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HomeMy WebLinkAboutLUA78-185 (2) e., .S r.. • .. :: !'�Y�%�� 'RENTON*.CITY' :C:OUNCIL,.: ' , ,R:e u',1;a,r Mee't:i',n Council Ca hmber.s' September-IL,. 1978r , 1 d• Muni B i1 M ci a u R u O' .M,Monday, ,, .0. CALL..TO ORDER`: Mayor°:C ` J. Del aurenti:.,l ed the :Pledge:of Allegiance to the Flag and. called the,: Renton City;;Counci 1 to order. ROLL CALL OF THOMAS ',W.' TRIMM, BARBARA'.Y. SHINPOCH, RICHARD .M. STREDICKE, '- COUNCIL PATRICIA''M. .SEYMOUR-THORPE':AND GEORGE 'J. PERRY. CHARLES F. 'SHANE arrived momentarily " MOV'ED;BY SHINPOCH, SECOND PERRY, ABSENT : COUNCILMAN,,;EARL;'.:;CLYMER,,BE :EXCUSED <'CARRIED. MINUTE APPROVAL.. -._:Coancilinair-S•tred'is'ke'requested clarification of Council Minutes August 28, 1978 of :8/28/78 Page'.':1' regarding Minute Approval of 8/21/78 meeting, with addition that coment added for the record by Councilwoman Thorpe 're Forward: Thrust Projects was her opinion and did not reflect : decis:ion of attorney or court. .MOVED BY' SHINPOCH, SECOND PERRY, C.OUNCI:L APPROVE COUNCIL ;MINUTES OF:8/28/78. CARRIED, CITY OFFICIALS CHARLES J..' DELAURENTI;, Mayor; LAWRENCE WARREN, City Attorney, GWEN. MARSHALL, Finance; Director, DEL MEAD, City Clerk, WARREN GONNASON, Public Works Director GORDON Y: ERICKSEN, Planning Director; JOHN WEBLEY,' Parks and Recreation. Director; SHARON GREEN, Personnel . -, Director:,, DONALD CUSTER,:Administrative Assistant; JOHN BUFF, Police''' . ' Representative. I .'' PRESS Ed -Eaton,.,, Renton 'Record-Chronicle.' AUDIENCE COMMENT, William D. Johnson, P. O. Box 201 , Renton, called attention to the sewer installation in regard to Hi-Gate development and that the developer: has 'waived late-corner charges, asking that the City remove . Sewer Connections assessments 'from' home owners. Upon discussion, Councilman Stredicke called attention to letter of '7/14/78 from Wall & Redekop Corp. , Area of Hi-Gate Bellevue, Hi-Gate Developer, agreeing to waive late Corner's fees " ' Development'" ' , for property within' i';00 ft. of proposed sewer to be constructed . by them, :not' including: any parties, wishing to extend line. MOVED BY PERRY, SECOND THORPE, COUNCIL SUSPEND RULES AND. ADVANCE ORDINANCE REGARDING THIS: SUBJECT' FOR 'READING AT THIS TIME: City Clerk Mead read ordinance amending! City Code Section 8-702 which does not re- • quire home owner 'to7connect ,to developer installed sewer line when ' the sewer Was installed to meet platting requirements and home owner, is not within the plat. MOVED BY. THORPE, SECOND PERRY, COUNCIL - ADVANCE ORDINANCE TVSECOND AND FINAL READINGS.. CARRIED. Follow- ing readings of the'4ordinance, Mrs. Lola Johnson, Box 201 , Renton, inquired regarding 'hooking-up to the'sewer and was advised of home owner responsibility to provide line on own proPerty. Councilwoman Shinpoch .noted .that 'though this ordinance is a' direct result of the . Hi-Gate' development:;'.the ordinance` applies to all future developments..: Discussion, ensued re charges in the event developer did not waive Ordinance #3245 - late corner's fees; Public Works Director Gonnason read City Code , Public. Sewers re Secion 8-717' sewer assessments, noting this was a special instance. • Developer ' MOVED BY' THORPE, SECOND •PERRY, COUNCIL ADOPT THE ORDINANCE AS READ. . Installed Lines ROLL CALL: ALL AYES OF THOSE COUNCILMEMBERS PRESENT. CARRIED. MOVED BY SHINPOCH, SECOND THORPE, CODE SECTION, 6-717 BE REFERRED TO THE WAYS AND.MEANS COMMITTEE: FOR RECOMMENDATION. CARRIED. Hi-Gate MOVED BY' PERRY,- SECOND THORPE, COUNCIL SUSPEND RULES AND ADVANCE ' Prepliminary -Plat TO HI-GATE DEVELOPMENT MATTER: CARRIED. Hearing, Examiner decision PP-184-78 of July 25, 1978recommended approval with conditions of request Wall & Redekop CO. by Wall &. RedekopCorp. for approval of 'a 30-lot preliminary plat , and exception to the'Subdi vi s.i on Ordinance to permit a hammerhead rather than cul-de-sac at the, end of a ,230, ft. street (NE 19th St. ): 'Located: off Monterey Ave. NE.- The Planning and Development Committee report Monterey Ave. NE ;was submitted by Comittee Chairman.'Perry noting review of the record ExtendedBetween Nand Hearing Examiner's'rwritten' decisi'on, findings and conclusions NE 20th and NE 16 per Section 4-3017 and :recommended concurrence in the Hearing Examiner's:decision -for approval with. conditions .of Hi-Gate Prelimn= :;; ary Plat .PP-284-78 and Exception No. E-185-78..: MOVED BY PERRY, SECOND BY SHINPOCH, COUNCIL CONCUR IN COMMITTEE REPORT. CARRIED. 0.. ., Renton City Council . 9/11/7S Page 2 . '' ..Hi-Gate Development . • Continued . • • Councilman, Stredicke: inquired. for.' Clarification of the record and audience .whether' committee recommendations were .i n keeping with °• ''':- ,; : the recommendat'ions.;of -'the. Hearing •Examiner also as regards sewer' ''.),.,. °':.:. • line, being ,advised by; Commi•ttee;'Chairman Perry', that committee , ' . . ` report' i s' in full agreement. Councilwoman Thorpe inquired whether': , ,� .;:- sewer line;,i.nstal l'ati,on.: in.:•the Hi =Gate plat was finalized, noti:ng',: F-`` "'; - • cost information'for-.NE ;l6th'St:: as; opposed to NE 20th installation., " Public W.orks. •Directo,r Gonnason: explained •costs, of the two locations` - , • . ' noting..NE` 16-th• would"be -•cons•i'derably more expensive for the developer;, : however;. noted .less:,••cOStl'y; to 'the ..City to operate pumping at Jo.nes1 -: Ave..•l_ine rather than 'NE.16th due to shorter distance and lower ' '' .. ' r. pumping head. Councilwoman.,Thorpe: further inquired re stability and': .`;.: 1, maintenance of 1°int via blueberry .farm rather than 'on 16th and •.was ' _ . , i advised that"no.''probTems':are "forseen by. the .Public Works Director:.:,., Councilwoman Thorpe-requested. comments 'be included in the record . - for assistance: at..time :off:fi.nal,p•lat approval . Councilman Perry .. '::repo.rted :that sewer's:L'for::::this area are in the 'pi anni ng .stage and . ' ' subject ,to :change to ,:,either",1"NE 16th. or NE. 20th -(being confirmed' by , - .' the •Public: Works •D'irector),.'and:Perry" further'requested inclusion in the record. ' - ::. • Dana�„Backiel:, .�1,835, NE'_ 20th,• explained. being a.•-renter on the property:. to.-be devel.o'ped- for•'H,i-Gate= and:'_asked_when bulldozing of the proper- ty could,. commence;,:•being'.adv ised by the Pub'l•i c:Works Di rector that ', . •• .. ' 7 would;.-be developer`:s.':".determinat.ion :; suggesting not prior to 30. days:'`' :,-'":: ' OLD BUSINES • Transportation Transportation .Corimitteee..Cha'irman; S.h.inpoch. presented report ;'•:•, •Committee Report recommending .award:rof: contract •'for LID No. 302, Lind Ave. ; to' ,'' ,.:;,' ;:;; �'' LID •302 LindAve Frank Coluccio Construction Co,,,-�low bidder, in the amount of $3,761 i•6•33'.85:..,..The',report further, recommended the Mayor and 'City „ • . Con.tract..Award•':: ,_ ;,,;' • ' ' - ' � I �•Clerk�'.•be'..author,.ized.' o sign he:'�contract. . 'MQVED �BY SHINPOCH, SE,GOND.;;',,.,, ,n,,, ': . •. SHANE,.;000NCIL CONCUR IN-:COMMITTEE',RECOMMENDATI.ON.. ; CARRIED. C` ttee"tsr.eport"recommended .that 'the. matter"'of ,Left Turns ''•: '.The Transportat.io :,n :... omm i'.� ,. • :.'�;,:;.`:' Rainier ,Ave.. ,S: left turns or •Rainier Ave':':_.be referred to the Administration for ' :`:`. •',' :;. a:;,.; appropriate•'action. .kThe, report noted :the' Public Works Department. is -1 , meeting wi:th:'the ,mer';chants ;in, the;;vicini.ty;-of.•the Renton Shopping..;_; %.,__. '',;';. ' Center:`on; this'.;matter:',.,',. MOVED BY. SHANE,''SECOND"PERRY, COUNCIL ,CON , • : ;,CUR IN THE.;RECOMMENDATION_OF'<THE;T.RANSP,ORTATION .COMMITTEE. .CARRIED:`.,;'" :`''_: . ,,, ; ; Counci 'man�•Stredi.cke;,noted;•'.pr'oposed.:r...emov.al::of::no.-1ef�.. .turn �prohi.b"i.'=. :.'! ..,tion'..=i�n.the'area'of.K Mart:and' the 'Community.,�Bank in Rainier Av{e: ,. S:<: Prevention , Councilman Stredicke:' i'nqu i.red''of,:City<,bui�l di-ng''regulations to pre- Street .Water:,: ,...,•:.:, vent:-damage-to properrty, l;o:ca;ted° bel:,ow.•;atr.eet ,•level from water, run::,o'ff a :;:' •Run Off '-. : . ,such as:"occurred., on Ta�lbot..Hi_ll -i;n. .the:vi.ci'ni:ty, of the Lobe property •- Damage . •S.tred'ic;ke o.bje.cted;-1-tor;:wai;vi.ng,:of .2off-site: and discussion :,,^' ;' • and ensued•as'''to authority' o:f:':;;the Board.:'of •Public' ,Works,- Hearing Examiner .Off-Site .. ,- .and ,Council ; .Public Works'. G'onnason:expl a.i ned ,the• Board of. Pub l i c Improvements -;,•.••Works: can grant'`:deferra;,l up.°'to.:.twoF:y,ears for more .appropri ate 'timing, ,;;� ` ;,. on',.instal.l.ation, .but, 'does not grant•`excep•ti.ons' to •the sub-division � {;, ordinance S:tredi;cke �no:ted, ,,drai.nage`claims ,:on ,agenda. MOVED.,STREDICKE: _'. F T ; TH T�L''I'T --.COMM':i-TTEE AND ADM '. SE'CON D:�THORPE' �:;RE ER MAT. ER'•<,.TO. E:�,-U I r.;� ;. T ION. ARRIED:: • . CouncilwomanThorpe'<`::inqu` i:•red,`"of:=the`•f l oodi n g . P of :the Park and Ride Lot - 1 of at Burnett Ave.-: and was advised ,by' the Public Works Di rector'. ' of. contractor's:: pumps"`;�•.l,oweri:ng';water::'i n=-manholes.;:' noting monitoring ;': ;•,,; ,H .: .•could_be'done': 4 . .MOVED.BY;-:PERRY; ;.;$EY'.O;..D) .: �• Master„'Plan,.,-�:` ': :�: , ,,.EC,QND_1THORPE;:�TME:�"C:ITRUST DEVELOPMENT MASTER FUO�;;,;<�; �,;;;,:.Y;=;<5_ P.UD, 20�7-78'': : . BE- REMOVED-'FROM THE' AGENDA"FOR:PRESENTATION AT:"THIS TIME. CARRIED .i:;, Citrust The Hea•ring;,;Examiner',.s:deci,s,ion••..of':••8/.1:57..78 recommended approval ;.. :,?::;-:". .Dev:elo ment' .• ' subject;;:.to 'condi.tions':of:'request•.of..Citrust`:Development.,Corp. -`f. •'Vi.ctor-ia>-H.i 11'-s:.: ". for.,'..appro.val of,`;proposed.;,62'-acre''•'P;l,:anned .Un.it Development consist- ing• 'of.1'44. single: fami,ly�homesites!'on• 44 acres;, of land .and 193- ' ' '"�}" mult-ipl;e'•,family' residences,z:on,::18;°a.cres'::The,.report' 1.isted total''of' } • .33'7 .dwe,l`l in units :'on the ove'ral_ l s-i to wi'.th density of 5.4' dwell.- in uii-it' Per- cr'e>=..for �- roper:t 'lo'cated'between '.Benson Rd. S. and: •;: :;' =a: C; ,a.` ra .. _ 1, .F-• '!S:• ' ±;:..%. 4.: , .� prL: e `('�' W. � 1• f <.S.: `fUW". �i i r:� a:L '.a,' x.F,.'k i:ii' PLANNING AND DEVELOPMENT COMMITTEE COMMITTEE REPORT SEPTEMBER 11, 1978 RE : Appeal of Hearing Examiner Recommendation Hi-Gate Preliminary Plat File No. PP-284-78 and Exception No. E-185-78 The Planning and Development Committee, after examination of the record and the Hearing Examiner ' s written decision, findings , and conclusions pursuant to Section 4-3017 , recommends that the City Council concur in the recommenda- tion of the Hearing Examiner and refer the item to the Ways and Means Committee for proper resolution or ordinance preparation. • George Perry, Chairman • Barbara Shinpoch Patricia Seymour-Thorpe � 0 RED es ;'1THE CITY OF RENTON QMUNICIPAL BUILDING 200 MILL AVE. SO. RENTON,WASH. 98055 o CHARLES J. DELAURENTI , MAYOR s LAND USE HEARING EXAMINER p q. L. RICK BEELER . 235-2593 #P.iED SEPl e- August 4, 1978 Members, Renton City Council Renton, Washington RE: File No. PP-284-78, E-185-78; Wall & Redekop Corp. (Hi-Gate) . Dear Council Members: A request for reconsideration on the referenced application was received by the Examiner on August 1, 1978. The matter has been reviewed and a response, dated August 4, 1978, has been transmitted to all parties of record. All correspondence regarding this request is attached. If additional requests for reconsideration or appeals are not received regarding the application, the 14-day appeal period will expire on August 18, 1978, and the matter will be placed on the City Council agenda on August 28, 1978. A typographical error on the Planning Department staff report has resulted in reference to the application by two different file numbers, PP-184-78 and PP-284-78. Both of these file numbers apply to the same application and a memorandum of clarification will be placed in the permanent file. If you require additional information or assistance regarding this matter, please contact the undersigned. Sincerely,C 15 L. Rick Beeler Hearing Examiner cc: Planning Department City Clerk 41 �:?-��=.y= c THE CITY OF RENTON C.) 0 z 4',5 96. MUNICIPAL BUILDING 200 MILL AVE. SO. RENTON. WASH. 98055 o wk CHARLES J. DELAURENTt , MAYOR • LAND USE HEARING EXAMINER Q L. RICK BEELER . 235-2593 0 4TE0 SEPSE�O • August 4, 1978 Mr. Dave. Biggar, President Kennydale Community Club P.O. Box 2242 Renton, WA 98055 RE: File No. PP-284-78, E-185-78; Wall & Redekop Corp. (Hi-Gate) . Dear Mr. Biggar: Your letter of July 28, 1978, contained several issues, some of which are within the scope of my responsibility and others should be addressed to other departments or the City Council. The following will address your requests or indicate to whom the requests should be directed. The questions regarding the existing Comprehensive Plan should be directed to the City Council and/or the Planning Commission. Specifically, the Hearing Examiner Ordinance precludes the Examiner from considering or initiating changes to the Comprehensive Plan. A. copy of your letter was forwarded to the Planning Department for review with the purpose of providing you with the necessary contact to request changes to the Comprehensive Plan. I would also refer you to the Planning Director regarding your questions of the environmental checklist and determination of negative impact of the proposal. This city official, not the Examiner, is responsible for the environmental review of proposals within the city. Your concerns regarding storm drainage, as I mentioned in the public hearing, should be addressed to the Public Works Department. The preliminary plat is at issue, and as such, the storm drainage plan is in the preliminary stage of review by that department. One new item of information was presented in your letter which was reasonably available at the public hearing that "water rights" exist on the existing stream which the developer intends to use for release of controlled and filtered storm water run-off. I have forwarded this information to that department to provide you with the initial contact for you to follow up to provide whatever other specific related information that may assist that department in review of the final drainage plan. As I mentioned in the public hearing, the applicant must apply for a final plat prior to construction of homes on the individual lots. The final plat requires another public hearing during which you and anyone else will have the opportunity to review and' comment upon the proposal. Pursuant to this hearing, I will make 'a recommendation to the City Council who ultimately will make the final decision on the final plat. The issue was raised of the legality of the annexation, Ordinance No. 1818, since the City Attorney did not "approve" it. While the City Attorney may wish