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HomeMy WebLinkAboutLUA86-063W3A- Sun MEMORANDUM ro c.1Jcii + 2 cviki,Date I /6/ From o o_A S W' Amy 1.: r ek c 1h JC 75`(r 1 curve FeySubject )ONry S c}- aeeit Picric. k a 01,41 p 1/10 Ocrk gas , PfoN .T ec J y 4,eveildy 5 rep:,dl' retc)raeJ,s a tet,%0A.J0 \Jd c„.t(tli wtit Si,t64.1In Ix_ c P J.e)4/ - 1 .5 a..... ..... 4TC,,' V• r.:::;.' 11. 7:... . --'.-- Pl.': tt::-.'',::' ''',.-..: :. - CV 0 kiprit- t. TA-:-.-- 14w4 „ vjwitc6004,, - - tilv- WWIIE '-, rn ?. 74911! A... , I s . . , 0 c`4 ei 2.-. • I, - ii. j: - es' •,, r-...: N ' AS' 6 r li. s. ,, . ,, - t , k" • .- '--- . v a. 1 k - r• . 41% V k .., 4i, 4 , C 4...,- -?- 4. 4: 1tr'"' 4F\''' y,..,, .-. ---*- ,:::;!•-.-:::•'., ,, . i• P. t I i-.:.- :, ;' I( 41, 4--- 1.,--' 4-'. ..-• 2 i s- fir •; tlfti:%-"... . •. 4114, 4 .' t i-,..: 1(‘. 1-, - r ' .• , - h. f, V• 1::) 0. 4rii•, 4. ai 0, 4 of' A . ...., 1, 1/2•,, ti yi 5) 4,..:,...;. 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Ki`: '...,,"?- 4t!... ',....,..;,•". 4' fe.,.‘,. . '' IV' 4'', 4.:.' i'''-,,-:,".;, t.:.,', '', V. 17-. r' 4 eZe.. ' 1,', ' Oat model" i.`. I,. % e It:'!',.. 1 •,.,,' '. 4 -,;. 1, ii. i- it' .., tp.,- y 1': 4'...,- 7.,:!' 7,-,.'-,:."-..•:''.-".•--!..•!. •,.•/"., -' ti-- Ikt. iiiA4' A•. .: ' x., ir irr- .....-,-. 4• . 14,.. p. ,,.,, ild, ,-..-.,...,, .;._. r' i.,,,,, 1.,,.•," J. -..".-• ' 11- 1 •-• z"..• , Ck'• 13P-. ' i• ••••' - - " ap. i........,... 1: 1• In. i. k. i........ A414. 1. 41i.. k... 1111.., .. 4,..,.. 0 ••• 4•10.-• 4. 1.'- c-*". n. iLA 34- 1- 2', 1$• irr. 74w; 1% 1''! pit •`'• IeltrWiir. r tr, P7; 7171--;.:,?• V• 777. 77777-;' . •••• 4, i - 4 ', ' I' ., At . 4.... e '` n '. 1-' . . t.'' ' -, 4. ••'•" ..••,-;$.':'';•-.•••••,. ,..• ? z,........•, , ::-,. , it ..• -. h. PEAK FLOWS Stream responses were compared for existing and future land use sce- narios at four strategic locations in the stream system. These four locations are (1) the main channel above most of the floodplain, (2) immediately downstream from the valley wetlands, (3) the mouth of Honey Creek and (4) the mouth of May Creek. (Note Figure 9, p. 17). These hydrographs include baseflow, which is assumed to be the same for both land use scenarios. Beginning at the top of the basin (Fig. 5), one can analyze impacts of future developments on peak flows. Simulation hydrographs at this point demonstrate the classic stream response to urbanization. The existing condition hydrograph is typical of a forested, mostly undevel- oped tributary area with peak flows moderated by Lake Kathleen and small wetlands. Future saturation development accelerates the peak timing by two hours from hour eleven to the ninth hour of the storm. Peak flow is increased by 15 cubic feet per second (cfs) - a 75% rise. All of the changes in stream response due to future development are a function of increased impervious surface in the tributary area. Hydrographs made at station two (Fig. 6), below the valley wetlands, illustrate the impacts of flow moderation by the wetlands. The storm peak below the wetlands for existing conditions occurs approximately six hours after the peak occurs above the wetlands. This dampening effect is critical in the analysis of erosion and flooding downstream. Future land use at saturation development clearly impacted the stream re- sponse. A sustained peak flow of 65 cfs occurs after development compared with 50 cfs before. Again the peak timing is advanced by 3.5 hours. Even under the future conditions, however, the remaining wetlands delay the peak by six hours. The valley storage still moder- ates the flow of increased runoff from developed tributary areas. The third storm hydrograph location illustrated the urbanized nature of Honey Creek (Fig. 7). Future development produces the same peak timing while the peak flow increases by about 30%. Total runoff volume increases significantly. Saturation development does increase the peak flow from 36 cfs to 52 cfs - a 45% increase. This phenomenon results from adding more impervious surface to an already well established urban drainage system. The computer simulation at the mouth of the stream shows the cumula- tive impacts of development throughout the basin (Fig. 8). For the future land use conditions, the peak timing is advanced from existing conditions by only a few minutes. However, peak flows increase from 202 cfs to 240 cfs - a 16% increase. The total volume of runoff from the basin is vastly increased - runoff more than doubles from 4,900,000 cubic feet to 10,100,000 cubic feet. 14 FIGURE 7 Storm Hydrograph at the Mouth of Honey Creek (segment 994) 250 200 - Future Existing 150 - Stream Flow ubic ft/sec) 100 - 50 - Assumed Base Flow 1 2 3 4 5 6 7 8 Time (hours) FIGURE 8 Storm Hydrograph at the Mouth of May Creek (segment 944) 300 - Future 250- Existing 200 - Stream Flow cubic ft/sec) 150 - 100- Assumed Base Flow 50 - 2 4 6 8 10 12 Time (hours) 16 r ' 1 : si.'. ' ,, N. c• i•'.*-''`'•..., ''... \ \ s..., . \ I •\ ' \--- NNIs\ \\-‘, 2O-,,,://) „„):_ y ,.- , y/ ,,,- ji; , . kr•----- Z In, A • . 1......• : 11 Up, ,. . . \? ''°° 1, i'•• s . • .• ) 5 - 0 y * v.... . et- e\,, e, , .. ,.,... . I. % t• :.••••• al \ N 71 1,-- V N , E- t4,,, ' ••• •. . ' • ., • ,• t‘ _•.--- ) i •••••••'' 1...: 1 t---. 77-6c) t • • • 1 .) . 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'-,--- 1 •,---•; 11----- --- - -- ', 2,- \- . .,\ ' :',--•*„:.,• ‘......- --,------------; t",-- ',' ,//,'•)*•" 7.- _ , j---_--<._, . - \ \ 7::=, z..,:":>,.. q.;:!,'.. 7 --. k.,,' .. 1 •, \ --- -.'- , A,, . • , _ N‘ 1; ‘ ,.....-..- ,.._ ,- / 1 '‘ r-',,,,., ., , `,„.„.. i • •\ .• -- j , V. i.' 1. l .• 1 1- ... 11.--"''' ''. •, i 1,.._ \ ,' ' / 1• 1, ‘ 4: 3, . . • C3t'. -. N. i l' -...`-,\-‘'. : : ••• '-' s\\, "..".. , '.,. N., \-,,\,\ ' HYDROGRAPH LOCATIONS FIGURE 9 ie.: ', :•'. N. •:-• stream gauges) k,-... • N • A„.,, Location r• ' N 3 ‘, 1 . t---:- 1,•;,'• i., • , t \ iiik - • ' ' S ii, .--. 1 , 101: N. s, • 1\ N.• Ilk i • '7•• N.\ " 00* a. i. 1 l` rr ` Z 1 \VC' N. . • f '1'.• ik ,1 aa,` • C r i IC. V r 4?. , \ 1 "--__t_./ 41') ,' s‘, 1 \-,‘ ----_-,Q , ___ _____„_,Th.-.9-0-, i\1 .• _„,11 3' , ' -,•,-, ,\ Q 1 i.- Y. 1 ' yyrt 1c.----'"'"•\.../-2 a N i -, / I]•- 29600 om'" * t 3- i 2521 , c r.-'qT , 75500, E y moo' 772';J k\ s -—_ I. y 3t2 X _ Y ^ 9.3600 \ 82 219300 :'a•; emu FLOOD ANALYSIS FIGURE 10 91 82 Stream Segment Locations Existing Surcharge Segments (cu. ft.) 28000 Future Surcharge Segments (cu. ft.) ExistingValleyFlood Segments (cu. ft.) — Theoretical Flooded Area (Acres) 13 Future ValleyFlood Segments (cu. ft.) — 92000— 1 Theoretical Flooded Area (Acres) Stream Corridor Guidelines The stream corridor established in Policy 5 is a variable width conser- vancy strip which has minimum dimensions. The corridor protects the hydraulic and habitat functions of the stream both during and after development. The minimum width of the corridor on each side of the stream may be increased according to site specific conditions. This increased setback is determined at the time of development approval by Building and Land Development. The following guidelines establish conditions under which the undisturbed corridor width may be expand- ed. a. The undisturbed corridor width shall be great enough to preserve existing vegetation which: i. Shades the stream during the midday hours from May through September to maintain cool water temperatures. ii. Provides food and habitat for fish. Branches which overhang the stream provide physical shelter from fish predators. Furthermore, streamside vegetation provides food for fish in two ways. The foilage is habitat for insects which are the diet of many fish. Second, the leaves which fall into the stream are the food source for aquatic invertibrates which are critical food for fish. iii. Protects streambanks with roots, stems or foilage. Stream- side vegetation can break the force of flood waters and anchor soil particles with dense root masses, armoring the bank naturally. iv. Intercepts and filters runoff flowing toward the stream. Low ground cover such as grasses and mosses anchor soil above the streambank and filters silt laden runoff which may flow toward the stream during construction. By trapping the silt and holding the soil, vegetation protects the gravel stream- beds from siltation which can smother fish, fish eggs and food sources. b. Stream corridor widths shall be increased to include streamside wetlands which provide overflow storage for stormwaters, feed water back to the stream during low flows or provide shelter and food for fish. These wetlands conform to the definition in the Sensitive Areas Ordinance #4365. These wetlands shall be pre- served and fill shall not be allowed. c. The stream corridor width may be increased when steep slopes and erosive soils are adjacent to the stream channel . Increasing the undisturbed area will provide the buffer necessary to prevent streamside erosion and intercept silts from uphill erosion. The corridor may be expanded up to 50 feet from the top of the stream bank when there are slopes between 15-30% grade combined with soils rated as severely erosive by the U.S. Soil Conservation Service Maps. The King County Conservation District can recom- 41 mend the actual required width based on slope, soil type and existing vegetation. For slopes over 30o grade with severely erosive soils, the corridor may be extended to 15 feet beyond the first significant break in the slope. A significant break in the slope is defined as a bench at least 15 feet wide. See Figure 15. d. It is recommended that the corridor be dedicated as open space during the platting process. This is because once land is subdi- vided into building lots, it is difficult to control clearing or dis- turbance of the stream corridor on those individual lots both during and after construction. e. If a trail is to be constructed adjacent to a stream, it must be located so that it does not contribute to bank collapse or remove shrub and understory vegetation which shades or shelters the stream or anchors the banks. Trails should be located away from the stream with access points at locations which can tolerate human traffic. 6. STREAM CHANNELS SHOULD NOT BE PLACED IN CULVERTS UNLESS ABSOLUTELY NECESSARY FOR PROPERTY ACCESS. If a stream crossing is required, the culvert should be large enough to permit a gravel bottom in the pipe and still pass the required flow. The pipe should change neither the width nor gradient of the stream. It should not form a velocity barrier to upstream moving fish during normal winter flows. Bridges or superspans are preferred stream crossings. 7. LIMIT GRAZING ANIMAL ACCESS TO MAY CREEK AND ITS TRI- BUTARIES SHOWN IN FIGURE 16 IN ORDER TO 1 ) REDUCE WATER QUALITY DEGRADATION FROM ANIMAL WASTES, 2) REDUCE BANK COLLAPSE DUE TO ANIMALS' HOOVES, AND 3) ALLOW SHADING VEGETATION TO REESTABLISH ALONG STREAM BANKS. Water quality monitoring of the May Valley has shown problems related to fecal contamination from animals and high water temperature. By restricting grazing animal access to the stream to limited, protected points, direct introduction of fecal matter into the stream will be re- duced. Although flooding may still wash wastes from pastures, most of the oxygen demanding biodegradation will have already occurred. Contamination during flood periods is less critical because the large volume of flood water dilutes animal wastes. Eliminating grazing pres- sure from the stream bank vegetation allows shading and protective vegetation to reestablish on the banks. This will reduce problems associated with warm water and provide cover for coho fry which rear in these reaches. Bank collapse has been one cause of flooding due to lost channel capacity. This problem will be reduced or stabilized with limited animal access. The Area Zoning will recommend a zoning P-suffix for the May Valley which will require that barbed wire fencing or better be installed ten feet from the top of the stream bank on both sides of the stream as a 42 condition of development when animals are to be kept on the site. If the stream lies in a shallow depression, without banks, the fence should be set ten feet from the normal water's edge. To provide stream access for watering livestock, entrance ramps to the stream can be constructed inexpensively. At a ramp, the fence can extend two feet into the water for a distance of ten feet. The ramp can be constructed of railroad ties. See Figure 17. Advice is available through the King County Conservation District. 8. THE COUNTY MAY REQUIRE APPROPRIATE REHABILITATION OF STREAM CHANNELS AND BANKS ADJACENT TO A STREAM AS A CONDITION OF DEVELOPMENT. Where stream banks are devegetated and little or no shade or cover exists, the County should require the developer to revegetate the banks with appropriate local plant materials. The State Department of Game has published a list of recommended shrubs and trees. The County should also require the developer to restabilize failing stream banks according to County standards and in compliance with State Fish and Game standards for fish and wildlife habitat. Stream improvements should be designed so they do not create problems elsewhere in the stream system. 9. NEW DEVELOPMENT ON LAKES BOREN AND KATHLEEN MUST MAINTAIN A 20 FOOT SETBACK FROM THE ORDINARY HIGH WATER MARK. FIGURE 17 Livestock Access Pad I2"x 3"or Other Stop Device to Prevent Cattle Hooves from Slipping into Stream Ramp AMOMP Hot Wire y+•- t' 2 Ft. j Ramp 401 Hot WireIiiS r 43 Wetland 3 is the largest marked for aquisition and is 15 acres. It lies in a saddle which is tributary to both May and Coal Creeks. The wetland receives water from several minor peaks on Cougar Mountain. Its discharge stream includes a thirty foot waterfall which will increas- ingly become a community asset as the basin develops. Moderation of runoff flows at this high elevation is critical for both the stability of the tributary it feeds as well as the May system as a whole. Wetland 4 is a seasonal wetland on the main channel of May Creek. The preservation of this stream reach is critical to the stability of the floodplains above and the canyon below. Computer modelling indicated the natural channel in this reach was the restrictor which was partially responsible for the valley floodplain. (The low gradient through the valley contributes significantly to the problem). Dredging the natural channel, according to modelling would directly lead to distasterous erosion and flooding in May Canyon. Filling the low areas on either side of channel could restrict flow and increase flooding in the upper valley. Therefore, stabilizing existing conditions would be achieved by preservation through aquisition. Purchase area is 8.4 acres. Wetland 5 buffers May Creek from the discharge of Lake Boren as well as the small drainages which enter below the Lake. The stormwater control provided by this wetland will become more valuable as the land surrounding Lake Boren develops at projected densities. The stream reach just below the wetland is steep. Modelling indicated it would become a severe erosion problem without the wetland. One additional acre must be purchased to achieve reasonable boundariesfor a total of 9 acres. Wetland 6 was originally a proposed pond site. Computer modelling and a cost analysis showed the detention provided by the pond might exacer- bate erosion in May Canyon and would be expensive to build. While the pond was abandoned, the wetland still provides habitat and a storage control for storm waters in the winter. Spring flows in May Creek are augmented as the wetland drains after the rainy season. Purchase area would amount to approximately five acres. The Real Property Division of King County estimated the fee simple aquisition costs for these wetlands to total $680,500 if purchased in May of 1980. NEIGHBORHOOD PONDS During development of this Plan, a detailed analysis, including computer modelling, led to the conclusion that on-site regulation of storm water helps to prevent local flooding and erosion and improves water quality to some degree. However, the conclusion was also reached that on-site detention alone is not adequate to preserve May Creek from continuing degredation or to solve existing problems. To augment on-site con- trols, a system of neighborhood ponds has been proposed and tested. These ponds would be coordinated with the on-site sytems to regulate stream flow. 55 The neighborhood ponds would be designed to have fluctuating water levels and fill up as storm waters swell May Creek. By filling, the ponds would store large quantities of water. This water, if it had continued flowing unchecked in the stream, could contribute to down- stream flooding and erosion problems. After the storm has passed and the stream level begins to drop, the pond level begins to drop as that excess water drains from the ponds. According to the design of the ponds, they could either dry up between storms or retain some water year around. The dry ponds, also called blue-green ponds, would simply provide overflow storage during storms and provide some other use when dry. For example, the dry ponds might be an open field of grass during the summer, useful for open space or recreational activi- ties. They also could be ravines that would serve as neighborhood open space between storm periods. The year-round ponds can be designed and landscaped to become visual assets to the neighborhood. If summer flows are great enough to maintain high enough water quali- ty, ponds can be stocked with game fish for licensed fishing. Silt can be settled out in these ponds as well. The water level in the ponds is regulated by a carefully designed outlet structure that, once in place, should need no control or operation other than regular maintenance for cleaning and inspection. A cross section of a typical outlet structure is illustrated in Figure 22. FIGURE 22 Typical Pond Outlet Structure (cross section) c 0. _• 64Y‘,',OV; :liklio c4V., 4111 1 ikAINI T , ,1 ,,r• 1 I 1 ll 1 e I ii i E. Emergency Spillway I ' 4,I I,I Ali t 1`ki'jlad C.Culvert Liii\s Pr A.Trash Rack j D.Overflow Pipe B.Control Outlet I F.Stilling Basin 56 Wit_ liN. ) — o' )( N) ')( , ,7/.____j c?iiii (,,, , ,i_ , . ,Vo ,,,% "..,-°•-. -"i;44114. 1", .. f: .'e ',' ) ( })/V.\ - %.' \\ -'41:, Ili\ it *: T? .-. 11, . t ys , \ w .c: Z.. 7/, ,(..,/ : /0 ii.../ 4) it , ri ;---- • A\k‘f? . .. :4411k. 41/4 \ 1 4 : #^ Ec-_.•., 0N,\.'.,',',\•,:v•..',, 7-* V 44VI,Vo•‘..k_'. t it Ifi'•L%: e.7k ik,sk„"il.iv'I1kt.. N t..-.••, l. iNr,/.. N'.., 0: 4....•. 1,%\''-/ 1-7'\-\?,,,•_-_. 4\--'''—' ,• '',''',,$,), k. 9‘r-..,-'--'--'•-.-••---._:-.._.- t s,.-, lt,` V 1'• *tie 1 J/( Ir tvl. ! 10,1 4 't • j iiIIr• s/ it I , b \WwL1 \ 1 r 17\41/4,J0 rsh i Vr- ----- bg • o iS z....- 44/(1" tot" ,•N.40i,.... , •••• Iiiii. , i ' -- a ,..,,,,_ -, t ) ) . 0.- 1\''' , 1\if 4111.1, 7°. K.:4/ 01: t /t4f0A ., fie // , \,-N....\,_ _ ara i. 4 , e 1 4--:.,--,----- , — ___,4— A . .‘1111 • Sao1110,2:0740 V / 11,"" dep..;;w4‘.j":411 ''.. - . ' A 1/4/'2rNe i r. 1110a I00,.-.A... Plic .---'-'- ' 1%-e 1. 0140)..•ad t. k. '• V *\ 1:1.:.41% - '/C36...1!iirf-Et * 4t: "'."."..-'" in l'4..I\....'" \ - Iti..--0...„ -\ ". -- \ i„,.....th oar. 4. 41..'' . to 1 op VP-. . N"ml , .` 901 ,....,,..,..,..,:4%.,, a.,--- .. _ 0, .k,,, .....t, •.3, ,,..; ! .., t ik.1 . . virOL \ t - IL---q i ,4.:,..../... \ 1* . -) legend u o,' t s. REGIONAL POND LOCATIONS FIGURE 25 t? , Y tea p,V; y.'P. j `k -s Pond Location A_.4' _ u>n moo 2'K C' feet I West Hazen Pond The West Hazen Pond is located southeast of the intersection of SR 900 and 138th Avenue SE. The pond site is a broad, flat seasonal wetland. N SCALE 1 inch=200 feet 90 IlS . II J iwf 11-1 v} 1 v/ t r r 0 i p y 0:5 7i may, cY) Q mr t v W, Y r ti H ' 0r I t 1 4: 1 e Q CO I Property Line M Streamr- Maximum Ponded Area t_ —0 Possible Pond Extension 111111111111111111i Outlet Structure Access Pad The West Hazen Pond is designed primarily as a storm water detention area. However, just as in the case of the East Hazen Pond, the site will act as wildlife -habitat as well as a control to prevent downstream flooding and erosion. Please see the discussion on the East Hazen Pond on the multi-purpose design concept. The road embankment for 138th Ave. SE would be used to detain the water. A controlled orifice outlet structure would be constructed at the opening to the culvert under 138th Ave. SE. No special treatment of i'• ' • f f the embankment is necessary in this case. The extensive fill for the t . r t ;shopping center on the west side of the road has strengthened the 11;' embankment and eliminated any possibility of water "piping" through the road fill. P rr 71 The West and East Hazen ponds have been designed to not only lower the storm flow peak immediately downstream from the ponds, but to significantly delay the peak as well. This factor becomes critical for protection of Honey Canyon against existing as well as future erosive flows. By delaying the peak from the upper Honey Basin, the storm peak from the lower basin is already through the canyon before the upper basin peak arrives. Although not modelled by the computer, preliminary calculations indicate there could be enough potential storage in the West Hazen Pond to eliminate the East Hazen site. Water levels in West Hazen would have to rise to the bottom of the 142nd Avenue SE road embankment. Additional land would have to be purchased on the east end of West Hazen Pond, however, the acquisition and construction costs of East Hazen Pond would be eliminated. Before this option is chosen, a detailed survey of the West Hazen site must be made to determine whether or not an additional vertical half of a foot of storage is available without flooding existing structures or lawns. The changes to the outlet structure to achieve the additional storage would add negligable costs if included in the original design. A Outflow A Outflow 20— [cfs] 20- [cfs] 15- 15- 10- 10- 5- 5_ Height Storage 2 4 [ft]100,000 200,000 300,000 ft31 Preliminary Design Specifications and Costs Item Amount Unit Cost Cost Mobilization Lump Sum 1000 Access pad fill 400 yd23 5/yd3 2000 paving 200 ft / 6 tons 9/ton 100 Outlet structure Lump Sum 3000 Temporary erosion control & de-watering work area Lump Sum 3000 TOTAL COST 9100 72 BEGINNING OF FILE FILET. MICROFILMED eeTncktinal2Ide 2I& O&'S Public Notice Public Notice NOTICE OF Department, Municipal Building, tenton, ENVIRONMENTAL DETERMINATION Washington, 235-2550. Any al eal of NVIRONMENTAL REVIEW COM- ERC action must be filed with tht tenton MITTEE Hearing Examiner by October 22 1986. RENTON,WASHINGTON Published in the Valley Dal News The Environmental Committee (ERC) October 9, 1986. R11364. as issued a declaration of NON-SIGNIFI- AFFIDAVIT OF PUBLICANCE for the following projects withdditionalconditionsimposedasmitigat- lg measures under their authority of AudreyDeJoie ection4-2822(D)of the Renton Municipal being first duly sworn ;ode: he/she is the Chief Clerk of the MST SUMMIT, INC CF-054-86 U-63-86 A-064 VALLEY NEWSPAPIndsssiteApplication forapprovalitooacounsrus`n DailyNews Journal, DailyRecord Chronicle, Daweldevelopmentwillcontain - 5.5actoryhedevelopmentwillcontain37two-story lwnhouse units and 40 three story apart- Daily newspapers published six (6) times a week.Thant style units including a recreational are legal newspapers and are now and have beenuilding; property located at southeastornerofDuvallAvenueN.E. and N.E. months prior to the date of publication referred to,p>onset Blvd. in the English language continually as daily newsp Further information regarding this action County, Washington. Valley Newspapers have beef available in the Building and Zoning newspapers by order of the Superior Court of the Statv ut vv as swat a va -- King County. The notice in the exact form attached, was published in the Daily News Journal—, Daily Record Chronicle X , Daily Globe News , (and not in supplement form) which was regularly distributed to its subscribers during the below stated period. The annexed notice a iotice of Eivironmental Determination was published on October 9, 1986 R1864 The full amount of the fee charged for said foregoing publication is the sum of $ 20•79 Subscribed and sworn to before me"is 15th day of Oct 19 86 Not I'S'Public for the State of Washington, residing at Federal Way, King County, Washington. VN 887 Revised 10/84 VC / (l 010 4114 NOTICE OF PUBLIC HEARING AFFIDAVIT OF PUBLICATION RENTONHEARING EXAMINER RENO TON, WASHINGTON A PUBLIC HEARING WILL BE HELD E THE RENTON HEARING EXAMINER A HIS REGULAR MEETING IN THE COUI Audrey DeJo.i.e , being first duly sworn on oath states that CIL CHAMBERS ON THE SECON he/she is the Chief Clerk of the FLOOR OF CITY HALL, RENTOI WASHINGTON ON OCTOBER 28, 198 AT 9:00 A.M. TO CONSIDER THE FO LOWING PETITION VALLEY NEWSPAPERS TEXACO REFINING AND MARKETING INC. Application for a Conditional Use Pern Daily News Journal, Daily Record Chronicle, Daily Globe News to extend the existing pump island ar canopy 14 feet west and replace t'r Daily newspapers published six (6) times a week.That said newspapers existing dispensers with two 4-productar are legal newspapers and are now and have been for more than six two property l 3-product dispensers, at1 file Bronson - t3 property located at 1408 W months prior to the date of publication referred to,printed and published North. in the English language continually as daily newspapers in Kent, King VALLEY MEDICAL CENTER Count Washington. ValleyNewspapers have been approvedApplication fora Condition Use Permit Y, g as legal allow the construc)ion of a structure(fl2 newspapers by order of the Superior Court of the State of Washington for pole)on the roof of the hospital which t, King County. exceed to 50 feet height limit of the P Public Use Zone,file CU-085-86;prope located at 400 South 43rd Street. The notice in the exact form attached, was published in the Daily News FIRST SUMMIT, INC. Application fora Conditional Use Per, Journal , Daily Record Chronicle X, Daily Globe News , (and and site plan approval to construct dwelling units on a 5.5 acre site. Tr not in supplement form) which was regularly distributed to its development will contain 37 two-str• subscribers during the below stated period. The annexed notice a townhouse units and 40 three-story ap: ment style units including a recreatio. Notice of Public HPeri nL: was published building, file CU-063-86, SA-064-86;p perty located at the Southeast corner On October 17, 19d6 idS60 Duvall Avenue N.E.and N.E.SunsetBl' Legal descriptions of the files no above are on file in the Renton Building Zoning Department. Si The full amount of the fee charged for said foregoing ALL PEINTTITIONS ARE INVITEDD TO BE P[g g g publication is the PET{TIONS ARE TO P; sum of $ 34.16 SENT AT THE PUBLIC HEARING OCTOBER 28, 1986, AT 9:00 A.M. EXPRESS THEIR OPINIONS. Ronald G. Nel• Building and Zoning DirerAy e Published in the Valley Daily NE October 17, 1986. R1880. Subscribed and sworn to before me this 22nriday of Oct 19 36 Not Public for the State of Washington, CITY OF HENTON residing at Federal Way, King County, Washington. VN#87 Revised 10/84 Nov 14 we BUILDING/ZONING .,, OF R4,4 t% © o THE CITY OF RENTON MUNICIPAL BUILDING 200 MILL AVE. SO. RENTON, WASH. 98055 BARBARA Y. SHINPOCH, MAYOR • LAND USE HEARING EXAMINEo 9'° o FRED J. KAUFMAN. 