HomeMy WebLinkAboutSWP272171(33) CITY OF RENTON, WASHINGTON
RESOLUTION NO. 2894
A RESOLUTION OF THE CITY OF RENTON, WASHINGTON, URGING
THE ARMY CORPS OF ENGINEERS TO TREAT THE LOTS IN THE
BURLINGTON NORTHERN PLAT AS INDIVIDUAL DEVELOPABLE
PARCELS FOR PURPOSES FOR NATIONAL PERMIT 26 (NPW 26) .
WHEREAS, the Burlington Northern Railroad Company or one of
its subsidiaries did plat a substantial area within the City of
Renton, Washington, in approximately 1978; and
WHEREAS, much of that property had been filled in the
preceding two years; and
WHEREAS, new wetlands have begun to appear on top of the
impervious fill deposited many years ago; and
WHEREAS, these new wetlands are a low function and low value;
and
WHEREAS, the City of Renton has been approached with a
proposal to dedicate remaining high value wetlands to the City in
exchange for authorization to fill certain low value, low function
wetlands; and
WHEREAS, the City of Renton has an ordinance regulating the
filling of wetlands including the purpose of having no net loss of
wetlands and would apply that ordinance to these properties; and
WHEREAS, the City of Renton has multiple uses for the land
which has been proposed for dedication, including creation of a
wetlands bank, use as passive recreation and open space land,
enhancement of wetlands , use as storage of surface water runoff and
consolidation with wetlands already owned by the City; and
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RESOLUTION NO. 2894
WHEREAS, the dedication of this land to the City is
conditioned upon a favorable ruling by the Corps of Engineers that
the platted lots will be individually eligible for national permits
under NPW 26; and
WHEREAS, the City of Renton has treated these platted lots as
individual lots for development purposes and a number of the lots
have been developed; and
WHEREAS, the Corps of Engineers has previously allowed
development of an individual lot of this plat under a national
permit.
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF RENTON,
WASHINGTON, DOES RESOLVE AS FOLLOWS :
1 . The above recitals are found to be true and correct in
all respects .
2 . The City Council of the City of Renton urges the Army
Corps of Engineers to determine that the platted lots of the
Burlington Northern plat are individually eligible for national
permits under NPW 26 .
PASSED BY THE CITY COUNCIL this 13th day of April 1992 .
Marilyn etersen, City Clerk
APPROVED BY THE MAYOR this 13th day of April , 1992 .
)Erl-Clymer, f ayor
2
RESOLUTION NO. 2894
Approv s to r
Lawrence J. Warren, City Attorney
RES . 204 : 4/14/92 :as .
3
The City of Renton A:
200 Mill Avenue South
Renton, Washington 98055
Phone: 235-2501
Fax: 235-2513
FAX TRANSMITTAL
Date: q
To: -�
From.
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Subject:
Number of pages excluding cover sheet: L-
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BILLING INFORMATION
Please remit $ for pages.
Payable to: City of Renton Charges: $ 5.00 minimum
c/o City Clerk $ 1.00 per page
200 Mill Avenue South $ 10.00 out of state (additional)
Renton, Washington 98055 Ten page limit
NTON PLANNING COMMISSION
PUBLIC HEARING MEETING
OCTOBER 13, 1976
MINUTES
COMMISSION MEMBERS PRESENT ; Logan Garrison , Sandra Gist , Clark
eegar en , Joan Walker , Bylund Wik .
COMMISSION MEMBERS ABSENT : Anthone Mola , Arthur Scholes .
PRESS ; Don Smith , Renton Record Chronicle .
CITY STAFF PRESENT : Gordon Ericksen , Planning Director ; Michael
Smith , Associate Planner ; Willis Roberts , Recording Secretary .
1 . CALL TO ORDER :
The meeting was called to order by Chairman Garrison at
8 : 05 p . m . He then led the Pledge of Allegiance and opened
the meeting .
2. ROLL CALL was taken by Secretary Gist . All members with
the exception of Mola ( other commitment ) and Scholes (other
commitment ) responded present . IT WAS THEN MOVED BY WIK ,
SECONDED BY WALKER , THAT THE ABSENT COMMISSIONERS BE
EXCUSED . MOTION CARRIED .
3• OLD BUSINESS :
f SPECIAL PERMIT :
` A, GLACIER PARK CO . ; Appl . No . SP-822-75 ; Special Permit
to Fill and Grade in M-P/B Zone ; property located south
of existing Mobil and Olympic Petroleum Distribution
Facilities , north of S . W . 43rd St . , and westerly of
East Valley Road .
The item was opened for consideration by the Chairman , who
requested a briefing from the Planning Director .
Mr. Ericksen noted continuation of the application , pointed
out the areas involved on the vicinity map , and indicated
which portions of the property had already been filled .
Slides taken since the filling of phase one were then viewed ,
and the following items were discussed : location and sizes
of parcels remaining to be filled , the amount and source of
fill material involved , the area already filled in accordance
with earlier Commission approval , zoning and Comprehensive
Plan designations for the area , proposed setbacks from
Springbrook Creek , proposed preservation of trees in certain
locations , and preservation of greenbelts .
Comment from the applicant was then invited by the Chairman .
J . J . Gordon , Manager , Property Management , .Glacier Park
Company , indicated that revised figures relating to quanti -
ties of fill had been submitted to the Special Studies Com-
mittee . These revisions were due in part to allowances not
having been made for greenbelt and roadway areas and settling
characteristics of fill material . Mr . Gordon then reviewed
the new figures and noted fill locations on a map . He dis-
cussed provisions for greenbelt areas , platting and develop-
ment of the property , dedication of parcels , and rehabili -
tation of the pit from which the fill material is being
obtained . Mr . Gordon then responded to questions regarding
the location of areas to be filled , areas to be platted , and
areas to be preserved . With regard to greenbelt areas , Mr .
Gordon indicated that 60 feet on either side of Springbrook
Creek would be excepted from the fill , which would include
some trees for preservation , and reaffirmed their request
for approval on a basis similar to their rezone application
to allow filling of the area with the exception of the twenty
acres to be donated by the Company and the 39 acres on which
the City has an option for purchase .
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Renton Planning Commi 's in
Meting October 13 , 1976
Page Two
With regard to marketing and development plans , Don Cowles ,
( Manager , Industrial Development , Glacier Park Company , dis-
cussed their program for 1977 as it relates to funding , posi -
ble purchasers , support services for the industrial park , and
proposed uses . He then responded to questions from the Com-
mission concerning the anticipated time-table for development ,
noting that it will still take approximately twenty years to
develop the property .
