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HomeMy WebLinkAboutLUA77-059 CITY of RENTON ,, ,,iiiiN\ ., ., . -1k. , . „ 4, '‘Iii\ ,- lt, . J r 1! ;l .i4 Final Environmental , ,� Impact Statement ,, ,,, = : i�; • ' - il ' .t,...„ il ygitorry e.._, Ired, divi jor, .)47t 3 a residential subdivision _.�41 Rik i! ' ' e FOC 1r—) R —�2 .1, 0 / RECEIVED �� g4 �' CITY OF REN O ' - HEARING EXAMINE JUL 2 61977 ; ; AM FM 5 .. 718o9rl0,l , 2i1e2i31415i IBIT O. . .-..._ . . - .. ITEM NO. F - D-5 q- 7 ` ...... .../ ll60 -77 • �� �, ..: .�, THE CITY OF R1 NTON �A"`�'� J Z MUNICIPAL BUILDING 200 MILL AVE. SO. RENTON,WASH. 98055 o °�' CHARLES J. DELAURENTI , MAYOR e • PLANNING DEPARTMENT 1,o J 235-2550 0 '1)4IED SFP1 �O• July 19 , 1977 • • • Dear Recipient: RE : FINAL ENVIRONMENTAL IMPACT STATEMENT TIFFANY PARK DIVISION #3 / • This document is the Final Environmental Impact Statement (EIS) for the proposed Tiffany Park Division #3 single family residence subdivision. The review period for the draft statement expired -. on June 29 , 1977. The final EIS contains an appendix with responses to the various comments received. Review of the draft statement by interested agencies and persons has been appreciated by this department. • Verf/ truly yours, • r f ef rdon Y. E ick 'tsn Tannin D- rector • • FINAL ENVIRONMENTAL IMPACT STATEMENT FOR TIFFANY PARK - DIVISION 3 CITY OF RENTON PLANNING DEPARTMENT RENTON, WASHINGTON Prepared for the Review and Comments of Citizens, Citizen Groups, and Governmental Agencies In Compliance With: The State Environmental Policy Act of 1971 Chapter 43.21c, Revised Code of Washington SEPA Guidelines, Effective January 16, 1976 Chapter 197-10, Washington Administrative Code CITY OF RENTON ORDINANCE #3060 DATE OF ISSUE OF DRAFT: May 25, 1977 DATE COMMENTS DUE: June 29, 1977 DATE OF ISSUE OF FINAL: July 19, 1977 rdon Y. Eri on -- COST PER COPY: $3.00 irector, P ning Department 1 � r INTRODUCTION Action Sponsor: Owner - Louis & Robert Sheffels; Wilbur, Washington Project Manager - Development Coordinators, Inc. 13837 N.E. 8th Street; Bellevue, Washington 98005 Attention: Mr. Charles M. Brengle Proposed Action: The Action Sponsor has requested approval by the City of Renton , for the subdivision of 37.4 acres of G-7200 zoned land into 125 lots for single-family dwellings. Project Location: One half mile east of the east end of Puget Drive S.E. , just north of Seattle's Cedar River pipeline right-of-way. Lead Agency: City of Renton, Washington Responsible Official : Gordon Y. Erickson, Planning Director Municipal Building 200 Mill Avenue South Renton, Washington 98055 Planning Department Contact Person: Michael L. Smith, Associate Planner, phone: (206) 235-2550. '_I Authors & Principal Contributors/Location of Background Data: Environmental Analysis and Document Preparation - Wilsey & Ham, Inc. , 631 Strander Boulevard, Tukwila, Washington 98188, (206) 248-2470. Traffic Analysis - Christopher Brown, P.E. 9688 Rainier Avenue Soutn, Seattle, Washington 98118, (206) 723-2567. Engineering - Group Four, Inc. , P.S. 19707 - 44th Avenue West, Lynnwood, Washington 98036, (206) 775-4581 . Soils Engineering - Rittenhouse-Zeman & Associates, Inc. 0 13240 Northrup Way, Bellevue, Washington 98005, (206) 746-8020 Licenses Required: -, Draft and Final EIS approvals, preliminary and final subdivision approvals, engineering plan/construction inspection approvals, water and sewer hookup permits, burning permit, building permits. Cost of Copies: $ 3.00; available at the Planning Department. Make checks payable to "City of Renton". Date of Issue of Draft: May 25, 1977 Return Comments to Responsible Official By: June 29, 1977 Date of Issue of Final : July 19, 1977 2 r TABLE OF CONTENTS PAGE Introduction 2 Table of Contents 3 Recipients of the Document 4 Summary: The Proposed Project 5 Environmental Impacts 5 Alternatives Considered 8 Mitigating Measures 9 Remaining Adverse Impacts 9 Description of the Proposal 10 Existing Conditions, Environmental Impacts and Mitigation Scope of Analysis of Impacts 14 Elements of the Physical Environment 15 Elements of the Human Environment 35 Irreversible or Irretrievable Commitments of Resources, and the Relationship Between Local Short-Terms Uses of Man's Environment and Maintenance and Enhancement of Long-Term Productivity 58 Alternatives to the Proposal 59 Unavoidable Adverse Impacts 61 References 62 Index of Elements of the Environment 63 Appendix A: Comments to the Draft and Responses A-1 LIST OF FIGURES Figure 1 - Location 11 Figure 2 - Site Plan 12 Figure 3 - Topography 16 Figure 4 - Soil Test Sites 18 Figure 5 - Hydrology 20 Figure 6 - Noise Reading Sites 28 Figure 7 - Land Use 31 Figure 8 - Zoning .32 Figure 9 - Census Tracts 36 Figure 10 - Existing Traffic 41 Figure 11 - Imposed: Traffic 43 Figure 12 - Traffic Assignments 44 Figure 13 - Community Facilities 49 LIST OF TABLES Table I - Noise Limitations 26 Table II - Existing Noise Levels 27 Table III - Population Characteristics 37 Table IV - Population Growth Projections 37 Table V - Housing Characteristics 39 Table VI - Housing Growth 40 Table VII - Hourly Traffic Variation .42 i 3 RECIPIENTS OF THE DRAFT ENVIRONMENTAL IMPACT STATEMENT Response Review Comments Received: Date Page Page Federal : Environmental Protection Agency Department of Housing and Urban Development Department of Agriculture, Soil Conservation Service Community Services Administration Bonneville Power Administration State: -. Office of Program Planning and Fiscal Management Office of Community Development 6/14 A-3 Department of Ecology 6/22 A-5 Department of Fisheries 6/30 A-30 A-32 Department of Game Department of Natural Resources Department of Highways, State Highway Commission 6/8 A-2 Department of Social and Health Services Commerce and Economic Development Office of Public Archaeology Institute for Environmental Studies Regional : Metro - Water Pollution Control 6/23 A-6 Metro - Transit Puget Sound Air Pollution Control Agency 6/16 A-4 Puget Sound Council of Governments Washington Environmental Council Seattle-King County Department of Public Health King County: County Councilman - Mike Lowry Housing & Community Development Section Department of Budget and Program Planning (Pub. Works) 6/29 A-28 A-32 Cities: City of Kent Utilities/Services: Renton School District No. 403 6/22 A-7 A-11 Seattle Water Department 6/24 A-8 A-11 Puget Sound Power and Light Washington Natural Gas Company Pacific Northwest Bell Libraries: U of W Library, College of A & UP Branch Seattle Public Library Renton Public Library Kent Public Library Newspapers: Seattle Times Seattle Post Intelligencer Daily Journal of Commerce Renton Record Chronicle Kent News Journal Private Organizations and Others: Seattle Audubon Society Royal Hills Apartments Richard E. Pinkley Greater Renton Chamber of Commerce 4 �__ SUMMARY OF CONTENTS OF DRAFT EIS THE PROPOSED PROJECT The sponsor, Development Coordinators, Inc. , proposes to develop a single-family residential subdivision to be known as TIFFANY PARK, Division 3, on 37.4 acres of G-7200 zoned land lying immediately east of Tiffany Park, Division 2, Tiffany Park (park) , and Tiffany Park Elementary School in the southeast portion of Renton, Washington. The project will include 125 residential lots and about 7.5 acres of steep-slope open space. Paved streets, sidewalks and underground utilities will be provided. Site preparation is expected to begin in June, 1977 and houses should be under construction by year's end with full occupancy occurring in 1979 1980. The sponsor's main objectives with this proposal are to put the subject land to the highest economic use commensurate with existing zoning and other regulations and to supply single-family housing in an area where continuing demand demonstrates the need for such housing. SUMMARY OF ENVIRONMENTAL IMPACTS ELEMENTS OF THE PHYSICAL ENVIRONMENT Geology and Topography Minor topographic changes will occur due to grading and filling during construction. No material will be imported or exported, and impacts on the surficial and sub- surface geology will be negligible. Shallow slide potential may exist on steep slopes adjacent to the site. Retention of natural vegetation will mitigate this. Soils . Approximately 15,000 yards of native soil material will be repositioned within the sites. Most of this is suitable for fill and backfill . The small amount of organic peat present will be removed or overfilled and settled in areas where buildings or roads are sited. The low erodability of the Alderwood soils and the moderate slopes occurring on the site produce a relatively low erosion potential which can be mitigated through typicalresidential lawn and yard plantings. The low permeability of the surface and subsurface materials will not create ponding or health problems as the project includes full underground drainage and sanitary sewer systems. 5 r- t_ Hydrology ii The addition of impermeable surfaces will increase runoff volume on the site by approximately 125%. Retention facilities will maintain existing peak flow rates off site, and silt and grease traps will maintain surface water quality. Ground- water recharge is minimal now and may be slightly increased during dry weather from irrigation and decreased slightly during wet weather by containment in under- ground drainage systems. Vegetation and Wildlife g Most natural vegetation will be removed, and most resident small mammals and birds I j will be eliminated from the site. No rare or endangered species of flora or fauna were discovered on the site. Air Quality Minor increases in pollutants will come from four main sources: natural gas heating, possible outdoor cooking and burning, vehicle emissions, and temporary construction activity. These activities will make only small contributions to existing low pollution levels, and will not cause any standards to be exceeded or even closely approached. Noise Local noise levels will be increased slightly, due to increased human activity, but levels within residential areas will remain well below the 55 dBA state limitation, and increases on local streets and arterials will be less than 2 dBA may not be readily perceivable. Light and Glare Artificial light will be added to the site. This will be localized and will im- prove safety factors. Land Use About 80% of the sites will be converted from their natural wooded state to residential use. The remainder will be kept natural . Since only about 30 acres of private land and 22 acres of school district land will remain undeveloped in the influence area, secondary impacts will be minor. The property is contiguous to developing residential areas and is fully serviced with roads and utilities. Therefore, the project represents a filling in of a largely developed area rather than an incursion into an undeveloped location. 6 r- Natural Resources Normal amounts of non-renewable resources will be consumed by construction of the development, and the land will be removed from potential timber production and committed to the proposed use for the foreseeable future, reducing options for alternative uses. ELEMENTS OF THE HUMAN ENVIRONMENT Population Local population will increase by approximately 400 people in 125 households over a two year period from 1977 to 1979. The local area has been growing at about 100 households per year and this rate will be maintained for an additional year or so by implementation of the development. The new population will probably be of somewhat higher income than the existing median and will probably consist largely of established families with school age children. Housing One hundred and twenty five single-family houses in the $50,000 price bracket will be added, and will help to supply the demonstrated continuing demand for housing in this part of the County. Transportation and Circulation The project will add about 1 ,220 vehicle trips per day to Puget Drive S.E. and will add slightly to the congestion at several intersections to the west. Traffic is currently on the increase in the general area and the subject development will only generate a portion of anticipated future load increases on the road system. Planned mitigating measures such as widening of intersections and roadways is being implemented by the City and County on an area wide basis. Public Services Less than one additional uniformed officer would be needed in the vicinity to maintain the present level of police protection. Existing fire protection is adequate to serve the subdivision. The project will add approximately 30 new students each to Nelson Middle School and Lindbergh High School by 1979. The schools can absorb this increase with little adverse impact. The addition of 60 students to Tiffany Park Elementary 7 School will be largely offset by planned attendance boundary shifts. The increased demand for recreation facilities can be absorbed by Tiffany Park (park) and other recreation facilities in the area. Planned expansion of Valley General Hospital should accommodate the probable demand increase of one bed due to the proposal . The current local libraries can handle the projected increases in usage. Energy The subdivision will consume approximately 11 .25 million cubic feet of natural gas and 3 million kilowatt hours of electrical power annually. Present and plan- ned supplies are adequate. Utilities The project will require service for electricity, natural gas, telephone, water, I ' sanitary sewer and solid waste disposal . No extension of any utility trunks will be needed and the additional demands can be met by existing and already planned systems and supplies. Aesthetics The visual characteristics of much of the site will be changed from natural vegeta- tion to human settlement. This new appearance will be compatible with surrounding areas, and the development will be partially visible from across Maple Valley. Re- tention of vegetation on steep slopes and lots will soften the visual impact. SUMMARY OF ALTERNATIVES "No Action" i Disapproval of the proposed subdivision would leave the land in its present un- developed state for an indefinite period. The impacts discussed above would not o-cur on or near the subject sites, but similar impacts would likely occur at other locations within the general area where the same housing demand would probably be supplied. Higher Density Development Higher residential density or commercial development are not considered viable alternatives, primarily because of locational factors. 8 I Lower Density Development Development to a lower single family density would partially mitigate some local adverse impacts such as increased traffic and increased demand for public services, but these effects would be slight and the housing demand would still exist and probably be met somewhere else in the area. Development costs and housing values would increase, making the proposal less compatible with adjacent residential development and of less certain marketability • Alternative Locations The sponsor does not own or control other alternative sites in the vicinity at this time. POSSIBLE MITIGATING MEASURES Stability of steep slope areas will bemaintained by retention of natural vegeta- tion, lot line location and building setbacks. Eight acres of open space will pro- vide natural wildlife habitat. Erosion will be controlled by normal residential. lawn and yard plantings. Significant trees will be saved on building lots. Southeastern traffic route being negotiated with adjacent property owner and Seattle Water Department will provide improved emergency vehicle access. Planned attendance boundary shifts should largely offset influx of new students at Tiffany Park Elementary School . REMAINING ADVERSE IMPACTS Erosion potential during construction. Removal of most natural vegetation from 75% of site. Elimination of some non-unique species of fauna. Minor local air pollution increase due to construction activity and increased human activity. Minor noise level increase due to human activity. Additional traffic on local streets and arterials. Need for additional public services. Increased use of electricity and natural gas. 9 DESCRIPTION OF THE PROPOSAL NAME OF PROPOSAL AND SPONSOR The proposal is for a single-family, detached residential subdivision to be known as TIFFANY PARK, Division 3. The sponsor is Development Coordinators, Inc. of Bellevue, Washington, and the developers are Louis and Robert Sheffels. LOCATION The site lies in southeast Renton, Washington one half mile east of the east end of Puget Drive S.E. , near the divergence of Seattle's Cedar River pipeline and the Mercer Island pipeline. Most of the site is in the southeast quarter of Section 21 , Township 23 N. , Range 5 E. , King County. Figure 1 shows the region- al context. I AGENCY FILE NUMBERS City of Renton application No. The City is not aware of other agency file numbers. CONSTRUCTION SCHEDULE Site preparation and improvements are scheduled to begin about June, 1977 with street pavingand housingstarts occurringin late 1977. The last of the 125 homes should be under construction in 1979. PHYSICAL AND ENGINEERING ASPECTS The street, lot and access layout are shown in Figure 2. Division 3 includes 125 lots. Minimum lot size of 7,200 square feet conforms to zoning regulations. Ap- proximately 7 1/2 acres of the total 37.4 will be retained as steep slope open space. All utilities (water, sewer, power, telephone, gas and drainage) will be under- ground, and street lighting will be provided on concrete lamp posts. All streets will be asphalt paved with concrete curb and gutter and paved side- walks. Typical pavement widths will meet the minimum requirement of 32 feet for local streets and 36 feet for collector streets. Principal street access is pro- vided through the adjacent Division 2 to Puget Drive S.E. Secondary access across the pipeline at the southeast corner of the site from S.E. 160th Street is being negotiated with the adjacent property owner. 10 �\\ �iii' 1' a� II • - •,$ •- •y, I I 'i,. 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I — . >' ! 1 . , . - -�\! -- - • '- - i GI i \)' • $' /I°F,... _ ! 1 i , .,`., • •c..• J,, °4`JF/, 6 ' II �� \' / �/. j� 2 1 -fl_1 Y .\\� 4. �� \ f I_▪ •` 1: I C 7,4 1 Cr 11 i : I,j 1 Tl s j ,t u _ • I;rt11t�I. .li . . i 'I1 L f1 — 6� , . :�L r! � yyam�,, �, 1 l: \It�- '1---- Ito �� „\` ,l ,p W' ". �. 1 ••,Q�. �y'', a;et o ,0, Tiffany Park, Division 3 1 rilS ipA: 1 .=I _1 u' IiJ - -_ - _ I -; I I t' _ - ; 2' • ` ' figure 1 • ! • 1.(4 , , ,i,„:"., fl''ill -,: 1 .�' ;; i �; b ilt .Ilege -.� LOCATION • ; \. j J I"itrik 1 \ 1L. _ ._. i o Wilsey 8 Ham,Inc.,Consultants ST TE PA — Ig , �� �. - +lofr l 1'1 1 i . 1 '' 1.Jl A � ,.: ►�/�� ::�i �1 l\1 . 11 ,\ i ROYAL HILLS VILLAGE , / �, \ APARTMENTS i \(i /� i .0 7 i/ s f7rive S.E.— "" :, .4�;;^ ;' \ / I 1 75 69\68 67 ass. f 76 �._rndex • / ./ / / / �\\ I 77 74�0 66 - O 1 / l -/_.Ave ' .I i / I �\�- �i 73� 65 ('O : \ • )-�j / / �TF ..(TIFF Y_ 1__ 78 71 64 63 e: \ I 1/L / �T \��� (_ 79 72 62 ' ,1--1-��\y_I ��\� ��� 11� 80 8384�6 18�20 6160 °'A3 \` ke_ ` .i'�X r /81 g2\ \ g7 17 21 59 Zi= ��r \ Y i \ �i T 1 1_ 9/0\89�88 16 22 58 O i u . pU\s� -D I V , 2 \\‘. .91 C 15 23 57 '44�.�• �'-c7 TIFFANY \ \ \1i: -C //\ i'\ 11t. 2 3 4 14 24 ./ �" • r, ,Y EARY \ ; NçTI 12 '• ). itili- 1 1 \ <\ ".# 1°\ 11 il'" W 11..4 ‘'.(q4'1‘.* .% i SN' \ )'/�� 26 55 �` '� � a ' .../ '>‘).,i / ''Y /./ \ ••/". -• i 27 *. 54 '‘,.\-'1,"+74..t.,....,,, \ ' /<\`�/� / i‘'' / ;,1 +\ �/ ,/ ,*-.4. 9 s3525� \`.\ \\� /�\<d0\'/2\// /� `�1 �•.%06, 0 3233 50/ `\ / ��v \\� 97 98 `•� 31 3 498 j/ .a 92 93 94 95 96 R E N TO N ,'a� 35 A 37 47 _ \ 99 `�7 �y 100 SCHOOL a• 36 K38 \ \ ` TIFFANY 10810 �; . 101 DISTRICT ,‘\.p• .(39 �`� S - ' 10 10 `•e'O 46 `c�'O PARK 102 I I_�i103 PROPERTY 40 tiQ (Park) �'�-�/ ,�•� 41 45 �,`.9 09 110 111 112 113/114 '115 N `9A 1 ,� 42 44 I . `` �o 116 , , 1m Sean 125 12•12312 121 117 \ 43 , un �' le Cedar 12� 119 11 8 0 200' 800�. 1,� R. 400' •��_ ..�;"Pipe Lin ,`. t _i I _-1 L`('I-L--L I I 1 �...f.. 'KI G ENTON :.. !; i IPARK I --- T�T�— -1�L_l (_ I qur,7 '.7....1,...}.....t,. , (County( i-� II -i Ji-� 1-1�1��-1 (--r- L 1�-I 1 1 '7-�..,.... , I ..--4 1 1 I 1 1 4.-�-7-�_I IL_-(1 /?-7-ter �1�,� '•�.••; 1 `J-L1 ' / .� / kCAS 13-E 1 VIILL(AGETT? \ ��l t~%'. ;�`. -- Tiffany Park, Division 3 -,/-r- }-1--1 I ► -1 1 �t-fi-- > '` '( �'\., ;•', -i figure 2 ---,-i-1-I-1 St-1- r\ ._` r ��'��, 1 II 1 1 1 I I mill 1 1 1 \ \ •1 '•. ._._l _l_._.1._,_.L._.J._._.1.7..L.-, , :� _._1._..i_._.i._._l.__ _._._1._._._1_._�.._._�:_,>_._:=, SIT E PLAN -'T' ;se _1__.�._. -,-- -- , 1 II 1 1 . 1 1 1 1 1 1 1 1 1 .1 1 1 1 1 J_ I I I I I I I 1 1 1 1 1 1 1 1 I ` ' 1_LI_i L1_ L 1_ �1_L.L 1 11 `,- Wilsey&Ham,Inc.,Consultants 1�\. I TTT �TTT71 I�_\ ;�: ` 1 I IImo, \\ , " ! i i I i i I IJ� ,>\ \,' \ I , I • i i - • 12 ' I The houses will be designed and constructed by various home builders in accordance with approved grading and F.H.A. clearing plans, and City zoning and building regulations. The sponsor anticipates that the homes will sell at a price average of about $50,000. EXISTING PLANS AND REGULATIONS The City of Renton Comprehensive Plan The proposed subdivision lies within an area designated on the Comprehensive Plan Map for single-family residential use. It is accessed by a major arte- rial with connections to nearby employment centers in Renton and the Green River Valley. The plat complies with all residential development policies including density, location, development criteria, and design factors. The City of Renton Zoning Code The site is designated on the zoning map as G-7200. This zone allows subdivi- sion to 4 units per acre with a requirement for public sewers, public water, paved streets with curbs and underground drainage, all of which are to be pro- vided. Other Plans and Policies The site is not within a flood hazard or shoreline management zone. 13 EXISTING CONDITIONS, ENVIRONMENTAL IMPACTS AND MITIGATION SCOPE OF ANALYSIS OF IMPACTS The subdivision will proposed produce impacts of varying significance on specific elements of the environment, and the potentially impacted area will change from element to element. The initial analysis performed within each element indicated the scope of potential impact and set the size of the study area for that element. The various study areas used in this report are as follows: THE IMMEDIATE SITE AREA - The study area for the following elements encompasses the site and adjacent landswithin a few hundred feet: Geology & Topography, Vegetation, Wildlife, Light and Glare, Risk of Upset, Primary Land Use, Health, Aesthetics, Recreation, and Archaeology/History. THE IMMEDIATE SITE AREA PLUS THE RECEIVING WATER COURSE - Drainage systems feed- 1 ing the Cedar River were added to the immediate site area to analyze Hydrology and Erosion. THE IMMEDIATE SITE AREA PLUS THE IMPACTED TRAFFIC CORRIDOR - Local streets within Tiffany Park, Division 2, Puget Drive S.E. , and Benson Road will carry most of the generated traffic, and were added to the site area to study Traffic and Circulation, Air Quality and Noise. ;. THE LAND USE INFLUENCE AREA - Only about 50 acres of land outside of the proposal site remains unplatted within the site's vicinity, and all buildable and land along major access routes is developed or approved for building within a half mile or more of the site. Land use impacts will be confined to the proposal site and the remaining 50 acres to the southeast. ADJACENT CENSUS TRACTS - A 2-census-tract area of approximately 6 square miles sur- rounding the site and the impacted traffic corrid or was used to study Population, ulation Housing, and Demographic Characteristics. SERVICES AND UTILITIES - The impacts on public services and utilities will usually be felt by the specific organizations providing the service and the residents of the service area. Police protection, fire protection, water, sewers, streets, libraries and parks are funded at the City level . Schoolsare handled by the Renton School District, and electricity, gas and telephone service are provided by region- al private regulated utilities. 14 i ELEMENTS OF THE PHYSICAL ENVIRONMENT 40 GEOLOGY AND TOPOGRAPHY Existing Conditions The proposed project is located at the northern tip of a bench bounded by the broad Green River Valley to the west and the narrower Cedar River Valley to the east and north. This area, like much of the Puget Lowland owes its pre- sent configuration to the multiple advances of continental glaciation, with the most recent advance having receded about 13,500 years ago. Advancing and receding at least four times, this glaciation so altered the geology of the region that reconstruction of preglacial and early glaciated topography is extremely difficult. The project area is part of a discontinuous fill or drift plain that occurs along the eastern side of the Puget Lowland as a re- sult of this glaciation. It has been incised by drainage channels and is dot- ted by many small kettle lakes and bogs in varying stages of the lake-bog-fen cycle of eutrophication. In latter stages, these surface depressions are the source of the numerous peat bogs which are common along this till plain. Gravel deposits resulting from the deposition of materials by the meltwaters of the receding glacial front also occur on this drift plain. The site is situated at the north edge of the plateau above a valley cut by the Cedar River. The topography of the site and its relationship to the sloping hillside is shown in Figure 3. This glacial till upland is blanketed by a relatively thin mantle of recessional sands, silts and gravels. Two subsur- face borings indicate that the till cap is relatively thick. The base was not encountered at a depth of 49 feet. Typically, the till is underlain by advance outwash sands and gravels and, at greater depth, by glacially compacted silts and clays.. The thick section of glacial till is highly resistant to slides. Environmental Impact Scope - Minor alterations to the local topography will be confined to the specific project sites, and the subsurface geology should not be disturbed. Grading and filling will slightly alter the topography of the sites., but because the area is relatively flat, minimal amounts of material will be repositioned. The nature of the construction of single-family houses will result in negligible impact upon the surficial geology of the sites. 15 e , ___-- ------ ------- ! I \ , n �� _. ,..... _, ----------------, ROYAL HILLS VILLAGE \\ ij / \ , ./ j APARTMENTS \ • i i• 1 /� \ r '8 i \ ., 300 9 �� T oyai- ' G / I �Hil►s _ i .40 ' T? Drive S:E._ _ t'' \ �Irld� � / / 1 �! 410 i i i,, tP�� • \ y ! �� 400 y \ . . l l r x--� ! i i - \ Lake ` x 1 ( z:� 4q yr i� i Wv TIFFANY ` \\i-L-& //\ / \ 11�1 i ! /. LO 250 PARK \•may.✓ ( �\ 43� i i i m ...---.\----- � ` \- - \\/ ti'aS i 250 ELEMENARY 11„c SCHOOL I .7� _ 1 I_— ! v • \ l ,• \ 350 \ / ,}.\,// \' z >4?v / \?� �t..S. 44� ^\ )" z-, \ / \/ / `�. �A^\, % ,\l V• \/i \ ,/ • ; \� RENTON• C \s'i' y \ ; :. SCHOOL ���. 400 \ / TIFFANY ; B •400\ DISTRICT �A. ! PARK 38 390 PROPERTY A • \ (Park) ! ; 1 i \,. ; i :' 450 -•T,.,...- eat le eda�R \' • t, 0 200' 400' 80o%r• I "j'- ..',-�'Ver Pipe 'Lip. - \ ,,\ • "� e • L ‘.....i , 1 1 1 ' ""r"-r.-.9...e.gNroN .................,)•••••••• . . . �` J I V ...� (County)K i_--I Ir_I ./--�_'___ .� --I , r I ,—I. �-�_4 I I r--r-1-�. Lr— / 1'''y�, • `I '•�► �, _ I \��. \-J—L-.L ' /�.�/ �G D-E ' VJLLIAGP I I --T -� /�`'/.�•�, �`\ TiffanyPark, Division 3 - 1 T\ �r-1 I I I I ILA ' 7 / • L . .. l l ( 1 1 1 1 1 1 1 1 1 \ /// - / � I—J l�_I_LLL.LLL—L> K N- S E 160 th St (-\ ' \ �\ ti ; —I i Ti-1-1—I—I—I—I�1-r-i�\ y.--\ ;'C\ \ _.� •figure 3 .._,_._1._1._.J.._.I.._�_... I.._.a_._. ...1._._i_._..._.1. •_-a-.-.a_ TOPOGRAPHY ! I I I I I J l l l l I I I I I 1 1 1 1 1 1 1 1 1_ _ 1—!—L_Li!LJ—L�J—LL1 11 1.J . ' Wilsey&Ham,Inc. Consultants I 1 t l , l i i - Al \ i • lF'l 1 i \ ��/ /,,,, \//�\ 1 . 16 l As with any hillside area, the possibility of movement in weathered soils exists. Slides or slumps are usually quite shallow and occasionally occur after long periods of heavy rain. Normally, deeper slides occur in till only where the material is undercut due to erosion and ocasionally where high seepage forces are present in the soils beneath. The lack of evidence of movement on the hillsides near the site indicates that these conditions are not present. Potential deep slide problems are therefore not foreseen in the site vicinity. A shallow slide or slump potential exists, particularly on the steepest por- tions of the slopes , but the planned retention of all natural vegetation in these areas will minimize this potential . Mitigating Measures • Lot lines have been drawn in a manner which will protect steep slopes from development or clearing. In addition, building setback lines have been es- tablished on all lots bordering the hillside as an added measure to prevent construction on the slope itself. IP SOILS Existing Conditions Most of the project area is covered by soils that are part of the Alderwood association. Along the steep slopes of the bench the soils have been classified in the Alderwood-Kitsap association. These soils are moderately well drained except in the lowest portions of Parcel B, where several small wet areas in- dicate fair to poor surface drainage. They may be described as gravelly sandy loams ranging in depth from 36 - 84 inches above a much more consolidated glacial till "C" horizon. These soils have formed through the weathering of this parent material in conjunction with coniferous vegetation. Till , a mixture• of clay, silt, sand, and gravel compacted under the weight of glacial ice is dense and often impermeable. It can act as a barrier to the downward percolation of water and cause poor surface drainage during the wet winter months. A soil analysis has been conducted at 20 locations on the project site using a tractor mounted backhoe (see Figure 4 ) . Soil composition, in general , con- sisted of surficial organic forest duff containing leaf mold and humus, averag- ing about 6 inches thick. Below this was a two to four foot thick layer of silty, fine to medium sand with gravel, cobbles and occasional boulders. Under- t •-------------------------_________ i; / c. ROYAL HILLS VILLAGE ,\ i �� `\ ! .. / ; / \ i \ . /// APARTMENTS \ . I 1 \ -/ ' ' '0 " / � / •i A . TROYa�� - . , ! °*. \ 1 /: ..4)11. Hills — — i / / ~' `"P Index�/ / / / / I\� I , % i \ 'y--....-- i,---,__, ____ , _____>_____, k....._.,,A -\ 1).-r-.-/ \>'-`, ')'-\ --1\A\-kie 'L-1 7` I _ : i ` Z;7 —___cake / T �1 p:p YOpn� / r ti _�\ \ ! i Zi(� - w- L,. ,. • TIFFANY \ \ \mil _ /�\ //\ 11�. i ~ iY PARK `� i-` \< ,3' ( \\,.% 1 i • i _ ELEMENARY I 1 \ ! SCHOOL I I—+ —,/f\ \l--! ! ; ■ �`', , /�\ 1/ �• :` RENTON �d'�' \ y `� : SCHOOL \to.\ ! y • / TIFFANY • \,, DISTRICT \••A. '- %p i • , \\PARK ,■ , PROPERTY ` , ' (park) ; • ‘, N \\`\.,• i i .1 *. Seattle -._._.-,_• ___ ___ % ; : • �I Cedar R!v ', 0 200' 400' 800N �: i i -r.�. '! Line , `\ \ PARK I - I TT� _I�_L LVr (� 1C I�Nf7'1,....r,..Y�•r •y.-y 1�; \\�11 1 _ter L1_1� 1 1 1...,7„ -_ , , • Count �1� .. :`:\ ••, (County) r-I _ I I r- -fir 7-T �1�1 / �/•'« ., i -, \�� I1\..J-L1 _ 1-•, A\$-C\7kD-E V�l_L/AGETT-I.�\��, �'/*., \�•-� --I Tiffany Park, Division 3 / -..)-1-'- r--r-- I 1 1 , (---f-t-c ; /2:\,. \ r' SE 160th St (\ \ /�, % figure 4 I „—FI— I—I— ���—,—� , -,-\ \ \\\ `\ • 11 1 1 1 1 1 1 1 1 � 1 SOIL TEST -•_1_.;.�.__,L._.�._._.�._._�_. 1 �,J 4,T,__.L._._ �._._. I_._._�._._._�_._.�._._�._.�:;: ; 'I--•�•-•�•--•�• 'j'_.T. _�.� s�.S'1P1�_nine_i_-•1•-•-•r•-.7. •T•--1---I--•-•-•-•-•-•- Z:, \:\ ITE 1 , 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 J_ S S 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 I I ,\`, 1_I-1—I— i LJ_L1i_ 1LL111J `\ --1Wilsey&Ham,Inc.,Consultants 1 — —1—1 r T T T 7-F-1---r.—F.^I 1� 1 ,,' 1. •� \ �� I 11 I I 11 I I I 1 1_—J 18 ' 1 lying those upper layers was a very dense slightly cemented, silty fine to medium sand with gravel and cobbles ranging in thickness from one to nine feet. The deepest layer below this is a very dense, silty, fine to coarse sand with gravel and cobbles. Environmental Impact Some repositioning of soils will occur within the project site. Construction activity will cause a short-term increase in erosion potential , and some silt may be carried into the drainage system during heavy rains. The amounts will be relatively small and will be contained so that sediment ladened runoff is not transported into the Cedar River watershed. The excavation and grading activities necessary to construct the project will reposition approximately 15,000 cubic yards of native soil materials. With the exception of the organic peat, these materials are suitable for use as fill and backfill when dry and react well to compaction under that condition. Areas of poor drainage will be drained prior to this placement of fill and altera- tion of the local drainage in these areas will prevent further perching of water. Peat accumulations occurring in locations where they effect the, siting of a building or roadway will either be dug out and filled, or over filled and al- lowed to settle for a 'reasonable period of time. 411 HYDROLOGY Existing Conditions Surface drainage from Parcel A trends naturally to the north and east, off the site and down the slopes through the BPA right-of-way to the Cedar River. Site drainage has been altered by the Mercer Island aqueduct which acts as a topo- graphic ridge trending north-south through the property (see Figure 5). Parcel C, west of the aqueduct drains northward to the slope and westward into the existing drainage network of Tiffany Park, Division 2. Water from Parcel B will drain generally westward into the existing network. All storm water from the vicinity eventually reaches the Cedar River via a series of intermittant streams, or pipes. Peak flow from Parcel A is now approximately 2.0 to 2.5 cfs during a 10-year storm and 2.5 to 3.0 cfs for a 25-year storm. The figures' for Parcel C, are very close to these. For Parcel B, the 10-year peak is 1 .5 to 2.0 cfs and the 25-year figure is 2.0 to 2.5 cfs. 19 r . ...... ' -____...........-------___----------- / ,_. f \\. i r� ��/� . -- \ b , ROYAL HILLS VILLAGE �\ i / \ % /i APARTMENTS \\ 1j i / i .p ry T oya,\\ � - p4 \ �rG / � I S. \\\ '�' / J`T Drive S_E_ �,,�' / I .! • J \ 'A L/ / / . 110, � index / / / \\ I �'I % I 1 H / / /--7F • �.rTIFr*%\plY�1/R{ 1, I i l>.. Qs. - \ , -Jake ` / T ,�1 ! �"1 �` �i� \ // \i—�1E 111 I ! I_� �- z \s V IL -\ \� ,� •+ ! I �/� Qiz TIFFANY \\ � C //\ /�\\ 11jr',y ; ► �// iYPARK \*. �� \< ) ( a 6., I t d \ �,- �' \ `�'`• , 1 I Natural ELEMENARY k : �_�, \ \'� ! 1 ((., ! Drainage -+ SCHOOL. I f 11 1 1--1 i 1A' /�� I �C �� /—, i i=��:♦ \ i : Proposed •I ( l'yl '�\ i /N • -_ ,• ,_._._.. ;=l ��N : system • / > --\ • SF< y / \ �,,. y \ Retention ' / / � / '‘y / \ •>' ; t t \\ \Facilities ,' irk \% , ,I- \/ /�// /�'v `' i \�\ — -+ �\ \f / 1 O\. 4)111 . •/I \ • yy SCHOOLXII \. S, . \ \\ TIFFANY i ,� \ DISTRICT !4 ` \ PARK \ \ I Park l •� r i \PROPERTY I -- N I` \ \� \ S. \\ eat • i � . *• tle :.Cetla=River - _ ii 0 200' 400' 800'ti L..... r ' �'-•�.--,IPjAe• line • _ J I _y 1 J�_ 1 I ,..rK1�jG '�� N -y- I PARK I _ 1 (—r-1".T 1-1�1 I I •'VAT,",,.-,'-.,,.,.. . y`- �..-,- I___ 'I 1` _ 1 I *• 1 Counl I I —� I _� 1 1 1 !�f T - •L L'�-1_I 1 1 7.'"/"„r,..-, �'�j '` _ 1 lr--4 \ I I 1 -11��-17-i_I IL I , 1 ��-1—r- �/„,1 / ti t ,� • \ \ `-,—L1_i 1 -, / LCA D-E I V LLIAGIETT� / '',./......: . -C Tiffany Park Division, \`� i \>--(� -I-+�,i l ?;l�l� / �'., \;, Y r\ �E-7 I I 1 I 1 �b-i- / ,� < / '\. `\ _j_ I I I I I I I \ / / r\ I: �--L—� l�_I—ALL il—��, \ 1 TSt -�T-1—I—I I I 1-1-1—(-1-1 \ - �\\ i,� -� figure 5 ; III ► ► I I I I I I I I -- \ ;�\ \ \_. •HYDROLOGY I 11 1- I I I I . I I \ i J__ -I I I I I I 1 1 I I I I I I I I I _I__L.I LJ—LL �_LLL 111 J __ .—, Wilsey&Ham,Inc.,Consultants T -T-TTT7 — _l ` I `I I . i \ / C I I iTi i , i i l I -I - Al1 I \ ".- , \ \i \ 1 , 1 , 20 I' Environmental Impact Scope - Increased storm water runoff will be experienced on the sites and, after retention, will flow into the natural drainage network to the Cedar River from Parcels A and C, and into the Division 2 network from Parcel B. A slight seasonal shift in recharge may occur on the sites but will have negligible impact on ground- water quantities or supply to the Cedar River system. Impact on Surface Water Those areas which are now perennially or intermittently wet will be drained and filled. Significant accumulations of peat will be removed before filling. Run- off water will be collected in underground drainage systems and will move along the new street system to a number of retention facilities. A small retention pond will be improved in the open space west of the road in Parcel A. Other retention —I, will be in oversize underground pipe. Sediment andgrease traps will p p t p be included to maintain surface water quality. The construction of single-family dwellings and streets will result in an increase in the total area of impervious surface and correspondingly in an increase on over- land runoff. It is estimated that short term peak rates of runoff will increase by about 125 percent in the developed portions of the site. Mitigating Measures Detention facilities will reduce the peak rates of flow from the site to those which exist in the natural state. Detention storage capacity will be approximately 7300 cu. ft. each for Parcels A and C, and 5200 cu. ft. for Parcel B. Detention facilities and sediment traps will be installed before major clearing and site improvements are begun. Impact on Groundwater The overall effect of the project on the recharge of this area will be insignificant. Some overland flow will percolate naturally at low lying areas, particularly in the pond designed for containment of peak storm water flows. Runoff not contained by this system will move off-site and eventually flow toward the Cedar River to the north. In general , implementation of this development will tend to decrease the wet season recharge of groundwater in the specific vicinity of the project due to the shortening of the residence time for free water as it runs into containment systems. Although this study does not address the potential groundwater supply of this area, since all consumptive uses of water will be from municipal treatment facilities, 21 II it may be summarized that no significant net loss of groundwater will take place since overland volume into the Cedar River system will likely increase, off-setting the slight groundwater decrease. Likewise, during dry months, the activities of lawn and garden irrigation will tend to increase free water available for ground- water recharge and runoff, resulting in little if any overall loss to subsurface aquifers when considered in a regional context. II VEGETATION Existing Conditions The project site is covered with a mix of western hemlock, red alder, Douglas fir, and western red cedar. Portions of the site that have been recently dis- turbed, particularly areas along the steep wall, are covered by blackberry. Much of this area has burned since it was logged in the early 1920's. Environmental Impact Scope - The direct impact of construction on vegetation will be limited to the developed portions of the project sites, and the visual impact of land clear- ing will affect the surrounding area for a few hundred to a few thousand feet. All timber and understory will be removed from street right-of-way during site development. Building lots will be cleared individually as construction pro- gresses according to clearing plans developed for each specific site plan. This will allow for maximum retention of wind firm and healthy individual trees and clumps of natural vegetation. The clearing will result in a visual change from the present natural wooded state to a residential community with intermittent trees and wooded patches. The potential economic loss of timber from the sites will be negligible, and no evidence of any rare or endangered plants was seen during field investigations conducted for the preparation of this report. Mitigating Measures About 7 1/2 acres or one fifth of the total site will remain in its natural vegetated state to protect steep slope areas. This will also reduce the visual impact of the project as seen from across Maple Valley. By delaying individual lot clearing until just prior to home construction, large cleared but vacant areas will not be created. Since the exact foundation and driveway locations will be known before lot clearing, maximum use can be made of existing evergreen and 22 r ' significant deciduous trees, and their retention will lend a more natural., partially wooded appearance to the finished development. WILDLIFE Existing Conditions The proposed project once contained many of the small and large mammal , and bird species common throughout the Puget lowland. With the increase in human activity in the neighboring communities, these species have been thinned in both abundance and diversity, leaving a much simpler mix of species behind which is the result of the pressures of a high density residential community. Environmental Impact The direct impact on wildlife from this project will be another incremental loss of habitat along the urban/suburban interface. While some small mammal species and passerine birds may remain in the project vicinity, particularly . along the powerline right-of-way, development of this project will generally result in a loss of habitat for most species resident or transient in this area. During field investigation conducted for the preparation of this report, no evidence of rare or endangered species of birds or mammals was noted. r, AIR QUALITY Meteorology The area is part of the Puget Sound basin and has a typical Pacific Coast marine climate. Temperatures are mild and precipitation moderate, with the majority of rain occurring in the winter months. Winds are generally from off the coast, being southerly during the winter and northerly during the summer. Temperatures in the area vary from a monthly average of 40°F in January to 65°F in July. The annual average temperature is 50°F. Precipitation can vary from 25 to 65 inches, but averages about 45 inches annually. Winds are of moderate speed with the prevailing direction from the southwest. It is expected that winds at the site will prevail out of the south-southwest during the winter months and out of the north to northwest during the summer. months. ti 23 r Existing Air Quality Air pollution in the vicinity of the site is due primarily to human activity in a suburban residential area. The major pollutant will be carbon monoxide due to motor vehicle activity. There are two air quality monitoring stations in the vicinity of the site. One is at the Renton Municipal Building less than 2 miles to the northwest and the other is at the Southeast District Health Office on S.E. 128th, one mile to the north. Concentrations of particulate matter are less than 30 ug/m3 annual geometric mean at the health office sta- tion and are approaching 40 ug/m3 at the Municipal Building, both well below the 60 ug/m3 standard. Concentrations of carbon monoxide at the site are cur- rently estimated to reach only 2.0 mg/m3 eight hour average during worst case meteorological conditions, primarily due to the site's elevation. The standard is 10 mg/m3. Current sources of emissions are home heating, motor vehicle activity, cooking, fireplace burning and other activities associated with 1, residential areas. There will be no emissions of specific pollutants from specific sources which will substantially change the pollutant levels currently encountered in the Tiffany park area. i Impact on Air Quality Scope - Air pollution generated by area sources within the completed project will impact the site area and will be carried and dispersed by air currents, diffusing to ambient concentrations within a few hundred feet of the sources. The location of the site will allow pollutants to flow down the slope toward the Cedar River during periods of stagnant weather. Vehicle emissions from traffic generated by the project will disperse similarly from traffic routes connecting Tiffany Park to commercial and employment centers. The primary yr` area of impact, then, will include the general vicinity of the site and also the Puget Drive South corridor indicated in the transportation section of this report as carrying the bulk of this traffic. Air pollutants resulting upon completion of Division 3 in 1979 are expected to come from three major sources; 1 ) pollutants emitted from the heating of homes; 2) pollutants emitted from indoor and outdoor activities such as cook- ing and outdoor burning; and 3) pollutants from vehicular activity on local roads and added to existing arterials. There will also be an increase in part- iculate pollution levels during the construction period. 111 At this time, it is expected that the majority of new homes will be heated with natural gas. The emission of pollutants due to home heating from this source 1 24 is expected to be minimal . It is expected that the majority of cooking will be done electrically so there will be no emissions from cooking activities. Fire- place and outdoor burning, if allowed, will make a small contribution to the local pollution levels. The remaining emissions will be due to vehicular activity. Cars traveling on local access streets and adjacent arterials will make the major contribution to the pollutant concentrations in the area. The major impact will be the in- crease in carbon monoxide concentrations from the additional traffic volumes. The addition of each individual is expected to add about 700 grams/day (derived from Puget Sound Air Pollution Control Agency data) of pollutants to the local environment due to heating, burning, and vehicular activity. The total local- -` ized impact of the project is determined by the population increase projected. The project is expected to contain about 400 people. The total localized an- -1 nual additional emissions contribution by these people is about 100 metric tons of pollutants. Except under "worst case" conditions, the impact of these pol- lutants is expected to be negligible. Elevated concentrations of carbon mon- — oxide are most likely only during "worst case" conditions. Localized carbon monoxide emissions within the site proper are predicted to elevate hourly concentrations from 2.0 to about 2.5 mg/m3 under "worst case" conditions. This will be due primarily to traffic traveling along the local access roads. Concentrations along Puget Drive S. , west of the site should increase by less than 0.5 mg/m3 under "worst case" conditions. There will also be a temporary increase in dust levels during the construction period. Diminishing or Mitigating Measures Dust resulting from construction work can be minimized through the use of good operational techniques such as watering of dirty areas. Puget Sound Air Pol- lution Control Agency regulations require that precautions be taken to minimize the entrainment of dust in the ambient air. Other precautions should include careful design of all street and driveway systems to provide the best circulation of vehicles possible to reduce traffic congestion and vehicle idling times. Additional access points from the south will disperse traffic over a wider area minimizing pollutant concentrations along any one arterial . 25 10 NOISE Existing Conditions Noise is a physical phenomenon created primarily from the mechanical vibration of solid surfaces. Man's response to noise is determined by the sound level emanating from the source of noise and the frequency spectrum of the sound. Noise intensity represents the level of sound which is weighted in accordance to the apparent loudness perceived by an average human observer. This number is expressed in "A"-weighted decibels and is written as dBA. Noise intensity covers such a broad range that it is measured logarithmically and analyzed based on statistical averages. An average of an A-weighted sound level measurement is a measure of the mean acoustical energy level and does not readily account for the annoyance associated with loud sounds of short duration. Steady noise levels are rarely observed, and because of the time-varying char- acteristics of environmental noise, it is necessary to provide a statistical descriptor which indicates a dBA level and the percentage of time this level will be exceeded. The descriptor is designated by L, and L10 indicates the sound level in dB that will be exceeded 10% of the time. The Washington State Department of Ecology has specified regulations relating to maximum environmental noise levels. They have classified various areas or zones and established maximum permissible noise levels.. These "EDNAs" (Environ- mental Designation for Noise Abatement) are classified as: a) Residential areas - Class A EDNA b) Commercial areas - Class B EDNA c) Industrial areas - Class C EDNA The maximum permissible noise levels for these zones are shown in Table I . TABLE I NOISE LIMITATIONS EDNA OF NOISE SOURCE EDNA OF RECEIVING PROPERTY CLASS A CLASS B CLASS C CLASS A 55 dBA 57 dBA 60 dBA CLASS B 57 60 65 CLASS C 60 65 70 26 Between the hours of 10:00 PM and 7:00 AM the noise limitations of the foregoing table shall be reduced by 10 dBA for receiving property within Class A EDNA's. These noise levels may be exceeded on the receiving property by 15 dBA for 1 .5 minutes, 10 dBA for 5 minutes, 5 dBA for 15 minutes for any one hour, day or night. Noise readings were taken at the four sites on or adjacent to the property shown in Figure 6 . Values obtained are shown in Table II . TABLE II EXISTING NOISE LEVELS IN dBA L10 L50 L90 Site 1 55 52 45 Site 2 54 41 38 Site 3. 46 42 . 40 Site 4 54 40 . 35 26 These noise readings were taken on March 10, 1977 between 4:30 PM and 5:00 PM with a Quest 215 Type 2 sound level meter calibrated with a Quest CA-12 sound level calibrator. Weather was cool , temperature about 50°F, clear with winds less than 5 mph. Site 1 , adjacent to Tiffany Park showed the highest readings. Primary noise sources were kids playing and yelling, motorcycle activity on the Seattle aque- duct right-of-way, barking dogs and bell—like music. Sites 2 and 3 were similar, kids and dogs could be heard. The higher L10 at Site 4 was caused by a passing motorcycle on the Mercer Island aqueduct. At Site 4 the L50 was approaching the minimum daytime levels, chirping birds and other forest noises were perceived at this location. The neighborhood has an existing noise level up to 55 dBA where activity was occurring and 45 dBA in the quieter areas. Nightime levels should be 35 - 40 dBA with occasional passing cars causing momentary increases. 27 . .. __ e -------....__________ ., \ : ./ J, ` i +7 ROYAL HILLS VILLAGE ,\ ;j \ ,ji __ APARTMENTS `�\ i i I 0 \ /� ems` i •i : 7r 1- /4 \ Tii..ls —Dri — % %`. i;t ! :Fi l ji l j l l l // j �'a. g o Index_ // / / / I\\ I /i i \ •U_I� / / 7 .,71FFiAJ.Y._4 1 1 i ,: ��io' \ --L-(� /�'1\ /\ i i z!z 7� Lake / - -1 ---`y -,..k / // T 1 \ ; i zl° TIFFANY \ \ \\ill-`L ,/\ //\\ 1'��: i I �� PARK �� �� C I\ ( �i~, y 1 ELEMENARY 1� (/ \ Y-- �/ �\ \ ; i i SCHOOL )----+� � \ • / ( i ). '� yip /� # y2. \ / A ` \ ; : RENTON %4'i' ; \ yy� : • 1 ,i SCHOOL „�O•`; ! `\\ r. TIFFANY DISTRICT �.•0, !• \ PARK %it : • \ (park) • i PROPERTY , :•; i . . , .. :\ • \ - • I• ..■CedBrRlVer P `�, 0 2 400' 800�i� :• : . ' I "I.i""I....r.Pipe Line,T.. _ . L L -J J I J rKJf�jG '�� u,. jPARK I -� (-r,-T� -LLVI I I •� Nfy'1...�,..'.. .f� \ _/'S� . . . i_ I L / I I- - ' ' Ti—r �.L L�JAI I ' r '�....',..-. '•,•''' , i� ` V -_, (County) ( , r-1 /,. �. I .r -r-r —J��I ./ / l...... 1 • \ __ `J—L1 _ _ , , LC \(3-E ViILLJAG TT- 7\ 1.. `>, Off. / -4 Tiffany Park, Division 3 -PiH >- -1 I ► I-1-t1_._,._„ '�(' )'�, _1 / I ( 1 I 1 1 1 1 -� \ / % \r— S E 160th St \\ ' \ <_ figure 6 I 1-,-T-,-1-1-1-1-1-T-1-(-1-1\ ('\ %\ 1 1 1 1 1 1 1 ) \ \ : NOISE READING - r_ - a _: , _ �^e r..._ T._._ _._.,, ,, I 1 1 I I 1 I 1 1 1 1 1 1 1 I I I I I SITES I11 _LL_LL LLLL LLL111_L _1 ,'�`•, , .- Wilsey&Ham,Inc.,Consultants ` I1 <—� —I-1 r •--�T --T, (r-1 Ii I \ � / \ A I i i i i i i i -J� ,"\ \,' \ i i I r- - Al • 28 . , Environmental Impact The long-term noise generated by additional activity will be slightly over existing levels. The development will put a few more kids on the playground and a few more cars on the street. The changes in noise levels due to the project will be in- significant at Sites 1 , 2, and 3. Site 4 will show slightly higher (2-3 dBA) L50 and L90 averages because of the activity occurring where none existed before. Noise levels will be well within state standards. The slight increase in traffic along Puget Drive should produce noise increases of well below 3 dBA, the minimum perceivable change. There will be a temporary increase in noise levels due to construction activity. Land clearing by bulldozers and building construction will temporarily increase noise levels. However, these activities will be confined to daylight hours. MITIGATING MEASURES Noise levels from normal activities cannot normally be expected to be reduced. Buffering such as trees and hedges are effective only over substantial distances. Reduction of high noise producing activity such as the motorcycle activity along the aqueduct right-of-way is the most likely way of decreasing sound levels. The use of properly maintained equipment with accepted noise attenuating apparatus will help to reduce certain noise levels related to on-site construction. --' LIGHT AND GLARE The proposed development will replace natural land cover with human settlement features which will add new sources of light. This change will include new artificial street light on the site itself to satisfy safety and lighting require- ments and allow for safe circulation within the site. This light will have little effect on the area surrounding the site as it will be of street light intensity and close to ground level . The light in critical areas will be either mercury or sodium vapor type which will satisfy basic lighting requirements and localize the light to the site. Mitigating Measures Street lights will be designed to City requirements and to create an aesthetically pleasing image in the neighborhood. Retention of as much existing vegetation as possible will help to reduce the impacts of light and glare. 29 IP LAND USE Existing Land Use • The sites are currently undeveloped and wooded with a mixture of hemlock, alder, fir, cedar and blackberry patches. An apartment development lies to the northwest at the foot of a steep (50 percent) slope which drops about 80 feet in elevation from the site. Steep slopes also border the site on the north and east, dropping 350 feet to the Cedar River in less than 1/4 mile. -- An 800 foot wide BPA transmission line corridor also adjoins the site on the northeast and four large power lines traverse this hillside. The only ad- joining area of undeveloped property is at the southeast. About 30 acres of this is developable. Land to the south and west for one half mile or more is fully developed in single family homes with occasional school and park facilities. The Renton School District owns a 22 acre parcel in the middle of the proposal site, but indicates no definite plans for this land. Existing land use in the vicinity is shown in Figure 7 . Existing Zoning The site, located on the Renton City boundary, and the developed land to the west are zoned G-7200. Developed land to the south in King County is zoned RS-7200, and the small area of County land to the east is zoned RS-15000. To the northwest is an R-3 multi-unit residential zone within the City limits. Zoning districts surrounding the site in both the City and the County are shown in Figure 8 . The G-7200 district allows single-family residential development on a minimum lot size of 7200 square feet and must conform to the requirements for structures outlined in the Renton Zoning Code. Additionally, the Renton Subdivision Ordinance specifies underground utilities, paved streets, storm and sanitary sewers and other requirements that must be met. Impact on Land Use Scope - The proposed subdivision will directly impact land use only on the pro- ject sites, and may have secondary impacts on about 30 acres of undeveloped County land to the southeast and on the 22 acre school site. Other land with- in one half mile of the site is either fully developed or unbuildable. 30 • " t v, LE f �1 _ -10 L• ti`�'4 �e;� r�lt_otr�e',i'. . ''. �� LEND- . ';• • IIIi111` ..I ' .'r; l '• '}��.;,• I!•L..IIIII .14 •n'Part:% :No, -.7 • G R A PIT I 'I SINGLE FAMILY • iiiii Mei ;f. ,� •t• ,fir,::: - •, t I° 3 �: I MULTI FAMILY 1: - $0:':-/.. �, , ,. .. , f �,.c' t' -- o ' --- •,• _ b I11111111111 H r `:'' etc- ti. :y yy< j I / \ SCHOOLS i� , '.8b5. ;i r-0t :1 1 ' :.r\\! \'':��d r,`; ! 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V, , '/,' /i,''',.,/-; ,, -r • . ,.,.. `, . Orr 1' A 44d+ - t Y.' i / / 4... : •.;--.1 . \'''•;:: A..-'1. &_,.., _ , , , ,,./ 4,,F,frer ez-/,;/,:„ ,: .J1,72/4(.44,,•,-d ct,,:, .,.,.. , RETAIL COMMERCIAL ...-•,_-• -,,,,,/, .,.. .....,1:...:: •,-”N -, A:rua-miz;1,,,,,,LiriAb:;.--..../. •\.. , .,:v .0: 7 . . . .,,-;„..„.. ..„,. .• :.„.,,,...-„,.......-,..ss.N•-4,Jdn'T.:10:74,.4, /10./:‘,AK, X,.. . . . --- ... _ PRIMARY IMPACT: Approval of the subject plat will allow the 37.4 acres to be converted from their present vacant and wooded condition to high-density single—family residential use. This conversion would constitute a contiguous extension of existing development of a similar type which has been occurring to the west and south for several years, all within a larger area which is zoned for res- idential use. Steep slope portions of the site would be excluded from de- _ velopment and retained as natural open space. SECONDARY IMPACT: Construction of this development will fill in almost half of the remaining buildable land between existing residential development to the west and south and the steep slope/power line right-of-way on the north and east. • Since the Tiffany Park sites are contiguous to other new residential areas with sewers, water, power and streets, the project will not require major extensions of any public facilities and therefore will not have the direct effect of "open- ing up" new territory for development. Areas to the west and south, between the proposal site and several employment and retail centers , have been filling in with residential development for over two decades, and are approaching satura- tion at the present time. Although the proposal will nearly surround the 22 acre school district site, it will not provide additional access to this property. However, by leaving only about 30 acres of vacant land in the vicinity of the school property, Tiffany Park No. ,3 may bring the saturation school population in the area into clearer focus and provide the school district with more accurate projections on which to base future decisions about development or disposal of the site. Extension of the road system of Tiffany Park to the southeast and across the pipeline R.O.W. may provide a second access point to the 30 acres of undeveloped King County land remaining here. However, this would not be a major access be- cause of the long circuitous route through Tiffany Park to the nearest major arterial . The onlyeffect might be to g provide a second emergency vehicle access route. It is expected that this last piece of vacant property would develop eventually with or without construction of Tiffany Park Division 3. The 30 acres, if developed according to existing zoning, would hold 100 to 120 houses. 33 II NATURAL RESOURCES The development of Tiffany Park Division 3 will result in the use of lumber, concrete, and other building materials in the construction of homes and the corresponding infrastructure of utilities and streets. This construction will not necessarily increase the rate of material consumption as the same housing demand would either be met on the proposed site or in some alternative location. In addition to this consumption of natural resources, the development will also decrease the land area now supporting growth of trees although the area is not specifically used for the production of lumber at the present time. The land itself will be committed to the proposed use for the foreseeable future, and the investment in improvements will reduce the options for alternative future uses of the site. RISK OF UPSET The risk of explosion or release of hazardous substances will be a temporary P P Y one during construction phases of development. It will be limited to construction equipment accidents and improbable natural gas releases during installation of the utility infrastructure needed to serve the residences. Once the development is completed all safety requirements will have been met and no upsets would be probable. All safety precautions will be observed during construction and habita- tion of the site. 34 ELEMENTS OF THE HUMAN ENVIRONMENT 10 POPULATION Existing Conditions The proposed development is located in a part of the City that has been growing steadily since the early 1950's. To analyze the existing population in the vi- cinity, an area including two census tracts was identified as being representa- tive of the general area population and as relating geographically to the site and to the major traffic routes into the Renton urbanized area. The analysis area is shown in Figure 9 . Census tract 257 includes the site and an area to the north and west, and tract 258 lies south of Puget Drive. Most of the pop- - ulation in tract 257 is within the City of Renton and tract 258 is largely in unincorporated King County. The characteristics of the existing population in this defined area are portrayed in Table III. This table enables the reader to compare these population character- istics with those of King County. In this comparison it is evident that the Tiffany Park vicinity has a higher percentage of younger people (under 10; 10 - 19; and 20 - 34) than the County has overall . The comparison also shows that there are proportionately more older people (35 - 64; and 64 and older) in the County than now live in the area of the proposed development. A comparison of the race and age characteristics portrays a slightly higher percentage of males in the Tiffany Park area and a much lower percentage of blacks. The Puget Sound Council of Governments has used an activity allocation model (AAM) to forecast population growth distribution in the central Puget Sound region. Table IV shows 1970, 1980 and 1990 figures for the two AAM districts which coin- cide with the census tracts used in the previous table. AAM District 3840 also includes tract 256 which has been excluded from the projections. According to these figures, population in the analysis area is forecasted to increase by 2,241 people or 14.7 percent this decade and by 4,785 or 27.4 percent between 1980 and 1990. These figures are higher than projections for the County as a whole, and indicate the vicinity as a moderate growth area. Census tract 257 which includes the site is forecasted to add 1 ,205 people during this decade for a 34.6 percent increase, and another 1 ,711 , or a 36.5 percent increase from 1980 to 1990. --I 35 • •I-- y -- - -•s — - - --,- -- :.,r•= __ `'_ ice` 1,;`7,i•� I "`w_'. ---I i '^ •-i 1 i ((• C �"'. / Q ii r . ,r 1' 6 t _, ..\ . ) • •___, . ,., .._. __,, t "\-- • . . & .",:7...' ,- \ • '' - .. ''' ' • . ------.Thr.--__--*:-.-..... , ..... ,, Q ,z; , ,-.fri,. :-, • i. - i it• - • 7--1;. Arauger.;.1 __ ... ...... 1,,,.. , . .. I .)i, ';'1:.•:'.. ./' Z, • '- ' . ' <.ig. 0 .. , ., ,,— . , ii,,••.:.v,,f.w.,,--1, eal,..ligi. f•,,',, , • ./ _ „may , , , • ef. .7,--%'.A • ., , , ••.'• ,... ,/ •,' I' if i., : ' / Ania,. . t.0 Ig_2-11:ill .i.`f-1 '''_., '';:,;j:,----, ' <. / 4 F...... •• • ••..i ‘ '.?c.• . ., ' 1'; L. _ „-- ._.„ -,-,_ .. ... •tzi• 4. 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' - " • ..—ii 1 mil, Y: 5. ! :0 w..� �, 01 , 1 ice 1 ,', �' _ I ; i su _ t' . i '- .-....ii /7 \\ , ---:-A,. • — op. .. 1�ir \ • i It, .41411 lit • ./ `, • ' 1 g ' _, 1 1.I :-.--•'--- .',.------•----',..) •Ci.---..• ;?'. ,., II,.illbArilla"..- IMI ; 1 f( r ..- a� .:a o `°' • __ - .1� SY!!!�I i f, '�•� / p-' i oe ' HIV // �AIN III '-� ... fys. � ! -- ilignin. WitanaltiagliagarL\MI- .-r.-- ---i-1-1r, /,:-= --...Cer r---- 1• Tiffany.Park, Division 3 •,•TI ' g �' `�' _� J alF J° Ire,:r.• 611 I - � 44 115 figure 9 ,;i ;f y `- �'� I� CENSUS TRACTS �• I t. •E • ; 3 LAN:• . M �. Mn Wilsey&Ham,Inc.,Consultants 36 TABLE III POPULATION CHARACTERISTICS1 IN THE TIFFANY_ PARK VICINITY -' Census Population Age Sex Race Tract Under 10 10-19 20-34 35-64 65+ % M %F % Negro J 257 (Renton) 2,593 575 435 . 772 . 716 95 49.6 50.4 0.5 257 . (King' Co. ) 895 227 131 292 231 14 47.9 52.1 0.8 258 (Renton) 2,417 534 452 647 705 . 79 49.2 50.8 0.7 �' 258 (King Co. ) 9,883 2,769 1 ,998 2,680 2,296 140 50.5 49.5 0.3 TOTAL 15,788 4,105 3,016 4,391 3,948 328 50.0 50.0 0. 5 26.0% 19.1% 27.8% 25.0% 2.0% y King County 1 ,156,633 203,954 216,586 264,701 369,685 101 ,707 48.9 51 .1 3.5 - (All ) 17.6% 18.7% 22.9% 32.0% 8.8% - 11970 Census Data TABLE IV POPULATION GROWTH PROJECTIONS2 IN THE TIFFANY PARK VICINITY - Census AAM 1970 1980 % 1990 Tract. District Increase Increase - 257 3840 (49.5%) 3,478 4,683 34.7 6,394 36.5 -' 258 - 3830 11,770 12,806 8.8 15,880 24.0 , i' TOTAL 15,248 17,489 14.7 22,274 27.4 - King County 1 ,136,064 1 ,190,047 4.8 1 ,456,108 22.4 - 2Population Forecasts: Puget Sound Governmental Conference, 1973. 37 Environmental Impact • Scope - The additional population that the proposal will bring to the area will have a direct impact on demand for public services and utilities, and will affect local air quality, noise levels and the use of energy. Specific impacts are dis- cussed under the applicable sections of this report. Division 3 of the Tiffany Park development is expected to increase the population in the area by about 400 people (3.2 people/home; 125 houses) during 1978 and 1979. The characteristics of these people are expected to be similar to the existing population in the area, particularly those people west and south of the site. The homes to be built are expected to cost approximately 50,000 dollars which gives reason to expect middle income people. The population will probably be predominantly white and have the same number of teenaged children and grade school aged children as existing households in the area. 41 HOUSING Existing Conditions Tiffany Park is located in an area that has been developing as a residential community since the early 1950's. Land in the immediate vicinity of the develop- ment is approaching saturation with single-family homes, the predominant type of structure. The character of this existing housing and other housing in the area is evident in an analysis of the 1970 census (Housing Characteristics) . Two census tracts have been identified as being representative of the Tiffany Park vicinity based on geographic location and human and natural barriers. (See Figure 9). Census tract 257 includes the site and the accessible area to the east and west of the site. Census tract 258 is south of the site and related to the site by traffic patterns, land use and topography. Table V shows the housing characteristics of each identified census tract and the average of both census tracts. The table also compares these characteristics to those of King County as a whole. There are some similarities in the compari- son: 1 ) The percent of owner occupied homes in the selected area is essentially equal to that of the County, 2) The median value of the homes and the number of persons per household are also very similar to those housing characteristics in King County. 38 TABLE V HOUSING CHARACTERISTICS* IN THE TIFFANY PARK VICINITY - Census Total Vacant Sub- % Owner Median Median Persons/Household Tract Units Units Standard Occupied Value Rent Own Rent TOTAL 257 (Renton 1 ,404 455 15 26.8% $23,500 $120 3.2 2.0 2.3 257 (King Co. ) 315 46 1 80.0% $26,100 $110 3.2 2.7 3.1 258 (Renton) 757 43 6 68.4% $24,000 $151 3.6 2.5 3.2 - 258 (King Co. ) 2,871 284 12 72.0% $20,700 $142 4.0 2. 7 3.8 TOTAL 5,347 828 34 60.1% $21 ,980 $131 3.0 15.5% 0.6% King Co. 423,183 7.4% 2.8% 63.2% $20,000 $117 2.9 - *1970 Census Data The 1970 census data shows a considerable difference in two housing characteristics when comparing the selected area to the County as a whole. The percentage of sub- standard housing is much lower in the study area than it is in the County, and vacancy rates in the area of the proposed development are relatively high. It should be noted that the census data is seven years old and represents the hous- ing characteristics during the period of the Boeing economic slump. Since the location of the study area is closely related to major Boeing facilities, it can be assumed that the high vacancy rate was largely a consequence of the economic climate in the area. It can also be assumed that the median value of homes in both the study area and the County is significantly higher today. Table VI shows the change in the number of housing units in census tract 257 between 1970 and 1975. There was an increase of approximately 100 housing units in the tract, and the vacancy rate declined from 29% to 12.5% over the 5 year period. Housing construction has accelerated since 1975. 0 39 TABLE VI HOUSING GROWTH 1970-1975 Census # of Housing Units Vacancy # of Housing Units Vacancy Rate Tract 1970 Census Rate 1970 in 1975 1975 257 1 ,719 29.1% 1 ,817 12.5 Source: Central Puget Sound Region, Population and Housing Estimates as of April '1 , 1975. Puget Sound Council of Governments, Seattle, Washington Environmental Impact The proposal will add 125 single-family homes to the area in 1978-79, and will provide a portion of the demonstrated continuing housing demand in the south King County area where employment growth is continuing at a strong pace. The houses will cost approximately $50,000 - somewhat higher than median values in the study area but about average for new home construction. TRANSPORTATION AND CIRCULATION • Vehicular Traffic Any new facility of significant size generates vehicular traffic which ulti-. - mately must be borne by the collector and arterial street system serving the facility. Significant traffic volume increases must be anticipated if traffic congestion and traffic accidents associated with the congestion are to be averted. Preliminary assessment of necessary capital improvements to alleviate anticipated congestion, if any,. including traffic control device installation or revisions, intersection widening, and other strategies that may be used for alleviating the adverse consequences of high traffic volumes may be derived. EXISTING CONDITIONS: Existing traffic, expressed in terms of annual average daily traffic (AADT) , frequently shortened to ADT, is shown for the collector roads in the vicinity of the site in Figure 10. 40 7..,. :---. ..---: --z----,w •: . ' ''iiifaillill, 'pf' --/'‘Williak --'1-..1--- L•- / \' 1/..---.; -, - 1-. r''''.--- ' Li---)VI ." •i / .. --- .. /I ;-:.5'1 .•'•''.: 4 r"---4.. i- , 4 ..• -./ / 1 •••• ''. _ _ . ••'''co• -• • . i .- Wit. / IV/ .(_i • , . •.• . ;--1 • • . / , ;- • •, 7••\ I . 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The hourly variation of traffic in the vicinity of Tiffany Park Division 3 may be synthesized from automatic traffic volume counts obtained from the City of ' Renton on S.E. Royal Hills Drive at Edmonds Avenue S.E. This data is shown -- in Table VII. TABLE VII HOURLY VARIATION OF ADT* Time of Day Percent Time of Day Percent Midnight 1 1 .8 • Noon - 1 5.5 . • 1 ' 2 1 .0 1 - 2 4.8 2 - 3 0.7 2 - 3 5.9 3 - 4 0.3 3 . - 4 8.5 4 _ 5 0.2 4 - 5 8.9 5 6 • 0.2 5. - 6 9.7 6 - 7 2.5 6 - 7 7.4 7 - 8 3.9 7 - 8 5.5 8 - 9 3.9 8 - 9 5.0 9 - 10 4.1 9 - 10 5.5 -- 10 - 11 4.2 10 - 11 3.3 11 - Noon 4.3 11 - Midnight 2.7 *Data. from City of Renton at S.E. Royal Hills Drive - Thursday, December 18, 1975 ENVIRONMENTAL IMPACT: - Scope - Most of the traffic generated by Tiffany Park Division 3 will follow the local collector street system through Division 2 to Puget Drive and travel westward, gradually dispersing to Benson Road, Talbot Road, and the employment and shopping centers in the Renton/Sea-Tac/lower Green River area. Generated Traffic: Traffic volumes,,. forecasted for the proposed development when completed and totally occupied have been assigned to the collector, street system in the vici- nity of Tiffany Park Division 3 and to the arterial roadway system in the vici • - nity and are shown in Figures 11 and 12 respectively. The maximum expected increase, based on 10 trips per weekday per dwelling unit , will be 1 ,220 • vehicles per day. However, reviewing Table VII, the morning peak hour will not be significantly impacted since, as a suburban setting, the heaviest demand will take place in the latter part of the afternoon. t 42 1 t ......................... i . r(;,i k'N ROYAL HILLS VILLAGE , ; APARTMENTS \ i i 0 " k 7Hills Dri — _ / /~� ! oA 1� ve S:E.— A ; l '1 j % j l / / I 3s • Ind1ex • 1 , / / / 1\\ I /I likkii 'Pi ! . o° (13 i 1 -, � / /,`\ \- \--\ ( �F 1/ ..1- I‘ !r -711(6 fake `� / t" 0/ h/ I \ c-- • Z:o ccio TIFFANY \ • ! PARK• \ly/,` ( i ELEMENARY \11 ( \ \ �/ /' \\--' i 1 SCHOOL - I 1--+ 1 )_— s- a _ ! /\ < \ / / , / > \ / /, —, -/ \ `/ -1♦ RENTON • %��'d > C4C SCHOOL `•0• ,/ TIFFANY • ` ...1. DISTRICT • ,.A ``\`�* PARK I � (park) PROPERTY ‘�;` �`�\ Seattl`' s. \% 1a •.................,a re _Cedar River pi ` fit 0 t 200' 400' 800"e� i I 1- .../ , _.re...r._pe line �01 —y `� r f 1 �...T.. RENTON �� i s 1 Iy I PARK 1__� r`�T'I —L�V/1 ( Nfy 1'••i�...•--'„_ • !! .: I (County) �--� 1 +-4-I1 _1 1��T 1 —! - 11'1—I_I 1 r1....7,-•r• ..,�� , I r.. 1 _ • _ I 1 .A ..�_L1 J`� /�\�/ �G D-E VI'LLJAGT-TT� \ �� / �.•., -i -�� �-1 ���1 '', -�-'�\ }-1--1 I I ��- Tiffany Park, Division 3 _Li_L—L__1__._) ,--\ / �� ���J ��—i_�i-ice __ 1_ L'I S E 16 S —1-T-I T"T\--I—\� --- 11 ‘T,,( ; 1 rrrr- 1—r II T figure i 11 _l_._.J._._1._._.IL._ . .._._.�._._._._1 `1._ .i._._._.�l_._.1._._1_._.J._._L._1_._.1.._._l_._ a )_, _ _ne g u re , .;:_._.T. _,_. _.,._.::._.T._._._._.__._._. . �._._._.-._..._._ ;_._r._.1._._.;._._f_. 7-1 1• . T'- IMPOSED 1 1 1 �.\ N ) 1 1 I 1 1 1 1 1 1 1 1 J__LI_ c ,-�\ �;\ / 1 1 1 1 1 1 1 1 i t l TRAFFIC 1—T\ `1 ' ; N< ,• >, (—\—1-- ,--1---T 7-1-- Wilsey&Ham,Inc.,Consultants J1 1 �� ,� u� ��� rge: C,h r!i s; Brown! . I. 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' W4W/Aillin'' n.,,,,,,,---.....,. ,,,....,,,,...-13,2) ..,,....,..L._j_..-• 7. \j,_.,•.--- ..---- --.-.. loingrzablauswissiamassmali;• ---- ;.-i-,-.----.- g4' . 0:1 r- r - t., --0•-• •-t ..\-1 -= 7,.7 --''.'.'•---7----7.%-',- - - '. TA :4' 7,-*"....7", -0. .a,t4s2 ''''' •:**•••• -1-4 Tiffany Park, Division 3 . . . • •• ,,i 44 ..11.-11. .• -2"-ED.'c''' •••• •Sv-- ----.1, ill •IT.li.I ; .-•:II“:-.1 - - •:.2--. - cl:1•--;--,c.--,-;-;---:----7A __ .. ..14 ::. • . •. ',!1 _.,, r________. - i 1"- , ',111-• =-,- . - •' •. •• •,,'• '\lifar...... .. - .... .:4,:,,i----_---• i III figure 12 _._ _. .. wsc.r.--___-- .. ,... - _,- ..),. ..,--: . 7:„!_!___,_T- _-_:- ___.. n, ... _ . - ,. li TRAFFIC _ • _,____,...._.„-„, .. ,,. ,1_,._.„___:„--.7,---;).-------- 1 __3 LANE --- , , !!:,:di.....-•II I 0* , ri- ASSIGNMENTS Wilsey&Ham,Inc.,'Consultants ill:...A. 1\LaNa'Akk4. liFilrl- rt.."7 -Nill 1141.11116. ill-..._ _..42...—.)------, ILi...,. iixiii ___. •.• II ° Il '6 source: Chris Brown . , 44 • • Local Collector Streets: The principal concern in terms of traffic impact in the immediate vicinity of the site will be on the collector roadways connecting the site to Edmonds Avenue S. E. at the intersection of Puget Drive S.E. Index Avenue S.E. , Lake Youngs Way S.E. and Royal Hills Drive, and to a lesser extent Ferndale Avenue S.E. and S.E. 16th Street, will experience increases in traffic. Increased traffic volumes between noon and 5:00 PM will range from 67 vehicles per hour (both directions) to 108 vehicles per hour, distributed over several streets. The additional imposed traffic may produce complaints on the part of those presently living in the area. However, the circuitous layout of the area' will tend to keep speeds down and also the noise. Complaints will thus be limited only to the additional traffic volume that the existing roads will bear. Lake Youngs Way S.E. in the vicinity of Tiffany Park Elementary School can readilyaccommodate this increased traffic. Existingpedestrial protection through sidewalks and marked crosswalks suggests that the protection of school children is adequately accounted for at the present time and the construction of Tiffany Park, Division 3, and its subsequent completion with full occupancy will not detract from present pedestrian or vehicular safety. { Principal Intersection: The intersection of Royal Hills Drive S.E. , Edmonds Avenue S.E. and Puget Drive S.E. will not be significantly impacted by the additional traffic generated by Tiffany Park 3. The morning peak hour, taking place between 7:00 AM and 8:00 AM, will add only 43 vehicles to the existing peak hour traffic. Conversely, in- bound traffic to the site in the late afternoon will be increased, between 5:00 PM and 6:00 PM, by 73 vehicles. Other Intersections: - In view of the modest amount of traffic that the site will generate during the peak hour no adverse impacts are expected at the intersections of: Puget Drive S.E. and Edmonds Avenue S.E. Puget Drive S. E. and Benson Highway Puget Drive S.E. and Talbot Road South At the present time, the traffic signal and intersection at Puget Drive and the Benson Highway is scheduled for improvement during fiscal year 1978-79. 45 Peak hour traffic generated by Tiffany Park, Division 3, will be sufficiently modest that even with the existing signal , adverse impacts due to this develop- ment will not be measureable. In view of the proposed upgrading of the inter- section, what adverse conditions would be occasioned by this development would be mitigated in their entirety. Southeast Loop Roadway: While an opportunity may exist to complete a roadway loop through Tiffany Park r Division 3 in the southeast quarter of the development, by extending a roadway across the City of Seattle Cedar River pipeline right-of-way and thence to S.E. 160th Street, this roadway would not divert significant volumes of traffic from Index Avenue S.E. or Lake Youngs Way S.E. since the extension of this roadway would not reduce travel distance from the development to Puget Drive S.E. nor would it reduce travel time. The extension of this roadway system to S.E. 160th would serve, then, mainly as an additional route for emergency vehicles and for a modest amount of local circulation. This proposed roadway, would, at the most, r- draw less than 250 vehicles per day. Royal Hills Drive at Edmonds Avenue S.E. and Puget Drive S.E. would continue to be the principal intersection. Conclusion: Finally, it is concluded, that traffic generated by Tiffany Park, Division 3 can be accommodated on existing facilities with but modest increases in hourly traffic during the afternoon periods. No additional expansion of roadway or intersection capacity through widening is suggested. The scheduled improvements of Puget Drive S.E. at the Benson Highway will adequately handle traffic gen- erated by this development and other developments in the vicinity. 40 Public Transit Bus service is available about one quarter milesouth of Tiffany Park Division 3. METRO route 155 going from Renton to Southcenter via Fairwood follows Puget Drive S.E. and S.E. 160th Street approximately hourly in each direction between 6 AM and 9 PM. Northbound buses make connections with other routes in downtown Renton for Seattle, Bellevue, Bothell , Burien, and Maple Valley. South bound busses go to Valley General Hospital and Southcenter and connect to Kent and Auburn. Saturday, Sunday, and holiday service is provided during the day on a more limited schedule. The existing route is expected to be maintained for some time. METRO does not plan any route expansions or extensions in this area in the foreseeable future. 