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Home My WebLink AboutLUA84-020March 20, 1' a4 OFFICE OF THE LAND USE HEARING EXAMINER CITY OF RENTON REPORT AND DECISION. APPLICANT: T. C. HASTINGS FILE NO. SH. PL. 020-84 LOCATION: 2201 N.E. 27th Street SUMMARY OF REQUEST: Applicant seeks approval to short plat 1.3 acres int( four 4) lots for future single family residences. SUMMARY OF ACTION: Building and Zoning Department Recommendation: Approval, subject to restrictive covenants. Hearing Examiner Decision: Approval, subject to cone 1:ion. BUILDING & ZONING The Building & Zoning Department Report was DEPARTMENT REPORT: received by the Examiner on March 6, 1984. PUBLIC HEARING: After reviewing the Building and Zoning Depar nent Report, examining available information on file wil i the application, and field checking the property and surrounding area, the Examiner conducted a public h siring on the subject as follows: The hearing was opened on March 13, 1984, at 9:00 a.m. in the Council Chambers of the F ,nton Municipal Building. Parties wishing to testify were affirmed by the Examiner. The following exhibits were entered into the record: Exhibit #1: Yellow file containing the application, staff report, and other documents pertaini g to posting and publication. Exhibit #2: Short plat map showing the proposec four lots. Roger Blaylock, Zoning Administrator, presented the staff report. He indicate( the Comprehensive Plan designation for the subject site is single-family residential; the p. asent zoning is R-1, which allows 7,200 sq. ft. lots. He noted also that a similar short plat appli, ation was heard by the Examiner on August 16, 1983 and was dismissed because of a to line adjustment, causing the subject lot to be short platted. Mr. Blaylock continued by pointing out that the slope of the land would allow construct :)n of homes with daylight basements; that there was no observation made of water on the sit€ that the house which was situated on Lot #3 has been removed. He further noted the improve rents made to 27th Street several years ago included water, sewer, and storm water lines, an, that staff does not see any major impacts on the area due to the proposed development. Mr. Blaylock did point out that the primary concern over the proposal is that water and ewer connection charges would be imposed with the construction of each single-family resit Staff is also concerned about the removal of large trees from the site. Based upon the foregoing presentation, Mr. Blaylock indicated staff recommends appro al of the short plat request, subject to restrictive covenants being imposed to limit the remo al of any tree over twelve inches (12") in diameter and the City of Renton Landscape Archi ect's approval prior to removal of said tree. The Examiner inquired if Lots 3 and 4 had been previously developed and landscaped Mr. Blaylock noted that they had and that Lots 1 and 2 consisted of more natural vegetatior than did Lots 3 and 4. T. C. HASTINGS: SHORT PLAT-020-84 March 20, 1984 Page 2 The Examiner called on the applicant or representative. Responding was: Dan Nomura 108 Factory Avenue N. Renton, WA 98055 Mr. Nomura indicated he was representing the applicant; that they have met all of the requirements noted and have removed the house from Lot #3; and that they do agree with the staff report presented by staff. The Examiner called for further testimony in support of the application. There was none. The Examiner called for testimony in opposition to the application, or questions. There was none. The Examiner then inquired of the applicant, Mr. T. C. Hastings, if he wished a copy of the Examiner's Report upon completion. Mr. Hastings stated that he did not, that it could be mailed to Mr. Nomura, his representative. There being no further testimony offered, the Examiner closed the hearing at 9:15 and noted his report would be issued within fourteen (14) days. FINDINGS, CONCLUSIONS & DECISION: Having reviewed the record in this matter, the Examiner now makes and enters the following: FINDINGS: 1. The applicant, T. C. Hastings, filed a request for approval of a four-lot short plat of approximately 1.3 acres of property. 2. The application file containing the application, the State Environmental Policy Act SEPA) documentation, the Building & Zoning Department Report, and other pertinent documents, was entered into the record as Exhibit #1. 3. Pursuant to the City of Renton's Environmental Ordinance and SEPA (RCW 43.21C, 1971, as amended), the subject proposal has been determined to be exempt from the threshold determination by the Environmental Review Committee (ERC). 4. Plans for the proposal have been reviewed by all city departments affected by the impact of this development. 5. The subject proposal met with no opposition from the public. 6. The subject site is located in the vicinity of 2201 N.E. 27th Street in the Kennydale area of the city. 7. The subject site was annexed into the city by Ordinance #1822 in March of 1960. The site was classified G-7200 upon annexation, a zoning designation which was consolidated with R-1 (Single family residential; minimum lot size - 7,200 sq. ft.) in 1982. An earlier short plat request was dismissed due to errors in recording a lot line adjustment. 8. The property slopes downward from north to south, with grades ranging from 2 to 15 percent. The westerly lots, Lots 1 and 2, have greater slopes, while Lots 3 and 4 have gentler slopes and are fairly level. 