDER , being the beneficiary of a deed of trust recorded on the title to Parcel 1, hereby consents to the foregoing Easement for Ingress, Egress and Road Construction and Maintenance, and agrees that, in the event of a foreclosure of its deed of trust, or deed in lieu of foreclosure of its deed of trust, the rights granted Grantee by this Easement shall continue in effect and not be affected or diminished in any way by the foreclosure or deed in lieu of foreclosure. Dated as of the _ day of 2011. By: Its: STATE OF WASHINGTON ) ) SS. COUNTY OF KING ) THIS IS TO CERTIFY that on this day of , 2011, before me, the undersigned, a notary public in and for the State of Washington, duly commissioned and sworn, personally appeared to me know to be the of , a corporation, the corporation that executed the within and foregoing instrument, and acknowledged the said instrument to be the free and voluntary act and deed of said corporation for the uses and purposes therein mentioned, and on oath stated that he/she was authorized to execute said instrument. written. WITNESS my hand and official seal the day and year in this certificate first above Printed name: Notary Public in and for the State of Washington, residing at My appointment expires EXHIBIT A HERITAGE HILLS APARTMENTS LLC REAL PROPERTY PARCEL A: TRACT 2, CITY OF RENTON SHORT PLAT NUMBER 426-79, RECORDED UNDER RECORDING NUMBER 7912129004, BEING A PORTION OF THE SOUTHWEST QUARTER OF SECTION 20, TOWNSHIP 23 NORTH, RANGE 5 EAST, WILLAMETTE MERIDIAN, IN KING COUNTY, WASHINGTON. PARCEL B: THAT PORTION OF THE SOUTHWEST QUARTER OF SECTION 20, TOWNSHIP 23 NORTH, RANGE 5 EAST, WILLAMETTE MERIDIAN, IN KING COUNTY, WASHINGTON, DESCRIBED AS FOLLOWS: COMMENCING AT THE WEST QUARTER CORNER OF SAID SECTION 20; THENCE NORTH 89010'20" EAST ALONG THE EAST -WEST CENTERLINE A DISTANCE OF 344.88 FEET TO A POINT ON THE NORTHEASTERLY MARGIN OF BENSON ROAD; THENCE SOUTH 16016'56" EAST ALONG THE NORTHEASTERLY MARGIN OF SAID ROAD A DISTANCE OF 489.37 FEET TO A POINT ON THE SOUTHWESTERLY MARGIN OF THE BONNEVILLE POWER ADMINISTRATION'S RIGHT OF WAYAS RECORDED UNDER RECORDING NUMBERS 3292927 AND 3241106; THENCE SOUTH 42'35'54" EAST ALONG SAID MARGIN A DISTANCE OF 1,150.79 FEET TO THE TRUE POINT OF BEGINNING; THENCE SOUTH 60050'54" EAST A DISTANCE OF 94.00 FEET; THENCE SOUTH 45005'54" EAST A DISTANCE OF 79.00 FEET; THENCE SOUTH 64005'54" EAST A DISTANCE OF 69,40 FEET; THENCE SOUTH 80035'54" EAST A DISTANCE OF 231.00 FEET; THENCE SOUTH 88"35'54" EAST A DISTANCE OF 90.00 FEET; THENCE NORTH 27004'26" EAST A DISTANCE OF 23.20 FEET; THENCE NORTH 47024'06" EAST A DISTANCE OF 14.99 FEET; THENCE SOUTH 34006'48" EAST A DISTANCE OF 66.50 FEET; THENCE SOUTH 66050'31" WEST DISTANCE OF 47.22 FEET; THENCE NORTH 88035'54" WEST A DISTANCE OF 109.40 FEET; THENCE NORTH 80035'54" WEST A DISTANCE OF 115.00 FEET; THENCE SOUTH 47°24'06" WESTA DISTANCE OF 98.20 FEET TO A POINT ON THE SOUTHWESTERLY MARGIN OF BONNEVILLE POWER ADMINISTRATION'S RIGHT OF WAY AS RECORDED UNDER RECORDING NUMBERS 3292927 AND 3241106; THENCE NORTH 42°35'54" WEST ALONG SAID SOUTHWESTERLY MARGIN A DISTANCE OF 352.70 FEET TO THE TRUE POINT OF BEGINNING. 0 0 PARCEL C: THAT PORTION OF THE SOUTHWEST QUARTER OF SECTION 20, TOWNSHIP 23 NORTH, RANGE 5 EAST, WILLAMETTE MERIDIAN, IN KING COUNTY, WASHINGTON, DESCRIBED AS FOLLOWS: COMMENCING AT THE WEST QUARTER CORNER OF SAID SECTION 20; THENCE NORTH 89°10'20" EASTALONG THE EAST -WEST CENTERLINE A DISTANCE OF 523.33 FEET TO THE NORTHEASTERLY MARGIN OF BONNEVILLE POWER ADMINISTRATION'S RIGHT OF WAY AS RECORDED UNDER RECORDING NUMBERS 3292927 AND 3241106; THENCE SOUTH 42035'54" EAST ALONG SAID NORTHEASTERLY MARGIN A DISTANCE OF 1,352.82 FEET TO THE NORTHWESTERLY MARGIN OF BONNEVILLE POWER ADMINISTRATION'S RIGHT OF WAYAS RECORDED UNDER RECORDING NUMBER 5178076; THENCE NORTH 22042'56" EAST ALONG SAID NORTHWESTERLY MARGIN A DISTANCE OF 296.08 FEET TO THE SOUTHWESTERLY MARGIN OF PROSPER ETHIER ROAD; THENCE SOUTH 57°08'26" EAST ALONG SAID SOUTHWESTERLY MARGIN A DISTANCE OF 285.35 FEET; THENCE SOUTH 2600918" WEST A DISTANCE OF 365.51 FEET; THENCE SOUTH 42035'54" EAST