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HomeMy WebLinkAboutLUA79-403 r•
OF . I
`� o THE CITY .OF RENTON
MUNICIPAL BUILDING 200 MILL AVE. SO. RENTON,WASH. 98055
o ° CHARLES J. DELAURENTI , MAYOR • LAND USE HEARING EXAMINER
9 co. FRED J. KAUFMAN. 235-2593
0 SEP.1°4�
•
October 16, 1979
•
•
•
Mr. John Norman
Norman Associates, Inc. •
• 4605 148th Avenue N.E.
Bellevue, WA 98007
RE: File No. PP-403-79, E-393-79; Wall &. Redekop Corporation;
Plat of Hi-Gate.
•
Dear Mr. Norman:
This is to. notify you that the above referenced request was approved
by .the Renton City Council on October 8, 1979. A. final plat application
must be submitted for review prior to October 8, 1980.
Sincerely,
Fred J. Kaufman
Hearing Examiner
cc: Planning Department
Vtity Clerk 115
n1-,- 1079
vP
Renton City Council
10/8/79 Page 3
Ordinances and Resolutions - Continued
Resolution #2302 The Ways and Means Committee recommended reading and adoption
Fund Transfer of a resolution transferring funds in the amount of $6,200 for
Salary Study the purpose of salary study to Personnel Administration. MOVED
BY CLYMER, SECOND STREDICKE, ADOPT THE RESOLUTION AS READ. ROLL
CALL as requested by Councilman Perry: 5-AYES: SHINPOCH,
STREDICKE, CLYMER, TRIMM AND SHANE; ONE-NO: PERRY. CARRIED.
Voucher The Ways and Means Committee recommended approval for payment
Approval of Vouchers 25088 through No. 25275 in the amount of $204,503.46
having received departmental certification that merchandise and/or
services have been received or rendered. Approval also granted
for LID No. 302 Revenue Warrant R-45 $356,138.51 plus Cash
Warrants C-109 $338,576.40 and C-110 $17,562. 11 . MOVED BY CLYMER,
SECOND STREDICKE, APPROVE VOUCHERS. CARRIED.
CONSENT AGENDA The following items are adopted with one motion which follows
the items included:
Watermain Report from City Clerk's Office October 1 , bid opening for
Construction Watermain Construction in Meadow Ave. N. from N. 26th to N.
Bid Opening 40th; three bids received. See attached tabulation. Refer to
Public Works Department and Utilities Committee.
Mini-Conventions Association of Washington Cities invited City Council and City
Staff to attend Mini-conventions held throughout the State.
Information.
Proclamation Mayor Delaurenti proclaimed Octoberfest Folk Dance Celebration
October 26 through 28, 1979. Information.
Final Payment Public Works Director Gonnason recommended approval for final
Fire Station payment and acceptance of Medical and Business Interiors Fire
Furnishings Station furnishings in amount of $64.66. Also requested release
of retained amount subject to receipt of required clearances.
CAG 080-78; Phase III - EDA/LPW. Council concur.
Final Payment Public Works Director Gonnason recommended approval for first
Landscaping and final payment in amount of $4,570.59 and acceptance of
Main Fire Station Landscaping project at the Main Fire Station #11 for Tony M.
Koenig Landscaping. Also recommended release of retained
amount subject to receipt of required clearances. CAG 044-79.
Council concur.
Primary Election King County Records and Elections Manager Clint Elsom reported
Canvass Results certification of September 18, 1979 Primary Election and canvass
(Number of results as follows: Proposition for Bonds for extending Gene
Votes Cast) Coulon Memorial Beach Park: Bonds, Yes-2,128 Carried by 64.9%,
Bonds No-1 ,149. Mayor: Clymer 873; Perry 1 ,171 Nominated; Shane
754, Shinpoch 1 ,576 Nominated. City Council Position #3: Reed
906 Nominated; Rockhill 1 ,321 Nominated; Walker 686; Webb 577.
Position #4: Maxon 1 ,006 Nominated; Parson 798; Stredicke
1 ,601 Nominated. Information.
Preliminary Plat Hearing Examiner Fed J. Kaufman recommended the approval
Hi-Gate with conditions of Preliminary Platt PP-403-79 and Exception
393-79 for Wall and Redekop Corp. Plat of Hi-Gate located
between NE 20th and NE 16th St. between northward extension of
Lincoln Ave. NE and Monterey Ave. NE; 30 lot preliminary plat.
Council concur.
Mutual Aid Fire Chief Geissler requested a resolution approving automatic
mutual aid response agreement with the Cities of Kent, Tukwila,
Fire District #20, Fire District #25 and Fire District #40; by
automatic response run card at Valley Communication Center.
Refer to Public Safety Committee.
Loan Pending Finance Director Marshall requested temporary loan in amount of
Receipt of $500,000 from Street Forward Thrust Fund pending receipt of prop-
Property Taxes erty taxes; interest rate 6%. Refer to Ways and Means Committee.
Renton City Council
10/8/79 Page 4
Consent Agenda - Continued -
Consent Agenda MOVED BY TRIMM, SECOND SHANE, COUNCIL ADOPT THE CONSENT AGENDA
Approved AS PRESENTED. CARRIED.
CORRESPONDENCE
Honeydew Letter from Stan McDonald, Executive Vice-President of NAN
Annexation Partners #692, Marysville, explained pursuit for 18 months
of 75% petition for Honeydew Annexation and claimed that apathy
in the area and fear of increased service costs made the 75%
petition unobtainable. The letter requested alternate method
of annexation by resolution (RCW 35A. 14.015) and requested the
Council deem annexation to best interest of the City and call
for election of voters in the area. Planning Director Ericksen
used wall maps to. explain area located north and east of the
Honeydew Elementary School , south of NE 12th St. between Union
Ave. NE and 140th Ave. SE. ; area of 66.45 acres; north of the
Cascadia area .annexation. Councilman Stredicke called attention
to previous annexation in area by the City via election method
which had failed. Mr. Lloyd Rongholt, 11414 137th SE, stated
he lived in area of proposed annexation, was owner of three acres
and had not been contacted to sign a petition, nor had his
(Applicant to neighbors. Following discussion, MOVED BY PERRY, SECOND CLYMER,
Approach REFER MATTER BACK TO THE APPLICANT TO INVESTIGATE FURTHER.*
Residents) Motion by Stredicke, Second by Shane, to deny request. Shane
later withdrew Second. Moved by Trimm, Second Shane, refer the
matter to the Planning and Development Committee. Councilman
Clymer noted the city was not in a position to hold hearings
and election when people in area had not been contacted. Roll
Call : 2-Aye: Trimm, Shane; 4-NO: Shinpoch, Stredicke, Perry,
Clymer. Motion Failed. *MOTION CARRIED. to remand matter of
annexation back to the applicant to further investigate.
NEW BUSINESS Council President Pro tem Trimm requested Executive Session
regarding Fire negotiations.
Weimann Rezone Councilman Perry requested for record that following the Planning
and Development Committee meeting wherein the committee had
acted upon the Weimann Rezone, 110 Pelly, Planning Director Ericksen
advised some incorrect information had been given to the committee.
Therefore, the Weimann Rezone matter is being held for one more
week pending further investigation.
Travel Councilman Stredicke called attention to need for Council approval
of out-of-state travel , per City resolution. MOVED BY STREDICKE,
SECOND SHANE, COUNCIL AUTHORIZE PUBLIC. WORKS DIRECTOR'S ATTENDANCE,
PUBLIC WORKS CONFERENCE IN PORTLAND, ORE. SEPT. 22-26. MOVED BY
PERRY, SECOND SHANE, AMEND MOTION TO INCLUDE, MAYOR DELAURENTI ,
DON MILLER AND DICK HOUGHTON. CARRIED. AMENDED MOTION CARRIED.
Burnett Park Councilman Shane requested in writing from the Parks Director a
report re acquisition of land for Cedar River Trail system and
Burnett Street Park. Shane also requested in writing from the.
Public Works Director report re proposed north/south extension
of SR-515 and how it will be, affected by Burnett St. Park.
AUDIENCE COMMENT Kathy Koelker, 532 Cedar Ave. S. , requested clarification of
Condominium affect of condominium conversion on zoning, as well as Planned
and PUD's Unit Development. Councilman Perry noted apartments being
re converted to condominiums, as well as condominiums are located
Zoning in multiple zoning areas; that PUD's may be located in single
family areas. Councilman Clymer noted that when the PUD Ordinance
was adopted, Councilman Perry strongly opposed inclusion in
single family zoned areas. MOVED BY STREDICKE, SECOND SHANE,
Burglar Alarm COUNCIL REFER MRS. KOELKERS QUESTIONS TO THE CITY ATTORNEY'S
OFFICE FOR WRITTEN RESPONSE. CARRIED. Mrs. Koelker requested
information regarding regulations of burglar alarms, noting one
in area was on for eight hours. MOVED BY STREDICKE, SECOND
TRIMM, REFER MATTER TO THE PUBLIC SAFETY COMMITTEE AND REPORT
BACK. CARRIED.
C7
OF RA,A �c ? 7
1
THE CITY OF RENTON
CJ `$ ® MUNICIPAL BUILDING 200 MILL AVE. SO. RENTON,WASH. 98055
o ° CHARLES J. DELAURENTI , MAYOR • LAND USE HEARING EXAMINER
`O FRED J. KAUFMAN. 235-2593
0,9q��D SEP�EMO
September 25, 1979
Members, Renton City Council
Renton, Washington
RE: File No. PP-403-79, E-393-79; Wall and Redekop Corporation;
Preliminary Plat of Hi-Gate.
Dear Council Members:
Attached is the Examiner's Report and Recommendation regarding the
referenced preliminary plat request, dated September 18, 1979. The
appeal period for the application expires on October 2, 1979, and
the report is being forwarded to you for review by the Planning and
Development Committee following the seven day period from the date of
publication.
The complete file will be transmitted to the City_Cler-] 4 .-9t,_er 3,
1979, and will be placed on the Council agenda October 8, 1979.
If you require additional assistance or information regarding this
matter, please contact the office of the undersigned.
Sincerely,
T-ka
Fred J. Kaufman
Hearing Examiner
cc: Planning Department
City Clerk
Attachment
OF R(4,
40 0 THE. CITY OF RENTON
0
MUNICIPAL BUILDING 200 MILL AVE.SO. RENTON.WASH.98055
r.
0 mum CHARLES J. DELAURENTI•MAYOR • LAND USE HEARING EXAMINER
0
.90 Qr
.4) FRED J. KAUFMAN. 235-2593
1?eo. sEP-v°3
October 3, 1979
Mr. John Norman
Norman Associates, Inc.
4605 148th Avenue N.E.
Bellevue, WA 98007
RE: File No. PP-403-79, E-393-79; Wall & Redekop Corporation;
Plat of Hi-Gate.
• Dear Mr. Norman:
This is to notify you that the above referenced requests, which were
approved subject to conditions as noted on the Examiner's report of
September 18, 1979, 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,
Fred J. Kaufman
Hearing Examiner
cc: Planning Department
City Clerk
•
•
0 l k f .
4. ;;pr.i,:v5=k. � THE CITY OF RENTON
/ -44 MUNICIPAL BUILDING 200 MILL. AVE. SO. RENTON,WASH. 98055
qkP, ° CHARLES J. DELAURENTI , MAYOR • LAND USE HEARING EXAMINER
FRED J. KAUFMAN. 235-2593
•
P
rE D SE P�
September 25, 1979
Members, .Renton City Council
Renton, Washington
RE: File No: PP-403-79, E-393-79; Wall and Redekop Corporation;
Preliminary Plat of Hi-Gate.
Dear Council Members: •
Attached is the Examiner's Report and Recommendation regarding the
referenced preliminary plat request, dated September 18, 1979. The
• appeal period for the application expires on October 2, 1979, and
the report is being forwarded to you for review by the Planning and
Development Committee following the seven day period from the date of
publication.
•
The .complete file will be transmitted to the City Clerk on October 3,
1979, and will be placed on the Council agenda on October 8, 1979.,
If. you require additional assistance or information regarding this
matter, please contact the office of the undersigned.
Sincerely,
Fred J. Kaufman •
Hearing Examiner
cc: Planning Department
City Clerk
Attachment
•
•
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 18th day of September . , 1979 , affiant
deposited in the mails of the United States a sealed envelope
containing a decision or recommendation with postage prepaid,
addressed to the parties of record in the below-entitled
application or petition.
<I
Subscribed and sworn this \S day of SepVewn\o e -
19 `(y
\\OA6)A- -)r\(\ _ 0,-Ace ,
Notary Public in and for the 'State -
of Washington, residing at Renton- ,
Application, Petition or Case: Wall & Redekop Corp. - Hi-Gate; PP-403-79
(The m.i.nu te4 contain a ti4t o f the pact Leo o 6 necond)
September 18, 1979
•
OFFICE OF THE LAND USE HEARING EXAMINER
CITY OF RENTON
REPORT AND RECOMMENDATION TO THE RENTON CITY COUNCIL.
APPLICANT: Wall and Redekop Corporation FILE NO. PP-403-79
(Plat of Hi-Gate) E-393-79
LOCATION: Property located between N.E. 20th Street and N.E. 16th Street
between the northward extension of Lincoln Avenue N.E. and
Monterey Avenue N.E.
SUMMARY OF REQUEST: The applicant requests approval of a 30-lot preliminary plat .
and an exception to the Subdivision Ordinance to permit
sidewalks to be located adjacent to the curb in order to
retain several large trees. This application was made to
reactivate the original preliminary plat Approval granted on
September 11, 1978, and has since expired. •
SUMMARY OF Planning Department: Approval. •
RECOMMENDATION:
Hearing Examiner: Approval with conditions.
PLANNING DEPARTMENT The -Planning Department preliminary report was received by the
REPORT: • Examiner on September 5, 1979.
•
•
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 September 11, 1979 at 10:05 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.
•
Roger Blaylock, .Associate Planner, reviewed Exhibit #1, and entered the following additional
exhibits into the record:
'Exhibit #2: Expired Preliminary Plat, File No.
PP-284-78 (by reference)
•
Exhibit #3: Site Plan previously approved for
File No. PP-284-78
Mr. Blaylock advised that final inspection for water and sewer installation has not been
completed to date.
•
The Examiner requested testimony by the applicant. Responding was:
John Norman •
Norman Associates, Inc.
4605 148th Avenue N.E.
Bellevue, WA 98007
Mr. Norman indicated concurrence in the recommendations contained in Exhibit #1. He
noted that expiration:of the previously approved.plat had caused delay, and requested
.approval of the current application in a timely manner.
The Examiner inquired if installation of sidewalks for which the exception from the
;`. Subdivision Ordinance had been requested has been completed. Mr. Norman advised completion
of the project.
The Examiner requested testimony in support of the application. There was no response.
He then requested testimony in opposition to the application. Responding was:
George Grant
• 2425 Jones Avenue N.E.
• Renton, WA 98055
fr •
PP-403-79 Page Two
Mr. Grant advised existence of an open manhole located at the end of N.E. 19th Place which
endangers safety of youngsters in the area. He also objected to channeling of drainage •
runoff to the open space area on the site and eventually to an existing creek to which he '
maintains water rights for purposes of irrigation. He noted that construction of homes
in the proposed plat will further increase storm runoff, and due to the sandy material
located in the open space area, the current problem will increase.
The Examiner requested further testimony in opposition to the request. There was no
response. He then offered the applicant the opportunity to respond to concerns. expressed
by Mr. Grant. Mr. Norman advised that upon completion, the storm detention facility will .
• ' function properly and mitigate existing storm drainage problems on the site. He also
advised that a. manhole cover will be locked into place upon completion of the project. M .
Grant expressed'concern that no provision exists to allow placement of .a cover on the
manhole. The Examiner indicated that final details will be addressed during final •
inspection on the site.
The Examiner requested further, comments. Since there were none, the hearing regarding
File No. PP-403-79 and E-393-79 was closed by the Examiner at 10:24 a.m.
FINDINGS, CONCLUSIONS & RECOMMENDATIONS: Having reviewed the record in this matter, the
Examiner now makes and enters the following:
FINDINGS: .
' 1. The request is for approval of a preliminary plat of 30 lots together with an exception
to permit the sidewalks to be located adjacent to the curb and eliminate the parking
strip.
2. The Planning Department report 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, R.C:W. 43.21.C. , as amended, 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. All existing utilities are available and in close proximity.
6. The proposal is compatible with the required setbacks, lot coverage and height
requirements of Section 4-706 (R-1, single family) of Title IV, Ordinance No. 1628,
Code of General Ordinances.
7. The subject property is located in the vicinity of Monterey Avenue N.E. and Lincoln
Avenue N.E. and N.E: 16th Street .and N.E. 20th Street.
8. The subject preliminary, plat had been approved by the Hearing Examiner and the City
Council after a previous hearing (File No. PP-184-78) . That approval had expired and
the applicant has therefore requested that the proposal together with an exception
be reheard. ,
9. The applicant has installed all required on-site and off-site improvements.
10. The Findings and Conclusions as adopted by the City Council remain the same subject
to .the changes occasioned by the installation of the required improvements.
r'. 11. The applicant has already constructed the sidewalk along the north end of Monterey
. Avenue N.E. adjacent to the curb and street to preserve certain large, old growth trees.. :. ,,
;'_ Pursuant to Section 9-1106.2 of the Subdivision Ordinance, the applicant has requested
', an exception to legalize this sidewalk. . •
12. The Public Works Department indicated that the exception would not create any traffic
6. problems, nor any pedestrian/automobile conflicts.
!t 13. The east property line of the subject property closely approaches existing single family
, residences on the east. The trees which the applicant proposes to retain form a buffer
Isalong this property line between these residences and Monterey Avenue N.E;
14. Cohditions of the original Preliminary Plat approval appear to have been complied with.
` f 15. 'The record indicates that there may presently be some drainage problems with the storm
retention/detention system. The Public Works Department has to make a final review of
' 1
' the• system and certify that it meets city standards.