The Chairman then called for the committee report .
Commissioner Wik , Chairman of the Special Studies Committee ,
noted several meetings with Glacier Park representatives . He
indicated the committee ' s concern regarding prematurely filled
land but stated that me-mbers are convinced that the applicant
is in a situation where the owners have to get the land filled
to a marketable state . The Committee , therefore , recommends
approval of the request subject to exclusion from filling of
the twenty acre wetland donation area , the 39 acres optional
wetland area , the proposed P- 1 drainage channel area , and the
Springbrook Creek including preservation of greenbelt area
60 feet from the centerline on both sides . Further conditions
were recommended regarding preservation of large trees and
other vegetation , operational conditions , progression of areas
to be filled , and submittal of a preliminary plat .
Audience comments in favor or in opposition were invited by
the Chairman , but none were offered .
The matter was then opened to the Commission for discussion .
jThe following items were considered : the committee recom-
imendation regarding platting and the advisability of filling
, remaining portions of the site at this time . Mr . Cowles re-
Esponded regarding the economic factors , the availability of
ifill material and King County requirements , and "the desirabil -
ity of platting the property at this time . There was further
discussion regarding preservation of the 39 acres optional
wetland area and the salability of property in unfilled and
filled states . IT WAS THEN MOVED BY WIK , SECONDED BY WALKER ,
THAT THE PUBLIC HEARING BE CLOSED . MOTION CARRIED .
The following action ensued :
ACTION:
MOVED BY WIK, SECONDED BY WALKER , THAT THE COMMISSION CONCURS
IN THE COMMITTEE REPORT CONCERNING THE GLACIER PARK COMPANY
SPECIAL PERMIT APPLICATION SUBJECT TO CONDITIONS AS RECOM-
MENDED:
THE SPECIAL STUDIES COMMITTEE RECOMMENDS APPROVAL OF
THE REMAINING FILL REQUEST AS INDICATED ON THE MAP
LABELED EXHIBIT D, TOGETHER WITH THE REVISED DRAINAGE
PLAN INDICATED AS EXHIBIT E WHICH EXCLUDES FROM FILLING
THE TWENTY ACRE WETLAND DONATION AREA , THE 39 ACRES
OPTIONAL WETLAND AREA , THE PROPOSED P-1 DRAINAGE CHANNEL
AREA , AND THE SPRINGBROOK CREEK INCLUDING THE PRESERVATION
OF THE GREENBELT AREA 60 ' FROM THE CENTERLINE AND ON BOTH
SIDES OF THE CREEK. THE LARGE TREES AND OTHER VEGETATION
WITHIN THIS AREA SHALL BE PRESERVED . APPROVAL SHALL BE
FURTHER SUBJECT TO:
1 . THE OPERATIONAL CONDITIONS LISTED IN PHASE I APPROVAL .
2 . PHASE V (AREA #6 ON EXHIBIT D) SHALL BE FILLED LAST,
RELATIVE TO THE ENTIRE FILL OPERATION . FILL OF THIS
AREA SHALL BEGIN FROM THE SOUTH AND PROGRESS NORTH-
WARD TO THE SOUTHERLY BOUNDARY OF THE 39 ACRE
OPTIONAL WETLAND AREA .
'Renton Planning Commission
Meeting October 13 , 1976
Page Three
3 . A PRELIMINARY PLAT OF THE AREA SHALL BE SUBMITTED
WITHIN SIX MONTHS FROM THE DATE OF THIS APPROVAL
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OR SAID APPROVAL SHALL EXPIRE.
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Discussion among the Commissioners followed , and Commis-
sioner Gist suggested another condition pertaining to the
39 acres parcel as follows :
4. THAT THE CITY'S OPTION TO PURCHASE THE 39 ACRES
PARCEL RECOMMENDED FOR PRESERVATION FOR WILDLIFE
HABITAT REMAIN OPEN ON A YEAR TO YEAR BASIS UNTIL
SUCH TIME AS THE APPLICANT HAS USE FOR THE PROP-
ERTY.
Further discussion followed in which it was noted that the
applicant has already indicated no objection to the condition
as stated . It was then agreed by Commissioners Wik and Walker
that the condition be included in their motion .
On the motion , a roll call vote was requested with the fol -
lowing results :
GIST - AYE
TEEGARDEN - NO
WALKER - AYE
WIK - AYE
MOTION CARRIED.
A recess was declared at 9 : 20 p . m. The meeting was resumed at
9 : 30- p . m. with all members noted above in attendance .
WAIVER OF OFF—SITE IMPROVEMENTS :
$, JOHN B . WEERS ; Appl . No . W-881-76 ; Application for Waiver
of Off- site Improvements for a Three Lot Short Plat ;
property located on the southwest corner of N . E . 12th St .
and Aberdeen Ave . N . E . ; the east 230 ' of Tract 26 .
The item was presented for consideration . The Planning
Director and Associate Planner noted continuation from the
previous hearing and described the location of the site ,
proposed subdivision of the property , and the character of
the neighborhood . Attention was brought to the other
request for waiver of off-site improvements in the same
area to be considered this evening .
Comments from the applicant were invited by the Chairman .
John Weers , owner of the property , stated that he did not
object to improvements in an area but noted the absence of
similar development in the neighborhood . He also inquired
about the effect of the installation of curbs on drainage .
Mr. Ericksen read a communication from the Design Engineer
of the Public Works Department rela �ive to th- drainage
pattern in the area . Questions of the Planning Director
concerning drainage followed .
A review of existing off-site improvements in the area was
given by Associate Planner Smith .
i
The Chairman called for the committee report , Commissioner
Wik , Chairman of the Special Studies Committee , noting a
study of potential subdivision development in the area ,
the availability of grades along Aberdeen Ave . N . E . and
I
Renton Planning Commission
Meeting October 13 , 1976
Page Four
N . E . 12th St . , and the desirabili * y of establishing a trend
for off-site improvements , reported that the committee
recommends denial of the request .
Audience comments in favor of the application were invited
by the Chairman .