235-259. 171-0 SEP"cel. November 24, 1986 Patrick G. White First Summit, Inc. 55 First Place N.W. Suite 2 _ Issaquah, Washington 98027 RE: First Summit Inc. Application for Conditional Use and Site Plan. File Nos. CU-063-86; SA-064-86 Dear Mr. White: I have reviewed your request for reconsideration and find that it meets the intent of the originally proposed condition which was to significantly reduce the length of the proposed buildings in the R-2 zone. I find that the proposed modifications which increase the number of buildings, while maintaining the unit count and reducing the overall length of the prominent buildings, does provide the relief sought. Therefore, Condition 5 of the decision is modified to reflect that those plans submitted with your request for reconsideration, and receipt stamped by this office on November 17, 1986, shall be the approved configuration for the R-2 zone's multiple family buildings. All other conditions not directly related to this matter remain in full force and effect. Please feel free to contact this office if further assistance or information is required. Sincerely, vd....... I FRED J. K FMAN HEARING EXAMINER FJK:dk cc: "City Clerk Building & Zoning Department a FIRST S UMMF 1; INC. 392-1! 3 November 17, 1986 RECEIVED Mr. Fred Kaufman NOV 17 1986 Hearing Examiner, CITY OF RENTONCityofRenton HEARING EXAMINERRenton, WA 98055 RE: CU-063-86 SA-064-86 Dear Mr. Kaufman: First Summit, Inc. requests reconsideration of your decision to eliminate three units from the Honey Creek project. This request is based on the information submitted herein. The attached site plan has been revised to reflect six buildings in the R-2 zoned portion of the project where previously there were four. The buildings range in length from 62 feet to 124 feet. This has been accomplished without a reduction in units, however, we feel that your concerns regarding the monolithic appearance of the buildings have been addressed. The original Honey Creek project consisted of 97 dwelling units. During the course of staff review, 20 units were eliminated from the project. This seriously impacted the economic viability of the project. However, with some internal restructuring, we were able to make it work. The loss of an additional three units at this point in the process jeopardizes this project. We believe that the new site plan adequately mitigates the stated objections about massive appearance and ask that you approve this site plan as revised. Sincerely, 31 Patrick G. White PGW:db e e 55 First Place N.W. • Suite 2 • Issaquah,WA 98027 AFFIDAVIT OF SERVICE BY MAILING STATE OF WASHINGTON ss. County of King DOTTY KLINGMAN being first duly sworn, upon oath, deposes and states: That on the 7th day of November 1986 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. 416,,, e4-1..i,..,f..d,,,I..) SURFRIBED AND SWORN to before me this "/Z4( day of (/ 1986 oaaX E2-.. Notary Pub for the State of Washington, residing at , therein. Application, Petition, or Case #: CU- 063-86 and SA-064-86 - FIRST SUMMIT, INC . The minutes contain a list of the parties of record.) I - OF I 0 0 THE CITY OF RENTONvo - N z MUNICIPAL BUILDING 200 MILL AVE. SO. RENTON, WASH. 98055 o BARBARA Y. SHINPOCH, MAYOR e LAND USE HEARING EXAMIN 9' 0 FRED J. KAUFMAN. 235-259 0O SEP100 December 9, 1986 Patrick G. White First Summit, Inc. 55 First Place N.W. Suite #2 Issaquah, Washington 98027 RE: First Summit, Inc. File No. CU-063-86 and SA-064-86 Dear Mr. White: The Examiner's Report regarding the referenced application which was published November 7, 1986, and my reply to your request for reconsideration dated November 24 , 1986 have not been appealed within the 14-day period established by ordinance. Therefore, this matter is considered final and is being transmitted to the City Clerk this date for filing. Please feel free to contact this office if further assistance or information is required. Sincerely, FRED J. KAUFMAN HEARING EXAMINER FJK:dk cc: V City Clerk Building & Zoning Department NOVEMBER 7, 19 'i OFFICE OF THE HEARING EXAMINER CITY OF RENTON REPORT AND DECISION APPLICANT: FIRST SUMMIT, INC. File No.:CU-063-86 and SA-064-86 LOCATION: Located at the southeast corner of Duvall Avenue N.E. a i N.E. Sunset Blvd. SUMMARY OF REQUEST: Approval of a Conditional Use Permit and Site Plan approval to construct 77 dwelling units on a 5.5 acre site. The development will contain 37 two-story townhouse units and 40 three-story apartment style units, including recreational building. SUMMARY OF ACTION: Building and Zoning Department Recommendation: Approval with conditions. Hearing Examiner Decision: The Conditional Use Permit request is approved, subject to conditions. BUILDING & ZONING The Building & Zoning Department Report was received DEPARTMENT REPORT: by the Examiner on October 21, 1986 PUBLIC HEARING: After reviewing the Building and Zoning Department Report, examining available information on file with the application, and field checking the property and surrounding area, the Examiner conducted a public heari on the subject as follows: The hearing was opened on October 28, 1986 at 10:10 A.M. in the Council Chambers of the Renton Municipal Building. Parties wishing to testify were affirmed by the Examiner. The following exhibits were entered into the record: Exhibit #1 - Yellow File containing application, proof of postin and publication and other documentation pertinent to this reque, Exhibit #2 - Site Plan The hearing opened with a presentation of the staff report by Jeanette Samek-McKague, Zoning Analyst. Ms. McKague set out such information as the applicant having met the zoning requirements of the property; the more intensive use of the site has been kept in the R-3 portion of the property, with maximum allowable densities utilized on the southern portion of the property; and the site plan being reviewed for the entire project because it was a condition of the original rezone approval in 1981. A portion of the Comprehensive Plan shows Honey Creek as greenbelt, and that portion of thi site is protected. Reviewing comments from the ERC, Mrs. McKague noted conditions were to provi a buffer between the buildings and May Creek, limit dwelling units on the site to 77, limit the access along Duvall to right-in/right-out, provide landscaping that would incorporate significant trees identified in the tree survey provided to the city by the applicant, and provide a recreation facility. Continuing with a review of the Conditional Use request for the R-2 portion to the property to perm townhouses, it was noted that the application is in keeping with the zoning and goals of the Comprehensive Plan; the applicant will use building heights of 35 ft. which is compatible with surrounding uses; and public improvements are in the area with the applicant providing street lightin- and on-site storm water retention. Regarding the Site Approval request, Mrs. McKague stated the Honey Creek area has been incorporated into this project as well as the topographical features of the site. The applicant has proposed adequate circulation throughout the site, with the only concern bein. a slope at the entrance; and it is felt the project is sensitive to the site with the applicant reducing the impact and incorporating the amenities of Honey Creek and surrounding areas into the site. It was recommended that the Site Approval and Conditional Use Permit be approved subject to conditions s< out in the staff report. The Examiner called for testimony in support of this proposal from the applicant or their representative. Responding for the applicant was: Norman Denton, Architect, 3713 N. E. 45th Street, Seattle, Wa. 98105. Mr. Denton reviewed the history of the property and stated the original document presented on the property showed 97 units which included building around Honey Creek. The numb: FIRST SUMMIT, INC. CU-063-86 AND SA-064-86 November 7, 1986 Page 2 of units has been reduced to 77, with the area being retained as greenbelt remaining beneficial to the project; the applicant has gone through a number of site plan proposals and each time has incorporate the various recommendations suggested by staff. He stated the project is basically three-story buildin and townhouse units which will incorporate the topography of the land into their theme; there is no problem with the request to move the entry sign back 10 ft. from the property line; the applicant is trying to incorporate a single access to serve both the residential project and single family residence which may include an easement to the single family residence across the property, or the single famil residence may retain ownership and the applicant will have an easement to have a single drive off Duvall to serve both portions of the site. In closing, Mr. Denton advised building D is 124 ft. long, buildings E, F, and G are all 155 ft. long. He had no further comments at this time. Wishing to comment on this proposal was: Charles Kinzel, 1320 Duvall N.E., Renton, Wa. 98056, own of the single family residence referred to by the applicant. He expressed concern over the access driveway and stated he has a 180 ft. easement from Duvall through his property, and if the driveway proposed remains at the southwest corner of his lot he is very concerned about the creation of additional traffic. Mr Kinzel expressed concern over the south line of his property noting the origin. buffer of 50 ft. is now reduced to approximately 24 ft. which would eliminate some large trees and a turn-around from his property that has been used by his family for many years. Also wishing to comment on the proposal was Pat White, Architect, 55 First Place N.W., Suite #2, Issaquah, Wa. 98027, also representing the applicant. Mr. White advised the fir trees referred to by l\ Kinzel are included in the 25 ft. buffer between the property line and the north end of building D al will be retained; the applicant is prepared to repair and resurface the existing driveway to meet city standards; they will quit claim the driveway to the owner of the single family residence and get an easement from them for access onto Duvall. Mr. White said with the flexibility contained in the proposal plans there is no need for Mr. Kinzel to be concerned, the applicant can and will address all of his concerns and he feels sure they can come to an amicable solution. Wishing to testify was John Clements, 14015 S.E. Renton-Issaquah Road, Renton, Wa. who stated he owns the property 330 ft. east of the development, with Honey Creek flowing through his property. He said he has fought a water problem there for years and does not want any more of a problem due this development. He stated the culvert under Duvall is only 48 inches and will not handle more stor water. He inquired as to what would happen to the storm water from this site. Mr. White advised hi that the storm water from the site will be handled through underground pipes - the water will be retained on-site as rains occur and then will be gradually drained off into Honey Creek. There will I no surface ponding on-site. Mr. Clements continued stating there is a portion of Honey Creek that i dry in the summer and is a mess in the winter, with part of the development north of Honey Creek becoming a swamp. He feels that portion of the Creek should be filled in. He stated he has also observed that the right-in/right-out on Duvall will attract drivers using Duvall to make a U-turn so they can make a right turn into the development. He was advised the driveway on 12th will be an extension of N.E. 12th, and will be an improved roadway. Testifying again briefly was Norman Denton stating on the original rezone for this site it was recommended that a 25 ft. landscaped area be retained around the residential lot on all sides for buff( landscaping, and that is why they used the figure of 25 ft. for setbacks from the residential property. Also, he said the City is very sensitive to the flooding of Honey Creek and is confident the Public Works Department will be aware of how this project is completed, which should alleviate any concert residents might have regarding the Creek and possible water retention on their site. He said the applicant is working with specifications set out by the City and assured those specifications will be m . The Examiner called for further testimony regarding this project. There was no one else wishing to speak, and no further comments from staff. The hearing closed at 10:55 A.M. FINDINGS, CONCLUSIONS & DECISION: Having reviewed the record in this matter, the Examiner now makes and enters the following: FINDINGS: 1.The applicant, First Summit, Inc, filed a request for approval of a Conditional Use Permit to allow a townhouse configuration of 37 units on a 3.1 acre site zoned R-2 (Duplex Residential) together with a request for site approval for 40 medium density multiple family dwelling unit, on 2.4 acres which are zoned R-3 (Medium Density Multiple Family). 2.The yellow file containing the staff report, the State Environmental Policy Act (SEPA) documentation and other pertinent materials was entered into the record as Exhibit #1. 3.The Environmental Review Committee (ERC), the City's responsible official, issued a Declaration of Non-Significance (DNS) for the subject proposal. 4.The subject proposal was reviewed by all departments with an interest in the matter. FIRST SUMMIT, INC. CU-063-86 AND SA-064-86 November 7, 1986 Page 3 5.The subject site is located at the southeast corner of the intersection of Duvall Avenue N.E. and N.E. Sunset Boulevard. A gasoline service station is located on the corner, with the subje site surrounding it on the south and east. 6.The subject site is roughly 1,040 feet long and 280 feet wide. The site is approximately 5.5 acres. The site, as its location would seem to indicate, fronts both Sunset on the north and Duvall on the west. The site extends as far south as N.E. 12th Street (as extended), which wh improved by the applicant will also provide access to the subject site. 7.The subject site was annexed into the City by the adoption of Ordinance 2945 enacted in Jul} 1975. The site was automatically zoned G upon annexation. The site was reclassified to its current dual zoning in June, 1980 with the adoption of Ordinance 3437. 8.The zoning boundary while not regular,(it cuts a zigzag through the site) cuts more or less centrally through the site's north/south axis. The northern portion fronting along Sunset is zoned R-3. The southern portion is zoned R-2. 9.The map element of the Comprehensive Plan designates the area in which the subject site is located as suitable for the development of low density multi-family development as well as greenbelt in an alignment more or less coinciding with Honey Creek, but the Comprehensive Plan does not mandate such development without consideration of other policies of the plan. 10. The applicant has agreed to refrain from building in the natural area one hundred (100) feet from Honey Creek. A tree survey was done to identify trees over six inches in diameter. Th( applicant will also provide on site recreational facilities. 11. A single family home is located partially within the subject site. The home is located along tl'. eastern half of the site more or less centrally located in the north/south dimension. The home has access to Duvall via an easement through the subject site. Access provisions will have to accommodate that home. This office will not interfere in those private pre-existing agreemen 12. The applicant proposes establishing 77 dwelling units on the subject site. Forty units will be contained in three separate buildings in the northerly R-3 zoned parcel, north of the existing single family home. Two of the buildings will contain 15 units each, while the third building will contain 10 units (although the plans appear to demonstrate 8 units). The buildings will b, stories although the lower level will be set into the rolling topography providing a "daylight basement" and a two story profile or elevation from some vantage points. 13. On the southern portion of the site, that portion zoned R-2, the applicant proposes four buildings of two stories each. Again, some buildings will provide a lower profile because the\ will be set into the rolling terrain on the site. Two of the buildings will contain ten units eac with the other two buildings containing eight and nine units respectively. 14. The buildings will be finished in vertical wood siding and will contain peaked roofs. 15. In addition to preserving the natural buffer around Honey Creek, larger trees, those 6 inches diameter or more, will be preserved in most instances. The entire front portion of the site, tl, portion along Sunset, will be undeveloped to a distance 100 feet south of the Creek. A twent five foot buffer zone will also be maintained around the existing single family home. A front yard setback which will be landscaped will be presented along Duvall. This setback will be n, less than 20 feet, and will be wider in some locations. 16. Access to the site will be via two separate entrances. One entrance directly onto Duvall will 1, limited to right-in/ right-out because of its proximity to the intersection. This driveway is generally in the alignment of the private easement which now serves the single family home it the middle of the complex. The other driveway will be along N.E. 12th Street which the applicant will develop as a half street to city standards. This drive would provide complete access and serve those vehicles coming from the north who are precluded from left turns into the complex. 17. The buildings will step up and down with the topography as well as stepping both forward any back. Rather than being static, the buildings will follow the undulating terrain. 18. Three of the buildings, Buildings E, F, and G are depicted as approximately 155 feet in lengtl although it appears that G is 140 feet long. The other buildings range from approximately 12( feet long to approximately 130 feet long. 19. The applicant proposes a sports court on the southern half of the site and proposes passive recreation in the natural areas of the site. FIRST SUMMIT, INC. CU-063-86 AND SA-064-86 November 7, 1986 Page 4 20. Honey Creek flows through the site from east to west. It enters a culvert near the west side o the site as it flows under Duvall Avenue and then under the parking lot of the shopping cente across the street. 21. Storm water entering Honey Creek backs up during extremely rainy periods. This backup hell form Hazen Pond, the natural feature beginning on the eastern portion of the subject site. Th pond is specifically identified in the May Creek Basin Plan for preservation both for its water retention characteristics and for its wildlife habitat role. The natural widening which accompanies the pond serves an important hydraulic function by slowing the speed of water passing through it. The natural tendency of water, which slows as it passes through wider channels, is to drop its sediment load thereby improving water quality. 22. The Comprehensive Plan, in addition to the simple policies enunciated for housing types, also calls for the preservation of natural areas, implementation of preservation in conjunction with other agencies and implementation of effective storm drainage systems. The City has adopted the May Creek Basin plan to implement these particular natural area policies. CONCLUSIONS Conditional Use Permit 1.The applicant for a Conditional Use Permit must demonstrate that the use is in the public interest, will not impair the health, safety or welfare of the general public and is in compliant with the criteria found in Section 4-748(C) which provides in part that: a.The proposal generally conforms with the Comprehensive Plan; b.There is a general community need for the proposed use at the proposed location; c.There will be no undue impacts on adjacent property; d.The proposed use is compatible in scale with the adjacent residential uses, if any; e.Parking, unless otherwise permitted, will not occur in the required yards; f.Traffic and pedestrian circulation will be safe and adequate for the proposed project; g.Noise, light and glare will not cause an adverse affect on neighboring property; h.Landscaping shall be sufficient to buffer the use from right-of-ways and neighboring property where appropriate; and i.Adequate public services are available to serve the proposal. The requested conditional use appears justified and should be approved subject to certain conditions indicated below. 2.The density proposed for the subject site is not altogether appropriate for a site designed for low density multiple family development and greenbelt preserve, although the proposed plan would appear to reasonably preserve the Honey Creek corridor and its associated storm draina<. properties. The proposal appears to generally provide an acceptable solution to the unique environment of the site. When reviewing the Comprehensive Plan designations and the densiti permitted in R-3 zoning and the complementary R-2 zoning attached to the site, it appears th a reduction in the bulk of the southerly buildings is warranted. These buildings, after all, are proposed for R-2 property and are those nearest the single family areas. Therefore, the reduction of three units as indicated below will reduce the apparent bulk and scale of the buildings on the surrounding area, will reduce, although minimally, the density, and will also reduce the amount of impermeable surface thereby lessening run-off from the site to the Crec 3.The preservation belt along the Creek and the north end of the site is suitable, and obviously compatible, with the Comprehensive Plan's greenbelt designation. The natural area will continue to function as a habitat for wildlife, and it will preserve the natural hydraulic system for storm water released into the creek. 4.The size of the development will not appreciably affect the apartment market in the City of Renton, and community need was not emphasized by either the applicant or the City. It woul appear that this modest sized complex can be absorbed in this area of the city. 5.The retention of the Honey Creek and its recontouring to protect existing water quality and enhance detention of storm water should minimize any additional storm water impacts on adjacent property. The creek modifications proposed may mitigate to some extent the existing problems, but should not exacerbate any problems. FIRST SUMMIT, INC. CU-063-86 AND SA-064-86 November 7, 1986 Page 5 6.The establishment of 77 dwelling units will obviously have some impacts on the existing single family home in the center of the subject site. This impact cannot be avoided under the circumstances. It can be minimized by preserving as much as possible the existing vegetation surrounding that home, especially the larger trees identified in the tree survey. Additionally, the aesthetic impacts can be lessened by reducing the scale, that is the linear dimensions of th( three larger buildings located in the area designated for low density uses in the south half of t site. While the buildings are not that large, up to 155 feet, they are substantially larger than single family homes which are the designated use for surrounding property to the south and east. Honey Creek's important natural contribution to storm water retention, wildlife habitat and water quality, coupled with the Comprehensive Plan's designation of the site for low, not medium density development, and the low intensity neighboring uses justifies scaling back the proposal by an additional three units to reduce the apparent bulk of the project. 7.Since normal R-2 zoning would permit not more than 18 to 19 units on the entire southern portion of the subject site, this office believes that a reduction by 3 units would be an appropriate, and not an unreasonable condition. This would afford a more open appearance a balance the site's role as a transition between the single family homes east and south of the sit and the R-3 units on the northern half of the site. Breaking the larger length buildings woul( create a complex with a less dense appearance. This can be accomplished by eliminating one the middle units in each of buildings E, F and G. This would result in a reduction in bulk b breaking those buildings into two smaller buildings each. They would present a less imposing monolithic appearance, which even the proposed staggering would not have entirely eliminate( For property zoned R-2 such a reduction would achieve a better transition, and again, it is no unreasonable. The reduction would be from approximately 12 units per acre the maximum permitted, to 11 units per acre, not a large reduction, especially when it is understood that a conditional use request is discretionary by nature. 8.The resulting scale would be more appropriate adjacent to areas zoned and designated for sink, family uses, as required by Subsection 4-748(C)(4). Each building would be approximately 70 feet in length rather than 155 feet. Landscaping would break the unified wall better than and modulation between units, and the buildings' facades would be less imposing. 9.The site will have both carports and open parking as required by ordinance. 10. The proposal appears to provide for safe circulation within the project, and while traffic generation was not analyzed, it does not appear that congestion will result from this development. The limitation on turning movements at the northerly driveway should establish safe pattern, where the southerly entrance off of N.E. 12th Street will provide the major acce, away from the intersection of Sunset and Duvall. 11. The additional dwelling units will add to the neighborhood population and again, the existing single family home within the project's boundaries will obviously be affected by the increased traffic and population and the addition of 73 dwelling units. These impacts do not appear unreasonable. 12. The Honey Creek preserve, combined with the saving of larger significant trees, will buffer tl use from arterial streets and the streets from the apartment complex. The Creek buffer area will serve to adequately screen the subject site from the commercial uses along Sunset, particularly the gasoline service station on the abutting corner. 13. The lifting of the sewer moratorium with the completion of the new sewer line will permit th( development of the subject site without any complications. Streets and roads in the general ai I have recently been improved. Generally adequate public services are available and the development should not tax the utility infrastructure. Site Plan 14. Criteria similar to that applied above, applies to the site plan review process, which is the applicable process for the northerly portion of the site. The proposal generally complies with the Comprehensive Plan although, again, the proposed density may be more than originally envisioned for the subject site. The preservation of Honey Creek more than offsets the increased density and shifts the balance in favor of the proposal. 