9. An existing dwelling was recently removed from proposed Lot 3, while some existing sheds will be removed upon development. Natural vegetation covers much of the site, while residential type landscaping was located with the former dwelling. T. C. HASTINGS: SHORT PLAT-020-84 March 20, 1984 Page 3 10. The area is developed primarily with single family homes and some undeveloper parcels, not unlike the subject site. 11. The site is located near the center of a large R-1 zoning district. 12. The site is served by Kennydale Elementary, McKnight Middle, and Renton Hig! Schools. 13. The map element of the Comprehensive Plan designates the area in which tht subject site is located as suitable for the development of single family uses, but doe not mandate such development without consideration of other policies of the plan. 14. The eventual construction of four single family homes would generate approximatel, 10 additional persons, one additional school age child, and approximately 4( additional traffic trips per day. 15. N.E. 27th Street has been improved, and curbs, gutters, and sidewalks have beer installed. 16. The four lots all exceed the lot area requirements and meet the depth to widtt ratios. 17. Staff recommends that the wooded site retain its natural characteristics and tha selective tree removal approved by the City's Landscape Architect be required. CONCLUSIONS: 1. The subject short plat appears to serve the public use and interest. The segregatior of the large parcel into four smaller but still oversized lots will permit developmen of reasonably sized single family homes. 2. The division will permit redevelopment of the subject site which contained an old rundown dwelling, thereby increasing the tax base of the city. 3. The prior installation of curbs, gutters, sidewalks, and streetlights will permit thf safe addition of the approximately 40 trips per day the subject proposal is expecte( to generate. 4. Section 9-1108(19)(B) requires due regard for natural features, particularl' indicating large trees. Therefore, the wooded state of the subject site should ID( preserved pending approval of any tree removal by the City's Landscape Architect. DECISION: The short plat is approved subject to approval by the City's Landscape Architect of and tree removal from the site. ORDERED THIS 20th day of March, 1984. Fred 3. Kauf n Land Use Hea ing Examiner TRANSMITTED THIS 20th day of March, 1984 to the parties of record: Dan Nomura 108 Factory Avenue N. Renton, WA 98055 T. C. HASTINGS: SHORT PLAT-020-84 March 20, 1984 Page 4 TRANSMITTED THIS 20th day of March, 1984 to the following: Mayor Barbara Y. Shinpoch Councilman Richard M. Stredicke Richard Houghton, Public Works Director David Clemens, Policy Development Director Members, Renton Planning Commission Ronald Nelson, Building & Zoning Director Roger Blaylock, Zoning Administrator Lawrence J. Warren, City Attorney Renton Record-Chronicle Pursuant to Title IV, Section 3015 of the City's Code, request for reconsideration must be filed in writing on or before April 3, 1984. Any aggrieved person feeling that the decision of the Examiner is based on erroneous procedure, errors of law or fact, error in judgment, or the discovery of new evidence which could not be reasonably available at the prior hearing may make a written request for review by the Examiner within fourteen (14) days from the date of the Examiner's decision. This request shall set forth the specific errors relied upon by such appellant, and the Examiner may, after review of the record, take further action as he deems proper. An appeal to the City Council is governed by Title IV, Section 3016, which requires that such appeal be filed with the City Clerk, accompanying a filing fee of $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. The Appearance of Fairness Doctrine provides that no ex parte (private one-on-one) communications may occur concerning 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 the proposal must be made in public. This 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. r Q,t•-1 l•1 11:J'1l %[(1111 1 I N,DkF c . coa r „ s z_,ts I11w: ti-lipil iii 1 lilii_41 IF l _ I AAA 1rtII ,. 1L1J IJ IWI TTTT 1 ' I•_t ,, 1 I t o_i -t1. VIVO t 50 It, 71z1 1`f I 1" . I , 1 tro L 1lrr 1 1 7‘. I 't ' t I. . 1 I• 112 277 r__ ZS. - to 741r,e,,, — '7 71 • ,•: V. i» D 7•• r i I s' s.,.-.. .. \ .. M la r- O t I I i sl. ONS RT1 , PARK I' i iII 11 t+ - s, I III! n• kii I Lit P am- 1.• I. I —1, J ', A ?IPA Zifi.M.511 , t t II f i „.______Li,_, 11 al .i-1_ I Ir T...1 , I , - -- f i. . L1i t:, r t, l ' . O1/7... III zu Ulf e.-T • r. 1 ro\11•,. r in,.. jGt 1 T t. r t.• zc mr 1 -_ L_ . IL- 1 1 4, , ,tri., .... . ,_, t43, 31 ,• 4. ,3i 77 7..... ,., r: 4. • L 4•.E W•.S N Ir.,) t--- ram-',. •t/- ". I•. JI t•s cl.e' t I7 P•A t•21 do z, G' 1 1. ,1-, .:33. e c •....