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HomeMy WebLinkAboutLUA77-059 CITY of RENTON
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RECEIVED �� g4 �'
CITY OF REN O ' -
HEARING EXAMINE
JUL 2 61977 ; ;
AM FM 5 ..
718o9rl0,l , 2i1e2i31415i IBIT O. . .-..._ . . - ..
ITEM NO. F - D-5 q- 7 ` ...... .../
ll60 -77
•
�� �, ..: .�, THE CITY OF R1 NTON
�A"`�'� J Z MUNICIPAL BUILDING 200 MILL AVE. SO. RENTON,WASH. 98055
o °�' CHARLES J. DELAURENTI , MAYOR e • PLANNING DEPARTMENT
1,o J 235-2550
0
'1)4IED SFP1 �O•
July 19 , 1977
•
•
•
Dear Recipient:
RE : FINAL ENVIRONMENTAL IMPACT STATEMENT
TIFFANY PARK DIVISION #3 /
•
This document is the Final Environmental Impact
Statement (EIS) for the proposed Tiffany Park
Division #3 single family residence subdivision.
The review period for the draft statement expired -.
on June 29 , 1977.
The final EIS contains an appendix with responses
to the various comments received. Review of the
draft statement by interested agencies and persons
has been appreciated by this department.
•
Verf/ truly yours,
•
r f
ef
rdon Y. E ick 'tsn
Tannin D- rector
•
•
FINAL
ENVIRONMENTAL IMPACT STATEMENT
FOR
TIFFANY PARK - DIVISION 3
CITY OF RENTON
PLANNING DEPARTMENT
RENTON, WASHINGTON
Prepared for the Review and Comments of Citizens,
Citizen Groups, and Governmental Agencies
In Compliance With:
The State Environmental Policy Act of 1971
Chapter 43.21c, Revised Code of Washington
SEPA Guidelines, Effective January 16, 1976
Chapter 197-10, Washington Administrative Code
CITY OF RENTON ORDINANCE
#3060
DATE OF ISSUE OF DRAFT: May 25, 1977
DATE COMMENTS DUE: June 29, 1977
DATE OF ISSUE OF FINAL: July 19, 1977
rdon Y. Eri on --
COST PER COPY: $3.00 irector, P ning Department
1
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INTRODUCTION
Action Sponsor:
Owner - Louis & Robert Sheffels; Wilbur, Washington
Project Manager - Development Coordinators, Inc.
13837 N.E. 8th Street; Bellevue, Washington 98005
Attention: Mr. Charles M. Brengle
Proposed Action:
The Action Sponsor has requested approval by the City of Renton ,
for the subdivision of 37.4 acres of G-7200 zoned land into 125
lots for single-family dwellings.
Project Location:
One half mile east of the east end of Puget Drive S.E. , just
north of Seattle's Cedar River pipeline right-of-way.
Lead Agency:
City of Renton, Washington
Responsible Official :
Gordon Y. Erickson, Planning Director
Municipal Building
200 Mill Avenue South
Renton, Washington 98055
Planning Department Contact Person:
Michael L. Smith, Associate Planner, phone: (206) 235-2550. '_I
Authors & Principal Contributors/Location of Background Data:
Environmental Analysis and Document Preparation - Wilsey & Ham, Inc. ,
631 Strander Boulevard, Tukwila, Washington 98188, (206) 248-2470.
Traffic Analysis - Christopher Brown, P.E.
9688 Rainier Avenue Soutn, Seattle, Washington 98118, (206) 723-2567.
Engineering - Group Four, Inc. , P.S.
19707 - 44th Avenue West, Lynnwood, Washington 98036, (206) 775-4581 .
Soils Engineering - Rittenhouse-Zeman & Associates, Inc. 0
13240 Northrup Way, Bellevue, Washington 98005, (206) 746-8020
Licenses Required: -,
Draft and Final EIS approvals, preliminary and final subdivision
approvals, engineering plan/construction inspection approvals, water
and sewer hookup permits, burning permit, building permits.
Cost of Copies:
$ 3.00; available at the Planning Department.
Make checks payable to "City of Renton".
Date of Issue of Draft: May 25, 1977
Return Comments to Responsible Official By: June 29, 1977
Date of Issue of Final : July 19, 1977
2 r
TABLE OF CONTENTS
PAGE
Introduction 2
Table of Contents 3
Recipients of the Document 4
Summary:
The Proposed Project 5
Environmental Impacts 5
Alternatives Considered 8
Mitigating Measures 9
Remaining Adverse Impacts 9
Description of the Proposal 10
Existing Conditions, Environmental Impacts and Mitigation
Scope of Analysis of Impacts 14
Elements of the Physical Environment 15
Elements of the Human Environment 35
Irreversible or Irretrievable Commitments of Resources,
and the Relationship Between Local Short-Terms Uses of
Man's Environment and Maintenance and Enhancement of
Long-Term Productivity 58
Alternatives to the Proposal 59
Unavoidable Adverse Impacts 61
References 62
Index of Elements of the Environment 63
Appendix A: Comments to the Draft and Responses A-1
LIST OF FIGURES
Figure 1 - Location 11
Figure 2 - Site Plan 12
Figure 3 - Topography 16
Figure 4 - Soil Test Sites 18
Figure 5 - Hydrology 20
Figure 6 - Noise Reading Sites 28
Figure 7 - Land Use 31
Figure 8 - Zoning .32
Figure 9 - Census Tracts 36
Figure 10 - Existing Traffic 41
Figure 11 - Imposed: Traffic 43
Figure 12 - Traffic Assignments 44
Figure 13 - Community Facilities 49
LIST OF TABLES
Table I - Noise Limitations 26
Table II - Existing Noise Levels 27
Table III - Population Characteristics 37
Table IV - Population Growth Projections 37
Table V - Housing Characteristics 39
Table VI - Housing Growth 40
Table VII - Hourly Traffic Variation .42
i 3
RECIPIENTS OF THE DRAFT ENVIRONMENTAL IMPACT STATEMENT Response
Review Comments Received: Date Page Page
Federal :
Environmental Protection Agency
Department of Housing and Urban Development
Department of Agriculture, Soil Conservation Service
Community Services Administration
Bonneville Power Administration
State: -.
Office of Program Planning and Fiscal Management
Office of Community Development 6/14 A-3
Department of Ecology 6/22 A-5
Department of Fisheries 6/30 A-30 A-32
Department of Game
Department of Natural Resources
Department of Highways, State Highway Commission 6/8 A-2
Department of Social and Health Services
Commerce and Economic Development
Office of Public Archaeology
Institute for Environmental Studies
Regional :
Metro - Water Pollution Control 6/23 A-6
Metro - Transit
Puget Sound Air Pollution Control Agency 6/16 A-4
Puget Sound Council of Governments
Washington Environmental Council
Seattle-King County Department of Public Health
King County:
County Councilman - Mike Lowry
Housing & Community Development Section
Department of Budget and Program Planning (Pub. Works) 6/29 A-28 A-32
Cities:
City of Kent
Utilities/Services:
Renton School District No. 403 6/22 A-7 A-11
Seattle Water Department 6/24 A-8 A-11
Puget Sound Power and Light
Washington Natural Gas Company
Pacific Northwest Bell
Libraries:
U of W Library, College of A & UP Branch
Seattle Public Library
Renton Public Library
Kent Public Library
Newspapers:
Seattle Times
Seattle Post Intelligencer
Daily Journal of Commerce
Renton Record Chronicle
Kent News Journal
Private Organizations and Others:
Seattle Audubon Society
Royal Hills Apartments
Richard E. Pinkley
Greater Renton Chamber of Commerce
4 �__
SUMMARY OF CONTENTS OF DRAFT EIS
THE PROPOSED PROJECT
The sponsor, Development Coordinators, Inc. , proposes to develop a single-family
residential subdivision to be known as TIFFANY PARK, Division 3, on 37.4 acres
of G-7200 zoned land lying immediately east of Tiffany Park, Division 2, Tiffany
Park (park) , and Tiffany Park Elementary School in the southeast portion of Renton,
Washington. The project will include 125 residential lots and about 7.5 acres of
steep-slope open space. Paved streets, sidewalks and underground utilities will
be provided. Site preparation is expected to begin in June, 1977 and houses
should be under construction by year's end with full occupancy occurring in 1979
1980.
The sponsor's main objectives with this proposal are to put the subject land to
the highest economic use commensurate with existing zoning and other regulations
and to supply single-family housing in an area where continuing demand demonstrates
the need for such housing.
SUMMARY OF ENVIRONMENTAL IMPACTS
ELEMENTS OF THE PHYSICAL ENVIRONMENT
Geology and Topography
Minor topographic changes will occur due to grading and filling during construction.
No material will be imported or exported, and impacts on the surficial and sub-
surface geology will be negligible. Shallow slide potential may exist on steep
slopes adjacent to the site. Retention of natural vegetation will mitigate this.
Soils .
Approximately 15,000 yards of native soil material will be repositioned within the
sites. Most of this is suitable for fill and backfill . The small amount of organic
peat present will be removed or overfilled and settled in areas where buildings or
roads are sited. The low erodability of the Alderwood soils and the moderate slopes
occurring on the site produce a relatively low erosion potential which can be
mitigated through typicalresidential lawn and yard plantings. The low permeability
of the surface and subsurface materials will not create ponding or health problems
as the project includes full underground drainage and sanitary sewer systems.
5
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t_
Hydrology ii
The addition of impermeable surfaces will increase runoff volume on the site by
approximately 125%. Retention facilities will maintain existing peak flow rates
off site, and silt and grease traps will maintain surface water quality. Ground-
water recharge is minimal now and may be slightly increased during dry weather
from irrigation and decreased slightly during wet weather by containment in under-
ground drainage systems.
Vegetation and Wildlife
g Most natural vegetation will be removed, and most resident small mammals and birds I j
will be eliminated from the site. No rare or endangered species of flora or fauna
were discovered on the site.
Air Quality
Minor increases in pollutants will come from four main sources: natural gas
heating, possible outdoor cooking and burning, vehicle emissions, and temporary
construction activity. These activities will make only small contributions to
existing low pollution levels, and will not cause any standards to be exceeded
or even closely approached.
Noise
Local noise levels will be increased slightly, due to increased human activity,
but levels within residential areas will remain well below the 55 dBA state
limitation, and increases on local streets and arterials will be less than 2 dBA
may not be readily perceivable.
Light and Glare
Artificial light will be added to the site. This will be localized and will im-
prove safety factors.
Land Use
About 80% of the sites will be converted from their natural wooded state to
residential use. The remainder will be kept natural . Since only about 30 acres
of private land and 22 acres of school district land will remain undeveloped in
the influence area, secondary impacts will be minor. The property is contiguous
to developing residential areas and is fully serviced with roads and utilities.
Therefore, the project represents a filling in of a largely developed area
rather than an incursion into an undeveloped location.
6
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Natural Resources
Normal amounts of non-renewable resources will be consumed by construction of the
development, and the land will be removed from potential timber production and
committed to the proposed use for the foreseeable future, reducing options for
alternative uses.
ELEMENTS OF THE HUMAN ENVIRONMENT
Population
Local population will increase by approximately 400 people in 125 households over
a two year period from 1977 to 1979. The local area has been growing at about
100 households per year and this rate will be maintained for an additional year or
so by implementation of the development. The new population will probably be of
somewhat higher income than the existing median and will probably consist largely
of established families with school age children.
Housing
One hundred and twenty five single-family houses in the $50,000 price bracket
will be added, and will help to supply the demonstrated continuing demand for
housing in this part of the County.
Transportation and Circulation
The project will add about 1 ,220 vehicle trips per day to Puget Drive S.E. and
will add slightly to the congestion at several intersections to the west. Traffic
is currently on the increase in the general area and the subject development will
only generate a portion of anticipated future load increases on the road system.
Planned mitigating measures such as widening of intersections and roadways is being
implemented by the City and County on an area wide basis.
Public Services
Less than one additional uniformed officer would be needed in the vicinity to
maintain the present level of police protection.
Existing fire protection is adequate to serve the subdivision.
The project will add approximately 30 new students each to Nelson Middle School
and Lindbergh High School by 1979. The schools can absorb this increase with
little adverse impact. The addition of 60 students to Tiffany Park Elementary
7
School will be largely offset by planned attendance boundary shifts.
The increased demand for recreation facilities can be absorbed by Tiffany Park
(park) and other recreation facilities in the area.
Planned expansion of Valley General Hospital should accommodate the probable demand
increase of one bed due to the proposal .
The current local libraries can handle the projected increases in usage.
Energy
The subdivision will consume approximately 11 .25 million cubic feet of natural
gas and 3 million kilowatt hours of electrical power annually. Present and plan-
ned supplies are adequate.
Utilities
The project will require service for electricity, natural gas, telephone, water, I '
sanitary sewer and solid waste disposal . No extension of any utility trunks will
be needed and the additional demands can be met by existing and already planned
systems and supplies.
Aesthetics
The visual characteristics of much of the site will be changed from natural vegeta-
tion to human settlement. This new appearance will be compatible with surrounding
areas, and the development will be partially visible from across Maple Valley. Re-
tention of vegetation on steep slopes and lots will soften the visual impact.
SUMMARY OF ALTERNATIVES
"No Action"
i
Disapproval of the proposed subdivision would leave the land in its present un-
developed state for an indefinite period. The impacts discussed above would
not o-cur on or near the subject sites, but similar impacts would likely occur
at other locations within the general area where the same housing demand would
probably be supplied.
Higher Density Development
Higher residential density or commercial development are not considered viable
alternatives, primarily because of locational factors.
8
I
Lower Density Development
Development to a lower single family density would partially mitigate some local
adverse impacts such as increased traffic and increased demand for public services,
but these effects would be slight and the housing demand would still exist and
probably be met somewhere else in the area. Development costs and housing values
would increase, making the proposal less compatible with adjacent residential
development and of less certain marketability •
Alternative Locations
The sponsor does not own or control other alternative sites in the vicinity at
this time.
POSSIBLE MITIGATING MEASURES
Stability of steep slope areas will bemaintained by retention of natural vegeta-
tion, lot line location and building setbacks. Eight acres of open space will pro-
vide natural wildlife habitat. Erosion will be controlled by normal residential.
lawn and yard plantings. Significant trees will be saved on building lots.
Southeastern traffic route being negotiated with adjacent property owner and
Seattle Water Department will provide improved emergency vehicle access. Planned
attendance boundary shifts should largely offset influx of new students at Tiffany
Park Elementary School .
REMAINING ADVERSE IMPACTS
Erosion potential during construction.
Removal of most natural vegetation from 75% of site.
Elimination of some non-unique species of fauna.
Minor local air pollution increase due to construction activity and increased
human activity.
Minor noise level increase due to human activity.
Additional traffic on local streets and arterials.
Need for additional public services.
Increased use of electricity and natural gas.
9
DESCRIPTION OF THE PROPOSAL
NAME OF PROPOSAL AND SPONSOR
The proposal is for a single-family, detached residential subdivision to be known
as TIFFANY PARK, Division 3. The sponsor is Development Coordinators, Inc. of
Bellevue, Washington, and the developers are Louis and Robert Sheffels.
LOCATION
The site lies in southeast Renton, Washington one half mile east of the east end
of Puget Drive S.E. , near the divergence of Seattle's Cedar River pipeline and
the Mercer Island pipeline. Most of the site is in the southeast quarter of
Section 21 , Township 23 N. , Range 5 E. , King County. Figure 1 shows the region-
al context.
I
AGENCY FILE NUMBERS
City of Renton application No.
The City is not aware of other agency file numbers.
CONSTRUCTION SCHEDULE
Site preparation and improvements are scheduled to begin about June, 1977 with
street pavingand housingstarts occurringin late
1977. The last of the 125
homes should be under construction in 1979.
PHYSICAL AND ENGINEERING ASPECTS
The street, lot and access layout are shown in Figure 2. Division 3 includes 125
lots. Minimum lot size of 7,200 square feet conforms to zoning regulations. Ap-
proximately 7 1/2 acres of the total 37.4 will be retained as steep slope open space.
All utilities (water, sewer, power, telephone, gas and drainage) will be under-
ground, and street lighting will be provided on concrete lamp posts.
All streets will be asphalt paved with concrete curb and gutter and paved side-
walks. Typical pavement widths will meet the minimum requirement of 32 feet for
local streets and 36 feet for collector streets. Principal street access is pro-
vided through the adjacent Division 2 to Puget Drive S.E. Secondary access across
the pipeline at the southeast corner of the site from S.E. 160th Street is being
negotiated with the adjacent property owner.
10
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The houses will be designed and constructed by various home builders in accordance
with approved grading and F.H.A. clearing plans, and City zoning and building
regulations. The sponsor anticipates that the homes will sell at a price average
of about $50,000.
EXISTING PLANS AND REGULATIONS
The City of Renton Comprehensive Plan
The proposed subdivision lies within an area designated on the Comprehensive
Plan Map for single-family residential use. It is accessed by a major arte-
rial with connections to nearby employment centers in Renton and the Green River
Valley. The plat complies with all residential development policies including
density, location, development criteria, and design factors.
The City of Renton Zoning Code
The site is designated on the zoning map as G-7200. This zone allows subdivi-
sion to 4 units per acre with a requirement for public sewers, public water,
paved streets with curbs and underground drainage, all of which are to be pro-
vided.
Other Plans and Policies
The site is not within a flood hazard or shoreline management zone.
13
EXISTING CONDITIONS, ENVIRONMENTAL IMPACTS AND MITIGATION
SCOPE OF ANALYSIS OF IMPACTS
The subdivision will proposed produce impacts of varying significance on specific
elements of the environment, and the potentially impacted area will change from
element to element. The initial analysis performed within each element indicated
the scope of potential impact and set the size of the study area for that element.
The various study areas used in this report are as follows:
THE IMMEDIATE SITE AREA - The study area for the following elements encompasses
the site and adjacent landswithin a few hundred feet: Geology & Topography,
Vegetation, Wildlife, Light and Glare, Risk of Upset, Primary Land Use, Health,
Aesthetics, Recreation, and Archaeology/History.
THE IMMEDIATE SITE AREA PLUS THE RECEIVING WATER COURSE - Drainage systems feed- 1
ing the Cedar River were added to the immediate site area to analyze Hydrology
and Erosion.
THE IMMEDIATE SITE AREA PLUS THE IMPACTED TRAFFIC CORRIDOR - Local streets within
Tiffany Park, Division 2, Puget Drive S.E. , and Benson Road will carry most of the
generated traffic, and were added to the site area to study Traffic and Circulation,
Air Quality and Noise. ;.
THE LAND USE INFLUENCE AREA - Only about 50 acres of land outside of the proposal
site remains unplatted within the site's vicinity, and all buildable and land
along major access routes is developed or approved for building within a half mile
or more of the site. Land use impacts will be confined to the proposal site and
the remaining 50 acres to the southeast.
ADJACENT CENSUS TRACTS - A 2-census-tract area of approximately 6 square miles sur-
rounding the site and the impacted traffic corrid
or was used to study Population,
ulation
Housing, and Demographic Characteristics.
SERVICES AND UTILITIES - The impacts on public services and utilities will usually
be felt by the specific organizations providing the service and the residents of
the service area. Police protection, fire protection, water, sewers, streets,
libraries and parks are funded at the City level . Schoolsare handled by the Renton
School District, and electricity, gas and telephone service are provided by region-
al private regulated utilities.
14
i
ELEMENTS OF THE PHYSICAL ENVIRONMENT
40 GEOLOGY AND TOPOGRAPHY
Existing Conditions
The proposed project is located at the northern tip of a bench bounded by the
broad Green River Valley to the west and the narrower Cedar River Valley to
the east and north. This area, like much of the Puget Lowland owes its pre-
sent configuration to the multiple advances of continental glaciation, with
the most recent advance having receded about 13,500 years ago. Advancing and
receding at least four times, this glaciation so altered the geology of the
region that reconstruction of preglacial and early glaciated topography is
extremely difficult. The project area is part of a discontinuous fill or
drift plain that occurs along the eastern side of the Puget Lowland as a re-
sult of this glaciation. It has been incised by drainage channels and is dot-
ted by many small kettle lakes and bogs in varying stages of the lake-bog-fen
cycle of eutrophication. In latter stages, these surface depressions are the
source of the numerous peat bogs which are common along this till plain. Gravel
deposits resulting from the deposition of materials by the meltwaters of the
receding glacial front also occur on this drift plain.
The site is situated at the north edge of the plateau above a valley cut by the
Cedar River. The topography of the site and its relationship to the sloping
hillside is shown in Figure 3. This glacial till upland is blanketed by a
relatively thin mantle of recessional sands, silts and gravels. Two subsur-
face borings indicate that the till cap is relatively thick. The base was
not encountered at a depth of 49 feet. Typically, the till is underlain by
advance outwash sands and gravels and, at greater depth, by glacially compacted
silts and clays.. The thick section of glacial till is highly resistant to slides.
Environmental Impact
Scope - Minor alterations to the local topography will be confined to the specific
project sites, and the subsurface geology should not be disturbed.
Grading and filling will slightly alter the topography of the sites., but because
the area is relatively flat, minimal amounts of material will be repositioned.
The nature of the construction of single-family houses will result in negligible
impact upon the surficial geology of the sites.
15
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As with any hillside area, the possibility of movement in weathered soils exists.
Slides or slumps are usually quite shallow and occasionally occur after long
periods of heavy rain. Normally, deeper slides occur in till only where the
material is undercut due to erosion and ocasionally where high seepage forces
are present in the soils beneath. The lack of evidence of movement on the
hillsides near the site indicates that these conditions are not present.
Potential deep slide problems are therefore not foreseen in the site vicinity.
A shallow slide or slump potential exists, particularly on the steepest por-
tions of the slopes , but the planned retention of all natural vegetation in
these areas will minimize this potential .
Mitigating Measures •
Lot lines have been drawn in a manner which will protect steep slopes from
development or clearing. In addition, building setback lines have been es-
tablished on all lots bordering the hillside as an added measure to prevent
construction on the slope itself.
IP SOILS
Existing Conditions
Most of the project area is covered by soils that are part of the Alderwood
association. Along the steep slopes of the bench the soils have been classified
in the Alderwood-Kitsap association. These soils are moderately well drained
except in the lowest portions of Parcel B, where several small wet areas in-
dicate fair to poor surface drainage. They may be described as gravelly sandy
loams ranging in depth from 36 - 84 inches above a much more consolidated glacial
till "C" horizon. These soils have formed through the weathering of this parent
material in conjunction with coniferous vegetation.
Till , a mixture• of clay, silt, sand, and gravel compacted under the weight of
glacial ice is dense and often impermeable. It can act as a barrier to the
downward percolation of water and cause poor surface drainage during the wet
winter months.
A soil analysis has been conducted at 20 locations on the project site using
a tractor mounted backhoe (see Figure 4 ) . Soil composition, in general , con-
sisted of surficial organic forest duff containing leaf mold and humus, averag-
ing about 6 inches thick. Below this was a two to four foot thick layer of
silty, fine to medium sand with gravel, cobbles and occasional boulders. Under-
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lying those upper layers was a very dense slightly cemented, silty fine to
medium sand with gravel and cobbles ranging in thickness from one to nine feet.
The deepest layer below this is a very dense, silty, fine to coarse sand with
gravel and cobbles.
Environmental Impact
Some repositioning of soils will occur within the project site. Construction
activity will cause a short-term increase in erosion potential , and some silt
may be carried into the drainage system during heavy rains. The amounts will
be relatively small and will be contained so that sediment ladened runoff is
not transported into the Cedar River watershed.
The excavation and grading activities necessary to construct the project will
reposition approximately 15,000 cubic yards of native soil materials. With the
exception of the organic peat, these materials are suitable for use as fill
and backfill when dry and react well to compaction under that condition. Areas
of poor drainage will be drained prior to this placement of fill and altera-
tion of the local drainage in these areas will prevent further perching of water.
Peat accumulations occurring in locations where they effect the, siting of a
building or roadway will either be dug out and filled, or over filled and al-
lowed to settle for a 'reasonable period of time.
411 HYDROLOGY
Existing Conditions
Surface drainage from Parcel A trends naturally to the north and east, off the
site and down the slopes through the BPA right-of-way to the Cedar River. Site
drainage has been altered by the Mercer Island aqueduct which acts as a topo-
graphic ridge trending north-south through the property (see Figure 5). Parcel
C, west of the aqueduct drains northward to the slope and westward into the
existing drainage network of Tiffany Park, Division 2. Water from Parcel B
will drain generally westward into the existing network. All storm water from
the vicinity eventually reaches the Cedar River via a series of intermittant
streams, or pipes.
Peak flow from Parcel A is now approximately 2.0 to 2.5 cfs during a 10-year
storm and 2.5 to 3.0 cfs for a 25-year storm. The figures' for Parcel C, are
very close to these. For Parcel B, the 10-year peak is 1 .5 to 2.0 cfs and the
25-year figure is 2.0 to 2.5 cfs.
19
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Environmental Impact
Scope - Increased storm water runoff will be experienced on the sites and, after
retention, will flow into the natural drainage network to the Cedar River from
Parcels A and C, and into the Division 2 network from Parcel B. A slight seasonal
shift in recharge may occur on the sites but will have negligible impact on ground-
water quantities or supply to the Cedar River system.
Impact on Surface Water
Those areas which are now perennially or intermittently wet will be drained and
filled. Significant accumulations of peat will be removed before filling. Run-
off water will be collected in underground drainage systems and will move along
the new street system to a number of retention facilities. A small retention pond
will be improved in the open space west of the road in Parcel A. Other retention
—I, will be in oversize underground pipe. Sediment andgrease traps will p p t p be included
to maintain surface water quality.
The construction of single-family dwellings and streets will result in an increase
in the total area of impervious surface and correspondingly in an increase on over-
land runoff. It is estimated that short term peak rates of runoff will increase
by about 125 percent in the developed portions of the site.
Mitigating Measures
Detention facilities will reduce the peak rates of flow from the site to those
which exist in the natural state. Detention storage capacity will be approximately
7300 cu. ft. each for Parcels A and C, and 5200 cu. ft. for Parcel B. Detention
facilities and sediment traps will be installed before major clearing and site
improvements are begun.
Impact on Groundwater
The overall effect of the project on the recharge of this area will be insignificant.
Some overland flow will percolate naturally at low lying areas, particularly in the
pond designed for containment of peak storm water flows. Runoff not contained by
this system will move off-site and eventually flow toward the Cedar River to the
north. In general , implementation of this development will tend to decrease the
wet season recharge of groundwater in the specific vicinity of the project due to
the shortening of the residence time for free water as it runs into containment
systems.
Although this study does not address the potential groundwater supply of this area,
since all consumptive uses of water will be from municipal treatment facilities,
21
II it may be summarized that no significant net loss of groundwater will take place
since overland volume into the Cedar River system will likely increase, off-setting
the slight groundwater decrease. Likewise, during dry months, the activities of
lawn and garden irrigation will tend to increase free water available for ground-
water recharge and runoff, resulting in little if any overall loss to subsurface
aquifers when considered in a regional context.
II
VEGETATION
Existing Conditions
The project site is covered with a mix of western hemlock, red alder, Douglas
fir, and western red cedar. Portions of the site that have been recently dis-
turbed, particularly areas along the steep wall, are covered by blackberry.
Much of this area has burned since it was logged in the early 1920's.
Environmental Impact
Scope - The direct impact of construction on vegetation will be limited to the
developed portions of the project sites, and the visual impact of land clear-
ing will affect the surrounding area for a few hundred to a few thousand feet.
All timber and understory will be removed from street right-of-way during site
development. Building lots will be cleared individually as construction pro-
gresses according to clearing plans developed for each specific site plan. This
will allow for maximum retention of wind firm and healthy individual trees and
clumps of natural vegetation. The clearing will result in a visual change from
the present natural wooded state to a residential community with intermittent
trees and wooded patches.
The potential economic loss of timber from the sites will be negligible, and no
evidence of any rare or endangered plants was seen during field investigations
conducted for the preparation of this report.
Mitigating Measures
About 7 1/2 acres or one fifth of the total site will remain in its natural
vegetated state to protect steep slope areas. This will also reduce the visual
impact of the project as seen from across Maple Valley. By delaying individual
lot clearing until just prior to home construction, large cleared but vacant
areas will not be created. Since the exact foundation and driveway locations will
be known before lot clearing, maximum use can be made of existing evergreen and
22
r '
significant deciduous trees, and their retention will lend a more natural.,
partially wooded appearance to the finished development.
WILDLIFE
Existing Conditions
The proposed project once contained many of the small and large mammal , and
bird species common throughout the Puget lowland. With the increase in human
activity in the neighboring communities, these species have been thinned in
both abundance and diversity, leaving a much simpler mix of species behind
which is the result of the pressures of a high density residential community.
Environmental Impact
The direct impact on wildlife from this project will be another incremental
loss of habitat along the urban/suburban interface. While some small mammal
species and passerine birds may remain in the project vicinity, particularly .
along the powerline right-of-way, development of this project will generally
result in a loss of habitat for most species resident or transient in this
area. During field investigation conducted for the preparation of this report,
no evidence of rare or endangered species of birds or mammals was noted.
r, AIR QUALITY
Meteorology
The area is part of the Puget Sound basin and has a typical Pacific Coast
marine climate. Temperatures are mild and precipitation moderate, with the
majority of rain occurring in the winter months. Winds are generally from
off the coast, being southerly during the winter and northerly during the
summer.
Temperatures in the area vary from a monthly average of 40°F in January to
65°F in July. The annual average temperature is 50°F. Precipitation can vary
from 25 to 65 inches, but averages about 45 inches annually.
Winds are of moderate speed with the prevailing direction from the southwest.
It is expected that winds at the site will prevail out of the south-southwest
during the winter months and out of the north to northwest during the summer.
months.
ti 23
r
Existing Air Quality
Air pollution in the vicinity of the site is due primarily to human activity
in a suburban residential area. The major pollutant will be carbon monoxide
due to motor vehicle activity. There are two air quality monitoring stations
in the vicinity of the site. One is at the Renton Municipal Building less than
2 miles to the northwest and the other is at the Southeast District Health
Office on S.E. 128th, one mile to the north. Concentrations of particulate
matter are less than 30 ug/m3 annual geometric mean at the health office sta-
tion and are approaching 40 ug/m3 at the Municipal Building, both well below
the 60 ug/m3 standard. Concentrations of carbon monoxide at the site are cur-
rently estimated to reach only 2.0 mg/m3 eight hour average during worst case
meteorological conditions, primarily due to the site's elevation. The standard
is 10 mg/m3. Current sources of emissions are home heating, motor vehicle
activity, cooking, fireplace burning and other activities associated with 1,
residential areas. There will be no emissions of specific pollutants from
specific sources which will substantially change the pollutant levels currently
encountered in the Tiffany park area. i
Impact on Air Quality
Scope - Air pollution generated by area sources within the completed project
will impact the site area and will be carried and dispersed by air currents,
diffusing to ambient concentrations within a few hundred feet of the sources.
The location of the site will allow pollutants to flow down the slope toward
the Cedar River during periods of stagnant weather. Vehicle emissions from
traffic generated by the project will disperse similarly from traffic routes
connecting Tiffany Park to commercial and employment centers. The primary yr`
area of impact, then, will include the general vicinity of the site and also
the Puget Drive South corridor indicated in the transportation section of this
report as carrying the bulk of this traffic.
Air pollutants resulting upon completion of Division 3 in 1979 are expected
to come from three major sources; 1 ) pollutants emitted from the heating of
homes; 2) pollutants emitted from indoor and outdoor activities such as cook-
ing and outdoor burning; and 3) pollutants from vehicular activity on local
roads and added to existing arterials. There will also be an increase in part-
iculate pollution levels during the construction period. 111
At this time, it is expected that the majority of new homes will be heated with
natural gas. The emission of pollutants due to home heating from this source 1
24
is expected to be minimal . It is expected that the majority of cooking will be
done electrically so there will be no emissions from cooking activities. Fire-
place and outdoor burning, if allowed, will make a small contribution to the
local pollution levels.
The remaining emissions will be due to vehicular activity. Cars traveling on
local access streets and adjacent arterials will make the major contribution
to the pollutant concentrations in the area. The major impact will be the in-
crease in carbon monoxide concentrations from the additional traffic volumes.
The addition of each individual is expected to add about 700 grams/day (derived
from Puget Sound Air Pollution Control Agency data) of pollutants to the local
environment due to heating, burning, and vehicular activity. The total local-
-` ized impact of the project is determined by the population increase projected.
The project is expected to contain about 400 people. The total localized an-
-1 nual additional emissions contribution by these people is about 100 metric tons
of pollutants. Except under "worst case" conditions, the impact of these pol-
lutants is expected to be negligible. Elevated concentrations of carbon mon-
—
oxide are most likely only during "worst case" conditions.
Localized carbon monoxide emissions within the site proper are predicted to
elevate hourly concentrations from 2.0 to about 2.5 mg/m3 under "worst case"
conditions. This will be due primarily to traffic traveling along the local
access roads. Concentrations along Puget Drive S. , west of the site should
increase by less than 0.5 mg/m3 under "worst case" conditions. There will also
be a temporary increase in dust levels during the construction period.
Diminishing or Mitigating Measures
Dust resulting from construction work can be minimized through the use of good
operational techniques such as watering of dirty areas. Puget Sound Air Pol-
lution Control Agency regulations require that precautions be taken to minimize
the entrainment of dust in the ambient air.
Other precautions should include careful design of all street and driveway
systems to provide the best circulation of vehicles possible to reduce traffic
congestion and vehicle idling times. Additional access points from the south
will disperse traffic over a wider area minimizing pollutant concentrations
along any one arterial .
25
10 NOISE
Existing Conditions
Noise is a physical phenomenon created primarily from the mechanical vibration
of solid surfaces. Man's response to noise is determined by the sound level
emanating from the source of noise and the frequency spectrum of the sound.
Noise intensity represents the level of sound which is weighted in accordance
to the apparent loudness perceived by an average human observer. This number
is expressed in "A"-weighted decibels and is written as dBA.
Noise intensity covers such a broad range that it is measured logarithmically
and analyzed based on statistical averages. An average of an A-weighted sound
level measurement is a measure of the mean acoustical energy level and does not
readily account for the annoyance associated with loud sounds of short duration.
Steady noise levels are rarely observed, and because of the time-varying char-
acteristics of environmental noise, it is necessary to provide a statistical
descriptor which indicates a dBA level and the percentage of time this level
will be exceeded. The descriptor is designated by L, and L10 indicates the
sound level in dB that will be exceeded 10% of the time.
The Washington State Department of Ecology has specified regulations relating
to maximum environmental noise levels. They have classified various areas or
zones and established maximum permissible noise levels.. These "EDNAs" (Environ-
mental Designation for Noise Abatement) are classified as:
a) Residential areas - Class A EDNA
b) Commercial areas - Class B EDNA
c) Industrial areas - Class C EDNA
The maximum permissible noise levels for these zones are shown in Table I .
TABLE I
NOISE LIMITATIONS
EDNA OF NOISE SOURCE EDNA OF RECEIVING PROPERTY
CLASS A CLASS B CLASS C
CLASS A 55 dBA 57 dBA 60 dBA
CLASS B 57 60 65
CLASS C 60 65 70
26
Between the hours of 10:00 PM and 7:00 AM the noise limitations of the foregoing
table shall be reduced by 10 dBA for receiving property within Class A EDNA's.
These noise levels may be exceeded on the receiving property by 15 dBA for 1 .5
minutes, 10 dBA for 5 minutes, 5 dBA for 15 minutes for any one hour, day or
night.
Noise readings were taken at the four sites on or adjacent to the property shown
in Figure 6 . Values obtained are shown in Table II .
TABLE II
EXISTING NOISE LEVELS IN dBA
L10 L50 L90
Site 1 55 52 45
Site 2 54 41 38
Site 3. 46 42 . 40
Site 4 54 40 . 35
26
These noise readings were taken on March 10, 1977 between 4:30 PM and 5:00 PM
with a Quest 215 Type 2 sound level meter calibrated with a Quest CA-12 sound
level calibrator. Weather was cool , temperature about 50°F, clear with winds
less than 5 mph.
Site 1 , adjacent to Tiffany Park showed the highest readings. Primary noise
sources were kids playing and yelling, motorcycle activity on the Seattle aque-
duct right-of-way, barking dogs and bell—like music. Sites 2 and 3 were similar,
kids and dogs could be heard. The higher L10 at Site 4 was caused by a passing
motorcycle on the Mercer Island aqueduct. At Site 4 the L50 was approaching the
minimum daytime levels, chirping birds and other forest noises were perceived at
this location. The neighborhood has an existing noise level up to 55 dBA where
activity was occurring and 45 dBA in the quieter areas. Nightime levels should be
35 - 40 dBA with occasional passing cars causing momentary increases.
27
. .. __
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-4 Tiffany Park, Division 3 -PiH >- -1 I ► I-1-t1_._,._„ '�(' )'�,
_1 / I ( 1 I 1 1 1 1 -� \ / %
\r— S E 160th St \\ ' \ <_
figure 6 I 1-,-T-,-1-1-1-1-1-T-1-(-1-1\ ('\ %\
1 1 1 1 1 1 1 ) \ \ :
NOISE READING - r_ - a _: , _ �^e r..._ T._._ _._.,, ,,
I 1 1 I I 1 I 1 1 1 1 1 1 1 I I I I I
SITES I11
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• 28 . ,
Environmental Impact
The long-term noise generated by additional activity will be slightly over existing
levels. The development will put a few more kids on the playground and a few more
cars on the street. The changes in noise levels due to the project will be in-
significant at Sites 1 , 2, and 3. Site 4 will show slightly higher (2-3 dBA) L50
and L90 averages because of the activity occurring where none existed before.
Noise levels will be well within state standards. The slight increase in traffic
along Puget Drive should produce noise increases of well below 3 dBA, the minimum
perceivable change.
There will be a temporary increase in noise levels due to construction activity.
Land clearing by bulldozers and building construction will temporarily increase
noise levels. However, these activities will be confined to daylight hours.
MITIGATING MEASURES
Noise levels from normal activities cannot normally be expected to be reduced.
Buffering such as trees and hedges are effective only over substantial distances.
Reduction of high noise producing activity such as the motorcycle activity along
the aqueduct right-of-way is the most likely way of decreasing sound levels.
The use of properly maintained equipment with accepted noise attenuating apparatus
will help to reduce certain noise levels related to on-site construction.
--' LIGHT AND GLARE
The proposed development will replace natural land cover with human settlement
features which will add new sources of light. This change will include new
artificial street light on the site itself to satisfy safety and lighting require-
ments and allow for safe circulation within the site. This light will have little
effect on the area surrounding the site as it will be of street light intensity
and close to ground level . The light in critical areas will be either mercury or
sodium vapor type which will satisfy basic lighting requirements and localize the
light to the site.
Mitigating Measures
Street lights will be designed to City requirements and to create an aesthetically
pleasing image in the neighborhood. Retention of as much existing vegetation as
possible will help to reduce the impacts of light and glare.
29
IP LAND USE
Existing Land Use •
The sites are currently undeveloped and wooded with a mixture of hemlock,
alder, fir, cedar and blackberry patches. An apartment development lies to
the northwest at the foot of a steep (50 percent) slope which drops about
80 feet in elevation from the site. Steep slopes also border the site on the
north and east, dropping 350 feet to the Cedar River in less than 1/4 mile. --
An 800 foot wide BPA transmission line corridor also adjoins the site on the
northeast and four large power lines traverse this hillside. The only ad-
joining area of undeveloped property is at the southeast. About 30 acres of
this is developable.
Land to the south and west for one half mile or more is fully developed in
single family homes with occasional school and park facilities. The Renton
School District owns a 22 acre parcel in the middle of the proposal site,
but indicates no definite plans for this land. Existing land use in the
vicinity is shown in Figure 7 .
Existing Zoning
The site, located on the Renton City boundary, and the developed land to the
west are zoned G-7200. Developed land to the south in King County is zoned
RS-7200, and the small area of County land to the east is zoned RS-15000. To
the northwest is an R-3 multi-unit residential zone within the City limits.
Zoning districts surrounding the site in both the City and the County are
shown in Figure 8 .
The G-7200 district allows single-family residential development on a minimum
lot size of 7200 square feet and must conform to the requirements for structures
outlined in the Renton Zoning Code. Additionally, the Renton Subdivision
Ordinance specifies underground utilities, paved streets, storm and sanitary
sewers and other requirements that must be met.
Impact on Land Use
Scope - The proposed subdivision will directly impact land use only on the pro-
ject sites, and may have secondary impacts on about 30 acres of undeveloped
County land to the southeast and on the 22 acre school site. Other land with-
in one half mile of the site is either fully developed or unbuildable.
30
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PRIMARY IMPACT:
Approval of the subject plat will allow the 37.4 acres to be converted from
their present vacant and wooded condition to high-density single—family
residential use. This conversion would constitute a contiguous extension of
existing development of a similar type which has been occurring to the west
and south for several years, all within a larger area which is zoned for res-
idential use. Steep slope portions of the site would be excluded from de-
_ velopment and retained as natural open space.
SECONDARY IMPACT:
Construction of this development will fill in almost half of the remaining
buildable land between existing residential development to the west and south
and the steep slope/power line right-of-way on the north and east.
•
Since the Tiffany Park sites are contiguous to other new residential areas with
sewers, water, power and streets, the project will not require major extensions
of any public facilities and therefore will not have the direct effect of "open-
ing up" new territory for development. Areas to the west and south, between
the proposal site and several employment and retail centers , have been filling
in with residential development for over two decades, and are approaching satura-
tion at the present time.
Although the proposal will nearly surround the 22 acre school district site,
it will not provide additional access to this property. However, by leaving
only about 30 acres of vacant land in the vicinity of the school property,
Tiffany Park No. ,3 may bring the saturation school population in the area into
clearer focus and provide the school district with more accurate projections on
which to base future decisions about development or disposal of the site.
Extension of the road system of Tiffany Park to the southeast and across the
pipeline R.O.W. may provide a second access point to the 30 acres of undeveloped
King County land remaining here. However, this would not be a major access be-
cause of the long circuitous route through Tiffany Park to the nearest major
arterial . The onlyeffect might be to g provide a second emergency vehicle access
route. It is expected that this last piece of vacant property would develop
eventually with or without construction of Tiffany Park Division 3. The 30
acres, if developed according to existing zoning, would hold 100 to 120 houses.
33
II NATURAL RESOURCES
The development of Tiffany Park Division 3 will result in the use of lumber,
concrete, and other building materials in the construction of homes and the
corresponding infrastructure of utilities and streets. This construction will
not necessarily increase the rate of material consumption as the same housing
demand would either be met on the proposed site or in some alternative location.
In addition to this consumption of natural resources, the development will also
decrease the land area now supporting growth of trees although the area is not
specifically used for the production of lumber at the present time. The land
itself will be committed to the proposed use for the foreseeable future, and
the investment in improvements will reduce the options for alternative future
uses of the site.
RISK OF UPSET
The risk of explosion or release of hazardous substances will be a temporary
P P Y
one during construction phases of development. It will be limited to construction
equipment accidents and improbable natural gas releases during installation of
the utility infrastructure needed to serve the residences. Once the development
is completed all safety requirements will have been met and no upsets would be
probable. All safety precautions will be observed during construction and habita-
tion of the site.
34
ELEMENTS OF THE HUMAN ENVIRONMENT
10 POPULATION
Existing Conditions
The proposed development is located in a part of the City that has been growing
steadily since the early 1950's. To analyze the existing population in the vi-
cinity, an area including two census tracts was identified as being representa-
tive of the general area population and as relating geographically to the site
and to the major traffic routes into the Renton urbanized area. The analysis
area is shown in Figure 9 . Census tract 257 includes the site and an area to
the north and west, and tract 258 lies south of Puget Drive. Most of the pop-
- ulation in tract 257 is within the City of Renton and tract 258 is largely in
unincorporated King County.
The characteristics of the existing population in this defined area are portrayed
in Table III. This table enables the reader to compare these population character-
istics with those of King County. In this comparison it is evident that the
Tiffany Park vicinity has a higher percentage of younger people (under 10; 10 - 19;
and 20 - 34) than the County has overall . The comparison also shows that there
are proportionately more older people (35 - 64; and 64 and older) in the County
than now live in the area of the proposed development. A comparison of the race
and age characteristics portrays a slightly higher percentage of males in the
Tiffany Park area and a much lower percentage of blacks.
The Puget Sound Council of Governments has used an activity allocation model (AAM)
to forecast population growth distribution in the central Puget Sound region.
Table IV shows 1970, 1980 and 1990 figures for the two AAM districts which coin-
cide with the census tracts used in the previous table. AAM District 3840 also
includes tract 256 which has been excluded from the projections. According to
these figures, population in the analysis area is forecasted to increase by 2,241
people or 14.7 percent this decade and by 4,785 or 27.4 percent between 1980 and
1990. These figures are higher than projections for the County as a whole, and
indicate the vicinity as a moderate growth area. Census tract 257 which includes
the site is forecasted to add 1 ,205 people during this decade for a 34.6 percent
increase, and another 1 ,711 , or a 36.5 percent increase from 1980 to 1990.
--I 35
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alF J° Ire,:r.• 611 I - � 44
115
figure 9 ,;i ;f y `- �'�
I� CENSUS TRACTS �• I t. •E • ;
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36
TABLE III
POPULATION CHARACTERISTICS1
IN THE TIFFANY_ PARK VICINITY
-' Census Population Age Sex Race
Tract Under 10 10-19 20-34 35-64 65+ % M %F % Negro
J
257 (Renton) 2,593 575 435 . 772 . 716 95 49.6 50.4 0.5
257 . (King' Co. ) 895 227 131 292 231 14 47.9 52.1 0.8
258 (Renton) 2,417 534 452 647 705 . 79 49.2 50.8 0.7
�' 258 (King Co. ) 9,883 2,769 1 ,998 2,680 2,296 140 50.5 49.5 0.3
TOTAL 15,788 4,105 3,016 4,391 3,948 328 50.0 50.0 0. 5
26.0% 19.1% 27.8% 25.0% 2.0%
y King County 1 ,156,633 203,954 216,586 264,701 369,685 101 ,707 48.9 51 .1 3.5
- (All ) 17.6% 18.7% 22.9% 32.0% 8.8%
- 11970 Census Data
TABLE IV
POPULATION GROWTH PROJECTIONS2
IN THE TIFFANY PARK VICINITY
- Census AAM 1970 1980 % 1990
Tract. District Increase Increase
- 257 3840 (49.5%) 3,478 4,683 34.7 6,394 36.5
-' 258 - 3830 11,770 12,806 8.8 15,880 24.0 ,
i' TOTAL 15,248 17,489 14.7 22,274 27.4
- King County 1 ,136,064 1 ,190,047 4.8 1 ,456,108 22.4
- 2Population Forecasts: Puget Sound Governmental Conference, 1973.
37
Environmental Impact •
Scope - The additional population that the proposal will bring to the area will
have a direct impact on demand for public services and utilities, and will affect
local air quality, noise levels and the use of energy. Specific impacts are dis-
cussed under the applicable sections of this report.
Division 3 of the Tiffany Park development is expected to increase the population
in the area by about 400 people (3.2 people/home; 125 houses) during 1978 and
1979. The characteristics of these people are expected to be similar to the
existing population in the area, particularly those people west and south of the
site. The homes to be built are expected to cost approximately 50,000 dollars
which gives reason to expect middle income people. The population will probably
be predominantly white and have the same number of teenaged children and grade
school aged children as existing households in the area.
41 HOUSING
Existing Conditions
Tiffany Park is located in an area that has been developing as a residential
community since the early 1950's. Land in the immediate vicinity of the develop-
ment is approaching saturation with single-family homes, the predominant type of
structure. The character of this existing housing and other housing in the area
is evident in an analysis of the 1970 census (Housing Characteristics) . Two
census tracts have been identified as being representative of the Tiffany Park
vicinity based on geographic location and human and natural barriers. (See Figure
9).
Census tract 257 includes the site and the accessible area to the east and west
of the site. Census tract 258 is south of the site and related to the site by
traffic patterns, land use and topography.
Table V shows the housing characteristics of each identified census tract and
the average of both census tracts. The table also compares these characteristics
to those of King County as a whole. There are some similarities in the compari-
son: 1 ) The percent of owner occupied homes in the selected area is essentially
equal to that of the County, 2) The median value of the homes and the number
of persons per household are also very similar to those housing characteristics
in King County.
38
TABLE V
HOUSING CHARACTERISTICS*
IN THE TIFFANY PARK VICINITY
- Census Total Vacant Sub- % Owner Median Median Persons/Household
Tract Units Units Standard Occupied Value Rent Own Rent TOTAL
257 (Renton 1 ,404 455 15 26.8% $23,500 $120 3.2 2.0 2.3
257 (King Co. ) 315 46 1 80.0% $26,100 $110 3.2 2.7 3.1
258 (Renton) 757 43 6 68.4% $24,000 $151 3.6 2.5 3.2
- 258 (King Co. ) 2,871 284 12 72.0% $20,700 $142 4.0 2. 7 3.8
TOTAL 5,347 828 34 60.1% $21 ,980 $131 3.0
15.5% 0.6%
King Co. 423,183 7.4% 2.8% 63.2% $20,000 $117 2.9
- *1970 Census Data
The 1970 census data shows a considerable difference in two housing characteristics
when comparing the selected area to the County as a whole. The percentage of sub-
standard housing is much lower in the study area than it is in the County, and
vacancy rates in the area of the proposed development are relatively high. It
should be noted that the census data is seven years old and represents the hous-
ing characteristics during the period of the Boeing economic slump. Since the
location of the study area is closely related to major Boeing facilities, it can
be assumed that the high vacancy rate was largely a consequence of the economic
climate in the area. It can also be assumed that the median value of homes in
both the study area and the County is significantly higher today.
Table VI shows the change in the number of housing units in census tract 257
between 1970 and 1975. There was an increase of approximately 100 housing units
in the tract, and the vacancy rate declined from 29% to 12.5% over the 5 year
period. Housing construction has accelerated since 1975.
0
39
TABLE VI
HOUSING GROWTH
1970-1975
Census # of Housing Units Vacancy # of Housing Units Vacancy Rate
Tract 1970 Census Rate 1970 in 1975 1975
257 1 ,719 29.1% 1 ,817 12.5
Source: Central Puget Sound Region, Population and Housing Estimates as of April '1 , 1975.
Puget Sound Council of Governments, Seattle, Washington
Environmental Impact
The proposal will add 125 single-family homes to the area in 1978-79, and will
provide a portion of the demonstrated continuing housing demand in the south
King County area where employment growth is continuing at a strong pace.
The houses will cost approximately $50,000 - somewhat higher than median values
in the study area but about average for new home construction.
TRANSPORTATION AND CIRCULATION
• Vehicular Traffic
Any new facility of significant size generates vehicular traffic which ulti-.
- mately must be borne by the collector and arterial street system serving the
facility. Significant traffic volume increases must be anticipated if traffic
congestion and traffic accidents associated with the congestion are to be
averted. Preliminary assessment of necessary capital improvements to alleviate
anticipated congestion, if any,. including traffic control device installation
or revisions, intersection widening, and other strategies that may be used for
alleviating the adverse consequences of high traffic volumes may be derived.
EXISTING CONDITIONS:
Existing traffic, expressed in terms of annual average daily traffic (AADT) ,
frequently shortened to ADT, is shown for the collector roads in the vicinity
of the site in Figure 10.
40
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.. . 1 _ : t- : :-
L figure 10
EXISTING
_ _ TAIC
Wilsey&
1Fi,.A 7_••
__•
•Ham,Inc.,Consultants
1 ."4i r It • _
lt,,,Lski ...,4_,-/) ,.,.... . ;• • _
• 1%41P'llai 4316rtiat,01-\\il : I,Anir 41 OE ci,' sou - : Ch i s Brown
•
• •41
1
• .
•
. The hourly variation of traffic in the vicinity of Tiffany Park Division 3 may
be synthesized from automatic traffic volume counts obtained from the City of
' Renton on S.E. Royal Hills Drive at Edmonds Avenue S.E. This data is shown --
in Table VII.
TABLE VII
HOURLY VARIATION OF ADT*
Time of Day Percent Time of Day Percent
Midnight 1 1 .8 • Noon - 1 5.5 .
•
1 ' 2 1 .0 1 - 2 4.8
2 - 3 0.7 2 - 3 5.9
3 - 4 0.3 3 . - 4 8.5
4 _ 5 0.2 4 - 5 8.9
5 6 • 0.2 5. - 6 9.7
6 - 7 2.5 6 - 7 7.4
7 - 8 3.9 7 - 8 5.5
8 - 9 3.9 8 - 9 5.0
9 - 10 4.1 9 - 10 5.5 --
10 - 11 4.2 10 - 11 3.3
11 - Noon 4.3 11 - Midnight 2.7
*Data. from City of Renton at S.E. Royal Hills Drive - Thursday, December 18, 1975
ENVIRONMENTAL IMPACT:
- Scope - Most of the traffic generated by Tiffany Park Division 3 will follow
the local collector street system through Division 2 to Puget Drive and
travel westward, gradually dispersing to Benson Road, Talbot Road, and the
employment and shopping centers in the Renton/Sea-Tac/lower Green River area.
Generated Traffic:
Traffic volumes,,. forecasted for the proposed development when completed and
totally occupied have been assigned to the collector, street system in the vici-
nity of Tiffany Park Division 3 and to the arterial roadway system in the vici •
-
nity and are shown in Figures 11 and 12 respectively. The maximum expected
increase, based on 10 trips per weekday per dwelling unit , will be 1 ,220 •
vehicles per day. However, reviewing Table VII, the morning peak hour will not
be significantly impacted since, as a suburban setting, the heaviest demand will
take place in the latter part of the afternoon. t
42
1
t ......................... i . r(;,i k'N
ROYAL HILLS VILLAGE , ;
APARTMENTS \ i i 0 " k
7Hills Dri — _ / /~� ! oA
1� ve S:E.— A ;
l '1 j % j l / / I 3s •
Ind1ex • 1 , / / / 1\\ I /I likkii 'Pi ! .
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ccio
TIFFANY \ • !
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ELEMENARY \11 ( \ \ �/ /' \\--' i 1
SCHOOL - I 1--+ 1 )_— s- a _
!
/\ < \ / / , / > \ / /,
—, -/ \ `/ -1♦ RENTON •
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> C4C SCHOOL `•0•
,/ TIFFANY • ` ...1. DISTRICT • ,.A ``\`�*
PARK I �
(park) PROPERTY ‘�;` �`�\
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0 t
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—y `� r f 1 �...T.. RENTON �� i s 1 Iy
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PARK 1__� r`�T'I —L�V/1 ( Nfy 1'••i�...•--'„_ • !! .:
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.;:_._.T. _,_. _.,._.::._.T._._._._.__._._. . �._._._.-._..._._ ;_._r._.1._._.;._._f_. 7-1 1• . T'- IMPOSED
1 1 1 �.\ N ) 1 1 I 1 1 1 1 1 1 1 1
J__LI_ c ,-�\ �;\ / 1 1 1 1 1 1 1 1 i t l TRAFFIC
1—T\ `1 ' ; N< ,• >, (—\—1-- ,--1---T 7-1-- Wilsey&Ham,Inc.,Consultants
J1 1 �� ,� u� ��� rge: C,h r!i s; Brown! . I. I I I—-
43
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-1-4 Tiffany Park, Division 3 . . .
• •• ,,i 44 ..11.-11. .• -2"-ED.'c''' •••• •Sv-- ----.1, ill •IT.li.I ; .-•:II“:-.1 - - •:.2--. - cl:1•--;--,c.--,-;-;---:----7A __
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li
TRAFFIC _ • _,____,...._.„-„,
.. ,,. ,1_,._.„___:„--.7,---;).-------- 1 __3 LANE --- ,
, !!:,:di.....-•II I 0* ,
ri- ASSIGNMENTS
Wilsey&Ham,Inc.,'Consultants ill:...A.
1\LaNa'Akk4. liFilrl- rt.."7 -Nill 1141.11116. ill-..._ _..42...—.)------, ILi...,. iixiii ___. •.• II °
Il '6 source: Chris Brown
. ,
44
• •
Local Collector Streets:
The principal concern in terms of traffic impact in the immediate vicinity of
the site will be on the collector roadways connecting the site to Edmonds Avenue
S. E. at the intersection of Puget Drive S.E. Index Avenue S.E. , Lake Youngs
Way S.E. and Royal Hills Drive, and to a lesser extent Ferndale Avenue S.E.
and S.E. 16th Street, will experience increases in traffic.
Increased traffic volumes between noon and 5:00 PM will range from 67 vehicles
per hour (both directions) to 108 vehicles per hour, distributed over several
streets. The additional imposed traffic may produce complaints on the part
of those presently living in the area. However, the circuitous layout of the
area' will tend to keep speeds down and also the noise. Complaints will thus
be limited only to the additional traffic volume that the existing roads will
bear.
Lake Youngs Way S.E. in the vicinity of Tiffany Park Elementary School can
readilyaccommodate this increased traffic. Existingpedestrial protection
through sidewalks and marked crosswalks suggests that the protection of school
children is adequately accounted for at the present time and the construction
of Tiffany Park, Division 3, and its subsequent completion with full occupancy
will not detract from present pedestrian or vehicular safety.
{ Principal Intersection:
The intersection of Royal Hills Drive S.E. , Edmonds Avenue S.E. and Puget Drive
S.E. will not be significantly impacted by the additional traffic generated by
Tiffany Park 3. The morning peak hour, taking place between 7:00 AM and 8:00 AM,
will add only 43 vehicles to the existing peak hour traffic. Conversely, in-
bound traffic to the site in the late afternoon will be increased, between 5:00 PM
and 6:00 PM, by 73 vehicles.
Other Intersections: -
In view of the modest amount of traffic that the site will generate during the
peak hour no adverse impacts are expected at the intersections of:
Puget Drive S.E. and Edmonds Avenue S.E.
Puget Drive S. E. and Benson Highway
Puget Drive S.E. and Talbot Road South
At the present time, the traffic signal and intersection at Puget Drive and the
Benson Highway is scheduled for improvement during fiscal year 1978-79.
45
Peak hour traffic generated by Tiffany Park, Division 3, will be sufficiently
modest that even with the existing signal , adverse impacts due to this develop-
ment will not be measureable. In view of the proposed upgrading of the inter-
section, what adverse conditions would be occasioned by this development would
be mitigated in their entirety.
Southeast Loop Roadway:
While an opportunity may exist to complete a roadway loop through Tiffany Park r
Division 3 in the southeast quarter of the development, by extending a roadway
across the City of Seattle Cedar River pipeline right-of-way and thence to S.E.
160th Street, this roadway would not divert significant volumes of traffic from
Index Avenue S.E. or Lake Youngs Way S.E. since the extension of this roadway
would not reduce travel distance from the development to Puget Drive S.E. nor
would it reduce travel time. The extension of this roadway system to S.E. 160th
would serve, then, mainly as an additional route for emergency vehicles and for
a modest amount of local circulation. This proposed roadway, would, at the most,
r-
draw less than 250 vehicles per day. Royal Hills Drive at Edmonds Avenue S.E.
and Puget Drive S.E. would continue to be the principal intersection.
Conclusion:
Finally, it is concluded, that traffic generated by Tiffany Park, Division 3
can be accommodated on existing facilities with but modest increases in hourly
traffic during the afternoon periods. No additional expansion of roadway or
intersection capacity through widening is suggested. The scheduled improvements
of Puget Drive S.E. at the Benson Highway will adequately handle traffic gen-
erated by this development and other developments in the vicinity.
40 Public Transit
Bus service is available about one quarter milesouth of Tiffany Park Division 3.
METRO route 155 going from Renton to Southcenter via Fairwood follows Puget
Drive S.E. and S.E. 160th Street approximately hourly in each direction between
6 AM and 9 PM. Northbound buses make connections with other routes in downtown
Renton for Seattle, Bellevue, Bothell , Burien, and Maple Valley. South bound
busses go to Valley General Hospital and Southcenter and connect to Kent and
Auburn. Saturday, Sunday, and holiday service is provided during the day on
a more limited schedule. The existing route is expected to be maintained for
some time. METRO does not plan any route expansions or extensions in this area
in the foreseeable future.
46
PUBLIC SERVICES
ID
Police Protection
EXISTING CONDITIONS:
Police protection in the Tiffany Park area is provided by the City of Re
nton
ton
Police Department. The present ratio of uniformed officers to population is
about 2 uniformed officers to each 1 ,000 people. This ratio is slightly be-
low the national average of 2.3 officers per 1 ,000 population but within the
normal range for a city of this size and makeup.
This ratio provides 2 or 3 uniformed officers in the southeast Renton area at ,
any given time. The incidence of crime in the area is very low, with burglary
the principal offense. Some areas to the north and south had higher crime
rates a couple of years ago but the area has calmed down recently. The major
problem appears to be complaints from residents that students attending Tiffany
Park Elementary School from the apartments to the north cut through private lots
in Tiffany Park Division 2 rather than use the public streets.
ENVIRONMENTAL IMPACT:
Division 3 of the Tiffany Park development is expected to add 125 homes for ap-
proximately 400 people between 1977 and 1979. Minor problems of burglary and
vandalism can be expected during construction of the homes. These incidents can
be expected to decrease as the development i.s occupied with home owners. To
maintain the existing officer-population ratio the project will demand an addition-
_ al 0.8 officers, or the equivalent of nearly one man-year of a uniformed officers
time.
7
MITIGATING MEASURES:
Security measures such as good street access, adequate street lighting and clear
fields of view will be taken into consideration during site planning and approval
stages. Excessively long dead-end streets will be avoided and sodium vapor light-
ing will be used at appropriate strategic locations to increase effectiveness of
area patrols.
Fire Protection
EXISTING CONDITIONS:
Fire protection to Tiffany Park Division 3 is provided by the City of Renton Fire
Department. All calls to Tiffany Park are handled from the main station at 235.
Mill Avenue South. The station has a full complement of pumpers, ladder trucks
47
and aid vehicles and full time personnel on duty 24 hours a day. Average response
time to a call within Renton is 3 1/2 minutes. There are no projections for the
addition of a new station at the south end of Renton. Renton has a Class 4 fire
insurance rating from the Washington Survey and Rating Bureau.
ENVIRONMENTAL IMPACT:
The construction of 125 single-family residences will require fire protection and
emergency aid to be provided by the City of Renton Fire Department. The district
is presently equipped and staffed to provide the needed protection. The location
of Tiffany Park at the boundary of the City will probably require a 5 - 6 minute
response time on a call .
The area will be serviced with an adequate water supply, including hydrants at
strategic locations. The road system is designed to permit easy access by
emergency vehicles.. Street widths and cul-de-sac turning radii are sufficient
for movement of large emergency vehicles.
10 Schools
EXISTING CONDITIONS:
The Renton School District serves the area in which Tiffany Park is proposed.
The district has three schools that would be impacted by the development of single-
family residences. These schools are shown on Figure 13 .
Tiffany Park Elementary School , adjacent to Division 3, has an actual enrollment
(as of October 1 , 1976) of 458 students with a 27/1 student-teacher ratio. The
school has a program and facility design capacity of 432 students. Two portables
are located on-site to provide sufficient classroom space for the current enroll-
ment.
The district is currently undergoing a school boundary readjustment to be effec-
tive in the 1977-1978 school year. This readjustment will remove 65 students from
the Tiffany Park School and place them in adjacent elementary schools. The re-
adjustment is being done to bring the school enrollment within design capacity
and allow for student increases now being incurred with Division 2 occupancy and.
projected housing for Division 3.
Nelson Middle School (7th and 8th grades) will also serve the Tiffany Park residents.
It is located about one mile southwest of the proposed development. It has a design
capacity of 860 students. Current enrollment is 802 students (as of October 1 , 1976)
and the projected enrollment is 813 for the 1977-1978 school year. The student-
teacher ratio is 30/1 .
48
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Lindbergh High School is one mile southeast of the proposed development. The
school has a maximum capacity of 1 ,540 students. Current enrollment is 1 ,464
(as of October 1 , 1976) and projected 1977-1978 enrollment is 1 ,472. With a
student-teacher ratio of 32/1 . Levy passage would reduce this ratio to 30/1 ,
still insufficient to meet state accreditation standards for the upcoming school
year. _
ENVIRONMENTAL IMPACT:
The impact of the proposed development will be felt primarily during the 1978-
1979 school year. Assuming 0.96 students per household' about 120 students --
will be added by the end of the 1978-1979 school year. To more accurately
assess the impact on the three school facilities it is necessary to make some
assumptions about the ages of the school age children moving into the newly
completed development.
The ages of the children will be determined, in part, by the price of the houses. '
The $50,000 price range of the houses should attract both young and older families
with an average mix of child ages. On this basis it is assumed that 50% of the '
children (60 students) will be of elementary age, 25% (30 students) will be of
junior high age and 25% (30 students) will be of high school age.
The influx of these students at Tiffany Park Elementary School will not quite be
offset by the projected decrease due to the planned change in attendance boun-
daries. However, with the addition of Tiffany Park Division 3, the area will be
nearly saturated with homes. The normal moving patterns experienced will not
substantially alter the enrollment pattern at the elementary school into the 1980's. .
The enrollment will decline slowly as the impact of the lower birthrates is felt
in the school system, and the slight over-capacity situation, should be eased on
a permanent basis. ,
The addition of 30 students each to Nelson Middle School and Lindbergh High, School
will not tax these facilities beyond their normal capacity. Enrollment here is
also expected to decline into the 1980's.
MITIGATING MEASURES: '
The school district can and does watch the development pattern in the. district
and makes boundary adjustments accordingly when conditions or projections warrant.
1Sternlieb, ,George. and Robert W. Burchell , "The Numbers Game: Forecasting House-
hold Size," in Urban Land, Vol . 33, No. 1 , January 1974, figure adjusted for 50%
each mixture of three and four bedroom homes.
50 '
40 Parks and Recreation
EXISTING CONDITIONS:
Tiffany Park (park) is near the elementary school and adjacent to Parcel B of
Division 3. The park has a childrens play area, a picnic area, a ballfield and
a small recreation building with restroom facilities. A recreation leader is
on duty the year around, also supervising recreation activity at the school while
it is in session. There are currently no expansion plans for the park. However,
King County has recently developed Renton Park No. 5, just to the south. These
and other recreation facilities in the area are shown in Figure 13.
Division 3 also overlooks Maplewood Golf Course, a public links adjacent to the
Cedar River. Just east of the Maplewood course is the Cedar. River Park, an
undeveloped King County park of almost 300 acres currently containing only trails.
ENVIRONMENTAL IMPACT:
There will be an increase in activity at the park due to the influx of additional
families. The presence of a recreation leader at the park can organize this
activity so all may be accommodated with a minimum of disruption.
40 Hospital Facilities
The closest hospital serving the Tiffany Park development would be the Valley
General Hospital which is located 2 miles southwest of the site. The hospital
at present has 254 beds of which 221 are used for acute care. The hospital is
presently operating at 76 percent of its capacity. Optimum use of the hospital
facilities has been determined to be operation at 80 percent of capacity.
The hospital has a current facility expansion plan which is scheduled for con-
struction beginning in 1978 and operation in 1980. The new facilities would
add: 1 ) a surgery center primarily for out-patients, 2) twenty-two pediatric
beds, and 3) a psychiatric unit. These new facilities will increase the beds
available for acute care from the present 221 beds to 258 in addition to pro-
viding a variety of new services. The hospital staff, which is adequate now,
will be increased as needed.
ENVIRONMENTAL IMPACT:
The Puget Sound Comprehensive Health Planning Council has determined a hospital
use rate of 692 patient days per year for every 1 ,000 people in the southeast
planning area. Division 3 of Tiffany Park is expected to house about 400 people
which would increase hospital use by an estimated 277 patient days on all hospitals
51
in the Seattle area. The planning council has estimated that about 46 percent of
this demand on hospital services would be assumed by the Valley General Hospital
with the balance of the impact being diffused to other hospitals in the area.
The impact on the Valley General Hospital would therefore be 127 patient days
(46% of 277) at full capacity use of hospital facilities. This translates to
160 days at the optimum 80 percent occupancy rate or less than 1/2 hospital
bed, year around.
IP Library
EXISTING CONDITIONS
There are two libraries in the vicinity of the proposed development. The City
of Renton has a library downtown at 100 Mill Avenue South. The library contains
approximately 15,000 volumes and is extensively used by the community. About a
mile from the development, in King County, is the Vista Library, 11635 S.E. 170th
Street. It has a capacity of about 6,000 volumes and is well used by the sur-
rounding residents. Vista library may be replaced by a new, larger facility near
the Fairwood Golf Course. The City of Renton and King County have interagency
agreements on the loan of books.
ENVIRONMENTAL IMPACT
There will be increased use of both the Renton Library and the Vista Library
when Division 3 is completed and occupied in two years. However, it is expect-
ed that the existing facilities will be able to meet this additional demand
with minimal adverse impact. The increase in patronage will be relatively small
and will not necessitate expansion of service or personnel at either library.
Maintenance
The development will add approximately one mile of new streets to the City of
Renton street system to be maintained by the City.
10 ENERGY
The development of the site with the proposed single-family homes will result in
the use of energy at the normal house rate for each occupied unit. It is assumed
that most houses will be heated by natural gas and that electricity will be sup-
plied for most other energy needs. Based on this assumption Division 3 will use
approximately 11 ,250,000 cubic feet of natural gas and 3,000,000 kilowatt hours of
electrical energy annually. The houses will be fully insulated up to current
standards to minimize heat loss and excessive energy consumption.
52
UTILITIES
Scope - The proposal will require installations or connections and/or periodic
service from a number of public and private utilities. All necessary utilities
currently have mains, trunks or service routes adjacent to or in the vicinity
of the project sites, and all lines are either adequate to serve the project or
are already planned for expansion to serve potential area growth. All utilities
also indicate that their capacities and/or supply sources are adequate to serve
this and other local projects.
Energy
10 ELECTRICITY:
Existing Conditions:
Division 3 of Tiffany Park is adjacent to established electrical lines in Division
2. The Puget Sound Power and Light Company has a large enough network in the
local area to accommodate the power requirements of Division 3.
Environmental Impact:
The power requirements of the average home in Tiffany Park Division 3 is estimated
at 1 ,750 to 2,000 kilowatt hours per month, assuming that the homes are heated
by natural gas and electricity provides all the other requirements. At this rate
the electrical demand by the development is about 250,000 kilowatt hours per
month. The demand can be supplied by Puget Power at a cost comparable to other
residential development in the area.
411 NATURAL GAS:
Existing Conditions,:
Natural gas is currently supplied to the Tiffany Park area by the Washington
Natural Gas Company. Supply lines are available to the site and distribution
lines have been installed in the adjacent Division 2.
Environmental Impact:
If it is assumed that all the homes will be gas heated (with all other power needs
using electricity) then each home is estimated to require approximately 900 therms/
year. The development includes 125 homes which would require a total of approxi-
mately 110,000 therms/year. This demand, can be supplied by Washington Natural
Gas Company using present and planned supply lines. The cost of developing the
gas supply system is not dependent only on the Tiffany Park development as it is
53
being improved to supply the overall growth in the area.
Communications
10 TELEPHONE:
Existing Conditions:
Pacific Northwest Bell provides telephone service to Tiffany Park and the sur-
rounding area. The company has the ability to supply the needed line capacity
for all development in the area as long as they are aware of the need during the
site development and construction phases of the project.
Environmental Impact:
The establishment of 125 new homes will demand 125 or more new telephone lines
to service the incoming residents. The telephone company can supply the service
at no more cost than it would incur in supplying the same demand at an alternative
site in the area.
IP CABLE TV:
The franchise for television cable service to the Tiffany Park area is owned by
the Clearview TV Cable Company. There are currently no cable lines serving the
area. The closest lines are at the bottom of the hill southeast of the site ad-
jacent to the Maplewood Golf Course. Cable service will be supplied to Tiffany
Park if there is sufficient demand to install the cables. The residents must
request the service before it will be supplied with cost based on the demand.
Water
EXISTING CONDITIONS:
The proposal is located within and is served by the City of Renton Public Works
Department. The site is served by a 12" main which is sized to accommodate the
proposed project.