15. All zoning regulations will be satisfied by the proposal including required off-street parking a I landscaping, although access will have to meet sight clearance and grade requirements of the Public Works Department. 16. Again, the preservation of the Creek area shows a sensitivity to the site and particularly to the elements of the Comprehensive Plan requiring its preservation for storm water control purpose and for habitat enhancement. The scale of the buildings will be compatible with surrounding FIRST SUMMIT, INC. CU-063-86 AND SA-064-86 November 7, 1986 Page 6 development, and will step down as the project approaches the single family areas to the south and east. 17. As indicated in the above analysis, the buildings will follow and be set into the hillside, taking advantage of, rather then, modifying the site's slopes. General 18. As was stated above, access to the existing single family home must be maintained and this office will not intervene in existing access provisions. The City will have to be assured, by submission of legal documents, that the applicant can use the proposed access for his purposes without objection from that home. 19. The dense landscaping proposed, coupled with the location of the subject site in the far easter end of the City, has raised concerns by the Police Department. The conditions suggested by them - the installation of deadbolt locks on all entrance doors; track locks for sliding windows and pin locks for patio sliding doors - appear reasonable. 20. The sign must be located in an approved location. Fire setback requirements between buildin, carports and garages will have to be provided. Engineering standards for site and slope stabili both for buildings and retaining wall rockeries will be required. Tree cutting shall be reviewe by the City's Landscape Architect. DECISION The Conditional Use Permit for Townhouse construction on the R-2 zoned property and the Site Plan for the R-3 zoned property is approved subject to the following conditions: 1.The installation of deadbolt locks on all entrance doors; track locks for sliding windows; and p locks for patio sliding doors. 2.The sign must be located in an approved location. Fire setback requirements between buildin carports and garages will have to be provided. Engineering standards for site and slope stabil i both for buildings and retaining wall rockeries will be required. Tree cutting shall be reviewe by the City's Landscape Architect. 3.Driveway grades must be approved by the Public Works Department. 4.Submission of legal access agreements for the Duvall Avenue driveway. 5.The elimination of three units in total: one each from Buildings E, F and G. The units remo\ .l shall be one of the central units from Buildings E, F and G, in order to divide those buildings more or less in half to lessen the apparent bulk of each of those buildings. 6.The imposition of those conditions imposed by the ERC and agreed to by the applicant, and n in conflict with this decision, namely the ultimate number of units. ORDERED THIS 7th day of November, 1986. FRED J. K UFMAN HEARING EXAMINER TRANSMITTED THIS 7th day of November, 1986 to the parties of record: Norman Denton 3713 N.E. 45th Street Seattle, Washington, 98105 Charles Kinzel 1320 Duvall N.E. Renton, Washington, 98056 Pat White 55 First Place N.W., Suite #2 Issaquah, Washington, 98027 FIRST SUMMIT, INC. CU-063-86 AND SA-064-86 November 7, 1986 Page 7 John Clements 14015 S.E. Renton-Issaquah Road Renton, Washington TRANSMITTED THIS 7th day of November, 1986 to the following: Mayor Barbara Y. Shinpoch Councilman Richard M. Stredicke Richard Houghton, Public Works Director Larry M. Springer, Policy Development Director Members, Renton Planning Commission Ronald Nelson, Building & Zoning Director Glen Gordon, Fire Marshal Lawrence J. Warren, City Attorney Renton Record-Chronicle Pursuant to Title IV, Section 3015 of the City's Code, request for reconsideration must be filed in writing on or before 5:00 P.M. November 21, 1986. 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 a 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, an( the Examiner may, after review of the record, take further action as he deems proper. An appeal to the City Council is governed by Title IV, Section 3016, which requires that such appeal be filed with the City Clerk, accompanying a filing fee of $75.00 and meeting other specified requirements. Copies of this ordinance are available for inspection or purchase in the Finance Department, first floor of City Hall. The Appearance of Fairness Doctrine provides that no ex parte (private one-on-one) communications may occur concerning pending land use decisions. This means that parties to a land use decision may not communicate in private with any decision-maker concerning the proposal. Decision-makers in thf land use process include both the Hearing Examiner and members of the City Council. All communications concerning the proposal must be made in public. This public communication permits all interested parties to know the contents of the communication and would allow them to openly rebut the evidence. 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MOOOLrgd EF b^rNgMW Y.SLsurtur jIIes f10YSCCORiL v, fr..wtTLr%MM.* SO.rw1T COTd/0Lfn. 3r•=- KouwreLi.ticLow nr PROPOSED PLANT LIST 1 4.,,,..,`uirau iU Clesigii ggrou, inc. architecture,landscape&planning consultants tj MINIUNIMP PP 0\ 1 t ! Y J9 rr° 'K'''',/ -:\a Fi IMP I II. .\ illii? din I. .J 2 r.1 .6 J957„ —)., 'rri t35 f,„ r; J,J ,. 4 J.g i"3 1 ITIt.J9. Dr b sets JJo . 7 ; •1 i ' b L Si _._. ;>kt t9p' r 73! i, se/zii 2J1 1 I-... 1. 4, J99. fir., \ 25s 10 11.1 Ej Z r rr(/l6 ass _- 1 Z C 70!sir J60 J lef 719 r 4'.Na 9C J 104 44.46 V/ 1 r Jo) 1 7 N E. 20.. SI 1J01 r q,J+ea 4.,.,f I J 0./ l ,1 1 r 3 Tf 1 ' ( X> t. day', rt nI •I o ri_ r < roe ----._ __----._. t K J i., Z.'rl\• "I'''')1 06 GO 1 _7 AJ 31 a 1 'l'JC s£t f lea W l9.7 7. , .,z7 a III 3 , 4i 11,l 4;-si 1_v 71,1 t;T—, ,Z V•. 1,. T- `Isr. s <r r, ,'. sfa ' ` 'l / 41 4 s I1 L t'. 11 L 1.4 3\,'w_; r r..o 1(7 J Toe,t`5/ tr a 4 i 4,. 1, y'i} A1 1 f Ir, cpr5v -> vi.to rT- I 7 '? J liI 9, 1 t\I-oli'i 1 I.* y 17 1l t L b I ai 17 s't— _ or B-1 R-3Amr1 _____...—-.:'.' -------------- -:-..'Ns B I M. 3 G- 1 il 1 0,...- • 00 _ $ i 1,? G—t 2'I iif,11 I I y J 1 p I ,.. ` f, I H:LLN SR 7 L7 J A HIGH SCHOOL 1 t l _ys 3..ti0 t, t .tllF- b i, 70.J ` ry: 1 I.,. G— Li 4 S ^. t 1.Grl 'e w a \ f ti yy 3 B r a J 1 r: • r t I Y6: ae h 1 1_.° 1-; SIC I0• 51 6. swassamr FIRST SUMMIT, INC. CU-063-86, SA-064-86 I APPLICANT FIRST SUMMIT, INC. TOTAL AREA — 5 . 5 ACRES PRINCIPAL ACCESS DUVALL AVENUE N.E . EXISTING ZONING R-2 , RESIDENTIAL MULTIPLE FAMILY AND R-3 , RESIDENT AL MULTIPLY FAMILY. 1 EXISTING USE THE SUBJECT PROPERTY IS UNDEVELOPED . AN EXISTING SING E FAMILY IS LOCATED BETWEEN THE SUBJECT PARCELS OF PROPE TY. PROPOSED USE CONSTRUCTION OF MULTI—FAMILY UNITS , 77 DWELLING UNITS N COMPREHENSIVE LAND USE PLAN LOW DENSITY, MULTI—FAMILY, GREENBELT . f k COMMENTS A 1 r i CITY OF RENTON HEARING EXAMINER PUBLIC HEARING OCTOBER 28, 1986 AGENDA COMMENCING AT 9:00 A.M. : COUNCIL CHAMBERS, SECOND FLOOR, RENTON MUNICIPAL BUILDING The applications listed are in order of application number only and not necessarily the order in which they will be heard. Items will be called for hearing at the discretion of the Hearing Examiner. TEXACO REFINING AND MARKETING, INC. Application for a Conditional Use Permit to extend the existing pump island and canopy 14 feet west and replace the existing dispensers with two 4-product and two 3-product dispensers, file CU-070-86; property located at 1408 Bronson Way North. VALLEY MEDICAL CENTER Application for a Condition Use Permit to allow the construction of a structure (flagpole) on the roof of the hospital which will exceed to 50 feet height limit of the P-1, Public Use Zone, file CU-085-86; property located at 400 South 43rd Street. FIRST SUMMIT INC. Application for a Conditional Use Permit and site plan approval to construct 77 dwelling units on a 5.5 acre site. The development will contain 37 two-story townhouse units and 40 three-story apartment style units including a recreational building, file CU-063-86, SA-064-86; property located at the Southeast corner of Duvall Avenue N.E. and N.E. Sunset Blvd. 3235Z BUILDING AND ZONING DEPARTMENT PRELIMINARY REPORT TO THE HEARING EXAMINER PUBLIC HEARING OCTOBER 28, 1986 APPLICANT: First Summit, Inc. FILE NUMBER: CU-063-86, SA-064-86 A. SUMMARY & PURPOSE OF REQUEST: The applicant seeks Conditional Use Permit and site plan approvals to construct 77 dwelling units on a 5.5 acre site. The development will contain 37 two-story townhouse units and 40 three-story apartment style units including a recreational building. B. GENERAL INFORMATION: 1. Owner of Record:First Summit, Inc. 2. Applicant: First Summit, Inc. 3. Location: Vicinity Map Attached) Located at the southeast corner of DuVall Avenue N.E. and N.E. Sunset Blvd. 4. Existing Zoning:R-2, Residential Multiple Family and R-3, Residential-Multiple Family 5. Existing Zoning in the Area: G-1, General Use, and B-1, Business Use 6. Comprehensive Land Use Plan: Low Density, Multi-Family, Greenbelt 7. Size of Property: 5.5 acres 8. Access:DuVall Ave. N.E. 9. Land Use: The subject property is undevel- oped. An existing single family is located between the subject parcels of property. 10. Neighborhood Characteristics: North: Commercial East: Single-Family Residential South: Single-Family Residential West: Commercial C. HISTORY/BACKGROUND: Action File Ordinance Date Annexation 2945 July 7, 1975 Rezone (G to R-2 & R-3) R-022-80 3437 June 9, 1980 D. PUBLIC SERVICES: 1. Utilities: a. Water: An 8 inch water line is located within 200 ft north- west of the subject property along Sunset Blvd. N.E. b. Sewer: An 8-inch sanitary sewer line is located along DuVall Ave. N.E. and a 12-inch sanitary line is located along Sunset Blvd. N.E. near the subject property. BUILDING AND ZONING DEPARTMENT PRELIMINARY REPORT TO THE HEARING EXAMINER PUBLIC HEARING OCTOBER 25, 1986 PAGE 2 c. Storm Water Drainage: Storm water presently drains into Honey Creek. 2. Fire Protection: Provided by the City of Renton as per ordinance requirements. 3. Transit: Metro Transit No. 114 operates within 1/2 mile west of the subject property. 4. Schools: a. Elementary Schools: The development is located within one mile of the Honeydew and Sierra Heights Elementary Schools. b. Middle Schools: McKnight Middle School is located within two southeast miles of the subject property. c. High Schools: Hazen High School is located approximately 1/4 of a mile south of the subject property. 5. Recreation: The subject property is within one mile of the Kiwanis Park. E. APPLICABLE SECTIONS OF THE ZONING CODE: 1. Section 4-7088, Residential-Two Family (R-2) 2. Section 4-709(A), Residential Multiple Family (R-3) 3. Section 4-738, Site Plan Review. 4. Section 4-745, Greenbelt Regulations. 5. Section 4-748, Conditional Use Permit. F. APPLICABLE SECTIONS OF THE COMPREHENSIVE PLAN OR OTHER OFFICIAL CITY DOCUMENT: 1. Policies Element, City of Renton Comprehensive Plan Compendium, March 1986: Open Space Policy No. 2, p. 8 Vegetation Objective, p. 9 Water bodies Objective, p. 9 Surface Drainage Objective, p. 9 Residential Goal & Objectives, p. 14-16 Greenbelt Policies, p. 30 2. Northeast Renton Area Plan, City of Renton Camp. Plan Compendium, March 1986, p. 55-60. 3. May Creek Basin Plan, King County, July 1980. G. DEPARTMENTAL ANALYSIS: 1. The applicant seeks conditional use and site plan approval to allow the construction of 77 dwelling units on a 5.5 acre site. The development will consist of 37 two-story townhouse units and 40 three-story apartment style units together with a recreational building. The site consists of 2.4 acres of R-3, Residential-Multiple Family zoned property and 3.1 acres of R-2, Residential-Two Family zoned property. Under the existing zoning, 97 dwelling units are the- oretically allowed to be developed on the property. The number of units has been reduced to 77 as part of the environmental mitiga- tion measures agreed to by the applicant. BUILDING AND ZONING DEP/wuMENT PRELIMINARY REPORT 10 THE HEARING EXAMINER PUBLIC HEARING OCTOBER 26, 1986 PAGE 3 2. The subject proposal complies with the requirements of the zoning on the property and with special conditions applied to development of the property. Site plan approval before the Hearing Examiner was required as a condition of the rezone approved for the subject property in 1980. The applicant is also requesting a conditional use permit in order to comply with the R-2 zoning code requirements under Section 4-708(B)3(a) allowing townhouses by a conditional use permit. Finally, the proposed project complies with development standards of both the R-2 and the R-3 zones. 3. The subject property complies with the comprehensive plan polices for the area and for multiple family residential development. The comprehensive plan designates the subject property as low-density multiple-family. While the proposed project appears not to comply with the comprehensive plan, the applicant's modifi- cation of the project reducing the number of units results into an overall density of 14 units per acre. This is slightly more than the 12 units per acre allowed under the corresponding R-2 zoning designation. In addition, when the subject property was rezoned in 1980, the City reviewed the surrounding area and determined that the property provided a buffer between the single-family residential uses to the east and south of the subject site and the established commercial areas to the north (Mobile Station) and the west (Central Highlands Plaza). Thus, due to the location of the subject property between high intensive uses and low intensive uses, the northern 2.4 acres of the property was zoned R-3. This portion of the site is adjacent to the commerical areas. The southern portion, the established single-family areas, was zoned R-2. The proposed project meets the following Comprehensive Plan polices with respect to providing a buffer: Housing Density Objective (Selected polices): a. Multi-family dwellings and mobile home parks should be located near arterial streets to assure adequate access. b. Single family dwellings should be buffered by low density multiple family uses from more intense uses. c. Medium and high density single family uses should be considered as an alternative to low density multiple family uses in buffering single family areas from more intensive residential or nonresidential zoning. d. Medium or high density multi-family dwellings should be a buffer between low density multi-family residential and more intensive uses. (Ref. : Residential Goal, Policies Element, p. 15). Multiple family residential uses should be encouraged as buffers between commercial uses and less intensive uses. Ref. : Northeast Comprehensive Plan, Commercial Development Objective, p. 58). Finally, the project, as revised by the applicant complies with the Comprehensive Plan Goals and Policies with respect to incorporating Honey Dew Creek into the project design. 4. The Comprehensive Plan designates the northern portion of the property as greenbelt providing special protection to Honey Creek and the adjacent gully. The Comprehensive Plan Policies require development to be: BUILDING AND ZONING DEPI- .,-.ENT PRELIMINARY REPORT TO THE HEARING EXAMINER PUBLIC HEARING OCTOBER 26, 1986 PAGE 4 Compatible with the natural and human environment (IA2, p. 8) that; Natural vegetation, ravines, slopes and water bodies shall be preserved to retain open space" (IC2, p. 8); that natural vegetation be retained where possible (Vegetative Objective & Polices, p. 9). Significant natural features should be preserved and incorpor- ated into site development (IVD(7), Impacat on Area Objectives, p. 16). Further protection of the stream corridor is suggested under the utility objective of the Northeast Area Plan. The pertinent polices are as follows: a. The May Creek Basin Plan for storm drainage should be imple- mented by the City of Renton in conjunction with other juris- dictions. b. Development proposals should be conditioned or modified to maintain compliance with the May Creek Basin Plan. c. Stream corridor guidelines, as set forth in the May Creek Basin Plan, should be implemented during development review for all greenbelt streams in the Northeast Planning Area. The May Creek Basin Plan recommends that the West Hazen Pond be maintained and further developed. The pond is designed primarily as a storm water detention area. The pond provides wildlife habitat as well as a control to prevent down stream flooding and erosion Ref. : May Creek Plan, p. 71-72). In addition, the Plan list specific guidelines protecting stream corridors so that the "natural hydraulic and habitat functions" of the stream are protected (Ref. : May Creek Plan, p. 41-42). The applicant, as part of the agreed upon mitigation measures for the project, has agreed to maintain the area 100 ft. south of the creek as a natural area. 5. Pursuant to the City of Renton's Environmental Ordinance and the State Environmental Policy Act of 1971, as amended, a mitigated determination of non-significance was issued by the Environmental Review Committee. The specific mitigation measures agreed to by the applicant are as follows: The project has been redesigned to situate 37 units in the R-2 portion and 40 units in the R-3 portion for a total of 77 units. The natural area 100' from the creek shall remain undisturbed. Duvall Avenue N.E. has recently been restriped to include a center 2-way left turn lane. Ingress and egress to the drive- way on Duvall Avenue N.E. shall be limited to right turn in, right turn out. Landscape plan submitted. The market study for the project identifies two age groups as "most probable" tenants: a. 33-40 year age group, middle class professional. b. 50-60 year age group, financilly stable, active. BUILDING AND ZONING DEPmRiriENT PRELIMINARY REPORT TO THE HEARING EXAMINER PUBLIC HEARING OCTOBER 25, 1986 PAGE 5 Recreational activities on site include a rec. building which will have a swim spa (lap pool), spa, tanning and exercise equipment and kitchen. A pickel ball court is situated next to the rec. building. Passive amenities include the proposed and existing landscaping and the .8 acre greenbelt area. Maintain a 100' ft buffer betten the apartments and Honey Creek. Submitted a tree survey showing trees over 6" in diameter on the site. 6. Various City departments have reviewed and submitted comments on the project. Pertinent comments are addressed in the following analysis of the conditional use and site plan approval applications. Many of the comments are to alert the applicant to items needing to be addressed at the time of building permit submittal. These comments are attached for review. CONDINTIONAL USE PERMIT 7. The subject proposal for the location of townhouses on the R-2 zoned portion of the property requires a Conditional Use Permit under Section 4-708(6)3. The following highlights the more pertient criteria: Comprehensive Plan: The subject proposal complies with the low-density multiple-family designation shown on the Compre- hensive Plan map for the site. The applicant's proposed project provides sufficient buffers to the single family uses to the south and east. In addition, the project provides a buffer between the commercial uses to the west and north of the site. Effect on Adjacent Properties: The subject proposal will not result in adverse effects on the adjacent properties. Building heights will be comparible to that of the single-family uses of 35 ft. Finally, the lot coverage and yard setback requirements will be met. With respect to the impacts of bulk on the surrounding properties, the applicant has proposed sparing several of the large trees along the southern boundary of the project. This should provide some screening to break-up the massiveness" of the townhouses in relation to the single- family residences. Landscaping: The applicant has provided sufficient landscaping for the project and is proposing incorporating several of the large trees on-site into the overall design of the development. Public Improvement: The subject proposal will not adversely impact the public improvements in the area. The various divisions of the Public Works Department have indicated several items that will need to be submitted with the building plans indicating street lighting plans, grading, paving and utility plans, storm water detention, and late comer agreement fees. SITE PLAN APPROVAL 8. Site plan review was required as a condition of approval for the rezone of the property in 1980. The analysis of the site plan will cover the following criteria (review criteria under site plan review are similar to those required under the Conditional Use Permit): a. Conformance with the Comprehensive Plan: BUILDING AND ZONING DEPNRimENT PRELIMINARY REPORT TO THE HEARING EXAMINER PUBLIC HEARING OCTOBER 28, 1986 PAGE 6 The subject proposal complies with the Comprehensive Plan goals/policies. See above discussion under No. b. Conformance with the existing land use regulations: The proposed development complies with the existing land use regulations. See discussion above under No. c. Impacts to Surrounding Properties: The applicant has reduced the impacts on surrounding properties by agreeing to reduce the density; preserve significant trees on the site particularly along south side near the single-family residences; and keeping building heights compatible with the adjacent single-family uses. In addition the subject property provides a buffer between the existing single-family and the commercial uses in the area. The average density on the R-2 zoned property is 12 units per acre and that of the R-3 zoned proerty averages about 16 units per acre. The R-3 property is being developed as a buffer between the commercial use to the north and the R-2 zoned property. Impacts of Proposed Site Plan to the Site: The applicant has agreed to mitigating measures which will incorporate the annexationn of Honey Creek and the existing trees into the overall project design. The applicant will be tetaining the area adjacent to Honey Creek in natural vegetation and proposes to enhance the area should the City require such improvement around the creek. The applicant has attempted to arrange the building to take advantage of the territorial views in the area. In addition, the buildings, where possible are set into the hillside, taking advantage of the natural slope. Circulation and Access: The applicant has provided adequate and safe circulation both on-site and off-site.The applicant has minimized ingress/egress turning conflicts by providing 1) two acess points on DuVall Avenue site (one of which will be provided by a thirty foot (30° ) easement along the South property line) and 2) for right in/right out turning movement at the drive way on DuVall Avenue N.E. Noise, Ordors and Unhealthy Conditions: Development of the project will result in a temporary impact of increased noise on the surrounding area as a result of construction activity. Odors or other unhealthy conditions will be minimal or nonexistent. H. DEPARTMENTAL RECOMMENDATION: Based upon the above analysis, it is recommended that the conditional use permit (file CU-063-86) and the site plan (file SA-064-86) be approved subject to the following conditions: 1. The applicant incorporates safety measures into development of each unit as required by the Police Department: a) deadbolts on all entrance doors; (b) track locks placed on sliding windows; and c) pin locks be placed on all patio doors. 2. Plans need to show access and applicant needs to provide legal documents to reflect modification of access to private residence located at center of subject property. 3. Work with the Building Department to ensure the safe location of buildings from t.' op of the slope. BUILDING AND ZONING DEPru.II.1ENT PRELIMINARY REPORT TO THE HEARING EXAMINER PUBLIC HEARING OCTOBER 28, 1986 PAGE 7 4. Work with the landscape architect on finalizing landscaping plans and to ensure that the significant trees are saved and incorporated into the project as work commences on grading the site. 5. Sign requires 10' setback from the property line. 6. Work with Building and Zoning Department in providing adequate separation between carports, garages, and buildings. 7. Rockeries and/or retaining walls will need to be constructed per Building Code requirements. 8. Entrance roadway will need to comply with City code requirements and if necessary may require relocation of the roadway. INFORMATIONAL NOTE: The applicant is also required to comply with the mitigating measures agreed to in a letter dated October 1, 1986, to the Environmental Review Committee. illIMP L '. ., t... g5t,t,)V 1,1,0 x f Fi 1 71S ? ' : T1I 1 t1 ,i • b, , iiii t,. G—I i.i to tab 1)!tl fNlf, t0 111 ol Pit rl)a t• ! Z 70!J` t tiJ s tit t,! _ a, ,. ; , (f4 Qtoa G_ 1 uit30, >11a41 al a 1ta. 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I tIM II I u„ ui 0 ki h T fl REVIEWING DEPARTMENT/DIVISION: 7 C/Yf 2v ct--icicrc n APPROVED E PROVED WITH CONDITIONS NOT APPROVED 04-1 +e W r +1.1Q r S f>e c_T 1 v-e a-• i e ept4,d z 7/f:c s 11 4-i aS i (Jib 4 o,3 ,fie AA L2I12L . an Cfs1.7 F,,1,0/)e„a17c, 7 J x -// a L/2` i* 7-_ r r.._ car r /( 1p1 412 i ' co 5 U ti p., l i-DATE 4 1IGNATURE OF DIRECTOR OR AUTHORIZED REPRESENTATIVE REVISION 5/198 Fos 182 REVIEWING DEPARTMENT/DIVISION : c DAPPROVED r /APPROVED WITH CONDITIONS ONOT APPROVED 7 i' 0 1 DATE: 7-'_8'„ SIGNATURE OF DIRECTOR OR AUTHORIZED REPRESENTATIVE REVISION 5/19`. For 182 REVIEWING DEPARTMENT/DIVISION : Bcp (- n APPROVED 171 APPROVED WITH CONDITIONS NOT APPROVED D 6-5 S 4/C0 u L 2 DATE: U ARE OF DIREC'j1 REPRESENTATIVE REVIEWING DEPARTMENT/DIVISION:FOClc) cU (/ (..-ci''1rt "" `r e„ APP OVED 1:1 ,.. ?ROVED WITH CONDITIONS 0 NOT APPROVED ii A 1/4-42- L....i-k 1,.46 )/,1 G U 2-174 ..,.:---,.. 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The lead agency for this amended proposal has determined that it does not have a probable significant adverse impact on the environment. An environmental impact statement (EIS) is not required under RCW 43.21C.030(2)(c). This decision was made after review of a completed environmental checklist and other information including: 1. Revised Site Plan (Reviewed September 30, 1986) 2. Letter from Pat White modifying application dated October 2, 1986 Received, October 3, 1986) on file with the lead agency. This information is available to the public on request. There is no comment period for this DNS. Responsible Official:Environmental Review Committee City of Renton 200 Mill Avenue South, Renton, WA 98055 Phone: 235-2550 APPEAL: You may appeal this determination in writing to Renton Hearing Examiner no later than Thursday, October 23, 1986. . You should be prepared to make specific factual objections. Contact City of Renton, Building and Zoning Department to read or ask about the procedures for SEPA appeals. DATE OF DECISION: October 3, 1986 PUBLICATION DATE: October 9, 1986 Ronald G. Nelson a ry M pringe Building and Zoning Director, Policy elopment Director Richard C. Ho,Ubhton Public Works(tirector October 2, 1986 Roger Blaylock C1TY RENTON Zoning AdministratortowN City of Renton IDI 200 Mill Avenue South OCT 3 ; Renton, WA 98055 BUILDING/ZONING DEPT. RE: Honey Creek Apartments CU-063-86 and SA-064-86 Dear Roger: I hereby modify my plans for the Honey Creek Apartment complex and the following ite have been added, changed or deleted to mitigate concerns by the Environmental Review Committee: Item 1 : The project has been redesigned to situate 37 units in the R-2 portion and 40 units in the R-3 portion for a total of 77 units. Item 2: The natural area 100' from the creek shall remain undisturbed. Items 3 and 4: Duvall Avenue NE has recently been restriped to include a center 2-way left turn lane. Ingress and egress to the driveway on Duvall Avenue NE shall be limited to right turn in, right turn out. Item 5: Submitted. Item 6: Landscape plan submitted. The market study for the project identifies two age groups as "most probable" tenants: 1 - 33-40 year age group, middle class professional. 