to ultimately clarify this question, I feel confident in stating that his approval is not necessary. Normally, that "approval" merely attests to approval of the form of the ordinance. Approval of the annexation rests solely with the City Council. ' Mr. Dave Biggar Page Two August 4, 1978 Regarding the public notice given for the public hearing, I found that the record substantiated, as did your letter, that the notice complied with applicable state law. This issue was not raised in the public hearing. Those who spoke at the hearing appeared to be adequately prepared to testify. The City Council is reviewing sewer connection requirements as a result of the proposed extension of the sewers by the developer to the preliminary plat. This policy decision rests with the Council, not the Examiner. In summary, I could find insufficient information in your letter to justify reconsideration of my recommendation. Your information was forwarded to the appropriate departments for review and your pursuit thereof. Please contact these departments and follow up on your points and information. I would also recommend that you request the Planning Department for notification as early as possible of receipt of the final plat application for your review in that office prior to the public hearing. This would provide you with additional lead time to prepare testimony. An additional appeal period has been established upon transmittal of this letter to expire on August 18, 1978. Due to the length of the request for reconsideration, copier -have net been attaehed but still remain on file in the Examiner's office. Sincerely, } o -- M'\C►'�= L. Rick Beeler Hearing Examiner cc: City Attorney Planning Director Public Works Director City Council Parties of Record • KE�.. YDALE COf UNITY � IUB' • • RENTON WASHINGTON • incorporated p July 29, 17'1 ' RECE��tb •• . CITY OF RENTON • • . NEARING EXAMINER • • L. Dick i'seel.er. AUG 15741 Land Use Hear .ng Examiner t„y, Renton rMurii:t.pal Building f11 2oU Mill Avenue,. South "�'8416•1l112411MAXA Renton, 'Washington, 98055 I TITLE: Hi-Gate Development; Wall & Redekop Corporation 3UBJLCTs Public Appeal tot 1. Reconsider Land Use Hearing Examiner's decision of July 25, 1978, 2. Provide detailed Declaration of Environmental Impact. REFERENCEStFile No. PP-284-78, No. E-185-78, Preliminary Report; public hearing . of July 11 , 1978, and Environmental Checklist No. ECF-356-78, July 3, 1978. Dear Mr. Beelers As the current President of the Kennydale Community Club, I have been authorized to request that your office take immediate action to accomplish the followings 1. Re-evaluate your recommendation of July 25, 1978 to .approve the subject Preliminary Plat. We contend that your decision was based on erroneous, inaccurate, anti/or incomplete information which has led to many note- Ywrthy 'errors in fact, mind judgement' . 'Errors of law' seems to be a et r.,ng possibility - If it follows the trend already set by the afore- :%ent ioned; this. item Is cerrtntiy being researched, 2, lu honor our appeal to reruns;der the validity of the 'Final Declaration • ec iwn-significance' (Envornri,r:nt.al ,impact) submitted, and provide a comprehensive Envi rununuital impact Statement. I might ougges t that this study be accomplished by an impartial agency(s), and/or .institu- tion(s). • I':,e r}r:,ipeft.y owners of Kennydai.e (and all of Renton) have good reason to be • eoncerned. It is.quite obvioas that this project will 'set the stage' , if not contested, for cascading mistrust of municipal procedear.es, .offic.lal.s, and ' general. anathy. . It is the obligation of this Community Club to provide residents with the awareness of the fact. that large developers are .going to 'rape' this area -without regard or the quality of life we now enjoy, 'and the City of Renton . is condoning the same. The City is now using these developments as leverage t.•' force improvements, Such as sewers on property owners, who neither require nor desice the same, and then quickly turn around and extract assessments from them to fund further intrusions on the rights of the unaware; without the benefit of the property owners' basic right to form an L.I.D., and/or protest the same by majority action, There are two basic problems that have been uncovered by the, Hi-Gate matter. Th.: Keunydale Community Club intends to_ pursue an equitable solution for the good :)f the community (while still a part of Renton), and all of Renton (unfortunately, it's too late for some areas -like Talbot Hill; a wasteland of r. Jot':. • n.i pavement) . The two basic problems are as follows t i i. The City's Comprehs _ _ve Plan must he revised to inc Le new'municipal „ui.de-lines for all developments eared to minimize, the adverse impact on the environment. It is suggested chat the Planning Division take, immediate steps to consider the following: a) Rezoning, all large undeveloped .properties currently zoned 'G-7200 . • in Kennydale to .a minimum lot size of 20,000 square_ feet (approx.. 1/2 acre lots), and approp.iate modifications throughout the City. This would automatically 1tm' t• the. density of future housing, improve • the.quality of the same, and or uvi.de reasonable assuraces (at the discretion of the new ,property owners of course) that the environ- mental impact to the area would be minimized. • o) Limit developments to a 'Cluster' type housing arrangement, with • • considerable emphasis on 'green-belt and/or 'untouched' areas. • c) , No large developments in Kennydale. • 2. The City Council should take positive action for the good of the people by 'filling the loop-holes' that now make it possible for unpopular and .unwanted improvements, along with the associated financial burdens and other hardships on the people. The City should not be allowed to take -advantage of 'windfall' situations such as- the planned Hi-Gate development to impose so-called improvements on existing residents that are quite obviously, and historically, not warreated nor wanted] refer to the sound defeat of L.I.D. 296, 1975, to sewer upper Kennydale. This matter is not i13n'.ted to just sewers. The City should not consider, -nor validate any local improvement except as a result, o.r a bonafide petitl.on for an L.I.D., o.r some other legal • mandate which clearly Indicates a 'majority' of property owners concern. WE REqUE3T CLAit[F 1CATION. OF THE FOLLOWING 'FACTS AND FIGURES' THAT WE DEEM . ERRONEOUS, MI3L'iADING, INCOMPLETE, AND IRRi 3i:ONSIBLE, WHICH HAVE BEEN EXTRACTED "'itOM THE PRELIMINARY REPORT SUBMITTED TO YOU BY. THE PLANNING DEPARTMENT', DATED JUL': 11, 1?78: ITEM CC.MMH:;TS/20 BE RiLVr.L'• • B-1 Owner of record? McConnville or Wall and Redekop Corporation? ' Does the owner reserve the right to remain anonymous? B-10 Notices were posted 10 days prior to the Hearing at three locations, however one (1 ) such notice was posted ( 417 feet ). _from the eastern- • most boundary of the. o.roposed site. It was, as of this date (7/29/78), posted on the east side of Aberdeen Ave. , N.E. at 20th. This is certainly not 'on or near' D When was the area in question annexed to the City of Renton? .See attachments. a) A• map obtained from the Planning Department clearly indicates "3/17/68", however b) Ordinance No. 1818 states "March 17, 1960" • c) I see no signature of approval by the City Attorney - 'is the • annexation legal? • ITEM COMMENTS/TO BE (core „Ued) E-1 ERRONEOUS; The site does not 'level off' towards N.E. 20th. -it is,in fact, below N.E. 20th. , aril as a result has. standing water on it much • of t:�ie year. • • E-3 ' INCOMPLETE; The site As also cu.ured by many large trees and food bearing vegetation for the many forms :,f wildlife present. • ABBREVIATED/INCOMPLETE; This item deserves more than one (1) sentence. China-Pheasant., ,4uail, Ducks, Raccoon, and Deer inhabit and/or feed on this area. E-5 ERRONEOUS; Standing surface water is present approx. six (6) months a year. *I would suggest additional testing here,, but not following a dry period. G-1 ERROR IN JUDGEMENT (or calculated?) ; Why has the City elected to 'tear-up' N.E. 20th. , causing much disruption in the process, and disregarding the fact that the installation of approx. ( 912 feet ) of sewer lines and • associated hardware could be saved by 'hooking-up' on N.E. 16th. - where sewers are currently in? . ERRONEOUS; " and a simi.l.iar main extends North and South approx. 300 feet West " It should read ( 500 feet ). 0-3 ERROR; The shortest route to Metro # 142 'stop' from the subject site • is. ( 1,600 feet ), not "800 feet". 0-4 ERROR; The shortest (and safest) distance to Hazen Senior High School is ( 2.85 miles ), not "1 1/2 miles". G-5 ERROR; The shortest distance to Lake Wash. Beach Park is ( 2.9 .miles ), not "1/2 mile". • J INCoMrci' '; l) What is the "suitable storm water retention" referred? Has a proper • denIgn been mace? Iss it, the reported 'spring-fed creek? b) Is it true that' :,icon: water run-off from thirty (30) additional houses and paved streets will he directed to a spring-fed creek? *and if so - 1- What impact will inevitable po'_1.utants' have on the Blue-berry Farm and three (3) adjacent duck ponds? • • 2- Who will maintain this creek? • • • 3- What steps will be taken to prevent the creek from overflowing? 4- Two, or more 'water rights' are currently in effect on this creek. 0r.e party now draws from it to water his vegetable garden. -could this pose a possible health hazard, and/or litigation? 5- Approx. 2/3 of the Hi'-Gate site .is comprised of sandy-type, soil, which adequately absorbs runoff now, but how will the creek and ponds handle: the runoff from thirty (30) additional houses and approx. ( 1i500 feet ) of sidewalk and streets later? - II"EX CaM2.2S/Tu 1.31% ,hYr. • E,....;ovilECT/INC0M?1,nTi,;; There w:11 be a i_oLsioerable social impact in this area. The twpulati.-.,n 4' 11 jf; ': ah do.;ble with the addltion of thirty ho hs useho ; th ereare no,;, ( 23 ) A ii:::rortive iufluelce Tic rcelaenIs of this area feel the .:ame as most in Kennydale, that thr: ( 1.edabi :lity of their quiet and re..ctful reiwhborhood, and -.heir peace-of-mind is definetely threatened by ...rusion. ir(HESluNII,b.; The 'Negative Declaration of Environmental Impact' in rorce is totally inadeuliate. • N-3 The Traffic Engineering Division has not stated that traffic control will be required. N-4 The Utilities Division was contacted by residents; it was unaware of a spring-fed creek. *Note: True, the agencies were contacted, but they signed without benefit o an 'Environmental Impact Statement. - ) We question the size of the "open space", especially after a reported 'on-site storm water retenJon and oil separation facility (tank)' is in3talled. Where, if not on the 'open space' , will this facility be located? 'Refer to Item No. F-6 of the Report. Will the open space be untouched? 1 . De:cepancy of the map as related to the Blueberry Farm - It reads "240' X 570"- this is 3.14 acres. Th.., official plat on file with hinif County lists this parcel in "C.D. Hillman Gar:-:en ofz.den, Diviiun 4", dated 1904, "252.3' X 577'" Fhl lz 3.34 acres, ofLe difference is ( 8,777.1 square feet or .24 acre) - how can this be? MISC. 2. Many residents are d!ssatisfitd with the fact that notices of the Hearing were posted late afternoon prior to the extended July 4 holiday. Many were out of town fur this holiday, and when they returned, had less than a week to prepare for the Hearing, Many didn't 'show' that mig.ht have otherwise. MI5G. 3. Complaints from concerned residents mounted, as the MINUTES .from the JULY 11 HEARING were not made available for two (2) weeks after the same. The response from the City Clerk and her staff indicated that the 'minutes' were ben held-up pending the Hearing Examiner's report. WHY? WE HEREBY RUEST 'THAT A COMPREHEN3IVE ENVIRONMENTAL IMPACT STATEMENT BE PROVIDED IN ThIS MATTER T6 SUPERCEDE THE NEGATIVE DECLARATION OF ENVIRONMENTAL IMPACT THAT HA5 BEEN REC0XMENLED - PER THE FOLLOWING; 1 . Environmental impact to surroundings, wildlife, and residents not adequately Addressed and/or considered . 2. Ma)ol• impact on area 3. Consi,;erable eontroversy on this project. 4. ' Reqiu, t alternatives • Requite acre answers 6. Reeuire j'.I'ojtuteo cos.t.a of ::oi.t::. . , i9'i: improvements to adjacent • . • rroperty .:wiier=:. . 7. Invent Lt; use o: creek, for storm wa ,e: : .-.:aFe. • ' • Unanswered traffic l.0 problems. 9. Foterrf,ial, crime increase. 10. Impact on schools . 11 . Impact on wilJ:ii.fe i .. :impact or, nat.ral ver'etatioii, rE:f..000.LLeo • • 1j. Noise e pollution . 14. Air pollution Erosion . ih. 'Effect of construction period on' well.-being of adjacent residences . • 17. etc. The s.i mple answer to this controversy would be to 'scrap the project' , and others lake it, however, as reasonable, but very concerned citizens, we are now looking to ou for a fair, just, and/cr comt.atible solution. We also suggest that a number of alternatives be submitted that indicates serious concern for the adverse i.mjactt, caused by rampant, high volume housing development. I mi:xht add that the Kennydale Community Club will continue to represent the • needs of the residents in this area, and look forward to a productive and accert.ab_e conclusion of this matter, and all the others that. will surely follow. Thank you very much for your concern. lica:ie feel free to write or call me at your earl lest convenience. . . • Yours truly, ..-6,--e--,J,---2--k---,7;-----< Dave tsif-,gar, President • Kennydale Community Club . P.u. Box.-22.42 • Renton, Washington, 98055 Ph. res. 226-2521 STATE OF— Wa- bus. bus. 237250'j County of • King Ss. On this_ 31�t day of _,ably , _ _______, A. D. 19_ 78, before me, the undersigned, a Notary Public in and for the State of wa' duly commissioned and sworn personally appeared . Dave Biggar __ t me known to 'be the individual__ described in and who executed the foregoing instrument, and acknowledged to me t at_he.__signed and sealed the said instrument as.___1Lis___free an voluntary act and deed for the uses and purposes therein mentioned. WITNESS tny' hand andofliciel seal hereto affixed the day and this 'er4i6cate above itten. j . • i . G • _(L..: ,'4 Notary Public in and for the State of Wa residing at Renton • i.Arinowledgmcnt by Individual. Pioneer National Title Insurance Company Form L 28) �1;., .,C�. . . . ..l lie 1 o r.tiuun_:. of tha City of Renton. •..a;:at�gt•;a. • nnu an,; ��•rtutu Tsarrit, r� to the 'try .�t' .::nt.n ._ . . il.i:ar t a provisions of Chapter 128 of the id4:, :,ssian LC44 ,.E t'ue •:tr.ta .r • -.tiagtoo. .,men1c', r petition in writing ra,ueatia that certain tertit ory :.atiLenu., t:a the city limits oC the City ,af Renton, a: ncreinaCter mare • nartieol:ar:� .,•�r€',e,i, 'se :nnose d t.a the City, was .�ra,iareJ an.i file ' oAth toe 4tty . Clex': ,: u .it< o :,snton on ar-:!tbout septee#ter 22. 