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HomeMy WebLinkAboutLUA78-236 OF R4, " `► z THE CITY OF RENTON ® MUNICIPAL BUILDING 200 MILL AVE. SO. RENTON,WASH.98055 o ea �' CHARLES J. DELAURENTI•MAYOR • LAND USE HEARING EXAMINER 94 4::e FRED,J ;KAUFMAN. 235-2593 og 0 '° ���2?32(IT � , JFD SEPS ` � -,a August 22, 1979 /� A U G 1979 �, • J Mr. John E. Norman cn CITY of RENTON �; Norman Associates, Inc. l� •CLERK'S OFFICE `fl-" 4605 148th Avenue N.E. . z1,.: �� Bellevue, WA 98007 ���c . � RE: File No. PP-236-78; Highbury Park Preliminary Plat. Dear Mr.. Norman: • I have received your request for an extension for the above referenced preliminary plat. In reviewing your request I have determined that the preliminary plat expired on June 18, 1979, and I am therefore unable to grant the extension you have requested. Pursuant to Section 9-1106.2.H, prior to its recent amendment and the version to which your plat was subject, a preliminary plat lapses at the expiration of six months from the date of approval which occurred on December 18, 1978. Since the preliminary plat has expired, it will be necessary for you to resubmit your preliminary plat to the Planning Department pursuant to Section 9-1106.2. You may, in addition, submit your final plat for review pursuant to Section 9-1106.3. I am sorry for the complications engendered by the expiration of your preliminary plat at this stage of development, but pursuant to the sections cited above I no longer have the jurisdiction or capacity to grant an extension on the preliminary plat. Sincerely, " 174:49. 1.. ‘/COAA•tql1-1" -- 1 Fred,J. Kaufman Hearing Examiner cc: Planning Department ,City Clerk ALAS:. RUM MIN/ "A, w NORMAN ASSOCIATES, INC. CONSULTING ENGINEERS • 4605 148th AVENUE NORTHEAST • BELLEVUE WASHINGTON 98007 . PHONE: (206) 883-4933 it August 21 , 1979 Hearing Examiner City of Renton I Municipal Bldg. 1 200. Mill Ave. S. Renton, Wa. 98055 Reference: File No. PP-236-78 Highbury Park We respectfully request an extension of the preliminary plat for Highbury Park. The construction of the plat is about 90% complete and is expected to be completed within the next two or three weeks. We expect the approval of the final plat in September 1979. Please contact me if you need any additional information on this requested extension. r • hn E. Norman II cc: Wall & Redekop Corporation RECEIVED CITY OF REI;JTON HEARING EXAMINER AUG221979 AM PM 718,9110,11,12,1,2,13,4,5,6 COASTAL • HYDRAULIC • ENVIRONMENTAL • CIVIL • SURVEYING • OF / i ° THE CITY OF RENTON MUNICIPAL BUILDING 200 MILL AVE. SO. RENTON, WASH. 98055 ZINIL o MEM CHARLES J. DELAURENTI , MAYOR go LAND USE HEARING EXAMINER 9A `O L. RICK BEELER , 235-2593 0,9gT�O SEP11-���P January 4, 1979 • Mr. John Norman Norman Associates, Inc. Evergreen Building, Suite 509 Renton, WA 98055 RE: File No. PP-236-78; Wall & Redekop Corp. (Highbury Park) . Dear Mr. Norman: • This is to notify you that review of the referenced request occurred at the Renton City Council meeting of December 18, 1978, and the City Council concurred in the Examiner's Report and Recommendation, dated November 28, 1978. • Sincerely, • • t414114 _ - L. Rick Beeler Hearing Examiner cc: Planning Department veity Clerk � I j I Renton City Council 12/18/78 Page 5 Ordinances and Resolution - Continued Ways and Means Committee report recommended the following ordinance for first reading: Fees and Filing Ordinance was read amending a portion of City. Code relating of Preliminary to fees and filing of preliminary and final plats. MOVED BY and Final Plats STREDICKE, SECOND TRIMM TO REFER TO WAYS AND MEANS COMMITTEE.. CARRIED. ORDINANCE #3281 Ordinance was read amending City. Code by adding a new, section Breach of Public entitled "Breach of Public Peace MOVED BY STREDICKE, Peace SECOND SHINPOCH TO REFER TO WAYS AND MEANS COMMITTEE.' CARRIED. Following discussion and Police Dept. request it was MOVED BY SHINPOCH, SECOND THORPE TO SUSPEND THE RULES AND ADVANCE TO SECOND AND FINAL READINGS. After readings it was MOVED BY THORPE, SECOND SHINPOCH TO ADOPT THE ORDINANCE AS READ. ROLL CALL: ALL AYES. MOTION CARRIED. Ways and Means Committee report recommended the adoption of the following resolutions: RESOLUTION #2235 Resolution was read declaring the City's intent to construct Creating LID 313 and install curb, gutters, drainage, paving and all necessary appurtenances on the west side of Talbot Rd. So. from the intersection of Talbot Rd. So. and South entrance to Talbot Crest Drive to a point approximately 800' south; and to create Public Hearing a local improvement district (LID 313) to assess the cost and February 5, 1979 expense of said improvement against the properties in such district specially benefited thereby; notifying all persons who may desire to object to said improvement to appear' and present their objections at a meeting of the City Council to be held February 5, 1979 and creating local improvement district no. 313. MOVED BY TRIMM, SECOND STREDICKE TO ADOPT THE RESOLUTION AS READ. CARRIED. RESOLUTION #2236 Resolution was read to transfer funds for the purpose of Funds to Provide reclassification of 21-R personnel in the total amount of for 21-R Reclasses $4,180.00. MOVED BY PERRY, SECOND STREDICKE TO ADOPT THE RESOLUTION AS READ. CARRIED. VOUCHER APPROVAL The Ways and Means Committee recommended approval for payment of Vouchers No. 20763 through No. 20887 (Machine voids #20756-20762) in the amount of $195,005.14 having received departmental approval as to receipt of merchandise and/or services. Included LID #284 Warrants: Revenue R-3 for $46,096.58, Cash C-5' $46,045.99, Cash C-6 for $50.59; LID #302 Warrants: Revenue R-28 for $170,937.41, Cash C-63 for $170,885.56, Cash C-64 for $51.85. MOVED! BY STREDICKE, SECOND SHINPOCH TO APPROVE VOUCHERS AS DRAFTED BY ADMINISTRATION. CARRIED. CONSENT AGENDA The following items are distributed to all Council members and adopted by one motion without separate discussion. _ Adoption of *MOVED BY PERRY, SECOND THORPE TO ADOPT THE CONSENT AGENDA. Consent Agenda AMENDING MOTION BY STREDICKE, SECOND THORPE TO REMOVE ',ITEM Lid 313 REGARDING REQUEST TO CREATE LID 313 AND SETTING PUBLIC HEARING. Created REAFFIRMING COUNCIL'S PREVIOUS ACTION (See Resolution #2235) CARRIED. *ORIGINAL MOTION CARRIED. Antirecession Letter from Gwen Marshall , Finance Director, requested , an Ordinance Funds be prepared appropriating cash balance of $402.64 From A'ntirecession Fund into the 1978 Budget. Refer to Ways and Means Committee. Preliminary Plat Hearing Examiner's report and recommendation of Preliminary Plat Highbury Park located between Edmonds Ave. NE and Index P1 . NE, South extension PP-236-78 and of Ferndale Ave. NE. for approval with conditions and approval E-249-78 & E-25-78 of exception. Council concur. Renton City Council 12/18/78 Page 6 Consent Agenda - Continued Appointment Appointment of Municipal Court Judge Pro Tem for the year of Municipal 1979 of Robert Anderson, Peter Banks, Richard Conrad, Court Judge Gary Faull , Roger Lewis, and !Robert McBeth. Refer to Ways Pro Tem and Means Committee. 1979 Legal 1979 Legal Publications bid opening December 18, 1978; one bid Publications received. Refer to Ways and Means Committee. (See later bid Call for Bid award page 7) Ripley Lane Letter from Warren C.Gonnason, Public Works Director recommended Sewer Replacement council accept completion of the Ripley Lane Sewer Replacement Project as of December 18, 1978 and if after thirty days no liens or claims are filed against this project and proof of payment, of tax liabilities is received,the retained amount of $2,016.39 be paid to Frank Coluccio Construction Company. Council Concur. Earlington Letter from John E. Webley, Parks and Recreation Director, recommended Park final payment to Graham Landscape Company for construction, landscaping CAG-058-78 and site approval at Earlington Park in the amount of $3,110.04. Work was completed on November 9, 1978,accepted by Parks and Recreation Dept. as of December 28, 1978 and Council acceptance is recommended for December 18, 1978. If, after 30 days , no liens or claims are filed against this project, and upon proof of payment of tax liabilities, the retained amount of $2,390 be paid the contractor. (CAG-058-78) Council Concur. Will Rogers - Letter from Warren C. Gonnason, Public Works Director, recommended Wiley Pose Council accept the completion of CAG-008-77, Will Rogers-Wiley Post Seaplane Base Seaplane Base as of December 18, 1978 and that final payment in CAG-008-77 the amount of $485.40 be made to Tripp Construction Co. and the retained amount of $7,210.00 be retained until satisfaction of the claim. Council Concur. Claim for Claim for damages was filed by Pacific Northwest Bell Telephone Damages Co. , 1600 Bell Plaza, Rm. 1813, Seattle,alleging damage to buried cable. Refer to City Attorney and Insurance Carrier. Signal Letter from Gwen Marshall , Finance Director, requested disposition Communications of surplus communication equipment. Refer to Ways and Means Surplus Equipment Committee for Resolution. Appointment Letter from Mayor Delaurenti appointing James F. Matthew to the Battalion Chief 'position of Battalion Chief in the Fire Department effective Fire Dept. January 1, 1979 and subject to the customary six-month probationary period. Council concur. .. Letter of Letter from Kenneth D. Long, Architect, expressed appreciation Appreciation to the City for the courtesy and efficiency shown in dealing with him as an Architect in business affairs with the City. For information only. CORRESPONDENCE AND CURRENT BUSINESS Appeal of Hearing Appeal of Hearing Examiner's decision of Rezone File No. R-219-78 Examiner's Decision filed by Richard S. Sprague, Attorney for Interpace Corporation Renton Hill Rezone was read. MOVED BY STREDICKE, SECOND THORPE TO REFER TO THE Phase III,R-219-78 PLANNING AND DEVELOPMENT COMMITTEE FOR RECOMMENDATION. CARRIED. , Fire Management . Letter from Chief Geissler and Battalion Chief Phillips was read Longevity Pay requesting reconsideration of Fire Management longevity pay between Battalion Chief and Chief be set at that of a Captain. MOVED BY SHINPOCH, SECOND THORPE TO REFER TO WAYS AND MEANS COMMITTEE. CARRIED. MOVED BY PERRY, SECOND TRIMM TO REFER THE MATTER OF ALL MANAGEMENT LONGEVITY PAY BE REFERRED TO WAYS AND • MEANS COMMITTEE. CARRIED. y I OF4 41 . z THE CITY OF RENTON Q MUNICIPAL BUILDING 200 MILL AVE. SO. RENTON,WASH. 98055 z - o op CHARLES J. DELAURENTI , MAYOR 0 LAND USE HEARING EXAMINER L. RICK BEELER . 235-2593 0,P4), December 5, 1978 Members, Renton City Council Renton, Washington RE: File No. PP-236-78, E-249-78, E-250-78, W-251-78; Wall & Redekop Corp. (Highbury Park) Preliminary Plat Request. Dear Council Members: Attached is the Examiner's Report and Recommendation on the referenced preliminary plat request, dated November 28, 1978. The appeal period for the application expires on December 12, 1978, and the report: is being forwarded to you for review by the Planning & Development committee following the seven-day period from the date of publication. The complete file will be transmitted to the City Clerk on December 13, 1978, and will be placed on the Council agenda on December 18, 1978. If you require additional assistance or information regarding this matter, please contact the undersigned. i Sincerely, 1 .10 L. Rick Beeler Hearing Examiner 1„ Attachment `�21 �s� ' i)y1 cc: Planning Department Q= '- City Clerk "• t`'S ��FtiGF.tip • � OF R�,. �; o THE CITY OF RENTON ® MUNICIPAL BUILDING 200 MILL AVE. SO. RENTON,WASH.98055 z o 0 CHARLES J. DELAURENTI , MAYOR • LAND USE HEARING EXAMINER p L. RICK BEELER 235-2593 ',46.0 SEPZtl" December 13, 1978 Mr.' John Norman Norman Associates, Inc. Evergreen Building, Suite 509 Renton, WA 98055 . j • RE: File No.' PP-236-78, E-249-78, E-250-78, W-251-78; Wall & Redekop Corp. (Highbury Park) Preliminary. Plat Request. ' Dear Mr. Norman: ' • This is to notify you that the above referenced requests, which were reviewed as noted on the Examiner's report of November 28, 1978, have • not been appealed within the time period established by ordinance Therefore, this application is being submitted to the City Clerk for transmittal to the.City Council for review. Adoption of a resolution will occur upon final approval of the subsequent final plat application. Sincerely " L. Rick Beeler Hearing Examiner cc: Planning Department City Clerk ' I I) of R k, A. „ 's 4t,,;.:�. THE CITY OF RENTON `� y! MUNICIPAL BUILDING 200 MILL AVE SO. RENTON. WASH. 98055e c.,, CHARLES J. DELAURENTI , MAYOR • LAND USE HEARING EXAMINER O Cq' L. RICK BEELER . 