A DISTANCE OF 302.00 FEET TO THE TRUE POINT OF BEGINNING; THENCE CONTINUING SOUTH 42°35'54" EAST DISTANCE OF 69.95 FEET TOA POINT ON THE WESTERLY MARGIN OF GRANT AVENUE SOUTH; THENCE SOUTH 01°5028" WEST ALONG SAID NORTHWESTERLY MARGIN A DISTANCE OF 37.50 FEET; THENCE NORTH 88009'32" WEST A DISTANCE OF 44.20 FEET; THENCE NORTH 34006'48" WEST A DISTANCE OF 66.50 FEET; THENCE NORTH 47*24'06" EASTA DISTANCE OF 48.00 FEET TO THE TRUE POINT OF BEGINNING. PARCEL D: THAT PORTION OF THE SOUTHWEST QUARTER OF SECTION 20, TOWNSHIP 23 NORTH, RANGE 5 EAST, WILLAMETTE MERIDIAN, IN KING COUNTY, WASHINGTON, DESCRIBED AS FOLLOWS: COMMENCING AT THE WEST QUARTER CORNER OF SAID SECTION 20; THENCE NORTH 89010'20" EAST ALONG THE EAST -WEST CENTERLINE A DISTANCE OF 344.88 FEET TO A POINT ON THE NORTHEASTERLY MARGIN OF BENSON ROAD; THENCE SOUTH 16016'56" EAST ALONG THE NORTHEASTERLY MARGIN OF SAID ROAD A DISTANCE OF 489.37 FEET TO A POINT ON THE SOUTHWESTERLY MARGIN OF THE BONNEVILLE POWER ADMINISTRATION'S RIGHT OF WAY AS RECORDED UNDER RECORDING NUMBERS 3292927 AND 3241106; THENCE SOUTH 42035'54" EAST ALONG SAID MARGIN A DISTANCE OF 1,503A92 FEET TO THE TRUE POINT OF BEGINNING; THENCE NORTH 47'24'06" EASTA DISTANCE OF 98.20 FEET; THENCE SOUTH 80035'54" EASTA DISTANCE OF 115 FEET; THENCE SOUTH 88°35'54" EAST A DISTANCE OF 109.40 FEET; THENCE NORTH 66050'31" EAST A DISTANCE OF 47.22 FEET; THENCE SOUTH 88009'32" EAST A DISTANCE OF 44.2 FEET TO A POINT ON THE NORTHWESTERLY MARGIN OF GRANT AVENUE SOUTH; THENCE SOUTH 01°50'28" WEST ALONG SAID MARGIN A DISTANCE OF 265.87 FEET TO A POINT ON THE NORTHEASTERLY MARGIN OF PUGET DRIVE; THENCE NORTH 70"5347" WESTA DISTANCE OF 90.93 FEET TO A POINT OF CURVATURE; THENCE ALONG A CURVE TO THE LEFT HAVING A RADIUS OF 683.23 FEET, AN ARC DISTANCE OF 164.42 FEET, TO A POINT ON THE SOUTHWESTERLY MARGIN OF BONNEVILLE POWER ADMINISTRATION'S RIGHT OF WAY AS RECORDED UNDER RECORDING NUMBERS 3292927 AND 3241106; THENCE NORTH 42035'54" WEST ALONG SAID MARGIN A DISTANCE OF 189 FEET TO THE TRUE POINT OF BEGINNING. PARCEL E: AN EASEMENT APPURTENANT TO PARCEL A FOR PASSENGER FOOT TRAFFIC AND FOR STORM AND SANITARY SEWER LINE AND WATER LINE PURPOSES, INCLUDING INGRESS AND EGRESS, OVER THE NORTH 20 FEET OF PROPERTY ADJOINING ON THE WEST, ALL AS MORE PARTICULARLY DESCRIBED IN INSTRUMENT RECORDED UNDER RECORDING NUMBER 8002070744. PARCEL F: A LICENSE APPURTENANT TO PARCEL A FOR EMERGENCY VEHICLE ACCESS LANEAS GRANTED BY LICENSE AGREEMENT RECORDED UNDER RECORDING NUMBERS 8203030286 AND 8312010837, PARCEL G: AN EASEMENT APPURTENANT TO PARCELA FOR INGRESS, EGRESS, AND GENERAL TRAFFIC CIRCULATION (INCLUDING USE AS AN ACCESS LANE FOR EMERGENCY VEHICLES SUCH AS FIRE TRUCKS) AS GRANTED BY DECLARATION AND GRANT OF EASEMENTS AND MAINTENANCE AGREEMENT RECORDED UNDER RECORDING NUMBER 9710020046, AND AMENDED UNDER RECORDING NUMBER 9801200216. 410 1 060d sau sal epo ssep a 1nnw✓Js I SbE' I ZO'S24 xej 9 SLo'&86'008 6448' 1 ZE'Sib EZ96-bEOBb uos5uyse�,'p�e�nN 3N anva^V „51I ZilLI �pleld Uo45 uzim Z,]eJl, vl ]uawase3 sma V pasodo,d to u,si,di,�sap le6al 6W-60 �001-1 llxJohl t i 071JNdS2k10J\6Zo6o%s1D3fo3d\.s sa I IDOs IISw :AU CIM 03HO wgX �Ag NH.UMM '6L-9Zb 21. gWfIX IV'Td DdOHS NO,LNaU 30 ALIO `Z.LOV2LL QIVS d0 SHNI"IHQIS MU NO QNV SHA`I3SW3H.I NO CIMH 01 Q3QN3.LX3'dO QHRRINOHS 39 'I'IVHS QNYI dO dMS QIVS JO S3NI'ISCIIS 3HJ, `HNI'I MUMSHQ SIM, d0 Sf1NIW2IHML HH.L QNV 6L-9Zt )IggWf- LK IV'Id LYOHS NO.I.NJU d0 A LIO `Z I OVZII QIVS d0 HNI I A'12I3,I.SHM'9I.L O.I. ,L3Hd LO'££ AO HONVISIQ 02IV NV `„SZ,ZZoLV d0 3'IONV 'IV-d LNHO V H0f1OMU `.L3Hd 00'Ob 10 SfIIQV21 V JNIAVH `.Ld3`I M41013AIMD QIVS DNO`IV Ak-=JSgAUU 10S HONHII.I. `HA-aflO 30 J IOd V Ol lldd 6£'09 `lSHM ,,9ta,9Za6L RLflOS 3ON= `'.LSSd OL-£Z a0 30NVISIQ O?IV NV `„I£,8IobS 10 H`IDNV `IVUL&FIO V HLOflO' H.L `I.3HA 00'SZ d0 SfUCF" V f)NIAVH `,L3H'1 all L 01 9A2IIl0 QIVS RO A RIH,I.SH141MUON HON3Hl `3A'dfI0 d0 .LNIOd V 01lgHd S6'bL, `.ISHM „bb,bio9tl HIUONHONgUJL 'SNI'I Q3HRIOSHCI SIHI d0 DNIKM03g 10 J NIOd afl' IL. 3HL O.I..LHH3 09'61 `.LSVH „9i,Sb6£b HI-aON SON3H,L ..LH3d 00'68 d0 HONVLSIQ V `Z LOVM QIVS d0 9XTI k'RilISVaH.l-dON