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HomeMy WebLinkAboutLUA78-184 P— 284'- 78 OF RFC 4, -rs--) 0 C- Se Z OFFICE OF THE CITY ATTORNEY o RENTON,WASHINGTC POST OFFICE 00X 626 100 2nd AVENUE OUILOINO 0 RENTON.V:AGNI GTON 98055 2SS-8570 ?r LAWRENCE I.WARREN, CITY ATTORNEY DANIEL KELLOGG, ASSISTANT CITY ATTO*: 0 4)4, Pt $)� "eptember 7 , 1979 sc (Dictated Aug. 30 , 1979 ) • TO : Roger J. Blaylock, Associate Planne FROM: Lawrence J. Warren , City Attorn=`U SEP 197_gt ��,�► 4 ECO e \c:As- Re: Higate Final Platte �E® `� � CITY of RENrdN -z ,'�,ivign. PCLERK'S — OFFICE Dear Roger : �c>SC xJ JZ L This letter is in response to your Memo received by my office August 21 , 1979 . On August 24+ , 1979 , I contacted you and gave you a verbal response to your Memo. This letter is to confirm that r esponse . The timing on this preliminary plat was such that it ran out by its terms six months after the approval date . That date, was before the City amended its Ordinance to provide for a one year period on all preliminary plats . No matter how we read this particular ordinance section , it does not give any additional time to Higate since they did not have an existing plat approval as of the date of the ordinance change. Perhaps , if their time ran into the time when the ordinance was changed , we could consider that the one year period of time would apply to them. However , that is not the case here, and Higate should reapply for a preliminary plat approval. If you need any further information on this , please feel free to contact me . dl Lawrence J. Warren LJW:nd cc: Mayor Council President Hearing Examiner OF . I C) 441% 7, BOARD OF PUBLIC WORKS • RENTON, WASHINGTON n nLL MUNICIPAL BUILDING • 200 MILL AVENUE SOUTH • RENTON,WASHINGTON 98055 • 235-2569 09A 0t. 9�TF0 SEP1 -3 August 2, 1979 Wall & Redekop 'Corporation #412 - 400 - 108th Ave. N.E. Bellevue, WA 98005 Attention: Mr.. Gary Strothers, Vice President Land Development Subject: Deferral of Off-Site Improvements - Higate Plat Monterey Avenue between N.E. 16th & 20th Sts. Dear Mr. Struthers: The Board of Public Works, at its meeting of July 25, 1979, agreed to defer the off-site improvement on the Higate Plat for a period of six months subject to posting of a bond in the amount of $23,800. Please post the bond with this office as soon as possible and if you have any questions, please give us a call . Very truly yo rs, � ��Warren C. .Gonnason, Chairman r ��°' � Board of Public WorksQ� �� �c,0'' a WCG;jt cc: R. Houghton `':'j ��i Planning e �'e2���J''; P. Lumbert City Clerk • •• . PLANNING AND DEVELOPMENT COMMITTEE COMMITTEE REPORT SEPTEMBER 11, 1978 RE : Appeal of Hearing Examiner Recommendation Hi-Gate Preliminary Plat File No, PP-284-78fand Exception Noe E-185-78 The Planning and Development Committee, after examination of the record and the Hearing Examiner ' s written decision, findings , and conclusions pursuant to Section 4-3017 , recommends that the City Council concur in the recommenda- tion of the Hearing Examiner and refer the item to the Ways and Means Committee for proper resolution or ordinance preparation. • George Perry, Chairman Barbara Shinpoch . . Patricia Seymour-Thorpe 111111-.'f,:- - ' / ` ', ,. ,_p RENTON CITY COUNCIL . Regular. Meeting September 11 , 1978 Council Chambers . Monday, 8: 00. P .M . Municipal Building MINUTES CALL TO ORDER Mayor C. J.. Delaurenti led the Pledge of Allegiance to the Flag and , ' called the Renton City Council to order. ' ROLL C L1L OF THOMAS W. TRIMM, BARBARA Y. SHINPOCH, RICHARD M. STREDICKE, COUNCIL PATRICIA M. SEYMOUR-THORPE AND GEORGE J. PERRY. CHARLES F. SHANE arrived momentarily. MOVED BY SHINPOCH, SECOND PERRY, ABSENT COUNCILMAN EARL CLYMER`BE EXCUSED. CARRIED. MINUTE APPROVAL Councilman-Stredicke requested clarification of Council Minutes August 28, 1978 of 8/28/78 Page 1 regarding Minute' Approval of 8/21/78 meeting, , with addition that comment added for the record by Councilwoman . - Thorpe re- Forward Thrust -Projects was her opinion and did not reflect decision of attorney or court. MOVED BY SHINPOCH, SECOND PERRY, COUNCIL APPROVE COUNCIL MINUTES OF 8/28/78. CARRIED. CITY OFFICIALS CHARLES J. DELAURENTI,, Mayor; LAWRENCE WARREN, City Attorney, GWEN MARSHALL, .Finance, Director; DEL MEAD, City Clerk; WARREN GONNASON, Public Works Director; GORDON Y. ERICKSEN, Planning Director; JOHN - WEBLEY, Parks and Recreation Director; SHARON GREEN, Personnel . Director; DONALD CUSTER, Administrative Assistant; JOHN BUFF, Police. Representative.. - PRESS Ed. Eaton,.Renton _Record-Chronicle. AUDIENCE COMMENT William D. Johnson, P. 0—Box 201 , Renton, called attention to the , , sewer installation in regard to Hi-Gate development and that the developer has waived-late-comer charges, asking that the City remove assessments from home Owners. Upon discussion, Councilman Stredicke - J Sewer Connections= called attention toletter.of 7/14/78 from Wall & Redekop Corp: , Area of Hi-Gate Development Bellevue, HI-Gate Developer, agreeing to waive latecomer' s fees for property within 100 ft. of proposed sewer to be constructed by 'them, _not including-any parties.wishing to extend line. MOVED .` BY PERRY; .SECOND THORPE, 'COUNCIL SUSPEND RULES AND ADVANCE ORDINANCE '. REGARDING -THIS' SUBJECT FOR READING AT THIS TIME. City Clerk Mead read ordinance amending;City Code Section 8-702 which does not re - . quire homeowner to•cconnect to developer installed sewer line when the sewer-,was installed to meet platting requirements and home. owner . - - is not within the plat. MOVED BY THORPE, SECOND PERRY, COUNCIL . • - ADVANCE ORDI.NANCE .TO- SECOND AND FINAL READINGS. CARRIED. Follow ing readings of- the ordinance, Mrs. Lola• Johnson, Box 201 , Renton, . inquired regarding hooking-up to the sewer and was advised of home . owner responsibility .to provide line on own property. Councilwoman ' Shinpoch 'noted that though this ordinance is a direct result of the Hi-Gate development-, the ordinance applies to all future developments.::. . Discussion ensued. re charges-in the event developer did not waive r- .,Ordinance #3245 late comer'.s fees; Public Works'.Director Gonnason read City Code: '`` , Public Sewers re Seci on 8-717 sewer..assessments,, noting this was a special instance ;:'.::;. .. • 'Deve-loper - ' r MOVED BY THORPE, SECOND: PERRY, COUNCIL ADOPT THE ORDINANCE AS READ.. . Installed Lines ROLL CALL: ALL AYES OF .THOSE .000NCILMEMBERS PRESENT. CARRIED. ' MOVED BY SHINPOCH, SECOND THORPE, CODE SECTION 8-717 BE REFERRED . TO THE .WAYS AND MEANS •COMMITTEE FOR RECOMMENDATION. CARRIED. HT-Gate MOVED BY PERRY, SECOND' THORPE, COUNCIL SUSPEND RULES AND ADVANCE Prepliminary Plat TO HI-GATE'. DEVELOPMENT. MATTER. CARRIED.- Hearing Examiner decision PP-184-78 of July 25, 1978 recommended approval, with conditions of request ,. ' Wall' & Redekop Co. "by Wall &; Redekop 'Co'rp: for., approval of a 30-lot preliminary plat ' E-185'-78: " and 'excep.tion to the Subdivision Ordinance to.. permit a hammerhead '. .;''_ :.,. . --; rather .than cul-de-;sac at.;the end 'of- a 230 ft. street (NE 19th St: ) ..:),- Located: `off"Monterey Ave. ' NE. . The"P.lanni.ng`: and .Development Committee report ' :Mon"terey'Ave. NE . was• submitted by Comni.ttee Chairman. Perry. -noting review of the record, . . ,Extended Between ' and Hearing Examiner's written decision, findings and conclusions NE -20th and NE '16 per Section 4-3017 and ,recommended,-concurrence in the Hearing • ; Examiner's' decisionfor approval with conditions of Hi-Gate :Prelimn•, ; .;- ary .P.:lat -PP-284-78-;and, Exception No:' E-185-78. MOVED BY PERRY, • ,,s,; :;•,.�.; ' SECOND BY`SHINPOCH,`•COUNCIL CONCUR�.,It4 COMMITTEE REPORT. . CARRIED. 'a ,1111 . . . ' # . . , Renton City Council 9/11/78 Page 2 • Hi-Gate Development Continued Councilman Stredicke. inquired for clarification of the record and . audience whether committee recommendations were in. keeping with the recommendations of the Hearing Examiner also as regards sewer line, being advised by. Committee Chairman Perry, that committee report is in full .,a'greement. Councilwoman Thorpe inquired whether ' sewer line installation in the Hi-Gate plat was finalized, noting cost information for NE 16th .St. as opposed to NE 20th installation. Public Works Director Gonnason explained costs of the two locations noting NE 16th would be considerably more expensive for the deve.loper :• • . however, noted less costly to the City to operate pumping at Jones . Ave. line rather than NE 16th due to shorter distance and lower • ; pumping head. Councilwoman Thorpe further inquired re stability and maintenance of line via blueberry farm rather than on 16th and was advised' .that no Nroblemt are forseen by the Public Works Director. ' Councilwoman Thorpe requested comments be included in ,the record - for assistance at time of final :plat approval . Councilman Perry ; reported that sewers for this area are in the planning stage and ' subject to change to either NE 16th or NE 20th (being . confirmed by , Public Works Director) ..and Perry further requested inclusion in the record. Dana Backie.l , 1835 N E 20th, explained being a renter on the property. to be developed for Hi-Gate and asked when ' bul.ldozing of the proper- ty could commence,'' being advised by the Public Works Director that would be developer`s determination, suggesting not prior to 30 days. OLD BUSINES - . Transportation Transportation Committee Chairman .Shinpoch presented report Committee Report recommending awardof: contract for LID No. 302, .Lind Ave. , to ' LID 302 Lind Ave Frank Caluccio Construction Co. , low bidder, in the amount of Contract Award . $3,.761',6.33.85.. . The .report further recommended the Mayor and City . ' Clerk be .authorazed to sign the:.contract. MOVED BY SHINPOCH, SECOND SHANE„ COUNCIL CONCUR. IN' COMMITTEE RECOMMENDATION. CARRIED. Left Turns The Transportation Committee report recommended that the matter of Rainier Ave. S. left turns: on, Rainier Ave. be referred to the Administration for 'appropriate. ac_tion..' ,The report noted' the Public Works Department is ' . meeting with the .merchants. ,i n the ,vicinity of the Renton Shopping Centeron this' matter. MOVED BY SHANE, SECOND .PERRY, COUNCIL CON- CUR IN THE RECOMMENDATION OF THE TRANSPORTATION COMMITTEE. CARRIED. . Councilman Stredicke noted proposed removal of no-left .turn prohibi=. . ... tion in the area•of:.'K-Mart and the Community Bank in Rainier Ave,. S. . • Prevention Councilman Stredicke. inquired of City building regulations to pre- ' Street Water . vent damage-to property located below:street level from water run off, Run Off • such as occurred .on :Talbot Hill in the vicinity of the Lobe property. ., ' Damage Stredicke objected,:to waiving of off-site improvements and discussion and ensued as to authority of the Board of Public Works, Hearing Examiner Off-Site and Council; Public Works. Gonnason explained the Board of Public Improvements Works can grant defer.ra.l-.'up: to two years for more appropriate timing on lnstallatiOn, bu:t;:(does• not grant exceptions to the sub-division: . ordinance. ,. 'Stredic,ke .noted drainage claims on •agenda. MOVED STREDICKE,,. ' . SECOND ,THORPE, :REFER-,,MATTER TO THE UTILITY ,COMMITTEE AND ADMINT'STRA- TION.' . CARRIED. Park and Ride Councilwoman Thorpe inquired of the flooding of the Park and Ride Lot lot at Burnett Ave. and was advised by the Public Works Director of contractor's pumps lowering water in manholes, noting monitoring could be done. . . Master Plan MOVED BY PERRY, SECOND THORPE, THE CITRUST DEVELOPMENT MASTER PUD, . • PUD 207-78 BE REMOVED FROM THE. AGENDA FOR PRESENTATION AT THIS TIME. CARRIED. Citrust The, Hearing Examiner's decision of 8/15/78 recommended approval Development - subject to conditions.-of request.of' Citrust Development Corp.. Victoria Hills - for approval of proposed, 62-acre Planned Unit Development consist . .• ing' of 144 single family ,homesites'- on 44 acres of land and 193 . multiple family residences on 18 acres. The report listed total of ' 337 dwelling. units- On.•the overall site with density of 5.4 dwell- . ing ,un,i;t's' per acre. ;foir. property located between Benson Rd. S. and R OF R July 25, 1978 Rpjk \ED OFF C OF TtE L' 1 ' ER ' A ,EXAMINER OF _A.._:N 01 REPORT AND RECOMMENDATION TO TR .4. NTON C ITf OUNC I L , • APPLICANT: Wal & Rede op® P A� -2 - 8 1 kop ,� a n FILE NO. PP 84 7 (Hi-Gate) E-185-78 LOCATION: Site is situated between what would be the northerly extensions of Lincoln and Monterey Avenue N.E. and the streets of N.E. 16th and N.E. 20th. SUMMARY OF REQUEST: Applicant requests approval of a 30-lot preliminary plat and an exception to the 'Subdivision Ordinance to permit a hammerhead rather than a cul-de-sac at the end of a 230 foot street off Monterey Avenue Northeast. 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 7, 1978. 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 11, 1978 at 9:40 a.m.. in the Council Chambers of the Renton Municipal Building. Parties wishing to testify were affirmed by the Examiner. • 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 exhibit into the record: Exhibit #2: Preliminary Plat Map • Mr. Smith corrected Section 0.10 of Exhibit #1, revising the words, "N.E. 10th Street" in line 3 to "N.E. 20th Street," and also noted that the access roadway to N.E. 16th designated as Monterey Avenue N.E. denoted on Exhibit #2 should be shifted to provide an equal buffer area on both sides of the street. The Examiner called a recess at 10:00 a.m. in order to contact a representative of the Traffic Engineering Division to testify regarding certain aspects of the request. The meeting was reconvened at 10:20 a.m. Mr. Smith indicated that he had obtained clarification from the Traffic Engineering Division regarding departmental comments relating to preference of cul-de-sac bubble rather than the proposed hammerhead configuration on N.E. 19th Place. He reported that representatives of the division had been unaware of the existence of open space proposed to the west of the hammerhead, and with this knowledge found the proposal acceptable to construct a hammerhead 200 feet in length to serve four residences on the back portion of the site. In addition, he noted that 'the hammerhead would be subject to improvements. Mr. Smith entered the following additional exhibit: Exhibit #3: Water and Sewer Plan The Examiner asked the representative for the applicant if he concurred in Exhibit #1. Responding was: John Norman Norman Associates, Inc. Evergreen Building, Suite 509 Renton, WA 98055 Mr. Norman indicated his concurrence in the report. He clarified the intent of the • hammerhead configuration on N.E. 19th Place due to existence of six-foot deep peat material in the greenbelt area which tapers out to a level elevation with the end of the hammerhead. "1 a PP-284-78 Page Two E-185-78 He noted that the existence of the peat was the reason the hammerhead configuration was determined to prevent ecological disruption to the area as well as to lessen financial impact to the development. He indicated that the plat would be a desirable addition to the City of Renton in providing housing in an attractive manner. The Examiner requested further testimony in support of the request. There was no response. The Examiner then requested testimony in opposition to the request. Responding was: Stewart Dooly 2300 16th Avenue N.E. Renton, WA 98055 Mr. Dooly indicated concern regarding heavy traffic volumes on N.E. 16th Street. He requested confirmation that access would be provided to N.E. 20th Street, inquired about completion dates for street construction in relationship to residential construction, and requested additional traffic control devices at the entrance of the plat. Mr. Dooly objected to lack of sufficient sidewalks for children in the proposed development. The Examiner explained requirements resulting from preliminary plat approval including installation of curbs, gutters, sidewalks and paving which must be accomplished prior to final plat approval. Mr. Smith noted that the requirements of the ordinance encompass improvement of all existing frontage on streets along the subject plat, but would not require improvement of the entire street. Mr. Dooly reiterated previous comments regarding heavy volumes of traffic exiting onto N.E. 30th Street from the freeway and utilizing N.E. 16th and N.E. 20th Streets for access, and emphasized that traffic control devices were necessary. Responding was: David C. Hamilton 1733 N.E. 20th Street Renton, WA 98055 Mr. Hamilton reported being the owner of a blueberry farm located adjacent to the proposed plat and suggested that during clearing of the site, existing alder trees be thinned at; the perimeter of the site to allow a better view and provide better growing conditions for blueberry bushes. Responding was: Edgar T. Anderson 1524 Monterey Avenue N.E. Renton, WA 98055 Mr. Anderson made the following inquiries: location of proposed sewer lines; if preliminary plat contained specific development plans for construction of residences; if lots could remain undeveloped for an indefinite period of time; if final approval of the plat was required prior to sale of lots; and period of time allowed prior to application for final plat approval. The Examiner indicated that sewer lines will be installed from the plat ) to N.E. 20th Street and connected to Jones Avenue N.E. ; that specific residential development plans were not required by the city for preliminary plat review; that time of development of the lots was the prerogative of the developer; that installation of off- site improvements was required prior to final plat approval but an option existed to post a bond in the amount of 150% of the proposed cost of improvements to enable procedure with final plat application for which approval is required prior to sale of lots; and that final plat application must be made within one year following approval of the preliminary plat application. Responding was: Richard Ford 2009 N.E. 16th Street Renton, WA 98055 Mr. Ford requested strict traffic control at the proposed intersection of Monterey Avenue N.E. and N.E. 16th Street such as a four-way stop sign to prevent speeding violations and protect pedestrian safety. Responding was: Bob Corwin 1717 Monterey Court N.E. Renton, WA 98055 Mr. Corwin reported existence of an easement located adjacent to the west boundary of all lots on the west side of Monterey Court N.E. which had been discussed by residents as a potential location for sewers should they be determined desirable in the future. He questioned inclusion of the easement in the lot configurations denoted on Exhibit #2. 1 PP-284-78 Page Three • E-185-78 • Responding was: Gordon McConville 1901 Aberdeen Avenue Renton, WA 98055 Mr. McConville was affirmed by the Examiner. He clarified Mr. Corwin's inquiry regarding the easement and stated that although a power line easement owned by the City of Seattle had existed in said location, three years after Mr. McConville acquired his property the line had been removed and he had purchased the easement which runs from N.E. 16th Street to N.E. 20th Street. Responding was: . Lola Johnson P.O. Box 201 Renton, WA 98055 • • .Mrs. Johnson was affirmed by the Examiner. She inquired if the. applicant was a Canadian developer. Mr. Norman indicated that the 'address of the firm of Wall & Redekop Corporation was located in Bellevue. She noted certain discrepancies in Exhibit '#1 regarding elevation of the land; • existence. of surface water; distances from water and sewer lines, bus lines, schools and parks. She noted ,citizen concern regarding heavy traffic volumes on N.E. 20th • and N.E.• 16th Streets, and inquired if storm water from the site would-be channeled to a spring-fed creek., The Examiner stated that the inquiry would be referred to the applicant during his subsequent testimony. Mrs. Johnson objected to installation of the sewer lines on N.E. '20th Street where lines do not currently exist instead of •installation on N:E. 16th Street, noting that residents opposed Connection to' sewers, and objected to requirement of adjacent residents to connect to sewers and pay a latecomers charge. Mr. 'Smith advised • that although a latecomers fee is required for connection, it is not mandatory for residents unless a health hazard exists with septic tanks. The Examiner advised that the matter would be referred to the Public Works Department for clarification and response during the public hearing. Mrs. Johnson concluded her testimony by indicating approval • of retention of open space in the development which is currently habitated by wildlife and birds. Mr. Anderson •stated .his concern, for the record, regarding traffic control at the intersection of N.E. 16th and Monterey Avenue N.E. The Examiner referred inquiries made in previous testimony.to the representative for the applicant, and requested clarification regarding connection of the sewer line to. N.E.. 20th Street rather than N.E.• 16th.* Mr. Norman designated on Exhibit #2 the location of the lines extending from the north end of Monterey Avenue N.E. with installation of a pumping station 'in the intersection of Jones Avenue N.E. and N.E.. 20th Street, and that.the proposed extension comprised a portion. of the proposed Metro plan. . Mrs. Johnson reported that residents in the subject area had previously vetoed an LID which had been included in the proposed.plan. Mr. Smith explained that although the LID had been defeated, ,a comprehensive plan for sewers must exist to coordinate future development with that plan. Regarding previous inquiries pertaining to storm.drainage, Mr. Norman stated, that storm water would be' detained ,at the north end of the open space area (1:5 acres) and controlled runoff would be discharged into the stream along the west property line. The Examiner requested a representative from the Utilities Division to respond to previous inquiries. Responding was: Dave Tibbot Utilities Division • Public Works 'Department The Examiner affirmed Mr. Tibbot and requested explanation of the'Metro sewer plan for the subject area.. Mr. Tibbot advised that the Metro plan for the area was included in the Kennydale portions of the May Creek - Honey Creek Interceptor plans, and designates the major trunk sewers for 'the area: , He noted that the proposed installation comprises an individual distributor serving on an interim basis until the Kennydale pump station is • installed and the line would subsequently be integrated into the sewer system. The Examiner requested clarification regarding requirements for latecomers fees: Mr. Tibbot indicated that the city's Utility Ordinance technically requires connection to the sewer within 90 days if the property lies within 100 feet of an operable sewer following installation of the lines: . He .noted that Metro billing for the service begins .,immediately although the ordinance does not provide. for enforcement for connection until such time as determined ' necessary by the King County Health Department for health reasons. ' He advised that it .is. the normal policy Of the city to assess a latecomers fee upon connection to the existing . sewer system. Mr. Tibbot stated that the subject area will eventually be served by sewers upon construction of the May Creek Interceptor dependent .upon the availability of funding. Responding to the Examiner's inquiry regarding designation of streets which would contain proposed sewers, Mr.,.Tibbot indicated ,that .the main trunks are located only on streets running north and south and the individual laterals of smaller sewers serving individual properties are not shown. in the Kennydale Interceptor plans. i PP-284-78 Page Four E-185-78 Mr. Hamilton inquired regarding the location of the proposed pump station. Mr. Norman designated on Exhibit #2 the location of the station in the low point of the road which would pump up the hill to Jones Avenue N.E. He advised that the installation would be underground and would be visible only as a manhole cover in the street. The Examiner requested further comments. Responding was: • Michael Bucove 1835 N.E. 20th Renton, WA 98055 • Mr. Bucove reported that neighborhood opinion which occurred in the defeat of a previous: LID in the area had remained unchanged and residents were opposed to installation of sewers in the area. Responding was: William D. Johnson P.O. Box 201 Renton; WA 98055 Mr. Johnson inquired if a new LID would be *formed to provide residents with an opportunity to express an opinion regarding the proposal. The Examiner indicated that the proposal Of the developer will be approved without necessity for formation of an LID. Mr. Johnson . objected to mandatory. requirements for adjacent residents within 100 feet of the development to connect to the sewer without allowance for objection. The Examiner referred the matter to Mr. Tibbot who noted that the problem had previously not been addressed in similar development projects, but that Section 8-702.D of the Utility Ordinance addressed the requirement. • He read the section of the ordinance into the record. Mr. Tibbot indicated that he was not aware of provisions in the ordinance which address the specific problems reported by residents regarding the subject development. He reiterated the city's policy to notify all property owners involved in an LID upon completion of the sewer line regarding the 90 day requirement for .connection and that utility billing is initiated immediately. He indicated that the ordinance does not define separate policy for mains installed by a developer or by the city and felt that a policy decision may be required 'from the Public Works Director or the City Council regarding the question. The Examiner requested clarification on• assessment of latecomer fees. Mr. Tibbott reported that following submittal by the developer of costs for installation of the sewer, those costs are divided between all benefitting properties on a pro rata basis computed by front footage of property. He noted that the difference between rates computed for an LID compared to a developer extension is the latter would not include bonding costs, utility bonds and administrative costs. • Mr. Smith reported that an appeal or exception process ,is contained in most ordinances of the city to allow expression of opposition. Mr. Hamilton reported his concern that an assessment would encompass his 3-1/3 acre site which contains only one residence and would not benefit his property in accordance with the amount of the fee. Mr. Norman explained municipal appeal processes and adjustments for assessments• in circumstances such as Mr. Hamilton had reported. • The Examiner requested clarification of the appeal process from Mr. Tibbot, who noted that the process was not designated in Chapter 7 of the city code but would be researched further. . He also explained the process for assessment for large parcels of property which are computed on the basis of the number of benefitting residences, although he felt that a policy statement should be acquired from the Public Works Director or the City Council on the matter. The Examiner reported that clarification of the requirements for sewer connection and assessment would be obtained from the City Attorney, and the Public Works Director. He indicated that all correspondence relating to the matter would be reviewed in Making a final recommendation on the matter and would be attached to the Examiner's report. He advised all parties of record regarding avenues of appeal or request for reconsideration within 14 days from the date of publication of the report and inquired if parties would object to this procedure. Mr. Anderson objected on the basis that the matter had been previously determined upon denial of the LID in the past, and the matter was being • reconsidered without a vote of the residents. Mrs. Johnson expressed concern that the Metro plan was being initiated although it had also been rejected by residents in the area. Responding to Mr. Norman's inquiry regarding information to be researched, the . Examiner advised that clarification of the legal question to determine appeal processes,,_ whether requirement for connection to proposed sewer system exists, and whether latecomers fees would be imposed were necessary prior to issuing a recommendation on the application. Mr. Norman reported that the applicant's concern related to expediting development and not collecting latecomers fees. He suggested that the preliminary plat approval be expedited and the legal inquiries related to sewer charges be resolved at a later date. • PP-284-78 Page Five E-185-78 The Examiner asked Mr. Smith for his opinion regarding continuance of the hearing or closure with the option of receipt and review of additional correspondence relating to policies for sewer connection. Mr. Smith felt that citizen concerns could be discussed during City Council review of city policies related to the preliminary plat application, and sufficient testimony had been received during the public hearing to recommend closure. Mr. Anderson reported that attendance at the hearing would have been. substantially greater if citizens residing on N.E. 20th Street had been aware of the financial impact of the requirement related to .connection to sewer system installed in the plat, and suggested that to eliminate the necessity for appeal or policy decision, the developer waive latecomer fees and bear the entire cost of the sewer installation. • • Mr. Norman briefly conferred with the applicant and subsequently advised that he would be . Willing to waive the latecomers fees. The'Examiner inquired if the waiver was acceptable to the' Utilities Division. Mr. Tibbot indicated that the matter' would be reviewed with the Public Works Director. The Examiner indicated that clarification would be requested from the Public Works Director and that his written response would be attached to the Examiner's report. • • The Examiner requested further 'comments from Mr. Smith. Mr. Smith noted that the preliminary Planning Department report should reflect that the applicant had waived the latecomer fees as part of the extension of sewers. He also indicated an additional request that the Utilities Division review the potential for provision of sewer service to the adjacent properties to the east to be developed in the future. The Examiner requested further comments. Since there were none, the hearing on File No. PP-284-78 and E-185-78 was closed at 11:50 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 30-lot single family preliminary plat and an exception to allow a hammerhead instead of the typical cul-de-sac. 