Vickie Olson , 1209 Aberdeen Ave . N . E . , indicated that she
and her husband , David Olson , have applied for a similar
waiver for property across the street from Mr . Weers . She
described lack of existing off-site improvements in the
neighborhood and noted the half-street in front of the
property . Speaking in favor of the application , she asked
for a review of the subdividable properties in the vicinity .
These areas were noted by Associate Planner Smith .
Discussion among the Commissioners ensued relative to right-
of-way widths on N . E . 12th and Aberdeen Ave . N . E . , the pur-
pose of off-site improvements , and the timeliness of estab-
lishing them in the area . The probable inclusion of addi -
tional road paving was also considered .
Further audience comment was invited . Noting none , IT WAS
MOVED BY WIK , SECONDED BY GIST , THAT THE PUBLIC HEARING BE
CLOSED . MOTION CARRIED .
Further Commission discussion followed , with special concern
regarding the widening of the street , possible need for fur-
ther study , and the appropriateness of requiring off-street
improvements at this time . Responding to inquiries regard-
ing their time schedules for construction , Mr . Weers indica-
ted he intended to build next spring and Mrs . Olson advised
that they are ready to build immediately . It was moved by
Walker to continue the hearing and refer the matter back to
committee . As no second was offered , IT WAS
ACTION:
MOVED BY TEEGARDEN, SECONDED BY WIK, THAT JOHN B . WEERS
BE GRANTED AN INDEFINITE DEFERRAL SUBJECT TO FILING OF RE-
STRICTIVE COVENANTS REQUIRING PARTICIPATION IN A FUTURE
L. I .D. FOR SUCH IMPROVEMENTS . MOTION CARRIED .
4 • NEW BUSINESS :
VARIANCE FROM THE SHORELINE MASTER PROGRAM REQUIREMENTS :
ROBERT B . MARTINDALE ; Appl . V-8S0- 76 ; variance from the
Shoreline Master Program requirements ; property located
in the vicinity of 2700 Mountain View Ave . N .
The Chairman requested a briefing from the staff. Mr . Erick-
sen noted that the Shoreline Master Program specifies Plan-
ning Commission review of applications for variance from
requirements . The Associate Planner then described Mr . Mar-
tindale ' s request for a variance from the yard requirements ,
noting the following factors : property location , lot dimen-
sions , current zoning , and proposed use . He pointed out
other development in the area and described the character
of the neighborhood . Slides were viewed and discussed by
Mr. Smith .
The Chairman invited input from the applicant .
Bob Martindale , 11133 - 51st Ave . So . , Seattle , noted the
history of his involvement with the property from its purch-
ase to the present . He indicated his feeling that ' his request
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Z THE CITY OF RENTON
_ MUNICIPAL BUILDING 200 MILL AVE. SO. RENTON, WASH. 98055
,I 0 CHARLES J. DELAURENTI , MAYOR • PLANNING DEPARTINIENT
235-2550
OT f D S F P1'—'0
October 19, 1976
Messrs. Don Cowles and J. J. Gordon
Burlington Northern
Property Management Department
Lobby 2
Central Building
Seattle, WA 98104
Re: Special Permit, File No. SP-822-75
i
i Gentlemen:
The Renton Planning Commission at its October 13, 1976, public hearing
approved the remainder of the Glacier Park Company Special Permit
No. SP-822-75 subject to the conditions listed in the attached Special
Studies Committee report. The Commission also added the condition that
Glacier Park Company continue the option for the City to purchase the
39 acre wetland area on a year to year basis until such time as the
applicant has use for the property.
j
An additional bond, equal to the amount posted for the Phase *I fill permit,
will be necessary. It is our understanding that the large trees along
Springbrook Creek in or very near the greenbelt area will not be a problem
for you to preserve.
iWe will be pleased to assist you in the platting phases of your develop-
ment. Please contact this department if you have any further questions.
Very truly yours,
Gordon Y. Ericksen
Planning. Director
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I`Lc_f �
Michael L. Smith C
Associate Planner
MLS: Iml
Attachment
t
The City of Renton
200 Mill Avenue South
Renton, Washington 98055
Phone: 235-2501
Fax: 235-2513
FAX TRANSMITTAL
Date:
To:
From:
Subject:
Number of pages excluding cover sheet:
--------------------------------------------------------------------------------------
BILLING INFORMATION
Please remit $ for pages.
Payable to: City of Renton Charges: $ 5.00 minimum
c/o City Clerk $ 1.00 per page
200 Mill Avenue South $ 10.00 out of state (additional)
Renton, Washington 98055 Ten page limit
The approval to fill and grade the area within the Orillia Industrial Park was granted by the Planning
Commission in two phases in 1975 and 1976.
The first approval was given on November 26, 1975. This decision granted a partial permit which
allowed the filling and grading of areas not affected by the Valley drainage study. The conditions
of this permit were listed in the Special Studies Committee Report dated November 19, 1975 and
the Planning Commission meeting minutes of November 26, 1975.
The second approval of the fill and grade request was approved by the Planning Commission during
a public hearing meeting on October 13, 1976. This permit allowed filling and grading of most of
the remainder of the unfilled area. It did not include approval to fill and grade of the twenty acres
wetland donated to the city, the 39 acre optional wetland area, Springbrook Creek and a 60 foot
greenbelt along the channel and the Proposed P-1 drainage channel. The conditions of this
approval were detailed in the Special Studies Committee Report dated October 13, 1976 and the
Public Hearing Record of the Planning Commission also dated October 13, 1976.
' l
FILES-SPECIAL STUDIES COMMITTEE MEETING
NOVEMBER 19 , 1975
PAGE TWO
P
3;1
ACTION : It was determined that another committee meeting would
be necessary with the applicant and his consultant in
order to clarify the additional concerns expressed by the
Commission and other departments and agencies .
i
ITEM II : GLACIER PARK COMPANY , SPECIAL PERMIT #SP-822-75
I �
Mike Smith briefly explained the study being conducted on
the Valley drainage situation and its relation to both
development potential and wildlife mitigation areas . The
Valley drainage conditions and the proposed SCS drainage
project were then discussed , in terms of their relationship
to the proposed application .
It was felt that the study , now being conducted and scheduled
to be completed near the end of December , will present
significant information and alternative courses of action
for the eventual industrial development of the Valley area
and possible wetland preservation alternatives compatible
to this industrial development .