46 PUBLIC SERVICES ID Police Protection EXISTING CONDITIONS: Police protection in the Tiffany Park area is provided by the City of Re nton ton Police Department. The present ratio of uniformed officers to population is about 2 uniformed officers to each 1 ,000 people. This ratio is slightly be- low the national average of 2.3 officers per 1 ,000 population but within the normal range for a city of this size and makeup. This ratio provides 2 or 3 uniformed officers in the southeast Renton area at , any given time. The incidence of crime in the area is very low, with burglary the principal offense. Some areas to the north and south had higher crime rates a couple of years ago but the area has calmed down recently. The major problem appears to be complaints from residents that students attending Tiffany Park Elementary School from the apartments to the north cut through private lots in Tiffany Park Division 2 rather than use the public streets. ENVIRONMENTAL IMPACT: Division 3 of the Tiffany Park development is expected to add 125 homes for ap- proximately 400 people between 1977 and 1979. Minor problems of burglary and vandalism can be expected during construction of the homes. These incidents can be expected to decrease as the development i.s occupied with home owners. To maintain the existing officer-population ratio the project will demand an addition- _ al 0.8 officers, or the equivalent of nearly one man-year of a uniformed officers time. 7 MITIGATING MEASURES: Security measures such as good street access, adequate street lighting and clear fields of view will be taken into consideration during site planning and approval stages. Excessively long dead-end streets will be avoided and sodium vapor light- ing will be used at appropriate strategic locations to increase effectiveness of area patrols. Fire Protection EXISTING CONDITIONS: Fire protection to Tiffany Park Division 3 is provided by the City of Renton Fire Department. All calls to Tiffany Park are handled from the main station at 235. Mill Avenue South. The station has a full complement of pumpers, ladder trucks 47 and aid vehicles and full time personnel on duty 24 hours a day. Average response time to a call within Renton is 3 1/2 minutes. There are no projections for the addition of a new station at the south end of Renton. Renton has a Class 4 fire insurance rating from the Washington Survey and Rating Bureau. ENVIRONMENTAL IMPACT: The construction of 125 single-family residences will require fire protection and emergency aid to be provided by the City of Renton Fire Department. The district is presently equipped and staffed to provide the needed protection. The location of Tiffany Park at the boundary of the City will probably require a 5 - 6 minute response time on a call . The area will be serviced with an adequate water supply, including hydrants at strategic locations. The road system is designed to permit easy access by emergency vehicles.. Street widths and cul-de-sac turning radii are sufficient for movement of large emergency vehicles. 10 Schools EXISTING CONDITIONS: The Renton School District serves the area in which Tiffany Park is proposed. The district has three schools that would be impacted by the development of single- family residences. These schools are shown on Figure 13 . Tiffany Park Elementary School , adjacent to Division 3, has an actual enrollment (as of October 1 , 1976) of 458 students with a 27/1 student-teacher ratio. The school has a program and facility design capacity of 432 students. Two portables are located on-site to provide sufficient classroom space for the current enroll- ment. The district is currently undergoing a school boundary readjustment to be effec- tive in the 1977-1978 school year. This readjustment will remove 65 students from the Tiffany Park School and place them in adjacent elementary schools. The re- adjustment is being done to bring the school enrollment within design capacity and allow for student increases now being incurred with Division 2 occupancy and. projected housing for Division 3. Nelson Middle School (7th and 8th grades) will also serve the Tiffany Park residents. It is located about one mile southwest of the proposed development. It has a design capacity of 860 students. Current enrollment is 802 students (as of October 1 , 1976) and the projected enrollment is 813 for the 1977-1978 school year. 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Tiffany Park Division 3 , ...;,.:%•;.,,::: ' -i•-.1-..--;- -7, _.•".2-, 3,, 1-. ..-1g,>;..;-.:-•:-::::•:1 k WEN IIM \ ............. :>,M:. •.,--611: ••••••• -1. • • ---- ...K.,•:::i, • • • ..,,w-,.:...,..,:::- \law* ....., — ••••• • - -- • • - • 1r ,,....,k. , 4'4. 1 ," 1' ."' •***'. i • /- figure 13 • ..„ -...;z ..,.....-_.,0„.. „..L_=•.,-...: ---* ..-. . • • - - -, ---ii. ..„... .- .1. .. , .--___, - . . ._ i i•-b •.,.L. „. 4,.. . .,,,...... ...,..,,,;,...,%....,..:.: ,.,,,, ..,;%,..,0 k .• .,• ,,;:•,- ,,-,--.,,, 1,• i, •-,-.. ....,... -,> ..,,,4,......-.•.4••• . ..,6...r.. •,...„..,w,,.:/, • ,- ....".'#,S,••;-.4,:z:-',,,,v kx,,,,,:te. • k. . •--' . $ .%,, -, r", -i71- COMMUNITY ,_) :‘,...-- • ,, •,,,..- .-<,,..t.)?.>;? ;•'..0:k. .. '''''. c 4.-.1%`.$,,c..,,;;;;,:.......•):.1 •-• • ...t., '''-'`!.;•F':..".;•0&,..b.,?,),,;•.:-,.- ...,':.,x- :••\ - -- - . fteilt, -1, ,,,•-•-•-_-4:,•,-.:...• ,. . : $ v• .,,.. .t,. •,\ 118 1 \ ,y. . FACILITIES . -,, 1 "; e% Wilsey&Ham,Inc.,Consultants , •__0-46,...... . :•• ‘ N __42111,174a*Aiwi- 4,„, iit 4.1 VI , . . N. • • 49 • •• ....J • Lindbergh High School is one mile southeast of the proposed development. The school has a maximum capacity of 1 ,540 students. Current enrollment is 1 ,464 (as of October 1 , 1976) and projected 1977-1978 enrollment is 1 ,472. With a student-teacher ratio of 32/1 . Levy passage would reduce this ratio to 30/1 , still insufficient to meet state accreditation standards for the upcoming school year. _ ENVIRONMENTAL IMPACT: The impact of the proposed development will be felt primarily during the 1978- 1979 school year. Assuming 0.96 students per household' about 120 students -- will be added by the end of the 1978-1979 school year. To more accurately assess the impact on the three school facilities it is necessary to make some assumptions about the ages of the school age children moving into the newly completed development. The ages of the children will be determined, in part, by the price of the houses. ' The $50,000 price range of the houses should attract both young and older families with an average mix of child ages. On this basis it is assumed that 50% of the ' children (60 students) will be of elementary age, 25% (30 students) will be of junior high age and 25% (30 students) will be of high school age. The influx of these students at Tiffany Park Elementary School will not quite be offset by the projected decrease due to the planned change in attendance boun- daries. However, with the addition of Tiffany Park Division 3, the area will be nearly saturated with homes. The normal moving patterns experienced will not substantially alter the enrollment pattern at the elementary school into the 1980's. . The enrollment will decline slowly as the impact of the lower birthrates is felt in the school system, and the slight over-capacity situation, should be eased on a permanent basis. , The addition of 30 students each to Nelson Middle School and Lindbergh High, School will not tax these facilities beyond their normal capacity. Enrollment here is also expected to decline into the 1980's. MITIGATING MEASURES: ' The school district can and does watch the development pattern in the. district and makes boundary adjustments accordingly when conditions or projections warrant. 1Sternlieb, ,George. and Robert W. Burchell , "The Numbers Game: Forecasting House- hold Size," in Urban Land, Vol . 33, No. 1 , January 1974, figure adjusted for 50% each mixture of three and four bedroom homes. 50 ' 40 Parks and Recreation EXISTING CONDITIONS: Tiffany Park (park) is near the elementary school and adjacent to Parcel B of Division 3. The park has a childrens play area, a picnic area, a ballfield and a small recreation building with restroom facilities. A recreation leader is on duty the year around, also supervising recreation activity at the school while it is in session. There are currently no expansion plans for the park. However, King County has recently developed Renton Park No. 5, just to the south. These and other recreation facilities in the area are shown in Figure 13. Division 3 also overlooks Maplewood Golf Course, a public links adjacent to the Cedar River. Just east of the Maplewood course is the Cedar. River Park, an undeveloped King County park of almost 300 acres currently containing only trails. ENVIRONMENTAL IMPACT: There will be an increase in activity at the park due to the influx of additional families. The presence of a recreation leader at the park can organize this activity so all may be accommodated with a minimum of disruption. 40 Hospital Facilities The closest hospital serving the Tiffany Park development would be the Valley General Hospital which is located 2 miles southwest of the site. The hospital at present has 254 beds of which 221 are used for acute care. The hospital is presently operating at 76 percent of its capacity. Optimum use of the hospital facilities has been determined to be operation at 80 percent of capacity. The hospital has a current facility expansion plan which is scheduled for con- struction beginning in 1978 and operation in 1980. The new facilities would add: 1 ) a surgery center primarily for out-patients, 2) twenty-two pediatric beds, and 3) a psychiatric unit. These new facilities will increase the beds available for acute care from the present 221 beds to 258 in addition to pro- viding a variety of new services. The hospital staff, which is adequate now, will be increased as needed. ENVIRONMENTAL IMPACT: The Puget Sound Comprehensive Health Planning Council has determined a hospital use rate of 692 patient days per year for every 1 ,000 people in the southeast planning area. Division 3 of Tiffany Park is expected to house about 400 people which would increase hospital use by an estimated 277 patient days on all hospitals 51 in the Seattle area. The planning council has estimated that about 46 percent of this demand on hospital services would be assumed by the Valley General Hospital with the balance of the impact being diffused to other hospitals in the area. The impact on the Valley General Hospital would therefore be 127 patient days (46% of 277) at full capacity use of hospital facilities. This translates to 160 days at the optimum 80 percent occupancy rate or less than 1/2 hospital bed, year around. IP Library EXISTING CONDITIONS There are two libraries in the vicinity of the proposed development. The City of Renton has a library downtown at 100 Mill Avenue South. The library contains approximately 15,000 volumes and is extensively used by the community. About a mile from the development, in King County, is the Vista Library, 11635 S.E. 170th Street. It has a capacity of about 6,000 volumes and is well used by the sur- rounding residents. Vista library may be replaced by a new, larger facility near the Fairwood Golf Course. The City of Renton and King County have interagency agreements on the loan of books. ENVIRONMENTAL IMPACT There will be increased use of both the Renton Library and the Vista Library when Division 3 is completed and occupied in two years. However, it is expect- ed that the existing facilities will be able to meet this additional demand with minimal adverse impact. The increase in patronage will be relatively small and will not necessitate expansion of service or personnel at either library. Maintenance The development will add approximately one mile of new streets to the City of Renton street system to be maintained by the City. 10 ENERGY The development of the site with the proposed single-family homes will result in the use of energy at the normal house rate for each occupied unit. It is assumed that most houses will be heated by natural gas and that electricity will be sup- plied for most other energy needs. Based on this assumption Division 3 will use approximately 11 ,250,000 cubic feet of natural gas and 3,000,000 kilowatt hours of electrical energy annually. The houses will be fully insulated up to current standards to minimize heat loss and excessive energy consumption. 52 UTILITIES Scope - The proposal will require installations or connections and/or periodic service from a number of public and private utilities. All necessary utilities currently have mains, trunks or service routes adjacent to or in the vicinity of the project sites, and all lines are either adequate to serve the project or are already planned for expansion to serve potential area growth. All utilities also indicate that their capacities and/or supply sources are adequate to serve this and other local projects. Energy 10 ELECTRICITY: Existing Conditions: Division 3 of Tiffany Park is adjacent to established electrical lines in Division 2. The Puget Sound Power and Light Company has a large enough network in the local area to accommodate the power requirements of Division 3. Environmental Impact: The power requirements of the average home in Tiffany Park Division 3 is estimated at 1 ,750 to 2,000 kilowatt hours per month, assuming that the homes are heated by natural gas and electricity provides all the other requirements. At this rate the electrical demand by the development is about 250,000 kilowatt hours per month. The demand can be supplied by Puget Power at a cost comparable to other residential development in the area. 411 NATURAL GAS: Existing Conditions,: Natural gas is currently supplied to the Tiffany Park area by the Washington Natural Gas Company. Supply lines are available to the site and distribution lines have been installed in the adjacent Division 2. Environmental Impact: If it is assumed that all the homes will be gas heated (with all other power needs using electricity) then each home is estimated to require approximately 900 therms/ year. The development includes 125 homes which would require a total of approxi- mately 110,000 therms/year. This demand, can be supplied by Washington Natural Gas Company using present and planned supply lines. The cost of developing the gas supply system is not dependent only on the Tiffany Park development as it is 53 being improved to supply the overall growth in the area. Communications 10 TELEPHONE: Existing Conditions: Pacific Northwest Bell provides telephone service to Tiffany Park and the sur- rounding area. The company has the ability to supply the needed line capacity for all development in the area as long as they are aware of the need during the site development and construction phases of the project. Environmental Impact: The establishment of 125 new homes will demand 125 or more new telephone lines to service the incoming residents. The telephone company can supply the service at no more cost than it would incur in supplying the same demand at an alternative site in the area. IP CABLE TV: The franchise for television cable service to the Tiffany Park area is owned by the Clearview TV Cable Company. There are currently no cable lines serving the area. The closest lines are at the bottom of the hill southeast of the site ad- jacent to the Maplewood Golf Course. Cable service will be supplied to Tiffany Park if there is sufficient demand to install the cables. The residents must request the service before it will be supplied with cost based on the demand. Water EXISTING CONDITIONS: The proposal is located within and is served by the City of Renton Public Works Department. The site is served by a 12" main which is sized to accommodate the proposed project. ENVIRONMENTAL IMPACT: The proposed development of Division 3 will demand a water supply for 125 single- family residences starting in 1978. The water required to supply these residences is based on an estimate of 100 gallons/day per individual resident. With an average of 3.2 people per residence the total population served will be 400 re- quiring 40,000 gallons of water on a daily basis. This water supply is available from an existing water main into the Tiffany Park area. 54 The development includes an adequate water distribution system that will serve all lots and all fire protection requirements as dictated by the City of Renton and the State of Washington. 11 Sewers EXISTING CONDITIONS: The proposed development is ;served by the City of Renton Public Works Department. There is presently an 8 inch collector that serves Divisions -1 and 2.' This . • sewer is sized to accommodate Division 3 also. ENVIRONMENTAL` IMPACT: The total population expected to reside in Division 3 is 400 people. Each resident is' expected to add about 75 gallons per day to the existing system. The addition of 125 residences is expected to increase the total flow by about 30,000 gallons per day. The existing sewer system was scaled to include sanitary wastes from Divi- sion 3 and is capable of handling this additional volume. 11 Solid Waste Disposal • EXISTING CONDITIONS: Solid waste disposal service i,s provided to Tiffany Park by the General Disposal Company. The Company picks up solid waste at each house and .disposes of it at the Highland Co-llection ,Center in South Renton Highlands. The collection center disposes of the waste at the sanitary landfill at Cedar Hills, off the Maple Valley Highway._ Disposal is mandatory in the City of Renton and is billed with the water. Rates are currently being renegotiated between the disposal company and the City of Renton. ENVIRONMENTAL IMPACT: Service will be provided by the General Disposal Company by adding the new sub- division to existing territory. Each individual can pay for the 2 can minimum pick-up; or more if necessary. Collection is mandatory and will be billed at the minimum residential rate whether it is used or not . The sanitary land fill in which the solid waste is ultimately disposed' has the capacity to absorb the increased dumping needs of the Tiffany Park residents. 55 41 HEALTH The contribution the project will make to the health of the residents will be good. Air quality will be good, well within ambient air standards for all pol- lutants. Noise levels will be below those promulgated for residential areas. Sewers will minimize ground contamination by sanitary wastes. Water will be treated to acceptable drinking quality prior to consumption. The incidence of home or automobile accidents should not be any greater than normally experienced in residential communities. Several health services are provided at no charge or nominal charge by the Seattle- King County Health Department, 3001 N.E. 4th, Renton, Washington 98055. This agency provides shots for all types of diseases, TB X-rays and many other services. 40 AESTHETICS Existing Conditions The sites are presently covered with varying densities of trees, blackberry and other ground covering vegetation. The area is visible from nearby residential development but not from major arterials. Portions of the north and east slope are visible from the Maple Valley Road and the Maplewood developments which lie below and to the northeast on the floor of Maple Valley, and also from residential areas on the plateau north of the valley. The four BPA powerlines which traverse the hillside are visible from these areas and will also be within the view of some portions of the sites. The property is cut by two major aqueduct rights-of-way which appear as fenced open linear corridors covered mostly with low grasses and narrow paved roads. Such pipeline routes are prevalent throughout the surrounding communities. Environmental Impact Development of the site into single-family residences will replace the natural cover features of the land with human settlement features. The houses will be visible from adjacent communities and will appear as an extension of existing housing. From the valley and the plateau to the northeast, removal of most of the natural vegetation will be partially visible and a few of the homes will be seen at the edge of the plateau. However, existing trees and other vegetation will be left on the hillside, and will partially screen the changes to take place on the sites. Street lighting will be visible from across the valley, but will be partially screened by the trees to be retained on lots throughout the development. 56 In general , the project will blend in with its surroundings and will not create any visual or aesthetic disharmony with the regional landscape. ID RECREATION There is no present recreation activity on the site of the proposed development. The proposed land use changes will not affect natural recreation on the site nor on any adjacent land. Project residents will have access to Tiffany Park which has organized recreation activities and play areas. The residents also have. access to the open-space created by the Seattle and Mercer Island aqueducts.. II ARCHAEOLOGY/HISTORY The only known potential archaeological or historical sites in the vicinity are the abandoned coal mines, and there are none on or immediately adjacent to the proposed development. No indication of significant former native occupation o.r use of the area has been recorded, and the lack of a major water body, fresh- water stream, or good growing soil makes the likelihood of such use remote. 57 IRREVERSIBLE OR IRRETRIEVABLE COMMITMENTS OF RESOURCES, AND THE RELATIONSHIP BETWEEN LOCAL SHORT-TERM USES OF MAN'S ENVIRONMENT AND MAINTENANCE AND ENHANCE- MENT OF LONG-TERM PRODUCTIVITY Implementation of the proposal will , for all practical purposes, irreversibly commit the land area in question to the proposed use. The long-term foreclosure of future use options will be offset by the short-term public and private economic gains to be realized and the provision of needed housing units. The land is not uniquely suited to any foreseeable alternative type of use and the proposed use will likely serve the housing needs of future generations. The existing demand for housing would likely be met at another site in the general vicinity, if not allowed here, with substantially similar environmental impacts. The land is not now utilized for agriculture or mineral production and does not provide unique wildlife habitat or recreational opportunity. It is unlikely that these or similar environmental uses would increase in the future if the site were not developed in the proposed use. Energy use in the form of electrical power and natural gas will be committed on a permanent or long-term basis, but at a rate no higher here than it would be in alternative developments to meet the same housing demand. Delaying implementation of the proposal until some future time would not produce any anticipated environmental benefit in the long term. 58 ALTERNATIVES TO THE PROPOSAL THE "NO-ACTION" ALTERNATIVE A decision not to approve the subject plats would leave the land in its present natural state and prohibit the proposed conversion to a higher economic use that is consistent with existing planning and zoning policies. The major result of a negative action would probably be to delay development of the site for an indefinite _-- period of time. This action would prevent or delay all of the environmental impacts discussed in the report from occurring at this site, but it is probable that equiva- lent additional developments of the same type would be proposed at other locations within the Renton - south King County area to absorb the increasing demand for new housing in this area. The proposed site is convenient to several employment growth areas. According to Puget Sound Council of Governments' 1973 projections, the area including Renton, Maple Valley, Tukwila, Kent and Sea-Tac Airport, will add about 17,500 jobs between 1970 and 1980, and another 30,000 jobs by 1990, and the project site is located within eight driving miles of all of these forecasted jobs. Since none of the anticipated adverse impacts from the proposal is serious, since the growing demand for housing will probably be provided for somewhere in the general vicinity, since the subject site is currently designated for the proposed type of use, and since the anticipated impacts would likely not be reduced signi- ficantly in an alternative location, the "no-action" alternative would probably not result 'in an overall net reduction of impact on a regional basis. Higher Density or More Intensive Use Higher density residential use would require rezoning and would increase most of the impacts discussed in the report. This is not considered a viable alternative by the sponsor or the City. Any commercial use would also require a rezone, and would not be practical because of the lack of proximity to arterial streets. Lower Density Residential Use The site could be developed with larger lot sizes than the 7,200 square foot mini- mum allowed by existing zoning. Due to site constraints and design factors, the lots in the proposal average about 8,500 square feet making the actual density closer to that which would be expected in the next less intensive zone, G-8400. Further reductions in density would decrease the number of lots, increase the cost of the proposed homes , and cause modifications in potential impacts as follows: 59 1 . Slight reductions in soil relocation, erosion potential , peak runoff rates, vegetation removal , air pollution, noise, and use of natural resources. 2. Somewhat lower population-caused demand on local roads, service, utilities and energy resources. 3. Higher income level of potential residents. 4. Less efficient economic use of the land in terms of number of housing units provided and cost per unit for public facilities and utilities systems. 5. More housing units would probably be built at a faster rate in other locations to absorb the demand. This would partially negate some site impact reductions on a regional basis. The lower density alternative has been rejected by the sponsor because of higher per unit development costs and the incompatibility of, and uncertain market for, a small group of homes which are substantially higher in value than those in the adjoining areas. ALTERNATIVE LOCATIONS FOR THE PROPOSAL The sponsor does not own or control other sites in Renton or the general vicinity suitable for residential development, and therefore could not achieve the stated objectives at an alternative site at this time. 60 UNAVOIDABLE ADVERSE IMPACTS Adverse impacts which cannot or will not be mitigated by modifications to the project. Soils and Erosion Rearrangement of topsoils during grading. Slight increase in erosion potential during construction. Hydrology Minor increase in surface water movement to local stream. Seasonal shift in groundwater recharge. Vegetation Removal of most natural vegetation from 75% of the site. Wildlife Elimination of some non-unique species from the site. Air Quality Short term rise in particulate levels during construction, minor increases in carbon monoxide levels from home heating and vehicle emission. Noise Small noise level increases due to human activity. Land Use Reduction in the amount of land available for alternative future uses. Transportation and Circulation Minor increases in peak hour traffic congestion at local intersections. Public Services Demand for additional police protection. Increased enrollment at local elementary school . Energy Increased use of electricity and natural gas. 61 REFERENCES Environmental Protection Agency, Compilation of Air Pollutant Emission Factors, AP-42 (with revisions) , Research Triangle Park, N.C. , 1973. Office of Program Planning and Fiscal Management. 1970 U.S. Census. Pacific Northwest River Basins Commission. Climatological Handbook - Columbia Basin States, Vancouver, Washington, 1968. Preston, Richard. North American Trees, Iowa State University Press, Ames, Iowa 1961 . Puget Sound Air Pollution Control Agency. Annual Report, 1972, Technical I Services Division, Seattle, Washington, 1974. Puget Sound Governmental Conference, Interim Regional Development Plan Forecasts, 1 1970 through 1990, November, 1973. Sternlieb, George and Robert W. Burchell , "The Numbers Game: Forecasting Household Size," in Urban Land, Vol . 33, No. 1 , January 1974. U.S. Department of Agriculture, Soil Conservation Service. Soil Survey, King County Area, Washington, November, 1973. Washington State Department of Ecology. Maximum Environmental Noise Levels, (WAC 173-60) , Olympia, Washington, 1975. City of Renton Zoning Ordinance and Code City of Renton Subdivision Ordinance ORGANIZATIONS CONSULTED METRO - Transit City of Renton - Police Department City of Renton - Fire Department �I City of Renton - Library City of Renton - Parks & Recreation Department City of Renton - Public Works Department Puget Sound Power and Light Company Washington Natural Gas Company i Pacific Northwest Bell Clearview TV Cable Company General Garbage Disposal Company, Inc. Valley General Hospital Renton School District 62 � 1 INDEX OF ELEMENTS OF THE ENVIRONMENT ELEMENTS OF THE PHYSICAL ENVIRONMENT Earth Geology 15 Soils 17 Topography 15 Unique physical features N/A Erosion 19, A-32 Accretion/avulsion N/A Air Air quality 23 Odor N/A Climate 23 Water Surface water movement 19,21 , A-32 Runoff/absorption 21 Floods N/A Surface water quantity 19,21 , A-29 Surface water quality 21 , A-29, A-32 Ground water movement 21 Ground water quantity 21 , A-11 Ground water quality 21 Public water supplies 21 Flora Numbers or diversity of species 22 Unique species 22 Barriers and/or corridors N/A Agricultural crops 22 Fauna Numbers or diversity of species 23 Unique species 23 Barriers and/or corridors N/A Fish or wildlife habitat 23, A-30 Noise 26 Light and Glare 29 Land Use 30 Natural Resources Rate of use 34 Nonrenewable resources 34 Risk of Explosion or Hazardous Emissions 34 63 ELEMENTS OF THE HUMAN ENVIRONMENT I Population 35 Housing 38 Transportation/circulation Vehicular transportation generated 42 Parking facilities N/A Transportation systems 40 , A-11 , A-26 Movement/circulation of people or goods 40 , A-11 , A-18 Waterborn, rail and air traffic N/A Traffic hazards 45 - Public Services Fire 47 , A-27 Police 47 , A-17 Schools 48 , A-18. — Parks or other recreational facilities 51 , A-17 Maintenance 52 , A-17 Other governmental services 51 , A-17, { _ Energy Amount required 52 Source/availability 52 Utilities Energy 53 , A-18 Communications 54 Water 54 Sewer 55 Storm water 21 Solid waste 55 Human Health (including mental health) 56 Aesthetics 56 Recreation 57 Archeological/historical 57 Additional Population Characteristics 37 64 APPENDIX A COMMENTS AND RESPONSES TO THE DRAFT EIS This Appendix contains letters of comment from agencies and citizens to the Draft EIS for Tiffany Park, Division 3. ' The letters are reproduced in full , and where a response is appropriate, it is given on a following page. The City of Renton wishes to express its appreciation to all • commenting agencies and citizens for their time and effort in reviewing the Draft EIS. • CONTENTS OF APPENDIX A REVIEW COMMENT LETTER PAGE RESPONSE PAGE Department of.Highways - State Highway Commission A-2 (No Response) Office of Community Development A-3 Puget Sound Air Pollution Control Agency A-4 " Department of Ecology A-5 METRO A-6 " Renton School District A-7 A - 11 Seattle Water Department A-8 A - 11 Ronald and Carole Goss A-12 A - 17 Carole and Ronald -Goss A-14 A - 18 Francis A. Holman A-19 A - 26 Department of Public Works . A-28 A - 32 Department of Fisheries A-30 A - 32 A-1 4014743. 7-4,4, • 1--1 C H VA Y COMMISSION J,� Dixy Lee Ray - Governor V ; W. A. Bullet' - Director H ghway Administration Building ' . Olympia. Washington 96504 (206) 753-6005 a panned 01 011",r. June 8, 1977 • • • • City of Renton • Planning Department Municipal Building 200 Mill Avenue, So. . Renton, Washington 98055 • City of Renton Tiffany Park, Division 3 Draft Environmental Impact Statement Gentlemen: • We have completed our review of the Draft Environmental Impact Statement for the above project. The proposal does not appear to conflict with existing or planned highway facilities in the area. Thank you for the opportunity to review this information. Sincerely, • RUSSELL ALBERT • Assistant Director for • Planning and Research /. iielt,t, By: WM. P. ALBOHN , Environmental Planner RA:ds WPA/WBH • • cc: Bogart • O R • Ashford afCEP/Fn 'o JUN 10 1977 • • �DEPIx r A-2 • a.':w:l rif S�rrn<?n Chairman A H n-wlr ar K ('?.nln. I..lip Hancnn In.na Rnom rIlrl.<nn . STATE OF OFFICE OF COMMUNITY DEVELOPMENT •1: t WASI iINGTON 400 Capitol Center Building,Olympia,Washington 98504 Dixy Lee Ray Governor • • June 14, 1977 • Gordon Y. Erickson, Planning Director City of Renton Municipal Building 200 Mill Avenue South Renton, Washington 98055 Dear Mr. Erickson: Re: Draft EIS, Tiffany Park, Division 3 We have reviewed the above mentioned draft EIS. The proposed subdivision is apparently compatible with your comprehensive plan and zoning code and we have no comments to provide Sincerely, '-145°9 r-=; E. LaTourrette • Local Government Services JEL:vb • rpm V i..J ,C. .. JUN I ------------ \l// &V,I Vsk L2. P 1\ •••• `1 A-3 • car? 3 3 h r1 5 I r at r r 410 West Harrison Street,P.O.Box 9863 (206)•344-7330 ' Seattle,Washington 98109 June 16, 1977 • Mr. Gordon Y. Ericksen, Planning Director City of Renton, Municipal Building _ 200 Mill Avenue South Renton, Washington 98055 Subject: Tiffany Park Division 3 Dear Mr. Ericksen: We have reviewed the Draft Environmental Impact Statement for the platting of Division 3 of Tiffany Park Residential Subdivision. • Sections covering existing air quality and impact on air quality are com- plete and indicate preparation by air quality professionals. We have no suggestions to offer for improvement. Thank you for the opportunity to comment on this statement. Very truly yours , " A. R. Dammkoehler Air Pollution Control Officer By- s R. Pearson /Senior Air Pollution Engineer HYING. NG COUNTY fh 0 West Harrison St. O.Box 9863 attle,98109 )6)344.7330 S al Op COUNTY 'OF RF al Operator for Toll /�s ee Number Zenith 8385 �/ a1 b344.7330 Island,98110 (:/iFC�IIIED o ERCECOUNTY 3 Hess Building coma,98402JUN 17 1977361383.5851 10HOMISH COUNTY6 Medical-Dental Bldg. • A erect,913201 •111, 36)259-0288 D6pP DARD OF DIRECTORS A-4 4AIRMAN: Gene Lobe,Commissioner Kitsap County; VICE CHAIRMAN: Gordon N.Johnston,Mayor Tacoma; obert C.Anderson,Mayor Everett; Patrick J.Gallagher,Commissioner Pierce County; James B.Haines,Commissioner Snohomish County; Glenn K.Jarstad,Mayor Bremerton; arvey S.Poll,Member at Large; John D.Spellman,King County Executive; Was Uhlman,Mayor Seattle; A.R.Dammkoehler,Air Pollution Control Officer. --- V'V/ DEPARTMENT OF ECOLOGY . ..l. .Ob 8 1 June 22, 1977 Mr. Gordon Y. Ericksen, Director Planning Department City of Renton Municipal Building 200 Mill Avenue South Renton, WA 98055 Dear Mr. Ericksen: Subject: Draft Environmental Impact Statement for Tiffany Park - Division 3 - The Department has completed it's review of this draft statement and has no comment at this time. If the project is completed as proposed, the described mitigative measures to control surface drainage and slope stability should minimize the adverse effects of these. Additionally, the use of a public sewer system should eliminate the potential contamination of the surface and ground water. Thank you for the opportunity for review and comment. Sincerely, Bert D. Bowen Envi ronmental Review BDB:bjw cc: Mark Premo /,,:, rr i. 11(.. 7 J1/ A-5 _ ,,,.. 1 „ iiii ,,,,.. , ,,,,,- ---,. .. A ;mas '. ,,,:� ; municipality of metropolitan seattle June 23 , 1977 CHAIRMAN C.CAREY DON\VORTH STANLEY P.KERSEY Mr. Gordon Y. Erickson, Director Planning Department, NANCY RISING City of Renton I M.F.(MEL)VANIK 200 Mill Avenue South Renton, Washington 98055 ISABEL HOGAN 1 Dear Mr'. Erickson: ROBERT L. NEIR Draft Environmental Impact Statement AUBREY DAVIS,JR. Tiffany Park, Division 3 - 1 _VJYN L. (BUO) YOUNG Metro staff has reviewed this document for its potential impacta to water quality and public transportation. CHARLES DELAURENTI The measures proposed by the developer to control surface wEsum.m. water quantity and quality appear adequate. We therefore GECRGE BENSO BENSON TI?A HILL anticipate no significant adverse water quality impacts from PAUL KRAABEL this project. PHYLLIS LAMPHERE WAYNE D.LARKIN -- JOHNR.MILLER The reference made on page 46 of this Draft EIS to the ex- RANDY REVELLE SAM SMITH pected continuation of transit service by Metro route No. 155 , JEANETTE WILLIAMS Fairwood, requires some clarification. While there are no plans to discontinue service along this route, all Metro EDWARD WATTON transit routes are subject to a periodic review of their effectiveness based upon Metropolitan Council-approved service JOHN D.SPELLMAN criteria. PAUL BARDEN RUBY CHOW ROBERT B.DUNN Thank you for this opportunity to comment. - R. R. (Boe)GAME MIKE LOWRY __� DAVE MOONEY Ve Fuly yours TRACY J.oWEN //�J I BILL REAMS ,.,, _ BERNICE STERN Peter S. Machno, Manager 1 NAOMIE BULLOCH RELLA FOLEY +� Environmental Planning JOHN FOURNIER,JR. i i r .R�\'s Division PAUL NANASSY,JR. J,/� V [�I I!�\ JIM SHAMAN 1 r1[� 'it .' A.,DEAN WORTHINOTON i� �t f :,Lu — PSM:ksa l v . • 1 {( , QQ HANFORD B.CHOATE Q:j14 2Q io b D �� g0 EXECUTIVEIHA DIRECTOR ,,r,..- --- ' k"• 1 JUN 3 0 977 R ICHARO S.PAGE �v R , . /N„ c ' A-6 `� ' p F P Ft.% WILSEY & HAM, INC. • SC%%Opl Renton School Districf 4 03 ,b( _ _ z • y ,m�; 7 435 Main Avenue South Renton, Washing-ton 98055 ry y • 403 • • June 22, 1977 Mr. Michael L. Smith Planning Department City of Renton 200 Mill Avenue Renton, Washington 98055 • Dear Mike: I am concerned about the development of the residential subdivision,- ' Tiffany Park Division_ #3. My concern is as follows: the only pedestrian vehicle traffic access to the School District property is from the west and across the Cedar River pipeline from the south. Eventually a school will be built in the area. There will be many students who will be walking to this facility. It is imperative - that we have pedestrian traffic access to the property from the north and the east. It would also be beneficial to the District if vehicle access could be obtained to the north portion of the property. If you have any questions regarding the above requests, please feel free to contact me. Thank you. Sincerely, • Wm. 0. Belmondo Director of Plant Operations • • eg • • • • A-7 • • Seattle%'dater (Department r June 24 , 1977 • Mr. Gordon Y. Erickson Director Planning Department City of Renton City Hall Renton, Washington 98055 Draft E. I.S. - Tiffany Park - Division 3 Dear Mr. Erickson: We have reviewed this draft, and we comment as follows: This proposed plat is partially bounded on the south by our Cedar River Pipeline right of way •and is partially bounded on the west and partially split by our East Side Supply Line right of way (Mercer Island Pipeline right of way) . Figure 2 of the draft shows Tiffany Way S.E. crossing the E.S.S.L. R/W connecting Blocks A and C, and Kirkland Avenue S.E. , the western edge of Block B, is so located as .to connect with 123rd Avenue S.E. in the plat of Cascade Village Div. 2 through a connection across the C.R.P.L. R/W. No requests or inquiries have been received in this office regarding crossings at either location. By letters to you dated February 27, 1969 , and February 2, 1976, we commented about earlier proposals to develop this same land. It is the Seattle Water Department' s policy that easements for public streets, subject to certain provisions and restrictions, be granted to cities, the county or the state for crossings of our pipeline rights of way, in response to a letter of request from the public agency. The easements are for roadway and limited storm drainage purposes only. All other uses, such as crossings by utilities, are generally authorized by permits to the individual utilities. Some years ago, an easement was granted to King County for the straight-line extension across the C.R.P.L. R/W of S.E. 160th Street, from the plat of Cascade Village Div. 3. A-8 Mr. Gordon Y. Erickson June 24 , 1977 Page 2 There will be impact on our rights of way by this plat, and there will be impact on the plat by our rights of way. Page 56 of the draft states that the rights8of way "appear as fenced open linear corridors. . . " We do not fence the margins of our rights of way. It would be prohibitively expensive to do so, and it is likely that such fencing would be objectionable to many abutting property owners. Our rights of way are subject to unauthorized use by motor bikes and other motor vehicles, leading to complaints from neighbors about noise and hazard to children. We find it difficult to keep them off the rights of way. It is our wish that our rights of way not be liabilities to the neighborhoods through which they pass. To this end, we are willing to meet with land developers, neighbors and officials of the municipal jurisdiction, to discuss how this may be accom- plished. Our primary responsibility must be to preserve the rights of way for the purpose for which they were acquired, but there could be agreements and understandings that would be to the benefit of both the Seattle Water Department and the neigh- borhood. Regarding hydrology, pages 19 to 22 of the draft speak of drain- ing, removing peat, and filling areas that are now perennially or intermittently wet. No indication is given of how extensive these areas are. Statement is made that a small retention pond will be provided, but other retention will be in underground pipe. Our concern is a provision for maximizing as much as possible the natural recharge of the acquifer. As the areas throughout the county and cities are developed, development tends to reduce subsurface recharge , maximize storm runoff, and reduce summer flow patterns in creeks or springs which are fed by the surface and subsurface aquifers. For this reason, the State Departments of Ecology, Fisheries, and Game are concerned and have established minimum flow requirements in late summer for rivers such as the Cedar. As the natural springs and creeks contributing.- to the lower portion of the river decrease or dry up, it becomes a direct burden upon the Seattle Water Department A-9 Mr. Gordon Y. Erickson June 24, 1977 Page 3 • to maintain a minimum flow requirement in the lower Cedar, and thus reduce that supply available for potable purposes. . We appreciate the opportunity to review this E.I.S. Sincerely, I KENNETH M. LOWTHIAN Superintendent of Water ' \" k•-• JJ T. Rice Assistant( Superintendent JTR:1HB:PO:ec • • A-10 RESPONSE TO COMMENTS FROM THE RENTON SCHOOL DISTRICT Plat approval will be subject to provision of one street access at the northwest part of your property, and 10-foot walkway easements at the ends of cul-de-sacs in the vicinity of your property. RESPONSE TO COMMENTS FROM THE SEATTLE WATER DEPARTMENT Comment 1 - Easements for street crossing of R.O.W. RESPONSE: A letter of request for crossing will be submitted subsequent to approval of the preliminary plat. Comment 2 - Hydrology RESPONSE: The City acknowledges the concern of the Water Department regarding the potential impact of reductions in ground water available to maintain flow in the lower Cedar River. The recharge situation should be monitored on an areawide basis for protection of this resource. The study of the subject proposal , however, indicates that because of the nature of the local geology and existing drainage, little if any impact on recharge would occur from development of this land. Parcels A and C are currently moderately well drained. Most of the wet areas with peat accumulations are located in the 9-acre parcel B as indicated under Soils on page 17, and cover only a small por- tion of this area. The persistance of standing water during dry weather in these small pockets indicates that percolation through the underlying till layer is minimal . Consequently, the impact Y� p act on groundwater recharge from development of Division 3 should be insignificant. 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" •- . ._ ,-„Av, •,,.1 • . . , .• •••• • •; ,..s.,..s- 0. 7"2"-?rfr k,. .‘..,, .• 7 ,---•<....f-72---/-:?-.)/ c...-• ,..i, . • -tT' .86 AC ,/ .'? r. (7 2- ., x . . • . ..1.'-ii"s. i:,•-•, ,! ' ,!. 6 c 6./ . (Er / ""-L4 )1(-d").. , . • . .. Tax hike may b necessary - ostay olvent, says mayor • _ nance Director Gwen Marshall, not tion's negotiating team, would dis- asked the mayor's office to look into By DON SMITH by using so-called interest-bearing cuss details of the union negotia- city take-over of garbage collection. City of Renton still is operating in warrants. • tions.Both pleaded poverty,though. It would cost a million dollars, De- the black,,but it could take a tax That was about the only good news Each one per cent granted all city laurenti said,and he's against it.But `4ticrease to keep it that way,Mayor Delaurenti could muster for the employes will cost $52,000, the fi- it could add to the city's expenses. n Charles Delaurenti warned Friday. businessmen. nance director estimated. A tax increase may be the only Already the city has started What's more, revenue from Re- way, Delaurenti said. Delaurenti told members of the negotiations with two of its unions— nton Municipal Court is expected to "I'm still against a B and 0(busi- Greater Renton Area Chamber of those representing police and fire be $40-50,000 below budgeted esti- ness and• occupations) tax. It may • Commerce that the city has avoided department personnel.Those either mates;,.she,added._ ._: ---••• • • have to be another 1 or 2 per cent on borrowing money from non-city will be settled or sent to arbitration ' mind,if funding bl'come available,s the utility tax."Delaurenti conceded sources to meet'current expenses in August. That month, the city i�Mayor Delaurenti would like to add a utility taxes might have to be in- while awaiting tax payments. But begins negotiations with its third ` new south satellite fire station.But creased as much as 4 per cent. fund transfers within the city have union — 21-R— representing most that will require two or three fire "The other (alternative)," De- e been necessary. clerks and office personnel. fighters around the clock — that's laurenti said,"is to lay people off.We Payroll still is being met with city Neither Delaurenti nor Gwen Mar- 8-10 persons at about$18,000 each.'I would have to lay,off at least 40 tax money, confirmed Renton Fi- shall, a member.of the adininistra- �"Dast .Mo , ci council people and I can't do that.". • h---- .. ., .1. ecopct-7 ' romic e • , . • . . , Renton, . Washington • 20 cents. . , , Sunday, June 12, 19'77 Vol. LVI No. 93' • Impact statement released • Results of T 's see n Another indication of the housing Owners of the 37.4-acre parcel are Following are affects on service •Existing fire protection is ade- boom in and near Renton has come Louis and Robert Sheffels. as outlined in the impact statement:\ quate. with circulation of a draft environ- If the City of Renton approves the 'Population would increase by about 30 new students each mental impact statement for a third subdivision, the owners hope to about 400 persons. would be added to Nelson Middle division of single-family homes in begin site preparation this summer. *The project would add about School and Lindbergh High School the Tiffany Park area of the city. Houses would be under construction 1,220 vehicle trips per day to Puget by 1979.About 60 students would be Development Coordinators, Inc., by the end of this year, and fully Drive Southeast,and add to conges- added to Tiffany Park Elementary Bellevue,proposes to build 125.new occupied in 1979 or 1980,according tion at area intersections. School. single-family homes in the division, to the•impact statement. *Less than one additional un- 'Proposed expansion of Valley one-half mile east of Puget Drive About 335 homes already have iformed officer would be needed in General Hospital would accommo- Southeast and north of Seattle's been constructed in the first and the vicinity to maintain the present date an increase in use of hospital Cedar River pipeline right-of-way. second divisions of the development. level of police protection. services. The impact statement emphasizes rn that if the subdivision is not appproved, other developments will be constructed in the area anyway because of a continuing demand. • Houses to be constructed in the subdivision are expected to cost about$50,000. Persons wishing to comment on the proposal must mail their state- ments to the Renton Planning De- partment by Wednesday,June 29. RESPONSE TO COMMENTS FROM RONALD AND CAROLE GOSS First Letter: Point 1 - Inadequate police protection in area I ! Point 2 - Unsolved dog control problem Point 4 - Inadequate street cleaning RESPONSE: The Police Department reports that there is a patrol car in the Tiffany Park vicinity on a 24-hour basis, and that the response time to emergency calls in the area is 3 - 5 minutes. Animal control is a problem common to the entire City and most other jurisdictions in the region. The limited resources avail- able for this service must be applied in areas of greatest need on a priority basis. The problem of debris from trucks is due largely to the existence of construction activity in the vicinity. After completion of Division 3, the existing schedule of street maintenance and cleaning should be adequate. Point 3 - Traffic increase through existing developments. RESPONSE: The traffic impact on local streets is discussed in detail on page 45. Point 5 - Green belts and play areas Point 6 - Tiffany Park overloaded, no off-street parking RESPONSE: Approximately 20% of the site at the north and east will remain in a natural state as open space to protect steep slopes and provide storm water retention. The adjacent 800 foot wide Bonneville Power Administration right-of-way will remain unplatted providing open space from the site northeastward to the Cedar River. Tiffany Park, King County Renton Park No. 5, and the elementary school grounds offer ample developed recreation opportunity as discussed on page 51 . Also, the School District expects that a school (probably a middle school ) will eventually be built on the district's property adjacent to Division 3, and would pro- vide additional athletic and play facilities. The Park Depart- ment reports that there is currently off-street parking for 35 cars at Tiffany Park. i A-17 Point 7 - Increased use of electricity • RESPONSE: Puget Power indicates that they can serve projected future growth on a regional basis, accepting the fact that conservation steps will be more important in the future and that temporary shortages may occur occasionally. i , Point 8 - Division 2 streets not yet accepted RESPONSE: The Engineering Department indicates that deficiencies in Division ' 2 streets will be corrected by the developer. The City is pro- tected by a bond to assure acceptance. Point 9 - Sewer system capacity RESPONSE: The existing system is adequate to handle the proposed develop- ment as stated on page 55. Point 10 - Middle school bus and classroom capacity. RESPONSE: The estimated 30 students added to Nelson Middle School would justify an additional bus. The School District indicates that a bus would be added to this route when the increase in students occurs. As stated on pages 48 and 49, planned attendance boundary shifts will keep Tiffany Park Elementary School at or below its present enrollment, and Nelson and Lindbergh Schools have existing capacity for more than the projected additional load from Division 3. Staff additions are an internal budget problem for the district, affected by state, local and special levy funding, and are beyond the scope of this study. Point 11 - Pedestrian route to high school RESPONSE: The proposed plat will include an extension of Kirkland Avenue across the Cedar River pipeline to connect with 123rd Avenue S.E. , providing a needed link in the route to Lindbergh from existing Tiffany Park development. The street, lighting, and sidewalks will be built to City standards. In addition, the proposed eastern access. through County land is included in a preliminary plat for this adjacent parcel recently submitted to the County. Development of this parcel will provide an adequate pedestrian route to Lindbergh from the eastern por- tions of Tiffany Park, Division 3. Second Letter: RESPONSE: See response to letter from Francis A Holman, Comment 5, follow- ing. ; A-18 6 L-V ' • -74',,etrc0/7, .._./77-17 ,P-- :(;-'7 ?,g2-7 -9-/-7 ' 772,ex d.Tige' v '/ --*PI / 't 8? 1?---:: -,. / /W9147;1,,,77‘'.-------- - 177/, Z92 //.,v777.7. )742,4,p(,4 -.-3,,/,..)/ 1---- - 1? 1 ? 7 75 7 / 4.1 3r ( " 7 —, _y - ,7& , „2.;.„7., LV 22 ) ' 1-'rnly.e2.0_,v 71, / - 21--7; i7,7--/ •7 / / '72 4-, v ,,,.,,.,,v_ / „-I-ri.7 / c - 7' 7' T/72 . 17ZrzY 2. 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A vfiN fY 0 ti_2 9. 9 c'S / fr• ;1.7 z-..., -Illi 7. "''''''''-. '1........ 4 . c.5 / • • S:-••••- Z 7- 7 I - ;•-•7 . 1.,- . . , •, • ›••-• • / ( • L) , / / kk" L:J.1 • f d . 7.41 3 . -e_.. it'"? • '-?•\ .4 et • (1 . /6 1/ e Ie_116.117-1e- - tie, b te.mf- ')irr . . • ;. • •• • •• • • • • A-25 RESPONSE TO COMMENTS FROM FRANCIS A. HOLMAN; Letter signed by the writer and 67 area residents Comment 1 - Traffic and steep grade on access roads. RESPONSE: Existing traffic on Royal Hills Drive was not analyzed in detail as it is of low volume (well below the capacity of the facility) and serves only the Royal Hills Apartments and a portion of Tiffany Park. No significant congestion now exists at the inter- sections of Edmonds Avenue, Puget Drive and Royal Hills Drive, and the analysis indicated that this location would not experience adverse conditions with the completion of Tiffany Park. If adverse weather conditions cause occasional restrictions in the use of S.E. 16th Street, this traffic could be temporarily diverted to Royal Hills Drive with only minor increases in travel time. In addition, two more road accesses to Tiffany Park will be provided in Division 3. The proposed secondary access to the east, shown on Figure 2, page 12, is included in a preliminary plat recently submitted to the County for the adjacent parcel . Figure 2 has been corrected to show an extension of Kirkland Avenue across the pipe- line to connect with 123rd Avenue S.E. This link is included in the preliminary plat for Division 3. Comment 2 - Guarantee of road access to the east. RESPONSE: The developer has proposed and agreed to a condition that parcel A (the area east of the Mercer Island pipeline) not be developed until the eastern access is secured. (See above response) Comment 3 - Valley General Hospital expansion RESPONSE: The hospital was contacted again on June 30, 1977 and indicated that their operations are now approaching 78 percent of capacity. The start of the planned expansion is now scheduled for spring, 1979, with completion and operation in late 1980. The present facility mayoperate at somewhat above the 80 Ppercent optimum use level p --- for a brief period due to general population growth in the south county area, but should not experience a deterioration in the quality of patient care. Coment 4 - Traffic increase on Puget Drive RESPONSE: The discussion of traffic impacts on pages 45 and 46 concludes that the projected increases from this proposal and other developments in the vicinity will not necessitate widening of Puget Drive or other local arterials, and that scheduled improvements to the inter- section at Puget Drive and the Benson Highway will mitigate any potential increase in congestion. It should be noted that most of the buildable land which would generate traffic on Puget Drive (Rolling Hills, Tiffany Park, Cascade Vista, Royal Hills, etc. ) is already developed and that only limited future traffic increases can be expected with eventual development saturation. A-26 Comment 5 - Fire Protection RESPONSE: The fire department reports that the direct route to the southeast part of the City is occasionally blocked by a train. This has occurred during a response once or twice per year recently. Dur- ing the first 5 months of 1977, 40 emergency runs were made to the Tiffany Park vicinity with an average response time of 5.1 minutes. One of these runs was diverted due to a blockage. Two alternatives exist during blockages: 1 ) emergency equipment can use an alternative route via 2nd Street, Rainier Avenue and Grady Way which adds 2 to 3 minutes to the response time depending on traffic conditions; and 2) the Renton Fire Department has a mutual- aid agreement with King County Fire District #40 which has a station near Petrovitsky Road and Benson Road providing a 4 to 5 minute response time to Tiffany Park. Two recent bond issues to fund a south satellite fire station have received a majority of yes votes, but have failed to receive the 60% necessary to pass, and the City has been unable to provide other funds to build the proposed station. Comment 6 - Police Protection and Access RESPONSE: See response to letter from Ronald and Carole Goss, Point 1 , on a previous page. As indicated in the response to your comment 1 , Division 3 will add two additional traffic access routes to the Tiffany Park development. A-27 r Cynthia C.Maisel,Director • �! King County State of Washington DEPARTMENT OF BUDGET& PROGRAM DEVELOPMENT John D.Spellman,County Executive Room 400 King County Courthouse 516 Third Avenue Seattle,Washington 98104 (206) 344-3434 • • June 29 , 1977 Gordon Erickson • Director of Planning .;ity of Renton _- Renton, Washington Dear Mr. Erickson: • King County has reviewed the impact statement for • Tiffany Park, Division No. 3/City of Renton and offers the attached comments for your consideration. We hope the information will assist you in making g a final decision in regard to this project. • - • . Sincerely, • Cynthia C. Maisel Director CCM/bb Attachment • • • gab 912. ;V ,1 JUL. 71917 F. I DE?. / •A-28 ENT OF PUBLIC WORKS Coo • DEPARTMAli, MEMORANDUM B0 adjc,t J. R. �lYj0/OQ To: Edmundson Date: June 23 19 77 • From: D. R. Horey • - Subject: DRAFT E. I. S. - TIFFANY PARK, DIVISION NO. 3/CITY OF RENTON This department has reviewed the subject report and our coY•.men c., are as follows : -Storm drainage plans shall comply with King County • Ordinances Nos. 2281 and 2812. • -Provide and maintain temporary sedimentation collection facilities to insure sediment laden water does not enter the natural drainage system. These facilities must be in • operation prior to cleaning and building construction and satisfactorily maintained until construction and landscaping' are completed and . the potential for on-site erosion •has passed. . -Provide and maintain pollution separation facilities to insure pollutants from the site do not enter the natural drainage system. -All .retention-detention ponds required pursuant to Ordinance No. 2281 May required to be located in separate tracts with a drainage easement for maintenance . If the pond is not adjacent to a roadway, a fifteen (15) foot crushed rock roadway within an easement for ingress and egress will be required between the pond and the roadway. -Refer to page 6 of the , subject report; no increase in the peak rate of runoff per Ordinance No. 2281. -Consideration shall be given to constructing a storm line to the Cedar River or dispersing flow at the outlets to the approximate existing condition. . . -A detail anal 'sis of the downstream drainage system to the Cedar River mist be made. ,()F ii?4 \ .. - ,c/ ?it/ .. , ., ; _......— /./..k tv. D. R. HORSY, P. O. ' PEVI1 ED as. County Road Engineer f JUL 7 1977 I'd DRH/OHR:pe 11 l\fit ec: Larry Gibbons , A-29 1.92 r�t<,, / U , t•r.41E - `**T •C STATE OF ��. DEPARTMENT OF FISHERIES ail,l, WASHINGTON '2 115 General Administration Building,Olympia,Washington 98504 206/753.6600 `Pyi,AP?aoy Dixy Lee Ray ! Governor June 30, 1977 I - Mr. Gordon Y. Ericksen, Planning Director City of Renton Planning Department Municipal Building, 200 Mill Avenue South Renton, Washington 98055 Dear Mr. Ericksen: Draft Environmental Impact Statement Tiffany Park, Division 3, Residential Subdivision - King County WRIA B-08 I _ We have reviewed the above referenced document and offer the following com- ments. Our interest in this project relates to potential project impacts on salmon production in the Cedar River. This river system is one of the most ideal salmon producing rivers in the state, containing physical char- acteristics considered ideal for natural salmon production. We stress the importance of maintaining the existing excellent water quality in the Cedar River. The proposed site, while removed from the Cedar River, will add storm run- off into the system. On-site removal of bog material and 75 percent of the existing natural vegetation and replacing it with typical subdivision im- pervious surfaces would appear to increase surface runoff volumes by at least 125 percent. Multi-family dwelling projects in the same general area have indicated up to a 200 percent increase. We would suggest that the re- tention facilities should probably be designed to contain enough storage so that existing peak flow rates are not reached, as these rates may likely cause erosion damage. Once installed, regular maintenance of the silt and grease traps is necessary to provide the desired cleaning action. The amount and variety of undesir- able contaminants that may exist in runoff from 125 residential lots can be considerable. No discussion of these contaminants was presented in the draft EIS. A-30 < ' 1 Gordon Ericksen -2- June 30, 1977 • Thank you for the opportunity to comment, which we hope will assist in further consideration of the project. Sincerely, Grant Fiscus, Biologist Fisheries Natural Production sc cc: DOE - Olympia WDG - Olympia • A-31 RESPONSE TO THE KING COUNTY DEPARTMENT OF PUBLIC WORKS A copy of the Public Works letter has been forwarded to the sponsor. Compliance with the indicated County Ordinances (adopted by the City of Renton) should mitigate any potential adverse impact on the Cedar River system. A final plat for the subject proposal will not be approved until the engineering department is satisfied that the on-site and downstream drainage design is adequate. I RESPONSE TO THE DEPARTMENT OF FISHERIES The need to protect the natural salmon producing qualities of the Cedar River is acknowledged. The potential for increased erosion due to concentration of storm water from the site is recognized, and the effect of potential changes to the natural off-site drainage pattern will be considered in approving final drainage plans. Contaminants in run-off will largely consist of grease and oil from motor vehicles, and suspended solids. Maintenance of grease and silt traps will be scheduled to — assure effective operation. A-32 1 CITY of RENTON .., ,,, i . ,.,„, . ,i, 1. �1. r.i! dIA y ,\ . 'y 1 i Draft Environmental ,.4.„ � ' ��. ter' � l',��.>. ,, Impact Statement . lil �, • • • 3 j#0, yted, a residential subdivision ail IIIIl1u• :. i, 6.111b'a rts K Ilu ,.�w �'' r , ,„,,,t nli•. • off, Rom•v • 4 THE CITY OF RENTON 160 MUNICIPAL BUILDING 200 MILL AVE. SO. RENTON,WASH. 98055 2trftrY C1 CHARLES J. DELAURENTI • MAYOR • • PLANNING DEPARTMENT (t- 235-2550 4T40 SFPt • • May 25 , 1977 Dear Recipient : RE : DRAFT ENVIRONMENTAL IMPACT STATEMENT i TIFFANY PARK, DIVISION 3 , A RESIDENTIAL • SUBDIVISION The attached draft document is submitted to you for • your review pursuant to Washington State Environ- mental Policy Act , Chapter 43 . 21C RCW. The Tiffany Park , Division 3 , tentative plat appli - • cation is presently under study by the Renton Planning Department . Your input at an early date would be • appreciated in order to allow Planning Department review and incorporation of your comments into the final Environmental Impact Statement . Please direct your written response to the Planning Department within thirty-five days in accordance with SEPA guidelines . If you. have additional questions on the subject matter , contact the Renton Planning Department , 235-2550. • Very t my yours , T rdon Y . sic sen Tannin rector l - - _I DRAFT ENVIRONMENTAL IMPACT STATEMENT FOR TIFFANY PARK - DIVISION 3 CITY OF RENTON PLANNING DEPARTMENT RENTON, WASHINGTON Prepared for the Review and Comments of Citizens, Citizen Groups, and Governmental Agencies In Compliance With: The State Environmental Policy Act of 1971 Chapter 43.21c, Revised Code of Washington SEPA Guidelines, Effective January 16, 1976 Chapter 197-10, Washington Administrative Code CITY OF RENTON ORDINANCE #.3060 DATE OF ISSUE: May 25, 1977 DATE COMMENTS DUE: June 29, 1977 rdon Y. Eri on COST PER .COPY: $3.00 irector, P ning Department 1 INTRODUCTION Action Sponsor: Owner - Louis & Robert Sheffels; Wilbur, Washington Project Manager - Development. Coordinators, Inc. 13837 N.E. 8th .Stree.t; Bellevue, Washington 98005 Attention: Mr.. Charles M. Brengle . Proposed Action: The Action Sponsor has requested approval by the. City of Renton for the subdivision of 37.4. acres of. G-7200 zoned land into 125 lots for single-family dwellings. Project Location: One half mile east. of the east end of Puget Drive S.E. , just north of Seattle's Cedar River pipeline right-of-way. Lead Agency: City of .Renton, Washington. Responsible Official : 1 Gordon Y. Erickson, Planning Director Municipal Building 200 Mill Avenue South Renton, Washington 98055 Planning Department Contact Person: Michael . L. Smith, Associate Planner, phone: (206) 235-2550. Authors & Principal Contributors/Location of Background Data: Environmental ,Analysis and Document Preparation - Wilsey & Ham, I,nc. , F 631 Strander Boulevard, Tukwila, Washington 98188, (206)' 248-2470. Traffic Analysis Christopher Brown,, P.E. . 9688 Rainier Avenue Soutn, Seattle, Washington 98118, '(206) 723-2567. Engineering. - Group Four,. Inc. , P.S. . 19707 - 44th Avenue West, Lynnwood, Washington 98036, (206) 775-4581 . Soils Engineering - Rittenhouse-Zeman & Associates, Inc. 13240 Northrup Way, Bellevue, Washington 98005, (206) 746-8020 , Licenses Required: Draft and Final EIS approvals, preliminary and final subdivision approvals,, engineering plan/construction inspection approvals, water and 'sewer .hookup permits, burning 'permit, 'building permits. Cost of Copies: $, 3.00; available at the Planning Department. Make checks payable to "City of Renton". ' Date of 'Issue: May 25, 1977 �I Return.Comments to Resp'onsible .Official By: June 29, 1977 2 , TABLE OF CONTENTS PAGE ' Introduction 2 Table of Contents 3 Recipients of the Document 4 Summary: The Proposed Project 5 Environmental Impacts 5 Alternatives Considered 8 Mitigating Measures . . 9 Remaining Adverse Impacts 9 _ Description of the Proposal .10 Existing Conditions, Environmental Impacts and Mitigation . Scope of Analysis of Impacts 14 . . Elements of the Physical Environment 15 Elements of the Human Environment . 35 Irreversible or Irretrievable Commitments of Resources, . and the Relationship Between Local Short-Terms Uses. of Man's Environment and Maintenance and Enhancement of Long-Term Productivity. 58 Alternatives to the Proposal . . 59 Unavoidable Adverse Impacts 61 . References . 62 . Index of Elements of the Environment 63 LIST OF FIGURES Figure 1 - Location 11 Figure 2 - Site Plan 12 . Figure 3 - Topography 16 Figure 4 - Soil Test Sites 18. Figure 5 - Hydrology 20 Figure 6 - Noise Reading Sites 28 Figure 7 - Land Use 31 , .. , Figure 8 - Zoning . .. 32 Figure 9 - Census Tracts '36 Figure 10 - Existing Traffic 41 . Figure 11 - Imposed Traffic43 Figure 12 - Traffic Assignments 44 Figure 13 - Community Facilities 49- LIST OF TABLES . Table I - Noise Limitations 26 Table II - Existing Noise Levels 27 Table III - Population Characteristics 37 Table IV - Population Growth Projections . 37 . Table V - Housing Characteristics 39 Table VI - Housing Growth 40 Table VII - Hourly Traffic Variation 42 3 RECIPIENTS OF THE DRAFT ENVIRONMENTAL IMPACT STATEMENT Federal : Environmental Protection Agency Department of Housing and Urban Development Department of Agriculture, Soil Conservation Service Community Services Administration Bonneville Power Administration State: Office of Program Planning and Fiscal Management Office of Community Development Department of Ecology Department of Fisheries Department of Game Department of Natural Resources Department of Highways, State Highway Commission _ Department of Social and Health Services Commerce and Economic Development Office of Public Archaeology Institute for Environmental Studies Regional : Metro - Water Pollution Control Metro - Transit Puget Sound Air Pollution Control Agency Puget Sound Council of Governments Washington Environmental Council • Seattle-King County Department of Public Health King County: •County Councilman - Mike Lowry Housing & Community Development Section • Department of Budget and Program Planning Cities: City of Kent Utilities/Services: Renton School District No. 403 • Seattle Watef Department Puget Sound Power and Light Washington Natural Gas Company Pacific Northwest Bell • Libraries: U of W Library, College of A & UP Branch Seattle Public Library Renton Public Library Kent Public Library Newspapers: Seattle Times. Seattle Post Intelligencer • Daily Journal of Commerce Renton Record Chronicle Kent News Journal Private Organizations and Others: Seattle Audubon Society Royal Hills Apartments Richard E. Pinkley Greater Renton Chamber of Commerce 4 SUMMARY OF CONTENTS OF DRAFT EIS THE PROPOSED PROJECT The sponsor, Development Coordinators, Inc. , proposes to develop a single-family residential subdivision to be known as TIFFANY PARK, Division 3, on 37.4 acres of G-7200 zoned land lying immediately east of Tiffany Park, Division 2, Tiffany Park (park), and Tiffany Park Elementary School in the southeast portion of Renton, Washington. The project will include 125 residential lots and about 7.5 acres of steep-slope open space. Paved streets, sidewalks and underground utilities will be provided. Site preparation is expected to begin in June, 1977 and houses should be under construction by year's end with full occupancy occurring in 1979- 1980. The sponsor's main objectives with this proposal are to put the subject land to the highest economic use commensurate with existing zoning and other regulations and to supply single-family housing in an area where continuing demand demonstrates the need for such housing. SUMMARY OF ENVIRONMENTAL IMPACTS ELEMENTS OF THE PHYSICAL ENVIRONMENT Geology and Topography • Minor topographic changes will occur due to grading and filling during construction.. No material will be imported or exported, and impacts on the surficial and sub- - surface geology will be negligible. Shallow slide potential may exist on steep slopes adjacent to the site. Retention of natural vegetation will mitigate this: Soils Approximately 15,000 yards of native soil material will be repositioned within the sites. Most of this is suitable for fill and backfill . The small amount of organic peat present will be removed or overfilled and settled in areas where buildings or roads are sited. The low erodability of the Alderwood soils and the moderate ,slopes occurring on the site produce a relatively low erosion potential which can be mitigated through typical residential lawn and yard plantings. The low permeability of the surface and subsurface materials will not create ponding or health problems as the project includes full underground drainage and sanitary sewer systems. 5 I i Hydrology t The addition of impermeable surfaces will increase runoff volume on the site by.. approximately 125%. Retention facilities will maintain existing peak flow rates off site, and silt and grease traps will maintain surface water quality. Ground- water recharge is minimal now and may be slightly increased during dry weather from irrigation and decreased slightly during wet weather by containment in under- ground drainage systems. Vegetation and Wildlife j Most natural vegetation will be removed, and most resident small mammals and birds will be eliminated from the site. No rare or endangered species of flora or fauna were discovered on the site. I J - ,I . Air Quality Minor increases in pollutants will come.. from four main sources: natural gas heating, possible outdoor cooking and burning, vehicle emissions, and temporary construction activity'. These activities will make only small contributions to existing low pollution levels, and will not cause any standards to be exceeded or even closely approached. Noise Local noise levels will be increased slightly, due to increased human activity, but levels within residential areas will remain well below the 55 dBA state limitation, and increases on local streets and arterials will be less than 2 dBA may not be readily perceivable. Light and Glare Artificial light will be added to the site. This will be localized and will im- prove .safety factors. Land Use About 80% of the sites will be converted from their natural wooded state to residential use. The remainder will be, kept natural . Since only about 30 acres of private land and 22 acres of school district land will remain undeveloped in the influence area, secondary impacts will be minor. The property is contiguous to developing residential areas and is fully serviced with roads and utilities. Therefore, the project represents a filling in of a largely developed area rather than an incursion into an undeveloped location. 6 Natural Resources ---' Normal amounts of—non-renewable resources will be consumed by construction of the development, and the land will be removed from potential timber production and committed to the proposed use for the foreseeable future, reducing options for , alternative uses. ELEMENTS OF THE HUMAN ENVIRONMENT.. Population Local population will increase by approximately 400 people in 125 households over a two year period from 1977 to 1979. The local area has been growing at about 100 households per year and this rate will be maintained for an additional year or so by implementation of the development. The new population will probably be of somewhat \higher income than the existing median and will probably consist largely of established families with school age children. Housing • One hundred and twenty five single-family houses in the $50,000 price bracket will be added, and will help to supply the demonstrated continuing demand for' housing in this, part of..the. County. Transportation and Circulation The project will add about 1 ,220vehicle trips per day" to Puget Drive S.E. and will add slightly to the congestion at 'several intersections to the west. Traffic is currently on the increase in the general area and the subject development will only generate a portion of anticipated future load increases on the road' system Planned mitigating measures such as widening of intersections and roadways ,is .being implemented by the City and County on an area wide basis. Public Services.. Less than one additional' uniformed officer would be needed in the vicinity to maintain the present level of police protection. Existing fire protection is adequate to serve the subdivision. The project will add approximately 30 new students each to Nelson Middle School and Lindbergh High School by 1979. The schools can absorb this increase with little adverse impact. The addition of 60 students to Tiffany Park Elementary 7 �_I 7 School will be largely offset by planned attendance boundary shifts. - The increased demand for recreation facilities can be absorbed by Tiffany Park (park) and other recreation facilities in the area. Planned expansion of Valley General Hospital should accommodate the probable demand increase of one bed due to the proposal . The current local libraries can handle the projected increases in usage. 2 Energy The subdivision will consume approximately 11 .25 million cubic feet of natural I gas and ,3 million kilowatt hours of electrical power annually. Present and plan- ned supplies are adequate. 1 Utilities . The project will require service for electricity, natural gas, telephone, water, sanitary sewer and solid waste disposal . No extension of any utility trunks will be needed and the additional demands can be met by existing and already planned11 systems and .supplies. Aesthetics The visual characteristics of much of the site will be changed from natural vegeta- tion to human settlement. This new appearance will be compatible with surrounding areas, and the development will be partially visible from across Maple Valley. Re- tention of vegetation on steep slopes and lots will soften the visual impact. SUMMARY OF ALTERNATIVES "No Action" Disapproval of the proposed subdivision would leave the land in its present un- developed state for an indefinite period. The impacts discussed above would not o-cur on or near the subject sites, but similar impacts would likely occur at other locations within the general area where the same housing demand would probably be supplied. Higher Density Development Higher residential density or commercial development are not considered viable alternatives, primarily because of locational factors. Lower Density Development . . Development to a lower single family density would partially mitigate some local adverse impacts such as increased traffic and increased demand for public services, but these effects would be slight and the housing demand would still exist and probably be met somewhere else in the area. Development costs and housing values , would increase, making the proposal less compatible with adjacent residential development and of less certain marketability Alternative Locations The sponsor does not own or'control other alternative sites in the vicinity at this time. POSSIBLE MITIGATING MEASURES Stability of steep slope areas will be maintained by retention of natural vegeta- tion, lot line location and building setbacks. Eight acres of open space will pro- vide natural wildlife habitat. Erosion will be controlled by normal residential lawn and yard plantings. Significant trees will be saved on building. lots. Southeastern traffic route being negotiated with adjacent property owner and Seattle Water Department will provide improved emergency vehicle access: Planned` :: attendance boundary shifts should largely offset influx of new students at Tiffany . Park Elementary School REMAINING ADVERSE IMPACTS 7 , Erosion potential during construction. Removal of most natural vegetation from '75% of site. Elimination of some non-unique species of fauna. Minor local air pollution increase due to construction activity and increased human activity. Minor noise level increase due :to human activity. Additional traffic on local streets and arterials.' Need for additional public services. , Increased use of electricity and natural. gas. . 9 DESCRIPTION OF THE PROPOSAL f NAME OF PROPOSAL AND SPONSOR The proposal is for a single-family, detached residential subdivision to be known as TIFFANY PARK, Division 3. The sponsor and developer is Development Coordinators, Inc. of Bellevue, Washington. LOCATION The site lies in southeast Renton, Washington one half mile east of the east end of Puget Drive S.E. , near the divergence of Seattle's Cedar River pipeline and the Mercer Island pipeline. Most of the site is in the southeast quarter of Section 21 , Township 23 N. , Range 5 E. , King County. Figure 1 .shows. the .region- al context. AGENCY FILE NUMBERS City of Renton application No. The City is not aware of other agency file numbers. CONSTRUCTION SCHEDULE Site preparation and improvements are scheduled to begin about°June, .1977-;with, street paving and housing starts occurring in late 1977. The last of the 125 homes should be under construction in 1979. PHYSICAL AND ENGINEERING ASPECTS The street, lot and access layout are shown in Figure 2. Division 3 includes 125 lots. Minimum lot size of 7,200 square feet conforms, to zoning regulations. Ap- proximately 7 1/2 acres of the total 37.4 will be retained as steep slope open space. All utilities (water, sewer, power, telephone, gas and drainage) will be under- • ground, and street lighting will be provided on concrete lamp posts. All streets will be asphalt paved with concrete curb and gutterand paved side- walks. Typical pavement widths will meet the minimum requirement of 32 feet for local streets and 36 feet for collector streets. 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JAM 1 'aG \ din OP.,' I 1 ..� s �fi a�i� /■\III a rIIIII 1 �'��'�� ��► a-= = J���� cq��_1:�,f ....2 = • LOCATION. �1nm 1 1 •� "II mrar . _ . . „1 �, _ ��� _'� = `, _;��II a5„ I' �\ Wilsey 8 Ham,Inc.,Consultants ail SA rWATER {{1!!,, gym% 5, • li J -I STATE PARK t�r,� e 1 Al id t, , Milli �l of i"j ` lit 7t;e I . , • .•- . . ., .. . . --. • • e . __.._............7................ . ' �. o b VILLAGE. : '' •, / 1 ' j ROYAL HILLS ji / ! , APARTMENTS g / • A �'�`` / , Hills Drive --- -- r •• '-,0 a;"a'i , • \ 7 7-— .�, %.sue -,...-.3, d• 1 '5.31 / . 1 / / / / / / ( I 5 ' 69\68 67 ass. • ` \ I l -fl_,� l /I /\.-'E 1 I/ F R�pi Y�'�l' _ 78 72 71 65 64 63/ �/'e• ��\ / • .L . --, 1-1/ - / \ _ \ , - 85 19 , 62 i00 \ i 1 I �,� 1 80 Y 61 - S " _/ 7 \ A j 1� 83\1 86 1 120 60 • > °3P • I l ( /. . 1 �� _\.- 82 /�87 17 21 59 �Z �r 1 / x., _ 81 ziz ke - , . �� •La ._ _- Yo�n� /X ���T -` 9"1 •\90 89Y88 16 22 58� �i� .9s\ .•.'. . IL7 '2 -- C+ 15 23 57• ;� wcc;ID I, -. \ 24 (.- ;z 1 • 1IFFANY .,Jl. ,� j��\�1�r• 2 314 14 r�•,- i1 25 1 \ - ... ',< - /-1 ( 5 13 •,-.--, 'O. ,„,.�• ! -ELEMENARY r ca I . \ �\ /� \/ 6 12 1, iSCt-iOOL. - I }---•}- } L 1 •).--- - i7 I ft '� �'�� 'w • • Ste' / Y �/ ' \\ v 55 " -,\, 0.,` �, //• '. I>j.�f�/`-1�\` 1.•' `; 28 53 `3`�. `,� %�Y� / ;- /. -" ��\. / /; :ram 29 52 _^� \ l ` • r- "`. /' -- < • ,\ / • �.f`• / :,gyp^ S 51 !' '. \ //// �F�d.• - j / /�•, _.y ,nA 30 2 c. ' 50/ �\ " -//,c\ -' " y./ / / `97 �; 31 x33 49/ . . / 4 / 'IL\ 98 .. 34 48 \ ^/ �/ 92 93 94:95 RENTON .s� 35 A 37 47 \96 99 O \y7 100 .SCHOOL %y .36 !�\3S • ` '\ / TIFFANY 108'10 �; B 101 DISTRICT; ,:A. 4.39 ,SFsr, �`\ PARK 10 46 --� 1°4103102 PROPERTY , 40 `�1.Q \ (park) l�l'J �e� 41 45 N 09 110 111 1121113I114 115 N `• `` �`;9� \\ 116 • ,� • . 42 \4 \� `c) :\ .................................................... 125 124123122121 12 117 s.., 43 ,. \ 400• 'Si 'T•- attl . Cedar River P 119 8 0 20o aoo''s� 1r • I . .� 'lP•-.,..•r !A!_r Li'e.r,_ ,\ _ I PARK -I T-T--t _ J 1 1.�J Jj I i�u ry'•1"-....}•...r..,.l�,� 5,� . (County) l 1 �_ 1 hlr 7 -r 1 L -1—��� �,,J•�`•:��' G`:, •� F. ( 1 / / ! .. 1 LJ"-1 1' 1 . / % / C ��13-Er' V�LL/AG T 1 7 �! / /., '7% �••� I. TiffanyPark, Division 3 /- �� -�+��� / ' '� / I ( 1 1 1 1 1 1 1 1 I . ; ///^ -, i . -t_L_ l_1_I—L—LL�1—L—�] K. •� '. r- SE 160th St -- N \ . -\ ` figure 2 , r-- 1-1-1-1- r- -I \ ,-\ 1 1 1 1 I f 1 1 1 1 1 1 1 1 1 I _i _I_•_.1._•_L._.1__,L._._(_.:,i 1 _•_.i.._. _._.i,_._L._._I_._._.,._._._1_._�._:_� _;: . .'