HH.I JNO'IV LSVH „bS,S£oZfi HLf10S 9ON3HL 'Z .LOV2ll QIVS JO-HgKUOO ,ISVHH.LXOM HH.L J V DNION3WW00 :HNI'I Q3HINDS21Q DNIt4WTIOd 3H.I, d0 3QIS HOVH NO .L3H3 0071 JNIA'I QNV H.LCIIM NI LHHd 0017Z QNV'I d0 MIS V NIH,LIM ONIA"I NO.I.0NJ ISVM `AJNf10O JN A NI `NVICIRIHW H UEIWV`I'IIM `ISV3 S 3- DK `J `H LUON £Z dIHSNMO L `OZ NOI.LOHS 30 'dElDIVnb LS3MH.I MS HH,L 30 NOLDIOd V ON-E Wb006ZIZI6L ZdggY1WN rONIG3003W 2IHQNf1 QHQ2I003u `6L-9Zb'dRMCIN,LV'id 1-iOHS NOINHE 90 AIIO `Z IOVJl 3O NOILNOd IVH.I. I IOZ `L 2MgO LO0 GEISIAM2I 8I I6-90£ZOZ EHRWfIN'IH02IVd S,IIOSS3SSV 6L-9Zb 'ON,LV'Td J.2IOHS NOLM9N Z,LOV-91 I IOZ `9Z UaEU IHLdHS .IKN INi3SV3 SS30OV :NOILdRIOSHQ'IV EI-I 6ZO`60 'ON 90f QVRI.I. S`IIIH HJVIId H I q N019NIMSVM NO1N-gH j0 ADD m v o Cr � z�ma Q° S771H 3JVJ./H.914 � W 077 a)VV7lNVOVA 3OV.LIHHH aka 1N3W3SV3 SS300Y M ']a In a W m k' a IL N W M f t o V N Z � Z C] HZ 0 1)1 Lyc�az 4Rl � to a QQW�U m b° o (JNc' wwdw o Z 4 p, Ln w N W d. .iF- �¢ o ° In =mow tzC EL US �x a p NWMdf m LX=i.lZW W(AJ Z5 o Ujw~ �o ZN i W E) oo a_ LLI U W O C no J ZCOd dW 40 LO "i ! N JX LLI Mf N O 47 W H00 o LO I I z z s-" O1 J N 0 0 I W W 1+ m 70. 1 UP r o, Ix <NN- r��l�d W c M I w4 �00.�pN z z � o I �mr' �' xz U z ri ri a (n Us 'j W r J N M J 1.1 N 7 C U U 0 0 EXHIBIT C HERITAGE VACANT LAND LLC REAL PROPETY Lot 2, City of Renton Short Plat Number LUA-96-149-SHPL, recorded under recording number 9702259003, in King County, Washington 19 Transportation Engineering Northwest, LLC Transportation Engineering/Operations ♦ Impact Studies r Design Services ♦ Transportation Planning/Forecasting October 13, 2011 Mr. Greg Sparhawk Washington Complete Construction Weidner Property Management 9757 Juanita Drive NE, Suite 300 Kirkland, WA 98034 Subject. Reduced Unit Count Heritage Hills Apartment Community — Renton, Washington Greg, r:; 7 y of Renton �)Iarlrlina Division NOV - 3 *01 j ic7 r WED As we understand the current unit count for the proposed Heritage Hills Apartment Community project now includes 75 apartment units. When the August 25, 2011 traffic study was completed for the project, 81 apartment units were assumed. The decrease in 6 units would not have a significant impact on the findings and conclusions included in the August 25, 2011 study. In addition, since the unit count has been reduced, the results and conclusions in the study could be considered conservative. Please let me know if you have any questions. Sincerely, Transportation Engineering NorthWest, LLC C_ G Curtis Chin, P.E. Project Manager cc: Jeff Haynie, P.E. — TENW Principal Transportation Engineering NorthWest 816 — 60, Street S a Kirkland, WA 98033 Me (425) 889-6747 ♦ fax (425) 889-TENW (8369) 0 Transportation Engineering NorthWest Traffic Analysis DATE: August 25, 2011 TO: Kayren Kittrick City of Renton FROM: Curtis Chin, P.E. TENW RE: Heritage Hills Apartment Community Traffic Analysis TENW Project No. 4516 This memorandum documents the traffic analysis completed for the proposed Heritage Hills Apartment Community project. The Heritage Hills Apartment Community project includes the development of an 81 unit apartment building located on a currently vacant site at 1250 Puget Drive S in Renton, Washington. A vicinity map showing the location of the project site is included in Figure 1. Based on the current site plan, access to the site would be provided onto Puget Drive S via the existing property located east of the site. An emergency vehicle only access is proposed directly onto Puget Drive S. A preliminary site plan is shown in Figure 2. The anticipated date of occupancy is spring 2013. Based on correspondence with City of Renton staff, the following items are addressed in this traffic impact analysis: • Determination of net new weekday daily, a.m., and p.m. peak hour trip generation_ • Distribution and assignment of net new weekday a.m. and p.m. peak hour project trips. • Analysis of 2013 weekday a.m. and p.m. peak hour operations of the site access on S Puget Drive including level of service (LOS) and vehicle queues. Findings & Conclusions • The proposed project is estimated to generate 614 new weekday daily trips, with 