235-2593 94'EO SEP1 �O December 5, 1978 • Members, Renton City Council • Renton, Washington RE: File No. PP-236-78, E-249-78, E-250-78, W-251-78; Wall & Redekop Corp. (Highbury Park) Preliminary Plat Request. Dear Council Members: Attached is the Examiner's Report and Recommendation on the referenced ' preliminary plat request, dated November 28, 1978. The appeal period for the application expires on December 12, 1978, and the report is being forwarded to you for review by the Planning & Development • committee following the seven-day period from the date of publication. The complete file will be transmitted to the City Clerk on December 13, 1978, and will be placed on the Council agenda on December 18, 1978. If you require additional assistance or information regarding this . matter, please contact the undersigned. Sincerely, ( 'V '-It W.*"-' - . ___(,,q, . • L. Rick Beeler • Hearing Examiner Attachment cc: Planning Department City Clerk . pF I 4 o 41► r �o THE CITY OF RENTON V Ca, Z MUNICIPAL BUILDING 200 MILL AVE. SO. RENTON, WASH. 98055 z o p CHARLES J. DELAURENTI , MAYOR • LAND USE HEARING EXAMINER 0 4 L. RICK BEELER . 235-2593 1i SEPS1 ' December 4, 1978 • Mr. John E. Norman Norman Associates, Inc. Evergreen Building, Suite 509 Renton, WA 98055 RE: File No. PP-236-78; Highbury Park. Dear Mr. Norman: The revision to the southeastern portion of this plat contained in your letter of December 1, 1978, appears to satisfy the concerns relative to a lengthy cul-de-sac expressed in my November 28, 1978, recommendation. Elimination of the cul-de-sac by a loop road was an alternative expressed in the record and is an appropriate revision. My recommendation is hereby amended by deletion of Condition No. 1 and substitution of: 1. Revision of Exhibit #2 per the revised map, dated November 30, 1978 (on file in the Examiner's office) . Additional hearings for reviewing this change are not necessary since it constitutes a minor revision to Exhibit #2, the proposal as submitted. The appeal date from the November 28, 1978, decision, including this revision, continues to be December 12, 1978. Sincerely) L. Rick Beeler Hearing Examiner cc: Mayor City Council Planning Director Public Works Director Building Division City Attorney Parties of Record wry II NORMAN ASSOCIATES, INC. CONSULTING ENGINEERS • P.O. BOX 675 • GIG HARBOR,WASHINGTON 98335 • PHONE:11206) 858-7294 December 1 , 1978 Mr. L. Rick Beeler City of Renton Land Use Hearing Examiner ! 200 Mill Ave. S. Renton, Wa 98055 Dear Mr. Beeler RE: HIGHBURY PARK FILE # PP-236-78 Wall and Redekop and myself have reviewed your report and' recommendations to the Renton City Council of November 28, 1978. We have revised the preliminary plat. The revisions are shown] on the attached drawing. Are these revisions in conformance II with your approval of the preliminary plat? Please notify us if they are in conformance with your recommendations to ,the City Council . We await your reply and .the upcoming action by the City Council . Very truly yours, Norman Associates, Inc. .7 John E. Norman 1 cc: Mr. 'Dave Cleme Planning Department RECEIVED CITY OF R;ENTON HEARING EXAMINER DEC 11,978 AM PM 7I8r9rl0Iliti2,112,340Vi COASTAL • HYDRAULIC • ENVIRONMENTAL • CIVIL • SURVEYING 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 28th day of November , 19 78 , affiant deposited in the mails of the United States a sealed envelope containing a decision or recommendation with postage prepaid, addressed to the parties of record in the below-entitled application or petition. Subscribed and sworn this A -day of e1p 19 -t4 . • \ (*.O.k - Ua-Pcf Notary Public in and for the State of Washington, residing at Renton ,, Application, Petition or Case: Wall & Redekop Corp. , (Highbury-Parkj PP-236-78 (The minuted contain a £Lst o, the pantie, of rcecond) • November 28, 1978 OFFICE OF THE LAND USE HEARING EXAMINER CITY OF RENTON REPORT AND RECOMMENDATION TO THE • RENTON CITY COUNCIL, APPLICANT: Wall & Redekop Corp. FILE NO. PP-236-78 (Highbury Park) E-249-78 E-250-78. W-251-78 LOCATION: Northeast quadrant of N.E. 4th and Edmonds Avenue N.E. , south of N.E. 5th Place and west of Index Place N.E. SUMMARY OF REQUEST: Applicant proposes to subdivide approximately 21 acres located at the northeast corner of N.E. 4th and Edmonds Avenue N.E. into 84 single family lots. SUMMARY OF Planning Department: Approval of the preliminary plat with RECOMMENDATION: conditions; denial of waiver request; approval of exception requests. Hearing Examiner: Approval of preliminary plat with conditions; approval of• exception for four pipestem lots; denial of exception for cul-de-sac length; denial of waiver request. PLANNING DEPARTMENT The Planning Department staff report was received by the REPORT: Examiner on November 15, 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 November 21, 1978 at 10:10 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. David Clemens, Associate Planner, reviewed Exhibit #1, and entered the following additional exhibits into the record: Exhibit #2: Preliminary Plat as submitted Exhibit #3: Preliminary Plat with staff comments Mr. Clemens corrected the number of lots denoted in Section 0.2 of Exhibit #1 from 85 to 84 lots. 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 with the exception of recommended denial of the requested waiver of improvements on N.E. 4th Street. He advised the applicant's intent to separate the plat from the subject street as well as from multiple family developments to the south of the site, and expressed objection to provision of sidewalks along the north side of N.E. 4th Street because it was contrary to the intent of the developer to encourage pedestrians to enter the plat. He reported that water improvements, landscape screening and half-street paving on N.E. 4th Street would be provided in the plat. The Examiner requested testimony in support of the application. There was no response. He then requested testimony in opposition to the request. Responding was: a 1 PP-236-78 Page Two Warren Withers 450 Index Place N.E. Renton, WA 98055 Mr. Withers was affirmed by the Examiner. He inquired if' the view from his home would be obstructed by proposed homes in the plat. Mr. Clemens stated that the topography of the site indicates that lots will be situated no higher and possibly lower than the existing street. The Examiner advised that proposed building heights are not normally a subject of preliminary plat review, and suggested that the developer be contacted regarding the matter. Responding was: • Betty Withers 450 Index Place N.E. Renton, WA 98055 Mrs. Withers was affirmed by the Examiner. She advised the narrow, inadequate condition of Index Place N.E. and inquired regarding proposed improvements to the roadway. Mr. Clemens reported that although he was uncertain if improvements to the eastern half of I the roadway would occur, improvements including curbs, gutters, sidewalks, paving and street plantings would be provided on the western half of Index Place N.E. The Examiner suggested that it may be feasible for homeowners to form an L.I.D. to improve the eastern half in conjunction with proposed street improvements provided by the developer on the western portion. Mrs. Withers referenced Mr. Norman's comment relative to discouragement of pedestrians utilizing N.E. 4th Street and noted that Metro transit routes pass the site two blocks to the east which would necessitate utilization of N.E. 4th Street for access. Mr. Clemens also expressed concern regarding access to city parks and recreational facilities within the plat from N.E. 4th Street. Nr. Norman indicated that pedestrians could utilize N.E. 5th Place which will be fully improved. The Examiner referenced Section 0.4 of Exhibit #1 which recommends a 30-foot width for pipestem roads and inquired regarding the justification of the Traffic Engineering Division recommendation of a 10-foot increase in width. Mr. Clemens surmised that the purpose of the increase in width is to allow greater space between proposed driveways in the plat. The Examiner inquired if proposed lot widths conform to requirements of the SR-1 zoning district previously reviewed by the City Attorney. Mr. Clemens responded affirmatively. The Examiner referenced Section P.4 of Exhibit #1 which recommends construction by the developer of initial recreational improvements in the central open space area, and inquired regarding the concept envisioned by the Planning Department. Mr. Clemens reported the department's intent for provision of recreational equipment for younger children such as jungle jims, swings and slides. Mr. Norman indicated his concurrence with the principle of the recommendation but objected to specific improvements denoted by Mr. Clemens. He reported that future residents of the plat may wish to express preferences for design of proposed recreational areas and the applicant objected to proceeding with installation of capital improvements until such review occurs. The Examiner requested clarification.of Fire Department concerns regarding cul-de-sac length. Mr. Clemens reiterated comments from the Fire Department regarding impeded safety if rights-of-way are blocked during emergency service. The Examiner requested clarification of the Planning Department recommendation to eliminate proposed open space from Lot No. 77. Mr. Norman indicated that the open space had been designated to protect the residence from the glare of oncoming headlights on the adjacent street, but he had no objection to the Planning Department revision. Mr. Clemens entered a letter received from the applicant as an exhibit as follows: Exhibit #4: Letter to Planning Department from Wall' & Redekop Corp. , dated October 26, 1978, requesting two exceptions and one waiver. The Examiner reported his intent to request further clarification from the Fire Department regarding the length of proposed cul-de-sacs and indicated that all correspondence would be attached to the Examiner's recommendation for transmittal to parties of record. There was no objection to the Examiner's proposal. The Examiner requested further testimony. Since there was none, the hearing on File No. PP-236-78, E-249-78, E-250-78 and W-251-78 was closed by the Examiner at 10:55 a.m. PP-236-78 Page Three 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 an 84-lot single family preliminary plat, an exception for a 614-plus-foot cul-de-sac, an exception for five pipestem lots, and a waiver of off-site improvements on N.E. 4th Street. ' 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. • 4. Plans for the proposal have been reviewed by all city departments affected by the . impact of this development. 5. There was no opposition to the proposal expressed. • 6. All existing utilities are available and in close proximity. 7. The proposal is compatible with the lot area and dimension requirements of Section 4-703 (SR-1) of Title IV and Section 9-1108.23.F. (3) of Title IX, Ordinance No. 1628, Code of General Ordinances. Five pipestem lots are proposed for which an exception was requested. 