._• SITE: PLAN ._. , . = : ifT- ,_._I_._.T._._I 1 `�, `. • `I_ I I • I 'I - I I' I I. I I I I I I ' 1 'I Is. _I_-I—I_i L. �_L" L � LLL111J . ' 0� - Wilsey&Ham,Inc.,Consultants _ .� • c ., 6 7 ' / > \ � ..I. .1 .I I I i i i I I I—_ .I I \ ( _ \ \,- \ I I 1 12 i • The houses will be designed and constructed by various home builders in accordance with approved grading and F.H.A. clearing plans, and City zoning and building regulations. The sponsor anticipates that the homes will sell at a price average of about $50,000. EXISTING PLANS AND REGULATIONS The City of Renton Comprehensive Plan The proposed subdivision lies within an area designated on the Comprehensive Plan Map for single-family residential use. It is accessed by a major arte- rial with connections to nearby employment centers in Renton and the Green River Valley. The plat complies with all residential development policies including density, location, development criteria, and design factors. The City of Renton Zoning Code The site is designated on the zoning map as G-7200. This zone allows subdivi- sion to 4 units per acre with a requirement for public sewers, public water, . paved streets with curbs and underground drainage, all of which are to be pro- vided. 1 1 Other Plans and Policies The site is not within a flood hazard or shoreline management zone. _-C 13 EXISTING CONDITIONS, ENVIRONMENTAL IMPACTS AND MITIGATION SCOPE OF ANALYSIS OF IMPACTS The proposed subdivision will produce impacts of varying significance on specific elements of the environment, and the potentially impacted area will change from element to element. The initial analysis performed within each element indicated s~ the scope of potential impact and set the size of the study area for that element. The various study areas used in this report are as follows: THE IMMEDIATE SITE AREA - The study area for the following elements encompasses the site and adjacent lands within a few hundred feet: Geology & Topography, Vegetation, Wildlife, Light and Glare, Risk of Upset, Primary Land Use, Health, Aesthetics, Recreation, and Archaeology/History. THE IMMEDIATE SITE AREA PLUS THE RECEIVING WATER COURSE - Drainage systems feed- ing the Cedar River were added to the immediate site area to analyze Hydrology and Erosion. THE IMMEDIATE SITE AREA PLUS THE IMPACTED TRAFFIC .CORRIDOR - Local streets within Tiffany Park, Division 2, Puget Drive S.E. , and Benson Road will carry most of the generated traffic, and were added to the site area to study Traffic and Circulation, Air Quality and Noise. THE LAND USE INFLUENCE AREA - Only about 50 acres of land outside of the proposal site remains unplatted within the site's vicinity, and all buildable and land along major access routes is developed or approved for building within a half mile or more of the site. Land use impacts will be confined to the proposal site and the remaining 50 acres to the southeast. ADJACENT CENSUS TRACTS - A 2-census-tract area of approximately 6 square miles sur- rounding the site and the impacted traffic corridor was used to study Population, Housing, and Demographic Characteristics. SERVICES AND UTILITIES - The impacts on public services and utilities will usually be felt by the specific organizations providing the service and the residents of the service area. Police protection, fire protection, water, sewers, streets, libraries and parks are funded at the City level . Schoolsare handled by the Renton School District, and electricity, gas and telephone service are provided by region- al private regulated utilities. • 14 ELEMENTS OF THE PHYSICAL ENVIRONMENT I, GEOLOGY AND TOPOGRAPHY Existing Conditions The proposed project is located at the northern tip of a bench bounded by the broad Green River. Valley to the west and the narrower Cedar River Valley to the east and north. This area, like much of the Puget Lowland owes its pre- sent configuration to the multiple advances of continental glaciation, with the most recent advance having receded about 13,500 years ago. ' Advancing and receding at least four times, this glaciation so altered the geology of the region that reconstruction of preglacial and early glaciated topography is extremely difficult. The project area is part of a discontinuous fill or drift plain that occurs along the eastern side of the Puget Lowland as a re- sult of this glaciation. It has been incised by drainage channels and is dot- ted by many small kettle lakes and bogs in varying stages of the lake-bog-fen cycle of eutrophication. In latter stages, these surface depressions are the source of the numerous peat bogs which are common along this till plain. Gravel deposits resulting from the deposition of materials by the meltwaters of the receding glacial front also occur on this drift plain. The site is situated at the north edge of the plateau above a valley cut by the Cedar River. The topography of the site and its relationship to the sloping hillside is shown in Figure 3. This glacial till upland is blanketed by a relatively thin mantle of recessional sands,, silts and gravels. Two subsur- face borings indicate that the till cap is relatively thick. The base was, not encountered at a depth of 49 feet. Typically, the till is underlain by advance outwash' sands and gravels and, at greater depth, by glacially compacted silts and clays. ' The thick section of glacial till is highly resistant to slides. Environmental Impact Scope - Minor alterations to the local topography will be confined to the specific project sites, and the subsurface, geology should not be disturbed. Grading and filling will slightly alter the topography of the sites, 'but because the area is relatively flat, minimal amounts of material will 'b... repositioned. The nature of the construction of single-family houses will result in negligible impact upon the surficial geology of the sites. ' __ i ' , /� i i 1 / 1 __ i i i 1 ,.,, ROYAL HILLS VILLAGE , i ! \ / i I i i I i i APARTMENTS i i ! - i r i 9 !\ / '_ ►��—~��`\300 ,� i \ ';j ' li ',ROY�/�' ``,�,, Opt \`\ �L %' f Hills ' i `� / T Drive S — ��—r' �. r`` �, 1 I 1 / 7 7— E, • „ i , ! , ! \/ , / / / / / / s s i �• o L � / / / / �\ aio i ‘ '--nez . i / / / / j \ I jr E \j ( Ave / \ �Y�'J r\ , ��/ : i i `. aoo i�d \ y III , \ i\ i i z r Lake ` / � T7 - \ Z�� TIFFANY \ \ \�L.(/ / \ , \\ y1.r \ ! ' Y 250 PARK X� �� i\ (\ 1,r^ 430 i250 to ELEMENARY c 1 \/l\ \-.' i i • SCHOOL I 1--+ �� j )_-1 \ ' 300 �S'/ / \y \ �\ i i ',/• /�� �.s� �� as 11 •� %/� • • � ./j ��'' ! . RENTON so'i' \ \> •� : SCHOOL ��0 \y ! 400 \ ./ TIFFANY ii B 400� DISTRICT ��Q, i • \\ PARK t 38. 390 . PROPERTY At. ! \\ IP�rkl r : • i \ l : • • i \`‘. .: ts i 450 `\ } • • 'Seattle i _ �,,�� ,``�•,,s., e \Cedar R'-•.. ;. 0 200' 400' 800N '. i L, •�'.�. ..Pipe Line _,_ �_ %: 't; • I -- . 1 ( ' ..T7r ;o ' L.ine. , aoo_ ,:\ • _J jL _; `�--'_. L., 'NGN �- ``.t`•� • I PARK I----1 --r--�--1- _•_ -i---( I , r...1.....r._..., �, . tCounty, I-—--I I _r I /r 1 1 - 11.__r _ L L �rJ�l( •'T••r• ` •��� �. I I I -r 1L/-'- _i L -11 r 1 —ram/— ,--,./..___" / ...•; �: . UA \.J-1- 1 ._i�/ /I /'G D-Ix,, vkLAGFTT?-7\ �� 'r.� ` ,. -1( 1• /- i )--, �--f--f-�-ter' / / / /7'�. Tiffany Park, Division 3 , ..-/ f 1 )---r-1 I I 1 1 f b---1 ; /2 \ � I—_) \�._I_L—L.L.L L__ L__ ( 1 ''�� S E 160th St ��� \ �� ,� I' figure 3 1 T-��-F- I —I 1-� r�� ; • iw • ._._ -5- 1R - 7 e,_1_,_,1,_,_,r_,_,-,_,i,_,_I_,_,_I_._._._�._._.__._._._._.M.� TOPOGRAPHY ' I I I I l I I I l I 1 I l I l l ` , l l l l i , l l l l l l l l l l l . • - ;_LL_I. LI LLLL1_ LLL111J Wilsey&Ham,Inc.,Consultants — —i 1 T T T T T T 1 �� 1 \ a I I I I I I I I I I� J 16 As with any hillside area, the possibility of movement in weathered soils exists. Slides or slumps are usually quite shallow and occasionally occur after long periods of heavy rain. Normally, deeper slides occur in till only where the material is undercut due to erosion and ocasionally where high seepage forces are present in the soils beneath. The lack of evidence of movement on the hillsides near the site indicates that these conditions are not present. Potential deep slide problems are therefore not foreseen in the site vicinity. A shallow slide or slump potential exists, particularly on the steepest por- tions of the slopes , but the planned retention of all natural vegetation in these areas will minimize this potential . Mitigating Measures Lot lines have been drawn in a manner which will protect steep slopes from development or clearing. In addition, building setback lines have been es- tablished on all lots bordering the hillside as an added measure to prevent construction on the slope itself. ID SOILS Existing Conditions Most of the project area is covered by soils that are part of the Alderwood association. Along the steep slopes of the bench the soils have been classified in the Alderwood-Kitsap association. These soils are moderately well drained except in the lowest portions of Parcel B, where several small wet areas in- ---` dicate fair to poor surface drainage. They may be described as gravelly sandy loans ranging in depth from 36 - 84 inches above a much more consolidated glacial till "C" horizon. These soils. have formed through the weathering of this parent material in conjunction with coniferous vegetation. Till , a mixture of clay, silt, sand, and gravel compacted under the weight of glacial ice is dense and often impermeable. It can act as a barrier to the downward percolation of water and cause poor surface drainage during the wet winter months. A soil analysis has been conducted at 20 locations on the project site using a tractor mounted backhoe (see Figure 4 ). Soil composition, in general , con- sisted of surficial organic forest duff containing leaf mold and humus, averag-. ing about 6 inches thick. Below this was a two to four foot thick layer of silty, fine to medium sand with gravel, cobbles and occasional boulders. Under- 17.. • ROYAL HILLS VILLAGE ! 1 \ '� �, \ ' / ' �1 4- APARTMENTS \ I� A \\! .-- ` i i !, • - ) i , 9 i / �Tq - / I 1 ,o e '' ' ,-- 0$, / ! I o• r i / T Drive - - �`- a 1 ! • ]— S.E._ �.___��._ ! ) In x / / /"\ I ao 1 de 1 ' i i 71. iN `/ -/r ___4i�J/ \ / \- �1 \--- '- `'I ! ,� 1 iZ f _Lake ` / \,' � �- ( ; Z:p z 04� '\ \ i ; 1-1 i 9s ��%DIV�S ������ ccz I' • TIFFANY \ \ \\�L./, / _-1\1�* 1 I �` Y j PARK \'zv 3 �\ ( \ 1 ! i ELEMENARV ('�` 1��� �/ ~11 ! i i . i SCHOOL ly�-' _, �__ 1 \)- i - i \------..•• ■ i 1. / )./ / \ / \ '/ /\ \4O.! 2 / / ..,0 ,.■ ; \ i ,� \vI \o \ry / / • \ ,>/ \ \ RENTON v., \, \ .; ; SCHOOL ,`•� ! ' \ y B \,.. TIFFANY i DISTRICT .0, " i \ PARK k■ �..� ; \\ PROPERTY \' \ (Park) 1 • t ,`,. ! `\ N T.............. L. \ , .,Seattle -Ce�. _ ■ 2 . • ,t�, . . t .,�,. erRiver P ti� o oo' aoo' aoo'�.'. • • • . • I �' ...l...r'-'�--� IY' Line _ .. , / 1 • ' • I ---/ —L--(_-L.-L J_ r 1 rKir�jp '��a N •;; . . • PARK I _� r�1 -7-T--I. ' LL�f I 1 IUNfy-�•••�...�....�- :� . . ICountyl _ • 1 �I • .: • I ... 1 =� �J L1�,i i� . /�G J$��AD� V LL�AGE TT?�� �� r's j.,. `.�, >--� —{—-E-� L l / / ? / !`•.• '•.. • Tiffany Park, Division 3 '--./_r\ - --4 I I 1 1 n- --i-� 2 'C / ' _L / I ( 1 I I I I 1 I I 1 \ / '- �7 --\ " —�—I_I \._�—I—LLLI-I-L-L�/ `. . r` S E 160 th St C\,( \ �`• figure 4 -r ;—T�-1-1-1—I-1—�/-1-1 \ _.1 '� \ SOIL TEST -f--T- 1_,_.i._._.L._._1_._ _�.._. .� SITES I III III '- Wilsey&Ham,Inc.,Consultants _ _ I \ ��/ , \ \_- \• I • I i I I I ' I i I f—I , 18 lying those upper layers was a very dense slightly cemented, silty fine to ', medium sand with gravel and cobbles ranging in thickness from one to nine feet. The deepest layer below this is a very dense, silty, fine to coarse sand with gravel and cobbles. Environmental Impact Some repositioning of soils will occur within the project site. Construction activity will cause a short-term increase in erosion potential , and some silt may be carried into the drainage system during heavy rains. The amounts will be relatively small and will be contained so that sediment ladened runoff is not transported into the Cedar River watershed. The excavation and grading activities necessary to construct the project will reposition approximately 15,000 cubic yards of native soil materials. With the exception of the organic peat, these materials are suitable for use as fill and backfill when dry and react well to compaction under that condition. Areas of poor drainage will be drained prior to this placement of fill and altera- tion of the local drainage in- these areas will prevent further perching of water. Peat accumulations occurring in locations where they effect the siting of a building or roadway will. either be dug out and filled, or over filled and al- lowed to settle for a reasonable period of time. 410 HYDROLOGY Existing Conditions Surface drainage from Parcel A trends naturally to the north and east, off the site and down the slopes through the BPA right-of-way to the Cedar River. Site drainage has been altered by the Mercer Island aqueduct which acts as a topo- graphic ridge trending north-south through the property (see Figure 5). Parcel C, west of the aqueduct drains northward to the slope and westward into the existing drainage network of Tiffany Park, Division 2. Water from Parcel B will drain generally westward into the existing network. All storm water from the vicinity eventually reaches the Cedar River via a series of intermittant streams or pipes. Peak flow from Parcel A is now approximately 2.0 to 2.5 cfs during a. 10-year storm and 2.5 to 3.0 cfs for a 25-year storm. The figures for Parcel C a-re - very close to these. For Parcel B, the 10-year peak is 1 .5 to 2.0 cfs and the 25-year figure is 2.0 to 2.5 cfs. - 19 - ! i k/� • T i i / i \ i ROYAL HILLS VILLAGE i i \\i i_/%i i i APARTMENTS A • �'� / i,` , ' '\ / i ! i 9 i . / - `, I ; ! `\ / �RO� ! 4 ! \ �.-- Fulls _ Drive _ _ �""� %~. i ; • %A 7 _S. i index _ , I r_ ) 5 ' \/ / �� TFY ��RiE' IF0.� l .e:/---.� � / \ � i y�� l� �/ \ �' \-l'1 1 iiiiie. �� 1� ". $ end • \ '1 1 : , I a 4 1 1 ii'" \ i,_ -,- ! .3 ;,- �L� ) /--1 \ /\ . \ 1 , , , ,. ,_ . >, , ,,_-lkA • 1 • i Zi• p r Lake ` T -- ,,%:E �� '� o:o -Yo---� \ % . T \�-,� \ ii. ; i Cy ZIP • TIFFANY �� ) it 1 1 ! fr - ' .* i Z PARK -;- \/ \ \ :�..i I i ! 1 Natural ELEMENARY I \ //\ \�i i __ -'/ i i i I 1 «Nt. ; Drainage r—— • Proposed • SCHOOL `--i ' ! \�._ L 1 i� i \-- ; I / ,,SF4 /NYe , y \ Y \ `'` Retention / / > zi / .y /‹ '��•.• '' � A►, . ' - \Facilities `/ /\ ,'tom!\' /,\/ / / _ Zvi.• 1R i •,\ \�\/ L._,." / - �i \ \ \'41.- i `�/< �/ `9L -•-'•-• , ,‘ y 1 ipr e 1 \.\ `•� SCHOOL �,,0. : \) Ni: '\ /y TIFFANY ,`• W \, .. • DISTRICT ,i,.0. - _ PARK ; PROPERTY A, \ i .� (Park) \ \ i,`!. • N , i • -.T, Seattle C _ _- i i edar Rive► .... - -- 0 200' aoo' aoo a \ . .�— -I '/'-,...Pa00-..Line - : —�' ,L 1 1 TKiR r T N - \• i • I • PARK I--� r—, r-,- _L J-J,1_�V/ I I C�UN fy.1••••r....,...,.. - ,�, I 1 11- r L L �l I I 1 •.1...,'+ ,�i yt d ,County) (- . c--�-�_ I 1 I ; I (`-i-T--T 1-I-LI`I •'l'•�..,y.`.•, ,-'` __ \ \ `�J-1 1 1t •� / k CA$ D-E7 11 V�LL/G TT� �\ �(� •. /1`w:%`., ��. `1_ Tiffany Park, Division 3 �-1-.\ >-1---a 1 I ,Ti—f--i--c ) />• ,.,• \ / I f 1 lc 1 1 1 I 1 1 \ / / ' •- —L_J \—I—I_I_J._L I I I_I `-- : \•� 'rT- rrrrC SE figure 5 , , HYDROLOGY -•-•�•-•�•-• -1--•T• s=r ��e-,--•1•-•-•r•--,--•T•1........ . -- -,--•-•-•-•-----• ; 1111111IIIlIlilll IIIIIIIIIIIIIIIII `; _I_L_I__-!L� LLLJ_LL1 � 1J `, Wilsey&Ham,Inc.,ConsultantsI I,—\ —1-1 r--r T-T— 1—T--1.--r-- I� —1 \ I I I I� `� \/' ,�\ I\\i/\\, I I I i I 1 1 , 1 1 i I I _ _1 20 Environmental Impact Scope - Increased storm water runoff will be experienced on the sites and, after retention, will flow into the natural drainage network to the Cedar River from Parcels A and C, and into the Division 2 network from Parcel B. A slight seasonal shift in recharge may occur on the sites but will have negligible impact on ground- _ water quantities or supply to the Cedar River system. Impact on Surface Water Those areas which are now perennially or intermittently wet will be drained and ! filled. Significant accumulations of peat will be removed before filling. Run- off water will be collected in underground drainage systems and will move along the new street system to a number of retention facilities. A small retention pond will be improved in the open space west of the road in Parcel A. Other retention will be in oversize underground pipe. Sediment and grease traps will be included . to maintain surface water quality. The construction of single-family dwellings and streets will result in an increase in the total area of impervious surface and correspondingly in an increase on over- land runoff. It is estimated that short term peak rates of runoff will increase +,r by about 125 percent' in the developed portions of the site. Mitigating Measures; Detention facilities- will reduce the peak rates of flow from the site to those:' which exist in the natural state. Detention storage capacity will be approximately 7300 cu. ft. each for Parcels A and C, and 5200 cu. ft. for Parcel B. Detention facilities and sediment traps will be installed before major clearing and site improvements are begun. Impact on Groundwater ' The overall effect of the project on the recharge of 'this area will be insignificant. Some overland flow will percolate naturally at low lying areas, particularly in the pond designed for containment of peak storm water flows. Runoff not contained by this system will move off-site and eventually flow toward the Cedar River to the north. In general , implementation of this development will tend to decrease the wet season recharge of groundwater in the specific vicinity of the project due to the shortening of the residence time for free water as it runs into containment systems. Although this study does not address the potential groundwater supply of this area, since all consumptive uses of water will be from municipal treatment facilities, 21 --r it may be summarized that no significant net loss of groundwater will take place j since overland volume into the Cedar River system will likely increase, off-setting the slight groundwater decrease. Likewise, during dry months, the activities of lawn and garden irrigation will tend to increase free water available for ground- water recharge and runoff, resulting in little if any overall loss to subsurface aquifers when considered in a regional context. • VEGETATION Existing Conditions The project site is covered with a mix of western hemlock, red alder, Douglas fir, and western red cedar. Portions of the site that have been recently dis turbed, particularly areas along the steep wall, are covered by blackberry. Much of this area has burned since it was logged in the early 1920's. Environmental Impact Scope - The direct impact of construction on vegetation will be limited to the developed portions o.f the project sites, and the visual impact of land clear- ing will affect the surrounding area for a few hundred to a few thousand feet. All timber and understory will be removed from street right-of-way during site development... Building lots will be cleared individually as construction pro- gresses according to clearing plans developed for each specific site plan. This will allow for maximum retention of wind firm and healthy individual trees and clumps of natural vegetation. The clearing will result in a visual change from the present natural wooded state to a residential community with intermittent trees and wooded patches. i The potential economic loss of timber from the sites will be negligible, and no evidence of any rare or endangered plants was seen during field investigations conducted for the preparation of this report. Mitigating Measures About 7 1/2 acres or one fifth of the total site will remain in its natural vegetated state to protect steep slope areas. This will also reduce the visual impact of the project as seen from across Maple Valley. By delaying individual lot clearing until just prior to home construction, large cleared but vacant areas will not be created. Since the, exact foundation and driveway locations will be known before lot clearing, maximum use can be made of existing evergreen and 22 significant deciduous trees, and their retention will lend a more natural , partially wooded appearance to the finished development. IP WILDLIFE Existing Conditions The proposed project once contained many of the small and large mammal , and bird species common throughout the Puget lowland. With the increase in human activity in the neighboring communities, these species have been thinned in both abundance and diversity, leaving a'much simpler mix of species behind which is the result of the pressures of a high density residential community. Environmental Impact The direct impact on wildlife from this project will be another incremental loss of habitat along the urban/suburban interface. While some small mammal species and passerine birds may remain in the project vicinity, particularly along the powerline right-of-way, development of this project will generally result in a loss of habitat for most species resident or transient in' this area. During field investigation conducted for the preparation of this report, no evidence of rare or endangered species of birds or mammals was noted. AIR QUALITY Meteorology The area is part of the Puget Sound basin and has a typical Pacific Coast marine climate. Temperatures are mild and precipitation moderate, with the majority of rain occurring in the winter months. " Winds are generally from off the coast, being southerly during the winter and northerly during the summer. Temperatures in the area vary from a monthly average of 40°F. in January to 65°F in July. The annual average temperature is 50°F. Precipitation can vary from 25 to, 65 inches, but averages about 45 inches' annually. Winds are of moderate speed with the prevailing direction from the southwest. It is expected that winds at the site will prevail out of the south-southwest during the winter months and out of the north to northwest during the summer months. 23 Existing Air Quality Air pollution in the vicinity of the site is due primarily to human activity in a suburban residential area. The major pollutant will be carbon monoxide due to motor vehicle activity. There are two air quality monitoring stations in the vicinity of the site. One is at the Renton Municipal Building less than 2 miles to the northwest and the other is at the Southeast District Health Office on S.E. 128th, one mile to the north. Concentrations of particulate matter are less than 30 ug/m3 annual geometric mean at the health office sta- tion and are approaching 40 ug/m3 at the Municipal Building, both well below the 60 ug/m3 standard. Concentrations of carbon monoxide at the site are cur- rently estimated to reach only 2.0 mg/m3 eight hour average during worst case meteorological conditions, primarily due to the site's elevation. The standard is 10 mg/m3. Current sources of emissions are home heating, motor vehicle activity, cooking, fireplace burning and other activities associated with residential areas. There will be no emissions of specific pollutants from specific sources which will substantially change the pollutant levels currently encountered in the Tiffany park area. Impact on Air Quality Scope - Air pollution generated by area sources within the completed project will impact the site area and will be carried and dispersed by air currents , diffusing to ambient concentrations within a few hundred feet of the sources. The location of the site will allow pollutants to flow down the slope toward the Cedar River during periods of stagnant weather. Vehicle emissions from traffic generated by the project will disperse similarly from traffic routes connecting Tiffany Park to commercial and employment centers. The primary area of impact, then, will include the general vicinity of the site and also the Puget Drive South corridor indicated in the transportation section of this report as carrying the bulk of this traffic. Air pollutants resulting upon completion of Division 3 in 1979 are expected to come from three major sources; 1 ) pollutants emitted from the heating of homes; 2) pollutants emitted from indoor and outdoor activities such as cook- ing and outdoor burning; and 3) pollutants from, vehicular activity on local roads and added to existing arterials. There will also be an increase in part- iculate pollution levels during the construction period. At this time, it is expected that the majority of new homes will be heated with natural gas. The emission of pollutants due •to home heating from this source 24 is expected to be minimal . It is expected that the majority of cooking will be rl done electrically so there will be no emissions from cooking activities. Fire- place and outdoor burning, if allowed, will make a small contribution to the local pollution levels. The remaining emissions will be due to vehicular activity. Cars traveling on local access streets and adjacent arterials will make the major contribution to the pollutant concentrations in the area. The major impact will be the in- crease in carbon monoxide concentrations from the additional traffic volumes. The addition of each individual is expected to add about 700 grams/day (derived from Puget Sound Air Pollution Control Agency data) of pollutants to the local environment due to heating, burning, and vehicular activity. The total local- - ized impact of the project is determined by the population increase projected. The project is expected to contain about 400 people. The total localized an- nual additional emissions contribution by these people is about 100 metric tons of pollutants. Except under "worst case" conditions, the impact of these pol- lutants is expected to be negligible. Elevated concentrations of carbon mon oxide are most likely only during "worst case" conditions. Localized carbon monoxide emissions within the site proper are predicted to elevate hourly concentrations from 2.0 to about 2.5 mg/m3 under "worst case" conditions. This will be due primarily to traffic traveling along the local access roads. Concentrations along Puget Drive S. , west of the site should increase by less than 0.5 mg/m3 under "worst case" conditions. There will also be a temporary increase in dust levels during the construction period. Diminishing or Mitigating Measures Dust resulting from construction work can be minimized through the use of good operational techniques such as watering of dirty areas. Puget Sound Air Pol- lution Control Agency regulations require that precautions be taken to minimize the entrainment of dust in the ambient air. Other 'precautions should include careful design of all street and driveway systems to provide the best circulation of vehicles_ possible to reduce traffic congestion and vehicle idling times. Additional access points from the south i will disperse traffic over a wider area minimizing pollutant concentrations along any one arterial . 25 40 NOISE Existing Conditions Noise is a physical phenomenon created primarily from the mechanical vibration of solid surfaces. Man's response to noise is determined by the sound level emanating from the source of noise and the frequency spectrum of the sound. Noise intensity represents the level of sound which is weighted in accordance to the apparent loudness perceived by an average human observer. This number is expressed in "A"-weighted decibels and is written as dBA. Noise intensity covers such a broad range that it is measured logarithmically and analyzed based on statistical averages. An average of an A-weighted sound level measurement is a measure of the mean acoustical energy level and does not readily account for the annoyance associated with loud sounds of short duration. Steady noise levels are rarely observed, and because of the time-varying char- acteristics of environmental noise, it is necessary to provide a statistical descriptor which indicates a dBA level and the percentage of time this level will be exceeded. The descriptor is designated by L, and L10 indicates the sound level in dB that will be exceeded 10% of the time. {'The Washington State Department of Ecology has specified regulations relating to maximum environmental noise levels. They have classified various areas or zones and established maximum permissible noise levels.. These "EDNAs" (Environ- mental Designation for Noise Abatement) are classified as: a) Residential areas - Class A EDNA b) Commercial areas - Class B EDNA c) Industrial areas - Class C EDNA The maximum permissible noise levels for these zones are shown in Table I . TABLE I NOISE LIMITATIONS EDNA OF NOISE SOURCE EDNA OF RECEIVING PROPERTY CLASS A CLASS B CLASS C CLASS A 55 dBA 57 dBA 60 dBA CLASS B 57 60 65 CLASS C 60 65 70 26 Between the hours of 10:00 PM and 7:00 AM the noise limitations of the foregoing table shall be reduced by 10 dBA for receiving property within Class A EDNA's. These noise levels may be exceeded on the receiving property by 15 dBA for 1 .5 minutes, 10 dBA for 5 minutes, 5 dBA for 15 minutes for any one hour, day or night. Noise readings were taken at the four sites on or adjacent to the property shown in Figure 6 . Values obtained are shown in Table II . TABLE II EXISTING NOISE LEVELS IN dBA L10 L50 L90 Site 1 55 52 45 Site 2 54 41 38 Site 3 46 42 40 Site 4 54 40 35 _-, 26 These noise readings were taken on March 10, 1977 between 4:30 PM and 5:00 PM with a Quest 215 Type 2 sound level meter calibrated with a Quest CA-12 sound level calibrator. Weather was cool , temperature about 50°F, clear with winds less than 5 mph. Site 1 , adjacent to Tiffany Park showed the highest readings. . Primary noise _ sources were kids playing and yelling, motorcycle activity on the Seattle ague- , duct right-of-way, barking dogs and bell-like music. Sites 2 and 3 were similar, kids and dogs could be heard. The higher L10 at Site 4 was caused by a passing motorcycle on the Mercer Island aqueduct. At Site 4 the L50 was approaching the minimum daytime levers, chirping birds and other forest noises were perceived-at this location. The neighborhood has an existing noise level up to 55 dBA where activity was occurring and 45 dBA in the quieter areas. Nightime. levels should be 35 - 40 dBA with occasional passing cars causing momentary increases. 27 e _________ i is , ___________________, . . \ , ,-, --_,AN ROYAL HILLS VILLAGE '�' �% j APARTMENTS 1 I B \! q i \ 1 TRoya/- '' 1 i 0 / i Hills - / _i ^ i .• s, Drive S.E.-- " ��• ). /l �I 1r % l // �/ f I ski . ss. _�.ndex ` �/ / / / I�\ 1 /i �_1 / / SF TIFFAtPiY� �_ ; ; 'DWI , • -1- r l n,• �� — 'J ,\ 2Z �e ' Lake ` i ›, '--7-��\ ( i p:p ____you �i \ \ ! r z- TIFFANY \ \ \L.1 /7\ /�\ 1�1!' / Y PARK • \� -`-1s<\,,•\c,•\ (\ %N.1 i ELEMENARY 1� ' ! ! ! ,SCHOOL I I-T `� /`L_ 1 — ; : ! y /\ \did''✓ i ;�e �/ \ \,/ • 1, RENTON \\side ij y> 1.`, : SCHOOL ,`•,0'•\, \i--\\,\\:,1: \\ , i ; ; / TIFFANY `• • B DISTRICT \o. ! PARK ` \io i (P r� \�, PROPERTY. \, ��, ark) \` • \\ 1 ' . ...................... i \ t .. Seattle Cedar Riv - _ \•, 0 200' 400' •800��,,1 i • . . •-J_•I'��•••Pipe Line- \,, . . `(—1---1_. I I -rKit�j.G rC N .. �` �-_� _.I_L L ( I CJUN?. ,_.,r,. I \ . . { PARK 1—---I I I /T1��r _ _ l,_ LL11 _i1_I ;'i-j-.,.-T• -L , 3 . _, (County) l r__1-,-1, � .1_ ( '1 ( r --T,, I 1—Lr`/ i /l••%•••, ,• I .* _ _� ,_J _I_ , , LC D-E V�LLIAG I 1 ��� /'`• �\ --1 Tiffany Park, Division 3 1\--.-r-t. \}--7H I 1 I I nf--i- ; �� ,� �,., ;• / I ( 1 I 11 I I I I I \ , / K - \. -- —L_� l_1—I_L-1_LL t—L_i_ •. 'I` S E 160 th St �� / \ - —\ \ figure 6 1 ;-1-�r-f�—I—I-1-1—f 1->—� \ _-1 r \ \ \\ \\ I I 1 1 1 1 11 1 1 1 1 ,._ :;= NOISE READING - ,- _._._._._._._.� I 1 1 1 1 1 1 1 1 1 1 1 1 ' 1 1 1 1 1 SITES 1- t LLL1_ _LLL1111_ `\:, Wilsey&Ham,Inc.,Consultants J (—, ---1--) �- -7 7 T-�T T -1_1 (_--I I I .� I i \, 'I-- .,,, ,,\ \\,'\\ 1 ; 1 , 1 1 1 , 1 1 , I I--.I - 28 Environmental Impact The long-term noise generated by additional activity will be slightly over existing levels. The development will put a few more kids on the playground and a few more cars on the street. The changes in noise levels due to the project will be in- significant at Sites 1 , 2, and 3. Site 4 will show slightly higher (2-3 dBA) L50 and L90 averages because of the activity occurring where none existed before. Noise levels will be well within state standards. The slight increase in traffic along Puget Drive should produce noise increases of well below 3 dBA, the minimum perceivable change. There will be a temporary increase in noise levels due to construction activity. Land clearing by bulldozers and building construction will temporarily increase noise levels. However, these activities will be confined to daylight hours. MITIGATING MEASURES Noise levels, from normal activities cannot normally be expected to be reduced. Buffering such as trees and hedges are effective only over substantial distances. Reduction of high noise producing activity such as the motorcycle activity along the aqueduct right-of-way is the most likely way of decreasing sound levels. The use of properly maintained equipment with accepted noise attenuating apparatus will help to reduce certain noise levels related to on-site construction. LIGHT AND GLARE The proposed development will replace natural land cover with human settlement features which will add new sources of light. This change will include new artificial street light on the site itself to satisfy safety and- lighting require- -) and allow for safe circulation within the site. This light will have little effect on the area surrounding the site as it will be of street light intensity and close to ground level . The light in critical areas will be either mercury or sodium vapor type which will satisfy basic lighting requirements and localize the light to the site. Mitigating Measures Street lights will be designed to City requirements and to create an aesthetically pleasing image in the neighborhood. Retention of as much existing vegetation as possible will help to reduce the impacts of light and glare. —1 29 40 LAND USE Existing Land Use The sites are currently undeveloped and wooded with a mixture of hemlock, alder, fir, cedar and blackberry patches. An apartment development lies to the northwest at the foot of a steep (50 percent) slope which drops about 80 feet in elevation from the site. Steep slopes also border the site on the north and east, dropping 350 feet to the Cedar River in less than 1/4 mile. An 800 foot wide BPA transmission line corridor also adjoins the site on the northeast and four large power lines traverse this hillside. The only ad- joining area of undeveloped property is at the southeast. About 30 acres of this is developable. Land to the south and west for one half mile or more is fully developed in single family homes with occasional school and park facilities. The Renton School District owns a 22 acre parcel in the middle of the proposal site, but indicates no definite plans for this land. Existing land use in the vicinity is shown in Figure 7 . Existing Zoning �. The site, located on the Renton City boundary,;.«Land the developed land to the. west are zoned G-7200. Developed land to the south in King County is zoned RS-7200, and the small area of County land to the east is zoned RS-15000. To the northwest is an R-3 multi-unit residential zone within the City limits. Zoning districts surrounding the site in both the City and the County are shown in Figure 8 . . The G-7200 district allows single-family residential development on a minimum lot size of 7200 square feet and must conform to the requirements for structures outlined in the Renton Zoning Code. Additionally, the Renton Subdivision Ordinance specifies underground utilities, paved streets, storm and sanitary sewers and other requirements that must be met. Impact on Land Use Scope - The proposed subdivision will directly impact land use only on the pro- ject sites, and may have secondary impacts on about 30 acres of undeveloped County land to the southeast and on the 22 acre school site. Other land with- in one half mile of the site is either fully developed or unbuildable. 30 i. • i 1 `� _ ` ;••'�: <;;I� i -'- - - .. - - -r- . .,:,.A.. _ LEG . -- . �` ��/� � , `,'� I 11 � :.�'•�, END I :1 1 yMt Olive` _,'. �i� .1pWit, . I .I, °;` ;:r•_:': •,i, II'I��IIIII 'ra�&: \o KGRnvEl,• PIT\ SINGLE FAMILY Sti •• ?,f,•..n BM I • •Jr ...:' unllllllllll •`.. :}'!{, J \�.- i _-J-�. •3�"l; __ ,. i-.-_mot'• 'T: , ot •' MULTI FAMILY . ,,.� :«::,r•f f.:1ti•:: _ i..__---�_,i--- —.-��� "ti '�= t IIIIIIIIIIII {4:t• ,, f:.:r\S\$G4 5;' { \.1�I% : c /,' J I �. �f •irk',- SCHOOLS • I.i''''''''A{. 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' M.,.: /... __t /./: rty..0, •. .30 ,. ,••• „," -../ . -• ,;„ifl,".:1,..1 4',/:/V4 A. •'/ Vy '/',''' 4_4_A._,c-\„'s• „,• V 0 ' / ...4 • /1- 1, ,,,, ... ,„,,,,,,7/,.7; •/ , :5., • ':/....„,,,2,- ",44;,'„/// Ali,,,,,04 •,..1 ...., „7„.;;;:-„,, ,, :4 de:,,A , 0t... zl • '---47/.:-.4;_-.4 /VS . \-• c/ A:- -/-/ /1/Ap ; ;.,/,-.; - ,, - ,,,•4),,, s ql- ..tz ,. ,e,?, ,/, _ ,<,,w,„,, 4„#,:::, ,, _. ., ,-,,,/,_ ,..,,-,..,___;,/1,,- ,,,,,,,,#,,,,,,,,,i ) • SINGLE FAMILY ,A,,t, -,/,-------.._ ,'' , .4••••\ • .eiee 1/V r.A.7/1 ' -:, GH DENSITY 0. , .".,..„ ,,,07.,A, • , // :,,, :::: s ' 4 ''' .,,,M,•47.1",o/' . •• • / ; 7:.,•if4-1 - -'-'A\•.,./ ,%'2'//0 X:Ts. • \`• ,.n... , '''''';'" / z -, , ,„,*, . MULTI RESIDENTIAL '4.,` :"• ' k' /•7 2 .:•.. ,._\ / / ... 1::• ' ' 4414i&Ws,, 7.>/.,•;11!'-- /::-:.:' WrzAW 14:%1 ; ' - e'A 1.1 /:,..../-.9. /4.4,.;./../ lf .....Aik , •„ •r,/ z •-i• ..- / ......Iv-,•' ..-•., .5,- X• '-'-',r-'1: ...... -I. d / X .1.0"," // -4 /.„0/./p. ,,v_e xia-4,o --, - ..-- ,___ ..07 / „,,,,,,, , •••••:\ 1...•.,\,/' "7/ , i . .„ _ s j-rz..• ,...to,.:A...///rc . r -. tir,'N / , ., a&/ 4 .. lkx_ i,, \ t' ' 45.,- `. s - -----,-. • .0:1A 11.17V, --•\ ,-,:::•••••isl,7•ZrOr5502.:049:1.e., ../1/////EV IP i..',WK,7 .is .,, ,.. .., .:,.. .., .4., , .... , • ,. , , •-• _ _ ----— -- — -- , - 1 , PRIMARY IMPACT: Approval of the subject plat will allow the 37.4 acres to be converted from their present vacant and wooded condition to high-density single-family residential use. This conversion would constitute a contiguous extension of existing development of a similar type which has been occurring to the west and south for several years, all within a larger area which is zoned for res- idential use. Steep slope portions of the site would be excluded from de- velopment and retained as natural open space. SECONDARY IMPACT: Construction of this development will fill in almost half of the remaining buildable land between existing residential development to the west and south and the steep slope/power line right-of-way on the north and east. Since the Tiffany Park sites are contiguous to other new residential areas with sewers, water, power and streets, the project will not require major extensions of any public facilities and therefore will not have the direct effect of "open- ing up" new territory for development. Areas to the west and south, between. the proposal site and several employment and retail centers , have been filling in with residential development for over two decades, and are approaching satura- tion at the present time. Although the proposal will nearly surround the 22 acre school district site, it will not provide additional access to this property. However, by leaving only about 30 acres of vacant land in the vicinity of the school property, Tiffany Park No. 3 may bring the saturation school population in the area into clearer focus and provide the school district with more accurate projections on which to base future decisions about development or disposal of the site. Extension of the road system of Tiffany Park to the southeast and across the pipeline R.O.W. may provide a second access point to the 30 acres of undeveloped King County land remaining here. However, this would not be a major access be- cause of the long circuitous route through Tiffany Park to the nearest major arterial . The only effect might be to provide a second emergency vehicle access route. It is expected that this last piece of vacant property would develop eventually with or without construction of Tiffany Park Division 3. The 30 acres, if developed according to existing zoning, would hold 100 to 120 houses. 33 II NATURAL RESOURCES The development of Tiffany Park Division 3 will. result in the use of lumber, concrete, and other building materials in the construction of homes and the corresponding infrastructure of utilities and streets. This construction will not necessarily increase the rate of material consumption as the same housing demand would either be met on the proposed site or in some alternative location. In addition to this consumption of natural resources, the development will also decrease the land area now supporting growth of trees although the area is not specifically used for the production of lumber at the present time. The land itself will be committed to the proposed use for the foreseeable future, and the investment in improvements will reduce the options for alternative future uses of the site. 40 RISK OF UPSET The risk of explosion or release of hazardous substances will be a temporary one during construction phases of development. It will be limited to construction equipment accidents. and improbable natural gas releases during installation of the utility infrastructure needed to serve the residences. Once the development is completed all safety requirements will have been met and no upsets would be probable. All safety precautions will be observed during construction and habita- tion of the site. 34 ELEMENTS OF THE HUMAN ENVIRONMENT 40 POPULATION Existing Conditions The proposed development is located in a part of the City that has been growing steadily since the early 1950's. To analyze the existing population in the vi- cinity, an area including two census tracts was identified as being representa- tive of the general area population and as relating geographically to the site and to the major traffic routes into the Renton urbanized area. The analysis area is shown in Figure 9 . Census tract 257 includes the site and an area to the north and west, and .tract 258 lies south of Puget Drive. Most of the pop- ulation in tract 257 is within the City of Renton and tract 258 is largely in unincorporated King County. The characteristics of the existing population in this defined area_..are portrayed in Table III. This table enables the reader to compare these population character- istics with those of King County. In this comparison it is evident that the Tiffany Park vicinity has a higher percentage of younger people '(under 10; 10 - 19; and 20 - 34) than the County has overall . The comparison also shows that there are proportionately more older people (35 - 64; and 64 and older) in,the,,County than now live in the area of the proposed development. A comparison of the' race and age characteristics portrays a slightly higher percentage of males in the: .. Tiffany Park area and a much lower percentage of blacks. The Puget Sound Council of Governments has used an activity allocation model (AAM) . to forecast population growth distribution in the central Puget Sound region.. Table IV shows 1970, 1980 and 1990 figures for the two AAM districts which coin- cide with the census tracts used in the previous table. AAM District _3840. also , includes tract 256 which has been excluded from the projections. ' According to these figures, population in the analysis area is forecasted to increase by. 2,241 people or 14.7. percent •this decade and by 4,785 or.. 27.4 percent between ::1980. and 1990. These figures are higher than projections for the County as a whole, and indicate the vicinity as a moderate growth area. Census tract 257 which: includes the site. is forecasted to add 1 ,205 people during.: this decade for a 34.6 percent increase, and another 1 ,711; or a. 36.5 percent increase from 1980 to 1990. " - ---- • - -- _- `/- -- < - — , - � „_ice_-` • .3"k :`1 1 ' 1��. • • :—.:-_ .,i_.I.Ai ; •' . \ 4 I\ ! ' • „ • :.a•.).•.Z il_•••..)l. !. .' . 0 f' /Pfl.• .' / / ,0P,,,f•4% i ' • • :71 `ems. 1. N••1 • T•r I._7 -- // 0 ::910..-7/,„ /'`.� , �,. e,,e i �, • !fir 5.: s .; . 4, I _. + • ,�ii1 f, yam' c� •`• I ••. 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WW I `�-__ r�; •..% �I'' 1 °° �I 'I- :: A ,_...744.1mE_ _.„.... , . . ..--..•..-,. •.,,,, „Ix- --- -, . ••••.- . _ ,...- - -,.... .,t____ _ . . . , . • \, ......._„____.----- _. , . .. . 0.. ....._ __. . . ...,,.,....... ......„. _______,,,,. ______ . , -i...*-1,da:p. - - — .....,0,-;: , ,-- - , . ... -,-..-./.--- ....-0 ,-0-0- _.. --,---.----,.. _- ___ .__.- yr 4.41, -, N • • • • , , ___1, .. ..‘ •,,4 ,..--(,,,<‘-i --i-,. 2:;,,,0000.- ---_- -:-.--------, - - , -------------,jiki...__---- Tiffany Park, Division 3 � 'T+•, . •�- • =- -:LI • . • � t -; : is • I II figure 9 ,.,.L.. ...... '--;_ • ,m �, -� I _- i^ ._ _ ▪ �▪ - .-�, � .� ° v-} k _;`, -. CENSUS TRACTS4' � ' •- •, II13LANE�- 1)-1'. . k. t_ 0 I. `;, Wilsey&Ham,Inc.,Consultants jilt .. ' -- I; ° I, 36 TABLE III POPULATION CHARACTERISTICS1 IN THE TIFFANY PARK VICINITY 1- Census Population Age Sex Race - Tract Under 10 10-19 20-34 35-64 65+ % M %F % Negto . . 257 (Renton) 2,593 575 435 772 .716 95 49.6 50.4 0.5 257 (King Co. ) 895 227 131 292 231 14 47.9 52.1 0.8 258 (Renton) 2,417 534 452 647 705 79 49.2 50.8 0.7 1 258 (King Co. ) 9,883 2,769 1 ,998 2,680 2,296 140 50.5 49.5 0.3 TOTAL 15,788 4,105 3,016 4,391 3,948 :328 50.0 50.0 0.5 26.0% 19.1% 27.8% 25.0% 2.0% - King County 1 ,156,633 203,954 216,586 264,701 369,685 101 ,707 48.9 51 .1 3.5 ' - (All ) 17.6% 18.7% 22.9% 32.0% 8.8% - 1 1970 Census Data TABLE IV POPULATION GROWTH PROJECTIONS2 IN THE TIFFANY PARK VICINITY Census. AAM 1970 1980 1990 Tract District Increase Increase 257 3840 (49.5%) 3,478 4,683 34.7 6,394 36.5 258 3830 .111 ,770 12,806 8.8 15,880 24.0 TOTAL 15,248 17,489 14.7 22,274 27.4 - King County 1 ,136,064 1 ,190,047 4.8 1 ,456,108 22.4 2 Population Forecasts: Puget Sound Governmental Conference, 1973. 37 Environmental Impact Scope - The additional population that the proposal will bring to the area will have a direct impact on demand for public services and utilities, and will affect local air quality, noise levels and the use of energy. Specific impacts are dis- cussed under the applicable sections of this report. Division 3 of the Tiffany Park development is expected to increase the population in the area by about 400 people (3.2 people/home; 125 houses) during 1978 and 1979. The characteristics of these people are expected to be similar to the existing population in the area, particularly those people west and south of the I i site. The homes to be built are expected to cost approximately 50,000 dollars which gives reason to expect middle income people. The population will probably be predominantly white and have the same number of teenaged children and grade school aged children as existing households in the area. ID HOUSING Existing Conditions Tiffany Park is located in an area that has been developing as a residential community since the early 1950's. Land in the immediate vicinity of the develop- ment is approaching saturation with single-family homes, the predominant type of structure. The character of this existing housing and other housing in the area is evident in an analysis of the 1970 census (Housing Characteristics). Two census tracts have been identified as being representative of the Tiffany Park vicinity based on geographic location and human and natural barriers. (See Figure 9). Census tract 257 includes the site and the accessible area to the east and west of the site. Census tract 258 is south of the site and related to the site by traffic patterns, land use and topography. Table V shows the housing characteristics of each identified census tract and the average of both census tracts. The table also compares these characteristics to those of King County as a whole. There are some similarities in the compari- son: 1 ) The percent of owner occupied homes in the selected area is essentially equal to that of the County, 2) The median value of the homes and the number of persons per household are also very similar to those housing characteristics in King County. 38 TABLE V HOUSING CHARACTERISTICS* IN THE TIFFANY PARK VICINITY Census Total Vacant Sub- % Owner Median Median Persons/Household $ Tract Units Units Standard Occupied Value Rent Own Rent TOTAL 257 (Renton 1 ,404 455 15 26.8% $23,500 $120 3.2 2.0 2.3 257 (King Co. ) 315 46 1 80.0% $26,100 $110 3.2 2.7 3.1 258 (Renton) 757 43 6 68.4% $24,000 $151 3.6 . 2.5 3.2 258 (King Co. ) 2,871 284 12 72.0% $20,700 $142 4.0 2.7 3.8 TOTAL 5,347 828 34 60.1% $21 ,980 $131 3.0 15.5% 0.6% King Co. 423,183 7.4% 2.8% 63.2% $20,000 $117 2.9 -- *1970 Census Data The 1970 census data shows a considerable difference in two housing characteristics when comparing the selected area to the County as a whole. The percentage of sub- standard housing is much lower in the study area than it is in the County, and vacancy rates in the area of the proposed development are relatively high. It should be noted that the census data is seven years old and represents the hous- ing characteristics during the period of the Boeing economic slump. Since the location of the study area is ,closely related to major Boeing facilities, it can be assumed that the high vacancy rate was largely a consequence of the economic climate in the area. It can also be assumed that the median value of homes in both the study area and the County is significantly higher today. Table VI shows the change in the number of housing units in census tract 257 between 1970 and 1975. There was an increase of approximately 100 housing units in the tract, and the vacancy rate declined from 29% to 12.5% over the 5 year period. Housing construction has accelerated since 1975. 39 TABLE VI HOUSING GROWTH 1970-1975 Census # of Housing Units Vacancy # of Housing Units Vacancy Rate Tract 1970 Census Rate 1970 in 1975 1975 , 257 1 ,719 29.1% 1 ,817 12.5_ { Source: Central Puget Sound Region, Population and Housing Estimates as of April 1 , 1975. Puget Sound Council of Governments, Seattle, Washington Environmental Impact The proposal will add 125 single-family homes to the area in 1978-79, and will provide a portion of the demonstrated continuing housing demand in the south King County area where employment growth is continuing at a strong pace. The houses will cost approximately $50,000 - somewhat higher than median values in the study area but about average for new home construction. TRANSPORTATION AND CIRCULATION Vehicular Traffic Any new facility of significant size generates vehicular traffic which ulti- mately must be .borne by the collector and arterial street system serving the facility. Significant traffic volume increases must be anticipated if traffic congestion and traffic accidents associated with the congestion are to be averted. Preliminary assessment of necessary capital improvements to alleviate anticipated congestion, if any, including traffic control device installation or revisions, intersection widening, and other strategies that may be used for alleviating the adverse consequences of high traffic volumes may be derived. EXISTING CONDITIONS: Existing traffic, expressed in terms of annual average daily traffic (AADT) , frequently shortened to ADT, is shown for the collector roads in the vicinity of the site in Figure 10. 40 -- .,ft.-.1 ", : • . ii 4 1 • il_j ' °' ,. "Pci; I - ' f !‘",, - V IF Mir‘1 ' ' 1, • \ i ' 4 Ir,. '4' f- ..- / / ‘'f -;`. I4 ,._,... . I -' •• •. . S'i,Or 0 . .• •. "."". .• . ....Al.....:i '.. -; y. 1• ' Q I /./ ,2 t,,/ ,., ..,, ) /..! • iir//Tr • • / •\/N. --j7 ,.. ___(--/ A ( ''''' -----;-- 11./:• .' '',/ -::•• • Qi l• .•; re. 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'::: 0 • • jr,,./..eda in tompawk.,. i =___-_:,-,„,k ---- iz' ), \--- _LI , ...-- oiri vs m low i - -:. - ...,,,,--- ,n6 • , ..,_ AK • :P* o. VZILIIIIIIIW triN11600isilliSWIla-__ ',,__ ---,---- --._, NOSag,r,_ .- --.... .1 __ •,4! __• . __ • . : iprt• .----4 • , ...i.,. .. .... -A 4 • ITN' .. '''----; . Tiffany Park Division 3 um 2, 111 k ir \. maim , \ • i 9 I li'v -- -111.-.17iL., .•-•,,,...,,T....,70111111:17m: figure 10 r 1 ;J.._ I a • A Z.si.1 \-,,,,\, ._,... 1,.. -...-...., vT,-.40st , . ..,.1111181V-__ ... ___,-, Ti • A I '----------' - -'‘ EXISTING i 0 •'•' co.: 0. ; --ir .., .., Cff- r Ilh,: 'LM-1 .,,___. . . 7, ,,-, \• ni. , , \, k t TRAFFIC — sihk,-, -:- ,,. ----=-1---,- -, ---T \ ---,- _ --olipivit:k-___Y-• -• 'P' I a ....„fx.a 1 1 • ,'"•••••:,-aa r r..„..:-/ .... ..,,..„,.... ) 1 .1,..,).:) ) 1 ...7 Wilsey&Ham,Inc.,Consultants 1 .16s1/4!`41% .._401111•111r.' 1,All LI.Va •-... ••• II `1-;' sou , - : C h r i s B row 41 The hourly variation of traffic in the vicinity of Tiffany Park Division 3 may J be synthesized from automatic traffic volume counts obtained from the City of Renton on S.E. Royal Hills Drive, at Edmonds Avenue S.E. This data is shown . 11 in Table VII. ` � TABLE VII • j HOURLY VARIATION OF ADT* Time of Day Percent Time .of Day . Percent • ; -; Midnight - 1 1 .8 Noon 1 . 5.5 1 - 2 1 .0 1 - 2 4.8 2 - 3 0.7 2 - 3 5.9 ,, 3 - 4 0.3 3 - 4 8.5 , i 's. I 4 - 5 0.2 4 - 5 8.9 1 5 - 6 0.2 5 - 6 9.7 " 6 - 7 2.5 6 - 7 7.4 •� ' 1 • I 1; 7 - 8 3.9 7 8 5.5 8 - 9 3.9 8 - 9 5.0 9 - 10 4.1 9 . - 10 5. 5 10 -. 11 4.2 10 - 11 . . 3.3 j 11 = Noon 4.3 11 - Midnight . , 2.7 *Data from City of Renton at S.E. Royal Hills Drive - Thursday, December 18, 1975 . ENVIRONMENTAL IMPACT: ' , • Scope - Most of the traffic generated by Tiffany Park Division 3 will ' follow . , . the local collector 'street system through Division 2 to. .Puget. Drive and ' travel westward, gradually dispersing to Benson Road, Talbot Road; and the-- employment and shopping centers in the .Renton/Sea-Tac/lower Green River area. Generated Traffic: - • . - • Traffic volumes, forecasted for the proposed'development -when -completed and . totally occupied have been assigned to the collector street system in the vici- _ ni.ty of Tiffany Park Division 3 and to the arterial -roadway system. in the :vici- nity and are shown in Figures 11 and 12 respectively. The maximum expected. increase, based on 10 trips per weekday per dwelling unit. , will be 1 ,220. vehicles per day. However, reviewing Table VII, the morning peak hour will not • ' be significantly impacted since, as a suburban setting, the heaviest demand will ' . ' take place in the latter part of the afternoon. ,, , .. . - 42 I _-_ ----___ I Imo. v ROYAL HILLS VILLAGE , i ' ' ./ APARTMENTS i i \: , I 9 i , i ; : \ / q -- ,-'. • i A • o ,i1 7 ` Hills 67.i — ..__ : i ; : 16 / • 1 I / / ./ / / l— " . ' °'oar i • \\ l 1 / / / j / / / I vriliffillii• ''IS;s • Index / / / , °1 i �_1j� / �F � TIFF Y� )_— ,� \ r—! zip Un z: • TIFFANY \ \ \___ L //\ /\\ 1� •if..../ ( iY PARK \.i. ten=` `C Z �\�(' ELEMENARY ; ( \ \\�' SCHOOL y 1---- I —I & i I / ( / >1, x. \ % /N, .i I } / /^>//.s!8`C / .may/ \ \s•'', \ � \o .V / X 9 ,\ \��/ \ , RENTON .,,�' y/ '''\kV 4:i\'\S \N__.,T.;.':..,:.-. • SCHOOL �0 ./ TIFFANY DISTRICT ,..0. PARK �I_' ' , (park) 1�J�1f PROPERTY A��`� • t Seattle _. ` �\ • - .,CedarRiv P ` 0 200' 400' aoo�\ . . 1 I`_ -) r•�--,r,.pe Line , • PARK �— I(~I sr-T 1 ~ter LL�J (�L-���� P...�-- „-1-.'. - ^:,.` I I� l -r,' `�q' �.(County) �� A - I_.L ---LT`L7 i_1 �L _(1r r� —T—I` I_ mil`/\/ /*• .., 1''•• ` \�-� ..J 1_-/_L /,, LC�6ADE- V�LL/AG,�TT7.�__ �l� ,�`.�,•.. y\'N., t- -- , -- \ \-"'\ v-'L„.l ' N ( --I/�r\ ) -,--1 1 1 I TiffanyPark, Division 3 --/ / ,N / I f 1 I 1 1 I 1 --- �� 1-1 \--1 �r- -tiff- 160th St -i---r- i �\ - -1---`\ \- \` �.r (\ 1 I 1 1`rT—r-I-1—I—I—I—r . • - 1 1 1 1 1 1 1 1 1 1 1 figure 11 • ._I_._.J._._.l._._.L._._.\_L._._.i._..._._\ .,._._.L._._._._�J_._.1._._1_._1_._L._.J._._.L._._I_. , 1l.. i • ,�.-• 7—-1-_._'7._._._. .i. ._._._._._._._._�.�.`.�._._.-._._..._-` -f-•-•��•-•^�•- - _. aa�._. _.1 irie IMPOSED I 1 1 / � � ) 1 1 1 1 1 1 1 1 1 1 I LL / 1 1 1 1 1 1 1 1 1 1 1 TRAFFIC T \ /T> r—-,, --I—� 7—7— E-I— Wilsey&Ham;Inc.,Consultants a I 1\ \,' ,/'\ \\, urge:1 Lin r,1 s; Brown,i 1 I I (-- • 43 • -, - - - - __ _...,r,,, __.,... , _ _ ... .., .../_ __ ,,, --ii...__ ,- --••711F-7--- -,i,p-: • ,'4"-•,..-Slira121.-; - .• - 24Zgaili, • , II • -. , , .,_ , . . 9 ii_..._s ir, ' , '.•3,, • i! 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' '1Atglda.P . - .-"" "....•4 I 0...' • -_----.4..-.;„,_ ,Envy / _ . ...___,..... ......,_—________ ., . .i). - : 14•-• __Aar? jab _ , ,---, ___..-. .._ __ .. __ . .r—A1,..— Auk imikwrvamil. : •,,,...,4!,-,,. . ..-• •--- ___,---____:_-_._,--) , ? - ________ ..7.,_--(-____, ., ,_,...--- • • •iir.rAgaimrATI11911n1IIMIlk. " -:;_-.1 as - i i x ____, _ --it_i, •.,,,-- , _,t,t.•,-,.. , '../i---::-L 2°.• .----, ____....., . ! ;_„_..X.,... .v 7 ..7-7 . Atr" a , •:,,.. . '-.5 - . - I II Tiffany Park, Division 3 figure 12 TRAFFIC . . 71-----,,,...-'-',..:.: 8. .r...:".-w. '''' '1:::'•• • .. •.1 1,i E:' , .• .. •;:, ,..•Tt4-- -.-;,.',-...' ---:: ' --,. ••. • ..:3 e.___ ., _ ,-----,i,...,:l'8 -. ....-ir:- _...1;;7::::i. -, . ---- - -----...,..7...... .....,..----L:_--i ' ... . ... .,.. ;‘L..i.._.:_:::_...---;---.--.,_ :-..,--,.;,-• . fn '---- • ASSIGNMENTS -1' 1-.7 -----,--11---- - .. • . §..,_ Wilsey&Ham,Inc.,Consultants NI plr7F ill 1!; -°-- :_...„,--<:,._.,_ • t :.,.....„ • iiirikVINEINUIPLA Uei ....1 i! ;,-, source: Ch r i s Brown . • , - , ' . 44 • •. . • Local Collector Streets: The principal concern in terms of traffic impact in the immediate` vicinity of the site will be on the collector roadways connecting the site to' Edmonds Avenue S.E. at the intersection of Puget Drive S.E. Index Avenue S.E. , Lake Youngs Way S.E. and Royal Hills Drive, and to a lesser extent .Ferndale Avenue S.E. and S.E. 16th Street, will experience increases in traffic. Increased traffic volumes between noon and 5:00 PM will range from 67 vehicles per hour (both directions) to 108 vehicles per hour, distributed over several streets. The additional imposed traffic may produce complaints on the part of those presently living -in the area. However, the circuitous layout of the area'will tend to keep speeds down and also the noise. Complaints will thus be limited only to the additional traffic volume that the existing roads will bear. Lake Youngs Way S.E. in the vicinity of Tiffany Park Elementary School can readily accommodate this increased traffic. Existing pedestrial protection through sidewalks and marked crosswalks suggests that the protection of school children is adequately accounted for at the present time and the construction of Tiffany Park, Division 3, and its subsequent completion with full occupancy will not detract from present pedestrian or vehicular safety. Principal Intersection: . The intersection of Royal Hills Drive S.E. , Edmonds Avenue S.E. and Puget Drive S.E. will not be significantly impacted by the additional traffic generated by Tiffany Park 3. The morning peak hour, taking place between 7:00 AM and 8:00 AM, will add only 43 veh.icles to the existing peak hour traffic. Conversely, in- bound traffic to the site in the late afternoon will be increased, between 5:00 PM and 6:00 PM, by 73 vehicles. Other Intersections: ' In view of the modest amount of traffic that the site will generate during the peak hour no adverse impacts are expected at the intersections of: Puget Drive S.E. and Edmonds Avenue S.E. . Puget Drive S.E. and Benson, Highway Puget Drive S.E. and Talbot Road South ,. At the present time, the traffic signal and intersection at Puget Drive and the Benson Highway is scheduled for improvement during fiscal year 1978-79. 45 r-, Peak hour traffic generated by Tiffany Park, Division 3, will be sufficiently I I� modest that even with the existing signal , adverse impacts due to this develop- ment will not be measureable. In view of the proposed upgrading of the inter- section, what adverse conditions would be occasioned by this development would be mitigated in their entirety. Southeast Loop Roadway: While an opportunity may exist to complete a roadway loop through Tiffany Park Division 3 in the southeast quarter of the development, by extending a roadway across the City of Seattle Cedar River pipeline right-of-way and thence to S.E. 160th Street, this roadway would not divert significant volumes of traffic from Index Avenue S.E. or Lake Youngs Way S.E. since the extension of this roadway would not reduce travel distance from the development to Puget Drive S.E. nor would it reduce travel time. The extension of this roadway system to S.E. 160th would serve, then, mainly as an additional route for emergency vehicles and for a modest amount of local circulation. This proposed roadway, would, at the most, draw less than 250 vehicles per day. Royal Hills Drive at Edmonds Avenue S.E. and Puget Drive S.E. would continue to be the principal intersection. Conclusion: Finally, it is concluded, that traffic generated by Tiffany Park, Division 3 can be accommodated on existing facilities with but modest increases in hourly traffic during the afternoon periods. No additional expansion of roadway or intersection capacity through widening is suggested. The scheduled improvements of Puget Drive S.E. at the Benson Highway will adequately handle traffic gen- erated by this development and other developments in the vicinity. IP Public Transit Bus service is available about one quarter milesouth of Tiffany Park Division 3. METRO route 155 going from Renton to Southcenter via Fairwood follows Puget Drive S.E. and S.E. 160th Street approximately hourly in each direction between 6 AM and 9 PM. Northbound buses make connections with other routes in downtown Renton for Seattle, Bellevue, Bothell , Burien, and Maple Valley. South bound busses go to Valley General Hospital and Southcenter and connect to Kent and Auburn. Saturday, Sunday, and holiday service is provided during the day on a more limited schedule. The existing route is expected to be maintained for some time. METRO does not plan any route expansions or extensions in this area in the foreseeable future. 46 PUBLIC SERVICES ID Police Protection EXISTING CONDITIONS: Police protection in the Tiffany Park area is provided by the City of Renton • Police Department. The present ratio of uniformed officers to population is about 2 uniformed officers to each 1 ,000 people. This ratio is slightly be- low the national average of 2.3 officers per 1 ,000 population but within the normal range for a city of this size and makeup. This ratio provides 2 or 3 uniformed officers in the southeast Renton area at any given time. The incidence of crime in the area is very low, with burglary the principal offense. Some areas to the north and south had higher crime rates a couple of years ago but the area has calmed down recently. The major problem appears to be complaints from residents that students attending Tiffany Park Elementary School from the apartments to the north cut through private lots in Tiffany Park Division 2 rather than use the public streets. ENVIRONMENTAL IMPACT: Division 3 of the Tiffany Park development is expected to add 125 homes for ap- proximately 400 people between 1977 and 1979. Minor problems of burglary and vandalism can be expected during construction of the homes. These incidents can be expected to decrease as the development is occupied with home owners. To maintain the existing officer-population ratio the project will demand an addition- al 0.8 officers, or the equivalent of nearly one man-year of a uniformed officers time. MITIGATING MEASURES: Security measures such as good street access, adequate street lighting and clear fields of view will be taken into consideration during site planning and approval stages. Excessively long dead-end streets will be avoided and sodium vapor light- ing will be used at appropriate strategic locations to increase effectiveness of area patrols. • Fire Protection EXISTING CONDITIONS: Fire protection to Tiffany Park Division 3 is provided by the City of Renton Fire Department. All calls to Tiffany Park are handled from the main station at 235 Mill Avenue South. The station has a full complement of pumpers, ladder trucks 47 and aid vehicles and full time personnel on duty 24 hours a day. Average response time to a call within Renton is 3 1/2 minutes. There are no projections for the addition of a new station at the south end of Renton. Renton has a Class 4 fire insurance rating from the Washington Survey and Rating Bureau. ENVIRONMENTAL IMPACT: The construction of 125 single-family residences will require fire protection and emergency aid to be provided by the City of Renton Fire Department. The district is presently equipped and staffed to provide the needed protection. The location of Tiffany Park at the boundary of the City will probably require a 5 - 6 minute response time on a call . The area will be serviced with an adequate water supply, including hydrants at strategic locations. The road system is designed to permit easy access by emergency vehicles. Street widths and cul-de-sac turning radii are sufficient for movement of large emergency vehicles. • Schools EXISTING CONDITIONS: The Renton School District serves the area in which Tiffany Park is proposed. The district has three schools that would be impacted by the development of single- family residences. These schools are shown on Figure 13 . Tiffany Park Elementary School , adjacent to Division 3, has an actual enrollment (as of October 1 , 1976) of 458 students with a 27/1 student-teacher ratio. The school has a program and facility design capacity of 432 students. Two portables are located on-site to provide sufficient classroom space for the current enroll- ment. The district is currently undergoing a school boundary readjustment to be effec- tive in the 1977-1978 school year. This readjustment will remove 65 students from the Tiffany Park School and place them in adjacent elementary schools. The re- adjustment is being done to bring the school enrollment within design capacity and allow for student increases now being incurred with Division 2 occupancy and projected housing for Division 3. Nelson Middle School (7th and 8th grades) will also serve the Tiffany Park residents. It is located about one mile southwest of the proposed development. It has a design capacity of 860 students. Current enrollment is 802 students (as of October 1 , 1976) and the projected enrollment is 813 for the 1977-1978 school year. The student- teacher ratio is 30/1 . 48 I\• Cr(5-re . / ' ,,,A -c.-.) U. ••(4 •")'''..- -.--,••A , .4.•• I *.,,'6..!•; ' •-1 (., ... M 1 , 1 '-:-,ci...s..;;.'it.‹...,•,:ti.,,.. '.-. • . ., • • ' L c ' 2! 7%." . •-• ' ?-1(f:f•L •••••;;•:•;-:f5..,-.5-,,.,••;.'-/..:-• ,.7i.•••••••'::- if.' . • , • .- -,-_-_,-_-___,...„-----•• • • '-.,'1! _-,-- , fl/7::.;4.-.7i,,..‘7.....7.,'# :=•:-ii*=, ,4•1i:,; . . ' ' ."---'--- • '-. \ ----r- - "71=--_--.-----..--7-111-.._:_---Z-irii-IliffARIA is, I� •7Q "Ihill,' I� M� C/ ■{ fl I� ipp,1-1 l�i. - . •••d ,a'' i l r ' , Ito • - 1 II .. ' �III1116WOfPBid:.J �a `r 1wlk. IiB�l1ui ~. + I - -- _ �� • ,dli a „i ,. ,, I .1 I./7 , , I 4 ., .......-1 ----- • : •/ . , -7-r iiikifff,i,,,214iii - -- •• .- l'•• .. • i ; ' ',. --• •---, .- --,„.• ••40.--','Air-!. 'ei‘» ' t----------- .1 C' \II'''''1,:".1,.•%:(4,Y ' L--411:11 1 g�' O; 'I"le i I 11�'. \ J� ,/ -. — II 1l�• •p15 „Ail•-� —. �: . ..11 6'. C\•'\<\ . -/,_, i I z re 1 • , _, . . _ ; . .z.±-,3, Q ,.._* , s)( II ,,/, --.), . • \ ,1 „ , :‘, . ,_ .-1,1,:...._ •,.. ,;, ,,\I :: , 1 -...H.,...r,i0-.1___' _.---40-4". I ; i ,._. ..o... • v • ..,/, •N .. 0 7 .....) !i'. • ,. •‘ 1 , .: . : -„,,,c-‘, ' / •••oil,. . .. . „(A., ,, c.?) • . ,--.4,vz2 stgerpiii,,j i• .. • 1 . . x IF do ,..),..,... , ,....., . , _ _,_ : lb ........-.:. • \� , aO: • O� : a- Il • i •",, ii t•. .r:�•�.. �'t.. _ _,..I�i.:•.T.-- ��•Y, •ter, �©- - -s— It 'I _ { -- `/.i Xr 11 �•_. ' 7 . rAe•y •1SMOP 1• -- .i.' i ,: %-- -� my-- ,. � : .., =,� ^ o• _ -- ! �. } — - mN 1 • \ma .f xxraf; :.d � JI' • •• Tiffany Park, Division 3 ri, figure13 t k• • firiii 'di, „h....4,, '• • ,� • '. ,'_• .• - • - • - . I`AC I L I T I E S i , .,.. _' / 3, I Wilse... - . .,_.....i,..... w., .. .,,,..., w..VIA ... y&Ham,Inc. Consultants , . • 49 Lindbergh High School is one mile southeast of the proposed development. The school has a maximum capacity of 1 ,540 students. Current enrollment is 1 ,464 (as of October 1 , 1976) and projected 1977-1978 enrollment is 1 ,472. With a student-teacher ratio of 32/1 . Levy passage would reduce this ratio to 30/1 , still insufficient to meet state accreditation standards for the upcoming school year. ENVIRONMENTAL IMPACT: The impact of the proposed development will be felt primarily during the 1978- 1979 school year. Assuming 0.96 students per household) about 120 students will be added by the end of the 1978-1979 school Year. To more accurately assess the impact on the three school facilities it is necessary to make some assumptions about the ages of the school age children moving into the newly is completed development. The ages of the children will be determined, in part, by the price of the houses. ' _ The $50,000 price range of the houses should attract both young and older families with an average mix of child ages. On this basis it is assumed that 50% of the children (60 students) will be of elementary age, 25% (30 students) will be of junior high age and 25% (30 students) will be of high school age. The influx of these students at Tiffany Park Elementary School will not quite be offset by the projected decrease due to the planned change in attendance boun- daries. However, with the addition of Tiffany Park Division 3, the area will be nearly saturated with homes. The normal moving patterns experienced will not substantially alter the enrollment pattern at the elementary school into the 1980's. The enrollment will decline slowly as the impact of the lower birthrates is felt in the school system, and the slight over-capacity situation should be eased on a permanent basis. The addition of 30 students each to Nelson Middle School and Lindbergh High School will not tax these facilities beyond their normal capacity. Enrollment here is also expected to decline into the 1980's. MITIGATING MEASURES: The school district can and does watch the development pattern in the district ' and makes boundary adjustments accordingly when conditions or projections warrant. 1Sternlieb, George and Robert W. Burchell , "The Numbers Game: Forecasting House- ' hold Size," in Urban Land, Vol . 33, No. 1 , January 1974, figure adjusted for 50% each mixture of three and four bedroom homes. 50 i ', - Parks and Recreation EXISTING CONDITIONS: Tiffany Park (park) is near the. elementary school and adjacent. to Parcel B- of- . . Division 3. The park has a childrens play area, a picnic area, a. ballfield and a small recreation building with restroom facilities. A..recreation leader is on duty the year around, also supervising recreation activity at the school while it is in session. There are currently no expansion plans for the park. However, King County has recently developed Renton Park No. 5, just to the south. These. and other recreation facilities in the area are shown in Figure 13. Division 3 also overlooks Maplewood Golf Course, a public links adjacent to the Cedar River. Just east of the Maplewood course is the Cedar River Park, an undeveloped King County park of almost 300 acres currently containing only trails. ENVIRONMENTAL IMPACT: There will be an increase in activity at the park due to the influx-of additional families. The presence of a recreation leader at the park can organize this activity so all may be accommodated with a minimum of disruption. 10 Hospital Facilities. The closest hospital serving the Tiffany Park development would be the Valley General Hospital which is located 2 miles southwest of the site. The hospital at present has 254 beds of which 221 are used for acute care. The hospital is presently operating at 76 percent of its capacity. Optimum use of the hospital facilities has been determined to be operation at 80 percent of capacity. The hospital has a current facility expansion plan which is scheduled for con- struction beginning in 1978 and operation in 1980. The new facilities would add: 1 ) a surgery ,center primarily for out-patients, 2) twenty-two pediatric beds, and 3) a psychiatric unit. These new facilities will increase the beds available for acute care from the present 221 beds to 258 in addition to pro- viding a variety of new services. The hospital staff, which is adequate.. now, will be increased as needed. . ENVIRONMENTAL IMPACT: The Puget Sound Comprehensive Health Planning Council has determined a hospital use rate of 692 patient days per year for every 1 ,000 people in the southeast planning area. Division 3 _of Tiffany Park is expected to house about 400 people which would increase hospital use by an estimated 277 patient days on all hospitals 51 {` in the Seattle area. The planning council has estimated that about 46 percent of ;. this demand on hospital services would be assumed by the Valley General. Hospital with the balance of the impact being diffused to other hospitals in the area. The impact on the Valley General Hospital would therefore be 127 patient days (46% of 277) at full capacity use of hospital facilities. This translates to 160 days at the optimum 80 percent occupancy rate or less than .1/2 hospital bed, year around. • Library EXISTING CONDITIONS There are two libraries in the vicinity of the proposed development. The City of Renton has a library downtown at 100 Mill Avenue South. The library contains approximately 15,000 volumes and is extensively used by the community. About a. mile from the development, in King County, is the Vista Library, 11635 S.E. 170th Street. It has a capacity of about 6,000 volumes and is well used by the sur- rounding residents. Vista library may be replaced by a new, larger facility near the Fairwood Golf Course. The City of Renton and King County have interagency' agreements on the loan of books. ENVIRONMENTAL IMPACT There will be increased use of both the Renton Library and the Vista Library when Division 3 is completed and occupied in two years. However, it is expect- ed that the existing facilities will be able to meet this additional demand with minimal adverse impact. The increase in patronage will be relatively small and will not necessitate expansion of.service or personnel at either library. Maintenance The development will add approximately one mile of new streets to the City of Renton street system to be maintained by the City. ENERGY The development of the site with the proposed single-family homes will result in the use of energy at the normal house rate for each occupied unit. It is assumed that most houses will be heated by natural gas and that electricity will be sup- plied for most other energy needs. Based on this assumption Division 3 will use approximately 11 ,250,000 cubic feet of natural gas and 3,000,000 kilowatt hours of electrical energy .annually. The houses will be fully insulated up to current standards to minimize heat loss and excessive energy consumption. 52 UTILITIES Scope, -' The proposal will require installations or connections and/or periodic service from a number of public and private utilities. All necessary utilities currently have mains, trunks or service routes adjacent to or in the vicinity of the project sites, and all lines are either adequate to serve the project or are already planned for expansion to serve potential area growth. All utilities also indicate that their capacities and/or supply sources are adequate to serve this and other local projects. Energy II ELECTRICITY: Existing Conditions: Division 3 of Tiffany Park is adjacent to established electrical 'lines in Division 2. The Puget Sound Power and Light Company has a large enough network in the local area to accommodate the power requirements of Division 3. Environmental Impact: The power requirements of the average home in Tiffany Park Division 3 is estimated at 1 ,750 to 2:000 kilowatt hours per month, assuming that the homes are heated by natural gas and electricity provides all the other requirements. At this rate the electrical demand by the development is about 250,000 kilowatt hours per month. The demand can be supplied by Puget Power at 'a cost comparable to other residential development in the area. 41 NATURAL GAS: Existing Conditions: Natural gas is currently supplied to the Tiffany Park area by the Washington Natural Gas Company. Supply lines are available to the site and distribution lines have been installed in the adjacent Division 2. Environmental Impact: . If it is assumed that all the homes will be gas heated (with all other power needs using electricity) then each home is estimated to require approximately 900 therms/ year. The development includes 125 homes which would require a total of approxi- mately 110,000 therms/year. This demand. can be supplied by Washington Natural Gas Company using present and planned supply lines. The cost of developing the gas supply system is not dependent only on the Tiffany Park development as it is 53 being improved to supply the overall growth in the area. Communications • TELEPHONE: Existing Conditions: • Pacific Northwest Bell provides telephone service to Tiffany Park and the sur- rounding area. The company has the ability to supply the needed line capacity for all development in the area as long as they are aware of the need during the site development and construction phases of the project. Environmental Impact: The establishment of 125 new homes will demand 125 or more new telephone lines to service the incoming residents. The telephone company can supply the service at no more cost than it would incur in supplying the same demand at an alternative site in the area. • CABLE TV: The franchise for television cable service to the Tiffany Park area is owned by the Clearview TV Cable Company. There are currently no cable lines serving the area. The closest lines are at the bottom of the hill southeast of the site ad- jacent to the Maplewood Golf Course. Cable service will be supplied to Tiffany Park if there is sufficient demand to install the cables. The residents must request the service before it will be supplied with cost based on the demand. • Water EXISTING CONDITIONS: The proposal is located within and is served by the City of Renton Public Works Department. The site is served by a 12" main which is sized to accommodate the proposed project. ENVIRONMENTAL IMPACT: The proposed development of Division 3 will demand a water supply for 125 single- family residences starting in 1978. The water required to supply these residences is based on an estimate of 100 gallons/day per individual resident. With an average of 3.2 people per residence the total population served will be 400 re- quiring 40,000 gallons of water on a daily basis. This water supply is available from an existing water main into the Tiffany Park area. 54 The development includes an adequate water distribution system that will serve all lots and all fire protection requirements as dictated by the City of Renton and the State of Washington. Sewers EXISTING CONDITIONS: The proposed development is served by the City of Renton Public Works Department. There is presently an 8 inch collector that serves Divisions 1 and 2. This sewer is sized to accommodate Division 3 also. ENVIRONMENTAL IMPACT: The total population expected to reside in Division 3 is 400 people. Each resident is expected to add about 75 gallons per day to the existing system. The addition of 125 residences is expected to increase the total flow by about 30,000 gallons per day. The existing sewer system was scaled to include sanitary wastes from Divi- sion 3 and is capable of handling this additional volume. 10 Solid Waste Disposal EXISTING CONDITIONS: Solid waste disposal service is provided to Tiffany Park by the General Disposal Company. The Company picks up solid waste at each house and disposes of it at the Highland Collection Center in South Renton Highlands. The collection center disposes of the waste at the sanitary landfill at Cedar Hills, off the Maple Valley Highway. Disposal is mandatory in the City of Renton and is billed with the water. Rates are currently being renegotiated between the disposal company and the City of Renton. ENVIRONMENTAL IMPACT: Service will be provided by the General Disposal Company by adding the new sub- division to existing territory. Each individual can pay for the 2 can minimum pick-up, or more if necessary. Collection is mandatory and will be billed at. the minimum residential rate whether it is used or not . The sanitary land fill . in which the solid waste is ultimately disposed has the capacity to absorb the increased dumping needs of the Tiffany Park residents. 