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Home My WebLink AboutLUA79-447BEk'1iI461 OF FILE FILE TITLE MICROFILMED V w 44779 t (l OF, •R 1; eoiitt, THE CITY OF RENTON .. MUNICIPAL BUILDING • 200 MILL AVE. SO. RENTON,WASH. 98055, o o BARBARA: Y; SHINPOCH,,MAYOR • LAND •USE HEARING EXAMINER 9,0 O FRED J. KAUFMAN. 235-.2593 0,9 gTFD SEP'EM January. 30, 1980. Mr. •Lyie N; Kussman 2367 Eastlake Avenue E. 1 Seattle, WA 98102 RE:. File No. SA-447-79; Michael R. Mastro Site .Approval, Dear Mr. Kussman: This is ,to. .notify you that the above. referenced request, which was' approved subject to conditions. as noted on. the.Examiner's_ report of December 31, 1979, has not been appealed within the time period established by ordinance following the. Examiner's review of your i request for reconsideration. Therefore, this application is considered final arid is being submitted to the City Clerk effective this date for permanent filing. • Sincerely; Fred J. aufman `/ Hearing Examiner cc: Planning Department City Clerk OF R- v THE. CITY• OF RENTON MUNICIPAL BUILDING 200 MILL AVE.SO. RENTON,WASH.98055 n LAND USE HEARING EXAMINER 0" 9.0 O• FRED J. KAUFMAN. 235-2593 01'Q' Barbara Y. Shinpoch, Mayor TFD SEP 0' January 15, .1980 Mr. Lyle N. Kussman, Architect 2367. Eastlake Avenue E. Seattle, WA 98102 RE: File No. SA-447-79; Michael R. Mastro; Request for Reconsideration. Dear Mr. Kussinane I have reviewed your request for reconsideration. My response follows. The current proposal is being developed on an independent lot subject to. both covenants and'conditions inapplicable to the existing complex (on N.E. 4th .Street) , and is not a part of that complex. The applicant. has separated Parcel 3 from the current proposal to avoid site review of that portion of the current proposal. The subject property has been treated as a separate site and is therefore subject to the additional landscaping requirements. . Landscaping is needed to break up the otherwise large expanse of parking which the various complexes require (Section 4-2204.8) . If the applicant has difficulty meeting the parking and landscaping requirements, it is .possible the size of the proposal may have to be altered. The requirement in Condition No. 5 which refers to "lidding" over the. storm, drainage retention/detention system is to be interpreted in a . flexible manner. If the retention system is a relatively shallow pond arrangement, then pavement with asphalt would be sufficient. If the system is to be much larger, then an underground system of diversion could be employed using a series of pipes and holding. tanks which could be' lidded over to provide for recreational opportunities. Condition No. 6 refers to the area of Exhibit #2 which is colored orange and labeled by the Planning Department, "Active Recreation (Proposed) Area." If this office can be of further assistance, please.do not hesitate to call. A new appeal period has been set to expire on January 29, 1980. Sincerely, Fred J. Ka fman Hearing Examiner cc: Parties of Record Planning Department City Clerk . 206/324-8780 _ E'B.A Q &C®19/11:22b,1\11 .LY 7.3S. Engineers&Architects Lyle N. Kussman, Architect 2367 Eastlake Avenue E. IN Seattle,Washington 98102 January 9, 1980 1 EC VEb CITY OF RENTO HEARING EXAMINER Mr. Fred J. Kauffman JAN 1 01980 Land Use Hearing Examiner PM City of Renton 7,809119R41i120 .2 5 200 Mill Avenue South Renton, Washington 98055 RE: Request for Reconsideration of Decisions Rendered in File # SA-447-79, Michael R. Mastro Dear Sir: With this letter we are asking for clarification of certain items and reconsideration of certain items as listed in your decisions, Exhibit #2, Items 1-8. Item #1 . We do understand the requirements of this decision and are preparing landscape drawings to fulfill its requirement. Item #2. We will be contacting the Fire Department to determine the nature and type of access for emergendy purposes along the southerly boundary line. Item #3. We will incorporate in the site plan the additional one regular vehicle parking space as well as the addition of one recrea- tion vehicle parking space. Item #4. The landscape drawings will show provision for additional landscaping along the-western perimeter of the subject site and along the southerly boundary of the 7' wide by 225' long strip located at the extreme northwesterly portion of the subject site. a. However, as discussed in the public hearing by myself and Mr. Blaylock of the Renton Planning Department, the requirement for boundary landscaping for the balance of the northerly boundary would be virtually impossible to install because of the nature of the parking require- ments and arrangement that exist in the first phase development and how they are integrated into the second phase development. Mr. Blaylock did concur with my suggestion of the omission of landscaping in this partic- ular area. Because of the way your paragraph is com- posed for Item #4, we are not certain that your office concurs in this agreed to omission of landscaping. Mr. Fred J. Kauffman January 9, 1980 Page 2 Item #5. The literal interpretation of your decision #5 would indicate you are requesting "a roof" be constructed over the storm water detention/retention system pond. The Planning Department staff's original recommendations were that the bottom of this pond be paved with asphalt and that during normal dry times this pond area be used for active recreation, i.e. , volleyball, badminton, and basketball. It was our opinion on the date of the hearing that the configuration of the pond area may have to be modified to a slightly different shape and size or that the depth of the pond may have to be increased to some minor degree. I did state on behalf of the applicant that we would be willing to install a fence enclosure around this pond area for the protection of the public and their safety at such time as the pond area may be filled with water. I further suggested the consideration of deletion of asphalt paving in the bottom of this ponding area because it would contribute to additional imper- vious surfaces and thus increasing potential water runoff problems. However, if the Planning Department does in fact still desire the bottom of the pond area to be paved, the applicant will concur with their recommendations. Your request for lidding of this retention pond would possibly create a percentage of coverage on the site in excess of the allowable for the underlying zoning. We request that you reconsider your decision for lidding and that the question of paving of the bottom of the pond and fencing be referred to the Planning Department and ourselves for final discussion and decision. Item #6. Your decision requiring the paving of the large central recreation area for active recreation with a surface material subject to the approval of the Parks Department leaves a question in our minds as to specifically what areas you are referring. Item #7. We have no concerns or questions regarding this item. Item #8. We are in the process of contacting the Bonneville Power Administration with regard to the forms of landscaping and trees they will allow within the right-of-way of the power transmission lines. As soon as this information is obtained from Bonneville, we will present it to the Planning Department for their acceptance and approval. In discussion with your secretary, Marilyn Peterson, we are given to understand that you will respond to this letter Mr. Fred J. Kauffman January 9, 1980 Page 3 in a matter of a few days and at which time you will re-establish an additional 14-day appeal period. We thank you for your considerations and look forward to being of service to you on this project as it relates to questions or additional materials required. Very truly yours, N. Kus an LNK:sm cc: Michael R. Mastro AFFIDAVIT OF SERVICE BY MAILING State of Washington) County of King Fred J. Kaufman being first duly sworn, upon oath disposes and states: That on the 31st day of . December 1979 , affiant deposited in the mails of the United States a sealed envelope containing a decision or recommendation with postage prepaid, addressed to the parties of record in the below-entitled application or petition. el} /(61 Subscribed and sworn this "3\ day of ec e vv\b 19 -- 9 Notary Public in and for the State of Washington, residing at=Manton Application, Petition or Case: Michael Mastro; SA-447-79 The tninute6 containn a £,i at o 6 the pan ti.e d chi necond) December 31, 1979 OFFICE OF IRE LAND USE HEARING EXAMINER CITY OF RENTON REPORT AND RECOMMENDATION. APPLICANT: Michael R. Mastro FILE NO. SA-447-79 LOCATION: Approximately 800 feet south of N.E. 4th Street, approximately 800 feet west of Union Avenue N.E. between Greenwood Cemetery and Leisure Estates Mobile Home.Park. SUMMARY OF REQUEST: The applicant seeks approval of a site plan for a proposed 175-unit multiple family residential housing project on a five-acre site. SUMMARY OF ACTION: Planning Department Recommendation: Approval with conditions. Hearing Examiner Decision: Approval with conditions. PLANNING DEPARTMENT The Planning Department preliminary report was received by the REPORT:Examiner on December 