1959, bearing the signatures • • •,f Cht ••:nrttcr= 0" more than seventy-five, per cent (75X) in v:,lue according to the asses;a.:t ..;:u.,ti :n for ganerc:l taxation of the territory for which annexation is puititionu•! .'eroin. which petition sets forth the logel description of the property • st:r•...r:Art, to governmental legal subdivision or platy. and teas accompanied by .s ;slat or .itewin,1 aufltttln;; the boundaries of the territory petition•: to be annexed; and the • lannittg :omission of the City of Renton having heretofore consldored and recall]- . ' men•.ic i t .., ::•tnc<int 3i said property to the City; and . • :.;v the City Council of the City of Renton Axed Tuesday, ;ccuhcr t. 1c'9, it WO p.m. at the City Council Ciwmbers In the City :t.+ll of the City of ": .nton, es the time and place for public hearing upon esi+l petition. and . public nattct thereof having been I;ivon as required by low, including ;ublication in . the 'it's le;;al ociwa;aper, inviting all interested persons to :wear thereat end voice oppr t.=s; or .itaui,,sr.�va1 oC or objections to the proposed annexation, mai a Dobtie :touring i.it:i,.o i.-eon hell at the time And place specified in aforesaid notice& end the . Council hs:ioe,, been advised in the prentoee and having heard all mutters and intereste.. • ,.artir• t't :.�noactlon therewith, and the granting .f * old petition whim teemed proper - any_ r:' 1,,.-',:c sot•: in the public interest, PP.: TZIER:F'JRu, i T .: .-.11i ' RY 1",;E, tV,Y i.i .a.) THE CITY C'•RiCI: ,'' .11C c i i ,< t:.Ni-�F •. • . TT'Y:3 t. •••:rioent to tho provisions :if Chapter iv a: titer i44S :Jaslon • xe..a•i . t w.-: .the:: of Washington. as amended. it is determined that the iaiwc triantto.x:.: watt! a .:t••mRao49tton to the City of fanton of the '1r000rty a in^ te1'ritury iaareinti l:w' • d.a4cri`.: . . ]Ai tttishertuby .►F,,,ro.te.: and granted, ono too foAlowI.i ves4rlhai ;:ro,:erty . ' . beiry c,iti;,arr.:: to tt.e cite limits of the City of Renton sit,x;tai 1n King :aunty,' ''Cate :i ,i:t',;;ton, `ru 'an.i test snide in hereby ennuxed to the t.ity c: ,tentun, eifectivc t • on t:;( end publication of this )rlinaoct. an; after t1t territAry s4all z.:n3titute a part of the Cis! or ie‘:tton en:i shall be eubjccc t, al; the e 4nd ordinances then thare,•,.fter unf,IreeJ; ,,ro?ercy hafni; 4e4erthe.• J% EJiirr4S: Mat 1.1.:rtion of S.ction 5 Township 23 No. +61: d. . lying ,eut of the '. t right of way line of II2th Avenue S.:. and !...Ast of the ;:ast right of wAy dine of Primary state Highway No. 1. also that portion .of 7.ection 32 Townshi!) 24 No, R C.w.m. lying ',feat of the at right - n*: way line of 112t4 ,venue S.C. extended; outh of the North rIghtf line of S.E. 96th Cotreat and said North right of way line extended i.ast; am east of the E at right of way line of eriumry state Highway ,40. 1; nil situated in Tang County, Washington. :CT1r1:1 11. The above described annexed property contiguous to Orocinct No. :J the City of %canton shall be end constitute a part of :'recinct No. of the Zity of Sentsn. 7ECTI'JN III. This firdinstume shall be in full force and effect from and • after its pod/tote, approval and legal publication as provided by law. A certified cory this . rdinanee :034111 be filed with the Board of King County Commissioners, Kir% Cokinty. -.tate of ;—shington. MO/eV/ :14 T‘C: CITY CCIL this (An day of1 .c.ltalbeer-1459. • • 4 J WM 1. KlAil1",4 City Clerk 44( A717/11/:' / ,r BY 11 14:01d thin day of 4r4..ainrrp • • .4.I...\- • A: rtiCerrft, Mayor .,:•, ty :ttorne-; ie rublirntion March 17, 1960 • . • • • l:i - .. `� 5 �. .I! Ii ,9 '.A • . f f F' / / V /ice V/VV • 9, �'. ±i _ '� y- j. bA;srs • • , ;l :,a ORD, Na 1796 Z►�, . " . - . i--''. r_5 • : .':,, -ORD. NO. 1822 -_. 0/ 7/59 • ' T '" °� •3•/3//60_W� • - r SS ,.''� I ' L�•, .ez » ' lest' .y • ... . I [_► L' :s :F .. 91 l8®Or a — ILi 41• , • - .h. » ' u II sr) \\ i'. F ' .+ _ - . . 1. ILL ALM—1.0 _ y , t13 1 .:.L aL • _ ur - ' ,3 • '.ra .•,, ,..` .4. - _;.. . . Y,• ..i_ •- 1 r. ._.. I ,' `$ D.—•N 8 — --' --�.: I -- , v 1' ' 3/�7/68 _ '-----3.. - _ 2 - - i i r- _ ' .• • 1 292 Lee t r.a z+ ,<. f - �'� ='°, • 1_ i._, t� • �- . ,_ y( `•. 1 I L9� L�6 L'O r.7 �o :�� lG . ♦ q -� �6'? /(0 1 . .. „ • 1 r L-.:o".'x• "� 1 • ... i.► 1 / ,/ ti • , • ;i no zee L..e 34;• ems ;a- - -• • e: 'q. •• ARK 11.I •1 -- • . . - , ••ol•j hr�� . 'r _ •• . •.,t, I :...j,11 !� _lL - �_..�: _)0�1 , • d. ,•� i �► . „�. p! a. I ;21 ORD. NO, 1-795 4 iit . - l0/ 7/59 .._.. . - , • > � pF RSA A. ;� ,��- .. o THE CITY OF RENTON z '` c MUNICIPAL BUILDING 200 MILL AVE. SO. RENTON, WASH. 98055 op cri . CHARLES J. DELAURENTI , MAYOR • LAND USE HEARING EXAMINER cv 'O �� L. RICK BEELER . 235-2593 o1AtFO SEPZE0 August 1, 1978 Members, Renton City Council Renton, Washington RE: File No. PP-184-78, E-185-78; Wall & Redekop Corp. (Hi-Gate) ; Preliminary Plat Application. Dear Council Members: A request for reconsideration from Mr. Dave Biggar, President of the Kennydale Community Club, was received this date regarding the referenced application. Until this matter can be reviewed, we would request that you disregard the appeal expiration date denoted on the Examiner's Report and Recommendation, dated July 25, 1978, which was established for August 8, 1978. A new appeal period will be established upon publication of the Examiner's subsequent recommendation, and copies of the request for reconsideration and the resulting report will be forwarded for your review. Sincere,2y,..'-) l , _ L. Rick Beeler Hearing Examiner cc: Planning Department City Clerk Parties of Record •► o THE CITY OF RENTON (23' \® CIO Z MUNICIPAL BUILDING 200 MILL AVE. SO. RENTON, WASH. 98055 z o CHARLES J. DELAURENTI ► MAYOR • LAND USE HEARING EXAMINER. p L. RICK BEELER . 235-2593 "P4TEO .43 SEP1 -' August 1, 1978 Members, Renton City Council Renton, Washington RE: File No. PP-184-78, E-185-78; Wall & Redekop Corp. , (Hi-Gate) , Preliminary Plat Application. Dear Council Members: Attached is the Examiner's Report and Recommendation on the referenced preliminary plat request, dated July 25, 1978. The appeal period for the application expires on August 8, 1978, and the report is being , forwarded to you for review by the Planning and Development Committee following the seven-day period from the date of publication. The complete file will be transmitted to the City Clerk on August 9, 1978, and will be placed on the Council agenda on August 21, 1978. If you require additional assistance or information regarding this matter, please contact the undersigned. Sincer ly, L. Rick Beeler Hearing Examiner Attachment cc: Planning Department City Clerk AFFIDAVIT OF SERVICE BY MAILING State of Washington) County of King Marilyn J. Petersen , being first duly sworn, upon oath disposes and states: That on the 25th day of July , 1978 , affiant deposited in the mails of .the United States a sealed envelope containing a decision or recommendation with postage prepaid, addressed to the parties of record in the below-entitled application or petition. Subscribed and sworn this 2'n 'day of �vty 194 . .e Notary Public in an for the 6ta of Washington, residing at Renton Application , Petition or Case : PP-184-78, E-185-78; WaU & RPAAkop Ccrp. (Hi-Gate) k,2 m(nutea comtan a fLot og the pan.ti.ee o6 /tecokd) my 25, 1978 OFFICE OF THE LAND USE HEARING EXAMINER CITY OF RENTON REPORT AND RECOMMENDATION TO THE RENTON CITY COUNCIL. APPLICANT: Wall & Redekop Corporation FILE NO. PP-284-78 (Hi-Gate) E-185-78 LOCATION: Site is situated between what would be the northerly extensions of Lincoln and Monterey Avenue N.E. and the streets of N.E. 16th and N.E. 20th. SUMMARY OF REQUEST: Applicant requests approval of a 30-lot preliminary plat and an exception to the Subdivision Ordinance to permit a hammerhead rather than a cul-de-sac at the end of a 230 foot street off Monterey Avenue Northeast. SUMMARY OF Planning Department: Approval with conditions. RECOMMENDATION: Hearing Examiner: Approval with conditions. PLANNING DEPARTMENT The Planning Department staff report was received by the REPORT: Examiner on July 7, 1978. PUBLIC HEARING: After reviewing the Planning Department report, examining available information on file with the application, and field checking the property and surrounding area, the Examiner conducted a public hearing on the subject as follows: The hearing was opened on July 11, 1978 at 9:40 a.m. in the Council Chambers of the Renton Municipal Building. Parties wishing to testify were affirmed by the Examiner. It was reported that the Hearing Examiner and the applicant had received and reviewed the Planning Department report, and the report was entered into the record as Exhibit #1. Michael Smith, Planning Department, reviewed Exhibit #1, and entered the following additional exhibit into the. record: Exhibit #2: Preliminary Plat Map Mr. Smith corrected Section 0.10 of Exhibit #1, revising the words, "N.E. 10th Street" in line 3 to "N.E. 20th Street, " and also noted that the access roadway to 'N.E. 16th designated as Monterey Avenue N.E. denoted on Exhibit #2 should be shifted to provide an equal buffer area on both sides of the street. The Examiner called a recess at 10:00 a.m. in order to contact a representative of the Traffic Engineering Division to testify regarding certain aspects of the request. The meeting was reconvened at 10:20 a.m. Mr. Smith indicated that he had obtained clarification from the Traffic Engineering Division regarding departmental comments relating to preference of cul-de-sac bubble rather than the proposed hammerhead configuration on N.E. 19th Place. He reported that representatives of the division had been unaware of the existence of open space proposed to the west of the hammerhead, and with this knowledge found the proposal acceptable to construct a hammerhead 200 feet in length to serve four residences on the back portion of the site. In addition, he noted that the hammerhead would be subject_ to improvements. • Mr. Smith entered the following additional exhibit: Exhibit #3: Water and Sewer Plan The Examiner asked the representative for the applicant if he concurred in Exhibit #1. Responding was: John Norman Norman Associates, Inc. Evergreen Building, Suite 509 Renton, WA 98055 Mr. Norman indicated his concurrence in the report. He clarified the intent of the hammerhead configuration on N.E. 19th Place due to existence of six-foot deep peat material in the greenbelt area which tapers out to a level elevation with the end of the hammerhead. PP-284-78 Page Two E-185-78 He noted that the existence of the peat was the reason the hammerhead configuration was determined to prevent ecological disruption to the area as well as to lessen financial impact to the development. He indicated that the plat would be a desirable addition to the City of Renton in providing housing in an attractive manner. The Examiner requested further testimony in support of the request. There was no response. The Examiner then requested testimony in opposition to the request. Responding was: Stewart Dooly 2300 16th Avenue N.E. Renton, WA 98055 Mr. Dooly indicated concern regarding heavy traffic volumes on N.E. 16th Street. He requested confirmation that access would be provided to N.E. 20th Street, inquired about completion dates for street construction in relationship to residential construction, and requested additional traffic control devices at the entrance of the plat. Mr. Dooly objected to lack of sufficient sidewalks for children in the proposed development. The Examiner explained requirements resulting from preliminary plat approval including installation of curbs, gutters, sidewalks and paving which must be accomplished prior to final plat approval. Mr. Smith noted that the requirements of the ordinance encompass improvement of all existing frontage on streets along the subject plat, but would not require improvement of the entire street. Mr. Dooly reiterated previous comments regarding heavy volumes of traffic exiting onto N.E. 30th Street from the freeway and utilizing N.E. 16th and N.E. 20th Streets for access, and emphasized that traffic control devices were necessary. Responding was: David C. Hamilton 1733 N.E. 20th Street Renton, WA 98055 Mr. Hamilton reported being the owner of a blueberry farm located adjacent to the proposed plat and suggested that during clearing of the site, existing alder trees be thinned at the perimeter of the site to allow a better view and provide better growing conditions for blueberry bushes. Responding was: Edgar T. Anderson 1524 Monterey Avenue N.E. Renton, WA 98055 Mr. Anderson made the following inquiries: location of proposed sewer lines; if prelimina y plat contained specific development plans for construction of residences; if lots could remain undeveloped for an indefinite period of time; if final approval of the plat was required prior to sale of lots; and period of time allowed prior to application for final plat approval. The Examiner indicated that sewer lines will be installed from the plat to N.E. 20th Street and connected to Jones Avenue N.E.; that specific residential development plans were not required by the city for preliminary plat review; that time of development of the lots was the prerogative of the developer; that installation of off- site improvements was required prior to final plat approval but an option existed to post a bond in the amount of 150% of the proposed cost of improvements to enable procedure with final plat application for which approval is required prior to sale of lots; and that final plat application must be made within one year following approval of the preliminary plat application. Responding was: 'I Richard Ford 2009 N.E. 16th Street Renton, WA 98055 Mr. Ford requested strict traffic control at the proposed intersection of Monterey Avenue N.E. and N.E. 16th Street such as a four-way stop sign to prevent speeding violations and protect pedestrian safety. Responding was: Bob Corwin 1717 Monterey Court N.E. Renton, WA 98055 Mr. Corwin reported existence of an easement located adjacent to the west boundary of all lots on the west side of Monterey Court N.E. which had been discussed by residents as a potential location for sewers should they be determined desirable in the future. He questioned inclusion of the easement in the lot configurations denoted on Exhibit #2. PP-284-7.b Page Three E-185-78 Responding was: Gordon McConville 1901 Aberdeen Avenue Renton, WA 98055 Mr. McConville was affirmed by the Examiner. He clarified Mr. Corwin's inquiry regarding the easement and stated that although a power line easement owned by the City of Seattle had existed in said location, three years after Mr. McConville acquired his property the line had been removed and he had purchased the easement which runs from N.E. 16th Street to N.E. 20th Street. Responding was: Lola Johnson