55 I . • HEALTH i ; -, The contribution the project will make to the health of the residents will be ' good. Air quality will be good, well within ambient air standards for all pol- lutants. Noise levels will be below those promulgated for residential areas. Sewers will minimize ground contamination by sanitary wastes. Water will be treated to acceptable drinking qualityconsumption. prior to consum tion. The incidence of home or automobile accidents should not be any greater than normally experienced in residential communities. Several health services are provided at no charge or nominal charge by the Seattle- King County Health Department, 3001 N.E. 4th, Renton, Washington 98055. This agency provides shots for all types of diseases, TB X-rays and many other services. • AESTHETICS Existing Conditions The sites are presently covered with varying densities of trees, blackberry and j y other ground covering vegetation. The area is visible from nearby residential development but not from major arterials. Portions of the north and east slope are visible from the Maple Valley Road and the Maplewood developments which lie below and to the northeast on the floor of Maple Valley, and also from residential areas on the plateau north of the valley. The four BPA powerlines which traverse the hillside are visible from these areas and will also be within the view of some portions of the sites. The property is cut by two major aqueduct rights-of-way which appear as fenced open linear corridors covered mostly with low grasses and narrow paved roads. j Such pipeline routes are prevalent' throughout the surrounding communities. Environmental Impact Development of the site into single-family residences will replace the natural cover features of the land with human settlement features. The houses will be visible from adjacent communities and will appear as an extension of existing housing. From the valley and the plateau to the northeast, removal of most of the natural vegetation will be partially visible and a few of the homes will be seen at the edge of the plateau. However, existing trees and other vegetation will be left on the hillside, and will partially screen the changes to take place on the sites. Street lighting will be visible from across the valley, but will be partially screened by the trees to be retained on lots throughout the development. 56 general , • the project will blend in with its .surroundin s and will not create In surroundings any visual or aesthetic disharmony with the regional landscape. ID RECREATION - - There is no present recreation activity on the site of the proposed development. The proposed land use changes will not affect natural recreation on the site nor on any adjacent land. Project residents will have access to Tiffany Park which, has organized recreation activities and play areas. The residents also have access to the open-space created by the Seattle and Mercer Island aqueducts. 10 ARCHAEOLOGY/HISTORY The only known potential archaeological or historical sites in the vicinity are the abandoned coal mines, and there are none on or immediately adjacent to the proposed development. No indication of significant former native occupation or use of the area has been recorded, and the lack of. a major water body, fresh- -- water stream, or good growing soil makes the likelihood of such use remote. • 57 IRREVERSIBLE OR IRRETRIEVABLE COMMITMENTS OF RESOURCES, AND THE RELATIONSHIP BETWEEN LOCAL SHORT-TERM USES OF MAN'S ENVIRONMENT AND MAINTENANCE AND ENHANCE- MENT OF LONG-TERM PRODUCTIVITY Implementation of the proposal will , for all practical purposes, irreversibly commit the land area in question to the proposed use. The long-term foreclosure of future use options will be offset by the short-term public and private economic gains to be realized and the provision of needed housing units. The land is not uniquely suited to any foreseeable alternative type of use and the proposed use ! will likely serve the housing needs of future generations. The existing demand for housing would likely be met at another site in the general vicinity, if not allowed here, with substantially similar environmental impacts. The land is not now utilized for agriculture or mineral production and does not provide unique wildlife habitat or recreational opportunity. It is unlikely that these or similar environmental uses would increase in the future if the site were not developed in the proposed use. Energy use in the form of electrical power and natural gas will be committed on a j permanent or long-term basis, but at a rate no higher here than it would be in alternative developments to meet the same housing demand. , Delaying implementation of the proposal until some future time would not produce any anticipated environmental benefit in the long term. 58 ALTERNATIVES TO THE PROPOSAL THE "NO-ACTION" ALTERNATIVE A decision not to approve the subject plats would leave the land in its present natural state and ro i p h bit the proposed conversion to a higher economic use that • is consistent with existing planning and zoning policies. The major result of a negative action would probably be to delay development of the site for an indefinite period of time. This action would prevent or delay all of the environmental impacts discussed in the report from occurring at this site, but it is probable that equiva- lent additional developments of the same type would be proposed at other locations within the Renton - south King County area to absorb the increasing demand for new housing in this area. The proposed site is convenient to several employment growth areas. According to Puget Sound Council of Governments ' 1973 projections, the area including Renton, Maple Valley, Tukwila, Kent and Sea-Tac Airport, will add about 17,500 jobs between 1970 and 1980, and another 30,000 jobs by 1990, and the project site is located within eight driving miles of all of these forecasted jobs. Since none of the anticipated adverse impacts from the proposal is serious, since the growing demand for housing will probably be provided for somewhere in the general vicinity, since the subject site is currently designated for the proposed type of use, and since the anticipated impacts would likely not be reduced signi- ficantly in an alternative location, the "no-action" alternative would probably not result in an overall net reduction of impact on a regional basis. Higher Density or More Intensive Use Higher density residential use would require rezoning and would increase most of the impacts discussed in the report. This is not considered a viable alternative ._, by the sponsor or the City. Any commercial use would also require a rezone, and would not be practical because of the lack of proximity to arterial streets. Lower Density Residential Use The site could be developed with larger lot sizes than the 7,200 square foot mini- mum allowed by existing zoning. Due to site constraints and design factors, the lots in the proposal average about 8,500 square feet making the actual density closer to that which would be expected in the next less intensive zone, G-8400. Further reductions in density would decrease the number of lots, increase the cost of the proposed homes, and cause modifications in potential impacts as follows: 59 1 . Slight reductions in soil relocation, erosion potential , peak runoff rates, vegetation removal , air pollution, noise, and use of natural resources. 2. Somewhat lower population-caused demand on local roads, service, utilities and energy resources. 3. Higher income level of potential residents. 4. Less efficient economic use of the land in terms of number of housing units provided and cost per unit for public facilities and utilities systems. 5. More housing units would probably be built at a faster rate in other locations to absorb the demand. This would partially negate some site impact reductions on a regional basis. The lower density alternative has been rejected by the sponsor because of higher per unit development costs and the incompatibility of, and uncertain market for, a small group of homes which are substantially higher in value than those in the adjoining areas. ALTERNATIVE LOCATIONS FOR THE PROPOSAL The sponsor does not own or control other sites in Renton or the general vicinity suitable for residential development, and therefore could not achieve the stated objectives at an alternative site at this time. 60 UNAVOIDABLE ADVERSE IMPACTS Adverse impacts which cannot or will not be mitigated by modifications to the project. Soils and Erosion Rearrangement of topsoils during grading. Slight increase in erosion potential during construction. Hydrology Minor increase in surface water movement to local stream. Seasonal shift in groundwater recharge. Vegetation Removal of most natural vegetation from 75% of the site. Wildlife Elimination of some non-unique species from the site. Air Quality Short term rise in particulate levels during construction, minor increases in carbon monoxide levels from home heating and vehicle emission. Noise ' Small noise level increases due to human activity. Land Use Reduction in the amount of land available for alternative future uses. Transportation and Circulation Minor increases in peak hour traffic congestion at local intersections. Public Services Demand for additional police protection. Increased enrollment at local elementary school . Energy Increased use of electricity and natural gas. 61 �—I ' 1 REFERENCES Environmental Protection Agency, Compilation of Air Pollutant Emission Factors, AP-42 (with revisions), Research Triangle ,Park, ' N.C. , ,1973. Office of Program Planning and Fiscal Management. 1970 U.S. Census. Pacific Northwest River Basins Commission. Climatological Handbook - Columbia Basin States, Vancouver, Washington, 1968. I' ' \ Preston, Richard. North American Trees, Iowa State University Press, Ames, Iowa, 1961 . Puget Sound Air Pollution Control Agency. Annual Report, 1972, Technical Services Division, Seattle, Washington, 1974. Puget Sound Governmental Conference, Interim Regional Development Plan Forecasts, 1970 through 1990, November, 1973. Sternlieb, George and Robert W. Burchell , "The Numbers Game: Forecasting Household Size," in Urban Land, Vol . 33, No. 1 , January 1974. U.S. Department of Agriculture, Soil Conservation Service. Soil Survey, King County Area, Washington, November, 1973. Washington State Department of Ecology. Maximum Environmental Noise Levels, . , (WAC 173-60), Olympia, Washington, 1975. City of Renton Zoning Ordinance and Code City of Renton Subdivision Ordinance ORGANIZATIONS CONSULTED METRO - Transit City of Renton - Police Department City of Renton - Fire Department City of Renton - Library City of Renton - Parks & Recreation Department City of Renton - Public Works Department Puget Sound Power and Light Company Washington Natural Gas Company Pacific Northwest Bell Clearview TV Cable Company General Garbage Disposal Company, Inc. Valley General Hospital Renton School District 62 INDEX OF ELEMENTS OF THE ENVIRONMENT ELEMENTS OF THE PHYSICAL ENVIRONMENT Earth Geology 15 Soils 17 Topography .15 Unique physical features N/A Erosion 1.9 Accretion/avulsion N/A Air Air quality 23 Odor N/A Climate 23 Water Surface water movement 19,21 Runoff/absorption 21 Floods N/A Surface water quantity 19,21 . Surface water quality 21, Ground water movement .' 21 Ground water quantity 21 Ground water quality 21 Public water supplies 21 Flora Numbers or diversity of species 22 Unique species 22 Barriers and/or corridors N/A Agricultural crops 22 Fauna Numbers or diversity of species 23 Unique species 23. Barriers and/or corridors N/A Fish or wildlife habitat 23 Noise 26 Light and Glare 29 Land Use 30 Natural Resources Rate of use 34 Nonrenewable resources 34 Risk of Explosion or Hazardous Emissions 34 63 ELEMENTS OF THE HUMAN ENVIRONMENT Population 35 Housing 38 Transportation/circulation Vehicular transportation generated 42 Parking facilities N/A Transportation systems 40 Movement/circulation of people or goods 40 Waterborn, rail and air traffic N/A Traffic hazards 45 Public Services Fire 47 Police 47 Schools 48 Parks or other recreational facilities 51 Maintenance 52 Other governmental services 51 Energy Amount required 52 Source/availability 52 Utilities Energy 53 Communications 54 Water 54 Sewer 55 Storm water 21 Solid waste 55 Human Health (including mental health) 56 Aesthetics 56 Recreation 57 Archeological/historical 57 Additional Population Characteristics 37 64 tEa' ESTATE DIVISION R.Y.WOODHOvsE, o,'.<t . Business & Professions Administration 4'1 ,aa% • P.C. Box 247 Olympia. Washington 98504 • Land Development Registration and Administration • • • `Dear Developer: The legislature has enacted a new section of the Land Development Act. . The new portion will go into effect on September 21, 1977. As it nay affect Your present or future development plans, we are setting it out for you in full: "It shall be unlawful for the developer to sell a lot or parcel within . a development if the terms of the sale require that the purchaser pay any sum in addition to the purchase price for constructing, completing or maintaining improvements to the development unless the sums arc to be paid directly to: "(1) A governmental agency; • "(2) A person who is not affiliated with the developer, in trust,. and on terms acceptable to the director; or "(3) An association comprised solely of persons who have pur- chased lots in the development, or their assignees. "The terms which require the payment of any additional sum shall be set forth in the public offering statement." If you, or a lot owner's association which all lot owners must join and in which.you have a vote, are collecting money for construction, completion or maintenance of improvements, you should consider establishing a trust for the money. After September 21, it will be illegal to sell lots for which you plan to separately collect money for improvements unless the new statute is followed. Notice that the statute also requires that any arrangement for collecting additional money for improvements be described in the Property Report. We will be glad to help you amend your Property Report after you send in a copy of the page containing the proposed change. RECEIVED RECEIVED CITY OF RENTON T ". "�'y� I �- O 1� r{ / c. -1977 �7! HEARING EXAMINER ( `j l_ 1 AM OCT 41977 PMIEi M NO 77 -O (,,_7- AlN!1=R FUND 718191I0111112il c213®415,6 MEMBER: National Association of Real EStat•License taw Officials i j•al;e Two 1•:e enclose a questionnaire which will help you decide for yourself whether collection of money for improvements in your development will be legal after September 21. If you have further questions, feel free to call our office. Sincerely, 0 Ial-...-=, Z-----0 'ql Ethel J. ldillia s, Chief Land Development Registration and Administration EJW:rl Attachment Telephone Nos: (206) 753-1061 Olympia MA2-8436 Seattle • 1 _ (1) You, as a person required to register or obtain a waiver of registration under the Land Development Act, have or will have improvements (such as roads, water, a waste disposal system, swimming pool, part: area, etc.) as part of your development. YES NO (2) If the answer to (1) above is "Yes," the money for construction, completion or maintenance of all improvements will be collected by a governmental agency (such as the county) . • YES NO (3) If the answer to (2) above is "No," the money for construction, completion or maintenance of all the improvements will be collected by a property owner's association in which the developer has no vote. YES NO (4) If the answer to (3) above is "No," the money for the construction, comple— tion or maintenance of all the improvements will Le collected by a trustee who is independent of the developer, who has the power to spend the money only upon the improvements. YES NO (5) If the answer to (4) above is "No," you plan to construct, complete and maintain all improvements throughout the life of the improvements and throughout the life of the development without the collection of money from lot owners. YES NO (6) If the answer to (5) above is "No," please consult our office about adopt— ' ing a plan which will satisfy the statute. We can also help you to amend your Property Report to explain your new plan. y /)1/-7 7 R.F: 7/"7 -G/-7 Park cO, k/S/4'J2 /1/0'. 2 Q )9,(( 132awy s who //'ke 727c7 )1), /400-1(. bei)99 VY/'i�j Oe(f /o/ 1770re- access ,hca Q9 reed / o S O7CZ 71-1-7. 1-e/0/2 C / air;ery412 /eve RE /o)- , h4s4 (rOsS RECEIVED CITY OF RENTON NEARING EXAMINER Ci 41977AM c� PM 71819110111112111213141516 a EXHIBIT NO. 2/ ITEM NO. // Z -o "',7i /( 2 4 . Jim..:Q. : ,..2. , '. . J.,4 e4.41, , ; "ea j.,t,t-,. ., . : .' . . . iee,4,dt-734:) - 0.2/0•4‘, 6.'4). o&' - .. • ' EXHIBITH : :.:. ' . L.: ,' : , ; ; - Y� O:. � r ..' moo �,f ,14 ITEM NO, / , / 1 :' g\\I E.0 : ° ' RECEIVED. Zoo &4 �, '. _ CITY OF RFNTON: '. •, ,OCT' • � 19s"+ , . 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WASHINGTON 98055 255-8678 <4, LAWRENCE I.WARREN, CITY ATTORNEY DANIEL KELLOGG, ASSISTANT CITY ATTORNEY 94'f0 March 7 , 1978 Mr. Warren Gonnason • Public Works Director .kenton, WA 98055 Re : Final Acceptance Tiffany Par Plat Dear Warren: On March 2 , I received one call from Lou Nawrot, : an�attorney for Tiffany Park Developers . He indicated to me that they had made an application for final plat approval some time ago and to date they have not received the final approval. Apparently, they have suggested meetings or other means of determining why the approval has not been given . To date they indicate no communication has been received by them about this project . Could you please review your file and determine what the hold up , if any on this plat might be . If there is a problem that problem should be communicated to the applicant immediately . If necessary, a meeting, as requested by the applicant should be scheduled. If I can be of any-assistance in that meeting or otherwise please feel free to contact me . Very truly yours , j PAIN & WARREN .. L;.L• Lawrence J . Warren City Attorney LJW: ad 1 �-��'',l-Chi.�,r , - Renton City Council • - - - - - - . ' 9/12/77 Page 3 :,Correspondence and C urrent Business— Continued . , King County Letter from the Board of Public Works Director Gonnason reported Latecomer' s completion of review of 6/13/77 Council referral regarding request Agreement by King County for latecomer' s agreement. The letter recommended execution of Agreement and Conveyance Re Water' Mains and Appurtenances . which provides for a 15-year latecomer' s agreement for the. 16-inch a watermain along Monroe Ave. N.E. and the 12-inch watermain running parallel to the north property line of the King County consolidated office and shop facility. MOVED BY CLYMER, SECOND SHINPOCH, COUNCIL . CONCUR IN RECOMMENDATION AND AUTHORIZE MAYOR AND CITY CLERK TO EXECUTE ' AGREEMENT. MOTION CARRIED. ' Clearview TV Letter from Deputy Director of Public Works forwarded recommendation ' Cable from Jim Hurd, Director of the Office of Cable Communications • Rate Increase for rate increase on behalf of Clearview TV Cable Company. The letter explained the request by Clearview TV Cable Co. would be in line with the rates being charged by Teleprompter TV Cable Co. within the City since 1976. The letter reported- Public Works Department • concurrence in Mr: Hurd' s recommendation that the rate increase be approved by the Council . Alpon. inquiry, Deputy Public Works Direc- tor Bennett noted public hearings were not necessary for rate increase if justified, that the new ordinance does provide for increases; however, public hearing could be held 'by Council or in conjunction with other TV Cable Companies by' the City of Seattle. MOVED BY STREDICKE, SECOND THORPE, COUNCIL REFER LETTER TO THE WAYS AND MEANS COMMITTEE TO HOLD FOR TWO WEEKS . CARRIED. . Valley Medic I Letter from Valley benerai Hospital , Asst. Administrator Dennis Popp , forwarded copy of revised ,agreement between members of the Valley Medic I Provider Group asking that Council approve the City Fire Department' s involvement in the program. The agreement includes the Public Hospital District #1 (Valley General ) , Cities of Kent, Renton and Tukwila, King County Fire Protection Districts No. 20, ' No. 25 and No. 40. MOVED BY 'STREDICKE, SECOND-.SHINPOCH, COUNCIL REFER THE MATTER TO THE PUBLIC SERVICES COMMITTEE\FOR REVIEW AND REPORT BACK. CARRIED. \ • Fall Burning Letter from Fire Department Inspector, E. Wooton , Jr. , requested on Time- Period Set behalf of the Fire Prevention Bureau that October 17 to November 21 , 10/17 to 11/21/77 1977, be set aside for citizens to burn leaves. and natural residues of fall as provided in City Code 7-909E. MOVED BY CLYMER, SE'.;0ND SHINPOCH, COUNCIL CONCUR IN REQUEST OF FIRE DEPARTMENT . CARRIED. Council Salary Letter from former City Councilman Dante Poli , 420 S.W. Langston Rd . , ' Increase urged Council members to deny $100-a-month salary increase for new Council members, and expressed the belief this is inflationary period, the Council positions are part-time community service and no reason for salaries to keep ,up with "cost of living" increases . The letter also noted Council members went without salary increases for 91/2 years during the 1960' s and -asked Council to consider service to • the public above own interests . MOVED BY STREDICKE, SECOND THORPE , COUNCIL REFER LETTER TO THE COMMITTEE ' OF THE WHOLE TO DISCUSS AT , BUDGET TIME. _. CARRIED., . . . OLD BUSINESS BY COUNCIL • - ' Plannila_ & Planning and. Development. Committee Chairman Perry submitted committee Development / report.re Glencoe #5 Prelimi,nary. Plat, concurring in recommendation of Committee Resort the Hearing Examiner (approval with conditions) . MOVED BY STREDICKE_ , Glencoe No. "5 SECOND THORPE, COUNCIL CONCUR- IN 'RECOMMFNDATION AND REFER TO THE Preliminary Plat WAYS AND MEANS COMMITTEE. (No action now needed) CARRIED. (PP-O51-- 77; , Tiffany Park No. 4 The Planning and ' Development Committee report re Tiffar,:>, Park --3 P. P. - Preliminary Plat iconcurred in recommendations of the ,Land Use Hearing Examiner (approval ' PP-059-77 with conditions) with, following revi.slons ' to be included in the final plat: OPEN SPACE AREAS (1 ) Development of alternative storm drainage retention system in lieu. of pr000sal to use portion of Tiffany Park; (2) Openspace -areas are to be retained in private - ' ownership as common area to- be maintained and operated ,by a homeowner' s association, or similar.' procedure, in lieu :of dedication to the City: The report explained committee 'opinion •that public dedication could . create maintenance: and ope'rat:ion- problem, as well as public liability. I ) . , • _ Renton City Council 9/.12/77 Page 4 . ,... : ;,;.3.. .': Old Business - Continued - (Planning'.and Development .Committee Report) Tiffany Park • The report -stated . it was Committee' s ,feeling that green belt and storm PP 059-77 water retention. faciliti.:es,.`.should be held in 'private ownership, as Continued . par.t, of a ..total, pla:t devel..opment', :and recommended:this, approach be established by -the .Council .a's City. pol:icy. .in dealing with future ,, plats (method` used successfully ,i n Ro'l_l i n,g.: H,i l l s and Victoria Park) . 1 The report stated alternative would be•the'dedicati-on for public purpose of: us,able :land '.area 'suitable for ,park and recreational activities.... September; l;. ;letter. of-Hearing Examine: Beeler. was .- read which recommended establishment .of policy by Council concerning open space tracts proposed:.;to' be dedicated. to the public regarding . mai.ntenanc:e, po.l i cy to :be::'incorpor.ated::i n' future decisions' of the Examiner and •in staff:, reports. The Examiner' s letter also enclosed Park Board`s memor.anduf8/18/7.7 opposing the proposed storm water retention pond .:i n:.Ti,.ffany •Par,. k; no ti.ng:,receipt'of information after . close' of .p.ublic hearing, consequent'referral to the Public 'Works 5 Dire.ctor and opinion: that; this `matter can be• satisfactoril.y resolved without another public hearing, prior ,to 'review of the' final plat. • Moved..by-Streditke;., Second.Thorpe, .Counci.l concur in committee recommendations relati.ve..to: ;conditions'. of. Tiffany Park No. 3. Persons Present � Persons Present makingi.nquiries : Chuck Brenyle, 'Develoomert Loordi- , -5 nators, i3.837 N.E. 8th., Bellevue, 'explained proposed 'trail and open 1 space plans;. noting' developer had :don.ated..Tiffany, Park to the City; noting lack of•time to .rev,i ew:commi ttee- recommenda-ti ons . City Attorney Shel.lan recommended, referral ,hack :to Hearin.g 'Examine.r fc,f citizen testimony under oath and;. time.for. developer to :review new items. Francis Holman, 1624.F.erndal�e S,E. , was 'concerned with access and Vtraffic 'from Cascade using: area .and: asked for better city control and more responsibility to developer and contractor .for order. f Malcolm Blom, 262,4' •S'. .:16th;' noted 'f.rightening situation with heavy traffic especially during,ball games, weekends and evenings with cars ,' at rate of. one every 45 ;seconds. Ray Hayes, 1642 .Index S.E. , reported traffic On Index Ave. now. excessive. and, objected to additional traf- fic as hazardous; also objecting to inadequate drainage. SUBSTITUTE. MOTION BY 'CLYMER-, SECOND THORPE, COUNCIL REFER THE PRE- LIMINARY PLAT FOR TIFFANY:PARK N0: 3 BACK TO THE HEARING EXAMINER WITH' COUNCIL' S RECOMMENDATION..TO 'REOPEN THE PUBLIC:, HEARI•NG WITH EVENING MEETING. The Cler.k ''was asked to forward summaries to Examiner. City Attorney Shellan explained need for hearing before the Examiner for consideration of tra'ffic''count and proper testimony. MOVED BY CLYMER, _SECOND 'THORPE,. ADO TO MOTION THAT THE ADMINISTRATION ORDER TRAFFIC. COUNT CONDUCTED FOR 'OFFICIAL INFORMATION. CARRIED. Ways and Means Ways and Means. Committee 'Chairman Clymer announced committee Committee Report concurrence. in. the Mayor's reappointment of Kenneth Swanigan to Board of Position. No-. . 6 'on .the Renton :Board of Adjustment, four-year term Adjustment effective;to. 9/6/81 .- . MOVED BY .SHINPOCH, SECOND THORPE, COUNCIL Appointments CONCUR IN. C.OMMiTTEE RECOMMENDATION TO REAPPOIN TENT. CARRIED. • K. Swanigan Ways and Means''Committee Chairman Clymer announced committee G. Holman - concurrence 'in the Mayor's' appointment of 'Gerald Holman, 2204 NE 8th St. , to. Position No. 5 on the: Board of Adjustment replacing Maurice Bauer, effective to 9/6/81 . MOVED BY SHINPOCH , SECOND THORPE, ' COUNCIL CONCUR IN COMMITTEE. RECOMMENDATION FOR APPOINTMENT. CARRIED. Planning Ways and Means Committee •.Chairman Clymer .announced committee Commission concurrence in the Mayor' s appointment of Barbara Schellert, 3506 Appointment Park N. , ta .tte, Renton :Planning Commission effective through B. Schellert 12/31/78 (completing term, of''James 'Akers , resigned) . MOVED BY MOVED BY SHINPOCH, SECOND THROPE, COUNCIL CONCUR IN .COMMITTEE RECOMMENDATION:: FOR ;APPOINTMEN:T. CARRIED. . Parking Lot Councilman Clymer inquired 'regarding'.construction of tri-plex on lot formerly Used. as J.C. Penney employee parking lot, and was informed by Planning Director Ericksen that the lot had been owned by John Swanson,. as a part. of Chevrolet -agency, now sold and build- ing meeting city 'regulations;;"later agreeing that City ordinance does requires parking ,for employees of large businesses . CITY COUNCIL PLANNING AND DEVELOPMENT COMMITTEE COMMITTEE REPORT SEPTEMBER 12 , 1977 RE : CITY COUNCIL REFERRALS ( 1 ) GLENCOE DIVISION NO . 5 PRELIMINARY PLAT File No . PP-051-77 ( 2 ) TIFFANY PARK DIVISION NO . 3 PRELIMINARY PLAT File No . PP-059-77 • The Planning and Development Committee has completed its review of the above noted referrals and makes the following recommendations : ( 1 ) GLENCOE DIVISION NO . 5 PRELIMINARY PLAT The Committee recommends that the Council concur in the recom- mendation of the Land Use Hear_ing Examiner ( approval with conditions - note attached copy of recommendations ) . tf ( 2 ) TIFFANY PARK DIVISION NO . 3 PRELIMINARY PLAT The Committee recommends that the Council concur in the recom- mendations of the Land Use Hearing Examiner (approval with condi - tions ) with the following revisions to be included in the final . plat : A. OPEN SPACE AREAS 1 . Development of alternative storm drainage retention system in lieu of the .proposal to use a portion of the City of Renton ' s Tiffany Park . 2 . Open space areas are to be retained in private owner- ship as .common area .to be maintained and operated by a homeowners ' association , or similar procedure , in lieu of dedication to the City . It is the opinion of the Planning and Development Com- mittee that City acceptance by public dedication of hillside and greenbelt areas , as proposed , could create a maintenance and operation problem , as well as potential " public liability. It is the feeling of the Committee that these areas , including storm water retention facili - ties , should be held in private ownership as part of a total plat development . - ` — ` ^ CITY COUNCIL PLANNING AND DEVELOPMENT COMMITTEE COMMITTEE REPORT ' 5EPTEMBER 12 , 1977 PAGE TWO The Committee further recommends that this approach be established by the Council as City policy in dealing with future plats . Jt should be noted that this method has been used successfully in the past in Rolling Hills and Victoria Park to set aside greenbelts and CO0mUn open space areas . The Committee feels the alternative to Setting aside these areas , as recommended , would be the dedication for puU | lC purpose of usable land area suitable for park and recreational activities . ` c ' ------ 6�(�r�e Perry , Chdi r0an � .� %. - - 'Ti au R� 3tr2diCk8 ' • • 1 . - ' PP-059-77 Page Eight E-060-77 • J. C e city will be able to adcept,.maintenance of the retention pond after one year 'of 'completion. Within that. year the applicant will be responsible for maintenance. 1o. 1• inai .drainayu plans can_be developed,prior .to submittal Of the final plat. , k.h:CuMMENLJA 1'ION: . h,Ised upon the record, testimony, and aforementioned findings and conclusions, it is . . recommended to the City Counc4 that the _Preliminary Plat of .Tiffany Park Division No. 3 (Exhibit #11, Revised Pr liminary Plat) be approved subject to: ] . Approval by the King Count,I Council Of the final plat of Fairwood Pointe to connect to S.E. .160th Stre=t prior to any' clearing or grading of that portion of Tiffany Park Division No. , dying, easterly of .the Seattle/Mercer Island Pipeline right-of-way; • . 2. Public Works Departmentre iew of Circulation of, the entire Tiffany Park area ' and implementation of additional, traffic control .devices as needed during or after cunstruction `of the homes ' n the plat; . . 3. Approval by the applicable, utilities of access across the effected right-of-ways; ' 4. Final design of storm surf.ce water drainage system which will incorporate as shallow and safe retentioniponds as are. rea'sonable and practical and approved by the Public Works Department ; 5. M,,intenance of the retention ponds by the homeowners association or Development coordinators, Inc. for a p=riod :of. at least'one year after construction of the • retention ponds or until. t e city.officially .accepts this, maintenance responsibility. 6. Preservation of as much ex 'sting substantial vegetation as is reasonable and practical; I 7. Wotk outside of buildings ) ccurring.' only between the hours of 8:00 a.m. and 6:00 p.m. on the days of M nday through`Saturday; ' H. Revision of street names a cording' to city requirements as determined by the Public Works Department;. I 9. Planning Department approv 1 of landscaping in.the cul-de-sac planters; and 10. Submittal of restrictive c'venants with the final plat application to include the conditions as specified heein: . . . It is alsp recommended that the exception be ,granted to allow 7 pipestem lots in the - proposal per Exhibit #11, Revis=d Prel'iminary Plat. ORDERED THIS 5th day of.August, 1977 (4/17 ' - ' ' . — h. fi k :tier -• — - . s hind Ue lieari.ng Examine': . TRANSMITTED THIS 5th •day of August; 1977 'by Affidavit of- Mailing to the parties Of record: Dick. Chapin • . Fran•isA: .Holman , ' : _ Jane- Ramseth . Judith' ,Stoleson . . .Glor•a Ervin . I'RANSMITTED THIS 5th day o' August,' 1977 to the following: Mayo Charles J. 'Delaurenti , Coun.il President George Perry ' Coun•ilman.iuchard M.. Stredicke . Warr_n C: :Gonnason, Public Works Director ; • Gord n .Y. F,.rioksen, Planning Director . Ron ' elson, Building Division , Gera'd M:.'Shel_lan, City Attorney Pi'- OF • ..,1-7 7 Pae', 1. ,Ve . pr.4>j,c5al make adequate' )ryv.ision for the public health, safety and general i,, i iar.e for open- spaces, str .ets, -water. supplies and sanitary wastes. The public: • :,t '•ru:it and use is served b the ' subdivision. :. ,s:: ter;r1ON: II iias,ed upon the record of the hearing -and the foregoing',• .it is the recommendation of • he examiner that the preliminar plat of Glencoe Division No. 5 (as shown in f•:x}:ibit. #6, dated July 18, 1977) be approved subject to the following conditions: ' 1 . A note be placed on the plate stating that a side yard requirement would be six (6) feet: for -two story struckures. 2. Planning Department review, and approval of removal of existing significant trees . ' with the intent of retaining these significant trees. ' . 11. Public Works Department review and approval of the .storm water retention and oil/ water separation plan for compliance -with. applicable regulations. 4. Submittal of covenants with. ':he ,f_inal plat application. 5. Participation in the May Creek Drainage Basin system through the May Creek Drainage Agreement. . • 6. No further subdivision of tax lot 36 within five 'years without filing a final plat. . ' 7. Submittal of deferral of off-site improvements application to the Board of Public Works for final action prior, to approval of the final plat'. . i ORDERED THIS 26th day of July, 1977. . i Age �' �.jit ". . . . L. ••icl�:eeler I Land Use Hearing Examiner i TRANSMITTED THIS 26th day of July,' 1977 by Affidavit of Mailing to the parties of record: i , Di k Padrick Lo ell C. Weinberg TRANSMITTED THIS 26th day of July, 1977 to the following: ;; Mal or Charles J. Delaurenti Cdincil President George J. Perry ' Co incilman Richard M. Sttedicke Wa.'r.en C. Gonnason, Public Works Director ' Go:don Y. .IEt-icksen, Planning Director Ron Nelson, Building 'Division ' Gettard M. Shellan, City Attorney • Pursuant to Title IV, Section 345 of the City's •Code,- request for reconsideration must be filed in writing on or b fore August 9, 1977. Any aggrieved person feeling that the decision of the Examine is based-on erroneous procedure, errors of law or fact', error in judgment, or• the ,'iscovery' of new evidence which could not be reasonably available at the prio hearing may make a written request for review by the Examiner within fourteen 114 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 o the record; take further action as he deems proper. An appellato the City Council is governed by Title IV, Section 3016, which requires that such appeal be filed with t e City 'Clerk accompanying a filing fee of $25.00 and meeting other specified requirem•-nts. Copies -of this ordinance are available for inspection in the City Clerk's o -fice, first floor Of City Hall; or same may bu purchasedat cost in said of'ficee , ---', ---- , - .N., OV TIA „ 4 ?1 THE CITY OF RENTON---- .,.. :•,...,.h,y,,d,-.....,.., • MUNICIPAL BUILDING 200 MILL AVE. SO. RENTON>WASK:980q-'.•: A mii 1N,, g 0 swim ;A '.:4. •-q CHARLES J.13 DELAURENTI• MAYOR • PARKS and; 'REC.'REATI(* GENE/L. COULON • DIRECTOR ‘, , 442- 0 I.,.., 44 4.0 SE Olt* i 1 MEMO 4' ' f.,.., " -=-1,.':—/ . . , ` n:::::' to: Mr. L.,Rick Beeler, Land Use Hearing Examiner from: Gene COnion, Director of Parks and Recreation . I ; d ate: .Augu.st 18, 1977 . . ---. subject: Development Coordinators, Inc. FILE NO. PP-059-77 Ep-060-77 _ On Monday, August 15th, this department received from Mr. Don Monaghan of the Engineering Division a copy of the storm drainake. plan for the above referenced projeot. '•. ,-6.' As proposed, this plan would Utilize a Portion of Tiffany Park for the. storage or retention of approximately 6,000 cubic feet of water above ground on the area used for active and free play, including fastball,. soccer, football, etc. , • This area is essential in the departMent's recreation program in that it i3 used by the neighborhood residents, ,and this use will increase With, the additional development. .In addition, this area is vital in the oity's in- tercity athletic activities dUring,the spring, summer, tall.and winter. „ . • , : The condition of the soil is such that even -in the summer months we must. . monitor the amount of sprinkling we do so as not to put the area out of use _ - The Park Board has reviewed this plan and is of the opinion that to use this area as proposed, when a water problem presently exi.irtal would be detrimental to the neighborhood residents and. the total_city recreation program, .in that the field would be put out of service for activities over too long a period of time. The board, therefore, has determined that they will not allow the park area to be used as a retention pond and suggest that some other method to handle this matter be devised. - , • , , co: Don Monaghan : • RECEIVED CITY OF RENTON ,. : HEARING EXAMINER AUG 1 81977 .. . " ... PM 718,91100111211s2131415,16 • 1 _ =n; • •y=f t.,'r L ty' ;S sr�. ,r .. ::.:.` 'r,. ..,, :aa L s " r"9. t. ti �7 Y.' t:' • .t., - Y:_r , F. �;i n f. �e d•" ,iin` nil - '�,.y� I va A H. 98055 T N 'WAS R N O L•L: O'.'-. E .r, PA- •DIN` `2Ut) 'f,: - 2, • - t',l✓ r. Xr' A E� ``E• AND''USE`'HEARING YO �L •,R K:. E 235 BEEI. „ •u: k'f .'r 'tif .E:..i. :l rr r• q • f SER • �5, %y 4. 5 1:G t 'rf� ▪ yx7...; i:.F`. fit , Au9u • st • ~ ( 41: • :;.• ,' ec �"or:, ` k t d;�'r s: 'c' '.t o P� 1'i a' n� ub�Go 0 e; 'T a'rr �= • • r, ,•,H lrrx 1' "• •ec o e� 'D z t r dii'� r m` t °'Au st";a:8�'>, =�1'�9�. e 4 n•1'':, �fn Rar'k -N ,..^ r a. r f i' `ii • e` �a . a".`,k ::and_'R`e e t Y' M1Yaa �f.. ,1= The 'input f e1 ` e'`t o o" late: te: for • 'ubl . :hea,rin t'he`, rel mi:nary consi''derati'.on_ r.irig;:`t gip_+ g�, ., P 'Co ncil .:a ea'r'S ,recoirimendtaton to;�::thos',:C:i't. u P ,::�•F:��: 'p1 at' Howe�er�;; 'my�=: Y::" �? 'siffic�erit .". ` ford concern ,,ofaretent o ?o �_ any) r., ,;fir'; - - `.3�"s:�.•. "t- 'fs'•a,n� r7 ik ricl t o�' { k f�. r., Y • a� storm surf eater e r as �: .arid` ; .,.,. F , on ds l";as;� 'r and - �•i. .r r a'.'c7t� ..c'a a'n Y. h u :1'<ic�:( k f', '1 n. :;r� • • e t, - t�' }c 7 'r f i r'� t,. <71 .U. t�' :ecomtrie ridat o he- L If-�-,,the Cit ,Co,urica<1-..;co y:,,,.,. . - �5 o`rm: war h t P' '�t P_=' artmen't'°-�ta ';1::1'�`-develo .-i,%�t`h;;�`tli'�:r;, �' p W6rks-:'Dep �?:; . dra 'nage` sYstem'. `',As•',a ' a,rit„--`af`;,.Y' o:ur::c1,aI.c.u.1:atia-ions �an.d 'ael z e'r I r::'".•_ c ted.'b" :e l of n 0 the. ; the; Park'„'Board•' sLLde" ' s:zo.n::':cruld';':be .esPe Y: y "1 `=,Q't,,. �he. ea c�h ;t r :t0`e'c.t`ed'`� �Ye''�!s'tormT:wa`te '�ex altern`a't 'we's �t:o�"'l `arid'�hr' .;`-t �, • ' • 'C• 7,., r n h ihea Since,:`t.'he' .f�i:"riaL:� '�•'la't'`�Cv '1'"1.. _�, 1;? iJ� .e,. 'ed�':for': u merit a•"n e'w:''w' 1,1'�'4be�,,:rEv::' w '�? solizt�ion` :`for'�•,'s�to�rzn��;;d�r �, ag... �-.., rid h.= 'i :te52' tar':' °i .. ,,;'ram.;•.'. r„^ ra 'r. f• i. !s - 1' _r,'L. is Be e e �t t.. ;.e nt' a•�:Y .i. •"'%f k4 f ' •!t t u I • •'Dial::- ,P ,- •11 , ' • J/ ,a1 � 1 r, rfc {az, t.' ,fit ::1: f R: -a :n"tC'"' �'1�, � i F , i."e L t J S 1. :n .5 1' u , Y. 'e1 i,5+y�'I, f 3 j'i;i�' . } :T• i/ f: .Fl,„', ti� , 0.` �i , ' + ��i�l 4 J i�F'�;: 'E^ �.�, Y � O N O,a;r �•1i3 ,.,r r.f:' r „c' Z MUNICIPAL BUI' " -.:,,::.::. : f tro DI .G'? '20 .M`LL'AVE:`:SO.' RENTON;:: 5:;,,.�;%,.'�}<,•,.rs':�. _ - N 0 1 WASH:.;9805 g fir.. ,. t - r , +:..,.-. .Lid, ,.,. �, ,- ., ,,- - r� �:;,�:'CHARLES:�J.�`DELAUR�NTI< ,. ` .L'AND`'U:SE:.HE'ARING: EXAMINER y;. ww :'h r t'k :R K. R•L. I. 5 '3 'O 4. C BEELE 235 2 9 A F o S E P • s;'y," t a i;r Se to er •1 9.7 ':t r r mb ?' :a; l ',a y`,. .f�'u a / .'�rcx� "C ,vr �. .r- F} , i' ti FA`': ` "e?" 55. r�,r :t•fr! _4 1' ,.. TO: - �Co R y'aE+fi"�'� �ht',x, {'ems , un s;p rr�.`; F'. ' ROM .... • - 'L: :`Ri:ck�r Beeler` ::He .:E , • t1'. •:ac' .f , CI: ON RE Prelim nar: P: ,:,': fr i �;: la't': f`,;Tffan . 'P'a"rk';`:��` z::,.. w:r y RENTON _WA: . is' '�N' �'F" PP,- 'i r:,. Per:'the .'A 3' 1977;:u 'st 1"` ee 'gin' �t :,D; .3 r'o he�=;P:lari�„iri` 'a 'd' e. e.l' eri• � ,•• .m„ t g f:::, ri g:` n v opm t :�,..• . it �:c ,,.,•. . ,. lar- f- catoriis ;r ,u '� ".., .'..:,...,._,... Comm a-: eg, ed 'regard. ng ,ma ntenanc.e:of ':the:. thr`e ^eri.: `a Tact nta re 'tfi' d• s`tic n: 'at'. �:The`:;reco P P. �. ],�'�P� r - 'nd' to the i Ica e se a act5��.,: �.�' e.:' .,gr ,,t: '"r r re, o':-:�b d aned o' h '�u);l:ic. ford ,"o water" et'`nt'ori,.: : :, - ublic use' and:'en�o.`ment `;;;>:St .:..... •,. .P, • �'. .e �. eatured .in o:'tw of h' o a c._P Pen . 'e- j n,. - . „ , • • t) •The 're'cord' is' T'e``t.'on:'then-::`:iss� •e:' i' t^ <�'- n u Qf;; n„eziarice��of`,tYiese tracts.' ' : •, . .yr j` exce't o . tes he: •d'1te W ks` re h the." , .;.,,.,>._.,• fir ,;;t P. ... y : u .�. oz at 'storm.,;:; or.s:.. et'water> enti'on'"r �ids'.can.'be`'iaaiii `` •ne` h.:..`�.. . :.o:. �..fi; Po to d t e a.ty, n,e'' :ear::after,:. their'"com.-le ion D's' io .' . ' .. '. :; • p . t. i cussa., n:^.and;",testimetiy;:•d ;d' not�;ex lore:the' : :: g.neral°.maintenance:,.of'".:the':,ent re traerefdre...13 '• cbnc'lusi`onC:•- is that: "e the se 'o u f ri, eri a ....7,ma. , nce,;r�.'s�.: p.,.�i;''anct'sub<'�ect :'tp'::,resolution;:�r'''' ' • g s "rev ewf. e , ., ,,,. ... •, ...'�,..' either: durin tile' Couri�i�': ':preliminary��p1at` or:`iriy' _ :';fit:.f e i "�'rve ofae<w a. 1"a a p. „ °:', co e`re mm `d t':ori' o n a �. �'w � ,, �f r���t �-Co: ''e h:ao';:'i ,e;',a .e.,.o.: o"t 'it• r : ., MI'. ,.,'. e' un, s h pp. z un, B�:r-.:=�` duringreview'.:of- t'hi .s�_: e�imnar �lat:��toestal�lsh':;a ol' e. co ce n•i g- ' n r n e ez�;'s:a.ve''traL t- ro osed;;x�i~' ;,lie 0.1.::' c cl, the g,.; , P. I?. S;� �'P ubhe: w�thi'n.'this. ,ah c •would'b . .di:.: :..: < ': P P:, Y-.. �, �rect ,on regardi.ng��mainteri'ance:: . t e u •ur c�ecs '.,° „ ons°' `in' r;�E.r::-tYi�: Exaim e•r ainc�::;a:n':;°"sta`��':. reports; ..th�:s . ol'd `i c n- tie''a :irefere'`'ce"' ,a �'o s;f :1�ti1'ic', . ( A `s e' n 1 0� rtin t`:e to;' tiffs; • '`e ','lrra` �� P- m r'` -]..t'': t,he'�P��'k: oairc3. °s�' 'P Y ':P, decision in e th a to t clied>.�•.memora'nd ;of<� , st:`` ,9.. ''i urn' :A�gu, ,.18�.';:rl. .7,•7` n: 0 O ' scion o..th`t e b r s s e for "a 't`o e'.zn-:r te" �e a. n`n° d.:.'i.'n,th ., 'i. PP • P. .po w z?u=�:r�t., n n i T f f' - eri 'ki-.'Par r� �, �: �e��`r'e 'win `c s• Y`' P. .� orit .d,u r, d".yftl'lo lo. ure '. :`'µ of t e• ubliche n ar�ri :<a d�:�r� ssiiance"''c+ -dec%so �-e.�e re , in' t r``to.th P: o D' �e o- °�r r. '� h`e�,;;a`tacYied:,memora•ndum:-of`:' , t' ,,e S', Au u s �19 ��9 t 1 77: 5. n h t'�`t atte, an.,'be-' ''a'.g ,. a �s:'. r�sc y:.. hi. P ati f o • s act rrl` .`a nd�`1 Y; ✓��..�: ed, thaiit,'a ott�:z"':; up"lac h ar :n', io `t e 'w- rtt•'r o r ie 'o 't v f 'n i he`s:far a1:.. l �. P �;' P.. +Y iYr >- .r. A f! l n h1' -. 1' .3��:y, ,'li^ 6 IfS!:'t'' , iift 'r•• (t•� f ` '�.rvvsw.u. 't i., 4 ..'i: r» r,' i� L: Rick"B el . ,t e r tr,::::-; `� 'He' E •e'' � 1 ' ax ing.' xamin r" ��,�^� _ 1 9'. h, f, ,.!PAS. ic�Y•' 1. l. _ «'hM' t„ it' r• f` .• r S. fr i . l� 4^ ' L 1 :r/ -^f Renton City Council 11/7/77 Page 3 Consent Agenda - Continued Final Plat of explanation from the Examiner noted need for Council approval prior Glencoe Dvn #5 to the meeting of three conditions and requested updating of the Sub- Continued division Ordinance to reflect existing process. Refer to the Ways and Means Committee for resolution. Alley Vacation Letter from City Clerk Mead reported petition filed by Ray Brown of Kennydale Area Brown Strand Homes for vacation of alley, Block 18, C. D. Hillman' s Lake Washington Garden of Eden Division No. 1 , along with $100 filing fee. The petition has been certified by the Public Works Department that signatures are valid and represent 100% ownership of the property abutting the proposed vacation portion. The letter recommended that the vacation request be referred to the Board of Public Works for determination on retention of utility easements , to the Public Services Committee and the Public Works Department for recommendation as to feasibility and appraisal , recommending referral to Ways and_Means Committee for resolution setting 12/12/77 as hearing. Council concur. Human Rights Letter from Kip Ray Jardine, 1068 Sunset Blvd. N.E. , protested inclusion of homosexuality in Human Rights hearings . Refer letter to Human Rights and Affairs Commission. Claim for Claim for Damages was filed by Robert K. MacGregor, 30024-112th Ave. Damages S. E. , Seattle for damage to windshield alleging rock thrown by City truck; claim in amount of $125. Refer to City Attorney and Insurance Carrier. Public Hearings Letter from City Clerk Mead recommendeJ Council concurrence setting Housing 11/21 and 11/28 as public hearings on update of Housing Assistance Plan to qualify for Housing Rehabilitation monies (per HUD require- ments) and 11/28 and 12/5/77 for 1978 Housing and Community Develop- ment Grant Program public hearings in accord with the U.S. Dept. of Housing and Community Development requirements . Council concurrence. Bid Opening City Clerk Mead submitted tabulation for 10/26/77 bid opening for Underground TV underground utilities TV inspection unit, two bids received. See tabulation attached. Refer to Public Services Committee. Bid Opening Bid Opening 11/3/77 repainting of Highlands tank and Mount Olivet Repainting reservoir, six bids received; see attached tabulation. Refer to Public Services Committee. Consent Agenda MOVED BY PERRY, SECOND CLYMER, COUNCIL APPROVE CONSENT AGENDA. MOVED Approval THORPE, SECOND CLYMER, COUNCIL AMEND MOTION GIVING SEPARATE DISCUSSION TO FOLLOWING ITEM. CARRIED. MOTION AS AMENDED CARRIED. Preliminary Plat Letter from Hearing Examiner Beeler recommended approval subject to Tiffany Park #3 conditions of Preliminary Plat for Tiffany Park Division No. 3 filed by Development Coordinators, Inc. PP-059-77, and Exception to Subdivision Ordinance E-060-77. Property consists of 37 acres located 1/2 mile east of east end of Puget Drive, north of Cedar River pipeline right- of-way and east of Tiffany Park Divisions No. 1 and No. 2. Council- woman Thorpe inquired regarding drainage and open spaces, being advised by Planning Director Ericksen that matters were resolved, underground drainage being provided and maintained by developer; open space to be maintained by homeowners association; also noting access resolved. MOVED BY THORPE, SECOND PERRY, COUNCIL CONCUR IN RECOMMENDATIONS OF HEARING EXAMINER AND APPROVE THE PRELIMINARY PLAT. MOTION CARRIED. CORRESPONDENCE AND CURRENT BUSINESS Eastside Airport Letter from James P. Curran, Curran, Kleweno, Johnson & Curran, attor- Development neys representing Bernie Guthmiller of Airport Specialties at Renton Airport, explained lease on the northeast side of the Airport since 8/1/75 and lease secured on assignment known as the Cheesman and Peterson lease which will expire 7/1/78. The letter noted Fancher Flyways lease property in between Airport Specialties leases; that Fancher lease expired and that Mr. Guthmiller has been in active Renton City Council 11/7/77 Page 4 Correspondence and Current Business - Continued Eastside Airport negotiations. The letter asked Council give serious consideration Development to ultimate leasing of the properties previously leased to Fancher Continued Flyways and listed seven points of consideration. The letter further noted understanding that recommendation would be made 11/7 that the' Airport Director be permitted to enter into negotiations with Fancher Flyways for continued leasing on long-term lease. The letter requested opportunity to present their position to Council on 11/7 with equal ' opportunity to present proposal . Aviation Aviation Committee Chairman Stredicke requested committee report read Committee at this time explaining the committee has had under study proposals' by Report Fancher Flyways and Airport Specialties for development of property Eastside Airport on the east side of the field for aircraft storage. The report noted Development committee' s responsibility to make decision in the best interest of the airport and was based on the distinction between the role each i plays within the aviation community on Renton Airport; -that Airport Specialties basically provides a single support service (hangar rental and tiedown); Fancher Flyways is one of three fixed-base operators ' which provide maintenance service, flight training, aircraft sales, fuel and support a number of employees . The committee recognized pri- ority responsibility to ensure healthy business climate and provide facilities needed by airport users . The committee recommended Council authorize the Airport Director to proceed with negotiations for a long-term lease between the City and Fancher Flyways for aircraft storage facilities on the eastside of Renton Airport, and that an area to the north of the FAA transmitter site be offered to Airport. Specialties for the negotiation of lease to provide additional air craft storage facilities. MOVED BY STREDICKE, SECOND PERRY, COUNCIL CONCUR IN COMMITTEE REPORT AND HEAR PRESENTATION OF MR. CURRAN ON BEHALF OF MR. GUTHMILLER. Wall maps were used to explain area along Cedar River and Mr. James Curran, 213 4th Ave. S. , Kent, explained benefit to airport from lease to his client. Bernie Guthmiller reported plans to continue same type of development in the area. CARRIED. Aviation Committee Member Thorpe presented verbal Minority Committee report explaining that Mr. Guthmiller first brought in proposal and showed intent to develop and expand; that both Mr. Guthmiller and the committee report noted shortage of hanger space in this area and a waiting list at the airport. She further noted that during discussions on Fancher lease, it was noted the property was not well maintained, nor utilized; feeling that the Guthmiller hangars are positive addition to the Airport, as well as economic addition. Councilwoman Thorpe determined better use of the airport should be the deciding factor on the lease, contending that the Guthmiller hangars are definite addition to the Airport and that Mr. Guthmiller should be allowed to continue development. ROLL CALL ON MOTION TO ADOPT THE AVIATION COMMITTEE ' REPORT: 3 AYE: PERRY, SHINPOCH, STREDICKE; 2-NO: CLYMER AND THORPE. MOTION CARRIED. Recess MOVED BY STREDICKE, SECOND PERRY, COUNCIL RECESS FOR TEN MINUTES. CARRIED. Council recessed at 11 :47 p.m. and reconvened at 11 :57 p.m. Roll Call : All Council Members present as previously shown. Executive MOVED BY PERRY, SECOND STREDICKE, COUNCIL CONVENE IN EXECUTIVE SESSION. Session CARRIED. Council left the Chambers at midnight and reconvened at 12:29 p.m. Roll Call : All Council Members present as previously shown. Council President Perry reported Executive Committee recom-. Binding mendation that the Administration proceed to binding arbitration Arbitration with concerning the Police Guild contract. MOVED BY THORPE, SECOND BY Police Guild CLYMER, COUNCIL CONCUR IN RECOMMENDATION. CARRIED. Sewer Connection Letter from Brad P. McElroy, 19328 SE 163rd P1 . , Renton, requested Request permission to connect to the City sewer main in N.E. 17th Place, and reported being owner of property at 3414 N. E. 17th Pl . within 300 ft. of a sanitary sewer main and reported filling covenant with the City Clerk to annex to the City. MOVED BY THORPE, SECOND PERRY, REFER MATTER TO THE PUBLIC SERVICES COMMITTEE. CARRIED. Garbage Rate Letter from Public Works Director Gonnason presented revised garbage Increase collection rates for both residential and commercial customers, report- ing receipt from King County Public Works Department Solid Waste �`i of // _ 7 ... 77 4., ►, o THE CITY OF RENTON `� CD MUNICIPAL BUILDING 200 MILL AVE. SO. RENTON, WASH. 98055 op ..L CHARLES J. DELAURENTI , MAYOR • LAND USE HEARING EXAMINER L. RICK BEELER . 235-2593 04)4l f0 SEPW4s- October 27, 1977 Members, Renton City Council RE: File No. PP-059-77 Renton, Washington E-060-77 Tiffany Park No. 3 Dear Council Members: The appeal period for the attached preliminary plat request expired on October 26, 1977, and we are transmitting copies of the Examiner's decision, dated October 12, 1977, for your review prior to adoption of an ordinance. If you desire additional information regarding the subject application, please contact the office of the Hearing Examiner. Sinc.e�rely, L. Rick Beeler Hearing Examiner LRB:mp • • cc: Del Mead, City Clerk Gordon Y. Ericksen, Planning Director • • �19 3Q. ; z O1 R ? 4.e474k), 0 THE CITY OF RENTON ®® 4- 7.sue:' MUNICIPAL BUILDING 200 MILL AVE. SO. RENTON, WASH. 98055 ., p # ° CHARLES J. DELAURENTI , MAYOR • LAND USE HEARING EXAMINER O� �� L. RICK BEELER , 235-2593 �TCD SE PIt�° October 27, 1977 Mr. Chuck Brengle Re: File No. PP-059-77 Development Coordinators, Inc. E-060-77 13837 N.E. 8th , Tiffany Park No. 3 Bellevue, WA 98005 Dear Mr. Brengle: This is to notify you that the above referenced requests, which were approved subject to conditions as noted on the Examiner's report of October 12, 1977, have not been appealed within the time period set by ordinance, and therefore, this application is being submitted to the City Clerk for transmittal to the City Council for final approval. You will receive notification of final approval upon adoption of an ordinance by the City Council. Sincerely;) L. Rick Beeler Hearing Examiner LRB:mp cc: /Del Mead, City Clerk Gordon Y. Ericksen, Planning Director AFFIDAVIT OF SERVICE BY MAILING State of Washington) County of King Marilyn J. Petersen , being first duly sworn, upon oath disposes and states: That on the 12th day of October , 19 77 , affiant deposited in the mails of the United States a sealed envelope containing a decision or recommendation with postage prepaid, addressed to the parties of record in the below-entitled application or petition. Subscribed and sworn this \2` day of Oc \6e c 19 �`( . Notary Public in and for the State of Washington, residing at Renton Application, Petition or Case: Development Coordinators, Inc. , PP-069-77 E-060-77 (The minutes contain a £,ust ob the panties o6 necond) October 12; 1977 • • OFFICE OF THE LAND USE REARING EXAMINER CITY OF RENTON REPORT AND RECOMMENDATION TO THE RENTON CITY COUNCIL. APPLICANT: Development Coordinators, Inc. , FILE NO. PP-059-77 Tiffany Park Division No. 3 E-060-77 LOCATION: Located approximately 1/2 mile east of the east end of Puget Drive, just north of the Cedar River pipeline right- of-way and directly east of Tiffany Park Divisions No. 1 and No. 2 SUMMARY OF REQUEST: Applicant requests preliminary plat approval pursuant to the City's subdivision regulations, which would allow construction of streets and utilities in accordance with an approved single family residential subdivision layout. SUMMARY OF Hearing Examiner: Approval subject to 'conditions. . ' RECOMMENDATION: PUBLIC HEARING: On September 12, 1977, the Renton City Council recommended that the public hearing on the subject application be reopened 'to consider the following items. storm water drainage in Tiffany Park; ownership and maintenance of the proposed open space tracts; and new evidence concerning access to the proposed plat. The Examiner conducted a • public hearing on 'the .subjects as follows: The hearing was reopened by the Examiner on October 4, 1977 at 7:35 p.m. in the Council Chambers of the Renton' Municipal Building.. Parties wishing to testify were sworn.. • The Examiner reviewed items for discussion at the hearing and entered the following exhibits into the record: • Exhibit #13: Memorandum to' Hearing Examiner from Gene Coulon, Park Director, dated August 18, 1977. Exhibit #14: Memorandum to Warren C. Gonnason, Public • Works Director from Hearing Examiner, dated August 19, 1977. • Exhibit #15: Memorandum to Council President George J. Perry from Hearing Examiner, dated September 1, 1977. Exhibit #16: City Council Planning & Development Committee Report, dated September 12, 1977. Exhibit #17: City Council Minutes of September 12, 1977. Exhibit #18: Memorandum to Hearing Examiner from Gene Coulon, dated September 30, 1977, and attached memorandum to Gene Coulon from Warren Gonnason, dated September 27, 1977. The Examiner called a ten minute recess at 7:45 p.m. to allow parties of record the opportunity to review maps, and exhibits submitted at the previous hearing of July 26, 1977. The meeting was reconvened at 8:00 p.m. and the Examiner asked the representative • for the applicant to present comments or new information. Responding was: Chuck Brengle 13837 N.E. 8th Bellevue, WA . • Mr. Brengle reported that a satisfactory agreement had been reached with the Park. Department to eliminate the use of Tiffany Park park for above-ground storage or retention of water. Regarding the subject of open tracts, he agreed that open space would be retained in private ownership according to the City Council recommendation, and reported receipt of ownership agreements which were acceptable with the exception 4 PP-059-77 Page Two E-060-77 of approximately 34 lots, No. 92 to 125, located adjacent to Tiffany Park park on Kirkland Avenue S.E. He reported that the lots should be eliminated from the requirement because of distance from open space areas and inconvenience for the homeowners to utilize areas, but the open tracts would be dedicated to the homeowners' association in other areas. Regarding maintenance of the retention basins within the open space, Mr. Brengle requested that the city maintain the drain facilities following dedication of the easement by the homeowners' association because of possible liability incurred by private owners of facilities involving public waters. He reviewed open space retention requirements of Bellevue, Kirkland, Redmond, Kent and King County and requested clarification of responsibility for closed retention systems in the public right-of-way. . He submitted a letter from the Real Estate Division of the Land Development Registration and Administration Division of the State of Washington which states that after September 21, 1977, it will be unlawful for a developer, to sell property within a development or require that the purchaser pay funds for the purpose of maintaining improvements to the development unless paid directly to a homeowners' association. He asked that this condition not be imposed until such time as a trustee or treasurer of the association is appointed and indicated that he would provide amendments for the agreement. The letter was labeled Exhibit #19. The Examiner asked for testimony in support of the application. There was no response. He then asked the representative of the Utilities Division to comment regarding city maintenance of drainage facilities in the public right-of-way. Responding was: Richard Houghton Utilities Division Mr. Houghton indicated that following construction and inspection by the city of the facilities, maintenance of drainage facilities in the public right-of-way would be the responsibility of the City of Renton. The Examiner reiterated the applicant's request for the city to maintain and accept liability for the open retention pond facilities and inquired about prior city policy. Mr. Houghton reported that because open retention systems had not been previously established in a plat, a policy had not been established. The Examiner asked a representative from the Traffic Engineering Division to testify regarding the traffic count requested by the City Council at the Council meeting on September 12, 1977. Responding was: Paul Lumbert Traffic Engineering Division Mr. Lumbert advised that a five-hour traffic count was taken from noon to 5:00 p.m. on S.E. 16th Street and results had corresponded with previous Traffic Engineering projections for traffic in the area with 282 and 284 vehicles counted in each direction. In response to the Examiner's inquiry regarding sufficiency of the traffic count in reaching firm conclusions, Mr. Lumbert reported that several counts of 24-hour duration are preferable and would require two to three weeks to receive and compile data. He also stated that counts would be taken in four locations of access within the plat. The Examiner asked for testimony in opposition to the application, and indicated receipt of two additional exhibits: Exhibit #20: Letter to Hearing Examiner from Francis Holman, received October 3, 1977. Exhibit #21: Letter to Hearing Examiner from R. L. and Sharon C. Skogman, dated October 4, 1977. Exhibit #20 contained objections to development of Tiffany Park No. 3 unless proper access was provided; and Exhibit #21 reported concern with traffic problems and access; requested a comprehensive study of traffic patterns be accomplished; and requested a developer to post a bond to assure responsibility for proper clean-up and repair following construction project. The Examiner asked for testimony in opposition to the application. Responding was: Arthur Scholes 1708 Ferndale Avenue S.E. Renton, WA 98055 PP-059-77 Page Three E-060-77 Mr. Scholes reported his 14-year residency in Tiffany Park area and objected to the number of existing residences on cul-de-sacs of Royal Hills Drive and S.E. 16th as excessive of recommended planning principles. He indicated a need for additional access to the city prior to further development in the area, noting closure of pipeline road on Renton Hill which further limits access. The Examiner asked Mr. Lumbert to respond to comments regarding the Renton Hill pipeline road. Mr. Lumbert advised that opening the pipeline road would not be a solution to problems of access currently existing within the development and felt that the proposed access on Kirkland Avenue S.E. connecting to S.E. 160th would alleviate circulation problems. Regarding the problem with cul-de-sacs, he indicated that because residences had existed in the development for a long period of time, a solution was very difficult. In response to the Examiner's request for evaluation of impact of trip generation from the proposed plat, Mr. Lumbert reported that S.E. 16th Street and Lake Youngs Way would be major access roadways with a smaller percentage utilizing Kirkland -and 160th when it becomes available. He estimated that 40 to 45 percent of traffic would utilize S.E. 16th Street, 40 percent would utilize Lake Youngs Way, 15 to 20 percent would utilize Kirkland Avenue S.E. , and 5 to 10 percent would utilize S.E. 160th Street. Responding was: Malcolm Blom 2624 S.E. 16th Street Renton, WA 98055 Mr. Blom objected to lack of traffic control devices on Ferndale and Beacon Avenue S.E. which are necessary because of grade of hill on S.E. 16th, lack of visibility, and heavy traffic at peak periods. He objected to lack of police patrol in the area; proposed connection to 160th S.E. because of increase of traffic; and allowing access to traffic from the county or the Maple Valley area through the Tiffany Park development to Puget Drive. The Examiner asked Mr. Lumbert to respond- regarding alternate access to Maple Valley. Mr. Lumbert advised that a study had been made by a consulting engineering firm regarding property north of the B.P.A. easement, but he was uncertain if access had been determined feasible. He reported that because of the steep grades existing through the property, a roadway would not be probable. The Examiner referred to previous testimony which related to concerns regarding additional traffic control devices and asked Mr. Lumbert if a study would be undertaken. Mr. Lumbert indicated that traffic volumes were a concern and as a result of a study taken recently, S.E. 16th had been considered for additional traffic control devices. Responding was: Larry Clifton 1623 Harrington Avenue S.E. Renton, WA 98055 Mr. Clifton reported that traffic flow does not consistently follow projected routes and felt that traffic would continue to flow through Tiffany Park rather than utilizing 160th S.E. He objected to inadequate traffic count data, noting that the Boeing strike and midday traffic during the study did not create a situation reflective of the total traffic situation. He felt that although the streets would be capable of handling additional traffic, the volume would create traffic hazards and inconvenience to residents. Responding was: Judy Stoleson 1633 Ferndale Avenue S.E. Renton, WA 98055 Mrs. Stoleson suggested limiting access through Kirkland Avenue S.E. by revising it to a one-way southbound roadway in order to block traffic from Cascade areas. The Examiner asked Mr. Lumbert to respond to the suggestion. Mr. Lumbert indicated- that the proposed revision would limit access to the park and prevent installation of walkways for school children which had been proposed for the connection. Responding was: Spiro Rockas 1686 Monroe Avenue S.E. Renton, WA 98055 Mr. Rockas inquired if traffic generated from proposed homes in the area had been included in traffic count projections. The Examiner reviewed the Traffic Engineering procedure PP-059-77 Page Four E-060-77 for compiling traffic projections. The Examiner referred Mr. Rockas' inquiry regarding depth of the drainage ponds to the applicant who indicated that although engineering calculations were not yet available, depth of the pond in the 34-lot area would be approximately 6-inches deep for ten minutes every ten years. In response to the Examiner's inquiry regarding fencing surrounding the pond, Mr. Smith advised that because the facility. would be only a shallow depression, fencing would not be required. Mr. Clifton and Mr. Blom reported previous incidents of heavy rainfall and subsequent flooding of streets. Mr. Houghton reported that facilities would be designed to accommodate and retain storm water for a sufficient period to prevent overloading the system and flooding roadways and property, and indicated that city maintenance employees ; should be notified of flooding problems so that corrective measures could be taken. The Examiner noted that absorption capabilities of the existing soil were a factor and indicated that responsibility for liability of the retention ponds was a City Council concern. Responding was: Jerry Lawson 1615 Harrington Avenue S.E. Renton, WA 98055 Mr. Lawson suggested installation of stop signs on S.E. 16th at Harrington Avenue S.E. to prevent possible accidents from occurring. The Examiner asked the applicant to respond to comments expressed by parties of record at the hearing. Mr. Brengle reviewed the planning of the subdivision since 1964, noting subsequent revisions to proposed thoroughfares by city officials. He reported that when' Tiffany Park No. 2 was platted, residents requested both a school site and a park site which had been provided, and he felt that Kirkland Avenue S.E. provided access to those sites as well as access for emergency vehicles and buses. The Examiner asked Mr. Lumbert if data received to date from the E.I.S. and from the public hearing of July 26, 1977 would modify the position of the Traffic Engineering Division in the original Planning Department staff recommendation regarding traffic access. Mr. Lumbert reported that although additional traffic counts taken within the area may refine the project, the Division's position would remain the same. He indicated that additional traffic counts would provide information relating to location of traffic control devices rather than opening or closing access points, and stressed that the access at Kirkland Avenue S.E. should remain as proposed, particularly for emergency access. In response to an inquiry from Mr. Scholes regarding whether the development in Tiffany Park No. 3 would aggravate or assist the problem existing with access on the two existing 'cul-de-sacs in Tiffany Park, Mr. Lumbert indicated that the problem would be aggravated. Mr. Scholes suggested that because the plat was planned and accepted with the intention of constructing a four-lane highway on the pipeline right-of-way for access into the city, the application be denied and referred to the City Council for solution of the existing access problem. The Examiner further questioned Mr. Lumbert regarding acceptable traffic flow on a residential street and if slopes, curves, and distances were included in the Division's determination of the capacity. Mr. Lumbert indicated a figure of 1,000 to 1,500 vehicles per day as an acceptable volume of traffic and that all physical characteristics of the roads were considered. The Examiner asked Mr. Smith for additions, corrections or modifications to the Planning Department recommendation. Mr. Smith recommended that covenants establishing open space areas be recorded and entered into the plat map and the restriction section of the plat, and that restrictions, articles and bylaws of the homeowners' association be prepared for the subject plat similar to those submitted for the Parkwood plat west of the subject site. He submitted a copy of the Parkwood homeowners' association covenants which were labeled Exhibit #22 by the Examiner. Mr. Smith advised that the City Attorney should review questions regarding liability for the open retention ponds and any restrictive covenants that may be necessary in relation to proper policy for the city. He also added a recommendation for additional traffic control devices at key intersections in the plat. The Examiner asked Mr. Lumbert if an additional traffic study would be necessary in order for the Division to provide sufficient recommendations for the proposed plat. Mr. Lumbert felt that sufficient,access points existed in the plat and would not require additional traffic studies; however, he reported that further study would aid in placement of additional traffic control devices at key intersections. PP-059-77 Page Five E-060-77 The Examiner asked for further comments. Since there were none, the hearing on Item #PP-059-77 and E-060-77 was closed by the Examiner at 9:40 p.m. FINDINGS, CONCLUSIONS & RECOMMENDATIONS: Having reviewed the record in this matter, the Examiner now makes and enters the following: FINDINGS: 1. On July 26, 1977, 'the Examiner conducted a public hearing to receive limited testimony regarding the preliminary plat of Tiffany Park Division No. 3. A recommendation from the Examiner dated August 5, 1977 was forwarded to the City Council. At the meeting of September 12, 1977 (Exhibit #17) the City Council remanded the application to the Examiner for conducting a public hearing concerning the specific issues of: a. The proposed storm drainage facility in Tiffany Park park; b. Ownership and maintenance of the three proposed "open space" tracts; and c. New information concerning access which was not provided at the previous hearing. All parties of record were notified in writing of this hearing and the specific issues involved were contained in correspondence dated September 16, 1977 from the Examiner. 2. STORM DRAINAGE Subsequent to the July, 26, 1977 public hearing, the Park Board disapproved the proposed storm water drainage system in Tiffany Park park (Exhibit #13) . In response to this decision, the Examiner in a memorandum dated August 19, 1977 (Exhibit #14) informed the Public Works Department that sufficient flexibility existed in the Examiner's recommendation to the City Council (i.e. Recommendation No. 4) to permit the department to accommodate the Park Board's decision. The City Council was also informed in a memorandum dated September 1, 1977 from the Examiner to the City Council President. In this latest hearing, the applicant stated that any problems concerning storm water in the park had been resolved. Confirmation was contained in a memorandum dated September 30, 1977 (Exhibit #18) from the Director of Parks and Recreation. 3. OPEN SPACE The Examiner's recommendation of August 5, 1977 did not address the issue of maintenance and ownership of the proposed three open space tracts (also see Exhibit #5) . At the September 12, 1977 meeting of the City Council the Planning and Development Committee recommended that the open space areas be privately owned and maintained (also see Exhibit #16) . At the latest hearing the applicant agreed to this recommendation and stated that a homeowners' association will be created, excluding lots 92 to 125, for this maintenance. Storm water retention ponds within two of the open space tracts continue as proposed to be maintained by the city; however, ownership by the city is no longer proposed according to the applicant. The homeowners' association will grant an easement for the purposes of maintaining the retention ponds. At the September 12, 1977 City Council meeting, the Planning and Development Committee recommended that private ownership of the retention ponds be established as city policy. The Public Works Department testified at the latest hearing that retention ponds have not heretofore been utilized in the city nor has official policy been adopted governing them. Design of the retention ponds had not been submitted, but it was stated that their use would be compatible with the existing drainage systems in Tiffany Park. . 4. ACCESS Traffic circulation problems exist in the developing plat of Tiffany Park. According to the Traffic Engineering Division further study is needed to determine what and where traffic control devices need to be placed. Key control points would be investigated by the Division and control devices implemented, according to testimony from the .Traffic Engineering Division. Additional traffic counts were taken by this Division on October 4, 1977 for approximately four hours. Although inconclusive for complete evaluation, the Division testified that the traffic counts substantiated data submitted at the July 26, 1977 hearing and provided sufficient basis for concluding that existing streets can accommodate the traffic and that the proposed access points were adequate. PP-059-77 Page Six E-060-77 Residents in the area held a different opinion and suggested alternate access points which the Traffic Engineering Division felt were unacceptable due to terrain, cost or political infeasibility. No requests were made for more complete traffic count data; however, the Division stated that counts would be taken, evaluated for the proposed plat and maximum development of Tiffany Park, and utilized for selecting and locating traffic control devices on existing and proposed streets. CONCLUSIONS: 1. STORM DRAINAGE The revision to the proposed storm water drainage system in Tiffany Park park is satisfactory to all parties. During staff review of the final plat, the Director of Parks and Recreation should be included to insure compliance with the Park Board requirements. 2. OPEN SPACE Private ownership and maintenance of the three open space areas is reasonable and agreeable to all parties. Covenants and restrictions will be implemented to create a homeowners' association for the purpose, among others, of maintaining these three tracts. Storm water retention ponds proposed for incorporation into two of the tracts present different considerations of liability. Ownership of the ponds will remain with the development, but it is proposed that the city perform maintenance. The Utilities Division expressed agreement to this arrangement, but also mentioned that a precedence has not been set for this yet. City maintenance of these ponds and consequent acceptance of some liability is both a legal and political issue. Although slight, some question exists of whether the arrangement is actually legal. Since other jurisdictions in the area have accepted this arrangement, it appears that the legal question has been resolved. Legal counsel is, however, required to help the City Council resolve the second issue. Politically, the City Council may or may not wish to accept and perpetuate the arrangement. This is a precedent policy issue which rests with the policy-making body. In its deliberation the City Council will probably need counsel from the City Attorney and information from the Utilities Division of the Public Works Department. Sufficient flexibility exists in the subdivision process (Chapter 11) to permit the City Council during its review of the preliminary plat to decide on acceptance of retention ponds. The decision would then be incorporated into the Examiner's review of the final plat for conformance with the preliminary plat. 3. ACCESS This subject divides itself into traffic circulation problems in existing development and their aggravation by the proposal and problems of limited traffic access points to and from the Tiffany Park area. Unquestioned has been the conclusion that the proposal will increase traffic on S.E. 16th Street and Lake Youngs Way S.E. as people access to Puget Drive and Edmonds Avenue S.E. To date it has been shown that these streets and others in Tiffany Park can and will accommodate the traffic anticipated at full development of Tiffany Park. Additional traffic control devices appear to be necessary and can be installed as needed. A study of traffic circulation and control in the Tiffany Park area should be accomplished to lessen existing and to anticipate future traffic problems. Traffic control devices should reasonably be installed as soon as possible in appropriate locations no later than the beginning of construction of residences in Tiffany Park Division No. 3. Two additional access points other than S.E. 16th and Lake Youngs Way. S.E. are proposed at Kirkland Avenue S.E. and S.E. 160th Street (via Tiffany Way S.E. through the King County plat of Fairwood Pointe) . An estimate of 20 to 30 percent of the traffic from the proposal will use these additional access streets according to testimony by the Traffic Engineering Division. Fire and police vehicles will be able to utilize these two streets for emergency access. School children and/or school buses will be able to use these two streets as well. These added access points provide better general traffic circulation for all of Tiffany Park park. For these reasons, Kirkland Avenue S.E. and Tiffany Way S.E. (connects to S.E. 160th Street) are necessary. PP-059-77 Page Seven E-060-77 Beyond these two access points the alternatives suggested by residents for access to the area lie in the jurisdiction of the City Council. Reopening Beacon Way S.E. and/or construction of a new road to Maple Valley Highway are political and budgetary considerations that must be made by the City Council. Information to date is that . the former alternative is politically unfeasible and that the latter alternative is physically impractical; however, the City Council may wish further study of these or other alternatives and will draw its own conclusions. RECOMMENDATION: Based upon the record, testimony, findings and conclusions, the Examiner recommends to the City Council that the original recommendations dated August 5, 1977, be approved subject to the following: Deletion of recommendations No. 2, 4, 5, and 10, and substitution of new recommendations: 2. Public Works Department conducting traffic counts and evaluating circulation of the entire Tiffany Park area for additional traffic control devices as currently needed and projected, and implemented no later than the beginning of construction of homes in Tiffany Park Division No. 3. 4. Resolution by the City Council of official policy regarding installation of surface water retention ponds. Incorporation by the Public Works Department of this policy in the design of these facilities and/or the storm water drainage system. 5. Resolution by the City Council of official policy regarding maintenance of the surface water retention ponds. 10. Submittal of restrictive covenants with the final plat application to include the conditions as specified herein and per direction of the Planning Department. Addition of the following: 11. Public Works Department approval of the storm water drainage system, and Director of Parks and Recreation approval of drainage facilities in Tiffany Park park. 12. Resolution by the City Council of official policy regarding open space areas, their ownership and maintenance. Incorporation by the Planning Department of this official policy in all pertinent documents in this matter. ORDERED THIS llth day of October, 1977. .. 7 r L. R ck Beeler Land Use Hearing Examiner TRANSMITTED THIS llth day of October, 1977 by Affidavit of Mailing to the parties of record: Chuck Brengle Richard Houghton Paul Lumbert Arthur Scholes Malcolm Blom Larry Clifton Judy Stoleson Spiro Rockas Jerry Lawson Francis Holman R. L. & Sharon Skogman James Ramseth Gloria Ervin Ray Hayes Shara Hagerman Paul Smith Roy Pedersen PP-059-77 Page Eight E-060-77 TRANSMITTED THIS 12th day of October, 1977 to the following: Mayor Charles J. Delaurenti j Council President George J. Perry Councilman Richard M. Stredicke Warren C. Gonnason, Public Works Director Gordon Y. Ericksen, Planning Director Ron Nelson, Building Division Gerard M. Shellan, City Attorney Pursuant to Title IV, Section 3015 of the City's Code, request for reconsideration must be filed in writing on or before October 26, 1977. 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 $25..00 and meeting other specified requirements. Copies of this ordinance are available for inspection in the City Clerk's office, first floor of city hall, of same may be purchased at cost in said office. . I • • . . r," . . . . .. . ., ..,...,........ , , . . .. ..,..V . . 01 • ' ,'' '•• '.._•• +�•' ' G-720 0 '.•• • • s(c• .4•:';.• .• '...7• et • . ' 4. ... . • • .. • :.:,..,.t!K,; t;4,'•::;'..:•-: .',1""I'llat4s,': - ,„ A • :(117i'! !• -',., isrl ' -7.!..,•/(-_--- -7 -.-:!I.''-`.',1.51 .-] - '0 ',,\,cyil k 0.) , 1-41, • \ _,L,.4::*co;Z,', 111.',,,....,..,‘„,\ '1:14 ..-..-,i-m—.--,-.p. . \ 1.1.1•111 -1:r,i..