14, 1979. PUBLIC HEARING: After reviewing the Planning Department report, examining available information on file with the application, and field checking the property and surrounding area, the Examiner conducted a public hearing on the subject as follows: The hearing was opened on December 18, 1979 at 10:40 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. Roger Blaylock, Associate Planner, reviewed Exhibit #1, and entered the following additional exhibit into the record: Exhibit #2: Site Plan with staff comments Referencing Section D.6, Physical Background., of Exhibit #1, regarding existence of a single family residence in the southeast portion of the property, the Examiner inquired if the structure would be removed prior to development of the site. Mr. Blaylock responded affirmatively.. The Examiner also inquired if Parcel 3, located northeast of the site as denoted on Exhibit #3, would be included in the proposal. Mr. Blaylock advised that previous action did not require site plan approval for that site. Responding to the Examiner's inquiry regarding extension of N.E. 3rd Place further to the west, Mr. Blaylock indicated that access would be provided from the proposed parking lot for development to the north, but a public right-of-way would not be provided at that point. The Examiner requested testimony by the applicant. Responding was: Lyle Kussman 2367 Eastlake E. Seattle, WA 98102 Mr. Kussman reviewed background regarding the previously approved street vacation which requires development of N.E. 3rd Place to provide access for the subject proposal as well as other previously approved projects in the vicinity. Responding to the Examiner's inquiry, Mr. Kussman designated on Exhibit #2 the proposed 52-foot public right-of-way with a 45 degree turning radius for emergency vehicles to serve the proposed development and, parking areas as well as providing access to the north. Referencing Section M.3 of Exhibit #1 which requires completion of N.E. 3rd Place prior to issuance of a building permit, the Examiner noted that he does not have the authority to require the condition due to previous Council approval of a street vacation which establishes timing of completion of the roadway prior to occupancy within the development. Mr. Ku5sman indicated general concurrence in the recommendations contained in Exhibit #1 but expressed concern regarding the requirement for development of the storm water detention facility as a hard'surface play court due to potential design revisions of the facility by the Engineering Division. He noted 'the existence of excessive amounts of water, and paving the facility with hard surface material would be a.*detrimental factor and further increase imprevious areas. The Examiner advised the. City's Council opinion that open SA-447-79 Page Two basins present safety hazards for children, and paving the facility would provide additional recreational space within the project. Mr. Kussman indicated that fencing could be provided to protect public safety and welfare. Referencing Section L.11 of Exhibit #1 regarding provision of screening in a portion of the parking area for recreational vehicles. Mr. Kussman indicated that the location of proposed screening exists within the power line transmission right-of-way and use of the area may therefore be restricted. Regarding requirement for completion of N.E. 3rd Place prior to issuance of a building permit, Mr. Kussman indicated that the City Council has established timing for the street improvement, a bond has been posted, and subsequent to completion of final details, the building permits may be obtained. Responding to the Planning Department recommendation for provision of emergency access, Mr. Kussman inquired if a crash-gate must be provided through any peripheral landscaping, noting current existence of two steel posts with a locking gate, Mr. Blaylock advised the intent of the recommendation to provide a stable, unpaved pathway to accommodate emergency vehicles, but a crash gate is not required. Mr. Kussman indicated the intent of the applicant to provide an underlying rock base with two inches of top soil and grass; however, he objected to provision of "grass-crete" which has proven unacceptable in previous projects. The Examiner noted that details regarding construction materials may be reviewed and resolved during preconstruction meetings with the Fire Department. Referencing Section L.15.b regarding installation of canopy trees and evergreen shrubbery in'all parking islands, Mr. Kussman indicated that because of the location of the power line transmission easement, restrictions may exist regarding allowable varieties of vegetation. He also questioned recommndations contained in Section L.15.c for provision of perimeter landscaping consisting of a sight-obscuring evergreen screen to separate the development from adjoining lower intensity uses and open areas, and advised that the subject development is a continuation of previously developed property and should not require screening. Mr. Blaylock indicated that because the developments have not been designed concurrently, it is the opinion of the Planning Department that the parking areas of the two separate developments should be screened from one another. Mr. Kussman indicated that because of current use of the area for parking access, screening on part of the northern portion of the site is infeasible. Referencing Section L.15.d regarding inclusion of passive recreational areas in the interior landscaped areas, Mr. Kussman inquired if the passive recreational uses would be restricted to provision of picnic tables and benches. Mr. Blaylock responded affirmatively. The Examiner requested testimony in support or opposition to the request. There was no response. He then requested final comments from the Planning Department. Mr. Blaylock indicated concern regarding commencement of construction on the site prior to improvement of N.E. 3rd Place. Mr. Kussman indicated that the roadway is graveled on the northern 30 feet and that portion will accommodate construction vehicles until completion of the entire right-of-way. Mr. Blaylock reiterated concerns of the Police Department for development of the access road to allow access to Union Avenue"N.E. and preclude vehicles from turning left onto N.E. 4th Street, a heavily traveled arterial. The Examiner noted that safe access is a concern upon issuance of the building permit and not the site approval. The Examiner requested further comments. Since there were none, the hearing regarding File No. SA-447-79 was closed by the Examiner at 11:20 a.m. FINDINGS, CONCLUSIONS & DECISION: Having reviewed the record in this matter, the Examiner now makes and enters the following: FINDINGS: 1. The request is for approval of a site plan for a proposed 175 unit multifamily residential housing project. 2. The Planning Department report sets forth the issues, applicable policies and provisions, and departmental recommendations in this matter, and is entered as Exhibit #1. 3. Pursuant to the City of Renton's Environmental Ordinance and the State Environmental Policy Act of 1971, R.C.W. 43.21.C. , as amended, a Declaration of Non-Significance has been issued for the subject proposal by Gordon Y. Ericksen, responsible official. 4. All existing utilities are available and in close proximity. 7. The proposal is compatible with the required setbacks, lot coverage and height requirements of Section 4-709A (R-3; Medium Density Multifamily Residential) of Title IV, Ordinance No. 1628, Code of General Ordinances. The proposal requires an SA-447-79 Page Three additional parking stall for regular motor vehicles and an additional stall for recreational vehicles under the provisions of Sections 4-2204.4(B) and 4-2208.1(A) (3) which requires that fractions of parking of one-half or more be rounded up to the next whole number. 8. The subject property is located south of 4th Avenue N.E. in the vicinity of Union Avenue N.E. Access to the subject site will be via N.E. 3rd Place when construction on that street is completed. N.E. 3rd Place will run from Union Avenue N.E. west into a. cul-de-sac turnaround at the subject property'. 9. The subject property was rezoned under two previous applications (Nunn and Stone) and approval of those rezones was conditioned on the execution of restrictive covenants. Certain conditions which would apply to this site approval include buffering of neighboring properties to the west and south, retention of existing trees and a building height limitation of 35 feet. 10. The plans indicate that a storm drainage retention system is proposed for the northwestern corner of the subject site. The Planning Department has recommended that the area be paved over and developed for expanded recreational uses. The applicant indicated that plans for the final size and configuration of the system .is unknown and that they could not assure its use for recreation. 11. The plans indicate that the main recreation area will be centrally located, and the Planning Department has recommended that the area be set aside for active recreation. 