2 - 50-60 year age group, financially stable, active. Recreational activities on site include a rec building which will have a swim spa lap pool) , spa, tanning and exercise equipment and kitchen. A pickel ball court i;. situated next to the rec building. Passive amenities include the proposed and exis ting landscaping and the .8 acre greenbelt area. Since ely 1 J41 Patrick G. White PGW:dg 74 M y. 3 o f tt'8`,t9 j3' -k - Rc^;;uYt- •. +'lat t} ., .w. 1rY'j..-+ 1. ,t _ ... t' • • .t rff, _ lldt .J. y 4 i s.. _ t 32 224 NOTICE OF PUBLIC HEARING RENTON HEARING EXAMINER RENTON, WASHINGTON A PUBLIC HEARING WILL BE HELD BY THE RENTON HEARING EXAMINER AT HIS REGULAR MEETING IN THE COUNCIL CHAMBERS ON THE SECOND FLOOR OF CITY HALL, RENTON, WASHINGTON ON OCTOBER 28, 1986, AT 9:00 A.M. TO CONSIDER THE FOLLOWING PETITION FIRST SUMMIT, INC. Application for a Conditional Use Permit and site plan approval to construct 77 dwelling units on a 5.5 acre site. The development will contain 37 two-story townhouse units and 40 three-story apartment style units including a recreational building, file CU-063-86, SA-064-86; property located at the Southeast corner of Duvall Avenue N.E. and N.E. Sunset Blvd. Legal descriptions of the files noted above are on file in the Renton Building and Zoning Department. ALL INTERESTED PERSONS TO SAID PETITIONS ARE INVITED TO BE PRESENT AT THE PUBLIC HEARING ON OCTOBER 28, 1986, AT 9:00 A.M. TO EXPRESS THEIR OPINIONS. PUBLISHED : OCTOBER 17, 1986 Ronald G. Nelson Building and Zoning Director CERTIFICATION I, RANDY MARTIN, HEREBY CERTIFY THAT THREE COPIES OF THE ABOVE DOCUMENTS 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, in and for the State of Washingt n residing in A)" /I-) on t • :day of October, 1986. his, eF 4,t o SIGNED: gtila OF di 0 BUILDING & ZONING DEPARTMENT RONALD G. NELSON - DIRECTOR NIL WIND 09 co MUNICIPAL BUILDING 200 MILL AVE. SO. RENTON, WASH. 98055 • 235-2 0 45 09-1 60 SEP-r°* BARBARA Y. SHINPOCH MAYOR October 20, 1986 Patrick G. White First Summit, Inc. 351st Place N.W. , Suite 2 Issaquah, WA 98027 Re: First Summit, Inc. Application for a Conditional Use Permit and site plan approval to construct 77 dwelling units on a 5.5 acre site. The development will contain 37 two-story townhouse units and 40 three-story apartment style units including a recreational building, file CU-063-86, SA-064-86; property located at the Southeast corner of Duvall Avenue N.E. and N.E. Sunset Blvd. Dear Mr. White: The City of Renton Building and Zoning Department formally accepted the above mentioned application on June 18, 1986. A public hearing before the City of Renton Land Use Hearing Examiner has been scheduled for October 28, 1986. The public hearing commences at 9:00 a.m. in the Council Chambers on the second floor of City Hall. The applicant or representative(s) of the applicant is required to be present at the public hearing. A copy of the staff report will be mailed to you before the hearing. If you have any questions, please call the Building and Zoning Department at 235-2550. Sincerely, Jeannette M. Samek-McKague Acting Zoning Administrator JSM:csb:3231Z RENT BUILDING & ZONING DEPP "MENT DEVELOPMENT APPLICATION REVIEW SHEET ECF - 054 - 86 APPLICATION NO(S) : Cu-063-86, SA-064-86 PROPONENT : FIRST SUMMIT, INC. PROJECT TITLE : HONEY CREEK APARTMENTS BRIEF DESCRIPTION OF PROJECT: APPLICATION FOR CONDITIONAL USE PFRMTT AND SITE PLAN APPROVAL TO CONSTRUCT A 97-UNIT APARTMENT DEVELOPMENT CONTA Z- ING SIX THREE-STORY BUILDINGS HAVING 81 , 004 SQ. FT. LOCATION : S_R_ MRNFR nF 7\F N_E_ (DUVALL AVE. N.E. ) AND SUNSFT RT, N.E. TO : PUBLIC WORKS DEPARTMENT SCHEDULED ERC DATE : 7-16 6 n ENGINEERING DIVISION 1 TRAFFIC ENG , DIVISION SCHEDULED HEARING DATE : n UTILITIES ENG , DIVISION FIRE PREVENTION BUREAU OPARKS & RECREATION DEPARTMENT 13G & ZONING DEPARTMENT POLICE DEPARTMENT El POLICY DEVELOPMENT DEPARTMENT OTHERS : COMMENTS OR SUGGESTIONS REGARDING THIS APPLICATION SHOULD BE PROVIDED IN WRITING , PLEASE PROVIDE COMMENTS TO THE BUILDING & ZONING DEPARTMENT BY 5 : 00 P .M. ON JULY 10th, 1986 REVIEWING DEPARTMENT/DIVISION : n APPROVED n APPROVED WITH CONDITIONS l J NOT APPROVED A)orrio 1 AL< O L5 i CMM to 0V t3 al G I°cc° L})/ 1 LP --- LULL. DATE : SIGNATURE OF DIRECTOR OR AUTHORIZED REPRESENTATIVE REVISION 5/198" Forr 182 RENT BUILDING & ZONING DEPI 'MENT DEVELOPMENT APPLICATION REVIEW SHEET ECF - 054 - 86 APPLICATION NO(S) : CU-063-86 , SA-064-86 PROPONENT : FIRST SUMMIT, INC. PROJECT TITLE : HONEY CREEK APARTMENTS BRIEF DESCRIPTION OF PROJECT : APPLICATION FOR CONDITIONAL USE PERMIT AND SITE PLAN APPROVAL TO CONSTRUCT A 97-UNIT APARTMENT DEVELOPMENT CONTAIJ- ING SIX THREE-STORY BUILDINGS HAVING 81 , 004 SQ. FT. LOCATION : S_E_ C'nRNFR nF 11Rih nvF N_ p _ (DUVALL AVE. N.E . ) AND SUNSET BL\ ). N.E. TO : ri PUBLIC WORKS DEPARTMENT SCHEDULED ERC DATE : 7-16 6 179 ENGINEERING DIVISION n TRAFFIC ENG , DIVISION SCHEDULED HEARING DATE : r1UTILITIES ENG . DIVISION FIRE PREVENTION BUREAU E PARKS & RECREATION DEPARTMENT BUILDING & ZONING DEPARTMENT D POLICE DEPARTMENT E POLICY DEVELOPMENT DEPARTMENT OTHERS COMMENTS OR SUGGESTIONS REGARDING THIS APPLICATION SHOULD BE PROVIDED IN WRITING , PLEASE PROVIDE COMMENTS TO THE BUILDING & ZONING DEPARTMENT BY 5 : 00 P .M , ON JULY 10th, 1986 REVIEWING DEPARTMENT/DIVISION ; APPROVED APPROVED WITH CONDITIONS NOT APPROVED 4:74--z.. - Zr r t.,43 e-- 7, Z K .3 4( r/ OY/.3 f ^--`-e.. 94-t- i .-- 4-0 , --t-1-1,-4.4-4.--'( 4 S76,,,,__ c,u-A=4 ,-r-e-11--' -6,----4&- e-41-418.- e-e-t---k___ 3N,) py_1_,,- . / ,-ei c74, _ o i-i) 1 y , 7-1-7 , ve-p-L44.........,_e_ *4_4-- ce„.. ...:id,.... ,..mtr_.30, -4- ierp-,4 .7.4„, 1•-, C? s e,.-....i 4-- s) Cam._ d, Al dam zi mr fec) CfcckyeT ct..1 1r -r v pJ, ;2 1 DATE : SIGNATURE OF DIRECTOR OR AUTHORIZED REPRESENTATIVE REVISION 5/198 Forn 182 RENT_ BUILDING & ZONING DEPA rMENT DEVELOPMENT APPLICATION REVIEW SHEET ECF - 054 - 86 APPLICATION NO(S) : Cu-063-86, SA-064-86 PROPONENT : FIRST SUMMITS INC. PROJECT TITLE : HONEY CREEK APARTMENTS BRIEF DESCRIPTION OF PROJECT: APPLICATION FOR CONDITIONAL TLSE PERMIT AND SITE PLAN APPROVAL TO CONSTRUCT A 97-UNIT APARTMENT DEVELOPMENT CONTA Z- ING SIX THREE-STORY BUILDINGS HAVING 81 , 004 SQ. FT. LOCATION : S_E_ C'nRNFR nF 1 2R t h gVF„ N E_ (DUVALL AVE. N.E. ) AND SUNSET BLV ). N.E. TO : PUBLIC WORKS DEPARTMENT SCHEDULED ERC DATE : 7-16- 6 n ENGINEERING DIVISION 1 TRAFFIC ENG , DIVISION SCHEDULED HEARING DATE : n UTILITIES ENG , DIVISION n FIRE PREVENTION BUREAU I ] PARKS & RECREATION DEPARTMENT I ( BUILDING & ZONING DEPARTMENT POLICE DEPARTMENT POLICY DEVELOPMENT DEPARTMENT 1-( OTHERS : COMMENTS OR SUGGESTIONS REGARDING THIS APPLICATION SHOULD BE PROVIDED IN WRITING , PLEASE PROVIDE COMMENTS TO THE BUILDING & ZONING DEPARTMENT BY 5 : 00 P ,M , ON JULY 10th, 1986 REVIEWING DEPARTMENT/DIVISION :r d(--te `c APPROVED 7 APPROVED WITH CONDITIONS n NOT APPROVED ZG .• 1//A-Q-1- 7' 11.4e-e4A1- g6 DATE :C C SIGNATURE OF DIRECTOR OR AUTHORIZED REPRESENTATIVE REVISION 5/19F° For_ ] MOMS AGREEMENT-SEWER S 449 LLUNL. UCJLR 1 f 1 1 V IV ART CHARGE-WATER y g7un rs x /7S0D- G,%7S. SQUARE FOOTAGE IIMINIMe.near rueoec_ceW D, G 91 1/ 4 975. ADDRESS RENTI BUILDING & ZONING DEPA MENT DEVELOPMENT APPLICATION REVIEW SHEET ECF - 054 - 86 APPLICATION NO(S) : CU-063-86 , SA-064-86 PROPONENT : FIRST SUMMIT, INC. PROJECT TITLE : HONEY CREEK APARTMENTS BRIEF DESCRIPTION OF PROJECT : APPLICATION FOR CONDITIONAL USE PERMIT AND SITE PLAN APPROVAL TO CONSTRUCT A 97-UNIT APARTMENT DEVELOPMENT CONTA P- ING SIX THREE-STORY BUILDINGS HAVING 81 , 004 SQ. FT. LOCATION : S_E_ CORNER C1P 1 .Rfh nvF N_F_ (DUVALL AVE. N.E . ) AND SUNSET RJ ). N.E. TO : P• UBLIC WORKS DEPARTMENT SCHEDULED ERC DATE : 7-16- 6 n ENGINEERING DIVISION n TRAFFIC ENG , DIVISION SCHEDULED HEARING DATE : n UTILITIES ENG , DIVISION ri F• IRE PREVENTION BUREAU Li PARKS & RECREATION DEPARTMENT L B• UILDING & ZONING DEPARTMENT 1 P• OLICE DEPARTMENT POLICY DEVELOPMENT DEPARTMENT L] OTHERS : COMMENTS OR SUGGESTIONS REGARDING THIS APPLICATION SHOULD BE PROVIDED IN WRITING , PLEASE PROVIDE COMMENTS TO THE BUILDING & ZONING DEPARTMENT BY 5 : 00 P .M , ON JULY 10th, 1986 REVIEWING DEPARTMENT/DIVISION : EJ k riy6/E- i"VG L] APPROVED APPROVED WITH CONDITIONS El NOT APPROVED 0-1-1 +L T L7 (te 5 ec+ v 1.91.24. G{bJ o, e5 I S o L2, P a z z x 3/i;la — DPP Li 5 L-,7 P aL c 1-/, tada aC s 4 f" 7`v r" $ 74e ,Or- yr h c v r DATE : -2i 04SIGNATUREOFDIRECTORORAUT(ORIZED REPRESENTATIVE REVISION 5/198 For 182 RENT( BUILDING & ZONING DEPA MENT DEVELOPMENT APPLICATION REVIEW SHEET ECF - 054 - 86 APPLICATION NO(S) : CU-063-86 , SA-064-86 PROPONENT : FIRST SUMMITI INC. PROJECT TITLE : HONEY CREEK APARTMENTS BRIEF DESCRIPTION OF PROJECT: APPLICATION FOR CONDITIONAL USE PERMIT ANn SITE PLAN APPROVAL TO CONSTRUCT A 97-UNIT APARTMENT DEVELOPMENT CONTA J- ING SIX THREE-STORY BUILDINGS HAVING 81, 004 SQ. FT. LOCATION : S_F_ rnRNFQ nF 1lAtr AVn N E_ (DUVALL AVE. N.E. ) AND SUNSRT 9J . N.E. TO : PUBLIC WORKS DEPARTMENT SCHEDULED ERC DATE : 7-16- 36 n ENGINEERING DIVISION l ( TRAFFIC ENG , DIVISION SCHEDULED HEARING DATE : n UTILITIES ENG , DIVISION FIRE PREVENTION BUREAU I -1 PARKS & RECREATION DEPARTMENT BUILDING & ZONING DEPARTMENT I -1 POLICE DEPARTMENT POLICY DEVELOPMENT DEPARTMENT D OTHERS COMMENTS OR SUGGESTIONS REGARDING THIS APPLICATION SHOULD BE PROVIDED IN WRITING , PLEASE PROVIDE COMMENTS TO THE BUILDING & ZONING DEPARTMENT BY 5 : 00 P .M , ON JULY 10th, 1986 REVIEWING DEPARTMENT/DIVISION : C] APPROVEDP\7VAPPROVED WITH CONDITIONS l ( NOT APPROVED 07-7 a-Z, 7. e, DATE : SICNATURE OF DIRECTOR OR AUTHORIZED REPRESENTATIVE REVISION 5/19E For 182 RENTI BUILDING & ZONING DEPA MENT DEVELOPMENT APPLICATION REVIEW SHEET ECF - 054 - 86 APPLICATION NO(S) : CU-063-86, SA-064-86 PROPONENT : FIRST SUMMIT, INC . PROJECT TITLE : HONEY CREEK APARTMENTS BRIEF DESCRIPTION OF PROJECT : APPLICATION FOR CONDITIONALTTSF? PF RMTT ANn SITE PLAN APPROVAL TO CONSTRUCT A 97-UNIT APARTMENT DEVELOPMENT CONTA J- ING SIX THREE-STORY BUILDINGS HAVING 81 , 004 SQ. FT. LOCATION : S_R_ rnRNFR nF 1 -1Pfh wP N F_ (DUVALL AVE. N.E. ) AND SUNSET BL\', ). N.E. TO : I] PUBLIC WORKS DEPARTMENT SCHEDULED ERC DATE : 7-16- 36 ENGINEERING DIVISION n TRAFFIC ENG , DIVISION SCHEDULED HEARING DATE : n UTILITIES ENG , DIVISION n FIRE PREVENTION BUREAU 1 PARKS & RECREATION DEPARTMENT r'BUILDING & ZDHISG DEPARTMENT POLICE DEPARTMENT 1 POLICY DEVELOPMENT DEPARTMENT 1 OTHERS : COMMENTS OR SUGGESTIONS REGARDING THIS APPLICATION SHOULD BE PROVIDED IN WRITING . PLEASE PROVIDE COMMENTS TO THE BUILDING & ZONING DEPARTMENT BY 5 : 00 P .M . ON JULY 10th, 1986 REVIEWING DEPARTMENT/DIVISION : tz- Cm I APPROVED 7 APPROVED WITH CONDITIONS n NOT APPROVED BLD6s S uL0 F SL©ram cDA DATE : SIGNATURE OF DIRECTOR OR AUTHORIZED REPRESENTATIVE REVISION 5/198'! For, 182 3196Z CITY OF RENTON DETERMINATION OF NON-SIGNIFICANCE MITIGATED) ENVIRONMENTAL CHECKLIST NO. : ECF-054-86 APPLICATION NO(s). : CU-063-86/SA-064-86 DESCRIPTION OF PROPOSAL: Application for conditional use permit and site plan approval to construct 77 dwelling units constructed on + 5.5 acres. The development will contain 37 two-story townhouse units and 40 three-story apartment style units including a recreational building. PROPONENT: First Summit, Inc. LOCATION OF PROPOSAL:Southeast corner of Duvall Avenue N.E. and N.E. Sunset Blvd. LEAD AGENCY: City of Renton, Building and Zoning Department. The lead agency for this amended proposal has determined that it does not have a probable significant adverse impact on the environment. An environmental impact statement (EIS) is not required under RCW 43.21C.030(2)(c). This decision was made after review of a completed environmental checklist and other information including: 1. Revised Site Plan (Reviewed September 30, 1986) 2. Letter from Pat White modifying application dated October 2, 1986 Received, October 3, 1986) on file with the lead agency. This information is available to the public on request. There is no comment period for this DNS. Responsible Official:Environmental Review Committee City of Renton 200 Mill Avenue South, Renton, WA 98055 Phone: 235-2550 APPEAL: You may appeal this determination in writing to Renton Hearing Examiner no later than Thursday, October 23, 1986. . You should be prepared to make specific factual objections. Contact City of Renton, Building and Zoning Department to read or ask about the procedures for SEPA appeals. DATE OF DECISION: October 3, 1986 PUBLICATION DATE: October 9, 1986 Ronald G. Nelson a ry M pringe Building and Zoning Director Policy elopment Director 5e Richard C. Ho hton Public Works( irector d c+'t Y rwp y, ti wr.' . ra.,;wr r yy d4 ;.7 . M ' y k T4:1 . r i +&RF t 'Sn Ar ri., 1' or R4. micITIcEn0 9a g 0 4160 SEP1E ' City of Renton Land Use Hearing Examiner will hold a p ultle HEARIR1 ( in CITY COUNCIL CHAMBERS , CITY HALL ON OCTOBER 28, 1986 BEGINNING AT 9 :00 A.M. F vl. CONCERNING: FIRST SUMMIT, INC . APPLICATION FOR A CONDITIONAL USE PERMIT AND SITE PLAN APPROVAL TO CONSTR f 77 DWELLING UNITS ON A 5. 5 ACRE SITE, THE DEVELOPMENT WILL CONTAIN 37 TWt STORY TOWNHOUSE UNITS AND 40 THREE-STORY APARTMENT STYLE UNITS, INCLUDING RECREATIONAL BUILDING. FILE CU-063-86, SA-064-86 . GENERAL LOCATION AND/OR ADDRESS: OUTHEAST CORNER OF DUVALL AVENUE N .E. AND N. E. SUNSET BOULEVARD FOR FURTHER INFORMATION CALL THE CITY OF RENTON BUILDING m ZONING DEPARTMENT 235-2550 IS NnarICE 4 ra - C) 473F REMOVED WITHC iT HORIZATION fir} d-o16 v'p,< riy- S s,9 g .i "Inca r Nex.inr1S ('S Vd ) F, ice. GU - O(v3 -&, JmETRo Municipality of Metropolitan Seattle Exchange Bldg. • 821 Second Ave.,Seattle,Washington 98104 August 20, 1986 t ci AUG 2 1 1CC3 Bob Burgstrom Department of Public Works City of Renton Municipal Building 200 Mill Avenue South Renton, Washington 98055 Master Application First Summit, Inc. Dear Mr. Burgstrom: Metro staff has reviewed this proposal and anticipates no significant adverse impacts to its wastewater facilities. Thank you for the opportunity to review and comment. Very truly yours, Gregory M. Bush, Manager Environmental Planning Division GMB:dww CITY OF RENTON d i s L.-, AUG 2 71986 BU!LD1NG/ZON!Nt DEFT. f VIRONMENTAL CHECKLIST REVIEW S..._T REVIEWING DEPARTMENT: ( 1‘ I !\e_R\tC Ll-)I DATE CIRCULATED: JUNE 26 , 1986 COMMENTS DUE: JULY 10, 1986 ECF - 054 - 86 APPLICATION NO(s). CU-063-86 , SA-064-86 PROPONENT: FIRST SUMMIT, INC. PROJECT TITLE: HONEY CREEK APARTMENTS BRIEF DESCRIPTION OF PROJECT: APPLICATION FOR CONDITIONAL USE PERMIT AND SITE PLAN APPROVAL TO CONSTRUCT A 97-UNIT APARTMENT DEVELOPMENT CON- TAINING SIX THREE-STORY BUILDINGS HAVING 81 , 004 SQUARE FEET, CONSTRUCT D nN +/-c ArlaP S LOCATION: S.E. COYNER OF 7 3Rth AVE_ N_E_ (fTTVAT.T, AVF N F. ) ANTI gUN3Ff BLVD. N.E. SITE AREA: 5. 5 ACRES BUILDING AREA (gross): Ai ,n n4 SQ_ FT IMPACT REVIEW ON ENVIRONMENTAL ELEMENTS MINOR MAJOR MORE IMPACT IMPACT INFORMATION 1) Earth 2) Air 3) Water 4) Plants 5) Animals 6) Energy and Natural Resources 7) Environmental Health 8) Land and Shoreline Use 9) Housing L 10) Aesthetics 11) Light and Glare 12) Recreation 13) Historic and Cultural Preservation t. 14) Transportation 15) Public Services l/ 16) Utilities V COMMENTS: i-Jy2 4,41,,,d k4e}ii- fict .c.„0 scizoli po,"41 01\J itiAt Citilk Sew.., 444-A41,41, mom i --'72.61 RECOMMENDATION: r7iDNS T MITIGATED DNS I I EIS REVIEWED BY: CI44 L--` A' ' TITLE: li DATE: 7 ic//,P FORM L4 REVISED 9 10/85 tNVIRONMENTAL CHECKLIST REVIEW SIIL..T REVIEWING DEPARTMENT: L C_.`F DATE CIRCULATED: JUNE 26, 1986 COWENTS DUE: JULY 10. 1986 ECF - 054 - 86 APPLICATION NO(s). CU-063-86, SA-064-86 PROPONENT: FIRST SUMMIT, INC . PROJECT TITLE: HONEY CREEK APARTMENTS BRIEF DESCRIPTION OF PROJECT: APPLICATION FOR CONDITIONAL USE PERMIT AND SITE PLAN APPROVAL TO CONSTRUCT A 97-UNIT APARTMENT DEVELOPMENT CON- TAINING SIX THREE-STORY BUILDINGS HAVING 81 , 004 SQUARE FEET, CONSTRUC" 'D oN +/-5 , 5 A PES LOCATION: S.E. CORNER OF ] 3 R t h AVF._ N_F._ (T]TTVAT.T. AVF N F ) AND gUNgP BLVD. N.E. SITE AREA: 5. 5 ACRES BUILDING AREA (gross): Al , nn4 FT IMPACT REVIEW ON ENVIRONMENTAL ELEMENTS MINOR MAJOR MORE IMPACTT IMPACT INFORMATION 1) Earth 2) Air 3) Water 4) Plants l 5) Animals 6) Energy and Natural Resources l/ 7) Environmental Health 8) Land and Shoreline Use 9) Housing J 10) Aesthetics 11) Light and Glare 12) Recreation 13) Historic and Cultural Preservation 14) Transportation 15) Public Services 16) Utilities COMMENTS: 11- 06V7,„ri eode-4,ax,_ 2 ,;2‹, Sp cave z.re oetc; Zee RECOMMENDATION: DNS n MITIGATED DNS n EIS REVIEWED BY: ;3--Ar.A.J Ki_re71---, TITLE: Si 4—•,(-r- 1 ,, ^' DATE:77/ FORM L4 REVISED c 0/85 tNVIRONMENTAL CHECKLIST REVIEW SnELT REVIEWING DEPARTMENT: DATE CIRCULATED: JUNE 26 , 1986 COMMENTS DUE: JULY 10 . 1986 ECF - 054 - 86 APPLICATION NO(s). CU-063-86 , SA-064-86 PROPONENT: FIRST SUMMIT, INC . PROJECT TITLE: HONEY CREEK APARTMENTS BRIEF DESCRIPTION OF PROJECT: APPLICATION FOR CONDITIONAL USE PERMIT AND SITE PLAN APPROVAL TO CONSTRUCT A 97-UNIT APARTMENT DEVELOPMENT CON- TAINING SIX THREE-STORY BUILDINGS HAVING 81 , 004 SQUARE FEET, CONSTRUC` D ON +/-5 5 ACRES LOCATION: S.E. CORNER OF 1 "i8th AVF_ N_F_ (nrivALL AVF N F ) pNn cuNcF_ BLVD. N.E. SITE AREA: 5 . 5 ACRES BUILDING AREA (gross) : R1 , n04 sQ_ FT IMPACT REVIEW ON ENVIRONMENTAL ELEMENTS MINOR MAJOR MORE IMPACT IMMPAACT INFORMATION 1) Earth 2) Air 7‹. 3) Water 2 4) Plants 5) Animals 6) Energy and Natural Resources 7) Environmental Health 745'7 8) Land and Shoreline Use 9) Housing 10) Aesthetics 11) Light and Glare 12) Recreation 13) Historic and Cultural Preservation 14) Transportation 15) Public Services 16) Utilities COMMENTS: I`1C_DMYvM_ )D I k v vE-1 1 t orut BI.GN rIcAn; n,'\1 T UR . 11VC,ok 1k1 Tcc,1 1 V ro S ire }, N rJ o To K1\ R-3 I6MA--fiory ono sl rLN J Liv65 H 6U To 66 D1Z A1/00. 10 35 j 1*OLS6 u r\)-(-5 N1ZJ F uO6D )1\) Y -{'6 F-'Zr ZD ) 31 or i -(OuJk - MU5-1 RE,Duc€. Dr Th)1'6. Ceti 1 L yen ThO S GR.l iruG RECOMMENDATION: El DNS Q MITIGATED DNS n EIS yY\p f ) I (1}.-0 REVIEWED BY: IlJ TITLE: DATE: I I CO— b(D FORM 14 REVISED L0/85 LINVIRONMENTAL CHECKLIST REVIEW 5—T REVIEWING DEPARTMENT: jf;\)F A ' DATE CIRCULATED: JUNE 26, 1986 COMMENTS DUE: JULY__10, 1986 ECF - 054 - 86 APPLICATION NO(s). CU-063-86, SA-064-86 06 46. PROPONENT: FIRST SUMMIT, INC. 7 PROJECT TITLE: HONEY CREEK APARTMENTS BRIEF DESCRIPTION OF PROJECT: APPLICATION FOR CONDITIONAL USE PERMIT AND SITE PLAN APPROVAL TO CONSTRUCT A 97-UNIT APARTMENT DEVELOPMENT CON- TAINING SIX THREE-STORY BUILDINGS HAVING 81 , 004 SQUARE FEET, CONSTRUCT D nN +/-5 5 AC&FS LOCATION: S.E. CORNER OF 13f:th AVF N_F._ jDDTTVAT.T. AVE N F ) AND gUN F' BLVD. N.E. SITE AREA: 5. 5 ACRES BUILDING AREA (gross): 81 , 004 n_ FT IMPACT REVIEW ON ENVIRONMENTAL ELEMENTS MINOR MAJOR MORE IMPACT IMPACT INFORMATION 1) Earth 2) Air 3) Water 4) Plants 5) Animals 6) Energy and Natural Resources 7) Environmental Health 8) Land and Shoreline Use 9) Housing 10) Aesthetics 11) Light and Glare 12) Recreation 13) Historic and Cultural Preservation 14) Transportation 15) Public Services 16) Utilities COMMENTS: r/ yeQ/9 1` iid or /p .Q E. /N.S7753(x e c /r16E-7- /L/.eE tAJ U/,eE•"') C h !/o%r. /.t o o o - o e ,C At.6 2 E 9 e.// fo c)ree.7-4 BY AI i`7-!E.c' - ys iE/7). S AthirE4tr. STd,¢./ES o, e, cU /4G /c6q)4/L STl/K0 P/PE$, RECOMMENDATION: F DNS MITIGATED DNS EIS REVIEWED BY: TITLE: DATE: Cr P ef4 FOR! 414 REVISED /10/85 VIRONMENTAL CHECKLIST REVIEW S.--T REVIEWING DEPARTMENT: (A \ (—I I DATE CIRCULATED: JUNE 26 , 1986 COMMENTS DUE: JULY 10. 1986 ECF - 054 - 86 APPLICATION NO(s). CU-063-86, SA-064-86 PROPONENT: FIRST SUMMIT, INC. PROJECT TITLE: HONEY CREEK APARTMENTS BRIEF DESCRIPTION OF PROJECT: APPLICATION FOR CONDITIONAL USE PERMIT AND SITE PLAN APPROVAL TO CONSTRUCT A 97-UNIT APARTMENT DEVELOPMENT CON- TAINING SIX THREE-STORY BUILDINGS HAVING 81 , 004 SQUARE FEET, CONSTRUC' ' '.D nN +/- _ 5 jr 'BS LOCATION: S.E. CORNFR OF 1 '12th AVE_ N_R__ (DTRJAT.T. AVF N F ) ANTI U1'1ST' BLVD. N.E. SITE AREA: 5 . 5 ACRES BUILDING AREA (gross): 21 ,nn4 Q FT_ IMPACT REVIEW ON ENVIRONMENTAL ELEMENTS MINOR MAJOR MORE IMPACT IMPACT INFORMATION 1) Earth 2) Air 3) Water 4) Plants 5) Animals 6) Energy and Natural Resources 7) Environmental Health 8) Land and Shoreline Use 9) Housing 10) Aesthetics 11) Light and Glare 12) Recreation 13) Historic and Cultural Preservation 14) Transportation 15) Public Services 16) Utilities COMMENTS: RECOMMENDATION: A DNS MITIGATED DNS EIS dil REVIEWED BY:o4 T IT LE: O /147Iy 4—/ is/N, E/e/A/60 DATE: 1,1i FOR =14 t REVISED 10/85 uvdIRONMENTAL CHECKLIST REVIEW Shc.cf REVIEWING DEPARTMENT: ( t --1 1 7) `--= N\ DATE CIRCULATED: JUNE 26, 1986 COMMENTS DUE: JULY 10 , 1986 ECF - 054 - 86 APPLICATION NO(s). CU-063-86 , SA-064-86 PROPONENT: FIRST SUMMIT, INC . PROJECT TITLE: HONEY CREEK APARTMENTS BRIEF DESCRIPTION OF PROJECT: APPLICATION FOR CONDITIONAL USE PERMIT AND SITE PLAN APPROVAL TO CONSTRUCT A 97-UNIT APARTMENT DEVELOPMENT CON- TAINING SIX THREE-STORY BUILDINGS HAVING 81 , 004 SQUARE FEET, CONSTRUCTT ) ON +/-5 5 ACRES LOCATION: S.E. CORNER OF 138th AVR_ N_F._ (fITVAT.T. AVF N F ) ANT) cUNgF2 BLVD. N.E. SITE AREA: 5. 5 ACRES BUILDING AREA (gross): 81 , nn4 so. FT IMPACT REVIEW ON ENVIRONMENTAL ELEMENTS MINOR MAJOR MORE IMPACT IMPACT INFORMATION 1) Earth 2) Air 3) Water 4) Plants 5) Animals 6) Energy and Natural Resources 7) Environmental Health 8) Land and Shoreline Use 9) Housing 10) Aesthetics 11) Light and Glare 12) Recreation 13) Historic and Cultural Preservation l 14) Transportation 15) Public Services 16) Utilities COMMENTS: RECOMMENDATION:4 DNS MITIGATED DNS EIS REVIEWED BY: GCa I TITLE: DATE: 6 FORM 1#14 REVISED 9/10/8E NVIRONMENTAL CHECKLIST REVIEW ShLLj REVIEWING DEPARTMENT: DATE CIRCULATED: JUNE 26, 1986 COMMENTS DUE: JULY 10 . 19 8 6 ECF - 054 - 86 APPLICATION NO(s). CU-063-86, SA-064-86 PROPONENT: FIRST SUMMIT, INC . PROJECT TITLE: HONEY CREEK APARTMENTS BRIEF DESCRIPTION OF PROJECT: APPLICATION FOR CONDITIONAL USE PERMIT AND SITE PLAN APPROVAL TO CONSTRUCT A 97-UNIT APARTMENT DEVELOPMENT CON- TAINING SIX THREE-STORY BUILDINGS HAVING 81 , 004 SQUARE FEET, CONSTRU ED nN +/-S 5 ArBES LOCATION: S.E. CORNER OF 132th AVE_ N_F_ (DUIVALI. AVE N E ) ANTI Eu s BLVD. N.F. SITE AREA: 5. 5 ACRES BUILDING AREA (gross): R 1 , n n4 SQ FT IMPACT REVIEW ON ENVIRONMENTAL ELEMENTS MINOR MAJOR MORE IMPACT IMPACT INFORMATIO. 1) Earth 2) Air 3) Water 4) Plants 5) Animals 6) Energy and Natural Resources 7) Environmental Health 8) Land and Shoreline Use 9) Housing 10) Aesthetics 11) Light and Glare 12) Recreation 13) Historic and Cultural Preservation 14) Transportation 15) Public Services 16) Utilities COMMENTS: c. : NO i t c. /Iraq-7C -4/i e1 : a A a SS'a m,* e 'Zak) , m inf a s /s wry ,u o Qc CC e 5 S `" Pori-, 5'uw s,'r ,c9, 77Wek://1-2.7 4 ti 1( ,/ i( 3 ta 7. 7! el RECOMMENDATION: EJ DNS E!1MITIGATED DNS ri EIS REVIEWED BY / TITLE: ( i DATE: 7-.2'Y6 FORM I 4 REVISED 9, )/85 t.NJIRONMENTAL CHECKLIST REVIEW Sh«f REVIEWING DEPARTMENT:I t 1—T \ E-- L-)\ V DATE CIRCULATED: JUNE 26, 1986 COMMENTS DUE: JULY 10 . 1986 ECF - 054 - 86 APPLICATION NO(s). CU-063-86, SA-064-86 PROPONENT: FIRST SUMMIT, INC. PROJECT TITLE: HONEY CREEK APARTMENTS BRIEF DESCRIPTION OF PROJECT: APPLICATION FOR CONDITIONAL USE PERMIT AND SITE PLAN APPROVAL TO CONSTRUCT A 97-UNIT APARTMENT DEVELOPMENT CON- TAINING SIX THREE-STORY BUILDINGS HAVING 81 , 004 SQUARE FEET, CONSTRu( ?D nN +/-, , Ar,grs LOCATION: S .E. CORNER OF 1 3 R t h AVE_ N_F._ (DUVALT, AVF N F ) ANfl SIINSI BLVD. N.E. SITE AREA: 5. 5 ACRES BUILDING AREA (gross): R1 , 004 Sp FT IMPACT REVIEW ON ENVIRONMENTAL ELEMENTS MINOR MAJOR MORE IMPACT IMPACT INFORMATION 1) Earth 2) Air 3) Water 4) Plants 5) Animals 4-- 6) Energy and Natural Resources 7) Environmental Health 8) Land and Shoreline Use 9) Housing 10) Aesthetics 11) Light and Glare 12) Recreation 13) Historic and Cultural Preservation 14) Transportation Sk7i'p 171./ck 15) Public Services 16) Utilities COMMENTS: l NI e O 1,0 i +1, sPec_A ue. p to s c ull't a+1 Y.I:" L U E1.2 r i-v-i e aj s f'v-Li 617 vall) cf.„1,„ Li ex). 21-/ ro i d z z 2, Y f ) a>-- 5free' L 4f P)a tv G S 4 a t, I ar-4 S , a e ft/4_ & ti.e Sf 1 l sC..Q. ()y t q L ti , lw s -'Y-e^ct U I l-CC 4 ( 'C" ""P Sr e.. litc,:fw -64,0tairAfi e6,eir,df efizK 7 a.f/ Satj.4 5-tele ol Ais-e RECOMMENDATION: E"DNS i MITIGATED DNS EIS REVIEWED BY: mil, 3-72:e:s7rb- J 51AATITLE: DATE: 7` l 75-6 FORM #14 REVISED 9/10/85 IRONMENTAL CHECKLIST REVIEW SF REVIEWING DEPARTMENT: DATE CIRCULATED: JUNE 26, 1986 COMMENTS DUE: JULY 10 . 1986 ECF - 054 - 86 APPLICATION NO(s). CU-063-86 , SA-064-86 PROPONENT: FIRST SUMMIT, INC. PROJECT TITLE: HONEY CREEK APARTMENTS BRIEF DESCRIPTION OF PROJECT: APPLICATION FOR CONDITIONAL USE PERMIT AND SITE PLAN APPROVAL TO CONSTRUCT A 97-UNIT APARTMENT DEVELOPMENT CON- TAINING SIX THREE-STORY BUILDINGS HAVING 81 , 004 SQUARE FEET, CONSTRU( PD nN +/-5 5 Ar&F'S LOCATION: S.E. CORNER OF 13Rth AVF_ N,F_ (DTTVALT, AVF 1s F ) AND 4LNS1 BLVD. N.E. SITE AREA: 5 . 5 ACRES BUILDING AREA (gross): 21 ,n04 SQ_ FT_ IMPACT REVIEW ON ENVIRONMENTAL ELEMENTS MINOR MAJOR MORE IMPACT IMPACT INFORMATION 1) Earth 2) Air 3) Water 4) Plants 5) Animals 6) Energy and Natural Resources 7) Environmental Health 8) Land and Shoreline Use 9) Housing 10) Aesthetics 11) Light and Glare 12) Recreation 13) Historic and Cultural Preservation 14) Transportation 15) Public Services 16) Utilities COMMENTS: RECOMMENDATION: DNS J MITIGATED DNS r i EI.