'jt
PP-403-79 Page Three
•
CONCLUSIONS:
•
1. Nothing in the record indicates that there has been any unacceptable alteration or
•
modification of the. subject proposal. since it was initially approved. The on-site and
off-site improvements have been installed, and with some minor difficulties appear to
• meet the required standards. City standards for such installations apply.
•
2. The preliminary plat appears to serve the public use and interest. The plat meets the
requirements of the zoning code and has retained open space for the future residents.
3. The requested exception will provide a useful buffer for the existing single family
homes. by preserving some large, old growth trees on the subject property. The sidewal}
relocation will not harm the public welfare nor injure neighboring properties. It wil:
in. fact eliminate the impact of Monterey Avenue N.E. on the•neighboring homes. Simila]
• exceptions have been granted where as here, they will not only enhance the plat but
buffer adjoining properties. There will be no user 'conflicts between pedestrians or
automobiles. The exception should be granted.
• RECOMMENDATION:
•
The Preliminary Plat should be approved subject to approval of the storm drainage system b:
the Public Works Department.
The Exception should be approved.
ORDERED THIS 18th day of September, 1979. •
Fred J. Ka man
Land Use He ring Ex finer'
TRANSMITTED THIS 18th day of September, 1979 by Affidavit. of Mailing to the parties
of record:
•
•
Wall & Redekop, 400-108th Avenue N.E. , Suite 412; Bellevue; WA 981
John Norman, Norman Associates, Inc. , 4605 148th Ave. N.E. ,
Bellevue, WA 98007
• George Grant, 2425 Jones Avenue N.E., Renton, WA 98055
ICM Mortgage Company, P.O. Box 5939, Kent, WA 98031
TRANSMITTED THIS 18th day of. September, 1979 to the following:
Mayor Charles J. 'Delaurenti
Councilman Richard M. Stredicke
•
Warren C. Gonnason, Public Works Director
Gordon Y. Ericksen, .Planning Director
• Michael Hanis, Planning Commission Chairman
' 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 October 2, 1979. 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
Finance Department, first floor of City Hall, Or same may be purchased at cost in said
' department.
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WALL AND REDEKOP CORP. (NI-GALE) - Files PP-284-78 and E-185-78
APP L I CANT Wall & Itc_c1t:kc , Cox . (IIi-g4\te)_TOTAL AREA 19 a U acZlas
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OF I
0m ,t 3� ® THE CITY OF RENTON
%0 r MUNICIPAL BUILDING 200 MILL AVE. SO. BENTON,WASH.98055
. r:
:Y '' p CHARLES J. DELAURENTI MAYOR PLANNING DEPARTMENT
°� D 235- 2550
OqrD SEP'T °
ME 0. A N DU -<<
August 22 , 1979
TO: Fred Kaufman, Hearing Examiner
FROM: Gordon Y. Ericksen, Planning Director
(0,p,,,By : Roger J. Blaylock
RE : HI-GATE PRELIMINARY PLAT
The Planning Department has requested a legal opinion
from the City Attorney regarding the status of the
Hi-Gate Preliminary Plat . It is uncertain at this
time whether or not the preliminary approval period
has expired. As a result of the plat 's uncertain
status, the exception application cannot be heard
at this time. Pending receipt by this department of
the City Attorney' s opinion, a decision will be made
regarding future action.
RJB:SM:wr
RECEI
CITY OF RENVEDTON
HEARING .EXR'•
AUG2 21979
AM
71810'101 11 42 1 1.,.2C
RECEIVED
CITY OF RENTOIS
HEARING EXAMINER
`'EP111979
PLANNING DEPARTMENT AM
PRELIMINARY REPORT TO THE HEARING EXAMINER 7,8,9,10,11,I2,1,2,3,4,°
PUBLIC HEARING EXHIBIT NO. •
SEPTEMBER 11, 1979
ITEM NO. 69 Lo 5- 77
APPLICANT: ' WALL AND REDEKOP CORPORATION (HI-GATE)
FILE NUMBER: PP-403-79, PRELIMINARY PLAT APPROVAL,
E-393-79, EXCEPTION TO THE SUBDIVISION ORDINANCE
A. SUMMARY ,AND PURPOSE OF REQUEST:
The applicant requests the approval of a 30-lot preliminary
plat and an exception to the Subdivision Ordinance to permit
the sidewalk to be located adjacent to the curb to retain some
large trees.
B. GENERAL INFORMATION:
1. Owner of Record: WALL AND REDEKOP CORPORATION
2 . Applicant : WALL AND REDEKOP CORPORATION
3. Location : The site is situated between
what would be the northerly
extensions of Lincoln and Monte
Avenue NE and the streets of NE
16th and NE 20th
4. Legal Description : A detailed legal description is
available on file in the Renton
Planning Department .
5. Size of Property: ±9. 8 acres
6. Access : Via NE 16th Street and NE 20th
Street
7. Existing Zoning: G-7200
8. Existing Zoning in the Area: G-7200 , Single Family Residenc-
District.
9. Comprehensive Land Use Plan : Single Family Residential
10. Notification : The applicant was notified in
writing of the hearing date.
Notice was properly published
in the Record Chronicle on
August 31 , 1979 and posted in
places on or about the site on
August 31 , 1979 as required by
city ordinance .
C. PURPOSE OF REQUEST:
To permit subdivision of the subject site into 30 single family
residence lots for future development of single family residences.
In order to permit such subdivision , the applicant is also requestin;
an exception to the subdivision ordinance .
D. HISTORY/BACKGROUND:
The subject site was annexed into the City by Ordinance No. 1818 date
March 17, 1968 and zoned to G-7200 at that time . On September
11, 1978, the City Council apnroved the nreliminary plat (PP-284-78)
After 6 months their approval expired. This application was made
to reactivate that original preliminary plat approval and is
identical to that approved initially. In ,fact all required on-site
and off-site improvements have been completed.
PLANNING DEPARTMENT
PRELIMINARY REPORT To THE HEA3ING EXAMINER
PUBLIC HEARING: WALL AND R.EDFKOP CORPORATION, File No : PP-403-79
SEPTEMBER. 11, 1979 E-393-79
PAGE TWO
E. PLANNING, DEPARTMENT_ ANALYSIS :
1. For the most part , the conditions of approval of the first
Preliminary Plat application have been complied with. The
streets have been constructed and paved and the improvements
installed. No deviations (except for the Exception) are apparent
nor significant problems anticipated.
2. The reasons for the Exception request is the existence of
several large trees along the west side frontage of
Monterey. It is the applicant ' s intent to retain these
as much as possible in order to provide more attractive
lilts for future purchasers. Strict application of the
Subdivision Ordinance standards would not permit the applicant
to offer this special amenity to the future residents . Since
review by the various City departments indicates no objections
to the subject exception, it would appear to be a reasonable
request for development of the property (Section 9-1109-1A) . .
3. A situation somewhat similar to the subject request existed
with the E. Valley Medical Park Short Plat (E-393-79) . In
that case, the Examiner approved a meandering sidewalk based
upon conditions of topography, restrictive covenants ,
aesthetics , and property rights as outlined in Conclusion 1-4
of the decision. Much the same type of argument can be made
for the subject request . These circumstances are similar
to those in E-393-79. Denial of this exception would deprive
the future property owners the rights and privilege enjoyed
by the owners in the other side of Monterey Avenue; namely,
retention of the existing significant trees. (Section 9-1109-1B) .
F. DEPARTMENT RECOMMENDATION:
The staff recommends that the Hearing Examiner approve the
Preliminary Plat and Exception based upon the above analysis.
•
E-386"-- Page Three
5. All existing utilities are available and in close proximity.
6. The proposal is compatible with the required setbacks, lot coverage and height
requirements of Section 4-710 (P-1, Public) of Title IV, Ordinance No. 1628, Code of
General Ordinances.
7. The subject property is located at 3713 Talbot Road S. in the vicinity of the Valley
General Hospital. The subject parcel is quite heavily wooded and a rather deep,
meandering ravine runs through the property east to west along the south portion of
the property.
8. This particular property is the result of a prior short plat (Short Plat 113-77) and
the site itself has been the subject of a site approval (SA-325-79) . In both of these
prior actions the subject property was made the object of restrictive covenants
regarding both the natural vegetation and the ravine as well as covenants restricting
access to Talbot Road S.
9. The property where it fronts on Talbot Road S. is approximately 50 feet wide. The
roadway and required sidewalks would require the entire area to be paved pursuant to
Section 9-1108.7.H which requires a 32-foot roadway, eight feet of planting strip, and
10 feet of sidewalk. ADursuant to Section 9-1109.1 the applicant has requested an
exception to the Subdivision Ordinance.
•
10. The Public Works Department has modified the applicant's submitted proposal to permit
both pedestrian access and vehicular turning movements in a safe and expeditious manner
0 CLUSIONS:
1. The applicant suffers undue hardship in developing the subject property due to both
the physical topography of the area and the restrictive covenants 'executed by the
property owner to preserve the natural amenities of the property which include the
ravine and the natural vegetation. In addition, covenants restrict the right of access
to the subject property via Talbot Road S. instead of other more appropriate public
right-of-ways which, if used, would not require the removal of natural features.
2. Because of the various restrictions on development which were required by the city upon i
subdivision, the applicant would be denied the aesthetic qualities the property
possesses if required to provide a 50-foot right-of-way. At the same time, meeting
such requirements would jeopardize the qualities the restrictive covenants were
executed to protect, such as the vegetation and the ravine.
a �
3. The exception which the applicant requests will provide a sufficient roadway to service
the facility. While the roadway is public, it is for all practical purposes a cul-de- I
sac serving only the subject property and one or two parcels. The Public Works
Department indicated that the proposed roadway and associated sidewalks would be, as
modified by that department, a safe and reasonable access method for the properties
involved. Granting the exception will not harm the public welfare nor injure
neighboring property.
4. The topographyis such that
granting the exception will permit the applicant to use
0 his property a. other property owners with similar property and similar restrictions
(restrictive covenants) use theirs.
DECISION:
Exhibit #4 is approved as modified by the Public Works Department and subject to the
execution of the restrictive covenants required by the site approval (SA-325-79) .
ORDERED THIS 13th day of August, 1979.
k _ .
\ .__'J F...A
Fred J. K-k, man
Land Use Hearing Exam ner
•
TRANSMITTED THIS 13th day of August, 1979 by Affidavit of Mailing to the parties
of record:
Charles Gliege, Gliege Corp. , Suite 403, 155 N.E. 100th St. ,
Seattle, WA 98125
Larry Gibson, 3713 Talbot Road S. , Renton, WA 98055
BOARD OF PUBLIC WORKS
APPLICATION FOR APPEAL
CITY OF RENTON
DATE OF FILING GRANTED
DENIED
DATE OF HEARING APPEALED
1 . NAME OF APPLICANT Jpt..4,„ e Q6.961.V..0IP Co a. Vog.A,--“D $.3
(PEASE PRINT
2 . ADDRESS '"'`4-1 Z - 4ov ! D Ul;. A) , . , 66Lr_.a V(.e,•C
3 . ADDRESS OF PROPERTY INVOLVED iV •G . . -O ' Ste. 4 plUA1 iG/Lc;vi
4ve . Jam Re�, o.
4 . LEGAL DESCRIPTION
OF PROPERTY INVOLVED : LOT BLOCK PLAT
5 . PRESENT ZONING — 5-i A,) 6, (, ram~ f ei
6 . EXACT VARIANCE REQUESTED ally- ..) a a tl YG76 a ei
• �" S i obi owl U 0-4.�v
a-Q�'�. �. �d-..e.. 1��/ Pict-S / ''a'`�/
• Tu i'---e•- at-�j a a a�.4 �' �iL2. Cu.dv 10 'Y Z> a,1 I a--v
J
1 .
Gl ci c. C rvV ^�/ Qua Ot/ V-Pr7Ci.vvi. 4 V.eoiS -
1
7 . WHY CAN ' T THE. PROPERTY BE DEVELOPED WITHIN THE REQUIREMENTS
OF THE ORDINANCE?
v a,Q. eV s' / s-d(e2.-s o }
8 . WHAT SPECIAL CIRCUMSTANCES OR CONDITIONS APPLY TO SUBJECT
PROPERTY WHICH ARE PECULIAR TO SUCH PROPERTY AND DO NO1
APPLY GENERALLY TO PROPERTY IN THE NEIGHBORHOOD
f�) � 10-0
9 . 1S THE VARIANCE REQUESTED THE MINIMUM VARIANCE NECESSARY TO
ALLOW THE REASONABLE USE OF THE PROPERTY? _
10 . WILL THE. GRANTING OF THE REQUESTED VARIANCE BE IN HARMONY
WITH THE DEVELOPME.N1 OF SURROUNDING PROPERTY AND' NOT INJU-
RIOUS TO THE NEIGHBORHOOD OR DETRIMENTAL TO THE PUBLIC
WELFARE? —
I DECLARE THAT I AM THE OWNER OF PROPERTY INVOLVED 1N 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
ANI) BELIEF . `� ���d ""eoda .;, nit)
' OF APPLICANT
44,
PLANNING DEPARTMENT
PRELIMINARY REPORT TO HEARING EXAMINER
PUBLIC HEARING
JULY 11 , 1978
APPLICANT : WALL and REDEKOP CORPORATION ( HI_-GATE )
FILE NO : PP-284-78 , PRELIMINARY PLAT APPROVAL ,
E- 185-78 , EXCEPTION TO SUBDIVISION ORDINANCE
A. SUMMARY OF REQUEST :
The applicant requests the approval of a 30-lot preliminary plat and an
exception to the Subdivision Ordinance to permit a hammerhead rather than
a cul-de-sac at the end of a 230 foot street off Monterey Avenue Northeast.
B. GENERAL INFORMATION :
1 . Owner of Record : Wall and Redekop Corporation
2 . Applicant : Wall and Redekop Corporation
3 . Location : The site is situated between what
would be the northerly extensions
of Lincoln and Monterey Avenue N . E .
and the streets of N . E . 16th and N . E .
20th .
4 . Legal Description : A detailed legal description is available
on file in the Renton Planning Department .
5 . Size of Property : . 9 . 8 acres .
6 . Access : Via N . E . 16th Street and N. E . 20th Street
7 . Existing Zoning : G-7200
8. Existing Zoning In Area G-7200 , Single Family Residence District .
9. Comprehensive Land Use Plan Single Family Residential
10 .. Notification : The Applicant was notified in writing of
the hearing date . Notice was properly
published in the Record Chronicle and
posted in three places on or near the
site as required by City Ordinance .
C. PURPOSE OF REQUEST :
To permit subdivision of the subject site into 30 single family
residence lots for future development of single family residences .
In order to permit such subdivision , the applicant is also requesting
an exception to the subdivision ordinance .
D. HISTORY/BACKGROUND : The subject site was annexed into the City by
Ordinance No. 1818 dated March 17 , 1968 .
E. PHYSICAL BACKGROUND :
1 . Topography : The site slopes slightly downhill toward the
north approximately three-quarters the length of the parcel and
then levels off toward N . E . 20th Street .
2 . Soils : Indianola loam fine sand ( InC ) . Runoff is slow to
medium. and the erosion hazard is slight to moderate . This
soil is used for timber and urban development. Capability
unit IVs-2 ; woodland group 4s3 .
M1' . ,
Of q0
,
_ANN I i++a i[PAR T MEND i
2ELIMI ",APY REPORT TO ri[1 , I ;it, E , 1NER
JBLIC HEARING : ALA.. & kf ;it LO? CORPORATION , File No . PP-284- 78 , E- 185-78
IGE T'.i1J
PHYSICAL BACKGROUND : c (ic.rtic�ued )
3 . Vegetation : The subiec:t site is densely covered by native
northwest shrubs and nuperous alders .
4 . Wildlife : The e> istinq vegetation of the site provides suitable
habitat for birds and small mammals .
5 . Water : There .is no surface water present on the site.
6 . Land Use : The subject site is undeveloped . However, single
family residential land uses generally surround the subject
site .
NEIGHBORHOOD CHARACTERISTICS :
The area is primarily single family residential in nature .
PUBLIC SERVICES :
•
1 . Water and Sewer : A six inch water main runs east and west
along N . E . 20th and north and south on Lincoln Avenue N . E .
Another six inch main extends north from N . E . 16th into the
subject property approximately 300 feet west of Lincoln .
An eight inch main runs east and west along N. E . 16th at
the southern boundary of the site , and a four inch main
extends north and south on Monterey terminating at N . E . 16th .
An eight inch sanitary sewer main runs east and west on N . E .
16th , and a similar main extends north and south approximately
300 feet west along Jones Avenue N . E .
2 . Fire Protection : Provided by the Renton Fire Department as per
Ordinance requirements .
3 . Transit : Metro Transit route 4142 operates along Edmonds Ave .
N . E . approximately 800 feet east of the subject site .
4 . Schools : Hillcrest Elementary School is located approximately
one-half ( 'a) mile east of the subject site and McKnight Junior
High is approximately one-quarter ('a) mile to the southeast
and Hazen Senior High School is situated approximately one and
one-half ( PO miles to the east .
5 . Parks : North Highlands Park is located approximately one-quarter
( ; ) mile east of the subject site with Kennydale Lions Park
situated approximately one-quarter (4) mile to the north and
Lake Washington Beach Park one-half (12) mile to the west .
APPLICABLE SECTIONS OF THE ZONING CODE :
1 . Section 4-706 R- 1 Residence Single Family .
APPLICABLE SECTIONS OF THE COMPREHENSIVE PLAN OR OTHER OFFICIAL CITY DOCUMENTS:
I . Subdivision Ordinance , Section 9- 1106 . 2 , Preliminary Plats .