12. The plans, although lacking detail, indicate provisions for landscaping and setback which meet or exceed the requirement of the restrictive covenants imposed at the time of the previous rezone of the property, with some minor exceptions. The areas omitted are along the area adjacent to the storm system in the northwest of the site and along the narrow (approximately seven foot wide) strip which extends for 225 feet 'to the west just south of the parking area for the existing apartment complex. 13. The parking area for the recreational vehicles will require additional screening. The. Planning Department recommended that more passive recreation in the. form of picnic tables should be provided in the various parking islands. The applicant indicated that they designed the northerly parking area (adjacent to the existing apartment complex's parking area) without landscape delineation. The Planning Department indicated that landscaping should be provided in this area. 14. The Fire Department requires a. second emergency access to the subject site and indicates that such site can be through the Leisure Estates Mobile Home Park to the south, in the transmission corridor. 15. Detailed landscaping plans have not been submitted but the applicant indicated that the trees per the restrictive covenants will be retained. 16. Much of the parking for the complex will be constructed beneath the BPA transmission lines and the applicant is limited by the easements on the type of screening and vegetation which is permissible on the right-of-ways. CONCLUSIONS: 1. The site plans contain sufficient detail to indicate that the proposal will meet the requirements of the various provisions of the Zoning Ordinance if the parking requirements are brought up to standards. The plans also demonstrate that the proposal will meet the policies and provisions of the Comprehensive Plan .in regards to using the natural amenities of a site including existing vegetation areas and slope differentials to create a pleasing , environment for residential living. 2. The policy on open basins for storm water runoff is to generally avoid creating potential safety hazards. The Planning Department recommendation to provide a . lid and some form of active recreation area atop it would be reasonable and the Public Works Department can aid the applicant in planning an underground system. 3. The large, central recreation area should provide for active recreation and therefore, it should be. surfaced to accommodate such forms of recreation. The Parks Department and the Public Works Department can assist the applicant in choice of surface material. 4. . The plans failed to, factor in the extra half parking space for both regular parkingandrecreationalvehicleparkingandthesemustbecorrected. The area must be adequately landscaped and,this may present a problem because the parking is located SA-447-79 Page Four beneath the BPA transmission line. The applicant should work with the BPA and the Planning Department to arrive at some form of acceptable landscaping. If suitable screening proves impossible, the recreational vehicle parking can probably be moved to the southwest parking site, south of the storm drainage detention/retention system. 5. Detailed landscape plans must be submitted and approved by the Planning Department before issuance of the building permit. 6. The Fire Department indicated that emergency access can be provided through the south perimeter to the Leisure Estates complex to the south and the applicant can discuss the type of gate and surface with the Fire Department in a preconstruction conference. 7. The restrictive covenants filed with the rezones of the subject property are still effective and may provide additional restraints. DECISION: Exhibit #2 is approved subject to the following: 1. The submission of detailed landscaping plans which are subject to approval of the Planning Department. 2. The approval by the Fire Department of the southern emergency access roadway including but not limited to the type of gate and type of surfacing material. 3. The establishment of the correct number of parking stalls for both regular vehicles and recreational vehicles per the code and provisions of the City of Renton. 4. The provision of additional landscaping along the western perimeter of the subject site and along the northern boundary of the subject site between the proposed complex and the existing complex, including the seven foot by 225 foot strip at the extreme northwest portion. 5. The lidding over the storm drainage retention/detention system and the provision for additional recreation on the lidded surface. 6. The paving of the large central recreation area for active recreation; the surface subject to approval of the Parks Department. 7. Compliance with the restrictive covenants which run with the subject property including but not limited to the setbacks, landscaping and 35-foot height requirements. 8. The landscaping of the parking areas including those areas contained under the BPA transmission right-of-way subject to the approval of the Planning Department. ORDERED THIS 31st day of December, 1979. Fred J. K man Land Use Hearing Examiner TRANSMITTED THIS 31st day of December, 1979 by Affidavit of Mailing to the party of record: Michael Mastro, c/o William Tsao, 2367 Eastlake E. , Seattle, WA 98102 Lyle Kussman, 2367 Eastlake E. ,- Seattle, WA 98102 TRANSMITTED THIS 31st day of December, 1979 to the following: Mayor Charles J. Delaurenti Councilman Richard M. Stredicke Warren C. Gonnason, Public Works Director Gordon Y. Erickson, Planning Director Michael Hanis, Planning Commission Chairman Ron Nelson, Building Division Lawrence J. Warren, City Attorney Pursuant to Title IV, Section 3015 of the City's Code, request for reconsideration must be filed in writing on or before January 14, 1979. Any aggrieved person feeling that the decision of the Examiner is based on erroneous procedure, errors of law or fact, error in judgement, 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 SA-447-79 Page Five 14) days from. the date of the Examiner's decision. This request shall set forth the specific errors relied upon by such appellant, and the Examiner may, after review of the record, take further action as he deems proper. An appeal to the City Council is governed by Title IV, Section 3016, which requires that such appeal be filed with the City Clerk accompanying a filing fee of $25.00 and meeting other specified requirements. Copies of this ordinance are available for inspection in the Finance Department, first floor of City Hall, or same may be purchased at cost in said department. RECEIVED CITY OF RENTON HEARING EXAMINER PLANNING DEPARTMENT DEC ]. 81979 PRELIMINARY REPORT TO THE HEARING EXAMINER AM PM PUBLIC HEARING 7,8,9,10,11,12,1,2,314,5,E DECEMBER 18 , 1979 APPLICANT : MICHAEL R. MASTRO EX E E- `' o FILE NUMBER: SA-447-79 ITEM NO.56_ A. SUMMARY AND PURPOSE OF REQUEST : lv The applicant seeks approval of a SITE PLAN for a proposed 175 unit mulitple family residential housing project , located on 5+ acres . B. GENERAL INFORMATION : 1 . Owner of Record : Michael R. Mastro 2 . Applicant : same 3. Location : Approximately 800 feet south of vicinity map attached ) N . E . 4th Street , approximately 800 feet west of Union Ave . N . E . between Greenwood Cemetary and Leisure Estates Mobile Home Park . 4 . Legal Description : A detailed legal description is available in the Renton Planning Deaprtment 5 . Silize of property : 4 . 73+ acres 6 . Access :via proposed N . E . 3rd Place to Union Avenue N . E . 7 . Existing Zoning : R-3" Medium Density Multiple 8. Existing Zoning in the Area : G" General Classification B- 1" Business Use T" Trailer Park R-3" Medium Density Multiple 9 . Comprehensive Land Use Plan : Greeenbelt , Commercial , Medium Density Multiple Family 10 . Notification : The applicant was notified in writing of the hearing date . Notice was properly published in the Record Chronicle on December 7 , 1979 and posted in three places on or near the site as required by City Ordinance on December 7 , 1979 . C . HISTORY/BACKGROUND : The subject site was annexed into the City by Ordinance No . 2249 dated June 22 , 1966 . The northerly portion of the site was rezoned from G" to "R-3" Medium Density Multiple Family by Ordinance No . 3247 dated September 22 , 1978. The southerly portion of the site was likewise rezoned to " R=3" by Ordinance No . 3331 dated July 11 , 1979 . D. PHYSICAL BACKGROUND: 1 . Topography : The property slopes upward from west to east at approximately a 5% slope . 2 . Soils : Alderwood gravely Sandy Loam (AgC ) . Permeability is moderately rapid in the surface layer and subsoil and very slow in the substratum. Runoff is slow to moderate and the erosion hazard is moderate . This soil is used for timber pasture , berries , row crops and for urban development. PLANNING DEPARTMENT PRELIMINARY REPORT TO THE HEARING EXAMINER PUBLIC HEARING : MICHAEL R. MASTRO : file No . SA-447-79 DECEMBER 18 ; ' 1979 PAGE TWO 3. Vegetation ; The site contains a significant stand of Douglas Fir in the eastern 2/3 "s of the property with the remainder lawn 4rass'.1, 4 . Wildlife : . Existing vegetation on the site provides suitable habitat for birds and small mammals . 