ENVIRONMENTAL IMPACT:
The proposed development of Division 3 will demand a water supply for 125 single-
family residences starting in 1978. The water required to supply these residences
is based on an estimate of 100 gallons/day per individual resident. With an
average of 3.2 people per residence the total population served will be 400 re-
quiring 40,000 gallons of water on a daily basis. This water supply is available
from an existing water main into the Tiffany Park area.
54
The development includes an adequate water distribution system that will serve
all lots and all fire protection requirements as dictated by the City of Renton
and the State of Washington.
11 Sewers
EXISTING CONDITIONS:
The proposed development is ;served by the City of Renton Public Works Department.
There is presently an 8 inch collector that serves Divisions -1 and 2.' This .
• sewer is sized to accommodate Division 3 also.
ENVIRONMENTAL` IMPACT:
The total population expected to reside in Division 3 is 400 people. Each resident
is' expected to add about 75 gallons per day to the existing system. The addition of
125 residences is expected to increase the total flow by about 30,000 gallons per
day. The existing sewer system was scaled to include sanitary wastes from Divi-
sion 3 and is capable of handling this additional volume.
11 Solid Waste Disposal •
EXISTING CONDITIONS:
Solid waste disposal service i,s provided to Tiffany Park by the General Disposal
Company. The Company picks up solid waste at each house and .disposes of it at
the Highland Co-llection ,Center in South Renton Highlands. The collection center
disposes of the waste at the sanitary landfill at Cedar Hills, off the Maple
Valley Highway._ Disposal is mandatory in the City of Renton and is billed with
the water. Rates are currently being renegotiated between the disposal company
and the City of Renton.
ENVIRONMENTAL IMPACT:
Service will be provided by the General Disposal Company by adding the new sub-
division to existing territory. Each individual can pay for the 2 can minimum
pick-up; or more if necessary. Collection is mandatory and will be billed at
the minimum residential rate whether it is used or not . The sanitary land fill
in which the solid waste is ultimately disposed' has the capacity to absorb the
increased dumping needs of the Tiffany Park residents.
55
41 HEALTH
The contribution the project will make to the health of the residents will be
good. Air quality will be good, well within ambient air standards for all pol-
lutants. Noise levels will be below those promulgated for residential areas.
Sewers will minimize ground contamination by sanitary wastes. Water will be
treated to acceptable drinking quality prior to consumption. The incidence of
home or automobile accidents should not be any greater than normally experienced
in residential communities.
Several health services are provided at no charge or nominal charge by the Seattle-
King County Health Department, 3001 N.E. 4th, Renton, Washington 98055. This
agency provides shots for all types of diseases, TB X-rays and many other services.
40 AESTHETICS
Existing Conditions
The sites are presently covered with varying densities of trees, blackberry and
other ground covering vegetation. The area is visible from nearby residential
development but not from major arterials. Portions of the north and east slope
are visible from the Maple Valley Road and the Maplewood developments which lie
below and to the northeast on the floor of Maple Valley, and also from residential
areas on the plateau north of the valley. The four BPA powerlines which traverse
the hillside are visible from these areas and will also be within the view of some
portions of the sites.
The property is cut by two major aqueduct rights-of-way which appear as fenced
open linear corridors covered mostly with low grasses and narrow paved roads.
Such pipeline routes are prevalent throughout the surrounding communities.
Environmental Impact
Development of the site into single-family residences will replace the natural
cover features of the land with human settlement features. The houses will be
visible from adjacent communities and will appear as an extension of existing
housing. From the valley and the plateau to the northeast, removal of most of
the natural vegetation will be partially visible and a few of the homes will be
seen at the edge of the plateau. However, existing trees and other vegetation
will be left on the hillside, and will partially screen the changes to take place
on the sites. Street lighting will be visible from across the valley, but will be
partially screened by the trees to be retained on lots throughout the development.
56
In general , the project will blend in with its surroundings and will not create
any visual or aesthetic disharmony with the regional landscape.
ID RECREATION
There is no present recreation activity on the site of the proposed development.
The proposed land use changes will not affect natural recreation on the site nor
on any adjacent land. Project residents will have access to Tiffany Park which
has organized recreation activities and play areas. The residents also have.
access to the open-space created by the Seattle and Mercer Island aqueducts..
II ARCHAEOLOGY/HISTORY
The only known potential archaeological or historical sites in the vicinity are
the abandoned coal mines, and there are none on or immediately adjacent to the
proposed development. No indication of significant former native occupation o.r
use of the area has been recorded, and the lack of a major water body, fresh-
water stream, or good growing soil makes the likelihood of such use remote.
57
IRREVERSIBLE OR IRRETRIEVABLE COMMITMENTS OF RESOURCES, AND THE RELATIONSHIP
BETWEEN LOCAL SHORT-TERM USES OF MAN'S ENVIRONMENT AND MAINTENANCE AND ENHANCE-
MENT OF LONG-TERM PRODUCTIVITY
Implementation of the proposal will , for all practical purposes, irreversibly
commit the land area in question to the proposed use. The long-term foreclosure
of future use options will be offset by the short-term public and private economic
gains to be realized and the provision of needed housing units. The land is not
uniquely suited to any foreseeable alternative type of use and the proposed use
will likely serve the housing needs of future generations. The existing demand
for housing would likely be met at another site in the general vicinity, if not
allowed here, with substantially similar environmental impacts.
The land is not now utilized for agriculture or mineral production and does not
provide unique wildlife habitat or recreational opportunity. It is unlikely
that these or similar environmental uses would increase in the future if the site
were not developed in the proposed use.
Energy use in the form of electrical power and natural gas will be committed on a
permanent or long-term basis, but at a rate no higher here than it would be in
alternative developments to meet the same housing demand.
Delaying implementation of the proposal until some future time would not produce
any anticipated environmental benefit in the long term.
58
ALTERNATIVES TO THE PROPOSAL
THE "NO-ACTION" ALTERNATIVE
A decision not to approve the subject plats would leave the land in its present
natural state and prohibit the proposed conversion to a higher economic use that
is consistent with existing planning and zoning policies. The major result of a
negative action would probably be to delay development of the site for an indefinite
_-- period of time. This action would prevent or delay all of the environmental impacts
discussed in the report from occurring at this site, but it is probable that equiva-
lent additional developments of the same type would be proposed at other locations
within the Renton - south King County area to absorb the increasing demand for new
housing in this area.
The proposed site is convenient to several employment growth areas. According to
Puget Sound Council of Governments' 1973 projections, the area including Renton,
Maple Valley, Tukwila, Kent and Sea-Tac Airport, will add about 17,500 jobs between
1970 and 1980, and another 30,000 jobs by 1990, and the project site is located
within eight driving miles of all of these forecasted jobs.
Since none of the anticipated adverse impacts from the proposal is serious, since
the growing demand for housing will probably be provided for somewhere in the
general vicinity, since the subject site is currently designated for the proposed
type of use, and since the anticipated impacts would likely not be reduced signi-
ficantly in an alternative location, the "no-action" alternative would probably
not result 'in an overall net reduction of impact on a regional basis.
Higher Density or More Intensive Use
Higher density residential use would require rezoning and would increase most of
the impacts discussed in the report. This is not considered a viable alternative
by the sponsor or the City. Any commercial use would also require a rezone, and
would not be practical because of the lack of proximity to arterial streets.
Lower Density Residential Use
The site could be developed with larger lot sizes than the 7,200 square foot mini-
mum allowed by existing zoning. Due to site constraints and design factors, the
lots in the proposal average about 8,500 square feet making the actual density
closer to that which would be expected in the next less intensive zone, G-8400.
Further reductions in density would decrease the number of lots, increase the cost
of the proposed homes , and cause modifications in potential impacts as follows:
59
1 . Slight reductions in soil relocation, erosion potential , peak runoff rates,
vegetation removal , air pollution, noise, and use of natural resources.
2. Somewhat lower population-caused demand on local roads, service, utilities
and energy resources.
3. Higher income level of potential residents.
4. Less efficient economic use of the land in terms of number of housing units
provided and cost per unit for public facilities and utilities systems.
5. More housing units would probably be built at a faster rate in other locations
to absorb the demand. This would partially negate some site impact reductions
on a regional basis.
The lower density alternative has been rejected by the sponsor because of higher
per unit development costs and the incompatibility of, and uncertain market for,
a small group of homes which are substantially higher in value than those in the
adjoining areas.
ALTERNATIVE LOCATIONS FOR THE PROPOSAL
The sponsor does not own or control other sites in Renton or the general vicinity
suitable for residential development, and therefore could not achieve the stated
objectives at an alternative site at this time.
60
UNAVOIDABLE ADVERSE IMPACTS
Adverse impacts which cannot or will not be mitigated by modifications to the
project.
Soils and Erosion
Rearrangement of topsoils during grading. Slight increase in erosion potential
during construction.
Hydrology
Minor increase in surface water movement to local stream.
Seasonal shift in groundwater recharge.
Vegetation
Removal of most natural vegetation from 75% of the site.
Wildlife
Elimination of some non-unique species from the site.
Air Quality
Short term rise in particulate levels during construction, minor increases in
carbon monoxide levels from home heating and vehicle emission.
Noise
Small noise level increases due to human activity.
Land Use
Reduction in the amount of land available for alternative future uses.
Transportation and Circulation
Minor increases in peak hour traffic congestion at local intersections.
Public Services
Demand for additional police protection. Increased enrollment at local elementary
school .
Energy
Increased use of electricity and natural gas.
61
REFERENCES
Environmental Protection Agency, Compilation of Air Pollutant Emission Factors,
AP-42 (with revisions) , Research Triangle Park, N.C. , 1973.
Office of Program Planning and Fiscal Management. 1970 U.S. Census.
Pacific Northwest River Basins Commission. Climatological Handbook - Columbia
Basin States, Vancouver, Washington, 1968.
Preston, Richard. North American Trees, Iowa State University Press,
Ames, Iowa 1961 .
Puget Sound Air Pollution Control Agency. Annual Report, 1972, Technical I
Services Division, Seattle, Washington, 1974.
Puget Sound Governmental Conference, Interim Regional Development Plan Forecasts, 1
1970 through 1990, November, 1973.
Sternlieb, George and Robert W. Burchell , "The Numbers Game: Forecasting Household
Size," in Urban Land, Vol . 33, No. 1 , January 1974.
U.S. Department of Agriculture, Soil Conservation Service. Soil Survey,
King County Area, Washington, November, 1973.
Washington State Department of Ecology. Maximum Environmental Noise Levels,
(WAC 173-60) , Olympia, Washington, 1975.
City of Renton Zoning Ordinance and Code
City of Renton Subdivision Ordinance
ORGANIZATIONS CONSULTED
METRO - Transit
City of Renton - Police Department
City of Renton - Fire Department �I
City of Renton - Library
City of Renton - Parks & Recreation Department
City of Renton - Public Works Department
Puget Sound Power and Light Company
Washington Natural Gas Company
i
Pacific Northwest Bell
Clearview TV Cable Company
General Garbage Disposal Company, Inc.
Valley General Hospital
Renton School District
62
� 1
INDEX OF ELEMENTS OF THE ENVIRONMENT
ELEMENTS OF THE PHYSICAL ENVIRONMENT
Earth
Geology 15
Soils 17
Topography 15
Unique physical features N/A
Erosion 19, A-32
Accretion/avulsion N/A
Air
Air quality 23
Odor N/A
Climate 23
Water
Surface water movement 19,21 , A-32
Runoff/absorption 21
Floods N/A
Surface water quantity 19,21 , A-29
Surface water quality 21 , A-29, A-32
Ground water movement 21
Ground water quantity 21 , A-11
Ground water quality 21
Public water supplies 21
Flora
Numbers or diversity of species 22
Unique species 22
Barriers and/or corridors N/A
Agricultural crops 22
Fauna
Numbers or diversity of species 23
Unique species 23
Barriers and/or corridors N/A
Fish or wildlife habitat 23, A-30
Noise 26
Light and Glare 29
Land Use 30
Natural Resources
Rate of use 34
Nonrenewable resources 34
Risk of Explosion or Hazardous Emissions 34
63
ELEMENTS OF THE HUMAN ENVIRONMENT I
Population 35
Housing 38
Transportation/circulation
Vehicular transportation generated 42
Parking facilities N/A
Transportation systems 40 , A-11 , A-26
Movement/circulation of people or goods 40 , A-11 , A-18
Waterborn, rail and air traffic N/A
Traffic hazards 45
-
Public Services
Fire 47 , A-27
Police 47 , A-17
Schools 48 , A-18. —
Parks or other recreational facilities 51 , A-17
Maintenance 52 , A-17
Other governmental services 51 , A-17, { _
Energy
Amount required 52
Source/availability 52
Utilities
Energy 53 , A-18
Communications 54
Water 54
Sewer 55
Storm water 21
Solid waste 55
Human Health (including mental health) 56
Aesthetics 56
Recreation 57
Archeological/historical 57
Additional Population Characteristics 37
64
APPENDIX A
COMMENTS AND RESPONSES TO THE DRAFT EIS
This Appendix contains letters of comment from agencies and
citizens to the Draft EIS for Tiffany Park, Division 3. '
The letters are reproduced in full , and where a response is
appropriate, it is given on a following page.
The City of Renton wishes to express its appreciation to all
• commenting agencies and citizens for their time and effort
in reviewing the Draft EIS.
•
CONTENTS OF APPENDIX A
REVIEW COMMENT LETTER PAGE RESPONSE PAGE
Department of.Highways - State Highway Commission A-2 (No Response)
Office of Community Development A-3
Puget Sound Air Pollution Control Agency A-4 "
Department of Ecology A-5
METRO A-6 "
Renton School District A-7 A - 11
Seattle Water Department A-8 A - 11
Ronald and Carole Goss A-12 A - 17
Carole and Ronald -Goss A-14 A - 18
Francis A. Holman A-19 A - 26
Department of Public Works . A-28 A - 32
Department of Fisheries A-30 A - 32
A-1
4014743. 7-4,4,
•
1--1 C H VA Y COMMISSION
J,� Dixy Lee Ray - Governor
V ; W. A. Bullet' - Director
H ghway Administration Building
' .
Olympia. Washington 96504 (206) 753-6005 a panned 01 011",r.
June 8, 1977
•
•
•
•
City of Renton
•
Planning Department
Municipal Building
200 Mill Avenue, So. .
Renton, Washington 98055 •
City of Renton
Tiffany Park, Division 3
Draft Environmental Impact Statement
Gentlemen:
•
We have completed our review of the Draft Environmental Impact Statement
for the above project.
The proposal does not appear to conflict with existing or planned highway
facilities in the area.
Thank you for the opportunity to review this information.
Sincerely,
•
RUSSELL ALBERT
•
Assistant Director for
• Planning and Research
/. iielt,t,
By: WM. P. ALBOHN ,
Environmental Planner
RA:ds
WPA/WBH •
•
cc: Bogart • O R
•
Ashford afCEP/Fn 'o
JUN 10 1977
•
•
�DEPIx
r
A-2
•
a.':w:l rif S�rrn<?n Chairman A H n-wlr ar K ('?.nln. I..lip Hancnn In.na Rnom rIlrl.<nn
. STATE OF OFFICE OF COMMUNITY DEVELOPMENT
•1: t WASI iINGTON 400 Capitol Center Building,Olympia,Washington 98504
Dixy Lee Ray
Governor •
•
June 14, 1977
•
Gordon Y. Erickson, Planning Director
City of Renton
Municipal Building
200 Mill Avenue South
Renton, Washington 98055
Dear Mr. Erickson:
Re: Draft EIS, Tiffany Park, Division 3
We have reviewed the above mentioned draft EIS. The proposed
subdivision is apparently compatible with your comprehensive
plan and zoning code and we have no comments to provide
Sincerely,
'-145°9
r-=; E. LaTourrette •
Local Government Services
JEL:vb
•
rpm
V i..J ,C. ..
JUN I
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•
car? 3 3
h r1 5 I r
at r r 410 West Harrison Street,P.O.Box 9863 (206)•344-7330
' Seattle,Washington 98109
June 16, 1977
•
Mr. Gordon Y. Ericksen, Planning Director
City of Renton, Municipal Building _
200 Mill Avenue South
Renton, Washington 98055
Subject: Tiffany Park Division 3
Dear Mr. Ericksen:
We have reviewed the Draft Environmental Impact Statement for the platting
of Division 3 of Tiffany Park Residential Subdivision. •
Sections covering existing air quality and impact on air quality are com-
plete and indicate preparation by air quality professionals. We have no
suggestions to offer for improvement.
Thank you for the opportunity to comment on this statement.
Very truly yours ,
" A. R. Dammkoehler
Air Pollution Control Officer
By- s R. Pearson
/Senior Air Pollution Engineer
HYING.
NG COUNTY fh
0 West Harrison St.
O.Box 9863
attle,98109
)6)344.7330 S
al Op COUNTY 'OF RF
al Operator for Toll /�s
ee Number Zenith 8385 �/
a1 b344.7330 Island,98110 (:/iFC�IIIED o
ERCECOUNTY
3 Hess Building
coma,98402JUN 17 1977361383.5851
10HOMISH COUNTY6 Medical-Dental Bldg. • A
erect,913201 •111,
36)259-0288
D6pP
DARD OF DIRECTORS A-4
4AIRMAN: Gene Lobe,Commissioner Kitsap County; VICE CHAIRMAN: Gordon N.Johnston,Mayor Tacoma;
obert C.Anderson,Mayor Everett; Patrick J.Gallagher,Commissioner Pierce County; James B.Haines,Commissioner Snohomish County; Glenn K.Jarstad,Mayor Bremerton;
arvey S.Poll,Member at Large; John D.Spellman,King County Executive; Was Uhlman,Mayor Seattle; A.R.Dammkoehler,Air Pollution Control Officer. ---
V'V/
DEPARTMENT OF ECOLOGY
. ..l. .Ob 8 1
June 22, 1977
Mr. Gordon Y. Ericksen, Director
Planning Department
City of Renton
Municipal Building
200 Mill Avenue South
Renton, WA 98055
Dear Mr. Ericksen:
Subject: Draft Environmental Impact Statement for
Tiffany Park - Division 3
- The Department has completed it's review of this draft statement and has no
comment at this time.
If the project is completed as proposed, the described mitigative measures
to control surface drainage and slope stability should minimize the adverse
effects of these. Additionally, the use of a public sewer system should
eliminate the potential contamination of the surface and ground water.
Thank you for the opportunity for review and comment.
Sincerely,
Bert D. Bowen
Envi ronmental Review
BDB:bjw
cc: Mark Premo
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municipality of metropolitan seattle
June 23 , 1977
CHAIRMAN
C.CAREY DON\VORTH
STANLEY P.KERSEY Mr. Gordon Y. Erickson, Director
Planning Department,
NANCY RISING City of Renton I
M.F.(MEL)VANIK 200 Mill Avenue South
Renton, Washington 98055
ISABEL HOGAN
1
Dear Mr'. Erickson:
ROBERT L. NEIR
Draft Environmental Impact Statement
AUBREY DAVIS,JR. Tiffany Park, Division 3 - 1
_VJYN L. (BUO) YOUNG Metro staff has reviewed this document for its potential
impacta to water quality and public transportation.
CHARLES DELAURENTI
The measures proposed by the developer to control surface
wEsum.m. water quantity and quality appear adequate. We therefore
GECRGE BENSO BENSON
TI?A HILL anticipate no significant adverse water quality impacts from
PAUL KRAABEL this project.
PHYLLIS LAMPHERE
WAYNE D.LARKIN --
JOHNR.MILLER The reference made on page 46 of this Draft EIS to the ex-
RANDY REVELLE
SAM SMITH pected continuation of transit service by Metro route No. 155 ,
JEANETTE WILLIAMS Fairwood, requires some clarification. While there are no
plans to discontinue service along this route, all Metro
EDWARD WATTON transit routes are subject to a periodic review of their
effectiveness based upon Metropolitan Council-approved service
JOHN D.SPELLMAN criteria.
PAUL BARDEN
RUBY CHOW
ROBERT B.DUNN Thank you for this opportunity to comment. -
R. R. (Boe)GAME
MIKE LOWRY __�
DAVE MOONEY Ve Fuly yours
TRACY J.oWEN //�J I
BILL REAMS ,.,, _
BERNICE STERN
Peter S. Machno, Manager 1
NAOMIE BULLOCH
RELLA FOLEY +� Environmental Planning
JOHN FOURNIER,JR. i i r .R�\'s Division
PAUL NANASSY,JR. J,/� V [�I I!�\
JIM SHAMAN 1 r1[� 'it .'
A.,DEAN WORTHINOTON i� �t f :,Lu —
PSM:ksa l v . • 1
{( , QQ
HANFORD B.CHOATE Q:j14 2Q io b
D ��
g0
EXECUTIVEIHA DIRECTOR ,,r,..- --- ' k"• 1 JUN 3 0 977
R ICHARO S.PAGE �v R ,
. /N„ c ' A-6
`� ' p F P Ft.% WILSEY & HAM, INC.
•
SC%%Opl
Renton School Districf 4 03 ,b(
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• y ,m�; 7 435 Main Avenue South Renton, Washing-ton 98055
ry y
• 403 •
•
June 22, 1977
Mr. Michael L. Smith
Planning Department
City of Renton
200 Mill Avenue
Renton, Washington 98055 •
Dear Mike:
I am concerned about the development of the residential subdivision,-
' Tiffany Park Division_ #3. My concern is as follows: the only
pedestrian vehicle traffic access to the School District property
is from the west and across the Cedar River pipeline from the south.
Eventually a school will be built in the area. There will be many
students who will be walking to this facility. It is imperative -
that we have pedestrian traffic access to the property from the north
and the east. It would also be beneficial to the District if vehicle
access could be obtained to the north portion of the property.
If you have any questions regarding the above requests, please feel
free to contact me.
Thank you.
Sincerely,
•
Wm. 0. Belmondo
Director of Plant Operations •
•
eg
•
•
•
•
A-7
•
•
Seattle%'dater (Department
r
June 24 , 1977
•
Mr. Gordon Y. Erickson
Director
Planning Department
City of Renton
City Hall
Renton, Washington 98055
Draft E. I.S. - Tiffany Park - Division 3
Dear Mr. Erickson:
We have reviewed this draft, and we comment as follows:
This proposed plat is partially bounded on the south by our
Cedar River Pipeline right of way •and is partially bounded on
the west and partially split by our East Side Supply Line
right of way (Mercer Island Pipeline right of way) . Figure 2
of the draft shows Tiffany Way S.E. crossing the E.S.S.L. R/W
connecting Blocks A and C, and Kirkland Avenue S.E. , the
western edge of Block B, is so located as .to connect with
123rd Avenue S.E. in the plat of Cascade Village Div. 2 through
a connection across the C.R.P.L. R/W. No requests or inquiries
have been received in this office regarding crossings at either
location. By letters to you dated February 27, 1969 , and
February 2, 1976, we commented about earlier proposals to
develop this same land.
It is the Seattle Water Department' s policy that easements for
public streets, subject to certain provisions and restrictions,
be granted to cities, the county or the state for crossings of
our pipeline rights of way, in response to a letter of request
from the public agency. The easements are for roadway and
limited storm drainage purposes only. All other uses, such as
crossings by utilities, are generally authorized by permits to
the individual utilities.
Some years ago, an easement was granted to King County for the
straight-line extension across the C.R.P.L. R/W of S.E. 160th
Street, from the plat of Cascade Village Div. 3.
A-8
Mr. Gordon Y. Erickson June 24 , 1977 Page 2
There will be impact on our rights of way by this plat, and
there will be impact on the plat by our rights of way. Page 56
of the draft states that the rights8of way "appear as fenced
open linear corridors. . . " We do not fence the margins of our
rights of way. It would be prohibitively expensive to do so,
and it is likely that such fencing would be objectionable to
many abutting property owners. Our rights of way are subject
to unauthorized use by motor bikes and other motor vehicles,
leading to complaints from neighbors about noise and hazard to
children. We find it difficult to keep them off the rights of
way.
It is our wish that our rights of way not be liabilities to the
neighborhoods through which they pass. To this end, we are
willing to meet with land developers, neighbors and officials
of the municipal jurisdiction, to discuss how this may be accom-
plished. Our primary responsibility must be to preserve the
rights of way for the purpose for which they were acquired, but
there could be agreements and understandings that would be to
the benefit of both the Seattle Water Department and the neigh-
borhood.
Regarding hydrology, pages 19 to 22 of the draft speak of drain-
ing, removing peat, and filling areas that are now perennially
or intermittently wet. No indication is given of how extensive
these areas are. Statement is made that a small retention pond
will be provided, but other retention will be in underground
pipe. Our concern is a provision for maximizing as much as
possible the natural recharge of the acquifer. As the areas
throughout the county and cities are developed, development
tends to reduce subsurface recharge , maximize storm runoff, and
reduce summer flow patterns in creeks or springs which are fed
by the surface and subsurface aquifers. For this reason, the
State Departments of Ecology, Fisheries, and Game are concerned
and have established minimum flow requirements in late summer
for rivers such as the Cedar. As the natural springs and creeks
contributing.- to the lower portion of the river decrease or dry
up, it becomes a direct burden upon the Seattle Water Department
A-9
Mr. Gordon Y. Erickson June 24, 1977 Page 3
•
to maintain a minimum flow requirement in the lower Cedar, and
thus reduce that supply available for potable purposes. .
We appreciate the opportunity to review this E.I.S.
Sincerely,
I
KENNETH M. LOWTHIAN
Superintendent of Water
' \" k•-•
JJ T. Rice
Assistant( Superintendent
JTR:1HB:PO:ec
•
•
A-10
RESPONSE TO COMMENTS FROM THE RENTON SCHOOL DISTRICT
Plat approval will be subject to provision of one street access at the northwest
part of your property, and 10-foot walkway easements at the ends of cul-de-sacs
in the vicinity of your property.
RESPONSE TO COMMENTS FROM THE SEATTLE WATER DEPARTMENT
Comment 1 - Easements for street crossing of R.O.W.
RESPONSE: A letter of request for crossing will be submitted subsequent to
approval of the preliminary plat.
Comment 2 - Hydrology
RESPONSE: The City acknowledges the concern of the Water Department regarding
the potential impact of reductions in ground water available to
maintain flow in the lower Cedar River. The recharge situation
should be monitored on an areawide basis for protection of this
resource.
The study of the subject proposal , however, indicates that because
of the nature of the local geology and existing drainage, little
if any impact on recharge would occur from development of this
land.
Parcels A and C are currently moderately well drained. Most of the
wet areas with peat accumulations are located in the 9-acre parcel
B as indicated under Soils on page 17, and cover only a small por-
tion of this area. The persistance of standing water during dry
weather in these small pockets indicates that percolation through
the underlying till layer is minimal .
Consequently, the impact Y� p act on groundwater recharge from development
of Division 3 should be insignificant.
A-11
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Tax hike may b necessary
- ostay olvent, says mayor • _
nance Director Gwen Marshall, not tion's negotiating team, would dis- asked the mayor's office to look into
By DON SMITH by using so-called interest-bearing cuss details of the union negotia- city take-over of garbage collection.
City of Renton still is operating in warrants. • tions.Both pleaded poverty,though. It would cost a million dollars, De-
the black,,but it could take a tax That was about the only good news Each one per cent granted all city laurenti said,and he's against it.But
`4ticrease to keep it that way,Mayor Delaurenti could muster for the employes will cost $52,000, the fi- it could add to the city's expenses.
n Charles Delaurenti warned Friday. businessmen. nance director estimated. A tax increase may be the only
Already the city has started What's more, revenue from Re- way, Delaurenti said.
Delaurenti told members of the negotiations with two of its unions— nton Municipal Court is expected to "I'm still against a B and 0(busi-
Greater Renton Area Chamber of those representing police and fire be $40-50,000 below budgeted esti- ness and• occupations) tax. It may
• Commerce that the city has avoided department personnel.Those either mates;,.she,added._ ._: ---••• • • have to be another 1 or 2 per cent on
borrowing money from non-city will be settled or sent to arbitration ' mind,if funding bl'come available,s the utility tax."Delaurenti conceded
sources to meet'current expenses in August. That month, the city i�Mayor Delaurenti would like to add a utility taxes might have to be in-
while awaiting tax payments. But begins negotiations with its third ` new south satellite fire station.But creased as much as 4 per cent.
fund transfers within the city have union — 21-R— representing most that will require two or three fire "The other (alternative)," De-
e
been necessary. clerks and office personnel. fighters around the clock — that's laurenti said,"is to lay people off.We
Payroll still is being met with city Neither Delaurenti nor Gwen Mar- 8-10 persons at about$18,000 each.'I would have to lay,off at least 40
tax money, confirmed Renton Fi- shall, a member.of the adininistra- �"Dast .Mo , ci council people and I can't do that.".
•
h---- .. ., .1.
ecopct-7 ' romic e
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Renton, . Washington
• 20 cents. . , , Sunday, June 12, 19'77 Vol. LVI No. 93'
•
Impact statement released
•
Results of T
's see n
Another indication of the housing Owners of the 37.4-acre parcel are Following are affects on service •Existing fire protection is ade-
boom in and near Renton has come Louis and Robert Sheffels. as outlined in the impact statement:\ quate.
with circulation of a draft environ- If the City of Renton approves the 'Population would increase by about 30 new students each
mental impact statement for a third subdivision, the owners hope to about 400 persons. would be added to Nelson Middle
division of single-family homes in begin site preparation this summer. *The project would add about School and Lindbergh High School
the Tiffany Park area of the city. Houses would be under construction 1,220 vehicle trips per day to Puget by 1979.About 60 students would be
Development Coordinators, Inc., by the end of this year, and fully Drive Southeast,and add to conges- added to Tiffany Park Elementary
Bellevue,proposes to build 125.new occupied in 1979 or 1980,according tion at area intersections. School.
single-family homes in the division, to the•impact statement. *Less than one additional un- 'Proposed expansion of Valley
one-half mile east of Puget Drive About 335 homes already have iformed officer would be needed in General Hospital would accommo-
Southeast and north of Seattle's been constructed in the first and the vicinity to maintain the present date an increase in use of hospital
Cedar River pipeline right-of-way. second divisions of the development. level of police protection. services.
The impact statement emphasizes
rn that if the subdivision is not
appproved, other developments will
be constructed in the area anyway
because of a continuing demand. •
Houses to be constructed in the
subdivision are expected to cost
about$50,000.
Persons wishing to comment on
the proposal must mail their state-
ments to the Renton Planning De-
partment by Wednesday,June 29.
RESPONSE TO COMMENTS FROM RONALD AND CAROLE GOSS
First Letter:
Point 1 - Inadequate police protection in area
I !
Point 2 - Unsolved dog control problem
Point 4 - Inadequate street cleaning
RESPONSE: The Police Department reports that there is a patrol car in the
Tiffany Park vicinity on a 24-hour basis, and that the response
time to emergency calls in the area is 3 - 5 minutes.
Animal control is a problem common to the entire City and most
other jurisdictions in the region. The limited resources avail-
able for this service must be applied in areas of greatest need
on a priority basis.
The problem of debris from trucks is due largely to the existence
of construction activity in the vicinity. After completion of
Division 3, the existing schedule of street maintenance and
cleaning should be adequate.
Point 3 - Traffic increase through existing developments.
RESPONSE: The traffic impact on local streets is discussed in detail on
page 45.
Point 5 - Green belts and play areas
Point 6 - Tiffany Park overloaded, no off-street parking
RESPONSE: Approximately 20% of the site at the north and east will remain in
a natural state as open space to protect steep slopes and provide
storm water retention. The adjacent 800 foot wide Bonneville Power
Administration right-of-way will remain unplatted providing open
space from the site northeastward to the Cedar River.
Tiffany Park, King County Renton Park No. 5, and the elementary
school grounds offer ample developed recreation opportunity as
discussed on page 51 . Also, the School District expects that
a school (probably a middle school ) will eventually be built on
the district's property adjacent to Division 3, and would pro-
vide additional athletic and play facilities. The Park Depart-
ment reports that there is currently off-street parking for 35
cars at Tiffany Park.
i
A-17
Point 7 - Increased use of electricity •
RESPONSE: Puget Power indicates that they can serve projected future
growth on a regional basis, accepting the fact that conservation
steps will be more important in the future and that temporary
shortages may occur occasionally.
i ,
Point 8 - Division 2 streets not yet accepted
RESPONSE: The Engineering Department indicates that deficiencies in Division '
2 streets will be corrected by the developer. The City is pro-
tected by a bond to assure acceptance.
Point 9 - Sewer system capacity
RESPONSE: The existing system is adequate to handle the proposed develop-
ment as stated on page 55.
Point 10 - Middle school bus and classroom capacity.
RESPONSE: The estimated 30 students added to Nelson Middle School would
justify an additional bus. The School District indicates that
a bus would be added to this route when the increase in students
occurs.
As stated on pages 48 and 49, planned attendance boundary shifts
will keep Tiffany Park Elementary School at or below its present
enrollment, and Nelson and Lindbergh Schools have existing
capacity for more than the projected additional load from
Division 3. Staff additions are an internal budget problem for
the district, affected by state, local and special levy funding,
and are beyond the scope of this study.
Point 11 - Pedestrian route to high school
RESPONSE: The proposed plat will include an extension of Kirkland Avenue
across the Cedar River pipeline to connect with 123rd Avenue
S.E. , providing a needed link in the route to Lindbergh from
existing Tiffany Park development. The street, lighting, and
sidewalks will be built to City standards. In addition, the
proposed eastern access. through County land is included in a
preliminary plat for this adjacent parcel recently submitted
to the County. Development of this parcel will provide an
adequate pedestrian route to Lindbergh from the eastern por-
tions of Tiffany Park, Division 3.
Second Letter:
RESPONSE: See response to letter from Francis A Holman, Comment 5, follow-
ing. ;
A-18
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A-25
RESPONSE TO COMMENTS FROM FRANCIS A. HOLMAN;
Letter signed by the writer and 67 area residents
Comment 1 - Traffic and steep grade on access roads.
RESPONSE: Existing traffic on Royal Hills Drive was not analyzed in detail
as it is of low volume (well below the capacity of the facility)
and serves only the Royal Hills Apartments and a portion of
Tiffany Park. No significant congestion now exists at the inter-
sections of Edmonds Avenue, Puget Drive and Royal Hills Drive,
and the analysis indicated that this location would not experience
adverse conditions with the completion of Tiffany Park.
If adverse weather conditions cause occasional restrictions in the
use of S.E. 16th Street, this traffic could be temporarily diverted
to Royal Hills Drive with only minor increases in travel time.
In addition, two more road accesses to Tiffany Park will be provided
in Division 3. The proposed secondary access to the east, shown
on Figure 2, page 12, is included in a preliminary plat recently
submitted to the County for the adjacent parcel . Figure 2 has been
corrected to show an extension of Kirkland Avenue across the pipe-
line to connect with 123rd Avenue S.E. This link is included in
the preliminary plat for Division 3.
Comment 2 - Guarantee of road access to the east.
RESPONSE: The developer has proposed and agreed to a condition that parcel A
(the area east of the Mercer Island pipeline) not be developed until
the eastern access is secured. (See above response)
Comment 3 - Valley General Hospital expansion
RESPONSE: The hospital was contacted again on June 30, 1977 and indicated that
their operations are now approaching 78 percent of capacity. The
start of the planned expansion is now scheduled for spring, 1979,
with completion and operation in late 1980. The present facility
mayoperate at somewhat above the 80 Ppercent optimum use level
p ---
for a brief period due to general population growth in the south
county area, but should not experience a deterioration in the quality
of patient care.
Coment 4 - Traffic increase on Puget Drive
RESPONSE: The discussion of traffic impacts on pages 45 and 46 concludes that
the projected increases from this proposal and other developments
in the vicinity will not necessitate widening of Puget Drive or
other local arterials, and that scheduled improvements to the inter-
section at Puget Drive and the Benson Highway will mitigate any
potential increase in congestion. It should be noted that most of
the buildable land which would generate traffic on Puget Drive
(Rolling Hills, Tiffany Park, Cascade Vista, Royal Hills, etc. ) is
already developed and that only limited future traffic increases can
be expected with eventual development saturation.
A-26
Comment 5 - Fire Protection
RESPONSE: The fire department reports that the direct route to the southeast
part of the City is occasionally blocked by a train. This has
occurred during a response once or twice per year recently. Dur-
ing the first 5 months of 1977, 40 emergency runs were made to the
Tiffany Park vicinity with an average response time of 5.1 minutes.
One of these runs was diverted due to a blockage.
Two alternatives exist during blockages: 1 ) emergency equipment can
use an alternative route via 2nd Street, Rainier Avenue and Grady
Way which adds 2 to 3 minutes to the response time depending on
traffic conditions; and 2) the Renton Fire Department has a mutual-
aid agreement with King County Fire District #40 which has a station
near Petrovitsky Road and Benson Road providing a 4 to 5 minute
response time to Tiffany Park.
Two recent bond issues to fund a south satellite fire station have
received a majority of yes votes, but have failed to receive the
60% necessary to pass, and the City has been unable to provide
other funds to build the proposed station.
Comment 6 - Police Protection and Access
RESPONSE: See response to letter from Ronald and Carole Goss, Point 1 , on a
previous page.
As indicated in the response to your comment 1 , Division 3 will add
two additional traffic access routes to the Tiffany Park development.
A-27
r
Cynthia C.Maisel,Director • �!
King County State of Washington DEPARTMENT OF BUDGET& PROGRAM DEVELOPMENT
John D.Spellman,County Executive
Room 400 King County Courthouse
516 Third Avenue
Seattle,Washington 98104
(206) 344-3434
•
• June 29 , 1977
Gordon Erickson •
Director of Planning
.;ity of Renton _-
Renton, Washington
Dear Mr. Erickson: •
King County has reviewed the impact statement for
• Tiffany Park, Division No. 3/City of Renton and
offers the attached comments for your consideration.
We hope the information will assist you in making g a
final decision in regard to this project. • -
• . Sincerely,
•
Cynthia C. Maisel
Director
CCM/bb
Attachment
•
•
•
gab 912.
;V ,1
JUL. 71917
F. I
DE?. /
•A-28
ENT OF PUBLIC WORKS Coo
•
DEPARTMAli,
MEMORANDUM B0 adjc,t
J. R. �lYj0/OQ
To: Edmundson Date: June 23 19 77
•
From: D. R. Horey
•
- Subject: DRAFT E. I. S. - TIFFANY PARK, DIVISION NO. 3/CITY OF RENTON
This department has reviewed the subject report and our coY•.men c.,
are as follows :
-Storm drainage plans shall comply with King County •
Ordinances Nos. 2281 and 2812.
• -Provide and maintain temporary sedimentation collection
facilities to insure sediment laden water does not enter
the natural drainage system. These facilities must be in •
operation prior to cleaning and building construction and
satisfactorily maintained until construction and landscaping'
are completed and . the potential for on-site erosion •has
passed. .
-Provide and maintain pollution separation facilities to
insure pollutants from the site do not enter the natural
drainage system.
-All .retention-detention ponds required pursuant to Ordinance
No. 2281 May required to be located in separate tracts
with a drainage easement for maintenance . If the pond is
not adjacent to a roadway, a fifteen (15) foot crushed
rock roadway within an easement for ingress and egress will
be required between the pond and the roadway.
-Refer to page 6 of the , subject report; no increase in the
peak rate of runoff per Ordinance No. 2281.
-Consideration shall be given to constructing a storm line
to the Cedar River or dispersing flow at the outlets to
the approximate existing condition. . .
-A detail anal 'sis of the downstream drainage system to the
Cedar River mist be made.
,()F ii?4 \
.. - ,c/ ?it/
.. , ., ; _......— /./..k
tv.
D. R. HORSY, P. O. ' PEVI1 ED as.
County Road Engineer f
JUL 7 1977 I'd
DRH/OHR:pe 11
l\fit
ec: Larry Gibbons , A-29 1.92 r�t<,, /
U
, t•r.41E -
`**T •C STATE OF
��. DEPARTMENT OF FISHERIES
ail,l, WASHINGTON
'2 115 General Administration Building,Olympia,Washington 98504 206/753.6600
`Pyi,AP?aoy Dixy Lee Ray !
Governor
June 30, 1977
I -
Mr. Gordon Y. Ericksen, Planning Director
City of Renton Planning Department
Municipal Building, 200 Mill Avenue South
Renton, Washington 98055
Dear Mr. Ericksen:
Draft Environmental Impact Statement
Tiffany Park, Division 3, Residential
Subdivision - King County WRIA B-08
I _
We have reviewed the above referenced document and offer the following com-
ments. Our interest in this project relates to potential project impacts
on salmon production in the Cedar River. This river system is one of the
most ideal salmon producing rivers in the state, containing physical char-
acteristics considered ideal for natural salmon production. We stress the
importance of maintaining the existing excellent water quality in the Cedar
River.
The proposed site, while removed from the Cedar River, will add storm run-
off
into the system. On-site removal of bog material and 75 percent of the
existing natural vegetation and replacing it with typical subdivision im-
pervious surfaces would appear to increase surface runoff volumes by at
least 125 percent. Multi-family dwelling projects in the same general area
have indicated up to a 200 percent increase. We would suggest that the re-
tention facilities should probably be designed to contain enough storage so
that existing peak flow rates are not reached, as these rates may likely
cause erosion damage.
Once installed, regular maintenance of the silt and grease traps is necessary
to provide the desired cleaning action. The amount and variety of undesir-
able contaminants that may exist in runoff from 125 residential lots can be
considerable. No discussion of these contaminants was presented in the
draft EIS.
A-30
<
' 1
Gordon Ericksen -2- June 30, 1977
•
Thank you for the opportunity to comment, which we hope will assist in
further consideration of the project.
Sincerely,
Grant Fiscus, Biologist
Fisheries Natural Production
sc
cc: DOE - Olympia
WDG - Olympia
•
A-31
RESPONSE TO THE KING COUNTY DEPARTMENT OF PUBLIC WORKS
A copy of the Public Works letter has been forwarded to the sponsor. Compliance
with the indicated County Ordinances (adopted by the City of Renton) should mitigate
any potential adverse impact on the Cedar River system.
A final plat for the subject proposal will not be approved until the engineering
department is satisfied that the on-site and downstream drainage design is adequate.
I
RESPONSE TO THE DEPARTMENT OF FISHERIES
The need to protect the natural salmon producing qualities of the Cedar River is
acknowledged.
The potential for increased erosion due to concentration of storm water from the
site is recognized, and the effect of potential changes to the natural off-site
drainage pattern will be considered in approving final drainage plans.
Contaminants in run-off will largely consist of grease and oil from motor vehicles,
and suspended solids. Maintenance of grease and silt traps will be scheduled to —
assure effective operation.
A-32
1
CITY of RENTON
..,
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Draft Environmental ,.4.„ � ' ��.
ter' � l',��.>. ,,
Impact Statement
. lil
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j#0, yted,
a residential subdivision
ail IIIIl1u•
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4
THE CITY OF RENTON
160 MUNICIPAL BUILDING 200 MILL AVE. SO. RENTON,WASH. 98055
2trftrY
C1 CHARLES J. DELAURENTI • MAYOR • • PLANNING DEPARTMENT
(t- 235-2550
4T40
SFPt •
•
May 25 , 1977
Dear Recipient :
RE : DRAFT ENVIRONMENTAL IMPACT STATEMENT
i TIFFANY PARK, DIVISION 3 , A RESIDENTIAL
•
SUBDIVISION
The attached draft document is submitted to you for
•
your review pursuant to Washington State Environ-
mental Policy Act , Chapter 43 . 21C RCW.
The Tiffany Park , Division 3 , tentative plat appli -
•
cation is presently under study by the Renton Planning
Department . Your input at an early date would be
• appreciated in order to allow Planning Department
review and incorporation of your comments into the
final Environmental Impact Statement .
Please direct your written response to the Planning
Department within thirty-five days in accordance with
SEPA guidelines .
If you. have additional questions on the subject matter ,
contact the Renton Planning Department , 235-2550.
• Very t my yours ,
T
rdon Y . sic sen
Tannin rector
l -
- _I
DRAFT
ENVIRONMENTAL IMPACT STATEMENT
FOR
TIFFANY PARK - DIVISION 3
CITY OF RENTON
PLANNING DEPARTMENT
RENTON, WASHINGTON
Prepared for the Review and Comments of Citizens,
Citizen Groups, and Governmental Agencies
In Compliance With:
The State Environmental Policy Act of 1971
Chapter 43.21c, Revised Code of Washington
SEPA Guidelines, Effective January 16, 1976
Chapter 197-10, Washington Administrative Code
CITY OF RENTON ORDINANCE #.3060
DATE OF ISSUE: May 25, 1977
DATE COMMENTS DUE: June 29, 1977
rdon Y. Eri on
COST PER .COPY: $3.00 irector, P ning Department
1
INTRODUCTION
Action Sponsor:
Owner - Louis & Robert Sheffels; Wilbur, Washington
Project Manager - Development. Coordinators, Inc.
13837 N.E. 8th .Stree.t; Bellevue, Washington 98005
Attention: Mr.. Charles M. Brengle .
Proposed Action:
The Action Sponsor has requested approval by the. City of Renton
for the subdivision of 37.4. acres of. G-7200 zoned land into 125
lots for single-family dwellings.
Project Location:
One half mile east. of the east end of Puget Drive S.E. , just
north of Seattle's Cedar River pipeline right-of-way.
Lead Agency:
City of .Renton, Washington.
Responsible Official : 1
Gordon Y. Erickson, Planning Director
Municipal Building
200 Mill Avenue South
Renton, Washington 98055
Planning Department Contact Person:
Michael . L. Smith, Associate Planner, phone: (206) 235-2550.
Authors & Principal Contributors/Location of Background Data:
Environmental ,Analysis and Document Preparation - Wilsey & Ham, I,nc. , F
631 Strander Boulevard, Tukwila, Washington 98188, (206)' 248-2470.
Traffic Analysis Christopher Brown,, P.E. .
9688 Rainier Avenue Soutn, Seattle, Washington 98118, '(206) 723-2567.
Engineering. - Group Four,. Inc. , P.S. .
19707 - 44th Avenue West, Lynnwood, Washington 98036, (206) 775-4581 .
Soils Engineering - Rittenhouse-Zeman & Associates, Inc.
13240 Northrup Way, Bellevue, Washington 98005, (206) 746-8020 ,
Licenses Required:
Draft and Final EIS approvals, preliminary and final subdivision
approvals,, engineering plan/construction inspection approvals, water
and 'sewer .hookup permits, burning 'permit, 'building permits.
Cost of Copies:
$, 3.00; available at the Planning Department.
Make checks payable to "City of Renton". '
Date of 'Issue: May 25, 1977 �I
Return.Comments to Resp'onsible .Official By: June 29, 1977
2 ,
TABLE OF CONTENTS
PAGE '
Introduction 2
Table of Contents 3
Recipients of the Document 4
Summary:
The Proposed Project 5
Environmental Impacts 5
Alternatives Considered 8
Mitigating Measures . . 9
Remaining Adverse Impacts 9 _
Description of the Proposal .10
Existing Conditions, Environmental Impacts and Mitigation .
Scope of Analysis of Impacts 14 . .
Elements of the Physical Environment 15
Elements of the Human Environment . 35
Irreversible or Irretrievable Commitments of Resources, .
and the Relationship Between Local Short-Terms Uses. of
Man's Environment and Maintenance and Enhancement of
Long-Term Productivity. 58
Alternatives to the Proposal . . 59
Unavoidable Adverse Impacts 61 .
References . 62 .
Index of Elements of the Environment 63
LIST OF FIGURES
Figure 1 - Location 11
Figure 2 - Site Plan 12 .
Figure 3 - Topography 16
Figure 4 - Soil Test Sites 18.
Figure 5 - Hydrology 20
Figure 6 - Noise Reading Sites 28
Figure 7 - Land Use 31 , .. ,
Figure 8 - Zoning . .. 32
Figure 9 - Census Tracts '36
Figure 10 - Existing Traffic 41 .
Figure 11 - Imposed Traffic43
Figure 12 - Traffic Assignments 44
Figure 13 - Community Facilities 49-
LIST OF TABLES .
Table I - Noise Limitations 26
Table II - Existing Noise Levels 27
Table III - Population Characteristics 37
Table IV - Population Growth Projections . 37 .
Table V - Housing Characteristics 39
Table VI - Housing Growth 40
Table VII - Hourly Traffic Variation 42
3
RECIPIENTS OF THE DRAFT ENVIRONMENTAL IMPACT STATEMENT
Federal :
Environmental Protection Agency
Department of Housing and Urban Development
Department of Agriculture, Soil Conservation Service
Community Services Administration
Bonneville Power Administration
State:
Office of Program Planning and Fiscal Management
Office of Community Development
Department of Ecology
Department of Fisheries
Department of Game
Department of Natural Resources
Department of Highways, State Highway Commission
_ Department of Social and Health Services
Commerce and Economic Development
Office of Public Archaeology
Institute for Environmental Studies
Regional :
Metro - Water Pollution Control
Metro - Transit
Puget Sound Air Pollution Control Agency
Puget Sound Council of Governments
Washington Environmental Council
• Seattle-King County Department of Public Health
King County:
•County Councilman - Mike Lowry
Housing & Community Development Section
• Department of Budget and Program Planning
Cities:
City of Kent
Utilities/Services:
Renton School District No. 403 •
Seattle Watef Department
Puget Sound Power and Light
Washington Natural Gas Company
Pacific Northwest Bell •
Libraries:
U of W Library, College of A & UP Branch
Seattle Public Library
Renton Public Library
Kent Public Library
Newspapers:
Seattle Times.
Seattle Post Intelligencer
• Daily Journal of Commerce
Renton Record Chronicle
Kent News Journal
Private Organizations and Others:
Seattle Audubon Society
Royal Hills Apartments
Richard E. Pinkley
Greater Renton Chamber of Commerce
4
SUMMARY OF CONTENTS OF DRAFT EIS
THE PROPOSED PROJECT
The sponsor, Development Coordinators, Inc. , proposes to develop a single-family
residential subdivision to be known as TIFFANY PARK, Division 3, on 37.4 acres
of G-7200 zoned land lying immediately east of Tiffany Park, Division 2, Tiffany
Park (park), and Tiffany Park Elementary School in the southeast portion of Renton,
Washington. The project will include 125 residential lots and about 7.5 acres of
steep-slope open space. Paved streets, sidewalks and underground utilities will
be provided. Site preparation is expected to begin in June, 1977 and houses
should be under construction by year's end with full occupancy occurring in 1979-
1980.
The sponsor's main objectives with this proposal are to put the subject land to
the highest economic use commensurate with existing zoning and other regulations
and to supply single-family housing in an area where continuing demand demonstrates
the need for such housing.
SUMMARY OF ENVIRONMENTAL IMPACTS
ELEMENTS OF THE PHYSICAL ENVIRONMENT
Geology and Topography •
Minor topographic changes will occur due to grading and filling during construction..
No material will be imported or exported, and impacts on the surficial and sub-
- surface geology will be negligible. Shallow slide potential may exist on steep
slopes adjacent to the site. Retention of natural vegetation will mitigate this:
Soils
Approximately 15,000 yards of native soil material will be repositioned within the
sites. Most of this is suitable for fill and backfill . The small amount of organic
peat present will be removed or overfilled and settled in areas where buildings or
roads are sited. The low erodability of the Alderwood soils and the moderate ,slopes
occurring on the site produce a relatively low erosion potential which can be
mitigated through typical residential lawn and yard plantings. The low permeability
of the surface and subsurface materials will not create ponding or health problems
as the project includes full underground drainage and sanitary sewer systems.
5
I i
Hydrology t
The addition of impermeable surfaces will increase runoff volume on the site by..
approximately 125%. Retention facilities will maintain existing peak flow rates
off site, and silt and grease traps will maintain surface water quality. Ground-
water recharge is minimal now and may be slightly increased during dry weather
from irrigation and decreased slightly during wet weather by containment in under-
ground drainage systems.
Vegetation and Wildlife j
Most natural vegetation will be removed, and most resident small mammals and birds
will be eliminated from the site. No rare or endangered species of flora or fauna
were discovered on the site.
I J -
,I .
Air Quality
Minor increases in pollutants will come.. from four main sources: natural gas
heating, possible outdoor cooking and burning, vehicle emissions, and temporary
construction activity'. These activities will make only small contributions to
existing low pollution levels, and will not cause any standards to be exceeded
or even closely approached.
Noise
Local noise levels will be increased slightly, due to increased human activity,
but levels within residential areas will remain well below the 55 dBA state
limitation, and increases on local streets and arterials will be less than 2 dBA
may not be readily perceivable.
Light and Glare
Artificial light will be added to the site. This will be localized and will im-
prove .safety factors.
Land Use
About 80% of the sites will be converted from their natural wooded state to
residential use. The remainder will be, kept natural . Since only about 30 acres
of private land and 22 acres of school district land will remain undeveloped in
the influence area, secondary impacts will be minor. The property is contiguous
to developing residential areas and is fully serviced with roads and utilities.
Therefore, the project represents a filling in of a largely developed area
rather than an incursion into an undeveloped location.
6
Natural Resources
---' Normal amounts of—non-renewable resources will be consumed by construction of the
development, and the land will be removed from potential timber production and
committed to the proposed use for the foreseeable future, reducing options for ,
alternative uses.
ELEMENTS OF THE HUMAN ENVIRONMENT..
Population
Local population will increase by approximately 400 people in 125 households over
a two year period from 1977 to 1979. The local area has been growing at about
100 households per year and this rate will be maintained for an additional year or
so by implementation of the development. The new population will probably be of
somewhat \higher income than the existing median and will probably consist largely
of established families with school age children.
Housing •
One hundred and twenty five single-family houses in the $50,000 price bracket
will be added, and will help to supply the demonstrated continuing demand for'
housing in this, part of..the. County.
Transportation and Circulation
The project will add about 1 ,220vehicle trips per day" to Puget Drive S.E. and
will add slightly to the congestion at 'several intersections to the west. Traffic
is currently on the increase in the general area and the subject development will
only generate a portion of anticipated future load increases on the road' system
Planned mitigating measures such as widening of intersections and roadways ,is .being
implemented by the City and County on an area wide basis.
Public Services..
Less than one additional' uniformed officer would be needed in the vicinity to
maintain the present level of police protection.
Existing fire protection is adequate to serve the subdivision.
The project will add approximately 30 new students each to Nelson Middle School
and Lindbergh High School by 1979. The schools can absorb this increase with
little adverse impact. The addition of 60 students to Tiffany Park Elementary
7
�_I 7
School will be largely offset by planned attendance boundary shifts.
-
The increased demand for recreation facilities can be absorbed by Tiffany Park
(park) and other recreation facilities in the area.
Planned expansion of Valley General Hospital should accommodate the probable demand
increase of one bed due to the proposal .
The current local libraries can handle the projected increases in usage.
2
Energy
The subdivision will consume approximately 11 .25 million cubic feet of natural I
gas and ,3 million kilowatt hours of electrical power annually. Present and plan-
ned supplies are adequate. 1
Utilities .
The project will require service for electricity, natural gas, telephone, water,
sanitary sewer and solid waste disposal . No extension of any utility trunks will
be needed and the additional demands can be met by existing and already planned11
systems and .supplies.
Aesthetics
The visual characteristics of much of the site will be changed from natural vegeta-
tion to human settlement. This new appearance will be compatible with surrounding
areas, and the development will be partially visible from across Maple Valley. Re-
tention of vegetation on steep slopes and lots will soften the visual impact.
SUMMARY OF ALTERNATIVES
"No Action"
Disapproval of the proposed subdivision would leave the land in its present un-
developed state for an indefinite period. The impacts discussed above would
not o-cur on or near the subject sites, but similar impacts would likely occur
at other locations within the general area where the same housing demand would
probably be supplied.
Higher Density Development
Higher residential density or commercial development are not considered viable
alternatives, primarily because of locational factors.
Lower Density Development
. . Development to a lower single family density would partially mitigate some local
adverse impacts such as increased traffic and increased demand for public services,
but these effects would be slight and the housing demand would still exist and
probably be met somewhere else in the area. Development costs and housing values ,
would increase, making the proposal less compatible with adjacent residential
development and of less certain marketability
Alternative Locations
The sponsor does not own or'control other alternative sites in the vicinity at
this time.
POSSIBLE MITIGATING MEASURES
Stability of steep slope areas will be maintained by retention of natural vegeta-
tion, lot line location and building setbacks. Eight acres of open space will pro-
vide natural wildlife habitat. Erosion will be controlled by normal residential
lawn and yard plantings. Significant trees will be saved on building. lots.
Southeastern traffic route being negotiated with adjacent property owner and
Seattle Water Department will provide improved emergency vehicle access: Planned` ::
attendance boundary shifts should largely offset influx of new students at Tiffany .
Park Elementary School
REMAINING ADVERSE IMPACTS
7 ,
Erosion potential during construction.
Removal of most natural vegetation from '75% of site.
Elimination of some non-unique species of fauna.
Minor local air pollution increase due to construction activity and increased
human activity.
Minor noise level increase due :to human activity.
Additional traffic on local streets and arterials.'
Need for additional public services.
, Increased use of electricity and natural. gas. .
9
DESCRIPTION OF THE PROPOSAL
f
NAME OF PROPOSAL AND SPONSOR
The proposal is for a single-family, detached residential subdivision to be known
as TIFFANY PARK, Division 3. The sponsor and developer is Development Coordinators,
Inc. of Bellevue, Washington.
LOCATION
The site lies in southeast Renton, Washington one half mile east of the east end
of Puget Drive S.E. , near the divergence of Seattle's Cedar River pipeline and
the Mercer Island pipeline. Most of the site is in the southeast quarter of
Section 21 , Township 23 N. , Range 5 E. , King County. Figure 1 .shows. the .region-
al context.
AGENCY FILE NUMBERS
City of Renton application No.
The City is not aware of other agency file numbers.
CONSTRUCTION SCHEDULE
Site preparation and improvements are scheduled to begin about°June, .1977-;with,
street paving and housing starts occurring in late 1977. The last of the 125
homes should be under construction in 1979.
PHYSICAL AND ENGINEERING ASPECTS
The street, lot and access layout are shown in Figure 2. Division 3 includes 125
lots. Minimum lot size of 7,200 square feet conforms, to zoning regulations. Ap-
proximately 7 1/2 acres of the total 37.4 will be retained as steep slope open space.
All utilities (water, sewer, power, telephone, gas and drainage) will be under- •
ground, and street lighting will be provided on concrete lamp posts.
All streets will be asphalt paved with concrete curb and gutterand paved side-
walks. Typical pavement widths will meet the minimum requirement of 32 feet for
local streets and 36 feet for collector streets. Principal street access is pro-
vided through the adjacent Division 2 to Puget Drive S.E. Secondary access across
the pipeline at the southeast corner of the site from S.E. 160th Street. is being
negotiated with the adjacent property owner.
10 ,
•
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.,,1 I J _ - ;Tiffany Park, Division 3
y[� IT
1 , Li-ell-pit,
1 I`�t _,
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= •
LOCATION.
�1nm 1 1 •� "II mrar . _ .
. „1 �, _ ��� _'� = `, _;��II a5„ I' �\ Wilsey 8 Ham,Inc.,Consultants ail
SA rWATER {{1!!,, gym% 5, • li J
-I STATE PARK t�r,� e 1 Al id t, , Milli �l of i"j ` lit 7t;e
I
. , • .•- . . ., .. . . --.
•
• e . __.._............7................ . '
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VILLAGE. : '' •, / 1 ' j ROYAL HILLS ji
/ ! ,
APARTMENTS g / • A �'�``
/ , Hills Drive --- -- r •• '-,0 a;"a'i , • \
7 7-— .�, %.sue -,...-.3, d• 1
'5.31
/ . 1 / / / / / / ( I 5 ' 69\68 67 ass. • ` \ I
l -fl_,� l /I /\.-'E 1 I/ F R�pi Y�'�l' _ 78 72 71 65 64 63/ �/'e• ��\ /
• .L . --, 1-1/ - / \ _ \ , - 85 19 , 62 i00 \ i
1 I �,� 1 80 Y 61 - S
" _/ 7 \ A j 1� 83\1 86 1 120 60 • > °3P • I l
( /. . 1 �� _\.- 82 /�87 17 21 59 �Z �r
1 / x., _ 81 ziz
ke - , . �� •La ._ _- Yo�n� /X ���T -` 9"1 •\90 89Y88 16 22 58� �i�
.9s\ .•.'. . IL7 '2 -- C+ 15 23 57• ;� wcc;ID I,
-. \ 24 (.- ;z 1
• 1IFFANY .,Jl. ,� j��\�1�r• 2 314 14 r�•,- i1 25 1
\ - ... ',< - /-1 ( 5 13 •,-.--, 'O. ,„,.�• ! -ELEMENARY r ca I . \ �\ /� \/ 6 12 1, iSCt-iOOL. - I }---•}- } L 1 •).--- - i7 I ft '� �'�� 'w
•
•
Ste' / Y �/ ' \\ v 55 " -,\, 0.,`
�, //• '. I>j.�f�/`-1�\` 1.•' `; 28 53 `3`�. `,�
%�Y� / ;- /. -" ��\. / /; :ram 29 52 _^� \
l `
• r- "`. /' -- < • ,\ / • �.f`• / :,gyp^ S 51 !' '.
\ //// �F�d.• - j / /�•, _.y ,nA 30 2 c. ' 50/ �\
" -//,c\ -' " y./ / / `97 �; 31 x33 49/ . .
/ 4 / 'IL\ 98 .. 34 48 \
^/ �/ 92 93 94:95 RENTON .s� 35 A 37 47 \96 99 O
\y7 100 .SCHOOL %y .36 !�\3S • ` '\
/ TIFFANY 108'10 �; B 101 DISTRICT; ,:A. 4.39 ,SFsr, �`\
PARK 10 46
--� 1°4103102 PROPERTY , 40 `�1.Q \
(park) l�l'J �e� 41 45 N
09 110 111 1121113I114 115 N `• `` �`;9� \\
116 • ,� •
. 42 \4 \� `c) :\
.................................................... 125 124123122121 12 117 s.., 43 ,. \
400•
'Si
'T•- attl . Cedar River P 119 8 0 20o aoo''s� 1r
• I . .� 'lP•-.,..•r !A!_r Li'e.r,_ ,\
_ I PARK -I T-T--t _ J 1 1.�J Jj I i�u ry'•1"-....}•...r..,.l�,� 5,� .
(County) l 1 �_ 1 hlr 7 -r 1 L -1—��� �,,J•�`•:��' G`:, •�
F.
( 1 / / ! .. 1
LJ"-1 1' 1 . / % / C ��13-Er' V�LL/AG T 1 7 �! / /., '7% �••� I.
TiffanyPark, Division 3 /- �� -�+��� / ' '�
/ I ( 1 1 1 1 1 1 1 1 I . ; ///^ -, i
. -t_L_ l_1_I—L—LL�1—L—�] K. •� '.
r- SE 160th St -- N \ . -\ `
figure 2 , r-- 1-1-1-1- r- -I \ ,-\
1 1 1 1 I f 1 1 1 1 1 1 1 1 1 I
_i _I_•_.1._•_L._.1__,L._._(_.:,i 1 _•_.i.._. _._.i,_._L._._I_._._.,._._._1_._�._:_� _;: .
.'._• SITE: PLAN ._. , . = : ifT- ,_._I_._.T._._I 1
`�, `.
• `I_ I I • I 'I - I I' I I. I I I I I I ' 1 'I Is.
_I_-I—I_i L. �_L" L � LLL111J . ' 0� -
Wilsey&Ham,Inc.,Consultants _ .�
• c ., 6 7
' / > \ � ..I. .1 .I I I i i i I I I—_ .I I \ ( _ \ \,- \ I I 1
12 i
• The houses will be designed and constructed by various home builders in accordance
with approved grading and F.H.A. clearing plans, and City zoning and building
regulations. The sponsor anticipates that the homes will sell at a price average
of about $50,000.
EXISTING PLANS AND REGULATIONS
The City of Renton Comprehensive Plan
The proposed subdivision lies within an area designated on the Comprehensive
Plan Map for single-family residential use. It is accessed by a major arte-
rial with connections to nearby employment centers in Renton and the Green River
Valley. The plat complies with all residential development policies including
density, location, development criteria, and design factors.
The City of Renton Zoning Code
The site is designated on the zoning map as G-7200. This zone allows subdivi-
sion to 4 units per acre with a requirement for public sewers, public water, .
paved streets with curbs and underground drainage, all of which are to be pro-
vided.
1 1 Other Plans and Policies
The site is not within a flood hazard or shoreline management zone.
_-C
13
EXISTING CONDITIONS, ENVIRONMENTAL IMPACTS AND MITIGATION
SCOPE OF ANALYSIS OF IMPACTS
The proposed subdivision will produce impacts of varying significance on specific
elements of the environment, and the potentially impacted area will change from
element to element. The initial analysis performed within each element indicated s~
the scope of potential impact and set the size of the study area for that element.
The various study areas used in this report are as follows:
THE IMMEDIATE SITE AREA - The study area for the following elements encompasses
the site and adjacent lands within a few hundred feet: Geology & Topography,
Vegetation, Wildlife, Light and Glare, Risk of Upset, Primary Land Use, Health,
Aesthetics, Recreation, and Archaeology/History.
THE IMMEDIATE SITE AREA PLUS THE RECEIVING WATER COURSE - Drainage systems feed-
ing the Cedar River were added to the immediate site area to analyze Hydrology
and Erosion.
THE IMMEDIATE SITE AREA PLUS THE IMPACTED TRAFFIC .CORRIDOR - Local streets within
Tiffany Park, Division 2, Puget Drive S.E. , and Benson Road will carry most of the
generated traffic, and were added to the site area to study Traffic and Circulation,
Air Quality and Noise.
THE LAND USE INFLUENCE AREA - Only about 50 acres of land outside of the proposal
site remains unplatted within the site's vicinity, and all buildable and land
along major access routes is developed or approved for building within a half mile
or more of the site. Land use impacts will be confined to the proposal site and
the remaining 50 acres to the southeast.
ADJACENT CENSUS TRACTS - A 2-census-tract area of approximately 6 square miles sur-
rounding the site and the impacted traffic corridor was used to study Population,
Housing, and Demographic Characteristics.
SERVICES AND UTILITIES - The impacts on public services and utilities will usually
be felt by the specific organizations providing the service and the residents of
the service area. Police protection, fire protection, water, sewers, streets,
libraries and parks are funded at the City level . Schoolsare handled by the Renton
School District, and electricity, gas and telephone service are provided by region-
al private regulated utilities.
•
14
ELEMENTS OF THE PHYSICAL ENVIRONMENT
I, GEOLOGY AND TOPOGRAPHY
Existing Conditions
The proposed project is located at the northern tip of a bench bounded by the
broad Green River. Valley to the west and the narrower Cedar River Valley to
the east and north. This area, like much of the Puget Lowland owes its pre-
sent configuration to the multiple advances of continental glaciation, with
the most recent advance having receded about 13,500 years ago. ' Advancing and
receding at least four times, this glaciation so altered the geology of the
region that reconstruction of preglacial and early glaciated topography is
extremely difficult. The project area is part of a discontinuous fill or
drift plain that occurs along the eastern side of the Puget Lowland as a re-
sult of this glaciation. It has been incised by drainage channels and is dot-
ted by many small kettle lakes and bogs in varying stages of the lake-bog-fen
cycle of eutrophication. In latter stages, these surface depressions are the
source of the numerous peat bogs which are common along this till plain. Gravel
deposits resulting from the deposition of materials by the meltwaters of the
receding glacial front also occur on this drift plain.
The site is situated at the north edge of the plateau above a valley cut by the
Cedar River. The topography of the site and its relationship to the sloping
hillside is shown in Figure 3. This glacial till upland is blanketed by a
relatively thin mantle of recessional sands,, silts and gravels. Two subsur-
face borings indicate that the till cap is relatively thick. The base was,
not encountered at a depth of 49 feet. Typically, the till is underlain by
advance outwash' sands and gravels and, at greater depth, by glacially compacted
silts and clays. ' The thick section of glacial till is highly resistant to slides.
Environmental Impact
Scope - Minor alterations to the local topography will be confined to the specific
project sites, and the subsurface, geology should not be disturbed.
Grading and filling will slightly alter the topography of the sites, 'but because
the area is relatively flat, minimal amounts of material will 'b... repositioned.
The nature of the construction of single-family houses will result in negligible
impact upon the surficial geology of the sites.
' __ i ' , /�
i i 1 / 1
__ i i i 1 ,.,,
ROYAL HILLS VILLAGE , i ! \ / i I
i i I
i
i
APARTMENTS i i ! -
i r i 9 !\ / '_
►��—~��`\300 ,� i \ ';j ' li
',ROY�/�' ``,�,, Opt \`\ �L
%' f Hills ' i `�
/ T Drive S — ��—r' �. r`` �,
1 I 1 / 7 7— E, • „ i
, ! , ! \/ , / / / / / / s s i
�• o L � / / / / �\ aio i ‘ '--nez . i / / / / j \ I jr E \j ( Ave / \
�Y�'J r\ , ��/ : i i `. aoo i�d \
y III , \
i\ i i z r
Lake ` / � T7 - \ Z��
TIFFANY \ \ \�L.(/ / \ , \\ y1.r \ ! ' Y 250
PARK X� �� i\ (\ 1,r^ 430 i250
to ELEMENARY c 1 \/l\ \-.' i i
• SCHOOL I 1--+ �� j )_-1
\ ' 300
�S'/ / \y \ �\ i i
',/• /�� �.s� �� as
11 •�
%/� • •
� ./j ��'' ! . RENTON so'i' \
\> •� : SCHOOL ��0 \y ! 400 \
./ TIFFANY
ii B 400� DISTRICT ��Q, i •
\\
PARK t 38. 390 . PROPERTY At. ! \\
IP�rkl r : •
i \ l : • •
i \`‘. .: ts i 450 `\ }
•
• 'Seattle i _ �,,�� ,``�•,,s., e \Cedar R'-•.. ;. 0 200' 400' 800N '. i
L, •�'.�. ..Pipe Line _,_ �_ %: 't;
•
I -- . 1 ( ' ..T7r ;o '
L.ine. , aoo_ ,:\ •
_J jL _; `�--'_. L., 'NGN �- ``.t`•�
•
I PARK I----1 --r--�--1- _•_ -i---( I , r...1.....r._..., �, .
tCounty, I-—--I I _r I /r 1 1 - 11.__r _ L L �rJ�l( •'T••r• ` •��� �.
I I I -r 1L/-'- _i L -11 r 1 —ram/— ,--,./..___" / ...•; �: .
UA \.J-1- 1 ._i�/ /I /'G D-Ix,, vkLAGFTT?-7\ �� 'r.� ` ,.
-1( 1• /- i )--, �--f--f-�-ter' / / / /7'�.
Tiffany Park, Division 3 , ..-/ f 1 )---r-1 I I 1 1 f b---1 ; /2 \
� I—_) \�._I_L—L.L.L L__ L__ ( 1
''�� S E 160th St ��� \ �� ,� I'
figure 3 1 T-��-F- I —I 1-� r�� ;
• iw • ._._ -5- 1R - 7 e,_1_,_,1,_,_,r_,_,-,_,i,_,_I_,_,_I_._._._�._._.__._._._._.M.�
TOPOGRAPHY ' I I I I l I I I l I 1 I l I l l ` ,
l l l l i ,
l l l l l l l l l l l .
•
- ;_LL_I. LI LLLL1_ LLL111J
Wilsey&Ham,Inc.,Consultants — —i 1 T T T T T T 1 ��
1 \ a I I I I I I I I I I� J
16
As with any hillside area, the possibility of movement in weathered soils exists.
Slides or slumps are usually quite shallow and occasionally occur after long
periods of heavy rain. Normally, deeper slides occur in till only where the
material is undercut due to erosion and ocasionally where high seepage forces
are present in the soils beneath. The lack of evidence of movement on the
hillsides near the site indicates that these conditions are not present.
Potential deep slide problems are therefore not foreseen in the site vicinity.
A shallow slide or slump potential exists, particularly on the steepest por-
tions of the slopes , but the planned retention of all natural vegetation in
these areas will minimize this potential .