ACTION : Because of the significance of this drainage study it is
felt that the granting of a total permit to fill a majority
of the Valley would be untimely until the information and
alternatives to be presented in the study are thoroughly
reviewed . However , the committee feels that a reasonable
partial permit should be granted at this time to allow
filling within the phasing schedule proposed by Glacier
Park and within areas that may not have a significant impact
on the effectiveness of the study and its alternatives .
Because of these concerns and the fact that a full scale
fill and grade operation cannot begin until the drier Spring
weather occurs , the committee feels that a partial permit
for Phase 1 as shown on sheet 11/ 11 of the plans should be
granted at this time subject to certain conditions . Con-
sideration of subsequent phases shall proceed upon completion
of the review of the present drainage study .
Additional approval conditions include ;
p h1 . Suitable on-site drainage retention and siltation control j to prevent siltation of Springbrook Creek an:d the Green
t
River . This situation shall be monitored during the fill
operation by the applicant and Public Works Department ,
and methods to control drainage and siltation on-site
presented in the EIS , or any other methods , shall be
utilized as per approval of the Public Works Department .
Renton PIanniny Couunission
Meeting November 26 , 1975
Page Five
3 . GIVEN THE LESSER DENSITY (H-2) OF THE PROPOSAL
TO THE COMPREIl ENS IV1i PLAN FOR THE AREA (111GH
DENSITY MULTIPLE—),'AM1LY RIiS1DIsN7'IAL) AND THE
EXISTING SINGLE—FAMILY RESIDENCES IN THE AREA ,
THE R-2 WOULD BE SUITABLE TRANSITION ZONING
AT THIS TIME .
4 . THE R-2 ZONE WILL NOT SERIOUSLY IMPACT THE
SINGLE—FAMILY RESIDENTIAL PROPERTIES TO 'THE
NORTH AND SOUTH .
MOTION CARRIED UNANIMOUSLY.
SPECIAL PERMIT :
C. GLACIER PARK CO . ; Appl . No . SP-822-75 ; special
permit to fill and grade in M-P/G zone ; property
located south of existing Mobil and Olympic Petro-
leum Distribution Facility north of S . W . 43rd and
westerly of East Valley Road .
The item was introduced by Secretary Rivily and a staff
presentation invited .
Mr . Ericksen reviewed the proposal and discussed the
following : the Final Environmental Impact Statement ,
the area involved and those parcels already filled ,
the filling sequence proposed by the applicant , the
approximate amount of fill required and the source
of the fill material . At the request of the Commis-
sion , the Planning Director pointed out the proposed
20 acre greenbelt area to be dedicated by the appli -
cant and the probable location of the additional 60
acres recommended for preservation by the Planning
Commission . He advised that the City is presently
in the process of studying the feasibility of retaining
the wildlife habitats in the industrial development
and the impact the proposed drainage projects will
have on the subject Valley area .
The Vice-chairman called f'or comment from the appli -
cant .
Robert Boyd , Assistant Manager of Properties , Burling-
ton Northern and Glacier Park Company , referred the
Commission to the EIS as a general outline of what
they propose . Fie stated that there would be provi -
sions for dust , siltation , and drainage control and
establishment of the hours of operation . It is
planned to fill areas along the east side of the
property first , proceeding northward , to preload Lind
Avenue and Oaksdale fill from S . W . 43rd St . to the
race track property . He stated they plan to cooperate
with the City regarding improvement of S . W . 43rd St .
and that they feel it should be widened to five lanes .
In addition , they are hopeful that Lind Ave . may be
extended to FAI -405 . The railroad track will extend
easterly on an alignment north '-of Sternoff Metals
Company .
The first industry that is proposed will occupy a site
along the East Valley Highway , which will require
addressing the problem of an exit off the East Valley
Highway . Tracking , sewer and water lines will follow
the plan of the Orillia District . He stated that they
would not look to the City for provision of off-site
improvements . Provisions for electrical and telephone
lines were also discussed . It is Burlington Northern ' s
plan to bring Oaksdale and Lind Avenues to standard as
soon as possible and to complete filling within two
years .
it
Renton ( I atn inu Commi un
Hee, ting NovewbE_r 10 , 1975
I'age S i x
Questions of Mr . Boyd and the PIanniny Director from the
Planning Commissioners followed with regard to the mechanics
of the fill operation , platting requirements , railroad
rights-of-way , vehicular traffic , and primary access ,
development proposals , and financing of on- site and off-site
irup rove tile n is .
Discussion followed relative to the appropriateness of
granting the requested filling by phases and the review
process stipulated by the ordinance should the permit be
granted .
The Vice- chairman invited comment from the audience .
Susan Ringwood , Chairman of the Renton Unit of the League
of Women ' s Voters , read a statement noting that the land
will lose its value for use other than industry once it
is filled and preclude other plans for preservation of the
natural environment . She stated that the League recommends
that any filling be accomplished as slowly as possible .
Sherwood Martin , 3728 Park Ave . No . , stated that the people
of Renton are generally opposed to this type of development
in this area .
David Bigger , 2525 Aberdeen Ave . N . E . , directed the Com-
mission ' s attention to the petition submitted earlier
requesting that the 80 acres recommended for greenbelt
not be filled .
Mike Smith , 3402 N . E . 7th St . , urged denial of the entire
filling at this time but indicated if definite development
is planned , he would favor a phasing plan .
Discussion among the Commissioners followed with relation
to the effects of the Soil Conservation Service drainage
project on the area .
Noting no further comment from_ the audience , the committee
report was requested by the Vice-chairman .
Commissioner Gibson , Chairman of the Special Studies Com-
mittee , read their report into the record . The Committee
recommended approval of Phase I only at this time , excluding
the 80 acres designated as greenbelt but allowing the addi -
tion of fill for Oaksdale Ave . So . and Lind Ave . So . and a
railroad right-of-way into the area . It was stated that
the intent was to establish a time-frame phase to October
1977 .
Discussion followed regarding future handling of the fill
request if only partially approved . Gibson advised that
the Committee favors partial approval with continuation
of the remainder of the request , pending completion of the
study presently under way .
Mr . Ericksen advised the Commission regarding the current
study reviewing alternatives relative to provisions for
wetland wildlife habitat . The study concerns review of
the effect of the Soil Conservation Service drainage project
on wetland areas . Completion of the study is estimated by
the end of December , and information will be available
within one month .