5. Water : No water was observed on the subject site . 6. Land Use : The site is primarily undeveloped except for a single family residence in the southeast portion of the property. The Greenwood Cemetery is located to the west and the Leisure Estates Mobile Home Park to the south . Scattered single family residences are to the east and an apartment complex to the north . E . NEIGHBORHOOD CHARACTERTISTICS : The area is in transition from scattered single family uses and undeveloped land to multiple family and higher uses , F . PUBLIC SERVICES : 1 . Water and Sewer : An existing 12" water main is located along NE 4th Street and a 16" main extends south on Union Avenue SE for approximately 750 ' . An 8" sanitary sewer is situated on NE 4th Street and a similar pipe is located on Union Avenue SE extending south for approximately 450 ' . 2. Fire Protection : Provided by the Renton Fire Department per ordinance requirements . 3. Transit: Metro Transit Route #107 operates along Union Avenue SE within 4 mile of the subject site . 4. Schools : The subject site is located approximately z mile south of the Honeydew Elementary School and 14 miles southeast of McKnight Junior High School and one mile southwest of Hazen Senior High School . 5 . Recreation : Kiwanis Park is approximately 2 mile north of the site and Windsor Hills Park is within one mile to the west . G . APPLICABLE SECTIONS OF THE ZONING CODE : 1. Section 4-709A, R-3 , Residence Multiple Family ; 2. Section 4•-729 , "G" , Residence Single Family. H . APPLICABLE SECTIONS OF THE COMPREHENSIVE PLAN OR OTHER OFFICIAL CITY DOCUMENT : 1 , Comprehensive Plan , 1965 , Land Use Report , Objective 6 , page 18. I . IMPACT ON THE NATURAL OR HUMAN ENVIRONMENT : 1 . Natural systems : Development of the subject site will remove the natural vegetation , disturb the soils , increase storm water runnoff and have an effect on traffic and noise levels in the area . The applicant proposes to mitigate these impacts through proper site development including preservation of trees , natural amenities , and providing proper access to the site . 2 . Population/employment : The proposal will increase the population in the area by approximately 440 persons based upon 2 . 5 persons per household . PLANNING DEPAFTMENT PRELIMINARY REPORT TO E HEARING EXAMINER PUBLIC HEARING : R. MASTRO , file No . : SA-44/ -79 DECEMBER 18, 1979 PAGE THREE 3. Schools : The proposed multiple family construction will increase theschoolpopulationbyapproximately44studentsbasedupon0 . 25 pupilsperhousehold . These new pupils will be scattered throughout the grade levels and are not expected to adversely impact the school distirct . 4 . Social : Devleopment of the subject site will p,rovride increased social opportunities for residents along with those who currently live inthevicinityofthesite . 5 . Traffic : The proposed development will increase the traffic in the area by approximately 1070 trips/day based upon 6 . 1 trips per unit .This will increase the traffic load on N . E . 4th Street by about 5% .Although this is a minor increase in traffic on this arterial , N . E . 4th , this corridor is currently at or near capacity at peak hours . This project in conjunction with a series of similar developments could adversely effect this street , but no immediate need is seen to preclude this development at this time . J . ENVIRONMENTAL ASSESSMENT/THRESHHOLD DETERMINATION : Pursuant to the City of renton ' s Environmental Ordiance and the StateEnvironmentalPolicyActof1971 , as amended , RCW 43-21-C , a declarationofnon-significant impact has been prepared for the subject development. K. AGENCIES/DEPARTMENTS CONTACTED: 1 . City of Renton Building Division 2 . City of Renton Engineering Division 3 . City of Renton Traffic Engineering Division4. City of Renton Utilities Division 5 . City of Renton Fire Department 6 . City of Renton Police geaprtment L . PLANNING DEPARTMENT ANALYSIS : 1 . The subject proposal is compatible with the Land Use Element of theComprehensivePlanwhichdesignatesthesiteasmediumdensitymultiplefamilyandgreenbelt . 2 . The site plan is wcrally consistent with the existing zoning andadjoininglanduseswhichincludescatteredsinglefamilyhomes ,other apartments , and a mobile home park . 3 . The Hearing Examiner approval of the Stone and Nunn applications for rezone included restrictive covenants requiring approval bypublichearingoftheproposedlanduse , and specifying certaindevelopmentrestrictions . Copies of the conditions of approval are attached . 4 . The applicant proposes access via N . E . 3rd Place from the site easterly to Union Avenue . Improvements will included a 60 foot right-of-way, and 36 foot curb to curb improvements , sidewalks and street lighting on the northerly half of the street. 5 . Vacation of a portion of the N . E . 3rd Place right-of-way wasapprovedbytheCityCouncilonDe.cetriber 10 , 1979 , subject to an agreement for completion of N . E . 3rd Place requiring commencementofconstructionwithin150days , and completion 120 days prior tooccupancyofthedevelopment . 6 . Pursuant to Fire Department requirements , a 45 foot curb radius turnaround is provided at eh western terminous of N . E . 3rd . 7 . The dwelling unit density , building height , and required setbacks of the Zoning Ordinance and restrictive covenants are complied with . 8 . The site development plan indicates that approximately 60% of the existing mature trees on the site will be retained in the final PLANNING DEPARTMENT PRELIMINARY REPORT TO THE HEARING EXAMINER PUBLIC HEARING: MICHAEL R. MASTRO, file No . SA-447-79 DECEMBER 18 , 1979 page four design . This appears to conform to the restrictive covenant requirement to retain natural vegetation on the site . 9 . The portion of the site within the powerline right-of-way provides a 76 ' by 140 ' open space area which should be graded and developed for active recreational purposes . 10. Storm water retention in the form of an open basin is proposed in the northeast corner of the development . In order to reduce maintenance and provide recreational opportunities , this areas should be developed into a hard surface play court such as for basketball or volleyball .. 11 . The applicant has provided 1 . 5 parking space per dwelling unit as required by Code , plus 0 . 1 spaces per unit for recreational vehicle parking . However , the site plan does not provide a separate screened area for RV . use . A portion of the parking area does provide the opportunity to develop such a screened area , and the plan should be appropriately amended. 12 . The Fire Department recommends that the site plan be approved , but tha+ a pre-construction conference be held between that Department and the applicant h- —h--ee?-d-- 13. The Police Department recommends that no building permit for this phase of development 4e4 be approved until N . E . 3rd is completed into the project area . 14. Emergency access must be provided between this development and Leisure Estates to the south . Currently an emergency access road is provided along the powerline right-of-way providing a temporary connection . 15 . Detailed landscaping plans have not been submitted. Prior to issuance of a Builidng Permit , detailed plans should be approved by the Planning Department reflecting the following general landscaping design concept : a ) vegetation proposed shall generally blend with the existing natural foliage surrounding the site b ) canopy trees and evergreen shrubry shall be installed in all parking island landscaping . c ) perimeter landscaping shall consist of a "sight-obscuring" evergreen screen consisting of an average 6 foot height mix of shrubs and trees screening the development from adjoining lower intensity uses and open areas .- d) interior landscapded areas shall include pathways , seating and passive recreational areas combined with appropriate landscaped materials . 16. At the time of this report preparation , we have not received comments from the Public Works Department . M. PLANNING DEPARTMENT RECOMMENDATION : Due to the lack of comments from the Public Works Department , the followi recommendaiton does not reflect ant, possible recommendations from Public Works . It is recommended that this application SA-447-79 be approved subject to the following conditions : 1 . Compliance with all conditions of the restrictive covenants . PLANNING DEPARTMENT PRELIMINARY REPORT TO THE HEARING EXAMINER PUBLIC HEARING: ,MICHAEL R. MASTRO : file No. SA-447-79 December 18 , 1979 page five 2 . Compliance with the conditions of the street vacation . 3. N . E . 3rd shall be completed prior to issuance of a building permit for this phase of development . 4 . Trees specified for preservation shall be protected from grading and/or other construction damage . 5 . The playfield area under the power line shall be graded for such purposes and properly improved with turf, and a perimeter fence or landscaped buffer adjoining the parking area . 6 . The storm water detention facility shall be developed as a hard surface play court . 