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Home My WebLink AboutLUA00-132 .. CITE )F::RENTO - Hearing Examiner • Jesse Tanner,Mayor : : Fred'J:Kaufman ' • March 19,2001 Barbara.Shinpoch: 361:Maple Avenue.NW Renton,WA::98055 Re: APPEAL OF DNS-FOR RENTON PL, FILE NO: LIJA00-132;AAD ':'' _. Dear Ms. Shinpochi - -The Examiner's Report and i ecision on the above referenced matter,which was issuedion January 22,2001,was not appealed within the14�1ayperiod established by ordinance: • Therefore,this matter is considered final�:bythisoffice and.the file on your appeal is being , transmitted to the City Clerk as of this date.:: Please feel free to contact this'office if further,assistance or information is required. • Sincerely, Fred J.:Kaufm ; . Hearing Examiner. FJK/Jf cc: •. Elizabeth Higgins Sandi.Seeger,Development Services ° • 19® 2®®1 - 1� • :1055`-South,Grad",WaY r Rento i" ashiii ori:98055 425 4A 6.,15.. . .. . _ - _ - N - ani.o,„,,io,i.:'�fori�i Orisi Ancr ;..c�� - .. 'iltprf-V‘ CIT1 )F RENTON . Hearing Examiner, Jesse Tanner,Mayor Fred J.Kaufman .. • March 19, 2001 :Justin Osemene Intellex Law Group LLP: University Station P..O. Box:45331 Seattle, WA 98.145 Re: Renton Place Div.III. • File No. LUA00=047,PP Dear Mr. Osemene: - . The,Hearing Examiner's:Report.and Recommendation regarding the.referenced request has not been appealed"within the--time period established=by ordinance: Therefore,this matter is being submitted to the City Clerk this date for>transmittal:to"the:City Council.for review: . " . - _ You will receive notification'of.final approval from the City Clerk, and will be notified of all action taken by the-City-Council upon;approval`of the request." Please feel"free to contact this office if further assistance or information is required. - Sincerely; • Fred J. Kau an . Hearing•Examiner FJK:jt cc: Elizabeth Higgins, Project Manager SandiSeeger, Development Services t� �90i<gO01 South:Grady Way -_Renton, Washington;98055- (425) 430-6515 = IY- ...� � This oaoer contains$0%recycled material.20%post consumer - �tf3Y1� AFFIDAVIT OF SERVICE BY MAILING STATE OF WASHINGTON) ss. County of King ) - ✓ C 'y� being first duly sworn, upon oath, deposes and states: That on the29ay , affiant deposited in the mail of the United States a se a nvelope(s) 3 ntaining a decision or recommendation with postage prepaid, addressed to the parties of record in the below entitled application or petition. - Signature: -�= ,, SUBSCRIBER,ATAVVORN to before me this t ay of , 2001. .- ra4BAR0 `�,, ...... I/ t 0 I, " /-Ifirret.42 #/�oo� of Public in and TQr,the State of Washington, it 7s a;? ,"„4;,_=�P� Residing at ,ce -ftt e . ,therein. I'I1, ,`\STA o-. Application, Petition, or Case No.: Renton Place Div. 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The official record is recorded on tape. The hearing opened on Tuesday,December 19,2000,at 9:03 a.m. in the Council Chambers on the seventh floor of the Renton City Hall. Parties wishing to testify were affirmed by the Examiner. The following exhibits were entered into the record: Exhibit No. 1: Yellow file containing the appeal, The Examiner's letter setting the hearing date,maps, Photographs,and other documentation pertinent to the appeal. Parties present: Appellant: Barbara Shinpoch 361 Maple Avenue NW Renton,WA 98055 Representing applicant: Justin Osemene Intellex Law Group LLP University Station PO Box 45331 Seattle,WA 98145 • Renton Place Division III 'f Appeal and Preliminary Plat Hearings File Nos.: LUA00-132,AAD and LUA00-047,PP - January 22,2001 Page 2 Representing City of Renton: Russ Wilson City Attorney Elizabeth Higgins,Development Services 1055 S Grady Way Renton,WA 98055 The pro tem Hearing Examiner,Mr.Iry Berteig, explained that this hearing will be a combined hearing,with the appeal of the SEPA determination first and the Preliminary Plat following. He explained the sequence of testimony for this hearing. As a preliminary matter,Russ Wilson stated that the City has problems with the propriety of the appeal hearing; one is jurisdictional,and the second is standing. In her appeal letter,Ms. Shinpoch states that she feels the language concerning the widening project is ambiguous and imprecise. The language Ms. Shinpoch cites is actually found in the Advisory Notes. The Advisory Notes are not part of the SEPA Determination and are not appealable at this juncture. Mr.Wilson questioned Ms. Shinpoch's right to bring this appeal. She must allege a concrete injury in fact,that is not speculative,to her. Her letter states that the parking situation will create a hardship for her neighbors. While community activism is a good thing,it doesn't meet the legal test to bring this appeal. Emergency vehicle access to Ms. Shinpoch's home will not be affected by this project. The issue of increased traffic is insufficient to meet the specific harm test. For these reasons,the City feels that this appeal is not proper at this point. The Examiner stated that Ms. Shinpoch resides within the zone of influence, and she submitted a comment letter during the course of the earlier proceedings on SEPA,prior to the Determination being issued. He further stated that case law he has reviewed treats standing in SEPA matters more liberally. He will review each of these issues as a matter of course,but the appeal hearing will proceed. Barbara Shinpoch,361 Maple Avenue NW,Renton,WA 98055 stated that the street maps of the area misrepresented the widths of Maple,4th, and Taylor as being approximately equal. The northern section of Maple is an unimproved street at least two car widths wide,the southern two-thirds of Maple is a single lane. Ms. Shinpoch expressed her disagreement with the City Attorney's position that she has no standing in this matter. She required emergency services in October. She feels fortunate that her home is on the first third of Maple,and that the emergency vehicle did not have to come up 2nd Avenue to reach her home or she might not be here today. Emergency vehicles, garbage trucks, and mail vehicles all enter Maple on 4th and back out. There are fourteen occupied homes on Maple at the present time.Across the street from Ms. Shinpoch's home are two houses with extended families and nine vehicles. Between the two houses is one carport. These families park their cars on the northern part of Maple. There are upwards of twelve more houses on the narrowest portion of Maple. Ms. Shinpoch feels it is irresponsible to have only half of the planned homes exit onto Lind,which is a full-width street. The City is poised to approve a huge increase in traffic on an acknowledged sub-standard street,which will be a detriment to all the people who live on Maple. Ms. Shinpoch stated that the developer's attorney phoned her in order to"cut a deal." Ms. Shinpoch further stated she feels any discussion of this matter should be in an open public hearing,not on the telephone. Ms. Shinpoch reiterated her concern about safety and access issues if the development is approved. She does not wish to fight this project,but only call attention to the issues involved with the hope that the professional people who make these decisions take her concerns into consideration and offer some relief to the people who live on Maple. Renton Place Division III .Appeal and Preliminary Plat Hearings _ File Nos.: LUA00-132,AAD and LUA00-047,PP January 22,2001 Page 3 Under questioning from the City Attorney,Ms. Shinpoch reiterated her concerns about emergency vehicle access and parking on Maple if the project is approved Elizabeth Higgins explained the process of how the staff report on this project was generated,who had input to it, and what regulations govern the process. Ms. Higgins stated that the staff report addressed the emergency access situation on Lind and Maple. Comments from the Engineering Plan Review Division were received and included in the Advisory Notes to the applicant. They requested that the developer widen both Maple and Lind to minimum pavement widths if they were not already at those widths for 500 feet north and south of the project on Lind and 500 feet north of the project on Maple. Lind would be widened to 28 feet adjacent to the property. Maple would be widened to a 20 foot minimum and to 28 feet to the extent possible. This was to address concern of the Fire Prevention Division about access. Fire Prevention requested that"No Parking" signs be put up. Both the applicant and the parties of record for the project were sent the Mitigation Measures and the Advisory Notes so that they would understand no parking would be allowed on Maple adjacent to the project. If Lind and Maple do not meet the minimum street widths as noted in the Advisory Notes,the developer would have to do the widening. Typically,the City does not require developers to widen streets beyond their own project,but in this case it will be required. Under questioning by Mr. Osemene,Ms.Higgins stated that the City of Renton is part of the Growth Management Act. Municipalities designate Urban Growth Areas,which included future annexation areas. Within these areas they are obligated to accommodate a certain amount of projected growth, as determined by the Puget Sound Regional Council. The City of Renton is endeavoring to meet those goals. The project is zoned Residential-8,which is between 5 and 8 dwelling units per net acre. This is part of the City's Comprehensive Plan designation for the area. The area is designated single-family residential in the Comprehensive Plan,and the Residential-8 Zone is compatible with that designation. The site is directly served by two streets,Maple Avenue NW and Lind Avenue NW. Two other parts of the City,Renton Hill and Talbot Hill have similar parking situations due to the topography and the inability of people to park on their own property. City Development Standards require off-street parking,but only for new developments. Anything that pre-dated the Code requirement would not have to conform with these requirements unless it was posted for no parking. Ms.Higgins stated that she is not aware that either Maple or Lind are posted for no parking at the present time. If the project is approved,Maple will be posted for no parking along both sides adjacent to the project. The widening of the streets by the developer should enhance the pedestrian and vehicle flow around the site. Sidewalks will have to be installed by the developer along the frontage of both Maple and Lind. Mr. Osemene stated that he made a phone call to Ms. Shinpoch to see if his client could meet with the neighborhood and try to understand their concerns and see if their issues could be addressed prior to this hearing. Mr.Osemene stated that the essence of his phone call was to liaison and try to create a more receptive forum to addressing concerns. He never attempted to make a deal with Ms. Shinpoch or try to circumvent the system. He called her because she is the most knowledgeable person,the one raising the issues. He wanted to let her know that his client is very receptive to her concerns and will do whatever is necessary to adequately address the issues. Ms. Shinpoch stated that the cars parked on the northern third of Maple do not hamper traffic. The