2. Subdivision Ordinance , Section 9- 1109 , Exceptions .
•
3 . Comprehensive Plan , 1965 , Land Use Report , Pbjective 6 , P . 18 .
IMPACT ON THE NATURAL SYSTEMS :
`r4ievelomnt of the sbject sitencreaseestorm wateru runoff , andwhaveill danteffecturb ionl atrafficnd tandation , ? '
noise levels in . the area . However through proper design and provi- ;
?. sion of suitable storm water retention facilities , these impacts ',
€ scan be minimized and the natural wooded character of the site preserved.
11 x.i
di
cats 4
a
PLANNING DEPARTMENT
PRELIMINARY REPORT TO HEARING EXAMINER
PUBLIC HEARING : WALL & REDEKOP CORP . ( H1 -GATE )
PAGE ThREE
K. SOCIAL IMPACTS :
The subject request will have minimal social impact except for that
caused by minor population increase and the new relationships that
will be a result of such an increase .
L. ENVIRONMENTAL ASSESSMENT/THRESHOLD DETERMINATION :
Pursuant to the City of Renton ' s Environmental Ordinance and the
State Environmental Policy Act of 1971 , as amended , RCW 43-21C ,
a negative declaratiQ,n of environmental impact has been issued for
the subject proposal .
M. ADDITIONAL INFORMATION :
A vicinity map and a site map are attached.
N. AGENCIES/DEPARTMENTS CONTACTED :
1 . City of Renton Building Division
2 . City of Renton Engineering Division
3 . City of Renton Traffic Engineering Division
4 . City of Renton Utilities Division
5 . City of Renton Fire Department
See attached comments .
0. PLANNING DEPARTMENT AILAYSIS :
1 . The subject single family residential plat is consistent with
the Comprehensive Plan and zoning designations for single
family residential use of the site and surrounding area .
2 . The proposed subdivision is consistent with adjacent single
family residence land uses and subdivisions .
3 . The proposed lots ranging in size from 7200 square feet to
approximately 11 ,000 square feet are consistent with the mini -
mum lot size ( 7200 square feet ) of the G-7200 zoning in which
the site is located . These lot sizes are also compatible with
thdpe adjacent Cresent View and View Terrace Subdivisions .
4 . Lot 1.0 is approximately 58 feet in width and will need to be
enlarged to meet the minimum 60 foot lot width requirement .
This will require adjustments to other lots adjacent to lot
10 or the deletion of lot 10 from the plat .
5. Lots 7 through 14 are particularly narrow in certain areas
which will reduce flexibility of building size and location .
Particularly the two corner lots number 7 and number 14
should be platted larger both in area and dimensions .
( Sec. 9- 1108 . 23. F. (4 ) . ) It may be necessary to delete a lot
between lots 7 and 14 to provide wider , more flexible , building
sites .
6 . The tract of land at the northwest corner of the site has not
been previously subdivided from the subject site . This lot
.,r. must be included in the subject plat.
E,. 7. The proposed hammerhead street (N. E . 19th Place) with pipe-
stem lot arrangement is .an acceptable alternative to the cul -
de-sac arrangement given the existing topography and soil and
drainage conditions of the open space area . The proposed
hammerhead street meets the minimum ordinance dimensions of Y
Section 9. 1108. 23 . A. (7 ) .
:,,. 8. The proposed pipestem lots ( lots 6 and 16 ) are necessary given
pfA: the shape of the existing parcel and the location of the pro-
posed open spacer a 1 . 5 acre parcel of low poorly drained
}1 A
rA3
4?
NNING DEPARTMENT •
LIMINARY REPORT TO HEARIN,: EXAMINER
LIC HEARING : WALL & REOEK(P CORP . ( HI -GATE )
E FOUR
ground . Extension of the streets into these areas would not •
be beneficial to the overall plat design , and both lots exceed !:
minimum size requirements and dimension requirements of the
pipestem. A minimum 10 foot wide paved driveway improvement •
is required the length of the pipestem as per Section
9- 1108. 23. F. ( 3 ) . (d ) and Fire Department requirements . ;r
9. Suitable utilities are available in the vicinity of the subject
site . The developer will be required to extend sewer to Jones
Avenue N . E . and install a pump station . Additional Utilities
Division comments are attached . Detailed plans shall be sub-
ject to Public Works Department approval .
10. Curb , gutter , sidewalk , and street paving are required along
those portions of the site adjacent to N . E . 16th Street and
N . E . 40th Street . ( See comments from Engineering Division . )
11 . Certain significant trees exist on the subject site . These
should be retained as much as possible and incorporated into •
plat design and development.
12 . Suitable means of maintaining the proposed open space should
be provided in the form of a homeowners ' association'. All
open space areas should be designated on the plat map together
with any necessary written restrictions . The proposed walk-
way areas should be so dedicated on the plat map .
STAFF RECOMMENDATION :
Recommend approval of the proposed plat subject to the following
conditions :
•
1 . Provision of additional lot width to lots 9 , 10 , 7 , and 14 .
2 . Including the property at the northwest corner of the property
as a lot or tract within the subdivision .
3 . Provision of utilities and street improvements per Public
Works Department and ordinance requirements .
4 . Suitable 'designation of open spaces and walkways on the plat
map with provisions for maintenance through a standard home-
owners ' association , subject to approval of the Planning
Department .
•
5 . Retention of as many of the significant trees on the site as
possible . All clearing shall be subject to Planning Depart-
ment approval .
6 . Provision of suitable on- site storm water retention and oil /
water separation facilities per approval of the Public Works
Department . Staff further recommends approval of• the
exception for the pipestem lots subject to provision of neces-
sary paved driveway per ordinance requirements as part of plat
improvements .
t6---ittr-441 clew, •
494
•
4.
A'
• is
•
ROUTING SCHEDULE FOR\APPLICATIONi
TO : Q Finance Department
► 4. Fire Department
Library Department
OPark Department
411. Police Department
► Public Works Department '°
0 Building Div . .
Engineering Div .
•
0 Traffic Engineering Div.
• j' Utilities Engineering Div.
FROM: Planning Department , ( signed by responsible official or . '
his designee)
Mk Ar-C a 1CTO DATE : qiyhp
PLEASE REVIEW THIS APPLICATION FOR: I� —�r,�
i-i► -C�4i1� r LgM,.JA../ f T MAJOR PLAT
REZONE
SITE APPROVAL SHORT PLAT
SPECIAL PERMIT WAIVER
SHORELINE MANAGEMENT •
PERMIT OR EXEMPTION
AND RETURN TO THE PLANNING DEPARTMENT
WITH ANY COMMENTS YOU MIGHT HAVE , BEFORE V1-117p •
:VIEW BY OTHER CITY DEPARTMENTS :
Department :
124. APp c.)Qa 0 P►sAnp v
Comments :
//..]:::,e,- C' `1.'ii
sof,--__ . i
ignature of • ector or Author zed Representative ate
EVIEW BY OTHER CITY DEPARTMENTS : '
) ..-- :apartment : '7 /f<<
Comments :
k
.
,-(2. .' ... /. • ,
. --s.-, (
• _ i IT--r- _cr., .—......,_ * * ./:2/ ' ,I '
lenature of rector 5r Authoriz4T.Repre entative ate , i
�y
REVIEW BY OTHER CITY DEPARTMENTS :
Department : .1 ,_21/.;,. /.- r v, i c'.1: r• ;• 7
AComment :
- 1--- '
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App.-rig I:A p GI1 t‘1 n..W.1 .:j %.) L, c..i \v ,..„ ,.k...-, -i-;. .:i L,k _,) 4 ; ,..,, ,,... () _ //40
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. , , 1ode La i it l e_sct.'.,6c IN9 o.eied a/5./9M9i:t.C0I e4 I—'d;Io xpp 1.2*,,,c a.........1
Signature of DirectOr tr Authorized Representative ,-/ Date
REVIEW BY OTHER CITY DEPARTMENTS : :
Department : (....• r , ,_ , (/... .)
CommentS':v
'' ..,..,, . ,,,.•up 4- 1
,Z4 t -
Signature of Di rector oFTuthori zed Representative Date
REVIEW BY OTHER CITY DEPARTMENTS :
Department :
Rm m ent-Jsi(44).
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Signature of Director or Authorized Representative Date
REVIEW BY OTHER CITY DEPARTMENTS :
Department :
Comments :
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Ognature of Director or Authorized Representative Date
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ROUTING SCHEDULE FOR APPLICATION "`.
TO : Finance Department
Fire Department
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Library Department ' '
® Park Department ti.;
4. Police Department j,.
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Building Div . •��g=
4. Engineering Div .
0 Traffic Engineering Div .
150 Utilities Engineering Div.
FROM: Plann= ng Department , ( signed by responsible official or
his designee)
k{K A1. 1... SM i I'14 DATE : 4 /917t' •
, PLEASE REVIEW THIS APPLICATION FOR:
' REZONE MAJOR PLAT
SITE APPROVAL SHORT PLAT
SPECIAL PERMIT WAIVER
SHORELINE MANAGEMENT 1 1 I 44-le: �'`�
PERMIT OR EXEMPTION 'fiVC i* c�"-/('S-'c' E.X1.tF�2�,oJ
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, AND RETURN TO THE PLANNING DEPARTMENT .
WITH ANY COMMENTS YOU MIGHT HAVE , BEFORE 4/iiJii?
REVIEW BY OTHER CITY DEPARTMENTS :;� '
Department : �'/-) C
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Signature of Director or Authorized Representative Date '
REVIEW BY OTHER CITY DEPARTMENTS :
Department : (., 1
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Commentt :
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REVIEW BY OTHER CITY DEPARTMENTS : • •
Department :
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Signature of Director or Authorized Representative Date
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, REVIEW BY OTHER CITY DEPARTMENTS :
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ROUTING FOR REVIEW OF ENVIRONMENTAL CHECKLIST FORDS Q • 1 ;
TO. ® Finance Department �- ".a ;`•4,4
$ Fire ' Department
• Library Department ' .
•
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• Pol ice Department
10 Public Works Department •
Building Div. ;,
F! Engineering Div .
Traffic Engineering Div. 'i". •
0 Utilities Engineering Div.
'ROM: Planning Department , (signed by responsible official or his
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ILI ICA% L.. 4 u►a'►E-
iUBJECT : Review of ECF- ,SG.-12 Application No. : n2_... ,,,¢_-74)
Action Name: fi I - A.Ter L. ►J i.. -- r
'lease review the attached. Review requested by (date) : 4/44 4e
tote: Responses to be written in ink. jj
"1EW BY OTHER CITY DEPARTMENTS : •
Department : __ 75. ,0_, e 417 iz '/A g 7-zJ
Comments : �
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IEW BY OTHER CITY DEPARTMENTS : 1.• `` `
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Engineering
I . Storm drainage pi,1r, 1•,,. 1„•lir,q r"rtent ;,::'ldr't+'ntion plan with calculations
will he r'erquird.
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2. Curb, gutter , sidewalk , strum '1r.iinage and paving required on NE 16th St.
and NE 20th St .
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Utilities
1 . Separate detailed plan' s to City specification required for Water and Sewer.
2. Main on 17th P1 . Must be looped .
3. Butterfly valves approved for 16" and larger only.
b. Plans of gravity line to pump station and plans of pumps and force main
required.
5. Standard fees IC/sq. ft. Water and Sewer.
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WALL AND REDEKOP CORP. (HI-GATE) - Files PP-284-78 and E-185-78
APPLICANT Wall & Redekop Corp. (Ili-gate) TOTAL AREA ±9 .8 acres
PRINCIPAL ACCESS N.E. 20th Street and N.E. l6th 5trget
EX! S'i 1NG ZONING G-7200
EXISTING USE Undeveloped
PROPOSED USE R-1 Single Family Residence
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COMPREHENSIVE LAND USE PLAN R-1
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PROPOSED/FINAL DELLARATION OF SIGNIFICANCE/N...,-SIGNIFICANCE .
PP-284-78
4)pl ication No . E-185-78 ® PROPOSED Declaration
,nvi ronmental Checklist No . ECf -356-78 El FINAL Declaration
iescription of proposal Preliminary Plat approval for 30-lot
sing1Q_farm _residence subdivision
roponent ___Wall and Redekop Corp. (Hi-gate)
Between N.E. 20th Street and N.E. 16th Street
ocation of Proposal just west of Monterey Avenue N.B.
ead Agency city of Renton Planning Department
his proposal has been determined to 0 have Eanot hav a
ignificant adverse impact upon the environment . An EIS U is
is not required under RCW 43 . 21C . 030 ( 2 ) ( c ) . This decision was
a e after review by the lead agency of a completed environmental
hecklist and other information on file with the lead agency .
easons for declaration of environmentain�significance :
This declaration is based on the provision_of proper development
standards of the subdivision ordinance , and the retention of
significant existing_ trees on the site subject to apprgval of
the Planning Department.
?asures , if any , that could be taken to prevent or mitigate 'the
ivironmental impacts to such an extent that the lead agency would
ithdraw its declaration of significance and issue a (proposed/final )
?claration of non-significance :
•
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!sponsible Official Michael L. Smith
tle Senior��' Pla ne Date July 31 1978
gnature �
City of Renton
Planning Department
5-76
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v Tyr O OFFICE OF THE CITY ATTORNEY fl RENTON,WASHINGTOI�
POST OFFICE BOX 626 100 2nd AVENUE BUILOING O RENTON.WASHINGTON 98055 255-8678
ptawst "in O1 LAWRENCE I.WARREN, CITY ATTORNEY DANIEL KELLOGG, ASSISTANT CITY ATTORNE'
9,0 0'
o9�7Fo SEPlti �Q September 7 , 1979
(Dictated Aug. 30 , 1979)
TO : Roger J. Blaylock, Associate Planner
FROM: Lawrence J. Warren, City Attorney
Re: Higate Final Plat
Dear Roger:
This letter is in response to your Memo received by my
office August 21, '1979 .
On August 24, 1979 , I contacted you and gave you a verbal
response to your Memo. This letter is to confirm that
response. .
The timing on this preliminary plat was such that it ran
out by its terms six months after the approval date. That
date, was before the. City amended its Ordinance to provide
for a one year period on all preliminary plats . No matter
how we read this particular ordinance section , it does not
give any additional time to Higate since they did not have
an existing plat approval as of the date of the ordinance
change. Perhaps , if their time ran into the time when the
ordinance was changed, we .could consider that the one year
period of time would apply`:to them. However, that is not
the case here, and Higate should reapply for a preliminary
plat approval.
If you -need any further information on this , please feel
free to contact me.
Lawrence J. Warren
LJW:nd RECEIVED
cc e Mayor CITY OF RENTON
HEARING EXAMINER
Council President SEP 1 0 1979
Hearing Examiner AM PM
7i8191t0,llil211121314151Fi
A
OF R.4,�
�� o THE CITY OF RENTON
4$ ® Z MUNICIPAL BUILDING 200 MILL AVE. SO. RENTON,WASH.98055
CHARLES J. DELAURENTI , MAYOR • PLANNING DEPARTMENT
09 235- 2550
ccr
0,9grSO SEP1°1‘��Q
MEMORANDUM
August 22, 1979
TO: Fred Kaufman, Hearing Examiner
FROM: Gordon Y. Ericksen, Planning Director •
r ^ By : Roger J. Blaylock
RE : HI-GATE PRELIMINARY PLAT .
The Planning -Department . has requested a legal opinion
from the City Attorney regarding the status of the
Hi-Gate Preliminary Plat , It is uncertain at. this
time whether or not the preliminary approval period
has expired. • As a result of the plat 's uncertain •
. status, the exception application cannot be heard
at this time. Pending receipt by this department. of
the City Attorney' s opinion, a decision will be made
regarding future action.
RJB:SM:wr
RECEIVED
CITY OF RE$:TON
HEARING EXAM....:. ;1
AUG2 21979
AM PM
718r9r10,1111211 i2i3►41516
OF I
ao . �... .... o THE CITY OF RENTON
U b� �` , Z MUNICIPAL BUILDING 200 MILL AVE.SO. RENTON,WASH.98055
Z ems ' ' CHARLES J. DELAURENTI'MAYOR 0 PLANNING DEPARTMENT
00 "` 235- 2550
o
A Q,
A1 TED SEPleg'
August 29 , 1979
Wall & Redekop Corporation
400 108th Avenue N . E . , Suite 412
Bellevue, Washington 98004
RE: NOTICE OF APPLICATION ACCEPTANCE
AND PUBLIC HEARING DATE FOR APPLICATIONS FOR PRELIMINARY PLAT
APPROVAL, File PP-403-79, AND EXCEPTION TO THE SUBDIVISION ORDINANCE
REGARDING LOCATION OF A SECTION OF SIDEWALK ON MONTEREY AVE. N.E. ;
property located between N.E. 20th Street and N.E. 16th Street
between the northward extension of Lincoln Avenue N.E. and Monterey
Avenue N.E.
Dear Sirs:
The Renton Planning Department formally accepted the above
mentioned application on August 241 1979 . A public
hearing before the City of Renton Hearing Examiner has been
set for September 11 , 1979 at 9 :00 a . m. •
Representatives of the applicant are asked to be present.
All interested persons are invited to attend the hearing .
If you have any further questions , please call the Renton
Planning Department, 235-2550.
Very truly yours ,
Gordon Y. Ericksen
Planning Director
By : l `! . _
P...u)H1.
Roger J . Blayloc
Associate Planner
cc : Norman Associates , Inc .
4605 148th Ave. N . E.
Bellevue, WA 98007
NOTICE OF PUBLIC HEARING
RENTON LAND USE HEARING EXAMINER
RENTON, WASHINGTON
A PUBLIC HEARING WILL BE HELD BY THE RENTON LAND USE HEARING EXAMINER
AT HIS REGULAR MEETING IN THE COUNCIL CHAMBERS , CITY HALL , RENTON ,
WASHINGTON, ON
NGPE ,,TppirDER it , 1979 , AT 9 : 00 A. M. TO CONSIDER
THE 1. CLINTON H. BETZ , APPLICATION FOR REZONE FROM R-1
TO R-3, File R-400-79 ; property located on N.E.
