HomeMy WebLinkAboutLUA96-074 ®�= DODDS ENGINEERS, INC.
CIVIL ENGINEERITyf-' PLANNING
June 14, 1996 al I 1 d V I CITY OF RENTON
• DEI Project No. 95054 JUN 17 1996 1 JUN 1 4 1996
Mr. Fred J. Kaufman RECEIVED
Hearing Examiner �n of woo CITY CLERK'S OFFICE
City of Renton
200 Mill Avenue South
Renton,, WA 98055
Subject: The Orchards - Section E/F and G
LUA-96-010, SA, PP, ECF
Dear Mr. Kaufman:
On behalf of our client and the applicant, Northward, we are appealing the Determination of Non-
Significance (mitigated) issued by the Environmental Review Committee of the City of Renton.
Our understanding is that the appeal hearing can take place at the same time as our preliminary
plat/site plan hearing which is scheduled for June 25, 1996.
Please note that the applicant is Northward, per the required application forms, with Dodds
Engineers Inc. as the representative/agent for Northward.
We are appealing the determination on the grounds that, by imposing mitigation measures #4 and
#5, the ERC has gone beyond the intent of SEPA and has imposed conditions that are better
suited for preliminary plat/ site plan approval before the Hearing Examiner and the City Council.
You will note, as part of the record, that our application for Sectors E/F and G has been made as
part of the Housing Demonstration Ordinance passed by City Council for these sectors. In our
application we noted that our intent was to incorporate some modifications to the current codes
to assist the City in refining their zoning code for the various residential zones.
In regards to mitigation measure#4, our specific intent was to work with the City Staff and City
Council to demonstrate the benefits of providing fee simple (as opposed to condominium)
townhouses on a private street. Sector C of The Orchards is currently under construction (with
strong sales activity) and features condominium townhouses on a private street section that is the
same as our proposal for Sector G. The only difference between our plans for Sectors C and G is
the form of ownership. The building design is similar, the setbacks are similar, and the street
section is similar. If mitigation measure#4 of the MDNS is imposed, we will not be able to
demonstrate the benefits of fee simple townhouses on 20 foot wide private streets unless we
provide fire sprinklers within each structure and provide an 18 foot apron in front of every garage.
We would like the opportunity to demonstrate at a public hearing how our plan meets current city
codes without having to increase housing costs by widening streets, installing individual sprinkler
systems, and providing full depth aprons for all the townhouses in Sector G.
4205 1 48TH AVE. N.E., SUITE 200 - BELLEVUE, WA 98007 (206) 885-7877
FAX: (206) 885-7963
6/14/96 Hearing Examiner Pg: 2
City of Renton
In order to meet the requirement of mitigation measure#5, we need to simply make these four
lots deeper by approximately 10 feet and reduce the width of the internal private park. This is
very simple to do and only adds the cost of the additional parking apron to the cost of the homes.
Yet the provision of guest parking on the alleys is not part of our concept for these alley homes.
The alleys are situated and designed for use by the residents of the homes only, as well as
utility/service providers. The homes are designed for guests to enter the front or side of the
homes, which face towards the public street or private park. The guests for lots 56 through 59
would park on the adjacent public streets and walk to the front doors adjacent to the park.
It is our belief that these measures, the private street width and alley guest parking, are site plan
issues and are currently regulated by City codes. They are not environmental issues that require
mitigation beyond the City codes. We do hope that you will review these arguments and revise
the SEPA determination for Sectors E/F and G by eliminating mitigation measures#4 and #5.
Thank you.
Sincerely,
DODDS ENGINEERS, INC.
./(,-4,( j. 177--
Craig J. Krueger
Vice President -Planning
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DUPLICATE RECEIPT DUPLICATE RECEIPT
CITY OF RENTON
CITY TREASURER
REG/RCPT : 02-36342 C:06-14-1996
CASHIER ID : G 11:40:00 A:06-14-1996
8080 MISCELLANEOUS REV $75.00
APPEAL
000.000.00.345.81.00.000003
TOTAL DUE $75.00
RECEIVED FROM:
G.M. ASSOCIATES
CHECK $75.00
TOTAL TENDERED $75.00
CHANGE DUE $0.00
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