southern two-thirds of Maple is the problem area with cars being parked on the street. Ms. Shinpoch asked if the people who live on Lind were ever informed that this project would access from their street. • 4 • Renton Place Division III - Appeal and Preliminary Plat Hearings File Nos.: LUA00-132,AAD and LUA00-047,PP January 22, 2001 Page 4 Ms.Higgins responded that the initial Notice of Application did not go to people with Lind Avenue addresses. Subsequently, the applicant was required to go back to the beginning of the process,and at that time the application was sent to people who live along both Maple and Lind Avenues. That notice included a description of the project and a site map. The notice was also posted in the neighborhood. The Examiner called for further testimony regarding this appeal. There was no one else wishing to speak. The appeal hearing closed at 10:10 a.m. MINUTES: PRELIMINARY PLAT The following minutes are a summary of the December 19, 2000 Preliminary Plat hearing. The legal record is recorded on tape. The hearing opened on Tuesday, December 19, 2000, at 10:16 a.m. in the Council Chambers on the seventh floor of the Renton City Hall. The following exhibits were entered into the record for the preliminary plat hearing: Exhibit No. 1: Yellow land use file, LUA00- Exhibit No. 2: Preliminary plat 047,PP containing the original application,proof of posting,proof of publication an other documentation pertinent to this request Exhibit No. 3: Topographical Map Exhibit No. 4: Preliminary Utilities Plan Exhibit No. 5: Preliminary Drainage Plan Exhibit No. 6: Preliminary Grading Plan Exhibit No. 7: Tree Inventory Exhibit No. 8: Preliminary Grading Plan Sections Exhibit No. 9: Preliminary Tree Cutting and Exhibit No. 10: Slope Analysis Land Clearing Plan Exhibit No. 11: Vicinity Map Exhibit No. 12: Zoning Map Exhibit No. 13: Revised Site Plan Exhibit No. 14: Slope Analysis Exhibit No. 15: Aerial Photograph Exhibit No. 16: . Renton Place Div. III Flyer Elizabeth Higgins, Senior Planner,Development Services, 1055 S.Grady Way,Renton,WA 98055 reviewed the staff report. The applicant has proposed subdivision of an approximately 64, 972 square foot(1.49 acre) site into lots suitable for detached,single family homes. Lots would range in size from 4,997 square feet to 5,499 square feet. The property is in a Residential 8 (R-8)Zone,which requires or allows between 5.0 and 8.0 dwelling units per net acre. The applicant requested 12 lots,but this would result in a project density of 8.05 dwelling units per acre,which is over the maximum allowable density in this zone. Eleven lots,which staff has recommended a revision for,would result in an allowable density of 7.37 dwelling units per net acre. The proposed site is located between Lind Avenue NW and Maple Avenue NW between NW 3rd Place and NW 3rd Street,neither of which are open streets. The property slopes sharply downward from west(Lind Avenue NW) • Renton Place Division III Appeal and Preliminary Plat Hearings File Nos.: LUA00-132,AAD and LUA00-047,PP January 22, 2001 Page 5 to east(Maple Avenue NW). Both existing and potential road widths in the vicinity of the property are severely restricted due to the grade change across the north to south running slope. In addition,Maple Avenue NW and the cross street nearest to the property to the south,NW 2nd Place,both have very steep slopes. There would be no public streets on the property. Lots located on the west half of the site would be accessed from Lind Avenue NW and lots located on the east half would access Maple Avenue NW. Both of these public streets are in substandard condition at the present time and do not currently meet City of Renton street standards. A modification from street standards has been requested by the applicant to'allow Maple Avenue NW to remain a twenty foot wide travel lane. The modification request has received administrative approval based on the potential loss of access to adjacent properties if Maple Avenue NW was required to be widened to full width of 28 feet. Areas of the property proposed for development have slopes in excess of fifty percent grade. Lots 1 and 4 have slopes that fall within the Critical Areas Ordinance No. 4835 definition of critical areas. The Critical Areas Ordinance regulates slopes that are"sensitive"(25%to 40%)and"protected"(40%and greater)when the vertical rise is 15 feet or more. Slopes on lots 2 and 4 appear to be steeper than 40%with a vertical increase of more than 15'. Staff has recommended that the proposed lot lines be adjusted to eliminate lot 4 in the steeply sloped area. On lot 2,the building could be constructed forward on the lot and still have the front setback area of 20 feet so the steeper area is not of concern. The applicant did not agree with the City's analysis of the steep slope areas. The applicant will not be permitted to perform construction activities in these areas without a Variance from the Critical Areas Ordinance. There are no structures on the site. The applicant will endeavor to balance cut and fill. The entire site would require grading,therefore it is expected that all trees would have to be removed. The project went before the Environmental Review Committee(ERC)and a Determination of Non- Significance—Mitigated was adopted by the Committee,which was subsequently appealed: The appeal was heard previous to this hearing.Mitigation measures that have been placed on the project include measures that go beyond the City of Renton Code in terms of erosion control. Site construction will be limited to the months of April 1st through October 31 st. A silt fence will be installed,drainage swales will be constructed,the contractor will perform daily review and maintenance,and weekly reports will be submitted to the Public Works inspector. Recommendations of the geotechnical engineers,Nelson-Couvrette&Associates will be required to be adopted. The houses on the new parcels will be required to have approved sprinkler systems,due to the street modification for narrower streets that was requested. The applicant shall pay the applicable Transportation Mitigation fee,Fire Mitigation Fee, and Parks Mitigation fee Ms.Higgins reviewed the proposal's consistency with Preliminary Plat Criteria. The proposal is consistent with the Comprehensive Plan use designation of Single Family Residential in several ways,including representing an investment in underutilized land and providing greater use of urban services and infrastructure. Net development density should fall within a range of 5.0 to 8.0 dwelling units per acre in residential family neighborhoods. The project,as originally proposed at 12 lots,had a density above the maximum allowed in the zone,but with 11 lots it falls within the range with a density of 7.37 dwelling units per net acre. A minimum lot size of 4,500 square feet is allowed in the R-8 zone. All of the lots are above that minimum. Although these lots are smaller than existing lots in the neighborhood,no new streets are proposed,and no design features proposed that would address disparity in density within the neighborhood. Although we like to see distinctive stands of trees and natural slopes preserved, it is not anticipated that would be possible with the • Renton Place Division III Appeal and Preliminary Plat Hearings File Nos.: LUA00-132,AAD and LUA00-047,PP January 22,2001 Page 6 development of this project. The 11 houses that have been recommended would add to the City's inventory and thereby aid us in reaching our targeted housing goals. The project meets the minimum lot size of the underlying zoning designation. The site plan conforms to the Subdivision Regulations in terms of lot shape and arrangement. The orientation toward the streets is acceptable, and each lot would have its own access to a public street,which is preferred. The existing uses around the project are all residential,and there would be no impact on other uses. The availability of public services has been verified by Police,Fire,and Parks Departments. Stormwater drainage will be designed and built by the applicant on the property. There is a sanitary sewer line existing near the property,and extensions will be required. Water line improvements will be required onto the property. Staff recommends approval, subject to the following conditions: (1)compliance with ERC Mitigation Measures,(2)the applicant shall draft a Homeowners' Association or a maintenance agreement for the maintenance of all common improvements,(3)the applicant shall submit a revised preliminary plat indicating that the building pad on Lot 2 will be located west of the area that is sloped 40%or more,and(4)the applicant shall submit a revised preliminary plat indicating that the slopes on Lot 4 will not be developed. Ken Williams, Group Four,Inc., 16030 Juanita-Woodinville Way NE,Bothell, WA 98011 stated that the project meets all applicable codes and regulations of the City of Renton. There was a Determination of Non- Significance issued by the City, dated September 19,2000. There are eleven conditions imposed that are intended to mitigate the impacts associated with this project. The DNS is supported by the staff report that was presented to the City's Environmental Review Committee. Additional provisions are made by following the City Codes. Provisions are made for sewer,water,roads,and drainage. In the staff report,the City recommends approval of the project subject to four conditions of approval in addition to the eleven contained in the DNS. The applicant accepts those conditions with two exceptions. The first exception is to condition number 4 in the staff report,which is related to the steep slopes on the property. It is the applicant's position that the slopes are improperly measured by the staff in Exhibit 14. According to the map prepared by the applicant(Exhibit 10)there is no slope in excess of 40%that has a vertical rise of 15 feet or higher. The applicant has not prepared any calculations that would subtract out protected slopes,because the applicant feels there are no protected slopes on the property. Exhibit 10,prepared and submitted by Group Four,Inc. is based on an actual field survey under the direction of a licensed professional land surveyor. The other exception the applicant has to the conditions of approval granted by staff is in regard to condition number 3 contained within the staff report. Staff has made a finding that the proposed density exceeds the maximum density permitted by the zone. According to the Renton City Code,the R-8 zone has a permitted density range of 5 to 8 dwelling units per acre. The density resulting from the 12 lot proposal would be 8.05 dwelling units per acre. It is the applicant's position that this 8.05 does meet the City regulations. The City Code does not add a decimal point to the 8 dwelling units per acre.The applicant believes that the 8.05 rounds down to 8. The industry standard would be to round down in this situation. The project site is short by 368 square feet. If the project site had 368 additional square feet, it would be exactly 8.00 per acre. That 368 square feet represents .5%of the project. It is necessary to do this type of rounding to fulfill