9th Place between Edmonds Ave. N.E. and Sunset
Boulevard (SR-900) . '
2. BILL HEATH, APPLICATION FOR FOUR-LOT SHORT PLAT
APPROVAL, File 401-79; property located in the
vicinity of 1303 N. 26th St .
3. SEA-BELLE PROPERTIES, APPLICATION FOR SPECIAL
PERMIT TO FILL AND GRADE IN B-1 ZONE, File
SP-402-79; property located immediately east
of Lake Washington Blvd. between S .E. 76th St .
and S.E. 80th St .
4. WALL AND REDEKOP CORPORATION (HI-GATE) , File
PP-403-79 and E-393-79 , APPLICATIONS FOR PRELIMINARY
PLAT APPROVAL OF 30-LOT SINGLE FAMILY RESIDENCE SUB-
DIVISION AND EXCEPTION TO THE SUBDIVISION ORDINANCE
REGARDING RELOCATION OF A SECTION OF SIDEWALK ON
MONTEREY AVE. N.E. ; property located between N.E.
20th Street and N.E. 16th Street between the
northward extension of Lincoln Ave. N.E. and
Monterey Ave. N.E.
Legal descriptions for applications noted above are on
file in the Renton Planning Department .
ALL INTERESTED PERSONS TO SAID PETITIONS ARE INVITED TO BE PRESENT AT
THE PUBLIC NEARING ON SEPTEMBER_l1, 1979 AT 9: 00 A. M. TO
EXPRESS THEIR OPINIONS.
GORDON Y. ERICKSEN
PUBLISHED August 31 , 1979 RENTON PLANNING DIRECTOR
CERTIFICATION
I . STEVE MUNSON , HEREBY CERTIFY THAT THREE COPIES
OF THE ABOVE—DOCUMENT WERE POSTETrBY ME IN THREE CONSPICUOUS PLACES
ON THE PROPERTY DESCRIBED ABOVE AS PRESCRIBED BY LAW.
ATTEST : Subscribed and sworn
to before me , a Notary Public ,
on the 29thday of August
19 779 • SIGNED diktf1/10.444.10 .
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GENERAL LOCATION: A!, i, OR A binESS: PROPERTY LOCATED BETWEEN N.E. 20TH
STREET AND N . E. 16TH STREET BETWEEN THE NORTHWARD EXTENSION OF LINCOLN AVE,N, E
AND MONTEREY AVENUE N.E.
LEGAL DESCRIPTION:
DETAILED LEGAL DESCRIPTION ON FILE IN THE OFFICE OF THE
RENTON PLANNING DEPARTMENT
I S POSTED TO NOTIFY PR*PE'-,TY O E '"aS: OF
`•,4 :t, '3a t !T :• twr" ;, f Eke t, $:r S. 4J¢ .r rho .lit
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T y'I BE ;r. EL®
IN CITY COUNCIL CHAMP=E 'fy 9 '%" U ` ICI 1AL =:L HLD NG
ON SEPTEMBER 11, 1979 It EGI ING ,,t,T 9:00 A.M. A. .
P.M.
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, ''-- PRELIMINARY PLAT APPROVAL - 30-LOT SINGLE FAMILY RESIDENTIAL
" t, EXCEPTION TO SUBDIVISION ORDINANCE (SIDEWALK)
11
F - FURTHER INFORMATION CALL 235 2550
THIS NOTICE NOT Tit BE e"..IVOVED WIn-I -UT PROPER AUTHORIZATION
PLANNING DEPARTMENT
PRELIMINARY REPORT TO THE HEARING EXAMINER
PUBLIC HEARING
SEPTEMBER 11 , 1979
APPLICANT: WALL AND REDEKOP CORPORATION (HI-GATE)
FILE NUMBER: PP-403-79 , PRELIMINARY PLAT APPROVAL,
E-393-79, EXCEPTION TO THE SUBDIVISION ORDINANCE
A. SUMMARY AND PURPOSE OF REQUEST:
The applicant requests the approval of a 30-lot preliminary
plat and an exception to the Subdivision Ordinance to permit
the sidewalk to be located adjacent to the curb to retain some
large trees.
B. GENERAL INFORMATION:
1. Owner of Record: WALL AND REDEKOP CORPORATION
2 . Applicant : WALL AND REDEKOP CORPORATION
3. Location : The site is situated between
what would be the northerly
extensions of Lincoln and Monte ,
Avenue NE and the streets of NE
16th and NE 20th
4. Legal Description : A detailed legal description is
available on file in the Renton
Planning Department .
5. Size of Property: ±9. 8 acres
6. Access : Via NE 16th Street and NE 20th
Street
7. Existing Zoning: G-7200
8. Existing Zoning in the Area: G-7200, Single Family Residence
District
9 . Comprehensive Land Use Plan : Single Family Residential
10. Notification : The applicant was notified in
writing of the hearing date.
Notice was properly published
in the Record Chronicle on
August 31 , 1979 and posted in th
places on or about the site on
August 31 , 1979 as required by
city ordinance .
C. PURPOSE OF REQUEST :
To permit subdivision of the subject site into 30 single family
residence lots for future development of single family residences .
In order to permit such subdivision , the applicant is also requesting
an exception to the subdivision ordinance .
D. HISTORY/BACKGROUND:
The subject site was annexed into the City by Ordinance No. 1818 dated
March 17, 1968 and zoned to G-7200 at that time. On September
11, 1978, the City Council approved the preliminary plat (PP-284-78) .
After 6 months their approval expired. This application was made
to reactivate that original preliminary plat approval and is
identical to that approved initially. In fact all required on-site
and off-site improvements have been completed.
PLANNING DEPARTMENT
PRELIMINARY REPORT TO THE HEARING EXAMINER
PUBLIC HEARING: WALL AND R.EDEKOP CORPORATION, File No : PP-403-79
SEPTEMBER 11, 1979 E-393-79
PAGE TWO
E. PLANNING DEPARTMENT ANALYSIS :
1. For the most part , the conditions of approval of the first
Preliminary Plat application have been complied w;th . The
streets have been constructed and paved and the improvements
installed. No deviations (except for the Exception) are apparent
nor significant problems anticipated.
2. The reasons for the Exception request is the existence of
several large trees along the west side frontage of
Monterey. It is the applicant ' s intent to retain these
as much as possible in order to provide more attractive
lots for future purchasers. Strict application of the
Subdivision Ordinance standards would not permit the applicant
to offer this special amenity to the future residents. Since
review by the various City departments indicates no objections
to the subject exception, it would appear to be a reasonable
request for development of the property (Section 9-1109-1A) .
3. A situation somewhat similar to the subject request existed
with the E. Valley Medical Park Short Plat (E-393-79) . In
that case, the Examiner approved a meandering sidewalk based
upon conditions of topography, restrictive covenants ,
aesthetics , and property rights as outlined in Conclusion 1-4
of the decision. Much the same type of argument can be made
for the subject request . These circumstances are similar
to those in E-393-79. Denial of this exception would deprive
the future property owners the rights and privilege enjoyed
by the owners in the other side of Monterey Avenue; namely,
retention of the existing significant trees. (Section 9-1109-1B) .
F. DEPARTMENT RECOMMENDATION:
The staff recommends that the Hearing Examiner approve the
Preliminary Plat and Exception based upon the above analysis .
E-3 79 Page Three
5. All existing utilities are available and in close proximity.
6. The proposal is compatible with the required setbacks, lot coverage and height
requirements of Section 4-710 (P-1, Public) of Title IV, Ordinance No. 1628, Code of
General Ordinances.
7. The subject property is located at 3713 Talbot Road S. in the vicinity of the Valley
General Hospital. The subject parcel is quite heavily wooded and a rather deep,
meandering ravine runs through the property east to west along the south portion of
the property.
8. This particular property is the result of a prior short plat (Short Plat 113-77) and
the site itself has been the subject of a site approval (SA-325-79) . In both of these
prior actions the subject property was made the object of restrictive covenants
regarding both the natural vegetation and the ravine as well as covenants restricting
access to Talbot Road S.
9. The property where it fronts on Talbot Road S. is approximately 50 feet wide. The
roadway and required sidewalks would require the entire area to be paved pursuant to
Section 9-11O8.7.H which requires a 32-foot roadway, eight feet of planting strip, and
10 feet of sidewalk. Pursuant to Section 9-1109.1 the applicant has requested an
exception to the Subdivision Ordinance.
10. The Public Works Department has modified the applicant's submitted proposal to permit
both pedestrian access and vehicular turning movements in a safe and expeditious manner
, 0 CLUSIONS:
1. The applicant suffers undue hardship in developing the subject property due to both
the physical topography of the area and the restrictive covenants executed by the
property owner to preserve the natural amenities of the property which include the
ravine and the natural vegetation. In addition, covenants restrict the right of access
to the subject property via Talbot Road S. instead of other more appropriate public
right-of-ways which, if used, would not require the removal of natural features.
12. Because of the various restrictions on development which were required by the city upon
subdivision, the applicant would be denied the aesthetic qualities the property
possesses if required to provide a 50-foot right-of-way. At the same time, meeting
such requirements would jeopardize the qualities the restrictive covenants were
executed to protect, such as the vegetation and the ravine.
(
3. The exception which the applicant requests will provide a sufficient roadway to service
the facility. While the roadway is public, it is for all practical purposes a cul-de-
sac serving only the subject property and one or two parcels. The Public Works
Department indicated that the proposed roadway and associated sidewalks would be, as
modified by that department, a safe and reasonable access method for the properties
involved. Granting the exception will not harm the public welfare nor injure
neighboring property.
f4. The topography is such that granting the exception will permit the applicant to use
his property a: other property owners with similar property and similar restrictions
(restrictive covenants) use theirs.
DECISION:
Exhibit #4 is approved as modified by the Public Works Department and subject to the
execution of the restrictive covenants required by the site approval (SA-325-79) .
ORDERED THIS 13th day of August, 1979.
1;:a N16
•
Fred J. K.1 man
Land Use He ring Exam ner
TRANSMITTED THIS 13th day of August, 1979 by Affidavit of Mailing to the parties
of record:
Charles Gliege, Gliege Corp. , Suite 403, 155 N.E. 100th St. ,
Seattle, WA 98125
Larry Gibson, 3713 Talbot Road S. , Renton, WA 98055
BOARD OF PUBLIC WORKS
' APPLICATION FOR APPEAL
CITY OF RENTON
DATE OF FILING GRANTED
DENIED
DATE OF HEARING APPEALED
1 . NAME OF APPLICANT UJRLE- c Q .QEtt,(30 COat10O4P-AcLD
(PEASE PRINT)
2 . ADDRESS 'et 4-1 L - 4-av 1 pF i4u l<. IA) . . / �jt; (..-L (3- U l.�,c
3 . ADDRESS OF PROPERTY INVOLVED AI .e . ‘,10 - S-T. a 1, 0A) 7&a_ l
A-ye . A) R cam'OA>
4 . LEGAL DESCRIPTION
OF PROPERTY INVOLVED : LOT BLOCK PLAT
f,, c, 7& o S'cc • 7WP. 23 ru . o2 . S. t . , W . M •
5 . PRESENT ZONING .i A) C� C. 6 /--.:141,v1 , C H
6 . EXACT VARIANCE REQUESTED ally a PpVOx d p e aav -r-4
o'r - -3 ..-- cz-th, 0-- -11- t- itr-e- ea-s-I- s ioLc c,-,r 0 „,,,-.,.D„
,_____
. 4.0 lye.- &69 a., w4 fr +I\,e- Cu-iv 10 a.110-.
A. ple. C-�7{ ,�"vV! a— 1 4/ v-e--I wt.. 4 V.Pe,S .
J 7 f
7 . WHY CAN ' T THE PROPERTY BE DEVELOPED WITHIN THE REQUIREMENTS
OF THE ORDINANCE?
•2 Q Ct L.T vim. v•2,4.�.-o v al eV i S Ii-izs ve..P -s a Y-
8 . WHAT SPECIAL CIRCUMSTANCES OR CONDITIONS APPLY TO SUBJECT
PROPERTY WHICH ARE PECULIAR TO SUCH PROPERTY AND DO NOT
APPLY GENERALLY TO PROPERTY IN THE NEIGHBORHOOD
-A-1 v12,-
9 . IS THE VARIANCE REQUESTED THE MINIMUM VARIANCE NECESSARY TO
ALLOW THE REASONABLE USE OF THE PROPERTY?
10 . WILL THE GRANTING OF THE REQUESTED VARIANCE BE IN HARMONY
WITH THE DEVELOPMENT OF SURROUNDING PROPERTY AND NOT INJU-
RIOUS TO THE NEIGHBORHOOD OR DETRIMENTAL TO THE PUBLIC
WELFARE? /
I DECLARE THAT I AM THE OWNER OF 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 . to t Z-- C'� L d, !i,D )A4,vt;i i c)it)
fr` 7 OF APPt CANT
______
PLANNING DEPARTMENT
PRELIMINARY REPORT TO HEARING EXAMINER
PUBLIC HEARING
JULY 11 , 1978
APPLICANT : WALL and REDEKOP CORPORATION ( HI -GATE)
FILE NO : PP-284-78 , PRELIMINARY PLAT APPROVAL ,
E- 185-78 , EXCEPTION TO SUBDIVISION ORDINANCE
A. SUMMARY OF REQUEST :
The applicant requests the approval of a 30-lot preliminary plat and an
exception to the Subdivision Ordinance to permit a hammerhead rather than
a cul-de-sac at the end of a 230 foot street off Monterey Avenue Northeast.
B. GENERAL INFORMATION :
1 . Owner of Record : Wall and Redekop Corporation
2 . Applicant : Wall and Redekop Corporation
3 . Location : The site is situated between what
would be the northerly extensions
of Lincoln and Monterey Avenue N . E .
and the streets of N . E . 16th and N . E .
20th .
4 . Legal Description : A detailed legal description is available
on file in the Renton Planning Department .
5 . Size of Property : . 9 . 8 acres .
6 . Access : Via N . E. 16th Street and N . E . 20th Street
7 . Existing Zoning : G- 7200
8. Existing Zoning In Area G- 7200 , Single Family Residence District .
9 . Comprehensive Land Use Plan Single Family Residential
10 . Notification : The Applicant was notified in writing of
the hearing date . Notice was properly
published in the Record Chronicle and
posted in three places on or near the
site as required by City Ordinance .
C. PURPOSE OF REQUEST :
To permit subdivision of the subject site into 30 single family
residence lots for future development of single family residences .
In order to permit such subdivision , the applicant is also requesting
an exception to the subdivision ordinance .
D. HISTORY/BACKGROUND : The subject site was annexed into the City by
Ordinance No . 1818 dated March 17 , 1968 .
E. PHYSICAL BACKGROUND :
1 . Topography : The site slopes slightly downhill toward the
north approximately three-quarters the length of the parcel and
then levels off toward N . E . 20th Street .
2. Soils : Indianola loam fine sand ( InC ) . Runoff is slow to
• medium, and the erosion hazard is slight to moderate . This
soil is used for timber and urban development. Capability
unit IVs-2 ; woodland group 4s3 .
Y
4
•
.ANNI 1(.. DEPARTMENT
tELIMI "NARY REPORT TO HEP,,;; ; Nt, L A 11NER
1BLIC HEARING; : ..ALL. ('.r lit i.UP CORPORATION , rile No . PP-284- 78 , E- 185- 78
GE T'r1O
•
PHYSICAL BACKGROUND : li, (nr, tir,ued )
3 . Vegetation : The subject site is densely covered by native
northwest shrubs and nu Brous alders .
4 . Wildlife : The e> isting vegetation of the site provides suitable
habitat for birds and small mammals .
5 . Water : There is no surface water present on the site .
6 . Land Use : The subject site is undeveloped. However , single
family residential land uses generally surround the subject
site .
•
NEIGHBORHOOD CHARACTERISTICS :
The area is primarily single family residential in nature .
PUBLIC SERVICES :
1 . Water and Sewer : A six inch water main runs east and west
along N . E . 20th and north and south on Lincoln Avenue N . E .
Another six inch Hain extends north from N . E. 16th into the
subject property approximately 300 feet west of Lincoln .
An eight inch main runs east and west along N . E . 16th at
the southern boundary of the site , and a four inch main
extends north and south on Monterey terminating at N. E . 16th .
An eight inch sanitary sewer main runs east and west on N . E .
16th , and a similar main extends north and south approximately
300 feet west along Jones Avenue N . E .
2 . fire Protection : Provided by the Renton Fire Department as per
Ordinance requirements .
3 . Transit : Metro Transit route := 142 operates along Edmonds Ave .
N . E . approximately 800 feet east of the subject site .
4 . Schools : Hillcrest Elementary School is located approximately
one-half ' ( 'a) mile east ' of the subject site and McKnight Junior
High is approximately one-quarter (! ) mile to the southeast
and Hazen Senior High School is situated approximately one and
one-half ( 1',) miles to the east .
5 . Parks : North Highlands Park is located approximately one-quarter
( 4 ) mile east of the subject site with Kennydale Lions Park
situated approximately one-quarter (i ) mile to the north and
Lake Washington Beach Park one-half 02) mile to the west .
APPLICABLE SECTIONS OF THE ZONING CODE :
1 . Section 4-706 R- 1 Residence Single Family .
APPLICABLE SECTIONS OF THE COMPREHENSIVE PLAN OR OTHER OFFICIAL CITY DOCUMENTS:
1 . Subdivision Ordinance , Section 9- 1106 . 2 , Preliminary Plats .