Renton PIan►►iny Cuummissio►i
Meeting November 26 , 1975
Page Seven
There was no further input from the public upon
invitation of the Chairman , IT WAS THEN MOVED BY
ROSS , SECONDED BY GIBSON , THAT THE PUBLIC HEARING
BE CLOSED . MOTION CARRIED UNANIMOUSLY .
ACTION:
MOVED BY TEEGARDEN, SECONDED BY GIBSON, THAT THE
PLANNING COMMISSION CONCURS IN THE SPECIAL STUDIES
COMMITTEE RECOMMENDATION ALLOWING A PARTIAL FILL
SUBJECT TO THE FOLLOWING CONDITIONS:
1 . SUITABLE ON—SITE DRAINAGE RETENTION AND
SILTATION CONTROL TO PREVENT SILTATION OF
SPRINGBROOK CREEK AND THE GREEN RIVER .
THIS SITUATION SHALL BE MONITORED DURING
THE FILL OPERATION BY THE APPLICANT AND
PUBLIC WORKS DEPARTMENT; AND METHODS TO
CONTROL DRAINAGE AND SILTATION ON—SITE
PRESENTED IN THE EIS, OR ANY OTHER METHODS,
SHALL BE UTILIZED AS PER APPROVAL OF THE
PUBLIC WORKS DEPARTMENT.
2 . UTILIZATION OF SUITABLE EROSION CONTROL
METHODS AS PER APPROVAL OF THE PLANNING
DEPARTMENT.
3 . MAXIMUM HOURS OF OPERATION SHALL BE FROM
7 : 30 A .M. TO 4 : 00 P.M. ON WEEKDAYS ONLY.
4 . PUBLIC STREETS AFFECTED BY THE OPERATION
SHALL BE KEPT FREE OF DEBRIS AND SHALL BE
SWEPT AND FLUSHED WHEN NECESSARY .
5 . SUITABLE DUST CONTROL METHODS SHALL BE
UTILIZED WHEN NECESSARY.
6 . POSTING OF A BOND (APPROXIMATELY $25 ,000
TO $50 , 000 RANGE) TO INSURE COMPLIANCE
WITH THE ABOVE REQUIREMENTS .
7 . THE PROPOSED RIGHT—OF—WAY FOR OAKSDALE
AVL•:NUE MAY ALSO lit-,' t•'ILLED SUBJF,CT TO THE
APPROVAL, OF THE PUBLIC WORKS DEPARTMENT .
THE FILL SHALL NOT EXTEND 13F,YOND THE PRO—
POSED RIGHT—OF—WAY BOUNDARY.
8 . FILLING APPROVAL WILL ALSO INCLUDE THE
PROI'OS1:D LIND AVENUE RIGHT—OF—WAY ARLA AND
RA.1 1,RU,1)) SPQR l NT0 I'1:01'1:IZTY ALONG 1'1lli SOUT11
BOUNDARY OF 1'l1A:il'S 3 AND 4 . Tllli Fl L1, :;llA1,1,
i NUT 1i.\ 'TEND 131•:YONU 1'fIP::;1i 1'1:01'(J.;IsU IllGlla':;—U!'—
WAY. '
AY.
MOTION CARRIED UNANIMOUSLY.
Noting that the public hearing had been closed on
the entire item, IT WAS
ACTION:
MOVED BY ROSS, SECONDED BY RIVILY, THAT IT WAS THE
PLANNING COMMISSION'S INTENT TO GRANT THE PARTIAL
PERMIT AND TO CONTINUE CONSIDERATION OF THE REMAINING
PORTION OF THE SPECIAL PERMIT REQUEST. MOTION CARRIED.
SPECIAL STUDIES COMMITTEE
REPORT
OCTOBER 13 , 1976
ITEM : GLACIER PARK COMPANY ; Special Permit No . SP-822-75 ;
for Fill and Grade .
MEETINGS : The Special Studies Committee met with represent-
atives of Glacier Park Co . and the Planning Depart-
ment staff on September 23 , and October 7 , 1976 .
FINDINGS : 1 . The application was continued by the Planning
Commission with the approval of Phase I of the
fill operation on November 19 , 1975 . The
application was continued pending completion
of the Valley drainage study by the Planning
Department .
2 . The drainage study has been reviewed by the
committee and staff . The Glacier Park Company ' s
revised drainage and fill pla-ns correspond quite
closely with one of the alternative drainage
plans outlined in the Study, Specifically that
alternative which employs a combination of open
drainage ditches and channels , retention areas ,
and standard drainage facilities .
3 . The revised fill and drainage plan indicates the
preservation of the twenty acre wetland donation
area , the 39 acre. optional wetland area , the pro-
posed P- 1 drainage channel area , and Springbrook
Creek together with a greenbelt sixty feet from
the centerline and on both sides of the channel .
Both the large trees along Springbrook Creek have
been sited within the greenbelt area and will be
retained .
4 . Stevens , Thompson , *and Runyon , Inc . , engineering
consultants for Glacier Park Co . , have studied
and revised the figures relating to fill remaining
in the existing pit area withinthe county and amount
of fill needed to complete the fill project .
Previous fill estimates had included the twenty
acre and 39 acre wetland areas as well as the
Springbrook Creek area . The engineers report and
accompanying map are labeled Exhibit C and D
respectively .
The revised figures indicate that sufficient material
is available to complete the proposed fill project .
Glacier Park Co . , however , agrees to fill Phase V
last , starting from the south and progressing north
toward the wetland area .
5 . Glacier Park Co . , has begun the process of choosing
a consultant for the platting phases of development .
The consultant will be chosen by mid-November , and
the platting process begun soon after . This will
include a preliminary plat of the entire area with
the final plat and the construction of the necessary
roads and utilities progressing in phases . Glacier
Park Co . , representatives state that the money has
already been budgeted for these purposes , and
that this development is a top priority on a
national level within the company .
SPECIAL STUDIES COMMITTEE
REPORT
OCTOBER 13 , 1976
PAGE TV40
CONCLUSIONS : ( Glacier Park Co . , cont ' d . )
The Special Studies Committee recommends approval
of the remaining fill request as indicated on the
map labeled Exhibit D , together with the revised
drainage plan indicated as Exhibit E which excludes
from filling the twenty acre wetland donation area ,
the 39 acres optional wetland area , the proposed
P-1 drainage channel area , and the Springbrook Creek
including the preservation of the greenbelt area
sixty feet from the centerline and on both sides of
the creek . The large trees and other vegetation within
this area shall be preserved . Approval shall be
further subject to :
1 . The operational conditions listed in the
Phase I approval .