8. Approximately one acre of open space/recreation area is proposed in the near center of the plat. The applicant preferred to not define any recreational facilities in this area out of consideration to prospective residents. Staff recommended tot-lot type facilities. 9. The proposed 614+-foot cul-de-sac exceeds the 500-foot maximum permitted per Section 9-1108.23.A. (7) . A requested exception was favored by the Planning and Public Works • Departments due to the lack of reasonable alternatives without undue loss of potential lots. The Fire Department disfavored the exception due to potential congestion to and from fire equipment as a result of and during emergency situations in the cul-de-sac (see attached memorandum of November 21, 1978) . 10. Lot No. 77, which contains a pipestem, can potentially be combined with the proposed adjoining small open space area. The applicant indicated that this open space area, detached from the large open space area, is intended to screen the potential residence • on Lot No. 77 from headlight glare from the adjacent street. It was also stated • that this open space area could be made a part of Lot No. 77 and other screening measures taken on the property. 11. Access from individual lots is not proposed to N.E. 4th Street. The applicant favored an earth berm or similar buffer to prevent this access and screen the future residents from the street. Staff recommended a fence to accomplish this separation. and screening. 12. An approved plat currently exists on the property and must be vacated through the city. 13. Off-site improvements do not exist on N.E. 4th Street within the area. Immediately south of the proposal and across N.E. 4th Street construction of a multifamily development is occurring (Building Permit No. B-6150) . Off-site improvements are required in conjunction with this development. • 14. Off-site improvements will be installed within the west half of Index Place N.E. . 15. Storm drainage plans were not submitted. CONCLUSIONS: 1. The proposal provides for ". . .the protection of the public health, safety, welfare and esthetics. . .wholesome environmental conditions in. the community, adequate public services, and safe and functional streets and thoroughfares. " (Section 9-1101.2 - • Purpose) . However, contended is the safety, welfare and functionality of the proposed 614+-foot cul-de-sac, and off-site improvements on N.E. 4th Street. PP-236-78 Page Four 2. Due to the configuration of the property and the resultant cul-de-sacs, the pipestem lots are reasonable and largely unavoidable if a traditional single family subdivision is to be achieved (Section 9-1109.1.A and B) . Granting the exception for these lots will not injure the public welfare or other properties (Section 9-1109.1.C) . Therefore, the exception should be granted. However, the flexibility of Lot No. 77 (via deletion of the adjacent open space area) obviates the need for a pipestem configuration. This lot should be changed by incorporation of the open space area. 3. Per Sections 9-1106.2 (Preliminary Plat Requirements) and 9-1108.21 (Plat Improvement and Development Standards) it appears that waivers of off-site improvements are not permitted, but,thatdeferrals from the Board of Public Works are allowed. Therefore, since the Subdivision Ordinance does not contain such a waiver provision, the Examiner is constrained from acting upon the submitted waiver application. Any action relative to off-site improvements must be made by the Board of Public Works. Related to this issue on N.E. 4th Street is that the southerly multifamily development is required to install off-site improvements. The frontage of this development on this street is almost identical to the proposal. 4. The Planning Department indicated that its study of the southeasterly portion of the site containing the proposed 614+-foot cul-de-sac revealed that the natural constraints of the site precluded alternatives to the long cul-de-sac. Other alternatives werel principally either two cul-de-sacs from the proposed Ferndale Avenue N.E. or reducing the length of the proposed cul-de-sac. In their opinion the result of these j alternatives would unduly reduce the number of lots that could be created. Topography prevents connecting a street to Index Place N.E. A reduction of the cul-de-sac length would apparently eliminate approximately three lots (probably Lots No. 58, 59 and 60) . Unless another cul-de-sac is created these lots might become open space since access could not be provided to them. These circumstances impact the property, but it has not been adequately shown that reducing the cul-de-sac to 500 feet " . . .would deprive the applicant of the reasonable use or development of his land. " (Section 9-1109.1.A) . Instead, it appears reasonable to conclude that the loss of perhaps three lots may not render the proposal infeasible. In addition, it appears that cul-de-sacs beyond 500 feet) in length do not exist in the vicinity and that other subdivisions have been designed so as not to need the Exception (Section 9-1109.1.B) . Furthermore, testimony from the Fire Department indicates that some danger exists to the safety and welfare of future residents on the cul-de-sac (Section 9-1109.1.C) . Therefore, for these 1 reasons the requested exception should be denied. 5. Since the Subdivision Ordinance and the Comprehensive Plan do not define recreational facilities for subdivisions, it does not seem appropriate to require specific recreation equipment within the proposed open space area. This should remain the discretion of the applicant. 6. Due to lots along the southerly property line not requiring access to N.E. 4th Street the plat should provide restrictions to preclude this access. The potential number of curb cuts onto N.E. 4th Street could endanger the public health, safety and welfare. It appears appropriate that the plat certificate contain such a restriction and that some sort of barrier be provided along this street. An earth berm or fence is acceptable and should be evaulated relative to existing topography and vegetation. 7. Per normal requirements restrictive covenants should be prepared for maintenance i of the open space area by a homeowners ' association. 8. As herein recommended, the preliminary plat makes adequate provision for the public health, safety, welfare, open space, streets, utilities and the public interest will be served (Section 9-116.2.E. (2) - City Council) . RECOMMENDATION: Approval of the preliminary plat subject to revision as follows: 1. Reduction of the cul-de-sac of proposed N.E. 4th Court to 500 feet. 2. Expansion of Lot No. 77 to include the adjoining open space area. 3. Direct access from the southernmost lots precluded from N.E. 4th Street by a restriction on the plat certificate and creation of a landscape berm or fence along the southerly property line. ''4.. Vacation of the existing plat of the property. • PP-236-78 Page Five 5. Installation of off-site improvements. 6. Submission of storm drainage plans for review and approval of the Public Works Department. • 7. Submission with the final plat application of restrictive covenants providing for maintenance of open, space areas by a homeowners' association. Approval of the exception to allow four.pipestem lots (Lots No. 4, 10, 60 and 64) and, ' pipestem lots at the end of the 500-foot cul-de-sac. Denial of the waiver of off-site improvements. Denial of exception for a cul-de-sac beyond a 500-foot length. ORDERED THIS 28th day of November, 1978. • • i 1• • L. Ric %e.ler Land Use Hearing Examiner • • TRANSMI'rrJD THIS 28th day of November, 1978 by Affidavit of Mailing to the parties of record: • Wall & Redekop Corp. , 400-108th Avenue N.E. , Suite 412, Bellevue, WA 98005 John Norman, Norman Associates, Inc. , Evergreen Building, • Suite 509, Renton, WA 98055 Mr. & Mrs. Warren Withers, 450 Index Place N.E. , Renton, WA 98055 TRANSMITTED THIS' 28th day of November, 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 December 12, 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. INTEROFFICE MEMO TO: MR. RICK BEELER, PUBLIC HEARING EXAMINER DATE: NOVEMBER 21, 1978 ' I ' I FROM: RENTON FIRE DEPARTMENT ' • ' 'SUBJECT: H I GHBURY PRELIMINARY PLAT • • • PROPOSED CUL-DE-SAC OF 614' FEET IN THIS DEVELOPMENT CREATES A PROBLEM FOR OUR DEPARTMENT BECAUSE ANY BLOCKAGE AT ITS ENTRANCE COULD HINDER 'AND DELAY EMERGENCY SERVICE TO PERSONS AND/ OR PROPERTY. • EVEN IF ENTRANCE OF EMERGENCY EQUIPMENT COULD BE MADE, CONGESTION IS CREATED DUE. , TO THE NUMBER OF UNITS WHICH MUST RESPOND TO A STRUCTURAL FIRE, TURNING MOVEMENTS ARE LIMITED, AND EXITING OF VEHICLES IS HINDERED. AN ALTERNATE TO THIS LENGTH CUL-DE-SAC IS REQUIRED. THE FIRE DEPARTMENT RECOMMENDS MAKING THIS CUL-DE-SAC A THROUGH STREET. RECEIVED SINCERELY, CITY OF RENTON HEARING • R ARD I SL4VILlate AMA.,NOVI 1971' • • 718 .9,1Or11,1m ;':... ; • • • • • • • • • • • • • • • • ,. I ,; T.,,._ L� , -1 '� ' • . : , - • . , R—I- -• '1i— , I . i i..L9 k Y \ HE 7 . .' ~ �• • ' \ ....4. T i ; a / M •T ti _1 �•• r.+ ;r7 . ▪ L• 7 • ':' •' ••• .•1�_-k i • • • • • '— 1,I ; y„n a. 1puie2 . •/ ,' .y� M • • � ,:' e. lead • • I• T� _` + �r l 1• ' 7: :il- ••J •,' + f*�'�,rr:,. } u U- .„ le, 1 I A - I16.t+1 1•'!• •= ,,' .— � •' 4, . . •. 1 .! t •-, t•i ♦4!•• ••1.1•.fl ,: .,.i•11 t • 1 .i i • , • , .Y • . -'_• .1. •a.o.,. _ • C 2011 • .` I I •' 3i, i7i_ LLu1.ill.lr.1. • • !I \i..l.i.l. � �• •?,. . s ' • ' 1:-• '}`i I 1 ,•I.f:1 .1A � . M y �-�CQ e • • �'J I� . , / .i;.1.,: .••e.,;'• : ‘,.5r::. v.'s...ft:4,-17r.;..,., . .: 7/ ' .,. -;.• ',..'`'br \‘`'....";''',•.\\‘ - .\' . //' —0: ' / •.: 1,4P.,0/9", 0 . ,. ,,„,;2*/ ...;.1.,..,..i.,';...\•:\.7 f: . , _ L... . . . , ,„ • ug ,. . Ili .� • e _ 1 �r >' � � ,.�'' _ir . 1.. . , �rrt �� - _GREENWOOD �� • .�� I.� , CEMETERY • ` • �' I G D . /I� �\ • 1,� s 1 L. . , • ' • i� MQ Y� c. G w \V� ' . Frv. , . i ,,,:.• . _ 1 1 . G 1 •v• 1 CEM!'G�.I , • i J •. .• 'i. lif —_._.... ..__J ; .6 /JJ^ , / R ‘44�.: —2 R-3 ` d, _.- •4 • PRELIMINARY PLAT ; EXCEPTION ; WAIVER OF OFF-SITE IMPROVEMENTS : . WALL AND REDEKOP CORPORATION ( HIGHBURY PARK) I. • APPLICANT WALL AND REDE•KOP TfTAL AREA 21i. acres ` PRINCIPAL ACCESS Edmonds Ave. N. E. and N. E. 5th Pl . with internal extensions as necessary. . EXIS-ZING ZONING SR- 1 , Suburban Resi.dPnce EXISTING USE Undeveloped PROPOSED USE 84- lot single family residence subdivision • COMPREHENSIVE LAND USE PLAN Single Family Residential COMMENTS • • t.. . . . . . . . . • . . . • ' . , . . • . . . . . ..., . ' . . ,. . . . . , . . . ' • - il '' ' '-:.. 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RECEIVED CITY OF RENTON HEARING EXAMINER PLANNING DEPARTMENT NOV211978 PRELIMINARY REPORT TO HEARING EXAMINER AM PM PUBLIC HEARING 718.9'10,11t12`1421314e5o6 NOVEMBER 21 , 1 978 EXHIBIT No i/ ITEM 4O APPLICANT : WALL & REDEKOP CORP. ( HIGHBURY PARK FILE NUMBERS : PP-236-78 ; E-249 , 250-78 ; W-251 -78 A. SUMMARY OF REQUEST : The applicant proposed to subdivide 21 ± acres located, at the northeast corner of NE 4th and Edmonds Avenue NE into 84 single family lots . B . GENERAL INFORMATION: 1 . Owner of Record : WALL & REDEKOP CORP . 2 . Applicant : WALL & REDEKOP CORP . 3 . Location : Northeast quadrant of NE 3th and Edmonds Avenue NE , south of NE 5th Place and west of Index Place NE . 4. Legal Description : A detailed legal description is available on file in the Renton Planning Department . 5 . Size of Property : 21 ± acres 6 . Access : Edmonds Avenue NE and NE 5th Place with internal extension! as necessary . 7 . Existing Zoning : SR- 1 , Suburban Residence : 7500 square feet minimum lot size . 