-.7. , • '. if,'I ' --' .I';'7} • • \ di...•,.;{. .. .. •-. 1. '�, ': .; \ i' •:.iiTzl- 'l, '., .,1 �' J ... . '1 -t•. ,•,•,_),- .i 1...'r•.(.. • .. :—�TF;T ,—'7TA : ::9.1.f.,i.. .;.,,.,..,Ii , .- •'� , PRELIMINARY PLAT - EXCEPTION TO SUBDIVISION ORDINANCE: DEVELOPMENT COORDINATORS INC., TIFFANY PARK DIVISION NO. 3; PRELIMINARY PLAT APPROVAL FOR 125 LOT SINGLE FAMILY R TI-0JG SilBi)3VI TON, File No. PP-M-77, AND APPLICATIDN ' FOR EXCEPTION O SUBDIVISION ORbIN-ANCE TO ALLbW.'`, RNNES`1'EM LOTS W_1T IN PROP-ORD 125 COF fiIFFANY PARK[SIV.PTO Flle__No:_Y=06ci-7?properly lica"ted-T72 mire east o east end of Puget Dr. S.E., just�nortii of Seattle's Cedar River Pipeline right-of-way.• APPLICANT DEVELOPMENT COORDINATORS, INC. _TOTAL AREA 137 acres PRINCIPAL ACCESS Index Ave. S.E. and Kirkland Ave'. S.E. EXISTING ZONING G-7200 EXISTING USE Undeveloped PROPOSED USE • Single Family Residential . 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(;% "••.**. ,, ....S4•.::;..'i;:"N,'•- •'•-.- n i::„fg.,4••-•45.:.:i.,..5,,, .:•-•,,.,;;;;;;•, •.;•;„, ..4,„,, I ,, ., „, •t.„,t; ,• \7• A' .T. . ,,..0 1 i .%p , '1,,l'' '...''''''''';! "•*".44'"ii)-::0..!r' .. .r'' '' R Z ..0 J .-, 4A.,1 a.- .,`). -......... . .. ,,,..,,,,,;„,?... c.., (........ .. . ;,, .. - ,, .,„. . 0 • , ?;.,,,,;',.or •.`.''.'''..1,' '''" i i 4- - p - '.• ' ''..,/s-• ' •• ''.'...•.'.•-•:'••;:: . .....• •..:.., $. • , •,, „ . , 1 . vilati . ' lk• ,. ,.',n /412 41 ,, . • , .. „ ,, 1 r•1 .Pon I ' • , i . - . • _, ,. 0 . . IL, ' , , . . . \.• 1 l' • r. THE CITY OF RENTON v 1► ,J J \% - 4- 7 MUNICIPAL BUILDING 200 MILL AVE. SO. RENTON,WASH. 98055 0 _ ,n s �o CHARLES J. DELAURENTI,MAYOR • PARKS and RECREATION 13 4)0 ir Q GENE L. COULON -DIRECTOR ,P4-F0 SEPIt M • E M 4 to: • Mr. L. Rick Beeler, Land Use Hearing Examiner from: . Gene Coulon, Director of Parks and Recreation • date: August 18, 1977 . subject:• Development Coordinators, Inc. FILE N . PP-059-77 Fr060-77 On Monday, August 15th, this department received from Mr. Don Monaghan of the Engineering Division a copy of the storm drainage plan. for the above referenced project. . As proposed, this plan would utilize a portion of Tiffany Park for the storage or retention of approximately 6,000 cubic feet of water above ground on the area used for active and free play, including fastball, soccer, football, etc. . ' This area is essential in the department's recreation program' in that it is used by the neighborhood residents, and this use will increase with. the. additional development. In addition, this.area is vital in the city's in- tercity athletic activities during the spring, summer, fall and winter. The condition of the soil is such that even in the summer months we must ' monitor the amount of sprinkling we do so as not to put the area.out of use. The 'Park Board has reviewed this plan and is _of the opinion that to use this area as proposed, when a water problem presently exists, would be detrimental to the neighborhood residents and the total city recreation program, in that • the field would be put out of service for activities over too long a period. of time. The. board, therefore, has determined that they will ,not allow the park area to be used as a retention pond and suggest that some Other method to handle this Matter be devised. R\ '4.N V��u cc: Don .Monaghan . RECEIVEDRECEIVED CITY 'OF RENTON CITI( OF REM HEIIRIN(i EXAMINERNER HEARING EXAMINER • OCT 41977. FTI `7..' �__ � __ AUG 1 81971 • AM PM Al PM 7,819,IIh1I,I2.1,213,4.5,6 7,8,9,10,11,12,1,2,: .4.5,6 ITEM NO. P/ 0s-9- 7 7 -6 6aa77 III . 1 „ ,I o ... d.� 0 THE CITY OF RENTON ra `® MUNICIPAL BUILDING 200 MILL AVE. SO. RENTON. WASH. 98055 ., CHARLES J. DELAURENTI • MAYOR • LAND USE HEARING EXAMINER A L. RICK BEELER . 235- 2593 O,p4r4D SEP1E1� August 19, 1977 . TO: Warren Gonnason, Public Works Director FROM: Rick Beeler, Hearing Examiner • SUBJECT: August 18, 1977 Memorandum from the Director of Parks and Recreation Regarding Tiffany Park No. 3 .Preliminary Plat The input from the Park Board unfortunately came too late for consideration during the public hearing on the preliminary plat. However, my recommendation to the City Council appears to include sufficient flexibility to resolve the aforesaid concern of a retention pond in Tiffany Park park. Recommendation No. 4 stated: Final design of storm surface water drainage • system which will incorporate as shallow and safe retention ponds as are reasonable and practical and approved by the Public Works Department. If the City Council concurs with my recommendations, the Public Works Department will develop with the developer the storm water drainage system. As a part of your calculations and deliberations the Park Board' s decision could be respected by exploring other alternatives to handling the storm water expected to reach the park. The solution could then be integrated into the final plat. • Since the final plat will be reviewed in a. public hearing, .this solution for storm drainage will beTeviewed for public comment. RECEIVED CITY OF RENTON T • HEARING EXAMINER 4:1 ,#44.2.--. . L. ic7c Beeler AM PM p ffee��'' y 121%415,6 LRB:mp cc: Gene Coulon, Park Director EXHIBIT : _/ 7/ ITEM NO. /4 a.57-9; 27 ,,,a_7 OY ilk,A - 4 „ Am. o THE CITY OF RENTON V �� MUNICIPAL BUILDING 200 MILL AVE SO. RENTON. WASH. 98055 0 CHARLES J. DELAURENTI I MAYOR • LAND USE HEARING EXAMINER . L. RICK REELER . 235 • 2593 O,p4PfD SEP1t' � September 1, 1977 • ECE1VM • CITY OF RENTON TO: Council President George J. Perry HEARING EXAMINER)U r 41977 FROM: L. Rick Beeler, Hearing Examiner AM PM 7l8I9II0r11o12i 112s314155c5 RE: Preliminary Plat of Tiffany Park Division No. 3, File No. PP-059-77 • Per the August 31, 1977 meeting of the Planning and Development Committee, clarification is required regarding maintenance of the three open space tracts contained in this plat. The record indicates these tracts are to be dedicated to the•public for public use and enjoyment. Storm water retention is featured in two of the open space-tracts. The record is silent on the issue of maintenance of these tracts except for testimony• from the Public Works Director that the storm water retention ponds can be maintained by the city one year after their completion. Discussion and testimony did not- explore the general maintenance of the entire tracts. Therefore, my conclusion is that the issue of maintenance is open and subject to resolution either during the Council's review of the preliminary plat or my review of the final plat. My recommendation would. be for the Council to use the opportunity during review of 'this preliminary plat, to establish a policy concerning open space tracts, proposed to be dedicated to the public. Within this policy would be direction regarding maintenance. • In future decisions of the Examiner and in staff reports, this policy can be referenced and incorporated. Also pertinent to this preliminary plat is the Park Board's • decision in the attached memorandum of August 18, 1977 in opposition to the proposed storm water retention pond in the Tiffany Park park. Since this action occurred following closure ' of the public hearing and issuance of my decision, I referred the matter to the Public Works Director in the attached memorandum of August 19, ,1977. It is my opinion that this matter. can be satisfactorily and legally resolved without another 'public hearing pri.. to review of the final plat. HI �, 7 • L. Rick Beeler } t` •1 Hearing Examiner ITM NO. / • CITY COUNCIL PLANNING .AND DEVELOPMENT COMMITTEE COMMITTEE REPORT RECEIVED CITY OF RENTON S E P T E M B E R 12 , 1977 HEARING EXAMINER OCT41977 AM PM RE : CITY COUNCIL REFERRALS -'!8I9l!Oa1Ia12I1 2I3,4;5o6 ( 1 ) GLENCOE DIVISION NO. 5 PRELIMINARY PLAT A File No . PP-051-77 . ( 2 ) TIFFANY PARK DIVISION NO . 3 PRELIMINARY PLAT File No . PP-059-77 The Planning and Development Committee has completed its review of the above noted referrals and makes the following recommendations : ( 1 ) GLENCOE DIVISION NO . 5 PRELIMINARY PLAT The Committee recommends that the Council concur in the recom- mendation of the Land Use Hearing Examiner (approval with conditions - note attached copy of recommendations ) . ( 2 ) TIFFANY PARK DIVISION NO. 3 PRELIMINARY PLAT The Committee recommends that the Council concur in the recom- mendations of. the Land Use Hearing Examiner (approval with condi - tions ) with the following revisions to be included in the final plat : A. OPEN SPACE• AREAS 1 . Development of alternative. storm drainage retention system in lieu of the proposal to use a portion of the City of Renton ' s Tiffany Park . 2. Open space. areas are to be 'retained in private owner- shi.p as common area to be maintained and Operated by a homeowners ' association , or similar procedure , in lieu of dedication to the City. • . It is the opinion of the Planning and Development Com- mittee that City acceptance by public dedication of hillside and greenbelt areas , as proposed , could create a maintenance and operation problem , as well as potential public liability. It is the feeling of the Committee that these areas , including storm water retention facili - ties , should . be held in private ownership as part of a total plat development . EXHIBIT NO. /6 ITEM NO. %P- 0-5-9- 77 -. w -77 J 10 COUNCIL PLANNING AND DEVELOPMENT COMMITTEE MMITTEE REPORT • JEPTEMBER 12 , 1977 PAGE TWO The Committee further recommends that this approach be established by the Council as City policy in dealing • with future plats . It should be noted that this method has been used successfully in the past in Rolling Hills and Victoria Park to set aside greenbelts and common . open space areas . The Committee feels the. alternative to setting aside • these areas , as recommended , would be the dedication for public purpose of usable land area suitable for park and recreational activities . George Perry , Chairman .".. 00•41>a>1. %*leLA-•-%-.; CL BaC..b ra_ Shinpoch ' • , ( ..i••:" 1(1'i et•C R• Stredicke . ... n o THE CITY OF RENTON of 7 MUNICIPAL BUILDING 200 MILL AVE. SO. RENTON,WASH.98055 CHARLES J. DELAURENTI , MAYOR • PARKS and RECREATION GENE L. COULON - DIRECTOR 044'0 SEPO MEMORANDUM • September 30, 1977 TO: L. Rick Beeler, Land Use Hearing Examiner FROM: Gene Coulon, Director of Parks and Recreation SUBJECT: Development Coordinators, Inc. FILE NO. PP-059-77 • E-060-77 Please refer to my communication of August 18, 1977 on the above • referenced project. This is to notify you that the Park Board now approves the revised plan for drainage within Tiffany Park since it eliminates the use of the park for above ground .storage or retention of water. I have attached a memo from the Director of Public Works relating to this matter. (0 y..4 .Q.kt @ u,(I).-v\ • GC:sn Attach. RECEIVED RECEIVED CITY OF RENTON CITY OF RENTON HEARING EXAMINER HEARING EXAMINER OCT 41977 SEP 3 01971 AM pry AM PM 7i8I9ri01111121 a2i3o�i,5r� 718,9iI0,11,121112,3.44.6 EXHIBIT NO. /7 • ITEM NO. /0_ D•s'P 27 E_ 77 INTEROFFICE CORRESPONDENCE September 27, 1977 Date TO: Gene Coulon FROM: Warren Gonnason SUBJECT: Tiffany Park No. 3 The Public Works Department has, as you know, been working with the developer to come up with .a plan for a drainage system through the park. We have agreed on a route for the storm running through the park just north of the Rec Bldg. and through the low spot at the group of trees. A catch basin will be set at the low point in the tree area to collect the surface run-off. This will provide a benefit to the City as well as the developer. e24(-0441"841'-e—' RCH:pmp INTEROFFICE MEMO Date September 15, 1977 TO: Rick Beeler, Land Use Hearing Examiner FROM: Del Mead, City Clerk SUBJECT: Tiffany Park No. 3, Preliminary Plat • Forwarded herewith are exerpt of City Council minutes of 9/12/77 which confirm our conversation of Council direction and recommenda- tions regarding the above-referenced preliminary plat. Committee report is enclosed for your information. If you have any further questions regarding the subject as it appeared on the Council agenda, do not hesitate to contact this office. • RECEIVED CITY CI CITY OF RENTON HEARINGRENTON EXAMINER HEARING EXAMINER SEP 1 6 1977 _- : 1977 AM PM PM '7,6,9,10,11,12,1,21 3,4,:5,6 ,/,819,I0,1l,I2,I,2 3,4,5►6 a ITEM NO. Pr 27, o Renton City Council 9/12/77 Page 3 Correspondence and C urrent Business - 'Continued King County Letter from the Board of-Public Works Director Gonnason reported Latecomer' s completion of review;;of. 6/13/77 Council referral regarding request Agreement by King County for latecomer' s agreement. The letter recommended execution of Agreement and Conveyance Re Water Mains and Appurtenances which provides for a 15-year. 'latecomer' s agreement for the 16-inch watermain along Monroe Ave. N.E. and the 12-inch watermain running parallel to the north property line of the King County consolidated office and shop facility., , MOVED BY CLYMER, SECOND SHINPOCH, COUNCIL CONCUR IN RECOMMENDATION AND AUTHORIZE MAYOR AND CITY CLERK TO EXECUTE AGREEMENT. MOTION CARRIED. Clearview TV Letter from Deputy Director of Public WOrks forwarded recommendation Cable from Jim Hurd, Director of the Office of Cable Communications Rate Increase for rate increase on behalf of. Clearview TV Cable Company. The letter explained the request by Clearview TV Cable Co. would be in line with the rates being charged by Teleprompter TV Cable Co. within the City since 1976. The letter reported Public Works Department concurrence in Mr. Hurd' s recommendation that the rate increase be approved by the Council . • Upon inquiry, Deputy Public Works Direc- tor Bennett noted public hearings were not necessary for rate increase if justified, that the -new ordinance does provide for increases; however, public hearing could be held by Council or in conjunction with other TV Cable Companies by the City of Seattle. MOVED BY _ ., . STREDICKE, SECOND THORPE,‘ COUNCIL REFER LETTER TO THE WAYS AND MEANS COMMITTEE ' TO HOLD FOR 'TWO WEEKS. CARRIED. Valley Medic I Letter from Valley General Hospital , Asst. Administrator Dennis Popp, forwarded copy of revised agreement between members Of the Valley Medic I Provider Group asking that Council approve the City Fire Department' s involvement in the program. The agreement includes the Public Hospital District #1 (Valley General ) , Cities of Kent", Renton and Tukwila, King County Fire Protection Districts No. 20, No. 25 and No. 40. MOVED BY STREDICKE, SECOND SHINPOCH, COUNCIL REFER THE MATTER TO THE PUBLIC SERVICES COMMITTEE FOR REVIEW AND REPORT BACK. CARRIED. Fall Burning Letter from Fire Department Inspector, E. Wooton, Jr. , requested on Time Period Set 'behalf of the Fire Prevention Bureau that October 17 to November 21 , 10/17 to 11/21/77 1977, be set aside for citizens to burn leaves and natural residues of fall as provided in City Code 7-909E. MOVED BY CLYMER, SECOND SHINPOCH, COUNCIL CONCUR IN REQUEST OF FIRE DEPARTMENT. CARRIED. Council Salary ' Letter from former City Councilman Dante Poli , 420 S.W. Langston Rd. , Increase urged Council members to- deny $100-a-month salary increase for new • Council members, and expressed the belief this is inflationary period, the Council positions are part-time community service and no reason for salaries to keep up with "cost of living" increases . The letter. also noted Council members went without salary increases for 92 years during the 1960' s and asked' Council to consider service to the public above own interests. MOVED BY STREDICKE, SECOND THORPE, COUNCILiREFER":LETTER-' TO/THE COMMITTEE OF THE WHOLE TO DISCUSS AT BUDGET TIME.. CARRIED. • OLD BUSINESS BY CIJNCIL Planning. & ' Planning and Development Committee Chairman• Perry submitted committee Development report_re Glencoe #5 Preliminary Plat, concurring in recommendation _of.,..-_..;.. Committee Report the. Hearing Examiner (approval with conditions) . MOVED-BY -STREDICKE, Glencoe No. .5 SECOND THORPE, COUNCIL CONCUR IN RECOMMENDATION AND REFER TO THE Preliminary Plat WAYS AND MEANS COMMITTEE. CARRIED. (PP-051077) Tiffany Park No. The Planning and Development, Committee report re Tiffany Park Preliminary Plat concurred in recommendations__of _the Land Use Hearing Examiner .(approvai, L._. PP-059-77 ' with conditions) with following revisions to be included in the final plat: OPEN SPACE AREAS (1 ) Development of alternative storm • drainacle retention system in lieu of proposal to use portion of Tiffany Park; (2) Open space -areas are to be retained in private ' ownership as common area to be maintained and operated by a homeowner' s association, or similar procedure, in lieu of dedication to the City. The report explained committee opinion that public dedication could yreate maintenance and operation problem, as well as public liability. Renton City Council 9/12/77 Page 4 Old Business - Continued - (Planning and Development Committee Report) Tiffany Park The report stated it was Committee' s feeling that green belt and storm PP 059-77 water retention facilities should be held in private ownership as Continued part of a total plat development, and recommended this approach be established by the Council as City policy in dealing with future plats (method used successfully in Rolling Hills and Victoria Park) . The report stated alternative would, be the dedication for public purpose of usable land area suitable for park and recreational activities. September T, letter of Hearing Examiner Beeler was read which recommended establishment of policy by Council concerning open space tracts proposed to be dedicated to the public regarding maintenance; policy to be incorporated in future decisions of the Examiner and in staff reports. The Examiner' s letter also enclosed Park Board's memorandum of 8/18/77 opposing the proposed storm water retention pond in Tiffany Park; noting receipt of information after close of public hearing, consequent referral to the Public Works Director and opinion that this matter can be satisfactorily resolved without another public hearing prior to review of the final plat. Moved by Stredicke, Second Thorpe, Council concur in committee recommendations relative to conditions of Tiffany Park No. 3. Persons Present Persons Present making inquiries : Chuck Brengle, Development Coordi- nators, 13837 N.E. 8th, Bellevue, explained proposed trail and open space plans, noting developer had donated Tiffany Park to the City; noting lack of time to review committee recommendations. City Attorney Shellan recommended. referral back to Hearing Examiner for citizen testimony under oath and time for develope'rz..,to review new items. Francis Holman, 1624 Ferndale S.E. ,' Was concerned with access and traffic from Cascade using area and asked for better city control and more responsibility_ to developer and contractor for order. Malcolm Blom, 2624 S.E. 16th, noted frightening situation with heavy traffic especially during ball games , weekends and evenings with cars ..,_. at rate of one every 45 seconds. Ray Hayes, 1642 Index S.E. , reported traffic on Index Ave. now excessive and' objected to additional traf- fic as hazardous; also objecting to •inadequate drainage. SUBSTITUTE MOTION BY CLYMER, SECOND THORPE, COUNCIL REFER THE PRE- LIMINARY PLAT FOR TIFFANY PARK NO. 3 BACK TO THE HEARING EXAMINER WITH COUNCIL'S RECOMMENDATION TO REOPEN THE PUBLIC. HEARING WITH EVENING MEETING. ;,The Clerk_was_asked to„_forward summaries to Exami_ner..__: City Attorney Shellan explained need for hearing before the Examiner for consideration of. traffic count and proper testimony. MOVED, BY CLYMER, SECOND THORPE, ADD TO MOTION THAT THE ADMINISTRATION ORDER TRAFFIC COUNT CONDUCTED FOR OFFICIAL INFORMATION. CARRIED.. Ways and Means Ways and Means Committee Chairman Clymer announced committee Committee Report concurrence in the •Mayor's reappointment of Kenneth Swan'igan to Board of Position No. 6 on the Renton 'Board of Adjustment, four-year term Adjustment effective to 9/6/81 .. MOVED BY SHINPOCH, SECOND THORPE, COUNCIL Appointments CONCUR IN COMMITTEE RECOMMENDATION TO REAPPOINTMENT. CARRIED. K. Swanigan - Ways and Means Committee Chairman Clymer announced committee G. Holman concurrence in the Mayor's appointment of Gerald Holman, 2204 NE' 8th • St. , to Position No: 5 on the Board of Adjustment replacing Maurice Bauer, effective to .9/6/81 . ..MOVED BY SHINPOCH, SECOND THORPE, . COUNCIL CONCUR IN COMMITTEE RECOMMENDATION- FOR APPOINTMENT. CARRIED'. Planning Ways and. Means Committee Chairman ,Clymer announced committee Commission concurrence 'in the Mayor's appointment of Barbara Schellert, 3506 . Appointment - Park N. , to the Renton Planning Commission effective through B. Schellert Akers , resigned) . MOVED BY MOVED/BY SHINPOCH, SECOND THROPE, COUNCIL CONCUR IN COMMITTEE RECOMMENDATION FOR APPOINTMENT. CARRIED. Parking Lot Councilman Clymer inquired regarding construction of tri-plex on lot formerly used as, J.C. Penney employee parking lot, and was informed by Planning Director Ericksen that the lot had been owned by John Swanson as a part of Chevrolet agency, now sold and build- ing meeting city regulations; later agreeing that City ordinance does. requires parking, for employees of large businesses . ,f; - CITY COUNCIL PLANNING AND DEVELOPMENT COMMITTEE COMMITTEE REPORT SEPTEMBER 12 , 1977 RE : CITY COUNCIL REFERRALS ( 1 ). GLENCOE DIVISION NO . 5 PRELIMINARY PLAT File No . PP-051-77 ( 2 ) TIFFANY PARK DIVISION NO. 3 PRELIMINARY PLAT File No . PP-059-77 The Planning and Development Committee has completed its review of the above noted referrals and makes the following recommendations : ( 1 ) GLENCOE DIVISION NO . 5 PRELIMINARY PLAT The Committee recommends that the Council concur in the recom- mendation of the Land Use Hearing Examiner (approval with conditions - note attached copy of recommendations ) . (2 ) TIFFANY PARK DIVISION NO. 3 PRELIMINARY PLAT The Committee recommends that the Council concur in the recom- mendations of the Land Use Hearing Examiner (approval with condi - __. tions ) with the following revisions to be included in the final plat : A. OPEN SPACE AREAS 1 . Development of alternative storm drainage retention system in lieu of the proposal to use a portion of the City of Renton ' s Tiffany Park. >j 2 . Open space areas are to be retained in private owner- ship as common area to be maintained and operated by a homeowners ' association , or similar procedure , in lieu of dedication to the. City . It is the opinion of the Planning and Development Com- mittee that City acceptance by public dedication of hillside and greenbelt areas , as proposed., could create a maintenance and operation problem , as well as potential public, liability.. It is the feeling of the Committee that these- areas , including/storm water retention facili - ties , should be held in private ownership as part of a total plat development . CITY COUNCIL PLANNING AND DEVELOPMENT COMMITTEE COMMITTEE REPORT SEPTEMBER 12 , 1977 PAGE TWO The . Committee further recommends that this approach be established by the Council as. City policy in dealing with future plats .: It should be noted that this method has been used successfully in the past in Rolling Hills and Victoria Park to set aside greenbelts and common ' open space areas . The Committee feels the alternative to setting aside these areas , as recommended , would be the dedication for public purpose of usable land area suitable for park and recreational activities . - Gtor-g/e Perry , Chairman I. I keVam- o ,. Ba_nhkra Shinpoch it R�' Stredicke • DECLARATION OF COVENANTS, CONDITIONS AND RESTRICTIONS THIS DECLARATION, made on the date hereinafter set forth by PARK WOOD HOMES INC., a Washington corporation, hereinafter referred to as "Declarant". WITNESSETH: bZxN7oti WHEREAS, Declarant is the owner of certain property in Re4etid, County of King, State of Washington, which is more particularly described as: PARKWOOD,as recorded in Volume of Plats, pages through , records of King County, Washing ont . NOW, THEREFORE, Declarant hereby declares that all of the properties described above shall . be held, sold, and conveyed subject to the following easements, restrictions, covenants, and conditions, which are for the purpose of protecting the value and desirability of, and which shall run with, the real property and be binding on all parties having any right, title or interest in the described properties or any part thereof, their heirs, successors, and assigns, and shall inure to the benefit of each owner thereof. ARTICLE I DEFINITIONS Section 1. "Association" shall mean and refer to PARKWOOD HOMEOWNERS ASSOCIATION, INC., a Washington corporation, its successors and assigns. Section 2. "Owner" shall mean and refer to the record owner, whether one or more persons or entities, of a fee simple title to any Lot which is a part of the Properties, including contract sellers, but excluding those having such interest merley as security for the performance of an obligation. Section 3. "Properties" shall mean and refer to that certain real property hereinbefore described, and such additions thereto as may hereafter be brought within the jurisdiction of the Association. Section 4. "Common Area" shall mean all real property (including improvements thereto) owned by the Association for the common use and enjoyment of the owners. The Common Area to be owned by the Association at the time of the conveyance of the first lot is described as follows: Tract A of PARKWOOD, as recorded in Volume of•'Plats, pages through , records of King County, Washington. RECEIVED : CITY OF RENTON h �, HEARING EXAMINER H MIT', OCT 419:77.. _ . . - . _ _ AM No 7,Ra9al0oilai2al 12a3,415,6 4 Section 5. "Lot" shall mean and refer to any plot of land shown upon any recorded subdivision map of the Properties with the exception of the Common Area. Section 6. "Declarant" shall mean and refer to PARK WOOD HOMES, INC., a Washington corporation, its successors and assigns if such successors or assigns should acquire more than one undeveloped Lot from the Declarant for the purpose of development. ARTICLE II PROPERTY RIGHTS • Section 1. Owners' Easements of Enjoyment. Every owner shall have a right and easement of enjoyment in and to the Common Area which shall be appurtenant to and shall pass with the title to every Lot, subject to the following provisions: (a) The right of the Association to charge reasonable admission and other fees for the use of any recreational facility situated upon the Common • Area; (b) The right of the Association to suspend voting rights and right to use of the Common Area by an owner for any period during which any assessment against his Lot remains unpaid; and for a period not to exceed sixty (60) days for any infraction of its published rules and regulations; • (c) The right of the Association to dedicate or transfer all or any part of the Common Area to any public agency, authority, or utility for such purposes and subject to such conditions as may be agreed to by the members. No such dedication or transfer shall be effective unless an instrument agreeing to such dedication or transfer signed by two-thirds (2/3) of each class of members has been recorded. Section 2. Delegation of Use. Any owner may delegate, in accordance with the Bylaws, his right of enjoyment to the Common Area and facilities to the members of his family, his tenants, or contract purchasers who reside on the property. . . ARTICLE III MEMBERSHIP AND VOTING RIGHTS Section 1. Every owner of a lot which is subject to assessment shall be a member• of the Association. Membership shall be appurtenant to and may not be -2- separated from ownership of any Lot which is subject to assessment. Section 2. The Association shall have two (2) classes of voting membership: Class A. Class A members shall be all Owners, with the exception of the Declarant, and shall be entitled to one (1) vote for each Lot owned. When more than one (1) person holds an interest in any Lot, all such persons shall be members. The vote for such Lot shall be exercised as they determine, but in no event shall more than one (1) vote be cast with respect to any Lot. Class B. The Class B member(s) shall be the Declarant and shall be entitled to three (3) votes for each Lot owned. The Class B membership shall cease and be converted to Class A membership on the happening of either of the following events, whichever occurs earlier: (a) When the total votes outstanding in the Class A membership equal the total votes outstanding in the Class B membership, or (b) On December 31, 1978. ARTICLE IV R COVENANT FOR MAINTENANCE ASSESSMENTS Section 1. Creation of the Lien and Personal Obligation of Assessments. The Declarant, for each Lot owned within the Properties, hereby covenants, and each Owner of any Lot by acceptance of a deed therefor, whether or not it shall be so expressed in such deed, is deemed to covenant and agree to pay to the Association: (1) annual assessments or charges, and (2) special assessments for capital improvements, such assessments to be established and collected as hereinafter provided. The annual and special assessments, together with interest, costs and • reasonable attorney's fees, shall be a charge on the land and shall be a continuing lien upon the property against which each such assessment is made. Each such assessment, together with interest, costs, and reasonable attorney's fees, shall also be the personal obligation of the person who was the Owner of such property at the time when the assessment fell due. The personal obligation for delinquent assessments shall not pass to his successors in title unless expressly assumed by them. Section 2. Purpose of Assessments. The assessments levied by the Association shall be used exclusively to promote the recreation, health, safety, and -3- welfare of the residents in the Properties and for the improvement and maintenance of the Common Area. Section 3. Maximum Annual Assessment. Until January 1 of the year immediately following the conveyance of the first Lot to an Owner, the maximum annual assessment shall be Twelve dollars ($12.00) per Lot. (a) From and after January 1 of the year immediately following the conveyance of the first Lot to an Owner, the maximum annual assessment may be increased each year not more than five percent (5%) above the maximum assessment for the previous year without a vote of the membership. (b) From. and after January 1 of the year immediately following the conveyance of the first Lot to an Owner, the maximum annual assessment may be increased above five percent (5%) by a vote of two-thirds (2/3) of each class of members who are voting in person'or by proxy, at a meeting called for this purpose. (c) The Board of Directors may fix the annual assessment at an amount not in excess of the maximum. Section 4. Special Assessments for Capital Improvements. In addition to the annual assessments authorized above, the Association may levy, in any assessment year after the calendar year 1980, a special assessment'applicable to that year only for the purpose of defraying, in whole or in part, the cost of any construction, reconstruction, repair or replacement of a capital improvement upon the Common Area, including fixtures and personal property related thereto, provided that any such assessment shall have the assent of two-thirds (2/3) of the votes of each class of members who are voting in person or by proxy at a meeting duly called for this purpose. Section 5. Notice and Quorum for Any Action Authorized Under Sections 3 and 4. Written notice of any meeting called for the purpose of taking any action authorized under Section 3 or 4 shall be sent to all members, not less than thirty (30) days nor more than sixty (60) days in advance of the meeting. At the first such meeting called, the, presence of members or of proxies entitled to cast sixty , percent (60%) of all the votes of each class of membership shall constitute. a quorum. If the required quorum is not present, another meeting may be called -4- . subject to the same notice requirement, and the required quorum at the subsequent meeting shall be one-half (1/2) of the required quorum at the preceding meeting. No such subsequent meeting shall be held more than sixty (60) days following the preceding meeting. Section 6. Uniform Rate of Assessment. Both annual and special assessments must be fixed at a uniform rate for all Lots and may be collected on a monthly basis. Section 7. Date of Commencement of Annual Assessments; Due Dates. The annual assessments provided for herein shall commence as to all Lots on the first day of the month following the conveyance of the Common Area. The first annual assessment shall be adjusted according to the number of months remaining in the calendar year. The Board of Directors shall fix the amount of the annual assessment against each Lot at least thirty (30) days in advance of each annual assessment period. Written notice of the annual assessment shall be sent to every • Owner subject thereto. The due dates shall be established by the Board of Directors. The Association shall, upon demand, and for a reasonable charge, ' furnish a certificate signed by an officer of the Association setting forth whether the assessments on a specified Lot have been paid. A properly executed certificate of the Association as to the status of assessments on a lot is binding upon the • Association as of the date of its issuance. Section 8. Effect of Nonpayment of Assessments; Remedies of the Association. Any assessment not paid within thirty (30) days after the due date shall bear interest from the due date at the rate of six percent (6%) per annum. The Association may bring an action at law against the Owner personally obligated to pay the same, or foreclose the lien against the property. No owner may waive or otherwise escape liability for the assessments provided for herein by non-use of the Common Area or abandonment of his Lot. Section 9. Subordination of the Lien to Mortgages. The lien of the assessments provided for herein shall be subordinate to the lien of any first mortgage. Sale or, transfer of any Lot shall not affect the assessment lien. However, the sale or transfer of any Lot pursuant to mortgage foreclosure or any proceeding in lieu thereof, shall extinguish the lien of such assessments as to -5- • payments which became due prior to such sale or transfer. No sale or transfer shall relieve such Lot from liability for any assessments thereafter becoming due or from the lien thereof. ARTICLE V GENERAL PROTECTIVE COVENANTS Section 1. Residential Character of Property. The term "residential lot" as used herein, means all of the lots now or hereafter platted on the existing property with the exception of the common properties. No structures or buildings of any kind shall be erected, altered, placed or permitted to remain on any residential lot other than one single-family dwelling for single-family occupancy only, not to exceed two stories in height, with a private garage or ,carport for not more than three (3) standard size passenger automobiles. Section 2. Business and Commercial Use of Property Prohibited. No trade, craft, business, profession, commercial or activity of any kind shall be conducted or carried upon upon any residential lot, or within any building located on a residential lot, nor shall any goods, equipment, vehicles (including buses, trucks and trailers of any description) or materials or uspplied used in connection with any trade, service, or business, wherever the same may be conducted, or any vehicles in excess of 6,000 pounds gross weight (including buses, trucks, and trailers of any description) used for private purposes, be kept, parked, stored, dismantled or repaired outside of any residential lot or on any street within the property nor shall anything be done on any residential lot which may be or may become an annoyance or nuisance to the neighborhood. No lot or tract shall be used as a dump for trash or rubbish of any kind. All garbage and other waste shall be kept in appropriate sanitary containers for proper disposal. Yard rakings, such as rocks, lawn and shrubbery clippings, and dirt and other material resulting from landscaping work shall not be dumped into public streets or ditches. The removal and disposal of all such materials shall be the sole responsibility of the individual lot owner. Should any individual lot owner or contract pruchaser fail to remove any such trash, rubbish, garbage, yard rakings and other such materials from his property or the street and ditches adjacent thereto, within ten (10) days following the date on which notice is mailed to him by -6- Association informing him of such violation, then the Association may have said trash removed and charge the expense of removal to said lot owner or purchaser. Any such charge shall become a continuing lien on the property, which shall bind the property in the hands of the then owner and his successors in interest. Such charge shall also be a personal obligation of the one who is the owner of the lot involved on the date of removal. No owner of any residential lot shall permit any vehicle owned by him •or by any member of his family or by an acquaintenance, and which is in an. extreme state of disrepair, to be abandoned or to remain parked upon any street or lot within the existing property for a period in excess of forty-eight (48) hours. Should any such owner or contract purchaser fail to remove such vehicle within two (2) days following the date on which notice is mailed to him by the Association informing him of a violation of this provision, the Association may have such vehicle removed and charge the expense of removal to said owner or purchaser in • accordance with the provisions of the immediately preceding paragraph. A vehicle shall be deemed to be in an extreme state of disrepair when in the opinion of the Directors of the Association, its presence offends the reasonable sensibilities of the occupants of the neighborhood. Section 3. Residential Use of Temporary Structures Prohibited. No trailer, basement, tent, shack, garage, barn or other outbuildings or any structure of a temporary character erected or placed on the property shall at any time be used as a residence temporarily or permanently. Section 4. Easements. There are hereby specifically reserved for the benefit of the Association, the Developer, any applicable utility company, the lot owners in common, and each lot owner severally, as their respective interests shall obtain, the easements, reciprocal negative easements, secondary easements, and rights of way, as are specifically identified hereinafter. (a) Utility Easements. On each lot an easement is reserved under, over and upon five (5) foot strips of land adjacent to front, rear and side boundary lines for utility installation and maintenance, including but not limited to, power, telephone, water, sewer, drainage, gas, etc., together with the right to enter upon the lots at all times for said purposes. Additional utility easements are reserved as shown on the recorded plat and others as required will also be regarded as necessary easements required by governmental subdivisions; and (b) Easement for Roof Overhang and Repair and Maintenance of Walls Contiguous To Side Boundary Lines. Where a dwelling has been constructed within five (5) feet of the common boundary line between adjoining lots, there is specifically reserved, upon the adjoining lot which faces the exterior wall of such dwelling as the servient tenement, for the benefit of the adjoining lot on which such dwelling is located and the owner thereof as dominant tenement, an easement over, under, upon and through such servient tenement for roof overhang and at reasonable places, for the performance of such work during daylight hours as may be necessary or advisable in connection with the maintenance, repair, or restoration of the dwellin_gof which it is a part, and • an easement for inegress and egress to perform such work. (c) There is reserved to the Developer, and to the Association, their agents and servants, an easement in gross over each and every lot in the subdivision (all of which lots shall constitute the servient tenement) for entry and access at reasonable times and places for maintenance of common areas and decorative screening and for the performance generally of their rights and duties as provided in this declaration. Section 5. Date for Completion of Construction. Any dwelling or structure erected or placed on any residential lot shall be completed as to external appearance, including finished painting, within eight (8) months from date of commencement of construction and, shall be connected to the public sewer system. Section 6. Animals. No animal, livestock, or poultry of any kind shall be raised, bred, or kept on any lot, except that cats, dogs, birds or other household pets may be kept if they are not kept, bred, or, maintained for any commercial purpose, and that they shall not be kept in numbers or under conditions reasonably objectionable in a residential community. Section 7. Signs. No signs shall be erected or maintained on any residential lot in the tract, except that no more than one approved FOR SALE or FOR RENT -8- v , sign placed by the owner or builder or by a licensed real estate broker, not exceeding eighteen (18) inches high and twenty-four (24) inches long, may be displayed in any lot. Section 8. Mortgages Protected. Nothing herein contained shall impair or defeat the lien of any mortgage or deed of trust now or hereafter recorded covering any lot or lots, but title to any property obtained as a result of foreclosure shall thereafter be held subject to all of the provisions herein. ARTICLE VI GENERAL PROVISIONS Section 1 Enforcement. The Association, or any Owner, shall have the right to enforce, by any proceeding at law or in equity, all restrictions, covenants, conditions, reservations, liens and charges now or hereafter imposed by the provisions of this Declaration. Failure by the Association or by any Owner to enforce any covenant or restriction herein contained shall in no event be deemed a • waiver of the right to do so thereafter. Section 2. Severability. Invalidation of any one of these covenants or restrictions by judgment or court order shall in'no wise affect any other provisions which shall remain in full force and effect. Section 3. Amendment. The covenants and restrictions of this Declaration shall run with and bind the land, for a term of twenty (20) years from the date this Declaration is recorded, after which time they shall be automatically extended for successive periods of ten (10) years. This Declaration may be amended during the first twenty (20) year period by an instrument signed by not less than ninety percent (90%) of the Lot Owners, and thereafter by an instrument signed by not less than seventy-five percent (75%) of the Lot Owners. Any Amendments shall , take effect when they have been recorded with the Auditor of King County. Section 4. Annexation. Additional residential property and Common Area • may be annexed to the Properties with the consent of two-thirds (2/3) of each class of members. Section 5. FHA/VA Approval. As long as there is a Class B membership, the following actions will require the prior approval of 'the Federal Housing, Administration or the Veterans Administration: Annexation of additional -9- ' • properties, dedication of Common Area, and amendment of this Declaration of Covenants, Conditions and Restrictions. IN WITNESS WHEREOF, the undersigned, being the Declarant herein, has hereunto set its hand and seal this day of June, 1977. PARKWOOD HOMES, INC. John Nord Its President • ATTEST: . Its Secretary STATE OF WASHINGTON ) ) ss • COUNTY OF KING ) • ON this day of June, 1977, before me, the undersigned Notary Public, personally appeared JOHN NORD and , to me known to be the President and Secretary, respectively, of PARKWOOD HOMES, INC., a Washington corporation, the Corporation that executed the foregoing instrument, and acknowledged the said instrument to be the free and voluntary act and deed of said Corporation, for the uses and purposes therein mentioned, and on oath stated that they were authorized to execute the said instrument, and that the seal affixed is the corporate seal of said Corporation. WITNESS my hand and official seal hereto affixed the day and year first above written. • NOTARY PUBLIC in and for the State of Washington residing at • • -10- ARTICLES OF INCORPORATION OF PARKWOOD HOMEOWNERS ASSOCIATION, INC. In compliance with the requirements of Title 24, Revised Code of Washington, the undersigned, all of whom are residents of the State of Washington and all of whom are of full age, have this day voluntarily associated themselves together for the purpose of forming a corporation not for profit, and do hereby certify: ARTICLE I The name of the Corporation is PARKWOOD HOMEOWNERS ASSOCIATION, INC., hereinafter called the "Association". ARTICLE II The principal office of the Association is located-at 7850 159th'Place N.E., • J Redmond, Washington 98052. ARTICLE III Leon L. Wolfstone, whose address is 1117 Norton Building, Seattle, Washington 98104, is hereby appointed the initial registered agent of this Association. ARTICLE IV PURPOSE AND POWERS OF THE ASSOCIATION This Association does not contemplate pecuniary gain or profit to the members thereof, and the specific purposes for which it is formed are to provide . for maintenance and preservation of the Common Area within that certain tract of property described as: Parkwood, as recorded in Volume of Plats, page through - , records of King County, Washing not , and to promote the health, safety and welfare of the residents within the above- described property and any additions thereto as may hereafter be brought within the jurisdiction of this Association for this purpose to: (a) Exercise all of the powers and privileges and to perform all of the duties and obligations of the Association as set ..forth in that certain Declaration of Covenants, Conditions and Restrictions, hereinafter called the "Declaration", applicable to the property and recorded or to be recorded in the office of the King County Auditor, and as the same may be amended from • time to time as therein provided, said Declaration being incorporated as if set forth at length; (b) Fix, levy, collect and enforce payment by any lawful means, all charges or assessments pursuant to the terms of the Declaration; to pay all expenses in connection therewith and all office and other expenses incident to the conduct of the business of the Association, including all licenses, taxes or governmental charges levied or imposed against the property. of 'the Association; : (c) Acquire,(by gift, purchase or otherwise), own, hold, improve, build upon, operate, maintain, convey, sell, lease, transfer, dedicate for public use or otherwise dispose of real or personal property in connection with the affairs of the Association; (d) Borrow money, and with the assent of two-thirds (2/3) of each class of members mortgage, pledge, deed in trust, or hypothecate any or all of its real or personal property as security for money borrowed or debts incurred; (e) Have and to exercise any and all powers,, rights"and privileges which a corporation organized under the Non-Profit Corporation Law of the State of Washington by law may now or hereafter have or exercise. ARTICLE V MEMBERSHIP Every person or entity who is a record owner of a fee or undivided fee interest in any Lot which is subject by covenants of record to assessment by the Association, including contract sellers, shall be a member of the Association. The foregoing is not intended to include persons or entities who hold an interest merely • as security for the performance of an obligation. Membership shall be appurtenant to and may not be separated from ownership of any Lot which is subject to assessment by the Association. ARTICLE VI ' . • VOTING RIGHTS The Association shall have two (2) classes of voting membership: Class A Class A members shall be all Owners, with the exception of the Declarant, -2- and shall be entitled to one (1) vote for each Lot owned. When more than one person holds an interest in any Lot, all such persons shall be members. The vote for such Lot shall be exercised as they determine, but in no event shall more than one (1) vote be cast with respect to any Lot. Class B The Class B member(s) shall be the Declarant (as defined in the Declaration) and shall be entitled to three (3) votes for each Lot owned. The Class B membership shall cease and be converted to Class A membership on the happening of either of the following events, whichever occurs earlier: • (a) W hen.the total votes outstanding in the Class A membership equal the total votes outstanding in the Class B membership; or (b) On December.31, 1978. ARTICLE VII • BOARD OF DIRECTORS • The affairs of this Association shall be managed by a Board of not less than three (3) nor more than nine (9) Directors, who need not be members of the Association. The number of Directors may be changed by, amendment of the Bylaws of the Association. The names and addresses of the persons who are to act in the capacity of Directors until the selection of their successors are: JOHN NORD ROBERT WALKER • 7850 159th Place N.E. 7850 159th Place N.E. Redmond, Washington 98052 Redmond Washington 98052 LEON L. WOLFSTONE • 1117 Norton Building • Seattle, Washington 98104 At the first annual meeting, the members shall elect three (3) Directors for a term of one {1) year, three (3) Directors for a term of two (2) years, and three (3) Directors for a term of three (3) years; and at each annual meeting thereafter, the members shall elect three (3) Directors for a term of three (3) years. ARTICLE VIII DISSOLUTION The Association may be dissolved with the assent given in writing and signed by not less than two-thirds (2/3) of each class of members. 'Upon dissolution of the Association, other than incident to a merger or consolidation, the assets of the -3 Association shall be dedicated to an appropriate public agency to be used for purposes similar to those for which this Association was created. In the event that such dedication is refused acceptance, such assets shall be granted, conveyed and assigned to any nonprofit corporation, association, trust, or other organization to be devoted to such similar purposes. ARTICLE IX DURATION The Association shall exist perpetually. ARTICLE X . AMENDMENTS Amendment of these Articles shall require the assent of seventy-five percent (75%) of the entire membership. ARTICLE XI FHA/VA APPROVAL — J • As long as there is a Class B membership, the following actions will require the prior approval of the Federal Housing Administration or the Veterans Administration: annnexation of additional properties, mergers and consolidations, mortgaging of Common Area, dedication of Common Area, dissolution and amendment of these Articles. IN WITNESS WHEREOF, for the purpose of forming this Corporation under the laws of the State of Washington, we, the undersigned, constituting the incorporators of this Association, have executed these Articles of Incorporation this day of , 1977. JOHN NORD ROBERT WALKER LEON L. WOLFSTONE STATE OF WASHINGTON ) ss. t.k1, COUNTY OF KING ) On this day personally appeared before me JOHN NORD, ROBERT WALKER -4 •- r , and LEON L. WOLFSTONE, to me known to be the individuals described in and who executed the within and foregoing instrument and acknowledged that they signed the same as their free and voluntary act and deed for the uses and purposes therein mentioned. GIVEN under my hand and official seal this day of June, 1977. NOTARY PUBLIC in and for the State • of Washington residing at • • • • • • • -5 BYLAWS OF PARKWOOD HOMEOWNERS ASSOCIATION, INC. ARTICLE I Name and Location. The name of the Corporation is PARKWOOD HOMEOWNERS ASSOCIATION, INC., hereinafter referred to as the "Association". The principal office of the Association shall be located at 7850 159th Place N.E., Redmond, Washington 98052, but meetings of members and Directors may be held at such places within the State of Washington, County of King, as may be designated by the Board of Directors. ARTICLE II Definitions Section 1. "Association" shall mean and refer to PARKWOOD HOMEOWNERS ASSOCIATION, INC., its successors and assigns. Section 2. "Properties" shall mean and refer to that certain real property described in the Declaration of Covenants, Conditions and Restrictions, and such additions thereto as may hereafter be brought within the jurisdiction of the Association. Section 3. "Common Area" shall mean all real property owned by the Association for the common use and enjoyment of the Owners. Section 4. "Lot" shall mean and refer to any plot of land shown upon. any • recorded subdivision map of the Properties, with the exception of the Common Area. Section 5. "Owner" shall mean and refer to the record owner, whether one or more persons or entities, of the fee simple title to any Lot which is a part of the Properties, including contract sellers, but excluding those having .such interest merely as security for the performance of an obligation. Section 6. "Declarant" shall mean and refer to PARKWOOD HOMES, INC., a Washington corporation, and its successors and assigns if such successors or assigns should acquire more than one undeveloped Lot from the Declarant for; the purpose' of development. • • Section 7. "Declaration" shall mean and refer to the Declaration of Covenants, Conditions and Restrictions applicable to the Properties recorded in the Office of the King County Auditor, Seattle, Washington. Section 8. "Member" shall mean and refer to those persons entitled to membership as provided in the Declaration. ARTICLE III Meeting of Members Section 1. Annual Meetings. The first annual meeting of the members shall be held within one (1) year from the date of incorporation of the Association, and each subsequent regular annual meeting of the members shall be held on the same day of the same month of each year thereafter, at the hour of 7:30 o'clock p.m. If the day for the annual meeting of the members is a legal holiday, the meeting will be held at the same hour on the first day following which is not a legal holiday. Section 2. Special Meetings. Special meetings of the members may be called • at any time by the President or by the Board of Directors, or upon written request of the members who are entitled to vote one-fourth (1/4) of all of the votes of the Class A membership. Section 3. Notice of Meetings. Written notice of each meeting of the members shall be given by, or at the direction of, the Secretary or person authorized to call the meeting, by mailing a copy of such notice, postage prepaid, at least fifteen (15) days before such meeting to each member entitled to vote thereat, addressed to the member's address last appearing on the books of the Association, or supplied by such member to the Association for the purpose of notice. Such notice shall specify the place, day and hour of the meeting, and in the case of a special meeting, the purpose of the meeting. Section 4. Quorum. The presence at the meeting of members entitled to cast, or of proxies entitled to cast, one-tenth (1/10) of the votes of each class of membership shall constitute a quorum for any action except as otherwise provided in the Articles of Incorporation, the Declaration, or these Bylaws. If, however, such quorum shall not be present or represented at any meeting, the members • entitled to vote thereat shall have power to adjourn the meeting from time to time, without notice other than announcement at the meeting, until "a' quorum as -2- . • aforesaid shall be present or be represented. Section 5. Proxies. At all meetings of members, each member may vote in person or by proxy. All proxies shall be in writing and filed with the Secretary. Every proxy shall be revocable and shall automatically cease upon conveyance by the member of his Lot. ARTICLE IV Board of Directors; Selection; Term of Office Section 1. Number. The affairs of this Association shall be managed by a Board of not less than three (3) nor more than nine (9) Directors, who need not be members of the Association. Section 2. Term of Office. At the first annual meeting, the members shall elect three (3) Directors for a term of one (1) year, three (3) Directors for a term of two (2) years, and three (3) Directors for a term of three (3) years; and at each annual meeting thereafter, the members shall elect three (3) Directors for a term of three (3) years. Section 3. Removal. Any Director may be removed from the Board, with or without cause, by a majority vote of the members of the Association. In the event of death, resignation or removal of a Director, his successor shall be selected by the remaining members of the Board and shall serve for the unexpired term of his predecessor. Section 4. Compensation. No Director shall receive compensation for any service he may render to the Association. However, any Director may be reimbursed for his actual expenses incurred in the performance of his duties. Section 5. Action Taken Without a Meeting. The Directors shall have the right to take any action in the absence of a meeting which they could take at a meeting by obtaining the written approval of all the Directors. Any action so approved shall have the same effect as though taken at a meeting of the Directors. ARTICLE V • Nomination and Election of Directors Section 1. Nomination. Nomination for election to the Board of Directors . shall be made by a Nominating Committee. Nominations may also be made from the floor at the annual meeting. The Nominating Committee shall?-consist of a -3- Chairman who shall be a member of the Board of Directors, and two or more members of the Association. The Nominating Committee shall be appointed by the 'Board of Directors prior to each annual meeting of the members, to serve from the close of such annual meeting until the close of the next annual meeting, and such appointment shall be announced at each annual meeting. The Nominating Committee shall make as many nominations for election to the Board of Directors as it shall in its discretion determine, but not less than the number of vacancies that are to be filled. Such nominations may be made from among members or non- members. Section 2. Election. Election to the Board of Directors shall be by secret written ballot. At such election the members or their proxies may cast, in respect to each vacancy, as many votes as they are entitled to exercise under the provisions of the Declaration. The persons receiving the largest number of votes shall be elected. Cumulative voting is not permitted. ARTICLE VI Meetings of Directors Section 1. Regular Meetings. Regular meetings of the Board of Directors shall be held monthly without notice, at such place and hour as may be fixed from time to time by resolution of the Board. Should said meeting fall upon a legal holiday, then that meeting shall be held at the same time on the next day which is not a legal holiday. Section 2. Special Meetings. Special meetings of the Board of Directors shall be held when called by the President of the Association, or by any two (2) Directors, after not less than three (3) days notice to each Director. Section 3. Quorum. A majority of the number of Directors shall constitute a quorum for the transaction of business. Every act or decision done or made by a majority of the Directors present at a duly held meeting at which a quorum is present shall be regarded as the act of the Board. ARTICLE VII Powers and Duties of the Board of Directors Section 1. Powers. The Board of Directors shall have power to: . (a) Adopt and publish rules and regulations governing tJe •use of the Common Area and facilities,, and the personal conduct of the members and • -4 their guests thereon, and to establish penalties for the infraction thereof; (b) Suspend the voting rights and right to use of the Common Area of a member during any period in which such member shall be in default in the payment of any assessment levied by the Association. Such rights may also be suspended after notice and hearing, for a period not to exceed sixty (60) days for infraction of published rules and regulations; (c) Exercise for the Association all powers, duties and authority vested in or delegated to this Association and not reserved to the membership by other provision of these ByLaws, the Articles of Incorporation- or the Declaration; (d) Declare-:the office of a member of the Board of Directors to be . vacant in the event such member shall be absent from three (3) consecutive regular meetings of the Board of Directors; and (e) Employ a manager, an independent• contractor, or such other employees as they deem necessary, and to prescribe their duties. Section 2. Duties. It shall be the duty of the Board of Directors to: (a) Cause to be kept a complete record of all its acts and corporate affairs and to present a statement thereof to the members at the annual meeting of the members, or at any special meeting when such statement is requested in writing by one-fourth (1/4) of the Class A members who are entitled to vote; (b) Supervise all officers, agents, and employees of this Association and to see that their duties are properly performed; (c) As more fully provided in the Declaration, to: (1) Fix the amount of the annual assessment against each Lot at least thirty (30) days in advance of each annual assessment period; (2) Send written notice of each assessment to every Owner subject thereto at least thirty (30) days in advance of each annual assessment period; and (d) Issue,.or cause an appropriate officer to issue, upon demand by any person, a certificate setting forth whether or not any assessment has been paid. A reasonable charge may be made by the Board for the'issuance of -5- these certificates. If a certificates states an assessment has been paid, such certificate shall be conclusive evidence of such payment; (e) Procure and maintain adequate liability and hazard insurance on property owned by the Association; (f) Cause all officers or employees having fiscal responsibilities to be bonded, as it may deem appropriate; (g) Cause the Common Area to be maintained. ARTICLE VIII Officers and Their Duties • Section 1. Enumeration of Offices. The officers of this Association shall be a President, and Vice-President, who shall at all times be members of the Board of Directors, a Secretary and a Treasurer, and such other officers as the Board may from time to time by resolution create. Section 2. Election of Officers. The election of officers shall take place at the first meeting of the Board of Directors following each annual meeting of the members. Section 3. Term. The officers of this Association shall be elected annually by the Board and each shall hold office for one (1) year unless he shall sooner resign, or shall be removed, or otherwise disqualified to serve. • Section 4. Special Appointments. The Board may elect such other officers as the affairs of the Association may require, each of whom shall hold office for such period, have such authority, and perform such duties as the Board may, from time to time, determine. . Section 5. Resignation and Removal. Any officer may be removed from office with or without cause by the Board. Any officer may resign at any time , giving written notice to the Board, , the President or the Secretary. Such resignation shall take effect on the date of receipt of such notice or at any later time specified therein, and unless otherwise specified therein, the acceptance of such resignation shall not be necessary to make it effective. ; Section 6. Vacancies. A vacancy in any office may be filled by appointment by the Board. The officer appointed to such vacancy shall serve for the remainder of the term of the officer he replaces.. . -6- • • 4 Section 7. Multiple Offices. The offices of Secretary and Treasurer may be held by the same person. No person shall simultaneously hold more than one of any 'of the other offices except in the case of special offices created pursuant to Section 4 of this Article. Section 8. Duties. The duties of the officers are as follows: President (a) The President shall preside at all meetings of the Board of Directors; shall see that orders and resolutions of the Board are carried out; shall sign all leases, mortgages, deeds and other written instruments and shall cosign all checks and promissory notes. Vice-President (b) The Vice-President shall act in the place and stead of the President in the event of his absence, inability or refusal to act, and shall exercise and discharge such other duties as may be required of him by the Board. Secretary (c) The Secretary shall record the votes and keep the minutes of all meetings and proceedings of the Board and of the members; keep the corporate seal of the Association and affix it on all papers requiring said seal; serve notice of meetings of the Board and of the members; keep appropriate current records showing the members of the Association together with their addresses, and shall perform such other duties as required by the Board. Treasurer (d) The Treasurer shall receive and deposit in appropriate bank accounts all monies of the Association and shall disburse such funds as directed by resolution of the Board of Directors; shall sign all checks and promissory notes of the Association; keep proper books of account; cause an annual audit of the Association books to be made by a public accountant at the completion of each fiscal year; and shall prepare an annual budget and a statement of income and expenditures to be presented to the membership at its regular meeting, and deliver a copy of each to the members. • ARTICLE IX Committees The Association shall appoint a Nominating Committee as provided in these -7- Bylaws. In addition, the Board of Directors shall appoint other committees as deemed appropriate in carrying out its purpose. • ARTICLE X Books and Records The books, records and papers of the Association shall at all times, during reasonable business hours, be subject to inspection by any member. The Declaration, the Articles of Incorporation and the Bylaws of the Association shall be available for inspection by any member at the principal office of the Association, where copies may be purchased at reasonable cost. ARTICLE XI Assessments As more fully provided in the Declaration, each member is'obligated to pay to the Association annual and special assessments which are secured by a continuing lien upon the property against which the assessment is made. Any assessments which are not paid when due shall be delinquent. If the assessment is not paid within thirty (30) days after the due date, the assessment shall bear interest from the date of delinquency at the rate of six percent (6%) per annum, and the Association may bring an action at law against the Owner personally obligated to pay the same or foreclose the lien against the property, and interest, costs, and reasonable attorney's fees of any such action shall be added to the amount of such assessment. No Owner may waive or otherwise escape liability for the assessments provided herein by nonuse of the Common Area or abandonment of his Lot. ARTICLE XII Corporate Seal The Association shall have a seal in circular form, having within its circumference the words "PARKWOOD HOMEOWNERS ASSOCIATION, INC. - CORPORATE SEAL - STATE OF WASHINGTON - 1977". ARTICLE XIII Amendments Section 1. These Bylaws may be amended at a regular or special meeting of the members, by a vote of a majority of a quorum of members present in person or by proxy, except that the Federal Housing , Administration or the' Veterans Administration shall have the right to veto amendments while there is Class B • -8- . membership. Section 2. In the case of any conflict between the Articles of Incorporation and these Bylaws, the Articles shall control; and in the case of any conflict between the Declaration and these Bylaws, the Declaration shall control. • ARTICLE XIV Miscellaneous The fiscal year of the Association shall begin on the first day of January and end on the 31st day of December of every year, except that the first fiscal year shall begin on the date of incorporation. IN WITNESS WHEREOF, we, being all of the Directors of PARKWOOD HOMEOWNERS ASSOCIATION, INC., hereinbefore referred to as the "Association", have hereunto set our hands this day of , 1977. JOHN NORD ROBERT WALKER LEON L. WOLFSTONE STATE OF WASHINGTON ) ) ss. COUNTY OF KING ) On this day personally appeared before me JOHN NORD, ROBERT WALKER and LEON L. WOLFSTONE„ to me known to be the individuals described in and who executed the within and foregoing instrument, and acknowledged that they signed the same as their free and voluntary act and deed, for the uses and purpsoes therein • mentioned. GIVEN UNDER my hand and official seal this day of , 1977. NOTARY PUBLIC in and for the State of Washington residing at CERTIFICATION I, , Secretary 'of PARKWOOD HOMEOWNERS -9- y ASSOCIATION, INC., a Washington corporation, hereby certify that the foregoing as a full, true and correct copy of the Bylaws adopted by the Board of Directors of said Corporation at its organization meeting held on 1977. IN WITNESS WHEREOF, I have hereunto set my hand and seal of the said Corporation this day of , 1977. Secretary • ,0 ^ -10- • t t _ a.,0�,c• . Affidavit of Publication l� ca ,. \,, ,i, c.,'-'3 '\ „--* U.]1 i STATE OF WASHINGTON +'�y °° ,. d f� COUNTY OF KING ss' 4'-!; beingfirst dulysworn on L jV �� oath,deposes and says that '' ' is the ` .' ' „ . - of THE RENTON RECORD-CHRONICLES a newspaper published four(4) times a week.That said newspaper is a legal newspaper and it is now and has been for more than six months prior to the date of publication referred to, printed and published in the English language continually as a news- paper published four (4)times a week in Kent,King County,Washington, and it is now and during all of said time was printed in an office maintained at the aforesaid place of publication of said newspaper.That the Renton Record-Chronicle has been approved as a legal newspaper by order of the NOTICE OF Superior Court of the County in which it is published,to-wit,King County, PUBLIC HEARING RENTON LAND USE Washington.That the annexed is a `` " • --I t.' HEARING EXAMINER RENTON WASHINGTON" ,t ` A.:PUBLIC HEARING ,,--vi;'','-' ' ` 1-' :T.~r i3^;''i"1.-: —x rnI_no-r WILL BE HELD BY THE RENTON LAND USEI HEARING EXAMINER AT as it was published in regular issues(and HIS REGULAR MEETING not in supplement form of said newspaper) once each issue for a period IN THE COUNCIL CHAM- BERS, CITY HALL, RE- NTON, WASHINGTON,ON JULY 26, 1977, AT 9:00 of consecutive issues,commencing on the ; A.M. TO CONSIDER THE _ FOLLOWING PETITIONS: - day of T -• • ,19 ,and ending the 1• DEVELOPMENT COOK- .DINATORS, INC., APPLI • - ' CATION FOR EXCEPTION TO ALLOW 5 PIPESTEM day of ,19 ,both dates LOTS WITHIN PROPOSED inclusive, and that such newspaper was regularly distributed to its sub- 125 TIFFANY PARK DIVI- scribers during all of said period. That the full amount of the fee SION NO. 3; property lo= i, cated approximately 1/2 mile east of east end of Puget Dr. charged for the foregoing publication is the sum of $:: :.v.-.., which S.E:, just north of Seattle's has been paid in full at the rate of per folio of one hundred words for the Cedar River Pipeline right first insertion and per folio of one hundred words for each subsequent ' of-way. insertion. Legal description on file in `n Renton Planning Depart ..!. Q.4,-- ,0,461�/a,664. 22� ment. PRESS THEIR OPINIONS. ALL INTERESTED PER- GORDON Y. ERICKSEN SONS TO SAID PETITIONS RENTON ARE INVITED TO BE PRE- PLANNING DIRECTOR Subscribed and sworn to before me this 3. r day of SENT AT THE PUBLIC Published in the RentonHEARING ON JULY 26, Record-Chronicle July 17, 1977 AT 9:00 A.M.TO EX- 1977. R4457 ,1 19 77,7/7 ,77 Notary Public in/and for the State of Wyington, - residing at Kent, Ki.g County. —Passed by the Legislature,1955,known as Senate Bill 281,effective June 9th, 1955. —Western Union Telegraph Co. rules for counting words and figures, adopted by the newspapers of the State. : A _ -... ' * • ., - \ / i - .77 , . i \ . . I \ , ,-----<- I 1 \ . Renton City Council --- 8/22/77 Page 3 Consent Agenda - Continued Vouchers The Ways and Means Committee recommended Council approval for pay- ment of Vouchers14873 through 15070 in the amount of $248,054.06 plus LID #302 Revenue Warrant R-2 $5,250 and Cash Warrant C-2 also in amount of $5,250. Vouchers No. 14868 through 14872 were machine voided during processing. Council approval recommended. Proclamations Proclamation of Mayor Delaurenti declared 9/5 through 10/77 as Union Label Week, noting the American labor movement is dedicated Union Label Week to' improving and maintaining good working conditions and wages for American workers through collective bargaining with fair employers. The proclamation urges observance with display of union label , etc. Radio Watch Week Proclamation of Mayor Delaurenti declared 8/29 through 9/5/77 as Rainier R. E.A. C.T. (Radio Emergency Associated Citizens Team) Radio Watch Week, explaining the non-profit, community-oriented radio club providing service to the Counties of Pierce, King, Kigsap, Mason and Thurston at no cost to taxpayers or businesses. Mayor Delaurenti asked the proclamation be read and presented same to Mr. Del Case, 27220 117th SE, Kent (Area President) . Consent Agenda MOVED BY PERRY , SECOND BRUCE, 000NCIL APPROVE CONSENT AGENDA AS Approval PRESENTED. CARRIED. CORRESPONDENCE AND CURRENT BUSINESS Street Vacation Letter from Russ Brown, President, Brown Steel Equipment Co. , Inc. Portion of 10843 NE 8th St. , Bellevue, noted purchase of property to the east Thomas Ave SW of Thomas Ave. SW from the Austin Co. and explained Austin Co. peti- Petitioned by tion for street vacation of portion of Thomas Ave. SW at Mr. Brown' s The Austin Co. request. Mr. Brown felt that if terms were feasible, improvement of the area would result. The letter objected to the $9,000 vacation fee, noting the object of the street vacation was to landscape the land and that it would bring the property onto the City's tax roles. The letter further noted anticipated expenditures for landscaping, sewer assessment and widening of 16th; therefore extended offer of $1 , 500. MOVED BY PERRY, SECOND SHINPOCH, REFER COMMUNICATION TO THE PUBLIC SERVICES COMMITTEE FOR RECOMMENDATION. Upon inquiry of Councilman Stredicke, City Attorney Shellan noted state law allows charge of not more than 1/2 the appraised value, noting Council ' s policy of charging 1/2. Upon inquiry, Gonnason noted appraisal was in-house, noting Mr. Brown' s objection was not to the amount of the appraised value but the charge as it affects him and his intended use of street to be vacated. Discussion ensued wherein the committee was asked to study any case where extenuating circumstances might have altered Council ' s policy of charging full 1/2 appraised value. MOTION CARRIED. Housing Authority For information only, Certificate of Appointment to Housing Authority Appointment by Mayor Delaurenti was read, appointing George Boode, 2128 NE 6th Court, as a Commissioner of the Housing Authority until 9/10/82, to fill vacancy left by the expiration of term of Harold J. Austin. The certificate explained Section 25 of Housing Authorities Law of State established duty as Mayor to appoint Commissioner. Councilman Stredicke requested minutes of Housing Authority meetings be forwarded to the City Council members and/or Mayor. Preliminary Plat Letter from Land Use Hearing Examiner forwarded files for Tiffany Tiffany Park #3 Park No. 3 Preliminary Plat and exception to subdivision ordinance, & Exception PP-059-77 and E-60-77, noting appeal period expired 9/19 and asking Council review prior to acceptance of a final plat request. MOVED BY PERRY'. SECOND SHINPOCH, COUNCIL REFER COMMUNICATION TO PLANNING AND DEVELOPMENT COMMITTEE FOR RECOMMENDATION. CARRIED. Travel Letter from Public Works Director Gonnason requested permission for attendance and participation at the '77 Public Works Congress and Equipment Show in Chicago from 9/10 - 15/77, noting attendance along with Mayor Delaurenti . The letter noted insufficient funds in budget to cover expenses, balance to be paid by Public Works Director. MOVED BY SHINPOCH, SECOND BRUCE, COUNCIL CONCUR IN THIS REQUEST. Upon request of Councilwoman Thorpe, Gonnason noted budgeted funds of $337. Mayor Delaurenti volunteered that he would be attending at his own expense and on vacation time. CARRIED. C Renton City Council 8/22/77 Page 4 OLD BUSINESS Community Services Community Services Committee Chairwoman Seymour-Thorpe presented Committee Report committee report recommending Council reaffirm approval of the Three- Community year Community Development Plan adopted 11/76 as revised with Errata Development Plan Sheet information updating City population, area, Council members Updated and map. MOVED BY STREDICKE, SECOND THORPE, COUNCIL CONCUR IN COM- MITTEE REPORT AND REFER TO THE WAYS AND MEANS COMMITTEE FOR PROPER , RESOLUTION. CARRIED. Councilwoman Thorpe inquired of EDA Projects and was advised by Mayor Delaurenti that approval was anticipated be- fore the end of the month; also having inquired re trail funds , Mrs. Thorpe was advised by Planning Director Ericksen the project has been turned over to Gary Kruger; architect not retained but doing some work. Councilwoman Thorpe inquired re Cedar Center Park and Wetlands acqui- sition, and was advised projects are meeting scheduled time tables. Recess MOVED BY STREDICKE, SECOND PERRY, COUNCIL RECESS FOR TEN MINUTES. Executive Session CARRIED. Council recessed at 9: 13 p.m. and reconvened at 9:25 p.m. Roll Call : All Council members present as previously shown. MOVED BY THORPE, SECOND STREDICKE, REQUEST EXECUTIVE SESSION TO DISCUSS PERSONNEL MATTER. CARRIED. Councilwoman Thorpe requested Mayor, City Attorney and Planning Director attend the Executive Session. The Council members left the Chambers at 9:31 p.m. and reconvened at 10:00 p.m. Roll Call : All Council members were present as previ- ously shown. Citizen Complaint Councilman Stredicke noted letter of complaint received from Mrs . Parking Fisher, Garden Ave. N. , regarding parking problems caused by local Garden Ave. N. business. Mayor Delaurenti noted he and Chief Darby have investi- gated and instructed parking checker surveillance. Project Cost Application of 1%-for-Art Ordinance was discussed in connection with Determines Amount proposed Senior Citizens Center and Fire Statior,Councilman Perry of Funds for Art noting ordinance applicable to public buildings. Bid Award Public Services Committee Chairman Bruce submitted committee report Asphalt recommending Council acceptance of the low bid of Hi-Line Asphalt Resurfacing Paving Co. , Inc. in the amount of $27,366.78 for asphalt resurfacing project as recommended by the Public Works Department. (See earlier bid opening) MOVED BY PERRY, SECOND BRUCE, COUNCIL CONCUR IN COMMITTEE REPORT AND AWARD BID. Upon inquiry by Councilwoman Thorpe, Public Works Director Gonnason explained difference between engineer' s estimate and low hid due to increase in price per tor., and bid in accord with current costs . Councilwoman Thorpe suggested review• of projects to determine critical streets. Councilman Bruce explained each delay increases cost. Projects include: S.7th St. - Rainier S . to Burnett S. ; Blaine Ave. NE, Blaine Ct. NE, NE 6th Ct. ; Tiffany Park - Park site parking lot; Mo► ris Ave. S. - S. 4th to Railroad R/W; Whitworth Ave. S. - S. 4th to Railroad R/W. MOTION CARRIED, Council- woman Seymour-Thorpe requested her NO vote recorded. Aviation Committee Committee report presented by Councilman Stredicke recommended that Report the Flight Center building be declared surplus, sold and removed from the Airport. The report explained previous amendment to Aero-Dyne' s Aero-Dyne Building prime lease providing rental of former Aero-Dyne Flight Center build- Surplussed ing with understanding building would be vacated upon completion of Aero-Dyne' s new administrative offices and hangar facility. Report further noted intention to give Aero-Dyne first option to purchase the building at value established by recent appraisal , or if not inter- ested, proceed with call for bid. MOVED BY BRUCE, SECOND PERRY, COUN- CIL CONCUR IN COMMITTEE REPORT. CARRIED. Building Rental The committee report recommended the Airport Director be authorized Renton Aviation to prepare a supplemental agreement providing for the extension of Renton Aviation' s use of the building at 915 W. Perimeter Road for a period not to exceed two years, subject to the completion of specified interim improvements which will improve the appearance of the building. The report explained that Renton Aviation' s prime lease, LAG 10-75, provides for the removal of the building this month, building being used as sheet metal shop and float storage. MOVED BY PERRY , SECOND THORPE, COUNCIL CONCUR IN REPORT. CARRIED. 7. e. gordir !