` REVIEWED BY: TITLE: DATE: FORM #14 REVISED 9/10/E RENTI BUILDING & ZONING DEPA MENT DEVELOPMENT APPLICATION REVIEW SHEET ECF - 054 - 86 APPLICATION NO(S) : CU-063-86, SA-064-86 PROPONENT : FIRST SUMMIT, INC . PROJECT TITLE : HONEY CREEK APARTMENTS BRIEF DESCRIPTION OF PROJECT : APPLICATION FOR CONDITIONAL USE PFRMTT ANT) SITE PLAN APPROVAL TO CONSTRUCT A 97-UNIT APARTMENT DEVELOPMENT CONTAI - ING SIX THREE-STORY BUILDINGS HAVING 81 , 004 SQ. FT. LOCATION : S_F_ CfRNFP lF 1 2Rth kVF. DI E_ (DUVALL AVE. N.E. ) AND SUNSET BLVi . N.E. TO : 0PUBLIC WORKS DEPARTMENT SCHEDULED ERC DATE : 7-16- n ENGINEERING DIVISION 11TRAFFIC ENG , DIVISION SCHEDULED HEARING DATE : I ] UTILITIES ENG , DIVISION FIRE PREVENTION BUREAU PARKS & RECREATION DEPARTMENT BUILDING & ZONING DEPARTMENT POLICE DEPARTMENT POLICY DEVELOPMENT DEPARTMENT C] OTHERS : COMMENTS OR SUGGESTIONS REGARDING THIS APPLICATION SHOULD BE PROVIDED IN HRITING , PLEASE PROVIDE COMMENTS TO THE BUILDING & ZONING DEPARTMENT BY 5 : 00 P .M . ON JULY 10th, 1986 REVIEWING DEPARTMENT/DIVISION : APPROVED I ( APPROVED WITH CONDITIONS I ( NOT APPROVED DATE : SIGNNATURE OF DIRECTOR OR AUTHORIZED REPRESENTATIVE REVISION 5/1982 Form 12 3195Z NOTICE OF ENVIRONMENTAL DETERMINATION ENVIRONMENTAL REVIEW COMMITTEE RENTON, WASHINGTON The Environmental Review Committee (ERC) has issued a declaration of NON-SIGNIFICANCE for the following projects with additional conditions imposed as mitigating measures under their authority of Section 4-2822(D) of the Renton Municipal Code: FIRST SUMMIT, INC. ECF-054-86 Application for conditional use permit and site plan CU-63-86 approval to construct 77 dwelling units constructed on + SA-064-86 5.5 acres. The development will contain 37 two-story townhouse units and 40 three story apartment style units including a recreational building; property located at southeast corner of Duvall Avenue N.E. and N.E. Sunset Blvd. Further information regarding this action is available in the Building and Zoning Department, Municipal Building, Renton, Washington, 235-2550. Any appeal of ERC action must be filed with the Renton Hearing Examiner by October 23, 1986. Published: October 9, 1986 NOT ICE. ENVIRONMENTAL DECLARATION APPLICATION NO. ECF-054-86, CU-63-86, SA-064-86 APPLICANT FIRST SUMMITT, INC . PROPOSED ACTION APPLICATION FUR CONDITIONAL USE PERMIT & SITE PLAN PRUVAL TO CONSTRUCT 77 DWELLING UNITS CONSTRUCTED ON + - 5 , 5 ACRES. GENERAL LOCATION AND/OR ADDRESS SOUTHEAST CORNER OF DUVALL AVENUE N . E . & N . E . SUNSET BLVD. POSTED TO NOTIFY INTERESTED PERSONS OF AN ENVIRONMENTAL ACTION. THE CITY OF RENTON ENVIRONMENTAL REVIEW COMMITTEE E.R.C.) HAS DETERMINED THAT THE PROPOSED ACTION I DOES P 1' DOES NOT HAVE A SIGNIFICANT ADVERSE IMPACT ON THE ENVIRONMENT. AN ENVIRONMENTAL IMPACT STATEMENT 1 WILL 4PP-._, A,j1 WILL NOT BE REQUIRED. THE CITY OF RENTON WILL NpOMTTHECT ON DATE BELOW. IS PROPOSAL FOR COMMENTS MUST BE RECEIVED BY OCTOBER 23, 1986 AN APPEAL OF THE R EN HEARING THE ABOVE I ON MAY BE FILED WI EXAMINER BY 5:00 P.M., OCTOBER 23, 1986 . FOR FURTHER INFORMATION, CONTACT THE CITY OF RENTON BUILDING & ZONING DEPARTMENT AT 235-2550. DO NOT REMOVE THIS NOTICE WITHOUT PROPER AUTHORIZATION. OF R4,A y © Z. BUILDING & ZONING DEPARTMENT RONALD G. NELSON -- DIRECTOR ZimiL rn9IMINIM MUNICIPAL BUILDING 200 MILL AVE. SO. RENTON, WASH. 98055 • 235-254. O,S,gr D h4, SEP-TE BARBARA Y. SHINPOCH MAYOR October 7, 1986 Mr. Pat G. White, President First Summit, Inc. 55 First Place N.W., Suite 2 Issaquah, Washington 98027 SUBJECT: HONEY CREEK APARTMENTS/CU-063-86/SA-064-86 Dear Pat: I was sitting here thinking about one or our telephone conversations of last Thursday, October 2, 1986 and I realized I stated that we would issue the building permit immediately after the end of the environmental appeal period. I am in error, the conditional use permit will require a public hearing before the Hearing Examiner. This must occur prior to the issuance of a building permit. Jeanette Samek-McKague, will be the Acting Zoning Administrator, after October 15th. She will establish all schedules for public hearings before the Hearing Examiner. Please contact her at 235--2550 for assistance. Sincerly, t•V\Roger J. Blaylock, Zoning Administrator RJB 3193Z X ' ..' S *Qg "," 4i 1•i !'!a. t $ t Yro^ r';-yArr, q ^,,^ * OF. y," i•.. kRe - R' ' diV 1 Fi W NO110E Lj,rtl P t; }+ r"'f74. 6 © zC.3 OpgTep SEPSE O City of Renton Land Use Hearing Examiner will hold a puotic HEAR1111 I in CITY COUNCIL CHAMBERS , CITY HALL ON_ OCTOBER 28, 1986 BEGINNING AT 9 :00 A.M._ M. CONCERNING: FIRST SUMMIT, INC . APPLICATION FOR A CONDITIONAL USE PERMIT AND SITE PLAN APPROVAL TO CONSTI CT 77 DWELLING UNITS ON A 5, 5 ACRE SITE. THE DEVELOPMENT WILL CONTAIN 37 TI - STORY TOWNHOUSE UNITS AND 40 THREE-STORY APARTMENT STYLE UNITS, INCLUDIN( A RECREATIONAL BUILDING. FILE CU-063-86, SA-064-86. 3ENERAL LOCATION AND/OR ADDRESS: OUTHEAST CORNER OF DUVALL AVENUE N . E . AND N. E. SUNSET BOULEVARD FOR FURTHER INFORMATION CALL THE CITY OF RENTON BUILDING iTt .ZONING DEPARTMENT 235-2550 HIS NOTICE /4'. . T REMOVED WITHC ar w T 9,RrO..r RZATION I October 2, 1986 Roger Blaylock CITY RENTON Zoning Administrator City of Renton Ell200MillAvenueSouthOCT31986 Renton, WA 98055 BUILDING/ZONING DEPT. RE: Honey Creek Apartments CU-063-86 and SA-064-86 Dear Roger: I hereby modify my plans for the Honey Creek Apartment complex and the following ii ns have been added, changed or deleted to mitigate concerns by the Environmental Revi( Committee: Item 1 : The project has been redesigned to situate 37 units in the R-2 portion and 40 units in the R-3 portion for a total of 77 units. Item 2: The natural area 100' from the creek shall remain undisturbed. Items 3 and 4: Duvall Avenue NE has recently been restriped to include a center 2-way left turn lane. Ingress and egress to the driveway on Duvall Avenue NE shall be limited to right turn in, right turn ou Item 5: Submitted. Item 6: Landscape plan submitted. The market study for the project identifies two age groups as "most probable" tenants: 1 - 33-40 year age group, middle class professional. 2 - 50-60 year age group, financially stable, active. Recreational activities on site include a rec building which will have a swim spa lap pool) , spa, tanning and exercise equipment and kitchen. A pickel ball court situated next to the rec building. Passive amenities include the proposed and exi ting landscaping and the .8 acre greenbelt area. Sinc ely Patrick G. White PGW:dg eeeJJJJ" October 2 , 1986 i-;' CITYWIllnh 4 Roger Blaylock i OCT ),1986 Zoning Administrator R9 City of Renton 200 Mill Avenue South BUILDING/ZONING DEPT. Renton, WA 98055 RE: Honey Creek Apartments CU-063-86 and SA-064-86 Dear Roger: I hereby modify my plans for the Honey Creek Apartment complex and the following items have been added, changed or deleted to mitigate concerns by the Environmental Review Committee: Item 1 : The project has been redesigned to situate 37 units in the R-2 portion and 40 units in the R-3 portion for a total of 77 units. Item 2 : The natural area 100 ' from the creek shall remain undisturbed. Items 3 and 4 : Duvall Avenue NE has recently been restriped to include a center 2-way left turn lane. Additionally, our previous submittal erroneously showed a driveway across Duvall Avenue at a skewed angle from the proposed project entrance on Duvall. The driveway does not exist. The closest opposing driveway to our proposed entrance to Duvall Avenue is in excess of 140 ' away. Item 5 : Submitted. Item 6 : Landscape plan submitted. The market study for the project identifies two age groups as "most probable" tenants : 1 - 33-40 year age group, middle class professional. 2 - 50-60 year age group, financially stable, active. Recreational activities on site include a rec building which will hav( a swim spa ( lap pool ) , spa, tanning and exercise equipment and kitchen. A pickel ball court is situated next to the rec building. Passive amenities include the proposed and existing landscaping and the . 8 acre greenbelt area. Sinc,e ely, Patrick G. White PW:db r ellyd i c1 AEASTSIDE CONSULTANTS,INC. Et NEERS- 505 RAINIER BLVD.N ISSAQUAH,WASHINGTON 98027 PHONE:[206i 392-5351 SL EYORS Memo To: First Summit, Inc. From: Eastside Consultants, Inc. Re: Honey Creek Apartments CU-063-86 & SA-064-86 The Environmental Review Committee has expressed their concern that the project was intruding on a "Greenbelt" and the proposed West Hazen Pond". Swampy conditions that exist on the northerly portion of the site have been somewhat artificially created from the installation of the 48 inch diameter culvert which flows under Duvall Street and through the shopping center to the west. The invert of the culvert on the east side of Duvall Street is 388.68. The existing ground and creek bottom upstream have elevations of 387± and 386± respectively which has created a "dead storage" area below the elevation of the 48" culvert invert. To mitigate the impact on the area as it exists today and to provide for more storage potential in the future, should the City formally establish the "West Hazen Retention Pond" concept, the original plan has been revised to allow for a minimum setback from the stream to the top of bank of 100 feet more or less. If the ground elevation were modified to excavate the excess material between the dead storage elevation of 388.68 and elevation 400 from the face of the slope on the stream side of the proposed buildings to the northerly property line, the potential exists to provide an additional 276,000 gallons of detention storage. This would provide a significant reduction in downstream peak flows on Honey Creek if and when the "West Hazen Pond" was established. CITY OF RENTON D EE© EI 71'1. d 1 Rtlll.rlf! /7Oo IPU DE° 1I c I 1 2- 11V7. 4 7- rop2k d 7 f 0hi g 4-'" ' 9C- Y- kly4i- J)- 4- 4- r _ 1----, / IFf2Vit SI 1 j r a/ 7 21' YY I i I a.... 6" M0 Al." W--- ..... ' 411, 4-- f s ? i_?" 2 _ V\ i I TO: City of Renton Environmental Review Committee D W1.1FROM: First Summit,Inc.. JEP ; 01986 RE: Honey Creek Apartments BUILDING/ZONING DEFT.CU-063-86 and SA-064-86 DATE: September 30 , 1986 The following is submitted in response to the Committee ' s concerns as outlined in your correspondence dated September 19, 1986 . Item 1 -The project has been redesigned to situate 37 units in the R-2 portion and 40 units in the R-3 portion for a total of 77 units. Item 2 -The natural area 100 ' from the creek shall remain undisturbed. Item 3 and 4 - Duvall Avenue NE has recently been restriped to include a center 2-way left turn lane. Additionally, our previous submittal erroneously showed a driveway across Duvall Avenue at a skewed angle from the proposed project entrance on Duvall. The driveway does not exist. The closest opposing driveway to our proposed entrance to Duvall Avenue is in excess of 160 ' away. Item 5 -Submitted. Item 6 -Landscape plan submitted. The market study for the project identifies two age groups as "most probable" tenants : 1 - 33-40 year age group, middle class professional. 2 . 50-60 year age group, financially stable, active. Recreational activities on site include a rec building which will hav a swim spa ( lap pool ) , spa, tanning and exercise equipment and kitchen. A pickel ball court is situated next to the rec building. Passive amenities include the proposed and existing landscaping and the . 8 acre greenbelt area. tJ (/J t JohnsonBraund LCTru T. Qa6Bi]07 QO= dbdesign group, irll'l 304 MAIN AVE. S., SUITE 200 DATE JOB No. RENTON, WASHINGTON 98055 Pr 206) 271-7200 (206) 623-5732 ATTENTION TO RE: V ' n sC o fOh n ram- apt . Baj 4f• an, WA- or , it t commaavvA WE ARE SENDING YOU Attached Under separate cover via the following items: Shop drawings Prints Plans Samples Specifications Copy of letter Change order SETS DATE NO./SET DESCRIPTION 2— C 2V ft I ant l`Ian s 1HESE ARE TRANSMITTED as checked below: For approval Approved as submitted Resubmit copies for approval 3:1For your use Approved as noted Submit copies for distribution As requested Returned for corrections Return corrected prints For review and comment FOR BIDS DUE 19 0 PRINTS RETURNED AFTER LOAN TO US REMARKS SEP301986 BUILDING/ZONING DE-PT, JBDG SIGNED: gd OTHER: COPY TO t:, sl_ OFR4,,, Q ° BUILDING & ZONING DEPARTMENT RONALD G. NELSON - DIRECTOR 09 MUNICIPAL BUILDING 200 MILL AVE. SO. RENTON, WASH. 98055 • 235 540 co O, 1t 0 SEP1E ' BARBARA Y. SHINPOCH MAYOR September 19, 1986 Mr. Pat G. White, President First Summit, Inc. 55 First Place N.W., Suite 2 Issaquah, Washington 98027 SUBJECT: ENVIRONMENTAL REVIEW/PROPOSED HONEY CREEK APARTMENTS/CU-063-86 AND SA-064-86 Dear Mr. White: The Environmental Review Committee reconsidered your proposal to place 93 dwelling units on a 5.5 acre parcel located on the southeast corner of Duvall Avenue N.E. and N.E. Sunset Boulevard at their regular meeting on Wednesday, September 17, 1986. It was their opinion, based upon the recommendations from various departments and the on-site inspection, that there are still significant impacts associated with the modified proposal as presented, and a Declaration of Significance should be issued. The modified design adversely impacts an area that has been designated an area of physical hazard" resulting from surface water flooding. The May Creek Basin Plan, a technical study prepared by King County under 208 Surface Water Funding Grant, provides the basis for the ERC to reduce the density of the project proposal under Section 4-745(D)(2)b. Implementation of Section 4-745(D)(2) results in the following modificiations to the project density: ACRES ZONING UNIT/ACRE ALLOWED UNITS 3.0 acres R-2 12.1 units/acre 37.0 dwelling units 2.4 acres R-3 25.0 units/acre MINUS GREENBELT LIMITATION 0.8 acres R-3 25.0 units/acre 1.7 acres R-3 25.0 units/acre 40.0 dwelling units TOTAL 77.00 dwelling units The ERC has determined that a 100 foot wide corridor south of Honey Creek must be preserved in its natural state. [Note: The above calculation was based upon the deletion of all of the subject site north of the southern 100 foot setback from the stream that flows through the site.] The Committee is concerned that the 100 foot setback be retained as a natural "Greenbelt" area. This is to specificially include (1) that none of the the grading of the subject site intrude into the area, (2) that there is no removal of vegetation in the area, and (3) there be no dredging of the streambed of Honey Creek. In addition the Committee wants to see a grading plan for the entire site prior to issuing the environmental determination. Summarizing the concerns of the Environmental Review Committe, a new site plan should be prepared that addresses the following: 1. Reduction of the project to 77 dwelling units, including 37 units in the R-2 portion of the subject site and 40 units in the R-3 portion. 2. Preservation of a natural area lying north of a line created 100 feet south of the existing stream as shown on plans received on August 28, 1986. 3. Plans for channelization of the northern project entrance onto Duvall Avenue N.E. to permit only right turns in and out. This may include some lane widening. 4. If the widening forces any modification of the existing bank along Duvall Avenue N.E., an evaluation must be conducted by a professional landscaped architect and a professional engineer to determine if the existing stands of major trees shown on the tree preservation plan can be maintain. The intent of the Committee is that they must be preserved. 5. Grading plan for the subject site. 6. A landscape/site plan for the entire site which specifies active and passive indoor and outdoor recreational amenties and open space proposed to be included in the project. A project marketing plan should identify the basic consumer and show how the proposed recreational amenties support those anticipated users. The Washington Administrative Code (WAC 197-11-340) allows the applicant the opportunity to specifically address above the areas of environmental concern and propose mitigating measures prior to the Environmental Review Committee making a final decision. Any additional information that the applicant wishes to submit to address the above issues should be presented to the Environmental Review Committee no later than October 1, 1986. If you are unable to meet this deadline please contact me as soon as possible. For the Environmental Review Committee, 4J6._ Roger J. Blay ock Zoning Administrator RJB:ss 2 FIRSTST SUMMIT, INC. 392-15 8 TO: City of Renton Environmental Review Committee FROM: First Summit, Inc. RE: Honey Creek Apartments CU-063-86 and SA-064-86 DATE: August 26 , 1986 In response to the concerns expressed by the Environmental Review Committee, the project site plan has been modified accordingly and the following is submitted. The north end of the project has been redesigned to generally provide a 100 ' buffer between the apartment site and Honey Creek. Additionally, we propose to reshape the Honey Creek basin within our property boundaries to accomplish two things. First, the proposed contours for the basin as shown on the Eastside Consultants engineering submittal will provide for an additional 276 , 000 gallons of detention storage for upstream flows from Honey Creek. This configuration is compatible with the proposed West Hazen Retention Pond concept that the City is considering adopting. Secondly, after reshaping the basin, we shall revegetate the area in a manner that will encourage riparian activity. The introduction of willows, snowberries, red stem dogwood and tall Oregon grape provide excellent soil binding qualities because of their dense network of small roots ; snow brush provides nitrogen. Seeding shall be riparian zone mixture" consisting of highland creeping bent grass, annual rye, creeping red fescue and birdsfoot trefoil, thus maximizing the biofiltration potential for seasonal water which passes through this low area. The aesthetic qualities of the newly created basin that will benefit both the general public and the apartment complex should also be noted. Should the installation of a sidewalk on Duvall Avenue NE necessitate a cut in the existing bank, a rockery shall be installed to protect the bank. CITY OF FtEr\I TON 0 IEC [ I< <ii 1 AUG 31936 J1 I IL !!\G 1(MM DEP,;, 4) 55 First Place N.W. • Suite 2 • Issaquah,WA 98027 rovt-- s. ir:f r -.., V lit4e i kt,Iv e ‘ 0 4', ii j0, •...- e I 11! I 04i 4 ' . : r wy• 0 _ IEr it x. L 41ssa`u a ,ta r9r t • 4 i 1 I ,„, re ..,.., 1 k 4 A 1:.) ism‘k.1k 4, r r r ; ,, so,, % N 1 .i 4• it e' •"_ I`,t•flii. 7 j+ x 4 , , 4\ae^ • I -Frozen- ,: ;: t ., rr tee+ .„..., ,+t 7r t ' rre- t:40,4,1' 44 W it O i L k:r)... 4. Photo Date: 5-80 North A Approx. Scale: 1"= 30 r WETLAND: May Creek 6 COMMUNITY Newcastle PLAN AREA: LOCATION: SW SE 3-23-5 BASIN OR Cedar River DRAINAGE: INVENTORY DATE: 7-20-81 ACREAGE: 3. 8 CLASSIFICATION: Fish and Wildlife Service Common Name PSS1 Palustrine, Scrub-Shrub, Broad-Scrub-Shrub leaved Deciduous (Willow) PF01 Palustrine, Forested, Broad- Forested Wetland leaved Deciduous (Red Alder) III NOTE: The wetland edge shown above is approximate. 4n marshes, ponds or lakes, the transition from standing water to upian ,s OF R4, c; 41 BUILDING & ZONING DEPARTMENT Z o RONALD G. NELSON - DIRECTOR 9 co MUNICIPAL BUILDING 200 MILL AVE. SO. RENTON, WASH. 98055 • 235-25 0 0, 9q SEPSEP EBARBARA Y. SHINPOCH MAYOR August 15, 1986 Mr. Pat G. White, President First Summit, Inc. 55 First Place N.W., Suite 2 Issaquah, Washington 98027 SUBJECT: ENVIRONMENTAL REVIEW/PROPOSED HONEY CREEK APARTMENTS/CU-063-86 AND SA-064-86 Dear Mr. White: The Environmental Review Committee considered the additional information that you submitted in your letter of July 29, 1986 and also conducted an on-site field trip to evaluate the 5.5 acre parcel. It was their opinion, based upon the recommendations from various departments and the on-site inspection, that there are significant impacts associated with the proposal as presented, and a Declaration of Significance should be issued. However, the Washington Administrative Code (WAC 197-11-340) allows the applicant the opportunity to specifically address the areas of environmental concern and propose mitigating measures prior to the Environmental Review Committee making a final decision. The design that you proposed intrudes into a designated "GREENBELT" area of the City of Renton Comprehensive Plan and conflicts with the proposed West Hazen detention pond approved in policy by both the City of Renton and King County the May Creek Basin Plan. Based upon these two policies and the fact that we do not have specific design information concerning what can be done on your property and the other properties to address and comply with the specific intent of these policies, the Committee believes that no construction activity should take place within 20 feet south of the 400 foot contour line. Functionally, this would eliminate 24 units from your proposal. The only methodology you have to address this general intent is to provide detailed engineering plans showing the contours on two foot intervals within the drainage basin and showing how a specific design can meet the intent of both of the policy statements and maintain or enhance the designated "Greenbelt". This will be a very difficult argument for you to present. I Pat G. White August 14, 1986 Page 2 The field inspection also revealed a concerns about (1) access and (2) maintain the steep banked area along Duvall Avenue N.E. and preserve all mature trees. Steep Bank: The existing steep bank along Duvall Ave. N.E. together with the heavy stand of evergreen trees is a natural amenity and buffer from the heavy traffic on the adjacent arterial. Addition of the required sidewalk along the east side of the street will force the use of rockeries or retaining walls. This bank needs to be protected and the mature trees preserved.be reuired. Access: City policy directs the staff to prevent or limit access to major arterials if other access is available. Duvall Avenue N.E. is a major arterial. In this case N.E. 12th Street can provide access and should be installed to a minimum 24 foot width with a 36 foot pavement width at the intersection. Since the center access on Duvall Ave. N.E. can not be aligned with the access to the shopping center located on the west side of the street without substantial impacting the steep bank and vegetation along the west side of the subject property. The proposed center access should be limited to right-in and right-out. Unless a complete traffic evaluation is done, the Committee believes that these requirements should be included as modifications to your application. The City of Renton in its policy statements has also begun to question how a proposed site plan utilizes and accentuates on-site amenities. In this case, you have partially demonstrated through the tree survey that mature trees can be maintained on the site as part of an amenity package. The Committee belives that the aesthetics of the natural area of Honey Creek must be maintained. In reviewing a proposal, the building design then comes into play in how it is compatible and reflective of the identified on-site amenities. It appears that the low density townhouse development on the southern portion of the site addresses this relationship. However, the high density multiple family appears to be an intrusion into the GREENBELT area designated along Honey Creek. Therefore, possibly more creativity in design and actual use of the northern portion of the property should be evaluated by your firm. Any additional information that the applicant wishes to submit to argue the above issues should be presented to the Environmental Review Committee no later than September 1, 1986. If this is not sufficient time for you to prepare arguments, please contact me immediately to determine an appropriate schedule. For the Environmental Review Committee, 44—Roger J. Blaylock Zoning Administrator RJB:ss 2036N F I BUILDING & ZONING DEPARTMENT RONALD G. NELSON - DIRECTOR 0 MUNICIPAL BUILDING 200 MILL AVE. SO. RENTON, WASH. 98055 • 235-2 :) co O P 9 TED SEPT BARBARA Y. SHINPOCH MAYOR August 8, 1986 Mr. Pat G. White, President First Summit, Inc. 55 First Place N.W., Suite 2 Issaquah, Washington 98027 SUBJECT: HONEY CREEK APARTMENTS/CU-063-86/SA-064-86 Dear Pat: The Environmental Review Committee is analyzing the additional information that you provided on July 29, 1986. Several members of the Committee wanted to conduct on-site investigation concerning the possible problem associated with the Honey Creek Retention Basin. It appears that the detailed information related to storm drainage design will have to be conducted at this time to assure the preservation of the natural amenities associated with the Honey Creek Channel. The Committee members have not requested the additional information at this time, but I wanted to advise you because I believe they will probably request the information after their on-site inspection. I will keep you informed as to the need for the additional information. Sincerely, 6 Roger J. Blaylock Zoning Administrator RJB:ss 3049Z FIRST SUMMIT, INC. 392-15 B July 29 , 1986 R °NOhi El rg 11,3 1731 11 W1 [ VI IL, Roger Blaylock t JUL2 91986 Zoning Administrator City of Renton OU'LDI C, _,. AG DEPT, 200 Mill Avenue South Renton, WA 98055 Subject : Environmental Concerns for Honey Creek Apartments Dear Roger: The following is submitted in response to the environment concerns cited regarding the Honey Creek Apartment submittal. 1 . Four copies of tree survey submitted herewith. 2 . We will provide sufficient right-of-way for one half of the extension of 12th Avenue should the extension be required. 3 . The project driveway alignment with the existing single family driveway has been discussed with Don Monahan of the Public Works Department and minor changes will be incorporated into the submittals for Building Permits to satisfy their concerns, i .e. , incorporating the two into one at the access point. This will not change the site configuration. 4 . The Honey Creek retention basin has been addressed by our engineer. The required storage for our part of the West Hazen Plan can be obtained by cutting and shaping. Calculations and cut sheets will be provided with Building Permit submittals . Should you need anything further, please call. Since y, Pat White PW:db Enclosures fIleq)(i 55 First Place N.W. • Suite 2 • Issaquah,WA 98027 I OF i s 3 ;Pr BUILDING & ZONING DEPARTMENT RONALD G. NELSON - DIRECTOR NW. o 09 0- MUNICIPAL BUILDING 200 MILL. AVE. SO. RENTON, WASH. 98055 • 235-2 0 0, 9gTksD SEPS ' BARBARA Y. SHINPOCH MAYOR July 30, 1986 Mr. Pat G. White, President First Summit, Inc. 55 First Place N.W. , Suite 2 Issaquah, Washington 98027 SUBJECT: ENVIRONMENTAL REVIEW/CU-063-86 and SA-064-86 Dear Mr. White: The Environmental Review Committee (ERC) considered the environmental impacts of your proposed development of a 97 unit apartment complex containing approximately 81,000 square feet on a 5.5 acre parcel located at the southeast corner of the intersection of Sunset Boulevard N.E. and Duvall Avenue N.E. on Wednesday, July 16, 1986. This letter follows up and confirms our telephone conversation of last week in which I expressed that the Environmental Review Committee needed additional information as it relates to the following areas: 1. A tree survey of the subject site plotting all trees basically 6" or 8" in diameter or greater. The intent is to see how sensitive the site design is towards the on-site amenities. 2. Evaluation of the possible extension of N.E. 12th Street along the southern boundaries of the subject property. This may affect the site design and is important in the site plan review. 