• r t 1 i R-1 II f§ 4II1 1 t. I.; 0 11L 4, 1 T.C. HASTINGS SHORT PLAT-020-84 APPLICANT T.C. HASTINGS TOTAL AREA ± 1.3 ACRES PRINCIPAL ACCESS N.E. 27TH STREET EXISTING ZONING R-1, SINGLE FAMILY EXISTING USE UNDEVELOPED EXCEPT FOR AREA WHERE A SINGLE FAMILY RESI[ ACE OCE OCCUPIED-A PORTION OF THE SITE. PROPOSED USE FOUR (4) SINGLE FAMILY RESIDENTIAL LOTS COMPREHENSIVE LAND USE PLAN SINGLE FAMILY COMMENTS March 20, 1 34 OFFICE OF THE LAND USE HEARING EXAMINER CITY OF RENTON REPORT AND DECISION. APPLICANT: T. C. HASTINGS FILE NO. SH. PL. 020-84 LOCATION: 2201 N.E. 27th Street SUMMARY OF REQUEST: Applicant seeks approval to short plat 1.3 acres int( four 4) lots for future single family residences. SUMMARY OF ACTION: Building and Zoning Department Recommendation: Approval, subject to restrictive covenants. Hearing Examiner Decision: Approval, subject to con( Lion. BUILDING & ZONING The Building & Zoning Department Report was DEPARTMENT REPORT: received by the Examiner on March 6, 1984. PUBLIC HEARING: After reviewing the Building and Zoning Depar ment Report, examining available information on file wi 7 the application, and field checking the property and surrounding area, the Examiner conducted a public h 3ring on the subject as follows: The hearing was opened on March 13, 1984, at 9:00 a.m. in the Council Chambers of the F nton Municipal Building. Parties wishing to testify were affirmed by the Examiner. The following exhibits were entered into the record: Exhibit #1: Yellow file containing the application, staff report, and other documents pertain. (g to posting and publication. Exhibit #2: Short plat map showing the proposes four lots. Roger Blaylock, Zoning Administrator, presented the staff report. He indicate the Comprehensive Plan designation for the subject site is single-family residential; the p 3sent zoning is R-1, which allows 7,200 sq. ft. lots. He noted also that a similar short plat appli ation was heard by the Examiner on August 16, 1983 and was dismissed because of a lc line adjustment, causing the subject lot to be short platted. Mr. Blaylock continued by pointing out that the slope of the land would allow construct 3n of homes with daylight basements; that there was no observation made of water on the sit€ that the house which was situated on Lot #3 has been removed. He further noted the improve cents made to 27th Street several years ago included water, sewer, and storm water lines, an that staff does not see any major impacts on the area due to the proposed development. Mr. Blaylock did point out that the primary concern over the proposal is that water and ewer connection charges would be imposed with the construction of each single-family resi once. Staff is also concerned about the removal of large trees from the site. Based upon the foregoing presentation, Mr. Blaylock indicated staff recommends appro al of the short plat request, subject to restrictive covenants being imposed to limit the remc al of any tree over twelve inches (12") in diameter and the City of Renton Landscape Arch ect's approval prior to removal of said tree. The Examiner inquired if Lots 3 and 4 had been previously developed and landscapes Mr. Blaylock noted that they had and that Lots 1 and 2 consisted of more natural vegetatio than did Lots 3 and 4. T. C. HASTINGS: SHORT PLAT-020-84 March 20, 1984 Page 2 The Examiner called on the applicant or representative. Responding was: Dan Nomura 108 Factory Avenue N. Renton, WA 98055 Mr. Nomura indicated he was representing the applicant; that they have met all of the requirements noted and have removed the house from Lot #3; and that they do agree with the staff report presented by staff. The Examiner called for further testimony in support of the application. There was none. The Examiner called for testimony in opposition to the application, or questions. There was none. The Examiner then inquired of the applicant, Mr. T. C. Hastings, if he wished a copy of the Examiner's Report upon completion. Mr. Hastings stated that he did not, that it could be mailed to Mr. Nomura, his representative. There being no further testimony offered, the Examiner closed the hearing at 9:15 and noted his report would be issued within fourteen (14) days. FINDINGS, CONCLUSIONS & DECISION: Having reviewed the record in this matter, the Examiner now makes and enters the following: FINDINGS: 1. The applicant, T. C. Hastings, filed a request for approval of a four-lot short plat of approximately 1.3 acres of property. 2. The application file containing the application, the State Environmental Policy Act SEPA) documentation, the Building & Zoning Department Report, and other pertinent documents, was entered into the record as Exhibit #1. 3. Pursuant to the City of Renton's Environmental Ordinance and SEPA (RCW 43.21 C, 1971, as amended), the subject proposal has been determined to be exempt from the threshold determination by the Environmental Review Committee (ERC). 4. Plans for the proposal have been reviewed by all city departments affected by the impact of this development. 5. The subject proposal met with no opposition from the public. 6. The subject site is located in the vicinity of 2201 N.E. 27th Street in the Kennydale area of the city. 7. The subject site was annexed into the city by Ordinance #1822 in March of 1960. The site was classified G-7200 upon annexation, a zoning designation which was consolidated with R-1 (Single family residential; minimum lot size - 7,200 sq. ft.) in 1982. An earlier short plat request was dismissed due to errors in recording a lot line adjustment. 8. The property slopes downward from north to south, with grades ranging from 2 to 15 percent. The westerly lots, Lots 1 and 2, have greater slopes, while Lots 3 and 4 have gentler slopes and are fairly level. 