the goals and objectives of the Growth Management Act to efficiently achieve urban densities. Mr.Williams cited the zoning code of King County which rounds fractions to the nearest whole number,with fractions of.5 or above rounded up and fractions below .5 rounded down. Unincorporated King County surrounds the City of Renton and there are many projects which have either already been annexed into the City or will be in the future that • Renton Place Division III Appeal and Preliminary Plat Hearings File Nos.: LUA00-132,AAD and LUA00-047,PP January 22, 2001 Page 7 apply this method of rounding. This code is present in King County in order to fulfill the goals and objectives of the Growth Management Act. In addition,Mr. Williams pointed out that it is part of this proposal to provide street improvements to both of the main streets that serve the project. There is evidence of adequate access for emergency vehicles and for vehicles that will occupy the subdivision and the surrounding neighborhood. There has been no demonstration that this project will create specific impacts that would offset the road improvements that are proposed. Lance Gyotoku,Group Four,Inc., 16030 Juanita-Woodinville Way NE,Bothell,WA 98011 stated that the Level I drainage analysis terminated just before the airport. The improvements on the project's half of Lind Avenue are accounted for in the detention. A portion of Maple will have to be looked at when final engineering design is done. At this point,it appears some of that may have to be bypassed. That would be accounted for in the sizing of the tank. If underground springs are found,they will have to be quantified and analyzed by a soils engineer,and be taken into consideration when the tank is sized. The roof drainage and impervious surface drainage will be collected in the retention tank as well. Thomas Little,320 Maple Avenue NW,Renton,WA 98055 stated he resides directly east of the proposed development and his property will be most affected by the project. He expressed concern about the proposed density of the project,and submitted a photograph of the area,pointing out that most of the homes are relatively far apart. Eight homes per acre is the maximum for the R-8 zone. A more appropriate number of homes for this project would be five to eight homes rather than the eleven to twelve proposed for the development. Keeping the quantity of homes down will maintain the quality of life in the neighborhood. Mr.Little also expressed concern that removal of trees for installation of the drainage system could allow for more runoff down the hill. He also expressed concern about street closures during construction affecting emergency vehicle access,and issues related to increased traffic in the area. He stated the drainage system planned for the project would tie directly into a drainage system he put in on the vacated portion of NW 3rd Street to the south. His cost for putting in this system was approximately$45,000,and he does not see any mention of reimbursement for the project tying into his system in order to drain down to Taylor Ave. He also expressed concern about other drainage issues that would affect his property. In addition,Mr.Little submitted a flyer posted in his neighborhood advertising the project as though it were already approved. Arneta Henninger,Development Services,1055 S Grady Way,Renton,WA 98055 clarified the matter of driveway slopes. The City of Renton Code states that driveways with slopes between 8%and 15%are required to have approval from the Board of Public Works. Fifteen percent is the maximum slope allowed for driveways. Ms.Higgins stated that the density range for the R-8 zone is between 5.0 and 8.0. There could actually be significantly fewer lots on this development and be within this range. The City does not have a precedent of rounding fractions. The City has annexed some projects that are more dense than what the City's code allows. The City tries to make sure that projects with a higher density than what is allowed in the zoning range'are not approved. Ms.Higgins clarified the types of slopes regulated by the Critical Areas Ordinance,and suggested that since there is disagreement over the slopes on the property, the applicant provide an independent review of their steep slopes study by a qualified professional selected by the City at the applicant's expense, as provided for in the Critical Areas Ordinance. Regarding grading,Ms.Higgins stated that areas that do not meet the Renton Place Division III Appeal and Preliminary Plat Hearings File Nos.: LUA00-132,AAD and LUA00-047,PP January 22,2001 Page 8 criteria for sensitive or protected slopes may be graded,but areas that do meet those criteria cannot be graded unless they are exempt for some reason or a variance from the Critical Areas Ordinance is obtained. Dan Roupe,Group Four,Inc., 16030 Juanita-Woodinville Way NE,Bothell,WA 98011 discussed the methods that were applied to create the topographical map and slope analysis. Mr.Roupe stated that in no instance did the slopes on the property go above 15 feet. Therefore, it is the position of the applicant that there are no critical slopes on the site that need to be protected. Mr.Williams addressed several comments made by Mr.Little: When trees are removed,the amount of runoff is increased;however,this runoff will be collected and detained by the drainage system,and there will not be impacts to Mr.Little's property. It may be necessary to remove trees within the City right-of-way in order to widen the roadway. Regarding connecting to Mr.Little's existing drainage system,the applicant would be able to place a separate system within the City easement to handle just the drainage from the project. There is no need to connect to Mr.Little's system. Regarding whether it is permissible to place fill in vacated City streets, the streets have been vacated and are now owned by a private individual,and with proper permits it is permissible to do so. Regarding the density range for the R-8 zone being 5.0 to 8.0 as stated by Ms.Higgins, Mr. Williams said that the copy of the City Code he has does not have decimal points after the numbers in density ranges. The Examiner called for further testimony regarding this project. There was no one else wishing to speak. The hearing closed at 12.15 p.m. FINDINGS,CONCLUSIONS &DECISION Attached are the Hearing Examiner's Decision on the SEPA Appeal and Recommendation to the City Council on the Preliminary Plat. The appeal date will run 14 days from this publication date. TRANSMI 1ThD THIS 22nd day of January,2001 to the parties of record: Russ Wilson Barbara Shinpoch Ken Williams 1055 S.Grady Way 361 Maple Ave NW Group Four,Inc. Renton,WA 98055 Renton,WA 98055 16030 Juanita-Woodinville Way NE Bothell,WA 98011 Elizabeth Higgins Justin Osemene Lance Gyotoku 1055 S. Grady Way Intellex Law Group LLP Group Four,Inc. Renton,WA 98055 University Station 16030 Juanita-Woodinville Way NE PO Box 45331 Bothell,WA 98011 Seattle,WA 98145 Arneta Henninger Dan Roupe Thomas Little 1055 S.Grady Way Group Four,Inc. 320 Maple Avenue NW Renton,WA 98055 16030 Juanita-Woodinville Way NE Renton,WA 98055 Bothell,WA 98011 Renton Place Division III Appeal and Preliminary Plat Hearings _ File Nos.: LUA00-132,AAD and LUA00-047,PP January 22,2001 Page 9 TRANSMITTED THIS 22nd day of January,2001 to the following: Mayor Jesse Tanner Gregg Zimmerman,Plan/Bldg/PW Admin. Members,Renton Planning Commission Neil Watts,Development Services Director Larry Rude,Fire Marshal Lawrence J. Warren, City Attorney Transportation Systems Division Jay Covington,Chief Administrative Officer Utilities System Division Councilperson Kathy Keolker-Wheeler Sue Carlson,Econ.Dev.Administrator Betty Nokes,Economic Development Director South County Journal Larry Meckling,Building Official Pursuant to Title IV,Chapter 8, Section 100G of the City's Code, request for reconsideration must be filed in writing on or before 5:00 p.m.,February 5,2001. Any aggrieved person feeling that the decision of the Examiner is ambiguous or based on erroneous procedure, errors of law or fact, error in judgment,or the discovery of new evidence which could not be reasonably available at the prior hearing may make a written request for a review by the Examiner within fourteen(14)days from the date of the Examiner's decision. This request shall set forth the specific ambiguities or errors discovered 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, Chapter 8, Section 110,which requires that such appeal be filed with the City Clerk, accompanying a filing fee of$75.00 and meeting other specified requirements. Copies of this ordinance are available for inspection or purchase in the Finance Department, first floor of City Hall. If the Examiner's Recommendation or Decision contains the requirement for Restrictive Covenants,the executed Covenants will be required prior to approval by City Council or final processing of the file. You may contact this office for information on formatting covenants. The Appearance of Fairness Doctrine provides that no ex parte(private one-on-one)communications may occur concerning pending land use decisions. This means that parties to a land use decision may not communicate in private with any decision-maker concerning the proposal. Decision-makers in the land use process include both the Hearing Examiner and members of the City Council. All communications concerning the proposal must be made in public. This public communication permits all interested parties to know the contents of the communication and would allow them to openly rebut the evidence. Any violation of this doctrine would result in the invalidation of the request by the Court. The Doctrine applies not only to the initial public hearing but to all Requests for Reconsideration as well as Appeals to the City Council. • . 7' / F s- .e.. ..•1•P" - L". • ' 1 1414441. .,Ej • 6' a5,*, . ',q(I'Y 0 4F:'.414t . 4 - , - . , /4. , fs ge,„ - ,,7,0,4 - -r?" 141 n q• . • s 1 • • - ' :9, ,ir .4'a 0440 om . 1 . 4..L.. . 4s pr,.. Ai 7 % -yl�i ',?I V. 1L.]�.'I 'STEVENS •VE NE. .. NORIO i .; . au- • 1'9'Mt, e STEVE - ! YrO sri Ired7 rl+ o /�;'� E)'t .®' + I' 1 ;' •:•u 7t9•?3 .-• /7rcT •�41naddiz J, • �w VA LINoy N.W. • : T�f© ID U r'�',WA' A n • ok1' 2471•ti1I111611� VE. iit WWII.: .N�h M. I WA`.IQl � • i ~ti_.•'MAPLE-I 1t:[w111: .�yfEJIC..••_ •. MAPLE AVE. W4, .. 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(ae)»e-Peer • Ieorpee-reu • rAe(e0e)3ee.4e1e .1AmGa w1111210 w.m,. r WACIMOR ` -.--. 300 NO.:99-e030 2 1 BEFORE THE CITY OF RENTON HEARING EXAMINER 2 Iry Berteig, Hearing Examiner Pro Tem 3 RE: Mitigated Determination of Case No. LUA-00-132,AAD Non-Significance [MDNS] Appeal ) 4 Barbara Shinpoch, Appellant ) 5 ) vs. ) 6 City of Renton, Respondent ) FINDINGS, CONCLUSIONS 7 ) AND DECISION 8 RE: Renton Place Division III Preliminary Plat 9 Bella Homes, Applicant 10 11 BACKGROUND 12 On or about March 2, 2000, the Applicant began submitting an 13 application for a 12-lot subdivision of a 1.49-acre parcel, "Renton 14 Place Division III" Preliminary Plat. The application was deemed 15 complete on June 26, 2000. During the initial public hearing process, 16 it was determined that the Applicant did not follow proscribed 17 procedures for public notification of the proposed project. The 18 project process was reinitiated, whereupon an appeal was filed to the 19 Mitigated Determination of Non-Significance [MDNS] . 