2 . Phase V ( area #6 on Exhibit D') shall be
filled last , relative to the entire fill
operation . Fill of this area shall begin
from the south and progress northward to
the southerly boundary of the 39 acre
optional wetland area .
3 . A preliminary plat of the area shall be
submitted within six months from the
date of this approval or said approval
shall expire .
- - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - -
ITEM: JOHN B . WEERS ; Request for Waiver of Off-Site
Improvements , Application No . W-881-76 .
MEETINGS : The Special Studies Committee met on September 23 ,
and October 7 , 1976 to review the subject request .
FINDINGS : 1 . Although similar improvements do not exist along
Aberdeen Avenue N . E . or N . E . 12th Street , installing
the improvements could initiate similar improve-
ments in the area .
2 . The Engineering Division is able to establish
grade for both Aberdeen Avenue N . E . and N . E . 12th
Street .
3 . The site is near the bridge over Sunset Boulevard ,
this establishes Aberdeen Avenue N . E . as an
important collector arterial street .
4 . The property across N . E . 12th Street at the
northwest corner of Aberdeen Avenue N . E . is also
being subdivided and a waiver is requested . This
is further reason to require the improvements at
this intersection at this time and establish a
trend for the area .
5 . The committee upon studying the site and surrounding
area feels that the improvements are needed and can
be installed at the present time .
CONCLUSIONS : The committee recommends denial of waiver request based
on the above findings .
75
RENTON PLANNING DEPARTMENT
STAFF REPORT
OCTOBER 13 , 1976
APPLICANT : GLACIER PARK COMPANY
APPLICATION : SPECIAL PERMIT FOR FILL AND GRADE , No . SP-822-75
FINDINGS AND 1 . A revised fill and drainage plan of the remain-
COMMENTS : ing phases of the project has been submitted
and reviewed by the Special Studies Committee
and Planning Department .
2 . See Special Studies Committee report for
additional findings and comments .
DECISION
CONSIDERATIONS : Approval as per Special Studies Committee report .
- - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - -
APPLICANT : JOHN B . WEERS
APPLICATION : REQUEST FOR WAIVER OF OFF-SITE IMPROVEMENTS
REQUIRED FOR PROPOSED SHORT-PLAT ; File Number W-881-76
FINDINGS AND
COMMENTS : 1 . The Special Studies Committee has studied the
subject request.
2 . The Engineering Division has indicated that
grade could be established on Aberdeen Avenue N . E .
and N . E . 12th Street .
3 . A short plat and waiver has been initiated at
the northwest corner of the same intersection .
DECISION
CONSIDERATIONS : Concurrence with the Special Studies Committee
report .
- - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - -
APPLICANT : ROBERT B . MARTINDALE
APPLICATION : VARIANCE FROM THE SHORELINE MASTER PROGRAM
REQUIREMENTS ; File Number V-880-76
FINDINGS AND
COMMENTS : 1 . Applicant requests a variance from the 20 foot
setback from the water ' s edge requirement of
the City ' s Shoreline Master Program .
2 . The subject property has been filled and a rock
rip-rap bulkhead installed pursuant to a Shore-
line Substantial Development permit approved
on January 3 , 1973 .
3 . The applicant proposed to construct a single
family residence to within 5 - 8 feet of the
water ' s edge with a deck extending to within
1 - 2 feet of the water ' s edge .
APR- 9-92 THU 12:40 WARREN, KELLOGG FAX N0, 12002555474 P. 01
•
WARREN, KELLOGG, BARBER,
DEAN &]FONTES, P.S.
ATTORNEYS AT LAW
(106)2558676 Method of Delivery
POST OFFICE BOX 626•:00 SOUTH SECOND STRF.FT ( ) Mail
RENTON,WASHINGTON 980i? ( ) Hand Delivered
( &Faz
( ) other _
FAX NII)MULK:
206-255-5474
TRANSMITTAL MEMO
TO; Mary Lyltlle Myer DATE; 4/9/92
Principal Planner
RE: Glacier Park Plat and
Wetland Sank
FROM: Anne Santos
We have enclosed the following document(s):
DATE DESCRIPTION
( } FOR YOUR IN17-ORMATION (X) PLR YOUR REQUEST
( ) FOR SIGNATURF. AND RF-rt:RN (X) PER OUR CONVERSATION
( ) roR REVIEW AND COMMENT ( ) Pr.R OUR AGRELMLST
( ) FOR NRCRCCARY ACTH ( ) Sta. Rl''MARKS BELOW
( ) rOR YOUR Fuxs ( )
( ) FOR YOUR APPROVAL
( ) APPRUYLU AS NUI ll
FOR FAx TRANsMrrrAt:
This transmission consists of 4 _ pages, including this cover page. If for sums reason
you do not rcccivc all of the pages, or it is not legible, please contact our office immediately.
Remarks:
APR- 9-92 THU 12:40 WARREN, KELLOGG FAX NO, 12002555474 P, 02
6 R `J CITY "'Y$F RENTON
Office of the City Attorney
Earl Clyiucr, Mayor Lawrence 1, Warren
March 27, 1992
Mr. Tom Mii e 1 1 Pr
U. S. Army Corps of EugineeI-s
Seattle District Regulatory Branch
Federal Center South
4735 East Marginal Way south
Seattle, Washington 90134-2305
Re: Glacier Park Plat and wetland Bank
Dear Mr. Mueller:
This letter is written to you to provide infurmaLion concerning
the platting of the Glacier Park plat in the City of Renton. The
property was platted by the Burlington Northern Railroad company,
a predecessor to Glacier Park, as owner of the piopeiLy. As I
previously explained to you, I was the city attorney at the time
of the platting, and so have some familiarity with the plat and
what occurred at or about the time of the platting.
Ao I understand it, the Corps ' concern relates to the issue of
whether or not the property was platted to avoid the application
of the Clean Water Act to LhaL properly, I hope the following
explanation will assist you in malting that decision.