43 new trips occurring during the weekday a.m. peak hour (9 entering, 34 exiting), and 62 new trips occurring during the weekday p.m. peak hour (40 entering, 22 exiting). • Based on the results of the LOS and queuing analyses, the site access on S Puget Drive would operate at acceptable levels and the project would not have a significant impact on traffic operations. • The proposed project would not have a significant adverse impact on the transportation system. The payment of transportation impact fees will adequately mitigate project impacts by funding the project's fair share of the cost of the City of Renton's planned transportation improvements. Based on the City's current impact fee rate of $75 per daily trip, the development's impact fee would be $46,050. Transportation Engineering/Operations # impact Studies s Design Services # Transportation Pianning/Forecasting 816 611 Street South ♦ Kirkland, WA 98033 ♦ Office (425) 53 i-0567 # Fax (425) 889-TENW(8369) w 19 Transportation Engineering NorthWest Heritage Hills Apartment Community Traffic Analysis August 25, 2011 Page 2 A. f � + t Project i _ Site - ;. _ fw STST t` - TH — J--J_ SW 43Rp ST __ ._ NOT TO SCALE --------------- 19 Transportation Engineering Northwest Figure 1 Project Vicinity Heritage Hills Apartment Community Renwn, WA 92U11 Transportation Engineering/Operations # Impact Studies # Design Services # Transportation Planning/Forecasting 816 6"1 Street South s Kirkland, WA 98033 ♦ Office (206) 714.7421 ♦ Fax (425) 889-TENW(8369) r Transportation Engineering NorthWest j ! M II If I I! � r E'Fffii.Ifl R,} Heritage Hills Apartment Community Traffic Analysis August 25, 2011 Paqe 3 i , * x . Access to Existing HIM Apm&Mrtls e •� E { I }� ja Ni Preiimmery site pier provided by ►hashingtw Cw Oete ConW ,cW 7*&11. Trartsportadon Figure 2 No Preliminary Site Plan 0 NOT TO SCALE Heritage Hills Apartment Community Renton, WA erru+, Transportation Engineering/Operations # Impact Studies * Design Services ♦ Transportation Planning/Forecasting 816 V Street South # Kirkland, WA 98033 ♦ Office (206) 714.7421 • Fax (425) 889-TENW(8369) 11 19 Transportation Engineering NorthWest Trip Generation Heritage Hills Apartment Community Traffic Analysis August 25, 2011 Paae 4 The trip generation estimate for the proposed development was based on trip equations documented in the Institute of Transportation Engineers (ITE) Trip Generation Manual using Land Use Code 220 (Apartments). The net new weekday daily, a.m- and p.m. peak hour trip generation estimates are summarized in Table 1. As shown in Table 1, the proposed development is estimated to generate a total of 614 new weekday daily trips, with 43 trips occurring during the a.m. peak hour (9 entering, 34 exiting), and 62 trips occurring during the p.m- peak hour (40 entering, 22 exiting). More detailed trip generation calculations are shown in Attachment A. Table 1 Heritage Hills Apartment Community Trip Generation Summary Trips Generated Time Period In Out Total Weekday Daily 304 307 614 Weekday AM Peak Hour 9 34 43 Weekday PM Peak Hour 40 22 62 Trip Distribution and Assignment Based on existing travel patterns in the area, the weekday a.m. and p.m. peak hour project trips were distributed and assigned to the street network. Figures 3 and 4 illustrate the distribution and assignment of the weekday a.m. and p.m. peak hour traffic volumes. Future 2013 Year of Opening Traffic Volumes Existing weekday a.m. and p.m. peak hour traffic counts on S Puget Drive at the site access (driveway to existing apartment complex) were conducted on Wednesday August 17, 2011 by All Traffic Data, Inc. The existing traffic volumes represent the highest hour between 7:00-9:00 a.m. and 4:00-6:00 p.m. A two percent annual growth rate was applied to the existing volumes on S Puget drive to estimate year 2013 baseline traffic volumes for the future year operations analysis. Future 2013 with project traffic volumes were estimated by adding the trip assignment from the proposed 81 apartment units to the year 2013 baseline volumes. The 2011 a.m. and p.m. peak hour existing traffic volumes, 2013 