20 Subsequent to the filing of the SEPA appeal, the Renton Hearing 21 Examiner recused himself, and this Examiner was appointed to serve pro 22 tem. Accordingly, the first two hearings before the City's Examiner 23 are not available to this Examiner, and all parties were advised to 24 repeat their testimony. 25 PROCEDURAL INFORMATION 26 Site Visit: December 14, 2000 27 Open Record Appeal Hearing: December 19, 2000 28 Post Hearing Site Visit: December 19, 2000 29 The hearing was opened at 9:00 a.m. in the Council Chambers on the 30 seventh floor of City Hall, at 1055 S. Grady Way in Renton. 31 The Examiner circulated copies of a draft list of documents from 32 the department file that appeared relevant, and advised that the 33 parties are responsible to identify any other documents for possible 34 admittance. The Examiner then explained the hearing procedures: Shinpoch SEPA Appeal Page 1 Findings,Conclusions LUA-00-132,AAD "Renton Place,Div.III" and Decision 1 This will be a joint public hearing to consider both the SEPA appeal 2 and the preliminary plat; however, the two issues will be separated 3 sequentially as follows: 4 1. The open record appeal hearing would be conducted first, 5 starting with the•Appellant followed by the City as Respondent. At 6 its conclusion, the hearing portion would be closed but the record 7 held open through the open record hearing on the preliminary plat to 8 allow consideration of plat information that may be relevant to the 9 SEPA appeal. 10 2. The open record hearing on the preliminary plat would be 11 conducted next, beginning with the Staff, followed by the Applicant, 12 and then open to public testimony. Testimony and documents accepted 13 during the SEPA appeal may be relevant to the preliminary plat. 14 Upon closure of the public hearings, the record on the 15 preliminary plat would be held open until a decision is reached on the 16 SEPA Appeal. 17 A verbatim recording of the total public hearing was made. The 18 City maintains the tape. 19 For the City: 20 Russ Wilson, City Attorney 21 For the Applicant: 22 Justin Osemene, Attorney 23 Participants at the SEPA Appeal: 24 Barbara Shinpoch, Appellant 25 Elizabeth Higgins, Senior Planner, City 26 Participants at the Preliminary Plat Hearing: 27 Elizabeth Higgins, City Senior Planner 28 Arneta Henninger, City Development Services 29 Ken Williams, Group Four, Inc. Project Planner 30 Lance Gyotoku, PE, Group Four, Inc. , Project Engineer 31 Dan Roupe, Group Four, Inc. , Land Surveyor 32 Thomas Little, Neighbor. 33 The public hearing was closed at 12:15 p.m. with the record held open 34 until a decision is reached on the SEPA Appeal (about 14 days) . Shinpoch SEPA Appeal Page 2 Findings,Conclusions LUA-00-132,AAD "Renton Place.Div.III" and Decision 1 EXHIBITS : 2 Appeal of SEPA 24DNS: 3 EXHIBIT DESCRIPTION DATE 4 Appeal 1 Appeal Letter by Barbara Shinpoch as received 12/6/2000 by 5 City Clerk 6 Examiner Selected Documents from the File: 7 ITEM# DESCRIPTION DATE 8 HE 1 Packet of Review Memo Responses 11/19/2000 g HE 2 GroupFour, Level 1 Analysis, 4/12/2000 HE 3 G4, Ltr by Lance Gyotoku, PE, re: Modification 2/23/2000 10 of development requirements - road improvements rcvd 4/12/00 11 & biofiltration HE 4 G4, Project Narrative 3/2/2000 12 HE 5 G4, Construction Mitigation Plan 3/6/2000 13 HE 6 Environmental Checklist /s/ Ken Williams, G4 3/2/2000 14 HE 7 G4, Ltr by Ken Williams supplemental submittals 6/14/2000 on slope 15 HE 8 Renton "Density Worksheet for Development in R-8 7/11/2000 16 Zone" HE 9 Memo from Neil Watts re: Preliminary Plat Review 7/11/2000 17 HE 10 Memo from Jim Gray, Ass't Fire Marshal 6/29/2000 18 HE 11 Parks: Environmental & Development Appl Review 7/10/2000 Sheet 19 HE 12 Comment Ltr by Barbara Shinpoch 7/5/2000 20 HE 13 Project Data Excerpt and Topo Map Annotated by ? No date HE 14 Comment Ltr by Thomas & Laura Little 7/6/2000 21 HE 15 Staff Report to the Environmental Review 9/19/2000 22 Committee HE 16 Determination of Non-Significance (Mitigated) - 9/19/2000 23 signed cover 24 HE 17 MDNS - Mitigation Measures -same date- 25 HE 18 MDNS - Advisory Notes -same date- HE 19 Nelson-Couvrette & Asssoc - Geotechnical 3/13/2000 26 Engineering Evaluation for G4 rcvd 4/12/00 27 "Preliminary Report to the Hearing Examiner" with 12 Exhibits: 28 EXHIBIT DESCRIPTION DATE 29 1 Project File No Date 30 2 Sheet 1 of 8; Preliminary Plat 10/15/99 31 3 Sheet 2 of 8; Topographical Map Revised and Rcvd 6/14/00 32 4 Sheet 3 of 8; Preliminary Utilities Plan 33 5 Sheet 4 of 8; Preliminary Drainage Plan 6 Sheet 5 of 8; Preliminary Grading Plan 34 Shinpoch SEPA Appeal Page 3 Findings,Conclusions LUAU-132,AAD "Renton Place,Div.Ill" and Decision 1 EXHIBIT DESCRIPTION DATE 2 7 Sheet 6 of 8; Existing tree inventory, labeled Revised and 3 "Preliminary Tree Cutting s Land Clearing Plan" Rcvd 6/14/00 8 Sheet 7 of 8; Preliminary Grading Plan Sections Rcvd 6/14/00 4 9 Sheet 8 of 8; Preliminary Tree Cutting and Land Rcvd 6/14/00 5 Clearing Plan 10 Sheet 1 of 1; Slope Analysis Rcvd 6/14/00 6 11 Vicinity Map Rcvd 4/12/00 7 12 Zoning Map 12/99 8 Exhibits Submitted at the Public Hearing: 9 EXHIBIT DESCRIPTION DATE 10 13 Revised Site Plan 14 Slope Analysis 11 15 Oblique Aerial Photograph 12 16 Handout on Sign Posted on Property current 13 14 FINDINGS OF FACT 15 1. The Applicant proposes a subdivision of an approximately 64,972 16 square foot (1.49 acre) site into lots suitable for detached, single- 17 family houses. Lots would range in size from 4, 997-sf to 5, 499-sf. 18 2. The subject property is legally described as Tract 45 of N.H. 19 Latimer's Lake Washington Plat together with the south half portion of 20 vacated NW 3rd Place and the north half portion of vacated NW 3rd St. 21 The property is located between Lind Avenue NW on the west and Maple 22 Avenue NW on the east. 23 3. The Applicant provided a land survey of the property, including 24 topography at 2-foot contours. The site slopes downward from west to 25 east. The City does not contest the land survey and topography; 26 however, the Applicant contests the City's method of measurement of 27 the area of Protected Steep Slopes. 28 4 . A SEPA Determination of Non-Significance (Mitigated) was issued 29 September 19, 2000 and published September 25, 2000. The MDNS 30 contained 11 mitigation measures. The Appellant filed a timely appeal 31 on October 6, 2000. 32 5. Prior to hearing testimony by the Appellant, the City Attorney 33 argued that the Appellant did not have standing to pursue the appeal. 34 The Examiner observed that the pre-hearing record did not indicate the Shinpoch SEPA Appeal Page 4 Findings,Conclusions LUA-00-132,AAD "Renton Place,Div.III" and Decision 1 City's concern. The Examiner ruled that testimony would be accepted; 2 however, the City's arguments would be considered prior to making a 3 decision on the SEPA appeal. 4 6. The Appellant made a number of arguments, contained. in her appeal 5 letter received October 6, 2000 and in her oral arguments, which 6 paralleled her written arguments. Those arguments addressed the 7 following subjects: 8 a. Streets misrepresented in notices; 9 b. Character and number of neighbors incorrect; 10 c. On-street parking by existing residents understated; 11 d. SEPA condition for widening of Maple Avenue NW is 12 ambiguous/inprecise and specious; 13 e. Grade of NW 2" Street not properly considered; 14 f. Emergency vehicle access problematic; 15 g. Applicant' s attorney called her to "make a deal"; and 16 h. The Appellant concluded: The City's Determination of Non- 17 Significance is not supported by the facts presented nor acceptable 18 given the failure to address the existing neighborhood and/or street 19 condition. 20 7. The Appellant lives at 361 Maple Avenue NW, north of and on the 21 same side of Maple as the proposed plat and within the same block. 22 8. Maple Avenue NW intersects with NW 211d Place at a steep grade 23 without a standard landing and with limited sight distance in both 24 directions. The grade conditions are sufficiently severe to assume 25 all traffic will be impacted during snow and ice conditions, and that 26 large vehicles may not be able to traverse the intersection. Under 27 such inclement conditions, all traffic logically will use NW 4th St. 28 29 30 31 32 33 34 Shinpoch SEPA Appeal Page 5 Findings,Conclusions LUA-O0-132,AAD "Renton Place,Div.III" and Decision i REVIEW CRITERIA 2 Appeals of SEPA Determinations are reviewed de novo, and are 3 evaluated under the error of law standard with weight given to the 4 Department. Issues of fact are reviewed for substantial evidence. 5 The burden of proof rests with the Appellant.' 6 Regarding standing, the courts have applied a two-part test:2 7 (1) Whether the party is within the zone of interests 8 protected or regulated by SEPA, and 9 (2) Whether the party alleges an injury in fact. To show 10 an injury in fact, the party must allege specific and perceptible 11 harm. If the party alleges a threatened rather than an existing 12 injury, the showing must be specific—a conjectural or hypothetical 13 injury will not confer standing. 14 CONCLUSIONS OF LAW 15 The following Conclusions apply only to the SEPA appeal and may 16 contain additional Findings of Fact: 17 Regarding the Appellant's standing to appeal a SEPA Determination: 18 1. The Appellant is within the 'zone of interest' and has alleged 19 resulting harm with sufficient specificity. The Appellant's residence 20 is adjacents to the north boundary of the proposed development, and on 21 the same side of Maple Avenue NW. Findings 7 and 8 describe the 22 setting and substantiate the Appellant's contention that traffic on 23 Maple will be oriented to the north rather than use NW 2nd Place. In 24 general, parties owning property adjacent to a proposed project and 25 who allege that the project will injure their property have standing.4 26 2. The Appellant has standing to appeal the SEPA MDNS, which means 27 that her arguments on the appeal will be considered. 28 29 1 Anderson v. Pierce County, 86 Wn. App. 290, 302, 936 P.2d 432 (1997) . 30 2 Anderson, 86 Wn. App. at 299. See also Wenatchee Sportsmen Association v. Chelan County, 141 Wn.2d 169, 175-176, - P.2d - (2000) . 31 3 The term adjacent is defined in Black's Law Dictionary as "Lying near or 32 close to;" while adjoining is "Touching or contiguous. . ." 33 4 Suquamish Tribe v. Kitsap County, 92 Wn. App. 816, 829-830, 965 P.2d 636 (1998) . 34 Shinpoch SEPA Appeal Page 6 Findings,Conclusions LUA-00-132,AAD "Renton Place,Div.III" and Decision 1 Regarding Appellant' s Appeal Arguments: 2 3. Notice. The Appellant argued that the graphic portrayal in the 3 notice of the vacated NW 3rd Place and NW 3rd Street rights-of-way was 4 misleading. The street labeling on the graphic indicated Lind, Maple, 5 NW 2nd Place and NW 4th Street; and did not label either NW 3rd Place or 6 NW 3`d Street. Also, adjoining property owners shared in the vacations 7 of NW 3rd Place and NW 3rd Street by obtaining their halves of the 8 rights-of-way and should not have been mislead. Moreover, testimony 9 during the preliminary plat hearing by another neighbor (Thomas 10 Little) indicates knowledge of the street vacation. The purpose of a 11 vicinity map in a notice is to assist in the general location of the 12 property, while the body of the notice describes where specific 13 information can be obtained. 