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. , a Declaration of Non-Significance has been, issued for the subject proposal by Gordon Y. Ericksen, responsible official • under specified conditions of: • a. Provision of proper development standards of the Subdivision Ordinance. • b. Retention of significant existing trees on the site subject to approval of the Planning Department. . A. 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 except that sewer connection is required from Jones Avenue N.E. 6.. The proposal is compatible with the lot area, coverage and dimension requirements of Section 4-706 (R-1) of Title IV, Ordinance No. 1628, Code of• General Ordinances., except that Section 9-1108.23' .F. (3) . (c) . requires that Lot 10 be widened to 60 feet and Section 9-1108.23.F. (4) requires that corner lots ". . .be platted wider than interior lots. . .". • 7. Two pipestem lots are proposed (Lots 6 and 16) . An exception for the pipestem configuration has not been requested as required per Section 9-1108.23.F. (3) . (d) . 8. The proposed hammerhead at the end of the proposed N.E. 19th Place abuts the 1.5 acre open space area which contains up to approximately. 6 feet of soft peat soil. The design • requirements of Section 9-1108.23.A. (7) have been met. An exception per Section 9-1109 for this construction has been requested (E-185-78) . PP-284-78 Page Six E-185-78 9. One parcel at the northwest corner of the site was not included in the proposal. This parcel has not been divided from the subject site and is not a separate parcel. ' A legal subdivision has not occurred. 10. A storm water drainage plan has not been submitted for review by the Public Works ' Department. The applicant indicated that a retention pond and controlled run-off will be included in this plan. 11. Off-site improvements on N.E. 16th and N.E. 20th Streets are required in •the public right-of-way directly abutting the subject property. On-site improvements meet the requirements of the Subdivision Ordinance. 12. Restrictive Covenants were not submitted. The staff recommended that covenants be prepared to provide maintenance of the two open space areas' in the proposal via a homeowners' association. 13. The applicant stated that latecomers charges would be waived for those property owners (whose property lies within 100 feet) required in the future to connect to the proposed sewer extension along N.E. 20th Street to Jones Avenue N.E. For j confirmation, the attached letter from Wall and Redekop Corporation of July 14, 1978', 1. was provided by the applicant. • In the attached memorandum of July 17, 1978 from the Public Works Director it was ' stated that this connection would be required after: 1. Evidence of septic tank malfunction or failure; and • • 2. 90 days after notice by the City of Renton. Also stated was that while the latecomers charges would not be assessed due to the ' • ' aforementioned waiver, some connection charges would be assessed by the city on properties required to connect to the sewer line. (See attached memo, July 24, 1978) I 14. Some significant vegetation exists on the' site. Several trees exist in the 1.5' acre open space area which contains soft peat soil. The open space area at the southeast corner of the.proposal does not contain fragile soil but is used for access to and through the proposal._ 15. Traffic problems on N.E. '6th Street were reported by residents of the area. It was requested that traffic control devices be installed at the intersection of the plat access (Monterey Avenue N.E.) and N.E. 16th Street. CONCLUSIONS: . 1. The proposal conforms to the goals and objectives of the Comprehensive Plan and Land Use Map. 2. The proposal appears to serve the public interest, health, safety _and welfare (Section 9-1106.2.E. (2) ) . 3. The Planning Department should review the proposed lots for conformance to the criteria of Section 9-1108.23.F. Lot 10 should be widened as recommended by staff. But all ! of the corner lots should be reviewed again. While staff questioned Lots 7 and 14, it appears that Lots 1 and 19 are more questionable. . 4. In order for the Examiner to act upon the pipestem configuration of Lots 6 and 16, the applicant must request an exception (Section 9-1108.23.F. (3) . (d) . 5. The hammerhead at the end of N.E. 19th Place appears appropriate. 'Soil conditions prevent construction of a typical cul-de-sac (Section 9-1109.1.A) . This will allow ' the applicant to construct a dead-end street that meets all other applicable design . requirements (Section 9-1109.1.B) . The public welfare or other properties will not . . be injured (Section 9-1109.1.C.) . 6. Storm water drainage plans can be reviewed ,by the Public. Works Department and the restrictive covenants can be reviewed by the Planning Department prior to or at • submittal of the final plat. • 7. The_ attached memorandum, July 17, 1978, from the Public Works Department, indicates . that the applicant may waive collection of latecomers charges._ However, those properties eventually required to connect to the sewer in N.E. 20th Street will be assessed the connection charges already established by the city. Septic tank problems were not indicated in the hearing which leads to the conclusion that the affected PP-284-78 Page Seven E-185-78 properties may not have to connect or pay charges until sometime in the future, and only then after 90 days from official notice. 8. It seems clear that only residents directly affected would be eligible for the applicant's waiver of the latecomers charges for connection to the proposed sewer line in N.E. 20th Street. These residents would, according to the testimony, be those whose property lies within 100 feet of the sewer line. Only these residents expressed concern about the requirement of making future connection to this sewer line. , 9. The Public Works Department should review the traffic problems raised by citizens relative to access to the proposal. Appropriate traffic control devices, if needed, could be installed after and if the final plat is approved. 10. The staff recommended that the alignment of the proposed Monterey Avenue N.E. be centered on the property abutting N.E. 16th Street. This should be reviewed by the Public Works Department for establishment of the optimum alignment with existing streets and traffic safety. 11. Normally during development of a subdivision as many as possible of the existing trees are retained by the developer and builders. Because of the unstable soil conditions in the 1.5 acre open space area along the western portion of the property, it seems appropriate to require that trees be retained in that area. But in other parts of the property, unstable soils or sensitive topography was not shown to exist or be of concern that other environmental factors exist to warrant staff review of removal of vegetation. RECOMMENDATION: Based upon the record, testimony, findings and conclusions, it is the Examiner's recommendation that the City Council approve the preliminary plat of Hi-Gate subject to: 1. Review of the corner lots by the Planning Department for conformance to Section 9-1108.23.F. 2. Widening of Lot 10 to the requirements of the Planning Department per Section 9-1108.23.F. (4) . 3. Removal of the pipestem configuration of Lots 6 and 16 or submittal of an exception application. 4. Storm water drainage plans to be submitted to the Public Works Department for review prior to or with submittal of the final plat application. 5. Review by and approval of the Public Works Department of the alignment of the proposed Monterey Avenue N.E. with surrounding streets abutting N.E. 16th Street. 6. Waiver of latecomers charges for connection of those properties within 100 feet of N.E. 20th Street to the proposed sewer line in that street. 7. Retention of existing trees in the 1.5 acre open space area on the westerly portion of the property. 8. Revision of the plat to include the parcel at the northwest corner of the property. 9. Submittal of restrictive covenants and/or restrictions to the Planning Department for review and approval prior to or with the final plat application. 10. Public Works Department review of the need for traffic control devices at the intersection of the proposed Monterey Avenue N.E. and N.E. 16th Street. Furthermore, it is the decision of the Examiner to approve the exception for hammerhead configuration of N.E. 19th Street due to compliance with Section 9-1109. ORDERED THIS Asa day of July, 1978. ./ . Rick Beeler Land Use Hearing Examiner • PP-285-78 Page Eight E-185-78 25thtoparties TRANSMITTED THIS day of July, 1978 by Affidavit of Mailing the of I record: Jim Isler, 1912 N.E. 20th, Renton, WA 98055 John Norman, Norman Associates Inc. , Evergreen Bldg. , Suite 509, Renton, WA 98055 Wall & Redekop Corp. , 400-108th Avenue, Bellevue, WA, Suite 412 Stewart Dooly, 2300 16th Avenue N.E. , Renton, WA 98055 David C. Hamilton, 1733 N.E. 20th Street, Renton, WA 98055 Edgar T. Anderson, 1524 Monterey Avenue N.E. , Renton, WA 98055 Richard Ford 2009 N.E. 16th Street, Renton, WA 98055 Bob Corwin, 1717 Monterey Court N.E. Renton, WA 98055 Gordon McConville, 1901 Aberdeen.. Avenue, Renton, WA 98055 Lola and William Johnson, P.O. Box 201, Renton, WA 98055 Dave Tibbot, Utilities Division, Public Works Department Michael Bucove,, 1835 N.E. 20th, Renton, WA 98055 Dana Lee Baekiel, 1835 N.E. 20th, Renton, WA 98055 Douglas C. Core, 1828 N.E. 20th, Renton, WA 98055 Joan Walker, 1433 Monterey Avenue N.E. , Renton, WA 98055 Keith Brownfield, 13512 S.E. 266th, Kent, WA 98031 TRANSMITTED THIS 25th day of July, 1978 to the following: Mayor Charles J. Delaurenti Councilman Richard M. Stredicke Councilwoman Patricia Seymour-Thorpe Warren C. Gonnason, Public Works Director Gordon Y. Ericksen, Planning Director Ron Nelson, Building Division Lawrence J. Warren, City Attorney Pursuant to Title IV, Section 3015 of the City's Code, request for reconsideration must be filed in writing on or before August 8, 1978. 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 i 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 $25.00 and meeting other specified requirements. Copies of this ordinance are available for inspection in the City Clerk's office, first floor of City Hall, or same may be purchased at cost in said office. i �''y ------ ' ---•—'_— \, to •r: :+ ..v :.1 : se :tv '.C4 • l' ti T($h: 2E • CITY LIMIT_ ." I • •. _ _.- PIM! . I' ;y ` e . . ts4 2 ;1S \\• ... • a i . - ';• • •71i-i t 4` - • • '1 [���SSA „` -.-_ , �'• -•�^—" ,• i•,f'�'• al�'. �L"-{ ` 1 t_ r \\ F sPa v , ai. . - -''1.'.'''.'' ''I r-L.:11:_____...1 ''''...141.. } it• \ 1f. i —)S _ :'f: „ Cal ;;�. :4 `ya ,• .E r ,���.N- I : • .• u. 'c 1' • 1 1, . ,_, _ , ---, ,, ,.: i-,..-- �''"I O r E .o.,any\'. „!ll.�����iii zr _ .i zas v. r• i.� .i, . .165 \ A \ YT :De 's?a z at}z{#� ", • p.7 Zt4 Z09 • i• \ •• ••••---f . 5\ t _ `\ II • .,•( , 4, F. E�1 a :b�.lr' it 1 �, , �a Z:SUBIEGT � �; , 5�7E r i lr .... 1( '4r K"n 'st I i i to 2De �' .^ • t4N ,:af - t l h 1S9 ' �r 1r,. 1 1' 2. ; as �• GSI' G' • , •., , . rc . R4 2 JK . �I .. G-7PO , - n • , , rr ,� I� y 3• ` �. 1.1 /�''•� ,..8 __, , . ,. , : ,.„_.... ....." �, ''ik , WALL AND REDEKOP CORP. (HI-GATE) - Files PP-284-78 and E-185-78 - • p 9. B acres APPLICANT Wall & Redeko Corp. (Iii-gate) TOTAL AREA . ± ~, PRINCIPAL ACCESS N.E. 20th Street and N.E. 16t41 Stgg.9t t1 E X! SI INC, ZONING G-7200 l-Jr',, • EXISTING USE Undeveloped PROPOSED USE R-1 Single Family Residence t , COMPREHENSIVE' LAND. USE PLAN R-1 rtr ` p y( { 7 "1 )l'i, rJ• q P'f i ., • 'i 1 1 'I t H dlw3-.r 9 r IiI ! t Y,a•:rd1 r: I °1,•Irfl , ' ;.&y r.:C.,'1sr1'`i'I A.24 • 't . IM I '. n a - .I1•t r 4I I r , 1 ��' ri 21 'j , : I { ' 'e. r I I l - i 1 I IIII • I I� iI 0.°r: 3 .1 I c OD ma— . , I111 ,ItI 10 �1 #� _� ---.1 % _ li l , I Ii 1.1%r l• .1[j ,Ip ♦—. - • - - -1- ---III Ij Illei 1111- _—_I III ' • 4 • I d �1 I r! 1 d I 1•� �. III.--..- .1 11 11f%-...ill, I I 111 1' 1 11 ,1j till � �--711 1 II❑ ❑ II ll f ill 1! 11 � II II \� •1 E 111❑ 1 • " I. I : I01 Ili 1 `11 .. I 1!1 I , ---- N.E. 2olli • ST . chi fi 1 2}a .:•: i `'-LJI • :: :•:. ::{ I I_..J • I I---' 11--z�,, I It; l 'tiff0 • 1 � -- - I- - - _ U' 1 1 �, 5 r -, I S.s:. t- n 1 y hJ D , .V - r 68.6 8s5 _ _ _ _ 16 0 5 O Q- �J • _513 • -fr&ff • ••••••••••••• •••••••••••• V D. o — .S r• 1 —.7:7 el :iiimii::iii.::::.,or..iimminni. . .ililimini:..ii.ii.:i:::...immiii.:i.::: m 1 . I i 1 .1 _ .a --.1:Ei Q Q 0 �O • .F — az da 2 r. . a w Q • a } Cl n I D ; r: J I . Q . 1:5 V �i 1 a - . "1 g _f1 lit - 15 :;: ❑ Y L •—ff_— — ---1—.I— _ .... - • r_ L.1 1 0 I��j [� I h I ] O , - I l I ; 0 1 •' I�'�`�'� a - 1801 Q 101 � � . �� �H112• - • S360.1 in .. . ! i 100. 200.. . 0 . • . Di ' I 1 1 . _E.,.4_1 Pi 0 _ _ _ 0, n . ri . - 1 j , 4--- ---_, ❑ • El . . , + UI . 1 . , ., . 1013 : - — 1 Cam' U' L �—�. L..J. -. ,- - . r—— I .1 1. 1r:4--:.11...:c‘t43 - _ _ w o 11 P 6 - - - ® ' % — 1 SCALE.'' =2Oo' Su8''EG7. S17EQ , WILL- * 126DEKoP CORP. . . •VI lcArt E-185-78 . • • " yr!.. 9.;•`X r:t` .t,,v; +l ..rc.•..:.y'';.o•, . y.L. .4+1.ror+.,..44.is4«..,,,n...., , . .,. - ..'.4'4 4-1/Rtiry_ .,•.1'41'11 41 91 3 N . w ,.J /• .'`'L'�'4.9b ra n.!'~.:V 1. � . - , •y.f 3•K 'p.F., t.p' lad 1.�� L.4I w 1 „xt v ,;ggs, 's.! ;� � • ; Qn 1 • M11'..r•••. 'ar�, .�„w'le,;y;o9.ai:» • w rs~....w...��.yi,�.-.....'.6r •' i 0 . . . a It', ,,',,. -'f-'_`_'-T*_._-___ • • • 1:t,'4r Im k el , ' • e 1 \ 1, / + \ 4. .a t I ... _.L .,1 n 4 /'�. - I�p• ' , k 1 ,_ • �1 J 00 0 T "41 ,n co \ • • 1r . • 1` N h r r {+y • e)","( . i ' vi a W 'i 6,1 % ; 1 C .. • el 1d 446t 1, 3N • y w. , 1.• . 4,' )1 .... d n o �" , , * • ,r� C{r [. ' . ' 1 : . .1,F,:. ' -yr0s4 s1 . �w.. WALL & REDEKOP CORPORATION 412 400 108th AVE. N.E. • BELLEVUE, WA 98004 •453-8925 July 14, 1978 L. Rick Beeler Land Use Hearing Examiner Renton Municipal Building 200 Mill Avenue, South Renton, Washington 98055 Reference: PP-184-78 E-185-78 Wall & Redekop Corporation Hi-Gate Dear Mr. Beeler: As developer of Hi-Gate, the Wall & Redekop Corporation agrees to waive late comers fees for prop- . erties within 100 feet of the proposed sewer to be constructed by ourselves for this project. This would not include any parties wishing to extend this sewer. This is my understanding of the commitment made at the July 11, 1978 public hearing. Yours uly, G y R. Strother Vice-President Land Development GRS/sw InttlVb CiTY. OF .RENTON HEARING EXAMINER JUL 1 81978 AM PM 7,8,9iL0,fltf2 i i213.4t5 6 OF R�, � t 4 rIrtii"1.•'• o THE CITY OF RENTON . MUNICIPAL BUILDINGL AVE. SO. RENTON, WASH. 98055 ® '4k16 % CHARLES J. DELAURENTI , MAYOR ® LAND USE HEARING EXAMINER p et- L. RICK BEELER , 235-2593 4TE0 SEP100 • July 11, 1978 • TO: ' Warren C. Gonnason, Public Works Director • FROM: L. Rick Beeler, Hearing Examiner SUBJECT: Preliminary Plat of Hi-Gate, Wall & Redekop Corp. , File No. PP-284-78, E-185-78 • During today'-s public hearing on this application great concern was expressed by property owners abutting N.E. 20th Street regarding the • implications of the recommended sewer extension from the development to Jones Avenue N.E. via N.E. 20th Street. The applicant will be installing the sewer at his cost but it appeared that these residents would be required to connect to the sewer and pay late-comers charges per Section 8-702.D. Residents disapproved of this and referenced the last turndown of an L.I.D. for sewers in the area. In view of this opposition the applicant expressed a willingness to waive late-comers charges for connection to the sewer line. Is this acceptable to your department? Is this allowable under city ordinances and regulations? • All parties in attendance in the public hearing were agreeable to your • response being received by. the Examiner after closure of the hearing. I will need your response by July 18, 1978 and will attach it to my recommendation to the City Council. f_l T1 nk • iI • • L. •ck Beeler Hearing Examiner cc: Lawrence J. Warren, City Attorney CITY OF R 70N HARING EX ER JUL 181978 P v w . ,9I O,uI 2,11�� ����'s PUBLIC WORKS DEPARTMENT ® WARREN C. GONNASON, P.E. • DIRECTOR MUNICIPAL BUILDING 200 MILL AVE. SO. RENTON,WASH. 98055 • 206 235-2569 0 Q• �4TFD SEPIt CHARLES J. DELAURENTI July 17, 1 9 7 8 MAYOR To: L . Rick Beeler, Hearing Examiner From : Warren C . Gonnason , Public Works Director Subject: .Preliminary Plat of Hi -Gate, Wall 8 Redecop Corp . , File No. PP-284-78, E- 185-78 You have requested additional information with regard to to the City ' s policy requiring connection to a sanitary sewer . As I understand the situation in this instance, the developer will be providing sewer service for his development and in so doing, will install sanitary sewer facilities in front of already-developed prop- erties . The City ordinance requires "to connect such facilities directly with the proper public sewer in accordance with provisions of this chapter, within ninety ( 90) days. after official notice to do so pro- viding that said city sewer is 100 feet of the property line . " It has been the policy of the City administra- tion in the case of developer extensions or sewers con- structed outside of local improvement districts of a trunkage nature to not notify abutting property owners to connect to said sewer facilities providing there is no evidence of septic tank malfunction or failure . In short, the ordinance requires the connection after official notice to connect , however, in the absence of such official notice, the connection would not be required . The City ordinance also provides in connection with late-comer ' s charges not previously assessed , would pay a connection charge including a front-footage charge, as well as the $ . 01 per square foot systems development charge . This would be true even if the developer did not seek reimbursement by means of a . latecomer ' s agreement with the City . The funds thus collected by the City would be deposited in the Utilities Fund and for the benefit of the Utilities Fund . Therefore, when and if a property owner is notified to connect, he would be required to connect L . Rick Beeler - 2 - July 17, 1978 within the specified ninety ( 90 ) days and to pay the fees in cash or over the specified payment period provided in the ordinance . WCG: jt ®� R 1 . ;y o THE CITY OF RENTON v ®� 1 :30 Z MUNICIPAL BUILDING 200 MILL AVE. SO. RENTON, WASH.98055 C o� ® CHARLES J. DELAURENTI , MAYOR • LAND USE HEARING EXAMINER 0 Q- L. RICK BEELER . 235-2593 lipEB SEPIt • �O July 19, 1978 TO: Warren C. Gonnason, Public Works Director • FROM: L. Rick Beeler, Hearing Examiner SUBJECT: Preliminary Plat of Hi-Gate, File NO. PP-284-78 • • • During the public hearing on this application, residents were concerned about the sewer extension proposed for N.E. 20th Street. They questioned if a process existed to appeal this sewer installation. Since the applicant waived latecomers charges, their concern was apparently lessened. . However; in your memorandum of July 176 1978, you stated that the city would assess some charges of its own. Therefore, their concern may still be as great. Is an appeal process available within the Utilities Ordinance for these residents to protest the sewer extension? Or is the only avenue of appeal that of appealing to the City Council for review of the Examiner's recommendation on the preliminary plat? • Per Section 4-3016 this appeal must be based on ". . .error in fact or law. . . ". Please respond on or before July 24, 1978 in order that your response may be included in my recommendation. Thankyo , • Beeler Hearing Examiner cc: Lawrence J. Warren, City Attorney OC 41 PUBLIC WORKS DEPARTMENT 421, WARREN C. GONNASON, P.E. • DIRECTOR o 0 0 °' MUNICIPAL BUILDING 200 MILL AVE. SO. RENTON, WASH. 98055 • 206 235-2569 (, OED SEP1 •40 CHARLES J. DELAURENTI MAYOR July 24, 1978 TO: L. RICK BEELER, HEARING EXAMINER FROM: WARREN GONNASON, PUBLIC WORKS DIRECTOR SUBJECT: PRELIMINARY PLAT OF HI-GATE, FILE NO. PP-284-78 Reference is made to your memo on this subject dated July 19, 1978 inquiring as to whether or not there is an appeal process available within the utilities ordi- nance for these residents to protest the sewer exten- sion. "Title 8, Section 719, Public Sewer Extension" provides for the extension to the public sewer system by developer extension agreements. There is no appeal process in the ordinance for residents to protest such an installation. This is the first instance of this type that has come to my attention and to my knowledge there is no avenue for appeal and the developer has a right to the exten- sion subject to reasonable city regulations and require- ments. Therefore, it would appear there is no real avenue open for appeaZ. It would seem to me that a developer would be entitled to such an extension to provide the utilities service to an otherwise acceptable preliminary plat. /- WCG:-jt cc: Mayor City Attorney RECEIVED. CITY OF RENTON HEARING EXAMINER AIL 2 41978 PM Vali. J1II12.1121304i5r6 ti MEMO FROM: 410 'CITY CLERK'S OFFICE TO: Hearing Examiner DATE: 8-21-78 ATTACHED IS: MEMO: This letter will be attached to appeal of Preliminary Plat PP 284/PP184. SI GNED: / ' - /7 '. . ''' --',.:','t' -, /*--.)---7-.;.,t„...?" -- ,.,--'=.-10.,.d-l'it.zywijA-1 :,os--,y .i'ji:$( --(--,, ,7-7. .79, 7 w ,4y- -.1.,,,-)4, . y ''.',,, ,c`f. 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Lt- - .:,, ,- '6," P ,..--,-- . ff.--. ,..+..a:.r ........, �F .,. �.-..mot ., ,------!-.___ ,/,7077777'1-');1,7 ,-s.,..,T,71/z„,:t tt,7/4e - . 7i7 /- " ,,A1, , ' - e5/ ..) . • TC,, . , , . ,,?.5 ' :,,,14/ / • , - 55486 HSV'4- 'N04,N321 � ,,,..._ ,-,t:: in - >u .' �..-ri 2•�t.7/+ J'.V.VVV '// ' .. 1:S aZ, SZL_k g _,..___ ,;�,: cam' � . �:, ,.-.�„ ,"�`'�t�sfQ,�7'Td 0 OF Ft 4 �� z THE CITY OF RENTON © MUNICIPAL BUILDING 200 MILL AVE. SO. RENTON, WASH. 98055 CHARLES J. DELAURENTI , MAYOR • LAND USE HEARING EXAMINER 'O L. RICK BEELER . 235-2593 0 � fD SEPIC- August 18, 1978 Members, Renton City Council Renton, Washington RE: File No. PP-184-78; Wall & Redekop Corp. Preliminary Plat of Hi-Gate; Notice of Appeal of Examiner's Report and Recommendation Dear Council Members: On August 17, 1978, an appeal of the referenced request was received by the City Clerk within the time period established by ordinance. We are forwarding copies of the letter which was filed by the Kenneydale Community Club. A request for reconsideration was filed on August 1, 1978, which was denied in a letter from the Examiner of August 4, 1978. Copies of this correspondence regarding the reconsideration was already forwarded to you on August 4, 1978. In accordance with ordinance requirements regarding the appeal process, the matter will be scheduled on the agenda for the Renton City Council meeting of September 11, 1978, since the Council will not meet on September 4, 1978, Labor Day. If you require additional assistance or information regarding this matter, please contact the Hearing Examiner. Sinter L. ck Beeler Hearing Examiner LRB:bd Attachments cc: Planning Department City Clerk csry OF RENTON EXAIIAINER ' .,'Am AUGZ 71978 ?I&;I9cl®ald121I.f213,4 5P6 . • CITY OF RENT O N. njp6Cl8g FINANCE DEPARTMENT RENTON, WASHINGTON 98055 . 719 `' RECEIVED OF ,t/�{` i.� "G A ` J \ QQ �.%"-rid pPtg14--'1 ; ._ , ,,,\io TOTAL 0 D. ''>"' 's; GWEN E MARSHAL F' ANCE DIRECTOR =?' '::"'"`. 0 CITYRECEIVE® L�B • HEARING YD.ALEC4 UNI • • A lJG 1 71 97 REN.TON INAS HINGT4 1 ora c ti cor t P , .P il� 9 s TOs The Mayor: and Members: of the Ren,t.orr City council - . `�c ,5 .p ` � _- � %4- `ci' TITLEa.•. HI GATE'DEVLOPME ; ALLADREDEKOP •CORPORTIO ,` :`,,;p � �o 0 ;-� v� ` ' SUBJECT: .*** AP,PEAL.FOR 'RECONSIDERATION**** 8 .:6\ 4 5 .y V REFERENCES: '*Preliminary Plat Appl`ication (receipt':No, 5259) File No. a J'PP-284;=78 PP-1,84=78, i-185' 78, ,.; ., #Environmental Checklist •No. ECF :356-78. ' *Final'Dec'larationi,of•.Nan significance, dated,7'/3/78. : ,,..}r Public .HearYrig,•of°.?/1 •I7$y.'.and: Pr,elitnfinary•,Report to the ._ . • }Hearing Examiner, :dated 7/; 11`/7$:., , , '....: ,. Y�, , *Land Use Hearing:Exami;n,er°s;'recommendat:on for approval, dated 7/25/764 ' *Land UseHear'irig'.Examiner`s: decision to uphold ,original rec.ommende.- ? "tion:; letter to D. :.Biggar °,'.dated. 8/4/78. . • A' special` meeting,o f the;c zrrer�t �if.ficers acid Board'-,.of• Direc, ors:::Of the` �Cexinydale 'Community Club,; .Inc..,aas,l ,called Augu st 14, 1.9:78',:by'tile P.res;1dent® The purpop'e of this'' meeting was to affirm the •Club,.',: official 'stand' frith regards`to tbe'.pro posed C, $�' •.Hi-Gate Sub.-division +-in r`es,ponse to conside able,concern ':ex'pressed .by ltennydale ;- residents. --The 'concern°;; fo cuses ,on adverse environmental and social impact "" anticipated for..thi's nimun�ty and espec:ially';adjacent residents iY 'this develop-. `. • ment is allowed.`to 'mcoateri,ali,ze as. currently p'lannetle !'f Be.advised that the Kennydale Community Club, in ac cordance iith its By`-laws and �' Constitut ion,• does hereby ,affirm :and,proc7.aimf.'unanimous' support of concerned N Kennydale:'residents;in,:thze�;r protest of the City's plans to approve',the.Final " , ' ' Plat Application for`Hi-Gate -as filed. It isq , . . c ,,.,'ui�e,•apparent, ,t ,.',.aGcuracy� wadS. not ;.akey,factorinthe preparation, of , • the Prelims nary.Plat Ahatpplication for rov appal;. We,contend that .thee'Hearing Examiner.': ,,final,•decision to. ,recomuiend approval was influenced by erroneous, • ;,'} inaccurate, _and/or,•'in_complete informati:on.' : -z �, • 4'4. • The, residents .of,•Kennydale protest '(1} The e proval. of the Preliminary Plat' �'` 1 '. Application, '.and (2) The,�,issuanc'e A(existence of'the +Final E iv'ironmental Declare.- Lion of Non-significance currently`on• file with the Wastiington' Sta-te 'Department of.,.; '.•;.h„``,V,a Ecology -as. submitted by the City Planning Department. "`: p *-K'*i*t ''A P P 1. A L ****ii ; 1 1.. Reevaluate and Reconsiderth; e Land Use Hearing,'Examiner's 'recommendat1.on and: . reaffirmation,to approve the `subject: Preliminary Plat AppliOat:Ion as submitted, to ,him by the L Planning`.Department. .,This' Appeal: is 'based^,primarily on the followin' 'accumulated descrepancies,' whi:ch,.have been, extracted from the.' Freliinitary' Flat Application. .`: • ` 2,,.', Immediately`^•Repeal �(withdraW) the subject Dec"'.ration of'-environmental' h -r r .Non-s gin i' 'ance ending.tfurther rrevifew e;nd de eiminationd ;<, :;;J . <<<, • --,Xennydale Community Clui (2) Appeal for Reconsideratien August 17, 1978 3. Provide a Comprehensive Environmental Impact Statement. It is suggested that this study be accomplished by an impartial agency(s), and/or, institutfLon(s). Please note the following descrepancies and vague information extracted from the referenced Preliminary Report; issued by the Planning Department and appcoved by the Hearing Examiner. (referenced above). *Each ritem'number corresponds to those item numbers on the subject report. ITEM E-1 ERROR IN FACT: The site does not level off towards N.E. 20th. It is, in fact, below N:E. 20th. , and as a result -has standing water on it much of the year. *Additional reference: Testimony of Local Residents, ' E-3 & ERROR IN FACT: The site is also covered by'many large trees and food- bearing vegetation .for the many forms of wildlife present. We feel that more emphasis should have been placed on the types of wildlife present, and the fact that the natural balance of wildlife will be destroyed if more care isn't taken to protect the same. *Additional references: Testimony of Local Residents, and Letter to Council from T.J. Cahill, dated August 14, 1978. • ri-5 ERROR IN FACT: Standing surface water is present from time to tune under normal rainfall conditiqns. It is suggested that a comprehensive study by made of the entire site. *Additional references: Testimony of Local Residents G-1 ERROR IN JUDGEMENT: It is stronly suggested that any sewer service to Hi-Gate should originate from existinE line on N.E. 16th., and not installed down N.E. 20th. as currently planned. (1) costs could be saved • by utilizing existing facilities, (2) disruption during construction of the same would be minimized as extensions could be added to line on 16th. N.E. at one or two sites instead of 'tearing up° a whole street as planned for N.E. 20th., (3) and the matter of having to 'force'hook-ups and/or assess properties without benefit of an L.I.D. could be put to rest in this case. *Additional references: Appearance of Fairness Doctrine; U.S. Supreme Court, and Testimony of Local Adjacent Property Owners, G-1 ERROR IN FACT: . , .., and" a simIliar main extends North and South approx. 