baseline traffic volumes, project trip assignment, and 2013 with -project volumes at the site access on S Puget Drive are summarized in Figures 5 and 6. Transportation Engineering/Operations s impact Studies ♦ Design Services r Transportation Planning/Forecasting 8 16 61 Street South * Kirkland, WA 98033 r Office (206) 7 i 4-7421 • Fax (425) 889-TENW(8369) r r1 LJ Transportation Engineering Northwest F 1 2% D —� S l ub St LEGEND XX = AM Peek Hour Project Trip O= Trip Distribution Heritage Hills Apartment Community Traffic Analysis August 25, 2011 Paqe 5 PROJECT SITE 9 "to Sc* Transportation Figure 3 Heritage Hills Engineering AM Peak Hour Project Trip Apartment Community Northwest Distribution and Trip Renton, WA Assi ment &Nlit Transportation Engineering/Operations • Impact Studies # Design Services * Transportation Planning/Forecasting 816 61 Street South # Kirkland, WA 98033 # Office (206) 714-7421 # Fax (425) 889-TENW(8369) 9 0 19 Transportation Engineering Northwest Heritage Hills Apartment Community Traffic Analysis August 25, 2011 Paae 5 Figure 4 Heritage Hills Transportation PM Peak Hour Project Trip Apartment Community Northwest Distribution and Tripnwn, WA A . �:.....r,.�. Transportation Engineering/Operations s Impact Studies s Design Services # Transportation Planning/Forecasting 8 16 611 Street South a Kirkland, WA 98033 ♦ Office (206) 714-7421 a Fax (425) 889-TENW(8369) • s Transportation Engineering NorthWest Heritage Hills Apartment Community Traffic Analysis August 25, 2011 Paqe 7 ro _ NMtoSc* x, m X. tD U � to C 7 7 rt OI! ip 16 0 2 16 0 4— 2 •[ 734 �% F 764 2 J S Puget Drive 2 S Puget Drive 87 -0- 91 2011 Existing 27 7 �r 2 7 S Puget Drive AM Trip Assignment %9 Trans nation Enneering Northwest Figure 5 AM Peak Hour Traffic Volumes 2013 Baseline 43 7 4 f- 764 S Puget Drive 91 -0- 2013 With Project Heritage Hills Apartment Community Renton, WA Transportation Engineering/Operations o Impact Studies s Design Services s Transportation Pianning/Forecasting 816 61 Street South ♦ Kirkland, WA 99033 ► Office (206) 7 i 4-7421 ♦ Fax (425) 889-TENW(8369) 0 0 19 Transportation Engineering NorthWest M X M —. m d7 2 �• fA y 3 w 14 3 2 �- 323 21 S Puget Drive 781 2011 Existing X X. OQ y 17 5 32 , S Puget Drive PM Trip Assignment Tram ng En nertad Northwest Heritage Hills Apartment Community Traffic Analysis August 25, 2011 Paae 8 14 3 �. 2 -OJ'= F 336 21 S Puget Drive 813 KIRC11-0-m- tMd - xx� w rr f� 31 8 �. 10 Ai {_ E- 336 53 S Puget Drive 813 -� Figure 6 PM Peak Hour Traffic Volumes 2013 With Project Heritage Hilis Apartment Community Renton, WA — Transportation EngineeringlOperations ♦ Impact Studies • Design Services ♦ Transportation Planning/Forecasting 816 61 Street South ♦ Kirkland, WA 98033 ♦ Office (206) 714-742 f • Fax (425) 889-TENW(8369) 0 9 Transportation Engineering NorthWest Site Access Analysis Heritage Hills Apartment Community Traffic Analysis August 25, 2011 Paqe 9 The intersection level of service (LOS) and queue analysis at the site access on S Puget Drive was conducted using the methodology and procedures outlined in the 2000 Highway Capacity Manual (HCM) Special Report 209, Transportation Research Board. Level of service (LOS) serves as an indicator of the quality of traffic flow and degree of congestion at an intersection or roadway segment. It is a measure of vehicle operating speed, travel time, travel delays, and driving comfort. The LOS criteria for stop - controlled intersections are based on the delay reported for each movement and therefore do not represent the overall operations of the intersection. The reported queues are 951n percentile queues. The estimated 95t" percentile queues are exceeded only 5 percent of the time during the analysis period. The site access on S Puget Drive consists of one inbound and one outbound lane. In the vicinity of the site access, S Puget Drive consists of two eastbound and two westbound lanes a center two-way, left -turn lane. Table 2 summarizes the results of the LOS/queue analysis at the site access on S Puget Drive for the weekday a.m. and p.m. peak hours. The LOS and queue calculation sheets are included in Attachment B. Table 2 Site Access I S Puget Drive Peak Hour Level of Service and Queue Summary AM Peak De1ay2 Qu9ue3 1 Scenario I Controlled Movement LOS seclven ft LOS PM Peak Delay2 seciveh Queue3 2011 Existing Eastbound (Inbound) Left A 9.6 0' A 8.0 0' Southbound (Outbound) Left -Right B 11.3 0' B 10.2 0' 2013 Baseline Eastbound (Inbound) Left A 9.6 0' A 8.1 0' Southbound (Outbound) Left -Right B 11-3 0' B 10.3 0' 2013 With -Project Eastbound (Inbound) Left A 9.8 0' A 8.2 0' Southbound (Outbound) Left -Right B 12.9 0' B 10.9 0' ' LOS = Level of Service. 