14 4 . Neighbors. The Department did consider the single-family nature 15 of the neighborhood, although a detailed count of cars per household 16 was not included in the Staff Report to the Environmental Review 17 Committee.5 18 5. On-street Parking. There were no vehicles parked on Maple 19 between NW 2nd Place and NW 4th Street when the Examiner visited the 20 site after the public hearing on December 19, 2000. Nor did it appear 21 that vehicles had been parking off the pavement on Maple in front of 22 the subject property or further south. The Appellant is correct that 23 on-street parking on Maple in front of the subject property and 24 further south to NW 2nd Place would block traffic; however, her 25 argument does not explain the effect of widening Maple. Since each of 26 the six lots will have space for four vehicles (in tandem) , the ERC 27 did not err in concluding that impacts would not be significant. 28 6. SEPA Condition on Widening. Widening of the pavement to a 29 minimum of 20-feet meets Uniform Fire Code standards. With regard to 30 the appeal, no mitigations address widening. The Appellant's 31 reference is to the Advisory Notes, which are reflections of ordinance 32 requirements and not subject to SEPA appeal. 33 34 5 See HE 15, Staff Report to the Environmental Review Committee, 9/19/2000. Shinpoch SEPA Appeal Page 7 Findings,Conclusions LUA-00-132,AAD "Renton Place,Div.III" and Decision 1 7. Grade of NW 2n`3 Street. The Staff Report to the Environmental 2 Review Committee did recognize that the NW 2nd Place/Maple Avenue NW 3 intersection exceeds the maximum street standard of 15% grade.6 4 8. Emergency vehicle access. As noted in Conclusion 7 above, the 5 problems of grade were cited and mitigations proposed.? 6 9. Applicant/Appellant Contacts. Applicants are encouraged to 7 communicate with neighbors to seek common solutions to problems. The 8 act of an applicant contacting an appellant is not disallowed. 9 Suirn ry Conclusions: 10 10. An obvious purpose of the SEPA review is to make a "threshold" 11 determination. If the potential impacts would be so severe that the 12 threshold would be crossed, then an environmental impact statement 13 must be prepared. Often less understood is that the mitigations must 14 address potential impacts that would otherwise cross that "severe 15 impact" threshold. Another less understood SEPA rule is that adopted 16 regulations and standards are assumed to be applied by the City; and 17 therefore, are not necessary to add as mitigations. In this case, 18 application of minimum street standards is assumed to create a setting 19 wherein certain traffic volumes can be safely accommodated. Single- 20 family residences are found to generate approximately 10 to 12 trips 21 per day. Residents are expected to have a wide range in number of 22 cars. While the Staff Report to the Environmental Review Committee 23 could have been more specific, critical errors are not evident. 24 11. The Appellant has not met her burden of proof. 25 26 27 28 29 30 31 32 33 6 Id. at page 9 34 7 See in particular Mitigations 8, 9 and 10. Shinpoch SEPA Appeal Page 8 Findings,Conclusions LUA-00-132,AAD "Renton Place,Div.III" and Decision 1 DECISION 2 Based upon the testimony presented at the open record appeal hearing, 3 the documents and exhibits admitted into the record, visits to the 4 site and surroundings, and the above Findings of Fact and Conclusions 5 of Law, it is hereby the decision of the Hearing Examiner Pro Tem that 6 the SEPA Appeal by Barbara Shinpoch be DENIED and the MDNS by the 7 Renton Environmental Review Committee AFFIRMED, and the record is now 8 closed for the Renton Place Division III Preliminary Plat. 9 consideration. 10 Dated this 3rd day of January 2001. 11 12 \ � 13 14 Iry Berteig Renton Hearing Examiner Pro Tem 15 ib 16 17 18 19 20 21 22 23 24 25 26 27 28 29 30 31 32 33 34 Shinpoch SEPA Appeal Page 9 Findings,Conclusions LUA-O0-132,AAD "Renton Place,Div.III" and Decision 1 BEFORE THE CITY OF RENTON HEARING EXAMINER 2 Iry Berteig, Hearing Examiner Pro Tem 3 R . Renton Place Division III ) Case No. LUA-00-047, PP, ECF Preliminary Plat ) 4 ) 5 Bob Tozer and Donna Tozer, ) 6 Bella Homes, Applicant ) 7 ) FINDINGS, CONCLUSIONS 8 ) AND DECISION 9 ) 10 ) 11 BACKGROUND 12 On or about March 2, 2000, the Applicant began submitting an 13 application for a 12-lot subdivision of a 1.49-acre parcel, "Renton 14 Place Division III" Preliminary Plat. The application was deemed 15 complete on June 26, 2000. During the initial public hearing process, 16 it was determined that the Applicant did not follow proscribed 17 procedures for public notification of the proposed project. The 18 project process was reinitiated, wherein an appeal was filed to the 19 Mitigated Determination of Non-Significance [MDNS] . 20 Subsequent to the filing of the SEPA appeal, the Renton Hearing 21 Examiner recused himself, and this Examiner was appointed to serve pro 22 tem. Accordingly, the first two hearings before the City's Examiner 23 are not available to this Examiner, and all parties were advised to 24 repeat their testimony. 25 PROCEDURAL INFORMATION 26 Site Visit: December 14, 2000 27 Open Record Appeal Hearing: December 19, 2000 28 Post Hearing Site Visit: December 19, 2000 29 The hearing was opened at 9:00 a.m. in the Council Chambers on the 30 seventh floor of City Hall, at 1055 S. Grady Way in Renton. 31 The Examiner circulated copies of a draft list of documents from 32 the department file that appeared relevant, and advised that the 33 parties are responsible to identify any other documents for possible 34 admittance. The Examiner then explained the hearing procedures: Bob Tozer&Donna Tozer,Bella Homes Pagel Findings,Conclusions LUA-00-047,PP,ECF "Renton Place Division III Preliminary Plat" and Decision 1 This will be a joint public hearing to consider both the SEPA appeal 2 and the preliminary plat; however, the two issues will be separated 3 sequentially as follows: 4 1. The open record appeal hearing would be conducted first, 5 starting with the Appellant followed by the City as Respondent. At 6 its conclusion, the hearing portion would be closed but the record 7 held open through the open record hearing on the preliminary plat to 8 allow consideration of plat information that may be relevant to the 9 SEPA appeal. 10 2. The open record hearing on the preliminary plat would be 11 conducted next, beginning with the Staff, followed by the Applicant, 12 and then open to public testimony. Testimony and documents accepted 13 during the SEPA appeal may be relevant to the preliminary plat. 14 Upon closure of the public hearings, the record on the 15 preliminary plat would be held open until a decision is reached on the 16 SEPA Appeal. 17 A verbatim recording of the total public hearing was made. The 18 City maintains the tape. 19 For the City: 20 Russ Wilson, City Attorney 21 For the Applicant: 22 Justin Osemene, Attorney 23 Participants at the SEPA Appeal: 24 Barbara Shinpoch, Appellant 25 Elizabeth Higgins, Senior Planner, City 26 Participants at the Preliminary Plat Hearing: 27 Elizabeth Higgins, City Senior Planner 28 Arneta Henninger, City Development Services 29 Ken Williams, Group Four, Inc. Project Planner 30 Lance Gyotoku, PE, Group Four, Inc. , Project Engineer 31 Dan Roupe, Group Four, Inc. , Land Surveyor 32 Thomas Little, Neighbor. 33 The public hearing was closed at 12:15 p.m., and the record was held 34 open until a decision is reached on the SEPA Appeal (about 14 days) . Bob Tozer&Donna Tozer,Bella Homes Page 2 Findings,Conclusions LUA-00-047,PP,ECF "Renton Place Division 111 Preliminary Plat" and Decision 1 EXHIBITS : 2 Appeal of SEPA MDNS: 3 EXHIBIT DESCRIPTION DATE 4 Appeal 1 Appeal Letter by Barbara Shinpoch as received 12/6/2000 by 5 City Clerk 6 Examiner Selected Documents from the File: 7 ITEM# DESCRIPTION DATE 8 HE 1 Packet of Review Memo Responses 11/19/2000 9 HE 2 GroupFour, Level 1 Analysis, 4/12/2000 HE 3 G4, Ltr by Lance Gyotoku, PE, re: Modification 2/23/2000 10 of development requirements - road improvements rcvd 4/12/00 11 & biofiltration HE 4 G4, Project Narrative 3/2/2000 12 HE 5 G4, Construction Mitigation Plan 3/6/2000 13 HE 6 Environmental Checklist /s/ Ken Williams, G4 3/2/2000 14 HE 7 G4, Ltr by Ken Williams supplemental submittals 6/14/2000 on slope 15 HE 8 Renton "Density Worksheet for Development in R-8 7/11/2000 16 Zone" HE 9 Memo from Neil Watts re: Preliminary Plat Review 7/11/2000 17 HE 10 Memo from Jim Gray, Ass't Fire Marshal 6/29/2000 18 HE 11 Parks: Environmental & Development Appl Review 7/10/2000 Sheet 19 HE 12 Comment Ltr by Barbara Shinpoch 7/5/2000 20 HE 13 Project Data Excerpt and Topo Map Annotated by ? No date HE 14 Comment Ltr by Thomas & Laura Little 7/6/2000 21 HE 15 Staff Report to the Environmental Review 9/19/2000 22 Committee HE 16 Determination of Non-Significance (Mitigated) - 9/19/2000 23 signed cover 24 HE 17 MDNS - Mitigation Measures -same date- HE 18 MDNS - Advisory Notes -same date- 25 HE 19 Nelson-Couvrette & Asssoc - Geotechnical 3/13/2000 26 Engineering Evaluation for G4 rcvd 4/12/00 27 "Preliminary Report to the Hearing Examiner" with 12 Exhibits: 28 EXHIBIT DESCRIPTION DATE 29 1 Project File No Date 30 2 Sheet 1 of 8; Preliminary Plat 10/15/99 31 3 Sheet 2 of 8; Topographical Map Revised and Rcvd 6/14/00 32 4 Sheet 3 of 8; Preliminary Utilities Plan 33 5 Sheet 4 of 8; Preliminary Drainage Plan 6 Sheet 5 of 8; Preliminary Grading Plan 34 Bob Tozer&Donna Tozer,Bella Homes Page 3 Findings,Conclusions LUA-00-047,PP,ECF "Renton Place Division III Preliminary Plat" and Decision 1 EXHIBIT DESCRIPTION DATE 2 7 Sheet 6 of 8; Existing tree inventory, labeled Revised and 3 "Preliminary Tree Cutting & Land Clearing Plan" Rcvd 6/14/00 8 Sheet 7 of 8; Preliminary Grading Plan Sections Rcvd 6/14/00 4 9 Sheet 8 of 8; Preliminary Tree Cutting and Land Rcvd 6/14/00 5 Clearing Plan 10 Sheet 1 of 1; Slope Analysis Rcvd 6/14/00 6 11 Vicinity Map Rcvd 4/12/00 7 12 Zoning Map 12/99 8 Exhibits Submitted at the Public Hearing: 9 EXHIBIT DESCRIPTION DATE 10 13 Revised Site Plan 14 Slope Analysis 11 15 Oblique Aerial Photograph 12 16 Handout on Sign Posted on Property current 13 14 FINDINGS OF FACT 15 1. The Applicant proposes a subdivision of an approximately 64, 972 16 square foot (1.49 acre) site into lots suitable for detached, single- 17 family houses. Lots would range in size from 4, 997-sf to 5, 499-sf. 18 2. The subject property is legally described as Tract 45 of N.H. 19 Latimer's Lake Washington Plat together with the south half portion of 20 vacated NW 3rd Place and the north half portion of vacated NW 3rd St. 21 The property is located between Lind Avenue NW on the west and Maple 22 Avenue NW on the east. 23 3. A SEPA Determination of Non-Significance (Mitigated) was issued 24 September 19, 2000 and published September 25, 2000. The MDNS 25 contained 11 mitigation measures. The Appellant filed a timely appeal 26 on October 6, 2000. 