3. Evaluation of the possibility of moving the access to the subject site to be located directly across from the access to the shopping center located on the west side of Duvall Avenue N.E. 4. Analysis of how the site plan affects the storm water retention basin proposed under the adopted May Creek Basin Plan of the City of Renton. The question is how can the plan be implemented and the development as proposed be constructed. Will modifications be necessary? Fr A Mr. Pat G. White July 30, 1986 Page 2 This additional information needs to be submitted to the Environmental Review Committee before an environmental determination can be made. The Committee would appreciate a response within approximately ten days. If I can be of any further assistance, please contact me directly. Please accept my apologies for the delay in getting the written confirmation out to you personally. For the Environmental Review Committee, Roger J. Blaylock Zoning Administrator RJB:ss 2012N 1 o T Y ®, RENT() FILE NO(S): -: USE; ® BUILDING & ZONING DEPARTMENT S "" - 0 c, 4#MASTER APPLICATION cf-, NOTE TO APPLICANT: Since this is a comprehensive application form, only those items related to your specific type of application(s) are to be completed. Please print or type. Attach additional sheets if necessary.) APPLICANT 1 1 TYPE OF APPLICATION NAME ES First Summit, Inc. REZONE*(FROM TO ADDRESS 55 1st Place NW, Suite 2 SPECIAL PERMIT* CITY ZIP 1 TEMPORARY PERMIT* Issaquah, WA 98027 CONDITIONAL USE PERMIT* 5 TELEPHONE SITE PLAN APPROVAL 3; )' 1 SPECIAL PERMIT FOR GRADE AND FILL 206) 392-1598 No. of Cubic Yards: CONTACT PERSON E VARIANCE* From Section: Justification Required NAME Patrick G. White ADDRESS SUBDIVISIONS: 55 1st Place NW, Suite 2 El SHORT PLAT CITY ZIP n TENTATIVE PLAT Issaquah, WA 98027 PRELIMINARY PLAT TELEPHONE Q FINAL PLAT 206) 392-1598 Q WAIVER Justification Required) r- OWNER NO. OF LOTS: NAME PLAT NAME: First Summit, Inc. ADDRESS PLANNED UNIT DEVELOPMENT: 55 1st Place NW, Suite_ 2 0 PRELIMINARY CITY ZIP 0 FINAL Issaquah, WA 98027 P.U.D. NAME: TELEPHONE 2 0 6) 392-1598 0 Residential E] Industrial QCommercial Q Mixed LOCATION MOBILE HOME PARKS; PROPERTY ADDRESS Q TENTATIVE Short Plat 443-79 EXISTING USE PRESENT ZONING PRELIMINARY ED FINAL Vacant Land R2 . R3 PROPOSED USE iP9.5-5 FCL004- ,AAA PARK NAME: - Apartment complex p 004 7 NUMBER OF SPACES: 97 UN IT'S n ENVIRONMENTAL REVIEW COMMITTEE 5 Qo SQ. FT. ACRES AREA: TOTAL FEES 10 3o S' 239 , 500 5 . 5 CIrr LF4 F USE ONLY -- ADMINISTRATIVE PROCESSING T? OP DATE D vEi APPLICATION RECEIVED BY: v:eit iSLe.._, Sb.<w...O_-111\C-1"-is JUFF 19 APPLICATION DETERMINED TO BE: DAccepted BUILDING /ZONI ED Incomplete Notification Sent On y:( In 1s)NG DEPT. DATE ROUTED ADDITIONAL MATERIAL RECEIVED BY: APPLICATION DETERMINED TO BE: 0-- i( --? Accepted QIncomplete Notification Sent On By: Init 1s) ROUTED TO: Building Eti Design Eng. Fire Parks Police Policy Dev. Traffic Eng. Utilities REVISED 1-31-8 Legal description of property (if more space is required, attach a separate sheet). Please see attached Legal Description. AFFIDAVIT I, F 4 r is C &- 1,0417+E being duly sworn, declare that I am authorized representative to act for the property owner,Elwner 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 TO B ORE ME THIS DAY OF 19 NOTARY PUBLIC IN AND FOR THE STATE OF WASHINGTO RESIDING AT l/fi joyi Name of Notary Public) Signature of Owse_ /Nne1i/ _!,_C J SS /ST PL /1/K/ .5e)/Z Address) g.0 N. T Address) 410,7- sSIO 4;k;•°4 OTA ,:CC` 2cJ d-4 W,4 ZBOZ City) State) (Zip) N J8 LIC 0i: * pA .. 1.1.. .. 0•• 0?..' 139 ? -/ .78 H. •\. 1,F WA al Telephone) Acceptance of this application and required filing fee does not constitute a complete application. Plans and other materials required to constitute a complete application are listed in the "Application Procedure." Form #174 as LEGAL DESCRIPTION Lot 7 of Joseph P. Marshall Tracts, as per plat recorded in Volume 38 of plats, on page 30, records of King County; EXCEPT the East 135 feet of the North 80 feet of the South 510 feet thereof; EXCEPT that portion of said Lot conveyed to King County for road by deeds recorded under Auditor's File Nos. 6478059 and 4614810; AND EXCEPT that portion of said Lot described as follows: Beginning at the intersection of the centerline of Primary State Highway No. 2 (Sunset Highway) with a line which is 50 feet easterly of and parallel with the centerline of 138th Avenue Southeast, as established by Quit Claim Deed recorded under Auditor's File No. 6414810; thence South 4°58'22" West along said parallel line 250 feet to the True Point of Beginning; thence North 4°58'22" East along said parallel line 179.19 feet to the point of curvature of a 25 foot radius curve to the right; thence northeasterly along said curve 29. 52 feet to the point of compound curvature with a 1382.47 foot radius curve concave to the Southeast, said curve being parallel with and 50 feet distant from the aforementioned centerline of Primary State Highway No. 2; thence northeasterly along said curve 93.03 feet to a point of tangency; thence North 76°28'22" East 48.55 feet to aline which is 100 feet from, when measured at right angles and parallel with the East line of said Tract 7; thence South 1°21 '26" West along said parallel line 240.26 feet to a point which bears South 88°39'34" East from the True Point of Beginning; thence North 88°39'23" West 164.25 feet to the True Point of Beginning; SUBJECT TO an easement over that portion of Tract 7, Joseph P. Marshall Tracts, according to the plat recorded in Volume 38 of Plats, page 30, in King County, Washington, lying westerly of the East 135 feet of said Tract and being a strip of land 20 feet in width extending 10 feet on each side of the following described center line: Beginning at the Southeast corner of said Tract 7; thence North 1°21126" East along the East line thereof 430 feet; thence North 88°39'04" West parallel to the South line of said tract, 135 feet to the True Point of Beginning; thence North 57°22' 56" West 47. 17 feet to the point of curvature of a curve to the right having a radius of 510 feet; thence northwesterly along the arc of said curve 111 . 52 feet; thence North 44°51 ' 12" West 30 feet more or less, to the easterly line of 138th Ave. Southeast and the end of said centerline. 7 ,;iII r N° 1 . Ws$ Qo4 .3> r 1 i UOElI I O Cl nii- I a,z I r, OK- tenniS 01 s0 •7 Z` icz;‘,4 s 1 0r 1 I« 4,10 • pas. h I BOGS °°4"; s Cfar¢fICG; 40 l '4' :'1-1 0 o `• c''• `l `' - J" Yr r 9 1 I2 / 11.p 1 > C r44 or pp,,•'K ?ten I,- •',f'9•.ri i,/\' 01 •,e •' fps+yo a Z Z a K i • ,..• r. .ry5=% 1-I Zf iI se t.H•7 IImo;; c t O' r t tI it VCe) ..-2 pef Lf .: 00. c." e, 0..e - r 4s . .. , 21)/. I PQ,41 Fr-- 1, NV'Qi,sck,ht 4 2,' 4: LOT I DSO % h d s° 'Y o, NO !8 sSw ` ,• 'OM N SO 4' c ,. car° .ov lcss i/Le:!'LIP a) 0Iti yk NI Z 4. r , ., z ee Il.tom Yl- 4 a CO ILoO ( W 41 >k a : i S r` Q3 i j O 4,4 fa1;- CC)a 1. 009° AIN•SB•%s.v ze740 Z r ssA0 • ii a.lii0°,e,t. LOT 3 v 8 ) Lai. 4 N° sa°'° aI° ,o C. 43 10 ,'e 381'11' s 9O ' x q 2V 4 42 O+t.D 3945 • ,..rr „, To Q/ Q/pyy . 5iil 32." 73 OVA Y1W/Y M• I I - I IN W I 0 am' weri 111.1 D — .._ SCALE.--- I_ [-- _ _ _ 31 l E 1001 mJ f.ll ll Cot, IZ .!_.,_ el777.-.. La •.n.•r, s.1 ram _ Le,',eel?I °' ,• S eob,-,L fIiN`a'"''''W O VG S Y g• l.-1 s 1 el:r - 4 VO3 b. JUN 18 1986 ta ` 9 1 dr0 BUILDING/ZONING DEPT. JY CITY Of RENTON HONEY CREEK APARTMENTS rieNrar- Mailing List JUN 18 1986 BUILDING/ZONING DE: Joseph P. Marshall Tracts : 0050 0073 Southland Corporation Renton School District #403 2828 N. Haskell Avenue 435 Main South Dallas, TX 75221 Renton, WA 98055 0051 0081 Shannon O'Neil Charles Kinzel 2259 70th SE 1320 Duvall Avenue NE Mercer Island, WA 98040 Renton, WA 98055 0061 0080 & 0082 Marion Viaene S. Mirzanian & S. Foroudi 2025 Aberdeen Avenue NE 1003 151st NE Renton, WA 98056 Bellevue, WA 98006 0062 0085 James E. Dennis Exxon Corporation 14004 Sunset Blvd. SE SS 2421 Renton, WA 98055 P. 0. Box 53 Houston, TX 77001 0063 0075 Gaius Buxton 14506 SE Renton-Issaquah Rd. AAD Investments Co. , Ltd. Renton, WA 98055 11250 Kirkland Way Kirkland, WA 98033 0070 0092 & 0092 Paulff Nikolaisen 4821 Sunset Blvd. C. E. CHP Loveless Renton, WA 98055 C/O Westec , Ltd. 14711 NE 29th Place, Suite 111 David Zehm Bellevue, WA 98007 14007 SE 144th Renton, WA 98055 0094 0071 Bruce G. and Kathryn R. Brinton 4600 NE 12th State of Washington Renton, WA 98055 Department of General Admin. Division of Real Estate 0095 State Capitol Olympia, WA 98504 California Federal Savings & Loan 3839 NE Tillamook Street Portland, OR 97212 111 Oil HONEY CREEK APARTMENTS Mailing List (Continued) CITY O¢ RENTO Joseph P. Marshall Tracts : JUN 18 1% 0120 BUILDING/ZONING PT. Clarence H. Potts 4602 NE Sunset Blvd. Renton, WA 98055 0121 Jack Stewart 926 Kirkland NE Renton, WA 98055 0122 Kenneth and Shelley Burr 1537 Duvall NE Renton, WA 98056 10-23-05 : Burlington Northern, Inc. M4*810 3rd Avenue Tax Department 208 Ctrl. Seattle, WA 98104 9378 Renton Cong. CH Jehovah' s Witness C/O Patrick J. Callahan 3708 NE 10th Renton, WA 98055 9173 Michael E. Fleming 11212 137th SE Renton, WA 98055 9081 Robert E. Fricks 1160 Duvall Avenue NE Renton, WA 98055 SAFECO TITLE INSURANCE COMPANY Fourth S Vine Building P. O. Box 21987 Seattle, Washington 98111 To: FIRST SUMMIT, INC. 55 Place Northwest Issaquah, Washington Attention: Pat White Our No. : MG-453737 (Revised) SENIOR TITLE OFFICER: MICHAEL GILBERTSON Telephone: (206) 448-1550 Extension 409 TITLE SECRETARY: BARBARA BOLIN Telephone: (206) 448-1550 Extension 423 CITY cc l PSTON JUN 18 1986 - BUILDING/ZONING DEP SAFECC SAFECO Stock No.GSP-0389(Rev.4-84) J TITLE INSURANC COMMITMENT FOR TITLE INSURANCE SCHEDULE A Our No. : MG-453737 (Revised) 1. Effective Date : April 30, 1986 at 8:00 a.m. 2. Policy or Policies to be issued: X ALTA Owner 's Policy Amount : 435,000.00 X Standard _ Extended Premium: S1, 170. 00 Tax: S92.43 Rate applied : General Schedule Proposed Insured: FIRST SUMMIT, INC. , a Washington corporation X ALTA Loan Policy Amount: Premium: S Tax: Rate Applied : Proposed Insured : WLTA Standard Coverage Policy Amount : S Premium: Proposed Insured: Tax: 3. The estate or interest in the land described or referred to in the Commitment and covered herein is : A FEE 4. Title to the said estate or interest in said land is at the effective date hereof vested in: SEE EXHIBIT "I" ATTACHED HERETO AND MADE A PART HEREOF 5. The land referred to in this Commitment is in the State of Washington, County of King, and is described as follows: SEE EXHIBIT "II" ATTACHED HERETO AND MADE A PART HEREOF CC SAFECO Stock No.GSP-0389(Rev.4-84) C J TITLE A Our No. MC-453737 (Revised) EXHIBIT "I" PARCEL A A.A.D. INVESTMENTS CO. , LTD. , a Washington corporation, as to an undivided 12.5 percent interest ; SHAHROKH MIRZANIAN AND SHIRIN FOROUDI, husband and wife , as to an undivided 12. 5 percent interest ; ERZ COMPANY, a Washington corporation, as to an undivided 35 percent interest ; and POURANDOKHT F. DARABIAN, also appearing of record as POURANDOKHT DARABIAN (FARHADIEH) and POURANDOKHT FARHADIEH DARABIAN, as her separate estate, as to an undivided 40 percent interest. PARCELS B AND C A.A.D. INVESTMENTS CO. , LTD. , a Washington corporation, as to an undivided 12.5 percent interest ; SHAHROKH MIRZANIAN AND SHIRIN FOROUDI, husband and wife , as to an undivided 12.5 percent interest ; F.H.N. INTERNATIONAL, INC. , a Washington corporation, as to an undivided 40 percent interest ; and ERZ COMPANY, a Washington corporation, as to an undivided 35% interest. SAFECE SAFECO Stock No.GSP-0389(Rev.4-84) TITLE INSURAN( Our N ,. 1'agc EXHIBIT "II" PARCEL A That portion of Lot 7, JOSEPH P. MARSHALL TRACTS, according to the plat recorded in Volume 38 of Plats , page 30, in King County, Washington, described as follows: BEGINNING at the intersection of the East line of said Lot 7 and a line which is parallel to and 50 feet distant from the centerline of Primary State Highway No. 2; thence South 76°28'22" West along said parallel line 103.46 feet to the West line of the East 100.00 feet of Lot 7; thence South 1°20'26" West along said West line 180.73 feet ; thence South 88°39' 34" East 100. 00 feet to the East line of said Lot 7; thence North 1°20'21" East along said East line 207.28 feet to the POINT OF BEGINNING; EXCEPT that portion thereof condemned for highway purposes under King County Superior Court Cause No. 744378. PARCEL B Lot 7, JOSEPH P. MARSHALL TRACTS, according to the plat recorded in Volume 38 of Plats, page 30, in King County, Washington; EXCEPT the East 135 feet of the North 160 feet of the South 510 feet thereof ; EXCEPT those portions of said Lot 7 conveyed to King County for road purposes by deeds recorded under King County Recording Nos. 6478059 and 6414810; EXCEPT that portion of said Lot 7 described as follows: BEGINNING at the intersection of the centerline of Primary State Highway No. 2 Sunset Highway) with a line which is 50 feet Easterly of and parallel with the centerline of 138th Avenue Southeast , as established by Quit Claim Deed recorded under King County Recording No. 6414810; thence South 4°58'22" West along said parallel line 250 feet to the TRUE POINT OF BEGINNING; thence North 4°58'22" East along said parallel line 179. 19 feet to the point of curvature of a 25 foot radius curve to the right ; thence Northeasterly along said curve 29.52 feet to the point of compound curvature with a 1382.47 foot radius curve concave to the Southeast, said curve being parallel with and 50 feet distant from the aforementioned centerline of Primary State Highway No. 2; thence Northeasterly along said curve 93.03 feet to a point of tangency; thence North 76°28'22" East 48. 55 feet to a line which is 100 feet from, when measured at right angles and parallel with the East line of said Lot 7; SAFECO Stock No.GSP-0389(Rev.4-84) M SANEC v ' CP_,. N . MC-;53737 (F:ev: t : Exhibit ' I1" - Page thence South 1 °20 '26" West along said parallel line 240. 26 feet to a point which hears South 88°39' 34" East from the TRUE POINT OF BEGINNING; thence North 88°39'34" West 164.25 feet to the TRUE POINT OF BEGINNING; EXCEPT that portion of said Lot 7 described as follows: BEGINNING at the intersection of the East line of said Lot 7 and a line which is parallel to and 50 feet distant from the centerline of Primary State Highway No. 2; thence South 76°28'22" West along said parallel line 103.46 feet to the West line of the East 100. 00 feet of Lot 7; thence South 1°20'26" West along said West line 180. 73 feet ; thence South 88°39 '34" East 100. 00 feet to the East line of said Lot 7; thence North 1°20'21" East along said East line 207.28 feet to the POINT OF BEGINNING; AND EXCEPT that portion of said Lot 7 condemned for highway purposes under King County Superior Court Cause No. 744378. PARCEL C The East 135 feet of the North 80 feet of the South 430 feet of Lot 7, JOSEPH P. MARSHALL TRACTS, according to the plat recorded in Volume 38 of Plats, page 30, in King County, Washington. SAFECCCtnrlkinC:SD_f13AQ(Rai d_Adl P I I I M Order No. MC-45 73' (Revised) B - Page l COMMITMENT FOR TITLE INSURANCE SCHEDULE B I. Schedule B of the policy or policies to be issued will contain exceptions to the following matters unless the same are disposed of to the satisfac- tion of the Company: A. Defects , liens , encumbrances , adverse claims or other matters, if any, created, first appearing in the public records , or attaching subsequent to the effective date hereof but prior to the date the proposed Insured ac- quires of record for value the estate or interest or mortgage thereon covered by this commitment. B. Any policy issued pursuant hereto will contain under Schedule B the standard exceptions as set forth and identified as to type of policy on the inside of the back cover hereof. C. SPECIAL EXCEPTIONS: 1. Easement , including its terms , covenants and provisions as disclosed by instrument ; Recorded: March 30, 1960 Recording No. : 5146107 Affects : A strip of land 60 feet in width over Parcels B and C of said premises For: Road and utility purposes 2. Easement , including its terms, covenants and provisions as disclosed by instrument ; Recorded: October 28, 1965 Recording No. : 5946474 Affects : A strip of land 30 feet in width over a portion of said premises For: Drainage channel and/or other flood control works, including all appurtenances thereto The exact location and extent of said easement is not disclosed of record. 3. Easement for slopes for cuts and fills , including the terms, covenants and provisions thereof, as disclosed by instrument; Recorded: October 2, 1968 Recording No. : 6414810 Affects: That portion of said premises abutting 138th Avenue Southeast 4. Easement for slopes for cuts and fills, including the terms, covenants and provisions thereof, as disclosed by instrument; Recorded: March 4, 1969 Recording No. : 6478059 Affects: That portion of said premises abutting Primary State Highway No. 2 (Sunset Highway) SAFE SAFECO Stock No.GSP-0389(Rev.4-84)TITLE INSURANV Order No. MG-453737 (Revised) S;hedul e B - Page 2 5. Easement , including its terms , covenants and provisions as disclosed by instrument ; Recorded : January 19, 1970 Recording No. : 6610406 Affects : A portion of Parcel B For: Septic tank, sewage system and drainfield The location of said easement also is delineated on that certain boundary survey recorded under King County Recording No. 7812159010. 6. Easement , including its terms, covenants and provisions as disclosed by instrument ; Recorded : January 20, 1970 Recording No. : 6610687 Affects: The Northwesterly portion of Parcel A For: Ingress and egress 7. Easement , including its terms, covenants and provisions as disclosed by instruments ; Recorded : July 26, 1971 Recording Nos. : 7107260029 and 7107260041 Affects : A strip of land 20 feet in width over a portion of Parcel B For: Road and utility purposes The location of said easement also is delineated on that certain boundary survey recorded under King County Recording No. 7812159010. 8. Easement , including its terms, covenants and provisions as disclosed by instrument ; Recorded : May 3, 1972 Recording No. : 7205030503 Affects : A portion of the Easterly 5 feet of Parcel B For: Water line purposes The location of said easement also is delineated on that certain boundary survey recorded under King County Recording No. 7812159010. 9. Easement , including its terms, covenants and provisions as disclosed by instrument ; Recorded: May 3, 1972 Recording No. : 7205030504 Affects : The Easterly 5 feet of Parcel A For: Water line purposes 10. Agreement , including its terms, covenants and provisions; Between: FRANCIS DALE KUSSKE, as an individual and as Executor under the last Will and Testament of CATHERINE ELIZABETH KUSSKE; and HUMBLE OIL & REFINING COMPANY, a corporation Recorded: January 19, 1970 Recording No. : 6610405 For: Stipulations regarding a septic tank drainfield to be installed on Parcel B SAFEM SAFECO Stock No.GSP-0389(Rev.4-84) TITLE wsuRA, I der N. . Revised ' Scnedule B - Page 3 11. Restrictions contained on the face of the plat , as follows : No lot or portion of a lot in this plat , excepting those lots which are hereinafter restricted to business use, shall be divided and sold or resold or ownership changed or transferred, whereby the ownership of any portion of this plat shall be less than the area required for the use district stated on this plat. All tracts in this plat are restricted to S-1 - Suburban District Use, and are subject to the provisions of Resolution 1/6494 and any future amendments thereto. 12. Exceptions and Reservations as contained in Deed; From: F.J. WILTGEN AND BLANCHE WILTGEN, husband and wife Recorded : May 12, 1955 Recording No. : 4572272 As follows: Except coal and mineral rights. 13. Matters relating to ALTA Loan Policy coverage, disposition of which will be determined by inspection of the property, and reported by indorsement. 14. Delinquent general taxes for the second half : of 1985; Amount :148. 16, plus interest and penalty Tax Account No. :516970-0075-01 Excise Tax Rate :1. 32%, which is subject to change without notice Levy Code/Area: 2122/Renton Affects: Parcel A 15. Delinquent general taxes; Year: 1986 Amount :297.40, plus interest and penalty Tax Account No. :516970-0075-01 Excise Tax Rate:1.32%, which is subject to change without notice Levy Code/Area: 2105/Renton Affects: Parcel A 16. Delinquent general taxes; Year : 1983 Amount :2,053. 14, plus interest and penalty Tax Account No. :516970-0080-04 Excise Tax Rate :1.32%, which is subject to change without notice Levy Code/Area: 2122/Renton Affects : Parcel B 17. Delinquent general taxes for the second half ; of 1985; Amount :1,323.93, plus interest and penalty Tax Account No. :516970-0080-04 Excise Tax Rate:1.32%, which is subject to change without notice Levy Code/Area: 2122/Renton Affects: Parcel B SAFECO Stock No.GSP-0389(Rev.4-84) M TITLE A Icer N. . `;. - Revis_c Schedule B - Page 4 18. Delinquent general taxes ; Year : 1986 Amount :2,657.40, plus interest and penalty Tax Account No. :516970-0080-04 Excise Tax Rate :1.32%, which is subject to change without notice Levy Code/Area: 2105/Renton Affects : Parcel B 19. Delinquent general taxes ; Year : 1983 Amount :130. 18, plus interest and penalty Tax Account No. :516970-0082-02 Excise Tax Rate :32%, which is subject to change without notice Levy Code/Area: 2122/Renton Affects : Parcel C 20. Delinquent general taxes for the second half ; of 1985; Amount :S83.94, plus interest and penalty Tax Account No. :516970-0082-02 Excise Tax Rate :1.32%, which is subject to change without notice Levy Code/Area: 2122/Renton Affects : Parcel C 21. Delinquent general taxes ; Year : 1986 Amount :168.49, plus interest and penalty Tax Account No. :516970-0082-02 Excise Tax Rate :1.32%, which is subject to change without notice Levy Code/Area: 2105/Renton Affects : Parcel C NOTE: AN INVESTIGATION MUST BE MADE TO DETERMINE IF THERE ARE CHARGES OWING FOR FORECLOSURE PROCEEDINGS (CONTACT THE KING COUNTY OFFICE OF FINANCE - 344-4185). 22. Lien of real estate excise tax upon any sale of said premises , if unpaid. II. THE FOLLOWING ARE THE REQUIREMENTS TO BE COMPLIED WITH: A. Instruments necessary to create the estate or interest to be insured must be properly executed, delivered and duly filed for record. B. Evidence of the identity and authority of the officers of A.A.D. INVESTMENTS CO. , LTD. , a Washington corporation to execute the forthcoming instrument must be submitted. C. Evidence of the identity and authority of the officers of ERZ COMPANY, a Washington corporation to execute the forthcoming instrument must be submitted. SAFECC SAFECO Stock No.GSP-0389(Rev.4-84) TITLE INSURAN: order Nr .. ^"._L ,3, (Revised) Schedule B — Page 5 D. Evidence of the identity and authority of the officers of F.H.N. INTERNATIONAL, INC. , a Washington corporation to execute the forthcoming instrument must be submitted. E. The legal description submitted has been modified as set forth herein to comply with the record and the presumed intention of the parties to the transaction. The description must be examined and approved by the parties prior to closing. F. Evidence of the identity and authority of the officers of FIRST SUMMIT, INC. , a Washington corporation to execute the forthcoming instrument must be submitted. 1 END OF SPECIAL EXCEPTIONS AND REQUIREMENTS ** NOTE: This commitment does not include a search for water, sewer or utility service charges which may be delinquent. Inquiry regarding these matters should be made to the servicing district or municipality prior to closing. NOTE: This commitment supersedes and replaces Safeco Title Insurance Company Commitment No. MG-453737, dated April 22, 1986 at 8:00 a.m. RGB/cj/si SSAFECOStockNo.GSP-0389(Rev.4-84) 0/ TIT rG A .` a. Joseph F MArshALL r TRACTS v.„• . : sit,to 415 50 4 1 • N O P I y DO 59 3, , t. c1.25' a 7 i J 35 w o JCS A9 r+ 35 Ir 0 4a 4 3a4.73 3,24.73 This plat is for your aid in locating your land with reference to streets and other parcels. While this plat is 1, leved to be correct, the Company assumes no liability for any loss occurring by reason of reliance thereon." SAFECO SAFECO TITLE INSURANCE COMPANY 7 A l x ' t } y( ` S ; ¢ I •T'e 1. it' i' y( ,,p yrya , i fir,// .eu. ., . s .; i tii*ill.,;::,:',1-...21$1 "-.- A4 ir,,,,,,...t : ....,..1.4.,...,.: i 1....-. - ,. S pew It*; d 1 S h ta f•. ,1Y GYx"L A, X 4 . 0 Sj ; F k l '`i d # i' y Kl sl rl Y R, t t mA...: ,",.. t,CITY OF RENTON 13 rierli;i [l \V-IN ! it t. JUN 18 1986 s r iotaBUI_DifiKli 04 e \ INTRODUCING STARSQUARE Pr. I 70 TO 4001IVATT CUTOFF LUMINAIR Star Square II is a highly efficient modern luminaire designed for 1 wide variety of outdoor area lighting applications. Its construction , I heavy gauge extruded aluminum sides with crowned aluminum ro, 1` makes it extremely durable and weatherproof. Star Square II is a sharp cut off luminaire, designed j ,\ to control the glare from the high intensity discharge t , ,I light sources and provide visual comfort. The maxi- mum candle power is in the 68° zone with a sharp cut r,``; off at 75°. NORTh STAR tighTINCj INC. LIGHTING FOR COMMERCE • INDUSTRY • SPORT 4 2150 WEST 16th STREET• P. O. BOX 35• BROADVIEW, ILLINOIS 60153•312-681-4330•TELEX 72-1523 4111aR?;.,:;;,.,:- NORTH STAR LIGHTING INC.•5100 MAINGATE DRIVE •MISSISSAUGA,ONTARIO L4W 1X6•416-625-1978•TELEX 06-96-137 SECTION 3 PAGE INTRODUCING t4r ~ STAR SQUARE II 1/4i , f 70 TO 400 WATT CUTOFF LUMINAIRE11111 FOR PARKWAYS • SHOPPING PLAZAS • AIR TERMINALS • CONDO COMPLEX'S • BRIDGES • CAR LOTS • OFFICE BUILDING PLAZAS • MOTEL PARKING • OVER- PASSES• COMMUNITY CENTERS• INDUS- z .f TRIAL PARKS • PLAYGROUNDS • ROAD- WAY LIGHTING • COLLEGE CAMPUSES gulp Star Square II pictured with knuckle mounting jl ` _ Oi tSPECIFICATIONS Heavy duty .094 thick extruded aluminum i' weatherproof body with internal steel if..ormo- reinforcing back plate. Removable, hinged extruded aluminum lens 7: frame with ''4 turn, captive fasteners for easy lamp accessibility.L . q Hydro-formed Alzak aluminum reflector and 1 \. optical system, designed to produce I.E.S. r bs... II, Ill and IV medium distribution (with clear 14, At. lamps). Removable power pack is prewired with quick t. ,:,e disconnects, and held in place by IA turn ti captive fastener. i• Heavy duty structural aluminum mounting e - arm with self-aligning bolt guides. A one piece E.P.D.M. high temperature gasket tightly seals the tempered clear glass Power pack and lens frame in open position lens and the extruded frame, eliminating bugs and light leaks. Porcelain lamp grip socket has nickel plated screw shell and spring loaded contact. I P /. 9."-------- B __ The standard finish is an all weather 7:: Polymer" Duronodic Bronze Polyester powder coating. c y w, LUMINAIRE SIZE Two Star Square II sizes are available dependingtuponthelampwattage.The table below provides the ice 1\ dimensions of each along with the Effective Projected Area. i / DIMENSION FORM A FORM B q ir„ , A 181/8 211 5/1 6„ J'i i 1 46^ '''. w B 24 1/ 2"26 9/1 6 n C 8'/e 813/76n E.P.A.1.55 1.75 iii; . PAGE2 CATALOG NUMBER WATTAGE LAMP BALLAST TYPE FORM TYPE SSN-036LS-120H•70 High Pressure Sodium HX-HPF A SSN-136LS-120H 100 High Pressure Sodium HX-HPF A NNS SSN-236LS-120H 1.50 High Pressure Sodium HX-HPF A SSN-436LS-120H 250 High Pressure Sodium Regulated A SSN-636LS-120H 400 High Pressure Sodium Regulated A SSN-336H-120H 175 i Metal Halide CWA A SSN-436H-120H 250 Metal,Halide CWA A SSN-636H-120H 400 Metal Halide CWA B SSN-336M-120H 175 Mercury Vapor CWA A SSN-436M-120H 250 Mercury Vapor CWA A SSN-636M-120H 400 Mercury Vapor CWA B Indicate the proper line voltage required. Star Square II is available for 120, 208, 240, 277 or 480 volts as well as 4MT(multiple voltage ballast 120, 208, 240, 277). —347 and 600 volt ballast available in Canada only. 200 Watt high pressure sodium is available--consult factory. SEE SECTION 9 FOR ELECTRICAL CHARACTERISTICS DATA The luminaire described by the catalog number is fur- MOUNTING ARMS nished complete as described in the specifications. It FURNISHED WITH STAR SQUARE II includes the Standard Bronze Duronodic powder finish, FORM B ONLY mounting arm and mounting hardware. The pole as well 11" USED WITH MTG. as the desired lamp must be ordered separately. MA-11 ARRANGEMENT 290-390-490 MOUNT IG ARM FORM A ONLY 9" USED WITH MTG. MA_9 ARRANGEMENT 01 290-390-490 LUMINAIRE FORMA Et8 WALL MOUNTING 4" USED WITH MTG. POLE MA-4 ARRANGEMENT 100-2180 COLLAR iris^ ,---", MOUNTING ARRANGEMENTS 0 O WALL PLATE ARM O . iirT' 4 'CATALOG NO.WMP-4-4" WMP-9-9" WMP-11—11" 100 2180 290 390 490 MEM ORDERING EXAMPLE 6". POLE TOP ADAPTOR h fie`` o {, coKi 4, For Existing Poles I. ti0 a ay , 3y P 4O O0 ,t' y , POLES AND et0QQ'P UNIT 34 V 4 ...