2 Delay refers to average control delay for each stop -controlled movement. 3 Queues are 95'h Percentile queues rounded to the nearest 25 feet. Assumes 1 vehicle = 25 foot queue. Transportation Engineering/Operations r Impact Studies # Design Services ♦ Transportation Planning/Forecasting 816 61h Street South ♦ Kirkland, WA 98033 # Office (206) 714-7421 ♦ Fax (425) 889•TENW(8369) 0 0 19 Transportation Engineering NorthWest Heritage Hills Apartment Community Traffic Analysis August 25, 2011 Paae 10 The LOS results in Table 2 show that the stop -controlled movements at the site access on S Puget Drive currently operate at LOS B or better and would remain at LOS B or better during the a.m. and p.m. peak hour in 2013 with or without the project. The proposed 81 apartment units are expected to have an insignificant impact on LOS and queuing at this location. Mitigation To mitigate long-term traffic impacts, the City of Renton requires payment of a traffic impact fee based on the number of trips a project is estimated to generate during a typical weekday. The City's adopted impact fee is $75 per net new average daily trip. The proposed Heritage Hills Apartment Community development is expected to generate 614 daily trips which would result in an impact fee of $46,050 (614 daily trips X $75/daily trip). If you have any questions regarding the information presented in this traffic analysis, please call me at 206-714-7421. cc: Greg Sparhawk, Washington Complete Construction Jeff Haynie, P.E. — TENW, Principal Transportation Engineering/Operations ♦ Impact Studies s Design Services • Transportation Planning/Forecasting 816 611 Street South # Kirkland, WA 98033 ♦ Office (206) 714-7421 a Fax (425) 889-TENW(8369) Transportation Engineering Northwest ATTACHMENT A Trip Generation Calculations Heritage Hills Apartment Community Trip Generation Summary (81 Units) Directional Split Trip Land Use Area Units' ITE LUC z In Out Rate In Weekday Daily Trip Generation Apartments 81 DU 220 50% 50% Equation 307 Weekday AM Peak Hour Trip Generation Apartments 81 DU 220 20% 80% Equation Weekday PM Peak Hour Trip Generation Apartments 81 DU 220 65% 35% Equation Notes; 1. DU = Dwelling Units. 2. Institute of Transportation Engineers (ITE) Trip Generation Manual 8th edition land use code Generated Out Total 307 614 9 34 43 40 22 62 Transportation EngineeringlOperations ♦ Impact Studies a Design Services ♦ Transportation Pfanning/Forecasting 816 611 Street South ♦ Kirkland, WA 98033 ♦ Office (206) 498.5897 ♦ Fax (425) 689-TENW(8369) 0 0 1PTransportation Engineering NorthWest ATTACHMENT B Level of Service Worksheets Transportation Engineering/Operations a Impact Studies ♦ Design Services s Transportation Planning/Forecasting 816 6'h Street South ♦ Kirkland, WA 98033 ♦ Office (206) 714-7421 # Fax (425) 889-TENW(8369) HCM Unsignalized Intersection Capacity Analysis 1: S Puget Drive & Heritage Hills Dwy 10/27/2011 � � k \0. W M Lane Configurations 'f 44 +k Y Sign Control Free Free Stop Grade 10% -10% 0% Volume (veh/h) 2 87 734 2 0 16 Peak Hour Factor 0.86 0.86 0.88 0.88 0.80 0.80 Hourly flow rate (vph) 2 101 834 2 0 20 Pedestrians Lane Width (ft) Walking Speed (ft/s) Percent Blockage Right turn flare (veh) Median type TWLTL Median storage veh) 1 Upstream signal (ft) pX, platoon unblocked vC, conflicting volume 836 890 418 vC1, stage 1 conf vol 835 vC2, stage 2 conf vol 55 vCu, unblocked vol 836 890 418 tC, single (s) 42 6.8 6.9 tC, 2 stage (s) 5.8 tF (s) 2.2 3.5 3.3 p0 queue free % 100 100 97 cM capacity (veh/h) 787 344 589 