27 4. The Examiner Pro Tem ruled on January 3, 2001, to deny the SEPA 28 Appeal, affirm the MDNS by the Renton Environmental Review Committee, 29 and close the record for the Renton Place Division III Preliminary 30 Plat. 31 5. The Applicant testified that the City's recommended conditions 32 were acceptable with the exception of Conditions 3 and 4. 33 a. Condition 3: The City calculated the density with 12 34 proposed lots as 8.05 unit/acre; and therefore, exceeding the maximum Bob Tozer R Donna Tozer,Bella Homes Page 4 Findings,Conclusions LUA-00-047,PP,ECF "Renton Place Division III Preliminary Plat" and Decision 1 of 8 dwelling units/net acre. The Applicant argues that the City 2 should have rounded 8.05 to 8. 3 b. Condition 4 : The Applicant provided a land survey of the 4 property, including topography at 2-foot contours. The site slopes 5 downward from west to east. The City does not contest the land survey 6 and topography; however, the Applicant contests the City's slope 7 analysis to determine the area of Protected Steep Slopes. The City 8 analyzed the Applicant' s ground surveyed topography to delineate areas 9 of Protected Slope. The Applicant contends that the City's method of 10 measurement does not conform to convention—namely that distances 11 between contours must be measured at a right-angle to the contour. 12 The Applicant argues that there are no areas in excess of 40% slope 13 that extend the required 15-foot continuous rise. 14 6. Maple Avenue NW intersects with NW 2nd Place at a steep grade 15 without a standard landing and with limited sight distance in both 16 directions. The grade conditions are sufficiently severe to assume 17 all traffic will be impacted during snow and ice conditions, and that 18 large vehicles may not be able to traverse the intersection. Under 19 such inclement conditions, all traffic logically will use NW 4th St. 20 7. Regarding surface drainage, Staff advised that the Staff Report 21 to the Hearing Examiner contained an error on page 5, third paragraph. 22 The sentence (Discharge from roof drains would be infiltrated on site.) is 23 in error and should be stricken. Surface drainage in fact will pass 24 through a retention tank and exit to a drainage conveyance to the 25 City's system. 26 8. In response to questions by the Examiner and in rebuttal to 27 testimony by a neighbor (Thomas Little) , the Applicant's project 28 engineer (Lance Gyotoku, PE) described their conceptual system and 29 that a separate drainage line would be placed in the drainage easement 30 within the vacated NW 3rd right-of-way, and they would not use the 31 drainage line installed by Mr. Little. 32 9. In response to questions by the Examiner as to whether he had 33 conducted an up-stream analysis as well as his down-stream analysis in 34 his "Level 1 Analysis," Mr. Gyotoku explained that a formal up-stream Bob Tozer&Donna Tozer,Bella Homes Page 5 Findings,Conclusions LUA-00-047,PP,ECF "Renton Place Division III Preliminary Plat" and Decision 1 analysis had not been done; however, they were including the runoff 2 from the east half of Lind Avenue in their calculations. Also, they 3 had not observed other sources of runoff, although they would 4 accommodate any groundwater released during their site grading. The 5 "Geotechnical Engineering Evaluation" substantiates Mr. Gyotoku's 6 explanation., in that only slight ground water seepage was found in 7 test pits. The geotechnical report concludes that the seepage 8 probably represents "perched" ground water.1 9 10. NW 3rd Street was vacated on June 11, 1945 (Ordinance 4259) , and 10 NW 3rd Place was vacated on August 4, 1947 (Ordinance 2106) . The 11 vacated portions were transferred to the abutting properties. The 12 subject property received 30-feet of the 60-foot rights-of-way. The 13 vacated rights-of-way became fully taxable additions to the receiving 14 parcels. 15 11. Thomas Little raised a question over dirt placed on the subject 16 property. The Applicant testified that they did not place any fill, 17 nor were they aware of any filling. The Examiner viewed the property 18 after the public hearing and did not observe any obvious fill 19 material. 20 12. The Staff Report contains additional facts regarding the site and 21 application, and the Examiner now adopts those miscellaneous facts as 22 his own Findings. 23 13. Lind Ave NW and Maple Ave NW are parallel, and both are nearly 24 level as they pass above and below the subject property. According to 25 the topography map, the contour along Lind is at about the 204-foot 26 elevation and the contour along Maple is at about 146 feet. This 27 overall east-to-west drop of 58 feet in 200 feet represents an average 28 slope of 29% across the property. Within that overall slope, the two 29 lots with the least slope front on Maple with about 18%, and the two 30 lots with the greatest slope front on Lind with just over 30% overall 31 slope. 32 33 34 1 HE 19, Nelson-Couvrette & Associates - Geotechnical Engineering Evaluation for G4, dated March 13, 2000 and received April 12, 2000, at pages 5 and 12. Bob Tozer&Donna Tozer,Bella Homes Page 6 Findings,Conclusions LUA-00-047,PP,ECF "Renton Place Division III Preliminary Plat" and Decision 1 14. The City conducted a slope analysis to identify slopes equal or 2 greater than 40%, and within those mapped areas identified slopes that 3 traversed a change in elevation of 15 feet. The Applicant objects to 4 the City's method of measuring—namely, that the City's measurement was 5 not taken at right angles to the contours. 6 15. The Nelson-Couvrette geotechnical report2 concludes that the site 7 contains surface materials that have moderate to severe erosion 8 potential. The underlying materials consist of very dense glacial 9 till the sandstone bedrock and are stable. 10 11 REVIEW CRITERIA 12 The Hearing Examiner is authorized to hold a public hearing on 13 all preliminary plats and to make recommendations to the City Council. 14 In addition to City Ordinances, a preliminary plat must meet the 15 purposes stated in RCW 58.17.010 and the criteria of RCW 58.17.110. 16 Applicable Sections of the Renton Municipal Code include: 17 ` RMC 4-2-110A Residential 8 du/ac (R8) Zone Standards, 18 ! Development Regulations 19 RMC 4-4-060 Grading, Excavation and Mining Regulations, Development Regulations 20 i RMC 4-6-060 ! Street Standards, Development Regulations 21 RMC 4-7 ( Subdivision Standards, Development Regulations i! 22 RMC 4-4-130 Tree Cutting and Land Clearing Regulations, 23 Development Regulations 1. Ordinance No. Critical Area Ordinance 24 4835 25 Comprehensive ! Land Use Element—Residential Single Family 26 Plan ; Transportation Element 27 Housing Element ! Environmental Element 28 29 The Applicant raised arguments of interpretation and statutory 30 construction, to which the Examiner applies the following principles 31 in addition to the City's Rules of Construction:3 32 33 2 HE 19 at page 6 34 RMC 1-2-1 Bob Tozer 8,Donna Tozer,Bella Homes Page 7 Findings,Conclusions LUA-00-047,PP,ECF "Renton Place Division Ill Preliminary Plat" and Decision 1 A purpose of statutory construction is to give effect to 2 legislative intent.4 Statutory construction is a question of law 3 subject to de novo review.5 The primary objective of statutory 4 construction is to carry out the intent of the legislative body by 5 examining the language of the statutes Words are given their plain 6 meaning unless a contrary intent appears.? All provisions of an act 7 must be considered in relation to each other, and, if possible, 8 harmonized to ensure proper construction for each provision.$ 9 Strained, unlikely, or unrealistic consequences are to be avoided.9 10 Likewise, appellate courts should not construe statutes "so as to 11 render any portion meaningless or superfluous." 10 12 13 CONCLUSIONS OF LAW 14 The following Conclusions are grouped by "Issues" raised during 15 the open record hearing, including applicable issues from the SEPA 16 appeal. These Conclusions apply only to the preliminary plat and may 17 contain additional Findings of Fact: 18 Concerns related to the SEPA Appeal: 19 1. Concerns expressed in the SEPA Appeal can be valid considerations 20 for the preliminary plat—even though those concerns did not rise to 21 the level of probable significant adverse impacts. Washington courts 22 have held that a SEPA determination is final only to the extent that 23 subsequent agencies may not repeat the procedural aspects of SEPA. A 24 SEPA Determination of Non-Significance does not preclude an agency 25 26 27 28 4 State v. Smith, 85 Wn. App. 381, 388-389, 932 P.2d 717 (1997) . Review denied at 132 Wn.2d 1010 (1997) . 29 60ur Lady of Lourdes Hosp. v. Franklin County, 120 Wn.2d 439, 443, 842 P.2d 30 956 (1993) . 6 Stone v. Chelan County Sheriffs Dep't, 110 Wn.2d 806, 809, 756 P.2d 736 31 (1988) . 32 7 In re Estate of Little, 106 Wn.2d 269, 283, 721 P.2d 950 (1986) . 33 8 Tommy P. v. Board of County Comm'rs, 97 Wn.2d 385, 391, 645 P.2d 697 (1982) - 9 State v. Fjermestad, 114 Wn.2d 828, 835, 791 P.2d 897 (1990) . 34 10 Stone, 110 Wn.2d at 810. Bob Tozer 8. Donna Tozer,Bella Homes Page 8 Findings,Conclusions LUA-00-047,PP,ECF "Renton Place Division Ill Preliminary Plat" and Decision 1 from considering adverse impacts within the scope of its other 2 regulations." 3 Density/Rounding (Condition #3) Issue: 4 2. The Applicant objected to the City's conclusion that the proposed 5 12 lots (with its density calculation of 8.05 dwelling units/acre) 6 exceeded the Development Code limit of 8 du/acre. The Applicant 7 contends that the density calculation should be rounded; and 8 therefore, that the lots should not be reduced to 11. The Applicant 9 argued that King County's code could be applied since Renton does not 10 have a definition or provision dealing with rounding.12 11 3. Renton's whole Development Regulations must be read together. 12 The City addresses two forms of density: gross density and net 13 density.'$ Clearly, net density assumes a more refined measure. The 14 Development Regulations also define a minimum and maximum range for 15 density in the. R-8 zone, with net density expressed in dwelling units 16 per acre.14 Moreover, the Code provides a limited exception for 17 maximum density in the R-8 zone, when the parcel is equal or less than 18 1/2 gross acre in size. Under such circumstances, the maximum density 19 is 9.7 dwelling units/acre. The Applicant's argument that rounding 20 should apply would mean that the maximum density would be 8.05 21 dwelling units/acre rather than 8 dwelling units/acre as adopted. If 22 the City meant 8.05, it could have adopted 8.05 dwelling units/acre. 23 24 25 11 Farm Owners Assn V, Shorelines Bd., 100 Wn. App. 341, 352, 997 P.2d 380 (2000) . Also citing Save Our Rural Env't v. Snohomish County, 99 Wn.2d 363, 26 371, 662 P.2d 816 (1983) and Federated American Ins. Co. v. Marquardt, 108 Wn.2d 651, 656, 741 P.2d 18 (1987) . 