7 . The parking area shall be amended per analysis #11 to provide for screened RV parking consisting of a 6 foot height fence in conjunction' with hedge and tree landscaping . 8. Emergency access to Leisure Estates shall be provided utilizing a grass-crete" or similar landscaped/hardsurface combination . 9 . Prior to issuance of a building permit , detailed landscaping plans per analysis #15 shall be approved by the Planning Department . i,;i4'..1:15.,,,,,,, ii. i.: e4' 1::‘,: i.‘ i.: 1- t--_'L.1-LLN.E 3,i1L.J U 5'1 1 y.•--1°L- .® vim . vve.'r^s.r.t-y 1t , µ, II.0•CR.CEO I 70 0 aff0.culam.ra. _ . _ _ : , mTh l.._LL.t,i ' I"I' t 'df I, t: '.LLL! s-tj— '2®® 1.. r j[ 11si . 1I Ii " •j.'' 1NE 'J n.BT. I1 O e t.12 IIIiT• ,, •+ 'Z I 't Z 1 .',3.,'+_ ss "rLJ It ININI•w,P•e•;1I.I 1-; ;•'\: `:y, z --- Q'.._ 8 1—... .—.I 3 s es er o z N a, uNew I. Ii1d18II1,A Y '14 aid...4,1,1. •1.; f• 3t } •y: , d n . - r:4z 6 .I.. 1 ,, , .,< , „1p I I I a r 1 Q it i i Yi /) 190/ z' .I M a " --I I c Z i T r to ir I ' r r I ,. n , ... h i ti...,_,,,_,,,,.....,-A.,,,..:,:__ L.I. A F G I I. ° I J I GRENWbOD I I yam, . ! 4. !! ed Y CEMET 2Y 5 xi l__ l.. , . i i 1 T 1 I'ter IIlIiiN. j r., • -- f .mot®.®..m.o>..m•` -,. 1....,... ...,... ,i"" .,,.,........... ....z ma!o f >e>.NORAL1I' ,o z< I... m..s._w.:nm T.r^ - I 3 _«.....e4' ..:..... ."3.16r, E .,.. ....,...,._I I t I SA-447-79 Site Plan Approval : Michael R. Mastro 1 175 unit Medium Density Multiple Family development 1 MICHAEL R. MASTRO 5+ acres APPLICANT TOTAL AREA PRINCIPAL ACCESS NE 3rd Place to Union Avenue NE s j EXISTING ZONING " R-3" Medium Density Multiple Family with covenants edUndeveloEXISTINGUSEp PROPOSED USE_ 175 unit aprtment developmmnt I ICOMPREHENSIVE LAND USE PLAN Medium density Mulitiple Family and Greenbelt, i COMMENTS 1 1 1 i 1 r W / 9 DEVE' ?MENT APPLICATION REVIEW . _:ET Application . lQ''-', ` 1 :56 ' ff/ =7 Location : frt tot- ar w.,,,,, of RE gel ' 0 Uhtc'.N Applicant : TO : . P ks DepartmentSCHEDULED HEARING DATE: Police Department A, R, C, MEETING Public Works Department Engineering Division I F1+ J r \ Traffic Engineering rlfi Building Division Utilities Engineering 11 Fire Department IN W ITS IGPFQ G1HETAPPLICATIOf IREVEIS O WERENCED(ARC)) TO NE HELDIONIIYrII COVF D q AT 9:00 AM IN THE THIRD FLOOR CONFERENCE • F YO R EPARTMENTISION REPRESENTATIVE WILL NOT BE. ABLE TO BATTENPGTHEE ARC, P EA E PRsVI DE THE• COMMENTS TO THE WILL DEPARTMENTUzr4 REVIEWING DEPARTMENT/DIVISION: fa /,-(..Q_, Approved X Approved with conditions Not Approved j..L____ .646„,....„ --_,., 1) ec_i„....d et__o ,ae n- ce - ,,, . cc., G.- „z--(--e ("l c-e-- 71> , Signature of Director or Authorized Representative Da e REVIEWING DEPARTMENT/DIVISION : r Approved Approved with conditions Not Approved Signature of Director or Authorized Representative Date E/FINAL b,LCLARATION OF ON-SIGNIFICANCE Application No . SA-447-79 PROPOSED Declaration Environmental Checklist No . 522-79 X® FINAL Declaration Description of proposal 175 Unit Multiple Family apartment on 5+acres located south of NE 4th Street and West of Union Avenue NE ,ladjoining Greenwood Cemetary . Proponent MICHFAI R. MASTRO Location of Proposal Southwest Quadrant NE 4th and Union' Ave . NE Lead Agency City of Renton Planning Department This proposal has been determined to ® haven not have a significant adverse impact upon the environment . An EIS , 0 is is not , required under RCW 43 . 21C . 030 (2 ) (c ) . This decision was mate after review by the lead agency of a completed environmental checklist and other information on file with the lead agency . Reasons for declaration of environmental significance : The applicant proposes a development plan that retains major portions of the natural ? amenities of the site . Measures , if any , that could be taken to prevent or mitigate the environmental impacts to such an extent that the lead agency would withdraw its declaration of significance and issue a p 4/final ) declaration of non-significance : Responsible Official Gordon Y . Ericksen Title Plann,wng Jrect• r , - Date December 14 , 1979 Signature 1ra.. . fit City of Renton Planning Department 5-76 4. Existing vegetation, particularly the substantial trees._ should be retained as much as possible to contrik towards resolution of storm 1 Lnage problems. Drainage and vegetation retention can be reviewed with specific ucvelopment plans. RECOMMENDATION: 1240Z,0101Coss' Based upon the record, testimony, findings and conclusions, it is the recommendation of the Examiner that the City Council approve the reclassification from G to R-3. subjectto: 1. Provision of adequate access to and from the property per applicable city ordinancesandregulations. 2. Retention of existing vegetation as much as possible. 3. Building setbacks of 30 feet along the southerly and westerly boundaries of the property. 4. Building height of 35 feet. 5. Review of the-development site plan by the Examiner in a public hearing for compliance with the aforementioned conditions. ORDERED THIS 15th day of June, 1978. l L. •ic'r eeler Land Use Hearing Examiner RECOMMENDATION: NI ;Atka NI fiefro It is the recommendation of the Examiner that the City Council approve the reclassificationfromGtoR-3 subject to: 1. Provision of adequate access to and from the property per applicable city ordinancesandregulations. 2. Retention of the existing vegetation, with the approval .of the Planning Departmentbeforeanytreesareremoved. 3. Approval of the Planning Department of all site and landscape plans. 4. Building height is not to exceed 35 feet. Building setbacks along the southern and western boundaries should be not less than30feet. 6. Participation in any future LID to improve access to the property; including but notlimitedtoUnionAvenueS.E. and N.E. 4th Street. 7. Execution of restrictive covenants incorporating these conditions signed by theownerso` the property. ORDERED THIS 25th day of May, 1979. • Fred J. Ka an Land Use Hearing Examiner TRANSMITTED THIS 25th day of May, 1979 by Affidavit of hsa; i 4 PLANNING DEPARTMENT PRELIMINARY REPORT TO THE HEARING EXAMINER PUBLIC HEARING DECEMBER 12 , 1979 APPLICANT : MICHAEL R. MASTR.O FILE NUMBER: SA-447-79 A. SUMMARY AND PURPOSE OF REQUEST : The applicant seeks approval of a SITE PLAN for a proposed 175 unit mulitple. family residential housing project , located on 5+ acres . B. GENERAL INFORMATION : 1 . Owner' of Record : Michael R. Mastro 2 . Applicant : same 3. Location : Approximately 800 feet south of vicinity map attached ) N . E . 4th Street , approximately 800 feet west of Union Ave . N . E . between Greenwood Cemetary and Leisure Estates Mobile Home Park . 4 . Legal Description : A detailed legal description is available in the Renton Planning Deaprtment 5. Size, of property : 4. 73+ acres 6 . Access :via proposed N . E . 3rd Place to Union Avenue N . E . 7 . Existing Zoning : R-3" Medium Density Multiple 8. Existing Zoning in the Area : G" General Classification B- 1" Business Use T" Trailer Park R-3" Medium Density Multiple 9 . Comprehensive Land Use Plan : Greeenbelt , Commercial , Medium Density Multiple Family 10 . Notification : The applicant was notified in writing of the hearing date . Notice was properly published in the Record Chronicle on December 7 , 1979 and posted in three places on or near the site as required by City Ordinance on December 7 , 1979 . C. HISTORY/BACKGROUND : The subject site was annexed into the City by Ordinance No . 2249 dated June 22 , 1966 . The northerly portion of the site was rezoned from G" to "R-3" Medium Density Multiple Family by Ordinance No . 3247 dated September 22 , 1978. The southerly portion of the site was likewise rezoned to " R3" by Ordinance No . 3331 dated July 11 , 1979 . D . PHYSICAL BACKGROUND: 1 . Topography : The property slopes upward from west to east at approximately a 5% slope . 2 . Soils : Alderwood gravely Sandy Loam (AgC) . Permeability is moderately rapid in the surface layer and subsoil and very slow in the substratum. Runoff is slow to moderate and the erosion hazard is moderate . This soil is used for timber; pasture , berries , row crops and for urban development. h PLANNING DEPARTMENT PRELIMINARY REPORT TO THE HEARING EXAMINER PUBLIC HEARING : MICHAEL R. MASTRO : file Io . SA-447-79 DECEMBER 18 , 1979 PAGE TWO 3. Vegetation : The site contains a significant stand of Douglas Fir in the eastern 2/3 "s of the property with the remainder lawn grass . 4 . Wildlife : . Existing vegetation on the site provides suitable habitat for birds and small mammals . 5. Water : No water was observed on the subject site . 6. Land Use: The site is primarily undeveloped except for a single family residence in the southeast portion of the property. The Greenwood Cemetery is located to the west and the Leisure Estates Mobile Home Park to the south . Scattered single family residences are to the east and an apartment complex to the north . E. NEIGHBORHOOD CHARACTERTISTICS : The area is in transition from scattered single family uses and undeveloped land to multiple family and higher uses , F . PUBLIC SERVICES : 1 . Water and Sewer : An existing 12" water main is located along NE 4th Street and a 16" main extends south on Union Avenue SE for approximately 750 ' . An 8" sanitary sewer is situated on NE 4th Street and a similar pipe is located on Union Avenue SE extending south for. approximately 450 ' . 