Mitigating Measures
Lot lines have been drawn in a manner which will protect steep slopes from
development or clearing. In addition, building setback lines have been es-
tablished on all lots bordering the hillside as an added measure to prevent
construction on the slope itself.
ID SOILS
Existing Conditions
Most of the project area is covered by soils that are part of the Alderwood
association. Along the steep slopes of the bench the soils have been classified
in the Alderwood-Kitsap association. These soils are moderately well drained
except in the lowest portions of Parcel B, where several small wet areas in-
---` dicate fair to poor surface drainage. They may be described as gravelly sandy
loans ranging in depth from 36 - 84 inches above a much more consolidated glacial
till "C" horizon. These soils. have formed through the weathering of this parent
material in conjunction with coniferous vegetation.
Till , a mixture of clay, silt, sand, and gravel compacted under the weight of
glacial ice is dense and often impermeable. It can act as a barrier to the
downward percolation of water and cause poor surface drainage during the wet
winter months.
A soil analysis has been conducted at 20 locations on the project site using
a tractor mounted backhoe (see Figure 4 ). Soil composition, in general , con-
sisted of surficial organic forest duff containing leaf mold and humus, averag-.
ing about 6 inches thick. Below this was a two to four foot thick layer of
silty, fine to medium sand with gravel, cobbles and occasional boulders. Under-
17..
•
ROYAL HILLS VILLAGE ! 1 \ '� �,
\ ' / ' �1 4-
APARTMENTS \ I� A \\! .--
` i i !, •
- ) i , 9 i /
�Tq - / I 1 ,o e '' ' ,--
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In x / / /"\ I ao 1
de 1 '
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71.
iN
`/ -/r ___4i�J/ \ / \- �1 \---
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_Lake ` / \,' � �- ( ; Z:p
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i
9s ��%DIV�S ������ ccz I' •
TIFFANY \ \ \\�L./, / _-1\1�* 1 I �` Y j
PARK \'zv 3 �\ ( \ 1 ! i
ELEMENARV ('�` 1��� �/ ~11 ! i i .
i
SCHOOL ly�-' _, �__ 1 \)- i - i \------..•• ■ i
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/ )./ / \ /
\ '/ /\ \4O.! 2 / / ..,0 ,.■ ; \
i ,� \vI \o \ry / / •
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\ .; ; SCHOOL ,`•� ! ' \
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lying those upper layers was a very dense slightly cemented, silty fine to
', medium sand with gravel and cobbles ranging in thickness from one to nine feet.
The deepest layer below this is a very dense, silty, fine to coarse sand with
gravel and cobbles.
Environmental Impact
Some repositioning of soils will occur within the project site. Construction
activity will cause a short-term increase in erosion potential , and some silt
may be carried into the drainage system during heavy rains. The amounts will
be relatively small and will be contained so that sediment ladened runoff is
not transported into the Cedar River watershed.
The excavation and grading activities necessary to construct the project will
reposition approximately 15,000 cubic yards of native soil materials. With the
exception of the organic peat, these materials are suitable for use as fill
and backfill when dry and react well to compaction under that condition. Areas
of poor drainage will be drained prior to this placement of fill and altera-
tion of the local drainage in- these areas will prevent further perching of water.
Peat accumulations occurring in locations where they effect the siting of a
building or roadway will. either be dug out and filled, or over filled and al-
lowed to settle for a reasonable period of time.
410 HYDROLOGY
Existing Conditions
Surface drainage from Parcel A trends naturally to the north and east, off the
site and down the slopes through the BPA right-of-way to the Cedar River. Site
drainage has been altered by the Mercer Island aqueduct which acts as a topo-
graphic ridge trending north-south through the property (see Figure 5). Parcel
C, west of the aqueduct drains northward to the slope and westward into the
existing drainage network of Tiffany Park, Division 2. Water from Parcel B
will drain generally westward into the existing network. All storm water from
the vicinity eventually reaches the Cedar River via a series of intermittant
streams or pipes.
Peak flow from Parcel A is now approximately 2.0 to 2.5 cfs during a. 10-year
storm and 2.5 to 3.0 cfs for a 25-year storm. The figures for Parcel C a-re -
very close to these. For Parcel B, the 10-year peak is 1 .5 to 2.0 cfs and the
25-year figure is 2.0 to 2.5 cfs.
- 19 -
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20
Environmental Impact
Scope - Increased storm water runoff will be experienced on the sites and, after
retention, will flow into the natural drainage network to the Cedar River from
Parcels A and C, and into the Division 2 network from Parcel B. A slight seasonal
shift in recharge may occur on the sites but will have negligible impact on ground-
_ water quantities or supply to the Cedar River system.
Impact on Surface Water
Those areas which are now perennially or intermittently wet will be drained and
! filled. Significant accumulations of peat will be removed before filling. Run-
off water will be collected in underground drainage systems and will move along
the new street system to a number of retention facilities. A small retention pond
will be improved in the open space west of the road in Parcel A. Other retention
will be in oversize underground pipe. Sediment and grease traps will be included .
to maintain surface water quality.
The construction of single-family dwellings and streets will result in an increase
in the total area of impervious surface and correspondingly in an increase on over-
land runoff. It is estimated that short term peak rates of runoff will increase
+,r by about 125 percent' in the developed portions of the site.
Mitigating Measures;
Detention facilities- will reduce the peak rates of flow from the site to those:'
which exist in the natural state. Detention storage capacity will be approximately
7300 cu. ft. each for Parcels A and C, and 5200 cu. ft. for Parcel B. Detention
facilities and sediment traps will be installed before major clearing and site
improvements are begun.
Impact on Groundwater '
The overall effect of the project on the recharge of 'this area will be insignificant.
Some overland flow will percolate naturally at low lying areas, particularly in the
pond designed for containment of peak storm water flows. Runoff not contained by
this system will move off-site and eventually flow toward the Cedar River to the
north. In general , implementation of this development will tend to decrease the
wet season recharge of groundwater in the specific vicinity of the project due to
the shortening of the residence time for free water as it runs into containment
systems.
Although this study does not address the potential groundwater supply of this area,
since all consumptive uses of water will be from municipal treatment facilities,
21
--r
it may be summarized that no significant net loss of groundwater will take place j
since overland volume into the Cedar River system will likely increase, off-setting
the slight groundwater decrease. Likewise, during dry months, the activities of
lawn and garden irrigation will tend to increase free water available for ground-
water recharge and runoff, resulting in little if any overall loss to subsurface
aquifers when considered in a regional context.
• VEGETATION
Existing Conditions
The project site is covered with a mix of western hemlock, red alder, Douglas
fir, and western red cedar. Portions of the site that have been recently dis
turbed, particularly areas along the steep wall, are covered by blackberry.
Much of this area has burned since it was logged in the early 1920's.
Environmental Impact
Scope - The direct impact of construction on vegetation will be limited to the
developed portions o.f the project sites, and the visual impact of land clear-
ing will affect the surrounding area for a few hundred to a few thousand feet.
All timber and understory will be removed from street right-of-way during site
development... Building lots will be cleared individually as construction pro-
gresses according to clearing plans developed for each specific site plan. This
will allow for maximum retention of wind firm and healthy individual trees and
clumps of natural vegetation. The clearing will result in a visual change from
the present natural wooded state to a residential community with intermittent
trees and wooded patches.
i
The potential economic loss of timber from the sites will be negligible, and no
evidence of any rare or endangered plants was seen during field investigations
conducted for the preparation of this report.
Mitigating Measures
About 7 1/2 acres or one fifth of the total site will remain in its natural
vegetated state to protect steep slope areas. This will also reduce the visual
impact of the project as seen from across Maple Valley. By delaying individual
lot clearing until just prior to home construction, large cleared but vacant
areas will not be created. Since the, exact foundation and driveway locations will
be known before lot clearing, maximum use can be made of existing evergreen and
22
significant deciduous trees, and their retention will lend a more natural ,
partially wooded appearance to the finished development.
IP WILDLIFE
Existing Conditions
The proposed project once contained many of the small and large mammal , and
bird species common throughout the Puget lowland. With the increase in human
activity in the neighboring communities, these species have been thinned in
both abundance and diversity, leaving a'much simpler mix of species behind
which is the result of the pressures of a high density residential community.
Environmental Impact
The direct impact on wildlife from this project will be another incremental
loss of habitat along the urban/suburban interface. While some small mammal
species and passerine birds may remain in the project vicinity, particularly
along the powerline right-of-way, development of this project will generally
result in a loss of habitat for most species resident or transient in' this
area. During field investigation conducted for the preparation of this report,
no evidence of rare or endangered species of birds or mammals was noted.
AIR QUALITY
Meteorology
The area is part of the Puget Sound basin and has a typical Pacific Coast
marine climate. Temperatures are mild and precipitation moderate, with the
majority of rain occurring in the winter months. " Winds are generally from
off the coast, being southerly during the winter and northerly during the
summer.
Temperatures in the area vary from a monthly average of 40°F. in January to
65°F in July. The annual average temperature is 50°F. Precipitation can vary
from 25 to, 65 inches, but averages about 45 inches' annually.
Winds are of moderate speed with the prevailing direction from the southwest.
It is expected that winds at the site will prevail out of the south-southwest
during the winter months and out of the north to northwest during the summer
months.
23
Existing Air Quality
Air pollution in the vicinity of the site is due primarily to human activity
in a suburban residential area. The major pollutant will be carbon monoxide
due to motor vehicle activity. There are two air quality monitoring stations
in the vicinity of the site. One is at the Renton Municipal Building less than
2 miles to the northwest and the other is at the Southeast District Health
Office on S.E. 128th, one mile to the north. Concentrations of particulate
matter are less than 30 ug/m3 annual geometric mean at the health office sta-
tion and are approaching 40 ug/m3 at the Municipal Building, both well below
the 60 ug/m3 standard. Concentrations of carbon monoxide at the site are cur-
rently estimated to reach only 2.0 mg/m3 eight hour average during worst case
meteorological conditions, primarily due to the site's elevation. The standard
is 10 mg/m3. Current sources of emissions are home heating, motor vehicle
activity, cooking, fireplace burning and other activities associated with
residential areas. There will be no emissions of specific pollutants from
specific sources which will substantially change the pollutant levels currently
encountered in the Tiffany park area.
Impact on Air Quality
Scope - Air pollution generated by area sources within the completed project
will impact the site area and will be carried and dispersed by air currents ,
diffusing to ambient concentrations within a few hundred feet of the sources.
The location of the site will allow pollutants to flow down the slope toward
the Cedar River during periods of stagnant weather. Vehicle emissions from
traffic generated by the project will disperse similarly from traffic routes
connecting Tiffany Park to commercial and employment centers. The primary
area of impact, then, will include the general vicinity of the site and also
the Puget Drive South corridor indicated in the transportation section of this
report as carrying the bulk of this traffic.
Air pollutants resulting upon completion of Division 3 in 1979 are expected
to come from three major sources; 1 ) pollutants emitted from the heating of
homes; 2) pollutants emitted from indoor and outdoor activities such as cook-
ing and outdoor burning; and 3) pollutants from, vehicular activity on local
roads and added to existing arterials. There will also be an increase in part-
iculate pollution levels during the construction period.
At this time, it is expected that the majority of new homes will be heated with
natural gas. The emission of pollutants due •to home heating from this source
24
is expected to be minimal . It is expected that the majority of cooking will be
rl done electrically so there will be no emissions from cooking activities. Fire-
place and outdoor burning, if allowed, will make a small contribution to the
local pollution levels.
The remaining emissions will be due to vehicular activity. Cars traveling on
local access streets and adjacent arterials will make the major contribution
to the pollutant concentrations in the area. The major impact will be the in-
crease in carbon monoxide concentrations from the additional traffic volumes.
The addition of each individual is expected to add about 700 grams/day (derived
from Puget Sound Air Pollution Control Agency data) of pollutants to the local
environment due to heating, burning, and vehicular activity. The total local-
- ized impact of the project is determined by the population increase projected.
The project is expected to contain about 400 people. The total localized an-
nual additional emissions contribution by these people is about 100 metric tons
of pollutants. Except under "worst case" conditions, the impact of these pol-
lutants is expected to be negligible. Elevated concentrations of carbon mon
oxide are most likely only during "worst case" conditions.
Localized carbon monoxide emissions within the site proper are predicted to
elevate hourly concentrations from 2.0 to about 2.5 mg/m3 under "worst case"
conditions. This will be due primarily to traffic traveling along the local
access roads. Concentrations along Puget Drive S. , west of the site should
increase by less than 0.5 mg/m3 under "worst case" conditions. There will also
be a temporary increase in dust levels during the construction period.
Diminishing or Mitigating Measures
Dust resulting from construction work can be minimized through the use of good
operational techniques such as watering of dirty areas. Puget Sound Air Pol-
lution Control Agency regulations require that precautions be taken to minimize
the entrainment of dust in the ambient air.
Other 'precautions should include careful design of all street and driveway
systems to provide the best circulation of vehicles_ possible to reduce traffic
congestion and vehicle idling times. Additional access points from the south
i will disperse traffic over a wider area minimizing pollutant concentrations
along any one arterial .
25
40 NOISE
Existing Conditions
Noise is a physical phenomenon created primarily from the mechanical vibration
of solid surfaces. Man's response to noise is determined by the sound level
emanating from the source of noise and the frequency spectrum of the sound.
Noise intensity represents the level of sound which is weighted in accordance
to the apparent loudness perceived by an average human observer. This number
is expressed in "A"-weighted decibels and is written as dBA.
Noise intensity covers such a broad range that it is measured logarithmically
and analyzed based on statistical averages. An average of an A-weighted sound
level measurement is a measure of the mean acoustical energy level and does not
readily account for the annoyance associated with loud sounds of short duration.
Steady noise levels are rarely observed, and because of the time-varying char-
acteristics of environmental noise, it is necessary to provide a statistical
descriptor which indicates a dBA level and the percentage of time this level
will be exceeded. The descriptor is designated by L, and L10 indicates the
sound level in dB that will be exceeded 10% of the time. {'The Washington State Department of Ecology has specified regulations relating
to maximum environmental noise levels. They have classified various areas or
zones and established maximum permissible noise levels.. These "EDNAs" (Environ-
mental Designation for Noise Abatement) are classified as:
a) Residential areas - Class A EDNA
b) Commercial areas - Class B EDNA
c) Industrial areas - Class C EDNA
The maximum permissible noise levels for these zones are shown in Table I .
TABLE I
NOISE LIMITATIONS
EDNA OF NOISE SOURCE EDNA OF RECEIVING PROPERTY
CLASS A CLASS B CLASS C
CLASS A 55 dBA 57 dBA 60 dBA
CLASS B 57 60 65
CLASS C 60 65 70
26
Between the hours of 10:00 PM and 7:00 AM the noise limitations of the foregoing
table shall be reduced by 10 dBA for receiving property within Class A EDNA's.
These noise levels may be exceeded on the receiving property by 15 dBA for 1 .5
minutes, 10 dBA for 5 minutes, 5 dBA for 15 minutes for any one hour, day or
night.
Noise readings were taken at the four sites on or adjacent to the property shown
in Figure 6 . Values obtained are shown in Table II .
TABLE II
EXISTING NOISE LEVELS IN dBA
L10 L50 L90
Site 1 55 52 45
Site 2 54 41 38
Site 3 46 42 40
Site 4 54 40 35
_-, 26
These noise readings were taken on March 10, 1977 between 4:30 PM and 5:00 PM
with a Quest 215 Type 2 sound level meter calibrated with a Quest CA-12 sound
level calibrator. Weather was cool , temperature about 50°F, clear with winds
less than 5 mph.
Site 1 , adjacent to Tiffany Park showed the highest readings. . Primary noise
_ sources were kids playing and yelling, motorcycle activity on the Seattle ague-
,
duct right-of-way, barking dogs and bell-like music. Sites 2 and 3 were similar,
kids and dogs could be heard. The higher L10 at Site 4 was caused by a passing
motorcycle on the Mercer Island aqueduct. At Site 4 the L50 was approaching the
minimum daytime levers, chirping birds and other forest noises were perceived-at
this location. The neighborhood has an existing noise level up to 55 dBA where
activity was occurring and 45 dBA in the quieter areas. Nightime. levels should be
35 - 40 dBA with occasional passing cars causing momentary increases.
27
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Environmental Impact
The long-term noise generated by additional activity will be slightly over existing
levels. The development will put a few more kids on the playground and a few more
cars on the street. The changes in noise levels due to the project will be in-
significant at Sites 1 , 2, and 3. Site 4 will show slightly higher (2-3 dBA) L50
and L90 averages because of the activity occurring where none existed before.
Noise levels will be well within state standards. The slight increase in traffic
along Puget Drive should produce noise increases of well below 3 dBA, the minimum
perceivable change.
There will be a temporary increase in noise levels due to construction activity.
Land clearing by bulldozers and building construction will temporarily increase
noise levels. However, these activities will be confined to daylight hours.
MITIGATING MEASURES
Noise levels, from normal activities cannot normally be expected to be reduced.
Buffering such as trees and hedges are effective only over substantial distances.
Reduction of high noise producing activity such as the motorcycle activity along
the aqueduct right-of-way is the most likely way of decreasing sound levels.
The use of properly maintained equipment with accepted noise attenuating apparatus
will help to reduce certain noise levels related to on-site construction.
LIGHT AND GLARE
The proposed development will replace natural land cover with human settlement
features which will add new sources of light. This change will include new
artificial street light on the site itself to satisfy safety and-
lighting require-
-) and allow for safe circulation within the site. This light will have little
effect on the area surrounding the site as it will be of street light intensity
and close to ground level . The light in critical areas will be either mercury or
sodium vapor type which will satisfy basic lighting requirements and localize the
light to the site.
Mitigating Measures
Street lights will be designed to City requirements and to create an aesthetically
pleasing image in the neighborhood. Retention of as much existing vegetation as
possible will help to reduce the impacts of light and glare.
—1
29
40 LAND USE
Existing Land Use
The sites are currently undeveloped and wooded with a mixture of hemlock,
alder, fir, cedar and blackberry patches. An apartment development lies to
the northwest at the foot of a steep (50 percent) slope which drops about
80 feet in elevation from the site. Steep slopes also border the site on the
north and east, dropping 350 feet to the Cedar River in less than 1/4 mile.
An 800 foot wide BPA transmission line corridor also adjoins the site on the
northeast and four large power lines traverse this hillside. The only ad-
joining area of undeveloped property is at the southeast. About 30 acres of
this is developable.
Land to the south and west for one half mile or more is fully developed in
single family homes with occasional school and park facilities. The Renton
School District owns a 22 acre parcel in the middle of the proposal site,
but indicates no definite plans for this land. Existing land use in the
vicinity is shown in Figure 7 .
Existing Zoning �.
The site, located on the Renton City boundary,;.«Land the developed land to the.
west are zoned G-7200. Developed land to the south in King County is zoned
RS-7200, and the small area of County land to the east is zoned RS-15000. To
the northwest is an R-3 multi-unit residential zone within the City limits.
Zoning districts surrounding the site in both the City and the County are
shown in Figure 8 . .
The G-7200 district allows single-family residential development on a minimum
lot size of 7200 square feet and must conform to the requirements for structures
outlined in the Renton Zoning Code. Additionally, the Renton Subdivision
Ordinance specifies underground utilities, paved streets, storm and sanitary
sewers and other requirements that must be met.
Impact on Land Use
Scope - The proposed subdivision will directly impact land use only on the pro-
ject sites, and may have secondary impacts on about 30 acres of undeveloped
County land to the southeast and on the 22 acre school site. Other land with-
in one half mile of the site is either fully developed or unbuildable.
30
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PRIMARY IMPACT:
Approval of the subject plat will allow the 37.4 acres to be converted from
their present vacant and wooded condition to high-density single-family
residential use. This conversion would constitute a contiguous extension of
existing development of a similar type which has been occurring to the west
and south for several years, all within a larger area which is zoned for res-
idential use. Steep slope portions of the site would be excluded from de-
velopment and retained as natural open space.
SECONDARY IMPACT:
Construction of this development will fill in almost half of the remaining
buildable land between existing residential development to the west and south
and the steep slope/power line right-of-way on the north and east.
Since the Tiffany Park sites are contiguous to other new residential areas with
sewers, water, power and streets, the project will not require major extensions
of any public facilities and therefore will not have the direct effect of "open-
ing up" new territory for development. Areas to the west and south, between.
the proposal site and several employment and retail centers , have been filling
in with residential development for over two decades, and are approaching satura-
tion at the present time.
Although the proposal will nearly surround the 22 acre school district site,
it will not provide additional access to this property. However, by leaving
only about 30 acres of vacant land in the vicinity of the school property,
Tiffany Park No. 3 may bring the saturation school population in the area into
clearer focus and provide the school district with more accurate projections on
which to base future decisions about development or disposal of the site.
Extension of the road system of Tiffany Park to the southeast and across the
pipeline R.O.W. may provide a second access point to the 30 acres of undeveloped
King County land remaining here. However, this would not be a major access be-
cause of the long circuitous route through Tiffany Park to the nearest major
arterial . The only effect might be to provide a second emergency vehicle access
route. It is expected that this last piece of vacant property would develop
eventually with or without construction of Tiffany Park Division 3. The 30
acres, if developed according to existing zoning, would hold 100 to 120 houses.
33
II NATURAL RESOURCES
The development of Tiffany Park Division 3 will. result in the use of lumber,
concrete, and other building materials in the construction of homes and the
corresponding infrastructure of utilities and streets. This construction will
not necessarily increase the rate of material consumption as the same housing
demand would either be met on the proposed site or in some alternative location.
In addition to this consumption of natural resources, the development will also
decrease the land area now supporting growth of trees although the area is not
specifically used for the production of lumber at the present time. The land
itself will be committed to the proposed use for the foreseeable future, and
the investment in improvements will reduce the options for alternative future
uses of the site.
40 RISK OF UPSET
The risk of explosion or release of hazardous substances will be a temporary
one during construction phases of development. It will be limited to construction
equipment accidents. and improbable natural gas releases during installation of
the utility infrastructure needed to serve the residences. Once the development
is completed all safety requirements will have been met and no upsets would be
probable. All safety precautions will be observed during construction and habita-
tion of the site.
34
ELEMENTS OF THE HUMAN ENVIRONMENT
40 POPULATION
Existing Conditions
The proposed development is located in a part of the City that has been growing
steadily since the early 1950's. To analyze the existing population in the vi-
cinity, an area including two census tracts was identified as being representa-
tive of the general area population and as relating geographically to the site
and to the major traffic routes into the Renton urbanized area. The analysis
area is shown in Figure 9 . Census tract 257 includes the site and an area to
the north and west, and .tract 258 lies south of Puget Drive. Most of the pop-
ulation in tract 257 is within the City of Renton and tract 258 is largely in
unincorporated King County.
The characteristics of the existing population in this defined area_..are portrayed
in Table III. This table enables the reader to compare these population character-
istics with those of King County. In this comparison it is evident that the
Tiffany Park vicinity has a higher percentage of younger people '(under 10; 10 - 19;
and 20 - 34) than the County has overall . The comparison also shows that there
are proportionately more older people (35 - 64; and 64 and older) in,the,,County
than now live in the area of the proposed development. A comparison of the' race
and age characteristics portrays a slightly higher percentage of males in the: ..
Tiffany Park area and a much lower percentage of blacks.
The Puget Sound Council of Governments has used an activity allocation model (AAM) .
to forecast population growth distribution in the central Puget Sound region..
Table IV shows 1970, 1980 and 1990 figures for the two AAM districts which coin-
cide with the census tracts used in the previous table. AAM District _3840. also
,
includes tract 256 which has been excluded from the projections. ' According to
these figures, population in the analysis area is forecasted to increase by. 2,241
people or 14.7. percent •this decade and by 4,785 or.. 27.4 percent between ::1980. and
1990. These figures are higher than projections for the County as a whole, and
indicate the vicinity as a moderate growth area. Census tract 257 which: includes
the site. is forecasted to add 1 ,205 people during.: this decade for a 34.6 percent
increase, and another 1 ,711; or a. 36.5 percent increase from 1980 to 1990. "
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figure 9 ,.,.L.. ...... '--;_ • ,m �, -� I _- i^ ._ _ ▪ �▪ - .-�, � .� ° v-} k _;`, -. CENSUS TRACTS4' � ' •-
•, II13LANE�- 1)-1'.
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36
TABLE III
POPULATION CHARACTERISTICS1
IN THE TIFFANY PARK VICINITY
1- Census Population Age Sex Race
- Tract Under 10 10-19 20-34 35-64 65+ % M %F % Negto . .
257 (Renton) 2,593 575 435 772 .716 95 49.6 50.4 0.5
257 (King Co. ) 895 227 131 292 231 14 47.9 52.1 0.8
258 (Renton) 2,417 534 452 647 705 79 49.2 50.8 0.7
1 258 (King Co. ) 9,883 2,769 1 ,998 2,680 2,296 140 50.5 49.5 0.3
TOTAL 15,788 4,105 3,016 4,391 3,948 :328 50.0 50.0 0.5
26.0% 19.1% 27.8% 25.0% 2.0%
- King County 1 ,156,633 203,954 216,586 264,701 369,685 101 ,707 48.9 51 .1 3.5 '
- (All ) 17.6% 18.7% 22.9% 32.0% 8.8%
- 1 1970 Census Data
TABLE IV
POPULATION GROWTH PROJECTIONS2
IN THE TIFFANY PARK VICINITY
Census. AAM 1970 1980 1990
Tract District Increase Increase
257 3840 (49.5%) 3,478 4,683 34.7 6,394 36.5
258 3830 .111 ,770 12,806 8.8 15,880 24.0
TOTAL 15,248 17,489 14.7 22,274 27.4
- King County 1 ,136,064 1 ,190,047 4.8 1 ,456,108 22.4
2
Population Forecasts: Puget Sound Governmental Conference, 1973.
37
Environmental Impact
Scope - The additional population that the proposal will bring to the area will
have a direct impact on demand for public services and utilities, and will affect
local air quality, noise levels and the use of energy. Specific impacts are dis-
cussed under the applicable sections of this report.
Division 3 of the Tiffany Park development is expected to increase the population
in the area by about 400 people (3.2 people/home; 125 houses) during 1978 and
1979. The characteristics of these people are expected to be similar to the
existing population in the area, particularly those people west and south of the
I i
site. The homes to be built are expected to cost approximately 50,000 dollars
which gives reason to expect middle income people. The population will probably
be predominantly white and have the same number of teenaged children and grade
school aged children as existing households in the area.
ID HOUSING
Existing Conditions
Tiffany Park is located in an area that has been developing as a residential
community since the early 1950's. Land in the immediate vicinity of the develop-
ment is approaching saturation with single-family homes, the predominant type of
structure. The character of this existing housing and other housing in the area
is evident in an analysis of the 1970 census (Housing Characteristics). Two
census tracts have been identified as being representative of the Tiffany Park
vicinity based on geographic location and human and natural barriers. (See Figure
9).
Census tract 257 includes the site and the accessible area to the east and west
of the site. Census tract 258 is south of the site and related to the site by
traffic patterns, land use and topography.
Table V shows the housing characteristics of each identified census tract and
the average of both census tracts. The table also compares these characteristics
to those of King County as a whole. There are some similarities in the compari-
son: 1 ) The percent of owner occupied homes in the selected area is essentially
equal to that of the County, 2) The median value of the homes and the number
of persons per household are also very similar to those housing characteristics
in King County.
38
TABLE V
HOUSING CHARACTERISTICS*
IN THE TIFFANY PARK VICINITY
Census Total Vacant Sub- % Owner Median Median Persons/Household
$ Tract Units Units Standard Occupied Value Rent Own Rent TOTAL
257 (Renton 1 ,404 455 15 26.8% $23,500 $120 3.2 2.0 2.3
257 (King Co. ) 315 46 1 80.0% $26,100 $110 3.2 2.7 3.1
258 (Renton) 757 43 6 68.4% $24,000 $151 3.6 . 2.5 3.2
258 (King Co. ) 2,871 284 12 72.0% $20,700 $142 4.0 2.7 3.8
TOTAL 5,347 828 34 60.1% $21 ,980 $131 3.0
15.5% 0.6%
King Co. 423,183 7.4% 2.8% 63.2% $20,000 $117 2.9
-- *1970 Census Data
The 1970 census data shows a considerable difference in two housing characteristics
when comparing the selected area to the County as a whole. The percentage of sub-
standard housing is much lower in the study area than it is in the County, and
vacancy rates in the area of the proposed development are relatively high. It
should be noted that the census data is seven years old and represents the hous-
ing characteristics during the period of the Boeing economic slump. Since the
location of the study area is ,closely related to major Boeing facilities, it can
be assumed that the high vacancy rate was largely a consequence of the economic
climate in the area. It can also be assumed that the median value of homes in
both the study area and the County is significantly higher today.
Table VI shows the change in the number of housing units in census tract 257
between 1970 and 1975. There was an increase of approximately 100 housing units
in the tract, and the vacancy rate declined from 29% to 12.5% over the 5 year
period. Housing construction has accelerated since 1975.
39
TABLE VI
HOUSING GROWTH
1970-1975
Census # of Housing Units Vacancy # of Housing Units Vacancy Rate
Tract 1970 Census Rate 1970 in 1975 1975
,
257 1 ,719 29.1% 1 ,817 12.5_
{
Source: Central Puget Sound Region, Population and Housing Estimates as of April 1 , 1975.
Puget Sound Council of Governments, Seattle, Washington
Environmental Impact
The proposal will add 125 single-family homes to the area in 1978-79, and will
provide a portion of the demonstrated continuing housing demand in the south
King County area where employment growth is continuing at a strong pace.
The houses will cost approximately $50,000 - somewhat higher than median values
in the study area but about average for new home construction.
TRANSPORTATION AND CIRCULATION
Vehicular Traffic
Any new facility of significant size generates vehicular traffic which ulti-
mately must be .borne by the collector and arterial street system serving the
facility. Significant traffic volume increases must be anticipated if traffic
congestion and traffic accidents associated with the congestion are to be
averted. Preliminary assessment of necessary capital improvements to alleviate
anticipated congestion, if any, including traffic control device installation
or revisions, intersection widening, and other strategies that may be used for
alleviating the adverse consequences of high traffic volumes may be derived.
EXISTING CONDITIONS:
Existing traffic, expressed in terms of annual average daily traffic (AADT) ,
frequently shortened to ADT, is shown for the collector roads in the vicinity
of the site in Figure 10.
40
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41
The hourly variation of traffic in the vicinity of Tiffany Park Division 3 may J
be synthesized from automatic traffic volume counts obtained from the City of
Renton on S.E. Royal Hills Drive, at Edmonds Avenue S.E. This data is shown . 11
in Table VII. ` �
TABLE VII • j
HOURLY VARIATION OF ADT*
Time of Day Percent Time .of Day . Percent • ; -;
Midnight - 1 1 .8 Noon 1 . 5.5
1 - 2 1 .0 1 - 2 4.8
2 - 3 0.7 2 - 3 5.9 ,,
3 - 4 0.3 3 - 4 8.5 ,
i 's. I
4 - 5 0.2 4 - 5 8.9 1
5 - 6 0.2 5 - 6 9.7
" 6 - 7 2.5 6 - 7 7.4 •� ' 1
• I
1;
7 - 8 3.9 7 8 5.5
8 - 9 3.9 8 - 9 5.0
9 - 10 4.1 9 . - 10 5. 5
10 -. 11 4.2 10 - 11 . . 3.3 j
11 = Noon 4.3 11 - Midnight . , 2.7
*Data from City of Renton at S.E. Royal Hills Drive - Thursday, December 18, 1975 .
ENVIRONMENTAL IMPACT: ' ,
• Scope - Most of the traffic generated by Tiffany Park Division 3 will ' follow . ,
. the local collector 'street system through Division 2 to. .Puget. Drive and
' travel westward, gradually dispersing to Benson Road, Talbot Road; and the--
employment and shopping centers in the .Renton/Sea-Tac/lower Green River area.
Generated Traffic: - • . -
•
Traffic volumes, forecasted for the proposed'development -when -completed and .
totally occupied have been assigned to the collector street system in the vici- _
ni.ty of Tiffany Park Division 3 and to the arterial -roadway system. in the :vici-
nity and are shown in Figures 11 and 12 respectively. The maximum expected.
increase, based on 10 trips per weekday per dwelling unit. , will be 1 ,220.
vehicles per day. However, reviewing Table VII, the morning peak hour will not • '
be significantly impacted since, as a suburban setting, the heaviest demand will ' . '
take place in the latter part of the afternoon. ,, , .. . -
42
I
_-_ ----___ I Imo.
v
ROYAL HILLS VILLAGE , i ' ' ./
APARTMENTS i i \:
, I 9 i
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q -- ,-'. • i A •
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,i1 7 ` Hills 67.i — ..__ : i ; : 16
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TIFFANY \ \ \___ L //\ /\\ 1� •if..../ ( iY
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./ TIFFANY DISTRICT ,..0.
PARK �I_' ' ,
(park) 1�J�1f PROPERTY A��`�
•
t Seattle _. ` �\ •
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1 I`_ -) r•�--,r,.pe Line ,
•
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figure 12
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Local Collector Streets:
The principal concern in terms of traffic impact in the immediate` vicinity of
the site will be on the collector roadways connecting the site to' Edmonds Avenue
S.E. at the intersection of Puget Drive S.E. Index Avenue S.E. , Lake Youngs
Way S.E. and Royal Hills Drive, and to a lesser extent .Ferndale Avenue S.E.
and S.E. 16th Street, will experience increases in traffic.
Increased traffic volumes between noon and 5:00 PM will range from 67 vehicles
per hour (both directions) to 108 vehicles per hour, distributed over several
streets. The additional imposed traffic may produce complaints on the part
of those presently living -in the area. However, the circuitous layout of the
area'will tend to keep speeds down and also the noise. Complaints will thus
be limited only to the additional traffic volume that the existing roads will
bear.
Lake Youngs Way S.E. in the vicinity of Tiffany Park Elementary School can
readily accommodate this increased traffic. Existing pedestrial protection
through sidewalks and marked crosswalks suggests that the protection of school
children is adequately accounted for at the present time and the construction
of Tiffany Park, Division 3, and its subsequent completion with full occupancy
will not detract from present pedestrian or vehicular safety.
Principal Intersection: .
The intersection of Royal Hills Drive S.E. , Edmonds Avenue S.E. and Puget Drive
S.E. will not be significantly impacted by the additional traffic generated by
Tiffany Park 3. The morning peak hour, taking place between 7:00 AM and 8:00 AM,
will add only 43 veh.icles to the existing peak hour traffic. Conversely, in-
bound traffic to the site in the late afternoon will be increased, between 5:00 PM
and 6:00 PM, by 73 vehicles.
Other Intersections:
' In view of the modest amount of traffic that the site will generate during the
peak hour no adverse impacts are expected at the intersections of:
Puget Drive S.E. and Edmonds Avenue S.E. .
Puget Drive S.E. and Benson, Highway
Puget Drive S.E. and Talbot Road South ,.
At the present time, the traffic signal and intersection at Puget Drive and the
Benson Highway is scheduled for improvement during fiscal year 1978-79.
45
r-,
Peak hour traffic generated by Tiffany Park, Division 3, will be sufficiently I I�
modest that even with the existing signal , adverse impacts due to this develop-
ment will not be measureable. In view of the proposed upgrading of the inter-
section, what adverse conditions would be occasioned by this development would
be mitigated in their entirety.
Southeast Loop Roadway:
While an opportunity may exist to complete a roadway loop through Tiffany Park
Division 3 in the southeast quarter of the development, by extending a roadway
across the City of Seattle Cedar River pipeline right-of-way and thence to S.E.
160th Street, this roadway would not divert significant volumes of traffic from
Index Avenue S.E. or Lake Youngs Way S.E. since the extension of this roadway
would not reduce travel distance from the development to Puget Drive S.E. nor
would it reduce travel time. The extension of this roadway system to S.E. 160th
would serve, then, mainly as an additional route for emergency vehicles and for
a modest amount of local circulation. This proposed roadway, would, at the most,
draw less than 250 vehicles per day. Royal Hills Drive at Edmonds Avenue S.E.
and Puget Drive S.E. would continue to be the principal intersection.
Conclusion:
Finally, it is concluded, that traffic generated by Tiffany Park, Division 3
can be accommodated on existing facilities with but modest increases in hourly
traffic during the afternoon periods. No additional expansion of roadway or
intersection capacity through widening is suggested. The scheduled improvements
of Puget Drive S.E. at the Benson Highway will adequately handle traffic gen-
erated by this development and other developments in the vicinity.
IP Public Transit
Bus service is available about one quarter milesouth of Tiffany Park Division 3.
METRO route 155 going from Renton to Southcenter via Fairwood follows Puget
Drive S.E. and S.E. 160th Street approximately hourly in each direction between
6 AM and 9 PM. Northbound buses make connections with other routes in downtown
Renton for Seattle, Bellevue, Bothell , Burien, and Maple Valley. South bound
busses go to Valley General Hospital and Southcenter and connect to Kent and
Auburn. Saturday, Sunday, and holiday service is provided during the day on
a more limited schedule. The existing route is expected to be maintained for
some time. METRO does not plan any route expansions or extensions in this area
in the foreseeable future.
46
PUBLIC SERVICES
ID Police Protection
EXISTING CONDITIONS:
Police protection in the Tiffany Park area is provided by the City of Renton •
Police Department. The present ratio of uniformed officers to population is
about 2 uniformed officers to each 1 ,000 people. This ratio is slightly be-
low the national average of 2.3 officers per 1 ,000 population but within the
normal range for a city of this size and makeup.
This ratio provides 2 or 3 uniformed officers in the southeast Renton area at
any given time. The incidence of crime in the area is very low, with burglary
the principal offense. Some areas to the north and south had higher crime
rates a couple of years ago but the area has calmed down recently. The major
problem appears to be complaints from residents that students attending Tiffany
Park Elementary School from the apartments to the north cut through private lots
in Tiffany Park Division 2 rather than use the public streets.
ENVIRONMENTAL IMPACT:
Division 3 of the Tiffany Park development is expected to add 125 homes for ap-
proximately 400 people between 1977 and 1979. Minor problems of burglary and
vandalism can be expected during construction of the homes. These incidents can
be expected to decrease as the development is occupied with home owners. To
maintain the existing officer-population ratio the project will demand an addition-
al 0.8 officers, or the equivalent of nearly one man-year of a uniformed officers
time.
MITIGATING MEASURES:
Security measures such as good street access, adequate street lighting and clear
fields of view will be taken into consideration during site planning and approval
stages. Excessively long dead-end streets will be avoided and sodium vapor light-
ing will be used at appropriate strategic locations to increase effectiveness of
area patrols.
• Fire Protection
EXISTING CONDITIONS:
Fire protection to Tiffany Park Division 3 is provided by the City of Renton Fire
Department. All calls to Tiffany Park are handled from the main station at 235
Mill Avenue South. The station has a full complement of pumpers, ladder trucks
47
and aid vehicles and full time personnel on duty 24 hours a day. Average response
time to a call within Renton is 3 1/2 minutes. There are no projections for the
addition of a new station at the south end of Renton. Renton has a Class 4 fire
insurance rating from the Washington Survey and Rating Bureau.
ENVIRONMENTAL IMPACT:
The construction of 125 single-family residences will require fire protection and
emergency aid to be provided by the City of Renton Fire Department. The district
is presently equipped and staffed to provide the needed protection. The location
of Tiffany Park at the boundary of the City will probably require a 5 - 6 minute
response time on a call .
The area will be serviced with an adequate water supply, including hydrants at
strategic locations. The road system is designed to permit easy access by
emergency vehicles. Street widths and cul-de-sac turning radii are sufficient
for movement of large emergency vehicles.
• Schools
EXISTING CONDITIONS:
The Renton School District serves the area in which Tiffany Park is proposed.
The district has three schools that would be impacted by the development of single-
family residences. These schools are shown on Figure 13 .
Tiffany Park Elementary School , adjacent to Division 3, has an actual enrollment
(as of October 1 , 1976) of 458 students with a 27/1 student-teacher ratio. The
school has a program and facility design capacity of 432 students. Two portables
are located on-site to provide sufficient classroom space for the current enroll-
ment.
The district is currently undergoing a school boundary readjustment to be effec-
tive in the 1977-1978 school year. This readjustment will remove 65 students from
the Tiffany Park School and place them in adjacent elementary schools. The re-
adjustment is being done to bring the school enrollment within design capacity
and allow for student increases now being incurred with Division 2 occupancy and
projected housing for Division 3.
Nelson Middle School (7th and 8th grades) will also serve the Tiffany Park residents.
It is located about one mile southwest of the proposed development. It has a design
capacity of 860 students. Current enrollment is 802 students (as of October 1 , 1976)
and the projected enrollment is 813 for the 1977-1978 school year. The student-
teacher ratio is 30/1 .
48
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• 49
Lindbergh High School is one mile southeast of the proposed development. The
school has a maximum capacity of 1 ,540 students. Current enrollment is 1 ,464
(as of October 1 , 1976) and projected 1977-1978 enrollment is 1 ,472. With a
student-teacher ratio of 32/1 . Levy passage would reduce this ratio to 30/1 ,
still insufficient to meet state accreditation standards for the upcoming school
year.
ENVIRONMENTAL IMPACT:
The impact of the proposed development will be felt primarily during the 1978-
1979 school year. Assuming 0.96 students per household) about 120 students
will be added by the end of the 1978-1979 school Year. To more accurately
assess the impact on the three school facilities it is necessary to make some
assumptions about the ages of the school age children moving into the newly is
completed development.
The ages of the children will be determined, in part, by the price of the houses. ' _
The $50,000 price range of the houses should attract both young and older families
with an average mix of child ages. On this basis it is assumed that 50% of the
children (60 students) will be of elementary age, 25% (30 students) will be of
junior high age and 25% (30 students) will be of high school age.
The influx of these students at Tiffany Park Elementary School will not quite be
offset by the projected decrease due to the planned change in attendance boun-
daries. However, with the addition of Tiffany Park Division 3, the area will be
nearly saturated with homes. The normal moving patterns experienced will not
substantially alter the enrollment pattern at the elementary school into the 1980's.
The enrollment will decline slowly as the impact of the lower birthrates is felt
in the school system, and the slight over-capacity situation should be eased on
a permanent basis.
The addition of 30 students each to Nelson Middle School and Lindbergh High School
will not tax these facilities beyond their normal capacity. Enrollment here is
also expected to decline into the 1980's.
MITIGATING MEASURES:
The school district can and does watch the development pattern in the district '
and makes boundary adjustments accordingly when conditions or projections warrant.
1Sternlieb, George and Robert W. Burchell , "The Numbers Game: Forecasting House- '
hold Size," in Urban Land, Vol . 33, No. 1 , January 1974, figure adjusted for 50%
each mixture of three and four bedroom homes.
50
i ',
- Parks and Recreation
EXISTING CONDITIONS:
Tiffany Park (park) is near the. elementary school and adjacent. to Parcel B- of- . .
Division 3. The park has a childrens play area, a picnic area, a. ballfield and
a small recreation building with restroom facilities. A..recreation leader is
on duty the year around, also supervising recreation activity at the school while
it is in session. There are currently no expansion plans for the park. However,
King County has recently developed Renton Park No. 5, just to the south. These.
and other recreation facilities in the area are shown in Figure 13.
Division 3 also overlooks Maplewood Golf Course, a public links adjacent to the
Cedar River. Just east of the Maplewood course is the Cedar River Park, an
undeveloped King County park of almost 300 acres currently containing only trails.
ENVIRONMENTAL IMPACT:
There will be an increase in activity at the park due to the influx-of additional
families. The presence of a recreation leader at the park can organize this
activity so all may be accommodated with a minimum of disruption.
10 Hospital Facilities.
The closest hospital serving the Tiffany Park development would be the Valley
General Hospital which is located 2 miles southwest of the site. The hospital
at present has 254 beds of which 221 are used for acute care. The hospital is
presently operating at 76 percent of its capacity. Optimum use of the hospital
facilities has been determined to be operation at 80 percent of capacity.
The hospital has a current facility expansion plan which is scheduled for con-
struction beginning in 1978 and operation in 1980. The new facilities would
add: 1 ) a surgery ,center primarily for out-patients, 2) twenty-two pediatric
beds, and 3) a psychiatric unit. These new facilities will increase the beds
available for acute care from the present 221 beds to 258 in addition to pro-
viding a variety of new services. The hospital staff, which is adequate.. now,
will be increased as needed. .
ENVIRONMENTAL IMPACT:
The Puget Sound Comprehensive Health Planning Council has determined a hospital
use rate of 692 patient days per year for every 1 ,000 people in the southeast
planning area. Division 3 _of Tiffany Park is expected to house about 400 people
which would increase hospital use by an estimated 277 patient days on all hospitals
51
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in the Seattle area. The planning council has estimated that about 46 percent of ;.
this demand on hospital services would be assumed by the Valley General. Hospital
with the balance of the impact being diffused to other hospitals in the area.
The impact on the Valley General Hospital would therefore be 127 patient days
(46% of 277) at full capacity use of hospital facilities. This translates to
160 days at the optimum 80 percent occupancy rate or less than .1/2 hospital
bed, year around.
• Library
EXISTING CONDITIONS
There are two libraries in the vicinity of the proposed development. The City
of Renton has a library downtown at 100 Mill Avenue South. The library contains
approximately 15,000 volumes and is extensively used by the community. About a.
mile from the development, in King County, is the Vista Library, 11635 S.E. 170th
Street. It has a capacity of about 6,000 volumes and is well used by the sur-
rounding residents. Vista library may be replaced by a new, larger facility near
the Fairwood Golf Course. The City of Renton and King County have interagency'
agreements on the loan of books.
ENVIRONMENTAL IMPACT
There will be increased use of both the Renton Library and the Vista Library
when Division 3 is completed and occupied in two years. However, it is expect-
ed that the existing facilities will be able to meet this additional demand
with minimal adverse impact. The increase in patronage will be relatively small
and will not necessitate expansion of.service or personnel at either library.
Maintenance
The development will add approximately one mile of new streets to the City of
Renton street system to be maintained by the City.
ENERGY
The development of the site with the proposed single-family homes will result in
the use of energy at the normal house rate for each occupied unit. It is assumed
that most houses will be heated by natural gas and that electricity will be sup-
plied for most other energy needs. Based on this assumption Division 3 will use
approximately 11 ,250,000 cubic feet of natural gas and 3,000,000 kilowatt hours of
electrical energy .annually. The houses will be fully insulated up to current
standards to minimize heat loss and excessive energy consumption.
52
UTILITIES
Scope, -' The proposal will require installations or connections and/or periodic
service from a number of public and private utilities. All necessary utilities
currently have mains, trunks or service routes adjacent to or in the vicinity
of the project sites, and all lines are either adequate to serve the project or
are already planned for expansion to serve potential area growth. All utilities
also indicate that their capacities and/or supply sources are adequate to serve
this and other local projects.
Energy
II ELECTRICITY:
Existing Conditions:
Division 3 of Tiffany Park is adjacent to established electrical 'lines in Division
2. The Puget Sound Power and Light Company has a large enough network in the
local area to accommodate the power requirements of Division 3.
Environmental Impact:
The power requirements of the average home in Tiffany Park Division 3 is estimated
at 1 ,750 to 2:000 kilowatt hours per month, assuming that the homes are heated
by natural gas and electricity provides all the other requirements. At this rate
the electrical demand by the development is about 250,000 kilowatt hours per
month. The demand can be supplied by Puget Power at 'a cost comparable to other
residential development in the area.
41 NATURAL GAS:
Existing Conditions:
Natural gas is currently supplied to the Tiffany Park area by the Washington
Natural Gas Company. Supply lines are available to the site and distribution
lines have been installed in the adjacent Division 2.
Environmental Impact: .
If it is assumed that all the homes will be gas heated (with all other power needs
using electricity) then each home is estimated to require approximately 900 therms/
year. The development includes 125 homes which would require a total of approxi-
mately 110,000 therms/year. This demand. can be supplied by Washington Natural
Gas Company using present and planned supply lines. The cost of developing the
gas supply system is not dependent only on the Tiffany Park development as it is
53
being improved to supply the overall growth in the area.
Communications
• TELEPHONE:
Existing Conditions: •
Pacific Northwest Bell provides telephone service to Tiffany Park and the sur-
rounding area. The company has the ability to supply the needed line capacity
for all development in the area as long as they are aware of the need during the
site development and construction phases of the project.
Environmental Impact:
The establishment of 125 new homes will demand 125 or more new telephone lines
to service the incoming residents. The telephone company can supply the service
at no more cost than it would incur in supplying the same demand at an alternative
site in the area.
• CABLE TV:
The franchise for television cable service to the Tiffany Park area is owned by
the Clearview TV Cable Company. There are currently no cable lines serving the
area. The closest lines are at the bottom of the hill southeast of the site ad-
jacent to the Maplewood Golf Course. Cable service will be supplied to Tiffany
Park if there is sufficient demand to install the cables. The residents must
request the service before it will be supplied with cost based on the demand.
• Water
EXISTING CONDITIONS:
The proposal is located within and is served by the City of Renton Public Works
Department. The site is served by a 12" main which is sized to accommodate the
proposed project.
ENVIRONMENTAL IMPACT:
The proposed development of Division 3 will demand a water supply for 125 single-
family residences starting in 1978. The water required to supply these residences
is based on an estimate of 100 gallons/day per individual resident. With an
average of 3.2 people per residence the total population served will be 400 re-
quiring 40,000 gallons of water on a daily basis. This water supply is available
from an existing water main into the Tiffany Park area.
54
The development includes an adequate water distribution system that will serve
all lots and all fire protection requirements as dictated by the City of Renton
and the State of Washington.
Sewers
EXISTING CONDITIONS:
The proposed development is served by the City of Renton Public Works Department.
There is presently an 8 inch collector that serves Divisions 1 and 2. This
sewer is sized to accommodate Division 3 also.
ENVIRONMENTAL IMPACT:
The total population expected to reside in Division 3 is 400 people. Each resident
is expected to add about 75 gallons per day to the existing system. The addition of
125 residences is expected to increase the total flow by about 30,000 gallons per
day. The existing sewer system was scaled to include sanitary wastes from Divi-
sion 3 and is capable of handling this additional volume.
10 Solid Waste Disposal
EXISTING CONDITIONS:
Solid waste disposal service is provided to Tiffany Park by the General Disposal
Company. The Company picks up solid waste at each house and disposes of it at
the Highland Collection Center in South Renton Highlands. The collection center
disposes of the waste at the sanitary landfill at Cedar Hills, off the Maple
Valley Highway. Disposal is mandatory in the City of Renton and is billed with
the water. Rates are currently being renegotiated between the disposal company
and the City of Renton.
ENVIRONMENTAL IMPACT:
Service will be provided by the General Disposal Company by adding the new sub-
division to existing territory. Each individual can pay for the 2 can minimum
pick-up, or more if necessary. Collection is mandatory and will be billed at.
the minimum residential rate whether it is used or not . The sanitary land fill .
in which the solid waste is ultimately disposed has the capacity to absorb the
increased dumping needs of the Tiffany Park residents.
55
I .
• HEALTH i ; -,
The contribution the project will make to the health of the residents will be '
good. Air quality will be good, well within ambient air standards for all pol-
lutants. Noise levels will be below those promulgated for residential areas.
Sewers will minimize ground contamination by sanitary wastes. Water will be
treated to acceptable drinking qualityconsumption.
prior to consum tion. The incidence of
home or automobile accidents should not be any greater than normally experienced
in residential communities.
Several health services are provided at no charge or nominal charge by the Seattle-
King County Health Department, 3001 N.E. 4th, Renton, Washington 98055. This
agency provides shots for all types of diseases, TB X-rays and many other services.
• AESTHETICS
Existing Conditions
The sites are presently covered with varying densities of trees, blackberry and j y
other ground covering vegetation. The area is visible from nearby residential
development but not from major arterials. Portions of the north and east slope
are visible from the Maple Valley Road and the Maplewood developments which lie
below and to the northeast on the floor of Maple Valley, and also from residential
areas on the plateau north of the valley. The four BPA powerlines which traverse
the hillside are visible from these areas and will also be within the view of some
portions of the sites.
The property is cut by two major aqueduct rights-of-way which appear as fenced
open linear corridors covered mostly with low grasses and narrow paved roads. j
Such pipeline routes are prevalent' throughout the surrounding communities.
Environmental Impact
Development of the site into single-family residences will replace the natural
cover features of the land with human settlement features. The houses will be
visible from adjacent communities and will appear as an extension of existing
housing. From the valley and the plateau to the northeast, removal of most of
the natural vegetation will be partially visible and a few of the homes will be
seen at the edge of the plateau. However, existing trees and other vegetation
will be left on the hillside, and will partially screen the changes to take place
on the sites. Street lighting will be visible from across the valley, but will be
partially screened by the trees to be retained on lots throughout the development.
56
general , •
the project will blend in with its .surroundin s and will not create
In surroundings
any visual or aesthetic disharmony with the regional landscape.
ID RECREATION
- - There is no present recreation activity on the site of the proposed development.
The proposed land use changes will not affect natural recreation on the site nor
on any adjacent land. Project residents will have access to Tiffany Park which,
has organized recreation activities and play areas. The residents also have
access to the open-space created by the Seattle and Mercer Island aqueducts.
10 ARCHAEOLOGY/HISTORY
The only known potential archaeological or historical sites in the vicinity are
the abandoned coal mines, and there are none on or immediately adjacent to the
proposed development. No indication of significant former native occupation or
use of the area has been recorded, and the lack of. a major water body, fresh-
-- water stream, or good growing soil makes the likelihood of such use remote.
•
57
IRREVERSIBLE OR IRRETRIEVABLE COMMITMENTS OF RESOURCES, AND THE RELATIONSHIP
BETWEEN LOCAL SHORT-TERM USES OF MAN'S ENVIRONMENT AND MAINTENANCE AND ENHANCE-
MENT OF LONG-TERM PRODUCTIVITY
Implementation of the proposal will , for all practical purposes, irreversibly
commit the land area in question to the proposed use. The long-term foreclosure
of future use options will be offset by the short-term public and private economic
gains to be realized and the provision of needed housing units. The land is not
uniquely suited to any foreseeable alternative type of use and the proposed use !
will likely serve the housing needs of future generations. The existing demand
for housing would likely be met at another site in the general vicinity, if not
allowed here, with substantially similar environmental impacts.
The land is not now utilized for agriculture or mineral production and does not
provide unique wildlife habitat or recreational opportunity. It is unlikely
that these or similar environmental uses would increase in the future if the site
were not developed in the proposed use.
Energy use in the form of electrical power and natural gas will be committed on a j
permanent or long-term basis, but at a rate no higher here than it would be in
alternative developments to meet the same housing demand. ,
Delaying implementation of the proposal until some future time would not produce
any anticipated environmental benefit in the long term.
58
ALTERNATIVES TO THE PROPOSAL
THE "NO-ACTION" ALTERNATIVE
A decision not to approve the subject plats would leave the land in its present
natural state and ro i p h bit the proposed conversion to a higher economic use that •
is consistent with existing planning and zoning policies. The major result of a
negative action would probably be to delay development of the site for an indefinite
period of time. This action would prevent or delay all of the environmental impacts
discussed in the report from occurring at this site, but it is probable that equiva-
lent additional developments of the same type would be proposed at other locations
within the Renton - south King County area to absorb the increasing demand for new
housing in this area.
The proposed site is convenient to several employment growth areas. According to
Puget Sound Council of Governments ' 1973 projections, the area including Renton,
Maple Valley, Tukwila, Kent and Sea-Tac Airport, will add about 17,500 jobs between
1970 and 1980, and another 30,000 jobs by 1990, and the project site is located
within eight driving miles of all of these forecasted jobs.
Since none of the anticipated adverse impacts from the proposal is serious, since
the growing demand for housing will probably be provided for somewhere in the
general vicinity, since the subject site is currently designated for the proposed
type of use, and since the anticipated impacts would likely not be reduced signi-
ficantly in an alternative location, the "no-action" alternative would probably
not result in an overall net reduction of impact on a regional basis.
Higher Density or More Intensive Use
Higher density residential use would require rezoning and would increase most of
the impacts discussed in the report. This is not considered a viable alternative
._, by the sponsor or the City. Any commercial use would also require a rezone, and
would not be practical because of the lack of proximity to arterial streets.
Lower Density Residential Use
The site could be developed with larger lot sizes than the 7,200 square foot mini-
mum allowed by existing zoning. Due to site constraints and design factors, the
lots in the proposal average about 8,500 square feet making the actual density
closer to that which would be expected in the next less intensive zone, G-8400.
Further reductions in density would decrease the number of lots, increase the cost
of the proposed homes, and cause modifications in potential impacts as follows:
59
1 . Slight reductions in soil relocation, erosion potential , peak runoff rates,
vegetation removal , air pollution, noise, and use of natural resources.
2. Somewhat lower population-caused demand on local roads, service, utilities
and energy resources.
3. Higher income level of potential residents.
4. Less efficient economic use of the land in terms of number of housing units
provided and cost per unit for public facilities and utilities systems.
5. More housing units would probably be built at a faster rate in other locations
to absorb the demand. This would partially negate some site impact reductions
on a regional basis.
The lower density alternative has been rejected by the sponsor because of higher
per unit development costs and the incompatibility of, and uncertain market for,
a small group of homes which are substantially higher in value than those in the
adjoining areas.
ALTERNATIVE LOCATIONS FOR THE PROPOSAL
The sponsor does not own or control other sites in Renton or the general vicinity
suitable for residential development, and therefore could not achieve the stated
objectives at an alternative site at this time.
60
UNAVOIDABLE ADVERSE IMPACTS
Adverse impacts which cannot or will not be mitigated by modifications to the
project.
Soils and Erosion
Rearrangement of topsoils during grading. Slight increase in erosion potential
during construction.
Hydrology
Minor increase in surface water movement to local stream.
Seasonal shift in groundwater recharge.
Vegetation
Removal of most natural vegetation from 75% of the site.
Wildlife
Elimination of some non-unique species from the site.
Air Quality
Short term rise in particulate levels during construction, minor increases in
carbon monoxide levels from home heating and vehicle emission.
Noise '
Small noise level increases due to human activity.
Land Use
Reduction in the amount of land available for alternative future uses.
Transportation and Circulation
Minor increases in peak hour traffic congestion at local intersections.
Public Services
Demand for additional police protection. Increased enrollment at local elementary
school .
Energy
Increased use of electricity and natural gas.
61
�—I
' 1
REFERENCES
Environmental Protection Agency, Compilation of Air Pollutant Emission Factors,
AP-42 (with revisions), Research Triangle ,Park, ' N.C. , ,1973.
Office of Program Planning and Fiscal Management. 1970 U.S. Census.
Pacific Northwest River Basins Commission. Climatological Handbook - Columbia
Basin States, Vancouver, Washington, 1968. I' ' \
Preston, Richard. North American Trees, Iowa State University Press,
Ames, Iowa, 1961 .
Puget Sound Air Pollution Control Agency. Annual Report, 1972, Technical
Services Division, Seattle, Washington, 1974.
Puget Sound Governmental Conference, Interim Regional Development Plan Forecasts,
1970 through 1990, November, 1973.
Sternlieb, George and Robert W. Burchell , "The Numbers Game: Forecasting Household
Size," in Urban Land, Vol . 33, No. 1 , January 1974.
U.S. Department of Agriculture, Soil Conservation Service. Soil Survey,
King County Area, Washington, November, 1973.
Washington State Department of Ecology. Maximum Environmental Noise Levels, . ,
(WAC 173-60), Olympia, Washington, 1975.
City of Renton Zoning Ordinance and Code
City of Renton Subdivision Ordinance
ORGANIZATIONS CONSULTED
METRO - Transit
City of Renton - Police Department
City of Renton - Fire Department
City of Renton - Library
City of Renton - Parks & Recreation Department
City of Renton - Public Works Department
Puget Sound Power and Light Company
Washington Natural Gas Company
Pacific Northwest Bell
Clearview TV Cable Company
General Garbage Disposal Company, Inc.
Valley General Hospital
Renton School District
62
INDEX OF ELEMENTS OF THE ENVIRONMENT
ELEMENTS OF THE PHYSICAL ENVIRONMENT
Earth
Geology 15
Soils 17
Topography .15
Unique physical features N/A
Erosion 1.9
Accretion/avulsion N/A
Air
Air quality 23
Odor N/A
Climate 23
Water
Surface water movement 19,21
Runoff/absorption 21
Floods N/A
Surface water quantity 19,21 .
Surface water quality 21,
Ground water movement .' 21
Ground water quantity 21
Ground water quality 21
Public water supplies 21
Flora
Numbers or diversity of species 22
Unique species 22
Barriers and/or corridors N/A
Agricultural crops 22
Fauna
Numbers or diversity of species 23
Unique species 23.
Barriers and/or corridors N/A
Fish or wildlife habitat 23
Noise 26
Light and Glare 29
Land Use 30
Natural Resources
Rate of use 34
Nonrenewable resources 34
Risk of Explosion or Hazardous Emissions 34
63
ELEMENTS OF THE HUMAN ENVIRONMENT
Population 35
Housing 38
Transportation/circulation
Vehicular transportation generated 42
Parking facilities N/A
Transportation systems 40
Movement/circulation of people or goods 40
Waterborn, rail and air traffic N/A
Traffic hazards 45
Public Services
Fire 47
Police 47
Schools 48
Parks or other recreational facilities 51
Maintenance 52
Other governmental services 51
Energy
Amount required 52
Source/availability 52
Utilities
Energy 53
Communications 54
Water 54
Sewer 55
Storm water 21
Solid waste 55
Human Health (including mental health) 56
Aesthetics 56
Recreation 57
Archeological/historical 57
Additional Population Characteristics 37
64
tEa' ESTATE DIVISION R.Y.WOODHOvsE, o,'.<t .
Business & Professions Administration 4'1 ,aa% •
P.C. Box 247
Olympia. Washington 98504
•
Land Development Registration and Administration
•
•
•
`Dear Developer:
The legislature has enacted a new section of the Land Development Act. . The
new portion will go into effect on September 21, 1977. As it nay affect Your
present or future development plans, we are setting it out for you in full:
"It shall be unlawful for the developer to sell a lot or parcel within
. a development if the terms of the sale require that the purchaser pay
any sum in addition to the purchase price for constructing, completing
or maintaining improvements to the development unless the sums arc to
be paid directly to:
"(1) A governmental agency;
•
"(2) A person who is not affiliated with the developer, in
trust,. and on terms acceptable to the director; or
"(3) An association comprised solely of persons who have pur-
chased lots in the development, or their assignees.
"The terms which require the payment of any additional sum shall be set
forth in the public offering statement."
If you, or a lot owner's association which all lot owners must join and in
which.you have a vote, are collecting money for construction, completion or
maintenance of improvements, you should consider establishing a trust for the
money. After September 21, it will be illegal to sell lots for which you
plan to separately collect money for improvements unless the new statute is
followed.
Notice that the statute also requires that any arrangement for collecting
additional money for improvements be described in the Property Report. We
will be glad to help you amend your Property Report after you send in a copy
of the page containing the proposed change.
RECEIVED RECEIVED
CITY OF RENTON T ". "�'y� I �- O
1� r{ / c. -1977
�7!
HEARING EXAMINER ( `j l_ 1
AM OCT 41977 PMIEi M NO 77 -O (,,_7- AlN!1=R FUND
718191I0111112il c213®415,6
MEMBER: National Association of Real EStat•License taw Officials
i
j•al;e Two
1•:e enclose a questionnaire which will help you decide for yourself whether
collection of money for improvements in your development will be legal after
September 21.
If you have further questions, feel free to call our office.
Sincerely,
0 Ial-...-=,
Z-----0 'ql
Ethel J. ldillia s, Chief
Land Development Registration
and Administration
EJW:rl
Attachment
Telephone Nos: (206) 753-1061 Olympia
MA2-8436 Seattle
•
1 _
(1) You, as a person required to register or obtain a waiver of registration
under the Land Development Act, have or will have improvements (such as
roads, water, a waste disposal system, swimming pool, part: area, etc.)
as part of your development.
YES NO
(2) If the answer to (1) above is "Yes," the money for construction, completion
or maintenance of all improvements will be collected by a governmental
agency (such as the county) .
•
YES NO
(3) If the answer to (2) above is "No," the money for construction, completion
or maintenance of all the improvements will be collected by a property
owner's association in which the developer has no vote.
YES NO
(4) If the answer to (3) above is "No," the money for the construction, comple—
tion or maintenance of all the improvements will Le collected by a trustee
who is independent of the developer, who has the power to spend the money
only upon the improvements.
YES NO
(5) If the answer to (4) above is "No," you plan to construct, complete and
maintain all improvements throughout the life of the improvements and
throughout the life of the development without the collection of money
from lot owners.
YES NO
(6) If the answer to (5) above is "No," please consult our office about adopt—
' ing a plan which will satisfy the statute. We can also help you to amend
your Property Report to explain your new plan.
y
/)1/-7 7
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RECEIVED
CITY OF RENTON
NEARING EXAMINER
Ci 41977AM
c� PM
71819110111112111213141516
a
EXHIBIT NO. 2/
ITEM NO. // Z -o "',7i
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RECEIVED.
Zoo &4 �, '. _ CITY OF RFNTON: '. •, ,OCT' • � 19s"+ , .
HEARING EXAMINE 6 ,t. .•
AM ni .s14, . • �/
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O
, ' OFFICE OF THE CITY ATTORNEY . RENTON,WASHINGTON
2- mil
0
t21. fJ 4 POST OFFICE BOX 626 100 2nd AVENUE BUILDING • RENTON. WASHINGTON 98055 255-8678
<4, LAWRENCE I.WARREN, CITY ATTORNEY DANIEL KELLOGG, ASSISTANT CITY ATTORNEY
94'f0
March 7 , 1978
Mr. Warren Gonnason
• Public Works Director
.kenton, WA 98055
Re : Final Acceptance Tiffany Par Plat
Dear Warren:
On March 2 , I received one call from Lou
Nawrot, : an�attorney for Tiffany Park Developers .
He indicated to me that they had made an
application for final plat approval some time
ago and to date they have not received the final
approval. Apparently, they have suggested meetings
or other means of determining why the approval has
not been given . To date they indicate no
communication has been received by them about this
project . Could you please review your file and
determine what the hold up , if any on this plat
might be . If there is a problem that problem should
be communicated to the applicant immediately . If
necessary, a meeting, as requested by the applicant
should be scheduled. If I can be of any-assistance
in that meeting or otherwise please feel free to
contact me .
Very truly yours ,
j PAIN & WARREN
..
L;.L•
Lawrence J . Warren
City Attorney
LJW: ad
1
�-��'',l-Chi.�,r ,
- Renton City Council • - - - - - -
. ' 9/12/77 Page 3
:,Correspondence and C urrent Business— Continued . ,
King County Letter from the Board of Public Works Director Gonnason reported
Latecomer' s completion of review of 6/13/77 Council referral regarding request
Agreement by King County for latecomer' s agreement. The letter recommended
execution of Agreement and Conveyance Re Water' Mains and Appurtenances .
which provides for a 15-year latecomer' s agreement for the. 16-inch
a watermain along Monroe Ave. N.E. and the 12-inch watermain running
parallel to the north property line of the King County consolidated
office and shop facility. MOVED BY CLYMER, SECOND SHINPOCH, COUNCIL .
CONCUR IN RECOMMENDATION AND AUTHORIZE MAYOR AND CITY CLERK TO EXECUTE
' AGREEMENT. MOTION CARRIED. '
Clearview TV Letter from Deputy Director of Public Works forwarded recommendation
' Cable from Jim Hurd, Director of the Office of Cable Communications
• Rate Increase for rate increase on behalf of Clearview TV Cable Company. The
letter explained the request by Clearview TV Cable Co. would be in
line with the rates being charged by Teleprompter TV Cable Co. within
the City since 1976. The letter reported- Public Works Department
• concurrence in Mr: Hurd' s recommendation that the rate increase
be approved by the Council . Alpon. inquiry, Deputy Public Works Direc-
tor Bennett noted public hearings were not necessary for rate increase
if justified, that the new ordinance does provide for increases;
however, public hearing could be held 'by Council or in conjunction
with other TV Cable Companies by' the City of Seattle. MOVED BY
STREDICKE, SECOND THORPE, COUNCIL REFER LETTER TO THE WAYS AND MEANS
COMMITTEE TO HOLD FOR TWO WEEKS . CARRIED. .
Valley Medic I Letter from Valley benerai Hospital , Asst. Administrator Dennis Popp ,
forwarded copy of revised ,agreement between members of the Valley
Medic I Provider Group asking that Council approve the City Fire
Department' s involvement in the program. The agreement includes
the Public Hospital District #1 (Valley General ) , Cities of Kent,
Renton and Tukwila, King County Fire Protection Districts No. 20,
' No. 25 and No. 40. MOVED BY 'STREDICKE, SECOND-.SHINPOCH, COUNCIL
REFER THE MATTER TO THE PUBLIC SERVICES COMMITTEE\FOR REVIEW AND
REPORT BACK. CARRIED. \
•
Fall Burning Letter from Fire Department Inspector, E. Wooton , Jr. , requested on
Time- Period Set behalf of the Fire Prevention Bureau that October 17 to November 21 ,
10/17 to 11/21/77 1977, be set aside for citizens to burn leaves. and natural residues
of fall as provided in City Code 7-909E. MOVED BY CLYMER, SE'.;0ND
SHINPOCH, COUNCIL CONCUR IN REQUEST OF FIRE DEPARTMENT . CARRIED.
Council Salary Letter from former City Councilman Dante Poli , 420 S.W. Langston Rd . ,
' Increase urged Council members to deny $100-a-month salary increase for new
Council members, and expressed the belief this is inflationary period,
the Council positions are part-time community service and no reason
for salaries to keep ,up with "cost of living" increases . The
letter also noted Council members went without salary increases for
91/2 years during the 1960' s and -asked Council to consider service to •
the public above own interests . MOVED BY STREDICKE, SECOND THORPE ,
COUNCIL REFER LETTER TO THE COMMITTEE ' OF THE WHOLE TO DISCUSS AT ,
BUDGET TIME. _. CARRIED., . . .
OLD BUSINESS BY COUNCIL • - '
Plannila_ & Planning and. Development. Committee Chairman Perry submitted committee
Development / report.re Glencoe #5 Prelimi,nary. Plat, concurring in recommendation of
Committee Resort the Hearing Examiner (approval with conditions) . MOVED BY STREDICKE_ ,
Glencoe No. "5 SECOND THORPE, COUNCIL CONCUR- IN 'RECOMMFNDATION AND REFER TO THE
Preliminary Plat WAYS AND MEANS COMMITTEE. (No action now needed) CARRIED. (PP-O51-- 77;
,
Tiffany Park No. 4 The Planning and ' Development Committee report re Tiffar,:>, Park --3 P. P.
- Preliminary Plat iconcurred in recommendations of the ,Land Use Hearing Examiner (approval
' PP-059-77 with conditions) with, following revi.slons ' to be included in the
final plat: OPEN SPACE AREAS (1 ) Development of alternative storm
drainage retention system in lieu. of pr000sal to use portion of
Tiffany Park; (2) Openspace -areas are to be retained in private - '
ownership as common area to- be maintained and operated ,by a homeowner' s
association, or similar.' procedure, in lieu :of dedication to the City:
The report explained committee 'opinion •that public dedication could
. create maintenance: and ope'rat:ion- problem, as well as public liability.
I ) . , • _
Renton City Council
9/.12/77 Page 4 . ,... : ;,;.3.. .':
Old Business - Continued - (Planning'.and Development .Committee Report)
Tiffany Park • The report -stated . it was Committee' s ,feeling that green belt and storm
PP 059-77 water retention. faciliti.:es,.`.should be held in 'private ownership, as
Continued . par.t, of a ..total, pla:t devel..opment', :and recommended:this, approach be
established by -the .Council .a's City. pol:icy. .in dealing with future
,, plats (method` used successfully ,i n Ro'l_l i n,g.: H,i l l s and Victoria Park) .