27 12 King County has rule for rounding, quoted in pertinent part: 28 ACC' 21A.12.070 Calculations - Allowable dwelling units, lots or floor area. 29 Permitted number of units, or lots or floor area shall be determined as follows: 30 D. When calculations result in a fraction, the fraction shall be rounded to the nearest whole number as follows: 31 1. Fractions of .50 or above shall be rounded up; and 2. Fractions below .50 shall be rounded down. 32 13 RMC 4-11-040D 33 i4 RMC 4-2-110A. R-8 Maximum Density states: 8 Dwelling Unis/1 Net Acre-for subdivision and/or 34 development of loss greaterthan 1!2 gross acre in size,as of March 1,1995 9.7 Dwelling Un►ts/1 Net Acre-for subdivision and/or development of lots 1,2 gross acre in size or less,as of March 1,1995. Bob Tozer&Donna Tozer,Bella Homes Page 9 Findings,Conclusions WA-00-047,PP,ECF "Renton Place Division III Preliminary Plat" and Decision 1 4 . Renton did not adopt King County's code provision on rounding. 2 Moreover, King County's Code contains a number of bonus and adjustment 3 factors, which may have been a consideration in adopting a rounding 4 provision.15 King County's legislative intent is not known; and of 5 course, the plain meaning of the number 8 would prevail." 6 5. The Applicant's argument fails. 7 Topo/Measurement (Condition #4) Issue: 8 6. Renton's Critical Area Regulations prohibit development on 9 Protected Slopes,17 which are defined as . . .an average slope . . . of forty 10 percent (40%) or greater and a minimum vertical rise of fifteen feet (l5') .18 11 Renton requires that topographic maps utilize 2-foot contour 12 intervals,19 which the Applicant provided. Slope is conventionally 13 characterized as the change in elevation (in this case 2-feet) divided 14 by the shortest horizontal run, and expressed as a percent. A 15 Protected Slope has the added characteristic of a minimum vertical 16 rise of 15 feet. A Protected Slope would be calculated (and measured) 17 as 15 feet divided by the shortest horizontal run of 37.5 feet or 18 less. Since the Protected Slope is an average slope, there may be 19 intrusions of lesser slopes so long as the 15-foot rise is over no 20 more than a run of 37.5 feet. Since the Critical Area Regulations 21 refer to a contour interval and a vertical rise, the Applicant's 22 analysis limiting measurements to even number elevations is too 23 restrictive. For instance, the Applicant's Slope Analysis shows 52% 24 between elevations 174 and 188 feet but the slope averages 47% even if 25 the 190-foot elevation is added [16-ft / 34-ft = 47%] . There may be 26 more examples; however, the 52% example above appears to be a narrow 27 drainage feature, perhaps as little as ten feet wide and occupying 28 about 300 to 400 square feet. 29 30 15 This Examiner was responsible for the drafting of much of King County's 31 regulatory measures prior to 1990, and knows of the range of considerations. 32 16 In re Estate of Little, 106 Wn.2d at 283 17 33 EMC 4-3-050J.5 18 RMC 4-11-190S [with emphasis added] 34 19 RMC 4-3-050B.4 Bob Tozer&Donna Tozer,Bella Homes Page 10 Findings,Conclusions UM-00-047,PP,ECF "Renton Place Division 111 Preliminary Plat" and Decision 1 7. Protected Slopes are important because development is prohibited. 2 However, the Critical Area Ordinance also considers Sensitive Slopes, 3 those greater than 25%, including those slopes greater than 40% with a 4 rise of less than 15 feet. Sensitive Slopes occupy nearly two-thirds 5 of the site. 6 8. Jurisdictions, cities and counties, treat steep slopes 7 differently. One common school of thought recognizes that slope must 8 be evaluated with its surface soils and underlying geology. The 9 Geotechnical Engineering Evaluation by Nelson-Couvrette & Associates 10 concludes that the surface soils are susceptible to erosion while the 11 underlying bedrock and deep analysis show stable slopes.20 This is an 12 acceptable combination because erosion can be controlled while deep- 13 seated earth movement would be far more problematic if present. 14 Here, the steepest slopes are near Lind Avenue NW, where the upper 15 lots will be receiving structural fill against the slopes. 16 9. The site preparation and grading and fill placement instructions 17 contained in the Nelson-Couvrette geotechnical report state that 18 keying and benching must be accomplished before placing the structural 19 fill in compacted lifts.21 These are appropriate methods. Neither the 20 Staff recoiumended conditions nor the Advisory Notes to Applicant 21 address the City review of these grading and site preparation aspects, 22 and the SEPA ERC Mitigation Measures refer only generally to following 23 the Nelson-Couvrette report. Also, the Applicant is proposing 4-foot 24 high rockery walls traversing the site. A 4-foot rockery does not 25 require a Uniform Building Code [UBC] engineering review; however, in 26 this instance the rockery will be retaining a considerable slope. 27 Rockery walls are generally erosion methods, and are not the 28 equivalent of an engineered retaining wall. A condition should be 29 added to assure proper City engineering review of the Nelson-Couvrette 30 geotechnical report, its recommended methods of cut and fill, and the 31 4-foot rockery walls. 32 33 2° See Finding 5 above and HE 19. 34 21 HE 19 at pages 7-9. Bob Tozer&Donna Tozer,Bella Homes Page 11 Findings,Conclusions LUA-00-047,PP,ECF "Renton Place Division Ill Preliminary Plat" and Decision 1 Drainage (runoff/existing pipe) Issues: 2 10. As noted in Findings 7, 8 and 9 above, drainage issues have been 3 addressed such that drainage from the east half of Lind Avenue NW, as 4 well as subsurface seeps, will be accommodated in the drainage 5 collection system. The Applicant proposes to collect all roof and 6 impervious surface drainage as well, and convey drainage through a 7 retention system before exiting to receiving facilities via a new 8 drain line to be added in the drainage easement below Maple Avenue NW. 9 This conceptual system is intended to comply with the King County 10 Surface Water Design Manual without impacting existing drainage lines. 11 On-Street Parking Issues: 12 11. Maple Avenue NW between NW 2nd Place and NW 4th Street is 13 substandard in paving width such that on-street (or on-pavement) 14 parking in front of the subject property would 'block traffic. Street 15 improvements, including the approved modification to pavement width, 16 would relieve traffic movement. The six proposed lots fronting on 17 Maple Avenue NW would add traffic and parking demands; however, each 18 lot would provide off-street parking for four vehicles (counted in 19 tandem arrangement) . The ERC approval of the pavement width 20 modification is reasonable and is not in error. 21 SUMMARY CONCLUSIONS: 22 12. The Staff Report contains a detailed analysis of the proposed 23 preliminary plat and its compliance with the Comprehensive Plan and 24 applicable Development Regulations. The Examiner has reviewed that 25 analysis, the applicable codes, reviewed the site and surroundings, 26 and conducted a public hearing; and now adopts the Staff Report 27 analysis as his own Findings and Conclusions, except those portions 28 corrected by the above Findings of Fact and Conclusions of Law. 29 13. The Preliminary Plat is suitable for approval. 30 31 32 33 34 Bob Tozer&Donna Tozer,Bela Homes Page 12 Findings,Conclusions WA-00-047,PP,ECF "Renton Place Division 111 Preliminary Plat" and Decision DECISION 2 Based upon the testimony presented at the joint open record hearing 3 and open record appeal hearing, the documents and exhibits admitted 4 into the record, visits to the site and surroundings, and the above 5 Findings of Fact and Conclusions of Law, it is hereby the 6 recommenation of the Hearing Examiner Pro Tem that the eleven lot 7 preliminary plat, Renton Place Division III Preliminary Plat, Project 8 File No. LUA00-047,PP,ECF, be APPROVED, subject to the following 9 conditions: 10 1. Compliance with ERC Mitigation Measures: The Applicant is 11 required to comply with the Mitigating Measures, which were part 12 of the issued Environmental Review Committee Threshold 13 Determination. 14 2. The Applicant shall draft and record either a Homeowners' 15 Association or a Maintenance Agreement for the maintenance of all 16 common improvements, including private stormwater facilities and 17 utility and other easements, and other common areas. A draft of 18 the document shall be submitted to the City of Renton Development 19 Services Division for review and approval by the City Attorney 20 prior to the recording of the final plat. 21 3. The Applicant shall submit a detailed grading plan that complies 22 with the Nelson-Couvrette geotechnical report recommendations, 23 the Conclusion of Law No. 7 above regarding rockeries, and that 24 indicates the location of building pads (or building envelopes) 25 for Lots 2 and 4 . The detailed grading plan shall be subject to 26 review and approval by the Development Services Department. 27 Compliance with this condition shall precede recording of the 28 final plat. 29 Dated this 17th day of January 2001. 30 31 32 33 Iry Berteig Renton Hearing Examiner Pro Tem 34 ib Bob Tozer&Donna Tozer,Bella Homes Page 13 Findings,Conclusions LUA-0O-047,PP,ECF "Renton Place Division III Preliminary Plat" and Decision , CIT . 'OF RE NTON - asiL f`f Hearing.Examiner. Jesse Tanner Mayor Fred J.Kaufman • November 9, 2000 Barbara Shinpoch . : 36.1 Maple Ave NW Renton, WA 98055 Re: Appeal of Determination of Non-Significance and Preliminary Plat Renton Place,Div. III File Nos. LUA-00-132,AAD and LUA-00-047,PP,ECF Dear Appellant: • Your letter of appeal in the above matter has been received and a.date and time for Ppsaid hearing has now been established. The Preliminary Plat hearing will be held concurrently with the appeal hearing. Mr. Iry Berteig has been selected as,the Hearing Examiner for this case. The hearing has been set for Tuesday,December 19,2000, at 9:00>a.m. in the Council Chambers on the seventh floor of City Hall, at'-1055 S Grady Way in Renton. Should you be unable to attend,would you please appoint a representative to act on your behalf. We appreciate your cooperation, and if you have any questions,please contact my secretary. Sincerely, . Fred J. Kaufman Hearing Examiner • FJK:jt ; . cc: Mayor Jesse Tanner Jay Covington, Chief Administrative Officer Larry Warren, City Attorney • - . Neil Watts, Development Services Director Elizabeth Higgins Applicant Parties of Record 1055:'South Grady Way-Renton,Washington 98055:- (425)430-6515.' , 70 : 1 RED : • . -Vs, ,..,..' ,. ' 14Eis,2.wcy E '-- -\4114E1"2... ..---....-..-..„....... - - ----- J CC .. 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NOT Arfl1:t2.E%sED 8y c,ry 7a p•�,T. •, ovES ROT Ex1 sT . 0E5P rrE �r-Q••�n.te rr "NO OM. ©�EVELOPF�. g crruMc% PenM1`i1 D T1i'e2E I S AN pc.Gt3Ptffi I4 ME of.) This EASF IJ"t' pp t D Ptm -t- Cti D W. t t 1 STEVENS w .W. 7 trt L1 trt 2 N ,v4 • .......A tr Ca-- PAAnE N •vs/ • T 71-1 ,' lillogf‘ srREEVAN cAss.ftirogr 5 TM a TAv Lo 1 N4 4A,4 oao ptED Home T w�` az H '. -, NE`(. 1 : 4. RA IN IER. -----'S1D -- vsfAt.K.A r" 2543?,► 5H 14 POc t4 '54i MAPLE Are.N•w . RE tATrN • . . . . . „. • • . . • - . . • • . . • NOTES . • RECEIPT DATE / 0/ 670•0 HO. 0740 .: . , . . i . ., RECEIVED FROM R rir t:'61.