We are proposing two different types of housing for this property. The lots directly adjacent to the freeway are below the freeway road elevation and the majority of the freeway noise passes overhead. We are proposing to develop for sale housing with Fourplex and Duplex style housing in this area. They can be purchased as an owner occupied master unit with three rental units attached. That can be set up for retired buyers who want to own and manage their own rental units and live in the master unit. Or the buildings can be sold as a four unit condominium building with individual ownership for each of the units. We have been in contact with business owners and municipal agencies that are interested in providing “Employee Assisted Housing” utilizing the fourplex concept. for Work Force Housing. We are including duplex style housing in the same area for first time buyers in the Work Force economic range. We are designing these units with sweat equity expansion in mind as the owners family grows. With state and federal down payment programs young people can move in with little or no money down and have ownership in their own residence. All the Fourplex and Duplex buildings will be maintained by a condominium association, which will keep the project always looking good and give control on the number of people allowed to live in each unit and set rules of behavior for the development. This will provide an incentive for the upgrading the local neighborhoods housing as well.

On the reduced slope area above the for sale housing we are proposing an apartment complex of 48 units with rents in the Workforce market range. The building will be designed so that the patios and living areas are facing away from the freeway and shielded from the traffic noise. The buildings are all designed and constructed to condominium standards and have three stories of living space with garages on the lower daylight basement. All these buildings are fully fire sprinklered. The center two buildings will be elevator equipped so that all the units are handicap available. These building will have views of the local area and some view of the lake. The Landscaped courtyard to the East of the buildings has a playground and large open space for recreation use. A recreation building is provided and will be available for all the occupants of the development. The recreation building will be designed so that a community day school can be setup for the working families. The project will have its own wireless internet system available to the workforce occupants for a minimal cost. The system can have mini-cam’s at the day school for the participants to view the children’s activities when ever they choose. The community network can be utilized for self help programming to facilitate this market group to better their educations. Approximately `10% of the rental units will be affordable and qualify for subsidy rent programs.

The development is location is close to schools and local recreation areas. The project will provide a bike trail connecting the Project to the neighborhood to the north and provide access to the local elementary school

The development will require an annexation of a small portion of the property into the City as presently it is in the County. The zoning being requested is R-8 which will allow us to build the cluster and multifamily buildings. The actual density for the project is 6.5 units to the Acre and will be built under the Planned Unit Development format. The entrance will be from Pennsylvania Ave. and 23rd St. with a gated entrance to discourage excess traffic and provide a sense of security for the residents. A limited emergency exit to Lilac Lane is proposed for access by the Fire and Police service vehicles. It is anticipated that public transportation via local bus service can be added to the site to provide employee transportation to local businesses.

The streets will be private streets maintained by the association , the main access from Pennsylvania Ave. street will have a 10 ft. bike and pedestrian way on the East side and two traffic lanes with parking on the West side. This entrance will be gated to control traffic into and the project and give the occupants a sense of security. The driveway access to the apartment site will be graded at a maximum grade of 8% for normal and emergency access and the upper driveway will have parking on the West side. The parking area will be provided with curbs at the hillside edge and boulders to limit accidents. Each of the apartment units will have one covered parking spaces and additional parking provided on the driveway side. See attached schedule of parking and unit breakdown.

This property is in the “Hillside Ordinance” boundary and the slope areas have been left natural with minimal grading at the toe of the slope as it abuts the individual lots. The trees in these areas will provide a natural screen between the development and the adjacent residences on each side of the project. The Fernan Hill roadway is well above the highest roof line of the buildings and will not be visible to anyone driving up or down the roadway. The only way to see the project would be to stop and get out of the can and look over the bank.

The wetland and flood control basin area at the North entrance will be upgraded to provide added water storage capacity for the spring runoff and landscaped with indigenes wetland plants to create a pleasant entrance to the project. A larger arched conduit will provide additional water capacity where the new roadway crosses the stream which will provide capacity for the maximum flood flow. A formal application to the Corps of Engineers will be made after preliminary approval is received for the project. The entrance wetland is also in the 100 year flood zone. All improvements will be located above the 100 yr flood mark of el. 2165 at the stream crossing. The extreme limits of the flood zone will be reinforced with landscape boulders to provide protection to the local area and blend into the natural landscape of the project. The slope at the South edge of the wetlands area will be left natural to provide a landscape screen to the local neighbors.

The sewer and water system have been designed to city standards with the apartment area having a private gravity sewer system that connects to the public system in the street. The area south of the apartment access road will be served by a pressurized main sewer with grinders and pumps to move the sewage to the gravity connection. Future connection capability will be provided for the residences in the Foss subdivision. The project has been reviewed by the fire department and all the required fire hydrants and turnarounds meet the local standards. The maximum grade on any street is 8% for short distances. Storm water is collected in grassy swales between the fourplex and duplex lots and the overflow is directed to the large swale area at the South property line, which will also take occasional overflow runoff from Highway 90 which is adjacent. The Northern properties swales overflow will be directed to the wetlands area. A general storm water overview design has been completed and the required areas shown on the site plans.

The site has a preliminary Geotech review and all slopes are within the recommend tolerances. See attached preliminary report from Earth Systems Northwest. A wetlands review is also included, see Environmental Inc. report. The traffic report on Pennsylvania Ave and 15th street indicates no reduction in the efficiency of the street and intersection by the additional traffic created by this development.

We are requesting the building size for the apartments be adjusted to allow larger building that will be required to achieve the economic balance for workforce housing. We will have two building of three stories and 18 units each and one building of three stories with 12 units. The balance of the buildings on the site are within the Cities standards. The PUD designation is required to restrict the total number of units on the site to the 82 proposed, not the greater number that would be available under an R-8 zone.
The project will be developed in two phases.

Phase One the land North of the apartment driveway
Three fourplex lots 12 fourplex Units
Two Apartment buildings 30 Apartments
Project entrance and wetlands improvements
Gravity sewer system
Private street complete to apartments
Water service to phase one
All mass grading for site
Phase Two
Four fourplex lots 16 Units
Three Duplex lots 6 Units
One apartment building 18 Units
Recreation Building
Balance of water and sewer systems
Balance of private street

See the attached exhibit “PUD OVERVIEW” for breakdown of land use and code modification with the project building schedule. It is anticipated that the project would be developed over a three to five year period depending on financing and market forces.