2. Fire Protection : Provided by the Renton Fire Department per ordinance requirements . 3. Transit: Metro Transit Route #107 operates along Union Avenue SE within 4 mile of the subject site , 4. Schools : The subject site is located approximately z mile south of the Honeydew Elementary School and 14 miles southeast of McKnight Junior, High School and one mile southwest of Hazen Senior High School . 5 . Recreation : Kiwanis Park is approximately 2 mile north of the site and Windsor Hills Park is within one mile to the west. G . APPLICABLE SECTIONS OF THE ZONING CODE: 1 . Section 4-709A, R-3 , Residence Multiple Family , 2 . Section 4-729 , "G" , Residence Single Family. H . APPLICABLE SECTIONS OF THE COMPREHENSIVE PLAN OR OTHER OFFICIAL CITY DOCUMENT : 1 . Comprehensive Plan , 1965 , Land Use Report , Objective 6, page 18. I . IMPACT ON THE NATURAL OR HUMAN ENVIRONMENT : 1 . Natural systems : Development of the subject site will remove th,e natural vegetation , disturb the soils , increase storm water runnoff and have an effect on traffic and noise levels in the area . The applicant proposes to mitigate these impacts through proper site development including preservation of trees , natural amenities , and providing proper access to the site . 2 . Population/employment : The proposal will increase the population in the area by approximately 440 persons based upon 2 . 5 persons per household . PLANNING DEPArTMENT PRELrIMINARY REPORT TO E HEARING EXAMINER PUBLIC HEARING : R. MASTRO , file No . : SA-4_ _ _ -79 DECEMBER 18, 1979 PAGE THREE 3. Schools : The proposed multiple family construction will increase the school population by approximately 44 students based upon 0 . 25 pupils per household . These new pupils will be scattered throughout the grade levels and are not expected to adversely impact the school distirct. 4 . Social : . Devleopment of the subject site will provide increased social opportunities for residents along with those who currently live in the vicinity of the site . 5 . Traffic : The proposed development will increase the traffic in the area by approximately 1070 trips/day based upon 6 . 1 trips per unit .This will increase the traffic load on N . E . 4th Street by about 5%. Although this is a minor increase in traffic on this arterial , N . E . 4th , this corridor is currently at or near capacity at peak hours .This project in conjunction with a series of similar developments could adversely effect this street , but no immediate need is seen to preclude this development at this time . J . ENVIRONMENTAL ASSESSMENT/THRESHHOLD DETERMINATION : Pursuant to the City of renton ' s Environmental Ordiance and the StateEnvironmentalPolicyActof1971 , as amended , RCW 43-21-C , a declarationofnon-significant impact has been prepared for the subject development . K. 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 6 . City of Renton Police geaprtment L . PLANNING, DEPARTMENT ANALYSIS : 1 . The subject proposal is compatible with the Land Use Element of the Comprehensive Plan which designates the site as medium density multiple family and greenbelt. 2 . The site plan is g rie'ally consistent with the existing zoning and adjoining land uses which include scattered single family homes , other apartments , and a mobile home park . 3. The Hearing Examiner approval of the Stone and Nunn applications for rezone included restrictive covenants requiring approval by public hearing of the proposed land use , and specifying certain development restrictions . Copies of the conditions of approval are attached . 4 . The applicant proposes access via N. E . 3rd Place from the site easterly to Union Avenue . Improvements will included a 60 foot right-of-way , and 36 foot curb to curb improvements , sidewalks and street lighting on the northerly half of the street. 5 . Vacation of a portion of the N . E . 3rd Place right-of-way wasapprovedbytheCityCouncilonDe.cetnber. 10 , 1979 ,. subject to an agreement for completion of N . E . 3rd Place requiring commencementofconstructionwithin150days , and completion 120 days prior to occupancy of the development . 6 . Pursuant to Fire Department requirements , a 45 foot curb radius turnaround is provided at eh western terminous of N . E . 3rd. 7 . The dwelling unit density , building height , and required setbacks of the Zoning Ordinance and restrictive covenants are complied with . 8 . The site development plan indicates that approximately 60% of the existing mature trees on the site will . be retained .in the final PLANNING DEPARTMENT PRELIMINARY REPORT TO THE HEARING EXAMINER PUBLIC HEARING : MICHAEL R. MASTRO, file No . SA-447-79 DECEMBER 18, 1979 page four design . This appears to conform to the restrictive covenant requirement to retain natural vegetation on the site . 9 . The portion of the site within the powerline right-of-way provides a 76 ' by 140 ' open space area which should be graded and developed for active recreational purposes . 10 . Storm water retention in the form of an open basin is proposed in the northeast corner of the development. In order to reduce maintenance and provide recreational opportunities , this areas should be developed into a hard surface play court such as for basketball or volleyball .. 11 . The applicant has provided 1 . 5 parking space per dwelling unit as required by Code , plus 0 . 1 spaces per unit for recreational vehicle parking . However , the site plan does not provide a separate screened area for RV use . A portion of the parking area does provide the opportunity to develop such a screened area , and the plan should be appropriately amended . 12 . The Fire Department recommends that the site plan be approved , but tha a pre-construction conference be held between . that Department and , the applicant be held. 13. The Police Department recommends that no building permit for this phase of development not be approved until N . E. 3rd is completed into the project area . 14. Emergency access must be provided between this development and Leisure Estates to the south . Currently an emergency access road is provided along the powerline right-of-way providing a temporary connection . 15 . Detailed landscaping plans have not been submitted . Prior to issuance of a Builidng Permit , detailed plans should be approved by the Planning Department reflecting the following general landscaping design concept : a) vegetation proposed shall generally blend with the existing natural foliage surrounding the site b) canopy trees and evergreen shrubry shall be installed in all parking island landscaping . c ) perimeter landscaping shall consist of a "sight-obscuring" evergreen screen consisting of an average 6 foot height mix of shrubs and trees screening the development from adjoining lower intensity uses and open areas . d ) interior landscapded areas shall include pathways , seating and passive recreational areas combined with appropriate landscaped materials . 16 . At the time of this report preparation , we have not received comments from the Public Works Department. M. PLANNING DEPARTMENT RECOMMENDATION : Due to the lack of comments from the Public Works Department , the followi recommendaiton does not reflect and possible recommendations from Public Works . It is recommended that this application SA-447-79 be approved subject to the following conditions : 1 . Compliance with all conditions of the restrictive covenants . f PLANNING DEPARTMENT PRELIMINARY REPORT TO THE HEARING EXAMINER PUBLIC HEARING:, MICHA_ EL R. MASTRO : file No. SA-447-79 December 18 , 1979 _ page fiVe 2 . Compliance with the conditions of the street vacation . 3. N.' E: 3rd shall be completed prior to issuance of a building permit for this phase of development. 4 . Trees specified for preservation shall be protected from grading and/or other construction damage. 5 . The playfield area under the power line shall be graded for such purposes and properly improved with turf, and a perimeter fence or landscaped buffer adjoining the parking area . 6 . 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I., 747. 1- ani/ 649L-'(•. ei. l' it- 24,, e- tthqft11-- r•-•' 1 I. 14N4''' N),.: X0,,...,,, k 41. 1111,,,,,. ,, ejil0Pre 1 ti e1, ..!•'‘'' '• 1,•.\ 1 e‘.....„„„ 2". 4, st• 1‘ . V' f:•" .. INS. 11, 4- F, , 1 1 i 114' ., 4r „ F t111 -"": ...+sa4.,... _ _- mwaa. 1 t•ko em mem ra vr.ene.mma/ 1j .-._...1_ -_.11_j_1. 1 .1'I IIi•L li•t - 1. •- w.-x I N Y a.....w... sa r.d.-e..'..a...ar• 1.I 1'C• Y-..`1 U':• ,1.IY .1 4¢1A .J. 1 1 1 - I 1,. GI14yy' .14a ' A` €Y , i. t. . sIs TI- -. •4U'C ._'.._,:;;Lr. a . - 4E . 1 -,1.l a7 I It ,' .O _„ i- . TM 4T.Hi e \ - i LtI1: T±• 1 ' 7.I e 1 N. 77 PS. eV' : - f=* •,.4, Planskm.,n, F t. t a b,a" r. T 1 - r z ,l 5 J ii IB i 44 { . d ,ji'{ ;,4•y.k.44.1,1.•',1.:. I f.Al .y. 1.1.T.. „ I 2 d a S,I,.,...'1 I•l'T 1"`•;'i l ' ....•', , , . .' in(rlc7 1 u i I w: :... i...--.. ? j,„. a.....,w. 1.1.l 1 I I -- ij I e t ti 1 a r 1 I T.I I -- r mo c d I k i Z P-7-- I I I L• .GR ENWI00D ......,. ,„_ i-- -, L eii G r C Ej M ET.RY I • N'---:-- -. 