P.O. Box 201 Renton, WA 98055 Mrs. Johnson was affirmed by the Examiner. She inquired if the applicant was a Canadian developer. Mr. Norman indicated that the address of the firm of Wall & Redekop Corporation was located in Bellevue. She noted certain discrepancies in Exhibit#1 regarding elevation of the land; 'existence of surface water; distances from water and sewer lines, bus lines, schools and parks. She noted citizen concern regarding heavy traffic volumes on N.E. 20th and N.E. 16th Streets, and inquired if storm water from the site would be channeled to a spring-fed creek. The Examiner stated that the inquiry would be referred to the applicant during his subsequent testimony. Mrs. Johnson objected to installation of the sewer lines on N.E. 20th Street where lines do not currently exist instead of installation on N.E. 16th Street, noting that residents opposed connection to sewers, and objected to requirement of adjacent residents to connect to sewers and pay a latecomers charge. Mr. Smith advised that although a latecomers fee is required for connection, it is not mandatory for residents unless a health hazard exists with septic tanks. The Examiner advised that the matter would be referred to the Public Works Department for clarification and response during the public hearing. Mrs. Johnson concluded her testimony by indicating approval of retention of open space in the development which is currently habitated by wildlife and birds. Mr. Anderson stated his concern, for the record, regarding traffic control at the intersection of N.E. 16th and Monterey Avenue N.E. The Examiner referred inquiries made in previous testimony to the representative for the applicant, and requested clarification regarding connection of the sewer line to N.E. 20th Street rather than N.E. 16th. Mr. Norman designated on Exhibit #2 the location of the lines extending from the north end of Monterey Avenue N.E. with installation of a pumping station in the intersection of Jones Avenue N.E. and N.E. 20th Street, and that the proposed extension comprised a portion of the proposed Metro plan. Mrs. Johnson reported that residents in the subject area had previously vetoed an LID which had been included in the proposed plan. Mr. Smith explained that although the LID had been defeated, a comprehensive plan for sewers must exist to coordinate future development with that plan. Regarding previous inquiries pertaining to storm drainage, Mr. Norman stated that storm water would be detained at the north end of the open space area (1.5 acres) and controlled runoff would be discharged into the stream along the west property line. The Examiner requested a representative from the Utilities Division to respond to previous inquiries. Responding was: Dave Tibbot • Utilities Division Public Works Department The Examiner affirmed Mr. Tibbot and requested explanation of the Metro sewer plan for the subject area. Mr. Tibbot advised that the Metro plan for the area was included in the Kennydale portions of the May Creek - Honey Creek Interceptor plans, and designates the major trunk sewers for the area. He noted that the proposed installation comprises an individual distributor serving on an interim basis until the Kennydale pump station is installed and the line would subsequently be integrated into the sewer system. The Examiner requested clarification regarding requirements for latecomers fees. Mr. Tibbot indicated that the city's Utility Ordinance technically requires connection to the sewer within 90 days if the property lies within 100 feet of an operable sewer following installation 'of the lines. He noted that Metro billing for the service begins immediately although the ordinance does not provide for enforcement for connection until such time as determined necessary by the King County Health Department for health reasons. He advised that it is the normal policy of the city to assess a latecomers fee upon connection to the existing sewer system. Mr. Tibbot stated that the subject area will eventually be served by sewers • upon construction of the May Creek Interceptor dependent upon the availability of funding. Responding to the Examiner's inquiry regarding designation of streets which would contain proposed sewers, Mr. Tibbot indicated that the main trunks are located only on streets running north and south and the individual laterals of smaller sewers serving individual properties are not shown in the Kennydale Interceptor plans. PP-284-78 Page Four E-185-78 Mr. Hamilton inquired regarding the location of the proposed pump station. Mr. Norman designated on Exhibit #2 the location of the station in the low point of the road which would pump up the hill to Jones Avenue N.E. He advised that the installation would be underground and would be visible only as a manhole cover in the street. The Examiner requested further comments. Responding was: Michael Bucove 1835 N.E. 20th Renton, WA 98055 Mr. Bucove reported that neighborhood opinion which occurred in the defeat of a previous LID in the area had remained unchanged and residents were opposed to installation of sewers in the area. Responding was: William D. Johnson P.O. Box 201 Renton, WA 98055 Mr. Johnson inquired if a new LID would be formed to provide residents with an opportunity to express an opinion regarding the proposal. The Examiner indicated that the proposal of the developer will be approved without necessity for formation of an LID. Mr. Johnson objected to mandatory requirements for adjacent residents within 100 feet of the development to connect to the sewer without allowance for objection. The Examiner referred the matter to Mr. Tibbot who noted that the problem had previously not been addressed in similar development projects, but that Section 8-702.D of the Utility Ordinance addressed the requirement. He read the section of the ordinance into the record. Mr. Tibbot indicated that he was not aware of provisions in the ordinance which address the specific problems reported by residents regarding the subject development. He reiterated the city's policy to notify all property owners involved in an LID upon completion of the sewer line regarding the 90 day requirement for connection and that utility billing is initiated immediately. He indicated that the ordinance does not define separate policy for mains installed by a developer or by the city and felt that a policy decision may be required from the Public Works Director or the City Council regarding the question. The Examiner requested clarification on assessment of latecomer fees. Mr. Tibbott report d that following submittal by the developer of costs for installation of the sewer, those I costs are divided between all benefitting properties on a pro rata basis computed by front footage of property. He noted that the difference between rates computed for an LID compared to a developer extension is the latter would not include bonding costs, utility bonds and administrative costs. Mr. Smith reported that an appeal or exception process is contained in most ordinances of the city to allow expression of opposition. Mr. Hamilton reported his concern that an assessment would encompass his 3-1/3 acre site which contains only one residence and would not benefit his property in accordance with the amount of the fee. Mr. Norman explained ' municipal appeal processes and adjustments for assessments in circumstances such as Mr. Hamilton had reported. The Examiner requested clarification of the appeal process from Mr. Tibbot, who noted that the process was not designated in Chapter 7 of the city code but would be researched further. He also explained the process for assessment for large parcels of property which are computed on the basis of the number of benefitting residences, although he felt that a policy statement should be acquired from the Public Works Director or the City Council on the matter. The Examiner reported that clarification of the requirements for sewer connection and assessment would be obtained from the City Attorney and the Public Works Director. He indicated that all correspondence relating to the matter would be reviewed in making a final recommendation on the matter and would be attached to the Examiner's report. He advised all parties of record regarding avenues of appeal or request for reconsideration within 14 days from the date of publication of the report and inquired if parties would object to this procedure. Mr. Anderson objected on the basis that the matter had been previously determined upon denial of the LID in the past, and the matter was being reconsidered without a vote of the residents. Mrs. Johnson expressed concern that the Metro plan was being initiated although it had also been rejected by residents in the area. Responding to Mr. Norman's inquiry regarding information to be researched, the Examiner advised that clarification of the legal question to determine appeal processes, whether requirement for connection to proposed sewer system exists, and whether latecomers fees would be imposed were necessary prior to issuing a recommendation on the application. Mr. Norman reported that the applicant's concern related to expediting development and nodt collecting latecomers fees. He suggested that the preliminary plat approval be expedited and the legal inquiries related to sewer charges be resolved at a later date. PP-284-78 Page Five E-185-78 The Examiner asked Mr. Smith for his opinion regarding continuance of the hearing or closure with the option of receipt and review of additional correspondence relating to policies for sewer connection. Mr. Smith felt that citizen concerns could be discussed during City Council review of city policies related to the preliminary plat application, and sufficient testimony had been received during the public hearing to recommend closure. Mr. Anderson reported that attendance at the hearing would have been substantially greater if citizens residing on N.E. 20th Street had been aware of the financial impact of the requirement related to connection to sewer system installed in the plat, and suggested that to eliminate the necessity for appeal or policy decision, the developer waive latecomer fees and bear the entire cost of the sewer installation. Mr. Norman briefly conferred with the applicant and subsequently advised that he would be willing to waive the latecomers fees. The Examiner inquired if the waiver was acceptable to the Utilities Division. Mr. Tibbot indicated that the matter would be reviewed with the Public Works Director. The Examiner indicated that clarification would be requested from the Public Works Director and that his written response would be attached to the Examiner's report. The Examiner requested further comments from Mr. Smith. Mr. Smith noted that the preliminary Planning Department report should reflect that the applicant had waived the latecomer fees as part of the extension of sewers. He also indicated an additional request that the Utilities Division review the potential for provision of sewer service to the adjacent properties to the east to be developed in the future. The Examiner requested further comments. Since there were none, the hearing on File No. PP-284-78 and E-185-78 was closed at 11:50 a.m. FINDINGS, CONCLUSIONS & RECOMMENDATIONS: Having reviewed the record in this matter, the Examiner now makes and enters the following: FINDINGS: 1. The request is for approval of a 30-lot single family preliminary plat and an exception to allow a hammerhead instead of the typical cul-de-sac. 2. The Planning Department report accurately sets forth the issues, applicable policies and provisions, findings of fact, and departmental recommendations in this matter, and is hereby attached as Exhibit #1 and incorporated in this report by reference as set forth in full therein. 3. Pursuant to the City of Renton's Environmental Ordinance and the State Environmental Policy Act of 1971, as amended by R.C.W. 43.21.C. , a Declaration of Non-Significance has been issued for the subject proposal by Gordon Y. Ericksen, responsible official under specified conditions of: a. Provision of proper development standards of the Subdivision Ordinance. b. Retention of significant existing trees on the site subject to approval of the Planning Department. 4. Plans for the proposal have been reviewed by all city departments affected by the impact of this development. 5. All existing utilities are available and in close proximity except that sewer connection is required from Jones Avenue N.E. 6. The proposal is compatible with the lot area, coverage and dimension requirements of Section 4-706 (R-1) of Title IV, Ordinance No. 1628, Code of General Ordinances, except that Section 9-1108.23 .F. (3) . (c) . requires that Lot 10 be widened to 60 feet and Section 9-1108.23.F. (4) requires that corner lots ". . .be platted wider than interior lots. . . ". 7. Two pipestem lots are proposed (Lots 6 and 16) . An exception for the pipestem configuration has not been requested as required per Section 9-1108.23.F. (3) . (d) . 8. The proposed hammerhead at the end of the proposed N.E. 19th Place abuts the 1.5 acre open space area which contains up to approximately 6 feet of soft peat soil. The design requirements of Section 9-1108.23.A. (7) have been met. An exception per Section 9-1109 for this construction has been requested (E-185-78) . PP-284-78 Page Six E-185-78 9. One parcel at the northwest corner of the site was not included in the proposal. This parcel has not been divided from the subject site and is not a separate parcel. A legal subdivision has not occurred. 10. A storm water drainage plan has not been submitted for review by the Public Works Department. The applicant indicated that a retention pond and controlled run-off will be included in this plan. 11. Off-site improvements on N.E. 16th and N.E. 20th Streets are required in the public right-of-way directly abutting the subject property. On-site improvements meet the requirements of the Subdivision Ordinance. 12. Restrictive Covenants were not submitted. The staff recommended that covenants be prepared to provide maintenance of the two open space areas in the proposal via a homeowners' association. 13. The applicant stated that latecomers charges would be waived for those property owners (whose property lies within 100 feet) required in the future to connect to the proposed sewer extension along N.E. 20th Street to Jones Avenue N.E. For confirmation, the attached letter from Wall and Redekop Corporation of July 14, 1978, was provided by the applicant. In the attached memorandum of July 17, 1978 from the Public Works Director it was stated that this connection would be required after: 1. Evidence of septic tank malfunction or failure; and 2. 