-r ff •---S-k.; n f) Or I--.. ' • 1 - A ADDRESS to t 7)--,v., ( c -ft-wc_. iv 1,-) . i i,• • . L, f-Ni•-• ct>ro -; FOR - el--9f e 4- 1-) P\ CR r t r•--,, ../..),„..: a ....)...., : . • li a ., I . '1,,,,:,,,A,Accoutontworaz---,...w.44Howi.Pgboorm !i • ANT:OF'. .CASH :, ACCOUNT V • e:P.A1ITE.d is.:, CHECK -7\---- 00 I •-i9 , 1 :BALANCE• MONEY - By_cti A'Arrr-,--- D L . (i-,:".4 t ORDER 1 () ©1998 REDIFORM®8L802 .' 1 • . ' . ____..... . --..--- , ----. ........- 1 13030 ALBERT N SHINPOCH . BARBARA Y SHINPOCH 1 361 MAPLE AVE NW (206)772-6132 &.(i• 5. CP°0 zo..... - 19-10/1250 3315 ty!I RENTON,WA 98055-1131 DATE VI • Ii11I 11 1 E.ARININEC4c6 eb VV ii IC not00 DOLLARS t gj % 514 trthlly t.di a n.1,34 1 •••••••= 1 8 1=11... • 11 . . 11 . 11 =1 or . . • bani . - III Anytime.Webers Access : 1I 1800-US BANKS vArecusbank.cont I!.! ...• PI • .A A° to 1 KtrDiaid.C.9i4.1111 ____:11114111•4 _ _! _l_CL.1.)Vailier 11 . II) FOR ?til "rt • 11 11 .1: L 25000 10 5,1: 1 5 3 5006 714 L 2 rie 30 30 . , . , .- -- . °HARLAND : • • ... .., .. . . . • •. . • . .• ,. .1.- , .. • . . .. :. . . : • • . • . ! .t. . . : " . . . . -... •. . . . . . . . , :•• . . . . , RENTON PLACE DIV.III PRELIMINARY PLAT LUA-00-047 RENTON PLACE APPEAL LUA00-132 NOTE TO FILE Tuesday,October 24,2000,9:05 a.m. The Examiner stated that the appellant in this case is the former mayor of the City of Renton,Barbara Shinpoch. The City Attorney has requested the Examiner to step aside and find another hearing examiner to hear the case. This means the item will not be heard today and will have to be rescheduled. All parties we have listed will be notified of the date certain. CITE. JF RENTON ;Office of the City Attorney • Jesse Tanner,Mayor :Lawrence J:Warren October-19,:2000 Mr. Fred Kaufman, Hearing Examiner ' Renton City Hall: : ' 1055• S: Grady Way Renton,WA 98055. _ ... ' RE:. •Renton Place Division.HI Appeal of the Determination.of-Non-Significance;'. File.No. LUA-00-132, AAD. r. Dear Mr. Kaufman:: Y', : It,has come to the'attention,of this office that the above-mentioned appeal is.being pursued by - Barbara'Shinpoch.:-As you are;ob'viously•aware,Mrs. Shinpoch served:as:the mayor of Renton , fora.numberof years.` , During those years you and your office developed a working relationship with.Mrs. Shinpoch., A relationship that was both professional and friendly: Unfortunately Mrs. Shinpoch's.interests have now become adverse to those+of the City in this appeal. " While this office has no doubt that your.decision in this"matter.would be fair and impartial, as you ' know, the appearance of fairness is,paramount in'your,:position;as a neutral arbitrator. Anything that could'.taint'that`appearance-should be avoided: "It is for this reason the requesting that you recuse yourselfin;this matter-. We would then work with Mrs. Shinpoch to find a mutually.suitable hearing examiner in the area -. , to hear the appeal..We believe this is the best way to preserve the appearance of fairness for all parties: Please notify my office-as.well:as Mrs.`Shinpoch at you_r earliest convenience.of your decision, as • • time may become a factor. Very truly.yours;" Russell.Wilson 'Assistant City'Attorney. . D RW:ma OCT 2 3 2000 cc: Mayor Tanner. CITY OF RENTON Barbara Shinpoch;. " . HEARING EXAMINER • Post Office Box 626'=. 100 S. 2nd'Street.-.Renton, Washington'98057 (425)255-8678 This paper.contains 50%recycled material,20%post consumer - CITS )F RENTON Planning/Building/Public Works Department ' J e Tanner,Mayor Gregg Zimmerman P.E.,Administrator • • October 20, 2000 Parties of Record • Re: Renton Place Division III, LUA00-047,ERC,PP To Whom It May Concern: It has come to my attention that the public meeting for the above referenced project, • scheduled for Tuesday, October 24, 2000, will be rescheduled to a date as yet undetermined. Please refer to the letter included herewith. • If you wish to review the appeal of the Environmental Determination referred to in the • letter, you may do so by requesting the project file at the Development Services Division, 6th floor of City Hall. You will receive notification when a Hearing Examiner and public meeting date have been assigned to this proposed project. We regret any inconvenience to you. Sincerely • • • Elizabeth Higgins, AICP • Senior Planner • Copies: • Neil Watts [ Q fl • Jennifer Henning I i { file • - 2 OCT 3 • CITY OF RENTON • HEARING EXAMINER • • • • • 1055 South Grady Way-Renton, Washington 98055 This paper contains 50%recycled material,20%post consumer OCT-19-2000 14:58 Darren Barber Dean Fontes P.02i02 • - 1 CIT \OF RENTON ._ .' Office of the City Attorney Jesse Tanner.Mayor Lawrence J.Warren October 19, 2000 • Mr. Fred Kaufman, Hearing Examiner Renton City Hall 1055 S. Grady Way Renton, WA 98055 • RE: Renton Place Division III Appeal of the Determination of Non-Significance File No. LUA-00-132, AAD Dear Mr. Kaufinan: It has come to the attention of this office that the above-mentioned appeal is being pursued by Barbara Shinpoch. As you are obviously aware, Mrs. Shinpoch served as the mayor of Renton for a.number of years. During those years you and your office developed a working relationship with Mrs, Shinpoch. A relationship that was both professional and friendly. Unfortunately Mrs. Shinpoch's interests have now become adverse to those of the City in this appeal. While this office has no doubt that your decision in this matter would be fair and impartial, as you know, the appearance of fairness is paramount in your position as a neutral arbitrator. Anything that could taint thatappearance should be avoided. It is for this reason the City is requesting that you recuse yourself in this matter. We would then work with Mrs. Shinpoch to find a mutually suitable hearing examiner in the area to hear the appeal. We believe this is the best way to preserve the appearance of fairness for all parties. . Please notify my office as well as Mrs. Shinpoch at your earliest convenience of your decision, as time may become a factor. 0 Very truly yours, • X.-"e"1—/-4-"79 Russell Wilson Assistant City Attorney RW:ma cc: Mayor Tanner Jay Covington Barbara.Shinpoch Post Office Box 626 - 100 S. 2nd Street - Renton, Washington 98057 - (425)255-8678 TOTAL P.02 • Parties of Record Karen Goto 424 Seneca Avenue NW Renton, WA 98055 Joy Lorton 365 Taylor Avenue NW Renton, WA 98055 Pammyla Hubbard 264 Maple Avenue NW Renton, WA 98055 Robin Little 260 Maple Avenue NW Renton, WA 98055 Claude Chambers 302 NW 2nd Place Renton, WA 98055 Stephen Roedder 357 Lind Avenue NW Renton, WA 98055 Leon Little 261 Maple Avenue NW Renton, WA 98055 Barbara Shinpoch 361 Maple Avenue NW Renton, WA 98055 Tom Little 320 Maple Avenue NW Renton, WA 98055 OCT-19-2000 14:58 barren Barber Dean Fontes P.01/02 TRANSMITTAL MEMO ♦ WARREN BARBER&FONTES, P.S. CONFIDENTIAL PRIVILEGED ♦ ATTORNEYS AT LAW Method or Delivery (425)255-8676 ( ) Mail 100 SOUTH SECOND STREE i*•POST OFFICE BOX 626 ( ) Hand Delivered RE•NTON,WASHINGTON 98057 430 — 5a3 FAX NUMBER:425-255-5474 Vax No. ( ) Other ( ) Transmission Completed This contains confidential, privileged information intended only for the addressee. Do not'" read, copy or disseminate it unless you are the addressee. If you have received this Fax in error, please call us (collect) immediately at (425)255-8678, and mail the original Fax to P.O. Box 626 Renton, Washington 98057. I� TO: ie fD r-DE@IIOWN °r FROM: /t CGQ DATE: /v 1(4 too OCT 19 2000 RE: ITY Of RENTON HEARING EXAMINER We have enclosed the following document(s): ( ) FOR YOUR INFORMATION ( ) PER YOUR REQUEST ( ) FOR SIGNATURE AND RETURN (. ) PER OUR CONVERSATION ( ) FOR REVIEW AND COMMENT ( ) PER.OUR AGREEMENT ( ) FOR NECESSARY ACTION ( ) SEE REMARKS BELOW ( ) FOR YOUR FILES ( ) ( ) FOR YOUR APPROVAL ( ) APPROVED AS NOTED FOR FAX TRANSMITTAL: This transmission consists of pages, including this cover page. If for some reason you do not receive all of the pages, or it is not legible, please contact our office immediately. Remarks: OCT-19-2000 14:58 barren Barber Dean Fontes r•e�ie� p ,'1 CIn ' r i. OF RENTON • • Office of the City Attorney Jesse Tanner,Mayor • Lawrence J.Warren • • • October 19, 2000 1% Mr. Fred Kaufman, Hearing Examiner ® QQO Renton City Hall 1055 S. Grady Way �N > Renton, WA 98055 • To o . 00 RE: Renton Place Division III Appeal of the Determination of - ignificance File No. LUA-00-132, AAD Dear Mr. Kaufman: . It has come to the attention of this office that the above-mentioned appeal is being pursued by Barbara Shinpoch. As you are obviously aware, Mrs. Shinpoch served as the mayor of Renton for a number of years. During those years you and your office developed a working relationship with Mrs. Shinpoch. A relationship that was both professional and friendly. Unfortunately Mrs. Shinpoch's interests have now become adverse to those of the City in this appeal. While this office has no doubt that your decision in this matter would be fair and impartial, as you know, the appearance of fairness is paramount in your position as a neutral arbitrator. Anything that could taint that appearance should be avoided. It is for this reason the City is requesting that you recuse yourself in this matter. We would then work with Mrs. Shinpoch to find a mutually suitable hearing examiner in the area to hear the appeal. We believe this is the best way to preserve the appearance of fairness for all parties. Please notify my office as well as Mrs. Shinpoch at your earliest convenience of your decision, as time may become a factor. • Very truly yours, • Russell Wilson • Assistant City Attorney RW:ma cc: Mayor Tanner Jay Covington Barbara Shinpoch Post Office Box 626 - 100 S. 2nd Street - Renton, Washington 98057 - (425)255-8678 TOTAL P.02 CIT _ OF RENTON Hearing.Examiner Jesse Tanner,Mayor Fred J.Kaufman October 10, 2000 Barbara Shinpoch 361 Maple Ave NW, Renton, WA 98055 Re: Appeal of Determination of Non-Significance Renton Place,Div. III. Appeal File No. LUA-00-132,AAD Dear Appellant: Your letter of appeal in the above matter has been received and a date and time for said hearing has now been established. The appeal hearing has been set for Tuesday,,October'24,2000, at 9:00 a.m. in the Council Chambers on the seventh floor of City Hall, at'1055',S Grady Way,in Renton. Should you be unable to attend, would you please:appoint a representative to act on your behalf We appreciate your cooperation, and if you have any questions,please contact my secretary. Sincerely, Fred J. Kau an Hearing Examiner FJK:jt • cc: Mayor Jesse Tanner Jay Covington, Chief Administrative Officer Larry Warren, City Attorney Neil Watts,Development.Services Director Elizabeth Higgins Applicant 1055 South Grady Way-Renton, Washington 98055.- (425)430-6515.. :: This paper contains 50%recycled material,20%post consumer , . "TO : ) RED 1 -* •Fit 4E.atzw& E At t•Fer2, J CC .. ELI Z A5E11-1 H. 166-ok)c), e-2EtAtoiz PLANtsterl2... mow. OA2eAra A an+94 Fbcht CITY OF RENTON • ..5 ti)1 kvApLE itwE_A pitst . _ OCT 0 6 2000 (0 : f.b . --------- RE1133314 St2i,_•_ SeOSS- - - - - ------- ______Kvis5E_Aextfr_iko CI-1E4K. 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