300 feet West.. .." Report should read ( 500 ) feet. *Additional references: Testimony of Local Residents G-3 ERROR IN FACT: The shortest route to Metro No. 142 'stop' from the subject :site is ( 1,600 ) feet, not "800" feet. 3-4 ERROR IN FACT: The shortest (and safest) distance to Hazen Senior High School is ( 2.85 ) miles, not " 1 1/2 " miles. G-5 ERROR IN FACT: The shortest distance to Lake Washington Beach Park is ( 2.9 ) miles, not " 1/2 " mile. Kennydale Community Clul - (3) Appeal for Reconsideration August 17, 1978 ITEM ERROR IN JULGEMENT: The planned use of the springe.fed creek for storm- water run-off can be environmentally disastrouS to abutting properties, and furthermore will result in' possible Litigation by those parties legally claiming water-rights along saidecreek. It is suggested that an alternate method be considered to eliminate the need to use this creek. *Additional references: Letter to City Council from R.G. Lillie, Executive Director of 'Friends of Youth' ' (the Griffin Home), dated August i5, 1978 (attached). Letter to City Council from T.J. Cahill, owner of knotts Berry Farm,. dated August 14, 1978 (attached). Testimony of Local Residents KERROR IN FACTS There will be considerable social impact in this area. The population will more than double, and with it will come increased traffic problems, increased noise, air pollution, and a general'uphevel' during the construction process. It is suggested that, alternate plans be developed to 'limit' the number of houses 'downward' , and provide more consideration for retaining, open area in its natural, unspoiled state. It is furthermore suggested that a detailed 'traffic plan' be formulated and incorporated into this plan. *Additional references: Testimony of Local Residents It is also suggested that the City Council consider the, creation of a 'task-force' or 'panel' consisting of local residents to assist you in researching and formulat- ing alternatives aimed at minimizing the environmental and social of this development, and others that will probably follow. I'm sure that the Kennydale Community Club can be of service in this area, and invite you to contact the undersigned con- cerning the same at your earliest convenience. Please know that the residents of Kennydale are most anxious to pursue this matter to a fair and just solution. We feel that the issues here directly affects other areas, and we now look to y2i.1 to provide the people of Renton with the leadership, expertise, and objectivity expected of you as 'elected' officials of and for the people. 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'. •''• .••':•••••-. ••',... ••;:",:••';,,'•:'y;••;;•-•'!:". , .•. .',!,.W,•••'''''-,'•••--•.'.,-•• ,.-:.-• ;,•,:•,••-!':''••-•:.••.."•••',•,'C....•••:;,.q;:'•;,..:•••.'•',-,•••...'-•;`,,•' •• • • 'It has' Veen brought to attentionOtit...: .,... by:,v.g.tr:ioi!;?..s :.!lin,.!hal;lo3ro ,hosinurerodu:vdelinopg... .•;,,,,,,„,..:,•:.;,,,,,,,,,:.:„,,,,,,,,.:,,,,,,,,,,;:_;,,,,i..,,,,,,:..„,,,.. . . . that , • , •••.; our 'iti4t; h• ' tiov.e.'.' •.r poat „(7,it7i;.:,,,many.7.,,,undgr, understanding. ., .. .,.- :•-,;.,•:.;,,-,,,. ..,.,,,,,•,,,,i',„,,,,,,,2„:7,,,,;,fl t''•on the hill behind property.,our,.: ., •' .;.:•:,...•';''''.' '''':.''''.'-i' ''l';'-''',:,•\•;,?-:the'-,..'de'VeiOPei.-*•':':**;,,':•.'PA'enn,Ing, to use :;thelOiaeic,1that'•-••iS-,''..O.,n':it:he' south side .: , ,, :-,,:i..:::::::,;.„.•,;;.•',,..;.,,,,,,,,,',ii,.,,,,:it••,;,,,,,.,,?.•,,,i,c.;?,::',,i1 . . . , . . ., •,„.,„.,,,,,,,,-.-:,,,,,,,,,,,,,,,,A.,- E.,•,, tir--'P.r.c-)Peit)'''''ilcii4Cent:tP.?the,take .Tpitt ,..,,T .a1 ;. ..,;!!!.7)c,,, . . . . , ....„ , , •."...• .:-,.. ,. . ,' i ''' .',',',;.--:'''•,.:'':',-`l'1•'','...,:in,.l.0''..1ii.Ie-i: i' i: i6ii.‘,i#; -ii...4,..i.,,*0*i. 04. .6:•::,.:#.,'.17.,.93.,.2,s,.i,- t,,,, ;,.,tp t-e,..tia'.t ,w e d9 have ijgit*: to'the. ‘ , -* I :creek,, and we,iih ,io, , ijciEilyoppose tha"Use :of,thj7rc7s a run-off for the building development. Not only would therebe pollutants, but additional drainage problems ., ,.•.:.,.•,,.,.••...•'-'::':r,-,..„-.".::-,„:,,.-,'.,.,,.•,.',2:-••„.,1;•-,".•,,-P,,.':.',,„,:,,••,i,•;.•••,•:;:•:._,,:;,:,,1,,,i;:,;',,,:;•,,:;!'•-,.:'•.,:i;t,.i,:!••r,,1,,I,.,,•:,,,•.,4,:,':•,:;',;'1„,•.t5-',f•,:,•5:,:-.'i;,..,,;,,i-!;!•i,",:,• ..i,...,te cr : • •' •-'' ' ',''' -". ea w . ., ,,' '. 'created,: . hick'would..certalO1iy, ',.' eate',a, , :•:'.•:•.,,,-.,,-,,,...,,..7,,i,-••••,•.,..:•, negative impact - - •'"'•-'•-•'-',.;-••• •••:,1-;:--.! . . our • • •'''-•' • • ' mit,'property:,,,,,...,,,--,,,,,,,,,-..,.... ,.... .,--,•,- --.•,,,,,,..-_,•.-,,.. : .,.. ,.,••,..-•::,..:. )._...„ . - - , - , .',,,:,-',-,.•:,..,/,y,:,,-i.4•;,•.,,-•; . , . . : ,.. .- - ' ,_ - - , •,•",:-..1-.,--1... 4.,4.'-',.',-, , - .•„,„ •,•• • , '":'.,:..-'.'":•We.''do . si, p. ;o*i`*..1:.:!e'x? 6C'...iy4ti,..':,„..e: Onmui6:i, ,,,:.,':,61ub'i: i*p efforts to have, the: .City if Renton mandate that the developer Coae24piyitk,an3aeptahe iubgtittte-p_an,foT water run-off. , „,,':.,......,,,.,,.;,,;,!;:„•,,,I,',,'-:.,',,,,.,,:,,:,.,;':-,;,',,,,,-,,,,,,,,,,.,•),,:,.,..,::•.i:f,,,f:.,,f:,,',,.-'6,,,.,,i,.';4,•.,;.:,,,1.,;;,,,,,',";,,,,,,,,,,,L,..,:‘,,;;,;.:„'.;,.„‘,.,,,,,,.,,, „:,:. 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''-: ; •-•'s.T•14:•11-',2•: .'.',',-"•-it';',',' ,Meinbl.r 'United 1 _ . - P E T I T I O it ''( '�- >t • 7 • / ,� �,,, ' TOs RENTON. CITY COUNCIL '` - i t ;..,,y)� RENTON MUNICIPAL BUILDING 1`'' ' �<\0\'` ,0�° -`' i T_ r•-) 200 MILL AVE SO u ` 4� FG� RENTON, WASHINGTON, 98055 �" ' ''`,S (c {:;, TITLE: PROPOSED .'HI-GATE' DEVELOPM1NT, 'KENNYDALE, WALL & REDEKOP CORF REFERENCES: PP-284-78 &`PP-184-?.8,;.E-18578, ECF-356-78 . SUBJECT: ENVIRONMENTAL IMPACT: - . I (we), the undersigned, declare that I (we) do legally reside in the City of • ' - Renton, and do hereby PROTEST':THE ENVIRONMENTAL 'DECLARATION, OF NON-SIGNIFICANCE . AS RECOMMENDED BY THE LAND USE HEARING EXAMINER, and furthermore request that • the City assume the ,following.responsibilities=' 1.• Withdraw the current 'Declaration of Environmental Non-significance' from the Washington State Department of Ecology, -pursuant to #WAC 197- 10-375. 2. .Create a Public. ;Hear`ing to further discuss the need for a detailed, • comprehensive ''STATEMENT .OF ENVIRONMENTAL IMPACT' -pursuant to • #WAC-197-10-4804 ' 3. .Extend the Public Hearing to 'approve the Final Plat Application' by the 'developer, currently scheduled for August ,28, 1978, -accordingly. • DATE NAME * leas p e print- .. , . . SIGA'ATURE ,. ADDRESS . , , ---• • . p ' 1412'.., ::, :: . ! . '040 .75.:. -'6‘- 7::S7'.Q44tiLj..1,- . ' kj,.* •110 DaA.-.a:,3:D. . ,, ,,„ : ',-- I , A L o y5 I-f Fl e K M T ue- --k- 1 t' rae, 2.z-L ,c 2 FY/3 0-e_t-thiici..i.: ,i44616.10 i. Afei3 li_43 a _ I . , : . ' 04//9 i • . Mt" .P/ . Z-..• . - . ...- ./., :44.it 47,24C ,,, .1 ' • - '''c i i g - ' ....b ' - Y''')g: ' •'. i''-':.11--' , 64‘9-iii - -- ketzeip) ,A f ' '' . Nj V '' . it go., t 'd -' , ..,,,414,-... ',./Adie,„_4,,,,,,,,,,,iw . ‘ . ., „ ,r .. , ., sy ./S X' '6,4-- DF/7---:ar.. '' '/.. 'b. '-'--(3. :.:," :' -'..... ' ,...;.;,:. ;". .,42 4,' Z,‘: - ,7.4y. /Lye., to.),.'...4- '.:::.'',: .:' ,. I ci IL ' l2 , d , ga ' ; ` 4'{'', '-:::'''. ,'.',. , . M * : ! •( 5 . \ CUyvL (t•(-ov ��. . , i . . � ' ; :)3-3 , .1. /5 1P6HAL3—pt tee:.cir-1..Hri-•-:.i'.,?..;', . .:::.:... , 4.i., ::4,0.-,,,'•:I.r, f-j-:•'. ' .' ,--- • 1 .•:---. 7.' ?-6-H, s'.:,:_:, '.';'•.';:::. /O 6 . '7 - .. ..'.) �/j ' ` • _"+"y 'V .I- ? S' )7(l °'lam!) j)/4. /'\ • fi // ! ( ( .) Al / 1. . • (. 1 rIn. , ! el /i;-1;''I1 <.l y August 14, 1978 Members of the City Council • The City of Renton Municipal Building . 200 Mill Ave. So.' Renton, Wa. 98055 Dear Sirs, • This letter is intended to inform the City Council of Renton of my protest to the proposed Hi-Gate development project. Recently I purchased the Knotts Blueberry Farm located directly west of the proposed development site. It is my understanding that the development will have the following •affects: a) Bring unwanted sewers to the area'. . b) Eliminate"much of the existing flora and trees c) Spoil the natural balance of wildlife, which is essential to the propagation of various crops ' • d) Destroy our natural drainage system with blacktop and sidewalks ' e) Pollute existing streams with storm water run-off Because I depend upon a crop as a major source of" income and survival, as"do many other farmers in the Kennydale area, I feel strongly that the proposed developmental plans should be discontinued. In addition, if the Hi-Gate 'development is approved and is a factor in creating drainage problems to what is now a good drainage area; if it infringes on my exclusive water rights to the spring fed creek or promotes pollution of my soil; if it damages my duck- pond or is the cause of any damage whatsoever to my blueberry crop I will be forced to take appropriate legal action against the developer who did the actual environmental damage and against the City of Renton who approved and condoned his actions against the wishes of many citizens. I hope that you will consider my appeal and realize the strong detrimental environmental impact that all developmental plans have upon myself and all small farmers and citizens of Renton. 171849 . ` (-3, Sincerely, de(SkaaW--&1-CD--) AU", in 178 Rc Eti Thomas J. Cahill r)co . C/n.0 f ED 1733 N.E. ,20th C R�f� RENTOV 'vU'/ Renton, Wa. 98055 ,. ? `Q,S,L 8 0 FF/C£ ��,�' RECEIVED KEhnYDALE COMMUNITY -tilUB CITY OF RENTON HEARING EXAMINER AUG 141978 RENTON WASH NGTON AM PM incorporated 7,8:9:ro,11:12:112,3,4,5,6 August 11, 1978 ��, 01617 7• ��� TO: Mayor, and Members of' Renton City Council . !R' 1y1 Ar � r''� TITLE: Municipal 'Local Improvements Policy • f� ��, 4N ."v C� N . SUBJECT: Requirements to 'hook-up', to sanitary sewers E 0 �p���`4\1 REFERENCES: City Code, Section #8-702 (D), Memorandum from Cit t-- £dev ���{; to City Council, dated. August 2, 1978, In response to , t, . pertinent to this subject with regard to the proposed 'Hi-Gate° Sub-division; File #PP-284-78/PP-184-78, E-185-78, and Public "Hearing of July 11, 1978. . The 'Hi-Gate' Sub-division matter, referenced above, has caused several. note-worthy side-issues to surface, -one of which is causing considerable concern in Kennydale, and implies simi1liar concern throughout the City. We feel this matter should command your immediate attention. The City's current policy (ordinance) that regulates its authority to dictate 'sewer' hook-ups without benefit of a Public Hearing, formation of a Lccal Improvement District, and/or an official recommendation by the Department of Health to do so, is Ambiguous and totally'unacceptable. The 'policy' , in its present form, provides the City with.an. 'avenue of cooperation' with developers, for example, to install sewer systems .in accordance with the City's Comprehen- sive Plan; the City then' reserves the right (without public support) to 'force' hook-ups along subject rights-of-way, and then can extract assessments (by Ordinance) from those adjacent property owners. - It should be noted that the issue here - is not whether sewers are wanted or *?.:.`,f',;.:' needed in a given area or not, but if in fact, there are plans to install them, it should be as a direct result of the peoples' initiative -not as a result of some obscure municipal procedures It is hereby recommended that the City Council take the following action: • 1. REVISE OR SUPERCEDE THE CURRENT CITY •ORDINANCE APPLICABLE TO ' SEWER HOOK-UPS 2. CREATE (SCHEDULE) A PUBLIC HEARING TO DISCUSS.THIS MATTER 3. Extend the established Public Hearing date (August 28, 1978) to approve the 'Final Plat Application' for the Hi-Gate Sub-division until this issue can be resolved. Your prompt attention and serious consideration will be appreciated. Please be advised that a number of Kennydale residents agree that some public support, in the form of a 'panel' or 'committee; might be helpful and possibly provide a more timely and mutually acceptable.solution. Please contact me for additional ' ';�-:. information. Thank you. ;' • Your- ly, cc Planning Department Public Works Department Dave ggar, Pre Chairman, Utilities.Committee Kennydale Community Club -Land Use Hearing Examiner Bus. �37-2507, Res. 226-2521 �. City Attorney RECEIVED CITY OF RENTON HEARING EXAMINER KE WYDALE COMMUNIT1 dUB AUG 1 4 1978 RENTON WASHINGTON AM PM incorporated p0,16,1* ,3.4,56 August 9, 1978, <-(5 kNca\ f° oo 00 rNa TO: Mayor, and Members of the Renton City Council viac040 k 4 \11 „etwoo.c„5.. CC: Planning Department OSkm 'NJ iXer-rnd Use Hearing Examiner TITLE: HOUSING SUB-DIVISIONS SUBJECT: MINIMIZE ENVIRONMENTAL, iSOCIAL IMPACT REFERENCES: Comprehensive Zoning Plan, File No. PP-284-78/PP-184-78, E-185-78; Hi-Gate Development Kennydale is still a most livable community. Most residents here are satisfied with the quiet and relaxed surroundings that many of us have rose to defend at various times; -uncrowded,. many forms of wildlife, trees, and etc. that exist mainly due to the large yet-Sndeveloped tracts of land scattered throughout the area. It is not at all uncommon to have China-pheasant, quail, rabbits, raccoons, and even Deer make their-appearance at dawn. We don't necessarily object, to moderate development, as we realize that 'change' is a price paid for progress, but we do object to the current trend that seems to have taken this community by surprise. Kennydale is now experiencing an unpresidented increase in major housing development, and is regarded by many as a direct threat to our peace-of-mind and well-being if allowed to continue at Its present rate. It is vital that furtherdevelopment be curtailed by (1) incorporating more safeguards in the Comprehensive Plah, and (2) demanding more considerations and/or concessions from developers as a prerequisite to qualify for approval by the City of subsequent plat applications. We hereby recommend that the City Council consider our genuine concern to minimize the adverse environmental impact of currently planned and future housing developments throughout Renton, -and especially Kennydale before it falls victim to the same unfortunate situation as areas like Talbot Hill for example, that has been transformed into.a landscape of roofs and concrete. We respectively request that the City take the following action: 1 . Revise the Comprehensive Zoning Plan; 'DOWN-ZONE' all undeveloped properties (parcels) in Kennydale of at least one-half (1/2) acre, currently zoned for 'Residential Single-Family' -to a minimum lot size of twenty thousand. (20,000) square feet. 2. Establish a policy to encourage 'Cluster' type housing arrangements within proposed sub-divisions, -with, more emphasis on the retention of 'untouched' green areas (in their natural state). 3. Create (schedule) a Public Hearing to discuss above, requests, and alternatives. , (2) Aug. 9, 1978 4. Extend the established Public Hearing date of August. 28, 1978 to consider approval of the 'Final PIat, Application' for. the Hi-Gate Sub-division, until this ,issUecan be resolved and the results incorporated intO the requirements. for apProVing the subject applica- tioh. It has been suggested that a 'panel of concerned citizens be considered to assist the City in the research and formulatien' of objectives and cqsidera- tions on this matter. Please contact the undersigned for additional information as requiLed. Thank you very much for your.cOncern and cooperation. Sincerely yours, • • • Dave '7.7gTa7Preside4, Kennydale Community Club • T.O. Box 2242 Renton, Wash. , 98055 • Bus 237-2507 Res. 226-2521i • • • • • • • • • • • • . . • . - • MEMO FROM: CITY CLERK'S OFFICE Hearing Examiner TO: DATE: 8/18/78 Petition re Hi-Gate ATTACHED IS: Development MEMO: This petition will be presented to City Council on 8/28. 14134/10 i J SIG ED: r _' '1i .8,�� 8 `Z 0 - f t (` 1ytt P ia4 ,V, C''-•'Et-.'EII /L,` . Trot Renton;,. City Council co c,r ., f 4 Renton Municipal Bui .dingy' �' C� OI a T8 1\� l ' 20n Mill Avenue So ;,� 4, ! AL Renton, Washint'•an q80 Q '•:,',,,.';;:'',:',!'..;',.'':',,-',::..,:'...:,,',.1.',''''-,"..i.'::'f',::,',.',-.''i'...,'-'.''.-.,';,:''•..-.'.',••'.,-'-:',::".-...'-;-'•.:; R5 , .'' Title : Proposed Hi=Gate Dev::'elopmen':',"..:,.„::,.: t, Konnydale Wall & Redekop Corp... rext es • PP_28 •& PP-1;91:.7Y : ,7' .!! 7Ref - . .. 7": .':':''':,'.' .:'i','.,,,,,','':,.,''',-'•',•;':i,.i-.•','/,::-.,.,.,,.i.:.;•-'::.-::::,.:.,:- .:.::I .•:,,:.:.i'' -. e_ a . . 4 . ,'�' �.'-- 8., •' ECF b. 'i. �5 ect Sanitar Sewers '' Sub J t y. ' , I (we) the underaign•ed, declare that I • (we),'as l:ega pr.o:p,erty;, owners on N.E. 20th Stre.et., between Aberdeen Avenue. N.E. and Jones Avenue N.E. , dq hereby-'*prot,est the' sewer- extens .on:from....the proposed :;,•,',/-'.:.•,;,.,.-.,2..r,:.:-`.L•,,'••. .: .•'.. .• ..L '..: -.'. ,,, :-,,,,,,:,;,':,•-r...:.•i...:.,.:•.:,........... ., Hi-Gate Development an .said' street,;,and, ,furtherm a request that the city require any. 'sani.tary, sewer 'from the:' proposed. Hi-Gate .Development' to be connected to the.,N.E. ' 16th Street' aenitary sewer line. ... 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L.,'•. .), „', '-g, •••,-,•,..-,),It7,*.••••.,„- 4.44.10,„,. • :I. , .-- __. •,.,,•., ,. •.: 4,;4,4,,q.-:• i‘t•••;.#4':7-' ' s,'''''',I:,:.•• -•1 ;- ,' . ,... -, • ... -. ., •1,,, '. ..• • •• . - I • •• - — • • i • •-- •7,", ' 'fr• •-••• • ' - ' '-' -‘ ' ''''' - O THE CITY OF RENTON cJ ® .` ? MUNICIPAL BUILDING 200 MILL AVE. SO. RENTON, WASH. 98055 z o • o CHARLES J. DELAURENTI , MAYOR • LAND USE HEARING EXAMINER p �Q- L. RICK BEELER 235-2593 4T6.O SEPZt`-‘6 August 4, 1978 Members, Renton City Council Renton, Washington RE: File No. PP-284-78, E-185-78; Wall & Redekop Corp. (Hi-Gate) . Dear Council Members: A request for reconsideration on the referenced application.was received by the Examiner on August 1, 1978. The matter has been reviewed and a response, dated August 4, 1978, has been transmitted to all parties of record. All correspondence regarding this request is attached. If additional requests for reconsideration or appeals are not received regarding the application, the 14-day appeal period will expire on August 18, 1978, and the matter will be placed on the City Council agenda on August 28, 1978. • A typographical error on the Planning Department staff report has resulted in reference to the application by two different file numbers, PP-184-78 and PP-284-78. Both of these file numbers apply to the same • application and a memorandum of clarification will be placed in the permanent file. • If you require additional information or assistance regarding this • matter, please contact the undersigned. Sincerely,_.7 i . _ L. Rick Beeler Hearing Examiner cc: planning Department v4tity Clerk • � 0F R�, 41 Aaf.zc THE CITY OF RENTON C.) O� ' Z MUNICIPAL BUILDING 200 MILL AVE. SO. RENTON, WASH. 98055 CHARLES J. DELAURENTI , MAYOR • LAND USE HEARING EXAMINER A �Q- L. RICK BEELER1. 235-2593 oFO August 4, 1978 Mr. Dave Biggar, President Kennydale Community Club P.O. Box 2242 Renton, WA 98055 RE: File No. PP-284-78, E-185-78; Wall & Redekop Corp. (Hi-Gate) . Dear Mr. Biggar: Your letter of July 28, 1978, contained several issues, some of which are within the scope of my responsibility and others should be addressed to other departments or the City Council. The following will address your requests or indicate to whom the requests should be directed. The questions regarding the existing Comprehensive Plan should be directed to the City Council and/or the Planning Commission. Specifically, the Hearing Examiner Ordinance precludes the Examiner from considering or initiating changes to the Comprehensive Plan. A copy of your letter was forwarded to the Planning Department for review, with the purpose of providing you with the necessary contact to request changes to the Comprehensive Plan. I would also refer you to the Planning Director regarding your questions .of the environmental checklist and determination of negative impact of the proposal. This city official, not the Examiner, is responsible for the environmental review of proposals within the city. Your concerns regarding storm drainage, as I mentioned in the public hearing, should be addressed to the Public Works Department. The preliminary plat is at 'issue, and as • such, the storm drainage plan is in the preliminary stage of review by that department. One new item of information was presented in your letter which was reasonably available at the public hearing that "water rights" exist on the existing stream which the developer intends to use for release of controlled and filtered storm water run-off. I have forwarded this information to that department to provide you with the initial contact for you to follow up to provide whatever other specific related information that may assist that department in review of the final drainage plan. As I mentioned in the public hearing, the applicant must apply for a final plat prior to construction of homes on the individual lots. The final plat requires another public hearing during which you and anyone else will have the opportunity to review and comment upon the proposal. Pursuant to this hearing, I will make a recommendation to the City Council who ultimately will make the final decision on the final plat. The issue was raised of the legality of the annexation, Ordinance No. 1818, since the City Attorney did not "approve" it. . While the City Attorney may wish to ultimately clarify this question, I feel confident in stating that his approval is not necessary. Normally, that "approval" merely attests to approval of the form of the ordinance. Approval of the annexation rests solely with the City Council. • Mr. Dave Biggar Page Two August 4, 1978 • Regarding the public notice given for the public hearing, I found that the record substantiated, as did your letter, that the notice complied with applicable state law. This issue was not raised in the public hearing. Those who spoke at the hearing appeared to be adequately prepared to testify. The City Council is reviewing sewer connection requirements as a result of the proposed extension of the sewers by the developer to the preliminary plat. This policy decision rests with the Council, not the Examiner. In summary, I could find insufficient information in your letter to justify reconsideration of my recommendation. Your information was forwarded to the appropriate departments for review and your pursuit thereof. Please contact these departments and follow up on your points and information. I would also recommend that you request the Planning Department for notification as early as possible of receipt of the final plat application for your review in that office prior to the public hearing. This would provide you With additional lead time to prepare testimony. An additional appeal period has been .established upon transmittal of this letter to expire on August 18, 1978. Due to re of the— dgues €ems eeess de a once®p• eg Yiaide-i3® iees a e�3ec� bt i ' '.�r's�rciicsitz�v=T— !2E*r�s--a e ' • Sincerely, �E `r;jr _... ._. .. iie L. Rick Beeler Hearing Examiner • cc: City Attorney Planning Director • Public Works Director City Council Parties of Record • • . I • KEI YDALE CO MUNITY :LUD • RENTON WASHINGTON • incorporated 1• - July 2), 1)78 RtetlAb • CITY OF RENTON HEARING EXAMINER L. Hick Eeeler AUG '19' 8 Lan.i 'Use near .n . r:xaeiner AWi . Renton Municipal Building 200 Mil] :;vr�nrte, Solna + �alii2 ' ����i rls4 tenton, Washington, 9055 TITLE: Hi-Gate Development; Wall & Redekop Corporation Sj3J;✓CT: • Public Appeal to: • 1. Reconsider Land Use Hearing Examiner's decision of July 25, 1978. 2. Provide detailed Declaration of Environmental Impact. REFERENCES:File No. PP-284.78, No. r;-185-78, Preliminary Report; public hearing of July 11 , 1978, and ift v:ironmental Checklist No. ECF-356-78, July 3, 1978, Dear Mr. -eel e.r: As the current President of the Kennydale Community Club, I have been authorized to request that your office take immediate action to accomplish the following: 1 . Re-evaluate your recommendation of July 25, 1978 to approve the subject Preliminary Plat. We contend that your decision was based• olin erroneous, . inaccurate, and/or incomplete information which has led to .many note- worthy 'errors in fact, and judgement' . 'Errors of law' seems to be a etr.,ng possibility - If it follows the trend already set by it:re afore- mentioned; this , itern .s currently being researched. 2. fo honor our appeal to reconsider the validity of the 'Final Declaration };' icon-signs f icance' (Envornmeetal. Impact) submitted, and provide a comprehensive Environmental Impact Statement. I might suggest that • th'_s study be accomplished by an impartial agency(s), and/or' institu- ,.ion(s). The property owners of Kennydale (and All of Renton) have good reason to be eeeccrned. It is quite obvious that this project will 'set the stage' , if not contested, for cascading mistrust of municipal procedures, officials, and general arathy. It is the obligation of this Community Club to provide residents with the awareness of the fact that large developers are going to 'rape' this area -without regard Cur the quality of life we now enjoy, and the City of Renton ?.s condoning the sane. The City is now using these developments as leverage te force Improvements, such as sewers on property owners who neither require nor desire the same, and then quickly turn around and extract assessments from • thorn to fund further intrusions on the rights of the unaware; without the benefit O L the property owners' basic right 'to form an L.I•D., and/or protest the .name by majority action. There are two basic problems that have been uncovered by the Hi-Cate matter. The Keenyrlale Community Club intends to pursue an equitable solution for the good of the coMmuni.ty (while still a part of Renton), and all of Renton (unfectenately, it'e too late for some areas -like Talbot Hill; a wasteland of reof:e •sad n'iVemortt). The two basic problems are as follows.: • • 1 .• The .i .y'.; Compren i've _ _an men', Ce revised e Ri in de new u n2c.ipal g'J1de-li_eee fo_�ali developments eared to minimize tale adverse impact on the environment. It is suggested tnat the Planning; Division take immediate .:reps to consider the following: a) Rezoning all large undeveloped urepert i es currently zoned 'G-7200 in .Kennydale to a minimum lot size of 20,000 square feet (approx. 1/2 acre lots), art appropiate modifications throughout the City. This would automatically lim'. t the density of future housing, improve the quality of the same, and provide reasonable assuraces (at the discretion of the' new ;property owners of course) that the environ- mental impact to the area would be minimized. b) Limit developments to a 'Cluster' type housing arrangement, (with considerable emphasis on 'green-belt and/or 'untouched' are,.s. c) No large developments in Ken:.ydale. • • 2. The City Council should take positive action for the good of the people by ' filling the loop-holes' that now make it .possible for unpoprilar and unwanted improvements, along with the associated financial burdens and other hardships on the people. ' The City should not be allowed to take advantage of 'windfall ' situations such as the planned Hi-Gate development to impose so-called improvements on existing residents that are quite obviously, and historldally, not warreated nor wanted; refer to the sound defeat of L.1.D. 256, 1975, to sewer upper Kennydale. This matter is not limited to just sewers. • The City should not consider, nor validate any local improvement except as a r.esalt Of a bonafide petition for an L.T.D.; or some other legal mandate which clearly indicates a 'majority' of property owners concern. • WE REnULCT CLARIFICATION, U'r' THE FOLLOWING 'FACTS AND' FIGURES' THAT Wr; DEEM ERRONiOU5, MISLEADING, INCOMPLETE, AND IRRrSPONSIBLE, WHICH HAVE Big1J EXTRACTED' FROM 'I'-{E:,, PRELIMINARY REPORT UnMITTED Tu YOU BY THE; PLANNING DEPARTNiIrNT, DATED JULY 11, 1 .a78,i i ., .BE R I f EX C'_:r.MH; TSB LU EnUL V ED H.-1 OWner of record? hcConnv' lle or Wall. and Redekop Corporation? Does the owner reserve the right to remain anonymous? n-10 Notices were pasted 10 days prior to the Hearing at three locations, however one (1 ) .such notice was posted ( 417 feet ) from the 'eastern- most boundary of the proposed site. It was, as of this' date (7/29/78), posted on the east side of Aberdeen Ave. , N.E. at 20th. This. is certainly not 'on or near' When was the area in question annexed to the City of Renton? See attachments. • a) A map obtained from the Planning Department clearly indicates . "3/17/68'', however b) Ordinance No. 1818 states "March 17, 1960" c) . 1 see rid signature of approval by the City Attorney - is the annexation legal? • h i • ITEM COMMENTS/TO rtr. F _LVED (coat s,:ea) E-1 ERRONEOUS; The site does not 'level o'`'f' towards N.E. 20th. ;it is,in fact, below N.E. 20th. ,_an:: as a result has standing water on it much of the year. E-3 INCOMPLETE; The site is also cowered by many large trees and food bearing vegetation for the many forms :.f wildlife present. r-+ ABBRE,VIhTED/INCOMPLETE; This itemr, deserves more than one (1) sentence. China-Pheasant, :quail, Ducks, Raccoon, and Deer inhabit and/or feed on this area. E-5 ERRONEOUS; Standing surface water is present approx. six (6) months a year. *I would suggest additional testing here, but not following a dry period. -1 ERROR IN JUDGEMENT (or calculated?) ; Why has the City elected to 'tear-up' N.E. 20th., causincr much disruption in the process, and disregarding the fact that the installation of approx. ( 912 feet ) of sewer lines and associated hardware could be saved by 'hooking-up' on N.E. 16th. - where sewers are currently in? ERRONEOUS; " and a similiar main extends North and South approx. .3')0 feet West " It should read ( 500 feet ). 3-3 ERROR; The shortest route to Metro # 142 'stop' from the subject site is ( 1 ,600 feet ), not "800 feet". G-4 ERROR; The shortest (and safest) distance to Hazen Senior High School is ( 2.85 miles ), not "1 1 /2 miles". 3-5 ERROR; The shortest distance to Lake Wash. Beach Park is ( 2.9 miles ), not "1/2 mile". J INCUi'1EL L'z.; ,L) What is the "suitable storm water retention" referred? Has a, proper design been made? Is it the reported 'spring-fed creek? b) Is it true that zturn, water runoff from thirty (30) additional houses and paved streets will he directed to a spring-fed creek? *anal if so - 1- What impact will inevitable pollutants have on the Blue-berry Farm and three (3) adjacent cluck ponds? 1 2- Who will maintain this creek? 3- What steps will be taken to prevent the creek from overflowing? 4= • Two, or more 'water rights' are currently in effect on this creek. One party now draws from it to water his vegetable garden. -could this pose a possible health hazard, and/or litigation? 