9. An existing dwelling was recently removed from proposed Lot 3, while some existing sheds will be removed upon development. Natural vegetation covers much of the site, while residential type landscaping was located with the former dwelling. T. C. HASTINGS: SHORT PLAT-020-84 March 20, 1984 Page 3 10. The area is developed primarily with single family homes and some undevelopet parcels, not unlike the subject site. 11. The site is located near the center of a large R-1 zoning district. 12. The site is served by Kennydale Elementary, McKnight Middle, and Renton Hig! Schools. 13. The map element of the Comprehensive Plan designates the area in which tht subject site is located as suitable for the development of single family uses, but doe not mandate such development without consideration of other policies of the plan. 14. The eventual construction of four single family homes would generate approximatel' 10 additional persons, one additional school age child, and approximately 4( additional traffic trips per day. 15. N.E. 27th Street has been improved, and curbs, gutters, and sidewalks have beer installed. 16. The four lots all exceed the lot area requirements and meet the depth to widt( ratios. 17. Staff recommends that the wooded site retain its natural characteristics and tha selective tree removal approved by the City's Landscape Architect be required. CONCLUSIONS: 1. The subject short plat appears to serve the public use and interest. The segregatior of the large parcel into four smaller but still oversized lots will permit developmen of reasonably sized single family homes. 2. The division will permit redevelopment of the subject site which contained an old rundown dwelling, thereby increasing the tax base of the city. 3. The prior installation of curbs, gutters, sidewalks, and streetlights will permit th( safe addition of the approximately 40 trips per day the subject proposal is expecter to generate. 4. Section 9-1108(19)(B) requires due regard for natural features, particularl indicating large trees. Therefore, the wooded state of the subject site should bf preserved pending approval of any tree removal by the City's Landscape Architect. DECISION: The short plat is approved subject to approval by the City's Landscape Architect of an' tree removal from the site. ORDERED THIS 20th day of March, 1984. Fred J. Kauf n Land Use Hea ing Examiner TRANSMITTED THIS 20th day of March, 1984 to the parties of record: Dan Nomura 108 Factory Avenue N. Renton, WA 98055 T. C. HASTINGS: SHORT PLAT-020-84 March 20, 1984 Page 4 TRANSMITTED THIS 20th day of March, 1984 to the following: Mayor Barbara Y. Shinpoch Councilman Richard M. Stredicke Richard Houghton, Public Works Director David Clemens, Policy Development Director Members, Renton Planning Commission Ronald Nelson, Building & Zoning Director Roger Blaylock, Zoning Administrator Lawrence J. Warren, City Attorney Renton Record-Chronicle Pursuant to Title IV, Section 3015 of the City's Code, request for reconsideration must be filed in writing on or before April 3, 1984. Any aggrieved person feeling that the decision of the Examiner is based on erroneous procedure, errors of law or fact, error in judgment, or the discovery of new evidence which could not be reasonably available at the prior hearing may make a written request for review by the Examiner within fourteen (14) days from the date of the Examiner's decision. This request shall set forth the specific errors relied upon by such appellant, and the Examiner may, after review of the record, take further action as he deems proper. An appeal to the City Council is governed by Title IV, Section 3016, which requires that such appeal be filed with the City Clerk, accompanying a filing fee of $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. The Appearance of Fairness Doctrine provides that no ex parte (private one-on-one) communications may occur concerning 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 the proposal must be made in public. This 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. LL_ i1_ 11I IL_. I-r.r, ' I ' I( 1:1:1.1.1 1T1:1_I Ill .I 1 ll 1111 =lr .7 KFw t DkF CoaS7 4 Q J I• \\\ ' • i.•. , l _ 11-1ll. 1.1!1.111' f Imo:1 ElF MFMTAfI 1 ' ! i R-1 II7-IIIl ,, iI D7 Ala- 1 , 1 :- ,• T— ram •,.> i I •o ,„ , !„ :,: i:, .. 1 , .\ • , •• ; 1 b 1 • K tti — L _ - r77 'ILA II 2.9 r f i j row p 110w5 N 7:, I PARK i , s1 1 Rio 1 , r ,•'r i_ 1\ \ \ T V" c '" ' 1 1. w • u f dorm1 Pal En -;- LI r. I \ , 4,: I\ v+ 57 iaS 51,344 t7 f 4 1 1 1I--11 , J_t_sr 1 11 r rICI, 1 R I r 1 ••4 ¶7'f •' 1,I rl .. , • ' 2 1 I I Lii I .r,... c, ,,..., fir• 1,I. i. l __ L-- - ILA 1. 1', " • \ i ,: f7- r -'--1 T 7— i- vk a -\ n\ V\\ i :1,i. : •. t. •' _ r1'! y o r.(. 73, 77 J ad i...-.E w.s., l G— 1 g I .} Ds 1 =,s! t47.1 ta^ L•Z- t)O 1- T K ,..RI:-A....14 Ali A iv 'R.—. 1, I i• i_. _:1 a Him.]a I . j---i . 