{ 2 . Subdivision Ordinance , Section 9- 1109 , Exceptions .
3 . Comprehensive Plan , 1965 , Land Use Report , Pbjective 6 ., P . 18 .
IMPACT ON THE NATURAL SYSTEMS :
���<<: Development of the subject site will disturb soil and vegetation, x:
-,.. increase storm water runoff , and have an effect on traffic and
' noise levels in the area . However through proper design and provi -
sion r'. 1;sion of suitable storm water retention facilities , these impacts
'1 ': can be minimized and the natural wooded character of the site preserved.
poi
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'LANNING DEPARTMENT
)RELIMINARY REPORT TO HEARING EXAMINER
)UBLIC HEARING : WALL 6 REDEKOP CORP . ( H1 -GATE )
)AGE THREE
K. SOCIAL IMPACTS :
The subject request will have minimal social impact except for that
caused by minor population increase and the new relationships that
will be a result of such an increase .
L. ENVIRONMENTAL ASSESSMENT/THRESHOLD DETERMINATION :
Pursuant to the City of Renton ' s Environmental Ordinance and the
State Environmental Policy Act of 1971 , as amended , RCW 43-21C ,
a negative declaration of environmental impact has been issued for
the. subject proposal .
M. ADDITIONAL INFORMATION :
A vicinity map and a site map are attached .
N. AGENCIES/DEPARTMENTS CONTACTED :
1 . City of Renton Building Division
2 . City of Renton Engineering Division
3 . City of Renton Traffic Engineering Division
4 . City of Renton Utilities Division
5 . City .of Renton Fire Department
See attached comments .
0. PLANNING DEPARTMENT ANLAYSIS :
1 . The subject single family residential plat is consistent with
the Comprehensive Plan and zoning designations for single
family residential use of the site and surrounding area .
2 . The proposed subdivision is consistent with adjacent single
family residence land uses and subdivisions .
3 . The proposed lots ranging in size from 7200 square feet to
approximately 11 ,000 square feet are consistent with the mini -
mum lot size ( 7200 square feet ) of the G-7200 zoning in which
the site is located . These lot sizes are also compatible with
thpe adjacent Cresent View and View Terrace Subdivisions .
4 . Lot 1.0 is approximately 58 feet in width and will need to be
enlarged to meet the minimum 60 foot lot width requirement .
This will require adjustments to other lots adjacent to lot
10 or the deletion of lot 10 from the plat .
• 5. Lots 7 through 14 are particularly narrow in certain areas
• which will reduce flexibility of building size and location .
Particularly the two corner lots number 7 and number 14
should be platted larger both in area and dimensions .
( Sec . 9- 1108 . 23 . F . (4 ) . ) It may be necessary to delete a lot
between lots 7 and 14 to provide wider , more flexible , building
sites .
6 . The tract of land at the northwest corner of the site has not
3-4, been previously subdivided from the subject site . This lot
di.7`•• must be included in the subject plat.
h ' 7 . The proposed hammerhead street (N. E . 19th Place ) with pipe-
Rro stem lot arrangement is .an acceptable alternative to the cul -
"`�; de-sac arrangement given the existing topography and soil and
' drainage conditions of the open space area . The proposed
};. hammerhead street meets the minimum ordinance dimensions of
Section 9- 1108. 23 . A. (7 ) .
8. The proposed pipestem lots ( lots 6 and 16 ) are necessary given
the shape of the existing parcel and the location of the pro-
posed�' open space , ' a 1. 5 acrepoorly p parcel of low drained
.T�
A.
a"'
NG DEPARTMENT
1INARY REPORT TO HEARIN EXAMINER
HEARING : WALL & REDEKCP CORP . ( HI -GATE )
'OUR
ground . Extension of the streets into these areas would not
be beneficial to the overall plat design , and both lots exceed
minimum size requirements and dimension requirements of the
pipestem. A minimum 10 foot wide paved driveway improvement .
is required the length of the pipestem as per Section
9- 1108. 23. F. ( 3 ) . ( d ) and Fire Department requirements .
• Suitable utilities are available in the vicinity of the subject
site . The developer will be required to extend sewer to Jones
Avenue N . E . and install a pump station . Additional Utilities
Division comments are attached . Detailed plans shall be sub-
ject to Public Works Department approval .
1 . Curb , gutter, sidewalk , and street paving are required along
those portions of the site adjacent to N . E . 16th Street and
N . E . 4kOth Street . ( See comments from Engineering Division . )
Certain significant trees exist on the subject site . These
should be retained as much as possible and incorporated into •
plat design and development.
• Suitable means of maintaining the proposed open space should
be provided in the form of a homeowners ' association. All
open space areas should be designated on the plat map together
with any necessary written restrictions . The proposed walk-
way areas should be so dedicated on the plat map .
;TAFF RECOMMENDATION :
recommend approval of the proposed plat subject to the following
:onditions :
•
Provision of additional lot width to lots 9 , 10 , 7 , and 14 .
• Including the property at the northwest corner of the property
as a lot or tract within the subdivision .
{ . Provision of utilities and street improvements per Public
Works Department and ordinance requirements .
• Suitable designation of open spaces and walkways on the plat
map with provisions for maintenance through a standard home-
owners ' association , subject to approval of the Planning
Department .
• Retention of as many of the significant trees on the site as
possible . ; All clearing shall be subject to Planning Depart-
ment approval .
•
Provision of suitable on-site storm water retention and oil /
water separation facilities per approval of the• Public Works
Department . Staff further recommends approval of• the
exception- for the pipestem lots subject to provision of neces-
sary paved driveway per ordinance requirements as part of plat
improvements .
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ROUTING SCHEDULE FOR APPLICATION ..1;i
TO : Finance Department "�t4 Fire Department
11 Library Department
^® Park Department ' "
I• Police Department s
`/ Public Works Department ' `
Building Div . , ', '
0 Engineering Div .
6 Traffic Engineering Div . ,
49 Utilities Engineering Div.
FROM: Planning Department , ( signed by responsible official or
his designee )
'r'( ir DATE : I� f��
PLEASE REVIEW THIS APPLICATION FOR: le
..ley
4► --C-4fl L♦MIeJA4-1 j if JOR PLAT
REZONE
SITE APPROVAL SHORT PLAT
SPECIAL PERMIT WAIVER
SHORELINE MANAGEMENT •
PERMIT OR EXEMPTION
AND RETURN TO THE PLANNING DEPARTMENT
WITH ANY COMMENTS YOU MIGHT HAVE , BEFORE ( /Li f 7P '
:VIEW BY OTHER CITY DEPARTMENTS :
Department : : e_,_-P 6
1g Ar r ogo qa 0 Dt A rp v
Comments :
/
ignature of • actor or Authorized Representat ve ate
EVIEW BY OTHER CITY DEPARTMENTS :
D2 artment : 1'/Ac't"
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Ignature o rector or Authorizeekepre en a ve ate : .
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REVIEW BY OTHER CITY DEPARTMENTS :
Department :
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Comments :
A
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A De ; 71Z)., 77-1.0
Signature of Direct Or r Authorized Representative Date
REVIEW BY OTHER CITY DEPARTMENTS :
Department : r
A re.c,v er:
Comment :
Signature of Director or Authorized Representative Date
REVIEW BY OTHER CITY DEPARTMENTS :
•
Department :
mm entrX(4-c):
Signature of Director or Authorized Representative Date
REVIEW BY OTHER CITY DEPARTMENTS :
Department :
Comments :
•
Iiftnature o? Director or authorized Representative Date
rf ,
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ROUTING SCHEDULE FOR APPLICATION . ,`•a
TO : Finance Department
Fire Department
,i'
Library Department ,?
® Park Department
41 Police Department tr
Public Works Department ,;.;,,
Building Div .
c4 Engineering Div .
j Traffic Engineering Div .
Utilities Engineering Div .
FROM: Planning Department , ( signed by responsible official or
his designee)
kiI AL L 5ivli rtri DATE : 644 223'
r
PLEASE REVIEW THIS APPLICATION FOR :
' REZONE MAJOR PLAT
SITE APPROVAL SHORT PLAT
SPECIAL PERMIT WAIVER .----
ill - 60-11:
, ' SHORELINE MANAGEMENT —`--� .
PERMIT OR EXEMPTION fci_G i-* =/r 5-1S E 17Y'io�J
AND RETURN TO THE PLANNING DEPARTMENT
WITH ANY COMMENTS YOU MIGHT HAVE , BEFORE /ti)72
REVIEW BY OTHER CITY DEPARTMENTS :
Oepa,rtment :
'/ `� g-atent12%2154C L] ►its-Ar .az-'v\fL
Z-17-7))
Signature o Direct osr Representative Date
REVIEW BY OTHER CITY DEPARTMENTS :
De a r t m e n t : —/lji . _-. ,.
onime�i
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gnature ® D re or or Authoriz kepresentative Date
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REVIEW BY OTHER CITY DEPARTMENTS :
Department :___
1_:..1 /� -y're-t:v E. 'ice- ►�� t.I.l-,�` vim.
Comments :
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Signature of Director or Authorized Representative Date
REVIEW BY OTHER CITY DEPARTMENTS :
Department : (., 1 , , , r
' Commen
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Signature of Director or Authorized Representative Date
REVIEW BY OTHER CITY DEPARTMENTS :
Department :tm --
Coomme"nts�R4 v�' ID v, �13. 'A15
Signature of Director or Authorized Representative Date
REVIEW BY OTHER CITY DEPARTMENTS :
Department :
Comments : •
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t; lignature of Director or Authorized Representative Date
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ROUTING FOR REVIEW OF ENVIRONMENTAL CHECKLIST FORMS] • :
TO: ® Finance Department ;" ',, {4';
4. Fire Department
Library Department
`.. Park Department
• Police Department
.4 Public Works Department
1*4: Building Div.
•
' Engineering Div. .
Traffic Engineering Div. .
ord, Utilities Engineering Div.
'ROM: Planning Department , (signed by responsible official or his '
designee) .•
McsA 4. L.• 4.001 it t-
iUBJECT: Review of ECF. 51.,. -=7P ; Application No. : _.
Action Name: RI -- 4'r' I L & . •71 y A 41 is
Tease review the attached. Review requested by (date) : �i/e4in
•
iote : Responses to be written in ink.
•
%EW BY OTHER CITY DEPARTMENTS:
Department : _ " "T-a,d/%C. 12-7-- i iPoeez--ifrj
Comments : •
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Engineering
1 . Storm drainage pi,;('. +.,,. 1:.,,rir,y r'rtenti.::•/det,.ntion plan with calculations
wi 1 l he requi r.�u .
2. Curb, gutter , sidewalk , strum drainage and paving required on NE ,6th St.
and tiE 20th St .
9---,e40-- '
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Utilities •
1 . Separate detailed plan' s to City specification required for Water and Sewer.
2. Main on •17th Pl . Must be looped. •
3. Butterfly valves approved for 16" and larger only.
4. Plans of gravity line to pump station and plans of pumps and force main
required. .
5. Standard fees 1G/sq. ft. Water and Sewer.
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WALL AND REDEKOP CORP. (HI-GATE) - Files PP-284-78 and E-185=78
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APPLICANT Wall & Redekop Corp. (Ili-gate) TOTAL AREA 19 .8 acres
PRINCIPAL ACCESS N.E. 20th Street and N.E. 16th Street
EX! S•I ING ZONING G-7200 s •
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EXISTING USE Undeveloped ! .4
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WILL 1, RGDEKoP CORP.
N I���� Ir—I85—78
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• PROPOSED/FINAL DELLARATION OF SIGNIFICANCE/N,..I-SIGNIFICANCE
PP-284-78
Application No . __E-185-78 0 PROPOSED Declaration
Environmental Checklist No . ECF-33356-78 ® FINAL Declaration
Description of proposal Preliminary Plat appxoval for 30-:lot
si.nq]e _family_residence subdivision.,_
Proponent __ Wall and Redekop Corp. (]Hi-gate)
Between N.E. 20th Street and N.E. 16th Street
Location of Proposal just west of Monterey Avenue N.E.
Lead Agency City of Renton Planning Department
This proposal has been determined to 0 have ® not hav a,
si nificant adverse impact upon the environment . An EIS ' is
x is 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 environmentain%significance :
-- This declaration is based on thy:_ provision of proper development
• standards of the subdivision ordinance_L and the retention of
significant existing_trees on the site subject to approval of
the Planning Department.
.
Measures , if any , that could be taken to prevent or mitigate the
environmental impacts to such an extent that the lead agency would
withdraw its declaration of significance and issue a (proposed/final )
declaration of non-significance :
•
•
Responsible Official Michael L. Smith
Title Senior Pala ne Date Ji,I1y 3,4 1978
Signature G 5
City of Renton
Planning Department
li.,. 5-7 6
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" CITY OF RENTON
SHORT PLAT . PLAT APPLICATION FILE NO. 7P— //03- 79
X MAJOR PLAT of RN DATE REC' D, /°Z7/��
TENTATIVE L t0 QA APPLICATION FEE $ 100'00
— PRELIMINARY ENVIRONMENTAL
FINAL . A� �,4 1919 REVIEW, FEE $ NA
RECEIPT NO.
c 1, • N�� SM NO .
•
'trets/NG Dc.Q�A P U D NO.
•
APPLICANT TO COMPLETE ITEMS 1 THROUGH 7:
1. Plat Name & Location HI'-GATE Between NE 20th and NE 16th and between the
northward extension of Lincoln and Monterey Avenue NE.
2 No. Lots 30 Total Acreage 9.8 Zoning G 7200
3 . Owner Wall & Redekop Corporation . Phone 453-8926
Address 400 108th Avenue N.E. Suite 412
5 . Underground Utilities : Yes No Not Installe�
Telephone ( g ) ' ( ) ( X )
Electric ( X ) ( ) ( X )
Street Lights ( X ) ( ' ) ( X )
Natural Gas . , ( ) ( ) ( X ),
TV Cable . ( ) ( ) ( X )
6 . Sanitation & Water:
( X ) City Water ( X ) Sanitary Sewers
( ) Water District No . ( ) Dry Sewers
( ) Septic Tanks
7 . Vicinity and plat maps as required by Subdivision 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 '
AFFIDAVIT
C,1) et.Ae ; 6irtd)
k)voAr. , being duly sworn, declare that I
am the caner of the property involved in this application and that the
foregoing statementsiand 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 Atk day of kvetos� , l9 `n ,
Notary Public in and for the State of
Washingon, residing at
-'(\(\ • \\AAP/
(Name of Notary Public) Signature of Owne
egej2q0 , , itioe— i 0 1441e--=-4.e -
(Address) Address)
Novi4\- of owviw( WA, o®
City) (State)
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(Telephone)
(FOR OFFICE USE ONLY)
CERTIFICATION
This is to certify that the foregoing applica-tion has been inspected by me
and has been found to be thorough and complete in every particular and to
conform to the rules and regulations of the Renton Planning Department
governing the filin application .�
tte
Date Received % 19 By:
NOG
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e .c` Renton Planning Dept .
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NIQAT( E-185-78
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NOTICE OF PUBLIC HEARING
RENTON LAND USE HEARING EXAMINER
RENTON, WASHINGTON
A PUBLIC HEARING WILL BE HELD BY THE RENTON LAND USE HEARING EXAMINER
AT HIS REGULAR MEETING IN THE COUNCIL CHAMBERS , CITY HALL , RENTON ,
WASHINGTON , ONPEET T ppRUER 11 , 1979 , AT 9 : 00 A. M. TO CONSIDER
THE 1. CLINTON H. BETZ , APPLICATION FOR REZONE FROM R-1
TO R-3, File R-400-79; property located on N.E.
9th Place between Edmonds Ave. N.E. and Sunset
Boulevard (SR-900) . '
2. BILL HEATH, APPLICATION FOR FOUR-LOT SHORT PLAT
APPROVAL, File 401-79; property located in the
vicinity of 1303 N. 26th St .
3. SEA-BELLE PROPERTIES, APPLICATION FOR SPECIAL
PERMIT TO FILL AND GRADE IN B-1 ZONE, File
SP-402-79 ; property located immediately east
of Lake Washington Blvd. between S .E. 76th St .
and S.E. 80th St .
4. WALL AND REDEKOP CORPORATION (HI-GATE) , File
PP-403-79 and E-393-79 , APPLICATIONS FOR PRELIMINARY
PLAT APPROVAL OF 30-LOT SINGLE FAMILY RESIDENCE SUB-
DIVISION AND EXCEPTION TO THE SUBDIVISION ORDINANCE
REGARDING RELOCATION OF A SECTION OF SIDEWALK ON
MONTEREY AVE. N.E. ; property located between N.E.
20th Street and N.E . 16th Street between the
northward extension of Lincoln Ave. N.E. and
Monterey Ave. N.E.
Legal descriptions for applications noted above are on
file in the Renton Planning Department .
•
ALL INTERESTED PERSONS TO SAID PETITIONS ARE INVITED TO BE PRESENT AT
THE PUBLIC HEARING ON SEPTEMBER 11, 1979 AT 9 :00 A. M. TO
EXPRESS THEIR OPINIONS .
GORDON Y . ERICKSEN
PUBLISHED August 31, 1979 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 Public ,
on the 29thday of August
19 ?9 . SIGNED iiati;4111'00,441,0100\
>TZ4—Zd
OF 1
A.
4b f . 0 THE CITY OF RENTON
t •
w :- MUNICIPAL BUILDING 200 MILL AVE. SO. RENTON.WASH.98065
o ammoCHARLES J. DELAURENT9,MAYOR 0 LAND USE HEARING EXAMINER
co•
FRED J. KAUFMAN. 235-2593
O (5k
1TED SEPi°°
October 3, 1979
Mr. John Norman
Norman Associates, Inc.
4605 148th Avenue N.E.