` 4O 0P FINISH POLE TOP ADAPTORS p' A 4 SSN X X X X XXX H Bronze XXX-XX-XXX-XXX MO.CATALOG NUMBS IS 120 BRONZE-- PTC-100 1 UNIT o NEW STAR 208 BLACK I 9" PTC-2180 2 UNIT @ 182 240 WHITE 100-1 UNIT PTC-290 2 UNIT @ 90 SQUARE II 277 SILVER 2180-2 UNITS@180• PTC-390 3 UNIT @ 90070WATTSANODIZING-CONSULT 290-2 UNITS @90' a 1- 100 WATTS 480 FACTORY 390-3 UNITS@9o' PTC-490 4 UNIT @ 90 2- 150 WATTS 4MT 490-4 UNITS@90' 3- 175 WATTS 4- 250 WATTS 6- 400 WATTS HIGH POWER FACTOR SEE POLE AND BRACKETS 200 W.H.P.S. INFORMATION SECTION 6 CONSULT FACTORY LS-HIGH PRESSURE SODIUM POLE TOP ADAPTOR—designed for use with e) ting 3--LE S.III DISTRIBUTION H- METAL HALIDE POLE TOP ADAPTORS tenon top poles having 23/s to 274" outside diame .r. A2-LE.S.II DISTRIBUTION M--MERCURY VAPOR 4--I E.S.IV DISTRIBUTION removable top facilitates assembly with the sta -lard Lamp,not furnished mounting arms. It is finished to match the arm and umi- 4-ADJUSTABLE KNUCKLE naire body. Mounting arm lengths furnished as are s own 6-ARM MOUNTING in the table. 8-DIRECT TO POLE MOUNTING Mounting Arms are available standard in 4,9,and 11 inch lengths.For other lengths consult factory. PAGE 3 STARS UAR PO ES AND BRAckTS r BC,SQUARE TAPERED STEEL POLES Shafts are fabricated from United States standard, 11 gauge c' I O 1-- O f stock, weldable grade, commercial quality, hot rolled steel with 1 I continuous 0°-22' constant uniform taper. s SQUARE STEEL POLES f- 0 I Shafts are one section design, fabricated from a weldable gra(6) -.4. carbon steel structural tubing with a uniform wall thickness. Mater I SQUARE POLE BASE shall conform to ASTM A-500 grade B, with a minimum yie i BC strength of 42000 P.S.I. Removable pole top cap is supplied to facilitate wiring and mountir a of fixture. v- 0 GENERAL o \ o S Base plates are constructed of a structural quality hot rolled carbi 1. 1_ i steel plate with a guaranteed minimum yield strength of 36000 P.S 0 - Anchor bolts are "L" bent bars having a minimum yield strength f TAPPERED POLE BASE 36000 P.S.I. Nuts and washers are furnished. All poles have reinforced hand hole opening complete with coN. r P T and grounding nut, 14" above the base plate. L. Finish-All poles are finished with a red oxide primer paint. Cons t i---,= -r- the factory for painted or galvanized finishes. i.;i If aluminum poles are required they may be obtained on spec 11 order. Please consult the factory. OPTIONAL A base plate anchor bolt cover is available. Suffix the catal g ANCHOR BOLT number with BPC. SQUARE STEEL POLES MTG.HT. CATALOG SHAFT BASE SIZE BOLT CIRCLE THK. BOLT PROJ.TUBE SIZE ANCHOR BOLT SIZE MAX.PROJ. SHIPP.r IFT.1•A NO.1 SIZE IIN.1-S (IN.1•8C (IN.IT (IN.I-P (IN.)-SQ. IIN.)-DIA.xLGTH. AREA(SQ.FT.) WT.•ILE 1 9 SSP9MOS 3"x3"x11GA 10.0 9.0-10.0 .50 1.75 3 75 x 28 13.2 76 9 SSP9HDS 4"x4"x11GA 10.0 9.0-10.0 .50 1.75 4 75 x 28 22.5 117 12 SSP12MDS 3"x3"x11GA 10.0 9.0.10.0 .50 1.75 3 75 x 28 9.5 135 12 SSPI2HDS 4"x4"x11GA 10.0 9.0.10.0 .50 1.75 4 75 x 28 13.8 148 14 SSP14MDS 4"x4"x11GA 10.0 9.0-10.0 50 1.75 4 75 x 28 11.8 150 _ 14 SSP14HOS 4"x4"x7GA 10.0 9.0-10.0 .50 1.75 4 75 x 28 19.3 169 17 SSP17MDS 4"x4"x11GA 10.0 9.0.10.0 .75 2.00 4 75 x 28 8.5 178 _ 17 SSP17HDS 4"x4"x7GA 10.0 9.0-10.0 .75 2.00 4 75 x 28 15.4 225 _ 20 SSP20MDS 4"x4"x7GA 10.0 9.0-10.0 .75 2.00 4 75 x 28 11.3 185 20 SSP2OHDS 5"x5"x7GA 10.0 9.0-10.0 .75 2.00 5 75 x 28 22.6 281 24 SSP24MDS 5"x5"x7GA 10.5 9.5-10.5 1 2.25 5 1 x 40 14.9 327 24 SSP24HDS 6"x6"x7GA 10.5 9.5-10.5 1 2.25 6 1 x 40 25.5 380 0 30 SSP3OMDS 5"x5"x7GA 11.5 10.5-11.5 1 2.25 5 1 x 40 - 8.6 460 30 SSP30HDS 6"x6"x7GA 11.5 10.5.11.5 1 2.25 6 1 x 40 17.8 475 SQUARE TAPERED STEEL POLES AP MTG.HT. CATALOG SHAFT BASE SIZE BOLT CIRCLE THK. BOLT PROJ. TUBE SIZE ANCHOR BOLT SIZE MAX.PROJ.13) SHIPF G FT.(-A NO.(1) SIZE(2) (IN.S ((NJ-BC (IN.1-T ((N.1-P IIN.)-O (IN.)-DIA.xLGTH. AREA(SOFT.) WT.-II 1.1 20 SNTP-20-HD 7.13x4.11x20' 14.0 11.0 1.0 2.25 7.13S0 1 x 40 13.6 23' - 24 SNTP-24-HD 7.13x3.5x24' 14.0 11.0 1.0 2.25 7.13S0 1 x 40 14.2 26. IfiLd-',-4LJ17;.11i1 30 SNTP-30-HD 8.0x3.5x30'14.0 11.0 1.0 2.25 8.0S0 1 x 40 15.2 33 t 11 I1l 35 SNTP•35•HD 9.25x3.5x35' 16.5 13.5 1.0 2.25 9.2560 1-x40 14.4 45 1`) { 39 SNTP-39-HD 10.28x4.5x39' 16.5 13.5 1.25 2.50 10.28SO 1 x 40 14.0 50 ,` NOTE-Specify mounting arrangement when ordering 1-,,;.;; so proper fixture attachments can be supplied on the pole,i.e.SSP-30-MDS-290. R1 -4, I-1 PAGE 4 OF R ECF: t% 0 City of Renton z Lu: ENVIRONMENTAL CHECKLIST 94/ TED SEPTE Purpose of Checklist: The State Environmental Policy Act (SEPA), chapter 43,21C RCW, requires all governmental agencies to consider the environmental impacts of a proposal before making decisions. An environmental impact statement (EIS) must be prepared for allproposals with probable significant adverse impacts on the quality of the environment. The purpose of this checklist is to provide information to help you and the agency identify impacts from your proposal (and to reduce or avoid impacts from the proposal, if it can be done) and to help the agency decide whether an EIS is required. Instructions for Applicants: This environmental checklist asks you to describe some basic information about your proposal. Governmental agencies use this checklist to determine whether the environmental impacts of your proposal are significant, requiring preparation of an EIS. Answer the questions briefly, with the most precise information known, or give the best description you can. You must answer each question accurately and carefully, to the best of your knowledge. In most cases, you should be able to answer the questions from your own observations or project plans without the need to hire experts. If you really do not know the answer, or if a question does not apply to your proposal, write "do not know" or "does not apply." Complete answers to the questions now may avoid unnecessary delays later. Some questions ask about governmental regulations, such as zoning, shoreline, and landmark designations. Answer these questions if you can. If you have problems, the governmental agencies can assist you. The checklist questions apply to all parts of your proposal, even if you plan to do them over a period of time or on different parcels of land. Attach any additional information that will help describe your proposal or its environmental effects. The agency to which you submit this checklist may ask you to explain your answers or provide additional information reasonably related to determining if there may be significant adverse impacts. Use of Checklist for Nonproject Proposals: (Please Type or Print Legibly) Complete this checklist for nonproject proposals, even though questions may be answered "does not apply." IN ADDITION, complete the SUPPLEMENTAL SHEET FOR NONPROJECT ACTIONS (part D). For nonproject actions (actions involving decisions on policies, plans and programs), the references in the checklist to the words "project," "applicant," and "property or site" should be read as "proposal," "proposer," and "affected geographic area," respectively. A. BACKGROUND 1.Name of proposed project, if applicable: Honey Creek Apartments 2.Name of applicant: First Summit, Inc. 3. Address and phone number of applicant and contact person: Pat White 55 1st Place NW, Suite 2 Issaquah, WA 98027 206) 392-1598 4. Date checklist prepared: May 29 , 1986 . 5.Agency requesting checklist: City of Renton 6. Proposed timing or schedule (including phasing, if applicable): Construction to be completed in one phase. Construction to be started in the summer of 1986 . CITY Oc m i ON Fi ii) JUN 18 1986 BUILDING/ZONING l: T. 1 7. Do you have any plans for future additions, expansions, or further activity related to or connected with this proposal? if yes, explain. No. 8. List any environmental information you know about that has been prepared, or will be prepared, directly related to this proposal. An Environmental Checklist was prepared in 1979 for the rezoning of the subject property. 9. Do you know whether applications are pending for governmental approvals of other proposals directly affecting the property covered by your proposal? If yes, explain. No. 10. List any governmental approvals or permits that will be needed for your proposal, if known. Building Permits. 11. Give brief, complete description of your proposal, including the proposed uses and the size of the project and site. There are several questions later in this checklist that ask you to describe certain aspects of your proposal. You do not need to repeat those answers on this page. Please see Attachment. 12. Location of the proposal. Give sufficient information for a person to understand the precise location of your proposed project, including a street address, if any, and section, township, and range if known. If a proposal would occur over a range of area, provide the range or boundaries of the site(s). Provide a legal description, site plan, vicinity map, and topography map, if reasonably available. While you should submit any plans required by the agency, you are not required to duplicate maps or detailed plans submitted with any permit applications related to this checklist. Please see Attachment. B. ENVIRONMENTAL ELEMENTS 1. EARTH a. General description of the site (circle one); flat, rolling, hilly, steep slopes, mountainous, other gentle slope. b. What is the steepest slope on the site (approximate percent slope)? Average slope, 5% ; steepest slope, 15% . c. What general types of soils are found on the site (for example, caly, sand, gravel, peat, muck)? If you know the classification of agricultural soils, specify them and note any prime farmland. Please see Attachment. d. Are there surface indications or history of unstable soils in the immediate vicinity? If so, describe. No. 2 - I e. Describe the purpose. type, and approximate quantities of any filling or grading proposed. Indicate source of fill. Please see Attachment. f. Could erosion occur as a result of clearing, construction, or use? If so, generally describe. Please see Attachment. g. About what percent of the site will be covered with impervious surfaces after project construction (for example, asphalt or buildings)? Impervious: 40%Pervious : 60% h. Proposed measures to reduce or control erosion, or other impacts to the earth, if any: See Item (f. ) above. 2. AIR a. What types of emissions to the air would result from the proposal (i.e., dust, automobile, odors, industrial wood smoke) during construction and when the project is completed? If any, generally describe and give approximate quantities if known. During construction, a certain amount of dust will be created and this can be controlled by watering. The completed project would provide automobile exhaust and wood smoke from fireplaces. b. Are there any off-site sources of emission? No. c. Proposed measures to reduce or control emissions or other impacts to air, if any: None. 3. WATER a. Surface: 1) Is there any surface water body on or in the immediate vicinity of the site including year-round and seasonal streams, saltwater, lakes, ponds, wetlands)? If yes, describe type and provide names. If appropriate, state what stream or river it flows into. Honey Creek flows east/west across the north end of the subject property. This portion of the site is low and fairly wet. It contains a dense growth of Alder with a few scattered fir trees. The developers are aware of the sensitive nature of this area and have kept all development uphill of this area, so it can be kept in its natural stat( 2) Will the project require any work over, in, or adjacent to (within 200 feet) the described waters? If yes, please describe and attach available plans. No buildings will be located at the creek elevation. The closest buildings to the creek will be a minimum of ten feet above the existing invert of the creek. 3) Estimate the amount of fill and dredge material that would be placed in or removed from surface water or wetlands and indicate the area of the site that would be affected. Indicate the source of fill material. A certain amount of fill will be needed at the northwest corner of the site to raise one building to an elevation required for gravity flow sanitary sewer. 3 - 4) Will the proposal require surface water withdrawals or diversions? Give general description, purpose, and approximately quantities if known. No. 5) Does the proposal lie within a 100-year floodplain? If so, note location on the site plan. The culverting of Honey Creek to the west of the subject property has determined an elevation of +/- 388. 0 feet as possible retention of water in a bad storm. Our develop- ment has been kept above this elevation. 6) Does the proposal involve any discharges of waste materials to surface waters? If so, describe the type of waste and anticipated volume of discharge. No. b. Ground: 1) Will ground water be withdrawn, or will water be discharged to ground water? Give general description, purpose, and appaoximately quantities if known. The amount of existing ground water, in the portion of the site to be developed (above elevation 400 . 0) is very minimal. It will be picked up in the form of footing drains and directed into the drainage and retention system. 2) Describe waste material that will be discharged into the ground from septic tanks or other sources, if any (for example: Domestic sewage; industrial, containing the following chemicals . . .; agricultural; etc.). Describe the general size of the system, the number of such systems, the number of houses to be served (if applicable), or the number of animals or humans the system(s) are expected to serve. None. c. Water Runoff (including storm water): 1) Describe the source of runoff (including storm water) and method of collection and disposal, if any (include quantities, if known). Where will this water flow? Will this water flow into other waters? If so, describe. A complete drainage and water retention system will be provided as per the City of Renton development standards. This system will collect and control all surface water rain) collecting on the impervious surfaces. Refer to the Drainage and Water Retention Drawing. 2) Could waste materials enter ground or surface waters? If so, generally describe. No. 4 - d. Proposed measures to reduce or control surface, ground, and runoff water impacts, if any: Refer to Item C. 1. above. 4. Plants a. Check or circle types of vegetation found on the site: 1) deciduous tree: alder, maple, aspen, other ID evergreen tree: fir, cedar, pine, other o Shrubs xi grass (field grass) o crop or grain Wet soil plants: cattail, buttercup, bullrush, skunk cabbage, other o water plants: water lily, eel grass, milfoil, other o other types of vegetation b. What kind and amount of vegetation will be removed or altered? The developed clumps of mature fir trees will be retained as much as possible. The Alder trees and field grass will be removed in those areas to be developed. c. List threatened or endangered species known to be on or near the site. None. d. Proposed landscaping, use of native plants, or other measures to preserve or enhance vegetation on the site, if any: Once the buildings have been completed, an extensive land- scaping plan will be followed to supplement the existing landscaping. Plants trees and ground cover natural to the area will be used. Refer to the Landscaping Plan. 5.Animals a. Circle any birds and animals which have been observed on or near the site or are known to be on or near the site: Birds: Hawk, heron, eagle, songbirds, other Mammals: deer, bear, elk, beaver, other Fish: bass, salmon, trout, herring, shellfish, other b. List any threatened or endangered species known to be on or near the site. None. c. Is the site part of a migration route? If so, explain. No. 5 - 1 d. Proposed measures to preserve or enhance wildlife, if any: The area surrounding Honey Creek will be maintained in its natural state. None of the existing flora or fauna will be disturbed. 6. Energy and Natural Resources a. What kinds of energy (electric, natural gas, oil, wood stove, solar) will be used to meet the completed project's energy needs? Describe whether it will be used for heating, manufacturing, etc. The proposed project will require electricity to heat and light the units. Wood burning stoves are provided in each unit, but their heat output is not computed into the unit' s heating requirements. b. Would your project affect the potential use of solar energy by adjacent properties? If so, generally describe. No. c. What kinds of energy conservation features are included in the plans of this proposal? List other proposed measures to reduce or control energy impacts, if any: The buildings will be designed in accordance with the current Washington State Energy Code. 7. Environmental Health a. Are there any environmental health hazards, including exposure to toxic chemicals, risk of fire and explosion, spill, or hazardous waste, that could occur as a result of this proposal? If so, describe. No. 1) Describe special emergency services that might be required. Police and emergency aid services. 2) Proposed measures to reduce or control environmental health hazards, if any: None. b. Noise 1) What types of noise exist in the area which may affect your project (for example: traffic, equipment, operation, other)? Only those normally associated in a location such as the proposed subject property. The property is buffering residential on one side and light commercial on the other. Traffic would be the main creator of noise. 6 - I 2) What types and levals of noise would be created by or associated with the project on a short-term or a long-term basis (for example: traffic, construction, operation, other)? Indicate what hours noise would come from the site. During construction, those sounds and noises normally associated with any wood constructed project would be created. These can be limited by working only those hours allowed under the City of Renton Municipal Code. After the construction is completed, traffic to and from the project would be the greatest noise. 3) Proposed measures to reduce or control noise impacts, if any: During construction, limit the hours that work can be done. 8. Land and Shoreline Use a. What is the current use of the site and adjacent properties? The current site is zoned R-2 and R-3 and is undeveloped. The existing zoning in the area is 'G' , B-1, business use; R-2 , residence two, family use. The surrounding properties consist of a mixture of commercial, low density single family residential and undeveloped uses. b. Has the site been used for agriculture? If so, describe. No. c. Describe any structures on the site. One old shed. d. Will any structures be demolished? If so, what? One old shed. e. What is the current zoning classification of the site? R-2, R-3, f. What is the current comprehensive plan designation of the site? Commercial, single or multi-family residential. g. If applicable, what is the current shoreline master program designation of the site? None. h. Has any part of the site been classified as an "environmentally sensitive" area? If so, specify. No, but the Planning staff has recommended that as much of the existing natural amenities be retained as possible around Honey Creek. i. Approximately how many people would reside or work in the completed project? Based on 2.5 people per unit, the maximum number of people would be 243 . j. Approximately how many people would the completed project displace? None. k. Proposed measures to avoid or reduce displacement impacts, if any: None. 7 - 1. Proposed measures to ensure the proposal is compatible with existing and projected land uses and plans, if any: The proposed development is consistent with the existing Comprehensive Plan and zoning designation. 9. Housing a. Approximately how many units would be provided, if any? Indicate whether high, middle, or low-income housing. A total of 97 units will be provided and they will be rimar'illy middle income housing.b. Approximately how many units, itu any, would be eliminated? Indicate whether high, middle, or low-income housing. None. c. Proposed measures to reduce or control housing impacts, if any: None. 10. Aesthetics a. What is the tallest height of any proposed structure(s), not including antennas; what is the principal exterior building material(s) proposed. Please see Attachment. b. What views in the immediate vicinity would be altered or obstructed? None. c. Proposed measures to reduce or control aesthetic impacts, if any: Please see Attachment. 11. Light and Glare a. What type of light or glare will the proposal produce? What time of day would it mainly occur? The light provided by the proposed project will not be any greater than any other similar multi-residential develop- ment. The light will occur at night when the lights will be turned on inside the units. Standard street lights and low intensity light fixtures in the pathways will be installed for protection and safety of the residents. b. Could light or glare from the finished project be a safety hazard or interfere with views? No. c. What existing off-site sources of light or glare may affect your proposal? The shopping center to the west. d. Proposed measures to reduce or control light and glare impacts, if any: We will be providing a landscape buffer and maintain the tall mature fir trees along 138th Avenue NE (Duvall) . 8 - 12. Recreation a. What designated and informal recreational opportunities are in the immediate vicinity? The subject site is within one mile of the Kiwanis Park and within one mile of the King County Park west of Siena Height Elementary School. b. Would the proposed project displace any existing recreational uses? If so, describe. No. c. Proposed measures to reduce or control impacts on recreation, including recreation opportunities to be provided by the project or applicant, if any: The proposed development will contain open spaces for informal activities. A recreation building with multi- purpose rooms, bathrooms , jacuzzi, swim-spa, outdoor patio, etc. will be provided. Also, one pickleball court will be installed. 13. Historic and Cultural Preservation a. Are there any places or objects listed on, or proposed for, national, state, or local preservation registers known to be on or next to the site? If so, generally describe. No. b. Generally describe any landmarks or evidence of historic, archaeological, scientific, or cultural importance known to be on or next to the site. None. c. Proposed measures to reduce or control impacts, if any: None. 14. Transportation a. Identify public streets and highways serving the site, and describe proposed access to the existing street system. Show on site plans, if any. The subject property borders the Renton-Issaquah Road SR900) on the north, 138th Avenue NE (Duvall) on the west and the proposed extention of NE 12th on the south. Access will be from 138th Avenue NE (Duvall) and NE 12th St ,yet. b. Is site currently served by public transit? If not, what is the approximately distance to the nearest transit stop? Yes. c. How many parking spaces would the completed project have? How many would the project eliminate? The proposed development would provide 146 tenant stalls and 24 guest stalls for a total of 170 stalls. There is currently no parking on the site. d. Will the proposal require any new roads or streets, or improvements to existing roads or streets, not including driveways? If so, generally describe indicate whether public or private). Yes. The owners of the subject property will dedicate a 30 foot wide strip by 287 . 9 feet long, along the south property line, to extend NE 12th. 9 - e. Will the project use (or occur in the immediate vicinity of) water, rail, or air transportation? If so, generally describe. No. f. How many vehicular trips per day would be generated by the completed project? If known, indicate when peak volumes would occur. 6. 1 trips per unit x 97 units = 592 average daily trips. g. Proposed measures to reduce or control transportation impacts, if any: None. 15. Public Services a. Would the project result in an increased need for public services (for example: fire protection, police protection, health care, schools, other)? If so, generally describe. No. The existing public services are adequate to accommodate the proposed development. b. Proposed measures to reduce or control direct impacts on public services, if any. None. 16. Utilities a. Circle utilities currently available at the site: electricity, natural gas, water, refuse service, telephone, sanitary sewer, septic system, other. b. Describe the utilities that are proposed for the project, the utility providing the service, and the general construction activities on the site or in the immediate vicinity which might be needed. Water, power and sewer are all required and readily accessible to the subject site. They are located in 138th Avenue NE (Duvall) . We will stub-off of these lines and run them throughout the site as needed. C. SIGNATURE I, the undersigned, state that to the best of my knowledge the above information is true and complete. It is understood that the lead agency may withdraw any declaration of non-significance that it might issue in reliance upon this checklist should there be any willful misrepresentation or willful lack of full disclosure on my part. Proponent: Name Printed: P4 Gc1/-1/T"E W41f? 10 - 176 11-8-84 4. LEGAL DESCRIPTION Lot 7 of Joseph P. Marshall Tracts, as per plat recorded in Volume 38 of plats, on page 30, records of King County; EXCEPT the East 135 feet of the North 80 feet of the South 510 feet thereof; EXCEPT that portion of said Lot conveyed to King County for road by deeds recorded under Auditor's File Nos. 6478059 and 4614810; AND EXCEPT that portion of said Lot described as follows: Beginning at the intersection of the centerline of Primary State Highway No. 2 (Sunset Highway) with a line which is 50 feet easterly of and parallel with the centerline of 138th Avenue Southeast, as established by Quit Claim Deed recorded under Auditor's File No. 6414810; thence South 4°58'22" West along said parallel line 250 feet to the True Point of Beginning; thence North 4°58'22" East along said parallel line 179.19 feet to the point of curvature of a 25 foot radius curve to the right; thence northeasterly along said curve 29. 