5- Approx. 2/3 of the Hi-Gate site is comprised of sandly-type soil, which adequately absorbs runoff now, but how will the creek and ponds handle the runoff from thirty (30) additional houses and approx. ( 1 , 500 feet ) of sidewalk and streets later;? • I-:EN CuiJI j:.ES/lu .B ;c,l!'ii.:.. ed, i2+CuithcCT/INCOM?LsTE; There will be a considerable social i.mp ct in this area. The punulatioii will aor'e - : an 'Jostle with the additLvnl oZ thirty (30) househoic:s; there are now ( 23 ). 1 A .3ic:1.11.ti.ve .infleencu w 1 res.•':t. the residents of this area feel the same as most in Kenny.ale, that ,.lira credab'.lity of their quiet and restful nei:g-hborhood, and 'their peace-cf-mind is defirieteiy threatened by this intrusion. L IRnESPONSIbi';":; The 'Negative Declaration of Environmental. Impact' in force is totally inadequate. N-3 The Traffic Engineering Division has not stated that traffic control will be required. N-4 The Utilities Division was contacted by residents; it was unaware of a spring-fed creek. *Note: True, the agencies were contacted, but they signed without benefit of an Environmental Impact Statement. 0-P We quiet i on the size of the "open :;pace", especially after a reported 'or-site storm water retention and oil separation facility (tdnk)' is Ir)st..alled. Where, i.f not on the 'open srace' , will this facility be located? *Refer to Item No. P-6 of the Report. Will the open space be untouched? • MISC. 1 . Descelanc:v of the .olet map as related to the Blueberry Film - It. reads "240' X 570"- this is 3.14 acres. The officto.! Eaat on file w: th Kin Co•.ir:ty lists this paiHe] in "C.D. Hillman Garden of Eden, Livisiuri 4", dated 1904, "252 3' X 577' — Thi., is 3.34 acres. *Thu dii'ferer)ce is ( 8,777.1 square• ljeet or .24 acre) - how car. thin In ? hioC. 2, Marry residents are dissatisfied with the fact that notices of the Hearing eiere posted late Friday afternoon prior to the extended July 4 holiday. "any were out of town for this holiday, and when they returned, had less than a week to prepare for the Hearing,, Many eidn't 'snow' that might have otherwise. 1 MI`Z,C. 3. Complaints from concerned residents mounted, as the MINUTES from the JULY 11 HEARING were not made available for two (2) weeks after the same. The response from the City Clerk and her staff indicated that the 'minutes' were being held-up pending the Hearing Examiner's report. WHY? WE HEREBY REO,LJr;ST THAT A COMPREHENSIVE ENVIRONMENTAL IMPACT STATEMENT BE PROVIDED IN 'i EIS MATTER To GUPERC'EDE THE NEGATIVE iThCi ARATIGN OFF ENVIRONMENTAL IMPACT THAT HAS BEEN Rr'CuMMENDED - PE? THE FOLLOWING: 1 . Environmental impact to .3urrounciings, wildlife, and residents not adequately :..1dressed and/or considered. 2.. M:t )or .impact on area i. Cehsiderabl.e controversy on this project. i•. *Request alternatives �. Require more answers • 6. ,ieouire projected costs or .:e'w -.r , ?':i?:. i rr rC`✓t:;hei is to ad jactnt property owners. • Y. Invest if .Fe u e of creek ,....c'dm '•; .ti•. 2. inanswe red traffic problems. 9. Potential crime ir.cr.ease. 10. Impact on schools • 111 . l.m pac t on wildlife 12. impact on natu al vegetation, !.'esou:rouo • 13. Noise pollution i'+. Air tulle.ion 1 rxoo_cn 16. r:ff ect of construction period on well-being of adjacent residences 17. etc, • The simple answer to this controversy would be to 'scrap the project' , and others like it, however, as reasonable, but very concerned citizens, we are row looking to ,you for a fair, just, and/or compatible solution. We also suggest that a number of alternatives be submitted that indicates serious concern for the adverse • impact cau:;ed by rampant, high volume housing development. I mioht add that the Kennydale Cc;nmundty Club will continue to represent the needs of :.ho residents in this area, and look forward to a productive and t, • ' follow. «C'i:�S� ..at1�.:'! C�i(:C-l';13iOr1 or �I;I.., Iriat�.t:r, c.r'rU a�i.l thL U%i1f:r':i t}'lat Will Sl1I:f:1y Thank you very much for your concern. Please feel free to write or call me at CcJnVe;_enCC. • Yours truly, • • Dave Biggar, President Kennydal.e Community Club P.U. Box 2242 Renton, Washington, 98055 STATE OF Wa• Fh. res. 226-2521 -- 1 bus. 23 -2507 County of King --J ss. • rn.Ly ._-.__—, A. D. 19_ 78 before me, the undersigned, a Notary On this_ 31 Gt day of Public in and for the State of Wa --- , duly commissioned and sworn personally appeared Dave Biggar t, me known to be the individual-., described in and who executed the foregoing instrum nd ent, a acknowledged to me t at_he--signed and sealed the said instrument as.,____his--free an voluntary act and deed for Ithe uses and purposes therein mentioned. WITNESS my band and official seal hereto affixed the day and this ertificate above itten. Notary Public in and for the State of Wa• . residing at Renton • /.Acknowledgment by Individual. Pioneer National Title insurance Company Form L 28) • • _ ,.• • , ' 1\ . . , • I . ' . . . . „ .. • . • . • ••' ..„ , • ..,.. . ,.' 1;;;;;,:..:. !•;. .. . . . , . ... . . .. ., . . .' . . , • e v3inore..7. of the City a (,..eriton, . . . . • • . . .Loihe-an,i; Cartniti territory to the %-ity 4'; ',mt.:a . . . . . . . . . . . . . . .. . . . . . • . • . . .. .. . . 1 . . , . the provisions of Chapter In of the iA!', ...asion 444 t.: ,. . . . . V1,4 -tRAC: ,f • -.A.:lawn. ,6:,. .:erendel. 3 petition in writing rer,ueuting that certain . .. , • • 1 . . • 1 . , . . tertitJry : ,etitoriu.i, Ea the city limits oC the City of Renton, ai nereinuiter more . . • ' - I . .. • . . . . oerticolivirly ..,%:t.rOca, %e tom-mewl t.:. the i7ity, WM3 arepared oni 'eilel uith toe City • ' . !nag:. i: tot, :3ty of nton on at about geptember 22. 1959. bearing the eignatores ' . . . , i . . .. . ,..,f the ',Ivocrt 07 rare than neyenty.five per cent (75X) in VidlUe 4CCOrdiall to tIte . . . , . . uspenee1 .-1lLt,ti hi for generel taxation of the territory for which annexation iA • ' : - . , . .petitimie.: nerein, which petition mats forth the legal description 4: the prooarty . . . . scr_•r:ine to gevernmontel legal hdivision or plats. and waeoaccumpanied by 4! plat . . or araeimi, outlininz the boundaries of the territory petitioneJ t:: be enneXihill arid • . . the ' Ianninq Cotesissian of the City of Renton having heretofore ounsidered end recom- 1 . . . rase14.-i t:..4 ..,-eie<ing lf said property to the . • the :ity Council of the City of Renton • teed TUeeday, . . . letober (•ip 1V.9, et 8:n0 p.m. at the City Council Chambers in the City h.,ii of the City of * .nton, ss the time and place fur publics hearing upon said petition. and ' public white thereof haying been given as required by law. Including ?eblicetiOn in . . . . the :At...is legal ooweNsper, inviting all interested oersuns to ii.year thereat and voice • . . I . . . . appry,a1 or ,liaap?rovel oC or objections to the proposed annexation, am d .00btiC . . heering Oaqing ,..ten held at the tiMe and place specified in eforeouid notice, and tee. I . Council 14V1119; Keen advised in the premises and having hoard all mettera and •ioArtic, il lonnection therewith, and the granting of * oil petition heing leeiaed pro2er • ana e,...i10 .et.1 in the public interest, 14,',) TtirXElhjR.26 . _ . . . ,. . . . . . • .• !I •: ,..ly• t hy 21;.... RAy ,3. ...It) TM:. CITY c.1,Thic.u... ,-ei Ili•. C117 .f' :.:14:.;7,1 . . . •. . . . _ . . asnt to the provisious 3f Chapter in or ttu, 045 ;4asion • . , . . .. ....-.------ ., . . . . tw:: A:Ace af waihington, as amended. it im determined Oat tile -viva mootioei:J . . . . . . . . . .petal e '.o. shnes.etion to the City of Renton of the oreperty MA.2 terrItory laareint.e1:.6, . . •. ' I . . . dz..urfe . I., moMishereby a 'pro ..1 and granted, anotau followlol.: -.esarihei !,raerty' . . . . . .. . . . .. beire; 1. itio.:o to the city !indite of the City of Renton isituki.tei lt. King County, . . . , . . . . . , . . . , "tAte ..0 . 1.t„it,n. w,:. will thc sems is hereby annexed to the City r...: ,tentun, tifective . . •. • . . . . , .. . . . , . .. . ... . . . . . , . . . , • : ... . . . , . . . . . . . ,. . _,.. . • . . . .....,,.... , . . • .. .. . •. . . ,. . . . ' . .. . .. ',.' •.,. , .: • • . • ,. .. . • . . . • , . , , . . .. . . . , • • • .. „. • .. . • . • . . , . , . • • . . . . . ,. , • . . .•. . .. . . . . . . • • • , . . • ., . ,, . .. ; - ,:, : . . .., .... . , . , . ..: . , . , , : • „ ' . . . - . , . . . . „. • ' • , . . . . . • • • • -. . . • . . . • . . , . • .. .. . • . ' • •. • . .. . . .,., • • . . . . . . ,. . . . . . . . . . , . . . .. ,.. . • . ,. . .. . . .. . . . . •. ... . . . • , ., . . . . and pu4licetion of this •)re.trtanct.1 .,n.i .)11 enJ aftvt t. t td terr•it +try shall ..;,:n..titote a pert Of tile City or .2t.I.tc..)r. arti shall • be eubjccr. c., al; the oxiinettees titan t ra. Etvr onf,:roed; ,,ro.)erIty .:eacrthe.. 4.1% irrJS: • Thilt 0.--rti on of S..ctien 5 rcronahip 23 N . +t5r. lyint ,est o tite rtp) t ,:,•f way line of 112th Avenue S.r.. end 7.2.N at .-tf. the right of wAy line of Printery States 11161tvay No..1. .%lso that portion of ''.ection 32 Tadashi!) 24 ;4o. 9. 5 E.1.1.M. lying ',lest of the L at right way line of 112t4 Avenue 5.C. extended; 5 outh of the North right lino of :;.E. 9fth treat and said North right of way line extended F.ast; in east of the E et right of way line of eriukary state i1gway No. I; r,lk situated in !king County, Waahinztan. -.'CTI:xkl II. The above described annexed property contil,uous to i,rocloct No. )f the City of lianton shall be and constitute a part of :'recinct No. I of the City •)t. • 7ECTI'M III. This :W.:No/ince shall be in full force awl effect from after its pcssei,u, approval and legal publication as provided by law. certified • copy of thll • rdinance dhotl be filed with the Board of King County Corsoissionere, Kim; County. -.tato of ',-Ithintilton. ,1 /A" 147t2; ).// , Th CITY C.:UN'CIL this 44,1% day of .?r..t..,4asfr--1459. • . I .• .• t.• • -; • VE.01 '1. N):1111•;,, City Clerk 4//V%17/. ' • • ' '••,•r • BY 111!. I.VOint thin 44 day of 4r.tralim'cr; • . • .I61; i. 14,.:4 R M6yor 1 • ty :ttoeney Pnblirntion March 17, 1960 ememoveve.w......w..., • • • • • • • • • 1 A' .z f • v` r' 5/26/6C • _?T..-__ I \i iL.••s,, ss e• 14.3 ' ,r., • - • • KE J4E Pp'1r y T Q „: N.Ov .1 • /. .. j- j. , r ---L- I '"L - \��_ e2 53 I 1 1 -.y r .J ` .... ' 4":,9 2�e• :Z. :D� QE!Jr ` -Y. _ r� IP, . L ' ,Z-.J f i 1 \, t, , ' `�` 'RD, NO22% ' --- T . . r I. r.- f r ,///3Q./ --. -_ : = _ . . , ,...: , - is . . -: . . ", , ORD: IVa 47 6 ..7- •i ' .3..1 31/60Z.. • 180bi, =---i , ., . . _' 91 = ;/ 3a'-5• ate{ j•= S- _ ♦.. i i• � '.�.1:*- • - riot 71 ' . 1 - ,,I 7_'.gi-- ' .- . — • - _ • ••';• !.L..! . . . .i I Lno .I t -51•• :A. ; :<. ..!�, - -- . ' ir• ... 1 ' .. .. • • - -a, y t- _ j •,:_ -- 1 :' i _:a ,`.ass .'1, -,.._ - 'i• _ , -4'. • C r.).A. .- _ a 3/17/68 -- - • ,..--_13:.--4. z • .' -_ ,• f•, • I =e2 Lee L'• Lra 2% is♦ ,,.' .:D ` -'`• • ' .. • ri 'a t y c • . 1, 'q •I ,• •• a. �t'' 1 ze 1 2•� a+o z.9 � y�-^a - ;.r ?1.=°`,� t a '_ .r �; _.. n 4- - • ---- �. . Cam.- Ir 4 s.. . ,-.(44 • , ram' . I A •, i zee Zee 1 2re • a;. ere :a- _ :..c s . r.:� : •z`;.. 'RKh` • • t ct I _ 'e. '`t l a ' .\'‘ • • �\ ,',• •'• - - _�' _ •.t •• t r /i i- -~a�'t• /N\ : �. O �i ..1-T.a`i . • c� ,� /..^•��� t I'M 4 0V o THE CITY OF RENTON MO MUNICIPAL BUILDING 200 MILL AVE. SO. RENTON,WASH. 98055 z p CHARLES J. DELAURENTI , MAYOR • LAND USE HEARING EXAMINER co- 'O Q• L. RICK BEELER . 235-2593 D � 4TED SEP1 '`*0 August 4, 1978 Mr. Dave Biggar, President Kennydale Community Club P.O. Box 2242 Renton, WA 98055 RE: File No. PP-284-78, E-185-78; Wall, & Redekop Corp. (Hi-Gate) . Dear Mr. Biggar: Your letter of July 28, 1978, contained several issues, some of which are within the scope of my responsibility and others should be addressed to other departments or the City Council. The following will address your requests or indicate to whom the requests should be directed. The questions regarding the existing Comprehensive Plan should be directed to the City Council and/or the Planning Commission. Specifically, the Hearing Examiner Ordinance precludes the Examiner from considering or initiating changes to the Comprehensive Plan. A copy of your letter was forwarded to the Planning Department for review with the purpose of providing you with the necessary contact to request changes to the Comprehensive Plan. I would also refer you to the Planning Director regarding your questions, of the environmental checklist and determination of negative impact of the proposal. This city official, not the Examiner, is responsible for the environmental review of proposals within the city. Your concerns regarding storm drainage, as I' mentioned in the public hearing, should be addressed to the Public Works Department. The preliminary plat is at issue, and as such, the storm drainage plan is in the preliminary stage of review by that department. One new item of information was presented in your letter which was reasonably available at the public hearing that "water rights" exist on the existing stream which the developer intends to use for release of controlled and filtered storm water run-off. I have forwarded this information to that department to provide you with the initial contact for you to follow up to provide whatever other specific related information that may assist that department in review of the final drainage plan. As I mentioned in the public hearing, the applicant must apply for a final plat prior to construction of homes on the individual lots. The final plat requires another public hearing during which you and anyone else will have the opportunity to review and comment upon the proposal. Pursuant to this hearing, I ,will make a recommendation to the City Council who ultimately will make the final decision on the final plat. The issue was raised of the legality of the annexation, Ordinance No. 1818, since the City Attorney did not "approve" it. While the City Attorney may wish toIultimately clarify this question, I feel confident in stating that his approval is not necessary. Normally, that "approval" merely attests to, approval of the form of the ordinance. Approval of the annexation rests solely with the City Council. Mr. Dave Biggar Page Two August 4, 1978 Regarding the public notice given for the public hearing, I found that the record substantiated, as did your letter, that the notice complied with applicable state law. This issue was not raised in the public hearing. Those who spoke at the hearing appeared to be adequately prepared to testify. The City Council is reviewing sewer connection requirements as a result of the proposed extension of the sewers by the developer to the preliminary plat. This policy decision rests with the Council, not the Examiner. In summary, I could find insufficient information in your letter to justify reconsideration of my recommendation. Your. information was forwarded to the appropriate departments for review and your pursuit thereof. Please contact these departments and follow up on your points and information. I would also recommend that yoi request the Planning Department for notification as early as possible of receipt of the final plat application for your review in that office prior to the public hearing. This would provide you with additional lead time to prepare testimony. - An additional appeal period has been established upon transmittal of thisiletter to expire on August 18, 1978. r,,.o to two length—of the -r-eeguest—f-or—reeone , e p Sincerely, -.:. _. P � L. Rick Beeler Hearing Examiner . I cc: City Attorney . Planning Director . Public Works Director City Council Parties of Record /T KE11.411 ALE COM ,+`tONIT1" AUB RENTON t ASHdNGTON incorporated July 29, 1978 Ittth th CITY OF RENTON HEARING EXAMINER L. Rick Beeler AUG , 119,78 Land Use Hearing Examiner Rol Renton Municipal Building r ` 7o IJyItIZI r t 11r i i 200 Mill Avenue, South Renton, Washington, 98055 TITLE: Hi-Gate Development; Wall & Redekop Corporation SUBJECT: Public Appeal to: 1.- Reconsider Land Use Hearing Examiner's decision of July 25, 1978. 2, Provide detailed Declaration of Environmental Impact REFERENCES:File Noe PP-284-78, No, E-185-78, Preliminary Report; public hearing of July 11, 1978, and Environmental Checklist No, ECGF-356-78, July 3, 1978. Dear Mr. Beeler: As the current President of the Kennydale Community Club, I have been authorized to request that your office take immediate action to accomplish the .following: 1. Re-evaluate your recommendation of July 25, 1978 to approve the subject Preliminary Plat. We contend that your decision was based on erroneous, inaccurate, and/or incomplete information which has led to many note- worthy 'errors in fact, and judgement' . 'Errors of law' seems to be a strong possibility - if it follows the trend already set by; the afore- mentioned; this item is currently being researched, 2. To honor our appeal to reconsider the validity of the 'Final Declaration of Non-significance° (Envornmental Impact) submitted, and provide a comprehensive Environmental Impact Statement. I might suggest that this study be accomplished by an impartial agency(s), and/or institu- tion(s). The property owners of Kennydale (and all of Renton) have good reason to be concerned. It is quite obvious that this project will 'set the stage', if not contested, for cascading mistrust of municipal procedures, officials, and general apathy. It is the obligation of this Community Club to provide residents with the awareness of the fact that large developers are going to 'rape' this area -without regard for the quality of life we now enjoy, and the City of Renton is condoning the same. The City is now using these developments as leverage to force improvements, such as sewers on property owners who neither require nor desire the same, and then quickly turn around and extract assessments from them to fund further intrusions on the rights of the unaware; without the benefit of the property owners' basic right to form an L.I.D., and/or protest the same by majority action. There are two basic problems that have been uncovered by the Hi-Gate, matter. The Kennydale Community Club intends to pursue an equitable solution for the good of the community (while still a part of Renton), and all of Renton (unfortunately, it's too late for some areas -like Talbot Hill; a wasteland of roofs and pavement). The two basic problems are as follows: (2) 1. The City's Comprehensive Plan must be revised to inu.Lude new municipal guide-lines for all developments geared to minimize the adverse impact on the environment. It is suggested that the Planning Division take immediate steps to consider the following: a) Rezoning all large undeveloped properties currently zoned 9G-7200 in Kennydale to a minimum lot size of 20,000 square feet• (approx. 1/2 acre lots), and appropiate modifications throughout the City® This would automatically limit the density of future housing, improve the quality of the same, and provide reasonable assuraces (at the discretion of the new property owners of course) that the environ- mental impact to the area would be minimized. b) Limit developments to a 'Cluster' type housing arrangement, with considerable emphasis on 'green-belt and/or 'untouched' areas. c) No large developments in Kennydale. 2. The City Council should take positive action for the good of th'e people by 'filling the loop-holes' that now make it possible for unpopular and unwanted improvements, along with the associated financial burdens and other hardships on the people® The City should not be allowed to take advantage of 'windfall' situations such as the planned Hi-Gate development to impose so-called improvements on existing residents that are quite obviously, and historically, not warrented nor wanted; refer to! the sound defeat of L.I.D. 296, 1975, to sewer upper Kennydale® This matter is not limited to just sewers. The City should not consider, nor validate any local improvement except as a result of a bonafide petition for an L.I,D., or some other' legal mandate which clearly indicates a 'majority' of property owners', concern. WE REQUEST CLARIFICATIOMOF THE FOLLOWING: 'FACTS AND FIGURES' THAT WE DEEM! ERRONEOUS, MISLEADING, INCOMPLETE, AND IRRESPONSIBLE, WHICH HAVE BEEN EXTRACTED FROM THE PRELIMINARY REPORT SUBMITTED TO YOU BY THE PLANNING DEPARTMENT,. DATED JULY 11, 1978: ITEM COMMENTS/TO BE RESOLVED B3-1 Owner of record? McConnville or Wall and Redekop Corporation? Does the owner reserve the right to remain anonymous? B-10 Notices were posted 10 days prior to the Hearing at three locations, however one (1) such notice was posted ( 417 feet ) from the eastern- most boundary of the proposed site. It was, as of this datel (7/29/78)1 posted on the east side of Aberdeen Ave., N.E. at 20th. This is certainly not 'on or near' D When was the area in question annexed to the City of Renton? See attachments® a) A map obtained from the Planning Department clearly indicates "3/17/68", however b) Ordinance No. 1818 states "March 17, 1960" c) I see no signature of approval by the City Attorney - is 'the annexation legal? (3) ITEM' COMMENTS/TO BE RESOLVED (continued) E-1 ERRONEOUS; The site does not 'level off' towards N.E. 20th. -it is,in fact, below N.E. 20th., and as a result has standing water on it much of the year. E-3 INCOMPLETE; The site is also covered by many large trees and food bearing vegetation for the many forms of wildlife present. E-4 ABBREVIATED/INCOMPLETE; This item deserves more than one (1), sentence. China-Pheasant, Quail, Ducks, Raccoon, and Deer inhabit and/or feed on this areas E-5 ERRONEOUS; Standing surface water is present approx. six (6): months a year. *I would suggest additional testing here, but not following a dry period. G-1 ERROR::IN`:',UDGEMENT (or calculated?); Why has the City elected to °tear-up° N.E. 20th., causing much disruption in the process, and disregarding the fact that the installation of approx. ( 912 feet ) of sewer lines and associated hardware could be saved by 'hooking-up° on N.E. 16th. - where sewers are currently in? ERRONEOUS; " and a similiar main extends North and South approx. 300 feet West " It should read ( 500 feet ). G-3 ERROR; The shortest route to Metro # 142 'stop' from the subject site is ( 1,600 feet ), not "800 feet". G-4 ERROR; The shortest (and safest) distance to Hazen Senior High School is ( 2.85 miles ), not "1 1/2 miles". G-5 ERROR; The shortest distance to Lake Wash. Beach Park is ( 2.9 miles ), not "1/2 mile". J INCOMPLETE; a) What is the :"suitable storm water retention" referred?' Has a proper design been made? Is it the reported 'spring-fed creek?' b) Is it true that storm water run-off from thirty (30) additional houses and paved streets will be directed to a spring-fed creek? *and if so - 1- What impact will inevitable pollutants have on the Blue-berry Farm and three (3) adjacent duck ponds? 2- Who will maintain this creek? 3- What steps will be taken to prevent the creek from overflowing? 4- Two, or more 'water rights' are currently in effect on this creek. One party now draws from it to water his vegetable garden. -could this pose a possible health hazard, and/or litigation? 5- Approx. 2/3 of the Hi-Gate site is comprised of sandy-type soil, which adequately absorbs runoff now, but how will the creek and ponds handle the runoff from thirty (30) additional houses and approx. ( 1,500 feet ) of sidewalk and streets laT ter?I I • (4) ITEM COMMENTS/TO BE RESOLVED (continued) K INCORRECT/INCOMPLETE; There will be a considerable social impact in this area. The population will more than double with the addition of thirty (30) households; there are now ( 23 ). A disruptive influence will result. The residents of this area feel the same as most in Kennydale, that the credability _of their gullet and restful neighborhood, and their peace-of-mind is definetely ithreatened by this intrusion. L IRRESPONSIBLE; The 'Negative Declaration of Environmental Impact° in force is totally inadequate. 1 N-3 The Traffic Engineering Division has not stated that trafficIcontrol will be required® N-4 The Utilities Division was contacted by residents; it was unaware of a spring-fed creek. *Note: True, the agencies were contacted, but they signed without benefit of an Environmental Impact Statement. 0-8 We question the size of the "open space", especially after aIreported 'on-site storm water retention and oil separation facility (tank)' is installed. Where, if not on the 'open space' , will this facility be located? *Refer to Item No. P-6 of the Report. Will the open space be untouched? MISC. 1. Descepancy of the plat map as related to the Blueberry Farm - It reads " 40';.X ;570' - this is 3.14 acres. I The official plat on file with King County lists this parcel in "C.D. Hillman Garden of Eden, Division 4", dated 1904, "252.3' X 577'" - This is 3.34 acres. *The difference is ( 8,777.1 square Feet or .24 acre) - how can this be? MISC. 2. Many residents are dissatisfied with the fact that notices of the Hearing were posted late Friday afternoon prior to the extended July 4 holiday. Many were out of town for this holiday, and when they returned, had less than a week to prepare for the Hearing. Many didn't 'show' that might have otherwise. ' I MISC. 3. Complaints from concerned residents mounted, as the MINUTES from the JULY 11 HEARING were not made available for two (2) weekslafter the same. The response from the City Clerk and her staff indicated that the 'minutes' were being held-up pending the Hearing Examiner's report. WHY? WE HEREBY REQUEST THAT A COMPREHENSIVE ENVIRONMENTAL IMPACT STATEMENT !BE PROVIDED IN THIS MATTER TO SUPERCEDE THE NEGATIVE DECLARATION OF ENVIRONMENTAL IMPACT THAT HAS BEEN RECOMMENDED - PER THE FOLLOWING: 1. Environmental impact to surroundings, wildlife, and residents not adequately addressed and/or considered. 2. Major impact on area 3. Considerable controversy on this project. 4. *Request alternatives 5. Require more answers I (5) 6. Require projected costs of sewers, and other improvements to adjacent property owners. 7. Investigate use of creek for storm water drainage. 8. Unanswered traffic problems. 9. Potential crime increase. 10. Impact on schools 11. Impact on wildlife 12. Impact on natural vegetation, resources 13. Noise pollution 14. Air pollution 15. Erosion 16. Effect of construction period on well-being of adjacent residences 17. etc. The simple answer to this controversy would be to 'scrap the project' , and others like it, however, as reasonable, but very concerned citizens, we are now looking to ouou for a fair, just, and/or compatible solution. We also suggest that a number of alternatives be submitted that indicates serious concern for the adverse impact caused by rampant, high_:volumehousing development. I might add that the Kennydale Community Club will continue to represent the needs of the residents in this area, and look forward to a productive and acceptable conclusion of this matter, and all the others that will surely follow. Thank you very much for your concern. Please feel free to write or call me at your earliest convenience, Yours truly, Dave Biggar, President Kennydale Community Club P.O. Box 2242 i Renton, Washington, 98055 Ph. res. 226-2521 bus. 237-2507 STATE OF Wa, • King ss. County of On this 3l st day of T„ls, —� Public in and for the State of Wa. A D. 19 78, before me, the undersigned, a Notary , duly commissioned and swolrn personally appeared Dave Biggar to me known to be the individual described in and who executed t e foregoing instrument, and acknowledged to me that—he—signed and sealed the said instrument free an voluntary act and deed for the uses and u therein mentioned. purposes WITNESS my hand and official seal hereto affixed the day and this er , tificate above itten. j Notary1Public in and for the State of - Wa. residing at Renton (Acknowledgment by Individual. Pioneer National Title Insurance Company P Y Form L 28) • : 11 Winanee of the City of fientan, ,eehinatee, ennee1n6 Certein territory to the City :ientee e: eee': uneor tbe provisions of Chapter 128 DE the 1'..i645., ';es.sien reeea : ! the tete ef neington. ee amendel, e petition in writing reueetine thet certain territory eJntigunue to the city limits of the City of Renton, as heeeinefter more earticolerly e?:;eribiel, be vnnesed to the :71ty, is erepered iia i1oi with tne City Clex..;; ef to city of 'ilenton on or tout leptember 22, 1959, bearing the signateres ef the nore than seventy-five per cent (754) in value eccording to the aeeenecd iselieltien for gencrel taxation of the territory for which onnexation is putitiontel erein, '.Jhich petition sets forth the lee' description of deer pra?arty eccerdinii to governmental legal subdivision or plate, and was accemp+ed by 4 plat or draeimit outlining the boundaries of the territory petitioneJ. te be annexed; an,S the -lanninl Commission of the City of Renton having heretofore considered and recom- meedeci tee ennexing of said property to the City; and • the City Council of the City of Ilenton . ixed TL4es.1tty, October. G, i959, et 8:00 p.m. et the City Council Chambers in the City 44.11 of the City of %entork, es the time and place for public hearing upon said petition, end public notice thereof hevina been given as required by law, including publication in • 1 the 1We lejal newspaper, inviting all interested eeons to e;'per thereet and voice appreeel or disapproval oC or objections to the proposed onnexation, Ford d pubkic hearing haviag been held at the time and place specified in aforesaid notice, end tne Council havine, been edv lead in the premises and having heard all matters and interestee pertie le connection therewith, and the granting of e aid petition being Aeemed. proper and leiel.,e2,51e end in the public interest, t4-3,7 TREREF , • IT RY 1 ' Y-' . nail THE CITY C3J14CIL OF TIC ctri A :j-CTInN 1. ,.treeant to the provisions :)e Chapter oe che i945 .41we tl‘c .11eite af Washington, as amended, it is determined that the olewe fretntoitc-,3 petitiee :ey ennueation to the City of Renton of the property enel territory nereinbelee sleecrthee ee rAcift.ish.ervby epproee.1 and zranted, eac the foliowinz; ieeceibeJ !:ereperty • eattee centieneG to the city limits of the City of Renton Situii62,1 it; King Ceunty, cjtete eC end the same is hereby annexed to the City ee tenturt, ef:fective on am; i ter the ps.tss::ge, a.p,):r,;val and publication of this ')rdinznca: on:I on arLJ after that :>5te .said t. •rrit 'ry shall constitute a part of the City oF and shall be subject t:. al the laws and ordinances then thereafter enfi.arced; ;,girl otox:rty being deacribc,' aa% follows: That portion: of Svction 5 'township 23 NO. =5f: +K.:9. lying Jest of the crest right of wry line or 112th Avenue S.E. and ":.yet of the ;cast right of way line of Primary State ltighvay No. 1. . Also that! portion of "ection 32 Township 24 No. !1 5 E.W.M. lying Wriest of the at right way liege of 112th ;ivsrwe S.E. extended; South of the North right of woy line of S.E. %th '.Street and said North right of way line extended apt; and east of the E st 'right of spay line of ;•arioary state Highway Mo. I ; sli situated in in County, Washington. -:,;CTIr'N LT. The above described annexed property contiguous to Precinct No. ( of the City of Renton shall be end constitute a part of 2recinct No. .j: of the City of Renton. =LCTION Ili . This Ordinance shall be in full force and effect from and after its passegey approval and legal publication as provided by law. A certified copy of thia cx'ltnanca shall be filed with the hoard of King County Commissioners, King County, State of ;:._Ishingiton. i 1 - MO/ 'a// y•r TItZ CITY CWNCIL this 444w day of ":. tci ,--- .. • • if1 L.H A. City Clerk :. c AA d/�'% s / yt� n `•'t>'�'"'rP ;i BY TM MAYOR this day of ilbeY, $. ea. .