► o THE CITY OF RENTON © MUNICIPAL BUILDING 200 MILL AVE. SO. RENTON, WASH. 98055 imk o CHARLES J. DELAURENTI , MAYOR • LAND USE HEARING EXAMINER O L. RICK REELER , 235-2593 "P41FD SEP1.1.4'O August 22 , 1977 Members , Renton City Council RE: File No. PP-059-77 Renton, Washington E-060-77 Dear Council Members : The appeal period for the attached preliminary plat and exception request expired on August 19 , 1977 , and we are transmitting copies of the Examiner' s decision for your review prior to acceptance of a final plat request. We request that you include the attached with your Council material for the Council meeting of August 22 , 1977 . If you desire additional information regarding the subject application, please contact the office of the Hearing Examiner. Si. -- e L., Rick Beeler Hearing Examiner LRB:mp Attachment cc: City Clerk Planning Director � 2'� � e��� � `)n ,\ 4 Of Ict A, 0 THE CITY OF RENTON ®/iik A :r° MUNICIPAL BUILDING 200 MILL AVE. SO. RENTON, WASH. 98055 1' , 21 CHARLES J. DELAURENTI ; MAYOR • LAND USE HEARING EXAMINER 15 co- L. RICK BEELER . 235-2593 O,Q41rfD SEPIt0 August 19, 1977 TO: Warren Gonnason, Public Works Director FROM: Rick Beeler, Hearing Examiner SUBJECT: August 18, 1977 Memorandum from the Director of Parks and Recreation Regarding Tiffany Park No. 3 Preliminary. Plat The input from the Park Board unfortunately came too late for consideration during the public hearing on the preliminary plat. However, my recommendation to the City Council appears to include sufficient flexibility to resolve the aforesaid concern of a retention pond in Tiffany Park park. I Recommendation No. 4 stated: Final design of storm surface water drainage system which will incorporate as shallow and safe retention ponds as are reasonable and practical and approved by the Public Works Department. If the City Council concurs with my recommendations, the Public Works Department will develop with the developer the storm water drainage system. As a part of your calculations and deliberations the Park Board' s decision could be respected by exploring other alternatives to handling the storm water expected .to reach the park. The solution could then be integrated into the final plat. Since the final plat will be reviewed in a public hearing, :this solution for storm drainage will be reviewed for public comment. , , L. ick Beeler LRB:mp cc: Gene Coulon, Park Director A � 0F RV 4.1 CD�. THE CITY OF RENTON a� ®� MUNICIPAL BUILDING 200 MILL AVE. SO. RENTON,WASH. 98055 o CHARLES J. DELAURENTI , MAYOR • PARKS and RECREATION ./3.o `O GENE L. COULON - DIRECTOR O,Q�TfO 42- SEP1c0 MEMO to: Mr. L. Rick Beeler, Land Use Hearing Examiner from: Gene Coulon, Director of Parks and Recreation d ate: August 18, 1977 subject: Development Coordinators, Inc. FILE NO. PP-059-77 E-060-77 On Monday, August 15th, this department received from Mr. Don Monaghan of the Engineering Division a copy of the storm drainage plan for the above referenced project. As proposed, this plan would utilize a portion of Tiffany Park for the storage or retention of approximately 6,000 cubic feet of water above ground on the area used for active and free play, including fastball, soccer, football, etc. This area is essential in the department's recreation program in that it is used by the neighborhood residents, 'and this use will increase with the additional development. In addition, this area is vital in the city's in— tercity athletic activities during the spring, summer, fall and winter. The condition of the soil is such that even in the summer months we must monitor the amount of sprinkling we do so. as not to put the area out of use. The Park Board has reviewed this plan and is of the opinion that to use this area as proposed, when a water problem presently exists, would be detrimental to the neighborhood residents and the total city recreation program, in that the field would be put out of service for activities over too long a period of time. The board, therefore, has determined that they will not allow the park area to be used as a retention pond and suggest that some other method to handle this matter be devised. C--A \.ts, - cc: Don Monaghan RECEIVED CITY OF RENTON HEARING EXAMINER Al1G 1 81977 PM 718011011111211,213141516 1 \ I AFFIDAVIT OF SERVICE BY MAILING State of Washington) County of King Marilyn J. Petersen , being first duly sworn, upon oath disposes and states: That on the 5th day of August , 19 77 , affiant deposited in the mails of the United States a sealed envelope containing a decision or recommendation with postage prepaid, addressed to the parties of record in the below-entitled application or petition. Subscribed and sworn this 5,- day of ci‘v S� 19 . . _ Notary Public in and for the State'. of Washington, residing at Renton Application, Petition or Case: Development Coordinators, Inc. PP-059-77 E-060-77 (The m-i,nute.s contain a tus.t o the panties 06 necond)- A 'August 5, 1977 OFFICE OF THE LAND USE HEARING EXAMMER CITY OF RENTON REPORT AND RECOMMENDATION TO THE RENTON CITY COUNCIL. APPLICANT: Development Coordinators, Inc. FILE NO. PP-059-77 E-060-77 LOCATION: Located approximately 1/2 mile east of the east end of Puget Drive, just north of the Cedar River pipeline right-of-way and directly east of Tiffany Park Divisions • No. 1 and No. 2. SUMMARY OF REQUEST: Applicant requests preliminary plat approval pursuant to the City's subdivision regulations, which would allow construction of streets and utilities in accordance with an approved single family residential subdivision layout. SUMMARY OF Planning Department: Approval with conditions. RECOMMENDATION: Hearing Examiner: Approval with conditions. , PLANNING DEPARTMENT The Planning Department staff report was received by the REPORT: Examiner on July 20, 1977. PUBLIC HEARING: After reviewing the Planning Department report, examining available information on file with the application, and field checking the property and surrounding area, the Examiner conducted a public hearing on the subject as follows: The hearing was opened on July 26, 1977 at 9:05 a.m. in the Council Chambers of the Renton Municipal Building. Parties wishing to testify were sworn. It was reported that the Hearing Examiner and the applicant had received and reviewed the Planning Department report, and the report was entered into the record as Exhibit #1. Michael Smith, Planning Department, reviewed Exhibit #1, and entered the following additional exhibits into the record: Exhibit #2: Large 100-scale Vicinity Map Exhibit #3: Map Detailing Exception for 7 Pipestem Lots Exhibit #4: Typical Landscape Detail of Cul-de-Sacs Plan Exhibit #5: Final Environmental Impact Statement The Examiner asked Mr. Smith if the city had received a response from King County regarding the proposed preliminary plat and a proposed connection access to the east. Mr. Smith indicated that the city had sent a copy of the revised plat layout for Tiffany Park No. 3 in response to the county's request but had not received a response to date. He also reported that the county and city are coordinating on the matter. Mr. Smith submitted the following additional exhibits into the record: Exhibit #6: Comments from City Departments Exhibit #7: Letter Accompanying Requested.Detailed Landscape Plan from Mr. Edward Chaffe, dated July 19, 1977 Exhibit #8: Letter to City of Seattle Water Department from Development Coordinators, Inc. , dated July 13, 1977 Exhibit #9: Letter from Carole and Ron Goss, dated July• 23, 1977 Exhibit #10: Letter from Utilities Engineering Division, dated July 20, 1977 PP-059-77 Page Two . E-060-77 . ' In regards to Exhibit #10, Mr. Smith indicated that in its review, the Public Works Department had reported that adequate utilities existed and the department and the developer are coordinating the design of the facility. In reference to Item #P.5. of Exhibit #1 regarding retention of existing vegetation, the Examiner inquired if approval could be made by the Building Department as well as the Planning Department. Mr. Smith felt that while it was possible, the Planning Department staffs a landscape designer who works with developers as part of official duties. The Examiner asked if •the applicant had submitted restrictive covenants. Mr. Smith indicated that he had not, but covenants would be submitted as part of final plat , I. approval. 1 The Examiner asked Mr.• Smith to designate on the large vicinity map the proposed additional pedestrian access to the school site. Mr. Smith reported that the applicant had submitted a revised plan designating an additional paved and fenced pedestrian walkway at the end of McAllister Way and pedestrian walkways adjacent to Tract B at I the east end of the school district site. The plan was submitted into the record: Exhibit, #11: Revised Preliminary Plat Plan . , Mr. Smith indicated on the vicinity map additional retention drainage pond revisions on Lots 67 and 68 which are being coordinated with the Public Works Department. He reported that building setbacks would be included in the final plat map. The Examiner noted that certain lots on the plat contained excessive slopes and asked if the city has restrictive control of development on sloping property. Mr. Smith indicated that the Building .Division is aware of the situation, that soils reports had been received, and that all development would conform to code requirements for construction on slopes. The Examiner noted that property in Tract B designated for storm drainage retention facility had been dedicated to the public and asked if the city would maintain the area. Mr. Warren C. Gonnason, Public Works Director, indicated that a specific program had not yet been established for maintenance although the ordinance provisions for retention provides that the city would maintain facilities after the first year. The Examiner inquired if the application meets the goals and policies in the ' Comprehensive Plan and criteria for Council review. Mr. Smith responded affirmatively. The Examiner asked for clarification regarding Item #0.10.. of Exhibit #1 relating to control of hours for construction operation. Mr. Smith indicated that operation hours would be limited from 8:00 a.m. to. 6:00 p.m. Monday through Saturday with suitable methods imposed to control dust and debris. • In response to the Examiner's inquiry regarding restricted access for fire vehicles because of installation of planters in cul-de-sacs, Mr. Gonnason indicated• that the size of the planters would not unduly restrict access and that his department would concur with utilization of the planters. • In response to an inquiry,by the Examiner for review of traffic circulation and access • in the area, Mr. Paul Lumbert, Traffic Engineering Division, discussed future revisions and improvements. He reported that figures contained in the Environmental Impact Statement indicate no significant impact on traffic circulation. He discussed plans for an additional stop sign at Lake Youngs Way and improvement of additional controls at Puget Drive, Royal Hills Drive, and Edmonds Avenue S.E. He felt that all streets would function satisfactorily. The Examiner inquired about potential impact of traffic from the school site. Mr. . Gonnason reported that the establishment of a crossing at the Cedar River pipeline ' would provide proper circulation throughout the area'. . He'..indicated 'that because the stub end streets limit access the school district would be required to provide its ' . • own access to the site. The' Examiner asked if streets would accommodate additional traffic if the school district site were developed for single family residences, and Mr. Gonnason responded affirmatively. . The Examiner called for a ten-minute recess at 10:15 a.m. The meeting reconvened at • 10:30 a.m. with all parties present. The Examiner asked the representative for the, applicant if he concurred in Exhibit #1.. Responding was: ' � Dick Chapin ' 855. 106th Avenue N.E. ' • . Bellevue, WA 98004 . �YJr.are. i _ .. ' I ' PP-059-77 Page ,Three E-060-77 ! ' Mr. Chapin indicated his concurrence with all recommendations and conditions imposed on the application and reported that Exhibit #11 incorporated all recommendations to meet goals and policies of the Comprehensive Land Use Plan. He requested permission to answer further questions as they arose at the hearing. The Examiner asked Mr. Chapin if a street lighting plan had yet been proposed. Mr. Chapin indicated that the proposal would be accomplished by Puget Sound Power and Light Company at the time of contract signing for underground utilities. The Examiner.asked for. testimony in support of the application. There was no response. Mr. Smith reported receipt of additional correspondence which was 'read and submitted into the record: Exhibit #12: Letter from Dick Weller, dated July 26, 1977 The Examiner asked for testimony in opposition to the application. Responding was: Francis A. Holman 1624 Ferndale Avenue S.E. Renton, WA 98055 Mr. Holman questioned items in the Environmental Impact Statement regarding transportation, traffic circulation, and the need for additional uniformed policemen. Mr. Gonnason reported that while the city had no concrete plans for the intersection at Puget Drive and Royal Hills Drive, improvements could be made by utilizing gas tax funds which are available. Mr. Smith stated that the police department would provide a uniformed officer in the district on a 24-hour basis and that budget appropriations may be made for additional officers in areas expanded through annexation and development. Mr. Holman referred to page 9 of the E.I.S. regarding a southeastern traffic route to be negotiated with the adjacent property owner and the Seattle Water Department and objected to the uncertainty of the proposal for access. He referred to page 17 of the E.I.S. regarding movement of hillsides, and expressed the hope that hillsides will remain stabilized; and referred to page 25 regarding dust control from construction and objected to past violations of controls and expenses incurred by the city for enforcement. He also objected to traffic data in the E.I.S. not being representative of normal traffic flows in the area. The Examiner stated that the adequacy of the Environmental Impact Statement was not the subject of the hearing. Mr. Holman stated that the traffic flow patterns and access to Tiffany Park were the main concerns of residents. The Examiner indicated that testimony from the Public Works Director had been entered into the record in regards to traffic and capacities of existing streets to accommodate additional traffic. The Examiner asked for further testimony in opposition to the application. Responding was: James Ramseth 1616 Ferndale S.E. Renton, WA 98055 Mr. Ramseth objected to establishment of collection basins in Tiffany Park since excessive water currently exists in the park. He also indicated that an increase of people utilizing the park facilities had occurred recently and objected to reduction in size of the park to accommodate collection basins. Other objections included proposed greenbelt areas, narrowness of existing streets with limited driveway length, and traffic patterns. Judith Stoleson 1633 Ferndale S.E. Renton, WA 98055 Mrs. Stoleson suggested extending a roadway from Lot 76 to Royal Hills Drive to accommodate the majority of traffic from Puget Drive. Mr. Gonnason indicated that because of the difference in elevation of the property, a roadway was not possible in the area. Mr. Holman stated that retention basins were hazardous to safety of children playing in the area and objected to construction of the facilities. Mr. Gonnason reported that although design of the facilities had not yet been completed, the retention basins were constructed to accommodate storm overflow only. He indicated that in the event of an extremely heavy storm, the depth of the overflow would be approximately 6 inches to 1 foot for a period of one hour. He also reported that the collection basins would improve the ground water situation at the park and would not incur a reduction of space. PP-059-77 Page Four E-060-77 Gloria Ervin 1638 Index S.E. Renton, WA 98055 Mrs. Ervin objected to extension of Index Avenue past Monroe Avenue because of congestion of homes and removal of existing trees. She suggested that if the extension were accomplished, a stop sign should be installed at the intersection of Index Avenue and Harrington Avenue. The Examiner. asked Mr. Chapin if he had further comments in rebuttal to previous discussion. In regards to Mr. Holman's concerns with steep lot lines on the east side of the property Mr. Chapin stated that an adequate building envelope existed on all lots to provide a suitable building site. He indicated that Section 70 of the Uniform Building Code provides adequate requirements to ensure protection for proper on-site construction. In reference to retention, he noted that the City of Renton had adopted the King County ordinance regarding retention which contained significant requirement detail. He also indicated that the expert city staff had reported that traffic circulation and streets had been reviewed and found satisfactory to accommodate the new development. He stated that restrictive covenants would be provided at the time of final plat application. Mr. Ramseth inquired about the possibility of restrictions for on-street parking imposed on residents if future traffic increased significantly. Mr. Gonnason indicated that if such restrictions.were suggested, residents would have the opportunity to supply input in any final decision on the matter. Mr. Ramseth felt that data published in the Environmental Impact Statement should be updated. The Examiner responded that the testimony of expert city staff members was sufficient to update all material submitted and was part of the official record of the public hearing. Mr. Gonnason. reported that a high trip generation rate. in a residential development was approximately 10 per household per day and he felt that the capacity of the streets was much greater. Mr. Chapin asked for clarification from Mr. Gonnason regarding the inclusion of Tracts 1 and 2 in determination of the trip generation rate. Mr. Gonnason reported that both tracts had been included. Mr. Holman inquired about methods of control imposed upon contractors to prevent inconvenience to existing residents. Mr. Chapin responded that a contractor is required to meet city ordinance requirements which are enforced by the city. He stated that a good developer expects contractors to obey terms of the contract and indicated his willingness to enforce controls. Mr. Gonnason reported that construction in Tiffany Park No. 1 and No. 2 had created problems in street clearing and that the city would continue to exercise as much control as possible. The Examiner asked Mr. Smith if he could project a response from King County in regard to the Tiffany Park No. 3 development. Mr. Smith indicated that he could not make a prediction, but that the county was aware of the project and had received plans for development for review and response. The Examiner asked if the county would coordinate its review relative to a common access use to the development. Mr. Smith reported that the county is aware of the necessity to gain access on the northwest portion and also the southwest portion at S.E. 160th. The Examiner asked Mr. Smith if additional comments had been received from the school district other than the telephone conversation with Mr. Belmondo documented as an attachment to Exhibit #1. Mr. Smith indicated that the referenced conversation was the last comment received. The Examiner asked Mr. Smith for the department's final recommendation. Mr. Smith stated that the department would recommend an additional walkway either between Lots 34 and 35 or between Lots 40 and 41 on Tiffany Court S.E. or Renton Court S.E. which would not impact the lot size involved. He also indicated that the walkway established on McAllister Way should be properly developed with fencing and final Planning Department approval reserved for improvements. Storm water retention facilities should be. designed so as not to create impact on the area, he stated, and installation of additional traffic control devices should be reviewed by the staff. Mr. Chapin requested the opportunity to work with the staff on location of walkways into the school site. Mr. Smith indicated that the only walkway under consideration was the one previously discussed in the hearing. The Examiner indicated a desire to reserve the opportunity to re-open the hearing within 14 days if necessary following receipt of a response from King County relative to future access, as well as further information from the Traffic Engineering Division regarding the same subject. Parties of record concurred in the Examiner's request. 1 PP-059-77 Page Five E-060-77 The Examiner asked for further comments. Since there were none, the hearing on Item #PP-059-77 and E-060-77 was closed by the Examiner at 12:00 p.m. FINDINGS, CONCLUSIONS & RECOMMENDATION: Having reviewed the record in this matter, the Examiner now makes and enters the following: FINDINGS: 1. The request is for approval of the preliminary plat of Tiffany Park Division;.No. 3 consisting 'of 125 single family lots and open space areas, and approval of an exception from the Subdivision Ordinance to allow pipestem lots. 2. The Planning Department report accurately sets forth the issues, applicable policies and provisions, findings of fact, and departmental recommendations in this matter and is hereby attached as Exhibit #1 and incorporated in this report by reference as set forth in full herein. 3. Pursuant to the City of Renton's Environmental Ordinance and the State Environmental Policy Act of 1971, as amended by R.C.W. 43.21.C. , an Environmental Impact Statement was issued for the subject proposal by Gordon Y. Ericksen, responsible official, and is incorporated in full as Exhibit #5 herein. Adequacy of some portions of the E.I.S. were challenged by certain citizens in opposition. 4. Plans for the proposal have been reviewed by all city departments affected by the impact of this development. 5. All existing utilities are available and in, close proximity. 6. The proposal meets the required setbacks, lot coverage and density requirements of Sections 4-706 and 4-729 of Title IV, Building Regulations. 7. Comment was solicited from the offices of King County since coordination was necessary with the adjacent proposed preliminary plat of Fairwood Pointe. This plat abuts the southeast portion of Tiffany Park Division No. 3 and through which must pass the access road from Division No. 3 to connect with S.E. 160th Street. No comment was received as of the date of hearing Division No. 3. 8. Drainage plans have been reviewed by the Public Works Department and, although detailed plans will be submitted with the final plat application, have been found to be acceptable. Citizens in attendance at the hearing 'expressed displeasure with the existing inadequate surface water drainage at Tiffany Park and were concerned that the situation may be worsened. The Public Works Department Director testified that the applicant's drainage line through the park would alleviate this problem and serve a portion of the need of Division No. 3. Obligation for maintenance and safety of the proposed rainage retention ponds were questioned. The Public Works Director testified that the city has in the past and would in this instance assume maintenance of the retention ponds after one year. He also stated that safety would not present a problem since the ponds would be intermittently filled and only a shallow depth. 9. Adequate access and circulation exists within the proposal and Tiffany Park to serve the proposed density according to testimony from the Public Works Department, provided: a. Access is granted across the utility easements as shown on Exhibit #11 (revised site plan) ; and b. A through access road connects the eastern portion of Division No. 3 through the King County plat of Fairwood Pointe and to S.E. 160th Street. The Planning Department testified that the offices of King County were willing to coordinate the access through Fairwood Pointe. Offices of Seattle were willing as well to grant access over the pipeline easements. The applicant stated that the portion east of the Seattle/Mercer Island Pipeline will not be developed until through access to S.E. 160th Street is available. This subject was of most concern to citizens in attendance at the hearing. They have observed peak traffic problems associated primarily with use of Tiffany Park. However, no expert testimony or traffic data contrary to that contained in the E.I.S. or that provided by the Public Works Department was entered into the record. PP-059-77 Page Six E-060-77 Traffic projection and analysis by the Public Works Department were based upon , full development and standard traffic volumes expected per single family homes. The conclusion of this study was that existing roads are of more than adequate capacity to accommodate the projected traffic from existing and proposed single family development and potential school district development or possible single family development in lieu of school district development. 10. No evidence or testimony was entered in the hearing to the effect that the proposal • did not conform to the Comprehensive Plan, Land Use Report, Subdivision Ordinance, zoninT.regulations or building regulations, 11. According to the testimony of the Public. Works Director the proposed design of cul-de-sacs is acceptable for maneuvering of fire and emergency vehicles. A landscape plan for the cul-de-sacs was submitted. 12. Restrictive covenants were not submitted, but the applicant stated that these will I. be provided with the final plat application. 13. The proposed plat represents the final effort of a series of attempts over several years to complete development of Tiffany Park. Somewhat less than the allowed density and greater than the minimum lot size is proposed in Division No. 3. 14. Approximately 20% of the site is proposed to be public open space in Tracts A, B, and C. Tracts A and C feature severe slope which is less desirable for single family development or may prevent it due to economic considerations. Objections were raised by residents of Tiffany Park that this open space does not contribute to the aesthetics of the proposal. No criteria could be found in the Comprehensive Plan, Subdivision Ordinance or zoning regulations pertaining to the amount, location or;useability of open spaces. 15. Sufficient recreational opportunities exist within the area to serve the existing and the proposed population. 16. The applicant agreed to restricting working hours for work outside of buildings to Monday through Saturday between the hours of 8:00 a.m. to 6:00 p.m. 17. Pedestrian access to the undeveloped school property is provided via two pedestrian easements (see Exhibit #11, Revised Preliminary Plat) . The Planning Department recommended that these easements be dedicated for public use and fenced, and that one more pathway be provided at Tiffany Court S.E. or Renton Court S.E. 18. Street names do not conform to city requirements. 19. A street lighting plan was not submitted, however, the applicant indicated that Puget Power and Light Company would be utilized for this lighting. 20. Certain testimony was presented challenging the adequacy of the E.I.S. The Examiner's hearing was for the stated purpose of taking testimony relative to the proposal and not the E.I.S. Any challenge of the.E.I.S. must follow the procedure of the State Environmental Policy Act of 1971, as amended, and the City of Renton's Environmental Ordinance. 21. The proposed street design conforms to city standards for public streets. 22. Because of the abundant amount of existing substantial vegetation the opportunity exists to retain sufficient vegetation and thereby effectively contribute to the aesthetics and attractiveness of the development. 23. An exception from the Subdivision Ordinance per Section 9-1108.23(d) was requested to permit seven pipestem lots per the criteria of Section 9-1109. These pipestem, lots exceed the minimum lot size exclusive of the pipestem area. 24. Pedestrian access to the open space tracts are: a. Tract A - via area abutting Tiffany Way S.E. ; b. Tract B - via area abutting Tiffany Way S.E. and Seattle/Mercer Island Pipeline easement; and c. Tract C - via the Seattle/Mercer Island Pipeline easement. • PP-059-77 Page Seven E-060-77 25. Proper methods are needed to control dust and mud generated by the proposed development. Citizens at the hearing expressed concern about the debris left in the streets during existing construction of homes. The Public Works Director stated that the city offices will continue to control contractors as much as possible. CONCLUSIONS: 1. The proposal conforms to the goals and objectives of the Comprehensive Plan and Land Use Report. Single family use is shown on the Comprehensive Land Use Plan Map for this area. Due to the topography and location of utility right-of-ways the design is a reasonable response to the site. 2. Of substantial impact in this application is resolution of the required access to serve the plat. Permission is necessary from other jurisdictions to allow access across their right-of-ways and from King County to approve the abutting plat of Fairwood Pointe which will complete through access for about 1/8 of the proposed plat. Without the approval of Fairwood Pointe, including its access connection to S.E. 160th Street, the eastern portion of Tiffany Park Division No. 3 would be served by a very long cul-de-sac which would not meet city standards (9-1108.23(7) ) . The applicant and staff agreed that without access to S.E. 160th Street the eastern portion of Division No. 3 should not be constructed. It seems appropriate, therefore, that the final approval of Fairwood Pointe should occur prior to any land clearing or final plat submittal of this eastern portion of Division No. 3. Since access is so important to this entire proposal, it is also appropriate that rejection by any jurisdiction of access across their right-of-way should be sufficient cause for revising and rehearing the preliminary plat. From the comments submitted by citizens, the staff should study circulation within the entire Tiffany Park area to determine where additional traffic control devices should appropriately be installed. While their testimony was not of a technical or "expert" classification, it was sufficient to indicate that such a study was necessary. 3. Surface water drainage design appears adequate. The retention pond on Tract B will contain shallow water during a ten-year storm, which- is intermittent enough and of insufficient depth to produce a safety hazard. However, since many children will probably use Tract B for recreation purposes it seems appropriate to re-evaluate the retention pond to produce as little water depth as possible and maximize safety. 4. Lacking adopted standards relative to open space, evaluation of the proposed three open space tracts is prevented. Tract B is fairly flat and of more useable recreation space, while the other two tracts contain severe slopes. No doubt even these two tracts will be used for trails and passive forms of recreation. One of the purposes of dedicating open space is to protect and preserve land areas which are very sensitive for physical reasons of slope, soil, water, etc. Tracts A and C fulfill that purpose. 5. In terms of the existing vegetation on the remainder of the site, it seems appropriate that as much as is reasonable and practical of the existing substantial vegetation should be retained. This will greatly influence the visual character of Division No. 3, although an adopted requirement is not contained in city ordinances or policies. 6. Adequate walkways are proposed to afford the Tiffany Park residents to utilize the open spaces and undeveloped (when developed) school property. No adopted standards relative to walkways or their design were presented or found in city ordinances or policies. . 7. The pipestem lots are the result of the unusual property configuration which created ". . .special physical. . .conditions. . ." (9-1109.1.A.) . Other properties in similar conditions have utilized pipestem lots (9-1109.1.B.) . Nothing • detrimental to the public welfare or ,other properties can be predicted (9-1109.1.C.) . Therefore, the pipestem lots should be approved. 8. Mud, dust and debris from construction seem to be difficult to control. In the past the city has not been able to completely maintain control. Layers of contracts and subcontracts appear to create difficulty of communication and enforcement. From the testimony given in the hearing, staff and the developer will exercise as much control as possible in Division No. 3 through contract documents and site inspections. PP-059-77 Page Eight E-060-77 • 9. The city will be able to accept maintenance of the retention pond after one year of completion. Within that year the applicant will be responsible for maintenance. 10. Final drainage plans can be developed prior to submittal of the final plat. RECOMMENDATION: Based upon the record, testimony, and aforementioned findings and conclusions, it is recommended to the City Council that the Preliminary Plat of Tiffany Park Division No. -3' (Exhibit #11, Revised, Preliminary Plat) be approved subject to: - 1. Approval by the King County Council of the final plat of Fairwood Pointe to connect to S.E. 160th Street prior to any clearing or grading of that portion of Tiffany Park Division No. 3 lying easterly of the Seattle/Mercer Island Pipeline right-of-way; 2. Public Works Department review of circulation of the entire Tiffany Park area and implementation of additional traffic control devices as needed during or after construction of the homes in the plat; 3. Approval by the applicable utilities of access across the effected right-of-ways; 4. Final design of storm surface water drainage system which will incorporate as shallow and safe retention ponds as are reasonable and practical and approved by the Public Works Department. 5. Maintenance of the retention ponds by the homeowners association or Development Coordinators, Inc. for a period of at least one year after construction of the retention ponds or until the city officially accepts this maintenance 'responsibility. 6. Preservation of as much existing substantial vegetation as is reasonable and practical; 7. Work outside of buildings occurring only between the hours of 8:00 a.m. and 6:00 p.m. on the days of Monday through Saturday; 8. Revision of street names according to city requirements as determined by the Public Works Department; 9. Planning Department approval of landscaping in the cul-de-sac planters; and 10. Submittal of restrictive covenants with. the final plat application to include the conditions as specified herein. It is also recommended that the exception be granted to allow 7 pipestem lots in the proposal per Exhibit #11, Revised Preliminary Plat. ORDERED THIS 5th day of August, 1977. L. R k er Land Use Hearing Examiner TRANSMITTED THIS 5th day of August, 1977 by Affidavit of Mailing to the parties of record: Dick Chapin Francis A. Holman James Ramseth Judith Stoleson Gloria Ervin • TRANSMITTED THIS 5th day of August, 1977 to the following: Mayor Charles J. Delaurenti Council President George Perry - Councilman Richard M. Stredicke Warren C. Gonnason, Public Works Director Gordon Y. Ericksen, Planning Director Ron Nelson, Building Division Gerard M. Shellan, City Attorney c ' PP-059-77 Page Nine E-060-77 Pursuant to Title IV, Section 3015 of the City's Code, request for reconsideration must be filed in writing on or before August 19, 1977. 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 $25.00 and meeting other specified requirements. Copies of this ordinance are available for inspection in the City Clerk's office, first floor of City Hall, or same may be purchased at cost in said office. RECEIVED CITY OF RENTON HEARING EXAMINER PLANNING DEPARTMENT JUL 2 a 1977 PRELIMINARY REPORT TO HEARING EXAMINER pm PM PUBLIC HEARING 71819110.11111211.213.4.16 JULY 26 , 1977 EXHIBIT NO._ / . APPLICANT: DEVELOPMENT COORDINATORS, INCH ITEM NO. 6-- 5? FILE NO. : PP-059-77 ; PRELIMINARY PLAT APPROVAL FOR TIFFANY PARK DIVISION NO . 3 C O —7 7 A. SUMMARY OF REQUEST: Applicant requests preliminary plat approval pursLant to the City ' s subdivision regulations , which would allow construction of streets and utilities in accordance with an approved single family residen- tial subdivision layout. B. GENERAL INFORMATION : 1 . Owner of Record : LOUIS AND ROBERT SHEFFELS 2. Applicant : DEVELOPMENT COORDINATORS , INC. 3. Location : Located approximately 1/2 mile east of the east end of Puget Drive , just north of the Cedar River pipeline right-of-way and directly east of Tiffany Park Divi - sions No . 1 and No . 2 . 4 . Legal Description : A detailed legal description is avail - able on file in the Renton Planning Department. 5 . Size of. Property : Approximately 37 acres . 6 . Access : Via Index Ave . S . E . , which connects with S . E . 16th Street and Edmonds Ave . S . E . ; via Kirkland Ave . S . E . , which connects with Lake Youngs Way S. E . ; and via 123rd Ave. S . E . , which connects with S . E . 160th Street running west to Edmonds Ave . S. E . 7 . Existing Zone : G-7200 , single family residence district. 8. Existing Zoning G-7200 and RS-7200 , single family resi - in Area : dential in King Cdunty. 9 . Comprehensive Single Family Residential Land Use Plan : 10 . Notification : The applicant was notified in writing of the hearing date . Notice was properly published in the Record Chronicle and posted in six places on or near the site as required by City ordinance . Co PURPOSE OF REQUEST: To approve plat layout for construction for stores, and utilities related to a proposed single family residence development. D. HISTORY/BACKGROUND: The subject site was annexed to the City on June 27 , 1962 , by Ordinance No . 1961 . The subject site was a portion of Tiffany Park No . 2 , which was approved in November 1967 . The subject site was part of the Sendai Crest application , which was approved in July 1966 . However, the preliminary plat approval period expireJ , PLANNING DEPARTMENT , PRELIMINARY REPORT TO HEARING EXAMINER PUBLIC HEARING OF JULY 26 , 1977 PAGE TWO RE : PRELIMINARY PLAT APPROVAL FOR TIFFANY PARK DIVISION NO . 3 and a new preliminary plat application under the name Tiffany Park No . 2 was submitted in September 1967 and approved in November 1967. 'The subject site was not included in the final plat application for Tiffany Park No . 2 , which was approved in August 1969 . No further development occurred on the subject site as it related to the previous Tiffany Park divisions . Therefore , preliminary plat approval expired . Construction on the approved Tiffany Park Division No . 2 began approximately two years ago . A tentative plat for Tiffany Park Division No . 3 was submitted in January 1977 , which was a considerably revised subdivision layout to that which was originally proposed in the previous Tiffany Park No . 12 master plan . A tentative plat for Tiffany Park Division No . 3 was approved by the Planning Department on July 8, 1977 . The subject preliminary plat application is based upon that approval . E. PHYSICAL BACKGROUND: 1 . Topography: The site is situated at the north edge of the plateau above the Cedar River valley. Excessively steep slopes border the site on . the north and east. However, no excessive slopes exist within those areas to be platted . (See Environmental Impact Statement for further detail . ) 2 . Soils : Most of the subject site is covered by soils that are of the Alderwood series . Alderwood Gravelly Sandy Loam (AgC) . Permeability is moder- ately rapid in the surface layer, and in the subsoil is moderate to medium. Hazard of erosion is moderate . This soil is used for timber, pasture , row crops , and urban development . For more detailed soil information , see the Environmental Impact Statement. 3. Vegetation : The subject site is covered with a mixture of Western Hemlock , Red Cedar, Douglas Fir, and Western Red Cedar, together with related typical woodland brush and scrub grass . 4. Wildlife : The existing vegetation on the site sprovides suitable habitat for birds and small mammals . 5 . Water: The site is generally well drained . There are certain areas that m4y experience intermittent wetness or accumulations of surface waster. For more hydraulic information , refer to Final Environmental Impact Statement. 6 . Land Use : The site is presently undeveloped. However, it lies directly east of the existing Tiffany Park subdivisions , which are presently constructed almost to capacity. The Seattle Cedar River pipeline right-of-way is directly adjacent to the south of the subject site , running in a general east/westerly direction . The Mercer Island pipeline right-of-way trans- gresses the subject site through the middle of the subject site running generally in a north/south direction . The existing Cascade single family residential subdivision is located south of the Cedar River pipeline . The Royal Hills Apartments are located north of the subject site below the steep hillside area . The general areas northeast of the subject site are presently undeveloped and consist of steep hillsides above the Cedar River . The area to the west of the subject site is presently proposed for a single family residence subdivision within King County . In terms of land use , this site is possibly the last ' I PLANNING DEPARTMENT PRELIMINARY REPORT TO HEARING EXAMINER PUBLIC HEARING OF JULY 26 , 1977 PAGE THREE RE : PRELIMINARY PLAT APPROVAL FOR TIFFANY PARK DIVISION NO. 3 remaining large tract of land to be developediin this area of the plateau . F. NEIGHBORHOOD CHARACTERISTICS : The area is characterized by suburban single family residential . G. PUBLIC SERVICES: • 1 . Water and Sewer: An existing 12 inch water main is located along Kirkland Ave . S . E . and either an 8" oar 6" water main at all other existing easterly street ends . An existing 8 inch sewer is located along Index Ave . S . E . , Kirkland Ave. S . E . , and all existing easterly street ends . A 12 inch storm sewer is located along Index Ave . S . E. and Monroe Ave . S. E . A 12 inch storm sewer is also available along the south side of the Tiffany Park site : 2 . Fire Protection : Provided by the Renton Fire Department as per ordinance . 3 . Transit : Metro Transit Route 155 provides bus service approxi - mately1/4 mile south of the proposed Tiffany ! Park Division No . 3 . 4 . Schools : The subject site is almost adjacentlto the Tiffany Park Elementary School and within 1/4 mile of Lindbergh High School and within one mile of Nelson Middle School . The Renton School District owns a large undeveloped piece of property in the middle of the subject site , which may be devel - oped in the future as a possible middle school . 5 . Parks : The subject site is adjacent to existing Tiffany Park . The existing County park is located south and , west of the subject site . The existing elementary school and proposed middle school sites , together with the two pipeline rights-of- way offer additional recreation and open space uses . The site is also within 1/4 mile of Lindbergh High School , which offers additional recreational facilities . H. IAPPLICABLE SECTIONS OF THE ZONING CODE: 1 . Section 4-706 , R-1 , Residence Single Family . ' 2 . Section 4-729 , G , General Classification District . I . APPLICABLE SECTIONS OF THE COMPREHENSIVE PLAN OR OTHER OFFICIAL CITY DOCUMENTS: 1 . Subdivision Regulations , Section 9- 1106 , 2 , Preliminary Plat Requirements . 2 . Land Use Report, 1965 , page 11 , Residential . 3. Policy Statement, Comprehensive Plan , Renton Urban Plan , 1965, page 4 , The Neighborhood . J. IMPACTS ON NATURAL SYSTEMS : : Development of the subject site will disturb soil and vegetation , !increase noise and storm water runoff, and have an effect on traffic levels in the area . However, through proper design and provision of suitable storm water retention facilities , these impacts can be ;minimized . See Final Environmental Impact . Statement for more detailed description of impacts . K. SOCIAL IMPACTS : The subject request will have minimal impacts except for those caused � I • - PLANNING DEPARTMENT PRELIMINARY REPORT TO HEARING EXAMINER PUBLIC HEARING OF JULY 26 , 1977 PAGE FOUR RE : PRELIMINARY PLAT APPROVAL FOR TIFFANY PARK DIVISION NO. 3 by minor population increases and new relationships that will result from such increases . L. ENVIRONMENTAL ASSESSMENT/THRESHOLD DETERMINATION: Pursuant to the City of Renton ' s Environmental Ordinance and the . State Environmental Policy Act of 1971 , as amended (RCW 43 . 21C ) , the Final Environmental . Impact ' Statement was prepared and issued on July 19 , 1977 . M. ADDITIONAL INFORMATION : A vicinity map and site map are attached . N. AGENCIES/DEPARTMENTS CONTACTED: 1 . King County Planning and Development Department 2 . King County, Public Works Department 3 . City of Renton Engineering Division 4 . City of Renton Utilities Division 5 . City of Renton Building Division 6 . City of Renton Traffic Engineering Division 7 . City of Renton Fire Department See Environmental Impact Statement for more detailed list of agencies and persons contacted. 0, PLANNING DEPARTMENT ANALYSIS: 1 . The Comprehensive Land Use Plan indicates single family use for the general area . The subject site is appropriately zoned G-7200 for single family residence purposes . 2. This area was part of the original master plan for the Tiffany Park No . 2 area . A preliminary plat for the subject site was in fact approved in 1966 and 1967 . However, the approval period expired , and the property has remained undeveloped to date . The subject request is a better plat than that which was originally proposed and , for the most part , exceeds our present ordinance minimum lot sizes and dimensions . 3. Access will be provided into the subject site at five locations : at Index Ave. S . E . , S . E . 17th St . , Kirkland Ave. S . E . , 123rd Ave . S . E . (extended across Cedar River Pipeline right-of-way) , and via the extension of the proposed Tiffany Way S . E . eastward to a plat proposed within King County ( Fairwood Pointe ) , which will connect to S . E . 160th St. The latter two are additional accesses which do not exist at the present time . 4. The applicant has agreed that the area of the proposed plat east of the Seattle/Mercer Island pipeline right-of-way will pot be final platted and developed until such easterly con- ne'ction is provided. 5 . The applicant has proposed 7 . 6 acres , or approximately 20% of the site , as open space greenbelt to be dedicated for the use of the public as part of this plat . This area is generally near the hillside along the north and east sides of the subject site and is consistent with the intent of the City to provide additional property along the hillside above the Cedar River for trail and open space purposes . • PLANNING DEPARTMENT PRELIMINARY REPORT TO HEARING EXAMINER PUBLIC HEARING OF JULY 26 , 1977 PAGE FIVE RE : PRELIMINARY PLAT APPROVAL FOR TIFFANY PARK DIVISION NO. 3 6 . The applicant proposes suitable storm water retention and oil /water separation to meet City and King County drainage standards . This includes provision of facilities capable of controlling peak runoff from the site to that level which occurs from the site in its present state. An retention pond has also been proposed. ' 7 . The topography which consists of a steep hillside surrounding the subject site on the north and partially or the east , together with the existing developed areas north , south , and east of the site , indicates that the subject site and the parcel of land owned by Richard Pinkley directly east of the site within King County are the last remaining large parcels of land to be developed in the Tiffany Park area . This has certain implications when reviewing the overall traffic and street pattern , as it relates to existing and potential development . Although a collector arterial has never been constructed in the area--and would have been the optimum situation , if development had not blocked its connection to Edmonds Avenue and Puget Drive--the limited additional develop- ment possible in this area can be handled by the existing streets . (See Final Environmental Impact Statement. ) 8. The site contains much significant trees and vegetation . These should be retained as much as possible in the development of the subdivision . 9 . The site is in close proximity to several parks and open space areas and is near Tiffany Park Elementary School and Lindbergh High School . In addition to the standard sidewalks required along all streets , walkways may be necessary in certain areas to facilitate pedestrian access to these areas, . 10. Because of the close proximity to existing residential areas , work methods and hours of operation should be ;controlled . 11 . Adequate utilities and services are available ;to the subject site. 12 . A Final Environmental Impact Statement pursuant to the State Environmental Policy Act has been prepared for the subject proposal . Additional copies are available in 'the Renton Plan- ning Department. I 13. The applicant ' s request for f-i-ve pipestem-type lots does not appear to be unreasonable or detrimental to adjacent proper- ties , in view of the odd-shape property boundaries and street layouts . The subject pipestem lots all exceed the minimum lot size ( 7200 sq . ft. ) exclusive of the area of the pipestem as per ordinance requirements . A minimum 10 foot wide paved driveway the length of the pipestem will also ;be necessary , together with landscaping at the time of development. 14 . Proposed street cross-sections and improvements as proposed conform to ordinance standards . 15 . Additional pedestrian access to proposed school site may be necessary pursuant to discussions with the Renton School pistrict. Additional pedestrian accessways to the proposed school site should be provided at the north and east ends of the school site . 16. Although it may be difficult for a fire truck to maneuver around the proposed planter areas in the cul -de-sacs , they have become widely accepted as pleasant aesthetic additions i i . I PLANNING DEPARTMENT PRELIMINARY REPORT TO HEARING EXAMINER PUBLIC HEARING OF JULY 26 , 1977 PAGE SIX RE : PRELIMINARY PLAT APPROVAL FOR TIFFANY PARK DIVISION NO. 3 to such streets . Detailed landscape plans indicating low maintenance native varieties of trees , shrubs , and. groundcover should be approved by the Planning Department : 17 . Street names are not consistent with the City of Renton grid as per Building Division ' s comment. P. PLANNING DEPARTMENT RECOMMENDATION Recommend approval of the Preliminary Plat based on the preceding analysis subject to the following conditions :J 1 . Final platting and development shall not occur east of the Seattle/Mercer Island pipeline right-of-way prior to construc- tion of the road within King County which will provide a loop from Tiffany Way S. E . to S . E . 160th Street. 2 . Construction of the extension of Kirkland Ave . S . E . across the Cedar River ipeline right-of-way connecting with 123rd Ave . S . E . a,t the same time as development of other , streets within the plat. This connection will provide another access point to the subject plat, as well as a lighted pedestrian sidewalk . This area shall be developed as Division 1 of the plat . 3. Final Public Works Department approval of detailed drainage plans which conform to King County and City of Renton require- ments for storm water retention and oil /water separation . 4. All street improvements , street lighting , signing , street names , and utilities shall be installed to City standards . 5. Existing evergreen and significant deciduous trees shall be preserved and incorporated into the plat development as much as possible . Trees shall not be cut or removed without prior approval of the Planning Department . Roadways shall be staked and initially cleared , with subsequent staking of lot lines and building envelopes prior to further clearing . 6 . The open space areas , Tracts A, B and C , shall be dedicated to the use of the public in perpetuity as open space areas to be preserved in their natural state. These shall be indicated on the Final Plat map , together with the appropriate written dedication . 7 . Additional pedestrian access to the future school site shall be provided at the end of Tiffany Court S . E . and McAllister Way S . E. These accesses shall consist of 10 foot walkways on the plat map and be properly developed per Planning Department approval . 8 . Proper measures shall be utilized to control dust and mud from adjacent streets and properties . This shall include , but may not be limited to , watering on and off-site and proper clean- ing and maintenance of vehicles and equipment.; 9 . Street names shall conform to City grid requirements per Building Division approval . � I 10 . Detailed landscape plans for cul -de-sac planter areas shall be subject to Planning Department approval . I The PlannjnL,D19p rtment further recommends approval of the exception to allow if-i--vet ( pipestem lots based upon number 13 of the Depart- ment Analysis and the consistency of the request with the conditions for Exceptions , as outlined in Section 9-1109 of the Subdivision regulations . , . 1,==12.1331=55.13=1,T35.3=1.33===553311013.33.133,====lal. _MUSS'S& 1 . . . . t-S r.•:' '- f. -1,'• ..A '''''`‘. .:•‘...,., , , - '° -'— •...„ , '' ' , /I / ' • '1'..1,'\‘' ",'..` S.1 • -: i . . . • — - . ." • P , 1 - - - .., 7-. - - ' ' ., 1•,.'e ,, ...•4614,' ' / '''•\,._. :..,,, • / .I //''/ •'• • " ;40'.., :if,'4E0,4 ,...,, ,,;,,•- ....,....., ,, " , it. lks• •j<4. .. .,-(' '• ''''' '. - ; ? 1 •-_.it,,,JE- 1,- ,7 , - • i \ t 'i' -y, *,,, ' — .., -S1‘.... , -,..- ,J0"•,- Nt - -- _ -- -, 1-- -= - I i 5, \i. .• " 5., /.1 , y /, P\-r-,'S.,V--' • •us i ' t . ,, . ' s ,,,, , ., , ,. ,, v. ,0 .5,,,• , •r: ... ,,. , , I . .,,7 . , C i\% • )-\ .."'' ., . 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DEVELOPMENT COORDINATORS, INC. , TIFFANY PARK DIVISION NO. .3; PRELIMINARY PLAT APPROVAL 1 , FOR 125 LOT SINGLE FAMILY RESIDENCE SUBDIVISION, File No. PP-059-77, AND APPLICATION t FOR EXCEPTION TO SUBDIVISION ORDINANCE TO ALLOW 5 PIPESTEM LOTS WITHIN PROPOSED 125 LOT TIFFANY .PARK DIV: 'NO. 3, File No. E-060-77; property lotated 1'2 mile east of east . end of Puget Dr. S.E. , just north of Seattle's Cedar River Pipeline right-of-way. , i t i ! i , . . „ ! . , .APPLICANT DEVELOPMENT COORDINATORS , INC . TOTAL AREA ±37 acres PRINCIPAL ACCESS Index Ave . S . E. and Kirkland Ave . S . E . !, 1 . • ,. . 1EXISTING ' ZONING G-7200 • ' . 1 t t j I 1 EXISTING USE Undeveloped ' • i• , 1 , 1: I ' . . . . . . : . PROPOSED USE ' Single Family Residenti.01 . •• , 1 . , ,,, ,, • . I CONPREHENSIVE LAND USE PLAN Single Farhilyil — 1 . . , . . . • . „ , . .. ,„ • • I. .. • • - . , • r . ., 1, ., i •. 1 1 ' COMMENTS . • • ; , - ;• . II . . , ; • . , ,• . , . • • . ! : , : . , , , : . 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I . • • • ,. , • • , . . . ., ,, ,1 . • , ,, • . , , . , , . • . , . . . , • . ,1 i • , . , ! . , • 11.1 1 1 . . . . . . . ... . ,-....,,:...1 ,..:'i.,.1..-,,1,:,,,,i,o:ill.i... ,...•i+il..:,,,[,'L,.....1..t•;:,,.. ,,...4,,t;.......,:4D..,,a:.i.,:4'•'..:',..:•,91.9•[:.-_,4...,........;•,,i`.•9;•,,;1'..'1."9•11,: ;,3,31:4,;:.*•••1:•-tii 4:',.,I i I,itk.•4.“1:1&-",. .i47'g&4.i2.;44Al'idl.434'-ti:%..-t441143itii:;;;.0.1.:4'-',.: 414kr if;2''Iti t 41-P4''ll'A'it rt C 944.1De5.f' OF e, . �1 • �-= ° THE-+; CITY OF RENTON J o_ _ MUNICIPAL BUILDING 200MILLAVF._SO-_RENT©N--4VASIf 98055 - CHARLES J. DELAURENTI , MAYOR o PLANNING DEPARTMENT O�TEo SEPS0�� 235 2350 ME 'S ` ANDUM July 18, 1977 • ', TO: FILES • FROM: Michael L. Smith, Associate Planner RE: TIFFANY PARK NO. 3 ACCESS ,. SS TO SCHOOL DISTRICT PROPERTY Mr. William Belmondo, of the Renton School District, called me today and informed me- that after more detailed review of the access _situation to the d-is-- trict 'property, it was their feeling that the pro- posed access points from the south and west are sufficient. It is the, district's feeling that the • only additional access necessary would be by additional walkways to the site from the north and -- east. -Discussion with the developers of Tiffany Park #3 indicated that they would be willing to pro- vide such pedestrian accessways . • MLS:ms • • • • . . . .. , . 4 OV RA_ -1,-, PUBLIC WORKS DEPARTMENT ej BUILDING DIVISION 235 -2540 A es1114•'•4"N 0 ---- c.?. ‘,;-:,). •-• MUNICIPAL BUILDING 200 MILL AVE. SO. RENTON, WASH. 98055 0 q- eDsE PI C7176 July 13, 1977 CHARLES J. DELAURENTI MAYOR _ . . . TO: 'Planning Department . . FROM: Jim Hanson • SUBJECT: Tiffany Park #3 • - - • - . .... . . . . . • Retention ponds may be hazardous to children - should •• be fenced. - • :- . .. 'Street names do not meet Renton's grid. Developer -- should contact us for proper names: . . • . _ _ • _ . ... JCH/ch Ide. ifr . • . . • . ,.....„..„.., , . • ( JUL . 3 1977 ,... ,,.._ ,. i . . , , . i\-0 • .,.,; - •• • vsvii „,. .,ct.K I'vG DEP Ps • • -- - , . . v INTEROFFICE CORRESPONDENCE Date_ July 7, 1977 • TO: Warren C. Gonnason, Public Works• Director FROM: Richard C. Houghton, Engineering Supervisor SUBJECT: Tentative Plat Tiffany No. 3 , 4, & 5 Planter areas in.cul-de-sacs are not approved. Fire trucks are not able to drive around them. Extend Kirkland Ave. S.E. to 123rd Ave. S.E. across Cedar River Pipeline. This should relieve some traffic movement through Tiffany I and 2. We have doubts about large open retention basins, with Diva #4 & 5 perhaps . a direct line to- the river would be a better answer. What about additional access to school property by eliminating lot 35 • "Tiffany Ct. S.E." and running road thru to school property. RH:tb • Rl1 A �. w,• 1 • l"_....4.e...t.:C'."^.:.::._tycu_r..zE.--.ryrmarc:.vo.c INTERDEPARTMENTAL REVIEW REQUEST TO : PUBLIC WORKS DIRECTOR BUILDING DIVISION f ENGINEERING DIVISION . 7/��77 • eev, TRAFFIC ENGINEERING DIVISION ������ UTILITIES DIVISION i l/j �_ .� ,!,..-. FIRE DEPARTMENT , (I HEALTH DEPARTMENT FROM : PLANNING DEPARTMENT t rL ....L41 )14. • Contact Person R E : { '/� 7►_ V 0 , I e v�. # Prejlist4 )A-6.4- 1 a�1- Please review the attached information regarding the subject proposal and return it to the Planning Department by '7//efil7 ' with your written recommendation . Your response will be included as part of the staff report to the Hearing Examiner . Thank you , RECEIVED PLANNING DEPARTMENT CITY OF RENTON / ;i7//7 ;7 HEARING EXAMINER / 7 ,1u y2 6 197 7 PM / , AM ` " ` 7,gA9i10,1102r1 a2114►516 4 Date //.-/77 I EXHIBIT N -. ITEM NO. M- o'O.r 2.7. — L-- o �o _ `777 laid` FACILITY \M1 4 .:- '"v. -`a .tai , ail 1 • ;. �fi" — -..� � � •�� 1� `7 1 71CNICKI . ilk I r ft��-�J//��1,* -^' , �jia-` 7' . .. i ce t. 1'$//.I +1 .H IJ, /. +.k£i�•. -FISHING NV- a4 „` Ce,�� i7 �,5j , 'v. t�"x , � 33��, }5 �`� t 43 8 , yy Nb ,•;ry-•5t• - � -\ _ r / ` \, 11 r, / &• t.../'/�,a te w.,�a.. s I/...' ..., \�ti � _fi ,��[ �I\` � k•r 4i 1.��c�—tw — _ - • ..1,://,,..: -=' July 19 , 1977 —�-., ___._! ,/ City of Renton Planning Department City Hall Renton, Washington 98055 Attn: Mike Smith As requested by Charles M. Brengle of Development Coordinators, enclosed please find a plan for typical landscape treatment of cul-de-sacs for Tiffany Park,. _ _ __ Division No . 3. Very truly yours - - _- E r a ee - Landscape rchitect . - EJC/mp RECEIVED • Encl. CITY OF RENTON HEARING EXAMINER ..,, �� 2 61977 .rpF RE/Vj, PM C , 17„8I9110111o12I1 213o4856 �,A RE�� .1 �% 02 A, (: 3L9L zo 1911 EXHIBIT NO. 7 )..\' .: ":------- 'EM NO. / ®S9- 7 7 ! DS.'' L--- D60-77 7520 BRIDGEPORT WAY WEST, TACOMA, WASHINGTON, 98467, TELEPHONE: (206) 582-1112 J L - h [ DEVELOPMENT COORDINATORS, INC July 13, 1977 Kenneth W, Lowthian Water Department CITY OF SEATTLE 1015 - 3rd Ave. Seattle, WA 98104 Attention: Leif Bjorseth Gentlemen: On January 26, 1976 we transmitted to you preliminary maps of Tiffany Park, Division No. 3 located in the City of Renton with the purpose in mind of advising you of our project and requesting any requirements which may affect our construction near or along your right-of-ways. You subsequently advised the City of Renton that they would be required to make application for permits for crossing of your right-of-way. Recently our engineer, Group Four Incorporated, sent you the preliminary construction drawing of the first division called Division No. 3 which will affect your property located at 123rd Ave. S.E. and the Cedar River Pipe Line Right-of-Way. These plans are also under review by the City of Renton. At such time as final approvals have been received by the developer from the City of Renton, the City of Renton will then make application to the City of Seattle for this crossing. In the meantime, I will appreciate it if you could review these plans submitted and inform me as to the adequacy of the plan as affects your property. I would be happy to meet with you at any time to discuss this project. • RECEIVED Very truly yours, CITY OF RENTON HEARING EXAMINER DEVE PMENT COORDINATORS, INC. 261977 )12, 41/11"11----- PM ' 1819110,1111211i 1213141516 Charles M. Brengle President CMB/jbw ' copy to EXHIBIT NO. F R. C. Sheffel s ITEM NO. City of Renton, attn W. Gonnason lv� — O 6 O r DEVELOPMENT COORD'Ni-.TC,E :. INC '3C % N E. ELh STREET BELLE'•. LIE t/ASHINGTON EE:OG5 ("Co) 74 T-BEEC ` j %CI 04/ //:[-: ' ' c�5 �9�1 z 2720 S. E. 16th Street ��w Li) Renton, Washington ��I July 23, 1977 g \\\\\ ,C;�NN I N G �, " Renton City Planner 200 Mill Avenue South Renton, Washington 98055 Re: Tiffany Park 3, Final Environmental Impact Statement Dear Sir : The referenced document was reviewed and the following questions and comments are being submitted to substantiate the previous position that the area is not prepared for further expansion : 1 . The excuse that animal control is a common problem and that limited resources exist only proves that the city should not expand until existing problems are solved. 2. No solution to the existing traffic problem on Lake Youngs Way and S. E. 16th Street was given. A traffic survey was made on December 18, 1975 on Royal Hills Drive before many Tiffany Park 2 homes were occupied. No recent measure• of traffic on Lake Youngs Way and S. E. 16th Street was listed. The proposed secondary access looks good on the map, but still, most of the Tiffany Park 3 traffic will end up using Lake Youngs Way and/or crossing it to use S. E. 16th Street. Especially since the alternate accesses are tentative, I feel expansion should not be permitted until better access is firm. 3. Traffic entering Royal Hills Drive from Lake Youngs Way is blinded from cars coming downhill by trees, brush, and a turn, while cars coming uphill from the apartments can ' t be seen be- cause they are coming over the crest of a hill at 30 mph. It must be assumed that most Tiffany Park 3 residents will use Royal Hills Drive since the only traffic count was on this street. 4. The statement that the schedule of street maintenance and cleaning will be adequate after completion of Tiffany Park 3 is meaningless. It has never been adequate. RECEIVED �,HIBI ' T���7. 9' OF RENT �-1 " •° HEARING EXAMINER O. - D19- JUL 2 61977 ITEM e-A v...BAR PM L D 4 0 - 77 7I8►911o,»I12 �3 17 �4� ,4; 16 _rnton City Planner Page Two 5. All comments regarding new schools in the area or increased buses to Nelsen are also meaningless since the letter from the school did not verify this and bond issues or special levies decide what happens regarding schools. • It is hereby requested that expansion of Tiffany Park 3 not be permitted until the existing problems of Tiffany Park 1 and Tiffany Park 2 are solved. • Ronald C. Goss Carole D. Goss J INTEROFFICE CORRESPONDENCE Date July 20, 1977 TO: Planning FROM: Utilities Engineering SUBJECT: Prelim. Tiffany #3 The DWG. enclosed with the packet does not show the utilities in sufficient detail to evaluate. I..- DT:tb RECEIVED CITY OF RENTON HEARING EXAMINER JUL 2 61977 AM- PM ?I8I9i1091111211 I2I314i56 EXHIBIT NO. /D ITEM NO 64° 0g9 77 . . - o6a - 77 I '7/ /7) — -- -- Zc,e,9 LA o ,sc=S -si= f. 2aJ.0 oP ..Sj Ft,-(L, i I AFFIC, GepuT(Zc ri UT-E - a-e cr 43 S D-A K ....)0— 2. -L P F-& -5PEEp , ti-t w.,-T G k-11 LD 2c 1,.) AcT t>Lta,-e—. l-esG.s.-.%_- i2AGFkC, ouL.'— C lc_• i _ J .---1 L A-L, .S�E �A--t- L,JA'4 L i uJ E. tJ G X t*.11) /,.JE. , 5.t. 2 -n'e--6_ . Wb . "= Iv 7QaJ,C�G -v:-�t'� '� A,tG'---.S.5 -�O"2 .i..Gdtoe3L_ GLltl..&Z... .-1 J i,.-l-.S cam-,A S ; 1-3 --1.-64 E. v 2.cvti,J a`- --?t.,Z_ T�-C.-1 U_1 b- S,..1/40.-.,L FC--_-.-_sc_L .7 0 ,J c�-o t t OE-S - i 3. ,d,SC_.rL€ la 62 ,02,. pF'•F S•TP --€-r 'PAN 2tG.►J Ca. rot -- 2.L /a,2ZA C-, usEi7 My-c_I-1. ,f ►t.-' E Pcs2 `�t,,- -E '- ...L, lB't' �-7�EEfL r1 L \ ,=c:.) r 4��ea K. I :D,^cu-rS) . Cf- -PPC.I. 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L -S -1..-ton..)1/4...7 .- Pirao.l tO . �2taLDS o 1 6..�&c C c tlE --st-►oV-L 7 1-1 ra..I e 1 0 c.Uk.L 1GS A-( L�F t el',-1 cs-iJ� .7 1,1-31-14 t 'P20(= tot c C(Z,Es4S ,tt?AL: — 7 I.--1�.2C '57:L=7 rl t9 u L.., C +1�t-JLL S -0 a ` _ �2cw12?1cs .f ,-r.c,G-i/s.2 PS -..-•�o t� o a 7.�,.,-{S 'T-I Act- A E .14�,CA S `�`.,,2."1cc-, l 1‹.ep•-;."/"..1/4.... 1At\---A-, • s I , rTa- l o -<�-.IN..-+C /S.S rf.P1.•-3'-1' 1 2c�S AS �a- .a L`, ,J %t 4=r=sa•---1 .2 l l C •-- _ i 5 `i,-t o,c GAS`- ► f,,v -TUC?. ,._ C,-.1€(L L b G:i' c-crc ". p ., -- o.�t_E--1�..S I o E ..-)-t E.17 Er-.3 T• o S` P ►- '► S L , .0 v E 42_ C_o s T c t= ,- '-' i ;z= JCS. a. 10 UPC_ 41:;"io-2*-A. --S .wcCl_. t.- )1' L.rcT/ v,..)(DE('` Nat2 Ci-& f�LL) 642- L.:Jk� `?v-J'.JLd5 CLJ A.' ---6•i X i,G1.CtUc,-( 1 tLE,S so .-.T.t•lt;.; ••so e—:' L.S-u (2t.`•)L O '•[,2e R-r a2 '-`Zo•l tSioro,2$ 0 Q�-.J o Po' `F-dzcr+-A„ ',24,-,,,,L �%�L S D2t JC" 11 - .-a .a--,0t►.1C.,....s c 'SLc,-c-k,G .Lxa,-CGr--1 - tCtis qe,-u a ,J�t4A.-1 t`s-e-a lk 7-3 �.L.•C ► 2 t.-v u,2 Q CAL. �-'r,-4v tGL. -:cr1Z.S•- L3 eel) �'.2c. 4,. GQ d+.s 1' n'-( r'vto of -L.n.ti. ga.u,vCy5 c.: S[. .i t o c l� t—\ �Q ��`PC-12 1'1' 4t.�,u S i lZ �- t2c� Cit-i�(� (✓l-,&4NT tsi-J -6. ,._) -t- A Pit✓A.re ,4 c...0 E7 i= --7-1-k - 4..2.-.06%.,, . 2.*-'\.= :;!--sn •-CID 'E._r.) (zc t:5; .;-.3uNtG K Si".rt,-12..-Tto S , ' RECEIVED CITY OF RENTO , HEARING EXAMINER. ,F EHIBITlO. � ,. AMJUL21977 RM ___________: 7,3,9,10,11,12,1,2,3,4,5,E ITEM NO. ;o5 A VI CITY OF RENTON SHORT PLAT PLAT APPLICATION FILE NO. 7P- o 5 9 - 77 MAJOR PLAT ..-- �1��ol� DATE REC` D. 7" 2 . 77 om TENTATIVE (8, , „ APPLICATION FEE $ O/DOet ENVIRONMENTAL PRELIMINARYV, ° FINAL i-- 40:7j REVIEW FEE $ a (--) 'S‘v RECEIPT NO. ✓51 2 // �Q ,' SM NO . A�A NG� PUD NO. \� �N1 e 'PLICANT TO COMPLETE ITEMS 1 THROUGH 7 : Plat Name & Location _ Tiffany Park. Division NQ: 3 No. Lots 125 Total Acreage 37.4+ ac. Zoning G-7200 Owner Louis Sheffels (Wilbur, Washington) Phone attn: Chuck Address c/o Development Coordinators, Inc. , 13837 NE 8, Bellevue, WA 98005 Rrengle Underground Utilities : Yes No Not Installed Telephone ( X ) ( ) ( ) Electric ( X ) ( ) ( ) Street Lights ( X ) ( ) ( ) Natural Gas ( X ) ( ) ( ) TV Cable ( ) ( ) ( ) Sanitation & Water: ( X ) City Water ( X ) Sanitary Sewers ( ) Water District No. ( ) Dry Sewers ( ) Septic Tanks Vicinity and plat maps as required by Subdivision Ordinance. '.. DATE REFERRED TO: ENGINEERING PARKS BUILDING HEALTH ' TRAFFIC ENG. STATE HIGHWAY FIRE COUNTY PLANNING BD. PUBLIC WORKS OTHER STAFF ACTION: TENTATIVE PLAT APPROVED DENIED APPEALED EXPIRED LAND USE HEARING EXAMINER' S ACTION: SHORT PLAT APPROVED DENIED PRELIMINARY PLAT APPROVED DENIED FINAL PLAT APPEALED EXPIRED . CITY COUNCIL ACTION: PRELIMINARY PLAT APPROVED DENIED FINAL PLAT APPEALED EXPIRED`' . DEFERRED IMPROVEMENTS : DATE DATE BOND NO. AND TYPE GRANTED EXPIRES AMOUNT Planning Dept . i\L\ Aov.' 1 /77 AFFIDAVIT ,,,w _//__,z.L --zeP.._-_,7 ,—,.. , I , _-� , being duly sworn, declare that I am the owner ofy property involved in this application and that the foregoing state ents and answers herein contained and the information herewith submitted are in all respects true and correct to the best of my knowledge and belief. Subscribed and sworn before me this g day of .�,,GCy , 1972 , Notary Public in and for the State of Washington, residing at r._ -4.-r/t- ' . (Name eif Notary Public) (S ' na ure of wn • :. -, 9),a,4-7. 99/ fS'r (Address) (Address) • (City) (State) • (-To 9) Cod?- az..o3 • ✓`a..--oo�g J- £oZ. I .t k_ (I.* G ) ?5' 7 - G9 6 o ' (Telephone) (FOR OFFICE USE ONLY) CERTIFICATION This is to certify that the foregoing application has been. inspected by me and has been found to be thorough and complete in every particular and to conform to the ru ,a ulations of the Renton Planning Department governing the fi �Fin application . ��'Q``CC0-D Date Received ' _ g. • , 19. By: U .0 ✓ter • • 4Z- �• Renton Planning Dept . NOTICE OF PUBLIC HEARING RENTON LAND USE HEARING EXAMINER RENTON, WASHINGTON A PUBLIC HEARING WILL BE HELD BY THE RENTON LAND USE HEARING EXAMINER AT HIS REGULAR MEETING IN THE COUNCIL CHAMBERS , CITY HALL , RENTON , WASHINGTON , ON JULY 26 , 1977 , AT 9 : 00 A. M. TO CONSIDER THE FOLLOWING PETITIONS : 1 . DEVELOPMENT COORDINATORS , INC. , TIFFANY PARK DIVISION NO. 3 ; PRELIMINARY PLAT APPROVAL FOR 125 LOT SINGLE FAMILY RESIDENCE SUBDIVISION ; file No . PP-059-77 ; property located 1/2 mile east of east end of Puget Dr..-�S . E . , just north of Seattle ' s Cedar River Pipeline right-of-way . 2 . CLYDE W . DOWNING/BRUNO J . NICOLI , APPLICATION FOR FOUR LOT SHORT PLAT APPROVAL ; APPLICATION FOR EXCEPTION TO SUBDIVISION ORDINANCE ; AND APPLICATION FOR WAIVER OF OFF-SITE IMPROVEMENTS ; Files No . 056-77 , E-057-77 , and W-058-77 ; property located approximately 77 feet south of No . 40th St . between Park Ave. No. and Meadow Ave . No . 3. ERNEST J . LOBE, APPLICATION FOR FOUR LOT SHORT PLAT APPROVAL AND APPLICATION FOR WAIVER OF OFF-SITE IMPROVEMENTS ; Files No . 054-77 and W-055-77 ; property located in the vicinity of 2709 Talbot Rd. So . Legal descriptions of applications noted above on file in the Renton Planning Department. ,,:. • ALL INTERESTED PERSONS TO SAID PETITIONS ARE INVITED TO BE PRESENT AT THE PUBLIC. HEARING ON JULY 26 , 1977 AT 9 : 00 A . M. TO EXPRESS THEIR OPINIONS . GORDON Y . ERICKSEN PUBLISHED July 15 , 1977 RENTON PLANNING DIRECTOR • CERTIFICATION MICHAEL L . SMITH HEREBY CERTIFY THAT THREE COPIES OF THE ABOVE DOCUMENT WERE POSTED BY ME IN THREE CONSPICUOUS PLACES ON THE PROPERTY DESCRIBED ABOVE AS PRESCRIBED BY LAW . ATTEST : Subscribed and sworn to before me , a Notary Public , on the A3c/ day of -. -ram <__. 1'9 77 �` SIGNED PLANNING DEPARTMENT PRELIMINARY REPORT TO HEARING EXAMINER PUBLIC HEARING JULY 26 , 1977 APPLICANT: DEVELOPMENT COORDINATORS, INC. FILE NO. : PP-059-77 ; PRELIMINARY PLAT APPROVAL FOR TIFFANY PARK DIVISION NO . 3 A. SUMMARY OF REQUEST: Applicant requests preliminary plat approval pursuant to the City ' s subdivision regulations , which would allow construction of streets and utilities in accordance with an approved single family residen- tial subdivision layout. B . GENERAL INFORMATION : 1 . Owner of Record : LOUIS AND ROBERT SHEFFELS 2. Applicant : DEVELOPMENT COORDINATORS , INC . 3 . Location : Located approximately! 1/ 2 mile east of the east end of Puget Drive , just north of the Cedar River pipeline right-of-way and directly east of Tiffany Park Divi - sions No. 1 and No . 2 . 4 . Legal Description : A detailed legal description is avail - able on file in the Renton Planning Department. 5 . Size of Property : Approximately 37 acre . 6 . Access : Via Index Ave . S . E. , which connects with S . E . 16th Street and Edmonds Ave . S . E . ; via Kirkland Ave . S . E . , which connects with Lake Youngs Way S. E . ; and via 123rd Ave. S . E . , which connects with S . E . 160th Street running west to Edmonds Ave . S. E . 7. Existing Zone : G-7200, single family residence district. 8. Existing Zoning G-7200 and RS-7200 , single family resi - in Area : dential in King County. 9. ' Comprehensive Single Family Residential Land Use Plan : 10 . Notification : The applicant was notified in writing of the hearing date . Notice was properly published in the Record Chronicle 'and posted in six places on or near the site as required by City ordinance . C. PURPOSE OF REQUEST: To approve plat layout for construction for stores and utijrties related to a proposed single family residence development. D. HISTORY/BACKGROUND: The subject site was annexed to the City on June 27 , 1962 , by Ordinance No. 1961 . The subject site was a portion of Tiffany Park No . 2 , which was approved in November 1967 . The subject site was part of the Sendai Crest application , which was approved in July 1966 . However, the preliminary plat approval period expired, 1 . I // / PLANNING DEPARTMENT PRELIMINARY REPORT TO HEARING EXAMINER PUBLIC HEARING OF JULY 26 , 1977 PAGE TWO! RE : PRELIMINARY PLAT APPROVAL FOR TIFFANY PARK DIVISION NO. 3 and a new preliminary plat application under the name Tiffany Park No . 2 was submitted in September 1967 and approved in November , 1967. The subject site was not included in the final plat application for Tiffany Park No . 2 , which was approved in August 1969 . No ' further development occurred on the subject site as it related to the previous Tiffany Park divisions . Therefore , preliminary plat approval expired . Construction on the approved Tiffany Park Division No . 2 began approximately two years ago . A tentative plat for Tiffany Park Division No . 3 was submitted in January 1977 , which was a considerably revised subdivision layout to that which was originally proposed in the previous Tiffany Park No . 2 master plan . A tentative plat for Tiffany Park Division No . 3 wad approved by the Planning Department on July 8 , 1977 . The subject preliminary plat application is based upon that approval . E. PHYSICAL BACKGROUND: 1 . Topography: The site is situated at the north edge of the plateau above the Cedar River valley . Excessively steep slopes border the site on • the north and east. However, no excessive slopes exist within those areas to be platted . (See Environmental Impact Statement for further detail . ) 2 . Soils : Most of the subject site is covered by soils that are of the Alderwood series . Alderwood Gravelly Sandy Loam (AgC) . Permeability is moder- ately rapid in the surface layer, and in the subsoil is moderate to medium. Hazard of erosion is moderate . This soil is used for timber, pasture , row crops , and urban development . For more detailed soil information , see the Environmental Impact Statement. 3. Vegetation : The subject site is covered with a mixture of Western Hemlock , Red Cedar, Douglas Fir, and Western Red Cedar, together with related typical woodland brush and scrub grass . 4. Wildlife : The existing vegetation on the site ,provides suitable habitat for birds and small mammals . 5 . Water : The site is generally well drained. There are certain areas that may experience intermittent wetness or accumulations of surface water. For more hydraulic information , refer to Final Environmental Impact Statement. 6 . Land Use : The site i § presently undeveloped. However, it lies directly east of the existing Tiffany Park subdivisions , which are presently constructed almost to capacity . The Seattle Cedar River pipeline right-of-way is directly adjacent to the south of the subject site , running in a general east/westerly direction . The Mercer Island pipeline right-of-way trans- gresses the subject site through the middle of the subject site running generally in a north/south direction . The existing Cascade single family residential subdivision is located south of the Cedar River pipeline . The Royal Hills Apartments are located north of the subject site below the steep hillside area . The general areas northeast of the subject site are presently undeveloped and consist of steep hillsides above the Cedar River . The area to the west of the subject site is presently proposed foria single family residence subdivision within King County. In terms of land use , this site is possibly the last PLANNING DEPARTMENT PRELIMINARY REPORT TO HEARING EXAMINER PUBLIC HEARING OF JULY 26 , 1977 PAGE THREE RE : PRELIMINARY PLAT APPROVAL FOR TIFFANY PARK DIVISION NO. 3 remaining large tract of land to be developed in this area of the plateau . F. NEIGHBORHOOD CHARACTERISTICS : The area is characterized by suburban single family residential . G. PUBLIC SERVICES: 1 . Water and Sewer: An existing 12 inch water main is located along Kirkland Ave . S . E . and either an 8" ox• 6" water main at all other existing easterly street ends . An existing 8 inch sewer is located along Index Ave . S . E . , Kirkland Ave. S . E . , and all existing easterly street ends . A 12 inch storm sewer is located along Index Ave . S . E. and Monroe Ave . S. E . A 12 inch storm sewer is also available along the south side of the Tiffany Park site . 2 . Fire Protection : Provided by the Renton Fire Department as per ordinance . 3 . Transit : Metro Transit Route 155 provides bus service approxi - mately' 1/4 mile south of the proposed Tiffany Park Division No . 3 . 4 . Schools : The subject site. is almost adjacent to the Tiffany Park Elementary School and within 1/4 mile of Lindbergh High School and within one mile of Nelson Middle School . The . Renton School District owns a large undeveloped piece of property in the middle of the subject site , , which may be devel - oped in the future as a possible middle school . 5 . Parks : The subject site is adjacent to existing Tiffany Park . The existing County park is located south and west of the subject site . The existing elementary school and proposed middle school sites , together with the two pipeline rights-of- way offer additional recreation and open space uses . The site is also within 1/4 mile of Lindbergh High School , which offers additional recreational facilities . H. APPLICABLE SECTIONS OF THE ZONING CODE: 1 . Section 4-706 , R- 1 , Residence Single Family . 2 . Section 4-729 , G, General Classification District. I . APPLICABLE SECTIONS OF THE COMPREHENSIVE PLAN OR OTHER OFFICIAL CITY DOCUMENTS: 1 . Subdivision Regulations , Section 9- 1106 , 2 , Preliminary Plat Requirements . 2 . Land Use Report, 1965 , page 11 , Residential . 3. Policy Statement , Comprehensive Plan , Renton Urban Plan , 1965 , . page 4 , The Neighborhood . J. IMPACTS ON NATURAL SYSTEMS: Development of the subject site will disturb soil and vegetation , increase noise and storm water runoff, and have an effect on traffic levels in the area . However, through proper design and provision of suitable storm water retention facilities , these impacts can be min 'mized . See Final Environmental Impact Statement for mpre detailed description of impacts . K. SOCIAL IMPACTS : The subject request will have minimal impacts except for those caused . I V PLANNING DEPARTMENT PRELIMINARY REPORT TO HEARING EXAMINER PUBLIC HEARING OF JULY 26 , 1977 PAGE FOUR RE : PRELIMINARY PLAT APPROVAL FOR TIFFANY PARK DIVISION NO. 3 by minor population increases and new relationships that will result from such increases . L. ENVIRONMENTAL ASSESSMENT/THRESHOLD DETERMINATION : Pursuant to the City of Renton ' s Environmental Ordinance and the State Environmental Policy Act of 1971 , as amended (RCW 43 . 21C ) , the Final Environmental . Impact Statement was prepared and issued on July 19 , 1977 . M. ADDITIONAL INFORMATION : A vicinity map and site map are attached . N. AGENCIES/DEPARTMENTS CONTACTED: 1 . King County Planning and Development Department 2 . King County, Public Works Department 3 . City of Renton Engineering Division 4. City of Renton Utilities Division 5 . City of Renton Building Division . 6 . City of Renton Traffic Engineering Division 7 . City of Renton Fire Department See Environmental Impact Statement for more detailed list of agencies and persons contacted . 0, PLANNING DEPARTMENT ANALYSIS: 1 . The Comprehensive Land Use Plan indicates s hgle family use for the general area . The subject site is apprdpriately zoned G-7200 for single family residence purposes . 2. This area was part of the original master plan for the Tiffany Park No . 2 area . A preliminary plat for the subject site was in fact approved in 1966 and 1967 . However, the approval period expired , and the property has remained undeveloped to date . The subject request is a better plat than that which was originally proposed and , for the most part , exceeds our present ordinance minimum lot sizes and dimensions . 3 . Access will be provided into the subject site 'at five locations : at Index Ave. S . E . , S. E. 17th St . , Kirkland Ave . S . E. , 123rd Ave , S . E . (extended across Cedar River Pipeline right-of-way) , and via the extension of the proposed Tiffany Way S . E . eastward to a plat proposed within King County ( Fairwood Pointe ) , which will connect to S . E . 160th St. The latter two are additional accesses which do not exist at the present time . 4 . The applicant has agreed that the area of the proposed plat east of the Seattle/Mercer Island pipeline right -of-way will not be final platted and developed until such easterly con- nection is provided . 5 . The applicant has proposed 7 . 6 acres , or approximately 2p% of the site , as open space greenbelt to be dedicated for the use of the public as part of this plat . This area; is generally near the hillside along the north and east sides of the subject site and is consistent with the intent of tPetity to provide additional property along the hillside above the Cedar River for trail and open space purposes . 