1 The report stated alternative would be•the'dedicati-on for public
purpose of: us,able :land '.area 'suitable for ,park and recreational
activities.... September; l;. ;letter. of-Hearing Examine: Beeler. was
.- read which recommended establishment .of policy by Council concerning
open space tracts proposed:.;to' be dedicated. to the public regarding
. mai.ntenanc:e, po.l i cy to :be::'incorpor.ated::i n' future decisions' of the
Examiner and •in staff:, reports. The Examiner' s letter also enclosed
Park Board`s memor.anduf8/18/7.7 opposing the proposed storm water
retention pond .:i n:.Ti,.ffany •Par,. k; no ti.ng:,receipt'of information after
. close' of .p.ublic hearing, consequent'referral to the Public 'Works
5 Dire.ctor and opinion: that; this `matter can be• satisfactoril.y resolved
without another public hearing, prior ,to 'review of the' final plat. •
Moved..by-Streditke;., Second.Thorpe, .Counci.l concur in committee
recommendations relati.ve..to: ;conditions'. of. Tiffany Park No. 3.
Persons Present � Persons Present makingi.nquiries : Chuck Brenyle, 'Develoomert Loordi- ,
-5 nators, i3.837 N.E. 8th., Bellevue, 'explained proposed 'trail and open
1 space plans;. noting' developer had :don.ated..Tiffany, Park to the City;
noting lack of•time to .rev,i ew:commi ttee- recommenda-ti ons . City
Attorney Shel.lan recommended, referral ,hack :to Hearin.g 'Examine.r fc,f
citizen testimony under oath and;. time.for. developer to :review new items.
Francis Holman, 1624.F.erndal�e S,E. , was 'concerned with access and
Vtraffic 'from Cascade using: area .and: asked for better city control
and more responsibility to developer and contractor .for order.
f Malcolm Blom, 262,4' •S'. .:16th;' noted 'f.rightening situation with heavy
traffic especially during,ball games, weekends and evenings with cars
,' at rate of. one every 45 ;seconds. Ray Hayes, 1642 .Index S.E. , reported
traffic On Index Ave. now. excessive. and, objected to additional traf-
fic as hazardous; also objecting to inadequate drainage.
SUBSTITUTE. MOTION BY 'CLYMER-, SECOND THORPE, COUNCIL REFER THE PRE-
LIMINARY PLAT FOR TIFFANY:PARK N0: 3 BACK TO THE HEARING EXAMINER
WITH' COUNCIL' S RECOMMENDATION..TO 'REOPEN THE PUBLIC:, HEARI•NG WITH
EVENING MEETING. The Cler.k ''was asked to forward summaries to Examiner.
City Attorney Shellan explained need for hearing before the Examiner
for consideration of tra'ffic''count and proper testimony. MOVED
BY CLYMER, _SECOND 'THORPE,. ADO TO MOTION THAT THE ADMINISTRATION
ORDER TRAFFIC. COUNT CONDUCTED FOR 'OFFICIAL INFORMATION. CARRIED.
Ways and Means Ways and Means. Committee 'Chairman Clymer announced committee
Committee Report concurrence. in. the Mayor's reappointment of Kenneth Swanigan to
Board of Position. No-. . 6 'on .the Renton :Board of Adjustment, four-year term
Adjustment effective;to. 9/6/81 .- . MOVED BY .SHINPOCH, SECOND THORPE, COUNCIL
Appointments CONCUR IN. C.OMMiTTEE RECOMMENDATION TO REAPPOIN TENT. CARRIED.
• K. Swanigan Ways and Means''Committee Chairman Clymer announced committee
G. Holman - concurrence 'in the Mayor's' appointment of 'Gerald Holman, 2204 NE 8th
St. , to. Position No. 5 on the: Board of Adjustment replacing Maurice
Bauer, effective to 9/6/81 . MOVED BY SHINPOCH , SECOND THORPE,
' COUNCIL CONCUR IN COMMITTEE. RECOMMENDATION FOR APPOINTMENT. CARRIED.
Planning Ways and Means Committee •.Chairman Clymer .announced committee
Commission concurrence in the Mayor' s appointment of Barbara Schellert, 3506
Appointment Park N. , ta .tte, Renton :Planning Commission effective through
B. Schellert 12/31/78 (completing term, of''James 'Akers , resigned) . MOVED BY
MOVED BY SHINPOCH, SECOND THROPE, COUNCIL CONCUR IN .COMMITTEE
RECOMMENDATION:: FOR ;APPOINTMEN:T. CARRIED.
. Parking Lot Councilman Clymer inquired 'regarding'.construction of tri-plex on
lot formerly Used. as J.C. Penney employee parking lot, and was
informed by Planning Director Ericksen that the lot had been owned
by John Swanson,. as a part. of Chevrolet -agency, now sold and build-
ing meeting city 'regulations;;"later agreeing that City ordinance does
requires parking ,for employees of large businesses .
CITY COUNCIL
PLANNING AND DEVELOPMENT COMMITTEE
COMMITTEE REPORT
SEPTEMBER 12 , 1977
RE : CITY COUNCIL REFERRALS
( 1 ) GLENCOE DIVISION NO . 5 PRELIMINARY PLAT
File No . PP-051-77
( 2 ) TIFFANY PARK DIVISION NO . 3 PRELIMINARY PLAT
File No . PP-059-77
•
The Planning and Development Committee has completed its review of the
above noted referrals and makes the following recommendations :
( 1 ) GLENCOE DIVISION NO . 5 PRELIMINARY PLAT
The Committee recommends that the Council concur in the recom-
mendation of the Land Use Hear_ing Examiner ( approval with
conditions - note attached copy of recommendations ) .
tf ( 2 ) TIFFANY PARK DIVISION NO . 3 PRELIMINARY PLAT
The Committee recommends that the Council concur in the recom-
mendations of the Land Use Hearing Examiner (approval with condi -
tions ) with the following revisions to be included in the final .
plat :
A. OPEN SPACE AREAS
1 . Development of alternative storm drainage retention
system in lieu of the .proposal to use a portion of the
City of Renton ' s Tiffany Park .
2 . Open space areas are to be retained in private owner-
ship as .common area .to be maintained and operated by a
homeowners ' association , or similar procedure , in lieu
of dedication to the City .
It is the opinion of the Planning and Development Com-
mittee that City acceptance by public dedication of
hillside and greenbelt areas , as proposed , could create
a maintenance and operation problem , as well as potential
" public liability. It is the feeling of the Committee
that these areas , including storm water retention facili -
ties , should be held in private ownership as part of a
total plat development .
- ` —
` ^
CITY COUNCIL PLANNING AND DEVELOPMENT COMMITTEE
COMMITTEE REPORT '
5EPTEMBER 12 , 1977
PAGE TWO
The Committee further recommends that this approach
be established by the Council as City policy in dealing
with future plats . Jt should be noted that this method
has been used successfully in the past in Rolling Hills
and Victoria Park to set aside greenbelts and CO0mUn
open space areas .
The Committee feels the alternative to Setting aside
these areas , as recommended , would be the dedication
for puU | lC purpose of usable land area suitable for
park and recreational activities .
` c ' ------
6�(�r�e Perry , Chdi r0an
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PP-059-77 Page Eight
E-060-77 •
J. C e city will be able to adcept,.maintenance of the retention pond after one year
'of 'completion. Within that. year the applicant will be responsible for maintenance.
1o. 1• inai .drainayu plans can_be developed,prior .to submittal Of the final plat. ,
k.h:CuMMENLJA 1'ION: .
h,Ised upon the record, testimony, and aforementioned findings and conclusions, it is . .
recommended to the City Counc4 that the _Preliminary Plat of .Tiffany Park Division
No. 3 (Exhibit #11, Revised Pr liminary Plat) be approved subject to:
] . Approval by the King Count,I Council Of the final plat of Fairwood Pointe to
connect to S.E. .160th Stre=t prior to any' clearing or grading of that portion of
Tiffany Park Division No. , dying, easterly of .the Seattle/Mercer Island Pipeline
right-of-way; • .
2. Public Works Departmentre iew of Circulation of, the entire Tiffany Park area '
and implementation of additional, traffic control .devices as needed during or after
cunstruction `of the homes ' n the plat; . .
3. Approval by the applicable, utilities of access across the effected right-of-ways; '
4. Final design of storm surf.ce water drainage system which will incorporate as
shallow and safe retentioniponds as are. rea'sonable and practical and approved by
the Public Works Department ;
5. M,,intenance of the retention ponds by the homeowners association or Development
coordinators, Inc. for a p=riod :of. at least'one year after construction of the •
retention ponds or until. t e city.officially .accepts this, maintenance responsibility.
6. Preservation of as much ex 'sting substantial vegetation as is reasonable and
practical; I
7. Wotk outside of buildings ) ccurring.' only between the hours of 8:00 a.m. and
6:00 p.m. on the days of M nday through`Saturday; '
H. Revision of street names a cording' to city requirements as determined by the
Public Works Department;.
I
9. Planning Department approv 1 of landscaping in.the cul-de-sac planters; and
10. Submittal of restrictive c'venants with the final plat application to include the
conditions as specified heein: . . .
It is alsp recommended that the exception be ,granted to allow 7 pipestem lots in the -
proposal per Exhibit #11, Revis=d Prel'iminary Plat.
ORDERED THIS 5th day of.August, 1977 (4/17 ' - ' ' .
—
h. fi k :tier -•
— -
. s hind Ue lieari.ng Examine': .
TRANSMITTED THIS 5th •day of August; 1977 'by Affidavit of- Mailing to the parties
Of record:
Dick. Chapin
• . Fran•isA: .Holman , ' : _
Jane- Ramseth
. Judith' ,Stoleson . .
.Glor•a Ervin .
I'RANSMITTED THIS 5th day o' August,' 1977 to the following:
Mayo Charles J. 'Delaurenti ,
Coun.il President George Perry
' Coun•ilman.iuchard M.. Stredicke
. Warr_n C: :Gonnason, Public Works Director
; • Gord n .Y. F,.rioksen, Planning Director
. Ron ' elson, Building Division ,
Gera'd M:.'Shel_lan, City Attorney
Pi'- OF •
..,1-7 7 Pae', 1. ,Ve
. pr.4>j,c5al make adequate' )ryv.ision for the public health, safety and general
i,, i iar.e for open- spaces, str .ets, -water. supplies and sanitary wastes. The public: •
:,t '•ru:it and use is served b the ' subdivision.
:. ,s:: ter;r1ON: II
iias,ed upon the record of the hearing -and the foregoing',• .it is the recommendation of •
he examiner that the preliminar plat of Glencoe Division No. 5 (as shown in
f•:x}:ibit. #6, dated July 18, 1977) be approved subject to the following conditions: '
1 . A note be placed on the plate stating that a side yard requirement would be six
(6) feet: for -two story struckures.
2. Planning Department review, and approval of removal of existing significant trees . '
with the intent of retaining these significant trees. ' .
11. Public Works Department review and approval of the .storm water retention and oil/
water separation plan for compliance -with. applicable regulations.
4. Submittal of covenants with. ':he ,f_inal plat application.
5. Participation in the May Creek Drainage Basin system through the May Creek Drainage
Agreement. .
•
6. No further subdivision of tax lot 36 within five 'years without filing a final plat. . '
7. Submittal of deferral of off-site improvements application to the Board of Public
Works for final action prior, to approval of the final plat'.
.
i
ORDERED THIS 26th day of July, 1977. .
i Age
�' �.jit ". . . .
L. ••icl�:eeler
I Land Use Hearing Examiner
i
TRANSMITTED THIS 26th day of July,' 1977 by Affidavit of Mailing to the parties
of record: i ,
Di k Padrick
Lo ell C. Weinberg
TRANSMITTED THIS 26th day of July, 1977 to the following:
;; Mal or Charles J. Delaurenti
Cdincil President George J. Perry
' Co incilman Richard M. Sttedicke
Wa.'r.en C. Gonnason, Public Works Director
' Go:don Y. .IEt-icksen, Planning Director
Ron Nelson, Building 'Division
' Gettard M. Shellan, City Attorney •
Pursuant to Title IV, Section 345 of the City's •Code,- request for reconsideration
must be filed in writing on or b fore August 9, 1977. Any aggrieved person feeling
that the decision of the Examine is based-on erroneous procedure, errors of law or
fact', error in judgment, or• the ,'iscovery' of new evidence which could not be
reasonably available at the prio hearing may make a written request for review by
the Examiner within fourteen 114 days from the date of. the Examiner's decision.
This request shall set forth the specific errors relied upon by such appellant, and
the Examiner may, after review o the record; take further action as he deems proper.
An appellato the City Council is governed by Title IV, Section 3016, which requires
that such appeal be filed with t e City 'Clerk accompanying a filing fee of $25.00 and
meeting other specified requirem•-nts. Copies -of this ordinance are available for
inspection in the City Clerk's o -fice, first floor Of City Hall; or same may bu
purchasedat cost in said of'ficee
, ---',
----
, -
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4
?1
THE CITY OF RENTON----
.,..
:•,...,.h,y,,d,-.....,.., • MUNICIPAL BUILDING 200 MILL AVE. SO. RENTON>WASK:980q-'.•:
A mii 1N,, g
0 swim ;A '.:4. •-q CHARLES J.13 DELAURENTI• MAYOR • PARKS and; 'REC.'REATI(*
GENE/L. COULON • DIRECTOR ‘,
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MEMO
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to: Mr. L.,Rick Beeler, Land Use Hearing Examiner
from: Gene COnion, Director of Parks and Recreation .
I ;
d ate: .Augu.st 18, 1977
. . ---.
subject: Development Coordinators, Inc. FILE NO. PP-059-77
Ep-060-77
_
On Monday, August 15th, this department received from Mr. Don Monaghan of
the Engineering Division a copy of the storm drainake. plan for the above
referenced projeot.
'•. ,-6.' As proposed, this plan would Utilize a Portion of Tiffany Park for the.
storage or retention of approximately 6,000 cubic feet of water above
ground on the area used for active and free play, including fastball,.
soccer, football, etc.
, •
This area is essential in the departMent's recreation program in that it
i3 used by the neighborhood residents, ,and this use will increase With, the
additional development. .In addition, this area is vital in the oity's in-
tercity athletic activities dUring,the spring, summer, tall.and winter.
„ .
• , : The condition of the soil is such that even -in the summer months we must. .
monitor the amount of sprinkling we do so as not to put the area out of
use
_ -
The Park Board has reviewed this plan and is of the opinion that to use this
area as proposed, when a water problem presently exi.irtal would be detrimental
to the neighborhood residents and. the total_city recreation program, .in that
the field would be put out of service for activities over too long a period
of time. The board, therefore, has determined that they will not allow the
park area to be used as a retention pond and suggest that some other method
to handle this matter be devised.
- , • , ,
co: Don Monaghan : •
RECEIVED
CITY OF RENTON
,. : HEARING EXAMINER
AUG 1 81977
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Renton City Council
11/7/77 Page 3
Consent Agenda - Continued
Final Plat of explanation from the Examiner noted need for Council approval prior
Glencoe Dvn #5 to the meeting of three conditions and requested updating of the Sub-
Continued division Ordinance to reflect existing process. Refer to the Ways and
Means Committee for resolution.
Alley Vacation Letter from City Clerk Mead reported petition filed by Ray Brown of
Kennydale Area Brown Strand Homes for vacation of alley, Block 18, C. D. Hillman' s
Lake Washington Garden of Eden Division No. 1 , along with $100 filing
fee. The petition has been certified by the Public Works Department
that signatures are valid and represent 100% ownership of the property
abutting the proposed vacation portion. The letter recommended that
the vacation request be referred to the Board of Public Works for
determination on retention of utility easements , to the Public Services
Committee and the Public Works Department for recommendation as to
feasibility and appraisal , recommending referral to Ways and_Means
Committee for resolution setting 12/12/77 as hearing. Council concur.
Human Rights Letter from Kip Ray Jardine, 1068 Sunset Blvd. N.E. , protested inclusion
of homosexuality in Human Rights hearings . Refer letter to Human
Rights and Affairs Commission.
Claim for Claim for Damages was filed by Robert K. MacGregor, 30024-112th Ave.
Damages S. E. , Seattle for damage to windshield alleging rock thrown by City
truck; claim in amount of $125. Refer to City Attorney and Insurance
Carrier.
Public Hearings Letter from City Clerk Mead recommendeJ Council concurrence setting
Housing 11/21 and 11/28 as public hearings on update of Housing Assistance
Plan to qualify for Housing Rehabilitation monies (per HUD require-
ments) and 11/28 and 12/5/77 for 1978 Housing and Community Develop-
ment Grant Program public hearings in accord with the U.S. Dept. of
Housing and Community Development requirements . Council concurrence.
Bid Opening City Clerk Mead submitted tabulation for 10/26/77 bid opening for
Underground TV underground utilities TV inspection unit, two bids received. See
tabulation attached. Refer to Public Services Committee.
Bid Opening Bid Opening 11/3/77 repainting of Highlands tank and Mount Olivet
Repainting reservoir, six bids received; see attached tabulation. Refer to
Public Services Committee.
Consent Agenda MOVED BY PERRY, SECOND CLYMER, COUNCIL APPROVE CONSENT AGENDA. MOVED
Approval THORPE, SECOND CLYMER, COUNCIL AMEND MOTION GIVING SEPARATE DISCUSSION
TO FOLLOWING ITEM. CARRIED. MOTION AS AMENDED CARRIED.
Preliminary Plat Letter from Hearing Examiner Beeler recommended approval subject to
Tiffany Park #3 conditions of Preliminary Plat for Tiffany Park Division No. 3 filed
by Development Coordinators, Inc. PP-059-77, and Exception to Subdivision
Ordinance E-060-77. Property consists of 37 acres located 1/2 mile
east of east end of Puget Drive, north of Cedar River pipeline right-
of-way and east of Tiffany Park Divisions No. 1 and No. 2. Council-
woman Thorpe inquired regarding drainage and open spaces, being advised
by Planning Director Ericksen that matters were resolved, underground
drainage being provided and maintained by developer; open space to be
maintained by homeowners association; also noting access resolved.
MOVED BY THORPE, SECOND PERRY, COUNCIL CONCUR IN RECOMMENDATIONS OF
HEARING EXAMINER AND APPROVE THE PRELIMINARY PLAT. MOTION CARRIED.
CORRESPONDENCE AND CURRENT BUSINESS
Eastside Airport Letter from James P. Curran, Curran, Kleweno, Johnson & Curran, attor-
Development neys representing Bernie Guthmiller of Airport Specialties at Renton
Airport, explained lease on the northeast side of the Airport since
8/1/75 and lease secured on assignment known as the Cheesman and
Peterson lease which will expire 7/1/78. The letter noted Fancher
Flyways lease property in between Airport Specialties leases; that
Fancher lease expired and that Mr. Guthmiller has been in active
Renton City Council
11/7/77 Page 4
Correspondence and Current Business - Continued
Eastside Airport negotiations. The letter asked Council give serious consideration
Development to ultimate leasing of the properties previously leased to Fancher
Continued Flyways and listed seven points of consideration. The letter further
noted understanding that recommendation would be made 11/7 that the'
Airport Director be permitted to enter into negotiations with Fancher
Flyways for continued leasing on long-term lease. The letter requested
opportunity to present their position to Council on 11/7 with equal '
opportunity to present proposal .
Aviation Aviation Committee Chairman Stredicke requested committee report read
Committee at this time explaining the committee has had under study proposals' by
Report Fancher Flyways and Airport Specialties for development of property
Eastside Airport on the east side of the field for aircraft storage. The report noted
Development committee' s responsibility to make decision in the best interest of
the airport and was based on the distinction between the role each i
plays within the aviation community on Renton Airport; -that Airport
Specialties basically provides a single support service (hangar rental
and tiedown); Fancher Flyways is one of three fixed-base operators '
which provide maintenance service, flight training, aircraft sales,
fuel and support a number of employees . The committee recognized pri-
ority responsibility to ensure healthy business climate and provide
facilities needed by airport users . The committee recommended Council
authorize the Airport Director to proceed with negotiations for a
long-term lease between the City and Fancher Flyways for aircraft
storage facilities on the eastside of Renton Airport, and that an
area to the north of the FAA transmitter site be offered to Airport.
Specialties for the negotiation of lease to provide additional air
craft storage facilities. MOVED BY STREDICKE, SECOND PERRY, COUNCIL
CONCUR IN COMMITTEE REPORT AND HEAR PRESENTATION OF MR. CURRAN ON
BEHALF OF MR. GUTHMILLER. Wall maps were used to explain area along
Cedar River and Mr. James Curran, 213 4th Ave. S. , Kent, explained
benefit to airport from lease to his client. Bernie Guthmiller reported
plans to continue same type of development in the area. CARRIED.
Aviation Committee Member Thorpe presented verbal Minority Committee
report explaining that Mr. Guthmiller first brought in proposal and
showed intent to develop and expand; that both Mr. Guthmiller and the
committee report noted shortage of hanger space in this area and a
waiting list at the airport. She further noted that during discussions
on Fancher lease, it was noted the property was not well maintained,
nor utilized; feeling that the Guthmiller hangars are positive addition
to the Airport, as well as economic addition. Councilwoman Thorpe
determined better use of the airport should be the deciding factor on
the lease, contending that the Guthmiller hangars are definite addition
to the Airport and that Mr. Guthmiller should be allowed to continue
development. ROLL CALL ON MOTION TO ADOPT THE AVIATION COMMITTEE '
REPORT: 3 AYE: PERRY, SHINPOCH, STREDICKE; 2-NO: CLYMER AND THORPE.
MOTION CARRIED.
Recess MOVED BY STREDICKE, SECOND PERRY, COUNCIL RECESS FOR TEN MINUTES.
CARRIED. Council recessed at 11 :47 p.m. and reconvened at 11 :57 p.m.
Roll Call : All Council Members present as previously shown.
Executive MOVED BY PERRY, SECOND STREDICKE, COUNCIL CONVENE IN EXECUTIVE SESSION.
Session CARRIED. Council left the Chambers at midnight and reconvened at
12:29 p.m. Roll Call : All Council Members present as previously
shown. Council President Perry reported Executive Committee recom-.
Binding mendation that the Administration proceed to binding arbitration
Arbitration with concerning the Police Guild contract. MOVED BY THORPE, SECOND BY
Police Guild CLYMER, COUNCIL CONCUR IN RECOMMENDATION. CARRIED.
Sewer Connection Letter from Brad P. McElroy, 19328 SE 163rd P1 . , Renton, requested
Request permission to connect to the City sewer main in N.E. 17th Place,
and reported being owner of property at 3414 N. E. 17th Pl . within
300 ft. of a sanitary sewer main and reported filling covenant with
the City Clerk to annex to the City. MOVED BY THORPE, SECOND PERRY,
REFER MATTER TO THE PUBLIC SERVICES COMMITTEE. CARRIED.
Garbage Rate Letter from Public Works Director Gonnason presented revised garbage
Increase collection rates for both residential and commercial customers, report-
ing receipt from King County Public Works Department Solid Waste
�`i
of // _ 7 ... 77
4., ►, o THE CITY OF RENTON
`� CD
MUNICIPAL BUILDING 200 MILL AVE. SO. RENTON, WASH. 98055
op ..L CHARLES J. DELAURENTI , MAYOR • LAND USE HEARING EXAMINER
L. RICK BEELER . 235-2593
04)4l f0 SEPW4s-
October 27, 1977
Members, Renton City Council RE: File No. PP-059-77
Renton, Washington E-060-77
Tiffany Park No. 3
Dear Council Members:
The appeal period for the attached preliminary plat request expired
on October 26, 1977, and we are transmitting copies of the Examiner's
decision, dated October 12, 1977, for your review prior to adoption
of an ordinance.
If you desire additional information regarding the subject application,
please contact the office of the Hearing Examiner.
Sinc.e�rely,
L. Rick Beeler
Hearing Examiner
LRB:mp
•
• cc: Del Mead, City Clerk
Gordon Y. Ericksen, Planning Director
•
•
�19 3Q. ; z
O1 R ?
4.e474k), 0 THE CITY OF RENTON
®® 4- 7.sue:' MUNICIPAL BUILDING 200 MILL AVE. SO. RENTON, WASH. 98055
.,
p # ° CHARLES J. DELAURENTI , MAYOR • LAND USE HEARING EXAMINER
O� �� L. RICK BEELER , 235-2593
�TCD SE PIt�°
October 27, 1977
Mr. Chuck Brengle Re: File No. PP-059-77
Development Coordinators, Inc. E-060-77
13837 N.E. 8th , Tiffany Park No. 3
Bellevue, WA 98005
Dear Mr. Brengle:
This is to notify you that the above referenced requests, which
were approved subject to conditions as noted on the Examiner's
report of October 12, 1977, have not been appealed within the
time period set by ordinance, and therefore, this application is
being submitted to the City Clerk for transmittal to the City
Council for final approval.
You will receive notification of final approval upon adoption of
an ordinance by the City Council.
Sincerely;)
L. Rick Beeler
Hearing Examiner
LRB:mp
cc: /Del Mead, City Clerk
Gordon Y. Ericksen, Planning Director
AFFIDAVIT OF SERVICE BY MAILING
State of Washington)
County of King
Marilyn J. Petersen , being first duly sworn, upon
oath disposes and states:
That on the 12th day of October , 19 77 , affiant
deposited in the mails of the United States a sealed envelope
containing a decision or recommendation with postage prepaid,
addressed to the parties of record in the below-entitled
application or petition.
Subscribed and sworn this \2` day of Oc \6e c
19 �`( .
Notary Public in and for the State
of Washington, residing at Renton
Application, Petition or Case: Development Coordinators, Inc. , PP-069-77
E-060-77
(The minutes contain a £,ust ob the panties o6 necond)
October 12; 1977
•
• OFFICE OF THE LAND USE REARING EXAMINER
CITY OF RENTON
REPORT AND RECOMMENDATION TO THE RENTON CITY COUNCIL.
APPLICANT: Development Coordinators, Inc. , FILE NO. PP-059-77
Tiffany Park Division No. 3 E-060-77
LOCATION: Located approximately 1/2 mile east of the east end of
Puget Drive, just north of the Cedar River pipeline right-
of-way and directly east of Tiffany Park Divisions No. 1
and No. 2
SUMMARY OF REQUEST: Applicant requests preliminary plat approval pursuant to
the City's subdivision regulations, which would allow
construction of streets and utilities in accordance with
an approved single family residential subdivision layout.
SUMMARY OF Hearing Examiner: Approval subject to 'conditions.
. ' RECOMMENDATION:
PUBLIC HEARING: On September 12, 1977, the Renton City Council recommended
that the public hearing on the subject application be
reopened 'to consider the following items. storm water
drainage in Tiffany Park; ownership and maintenance of the
proposed open space tracts; and new evidence concerning
access to the proposed plat. The Examiner conducted a
• public hearing on 'the .subjects as follows:
The hearing was reopened by the Examiner on October 4, 1977 at 7:35 p.m. in the Council
Chambers of the Renton' Municipal Building..
Parties wishing to testify were sworn.. •
The Examiner reviewed items for discussion at the hearing and entered the following
exhibits into the record:
•
Exhibit #13: Memorandum to' Hearing Examiner from Gene
Coulon, Park Director, dated August 18, 1977.
Exhibit #14: Memorandum to Warren C. Gonnason, Public
• Works Director from Hearing Examiner, dated
August 19, 1977.
•
Exhibit #15: Memorandum to Council President George J.
Perry from Hearing Examiner, dated
September 1, 1977.
Exhibit #16: City Council Planning & Development Committee
Report, dated September 12, 1977.
Exhibit #17: City Council Minutes of September 12, 1977.
Exhibit #18: Memorandum to Hearing Examiner from Gene
Coulon, dated September 30, 1977, and attached
memorandum to Gene Coulon from Warren Gonnason,
dated September 27, 1977.
The Examiner called a ten minute recess at 7:45 p.m. to allow parties of record the
opportunity to review maps, and exhibits submitted at the previous hearing of July 26,
1977. The meeting was reconvened at 8:00 p.m. and the Examiner asked the representative •
for the applicant to present comments or new information. Responding was:
Chuck Brengle
13837 N.E. 8th
Bellevue, WA .
•
Mr. Brengle reported that a satisfactory agreement had been reached with the Park.
Department to eliminate the use of Tiffany Park park for above-ground storage or
retention of water. Regarding the subject of open tracts, he agreed that open space
would be retained in private ownership according to the City Council recommendation,
and reported receipt of ownership agreements which were acceptable with the exception
4
PP-059-77 Page Two
E-060-77
of approximately 34 lots, No. 92 to 125, located adjacent to Tiffany Park park on
Kirkland Avenue S.E. He reported that the lots should be eliminated from the requirement
because of distance from open space areas and inconvenience for the homeowners to utilize
areas, but the open tracts would be dedicated to the homeowners' association in other
areas. Regarding maintenance of the retention basins within the open space, Mr. Brengle
requested that the city maintain the drain facilities following dedication of the
easement by the homeowners' association because of possible liability incurred by
private owners of facilities involving public waters. He reviewed open space retention
requirements of Bellevue, Kirkland, Redmond, Kent and King County and requested
clarification of responsibility for closed retention systems in the public right-of-way. .
He submitted a letter from the Real Estate Division of the Land Development Registration
and Administration Division of the State of Washington which states that after
September 21, 1977, it will be unlawful for a developer, to sell property within a
development or require that the purchaser pay funds for the purpose of maintaining
improvements to the development unless paid directly to a homeowners' association. He
asked that this condition not be imposed until such time as a trustee or treasurer of
the association is appointed and indicated that he would provide amendments for the
agreement. The letter was labeled Exhibit #19.
The Examiner asked for testimony in support of the application. There was no response.
He then asked the representative of the Utilities Division to comment regarding city
maintenance of drainage facilities in the public right-of-way. Responding was:
Richard Houghton
Utilities Division
Mr. Houghton indicated that following construction and inspection by the city of the
facilities, maintenance of drainage facilities in the public right-of-way would be
the responsibility of the City of Renton. The Examiner reiterated the applicant's
request for the city to maintain and accept liability for the open retention pond
facilities and inquired about prior city policy. Mr. Houghton reported that because
open retention systems had not been previously established in a plat, a policy had not
been established.
The Examiner asked a representative from the Traffic Engineering Division to testify
regarding the traffic count requested by the City Council at the Council meeting on
September 12, 1977. Responding was:
Paul Lumbert
Traffic Engineering Division
Mr. Lumbert advised that a five-hour traffic count was taken from noon to 5:00 p.m. on
S.E. 16th Street and results had corresponded with previous Traffic Engineering
projections for traffic in the area with 282 and 284 vehicles counted in each direction.
In response to the Examiner's inquiry regarding sufficiency of the traffic count in
reaching firm conclusions, Mr. Lumbert reported that several counts of 24-hour duration
are preferable and would require two to three weeks to receive and compile data. He
also stated that counts would be taken in four locations of access within the plat.
The Examiner asked for testimony in opposition to the application, and indicated receipt
of two additional exhibits:
Exhibit #20: Letter to Hearing Examiner from Francis
Holman, received October 3, 1977.
Exhibit #21: Letter to Hearing Examiner from R. L. and
Sharon C. Skogman, dated October 4, 1977.
Exhibit #20 contained objections to development of Tiffany Park No. 3 unless proper
access was provided; and Exhibit #21 reported concern with traffic problems and access;
requested a comprehensive study of traffic patterns be accomplished; and requested a
developer to post a bond to assure responsibility for proper clean-up and repair
following construction project.
The Examiner asked for testimony in opposition to the application. Responding was:
Arthur Scholes
1708 Ferndale Avenue S.E.
Renton, WA 98055
PP-059-77 Page Three
E-060-77
Mr. Scholes reported his 14-year residency in Tiffany Park area and objected to the
number of existing residences on cul-de-sacs of Royal Hills Drive and S.E. 16th as
excessive of recommended planning principles. He indicated a need for additional access
to the city prior to further development in the area, noting closure of pipeline road
on Renton Hill which further limits access. The Examiner asked Mr. Lumbert to respond
to comments regarding the Renton Hill pipeline road. Mr. Lumbert advised that opening
the pipeline road would not be a solution to problems of access currently existing
within the development and felt that the proposed access on Kirkland Avenue S.E.
connecting to S.E. 160th would alleviate circulation problems. Regarding the problem
with cul-de-sacs, he indicated that because residences had existed in the development
for a long period of time, a solution was very difficult. In response to the Examiner's
request for evaluation of impact of trip generation from the proposed plat, Mr. Lumbert
reported that S.E. 16th Street and Lake Youngs Way would be major access roadways with
a smaller percentage utilizing Kirkland -and 160th when it becomes available. He
estimated that 40 to 45 percent of traffic would utilize S.E. 16th Street, 40 percent
would utilize Lake Youngs Way, 15 to 20 percent would utilize Kirkland Avenue S.E. , and
5 to 10 percent would utilize S.E. 160th Street.
Responding was:
Malcolm Blom
2624 S.E. 16th Street
Renton, WA 98055
Mr. Blom objected to lack of traffic control devices on Ferndale and Beacon Avenue S.E.
which are necessary because of grade of hill on S.E. 16th, lack of visibility, and heavy
traffic at peak periods. He objected to lack of police patrol in the area; proposed
connection to 160th S.E. because of increase of traffic; and allowing access to traffic
from the county or the Maple Valley area through the Tiffany Park development to Puget
Drive. The Examiner asked Mr. Lumbert to respond- regarding alternate access to Maple
Valley. Mr. Lumbert advised that a study had been made by a consulting engineering firm
regarding property north of the B.P.A. easement, but he was uncertain if access had been
determined feasible. He reported that because of the steep grades existing through the
property, a roadway would not be probable.
The Examiner referred to previous testimony which related to concerns regarding additional
traffic control devices and asked Mr. Lumbert if a study would be undertaken. Mr. Lumbert
indicated that traffic volumes were a concern and as a result of a study taken recently,
S.E. 16th had been considered for additional traffic control devices.
Responding was:
Larry Clifton
1623 Harrington Avenue S.E.
Renton, WA 98055
Mr. Clifton reported that traffic flow does not consistently follow projected routes
and felt that traffic would continue to flow through Tiffany Park rather than utilizing
160th S.E. He objected to inadequate traffic count data, noting that the Boeing strike
and midday traffic during the study did not create a situation reflective of the total
traffic situation. He felt that although the streets would be capable of handling
additional traffic, the volume would create traffic hazards and inconvenience to residents.
Responding was:
Judy Stoleson
1633 Ferndale Avenue S.E.
Renton, WA 98055
Mrs. Stoleson suggested limiting access through Kirkland Avenue S.E. by revising it to
a one-way southbound roadway in order to block traffic from Cascade areas. The Examiner
asked Mr. Lumbert to respond to the suggestion. Mr. Lumbert indicated- that the proposed
revision would limit access to the park and prevent installation of walkways for school
children which had been proposed for the connection.
Responding was:
Spiro Rockas
1686 Monroe Avenue S.E.
Renton, WA 98055
Mr. Rockas inquired if traffic generated from proposed homes in the area had been included
in traffic count projections. The Examiner reviewed the Traffic Engineering procedure
PP-059-77 Page Four
E-060-77
for compiling traffic projections. The Examiner referred Mr. Rockas' inquiry regarding
depth of the drainage ponds to the applicant who indicated that although engineering
calculations were not yet available, depth of the pond in the 34-lot area would be
approximately 6-inches deep for ten minutes every ten years. In response to the Examiner's
inquiry regarding fencing surrounding the pond, Mr. Smith advised that because the facility.
would be only a shallow depression, fencing would not be required.
Mr. Clifton and Mr. Blom reported previous incidents of heavy rainfall and subsequent
flooding of streets. Mr. Houghton reported that facilities would be designed to
accommodate and retain storm water for a sufficient period to prevent overloading the
system and flooding roadways and property, and indicated that city maintenance employees ;
should be notified of flooding problems so that corrective measures could be taken. The
Examiner noted that absorption capabilities of the existing soil were a factor and
indicated that responsibility for liability of the retention ponds was a City Council
concern.
Responding was:
Jerry Lawson
1615 Harrington Avenue S.E.
Renton, WA 98055
Mr. Lawson suggested installation of stop signs on S.E. 16th at Harrington Avenue S.E.
to prevent possible accidents from occurring.
The Examiner asked the applicant to respond to comments expressed by parties of record
at the hearing. Mr. Brengle reviewed the planning of the subdivision since 1964, noting
subsequent revisions to proposed thoroughfares by city officials. He reported that when'
Tiffany Park No. 2 was platted, residents requested both a school site and a park site
which had been provided, and he felt that Kirkland Avenue S.E. provided access to those
sites as well as access for emergency vehicles and buses.
The Examiner asked Mr. Lumbert if data received to date from the E.I.S. and from the
public hearing of July 26, 1977 would modify the position of the Traffic Engineering
Division in the original Planning Department staff recommendation regarding traffic
access. Mr. Lumbert reported that although additional traffic counts taken within the
area may refine the project, the Division's position would remain the same. He indicated
that additional traffic counts would provide information relating to location of traffic
control devices rather than opening or closing access points, and stressed that the
access at Kirkland Avenue S.E. should remain as proposed, particularly for emergency access.
In response to an inquiry from Mr. Scholes regarding whether the development in Tiffany
Park No. 3 would aggravate or assist the problem existing with access on the two existing
'cul-de-sacs in Tiffany Park, Mr. Lumbert indicated that the problem would be aggravated.
Mr. Scholes suggested that because the plat was planned and accepted with the intention
of constructing a four-lane highway on the pipeline right-of-way for access into the
city, the application be denied and referred to the City Council for solution of the
existing access problem.
The Examiner further questioned Mr. Lumbert regarding acceptable traffic flow on a
residential street and if slopes, curves, and distances were included in the Division's
determination of the capacity. Mr. Lumbert indicated a figure of 1,000 to 1,500 vehicles
per day as an acceptable volume of traffic and that all physical characteristics of the
roads were considered.
The Examiner asked Mr. Smith for additions, corrections or modifications to the Planning
Department recommendation. Mr. Smith recommended that covenants establishing open space
areas be recorded and entered into the plat map and the restriction section of the plat,
and that restrictions, articles and bylaws of the homeowners' association be prepared for
the subject plat similar to those submitted for the Parkwood plat west of the subject site.
He submitted a copy of the Parkwood homeowners' association covenants which were labeled
Exhibit #22 by the Examiner.
Mr. Smith advised that the City Attorney should review questions regarding liability for
the open retention ponds and any restrictive covenants that may be necessary in relation
to proper policy for the city. He also added a recommendation for additional traffic
control devices at key intersections in the plat.
The Examiner asked Mr. Lumbert if an additional traffic study would be necessary in order
for the Division to provide sufficient recommendations for the proposed plat. Mr. Lumbert
felt that sufficient,access points existed in the plat and would not require additional
traffic studies; however, he reported that further study would aid in placement of
additional traffic control devices at key intersections.
PP-059-77 Page Five
E-060-77
The Examiner asked for further comments. Since there were none, the hearing on
Item #PP-059-77 and E-060-77 was closed by the Examiner at 9:40 p.m.
FINDINGS, CONCLUSIONS & RECOMMENDATIONS: Having reviewed the record in this matter,
the Examiner now makes and enters the following:
FINDINGS:
1. On July 26, 1977, 'the Examiner conducted a public hearing to receive limited
testimony regarding the preliminary plat of Tiffany Park Division No. 3. A
recommendation from the Examiner dated August 5, 1977 was forwarded to the City
Council. At the meeting of September 12, 1977 (Exhibit #17) the City Council
remanded the application to the Examiner for conducting a public hearing concerning
the specific issues of:
a. The proposed storm drainage facility in Tiffany Park park;
b. Ownership and maintenance of the three proposed "open space" tracts; and
c. New information concerning access which was not provided at the previous hearing.
All parties of record were notified in writing of this hearing and the specific
issues involved were contained in correspondence dated September 16, 1977 from the
Examiner.
2. STORM DRAINAGE
Subsequent to the July, 26, 1977 public hearing, the Park Board disapproved the
proposed storm water drainage system in Tiffany Park park (Exhibit #13) . In
response to this decision, the Examiner in a memorandum dated August 19, 1977
(Exhibit #14) informed the Public Works Department that sufficient flexibility
existed in the Examiner's recommendation to the City Council (i.e. Recommendation
No. 4) to permit the department to accommodate the Park Board's decision. The
City Council was also informed in a memorandum dated September 1, 1977 from the
Examiner to the City Council President.
In this latest hearing, the applicant stated that any problems concerning storm
water in the park had been resolved. Confirmation was contained in a memorandum
dated September 30, 1977 (Exhibit #18) from the Director of Parks and Recreation.
3. OPEN SPACE
The Examiner's recommendation of August 5, 1977 did not address the issue of
maintenance and ownership of the proposed three open space tracts (also see Exhibit
#5) . At the September 12, 1977 meeting of the City Council the Planning and
Development Committee recommended that the open space areas be privately owned
and maintained (also see Exhibit #16) . At the latest hearing the applicant agreed
to this recommendation and stated that a homeowners' association will be created,
excluding lots 92 to 125, for this maintenance.
Storm water retention ponds within two of the open space tracts continue as
proposed to be maintained by the city; however, ownership by the city is no longer
proposed according to the applicant. The homeowners' association will grant an
easement for the purposes of maintaining the retention ponds. At the September 12,
1977 City Council meeting, the Planning and Development Committee recommended that
private ownership of the retention ponds be established as city policy.
The Public Works Department testified at the latest hearing that retention ponds
have not heretofore been utilized in the city nor has official policy been adopted
governing them. Design of the retention ponds had not been submitted, but it was
stated that their use would be compatible with the existing drainage systems in
Tiffany Park. .
4. ACCESS
Traffic circulation problems exist in the developing plat of Tiffany Park. According
to the Traffic Engineering Division further study is needed to determine what and
where traffic control devices need to be placed. Key control points would be
investigated by the Division and control devices implemented, according to testimony
from the .Traffic Engineering Division.
Additional traffic counts were taken by this Division on October 4, 1977 for
approximately four hours. Although inconclusive for complete evaluation, the
Division testified that the traffic counts substantiated data submitted at the
July 26, 1977 hearing and provided sufficient basis for concluding that existing
streets can accommodate the traffic and that the proposed access points were adequate.
PP-059-77 Page Six
E-060-77
Residents in the area held a different opinion and suggested alternate access points
which the Traffic Engineering Division felt were unacceptable due to terrain, cost
or political infeasibility. No requests were made for more complete traffic count
data; however, the Division stated that counts would be taken, evaluated for the
proposed plat and maximum development of Tiffany Park, and utilized for selecting
and locating traffic control devices on existing and proposed streets.
CONCLUSIONS:
1. STORM DRAINAGE
The revision to the proposed storm water drainage system in Tiffany Park park is
satisfactory to all parties. During staff review of the final plat, the Director
of Parks and Recreation should be included to insure compliance with the Park
Board requirements.
2. OPEN SPACE
Private ownership and maintenance of the three open space areas is reasonable and
agreeable to all parties. Covenants and restrictions will be implemented to create
a homeowners' association for the purpose, among others, of maintaining these three
tracts.
Storm water retention ponds proposed for incorporation into two of the tracts
present different considerations of liability. Ownership of the ponds will remain
with the development, but it is proposed that the city perform maintenance. The
Utilities Division expressed agreement to this arrangement, but also mentioned that
a precedence has not been set for this yet. City maintenance of these ponds and
consequent acceptance of some liability is both a legal and political issue.
Although slight, some question exists of whether the arrangement is actually legal.
Since other jurisdictions in the area have accepted this arrangement, it appears
that the legal question has been resolved. Legal counsel is, however, required to
help the City Council resolve the second issue.
Politically, the City Council may or may not wish to accept and perpetuate the
arrangement. This is a precedent policy issue which rests with the policy-making
body. In its deliberation the City Council will probably need counsel from the
City Attorney and information from the Utilities Division of the Public Works
Department.
Sufficient flexibility exists in the subdivision process (Chapter 11) to permit
the City Council during its review of the preliminary plat to decide on acceptance
of retention ponds. The decision would then be incorporated into the Examiner's
review of the final plat for conformance with the preliminary plat.
3. ACCESS
This subject divides itself into traffic circulation problems in existing development
and their aggravation by the proposal and problems of limited traffic access points
to and from the Tiffany Park area. Unquestioned has been the conclusion that the
proposal will increase traffic on S.E. 16th Street and Lake Youngs Way S.E. as people
access to Puget Drive and Edmonds Avenue S.E. To date it has been shown that these
streets and others in Tiffany Park can and will accommodate the traffic anticipated
at full development of Tiffany Park. Additional traffic control devices appear to
be necessary and can be installed as needed.
A study of traffic circulation and control in the Tiffany Park area should be
accomplished to lessen existing and to anticipate future traffic problems. Traffic
control devices should reasonably be installed as soon as possible in appropriate
locations no later than the beginning of construction of residences in Tiffany Park
Division No. 3.
Two additional access points other than S.E. 16th and Lake Youngs Way. S.E. are
proposed at Kirkland Avenue S.E. and S.E. 160th Street (via Tiffany Way S.E.
through the King County plat of Fairwood Pointe) . An estimate of 20 to 30 percent
of the traffic from the proposal will use these additional access streets according
to testimony by the Traffic Engineering Division. Fire and police vehicles will be
able to utilize these two streets for emergency access. School children and/or
school buses will be able to use these two streets as well. These added access
points provide better general traffic circulation for all of Tiffany Park park.
For these reasons, Kirkland Avenue S.E. and Tiffany Way S.E. (connects to S.E. 160th
Street) are necessary.
PP-059-77 Page Seven
E-060-77
Beyond these two access points the alternatives suggested by residents for access
to the area lie in the jurisdiction of the City Council. Reopening Beacon Way S.E.
and/or construction of a new road to Maple Valley Highway are political and budgetary
considerations that must be made by the City Council. Information to date is that .
the former alternative is politically unfeasible and that the latter alternative
is physically impractical; however, the City Council may wish further study of
these or other alternatives and will draw its own conclusions.
RECOMMENDATION:
Based upon the record, testimony, findings and conclusions, the Examiner recommends to
the City Council that the original recommendations dated August 5, 1977, be approved
subject to the following:
Deletion of recommendations No. 2, 4, 5, and 10, and substitution of new recommendations:
2. Public Works Department conducting traffic counts and evaluating circulation of
the entire Tiffany Park area for additional traffic control devices as currently
needed and projected, and implemented no later than the beginning of construction
of homes in Tiffany Park Division No. 3.
4. Resolution by the City Council of official policy regarding installation of surface
water retention ponds. Incorporation by the Public Works Department of this policy
in the design of these facilities and/or the storm water drainage system.
5. Resolution by the City Council of official policy regarding maintenance of the
surface water retention ponds.
10. Submittal of restrictive covenants with the final plat application to include the
conditions as specified herein and per direction of the Planning Department.
Addition of the following:
11. Public Works Department approval of the storm water drainage system, and Director
of Parks and Recreation approval of drainage facilities in Tiffany Park park.
12. Resolution by the City Council of official policy regarding open space areas,
their ownership and maintenance. Incorporation by the Planning Department of
this official policy in all pertinent documents in this matter.
ORDERED THIS llth day of October, 1977.
.. 7
r
L. R ck Beeler
Land Use Hearing Examiner
TRANSMITTED THIS llth day of October, 1977 by Affidavit of Mailing to the parties
of record:
Chuck Brengle
Richard Houghton
Paul Lumbert
Arthur Scholes
Malcolm Blom
Larry Clifton
Judy Stoleson
Spiro Rockas
Jerry Lawson
Francis Holman
R. L. & Sharon Skogman
James Ramseth
Gloria Ervin
Ray Hayes
Shara Hagerman
Paul Smith
Roy Pedersen
PP-059-77 Page Eight
E-060-77
TRANSMITTED THIS 12th day of October, 1977 to the following:
Mayor Charles J. Delaurenti j
Council President George J. Perry
Councilman Richard M. Stredicke
Warren C. Gonnason, Public Works Director
Gordon Y. Ericksen, Planning Director
Ron Nelson, Building Division
Gerard M. Shellan, City Attorney
Pursuant to Title IV, Section 3015 of the City's Code, request for reconsideration must
be filed in writing on or before October 26, 1977. Any aggrieved person feeling that
the decision of the Examiner is based on erroneous procedure, errors of law or fact,
error in judgment, or the discovery of new evidence which could not be reasonably
available at the prior hearing may make a written request for review by the Examiner
within fourteen (14) days from the date of the Examiner's decision. This request shall
set forth the specific errors relied upon by such appellant, and the Examiner may, after
review of the record, take further action as he deems proper.
An appeal to the City Council is governed by Title IV, Section 3016, which requires that
such appeal be filed with the City Clerk accompanying a filing fee of $25..00 and meeting
other specified requirements. Copies of this ordinance are available for inspection in
the City Clerk's office, first floor of city hall, of same may be purchased at cost in
said office.
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PRELIMINARY PLAT - EXCEPTION TO SUBDIVISION ORDINANCE:
DEVELOPMENT COORDINATORS INC., TIFFANY PARK DIVISION NO. 3; PRELIMINARY PLAT APPROVAL
FOR 125 LOT SINGLE FAMILY R TI-0JG SilBi)3VI TON, File No. PP-M-77, AND APPLICATIDN '
FOR EXCEPTION O SUBDIVISION ORbIN-ANCE TO ALLbW.'`, RNNES`1'EM LOTS W_1T IN PROP-ORD 125
COF fiIFFANY PARK[SIV.PTO Flle__No:_Y=06ci-7?properly lica"ted-T72 mire east o east
end of Puget Dr. S.E., just�nortii of Seattle's Cedar River Pipeline right-of-way.•
APPLICANT DEVELOPMENT COORDINATORS, INC. _TOTAL AREA 137 acres
PRINCIPAL ACCESS Index Ave. S.E. and Kirkland Ave'. S.E.
EXISTING ZONING G-7200
EXISTING USE Undeveloped
PROPOSED USE • Single Family Residential
. COMPREHENSIVE LAND USE PLAN Single Family •
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l' •
r. THE CITY OF RENTON
v 1► ,J
J \% - 4- 7
MUNICIPAL BUILDING 200 MILL AVE. SO. RENTON,WASH. 98055
0 _ ,n s �o CHARLES J. DELAURENTI,MAYOR • PARKS and RECREATION
13 4)0 ir Q GENE L. COULON -DIRECTOR
,P4-F0 SEPIt
M • E M 4
to: • Mr. L. Rick Beeler, Land Use Hearing Examiner
from: . Gene Coulon, Director of Parks and Recreation
•
date: August 18, 1977 .
subject:• Development Coordinators, Inc. FILE N . PP-059-77
Fr060-77
On Monday, August 15th, this department received from Mr. Don Monaghan of
the Engineering Division a copy of the storm drainage plan. for the above
referenced project. .
As proposed, this plan would utilize a portion of Tiffany Park for the
storage or retention of approximately 6,000 cubic feet of water above
ground on the area used for active and free play, including fastball,
soccer, football, etc. .
' This area is essential in the department's recreation program' in that it
is used by the neighborhood residents, and this use will increase with. the.
additional development. In addition, this.area is vital in the city's in-
tercity athletic activities during the spring, summer, fall and winter.
The condition of the soil is such that even in the summer months we must '
monitor the amount of sprinkling we do so as not to put the area.out of
use.
The 'Park Board has reviewed this plan and is _of the opinion that to use this
area as proposed, when a water problem presently exists, would be detrimental
to the neighborhood residents and the total city recreation program, in that
•
the field would be put out of service for activities over too long a period.
of time. The. board, therefore, has determined that they will ,not allow the
park area to be used as a retention pond and suggest that some Other method
to handle this Matter be devised.
R\
'4.N V��u
cc: Don .Monaghan .
RECEIVEDRECEIVED
CITY 'OF RENTON CITI( OF REM
HEIIRIN(i EXAMINERNER
HEARING EXAMINER
• OCT 41977. FTI `7..' �__ � __ AUG 1 81971
•
AM PM Al PM
7,819,IIh1I,I2.1,213,4.5,6
7,8,9,10,11,12,1,2,: .4.5,6 ITEM NO. P/ 0s-9- 7 7 -6 6aa77
III .
1
„ ,I
o
...
d.� 0 THE CITY OF RENTON
ra
`® MUNICIPAL BUILDING 200 MILL AVE. SO. RENTON. WASH. 98055
.,
CHARLES J. DELAURENTI • MAYOR • LAND USE HEARING EXAMINER
A L. RICK BEELER . 235- 2593
O,p4r4D SEP1E1�
August 19, 1977 .
TO: Warren Gonnason, Public Works Director
FROM: Rick Beeler, Hearing Examiner •
SUBJECT: August 18, 1977 Memorandum from the Director of
Parks and Recreation Regarding Tiffany Park No. 3
.Preliminary Plat
The input from the Park Board unfortunately came too late for
consideration during the public hearing on the preliminary
plat. However, my recommendation to the City Council appears
to include sufficient flexibility to resolve the aforesaid
concern of a retention pond in Tiffany Park park.
Recommendation No. 4 stated:
Final design of storm surface water drainage
• system which will incorporate as shallow and
safe retention ponds as are reasonable and
practical and approved by the Public Works
Department.
If the City Council concurs with my recommendations, the Public
Works Department will develop with the developer the storm water
drainage system. As a part of your calculations and deliberations
the Park Board' s decision could be respected by exploring other
alternatives to handling the storm water expected to reach the
park. The solution could then be integrated into the final plat.
•
Since the final plat will be reviewed in a. public hearing, .this
solution for storm drainage will beTeviewed for public comment.
RECEIVED
CITY OF RENTON
T • HEARING EXAMINER
4:1
,#44.2.--. .
L. ic7c Beeler AM PM
p ffee��'' y 121%415,6
LRB:mp
cc: Gene Coulon, Park Director
EXHIBIT : _/ 7/
ITEM NO. /4 a.57-9; 27 ,,,a_7
OY ilk,A
-
4 „ Am. o THE CITY OF RENTON
V �� MUNICIPAL BUILDING 200 MILL AVE SO. RENTON. WASH. 98055
0
CHARLES J. DELAURENTI I MAYOR • LAND USE HEARING EXAMINER
. L. RICK REELER . 235 • 2593
O,p4PfD SEP1t' �
September 1, 1977 •
ECE1VM
•
CITY OF RENTON
TO: Council President George J. Perry HEARING EXAMINER)U r 41977
FROM: L. Rick Beeler, Hearing Examiner AM PM
7l8I9II0r11o12i 112s314155c5
RE: Preliminary Plat of Tiffany Park
Division No. 3, File No. PP-059-77
•
Per the August 31, 1977 meeting of the Planning and Development
Committee, clarification is required regarding maintenance of the
three open space tracts contained in this plat. The record
indicates these tracts are to be dedicated to the•public for
public use and enjoyment. Storm water retention is featured in
two of the open space-tracts.
The record is silent on the issue of maintenance of these tracts
except for testimony• from the Public Works Director that the storm
water retention ponds can be maintained by the city one year after
their completion. Discussion and testimony did not- explore the
general maintenance of the entire tracts. Therefore, my conclusion
is that the issue of maintenance is open and subject to resolution
either during the Council's review of the preliminary plat or my
review of the final plat.
My recommendation would. be for the Council to use the opportunity
during review of 'this preliminary plat, to establish a policy
concerning open space tracts, proposed to be dedicated to the
public. Within this policy would be direction regarding maintenance.
• In future decisions of the Examiner and in staff reports, this
policy can be referenced and incorporated.
Also pertinent to this preliminary plat is the Park Board's •
decision in the attached memorandum of August 18, 1977 in
opposition to the proposed storm water retention pond in the
Tiffany Park park. Since this action occurred following closure
' of the public hearing and issuance of my decision, I referred the
matter to the Public Works Director in the attached memorandum of
August 19, ,1977. It is my opinion that this matter. can be
satisfactorily and legally resolved without another 'public hearing
pri.. to review of the final plat.
HI �, 7
• L. Rick Beeler } t` •1
Hearing Examiner
ITM NO. /
•
CITY COUNCIL
PLANNING .AND DEVELOPMENT COMMITTEE
COMMITTEE REPORT RECEIVED
CITY OF RENTON
S E P T E M B E R 12 , 1977 HEARING EXAMINER
OCT41977
AM PM
RE : CITY COUNCIL REFERRALS -'!8I9l!Oa1Ia12I1 2I3,4;5o6
( 1 ) GLENCOE DIVISION NO. 5 PRELIMINARY PLAT A
File No . PP-051-77 .
( 2 ) TIFFANY PARK DIVISION NO . 3 PRELIMINARY PLAT
File No . PP-059-77
The Planning and Development Committee has completed its review of the
above noted referrals and makes the following recommendations :
( 1 ) GLENCOE DIVISION NO . 5 PRELIMINARY PLAT
The Committee recommends that the Council concur in the recom-
mendation of the Land Use Hearing Examiner (approval with
conditions - note attached copy of recommendations ) .
( 2 ) TIFFANY PARK DIVISION NO. 3 PRELIMINARY PLAT
The Committee recommends that the Council concur in the recom-
mendations of. the Land Use Hearing Examiner (approval with condi -
tions ) with the following revisions to be included in the final
plat :
A. OPEN SPACE• AREAS
1 . Development of alternative. storm drainage retention
system in lieu of the proposal to use a portion of the
City of Renton ' s Tiffany Park .
2. Open space. areas are to be 'retained in private owner-
shi.p as common area to be maintained and Operated by a
homeowners ' association , or similar procedure , in lieu
of dedication to the City.
• . It is the opinion of the Planning and Development Com-
mittee that City acceptance by public dedication of
hillside and greenbelt areas , as proposed , could create
a maintenance and operation problem , as well as potential
public liability. It is the feeling of the Committee
that these areas , including storm water retention facili -
ties , should . be held in private ownership as part of a
total plat development .
EXHIBIT NO. /6
ITEM NO. %P- 0-5-9- 77 -. w -77
J
10
COUNCIL PLANNING AND DEVELOPMENT COMMITTEE
MMITTEE REPORT
• JEPTEMBER 12 , 1977
PAGE TWO
The Committee further recommends that this approach
be established by the Council as City policy in dealing
• with future plats . It should be noted that this method
has been used successfully in the past in Rolling Hills
and Victoria Park to set aside greenbelts and common .
open space areas .
The Committee feels the. alternative to setting aside
•
these areas , as recommended , would be the dedication
for public purpose of usable land area suitable for
park and recreational activities .
George Perry , Chairman
.".. 00•41>a>1. %*leLA-•-%-.; CL
BaC..b ra_ Shinpoch
' • , ( ..i••:" 1(1'i et•C
R• Stredicke
. ... n o THE CITY OF RENTON
of 7 MUNICIPAL BUILDING 200 MILL AVE. SO. RENTON,WASH.98055
CHARLES J. DELAURENTI , MAYOR • PARKS and RECREATION
GENE L. COULON - DIRECTOR
044'0 SEPO
MEMORANDUM
•
September 30, 1977
TO: L. Rick Beeler, Land Use Hearing Examiner
FROM: Gene Coulon, Director of Parks and Recreation
SUBJECT: Development Coordinators, Inc. FILE NO. PP-059-77
• E-060-77
Please refer to my communication of August 18, 1977 on the above •
referenced project.
This is to notify you that the Park Board now approves the revised
plan for drainage within Tiffany Park since it eliminates the use
of the park for above ground .storage or retention of water.
I have attached a memo from the Director of Public Works relating to
this matter.
(0
y..4 .Q.kt @ u,(I).-v\
•
GC:sn
Attach.
RECEIVED RECEIVED
CITY OF RENTON CITY OF RENTON
HEARING EXAMINER HEARING EXAMINER
OCT 41977 SEP 3 01971
AM pry AM PM
7i8I9ri01111121 a2i3o�i,5r� 718,9iI0,11,121112,3.44.6
EXHIBIT NO. /7 •
ITEM NO. /0_ D•s'P 27 E_ 77
INTEROFFICE CORRESPONDENCE
September 27, 1977
Date
TO: Gene Coulon
FROM: Warren Gonnason
SUBJECT: Tiffany Park No. 3
The Public Works Department has, as you know, been working with the developer
to come up with .a plan for a drainage system through the park.
We have agreed on a route for the storm running through the park just north
of the Rec Bldg. and through the low spot at the group of trees. A catch
basin will be set at the low point in the tree area to collect the surface
run-off. This will provide a benefit to the City as well as the developer.
e24(-0441"841'-e—'
RCH:pmp
INTEROFFICE MEMO
Date September 15, 1977
TO: Rick Beeler, Land Use Hearing Examiner
FROM: Del Mead, City Clerk
SUBJECT: Tiffany Park No. 3, Preliminary Plat
•
Forwarded herewith are exerpt of City Council minutes of 9/12/77
which confirm our conversation of Council direction and recommenda-
tions regarding the above-referenced preliminary plat. Committee
report is enclosed for your information. If you have any further
questions regarding the subject as it appeared on the Council agenda,
do not hesitate to contact this office.
•
RECEIVED CITY
CI
CITY OF RENTON HEARINGRENTON EXAMINER
HEARING EXAMINER SEP 1 6 1977
_- : 1977 AM PM
PM '7,6,9,10,11,12,1,21 3,4,:5,6
,/,819,I0,1l,I2,I,2 3,4,5►6
a
ITEM NO. Pr 27,
o
Renton City Council
9/12/77 Page 3
Correspondence and C urrent Business - 'Continued
King County Letter from the Board of-Public Works Director Gonnason reported
Latecomer' s completion of review;;of. 6/13/77 Council referral regarding request
Agreement by King County for latecomer' s agreement. The letter recommended
execution of Agreement and Conveyance Re Water Mains and Appurtenances
which provides for a 15-year. 'latecomer' s agreement for the 16-inch
watermain along Monroe Ave. N.E. and the 12-inch watermain running
parallel to the north property line of the King County consolidated
office and shop facility., , MOVED BY CLYMER, SECOND SHINPOCH, COUNCIL
CONCUR IN RECOMMENDATION AND AUTHORIZE MAYOR AND CITY CLERK TO EXECUTE
AGREEMENT. MOTION CARRIED.
Clearview TV Letter from Deputy Director of Public WOrks forwarded recommendation
Cable from Jim Hurd, Director of the Office of Cable Communications
Rate Increase for rate increase on behalf of. Clearview TV Cable Company. The
letter explained the request by Clearview TV Cable Co. would be in
line with the rates being charged by Teleprompter TV Cable Co. within
the City since 1976. The letter reported Public Works Department
concurrence in Mr. Hurd' s recommendation that the rate increase
be approved by the Council . • Upon inquiry, Deputy Public Works Direc-
tor Bennett noted public hearings were not necessary for rate increase
if justified, that the -new ordinance does provide for increases;
however, public hearing could be held by Council or in conjunction
with other TV Cable Companies by the City of Seattle. MOVED BY _ ., .
STREDICKE, SECOND THORPE,‘ COUNCIL REFER LETTER TO THE WAYS AND MEANS
COMMITTEE ' TO HOLD FOR 'TWO WEEKS. CARRIED.
Valley Medic I Letter from Valley General Hospital , Asst. Administrator Dennis Popp,
forwarded copy of revised agreement between members Of the Valley
Medic I Provider Group asking that Council approve the City Fire
Department' s involvement in the program. The agreement includes
the Public Hospital District #1 (Valley General ) , Cities of Kent",
Renton and Tukwila, King County Fire Protection Districts No. 20,
No. 25 and No. 40. MOVED BY STREDICKE, SECOND SHINPOCH, COUNCIL
REFER THE MATTER TO THE PUBLIC SERVICES COMMITTEE FOR REVIEW AND
REPORT BACK. CARRIED.
Fall Burning Letter from Fire Department Inspector, E. Wooton, Jr. , requested on
Time Period Set 'behalf of the Fire Prevention Bureau that October 17 to November 21 ,
10/17 to 11/21/77 1977, be set aside for citizens to burn leaves and natural residues
of fall as provided in City Code 7-909E. MOVED BY CLYMER, SECOND
SHINPOCH, COUNCIL CONCUR IN REQUEST OF FIRE DEPARTMENT. CARRIED.
Council Salary ' Letter from former City Councilman Dante Poli , 420 S.W. Langston Rd. ,
Increase urged Council members to- deny $100-a-month salary increase for new •
Council members, and expressed the belief this is inflationary period,
the Council positions are part-time community service and no reason
for salaries to keep up with "cost of living" increases . The
letter. also noted Council members went without salary increases for
92 years during the 1960' s and asked' Council to consider service to
the public above own interests. MOVED BY STREDICKE, SECOND THORPE,
COUNCILiREFER":LETTER-' TO/THE COMMITTEE OF THE WHOLE TO DISCUSS AT
BUDGET TIME.. CARRIED. •
OLD BUSINESS BY CIJNCIL
Planning. & ' Planning and Development Committee Chairman• Perry submitted committee
Development report_re Glencoe #5 Preliminary Plat, concurring in recommendation _of.,..-_..;..
Committee Report the. Hearing Examiner (approval with conditions) . MOVED-BY -STREDICKE,
Glencoe No. .5 SECOND THORPE, COUNCIL CONCUR IN RECOMMENDATION AND REFER TO THE
Preliminary Plat WAYS AND MEANS COMMITTEE. CARRIED. (PP-051077)
Tiffany Park No. The Planning and Development, Committee report re Tiffany Park
Preliminary Plat concurred in recommendations__of _the Land Use Hearing Examiner .(approvai, L._.
PP-059-77 ' with conditions) with following revisions to be included in the
final plat: OPEN SPACE AREAS (1 ) Development of alternative storm •
drainacle retention system in lieu of proposal to use portion of
Tiffany Park; (2) Open space -areas are to be retained in private '
ownership as common area to be maintained and operated by a homeowner' s
association, or similar procedure, in lieu of dedication to the City.
The report explained committee opinion that public dedication could
yreate maintenance and operation problem, as well as public liability.
Renton City Council
9/12/77 Page 4
Old Business - Continued - (Planning and Development Committee Report)
Tiffany Park The report stated it was Committee' s feeling that green belt and storm
PP 059-77 water retention facilities should be held in private ownership as
Continued part of a total plat development, and recommended this approach be
established by the Council as City policy in dealing with future
plats (method used successfully in Rolling Hills and Victoria Park) .
The report stated alternative would, be the dedication for public
purpose of usable land area suitable for park and recreational
activities. September T, letter of Hearing Examiner Beeler was
read which recommended establishment of policy by Council concerning
open space tracts proposed to be dedicated to the public regarding
maintenance; policy to be incorporated in future decisions of the
Examiner and in staff reports. The Examiner' s letter also enclosed
Park Board's memorandum of 8/18/77 opposing the proposed storm water
retention pond in Tiffany Park; noting receipt of information after
close of public hearing, consequent referral to the Public Works
Director and opinion that this matter can be satisfactorily resolved
without another public hearing prior to review of the final plat.
Moved by Stredicke, Second Thorpe, Council concur in committee
recommendations relative to conditions of Tiffany Park No. 3.
Persons Present Persons Present making inquiries : Chuck Brengle, Development Coordi-
nators, 13837 N.E. 8th, Bellevue, explained proposed trail and open
space plans, noting developer had donated Tiffany Park to the City;
noting lack of time to review committee recommendations. City
Attorney Shellan recommended. referral back to Hearing Examiner for
citizen testimony under oath and time for develope'rz..,to review new items.
Francis Holman, 1624 Ferndale S.E. ,' Was concerned with access and
traffic from Cascade using area and asked for better city control
and more responsibility_ to developer and contractor for order.
Malcolm Blom, 2624 S.E. 16th, noted frightening situation with heavy
traffic especially during ball games , weekends and evenings with cars ..,_.
at rate of one every 45 seconds. Ray Hayes, 1642 Index S.E. , reported
traffic on Index Ave. now excessive and' objected to additional traf-
fic as hazardous; also objecting to •inadequate drainage.
SUBSTITUTE MOTION BY CLYMER, SECOND THORPE, COUNCIL REFER THE PRE-
LIMINARY PLAT FOR TIFFANY PARK NO. 3 BACK TO THE HEARING EXAMINER
WITH COUNCIL'S RECOMMENDATION TO REOPEN THE PUBLIC. HEARING WITH
EVENING MEETING. ;,The Clerk_was_asked to„_forward summaries to Exami_ner..__:
City Attorney Shellan explained need for hearing before the Examiner
for consideration of. traffic count and proper testimony. MOVED,
BY CLYMER, SECOND THORPE, ADD TO MOTION THAT THE ADMINISTRATION
ORDER TRAFFIC COUNT CONDUCTED FOR OFFICIAL INFORMATION. CARRIED..
Ways and Means Ways and Means Committee Chairman Clymer announced committee
Committee Report concurrence in the •Mayor's reappointment of Kenneth Swan'igan to
Board of Position No. 6 on the Renton 'Board of Adjustment, four-year term
Adjustment effective to 9/6/81 .. MOVED BY SHINPOCH, SECOND THORPE, COUNCIL
Appointments CONCUR IN COMMITTEE RECOMMENDATION TO REAPPOINTMENT. CARRIED.
K. Swanigan - Ways and Means Committee Chairman Clymer announced committee
G. Holman concurrence in the Mayor's appointment of Gerald Holman, 2204 NE' 8th •
St. , to Position No: 5 on the Board of Adjustment replacing Maurice
Bauer, effective to .9/6/81 . ..MOVED BY SHINPOCH, SECOND THORPE, .
COUNCIL CONCUR IN COMMITTEE RECOMMENDATION- FOR APPOINTMENT. CARRIED'.
Planning Ways and. Means Committee Chairman ,Clymer announced committee
Commission concurrence 'in the Mayor's appointment of Barbara Schellert, 3506 .
Appointment - Park N. , to the Renton Planning Commission effective through
B. Schellert Akers , resigned) . MOVED BY
MOVED/BY SHINPOCH, SECOND THROPE, COUNCIL CONCUR IN COMMITTEE
RECOMMENDATION FOR APPOINTMENT. CARRIED.
Parking Lot Councilman Clymer inquired regarding construction of tri-plex on
lot formerly used as, J.C. Penney employee parking lot, and was
informed by Planning Director Ericksen that the lot had been owned
by John Swanson as a part of Chevrolet agency, now sold and build-
ing meeting city regulations; later agreeing that City ordinance does.
requires parking, for employees of large businesses .
,f; -
CITY COUNCIL
PLANNING AND DEVELOPMENT COMMITTEE
COMMITTEE REPORT
SEPTEMBER 12 , 1977
RE : CITY COUNCIL REFERRALS
( 1 ). GLENCOE DIVISION NO . 5 PRELIMINARY PLAT
File No . PP-051-77
( 2 ) TIFFANY PARK DIVISION NO. 3 PRELIMINARY PLAT
File No . PP-059-77
The Planning and Development Committee has completed its review of the
above noted referrals and makes the following recommendations :
( 1 ) GLENCOE DIVISION NO . 5 PRELIMINARY PLAT
The Committee recommends that the Council concur in the recom-
mendation of the Land Use Hearing Examiner (approval with
conditions - note attached copy of recommendations ) .
(2 ) TIFFANY PARK DIVISION NO. 3 PRELIMINARY PLAT
The Committee recommends that the Council concur in the recom-
mendations of the Land Use Hearing Examiner (approval with condi - __.
tions ) with the following revisions to be included in the final
plat :
A. OPEN SPACE AREAS
1 . Development of alternative storm drainage retention
system in lieu of the proposal to use a portion of the
City of Renton ' s Tiffany Park. >j
2 . Open space areas are to be retained in private owner-
ship as common area to be maintained and operated by a
homeowners ' association , or similar procedure , in lieu
of dedication to the. City .
It is the opinion of the Planning and Development Com-
mittee that City acceptance by public dedication of
hillside and greenbelt areas , as proposed., could create
a maintenance and operation problem , as well as potential
public, liability.. It is the feeling of the Committee
that these- areas , including/storm water retention facili -
ties , should be held in private ownership as part of a
total plat development .
CITY COUNCIL PLANNING AND DEVELOPMENT COMMITTEE
COMMITTEE REPORT
SEPTEMBER 12 , 1977
PAGE TWO
The . Committee further recommends that this approach
be established by the Council as. City policy in dealing
with future plats .: It should be noted that this method
has been used successfully in the past in Rolling Hills
and Victoria Park to set aside greenbelts and common
' open space areas .
The Committee feels the alternative to setting aside
these areas , as recommended , would be the dedication
for public purpose of usable land area suitable for
park and recreational activities . -
Gtor-g/e Perry , Chairman I.