90 days after notice by the City of Renton. Also stated was that while the latecomers charges would not be assessed due to the aforementioned waiver, some connection charges would be assessed by the city on properties required to connect to the sewer line. (See attached memo, July 24, 1978) 14. Some significant vegetation exists on the site. Several trees exist in the 1..5 acre open space area which contains soft peat soil. The open space area at the southeast corner of the proposal does not contain fragile soil but is used for access to and through the proposal. 15. Traffic problems on N.E. 16th Street were reported by residents of the area. It was requested that traffic control devices be installed at the intersection of the plat access (Monterey Avenue N.E.) and N.E. 16th Street. CONCLUSIONS: 1. The proposal conforms to the goals and objectives of the Comprehensive Plan and Land Use Map. 2. The proposal appears to serve the public interest, health, safety and welfare (Section 9-1106.2.E. (2) ) . 3. The Planning Department should review the proposed lots for conformance to the criteria of Section 9-1108.23.F. Lot 10 should be widened as recommended by staff. But all of the corner lots should be reviewed again. While staff questioned Lots 7 and 14, it appears that Lots 1 and 19 are more questionable. 4. In order for the Examiner to act upon the pipestem configuration of Lots 6 and 16, the applicant must request an exception (Section 9-1108.23.F. (3) . (d) . 5. The hammerhead at the end of N.E. 19th Place appears appropriate. Soil conditions prevent construction of a typical cul-de-sac (Section 9-1109.1.A) . This will allow the applicant to construct a dead-end street that meets all other applicable design requirements (Section 9-1109.1.B) . The public welfare or other properties will not be injured (Section 9-1109.1.C. ) . 6. Storm water drainage plans can be reviewed by the Public Works Department and the restrictive covenants can be reviewed by the Planning Department prior to or at submittal of the final plat. 7. The attached memorandum, July 17, 1978, from the Public Works Department, indicates that the applicant may waive collection of latecomers charges. However, those properties eventually required to connect to the sewer in N.E. 20th Street will be assessed the connection charges already established by the city. Septic tank problems were not indicated in the hearing which leads to the conclusion that the affected PP-284-78 Page Seven E-185-78 properties may not have to connect or pay charges until sometime in the future, and only then after 90 days from official notice. 8. It seems clear that only residents directly affected would be eligible for the applicant's waiver of the latecomers charges for connection to the proposed sewer line in N.E. 20th Street. These residents would, according to the testimony, be those whose property lies within 100 feet of the sewer line. Only these residents expressed concern about the requirement of making future connection to this sewer line. . 9. The Public Works Department should review the traffic problems raised by citizens relative to access to the proposal. Appropriate traffic control devices, if needed, could be installed after and if the final plat is approved. 10. The• staff recommended that the alignment of the proposed Monterey Avenue N.E. be centered on the property abutting N.E. 16th Street. This should be reviewed by the Public Works Department for establishment of the optimum alignment with existing streets and traffic safety. 11. Normally during development of a subdivision as many as possible of the existing trees. are retained by the developer and builders. Because of the unstable soil conditions in the 1.5 acre open space area along the western portion of the property, it seems appropriate to require that trees be retained in that area. But in other parts of the property, unstable soils or sensitive topography was not shown to exist or be of concern that other environmental factors exist to warrant staff review of removal of vegetation. RECOMMENDATION: Based upon the record, testimony, findings and conclusions, it is the Examiner's recommendation that the City Council approve the preliminary plat of Hi-Gate subject to: • 1. Review of the corner lots by the Planning Department for conformance to Section 9-1108.23.F. 2. Widening of Lot 10 to the requirements of the Planning Department per Section 9-1108.23.F. (4) . 3. Removal of the pipestem configuration' of Lots 6 and 16 or submittal of an exception application. 4. Storm water drainage plans to be submitted to the Public. Works Department for review prior to or with submittal of the final plat application. 5. Review by and approval of the Public Works Department of the alignment of the proposed Monterey Avenue N.E. with surrounding streets abutting N.E. 16th Street. 6. Waiver of latecomers charges for connection of those properties within 100 feet of N.E. 20th Street to the proposed sewer line in that street. 7. Retention of existing trees in the 1.5 acre open space area on the westerly portion of the property. 8. Revision of the plat to include the parcel at the northwest corner of the property. • 9. Submittal of restrictive covenants and/or restrictions to the Planning Department for review and approval prior to or with the final plat application. 10. Public Works Department review of the need for traffic control devices at the intersection of the proposed Monterey Avenue N.E. and N.E. 16th Street. Furthermore, it is the decision of the Examiner to approve the exception for hammerhead configuration of N.E. 19th Street due to compliance with Section 9-1109. ORDERED THIS oWW day of July, 1978. . Rick Beeler Land Use Hearing Examiner • I • PP-281,=,J Page Eight E-185-78 TRANSMITTED THIS 25th day of July, 1978 by Affidavit of Mailing to the parties of record: • Jim Isler, 1912 N.E. 20th, Renton, WA 98055 John Norman, Norman Associates Inc. , Evergreen Bldg. , Suite 509, Renton, WA 98055 Wall & Redekop cup. ,. , 400-108th Avenue, Bellevue, WA, Suite 412 Stewart Dooly, 16th Avenue N.E. , Renton, WA 98055 David C. Hamilton,, 1733 N.E. 20th Street, Renton, WA 98055 Edgar T. Anderson, 1524 Monterey Avenue N.E. , Renton, WA 98055 Richard Ford 2009 N.E. 16th Street, Renton, WA 98055 Bob Corwin, 1717 Monterey Court N.E. Renton, WA 98055 Gordon McConville, 1901 Aberdeen Avenue, Renton, WA 98055 Lola and William Johnson, P.O. Box 201, Renton, WA 98055 Dave Tibbot, Utilities Division, Public Works Department Michael Bucove, 1835 N.E. 20th, Renton, WA 98055 Dana Lee Baekiel, 1835 N.E. 20th, Renton, .WA 98055 Douglas C. Core, 1828 N.E: 20th, Renton, WA 98055 Joan Walker, 1433 Monterey, Avenue N.E. , Renton, WA 98055 Keith Brownfield, 13512 S.E. 266th, Kent, WA 98031 TRANSMITTED THIS 25th day of July, 1978 to the following: Mayor Charles J. Delaurenti Councilman Richard M. Stredicke Councilwoman .Patricia Seymour-Thorpe Warren C. Gonnason, Public Works Director Gordon Y. Ericksen, Planning Director Ron Nelson, Building Division Lawrence J. Warren, City Attorney Pursuant to Title IV, Section 3015 of the City's Code, request for reconsideration must be filed in writing on .or before August 8, 1978. Any aggrieved person feeling that the decision of the Examiner is based on erroneous procedure, errors of law or fact, error in judgment, or the discovery of new evidence which could not be reasonably available at the prior hearing may make .a written request for review by the Examiner within fourteen (14) days from the date of the Examiner's decision. This request shall set forth the specific errors relied upon by such appellant, and the Examiner may, after review of the record, take further action as he deems proper. An appeal to the City Council is governed by Title IV, Section 3016, which requires that such appeal be filed with the City Clerk accompanying a filing fee of $25.00 and meeting other specified requirements. Copies of this ordinance are available for inspection in the City Clerk's office, first floor of City Hall, or same may be purchased at cost in said office. • • . • . . . • 1.: . r — "7-F-.---, .-- ------'••',.n•.),I..I.47.7•, ,• '- • .rna' liq.• •r •,--- --1r • ";i•-••-e .. -' :: ..-..-,.• " "";'-,-• - .erc,, •,,,POE NO:T O- .C..._l_TY L INT S G60 0 - 7 8 - • ' ; \ I 1I • g.. ._. •.1,;( ••••'ir- -.lz...i.-,--- • •• 4'2 !I ,,. - • -••• ' • . s • ..5-.. \ • : •',. s:\.f• .4' . N t• i ‘4 . .3T . ! ..•-• '. 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''' . .. • • ' ' IN •.,J • I • •• • : i •r:- .1 j..e 1.: 12 1 .4 . - •19,#-R-3_---ii(ir14'.1.7 /1..i •: . • .• --- .,,' .. . I-I \N •.,-. • Ls1 e ,' . .i .•. ;?,' XCti 1 ,• , , • R1L, •...;, . 4R4 G7Q0 .. .. .....I.. • .1.„."i.;'),r:,.".,..•.J_.E•..-eI•';-••,•"V).,,-,,P,."••7.,7,,, .iA . ,. • .he /• . ' .. R-3 .4 ; 1 '' ..e .I; Awe A('''.. • . . . • t. .<; . I• 00,,,,t. , r • miniweela t , ..j,,.. . -• 9 IFIVS• k .4 . 40/ .P :44.• R/ •, lk _...• ,....., i. _-------- \ , . pi -------N:• ( k, ‘,., . . ,, , ..... , . ,,, , k\ ,; ,1, ' 'I\.k • 'A :........;.....40:j- . i7ti -. 7 '• „ ..; ,I . ' , r,1 ' A .,•14 / ':1`;41 k. ' . . • •1 WALL AND REDEKOP CORP. (HI-GATE) - Files PP-284-78 and E-185-78 • . . • • . . • • . ........................ i- ,., . ., APPLICANT Wall & Redekop Corp. (Hi-gate) TOTAL .AREA ±9.8 acres '••T'f. ' t•:: PRINCIPAL ACCESS N.E. 20th Street and N.E. 16th Ituet ., •'.,ko • -.,',. A • E X T. S"t I NG ZONING G-7200 . • . • •!". ..tt. ..t..•"!h' . • • • •; , • •, EXISTING USE Undeveloped • :••:,•1.i . ' ,4•'"'$ . . : • PROPOSED USE R-1 Single Family Residence ,• . , .e., ,, . . . . . , ,. : .;;A, •. , . ' • . . . . . COMPREHENSIVE LAND USE PLAN R-1 . . . . r. • , • , • •.. • . : .2.. '.'1'''31.:1•*:.:11 ..,r: ,-,,... • • . •, 41•:, - ' ".i , • : COMMENTS . . ------ . ,..), .. . . ••..k, r; .. ; . . '4n. •;,;....i .• -,. . .• ., - •• ••'•1 ;. ' ' ." — •:• :, ,q,.1., . 11•1 ; ,.:i ..., ',r . . . ' . . ' " ' ' ,.„,.. , .' IF '.: tr; •.,,:••' 1,:;,5-•'..':',Y,':' ; : ., ; ' • • . ,t, i',111P';`.•'.1 '.1 •':' :'. , • ' . -'4.' t :;:*'. ' • •'. ' .- .' ..',;, . , '1: t•••: . '' :P. •••'':‘ ',''•:''''i•'.,• `' .,. . . . ' '.2V•`, Y. ; „' ,.' ' ". 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HIQAYE E-185-78 is ,-'r.I. , , -- I �,.'.'. .'.r. n'i,'r.><:}of 'II � 1 a I -� {':I;t i 1. r t 1 i i 14 1-----:3,--H,,,, r A/ ! !y. 3/ ah —1 / S,, 1 j r NE " 19th PL w • ' i,d --- / i /' 1 I i / 1' 1, , I ' p, A < N v+ m A J Z V Z u 4,1 ti N 0 1 ) 6.11 — o , r •"" \t CO N �L,t J 14 P h '/ f 105 r `` I.' y 1 i al• , 1 O • 1 ti •'` 7 t, A rf • 1,1y 'hi!, 1 .1� �/ a ,. o y , it ,' r� o d 1 _ ... - \ NE 17th Plc"; 9 o ;a • , ,,•,.;. ,;: . :::.,...i?,1,i,: .../. ,nl — \ 1 1f1�9jji . , : I ` k\ L J.t.Y,�yySF . . ___�yi._ I at .73 ,1•, ' ;j,;r4ti'l x. V 0 r q....r++�.IO,M,..q+r.tw„r.a� fir, 11 4/S�fl ,01,4•k it.44: 4, Y1, .,.. /t11Yr._'1uW r r :,I . ,Vy,r E'tii@'r:: �q.^��k ' • E, a .; P NE 16PPO t, t9r , �'." by .`.r•• .,r, :•s,'.hyi , ] , • ,,••v 1.;4aS.T,: .1.r,.. +T,, ,.i4: '"it PF r•,{, WALL & REDEKOP CORPORATION 412 400 108th AVE. N.E. • BELLEVUE, WA 98004 •453-8925 July 14, 1978 L. Rick Beeler Land Use Hearing Examiner Renton Municipal Building 200 Mill Avenue, South Renton, Washington 98055 • Reference: PP-184-78. E-185-78 Wall & Redekop Corporation Hi-Gate Dear Mr. Beeler: As developer of Hi-Gate, the Wall & Redekop Corporation agrees to waive late comers fees for prop- erties within 100 . feet of the proposed sewer to be , constructed by ourselves for this .project. This would not include any parties wishing to extend this sewer. This is my understanding of the commitment made at the July 11, 1978 public hearing. Yours uly, G y R. Strother Vice-President Land Development GRS/sw sAtttiv b CrTY OF RENTON HEARING EXAMINER JUL 181978 A Q� 74g,9,w,nrl711121 3,4t5r6 OF RE • A • kR�r. o T H E CITY OF RENTON • C.) ® �. - z Z ,smu.ti���. o MUNICIPAL BUILDING 200 MILL AVE. SO. RENTON. WASH. 98055 (74 o CHARLES J. DELAURENTI , MAYOR 0 LAND USE HEARING EXAMINER O �- L. RICK BEELER , 235 -2593 4t D SEP1 � July 11, 1978 • TO: Warren C. Gonnason, Public Works Director FROM: L. Rick Beeler, Hearing Examiner • SUBJECT: Preliminary Plat of Hi-Gate, Wall & Redekop Corp. , File No. PP-284-78, E-185-78 During today's public hearing on this application great concern was expressed by property owners abutting N.E. 20th Street regarding the implications of the recommended sewer extension from the development to Jones Avenue N.E. via N.E. 20th Street. The applicant will be installing the sewer at his cost but it appeared that these residents would be required to connect to the sewer and pay late-comers charges per Section 8-702.D. Residents disapproved of this and referenced the last turndown of an L.I.D. for sewers in the area. In. view of this opposition the applicant expressed a willingness to waive late-comers charges for connection to the sewer line. Is this acceptable to your department? Is this allowable under city ordinances and regulations? All parties• in attendance in the public hearing were agreeable to your , response being received by the Examiner after closure of the hearing.. I will need your response by July 18, 1978 and will attach it to my • recommendation to the City Council. thank : • L. 'ck Beeler Hearing Examiner cc: Lawrence J. Warren, City Attorney ' crr of peRaTON HEARING E MER 4 O' R JUL 181979 PI! v No�i ` ' `' : .911091i112Il1213'4i" PUBLIC WORKS DEPARTMENT WARREN C. GONNASON, P.E. • DIRECTOR n ® ..°' MUNICIPAL BUILDING 200 MILL AVE. SO. RENTON, WASH. 98055 • 206 235-2569 04pgr4-0SEP' t ' CHARLES J. DELAURENTI July 17, 1 9 7 8 • MAYOR To : L . Rick Beeler, Hearing Examiner From: Warren C . Gonnason , Public Works Director Subject: Preliminary Plat of ,Eli -Gate, Wall & Redecop Corp . , File No. PP-284-78, E- 185-78 You have requested additional- information with regard to to the City ' s policy requiring connection to a sanitary sewer . As I understand the situation in this instance., the developer will be providing sewer service for his. development and in so doing , will install sanitary sewer facilities in front of already-developed prop- erties . The .City ordinance requires "to connect such facilities directly with the proper public sewer in accordance with provisions of this chapter, within ninety ( 90 ) days after official notice to do so pro- viding that said city sewer is 100 feet of the property line . " It has been the policy of the City administra- tion in the case of developer extensions or sewers con- structed outside of local improvement districts of a trunkage nature to not notify abutting property owners to connect to said sewer facilities providing there is no evidence of septic tank malfunction or failure . In short , the ordinance requires the connection after official notice to connect, however, in the absence of such official notice, the connection would not be required . The City ordinance also provides in connection with late-corner' s charges not previously assessed, would pay a connection charge including a front-footage charge, as well as the $ . 