`aa.FlX`, ''R, Mayor 411 -11011111.11.* 4a�:1'v'+;:lt,. .• :' iw'F./,.:td',,� {.• ty •'ttorney aim Date of Publication March 17, 1960 1' +~• 1 ,, -•4. D.-� —f • II b br/CifO ), 1 I 1. ;• i vs T fl o t II ---�------'j', — ' _ --... --- /PI r , _ 1I;', I 1 �� 5/26/61. ``__7—'-'T jf tQ s sf sa xs , ,6e f� • aac•F. -= s. �r !'' ELEM.DKE \ G _CJA3=4 tT—r s. ' 11.5 I ly�5CNOOl v 361 )1�II➢I ` f I 1 s\ y} 33+` e • s i I'if _z . = • 2� zei it. j E Nr C Tv _ f r `I I .. I 29. ; -t_ �if • t nSAS . _ _ 4ll/ 0/ ' - . .- _, ___. _ y - - , _ I. = • RD, U4 1796/ L f3 � 2A___ l( 7/5 9 ., .. -... ,i ‘,______ r. . .,. NO. •,"l . :____ :� _ , 3 //6 '• I i i .F- F- - k_ L9tiail. .'4 c , a DAL. t3. 22, !a'. ._5 ii - , Li Ni { � •4I I •_a-s s,.. L i__. - 1 jss° � "� . i6j '? Z.:.. :5j, 24: ..5 • ' r ---\\ ; . . ..... , . . . . _ --r--L. Wit--:IC • f li, .‘ - •\ ; Ina 1 - •', ;--- )•° 'iI i t99 zet 2yz _ zb .� �_ ,z :a° 214-- Z 25 ---_t _ . . . - .. _ ir tsz zes z7 u. .ze y 2..: zoe • - i + 7 S. ij-. k-, ` ..i fl-1 '!,• . : __ 1 ' • ' ' _ .. . 'zs' /.-ii. ,'-‘,..-; , -_ ; , 29� Lei i 70 2 3 za9 t4. ,'La. `s t.. . --- r s',.�.• uI!: _• \\ 1 1pi •- t'14:~`i.4146n. _ _t 1 -_ - ' f' `�.' ;J . _ -9/3/53• - ._ : , '` '•1 zes ' zee ` LGe 'b(,' --tits =.z1'-- z5.^ . ice., •':.i - ,1 ,37{ '/,/�.' �- --• a{RK �i I ' ,1 1 • l`JsQ _ — . r�, i `l�,3.• _ •• •. --- — _ - Li..J._-.�► J ". +: it, ,.' ,•, _ ,i�w.:, ,�' �:: �__�___ �< --, --\' i\ ''.5-J ' q �.�, TF, .� • (� \ -ems .1 } P `T'1,. 4 -':;it - .-�: . - ti/ - a � pF �s 0 THE CITY OF RENTON CO Z MUNICIPAL BUILDING 200 MILL AVE. SO. RENTON, WASH. 98055 2 0 o CHARLES J. DELAURENTI , MAYOR • LAND USE HEARING EXAMINER p Q- L. RICK BEELER I, 235-2593 41.fO SEP1O August 1, 1978 Members, Renton City Council Renton, Washington RE: File No. PP-184-78, E-185-78; Wall & Redekop Corp. (Hi-Gate).; Preliminary Plat Application. Dear Council Members: A request for reconsideration from Mr. Dave Biggar, President of, the Kennydal'e Community Club, was received this date regarding the referenced application. Until this matter can be reviewed, we would request that you disregard the appeal expiration date denoted on the Examiner's Report and Recommendation, dated July 25, 1978, which was established for August 8, 1978. A new appeal period will be established upon publication of the Examiner's subsequent recommendation, and copies of the request for reconsideration and the resulting report will be forwarded for your review. Sincer9ly,-7 L. Rick Beeler Hearing Examiner cc: Planning Department City Clerk Parties of Record pF R� 4 v veti 0 . o� THE CITY OF RENTON c MUNICIPAL BUILDING 200 MILL AVE. SO. RENTON, WASH. 98055 o CHARLES J. DELAURENTI , MAYOR 0 LAND USE HEARING EXAMINER po (c' p Q. L. RICK BEELER . 235-2593 9�rFD SE PI August 1, 1978 Members, Renton City Council Renton, Washington RE: File No. PP-184-78, E-185-78; Wall & Redekop Corp. ,, (Hi-Gate) , Preliminary Plat Application. Dear Council Members: Attached is the Examiner's Report and Recommendation on the referenced preliminary plat request, dated July 25, 1978. The appeal period for the application expires on August 8, 1978, and the report is being forwarded to you for review by the Planning and Development;Committee following the seven-day period from the date of publication. The complete file will be transmitted to the City Clerk on August 9, 1978, and will be placed on the Council agenda on August 21; 1978. If you require additional assistance or information regarding this matter, please contact the undersigned. Si L. Rick Beeler Hearing Examiner Attachment cc: Planning Department City Clerk 0 R� 41 � THE CITY OF RENTON o ` - MUNICIPAL BUILDING 200 MILL AVE. SO. RENTON, WASH. 98055 z o CHARLES J. DELAURENTI MAYOR I LAND USE HEARING EXAMINER 0 �< L. RICK BEELER . 235-2593 glEO SEPS�� August 1, 1978 Members, Renton City Council Renton, Washington I i RE: File No. PP-184-78, E-185-78; Wall & Redekop Corp. , (Hi-Gate) , Preliminary Plat Application. Dear Council Members: Attached is the Examiner's Report and Recommendation on the referenced preliminary plat request, dated July 25, 1978. The appeal period for the application expires on August 8, 1978, and the report is being forwarded to you for review by the Planning and Development Committee following the seven-day period from the date of publication. The complete file will be transmitted to the City Clerk on August 9, 1978, and will be placed on the Council agenda on August 21, 1978. If you require additional assistance or information regarding this matter, please contact the undersigned. Sincerely, •) L. Rick Beeler I Hearing Examiner • Attachment cc: Planning Department City Clerk • • 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 25th day of July , 1978 , 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 Xb -day of J� y I i 19 '-((13 . • 1\ 44 Notary Public in and for the state of Washington, residing at Renton • I Application, Petition or Case:PP-184-78, E-185-78; W 1,1 & RP(3akop Corp. (Hi-Gate) (The mi.nu,te.b contain a tint o6 .the paic,ti.eA o6 necond) WALL & REDEKOP CORPORATION 412 400 108th AVE. N.E. • BELLEVUE, WA 98004 •453-8925 July 14, 1978 ' I L. Rick Beeler Land Use Hearing Examiner Renton Municipal Building 200 Mill Avenue, South Renton, Washington 98055 Reference: PP-184-78 E-185-78 Wall & Redekop Corporation Hi-Gate Dear Mr. Beeler: As developer of Hi-Gate, the Wall & Redekop Corporation agrees to waive late comers fees for ;prop- erties within 100 feet of the proposed sewer to be constructed by ourselves for this project. Thisiwould not include any parties wishing to extend this sewer. This is my understanding of the commitment made at the July 11, 1978 public hearing. Yours uly, G y R. Strother Vice-President Land Development GRS/sw CITY OF RENTON HEARING EXAMINER JUL 181978 AM • PM 7,818,1aifl !2ol t2i3a4e r6 �m ; =`� 0 TH 1--+', CITY OF RI�:NTOITT S Lx,v , e,.� � ' o MUNICIPAL BUILDING 200 MILL AVE. SO. RENTON, WASH. 98055 s., CHARLES J. DELAURENTI , MAYOR 0 LAND USE HEARING EXAMINER co- �Q• L. RICK BEELER . 235-2593 D4Tfo SEP.E.O July 11, 1978 TO: Warren C. Gonnason, Public Works Director FROM: L. Rick Beeler, Hearing Examiner SUBJECT: Preliminary Plat of Hi-Gate, Wall & Redekop Corp.l, File No. PP-284-78, E-185-78 I During today's public hearing on this application great concern was expressed by property owners abutting N.E. 20th Street regarding !the implications of the recommended sewer extension from the development to Jones Avenue N.E. via N.E. 20th Street. The applicant will be installing the sewer at his cost but it appeared that these residents would be required to connect to the sewer and pay .late-comers charges per Section 8-702.D. Residents disapproved of this and referenced the last turndown of an L.I.D. for sewers in the area. In view of this opposition the applicant expressed a willingnessito waive late-comers charges for connection to the sewer line. Is this acceptable to your department? Is this allowable under city ordinances and regulations? 1 All parties in attendance in the public hearing were agreeable to your response being received by the Examiner after closure of the hearing. I will need your response by July 18, 1978 and will attach it tojmy recommendation to the City Council. Thank L. 'ck Beeler Hearing Examiner cc: Lawrence J. Warren, City Attorney RECEIVED CITY OF F TON HEARING E:.,-..'..t9ER o� R A JUL 1 81978 v ;i I9Iro,D1i12111213§4%516 PUBLIC WORKS DEPARTMENT ® WARREN C. GONNASON, P.E. • DIRECTOR miL MUNICIPAL BUILDING 200 MILL AVE. SO. RENTON, WASH. 98055 • 206 235-2569 - (o. 42. 04rFO SEP1 -'° CHARLES J. DELAURENTI . July 17 , 1 9 7 8 MAYOR To : L . Rick Beeler, Hearing Examiner From: Warren C . Gonnason , Public Works Director Subject : Preliminary Plat of Hi -Gate, Wall & Redecop Corp . , File No . PP-284-78, E- I85-78 You have requested additional- information with regard to to the City ' s policy requiring connection to a sanitary sewer . As I understand the situation in this instance, the developer will be providing sewer service for his development and in so doing, will install sanitary; sewer facilities in front of already-developed prop- erties . The City ordinance requires "to connect such facilities directly with the proper public sewer in accordance with provisions of this chapter, within ninety ( 90 ) days after official notice to do so pro- viding that said city sewer is 100 feet of the property line . " It has been the policy of the City administra- tion in the case of developer extensions or sewers con- structed outside of local improvement districts of a trunkage nature to not notify abutting property owners to connect to said sewer facilities providing there is no evidence of septic tank malfunction or failure . In short, the ordinance requires the connection after, official notice to connect, however, in the absence of . such official notice, the connection would not be required . The City ordinance also provides in connection with late-comer ' s charges not previously assessed , would pay a connection charge including a front-footage charge, as well as the $ . 01 per square foot systems development charge . This would be true even if the developer did not seek reimbursement by means of a, latecomer ' s agreement with the City . The funds thus collected by the City would be deposited in the Utilities Fund and for the benefit of the Utilities Fund . Therefore, when and if a property owner is notified to connect, he would be required to connect L. Rick Beeler - 2 - July 17, 1978 within the specified ninety ( 90 ) days and to pay the fees in cash or over the specified payment period ' provided in the ordinance . --27z WCG : jt � 0V. RED o THE CITY OF RENTON ®via MUNICIPAL BUILDING 200 MILL AVE. SO. RENTON, WASH. 98055 z o o) ® CHARLES J. DELAURENTI , MAYOR ® LAND USE HEARING EXAMINER -o L. RICK BEELER 235-2593 D � TED SEP���� July 19, 1978 TO: Warren C. Gonnason, Public Works Director FROM: L. Rick Beeler, Hearing Examiner SUBJECT: Preliminary Plat of Hi-Gate, File No. PP-284-78 During the public hearing on this application, residents were concerned about the sewer extension proposed for N.E. 20th Street. They questioned if a process existed to appeal this sewer installation. Since the applicant waived latecomers charges, their concern was apparently lessened. However, in your memorandum of July 17, 1978, you stated that the city would assess some charges of its own. Therefore, their concern may still be as great. Is an appeal process available within the Utilities Ordinance for these residents to protest the sewer extension? Or is the only avenue of appeal that of appealing to the City Council for review of the Examiner's recommendation on the preliminary plat? Per Section 4-3016 this appeal must be based on ". . .error in fact or law. . . ". Please respond on or before July 24, 1978 in order that your response may be included in my recommendation. Thaffk yo , Beeler Hearing Examiner cc: Lawrence J. Warren, City Attorney • . it PUBLIC WORKS DEPARTMENT V 0 . z o WARREN C. GONNASON, P.E. • DIRECTOR 0 MUNICIPAL BUILDING 200 MILL AVE. SO. RENTON, WASH. 98055 • 206 235-2569 43A (o' o,c14TFO SEp-i0° CHARLES J. DELAURENTI MAYOR July 24, 1978 TO: L. RICK BEELER, HEARING EXAMINER FROM: WARREN GONNASON, PUBLIC WORKS DIRECTOR SUBJECT: PRELIMINARY PLAT OF HI-GATE, FILE NO. PP-284-78 Reference is made to your memo on this subject dated July 19, 1978 inquiring as to whether or not there is an appeal process available within the utilities ordi- nance for these residents to protest the sewer exten- sion. "Title 8, Section 719, Public Sewer Extension" provides for the extension to the public sewer system by developer extension agreements. There is no appeal process in the ordinance for residents to protest such an installation. This is the first instance of this type that has come to my attention and to my knowledge there is no avenue for appeal and the developer has a right to the exten- sion subject to reasonable city regulations and recquire- ments. Therefore, it would appear there is no real avenue open for- appeal. It would seem to me that a developer would be entitled to such an extension to provide the utilities service to an otherwise acceptable preliminary plat. WCG:jt cc: Mayor City Attorney RECEIVE® CITY OF RENTON HEARING EXAMINER 9 L241978 PM Viititi4410211021304 5166 ..uly 25, 1978 e i OFFICE OF THE LAND USE HEARING EXAMINER CITY OF RENTON REPORT AND RECOMMENDATION TO THE RENTON CITY COUNCIL . APPLICANT: Wall & Redekop Corporation FILE NO. PP-284-78 (Hi-Gate) E-185-78 LOCATION: Site is situated between what would be the northerly extensions of Lincoln and Monterey Avenue N.E. and the streets of N.E. 16th and N.E. 20th. SUMMARY OF REQUEST: Applicant requests approval of a 30-lot preliminary plat and an exception to the Subdivision Ordinance to permit a hammerhead rather than a cul-de-sac at the end of a 230 foot street off Monterey Avenue Northeast. 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 7, 1978. 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 11, 1978 at 9:40 a.m. in the Council Chambers of the Renton Municipal Building. Parties wishing to testify were affirmed by the Examiner. 1 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 exhibit into the record: Exhibit #2: Preliminary Plat Map Mr. Smith corrected Section 0.10 of Exhibit #1, revising the words, "N.E. 10th Street" in line 3 to "N.E. 20th Street," and also noted that the access roadway to ;N.E. 16th designated as Monterey Avenue N.E. denoted on Exhibit #2 should be shifted to provide an equal buffer area on both sides of the street. The Examiner called a recess at 10:00 a.m. in order to contact a representative of the Traffic Engineering Division to testify regarding certain aspects of the request. The meeting was reconvened at 10:20 a.m. Mr. Smith indicated that he had obtained clarification from the Traffic Engineering Division regarding departmental 'comments relating to preference of cul-de-sac bubble rather than the proposed hammerhead configuration on N.E. 19th Place. He reported that representatives of the division had been unaware of the existence of open space proposed to the west of the hammerhead, and with this knowledge found the proposal acceptable to construct a hammerhead, 200 feet in length to serve four residences on the back portion of the site. In addition, he noted that the hammerhead would be subject to improvements. Mr. Smith entered the following additional exhibit: Exhibit #3: Water and Sewer Plan The Examiner asked the representative for the applicant if he concurred in Exhibit #1. Responding was: John Norman- Norman Associates, Inc. Evergreen Building, Suite 509 Renton, WA 98055 Mr. Norman indicated his concurrence in the report. He clarified the intent of the hammerhead configuration on N.E. 19th Place due to existence of six-foot deep peat material in the greenbelt area, which tapers out to a level elevation with the end of the hammerhead. PP-284-78 Page Two E-185-78 He noted that the existence of the peat was the reason the hammerhead configuration was determined to prevent ecological disruption to the area as well as to lessen financial ' impact to the development. He indicated that the plat would be a desirable addition to the City of Renton in providing housing in an attractive manner. The Examiner requested further testimony in support of the request. There was no response. The Examiner then requested testimony in opposition to the request. Responding was: Stewart Dooly 2300 16th Avenue N.E. Renton, WA 98055 Mr. Dooly indicated concern regarding heavy traffic volumes on N.E. 16th Street. He requested confirmation that access would be provided to N.E. 20th Street, inquired about completion dates for street construction in relationship to residential construction, and requested additional traffic control devices at the entrance of the plat. Mr. Dooly objected to lack of sufficient sidewalks for children in the proposed development. The Examiner explained requirements resulting from preliminary plat approval including installation of curbs, gutters, sidewalks and paving which must be accomplished prior to final plat approval. Mr. Smith noted that the requirements of the ordinance encompass improvement of all existing frontage on streets along the subject plat, but would not require improvement of the entire street. Mr. Dooly reiterated previous comments regarding heavy volumes of traffic exiting onto N.E. 30th Street from the freeway and utilizing N.E. 16th and N.E. 20th Streets for access, and emphasized that traffic control devices : were necessary. Responding was: David C. Hamilton 1733 N.E. 20th Street Renton, WA 98055 Mr. Hamilton reported being the owner of a blueberry farm located adjacent to the proposed plat and suggested that during clearing of the site, existing alder trees be thinned at, the perimeter of the site to allow a better view and provide better growing conditions for blueberry bushes. Responding was: Edgar T. Anderson 1524 Monterey Avenue N.E. Renton, WA 98055 Mr. Anderson made the following inquiries: location of proposed sewer lines; if preliminary plat contained specific development plans for construction of residences; if lots couldi remain undeveloped for an indefinite period of time; if final approval of the plat was ' required prior to sale of lots; and period of time allowed prior to application for final plat approval. The Examiner indicated that sewer lines will be installed from the plat' to N.E. 20th Street and connected to Jones Avenue N.E. ; that specific residential development plans were not required by the city for preliminary plat review; that time of development of the lots was the prerogative of the developer; that installation of off- site improvements was required prior to final plat approval but an option existed to post a bond in the amount of 150% of the proposed cost of improvements to enable procedure with final plat application for which approval is required prior to sale of lots; and that , final plat application must be made within one year following approval of the preliminary plat application. Responding was: Richard Ford 2009 N.E. 16th Street Renton, WA 98055 Mr. Ford requested strict traffic control at the proposed intersection of Monterey Avenue N.E. and N.E. 16th Street such as a four-way stop sign to prevent speeding violations and protect pedestrian safety. Responding was: Bob Corwin 1717 Monterey Court N.E. Renton, WA 98055 Mr. Corwin reported existence of an easement located adjacent to the west boundary of all lots on the west side of Monterey Court N.E. which had been discussed by residents as a potential location for sewers should they be determined desirable in the future. He questioned inclusion of the easement in the lot configurations denoted on Exhibit #2. PP-284-78 Page Four E-185-78 Mr. Hamilton inquired regarding the location of the proposed pump station. Mr. Norman designated on Exhibit #2 the location of the station in the low point of the road which would pump up the hill to Jones Avenue N.E. He advised that the installation would be underground and would be visible only as a manhole cover in the street. j The Examiner requested further comments. Responding was: Michael Bucove 1835 N.E. 20th Renton, WA 98055 Mr. Bucove reported that neighborhood opinion which occurred in the defeat of a previous LID in the area had remained unchanged and residents were opposed to installation of sewers in the area. Responding was: William D. Johnson P.O. Box 201 Renton, WA 98055 Mr. Johnson inquired if a new LID would be formed to provide residents with an opportunity to express an opinion regarding the proposal. The Examiner indicated that the proposal of the developer will be approved without necessity for formation of an LID. Mr. Johnson objected to mandatory requirements for adjacent residents within 100 feet of the development to connect to the sewer without allowance for objection. The Examiner referred the matter to Mr. Tibbot who noted that the problem had previously not been addressed ;in similar development projects, but that Section 8-702.D of the Utility Ordinance addressed the requirement. He read the section of the ordinance into the record. Mr. Tibbot indicated that he was not aware of provisions in the ordinance which address the specific problems reported by residents regarding the subject development. He reiterated the city's policy to notify all property owners involved in an LID upon completion of the sewer line regarding the 90 day requirement for connection and that utility billing is initiated immediately. He indicated that the ordinance does not define separate policy for mains installed by a developer or by the city and felt that a policy decision may be required from the Public Works Director or the City Council regarding the question. The Examiner requested clarification on assessment of latecomer fees. Mr. Tibbott reported that following submittal by the developer of costs for installation of the sewer, those costs are divided between all benefitting properties on a pro rata basis computed by front footage of property. He noted that the difference between rates computed for an LID compared to a developer extension is the latter would not include bonding costs, utility bonds and administrative costs. Mr. Smith reported that an appeal or exception process is contained in most ordinances of the city to allow expression of opposition. Mr. Hamilton reported his concern that an assessment would encompass his 3-1/3 acre site which contains only one residence and would not benefit his property in accordance with the amount of the fee. Mr. Norman explained municipal appeal processes and adjustments for assessments in circumstances such as Mr. Hamilton had reported. The Examiner requested clarification of the ap peal ppeal process from Mr. Tibbot,' who noted that the process was not designated in Chapter 7 of the city code but would be researched further. He also explained the process for assessment for large parcels of property which are computed on the basis of the number of benefitting residences, although he felt that a policy statement should be acquired from the Public Works Director or the City Council on the matter. The Examiner reported that clarification of the requirements for sewer connection and assessment would be obtained from the City Attorney and the Public Works Director. He indicated that all correspondence relating to the matter would be reviewed in making a final recommendation on the matter and would be attached to the Examiner's report. He advised all parties of record regarding avenues of appeal or request for reconsideration within 14 days from the date of publication of the report and inquired if parties would object to this procedure. Mr. Anderson objected on the basis that the matter had been previously determined upon denial of the LID in the past, and the matter was being reconsidered without a vote of the residents. Mrs. Johnson expressed concern that the Metro plan was being initiated although it had also been rejected by residents in the area. Responding to Mr. Norman's inquiry regarding information to be researched, the Examiner advised that clarification of the legal question to determine appeal processes, whether requirement for connection to proposed sewer system exists, and whether latecomers fees would be imposed were necessary prior to issuing a recommendation on the application. Mr. Norman reported that the applicant's concern related to expediting development and not collecting latecomers fees. He suggested that the preliminary plat approval be expedited and the legal inquiries related to sewer charges be resolved at a later date. PP-284-6 Page Three • E-185-78 Responding was: Gordon McConville 1901 Aberdeen Avenue Renton, WA 98055 Mr. McConville was affirmed by the Examiner. He clarified Mr. Corwin's inquiry regarding the easement and stated that although a power line easement owned by the City of Seattle had existed in said location, three years after Mr. McConville acquired his property the, line had been removed and he had purchased the easement which runs from N.E. 16th Street; to N.E. 20th Street. Responding was: • Lola Johnson P.O. Box 201 Renton, WA 98055 Mrs. Johnson .was affirmed by the Examiner. She inquired if the applicant was a Canadian developer. Mr. Norman indicated that the address of the firm of Wall & Redekop Corporation was located in Bellevue. She noted certain discrepancies in Exhibit #1 regarding elevation of the land; existence of surface water; distances from water and sewer lines, bus lines, schools and parks. .She noted citizen concern regarding heavy traffic volumes on N.E. 20th and N.E. 16th Streets, and inquired if storm water from the site would be channeled' to a, spring-fed creek. The Examiner stated that the inquiry would be referred to the applicant during his subsequent testimony. Mrs. Johnson objected to installation Of the sewer lines on N.E. 20th Street where lines do not currently exist instead of installation on N.E. 16th Street, noting that residents opposed connection to sewers, and objected to requirement of adjacent residents to connect to sewers and pay a latecomers charge. Mr. Smith advised that although a latecomers fee is required for connection, it is not mandatory for residents unless a health hazard exists with septic tanks. The Examiner advised that the matter would be referred to the Public Works Department for clarification and response during the public hearing. Mrs. Johnson concluded her testimony by indicating approval , of retention of open space in the development which is currently habitated by wildlife and birds. • Mr. Anderson stated his concern, for the record, regarding traffic control at the intersection of N.E. 16th and Monterey Avenue N.E. The Examiner referred- inquiries made in previous testimony to the representative for the ! applicant, and requested clarification regarding connection of the sewer line to N.E. 20th Street rather than N.E. 16th. Mr. Norman designated on Exhibit #2 the location of the lines extending from.the north end of Monterey Avenue N.E. with installation of a pumping station in the intersection of Jones Avenue N.E. and N.E. 20th Street, and that the proposed extension • comprised a portion of the proposed Metro plan. Mrs. Johnson reported that residents in 'Ithe subject area had previously vetoed an LID which had been included in the proposed plan. Mr. , Smith explained that although the LID had been defeated, a comprehensive plan for sewers must exist to` coordinate future development with that plan'. Regarding previous inquiries pertaining to storm drainage, Mr. .Norman stated that storm water would be detained at the north end of the open space area (1.5 acres) and controlled runoff would be discharged into the stream along the west property line. The Examiner requested a representative from the Utilities Division to respond to previous inquiries. Responding was: Dave Tibbot • Utilities Division Public Works Department The Examiner, affirmed Mr. Tibbot and requested explanation' of the Metro sewer plan for the subject area. Mr. Tibbot advised that the Metro plan for the area was included in the Kennydale portions of the May Creek - Honey Creek Interceptor plans, and designates the major trunk sewers for the area. He noted that the proposed installation comprises an individual distributor serving on an interim basis until the Kennydale pump station is installed and the line would subsequently be integrated into the sewer system. The Examiner requested clarification regarding requirements for latecomers fees. Mr. Tibbot indicated that the city's ,Utility Ordinance technically requires connection to the sewer within 90 days if the property lies within 100 feet of an operable sewer following installation of the lines. He noted that Metro billing for the service begins immediately although the ordinance does not provide for enforcement for connection until such time as determined necessary by the King County Health Department for health. reasons. He advised that it is the normal policy of the city to assess a latecomers fee upon connection to the existing sewer system. Mr. Tibbot stated that the subject area will eventually be served by sewers • upon construction of the May Creek Interceptor dependent upon the availability of funding. Responding to the Examiner's inquiry regarding designation of streets which would contain proposed sewers, Mr. Tibbot indicated that the' main trunks are located only on streets running north and south and the individual laterals of smaller sewers serving individual properties are not shown in the Kennydale Interceptor plans. PP-284-7o Page Five E-185-78 The Examiner asked Mr. Smith for his opinion regarding continuance of the hearing or closure with the option ofreceipt and review of additional correspondence relating :to policies for sewer connection. Mr. Smith felt that citizen concerns could be discussed during City Council review of city policies related to the preliminary plat application, and sufficient testimony had been received during the public hearing to recommend closure. Mr. Anderson reported that attendance at the hearing would have been substantially greater if citizens residing on N.E. 20th Street had been aware of the financial impact of the requirement related to connection to sewer system installed in the plat, and suggested that to eliminate the necessity for appeal or policy decision, the developer waive latecomer fees and bear the entire cost of the sewer installation. I Mr. Norman briefly conferred with the applicant and subsequently advised that he would be willing to waive the latecomers fees. The Examiner inquired if the waiver was acceptable to the Utilities Division. Mr. Tibbot indicated that the matter would be reviewed with the Public Works Director. The Examiner indicated that clarification would be requested from the Public Works Director and that his written response would be attached to the Examiner's report. The Examiner requested further comments from Mr. Smith. Mr. Smith noted, tFat the preliminary Planning Department report should reflect that the applicant had waived the latecomer fees as part of the extension of sewers. He also indicated an additional request that the Utilities Division review the potential for provision of sewer service to the adjacent properties to the east to be developed in the future. The Examiner requested further comments. Since there were none, the hearing on File No. PP-284-78 and E-185-78 was closed at 11:50 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 30-lot single family preliminary plat. and an exception to allow a hammerhead instead of the typical cul-de-sac. 