I keVam- o ,.
Ba_nhkra Shinpoch
it
R�' Stredicke
•
DECLARATION OF COVENANTS, CONDITIONS AND RESTRICTIONS
THIS DECLARATION, made on the date hereinafter set forth by PARK WOOD
HOMES INC., a Washington corporation, hereinafter referred to as "Declarant".
WITNESSETH:
bZxN7oti
WHEREAS, Declarant is the owner of certain property in Re4etid, County of
King, State of Washington, which is more particularly described as:
PARKWOOD,as recorded in Volume of Plats, pages
through , records of King County, Washing ont .
NOW, THEREFORE, Declarant hereby declares that all of the properties
described above shall . be held, sold, and conveyed subject to the following
easements, restrictions, covenants, and conditions, which are for the purpose of
protecting the value and desirability of, and which shall run with, the real property
and be binding on all parties having any right, title or interest in the described
properties or any part thereof, their heirs, successors, and assigns, and shall inure
to the benefit of each owner thereof.
ARTICLE I
DEFINITIONS
Section 1. "Association" shall mean and refer to PARKWOOD HOMEOWNERS
ASSOCIATION, INC., a Washington corporation, its successors and assigns.
Section 2. "Owner" shall mean and refer to the record owner, whether one or
more persons or entities, of a fee simple title to any Lot which is a part of the
Properties, including contract sellers, but excluding those having such interest
merley as security for the performance of an obligation.
Section 3. "Properties" shall mean and refer to that certain real property
hereinbefore described, and such additions thereto as may hereafter be brought
within the jurisdiction of the Association.
Section 4. "Common Area" shall mean all real property (including
improvements thereto) owned by the Association for the common use and
enjoyment of the owners. The Common Area to be owned by the Association at the
time of the conveyance of the first lot is described as follows:
Tract A of PARKWOOD, as recorded in Volume of•'Plats, pages
through , records of King County, Washington.
RECEIVED :
CITY OF RENTON h �,
HEARING EXAMINER H MIT',
OCT 419:77.. _ . . - . _ _
AM No
7,Ra9al0oilai2al 12a3,415,6
4
Section 5. "Lot" shall mean and refer to any plot of land shown upon any
recorded subdivision map of the Properties with the exception of the Common
Area.
Section 6. "Declarant" shall mean and refer to PARK WOOD HOMES, INC., a
Washington corporation, its successors and assigns if such successors or assigns
should acquire more than one undeveloped Lot from the Declarant for the purpose
of development.
ARTICLE II
PROPERTY RIGHTS •
Section 1. Owners' Easements of Enjoyment. Every owner shall have a right
and easement of enjoyment in and to the Common Area which shall be appurtenant
to and shall pass with the title to every Lot, subject to the following provisions:
(a) The right of the Association to charge reasonable admission and
other fees for the use of any recreational facility situated upon the Common
• Area;
(b) The right of the Association to suspend voting rights and right to use
of the Common Area by an owner for any period during which any assessment
against his Lot remains unpaid; and for a period not to exceed sixty (60) days
for any infraction of its published rules and regulations;
• (c) The right of the Association to dedicate or transfer all or any part of
the Common Area to any public agency, authority, or utility for such purposes
and subject to such conditions as may be agreed to by the members. No such
dedication or transfer shall be effective unless an instrument agreeing to such
dedication or transfer signed by two-thirds (2/3) of each class of members has
been recorded.
Section 2. Delegation of Use. Any owner may delegate, in accordance with
the Bylaws, his right of enjoyment to the Common Area and facilities to the
members of his family, his tenants, or contract purchasers who reside on the
property. . .
ARTICLE III
MEMBERSHIP AND VOTING RIGHTS
Section 1. Every owner of a lot which is subject to assessment shall be a
member• of the Association. Membership shall be appurtenant to and may not be
-2-
separated from ownership of any Lot which is subject to assessment.
Section 2. The Association shall have two (2) classes of voting membership:
Class A. Class A members shall be all Owners, with the exception of
the Declarant, and shall be entitled to one (1) vote for each Lot owned. When
more than one (1) person holds an interest in any Lot, all such persons shall be
members. The vote for such Lot shall be exercised as they determine, but in
no event shall more than one (1) vote be cast with respect to any Lot.
Class B. The Class B member(s) shall be the Declarant and shall be
entitled to three (3) votes for each Lot owned. The Class B membership shall
cease and be converted to Class A membership on the happening of either of
the following events, whichever occurs earlier:
(a) When the total votes outstanding in the Class A membership equal
the total votes outstanding in the Class B membership, or
(b) On December 31, 1978.
ARTICLE IV R
COVENANT FOR MAINTENANCE ASSESSMENTS
Section 1. Creation of the Lien and Personal Obligation of Assessments. The
Declarant, for each Lot owned within the Properties, hereby covenants, and each
Owner of any Lot by acceptance of a deed therefor, whether or not it shall be so
expressed in such deed, is deemed to covenant and agree to pay to the Association:
(1) annual assessments or charges, and (2) special assessments for capital
improvements, such assessments to be established and collected as hereinafter
provided. The annual and special assessments, together with interest, costs and •
reasonable attorney's fees, shall be a charge on the land and shall be a continuing
lien upon the property against which each such assessment is made. Each such
assessment, together with interest, costs, and reasonable attorney's fees, shall also
be the personal obligation of the person who was the Owner of such property at the
time when the assessment fell due. The personal obligation for delinquent
assessments shall not pass to his successors in title unless expressly assumed by
them.
Section 2. Purpose of Assessments. The assessments levied by the
Association shall be used exclusively to promote the recreation, health, safety, and
-3-
welfare of the residents in the Properties and for the improvement and
maintenance of the Common Area.
Section 3. Maximum Annual Assessment. Until January 1 of the year
immediately following the conveyance of the first Lot to an Owner, the maximum
annual assessment shall be Twelve dollars ($12.00) per Lot.
(a) From and after January 1 of the year immediately following the
conveyance of the first Lot to an Owner, the maximum annual assessment
may be increased each year not more than five percent (5%) above the
maximum assessment for the previous year without a vote of the membership.
(b) From. and after January 1 of the year immediately following the
conveyance of the first Lot to an Owner, the maximum annual assessment
may be increased above five percent (5%) by a vote of two-thirds (2/3) of
each class of members who are voting in person'or by proxy, at a meeting
called for this purpose.
(c) The Board of Directors may fix the annual assessment at an amount
not in excess of the maximum.
Section 4. Special Assessments for Capital Improvements. In addition to the
annual assessments authorized above, the Association may levy, in any assessment
year after the calendar year 1980, a special assessment'applicable to that year only
for the purpose of defraying, in whole or in part, the cost of any construction,
reconstruction, repair or replacement of a capital improvement upon the Common
Area, including fixtures and personal property related thereto, provided that any
such assessment shall have the assent of two-thirds (2/3) of the votes of each class
of members who are voting in person or by proxy at a meeting duly called for this
purpose.
Section 5. Notice and Quorum for Any Action Authorized Under Sections 3
and 4. Written notice of any meeting called for the purpose of taking any action
authorized under Section 3 or 4 shall be sent to all members, not less than thirty
(30) days nor more than sixty (60) days in advance of the meeting. At the first such
meeting called, the, presence of members or of proxies entitled to cast sixty ,
percent (60%) of all the votes of each class of membership shall constitute. a
quorum. If the required quorum is not present, another meeting may be called
-4- .
subject to the same notice requirement, and the required quorum at the subsequent
meeting shall be one-half (1/2) of the required quorum at the preceding meeting.
No such subsequent meeting shall be held more than sixty (60) days following the
preceding meeting.
Section 6. Uniform Rate of Assessment. Both annual and special assessments
must be fixed at a uniform rate for all Lots and may be collected on a monthly
basis.
Section 7. Date of Commencement of Annual Assessments; Due Dates. The
annual assessments provided for herein shall commence as to all Lots on the first
day of the month following the conveyance of the Common Area. The first annual
assessment shall be adjusted according to the number of months remaining in the
calendar year. The Board of Directors shall fix the amount of the annual
assessment against each Lot at least thirty (30) days in advance of each annual
assessment period. Written notice of the annual assessment shall be sent to every
• Owner subject thereto. The due dates shall be established by the Board of
Directors. The Association shall, upon demand, and for a reasonable charge,
' furnish a certificate signed by an officer of the Association setting forth whether
the assessments on a specified Lot have been paid. A properly executed certificate
of the Association as to the status of assessments on a lot is binding upon the
• Association as of the date of its issuance.
Section 8. Effect of Nonpayment of Assessments; Remedies of the
Association. Any assessment not paid within thirty (30) days after the due date
shall bear interest from the due date at the rate of six percent (6%) per annum.
The Association may bring an action at law against the Owner personally obligated
to pay the same, or foreclose the lien against the property. No owner may waive or
otherwise escape liability for the assessments provided for herein by non-use of the
Common Area or abandonment of his Lot.
Section 9. Subordination of the Lien to Mortgages. The lien of the
assessments provided for herein shall be subordinate to the lien of any first
mortgage. Sale or, transfer of any Lot shall not affect the assessment lien.
However, the sale or transfer of any Lot pursuant to mortgage foreclosure or any
proceeding in lieu thereof, shall extinguish the lien of such assessments as to
-5-
•
payments which became due prior to such sale or transfer. No sale or transfer shall
relieve such Lot from liability for any assessments thereafter becoming due or
from the lien thereof.
ARTICLE V
GENERAL PROTECTIVE COVENANTS
Section 1. Residential Character of Property. The term "residential lot" as
used herein, means all of the lots now or hereafter platted on the existing property
with the exception of the common properties. No structures or buildings of any
kind shall be erected, altered, placed or permitted to remain on any residential lot
other than one single-family dwelling for single-family occupancy only, not to
exceed two stories in height, with a private garage or ,carport for not more than
three (3) standard size passenger automobiles.
Section 2. Business and Commercial Use of Property Prohibited. No trade,
craft, business, profession, commercial or activity of any kind shall be conducted or
carried upon upon any residential lot, or within any building located on a residential
lot, nor shall any goods, equipment, vehicles (including buses, trucks and trailers of
any description) or materials or uspplied used in connection with any trade, service,
or business, wherever the same may be conducted, or any vehicles in excess of
6,000 pounds gross weight (including buses, trucks, and trailers of any description)
used for private purposes, be kept, parked, stored, dismantled or repaired outside of
any residential lot or on any street within the property nor shall anything be done
on any residential lot which may be or may become an annoyance or nuisance to the
neighborhood.
No lot or tract shall be used as a dump for trash or rubbish of any kind. All
garbage and other waste shall be kept in appropriate sanitary containers for proper
disposal. Yard rakings, such as rocks, lawn and shrubbery clippings, and dirt and
other material resulting from landscaping work shall not be dumped into public
streets or ditches. The removal and disposal of all such materials shall be the sole
responsibility of the individual lot owner. Should any individual lot owner or
contract pruchaser fail to remove any such trash, rubbish, garbage, yard rakings
and other such materials from his property or the street and ditches adjacent
thereto, within ten (10) days following the date on which notice is mailed to him by
-6-
Association informing him of such violation, then the Association may have said
trash removed and charge the expense of removal to said lot owner or purchaser.
Any such charge shall become a continuing lien on the property, which shall bind
the property in the hands of the then owner and his successors in interest. Such
charge shall also be a personal obligation of the one who is the owner of the lot
involved on the date of removal.
No owner of any residential lot shall permit any vehicle owned by him •or by
any member of his family or by an acquaintenance, and which is in an. extreme
state of disrepair, to be abandoned or to remain parked upon any street or lot
within the existing property for a period in excess of forty-eight (48) hours. Should
any such owner or contract purchaser fail to remove such vehicle within two (2)
days following the date on which notice is mailed to him by the Association
informing him of a violation of this provision, the Association may have such
vehicle removed and charge the expense of removal to said owner or purchaser in
• accordance with the provisions of the immediately preceding paragraph. A vehicle
shall be deemed to be in an extreme state of disrepair when in the opinion of the
Directors of the Association, its presence offends the reasonable sensibilities of the
occupants of the neighborhood.
Section 3. Residential Use of Temporary Structures Prohibited. No trailer,
basement, tent, shack, garage, barn or other outbuildings or any structure of a
temporary character erected or placed on the property shall at any time be used as
a residence temporarily or permanently.
Section 4. Easements. There are hereby specifically reserved for the benefit
of the Association, the Developer, any applicable utility company, the lot owners in
common, and each lot owner severally, as their respective interests shall obtain,
the easements, reciprocal negative easements, secondary easements, and rights of
way, as are specifically identified hereinafter.
(a) Utility Easements. On each lot an easement is reserved under, over
and upon five (5) foot strips of land adjacent to front, rear and side boundary
lines for utility installation and maintenance, including but not limited to,
power, telephone, water, sewer, drainage, gas, etc., together with the right to
enter upon the lots at all times for said purposes. Additional utility
easements are reserved as shown on the recorded plat and others as required
will also be regarded as necessary easements required by governmental
subdivisions; and
(b) Easement for Roof Overhang and Repair and Maintenance of Walls
Contiguous To Side Boundary Lines. Where a dwelling has been constructed
within five (5) feet of the common boundary line between adjoining lots, there
is specifically reserved, upon the adjoining lot which faces the exterior wall
of such dwelling as the servient tenement, for the benefit of the adjoining lot
on which such dwelling is located and the owner thereof as dominant
tenement, an easement over, under, upon and through such servient tenement
for roof overhang and at reasonable places, for the performance of such work
during daylight hours as may be necessary or advisable in connection with the
maintenance, repair, or restoration of the dwellin_gof which it is a part, and
• an easement for inegress and egress to perform such work.
(c) There is reserved to the Developer, and to the Association, their
agents and servants, an easement in gross over each and every lot in the
subdivision (all of which lots shall constitute the servient tenement) for entry
and access at reasonable times and places for maintenance of common areas
and decorative screening and for the performance generally of their rights
and duties as provided in this declaration.
Section 5. Date for Completion of Construction. Any dwelling or structure
erected or placed on any residential lot shall be completed as to external
appearance, including finished painting, within eight (8) months from date of
commencement of construction and, shall be connected to the public sewer system.
Section 6. Animals. No animal, livestock, or poultry of any kind shall be
raised, bred, or kept on any lot, except that cats, dogs, birds or other household
pets may be kept if they are not kept, bred, or, maintained for any commercial
purpose, and that they shall not be kept in numbers or under conditions reasonably
objectionable in a residential community.
Section 7. Signs. No signs shall be erected or maintained on any residential
lot in the tract, except that no more than one approved FOR SALE or FOR RENT
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v ,
sign placed by the owner or builder or by a licensed real estate broker, not
exceeding eighteen (18) inches high and twenty-four (24) inches long, may be
displayed in any lot.
Section 8. Mortgages Protected. Nothing herein contained shall impair or
defeat the lien of any mortgage or deed of trust now or hereafter recorded
covering any lot or lots, but title to any property obtained as a result of foreclosure
shall thereafter be held subject to all of the provisions herein.
ARTICLE VI
GENERAL PROVISIONS
Section 1 Enforcement. The Association, or any Owner, shall have the right
to enforce, by any proceeding at law or in equity, all restrictions, covenants,
conditions, reservations, liens and charges now or hereafter imposed by the
provisions of this Declaration. Failure by the Association or by any Owner to
enforce any covenant or restriction herein contained shall in no event be deemed a
• waiver of the right to do so thereafter.
Section 2. Severability. Invalidation of any one of these covenants or
restrictions by judgment or court order shall in'no wise affect any other provisions
which shall remain in full force and effect.
Section 3. Amendment. The covenants and restrictions of this Declaration
shall run with and bind the land, for a term of twenty (20) years from the date this
Declaration is recorded, after which time they shall be automatically extended for
successive periods of ten (10) years. This Declaration may be amended during the
first twenty (20) year period by an instrument signed by not less than ninety
percent (90%) of the Lot Owners, and thereafter by an instrument signed by not
less than seventy-five percent (75%) of the Lot Owners. Any Amendments shall ,
take effect when they have been recorded with the Auditor of King County.
Section 4. Annexation. Additional residential property and Common Area •
may be annexed to the Properties with the consent of two-thirds (2/3) of each class
of members.
Section 5. FHA/VA Approval. As long as there is a Class B membership, the
following actions will require the prior approval of 'the Federal Housing,
Administration or the Veterans Administration: Annexation of additional
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•
properties, dedication of Common Area, and amendment of this Declaration of
Covenants, Conditions and Restrictions.
IN WITNESS WHEREOF, the undersigned, being the Declarant herein, has
hereunto set its hand and seal this day of June, 1977.
PARKWOOD HOMES, INC.
John Nord
Its President •
ATTEST: .
Its Secretary
STATE OF WASHINGTON )
) ss •
COUNTY OF KING )
• ON this day of June, 1977, before me, the undersigned Notary Public,
personally appeared JOHN NORD and , to me known to
be the President and Secretary, respectively, of PARKWOOD HOMES, INC., a
Washington corporation, the Corporation that executed the 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 they were authorized to execute the said instrument, and that the seal affixed
is the corporate seal of said Corporation.
WITNESS my hand and official seal hereto affixed the day and year first
above written. •
NOTARY PUBLIC in and for the State
of Washington residing at
•
•
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ARTICLES OF INCORPORATION
OF
PARKWOOD HOMEOWNERS ASSOCIATION, INC.
In compliance with the requirements of Title 24, Revised Code of Washington,
the undersigned, all of whom are residents of the State of Washington and all of
whom are of full age, have this day voluntarily associated themselves together for
the purpose of forming a corporation not for profit, and do hereby certify:
ARTICLE I
The name of the Corporation is PARKWOOD HOMEOWNERS ASSOCIATION,
INC., hereinafter called the "Association".
ARTICLE II
The principal office of the Association is located-at 7850 159th'Place N.E., • J
Redmond, Washington 98052.
ARTICLE III
Leon L. Wolfstone, whose address is 1117 Norton Building, Seattle, Washington
98104, is hereby appointed the initial registered agent of this Association.
ARTICLE IV
PURPOSE AND POWERS OF THE ASSOCIATION
This Association does not contemplate pecuniary gain or profit to the
members thereof, and the specific purposes for which it is formed are to provide .
for maintenance and preservation of the Common Area within that certain tract of
property described as:
Parkwood, as recorded in Volume of Plats, page through -
, records of King County, Washing not ,
and to promote the health, safety and welfare of the residents within the above-
described property and any additions thereto as may hereafter be brought within
the jurisdiction of this Association for this purpose to:
(a) Exercise all of the powers and privileges and to perform all of the
duties and obligations of the Association as set ..forth in that certain
Declaration of Covenants, Conditions and Restrictions, hereinafter called the
"Declaration", applicable to the property and recorded or to be recorded in
the office of the King County Auditor, and as the same may be amended from
• time to time as therein provided, said Declaration being incorporated as if set
forth at length;
(b) Fix, levy, collect and enforce payment by any lawful means, all
charges or assessments pursuant to the terms of the Declaration; to pay all
expenses in connection therewith and all office and other expenses incident to
the conduct of the business of the Association, including all licenses, taxes or
governmental charges levied or imposed against the property. of 'the
Association; :
(c) Acquire,(by gift, purchase or otherwise), own, hold, improve, build
upon, operate, maintain, convey, sell, lease, transfer, dedicate for public use
or otherwise dispose of real or personal property in connection with the
affairs of the Association;
(d) Borrow money, and with the assent of two-thirds (2/3) of each class
of members mortgage, pledge, deed in trust, or hypothecate any or all of its
real or personal property as security for money borrowed or debts incurred;
(e) Have and to exercise any and all powers,, rights"and privileges which
a corporation organized under the Non-Profit Corporation Law of the State of
Washington by law may now or hereafter have or exercise.
ARTICLE V
MEMBERSHIP
Every person or entity who is a record owner of a fee or undivided fee
interest in any Lot which is subject by covenants of record to assessment by the
Association, including contract sellers, shall be a member of the Association. The
foregoing is not intended to include persons or entities who hold an interest merely •
as security for the performance of an obligation. Membership shall be appurtenant
to and may not be separated from ownership of any Lot which is subject to
assessment by the Association.
ARTICLE VI ' . •
VOTING RIGHTS
The Association shall have two (2) classes of voting membership:
Class A
Class A members shall be all Owners, with the exception of the Declarant,
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and shall be entitled to one (1) vote for each Lot owned. When more than one
person holds an interest in any Lot, all such persons shall be members. The vote for
such Lot shall be exercised as they determine, but in no event shall more than one
(1) vote be cast with respect to any Lot.
Class B
The Class B member(s) shall be the Declarant (as defined in the Declaration)
and shall be entitled to three (3) votes for each Lot owned. The Class B
membership shall cease and be converted to Class A membership on the happening
of either of the following events, whichever occurs earlier: •
(a) W hen.the total votes outstanding in the Class A membership equal
the total votes outstanding in the Class B membership; or
(b) On December.31, 1978.
ARTICLE VII •
BOARD OF DIRECTORS
• The affairs of this Association shall be managed by a Board of not less than
three (3) nor more than nine (9) Directors, who need not be members of the
Association. The number of Directors may be changed by, amendment of the
Bylaws of the Association. The names and addresses of the persons who are to act
in the capacity of Directors until the selection of their successors are:
JOHN NORD ROBERT WALKER •
7850 159th Place N.E. 7850 159th Place N.E.
Redmond, Washington 98052 Redmond Washington 98052
LEON L. WOLFSTONE •
1117 Norton Building •
Seattle, Washington 98104
At the first annual meeting, the members shall elect three (3) Directors for a
term of one {1) year, three (3) Directors for a term of two (2) years, and three (3)
Directors for a term of three (3) years; and at each annual meeting thereafter, the
members shall elect three (3) Directors for a term of three (3) years.
ARTICLE VIII
DISSOLUTION
The Association may be dissolved with the assent given in writing and signed
by not less than two-thirds (2/3) of each class of members. 'Upon dissolution of the
Association, other than incident to a merger or consolidation, the assets of the
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Association shall be dedicated to an appropriate public agency to be used for
purposes similar to those for which this Association was created. In the event that
such dedication is refused acceptance, such assets shall be granted, conveyed and
assigned to any nonprofit corporation, association, trust, or other organization to
be devoted to such similar purposes.
ARTICLE IX
DURATION
The Association shall exist perpetually.
ARTICLE X .
AMENDMENTS
Amendment of these Articles shall require the assent of seventy-five percent
(75%) of the entire membership.
ARTICLE XI
FHA/VA APPROVAL — J
• As long as there is a Class B membership, the following actions will require
the prior approval of the Federal Housing Administration or the Veterans
Administration: annnexation of additional properties, mergers and consolidations,
mortgaging of Common Area, dedication of Common Area, dissolution and
amendment of these Articles.
IN WITNESS WHEREOF, for the purpose of forming this Corporation under
the laws of the State of Washington, we, the undersigned, constituting the
incorporators of this Association, have executed these Articles of Incorporation
this day of , 1977.
JOHN NORD
ROBERT WALKER
LEON L. WOLFSTONE
STATE OF WASHINGTON )
ss. t.k1,
COUNTY OF KING )
On this day personally appeared before me JOHN NORD, ROBERT WALKER
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r ,
and LEON L. WOLFSTONE, to me known to be the individuals described in and who
executed the within and foregoing instrument and acknowledged that they signed
the same as their free and voluntary act and deed for the uses and purposes therein
mentioned.
GIVEN under my hand and official seal this day of June, 1977.
NOTARY PUBLIC in and for the State
• of Washington residing at
•
•
•
•
•
•
•
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BYLAWS
OF
PARKWOOD HOMEOWNERS ASSOCIATION, INC.
ARTICLE I
Name and Location. The name of the Corporation is PARKWOOD
HOMEOWNERS ASSOCIATION, INC., hereinafter referred to as the "Association".
The principal office of the Association shall be located at 7850 159th Place N.E.,
Redmond, Washington 98052, but meetings of members and Directors may be held
at such places within the State of Washington, County of King, as may be
designated by the Board of Directors.
ARTICLE II
Definitions
Section 1. "Association" shall mean and refer to PARKWOOD HOMEOWNERS
ASSOCIATION, INC., its successors and assigns.
Section 2. "Properties" shall mean and refer to that certain real property
described in the Declaration of Covenants, Conditions and Restrictions, and such
additions thereto as may hereafter be brought within the jurisdiction of the
Association.
Section 3. "Common Area" shall mean all real property owned by the
Association for the common use and enjoyment of the Owners.
Section 4. "Lot" shall mean and refer to any plot of land shown upon. any •
recorded subdivision map of the Properties, with the exception of the Common
Area.
Section 5. "Owner" shall mean and refer to the record owner, whether one or
more persons or entities, of the fee simple title to any Lot which is a part of the
Properties, including contract sellers, but excluding those having .such interest
merely as security for the performance of an obligation.
Section 6. "Declarant" shall mean and refer to PARKWOOD HOMES, INC., a
Washington corporation, and its successors and assigns if such successors or assigns
should acquire more than one undeveloped Lot from the Declarant for; the purpose'
of development.
•
•
Section 7. "Declaration" shall mean and refer to the Declaration of
Covenants, Conditions and Restrictions applicable to the Properties recorded in the
Office of the King County Auditor, Seattle, Washington.
Section 8. "Member" shall mean and refer to those persons entitled to
membership as provided in the Declaration.
ARTICLE III
Meeting of Members
Section 1. Annual Meetings. The first annual meeting of the members shall
be held within one (1) year from the date of incorporation of the Association, and
each subsequent regular annual meeting of the members shall be held on the same
day of the same month of each year thereafter, at the hour of 7:30 o'clock p.m. If
the day for the annual meeting of the members is a legal holiday, the meeting will
be held at the same hour on the first day following which is not a legal holiday.
Section 2. Special Meetings. Special meetings of the members may be called
• at any time by the President or by the Board of Directors, or upon written request
of the members who are entitled to vote one-fourth (1/4) of all of the votes of the
Class A membership.
Section 3. Notice of Meetings. Written notice of each meeting of the
members shall be given by, or at the direction of, the Secretary or person
authorized to call the meeting, by mailing a copy of such notice, postage prepaid,
at least fifteen (15) days before such meeting to each member entitled to vote
thereat, addressed to the member's address last appearing on the books of the
Association, or supplied by such member to the Association for the purpose of
notice. Such notice shall specify the place, day and hour of the meeting, and in the
case of a special meeting, the purpose of the meeting.
Section 4. Quorum. The presence at the meeting of members entitled to
cast, or of proxies entitled to cast, one-tenth (1/10) of the votes of each class of
membership shall constitute a quorum for any action except as otherwise provided
in the Articles of Incorporation, the Declaration, or these Bylaws. If, however,
such quorum shall not be present or represented at any meeting, the members •
entitled to vote thereat shall have power to adjourn the meeting from time to time,
without notice other than announcement at the meeting, until "a' quorum as
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•
aforesaid shall be present or be represented.
Section 5. Proxies. At all meetings of members, each member may vote in
person or by proxy. All proxies shall be in writing and filed with the Secretary.
Every proxy shall be revocable and shall automatically cease upon conveyance by
the member of his Lot.
ARTICLE IV
Board of Directors; Selection; Term of Office
Section 1. Number. The affairs of this Association shall be managed by a
Board of not less than three (3) nor more than nine (9) Directors, who need not be
members of the Association.
Section 2. Term of Office. At the first annual meeting, the members shall
elect three (3) Directors for a term of one (1) year, three (3) Directors for a term of
two (2) years, and three (3) Directors for a term of three (3) years; and at each
annual meeting thereafter, the members shall elect three (3) Directors for a term
of three (3) years.
Section 3. Removal. Any Director may be removed from the Board, with or
without cause, by a majority vote of the members of the Association. In the event
of death, resignation or removal of a Director, his successor shall be selected by
the remaining members of the Board and shall serve for the unexpired term of his
predecessor.
Section 4. Compensation. No Director shall receive compensation for any
service he may render to the Association. However, any Director may be
reimbursed for his actual expenses incurred in the performance of his duties.
Section 5. Action Taken Without a Meeting. The Directors shall have the
right to take any action in the absence of a meeting which they could take at a
meeting by obtaining the written approval of all the Directors. Any action so
approved shall have the same effect as though taken at a meeting of the Directors.
ARTICLE V
•
Nomination and Election of Directors
Section 1. Nomination. Nomination for election to the Board of Directors .
shall be made by a Nominating Committee. Nominations may also be made from
the floor at the annual meeting. The Nominating Committee shall?-consist of a
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Chairman who shall be a member of the Board of Directors, and two or more
members of the Association. The Nominating Committee shall be appointed by the
'Board of Directors prior to each annual meeting of the members, to serve from the
close of such annual meeting until the close of the next annual meeting, and such
appointment shall be announced at each annual meeting. The Nominating
Committee shall make as many nominations for election to the Board of Directors
as it shall in its discretion determine, but not less than the number of vacancies
that are to be filled. Such nominations may be made from among members or non-
members.
Section 2. Election. Election to the Board of Directors shall be by secret
written ballot. At such election the members or their proxies may cast, in respect
to each vacancy, as many votes as they are entitled to exercise under the
provisions of the Declaration. The persons receiving the largest number of votes
shall be elected. Cumulative voting is not permitted.
ARTICLE VI
Meetings of Directors
Section 1. Regular Meetings. Regular meetings of the Board of Directors
shall be held monthly without notice, at such place and hour as may be fixed from
time to time by resolution of the Board. Should said meeting fall upon a legal
holiday, then that meeting shall be held at the same time on the next day which is
not a legal holiday.
Section 2. Special Meetings. Special meetings of the Board of Directors shall
be held when called by the President of the Association, or by any two (2)
Directors, after not less than three (3) days notice to each Director.
Section 3. Quorum. A majority of the number of Directors shall constitute a
quorum for the transaction of business. Every act or decision done or made by a
majority of the Directors present at a duly held meeting at which a quorum is
present shall be regarded as the act of the Board.
ARTICLE VII
Powers and Duties of the Board of Directors
Section 1. Powers. The Board of Directors shall have power to: .
(a) Adopt and publish rules and regulations governing tJe •use of the
Common Area and facilities,, and the personal conduct of the members and
•
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their guests thereon, and to establish penalties for the infraction thereof;
(b) Suspend the voting rights and right to use of the Common Area of a
member during any period in which such member shall be in default in the
payment of any assessment levied by the Association. Such rights may also
be suspended after notice and hearing, for a period not to exceed sixty (60)
days for infraction of published rules and regulations;
(c) Exercise for the Association all powers, duties and authority vested
in or delegated to this Association and not reserved to the membership by
other provision of these ByLaws, the Articles of Incorporation- or the
Declaration;
(d) Declare-:the office of a member of the Board of Directors to be
. vacant in the event such member shall be absent from three (3) consecutive
regular meetings of the Board of Directors; and
(e) Employ a manager, an independent• contractor, or such other
employees as they deem necessary, and to prescribe their duties.
Section 2. Duties. It shall be the duty of the Board of Directors to:
(a) Cause to be kept a complete record of all its acts and corporate
affairs and to present a statement thereof to the members at the annual
meeting of the members, or at any special meeting when such statement is
requested in writing by one-fourth (1/4) of the Class A members who are
entitled to vote;
(b) Supervise all officers, agents, and employees of this Association and
to see that their duties are properly performed;
(c) As more fully provided in the Declaration, to:
(1) Fix the amount of the annual assessment against each Lot at
least thirty (30) days in advance of each annual assessment period;
(2) Send written notice of each assessment to every Owner subject
thereto at least thirty (30) days in advance of each annual assessment
period; and
(d) Issue,.or cause an appropriate officer to issue, upon demand by any
person, a certificate setting forth whether or not any assessment has been
paid. A reasonable charge may be made by the Board for the'issuance of
-5-
these certificates. If a certificates states an assessment has been paid, such
certificate shall be conclusive evidence of such payment;
(e) Procure and maintain adequate liability and hazard insurance on
property owned by the Association;
(f) Cause all officers or employees having fiscal responsibilities to be
bonded, as it may deem appropriate;
(g) Cause the Common Area to be maintained.
ARTICLE VIII
Officers and Their Duties •
Section 1. Enumeration of Offices. The officers of this Association shall be a
President, and Vice-President, who shall at all times be members of the Board of
Directors, a Secretary and a Treasurer, and such other officers as the Board may
from time to time by resolution create.
Section 2. Election of Officers. The election of officers shall take place at
the first meeting of the Board of Directors following each annual meeting of the
members.
Section 3. Term. The officers of this Association shall be elected annually
by the Board and each shall hold office for one (1) year unless he shall sooner resign,
or shall be removed, or otherwise disqualified to serve. •
Section 4. Special Appointments. The Board may elect such other officers as
the affairs of the Association may require, each of whom shall hold office for such
period, have such authority, and perform such duties as the Board may, from time
to time, determine. .
Section 5. Resignation and Removal. Any officer may be removed from
office with or without cause by the Board. Any officer may resign at any time ,
giving written notice to the Board, , the President or the Secretary. Such
resignation shall take effect on the date of receipt of such notice or at any later
time specified therein, and unless otherwise specified therein, the acceptance of
such resignation shall not be necessary to make it effective. ;
Section 6. Vacancies. A vacancy in any office may be filled by appointment
by the Board. The officer appointed to such vacancy shall serve for the remainder
of the term of the officer he replaces.. .
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•
• 4
Section 7. Multiple Offices. The offices of Secretary and Treasurer may be
held by the same person. No person shall simultaneously hold more than one of any
'of the other offices except in the case of special offices created pursuant to
Section 4 of this Article.
Section 8. Duties. The duties of the officers are as follows:
President
(a) The President shall preside at all meetings of the Board of Directors;
shall see that orders and resolutions of the Board are carried out; shall sign
all leases, mortgages, deeds and other written instruments and shall cosign all
checks and promissory notes.
Vice-President
(b) The Vice-President shall act in the place and stead of the President
in the event of his absence, inability or refusal to act, and shall exercise and
discharge such other duties as may be required of him by the Board.
Secretary
(c) The Secretary shall record the votes and keep the minutes of all
meetings and proceedings of the Board and of the members; keep the
corporate seal of the Association and affix it on all papers requiring said seal;
serve notice of meetings of the Board and of the members; keep appropriate
current records showing the members of the Association together with their
addresses, and shall perform such other duties as required by the Board.
Treasurer
(d) The Treasurer shall receive and deposit in appropriate bank accounts
all monies of the Association and shall disburse such funds as directed by
resolution of the Board of Directors; shall sign all checks and promissory
notes of the Association; keep proper books of account; cause an annual audit
of the Association books to be made by a public accountant at the completion
of each fiscal year; and shall prepare an annual budget and a statement of
income and expenditures to be presented to the membership at its regular
meeting, and deliver a copy of each to the members. •
ARTICLE IX
Committees
The Association shall appoint a Nominating Committee as provided in these
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Bylaws. In addition, the Board of Directors shall appoint other committees as
deemed appropriate in carrying out its purpose.
• ARTICLE X
Books and Records
The books, records and papers of the Association shall at all times, during
reasonable business hours, be subject to inspection by any member. The
Declaration, the Articles of Incorporation and the Bylaws of the Association shall
be available for inspection by any member at the principal office of the
Association, where copies may be purchased at reasonable cost.
ARTICLE XI
Assessments
As more fully provided in the Declaration, each member is'obligated to pay to
the Association annual and special assessments which are secured by a continuing
lien upon the property against which the assessment is made. Any assessments
which are not paid when due shall be delinquent. If the assessment is not paid
within thirty (30) days after the due date, the assessment shall bear interest from
the date of delinquency at the rate of six percent (6%) per annum, and the
Association may bring an action at law against the Owner personally obligated to
pay the same or foreclose the lien against the property, and interest, costs, and
reasonable attorney's fees of any such action shall be added to the amount of such
assessment. No Owner may waive or otherwise escape liability for the assessments
provided herein by nonuse of the Common Area or abandonment of his Lot.
ARTICLE XII
Corporate Seal
The Association shall have a seal in circular form, having within its
circumference the words "PARKWOOD HOMEOWNERS ASSOCIATION, INC. -
CORPORATE SEAL - STATE OF WASHINGTON - 1977".
ARTICLE XIII
Amendments
Section 1. These Bylaws may be amended at a regular or special meeting of
the members, by a vote of a majority of a quorum of members present in person or
by proxy, except that the Federal Housing , Administration or the' Veterans
Administration shall have the right to veto amendments while there is Class B
•
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membership.
Section 2. In the case of any conflict between the Articles of Incorporation
and these Bylaws, the Articles shall control; and in the case of any conflict
between the Declaration and these Bylaws, the Declaration shall control.
• ARTICLE XIV
Miscellaneous
The fiscal year of the Association shall begin on the first day of January and
end on the 31st day of December of every year, except that the first fiscal year
shall begin on the date of incorporation.
IN WITNESS WHEREOF, we, being all of the Directors of PARKWOOD
HOMEOWNERS ASSOCIATION, INC., hereinbefore referred to as the
"Association", have hereunto set our hands this day of , 1977.
JOHN NORD ROBERT WALKER
LEON L. WOLFSTONE
STATE OF WASHINGTON )
) ss.
COUNTY OF KING )
On this day personally appeared before me JOHN NORD, ROBERT WALKER
and LEON L. WOLFSTONE„ to me known to be the individuals described in and who
executed the within and foregoing instrument, and acknowledged that they signed
the same as their free and voluntary act and deed, for the uses and purpsoes therein •
mentioned.
GIVEN UNDER my hand and official seal this day of , 1977.
NOTARY PUBLIC in and for the State of
Washington residing at
CERTIFICATION
I, , Secretary 'of PARKWOOD HOMEOWNERS
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y
ASSOCIATION, INC., a Washington corporation, hereby certify that the foregoing
as a full, true and correct copy of the Bylaws adopted by the Board of Directors of
said Corporation at its organization meeting held on
1977.
IN WITNESS WHEREOF, I have hereunto set my hand and seal of the said
Corporation this day of , 1977.
Secretary
•
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•
t t _ a.,0�,c•
.
Affidavit of Publication l� ca ,. \,,
,i, c.,'-'3 '\ „--* U.]1 i
STATE OF WASHINGTON +'�y °°
,. d f�
COUNTY OF KING ss' 4'-!;
beingfirst dulysworn on L jV ��
oath,deposes and says that '' ' is the ` .' ' „ . - of
THE RENTON RECORD-CHRONICLES a newspaper published four(4)
times a week.That said newspaper is a legal newspaper and it is now and
has been for more than six months prior to the date of publication referred
to, printed and published in the English language continually as a news-
paper published four (4)times a week in Kent,King County,Washington,
and it is now and during all of said time was printed in an office maintained
at the aforesaid place of publication of said newspaper.That the Renton
Record-Chronicle has been approved as a legal newspaper by order of the NOTICE OF
Superior Court of the County in which it is published,to-wit,King County, PUBLIC HEARING
RENTON LAND USE
Washington.That the annexed is a `` " • --I t.' HEARING EXAMINER
RENTON WASHINGTON"
,t ` A.:PUBLIC HEARING
,,--vi;'','-' ' ` 1-' :T.~r i3^;''i"1.-: —x rnI_no-r WILL BE HELD BY THE
RENTON LAND USEI
HEARING EXAMINER AT
as it was published in regular issues(and HIS REGULAR MEETING
not in supplement form of said newspaper) once each issue for a period IN THE COUNCIL CHAM-
BERS, CITY HALL, RE-
NTON, WASHINGTON,ON
JULY 26, 1977, AT 9:00
of consecutive issues,commencing on the ; A.M. TO CONSIDER THE
_ FOLLOWING PETITIONS:
- day of T -• • ,19 ,and ending the 1• DEVELOPMENT COOK-
.DINATORS, INC., APPLI •
-
' CATION FOR EXCEPTION
TO ALLOW 5 PIPESTEM
day of ,19 ,both dates LOTS WITHIN PROPOSED
inclusive, and that such newspaper was regularly distributed to its sub- 125 TIFFANY PARK DIVI-
scribers during all of said period. That the full amount of the fee SION NO. 3; property lo=
i, cated approximately 1/2 mile
east of east end of Puget Dr.
charged for the foregoing publication is the sum of $:: :.v.-.., which S.E:, just north of Seattle's
has been paid in full at the rate of per folio of one hundred words for the Cedar River Pipeline right
first insertion and per folio of one hundred words for each subsequent ' of-way.
insertion. Legal description on file in
`n Renton Planning Depart
..!. Q.4,-- ,0,461�/a,664. 22�
ment. PRESS THEIR OPINIONS.
ALL INTERESTED PER- GORDON Y. ERICKSEN
SONS TO SAID PETITIONS RENTON
ARE INVITED TO BE PRE- PLANNING DIRECTOR
Subscribed and sworn to before me this 3. r day of SENT AT THE PUBLIC Published in the RentonHEARING ON JULY 26, Record-Chronicle July 17,
1977 AT 9:00 A.M.TO EX- 1977. R4457
,1 19
77,7/7 ,77
Notary Public in/and for the State of Wyington,
- residing at Kent, Ki.g County.
—Passed by the Legislature,1955,known as Senate Bill 281,effective June
9th, 1955.
—Western Union Telegraph Co. rules for counting words and figures,
adopted by the newspapers of the State.
: A
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. Renton City Council ---
8/22/77 Page 3
Consent Agenda - Continued
Vouchers The Ways and Means Committee recommended Council approval for pay-
ment of Vouchers14873 through 15070 in the amount of $248,054.06
plus LID #302 Revenue Warrant R-2 $5,250 and Cash Warrant C-2 also
in amount of $5,250. Vouchers No. 14868 through 14872 were machine
voided during processing. Council approval recommended.
Proclamations Proclamation of Mayor Delaurenti declared 9/5 through 10/77 as
Union Label Week, noting the American labor movement is dedicated
Union Label Week to' improving and maintaining good working conditions and wages for
American workers through collective bargaining with fair employers.
The proclamation urges observance with display of union label , etc.
Radio Watch Week Proclamation of Mayor Delaurenti declared 8/29 through 9/5/77 as
Rainier R. E.A. C.T. (Radio Emergency Associated Citizens Team) Radio
Watch Week, explaining the non-profit, community-oriented radio club
providing service to the Counties of Pierce, King, Kigsap, Mason and
Thurston at no cost to taxpayers or businesses. Mayor Delaurenti
asked the proclamation be read and presented same to Mr. Del Case,
27220 117th SE, Kent (Area President) .
Consent Agenda MOVED BY PERRY , SECOND BRUCE, 000NCIL APPROVE CONSENT AGENDA AS
Approval PRESENTED. CARRIED.
CORRESPONDENCE AND CURRENT BUSINESS
Street Vacation Letter from Russ Brown, President, Brown Steel Equipment Co. , Inc.
Portion of 10843 NE 8th St. , Bellevue, noted purchase of property to the east
Thomas Ave SW of Thomas Ave. SW from the Austin Co. and explained Austin Co. peti-
Petitioned by tion for street vacation of portion of Thomas Ave. SW at Mr. Brown' s
The Austin Co. request. Mr. Brown felt that if terms were feasible, improvement of
the area would result. The letter objected to the $9,000 vacation
fee, noting the object of the street vacation was to landscape the
land and that it would bring the property onto the City's tax roles.
The letter further noted anticipated expenditures for landscaping,
sewer assessment and widening of 16th; therefore extended offer
of $1 , 500. MOVED BY PERRY, SECOND SHINPOCH, REFER COMMUNICATION TO
THE PUBLIC SERVICES COMMITTEE FOR RECOMMENDATION. Upon inquiry of
Councilman Stredicke, City Attorney Shellan noted state law allows
charge of not more than 1/2 the appraised value, noting Council ' s
policy of charging 1/2. Upon inquiry, Gonnason noted appraisal was
in-house, noting Mr. Brown' s objection was not to the amount of the
appraised value but the charge as it affects him and his intended
use of street to be vacated. Discussion ensued wherein the committee
was asked to study any case where extenuating circumstances might
have altered Council ' s policy of charging full 1/2 appraised value.
MOTION CARRIED.
Housing Authority For information only, Certificate of Appointment to Housing Authority
Appointment by Mayor Delaurenti was read, appointing George Boode, 2128 NE 6th
Court, as a Commissioner of the Housing Authority until 9/10/82,
to fill vacancy left by the expiration of term of Harold J. Austin.
The certificate explained Section 25 of Housing Authorities Law of
State established duty as Mayor to appoint Commissioner. Councilman
Stredicke requested minutes of Housing Authority meetings be forwarded
to the City Council members and/or Mayor.
Preliminary Plat Letter from Land Use Hearing Examiner forwarded files for Tiffany
Tiffany Park #3 Park No. 3 Preliminary Plat and exception to subdivision ordinance,
& Exception PP-059-77 and E-60-77, noting appeal period expired 9/19 and asking
Council review prior to acceptance of a final plat request. MOVED
BY PERRY'. SECOND SHINPOCH, COUNCIL REFER COMMUNICATION TO PLANNING AND
DEVELOPMENT COMMITTEE FOR RECOMMENDATION. CARRIED.
Travel Letter from Public Works Director Gonnason requested permission for
attendance and participation at the '77 Public Works Congress and
Equipment Show in Chicago from 9/10 - 15/77, noting attendance along
with Mayor Delaurenti . The letter noted insufficient funds in budget
to cover expenses, balance to be paid by Public Works Director.
MOVED BY SHINPOCH, SECOND BRUCE, COUNCIL CONCUR IN THIS REQUEST.
Upon request of Councilwoman Thorpe, Gonnason noted budgeted funds of
$337. Mayor Delaurenti volunteered that he would be attending at his
own expense and on vacation time. CARRIED.
C
Renton City Council
8/22/77 Page 4
OLD BUSINESS
Community Services Community Services Committee Chairwoman Seymour-Thorpe presented
Committee Report committee report recommending Council reaffirm approval of the Three-
Community year Community Development Plan adopted 11/76 as revised with Errata
Development Plan Sheet information updating City population, area, Council members
Updated and map. MOVED BY STREDICKE, SECOND THORPE, COUNCIL CONCUR IN COM-
MITTEE REPORT AND REFER TO THE WAYS AND MEANS COMMITTEE FOR PROPER ,
RESOLUTION. CARRIED. Councilwoman Thorpe inquired of EDA Projects
and was advised by Mayor Delaurenti that approval was anticipated be-
fore the end of the month; also having inquired re trail funds , Mrs.
Thorpe was advised by Planning Director Ericksen the project has been
turned over to Gary Kruger; architect not retained but doing some work.
Councilwoman Thorpe inquired re Cedar Center Park and Wetlands acqui-
sition, and was advised projects are meeting scheduled time tables.
Recess MOVED BY STREDICKE, SECOND PERRY, COUNCIL RECESS FOR TEN MINUTES.
Executive Session CARRIED. Council recessed at 9: 13 p.m. and reconvened at 9:25 p.m.
Roll Call : All Council members present as previously shown.
MOVED BY THORPE, SECOND STREDICKE, REQUEST EXECUTIVE SESSION TO
DISCUSS PERSONNEL MATTER. CARRIED. Councilwoman Thorpe requested
Mayor, City Attorney and Planning Director attend the Executive Session.
The Council members left the Chambers at 9:31 p.m. and reconvened at
10:00 p.m. Roll Call : All Council members were present as previ-
ously shown.
Citizen Complaint Councilman Stredicke noted letter of complaint received from Mrs .
Parking Fisher, Garden Ave. N. , regarding parking problems caused by local
Garden Ave. N. business. Mayor Delaurenti noted he and Chief Darby have investi-
gated and instructed parking checker surveillance.
Project Cost Application of 1%-for-Art Ordinance was discussed in connection with
Determines Amount proposed Senior Citizens Center and Fire Statior,Councilman Perry
of Funds for Art noting ordinance applicable to public buildings.
Bid Award Public Services Committee Chairman Bruce submitted committee report
Asphalt recommending Council acceptance of the low bid of Hi-Line Asphalt
Resurfacing Paving Co. , Inc. in the amount of $27,366.78 for asphalt resurfacing
project as recommended by the Public Works Department. (See earlier
bid opening) MOVED BY PERRY, SECOND BRUCE, COUNCIL CONCUR IN
COMMITTEE REPORT AND AWARD BID. Upon inquiry by Councilwoman Thorpe,
Public Works Director Gonnason explained difference between engineer' s
estimate and low hid due to increase in price per tor., and bid in
accord with current costs . Councilwoman Thorpe suggested review• of
projects to determine critical streets. Councilman Bruce explained
each delay increases cost. Projects include: S.7th St. - Rainier S .
to Burnett S. ; Blaine Ave. NE, Blaine Ct. NE, NE 6th Ct. ; Tiffany
Park - Park site parking lot; Mo► ris Ave. S. - S. 4th to Railroad R/W;
Whitworth Ave. S. - S. 4th to Railroad R/W. MOTION CARRIED, Council-
woman Seymour-Thorpe requested her NO vote recorded.
Aviation Committee Committee report presented by Councilman Stredicke recommended that
Report the Flight Center building be declared surplus, sold and removed from
the Airport. The report explained previous amendment to Aero-Dyne' s
Aero-Dyne Building prime lease providing rental of former Aero-Dyne Flight Center build-
Surplussed ing with understanding building would be vacated upon completion of
Aero-Dyne' s new administrative offices and hangar facility. Report
further noted intention to give Aero-Dyne first option to purchase the
building at value established by recent appraisal , or if not inter-
ested, proceed with call for bid. MOVED BY BRUCE, SECOND PERRY, COUN-
CIL CONCUR IN COMMITTEE REPORT. CARRIED.
Building Rental The committee report recommended the Airport Director be authorized
Renton Aviation to prepare a supplemental agreement providing for the extension of
Renton Aviation' s use of the building at 915 W. Perimeter Road for
a period not to exceed two years, subject to the completion of
specified interim improvements which will improve the appearance of
the building. The report explained that Renton Aviation' s prime
lease, LAG 10-75, provides for the removal of the building this month,
building being used as sheet metal shop and float storage. MOVED
BY PERRY , SECOND THORPE, COUNCIL CONCUR IN REPORT. CARRIED.
7. e.
gordir
!► o THE CITY OF RENTON
© MUNICIPAL BUILDING 200 MILL AVE. SO. RENTON, WASH. 98055
imk
o CHARLES J. DELAURENTI , MAYOR • LAND USE HEARING EXAMINER
O L. RICK REELER , 235-2593
"P41FD SEP1.1.4'O
August 22 , 1977
Members , Renton City Council RE: File No. PP-059-77
Renton, Washington E-060-77
Dear Council Members :
The appeal period for the attached preliminary plat and
exception request expired on August 19 , 1977 , and we are
transmitting copies of the Examiner' s decision for your
review prior to acceptance of a final plat request.
We request that you include the attached with your Council
material for the Council meeting of August 22 , 1977 .
If you desire additional information regarding the subject
application, please contact the office of the Hearing Examiner.
Si. -- e
L., Rick Beeler
Hearing Examiner
LRB:mp
Attachment
cc: City Clerk
Planning Director � 2'� � e��� �
`)n ,\
4 Of Ict A,
0 THE CITY OF RENTON
®/iik
A :r° MUNICIPAL BUILDING 200 MILL AVE. SO. RENTON, WASH. 98055
1' , 21 CHARLES J. DELAURENTI ; MAYOR • LAND USE HEARING EXAMINER
15 co-
L. RICK BEELER . 235-2593
O,Q41rfD SEPIt0
August 19, 1977
TO: Warren Gonnason, Public Works Director
FROM: Rick Beeler, Hearing Examiner
SUBJECT: August 18, 1977 Memorandum from the Director of
Parks and Recreation Regarding Tiffany Park No. 3
Preliminary. Plat
The input from the Park Board unfortunately came too late for
consideration during the public hearing on the preliminary
plat. However, my recommendation to the City Council appears
to include sufficient flexibility to resolve the aforesaid
concern of a retention pond in Tiffany Park park.
I Recommendation No. 4 stated:
Final design of storm surface water drainage
system which will incorporate as shallow and
safe retention ponds as are reasonable and
practical and approved by the Public Works
Department.
If the City Council concurs with my recommendations, the Public
Works Department will develop with the developer the storm water
drainage system. As a part of your calculations and deliberations
the Park Board' s decision could be respected by exploring other
alternatives to handling the storm water expected .to reach the
park. The solution could then be integrated into the final plat.
Since the final plat will be reviewed in a public hearing, :this
solution for storm drainage will be reviewed for public comment.
,
,
L. ick Beeler
LRB:mp
cc: Gene Coulon, Park Director
A
� 0F RV
4.1 CD�. THE CITY OF RENTON
a�
®� MUNICIPAL BUILDING 200 MILL AVE. SO. RENTON,WASH. 98055
o CHARLES J. DELAURENTI , MAYOR • PARKS and RECREATION
./3.o `O GENE L. COULON - DIRECTOR
O,Q�TfO 42-
SEP1c0
MEMO
to: Mr. L. Rick Beeler, Land Use Hearing Examiner
from: Gene Coulon, Director of Parks and Recreation
d ate: August 18, 1977
subject: Development Coordinators, Inc. FILE NO. PP-059-77
E-060-77
On Monday, August 15th, this department received from Mr. Don Monaghan of
the Engineering Division a copy of the storm drainage plan for the above
referenced project.
As proposed, this plan would utilize a portion of Tiffany Park for the
storage or retention of approximately 6,000 cubic feet of water above
ground on the area used for active and free play, including fastball,
soccer, football, etc.
This area is essential in the department's recreation program in that it
is used by the neighborhood residents, 'and this use will increase with the
additional development. In addition, this area is vital in the city's in—
tercity athletic activities during the spring, summer, fall and winter.
The condition of the soil is such that even in the summer months we must
monitor the amount of sprinkling we do so. as not to put the area out of
use.
The Park Board has reviewed this plan and is of the opinion that to use this
area as proposed, when a water problem presently exists, would be detrimental
to the neighborhood residents and the total city recreation program, in that
the field would be put out of service for activities over too long a period
of time. The board, therefore, has determined that they will not allow the
park area to be used as a retention pond and suggest that some other method
to handle this matter be devised.
C--A \.ts, -
cc: Don Monaghan
RECEIVED
CITY OF RENTON
HEARING EXAMINER
Al1G 1 81977
PM
718011011111211,213141516
1 \ I
AFFIDAVIT OF SERVICE BY MAILING
State of Washington)
County of King
Marilyn J. Petersen , being first duly sworn, upon
oath disposes and states:
That on the 5th day of August , 19 77 , affiant
deposited in the mails of the United States a sealed envelope
containing a decision or recommendation with postage prepaid,
addressed to the parties of record in the below-entitled
application or petition.
Subscribed and sworn this 5,- day of ci‘v S�
19 . . _
Notary Public in and for the State'.
of Washington, residing at Renton
Application, Petition or Case: Development Coordinators, Inc. PP-059-77
E-060-77
(The m-i,nute.s contain a tus.t o the panties 06 necond)-
A
'August 5, 1977
OFFICE OF THE LAND USE HEARING EXAMMER
CITY OF RENTON
REPORT AND RECOMMENDATION TO THE RENTON CITY COUNCIL.
APPLICANT: Development Coordinators, Inc. FILE NO. PP-059-77
E-060-77
LOCATION: Located approximately 1/2 mile east of the east end of
Puget Drive, just north of the Cedar River pipeline
right-of-way and directly east of Tiffany Park Divisions
•
No. 1 and No. 2.
SUMMARY OF REQUEST: Applicant requests preliminary plat approval pursuant to
the City's subdivision regulations, which would allow
construction of streets and utilities in accordance with
an approved single family residential subdivision layout.
SUMMARY OF Planning Department: Approval with conditions.
RECOMMENDATION:
Hearing Examiner: Approval with conditions. ,
PLANNING DEPARTMENT The Planning Department staff report was received by the
REPORT: Examiner on July 20, 1977.
PUBLIC HEARING: After reviewing the Planning Department report, examining
available information on file with the application, and
field checking the property and surrounding area, the
Examiner conducted a public hearing on the subject as
follows:
The hearing was opened on July 26, 1977 at 9:05 a.m. in the Council Chambers of the
Renton Municipal Building.
Parties wishing to testify were sworn.
It was reported that the Hearing Examiner and the applicant had received and reviewed
the Planning Department report, and the report was entered into the record as Exhibit #1.
Michael Smith, Planning Department, reviewed Exhibit #1, and entered the following
additional exhibits into the record:
Exhibit #2: Large 100-scale Vicinity Map
Exhibit #3: Map Detailing Exception for 7 Pipestem
Lots
Exhibit #4: Typical Landscape Detail of Cul-de-Sacs
Plan
Exhibit #5: Final Environmental Impact Statement
The Examiner asked Mr. Smith if the city had received a response from King County
regarding the proposed preliminary plat and a proposed connection access to the east.
Mr. Smith indicated that the city had sent a copy of the revised plat layout for
Tiffany Park No. 3 in response to the county's request but had not received a response
to date. He also reported that the county and city are coordinating on the matter.
Mr. Smith submitted the following additional exhibits into the record:
Exhibit #6: Comments from City Departments
Exhibit #7: Letter Accompanying Requested.Detailed
Landscape Plan from Mr. Edward Chaffe,
dated July 19, 1977
Exhibit #8: Letter to City of Seattle Water Department
from Development Coordinators, Inc. ,
dated July 13, 1977
Exhibit #9: Letter from Carole and Ron Goss, dated
July• 23, 1977
Exhibit #10: Letter from Utilities Engineering Division,
dated July 20, 1977
PP-059-77 Page Two .
E-060-77 . '
In regards to Exhibit #10, Mr. Smith indicated that in its review, the Public Works
Department had reported that adequate utilities existed and the department and the
developer are coordinating the design of the facility.
In reference to Item #P.5. of Exhibit #1 regarding retention of existing vegetation,
the Examiner inquired if approval could be made by the Building Department as well
as the Planning Department. Mr. Smith felt that while it was possible, the Planning
Department staffs a landscape designer who works with developers as part of official
duties.
The Examiner asked if •the applicant had submitted restrictive covenants. Mr. Smith
indicated that he had not, but covenants would be submitted as part of final plat , I.
approval.
1
The Examiner asked Mr.• Smith to designate on the large vicinity map the proposed
additional pedestrian access to the school site. Mr. Smith reported that the applicant
had submitted a revised plan designating an additional paved and fenced pedestrian
walkway at the end of McAllister Way and pedestrian walkways adjacent to Tract B at I
the east end of the school district site. The plan was submitted into the record:
Exhibit, #11: Revised Preliminary Plat Plan . ,
Mr. Smith indicated on the vicinity map additional retention drainage pond revisions on
Lots 67 and 68 which are being coordinated with the Public Works Department. He
reported that building setbacks would be included in the final plat map. The Examiner
noted that certain lots on the plat contained excessive slopes and asked if the city
has restrictive control of development on sloping property. Mr. Smith indicated that
the Building .Division is aware of the situation, that soils reports had been received,
and that all development would conform to code requirements for construction on slopes.
The Examiner noted that property in Tract B designated for storm drainage retention
facility had been dedicated to the public and asked if the city would maintain the
area. Mr. Warren C. Gonnason, Public Works Director, indicated that a specific program
had not yet been established for maintenance although the ordinance provisions for
retention provides that the city would maintain facilities after the first year.
The Examiner inquired if the application meets the goals and policies in the '
Comprehensive Plan and criteria for Council review. Mr. Smith responded affirmatively.
The Examiner asked for clarification regarding Item #0.10.. of Exhibit #1 relating to
control of hours for construction operation. Mr. Smith indicated that operation hours
would be limited from 8:00 a.m. to. 6:00 p.m. Monday through Saturday with suitable
methods imposed to control dust and debris.
•
In response to the Examiner's inquiry regarding restricted access for fire vehicles
because of installation of planters in cul-de-sacs, Mr. Gonnason indicated• that the
size of the planters would not unduly restrict access and that his department would
concur with utilization of the planters. •
In response to an inquiry,by the Examiner for review of traffic circulation and access
• in the area, Mr. Paul Lumbert, Traffic Engineering Division, discussed future revisions
and improvements. He reported that figures contained in the Environmental Impact
Statement indicate no significant impact on traffic circulation. He discussed plans
for an additional stop sign at Lake Youngs Way and improvement of additional controls
at Puget Drive, Royal Hills Drive, and Edmonds Avenue S.E. He felt that all streets
would function satisfactorily.
The Examiner inquired about potential impact of traffic from the school site. Mr. .
Gonnason reported that the establishment of a crossing at the Cedar River pipeline
' would provide proper circulation throughout the area'. . He'..indicated 'that because the
stub end streets limit access the school district would be required to provide its ' .
•
own access to the site. The' Examiner asked if streets would accommodate additional
traffic if the school district site were developed for single family residences, and
Mr. Gonnason responded affirmatively. .
The Examiner called for a ten-minute recess at 10:15 a.m. The meeting reconvened at
•
10:30 a.m. with all parties present. The Examiner asked the representative for the,
applicant if he concurred in Exhibit #1.. Responding was:
' � Dick Chapin
' 855. 106th Avenue N.E. ' • .
Bellevue, WA 98004 .
�YJr.are. i _ .. '
I '
PP-059-77 Page ,Three
E-060-77 ! '
Mr. Chapin indicated his concurrence with all recommendations and conditions imposed on
the application and reported that Exhibit #11 incorporated all recommendations to meet
goals and policies of the Comprehensive Land Use Plan. He requested permission to
answer further questions as they arose at the hearing.
The Examiner asked Mr. Chapin if a street lighting plan had yet been proposed. Mr.
Chapin indicated that the proposal would be accomplished by Puget Sound Power and
Light Company at the time of contract signing for underground utilities.
The Examiner.asked for. testimony in support of the application. There was no response.
Mr. Smith reported receipt of additional correspondence which was 'read and submitted
into the record:
Exhibit #12: Letter from Dick Weller,
dated July 26, 1977
The Examiner asked for testimony in opposition to the application. Responding was:
Francis A. Holman
1624 Ferndale Avenue S.E.
Renton, WA 98055
Mr. Holman questioned items in the Environmental Impact Statement regarding
transportation, traffic circulation, and the need for additional uniformed policemen.
Mr. Gonnason reported that while the city had no concrete plans for the intersection
at Puget Drive and Royal Hills Drive, improvements could be made by utilizing gas tax
funds which are available. Mr. Smith stated that the police department would provide
a uniformed officer in the district on a 24-hour basis and that budget appropriations
may be made for additional officers in areas expanded through annexation and
development. Mr. Holman referred to page 9 of the E.I.S. regarding a southeastern
traffic route to be negotiated with the adjacent property owner and the Seattle Water
Department and objected to the uncertainty of the proposal for access. He referred
to page 17 of the E.I.S. regarding movement of hillsides, and expressed the hope
that hillsides will remain stabilized; and referred to page 25 regarding dust control
from construction and objected to past violations of controls and expenses incurred
by the city for enforcement. He also objected to traffic data in the E.I.S. not
being representative of normal traffic flows in the area. The Examiner stated that
the adequacy of the Environmental Impact Statement was not the subject of the hearing.
Mr. Holman stated that the traffic flow patterns and access to Tiffany Park were the
main concerns of residents. The Examiner indicated that testimony from the Public
Works Director had been entered into the record in regards to traffic and capacities
of existing streets to accommodate additional traffic.
The Examiner asked for further testimony in opposition to the application. Responding
was:
James Ramseth
1616 Ferndale S.E.
Renton, WA 98055
Mr. Ramseth objected to establishment of collection basins in Tiffany Park since
excessive water currently exists in the park. He also indicated that an increase of
people utilizing the park facilities had occurred recently and objected to reduction
in size of the park to accommodate collection basins. Other objections included
proposed greenbelt areas, narrowness of existing streets with limited driveway length,
and traffic patterns.
Judith Stoleson
1633 Ferndale S.E.
Renton, WA 98055
Mrs. Stoleson suggested extending a roadway from Lot 76 to Royal Hills Drive to
accommodate the majority of traffic from Puget Drive. Mr. Gonnason indicated that
because of the difference in elevation of the property, a roadway was not possible
in the area.
Mr. Holman stated that retention basins were hazardous to safety of children playing
in the area and objected to construction of the facilities. Mr. Gonnason reported
that although design of the facilities had not yet been completed, the retention
basins were constructed to accommodate storm overflow only. He indicated that in
the event of an extremely heavy storm, the depth of the overflow would be approximately
6 inches to 1 foot for a period of one hour. He also reported that the collection
basins would improve the ground water situation at the park and would not incur a
reduction of space.
PP-059-77 Page Four
E-060-77
Gloria Ervin
1638 Index S.E.
Renton, WA 98055
Mrs. Ervin objected to extension of Index Avenue past Monroe Avenue because of
congestion of homes and removal of existing trees. She suggested that if the extension
were accomplished, a stop sign should be installed at the intersection of Index Avenue
and Harrington Avenue.
The Examiner. asked Mr. Chapin if he had further comments in rebuttal to previous
discussion. In regards to Mr. Holman's concerns with steep lot lines on the east
side of the property Mr. Chapin stated that an adequate building envelope existed on
all lots to provide a suitable building site. He indicated that Section 70 of the
Uniform Building Code provides adequate requirements to ensure protection for proper
on-site construction. In reference to retention, he noted that the City of Renton
had adopted the King County ordinance regarding retention which contained significant
requirement detail. He also indicated that the expert city staff had reported that
traffic circulation and streets had been reviewed and found satisfactory to
accommodate the new development. He stated that restrictive covenants would be
provided at the time of final plat application.
Mr. Ramseth inquired about the possibility of restrictions for on-street parking
imposed on residents if future traffic increased significantly. Mr. Gonnason indicated
that if such restrictions.were suggested, residents would have the opportunity to
supply input in any final decision on the matter. Mr. Ramseth felt that data
published in the Environmental Impact Statement should be updated. The Examiner
responded that the testimony of expert city staff members was sufficient to update
all material submitted and was part of the official record of the public hearing.
Mr. Gonnason. reported that a high trip generation rate. in a residential development
was approximately 10 per household per day and he felt that the capacity of the streets
was much greater. Mr. Chapin asked for clarification from Mr. Gonnason regarding the
inclusion of Tracts 1 and 2 in determination of the trip generation rate. Mr. Gonnason
reported that both tracts had been included.
Mr. Holman inquired about methods of control imposed upon contractors to prevent
inconvenience to existing residents. Mr. Chapin responded that a contractor is
required to meet city ordinance requirements which are enforced by the city. He
stated that a good developer expects contractors to obey terms of the contract and
indicated his willingness to enforce controls. Mr. Gonnason reported that construction
in Tiffany Park No. 1 and No. 2 had created problems in street clearing and that the
city would continue to exercise as much control as possible.
The Examiner asked Mr. Smith if he could project a response from King County in regard
to the Tiffany Park No. 3 development. Mr. Smith indicated that he could not make a
prediction, but that the county was aware of the project and had received plans for
development for review and response. The Examiner asked if the county would
coordinate its review relative to a common access use to the development. Mr. Smith
reported that the county is aware of the necessity to gain access on the northwest
portion and also the southwest portion at S.E. 160th.
The Examiner asked Mr. Smith if additional comments had been received from the school
district other than the telephone conversation with Mr. Belmondo documented as an
attachment to Exhibit #1. Mr. Smith indicated that the referenced conversation was
the last comment received.
The Examiner asked Mr. Smith for the department's final recommendation. Mr. Smith
stated that the department would recommend an additional walkway either between
Lots 34 and 35 or between Lots 40 and 41 on Tiffany Court S.E. or Renton Court S.E.
which would not impact the lot size involved. He also indicated that the walkway
established on McAllister Way should be properly developed with fencing and final
Planning Department approval reserved for improvements. Storm water retention
facilities should be. designed so as not to create impact on the area, he stated, and
installation of additional traffic control devices should be reviewed by the staff.
Mr. Chapin requested the opportunity to work with the staff on location of walkways
into the school site. Mr. Smith indicated that the only walkway under consideration
was the one previously discussed in the hearing.
The Examiner indicated a desire to reserve the opportunity to re-open the hearing
within 14 days if necessary following receipt of a response from King County relative
to future access, as well as further information from the Traffic Engineering Division
regarding the same subject. Parties of record concurred in the Examiner's request.
1
PP-059-77 Page Five
E-060-77
The Examiner asked for further comments. Since there were none, the hearing on
Item #PP-059-77 and E-060-77 was closed by the Examiner at 12:00 p.m.
FINDINGS, CONCLUSIONS & RECOMMENDATION: Having reviewed the record in this matter,
the Examiner now makes and enters the following:
FINDINGS:
1. The request is for approval of the preliminary plat of Tiffany Park Division;.No. 3
consisting 'of 125 single family lots and open space areas, and approval of an
exception from the Subdivision Ordinance to allow pipestem lots.
2. The Planning Department report accurately sets forth the issues, applicable
policies and provisions, findings of fact, and departmental recommendations in
this matter and is hereby attached as Exhibit #1 and incorporated in this report
by reference as set forth in full herein.
3. Pursuant to the City of Renton's Environmental Ordinance and the State Environmental
Policy Act of 1971, as amended by R.C.W. 43.21.C. , an Environmental Impact
Statement was issued for the subject proposal by Gordon Y. Ericksen, responsible
official, and is incorporated in full as Exhibit #5 herein. Adequacy of some
portions of the E.I.S. were challenged by certain citizens in opposition.
4. Plans for the proposal have been reviewed by all city departments affected by the
impact of this development.
5. All existing utilities are available and in, close proximity.
6. The proposal meets the required setbacks, lot coverage and density requirements
of Sections 4-706 and 4-729 of Title IV, Building Regulations.
7. Comment was solicited from the offices of King County since coordination was
necessary with the adjacent proposed preliminary plat of Fairwood Pointe. This
plat abuts the southeast portion of Tiffany Park Division No. 3 and through which
must pass the access road from Division No. 3 to connect with S.E. 160th Street.
No comment was received as of the date of hearing Division No. 3.
8. Drainage plans have been reviewed by the Public Works Department and, although
detailed plans will be submitted with the final plat application, have been
found to be acceptable. Citizens in attendance at the hearing 'expressed
displeasure with the existing inadequate surface water drainage at Tiffany Park
and were concerned that the situation may be worsened. The Public Works
Department Director testified that the applicant's drainage line through the park
would alleviate this problem and serve a portion of the need of Division No. 3.
Obligation for maintenance and safety of the proposed rainage retention ponds
were questioned. The Public Works Director testified that the city has in the
past and would in this instance assume maintenance of the retention ponds after
one year. He also stated that safety would not present a problem since the ponds
would be intermittently filled and only a shallow depth.
9. Adequate access and circulation exists within the proposal and Tiffany Park to
serve the proposed density according to testimony from the Public Works Department,
provided:
a. Access is granted across the utility easements as shown on Exhibit #11
(revised site plan) ; and
b. A through access road connects the eastern portion of Division No. 3 through
the King County plat of Fairwood Pointe and to S.E. 160th Street.
The Planning Department testified that the offices of King County were willing
to coordinate the access through Fairwood Pointe. Offices of Seattle were
willing as well to grant access over the pipeline easements. The applicant
stated that the portion east of the Seattle/Mercer Island Pipeline will not be
developed until through access to S.E. 160th Street is available.
This subject was of most concern to citizens in attendance at the hearing. They
have observed peak traffic problems associated primarily with use of Tiffany
Park. However, no expert testimony or traffic data contrary to that contained
in the E.I.S. or that provided by the Public Works Department was entered into
the record.
PP-059-77 Page Six
E-060-77
Traffic projection and analysis by the Public Works Department were based upon ,
full development and standard traffic volumes expected per single family homes.
The conclusion of this study was that existing roads are of more than adequate
capacity to accommodate the projected traffic from existing and proposed single
family development and potential school district development or possible single
family development in lieu of school district development.
10. No evidence or testimony was entered in the hearing to the effect that the proposal
• did not conform to the Comprehensive Plan, Land Use Report, Subdivision Ordinance,
zoninT.regulations or building regulations,
11. According to the testimony of the Public. Works Director the proposed design of
cul-de-sacs is acceptable for maneuvering of fire and emergency vehicles. A
landscape plan for the cul-de-sacs was submitted.
12. Restrictive covenants were not submitted, but the applicant stated that these will I.
be provided with the final plat application.