1 r».." '..... 1 _ ..... Yet '. ...__-.__ r__— lir___- 1--1 I • I 1- i 11 ii SI iixi 11 i I „ epop a rt.::-.fl....,.3,..,.W...., n. .x...a YMq.4:•. ., 8 Y tf SA-447-79 Site Plan Approval : Michael R. Mastro 1 175 unit Medium Density Multiple Family development r MICHAEL R. MASTRO 5+ acres APPLICANT TOTAL AREA I NE 3rd Place to Union Avenue NEPRINCIPALACCESS e x EXISTING ZONING "R-3" Medium Density Multiple Family with covenants EXISTING USE Undeveloped PROPOSED USE 175 unit aprtment developemnt COMPREHENSIVE LAND USE PLAN Medium density Mulitiple Family and Greenbel .( COMMENTS t I f4 rldneiing uepartment 79 DEVE MENT APPLICATION REVIEW ; ET Application : 5- ern r Location :,/ 'W w wv- ove NE enn V oofAve:,AT- Applicant . inetdrapenieAdel TO : Fh'.ks Department SCHEDULED HEARING DATE:40 D Police Department A. R. Ca MEETING Public Works Department Engineering Division Traffic Engineering Building Division Utilities Engineering Fire Department INf W M HGRFEGTHETAP'LICATION IREVIEW CEFERENCEOr(ARC)) TO 3E HELDIOND AT 9 :00 AM IN THE THIRD FLOOR CONFERENCE FYO R 1 EPARTMENTISION REPRESENTATIVE W LL NOT BE ABLE TO ATT N THE ARC, P EA E PR VIDE THE. COMMENTS TO THE PLANNING DEPARTMENT BY 5: 00 PM ON REVIEWING DEPARTMENT/DIVISION :a4-c-c Approved X Approved with conditions Not Ap proved CA-7-1/L-fa—LX 2 g 67/7/ Signature of Director or Authorized Representative Da e REVIEWING DEPARTMENT/DIVISION : Approved Approved with conditions Not Approved Signature of Directoror Authorized Representative Date siafteP&SES/FINAI ECLARATION OF ON-SIGNIFICANCE Application No . SA-447-79 PROPOSED Declaration i Environmental Checklist No . 522.-79 XO FINAL Declaration Description of proposal 175 Unit Multiple Family apartmentfon 5+acres located south of NE 4th Street and West of Union Avenue NE.;'' adjoining Greenwood Cemetary . Proponent MICHFAI R. MASTRn I Location of Proposal Southwest Quadrant NE 4th and Union1Ave . NE Lead Agency City of Renton Planning Department This proposal has been determined to 1 have AKnot have ' a significant adverse impact upon the environment . An EIS 0 is s is not , required under RCW 43 . 21C . 030 (2 ) (c ) . This decision was ma'e after review by the lead agency of a completed environmental checklist and other information on file with the lead agency . Reasons for declaration of environmental significance : , The applicant proposes a development plan that retains major portions of the naturaliamenities of the site . Measures , if any , that could be taken to . prevent or mitigate the environmental impacts to such an extent that the lead agency would withdraw its declaration of significance and issue a final ) declaration of non-significance : Responsible Official Gordon Y . Ericksen Title Plangn1 rect• r Date December 14 , 1979 Signature A" e , 4il ' r f' w City of Rentonf Planning Department 5-76 r/ of, I RA, a©O THE CITY OF ''E N T O N Tsgz.et • UNICIPAL BUILDING 200 ILL AVE.SO. RE TG ".WASH. 55 CHARLES J. DELAURE 1TI r MAYOR a PLANNING DEPARTMENT 9A co. 235- 2550 09gT D EP 6 P S December 5 , 1979 Michael Mastro o William S . Stao 2367 Eastlake E . Seattle , Washington 98102 RE: NOTICE OF APPLICATION ACCEPTANCE AND PUBLIC HEARING DATE FOR APPLICATION FOR SITE APPROVAL TO CONSTRUCT 175-UNIT MULTIPLE FAMILY HOUSING PROJECT IN R-3 ZONE , File SA-447-79 ; property located, approximately 800 feet south of N . E . 4th St. and approximately 800 feet west of Union Ave . N . E . between Greenwood Cemetery and Union Ave N . E . Dear Mr . Mastro: The Renton Planning Department formally accepted the above mentioned application on November 26 , 1979 . A public hearing before the City of Renton Hearing Examiner has been set for December 18 , 1979 at 9 : 00 am . Representatives of the applicant are asked to be present. All interested persons are invited to attend the hearing . If you have any further questions , . please call the Renton Planning Department, 235-2550 . Very truly yours , Gordon Y. Ericksen Planning Director11111 S B`J • 4 %'1 air . e y oc Associate P anner Fr NOTICE OF PUBLIC HEARING RENTON LAND USE HEARING EXAMINER RENTON; WASHINGTON A PUBLIC HEARING WILL BE HELD BY THE RENTON LAND USE HEARING EXAMINER AT HIS REGULAR MEETING IN THE COUNCIL CHAMBERS , CITY HALL , RENTON , WASHINGTON , ON DECEMBER 18 1979 , AT 9 :00 A. M. TO CONSIDER THE FOLLOWING PETITIONS: 1 . SEA-BELLE PROPERTIES , APPLICATION FOR SPECIAL PERMIT TO FILL AND GRADE IN B-1 ZONE , File SP-402-79 ; property located immediately east of Lake Washington `Blvd . N . E. between S . E . 76th St . and S . E . 80th St . 2. MARK HEACOCK AND PETER TIERSMA ( EDEN ESTATES ) , APPLICATIONS FOR EXCEPTIONS TO SUBDIVISION ORDINANCE REGARDING ACCESS WIDTH AND CUL-DE-SAC LENGTH , Files E-449-79 and E-450-79 ; property located on the north side of N . E . 28th St . between Kennewick Pl . •N . E . and Aberdeen Ave. N . E . 3 . DONALD J . ROHRSSEN , APPLICATION FOR WAIVER OF OFF-SITE IMPROVEMENTS , File W-440-79 ; property located in the vicinity of 4827 Talbot Road South . 4. ARTHUR D. GUSTAFSON , APPLICATION FOR PRELIMINARY PLAT APPROVAL OF 14-LOT SINGLE FAMILY SUBDIVISION ( GUSTAFSON ADDITION) , File PP-441-79 , AND APPLICATION FOR EXCEPTION TO SUBDIVISION ORDINANCE REGARDING CUL-DE-SAC LENGTH , File E-448-79 ; property located on west side .of Union Ave. N . E . , approximately 200 feet south of N . E . 10th St. 5 . MERCURY MARINE , APPLICATION FOR SITE APPROVAL TO CONSTRUCT OFFICE/DISTRIBUTION AND TRAINING CENTER IN M-P ZONE , File SA-442-79 ; property located on the northeast corner of the intersection of Lind Ave. S . W . and S .W . 41st St . 6 . (1ICHAEL R. MASTRO , APPLICATION FOR SITE APPROVAL TO CONSTRUCT 175-UNIT MULTIPLE FAMILY HOUSING PROJECT IN R-3 ZONE , File SA-447-79 ; property located approximately 800 feet south of N . E . 4th . St . and approximately 800 feet west of Union Ave. N . E . between Greenwood Cemetery and Union Ave . N . E . Legal descriptions of applications noted above are on file in the -Renton Planning Department. ALL INTERESTED PERSONS TO SAID PETITIONS ARE INVITED TO BE PRESENT AT THE PUBLIC HEARING ON DECEMBER 18 , 1979 AT 9 :00 A . M. TO EXPRESS THEIR OPINIONS . GORDON V. ERICKSEN PUBLISHED December 7 , 1979 RENTON PLANNING DIRECTOR CERTIFICATION I , STEVE MUNSON HEREBY CERTIFY THAT THREE COPIES OF THE-AI OVE DOCUMENT WERE POSTED BY ME IN THREE CONSPICUOUS PLACES ON THE PROPERTY DESCRIBED ABOVE AS PRESCRIBED BY LAW. ATTEST : Subscribed and sworn to before me , a Notary Public , on the 5th day of December 4 19 79 SIGNED X; . — Ai4ti ', , , , v. I7--0 ti-la,AV.' •- ,c.,p-1,v4,14 tk.,i. ToiNvo,'•,, 4:4, i'..1,"A. i 4 Zgq,,,t $41 1 t...,,, r'1,,,w,ii 1:::°'' ''''' :,,`4,','44' N, „,i ''- 4,,--,,,,) 41' .,,,,:,Ati. A., t"' '''' ''''4 I 3 , M' - i' 11: ; Op: .44:', fl-„,„, 'f, , , !,,,,,,e, w,f, k,,, - ,5, ,-„, ,,r' 1,-, 4t 1°./:* . P ''' s A1 I 1I, P A'', ,1,4 A g; k , ,v, ,,iL1, ,‘T• e. CV'4.:.: ,a •.,-3,1,,,,,;,,7,, 41. "4i. 1,t, ,, , P:'' 4,. GEC EAL L*CAT1*11: I Hi, Aill AD„. ESS: PROPERTY LOCATED APPROXIMATELY 800 FEET SOUTH OF N . E. 4TH STREET AND APPROXIMATELY, 800 FEET WEST OF UNION AVENUE N . E. BETWEEN GREENWOOD CEMETERY AND UNION AVENUE N. E. 1 LEGALDESCAIPTIC1: A DETAILED' LEGAL DESCRIPTION IS AVAILABLE ONNFILE IN THE RENTON PLANNING DEPT. IS 5„TO P '10TiFY Pit * E--,TY "lilfiTiS 1,F i atv .. , AUL- 9,01r,,, 4 F vms 0, ot,:x.sit ,,,;4, x idf,„,,,,k.4,44. WRIP , , A.P' q i,,`.4 11--A ‘`ini, : 1., 3, Yf i,41 ay. AvAt a bil '0 ' -keat lg '' ',,I. 111 1 I Ot4"14it, rf,,,,:WIM4 Ail , v v.,1, rt, .„, ih k, , It OE HELLO' 1 1, NIs,i, 4, UP/ CiOUNICIL CH, ' TaE2, ',v,,,JKOCHDAL tUIL ik'n1.,....,... CM DECEMBER 18., 1979 1ft .,) A . 1' T 900 A.M. Nt M Ir rr Et- :4' \i" - ili'rE• ' nvi ,„, M.Mitti A......, . . r.1 ,„., ,.t- or ts.„4. ,..,,:1 I,1, , .P ,''''' 13,0•IN, io-. 1 al 110 ' Azfo I li,,,, - l''' i i ' '!' .' ti.-4,,„,.....1 MICHAEL R. MASTRO, APP . FOR SITE A APPROVAL TO CONSTRUCT 175—UNIT MULTIPLE FAMILY HOUSING PROJECT IN R-3 ZONE 447-79 V ifil 1 fil SA- 1.#, .14,,,b1, 4 ' tile, sk, :'. , NI , .i..,„1, F 4 1 , 4 ,,tk*.rho 0,4 4,,,,,T I 901.M. 'it, . i E, ta ..... 3'* Z eA t t.1 tiy, ; .;4- 1 - FloIl FURTKER INFONIMATO.A CALL 235 250 THOS ret4 ,TOCE KIT Ti A E ''''. MOW,lit ' 1 , 01 ,T 7*; *PER ' UT10fIZAl1a k CITY OF RENTON/ WASHINGTON i -v ryr', r F(!ToN ENVIRONMENTAL CHECKLIST FORM 7-1' AUG 101978 OFFICE USE ONLY BUILDING I1DIViSION FOR 0 C Application No. -?i7- 7 ' Environmental Checklist No. 7- 7, PROPOSED, date: FINAL, date: Decl'aratlon 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 td 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 lidense 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. Thislwill 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 ry / ry1 C jy1) Ll l/A'1 1 ..•n -"L, / ,i 1. Name of Proponent G 2. Address and phone number ofjPro/ponen/t: 3. Date Checklist submitted AIL A-- 1 7 4. Agency requiring Checklist l n CJ('1.1 5. Name of proposal , if applicable: 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) : 1 i, 14141, 0 ''N-<_.u°°>`i /.01 l,k ("f%, LP\ r'. 1 y z-1-7 ',^:i';f j !(" 1Jb.I j ' i.l C:,'L(},i 7 rr.