1 11,E• J ._ F 0 T.C. HASTINGS SHORT PLAT-020-84 APPL I CANT T.C. HASTINGS TOTAL AREA - 1.3 ACRES PRINCIPAL ACCESS N.E. 27TH STREET EXISTING ZONING R-1 , SINGLE FAMILY EXISTING USE UNDEVELOPED EXCEPT FOR AREA WHERE A SINGLE FAMILY RESI[ IN OCCUPIED-A PORTION OF THE SITE. PROPOSED USE FOUR (4) SINGLE FAMILY RESIDENTIAL LOTS COMPREHENSIVE LAND USE PLAN SINGLE FAMILY COMMENTS March 20, 1 34 OFFICE OF THE LAND USE HEARING EXAMINER CITY OF RENTON REPORT AND DECISION. APPLICANT: T. C. HASTINGS FILE NO. SH. PL. 020-84 LOCATION: 2201 N.E. 27th Street SUMMARY OF REQUEST: Applicant seeks approval to short plat 1.3 acres int( four 4) lots for future single family residences. SUMMARY OF ACTION: Building and Zoning Department Recommendation: Approval, subject to restrictive covenants. Hearing Examiner Decision: Approval, subject to con( tion. BUILDING & ZONING The Building & Zoning Department Report was DEPARTMENT REPORT: received by the Examiner on March 6, 1984. PUBLIC HEARING: After reviewing the Building and Zoning Depar -nent Report, examining available information on file wi' the application, and field checking the property and surrounding area, the Examiner conducted a public h ring on the subject as follows: The hearing was opened on March 13, 1984, at 9:00 a.m. in the Council Chambers of the F .nton Municipal Building. Parties wishing to testify were affirmed by the Examiner. The following exhibits were entered into the record: Exhibit #1: Yellow file containing the application, Staff report, and other documents pertain g to posting and publication. Exhibit #2: Short plat map showing the proposer four lots. Roger Blaylock, Zoning Administrator, presented the staff report. He indicate the Comprehensive Plan designation for the subject site is single-family residential; the p :sent zoning is R-1, which allows 7,200 sq. ft. lots. He noted also that a similar short plat appli ation was heard by the Examiner on August 16, 1983 and was dismissed because of a lc line adjustment, causing the subject lot to be short platted. Mr. Blaylock continued by pointing out that the slope of the land would allow construct )n of homes with daylight basements; that there was no observation made of water on the sit€, that the house which was situated on Lot #3 has been removed. He further noted the improve Tents made to 27th Street several years ago included water, sewer, and storm water lines, an that staff does not see any major impacts on the area due to the proposed development. Mr. Blaylock did point out that the primary concern over the proposal is that water and ewer connection charges would be imposed with the construction of each single-family resi :nce. Staff is also concerned about the removal of large trees from the site. Based upon the foregoing presentation, Mr. Blaylock indicated staff recommends appro al of the short plat request, subject to restrictive covenants being imposed to limit the reme al of any tree over twelve inches (12") in diameter and the City of Renton Landscape Arch] ect's approval prior to removal of said tree. The Examiner inquired if Lots 3 and 4 had been previously developed and landscapes Mr. Blaylock noted that they had and that Lots 1 and 2 consisted of more natural vegetatio than did Lots 3 and 4. T. C. HASTINGS: SHORT PLAT-020-84 March 20, 1984 Page 2 The Examiner called on the applicant or representative. Responding was: Dan Nomura 108 Factory Avenue N. Renton, WA 98055 Mr. Nomura indicated he was representing the applicant; that they have met all of the requirements noted and have removed the house from Lot #3; and that they do agree with the staff report presented by staff. The Examiner called for further testimony in support of the application. There was none. The Examiner called for testimony in opposition to the application, or questions. There was none. The Examiner then inquired of the applicant, Mr. T. C. Hastings, if he wished a copy of the Examiner's Report upon completion. Mr. Hastings stated that he did not, that it could be mailed to Mr. Nomura, his representative. There being no further testimony offered, the Examiner closed the hearing at 9:15 and noted his report would be issued within fourteen (14) days. FINDINGS, CONCLUSIONS & DECISION: Having reviewed the record in this matter, the Examiner now makes and enters the following: FINDINGS: 1. The applicant, T. C. Hastings, filed a request for approval of a four-lot short plat of approximately 1.3 acres of property. 2. The application file containing the application, the State Environmental Policy Act SEPA) documentation, the Building & Zoning Department Report, and other pertinent documents, was entered into the record as Exhibit #1. 3. Pursuant to the City of Renton's Environmental Ordinance and SEPA (RCW 43.21C, 1971, as amended), the subject proposal has been determined to be exempt from the threshold determination by the Environmental Review Committee (ERC). 4. Plans for the proposal have been reviewed by all city departments affected by the impact of this development. 5. The subject proposal met with no opposition from the public. 6. The subject site is located in the vicinity of 2201 N.E. 27th Street in the Kennydale area of the city. 7. The subject site was annexed into the city by Ordinance #1822 in March of 1960. The site was classified G-7200 upon annexation, a zoning designation which was consolidated with R-1 (Single family residential; minimum lot size - 7,200 sq. ft.) in 1982. An earlier short plat request was dismissed due to errors in recording a lot line adjustment. 8. The property slopes downward from north to south, with grades ranging from 2 to 15 percent. The westerly lots, Lots 1 and 2, have greater slopes, while Lots 3 and 4 have gentler slopes and are fairly level. 9. An existing dwelling was recently removed from proposed Lot 3, while some existing sheds will be removed upon development. Natural vegetation covers much of the site, while residential type landscaping was located with the former dwelling. T. C. HASTINGS: SHORT PLAT-020-84 March 20, 1984 Page 3 10. The area is developed primarily with single family homes and some undevelope parcels, not unlike the subject site. 11. The site is located near the center of a large R-1 zoning district. 