01 per square foot systems development charge . This would be true even if the developer did not seek reimbursement by means of a '. latecomer ' s agreement with the City . The funds thus collected by the City would be deposited in the Utilities Fund and for the benefit of the Utilities Fund . Therefore, when and if a property owner is notified to connect, he would be required to connect L . Rick Beeler - 2 - July 17, 1978 within the specified ninety ( 90 ) days and to pay the fees in cash or over the specified payment period provided in the ordinance . -,4),/7Y2 WCG: jt • • • ti Avt, 4e z THE CITY OF RENTON QMUNICIPAL BUILDING 200 MILL AVE. SO. RENTON, WASH. 98055 o CHARLES J. DELAURENTI , MAYOR • LAND USE HEARING EXAMINER O fie' L. RICK BEELER . 235-2593 al pED SEPIt July 19, 1978 TO: Warren C. Gonnason, Public Works Director FROM: L. Rick Beeler, Hearing Examiner • SUBJECT: Preliminary Plat of Hi-Gate, File No. PP-284-78 • During the public hearing on this application, residents were concerned about the sewer extension proposed for N.E. 20th Street. They questioned if a process existed to appeal this sewer installation. Since the applicant waived latecomers charges, their concern was apparently lessened. However, in your memorandum of July 17, 1978, you stated that the city would assess some charges of its own. Therefore, their concern may still be as great. Is an appeal process available within the Utilities Ordinance for these residents to protest the sewer extension? Or is the only avenue of appeal that of appealing to the City Council for review of the Examiner's recommendation on the preliminary plat? Per Section 4-3016 this appeal must be based on ". . .error in fact or law. . . ". Please respond on or before July 24, 1978 in order that your response may be included in my recommendation. Thank yo C - Beeler Hearing Examiner • cc: Lawrence J. Warren, City Attorney ®F RP�4 � h. �% PUBLIC WORKS DEPARTMENT z 8 WARREN C. GONNASON, P.E. • DIRECTOR e MUNICIPAL BUILDING 200 MILL AVE. SO. RENTON, WASH. 98055 • 206 235-2569 O4TFDSEPS��e CHARLES J. DELAURENTI MAYOR July 24, 1978 TO: L. RICK BEELER, HEARING EXAMINER FROM: WARREN GONNASON, PUBLIC WORKS DIRECTOR SUBJECT: PRELIMINARY PLAT OF HI-GATE, FILE NO. PP-284-78 Reference is made to your memo on this subject dated July 19, 1978 inquiring as to whether or not there is an appeal process available within the utilities ordi- nance for these residents to protest the sewer exten- sion. "Title 8, Section 719, Public Sewer Extension" provides for the extension to the public sewer system by developer extension agreements . There is no appeal process in the ordinance for residents to protest such an installation. This is the first instance of this type that has come to my attention and to my knowledge there is no avenue for appeal and the developer has a right to the exten- sion subject to reasonable city regulations and require • - ments. Therefore, it would appear there is no real avenue open for appeal. It would seem' to me that a developer would be entitled to such an extension to provide the utilities service to an otherwise acceptable preliminary plat. i- L. WCG:j t cc: Mayor City Attorney RECEIVED CITY OF RENTON HEARING EXAMINER k241978 Pay `�!lN41lr& ,1 e2e3e4i.5,6 c � NORMAN ASSOCIATES% �t °C• CONSULTING ENGINEERS• EVERGREEN BUILDING,SUITE 509© RENTON,INASHINGTON 98055• PHONE: (206) 235-1544 —1 • May 30, 1978 City of Renton Planning Department City Hall Renton, Wa 98055 Dear Sir: We are requesting an exception for the Higate preliminary plat. The exception is for a hammer head at the end of a 230 foot street off Monterey Avenue Northeast. A cul -de-sac is not feasible due to an extensive layer of peat in the proposed open space. /.2 a John E. Norman G77016 P[CDIEb )??,NA JUN 6 1978 G ®Ep COASTAL • HYDRAULIC • ENVIRONMENTAL • CIVIL • SURVEYING — J \- �,1 fart 1t, 4-0 NORMAN ASSOCIATES? INC. CONSULTING ENGINEERS• EVERGREEN BUILDING,SUITE 509 • RENTON,WASHINGTON 98055• PHONE: (206) 235-1544 1 • June 1 , 1978 City of Renton Planning Department City Hall Renton, Wa 98055 Dear Sir: We are requesting an exception for the Higate preliminary plat. The exception is for a hammer head at the end of a 230 foot street off Monterey Avenue Northeast. A cul -de-sac is not feasible due to an extensive layer of peat in the proposed open space. An exception is also requested for pipe- stem lots for lots 6 and 16. The physical constraints of the property which include the property shape, the layer of peat (in portion of the area designated open space) , and existing access preclude development of lots 6 and 16 without use of a pipe stem access . $100.00 is enclosed for the exception fee, and $45.00 is for the environmental check list fee. ' 'John E. Norman. G77016 /0:t—ENcVC•-• \ • `QNNIN6 Q COASTAL • HYDRAULIC • ENVIRONMENTAL • CIVIL • SURVEYING CITY OF RENTON . f . • SHORT PLAT PLAT APPLICATION FILE NO. 7-7-1'._ /�-/- 7d --X---MAJOR PLAT :� DATE REC' D. �~ �- 7�/ TENTATIVE IPECF OF �k-R� APPLICATION FEE 340, 00 +100.0( XPRELI •MINARY 1Itb.1 ENVIRONMENTAL j�5,00 FINAL Z REVIEW FEE $ JUN 7 1978 • RECEIPT NO. .��� � -9 11 11 --- - F. S M NO. �22�N �,���� P U D NO . 6 DEPP� APPLICANT TO COMPLETE ITEMS 1 THROUGH 7 : 1 - Plat Name & Location Fri-Gate Between NE 20th andNE 16th and between northward extension of Lincoln and Monterey Avenue NE 2 . No. Lots 30 Total Acreage ' 9.8 Zoning G7200 3 , Owner Wall & Redekop Corporation Phone 453 8926 Address 400 108th Ave. N.E. Suite 412 5 . Underground Utilities : • Yes No Not Installed Telephone • ( X ) ( ) ( X ) . Electric ( X ) ( ) ( X ) - Street Lights • � ( X ) ( ) (' X ) Natural Gas ( • ) • ( ) ( X ) . . TV Cable ( • ) ( ) • ( X ) 6 . Sanitation & Water: ( X ) • City Water ( X ) Sanitary Sewers ( ) Water District .No . ( ). Dry Sewers • ( ) Septic Tanks • 7 . Vicinity and plat maps as required by Subdivision 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 • J . CITY OF RENTON, WASHINGTON ENVIRONMENTAL CHECKLIST FORM . . v� RECFNED �® . FOR OFFICE USE ONLY JUN 7 1978 Application No. PP-/v--/-77G�.F.- i5-7_ Environmental Checklist No. ({ -35(�^7� ` -'lvt... PROPOSED, date: • Fit+AL�n te:®�� 1�� • ElDeclaration of Significance ® Declaration of Significance ' ' 0 Declaration of Non-Significance ® Declaration of Non-Significance COMMENTS : _._._ Introduction The State Environmental Policy Act of 1971, Chapter•43.21C, RCW, requires all state and local governmental agencies to consider environmental values both for their own actions and when licensing private proposals. The Act also requires that an EIS be prepared for all major .actions significantly affecting the quality of the environment. The purpose of this checklist is to help the agencies involved determine •whether or not a proposal is such a major action. Please answer the following .questions as completely as you can with the information presently available to you. Where explanations of your answers are required, or where you believe an explanation would be helpful to government decision makers , include your explanation in the space provided, or use additional pages if necessary,. You •should include references to any reports or studies of which you are aware and which are rele- vant to the answers you provide. Complete answers to these questions now will help all ' agencies involved with your proposal to undertake the required environmental review with- • ,out unnecessary delay. . The following questions apply to your total proposal, not just to the license for which ' you are currently applying or the proposal for which approval is sought. Your answers should include the impacts which will be caused by your proposal when it is completed, even though completion may not occur until sometime in the future. This will allow all of the agencies which will be involved to complete their environmental review now, with- out duplicating paperwork in the future. NOTE : This is a standard form being used by all state and local agencies in the State of Washington for various types of proposals . Many of the questions may not apply to your proposal . If a question does not apply, just answer it 'no" and continue on to the • next question. . ENVIRONMENTAL CHECKLIST FORM • I . BACKGROUND- . . . i. Name of Proponent __._ Wa1 1 _'& Redekop_Corporation_ ' • 1. Address and phone number of• Proponent: . • 400 108th Avenue . • Suite 412 • Bellevue, Wa. • 3. Date Checklist submitted 06/01/78 __ 4. Agency requiring Checklist City of Renton 5. Name of proposal , if applicable: Hi-Gate • 6. Nature and brief description of the proposal (including but. not limited to its size, general design elements, and other factors that will give an accurate understanding of its scope and nature) : 3n lot subdivision with_J 200 square foot minimum lot size. Total property size is9"-8acres.Adiacent land use is •housinq with 7200 square foot lots except some undeveloped land and a blue berry farm to the west. - 1 • . • , . . . , . - .. -,---, , • , - ....,•, • . .. , . . . • • -2- , • . ' c- • . •. . . ,,.. , . • . ' : . •7. Location of proposal (describe the physical setting of the proposal , as well . ...:., as the extent of the land area_ affected by any environmental impacts, including • • • any other information needed to' give:an accurate understanding. of the environ- mental setting of the proposal) : ,.'. .... . . - . . . .. _ . . between NE 20th andl4E16-th' and between northward extension . . . • . . .of Lincoln and Monterey Avenue NEI: • • • . . . , . • . _ • . , ;•-;• .'/: . - . . -.. .- . . _ :, •',. • 1 . . . • . . - Hi . . 8. Estimated date for completrtiK,of:thi proposal : . . • .. .• - - July 1978 . • . . . _ . • ..; • • . - . . „ 9. List of all permits, licenses or• government approvals required for the proposal ' (federal , state and local --including rezones) : - .,.. . • - - - • _ . City of Renton tentative, preliminary and final plat. • . • • • - -. . •.. .Approval of water and sewer from City of Renton - - . - -... . . . . ..* . - . . . . . • • • . -. • • . 10. Do you have any plans for future additions , expansion, or further activity ... related to or connected with this proposal? If yes , explain: .. - - . • . . '•None . • . . . . . . . . _. • - - . - • . . . . • . . . . . . .• . . . .. . . , . •. • . , . . . ... • • . . . • . . _ . . . , .. . • . . . • • . . „.. . . 11. Do you know of any plans by others which may affect the property covered by..' ,. _ your proposal? If yes, explain: . .. . . . , . ,.• . •• •:i -• . • . . • , ' . ' • . . . • • No ' • ' • . . - • .- . . . . , . , . : .. • 12. Attach any other application form that has been completed regarding the pro- -. . N H •. posal ; if none has been completed, but is expected to be •filed at some future ‘- ' . date, describe the nature of such application form:. . • . , . . . . . .. . _ . . . . .. . . .. . _ .. •. . . .1 . . . • • • . . . _ • . , . ' • . . . . . • . . _ • . , . . . . • . . . , - •. . . . • • . _ , . . , _ • .. . • • • . , . - • . . . - • .. , ., . . - .. . • • . . . _ . . . . . . ,., . II. . ENVIRONMENTAL IMPACTS • . . • • ' '. .• . . . . (Explanations of all "yes" and "maybe" answers- are required) : .., . : .. ' . , . . - . . . . . . . . . . . .. .. . . (1) Earth. Will the proposal result in: . . . .. , . . . ..... . . _ .. ' ' , , . . , ._ ,• . • ... - - • • (a) Unstable earth conditions or in changes in geologic - .• - . substructures? . . . . . ' , . .• .-• . MAYBE NO - •_. . . . (b) Disruptions, displacements, compaction'or over-.. . . . -. . . -- , .... • covPring. of the .soil? . . V. . . .. ... YES MAYBE NO . - . -..... • - . - : • .. (c) Change in topography or ground surface relief ' .._ . • • • . . . .. . • • . . features? . • - • . . • _ _ ' . • YES HAYBE WO--- V. . , - -.-- . • • • (d) The destruction, covering or modification of any • . . • . • ... unique geologic Or physical features? . • X. ' 'Fa— . FOIE NO ' ' . • 1 . • . • • . .. . (e) Any increase in 'wind or water erosion of soils , ' . • . ., • . •. either on or off the 'site? ' . .. •- - - ' X . • . . - - . YES MAYBE NO - .• . . . . . (f) Changes in deposition or erosion of beach sands , or - , .. . • changes insiltation, deposition or erosion which .' ' 1 • . . , may modify the channel of a river or stream or the . . . •1 bed of the ocean or any bay, inlet or lake? .. • :. . . . , . . . ' . -.. - YES .MAYBE . NO .' : * .. - ' . • Explanation: • '• . ' ' . . . . . •• . . . . . . . . ., . . • • . • . . • . . . • . . . . . ,. . • . . . . . .. . 1 .• . • . ' -..,' . . . . .. . . . . , .. . . . .. ._ .• . . . , . -. • . . . . .--.- • • , . . . . . . . . . ---- -,. . . . • ,. •••.---...=:-• . ',=. -'-.7.•••••,•:-.•••::-."1.144;.,- .'"--s-:-'-:i4.--.-- ....,:.:,.;.,...:i.f)-,,,:',::;.,...•:•:,--,--,f.::•;',,,,,,,,, ,',. •-•..-:..-:.'.'