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. , a Declaration of Non-Significance has been issued for the subject proposal by Gordon Y. Ericksen, responsible official under specified conditions of: a. Provision of proper development standards of the Subdivision Ordinance. b. Retention of significant existing trees on the site subject to approval of the Planning Department. 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 except that sewer connection is required from Jones Avenue N.E. 6. The proposal is compatible with the lot area, coverage and dimension requirements of Section 4-706 (R-1) of Title IV, Ordinance No. 1628, Code of General Ordinances, except that Section 9-1108.23 .F. (3) . (c) . requires that Lot 10 be widened to 60 feet and Section 9-1108.23.F. (4) requires that corner lots ". . .be platted wider than interior lots. . . ". 7. Two pipestem lots are proposed (Lots 6 and 16) . An exception for theipipestem configuration has not been requested as required per Section 9-1108.23.F. (3) . (d) . 8. The proposed hammerhead at the end of the proposed N.E. 19th Place abuts the 1.5 acre open space area which contains up to approximately 6 feet of soft peat soil. The design requirements of Section 9-1108.23.A. (7) have been met. An exception per Section 9-1109 for this construction has been requested (E-185-78) . PP-284-78 Page Six E-185-78 9. One parcel at the northwest corner of the site was not included in the proposal. This parcel has not been divided from the subject site and is not a separate parcel. A legal subdivision has not occurred. 10. A storm water drainage plan has not been submitted for review by the Public Works Department. The applicant indicated that a retention pond and controlled run-off will be included in this plan. 11. Off-site improvements on N.E. 16th and N.E. 20th Streets are required in the public right-of-way directly abutting the subject property. On-site improvements meet the requirements of the Subdivision Ordinance. 12. Restrictive Covenants were not submitted. The staff recommended that covenants be prepared to provide maintenance of the two open space areas in the proposal via a homeowners° association. 13. The applicant stated that latecomers charges would be waived for those property owners (whose property lies within 100 feet) required in the future to connect to the proposed sewer extension along N.E. 20th Street to Jones Avenue N.E. For confirmation, the attached letter from Wall and Redekop Corporation of July 14, 1978, was provided by the applicant. In the attached memorandum of July 17, 1978 from the Public Works Director it was stated that this connection would be required after: 1. Evidence of septic tank malfunction or failure; and 2. 90 days after notice by the City of Renton. Also stated was that while the latecomers charges would not be assessed due to the aforementioned waiver, some connection charges would be assessed by the city on properties required to connect to the sewer line. (See attached memo, July 24, 1978) 14. Some significant vegetation exists on the site. Several trees exist in the 1.5 acre, open space area which contains soft peat soil. The open space area at the southeast' corner of the proposal does not contain fragile soil but is used for access to and through the proposal. 15. Traffic problems on N.E. 16th Street were reported by residents of the area. It was requested that traffic control devices be installed at the intersection of the plat access. (Monterey Avenue N.E.) and N.E. 16th Street. CONCLUSIONS: 1. The proposal conforms to the goals and objectives of the Comprehensive Plan and Land Use Map. 2. The proposal appears to serve the public interest, health, safety and welfare (Section 9-1106.2.E. (2) ) . 3. The Planning Department should review the proposed lots for conformance to the criteria of Section 9-1108.23.F. Lot 10 should be widened as recommended by staff. But all of the corner lots should be reviewed again. While staff questioned Lots 7 and 14, it appears that Lots 1 and 19 are more questionable. 4. In order for the Examiner to act upon the pipestem configuration of Lots 6 and 16, the applicant must request an exception (Section 9-1108.23.F. (3) . (d) . 5. The hammerhead at the end of N.E. 19th Place appears appropriate. ,Soil conditions ' prevent construction of a typical cul-de-sac (Section 9-1109.1.A) . This will allow the applicant to construct a dead-end street that meets all other applicable design requirements (Section 9-1109.1.B) . The public welfare or other properties will not be injured (Section 9-1109.1.C.) . 6. Storm water drainage plans can be reviewed by the Public Works Department and the restrictive covenants can be reviewed by the Planning Department prior to or at submittal of the final plat. 7. The attached memorandum, July 17, 1978, from the Public Works Department, indicates that the applicant may waive collection of latecomers charges. However, those properties eventually required to connect to the sewer in N.E. 20th Street will be assessed the connection charges already established by the city. Septic tank problems were not indicated in the hearing which leads to the conclusion that the affected PP-284-78 Page Seven E-185-78 properties may not have to connect or pay charges until sometime in the future, and only then after 90 days from official notice. 8. It seems clear that only residents directly affected would be eligible for the applicant's waiver of the latecomers charges for connection to the proposed sewer line in N.E. 20th Street. These residents would, according to the testimony, be those whose property lies within 100 feet of the sewer line. Only these residents expressed concern about the requirement of making future connection to this sewer line. 9. The Public Works Department should review the traffic problems raised by citizens relative to access to the proposal. Appropriate traffic control devices, if needed, could be installed after and if the final plat is approved. 10. The staff recommended that the alignment of the proposed Monterey Avenue N.E. be centered on the property abutting N.E. 16th Street. This should be reviewed by the Public Works Department for establishment of the optimum alignment with existing streets and traffic safety. 11. Normally during development of a subdivision as many as possible of the existing trees are retained by the developer and builders. Because of the unstable soil conditions in the 1.5 acre open space area along the western portion of the property, it seems appropriate to require that trees be retained in that area. But in other parts of the property, unstable soils or sensitive topography was not shown to exist or be of concern that other environmental factors exist to warrant staff reviewjof removal of vegetation. RECOMMENDATION: Based upon the record, testimony, findings and conclusions, it is the Examiner's recommendation that the City Council approve the preliminary plat of Hi-Gate subject to: 1. Review of the corner lots by the Planning Department for conformance to Section 9-1108.23.F. 1 2. Widening of Lot 10 to the requirements of the Planning Department per Section 9-1108.23.F. (4) . 3. Removal of the pipestem configuration of Lots 6 and 16 or submittal of an exception application. 4. Storm water drainage plans to be submitted to the Public Works Department for review prior to or with submittal of the final plat application. 5. Review by and approval of the Public Works Department of the alignment of the proposed Monterey Avenue N.E. with surrounding streets abutting N.E. 16th Street. 6. Waiver of latecomers charges for connection of those properties within 100 feet of N.E. 20th Street to the proposed sewer line in that street. 7. Retention of existing trees in the 1.5 acre open space area on the westerly portion of the property. 8. Revision of the plat to include the parcel at the northwest corner of the property. 9. Submittal of restrictive covenants and/or restrictions to the Planning Department for review and approval prior to or with the final plat application. 10. Public Works Department revieww of the need for traffic control devices at the intersection of the proposed Monterey Avenue N.E. and N.E. 16th Street. Furthermore, it is the decision of the Examiner to approve the exception for hammerhead configuration of N.E. 19th Street due to compliance with Section 9-1109. ORDERED THIS ,5;a day of July, 1978. . Rick Beeler Land Use Hearing Examiner PP-285-78 Page Eight E-185-78 TRANSMITTED THIS 25th day of July, 1978 by Affidavit of Mailing to the parties of record: Jim Isler, 1912 N.E. 20th, Renton, WA 98055 John Norman, Norman Associates Inc. , Evergreen Bldg. , Suite 509, Renton, WA 98055 Wall & Redekop$oo . , 400-108th Avenue, Bellevue, WA, Suite 412 Stewart Dooly, 2 16th Avenue N.E. , Renton, WA 98055 David C. Hamilton, 1733 N.E. 20th Street, Renton, WA 98055 Edgar T. Anderson, 1524 Monterey Avenue N.E. , Renton, WA 98055 Richard Ford 2009 N.E. 16th Street, Renton, WA 98055 Bob Corwin, 1717 Monterey Court N.E. Renton, WA 98055 Gordon McConville, 1901 Aberdeen Avenue, Renton, WA 98055 Lola and William Johnson, P.O. Box 201, Renton, WA 98055 Dave Tibbot, Utilities Division, Public Works Department Michael Bucove, 1835 N.E. 20th, Renton, WA 98055 Dana Lee Baekiel, 1835 N.E. 20th, Renton, WA 98055 Douglas C. Core, 1828 N.E. 20th; Renton, WA 98055 Joan Walker, 1433 Monterey Avenue N.E. , Renton, WA 98055 Keith Brownfield, 13512 S.E. 266th, Kent, WA 98031 TRANSMITTED THIS 25th day of July, 1978 to the following: Mayor Charles J. Delaurenti Councilman Richard M. Stredicke Councilwoman Patricia Seymour-Thorpe Warren C. Gonnason, Public Works Director Gordon Y. Ericksen, Planning Director Ron Nelson, Building Division Lawrence J. Warren, City Attorney Pursuant to Title IV, Section 3015 of the City's Code, request for reconsideration must ; be filed in writing on or before August 8, 1978. 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. • - 1 , 1 R.T_—__a _7__.—. . , \�! '--- \ - CLENT( i.J CITY LiM1T`� ,. `; -, • i PINS I , G.:609 .„. _._ ___.. .. __ • i • 9. . ,, , , r • _� z ... '�,� r t f; S.f III. • I • — - _ _ 1 1.` �~ 2._-I 1� '—_—.--� _ .. Ill.;•TM --• .`_`0t• L,.`'�i+',r --_i {°�a}• ,: \\\\\\ 1••\ f 1 11 ' �\ •a 1 CMG T/._D{T_W 4• 24 . • .� -i — {u J .. ° ilia - uw iL • • . ,,,,,,, \ ,7 ,G.,...7200 .., ,.1-i;-..r-11V.-__u7s..1V.Lus tsx_ .7.: ,. 11 i 1 t 6 • 1 . •r' • ,• 7/ t E zes L5' 'rd. ' 3 .' Lrs zoe !�'i. „VV • .•.„,1,\ • 1 ..:.,..,:.4 . : 1 . ,, , ,a, , . . 1 li 211JsP ] 7 a , a e • ;•1�� .v L+. K. �s i b•••1 J.. ..T._ . .. •. . .. _ •7w I .. .. AS .; , ; �' L:SV�JEeT • , ` C- •, �f i„5.... ' SiTE 1 • .• m t r Y as / ca ,. /lA 713 i • ' GS1 01i t69 tee �''.P. fat". 0,r . •,: ie., 1 .►.. i•• , 6 _S/ r. • 1 G-' ®o • :n ' • ' ' 2 .,•.-./8,.. , --,,, . . ,. .4 .... : —Vt ;t i _ !s \.. z �,•, .' w, 7.' . : mac, 1. '} 1.1 , WALL AND- REDEKOP CORP. (HI-GATE) - Files PP.-284-78 and E-185-78 • •,.. APPLICANT Wail & Redekop Corp. (Hi-gate TOTAL AREA ±g ,8. ages s, PRINCIPAL ACCESS N.E. 20th Street and N.E. 16th Street .`s • E XI S-i I NG ZONING G-7200 . ' ,. , EXISTING USE Undeveloped PROPOSED USE R-1 Single Family Residence . ,: , , . • .)' :,,•,,.i•,. COMPREHENSIVE LAND USE PLAN R-1 • '::;,i:: COMMENTS ,,6 ,r,4.� I• ,',}�`y,P:z,"�",., •s.,y��3 ': y , '1F _ •1: tom;G.. ,i •I ,t4,'� •1i �d�' ryr .r 'r''' •i1' 're��ri•1,;i...'y„�',, ,1:`�ite'.'•1;', 4 1 I 1 III I Ii ,, _.i yl I1 - 11 % 111 ♦ i -11 ., il',1 u I .,1 'I'♦ $0 IIN '---- I I I111.--..- �l1 :: I1P-.--�111 111 \►� .. 1jfo . I11, llll II IIIr—i1 ,1 ro -ijjo ❑ I1, rll 11 111 1 .. 'I Ili I I I: :if.. JdlI k 1 � � --- • N.E. .Ori, 87 , Ill 1 I'S i'i< i , LI I 1 _ 1 f 11 . ri #• 1:::.:.:i*:.*:::::.:iri:i:X • I 1 l� I 6 8�b 6 ..:_ . .1, li l c=3 ' 5 I 0 1 - 0 1 / 6 w ID ti - i n S 1 O LJ' 1 1 �7 h, m - M- _ t cL. _ L a .-.1i23 Q Q- 0 O S .F : _ z 2 I. b U - - EJ - n C� C1 'w I n 1.r--- k.) Q 1 •,.:::::::::::::.„:„:!,,,,,,,,,N,,,..„,,,,,:„„,,,g;,:::,:::,,,:„,..„.•.,,..,„:::::,,,„,..„„,, ,..i ,, ,,,.,:,:::::,.,,,,, EL . I Lull ) 3;51. ':, .....:,.:::.......,,,.:::,.::::.',,.,.:,, . 411,1= Rc L. _...._ ii'l•'1-21:1 ' - _ _�WIU .� I I I , N ��. ^_ q 1 0 'i� ® 1�n� 1 i 4 j I ; ❑ l • I ., ,'` I 1�801 0 1 Q [3:] A( �. ..� Oft �� /y 112 _ low j2000 • E=r°L:1 - ,6.3.1 I • , • 1 n u . . - IT' t] -• cr_:] CI • 9 1 1 _1 --- 1 PI U I 1 _ 0 z _L .3 '. UI : 13 • —7 0 . . 11. El' 6 . 1 Itil 41 xi - _ _ 1 l ciS A _ — — — i r r 141 -0- - - - - - +SGALE:4. =200' Su67EGT sae- • WILL * Rr,DE1(9P CORP. kLICArC E---,e5-78 ;.;,,r..H Oki 1.�{�,;' }•` t ,.S Lj.4, a •'r.. „nr..a.>ti.+M•.,.....-_. .. - . ... t s`�5�tea;• f: , .i +,';: : '3'!i ' if491 3N ,l• a 1 ' 1.. el Si. • '; 1�. 5,,7.,ham Y%° •}, • . 0° I) I�.'i ." ',-,.:1 'I 'r:#•.1. , :t+.wr RCN reI. 0 , •, Nfr/,d .I a / e 'o v. ry 011, offe ! el t -r. • 0 0 v' ' r (I ;° 4y •I• Inn ® . /Yl • C • w ` 1 •/ V 2 ^ n a: :.`, _. -- .. 1-e I . } .. J 1 no tit .T 4 i c. ro •, . (V . ,, ' \ --� % % . O i, -'1 ' • • h Cl h r ' / I- elr' �I N �<. I\ •• 4 FY LA- I _._ _ .;. _.__.. - •0 1 , . ' • i In • Cl �' ' r1 Z W . } e4) 1d '446t I, 3N 1'` W y... t- I��' i /. / • 1 , O. 00 n • / Cl, Z • n. tool / 1 ' -, ., j I E'i . • .Gs°.'.f a.'fir 1':1'y'. , ,r ' I d \,.':4.t 1&`1,; •}r..1 .. i 1 1 ` ! 1, �' WALL & REDEKOP CORPORATION 412 400 108th AVE. N.E. • BELLEVUE, WA 98004 • 453-8925 July 14, 1978 L. Rick Beeler Land Use Hearing Examiner Renton Municipal Building 200 Mill Avenue, South Renton, Washington 98055 Reference : PP-184-78, E-185-78 Wall & Redekop Corporation Hi-Gate . Dear Mr. Beeler: As developer of Hi-Gate, the Wall & Redekop Corporation agrees to waive late comers fees for prop- erties within 100 feet of the proposed sewer, to be constructed by ourselves for this project. This Would not include any parties wishing to extend this sewer. This is my understanding of the commitment made at the July 11, 1978 public hearing. Yours uly, G y R. Strother Vice-President Land Development GRS/sw TtttlVEb CITY OF RENTON HEARING EXAMINER J U L 1 81978 AM . PM • 71R19pl01ttet2ll i2s3,4e5,6 • 41 ��r. �o THE CITY OF RENTON r, .,;r;.a^4 MUNICIPAL BUILDING 200 MILL AVE. SO. RENTON. WASH. 98055 wILZ 2 � 0 E4 �, CHARLES J. DELAURENTI , MAYOR 0 LAND USE HEARING EXAMINER O,p 'kt• • L. RICK BEELER', , 235-2593 4?- SEP-it-� July 11, 1978 TO: Warren C. Gonnason, Public Works Director FROM: L. Rick Beeler, Hearing Examiner SUBJECT: Preliminary Plat of Hi-Gate, Wall & Redekop Corp.l, File No. PP-284-.78, E-185-78 �:.. • During today's public hearing on this application great concern was' expressed by property owners abutting N.E. 20th Street regarding the implications of the recommended sewer extension from the development to Jones Avenue N.E. via N.E. 20th Street. The applicant will be! installing the sewer at his cost but it appeared that these residents would be required to connect to the sewer and pay late-comers charges per Section 8-702.D. Residents disapproved of this and referenced the last turndown of an L.I.D. for sewers in the area. In view of this opposition the applicant expressed a willingness to ' waive. late-comers charges for connection to the sewer line. • Is this acceptable to your department? IsIthis allowable Under city ordinances and regulations? All parties in attendance in the public hearing were agreeable toiybur response being received by the Examiner after closure of the hearing. I will need your response by July 18, 1978 and will attach it to my recommendation to the City Council. Thank erf. • L. 'ck' Beeler Hearing Examiner cc: Lawrence J. Warren, City Attorney II crry of PrM MTON • HEARING E7 NEB 4 ®' �� JUL 181978 PM PUBLIC WORKS DEPARTMENT V �i ';4311. ��I[8�11�12�1�2�;��415�f WARREN C. GONNASON, P.E. • DIRECTOR o MUNICIPAL BUILDING 200 MILL AVE. SO. RENTON,WASH. 98055 • 206 235-2569 O414TF SEPSt�O O CHARLES J. DELAURENTI July 17, 1 9 7 8 MAYOR To : L . Rick Beeler, Hearing Examiner From : Warren C . Gonnason , Public Works Director Subject : Preliminary Plat of Hi -Gate, Wall & Redecop Corp . , File No . PP-284-78, E- 185-78 You have requested additional- information with regard to to the City ' s policy requiring connection to a sanitary sewer . As I understand the situation in this instance, the developer will be providing sewer service for his development and in so doing , will install sanitary sewer facilities in front of already-developed prop- erties . The City ordinance requires "to connect such facilities directly with the proper public sewer in accordance with provisions of this chapter, within ' ninety ( 90) days after official notice to do so pro- viding that said city sewer is 100 feet of the property line . " It has been the policy of the City administra- tion in the case of developer extensions or sewers ,con- structed outside of local improvement districts of .a trunkage nature to not notify abutting property owners to connect to said sewer facilities providing there is no evidence of septic tank malfunction or failure . In short , the ordinance requires the connection after official notice to connect, however, in the absence; of such official notice, the connection would not be required . The City ordinance also provides in connection with late-comer ' s charges not previously assessed , would pay a connection charge including a front-footage charge, as well as the $ . 01 per square foot systems development charge . This would be true even if the developer did not seek reimbursement by means of a , latecomer ' s agreement with the City . The funds thus collected by the City would be deposited in the Utilities Fund and for the benefit of the Utilities Fund . Therefore , when and if a property owner is notified to connect, he would be required to connect • L . Rick Beeler - 2 - July 17, 1978 within the specified ninety ( 90 ) days and to pay the fees in cash or over the specified payment period provided in the ordinance . d7e WCG: jt • ®F R�, v 46 z THE CITY OF RENTON MUNICIPAL BUILDING 200 MILL AVE. SO. RENTON, WASH. 98055 O o ..e CHARLES J. DELAURENTI , MAYOR • LAND USE HEARING EXAMINER O„P 4 - L. RICK BEELER,. 235-2593 9reb SEPIt*- July 19, 1978 TO: Warren C. Gonnason, Public Works Director FROM: L. Rick Beeler, Hearing Examiner SUBJECT: Preliminary Plat of Hi-Gate, File No. PP-284-78 During the public hearing on this application, residents were concerned about the sewer extension proposed for N.E. 20th Street: They questioned if a process existed to appeal this sewer installation. Since the applicant waived latecomers charges, their concern was apparently lessened. However, in your memorandum of July 17, 1978, you stated that the city would assess some charges of its own. Therefore, their concern may still be as great. Is an appeal process available within the Utilities Ordinance for • these residents to protest the sewer extension? Or is the only avenue of appeal that of appealing to the City Council for review of the Examiner's recommendation on the preliminary plat? Per Section 4-3016 this appeal must be based on ". . .error in fact or law. . . ". Please respond on or before July 24, 1978 in order that your response may be included in my recommendation. Thank-yo ? Beeler Hearing Examiner. cc: Lawrence J. Warren, City Attorney • I � I • • OF RPM. J vi °•C11- j. PUBLIC WORKS DEPARTMENT a o WARREN C. GONNASON, P.E. • DIRECTOR n O1 MUNICIPAL BUILDING 200 MILL AVE. SO. RENTON, WASH. 98055 • 206 235-2569 13 44 OEO SEP•00 CHARLES J. DELAURENTI MAYOR July '24, 1978 TO: L. RICK BEELER, HEARING EXAMINER FROM: WARREN GONNASON, PUBLIC WORKS DIRECTOR SUBJECT: PRELIMINARY PLAT OF HI-GATE, FILE NO., PP-284-78 Reference is made to your memo on this subject dated July 19, 1978 inquiring as to whether or not there' is an appeal process available within the utilities ordi- nance for these residents to protest the sewer exten- sion. "Title 8, Section 719, Public Sewer Extension" provides for the extension to the public sewer system by developer extension agreements. There is no appeal process in the ordinance for residents to protest such an instal7ation. This is the first instance of this type that has come to my attention and to my knowledge there is no avenue for appeal and the developer has a right to the exten- sion subject to reasonable city regulations and require- ments. Therefore, it would appear there is no real avenue open for appeal. It would seem to me that a developer would be entitled to such an extension to provide the utilities service to an otherwise acceptable preliminary plat. )/(_. \•—••••12-vt-v-z-ta-•cz-421-1---- (1- WCG:jt cc: Mayor City Attorney RECEIVED CITY OF RENTON HEARING EXAMINER AIL• 2 41978 PM Viiitili411Heel •21384,516 RECEIVED CITY OF RENTON PLANNING DEPARTMENT HEARING EXAMINER JUL 1 11979 PRELIMINARY REPORT TO HEARING EXAMINER Ali JUL 748e91t041102e1 a2 3e4.5o6 PUBLIC HEARING JULY 11 , 197 �} N . APPLICANT : ITEM NO. aP/-,��'/D-'7/, WALL and REDEKOP CORPORATION ( HI-GATE ) FILE NO : PP-284-78 , PRELIMINARY PLAT APPROVAL , E- 185-78 , EXCEPTION TO SUBDIVISION ORDINANCE A. SUMMARY OF REQUEST : The applicant requests the approval of a 30-lot preliminary plat and an exception to the Subdivision Ordinance to permit a hammerhead rather than a cul-de-sac at the end of a 230 foot street off Monterey Avenue .Northeast. B. GENERAL INFORMATION : 1 . Owner of Record : Wall and Redekop Corporation 2 . Applicant : Wall and Redekop Corporation , 3 . . Location : The site is situated between what would be the northerly extensions of Lincoln and Monterey Avenue N . E. and the streets of N . E . 16th and N . E . 20th . 4 . Legal Description : A detailed legal description is available on file in the Renton Planning Department . 5 . Size of Property : ± 9 . 8 acres . 6 . Access : Via N . E . 16th Street and N . E . 20th Street 7 . Existing Zoning : G-7200 8 . Existing Zoning In Area G- 7200 , Single Family Residence District . 9 . Comprehensive Land Use Plan Single Family Residential 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 . C. PURPOSE OF REQUEST : To permit subdivision of the subject site into 30 single family residence lots for future development of single family residences . In order to permit such subdivision , the applicant is also !requesting an exception to the subdivision ordinance. D. HISTORY/BACKGROUND : The subject site was annexed into the City by Ordinance No . 1818 dated March 17 , 1968. E. PHYSICAL BACKGROUND : 1 . Topography : The site slopes slightly downhill toward the north approximately three-quarters the length of the parcel and then levels off toward N . E. 20th Street . 2 . Soils : Indianola loam fine sand ( InC ) . Runoff is slow' to medium, and the erosion hazard is slight to moderate . This soil is used for timber and urban development. Capability unit IVs-2 ; woodland group 4s3 . . PLANNING DEPARTMENT PRELIMINARY REPORT TO HEARING EXAMINER ' PUBLIC HEARING : WALL & REDEKOP CORPORATION , File No . PP-284-78 , E-185-78 ' • PAGE TWO i E . PHYSICAL BACKGROUND : ( Continued ) 1 • 3 . Vegetation : The subject site is densely covered by native northwest shrubs and numerous alders . j 4 . Wildlife : The' existing vegetation of the site provides suitable habitat for birds and small mammals . , • 5 . Water : There is no surface water present on the site. , 6 . Land Use : The subject site is undeveloped . However ," single family residential land uses generally surround the s'iubject site . F . NEIGHBORHOOD CHARACTERISTICS : I The area is primarily single family residential in natures. . G . PUBLIC SERVICES : 1 . Water and Sewer : A six inch water main runs east and', west ' along N . E . 20th and north and south on Lincoln Avenue N . E . Another six inch main extends north from N . E . 16th into the subject property approximately 300 feet west .of Lincoln . An eight inch Main runs 'east and west along N . E . 16that . the southern boundary of the site , and a four inch main extends north and south on Monterey terminating at N. E . 16th . An eight inch sanitary sewer main runs east and west on N . E . 16th , and a similar main extends north and south approximately 300 feet west along Jones Avenue N . E . 2 . Fire Protection : Provided by the Renton Fire Department as per Ordinance requirements . I 3 . Transit : Metro Transit route #142 operates along Edmonds Ave . N . E . approximately 800 feet east of the subject site . 4 . Schools : Hillcrest Elementary School is located approximately one-half (12) mile east of the subject site and McKnight Junior High is approximately one-quarter (4) mile to the southeast and Hazen Senior High School is situated approximately one and one-half ( 11) miles to the east . 5 . Parks : North Highlands Park is located approximately One-quarter (4) mile east of the subject site with Kennydale LionsiPark situated approximately one-quarter (4) mile to the north and Lake Washington Beach Park one-half (1 ) mile to the west . • • H. APPLICABLE SECTIONS OF THE ZONING CODE : 1 . Section 4-706 R- 1 Residence Single Family. ' , ' 1 I . APPLICABLE SECTIONS OF THE COMPREHENSIVE PLAN OR OTHER OFFICIAL CITY DOCUMENTS: 1 . Subdivision Ordinance , Section 9- 1106 . 2 , Preliminary Plats . • 2 . . Subdivision Ordinance , Section 9- 1109 , Exceptions . 1 3 : Comprehensive Plan , 1965 , Land Use Report , Pbjective 6 , P . 18 . J . IMPACT ON THE NATURAL SYSTEMS : . Development of the subject site will disturb soil and vegetation , , ••Y increase storm water runoff , and have an effect on •traffic and noise levels in the area . However through proper design and provi -. sion of suitable storm water retention facilities, these impacts • can be minimized and the natural wooded character of the site preserved I .. , . , . . ;•} ,i::,,,"£ c 1 . PLANNING DEPARTMENT PRELIMINARY REPORT TO HEARING EXAMINER PUBLIC HEARING: WALL & REDEKOP CORP . (HI-GATE ) PAGE THREE . • K. SOCIAL IMPACTS : The .subject request will have minimal social impact except for that caused by minor population increase and the new relationships that will be a result of such an increase . 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 , a negative declaration of environmental impact has been issued for the subject proposal . M. ADDITIONAL INFORMATION : 1 ' 1 A vicinity map and a site map are attached. N. AGENCIES/DEPARTMENTS CONTACTED : 1 1 . City of Renton Building Division 2 . City of Renton Engineering Division 3 . City of Renton Traffic Engineering Division 1 , 4 . City of Renton Utilities Division • ! 5 . City of Renton Fire Department • See attached comments . 0. PLANNING DEPARTMENT ANLAYSIS : 1 . The subject single family residential plat is consistent. with the Comprehensive Plan and zoning designations for single . family residential use of the site and surrounding area . • 2 . The proposed subdivision is consistent with, adja'cent •s�ingle family residence land uses and subdivisions . 3 . The proposed lots ranging in size from 7200 square feet to approximately 11 ,000 square feet are consistent with the mini - . mum lot size (7200 square feet ) of the G-7200 zoning in which the site is located . These lot sizes are also compatible with the adjacent Cresent View and View Terrace Subdivisions . • 4 . Lot 10 is approximately 58 feet in width and will needitto be enlarged to meet the minimum 60 foot lot width requirement . This will require adjustments to other lots adjacent to lot 10 or the deletion of lot 10 from the plat. 5. Lots 7 through 14 are particularly narrow in certain' areas . which will reduce flexibility of building size and location . Particularly the two corner lots number 7 and number 14 should be platted larger both in area and dimensions . 