12. The site is served by Kennydale Elementary, McKnight Middle, and Renton Hig Schools. 13. The map element of the Comprehensive Plan designates the area in which th, subject site is located as suitable for the development of single family uses, but doe not mandate such development without consideration of other policies of the plan. 14. The eventual construction of four single family homes would generate approximatel 10 additional persons, one additional school age child, and approximately 4 additional traffic trips per day. 15. N.E. 27th Street has been improved, and curbs, gutters, and sidewalks have bee installed. 16. The four lots all exceed the lot area requirements and meet the depth to widtr ratios. 17. Staff recommends that the wooded site retain its natural characteristics and tha selective tree removal approved by the City's Landscape Architect be required. CONCLUSIONS: 1. The subject short plat appears to serve the public use and interest. The segregatiol of the large parcel into four smaller but still oversized lots will permit developmen of reasonably sized single family homes. 2. The division will permit redevelopment of the subject site which contained an old rundown dwelling, thereby increasing the tax base of the city. 3. The prior installation of curbs, gutters, sidewalks, and streetlights will permit th safe addition of the approximately 40 trips per day the subject proposal is expecte( to generate. 4. Section 9-1108(19)(B) requires due regard for natural features, particularl indicating large trees. Therefore, the wooded state of the subject site should b, preserved pending approval of any tree removal by the City's Landscape Architect. DECISION: The short plat is approved subject to approval by the City's Landscape Architect of an tree removal from the site. ORDERED THIS 20th day of March, 1984. Fred J. Kauf n Land Use Hea ing Examiner TRANSMIT T ED THIS 20th day of March, 1984 to the parties of record: Dan Nomura 108 Factory Avenue N. Renton, WA 98055 T. C. HASTINGS: SHORT PLAT-020-84 March 20, 1984 Page 4 TRANSMITTED THIS 20th day of March, 1984 to the following: Mayor Barbara Y. Shinpoch Councilman Richard M. Stredicke Richard Houghton, Public Works Director David Clemens, Policy Development Director Members, Renton Planning Commission Ronald Nelson, Building & Zoning Director Roger Blaylock, Zoning Administrator Lawrence J. Warren, City Attorney Renton Record-Chronicle Pursuant to Title IV, Section 3015 of the City's Code, request for reconsideration must be filed in writing on or before April 3, 1984. Any aggrieved person feeling that the decision of the Examiner is based on erroneous procedure, errors of law or fact, error in judgment, or the discovery of new evidence which could not be reasonably available at the prior hearing may make a written request for review by the Examiner within fourteen (14) days from the date of the Examiner's decision. This request shall set forth the specific errors relied upon by such appellant, and the Examiner may, after review of the record, take further action as he deems proper. An appeal to the City Council is governed by Title IV, Section 3016, which requires that such appeal be filed with the City Clerk, accompanying a filing fee of $75.00 and meeting other specified requirements. Copies of this ordinance are available for inspection or purchase in the Finance Department, first floor of City Hall. The Appearance of Fairness Doctrine provides that no ex parte (private one-on-one) communications may occur concerning land use decisions. This means that parties to a land use decision may not communicate in private with any decision-maker concerning the proposal. Decision-makers in the land use process include both the Hearing Examiner and members of the City Council. All communications concerning the the proposal must be made in public. This permits all interested parties to know the contents of the communication and would allow them to openly rebut the evidence. Any violation of this doctrine would result in the invalidation of the request by the Court. The Doctrine applies not only to the initial public hearing but to all Requests for Reconsideration as well as Appeals to the City Council. 1 — r\ - W1 .14 111Jill 1ItIIU1 L a I I 1 D7 c(7wtvDkF V v•C C0457.o 4jj 4Q J N.. \ \ ...... `'l' i 1 ' tsil Ilium I 1.1 4, 44. 10 , €5ictw006112‘4226 1 •t 1 9$ if Il ' i T IlN t . t _ s N. 7 j ri- 1!t . i I 1,01 tl1 . t„ I$. t1 Izi.7.5 1 • r i tPo . J_ 1 Pi - I o 1 • trc t - — I ttz t 4 1 I zid 1 i\..\ , \ 74: 4,..... d:', 1P..4.,;l'i::: 7---' .----414-, i.--. ao ,..;Ti.L. , ; it 7w, Mr t', 1e' I • I RT 1 ' oAWO214p crc r t! J 1• ' i 1\ 1\ T I 1 Oftf - , rAs SD r 0"'t. , , ill I s Via=• I . -. 1 ( I, l — gi I t_ 1 fat, III az I• 1 , p- 1 ..I, I . Li_1 --11 :i__l_Lal L I I I - .T, I ' • l 711L1 `.. 1 I I;i z IIIIV I I zs, I . _ I to 1• 1\\ 1 r ,.._ lz•; . - ' -113 es . z.. ! II 1 : Lfl I _ _, SI ' . l 41', ,,. • 7- 1 r-- •- T J ' 717111 1 - 1 :; ' it_; '; • iai, 3 ?Am. 731 72, F 7:, I•' '. 1 L t. :IF WASH 1 I ram I 1 ," ti i . 