8. Existing Zoning in the Area : Zoning to the west , north and east is R- l . To the south is R-4 and GS-1 zoning . 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: The proposal is to subdivide 21 ± acres into 84 single family lots conforming to the SR- 1 zoning district ( 7500 square feet minimum lot size) . In order to achieve the proposed layout, the applicant has requested an exception to the 500 ' maximum length for a cul -de-sac , an exception to provide for pipestem lot arrangement for lots 4, 10 , 60 , 64, and 77 . The applicant has also requested waiver to the requirement for off-site improvements for NE 4th Street . D . HISTORY/BACKGROUND: The subject property was annexed by Ordinance 1789 of September 9 , 1959 . The current SR- 1 zoning was approved by Ordinance 2497 of August 31 , 1964 . . I PLANNING DEPARTMENT PRELIMINARY REPORT TO HEARING EXAMINER PUBLIC HEARING : WALL & REDEKOP CORP ; FILE NOS : PP-236-78., NOVEMBER 21 , 1978 E-249-78 , 250-78 PAGE TWO W-251 -78 E. PHYSICAL BACKGROUND: 1 . Topography : The natural topography of the site has been modified by what appears to have been quarrying of the site at some previous time. The site forms a partial bowl with topography sloping generally from east (elevation 305 ' ) to west (elevation 250 ' ) . The overall westerly slope is about 4% with smaller areas of slope in the 20% plus range. 2 . Soils : Arents , Everett material (An ) . Permeability is rapid , and the available water capacity is low. 1Runoff is slow and the erosion hazard is slight. This soil is used for urban development. Everett gravelly sandy loam , 15-30% slopes (EvD ) . Permeability is rapid . Runoff islmedium to rapid and the erosion hazard is moderate to severe. Most of the acreage is used for timber . Indianola loamy fine sand 15-30% slopes ( InD ) . Permeability is rapid . Runoff is slow and the erosion hazard is slight. This soil is used for timber. Ragnar- Indianola association , sloping (RdC ) . Permeability is moderately rapid to rapid. Runoff is medium and the erosion is moderate. These soils are used for timber . 3 . Vegetation : As indicated above , the site was used as a quarry at one time and the natural vegetation has been disturbed. Now on the property is scrub grass and brush with • medium age alder and maple trees intersperced across the site . 4 . Wildlife : The site is the last remaining undeveloped and generally undisturbed sites in the neighborhood . It is expected that small animals and various types of birds may be present on the site . 5 . Water: No surface water was noted on the site. 6 . Land Use : To the west , north and east are single family homes . To the south is a currently under construction high density multiple family development. F. NEIGHBORHOOD CHARACTERISTICS : The existing single family residential area to the north , west and east range in age from the 1940 ' s and 1950 ' s to the late 1960 ' s . 1 G. PUBLIC SERVICES : 1 . Water and Sewer : Six- inch and eight-inch water mains to the southeast of the subject site will provide service to the proposed plat. Eight-inch sanitary sewers in the same location will provide sewage disposal . All of these lines have been installed pursuant to the Vantage Poinit condominium development immediately to the south on NE 4th Street . 2 . Fire Protection : Fire protection will be provided by the Fire Department in accordance with ordinance requirements . 3 . Transit: Metro Transit Route #42 passes the site on Edmonds Avenue NE . Metro Transit Route #107 make a loop around the Vocational School some two blocks to the east. 4. Schools : Highlands Elementary School is located 3/8 of a mile to the north . McKnight Junior High is about one mile to the north . Hazen High School is about 1 1 /2 miles to the northeast. 5 . Parks : Windsor Hills Park adjoins the site to the west across Edmonds Avenue NE. 1 PLANNING DEPARTMENT PRELIMINARY REPORT TO HEARING EXAMINER PUBLIC HEARING : WALL & REDEKOP CORP ; FILE NOS : PP-236-78 NOVEMBER 21 , 1978 E-249 , 250- 78 . PAGE THREE W- 251 -78 H. APPLICABLE SECTIONS OF THE ZONING CODE : 1 . Section 4-703 , SR-1 , Suburban Residence . 2 . Section 4-706 , R-1 , Single Family . 3 . Section 4-709B , R-4, Multiple Family . I . APPLICABLE. SECTIONS OF THE COMPREHENSIVE PLAN OR OTHER OFFICIAL CITY DOCUMENTS : 1 . Subdivision Ordinance , Section 9-1106 . 2 ; Preliminary Plat Requirements . 2 . Subdivision Ordinance , Section 9-1109 ; Exceptions . 3. Subdivision Ordinance, Section 9-1105. 66 ; Waived Improvements . 4 . Land Use Report , 1965 , page 11 , Residential . J . IMPACT ON THE NATURAL SYSTEMS : Development of the subject site will disturb soil and vegetation , increase noise and storm water runoff and have an effect on traffic levels in the area . However , through proper development controls , these impacts can be minimized . K. SOCIAL IMPACTS : The subject proposal will result in an increase in population in the area and provide opportunities for increased social inter- action among the area residents . L . ENVIRONMENTAL ASSESSMENT/THRESHOLD DETERMINATION : Pursuant to the City of Renton ' s Environmental Ordinance and the State Enviornmental Policy Act of 1971 , as amended , RCW 43- 21C , a declaration of non-significance is issued based upon inclusion within the plat of open space and recreational areas . 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. 0 . PLANNING DEPARTMENT ANALYSIS : 1 . The subject site is zoned SR-1 Suburban Residence ( 7500 square foot minimum lot size ) which is in conformance with the Comprehensive Plan. 2 . The proposed plat consists of -8-5- single family lots and a central open space area of slightly more than one acre. 3. The applicant has requested Exception 249-78 to the cul -de-sac maximum length of 500 feet. This court is 615± feet in length . If the court depth was reduced to 500 ' three lots would be eliminated . The Fire Department and Traffic Engineering Department responded specifically to this exception . The Fire Department recommends against the request on the basis of public safety. The Traffic Engineering Division has recommended in favor of the request . Due to the topography of the property at this easterly end , it does not appear practicle to provide a street connection to Index Place NE. This reducing the cul -de-sac length from that proposed would require two parallel cul -de-sacs . This configuration PLANNING DEPARTMENT PRELIMINARY REPORT TO HEARING EXAMINER PUBLIC HEARING : WALL & REDEKOP CORP ; FILE NOS : PP-236-78 NOVEMBER 21 , 1978 E-249- 78 , 250-78 PAGE FOUR W-251 -.78 would require between 500 ' and 600 ' of width . A total of 480 ' is available. 4 . The applicant has requested Exception 250-78 to allow the design of five of the lots as pipestems . These lots are four ( 4) , ten ( 10 ) , sixty (60) , sixty-four ( 64) , and seventy-seven ( 77) . Traffic Engineering has recommended that if this exemption is granted that the pipestem portions of the lot be minimum of 30 feet in width . It should be noted that lot 77 , although occuring at an intersection is designed in such a manner that it could be considered an interior lot if the area delineated of "green space" were eliminated . If the exemption is granted all lots within the plat will conform to all requirements of the SR-1 district and subdivision ordinance . 5 . The applicant has requested Waiver 251 -78 to eliminate the public street improvements along NE 4th on the basis that the development is designed toward interior streets and that no benefit would be gained by this development. Building , Engineering and Traffic Engineering Division have all recommended against the proposed waiver. 6 . As noted by the requested waiver 251 -78 , 13 lots are designed with double frontage on both interior streets and NE 4th . Access should be restricted from NE 4th due to the collector nature of NE 4th in this area , and a decorative solid fence should be constructed to provide a uniform exterior appearance to this development . 7. The proposed interior open space area should be developed for recreational purposes concurrently with improvements and construction of homes in this area . Restrictive covenants providing for a homeowners association to provide perpetual maintenance should be made a part of this approval . 8 . The subject site has previously been platted with a number of streets being dedicated , but never developed . These streets must be vacated prior to completion of this plat approval . The applicant ' s engineer has begun the vacation process with the Board of Public Works . 9 . Final approval of plans for all public improvements must be granted by the Department of Public Works . 10 . Additional comments on this development are attached for consideration . P . PLANNING DEPARTMENT RECOMMENDATION : It is recommended that Exception 249-78 be approved . Although , the Fire Department has expressed concern regarding potential public safety on the proposed 615± foot long cul -de-sac , only 3 additional lots are provided by the added length . Further, the topography to the east and south is steep making street access difficult, access is precluded to the north due to existing homes , and the width of the property in this vicinity precludes development of two parallel cul -de-sacs . Therefore , the provisions of 9- 1109 appear to have been met, and the potential hazard to the public welfare appears to be small . It is recommended that Exception 250-78 be approved . Due to the topography and size and shape of the subject site , the requirement! of 9- 1109 have been met. Lot 77 should be developed as an interior lot as suggested in the analysis section of this report. PLANNING DEPARTMENT PRELIMINARY REPORT TO HEARING EXAMINER PUBLIC HEARING : WALL & REDEKOP CORP ; FILE NOS : PP-236-78 NOVEMBER 21 , 1978 E-249- 78 , 2.50-78 PAGE FIVE W-251 -78 It is recommended that Waiver 251 -78 be denied . Although , the subject plat will not benefit directly by the construction of public improvements along NE 4th , the public as a whole must be considered in relationship to this collector street. With- out improvements provided by this development , this portion of NE 4th will remain in a partially improved condition , and potentially hazardous as traffic from adjoining developments , including this plat, occurs . The requirements of 9- 1109 do not appear to have been met. It is recommended that the plat be approved , subject to the following conditions : 1 . Street names must be coordinated with the Building Division. 2 . Access be restricted to this plat from NE 4th from the end of the curb radius of lot 70 with NE 4th westerly to the intersection of Edmonds Avenue NE . 3 . A decorative , solid fence should be constructed by the developer, of a design to the approval of the Planning Department, separating NE 4th from lots 70 , 64 , and 71 -84 . 4. The developer shall construct the initial recreational • improvements of the central open space area . The plans for said improvements shall be approved by the Planning Department. 5 . Restrictive covenants providing for perpetual maintenance of the recreational area by a homeowners association shall be recorded concurrently with the subject plat. 6 . All required street vacations shall be completed prior to approval by the Public Works Department of the necessary improvement plan for utilities , streets and storm drainage. 7 . No clearing or grading shall occur until all required improvement plans have been approved . , • pp 1 1\ � . :::{:•_::".j—r,[:..,.;,,...,,,,,i'im:784,• . M. . . q ; .l• 1 .I , I ; •c .`.1. yyl 1 Ay�•y.dam` • rjl7 I {h _ -i ,. . , 5 , .._�'.`': + •-. .-1 'i1"VI'':ii�-• l:'l°• ° • • •I�,�\\` ''1\ :�INI .• ::-; . I ® -•-• �P\• • - •,.\ yi= 1,. i, ': ' ''' 1'i 1 :.----;1,•l}.••I, • 1,0,1,C.�i R,I(I. ,i.II,6' , ga Wit..' .ii N•* � 1 e' • DI --t'I..