1 r/, PLANNING DEPARTMENT PRELIMINARY REPORT TO HEARING EXAMINER PUBLIC HEARING OF JULY 26 , 1977 PAGE FIVE RE : PRELIMINARY PLAT APPROVAL FOR TIFFANY ?ARK DIVISION NO. 3 6 . The applicant proposes suitable storm water retention and oil /water separation to meet City and King County drainage standards . This includes provision of facilities capable of controlling peak runoff from the site to that level which occurs from the site in its present state. An on-site retention pond has also been proposed . 1 7 . The topography which consists of a steep hillside surrounding the subject site on the north and partially on the east , together with the existing developed areas north , south , and east of the site , indicates that the subject site and the parcel of land owned by Richard Pinkley directly east of the site within King County are the last remaining large parcels of land to be developed in the Tiffany Park area. This has certain implications when reviewing the overall traffic and street pattern , as it relates to existing and potential development . Although a collector arterial has never been constructed in the area--and would have been the optimum situation , if development had not blocked its 'connection to Edmonds Avenue and Puget Drive--the limited additional develop- ment possible in this area can be handled by the existing streets . (See Final Environmental Impact Statement. ) 8. The site contains much significant trees and Jegetation . These should be retained as much as possible in the development of the subdivision . 9 . The site is in close proximity to several parks and open space areas and is near Tiffany Park Elementary School and Lindbergh High School . In addition to the standard sidewalks required along all streets , walkways may be necessary in certain areas to facilitate pedestrian access to these areas . I 10. Because of the close proximity to existing residential areas , work methods and hours of operation should beycontrolled . 11 . Adequate utilities and services are available !to the subject site . . j 12 . A Final Environmental Impact Statement pursuant to the State Environmental Policy Act has been prepared for; the subject proposal . Additional copies are available in the Renton Plan- ning Department. 13 . The applicant ' s request for five pipestem-type lots does not appear to be unreasonable or detrimental to adjacent proper- ties , in view of the odd-shape property boundaries and street layouts . The subject pipestem lots all exceed the minimum lot size ( 7200 sq . ft. ) exclusive of the area of the pipestem as per ordinance requirements . A minimum 10 foot wide paved driveway the length of the pipestem will also 'be necessary , together with landscaping at the time of development. 114. Proposed street cross-sections and improvements as proposed conform to ordinance standards . 15 . Additional pedestrian access to proposed school ite may be 'necessary pursuant to discussions with the Renton School pi 'strict. Additional pedestrian accessways to the proposed school site should be provided at the north and east ends of the school site . 1 ' 16. Although it may be difficult for a fire truck to maneuver ,around the proposed planter areas in the cul -de-sacs , they have become widely accepted as pleasant aesthetic additions i i\ , / PLANNING DEPARTMENT PRELIMINARY REPORT TO HEARING EXAMINER PUBLIC HEARING OF JULY 26 , 1977 PAGE SIX RE : PRELIMINARY PLAT APPROVAL FOR TIFFANY PARK DIVISION NO. 3 to such streets . Detailed landscape plans indicating low maintenance native varieties of trees , shrubs , and groundcover should be approved by the Planning Department . 17 .' Street names are not consistent with the City of Renton grid as per Building Division ' s comment. P. PLANNING DEPARTMENT RECOMMENDATION Recommend approval of the Preliminary Plat based on the preceding analysis subject to the following conditions.: 1 . Final platting and development shall not occur east of the Seattle/Mercer Island pipeline right-of-way prior to construc- tion of the road within King County which will provide a loop from Tiffany Way S . E . to S . E . 160th Street. I 2 . Construction of the extension of Kirkland Ave : S . E. across the Cedar River' jipeline right-of-way connecting with 123rd Ave . S . E . at the same time as development of otherIstreets . within the plat . This connection will provide another access point to the subject plat, as well as a lighted pedestrian sidewalk . This area shall be developed as Division 1 of the plat . 3. Final Public Works Department approval of detailed drainage plans which conform to King County and City of Renton require- ments for storm water retention and oil /water ' separation . 4 . All street improvements , street lighting , signing , street names , and utilities shall be installed to City standards . 5. Existing evergreen and significant deciduous trees shall be preserved and incorporated into the plat development as much as possible . Trees shall not be cut or removed without prior approval of the Planning Department . Roadways shall be staked and initially cleared , with subsequent staking of lot lines and building envelopes prior to further clearing . 1 6 . The 'open space areas , Tracts A, B and C , shall be dedicated to the use of the public in perpetuity as open space areas to be preserved in their natural state. These shall be indicated on the Final Plat map , together with the appropriate written dedication . 7 . Additional pedestrian access to the future school site shall be provided at the end of Tiffany Court S . E . andMcAllister Way S . E. These accesses shall consist of 10 foot walkways on the plat map and be properly developed per Planning Department approval . 8 . Proper measures shall be utilized to control dust and mud from adjacent streets and properties . This shall include , but may not be limited to , watering on and off-site and proper clean- ing and maintenance of vehicles and equipment.; 9 . Street names shall conform to City grid requirements per Building Division approval . 10 . Detailed landscape plans for cul -de-sac planter areas shall be subject to Planning Department approval . I The Planning Department artment further recommends ap proval of the exception to allow five (5 ) pipestem lots based upon number 13 of the Depart- ment Analysis and the consistency of the request with the conditions for Exceptions , as outlined in Section 9-1109 of the Subdivision regulations . i:\\ . . , I. , 1 • . - .• 1 X/ -.'“'"A. ''',. 1"1"-, I.; 5 "1; ,„1 '''''' •, 1 i ...... .. ' ,„ - , --- .-•„ // , 1\, i 7 ,.-;`..k 5 . '' , ., . . . . . j. , „ , . 11 ... ' ..' 8 ' 4(iir •° .. .-;;': . , .„ 1• - • - - - /,'''' . • - ' i '-; 4'.igitt" ..• ,V. / .. ''' --'S II /1 / , . I 1 1 ' 0 '5441%4 •. `A...a „ yk( ' .' ?..L' -;,,s,,,.. 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I\ , • iiL I,,(1.- ----- ! 1 '''•A,' ' 5 1' - 5 2.3 1.•‘154. 1 \ . ..:' 1 \ , O .- ,... - , . • ' .. 1 . it." ' I - . d/.':;'..,,P7,i ' 4 . . . : ! , ! ' •\ \ -i-E 0 ,,,..,2- , u,,,, zyr. p a 2 1 1111181e1111111111: 0 ...7. 7 1 'fl " ' I 0 Z ,1.1., ' ' ' it' , \ \ , 1 3 ' 5 1 tl 'Z 0 ''-'-'-i :''' !.5.! .'.. W 'L.a 1 , . 1 1 1 0.:N i) '"A.•. , "0......,.• - \ • .. \ . 0 E CI , _, ' •. , I,• i '"Oliii 11111111112 lEt " , • ,, Emig-,---i6 6 6 i SE i64.,.. Si . , 11i5 E. 164... 57. q,1131 .41r. 70I 1 1 1 1 , 2 3 .).5 It) 3.1,yo,\.0.:.•1:ieilis , .M-c.-1,Id,.1,.1Fil 1 7— 4:.11 I , , t •. : ' - - '1 . - - : • -' ' . . • 1 . 1 i I 1 PRELIMINARY PLAT - EXCEPTION TO SUBDIVISION ORDINANCE: , DEVELOPMENT COORDINATORS, INC. , TIFFANY' PARK DIVISION NO 3; PRELIMINARY PLAT APPROVAL FOR 125 LOT SINGLE FAMILY RESIDENCE SUBDIVISION, File No. PP-05P-77, AND APPLICATION FOR EXCEPTION TO SUBDIVISION ORDINANCE TO ALLOW 5 PIPESTEM LOTS; WITHIN PROPOSED 125 LOT TIFFANY PARK DIV. NO. 3, File No. E-060-77; property located 1/2 mile east of east end of Puget Dr. S.E. , just north of Seattle's Cedar River Pipeline right-of-way. 1 I 1 ! . • . 1 _ .... , . .„. . — . .-- ..,. . .....;„ 7 . . • '. • . . , ! APPL I CANT DEVELOPMENT COORDINATORS , INC . TOTAL ArEA ! ±37 acres I •! 1 . , i , , PRINCIPAL ACCESS Index Ave . S . E. and Kirkland AVe .1 S . E . ' ! . c! ! 11 , 1 • 1 . ! ' ' EXISTING ZONING , G-7200 ! , .: I .! t , . . ' ! ! !I ! • , . . EXISTING USE i Undeveloped : ,. • I !! 1 ! 1 • , • • ! •! • , . PROPOSED USE . Single Family Residential I..! r 1, 1 .. : 1 , OtIRREHENS I'VE LAND USE PLAN • ! , Single . Family ". . ! . I . . ., .1 . ... i - : , .. . , .. , • , I 1 ' COMETS_ . , i . I ' !! ! c ! • '! , 1 ! • , . . : 1 , . . . ! • ! . , ' • L! . . . . . , . . ! . , ! ! I • - ! ! • ' • . . ! • I' ! I . . i i . i ! „ . 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I�a�.a • 13:� ,pe . as III j II I 1 J L L :I" ; 1 _ • ,. • .afer Nit' • I1 1. , 1 ' • it �Y PAOA "O. 5 . • 1 I . F 'M #Ik 11, .! I• . I , :: . •,,r 11 • ,,: .I: •.J .'r.,.,., . /s. . -'i:.:,, H' . t,:::.6`'4 J',.id .r. :, ".t�s ....•,.: : ,�a•. I. 'I''.J. , _ .,�....,, � .�'t"1�•� �'1,� � .N51f``. x9. $ `t`v .S c �..-».. :•{�, ..sa:•Jt�.t,�:..�_II}d•,....J.,_..,Is.i.".ae;,-�., ,iz'ai::.Yc;;.;;l��:i.,..._.,.,t.:....,,..,._� .....,.•.,.•.1..,.u._. ,...,.n:a'lii,i�,,..__.iii_�'r .lS��.�.. -.-,.,.�.._.r..,.r.U�r.9:Grh.,4�+.aR.,s:i"�S E�i.=�'t`-sY'.. ..:i�o1*"r..�_��+d��Y..... • OF R� ®® : -j THE CITY OF RENTON 41. . MUNICIPAL BUILDING_ 200 MILL AVE._SO.-- WAS--WASH-98055 CHARLES J. DELAURENTI cry 0 p LANNING DEPARTMENT O . ET^ � • TfO SEPT 235 2550 • MEMO 1'. A NDUM July 18, 1977 TO:- - -FILES • FROM: Michael L.- Smith, Associate Planner • RE: TIFFANY PARK NO. 3, ACCESS TO SCHOOL ' DISTRICT PROPERTY • • Mr. William Belmondo, of the Renter,_ called-me today and informed me that after -moreDist���, • detailed -review of the access situation to -the dis--- - - - - -t-rict property, it was their feeling that the pro- posed access points .from the south and west are sufficient. It is the, district's feeling that the • only additional access necessary would be by additional walkways to the site from the north and east. Discussion with the developers of Tiffany • Park #3 indicated that they would be willing to pro- vide such pedestrian accessways . MLS:ms • N 4 0 PUBLIC WORKS DEPARTMENT C.) !:t1eVAII4In 2 a BUILDING DIVISION 235 -2540 ,771 , MUNICIPAL BUILDING 200 MILL AVE. SO. RENTON, WASH. 98055 - co' 0 SEPI :c4s July 13, 1977 CHARLES J. DELAURENTI MAYOR TO: 'Planning Department • FROM: Jim Hanson SUBJECT: Tiffany Park #3 Retention ponds may be hazardous to children - should be fenced. Street names do not meet Renton's grid. Developer - ------- should-contact us-for-proper names. - JCH/ch • R Ll_ (on i ts .;\ , P[ Lb 0 \‘‘ 13JUL 1977 • INTEROFFICE CORRESPONDENCE Date July 7, 1977 TO: Warren C. Gonnason, Public Works Director FROM: Richard C. Houghton, Engineering Supervisor SUBJECT: Tentative Plat Tiffany No. 3, 4, & 5 Planter areas in cul-de-sacs are not approved. Fire trucks are not able to drive around them. Extend Kirkland Ave. S.E. to 123rd Ave. S.E. across Cedar River Pipeline. This should relieve some traffic movement through Tiffany I and 2. We have doubts about large open retention basins, with Div. #4 & 5 perhaps a direct line to the river would be a better answer. What about additional access to school property by eliminating lot 35 "Tiffany Ct. S.E." and running road thru to school property. //. RH:tb • -y REA'Tr • i 1 q _ INTEROFFICE CORRESPONDENCE Date July 20, 1977 TO: Planning FROM: Utilities Engineering SUBJECT: Prelim. Tiffany #3 The DWG. enclosed with the packet does not show the utilities in sufficient detail to evaluate. DT:tb • 1 � y ��� -"i "s ue '''"7 r �;4t/ � ' ..___ %kIJR�'h FACfLITY•.`_��Yf --T 2.% �� I.` \Y. � '��Z1�� 'Spit' stA c41- �.� • pICNICKI �✓ �_\ �`? Ii�iiQ I�: �, ��1)� ,r ?1/ffi� ..V. -_— FISHING; _ �\ of �\'/ 43��. Ri/ l_i 511 / _ \ 1 . . 7• s6 .\ / - tt \ Q� 4 as-. ; _ 39 _ yam 4• � , I) r / NiN `\ ..__ ±;�-'` - . -'• .-ice - ' ��\tip: -,0-Y ' - July 19 , 1977 City of Renton Planning Department City Hall Renton, Washington 98055 Attn: Mike Smith As requested by Charles M. Brengle of Development Coordinators, enclosed please find a plan for typical landscape treatment of cul-de-sacs for Tiffany Park, Division No. 3, Very truly yours t Ed r a ee — Landscape rchitect EJC/mp Encl. A• cg.)Ct\\IR) 92 ,Il9t 20 191T 17 9�4//NG DEv.AQ/ 7520 BRIDGEPORT WAY WEST, TACOMA, WASHINGTON, 98467, TELEPHONE: (206) 582-1112 0 R�, L J o i = T H E CITY OF RENTON r, 7 I�1T®N MUNICIPAL BUILDING-— 2-- - — _200_MLLL_4VE—S0—RENTON WASH:98055 co• CHARLES J. DELAURENTI MAYOR o PLANNING DEPARTMENT O 4Z- 235 2550 gl4-D SEPSEO� MEMORANDUM July 18, 1977 • TO: FILES FROM: Michael L. Smith, Associate Planner RE: TIFFANY PARK NO. 3 , ACCESS TO SCHOOL DISTRICT PROPERTY Mr. William Belmondo, of the Renton School District-,- called me today and informed me that after more detailed review of the access situation to the dis- trict property, it was their feeling that the pro- posed access points from the south and west are sufficient. It is the, district's feeling that the only additional access necessary would be by additional walkways to the site from the north and east. Discussion with the developers of Tiffany Park #3 indicated that they would be willing to pro- vide such pedestrian accessways . MLS:ms C0/PrA DEVELOPMENT COORDINATORS, INC. • • July 14, 1977 CITY OF RENTON Planning Department 200 Mill Ave. So. Renton, WA 98055 Attention: Mike Smith Gentlemen : Louis and Robert Sheffels have submitted an application for preliminary plat map on Tiffany Park, Division No. 3. Shown upon the map are lots which require pipe stem in order to provide frontage access into the lot. The configurations of these lots were required due to the odd angles of the boundary lines of the adjacent properties owned by others. Every effort was made during the tentative stages to readjust the lot line in relation to these boundaries and other 'lots to eliminate this problem. Therefore, • • it is respectfully requested that an exception be made for these lots to allow pipe stem configuration. These lots meet or exceed the lot area required under the zoning. Very truly yours, DEVELOPMENT COORDINATORS, INC. • 621!,15L-Q1 Charles M. Brengle President . • OMB/j bw / () 'v p,E�,�I IE� r(:),,>\ l JUL 15 1971 \_NG Pc^ -S'/< 1\\ /9e/C //L • 40f R v - PUBLIC WORKS DEPARTMENT C.) BUILDING DIVISION 235 -2540 nO • MUNICIPAL BUILDING 200 MILL AVE. SO. RENTON, WASH. 98055 o 0 4t, cb SEP1 July 13, 1977 CHARLES J. DELAURENTI MAYOR TO: Planning Department FROM: Jim Hanson • SUBJECT: Tiffany Park #3 Retention ponds may be hazardous to children - should be fenced. Street names do not meet Renton's grid. Developer should contact us for proper names. JCH/ch pcn-li,ILr, 0 ;„ J :DIY M 4 pF -:u o THE CITY OF RENTON MUNICIPAL BUILDING 200 MILL AVE. SO. RENTON. WASH. 98055 z 4.' o Op CHARLES J. DELAURENTI , MAYOR • PLANNING DEPARTMENT t, 235-2550 04tED SEPt��O�� July 13 , 1977 Mr. Chuck Brengle Development Coordinators , Inc . 13837 N . E. 8th Bellevue , Washington 98005 RE : NOTICE OF APPLICATION ACCEPTANCE AND PUBLIC HEARING DATE FOR PRELIMINARY PLAT APPROVAL FOR 125 LOT SINGLE FAMILY RESIDENCE SUBDIVISION , file No . PP-059-77 ; property located 1/2 mi . east of east end of Puget Dr. S . E . , . just north of Seattle ' s Cedar River Pipeline R/W Dear Mr. Brengle : The Renton Planning Department formally accepted the above mentioned application on July 12 , 1977 . A public hearing before the City of Renton Hearing Examiner has been set for July 26 , 1977 at 9 : 00 a . m. . Representatives of the applicant are asked to be present . • All interested persons are invited to attend the hearing . If you have any further questions , please call the Renton Planning Department , 235-2550 . Very truly yours , Gordon Y . Ericksen Planning Director By : lichae L . S ith Associate Planner MLS :wr cc : Louis Sheffels Ron Ubaghs , Wilsey and Ham, Inc. Group Four, Inc . CITY OF RENT No. 1589 FINANCE DEPARTMENT RENTON, WASHINGTON 98055 7_ I Ci 19• RECEIVED OF D ? c7 -71-1 OC_ 0 TOTAL /On o GWEN E. MARS HALL, FIANCE DIRECTOR l.a BY a ✓11 -l-�/ A ,4 pF R�- v /'� �► �[. , PUBLIC WORKS DEPARTMENT V •® ,+, 2, z BUILDING DIVISION 235 -2540 • o o U.3 MUNICIPAL BUILDING 200 MILL AVE. SO. RENTON, WASH. 98055 O,Q�TFD SE P�t��� July 8, 1977 CHARLES J. DELAURENTI MAYOR TO: Warren Gonnason, Public Works Director • FROM: Jim Hanson SUBJECT: Tiffany Park #3 • Retention ponds may be hazardous to children - should be fenced. Street names do not meet Renton's grid. Developer should contact us for proper names, • /111 y�� JCH/mp /111-D C ?s7L 87,77 �- , • 4 f• INTEROFFICE CORRESPONDENCE Date July 7, 1977 TO: Warren C. Gonnason, Public Works Director FROM: Richard C. Houghton, Engineering Supervisor SUBJECT: Tentative Plat Tiffany No. 3, 4, & 5 Planter areas in cul -de-sacs are not approved. Fire trucks are not able to drive around them. Extend Kirkland Ave. S.E. to 123rd Ave. S.E. across Cedar River Pipeline. This should relieve some traffic movement through Tiffany I and 2. We have doubts about large open retention basins , with Div. #4 & 5 perhaps a direct line to the river would be a better answer. • What about additional access to school property by eliminating lot 35 "Tiffany Ct. S.E." and running road thru to school property. ' l RH:tb O\, �(1� k t 1111 NOTICE OF ACTION CITY OF RENTON, WASHINGTON A Draft Environmental Impact Statement has been prepared pursuant to the State Environmental Policy Act and the City of Renton Environmental Ordinance for the proposed Tiffany , Park Division 3 , a single family residence subdivision . Copies of the document are available in the Renton Planning Department at a cost of $3 . 00 each . Copies are also available for review in the Renton Public Library. The review period for comments on the draft statement will expire on June 29 , 1977 . For further information please call the Renton Planning Department , 235-2550 . Renton Planning Department • Filed by Gordon Y . Ericksen Planning Director Published : May 26 , 1977 June 2 , 1977 ATTEST: SUBSCRIBED AND SWORN TO BEFORE ME , A NOTARY PUBLIC , ON THE DAY OF , 19 PLANNING DEPARTMENT PRELIMINARY REPORT TO HEARING EXAMINER PUBLIC HEARING OF DECEMBER 13 , 1977 PAGE THREE RE : R. J . FENTON ; SHORT PLAT , WAIVER OF OFF-SITE IMPROVEMENTS , AND EXCEPTION TO THE SUBDIVISION ORDINANCE , 2. Fire Protection : Provided by the Renton Fire Department and subject to City of Renton Ordinance requirements . See attached Fire Department comments . 3 . Transit : Metro Transit Route 42 operates along N . E . 27th Street approximately 400 feet south of the subject site , 4. Schools : Kennydale Elementary School is located approximately one-quarter mile west of the subject site . McKnight Junior High School is located approximately one mile south of the subject site and Hazen High School is located approximately three miles south and east of the subject site . 5. Parks : The subject site is directly adjacent. and south of the pro- posed King County May Creek Park . Kennydale Lions Park is located approximately one-half mile south and west of the subject site . H . APPLICABLE SECTIONS OF THE ZONING CODE : • 1 . Section 4-729 ; G , General Classification District. 2 . Section 4-706 ; R-1 , Residence Single Family . I . APPLICABLE SECTIONS OF THE COMPREHENSIVE PLAN OR OTHER OFFICIAL CITY DOCUMENTS : 1 . Renton Subdivision Ordinance : ( a ) Section 9-1105 , Plat Requirements for Short Subdivisions ( b ) Section 9-1108 , Plat Improvements and Development Standards (c ) Section 9-1109 , Exceptions 2 . Land Use Report , 1965 , Residential , page 11 and Objectives , pages 17 and 18. 3 . Policy Statement , Comprehensive Plan , Renton Urban Area , 1965 . 4. Subdivision of Land , pages 5 and 6 . J. IMPACTS ON NATURAL SYSTEMS : The proposed plat will allow for low density residential development. The primary impacts of this development are related to impacts on the existing steep wooded hillside areas and the effects from the proposed septic tank drainfields on water quality within the May Creek basin . K. SOCIAL IMPACTS : Relatively minor. . L . ENVIRONMENTAL ASSESSMENT/THRESHOLD : Pursuant to the City of Renton ' s Environmental Ordinance and State Environmental Policy Act of 1971 as amended (RCW 43. 21C ) , this project is exempt from the Threshold 'Determination and Environmental Impact Statement process . M. ' ADDITIONAL INFORMATION : A vicinity map and site map are attached . PLANNING DEPARTMENT PRELIMINARY REPORT TO HEARING EXAMINER PUBLIC HEARING OF DECEMBER 13 , 1977 PAGE FOUR RE : R. J . FENTON ; SHORT PLAT , WAIVER OF OFF-SITE IMPROVEMENTS , AND EXCEPTION TO THE SUBDIVISION ORDINANCE N. AGENCIES/DEPARTMENTS CONTACTED : 1 . King County Parks Department 2 . King County Health Department 3. City of Renton Utilities Division 4. City of Renton Traffic Engineering Division 5 . City of Renton Engineering Division 6 . City of Renton Fire Department 7 . City of Renton Building Division Copies of certain memoranda are attached . 0 . PLANNING DEPARTMENT ANALYSIS : • 1 . The proposal is consistent with , the minimum lot size of the G-7200 zone , (7200 square feet minimum lot size) . Proposed Lot ' A ' = . 85 acres ; Lot ' B ' = 5-;9• acres . 2 . Although a majority of Lot ' A ' is relatively level , Lot' ' B ' consists. almost entirely of wooded steep slopes . This con- dition creates serious problems for safe and suitable develop- ment , and hinders the proper functioning of septic tank drainfields . 3 . The portion of the Comprehensive Plan , Land Use Report , 1965 , dealing with residential development (page 11 ) states that "The successful utilization of land for low density resi - dential development will depend on the availability of easily accessible areas which are relatively free of recurring or potential hazards such as floods , slides , and land subsidence . " The sloped conditions and soils on Parcel ' B ' appear to warrant consideration in this case . 4 . Although the proposed pipestem lots are not unacceptable as indicated it appears that given the abovementioned conditions Lot ' B ' is highly questionable as an appropriate building site . Any structure constructed on this parcel would require a 20 foot front yard setback from the rear line of the adjacent property to the south . , This would place the structure over the brink of the steep hillside . However , if the applicant merely wishes to segregate the unusable portions of the property from the usable , an alternative would be to apply for current use (open space ) taxation . Lot ' A ' ' appears ' to be physically suitable for a building site. . The existing 60 foot width along N . E . 28th Street is suitable for a standard .50' foot residential street . However , because of the existing topographical con- ditions Section 9- 1109 A . , B . , and C . would apply to the exception request . 5 . N . E . 28th Street is an existing partially improved right-of-way , which consists of a total 30 feet in. width . The improved portion of the roadway terminated approximately 100 feet east of the proposed easterly pipestem. However , the right-of-way extends over the brink of the steep hillside to the section corner. This street would generally be considered a half-street according to present subdivision standards . 6 . The applicant proposes septic tanks in-lieu-of connection to the existing sanitary sewer within N . E . 27th Street approximately 400 feet south of the subject site . The property along the 'south side of N . E . 28th Street directly south of the subject site was subdivided , and has connected to the existing sewer , water , and storm sewer within N . E . 27th Street (Section '9-1108. 14 . A. ) an easement across. private property would need to be procured , or an extension from Aberdeen Avenue N . E . and N . E . 27th Street provided . PLANNING DEPARTMENT PRELIMINARY REPORT TO HEARING EXAMINER PUBLIC HEARING OF DECEMBER 13 , 1977 PAGE FIVE RE : R. J . FENTONj SHORT PLAT , WAIVER OF OFF-SITE IMPROVEMENTS , AND EXCEPTION TO THE SUBDIVISION ORDINANCE 7 . The existing water line within N . E . 28th Street is three inches or smaller. This is inadequate for new residential construction and according to the requirements of the Utilities Division and Fire Department would require upgrading to an eight inch main across the full frontage . of the subject site together with the provision of a fire hydrant. 8. The preliminary soils report indicates that there may be problems related to septic tank suitability on the steep slopes . This would be particularly critical for Lot ' B ' . The Building Division has indicated a need to provide a preliminary septic tank approval from King County Health Department. 9 . Off-site improvements do not exist along N . E . 28th Street . However , recent City Council policy has been to install such improvements whenever possible . The Engineering Design Division has indicated that it is possible. to establish grade and install these improvements , and has so recommended . P . PLANNING DEPARTMENT RECOMMENDATIONS : Recommend approval of the proposed short plat and exception based on the , above analysis subject to ; 1 . Provision of proper utilities and fire hydrant per Public Works Department , Fire Department , and ordinance requirements . 2 . Planning Department approval of proposed building locations prior to commencing clearing or grading on the site . 3 . Conformance with all other subdivision ordinances , building codes , and Health Department requirements . The request for waiver of off-site improvements is denied per the Engineering Division ' s recommendation and the requirements of Section 9- 1105 . 6 . B . These requirements must be provided prior to filing the short plat (Section 9-1105 . 7 and . 8) . • ROUTE SCHEDULE PLANNING DEPARTMENT DATE ROUTED ////f/7J PLEASE REVIEW THIS APPLICATION FOR: REZONE MAJ PLAT SITE APPROVAL R.Jf i1v/.) J HORT PLA SPECIAL PERMIT WAIVER SHORELINE MANAGEMENT PERMIT OR EXEMPTION AND RETURN TO THE PLANNING DEPARTMENT WITH1 ANY S YOU MIGHT HAVE , BEFORE J//L' 77 ►rJ W�-�T1 rolr SIGNATURE OR INITA DEPARTMENT APPROVAL DENIAL DATE BUILDING, /1/4". /)3--7 ) L C_ K/ cR A F F I t.. END L iP/0./7 2 ENGINEERIN J/fz-S77 I a r.;- ' 7 7 HEALTH L. eUni-ir REVIEWER ' S COMMENTS OR APPROVAL CONDITIONS : 14:f.'EL-/AA- J►\Rk-1 Scf:`Pi rr` GaPp,,2Q0AL .Sf-lo(.i.i-A Rc.Q b . PLEASE SIGN THE E . I .W , : 1 _ ROUTE SCHEDULE • PLANNING DEPARTMENT DATE ROUTED "/ /a/77 PLEASE REVIEW THIS APPLICATION FOR: REZONE MAJOR PLAT SITE APPROVAL SHORT PLAT SPECIAL PERMIT WAIVER SHORELINE MANAGEMENT PERMIT OR EXEMPTION KJ, RSjep ) GJA4NO- OF Off-517E J AND RETURN TO THE PLANNING DEPARTMENT WITHiANY COMMENTSIYOU MIGHT HAVE , BEFORE_ 11 7 7 . U912t'f'�n7(� SIGNATURE OR • INITAL DEPARTMENT APPROVAL DENIAL DATE 1/)-3'7-) (T_IAFFIC EN . l/ 4/2/77 eiGINEERL )/ el?7 HEALTH 01_ //• Lc-! -77 j' REVIEWER ' S COMMENTS OR APPROVAL CONDITIONS : _ Yvs_�4?��✓-e wt. ,t. �-4 Y'eak . (J V (' .-f ACC C....� 1 ..c f,} %./£. (-) PLEASE SIGN THE E . I .W . : ROUTE SCHEDULE PLANNING DEPARTMENT DATE ROUTED /,/1V 77 PLEASE REVIEW THIS APPLICATION FOR: REZONE MAJOR PLAT SITE APPROVAL SHORT PLAT SPECIAL PERMIT WAIVER SHORELINE MANAGEMENT PERMIT 0R EXEMPTION KJ, 1yyl4/ ,.xc{ (*) _ipx- �i T '� L-oT AND RETURN TO THE PLANNING DEPARTMENT. / WITH (ANY COMMENTS) YOU MIGHT HAVE , BEFORE_ // 4/77 SIGNATURE OR • INITAL • DEPARTMENT APPROVAL DENIAL DATE BUIL NG �— j/23 _-2) RAFFI C EN GCAS47-."-- ENGIN ERINSi/ ✓ ///Z-Pi? 7 FIRE )&s" 7 7 HEALTH �.1 - // c / // REVIEWER ' S COMMENTS OR APPROVAL CONDITIONS : ‘\- -(tV • PLEASE SIGN THE E . I .W . : •- :�. ., K -1 I iV�1 �41�-\sr..._.. _..--- - ---''- 1; . • , 1 7 .. . '1 M .3. 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FENTON, APPLICATIONS FOR TWO-LOT SHORT PLAT APPROVAL, EXCEPTION TO SUBDIVISION ' ORDINANCE REGARDING ACCESS, AND WAIVER OF OFF-SITE IMPROVEMENTS, Files No. 099-77, . E-103-77, and W-104-77; property located on N.E. 28th Street in the vicinity of the Renton city limits at 116th Avenue S.E. APPLICANT •• R. J . FENTON TOTAL AREA ±5. 7 acres • PRINCIPAL ACCESS N. E . 28th Street . • EXIs'IING ZONING G-72'00 • EXISTING USE Vacant PROPOSED USE Single Family Residential • COMPREHENSIVE LAND USE PLAN Greenbelt and Single Family COMMENTS Li.-t►o1 -M •®N -►vitiv LL-£oe-3 •0l11 ivol-M0174/ Li.-660 •oN 1474 17oNC ooZ N! 37d2S rn1Ng. 'r '( i1> rhigt' o0 a IZI U0 r_;:27 c= 0 _ d o 0 0 CO is fly Lz 3N �-� ew D3Don 0 ±tor ri Fin w 3^774:1ANN011 I ......d mi 4 ■ ❑ Z 4 air .Eta et !Si W 3d0 JoN os[ _Is fI18Z �N 3 .. : 'WIUri 9� as` #\ .4\ ''' ., .. -4,,4% N,..,:. 7‘.•,.. :.. -.,.•,v,v4:%ft "., • / 59 ., \'..,, ''' ., % /4' Ik\e4+;t\<. ,N.Y..ps.›.',.' ,--s.:,',.......'4I:..::'.',..,4...;-:-.;..:‘;,:..,.':':t. NSF"::. 4 ,ah;#:+iai''�.�sr �cc` o.Y:.a�. '' `::.t}`:fin f'.{t�:; Z, W .%�\Y M13:''c ^ 2. Y O aw. 4 '3°1E1 4i t rT.:.. .;,''':-:.4 1,. . -., N '. '.;,, 7.•-,\' V's,:., *''' 44 ri 1404 \ „ ,....... : ... ::::.:,,, ‘...,,,,v; ,. ''' \'-':,c, : .. . , . , , , , 1, : o NIIIIIN o S �' Y0 y T 9 1 Ni� 1 ,, _..... . h_ .._ ... ... no 1 Q D t� NW.° ION a o I YiggIV / I 0 �FR�NT • ,� R.5C�F��IEo °� v . DEC 12 1977 !I .__,_ , Affidavit of Publication ��` __.��......_--_ �zl STATE OF WASHINGTON ss • tirr,� rsr-V r•7 COUNTY OF KING - ...Mar ga.r e.t...Eaib a.ugh being first duly sworn on -- NOTICE OF PUBLIC oath,deposes and says that.S.h.e.is the Cbief Clerk of • HEARING RENTON LAND USE THE RENTON RECORD-CHRONICLE, a newspaper published four(4) • ' HEARING EXAMINER times a week.That said newspaper is a legal newspaper and it is now and - RENTON,WASHINGTON has been for more than six months prior to the date of publication referred A PUBLIC HEARING to, printed and published in the English language continually as a news- WILL BE HELD BY THE paper published four(4)times a week in Kent,King County,Washington, RENTON LAND USE and it is now and during all of said time was printed in an office maintained HEARING EXAMINER AT at the aforesaid place of publication of said newspaper.That the Renton HIS' REGULAR MEETING Record-Chronicle has been approved as a legal newspaper by order of the IN THE COUNCIL CHAM- Superior Court of the County in which it is published,to-wit,King County, -BERS, CITY HALL, RE- NTON,WASHINGTON,ON Washington.That the annexed is a Notice of Public • DECEMBE'R 13, 1977, AT 9:00 A.M. TO CONSIDER THE FOLLOWING PETI- Flc�.x',�.K�g TIONS: i. RICHARD M. MOE, APPLICATION. FOR as it was published in regular issues(and SPECIAL PERMIT TO not in supplement form of said newspaper) once each issue for a period CONSTRUCT 30 UNIT CONDOMINIUM IN R-2 and R-3 ZONES,File No. SP-097-77;'property lo- of 1 consecutive issues,commencing on the - cated at 1814 Grant•" • Avenue: • ...2 day of December ,19,7•7•,••,and ending the 2.R.J.FENTON,APPLI- • CATIONS FOR TWO- i LOT:SHORT PLAT AP-• -PROVAL, EXCEPTION •- day of 19 both dates • 'TO'SUBDIVISION OR- • inclusive, and that such newspaper was regularly distributed to its sub DINANCE REGARDING scribers during all of said period. That the full amount of the fee ACCESS,AND WAIVER . • •OF OFF-SITE IM- charged for the foregoing publication is the sum of •$ PROVEMENTS; Files 25•62 which No. 099-77, E-103-77, has been paid in full at the rate of per folio of one hundred words for the and W-104-77; property ••• first insertion and per folio of one hundred words for each subsequent : located on N.E.. 28th 1- . insertion. . . Street'in-the vicinity of " M "the Renton City Limits at rr t I -�N (L •• 116th Ave:S.E.• l• ' :l .Q.c _. Cw�. Q • , •Legal descriptions of ap- t r plications-.noted,above-"are:., Ci.:►ief Clerk on file'in'the Renton'Plan ping Department.. - . ALL`INTERESTED.PER.-- Subscribed and sworn to before me this 2 day of SONS TO SAID PETITIONS ARE INVITED TO BE PRE- December , SENT•;•AT -THE.'PUBLIC 19 77 J ;HEARING ON.DECENIBER • 13, 1977,AT.'9:00 AM:TO: ai/; / ' ° EXPRESS"::THEIR OPI- • Notary Public" i and for the State of Washin on, GNORDON Y. ERICKSEN residing at Kent, King C unty. RENTON PLANNING . - - DIRECTOR" Published in The Renton ?: —Passed by the Legislature,1955,known as Senate Bill 281,effective June Record-Chronicle De- 9th, 1955. cember 2, 1977. R4696 —Western Union Telegraph Co. rules for counting words and figures, adopted by the newspapers of the State. (/' I • - 1,e,;,:z"./- PLANNING DEPARTMENT PRELIMINARY REPORT TO HEARING EXAMINER PUBLIC HEARING DECEMBER 13 , 1977 APPLICANT : R. J . FENTON FILE NO. : 099-77 ; SHORT PLAT , W-104-77 ; WAIVER OF OFF-SITE IMPROVEMENTS , AND E-103-77 ; EXCEPTION TO THE SUB- DIVISION ORDINANCE A. SUMMARY OF REQUEST : Applicant requests approval of a proposed two-lot short plat with . an exception to allow access to the public 'street via a . pipestem portion of each proposed lot ; together with a request for the waiver of certain off-site improvement requirements . B . GENERAL INFORMATION : 1 . Owner of Record : B.ILLIE C . FENTON 2. Applicant : R . J . FENTON 3 . Location : Property located near the east end of the approved portion of N . E . 28th . Street on the north side of said street. 4. Legal Description : A detailed legal description is available on file in the Renton Planning Department . 5 . Size of Property : Approximately 5 . 7 acres . 6 . Access : Via N . E . 28th Street 7 . Existing Zoning : G-7200 ; General Classification District Single Family Residential . 8. Existing Zoning G-7200 ; General _Classification District , in the Area,: • P- 1 ; Public Use District , G ; General Classification District , and GS-1 ; General Classification District. 9 . Comprehensive Single Family Residential and Greenbelt. Land Use Plan : 10. Notification : The applicant was notified in writing of the hearing date . Notice was properly published in the Record-Chronicle and posted in three places on or near the site. as required by City ordinance . Notice was distributed to the surrounding property owners . C. PURPOSE OF REQUEST : To subdivide the property and to allow for construction of two single family residential structures . D. HISTORY/BACKGROUND : The subject site was annexed to the City of Renton on May 26 , . 1960 by 'Ordinance No. 1828. The subject site is directly above the May Creek ravine area and is adjacent to properties proposed to be a portion of the King County May Creek Park . !Th PLANNING DEPARTMENT , PRELIMINARY REPORT TO HEARING EXAMINER PUBLIC HEARING OF DECEMBER 13 , 1977 PAGE TWO RE : R. d. FENTON ; SHORT PLAT , WAIVER OF OFF-SITE IMPROVEMENTS , AND EXCEPTION TO THE SUBDIVISION ORDINANCE E. PHYSICAL BACKGROUND : 1 . Topography : The majority of proposed Parcel ' A ' is relatively level except for the northeasterly corner which drops off steeply into the May Creek ravine area . Proposed Parcel ' B ' is mostly steep hillside area with a slope . averaging approxi - mately 50% . The steepness of the majority of the subject site makes future development on the site and in the area extremely difficult . 2 . Soils : Indianola loamy fine sand (InC ) . Permeability is rapid , available water capacity is moderate , run-off is slow to medium , and erosion hazard is slight to moderate . Septic tank drain field suitability is slight and moderate . If slope is more than 8% , could be possible pollution hazard . This soil is used for timber and for urban development . The steep hillside areas of the subject site consists of Alderwood and Kitsap soils (AkF) , drainage and permeability vary , run-off is rapid to very rapid and the erosion hazard is severe to very severe , the slippage potential is severe . The suitability for septic drain fields is severe due to the extreme slope . These soils are usually used for timber . 3 . Vegetation : The majority- of the site is steep slope and is in a natural heavy northwest woodland character. 4 . Wildlife : The existing vegetation 'of the site may provide for some habitat for birds and small mammals native to the area as well as certain other animals such as deer , racoon and other woodland type animals. 5 . Water : No surface water or streams are apparent on the subject site , however , the site is directly above the existing May Creek area . All drainage would naturally flow down the ravine towards May Creek . 6 . Land Use : Existing single family residences are located on either side of the proposed pipestem to Parcels 'A ' and ' B ' . Other single family residences are located on both north and south side of N . E . 28th Street . Recently , homes have been constructed on the south side of N . E . 28th Street directly south of the subject site as a result of previously approved short plat. The area north of the subject site is within the May Creek ravine area and is generally undeveloped wooded property together with sparcely developed single family residential uses . F. NEIGHBORHOOD CHARACTERISTICS : The site is within an area of single family residential homes which are located on the edge of the area consisting of the May Creek ravine and stream which are heavily wooded and are in a relatively natural condition . Much of this area is undevelopable due to slope conditions , flooding , and lack of sanitary sewers and access . G. PUBLIC SERVICES : 1 . Water and Sewer : An existing water main approximately three inches or smaller is located along N . E . 28th Street. An existing 8" sanitary sewer is located along N . E . 27th Street approximately 400 feet south of the subject site . i (/ '' PLANNING DEPARTMENT PRELIMINARY REPORT TO HEARING EXAMINER PUBLIC HEARING OF DECEMBER 13 , 1977 PAGE THREE RE : R. J . FENTON ; SHORT PLAT , WAIVER OF OFF-SITE IMPROVEMENTS , AND EXCEPTION TO THE SUBDIVISION ORDINANCE 2 . Fire Protection : Provided by the Renton Fire Department and subject to City of Renton Ordinance requirements , See attached Fire Department comments , 3 . Transit : Metro Transit Route 42 operates along N , E , 27th Street approximately 400 feet south of the subject site . 4 . Schools : Kennydale Elementary School is located approximately one-quarter mile west of the subject site . McKnight Junior High School is located approximately one mile south of the subject site and Hazen High School is located approximately three miles south and east of the subject site . 5 . Parks : The. subject site is directly adjacent and south of the pro- posed King County May Creek Park . Kennydale Lions Park is located approximately one-half mile south and west of the subject site. H . APPLICABLE SECTIONS OF THE ZONING CODE : 1 . Section 4-729 ; G , General Classification District . 2 . Section 4-706 ; R-1 , Residence Single Family . I . APPLICABLE SECTIONS OF THE COMPREHENSIVE PLAN OR OTHER OFFICIAL CITY DOCUMENTS : 1 . Renton Subdivision Ordinance : ( a ) Section 9-1105 , Plat Requirements for Short Subdivisions ( b ) Section 9-1108 , Plat Improvements and Development Standards ( c ) Section 9-1109 , Exceptions 2 . Land Use Report , 1965 , Residential , page 11 and Objectives , pages 17 and 18. 3. Policy Statement , Comprehensive Plan , Renton Urban Area , 1965 . 4. Subdivision of Land , pages 5 and 6 . J . IMPACTS ON NATURAL SYSTEMS : The proposed plat will allow for low density residential development . The primary impacts of this development are related to impacts on the existing steep wooded hillside areas and the effects from the proposed septic tank drainfields on water quality within the May . Creek basin . K. SOCIAL IMPACTS : Relatively. minor. L . ENVIRONMENTAL ASSESSMENT/THRESHOLD : Pursuant to the City of Renton ' s Environmental Ordinance and State Environmental Policy Act of 1971 as amended (RCW 43 . 21C ) , this project is exempt from the Threshold Determination and Environmental Impact Statement process . M. ADDITIONAL INFORMATION : A vicinity map and site map are attached . PLANNING DEPARTMENT PRELIMINARY REPORT TO HEARING EXAMINER PUBLIC HEARING OF DECEMBER 13 , 1977 PAGE FOUR RE : R. J . FENTON ; SHORT PLAT , WAIVER OF OFF-SITE IMPROVEMENTS , AND EXCEPTION TO THE SUBDIVISION ORDINANCE N . AGENCIES/DEPARTMENTS CONTACTED : 1 . King County Parks Department 2 . King County Health Department 3 . City of Renton Utilities Division 4. City of Renton Traffic Engineering Division 5 . City of Renton Engineering Division 6 . City of Renton Fire Department 7 . City of Renton Building Division Copies of certain memoranda are attached . 0. PLANNING DEPARTMENT ANALYSIS : 1 . The proposal is consistent with the minimum lot size of the G-7200 zone , (7200 square feet minimum lot size) . Proposed Lot ' A ' = . 85 acres ; Lot ' B ' = , 5 . 9 acres . 2 . Although a majority of Lot ' A ' is relatively level ,, Lot ' B ' consists, almost entirely of wooded steep slopes . This con- dition creates serious problems for safe and suitable develop- ment , and hinders the proper functioning of septic tank drainfields . 3 . The portion of the Comprehensive Plan , Land Use Report , 1965 , dealing with residential development (page 11 ) states that "The successful utilization 'of land for low density resi - dential development will depend on the availability of easily accessible areas which, are relatively free of recurring or potential hazards such as floods , slides , and land subsidence . " The sloped conditions and soils on Parcel ' B ' appear to warrant consideration in this case . 4. Although the proposed pipestem lots are not unacceptable as indicated it appears that given the abovementioned conditions Lot ' B ' is highly questionable as an appropriate building site . Any structure constructed on this parcel would require a 20 foot front yard setback from the rear line of the adjacent property to the south . This would place the structure over the brink of the steep hillside . However , if the applicant merely wishes to segregate the unusable portions of the property from the usable , an alternative would be to apply for current use (open space) taxation. . Lot ' A ' appears to be physically suitable for a building site . The existing 60 foot width along N . E . 28th Street is suitable for a standard 50 foot residential street . However , because of the existing topographical con- ditions Section 9- 1109 A . , B . , and C . would apply to the exception request . 5 . N . E . 28th Street is an existing partially improved right-of-way , which consists of a total 30 feet. in width . The improved portion of th'e roadway terminated approximately 100 feet east of the proposed easterly pi'pestem. However , the right-of-way extends over the brink of the steep hillside to the section corner . This street would generally be considered a half-street according to present subdivision standards . 6 . The applicant proposes septic tanks in-lieu-of connection to the existing sanitary sewer within N . E . 27th Street approximately 400 feet south of the subject site . The property along the south' side of N . E . 28th Str'ee.t directly south of the subject site was subdivided , and has connected to the existing sewer ,, water , and storm sewer within N . E . 27't'h Street (Section 9-1108. 1.4 . A. ) an easement across private property would need to be procured , or an extension from Aberdeen Avenue N . E . and N . E . 27t'h Street provided.. / PLANNING DEPARTMENT PRELIMINARY REPORT TO HEARING EXAMINER PUBLIC HEARING OF DECEMBER 13 , 1977 PAGE FIVE RE : R. J . FENTON ; SHORT PLAT , WAIVER OF OFF-SITE IMPROVEMENTS , AND EXCEPTION TO THE SUBDIVISION ORDINANCE 7 . The existing water line within N . E . 28th Street is three inches or smaller. This is inadequate for new residential construction and according to the requirements of the Utilities Division and Fire Department would require upgrading to an eight inch, main across the full frontage of the subject site together with the provision of a fire • hydrant. 8 . The preliminary soils report indicates that there may be problems related to septic tank suitability on the steep slopes . This would be particularly critical for Lot ' B ' . The Building Division has indicated a need to provide a preliminary septic tank approval from King County Health Department. 9 . Off-site improvements do not exist along N . E . 28th Street . However , recent City Council policy has been to install such improvements whenever possible . The Engineering Design Division has indicated that it is possible, to establish grade and install these improvements , and has so- recommended . P . PLANNING DEPARTMENT RECOMMENDATIONS : Recommend approval of the proposed short plat and exception based on the above analysis subject to ; 1 . Provision of proper utilities and fire hydrant per Public Works Department , Fire Department , and ordinance requirements . 2 . Planning Department approval of proposed building locations prior to commencing clearing or grading on the site . 3 . . Conformance, with all other subdivision ordinances , building codes , and Health Department requirements . The request for waiver of off-site improvements is denied per the Engineering Division ' s recommendation and the requirements of Section 9-1105 . 6 . B . These requirements must be provided prior to filing the short plat (Section 9-1105 . 7 and . 8) . ROUTE SCHEDULE PLANNING DEPARTMENT DATE ROUTED //7/j/7l PLEASE REVIEW THIS APPLICATION FOR: REZONE MAJ PLAT SITE APPROVAL RAT faun() HORT PLA SPECIAL PERMIT WAIVER SHORELINE MANAGEMENT PERMIT OR EXEMPTION • AND RETURN TO TH •PLANNING DEPARTMENT WITH1ANY S YOU MIGHT HAVE , BEFORE_//,LV/ 77 iN W111-11.10•9Gr' SIGNATURE • OR INITA DEPARTMENT APPROVAL DENIAL DATE BUILDING //33-- ) 11, • W .RAFFI"'C ENJ„..) L� /,h./77 ENGINE'ERINS2 1ileeb7 / . r;.. HEALTH REVIEWER ' S COMMENTS OR APPROVAL CONDITIONS : / �EL1�I,cJla2� �S�`f'i 1L 64 LIAL J +-i..L.-13 ei tf.1 iaC ( /I (0, S rot_. hi �...T.•-IG./£._ PLEASE SIGN THE E . I .W . : ROUTE SCHEDULE PLANNING DEPARTMENT DATE ROUTED ///q/77 PLEASE REVIEW THIS APPLICATION FOR: REZONE MAJOR PLAT SITE APPROVAL SHORT PLAT SPECIAL PERMIT WAIVER SHORELINE MANAGEMENT PERMIT OR EXEMPTION Kj /y A) ( 4I1/CI'I Of off:-SITE AND RETURN TO THE PLANNING DEPARTMENT WITH ,ANY COMMEsNTSI YOU MIGHT HAVE , BEFORE_ J/ 7 I r.9 ►Ti N!- SIGNATURE OR INITAL DEPARTMENT APPROVAL DENIAL DATE 1/23�71 C I TRAFFIC E /4/2/77 pGINEER LA )/ ael?? • HEALTH CT— E0-iiCme.5... j` REVIEWER ' S COMMENTS OR APPROVAL CONDITIONS : c -c- S � T� i ham-,p ✓-e eel r L ?j,1.4.i v-e \_ - --. � I: i:�:.:i1t,t•� C• _!:.;>T „� ram . "-1 4cCi{i.g , I' -�� (-••c �,4G.�f. PLEASE SIGN THE E . i .W . : ROUTE SCHEDULE PLANNING DEPARTMENT DATE ROUTED /(,0 77 PLEASE REVIEW THIS APPLICATION FOR: REZONE MAJOR PLAT SITE APPROVAL • SHORT PLAT SPECIAL PERMIT WAIVER SHORELINE MANAGEMENT PERMIT OR EXEMPTION Kir Ut/y E.0 Jc&i FOX, p T gist nor AND RETURN TO THE PLANNING DEPARTMENT WITH ANY COMMENTS) YOU MIGHT HAVE , BEFORE_ // 77 SIGNATURE OR INITAL • DEPARTMENT APPROVAL DENIAL DATE BUIL , NG //z3 --21 RAFFIC ENG ENGINErERIN ✓ ///ZP/? 7 (FIRE Ica- 77 HEALTH REVIEWER ' S COMMENTS OR APPROVAL CONDITIONS : 624 ® S. ; Tt hi-v.f d ✓4 pin.G" l \ ��>� •�E lid.\ �-'z L , �A 1 4`c t 0 -1(: -` � 3 PLEASE SIGN THE E . I . W . : y . — - ,- air /2 \ i---..-__ .. a L -. . •J• r , I!! I ' + - T 1 .4 . v�i5!! i __■ . twit... . „ . --,-- „ .0 , �• — — - • L L _ rt.'a , p • 'Gam r--.-__iai., ,. 'e�, . !elms_ _. IL a z+ To •' I • `®00�� IIi1111i11 1/!i. _ice +. _ --- — x, + In 1lMMItilillif li:v ' i T`,.: - G.. . . O . G „, Mier - - ,cm, — - r. i1111111/iitl: „ ,� !t. +T, I9111n111111. I � " 1 1 ' /ta wieEs/ , ,, 1 r iw/n/wim �4 - I • . primilinuri pPIM , ra ., . iniiiii ..... L. . .. 1•d ��'[',6�/ ya �n! !N -- --•.--- lilillllilillli 1 VA• -- I 1-. FA, '�s PACIFIC COA� 1 T c , 1 cIt: calt• Q Q -4L ert .13'J I 1 L - -an I, �. 1 __ Si ,! T�._ :r MILGSH , { •' - 'T % O _ N .N ENT LIMIT i , !.• I 4 ' - , -____.----" -17;:r2 - , - mi___,.4,_„H-, a 1--t-Ti p. Us ,\ Gab 448 0 fi e 1 , • • 44 \ 1 .. • ' _ z1c • • li -- Lao zlti I 204 i ii \ •• ' is T`- -` 1 1 1 -,1::y \...... _ ~ 29S aj •n• { , 2D. ! Z..1 " 2!4 !: y�pas 411 � . _ ,..____T__E, ri,f, ,.. II. I1 .9a ' 265 2•'3 262 zs9-1 j 242 . z 22+ -• I _ ; , • • .' 720 i - ..: 77'. - :pti - •-r — •-: -1 fu o .�(�WO fw �I 4L, i 299 2. 212 , 26J• g52— 2+j' L,j4_ 225_ .. .i 1_ . . " . ate. SUBSECT SITE SHORT PLAT - EXCEPTION TO SUBDIVISION ORDINANCE - WAIVER OF OFF-SITE IMPROVEMENTS: R. J. FENTON, APPLICATIONS FOR TWO-LOT SHORT PLAT APPROVAL, EXCEPTION TO SUBDIVISION ORDINANCE REGARDING ACCESS, AND WAIVER OF OFF-SITE IMPROVEMENTS, Files No. 099-77, E-103-77, and W-104-77; property located on N.E. 28th Street in 'the vicinity of the Renton city limits at 116th Avenue S.E. APPLICANT R. J . FENTON TOTAL AREA ±5. 7 acres PRINCIPAL ACCESS . N . E,. 28th Street , EXIST ING ZONING G=7200 EXISTING USE Vacant. PROPOSED USE Single Family Residential COMPREHENSIVE LAND USE PLAN Greenbelt and Single Family COMMENTS 1 r/ 0 MAY cgt EX I Erl '04 CZ1 I Nor opeN -.41,L......... En i ....... 0 .... 0 ob ogi e -s- Om. ..........._ .. . . „ :....,,,v.... \.... 0'ot \\.\\:._ 6,4 ‘'''. .7.:,!:T.F'Ay\)i 1 .,,,:,,:. 0 'j,f),ttt,F4 i i,'.. `z,i-.',. ..'.... .,•`,.:`. ,-....,.... ''. et It lz.,-.0•44* .,., ....t 4, . , ,. 0,.',. ..:7! •-. ., . '‘ ..,\I 14 f•,14 4,.4.,W*.'s ',',st, .:.. ',cz,;:k `'N s . ka tame,',.., •ii :i. ,,,. .,, , . . aco '1,0,i. ititlen4,-, • .:.L:t+ ,%, , , Q.4.... \s, .,..0,4,- ,,,,.ki!...,...kt,,...,,, - . . .-,z,,.. • q° lat.F. ‘..,.:''?:.,."'•,,,::'. Els Ise . , Limirs -i, Nor O PE 1 - Ng 2erit 5 „ a in. sa hig5, Enro IN p... / ri lieNNYDALi MIAlegI44 /lb 0 iik C:341. 72 ° Q I:0 2.49 tJ 27 rif. 3r .,.. E-si --0 CZI 0 Ej 0 E3 a C3 10 r; LI E23 a °O GI • Arpuciwr: g. J. fkiroAr 0 SCALE 1:4* 200 , ii? 5U15.10C-r Sit- vv. sootr now ma 091-71 • 0.sceprioN NO. e../03-11 WAIVele. No. 14- 104'17 {7 ® THE CITY OF RENTON z o MUNICIPAL BUILDING 200 MILL AVE. SO. RENTON,WASH. 98055 �' CHARLES J. DELAURENTI , MAYOR • PLANNING DEPARTMENT O Q- 238-2550 4)4h.. SEPI�' ' December 2 , 1977 R. J . Fenton 11451 S . E . 89th Place Renton , Washington 93055 RE : NOTICE OF APPLICATION ACCEPTANCE AND PUBLIC HEARING DATE FOR APPLICATIONS FOR TWO-LOT SHORT PLAT APPROVAL, EXCEPTION TO SUBDIVISION ORDINANCE REGARDING ACCESS, AND WAIVER OF OFF-SITE IMPROVEMENTS; Files No. 099-77, E-103-77, and W-104-77; property located on N.E. 23th Street in the vicinity of the Renton City Limits at 116th Avenue S.E. Dear Mr. Fenton : The Renton Planning Department formally accepted the above mentioned application on November 22 , 1977 . A public hearing before the City of Renton Hearing Examiner has been set for December 13 , 1977 at 9.: 00 a . m. Representatives of the applicant are asked to be present . All interested persons are invited to attend the hearing . If you have any further questions , please call the Renton Planning Department , 235-2550. Very truly yours , Gordon Y . Ericksen Planning Director By icnae L . . 1 n Associate P anner M.L S :w r cc : Seattle-King County Health Dept. King County Park Dept. ROUTE SCHEDULE PLANNING DEPARTMENT DATE ROUTED Hi/7Pb/ - PLEASE REVIEW THIS APPLICATION FOR: REZONE MAJ PLAT - SITE APPROVAL R.�, ram() HORT PLA SPECIAL PERMIT WAIVER SHORELINE MANAGEMENT PERMIT OR EXEMPTION . AND RETURN TO THE PLANNING DEPARTMENT WITHIANY COMMEN1 J YOU MIGHT HAVE , BEFORE 20,07 iN 14 �t.1Tl 9 SIGNATURE . OR INITA DEPARTMENT APPROVAL DENIAL - DATE BUILDING X" e//a-3-7) _ d TRAFFIC ENG L,-- /��. 172 E N G I E E R I N ii,/?.f/7 7 --\ ' FIR ion-- - -77 HEALTH 1✓1-- OnLIrie;C it-z2-/i REVIEWWER ' S COMMENTS OR APPROVAL CONDITIONS : /, L/AA/AJAR%1 S? 'c 04PPv201,°AL- ZAzi-LA .Vj �� .>. 17-I Q -,mil S S' waTiiv(_ HAL -, A C rtaSS rut-. r-,,L-0,...r46./� \ (2\4- PLEASE SIGN THE E . I .W . : . . W - ,o 71 CITY OF RENTON 10/, SHORT PLAT PLAT , t9[� CATION FILE NO. 0 9. --77 • , MAJOR PEAT (7-6F li , DATE REC' D. '%'43/47 TENTATIVE REC% ® APPLICATION FEE $ / 9 PRELIMINARY ENVIRONMENTAL I NOV 10 W7 ,or: REVIEW FEE $ FINAL 9 ,/ 'C r,��''/ ECEIPT NO. fit Z� �35�n�n�/ 9� ��� S M NO. "NG DE1' PUD NO. l APPLICANT TO COMPLETE ITEMS�1 THROUGH 7 :k.1. Plat Name & Location J. AIT04/ I7I47 T r� g S71�O+C Zoning G 200 2 . No. Lots 1G Total Acreage 7 3 ., Owner 12.✓ # 1AJ7OAJ Phone Z s 4 -7S 7r Address //46) SS. 8 7 0476(17111.4 1 'umtoy9tro5s 5 . Underground Utilities : Yes No Not Installed Telephone ( ) ( 0. ) ( ) • Electric ( ) ( ! ) ( ) Street Lights • ( ) ( ✓ ) ( ) Natural Gas ( ) ( ) ( ) TV Cable ( ) - ( ✓) ( ) 6 . Sanitation & Water:' ( ✓ ) City Water ( ) Sanitary Sewers ( ) Water District No . ( ) Dry Sewers- ( ) Septic Tanks 7 . Vicinity and plat maps as required by Subdivision Ordinance. 8 . DATE REFERRED TO: ENGINEERING PARKS BUILDING HEALTH TRAFFIC ENG. STATE HIGHWAY FIRE COUNTY PLANNING BD. PUBLIC WORKS OTHER 9 . STAFF ACTION: TENTATIVE PLAT APPROVED DENIED APPEALED EXPIRED • 10. LAND USE HEARING EXAMINER'S ACTION: SHORT PLAT APPROVED DENIED PRELIMINARY PLAT APPROVED DENIED FINAL PLAT APPEALED EXPIRED 11 . CITY COUNCIL ACTION: PRELIMINARY PLAT APPROVED DENIED FINAL PLAT APPEALED EXPIRED 12 . DEFERRED IMPROVEMENTS : DATE DATE BOND NO. AND TYPE ' - GRANTED EXPIRES AMOUNT • Plannin.J Dept . Ray. �1 /77 � S AFFIDAVIT • • • If , being duly sworn, declare that I am the" owner of the property involved in this application and that the foregoing statements and answers herein contained and the information herewith submitted are in all respects true and correct to the best of my knowledge and belief. Subscribed and sworn before me • this/9 7,14 day of AM.,1,,,/".6,047 , 19 Notary ublic in and for the State of Washingt n, residing at 41„/ 7 . ,e( 2/2 e— -YZ - Name of Notary Public) (S 'gnature . of Owner) • . �A/ 1 .�. �/�f�i Ire/ (Address) (Address) . • City) (State) • • • (Telephone) • • • (FOR OFFICE USE ONLY) • CERTIFICATION This is to certi e foregoing application has been inspected by me and has been f nce o /,t\rough and complete in every particular and to . conform to th RAul = 1�1 \;tions of the Renton Planning Department_pplication . NOV • 10 1977 Date Receive R , 19 By: !/VG DE?P Renton Planning Dept . 2-73 NOTICE OF PUBLIC HEARING RENTON LAND USE HEARING EXAMINER RENTON, WASHINGTON A PUBLIC HEARING WILL BE HELD BY THE RENTON LAND USE HEARING EXAMINER AT HIS REGULAR MEETING IN THE COUNCIL CHAMBERS , CITY HALL , RENTON , WASHINGTON , ON DECEMBER 13 , 19 77 , AT 9 : 00 A. M . TO CONSIDER THE FOLLOWING PETITIONS : 1 . RICHARD M. MOE , APPLICATION FOR SPECIAL PERMIT TO CONSTRUCT 30 UNIT CONDOMINIUM IN R-2 AND R-3 ZONES , File No. SP-097-77 ; property located at 1814 Grant Avenue . ,( 2 . R. J . FENTON , APPLICATIONS FOR TWO-LOT SHORT PLAT APPROVAL , EXCEPTION TO SUBDIVISION ORDINANCE REGARDING ACCESS , AND WAIVER OF OFF-SITE IMPROVEMENTS ; Files No. 099-77 , E- 103-77, and W- 104-77 ; property located on N . E . 28th Street in the vicinity of the Renton City Limits at 116th Ave . S . E . Legal descriptions of applications noted above are on file in the Renton Planning Department. ALL INTERESTED PERSONS TO SAID PETITIONS ARE INVITED TO BE PRESENT AT THE PUBLIC HEARING ON DECEMBER 13 , 1977 , AT 9 : 00 A. M. TO EXPRESS THEIR OPINIONS . GORDON Y . ERICKSEN PUBLISHED December 2 , 1977 RENTON PLANNING DIRECTOR CERTIFICATION I , Michael L . Smith , HEREBY CERTIFY THAT THREE COPIES OF THE ABOVE DOCUMENT WERE POSTED BY ME IN THREE CONSPICUOUS PLACES ON THE PROPERTY DESCRIBED ABOVE AS PRESCRIBED BY LAW . ATTEST: Subscribed and sworn to before me , a Notary Public , on theQ day of 11)co.li\.71 19 Z-1 SIGNED e \'` n J J (�i1, �'�l f ,II AFFIDAVIT OF SERVICE BY MAILING • State of Washington) County of King ) Marilyn J. Petersen , being first duly sworn, upon oath disposes and states: That on the 21st day of December , 1977 , affiant deposited in the mails of the United States a sealed envelope containing a decision or recommendation with postage prepaid, addressed to the parties of record in the below-entitled application or petition. i/ 071 Subscribed and sworn this .-',1/ day of,xte ,„Alezj 19 y7 . Notary Public in and for the State' of 'Washington, residing at Renton Application, Petition or Case: R. J. Fenton, Short Plat 099-77, w-104-77 E-103-77 (The mi.nu,tee contain a tbs.t ofi the pcuutizo os n.econ.d) December 21, 1977 OFFICE OF THE LAND USE HEARING EXAMINER • CITY OF RENTON .REPORT AND RECOMMENDATION. APPLICANT: R. J. Fenton FILE NO. Short Plat 099-77 W-104-77 E-103-77 LOCATION: Property located near the east end of the approved portion of N.E. 28th Street on the north side of said street. SUMMARY OF REQUEST: Applicant requests approval of a proposed two-lot short plat with an exception to allow access to the public street via a pipestem portion of each proposed lot, together with a request for the waiver of certain off-site improvement requirements. SUMMARY OF ACTION: Planning Department Recommendation: Approval of short plat and exception subject to conditions; denial of waiver. Hearing Examiner Decision: Approval of short plat and waiver subject to conditions; denial of exception. . PLANNING DEPARTMENT The Planning Department staff report was received -by the REPORT: Examiner on December 6, 1977. • PUBLIC HEARING: After reviewing the Planning Department report, examining available information on file with the application, and • field checking the property and surrounding area, the Examiner conducted a public hearing on the subject as follows: ' The, hearing was opened on December 13, 1977 at 10:40 a.m. in the Council Chambers of the Renton Municipal Building. . • Parties wishing to testify were sworn. It was reported that the Hearing Examiner and. the applicant had received and reviewed the Planning Department report, and the report was entered into the record as Exhibit #1. Michael Smith, Planning Department, reviewed Exhibit #1 and entered the following additional exhibits into the record: . Exhibit #2: King County Assessor's Map • Exhibit #3: Short Plat Map • Exhibit #4: Letter from Kenneth J. Oyler, Engineer, dated November 10, 1977, request for waiver of off-site improvements. Mr. Smith reported two revisions in Exhibit #1. In Item 0.1, Lot B is designated as 5.9 acres in size which Mr. Smith corrected to 4.7 acres. Also in Item P.2 approval by the Building Division.was added to provide approval of proposed building locations prior to commencing clearing or grading on the site. The Examiner asked the applicant if he concurred in Exhibit #1. Responding was: R. J. Fenton • 11451 S.E. 189th Place Renton, WA 98055 Mr. Fenton indicated noncurrence with certain items in the report. He reported that his purpose in requesting the short plat was to. exclude the hillside area from the mortgage at the time of loan application. He objected to requirements in .Item P.1 for provision of a fire hydrant because of the existence of a hydrant directly across the street from the pipestem lot and entered a photograph of the facility which was labeled Exhibit #5. Regarding requirements of the Utilities Division and Fire Department. for an 8-inch water • main across the full frontage of the subject site, Mr. Fenton asked for clarification from the Planning Department. Mr. Smith indicated that although the recommendation was unclear, he felt that from a realistic standpoint the water main would be required only along the frontage of the pipestem lot. Mr. Fenton agreed that a water main would not it Short Plat 099-77 Page Two W-104-77 E-103-77 be feasible on Lot B because the property would be unusable until the May Creek sewer is installed. He also reported that at the time of purchase of they property in August, 1977, an agreement for temporary water service existed between the previous owner and the city water department for the entire site, and since he desired to retain the property in two separate parcels, he had asked for cancellation of the permit which had not occurred to date. He submitted a title insurance policy which was labeled Exhibit #6 and the application for septic tank, labeled Exhibit #7. • Regarding the request for waiver of off-site improvements, the applicant reported that because ditches or culverts are not provided along N.E. 28th Street under driveways the installation of curbs, gutters and sidewalks would create a problem for drainage and water runoff. He submitted a photograph depicting existing water runoff problems on N.E. 28th Street, which was labeled Exhibit #8. Mr. Fenton advised that off-site improvements had not been required in construction of other new homes in the area and objected to the recommendation imposed in his application. The Examiner asked for testimony in support of the application. There was no response. The Examiner asked for testimony in opposition to the application. Responding was: Dale Oster 2300 N.E. 28th Street Renton, WA 98055 Mr. Oster indicated his opposition to the request and inquired about the provision of water service to Lot A. The Examiner advised that the recommendation required the lines to be installed from N.E. 27th Street to N.E. 28th Street and extended to the pipestem area in the southern part of Lot A at the expense of the applicant. Mr. Oster inquired about city restrictions on installation of septic tanks in the subject area and noted that new homes on the south side of N.E. 28th Street have connected to a sewer line from N.E. 27th Street. Mr. Smith indicated that the subject homes were part of a plat which retained a sewer easement to N.E. 27th Street and that no moratorium currently existed on installation of septic tanks. The Examiner advised that approval by King County would be required for such installation on the subject property. In response to Mr. Oster's concern regarding the condition of the roadway and the proposed driveway, the Examiner advised that the ordinance required a minimum 10-foot paved driveway. Mr. Oster inquired about placement of the proposed structure, and the applicant reported plans to construct a home on the rear half of Lot A directly east and 20 feet from Mr. Oster' s property line. Mr. Oster expressed concern regarding the proximity of the proposed home to the existing cliff on the property because of previous erosion due to removal of trees. The Examiner advised that the building location would be approved by the Planning and Building Departments which may require soils studies. The Examiner asked for further testimony in opposition to the request. Responding was: Rebecca Oster 2300 N.E. 28th Street Renton, WA 98055 Mrs. Oster reported low water pressure in the area and inquired about provision of water lines. The Examiner reiterated Utility Division recommendations for installation of an 8-inch water line to the property. The Examiner asked the applicant for final comments. Mr. Fenton advised that three homes owned by the King County Parks Department on the north side of the property were ) presently served by a 3-inch Renton Water District water line running through the subject property although no easement had been deeded for that purpose by the property owner. He also indicated that both King County and the Renton Water District had been contacted regarding this situation. It was agreed that the Examiner and the Planning Department would research the matter. Mr. Fenton objected to a requirement to blacktop the driveway and indicated preference for a gravel surface to properly design the driveway to facilitate retention of existing trees on the site. The Examiner advised that any variance from the requirements of the Subdivision Ordinance for driveway surface would be under the jurisdiction of the Board of Adjustment. Mr. Smith noted that the surfacing was required to eliminate mud and noise and felt the requirement was appropriate. In response to the Examiner's inquiry regarding the relationship of the terrain on Lot B to N.E. 28th Street, Mr. Fenton indicated that when N.E. 28th Street is extended access was possible to the existing three terraces on Lot B, but because of previous erosion, soils would be required to be tested prior to construction. • Short Plat 099-77 Page Three W-104-77 • E-103-77 The Examiner asked Mr. Fenton if problems with existing septic tanks in the area had occurred. Mr. Fenton indicated that no problems had occurred. In response to the Examiner's inquiries regarding proposals for restrictive covenants and survey of the property, Mr. Fenton indicated that covenants were not proposed and a survey has not yet been made. In response to other inquiries by the Examiner, Mr. Fenton reported that he was amenable to participation in an LID for future off-site improvements on N.E. 28th Street and that a permit for a septic tank would not be acquired until application for a building permit is made. In response to the Examiner's inquiry regarding revision to the Planning Department recommendation if N.E. '28th Street were extended, Mr. Smith indicated that according to strict interpretation of the ordinance, Lot B would have proper frontage on a public right-of-way without a pipestem lot which would not create as much effect on the future of the area. He noted that because of existing plateaus on Lot B it was questionable Whether the area could be developed beyond the existing hillside with removal of vegetation creating additional erosion and problems in the May Creek area. The Examiner asked Mr. Smith if the Utilities Division and the Fire Department may not have been aware of the existing fire hydrant adjacent to the subject property: Mr. Smith indicated that the possibility exists since the hydrant seems proximate to the site. He noted that negative visual effects of an existing home in the area being built with used lumber. should be reviewed by the Building Division because of its detrimental appearance in the neighborhood. Regarding the subject of driveway paving, Mr. Smith felt that a possibility exists to provide only one driveway to Lot A and noted that the Examiner has the authority to amend that requirement of the ordinance. He referred to Item 0.4 which reviews the possibility of applying for open• space taxation relief for Lot B because of the physical unsuitability for building purposes on the site. He also indicated a recommendation for restrictive covenants on the development of Lot B to resolve extreme environmental problems and to• impose requirements for sewers prior to development according to Section 9-1108.19. Mr. Fenton indicated his objection to requirements for restrictive covenants and noted that if application for a short plat had not been made covenants would not be required. Mr. Smith also recommended elimination Of the pipestem configuration because of the existence of sufficient frontage on a public street on Lot B. Mr. Fenton questioned the effect of the revised recommendation for elimination of a pipestem lot on the acreage requirement for application for open space taxation, and Mr. Smith indicated that Lot B would be required to be measured to analyze the eligibility of the property for the tax relief. Discussion then ensued between the Examiner and Mr. Smith regarding possible revisions to the lot configuration; proposed access and easements on the site. Mr. Fenton reiterated his request for elimination of the requirement for blacktop surface on the driveway and felt that it would not contribute to the appearance of the property. The Examiner asked for further comments. Since there were none, the hearing on Item #Short Plat 099-77, W-104-77 and E-103-77 was closed by the Examiner at 11:35 a.m. FINDINGS, CONCLUSIONS & RECOMMENDATIONS: Having reviewed the record in this matter, the Examiner 'now makes and enters the following: FINDINGS: . 1. The request is for approval of a two-lot short plat, waiver of off-site improvements and exception to the Subdivision Ordinance. • 2. The Planning Department report accurately sets forth the issues, applicable policies and provisions, findings of.fact, and departmental recommendations in this matter and is hereby attached as Exhibit #1 and incorporated in this report by reference as set forth in full therein. • 3. Pursuant to the City of Renton's Environmental Ordinance and the State Environmental Policy Act of 1971, as •amended by R.C.W. 43.21.C. , the .proposal was determined by Gordon Y. Ericksen, responsible official, to be exempt from the threshold determination and E.I.S. process. 4. Plans for the proposal have been reviewed by all city departments affected by the impact of this development. 5. All existing utilities are available and in close proximity. • 6. The proposal is compatible with the required lot area. requirements of Section 4-706 and 4-729 of Title IV, Ordinance No. 1628, Code of General Ordinances. 1 . Short Plat 099-77 Page Four W-104-77 E-103-77 7. Restrictive covenants were not proposed. (Section 9-1105.3.B) 8. A survey has not been made of the property per Section 9-1106.3.H. (3) . 9. Off-site improvements have not been deferred per Section 9-1108.21. 10. A septic tank is proposed for Lot A. On January 29, 1976, a septic tank permit (Exhibit #7) was approved by the King County Department of Public Health. The property was purchased by the applicant in 1977, and a new permit application has not been submitted to that department. (Section 9-1106.3.H. (4) . 11. Ownership has been documented in a copy of the title insurance policy, Exhibit #6, (Section 9-1106.3.H. (6) ) . • 12. No dedication of land is to occur (Section 9-1105.3.D and E) . 13. Access to the two lots is by two 30-foot pipestems of 120 feet in length. Lot A has no other access possibility to N.E. 28th Street. Lot B, on the other hand, abuts the N.E. 28th Street right-of-way east of the end of the existing street pavement. The applicant testified that this alternative access is feasible depending upon extension of N.E. 28th Street. 14. Section 4-706. (5) . (c) requires a minimum lot width of 50 feet. 15. N.E. 28th Street is a half-street with minimal improvements. The Engineering Design Division is able to establish the grade for improvement of the street. 16. A fire hydrant, sewer line and 8-inch water line are located south and across N.E. 28th Street from the property. The connection to the recommended sewer line and 8-inch water line requires construction under the street and possibly an easement over private property. 17. Lot B is predominantly a steep slope, but it contains three plateaus which may support single family residences. However, any development on this parcel would require severe restrictions which may render development infeasible. 18. The applicant expressed concern about an alleged "illegal" water line running across the property. The matter was referred to the Utilities Division of the Public Works Department (see attached memorandum) , and it was revealed that the water service was temporarily granted by the previous property owner to serve_ another property. 19. A minimum of 5 acres is required for a current use taxation application. Lot B is approximately 4.7 acres. CONCLUSIONS: 1. The proposal conforms to the Comprehensive Plan, except that Lot B lies within the greenbelt designation of the Comprehensive Plan Land Use Map. Development at this time is proposed for)Lot A, but the physical constraints of Lot B may preclude its development. All indications are that the map designation of greenbelt is appropriate for Lot B. 2. Lot A contains approximately 37,026 square feet. One dwelling unit is proposed for; this lot although approximately 4 units could be constructed on the lot if subdivided according to the 7200 square foot lot area of the G-7200 zoning district and using the pipestem area (60 feet) for a public street (50-foot minimum required) . It appears that the applicant's proposed Lot A is in keeping with the character of the immediate neighborhood north of N.E. 28th Street. Most lots west of the site are lots considerably larger than 7200 square feet. 3. Alternatives exist to the pipestem configuration. The pipestem area (60 feet wide) , meets the minimum lot width (50 feet) requirement of G-7200 and 60-foot width of Section 9-1108.23.F. (c) . If Lot A were to include all of the pipestem area, a pipestem would by definition not exist. Access from the 60-foot pipestem area would be for only one lot and access for additional lots would be through Lot B. This seems to conform to the intent of the applicant, which is development of Lot A with consideration of Lot B at some future date. Or the pipestem area could be dedicated as public right-of-way for a cul-de-sac for access to Lots A, B, and any other lots that might be created in the future. The required right-of-way of 50 feet can be accommodated in the 60-foot pipestem O Short Plat 099-77 Page Five W-104-77 E-103-77 area. To avoid impacting setbacks of adjacent residences the right-of-way can be manipulated within the 60-foot pipestem area. 4. Relative to the requested exception to allow for pipestem lots, sufficient flexibility exists in the property configuration to avoid the exception without creating ". . .undue hardship. . . " (Section 9-1109.1) upon the applicant. More than adequate lot area exists and the pipestem area could accommodate a public street while providing enough area in Lot B to qualify for current use taxation. It was not asserted that without the exception the application would be deprived of the ". . .reasonable use or development. . ." (Section 9-1109.1.A) of the property, either Parcel A or Parcel B. In fact, such deprivation does not exist in this instances. The applicant did not contest that the exception was "necessary to insure such property the rights and privileges enjoyed. . ." (Section 9-1109.1.B) by adjacent or similar properties. No rights or privileges would be deprived without the exception. It is evident that the exception would ". . .not be detrimental to the public welfare or injurious to other property. . ." (Section 9-1109.1.C) either adjacent or in the vicinity. However, this would not alone constitute sufficient basis for approval of the exception, since the purpose, per Section 9-1109.1, is to address situations which may cause hardship to the applicant through strict application of the subdivision ordinance. The applicant can without ". . .undue hardship. . . " comply with the lot area, lot frontage and access requirements of the ordinance. For these reasons, the requested exception should be denied in lieu of pursuing other configurations of the short plat which would meet the requirements of the subdivision ordinance without unusual restrictions upon future subdivisions of the property. 5. Section 9-1108.23.F. (2) requires that lots front a public street of 50 feet per Section 9-1108.23.A. (5) . N.E. 28th Street does not meet this requirement. A 50-foot roadway within the pipestem area would satisfy this requirement and possibly preclude improvement of N.E. 28th Street by the applicant. The applicant appeared to disfavor the street as opposed to a private driveway within the pipestem area. 6. The applicant proposes a low density development in a high density single family zone. In view of the physical constraints of the site this approach is appropriate. However, undue expense incurred in development may necessitate dividing the property into more lots. For this reason, the waiver of off-site improvements was apparently made. 7. Off-site improvements required are street paving,- curbs, gutters, sidewalks, sewer, water, storm sewers, and other utilities in N.E. 28th Street. Except for electricity and possibly gas, these improvements are either lacking or do not meet city standards. N.E. 24th Street is only a 30-foot right-of-way. Most, if not all, properties north of the street in the immediate area use septic tanks and nonconforming water lines. A fire hydrant is located immediately south of the site. If the applicant can. secure an easement across the private property immediately south of the site, connection can be made to conforming existing sewer and water lines. This is ". . .within a reasonable distance. . ." (Section 9-1105.6.B) from the site. However, if the King County Department of Public Health approves a septic tank for the site, connection to the aforementioned sewer line is not necessary. Any water lines serving the property would be required to connect to an 8-inch line across the pipestem area which would connect to the aforementioned water line across the street. . The property has a total of 450 feet of frontage on N.E. 28th Street of which only 60 feet fronts on the improved (paved) portion of the street. The existing right- of-way for the street was dedicated from the applicant's and others' properties north of the street. . In view of the inadequate street width it seems that final design of street improvements would require the full street right-of-way. Otherwise the applicant might be required to place curbs within the existing pavement, thereby potentially preventing the existing two-way traffic. Since the applicant expressed agreement to participating in an LID, a covenant to this effect appears a reasonable and appropriate solution pending dedication of the complete right-of-way. • Short Plat 099-77 Page Six W-104-77 E-103-77 DECISION: Based upon the record, testimony, findings and conclusions it is the Examiner's decision to approve the short plat application for two lots subject to': 1. Redesign of the short plat, Exhibit #3, to preclude the need for pipestem lots per Conclusions No. 3 and 5. The Planning and Public Works Departments are to approve the final design of the short plat for conformance with this condition. 2. Installation of an 8-inch water line and adequate sewer line (if a septic tank for Lot A is not approved by the King County Department of Public Health) along the 60-foot frontage of N.E. 28th Street and connecting to the existing 8-inch line on the south side of N.E. 28th Street; provided the necessary utility easements can be fairly and reasonably acquired. The Public Works Department is to assist the applicant in complying with this condition and approve the final design and construction. 3. Resolution by the applicant of the existing 3-inch water line running across his property. 4. All clearing and/or grading of the property is to occur only following approval of and according to requirements of the. Planning Department. 5. Lot B is to be developed only after complete access, utility, and storm drainage requirements per city ordinances are not from N.E. 28th Street as approved by Planning and Public Works Departments. 6. Approval by the King County Department of Public Health of a septic tank for Lot A. Final approval of the septic tank by the Public Works Department. In the event that a septic tank is not approved, a sanitary sewer line is to be installed in the same manner as specified in Condition No. 2. 7. Approval of the storm drainage PP g plan by the Public Works Department. 8. Compliance with all other requirements of applicable city ordinances. Furthermore, it is the decision of the Examiner to waive off-site improvements, except as specified in the aforementioned conditions, subject to the applicant executing restrictive covenants stating agreement to participation on an equitable and fair share basis in an LID for installation of these off-site improvements. In addition, it is the Examiner's decision to disapprove the exception in lieu of the aforementioned Condition No. 1. ORDERED THIS 21st day of December, 1977. L. Rick B ele`r Land Use Hearing Examiner TRANSMITTED THIS 21st day of December, 1977 by Affidavit of Mailing to the parties of record: R. J. Fenton, 11451 S.E. 189th Place, Renton, WA 98055 Rebecca Oster, 2300 N.E. 28th Street, Renton, WA 98055 Dale Oster, 2300 N.E. 28th Street, Renton, WA 98055 TRANSMITTED THIS 21st day of December, 1977 to the following: Mayor Charles J. Delaurenti Councilman George J. Perry Councilman Richard M. Stredicke Warren C. Gonnason, Public Works Director Gordon Y. Ericksen, Planning Director Ron Nelson, Building Division Larry Warren, City Attorney r Short Plat 099-77 Page Seven W-104-77 E-103-77 Pursuant to Title IV, Section 3015 of the City's code, request for reconsideration must be filed in writing on or before January 4, 1977. 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 $25.00 and meeting other specified requirements. Copies of this ordinance are available for inspection in the City Clerk's office, first floor of City Hall, or same may be purchased at cost in said office. • 4 of • -v o THE CITY OF RENTON C.) CO DI- 2 MUNICIPAL BUILDING 200 MILL AVE.SO. RENTON.WASH. 98055 a CHARLES J. DELAURENTI,MAYOR • LAND USE HEARING EXAMINER pA 0 Q. L. RICK BEELER . 235-2593 0 • ED SE AV December 15, 1977 • MEMORANDUM • TO: Utilities Division FROM: L. Rick Beeler, Hearing Examiner SUBJECT: Property directly north of 2308 N.E. 28th Street; • File No. Short Plat 099-77, R. J. Fenton At a public' hearing on December 13, 1977 regarding a short plat for this property, the applicant asserted •that the city knowingly has a 3-inch water line across his property without a legally consummated easement. The applicant stated that his opposition to this water line has received no response from the city. Evidently the line serves properties to the north owned by King County. This Matter is not normally within my area of concern; however, in this instance it is relevant to the short plat application. Therefore, I • 'need to ask for answers to these questions: 1. Does in fact this water line exist? 