13. The proposed plat represents the final effort of a series of attempts over several
years to complete development of Tiffany Park. Somewhat less than the allowed
density and greater than the minimum lot size is proposed in Division No. 3.
14. Approximately 20% of the site is proposed to be public open space in Tracts A,
B, and C. Tracts A and C feature severe slope which is less desirable for single
family development or may prevent it due to economic considerations. Objections
were raised by residents of Tiffany Park that this open space does not contribute
to the aesthetics of the proposal. No criteria could be found in the Comprehensive
Plan, Subdivision Ordinance or zoning regulations pertaining to the amount,
location or;useability of open spaces.
15. Sufficient recreational opportunities exist within the area to serve the existing
and the proposed population.
16. The applicant agreed to restricting working hours for work outside of buildings
to Monday through Saturday between the hours of 8:00 a.m. to 6:00 p.m.
17. Pedestrian access to the undeveloped school property is provided via two pedestrian
easements (see Exhibit #11, Revised Preliminary Plat) . The Planning Department
recommended that these easements be dedicated for public use and fenced, and
that one more pathway be provided at Tiffany Court S.E. or Renton Court S.E.
18. Street names do not conform to city requirements.
19. A street lighting plan was not submitted, however, the applicant indicated that
Puget Power and Light Company would be utilized for this lighting.
20. Certain testimony was presented challenging the adequacy of the E.I.S. The
Examiner's hearing was for the stated purpose of taking testimony relative to
the proposal and not the E.I.S. Any challenge of the.E.I.S. must follow the
procedure of the State Environmental Policy Act of 1971, as amended, and the
City of Renton's Environmental Ordinance.
21. The proposed street design conforms to city standards for public streets.
22. Because of the abundant amount of existing substantial vegetation the opportunity
exists to retain sufficient vegetation and thereby effectively contribute to the
aesthetics and attractiveness of the development.
23. An exception from the Subdivision Ordinance per Section 9-1108.23(d) was requested
to permit seven pipestem lots per the criteria of Section 9-1109. These pipestem,
lots exceed the minimum lot size exclusive of the pipestem area.
24. Pedestrian access to the open space tracts are:
a. Tract A - via area abutting Tiffany Way S.E. ;
b. Tract B - via area abutting Tiffany Way S.E. and Seattle/Mercer Island Pipeline
easement; and
c. Tract C - via the Seattle/Mercer Island Pipeline easement.
•
PP-059-77 Page Seven
E-060-77
25. Proper methods are needed to control dust and mud generated by the proposed
development. Citizens at the hearing expressed concern about the debris left in
the streets during existing construction of homes. The Public Works Director
stated that the city offices will continue to control contractors as much as
possible.
CONCLUSIONS:
1. The proposal conforms to the goals and objectives of the Comprehensive Plan and
Land Use Report. Single family use is shown on the Comprehensive Land Use Plan
Map for this area. Due to the topography and location of utility right-of-ways
the design is a reasonable response to the site.
2. Of substantial impact in this application is resolution of the required access to
serve the plat. Permission is necessary from other jurisdictions to allow access
across their right-of-ways and from King County to approve the abutting plat of
Fairwood Pointe which will complete through access for about 1/8 of the proposed
plat. Without the approval of Fairwood Pointe, including its access connection
to S.E. 160th Street, the eastern portion of Tiffany Park Division No. 3 would
be served by a very long cul-de-sac which would not meet city standards
(9-1108.23(7) ) . The applicant and staff agreed that without access to S.E. 160th
Street the eastern portion of Division No. 3 should not be constructed. It seems
appropriate, therefore, that the final approval of Fairwood Pointe should occur
prior to any land clearing or final plat submittal of this eastern portion of
Division No. 3.
Since access is so important to this entire proposal, it is also appropriate that
rejection by any jurisdiction of access across their right-of-way should be
sufficient cause for revising and rehearing the preliminary plat.
From the comments submitted by citizens, the staff should study circulation
within the entire Tiffany Park area to determine where additional traffic control
devices should appropriately be installed. While their testimony was not of a
technical or "expert" classification, it was sufficient to indicate that such a
study was necessary.
3. Surface water drainage design appears adequate. The retention pond on Tract B
will contain shallow water during a ten-year storm, which- is intermittent enough
and of insufficient depth to produce a safety hazard. However, since many
children will probably use Tract B for recreation purposes it seems appropriate
to re-evaluate the retention pond to produce as little water depth as possible
and maximize safety.
4. Lacking adopted standards relative to open space, evaluation of the proposed
three open space tracts is prevented. Tract B is fairly flat and of more useable
recreation space, while the other two tracts contain severe slopes. No doubt
even these two tracts will be used for trails and passive forms of recreation.
One of the purposes of dedicating open space is to protect and preserve land
areas which are very sensitive for physical reasons of slope, soil, water, etc.
Tracts A and C fulfill that purpose.
5. In terms of the existing vegetation on the remainder of the site, it seems
appropriate that as much as is reasonable and practical of the existing
substantial vegetation should be retained. This will greatly influence the
visual character of Division No. 3, although an adopted requirement is not
contained in city ordinances or policies.
6. Adequate walkways are proposed to afford the Tiffany Park residents to utilize
the open spaces and undeveloped (when developed) school property. No adopted
standards relative to walkways or their design were presented or found in city
ordinances or policies. .
7. The pipestem lots are the result of the unusual property configuration which
created ". . .special physical. . .conditions. . ." (9-1109.1.A.) . Other properties
in similar conditions have utilized pipestem lots (9-1109.1.B.) . Nothing
• detrimental to the public welfare or ,other properties can be predicted (9-1109.1.C.) .
Therefore, the pipestem lots should be approved.
8. Mud, dust and debris from construction seem to be difficult to control. In the
past the city has not been able to completely maintain control. Layers of
contracts and subcontracts appear to create difficulty of communication and
enforcement. From the testimony given in the hearing, staff and the developer
will exercise as much control as possible in Division No. 3 through contract
documents and site inspections.
PP-059-77 Page Eight
E-060-77
•
9. The city will be able to accept maintenance of the retention pond after one year
of completion. Within that year the applicant will be responsible for maintenance.
10. Final drainage plans can be developed prior to submittal of the final plat.
RECOMMENDATION:
Based upon the record, testimony, and aforementioned findings and conclusions, it is
recommended to the City Council that the Preliminary Plat of Tiffany Park Division
No. -3' (Exhibit #11, Revised, Preliminary Plat) be approved subject to: -
1. Approval by the King County Council of the final plat of Fairwood Pointe to
connect to S.E. 160th Street prior to any clearing or grading of that portion of
Tiffany Park Division No. 3 lying easterly of the Seattle/Mercer Island Pipeline
right-of-way;
2. Public Works Department review of circulation of the entire Tiffany Park area
and implementation of additional traffic control devices as needed during or after
construction of the homes in the plat;
3. Approval by the applicable utilities of access across the effected right-of-ways;
4. Final design of storm surface water drainage system which will incorporate as
shallow and safe retention ponds as are reasonable and practical and approved by
the Public Works Department.
5. Maintenance of the retention ponds by the homeowners association or Development
Coordinators, Inc. for a period of at least one year after construction of the
retention ponds or until the city officially accepts this maintenance 'responsibility.
6. Preservation of as much existing substantial vegetation as is reasonable and
practical;
7. Work outside of buildings occurring only between the hours of 8:00 a.m. and
6:00 p.m. on the days of Monday through Saturday;
8. Revision of street names according to city requirements as determined by the
Public Works Department;
9. Planning Department approval of landscaping in the cul-de-sac planters; and
10. Submittal of restrictive covenants with. the final plat application to include the
conditions as specified herein.
It is also recommended that the exception be granted to allow 7 pipestem lots in the
proposal per Exhibit #11, Revised Preliminary Plat.
ORDERED THIS 5th day of August, 1977.
L. R k er
Land Use Hearing Examiner
TRANSMITTED THIS 5th day of August, 1977 by Affidavit of Mailing to the parties
of record:
Dick Chapin
Francis A. Holman
James Ramseth
Judith Stoleson
Gloria Ervin
•
TRANSMITTED THIS 5th day of August, 1977 to the following:
Mayor Charles J. Delaurenti
Council President George Perry -
Councilman Richard M. Stredicke
Warren C. Gonnason, Public Works Director
Gordon Y. Ericksen, Planning Director
Ron Nelson, Building Division
Gerard M. Shellan, City Attorney
c '
PP-059-77 Page Nine
E-060-77
Pursuant to Title IV, Section 3015 of the City's Code, request for reconsideration must
be filed in writing on or before August 19, 1977. Any aggrieved person feeling that
the decision of the Examiner is based on erroneous procedure, errors of law or fact,
error in judgment, or the discovery of new evidence which could not be reasonably
available at the prior hearing may make a written request for review by the Examiner
within fourteen (14) days from the date of the Examiner's decision. This request
shall set forth the specific errors relied upon by such appellant, and the Examiner
may, after review of the record, take further action as he deems proper.
•
An appeal to the City Council is governed by Title IV, Section 3016, which requires
that such appeal be filed with the City Clerk accompanying a filing fee of $25.00 and
meeting other specified requirements. Copies of this ordinance are available for
inspection in the City Clerk's office, first floor of City Hall, or same may be
purchased at cost in said office.
RECEIVED
CITY OF RENTON
HEARING EXAMINER
PLANNING DEPARTMENT JUL 2 a 1977
PRELIMINARY REPORT TO HEARING EXAMINER pm PM
PUBLIC HEARING 71819110.11111211.213.4.16
JULY 26 , 1977
EXHIBIT NO._ /
. APPLICANT: DEVELOPMENT COORDINATORS, INCH ITEM
NO. 6-- 5?
FILE NO. : PP-059-77 ; PRELIMINARY PLAT APPROVAL FOR
TIFFANY PARK DIVISION NO . 3 C O —7 7
A. SUMMARY OF REQUEST:
Applicant requests preliminary plat approval pursLant to the City ' s
subdivision regulations , which would allow construction of streets
and utilities in accordance with an approved single family residen-
tial subdivision layout.
B. GENERAL INFORMATION :
1 . Owner of Record : LOUIS AND ROBERT SHEFFELS
2. Applicant : DEVELOPMENT COORDINATORS , INC.
3. Location : Located approximately 1/2 mile east of
the east end of Puget Drive , just north
of the Cedar River pipeline right-of-way
and directly east of Tiffany Park Divi -
sions No . 1 and No . 2 .
4 . Legal Description : A detailed legal description is avail -
able on file in the Renton Planning
Department.
5 . Size of. Property : Approximately 37 acres .
6 . Access : Via Index Ave . S . E . , which connects with
S . E . 16th Street and Edmonds Ave . S . E . ;
via Kirkland Ave . S . E . , which connects
with Lake Youngs Way S. E . ; and via 123rd
Ave. S . E . , which connects with S . E .
160th Street running west to Edmonds
Ave . S. E .
7 . Existing Zone : G-7200 , single family residence district.
8. Existing Zoning G-7200 and RS-7200 , single family resi -
in Area : dential in King Cdunty.
9 . Comprehensive Single Family Residential
Land Use Plan :
10 . Notification : The applicant was notified in writing
of the hearing date . Notice was properly
published in the Record Chronicle and
posted in six places on or near the site
as required by City ordinance .
Co PURPOSE OF REQUEST:
To approve plat layout for construction for stores, and utilities
related to a proposed single family residence development.
D. HISTORY/BACKGROUND:
The subject site was annexed to the City on June 27 , 1962 ,
by Ordinance No . 1961 . The subject site was a portion of Tiffany
Park No . 2 , which was approved in November 1967 . The subject site
was part of the Sendai Crest application , which was approved in
July 1966 . However, the preliminary plat approval period expireJ ,
PLANNING DEPARTMENT ,
PRELIMINARY REPORT TO HEARING EXAMINER
PUBLIC HEARING OF JULY 26 , 1977
PAGE TWO
RE : PRELIMINARY PLAT APPROVAL FOR TIFFANY PARK DIVISION NO . 3
and a new preliminary plat application under the name Tiffany
Park No . 2 was submitted in September 1967 and approved in
November 1967. 'The subject site was not included in the final
plat application for Tiffany Park No . 2 , which was approved in
August 1969 . No further development occurred on the subject site
as it related to the previous Tiffany Park divisions . Therefore ,
preliminary plat approval expired . Construction on the approved
Tiffany Park Division No . 2 began approximately two years ago .
A tentative plat for Tiffany Park Division No . 3 was submitted
in January 1977 , which was a considerably revised subdivision
layout to that which was originally proposed in the previous
Tiffany Park No . 12 master plan . A tentative plat for Tiffany
Park Division No . 3 was approved by the Planning Department
on July 8, 1977 . The subject preliminary plat application is
based upon that approval .
E. PHYSICAL BACKGROUND:
1 . Topography: The site is situated at the north edge of the
plateau above the Cedar River valley. Excessively steep
slopes border the site on . the north and east. However, no
excessive slopes exist within those areas to be platted .
(See Environmental Impact Statement for further detail . )
2 . Soils : Most of the subject site is covered by soils that are
of the Alderwood series .
Alderwood Gravelly Sandy Loam (AgC) . Permeability is moder-
ately rapid in the surface layer, and in the subsoil is moderate
to medium. Hazard of erosion is moderate . This soil is used
for timber, pasture , row crops , and urban development . For
more detailed soil information , see the Environmental Impact
Statement.
3. Vegetation : The subject site is covered with a mixture of
Western Hemlock , Red Cedar, Douglas Fir, and Western Red
Cedar, together with related typical woodland brush and scrub
grass .
4. Wildlife : The existing vegetation on the site sprovides suitable
habitat for birds and small mammals .
5 . Water: The site is generally well drained . There are certain
areas that m4y experience intermittent wetness or accumulations
of surface waster. For more hydraulic information , refer to
Final Environmental Impact Statement.
6 . Land Use : The site is presently undeveloped. However, it lies
directly east of the existing Tiffany Park subdivisions , which
are presently constructed almost to capacity. The Seattle
Cedar River pipeline right-of-way is directly adjacent to the
south of the subject site , running in a general east/westerly
direction . The Mercer Island pipeline right-of-way trans-
gresses the subject site through the middle of the subject
site running generally in a north/south direction . The existing
Cascade single family residential subdivision is located south
of the Cedar River pipeline . The Royal Hills Apartments are
located north of the subject site below the steep hillside area .
The general areas northeast of the subject site are presently
undeveloped and consist of steep hillsides above the Cedar
River . The area to the west of the subject site is presently
proposed for a single family residence subdivision within King
County . In terms of land use , this site is possibly the last
' I
PLANNING DEPARTMENT
PRELIMINARY REPORT TO HEARING EXAMINER
PUBLIC HEARING OF JULY 26 , 1977
PAGE THREE
RE : PRELIMINARY PLAT APPROVAL FOR TIFFANY PARK DIVISION NO. 3
remaining large tract of land to be developediin this area of
the plateau .
F. NEIGHBORHOOD CHARACTERISTICS :
The area is characterized by suburban single family residential .
G. PUBLIC SERVICES: •
1 . Water and Sewer: An existing 12 inch water main is located along
Kirkland Ave . S . E . and either an 8" oar 6" water main at all other
existing easterly street ends . An existing 8 inch sewer is located
along Index Ave . S . E . , Kirkland Ave. S . E . , and all existing easterly
street ends . A 12 inch storm sewer is located along Index Ave .
S . E. and Monroe Ave . S. E . A 12 inch storm sewer is also available
along the south side of the Tiffany Park site :
2 . Fire Protection : Provided by the Renton Fire Department
as per ordinance .
3 . Transit : Metro Transit Route 155 provides bus service approxi -
mately1/4 mile south of the proposed Tiffany ! Park Division No .
3 .
4 . Schools : The subject site is almost adjacentlto the Tiffany
Park Elementary School and within 1/4 mile of Lindbergh High
School and within one mile of Nelson Middle School . The
Renton School District owns a large undeveloped piece of
property in the middle of the subject site , which may be devel -
oped in the future as a possible middle school .
5 . Parks : The subject site is adjacent to existing Tiffany Park .
The existing County park is located south and , west of the
subject site . The existing elementary school and proposed
middle school sites , together with the two pipeline rights-of-
way offer additional recreation and open space uses . The site
is also within 1/4 mile of Lindbergh High School , which offers
additional recreational facilities .
H. IAPPLICABLE SECTIONS OF THE ZONING CODE:
1 . Section 4-706 , R-1 , Residence Single Family . '
2 . Section 4-729 , G , General Classification District .
I . APPLICABLE SECTIONS OF THE COMPREHENSIVE PLAN
OR OTHER OFFICIAL CITY DOCUMENTS:
1 . Subdivision Regulations , Section 9- 1106 , 2 , Preliminary Plat
Requirements .
2 . Land Use Report, 1965 , page 11 , Residential .
3. Policy Statement, Comprehensive Plan , Renton Urban Plan , 1965,
page 4 , The Neighborhood .
J. IMPACTS ON NATURAL SYSTEMS : :
Development of the subject site will disturb soil and vegetation ,
!increase noise and storm water runoff, and have an effect on traffic
levels in the area . However, through proper design and provision
of suitable storm water retention facilities , these impacts can be
;minimized . See Final Environmental Impact . Statement for more
detailed description of impacts .
K. SOCIAL IMPACTS :
The subject request will have minimal impacts except for those caused
� I
•
- PLANNING DEPARTMENT
PRELIMINARY REPORT TO HEARING EXAMINER
PUBLIC HEARING OF JULY 26 , 1977
PAGE FOUR
RE : PRELIMINARY PLAT APPROVAL FOR TIFFANY PARK DIVISION NO. 3
by minor population increases and new relationships that will result
from such increases .
L. ENVIRONMENTAL ASSESSMENT/THRESHOLD DETERMINATION:
Pursuant to the City of Renton ' s Environmental Ordinance and the .
State Environmental Policy Act of 1971 , as amended (RCW 43 . 21C ) ,
the Final Environmental . Impact ' Statement was prepared and issued
on July 19 , 1977 .
M. ADDITIONAL INFORMATION :
A vicinity map and site map are attached .
N. AGENCIES/DEPARTMENTS CONTACTED:
1 . King County Planning and Development Department
2 . King County, Public Works Department
3 . City of Renton Engineering Division
4 . City of Renton Utilities Division
5 . City of Renton Building Division
6 . City of Renton Traffic Engineering Division
7 . City of Renton Fire Department
See Environmental Impact Statement for more detailed list of agencies
and persons contacted.
0, PLANNING DEPARTMENT ANALYSIS:
1 . The Comprehensive Land Use Plan indicates single family use for
the general area . The subject site is appropriately zoned
G-7200 for single family residence purposes .
2. This area was part of the original master plan for the Tiffany
Park No . 2 area . A preliminary plat for the subject site was
in fact approved in 1966 and 1967 . However, the approval period
expired , and the property has remained undeveloped to date . The
subject request is a better plat than that which was originally
proposed and , for the most part , exceeds our present ordinance
minimum lot sizes and dimensions .
3. Access will be provided into the subject site at five locations :
at Index Ave. S . E . , S . E . 17th St . , Kirkland Ave. S . E . , 123rd
Ave . S . E . (extended across Cedar River Pipeline right-of-way) ,
and via the extension of the proposed Tiffany Way S . E . eastward
to a plat proposed within King County ( Fairwood Pointe ) , which
will connect to S . E . 160th St. The latter two are additional
accesses which do not exist at the present time .
4. The applicant has agreed that the area of the proposed plat
east of the Seattle/Mercer Island pipeline right-of-way will
pot be final platted and developed until such easterly con-
ne'ction is provided.
5 . The applicant has proposed 7 . 6 acres , or approximately 20% of
the site , as open space greenbelt to be dedicated for the use
of the public as part of this plat . This area is generally
near the hillside along the north and east sides of the subject
site and is consistent with the intent of the City to provide
additional property along the hillside above the Cedar River
for trail and open space purposes .
•
PLANNING DEPARTMENT
PRELIMINARY REPORT TO HEARING EXAMINER
PUBLIC HEARING OF JULY 26 , 1977
PAGE FIVE
RE : PRELIMINARY PLAT APPROVAL FOR TIFFANY PARK DIVISION NO. 3
6 . The applicant proposes suitable storm water retention and
oil /water separation to meet City and King County drainage
standards . This includes provision of facilities capable of
controlling peak runoff from the site to that level which
occurs from the site in its present state. An
retention pond has also been proposed. '
7 . The topography which consists of a steep hillside surrounding
the subject site on the north and partially or the east ,
together with the existing developed areas north , south , and
east of the site , indicates that the subject site and the
parcel of land owned by Richard Pinkley directly east of the
site within King County are the last remaining large parcels
of land to be developed in the Tiffany Park area . This has
certain implications when reviewing the overall traffic and
street pattern , as it relates to existing and potential
development . Although a collector arterial has never been
constructed in the area--and would have been the optimum
situation , if development had not blocked its connection to
Edmonds Avenue and Puget Drive--the limited additional develop-
ment possible in this area can be handled by the existing
streets . (See Final Environmental Impact Statement. )
8. The site contains much significant trees and vegetation . These
should be retained as much as possible in the development of
the subdivision .
9 . The site is in close proximity to several parks and open space
areas and is near Tiffany Park Elementary School and Lindbergh
High School . In addition to the standard sidewalks required
along all streets , walkways may be necessary in certain areas
to facilitate pedestrian access to these areas, .
10. Because of the close proximity to existing residential areas ,
work methods and hours of operation should be ;controlled .
11 . Adequate utilities and services are available ;to the subject
site.
12 . A Final Environmental Impact Statement pursuant to the State
Environmental Policy Act has been prepared for the subject
proposal . Additional copies are available in 'the Renton Plan-
ning Department. I
13. The applicant ' s request for f-i-ve pipestem-type lots does not
appear to be unreasonable or detrimental to adjacent proper-
ties , in view of the odd-shape property boundaries and street
layouts . The subject pipestem lots all exceed the minimum lot
size ( 7200 sq . ft. ) exclusive of the area of the pipestem as
per ordinance requirements . A minimum 10 foot wide paved
driveway the length of the pipestem will also ;be necessary ,
together with landscaping at the time of development.
14 . Proposed street cross-sections and improvements as proposed
conform to ordinance standards .
15 . Additional pedestrian access to proposed school site may be
necessary pursuant to discussions with the Renton School
pistrict. Additional pedestrian accessways to the proposed
school site should be provided at the north and east ends of
the school site .
16. Although it may be difficult for a fire truck to maneuver
around the proposed planter areas in the cul -de-sacs , they
have become widely accepted as pleasant aesthetic additions
i i
. I
PLANNING DEPARTMENT
PRELIMINARY REPORT TO HEARING EXAMINER
PUBLIC HEARING OF JULY 26 , 1977
PAGE SIX
RE : PRELIMINARY PLAT APPROVAL FOR TIFFANY PARK DIVISION NO. 3
to such streets . Detailed landscape plans indicating low
maintenance native varieties of trees , shrubs , and. groundcover
should be approved by the Planning Department :
17 . Street names are not consistent with the City of Renton grid
as per Building Division ' s comment.
P. PLANNING DEPARTMENT RECOMMENDATION
Recommend approval of the Preliminary Plat based on the preceding
analysis subject to the following conditions :J
1 . Final platting and development shall not occur east of the
Seattle/Mercer Island pipeline right-of-way prior to construc-
tion of the road within King County which will provide a loop
from Tiffany Way S. E . to S . E . 160th Street.
2 . Construction of the extension of Kirkland Ave . S . E . across the
Cedar River ipeline right-of-way connecting with 123rd Ave .
S . E . a,t the same time as development of other , streets within
the plat. This connection will provide another access point
to the subject plat, as well as a lighted pedestrian sidewalk .
This area shall be developed as Division 1 of the plat .
3. Final Public Works Department approval of detailed drainage
plans which conform to King County and City of Renton require-
ments for storm water retention and oil /water separation .
4. All street improvements , street lighting , signing , street names ,
and utilities shall be installed to City standards .
5. Existing evergreen and significant deciduous trees shall be
preserved and incorporated into the plat development as much
as possible . Trees shall not be cut or removed without prior
approval of the Planning Department . Roadways shall be staked
and initially cleared , with subsequent staking of lot lines
and building envelopes prior to further clearing .
6 . The open space areas , Tracts A, B and C , shall be dedicated to
the use of the public in perpetuity as open space areas to be
preserved in their natural state. These shall be indicated
on the Final Plat map , together with the appropriate written
dedication .
7 . Additional pedestrian access to the future school site shall be
provided at the end of Tiffany Court S . E . and McAllister Way S . E.
These accesses shall consist of 10 foot walkways on the plat
map and be properly developed per Planning Department approval .
8 . Proper measures shall be utilized to control dust and mud from
adjacent streets and properties . This shall include , but may
not be limited to , watering on and off-site and proper clean-
ing and maintenance of vehicles and equipment.;
9 . Street names shall conform to City grid requirements per
Building Division approval .
� I
10 . Detailed landscape plans for cul -de-sac planter areas shall
be subject to Planning Department approval . I
The PlannjnL,D19p rtment further recommends approval of the exception
to allow if-i--vet ( pipestem lots based upon number 13 of the Depart-
ment Analysis and the consistency of the request with the conditions
for Exceptions , as outlined in Section 9-1109 of the Subdivision
regulations .
, .
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PRELIMINARY PLAT - EXCEPTION TO SUBDIVISION ORDINANCE: . .
DEVELOPMENT COORDINATORS, INC. , TIFFANY PARK DIVISION NO. .3; PRELIMINARY PLAT APPROVAL 1
, FOR 125 LOT SINGLE FAMILY RESIDENCE SUBDIVISION, File No. PP-059-77, AND APPLICATION
t
FOR EXCEPTION TO SUBDIVISION ORDINANCE TO ALLOW 5 PIPESTEM LOTS WITHIN PROPOSED 125
LOT TIFFANY .PARK DIV: 'NO. 3, File No. E-060-77; property lotated 1'2 mile east of east
. end of Puget Dr. S.E. , just north of Seattle's Cedar River Pipeline right-of-way.
, i t
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, .APPLICANT DEVELOPMENT COORDINATORS , INC . TOTAL AREA ±37 acres
PRINCIPAL ACCESS Index Ave . S . E. and Kirkland Ave . S . E .
!, 1 . •
,. . 1EXISTING ' ZONING G-7200 • ' .
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EXISTING USE Undeveloped ' • i• , 1 ,
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PROPOSED USE ' Single Family Residenti.01 .
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e, .
�1 • �-= ° THE-+; CITY OF RENTON
J o_ _ MUNICIPAL BUILDING 200MILLAVF._SO-_RENT©N--4VASIf 98055
-
CHARLES J. DELAURENTI
, MAYOR o PLANNING DEPARTMENT
O�TEo SEPS0�� 235 2350
ME 'S ` ANDUM
July 18, 1977 •
',
TO: FILES •
FROM: Michael L. Smith, Associate Planner
RE: TIFFANY PARK NO. 3 ACCESS ,.
SS TO SCHOOL
DISTRICT PROPERTY
Mr. William Belmondo, of the Renton School District,
called me today and informed me- that after more
detailed review of the access _situation to the d-is--
trict 'property, it was their feeling that the pro-
posed access points from the south and west are
sufficient. It is the, district's feeling that the
• only additional access necessary would be by
additional walkways to the site from the north and --
east. -Discussion with the developers of Tiffany
Park #3 indicated that they would be willing to pro-
vide such pedestrian accessways .
•
MLS:ms
•
•
•
•
. .
. .. , .
4 OV RA_
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PUBLIC WORKS DEPARTMENT
ej
BUILDING DIVISION 235 -2540
A es1114•'•4"N
0 ---- c.?. ‘,;-:,). •-• MUNICIPAL BUILDING 200 MILL AVE. SO. RENTON, WASH. 98055
0 q-
eDsE PI C7176 July 13, 1977
CHARLES J. DELAURENTI
MAYOR _ .
. .
TO: 'Planning Department
. .
FROM: Jim Hanson
•
SUBJECT: Tiffany Park #3 •
- - • - . .... .
. .
.
.
• Retention ponds may be hazardous to children - should
•• be fenced.
- •
:-
. .. 'Street names do not meet Renton's grid. Developer
-- should contact us for proper names:
. .
• .
_ _ •
_ .
...
JCH/ch
Ide.
ifr .
•
. .
• .
,.....„..„.., , .
•
(
JUL . 3 1977
,... ,,.._ ,.
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v
INTEROFFICE CORRESPONDENCE
Date_ July 7, 1977
•
TO: Warren C. Gonnason, Public Works• Director
FROM: Richard C. Houghton, Engineering Supervisor
SUBJECT: Tentative Plat Tiffany No. 3 , 4, & 5
Planter areas in.cul-de-sacs are not approved. Fire trucks are not able
to drive around them.
Extend Kirkland Ave. S.E. to 123rd Ave. S.E. across Cedar River Pipeline.
This should relieve some traffic movement through Tiffany I and 2.
We have doubts about large open retention basins, with Diva #4 & 5 perhaps
. a direct line to- the river would be a better answer.
What about additional access to school property by eliminating lot 35
• "Tiffany Ct. S.E." and running road thru to school property.
RH:tb
•
Rl1 A �.
w,•
1
•
l"_....4.e...t.:C'."^.:.::._tycu_r..zE.--.ryrmarc:.vo.c
INTERDEPARTMENTAL REVIEW REQUEST
TO : PUBLIC WORKS DIRECTOR
BUILDING DIVISION
f ENGINEERING DIVISION . 7/��77 •
eev, TRAFFIC ENGINEERING DIVISION ������
UTILITIES DIVISION
i l/j
�_ .� ,!,..-. FIRE DEPARTMENT
,
(I HEALTH DEPARTMENT
FROM : PLANNING DEPARTMENT t rL ....L41 )14.
• Contact Person
R E : { '/� 7►_ V 0 , I e v�. # Prejlist4 )A-6.4- 1 a�1-
Please review the attached information regarding the subject
proposal and return it to the Planning Department by
'7//efil7 ' with your written
recommendation . Your response will be included as part of the
staff report to the Hearing Examiner .
Thank you ,
RECEIVED PLANNING DEPARTMENT
CITY OF RENTON / ;i7//7 ;7
HEARING EXAMINER /
7
,1u y2 6 197 7 PM / ,
AM ` " `
7,gA9i10,1102r1 a2114►516
4 Date //.-/77
I
EXHIBIT N -.
ITEM NO. M- o'O.r 2.7. —
L-- o �o _ `777
laid` FACILITY \M1 4 .:- '"v. -`a .tai ,
ail 1 • ;. �fi" — -..� � � •�� 1�
`7
1 71CNICKI . ilk I r ft��-�J//��1,* -^' , �jia-` 7' .
.. i ce t. 1'$//.I +1 .H IJ, /.
+.k£i�•. -FISHING NV- a4 „` Ce,�� i7 �,5j ,
'v. t�"x , � 33��, }5 �`� t 43 8 , yy Nb ,•;ry-•5t• -
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-='
July 19 , 1977 —�-., ___._! ,/
City of Renton
Planning Department
City Hall
Renton, Washington 98055
Attn: Mike Smith
As requested by Charles M. Brengle of Development
Coordinators, enclosed please find a plan for typical
landscape treatment of cul-de-sacs for Tiffany Park,. _ _ __
Division No . 3.
Very truly yours
- - _-
E r a ee -
Landscape rchitect . -
EJC/mp RECEIVED •
Encl. CITY OF RENTON
HEARING EXAMINER ..,,
�� 2 61977 .rpF RE/Vj,
PM C ,
17„8I9110111o12I1 213o4856 �,A RE�� .1 �% 02
A, (:
3L9L zo 1911
EXHIBIT NO. 7 )..\' .: ":-------
'EM NO. / ®S9- 7 7 ! DS.''
L--- D60-77
7520 BRIDGEPORT WAY WEST, TACOMA, WASHINGTON, 98467, TELEPHONE: (206) 582-1112
J
L - h [
DEVELOPMENT COORDINATORS, INC
July 13, 1977
Kenneth W, Lowthian
Water Department
CITY OF SEATTLE
1015 - 3rd Ave.
Seattle, WA 98104
Attention: Leif Bjorseth
Gentlemen:
On January 26, 1976 we transmitted to you preliminary maps of Tiffany Park,
Division No. 3 located in the City of Renton with the purpose in mind of
advising you of our project and requesting any requirements which may affect
our construction near or along your right-of-ways. You subsequently advised
the City of Renton that they would be required to make application for
permits for crossing of your right-of-way.
Recently our engineer, Group Four Incorporated, sent you the preliminary
construction drawing of the first division called Division No. 3 which will
affect your property located at 123rd Ave. S.E. and the Cedar River Pipe Line
Right-of-Way. These plans are also under review by the City of Renton. At
such time as final approvals have been received by the developer from the
City of Renton, the City of Renton will then make application to the City of
Seattle for this crossing.
In the meantime, I will appreciate it if you could review these plans submitted
and inform me as to the adequacy of the plan as affects your property. I
would be happy to meet with you at any time to discuss this project.
•
RECEIVED Very truly yours,
CITY OF RENTON
HEARING EXAMINER DEVE PMENT COORDINATORS, INC.
261977
)12, 41/11"11-----
PM
' 1819110,1111211i 1213141516 Charles M. Brengle
President
CMB/jbw '
copy to EXHIBIT NO. F
R. C. Sheffel s ITEM NO.
City of Renton, attn W. Gonnason lv� — O 6 O r
DEVELOPMENT COORD'Ni-.TC,E :. INC '3C % N E. ELh STREET BELLE'•. LIE t/ASHINGTON EE:OG5 ("Co) 74 T-BEEC
` j
%CI 04/
//:[-: ' '
c�5 �9�1 z 2720 S. E. 16th Street
��w Li) Renton, Washington
��I July 23, 1977 g
\\\\\ ,C;�NN I N G �, "
Renton City Planner
200 Mill Avenue South
Renton, Washington 98055
Re: Tiffany Park 3,
Final Environmental Impact Statement
Dear Sir :
The referenced document was reviewed and the following questions
and comments are being submitted to substantiate the previous
position that the area is not prepared for further expansion :
1 . The excuse that animal control is a common problem and that
limited resources exist only proves that the city should not
expand until existing problems are solved.
2. No solution to the existing traffic problem on Lake Youngs
Way and S. E. 16th Street was given. A traffic survey was
made on December 18, 1975 on Royal Hills Drive before many
Tiffany Park 2 homes were occupied. No recent measure• of
traffic on Lake Youngs Way and S. E. 16th Street was listed.
The proposed secondary access looks good on the map, but
still, most of the Tiffany Park 3 traffic will end up using
Lake Youngs Way and/or crossing it to use S. E. 16th Street.
Especially since the alternate accesses are tentative, I feel
expansion should not be permitted until better access is firm.
3. Traffic entering Royal Hills Drive from Lake Youngs Way is
blinded from cars coming downhill by trees, brush, and a turn,
while cars coming uphill from the apartments can ' t be seen be-
cause they are coming over the crest of a hill at 30 mph. It
must be assumed that most Tiffany Park 3 residents will use
Royal Hills Drive since the only traffic count was on this
street.
4. The statement that the schedule of street maintenance and
cleaning will be adequate after completion of Tiffany Park 3
is meaningless. It has never been adequate.
RECEIVED
�,HIBI ' T���7. 9' OF RENT
�-1 " •° HEARING EXAMINER
O. - D19- JUL 2 61977
ITEM e-A
v...BAR PM
L D 4 0 - 77 7I8►911o,»I12 �3
17 �4� ,4; 16
_rnton City Planner
Page Two
5. All comments regarding new schools in the area or increased
buses to Nelsen are also meaningless since the letter from
the school did not verify this and bond issues or special
levies decide what happens regarding schools.
• It is hereby requested that expansion of Tiffany Park 3 not be
permitted until the existing problems of Tiffany Park 1 and
Tiffany Park 2 are solved.
•
Ronald C. Goss
Carole D. Goss
J
INTEROFFICE CORRESPONDENCE
Date July 20, 1977
TO: Planning
FROM: Utilities Engineering
SUBJECT: Prelim. Tiffany #3
The DWG. enclosed with the packet does not show the utilities in sufficient
detail to evaluate.
I..-
DT:tb
RECEIVED
CITY OF RENTON
HEARING EXAMINER
JUL 2 61977
AM- PM
?I8I9i1091111211 I2I314i56
EXHIBIT NO. /D
ITEM NO 64° 0g9 77 . .
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' RECEIVED
CITY OF RENTO ,
HEARING EXAMINER. ,F
EHIBITlO. � ,. AMJUL21977
RM
___________:
7,3,9,10,11,12,1,2,3,4,5,E
ITEM NO. ;o5 A
VI
CITY OF RENTON
SHORT PLAT PLAT APPLICATION FILE NO. 7P- o 5 9 - 77
MAJOR PLAT ..-- �1��ol� DATE REC` D. 7"
2 . 77
om
TENTATIVE (8, , „ APPLICATION FEE $ O/DOet ENVIRONMENTAL
PRELIMINARYV, °
FINAL i-- 40:7j REVIEW FEE $
a (--) 'S‘v RECEIPT NO. ✓51
2
// �Q ,' SM NO .
A�A NG� PUD NO.
\� �N1 e
'PLICANT TO COMPLETE ITEMS 1 THROUGH 7 :
Plat Name & Location _ Tiffany Park. Division NQ: 3
No. Lots 125 Total Acreage 37.4+ ac. Zoning G-7200
Owner Louis Sheffels (Wilbur, Washington) Phone
attn: Chuck
Address c/o Development Coordinators, Inc. , 13837 NE 8, Bellevue, WA 98005 Rrengle
Underground Utilities : Yes No Not Installed
Telephone ( X ) ( ) ( )
Electric ( X ) ( ) ( )
Street Lights ( X ) ( ) ( )
Natural Gas ( X ) ( ) ( )
TV Cable ( ) ( ) ( )
Sanitation & Water:
( X ) City Water ( X ) Sanitary Sewers
( ) Water District No. ( ) Dry Sewers
( ) Septic Tanks
Vicinity and plat maps as required by Subdivision Ordinance.
'..
DATE REFERRED TO:
ENGINEERING PARKS
BUILDING HEALTH '
TRAFFIC ENG. STATE HIGHWAY
FIRE COUNTY PLANNING
BD. PUBLIC WORKS OTHER
STAFF ACTION:
TENTATIVE PLAT APPROVED DENIED
APPEALED EXPIRED
LAND USE HEARING EXAMINER' S ACTION:
SHORT PLAT APPROVED DENIED
PRELIMINARY PLAT APPROVED DENIED
FINAL PLAT APPEALED EXPIRED
. CITY COUNCIL ACTION:
PRELIMINARY PLAT APPROVED DENIED
FINAL PLAT APPEALED EXPIRED`'
. DEFERRED IMPROVEMENTS :
DATE DATE BOND NO. AND
TYPE GRANTED EXPIRES AMOUNT
Planning Dept .
i\L\ Aov.' 1 /77
AFFIDAVIT
,,,w _//__,z.L --zeP.._-_,7 ,—,.. ,
I , _-� , being duly sworn, declare that I
am the owner ofy property involved in this application and that the
foregoing state ents and answers herein contained and the information
herewith submitted are in all respects true and correct to the best of
my knowledge and belief.
Subscribed and sworn before me
this g day of .�,,GCy , 1972 ,
Notary Public in and for the State of
Washington, residing at r._ -4.-r/t- ' .
(Name eif Notary Public) (S ' na ure of wn
•
:. -, 9),a,4-7. 99/ fS'r
(Address) (Address)
•
(City) (State)
• (-To 9) Cod?- az..o3
•
✓`a..--oo�g J- £oZ. I .t k_
(I.* G ) ?5' 7 - G9 6 o '
(Telephone)
(FOR OFFICE USE ONLY)
CERTIFICATION
This is to certify that the foregoing application has been. inspected by me
and has been found to be thorough and complete in every particular and to
conform to the ru ,a ulations of the Renton Planning Department
governing the fi �Fin application .
��'Q``CC0-D
Date Received ' _ g. • , 19. By:
U .0
✓ter •
• 4Z-
�• Renton Planning Dept .
NOTICE OF PUBLIC HEARING
RENTON LAND USE HEARING EXAMINER
RENTON, WASHINGTON
A PUBLIC HEARING WILL BE HELD BY THE RENTON LAND USE HEARING EXAMINER
AT HIS REGULAR MEETING IN THE COUNCIL CHAMBERS , CITY HALL , RENTON ,
WASHINGTON , ON JULY 26 , 1977 , AT 9 : 00 A. M. TO CONSIDER
THE FOLLOWING PETITIONS :
1 . DEVELOPMENT COORDINATORS , INC. , TIFFANY PARK
DIVISION NO. 3 ; PRELIMINARY PLAT APPROVAL FOR
125 LOT SINGLE FAMILY RESIDENCE SUBDIVISION ;
file No . PP-059-77 ; property located 1/2 mile
east of east end of Puget Dr..-�S . E . , just north
of Seattle ' s Cedar River Pipeline right-of-way .
2 . CLYDE W . DOWNING/BRUNO J . NICOLI , APPLICATION
FOR FOUR LOT SHORT PLAT APPROVAL ; APPLICATION
FOR EXCEPTION TO SUBDIVISION ORDINANCE ; AND
APPLICATION FOR WAIVER OF OFF-SITE IMPROVEMENTS ;
Files No . 056-77 , E-057-77 , and W-058-77 ;
property located approximately 77 feet south of
No . 40th St . between Park Ave. No. and Meadow
Ave . No .
3. ERNEST J . LOBE, APPLICATION FOR FOUR LOT SHORT
PLAT APPROVAL AND APPLICATION FOR WAIVER OF
OFF-SITE IMPROVEMENTS ; Files No . 054-77 and
W-055-77 ; property located in the vicinity of
2709 Talbot Rd. So .
Legal descriptions of applications noted above on file
in the Renton Planning Department.
,,:.
•
ALL INTERESTED PERSONS TO SAID PETITIONS ARE INVITED TO BE PRESENT AT
THE PUBLIC. HEARING ON JULY 26 , 1977 AT 9 : 00 A . M. TO
EXPRESS THEIR OPINIONS .
GORDON Y . ERICKSEN
PUBLISHED July 15 , 1977 RENTON PLANNING DIRECTOR
•
CERTIFICATION
MICHAEL L . SMITH
HEREBY CERTIFY THAT THREE COPIES
OF THE ABOVE DOCUMENT WERE POSTED BY ME IN THREE CONSPICUOUS PLACES
ON THE PROPERTY DESCRIBED ABOVE AS PRESCRIBED BY LAW .
ATTEST : Subscribed and sworn
to before me , a Notary Public ,
on the A3c/ day of -. -ram <__.
1'9 77 �` SIGNED
PLANNING DEPARTMENT
PRELIMINARY REPORT TO HEARING EXAMINER
PUBLIC HEARING
JULY 26 , 1977
APPLICANT: DEVELOPMENT COORDINATORS, INC.
FILE NO. : PP-059-77 ; PRELIMINARY PLAT APPROVAL FOR
TIFFANY PARK DIVISION NO . 3
A. SUMMARY OF REQUEST:
Applicant requests preliminary plat approval pursuant to the City ' s
subdivision regulations , which would allow construction of streets
and utilities in accordance with an approved single family residen-
tial subdivision layout.
B . GENERAL INFORMATION :
1 . Owner of Record : LOUIS AND ROBERT SHEFFELS
2. Applicant : DEVELOPMENT COORDINATORS , INC .
3 . Location : Located approximately! 1/ 2 mile east of
the east end of Puget Drive , just north
of the Cedar River pipeline right-of-way
and directly east of Tiffany Park Divi -
sions No. 1 and No . 2 .
4 . Legal Description : A detailed legal description is avail -
able on file in the Renton Planning
Department.
5 . Size of Property : Approximately 37 acre .
6 . Access : Via Index Ave . S . E. , which connects with
S . E . 16th Street and Edmonds Ave . S . E . ;
via Kirkland Ave . S . E . , which connects
with Lake Youngs Way S. E . ; and via 123rd
Ave. S . E . , which connects with S . E .
160th Street running west to Edmonds
Ave . S. E .
7. Existing Zone : G-7200, single family residence district.
8. Existing Zoning G-7200 and RS-7200 , single family resi -
in Area : dential in King County.
9. ' Comprehensive Single Family Residential
Land Use Plan :
10 . Notification : The applicant was notified in writing
of the hearing date . Notice was properly
published in the Record Chronicle 'and
posted in six places on or near the site
as required by City ordinance .
C. PURPOSE OF REQUEST:
To approve plat layout for construction for stores and utijrties
related to a proposed single family residence development.
D. HISTORY/BACKGROUND:
The subject site was annexed to the City on June 27 , 1962 ,
by Ordinance No. 1961 . The subject site was a portion of Tiffany
Park No . 2 , which was approved in November 1967 . The subject site
was part of the Sendai Crest application , which was approved in
July 1966 . However, the preliminary plat approval period expired,
1 .
I //
/
PLANNING DEPARTMENT
PRELIMINARY REPORT TO HEARING EXAMINER
PUBLIC HEARING OF JULY 26 , 1977
PAGE TWO!
RE : PRELIMINARY PLAT APPROVAL FOR TIFFANY PARK DIVISION NO. 3
and a new preliminary plat application under the name Tiffany
Park No . 2 was submitted in September 1967 and approved in
November , 1967. The subject site was not included in the final
plat application for Tiffany Park No . 2 , which was approved in
August 1969 . No ' further development occurred on the subject site
as it related to the previous Tiffany Park divisions . Therefore ,
preliminary plat approval expired . Construction on the approved
Tiffany Park Division No . 2 began approximately two years ago .
A tentative plat for Tiffany Park Division No . 3 was submitted
in January 1977 , which was a considerably revised subdivision
layout to that which was originally proposed in the previous
Tiffany Park No . 2 master plan . A tentative plat for Tiffany
Park Division No . 3 wad approved by the Planning Department
on July 8 , 1977 . The subject preliminary plat application is
based upon that approval .
E. PHYSICAL BACKGROUND:
1 . Topography: The site is situated at the north edge of the
plateau above the Cedar River valley . Excessively steep
slopes border the site on • the north and east. However, no
excessive slopes exist within those areas to be platted .
(See Environmental Impact Statement for further detail . )
2 . Soils : Most of the subject site is covered by soils that are
of the Alderwood series .
Alderwood Gravelly Sandy Loam (AgC) . Permeability is moder-
ately rapid in the surface layer, and in the subsoil is moderate
to medium. Hazard of erosion is moderate . This soil is used
for timber, pasture , row crops , and urban development . For
more detailed soil information , see the Environmental Impact
Statement.
3. Vegetation : The subject site is covered with a mixture of
Western Hemlock , Red Cedar, Douglas Fir, and Western Red
Cedar, together with related typical woodland brush and scrub
grass .
4. Wildlife : The existing vegetation on the site ,provides suitable
habitat for birds and small mammals .
5 . Water : The site is generally well drained. There are certain
areas that may experience intermittent wetness or accumulations
of surface water. For more hydraulic information , refer to
Final Environmental Impact Statement.
6 . Land Use : The site i § presently undeveloped. However, it lies
directly east of the existing Tiffany Park subdivisions , which
are presently constructed almost to capacity . The Seattle
Cedar River pipeline right-of-way is directly adjacent to the
south of the subject site , running in a general east/westerly
direction . The Mercer Island pipeline right-of-way trans-
gresses the subject site through the middle of the subject
site running generally in a north/south direction . The existing
Cascade single family residential subdivision is located south
of the Cedar River pipeline . The Royal Hills Apartments are
located north of the subject site below the steep hillside area .
The general areas northeast of the subject site are presently
undeveloped and consist of steep hillsides above the Cedar
River . The area to the west of the subject site is presently
proposed foria single family residence subdivision within King
County. In terms of land use , this site is possibly the last
PLANNING DEPARTMENT
PRELIMINARY REPORT TO HEARING EXAMINER
PUBLIC HEARING OF JULY 26 , 1977
PAGE THREE
RE : PRELIMINARY PLAT APPROVAL FOR TIFFANY PARK DIVISION NO. 3
remaining large tract of land to be developed in this area of
the plateau .
F. NEIGHBORHOOD CHARACTERISTICS :
The area is characterized by suburban single family residential .
G. PUBLIC SERVICES:
1 . Water and Sewer: An existing 12 inch water main is located along
Kirkland Ave . S . E . and either an 8" ox• 6" water main at all other
existing easterly street ends . An existing 8 inch sewer is located
along Index Ave . S . E . , Kirkland Ave. S . E . , and all existing easterly
street ends . A 12 inch storm sewer is located along Index Ave .
S . E. and Monroe Ave . S. E . A 12 inch storm sewer is also available
along the south side of the Tiffany Park site .
2 . Fire Protection : Provided by the Renton Fire Department
as per ordinance .
3 . Transit : Metro Transit Route 155 provides bus service approxi -
mately' 1/4 mile south of the proposed Tiffany Park Division No .
3 .
4 . Schools : The subject site. is almost adjacent to the Tiffany
Park Elementary School and within 1/4 mile of Lindbergh High
School and within one mile of Nelson Middle School . The .
Renton School District owns a large undeveloped piece of
property in the middle of the subject site , , which may be devel -
oped in the future as a possible middle school .
5 . Parks : The subject site is adjacent to existing Tiffany Park .
The existing County park is located south and west of the
subject site . The existing elementary school and proposed
middle school sites , together with the two pipeline rights-of-
way offer additional recreation and open space uses . The site
is also within 1/4 mile of Lindbergh High School , which offers
additional recreational facilities .
H. APPLICABLE SECTIONS OF THE ZONING CODE:
1 . Section 4-706 , R- 1 , Residence Single Family .
2 . Section 4-729 , G, General Classification District.
I . APPLICABLE SECTIONS OF THE COMPREHENSIVE PLAN
OR OTHER OFFICIAL CITY DOCUMENTS:
1 . Subdivision Regulations , Section 9- 1106 , 2 , Preliminary Plat
Requirements .
2 . Land Use Report, 1965 , page 11 , Residential .
3. Policy Statement , Comprehensive Plan , Renton Urban Plan , 1965 ,
. page 4 , The Neighborhood .
J. IMPACTS ON NATURAL SYSTEMS:
Development of the subject site will disturb soil and vegetation ,
increase noise and storm water runoff, and have an effect on traffic
levels in the area . However, through proper design and provision
of suitable storm water retention facilities , these impacts can be
min 'mized . See Final Environmental Impact Statement for mpre
detailed description of impacts .
K. SOCIAL IMPACTS :
The subject request will have minimal impacts except for those caused
. I
V
PLANNING DEPARTMENT
PRELIMINARY REPORT TO HEARING EXAMINER
PUBLIC HEARING OF JULY 26 , 1977
PAGE FOUR
RE : PRELIMINARY PLAT APPROVAL FOR TIFFANY PARK DIVISION NO. 3
by minor population increases and new relationships that will result
from such increases .
L. ENVIRONMENTAL ASSESSMENT/THRESHOLD DETERMINATION :
Pursuant to the City of Renton ' s Environmental Ordinance and the
State Environmental Policy Act of 1971 , as amended (RCW 43 . 21C ) ,
the Final Environmental . Impact Statement was prepared and issued
on July 19 , 1977 .
M. ADDITIONAL INFORMATION :
A vicinity map and site map are attached .
N. AGENCIES/DEPARTMENTS CONTACTED:
1 . King County Planning and Development Department
2 . King County, Public Works Department
3 . City of Renton Engineering Division
4. City of Renton Utilities Division
5 . City of Renton Building Division
.
6 . City of Renton Traffic Engineering Division
7 . City of Renton Fire Department
See Environmental Impact Statement for more detailed list of agencies
and persons contacted .
0, PLANNING DEPARTMENT ANALYSIS:
1 . The Comprehensive Land Use Plan indicates s hgle family use for
the general area . The subject site is apprdpriately zoned
G-7200 for single family residence purposes .
2. This area was part of the original master plan for the Tiffany
Park No . 2 area . A preliminary plat for the subject site was
in fact approved in 1966 and 1967 . However, the approval period
expired , and the property has remained undeveloped to date . The
subject request is a better plat than that which was originally
proposed and , for the most part , exceeds our present ordinance
minimum lot sizes and dimensions .
3 . Access will be provided into the subject site 'at five locations :
at Index Ave. S . E . , S. E. 17th St . , Kirkland Ave . S . E. , 123rd
Ave , S . E . (extended across Cedar River Pipeline right-of-way) ,
and via the extension of the proposed Tiffany Way S . E . eastward
to a plat proposed within King County ( Fairwood Pointe ) , which
will connect to S . E . 160th St. The latter two are additional
accesses which do not exist at the present time .
4 . The applicant has agreed that the area of the proposed plat
east of the Seattle/Mercer Island pipeline right -of-way will
not be final platted and developed until such easterly con-
nection is provided .
5 . The applicant has proposed 7 . 6 acres , or approximately 2p% of
the site , as open space greenbelt to be dedicated for the use
of the public as part of this plat . This area; is generally
near the hillside along the north and east sides of the subject
site and is consistent with the intent of tPetity to provide
additional property along the hillside above the Cedar River
for trail and open space purposes .
1
r/,
PLANNING DEPARTMENT
PRELIMINARY REPORT TO HEARING EXAMINER
PUBLIC HEARING OF JULY 26 , 1977
PAGE FIVE
RE : PRELIMINARY PLAT APPROVAL FOR TIFFANY ?ARK DIVISION NO. 3
6 . The applicant proposes suitable storm water retention and
oil /water separation to meet City and King County drainage
standards . This includes provision of facilities capable of
controlling peak runoff from the site to that level which
occurs from the site in its present state. An on-site
retention pond has also been proposed . 1
7 . The topography which consists of a steep hillside surrounding
the subject site on the north and partially on the east ,
together with the existing developed areas north , south , and
east of the site , indicates that the subject site and the
parcel of land owned by Richard Pinkley directly east of the
site within King County are the last remaining large parcels
of land to be developed in the Tiffany Park area. This has
certain implications when reviewing the overall traffic and
street pattern , as it relates to existing and potential
development . Although a collector arterial has never been
constructed in the area--and would have been the optimum
situation , if development had not blocked its 'connection to
Edmonds Avenue and Puget Drive--the limited additional develop-
ment possible in this area can be handled by the existing
streets . (See Final Environmental Impact Statement. )
8. The site contains much significant trees and Jegetation . These
should be retained as much as possible in the development of
the subdivision .
9 . The site is in close proximity to several parks and open space
areas and is near Tiffany Park Elementary School and Lindbergh
High School . In addition to the standard sidewalks required
along all streets , walkways may be necessary in certain areas
to facilitate pedestrian access to these areas .
I
10. Because of the close proximity to existing residential areas ,
work methods and hours of operation should beycontrolled .
11 . Adequate utilities and services are available !to the subject
site .
. j
12 . A Final Environmental Impact Statement pursuant to the State
Environmental Policy Act has been prepared for; the subject
proposal . Additional copies are available in the Renton Plan-
ning Department.
13 . The applicant ' s request for five pipestem-type lots does not
appear to be unreasonable or detrimental to adjacent proper-
ties , in view of the odd-shape property boundaries and street
layouts . The subject pipestem lots all exceed the minimum lot
size ( 7200 sq . ft. ) exclusive of the area of the pipestem as
per ordinance requirements . A minimum 10 foot wide paved
driveway the length of the pipestem will also 'be necessary ,
together with landscaping at the time of development.
114. Proposed street cross-sections and improvements as proposed
conform to ordinance standards .
15 . Additional pedestrian access to proposed school ite may be
'necessary pursuant to discussions with the Renton School
pi 'strict. Additional pedestrian accessways to the proposed
school site should be provided at the north and east ends of
the school site .
1
' 16. Although it may be difficult for a fire truck to maneuver
,around the proposed planter areas in the cul -de-sacs , they
have become widely accepted as pleasant aesthetic additions
i
i\
, /
PLANNING DEPARTMENT
PRELIMINARY REPORT TO HEARING EXAMINER
PUBLIC HEARING OF JULY 26 , 1977
PAGE SIX
RE : PRELIMINARY PLAT APPROVAL FOR TIFFANY PARK DIVISION NO. 3
to such streets . Detailed landscape plans indicating low
maintenance native varieties of trees , shrubs , and groundcover
should be approved by the Planning Department .
17 .' Street names are not consistent with the City of Renton grid
as per Building Division ' s comment.
P. PLANNING DEPARTMENT RECOMMENDATION
Recommend approval of the Preliminary Plat based on the preceding
analysis subject to the following conditions.:
1 . Final platting and development shall not occur east of the
Seattle/Mercer Island pipeline right-of-way prior to construc-
tion of the road within King County which will provide a loop
from Tiffany Way S . E . to S . E . 160th Street. I
2 . Construction of the extension of Kirkland Ave : S . E. across the
Cedar River' jipeline right-of-way connecting with 123rd Ave .
S . E . at the same time as development of otherIstreets . within
the plat . This connection will provide another access point
to the subject plat, as well as a lighted pedestrian sidewalk .
This area shall be developed as Division 1 of the plat .
3. Final Public Works Department approval of detailed drainage
plans which conform to King County and City of Renton require-
ments for storm water retention and oil /water ' separation .
4 . All street improvements , street lighting , signing , street names ,
and utilities shall be installed to City standards .
5. Existing evergreen and significant deciduous trees shall be
preserved and incorporated into the plat development as much
as possible . Trees shall not be cut or removed without prior
approval of the Planning Department . Roadways shall be staked
and initially cleared , with subsequent staking of lot lines
and building envelopes prior to further clearing .
1
6 . The 'open space areas , Tracts A, B and C , shall be dedicated to
the use of the public in perpetuity as open space areas to be
preserved in their natural state. These shall be indicated
on the Final Plat map , together with the appropriate written
dedication .
7 . Additional pedestrian access to the future school site shall be
provided at the end of Tiffany Court S . E . andMcAllister Way S . E.
These accesses shall consist of 10 foot walkways on the plat
map and be properly developed per Planning Department approval .
8 . Proper measures shall be utilized to control dust and mud from
adjacent streets and properties . This shall include , but may
not be limited to , watering on and off-site and proper clean-
ing and maintenance of vehicles and equipment.;
9 . Street names shall conform to City grid requirements per
Building Division approval .
10 . Detailed landscape plans for cul -de-sac planter areas shall
be subject to Planning Department approval . I
The Planning Department artment further recommends ap
proval of the exception
to allow five (5 ) pipestem lots based upon number 13 of the Depart-
ment Analysis and the consistency of the request with the conditions
for Exceptions , as outlined in Section 9-1109 of the Subdivision
regulations .
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1 i I 1 PRELIMINARY PLAT - EXCEPTION TO SUBDIVISION ORDINANCE: ,
DEVELOPMENT COORDINATORS, INC. , TIFFANY' PARK DIVISION NO 3; PRELIMINARY PLAT APPROVAL
FOR 125 LOT SINGLE FAMILY RESIDENCE SUBDIVISION, File No. PP-05P-77, AND APPLICATION
FOR EXCEPTION TO SUBDIVISION ORDINANCE TO ALLOW 5 PIPESTEM LOTS; WITHIN PROPOSED 125
LOT TIFFANY PARK DIV. NO. 3, File No. E-060-77; property located 1/2 mile east of east
end of Puget Dr. S.E. , just north of Seattle's Cedar River Pipeline right-of-way.
1 I 1 ! .
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7 . . • '. • . . , !
APPL I CANT DEVELOPMENT COORDINATORS , INC . TOTAL ArEA ! ±37 acres I •!
1 . ,
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PRINCIPAL ACCESS Index Ave . S . E. and Kirkland AVe .1 S . E . ' ! .
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•
OF R�
®® : -j THE CITY OF RENTON
41. . MUNICIPAL BUILDING_ 200 MILL AVE._SO.-- WAS--WASH-98055
CHARLES J. DELAURENTI
cry 0 p LANNING DEPARTMENT
O . ET^ � •
TfO SEPT 235 2550
•
MEMO 1'. A NDUM
July 18, 1977
TO:- - -FILES
•
FROM: Michael L.- Smith, Associate Planner
•
RE: TIFFANY PARK NO. 3, ACCESS TO SCHOOL '
DISTRICT PROPERTY •
•
Mr. William Belmondo, of the Renter,_
called-me today and informed me that after -moreDist���, •
detailed -review of the access situation to -the dis--- -
- - - -t-rict property, it was their feeling that the pro-
posed access points .from the south and west are
sufficient. It is the, district's feeling that the
• only additional access necessary would be by
additional walkways to the site from the north and
east. Discussion with the developers of Tiffany
• Park #3 indicated that they would be willing to pro-
vide such pedestrian accessways .
MLS:ms
•
N
4 0
PUBLIC WORKS DEPARTMENT
C.) !:t1eVAII4In 2
a BUILDING DIVISION 235 -2540
,771
, MUNICIPAL BUILDING 200 MILL AVE. SO. RENTON, WASH. 98055
- co'
0
SEPI :c4s
July 13, 1977
CHARLES J. DELAURENTI
MAYOR
TO: 'Planning Department
•
FROM: Jim Hanson
SUBJECT: Tiffany Park #3
Retention ponds may be hazardous to children - should
be fenced.
Street names do not meet Renton's grid. Developer
- ------- should-contact us-for-proper names. -
JCH/ch
•
R
Ll_
(on i ts .;\ ,
P[ Lb 0
\‘‘
13JUL 1977
•
INTEROFFICE CORRESPONDENCE
Date July 7, 1977
TO: Warren C. Gonnason, Public Works Director
FROM: Richard C. Houghton, Engineering Supervisor
SUBJECT: Tentative Plat Tiffany No. 3, 4, & 5
Planter areas in cul-de-sacs are not approved. Fire trucks are not able
to drive around them.
Extend Kirkland Ave. S.E. to 123rd Ave. S.E. across Cedar River Pipeline.
This should relieve some traffic movement through Tiffany I and 2.
We have doubts about large open retention basins, with Div. #4 & 5 perhaps
a direct line to the river would be a better answer.
What about additional access to school property by eliminating lot 35
"Tiffany Ct. S.E." and running road thru to school property.
//.
RH:tb
• -y REA'Tr
•
i 1 q
_
INTEROFFICE CORRESPONDENCE
Date July 20, 1977
TO: Planning
FROM: Utilities Engineering
SUBJECT: Prelim. Tiffany #3
The DWG. enclosed with the packet does not show the utilities in sufficient
detail to evaluate.
DT:tb
•
1 �
y ��� -"i "s ue '''"7 r �;4t/ � ' ..___ %kIJR�'h FACfLITY•.`_��Yf --T 2.% �� I.` \Y. � '��Z1�� 'Spit'
stA
c41-
�.� •
pICNICKI �✓ �_\ �`? Ii�iiQ I�: �, ��1)� ,r ?1/ffi� ..V.
-_— FISHING; _ �\ of �\'/ 43��. Ri/ l_i 511 /
_ \ 1 . . 7• s6 .\ / - tt \ Q� 4 as-. ; _ 39 _ yam 4•
� , I) r /
NiN
`\ ..__ ±;�-'` - . -'• .-ice
- ' ��\tip: -,0-Y ' -
July 19 , 1977
City of Renton
Planning Department
City Hall
Renton, Washington 98055
Attn: Mike Smith
As requested by Charles M. Brengle of Development
Coordinators, enclosed please find a plan for typical
landscape treatment of cul-de-sacs for Tiffany Park,
Division No. 3,
Very truly yours
t
Ed r a ee —
Landscape rchitect
EJC/mp
Encl.
A• cg.)Ct\\IR) 92
,Il9t 20 191T 17
9�4//NG DEv.AQ/
7520 BRIDGEPORT WAY WEST, TACOMA, WASHINGTON, 98467, TELEPHONE: (206) 582-1112
0 R�, L
J o i = T H E CITY OF RENTON r, 7 I�1T®N
MUNICIPAL BUILDING-— 2-- - —
_200_MLLL_4VE—S0—RENTON WASH:98055
co• CHARLES J. DELAURENTI MAYOR o PLANNING DEPARTMENT
O 4Z- 235 2550
gl4-D SEPSEO�
MEMORANDUM
July 18, 1977 •
TO: FILES
FROM: Michael L. Smith, Associate Planner
RE: TIFFANY PARK NO. 3 , ACCESS TO SCHOOL
DISTRICT PROPERTY
Mr. William Belmondo, of the Renton School District-,-
called me today and informed me that after more
detailed review of the access situation to the dis-
trict property, it was their feeling that the pro-
posed access points from the south and west are
sufficient. It is the, district's feeling that the
only additional access necessary would be by
additional walkways to the site from the north and
east. Discussion with the developers of Tiffany
Park #3 indicated that they would be willing to pro-
vide such pedestrian accessways .
MLS:ms
C0/PrA
DEVELOPMENT COORDINATORS, INC.
•
•
July 14, 1977
CITY OF RENTON
Planning Department
200 Mill Ave. So.
Renton, WA 98055
Attention: Mike Smith
Gentlemen :
Louis and Robert Sheffels have submitted an application for preliminary
plat map on Tiffany Park, Division No. 3. Shown upon the map are lots
which require pipe stem in order to provide frontage access into the lot.
The configurations of these lots were required due to the odd angles of the
boundary lines of the adjacent properties owned by others. Every effort
was made during the tentative stages to readjust the lot line in relation
to these boundaries and other 'lots to eliminate this problem. Therefore,
•
• it is respectfully requested that an exception be made for these lots to
allow pipe stem configuration. These lots meet or exceed the lot area
required under the zoning.
Very truly yours,
DEVELOPMENT COORDINATORS, INC.
• 621!,15L-Q1
Charles M. Brengle
President .
•
OMB/j bw / ()
'v
p,E�,�I IE� r(:),,>\
l JUL 15 1971
\_NG Pc^ -S'/<
1\\
/9e/C //L
•
40f R
v
- PUBLIC WORKS DEPARTMENT
C.)
BUILDING DIVISION 235 -2540
nO
•
MUNICIPAL BUILDING 200 MILL AVE. SO. RENTON, WASH. 98055
o
0
4t,
cb SEP1 July 13, 1977
CHARLES J. DELAURENTI
MAYOR
TO: Planning Department
FROM: Jim Hanson
•
SUBJECT: Tiffany Park #3
Retention ponds may be hazardous to children - should
be fenced.
Street names do not meet Renton's grid. Developer
should contact us for proper names.
JCH/ch
pcn-li,ILr, 0 ;„
J
:DIY
M
4 pF
-:u o THE CITY OF RENTON
MUNICIPAL BUILDING 200 MILL AVE. SO. RENTON. WASH. 98055
z 4.' o
Op CHARLES J. DELAURENTI , MAYOR • PLANNING DEPARTMENT
t,
235-2550
04tED SEPt��O��
July 13 , 1977
Mr. Chuck Brengle
Development Coordinators , Inc .
13837 N . E. 8th
Bellevue , Washington 98005
RE : NOTICE OF APPLICATION ACCEPTANCE
AND PUBLIC HEARING DATE FOR
PRELIMINARY PLAT APPROVAL FOR 125 LOT SINGLE FAMILY
RESIDENCE SUBDIVISION , file No . PP-059-77 ; property
located 1/2 mi . east of east end of Puget Dr. S . E . , .
just north of Seattle ' s Cedar River Pipeline R/W
Dear Mr. Brengle :
The Renton Planning Department formally accepted the above
mentioned application on July 12 , 1977 . A public
hearing before the City of Renton Hearing Examiner has been
set for July 26 , 1977 at 9 : 00 a . m. .
Representatives of the applicant are asked to be present .
•
All interested persons are invited to attend the hearing .
If you have any further questions , please call the Renton
Planning Department , 235-2550 .
Very truly yours ,
Gordon Y . Ericksen
Planning Director
By :
lichae L . S ith
Associate Planner
MLS :wr
cc : Louis Sheffels
Ron Ubaghs , Wilsey and Ham, Inc.
Group Four, Inc .
CITY OF RENT No. 1589
FINANCE DEPARTMENT
RENTON, WASHINGTON 98055 7_ I Ci 19•
RECEIVED OF D ? c7
-71-1 OC_ 0
TOTAL /On o
GWEN E. MARS HALL, FIANCE DIRECTOR
l.a
BY a ✓11 -l-�/
A
,4 pF R�- v
/'� �► �[. , PUBLIC WORKS DEPARTMENT
V •® ,+, 2,
z BUILDING DIVISION 235 -2540
• o
o U.3 MUNICIPAL BUILDING 200 MILL AVE. SO. RENTON, WASH. 98055
O,Q�TFD SE P�t���
July 8, 1977
CHARLES J. DELAURENTI
MAYOR
TO: Warren Gonnason, Public Works Director •
FROM: Jim Hanson
SUBJECT: Tiffany Park #3
• Retention ponds may be hazardous to children - should
be fenced.
Street names do not meet Renton's grid. Developer
should contact us for proper names,
•
/111
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JCH/mp
/111-D C
?s7L 87,77
�-
,
•
4 f•
INTEROFFICE CORRESPONDENCE
Date July 7, 1977
TO: Warren C. Gonnason, Public Works Director
FROM: Richard C. Houghton, Engineering Supervisor
SUBJECT: Tentative Plat Tiffany No. 3, 4, & 5
Planter areas in cul -de-sacs are not approved. Fire trucks are not able
to drive around them.
Extend Kirkland Ave. S.E. to 123rd Ave. S.E. across Cedar River Pipeline.
This should relieve some traffic movement through Tiffany I and 2.
We have doubts about large open retention basins , with Div. #4 & 5 perhaps
a direct line to the river would be a better answer. •
What about additional access to school property by eliminating lot 35
"Tiffany Ct. S.E." and running road thru to school property.
' l
RH:tb
O\,
�(1� k t
1111
NOTICE OF ACTION
CITY OF RENTON, WASHINGTON
A Draft Environmental Impact Statement has been prepared
pursuant to the State Environmental Policy Act and the City
of Renton Environmental Ordinance for the proposed Tiffany ,
Park Division 3 , a single family residence subdivision .
Copies of the document are available in the Renton Planning
Department at a cost of $3 . 00 each . Copies are also
available for review in the Renton Public Library. The
review period for comments on the draft statement will
expire on June 29 , 1977 . For further information please
call the Renton Planning Department , 235-2550 .
Renton Planning Department •
Filed by Gordon Y . Ericksen
Planning Director
Published : May 26 , 1977
June 2 , 1977
ATTEST: SUBSCRIBED AND SWORN
TO BEFORE ME , A NOTARY PUBLIC ,
ON THE DAY OF ,
19
PLANNING DEPARTMENT
PRELIMINARY REPORT TO HEARING EXAMINER
PUBLIC HEARING OF DECEMBER 13 , 1977
PAGE THREE
RE : R. J . FENTON ; SHORT PLAT , WAIVER OF OFF-SITE IMPROVEMENTS ,
AND EXCEPTION TO THE SUBDIVISION ORDINANCE ,
2. Fire Protection : Provided by the Renton Fire Department and
subject to City of Renton Ordinance requirements . See attached
Fire Department comments .
3 . Transit : Metro Transit Route 42 operates along N . E . 27th Street
approximately 400 feet south of the subject site ,
4. Schools : Kennydale Elementary School is located approximately
one-quarter mile west of the subject site . McKnight Junior
High School is located approximately one mile south of the
subject site and Hazen High School is located approximately
three miles south and east of the subject site .
5. Parks : The subject site is directly adjacent. and south of the pro-
posed King County May Creek Park . Kennydale Lions Park is
located approximately one-half mile south and west of the subject
site .
H . APPLICABLE SECTIONS OF THE ZONING CODE :
•
1 . Section 4-729 ; G , General Classification District.
2 . Section 4-706 ; R-1 , Residence Single Family .
I . APPLICABLE SECTIONS OF THE COMPREHENSIVE PLAN OR OTHER
OFFICIAL CITY DOCUMENTS :
1 . Renton Subdivision Ordinance :
( a ) Section 9-1105 , Plat Requirements for Short Subdivisions
( b ) Section 9-1108 , Plat Improvements and Development
Standards
(c ) Section 9-1109 , Exceptions
2 . Land Use Report , 1965 , Residential , page 11 and Objectives ,
pages 17 and 18.
3 . Policy Statement , Comprehensive Plan , Renton Urban Area , 1965 .