Volume Total 2 51 51 556 280 20 Volume Left 2 0 0 0 0 0 Volume Right 0 0 0 0 2 20 cSH 787 1700 1700 1700 1700 589 Volume to Capacity 0.00 0.03 0.03 0.33 0.16 0.03 Queue Length 95th (ft) 0 0 0 0 0 3 Control Delay (s) 9.6 0.0 0.0 0.0 0.0 11.3 Lane LQS A B Approach Delay (s) 0.2 0.0 11.3 Approach LOS B ...... Average Delay 0.3 Intersection Capacity Utilization 30.4% ICU Level of Service A Analysis Period (min) 15 Heritgate Hills Apartment Community Synchro 6 Report 2011 Existing AM Peak Page 1 Transportation Engineering Northwest 0 0 HCM Unsignalized Intersection Capacity Analysis 1: S Puget Drive & Heritage Hills Dwy 10/27/2011 } --j. *-- k ti. J Lane Configurations ++ 4& Y Sign Control Free Free Stop Grade 10% -10% 0% Volume (veh/h) 21 781 323 2 3 14 Peak Hour Factor 0.93 0.93 0.91 0.91 0.71 0.71 Hourly flow rate (vph) 23 840 355 2 4 20 Pedestrians Lane Width (ft) Walking Speed (ft/s) Percent Blockage Right turn flare (veh) Median type TWLTL Median storage veh) 1 Upstream signal (it) pX, platoon unblocked vC, conflicting volume 357 821 179 vC1, stage 1 conf vol 356 vC2, stage 2 conf vol 465 vCu, unblocked vol 357 821 179 tC, single (s) 4.1 6.8 6.9 tC, 2 stage (s) 5.8 tF (s) 2.2 3.5 3.3 p0 queue free % 98 99 98 cM capacity (veh/h) 1205 431 840 Volume Total 23 420 420 237 121 24 Volume Left 23 0 0 0 0 4 Volume Right 0 0 0 0 2 20 cSH 1205 1700 1700 1700 1700 719 Volume to Capacity 0.02 0.25 0.25 0.14 0.07 0.03 Queue Length 95th (ft) 1 0 0 0 0 3 Control Delay (s) 8.0 0.0 0.0 0.0 0.0 10.2 Lane LOS A B Approach Delay (s) 0.2 0.0 10.2 Approach LOS B Average Delay 0.3 Intersection Capacity Utilization 31.6% ICU Level of Service A Analysis Period (min) 15 Heritgate Hills Apartment Community Synchro 6 Report 2011 Existing PM Peak Page 1 Transportation Engineering Northwest HCM Unsignalized Intersection Capacity Analysis 1: S Puget Drive & Heritage Hills Dwy 10/27/2011 l -..w *— 4, ` 1 tTAfm_..... , .. ... ... ......., . Lane Configurations Sign Control Free Free Stop Grade 10% -10% 0% Volume (vehlh) 2 87 734 2 0 16 Peak Hour Factor 0.86 0.86 0.88 0.88 0.80 0.80 Hourly flow rate (vph) 2 101 834 2 0 20 Pedestrians Lane Width (ft) Walking Speed (ftls) Percent Blockage Right turn flare (veh) Median type TWLTL Median storage veh) 1 Upstream signal (ft) pX, platoon unblocked vC, conflicting volume 836 890 418 vC1, stage 1 conf vol 835 vC2, stage 2 conf vol 55 vCu, unblocked vol 836 890 418 tC, single (s) 4.2 6_8 6.9 tC, 2 stage (s) 5.8 tF (s) 2.2 3.5 3.3 p0 queue free % 100 100 97 cM capacity (vehlh) 787 344 589 VIM- 1 Volume Total 2 51 51 556 280 20 Volume Left 2 0 0 0 0 0 Volume Right 0 0 0 0 2 20 cSH 787 1700 1700 1700 1700 589 Volume to Capacity 0.00 0.03 0.03 0.33 0.16 0.03 Queue Length 95th (ft) 0 0 0 0 0 3 Control Delay (s) 9.6 0.0 0.0 0.0 0.0 11.3 Lane LOS A B Approach Delay (s) 0.2 0.0 11.3 Approach LOS B anti Su Average Delay 0.3 Intersection Capacity Utilization 30.4% ICU Level of Service A Analysis Period (min) 15 Heritgate Hills Apartment Community Synchro 6 Report 2013 Without Project AM Peak Page 1 Transportation Engineering Northwest 0 0 HCM Unsignalized Intersection Capacity Analysis 1: S Puget Drive & Heritage Hills Dwy 10/27/2011 wn��i a i�r nruu ra�iri .r# � k \,I. W Lane Configurations 'M +T- 'Y' Sign Control Free Free Stop Grade 10% -10% 0% Volume (veh/h) 21 813 336 2 3 14 Peak Hour Factor 0.93 0.93 0.91 0.91 0.71 0.71 Hourly flow rate (vph) 23 874 369 2 4 20 Pedestrians Lane Width (ft) Walking Speed (ft/s) Percent Blockage Right turn flare (veh) Median type TWLTL Median storage veh) 1 Upstream signal (ft) pX, platoon unblocked vC, conflicting volume 371 853 186 vC1, stage 1 conf voi 370 vC2, stage 2 conf vol 482 vCu, unblocked vol 371 853 186 tC, single (s) 4.1 6.8 6.9 tC, 2 stage (s) 5.8 tF (s) 2.2 3.5 3.3 p0 queue free % 98 99 98 cM capacity (veh/h) 1191 419 831 Volume Total 23 437 437 246 125 24 Volume Left 23 0 0 0 0 4 Volume Right 0 0 0 0 2 20 cSH 1191 1700 1700 1700 1700 708 Volume to Capacity 0.02 0.26 0.26 0.14 0.07 0.03 Queue Length 95th (ft) 1 0 0 0 0 3 Control Delay (s) 8.1 0.0 0.0 0.0 0.0 10.3 Lane LOS A B Approach Delay (s) 0.2 0.0 10.3 Approach LOS B Average Delay 0.3 Intersection Capacity Utilization 32.5% ICU Level of Service A Analysis Period (min) 15 Heritgate Hills Apartment Community Synchro 6 Report 2013 Without Project PM Peak Page 1 Transportation Engineering Northwest HC1\A Unsignalized Intersection Capacity Analysis 1: S Puget Drive & Heritage Hills Dwy 10/27/2011 } --,. .