Bellevue,.: WA 98007
' �--,,--�-,.�:.:�, -.�,-",;a;"ram;;= n:.•,-•-::
RE: F.1e No_:D1P=403 7.9, .,E 393--79; Wall & Redekop Corporation;
Plat of Hi;rGate.••.1
Dear Mr. Norman:
This is to 'notify you that the above referenced requests, which were
approved subject to conditions as noted on the Examiner's report of
September 18, 1979, 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,
-Vka. .
Fred J. Kaufman
Hearing Examiner
cc: VPlanning Department
City Clerk -•--
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OF J
©o O TE-Ihi CITY OF 'tENTO
4:94`' MUNICIPAL BUILDING 200 MILL AVE. SO. RENTON,WASH.9 if55
o � CHARLES J. DELAURENTI i MAYOR ® LAND USE HEARING EXAMINER
•P'� FRED J. KAUFMAN. 235-2593
O9'4T'FD SEP100
September 25, 1979
Members, Renton City Council
Renton, Washington
RE: File°i,No.;;;Pf•,703-79,, E-393-79, Wall and Redekop Corporation;
Preliminary.:,:Plt• at" of Hi-Gate.;
Dear Council Members:
Attached is the Examiner's Report and Recommendation regarding the
referenced preliminary plat request, dated September 18, 1979. The
appeal period for the application expires on October 2, 1979, and
the report is being forwarded to you for review by the Planning and
Development Committeeifollowing the seven day period from the date of
publication.
11
The complete file wit]. be transmitted to the City Clerk on October.3, .:
1979, and will be placed on the Council agenda on October 8, 1979.
- I
If you require additional assistance or information regarding this
matter, please contact the office of the undersigned.
Sincerely,
kl-t--0CL) •\(0AA' , ',
Fred J. Kaufman
Hearing Examiner
cc: Alarming Department
City Clerk R
oAttachment > �. \
Tp 25 1919
--._----------
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0 � September 18, 1979
Z, E OF THE LAND USE HEARING EXAMLNER
,�P b9 19lc CITY OF RENTON
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REPOR 1NI�RE OMMEik ION TO THE RENTON CITY COUNCIL.
APPLICANT.4�k/N
DS � Wall and Redekop Corporation FILE NO. PP-403-79 .t
(Plat of Hi-Gate) E-393-79
LOCATION: Property located between N.E. 20th Street and N.E. 16th Street
between the northward extension of Lincoln Avenue N.E. and
Monterey Avenue N.E.
SUMMARY OF REQUEST: The applicant requests approval of a 30-lot preliminary plat
and an exception to the Subdivision Ordinance to permit
sidewalks to be located adjacent to the curb in order to
retain several large trees. This application was made to
reactivate the original preliminary plat approval granted on
September 11, 1978, and has since expired.
SUMMARY OF Planning Department: Approval.
RECOMMENDATION:
Hearing Examiner: Approval with conditions.
PLANNING DEPARTMENT The Planning Department preliminary report was received by the
REPORT: Examiner on September 5, 1979.
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 September 11, 1979 at 10:05 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.
Roger Blaylock, Associate Planner, reviewed Exhibit #1, and entered the following additional
exhibits into the record:
Exhibit #2: Expired Preliminary Plat, File No.
PP-284-78 (by reference)
Exhibit #3: Site Plan previously approved for
File No. PP-284-78
Mr. Blaylock advised that final inspection for water and sewer installation has not been
completed to date.
The Examiner requested testimony by the applicant. Responding was:
John Norman
Norman Associates, Inc.
4605 148th Avenue N.E.
Bellevue, WA 98007
Mr. Norman indicated concurrence in the recommendations contained in Exhibit #1. He
noted that expiration of the previously approved plat had caused delay, and requested
approval of the, current application in a timely manner.
The Examiner inquired if installation of sidewalks for which the exception from the
Subdivision Ordinance had been requested has been completed. Mr. Norman advised completion
of the project.'
i
The Examiner requested testimony in support of the application. There was no response.
He then requested 'testimony in opposition to the application. Responding was:
George Grant
2425 Jones Avenue N.E.
Renton, WA 98055
".. -
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♦ :M� SLY �.3. ,m1.1k:
PP-403-79 Page Two •
Mr. Grant advised existence of an open manhole located at the end of N.E. 19th Place which
endangers safety of youngsters in the area. He also objected to channeling of drainage '•
runoff to the open space area on the site and eventually to an existing creek to which he
maintains water rights for purposes of irrigation. He noted that construction of homes
in the proposed plat will further increase storm runoff, and due to the sandy material
located in the open space area, the current problem will increase.
The Examiner requested further testimony in opposition to the request. • There was no
response. He then offered the applicant the opportunity to respond to concerns expressed
by Mr. Grant. Mr. Norman advised that upon completion, the storm detention facility will
function properly and mitigate existing storm drainage problems on the site. He also
advised that a. manhole cover will be locked into place upon completion of the project. Mr.
Grant expressed concern that no provision exists to allow placement of a cover on the
manhole. The Examiner indicated that final details will be addressed during final
inspection on the site.
The Examiner requested further comments. Since there were none, the hearing regarding
File No. PP-403-79 and E-393-79 was closed by the Examiner at 10:24 a.m.
FINDINGS, CONCLUSIONS & RECOMMENDATIONS: Having reviewed the record in this matter, the
Examiner now makes and enters the following:
FINDINGS:
1. The request is for approval of a preliminary plat of 30 lots together with an exception
to permit the sidewalks to be located adjacent to the curb and eliminate the parking
strip.
2. The Planning Department report 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, R.C.W. 43.21.C. , as amended, 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. All existing utilities are available and in close proximity.
6. The proposal is' compatible with the required setbacks, lot coverage and height
requirements of Section 4-706 (R-1, single family) of Title IV, Ordinance No. 1628,
Code of General Ordinances.
7. The subject property is located in the vicinity of Monterey Avenue N.E. and Lincoln
Avenue N.E. and N.E. 16th Street and N.E. 20th Street.
8. The subject preliminary plat had been approved by the Hearing Examiner and the City
Council after a previous hearing (File No. PP-184-78) . That approval had expired and
the applicant has therefore requested that the proposal together with an exception
be reheard. '
9. The applicant has installed all required on-site and off-site improvements.
10. The Findings and Conclusions as adopted by the City Council remain the same subject
to the changes occasioned by the installation of the required improvements.
11. The applicant has already constructed the sidewalk along the north end of Monterey
Avenue N.E. adjacent to the curb and street topreserve certain large, old
g growth trees.
Pursuant to Section 9-1106.2 of the Subdivision Ordinance, the applicant has requested
an exception' to legalize this sidewalk. ; 'fit,,,•
12. The Public Works Department indicated that the exception would not create any traffic
problems, nor any pedestrian/automobile conflicts.
13. The east property line of the subject property closely approaches existing single family
residences on the east. The trees which the applicant proposes to retain form a buffer
along this property line between these residences and Monterey Avenue N.E.
14. Conditions, df the original Preliminary Plat approval appear to have been complied with.
15. The record indicates that there may presently be some drainage problems with the storm
retention/detention system. The Public Works Department has to make a final review of
the system and certify that it meets city standards.
,
1
PP-403-79 Page Three
ONCLUSIONS:
1. Nothing in',,the record indicates that there has been any unacceptable alteration or
modificatidn of the subject proposal since it was initially approved. The on-site and
off-site improvements have been installed, and with some minor difficulties appear to
meet the required standards. City standards for such installations apply.
2. The preliminary plat appears to serve the public use and interest. The plat meets the
requirements of the zoning code and has retained open space for the future residents.
3. The requested exception will q p provide a useful buffer for the existing single family
homes by preserving some large, old growth trees on the subject property. The sidewalk
relocation will not harm the public welfare nor injure neighboring properties. it will
in fact eliminate the impact of Monterey Avenue N.E. on the neighboring homes. Similar
exceptions have been granted where as here, they will not only enhance the plat but
buffer adjoining properties. There will be no user conflicts between pedestrians or
automobiles. The exception should be granted.
RECOMMENDATION: ,
The Preliminary Plat should be approved subject to approval of the storm drainage system by
the Public Works Department.
The Exception should be approved.
ORDERED THIS 18th day of September, 1979.
''''CISI \(:
Fred J. Ka man
Land Use He ring Ex iner
TRANSMITTED THIS 18th day of September, 1979 by Affidavit of Mailing to the parties
of record:
Wall & Redekop, 400-108th Avenue N.E. , Suite 412, Bellevue, WA 98004
John Norman, Norman Associates, Inc. , 4605 148th Ave. N.E. ,
Bellevue, WA 98007
. George Grant, 2425 Jones Avenue N.E., Renton, WA 98055
ICM Mortgage Company, P.O. Box 5939, Kent, WA 98031
TRANSMITTED THIS 18th day of September, 1979 to the following:
Mayor Charles J. Delaurenti
Councilman .Richard M. Stredicke
Warren C. Gonnason, Public Works Director
Gordon Y. Ericksen, Planning Director
Michael Hanis, Planning Commission Chairman
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 October 2, 1979. 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
Finance Department, first floor of City Hall, or same may be purchased at cost in said
department.
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WALL AND -REDEKOP CORP, (HI-GATE) -- Files PP-284-78 and E-185-78
•
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r^,r L i CANT *all k. RiAtl iiop C.o_L' . ( 1i—qia[: _TOTAL AREA ..9„ 8_ LCX.t;:i __
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COMPREHENSIVE LAND USE PLAN R- 1 { v
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rcencon manning uepartment
DE'" 4,4PMENT APPLICATION REVIE ET
Application : XafirnW{ — Ae ogee/0/oAv 0:5 m-
cal9'on pf �eelael /de 0`4�ep• fa . 4 i As 7
e ���� ° o rear er.,A s re � e e as p(ea p®o �r� ®e.v e ., .�
si
Location : Q� ' i_ ��r • � = 07 4
Appli cant : r �L
TO : Parks '. Department SCHEDULED HEARING DATE : /2g
Police Department A. R. Co MEETING //` / '
Public Works Department
Engineering Division
raffic Engineering
Building Division
Utilities Engineering
Fire Department
0M7N S OR SIG ST OpNS R GARDp I NG HIS APPLICATION SHOULD E PROVIDED
IN �J1ITING F R JHE SUGGESTIONS
REVIEW CONFRENCE (ARC) 10 BE HELD ON
AT 0 :00 AM IN THE THIRD FLOOR CpNFERENCE
F UR DEPARTMENT-TDIVISION REPRESENTATIVE WILL NOT BE'ABLE TO
ATTIN THE ARC, P ROVIDE THE COMMENTS TO THE PLANNING DEPARTMENT
BY 5: UU PM ON � �
REVIEWING DEPARTMENT/DIVISION :
Approved )( Approved with conditions Not Approved
S {D P be `"�! `I CL r�/ �1` r!� ACC /� �ff'��D S 7 ` 2-2
ti 1
//3/77
Signature of Director or Authorized Representative �, ', Date
/
REVIEWING DEPARTMENT/DIVISION :
Approved Approved with conditions Not Approved
Signature of Directoror Authorized Representative Date
Di" 'MENT APPLICATION REVIE ET
Application : ,irek-f',��� P 1.,�®79.� ,/ eg�cc" ie5 /s
fi o(t/q,'0ez or a Sec / sac-tria l* i N®0/ems . 4.74/d,r�
6"4�6'A I o rebi ell° i P °
� /p� d e9 CdQ�6�! e�J aTly' ' v('4j s
Location : �e L � ..,�4/(F' „' e` ® i
® c
Applicant : I ' edeA 10,
TO : Parks Department - SCHEDULED HEARING DATE : Alra>".'.%'
Police Department A. R. Ca MEETING 7'
Public Works Department
Engineering Division
Traffic Engineering
Buj 'ding Division
° Utilities Engineering
,`
t„ooPTre Department
pVIEWFICGGEESTVSR CAR I �!GCISA'PIl;I AOCSHOULLDF mir THE AP LINMIRVIR CE R NI ARC) TO BE
AT q:00 AM IN THE THIRD FLOOR CONFERENCE
ITOUTF.-6? F UR DEPARTMENT7ETVISION REPRESENTATIVE WILL NOT BE ABLE TO
ATT nND THE ARC, P. A� I DE THE COMMENTS TO THE PLANK I NC�� DE:^ARTMENT
BY 5:00 PM ON
REVIEWING DEPARTMENT/DIVISION: _ �^
.VApproved Approved with conditions Not Approved
21/0" /7:>'
Signature of Director or Authorize epresentative Date
REVIEWING DEPARTMENT/DIVISION :
/Approved Approved with conditions Not Pp
. roved
41111111
9 `07�
Si gnatur` o '"Ut7ector or Authorized Representative _ Date
I%cIIIvii r iann ( 1(9 uupdrimienL
DF'' PIENT APPLICATION REVIE
Application : ,XCEP,7/®N! -3 -3-°�� �,�� e Cam _ of /IT 6,—
rlitoc a)110,1 49f at SierP+Le2f_,S,A.?eleicalk,IlbugletdeP4-7146.-9• aji2hLui-
e toe.
location : e o ',. x, ' ,fie' �' rye cze psi}
Applicant : . �`',: ( g e
TO : Parks Department SCHEDULED HEARING DATE : , ' /??
Police Department A, R. C. MEETING /J7/79
Public Works Department
Engineering Division
Traffic Engineering
4:ilding Division
Utilities Engineering
Fire Department
COMMENTS OR SUGGESTIONS REGARDING T THIS A'P ICATIOC SHOULDBE
IN WITIPG F R TIE APPLICTIO REVIEW COl(__ H D ND
VF�RENCE (ARC) TO E HAD ON
AT 9:00 AM IN THE THIRD FLOOR CONFERENCE
F UR DEPARTMENTISION REPRESENTATIVE WILL NOT BE ABLE TO
ATT ND THE ARC, P F ROVIDE THE. COMMENTS TO THE PLANNING DEPARTMENT
BY :OO PM ON
REVIEWING DEPARTMENT/DIVISION: ,( (_
Approved Approved with conditions Not Approved
•
C
_ S,
Signature of Di"rector or Authorized Representative Date
REVIEWING DEPARTMENT/DIVISION :
Approved Approved with conditions Not Approved
Signature of Director or Authorized Representative Date
Kenton vianning uepartment
T OPMENT APPLICATION REVII ,SHEET
Application :_ X6.6-/04/.49 ®�.93®?�)_7�Le_ c Cev4/164 ®S tcp-
(110 delipri Of oz. Seele24 .51460€1./k 0, 7116,,,p eV ea ALSI-
e dtiv bbh. tO dig eIC.AL$ Wileer,5 e 4,41::Cireert-prOpersIty 0 eV Qr. •
Appl i cant :_ ? ' 4.ado
TO : Parks Department SCHEDULED HEARING DATE : 8/01 /9j9
Police Department A. R. C. MEETING //7/79
Public Works Department
f ngineering Division
Traffic Engineering
Building Division
Utilities Engineering
Fire Department
IIGVMdiNTIPGRFS IGTHETAPVLICATIONIREVILIS ADPOCATION SHOULD BE- NELDIO D
lI CO'IF RENCE ARC) N
AT 9 :00 AM IN THE THIRDFLOOR CONFERENCE
ROOM. F +UR DEPARTMENT/DIVISION REPRESENTATIVE WILL NOT BE ABLE TO
ATT ND THE ARC, AF IDE THE. COMMENTS TO THE PLANNING DEPARTMENT
BY 5:O® P V PM ON
REVIEWING DEPARTMENT/DIVISION :_ .tGJ;l,t
N( Approved Approved with conditions Not Approved
5/ fib
ieZe.!3 — I 'Jr /,4//77
Signature of Director or. Authorized Representative Date
/
REVIEWING DEPARTMENT/DIVISION :
Approved Approved with conditions Not Approved •
r
Signature of Director or Authorized Representative Date
PLANNING DEPARTMENT
PRELIMINARY REPORT TO THE HEARING. EXAMINER
•
PUBLIC HEARING
SEPTEMBER 11, 1979
APPLICANT: WALL AND REDEKOP CORPORATION (HI-GATE)
FILE NUMBER: PP-403-79, PRELIMINARY PLAT APPROVAL,
E-393-79, EXCEPTION TO THE SUBDIVISION ORDINANCE
A. SUMMARY AND PURPOSE OF REQUEST:
The applicant requests the approval of a 30-lot preliminary
plat and an exception to the Subdivision Ordinanr..e to permit
the sidewalk to be located adjacent to the curb to retain some
large trees.
B. GENERAL INFORMATION:
1 . Owner of Record: WALL AND REDEKOP CORPORATION
2 . Applicant : WALL AND REDEKOP CORPORATION
3. Location : The site is situated between
what would be the northerly
extensions of Lincoln and Monterey
Avenue NE and the streets of NE
16th and NE 20th
4. Legal Description : A detailed legal description is
available on file in the Renton
Planning Department .
5. Size of Property: ±9.8 acres
6. Access : Via NE 16th Street and NE 20th
Street
7. Existing Zoning: G-7200
8. Existing Zoning in the Area: G-7200, Single Family Residence
District
9. Comprehensive Land Use Plan : Single Family Residential
10. Notification : The applicant was notified in
writing of the hearing date.
Notice was properly published
in the Record Chronicle on
August 31 , 1979 and posted in threE
places on or about the site on
August 31 , 1979 as required by
city ordinance .
C. PURPOSE OF REQUEST:
To permit subdivision of the subject site into 30 single family
residence lots for future development of single family residences .
In order to permit such subdivision , the applicant is also requesting
an exception to the subdivision ordinance.
D. HISTORY/BACKGROUND:
The subject site was annexed into the City by Ordinance No. 1818 dated
March 17, 1968 and zoned to G-720.0 at that time . On September
11, 1978, the City Council apnroved the nreliminary plat (PP-284-78) .