1 JI zss 1 tie: r I7 / raw t.i too z,, G—1 B Cr A..1-4 l At 11T I 1 7 •.4 1. I.;4V'. - t1-3 T.C. HASTINGS SHORT PLAT-020-84 I APPL I CANT T.C. HASTINGS TOTAL AREA - 1.3 ACRES PRINCIPAL ACCESS N.E. 27TH STREET EXISTING ZONING R-1, SINGLE FAMILY EXISTING USE UNDEVELOPED EXCEPT FOR AREA WHERE A SINGLE FAMILY RESIC NCE ONE OCCUPIED.A PORTION OF THE SITE. PROPOSED USE FOUR (4) SINGLE FAMILY RESIDENTIAL LOTS COMPREHENSIVE LAND USE PLAN SINGLE FAMILY COMMENTS March 20, 1 84 OFFICE OF THE LAND USE HEARING EXAMINER CITY OF RENTON REPORT AND DECISION. APPLICANT: T. C. HASTINGS FILE NO. SH. PL. 020-84 LOCATION: 2201 N.E. 27th Street SUMMARY OF REQUEST: Applicant seeks approval to short plat 1.3 acres int four 4) lots for future single family residences. SUMMARY OF ACTION: Building and Zoning Department Recommendation: Approval, subject to restrictive covenants. Hearing Examiner Decision: Approval, subject to con tion. BUILDING & ZONING The Building & Zoning Department Report was DEPARTMENT REPORT: received by the Examiner on March 6, 1984. PUBLIC HEARING: After reviewing the Building and Zoning Depar ment Report, examining available information on file wi the application, and field checking the property and surrounding area, the Examiner conducted a public h aring on the subject as follows: The hearing was opened on March 13, 1984, at 9:00 a.m. in the Council Chambers of the F nton Municipal Building. Parties wishing to testify were affirmed by the Examiner. The following exhibits were entered into the record: Exhibit #1: Yellow file containing the application staff report, and other documents pertain ig to posting and publication. Exhibit #2: Short plat map showing the propose( four lots. Roger Blaylock, Zoning Administrator, presented the staff report. He indicate the Comprehensive Plan designation for the subject site is single-family residential; the p esent zoning is R-1, which allows 7,200 sq. ft. lots. He noted also that a similar short plat appli ation was heard by the Examiner on August 16, 1983 and was dismissed because of a lc line adjustment, causing the subject lot to be short platted. Mr. Blaylock continued by pointing out that the slope of the land would allow construct Dn of homes with daylight basements; that there was no observation made of water on the sit( that the house which was situated on Lot #3 has been removed. He further noted the improve vents made to 27th Street several years ago included water, sewer, and storm water lines, an that staff does not see any major impacts on the area due to the proposed development. Mr. Blaylock did point out that the primary concern over the proposal is that water and ewer connection charges would be imposed with the construction of each single-family resi once. Staff is also concerned about the removal of large trees from the site. Based upon the foregoing presentation, Mr. Blaylock indicated staff recommends apprc al of the short plat request, subject to restrictive covenants being imposed to limit the remc al of any tree over twelve inches (12") in diameter and the City of Renton Landscape Arch ect's approval prior to removal of said tree. The Examiner inquired if Lots 3 and 4 had been previously developed and landscapec Mr. Blaylock noted that they had and that Lots 1 and 2 consisted of more natural vegetatio! than did Lots 3 and 4. T. C. HASTINGS: SHORT PLAT-020-84 March 20, 1984 q Page 2 The Examiner called on the applicant or representative. Responding was: Dan Nomura 108 Factory Avenue N. Renton, WA 98055 Mr. Nomura indicated he was representing the applicant; that they have met all of the requirements noted and have removed the house from Lot #3; and that they do agree with the staff report presented by staff. The Examiner called for further testimony in support of the application. There was none. The Examiner called for testimony in opposition to the application, or questions. There was none. The Examiner then inquired of the applicant, Mr. T. C. Hastings, if he wished a copy of the Examiner's Report upon completion. Mr. Hastings stated that he did not, that it could be mailed to Mr. Nomura, his representative. There being no further testimony offered, the Examiner closed the hearing at 9:15 and noted his report would be issued within fourteen (14) days. FINDINGS, CONCLUSIONS & DECISION: Having reviewed the record in this matter, the Examiner now makes and enters the following: FINDINGS: 1. The applicant, T. C. Hastings, filed a request for approval of a four-lot short plat of approximately 1.3 acres of property. 2. The application file containing the application, the State Environmental Policy Act SEPA) documentation, the Building & Zoning Department Report, and other pertinent documents, was entered into the record as Exhibit #1. 3. Pursuant to the City of Renton's Environmental Ordinance and SEPA (RCW 43.21 C, 1971, as amended), the subject proposal has been determined to be exempt from the threshold determination by the Environmental Review Committee (ERC). 4. Plans for the proposal have been reviewed by all city departments affected by the impact of this development. 5. The subject proposal met with no opposition from the public. 6. The subject site is located in the vicinity of 2201 N.E. 27th Street in the Kennydale area of the city. 7. The subject site was annexed into the city by Ordinance #1822 in March of 1960. The site was classified G-7200 upon annexation, a zoning designation which was consolidated with R-1 (Single family residential; minimum lot size - 7,200 sq. ft.) in 1982. An earlier short plat request was dismissed due to errors in recording a lot line adjustment. 8. The property slopes downward from north to south, with grades ranging from 2 to 15 percent. The westerly lots, Lots 1 and 2, have greater slopes, while Lots 3 and 4 have gentler slopes and are fairly level. 