„'.!:".7.4., ....... ,,,., . ,. . . -3- (2) Air. Will the proposal result in: (a) Air emissions or deterioration of ambient air quality? YES MBE NO (b) The creation of objectionable odors? YET— MAYBE NO (c) Alteration of air movement, moisture or temperature, or any change in climate, either locally or X regionally? _ YES MAYBE NO Explanation: From increased traffic due to 30 additional housing units • • • (3) Water. Will the proposal result in: (a) Changes in currents , or the course of direction of _ _ water movements , in either marine or fresh waters? X YES MAYBE NO (b) Changes in absorption rates , drainage patterns , or the rate and amount of surface water runoff? X YES MAYBE NO (c) Alterations to the course or flow of flood waters? X YES MAYBE NO (d) Change in the amount of surface water in any water- body? . - YES MAYBE NO (e) Discharge into surface waters, or in any alteration surface water quality, including but not limited to temperature, dissolved oxygen or turbidity? - X YES MAYBE NO (f) Alteration of the direction or rate of flow of ground waters? - X YES MAYBE NO (g)' Change in the quantity of ground waters , either - through direct additions or withdrawals , or through interception of an aquifer by cuts or excavations? X YES MAYBE NO (h) Deterioration in ground water quality, either through - direct injection, or through the seepage of leachate, phosphates , detergents , waterborne virus or bacteria , or other substances into the ground waters? . . . . X . YES MAYBE NO • (i ) Reduction in the amount of water otherwise available • . for public, water supplies? X YES MAYBE Nu Explanation: • (4) Flora. Will the proposal result in: (a) Change in the diversity of species, or numbers of any species of flora (including trees , shrubs , grass , crops , microflora and aquatic plants)? - X YES MA B NO (b) Reduction of the numbers of any unique , rare or endangered species of flora? X TES MAYBE NO (c) Introduction of new species of flora into an area, or in a barrier to the normal replenishment of existing species? X YES MAYBE NO (d) Reduction in acreage of any agricultural crop? X YES FTTET NO Explanation: Existing alder and black berry bushes will be removed for buildings and roads. ' -4- . , (5 ) Fauna. Will the proposal result in: (a) Changes in the diversity of species , or numbers of • any species of fauna (birds , land animals including reptiles , fish and shellfish, benthic organisms . • insects or microfauna)? X YES MAYBE NO (b) Reduction of the numbers of any unique, rare or endangered species of fauna? - X YES MAYBE NO (c) Introduction of new species of fauna into an area, or result in a barrier to the migration or movement of fauna?. _ X YES MAYBE NO (d) Deterioration to existing fish or wildlife habitat? X YES • MAYBE NO Explanation: • (6) Noise. Will the proposal increase existing noise levels? • X YES MAYBE NO Explanation: From increased traffic due tom additional 30 housing units (7) Light and Glare. Will the proposal produce new light or glare? • • - YES MAYBE Fro Explanation: — ---- ---- --- ---- — -- - (8) Land Use. Will the proposal result in the alteration of the present or planned land use of an area? X YES MAYBE NO Explanation: — -- -_ (9) Natural Resources. Will the proposal result in: (a) Increase in the rate of use of any natural resources? • X YES MAYBE NO (b) Depletion of any nonrenewable natural resource? X • YES MAYBE NO • Explanation: _ ___-- -- (10) Risk of Upset.. Does the proposal involve a risk of an . explosion or the release of hazardous substances (including, . . . but not limited to , oil , pesticides , chemicals or radiation) in the event of an accident or upset conditions? X YES MAYBE NO Explanation: - - ( 11) Population. Will the proposal alter the location, distri- bution, density. or growth rate of the human population of an area? X . Y RATE NO Explanation: _30 -Housing -units will probably increase the population . • -6- • • (d) Sewer or septic tanks? - X YES MAYBE NO (e) Storm water drainage? X . _ _ _ -YES MAYBE - • -- (f) Solid waste and disposal? X YES MAYBE NO Explanation: • • (17) Human Health. Will the proposal result in the creation of any health hazard or potential health hazard (excluding , mental health)? X n- MAYBE ?Tr • Explanation: • • (18) Aesthetics. Will the proposal result in the obstruction of any scenic vista or view open to the public, or will the . proposal result in the creation of an aesthetically offensive --site open to public view? YES MAYBE NO Explanation: (19) Recreation. Will the proposal result in an impact upon the quality or quantity of existing recreational opportunities? X YES MAYBE NO• Explanation: • (20) Archeological/Historical . Will the proposal result in an alteration of a significant archeological or historical site, structure, object or building? . . • X (TES MAYBE N� Explanations III . SIGNATURE I , the undersigned, state that to the best of my knowledge the above information . is true and complete. It is understood that the lead •agency may withdraw any decla- ration -of non-significance that it might issue in reli upon r checklist should there be any willful misrepresentation or willful lac • rf.1 dis osure on my part, ' Proponent: . ;tome s i g Gary Stro the r •. - n-"me printe. -. • City of Renton Planning Department 5-76. �• -5- f • ( 12) Housing. Will the" proposal affect existing housing , ur • ' ' create a demand for additional housing? X YES MAYBE NO Explanation: It results in increasing existing housing by lots • (13) Transportation/Circulation. Will the proposal result in: (a) Generation of additional .vehicular movement? - •• X YES MAYBE NO . (b) Effects on existing parking facilities, or demand • for new • parking? X __ _ • .. - - "- - : . -— --- YES MAYBE NO. - (c) Impact upon existing transportation systems? - .- - X . YES MAYBE NO • • (d) Alterations to present patterns of circulation or• . movement of people and/or goods? - S. X _ • YES MAYBE NO - •• (e) Alterations to waterborne, rail or air traffic? X YES MAYBE NO - (f) Increase in traffic hazards to motor vehicles, V. bicyclists or pedestrians?• X " . YES MAYBE NO Explanation: • ( 14) Public Services. Will the proposal have an effect upon; or . . result in a need for new or altered governmental services , •• •• • in any of the following areas : (a)• Fire protection? X •• • . • YES MAYBE NO ' (b) Police protection? • X • • YES MAYBE NO • (c) Schools? • . . YES MAYBE NO • 1 . (d) Parks or other recreational facilities? X YES . MAYBE • MO (e) Maintenance of•pubiic facilities, •indluding roads? • X . - - -YES MAYBE NO - . (f) Other governmental services? X •i• ._ YES MAYBE NO Explanation: (15) Energy. Will the proposal result in: . ' . - (a) Use of substantial amounts of fuel or energy? ' X • . YES MAYBE NO • • (b) Demand upon existing sources of energy; or require the development of new sources of energy? X YES M—WYTE- N0 . • . Explanation: • • • (16) Utilities. Will the proposal result in a need for new systems, or alterations to the following utilities: • (a) Power or natural gas? - X • YES MAYBE NO. • 9 • • (b) Communications systems? X - -YES MAYBE NO • (c) Water? ' ' . YES MAYBE NO . AFFIDAVIT • I ,id-11,-- _._< < - z `�f cCe � ��� being duly sworn, declare that I am the owner of the proper ' % nvolved in this application and that the foregoing statements and A swers 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 �`` 19 -7� , this �� day of ---�(-� �i�_- • Notary Public in and for the State of . Washington, residing at - Ev�LI L • .9 /// t j w _ 7? ' A•Z -,--- A.7 /47. c______ e 'of Notary Prtablic) (Signature of caner /rfn (1 o c\ 17 ( �-r A-v U ,,c,,,.,,_, (d)o\ Zig-q-E, ./c�2/.- . (Address) (Address) • °efrI4 . , ,, ,*)/ - City (State) 6' 3 - , a • (Telephone) • (FOR OFFICE USE ONLY) • CERTIFICATION This is to certify that the . foregoing application has been inspected by me and has been found to be thorough and complete in every particular and to conform to the rules and .regulations of the Renton Planning Department governing the filing of such application . Date Received , 19 By: • . , Renton Planning Dept . • . 2-73 AFFIDAVIT • • 1s Gordon J. McConville and Eileen A. McConville am the owner of the property involved in thislapplicationranddthatrtthehat I foregoing statements and answers herein contained and the information herewith submitted are in all respects true and correct to the..best of my knowledge and belief. • Subscrid and sworn before me - '\ this day of 19 / J , Notary Public in and for the State of • Washington, residing at g..., ,,,f(--2.--,\_ m / d6 f 7 C '! �''c--�__•��� / / 7, / ,./. (Nal e of Notary Public) ((Signature,,:, ,,;.74, Owner) �;�-L �t J 5 Owner) • • ..-0 ^J 1/ l_,E.:.----, (7-N //tr / 7 V 7 L/J /I'' r/ I'. " (Address) /LC...-74._-`- `-,'' L C.,``x_--___,'/ (City) (State} • • ' • ----)A1 -:i ' 3' g4-j) . (Telephone) P ) • (FOR OFFICE USE ONLY) • CERTIFICATION This is to certify that the foregoing application has been inspected by me and has been found to be thorough and complete in every particular and to conform to the rules and regulations of the Renton Planning Department governing the filing of such application , Date Received 19 By : THE CITY OF RENTON �. , � 8MUNICIPAL BUILDING 200 MILL AVE. SO. RENTON,WASH. 98055 o CHARLES J. DELAURENTI, MAYOR • PLANNING DEPARTMENT AO 235-2550 44rf0 SEPIE��� June 28 , 1978 Wall and Redekop Corporation 400 108th Ave. N. E. Suite 412 Bellevue, Washington 98004 RE : NOTICE OF APPLICATION ACCEPTANCE AND PUBLIC HEARING DATE FOR Preliminary Plat Approval of 30-Lot Single Family Residence Subdivision and Exception to the Subdivision Ordinance Regarding Street Configuration; Files No. PP-184-78 and E-185-78 , property located between N. E. 20th Street and N. E. 16th Street between the northward extension of Lincoln Ave. N. E. and Dear Monterey Ave. N. E. The Rento.n Planning Department formally accepted the above mentioned application on June 7 , 1978 . A public hearing before the City of Renton Hearing Examiner has been set for July 11, 1978 at 9 :00 A.M.. Representatives of the applicant are asked to be present . All interested persons are invited to attend the hearing : If you have any further questions , please call the Renton Planning Department , 235-2550 . Very truly yours , f' Gordon Y . Ericksen Planning Director j A By : Mi ael L. Smith, Associate Planner cc: Mr. and Mrs. W. L. Saunders Mr. and Mrs. G. A. McConnville Norman Associates Inc. MLS :lr - Jn NOTICE OF PUBLIC HEARING . 1. RENTON LAND USE HEARING EXAMINER :; RENTON, WASHINGTON ;,; A PUBLIC HEARING WILL BE HELD BY THE RENTON LAND USE HEARING EXAMINER AT HIS REGULAR MEETING IN THE COUNCIL CHAMBERS, CITY HALL, RENTON, WASHINGTON, ON JULY 11 19 8 , AT 9:00 A.M. TO CONSIDER ' , THE FOLLOWING PETITIONS: ','1 1. ROBERT AND FRANK EDWARDS, File No. SP-183-78, 1il' APPLICATION FOR SPECIAL PERMIT FOR FILLING AND 'i' GRADING IN G ZONE; property located on the ,.', ;,a northwest corner of the intersection of Lind 1 ''' Avenue S.W. and S.W. 23rd Street, northerly of " 1,,�1, - the Olympic Pipeline Company. ;;, 2. WALL AND REDEKOP CORP_ORALION (HI-GATE) , Files - ' Yc No. PP-184-78 an E-185-78, APPLICATIONS FOR ` :_ PRELIMINARY PLAT AP F 30-LOT SINGLE ; .* FAMILY RESIDENCE SUBDIVISION AND EXCEPTION TO 'I• `, THE SUBDIVISION ORDINANCE REGARDING STREET ' `' CONFIGURATION; property located between N.E. 0, 20th Street and N.E. 16th Street between the p;:'; northward extension of Lincoln Ave. N.E. and `; :; Monterey Ave. N.E. ' s" 3. GLOBE DEVELOPMENT COMPANY, Files 188-78 and W-189-78, APPLICATION FOR 4-LOT SHORT PLAT APPROVAL AND APPLICATION FOR WAIVER OF OFF-SITE ie 14 ' IMPROVEMENTS; property located at N.E. 9th St. • ;, and Harrington Ave_ :J9;E.., westerly and southerly ! ; of the Safeway facility. II Legal descriptions of all applications noted above are J ''i „ on file in the Renton Planning Department. ,. i' ' ; � e 'S l TED O , THE PUBLICS HEARINGSONS TO SAIULy 11, 19/ RE INVITED TAT 9.00 6 PRESENT A.M.. TO i. _ ' = EXPRESS THEIR OPINIONS. is GORDON Y. ERICKSEN PUBLISHED June 30, 1978 RENTON PLANNING DIRECTOR V , 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. ,s ATTEST: Subscribed and sworn • _, to befo tme, a Nota JryPublic, on theday of x ..• 19 _� ' SIGNED REVIEW BY OTHER CITY DEPARTMENTS : Department : / Li Comments e'Gi/Y /7 Vi ld e.�� c-� �u v v� a V-©[t,nd • cr Signature of Director or Authorized Representatives Date REVIEW BY OTHER CITY DEPARTMENTS : Department : U Tt. ,_.L n,e 5 Comments : 6- 78-7 — Signature of Director or Authorized Representative Date REVIEW BY OTHER CITY DEPARTMENTS : Department : Comenu rzv\1L i�►��� �zD�lLa' Signature of Director or Authorized Representative Date REVIEW BY OTHER CITY DEPARTMENTS : Department : Comments : Signature of Director or Authorized Representative Date ROUTING SCHEDULE FOR APPLICATION TO : O Finance Department Fire Department Library' Department OPark Department • Police Department Public Works Department e Building Div. 0 Engineering Div . 8 Traffic Engineering Div . Utilities Engineering Div . FROM: Planning Department , (signed by responsible official or his designee ) ICA A FL S" i 114- DATE : ,V %V?ey PLEASE REVIEW THIS APPLICATION FOR: REZONE MAJOR PLAT ''' SITE APPROVAL SHORT PLAT 'I SPECIAL PERMIT WAIVER SHORELINE MANAGEMENT1 - �� � t PERMIT OR EXEMPTION 'FILE e -/65-1 ' EXCErp) AND RETURN TO THE PLANNING DEPARTMENT WITH ANY COMMENTS YOU MIGHT HAVE , BEFORE 01,17P REVIEW BY OTHER CITY DEPARTMENTS : Department : 43Z-D g fry.` Ar 0E. IDti. .'`�Pp,--o�;c v'o m e n t . // Signature of Direct . o`F�Authorized Representative Date ‘--/J 9 2'12 REVIEW BY OTHER CITY DEPARTMENTS : De arttment : r RL, ommen`t .ter D Pl'I4.71' r Mm e rqrN Signature of Director or Authoriz Representative Date Engineering 1 . Storm drainage plan including retention/detention plan with calculations will be required. 2. Curb, gutter, sidewalk, strom drainage and paving required on NE 16th St. and NE 20th St. 9-7:;01116.1e:7:73 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 1C/sq. ft. Water and Sewer. . o CITY OF REN T ON LAND .USE HEARING EXAMINER PUBLIC HEARING JULY 11, 1978 AGENDA COMMENCING AT 9: 00 A.M. : COUNCIL CHAMBERS, SECOND FLOOR, RENTON MUNICIPAL BUILDING SP-183-78 ROBERT AND FRANK EDWARDS Application for special permit for filling and grading in G zone ; property located on the northwest • corner of the intersection of Lind Avenue S .W. and S .W. 23rd Street , northerly of the Olympic Pipe Line Company. PP-184-78 WALL AND REDEKOP CORPORATION E-185-78 HI-GATE Applications for preliminary plat approval of 30-lot single family residence subdivision and exception to the Subdivision Ordinance regard- ing street configuration ; property located between N . E . 20th Street and N . E . 16th Street between the northward extension of Lincoln Ave . N . E . and Monterey Ave . N . E . Short Plat 188-78 GLOBE DEVELOPMENT COMPANY W-189-78 Application for 4-lot short plat approval and application for waiver of off-site improvements ; property located at N . E . 9th. St . and Harring- ton Ave . N . E . , westerly and southerly of the Safeway facility . 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 . • •)A y;4+ PLANNING DEPARTMENT PRELIMINARY REPORT TO HEARING EXAMINER PUBLIC HEARING : WALL & REDEKOP CORPORATION , File No . PP-284-78 , E- 185-78 PAGE TWO E. PHYSICAL BACKGROUND : (Continued ) 3 . Vegetation : The subject site is densely covered by native northwest shrubs and numerous alders . 4 . Wildlife : The existing vegetation of the site provides suitable habitat for birds and small mammals . 5 . Water : There is no surface water present on the site . 6 . Land Use : The. subject site is undeveloped . However, single family residential land uses generally surround the subject site . F . NEIGHBORHOOD CHARACTERISTICS : The area is primarily single family residential in nature . G . PUBLIC SERVICES : 1 . Water and Sewer : A six inch water main runs east and west along N . E . 20th and north and south on Lincoln Avenue N . E . Another six inch main extends north from N . E . 16th into the subject property approximately 300 feet west of 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 (' ) mile east of the subject site and McKnight Junior High is approximately one-quarter (4) mile to the southeast and Hazen Senior High School is situated approximately one and one-half ( 11/2) miles to the east . 5 . Parks : North Highlands Park is located approximately one-,quarter (4) mile east of the subject site with Kennydale Lions Park situated approximately one-quarter (4) mile to the, north and Lake Washington Beach Park one-half (2) mile to the west . H. APPLICABLE SECTIONS OF THE ZONING CODE : 1 . Section 4-706 R- 1 Residence Single Family . I . APPLICABLE SECTIONS OF THE COMPREHENSIVE PLAN OR OTHER OFFICIAL CITY DOCUMENTS: 1 . Subdivision Ordinance , Section 9- 1106 . 2 , Preliminary Plats . 