4. Subdivision of Land , pages 5 and 6 .
J. IMPACTS ON NATURAL SYSTEMS :
The proposed plat will allow for low density residential development.
The primary impacts of this development are related to impacts on
the existing steep wooded hillside areas and the effects from the
proposed septic tank drainfields on water quality within the May
Creek basin .
K. SOCIAL IMPACTS :
Relatively minor. .
L . ENVIRONMENTAL ASSESSMENT/THRESHOLD :
Pursuant to the City of Renton ' s Environmental Ordinance and State
Environmental Policy Act of 1971 as amended (RCW 43. 21C ) , this
project is exempt from the Threshold 'Determination and Environmental
Impact Statement process .
M. ' ADDITIONAL INFORMATION :
A vicinity map and site map are attached .
PLANNING DEPARTMENT
PRELIMINARY REPORT TO HEARING EXAMINER
PUBLIC HEARING OF DECEMBER 13 , 1977
PAGE FOUR
RE : R. J . FENTON ; SHORT PLAT , WAIVER OF OFF-SITE IMPROVEMENTS ,
AND EXCEPTION TO THE SUBDIVISION ORDINANCE
N. AGENCIES/DEPARTMENTS CONTACTED :
1 . King County Parks Department
2 . King County Health Department
3. City of Renton Utilities Division
4. City of Renton Traffic Engineering Division
5 . City of Renton Engineering Division
6 . City of Renton Fire Department
7 . City of Renton Building Division
Copies of certain memoranda are attached .
0 . PLANNING DEPARTMENT ANALYSIS : •
1 . The proposal is consistent with , the minimum lot size of the
G-7200 zone , (7200 square feet minimum lot size) . Proposed
Lot ' A ' = . 85 acres ; Lot ' B ' = 5-;9• acres .
2 . Although a majority of Lot ' A ' is relatively level , Lot' ' B '
consists. almost entirely of wooded steep slopes . This con-
dition creates serious problems for safe and suitable develop-
ment , and hinders the proper functioning of septic tank
drainfields .
3 . The portion of the Comprehensive Plan , Land Use Report , 1965 ,
dealing with residential development (page 11 ) states that
"The successful utilization of land for low density resi -
dential development will depend on the availability of easily
accessible areas which are relatively free of recurring or
potential hazards such as floods , slides , and land subsidence . "
The sloped conditions and soils on Parcel ' B ' appear to
warrant consideration in this case .
4 . Although the proposed pipestem lots are not unacceptable as
indicated it appears that given the abovementioned conditions
Lot ' B ' is highly questionable as an appropriate building
site . Any structure constructed on this parcel would require
a 20 foot front yard setback from the rear line of the adjacent
property to the south . , This would place the structure over
the brink of the steep hillside . However , if the applicant
merely wishes to segregate the unusable portions of the property
from the usable , an alternative would be to apply for current
use (open space ) taxation . Lot ' A ' ' appears ' to be physically
suitable for a building site. . The existing 60 foot width along
N . E . 28th Street is suitable for a standard .50' foot residential
street . However , because of the existing topographical con-
ditions Section 9- 1109 A . , B . , and C . would apply to the
exception request .
5 . N . E . 28th Street is an existing partially improved right-of-way ,
which consists of a total 30 feet in. width . The improved
portion of the roadway terminated approximately 100 feet east
of the proposed easterly pipestem. However , the right-of-way
extends over the brink of the steep hillside to the section
corner. This street would generally be considered a half-street
according to present subdivision standards .
6 . The applicant proposes septic tanks in-lieu-of connection to
the existing sanitary sewer within N . E . 27th Street approximately
400 feet south of the subject site . The property along the 'south
side of N . E . 28th Street directly south of the subject site was
subdivided , and has connected to the existing sewer , water , and
storm sewer within N . E . 27th Street (Section '9-1108. 14 . A. ) an
easement across. private property would need to be procured , or an
extension from Aberdeen Avenue N . E . and N . E . 27th Street provided .
PLANNING DEPARTMENT
PRELIMINARY REPORT TO HEARING EXAMINER
PUBLIC HEARING OF DECEMBER 13 , 1977
PAGE FIVE
RE : R. J . FENTONj SHORT PLAT , WAIVER OF OFF-SITE IMPROVEMENTS ,
AND EXCEPTION TO THE SUBDIVISION ORDINANCE
7 . The existing water line within N . E . 28th Street is three
inches or smaller. This is inadequate for new residential
construction and according to the requirements of the
Utilities Division and Fire Department would require
upgrading to an eight inch main across the full frontage .
of the subject site together with the provision of a fire
hydrant.
8. The preliminary soils report indicates that there may be
problems related to septic tank suitability on the steep
slopes . This would be particularly critical for Lot ' B ' .
The Building Division has indicated a need to provide a
preliminary septic tank approval from King County Health
Department.
9 . Off-site improvements do not exist along N . E . 28th Street .
However , recent City Council policy has been to install
such improvements whenever possible . The Engineering Design
Division has indicated that it is possible. to establish
grade and install these improvements , and has so recommended .
P . PLANNING DEPARTMENT RECOMMENDATIONS :
Recommend approval of the proposed short plat and exception based
on the , above analysis subject to ;
1 . Provision of proper utilities and fire hydrant per Public
Works Department , Fire Department , and ordinance requirements .
2 . Planning Department approval of proposed building locations
prior to commencing clearing or grading on the site .
3 . Conformance with all other subdivision ordinances , building
codes , and Health Department requirements .
The request for waiver of off-site improvements is denied per the
Engineering Division ' s recommendation and the requirements of
Section 9- 1105 . 6 . B . These requirements must be provided prior
to filing the short plat (Section 9-1105 . 7 and . 8) .
•
ROUTE SCHEDULE
PLANNING DEPARTMENT DATE ROUTED ////f/7J
PLEASE REVIEW THIS APPLICATION FOR:
REZONE MAJ PLAT
SITE APPROVAL R.Jf i1v/.) J HORT PLA
SPECIAL PERMIT WAIVER
SHORELINE MANAGEMENT
PERMIT OR EXEMPTION
AND RETURN TO THE PLANNING DEPARTMENT
WITH1 ANY S YOU MIGHT HAVE , BEFORE J//L' 77
►rJ W�-�T1 rolr
SIGNATURE
OR
INITA DEPARTMENT APPROVAL DENIAL DATE
BUILDING, /1/4". /)3--7 )
L C_ K/ cR A F F I t.. END L iP/0./7 2
ENGINEERIN J/fz-S77
I a r.;- ' 7 7
HEALTH
L. eUni-ir
REVIEWER ' S COMMENTS OR APPROVAL CONDITIONS :
14:f.'EL-/AA- J►\Rk-1 Scf:`Pi rr` GaPp,,2Q0AL .Sf-lo(.i.i-A
Rc.Q b .
PLEASE SIGN THE E . I .W , :
1 _
ROUTE SCHEDULE
•
PLANNING DEPARTMENT DATE ROUTED "/ /a/77
PLEASE REVIEW THIS APPLICATION FOR:
REZONE MAJOR PLAT
SITE APPROVAL SHORT PLAT
SPECIAL PERMIT WAIVER
SHORELINE MANAGEMENT
PERMIT OR EXEMPTION KJ, RSjep ) GJA4NO- OF Off-517E
J AND RETURN TO THE PLANNING DEPARTMENT
WITHiANY COMMENTSIYOU MIGHT HAVE , BEFORE_ 11 7 7 .
U912t'f'�n7(�
SIGNATURE
OR
• INITAL DEPARTMENT APPROVAL DENIAL DATE
1/)-3'7-)
(T_IAFFIC EN . l/ 4/2/77
eiGINEERL )/ el?7
HEALTH
01_
//• Lc-! -77
j' REVIEWER ' S COMMENTS OR APPROVAL CONDITIONS : _
Yvs_�4?��✓-e wt. ,t. �-4 Y'eak .
(J V
(' .-f ACC C....� 1 ..c f,} %./£.
(-)
PLEASE SIGN THE E . I .W . :
ROUTE SCHEDULE
PLANNING DEPARTMENT DATE ROUTED /,/1V 77
PLEASE REVIEW THIS APPLICATION FOR:
REZONE MAJOR PLAT
SITE APPROVAL SHORT PLAT
SPECIAL PERMIT WAIVER
SHORELINE MANAGEMENT
PERMIT 0R EXEMPTION KJ, 1yyl4/ ,.xc{ (*) _ipx-
�i T '� L-oT
AND RETURN TO THE PLANNING DEPARTMENT. /
WITH (ANY COMMENTS) YOU MIGHT HAVE , BEFORE_ // 4/77
SIGNATURE
OR
•
INITAL • DEPARTMENT APPROVAL DENIAL DATE
BUIL NG �— j/23 _-2)
RAFFI C EN GCAS47-."--
ENGIN ERINSi/ ✓ ///Z-Pi? 7
FIRE )&s" 7 7
HEALTH
�.1 - // c / //
REVIEWER ' S COMMENTS OR APPROVAL CONDITIONS :
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SUbtiect SeTE
SHORT PLAT - EXCEPTION TO SUBDIVISION ORDINANCE - WAIVER OF OFF-SITE IMPROVEMENTS:
R. J. FENTON, APPLICATIONS FOR TWO-LOT SHORT PLAT APPROVAL, EXCEPTION TO SUBDIVISION '
ORDINANCE REGARDING ACCESS, AND WAIVER OF OFF-SITE IMPROVEMENTS, Files No. 099-77, .
E-103-77, and W-104-77; property located on N.E. 28th Street in the vicinity of the
Renton city limits at 116th Avenue S.E.
APPLICANT •• R. J . FENTON TOTAL AREA ±5. 7 acres
• PRINCIPAL ACCESS N. E . 28th Street .
• EXIs'IING ZONING G-72'00
• EXISTING USE Vacant
PROPOSED USE Single Family Residential •
COMPREHENSIVE LAND USE PLAN Greenbelt and Single Family
COMMENTS
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DEC 12 1977
!I .__,_ ,
Affidavit of Publication ��` __.��......_--_ �zl
STATE OF WASHINGTON ss • tirr,� rsr-V r•7
COUNTY OF KING -
...Mar ga.r e.t...Eaib a.ugh being first duly sworn on --
NOTICE OF PUBLIC
oath,deposes and says that.S.h.e.is the Cbief Clerk of • HEARING
RENTON LAND USE
THE RENTON RECORD-CHRONICLE, a newspaper published four(4) • ' HEARING EXAMINER
times a week.That said newspaper is a legal newspaper and it is now and - RENTON,WASHINGTON
has been for more than six months prior to the date of publication referred A PUBLIC HEARING
to, printed and published in the English language continually as a news- WILL BE HELD BY THE
paper published four(4)times a week in Kent,King County,Washington, RENTON LAND USE
and it is now and during all of said time was printed in an office maintained HEARING EXAMINER AT
at the aforesaid place of publication of said newspaper.That the Renton HIS' REGULAR MEETING
Record-Chronicle has been approved as a legal newspaper by order of the IN THE COUNCIL CHAM-
Superior Court of the County in which it is published,to-wit,King County, -BERS, CITY HALL, RE-
NTON,WASHINGTON,ON
Washington.That the annexed is a Notice of Public • DECEMBE'R 13, 1977, AT
9:00 A.M. TO CONSIDER
THE FOLLOWING PETI-
Flc�.x',�.K�g TIONS:
i. RICHARD M. MOE,
APPLICATION. FOR
as it was published in regular issues(and SPECIAL PERMIT TO
not in supplement form of said newspaper) once each issue for a period CONSTRUCT 30 UNIT
CONDOMINIUM IN R-2
and R-3 ZONES,File No.
SP-097-77;'property lo-
of 1 consecutive issues,commencing on the - cated at 1814 Grant•"
• Avenue: •
...2 day of December ,19,7•7•,••,and ending the
2.R.J.FENTON,APPLI- •
CATIONS FOR TWO-
i LOT:SHORT PLAT AP-•
-PROVAL, EXCEPTION •-
day of 19 both dates • 'TO'SUBDIVISION OR- •
inclusive, and that such newspaper was regularly distributed to its sub DINANCE REGARDING
scribers during all of said period. That the full amount of the fee ACCESS,AND WAIVER
. • •OF OFF-SITE IM-
charged for the foregoing publication is the sum of •$ PROVEMENTS; Files
25•62 which No. 099-77, E-103-77,
has been paid in full at the rate of per folio of one hundred words for the and W-104-77; property •••
first insertion and per folio of one hundred words for each subsequent : located on N.E.. 28th 1- .
insertion. . . Street'in-the vicinity of "
M "the Renton City Limits at
rr t I -�N (L •• 116th Ave:S.E.•
l• ' :l .Q.c _. Cw�. Q • , •Legal descriptions of ap-
t r plications-.noted,above-"are:.,
Ci.:►ief Clerk on file'in'the Renton'Plan
ping Department.. - .
ALL`INTERESTED.PER.--
Subscribed and sworn to before me this 2 day of SONS TO SAID PETITIONS
ARE INVITED TO BE PRE-
December , SENT•;•AT -THE.'PUBLIC
19 77 J ;HEARING ON.DECENIBER •
13, 1977,AT.'9:00 AM:TO:
ai/; / ' ° EXPRESS"::THEIR OPI-
• Notary Public" i and for the State of Washin on, GNORDON Y. ERICKSEN
residing at Kent, King C unty. RENTON PLANNING .
- - DIRECTOR"
Published in The Renton
?:
—Passed by the Legislature,1955,known as Senate Bill 281,effective June
Record-Chronicle De-
9th, 1955. cember 2, 1977. R4696
—Western Union Telegraph Co. rules for counting words and figures,
adopted by the newspapers of the State.
(/' I • - 1,e,;,:z"./-
PLANNING DEPARTMENT
PRELIMINARY REPORT TO HEARING EXAMINER
PUBLIC HEARING
DECEMBER 13 , 1977
APPLICANT : R. J . FENTON
FILE NO. : 099-77 ; SHORT PLAT , W-104-77 ; WAIVER OF OFF-SITE
IMPROVEMENTS , AND E-103-77 ; EXCEPTION TO THE SUB-
DIVISION ORDINANCE
A. SUMMARY OF REQUEST :
Applicant requests approval of a proposed two-lot short plat
with . an exception to allow access to the public 'street via a .
pipestem portion of each proposed lot ; together with a request
for the waiver of certain off-site improvement requirements .
B . GENERAL INFORMATION :
1 . Owner of Record : B.ILLIE C . FENTON
2. Applicant : R . J . FENTON
3 . Location : Property located near the east end
of the approved portion of N . E . 28th .
Street on the north side of said
street.
4. Legal Description : A detailed legal description is
available on file in the Renton
Planning Department .
5 . Size of Property : Approximately 5 . 7 acres .
6 . Access : Via N . E . 28th Street
7 . Existing Zoning : G-7200 ; General Classification District
Single Family Residential .
8. Existing Zoning G-7200 ; General _Classification District ,
in the Area,: • P- 1 ; Public Use District ,
G ; General Classification District , and
GS-1 ; General Classification District.
9 . Comprehensive Single Family Residential and Greenbelt.
Land Use Plan :
10. Notification : The applicant was notified in writing
of the hearing date . Notice was properly
published in the Record-Chronicle and
posted in three places on or near the
site. as required by City ordinance .
Notice was distributed to the surrounding
property owners .
C. PURPOSE OF REQUEST :
To subdivide the property and to allow for construction of two single
family residential structures .
D. HISTORY/BACKGROUND :
The subject site was annexed to the City of Renton on May 26 , . 1960
by 'Ordinance No. 1828. The subject site is directly above the May
Creek ravine area and is adjacent to properties proposed to be a
portion of the King County May Creek Park .
!Th
PLANNING DEPARTMENT ,
PRELIMINARY REPORT TO HEARING EXAMINER
PUBLIC HEARING OF DECEMBER 13 , 1977
PAGE TWO
RE : R. d. FENTON ; SHORT PLAT , WAIVER OF OFF-SITE IMPROVEMENTS ,
AND EXCEPTION TO THE SUBDIVISION ORDINANCE
E. PHYSICAL BACKGROUND :
1 . Topography : The majority of proposed Parcel ' A ' is relatively
level except for the northeasterly corner which drops off
steeply into the May Creek ravine area . Proposed Parcel ' B '
is mostly steep hillside area with a slope . averaging approxi -
mately 50% . The steepness of the majority of the subject
site makes future development on the site and in the area
extremely difficult .
2 . Soils : Indianola loamy fine sand (InC ) . Permeability is
rapid , available water capacity is moderate , run-off is slow
to medium , and erosion hazard is slight to moderate . Septic
tank drain field suitability is slight and moderate . If
slope is more than 8% , could be possible pollution hazard . This
soil is used for timber and for urban development . The steep
hillside areas of the subject site consists of Alderwood and
Kitsap soils (AkF) , drainage and permeability vary , run-off
is rapid to very rapid and the erosion hazard is severe to
very severe , the slippage potential is severe . The suitability
for septic drain fields is severe due to the extreme slope .
These soils are usually used for timber .
3 . Vegetation : The majority- of the site is steep slope and is in
a natural heavy northwest woodland character.
4 . Wildlife : The existing vegetation 'of the site may provide for
some habitat for birds and small mammals native to the area as
well as certain other animals such as deer , racoon and other
woodland type animals.
5 . Water : No surface water or streams are apparent on the subject
site , however , the site is directly above the existing May
Creek area . All drainage would naturally flow down the ravine
towards May Creek .
6 . Land Use : Existing single family residences are located on
either side of the proposed pipestem to Parcels 'A ' and ' B ' .
Other single family residences are located on both north and
south side of N . E . 28th Street . Recently , homes have been
constructed on the south side of N . E . 28th Street directly south
of the subject site as a result of previously approved short
plat. The area north of the subject site is within the May
Creek ravine area and is generally undeveloped wooded property
together with sparcely developed single family residential uses .
F. NEIGHBORHOOD CHARACTERISTICS :
The site is within an area of single family residential homes
which are located on the edge of the area consisting of the May
Creek ravine and stream which are heavily wooded and are in a
relatively natural condition . Much of this area is undevelopable
due to slope conditions , flooding , and lack of sanitary sewers and
access .
G. PUBLIC SERVICES :
1 . Water and Sewer : An existing water main approximately three
inches or smaller is located along N . E . 28th Street. An existing 8"
sanitary sewer is located along N . E . 27th Street approximately
400 feet south of the subject site .
i
(/ '' PLANNING DEPARTMENT
PRELIMINARY REPORT TO HEARING EXAMINER
PUBLIC HEARING OF DECEMBER 13 , 1977
PAGE THREE
RE : R. J . FENTON ; SHORT PLAT , WAIVER OF OFF-SITE IMPROVEMENTS ,
AND EXCEPTION TO THE SUBDIVISION ORDINANCE
2 . Fire Protection : Provided by the Renton Fire Department and
subject to City of Renton Ordinance requirements , See attached
Fire Department comments ,
3 . Transit : Metro Transit Route 42 operates along N , E , 27th Street
approximately 400 feet south of the subject site .
4 . Schools : Kennydale Elementary School is located approximately
one-quarter mile west of the subject site . McKnight Junior
High School is located approximately one mile south of the
subject site and Hazen High School is located approximately
three miles south and east of the subject site .
5 . Parks : The. subject site is directly adjacent and south of the pro-
posed King County May Creek Park . Kennydale Lions Park is
located approximately one-half mile south and west of the subject
site.
H . APPLICABLE SECTIONS OF THE ZONING CODE :
1 . Section 4-729 ; G , General Classification District .
2 . Section 4-706 ; R-1 , Residence Single Family .
I . APPLICABLE SECTIONS OF THE COMPREHENSIVE PLAN OR OTHER
OFFICIAL CITY DOCUMENTS :
1 . Renton Subdivision Ordinance :
( a ) Section 9-1105 , Plat Requirements for Short Subdivisions
( b ) Section 9-1108 , Plat Improvements and Development
Standards
( c ) Section 9-1109 , Exceptions
2 . Land Use Report , 1965 , Residential , page 11 and Objectives ,
pages 17 and 18.
3. Policy Statement , Comprehensive Plan , Renton Urban Area , 1965 .
4. Subdivision of Land , pages 5 and 6 .
J . IMPACTS ON NATURAL SYSTEMS :
The proposed plat will allow for low density residential development .
The primary impacts of this development are related to impacts on
the existing steep wooded hillside areas and the effects from the
proposed septic tank drainfields on water quality within the May .
Creek basin .
K. SOCIAL IMPACTS :
Relatively. minor.
L . ENVIRONMENTAL ASSESSMENT/THRESHOLD :
Pursuant to the City of Renton ' s Environmental Ordinance and State
Environmental Policy Act of 1971 as amended (RCW 43 . 21C ) , this
project is exempt from the Threshold Determination and Environmental
Impact Statement process .
M. ADDITIONAL INFORMATION :
A vicinity map and site map are attached .
PLANNING DEPARTMENT
PRELIMINARY REPORT TO HEARING EXAMINER
PUBLIC HEARING OF DECEMBER 13 , 1977
PAGE FOUR
RE : R. J . FENTON ; SHORT PLAT , WAIVER OF OFF-SITE IMPROVEMENTS ,
AND EXCEPTION TO THE SUBDIVISION ORDINANCE
N . AGENCIES/DEPARTMENTS CONTACTED :
1 . King County Parks Department
2 . King County Health Department
3 . City of Renton Utilities Division
4. City of Renton Traffic Engineering Division
5 . City of Renton Engineering Division
6 . City of Renton Fire Department
7 . City of Renton Building Division
Copies of certain memoranda are attached .
0. PLANNING DEPARTMENT ANALYSIS :
1 . The proposal is consistent with the minimum lot size of the
G-7200 zone , (7200 square feet minimum lot size) . Proposed
Lot ' A ' = . 85 acres ; Lot ' B ' = , 5 . 9 acres .
2 . Although a majority of Lot ' A ' is relatively level ,, Lot ' B '
consists, almost entirely of wooded steep slopes . This con-
dition creates serious problems for safe and suitable develop-
ment , and hinders the proper functioning of septic tank
drainfields .
3 . The portion of the Comprehensive Plan , Land Use Report , 1965 ,
dealing with residential development (page 11 ) states that
"The successful utilization 'of land for low density resi -
dential development will depend on the availability of easily
accessible areas which, are relatively free of recurring or
potential hazards such as floods , slides , and land subsidence . "
The sloped conditions and soils on Parcel ' B ' appear to
warrant consideration in this case .
4. Although the proposed pipestem lots are not unacceptable as
indicated it appears that given the abovementioned conditions
Lot ' B ' is highly questionable as an appropriate building
site . Any structure constructed on this parcel would require
a 20 foot front yard setback from the rear line of the adjacent
property to the south . This would place the structure over
the brink of the steep hillside . However , if the applicant
merely wishes to segregate the unusable portions of the property
from the usable , an alternative would be to apply for current
use (open space) taxation. . Lot ' A ' appears to be physically
suitable for a building site . The existing 60 foot width along
N . E . 28th Street is suitable for a standard 50 foot residential
street . However , because of the existing topographical con-
ditions Section 9- 1109 A . , B . , and C . would apply to the
exception request .
5 . N . E . 28th Street is an existing partially improved right-of-way ,
which consists of a total 30 feet. in width . The improved
portion of th'e roadway terminated approximately 100 feet east
of the proposed easterly pi'pestem. However , the right-of-way
extends over the brink of the steep hillside to the section
corner . This street would generally be considered a half-street
according to present subdivision standards .
6 . The applicant proposes septic tanks in-lieu-of connection to
the existing sanitary sewer within N . E . 27th Street approximately
400 feet south of the subject site . The property along the south'
side of N . E . 28th Str'ee.t directly south of the subject site was
subdivided , and has connected to the existing sewer ,, water , and
storm sewer within N . E . 27't'h Street (Section 9-1108. 1.4 . A. ) an
easement across private property would need to be procured , or an
extension from Aberdeen Avenue N . E . and N . E . 27t'h Street provided..
/
PLANNING DEPARTMENT
PRELIMINARY REPORT TO HEARING EXAMINER
PUBLIC HEARING OF DECEMBER 13 , 1977
PAGE FIVE
RE : R. J . FENTON ; SHORT PLAT , WAIVER OF OFF-SITE IMPROVEMENTS ,
AND EXCEPTION TO THE SUBDIVISION ORDINANCE
7 . The existing water line within N . E . 28th Street is three
inches or smaller. This is inadequate for new residential
construction and according to the requirements of the
Utilities Division and Fire Department would require
upgrading to an eight inch, main across the full frontage
of the subject site together with the provision of a fire
• hydrant.
8 . The preliminary soils report indicates that there may be
problems related to septic tank suitability on the steep
slopes . This would be particularly critical for Lot ' B ' .
The Building Division has indicated a need to provide a
preliminary septic tank approval from King County Health
Department.
9 . Off-site improvements do not exist along N . E . 28th Street .
However , recent City Council policy has been to install
such improvements whenever possible . The Engineering Design
Division has indicated that it is possible, to establish
grade and install these improvements , and has so- recommended .
P . PLANNING DEPARTMENT RECOMMENDATIONS :
Recommend approval of the proposed short plat and exception based
on the above analysis subject to ;
1 . Provision of proper utilities and fire hydrant per Public
Works Department , Fire Department , and ordinance requirements .
2 . Planning Department approval of proposed building locations
prior to commencing clearing or grading on the site .
3 . . Conformance, with all other subdivision ordinances , building
codes , and Health Department requirements .
The request for waiver of off-site improvements is denied per the
Engineering Division ' s recommendation and the requirements of
Section 9-1105 . 6 . B . These requirements must be provided prior
to filing the short plat (Section 9-1105 . 7 and . 8) .
ROUTE SCHEDULE
PLANNING DEPARTMENT DATE ROUTED //7/j/7l
PLEASE REVIEW THIS APPLICATION FOR:
REZONE MAJ PLAT
SITE APPROVAL RAT faun() HORT PLA
SPECIAL PERMIT WAIVER
SHORELINE MANAGEMENT
PERMIT OR EXEMPTION •
AND RETURN TO TH •PLANNING DEPARTMENT
WITH1ANY S YOU MIGHT HAVE , BEFORE_//,LV/ 77
iN W111-11.10•9Gr'
SIGNATURE •
OR
INITA DEPARTMENT APPROVAL DENIAL DATE
BUILDING //33-- )
11,
• W .RAFFI"'C ENJ„..) L� /,h./77
ENGINE'ERINS2 1ileeb7
/ . r;..
HEALTH
REVIEWER ' S COMMENTS OR APPROVAL CONDITIONS :
/ �EL1�I,cJla2� �S�`f'i 1L 64 LIAL J +-i..L.-13
ei tf.1 iaC ( /I (0, S rot_. hi �...T.•-IG./£._
PLEASE SIGN THE E . I .W . :
ROUTE SCHEDULE
PLANNING DEPARTMENT DATE ROUTED ///q/77
PLEASE REVIEW THIS APPLICATION FOR:
REZONE MAJOR PLAT
SITE APPROVAL SHORT PLAT
SPECIAL PERMIT WAIVER
SHORELINE MANAGEMENT
PERMIT OR EXEMPTION Kj /y A) ( 4I1/CI'I Of off:-SITE
AND RETURN TO THE PLANNING DEPARTMENT
WITH ,ANY COMMEsNTSI YOU MIGHT HAVE , BEFORE_ J/ 7
I r.9 ►Ti N!-
SIGNATURE
OR
INITAL DEPARTMENT APPROVAL DENIAL DATE
1/23�71
C I TRAFFIC E /4/2/77
pGINEER LA )/ ael?? •
HEALTH
CT— E0-iiCme.5...
j` REVIEWER ' S COMMENTS OR APPROVAL CONDITIONS :
c -c- S � T� i ham-,p ✓-e eel r L ?j,1.4.i v-e
\_ - --. � I: i:�:.:i1t,t•� C• _!:.;>T „� ram . "-1 4cCi{i.g , I' -�� (-••c �,4G.�f.
PLEASE SIGN THE E . i .W . :
ROUTE SCHEDULE
PLANNING DEPARTMENT DATE ROUTED /(,0 77
PLEASE REVIEW THIS APPLICATION FOR:
REZONE MAJOR PLAT
SITE APPROVAL • SHORT PLAT
SPECIAL PERMIT WAIVER
SHORELINE MANAGEMENT
PERMIT OR EXEMPTION Kir Ut/y E.0 Jc&i FOX,
p T gist nor
AND RETURN TO THE PLANNING DEPARTMENT
WITH ANY COMMENTS) YOU MIGHT HAVE , BEFORE_ // 77
SIGNATURE
OR
INITAL • DEPARTMENT APPROVAL DENIAL DATE
BUIL , NG //z3 --21
RAFFIC ENG
ENGINErERIN ✓ ///ZP/? 7
(FIRE Ica- 77
HEALTH
REVIEWER ' S COMMENTS OR APPROVAL CONDITIONS :
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ate. SUBSECT SITE
SHORT PLAT - EXCEPTION TO SUBDIVISION ORDINANCE - WAIVER OF OFF-SITE IMPROVEMENTS:
R. J. FENTON, APPLICATIONS FOR TWO-LOT SHORT PLAT APPROVAL, EXCEPTION TO SUBDIVISION
ORDINANCE REGARDING ACCESS, AND WAIVER OF OFF-SITE IMPROVEMENTS, Files No. 099-77,
E-103-77, and W-104-77; property located on N.E. 28th Street in 'the vicinity of the
Renton city limits at 116th Avenue S.E.
APPLICANT R. J . FENTON TOTAL AREA ±5. 7 acres
PRINCIPAL ACCESS . N . E,. 28th Street ,
EXIST ING ZONING G=7200
EXISTING USE Vacant.
PROPOSED USE Single Family Residential
COMPREHENSIVE LAND USE PLAN Greenbelt and Single Family
COMMENTS
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• 0.sceprioN NO. e../03-11
WAIVele. No. 14- 104'17
{7 ® THE CITY OF RENTON
z o MUNICIPAL BUILDING 200 MILL AVE. SO. RENTON,WASH. 98055
�' CHARLES J. DELAURENTI , MAYOR • PLANNING DEPARTMENT
O Q- 238-2550
4)4h.. SEPI�' '
December 2 , 1977
R. J . Fenton
11451 S . E . 89th Place
Renton , Washington 93055
RE : NOTICE OF APPLICATION ACCEPTANCE
AND PUBLIC HEARING DATE FOR APPLICATIONS FOR TWO-LOT
SHORT PLAT APPROVAL, EXCEPTION TO SUBDIVISION ORDINANCE
REGARDING ACCESS, AND WAIVER OF OFF-SITE IMPROVEMENTS;
Files No. 099-77, E-103-77, and W-104-77; property located
on N.E. 23th Street in the vicinity of the Renton
City Limits at 116th Avenue S.E.
Dear Mr. Fenton :
The Renton Planning Department formally accepted the above
mentioned application on November 22 , 1977 . A public
hearing before the City of Renton Hearing Examiner has been
set for December 13 , 1977 at 9.: 00 a . m.
Representatives of the applicant are asked to be present .
All interested persons are invited to attend the hearing .
If you have any further questions , please call the Renton
Planning Department , 235-2550.
Very truly yours ,
Gordon Y . Ericksen
Planning Director
By
icnae L . . 1 n
Associate P anner
M.L S :w r
cc : Seattle-King County Health Dept.
King County Park Dept.
ROUTE SCHEDULE
PLANNING DEPARTMENT DATE ROUTED Hi/7Pb/
- PLEASE REVIEW THIS APPLICATION FOR:
REZONE MAJ PLAT
- SITE APPROVAL R.�, ram() HORT PLA
SPECIAL PERMIT WAIVER
SHORELINE MANAGEMENT
PERMIT OR EXEMPTION .
AND RETURN TO THE PLANNING DEPARTMENT
WITHIANY COMMEN1 J YOU MIGHT HAVE , BEFORE 20,07
iN 14 �t.1Tl 9
SIGNATURE
. OR
INITA DEPARTMENT APPROVAL DENIAL - DATE
BUILDING X" e//a-3-7)
_ d TRAFFIC ENG L,-- /��. 172
E N G I E E R I N ii,/?.f/7 7
--\ ' FIR ion-- - -77
HEALTH
1✓1-- OnLIrie;C it-z2-/i
REVIEWWER ' S COMMENTS OR APPROVAL CONDITIONS :
/, L/AA/AJAR%1 S? 'c 04PPv201,°AL- ZAzi-LA .Vj ��
.>. 17-I Q -,mil S S' waTiiv(_ HAL -, A C rtaSS rut-. r-,,L-0,...r46./�
\ (2\4-
PLEASE SIGN THE E . I .W . :
. . W - ,o 71
CITY OF RENTON
10/, SHORT PLAT PLAT , t9[� CATION FILE NO. 0 9. --77
• , MAJOR PEAT (7-6F
li , DATE REC' D. '%'43/47
TENTATIVE REC% ® APPLICATION FEE $ / 9
PRELIMINARY ENVIRONMENTAL
I NOV 10 W7 ,or: REVIEW FEE $
FINAL 9 ,/
'C r,��''/ ECEIPT NO. fit Z� �35�n�n�/
9� ��� S M NO.
"NG DE1' PUD NO.
l
APPLICANT TO COMPLETE ITEMS�1 THROUGH 7 :k.1. Plat Name & Location J. AIT04/ I7I47 T
r� g S71�O+C Zoning G 200
2 . No. Lots 1G Total Acreage 7
3 ., Owner 12.✓ # 1AJ7OAJ Phone Z s 4 -7S 7r
Address //46) SS. 8 7 0476(17111.4 1 'umtoy9tro5s
5 . Underground Utilities : Yes No Not Installed
Telephone ( ) ( 0. ) ( ) •
Electric ( ) ( ! ) ( )
Street Lights • ( ) ( ✓ ) ( )
Natural Gas ( ) ( ) ( )
TV Cable ( ) - ( ✓) ( )
6 . Sanitation & Water:'
( ✓ ) City Water ( ) Sanitary Sewers
( ) Water District No . ( ) Dry Sewers-
( ) Septic Tanks
7 . Vicinity and plat maps as required by Subdivision Ordinance.
8 . DATE REFERRED TO:
ENGINEERING PARKS
BUILDING HEALTH
TRAFFIC ENG. STATE HIGHWAY
FIRE COUNTY PLANNING
BD. PUBLIC WORKS OTHER
9 . STAFF ACTION:
TENTATIVE PLAT APPROVED DENIED
APPEALED EXPIRED
•
10. LAND USE HEARING EXAMINER'S ACTION:
SHORT PLAT APPROVED DENIED
PRELIMINARY PLAT APPROVED DENIED
FINAL PLAT APPEALED EXPIRED
11 . CITY COUNCIL ACTION:
PRELIMINARY PLAT APPROVED DENIED
FINAL PLAT APPEALED EXPIRED
12 . DEFERRED IMPROVEMENTS :
DATE DATE BOND NO. AND
TYPE ' - GRANTED EXPIRES AMOUNT
•
Plannin.J Dept .
Ray. �1 /77
� S
AFFIDAVIT
•
•
•
If , being duly sworn, declare that I
am the" owner of the property involved in this application and that the
foregoing statements and answers herein contained and the information
herewith submitted are in all respects true and correct to the best of
my knowledge and belief.
Subscribed and sworn before me
•
this/9 7,14 day of AM.,1,,,/".6,047 , 19
Notary ublic in and for the State of
Washingt n, residing at 41„/ 7 .
,e(
2/2 e— -YZ -
Name of Notary Public) (S 'gnature . of Owner) •
. �A/ 1 .�. �/�f�i Ire/
(Address) (Address) .
•
City) (State)
•
•
• (Telephone)
•
•
•
(FOR OFFICE USE ONLY) •
CERTIFICATION
This is to certi e foregoing application has been inspected by me
and has been f nce o /,t\rough and complete in every particular and to
. conform to th RAul = 1�1 \;tions of the Renton Planning Department_pplication .
NOV •
10 1977
Date Receive R , 19 By:
!/VG DE?P
Renton Planning Dept .
2-73
NOTICE OF PUBLIC HEARING
RENTON LAND USE HEARING EXAMINER
RENTON, WASHINGTON
A PUBLIC HEARING WILL BE HELD BY THE RENTON LAND USE HEARING EXAMINER
AT HIS REGULAR MEETING IN THE COUNCIL CHAMBERS , CITY HALL , RENTON ,
WASHINGTON , ON DECEMBER 13 , 19 77 , AT 9 : 00 A. M . TO CONSIDER
THE FOLLOWING PETITIONS :
1 . RICHARD M. MOE , APPLICATION FOR SPECIAL PERMIT
TO CONSTRUCT 30 UNIT CONDOMINIUM IN R-2 AND R-3
ZONES , File No. SP-097-77 ; property located at
1814 Grant Avenue .
,( 2 . R. J . FENTON , APPLICATIONS FOR TWO-LOT SHORT
PLAT APPROVAL , EXCEPTION TO SUBDIVISION
ORDINANCE REGARDING ACCESS , AND WAIVER OF
OFF-SITE IMPROVEMENTS ; Files No. 099-77 ,
E- 103-77, and W- 104-77 ; property located
on N . E . 28th Street in the vicinity of the
Renton City Limits at 116th Ave . S . E .
Legal descriptions of applications noted above are on
file in the Renton Planning Department.
ALL INTERESTED PERSONS TO SAID PETITIONS ARE INVITED TO BE PRESENT AT
THE PUBLIC HEARING ON DECEMBER 13 , 1977 , AT 9 : 00 A. M. TO
EXPRESS THEIR OPINIONS .
GORDON Y . ERICKSEN
PUBLISHED December 2 , 1977 RENTON PLANNING DIRECTOR
CERTIFICATION
I , Michael L . Smith , HEREBY CERTIFY THAT THREE COPIES
OF THE ABOVE DOCUMENT WERE POSTED BY ME IN THREE CONSPICUOUS PLACES
ON THE PROPERTY DESCRIBED ABOVE AS PRESCRIBED BY LAW .
ATTEST: Subscribed and sworn
to before me , a Notary Public ,
on theQ day of 11)co.li\.71
19 Z-1 SIGNED e
\'` n J J (�i1, �'�l f ,II
AFFIDAVIT OF SERVICE BY MAILING
•
State of Washington)
County of King )
Marilyn J. Petersen , being first duly sworn, upon
oath disposes and states:
That on the 21st day of December , 1977 , affiant
deposited in the mails of the United States a sealed envelope
containing a decision or recommendation with postage prepaid,
addressed to the parties of record in the below-entitled
application or petition.
i/
071
Subscribed and sworn this .-',1/ day of,xte ,„Alezj
19 y7 .
Notary Public in and for the State'
of 'Washington, residing at Renton
Application, Petition or Case: R. J. Fenton, Short Plat 099-77, w-104-77
E-103-77
(The mi.nu,tee contain a tbs.t ofi the pcuutizo os n.econ.d)
December 21, 1977
OFFICE OF THE LAND USE HEARING EXAMINER
•
CITY OF RENTON
.REPORT AND RECOMMENDATION.
APPLICANT: R. J. Fenton FILE NO. Short Plat 099-77
W-104-77
E-103-77
LOCATION: Property located near the east end of the approved portion
of N.E. 28th Street on the north side of said street.
SUMMARY OF REQUEST: Applicant requests approval of a proposed two-lot short plat
with an exception to allow access to the public street via
a pipestem portion of each proposed lot, together with a
request for the waiver of certain off-site improvement
requirements.
SUMMARY OF ACTION: Planning Department Recommendation: Approval of short plat
and exception subject to conditions; denial of waiver.
Hearing Examiner Decision: Approval of short plat and waiver
subject to conditions; denial of exception. .
PLANNING DEPARTMENT The Planning Department staff report was received -by the
REPORT: Examiner on December 6, 1977.
•
PUBLIC HEARING: After reviewing the Planning Department report, examining
available information on file with the application, and
• field checking the property and surrounding area, the
Examiner conducted a public hearing on the subject as
follows:
' The, hearing was opened on December 13, 1977 at 10:40 a.m. in the Council Chambers of
the Renton Municipal Building. .
•
Parties wishing to testify were sworn.
It was reported that the Hearing Examiner and. the applicant had received and reviewed
the Planning Department report, and the report was entered into the record as Exhibit #1.
Michael Smith, Planning Department, reviewed Exhibit #1 and entered the following
additional exhibits into the record:
. Exhibit #2: King County Assessor's Map
•
Exhibit #3: Short Plat Map •
Exhibit #4: Letter from Kenneth J. Oyler, Engineer,
dated November 10, 1977, request for
waiver of off-site improvements.
Mr. Smith reported two revisions in Exhibit #1. In Item 0.1, Lot B is designated as
5.9 acres in size which Mr. Smith corrected to 4.7 acres. Also in Item P.2 approval
by the Building Division.was added to provide approval of proposed building locations
prior to commencing clearing or grading on the site.
The Examiner asked the applicant if he concurred in Exhibit #1. Responding was:
R. J. Fenton •
11451 S.E. 189th Place
Renton, WA 98055
Mr. Fenton indicated noncurrence with certain items in the report. He reported that his
purpose in requesting the short plat was to. exclude the hillside area from the mortgage
at the time of loan application. He objected to requirements in .Item P.1 for provision
of a fire hydrant because of the existence of a hydrant directly across the street from
the pipestem lot and entered a photograph of the facility which was labeled Exhibit #5.
Regarding requirements of the Utilities Division and Fire Department. for an 8-inch water
• main across the full frontage of the subject site, Mr. Fenton asked for clarification
from the Planning Department. Mr. Smith indicated that although the recommendation was
unclear, he felt that from a realistic standpoint the water main would be required only
along the frontage of the pipestem lot. Mr. Fenton agreed that a water main would not
it
Short Plat 099-77 Page Two
W-104-77
E-103-77
be feasible on Lot B because the property would be unusable until the May Creek sewer
is installed. He also reported that at the time of purchase of they property in August,
1977, an agreement for temporary water service existed between the previous owner and
the city water department for the entire site, and since he desired to retain the property
in two separate parcels, he had asked for cancellation of the permit which had not occurred
to date. He submitted a title insurance policy which was labeled Exhibit #6 and the
application for septic tank, labeled Exhibit #7. •
Regarding the request for waiver of off-site improvements, the applicant reported that
because ditches or culverts are not provided along N.E. 28th Street under driveways the
installation of curbs, gutters and sidewalks would create a problem for drainage and
water runoff. He submitted a photograph depicting existing water runoff problems on
N.E. 28th Street, which was labeled Exhibit #8. Mr. Fenton advised that off-site
improvements had not been required in construction of other new homes in the area and
objected to the recommendation imposed in his application.
The Examiner asked for testimony in support of the application. There was no response.
The Examiner asked for testimony in opposition to the application. Responding was:
Dale Oster
2300 N.E. 28th Street
Renton, WA 98055
Mr. Oster indicated his opposition to the request and inquired about the provision of
water service to Lot A. The Examiner advised that the recommendation required the lines
to be installed from N.E. 27th Street to N.E. 28th Street and extended to the pipestem
area in the southern part of Lot A at the expense of the applicant. Mr. Oster inquired
about city restrictions on installation of septic tanks in the subject area and noted
that new homes on the south side of N.E. 28th Street have connected to a sewer line
from N.E. 27th Street. Mr. Smith indicated that the subject homes were part of a plat
which retained a sewer easement to N.E. 27th Street and that no moratorium currently
existed on installation of septic tanks. The Examiner advised that approval by King
County would be required for such installation on the subject property.
In response to Mr. Oster's concern regarding the condition of the roadway and the
proposed driveway, the Examiner advised that the ordinance required a minimum 10-foot
paved driveway. Mr. Oster inquired about placement of the proposed structure, and the
applicant reported plans to construct a home on the rear half of Lot A directly east
and 20 feet from Mr. Oster' s property line. Mr. Oster expressed concern regarding the
proximity of the proposed home to the existing cliff on the property because of previous
erosion due to removal of trees. The Examiner advised that the building location would
be approved by the Planning and Building Departments which may require soils studies.
The Examiner asked for further testimony in opposition to the request. Responding was:
Rebecca Oster
2300 N.E. 28th Street
Renton, WA 98055
Mrs. Oster reported low water pressure in the area and inquired about provision of
water lines. The Examiner reiterated Utility Division recommendations for installation
of an 8-inch water line to the property.
The Examiner asked the applicant for final comments. Mr. Fenton advised that three
homes owned by the King County Parks Department on the north side of the property were )
presently served by a 3-inch Renton Water District water line running through the subject
property although no easement had been deeded for that purpose by the property owner.
He also indicated that both King County and the Renton Water District had been contacted
regarding this situation. It was agreed that the Examiner and the Planning Department
would research the matter.
Mr. Fenton objected to a requirement to blacktop the driveway and indicated preference
for a gravel surface to properly design the driveway to facilitate retention of existing
trees on the site. The Examiner advised that any variance from the requirements of the
Subdivision Ordinance for driveway surface would be under the jurisdiction of the Board
of Adjustment. Mr. Smith noted that the surfacing was required to eliminate mud and
noise and felt the requirement was appropriate.
In response to the Examiner's inquiry regarding the relationship of the terrain on Lot B
to N.E. 28th Street, Mr. Fenton indicated that when N.E. 28th Street is extended access
was possible to the existing three terraces on Lot B, but because of previous erosion,
soils would be required to be tested prior to construction.
•
Short Plat 099-77 Page Three
W-104-77
•
E-103-77
The Examiner asked Mr. Fenton if problems with existing septic tanks in the area had
occurred. Mr. Fenton indicated that no problems had occurred. In response to the
Examiner's inquiries regarding proposals for restrictive covenants and survey of the
property, Mr. Fenton indicated that covenants were not proposed and a survey has not yet
been made. In response to other inquiries by the Examiner, Mr. Fenton reported that he
was amenable to participation in an LID for future off-site improvements on N.E. 28th
Street and that a permit for a septic tank would not be acquired until application for
a building permit is made.
In response to the Examiner's inquiry regarding revision to the Planning Department
recommendation if N.E. '28th Street were extended, Mr. Smith indicated that according
to strict interpretation of the ordinance, Lot B would have proper frontage on a public
right-of-way without a pipestem lot which would not create as much effect on the future
of the area. He noted that because of existing plateaus on Lot B it was questionable
Whether the area could be developed beyond the existing hillside with removal of
vegetation creating additional erosion and problems in the May Creek area. The
Examiner asked Mr. Smith if the Utilities Division and the Fire Department may not have
been aware of the existing fire hydrant adjacent to the subject property: Mr. Smith
indicated that the possibility exists since the hydrant seems proximate to the site.
He noted that negative visual effects of an existing home in the area being built with
used lumber. should be reviewed by the Building Division because of its detrimental
appearance in the neighborhood.
Regarding the subject of driveway paving, Mr. Smith felt that a possibility exists to
provide only one driveway to Lot A and noted that the Examiner has the authority to
amend that requirement of the ordinance. He referred to Item 0.4 which reviews the
possibility of applying for open• space taxation relief for Lot B because of the physical
unsuitability for building purposes on the site. He also indicated a recommendation for
restrictive covenants on the development of Lot B to resolve extreme environmental
problems and to• impose requirements for sewers prior to development according to
Section 9-1108.19. Mr. Fenton indicated his objection to requirements for restrictive
covenants and noted that if application for a short plat had not been made covenants
would not be required. Mr. Smith also recommended elimination Of the pipestem
configuration because of the existence of sufficient frontage on a public street on
Lot B. Mr. Fenton questioned the effect of the revised recommendation for elimination
of a pipestem lot on the acreage requirement for application for open space taxation,
and Mr. Smith indicated that Lot B would be required to be measured to analyze the
eligibility of the property for the tax relief. Discussion then ensued between the
Examiner and Mr. Smith regarding possible revisions to the lot configuration; proposed
access and easements on the site. Mr. Fenton reiterated his request for elimination
of the requirement for blacktop surface on the driveway and felt that it would not
contribute to the appearance of the property.
The Examiner asked for further comments. Since there were none, the hearing on
Item #Short Plat 099-77, W-104-77 and E-103-77 was closed by the Examiner at 11:35 a.m.
FINDINGS, CONCLUSIONS & RECOMMENDATIONS: Having reviewed the record in this matter, the
Examiner 'now makes and enters the following:
FINDINGS:
. 1. The request is for approval of a two-lot short plat, waiver of off-site improvements
and exception to the Subdivision Ordinance. •
2. The Planning Department report accurately sets forth the issues, applicable policies
and provisions, findings of.fact, and departmental recommendations in this matter
and is hereby attached as Exhibit #1 and incorporated in this report by reference
as set forth in full therein.
•
3. Pursuant to the City of Renton's Environmental Ordinance and the State Environmental
Policy Act of 1971, as •amended by R.C.W. 43.21.C. , the .proposal was determined by
Gordon Y. Ericksen, responsible official, to be exempt from the threshold
determination and E.I.S. process.
4. Plans for the proposal have been reviewed by all city departments affected by the
impact of this development.
5. All existing utilities are available and in close proximity. •
6. The proposal is compatible with the required lot area. requirements of Section 4-706
and 4-729 of Title IV, Ordinance No. 1628, Code of General Ordinances.
1 .
Short Plat 099-77 Page Four
W-104-77
E-103-77
7. Restrictive covenants were not proposed. (Section 9-1105.3.B)
8. A survey has not been made of the property per Section 9-1106.3.H. (3) .
9. Off-site improvements have not been deferred per Section 9-1108.21.
10. A septic tank is proposed for Lot A. On January 29, 1976, a septic tank permit
(Exhibit #7) was approved by the King County Department of Public Health. The
property was purchased by the applicant in 1977, and a new permit application has
not been submitted to that department. (Section 9-1106.3.H. (4) .
11. Ownership has been documented in a copy of the title insurance policy, Exhibit #6,
(Section 9-1106.3.H. (6) ) .
•
12. No dedication of land is to occur (Section 9-1105.3.D and E) .
13. Access to the two lots is by two 30-foot pipestems of 120 feet in length. Lot A
has no other access possibility to N.E. 28th Street. Lot B, on the other hand,
abuts the N.E. 28th Street right-of-way east of the end of the existing street
pavement. The applicant testified that this alternative access is feasible
depending upon extension of N.E. 28th Street.
14. Section 4-706. (5) . (c) requires a minimum lot width of 50 feet.
15. N.E. 28th Street is a half-street with minimal improvements. The Engineering
Design Division is able to establish the grade for improvement of the street.
16. A fire hydrant, sewer line and 8-inch water line are located south and across
N.E. 28th Street from the property. The connection to the recommended sewer line
and 8-inch water line requires construction under the street and possibly an
easement over private property.
17. Lot B is predominantly a steep slope, but it contains three plateaus which may
support single family residences. However, any development on this parcel would
require severe restrictions which may render development infeasible.
18. The applicant expressed concern about an alleged "illegal" water line running
across the property. The matter was referred to the Utilities Division of the
Public Works Department (see attached memorandum) , and it was revealed that the
water service was temporarily granted by the previous property owner to serve_
another property.
19. A minimum of 5 acres is required for a current use taxation application. Lot B
is approximately 4.7 acres.
CONCLUSIONS:
1. The proposal conforms to the Comprehensive Plan, except that Lot B lies within the
greenbelt designation of the Comprehensive Plan Land Use Map. Development at this
time is proposed for)Lot A, but the physical constraints of Lot B may preclude its
development. All indications are that the map designation of greenbelt is appropriate
for Lot B.
2. Lot A contains approximately 37,026 square feet. One dwelling unit is proposed for;
this lot although approximately 4 units could be constructed on the lot if
subdivided according to the 7200 square foot lot area of the G-7200 zoning district
and using the pipestem area (60 feet) for a public street (50-foot minimum required) .
It appears that the applicant's proposed Lot A is in keeping with the character
of the immediate neighborhood north of N.E. 28th Street. Most lots west of the
site are lots considerably larger than 7200 square feet.
3. Alternatives exist to the pipestem configuration. The pipestem area (60 feet wide) ,
meets the minimum lot width (50 feet) requirement of G-7200 and 60-foot width of
Section 9-1108.23.F. (c) . If Lot A were to include all of the pipestem area, a
pipestem would by definition not exist. Access from the 60-foot pipestem area
would be for only one lot and access for additional lots would be through Lot B.
This seems to conform to the intent of the applicant, which is development of
Lot A with consideration of Lot B at some future date.
Or the pipestem area could be dedicated as public right-of-way for a cul-de-sac
for access to Lots A, B, and any other lots that might be created in the future.
The required right-of-way of 50 feet can be accommodated in the 60-foot pipestem
O
Short Plat 099-77 Page Five
W-104-77
E-103-77
area. To avoid impacting setbacks of adjacent residences the right-of-way can
be manipulated within the 60-foot pipestem area.
4. Relative to the requested exception to allow for pipestem lots, sufficient
flexibility exists in the property configuration to avoid the exception without
creating ". . .undue hardship. . . " (Section 9-1109.1) upon the applicant. More than
adequate lot area exists and the pipestem area could accommodate a public street
while providing enough area in Lot B to qualify for current use taxation. It
was not asserted that without the exception the application would be deprived of
the ". . .reasonable use or development. . ." (Section 9-1109.1.A) of the property,
either Parcel A or Parcel B. In fact, such deprivation does not exist in this
instances. The applicant did not contest that the exception was "necessary to
insure such property the rights and privileges enjoyed. . ." (Section 9-1109.1.B)
by adjacent or similar properties. No rights or privileges would be deprived
without the exception.
It is evident that the exception would ". . .not be detrimental to the public
welfare or injurious to other property. . ." (Section 9-1109.1.C) either adjacent
or in the vicinity. However, this would not alone constitute sufficient basis
for approval of the exception, since the purpose, per Section 9-1109.1, is to
address situations which may cause hardship to the applicant through strict
application of the subdivision ordinance. The applicant can without ". . .undue
hardship. . . " comply with the lot area, lot frontage and access requirements of
the ordinance.
For these reasons, the requested exception should be denied in lieu of pursuing
other configurations of the short plat which would meet the requirements of the
subdivision ordinance without unusual restrictions upon future subdivisions of
the property.
5. Section 9-1108.23.F. (2) requires that lots front a public street of 50 feet per
Section 9-1108.23.A. (5) . N.E. 28th Street does not meet this requirement. A
50-foot roadway within the pipestem area would satisfy this requirement and
possibly preclude improvement of N.E. 28th Street by the applicant. The applicant
appeared to disfavor the street as opposed to a private driveway within the
pipestem area.
6. The applicant proposes a low density development in a high density single family
zone. In view of the physical constraints of the site this approach is appropriate.
However, undue expense incurred in development may necessitate dividing the property
into more lots. For this reason, the waiver of off-site improvements was
apparently made.
7. Off-site improvements required are street paving,- curbs, gutters, sidewalks,
sewer, water, storm sewers, and other utilities in N.E. 28th Street. Except for
electricity and possibly gas, these improvements are either lacking or do not
meet city standards. N.E. 24th Street is only a 30-foot right-of-way. Most, if
not all, properties north of the street in the immediate area use septic tanks
and nonconforming water lines. A fire hydrant is located immediately south of
the site.
If the applicant can. secure an easement across the private property immediately
south of the site, connection can be made to conforming existing sewer and water
lines. This is ". . .within a reasonable distance. . ." (Section 9-1105.6.B) from
the site. However, if the King County Department of Public Health approves a
septic tank for the site, connection to the aforementioned sewer line is not
necessary. Any water lines serving the property would be required to connect to
an 8-inch line across the pipestem area which would connect to the aforementioned
water line across the street. .
The property has a total of 450 feet of frontage on N.E. 28th Street of which only
60 feet fronts on the improved (paved) portion of the street. The existing right-
of-way for the street was dedicated from the applicant's and others' properties
north of the street. . In view of the inadequate street width it seems that final
design of street improvements would require the full street right-of-way. Otherwise
the applicant might be required to place curbs within the existing pavement, thereby
potentially preventing the existing two-way traffic. Since the applicant expressed
agreement to participating in an LID, a covenant to this effect appears a reasonable
and appropriate solution pending dedication of the complete right-of-way.
•
Short Plat 099-77 Page Six
W-104-77
E-103-77
DECISION:
Based upon the record, testimony, findings and conclusions it is the Examiner's
decision to approve the short plat application for two lots subject to':
1. Redesign of the short plat, Exhibit #3, to preclude the need for pipestem lots
per Conclusions No. 3 and 5. The Planning and Public Works Departments are to
approve the final design of the short plat for conformance with this condition.
2. Installation of an 8-inch water line and adequate sewer line (if a septic tank
for Lot A is not approved by the King County Department of Public Health) along
the 60-foot frontage of N.E. 28th Street and connecting to the existing 8-inch
line on the south side of N.E. 28th Street; provided the necessary utility
easements can be fairly and reasonably acquired. The Public Works Department
is to assist the applicant in complying with this condition and approve the final
design and construction.
3. Resolution by the applicant of the existing 3-inch water line running across his
property.
4. All clearing and/or grading of the property is to occur only following approval
of and according to requirements of the. Planning Department.
5. Lot B is to be developed only after complete access, utility, and storm drainage
requirements per city ordinances are not from N.E. 28th Street as approved by
Planning and Public Works Departments.
6. Approval by the King County Department of Public Health of a septic tank for
Lot A. Final approval of the septic tank by the Public Works Department. In
the event that a septic tank is not approved, a sanitary sewer line is to be
installed in the same manner as specified in Condition No. 2.
7. Approval of the storm drainage PP g plan by the Public Works Department.
8. Compliance with all other requirements of applicable city ordinances.
Furthermore, it is the decision of the Examiner to waive off-site improvements, except
as specified in the aforementioned conditions, subject to the applicant executing
restrictive covenants stating agreement to participation on an equitable and fair
share basis in an LID for installation of these off-site improvements.
In addition, it is the Examiner's decision to disapprove the exception in lieu of the
aforementioned Condition No. 1.
ORDERED THIS 21st day of December, 1977.
L. Rick B ele`r
Land Use Hearing Examiner
TRANSMITTED THIS 21st day of December, 1977 by Affidavit of Mailing to
the parties of record:
R. J. Fenton, 11451 S.E. 189th Place, Renton, WA 98055
Rebecca Oster, 2300 N.E. 28th Street, Renton, WA 98055
Dale Oster, 2300 N.E. 28th Street, Renton, WA 98055
TRANSMITTED THIS 21st day of December, 1977 to the following:
Mayor Charles J. Delaurenti
Councilman George J. Perry
Councilman Richard M. Stredicke
Warren C. Gonnason, Public Works Director
Gordon Y. Ericksen, Planning Director
Ron Nelson, Building Division
Larry Warren, City Attorney
r
Short Plat 099-77 Page Seven
W-104-77
E-103-77
Pursuant to Title IV, Section 3015 of the City's code, request for reconsideration must
be filed in writing on or before January 4, 1977. Any aggrieved person feeling that the
decision of the Examiner is based on erroneous procedure, errors of law or fact, error
in judgment, or the discovery of new evidence which could not be reasonably available at
the prior hearing may make a written request for review by the Examiner within fourteen
(14) days from the date of the Examiner's decision. This request shall set forth the
specific errors relied upon by such appellant, and the Examiner may, after review of the
record, take further action as he deems proper.
An appeal to the City Council is governed by Title IV, Section 3016, which requires that
such, appeal be filed with the City Clerk accompanying a filing fee of $25.00 and meeting
other specified requirements. Copies of this ordinance are available for inspection in
the City Clerk's office, first floor of City Hall, or same may be purchased at cost in
said office.
•
4 of •
-v
o THE CITY OF RENTON
C.) CO DI- 2 MUNICIPAL BUILDING 200 MILL AVE.SO. RENTON.WASH. 98055
a CHARLES J. DELAURENTI,MAYOR • LAND USE HEARING EXAMINER
pA 0
Q. L. RICK BEELER . 235-2593
0 •
ED SE AV December 15, 1977
•
MEMORANDUM
•
TO: Utilities Division
FROM: L. Rick Beeler, Hearing Examiner
SUBJECT: Property directly north of 2308 N.E. 28th Street; •
File No. Short Plat 099-77, R. J. Fenton
At a public' hearing on December 13, 1977 regarding a short plat for this
property, the applicant asserted •that the city knowingly has a 3-inch
water line across his property without a legally consummated easement.
The applicant stated that his opposition to this water line has received
no response from the city. Evidently the line serves properties to the
north owned by King County.
This Matter is not normally within my area of concern; however, in this
instance it is relevant to the short plat application. Therefore, I •
'need to ask for answers to these questions:
1. Does in fact this water line exist?
2. Does in fact the 'applicant have rights to use the water line to serve
a single dwelling unit? •
3. Does in fact a legally consummated utility easement exist for the
water line?
4. . .Do any problems or objections exist in the applicant hooking up to
the water line to serve a single dwelling unit?
•
Since the public hearing has been closed, I will need. answers in writing
to these questions by December 22,; 1977 in order to incorporate them into
the decision due December 27, 1977.
Thank you.
•_
( .
L. Rick Beeler
•
cc: Gordon Y. Ericksen, Planning Director
INTEROFFICE CORRESPONDENCE
Date December 21, 1977
TO: L. RICK BEELER, HEARING EXAMINER
FROM: RON OLSEN, UTILITIES DIVISION
SUBJECT: PROPERTY DIRECTLY NORTH OF 2308 NE 28th St.
File No. Short Plat 099-77 R. J. Fenton
The City does not have a 3" water line running North through the aforemen-
tioned property. I think what the gentleman is referring to is a private water
service to a residence in May Creek, address of 2405 N. 31st St. A few years
ago a gentleman was granted a temporary water service and a meter was set in
the Right-of-Way of NE 28th St. He stated that he had made arrangements with
the owner at that time allowing him to run his temporary service across this
property.
The applicant does not have the right to connect into this temporary service.
Water service is available in NE 28th St. for the proposed subdivision upon
signing a temporary service agreement for said property.
If you have any other questions, please contact this office.
•
2 J'XI
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RLO:pmp
RECEIVED
ChTY OF RENTON
HEARING RNAMINEF1
D Fi.1 2 11971
AM. PM
7i819,TiA7f 12:i 1 ,314i5,6
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• DEC 12 1971
- 7. •
Affidavit of Publication
Y/7„N1aJ^ L
STATE OF WASHINGTON ss n L P p'j�
COUNTY OF KING `4 ;
•
...N.[a r.gar.e.t...lia,rb a.ugh being first duly sworn on .
NOTICE.-OF PUBLIC .
oath,deposes and says that.S.be.is the Cbiel C l.e X'.k of HEARING
RENTON LAND USE
THE RENTON RECORD-CHRONICLE, a newspaper published four(4) ' HEARING EXAMINER
times a week.That said newspaper is a legal newspaper and it is now and RENTON,WASHINGTON
•
has been for more than six months prior to the date of publication referred A PUBLIC HEARING
to, printed and published in the English language continually as a news- WILL BE HELD BY THE
paper published four(4)times a week in Kent,King County,Washington, RENTON LAND USE
and it is now and during all of said time was printed in an office maintained HEARING EXAMINER AT
at the aforesaid place of publication of said newspaper.That the Renton HIS REGULAR MEETING
Record-Chronicle has been approved as a legal newspaper by order of the . IN THE COUNCIL CHAM-
Superior Court of the County in which it is published,to-wit,King County, -BERS, CITY HALL, RE-
•
' NTON,WASHINGTON,ON
Washington.That the annexed is a Notice of Public DECEMBER 13, 1977, AT
-, 9:00 A.M. TO CONSIDER
• THE FOLLOWING:PETI •
-
Rer.ing - •.TIONS:. . •
1. RICHARD M:•MOE;
APPLICATION. FOR
as it was published in regular issues(and SPECIAL PERMIT TO •
not in supplement form of said newspaper) once each issue for a period CONSTRUCT 30 UNIT '
- . CONDOMINIUM IN'R-2
'" and R-3 ZONES,File No..
of l consecutive issues,commencingon the SP-097-77; property lo-
cated at 1814 Grant
77 ,Avenue:
2 day of December 19.7.1.....,and ending the •:: 2-R.J.FENTON,APPLI- •
• CATIONS FOR TWO- •
LOT;,SHORT.PLAT-AP
PROVAL; EXCEPTION':.
day of • ,19 ,both dates ,', TO`SUBDIVISION OR
inclusive, and that such newspaper was regularly distributed to its sub DINANCE REGARDING
scribers during all of said period. That the full amount of the fee ACCESS,AND WAIVER
-i ':-OF OFF-SITE IM-
- PROVEMENTS; Files
charged for the foregoing publication is the sum of $2,5•62 •which : .No. 099-77,. E=103 77,
has been paid in full at the rate of per folio of one hundred words for the and W-104-77; property
first insertion and per folio of one hundred words for each subsequent = ocated om.N.E. '28th insertion. Street`in-the vicinity of
(.:-:the Renton•City Limits at. '
1.16th Aver S.E:
-• ••' ' t •Q...c._± O'' Q.� • - + , Legal:descriptions of.a -.
•.. Plications.noted;aboverare.:=.
Chief Clerk •_ •-,..'.on'file:inihe`.`Renton.Plan-:
ping Department.....:.,. ..:• .•
2 • •.-ti .-.ALL`INTERESTED'PER=
Subscribed and sworn to before me this day of SONS TO SAID PETITIONS" '
;:`ARE:INVITED TO BE PRE-.„
December 19 77 `SENT.''AT ;THE:"PUBLIC.;
HEARINGON,DECEMBER..
• •_,:a 13, 1977
- 4�%t I .�,.. ... >NIONSESSr;THEIR OPIO
Notary Public i and for the State of Washin on, 2`,•-'-`GORDON Y. ERICKSEN
•
residing at Kent, King C unty. RENTON PLANNING
DIRECTOR '
Published'in.The Renton
o
—Passed by the Legislature,1955,known as Senate Bill 281,effective June ' Record-Chronicle De- .;
9th, 1955. y camber 2, 1977..R4696
—Western Union Telegraph Co. rules for counting words and figures,
adopted by the newspapers of the State.
I'
io '77
PLANNING DEPARTMENT
PRELIMINARY REPORT TO HEARING EXAMINER
PUBLIC HEARING
DECEMBER 13 , 1977
APPLICANT : R. J . FENTON
FILE NO. : 099-77 ; SHORT PLAT , W-104-.77 ; WAIVER OF OFF-SITE
IMPROVEMENTS , AND E-103-77 ; EXCEPTION TO THE SUB-
DIVISION ORDINANCE
A. SUMMARY OF REQUEST :
Applicant requests approval of a proposed two-lot short plat
with an exception to allow access to the public street via a
pipestem portion of each proposed lot , together with a request
for the waiver of certain off-site improvement requirements .
B . GENERAL INFORMATION :
1 . Owner of Record : BILLIE C . FENTON
2 . Applicant : R. J . FENTON
3 . Location : Property located near the east end
of the approved portion of N . E . 28t.h
Street on the north side of said
street.
4. Legal Description : A detailed legal description is
available on file in the Renton
Planning Department .
5 . Size of Property : Approximately 5 . 7 acres .
6 . Access : Via N . E . 28th Street
7 . Existing Zoning : G.-7200 ; General Classification District
Single Family Residential .
8. Existing Zoning G-7200 ; General Classification District ,
in the Area : P-1 ; Public Use District ,
G ; General Classification District , and
GS-1 ; General Classification District.
9 . Comprehensive Single Family Residential and Greenbelt.
Land Use Plan :
10. Notification : The applicant was notified in writing
of the hearing date . Notice was properly
published in the Record-Chronicle and
posted in three places on or near the
site as required by City ordinance .
Notice was distributed to the surrounding
property owners .
C . PURPOSE OF REQUEST :
To subdivide the property and to allow for construction of two single
family residential structures .
D. HISTORY/BACKGROUND :
The subject site was annexed to the City of Renton on May 26 , 1960
by Ordinance No . 1828. The subject site is directly above the May
Creek ravine area and is adjacent to properties proposed to be a
portion of the King County May Creek Park .
PLANNING DEPARTMENT
PRELIMINARY REPORT TO HEARING EXAMINER
PUBLIC HEARING OF DECEMBER 13 , 1977
PAGE TWO
RE : R . d . FENTON ; SHORT PLAT , WAIVER OF OFF-SITE IMPROVEMENTS ,
AND EXCEPTION TO THE SUBDIVISION ORDINANCE
E . PHYSICAL BACKGROUND :
1 . Topography : The majority of proposed Parcel 'A ' is relatively
level except for the northeasterly corner which drops off
steeply into the May Creek ravine area . Proposed Parcel ' B '
is mostly steep hillside area with a slope averaging approxi -
mately 50% . The steepness of the majority of the subject
site makes future development on the site and in the area
extremely difficult.
2 . Soils : Indianola loamy fine sand (InC ) . Permeability is
rapid , available water capacity is moderate , run-off is slow
to medium , and erosion hazard is slight to moderate . Septic
tank drain field suitability is slight and moderate . If
slope is more than 8% , could be possible pollution hazard . This
soil is used for timber and for urban development . The steep
hillside areas of the subject site consists of Alderwood and
Kitsap soils (AkF) , drainage and permeability vary , run-off
is rapid to very rapid and the erosion hazard is severe to
very severe , the slippage potential is severe . The suitability
for septic drain fields is severe due to the extreme slope .
These soils are usually used for timber.
3 . Vegetation : The majority of the site is steep slope and is in
a natural heavy northwest woodland character.
4 . Wildlife : The existing vegetation of the site may provide for
some habitat for birds and small mammals native to the area as
well as certain other animals such as deer , racoon and other
woodland type animals .
5 . Water : No surface water or streams are apparent on the subject
site , however , the site is directly above the existing May
Creek area . All drainage would naturally flow down the ravine
towards May Creek .
6 . Land Use : Existing single family residences are located on
either side of the proposed pipestem to Parcels ' A ' and ' B ' .
Other single family residences are located on both north and
south side of N . E . 28th Street . Recently , homes have been
constructed on the south side of N . E . 28th Street directly south
of the subject site as a result of previously approved short
plat. The area north of the subject site is within the May
Creek ravine area and is generally undeveloped wooded property
together with sparcely developed single family residential uses .
F. NEIGHBORHOOD CHARACTERISTICS :
The site is within an area of single family residential homes
which are located on the edge of the area consisting of the May
Creek ravine and stream which are heavily wooded and. are in a
relatively natural condition. Much of this area is undevelopable
due to slope conditions , flooding , and lack of sanitary sewers and
access .
G. PUBLIC SERVICES :
1 . Water and Sewer : An existing water main approximately three
inches or smaller is located along N . E . 28th Street. An existing 8"
sanitary sewer is located along N . E . 27th Street approximately
400 feet south of the subject site .
PLANNING DEPARTMENT
PRELIMINARY REPORT TO HEARING EXAMINER
PUBLIC HEARING OF DECEMBER 13 , 1977
PAGE THREE
RE : R. J . FENTON ; SHORT PLAT , WAIVER OF OFF-SITE IMPROVEMENTS ,
AND EXCEPTION TO THE SUBDIVISION ORDINANCE
2 . Fire Protection : Provided by the Renton Fire Department and
subject to City of Renton Ordinance requirements , See attached
Fire Department comments .
3 . Transit : Metro Transit Route 42 operates along N , E , 27th Street
approximately 400 feet south of the subject site ,
4 . Schools : Kennydale Elementary School is located approximately
one-quarter mile west of the subject site . McKnight Junior
High School is located approximately one mile south of the
subject site and Hazen High School is located approximately
three miles south and east of the subject site .
5. Parks : The subject site is directly adjacent and south of the pro-
posed King County May Creek Park . Kennydale Lions Park is
located approximately one-half mile south and west of the subject
site .
H. APPLICABLE SECTIONS OF THE ZONING CODE :
1 . Section 4-729 ; G , General Classification District .
2 . Section 4-706 ; R-1 , Residence Single Family .
I . ' APPLICABLE SECTIONS OF THE COMPREHENSIVE PLAN OR OTHER
OFFICIAL CITY DOCUMENTS :
1 . Renton Subdivision Ordinance :
(a) Section 9-1105 , Plat Requirements for Short Subdivisions
( b ) Section 9-1108 , Plat Improvements and Development
Standards
( c ) Section 9-1109 , Exceptions
2 . Land Use Report , 1965 , Residential , page 11 and Objectives ,
pages 17 and 18.