1 • ( Sec . 9- 1108 . 23 . F. (4 ) . ) It may be necessary to delete' a lot between lots 7 and 14 to provide wider, more flexible , ' building sites . 6 . The tract of land at the northwest corner of the site• has •not been previously subdivided from the subject site . This lot must be included in the subject plat. . • 7 . The proposed hammerhead street (N. E. 19th Place ) with pipe- stem lot arrangement is an acceptable alternative to the cul - de-sac arrangement given the existing topography and soil and , ' . drainage .conditions of the open space area . The. proposed • ' ., hammerhead street meets the minimum ordinance -'dimensions of. , Section 9- 1108. 23 . A. (7 ) . ' 8 . The proposed pipestem lots ( lots 6 and 16 ) .a.renece'ssar1y given the shape of the 'existing parcel and the location! o,f -th,e. pr.o posed open space , a ' 1 . 5 acre parcel of low poorly drainedH.,.:.,:!.:'.': ;r PLANNING DEPARTMENT PRELIMINARY REPORT TO HEARING EXAMINER . PUBLIC HEARING : WALL & REDEKOP CORP . ( HI -GATE ) ' PAGE FOUR ground . Extension of the streets into these areas would not be beneficial to the overall plat design , and both lots; exceed minimum size requirements and dimension requirements of the • pipestem. A minimum 10 foot wide paved driveway improvement is required the length of the pipestem as per Section 9- 1108. 23. F. (3 ) . (d ) and Fire Department requirements . 9 . Suitable utilities are available in the vicinity of the subject site . The developer will be required to extend sewer to Jones Avenue N . E . and install a pump station . Additional Utilities Division comments are attached . Detailed plans ' shall b'e sub- ject to Public Works Department approval . . 10 . Curb , gutter , sidewalk , and street paving are required 'along those portions' of the site adjacent to N . E . 16th Street and N . E . 1.0-th Street . ( See comments from Engineering Divis;ion . ) ' as t 11 . Certain significant trees exist on the subject site . These should be retained as much as possible and incorporated, into plat design and development . 12 . Suitable means of maintaining the proposed open space should be provided in the form of a homeowners ' association . All • open space areas should be designated on the plat map together with any necessary written restrictions . The proposed walk- way areas should be so dedicated on the plat map . P . ' STAFF RECOMMENDATION : • . Recommend approval of the proposed plat subject to the following • conditions : 1 1 . Provision of additional lot width to lots 9 , 10 , 7 , and 14 . 2 . Including the property at the northwest corner of the property • as a lot or tract within the subdivision . 3 . Provision of utilities and street improvements per Public Works Department and ordinance requirements . 4 . Suitable designation of open spaces and walkways on the, plat map with provisions for maintenance through a standard home- . owners ' association , subject to approval of the• Planning . Department . 5. Retention of as many of the significant trees on the site as possible . All clearing shall be subject to Planning Depart • - ment approval . 6 . Provision of suitable on-site storm water retention and; oil / water separation facilities per approval of the Public Works Department . Staff further recommends approval of the exception for the pipestem lots subject to provision of: neces- • sary paved driveway per ordinance requirements . as part of plat ^Y improvements . , 1a.)'. W� N°•, .tii v K i ROUTING SCHEDULE FORIAPPLICATION TO: ® Finance Department $ Fire Department II Library Department OPa.rk 'Department ..Police Department• ' Public Works Department Building Div . 0 Engineering Div . Traffic Engineering Div . • Utilities Engineering Div . FROM: Planning Department , (signed by responsible official or his designee ) 14ii 4-A "L Sit 1 rt DATE : (.,f ('��/7;P PLEASE REVIEW THIS APPLICATION FOR: . REZONE t Ci-,4T►E. egicLi M i,JA rel ,FLAT �` _ MAJOR PLAT • SITE APPROVAL SHORT PLAT SPECIAL PERMIT WAIVER SHORELINE MANAGEMENT PERMIT OR EXEMPTION AND RETURN TO THE PLANNING DEPARTMENT WITH ANY COMMENTS YOU MIGHT HAVE ; BEFORE 6/4-/f7P REVIEW BY OTHER CITY DEPARTMENTS : Department : „ �� � WI 4-17i2(200c=" Comments : • /�/J ,:. ' te> Signature of ector or Author zed Rentative ' . . ' ; • REVIEW BY. OTHER CITY DEPARTMENTS : ;s • —_ t De artme�it:: ' n� V t7t5s •.,.:17, Comments ve- . . „ .,` ;y , 3. t, ;t , ; ' ti '1I 7', -,5a' ; f, ,:p- r ., r� 1i n1•. - C t � � , 1 4ij" :d`` . - � I 1`' IfI i 11 .,( r 1nl' n . rl ; '��'� � ; r(y.___ _ ' : : i Rep ^e -enta ?i;e ,Da '' ,�. : ... ,5 9atlare";� ir:et.t � �or Author , . : e':, , :i " -s t �S , 1 .' ,:i�-ram`'' `; r n} r i ` i "I �t `4•� y l REVIEW B.Y. OTHER CITY DEPARTMENTS : ;x ,Department : Commen / vp Gnf►nse Sub d ‘,V•1 \'ak-n ' e �� �o� S 9 _ //46 i --r 2 0 hV` _ eu: ►�i55� pp 6 's 1 �'e_1 Z J �,�J� 5�.c r�i-1 ( ) — f��-a,...$ c� /��1 A5E,c� 0 • / I°c.4 •a1'5 shot") 1/eQuesi is Pelt:,rypiaa/ Hot dei-ai I rlan � ISv 1viGJude 54ve C !e± l�ttGi' Decri a 174 , a / Signature of Directbrr Authorized Representative Date REVIEW BY OTHER CITY DEPARTMENTS : :•, Department : Comment Signature of Director or Authorized Representative Date • REVIEW BY OTHER CITY DEPARTMENTS : Department : ommen't's • Signature of Director or. Authorized Representative Date, REVIEW BY ;OTHER CITY DEPARTMENTS : Department : Comments : • - I .i o or ,Authorized zed Representative ve r.:D '•t '' Signature of D sect r p { • • aC Is• `'i .n t'"•'', - r. .rt!' :;;J. .,-d1..':.i,' .ir.-r+ ,'ji.'(,-i;ti}}'S r tl ' tr ,;a,qk I ROUTING SCHEDULE FOR APPLICATION TO : (:) Finance Department Fire Department Library Department OPark Department • ® - Police Department 0 Public Works Department ;' ;z'; Building Div. Engineering Div . Traffic Engineering Div . Utilities Engineering Div .. . FROM: Planning Department , (signed by responsible official or his designee ) t M. ic. A�t_ .Sivii 1"� DATE : 6 %V7i • PLEASE REVIEW THIS APPLICATION FOR: REZONE MAJOR PLAT • SITE APPROVAL SHORT PLAT SPECIAL PERMIT WAIVER SHORELINE MANAGEMENT 1�1 �� 1:::).'' PERMIT OR EXEMPTION '�`t.Z i* e-/gS-7(�' L� rr • AND RETURN TO THE PLANNING DEPARTMENT i WITH ANY COMMENTS YOU MIGHT HAVE , BEFORE ' � 21/i� REVIEW BY OTHER CITY DEPARTMENTS : Department : 32___D om ent . d. :-..1. ,egl/0: .-w-4,2_, Signature 'of Direct outhorized Representative . Dane REVIEW BY OTHER CITY DEPARTMENTS : De artment : �c i • ommen \IT • QM WIFF vt ' yi '1 , ', ;.. 'fZ : //T-..-1r-- _ Date Authoriz Representative' .Signature of Director or • REVIEW BY OTHER CITY DEPARTMENTS : Department: 7��ay` �� < �<�� �� l4 Comments": � �rv1 v L'cii/ ff fo a �c� wry E_ 2 v > �_e �', c-e -?"CA r d rci.•t/nd a Y. L l C lei u l 1 7f b t_i i ! lM l t Lc e1i; L, E J •6/a .4 Signature of Director or Authorized Representativ Date REVIEW BY OTHER CITY DEPARTMENTS : Department: ,c 3 a_ Aizoqc Comments: 6- 7 8,7�y' Signature of Director or Authorized Representative Date REVIEW BY OTHER CITY DEPARTMENTS : Department : CommentsP �1 1�►� e1t , Signature of Director. or Authorized Representative Date REVIEW BY OTHER CITY DEPARTMENTS : Department. Comments : 't 3 Signature of Director or Authorized Representative Dat;e'' lid .r' h ty' 1, ;..'-;✓<'};�"�'^§;:.,I ROUTING FOR REVIEW OF ENVIRONMENTAL CHECKLI1ST FORMS TO: ® Finance Department • Fire Department Library Department Park Department • Police Department 14 Public Works Department Building Div. ' Engineering .Div. Q Traffic Engineering Div. Utilities Engineering Div . FROM: Planning Department, ( signed by responsible loffic,ial or his designee) L. 1`11QA l L.. ITS 1- • SUBJECT: Review' of ECF- ; Application No . : Action Name: 'LIK.1r�1�-may .47L/N-7- Afraelvr.�'.. Please, review the attached. Review requested by (d6te) : 4/2)/ Note: Responses to be written in ink. REVIEW BY OTHER CITY DEPARTMENTS : Department : Y Ei 'iti‹e l j Comments . 4�.1� C ,I!h T'c'.L-r !�` a /"r Y y� d- b ✓ ,2e Signature of Director or Authorized Representative Date REVIEW BY OTHER CITY DEPARTMENTS : Department : btc c. i r-,.z Comments 1 , r 'Signa'ture'.:of Director or . Authorized Representative Daae::•. - ': 'I' rid 1r"' r 9 Y' jll' , .rr 1. I _ Engineering 1 . Storm drainage plan including retention/detention plan with calculations will' be required. 2. Curb, gutter, sidewalk, strom drainage and paving required on NE 16th St. . and NE 20th St. 1 Utilities 1 I 1 . Separate detailed plan' s to City specification required for Water and Sewer. 2. Main on 17th Pl . Must be looped . 3. Butterfly valves approved for 16" and larger only. 4. Plans of gravity line to pump station and plans of pumps and force main required.. 5. Standard fees 1 /sq. ft. Water and Sewer. I , 1 .I I 6 /ifi:d.!i rst tint I' • ��f1,'.i,1�,i�F . i� 2 ,}t V �..�,%,``,'�!,.Z.l �,dt .i .. :!4'4. Sr� iil t• kl.t" "y' .,;'{'. 4„*..•�'. ' - y i ' ''.�, '.' ,+.:.. dr.,'�'. -`ri' „{i`aw':;l';•',,,,.;' , _ g ;•�•t:i qt„':� li`,kV',iLv.s' -h,L'•*t',Y' "'�':1;•ryr;;: ::etr{; '�tH vv, `Cx;41 • � .. f ,:, .":�rt9 t4 w�-Gl '�'r�'ir +* fr jY iAti7 S'��` ;,l�:u;?r Inr ,�`�, • • • z I Uzi s ,1 .1 • i •, , ; ' ; I/ , I'i , _ , .; Al,_a zel` t o , z59 zh9 t• '3eT 221 ' 2.20` ARE1VToN (IT LIMIT' I,}i 1 1 i�, F_r i ; � -. I1 4 ' 1, 1. zt 4_§. _ . 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Iy, r: � i ., yI I=I, ° • ] " - =r ,^, •� I ... � � 1 i��. ._�d�. ,. i [$$Zn��w a aeiJJ.c.�: ill 15 I \ , .> I ' -il. 0 1 I4'' _ 'i• ••• Y \• 4 / . '' �I Z44 I ZIS 208II' ,/ • . f5v{ 11 I 292I 2E5 zS' W iW J it aJ Ni ;v.11y+ � • � \ nay IIu .._{ j_ ' --- ..,''_ ' r bl,"',�,r. 1,,\ 11 • • •r - -1 �. Z. J•xx z z s r�, ;.� _' 't '`��"..T , s • ',+ i p I 6,\•x \lar. I' 'I. =5 d iti`ro I+ 6 j , „,���l*` • i n{• e , \,55 )!H ` _ 2a �,.L:• 291 286 15�I > ', z la Q 24 209,�o � �a ‘,\,,, zo I I' N E_ v lbrw -- T __ - _._-_ ,.�.'® -!e. :in ;, L '�"a .{ tag 4(c; 231 122a td9 ?I(, I r< Mill ; 1 • 1 L0.K WAFT. Aa � J/1^ ]o I 2a9 208 z00 t:r7 ' t48- 44T J 290 29 z 211 2 °/.+ `x 1 .' x a a =.B E ACTH di/ "' ) 9 t - , 1 7 n n z ¢ zr _ �T ,ra . , ...,I.nr-,_ ..:.,, . , . • ... , i . r4-4 . . -,-, :,! '--', „ i__ . - ,- - „. • / , =.1 i.IL� qT�' _ of d? . , ,i• . , \ ,,,,,,., _ • 9 ��.7. '�� A .-2. <.. __ e, ` � /,/ . ...,I \ �. I-, a ,isti.. //. ' l' ' ,Q. , , . r1► . WALL AND REDEKOP CORP. (HI-GATE) - Files PP-284-78 and E-185-78 • • I ....... • APPLICANT Wall & Redekop Corp. (Hi-gate) TOTAL AREA -.-9 . 8 acres PRINCIPAL ACCESS N.E. 20th Street and N.E. 16th Street , „ EX! S1ING ZONING G-7200 - - . EXISTING USE Undeveloped PROPOSED USE R-1 Single Family Residence IA,',• • COMPREHENSIVE LAND USE PLAN R-1 • ' - • `" COMMENTS '.' . ,eumelieliwum.mmarmt.7, I Id I 1' I. /;1 IIII I •I '' /'%' -- 11 II / i __.,f N. 101 (Id I 1, 'Pi 1 -� - 4r '--- - - -1 j1:I III II I I' 'I' ..IIIL -I 0 I N.. �, I Dill i1r— %pi IIIIr-- 1I r-t11 _- 1 i`'.. 40 CI ,' 1 i __ f1,1 II ' ' ' I �\ 1 . ---- N•c• Zo?!l ST . Ili , ,_rig :::;:::::.i::;::::. , c ——---1— — — — — — ' 1 ! I •b 8 68 I 6 >6 /o 5 O 1 i �r 6 - - (l w V O s n z o F• I I h � - m I b _ .......................................................................... . 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' :., ..i..i..r,-,•:...--;,'-,:%.... . ° .-4-- Al . . . . . . .. ..-;- ;-;; .. - •,. .,,i3.,.., :;.,...,;.-.. . , .. . - ' , , . ..;;;;...'...,;;,.,..7...;:-,:;‘,...,i;',4.0;343 to ' . .. . . . .. , . . . . ,.. ; . ; ; • •• ; . -.;;..;;;- .; .. .; • .; • ;:„.;.-- .;. --:'L'''.'': :'' i'l..','.:4'.':,.A ''4..;I.,':4,'.i , • . • I . • . I:. : i...• -tl .PROPOSED/FINAL DE RAT 0 F S I GN.I F I CANC. ''S I'GN IFI•iCANCE ;:' �"�;;;' ' • • • E-185-78PROPOSED.. Appl'i cati on No. 0 PR.OPOSED'•Decl ar'a.ta'on :, • ECF-356-78 Environmental Checklist No . ® FINAL Declaration, • ..„, . ' Description 'of pr'op.osal Preliminary Plat approval for�' .30-lolt ,,,,,` 'single. 'family residence subdivision Proponent ' Wall. and Redekop Corp.. (Hi-gate) ' Between N.E. 20th Street' and N.E. 16thlStreet Location of Proposal just west of Monterey Avenue N.E. Lead Agency City of Renton Planning Department ' This proposal has been determined to 0 have not h.ave . a .significant adverse impact upon the environment . ' An' EIS • 0. is. [x] is not required under RCW 43 . 21C . 030 (2 ) (c ) . Th,i's decision was made' after review by. the lead agency of a completed ,en'vi.ronmental checklist and other information on file with, the lead agency.. . ; , . Reasons for declaration of environmentaliAs gnifican'ce : • ' This declaration is based 'on the provision of grope. develo rnernt standards of , the subdivision ordinance, and the ' reeenti,on of ''.1.:::::,..": significant existing trees on the site subject to -approvaliof '. ' the Planning Department. ; Measures , if any , . that could be taken to prevent 'o,r 'mi t ga•te the environmental impacts •to such an extent that ' t.he. lea:d: agen.cy would : ' withdraw its declaration of significance and i s,suer:a (propo.sied./fi.nal ) , declaration of non-significance : • • • , '` Responsible Official . Michael L: ` Sm" ,'5 :; Ti: tb;e. Senior P1a''ne .D;a-te, i Ju'l :3;;;': 978' :• ..,•,':,, f•i GC' ' ':C•:i t' nof..:R0nton : ;n s,,`0:1 1. 1�i, ' I..n:g 'De ':ar.tme, t ,: .• • - - • 4'::' ;t Vie. F.— :f �.+P4;i5': 4 ,,. . r �.i , .. , � : r'- qt 7 7??'". rTv • v1 1 a', ! , • ,,f� . _ ..•t` `.I,..r gin;'':'4, 1 h' .. • r 1♦:liri r 4�' �1 •kii 11., • q i.p1, ,t. r,v ;i 1. } Y 4a, `!f h• { L n' `'1f I'j'•u sy'`" 5 A e4 i,;'. sf • .Po i y • • • k a 't(,4 f 2 r- 4?r, f y ?i} •P' t� t S 4 W ez�y :.A .ol.. 1 i e ,t t 1 „ir;' { it >' 4 r�- =t•,. • t' k': 4•i•. • • e f • .'1` • • kli:t i ; ! I �,aP., ( k, ,.a'' 1 .fit, J• • tl . 1 y,`,'r iY. !i'ia, vi^,. ^.k r. i'y••t. j `r �'r•`' 7 tl�l,i; .I • •4 GYP„ • 'i : • ,s,, f' 'i r 9.' "}1 • • 1.. 11 • • • ,d' {= •c s 1' • • • • iL. 1:: r , at. a CITY OF RENTON SHORT PLAT PLAT APPLICATION FILE NO. 75? - /1- /- 71 ..._MAJOR PLAT �� DATE REC' D. �- �� TENTATIVE ,`� ��/� APPLICATIONI FEE $340.00 +100.00 X PRELIMINARY C,` �E�F��ED o ENVIRONMENTAL FINAL JUN REVIEW FEE $ 45.00 7 1978 RECEIPT NO . .�S1 q SM NO. � , R��� P U D NO. DEPA APPLICANT TO COMPLETE ITEMS 1 THROUGH 7 : 1. Plat Name & Location Ni-Gate Between NE 20th andNE 16th and between northward extension of Lincoln and Monterey Avenue NE 2 . No. Lots 30 Total Acreage • 9.8 Zoning G7200 3 ., Owner Wall & Redekop Corporation Phone 453 8926 Address 400 108th Ave. N.E. Suite 412 cj`St'\`� PpileviAeJ 5 . Underground Utilities : Yes No Not Installed Telephone ( X ) ( ) ( X ) Electric ( X ) ( ) ( X ) Street Lights ( X ) ( ) ( X ) Natural Gas ( ) ( ). ( X ) . TV Cable ( ) ( ) ( X ) 6 . Sanitation & Water: ( X ) City Water ( X ) Sanitary Sewers ( ) Water District No . ( ) Dry Sewers ( ) Septic Tanks 7 . Vicinity and plat maps as required by Subdivision Ordinances. I 8 . DATE REFERRED TO: 1 ENGINEERING PARKS BUILDING HEALTH TRAFFIC ENG. STATE HIGHWAY FIRE COUNTY PLANNING ,.. BD. PUBLIC WORKS OTHER 9 . STAFF ACTION: 1 I TENTATIVE PLAT APPROVED DENIED APPEALED EXPIRED 10 . LAND USE HEARING EXAMINER 'S ACTION : i SHORT PLAT APPROVED DENIED PRELIMINARY PLAT APPROVED DENIED FINAL PLAT APPEALED EXPIRED 11 . CITY COUNCIL ACTION: I PRELIMINARY PLAT APPROVED DENIED I FINAL PLAT APPEALED EXPIRED 12. DEFERRED IMPROVEMENTS : i DATE DATE ;BOND NO. AND TYPE GRANTED EXPIRES 1 AMOUNT Planning Dept . Rv. 1 /77 c . CITY OF RENTON, WAHINGTONS . . ENVIRONMENTAL CHECKLIST FORM • -F-=^- .• • " • ...r.0 I:' R-,4',4,..'s �,� RECEI QED �o 2 . FOR OFFICE USE ONLY JUN _ 7. I978. Application No. ;J�P/�l�"�� 5-7X `J `9 -- Environmental Checklist No. . �C/=-3Jf(o- �i� ,<�t.4' • /� PROPOSED, date: . FINAL , date: - • DEPF` . Declaration of Significance Declaration of Significance • • Declaration of Non-Si,gnif.icance. 0 Declaration of• Non-Significance COMMENTS: Introduction The State Environmental Policy Act of- 1971, Chapter 43.21C, RCW, requires all state and local governmental agencies to consider environmental values ' both for their ' own actions and when licensing private proposals. The Act also requires that an EIS be . prepared for all major.actions significantly affecting the quality of the environment. The purpose of this checklist is to help the agencies involved determine whether or not a • proposal is such a major action. Please answer the following ,questions as completely as you can' With the information presently available to you. Where explanations of your answers are required , or where you believe an explanation would be helpful to government decision makers , include your explanation in the space provided, or use additional pages if necessary. You •should include references to any reports or studies of which you are aware and which are rele- . vant to the answers you provide. Complete answers to these questions now will help all agencies involved with your proposal to undertake the required environmental review with- , out unnecessary delay. The following questions apply to your total proposal, not just to the license for which ' you are currently applying or the proposal for which approval is sought. , Your answers should include the impacts which will be caused by your proposal when it is completed, even though completion may not occur until sometime in the future. This will allow all of the agencies which will be involved to complete their environmental review now, with- out duplicating paperwork in the future. . . NOTE : This is a standard form being used by all state and local agencies in the State of Washington for various types of proposals . Many of the questions may not apply to your proposal . If a question does not apply , just answer it "no" and continue on to the next question. • ENVIRONMENTAL CHECKLIST FORM ' : . BACKGROUND • . 1. Name of Proponent' Wall & Redekop Corporation_ 2. Address and phone number of proponent:,' • 400 108th Avenue • . - Suite 412 Bellevue, Wa. • • 3. Date Checklist submitted 06/01/Z8-- _^- 4. Agency requiring Checklist City of Renton 5. Name of proposal , if applicable : Hi-Gate . • 6. Nature and brief description of the proposal (including but. not limited to its size, general design elements, and other factors that will give an accurate understanding of its scope and nature) : . . 3'n- lot subdivision with 7200 square foot minimum lot size. ' •Total property size is9"•8acres.Adjacent land use is housing with 7200 square foot lots except some undeveloped land and a blue berry farm to the west. - S -2- , 7; Location of proposal (describe the physical setting of the proposal , as well as the extent of the land area affected by any environmental impacts, including any other information needed to give an accurate understanding of the environ- mental setting of the proposal ) : between NE 20th and NE 16th and between northward extension of Lincoln and Monterey Avenue NE 8. Estimated date for completion of the proposal : . . . July 1978. 9. List of all permits, licenses or government approvals required for the proposal • (federal , state and local--including rezones) : . City of Renton tentative, 'preliminary and final plat. Approval of water and sewer from City of Renton 10. Do you have any plans for future additions, expansion, or further activity related to or connected with this proposal? If yes , explain: . None 11. Do you know of any plans by others which may affect the property covered by your proposal ? If yes , explain: . No • 12. Attach any other application form that has been completed regarding the pro- • posal ; if none has been completed, but is expected to be filed at some future date, describe the. nature of such application form: • II. ENVIRONMENTAL IMPACTS (Explanations of all "yes" and "maybe" answers are required) (1) Earth. Will the proposal result in: (a) Unstable earth conditions or in changes in, geologic . substructures? r M NO (b) Disruptions , displacements , compaction or over- . covering cf the soil? X YES MAYBE NO (c) Change in topography or ground surface relief features? X • YE-S" MAYBE (d) The destruction, covering or modification of any unique geologic or physical features? X V! M—TY1TIT NO (e) Any increase in wind or water erosion of soils , either on- or off the site? X I' YES MAYBE NO • (f) Changes in deposition or erosion of beach sands , or changes' in siltation, deposition or erosion which may modify the channel of .a river or stream or the X bed of the ocean or any bay, inlet or lake? YES .M YBE NO Explanation: � , -3- • • (2) Air. Will the proposal result in: (a) Air emissions or deterioration of ambient air , quality? YES MAYBE NO (b) The creation of objectionable odors? TES— MAYBE NO (c) Alteration of air movement, moisture or temperature, - 'I or any change in climate, either locally or X regionally? YES MAYBE NO • Explanation: From increased traffic due to 30^ .additional housing units. . (3) Water. Will the proposal result in: (a) Changes in currents , or the course of direction of water movements, in either marine or fresh waters? X YES MAYBE NO (b) Changes in absorption rates , drainage patterns , or the rate and amount of surface water runoff? - ,X YES MAYBE NO 1 (c) Alterations to the course or flow of flood waters? X YES MAYBE NO. (d) Change in the amount of surface water in any water. body? YES . MAYBE NO (e) Discharge into surface waters , or in any alteration surface water quality, including but not limited to temperature, dissolved oxygen or turbidity? X YES MAYBE NO (f) Alteration of the direction or rate of flow of ground waters? , X YES MAYBE NO (g) Change in the quantity of ground waters , either through direct additions or withdrawals, or through ' interception of an aquifer by cuts or excavations? X YES MAYBE NO (h) Deterioration in ground water quality, either through direct injection , or through the seepage of leachate, phosphates , detergents , waterborne virus or bacteria , or other substances into. the ground waters? . X YES MAYBE NO (i ) Reduction in the amount of water otherwise available for public water supplies? X YES MAYBE NO Explanation: (4) Flora. Will the proposal result in: (a) Change in the diversity of species , or numbers of any species of flora (including trees, shrubs, grass , crops , microflora and aquatic plants)? X YES MAYBE -NO • (b) Reduction of the numbers of any unique, rare or endangered species of flora? X TES-- MAYBE NO (c) Introduction of new species of flora into an area, or in a barrier to the normal replenishment of existing species? 1 X YES MUTE, NO (d) Reduction in acreage of any agricultural crop? X • YES Ah� YBE NO Explanation: Existing alder and black berry bushes will be removed for buildings and roads. -4- ; (5). Fauna. Will the proposal result in: (a) Changes in the diversity of species, or numbers of - • • . • • any species of fauna (birds , land animals including • reptiles , fish and shellfish, benthic organisms , �. • insects or microfauna)?_ YES MAYBE NO (b) Reduction of the number's of any unique, rare or : . endangeredspecies- of fauna? . - - X • I • -. YES MAYBE NO I. (c) Introduction of new species of fauna into an area, ' or result in a barrier to the 'migration or movement of fauna?: - : •' - X • YES MAYBE NO • -- (d) Deterioration to existing fish or wildlife habitat? X YES • MAYBE, NO x Explanation: ' (6) Noise. .Will the proposal increase existing noise levels? • X • • YES MAYBE .NO Explanation: From increased traffic due -tom additional .gip . housing units - ;. • • . (7) Light and Glare. Will the proposal produce new light or • glare? YES ATM- N0 I• • Explanation: -- -- -------- - ---- --------- --- - i • (8) Land Use. Will the proposal result in the alteration of the . • , • present or- planned land use of an area? X • • YES MAYBE r 0 . Explanation: • (9) Natural Resources. Will. the proposal result in: i' I, (a) Increase in the rate of use of any natural resources? . _ ' X i' ' YES MAYBE NO . !- (b) Depletion of any nonrenewable natural resource?' • X • YES MAYBE NO • Explanation: — - - --"----- (10) Risk of Upset.. Does the proposal involve a risk of an • ' explosion or the release of hazardous substances (including, • •i but not limited to, oil , pesticides , chemicals or radiation) • • in the event of an accident or upset conditions? X ' . YES MAYBE NO Explanation: • -- . • • (11) " Population. Will the proposal alter the location, distri- • bution, density, or growth rate of the human population X of an area? • ' Y MAY ' ' N0 • Explanation: $.Q`rHousing'•un"its will probably' increase the population . - . ` . -5- 4 ( 12) Housing. Will the proposal affect existing housing,• or: create a demand for additional housing? X �'- YES MAYBE NO Explanation: . It results in increasing existing housing by3(P" lots ' (13) Transportation/Circulation. Will the proposal result in: (a). Generation of additional .vehicular movement? .--- X H YES (MAYBE NO • . - (b) Effects. on existing parking facilities , 'or demand ,. ...:.1 . for new parking? X YES Y• MA BE NO I - - (c). Impact upon existing transportation .systems? - X YES MAYBE Fir- . (d) Alterations to p' resent patterns. Of circulation or .movement of people and/or goods? YES MAYBE NO ' . . . (e) Alterations to waterborne, rail or air traffic? X . YES MAYBE NO (f) Increase in traffic hazards to motor- vehicles bicyclists or pedestrians?. . . . X - .: YES M YBE NO • • Explanation:' 1 i (14) Public Services. 'Will the proposal have an effect 4pon; or . result in a need for new or altered• governmental services •• • . in any of the following areas : (a) Fire protection? X • YES MAYBE . NO . (b) Police protection? X , . YES MAYBE NO (c) Schools? ___X__ YES MAYBE NO (d) Parks or other recreational facilities? IX YES MAYBE NO (e) Maintenance of"public facilities, •including roads? '�,'X ' - YES MAYBE NO - (f) Other governmental services? - X ... YES . MAYBE :NO • Explanation: I . (15) . Energy. Will the proposal result in: (a) Use .of substantial amounts of .fuel •or energy? ' X • . ` ' YES MAYBE . NO • (b) Demand upon existing sources of energy; or require " the development of new sources of energy? X YES 'M YBE Far._ Explanation: 1 1 (16) Utilities. Will the proposal result in a need for new _ ' systems, or alterations to the following utilities: • • (a) . Power or natural gas? X YES MAYBE NO (b) Communications systems? X - YES MAYBE NO (c) Water? X ' . . ' ' YES MAYBE NO• ' • L . , • (d) Sewer or septic tanks? X YES MAYBE NO (e) Storm water drainage? X •. .. ... .. YES S MAYBE (f) Solid waste and disposal? X . •• YES . MAYBE NO Explanation: (17) Human Health. Will the proposal result in the creation of any health hazard or potential health hazard .(excluding k: mental health)? X Y€S MAYBE NS • Explanation: (18) Aesthetics. Will the proposal result in the obstruction of any scenic vista or view open to the public, or will the ' proposal result in the creation of an aesthetically offensive 1 site open to public view? X _ YES MAYBE NO Explanation: • (19) Recreation.• Will, the proposal result in an impact upon the quality or quantity of existing recreational opportunities? X YES MAYBE ' NO Explanation: • (20) , Archeological/Historical . . Will the proposal result in an �. alteration of a significant archeological or historical . ., site, structure, object or building? X•. YES MAYBE .NC- ' , {• Explanation: _ • I. . III . SIGNATURE I , the undersigned, state that to the best of my knowledge the above information is true_ and complete. It is understood that the lead 'agency may withdraw any decla- ration' of non-significance that it might issue in reli . = upon - i checklist should' there be any willful misrepresentation or willful lac , f.1/ dis osure on my part. r 11 • Proponent: „ /1/ sig ,•i,�i - Gary Strother n•me printer _ City of Renton ' Planning.Department 5-76. CITY OF RENTON LAND USE HEARING EXAMINER PUBLIC HEARING JULY 11, 1978 AGENDA COMMENCING AT 9: 00 A.M. : COUNCIL CHAMBERS, SECOND FLOOR, RENTON MUNICIPAL BUILDING II SP-183-78 ROBERT AND FRANK EDWARDS Application for special permit for filling and grading in G zone ; property located on the northwest • corner of the intersection of ! Lind Avenue S . W. and S . W. 23rd Street , northerly of the Olympic Pipel Line Company . PP-184-78 WALL AND REDEKOP CORPORATION E-185-78 HI-GATE Applications for preliminary plat approval of 30-lot single family residence subdivision and exception to the Subdivision Ordinance regard- ing street configuration ; property located between N . E . 20th Street and N . E . 16th Street between the northward extension of LincolnlAve . N . E . and Monterey Ave . N . E . Short Plat 188-78 GLOBE DEVELOPMENT COMPANY W-189-78 Application for 4-lot short plat approval and application for waiver of off-site improvements ; property located at N . E . 9th St . and Harring- ton Ave . N . E . , westerly and southerly of the Safeway facility . A - FFIDAV IT • 9,c,(1,,.. - - - being duly sworn, declare that I am the owner of the propegii (/involved in this application and that the foregoing statements. and savers herein contained and the inflormation • herewith -submitted are in all respects true and correct to theo best of my knowledge and belief. _ Subscribed and sworn before me this 7' day of �caicie , 19 7C2 • I. Notary Public in and for the State of . • Washington, residing at rej ",n „` ....:4_,..t,_,A2. /6"-(7f, . , „ ,( ' ne °of Notary P -blic) (Signature of Qwrier 4.4 • , ?r,../i1/4._/-.4(t2-,,,,,L.-e„,--0 (ATO Ck k? i S4f AA)a_ I� !Q_ rk_ , UI r, ,�/ f1-7/Z r /O ff"4 . ddress) . (Addrss) /h • • . ;XI - . (city (State) q 12-5 (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 rules and regulations of the Renton Planning Department governing the filing- of such application . Date Received , 19 By : . • Renton Planning Dept . 2-73 . , AFFIDAVIT ' • I . Gordon J. McUnwille and Eileen A. McConville , dulye am the owner of the property involved in thislng applicationrli 4ndd that rthehat I 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. Subscri- Od and sworn before me this !day of9_141'4, 19 71 f . Notary Public in and for the State of Washington, residing at 6( : ;:;"\.. m 2 ��( /3, '-/e..