2. Does in fact the 'applicant have rights to use the water line to serve a single dwelling unit? • 3. Does in fact a legally consummated utility easement exist for the water line? 4. . .Do any problems or objections exist in the applicant hooking up to the water line to serve a single dwelling unit? • Since the public hearing has been closed, I will need. answers in writing to these questions by December 22,; 1977 in order to incorporate them into the decision due December 27, 1977. Thank you. •_ ( . L. Rick Beeler • cc: Gordon Y. Ericksen, Planning Director INTEROFFICE CORRESPONDENCE Date December 21, 1977 TO: L. RICK BEELER, HEARING EXAMINER FROM: RON OLSEN, UTILITIES DIVISION SUBJECT: PROPERTY DIRECTLY NORTH OF 2308 NE 28th St. File No. Short Plat 099-77 R. J. Fenton The City does not have a 3" water line running North through the aforemen- tioned property. I think what the gentleman is referring to is a private water service to a residence in May Creek, address of 2405 N. 31st St. A few years ago a gentleman was granted a temporary water service and a meter was set in the Right-of-Way of NE 28th St. He stated that he had made arrangements with the owner at that time allowing him to run his temporary service across this property. The applicant does not have the right to connect into this temporary service. Water service is available in NE 28th St. for the proposed subdivision upon signing a temporary service agreement for said property. If you have any other questions, please contact this office. • 2 J'XI P RLO:pmp RECEIVED ChTY OF RENTON HEARING RNAMINEF1 D Fi.1 2 11971 AM. PM 7i819,TiA7f 12:i 1 ,314i5,6 /i'ly 01-...NEp C, • DEC 12 1971 - 7. • Affidavit of Publication Y/7„N1aJ^ L STATE OF WASHINGTON ss n L P p'j� COUNTY OF KING `4 ; • ...N.[a r.gar.e.t...lia,rb a.ugh being first duly sworn on . NOTICE.-OF PUBLIC . oath,deposes and says that.S.be.is the Cbiel C l.e X'.k of HEARING RENTON LAND USE THE RENTON RECORD-CHRONICLE, a newspaper published four(4) ' HEARING EXAMINER times a week.That said newspaper is a legal newspaper and it is now and RENTON,WASHINGTON • has been for more than six months prior to the date of publication referred A PUBLIC HEARING to, printed and published in the English language continually as a news- WILL BE HELD BY THE paper published four(4)times a week in Kent,King County,Washington, RENTON LAND USE and it is now and during all of said time was printed in an office maintained HEARING EXAMINER AT at the aforesaid place of publication of said newspaper.That the Renton HIS REGULAR MEETING Record-Chronicle has been approved as a legal newspaper by order of the . IN THE COUNCIL CHAM- Superior Court of the County in which it is published,to-wit,King County, -BERS, CITY HALL, RE- • ' NTON,WASHINGTON,ON Washington.That the annexed is a Notice of Public DECEMBER 13, 1977, AT -, 9:00 A.M. TO CONSIDER • THE FOLLOWING:PETI • - Rer.ing - •.TIONS:. . • 1. RICHARD M:•MOE; APPLICATION. FOR as it was published in regular issues(and SPECIAL PERMIT TO • not in supplement form of said newspaper) once each issue for a period CONSTRUCT 30 UNIT ' - . CONDOMINIUM IN'R-2 '" and R-3 ZONES,File No.. of l consecutive issues,commencingon the SP-097-77; property lo- cated at 1814 Grant 77 ,Avenue: 2 day of December 19.7.1.....,and ending the •:: 2-R.J.FENTON,APPLI- • • CATIONS FOR TWO- • LOT;,SHORT.PLAT-AP PROVAL; EXCEPTION':. day of • ,19 ,both dates ,', TO`SUBDIVISION OR inclusive, and that such newspaper was regularly distributed to its sub DINANCE REGARDING scribers during all of said period. That the full amount of the fee ACCESS,AND WAIVER -i ':-OF OFF-SITE IM- - PROVEMENTS; Files charged for the foregoing publication is the sum of $2,5•62 •which : .No. 099-77,. E=103 77, has been paid in full at the rate of per folio of one hundred words for the and W-104-77; property first insertion and per folio of one hundred words for each subsequent = ocated om.N.E. '28th insertion. Street`in-the vicinity of (.:-:the Renton•City Limits at. ' 1.16th Aver S.E: -• ••' ' t •Q...c._± O'' Q.� • - + , Legal:descriptions of.a -. •.. Plications.noted;aboverare.:=. Chief Clerk •_ •-,..'.on'file:inihe`.`Renton.Plan-: ping Department.....:.,. ..:• .• 2 • •.-ti .-.ALL`INTERESTED'PER= Subscribed and sworn to before me this day of SONS TO SAID PETITIONS" ' ;:`ARE:INVITED TO BE PRE-.„ December 19 77 `SENT.''AT ;THE:"PUBLIC.; HEARINGON,DECEMBER.. • •_,:a 13, 1977 - 4�%t I .�,.. ... >NIONSESSr;THEIR OPIO Notary Public i and for the State of Washin on, 2`,•-'-`GORDON Y. ERICKSEN • residing at Kent, King C unty. RENTON PLANNING DIRECTOR ' Published'in.The Renton o —Passed by the Legislature,1955,known as Senate Bill 281,effective June ' Record-Chronicle De- .; 9th, 1955. y camber 2, 1977..R4696 —Western Union Telegraph Co. rules for counting words and figures, adopted by the newspapers of the State. I' io '77 PLANNING DEPARTMENT PRELIMINARY REPORT TO HEARING EXAMINER PUBLIC HEARING DECEMBER 13 , 1977 APPLICANT : R. J . FENTON FILE NO. : 099-77 ; SHORT PLAT , W-104-.77 ; WAIVER OF OFF-SITE IMPROVEMENTS , AND E-103-77 ; EXCEPTION TO THE SUB- DIVISION ORDINANCE A. SUMMARY OF REQUEST : Applicant requests approval of a proposed two-lot short plat with an exception to allow access to the public street via a pipestem portion of each proposed lot , together with a request for the waiver of certain off-site improvement requirements . B . GENERAL INFORMATION : 1 . Owner of Record : BILLIE C . FENTON 2 . Applicant : R. J . FENTON 3 . Location : Property located near the east end of the approved portion of N . E . 28t.h Street on the north side of said street. 4. Legal Description : A detailed legal description is available on file in the Renton Planning Department . 5 . Size of Property : Approximately 5 . 7 acres . 6 . Access : Via N . E . 28th Street 7 . Existing Zoning : G.-7200 ; General Classification District Single Family Residential . 8. Existing Zoning G-7200 ; General Classification District , in the Area : P-1 ; Public Use District , G ; General Classification District , and GS-1 ; General Classification District. 9 . Comprehensive Single Family Residential and Greenbelt. Land Use Plan : 10. Notification : The applicant was notified in writing of the hearing date . Notice was properly published in the Record-Chronicle and posted in three places on or near the site as required by City ordinance . Notice was distributed to the surrounding property owners . C . PURPOSE OF REQUEST : To subdivide the property and to allow for construction of two single family residential structures . D. HISTORY/BACKGROUND : The subject site was annexed to the City of Renton on May 26 , 1960 by Ordinance No . 1828. The subject site is directly above the May Creek ravine area and is adjacent to properties proposed to be a portion of the King County May Creek Park . PLANNING DEPARTMENT PRELIMINARY REPORT TO HEARING EXAMINER PUBLIC HEARING OF DECEMBER 13 , 1977 PAGE TWO RE : R . d . FENTON ; SHORT PLAT , WAIVER OF OFF-SITE IMPROVEMENTS , AND EXCEPTION TO THE SUBDIVISION ORDINANCE E . PHYSICAL BACKGROUND : 1 . Topography : The majority of proposed Parcel 'A ' is relatively level except for the northeasterly corner which drops off steeply into the May Creek ravine area . Proposed Parcel ' B ' is mostly steep hillside area with a slope averaging approxi - mately 50% . The steepness of the majority of the subject site makes future development on the site and in the area extremely difficult. 2 . Soils : Indianola loamy fine sand (InC ) . Permeability is rapid , available water capacity is moderate , run-off is slow to medium , and erosion hazard is slight to moderate . Septic tank drain field suitability is slight and moderate . If slope is more than 8% , could be possible pollution hazard . This soil is used for timber and for urban development . The steep hillside areas of the subject site consists of Alderwood and Kitsap soils (AkF) , drainage and permeability vary , run-off is rapid to very rapid and the erosion hazard is severe to very severe , the slippage potential is severe . The suitability for septic drain fields is severe due to the extreme slope . These soils are usually used for timber. 3 . Vegetation : The majority of the site is steep slope and is in a natural heavy northwest woodland character. 4 . Wildlife : The existing vegetation of the site may provide for some habitat for birds and small mammals native to the area as well as certain other animals such as deer , racoon and other woodland type animals . 5 . Water : No surface water or streams are apparent on the subject site , however , the site is directly above the existing May Creek area . All drainage would naturally flow down the ravine towards May Creek . 6 . Land Use : Existing single family residences are located on either side of the proposed pipestem to Parcels ' A ' and ' B ' . Other single family residences are located on both north and south side of N . E . 28th Street . Recently , homes have been constructed on the south side of N . E . 28th Street directly south of the subject site as a result of previously approved short plat. The area north of the subject site is within the May Creek ravine area and is generally undeveloped wooded property together with sparcely developed single family residential uses . F. NEIGHBORHOOD CHARACTERISTICS : The site is within an area of single family residential homes which are located on the edge of the area consisting of the May Creek ravine and stream which are heavily wooded and. are in a relatively natural condition. Much of this area is undevelopable due to slope conditions , flooding , and lack of sanitary sewers and access . G. PUBLIC SERVICES : 1 . Water and Sewer : An existing water main approximately three inches or smaller is located along N . E . 28th Street. An existing 8" sanitary sewer is located along N . E . 27th Street approximately 400 feet south of the subject site . PLANNING DEPARTMENT PRELIMINARY REPORT TO HEARING EXAMINER PUBLIC HEARING OF DECEMBER 13 , 1977 PAGE THREE RE : R. J . FENTON ; SHORT PLAT , WAIVER OF OFF-SITE IMPROVEMENTS , AND EXCEPTION TO THE SUBDIVISION ORDINANCE 2 . Fire Protection : Provided by the Renton Fire Department and subject to City of Renton Ordinance requirements , See attached Fire Department comments . 3 . Transit : Metro Transit Route 42 operates along N , E , 27th Street approximately 400 feet south of the subject site , 4 . Schools : Kennydale Elementary School is located approximately one-quarter mile west of the subject site . McKnight Junior High School is located approximately one mile south of the subject site and Hazen High School is located approximately three miles south and east of the subject site . 5. Parks : The subject site is directly adjacent and south of the pro- posed King County May Creek Park . Kennydale Lions Park is located approximately one-half mile south and west of the subject site . H. APPLICABLE SECTIONS OF THE ZONING CODE : 1 . Section 4-729 ; G , General Classification District . 2 . Section 4-706 ; R-1 , Residence Single Family . I . ' APPLICABLE SECTIONS OF THE COMPREHENSIVE PLAN OR OTHER OFFICIAL CITY DOCUMENTS : 1 . Renton Subdivision Ordinance : (a) Section 9-1105 , Plat Requirements for Short Subdivisions ( b ) Section 9-1108 , Plat Improvements and Development Standards ( c ) Section 9-1109 , Exceptions 2 . Land Use Report , 1965 , Residential , page 11 and Objectives , pages 17 and 18. 3 . Policy Statement , Comprehensive Plan , Renton Urban Area , 1965 . 4. Subdivision of Land, pages 5 and 6 . J . IMPACTS ON NATURAL SYSTEMS : The proposed plat will allow for low density residential development . The primary impacts of this development are related to impacts on the existing steep wooded hillside areas and the effects from the proposed septic tank drainfields on water quality within the May Creek basin . K. SOCIAL IMPACTS : Relatively minor. L . ENVIRONMENTAL ASSESSMENT/THRESHOLD : Pursuant to the City of Renton ' s Environmental Ordinance and State Environmental Policy Act of 1971 as amended (RCW 43 . 21C ) , this project is exempt from the Threshold Determination and Environmental Impact Statement process . M. ADDITIONAL INFORMATION : A vicinity map and site map are attached . PLANNING DEPARTMENT PRELIMINARY REPORT TO HEARING EXAMINER PUBLIC HEARING OF DECEMBER 13 , 1977 PAGE FOUR RE : R. J . FENTON ; SHORT PLAT , WAIVER OF OFF-SITE IMPROVEMENTS , AND EXCEPTION TO THE SUBDIVISION ORDINANCE N . AGENCIES/DEPARTMENTS CONTACTED : 1 . King County Parks Department 2 . King County Health Department 3. City of Renton Utilities Division 4. City of Renton Traffic Engineering Division 5 . City of Renton Engineering Division 6 . City of Renton Fire Department 7 . City of Renton Building Division Copies of certain memoranda are attached. 0. PLANNING DEPARTMENT ANALYSIS : 1 . The proposal is consistent with the minimum lot size of the G-7200 zone , (7200 square feet minimum lot size) . Proposed Lot ' A ' = . 85 acres ; Lot ' B ' = 5 . 9 acres . 2 . Although a majority of Lot ' A ' is relatively level , Lot ' B ' consists almost entirely of wooded steep slopes . This con- dition creates serious problems for safe and suitable develop- ment , and hinders the proper functioning of septic tank drainfields . 3 . The portion of. the Comprehensive Plan , Land Use Report , 1965 , dealing with residential development (page 11 ) states that "The successful utilization of land for low density resi - dential development will depend on the availability of easily accessible areas which are relatively free of recurring or potential hazards such as floods , slides , and land subsidence . " The sloped conditions and soils on Parcel ' B ' appear to warrant consideration in this case . 4. Although the proposed pipestem lots are not unacceptable as indicated it appears that given the abovementioned conditions Lot ' B ' is highly questionable as an appropriate building site . Any structure constructed on this parcel would require a 20 foot front yard setback from the rear line of the adjacent property to the south . This would place the structure over the brink of the steep. hillside . However , if the applicant merely wishes to segregate the unusable portions of the property from the usable , an alternative would be to apply for current use (open space ) taxation . Lot ' A ' appears to be physically suitable for a building site . The existing 60 foot width along N . E . 28th Street is suitable for a standard 50 foot residential street . However , because of the existing topographical con- ditions Section 9- 1109 A . , B . , and C . would apply to the exception request . 5 . N . E . 28th Street is an existing partially improved right-of-way , which consists of a total 30 feet in width . The improved portion of the roadway terminated approximately 100 feet east of the proposed easterly pipestem . However , the, right-of-way extends over the brink of the steep hillside to the section corner. This street would generally be considered a half-street according to present subdivision standards . 6 . The applicant proposes septic tanks in-lieu-of connection to the existing sanitary sewer within N . E . 27th Street approximately 400 feet south of the subject site . The property along the south side of N . E . 28th Street directly south of the subject site was subdivided , and has connected to the existing sewer , water , and storm sewer within N . E . 27th Street (Section 9-1108. 14 .A. ) an easement across private property would need to be procured , or an extension from Aberdeen Avenue N . E . and N . E . 27th Street provided . PLANNING DEPARTMENT PRELIMINARY REPORT TO HEAL-.1 PUBLIC HEARING OF DFCEMBE 19. 77 PAGE FIVE i'}‘ H R . U FENTON ; SHORT IMPROVEMEN S . 'kN.-Li--EXCEPTION TO THE S 7 . The existin water line N . E . th StYeet is three ,)r. smaller . This i $ inee for new residential : constrdct.ioh and crd reifil-ements of the -nd would require p : i n across the f 1 1 f Ontage with the, proviSon of a fire ;‘r,* . rt slopes , This would he partcularly critical pr Lot : V . building Division inM (7. ...ted a to proVithe a ' preliminary septic tank approval from King County Health Department. • 9 . Off-site improvements do not exist along N . E . 28th Street . However , recent City Council policy has been to install such improvements whenever possible . The Engineering Design Division has indicated that it is possible to establish grade and install these improvements , and has so recommended . • P . PLANNING DEPARTMENT RECOMMENDATIONS : Recommend approval of the proposed short plat and exception based on the above analysis subject to ; 1 . Provision of proper utilities and fire hydrant per, Public Works Department , Fire Department , and ordinance requirements . 2 . Planning Department approval of proposed building locations prior to commencing clearing or grading on the site . 3 . Conformance with all other subdivision ordinances , building codes , and Health Department requirements . The request for waiver of off-site improvements is denied per the Engineering Division ' s recommendation and the requirements of Section 9-1105 . 6 . B . These requirements must be provided prior to filing the short plat (Section 9-1105 . 7 and . 8) . • • ROUTE SCHEDULE PLANNING DEPARTMENT DATE ROUTED ///%1A7 PLEASE REVIEW THIS APPLICATION FOR: REZONE MAJ PLAT SITE APPROVAL R j femir() J HORT PLA SPECIAL PERMIT WAIVER SHORELINE MANAGEMENT PERMIT OR EXEMPTION AND RETURN TO THE PLANNING DEPARTMENT WITH1 ANY S YOU MIGHT HAVE , BEFORE_//,/ . 77 �N Wn- 7o ,?_ r- SIGNATURE OR. INITA DEPARTMENT APPROVAL DENIAL DATE sle BUILDING; X. • //}3 RAAFF C ND L� /1/../72 ENGINEERING 1./ 1r.4e/72 HEALTH �.; (Una1�I J"i �5 /i• REVIEWER ' S COMMENTS OR APPROVAL CONDITIONS : i! / EUitnIAJI>P- S o Ar_ k. /-,p i / , A ( c n � 1 PLEASE SIGN THE E . I .W . : ROUTE SCHEDULE PLANNING DEPARTMENT DATE ROUTED !i /07 PLEASE REVIEW THIS APPLICATION FOR: REZONE MAJOR PLAT SITE APPROVAL SHORT PLAT SPECIAL PERMIT WAIVER SHORELINE MANAGEMENT PERMIT OR EXEMPTION fit; t spiky (JI4n.A 7--J Of OFf;5I7E Teo vtfPf sioTS AND RETURN TO THE PLANNING DEPARTMENT WITHIANY COMMENTSIYOU MIGHT HAVE , BEFORE_ jJ 7 7 1►.9 1A912-in V4- SIGNATURE OR INITAL DEPARTMENT APPROVAL DENIAL DATE UILjIN /CGS TRAFFIC /4/2/77 NGINEER 11/LiI77 HEALTH //' z (-, REVIEWER ' S COMMENTS OR APPROVAL CONDITIONS : C)-c-c S —t w... ✓`2 wt .,_.7 •r t_ cam-;v' 4:C . \ — f: �:�' ;�i�: �' r: ‘t .,� r ,_� 4c�i1.S5 1 ;._� 1 ., •. r,� c.i£- C1:77 YV f�/v ?�1 n U lhCl� rv1 }at.\ PLEASE SIGN THE E . I .W . : ROUTE SCHEDULE PLANNING DEPARTMENT DATE ROUTED //// 2 77 PLEASE REVIEW THIS APPLICATION FOR: REZONE MAJOR PLAT SITE APPROVAL SHORT PLAT SPECIAL PERMIT WAIVER SHORELINE MANAGEMENT PERMIT OR EXEMPTION K, MAMAS/ E.XC!{ nc & log, AND RETURN TO THE PLANNING DEPARTMENT _/ WITH ANY COMMENTS) YOU MIGHT HAVE , BEFORE_ // /77 ta�iT1�- SIGNATURE OR INITAL • DEPARTMENT APPROVAL DENIAL DATE BUILT NG j/z j -�� RAFFI C ENG k ./4-Z2177 ENGI ERIN ✓ //le-P- 77 CF±I__RE HEALTH REVIEWER ' S COMMENTS OR APPROVAL CONDITIONS : • PLEASE SIGN THE E . I .W , : :.• . .',. ,---- . ' • . --'-- -Nimmomomolloommommmm•Imillimillmilur____ . ... . . os ---- 1 --!--V-7-11 'w U4A—kifril.-i=-------1:--.--7-- 1:'- - Of '-.42t _ ,Itro.ltrIMMI ' I or , , . I ..,-. , , •J• b i . 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SHORT PLAT 7 EXCEPTION TO SUBDIVISION ORDINANCE - WAIVER OF OFF-SITE IMPROVEMENTS: R. j. .FENTON, APPLICATIONS FOR TWO-LOT SHORT PLAT APPROVAL, EXCEPTION TO SUBDIVISION ORDINANCE REGARDING ACCESS,• AND WAIVER OF OFF-SITE IMPROVEMENTS, Files No. 099-77, E-103-77, and W-104-77; property located on N.E. 28th Street in the vicinity of the Renton city limits at 116th Avenue S.E. . . ' . . . . • r . " . • . . . • . . . . ., APPLICANT • R. J . FENTON • TOTAL AREA ±5 . 7 acres • • • . . . . - PRINCIPAL ACCESS N . E . 28th .Street • • • • Ems-It:NG ZONING G-7200 EXISTING USE Vacant . . PROPOSED USE Single Family Residential . • COMPREHENSIVE LAND USE PLAN Greenbelt and Single Family • COMMENTS . . , . • . • . • . . ' . • . . . . . . . . . • • . LL-.frol -IA •on V2Anft^ it-col-0 •ON ivo1JdO2k0 Lt-b4o •oti ltnel.tioN5 '9).15 Jo5r9nC & o oor =•-l 37V25- p poitiv r •z( :WV°2114411 0 C 0 1 0 0 V] c ) 3 0 0 0 0 0 0 0 4 . ......._______ j4 4i.LLZ 9N -_,...... 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F,, s 14' ''''k:!-,\:,.....0*„.. , s.::„. •:Pi.,: „. ; ,,.-;.:0:i:i::..k: '',.?:kk,"I'Mk.WE',.4 . ,,. -„.,.,„ , • , -,,z:,%• :,:;••, 4N.t k ,,MOM:1:xit „ v4 i , ,, ''''".M‹... --, sl‘ '%.% :•"',:, A'A: .]..vop.4, x % \ ,'•- •-.<, • ''"':, tl''-''. .-., 'k:':- ,:'t'',,1 k.i,Ve vile' A ti ° \ - ,,... -**2,,N,, d < • d > 1,,. --IN.,;-,----,,,,,i, :::, ::: ,x.iir., , •,:: - .. • c, , , m e* 44 \ Ai:',- ,nuF,: - •z- .,,,,' '..;, -,• :. • '-,' 'v '.,:-,:,:el: ., 314 ,ib . %.•INE•11. .0:pw4..-,..,,,,..,1,., q<,. ,.:.. -.: ,,...'..s...:::,:. ..., '-, -,-. . _____--- 1%/r- 2 411V v avo, E3S*07 /err 5 9 .1.. • P.- --.4414%%116.„,r-,....- 1-W1•I 4 , 4(1.41 I rza I "g2to . ismif o .., - 1 pF I1 v 4 Ao 1. �-"� 0 THE CITY OF RENTON U `/ 7 MUNICIPAL BUILDING 200 MILL AVE. SO. RENTON,WASH. 98055 2 -^tom' ; O = CHARLES J. DELAURENTI, MAYOR • PLANNING DEPARTMENT O 235-2550 oP4rfo SEPS*1-O� December 2 , 1977 R. J . Fenton 11451 S . E. 89th Place Renton , !'!ashinaton 98055 RE : NOTICE OF APPLICATION ACCEPTANCE AND PUBLIC HEARING DATE FOR APPLICATIONS FOR TWO-LOT SHORT PLAT APPROVAL, EXCEPTION TO SUBDIVISION ORDINANCE REGARDING ACCESS, AND WAIVER OF OFF-SITE IMPROVEMENTS; Files No. 09S-77, E-103-77, and W-100.-77; property located on N.E. 28th Street in the vicinity of the Renton City Limits at 116th Avenue S.E. Dear Mr. Fenton : The Renton Planning Department formally accepted the above mentioned application on November 22 , 1977 . A public hearing before the City of Renton Hearing Examiner has been set for December 13 , 1977 at 9 : 00 a . n. , Representatives of the applicant are asked to be present . All interested persons are invited to attend the hearing . If you have any further questions , please call the Renton Planning Department , 235-2550 . Very truly yours , Gordon Y . Ericksen Planning Director By is aei . 1 n Associate P anner MLS :wr cc : Seattle- King County Health . Dept. King County Park Dept. KENNETH J. OYLER CIVIL ENGINEER & LAND SURVEYOR P.O.Box 2258 • Renton,Wa 98055 255-5050 Nov. 10, 1977 Renton Planning Commission Renton, Wash. Ref: Proposed Short plat for R. J. Fenton Waiver of Off-Site improvements and Exception to platting requirements due to pipe stem lots This short plat is situated at the end of a dead-end street with out improvements, the nearest being about 'a quarter of a mile away, At Aberdeen Ave. N.'.E. and N. E. 27th St. In order to develope two dots, pipe stems 120 feet long and 30 fe:=:t wide are necessary. It is requested that a waiver be granted for the improvements and exceptfirie be considered for the pipe-stems. Kenneth J. Oyler, C.T. L.S. • %/77 4zi9J - „rill/I, /0 • • f�,�' r)I'P ROUTE SCHEDULE PLANNING DEPARTMENT DATE ROUTED 1/ 00/77 PLEASE REVIEW THIS APPLICATION FOR: REZONE MAJOR PLAT SITE APPROVAL SHORT PLAT SPECIAL PERMIT WAIVER SHORELINE MANAGEMENT PERMIT OR EXEMPTION gtT t (JA Of Off:-SITE /M- V AND RETURN TO THE PLANNING DEPARTMENT WITH1ANY COMMENTSIYOU MIGHT HAVE , BEFORE ,/ 7 7 t►3 U.9411 IJ451- � SIGNATURE OR INITAL DEPARTMENT APPROVAL DENIAL DATE UILI N . I/a,,-n TRAFFIC EN . / /0/77 " NGINEER ► : 4 Ji / J'7? xT IR -71 HEALTH /I- Zc7 -77 / REVIEWER ' S COMMENTS OR APPROVAL CONDITIONS : 12/£Qv(n/c5 c`4" tuAT(. F'-fr j-f Accrtoss Vqb.p.p.r& _41/4)..), \str‘...- • PLEASE SIGN THE E . I ,W . : W - 765 7 `77 CITY OF RENTON SHORT PLAT PLAT..-AP_PL.I CATION FILE NO . e /l 77 '/' '/ /MAJOR PLAT / �1" �i.b. DATE REC' D. �� j� TENTATIVE .7,". ffl\Jj) o APPLICATION FEE $ PRELIMINARY ENVIRONMENTAL L REVIEW FEE $ FINAL d --- .-.-- �� RECEIPT NO . IPA 'VA, ,`��. SM NO . LNG DEP � PUD NO . JPPLICANT TO COMPLETE ITEMS IIG.�'�d. v 1 THROUGH 7 : �` Plat Name & Location 4MA' k#10L7 7 • No. Lots Total Acreage S7i4c . Zoning G 7?00 • Owner 72, J Pee�JTOAd Phone �. 2 4 -7S�7r i Address //46/ 4J.4:. it9, . A., A 7o"_?, /fN **Mir Underground Utilities : Yes No Not Installed Telephone . ( ) ( ..• ) ( ) Electric ( ) ( 1 ) ( ) Street Lights ( ) ( 1 ) ( ) Natural Gas ( ) ( ) ( ) TV Cable ( ) ( ,) ( ) Sanitation & Water:' ( t ) City Water ( ) Sanitary Sewers ( ) Water District No . ( ) Dry Sewers ( "` ) Septic Tanks ! . Vicinity and plat maps as required by Subdivision Ordinance . . 3 . DATE REFERRED TO: ENGINEERING PARKS BUILDING HEALTH TRAFFIC ENG. STATE HIGHWAY • FIRE COUNTY PLANNING BD. PUBLIC WORKS OTHER 0 . STAFF ACTION : TENTATIVE PLAT APPROVED DENIED APPEALED EXPIRED__ . . LAND USE HEARING EXAMINER ' S ACTION : SHORT PLAT APPROVED DENIED PRELIMINARY PLAT APPROVED DENIED FINAL PLAT APPEALED EXPIRED L . CITY COUNCIL ACTION: PRELIMINARY PLAT APPROVED DENIED ' FINAL PLAT APPEALED EXPIRED 2 . DEFERRED IMPROVEMENTS : DATE DATE BOND NO. AND • TYPE GRANTED EXPIRES AMOUNT • • Planning Dept . Rau_ 1 /77 ,_ -., • AFFIDAVIT /�'/ -, - (----, - y l . I , , ,,,ce - ,Jr.,����L- , being duly sworn, declare that I am the owner of the property involved in this application and that the foregoing statements and answers herein contained and the information herewith submitted are in all respects true and correct to the best of . my knowledge and belief. Subscribed and sworn before me this /9 , day of 44),,i, 2,'' , 19 -,7j, Notary Public in and for theeSState of Washing on, residing at �IY!ir1�1->.f - Name of Notary Public) (Signature of Owner) ////-5---/ d ,r9(/'--- . ,,,,,, 7-"---„ Z/?.24 Address) (Address) • (city) (State) • _) e / - / -/;-- . (Telephone) • (FOR OFFICE USE ONLY) CERTIFICATION This is to certify ,that -•the foregoing application has been inspected by me ' and has been found'- to,' beith rough and complete in every particular and to conform to the fr� .es�•anc ,ro'g `lations of the Renton Planning Department governing the , �11 ink`Ist. !jfsUcn'�,:,\pplication . ti `9 p Date Received) +' , 19 By: Renton Planning Dept . 2-73 , NOTICE OF PUBLIC HEARING RENTON LAND USE HEARING EXAMINER RENTON, WASHINGTON A PUBLIC HEARING WILL BE HELD BY THE RENTON LAND USE HEARING EXAMINER AT HIS REGULAR MEETING IN THE COUNCIL CHAMBERS , CITY HALL , RENTON , WASHINGTON , ON DECEMBER 13 , 19 77 , AT 9 : 00 A. M . TO CONSIDER THE FOLLOWING PETITIONS : 1 . RICHARD M. MOE , APPLICATION FOR SPECIAL PERMIT TO CONSTRUCT 30 UNIT CONDOMINIUM IN R-2 AND R-3 ZONES , File No . SP-097-77 ; property located at 1814 Grant Avenue . 2 . R. J . FENTON , APPLICATIONS FOR TWO-LOT SHORT PLAT APPROVAL , EXCEPTION TO SUBDIVISION ORDINANCE REGARDING ACCESS , AND WAIVER OF OFF-SITE IMPROVEMENTS ; Files No. 099-77 , E- 103-77 , and W- 104-77 ; property located on N . E . 28th Street in the vicinity of the Renton City Limits at 116th Ave. S . E . Legal descriptions of applications noted above are on file in the Renton Planning Department. ALL INTERESTED PERSONS TO SAID PETITIONS ARE INVITED TO BE PRESENT AT THE PUBLIC HEARING ON DECEMBER 13 , 1977 , AT 9 : 00 A . M. TO EXPRESS THEIR OPINIONS . GORDON Y . ERICKSEN PUBLISHED December 2 , 1977 RENTON PLANNING DIRECTOR CERTIFICATION I , Michael L . Smith , HEREBY CERTIFY THAT THREE COPIES OF THE ABOVE DOCUMENT WERE POSTED BY ME IN THREE CONSPICUOUS. PLACES ON THE PROPERTY DESCRIBED ABOVE AS PRESCRIBED BY LAW . ATTEST : Subscribed and sworn to before me, a Notary Public , ,� ' 4, on the -3o day of r, cc , 1971 SIGNED ��; . • —_ ___. ____.......-_.. ?�� .s: ,c.i.1. ,7,./ 3 d /=='C.�,!M /Q�..f C2fi 7741C i 56.9. ,G//•4Jo/ " % ,� �c;/QQ ,�� ' / ' .,% . ;ate' -rpt . ,1 5 7 z.// c)r- so 7/o%./ 04 i.3-, . ' •-- -- `i"`- ` . . __ ! s t.0. A-i, .�/,i�J ^ oeii./' T)°; •l /;�,'�H//+J7 G1�.,�, i,.,.'<i1.? f t// R JGG.ST `elv i71..eg :SOUTH/ / 0 ' c.9 P 'T":ZAIC r .56,p 4,4.4.) r c: •.7" ?7 pJQ d/c ,l 0 z� /z/5/.;1. 45 FGLLOG[/S: 56e4//.>,aJ//..1c5 ,47' . — ( .f"-0,,,i,s'Y c"�i(I 7 5- Q)%`/ z,:'.J�21* lid, .5/{/jQr -rierfc'c% 0G9? , .'5,(,/ /i6. f ' r.2 `f r� ), ` ="4 c,i',i,Ja'" 0f 5 ea 914a'ti 3 Z, %GU/'. /J, /2 Sly %f9r5!.1C-. '`. ! -`' _ r"""' ' ..a eA 47 TO .s Pom/% /Oct 0 e ' 4!�' ¢ ( p '77 ' AwA l C 0 "J :::_,::::.-2.. T!h4 70 Z46 crGG , JJc , / /G ,ei= !./ ;;;/ 1 • f _ _/. %, 77eacf 36 9/ /i/ f =c),,v /i JA i- .r,, / 4Gy g- £t..:.:fc1. .:,4f 4-s'rU6 Co. Itkinii, 1 .,..‘.-- . A Il ® C'r•,`) ' r . A:, i • . 90. . .... R. r r 1\ I So G4 s9 ��'" FR F i 1, ,-- z ,, ,, 0,, i p RUIVED ‘6 1 \, f I6 NQV 1 2 ® 197t - 9 "G DEP . .5 4.` 2 3-.f P�;> �;� /^ . F; /!/p r /fie,/''.' . r/0 6/ a' . 89 72:4 /2e/./7 ' +/r` S' ,,/ . 401° AFFIDAVIT OF SERVICE BY MAILING State of Washington) County of King ) Marilyn J. Petersen , being first duly sworn, upon oath disposes and states: That on the 21st day of December , 19 77 , of f iant deposited in the mails of the United States a sealed envelope containing a decision or recommendation with postage prepaid, addressed to the parties of record in the below-entitled application or petition. //' , / Subscribed and sworn this / day of ' (; ' / 19 77 Notary Public in and for the State' of Washington, residing at Renton Application, Petition or Case: R. J. Fenton, Short Plat 099-77, W-104-77 E-103-77 (The m•i.nuteb contain a t s-t 06 .the pantieis og necond) December 21, 1977 OFFICE OF THE LAND USE HEARING EXAMINER CITY OF RENTON REPORT AND RECOMMENDATION, APPLICANT: R. J. Fenton FILE NO. Short Plat 099-77 W-104-77 E-103-77 LOCATION: Property located near the east end of the approved portion of N.E. 28th Street on the north side of said street. SUMMARY OF REQUEST: Applicant requests approval of a proposed two-lot short plat with an exception to allow access to the public street via a pipestem portion of each proposed lot, together with a request for the waiver of certain off-site improvement requirements. SUMMARY OF ACTION: Planning Department Recommendation: Approval of short plat and exception subject to conditions; denial of waiver. Hearing Examiner Decision: Approval of short plat and waiver subject to conditions; denial of exception. PLANNING DEPARTMENT The Planning Department staff report was received by the REPORT: Examiner on December 6, 1977. PUBLIC HEARING: After reviewing the Planning Department report, examining available information on file with the application, and field checking the property and surrounding area, the Examiner conducted a public hearing on the subject as follows: The hearing was opened on December 13, 1977 at 10:40 a.m. in the Council Chambers of the Renton Municipal Building. Parties wishing to testify were sworn. It was reported that the Hearing Examiner and the applicant had received and reviewed the Planning Department report, and the report was entered into the record as Exhibit #l. Michael Smith, Planning Department, reviewed Exhibit #1 and entered the following additional exhibits into the record: Exhibit #2: King County Assessor's Map Exhibit #3: Short Plat Map Exhibit #4: Letter from Kenneth J. Oyler, Engineer, dated November 10, 1977, request for waiver of off-site improvements. Mr. Smith reported two revisions in Exhibit #1. In Item 0.1, Lot B is designated as 5.9 acres in size which Mr. Smith corrected to 4.7 acres. Also in Item P.2 approval by the Building Division was added to provide approval of proposed building locations prior to commencing clearing or grading on the site. The Examiner asked the applicant if he concurred in Exhibit #1. Responding was: R. J. Fenton 11451 S.E. 189th Place Renton, WA 98055 Mr. Fenton indicated noncurrence with certain items in the report. He reported that his purpose in requesting the short plat was to exclude the hillside area from the mortgage at the time of loan application. He objected to requirements in Item P.1 for provision of a fire hydrant because of the existence of a hydrant directly across the street from the pipestem lot and entered a photograph of the facility which was labeled Exhibit #5. Regarding requirements of the Utilities Division and Fire Department for an 8-inch water main across the full frontage of the subject site, Mr. Fenton asked for clarification from the Planning Department. Mr. Smith indicated that although the recommendation was unclear, he felt that from a realistic standpoint the water main would be required only along the frontage of the pipestem lot. Mr. Fenton.agreea that a water main would not 4Iiil 411, . Short Plat 099-77 Page Two W-104-77 E-103-77 be feasible on Lot B because. the property would be unusable until the May Creek sewer is installed. He also reported that at the time of purchase of the property in August, 1977, an agreement for temporary water service existed between the previous owner and the city water department for the entire site, and since he desired to retain the property in two separate parcels, he had asked for cancellation of the permit which had not occurred to date. He submitted a title insurance policy which was labeled Exhibit #6 and the application for septic tank, labeled Exhibit #7. Regarding the request for waiver of off-site improvements, the applicant reported that because ditches or culverts are not provided along N.E. 28th Street under driveways the installation of curbs, gutters and sidewalks would create a problem for drainage and water runoff. He submitted a photograph depicting existing water runoff problems on N.E. 28th Street, which was labeled Exhibit #8. Mr. Fenton advised that off-site improvements had not been required in construction of other new homes in the area and objected" to the recommendation imposed in his application. The Examiner asked for testimony in support of the application. There was no response. The Examiner asked for testimony in opposition to the application. Responding was: Dale Oster 2300 N.E. 28th Street Renton, WA 98055 Mr. Oster indicated his opposition to the request and inquired about the provision of water service to Lot A. The Examiner advised that the recommendation required the lines to be installed from N.E. 27th Street to N.E. 28th Street and extended to the pipestem area in the southern part of Lot A at the expense of the applicant. Mr. Oster inquired about city restrictions on installation of septic tanks in the subject area and noted that new homes on the south side of N.E. 28th Street have connected to a sewer line from N.E. 27th Street. Mr. Smith indicated that the subject homes were part of a plat which retained a sewer easement to N.E. 27th Street and that no moratorium currently existed on installation of septic tanks. The Examiner advised that approval by King County would be required for such installation on the subject property. In response to Mr. Oster's concern regarding the condition of the roadway and the proposed driveway, the Examiner advised that the ordinance required a minimum 10-foot paved driveway. Mr. Oster inquired about placement of the proposed structure, and the applicant reported plans to construct a home on the rear half of Lot A directly east and 20 feet from Mr. Oster's property line. Mr. Oster expressed concern regarding the proximity of the proposed home to the existing cliff on the property because of previous erosion due to removal of trees. The Examiner advised that the building location would be approved by the Planning and Building Departments which may require soils studies. The Examiner asked for further testimony in opposition to the request. Responding was: Rebecca Oster 2300 N.E. 28th Street Renton, WA 98055 Mrs. Oster reported low water pressure in the area and inquired about provision of water lines. The Examiner reiterated Utility Division recommendations for installation . of an 8-inch water line to the property. The Examiner asked the applicant for final comments. Mr. Fenton advised that three homes owned by the King County Parks Department on the north side of the property were presently served by a 3-inch Renton Water District water line running through the subject property although no easement had been deeded for that purpose by the property owner. He also indicated that both King County and the Renton Water District had been contacted regarding this situation. It was agreed that the Examiner and the Planning Department would research the matter. Mr. Fenton objected to a requirement to blacktop the driveway and indicated preference for a gravel surface to properly design .the driveway to facilitate .retention of existing trees on the site. The Examiner advised that any variance from the requirements of the Subdivision Ordinance for driveway surface would be under the jurisdiction of the Board of Adjustment. Mr. Smith noted that the surfacing was required to eliminate mud and noise and felt the requirement was appropriate. In response to the Examiner's inquiry regarding the relationship of the terrain on Lot B to N.E. 28th Street, Mr. Fenton indicated that when N.E. 28th Street is extended access was possible to the existing three terraces on Lot B, but because of previous erosion, soils would be required to be tested prior to construction. 41111 4011 Short Plat 099-77 Page Three W-104-77 E-103-77 The Examiner asked Mr. Fenton if problems with existing septic tanks in the area had occurred. Mr. Fenton indicated that no problems had occurred. In response to the Examiner's inquiries regarding proposals for restrictive covenants and survey of the property, Mr. Fenton indicated that covenants were not proposed and a survey has not yet been made. In response to other inquiries by the Examiner, Mr. Fenton reported that he was amenable to participation in an LID for future off-site improvements on N.E. 28th Street and that a permit for a septic tank would not be acquired until application for a building permit is made. In response to the Examiner's inquiry regarding revision to the Planning Department recommendation if N.E. 28th Street were extended, Mr. Smith indicated that according to strict interpretation of the ordinance, Lot B would have proper frontage on a public right-of-way without a pipestem lot which would not create as much effect on the future of the area. He noted that because of existing plateaus on Lot B it was questionable whether the area could be developed beyond the existing hillside with removal of vegetation creating additional erosion and problems in the May Creek area. The Examiner asked Mr. Smith if the Utilities Division and the Fire Department may not have been aware of the existing fire hydrant adjacent to the subject property. Mr. Smith indicated that the possibility exists since the hydrant seems proximate to the site. He noted that negative visual effects of an existing home in the area being built with used lumber should be reviewed by the Building Division because of its detrimental appearance in the neighborhood. Regarding the subject of driveway paving, Mr. Smith felt that a possibility exists to provide only one driveway to Lot A and noted that the Examiner has the authority to amend that requirement of the ordinance. He referred to Item 0.4 which reviews the possibility of applying for open space taxation relief for Lot B because of the physical unsuitability for building purposes on the site. He also indicated a recommendation for restrictive. covenants on the development of Lot B to resolve extreme environmental problems and to impose requirements for sewers prior to development according to Section 9-1108.19. Mr. Fenton indicated his objection to requirements for restrictive covenants and noted that if application for a short plat had not been made covenants would not be required. Mr. Smith also recommended elimination of the pipestem configuration because of the existence of sufficient frontage on a public street on Lot B. Mr. Fenton questioned the effect of the revised recommendation for elimination of a pipestem lot on the acreage requirement for application for open space taxation, and Mr. Smith indicated that Lot B would be required to be measured to analyze the eligibility of the property for the tax relief. Discussion then ensued between the Examiner and Mr. Smith regarding possible revisions to the lot configuration, proposed access and easements on the site. Mr. Fenton reiterated his request for elimination of the, requirement for blacktop surface on the driveway and felt that it would not contribute to the appearance of the property. The Examiner asked for further comments. Since there were none, the hearing on Item #Short Plat 099-77, W-104-77 and E-103-77 was closed by the Examiner at 11:35 a.m. FINDINGS, CONCLUSIONS & RECOMMENDATIONS: Having reviewed the record in this matter, the Examiner now makes and enters the following: FINDINGS: 1. The request is for approval of a two-lot short plat, waiver of off-site improvements and exception to the Subdivision Ordinance. 2. The Planning Department report accurately sets forth the issues, applicable policies and provisions, findings of fact, and departmental recommendations in this matter and is hereby attached as Exhibit #1 and incorporated in this report by reference as set forth in full therein. 3. Pursuant to the City of Renton's Environmental Ordinance and the State Environmental Policy Act of 1971, as amended by R.C.W. 43.21.C. , the proposal was determined by Gordon Y. Ericksen, responsible official, to be exempt from the threshold determination and E.I.S. process. 4. Plans for the proposal have been reviewed by all city departments affected by the' impact of this development. 5. All existing utilities are available and in close proximity. 6. The proposal is compatible with the required lot area requirements of Section 4-706 and 4-729 of Title IV, Ordinance No. 1628, Code of General Ordinances. Short Plat 099-77 Page Four W-104-77 E-103-77 7. Restrictive covenants were not proposed. (Section 9-1105.3.B) 8. A survey has not been made of the property per Section 9-1106.3.H. (3) . 9. Off-site improvements have not been deferred per Section 9-1108.21. 10., A septic tank is proposed for Lot A. On January 29, 1976, a septic tank permit (Exhibit #7) was approved by the King County Department. of Public Health. The property was purchased by the applicant in 1977, and a new permit application has not been submitted to that department. (Section 9-1106.3.H. (4) . 11. Ownership has been documented in a copy of the title insurance policy, Exhibit #6, (Section 9-1106.3.H. (6) ) . 12. No dedication of land is to occur (Section 9-1105.3.D and E) . 13. Access to the two lots is by two 30-foot pipestems of 120 feet in length. Lot A has no other access possibility to N.E. 28th Street. Lot B, on the other hand, abuts the N.E. 28th Street right-of-way east of the end of the existing street pavement. The applicant testified that this alternative access is feasible depending upon extension of N.E. 28th Street. 14. Section 4-706. (5) . (c) requires a minimum lot width of 50 feet. 15. N.E. 28th Street is a half-street with minimal improvements. The Engineering Design Division is able to establish the grade for improvement of the street. 16. A fire hydrant, sewer line and 8-inch water line are located south and across N.E. 28th Street from the property. The connection to the recommended sewer line and 8-inch water line requires construction under the street and possibly an easement over private property. 17. Lot B is predominantly a steep slope, but it contains three plateaus which may support single family residences. However, any development on this parcel would require severe restrictions which may render development infeasible. 18. The applicant expressed concern about an alleged "illegal" water line running across the property. The matter was referred to the Utilities Division of the Public Works Department (see attached memorandum) , and it was revealed that the water service was temporarily granted by the previous property owner to serve another property. 19. A minimum of 5 acres is required for a current use taxation application. Lot B is approximately 4.7 acres. CONCLUSIONS: 1. The proposal conforms to the Comprehensive Plan, except that Lot B lies within the greenbelt designation of the Comprehensive Plan Land Use Map. Development at this time is proposed for Lot A, but the physical constraints of Lot B may preclude its development. All indications are that the map designation of greenbelt is appropriate for Lot B. 2. Lot A contains approximately 37,026 square feet. One dwelling unit is proposed for this lot although approximately 4 units could be constructed on the lot if subdivided according to the 7200 square foot lot area of the G-7200 zoning district and using the pipestem area (60 feet) for a public street (50-foot minimum required) . It appears that the applicant's proposed Lot A is in keeping with the character of the immediate neighborhood north of N.E. 28th Street. Most lots west of the site are lots considerably larger than 7200 square feet. 3. Alternatives exist to the pipestem configuration. The pipestem area (60 feet wide) meets the minimum lot width (50 feet) requirement of G-7200 and 60-foot width of Section 9-1108.23.F. (c) . If Lot A were to include all of the pipestem area, a pipestem would by definition not exist. Access from the 60-foot pipestem area would be for only one lot and access for additional lots would be through Lot B. This seems to conform to the intent of the applicant, which is development of Lot A with consideration of Lot B at some future date. Or the pipestem area could be dedicated as public right-of-way for a cul-de-sac for access to Lots A, B, and any other lots that might be created in the future. The required right-of-way of 50 feet can be accommodated ih the 60-foot pipestem Short Plat 099-77 Page Five W-104-77 E-103-77 area. To avoid impacting setbacks of adjacent residences the right-of-way can be manipulated within the 60-foot pipestem area. 4. Relative to the requested exception to allow for pipestem lots, sufficient flexibility exists in the property configuration to avoid the exception without creating ". . .undue hardship. . . " (Section 9-1109.1) upon the applicant. More than adequate lot area exists and the pipestem area could accommodate a public street while providing enough area in Lot B to qualify for current use taxation. It was not asserted that without the exception the application would be deprived of the ". . .reasonable use or development. . . " (Section 9-1109.1.A) of the property, either Parcel A or Parcel B. In fact, such deprivation does not exist in this instances. The applicant did not contest that the exception was "necessary to insure such property the rights and privileges enjoyed. . . " (Section 9-1109.1.B) by adjacent or similar properties. No rights or privileges would be deprived without the exception. It is evident that the exception would ". . .not be detrimental to the public welfare or injurious to other property. . ." (Section 9-1109.1.C) either adjacent or in the vicinity. However, this would not alone constitute sufficient basis for approval of the exception, since the purpose, per Section 9-1109.1, is to address situations which may cause hardship to the applicant through strict application of the subdivision ordinance. The applicant can without ". . .undue hardship. . ." comply with the lot area, lot frontage and access requirements of the ordinance. For these reasons, the requested exception should be denied in lieu of pursuing other configurations of the short plat which would meet the requirements of the subdivision ordinance without unusual restrictions upon future subdivisions of the property. 5. Section 9-1108.23.F. (2) requires that lots front a public street of 50 feet per Section 9-1108.23.A. (5) . N.E. 28th Street does not meet this requirement. A 50-foot roadway within the pipestem area would satisfy this requirement and possibly preclude improvement of N.E. 28th Street by the applicant. The applicant appeared to disfavor the street as opposed to a private driveway within the pipestem area. 6. The applicant proposes a low density development in a high density single family zone. In view of the physical constraints of the site this approach is appropriate. However, undue expense incurred in development may necessitate dividing the property into more lots. For this reason, the waiver of off-site improvements was apparently made. 7. Off-site improvements required are street paving, curbs, gutters, sidewalks, sewer, water, storm sewers, and other utilities in N.E. 28th Street. Except for electricity and possibly gas, these improvements are either lacking or do not meet city standards. N.E. 24th Street is only a 30-foot right-of-way. Most, if not all, properties north of the street in the immediate area use septic tanks and nonconforming water lines. A fire hydrant is located immediately south of the site. If the applicant can secure an easement across the private property immediately south of the site, connection can be made to conforming existing sewer and water lines. This is ". . .within a reasonable distance. . ." (Section 9-1105.6.B) from the site. However, if the King County Department of Public Health approves a septic tank for the site, connection to the aforementioned sewer line is not necessary. Any water lines serving the property would be required to connect to an 8-inch line across the pipestem area which would connect to the aforementioned water line across the street. The property has a total of 450 feet of frontage on N.E. 28th Street of which only 60 feet fronts on the improved (paved) portion of the street. The existing right- of-way for the street was dedicated from the applicant's and others' properties north of the street. In view of the inadequate street width it seems that final design of street improvements would require the full street right-of-way. Otherwise the applicant might be required to place curbs within the existing pavement, thereby potentially preventing the existing two-way traffic. Since the applicant expressed agreement to participating in an LID, a covenant to this effect appears a reasonable and appropriate solution pending dedication of the complete right-of-way. 4111, Short Plat 099-77 Page Six W-104-77 E-103-77 DECISION: Based upon the record, testimony, findings and conclusions it is the Examiner's decision to approve the short plat application for two lots subject to: 1. Redesign of the short plat, Exhibit #3, to preclude the need for pipestem lots per Conclusions No. 3 and 5. The Planning and Public Works Departments are to approve the final design of the short plat for conformance with this condition. 2. Installation of an 8-inch water line and adequate sewer line (if a septic tank for Lot A is not approved by the King County Department of Public Health) along the 60-foot frontage of N.E. 28th Street and connecting to the existing 8-inch line on the south side of N.E. 28th Street; provided the necessary utility easements can be fairly and reasonably acquired. The Public Works Department is to assist the applicant in complying with this condition and approve the final design and construction. 3. Resolution by the applicant of the existing 3-inch water line running across his property. 4. All clearing and/or grading of the property is to occur only following approval of and according to requirements of the Planning Department. 5. Lot B is to be developed only after complete access, utility, and storm drainage requirements per city ordinances are not from N.E. 28th Street as approved by Planning and Public Works Departments. 6. Approval by the King County Department of Public Health of a septic tank for Lot A. Final approval of the septic tank by the Public Works Department. In the event that a septic tank is not approved, a sanitary sewer line is to be installed in the same manner as specified in Condition No. 2. 7. Approval of the storm drainage plan by the Public Works Department. 8. Compliance with all other requirements of applicable city ordinances. Furthermore, it is the decision of the Examiner to waive off-site improvements, except as specified•in the aforementioned conditions, subject to the applicant executing restrictive covenants stating agreement to participation on an equitable and fair share basis in, an LID for installation of these off-site improvements. In addition, it is the Examiner's decision to disapprove the exception in lieu of the aforementioned Condition No. 1. ORDERED THIS 21st day of December, 1977. L. Rick B eler Land Use Hearing Examiner TRANSMITTED THIS 21st day of December, 1977 by Affidavit of Mailing to the parties of record: R. J. Fenton, 11451 S.E. 189th Place, Renton, WA 98055 Rebecca Oster, 2300 N.E. 28th Street, Renton, WA 98055 Dale Oster, 2300 N.E. 28th Street, Renton, WA 98055 TRANSMITTED THIS 21st day of December, 1977 to the following: Mayor Charles J. Delaurenti Councilman George J. Perry Councilman Richard M. Stredicke Warren C. Gonnason, Public Works Director Gordon Y. Ericksen, Planning Director Ron Nelson, Building Division Larry Warren, City Attorney 411) Short Plat 099-77 Page Seven W-104-77 E-103-77 Pursuant to Title IV, Section 3015 of the City's code, request for reconsideration must be filed in writing on or before January 4, 1977. 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 $25.00 and meeting other specified requirements. Copies of this ordinance are available for inspection in the City Clerk's office, first floor of City Hall, or same may be purchased at cost in said office. • 4 R � 0 THE CITY OF RENTON U • 4' 4- Z MUNICIPAL BUILDING 200 MILL AVE.SO. RENTON,WASH. 90055 . �o CHARLES J. DELAURENTI,MAYOR • LAND USE HEARING EXAMINER '00,� . �Q L. RICK BEEL.ER . 235-2593 440 SEPZE• A December 15, 1977 • MEMORANDUM • TO: Utilities Division . FROM: L. Rick Beeler, Hearing Examiner . SUBJECT: - Property directly north of 2308 N.E. 28th Street; File No. Short Plat 099-77, R.. J. Fenton At •a public. hearing on December 13, 1977 regarding a short plat for this • property, the applicant asserted that the city knowingly has a 3-inch water line' across his property without a legally consummated easement. The applicant stated that his opposition to this water line has received no response from the city. Evidently the line serves properties to the north owned by King County. • This matter is not normally within my area. ofconcern; however, in this instance it. is relevant to the short plat application. Therefore, I ' . need to ask for, answers to these questions: 1. Does in fact this water line exist? . . 2. Does in fact the applicant have rights to use the water line to serve a single dwelling unit? 3. Does in fact a legally consummated.utility easement exist 'for the • water line? . . 4. Do any problems Or objections exist in the applicant hooking up to '• the water line to serve a single dwelling unit? Since the public hearing has been closed, I will need answers in writing to these questions by December 22, 1977 in order to incorporate them into the decision due December 27, 1977. Thank you. _ -;, , -- L. Rick Beeler . , 17 . cc: Gordon Y. Ericksen, Planning Director • r INTEROFFICE CORRESPONDENCE Date December 21, 1977 TO: L. RICK BEELER, HEARING EXAMINER FROM: RON OLSEN, UTILITIES DIVISION SUBJECT: PROPERTY DIRECTLY NORTH OF 2308 NE 28th St. File No. Short Plat 099-77 R. J. Fenton The City does not have a 3" water line running North through the aforemen- tioned property. I think what the gentleman is referring to is a private water service to a residence in May Creek, address of 2405 N. 31st St. A few years ago a gentleman was granted a temporary water service and a meter was set in the Right-of-Way of NE 28th. St. He stated that he had made arrangements with the owner at that time allowing him to run his temporary service across this property. The applicant does not have the right to connect into this temporary service. Water service is available in NE 28th St. for the proposed subdivision upon signing a temporary service agreement for said property. If you have any other questions, please contact this office. r>C,/ P RLO:pmp RECEIVED CtTI OF RENTON HEARINC3 RNA MINER o- �, 11971 AM PM 7i8t9,?Yin i':i V3$415,6 I� •O WN j v , ,�DEC RE��12B\f E191� 7 °� Affidavit of Publication �__..._.�.-- _9 STATE OF WASHINGTON ss • •Air, r,c'i A// COUNTY OF KING ...Margar.e.t...Earba.0 h being first duly sworn on --- NOTICE •OF PUBLIC HEARING oath,deposes and says that.S.hQ.is the C hj e. C l.exk. of RENTON LAND USE • THE RENTON RECORD-CHRONICLE, a newspaper published four(4) - ' HEARING EXAMINER • times a week.That said newspaper is a legal newspaper and it is now and RENTON,WASHINGTON has been for more than six months prior to the date of publication referred A PUBLIC HEARING . to, printed and published in the English language continually as a news- WILL BE HELD BY THE paper published four(4)times a week in Kent,King County,Washington, RENTON LAND USE and it is now and during all of said time was printed in an office maintained HEARING EXAMINER AT / . at the aforesaid place of publication of said newspaper.That the Renton HIS.REGULAR MEETING Record-Chronicle has been approved as a legal newspaper by order of the IN THE COUNCIL CHAM- Superior Court of the County in which it is published,to wit,King County, -BERS, CITY HALL, RE- NTON,WASHINGTON,ON Washington.That the annexed is a Notice of Public DECEMBE'R 13, 1977, AT 9:00 A.M. TO CONSIDER • THE FOLLOWING PETI- TIONS: • . 1. RICHARD M."MOE, • APPLICATION- FOR as it was published in regular issues(and SPECIAL PERMIT TO not in supplement form of said newspaper) once each issue for a period : CONSTRUCT 30 UNIT CONDOMINIUM IN R-2 and R-3 ZONES,File No. of SP-097-77; property Io- consecutive issues,commencing on the cated at 1814 Grant• ' Avenue: day of Dec ember 19 7 2.R.J.FENTON,APPLI- • .7.7.....,and ending the . CATIONS FOR TWO- LOT'SHORT.PLAT AP- . • •PROVAL, EXCEPTION . day of 19 both dates , 'TO SUBDIVISION OR- inclusive, and that such newspaper was regularly distributed to its sub- DINANCE REGARDING scribers during all of said period. That the full amount of the fee ACCESS,AND WAIVER OF OFF-SITE IM- \ CC ' PROVEMENTS; Files charged for the foregoing publication is the sum of $2J•b2 which ' No. 099-77, E=103-77,• " has been paid in full at the rate of per folio of one hundred words for the and W-104-77; property. first insertion and per folio of one hundred words for each subsequent •located on N.E..'28th.: . insertion. Street,in-the vicinity of y� "'the Renton City Limits at.. " r ! I -N (�_C L 116th Ave:S.E: ` t• •'�--�- G• •Legal descriptions'of ap- plications'noted,above are: CLIief Clerk ^ on file'in the'Renton Plan • -. ning Department... ,_, :;ALL.:INTERESTED"PER= Subscribed and sworn to before me this 2 day of • SONS TO SAID PETITIONS'', ARE INVITED TO BE PRE SENT/AT ';THE-PUBLIC December , 19 77 �' ,. �HEARING•ON DECEMBER. `—� :.'13, 1977, AT 9:00 A.M.TO:. ;:EXPRESS:,.THEIR ,OPI .:-e.A NIONS.- .' .. - .:,•. Notary Public i and for the State of Washin in, •.- GORDON Y. ERICKSEN residing at Kent, King C unty. RENTON PLANNING : DIRECTOR"' Published in The-Renton —Passed by the Legislature,1955,known as Senate Bill 281,effective June >R e co rd-Chronicle De 9th, 1955. cember 2, 1977. R4696 —Western Union Telegraph Co. rules for counting words and figures, adopted by the newspapers of the State. ./// f ' PLANNING DEPARTMENT PRELIMINARY REPORT TO HEARING EXAMINER PUBLIC HEARING DECEMBER 13 , 1977 APPLICANT : R. J . FENTON FILE NO. : 099-77 ; SHORT PLAT , W-104-77 ; WAIVER OF OFF-SITE IMPROVEMENTS , AND E-103-77 ; EXCEPTION TO THE SUB- DIVISION ORDINANCE A. SUMMARY OF REQUEST : Applicant requests approval of a proposed two-lot short plat with an exception to allow access to the public street via a pipestem portion of each proposed lot , together with a request for the waiver of certain off-site improvement requirements . B . •GENERAL INFORMATION : 1 . Owner of Record : BILLIE C . FENTON • 2 . Applicant : R . J . FENTON 3 . Location : Property located near the east end of the approved portion of N . E . 28th Street on the north side of said • street . 4. Legal Description : A detailed legal description is available on file in the Renton Planning Department . 5 . Size of Property : Approximately 5 . 7 acres . 6 . Access : Via N . E . 28th Street • 7 . Existing Zoning : G-7200 ; General Classification District Single Family Residential . 8. Existing Zoning G-7200 ; General Classification District , in the Area : P-1 ; Public Use District , G ; General Classification District , and GS-1 ; General Classification District. 9 . Comprehensive Single Family Residential and Greenbelt. Land Use Plan : 10. Notification : The applicant was notified in writing of the hearing date . Notice was properly published in the Record-Chronicle and posted in three places on or near the site as required by City ordinance . Notice was distributed to the surrounding property owners . C. PURPOSE OF REQUEST : To subdivide the property and to allow for construction of two single family residential structures . D . HISTORY/BACKGROUND : The subject site was annexed to the City of Renton on May 26 , 1960 by Ordinance No . 1828. The subject site is directly above the May Creek ravine area and is adjacent to properties proposed to be a portion of the King County May Creek Park . I I 1 PLANNING DEPARTMENT // PRELIMINARY REPORT TO HEARING EXAMINER PUBLIC HEARING OF DECEMBER 13 , 1977 PAGE TWO RE : R. d. FENTON ; SHORT PLAT , WAIVER OF OFF-SITE IMPROVEMENTS , AND EXCEPTION TO THE SUBDIVISION ORDINANCE E . PHYSICAL BACKGROUND : 1 . Topography : The majority of proposed Parcel 'A ' is relatively level except for the northeasterly corner which drops off steeply into the May Creek ravine area . Proposed Parcel ' B ' is mostly steep hillside area with a slope averaging approxi - mately 50% . The steepness of the majority of the subject site makes future development on the site and in the area extremely difficult . 2 . Soils : Indianola loamy fine sand (InC) . Permeability is • rapid , available water capacity is moderate , run-off is slow to medium , and erosion hazard is slight to moderate . Septic tank drain field suitability is slight and moderate . If slope is more than 8% , could be possible pollution hazard . This soil is used for timber and for urban development . The steep hillside areas of the subject site consists of Alderwood and Kitsap soils (AkF) , drainage and permeability vary , run-off is rapid to very rapid and the erosion hazard is severe to very severe , the slippage potential is severe . The suitability for septic drain fields is severe due to the extreme slope . These soils are usually used for timber. 3 . Vegetation : The majority of the site is steep slope and is in a natural heavy northwest woodland character. 4 . Wildlife : The existing vegetation of the site may provide for some habitat for birds and small mammals native to the area as well as certain other animals such as deer , racoon and other woodland type animals . 5 . Water : . No surface water or streams are apparent on the subject site , however , the site is directly above the existing May Creek area . All drainage would naturally flow down the ravine towards May Creek . 6 . Land Use : Existing single family residences are located on either side of the proposed pipestem to Parcels 'A ' and ' B ' . Other single family residences are located on both north and south side of N . E . 28th Street . Recently , homes have been constructed on the south side of N . E . 28th Street directly south of the subject site as a result of previously approved short plat . The area north of the subject site is within the May Creek ravine area and is generally undeveloped wooded property together with sparcely developed single family residential uses . F. NEIGHBORHOOD CHARACTERISTICS : The site is within an area of single family residential homes which are located on the edge of the area consisting of the May Creek ravine and stream which ar.e heavily wooded and are in a relatively natural condition . Much of this area is undevelopable due to slope conditions , flooding , and lack of sanitary sewers and access . G. PUBLIC SERVICES : 1 . Water and Sewer : An existing water main approximately three inches or smaller is located along N . E . 28th Street. An existing 8" sanitary sewer is located along N . E . 27th Street approximately 400 feet south of the subject site . ri PLANNING DEPARTMENT PRELIMINARY REPORT TO HEARING EXAMINER PUBLIC HEARING OF DECEMBER 13 , 1977 PAGE THREE RE : R. J . FENTON ; SHORT PLAT , WAIVER OF OFF-SITE , IMPROVEMENTS , AND EXCEPTION TO THE SUBDIVISION ORDINANCE 2 . Fire Protection : Provided by the Renton Fire Department and subject to City of Renton Ordinance requirements , See attached Fire Department comments . 3 . Transit : Metro Transit Route 42 operates along N , E , 27th Street approximately 400 feet south of the subject site . 4 . Schools : Kennydale Elementary School is located approximately one-quarter mile west of the subject site . McKnight Junior High School is located approximately one mile south of the subject site and Hazen High School is located approximately three miles south and east of the subject site . 5. Parks : The subject site is directly adjacent and south of the pro- posed King County May Creek Park . Kennydale Lions Park is located approximately one-half mile south and west of the subject site . H . APPLICABLE SECTIONS OF THE ZONING CODE : 1 . Section 4-729 ; G , General Classification District . 2 . Section 4-706 ; R-1 , Residence Single Family . I . APPLICABLE SECTIONS OF THE COMPREHENSIVE PLAN OR OTHER OFFICIAL CITY DOCUMENTS : 1 . Renton Subdivision Ordinance : (a ) Section 9-1105 , Plat Requirements for Short Subdivisions ( b ) Section 9-1108 , Plat Improvements and Development Standards ( c ) Section 9-1109 , Exceptions • 2 . Land Use Report , 1965 , Residential , page 11 and Objectives , pages 17 and 18 . 3 . Policy Statement , Comprehensive Plan , Renton Urban Area , 1965 . 4. Subdivision of Land , pages 5 and 6 . J . IMPACTS ON NATURAL SYSTEMS : The proposed plat will allow for low density residential development . The primary impacts of this development are related to impacts on the existing steep wooded hillside areas and the effects from the proposed septic tank drainfields on water quality within the May Creek basin . K. SOCIAL IMPACTS : Relatively minor . L . ENVIRONMENTAL ASSESSMENT/THRESHOLD : Pursuant to the City of Renton ' s Environmental Ordinance and State Environmental Policy Act of 1971 as amended (RCW 43 . 21C ) , this project is exempt from the Threshold Determination and Environmental Impact Statement. process . M. ADDITIONAL INFORMATION : A vicinity map and site map are attached . !ri2 PLANNING DEPARTMENT PRELIMINARY REPORT TO HEARING EXAMINER PUBLIC HEARING OF DECEMBER 13 , 1977 PAGE FOUR RE : R. J . FENTON ; SHORT PLAT , WAIVER OF OFF-SITE IMPROVEMENTS , AND EXCEPTION TO THE SUBDIVISION ORDINANCE N . AGENCIES/DEPARTMENTS CONTACTED : • 1 . King County Parks Department 2 . King County Health Department 3. City of Renton Utilities Division 4 . City of Renton Traffic Engineering Division . 5 . City of Renton Engineering Division 6 . City of Renton Fire Department 7 . City of Renton Building Division Copies of certain memoranda are attached . 0 . PLANNING DEPARTMENT ANALYSIS : 1 . The proposal is consistent with the minimum lot size of the . G-7200 zone , (7200 square feet minimum lot size) . Proposed Lot ' A ' = .. 85 acres ; Lot ' B ' = 5 . 9 acres . 2 . Although a majority of Lot 'A' is relatively level , Lot ' B ' consists almost entirely of wooded steep slopes . This con- dition creates serious problems for safe and suitable develop- ment , and hinders the proper functioning of septic tank drainfields .' 3 . The portion of the Comprehensive Plan , Land Use Report , 1965 , dealing . with residential development (page 11 ) states that "The successful utilization of land for low density resi - dential development will depend on the availability of easily accessible areas which are relatively free of recurring or potential hazards such as floods , slides , and land subsidence . " The sloped conditions and soils on Parcel ,' B ' appear' to warrant. consideration in this case . 4. Although the proposed pipestem lots are Rot unacceptable as indicated it appears that given the. abovementiohed conditions Lot ' B ' is highly, questionable as an appropriate building site . Any structure constructed on . th.i.s parcel would require a 20 foot' front yard setback from the rear line of the adjacent property to the south . This would place the structure over the brink of the steep hillside . However , if the applicant merely wishes to segregate the unusable portions of the property from the usable , an alternative would be to apply for current use (open space) taxation . Lot ' A ' appears to be physically • suitable for abuilding site . The existing 60 foot width along N . E . 28th Street is suitable for a standard 50 foot residential street . However , because of the existing topographical con- ditions Section 9-1109. A . , B . , and C . would apply to the exception request . 5 . N . E . 28th Street is an existing partially improved right-of-way , which consists of a total 30 feet in width . ,The improved portion of' the roadway terminated approximately 100 feet east of the proposed easterly pipestem. However , the right-of-way extends over the brink of the steep hillside to the section corner. This street would generally be considered a half-street according to present subdivision standards. 6 . The applicant proposes septic tanks in-lieu-of connection to the existing sanitary sewer within N . E . 27th Street approximately 400 feet south of the subject site . . The property. along the south side of N . E . 28th Street directly south of the subject site was . subdivided , and has . connected to the existing sewer , water , and storm sewer within N :E . 27th Street (Section 9-1108. 14 .A. )' an . easement across private property would need to be procured , or an. extension from Aberdeen Avenue N . E . and N . E . 27th Street provided. I � PLANNING DEPARTMENT PRELIMINARY REPORT TO HEARING EXAMINER PUBLIC HEARING OF DECEMBER 13 , 1977 PAGE FIVE RE : R. J . FENTON ; SHORT PLAT , WAIVER OF OFF-SITE IMPROVEMENTS , AND EXCEPTION TO THE SUBDIVISION ORDINANCE 7 . The existing water line within N . E . 28th Street is three inches or smaller. This is inadequate for new residential construction and according to the requirements of the Utilities Division and Fire Department would require upgrading to an eight inch main across the full frontage of the subject site together with the provision of a fire hydrant. 8 . The preliminary soils report indicates that there may be problems related to septic tank suitability on the steep slopes . This would be particularly critical for Lot ' B ' . The Building Division has indicated a need to provide a preliminary septic tank approval from King County Health Department. 9 . Off-site improvements do not exist along N . E . 28th Street . However, recent City Council policy has been to install such improvements whenever possible . The Engineering Design Division has indicated that it is possible to establish grade and install these improvements , and has so recommended . P . PLANNING DEPARTMENT RECOMMENDATIONS : , _ Recommend . approva.l , of., the proposed,:sh.o,r, t:: pl.a ., and 'exception based on the above analysis subject to ; 1 . Provision of proper utilities and fire hydrant per Public Works Department , Fire Department , and ordinance requirements . 2 . Planning Department approval of proposed building locations prior to commencing clearing or grading on the site . 3 . Conformance with all other subdivision ordinances , building codes , and Health Department requirements . The request for waiver of off-site improvements is denied per the Engineering Division ' s recommendation and the requirements of Section 9- 1105 . 6 . B . These requirements must be provided prior to filing the short plat (Section 9-1105 . 7 and . 8) . ROUTE SCHEDULE PLANNING DEPARTMENT DATE ROUTED G/ ,P/,1 PLEASE REVIEW THIS APPLICATION FOR: REZONE MAJ PLAT SITE APPROVAL R f AnV/.) N/ HORT PLA . SPECIAL PERMIT WAIVER SHORELINE MANAGEMENT PERMIT OR EXEMPTION AND RETURN TO THE PLANNING DEPARTMENT WITHI AN^ Y COMMENTS YOU MIGHT HAVE , BEFORE_///L� 77 SIGNATURE OR, INITA DEPARTMENT APPROVAL DENIAL DATE BUILDING;- X).1" 33-•7 ) et, ki CRA FIt ND L / ?j /73 ENGINEERINh--:f177 •--� C FIRE I •- . -7..j HEALTH t„ - CUwrier) //• i7 '/l • REVIEWER ' S COMMENTS OR APPROVAL CONDITIONS : 1>R .1 •• . l...n-flit f At AC ( /1a'>i (.l�l. Ii, C.-.T.-1S./�.. r^Z PLEASE SIGN THE E . I .W . : ROUTE SCHEDULE PLANNING DEPARTMENT DATE ROUTED /l /9 77 PLEASE REVIEW THIS APPLICATION FOR: REZONE MAJOR PLAT SITE APPROVAL SHORT PLAT SPECIAL PERMIT WAIVER SHORELINE MANAGEMENT PERMIT OR EXEMPTION KJ, t ;N1 OFF--5175 AND RETURN TO THE PLANNING DEPARTMENT WITH 'ANY COMMENTSIYOU MIGHT HAVE , BEFORE_ )J 7 7 I t.� SIGNATURE OR INITAL DEPARTMENT APPROVAL DENIAL DATE UILI�.I._N_.G/ //73-7') L� TRAFFI C EN_D l/ / /2/7, e GINEERI (/' )l/ZgJ77 . 4 IR HEALTH 7 (OLTIL.M57) /i• REVIEWER ' S COMMENTS OR APPROVAL CONDITIONS : n N U l: I: It/:•, r_ 1,11... 1-1 ,_ ACC'ICS 1='._-L I , c PLEASE SIGN THE E . I .W . : ROUTE SCHEDULE PLANNING DEPARTMENT DATE ROUTED //// P 77 PLEASE REVIEW THIS APPLICATION FOR: REZONE MAJOR PLAT SITE APPROVAL SHORT PLAT SPECIAL PERMIT WAIVER SHORELINE MANAGEMENT �I�� , PERMIT OR EXEMPTION g� ray z(c(� Tc FOX- . p 7E 4 4-oT AND RETURN TO THE PLANNING DEPARTMENT _/ WITH (ANY COMMENTS] YOU MIGHT HAVE , BEFORE_ // 77 SIGNATURE OR INITAL • DEPARTMENT APPROVAL DENIAL DATE BUIL ' NG ___ j/�3 --2) RAFFI C ENG !x 4 ,2 ENGIN --ERIN ✓ /// ZP-i77 (FIRE Imo- ET.)- 77 HEALTH _. �.I -- REVIEWER ' S COMMENTS OR APPROVAL CONDITIONS : t! PLEASE SIGN THE E . I .W . : ,i / / ' • / 7, *I .,.. — . 'i•-.ma ' ".2* ''` ! _ t--__ --?,-‘27-1 -V-1:--.- . .------:---- 1 - -- - - / fihrliai . *, *I 3 ' "Fr: 1 V , , • 9.0\0________ .. . , • '.i7 . :.- s, r.•_:•E'.; ,ma V 1$44 . .-,1-7-771 . arditell4 .:.: - .:., ''. ...". ; 9, , 1 10110114410 ' e ' ''. • '' I"f •EU 591.!9i.""V.5!•.5/5IIf!lt 4•I!..!,_:1.67V ... - 11—1s--- . 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SHORT PLAT APPROVAL, EXCEPTION TO SUBDIVISION ORDINANCE REGARDING ACCESS, AND WAIVER OF OFF-SITE IMPROVEMENTS, Files No. 099-77, E-103-77, and W-104-77; property located on N.E. 28th Street in the vicinity of the Renton city limits at 116th Avenue S.E. . . . . . . , . . . . • . . . . . . . . . APPLICANT , R. J . FENTON . . TOTAL AREA ±5. 7 acres . . . . PRINCIPAL ACCESS N . E . 28th Street. . . . E (IS) IN ZONING G-7200 • , EXISTING USE Vacant • • . . . . • . PROPOSED USE Sinile family Residential . • COMPREHENSIVE LAND USE PLAN Greenbelt and Single Family COMMENTS . . • ' . . . • • , • . . . • . . • . . . . . . , . . . . . . . . • " .- - . . . ' . . . . . •• . - • • ' .. ' ' ' ' . . • , . • , . . . • LL-1.01 -PA •oN -212/inft0 • IL-Col-; •ON 1401M02)(1 LL-640 •one .Lea Ji.)tt5 • -'915 -1- ros* i ..3 1 oor AT 1 v7v25 • 0 • poiNvd *r :.-14,4,11,40 • 0 . a 0 a li:3 . •0 . .11 L Ci 0 0 0 0 rj . 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' '''.::' :.: ;.45 "'!..i 41 A . . . .o 1,jvb , og.a.:.§:,:„,,...--- -,,,,.:.,h-,.-,..,::. • ..,...-..... ..,,,:.::,:,.....-",..:.\ ", '„..,...,:::,z..: •.!'...'. •MOM,. '..00simS,..k,... tegiRi '4, \.., ,..:, .. - ..,.. '., ,\:•:,:::..:.,.: _____„....""-- gv: "... ''' ,-,....-.',:.:-.,..::2'-, ',...-....:,•,,',, - '.- . - - Niltn,,2 . oz• % _4 Y"- . - . . 4- 00 .4 ..* , o /set 59 • .... 0 1.. -;.- . _...... . .._ .. ...- i El 1 ---1 4)0,,,r70•i 0"'I'll' ---.4 ii.%, 1,, • i ‘116." Ivgao low . 1 I . r=3 '06 II ,talary ., Any D • . _ 1 • , i �� ,} z THE CITY OF RENTON MUNICIPAL BUILDING 200 MILL AVE.SO. RENTON,WASH. 98055 cl oh O •� CHARLES J. DELAURENTI, MAYOR • PLANNING DEPARTMENT VA (.o 043 �Q 235-2550 4rep SEPlt°� December 2 , 1977 R. J . Fenton 11451 S . E . 89th Place Renton , !•!ashi naton 98055 RE : NOTICE OF APPLICATION ACCEPTANCE AND PUBLIC HEARING DATE FOR APPLICATIONS FOR TWO-LOT SHORT PLAT APPROVAL, EXCEPTION TO SUBDIVISION ORDINANCE REGARDING ACCESS, AND WAIVER OF OFF-SITE IMPROVEMENTS; Files Nc. 099-77, E-103-77, and W-106.-77; property located ' on N.E. 28th Street in the vicinity of the Renton City Limits at 116th Avenue S.E. Dear Mr. Fenton : IThe Renton Planning Department formally accepted the above mentioned application on November 22 , 1977 . A public hearing before the City of Renton Hearing Examiner has been set for December 13 , 1977 at 9 : 00 a . m. , Representatives of the applicant are asked to be present . All interested persons are invited to attend the hearing . If you have any further questions , please call the Renton Planning Department , 235-2550. Very truly yours , Gordon Y . Ericksen Planning Director - • By j: - .. Acnaet L . h Associate P anner M L S :w r cc : Seattle-King County Health Dept. King County Park Dept. . • KENNETH J. OYLER CIVIL ENGINEER & LAND SURVEYOR P.O.Box 2258 • Renton,Wa 98055 255-5050 Nov. 10, 1977 Renton Planning Commission Renton, Wash. Ref: Proposed Short plat for R. J. Fenton Waiver of Off-Site improvements and Exception to platting • requirements due to pipe stem lots This short plat is situated at the end of a dead-end street with out improvements, the nearest being about a quarter of a mile away, t Aberdeen Ave. N.'.E. and N. E. 27th St. In order to develope Iwo lots, pipe stems 120 feet long and 30 fe:=t wide are necessary. It is requested that a waiver be granted for the improvements and excepifioncf be considered for the pipe-stems. Kenneth J. Oyler, G.E. &r L.U. %/77 /9.3- „_, s• v .,. rill:: . / ,...,' rii a 6 i i/o''' ` C • 1 �',i•i(� TT !:/// ' ROUTE SCHEDULE PLANNING DEPARTMENT DATE ROUTED P 7 PLEASE REVIEW THIS APPLICATION . FOR: REZONE MAJOR PLAT SITE APPROVAL SHORT PLAT SPECIAL PERMIT WAIVER •• SHORELINE MANAGEMENT PERMIT OR EXEMPTION K, Jj/y zXce J101J Fat, AND RETURN TO THE PLANNING DEPARTMENT _j WITH ANY COMMENTS) YOU MIGHT HAVE , BEFORE ///27'7 SIGNATURE OR INITAL DEPARTMENT APPROVAL DENIAL DATE BUILi NG jf RAFFI C ENG k 4-2 27 7 FIRE 1&- S- 77 HEALTH (71 / -77 REVIEWER ' S COMMENTS OR APPROVAL CONDITIONS : © . 74e. / r.. r d do w�� �. �,�✓c PLEASE SIGN THE E . I .W . : AFFIDAVIT I C , , � , ''''',..__,97'�.� 7v• , beingdulysworn, declare that I m the owner of the property involved in this application and that the foregoing statements and answers herein contained and the information �ierewith submitted are in all respects true and correct to the best of y knowledge and belief. Subscribed and sworn before me ,� this / 9 G day of /1/4�e.,vt�44'' , 19 T7-, Notary Public in and for the State of Washing on, residing at �I%f!nj� (0? '''' -- ,/ • ' 1 /.- 1. - •- _._/_,;--7"1 : ..f-,:C.-- Name of Notary Public) (Signature of Owner) Ai T_I-7vZ1217- ////:)--/ �<i 6. <�� • j� Address) (Address) ,F.�� lip /Z,lc.i. (City) (State) ,f,") -) - j)--- :�J� -- 5 g (Telephone) (FOR OFFICE USE ONLY) CERTIFICATION This is to certify ,that -the foregoing application has been inspected by me and has been foun:a" t0,,• be;,,t. rough and complete in every particular and to conform to the ,, `il,es1an,r�'g;.. �lations of the Renton Planning Department governing the .1,1.znk,•(dfl jsuchn. plication . t " , 1i; Date Received t! , 19 By : Y4. �. Renton Planning Dept . 2-73 • CITY OF RENTON c 4' -/ /�'%t f SHORT PLAT PLAT_-AP LI,CATION FILE NO . O. 9i - /? MAJOR PLAT mil. R�®"�� DATE; REC' D. "� �7 TENTATIVE (' ..\ gab 6 APPLICATION FEE $ PRELIMINARY ENVIRONMENTAL NOV 10 WI •., : REVIEW FEE $ FINAL RECEIPT NO . `9�i� ,���= S M N O . /NG DEPpR PUD NO . PPLICANT TO COMPLETE ITEMS 1 THROUGH 7 : • Plat Name & Location e... /A1rO4.1 S 4.7 140, 7 No. Lots 2 Total Acreage 5714c . Zoning G 7?00 i . Owner 2.J 1/'u7OAJ Phone .i , 2 4 -' r Address 1/d19/ Sk'. 89 MIMI A. / 700y, a/40w 8O6,s- Underground Utilities : Yes No Not Installed I . Telephone ( ) ( ) ( ) Electric ( ) ( ) ( ) Street Lights ( ) ( 0° ) ( ) Natural Gas ( ) ( ) ( ) TV Cable ( ) ( '1) ( ) Sanitation & Water: ( ✓ ) City Water ( ) Sanitary Sewers ( ) Water District No . ( ) Dry Sewers ( l'" ) Septic Tanks 1 . Vicinity and plat maps as required by Subdivision Ordinance. . 9. DATE REFERRED TO: ENGINEERING PARKS BUILDING HEALTH TRAFFIC ENG. STATE HIGHWAY FIRE . COUNTY PLANNING BD. PUBLIC WORKS OTHER ) . STAFF ACTION : TENTATIVE PLAT APPROVED DENIED APPEALED EXPIRED I . LAND USE HEARING EXAMINER ' S ACTION : SHORT PLAT APPROVED DENIED PRELIMINARY PLAT APPROVED DENIED FINAL PLAT APPEALED EXPIRED L . CITY COUNCIL ACTION: . PRELIMINARY PLAT APPROVED DENIED FINAL PLAT APPEALED EXPIRED 2. DEFERRED IMPROVEMENTS : 1 DATE DATE BOND NO. AND • TYPE GRANTED EXPIRES AMOUNT Planning Dept . . R�17_ 1 /77 NOTICE OF PUBLIC HEARING RENTON LAND USE HEARING EXAMINER RENTON, WASHINGTON A PUBLIC HEARING WILL BE HELD BY THE RENTON LAND USE HEARING EXAMINER AT HIS REGULAR MEETING IN THE COUNCIL CHAMBERS , CITY HALL , RENTON , WASHINGTON , ON DECEMBER 13 , 19 77 , AT 9 : 00 A. M. TO CONSIDER THE FOLLOWING PETITIONS : 1 . RICHARD M. MOE , APPLICATION FOR SPECIAL PERMIT TO CONSTRUCT 30 UNIT CONDOMINIUM IN R-2 AND R-3 ZONES , File No. SP-097-77 ; property located at 1814 Grant Avenue . 2 . R. J . FENTON , APPLICATIONS FOR TWO-LOT SHORT PLAT APPROVAL , EXCEPTION TO SUBDIVISION ORDINANCE REGARDING ACCESS , AND WAIVER OF OFF-SITE IMPROVEMENTS ; Files No. 099-77 , E- 103-77 , and W- 104-77 ; property located on N . E . 28th Street in the vicinity of the Renton City Limits at 116th Ave. S . E . Legal descriptions of applications noted above are on file in the Renton Planning Department. fy ALL INTERESTED PERSONS TO SAID PETITIONS ARE INVITED TO BE. PRESENT AT THE PUBLIC HEARING ON DECEMBER 13 , 1977 , AT 9 : 00 A . M. TO EXPRESS THEIR OPINIONS:----------------------------..-- -- --------- GORDON Y . ERICKSEN PUBLISHED December 2 , 1977 RENTON PLANNING DIRECTOR CERTIFICATION I , Michael = L . Smith , HEREBY CERTIFY THAT THREE COPIES OF THE ABOVE DOCUMENT WERE POSTED BY ME IN THREE CONSPICUOUS PLACES ON THE PROPERTY DESCRIBED ABOVE AS PRESCRIBED BY LAW . ATTEST : Subscribed and sworn to before me , a Notary Public , /� f � F• •j on the � dayofk)\ ,, ; ,,� / .l _`ti ' ,�.\`1 , 19 71 SIGNED t.,-41 •„ft•� 1 � S I' ',, -A. ENDING OF FILE FILE nnF�\�=^AVw 09977 .