-LT i , v4 D ��° •t®v N1! ! 4i • •pci , , - .:::';'NEIRB, 4."4-*., n_m egittl_, CPw."4141.14, 1:11 --; .'--: I-2°-. ' ,-,a 1 y � ;, ` --�'" ' r 14.i� L1, •..'...)'dAQ,�• 1::, I A N•E. •„P `r ryJ� e V+,eJl �f n 2 - S !.'.! i , I A . .,• M.E.1.M e6 1 1 • • r iu.e ,,i 2 Q 24, , s _ • r ' u 10 !� gees. o ' ©esR �►�ae r a� ; .�..M'._ . , :� —�,,.i;►.►:r.r.fa p' / = r eases. �e� Nord �' �. \ 4rite;,11_,,, - 1 - . • - 4O~ill Ma,in. : • A,,.,k\ i �� _2" S c r _ • s ♦ y 1 I ' . , I , !� / I ,' \.. \- .'2�� .per e` ,/ y'.>v /�r ' a .,,� ' • • � - '\���7��,' -4 1--. ,,,i� :__ •• ` =� Zo L ki ,t/i fiii. \s,, , .___ . :. ...., :e. ale• . - ::-L-6-1-1- . 1 G 9 i \ ro �rti , GR ENWjOOD -°° CLMETRY •I \ •\ G,�_ ,/ / B E N R-4 \\ • °N��J�� r .� - ,/0/ i CI D 1 I a -5 \\ \ ' // - - ._.1. -- , ----—J MOy \ , Olig,fi bpi ._ G&_-I \ \ I / s� al�,.• I Qj If G I al;. \MTOaVET 1 1 //�/�I N r IINIII Gill p CEMETERY 1 1 /' / 1 , / $,,,\ . . 4 • 4110 i 1 1 1 / / • I /,/// R� R-3 I CO/ I 4 1 r / • yumeam.�'ran.:maa..sa•a ,_ . .. . - 1 , PRELIMINARY PLAT; EXCEPTION ; WAIVER OF OFF-SITE IMPROVEMENTS : i WALL AND REDEKOP CORPORATION ( HIGHBURY PARK) I, !i f APPLICANT WALL AND REDEKOP TOTAL AREA 21± acres . E' PR I NC I PAL ACCESS Edmonds Ave. N.E. and N.E. 5th P1 . with internal extensions as necessary. 2 EXISTING ZONING SR- 1 , Suburban Residence • EXISTING USE Undeveloped • PROPOSED USE 84-lot single family residence subdivision COMPREHENSIVE LAND USE PLAN Single Family Residential COMMENTS • • -I 1 ? , .... ,.-.,:_l.i.:,.--c.•-: -t).-.. v•-; . \---- i •. •.. .„,..:..-.,,,.... . , • .: . ., • ._. • .... -:-... _ .-./. ..-.i;Ian •.r,' '....1....:'' 4•11 47 -"".'.. i 00 410 „ •• '500 • s':.;. H 1 S tl a 10) Y R PARK ... .. ,•., , , • , 7 - ... ' .• as ) . Z: .- 4 2 U.1. 41 ". 1 40 F: 39 43 .; "• .- • 1. -I • •••••• . • °,r2 -._ il:1: NIGMEIUlelle PA• ::: . . r. 1 . R-4 . , • I ••••55 50'• Pr e i‘nikiActri pt...t. _ n • ...., • '. .40 ..• . 151 .• • t•Cati.i e 6, • . ,., 7 . 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I i* " 17: 4.. ... a : ••0 7. •44.5,07"• 1 4.1 99.9 V er• . e•• 1 • :?.:..! 6 :.///a/° /47/ / /5/ 7 / //'`. .,. •s r re,-, •a •:as:••;.-••.,.4•8 41 // / / 27 • a•sr ea'.r 56 • , • is.. •: 12 : •‘i . , :1 zoo0 ,,K.AI •ei••a s•u•. ff.,. . : •s oC • 59 '2 6 0 15 1 • ss • •••••••., • •• •• • . .• .•'. ,/,/ / // / , ,...,. . /I: . \ . Litt. .:.• ... -...r 7 . / / • . / . 0.E N j SPACE/• / 4 9 -,... ; c. •ss-.•or se: '‘..:• ':.'• ./ ,• / / , / /' :- - - \"' 58 65 , • . / .' / • /,- - ••0-:,• a 9. • • 4111k-44‘1 • ,. ' -• • ... l'•••s•se as-• / / ,/ ,,/ • ,' s, 2 6 ... 4400111:. ... •••'.,v'e• ;' •• Lx. . 7j4k*-?-' 1 ' .3' 0 '24./..:4,;(or./ •f! '. .,/ i ...- . . '•• er, ,,• .'. .,.':,, ':' SO•• L _ . • _ 5 0 •se s..s-.e''.,... ir „ 4" 4 4::,,:. 66 oo' •,'--0,, ' 8 ••,.. e7 .. 5 7 . -, •••. ..1. ,.4 66 r i - `.. . . • ....,...t... ,. , .,,s 4:**. n? • / , • ! '6.. • . . • • r? • ;.t . 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'40°.44 •••••Of 00.• 47 •t 00 •••• 4,51,' 44 00 8 ' •••••• nn • ' . : • : Z ' / ••IA 'WI 64 - : 8 3 " 62 v. 81 : 80 76 •:,s, 0 : .:: ..• •Is '.;!:: . r . ... ". , -. - -...: 7 5 •:,1', 74 ;: 7 3 ;v- 7 2 t i • .. ': 64 ?,2 7 0 . . ROUTING SCHEDULE FOR APPLICATION • • TO : Finance Department • Fire Department ' II Library Department . ' • 0 Park Department • Police Department Public Works Department /(1-0 '1e'd 46"d-5 e Building Div . $ Engineering Div . 40 Traffic Engineering Div . 0 Utilities Engineering Div . FROM: Planning Department , (signed by responsible official or his d i nee ) • AVn 01-gbilaY-21 DATE : '1D D /C6 • PLEASE REVIEW THIS APPLICATION FOR:• .�.1 REZONE rr-- 2* MAJOR PLAT• SITE APPROVAL ``�� SHORT PLAT SPECIAL PERMIT %'-` H1O WAIVER1 SHORELINE MANAGEMENT PERMIT OR EXEMPTION AND RETURN TO THE PLANNING DEPARTMENT ) p WITH ANY COMMENTS YOU MIGHT HAVE , BEFORE II Id 7b REVIEW. BY OTHER CITY DEPARTMENTS : Department : Comments : c, L1j .r' /; //' 1. '� 1 t r1_ ' �:�, >1. ��,� S 'ri.,�. t�.. `�✓� t j) •F' ;. Signature of Director or•--Authorized Representative Date REVIEW BY OTHER CITY DEPARTMENTS : Department : •-_ /,fr. Comments : Piec; // woe-xtNrS ALA-/0 /c.• /,lvs7,1 6 4 S 4>19 cec Ge j<6-e 1 CA, - , , 7� 7f (' �o.� /_�c: G?/G%j:-v' b .G'y l7>/J OG`0,'. 2 X .L Cat _OG_ SIC . 'g"x/x �i,t. O/" / .CG,�/i C �'� /L G7 �/C /a G/G� SS n-�1 L /lL / d71-rGS %T /.V C/-1G47.GL-ALCY /11 GLGa/z _ J / / /7J Signature of Director or Authorized Represe, fative Date REVIEW BY OTHER CITY DEPARTMENTS : • Department : .ee.,t, • Comments : cf.( S 'XL. •,h31I4 ( ✓-Q- -�� c�-�.._ y1 st, s4w<.1 . .// • ed/3//7d! Signature .of Director or Authorized Rep esentative Date REVIEW BY OTHER CITY DEPARTMENTS : Department :. l3TlL-LTllis Comments : l=1vCv►1-1ISrRl1v(, VOR RI.CIO 1l2l;( lfallTJ Cal= 0.1.1G.'ly!EC?.a - UWG5 V-150. wAcrait ..St? aIL R•134U i-utZ / t°PRO4 L., l.1, .UT►L.tTtli5 Clrr(s - i4./0r `i/ to d-Slz.vlz2 L1L T l� Lt l-I 1�►t c-46. 0J-4 /L>" l.i ct 1► c G v r--lo,l-t UTtL 1T11eS CeU1IZ►{!-I Ors T 5 Mt!$r 13l''L 1-Ia i 07-1. ly.fv el- Signature of Director or Authorized Representative Date REVIEW BY OTHER CITY DEPARTMENTS : Department : �,�, F!%E /t1l�2/0IC` t, +-t.1 , )T a c-r''&Q l,�i Ul Y l•rG !C'.$ �G: l-r . �3 2 1/ { fiy.� �7 tJ / t-w�7 d 1 C Y r' y Comments.: .. Eee 1,3 Ls j`'1 -7-�c.��e� v� v1 /o p• s<•-,-ate� �ti�c� CC'./'f'jO�r `cl-Y u �� - d �� T1 i"'^ .� -•e..N (: ,�� a eIL t 7r�.t cS o 1 1 5- e_ C i/�-sA 1-e__41. �7�� 4 r'CC&S f 3 J .1/c'.ve. (vp titQ.v. Lk E 3p Gsi ' V-C. ;..)e S-}v e e-# r .l�o U v"d�-1--°cc n l� i �1 �► ; i e `: -r � C?U Vc-d -1_ y oU- ' y,I S C' l{ 1�L0 Ltd c c.. `�,v, C.....7J (e ' L? • Ft ///3/70 Signature of Director or Authorized Representative Date , REVIEW BY OTHER CITY DEPARTMENTS : Department : Comments : • Signature of Director or Authorized Representative Date ROUTING FOR REVIEW OF ENVIRONMENTAL CHECKLIST FORMS TO: O Finance Department 11 Fire Department Library Department Park Department Police Department 0 Public Works Department XG ' • Building Div. f Engineering Div. ' 0 Traffic Engineering Div.- 0 Utilities Engineering Div . FROM: Planning Department, (signed by responsible official or his designee), ,41p6trA6u-6 10vlib �99I ; Application .No . : SUBJECT : _ Review of ECF- ��Bp'f�i () ji Park_ � i/ ithAction Name : / 4- M41 , rk Please review the attached. Review requested by (date) : 0 io fb Note : Responses to be written in ink. ' REVIEW BY OTHER CITY DEPARTM TS : //),/ Department : ,%g,„�, C ,...0.*,..,-,-________ 0 Approved ❑ Not Approved Comments : fr7 c .,,71 J C ca jam``//G4e.�- % e 2) � ' f/ /-;1- ---,G-e-x, e-/: t#7/At-*---f---- /o---3 a-7...) Signature of Direc or Authorized Representative Date REVIEW BY OTHER CITY DEPARTMENTS : Department : - /, 0 Approved J .,(Not Approved Comments :' I ' 27 / / A:LI , /r/ /725) Signature of Director or Au horieed Representative Date REVIEW BY OTHER CITY DEPARTMENTS : Department : 0:100 camedIrtIptvoved Nt4A147;oZi • ais(--4". Signature of Director or Authorize Representative Date REVIEW BY OTHER CITY DEPARTMENTS : Drgartment : Approved LINot ' ApPrOved Comments : _ . 7,sf. Signature of Director or Authorized Representative Date REVIEW BY OTHER CITY DEPARTMENTS : fte_partment : va (//e E e Approved i pot Approved CoeMents : 3 17 _e or de- veLL J./ .S I 0 ),L); e_ c72 ,?7:7 79- 77:%) //' ( 11461- • 172 / --- Signature of Director or Authorized Representative Date REVIEW BY OTHER CITY DEPARTMENTS : Department :i Approved Ell Not Approved Comments : Signature of Director or Authorized Representative Date PROPOSED/FINAL DECLARATION OF SIGNIFICANCE/ICON-SIGNIFICANCE PP-236-78, E-249-78 Application No . E-250-78 , W-251-78 0 PROPOSED Declaration Environmental Checklist No . ECF-398-78 OX FINAL Declaration Description of proposal Proposal to subdivide 21± acres into 84 single family lots . Proponent WALL .AND REDEKOP CORPORATION Location of Proposal Northeast corner of N . E . 4th and Edmonds Ave. N . E . Lead Agency RENTON PLANNING DEPARTMENT This proposal has been determined to 0 have xo not have a significant adverse impact upon the environment . An EIS ❑! is pis not required under RCW 43 . 21C . 030 (2 ) (c ) . This decision was ma a after review by the lead agency of a completed environmental checklist and other information on file with the lead agency. Reasons for declaration of /environmental significance : This ; declaration is approved based upon inclusion within the plat of open space and recreational areas which will be developed in a manner to minimize any overall adverse impacts . The subject plat has been reviewed and evaluated by appropriate parties and departments and if developed as proposed and with proper development controls will not adversely affect the environment . 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 significance and issue a (proposed/final ) declaration of non-significance : . - i Responsible Official Gordon Y . Ericksen Title Plan . ifvfdrec or Date November 151, 1978 Signature ,1--/ City of Renton Plannina Deoar- tment. WALL & REDEKOP CORPORATION 412 400 108th AVE. N.E. • BELLEVUE, WA 98004 •453-8925 October 26 , 1978 Rcr���itD C.� i • 2 1a72 City of Renton Planning Department OCT► City Hall � �! 200 Mill Ave. South ' s:-9,1, K ; Renton, Wa. 98055 Gentlemen: Highbury Park We request three exceptions in our Highbury Park Plat. The first exception is to have a cul-de-sac 614. 85 feet long on proposed N.E. 4th Court. This is necessitated by topography and road system lay-out and would in my ��. opinion serve the best interests of the furture home owners in Highbury Park. The second exception is to have pipe stem lots for lots four (4) , ten (10) , sixty (60) , sixty-four (64) , and seventy-seven (77) per Section 9-11108-23-F (3) (D) of the City of Renton code. The physical constraints of the „Till' property such as topography, access, and the property configuration precludes the development of these lots with- out use of pipe stem access. The third exception is on development and improving N.E. 4th St. . We request that an exception be granted on pav- ing, curbs, gutters. and side walks on N.E. 4th St. . Per directions of the City of Renton. Planning staff the pre- liminary Plat was revised to restrict access on to N.E. SI, 4th St. from the thirteen (13) adjoining lots, numbers ' #71 - #84 . As a result roads will have to be developed within the Plat .to serve these lots. Construction of a sidewalk on N.E. 4th St. could not be used by residents RECEIVED Continued . . . CITY OF RENTON HEARING EXAMINER NOV 211978 AM EXHIBIT NO. ypp nn "2 1 PhP ITEM NO - �� w • of Highbury Park due to the. 'restricted access and the steep topography along the border between N.E. 4th and these lots. Enclosed is a check for $300.00 'for these requested exceptions. Yours truly, WALL 0 ORPORATTON • Ga trother Vi e-President Land Development II • • AFFIDAVIT I, Gary R. Strother , being ,duly sworn, declare that I am the owner of the property involved in this application and that the foregoing statements and answers herein contained and the information herewith submitted are in all respects true and correct to the best of my knowledge and belief. Subscribed and sworn before me this day of SRptPmhPr ' 1'9 7R o Notary Public in and for the State of Washington, residing at Bellevue • - (Name' of Notary Public) (Sig..±-ature of Owner ;11, ') Gary R, Strother Vice-President, Land Development 1 ,\ • Wall & Redekop Corporation Address) '#41 7 4nfi 1 f Sth AvP _ N (Address) • • ia (City) ' (State) ( y ) • 45R-R97E (Telephone) • (FOR OFFICE USE ONLY) CERTIFICATION This is to certify that the foregoing application has been inspected by me and has been found < -- t_ prough and complete in every particular and to conform to the r e5'a E 1ations of the Renton Planning Department governing the f ' ng l lde`pplication. Date Received 19 By: • • y''/NG D�pP� • Renton Planning Dept . 