-6-7.---L—c_,(------<_____ ., I (Nate of Notary Public) -� > 11-'v ur Lo �! lr= ( C'%r2�� %��, Signature 'of Owner) (Address) / '� / 3 7 ,/C "� 1 . • c c`,,,_ '(„Ar c/ (Address) • • • • ee,,-74.1r4N- 4------If.„-}1 • (City) / (State) • (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 particlu1ar and to conform to the rules and regulations of the Renton Planning Department governing the filing of such application . Date Received 19 By: • P n n t o., n 7 - _ _ _ pF -v 41 - •• o . THE CITY OF RENTON U ee 4-i I ;2:. 4 MUNICIPAL BUILDING 200 MILL AVE. SO. RENTON, WASH. 98055 0 d CHARLES J. DELAURENTI' MAYOR • PLANNING DEPARTMENT 0 co- a35-9550 �44.0 SErittgo June 28, 1978 Wall and Redekop Corporation 400 108th Ave. N. E. Suite 412 Bellevue, Washington 98004 RE : NOTICE OF APPLICATION ACCEPTANCE AND PUBLIC HEARING DATE FOR Preliminary Plat Approval of 30-Lot Single Family Residence Subdivision and Exception to the Subdivision Ordinance Regarding :Street Configuration; Files No. PP-184-78 and E-185-78 , .property located between N. E. 20th Street and N. E. 16th 'Street between the northward extension of Lincoln Ave. N. E. and Dear Monterey Ave. N. E. The Renton Planning Department formally accepted the 'above mentioned application on June 7, 1978 . A public hearing before the City of Renton Hearing Examiner has been set for July 11, 1978 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 , s:r , Gordon Y . Ericksen • Planning Director By : Mi ael L. Smith, Associate Planner cc: Mr. and Mrs . W. L. Saunders Mr. and Mrs. G. A. McConnville Norman Associates Inc. MLS:lr NOTICE OF PUBLIC HEARING RENTON LAND USE HEARING EXAMINER ' } RENTON, WASHINGTON ys 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 11 19 8 , AT 9:00 A.M. TO CONSIDER THE FOLLOWING PETITIONS: 1. ROBERT AND FRANK EDWARDS, File No. SP-183-78, APPLICATION FOR SPECIAL PERMIT FOR FILLING AND GRADING IN G ZONE; property located on the northwest corner of the intersection of Lind Avenue S.W. and S.W. 23rd Street, northerly of the Olympic Pipeline Company. 2. WALL AND REDEKOP CORPORATION (HI-GATE) , Files 1 No(PP-184-78'nd E-185-78, APPLICATIONS FOR PRELIMINARY PLAT APPROVAL OF 30-LOT SINGLE FAMILY RESIDENCE SUBDIVISION AND EXCEPTION TO THE SUBDIVISION ORDINANCE REGARDING STREET I CONFIGURATION; property located between N.E. 20th Street and N.E. 16th Street between the ! 11 northward extension of Lincoln Ave. N.E. and Monterey Ave. N.E. 3. GLOBE DEVELOPMENT COMPANY, Files 188-78 and W-189-78, APPLICATION FOR 4-LOT SHORT PLAT APPROVAL AND APPLICATION FOR WAIVER OF OFF-SITE ` - IMPROVEMENTS; property located at N.E. 9th St. and Harrington Ave. .JLE..,, westerly and southerly of the Safeway facility. Legal• P descriptions of all applications noted above are i-�• P on file in the Renton PlanningDepartment. i %! f tj•. . �4 22 d``� ALL INTERESTED PERSONS TO SAIpp PEETITIONNS� AqRE INVITED TO BE PRESENT AT '` JULY 11, 19/ THE PUBLIC HEARING ON AT 9.00 A.M. TO EXPRESS THEIR OPINIONS. GORDON Y. ERICKSEN i:'FI PUBLISHED June 30, 1978 RENTON PLANNING DIRECTOR 1 'I' > CERTIFICATION � =''_ •• STEVE MUNSON • . 1, _ , 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. i-f1 ATTEST: Subscribed and sworn to befo g_ e, a Notary JUnPublic, the day of 19 78 �-� SIGNED wit--;71441.wwg.0--,� �'�� . \ b,„ue CITY OF REN T ON LAND USE HEARING -EXAMINER PUBLIC HEARING JULY 11, 1978 AGENDA COMMENCING AT 9: 00 A.M. : COUNCIL CHAMBERS, SECOND FLOOR, RENTON MUNICIPAL BUILDING SP-183-78 ROBERT AND FRANK EDWARDS Application for special permit for filling and grading in G zone ; property located on the northwest • corner of the intersection ofLind Avenue S . W. and S . W. 23rd Street , northerly of the Olympic Pipel Line Company. PP-184-78 WALL AND REDEKOP CORPORATION E-185-78 HI-GATE Applications for preliminary plat approval of 30-lot single familly residence subdivision and exception to the Subdivision Ordinance regard- ing sireet configuration ; property located between N . E . 20th Street and N . E . 16th Street between the northward extension of Lincoln ; Ave . N . E . and Monterey Ave . N . E . Short Plat 188-78 GLOBE DEVELOPMENT COMPANY 1'!-189-78 Application for 4-lot short plat approval and application for waiver of off-site improvements ; property located at N . E . 9th St . and Harring- ton Ave . N . E . , westerly and southerly of the Safeway facility . II PLANNING DEPARTMENT • PRELIMINARY REPORT TO HEARING EXAMINER . PUBLIC HEARING JULY 11 , 1978 APPLICANT : WALL and REDEKOP CORPORATION ( HI-GATE ) FILE NO : PP-284-78 , PRELIMINARY PLAT APPROVAL , ; , • E- 185-78 , EXCEPTION TO SUBDIVISION ORDINANCE A. SUMMARY OF REQUEST : The. applicant requests the approval of a 30-lot preliminary plat andian exception to the Subdivision Ordinance to permit a hammerhead rather than a cul-de-sac at the end of a 230 foot street off Monterey Avenue Northeast. ' B. GENERAL INFORMATION : 1 . Owner of Record : Wall and Redekop Corporation , 2 . Applicant : Wall and Redekop Corporation ; 3 . Location : • The site is situated between ',what would be the northerly extensions of Lincoln and Monterey Avenue N . E . and the streets of N . E . . 16th 'and N . E . 20th . 4 . Legal Description : A detailed legal description :is available on file in the Renton Planning Department . 5 . Size ' of Property :. ± 9 . 8 acres . 6 . Access : Via N . E. 16th Street and N . E . 20th Street 7 . Existing Zoning : G-7200 8 . Existing Zoning In Area G-7200 , Single Family Residence District . 9 . Comprehensive Land Use Plan Single Family Residential : 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. C. PURPOSE OF REQUEST : • . To permit subdivision of . the subject site into 30 single fa'giily residence lots for future• development of single family residences . In order to permit such subdivision , the applicant is also 'requesting an exception to the subdivision ordinance. D. HISTORY/BACKGROUND : The subject site was annexed into the City by Ordinance No . 1818 dated March 17 , 1968. E. PHYSICAL BACKGROUND : . 1 . Topography : The site slopes slightly downhill toward the north approximately three-quarters the length of the parcel, and, then levels off toward N . E . 20th Street . , . 2 . • Soils : Indianola . loam fine sand ( InC) . Runoff is slow ;to, :' medium, and the erosion hazard is slight to moderate . soil is used for timber and urban development ., . Capabi l i,ty` unit IVs-2 ; woodland group 4s3 . • • PLANNING DEPARTMENT PRELIMINARY REPORT TO HEARING EXAMINER PUBLIC HEARING : WALL & REDEKOP CORPORATION , File No . PP-284-78 , E- 185-78 PAGE TWO E . PHYSICAL BACKGROUND : (Continued ) 3 . Vegetation : The subject site is densely covered by native northwest shrubs and numerous alders . 4 . Wildlife : The existing vegetation of the site provides suitable • habitat for birds and small mammals . 5 . Water : There is no surface water present on the site. 6 . Land Use : The subject site is undeveloped . However, single family residential land uses generally surround the subject site . F. NEIGHBORHOOD CHARACTERISTICS : The area is primarily single family residential in nature. G . PUBLIC SERVICES : 1 . Water and Sewer : A six inch water main runs east and' west along N . E . 20th and north and south on Lincoln Avenue, N . E . Another six inch main extends north from N . E. 16th into the subject property approximately 300 feet west of Lincoiln . An eight inch main runs east and west along N . E. 16th' at the southern boundary of the site , and a four inch main extends north and south on Monterey terminating at N . E . 16th . An eight inch sanitary sewer main runs east and west on N . E . 16th , and a similar main extends north and south approximately 300 feet west along Jones Avenue N . E . 2 . Fire Protection : Provided by the Renton Fire Department as per Ordinance requirements . 3 . Transit : Metro Transit route #142 operates along Edmonds Ave . N . E . approximately 800 feet east of the subject site . 4 . Schools : Hillcrest Elementary School is located approximately one-half ('z) mile east of the subject site and McKnight Junior High is approximately one-quarter (4) mile to the southeast and Hazen Senior High School is situated approximately, one and one-half ( 11/2) miles to the east . 5 . Parks : North Highlands Park is located approximately 'one-quarter (4) mile east of the subject site with Kennydale Lions; Park situated approximately one-quarter (' ) mile to the nor',th and Lake Washington Beach Park one-half (z) mile to the west. H. ' APPLICABLE SECTIONS OF THE ZONING CODE : 1 . Section 4-706 R- 1 Residence Single Family. I . APPLICABLE SECTIONS OF THE COMPREHENSIVE PLAN OR OTHER OFFICIAL CITY DOCUMENTS: 1 . Subdivision Ordinance , Section 9- 1106 . 2 , Preliminary Plats . 2 . Subdivision Ordinance , Section 9- 1109 , Exceptions . 3 . Comprehensive Plan , 1965 , Land Use Report , Pbjective 6 ; P . 18 . J . IMPACT ON THE NATURAL SYSTEMS : Development of the subject site will disturb soil and vegetation , increase storm water runoff, and have an effect on traffic, , and noise levels in the area : However through proper design and provi - sion of suitable storm water retention facilities , ' these impacts can be minimized and the natural wooded character of the site preserved. , PLANNING DEPARTMENT PRELIMINARY REPORT TO HEARING EXAMINER PUBLIC HEARING: WALL & REDEKOP CORP . ( HI -GATE ) PAGE THREE K. SOCIAL IMPACTS : The subject request will have minimal social impact excepit for that caused by minor population increase and the new relationships that will be a result of such an increase . L. ENVIRONMENTAL ASSESSMENT/THRESHOLD DETERMINATION : Pursuant to the City of Renton ' s Environmental Ordinance land the State Environmental Policy Act of 1971 , as amended , RCW 43-21C , a negative declaration of environmental impact has been issued for the subject proposal . M. ADDITIONAL INFORMATION : A vicinity map and a site map are attached . N. AGENCIES/DEPARTMENTS CONTACTED : 1 . City of Renton Building Division 2 . City of Renton Engineering Division 3 . City of Renton Traffic Engineering Division 4. City of Renton Utilities Division 5 . City ,of Renton Fire Department See attached comments . 0. PLANNING DEPARTMENT ANLAYSIS : 1 . The subject single family residential plat is consistent with the Comprehensive Plan and zoning designations for single family residential use of the site and surrounding area . 2 . The proposed subdivision is consistent with adjacent single family residence land uses and subdivisions . 3 . The proposed lots ranging in size from 7200 square feet to approximately 11 ,000 square feet are consistent with the mini - mum lot size ( 7200 square feet) of the G-7200 zoning in which the site is located . These lot sizes are also compatible with the adjacent Cresent View and View Terrace Subdivisions . 4. Lot 10 is approximately 58 feet in width and will need to be enlarged to meet the minimum 60 foot lot width requirement. This will require adjustments to other lots adjacent to lot 10 or the deletion of lot 10 from the plat . 5 . Lots 7 through 14 are particularly narrow in certain areas which will reduce flexibility of building size and location . Particularly the two corner lots number 7 and number 14 should be platted larger both in area and dimensions . ( Sec. 9- 1108 . 23 . F. (4 ) . ) It may be necessary to delete: a lot between lots 7 and 14 to provide wider, more flexible , building sites . 6 . The tract of land at the northwest corner of the site has not been previously subdivided from the subject site . This lot must be included in the subject plat. 7. The proposed hammerhead street (N. E . 19th Place ) with pipe- stem lot arrangement is an acceptable alternative to the cul - de-sac arrangement given the existing topography and soil and drainage conditions of the open space area . The proposed hammerhead street meets the minimum ordinance dimensions of Section 9- 1108 . 23 . A. ( 7 ) . 8. The proposed pipestem lots ( lots 6 and 16 ) are necessary given the shape of the existing parcel and the location of the pro- posed open space , a 1 . 5 acre parcel of low poorly drained PLANNING DEPARTMENT PRELIMINARY REPORT TO HEARING EXAMINER PUBLIC HEARING : WALL & REDEKOP CORP . ( HI-GATE ) PAGE FOUR ground . Extension of the streets into these areas would not • • • be beneficial to the overall plat design , and both lots exceed minimum size requirements and dimension requirements of the pipestem. A minimum 10 foot wide paved driveway improvement • is required the length of the pipestem as per Section 9- 1108. 23 . F . (3 ) . (d ) and Fire Department requirements .. • 9 . Suitable utilities are available in the vicinity of the subject site . The developer will be required to extend sewer to Jones Avenue N . E . and install a pump station . Additional Utilities Division comments are attached. Detailed plans shall be sub- ject to Public Works Department approval . • 10. Curb , gutter, sidewalk , and street paving are required ; along ' those portions of the site adjacent to N . E . 16th Street and • N . E . 10th Street . (See comments from Engineering Division . ) '. . 11 . Certain significant trees exist on the subject site . These should be retained as much as possible .and incorporated into plat design and development. 12 . Suitable means of maintaining. the proposed open space should be provided in the form of a homeowners ' association . ,All open space areas should be designated on the plat map together • with any necessary written restrictions . The proposed .walk- way areas should be so dedicated on the plat map . P. STAFF RECOMMENDATION : ' Recommend approval of the proposed plat subject to the' following conditions : 1 . Provision of additional . lot width to lots 9 , 10 , 7 , and, 14 . 2 . Including the property at the northwest corner of the property as a lot or 'tract within the subdivision. 3 . Provision of utilities and , street improvements per Public Works Department and ordinance requirements . 4. Suitable designation of open spaces and walkways on the, plat map with provisions for maintenance through a standard home- . owners ' association , subject to approval of the Planning Department . 5 . Retention of as many of the significant trees On the site as possible . All clearing shall be subject to Planning Depart • - ment approval . 6 . Provision of suitable on-site storm water retention and ' oi'l / ' water separation facilities per approval of the Public Works `, Department . Staff further recommends approval of the exception for the pipestem lots subject to provision of ' neces- sary paved driveway per ordinance requirements as part of plat • improvements . `'' :t . • _ ykjti . .. .. 4 . r f'. IF ROUTING SCHEDULE FORIAPPLICATION TO : ® Finance Department ►may Fire Department s' ID Library Department ® Park Department ® Police Department 0 Public Works Department Building Div. , 0 Engineering Div . 0 Traffic Engineering Div . , 0 Utilities Engineering Div . FROM: Planning Department, ( signed by responsible official or his designee ) /' ic. Ac:i `Swairi4 DATE : q iL/7P PLEASE REVIEW THIS APPLICATION FOR: REZONE / t OR PLAT SITE APPROVAL ' SHORT PLAT , SPECIAL PERMIT WAIVER SHORELINE MANAGEMENT k PERMIT OR EXEMPTION AND RETURN TO THE PLANNING DEPARTMENT WITH ANY COMMENTS YOU MIGHT HAVE , BEFORE t� }t-i/7. REVIEW BY OTHER CITY DEPARTMENTS : Department : (--.‘ gg. 4 rFrrav\ 0 Ps 5Arplz-ovE Comments : Signature 'of ector or Author zed Representative baste L.' REVIEW BY OTHER CITY DEPARTMENTS : Department /1C'�- 1,'r; ' Comments : 4 Signature ':of, rector. or Authorize Repre entative Date ,, "rr:. • 1 •'Yr REVIEW BY OTHER CITY DEPARTMENTS : 1 Department : %-ra/'�'i� �:nyJ e.�'i. y A \tLs L A . 4)7121z•ov `` Comment: fAppP ionti+►9e S0bd \Vls1a‘n ' Ui-z -�- iokc, 9 — //O6 seC l b Z • o h -t-e V Q e.us o-F _ ( -7- L. // / k1155, rTOpa,'S7.k 1 T G.+-, 1_ J S",Jb 5LG:T/O ti lG, — .7 ! S C7 /71-c"))1)5e U k ': :.,�, � U T,,/,"/ l wI/Cu- 2E _ P sect I oc474' S C�f 3 a S , TT/e�?'� e.., V c kee e//c tr e f 1 c cl --o7 S houj1'!a= ® .,Zhi ...re ys .,s fob'. rypi2/ cross-�,et'troa �5. Nod de���l r o 4IS:, Ihclvcde `..Yee+ L,174,; 1'ei1L1 - C !/ 4F74)4, 1a ' 9LJ 1• � Signature of Directortr Authorized Representative ✓ Date / i REVIEW BY OTHER CITY DEPARTMENTS : Department : C..) tt , r'71�. .� 1 Comment: Signature of Director or Authorized Representative Date . �� �h REVIEW BY OTHER CITY DEPARTMENTS : Department : Commen s Signature of. Director or Authorized Representative Date 1 ' REVIEW BY OTHER CITY DEPARTMENTS : Department : I i,.' Comments : l,i c 'z7 'Sinature of. Director or Authorized Representative , . 9 ; :` Date i ',.r .•:�;��: ',,• ,,, !, _ • . 'i. ',h'„; • 1' 'Y,, • !;;;;',1., ;, ;?tl. 'I ;.1.•,I• (,�b,fir 1 ROUTING SCHEDULE FOR APPLICATION TO : ® Finance Department 8 Fire Department Library Department ® Park Department • Police Department I Public Works Department' Building Div . Engineering Div . j Traffic Engineering Div . ,* Utilities Engineering Div . FROM: Planning Department , (signed by responsible official or his designee ) d ,.rc..4A-AL .5.M t ra-i- DATE : Vig-ha7 PLEASE REVIEW THIS APPLICATION FOR: REZONE MAJOR PLAT SITE• APPROVAL SHORT PLAT SPECIAL PERMIT ' • ; WAIVER SHORELINE MANAGEMENT )41 �� PERMIT OR EXEMPTION fit. p C"-/6'5-7d ' Excg now AND RETURN TO THE PLANNING DEPARTMENT WITH ANY COMMENTS YOU MIGHT HAVE , BEFORE e/64 ry 2 REVIEW BY OTHER CITY DEPARTMENTS : g- . Department : . ��� g�~m entA .rp,°4C IDi>iSArp4 'le' o 17 Signature of Direct �/�A�..���IJ �����- � / � .g o uthorized Representative Date s REVIEW BY OTHER CITY DEPARTMENTS : ' ' De artment . c * �Yy � �� PI AlaVl ommen �'�' ' / L ' ` /'� ';, Signature of Director or Authori z Representative ; Date ',,,- REVIEW BY OTHER CITY DEPARTMENTS : Department: 7 ?f ".. . ��. ;.,f,� E.-7— ,:" I Commentsl: u s'�- E?- Q.-V t d E). L, c-e -T-ut v- ti 'rot{,net r , a srC ci !J 1---IL,'IL 17 G., b u, ; Ill- 'L 28 144 'Y =c' ( lc' -4 Chi/41i E . )--16-v-i',,a,,.,.., , Signature of Director or Authorized Representativ Date REVIEW BY OTHER CITY DEPARTMENTS : Department : CD Z c �..I. ri,e a_ g04E l� 4 ..N. tVd.- I Comments : _ _ 2 -'-/ Zg- 7,4-- Signature of Director or Authorized Representative Date , I REVIEW BY OTHER CITY DEPARTMENTS : 1 Department : ti Comme►1 s : • I Signature of Director or Authorized Representative Date REVIEW BY OTHER CITY DEPARTMENTS : ' Department :' Comments . i • Signature of Director, or Authorized Representative' : Da;te I' 1 '' . 1 I ;:, '.airy...,). ,i. p ? q: r lit, f-I,. ,i, .+ k6.,,i,,, to ,, , ,':', ! .,1:'.:4:` _ i. as ., : .. %'t:,::,',11';.l IT'S:," s..P _ rl`i ROUTING FOR REVIEW OF (ENVIRONMENTAL CHECKLIST F.ORM,SepN , „ :,'.f `I rJ TO: ® Finance Department ! : r;,,` Fire Department Library Department I .Park Department I , Police Department es Public Works Department , . Building .Div. . . Engineering Div Traffic Engineering Div. ; ' Utilities Engineering Div. FROM: Planning Department, (signed by responsible official or his . . designee) yy ,, I ,CAA: 4 L. 4..(tT"vi- , SUBJECT: Review of ECF- 5'('-7j' ; Application No. : 'pp —j?¢.-7� r 1 � Action Name : ft' - CAA.Tr' L)►vl l JA . , ft.,A- i 4.(.... 1 Please review' the attached. Review requested by (date) : 4 �Il7,a Note : Responses to be written in ink . . ::. REVIEW BY OTHER ' CITY DEPARTMENTS : Department . "1`va/lie LE e itice � Comments: r ,i 5 f 1�J r�G, / / s :�V:4.2 L, Q.J'`-e J>. -,b -- 1 �..G.,.Lt • I I h ?`o i_, o Alb y? A4 IA/ :jig' n Signature of 'Director or Authorized Represen'tat!i ve'' ,:°:,+ = „.;.,,, Date: ' •:,,, , v gin. •Y :'. ' ".'Z'y rj REVIEW BY I, • ;:. ,., OTHER CITY DEPARTMENTS ,,,':. " l.,a •rbs•' ',54,.,r.i Department : �� r>� .Et ;.; Comments A ,., '; r '41,i;;. '�� •' . :Pi.- ' f .j "lit:�'� r '7 r i•r" ,f, i, . `v� • • Si,• ,I' rt �•i:'i f 5 l lv, { iY ' �:' i .r 7; t '.rF. .s ,4F .:1 �1r lr y. i.` n` V5 r, i' 7 f. I t.yr: ',y,� i 1, l- 'H' '}' r • L t $„ n ur.e'.o„f, Df r0`c'tor'. :ar Author'i d ' '�.,' g �e Rpr,esentat�. •Da.te `,.,•�.:,. 'i'•v' : ;ir.,•, 'SIN .y..ji e ;LI - .P J'r ''4•^ �1.ii I . '�i i 1 S I.,, p r .1 H FJ% 1� f •l' "'f ,„ oC f'• il.'lei "•Y` :Fr Engineering 1 . Storm drainage plan including retention/detention plan with calculations will be required. i 2. Curb, gutter, sidewalk, strom drainage and paving required on; NE 16th St. and NE 20th St. '77::1 Utilities 1 . Separate detailed plan' s to City specification required for Water and Sewer. 2. Main on 17th P1 . Must be looped. 3. Butterfly valves approved for 16" and larger only. 4. Plans of gravity line to pump station and plans of pumps and force main required. 5. Standard fees 1G/sq. ft. Water and Sewer. 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A.H-'"74114'1,• ' „ , . 4.. \xl\ Z -'. • I WALL AND REDEKOP CORP. (HI-GATE) - Files PP-284-78 and E-185-78 . . . , . . . . . •. . • . . .: • ‘.. . , . . - . • . :,.. - • ,•-', . APPLICANT Wall & Redekop Corp. (Hi-gate) TOTAL AREA ±9 .• 8 acres . • •,, PRINCIPAL ACCESS N.E. 20th Street and N.E. 16th Street I • • • •• . • EXISTING ZONING G7200 . . , • • ..,• •. • EXISTING USE Undeveloped . •„ • ,,,, . . . . • , . PROPOSED USE R-1 Single Family Residence . , . ,, . JAI:.,":.•''. , • , . COMPREHENSIVE LAND USE PLAN R-1 . . • ,••••• •.1.. . . ...r, . . • --. •. :. • ,-. 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Y w • • I ;t4S4.4r,„„ A 'r; ]/,,.i °`4 i 1, „ rk ' •tY�•, :, „. , , 'r•4 ,,P}W� 45/''.''; '^}iv}i ' ;/,,j!1 C.r' . 9 Y''}' •. `F - .'7..,.l ?•, t,-,Li.r v - „1'), Mp� ,, . .d , 'r r .,gtr.i e, ti . �JV1'?,r , r,If, ., • a. rona > � i. _ ` . � '''illA . { .4l t , . '•irc.. ,-.. . . ` „, •, Mwb " I*a�+ ft . 4t i •' i#11 , It.Ft w , . 1,AW• .s: , ' ;YL N�I'! 3 :' ;, tt ''a \;, ::?,aa",t,,1';A i.•.,.+ `I. ;L • -.14' 3:J�A:2 Itr�'.. ii'f • ..y+ .. �t,}�� ,pia-.+a,,.:I , '; - . tO IOU li . 1. • \ . . • SFrf.a,fIt., ' 6 i' ,'S.. .�.__.._�n //ttG ;'' o ® • v# i 9d 44L l 3T< : I-. n 1l • QI n Cl `,; \ HfS • ii io o W n�.l^ /' i- . • \ c p, „,,,--*/ / • o f,• - • << _ / �f� / N h J c �l r, ;, �<. X / //' et J> r 111 • ' . w , h I, ,,,,I \M WI • ;,� o °� d awe Q 'Y( vJ • ` I / // r N Is1 > 1 _"4 / I i fi S / 1 r `y =---.. I e._. ._Pn_ . _.. / �/ • • 1 rs -7d 446t 3N ),,,, // / . Clr • • j �— 994 /j ti 5Uf' , mu 1: '• ;� 1 Z !tip �' [Ci ^ `.- • /� / . h' it • + `_ F,' 01 • • \ / krt -soe ! seA v !!! f v,b 1 / • • i { 1 1 1 PROPOSED/FIN'AL D ,ARATION OF SIGNIFICANCE/ r NI'FI!CAN,CE`' ! • r, ,•f-.t'•is PP-284-78 E-185-78 Application No ® PROP S 0 ED Declaration' Environmental Checklist No . ECF-356-78 ® FINAL Declaration Description of. proposal Preliminary Plat approval or 30-lot single family residence subdivision Proponent ' Wall. and. Redekop Corp. (Hi-gate) Between N.E. 20th Street and N.E. 16th Street• • • Location of Proposal lust west of Monterey Avenue N.E. • I • Lead. Agency City of Renton Planning Department This proposal has been determined to 0 have •ot have a P significant adverse impact' upon the environment . ®nn " EIS is is not required under RCW 43 . 21C . 030 ( 2 ) (C ) . This deci:son' was maae after review by the lead agency of a completed environmental checklist and other information on file with the lead agency . Reasons' for declaration of enviro.nmentafAs gnificance : This declaration is based on the provision rare-r deve opment standards of the subdivision ordinance, and the retentioo''f significant existing trees on the site subject to approval' of. the Planning Department. Measures , if any, that could be taken to prevent or' ,mitigate. 'the environmental impacts to such an extent that the lead: agency would ' withdraw its declaration of si gni f icance• and issue.;. a (proposed/,final, ) declaration of non-significance : :. 'ResponsibleSmith Official" Michael 'L. Titl e Senior Pla ne - .;': • Date . .Jta'1v .'. "� g°7$: ture of I 'Re n•tonl ' '� �.0 Pti n",n.i`:ng'" Dppa Ntmen"t P"' t f' •.t ., - ' I'���.4•• .i�:r. -^'aY. ✓,N.:y�y�..•.,,..;�.._ .,.,.C.1„. .,a.,'p'I�.(+.'.4SY R' • r;j r h `JI f` r t. .III '' 7,r'r ;},: � ,. _`''!, ��'.�. ;.;�' .a•r:t=tip:, F ;t :{ :'1 -.��-,• ripil��i•4< -u' �'!� '.•z;., -wi P.t:' �+-.3..n +,7:�'�� .1'.�;@;s �h;`'_r;'°if's,n'Y:'1.`:1„�,«,..a,at,.'-�'.`a i�. .1' ,/.0 lfrt:,�,. f: 'i _ .'•:'�..t�,.:::.j .,I: - '•',�' `��f'rh`.,'" '-:' "�.��•M��,wi.•�i� 771 e� f I I!mi NOR AN ASSOCIATES, INC. r-CONSULTING ENGINEERS• EVERGREEN BUILDING,SUITE 509• RENTON,WASHINGTON 98055• PHONE: (206) 235-1544 May 30, 1978 City of Renton Planning Department City Hall Renton, Wa 98055 Dear Sir: We are requesting an exception for the Higate preliminary plat. The exception is for a hammer head at the end of a 230 foot street off Monterey Avenue Northeast. A cul -de-sac is not feasible due to an extensive layer of peat in the proposed open space. 4=1_ /6t ohn E. Norman G77016 RECEIVED JUN g 1978 �` .-mare.-....--- _ \-74„. wivg DEI)NCY I� COASTAL • HYDRAULIC • ENVIRONMENTAL • CIVIL • SURVEYING / a �a!+++r��}w...�Y ffls� Mf v, m.r T NORMAN ASSOCIATES, INC. CONSULTING ENGINEERS c EVERGREEN BUILDING,SUITE 509• RENTON, WASHINGTON 98055• PHONE: (206) 235-15a4 rl June 1 , 1978 City of Renton Planning Department City Hall Renton, Wa 98055 Dear Sir: We are requesting an exception for the Higate preliminary plat. The exception is for a hammer head at the end of a 230 foot street off Monterey Avenue Northeast. A cul -de-sac is not feasible due to an extensive layer of peat in the proposed open space. An exception is also requested for pipe- stem lots for lots 6 and 16. The physical constraints of the property which include the property shape, the layer of peat (in portion of the area designated open space) , and existing access preclude development of lots 6 and 16 without use of a pipe stem access . $100.00 is enclosed for the exception fee, and $45.00 is for the environmental check list fee. cJ John E. Norman 077016 ,/,C)ft.<P"' .0 QQ 1\ ` N1V1 N 6 li COASTAL • HYDRAULIC • ENVIRONMENTAL • CIVIL • SURVEYING / ROUTING SCHEDULE FOR\APPLICATION) TO : O Finance Department • Fire Department f - f 'w:. Library Department ' `'. ' Park Department I :.: Police Department Public Works Department 0 Building Div. 0 Engineering Div . Traffic Engineering Div . I'A Utilities Engineering Div. I FROM: Planning Department , (signed by responsible official or his designee) .' t' �l i� nc-� Swt �f�� DATE : qiikp ,, I : .:: PLEASE REVIEW THIS APPLICATION FOR: ' r _ 1 14, —Grate r i LIMaNAv fire..... 1, REZONE MAJOR PLAT j; SITE APPROVAL SHORT PLAT '! SPECIAL PERMIT WAIVER A . ' I' fir; SHORELINE MANAGEMENT PERMMIT OR EXEMPTION ` AND RETURN TO ,THELPLANNING DEPARTMENT . ! '' WITH ANY COMMENTS YOU MIGHT HAVE , BEFORE . C7/44/21) f :, REVIEW BY OTHER, CITY DEPARTMENTS : Department : i.�j)6 fig 4 P��rz t'P vq►- Q Di SA izove Comments : i0 , (--]::— .e.r.e 't.:. .4.::( —_. _ ! /--/ .—) f Signature of ' ector or Author zed Representative Date q. REVIEW BY OTHER CITY DEPARTMENTS : • "' Department : ' 1 //c/-7-- f ►A Ants r20\m 1� DI s n �ve- ' Comme : • I r).'" _,,j ' i • , , r- (:) . \ ,,� __ Signature of 'rector or Authorize Repre1ntative Date 1 REVIEW BY OTHER CITY DEPARTMENTS : 11 ;, Department : / -r��'�'i� Co ment �l v� L� ISAfct�c>vu j App-r-oV Y Gnflogen Sub c ‘Vt \b" � �c U � � T : OL' S / O6 secrlflLr o h 7-e V`e-Lo of �n 1, Z 0 1,7 5 y�c r O 1 (E d � — �t7�-a,�..$ c� � y-• ADS P7apo�j2-YS11 i U k cG/e- -c'j"y�7[., -7 Ci U f/ // T� /4icf�[/7,(5 P 05e i — 5e1Sl) TT/ep6 )77ch/d ,rd e/eCfrie/S 476 t q ( -ecues /5Fo'�'.' r P/o�/ _sect, /s. Nod deid�I_planss /i9- 15[� uJ 1 o .,Z.h1-,5. .-�.., f;_.,. _r CreS�-� _... . iticJude Sgvee± L'tu� fie,'jt a C �/ 4 74, �� 7 , v a.-, _�"' , Signature of Directorr Authorized Representative Datle I .. REVIEW BY OTHER CITY DEPARTMENTS : Department : 'f - Q Pis/1 iaa VL Commen 4liy,: I Signature of Director or Authorized Representative Date ,lei r `t `. REVIEW BY OTHER CITY DEPARTMENTS : I� . . I Department : j Commen't's : `�� Signature of Director or Authorized Representative Date , Rs I REVIEW BY OTHER CITY DEPARTMENTS : Department : Comments : :I ,I Signature of Director or Authorized Representative Date c 1/4 I IV 1 b i 3 I Engineering i4 1 . Storm drainage plan including retention/detention plan with calculations ,1;; will be required. 1 ,i- 2. Curb, gutter, sidewalk, strom drainage and paving required on NE 16th St. V and NE 20th St. ' -' .1 1 , 41 ili 9i--40.t.o. L--- , 1 ,.. . , Utilities ic 1 1 . Separate detailed plan' s to City specification required for Water and Sewer. 'ILI • 0:. 2. Main on 17th P1 . Mu . be looped. 1, HL' 3. Butterfly valves approved for 16" and larger only. 4. Plans of gravity line to pump station and plans of pumps and force main .,1 required. (0 5. Standard fees 1C/sq. ft. Water and Sewer. ; i- .)i 2- c. .0.- ht4 Il - 1!1 ' L 1 - III f : I ' 1 ; I ' . I . , • -I :1`.1• ' . • ' • I • , HI' • t ' , - 11., .. . 1; .. • :, • , . . . 1/4 • 1..,' . . • 4...' '- 1_ ,1 • K 1 ROUTING FOR REVIEW OF ENVIRONMENTAL CHECKLIST FORMS] O ,r ,, TO: Q r: jE Finance Department Fire Department ; j Library . Department Park Department : ' Police Department , rr k , Public Works Department : ; Building Div. '_' En• gineering Div. !•- Traffic Engineering Div. !' E) Utilities Engineering Div . FROM: Planning Department, (signed by responsible official or his designee) !thee 1f1 AL 4n i 1 i Vr , ., SUBJECT : Review of ECF- 5,5(,•7y ; Application No . : 7p—J1¢-7a J Action Name : III - CiAT (-1iti1►1 vA-fz- -A- n •f- Please review the attached. Review requested by (date) : 4/e4/7y iK Note : Responses , to be written in ink. is ; , ,w i, REVIEW .BY OTHER CITY DEPARTMENTS : • k , Department : �y a�tic .L. ey/44‹-e7-ice !Il Comments . �u, s •f/ /7c;/•7Zi._.s �d6,y u 2 �I-P .7`-� , .., •-, i, ..2--- iL,.,,,i -2-firo -11.: C' 1 I k 1-0 L7 F.-.. 0 A/1.6 y i 4........._ /P-/ 7 f? .; 1 Signature of Director or Authorized Representative Date t If I If,. REVIEW BY OTHER CITY DEPARTMENTS : ,} H Department : uttc., , t-w .s • i• . Comments : { f' : r1€I'l'i i 41, Signature of Director or Authorized Representative Date 'tP, ; '111, "