2 . Subdivision Ordinance , Section 9- 1109 , Exceptions . 3 . Comprehensive Plan , 1965 , Land Use Report , Pbjective 6 , P . 18 . J . IMPACT ON THE NATURAL SYSTEMS : Development of the subject site will disturb soil and vegetation , increase storm water runoff, and have an effect on traffic and noise levels in the area . However through proper design and provi - sion of suitable storm water retention facilities , these impacts can be minimized and the natural wooded character of the site preserved . . 7 4 PLANNING DEPARTMENT PRELIMINARY REPORT TO HEARING EXAMINER PUBLIC HEARING: WALL & REDEKOP CORP. ( HI-GATE ) PAGE THREE K. SOCIAL IMPACTS : The subject request will have minimal social impact except for that caused by minor population increase and the new relationships that will be a result of such an increase . L. ENVIRONMENTAL ASSESSMENT/THRESHOLD DETERMINATION : Pursuant to the City of Renton ' s Environmental Ordinance and the State Environmental Policy Act of 1971 , as amended , RCW 43-21C , a negative declaration of environmental impact has been issued for the subject proposal . M. ADDITIONAL INFORMATION : 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 . O. PLANNING DEPARTMENT ANLAYSIS : 1 . The subject single family residential plat is consistent with the Comprehensive Plan and zoning designations for single family residential use of the site and surrounding area . 2 . The proposed subdivision is consistent with adjacent single family residence land uses and subdivisions . 3 . The proposed lots ranging in size from 7200 square feet to approximately 11 ,000 square feet are consistent with the mini - mum lot size ( 7200 square feet ) of the G-7200 zoning in which the site is located . These lot sizes are also compatible with the adjacent Cresent View and View Terrace Subdivisions . 4 . Lot 10 is approximately 58 feet in width and will need to be enlarged to meet the minimum 60 foot lot width requirement . This will require adjustments to other lots adjacent to lot 10 or the deletion of lot 10 from the plat. 5 . Lots 7 through 14 are particularly narrow in certain areas which will reduce flexibility of building size and location . Particularly the two corner lots number 7 and number 14 should be platted larger both in area and dimensions . ( Sec. 9- 1108 . 23. F. (4 ) . ) It may be necessary to delete a lot between lots 7 and 14 to provide wider, more flexible , building sites . 6 . The tract of land at the northwest corner of the site has not been previously subdivided from the subject site . This lot must be included in the subject plat. 7. The proposed hammerhead street (N. E . 19th Place ), with pipe- stem lot arrangement is an acceptable alternative to the cul - de-sac arrangement given the existing topography and soil and drainage conditions of the open space area . The, proposed hammerhead street meets the minimum ordinance dimensions of Section 9- 1108. 23 . A. ( 7 ) . 8. The proposed pipestem lots ( lots 6 and .16 )' are necessary. given ` the shape of the existing parcel and the location of the pro- posed open space , a 1 . 5 acre parcel of low poorly drained PLANNING DEPARTMENT PRELIMINARY REPORT TO HEARING EXAMINER PUBLIC HEARING: WALL & REDEKOP CORP . ( HI -GATE ) PAGE FOUR ground . Extension of the streets into these areas would not be beneficial to the overall plat design , and both lots exceed minimum size requirements and dimension requirements of the pipestem. A minimum 10 foot wide paved driveway improvement is required the length of the pipestem as per Section 9- 1108. 23 . F. ( 3 ) . ( d ) and Fire Department requirements . 9 . Suitable utilities are available in the vicinity of the subject site . The developer will be required to extend sewer to Jones Avenue N . E . and install a pump station . Additional Utilities Division comments are attached . Detailed plans shall be sub- ject to Public Works Department approval . 10. Curb , gutter, sidewalk , and street paving are required along those portions of the site adjacent to N . E . 16th Street and N . E . 10th Street. (See comments from Engineering Division . ) 11 . Certain significant trees exist on the subject site . These should be retained as much as possible and incorporated into plat design and development. 12 . Suitable means of maintaining the proposed open space should be provided in the form of a homeowners ' association . All open space areas should be designated on the plat map together with any necessary written restrictions . The proposed walk- way areas should be so dedicated on the plat map . P . STAFF RECOMMENDATION : Recommend approval of the proposed plat subject to the following conditions : 1 . Provision of additional lot width to lots 9 , 10 , 7 , and 14 . 2 . Including the property at the northwest corner of the property as a lot or tract within the subdivision . 3 . Provision of utilities and street improvements per Public Works Department and ordinance requirements . 4 . Suitable designation of open spaces and walkways on the plat map with provisions for maintenance through a standard home- . owners ' association , subject to approval of the Planning Department . 5 . Retention of as many of the significant trees on the site as possible . All clearing shall be subject to Planning Depart- ment approval . 6. Provision of suitable on-site storm water retention and 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 . • 'ro • 1_. I ROUTING SCHEDULE' FOR\APPLICATIONp TO : ® Finance Department ,' t., V Fire Department 411 Library Department Park Department • ® Police Department ! Public Works Department Building Div. 0 Engineering Div . 0 Traffic Engineering Div . Utilities Engineering Div . FROM: Planning Department , ( signed by responsible official or his designee ) MvC- wL i - tr t4 DATE : (Q/f i/1V PLEASE REVIEW THIS APPLICATION FOR : REZONE OR : ,- 6,ti ^tri4 Lt�IOA.i MAJOR PLAT SITE APPROVAL SHORT PLAT SPECIAL PERMIT WAIVER SHORELINE MANAGEMENT PERMIT OR EXEMPTION AND RETURN TO THE PLANNING DEPARTMENT WITH ANY COMMENTS YOU MIGHT HAVE , BEFORE 76-OI 7P REVIEW BY OTHER CITY DEPARTMENTS : Department : .?e-,7.6: PF9-c-No- 0 pi 5ArpeOV - Comments : (-:-.-;-- - -� �',G !!� /mac' ,?� Signature of ' ector or Author zed Representative Date 7 • 1 REVIEW BY OTHER CITY DEPARTMENTS : b Department . //C: '.1., Comme�di'5 \ Dis t' V�° er /I d y Y✓ //-2// �I4+ 'I Signature `�ofr /lam' rector or VVV Auuthoriieiam--- Repre: entat-ive Date .l; REVIEW BY OTHER CITY DEPARTMENTS : Department : I -r //ic E r2.iIh per`/�� Comments : 11 c rppreLi4 rcntinsen S 0 6 ci \VkS;uln e� LAl. 4. ;0L, s 9 _ //O<6 Sect/DL' 2 o h TeV teu3 0¢ T k,15�� ���Po � s 1 4- ^'1 r J �ub Sec�J 0 L7 ( } — Pi a•--eS G7 /7Yc,1)D5d U`, dE..--;--, 7,t.,,7d 0//4-/ /cvy Cu' 7 _ Pro,P s if IC5C471740 km 5 e`c' a_s ) 7T/epk j r/ces.6ve e✓/Cti°>€ ii=;2 -ea -, S ►"IbulY'�_ ® ;T..&:.�...7e4)Ue5/ is 14,9: rypiGF.1 Cross_secti6kra/5, Mot defalI fah o ,`� A 1_:7 1 i Jude s1 eei Li id' �E�c1 o C- Il 1_f ,. 7,5 n A 1,--7 ahJ _v- Signature of Direct r r Authorized Representative Date REVIEW BY OTHER CITY DEPARTMENTS : Department : C, ri.,.. i r x Co:mmen vL M s/�.i,�ovL� Signature of Director or Authorized Representative Date REVIEW BY OTHER CITY DEPARTMENTS : • Department : c'" Lam.. �1 /1� \/t arneAnWR-. Signature of Director or Authorized Representative Date REVIEW BY OTHER CITY DEPARTMENTS : Department : Comments : Signature of Director or Authorized Representative Date , pt, 1 , ; ROUTING SCHEDULE FOR APPLICATION TO : ® Finance Department 8 Fire Department Library Department ® Park Department Police Department Public Works Department 10 Building Div . t.di, Engineering Div . ID Traffic Engineering Div . MD Utilities Engineering Div. FROM: Planning Department , (signed by responsible official or his designee) l IC AEI_ S1y.1 - DATE : 4 / 72 PLEASE REVIEW THIS APPLICATION FOR: REZONE MAJOR PLAT SITE APPROVAL SHORT PLAT SPECIAL PERMIT WAIVER SHORELINE MANAGEMENT 141 �-4-1 PERMIT OR EXEMPTION fell t* C-/3',5-16' Ernoa AND RETURN TO THE PLANNING DEPARTMENT WITH ANY COMMENTS YOU MIGHT HAVE , BEFORE %/z. iJi2 REVIEW BY OTHER. CITY DEPARTMENTS : Department : 2Z—D "` °tom en'tcrte 'Ell ►isA.Pr,�v i j Signature of Direct o Aut orized Representative - Date t REVIEW BY OTHER CITY DEPARTMENTS : •' ' f Department : / C ommen ,, r; r ;/ ' , Signature of Director or Authoriz Representative , Date ,<,, / F• ji; REVIEW BY OTHER CITY DEPARTMENTS : Department : ����fj .� �1if, �r ��< n rev - �1 ff v C Comments": re-el/J %71',74 Sc E:. �. t �e e, G { `Tu Y. Vi t,rid Signature of Director or Authorized Representative Date REVIEW BY OTHER CITY DEPARTMENTS : Department : Comments : Signature of Director or Authorized Representative Date REVIEW BY OTHER CITY DEPARTMENTS : Department : Comma"nts�: as3n �v.t Signature of Director or Authorized Representative Date REVIEW BY OTHER CITY DEPARTMENTS : Department : Comments : Signature of Director or Authorized Representative ; Date ROUTING FOR REVIEW OF (ENVIRONMENTAL CHECKLIST FORMS] O TO: 0 Finance Department Fire Department Library Department Park Department Police Department Public Works Department Building Div. Engineering Div. Q Traffic Engineering Div. 1C ) Utilities Engineering Div . FROM: Planning Department, (signed by responsible •official or his , ri designee) ic.AA SUBJECT: Review of ECF- ; Application No . : Action Name — T I .7 LA-7 AfrealVAL-C-- : Cirk- • Please review the attached . Review requested by (date) : Note : Responses to be written in ink. REVIEW BY OTHER CITY DEPARTMENTS : Department : • • Comments : --sei . • bof ,4.? -e -=. 13 ---- .z F-0 by 1/17e y Signature of Director or Authorized Representat/ive Date REVIEW BY OTHER CITY DEPARTMENTS : Department : uric , r7, - Comments , . - • ` ',- 'Y ' ' , ' SAgnature of Director or Authorized RePresentatiVe Date :7- ' - � r Engineering 1 . Storm drainage plan including retention/detention plan with calculations. . will be required. 2. Curb, gutter, sidewalk, Strom .drainage and paving required on NE 16th St. and NE 20th St. 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 1. /sq. ft. Water and Sewer. 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' - ili . ga. s• .. _ - - • --11___ ‘_ - ' J1 . .' • • :2..4 ' -.---- H --',__-- ---1' i' n: G- 0 Alit _,", • , • ii, -14-4: , -, . . ti.) •lut,f f_i ,, , , ii.. . / -. 1 -3sic - / •gri- -1. 'R °Al . - ..* '• ,.i ' ,,/' .q•. 1• 67,-?: \I .. 1(!.:. .1 /'' / It 1 j ----, --44--- . //•/, // ' Ilk . \\,•'•, . / . R-3 - 4- . : ,,,,, ,,, , : '; ' 1 • , ., , ,, . / ltitl.I jj - • . •j ' I \j)Z. \ ,-- --- :-..--1 ' V ''(:22\\ .. \'' Z i..: ': ) ••.... '. '' ..), . • .i p. 14),v .1; ,e. • ,, ' ! /. /' , , (:.) •s- -Ili V i 1. .y., . I 1' i 4' 55 64\ ./ Ill. ' ''Z•V` - ‘ rXi ) A .cit • - .. ••:?•Cij'14.: . • WALL AND REDEKOP CORP. (HI-GATE) - Files PP-284-78 and E-185-78 . • . . . . • . . . .. . • . . . . , . APPLICANT Wall & Redekop Corp. (Hi-qate) TOTAL AREA ±9a8 acres • ,r . r . . . PRINCIPAL ACCESS N.E. 20th Street and N.E. 16th Street • •• ., . . . . .. • . . E XI S1 ING ZONING G-7200 . . . ., EXISTING USE Undeveloped . . . ,.. • .. , .. ... PROPOSED USE R-1 Single Family Residence . : . • ... , .. . COMPREHENSIVE LAND USE PLAN R-1 , • . ,„ -,:•• • •., . - •,.,.; . • COMMENTS . ' • - . •• , . . . .. . . ' •,••• . . . „.„. ,. .. ,. . . . . . . . . . ,,•:.,.'. . ,,. • . . . . . ,•• . . • ., . .. , • • . . . , . . . . . . . , .,.,. ., • . . . ,„ . .,.. •,,,, :..,,, . . • . .• , , . . , .. . • . . . . • . „ • . . , . . . . . . . . , . .. . . . . . .. . . . • . . . . ... • - •.,':,ti • . ,.. . ."..',',' ,.: ' '• .. ' . . • . . . . � � w : i x ,X u .� it �rT;j'i 5 ;, g i 9a + aG6 686 ^ N 1 Io� :Qy �y •\. rr x„: 1 0 : N. ,., I I - a / rJ -' .. N co r I 4ti� /10s / m 1 f _ _ NE ' '9th WL W / _ - ' /' %I I__ 'ad. / -;„-�'— ';.�' -ems /// / 1A / i �.� t I , / 'r / Iv N v jt"--.- rm N �. I.I, M rU O // I 0 1 ------ --- ,/ b L. 9 ' c /• • ni X" f W z • P" ;C k4 0 . VI \/ it Lo _ -.• % Ios • r/ • / • m i y N // J Y / / /Q 1 , V /ggrr 6) to • • is I nil I U.• l 19ti .. :o p1 t• \ I: •- - �\ NE 17th PL; • \' 0 q • • •/ ,� <._._. 9. s� .tom \ p- -__ -s • • i . . • t- -' "...7'7.7 • . ' . ' ''...••:";.11:.., ,".:',:;.':..:•':;.;''''','3.,•I.;..''''',!;'';:::;:,s;'1:.:;':''''':'.1.'1,1;:',;.':;:.„,•Si'•.':'•::::,.4.:'• MI . ,i'r •;,1J sea q- LN( ai F Irvt?te•P',,1p % 1 : _ .I ''• .,r't.kt'',I,.j,,"n;t•',F',,'hJ B, 5 by ! —60-10 • .-s, • a'/":,f.r, i •..I X 1 It .,,:pn`i: !.VJ,,,,, •� .i,,,,., �It}•%,�li,k+. •iS'e}i,s;��.[.r;'ja, - g`'•'f ..'P•(:i • t'. i' .''i'1Y t,.'•,•'47� {F-XI' '44 0 . , ._. .� .. -K..w • yr•w..vm+�,aA`+a..,ra �'c�., v. • rr:i.-r 1r;" > 1 J ali! • .,rUw' "ii''Y,.� .'ft.. td p J�,iyd'',f„•;`,,:t`r<r• ,:Ni,�14., ,,t O' • ''4'w• ? „ 'jl" ' I A'l7"Fv, ..,i,L'•.,I:?.1.,�.r e.P..s.".1da�81 r , ;A"':'�,i•.'• , �^ •,,. 'i1' • '7.''1 .C;'.1 irl.i:� .J ., k•4 • • • ., `..1� I ,Nr�y ��• •;,r. '.`f`;,�;'t i7,;�''.;r,`i• F.�`'ld'`''j.'. +`� yp; �S • • I •• • • • ':.�•I: 1,v.;rl',?:;,'`a"Y rl'y: at'Ii'1;(p,!kf �j.� 1 N ,Fil:,. i!r. .� a.m..i4'yE,1�,R'�. X' ��,� t • , '. ,:,'...7 lir'.:.:.••j;•,.'':'....z;•.•i,'''',,:: ;••,I.,:'•;,,''' :::,,l',•',;° � 'i•' , ;';' ;� b�rt.t • • 4I '':1•,.1.'•:.:::: °; .fit. i, I�.I ^f 1 ;I •iJM1''"'•'''',G yf • " .+. I • r:,:t - ,i�l obi•�r� PROPOSED/FINAL L_._..ARAT I ON OF SIGNIFICANCE/ • PP-284-78 E-185-78 Application No . ®" PROPOS`ED Declaration Environmental Checklist No . ECF-356-78 ® FINAL Declaration ' Description of proposal Preliminary Plat approval for _30-lot single family residence subdivision Proponent Wall and Redekop Corp. (Hi-gate) Between N.E. 20th Street and N.E. 16th Street Location of Proposal lust west of Monterey Avenue N.E. Lead Agency City of Renton Planning Department This proposal has been determined to . 0 have ® not have a significant adverse impact upon the environment . An. EIS 0 is ®xis not required under RCW 43 . 21C . 030 (.2 ) (c ) . This decision was made after review by. the lead agency of a completed environmental checklist and other information on file with the lead agency . • Reasons for declaration of environmentalAs gnifican'ce : . 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 approval.''of. .the Planning Department. • ,' Measures , if any.,' that could be taken to prevent o'r" mi-tigate the , environmental impacts to such an extent that the lead' agency would withdraw its declaration of significance and issue .a •(proposed/fi.nal ) declaration of non-significance : • • Responsible Official ' Michael L. Smith . Title. Senior Pla ne ...' , Date , Ju]':y., 3;-'1'9.78 Signature City "" o'.f.'Ren to:n' P:la'.n'n'i`ng 'Department ;! ..P:;,,'yFod.rnnYh:'.^.r,qp^,^,.::q.,p........•';v lrrr,;..�,n.:rr•rr:rv9'I]smi$p,t r{';' r•I,'• I � .'f.I.,S' .`'li i5Y'f;:i'. .'i�'•.irtxj .I' ;i--� .;. ;A,;' Fr• ':i j';,.:•j�. .- '.,i q {i;;i c'� tF `' iY' , r� � �:: .:'i:1'. ''�w` "�+,Y iyt1..,,�., '.,•i!e"'F,' •