After 6 months their approval expired. This application was made
to reactivate that original preliminary plat approval and is
identical to that approved initially. In fact all required on-site
and off-site improvements have been completed.
PLANNING DEPARTMENT
PRELIMINARY REPORT TO THE HEARING EXAMINER
PUBLIC HEARING: WALL AND REDEKOP CORPORATION, File No: PP-403-79
SEPTEMBER 11, 1979 . E-393-79
PAGE TWO
E. PLANNING DEPARTMENT ANALYSIS :
1. For the most part , the conditions of approval of the first
Preliminary Plat application have been complied with. The
streets have been constructed and paved and the improvements
installed. No deviations (except for the Exception) are apparent
nor significant problems anticipated.
2. The reasons for the Exception request is the existence of
several large trees along the west side frontage of
Monterey. It is the applicant ' s intent to retain ' these
as much as possible in order to provide more attractive
1rts for future purchasers. Strict application of the
Subdivision Ordinance standards would not permit the applicant
to offer this special amenity to the future residents. Since
review by the various City departments indicates no objections
to the subject exception, it would appear to be a reasonable
request for development of the property (Section 9-1109-1A) .
3. A situation somewhat similar to the subject request existed
with the E. Valley Medical Park Short Plat (E-393-•79) . In
that case, the Examiner approved a meandering sidewalk based
upon conditions of topography, restrictive covenants ,
aesthetics , and property rights as outlined in Conclusion 1-4
of the decision. Much the same type of argument can be made
for the subject request . These circumstances are similar
to those in E-393-79. Denial of this exception would deprive
the future property owners the rights and privilege enjoyed
by the owners in the other side of Monterey Avenue; namely,
retention of the existing significant trees. (Section 9-1109-1B) .
F. DEPARTMENT RECOMMENDATION:
The staff recommends that the Hearing Examiner approve the
Preliminary Plat and Exception based upon the above analysis .
•
E-3 . ,-79 Page Three
5. All existing utilities are available and in close proximity.
6. The proposal is compatible with the required setbacks, lot coverage and height
requirements of Section 4-710 (P-1, Public) of Title IV, Ordinance No. 1628, Code of
General Ordinances.
7. The subject property is located at 3713 Talbot Road S. in the vicinity of the Valley
General Hospital. The subject parcel is quite heavily wooded and a rather deep,
meandering ravine runs through the property east to west along the south portion of
the property.
8. This particular property is the result of a prior short plat (Short Plat 113-77) and
the site itself has been the subject of a site approval (SA-325-79) . In both of these
prior actions the subject property was made the object of restrictive covenants
regarding both the natural vegetation and the ravine as well as covenants restricting
access to Talbot Road S.
9. The property where it fronts on Talbot Road S. is approximately 50 feet wide. The
roadway and required sidewalks would require the entire area to be paved pursuant to
Section 9-1I08.7.H which requires a 32-foot roadway, eight feet of planting strip, and
10 feet of sidewalk. Pursuant to Section 9-1109.1 the applicant has requested an
exception to the Subdivision Ordinance.
10. The Public Works Department has modified the applicant's submitted proposal to permit
both pedestrian access and vehicular turning movements in a safe and expeditious manner.
O 'CLUSIONS: 1'
f1. The applicant suffers undue hardship in developing the subject property due to both
the physical topography of the area and the restrictive covenants executed by the
property owner to preserve the natural amenities of the property which include the
ravine and the natural vegetation. In addition, covenants restrict the right of access i
to the subject property via Talbot Road S. instead of other more appropriate public
right-of-ways which, if used, would not require the removal of natural features.
•
12. Because of the various restrictions on development which were required by the city upon
subdivision, the applicant would be denied the aesthetic qualities the property
possesses if required to provide a 50-foot right-of-way. At the same time, meeting
such requirements would jeopardize the qualities the restrictive covenants were
executed to protect, such as the vegetation and the ravine.
The exception which the applicant requests will provide a sufficient roadway to service i
the facility. While the roadway is public, it is for all practical purposes a cul-de-
sac serving only the subject property and one or two parcels. The Public Works 1 Department indicated that the proposed roadway and associated sidewalks would be, as
modified by that department, a safe and reasonable access method for the properties
involved. Granting the exception will not harm the public welfare nor injure
neighboring property.
4. The topography is such that granting the exception will permit the applicant to use
his property a: other property owners with similar property and similar restrictions
(restrictive covenants) use theirs.
DECISION:
Exhibit 04 is approved as modified by the Public Works Department and subject to the
execution of the restrictive covenants required by the site approval (SA-325-79) .
ORDERED THIS 13th day of August, 1979.
0.
Fred J. K man
Land Use He ring Examiner
TRANSMITTED THIS 13th day of August, 1979 by Affidavit of Mailing to the parties
of record:
Charles Gliege, Gliege Corp. , Suite 403, 155 N.E. 100th St. ,
Seattle, WA 98125
Larry Gibson, 3713 Talbot Road S. , Renton, WA 98055
BOARD OF PUBLIC WORKS
APPLICATION FOR APPEAL
CITY OF RENTON
DATE OF FILING GRANTED
DENIED
DATE OF HEARING APPEALED
•
I . NAMEHOF APPLICANT .A]PLL 0 L.ge ti,o iP
(PLEASE PRINT)
2 . ADDRESS ' ` 4E2- - 4av JO F Hue. LLG(ice-4
3 . ADDRESS OF PROPERTY INVOLVED 1U .c . .1-o Sr. a 114 01V 7-ea 6V1
4 ve • /v.e, R L'7n1 r O/v
4 . LEGAL DESCRIPTION
OF 'PROPERTY INVOLVED : LOT BLOCK PLAT
CAiG S5o • S� iJP. 23 Alri . G. • s 6 . Lt) • id .
5 . PRESENT ZONING 5 ,A) E
6 . EXACT VARIANCE REQUESTED a( Io-v-> a. Io(3voX 6 0,.4 ate'
P�o� S S o� owl U 04.4J2-v
�1-�- . -;1-u / e.- ct •J a e 44-e i' -VLF- C.t,t,v /0 •1 U
CL Vv `,, / ki, I%e c 4 traces
7 . WHY CAN ' T THE PROPERTY BE DEVELOPED WITHIN THE REQUIREMENTS
OF THE ORDINANCE? f�
2 e C u. v.z. v o e ti! EA ! ►-►.ems +1�2�s 0 t l
- I
pvv 1, lt� 1 �"'e'
8 . WHAT SPECIAL CIRCUMSTANCES OR CONDITIONS APPLY TO SUBJECT
PROPERTY WHICH ARE PECULIAR TO SUCH PROPERTY AND DO NO1
APPLY GENERALLY TO PROPERTY IN THE NEIGHBORHOOD _
PCS
9 . IS THE VARIANCE REQUESTED THE MINIMUM VARIANCE NECESSARY TO
ALLOW THE REASONABLE USE OF THE PROPERTY?
10 . WILL THE GRANTING OF THE REQUESTED VARIANCE BE IN HARMONY
WITH THE DEVELOPMENT OF SURROUNDING PROPERTY AND NOT INJU-
RIOUS TO THE NEIGHBORHOOD OR DETRIMENTAL TO THE PUBLIC
WELFARE? "
I DECLARE THAT I AM THE OWNER OF PROPERTY INVOLVED 1N 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 OP MY KNOWLEDGE
py .i
AND BELIEF . 1C.?ls'Lc:.. 6�aUK:IJ ( A G��i9v AT viv
Ct` OF APP.L i CANT
•
PLANNING DEPARTMENT
PRELIMINARY REPORT TO HEARING EXAMINER
PUBLIC HEARING
JULY 11 , 1978
APPLICANT : WALL and REDEKOP CORPORATION ( HI-GATE )
FILE NO : PP-284-78 , PRELIMINARY PLAT APPROVAL ,
E- 185-78 , EXCEPTION TO SUBDIVISION ORDINANCE
A. SUMMARY OF REQUEST :
The applicant requests the approval of a 30-lot preliminary plat and an
exception to the Subdivision Ordinance to permit a hammerhead rather than
a cul-de-sac at the end of a 230 foot street off Monterey Avenue Northeast.
B. GENERAL INFORMATION :
1 . Owner of Record : Wall and Redekop Corporation
2 . Applicant : Wall and Redekop Corporation
3 . Locati'on : The site is situated between what
would be the northerly extensions
of Lincoln and Monterey Avenue N . E .
and the streets of N . E . 16th and N . E .
20th .
4 . Legal Description : A detailed legal description is available
on file in the Renton Planning Department .
5 . Size (If Property : 9 . 8 acres .
6 . Access : Via N . E . 16th Street and N . E . 20th Street
7 . Existing Zoning : G- 7200
8. Existing Zoning In Area G-7200 , Single Family Residence District .
9 . Comprehensive Land Use Plan Single Family Residential
10 . Notification : The Applicant was notified in writing of
the hearing date . Notice was properly
published in the Record Chronicle and
posted in three places on or near the
site as required by City Ordinance .
C. PURPOSE OF REQUEST :
To permit subdivision of the subject site into 30 single family
residence lots for future development of single family residences .
In order to permit such subdivision , the applicant is also requesting
an exception to the subdivision ordinance .
D. HISTORY/BACKGROUND : The subject site was annexed into the City by
Ordinance No. 1818 dated March 17 , 1968 .
E. PHYSICAL BACKGROUND :
1 . Topography : The site slopes slightly downhill toward the
north approximately three-quarters the length of the parcel and
then levels off toward N . E . 20th Street .
2 . Soils : Indianola loam fine sand ( InC ) . Runoff is slow to
medium® and the erosion hazard is slight to moderate . This
soil is used for timber and urban development. Capability
unit IVs-2 ; woodland group 4s3 .
•
�t7 A
_ANNIN0 DEPARTMENT
IELIMINARY REPORT TO riE!', INu E ''.A,•11NER
JBLIC 1EARINr : WALL k A.i.O1 CORPORATION , File No . PP-284- 78 , E- 185-78
\GE T'riO
PHYSICAL BACKGROUND : ( orrtir,ued )
3 . Vegetation : The subject site is densely covered by native
northwest shrubs and nur' er•ous alders .
4 . Wildlife : The existing vegetation of the site provides suitable
habitat for birds and small mammals .
5 . Water : There is no surface water present on the site.
6 . Land Use : The subject site is undeveloped. However, single
family residential land uses generally surround the subject
site .
NEIGHBORHOOD CHARACTERISTICS :
The area is primarily single family residential in nature .
PUBLIC SERVICES :
1 . Water and Sewer : A six inch water main runs east and west'
along N . E . 20th and north and south on Lincoln Avenue N . E .
Another six inch main extends north from N . E. 16th into the
subject property approximately 300 feet west of Lincoln .
An eight inch main runs east and west along N . E . 16th at
the southern boundary of the site , and a four inch main
extends north and south on Monterey terminating at N. E . 16th .
An eight inch sanitary sewer main runs east and west on N . E .
16th , and a similar main extends north and south approximately
300 feet west along Jones Avenue N . E .
2 . Fire Protection : Provided by the Renton Fire Department as per
Ordinance requirements .
3 . Transit : Metro Transit route 4142 operates along Edmonds. Ave .
N . E . approximately 800 feet east of the subject site .
4 . Schools : Hillcrest Elementary School is located approximately
one-half ' ( 'a) mile east of the subject site and McKnight Junior
High is approximately one-quarter ( ' ) mile to the southeast
and Hazen Senior High School is situated approximately one and
one-half ( 1'a) miles to the east .
5 . Parks : North Highlands Park is located approximately one-quarter
( 4 ) mile east of the subject site with Kennydale Lions Park
situated approximately one-quarter (4) mile to the north and
j Lake Washington Beach Park one-half (;Z) mile to the west .
•
APPLICABLE SECTIONS OF THE ZONING CODE :
1 . Section 4- 706 R- 1 Residence, Single Family .
APPLICABLE SECTIONS OF THE COMPREHENSIVE PLAN OR OTHER OFFICIAL CITY DOCUMENTS:
1 . Subdivision Ordinance , Section 9- 1106 . 2 , Preliminary Plats .
2. Subdivision Ordinance , Section 9- 1109 , Exceptions .
3 . Comprehensive Plan , 1965 , Land Use Report , Pbjective 6 , P . 18.
r .
'rK IMPACT ON THE NATURAL SYSTEMS :
41i, Development of the subject site will disturb soil and vegetation , a:
!iikincrease storm water runoff , and have an effect on traffic and
lhsnoise levels in . the area . However through proper design and provi-
ksion of suitable storm water retention facilities , these impacts
I` can be minimized and the natural wooded character of the site� preserved. 1.
,,
ti
r:ifc
•
PLANNING DEPARTMENT
PRELIMINARY REPORT TO HEARING EXAMINER
PUBLIC HEARING : WALL & REDEKOP CORP . ( HI -GAZE )
PAGE THREE
K. SOCIAL IMPACTS :
The subject request will have minimal social impact except for that
caused by minor population increase and the new relationships that
will be a result of such an increase .
L . ENVIRONMENTAL ASSESSMENT/THRESHOLD DETERMINATION :
Pursuant to the City of Renton ' s Environmental Ordinance and the
State Environmental Policy Act of 1971 , as amended , RCW 43-21C ,
a negative declaratiq,n of environmental impact has been issued for
the, subject proposal .
M. ADDITIONAL INFORMATION :
A vicinity map and a site map are attached .
N. AGENCIES/DEPARTMENTS CONTACTED :
1 . City of Renton Building Division
2 . City of Renton Engineering Division
3 . City of Renton Traffic Engineering Division
4 . City of Renton Utilities Division
5 . City of Renton Fire Department
See attached comments .
0. PLANNING DEPARTMENT ANLAYSIS :
1 . The subject single family residential plat is consistent with
the Comprehensive Plan and zoning designations for single
family residential use of the site and surrounding area .
2 . The proposed subdivision is consistent with adjacent single
family residence land uses and subdivisions .
3 . The proposed lots ranging in size from 7200 square feet to
approximately 11 ,000 square feet are consistent with the mini -
mum lot size ( 7200 square feet ) of the G-7200 zoning in which
the site is located . These lot sizes are also compatible with
the adjacent Cresent View and View Terrace Subdivisions .
4 . Lot LO is approximately 58 feet in width and will need to be
enlarged to meet the minimum 60 foot lot width requirement .
This will require adjustments to other lots adjacent to ,lot
10 or the deletion of lot 10 from the plat .
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• 5. Lots 7 through 14 are particularly narrow in certain areas
which will reduce flexibility of building size and location .
Particularly, the two corner lots number 7 and number 14
should be platted larger both in area and dimensions .
( Sec . 9- 1108. 23. F. (4 ) . ) It may be necessary to. delete a lot
between lots' 7 and 14 to provide wider, more flexible , building
sites .
; . 6 . The tract of land at the northwest corner of the site has not
been previously subdivided from the subject site. This lot
° v. must be included in the subject plat.
7 . The proposed hammerhead street (N. E . 19th Place ) with pipe-
stem
;ter.
lot arrangement is .an acceptable alternative to the cui -
! de-sac arrangement given the existing topography and soil and
drainage conditions of the open space area . The proposed
"..$'4 hammerhead street meets the .minimum ordinance dimensions of
� � Section 9- 1108. 23 . A. (7 ) .
8. The proposed pipestem lots ( lots 6 and 16 ) are necessary given
the shape of the existing parcel and the location of the pro-
posed""'s`j open space , a 1 . 5 acre parcel of low poorly drained
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•
4ING DEPARTMENT
MINARY REPORT TO HEARIN:i E.XAMINER
C HEARING : WALL g" REDEKGP CORP . ( HI -GATE ) �*
FOUR
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ground . Extension of the streets into these areas would not
be beneficial to the overall plat design , and both lots exceed
minimum size requirements and dimension requirements of the
pipestem. A minimum 10 foot wide paved driveway improvement •
is required the length of the pipestem as per Section
9- 1108. 23. F. ( 3 ) . ( d ) and Fire Department requirements .
9. Suitable utilities are available in the vicinity of the subject
site . The developer will be required to extend sewer to Jones
Avenue N. E . and install a pump station . Additional Utilities
Division comments are attached . Detailed plans shall be sub-
ject to Public Works Department approval .
10 . Curb , gutter, sidewalk , and street paving are required along
those portions of the site adjacent to N . E . 16th Street and •
N . E . •3,Oth Street . ( See comments from Engineering Division . )
11 . Certain significant trees exist on the subject site . These
should be retained as much as possible and incorporated into
plat desigA,. and development.
12 . Suitable Means of maintaining the proposed open space should
be provided in the form of a homeowners ' association. All
open space areas should be designated on the plat map together
with any necessary written restrictions . The proposed walk-
way areasshould be so dedicated on the plat map .
STAFF RECOMMENDATION :
Recommend approval of the proposed plat subject to the following
conditions :
•
1 . Provision of additional lot width to lots 9 , 10 , 7 , and 14 .
2 . Including ' the property at the northwest corner of the property
as a lot or tract within the subdivision .
3 . Provision of utilities and street improvements per Public
Works Department and ordinance requirements .
4 . Suitable designation of open spaces and walkways on the plat
map with provisions for maintenance through a standard home-
owners ' association , subject to approval of the Planning
Department .
5 . Retention of as many of the significant trees on the site as
possible. All clearing shall be subject to Planning Depart-
ment approval .
6 . Provision of suitable on-site storm water retention and oil /
water separation facilities per approval of the Public Works
Department . Staff further recommends approval of. the •
exception for the pipestem lots subject to provision of neces-
sary paved driveway per ordinance requirements as part of plat
improvements . •
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t6:14''''-t4 (1°4.
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ROUTING SCHEDULE FOR APPLICATIION1
TO : Finance Department
Fire Department
Library Department
Park Department
. Police Department
►� Public Works Department
0
Building Div .
Engineering Div .