Much of the property was filled in the mid to late 1970' 6 . The
fill was collipleLe or largely complete by the time the platting
took place, The platting took place in 1978 . At that time the
City of Renton and the CnrpS of Engineers were very busy in
draining and filling swamps so a5 Lu "reclaim" the land. Wetlands
that were not shorelines were not an ioouc. The Corps was not
actively regulating isolated wetlands at that time, and did not
begin such regulation in the Pacific Northwest until dUPLoximately
Lea years later. Throughout the period of the filling, and at the
time of the platting, filling of isolated wetlands was simply not
an issue of concern to the city of Kenton or the other involved
governmental agencies . silice it was not an issue, there was no
discussion about drawing the lots on the plat in such a fashion as
to maximize the pot.antial for till on the property, and it
certainly was not the intent of Lhe City of Renton, in approving
that plat, to subvert the intent of the Clean Water Act. Since,
as a practical matter, almost ,inlimited filling was being
permitted, there was no concern that plattiiiq would increase the
potential for fill on the property. In fact, rather the opposite
would occur. Since individual lots +aPra hPing created, with the
intention that they would be sold to ttliLL1 pcicLies, the extent of
APR- 9-92 THU 12:41 WARREN, KELLOGG FAX NO, 12002555474 P, 03
Mr. Tom Mueller
March 27, 1992
Page 2
fill could he limited by the lot lines so as to not have the toe
of the fill illtrudiIly Qu Lhe property of another party.
As previously stated, m»ch of the filling was done before the
platting. Many, but not sill, of Lhe wetlands that are preecntly
on the site have appeared on top of the fill or because of the
fill . Those wetlands that have occurred after the filling did not
exist at the time of the p1dLLing or had just been created by the
filling, and so the platting could not be done in such a fashion
as to try and promote filling of those wetlands . stated anothur
way, since many of the wetldiid5 have appeared recently, on top of
the fill, and the platting took place before the wetlands
appeared, those wetlands could not be the subject of concern in
drawing the lots for the plat.
The purpose of a plat is to subdivide property into individual
lots with the usual intent to sell the lots to various parties .
Burlington Northeiii made it quite clear that it intended to sell
these newly created lots to third parties for development . Since
the property was platted, more than half of the lots have beeu
sold and the properties developed. For example, not long after
the plat, the Benaroya Company purchased a substantial amount of
property and developed warehousing on the property. similarly,
thA Seattle Times recently purchased a pdLvel of the property and
developed on the property. After the creation of the plat in
1978, the city has treated these lots as individual parcels of
property. The city has relied on that plat through Llie years and,
in fact, lids imposed substantial dcvclopmont regulations on
variouo parties based upon the individual chArac:reristics of each
of the lots. For example, setbacks were calculated from the lot
lines, live coverage was calculated using only the square footage
of the individual lot, and the physical charact.eristi.cs of each
lot were considered in imposing other development rubtL'icLions .
Since the very purpose of d plat. is to subdivide a large lot into
smaller individual lots, which are then to be sold, and since this
plat had been in existence sinrA 1978, the city and the busines6
community treated these individual luLs as segregated parcel3 of
properly.
with this history, T hope that you can see yuus way clear to
making a determination tliat Lhis property was not platted to avoid
Lhe intent of the Clean water Act. I would suggest that you can
make that decision and not create a bad precedent if you consider
the following characteristics of this particular plat:
1 . The plat was created well in advance of the Corps ' assertion
of i.tt.s jurisdiction over isolated wetlands .
APR- 9-92 THU 12:42 WARREN, KELLOGG FAX NO. 12002555474 P. 04
Mr. Tom Mueller
March 27 , 1992
Page 3
2 . The lot lines do not bear evidence that they were drawn to
advance the tilling of wetlands.
3 . Many of the existing wetlands camp into being after the plat,
and so could not, have been the subject of a plat which
intended to avoid the Clean Water Act .
4 . There have been a number of sales and developmenLs of these
parcels relying on the pIdL.
5. Thcre has been filling on an individual lot in the plat in
reliance on a nation-wide permit ( Lhe Seattle Times site) .
Such a finding would not set a harmful precedent. Almost Lhe
entire focus of the tacts are previous in time to the Corps'
assertion of jurisdiction over isolated wetlands. Just that fact
should separate this particular plat from more rPrent plats where
the intent to evade the Clean Water Act may be more apparent.
Additionally, I don't think Lhere is any factor that points to an
ii►LenL to evade in this particular plat.
Thank you for your time anti (:voperation in thi3 matter. If I can
provide you with any furthcr information please let me know.
Vei y ti;�y yours,
A Ile
Lawrence J. Wkr-t�en
LJW;ac .
cc! Mayor Clymer
Jay Covington
John Webley
Lynn Guttmann
Mary Lynne Myer
Alison Moss, Attorncy at Law
A8 .81 ; 22 .
��.
Tom,
Here is the original fill and grade file for the Glacier
Park Properties. At the time this permit was processed, the
Planning Commission had authority to make special permit
decisions. The minutes of October 13 , 1976 show the final
action of the Planning Commission.
Other materials requested by Gail Terzi are also included in
this packet. We believe we have gotten all the copies she
requested. Please let us know if there are other materials
you need.
My number is 235-2719.
Mary Lynne
„ Y ,-
CITY OF RENTON
Planning/Building/Public Works Department
Earl Clymer, Mayor Lynn Guttmann,Administrator
March 19 , 1992
Gail Terzi
U. S. Army Corps of Engineers
Seattle District Regulatory Branch
Federal Center South
4735 East Marginal Way South
Seattle, WA 98134-2385
RE: Glacier Park/City of Renton Mitigation Bank
Dear Ms. Terzi:
I am writing to follow up our recent meeting with you on the
Glacier Park/City of Renton Mitigation Bank Proposal and the
filling of six parcels in the Green River Valley in the City
of Renton.
I understand that the six parcels to be filled are submitted
to the Army Corps of Engineers and are under review for
Nationwide Permits at the present time. These same six
parcels have been submitted to the City of Renton for
development permits and are being treated as separate and
distinct parcels.
BACKGROUND
Glacier Park Properties were filled and platted from 1975-
1978 . Approximately 20 individual parcels were included in
the plat. Some of the parcels have not developed during this
period of time. The wetlands which are located on most of
these parcels are perched rainwater, collecting in unevenly
graded impermeable fill. Over the years, emergent habitat
has grown up around them, but the overall wetland functions
and values are limited. Our wetlands inventory lists them as
low in water recharge, low in bank stabilization, low in
water purification, low in food chain support, and fishery
habitat but providing limited wintering waterfowl habitat,
and some flood storage.