2-73 CITY OF RENTON SHORT PLAT PLA EPLICATION FILE NO . X R aa DATE REC' D. /0 ^ /MAJOR PLAT C; J///�%g TENTATIVE -� �j 11 1APPLICATION .FEE $ / //�aXPRELIMINARY ENVIRONMENTAL FINAL .3c1 1 REVIEW FEE $ ..p W RECEIPT NO. A`-4 SM NO. \NG 111 ' PUD NO . APPLICANT TO COMPLETE ITEMS 1 THROUGH 7 : Highbury Park 1. Plat Name & LocationBetween Edmonds Avenue Northeast and Index Place Northeast Southward extention of Ferndale Avenue Northeast 2 . No. Lots 84 Total Acreage 21 Zoning SR-1 3 . Owner Wall & Redekop Corporation Phone 453 8926 Address 400 108th Ave. , N.E. , Suite 412, Bellevue, Wa 98005 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 ( ) Sanitary Sewers ( x ) Water District No . ( ) Dry Sewers ( ) Septic Tanks 7 . Vicinity and plat maps as required by Subdivision Ordinance. 8 . DATE REFERRED TO: ENGINEERING PARKS BUILDING HEALTH TRAFFIC ENG. STATE HIGHWAY FIRE COUNTY PLANNING BD. PUBLIC WORKS OTHER 9. STAFF ACTION: TENTATIVE PLAT APPROVED DENIED APPEALED EXPIRED 10. LAND USE HEARING EXAMINER'S ACTION: SHORT PLAT APPROVED DENIED PRELIMINARY PLAT ' APPROVED DENIED FINAL PLAT APPEALED EXPIRED 11 . CITY COUNCIL ACTION: PRELIMINARY PLAT APPROVED DENIED FINAL PLAT APPEALED EXPIRED 12 . DEFERRED IMPROVEMENTS : DATE DATE BOND NO. AND TYPE GRANTED EXPIRES AMOUNT Planning Dept. Rev. 1/77 CITY OF RENTON, 'WASH I NGTON ---- ENVIRONMENTAL CHECKLIST FORM Or cka_NEN 0 \\ • . �GT: 13 FOR OFFICE USE ONLY a - " ��// . . . Application No. r ' Environmental Checklist No. et — 391-7F PROPOSED, date: FINAL, date: ® Declaration of Significance ( Declaration of Significance- ' . .: ® Declaration of Non-Significance ® 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 I . BACKGROUND - 1. Name of Proponent Wall & Redekop Corporation 2. Address and phone number of Proponent: 400 108th Avenue N.E. • Suite 412 Bellevue, Wa 98005 453 8925 3. Date Checklist submitted .)ct. 5, 1978 4. Agency requiring Checklist . City of RPnton 5. Name of proposal , if applicable: Highbury Park 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) : 84 lot subdivision with 7,500 square foot minimum lot size. Total property is 21 .0 acres. The subdivision is within a suburban neighborhood and has vehicular access from three directions. • 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 ) : - - I. Between Edmonds' Avenue Northeast and Index Place Northeast Southward extention of Ferndale Avenue Northeast. The 16.5 acres has moderate wooded slopes with south border having • - greater slopes. 8. Estimated date for completion of the proposal : 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 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: , , .. No 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- I' posal ; if none has been completed, but is expected to be filed at some future date, describe the nature of such application form: - - i 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? - - _. X YES MAYBE :NO i... ..: (b) Disruptions, displacements , compaction or over- - .. n' - covering' of the soil? X .`_ .., YES ; MAYBE' NO (c) Change in topography or ground surface relief features? X YIDS— MAYBE (AT. • (d) The destruction, covering or modification of any X unique geologic or physical- features? YES MITE ff (e) Any increase in wind or water erosion of soils, X either on or off the site? 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 MAYBE WO- -- Explanation:— (b & c) construction''of 84 house's and - additional roadways = ' • 7r' • - :; : ;1.'A • j -3- (2) Air. Will the proposal result in: (a) Air emissions or deterioration of ambient air • quality? X YES MAYBt m0 • (b) The creation of objectionable odors? . • X YET MAYBE NO • (c) ' Alteration of air movement, moisture or temperature, or any change in climate, either locally or regionally?• YES MAYBE NO Explanation: (a) Increased traffic due to 81 additional houses. • • (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? . VET— RATITE NU— • (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_ surfacewater quality, including but not limited to • temperature, dissolved oxygen or turbidity? X YES MAYBE N- (f) Alteration of the direction or rate of flow of X • ground waters? 'YU— 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, • X . • or other substances into the ground waters? • ES. MAYBE KUM (i) Reduction in the amount of water otherwise available - X for public water supplies? . • YES MAYBE N Explanation: (b) Covering of land are a_c with stet,- driveways, and houses. • (4) Flora. Will the proposal result in: . i (a) Change in the diversity of species, or numbers of any species of flora (including trees, shrubs, grass, crops , microflora and aquatic plants)? . YES MAYBE (b) Reduction of the numbers of any unique, rare or endangered species of flora? YET— MAYBE 110 • (c) Introduction of new species of flora into an area, or in a barrier to the normal replenishment of existing species? . - . YES MAYBE NO • (d) Reduction in acreage of- any agricultural crop? . YES UM' 3 Explanation: (a) Some existing vegetation removed for houses and .. , streets (c) Possible introduction of new species with landscaping for houses. - . - " _; -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 RITTr NO (b) Reduction of the numbers of any unique, rare or ecies of fauna? 1 endangered sp YES. MAYBE . NO • (c) Introduction of new species of fauna into an area, i X I or result in a barrier to the migration or movement I of fauna? TES— MAYBE NO I (d) Deterioration to existing fish or wildlife habitat? XYES - MAYBE NO • Explanation: (a) Possible change in numbers of small animals and insects. (6) Noise. Will the proposal increase existing noise levels? XYES MAYBE , NO :. , Explanation:. : , Increased traffic from 81 new houses. (7) Light and Glare_.' ',Will the proposal produce new light or i glare? YES RIXTTE Nam_ Possible increase with street lighting. i $ Land Use. Will the proposal result in the alteration of the ( ) X pre or planned land use of an area? Y� ,M RATITE- NO I. =• Eplanation: (9) - Natural Resources. Will the proposal result in: . a., (a) Increase in ,the rate of use of any natural resources? -YES NO X • ( ) e anynonrenewable natu esour ?, �� i' ral r b Depletion of c e YES. YBE :NO Yi v ion Expl gnat " y .,. (10) Risk of U set. • Does the proposal involve a risk of an „ expbut notosionl or the release ofs hazardous deschemicalseors (radiation) XI but limited to, oil , pesticides , M YBE N� �' 'in the event of an accident or upset conditions? ' . -, Excel anati on: 74j1 tilt " i i ~ � (11) Popu_ lotion• Will the proposal alter the location, distri- ._ ; buts on, density, or growth rate of the human population ,,, ,,: of an area?. tion he population,= units will increase t P P Explanation- • '84 new housing of the neighborhood.. v- , ,t'! Y,i.r _ 1 1,.f - - tit , " 7 • -5- • • (12) Housinq. Will i— proposal affect existing housing, ur create a demand for additional housing? X • YES MAYBE NO Explanation: V • • (13) Transportation/Circulation. Will the proposal result in: (a) Generation of additional vehicular movement? . X •• • YES MAYBE NO ' (b) Effects on existing parking facilities, or demand for new parking? YES MAYBE NO (c) Impact upon existing transportation .systems? X YES MAYBE N T • (d) Alterations to present patterns of circulation or • movement of people and/or goods? X• 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 • YET- MAYBE NO • Explanation: (a) Increase in vehicles associated with 84 new houses. • (d) New roadways within the subdivision intersecting existing streets. (14) Public Services. Will the proposal have an effect upon, or result in a need for new or altered governmental services • . in any of the following areas : (a) Fire protection? X • YES .MAYBE KU— (b) Police protection? X YES MAYBE NO (c) Schools? X YES MAYBE NO (d) Parks or other recreational facilities? - X YES :,. MAYBE NO (e) Maintenance of public facilities, including roads? X YES • MAYBE NO (f) Other governmental services? X •• YES TRATETE NO Explanation: Increase in population may affect all of the above. • • • • • (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 YE- MAYBE NW— Explanation: • - • • (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 MBE NO • (b) Communications systems? • X — - • YES . ;MAYBE NO (c) Water? ... .. . . . : . . g - YES ,MAY E NO .." ; . . . . • - .... - -6- • • . !.,- - .. . •mew YES MAYBE O .- (d) Sewer or septic tanks? N . • •' , , . . YES Figilf ITU— .. (e) storm water drainage? , .. . . • - X O , • YES MAYBE N ., (f) Solid waste and disposal? • ' , Lx_p_Lallat- (d, New connections to exi sting sewer 1 i nes ) , 1 and storm water drainage lines. ; i' (17) Human Heal th.. Wi 11 thetprhotpioaslalheralstuhl itleiznertdhe(ecxrcelautdijonng X -illy hea I th hazard or po e , I ._ •: :TES— WATI27E F16-- ! II. mental health)? , ,, , anati on: • I : „, . • . . , . .. , .. : ' I 1 odbrs,,tlylicititohne of. (18) Aesthetics. Wi 11 the .Proposal toretshe iTly scenic vista or view open , piublhce, X Ii proposal result in thei I--' creation of anaesthetically offensive site open to public view? . . . . ' ... YES MAYBE NO 1 . ! • , i . . I, 1: I, X , of existing recreational opportunities? (19) Recreation. Will the proposal result in an impactuponth • YES RTaf KO— .. -:-.. quality or quantity .. , .. _ .i., t : . . ; -- ) ' , ,:. — • , -...,f, (20) Archeolo i cal Hi st.orilailc.a a terati on o a sign sad,lr thIssutldtriicnalan .., ntWiarichtehoel oPgri°cPa(-1 site, structure, object or building? . - ! . • Vt-S--- FP-11r- NO I, • • , - at.Ii—"i: , '';'.;-7..-i , ..., - • . .. ...„, _.... ..„..._ . II41'.,i -. .. ..1,.:- • •.'. z. __I.I., ...,_,:.I.22,-;,:•.:-,i., ;.:.:: "...:,.......7....-.17::.t,F'-"I;;:It,r,7 ",--I-:--.''..q.....: :I.:I.:I-: . III. SIGNATURE — - ' • . , . ••• .. % • wi t draw any decla- ration I , tunderstood that the lead agency m i . K4'...0 he undersigned, state that tO the best of My knowledge the above infor,Mation cklist;should Is true and complete. It is i+ there of non-significance that , might issue in reliance u 7.tihsi o's re on my part. be any willful misrepresenta.ti on or willful lack of fui , ( . Proponent ei-I47,,e.,.--s1 signed /,/ I Pai.I'P if I t!° 6 A ,ilzirtl . ,_ .. _ it name printed . ' i•'',D,I . . ._..... . - . ".‘j-i;•411 • . . . . • ' • - _ , . , :4_,•,...'.',U.S r . . , ..„.....,,... :. . .. RentOn .-,',..'; - "I'—I''':: :' -II: •II' :: . ' II -':'`'' City o 1 nni ng DeparmnIt -•, -.I.--','-J-I-I,' • " -.',--'-z 5,',f',';J l'. 5-76 -: : . ..----,-:J.,...,.. : -• ,...,.,-.-:-...:-,-_, l''.: : "''''.i..:': ''''':',.; .;'.,-'.,''..... -.• :. ' ,:, ', ',' :, : -, ,., :,. ...:,,::-.1' ..., ';',',',:',''':'-'.' :;f.::'.;':''L::::',-1",..,:','.,:!:::'`."''‘,.:...':..'. 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' :' -..', (':;::- ::::': ;,'::: .: '','.Q.:,.:;'•':.":.''.:'..;';'.'.,:';'.:: :-.1.:.:..,-'1 .:_fiL',":!3..."2-_:.:11. 1:2f,'--1.4.::..-2..:1 ,--'::t-..-1. 2::-,--;.,:::.;::,-, NOTICE OF PUBLIC NEARING RENTON LAND USE HEARING EXAMINER i RENTON, WASHINGTON A PUBLIC HEARING WILL BE BY THE RENTON LAND USE HEARING EXAMINER AT HIS REGULAR MEETING IN THE COUNCIL CHAMBERS, CITY HALL, IRENTON , WASHINGTON , ON NOVEMBER 21 , 19 78 , AT 9:00 A. M. TO CONSIDER THE FOLLOWING PETITIONS: 1 . MADELINE SLAVICK (STEVEN J . SCHNEIDER) , , APPLICATIONS FOR FOUR-LOT SHORT PLAT. APPROVAL , WAIVER OF OFF-SITE IMPROVEMENTS , AND' EXCEPTION TO THE SUBDIVISION ORDINANCE REGARDING PIPESTEM LOTS , Files 245-78 , W-246-78, and E-247-78 ; property located at N. E . 20th Street and Aberdeen Ave. N . E . in the vicinity of 2218 N . E . 20th Street. 