3 . Policy Statement , Comprehensive Plan , Renton Urban Area , 1965 .
4. Subdivision of Land, pages 5 and 6 .
J . IMPACTS ON NATURAL SYSTEMS :
The proposed plat will allow for low density residential development .
The primary impacts of this development are related to impacts on
the existing steep wooded hillside areas and the effects from the
proposed septic tank drainfields on water quality within the May
Creek basin .
K. SOCIAL IMPACTS :
Relatively minor.
L . ENVIRONMENTAL ASSESSMENT/THRESHOLD :
Pursuant to the City of Renton ' s Environmental Ordinance and State
Environmental Policy Act of 1971 as amended (RCW 43 . 21C ) , this
project is exempt from the Threshold Determination and Environmental
Impact Statement process .
M. ADDITIONAL INFORMATION :
A vicinity map and site map are attached .
PLANNING DEPARTMENT
PRELIMINARY REPORT TO HEARING EXAMINER
PUBLIC HEARING OF DECEMBER 13 , 1977
PAGE FOUR
RE : R. J . FENTON ; SHORT PLAT , WAIVER OF OFF-SITE IMPROVEMENTS ,
AND EXCEPTION TO THE SUBDIVISION ORDINANCE
N . AGENCIES/DEPARTMENTS CONTACTED :
1 . King County Parks Department
2 . King County Health Department
3. City of Renton Utilities Division
4. City of Renton Traffic Engineering Division
5 . City of Renton Engineering Division
6 . City of Renton Fire Department
7 . City of Renton Building Division
Copies of certain memoranda are attached.
0. PLANNING DEPARTMENT ANALYSIS :
1 . The proposal is consistent with the minimum lot size of the
G-7200 zone , (7200 square feet minimum lot size) . Proposed
Lot ' A ' = . 85 acres ; Lot ' B ' = 5 . 9 acres .
2 . Although a majority of Lot ' A ' is relatively level , Lot ' B '
consists almost entirely of wooded steep slopes . This con-
dition creates serious problems for safe and suitable develop-
ment , and hinders the proper functioning of septic tank
drainfields .
3 . The portion of. the Comprehensive Plan , Land Use Report , 1965 ,
dealing with residential development (page 11 ) states that
"The successful utilization of land for low density resi -
dential development will depend on the availability of easily
accessible areas which are relatively free of recurring or
potential hazards such as floods , slides , and land subsidence . "
The sloped conditions and soils on Parcel ' B ' appear to
warrant consideration in this case .
4. Although the proposed pipestem lots are not unacceptable as
indicated it appears that given the abovementioned conditions
Lot ' B ' is highly questionable as an appropriate building
site . Any structure constructed on this parcel would require
a 20 foot front yard setback from the rear line of the adjacent
property to the south . This would place the structure over
the brink of the steep. hillside . However , if the applicant
merely wishes to segregate the unusable portions of the property
from the usable , an alternative would be to apply for current
use (open space ) taxation . Lot ' A ' appears to be physically
suitable for a building site . The existing 60 foot width along
N . E . 28th Street is suitable for a standard 50 foot residential
street . However , because of the existing topographical con-
ditions Section 9- 1109 A . , B . , and C . would apply to the
exception request .
5 . N . E . 28th Street is an existing partially improved right-of-way ,
which consists of a total 30 feet in width . The improved
portion of the roadway terminated approximately 100 feet east
of the proposed easterly pipestem . However , the, right-of-way
extends over the brink of the steep hillside to the section
corner. This street would generally be considered a half-street
according to present subdivision standards .
6 . The applicant proposes septic tanks in-lieu-of connection to
the existing sanitary sewer within N . E . 27th Street approximately
400 feet south of the subject site . The property along the south
side of N . E . 28th Street directly south of the subject site was
subdivided , and has connected to the existing sewer , water , and
storm sewer within N . E . 27th Street (Section 9-1108. 14 .A. ) an
easement across private property would need to be procured , or an
extension from Aberdeen Avenue N . E . and N . E . 27th Street provided .
PLANNING DEPARTMENT
PRELIMINARY REPORT TO HEAL-.1
PUBLIC HEARING OF DFCEMBE 19. 77
PAGE FIVE
i'}‘ H R . U FENTON ; SHORT IMPROVEMEN S .
'kN.-Li--EXCEPTION TO THE S
7 . The existin water line N . E . th StYeet is three
,)r. smaller . This i $ inee for new residential
: constrdct.ioh and crd reifil-ements of the
-nd would require
p : i n across the f 1 1 f Ontage
with the, proviSon of a fire
;‘r,* . rt
slopes , This would he partcularly critical pr Lot : V .
building Division inM (7. ...ted a to proVithe a '
preliminary septic tank approval from King County Health
Department.
•
9 . Off-site improvements do not exist along N . E . 28th Street .
However , recent City Council policy has been to install
such improvements whenever possible . The Engineering Design
Division has indicated that it is possible to establish
grade and install these improvements , and has so recommended .
•
P . PLANNING DEPARTMENT RECOMMENDATIONS :
Recommend approval of the proposed short plat and exception based
on the above analysis subject to ;
1 . Provision of proper utilities and fire hydrant per, Public
Works Department , Fire Department , and ordinance requirements .
2 . Planning Department approval of proposed building locations
prior to commencing clearing or grading on the site .
3 . Conformance with all other subdivision ordinances , building
codes , and Health Department requirements .
The request for waiver of off-site improvements is denied per the
Engineering Division ' s recommendation and the requirements of
Section 9-1105 . 6 . B . These requirements must be provided prior
to filing the short plat (Section 9-1105 . 7 and . 8) .
•
•
ROUTE SCHEDULE
PLANNING DEPARTMENT DATE ROUTED ///%1A7
PLEASE REVIEW THIS APPLICATION FOR:
REZONE MAJ PLAT
SITE APPROVAL R j femir() J HORT PLA
SPECIAL PERMIT WAIVER
SHORELINE MANAGEMENT
PERMIT OR EXEMPTION
AND RETURN TO THE PLANNING DEPARTMENT
WITH1 ANY S YOU MIGHT HAVE , BEFORE_//,/ . 77
�N Wn- 7o ,?_ r-
SIGNATURE
OR.
INITA DEPARTMENT APPROVAL DENIAL DATE
sle
BUILDING; X. • //}3
RAAFF C ND L� /1/../72
ENGINEERING 1./ 1r.4e/72
HEALTH
�.; (Una1�I J"i �5 /i•
REVIEWER ' S COMMENTS OR APPROVAL CONDITIONS :
i! / EUitnIAJI>P- S o Ar_
k.
/-,p i / , A ( c
n � 1
PLEASE SIGN THE E . I .W . :
ROUTE SCHEDULE
PLANNING DEPARTMENT DATE ROUTED !i /07
PLEASE REVIEW THIS APPLICATION FOR:
REZONE MAJOR PLAT
SITE APPROVAL SHORT PLAT
SPECIAL PERMIT WAIVER
SHORELINE MANAGEMENT
PERMIT OR EXEMPTION fit; t spiky (JI4n.A 7--J Of OFf;5I7E
Teo vtfPf sioTS
AND RETURN TO THE PLANNING DEPARTMENT
WITHIANY COMMENTSIYOU MIGHT HAVE , BEFORE_ jJ 7 7
1►.9 1A912-in V4-
SIGNATURE
OR
INITAL DEPARTMENT APPROVAL DENIAL DATE
UILjIN
/CGS TRAFFIC /4/2/77
NGINEER 11/LiI77
HEALTH
//' z (-,
REVIEWER ' S COMMENTS OR APPROVAL CONDITIONS :
C)-c-c S —t w... ✓`2 wt .,_.7 •r t_ cam-;v' 4:C .
\ — f: �:�' ;�i�: �' r: ‘t .,� r ,_� 4c�i1.S5 1 ;._� 1 ., •. r,� c.i£-
C1:77 YV f�/v ?�1 n U lhCl� rv1 }at.\
PLEASE SIGN THE E . I .W . :
ROUTE SCHEDULE
PLANNING DEPARTMENT DATE ROUTED //// 2 77
PLEASE REVIEW THIS APPLICATION FOR:
REZONE MAJOR PLAT
SITE APPROVAL SHORT PLAT
SPECIAL PERMIT WAIVER
SHORELINE MANAGEMENT
PERMIT OR EXEMPTION K, MAMAS/ E.XC!{ nc & log,
AND RETURN TO THE PLANNING DEPARTMENT _/
WITH ANY COMMENTS) YOU MIGHT HAVE , BEFORE_ // /77
ta�iT1�-
SIGNATURE
OR
INITAL • DEPARTMENT APPROVAL DENIAL DATE
BUILT NG j/z j -��
RAFFI C ENG k ./4-Z2177
ENGI ERIN ✓ //le-P- 77
CF±I__RE
HEALTH
REVIEWER ' S COMMENTS OR APPROVAL CONDITIONS :
•
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SHORT PLAT 7 EXCEPTION TO SUBDIVISION ORDINANCE - WAIVER OF OFF-SITE IMPROVEMENTS:
R. j. .FENTON, APPLICATIONS FOR TWO-LOT SHORT PLAT APPROVAL, EXCEPTION TO SUBDIVISION
ORDINANCE REGARDING ACCESS,• AND WAIVER OF OFF-SITE IMPROVEMENTS, Files No. 099-77,
E-103-77, and W-104-77; property located on N.E. 28th Street in the vicinity of the
Renton city limits at 116th Avenue S.E.
. . '
. .
. . •
r . " . • . . .
• .
. . .
.,
APPLICANT • R. J . FENTON • TOTAL AREA ±5 . 7 acres •
• • . .
. .
- PRINCIPAL ACCESS N . E . 28th .Street • •
•
• Ems-It:NG ZONING G-7200
EXISTING USE Vacant
. .
PROPOSED USE Single Family Residential .
•
COMPREHENSIVE LAND USE PLAN Greenbelt and Single Family
•
COMMENTS
. .
, .
• . • .
• .
. '
. • . .
. . . . .
. .
•
• .
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4 Ao 1. �-"� 0 THE CITY OF RENTON
U `/ 7
MUNICIPAL BUILDING 200 MILL AVE. SO. RENTON,WASH. 98055
2 -^tom' ; O
= CHARLES J. DELAURENTI, MAYOR • PLANNING DEPARTMENT
O 235-2550
oP4rfo SEPS*1-O�
December 2 , 1977
R. J . Fenton
11451 S . E. 89th Place
Renton , !'!ashinaton 98055
RE : NOTICE OF APPLICATION ACCEPTANCE
AND PUBLIC HEARING DATE FOR APPLICATIONS FOR TWO-LOT
SHORT PLAT APPROVAL, EXCEPTION TO SUBDIVISION ORDINANCE
REGARDING ACCESS, AND WAIVER OF OFF-SITE IMPROVEMENTS;
Files No. 09S-77, E-103-77, and W-100.-77; property located
on N.E. 28th Street in the vicinity of the Renton
City Limits at 116th Avenue S.E.
Dear Mr. Fenton :
The Renton Planning Department formally accepted the above
mentioned application on November 22 , 1977 . A public
hearing before the City of Renton Hearing Examiner has been
set for December 13 , 1977 at 9 : 00 a . n. ,
Representatives of the applicant are asked to be present .
All interested persons are invited to attend the hearing .
If you have any further questions , please call the Renton
Planning Department , 235-2550 .
Very truly yours ,
Gordon Y . Ericksen
Planning Director
By
is aei . 1 n
Associate P anner
MLS :wr
cc : Seattle- King County Health . Dept.
King County Park Dept.
KENNETH J. OYLER
CIVIL ENGINEER & LAND SURVEYOR
P.O.Box 2258 • Renton,Wa 98055
255-5050
Nov. 10, 1977
Renton Planning Commission
Renton, Wash.
Ref: Proposed Short plat for R. J. Fenton
Waiver of Off-Site improvements and Exception to platting
requirements due to pipe stem lots
This short plat is situated at the end of a dead-end street with
out improvements, the nearest being about 'a quarter of a mile away,
At Aberdeen Ave. N.'.E. and N. E. 27th St. In order to develope two
dots, pipe stems 120 feet long and 30 fe:=:t wide are necessary. It is
requested that a waiver be granted for the improvements and exceptfirie
be considered for the pipe-stems.
Kenneth J. Oyler, C.T. L.S.
•
%/77 4zi9J
-
„rill/I, /0
•
• f�,�' r)I'P
ROUTE SCHEDULE
PLANNING DEPARTMENT DATE ROUTED 1/ 00/77
PLEASE REVIEW THIS APPLICATION FOR:
REZONE MAJOR PLAT
SITE APPROVAL SHORT PLAT
SPECIAL PERMIT WAIVER
SHORELINE MANAGEMENT
PERMIT OR EXEMPTION gtT t (JA Of Off:-SITE
/M- V
AND RETURN TO THE PLANNING DEPARTMENT
WITH1ANY COMMENTSIYOU MIGHT HAVE , BEFORE ,/ 7 7
t►3 U.9411 IJ451-
�
SIGNATURE
OR
INITAL DEPARTMENT APPROVAL DENIAL DATE
UILI N . I/a,,-n
TRAFFIC EN . / /0/77
" NGINEER ► : 4 Ji / J'7?
xT IR -71
HEALTH
/I- Zc7 -77
/ REVIEWER ' S COMMENTS OR APPROVAL CONDITIONS :
12/£Qv(n/c5 c`4" tuAT(. F'-fr j-f Accrtoss
Vqb.p.p.r& _41/4)..), \str‘...-
•
PLEASE SIGN THE E . I ,W . :
W - 765 7 `77
CITY OF RENTON
SHORT PLAT PLAT..-AP_PL.I CATION FILE NO . e /l 77
'/' '/ /MAJOR PLAT / �1" �i.b. DATE REC' D. �� j�
TENTATIVE .7,". ffl\Jj) o APPLICATION FEE $
PRELIMINARY ENVIRONMENTAL
L REVIEW FEE $
FINAL
d --- .-.-- �� RECEIPT NO .
IPA
'VA, ,`��. SM NO .
LNG DEP � PUD NO .
JPPLICANT TO COMPLETE ITEMS IIG.�'�d. v
1 THROUGH 7 : �`
Plat Name & Location 4MA' k#10L7 7
• No. Lots Total Acreage S7i4c . Zoning G 7?00
• Owner 72, J Pee�JTOAd Phone �. 2 4 -7S�7r
i
Address //46/ 4J.4:. it9, . A., A 7o"_?, /fN **Mir
Underground Utilities : Yes No Not Installed
Telephone . ( ) ( ..• ) ( )
Electric ( ) ( 1 ) ( )
Street Lights ( ) ( 1 ) ( )
Natural Gas ( ) ( ) ( )
TV Cable ( ) ( ,) ( )
Sanitation & Water:'
( t ) City Water ( ) Sanitary Sewers
( ) Water District No . ( ) Dry Sewers
( "` ) Septic Tanks
! . Vicinity and plat maps as required by Subdivision Ordinance . .
3 . DATE REFERRED TO:
ENGINEERING PARKS
BUILDING HEALTH
TRAFFIC ENG. STATE HIGHWAY •
FIRE COUNTY PLANNING
BD. PUBLIC WORKS OTHER
0 . STAFF ACTION :
TENTATIVE PLAT APPROVED DENIED
APPEALED EXPIRED__
. . LAND USE HEARING EXAMINER ' S ACTION :
SHORT PLAT APPROVED DENIED
PRELIMINARY PLAT APPROVED DENIED
FINAL PLAT APPEALED EXPIRED
L . CITY COUNCIL ACTION:
PRELIMINARY PLAT APPROVED DENIED '
FINAL PLAT APPEALED EXPIRED
2 . DEFERRED IMPROVEMENTS :
DATE DATE BOND NO. AND
•
TYPE GRANTED EXPIRES AMOUNT
•
• Planning Dept .
Rau_ 1 /77
,_ -.,
•
AFFIDAVIT
/�'/ -, - (----,
- y l .
I , , ,,,ce - ,Jr.,����L- , being duly sworn, declare that I
am the owner of the property involved in this application and that the
foregoing statements and answers herein contained and the information
herewith submitted are in all respects true and correct to the best of .
my knowledge and belief.
Subscribed and sworn before me
this /9 , day of 44),,i, 2,'' , 19 -,7j,
Notary Public in and for theeSState of
Washing on, residing at �IY!ir1�1->.f -
Name of Notary Public) (Signature of Owner)
////-5---/ d ,r9(/'--- .
,,,,,, 7-"---„ Z/?.24
Address) (Address)
• (city) (State)
• _) e / - / -/;-- .
(Telephone)
•
(FOR OFFICE USE ONLY)
CERTIFICATION
This is to certify ,that -•the foregoing application has been inspected by me
' and has been found'- to,' beith rough and complete in every particular and to
conform to the fr� .es�•anc ,ro'g `lations of the Renton Planning Department
governing the , �11 ink`Ist. !jfsUcn'�,:,\pplication .
ti `9
p
Date Received) +' , 19 By:
Renton Planning Dept .
2-73
,
NOTICE OF PUBLIC HEARING
RENTON LAND USE HEARING EXAMINER
RENTON, WASHINGTON
A PUBLIC HEARING WILL BE HELD BY THE RENTON LAND USE HEARING EXAMINER
AT HIS REGULAR MEETING IN THE COUNCIL CHAMBERS , CITY HALL , RENTON ,
WASHINGTON , ON DECEMBER 13 , 19 77 , AT 9 : 00 A. M . TO CONSIDER
THE FOLLOWING PETITIONS :
1 . RICHARD M. MOE , APPLICATION FOR SPECIAL PERMIT
TO CONSTRUCT 30 UNIT CONDOMINIUM IN R-2 AND R-3
ZONES , File No . SP-097-77 ; property located at
1814 Grant Avenue .
2 . R. J . FENTON , APPLICATIONS FOR TWO-LOT SHORT
PLAT APPROVAL , EXCEPTION TO SUBDIVISION
ORDINANCE REGARDING ACCESS , AND WAIVER OF
OFF-SITE IMPROVEMENTS ; Files No. 099-77 ,
E- 103-77 , and W- 104-77 ; property located
on N . E . 28th Street in the vicinity of the
Renton City Limits at 116th Ave. S . E .
Legal descriptions of applications noted above are on
file in the Renton Planning Department.
ALL INTERESTED PERSONS TO SAID PETITIONS ARE INVITED TO BE PRESENT AT
THE PUBLIC HEARING ON DECEMBER 13 , 1977 , AT 9 : 00 A . M. TO
EXPRESS THEIR OPINIONS .
GORDON Y . ERICKSEN
PUBLISHED December 2 , 1977 RENTON PLANNING DIRECTOR
CERTIFICATION
I , Michael L . Smith , HEREBY CERTIFY THAT THREE COPIES
OF THE ABOVE DOCUMENT WERE POSTED BY ME IN THREE CONSPICUOUS. PLACES
ON THE PROPERTY DESCRIBED ABOVE AS PRESCRIBED BY LAW .
ATTEST : Subscribed and sworn
to before me, a Notary Public , ,� ' 4,
on the -3o day of r, cc ,
1971 SIGNED ��; .
•
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401°
AFFIDAVIT OF SERVICE BY MAILING
State of Washington)
County of King )
Marilyn J. Petersen , being first duly sworn, upon
oath disposes and states:
That on the 21st day of December , 19 77 , of f iant
deposited in the mails of the United States a sealed envelope
containing a decision or recommendation with postage prepaid,
addressed to the parties of record in the below-entitled
application or petition.
//'
, /
Subscribed and sworn this / day of ' (; ' /
19 77
Notary Public in and for the State'
of Washington, residing at Renton
Application, Petition or Case: R. J. Fenton, Short Plat 099-77, W-104-77
E-103-77
(The m•i.nuteb contain a t s-t 06 .the pantieis og necond)
December 21, 1977
OFFICE OF THE LAND USE HEARING EXAMINER
CITY OF RENTON
REPORT AND RECOMMENDATION,
APPLICANT: R. J. Fenton FILE NO. Short Plat 099-77
W-104-77
E-103-77
LOCATION: Property located near the east end of the approved portion
of N.E. 28th Street on the north side of said street.
SUMMARY OF REQUEST: Applicant requests approval of a proposed two-lot short plat
with an exception to allow access to the public street via
a pipestem portion of each proposed lot, together with a
request for the waiver of certain off-site improvement
requirements.
SUMMARY OF ACTION: Planning Department Recommendation: Approval of short plat
and exception subject to conditions; denial of waiver.
Hearing Examiner Decision: Approval of short plat and waiver
subject to conditions; denial of exception.
PLANNING DEPARTMENT The Planning Department staff report was received by the
REPORT: Examiner on December 6, 1977.
PUBLIC HEARING: After reviewing the Planning Department report, examining
available information on file with the application, and
field checking the property and surrounding area, the
Examiner conducted a public hearing on the subject as
follows:
The hearing was opened on December 13, 1977 at 10:40 a.m. in the Council Chambers of
the Renton Municipal Building.
Parties wishing to testify were sworn.
It was reported that the Hearing Examiner and the applicant had received and reviewed
the Planning Department report, and the report was entered into the record as Exhibit #l.
Michael Smith, Planning Department, reviewed Exhibit #1 and entered the following
additional exhibits into the record:
Exhibit #2: King County Assessor's Map
Exhibit #3: Short Plat Map
Exhibit #4: Letter from Kenneth J. Oyler, Engineer,
dated November 10, 1977, request for
waiver of off-site improvements.
Mr. Smith reported two revisions in Exhibit #1. In Item 0.1, Lot B is designated as
5.9 acres in size which Mr. Smith corrected to 4.7 acres. Also in Item P.2 approval
by the Building Division was added to provide approval of proposed building locations
prior to commencing clearing or grading on the site.
The Examiner asked the applicant if he concurred in Exhibit #1. Responding was:
R. J. Fenton
11451 S.E. 189th Place
Renton, WA 98055
Mr. Fenton indicated noncurrence with certain items in the report. He reported that his
purpose in requesting the short plat was to exclude the hillside area from the mortgage
at the time of loan application. He objected to requirements in Item P.1 for provision
of a fire hydrant because of the existence of a hydrant directly across the street from
the pipestem lot and entered a photograph of the facility which was labeled Exhibit #5.
Regarding requirements of the Utilities Division and Fire Department for an 8-inch water
main across the full frontage of the subject site, Mr. Fenton asked for clarification
from the Planning Department. Mr. Smith indicated that although the recommendation was
unclear, he felt that from a realistic standpoint the water main would be required only
along the frontage of the pipestem lot. Mr. Fenton.agreea that a water main would not
4Iiil
411, .
Short Plat 099-77 Page Two
W-104-77
E-103-77
be feasible on Lot B because. the property would be unusable until the May Creek sewer
is installed. He also reported that at the time of purchase of the property in August,
1977, an agreement for temporary water service existed between the previous owner and
the city water department for the entire site, and since he desired to retain the property
in two separate parcels, he had asked for cancellation of the permit which had not occurred
to date. He submitted a title insurance policy which was labeled Exhibit #6 and the
application for septic tank, labeled Exhibit #7.
Regarding the request for waiver of off-site improvements, the applicant reported that
because ditches or culverts are not provided along N.E. 28th Street under driveways the
installation of curbs, gutters and sidewalks would create a problem for drainage and
water runoff. He submitted a photograph depicting existing water runoff problems on
N.E. 28th Street, which was labeled Exhibit #8. Mr. Fenton advised that off-site
improvements had not been required in construction of other new homes in the area and
objected" to the recommendation imposed in his application.
The Examiner asked for testimony in support of the application. There was no response.
The Examiner asked for testimony in opposition to the application. Responding was:
Dale Oster
2300 N.E. 28th Street
Renton, WA 98055
Mr. Oster indicated his opposition to the request and inquired about the provision of
water service to Lot A. The Examiner advised that the recommendation required the lines
to be installed from N.E. 27th Street to N.E. 28th Street and extended to the pipestem
area in the southern part of Lot A at the expense of the applicant. Mr. Oster inquired
about city restrictions on installation of septic tanks in the subject area and noted
that new homes on the south side of N.E. 28th Street have connected to a sewer line
from N.E. 27th Street. Mr. Smith indicated that the subject homes were part of a plat
which retained a sewer easement to N.E. 27th Street and that no moratorium currently
existed on installation of septic tanks. The Examiner advised that approval by King
County would be required for such installation on the subject property.
In response to Mr. Oster's concern regarding the condition of the roadway and the
proposed driveway, the Examiner advised that the ordinance required a minimum 10-foot
paved driveway. Mr. Oster inquired about placement of the proposed structure, and the
applicant reported plans to construct a home on the rear half of Lot A directly east
and 20 feet from Mr. Oster's property line. Mr. Oster expressed concern regarding the
proximity of the proposed home to the existing cliff on the property because of previous
erosion due to removal of trees. The Examiner advised that the building location would
be approved by the Planning and Building Departments which may require soils studies.
The Examiner asked for further testimony in opposition to the request. Responding was:
Rebecca Oster
2300 N.E. 28th Street
Renton, WA 98055
Mrs. Oster reported low water pressure in the area and inquired about provision of
water lines. The Examiner reiterated Utility Division recommendations for installation
. of an 8-inch water line to the property.
The Examiner asked the applicant for final comments. Mr. Fenton advised that three
homes owned by the King County Parks Department on the north side of the property were
presently served by a 3-inch Renton Water District water line running through the subject
property although no easement had been deeded for that purpose by the property owner.
He also indicated that both King County and the Renton Water District had been contacted
regarding this situation. It was agreed that the Examiner and the Planning Department
would research the matter.
Mr. Fenton objected to a requirement to blacktop the driveway and indicated preference
for a gravel surface to properly design .the driveway to facilitate .retention of existing
trees on the site. The Examiner advised that any variance from the requirements of the
Subdivision Ordinance for driveway surface would be under the jurisdiction of the Board
of Adjustment. Mr. Smith noted that the surfacing was required to eliminate mud and
noise and felt the requirement was appropriate.
In response to the Examiner's inquiry regarding the relationship of the terrain on Lot B
to N.E. 28th Street, Mr. Fenton indicated that when N.E. 28th Street is extended access
was possible to the existing three terraces on Lot B, but because of previous erosion,
soils would be required to be tested prior to construction.
41111
4011
Short Plat 099-77 Page Three
W-104-77
E-103-77
The Examiner asked Mr. Fenton if problems with existing septic tanks in the area had
occurred. Mr. Fenton indicated that no problems had occurred. In response to the
Examiner's inquiries regarding proposals for restrictive covenants and survey of the
property, Mr. Fenton indicated that covenants were not proposed and a survey has not yet
been made. In response to other inquiries by the Examiner, Mr. Fenton reported that he
was amenable to participation in an LID for future off-site improvements on N.E. 28th
Street and that a permit for a septic tank would not be acquired until application for
a building permit is made.
In response to the Examiner's inquiry regarding revision to the Planning Department
recommendation if N.E. 28th Street were extended, Mr. Smith indicated that according
to strict interpretation of the ordinance, Lot B would have proper frontage on a public
right-of-way without a pipestem lot which would not create as much effect on the future
of the area. He noted that because of existing plateaus on Lot B it was questionable
whether the area could be developed beyond the existing hillside with removal of
vegetation creating additional erosion and problems in the May Creek area. The
Examiner asked Mr. Smith if the Utilities Division and the Fire Department may not have
been aware of the existing fire hydrant adjacent to the subject property. Mr. Smith
indicated that the possibility exists since the hydrant seems proximate to the site.
He noted that negative visual effects of an existing home in the area being built with
used lumber should be reviewed by the Building Division because of its detrimental
appearance in the neighborhood.
Regarding the subject of driveway paving, Mr. Smith felt that a possibility exists to
provide only one driveway to Lot A and noted that the Examiner has the authority to
amend that requirement of the ordinance. He referred to Item 0.4 which reviews the
possibility of applying for open space taxation relief for Lot B because of the physical
unsuitability for building purposes on the site. He also indicated a recommendation for
restrictive. covenants on the development of Lot B to resolve extreme environmental
problems and to impose requirements for sewers prior to development according to
Section 9-1108.19. Mr. Fenton indicated his objection to requirements for restrictive
covenants and noted that if application for a short plat had not been made covenants
would not be required. Mr. Smith also recommended elimination of the pipestem
configuration because of the existence of sufficient frontage on a public street on
Lot B. Mr. Fenton questioned the effect of the revised recommendation for elimination
of a pipestem lot on the acreage requirement for application for open space taxation,
and Mr. Smith indicated that Lot B would be required to be measured to analyze the
eligibility of the property for the tax relief. Discussion then ensued between the
Examiner and Mr. Smith regarding possible revisions to the lot configuration, proposed
access and easements on the site. Mr. Fenton reiterated his request for elimination
of the, requirement for blacktop surface on the driveway and felt that it would not
contribute to the appearance of the property.
The Examiner asked for further comments. Since there were none, the hearing on
Item #Short Plat 099-77, W-104-77 and E-103-77 was closed by the Examiner at 11:35 a.m.
FINDINGS, CONCLUSIONS & RECOMMENDATIONS: Having reviewed the record in this matter, the
Examiner now makes and enters the following:
FINDINGS:
1. The request is for approval of a two-lot short plat, waiver of off-site improvements
and exception to the Subdivision Ordinance.
2. The Planning Department report accurately sets forth the issues, applicable policies
and provisions, findings of fact, and departmental recommendations in this matter
and is hereby attached as Exhibit #1 and incorporated in this report by reference
as set forth in full therein.
3. Pursuant to the City of Renton's Environmental Ordinance and the State Environmental
Policy Act of 1971, as amended by R.C.W. 43.21.C. , the proposal was determined by
Gordon Y. Ericksen, responsible official, to be exempt from the threshold
determination and E.I.S. process.
4. Plans for the proposal have been reviewed by all city departments affected by the'
impact of this development.
5. All existing utilities are available and in close proximity.
6. The proposal is compatible with the required lot area requirements of Section 4-706
and 4-729 of Title IV, Ordinance No. 1628, Code of General Ordinances.
Short Plat 099-77 Page Four
W-104-77
E-103-77
7. Restrictive covenants were not proposed. (Section 9-1105.3.B)
8. A survey has not been made of the property per Section 9-1106.3.H. (3) .
9. Off-site improvements have not been deferred per Section 9-1108.21.
10., A septic tank is proposed for Lot A. On January 29, 1976, a septic tank permit
(Exhibit #7) was approved by the King County Department. of Public Health. The
property was purchased by the applicant in 1977, and a new permit application has
not been submitted to that department. (Section 9-1106.3.H. (4) .
11. Ownership has been documented in a copy of the title insurance policy, Exhibit #6,
(Section 9-1106.3.H. (6) ) .
12. No dedication of land is to occur (Section 9-1105.3.D and E) .
13. Access to the two lots is by two 30-foot pipestems of 120 feet in length. Lot A
has no other access possibility to N.E. 28th Street. Lot B, on the other hand,
abuts the N.E. 28th Street right-of-way east of the end of the existing street
pavement. The applicant testified that this alternative access is feasible
depending upon extension of N.E. 28th Street.
14. Section 4-706. (5) . (c) requires a minimum lot width of 50 feet.
15. N.E. 28th Street is a half-street with minimal improvements. The Engineering
Design Division is able to establish the grade for improvement of the street.
16. A fire hydrant, sewer line and 8-inch water line are located south and across
N.E. 28th Street from the property. The connection to the recommended sewer line
and 8-inch water line requires construction under the street and possibly an
easement over private property.
17. Lot B is predominantly a steep slope, but it contains three plateaus which may
support single family residences. However, any development on this parcel would
require severe restrictions which may render development infeasible.
18. The applicant expressed concern about an alleged "illegal" water line running
across the property. The matter was referred to the Utilities Division of the
Public Works Department (see attached memorandum) , and it was revealed that the
water service was temporarily granted by the previous property owner to serve
another property.
19. A minimum of 5 acres is required for a current use taxation application. Lot B
is approximately 4.7 acres.
CONCLUSIONS:
1. The proposal conforms to the Comprehensive Plan, except that Lot B lies within the
greenbelt designation of the Comprehensive Plan Land Use Map. Development at this
time is proposed for Lot A, but the physical constraints of Lot B may preclude its
development. All indications are that the map designation of greenbelt is appropriate
for Lot B.
2. Lot A contains approximately 37,026 square feet. One dwelling unit is proposed for
this lot although approximately 4 units could be constructed on the lot if
subdivided according to the 7200 square foot lot area of the G-7200 zoning district
and using the pipestem area (60 feet) for a public street (50-foot minimum required) .
It appears that the applicant's proposed Lot A is in keeping with the character
of the immediate neighborhood north of N.E. 28th Street. Most lots west of the
site are lots considerably larger than 7200 square feet.
3. Alternatives exist to the pipestem configuration. The pipestem area (60 feet wide)
meets the minimum lot width (50 feet) requirement of G-7200 and 60-foot width of
Section 9-1108.23.F. (c) . If Lot A were to include all of the pipestem area, a
pipestem would by definition not exist. Access from the 60-foot pipestem area
would be for only one lot and access for additional lots would be through Lot B.
This seems to conform to the intent of the applicant, which is development of
Lot A with consideration of Lot B at some future date.
Or the pipestem area could be dedicated as public right-of-way for a cul-de-sac
for access to Lots A, B, and any other lots that might be created in the future.
The required right-of-way of 50 feet can be accommodated ih the 60-foot pipestem
Short Plat 099-77 Page Five
W-104-77
E-103-77
area. To avoid impacting setbacks of adjacent residences the right-of-way can
be manipulated within the 60-foot pipestem area.
4. Relative to the requested exception to allow for pipestem lots, sufficient
flexibility exists in the property configuration to avoid the exception without
creating ". . .undue hardship. . . " (Section 9-1109.1) upon the applicant. More than
adequate lot area exists and the pipestem area could accommodate a public street
while providing enough area in Lot B to qualify for current use taxation. It
was not asserted that without the exception the application would be deprived of
the ". . .reasonable use or development. . . " (Section 9-1109.1.A) of the property,
either Parcel A or Parcel B. In fact, such deprivation does not exist in this
instances. The applicant did not contest that the exception was "necessary to
insure such property the rights and privileges enjoyed. . . " (Section 9-1109.1.B)
by adjacent or similar properties. No rights or privileges would be deprived
without the exception.
It is evident that the exception would ". . .not be detrimental to the public
welfare or injurious to other property. . ." (Section 9-1109.1.C) either adjacent
or in the vicinity. However, this would not alone constitute sufficient basis
for approval of the exception, since the purpose, per Section 9-1109.1, is to
address situations which may cause hardship to the applicant through strict
application of the subdivision ordinance. The applicant can without ". . .undue
hardship. . ." comply with the lot area, lot frontage and access requirements of
the ordinance.
For these reasons, the requested exception should be denied in lieu of pursuing
other configurations of the short plat which would meet the requirements of the
subdivision ordinance without unusual restrictions upon future subdivisions of
the property.
5. Section 9-1108.23.F. (2) requires that lots front a public street of 50 feet per
Section 9-1108.23.A. (5) . N.E. 28th Street does not meet this requirement. A
50-foot roadway within the pipestem area would satisfy this requirement and
possibly preclude improvement of N.E. 28th Street by the applicant. The applicant
appeared to disfavor the street as opposed to a private driveway within the
pipestem area.
6. The applicant proposes a low density development in a high density single family
zone. In view of the physical constraints of the site this approach is appropriate.
However, undue expense incurred in development may necessitate dividing the property
into more lots. For this reason, the waiver of off-site improvements was
apparently made.
7. Off-site improvements required are street paving, curbs, gutters, sidewalks,
sewer, water, storm sewers, and other utilities in N.E. 28th Street. Except for
electricity and possibly gas, these improvements are either lacking or do not
meet city standards. N.E. 24th Street is only a 30-foot right-of-way. Most, if
not all, properties north of the street in the immediate area use septic tanks
and nonconforming water lines. A fire hydrant is located immediately south of
the site.
If the applicant can secure an easement across the private property immediately
south of the site, connection can be made to conforming existing sewer and water
lines. This is ". . .within a reasonable distance. . ." (Section 9-1105.6.B) from
the site. However, if the King County Department of Public Health approves a
septic tank for the site, connection to the aforementioned sewer line is not
necessary. Any water lines serving the property would be required to connect to
an 8-inch line across the pipestem area which would connect to the aforementioned
water line across the street.
The property has a total of 450 feet of frontage on N.E. 28th Street of which only
60 feet fronts on the improved (paved) portion of the street. The existing right-
of-way for the street was dedicated from the applicant's and others' properties
north of the street. In view of the inadequate street width it seems that final
design of street improvements would require the full street right-of-way. Otherwise
the applicant might be required to place curbs within the existing pavement, thereby
potentially preventing the existing two-way traffic. Since the applicant expressed
agreement to participating in an LID, a covenant to this effect appears a reasonable
and appropriate solution pending dedication of the complete right-of-way.
4111,
Short Plat 099-77 Page Six
W-104-77
E-103-77
DECISION:
Based upon the record, testimony, findings and conclusions it is the Examiner's
decision to approve the short plat application for two lots subject to:
1. Redesign of the short plat, Exhibit #3, to preclude the need for pipestem lots
per Conclusions No. 3 and 5. The Planning and Public Works Departments are to
approve the final design of the short plat for conformance with this condition.
2. Installation of an 8-inch water line and adequate sewer line (if a septic tank
for Lot A is not approved by the King County Department of Public Health) along
the 60-foot frontage of N.E. 28th Street and connecting to the existing 8-inch
line on the south side of N.E. 28th Street; provided the necessary utility
easements can be fairly and reasonably acquired. The Public Works Department
is to assist the applicant in complying with this condition and approve the final
design and construction.
3. Resolution by the applicant of the existing 3-inch water line running across his
property.
4. All clearing and/or grading of the property is to occur only following approval
of and according to requirements of the Planning Department.
5. Lot B is to be developed only after complete access, utility, and storm drainage
requirements per city ordinances are not from N.E. 28th Street as approved by
Planning and Public Works Departments.
6. Approval by the King County Department of Public Health of a septic tank for
Lot A. Final approval of the septic tank by the Public Works Department. In
the event that a septic tank is not approved, a sanitary sewer line is to be
installed in the same manner as specified in Condition No. 2.
7. Approval of the storm drainage plan by the Public Works Department.
8. Compliance with all other requirements of applicable city ordinances.
Furthermore, it is the decision of the Examiner to waive off-site improvements, except
as specified•in the aforementioned conditions, subject to the applicant executing
restrictive covenants stating agreement to participation on an equitable and fair
share basis in, an LID for installation of these off-site improvements.
In addition, it is the Examiner's decision to disapprove the exception in lieu of the
aforementioned Condition No. 1.
ORDERED THIS 21st day of December, 1977.
L. Rick B eler
Land Use Hearing Examiner
TRANSMITTED THIS 21st day of December, 1977 by Affidavit of Mailing to
the parties of record:
R. J. Fenton, 11451 S.E. 189th Place, Renton, WA 98055
Rebecca Oster, 2300 N.E. 28th Street, Renton, WA 98055
Dale Oster, 2300 N.E. 28th Street, Renton, WA 98055
TRANSMITTED THIS 21st day of December, 1977 to the following:
Mayor Charles J. Delaurenti
Councilman George J. Perry
Councilman Richard M. Stredicke
Warren C. Gonnason, Public Works Director
Gordon Y. Ericksen, Planning Director
Ron Nelson, Building Division
Larry Warren, City Attorney
411)
Short Plat 099-77 Page Seven
W-104-77
E-103-77
Pursuant to Title IV, Section 3015 of the City's code, request for reconsideration must
be filed in writing on or before January 4, 1977. Any aggrieved person feeling that the
decision of the Examiner is based on erroneous procedure, errors of law or fact, error
in judgment, or the discovery of new evidence which could not be reasonably available at
the prior hearing may make a written request for review by the Examiner within fourteen
(14) days from the date of the Examiner's decision. This request shall set forth the
specific errors relied upon by such appellant, and the Examiner may, after review of the
record, take further action as he deems proper.
An appeal to the City Council is governed by Title IV, Section 3016, which requires that
such appeal be filed with the City Clerk accompanying a filing fee of $25.00 and meeting
other specified requirements. Copies of this ordinance are available for inspection in
the City Clerk's office, first floor of City Hall, or same may be purchased at cost in
said office.
•
4
R �
0 THE CITY OF RENTON
U • 4' 4- Z MUNICIPAL BUILDING 200 MILL AVE.SO. RENTON,WASH. 90055
. �o CHARLES J. DELAURENTI,MAYOR • LAND USE HEARING EXAMINER
'00,� . �Q L. RICK BEEL.ER . 235-2593
440 SEPZE• A December 15, 1977
• MEMORANDUM •
TO: Utilities Division .
FROM: L. Rick Beeler, Hearing Examiner .
SUBJECT: - Property directly north of 2308 N.E. 28th Street;
File No. Short Plat 099-77, R.. J. Fenton
At •a public. hearing on December 13, 1977 regarding a short plat for this
•
property, the applicant asserted that the city knowingly has a 3-inch
water line' across his property without a legally consummated easement.
The applicant stated that his opposition to this water line has received
no response from the city. Evidently the line serves properties to the
north owned by King County.
•
This matter is not normally within my area. ofconcern; however, in this
instance it. is relevant to the short plat application. Therefore, I
' . need to ask for, answers to these questions:
1. Does in fact this water line exist? .
. 2. Does in fact the applicant have rights to use the water line to serve
a single dwelling unit?
3. Does in fact a legally consummated.utility easement exist 'for the •
water line? . .
4. Do any problems Or objections exist in the applicant hooking up to
'• the water line to serve a single dwelling unit?
Since the public hearing has been closed, I will need answers in writing
to these questions by December 22, 1977 in order to incorporate them into
the decision due December 27, 1977.
Thank you. _ -;, ,
--
L. Rick Beeler .
, 17 .
cc: Gordon Y. Ericksen, Planning Director •
r
INTEROFFICE CORRESPONDENCE
Date December 21, 1977
TO: L. RICK BEELER, HEARING EXAMINER
FROM: RON OLSEN, UTILITIES DIVISION
SUBJECT: PROPERTY DIRECTLY NORTH OF 2308 NE 28th St.
File No. Short Plat 099-77 R. J. Fenton
The City does not have a 3" water line running North through the aforemen-
tioned property. I think what the gentleman is referring to is a private water
service to a residence in May Creek, address of 2405 N. 31st St. A few years
ago a gentleman was granted a temporary water service and a meter was set in
the Right-of-Way of NE 28th. St. He stated that he had made arrangements with
the owner at that time allowing him to run his temporary service across this
property.
The applicant does not have the right to connect into this temporary service.
Water service is available in NE 28th St. for the proposed subdivision upon
signing a temporary service agreement for said property.
If you have any other questions, please contact this office.
r>C,/
P
RLO:pmp
RECEIVED
CtTI OF RENTON
HEARINC3 RNA MINER
o- �, 11971
AM PM
7i8t9,?Yin i':i V3$415,6
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,�DEC RE��12B\f E191� 7 °�
Affidavit of Publication �__..._.�.-- _9
STATE OF WASHINGTON ss • •Air, r,c'i A//
COUNTY OF KING
...Margar.e.t...Earba.0 h being first duly sworn on ---
NOTICE •OF PUBLIC
HEARING
oath,deposes and says that.S.hQ.is the C hj e. C l.exk. of RENTON LAND USE
•
THE RENTON RECORD-CHRONICLE, a newspaper published four(4) - ' HEARING EXAMINER •
times a week.That said newspaper is a legal newspaper and it is now and RENTON,WASHINGTON
has been for more than six months prior to the date of publication referred A PUBLIC HEARING .
to, printed and published in the English language continually as a news- WILL BE HELD BY THE
paper published four(4)times a week in Kent,King County,Washington, RENTON LAND USE
and it is now and during all of said time was printed in an office maintained HEARING EXAMINER AT
/ . at the aforesaid place of publication of said newspaper.That the Renton HIS.REGULAR MEETING
Record-Chronicle has been approved as a legal newspaper by order of the IN THE COUNCIL CHAM-
Superior Court of the County in which it is published,to wit,King County, -BERS, CITY HALL, RE-
NTON,WASHINGTON,ON
Washington.That the annexed is a Notice of Public DECEMBE'R 13, 1977, AT
9:00 A.M. TO CONSIDER
• THE FOLLOWING PETI-
TIONS:
•
. 1. RICHARD M."MOE,
• APPLICATION- FOR
as it was published in regular issues(and SPECIAL PERMIT TO
not in supplement form of said newspaper) once each issue for a period : CONSTRUCT 30 UNIT
CONDOMINIUM IN R-2
and R-3 ZONES,File No.
of SP-097-77; property Io-
consecutive issues,commencing on the cated at 1814 Grant• '
Avenue:
day of Dec ember 19 7 2.R.J.FENTON,APPLI- •
.7.7.....,and ending the . CATIONS FOR TWO-
LOT'SHORT.PLAT AP- .
• •PROVAL, EXCEPTION .
day of 19 both dates , 'TO SUBDIVISION OR-
inclusive, and that such newspaper was regularly distributed to its sub- DINANCE REGARDING
scribers during all of said period. That the full amount of the fee ACCESS,AND WAIVER
OF OFF-SITE IM-
\
CC ' PROVEMENTS; Files
charged for the foregoing publication is the sum of $2J•b2 which ' No. 099-77, E=103-77,• "
has been paid in full at the rate of per folio of one hundred words for the and W-104-77; property.
first insertion and per folio of one hundred words for each subsequent •located on N.E..'28th.: .
insertion. Street,in-the vicinity of
y� "'the Renton City Limits at.. "
r ! I -N (�_C L 116th Ave:S.E:
` t• •'�--�- G• •Legal descriptions'of ap-
plications'noted,above are:
CLIief Clerk ^ on file'in the'Renton Plan
• -. ning Department... ,_,
:;ALL.:INTERESTED"PER=
Subscribed and sworn to before me this 2 day of • SONS TO SAID PETITIONS'',
ARE INVITED TO BE PRE
SENT/AT ';THE-PUBLIC
December , 19 77 �' ,. �HEARING•ON DECEMBER.
`—� :.'13, 1977, AT 9:00 A.M.TO:.
;:EXPRESS:,.THEIR ,OPI
.:-e.A NIONS.- .' .. - .:,•.
Notary Public i and for the State of Washin in, •.- GORDON Y. ERICKSEN
residing at Kent, King C unty. RENTON PLANNING :
DIRECTOR"'
Published in The-Renton
—Passed by the Legislature,1955,known as Senate Bill 281,effective June >R e co rd-Chronicle De
9th, 1955. cember 2, 1977. R4696
—Western Union Telegraph Co. rules for counting words and figures,
adopted by the newspapers of the State.
./// f '
PLANNING DEPARTMENT
PRELIMINARY REPORT TO HEARING EXAMINER
PUBLIC HEARING
DECEMBER 13 , 1977
APPLICANT : R. J . FENTON
FILE NO. : 099-77 ; SHORT PLAT , W-104-77 ; WAIVER OF OFF-SITE
IMPROVEMENTS , AND E-103-77 ; EXCEPTION TO THE SUB-
DIVISION ORDINANCE
A. SUMMARY OF REQUEST :
Applicant requests approval of a proposed two-lot short plat
with an exception to allow access to the public street via a
pipestem portion of each proposed lot , together with a request
for the waiver of certain off-site improvement requirements .
B . •GENERAL INFORMATION :
1 . Owner of Record : BILLIE C . FENTON
•
2 . Applicant : R . J . FENTON
3 . Location : Property located near the east end
of the approved portion of N . E . 28th
Street on the north side of said
•
street .
4. Legal Description : A detailed legal description is
available on file in the Renton
Planning Department .
5 . Size of Property : Approximately 5 . 7 acres .
6 . Access : Via N . E . 28th Street
•
7 . Existing Zoning : G-7200 ; General Classification District
Single Family Residential .
8. Existing Zoning G-7200 ; General Classification District ,
in the Area : P-1 ; Public Use District ,
G ; General Classification District , and
GS-1 ; General Classification District.
9 . Comprehensive Single Family Residential and Greenbelt.
Land Use Plan :
10. Notification : The applicant was notified in writing
of the hearing date . Notice was properly
published in the Record-Chronicle and
posted in three places on or near the
site as required by City ordinance .
Notice was distributed to the surrounding
property owners .
C. PURPOSE OF REQUEST :
To subdivide the property and to allow for construction of two single
family residential structures .
D . HISTORY/BACKGROUND :
The subject site was annexed to the City of Renton on May 26 , 1960
by Ordinance No . 1828. The subject site is directly above the May
Creek ravine area and is adjacent to properties proposed to be a
portion of the King County May Creek Park .
I
I
1
PLANNING DEPARTMENT
//
PRELIMINARY REPORT TO HEARING EXAMINER
PUBLIC HEARING OF DECEMBER 13 , 1977
PAGE TWO
RE : R. d. FENTON ; SHORT PLAT , WAIVER OF OFF-SITE IMPROVEMENTS ,
AND EXCEPTION TO THE SUBDIVISION ORDINANCE
E . PHYSICAL BACKGROUND :
1 . Topography : The majority of proposed Parcel 'A ' is relatively
level except for the northeasterly corner which drops off
steeply into the May Creek ravine area . Proposed Parcel ' B '
is mostly steep hillside area with a slope averaging approxi -
mately 50% . The steepness of the majority of the subject
site makes future development on the site and in the area
extremely difficult .
2 . Soils : Indianola loamy fine sand (InC) . Permeability is •
rapid , available water capacity is moderate , run-off is slow
to medium , and erosion hazard is slight to moderate . Septic
tank drain field suitability is slight and moderate . If
slope is more than 8% , could be possible pollution hazard . This
soil is used for timber and for urban development . The steep
hillside areas of the subject site consists of Alderwood and
Kitsap soils (AkF) , drainage and permeability vary , run-off
is rapid to very rapid and the erosion hazard is severe to
very severe , the slippage potential is severe . The suitability
for septic drain fields is severe due to the extreme slope .
These soils are usually used for timber.
3 . Vegetation : The majority of the site is steep slope and is in
a natural heavy northwest woodland character.
4 . Wildlife : The existing vegetation of the site may provide for
some habitat for birds and small mammals native to the area as
well as certain other animals such as deer , racoon and other
woodland type animals .
5 . Water : . No surface water or streams are apparent on the subject
site , however , the site is directly above the existing May
Creek area . All drainage would naturally flow down the ravine
towards May Creek .
6 . Land Use : Existing single family residences are located on
either side of the proposed pipestem to Parcels 'A ' and ' B ' .
Other single family residences are located on both north and
south side of N . E . 28th Street . Recently , homes have been
constructed on the south side of N . E . 28th Street directly south
of the subject site as a result of previously approved short
plat . The area north of the subject site is within the May
Creek ravine area and is generally undeveloped wooded property
together with sparcely developed single family residential uses .
F. NEIGHBORHOOD CHARACTERISTICS :
The site is within an area of single family residential homes
which are located on the edge of the area consisting of the May
Creek ravine and stream which ar.e heavily wooded and are in a
relatively natural condition . Much of this area is undevelopable
due to slope conditions , flooding , and lack of sanitary sewers and
access .
G. PUBLIC SERVICES :
1 . Water and Sewer : An existing water main approximately three
inches or smaller is located along N . E . 28th Street. An existing 8"
sanitary sewer is located along N . E . 27th Street approximately
400 feet south of the subject site .
ri
PLANNING DEPARTMENT
PRELIMINARY REPORT TO HEARING EXAMINER
PUBLIC HEARING OF DECEMBER 13 , 1977
PAGE THREE
RE : R. J . FENTON ; SHORT PLAT , WAIVER OF OFF-SITE , IMPROVEMENTS ,
AND EXCEPTION TO THE SUBDIVISION ORDINANCE
2 . Fire Protection : Provided by the Renton Fire Department and
subject to City of Renton Ordinance requirements , See attached
Fire Department comments .
3 . Transit : Metro Transit Route 42 operates along N , E , 27th Street
approximately 400 feet south of the subject site .
4 . Schools : Kennydale Elementary School is located approximately
one-quarter mile west of the subject site . McKnight Junior
High School is located approximately one mile south of the
subject site and Hazen High School is located approximately
three miles south and east of the subject site .
5. Parks : The subject site is directly adjacent and south of the pro-
posed King County May Creek Park . Kennydale Lions Park is
located approximately one-half mile south and west of the subject
site .
H . APPLICABLE SECTIONS OF THE ZONING CODE :
1 . Section 4-729 ; G , General Classification District .
2 . Section 4-706 ; R-1 , Residence Single Family .
I . APPLICABLE SECTIONS OF THE COMPREHENSIVE PLAN OR OTHER
OFFICIAL CITY DOCUMENTS :
1 . Renton Subdivision Ordinance :
(a ) Section 9-1105 , Plat Requirements for Short Subdivisions
( b ) Section 9-1108 , Plat Improvements and Development
Standards
( c ) Section 9-1109 , Exceptions
•
2 . Land Use Report , 1965 , Residential , page 11 and Objectives ,
pages 17 and 18 .
3 . Policy Statement , Comprehensive Plan , Renton Urban Area , 1965 .
4. Subdivision of Land , pages 5 and 6 .
J . IMPACTS ON NATURAL SYSTEMS :
The proposed plat will allow for low density residential development .
The primary impacts of this development are related to impacts on
the existing steep wooded hillside areas and the effects from the
proposed septic tank drainfields on water quality within the May
Creek basin .
K. SOCIAL IMPACTS :
Relatively minor .
L . ENVIRONMENTAL ASSESSMENT/THRESHOLD :
Pursuant to the City of Renton ' s Environmental Ordinance and State
Environmental Policy Act of 1971 as amended (RCW 43 . 21C ) , this
project is exempt from the Threshold Determination and Environmental
Impact Statement. process .
M. ADDITIONAL INFORMATION :
A vicinity map and site map are attached .
!ri2
PLANNING DEPARTMENT
PRELIMINARY REPORT TO HEARING EXAMINER
PUBLIC HEARING OF DECEMBER 13 , 1977
PAGE FOUR
RE : R. J . FENTON ; SHORT PLAT , WAIVER OF OFF-SITE IMPROVEMENTS ,
AND EXCEPTION TO THE SUBDIVISION ORDINANCE
N . AGENCIES/DEPARTMENTS CONTACTED :
•
1 . King County Parks Department
2 . King County Health Department
3. City of Renton Utilities Division
4 . City of Renton Traffic Engineering Division
. 5 . City of Renton Engineering Division
6 . City of Renton Fire Department
7 . City of Renton Building Division
Copies of certain memoranda are attached .
0 . PLANNING DEPARTMENT ANALYSIS :
1 . The proposal is consistent with the minimum lot size of the .
G-7200 zone , (7200 square feet minimum lot size) . Proposed
Lot ' A ' = .. 85 acres ; Lot ' B ' = 5 . 9 acres .
2 . Although a majority of Lot 'A' is relatively level , Lot ' B '
consists almost entirely of wooded steep slopes . This con-
dition creates serious problems for safe and suitable develop-
ment , and hinders the proper functioning of septic tank
drainfields .'
3 . The portion of the Comprehensive Plan , Land Use Report , 1965 ,
dealing . with residential development (page 11 ) states that
"The successful utilization of land for low density resi -
dential development will depend on the availability of easily
accessible areas which are relatively free of recurring or
potential hazards such as floods , slides , and land subsidence . "
The sloped conditions and soils on Parcel ,' B ' appear' to
warrant. consideration in this case .
4. Although the proposed pipestem lots are Rot unacceptable as
indicated it appears that given the. abovementiohed conditions
Lot ' B ' is highly, questionable as an appropriate building
site . Any structure constructed on . th.i.s parcel would require
a 20 foot' front yard setback from the rear line of the adjacent
property to the south . This would place the structure over
the brink of the steep hillside . However , if the applicant
merely wishes to segregate the unusable portions of the property
from the usable , an alternative would be to apply for current
use (open space) taxation . Lot ' A ' appears to be physically •
suitable for abuilding site . The existing 60 foot width along
N . E . 28th Street is suitable for a standard 50 foot residential
street . However , because of the existing topographical con-
ditions Section 9-1109. A . , B . , and C . would apply to the
exception request .
5 . N . E . 28th Street is an existing partially improved right-of-way ,
which consists of a total 30 feet in width . ,The improved
portion of' the roadway terminated approximately 100 feet east
of the proposed easterly pipestem. However , the right-of-way
extends over the brink of the steep hillside to the section
corner. This street would generally be considered a half-street
according to present subdivision standards.
6 . The applicant proposes septic tanks in-lieu-of connection to
the existing sanitary sewer within N . E . 27th Street approximately
400 feet south of the subject site . . The property. along the south
side of N . E . 28th Street directly south of the subject site was
. subdivided , and has . connected to the existing sewer , water , and
storm sewer within N :E . 27th Street (Section 9-1108. 14 .A. )' an .
easement across private property would need to be procured , or an.
extension from Aberdeen Avenue N . E . and N . E . 27th Street provided.
I �
PLANNING DEPARTMENT
PRELIMINARY REPORT TO HEARING EXAMINER
PUBLIC HEARING OF DECEMBER 13 , 1977
PAGE FIVE
RE : R. J . FENTON ; SHORT PLAT , WAIVER OF OFF-SITE IMPROVEMENTS ,
AND EXCEPTION TO THE SUBDIVISION ORDINANCE
7 . The existing water line within N . E . 28th Street is three
inches or smaller. This is inadequate for new residential
construction and according to the requirements of the
Utilities Division and Fire Department would require
upgrading to an eight inch main across the full frontage
of the subject site together with the provision of a fire
hydrant.
8 . The preliminary soils report indicates that there may be
problems related to septic tank suitability on the steep
slopes . This would be particularly critical for Lot ' B ' .
The Building Division has indicated a need to provide a
preliminary septic tank approval from King County Health
Department.
9 . Off-site improvements do not exist along N . E . 28th Street .
However, recent City Council policy has been to install
such improvements whenever possible . The Engineering Design
Division has indicated that it is possible to establish
grade and install these improvements , and has so recommended .
P . PLANNING DEPARTMENT RECOMMENDATIONS : , _
Recommend . approva.l , of., the proposed,:sh.o,r, t:: pl.a ., and 'exception based
on the above analysis subject to ;
1 . Provision of proper utilities and fire hydrant per Public
Works Department , Fire Department , and ordinance requirements .
2 . Planning Department approval of proposed building locations
prior to commencing clearing or grading on the site .
3 . Conformance with all other subdivision ordinances , building
codes , and Health Department requirements .
The request for waiver of off-site improvements is denied per the
Engineering Division ' s recommendation and the requirements of
Section 9- 1105 . 6 . B . These requirements must be provided prior
to filing the short plat (Section 9-1105 . 7 and . 8) .
ROUTE SCHEDULE
PLANNING DEPARTMENT DATE ROUTED G/ ,P/,1
PLEASE REVIEW THIS APPLICATION FOR:
REZONE MAJ PLAT
SITE APPROVAL R f AnV/.) N/ HORT PLA .
SPECIAL PERMIT WAIVER
SHORELINE MANAGEMENT
PERMIT OR EXEMPTION
AND RETURN TO THE PLANNING DEPARTMENT
WITHI AN^ Y COMMENTS YOU MIGHT HAVE , BEFORE_///L� 77
SIGNATURE
OR,
INITA DEPARTMENT APPROVAL
DENIAL DATE
BUILDING;- X).1"
33-•7 )
et, ki CRA FIt ND L / ?j /73
ENGINEERINh--:f177
•--� C FIRE I •- . -7..j
HEALTH
t„ - CUwrier) //• i7 '/l
• REVIEWER ' S COMMENTS OR APPROVAL CONDITIONS :
1>R .1
•• . l...n-flit f At AC ( /1a'>i (.l�l. Ii, C.-.T.-1S./�..
r^Z
PLEASE SIGN THE E . I .W . :
ROUTE SCHEDULE
PLANNING DEPARTMENT DATE ROUTED /l /9 77
PLEASE REVIEW THIS APPLICATION FOR:
REZONE MAJOR PLAT
SITE APPROVAL SHORT PLAT
SPECIAL PERMIT WAIVER
SHORELINE MANAGEMENT
PERMIT OR EXEMPTION KJ, t ;N1 OFF--5175
AND RETURN TO THE PLANNING DEPARTMENT
WITH 'ANY COMMENTSIYOU MIGHT HAVE , BEFORE_ )J 7 7
I t.�
SIGNATURE OR
INITAL DEPARTMENT APPROVAL DENIAL DATE
UILI�.I._N_.G/ //73-7')
L� TRAFFI C EN_D
l/ / /2/7,
e GINEERI (/' )l/ZgJ77
. 4 IR
HEALTH 7
(OLTIL.M57) /i•
REVIEWER ' S COMMENTS OR APPROVAL CONDITIONS :
n
N U
l: I: It/:•, r_ 1,11... 1-1 ,_ ACC'ICS 1='._-L I , c
PLEASE SIGN THE E . I .W . :
ROUTE SCHEDULE
PLANNING DEPARTMENT DATE ROUTED //// P 77
PLEASE REVIEW THIS APPLICATION FOR:
REZONE MAJOR PLAT
SITE APPROVAL SHORT PLAT
SPECIAL PERMIT WAIVER
SHORELINE MANAGEMENT �I��
, PERMIT OR EXEMPTION g� ray z(c(� Tc FOX-
. p 7E 4 4-oT
AND RETURN TO THE PLANNING DEPARTMENT _/
WITH (ANY COMMENTS] YOU MIGHT HAVE , BEFORE_ // 77
SIGNATURE
OR
INITAL • DEPARTMENT APPROVAL DENIAL DATE
BUIL ' NG ___ j/�3 --2)
RAFFI C ENG !x 4 ,2
ENGIN --ERIN ✓ /// ZP-i77
(FIRE Imo- ET.)- 77
HEALTH _.
�.I --
REVIEWER ' S COMMENTS OR APPROVAL CONDITIONS :
t!
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SHORT PLAT - EXCEPTION TO SUBDIVISION ORDINANCE - WAIVER OF OFF-SITE IMPROVEMENTS:
R. J. . FENTON,. APPLICATIONS FOR TWO-LOT. SHORT PLAT APPROVAL, EXCEPTION TO SUBDIVISION
ORDINANCE REGARDING ACCESS, AND WAIVER OF OFF-SITE IMPROVEMENTS, Files No. 099-77,
E-103-77, and W-104-77; property located on N.E. 28th Street in the vicinity of the
Renton city limits at 116th Avenue S.E. . .
. . . . , .
. .
. • .
. .
. .
. .
. .
APPLICANT , R. J . FENTON . . TOTAL AREA ±5. 7 acres
. . . .
PRINCIPAL ACCESS N . E . 28th Street. . . .
E (IS) IN ZONING G-7200
• ,
EXISTING USE Vacant • • .
. .
. • .
PROPOSED USE Sinile family Residential .
• COMPREHENSIVE LAND USE PLAN Greenbelt and Single Family
COMMENTS . .
• ' .
. .
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. • . .
•
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�� ,} z THE CITY OF RENTON
MUNICIPAL BUILDING 200 MILL AVE.SO. RENTON,WASH. 98055
cl oh
O •�
CHARLES J. DELAURENTI, MAYOR • PLANNING DEPARTMENT
VA (.o
043 �Q 235-2550
4rep SEPlt°�
December 2 , 1977
R. J . Fenton
11451 S . E . 89th Place
Renton , !•!ashi naton 98055
RE : NOTICE OF APPLICATION ACCEPTANCE
AND PUBLIC HEARING DATE FOR APPLICATIONS FOR TWO-LOT
SHORT PLAT APPROVAL, EXCEPTION TO SUBDIVISION ORDINANCE
REGARDING ACCESS, AND WAIVER OF OFF-SITE IMPROVEMENTS;
Files Nc. 099-77, E-103-77, and W-106.-77; property located '
on N.E. 28th Street in the vicinity of the Renton
City Limits at 116th Avenue S.E.
Dear Mr. Fenton :
IThe Renton Planning Department formally accepted the above
mentioned application on November 22 , 1977 . A public
hearing before the City of Renton Hearing Examiner has been
set for December 13 , 1977 at 9 : 00 a . m. ,
Representatives of the applicant are asked to be present .
All interested persons are invited to attend the hearing .
If you have any further questions , please call the Renton
Planning Department , 235-2550.
Very truly yours ,
Gordon Y . Ericksen
Planning Director -
•
By j: - ..
Acnaet L . h
Associate P anner
M L S :w r
cc : Seattle-King County Health Dept.
King County Park Dept. .
•
KENNETH J. OYLER
CIVIL ENGINEER & LAND SURVEYOR
P.O.Box 2258 • Renton,Wa 98055
255-5050
Nov. 10, 1977
Renton Planning Commission
Renton, Wash.
Ref: Proposed Short plat for R. J. Fenton
Waiver of Off-Site improvements and Exception to platting
• requirements due to pipe stem lots
This short plat is situated at the end of a dead-end street with
out improvements, the nearest being about a quarter of a mile away,
t Aberdeen Ave. N.'.E. and N. E. 27th St. In order to develope Iwo
lots, pipe stems 120 feet long and 30 fe:=t wide are necessary. It is
requested that a waiver be granted for the improvements and excepifioncf
be considered for the pipe-stems.
Kenneth J. Oyler, G.E. &r L.U.
%/77 /9.3-
„_, s• v
.,. rill::
. / ,...,' rii a 6 i i/o'''
` C • 1 �',i•i(�
TT
!:/// '
ROUTE SCHEDULE
PLANNING DEPARTMENT DATE ROUTED P 7
PLEASE REVIEW THIS APPLICATION . FOR:
REZONE MAJOR PLAT
SITE APPROVAL SHORT PLAT
SPECIAL PERMIT WAIVER
•• SHORELINE MANAGEMENT
PERMIT OR EXEMPTION K, Jj/y zXce J101J Fat,
AND RETURN TO THE PLANNING DEPARTMENT _j
WITH ANY COMMENTS) YOU MIGHT HAVE , BEFORE ///27'7
SIGNATURE
OR
INITAL DEPARTMENT APPROVAL DENIAL DATE
BUILi NG jf
RAFFI C ENG k 4-2 27
7
FIRE 1&- S- 77
HEALTH
(71 / -77
REVIEWER ' S COMMENTS OR APPROVAL CONDITIONS :
© . 74e. / r.. r d do w�� �. �,�✓c
PLEASE SIGN THE E . I .W . :
AFFIDAVIT
I
C , , � , ''''',..__,97'�.� 7v• , beingdulysworn, declare that I
m the owner of the property involved in this application and that the
foregoing statements and answers herein contained and the information
�ierewith submitted are in all respects true and correct to the best of
y knowledge and belief.
Subscribed and sworn before me ,�
this / 9 G day of /1/4�e.,vt�44'' , 19 T7-,
Notary Public in and for the State of
Washing on, residing at �I%f!nj�
(0? '''' -- ,/ • '
1 /.- 1. - •- _._/_,;--7"1 : ..f-,:C.--
Name of Notary Public) (Signature of Owner)
Ai T_I-7vZ1217- ////:)--/ �<i 6. <�� • j�
Address) (Address)
,F.�� lip /Z,lc.i.
(City) (State)
,f,") -) -
j)--- :�J� --
5 g
(Telephone)
(FOR OFFICE USE ONLY)
CERTIFICATION
This is to certify ,that -the foregoing application has been inspected by me
and has been foun:a" t0,,• be;,,t. rough and complete in every particular and to
conform to the ,, `il,es1an,r�'g;.. �lations of the Renton Planning Department
governing the .1,1.znk,•(dfl jsuchn. plication .
t " , 1i;
Date Received t! , 19 By :
Y4. �.
Renton Planning Dept .
2-73
•
CITY OF RENTON
c 4' -/ /�'%t f
SHORT PLAT PLAT_-AP LI,CATION FILE NO . O. 9i - /?
MAJOR PLAT mil. R�®"�� DATE; REC' D. "� �7
TENTATIVE (' ..\ gab 6 APPLICATION FEE $
PRELIMINARY ENVIRONMENTAL
NOV 10 WI •., : REVIEW FEE $
FINAL
RECEIPT NO .
`9�i� ,���= S M N O .
/NG DEPpR PUD NO .
PPLICANT TO COMPLETE ITEMS 1 THROUGH 7 :
•
Plat Name & Location e... /A1rO4.1 S 4.7 140, 7
No. Lots 2 Total Acreage 5714c . Zoning G 7?00
i . Owner 2.J 1/'u7OAJ Phone .i , 2 4 -' r
Address 1/d19/ Sk'. 89 MIMI A. / 700y, a/40w 8O6,s-
Underground Utilities : Yes No Not Installed
I .
Telephone ( ) ( ) ( )
Electric ( ) ( ) ( )
Street Lights ( ) ( 0° ) ( )
Natural Gas ( ) ( ) ( )
TV Cable ( ) ( '1) ( )
Sanitation & Water:
( ✓ ) City Water ( ) Sanitary Sewers
( ) Water District No . ( ) Dry Sewers
( l'" ) Septic Tanks
1 . Vicinity and plat maps as required by Subdivision Ordinance. .
9. DATE REFERRED TO:
ENGINEERING PARKS
BUILDING HEALTH
TRAFFIC ENG. STATE HIGHWAY
FIRE . COUNTY PLANNING
BD. PUBLIC WORKS OTHER
) . STAFF ACTION :
TENTATIVE PLAT APPROVED DENIED
APPEALED EXPIRED
I . LAND USE HEARING EXAMINER ' S ACTION :
SHORT PLAT APPROVED DENIED
PRELIMINARY PLAT APPROVED DENIED
FINAL PLAT APPEALED EXPIRED
L . CITY COUNCIL ACTION: .
PRELIMINARY PLAT APPROVED DENIED
FINAL PLAT APPEALED EXPIRED
2. DEFERRED IMPROVEMENTS :
1 DATE DATE BOND NO. AND
•
TYPE GRANTED EXPIRES AMOUNT
Planning Dept .
. R�17_ 1 /77
NOTICE OF PUBLIC HEARING
RENTON LAND USE HEARING EXAMINER
RENTON, WASHINGTON
A PUBLIC HEARING WILL BE HELD BY THE RENTON LAND USE HEARING EXAMINER
AT HIS REGULAR MEETING IN THE COUNCIL CHAMBERS , CITY HALL , RENTON ,
WASHINGTON , ON DECEMBER 13 , 19 77 , AT 9 : 00 A. M. TO CONSIDER
THE FOLLOWING PETITIONS :
1 . RICHARD M. MOE , APPLICATION FOR SPECIAL PERMIT
TO CONSTRUCT 30 UNIT CONDOMINIUM IN R-2 AND R-3
ZONES , File No. SP-097-77 ; property located at
1814 Grant Avenue .
2 . R. J . FENTON , APPLICATIONS FOR TWO-LOT SHORT
PLAT APPROVAL , EXCEPTION TO SUBDIVISION
ORDINANCE REGARDING ACCESS , AND WAIVER OF
OFF-SITE IMPROVEMENTS ; Files No. 099-77 ,
E- 103-77 , and W- 104-77 ; property located
on N . E . 28th Street in the vicinity of the
Renton City Limits at 116th Ave. S . E .
Legal descriptions of applications noted above are on
file in the Renton Planning Department.
fy
ALL INTERESTED PERSONS TO SAID PETITIONS ARE INVITED TO BE. PRESENT AT
THE PUBLIC HEARING ON DECEMBER 13 , 1977 , AT 9 : 00 A . M. TO
EXPRESS THEIR OPINIONS:----------------------------..-- -- ---------
GORDON Y . ERICKSEN
PUBLISHED December 2 , 1977 RENTON PLANNING DIRECTOR
CERTIFICATION
I , Michael = L . Smith , HEREBY CERTIFY THAT THREE COPIES
OF THE ABOVE DOCUMENT WERE POSTED BY ME IN THREE CONSPICUOUS PLACES
ON THE PROPERTY DESCRIBED ABOVE AS PRESCRIBED BY LAW .
ATTEST : Subscribed and sworn
to before me , a Notary Public , /� f � F• •j
on the � dayofk)\ ,, ; ,,� /
.l _`ti ' ,�.\`1 ,
19 71 SIGNED t.,-41 •„ft•�
1 � S
I'
',, -A.
ENDING
OF FILE
FILE
nnF�\�=^AVw
09977 .