-- k \W Lane Configurations Vi 0 Y Sign Control Free Free Stop Grade 10% -10% 0% Volume (vehlh) 9 91 764 4 7 43 Peak Hour Factor 0.86 0.86 0.88 0.88 0.80 0.80 Hourly flow rate (vph) 10 106 868 5 9 54 Pedestrians Lane Width (ft) Walking Speed (ft/s) Percent Blockage Right turn flare (veh) Median type TWLTL Median storage veh) 1 Upstream signal (ft) pX, platoon unblocked vC, conflicting volume 873 944 436 vC1, stage 1 conf vol 870 vC2, stage 2 conf vol 74 vCu, unblocked vol 873 9444 436 tC, single (s) 4.2 6.8 6.9 tC, 2 stage (s) 5.8 tF (s) 2.2 3.6 3.3 p0 queue free % 99 97 91 cM capacity (veh/h) 762 327 573 000*0. Volume Total 10 53 53 679 294 62 Volume Left 10 0 0 0 0 9 Volume Right 0 0 0 0 5 54 cSH 762 1700 1700 1700 1700 519 Volume to Capacity 0.01 0.03 0.03 0.34 0.17 0.12 Queue Length 95th (ft) 1 0 0 0 0 10 Control Delay (s) 9.8 0.0 0.0 0.0 0.0 12.9 Lane LOS A B Approach Delay (s) 0.9 0.0 12.9 Approach LOS B Average Delay 0.9 Intersection Capacity Utilization 31.2% ICU Level of Service A Analysis Period (min) 15 Heritgate Hills Apartment Community Synchro 6 Report 2013 With Project AM Peak Page 1 Transportation Engineering Northwest 0 0 HCM Unsignalized Intersection Capacity Analysis 1: S Puget Drive & Heritage Hills Dwy 10/27/2011 'A � 4— t \I. 1 Lane Configurations tt til� Y Sign Control Free Free Stop Grade 10% -10% 0% Volume (veh/h) 53 813 336 10 8 31 Peak Hour Factor 0.93 0.93 0.91 0.91 0.71 0.71 Hourly flow rate (vph) 57 874 369 11 11 44 Pedestrians Lane Width (ft) Walking Speed (ft/s) Percent Blockage Right turn flare (veh) Median type TWLTL Median storage veh) 1 Upstream signal (ft) pX, platoon unblocked vC, conflicting volume 380 926 190 vC1, stage 1 conf vol 375 vC2, stage 2 conf vol 551 vCu, unblocked vol 380 926 190 tC, single (s) 4.1 6.8 6.9 tC, 2 stage (s) 5.8 tF (s) 2.2 3.5 3.3 p0 queue free % 95 97 95 cM capacity (vehlh) 1182 382 826 Volume Total 57 437 437 246 134 55 Volume Left 57 0 0 0 0 11 Volume Right 0 0 0 0 11 44 cSH 1182 1700 1700 1700 1700 667 Volume to Capacity 0.05 0.26 0.26 0.14 0.08 0.08 Queue Length 95th (ft) 4 0 0 0 0 7 Control Delay (s) 8.2 0.0 0.0 0.0 0,0 10.9 Lane LOS A B Approach Delay (s) 0.5 0.0 10.9 Approach LOS B Average Delay 0.8 Intersection Capacity Utilization 32.6% ICU Level of Service A Analysis Period (min) 15 Heritgate Hills Apartment Community Synchro 6 Report 2013 With Project PM Peak Page 1 Transportation Engineering Northwest Printed: 11-03 -2011 CITY OF RENTON 1055 S. Grady Way Renton, WA 98055 Land Use Actions RECEIPT Permit#: LUA11-091 Payment Made: 11/03/2011 02:44 PM City of Renton Planning Division NOV - 3 2D11 IRIECEVEg) Receipt Number: R1104459 Total Payment: 4,120.00 Payee: Complete Construction LLC Current Payment Made to the Following Items: Trans Account Code Description Amount ---------------- ------ 3080 ------------------ 503.000000.004.322 ------------------------------ Technology Fee 120.00 5010 000.000000.007.345 Environmental Review 1,000.00 5013 000.000000.007.345 PUD 3,000.00 Payments made for this receipt Trans Method Description Amount --------------------------------------------------------------_ Payment Check 11399 Account Balances 4,120.00 Trans Account Code Description Balance Due ------ 3021 ------------------ 303.000000.020.345 ------------------------------ Park Mitigation Fee --------------- .00 3080 503.000000.004.322 Technology Fee .00 3954 650.000000.000.237 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/Tentative 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 000.000000.007.345 Lot Line Adjustment .00 5016 000.000000.007.345 Mobile Home 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 000.000000.007.345 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 5998 000.000000.000.231 Tax .00 Remaining Balance Due: $0.00 0