Traffic Engineering Div.
4r# Utilities Engineering Div.
FROM: Planning Department , ( signed by responsible official or .
his designee )
Mt 1-1-1 DATE : 6,1y1/2
PLEASE REVIEW THIS APPLICATION FOR: ,757
—C TV 1PACLam a- Leo
REZONE / MAJOR PLAT
SITE APPROVAL SHORT PLAT
SPECIAL PERMIT WAIVER
SHORELINE MANAGEMENT
PERMIT OR EXEMPTION
AND RETURN TO THE PLANNING DEPARTMENT
WITH ANY COMMENTS YOU MIGHT HAVE , BEFOREVL117P
:VIEW BY OTHER CITY DEPARTMENTS :
r
Department :
r: r 02,04 a 0 Da s A ve
Comments :
gnature o ector or Authorized Representative Date
EVIEW BY OTHER CITY DEPARTMENTS :
De .artrnent :
C®mme� s : vtf � 01 f r to
er%, • ‘,1/1:2/441 •
gnature o rector br tuthorizie kepre enta$ive date
REVIEW BY OTHER CITY DEPARTMENTS :
• fl A Vie .\AL"
Comments :
A FP-ro t.' 6uL dv //Do ti Z
Lk
0 fr., reVtek.5
( ) pd
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.1 ,d• .4 6) I Ci.dy I/ )1,3 Pr12.1:30SeCir IoCJ7'bS
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0 .7-ey.ties for frpie _ ect,..4.zis. ' 4!t0dpun,c„
A „ iode -DeScik) I' A. •E ,> 77/0
Signature of Directibr tr Authorized Representative -1 Date
•
REVIEW BY OTHER CITY DEPARTMENTS :
Department :
V-7J iv tax. v
Commen :
L
,4( t - eff /a
Signature of Director or Authorized Representative bate
REVIEW BY OTHER CITY DEPARTMENTS :
Department :
gmmentX(24):
r
Signature of Director or Authorized Representative Date
REVIEW BY OTHER CITY DEPARTMENTS :
Department:
Comments :
0;1
iiiiT317454 Director or Authorized Representative Date
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'•'34
. , '• '••
4.^.; ' • •
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ROUTING SCHEDULE FOR APPLICATION v'4
TO : Finance Department
Fire Department
Library Department
CJPark Department .;.;,
Police Department
8
;x:
Public Works Department ',.
;c:
0 Building Div . ..•
4 Engineering Div . :„r,
Traffic Engineering Div . r.
. Utilities Engineering Div .
FROM: Planning Department , ( signed by responsible official or •
his designee )
A41c-ifi~A&; . 5M( fl 4 DATE : e / 4 •
PLEASE REVIEW THIS APPLICATION FOR :
' REZONE MAJOR PLAT
SITE APPROVAL SHORT PLAT
SPECIAL PERMIT WAIVER
SHORELINE MANAGEMENT
PERMIT OR EXEMPTION FIL-E 4 -de'c-i67 6W-dr:r c:e?2
AND RETURN TO THE PLANNING DEPARTMENT
WITH ANY COMMENTS YOU MIGHT HAVE , BEFORE 4/6 Ii li
REVIEW BY OTHER CITY DEPARTMENTS :
Department : :ZZ--2) C
ill Aria ►�,‘AP12,a.v\r�:,
m ent .
AZ/(
Signature o Direc o ut orized Representative Date
REVIEW BY OTHER ,CITY DEPARTMENTS :
De artment : t 1/1 -`
A ,vim
n t>1�Ar vt
omme
�' '/ ? 1 •
gnature 0 . D re or or uthor z TDpresentat ve Date
_, �.
.
REVIEW BY OTHER CITY DEPARTMENTS :
Department : ;•' , -,•!J• f . , ,,,i
Comments :
IL-.,/v/ /,C j! ; c ,r` v ' ,.i s. i, S l l Y t',1 YeNi l•T1
..;/ ( t'A (..r+4 t ) <14 1 1,N t i>�' b t.( , ' -il- aiA 111 do-kcCd P tc F:tz et
(7!/! P[.r E- . )` r.. -� 0l a ;2/7
Signature of Director or Authorized Representative./ Date :
REVIEW BY OTHER CITY DEPARTMENTS :
Department : (.N1 , , , ,
Ea. A ppc:,J� 1� �--1 S o'� c.`.,V tta
Comments g:
21--- 6• 16- . ij
Signature of Director or Authorized Representative Date
REVIEW BY OTHER CITY DEPARTMENTS :
Departtj ment :
��ent -- __
Comme � s �''V� .1-. Ptj 'Ni�
_. Signature of Director or Authorized Representative Date
REVIEW BY OTHER CITY DEPARTMENTS :
,,:
Department :
Comments :
Fy,
:7i,
i
" Signature of Director or Authorized Representative Date
.11 et
mis
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Fitt, ,t i
A, s 04,1::;
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ROUTING FOR REVIEW OF ENVIRONMENTAL CHECKLIST FORMS tom. ';;.
TO: ® Finance Department �" i.??f' r;;
* Fire Department •
' Library Department .
II Park Department • .
Police Department
S; Public Works Department
Building Div.
0 Engineering Div. '
Traffic Engineering Div.
r!, Utilities Engineering Div.
'ROM: Planning Department, ( signed by responsible official or his .
designee) .
1 1 . 4
>UBJECT : Review of ECF- 15�•7,P ; Application No . : rp-111.-7
•
Action Name: RI — Any
please review the attached. Review requested by (date) : 4/Z41 7/
•
tote: Responses to be written in ink.
SEW BY OTHER CITY DEPARTMENTS :
Department :
7r � ,�� �- e ,rdi s'� �-/
\-19::,..,'2.--.
Comrnents : �- ,� i.-e 744.5 ..:, ,_L
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mature ` rector• or -Authorized Represen a ve ' .,9,,i ' ate ��: : ,
'IEW BY OTHER CITY DEPARTMENTS : T.,'a;.•.,, " ,
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Engineering
1 . Storm drainage. Hat% I •1t: 1t.'lir'g r'rtent. i, /det, ration plan with calculations
will be r•trqui r•'.t.
2. Curb, gutter , sidewalk , sr.rom dr.; inai.0.! and paving required on NE 16th St.
and NE 20th St . ,
Utilities
•
1 . Separate detailed plan' s to City specification required for Water and Sewer.
2. Main on 17th P1 . Must be looped. '
•
3. Butterfly valves approved for 16" and larger only. '
4. Plans,of gravity line to pump station and plans of pumps and force main
required.
5. Standard fees IC/sq. ft. Water and Sewer.
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WALL AND REDEKOP CORP. (HI-GATE) - Files PP-284-78 and E-185-78
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APPLICANT Wall & R€dekop Corp. (Ili-clate) TOTAL AREA ±9 8 acres
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PRINCIPAL ACCESS N.E. 20th Street and N.E. 16th gtgget ..
E x! S'i I NG ZONING G-7200 ,
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EXIST I NG USE Undeveloped
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PROPOSED USE R-1 Single Family ReRicigrace
COMPREHENSIVE LAND USE PLAN R-1 : . i.s.,
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COMMENTS 4 -.,•141.
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2:" PROPOSED/FINAL DELLARATION OF SIGNIFICANCE/N...,-SIGNIFICANCE
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PP-284-78
Application No . _ E-185-78 PROPOSED Declaration
Environmental Checklist No . ECF-356-78 FINAL Declaration
Description of proposal Pre1imingry P,l.at 4pj oval for . 0 Iot
single familyresidence subdivision _ __
•
Proponent ___Waal and Redekop Corp. (Hi-gate)
Between N.E. 20th Street and N.E. 16th Street
Location of Proposal just west of Monterey Avenue N,E.
' Lead Agency c;it r of Renton Planning Dep4rtm;en.t
This proposal has been determined to 0 have Ea not hav a
si nificant adverse impact upon the environment . An EIS is
is not required under RCW 43 . 21C . 030 ( 2 ) ( c ) . This decision was
mane after review by the lead agency of a completed environmental
checklist and other information on file with the lead agency . ,
Reasons for declaration of environInentaf° ignificance :
__ Tills declaration is based on die _Rrovisa.4nof proper develop ij-t
• standards. of the subdivision ordinance , and the r te31tcn of
significant existing_ trees on the site subject toA. °v -1_ o:f '
• the Planning Department. •
Measures , if any , that could ' be taken to prevent or mitigate ,the
environmental impacts to such an extent that the lead agency 'would
withdraw its declaration of significance and issue a (proposed/final )
declaration of non-significance :
•
Responsible Official Michael L. Smith
.t;i: Title Senior Pia ne Date 0lax. a g78
Signature-2 `
City of Renton •
Planning Department
t';; 5-76 '
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WALL & REDEKOP CORPORATION
412 400 108th AVE. N.E. • BELLEVUE,WA 98004 •453-8925 =
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on
in 30 1979
• SY/
July 27, 1979 ����
City Of Renton
Planning Department
200 Mill Ave. So.
Renton, WA. 98055
Attention: Mr. Blaylock
Dear Mr. Blaylock,
Re: Higate
Enclosed is our check for $100. 00 as application
fee for an exception to City of Renton Subdivision
Ordinance Section 9-1108. 9 and . 10.
The exception requested is for relocation of a
section of sidewalk on Monterey Ave. against the
curb so as to retain existing trees of the adjacent
property owner.
Thank you for your cooperation.
Yours tr
Gary R. her
Vice-Preside and Development
GRS/llk
JTY OF RENTOls. No. 1 0 1 3 6
FINANCE DEPARTMENT
RENTON, WASHINGTON 9 8055 0/7 19
RECEIVED OF .
• I d odi
1
•
•
•
TOTAL /0,dr)
GWEN E. MARS , FINANCE DIRECTOR
BY
TOTAL FEES
Please take this receipt and your payment to the Finance Department on the first floor.
. Thank you.
•
•
• •
•
WALL G. REDEKOP CORPORATION
412 400 108th AVE. N.E. • BELLEVUE, WA 98004 • 453-8925
May 11, 1979
Public Works Department
City of Renton
200 Mill Ave. South
Renton, WA. 98055
Attention: Mr. Gonnason
Dear Mr. Gonnason,
Re: Higate
We are attempting to complete servicing of this pro-
ject in order to register the final plat by May 31,
1979. It has been brought to my attention by the
contractor and Mr. Monahan of Engineering that no
decision has been made by the City on the location
of the sidewalk on the east side of Monterey asjt
•
comes into the plat from the north end. In discus-
sing this , all parties, agree that the logical
solution is to put the sidewalk against the curb in
order to retain the trees of an adjacent property
owner. Wall & Redekop would then provide proper
sloping or a rockery to the property line.
I would ask that this solution be authorized by
your department that we might complete construction.
Would you please advise if this is not suithble.
•
Yours t
!:
Gary R. Strother
Vice-P esident Land Development
GRS/l1k
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APPLICATION FOR APPEAL
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DATE OF HEARING•: ' - APPEALED
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" . ._ • OF PROPERTY •• INVOLVED: LOT . . BLOCK .. . PLAT
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5 . PRESENT ZONING • 5 i A I. G t 6 r AL 64. i (-- Li
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6 . EXACT VARIANCE REQUESTED -.A) I 0-t-1
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7 . :WHY CAN'T THE PROPERTY BE DEVELOPED WI THIN THE REQUIREMENTS
OF THE ORDINANCE? ' • ' •
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• PROPERTY WHICH ARE PECULIAR To . SUCH PROPERTY AND DO NOT • " , , .
APPLY GENERALLY TO- PROPERTY IN .THE NEIGHBORHOOD
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9 : IS THE VARIANCE REQUESTED THE MINIMUM VARIANCE NECESSARY TO
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R I OUS TO ',THE. .NEIGHBORHOOD OR DETRIMENTAL' .:.:::Tp,. THE PUBLIC
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":'.!'"•::',-;.;: . .-' '' '. ,', ' ,- . ''..1 DECLARE THAT. 1 •.;-AM.THE OWNER" OF .':P.ROPERTY.', INVOLVED. .1 N.:117ItS,,..:H.. .,,,,•:,-,,,,,,-,,,.,.
•• :.'...--,APPL4CAT4ON,-AND .-THAT - THEHFOREGOING '-$.T,AtEMENTS:..ANDANSWERS.-.-
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lts.,A114EtPECTS-IRUE- ANiY.CORRECT:,--to.YtHE,„erstybr:44Y2.1.(NOWL4PE4M,
AND BELIEF.
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cant MON H I G A T E
SHEET 2 Or
W7 COYER
1 !NIX 20TH AND ABERDEEN
SECTION 5 , TWP 23 N.,RANGE SE ., W M.
BLOCK 251
C .WASHINHILLMANGT LKASHINO N ADD • KING COUNTY, WASHING TON 1
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SCALE IN FEET
28"E 1437.75' 40 o 4D
76.00' i_ i.-75' 85.28 79.08' 73.00`/ 63.00' 61.40 0 - ---��
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PORTION OF 1 3030 BLOCK 264 ; 3 _ WK *:i
C D HILLMAN'SLK WASH A00ZZ if 'p23 •O N o 25 326a27 fO O�A ,p no26m�_ m WO
'E11500 aaR
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_ CURVE TA 34 OB' • M /
0- N 0°32 2['E 265.00' - Rc4 pb �p�s 4 I9" 7 6500' • • , /
10 49.48' 69.01 67.50� ,� ` 3t
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"in
G3 CI 32,38 42 47
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W 21 o N 20 .• m 19 _ 3i 83 7 \ CURVE DATA
70 ^
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74.00' `� [3 l0I'19'03 25.00' 44
1 Ili
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F O r 1 • °O ti / CS 12'42.47'• 331.40' 7'1
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\ N O.32'O "E N 32'OS 04"OI'06' ;..4.N+
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102.00' C19 26"47.05' 364.84' '
C20 99'21'28" 25 OU'
W ILIT $ D C21 70'49'II" 414/94'
OP $ CE
e [_= 74"36'06" 81.40'
16 a" A$ EN C13 21'77'47^ 91.40'
• CIA 01"30'[0" 513 06'
•
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' C26 06'27'32' S13.ob.
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N O.M.41"E Sp.01• BLOCK 285 CO HILLMAN'S LK WASH AD.
't, . LEGEND
" 5 0 MONUMENT SET
• 0 REBAR SET
"
" ( BUILDING SETBACK
CON MON '�• 4-� C - 20' FRONT/INTERSECTION
INTO COVER S SIDE
vi, ,IONE6 AND NE12oTH U.E NORMAN, PROFESSIONAL LAND SURVEYOR -"-'-..
CERT. NO 9173
H I G A T E SHEET 2 OF
CONC MON
W/COVER
INTO 20TH AND ABERDEEN
J SECTION 5 , TWP 23 N., RANGE 5E , W M.
BLOCK 251
CD.HILLNGTO KING COUNTY, WASHING TON
LK.WASHINGTON ADD I I
'I 1 1 I SCALE IN FEET
I 1 N O.32'25'E 1437.75' o
------------- 76.00' i� i.-7S' 85.28 79.08/ 25 / 26 / 27
73 63.0 61,40 - 40 -ND
-J .e-15'
PORTION OF - 1 W
30' 30' BLOCK 264 MOro 0 �O 1'0:b OQ A 2N22 23 °8 24Z=' o1-TA no • RZ zJ �°CA
"MONTEREY AVE NE 13 73. 3
CURVE 7A S_15 54.08' _ n
0_ N O.32'28"E 265.00' � �' D_1 ?g�• T_B,U�, el W
•
N •
H
IP I� /� A 21 ^m 20 a wv 19 93 79M q-� r• p a ;, \ CURVE DATA
o - m - 13 - )O DD ro
1 m m f • O P ` 12 CURVE
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0
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C �"z N O.57'47"W N3334 2 1'�' C4 05'01')I•' 463 06' 40•
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tot I o o 33• •2' .`3 CS OS'41.20" 331.40'
Cl 81'56'06" 25.00' i5
,/ 03 0 M n
PORTION OF g 14 3 B@/ 227 • V. / CB 64.37'23" 25.00'
•
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BLOCK 271 W 96.00' _ .... _ w o ro - 0.Dry Ie.
00' / O C9 25"33'1)^ 65.00' 'J.
N.O• 32'05'E E h
0 , C D HILLMAN'S •� W , _ �`o = 1/1 C10 22'S6.37'• 45.00' It .
$ N N LK WASH ADD 67 G1. h , .
Z 15
e / F C11 31'IS'13" 45.00•
• O p - __- . 1 W C12 47"49'10" 45.00' 37
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z CfiJ'- CIS 50'22'55'. 45.00' .••
Al
p 0. O W C15 IL057'29" 45.00' II.
1 5. I' co
140.00' . 96.00' [16 81'S6.07" 25.00'
N O.32' 'E 25:ON 59.00' N 0 •50 13"W
7 [17 II^26'S9" 731 49'
O \ \ O 32'05" CIB 04'01'06' 304 8•
Vi •
O.3l C15 76'47'05,
364.80
{ - ILIT1ES AND C211 30'48.18" 414/84' .
0'I v o ocu _ --_ ,0� SPACE C22 24'36'06" 281.40' '..
Si ° 16 AS 14 E P1'' C75 01.30'CU" 513.6'
\ \ CTS 07'12'47•• 513 06'
30' 30 O '102 00' \ \\::\\ \ C26 06.27'52" 515.06'
N O.31'41"E \\\580.01' BLOCK 285 C D HILLMAN'S LK WASH AD' - l
LEGEND
• 0 MONUMENT SET
0 REBAR SET
• L. BUILDING SETBACK
CON MON ^',�� 4..� - 20' FRONT/INTERSECTION
5 SIDE
IN O JON J.E.NORMAN, PROFESSIONAL LAND SURVEYOR INT% JONES AND NE 20TN - �
CERT NO 9t73