9. An existing dwelling was recently removed from proposed Lot 3, while some existing sheds will be removed upon development. Natural vegetation covers much of the site, while residential type landscaping was located with the former dwelling. T. C. HASTINGS: SHORT PLAT-020-84 March 20, 1984 Page 3 10. The area is developed primarily with single family homes and some undevelopec parcels, not unlike the subject site. 11. The site is located near the center of a large R-1 zoning district. 12. The site is served by Kennydale Elementary, McKnight Middle, and Renton Higt Schools. 13. The map element of the Comprehensive Plan designates the area in which tht subject site is located as suitable for the development of single family uses, but doe,; not mandate such development without consideration of other policies of the plan. 14. The eventual construction of four single family homes would generate approximately 10 additional persons, one additional school age child, and approximately 4t additional traffic trips per day. 15. N.E. 27th Street has been improved, and curbs, gutters, and sidewalks have beer installed. 16. The four lots all exceed the lot area requirements and meet the depth to widtt ratios. 17. Staff recommends that the wooded site retain its natural characteristics and that selective tree removal approved by the City's Landscape Architect be required. CONCLUSIONS: 1. The subject short plat appears to serve the public use and interest. The segregatior of the large parcel into four smaller but still oversized lots will permit development of reasonably sized single family homes. 2. The division will permit redevelopment of the subject site which contained an old rundown dwelling, thereby increasing the tax base of the city. 3. The prior installation of curbs, gutters, sidewalks, and streetlights will permit the safe addition of the approximately 40 trips per day the subject proposal is expectec to generate. 4. Section 9-1108(19)(B) requires due regard for natural features, particularly indicating large trees. Therefore, the wooded state of the subject site should be preserved pending approval of any tree removal by the City's Landscape Architect. DECISION: The short plat is approved subject to approval by the City's Landscape Architect of any tree removal from the site. ORDERED THIS 20th day of March, 1984. Fred J. Kauf n Land Use Hea ing Examiner TRANSMITTED THIS 20th day of March, 1984 to the parties of record: Dan Nomura 108 Factory Avenue N. Renton, WA 98055 T. C. HASTINGS: SHORT PLAT-020-84 March 20, 1984 Page 4 TRANSMITTED THIS 20th day of March, 1984 to the following: Mayor Barbara Y. Shinpoch Councilman Richard M. Stredicke Richard Houghton, Public Works Director David Clemens, Policy Development Director Members, Renton Planning Commission Ronald Nelson, Building & Zoning Director Roger Blaylock, Zoning Administrator Lawrence J. Warren, City Attorney Renton Record-Chronicle Pursuant to Title IV, Section 3015 of the City's Code, request for reconsideration must be filed in writing on or before April 3, 1984. Any aggrieved person feeling that the decision of the Examiner is based on erroneous procedure, errors of law or fact, error in judgment, or the discovery of new evidence which could not be reasonably available at the prior hearing may make a written request for review by the Examiner within fourteen (14) days from the date of the Examiner's decision. This request shall set forth the specific errors relied upon by such appellant, and the Examiner may, after review of the record, take further action as he deems proper. An appeal to the City Council is governed by Title IV, Section 3016, which requires that such appeal be filed with the City Clerk, accompanying a filing fee of $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. The Appearance of Fairness Doctrine provides that no ex parte (private one-on-one) communications may occur concerning 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 the proposal must be made in public. This 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. 1 . 1._ 11.1 1 1:. i 1.T TT‘\\ II-1 tie-111:'1l .a.[iIII Ill1- 1Fii i Ed;flit ,,., i " _ I K(,wnOkf FI3c1"4• - E l E or NTAR1• t I sa ( I:: 11 . IIv.:= 11, n ITT I W - - r r rT— 4 •I 1 01 t» , It VI t! ttl zlz"),' 775 i. r 7. I 1 . 'a xzi .J esz • i•// z z: t 71 i ;1 1 \\ •• . i . tz‘ — c . t-- 1 1Y•Lid -it-- j 1 i jTjti. • . 74 ; , . 1 , I\ ONNY OAtEse i ., 1, I LIONS N 1e, I1PARK1 RT1 •. I: c si II t• . 411i la°- mr.: , 1\ 1r) 1 -\:.: " I- 1,., 1 apmre ‘ _.. l'il z i.v..5 /57 Z45 5154, ..• j-I 2 e.. IIIfP- 1 - • I 1I I ' 14 rr ` Ili 1i_1 11 .._1-IJ f L 1 _ ., Ili Il.l •., I : `. le II _ I4- 1 E` 1 1 I rt!t LK! r,../ 1 Z 1 t, . /..4 III j C `l m •° !' i. J• r C+• NI , r„ lat. r . ., ram i•, K t Z.' r 11 I I t1 . T1Frl\ t Lei IF- . • 1 T r1 11 a, j ; J r-1 27...JJ 1 I ski!". ;; .}1 ISO ) zee: 2 t I rm., =•__ t30 3 z,. 11/1 1 i\ R-11. 1-, L11 . If." 1...f•• 7- /-. V- i " .' . 1 161+141 I .I 1 • 4. .... . •1„:, ' I t _ s T.C. HASTINGS SHORT PLAT-020-84 APPL I CANT T.C. HASTINGS TOTAL AREA ± 1.3 ACRES PRINCIPAL ACCESS N.E. 27TH STREET EXISTING ZONING R-1, SINGLE FAMILY EXISTING USE UNDEVELOPED EXCEPT FOR AREA WHERE A SINGLE FAMILY RESI[ NCE ON:E OCCUPIED-A PORTION OF THE SITE. PROPOSED USE FOUR (4) SINGLE FAMILY RESIDENTIAL LOTS COMPREHENSIVE LAND USE PLAN SINGLE FAMILY COMMENTS 3 .pL u 0. 1 9 g rIzys