Other parcels in the twenty have sold and/or developed
independently of the owners, Glacier Park Corporation. For
the wetlands on these sites, the Army Corps of Engineers has
in the past, ruled on these wetlands as Nationwide 26
permits. The Seattle Times is a good example of such a
project, reviewed and approved by COE in 1991. This project
developed on Glacier Park owned property by the developer,
200 Mill Avenue South - Renton, Washington 98055
Seattle Times, which later bought the property. The present
proposal for the mitigation bank and individual fill for
separate Glacier Park parcels is a similar proposal.
However, this proposal has the added bonus of treating the
wetlands resources as an ecological whole.
PROPOSAL
At this time, Glacier Park has been directed by its parent
company, Burlington Northern, to sell at public action the
properties listed in the attached brochure. The auction
will occur in the first two weeks of May, 1992 . The City
regards each of these properties as individual, separate
parcels, as they are separately platted with individual
access points, individually assessed fees for traffic, parks
and recreation, storm drainage and utility impacts. A
separate use will be located on each parcel, requiring
separate application fees and reviews.
Also located on each of these parcels are a number of small,
isolated perched lower grade wetlands. The Corporation
proposes that these smaller wetlands be filled to allow for
full development of these parcels. To meet the requirements
of the City's wetlands ordinance, the Corporation proposes
to deed to the City two larger parcels. These parcels have
been partially filled but also contain some original valley
wetlands. These parcels would be the mitigation bank sites.
In order to achieve the City's goal of no net loss, fill
would be removed from these parcels and wetlands established
at a ratio of 1: 5 to 1 to compensate for lower grade
wetlands proposed for fill.
The mitigation bank sites have historic seed beds, original
hydrology and native soils on site. The recreated wetlands
will be larger, contiguous to original wetlands, with larger
buffers and more wildlife habitat. They have the added
functions of increased flood storage and water quality
purification.
Glacier Park would deed these parcels to the City with the
understanding that the six smaller parcels could be filled
if meeting COE requirements for the . 99 acre of fill per
parcel. Considerable time and money have been expended by
the City and Glacier Park to establish this innovative
concept which we believe would provide the wisest resource
management concept, and provide for sustained economic well-
being of the city.
DISCUSSION
Both the City and Glacier Park wish to provide an
opportunity to meet the letter and spirit of the regulations
for filling/preserving properties under the NWP 26
standards. The lots, remnants of the original plat, are
smaller than many industrial lots. Wetland filling is
necessary to make most of the parcel viable for development
and on-site mitigation would likely render the lots
undevelopable. Consolidation of wetlands mitigation areas
would render the lots developable and produce a large
wetlands resource of value from numerous small, lesser value
wetlands.
INTENT
This seems to meet the intent of the NPW 26, to preserve
contiguous properties, encourage limited filling activities,
create/enhance existing and new wetlands.
NO INTENT TO ABUSE
The Federal Register/Rules and Regulations (Vol 56, No. 226,
Section 330. 2 (i) reports concern about developers having
purchased large properties, including substantial areas of
wetlands, and then subdividing those properties into smaller
parcels, with the intent to sell them for the purpose
allowing individual parcels to be filled under the NWP 26,
thus constituting an abuse of NWP.
It is important to note that when these properties were
platted, wetlands regulations were not in effect and
wetlands filling was condoned under local, state and
national regulations. Thus this property owner could not
have had the intent of purchasing larger properties,
subdividing the properties into small parcels with the
INTENT to sell them for the purpose of allowing individual
parcels under the NWP 26, thus constituting an abuse. It is
also important to note that no replatting has been done to
further break up these lots with the intent of abusing the
NWP 26. In fact, the lot line adjustments suggested for
Lots 8W and 8E would consolidate three lots into one to
preserve a higher quality wetlands spanning these three lots
and to set up the mitigation bank.
REDUCED CUMULATIVE IMPACTS
Section 330.2 (i) for the Federal Register discusses
"cumulative impacts" which could occur from multiple fill
actions on a large contiguous property. The proposal
addresses cumulative input in a very positive manner.
Rather than recreating numerous small, scattered wetlands,
aggregating the wetlands will provide a cumulative benefit.
' Wetland functions and values will be cumulatively improved
through this action.
HISTORIC OPPORTUNITY
In the absence of NWP 26 action by the COE, it is likely the
mitigation bank concept will be lost. The sending
properties will be individually sold and the bank sites will
also be included in the auction. Cumulative impacts on
wetlands from this action will be substantially increased,
and the mitigation strategy will necessarily be weakened
from the aggregated approach. Costly delays and lengthy
reviews will serve to kill the innovation which could
provide a win/win situation for all parties, including the
COE. In addition, a "taking" of property argument could be
made as the development potential of the property is
substantially reduced without the off-site bank potential.
The City urges the COE to consider the approach suggested
herein as the best way to meet the spirit and intent of the
NWP 26 program and the best resource preservation strategy.
If you have any questions, please feel free to call me at
235-2719.
Sincerely yours,
Mary Lynne Myer,
Principal Planner
City-of Renton
cc: Mayor Earl Clymer
bcc: Jay Covington, Administrative Assistant
Larry Warren, City Attorney
John Webley, Community Services Administrator
Lynn Guttmann, Planning/Building/Public Works
Department Administrator
Kay Shoudy, Planning Director
— Now
The City of Renton
200 Mill Avenue South
Renton, Washington 98055
r.
Phone: 235-2501
Fax: 235-2513
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properties will be individually sold and the bank sites will
also be included in the auction. Cumulative impacts on
wetlands from this action will be substantially increased,
and the mitigation strategy will necessarily be weakened
from the aggregated approach. Costly delays and lengthy
reviews will serve to kill the innovation which could
provide a win/win situation for all parties, including the
COE. In addition, a "taking" of property argument could be
made as the development potential of the property is
substantially reduced without the off-site bank potential.
The City urges the COE to consider the approach suggested
herein as the best way to meet the spirit and intent of the
NWP 26 program and the best resource preservation strategy.
If you have any questions, please feel free to call me at
235-2719 .
Sincerely yours,
Mary Lynne Myer,
Principal Planner
City of Renton
cc: Mayor Earl Clymer
bcc: Jay Covington, Administrative Assistant
Larry Warren, City Attorney
John Webley, Community Services Administrator
Lynn Guttmann, Planning/Building/Public Works
Department Administrator
Kay Shoudy, Planning Director