(. s ff 1( t%•r,. r_;>i>" C.'l ,i - ) = ,,." 1... 2- 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- mentallsetting of the proposal ) : p f ( (l6 e`C:r' Le Z/ f /V•` • r`G j) i,bvVC 1"L•4"t 4' I' h e r /V G/ . 8. Estimated date for completion of the proposal : 1L76j(o) 9. List of all permits , licenses or government approvals required for the proposal federal , state and local --including rezones) : 10. 'Do you have any plans for future additions , expansion , or further activity related to or connected• with this proposal? If yes , explain: 11. Do you know of any plans by others which may affect the property covered by your proposal? If yes , explain: 12. Attach any other application form that has been completed regarding the pro- posal ; if none has been completed, but is expected to be filed at some future date, describe the nature of such application form: . II . ENVIRONMENTAL IMPACTS Explanations of all "yes" and "maybe" answers are required) 1) Earth. Will the proposal result in: a) ', Unstable earth conditions or in changes in geologic substructures? X VET MAYBE NO b) : Disruptions, displacements , compaction or over- covering of the soil? YES MAYBE NO c) , Change in topography or ground surface relief features? V U NO d) The destruction, covering or modification of any unique geologic or physical features? VET— MAYBE NY e) Any increase in wind or water erosion of soils , heitheronoroffthesite? Yn-- MAYBE NO. f) Changes in deposition or erosion of beach sands, or changes in siltation, d^position or erosion which may modify the channel of a river or stream or the bed of the ocean or any bay, inlet or lake? A V 5 RY E WO-- Explanation:Explanation: i'7. F."l17• S„ ,fltil /\• ti • i • i t 1.1 1i`/'' G`. , `-.. j ;t•1(_•• L • , il , (•_ :!` !l"L.y'}'fi 3-•1 2) Air. ' Will the proposal result in: a) Air emissions or deterioration of ambient air quality? TEE— b) The creation of objectionable odors? II V1 MAYBE NO jl c) Alteration of air- movement, moisture or temperature, or any change in climate , either locally or I . regionally? . - _ - - VS MAYBE NO Explanation: 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? YES MAYBE NO b) Changes in absorption rates , drainage patterns , or the rate and amount of surface water runoff? YES MAYBE N c) Alterations to the course or flow of flood waters? Z YES MAYBEN d) Change in the amount of surface water in any water body? YET' MAYBE NO e) Discharge into surface waters , or in any alteration surface water quality, including but not limited to temperature, dissolved oxygen or turbidity? J YES MAYBE- Nb— f) Alteration of the direction or rate of flow of ground waters? YET MAYBE NO g) Change in the quantity of ground waters , either through direct additions or withdrawals , or through 1interceptionofanaquiferbycutsorexcavations? 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? YES WIFE flo 1 ). Reduction in the amount of water otherwise available for public water supplies? YES MAYBE dui Explanation: (`?J .=C (,` ic' `, ,.C 1ti 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)? YES MAYBE N b) Reduction of the numbers of any unique, rare or endangered species of flora? Y - MAYBE KU— c) Introduction of new species of flora into an area, or in a barrier to the normal replenishment of existing species? YES MAYBE d) Reduction in acreage of any agricultural crop? VEY— MAYBE . Explanation: ".) C'1Gz'7'jt - ,`>'/1•LZ-it)1,9 1-4) 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, ti. insects or microfauna)? Y *FEE NO b) Reduction of the numbers of any unique, rare or endangered species of fauna? l YES MATE NO c) Introduction of new species of fauna intb or result in a barrier to the migration, or movement of fauna? YES ,WEE NO d) Deterioration to existing fish or wildlife habitat? YES MAYBE Explanation: 6) ' Noise. Will the proposal increase existing noise levels? YES MAYBE NO 1 1 Explanation:1 i t't•L(. ' I' //Li 21)1. s'Yl-11/0'1,} o-H:-°)4z1 LL1 -i.'f 71 ?(lt °f: c j (;4,L{? c",.w`:{,41'i 7) Light and Glare. Will the proposal produce new light or glare? YES MAYBE 10-- Explanation: 8) Land Use. Will the proposal result in the alteration of the present or planned land use of an area? A YES MAYBE Fir Explanation: t 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? YE - , MAYBE NO Explanation: II 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? YES— MAYBE WO-- Explanation:i 11) Population. Will the proposal alter the location, distri- bution, density, or growth rate of the human population of an area? V N Explanation: U %'( °1' C-C/.,4 4'LC,t,t> M'4,d-r40.b( 5- 12) Housing. Will the •proposal affect existing housing, or create a demand for additional housing? YES N—B NO Explanation: 13) Transportati.on/Circu,lation. Will the proposal result in: a) Generation of additional vehicular movement? YES MAYBE NO b) Effects on existing parking facilities , or demand for new parking? I: YES MAYBE NO c) Impact upon existing transportation systems? YES MATTE d) Alterations to present patterns of circulation or movement of people and/or goods? YET— MAYBE NO e) Alterations to waterborne, rail or air traffic? YES MAYBE NO f) Increase in traffic hazards to motor vehicles , bicyclists or pedestrians?i\ YES MAYBE NO Explanation: (AA (j ' . 4%LAr.e.'1211.4 z. L (? ( (1.1)46 t, , '4 ir 721. lxC (' (wit Lit_ z;)11 y?i-7-j;7r'11 1 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? YES I MAYBE W6— b) Police protection? YET— MAYBE W c) Schools? YES , MAYBE d) Parks or other recreational facilities? YES MAYBE NO e) Maintenance of public facilities, including roads? YES MAYBE NO f) Other governmental services?X YES ' MBE NO Explanation: 15) Energy. Will the proposal result in: a) Use of substantial amounts of fuel or energy? r YES MAYBE AO b) Demand upon existing' sources of energy, or require the development of• new sources of energy? YES MAYBE NO Explanation: 16) Utilities. Will the proposal result in a need for new systems, or alterations to the following utilities: a) Power or natural gas? Y. YES MAYBE N b) Communications systems? F'E5 MAYBE NO c) Water? YES MAYBE NO A r I` 6- d) Sewer or septic tanks? VET— MAYBE N(— e) Storm water drainage? X YES MAYBE td6 f) ' Solid waste and disposal? YES AITTEE NO • • Explanation: 17) Human Health. Will the proposal result in the creation of any health hazard or potential health hazard (excluding mental health)? Yr- MAYBE W 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? YET MAYBE WU- Explanation: 19) Recreation. Will the proposal result in an impact upon the quality or quantity of existing recreational opportunities?YES'- MAYBE 0— Explanation: 20) Archeological/Historical . Will the proposal result in an alteration of a significant archeological or historical Ni site, structure, object or building? YE5 MAYBE 0— Explanation: 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 reliance upon this checklist should there be any willful misrepresentation or willful lack of full disclosure on my part. zf ti Proponent: signed) name printed) Receipt # CITY OF RENTON PLANNING DEPARTMENT NAME DATE PROJECT & LOCATION 1V-Z Application Type Basic Fee Acreage Fee Total I e'h Environmental Checklist Environmental Checklist Construction Valuation Fee fq/ 4 y TOTAL FEES Please take this receipt and your payment to the Finance Department on the first floor. Thank vou. AFFIDAVIT I, / fic#ti,46.. /2 /` being duly sworn, declare that I am the owner of the property involved in this application and that the foregoing statements and answers herein contained and the information herewith submitted are in all respects true and correct to the best of my knowledge and belief. Subscribed and sworn before me ST I thisaI day of NOv. 19 7 7 Notary Public in and for the State of Washington, residing at A/2.4 ti"2er cam. -- of Notary Public) Si ature of Owner) Address) Address) eAr,uat. v ') City) State) 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 CITY OF RENTON APPLICATION SITE APPROVAL FOR OFFICE USE ONLY File No. SA- 47 7/ Filing Date 7‘"may Application Fee $ Receipt No . /45-/7 71) Environmental Review Fee $ APPLICANT TO COMPLETE ITEEMS 1 THROUGH 6 : 1 . Name t`"e/ Cdr-l4bC. 0e. itlar rAue Phone 3 i 7 "a71 Address. WN f, 740 236 7 r 046 5 4Trcc i4.a- 9 ?to L 2 . Property location /146- st r 1/4/10A/ gi—NTon/ 3. Legal description (attach additional sheet if necessary) I 6-6 517E 1D A-,J 4 7 3 4 . Number of acres or square feet MOWG • Present zoning 5 . What do you propose to develop n this property? eILT.A/6 oS"VG 6 . The following information shall be submitted with this application : A. Site and access plan (include setbacks , Scale existing structures , easements , and other factors limiting development) . . . . . . . . . . . 1" = 10 ' or 20 ' B. Parking, landscaping and screening plan 1" = 10 ' C. Vicinity map (include land use and zoning on adjacent parcels) 1" = 200 ° to 800 ' D. Building height and area (existing and proposed) 7. LAND USE HEARING EXAMINER ACTION : Date Approved Date Denied Date Appealed Appeal Action Remarks Planning Dept. Rev, 1-77' 1 iati a. OF FILE FILE TITLE j.p. . Ft31 1 ter` 1'F' A. K 1, ,Ii 1 i I I l':' 41 74-019