2. BOSMAN COMPANY , APPLICATION FOR SPECIAL PERMIT TO CONSTRUCT PROFESSIONAL OFFICES IN P-1 ZONE , File SP-237-78 ; property located in the vicinity of 3713 Talbot • Road South . 3. WALL & REDEKOP CORPORATION (HIGHBURY PARK.) , APPLICATION FOR 84-LOT SINGLE FAMILY RESIDENCE SUBDIVISION PRELIMINARY PLAT APPROVAL , File PP-236-78 ; APPLICATIONS FOR EXCEPTION TO SUBDIVISION ORDINANCE RE . CUL-DE-SAC CONFIGURA- TION , File E-249-78, AND EXCEPTION TO SUBDIVISION ORDINANCE REGARDING PIPESTEM LOTS , File E-250-78 , AND APPLICATION FOR WAIVER OF OFF-SITE IMPROVE- MENT , File W-251-78; property located on the northeast corner of Edmonds Ave . N . E . and N . E . 4th St. i Legal descriptions of files noted above on file iin the Renton Planning Department. ALL INTERESTED :PERSONS TO SAID PETITIONS ARE INVITED TO BE PRESENT AT THE PUBLIC HEARING ON NOVEMBER 21 , 1978 AT 9 :00 A.M. TO EXPRESS THEIR OPINIONS. GORDON Y. ERICKSEN PUBLISHED November 10. 1978 RENTON PLANNING 'DIRECTOR CERTIFICATION .., ',, I , .:... <,. ` STEVE MUNSON - .:......:.:.....:,( ; ....;. ...,.,:.,: HEREBY CERTIFY THAT THREE COPIES OF THE ABOVE DOCUMENT WERE POSTED BY ME IN THREE CONSPICUOUS PLACES ON THE PROPERTY DESCRIBED ABOVE AS PRESCRIBED BY LAW. , ATTEST: Subscribed and sworn to before me, a Notary P blic, on tI e. ( _ day of NU\)Lvvt�Pr , 19 . SIGNED W , OF R4, THE CITY OF RENTON '° MUNICIPAL BUILDING 200 MILL AVE.SO. RENTON.WASH.98055 o d G 4; CHARLES J. DELAURENTI MAYOR • PLANNING DEPARTMENT 4Z) 235- 2550 O9RTFD SEPtEO4Q - j WALL & REDEKOP CORPORATION 412-400 108th Avenue N.E. (Suite 412) Bellevue, Washington 98004 RE: NOTICE OF APPLICATION ACCEPTANCE AND PUBLIC HEARING DATE FOR APPLICATION FOR PRELIMINARY PLAT APPROVAL OF AN 84-LOT SINGLE FAMILY RESIDENCE SUBDIVISION, File No: PP-236-78; AND (3) EXCEPTIONS TO THE SUBDIVISION ORDINANCE, File Nos:l E-249-78, E-250-78, and E-251-78; property located between Edmonds Avenue N.E. and Index Place N.E. Dear Gentlemen: The Renton Planning Department formally accepted the above mentioned application on October 27, 1978 . A public hearing before the City of Renton Hearing Examiner has been set for November 21 , 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 Gordon Y./ )..i cksen Planning Director1 .1 9 f /, By . l t;G'�/ 0(.�r�1a David R. Clemens, Associate Planner I i cc: Norman Associates, Inc. Evergreen Bldg. , Suite 509 Renton, Washington 98055 PLANNING DEPARTMENT PRELIMINARY REPORT TO HEARING EXAMINER PUBLIC HEARING NOVEMBER 21 , 1978 APPLICANT : WALL & REDEKOP CORP. ( HIGHBURY PARK) FILE NUMBERS : PP-236-78; E-249 , 250- 78 ; W-251 -78 A. SUMMARY OF REQUEST : The applicant proposed to subdivide 21 ± acres located at the northeast corner of NE 4th and Edmonds Avenue NE into 84 single family lots . B. GENERAL INFORMATION : 1 . Owner. of Record : WALL & REDEKOP CORP . 2 . Applicant : WALL & REDEKOP CORP . 3. Location : Northeast quadrant of NE 3th and Edmonds Avenue NE , south of NE 5th Place and west of Index Place NE . 4. Legal Description : A detailed legal description is available on file in the Renton Planning Department. 5 . Size of Property : 21 ± acres 6 . Access : Edmonds Avenue NE and NE 5th Place with internal extension: as necessary . 7 . Existing Zoning : SR- 1 , Suburban Residence : 7500 square feet minimum lot size. 8. Existing Zoning in the Area : Zoning to the west , north and east is R- 1 . To the soutr . is R-4 and GS-1 zoning . 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: The proposal is to subdivide 21 ± acres into 84 single family lots conforming to the SR- 1 zoning district ( 7500 square feet minimum lot size ) . In order to achieve the proposed layout , the applicant has requested an exception to the 500 ' maximum length for a cul -de-sac , an exception to provide for pipestem lot arrangement for lots 4, 10 , 60 , 64, and 77 . The applicant has also requested waiver to the requirement for off-site improvements for NE 4th Street . D . HISTORY/BACKGROUND : The subject property was annexed by Ordinance 1789 of September 9 , 1959 . The current SR- 1 zoning was approved by Ordinance 2497 of August 31 , 1964. 1--1 PLANNING DEPARTMENT PRELIMINARY REPORT TO HEARING EXAMINER PUBLIC HEARING : WALL & REDEKOP CORP ; FILE NOS : PP-236-78 NOVEMBER 21 , 1978 E-249- 78 , 250-78 PAGE TWO W-251 -78 E. PHYSICAL BACKGROUND: 1 . Topography : The natural topography of the site has been modified by what appears to have been quarrying of the site at some previous time. The site forms a partial bowl with topography sloping generally from east (elevation' 305 ' ) to west (elevation 250 ' ) . The overall westerly slope is about 4% with smaller areas of slope in the 20% plus range. 2 . Soils : Arents , Everett material (An ) . Permeability is rapid , and the available water capacity is low. 'Runoff is slow and the erosion hazard is slight. This soils is used for urban development. Everett gravelly sandy loam, 15-30% slopes ( EvD) . Permeability is rapid . Runoff isimedium to rapid and the erosion hazard is moderate to severe. Most of the acreage is used for timber . Indianola loamy fine sand 15-30% slopes ( InD ) . Permeability is rapid. Runoff is slow and the erosion hazard is slight. This soil is used for timber. Ragnar- Indianola association , sloping (RdC ) . Permeability is moderately rapid to rapid. Runoff is medium and the erosion is moderate. These soils are used for timber . 3 . Vegetation: As indicated above , the site was used as a quarry at one time and the natural vegetation has been disturbed. Now on the property is scrub grass and brush with medium age alder and maple trees intersperced across the site . 4 . Wildlife : The site is the last remaining undeveloped and generally undisturbed sites in the neighborhood . ' It is expected that small animals and various types of birds may be present on the site . 5 . Water: No surface water was noted on the site. 1 6 . Land Use : To the west , north and east are single family homes . To the south is a currently under construction high density multiple family development. F. NEIGHBORHOOD CHARACTERISTICS : The existing single family residential area to the north , west and east range in age from the 1940 ' s and 1950 ' s to the , late 1960 ' s . G. PUBLIC SERVICES : 1 . Water and Sewer : Six- inch and eight- inch water mains to the southeast of the subject site will provide service to the proposed plat. Eight-inch sanitary sewers in th,e same location will provide sewage disposal . All of these lines have been installed pursuant to the Vantage Point condominium development immediately to the south on NE 4th Street . 2. Fire Protection : Fire protection will be provided by the Fire Department in accordance with ordinance requirements . 3 . Transit: Metro Transit Route #42 passes the site on Edmonds Avenue NE . Metro Transit Route #107 make a . loop: around the Vocational School some two blocks to the east. 4. Schools : Highlands Elementary School is located, 3/8 of a mile to the north . McKnight Junior High is about one mile to the north . Hazen High School is about 1 1 /2 miles to the northeast. 5 . Parks : Windsor Hills Park adjoins the site to the west across Edmonds Avenue -NE. PLANNING DEPARTMENT PRELIMINARY REPORT TO HEARING EXAMINER PUBLIC HEARING : WALL & REDEICOP CORP ; FILE NOS : PP-236-78 NOVEMBER 21 , 1978 E-249 , 250- 78 PAGE THREE W-251 -78 H . APPLICABLE SECTIONS OF THE ZONING CODE : 1 . Section 4-703 , SR-1 , Suburban Residence. 2 . Section 4-706 , R-1 , Single Family . 3 . Section 4-709B , R-4, Multiple Family . I . APPLICABLE SECTIONS OF THE COMPREHENSIVE PLAN OR OTHER OFFICIAL CITY DOCUMENTS : 1 . Subdivision Ordinance , Section 9- 1106 . 2 ; Preliminary Plat Requirements . 2 . Subdivision Ordinance , Section 9- 1109 ; Exceptions . 3. Subdivision Ordinance, Section 9-1105 . 66 ; Waived Improvements . 4 . Land Use Report, 1965 , page 11 , Residential . J . IMPACT ON THE NATURAL SYSTEMS : Development of the subject site will disturb soil and vegetation , increase noise and storm water runoff and have an effect on traffic levels in the area . However , through proper development controls , these impacts can be minimized. K. SOCIAL IMPACTS : The subject proposal will result in an increase in population in the area and provide opportunities for increased social inter- action among the area residents . L . ENVIRONMENTAL ASSESSMENT/THRESHOLD DETERMINATION : Pursuant to the City of Renton ' s Environmental Ordinance and the State Enviornmental Policy Act of 1971 , as amended , RCW 43-21C , a declaration of non-significance• is issued based upon inclusion within the plat of open space and recreational areas . 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 . O . PLANNING DEPARTP•1ENT ANALYSIS : 1 . The subject site is zoned SR- 1 Suburban Residence ( 7500 square foot minimum lot size ) which is in conformance with the Comprehensive Plan . 2 . The proposed plat consists of 85 single family lots and a central open space area of slightly more than one acre . 3. The applicant has requested Exception 249-78 to the cul -de-sac maximum length of 500 feet. This court is 615± feet in length . If the court depth was reduced to 500 ' three lots would be eliminated . The Fire Department and Traffic Engineering Department responded specifically to this exception . The Fire Department recommends against the request on the basis of public safety . The Traffic Engineering Division has recommended in favor of the request. Due to the topography of the property at this easterly end , it does not appear practicle to provide a street connection to Index Place NE . This reducing the cul -de-sac length from that proposed would require two parallel cul -de-sacs . This configuration PLANNING DEPARTMENT PRELIMINARY REPORT TO HEARING EXAMINER PUBLIC HEARING : WALL & REDEKOP CORP ; FILE NOS : PP-236-78 NOVEMBER 21 , 1978 E-249- 78 , 250-78 PAGE FOUR W-251 -78. would require between 500 ' and 600 ° of width . A total of 480 ' is available. 4 . The applicant has requested Exception 250-78 to allow the design of five of the lots as pipestems . These lots are four (4) , ten ( 10 ) , sixty (60) , sixty-four (64) , and seventy-seven ( 77 ) . Traffic Engineering has recommended that if this exemption is granted that the pipestem portions of the lot be minimum of 30 feet in width . It should be noted that lot 77 , although occuring at an intersection is designed in such a manner that it could be considered an interior lot if the area delineated of "green space" were eliminated . If the exemption is granted all lots within the plat will conform to all requirements of the SR- 1 district and subdivision ordinance. 5 . The applicant has requested Waiver 251 -78 to eliminate the public street improvements along NE 4th on the basis that the development is designed toward interior streets and that no benefit would be gained by this development. Building , Engineering and Traffic Engineering Division have all recommended against the proposed waiver. 6 . As noted by the requested waiver .251 -78 , 13 lots are designed with double frontage on both interior streets and NE 4th . Access should be restricted from NE 4th due to the collector nature of NE 4th in this area , and a decorative solid fence should be constructed to provide a uniform exterior appearance to this development . 7. The proposed interior open space area should be developed for recreational purposes concurrently with improvements and construction of homes in this area . Restrictive covenants providing for a homeowners association to provide perpetual maintenance should be made a part of this approval . 8 . The subject site has previously been platted with a number of streets being dedicated , but never developed . These streets must be vacated prior to completion of this pl.at..approval . The applicant ' s engineer has begun the vacation process with the Board of Public Works . 9 . Final approval of plans for all public improvements must be granted by the Department of Public Works . 10 . Additional comments on this development are attached for consideration . P. PLANNING DEPARTMENT RECOMMENDATION : It is recommended that Exception 249-78 be approved . Although , the Fire Department has expressed concern regarding potential public safety on the proposed 615± foot long cul -de-sac , only 3 additional lots are provided by the added length . Further, the topography to the east and south is steep making street access difficult, access is precluded to the north due to existing homes , and the width of the property in this vicinity precludes development of two parallel cul -de-sacs . Therefore , the provisions of 9-1109 appear to have been met , and the potential hazard to the public welfare appears to be . small . It is recommended that Exception 250- 78 be approved . Due to the topography and size and shape of the subject site, the requirement of 9- 1109 have been met. Lot 77 should be developed as an interior lot as suggested in the analysis section of this report . PLANNING DEPARTMENT PRELIMINARY REPORT TO HEARING EXAMINER PUBLIC HEARING: WALL & REDEKOP CORP ; FILE NOS : PP-236-78 NOVEMBER 21 , 1978 E-249-78, 2.50- 78 PAGE FIVE W-251 -78 It is recommended that Waiver 251 -78 be denied . Although , the subject plat will not benefit directly by the co1nstruction of public improvements along NE 4th , the public as a, whole must be considered i.n relationship to this collector street. With- out improvements provided by this development , this 'portion of NE 4th will remain in a partially improved condition', and potentially hazardous as traffic from adjoining developments , including this plat, occurs . The requirements of 9- 1109 do not appear to have been met. It is recommended that the plat be approved , subject; to the following conditions : 1 . Street names must be coordinated with the Building Division. 2 . Access be restricted to this plat from NE 4th from the end of the curb radius of lot 70 with NE 4th westerly to the intersection of Edmonds Avenue NE . 3. A decorative , solid fence should be constructed by the developer, of a design to the approval of the Planning Department , separating NE 4th from lots 70 , 64, and 71 -84. 4. The developer shall construct the initial recreational improvements of the central open space area . Thel plans for said improvements shall be approved by the Planning Department. 5 . Restrictive covenants providing for perpetual maintenance of the recreational area by a homeowners association shall be recorded concurrently with the subject plat. 6 . All required street vacations shall be completed Prior to approval by the Public Works Department of theinecessary improvement plan for utilities , streets and storm ' drainage. 7 . No clearing or grading shall occur until all required improvement plans have been approved . • - i \\ "� /' ;'I'v I V �, 'Lily >n • • _ I . .,, t" '"� •,;• , wl Q�. . ..a 1, . I lff —':1 'F;' °•I f ' LiQL 1... • 111 I•' I. .l.l+ p. St self N ,�� : '•. =1'.a:::f `_f:.f' 1 1'_a' d [' 3' .' \\ • 1 '''°-"..8 Rip '7"#Ar 0 §two.% . i4 1 ,,_ ......af G�. Aa�P0�� 0�� C T. Q 9 °i MN:�� OO lekm �� ��O ' ••, Is- _ , . / ._. I N.E.7'r•,PL. ( `• TMO"' L e . �yy__ L di . I i��e<��� �� 0`• a•a O©.. �'r �L, `� a ' • __ ,.gyp.' ,.. ';'f' 4, 0 . • •4 '' + d !kia;z: JVI q' ��i��•., al�• .� I� • °Zi; —�0 7• u vL,x.:...� la ee',e� ^o, ass ® vs��� °�19 ' I i - _ ..-4_• ettieeeee. gees c ' .1 vim o I 1 , -v..laubLIC 4 ,...L) , • , ,,,Li IX ,, ,. .---• c,;1•11111P.At•_% INV 0 1 ti 41.. ' <• al ir-.7:--/,,.: 1776\',.;;\ '.;-'....-;:..N'-''.'.." ilii; ,. ,s .... Foo-v; 0/1, ,_1 -*_:. ...;-., ,-...,Aris,t• / .,,,', t• • 0,::, r ,-I /`-'7',-; 01</.40 1 r rio.,.-....- ,.,:t _,,,,,,z0 #14 \ I /4 4 . 'fi , . 't or \ Kt* ., ..' /e4.o 0*. 0. . 1._—,41 t. 5-- . ! • ..".-..-/ / llI .0 n.-- . 19 i) I� ./ A -I !1 2 \\ /� B�� o i� /r� A F G GR ENWpOD C El METRY R-4 \ ��° / I 1 / ,'. 1 , LI �, / 1 ' '' 'MOW/49r , 1 ,,,„ . 1 ,B-11 . tnal. - `\ I ,1 G 1 :.m�Q� "4 \MTOL/VET 1 j ,,� , . . M - u CEMETERY I 1 / / 1 1 /��i 1 1 / / 2 f�p�. .1WW110. • • . t a R—( R•4 I • PRELIMINARY PLAT ; EXCEPTION ; WAIVER OF OFF-SITE IMPROVEMENTS : WALL AND REDEKOP CORPORATION ( HIGHBURY PARK) I 1 { APPLICANT WALL AND REDEKOP TOTAL AREA 21± acres . . PRINCIPAL ACCESS Edmonds Ave. N.E. and N.E. 5th P1 . with internal 'extensions as necessary. EXISTING ZONING SR- 1 , Suburban Residence EXISTING USE Undeveloped , PROPOSED USE 84-lot single family residence subdivision • 1 COMPREHENSIVE LAND USE PLAN Single Family Residential COMMENTS 2 I , -.3 • ' .'. ..•'. ,..4 ,.-i , 1. 7f:::". I-1 lefteVR'r PARR ... 7� i 41 40 'f. 39 43 /11:1 HIGHBURY PA• .: ' II' ..'" P "I R-o xo. r i‘wit mar-1 pidt..t. — -- -- a I 0oc.e . ,. . • jj1- co.r°u. wren.0.s •, '- ^• - 4 4 - 1R�` GS-I • G• ur , •- 37 _ 38 35 36 W •w•„2C• VICINITY MAPif , I i SCALE r•e°C « ' • ;`•=/ rn ••e•,K xe'•., n••.. \ �! , MO UO• '°,•'•'c•/ NE SI• CT •ee•,••••r. x6.s1 N x I ^ J4 •, t000 s 1 2 _ 3 _ �1' ' E ,.,,•. ' l 46 • .: 29 . k ' t a1 + .> so _ 1 1 ••\ C�• ••eefa0 • ' 47 +4,► / .. ! 32 31 so _ Ilk o,.• 1 •• 1jr.. 28 1 e 6u ••,v • • F of• ° %/ i xe.. 000 ,x» •eY• + '5. •.v e6 .j .ro • 5. • 15 r _ / SPACE / / • / 49 '• ,•0, • 7 / 0'EN j SPACE;' / /? S9 60 65 • 14 sx s ) .so:. /•. / / ' // / •.aJ•p• a • g lop ; •8).,•0` • J. • 16 O .f1 • �. 4. - +sc.•4- ex�;.V„ . fib in • ,� / I• • , .O VI•••.•.,, • .: . •� • • • • •f:\ ' 56 k . wI ,•S+ 24 ' C�'b• •T C. - a•••• ' 1 • e • •• .•� •• � • •.. • ]!• V IB 19 • 20 ° 21 22 ,, a� • >` ' T 8 53 • I1° 68' • ,o ld • on..sm e •� o° •`\ 63 iii 69 / a' ••oo _ e ••w• .. .6,.r' .a. .a• ••> ° .i ��I /` •I y.`..I -, •e:_ .. ' I ••uex M 78 77 I 76 e " s 71 I 1 84 83 82 r 81 rr. 80 79 _ 75 74 73 72 " I: 64 70 • ROUTING SCHEDULE FOR APPLICATION TO: ®8 Finance Department Fire Department Library Department 0 Park Department 8 Police Department Public Works Department /(1-014--d OD ;Building Div. 42 Engineering Div . Traffic Engineering Div . 0 Utilities Engineering Div . FROM: Planning Department , (signed by responsible official or his d i nee ) g i DATE : '/® 42/47 PLEASE REVIEW THIS APPLICATION FOR: REZONE Fr--.1 % 'lib MAJOR PLAT , SITE APPROVAL SHORT PLAT SPECIAL PERMIT( 7I • 1C7 I . 144.4.530,61 SHORELINE MANAGEMENT PERMIT OR EXEMPTION AND RETURN TO THE PLANNING DEPARTMENT WITH ANY COMMENTS YOU MIGHT HAVE , BEFORE 11 10 ?c REVIEW. BY OTHER CITY DEPARTMENTS : Department : %: ii'—r Comments : 1 � ? r J • tom.�Jrr ., .���•�f. . •"../r') / s/' `( pp t lu l D( t64 tl l�de. � ' ._.e.. Signature of Director or" -Authorized Representative Date REVIEW BY OTHER CITY DEPARTMENTS : Department : -1`/,C Comments : P/r'L ii v/0/-e-i-'vim 3' ALA-if) a-iti—e 2 ' 3 - a✓c7I C 6 4 S /tee`"/E c%' Gr7";.G.i �i /L"v '45/_ue G %',vb ,e/- l�- z _ yL fife n 6/9 ',`' Cat -o ' S/96 • /}-x/X �'i,s.� 6/ ��dC.��IG%G- �/ N G G/ [y'/16.- / 1/ IC) /r /r.; /0 /7,,P Signature of Director or Authorized Represefia—ive Date • REVIEW BY OTHER CITY DEPARTMENTS : Department : • Comments : cpir • de-4st, 1. ,/Alf /3/17e Signature of Director or Authorized Rep esentative Date • REVIEW BY OTHER CITY DEPARTMENTS : Department : vTtt-trlrzs Comments : CONT,>CT t7Tt%..t.Tt1=S rl-lr RING C=OtZ (Z01QU12tcFlt_t-►t.5 OF- eivG,t/yrr't3tari-i bu765 r'-o)z- w..Trise- 4,Sr CEO- . 141100 -OLZ Apra 0,/ L_o u / ' w/krla2 d-saLi)ui2 i"4tJ, Tt�.�Y�tiS -C tkGs 1 et. G7 -EA/ (-uf-t th L4c. ol-t Imo'.' wn.X.is tZ "4 G t)rloi-r C)-5 U tLIrIl'z$ Rt?Quit trtl-l/1p. T5 Hv$t 1,3t3. HI%r 07-. l'-a.fz 4-VI 1O -31•7r Signature of Director or Authorized Representative Date • REVIEW BY OTHER CITY DEPARTMENTS : Department : A../l_�1./il4"7:- )4?__EA? j { —y. e. ) I�=<� b Y / 0�1 t�.��7 1 C. 7,'r '^f �u fl L�7 ti'f'e4U( Lr ( Comments : 5-1-reef' �J Z ,l� ► � � ti`I I e.V e!o J� ce ! J U l f C�Y•U F..��.._ e,T I v'-•�.•�^`--•G'��'" Et-d) J— C:5 p •n,��� "‘"� :J e,V e, � 1Z LA-) II ,-- 3D Gijrn�' uh, 1 V•Pc.. s >X Si-CI e • U"a.-24-'GS Y t5 ; e u d J ' .07(1. 7 A 1_* 1 P•l0 Ilk, c1i•t '7'v' C aJ l e /] // ' `j — rC` I /!E • Signature of Director or Authorized Representative Date / REVIEW BY OTHER CITY DEPARTMENTS :, Department : Comments : • Signature of Director or Authorized Representative Date ROUTING FOR REVIEW OF ENVIRONMENTAL CHECKLIST FORMS TO: ® Finance Department Fire Department Library. Department Park Department Police Department . Public Works Department XJ-. .( �� ' • Ili. Building Div. . 0 Engineering Div. ' 0. Traffic Engineering Div .. .0 Utilities Engineering Div . FROM: Planning Department , ( signed by responsible official or his designee) 410 &131tJ4 - 1C19,e 1b SUBJECT: Review of ECF- igcJ"-1•6 ; Application No . : r`" --6 Action Name : 1 � fhirk..._ f/e//iu!tMK1 4n fC;`I" • die Please review the attached . Review requested by (date) :kr/ 4 .rA ii,L604 . 1a ax) Note : Responses .to be written in ink. ' REVIEW 'BY OTHER CITY DEPARTM TS : Department : • ,',;-54*ar, ��4.�r= 0 Approved O Not Approved Comments : ,_,, , / Signature of Direcyt�t5r Authorized Representative Date REVIEW BY OTHER CITY DEPARTMENTS : Department : -f //tls 0 Approved [- Not Approved Comments : / n q: Signature of Director or Au ,ho izr ed Representative Date • REVIEW BY OTHER CITY DEPARTMENTS : Department : S5:11:3 cilefkletpsr.oved NtA17;rrZI • "--ze? Signature of Director or Author? Representative Date REVIEW BY OTHER CITY DEPARTMENTS : ENartment : 0)—rk—cf Jj Approved EINot ' Approved CAC, • kg/LT- -',3/- Signature of Director or Authorized Representative Date REVIEW BY OTHER CITY DEPARTMENTS : Department : " E Approved ' Not Approved Comments : 3 cz_e or - • 1C-i 4/—D- — / •/ )t) )..„/ ( /1/' /46 //://.,..? //7W Signature of Director or Authorized Representative Date REVIEW BY OTHER CITY DEPARTMENTS : Department : 1 1 Approved [I] Not Approved Comments : Signature of Director or Authorized Representative Date • • PROPOSED/FINAL 'lic.LARATION OF SIGNIFICANCE/NUN-SIGNIFICANCE PP-236-78 , E-249-78 Application No. E-250-78 , W-251-78 ❑ PROPOSED Declaration Environmental Checklist No . ECF-398-78 ❑X FINAL Declaration Description of .pr.oposal Proposal to subdivide 21± acres into 84 single family lots . Proponent . WALL. AND REDEKOP CORPORATION Location of Proposal Northeast corner of N . E . 4th and Edmonds Ave. N . E . Lead Agency RENTON PLANNING DEPARTMENT This proposal has been determined to ❑ have © not have ,a significant adverse impact upon the environment . An EIS ® is is not required under RCW 43 . 21C . 030 (2 ) (c ) . This decision was aid-ale after review by the lead agency of a completed environmental checklist and other information on file with the lead agency. Reasons for declaration of /environmental significance : This declaration is approved based upon inclusion within the plat of open space and recreational areas which will be developed in a manner to minimize any overall adverse impacts . The subject plat has been reviewed and evaluated by appropriate parties and departments and if developed as proposed and with proper development controls will not adversely affect the environment. 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 significance and issue a (proposed/final ) declaration of non-significance : Responsible Official Gordon Y . Ericksen Title Plan . i • •. Kirec or Date November ' 15 , 1978 f Signature .L L. r• �� �i _ I City of Renton Pl anni na ;Den_a_rtment /41 r ei"c 4". . iMillrA V _ • .._ ,1, 7LiJ 1 ,d,dT IMMINA e/1416gal (7' • / ( e ; / Weg‘l ; L I - • d — / •- .& 74/ Fir & 1/2/ • / ode- • • 1/ AIIIIMIAM . irmismiffiffirmigt / / •./ • . • e h. - • • / -' / 4: 70 • - e/ ie . Z&/. erfc- '.• . IMEMPFA / • .,aeo/ •:() /•/. / 0#6a/ . / 71 • Mir P . /( a-wo/ • Jtee • • 1 - 1 / &L • / e t•' "i&W (d,74c 4. 6 d/ //e/ ( (Ad cf~c • e