52 feet to the point of compound curvature with a 1382.47 foot radius curve concave to the Southeast, said curve being parallel with and 50 feet distant from the aforementioned centerline of Primary State Highway No. 2; thence northeasterly along said curve 93.03 feet to a point of tangency; thence North 76°28'22" East 48.55 feet to aline which is 100 feet from, when measured at right angles and parallel with the East line of said Tract 7; thence South 1°21 '26" West along said parallel line 240.26 feet to a point which bears South 88°39'34" East from the True Point of Beginning; thence North 88°39'23" West 164.25 feet to the True Point of Beginning; SUBJECT TO an easement over that portion of Tract 7, Joseph P. Marshall Tracts according to the plat recorded in Volume 38 of Plats, page 30, in King County, Washington, lying westerly of the East 135 feet of said Tract and being a strip of land 20 feet in width extending 10 feet on each side of the following described center line: Beginning at the Southeast corner of said Tract 7; thence North 1°21 '26" East along the East line thereof 430 feet; thence North 88°39'04" West paralle to the South line of said tract, 135 fret to the True Point of Beginning; thence North 57°22'56" West 47. 17 feetoto the point of curvature of a curve to the right having a radius of 510 feet; thence northwesterly along the arcofsaidcurve111 .52 feet; thence North 44°51 ' 12" West 30 feet more or less, to the easterly line of 138th Ave. Southeast and the end of said centerline. ATTACHMENT A. 11. The subject property contains +/- 5. 5 acres. The property slopes down from a high point of elevation 440. 0 feet at the southeast corner, to a low point along Honey Creek of approximately elevation 385. 0 feet at the northeast corner of the site. The site is rectangular in shape, with a 160 ' x 135 ' section along the east property line removed for an existing residence. This excluded portion is connected to 138th Avenue NE (Duvall) by a twenty foot wide section of property. The proposed 97 unit apartment development will contain six three- story buildings , with one covered parking stall per unit. (All but one of the buildings are set into the hillside, thus providing a two-story exposure onto the uphill side, a two and one half- story exposure on the ends and a three-story exposure on the downhill side) . The following parking has been provided on site: 1. 1. 5 stalls per unit: 97 X 1. 5 = 146 stalls 2. 4 guest stalls per unit: 97=4 = 24 stalls Total = 170 stalls A recreational building of approximately 1, 000 - 1, 300 square feet will be provided. It will contain an office, warming kitchen, multi-purpose room, bathrooms , jacuzzi, swim spa, storage, patio, etc. One outdoor pickleball court will be provided. Access to the subject property will be from NE 12th Street (which will be continued along our south property line) and 138th Avenue NE (Duvall) , on the west. Circulation through the site has been designed to allow fire truck access to all buildings (outside curve radius of 45 ' and an inside curve radius of 25 ' was used) . No dead-ends are greater than 150 feet long, thus not requiring a developed turn-around. A. 12. The subject property is located at the southeast corner of the intersection of 138th Avenue NE (Duvall Avenue NE) and Sunset Boulevard NE. (See attached vicinity map) . The legal description is as follows : ATTACHMENT (Continued) B. 1. c. Alderwood gravelly sandy loam (AgC) . Permeability is moderately rapid in the surface layer and subsoil and very slow in the sub- stratum. Run-off is slow to medium and the erosion hazard is moderate. Everett gravelly sandy loam, 5-15% slope (EvC) . Permeability is rapid. Run-off is slow to medium and erosion hazard is slight to moderate. Shaless Mud (Sm) . Permeability is moderate in the organic layer and moderate to rapid in the low point of the site. There is a seasonal high water table at or near the surface. The available water capacity is high. Run-off is ponded. There is no erosion hazard. B. 1. e. The proposed cuts will be limited to a maximum of 8 - 9 feet at the uphill side of the buildings with daylight basements. No substantial filling is proposed at this time. B. 1. f. No. The major 8 - 9 foot cuts will be limited to the buildings themselves. Road cuts and fills will be minimized. Those areas where the existing vegetation will be removed, will be replaced with a combination of trees, shrubs and ground cover. A complete drainage and water retention system will be installed as per the City of Renton development standards to pick-up and control all surface water. B. 10. a. As previously indicated, most of the buildings will be situated into the hillside with a daylight basement on the downhill side. This allows for a two-story exposure on the uphill side of the building, two and a half-story exposure on the ends of the building and a three-story exposure on the downhill side of the building. The tallest height to the top plate line of any buiding will be 25-4 feet. The tallest height to the top of the 4 in 12 sloped roof will be 32-4 feet. B. 10. c. The major aesthetics of the project will be established by a combination of landscaping and building design. The major ATTACHMENT (Continued) mature evergreen trees within the subject site will be saved whenever possible. So trimming may have to be done, but most will remain untouched. Landscaping within the proposed devel- opment will be a combination of trees, shrubs and ground cover natural to the area. Deciduous trees will be used to provide seasonal changes in leaves, Spring and Fall color and to allow penetration of Winter sun into these areas. Shrubs and flowers will be used for color accents in cluster areas. The units within each building are view-oriented, using decks , window locations and plan arrangements to take advantage of territorial views. Materials used for exterior finishes are natural textures and colors. The buildings have been located, as much as possible, to take advantage of the natural slope, by setting them into the hillside. NDING OF FILE FILE TITLE 3e2/de d)toW7/dd Of5 0 F R ECF: Ir 0 L ! CO City of Renton Lu:C__U _0 ENVIRONMENTAL CHECKLIST 91Teo SEPT - Purpose of Checklist: The State Environmental Policy Act (SEPA), chapter 43,21C RCW, requires all governmental agencies to consider the environmental impacts of a proposal before making decisions. An environmental impact statement (EIS) must be prepared for allproposals with probable significant adverse impacts on the quality of the environment. The purpose of this checklist is to provide information to help you and the agency identify impacts from your proposal (and to reduce or avoid impacts from the proposal, if it can be done) and to help the agency decide whether an EIS is required. Instructions for Applicants: This environmental checklist asks you to describe some basic information about your proposal. Governmental agencies use this checklist to determine whether the environmental impacts of your proposal are significant, requiring preparation of an EIS. Answer the questions briefly, with the most precise information known, or give the best description you can. You must answer each question accurately and carefully, to the best of your knowledge. In most cases, you should be able to answer the questions from your own observations or project plans without the need to hire experts. If you really do not know the answer, or if a question does not apply to your proposal, write "do not know" or "does not apply." Complete answers to the questions now may avoid unnecessary delays later. Some questions ask about governmental regulations, such as zoning, shoreline, and landmark designations. Answer these questions if you can. If you have problems, the governmental agencies can assist you. The checklist questions apply to all parts of your proposal, even if you plan to do them over a period of time or on different parcels of land. Attach any additional information that will help describe your proposal or its environmental effects. The agency to which you submit this checklist may ask you to explain your answers or provide additional information reasonably related to determining if there may be significant adverse impacts. Use of Checklist for Nonproject Proposals: (Please Type or Print Legibly) Complete this checklist for nonproject proposals, even though questions may be answered "does not apply." IN ADDITION, complete the SUPPLEMENTAL SHEET FOR NONPROJECT ACTIONS (part D). For nonproject actions (actions involving decisions on policies, plans and programs), the references in the checklist to the words "project," "applicant," and "property or site" should be read as "proposal," "proposer," and "affected geographic area," respectively. A. BACKGROUND 1.Name of proposed project, if applicable: Honey Creek Apartments 2.Name of applicant: First Summit, Inc. 3. Address and phone number of applicant and contact person: Pat White 55 1st Place NW, Suite 2 Issaquah, WA 98027 206) 392-1598 4. Date checklist prepared: May 29 , 1986 . 5.Agency requesting checklist: City of Renton 6. Proposed timing or schedule (including phasing, if applicable): Construction to be completed in one phase. Construction to be started in the summer of 1986 . CITY Of RENT©N ri-o + 2 JUN 18 1986 BUILDING/ZONING DEF. 1 4 7. Do you have any plans for future additions. expansions, or further activity related to or connected with this proposal? if yes, explain. No. 8. List any environmental information you know about that has been prepared, or will be prepared, directly related to this proposal. An Environmental Checklist was prepared in 1979 for the rezoning of the subject property. 9. Do you know whether applications are pending for governmental approvals of other proposals directly affecting the property covered by your proposal? If yes, explain. No. 10. List any governmental approvals or permits that will be needed for your proposal. if known. Building Permits. 11. Give brief, complete description of your proposal, including the proposed uses and the size of the project and site. There are several questions later in this checklist that ask you to describe certain aspects of your proposal. You do not need to repeat those answers on this page. Please see Attachment. 12. Location of the proposal. Give sufficient information for a person to understand the precise location of your proposed project, including a street address, if any, and section, township, and range if known. If a proposal would occur over a range of area, provide the range or boundaries of the site(s). Provide a legal description. site plan, vicinity map, and topography map, if reasonably available. While you should submit any plans required by the agency, you are not required to duplicate maps or detailed plans submitted with any permit applications related to this checklist. Please see Attachment. B. ENVIRONMENTAL ELEMENTS 1. EARTH a. General description of the site (circle one); flat, rolling, hilly, steep slopes, mountainous, other gentle slope- b. What is the steepest slope on the site (approximate percent slope)? Average slope, 5% ; steepest slope, 15% . c. What general types of soils are found on the site (for example, caly, sand, gravel, peat, muck)? If you know the classification of agricultural soils. specify them and note any prime farmland. Please see Attachment. d. Are there surface indications or history of unstable soils in the immediate vicinity? If so, describe. No. 2 - I e. Describe the purpose, type, and approximate quantities of any filling or grading proposed. Indicate source of fill. Please see Attachment. f. Could erosion occur as a result of clearing, construction, or use? If so, generally describe. Please see Attachment. g. About what percent of the site will be covered with impervious surfaces after project construction (for example, asphalt or buildings)? Impervious : 40o Pervious : 60% h. Proposed measures to reduce or control erosion, or other impacts to the earth, if any: See Item (f. ) above. 2.AIR a. What types of emissions to the air would result from the proposal (i.e., dust, automobile, odors, industrial wood smoke) during construction and when the project is completed? If any, generally describe and give approximate quantities if known. During construction, a certain amount of dust will be created and this can be controlled by watering. The completed project would provide automobile exhaust and wood smoke from fireplaces . b. Are there any off-site sources of emission? No. c. Proposed measures to reduce or control emissions or other impacts to air, if any: None. 3. WATER a. Surface: 1) Is there any surface water body on or in the immediate vicinity of the site including year-round and seasonal streams, saltwater, lakes, ponds, wetlands)? If yes, describe type and provide names. If appropriate, state what stream or river it flows into. Honey Creek flows east/west across the north end of the subject property. This portion of the site is low and fairly wet. It contains a dense growth of Alder with a few scattered fir trees. The developers are aware of the sensitive nature of this area and have kept all development uphill of this area, so it can be kept in its natural state. 2) Will the project require any work over, in, or adjacent to (within 200 feet) the described waters? If yes, please describe and attach available plans. No buildings will be located at the creek elevation. The closest buildings to the creek will be a minimum of ten feet above the existing invert of the creek. 3) Estimate the amount of fill and dredge material that would be placed in or removed from surface water or wetlands and indicate the area of the site that would be affected. Indicate the source of fill material. A certain amount of fill will be needed at the northwest corner of the site to raise one building to an elevation required for gravity flow sanitary sewer. 3 - I 4) Will the proposal require surface water withdrawals or diversions? Give general description, purpose, and approximately quantities if known. No. 5) Does the proposal lie within a 100-year floodplain? If so, note location on the site plan. The culverting of Honey Creek to the west of the subject property has determined an elevation of +/- 388. 0 feet as possible retention of water in a bad storm. Our develop- ment has been kept above this elevation. 6) Does the proposal involve any discharges of waste materials to surface waters? If so, describe the type of waste and anticipated volume of discharge. No. I b. Ground: 1) Will ground water be withdrawn, or will water be discharged to ground water? Give general description, purpose, and appaoximately quantities if known. The amount of existing ground water, in the portion of the site to be developed (above elevation 400. 0) is very minimal. It will be picked up in the form of footing drains and directed into the drainage and retention system. 2) Describe waste material that will be discharged into the ground from septic tanks or other sources, if any (for example: Domestic sewage; industrial, containing the following chemicals . . .; agricultural; etc.). Describe the general size of the system, the number of such systems, the number of houses to be served (if applicable), or the number of animals or humans the system(s) are expected to serve. None. c. Water Runoff (including storm water): 1) Describe the source of runoff (including storm water) and method of collection and disposal, if any (include quantities, if known). Where will this water flow? Will this water flow into other waters? If so, describe. A complete drainage and water retention system will be provided as per the City of Renton development standards . This system will collect and control all surface water rain) collecting on the impervious surfaces. Refer to the Drainage and Water Retention Drawing. 2) Could waste materials enter ground or surface waters? If so, generally describe. No. 4 - d. Proposed measures to reduce or control surface, ground, and runoff water impacts, if any: Refer to Item C. 1. above. 4. Plants a. Check or circle types of vegetation found on the site: xi deciduous tree: alder, maple, aspen, other xi evergreen tree: fir, cedar, pine, other o Shrubs 1) grass (field grass) o crop or grain A Wet soil plants: cattail, buttercup, bullrush, skunk cabbage, other o water plants: water lily, eel grass, milfoil, other o other types of vegetation b. What kind and amount of vegetation will be removed or altered? The developed clumps of mature fir trees will be retained as much as possible. The Alder trees and field grass will be removed in those areas to be developed. c. List threatened or endangered species known to be on or near the site. None. d. Proposed landscaping, use of native plants, or other measures to preserve or enhance vegetation on the site, if any: Once the buildings have been completed, an extensive land soaping plan will be followed to supplement the existing landscaping. Plants trees and ground cover natural to the area will be used. Refer to the Landscaping Plan. 5. Animals a. Circle any birds and animals which have been observed on or near the site or are known to be on or near the site: Birds: Hawk, heron, eagle, songbirds, other Mammals: deer, bear, elk, beaver, other Fish: bass, salmon, trout, herring, shellfish, other b. List any threatened or endangered species known to be on or near the site. None. c. Is the site part of a migration route? If so, explain. No. 5 - 1 d. Proposed measures to preserve or enhance wildlife, if any: The area surrounding Honey Creek will be maintained in its natural state. None of the existing flora or fauna will be disturbed. 6. Energy and Natural Resources a. What kinds of energy (electric, natural gas, oil, wood stove, solar) will be used to meet the completed project's energy needs? Describe whether it will be used for heating, manufacturing, etc. The proposed project will require electricity to heat and light the units. Wood burning stoves are provided in each unit, but their heat output is not computed into the unit' s heating requirements. b. Would your project affect the potential use of solar energy by adjacent properties? If so, generally describe. No. c. What kinds of energy conservation features are included in the plans of this proposal? List other proposed measures to reduce or control energy impacts, if any: he buildings will be designed in accordance with the urrent Washington State Energy Code. 7. Environmental Health a. Are there any environmental health hazards, including exposure to toxic chemicals, risk of fire and explosion, spill, or hazardous waste, that could occur as a result of this proposal? If so, describe. No. 1) Describe special emergency services that might be required. Police and emergency aid services. 2) Proposed measures to reduce or control environmental health hazards, if any: None. b. Noise 1) What types of noise exist in the area which may affect your project (for example: traffic, equipment, operation, other)? Only those normally associated in a location such as the proposed subject property. The property is buffering residential on one side and light commercial on the other. Traffic would be the main creator of noise. 6 - 2) What types and levals of noise would be created by or associated with the project on a short-term or a long-term basis (for example: traffic, construction, operation, other)? Indicate what hours noise would come from the site. During construction, those sounds and noises normally associated with any wood constructed project would be created. These can be limited by working only those hours allowed under the City of Renton Municipal Code. After the construction is completed, traffic to and from the project would be the greatest noise. 3) Proposed measures to reduce or control noise impacts, if any: During construction, limit the hours that work can be done. B. Land and Shoreline Use a. What is the current use of the site and adjacent properties? The current site is zoned R-2 and R-3 and is undeveloped. The existing zoning in the area is 'G' , B-1 , business use; R-2 , residence two, family use. The surrounding properties consist of a mixture of commercial, low density single family residential and undeveloped uses. b. Has the site been used for agriculture? If so, describe. No. c. Describe any structures on the site. One old shed. d. Will any structures be demolished? If so, what? One old shed. e. What is the current zoning classification of the site? R-2 , R-3. f. What is the current comprehensive plan designation of the site? Commercial, single or multi-family residential. g. If applicable, what is the current shoreline master program designation of the site? None. h. Has any part of the site been classified as an "environmentally sensitive" area? If so, specify. No, but the Planning staff has recommended that as much of the existing natural amenities be retained as possible around Honey Creek. i. Approximately how many people would reside or work in the completed project? Based on 2. 5 people per unit, the maximum number of people would be 243 . j. Approximately how many people would the completed project displace? None. k. Proposed measures to avoid or reduce displacement impacts, if any: None. 7 - 1. Proposed measures to ensure the proposal is compatible with existing and projected land uses and plans, if any: The proposed development is consistent with the existing Comprehensive Plan and zoning designation. 9. Housing a. Approximately how many units would be provided, if any? Indicate whether high, middle, or low-income housing. A total of 97 units will be provided and they will be b. primarily middle incomehousing. pproximately now many units, itu any, would be eliminated? Indicate whether high, middle, or low-income housing. None. c. Proposed measures to reduce or control housing impacts, if any: None. 10. Aesthetics a. What is the tallest height of any proposed structure(s), not including antennas; what is the principal exterior building material(s) proposed. Please see Attachment. b. What views in the immediate vicinity would be altered or obstructed? None. c. Proposed measures to reduce or control aesthetic impacts, if any: Please see Attachment. 11. Light and Glare a. What type of light or glare will the proposal produce? What time of day would it mainly occur? The light provided by the proposed project will not be any greater than any other similar multi-residential develop- ment. The light will occur at night when the lights will be turned on inside the units. Standard street lights and low intensity light fixtures in the pathways will be installed for protection and safety of the residents. b. Could light or glare from the finished project be a safety hazard or interfere with views? No. c. What existing off-site sources of light or glare may affect your proposal? The shopping center to the west. d. Proposed measures to reduce or control light and glare impacts, if any: We will be providing a landscape buffer and maintain the tall mature fir trees along 138th Avenue NE (Duvall) . 8 - 12. Recreation a. What designated and informal recreational opportunities are in the immediate vicinity? The subject site is within one mile of the Kiwanis Park and within one mile of the King County Park west of Siena Height Elementary School. b. Would the proposed project displace any existing recreational uses? If so, describe. No. c. Proposed measures to reduce or control impacts on recreation, including recreation opportunities to be provided by the project or applicant, if any: The proposed development will contain open spaces for informal activities. A recreation building with multi- purpose rooms, bathrooms, jacuzzi, swim-spa, outdoor patio, etc. will be provided. Also, one pickleball court will be installed. 13. Historic and Cultural Preservation a. Are there any places or objects listed on, or proposed for, national, state, or local preservation registers known to be on or next to the site? If so, generally describe. No. b. Generally describe any landmarks or evidence of historic, archaeological, scientific, or cultural importance known to be on or next to the site. None. c. Proposed measures to reduce or control impacts, if any: None. 14. Transportation a. Identify public streets and highways serving the site, and describe proposed access to the existing street system. Show on site plans, if any. The subject property borders the Renton-Issaquah Road SR900) on the north, 138th Avenue NE (Duvall) on the west and the proposed extention of NE 12th on the south. Access will be from 138th Avenue NE (Duvall) and NE 12th S eet. b. Is site currently served by public transit? If not, what is the approximately distance to the nearest transit stop? Yes. c. How many parking spaces would the completed project have? How many would the project eliminate? The proposed development would provide 146 tenant stalls and 24 guest stalls for a total of 170 stalls. There is currently no parking on the site. d. Will the proposal require any new roads or streets, or improvements to existing roads or streets, not including driveways? If so, generally describe indicate whether public or private). Yes. The owners of the subject property will dedicate a 30 foot wide strip by 287 . 9 feet long, along the south property line, to extend NE 12th. 9 - e. Will the project use (or occur in the immediate vicinity of) water, rail, or air transportation? If so, generally describe. No. f. How many vehicular trips per day would be generated by the completed project? If known, indicate when peak volumes would occur. 6. 1 trips per unit x 97 units = 592 average daily trips. g. Proposed measures to reduce or control transportation impacts, if any: None. 15. Public Services a. Would the project result in an increased need for public services (for example: fire protection, police protection, health care, schools, other)? If so, generally describe. No. The existing public services are adequate to accommodate the proposed development. b. Proposed measures to reduce or control direct impacts on public services, if any. None. 16. Utilities a. Circle utilities currently available at the site: electricity, natural gas, water, refuse service, telephone, sanitary sewer, septic system, other. b. Describe the utilities that are proposed for the project, the utility providing the service, and the general construction activities on the site or in the immediate vicinity which might be needed. Water, power and sewer are all required and readily accessible to the subject site. They are located in 138th Avenue NE (Duvall) . We will stub-off of these lines and run them throughout the site as needed. C. SIGNATURE I, the undersigned, state that to the best of my knowledge the above information is true and complete. It is understood that the lead agency may withdraw any declaration of non-significance that it might issue in reliance upon this checklist should there be any willful misrepresentation or willful lack of full disclosure on my part. Proponent: Name Printed: P4 Gt(i--1/T- - /J SST . ,W4N/Y B/L. 10 - 176 11-8-84 LEGAL DESCRIPTION Lot 7 of Joseph P. Marshall Tracts, as per plat recorded in Volume 38 of plats, on page 30, records of King County; EXCEPT the East 135 feet of the North 80 feet of the South 510 feet thereof; EXCEPT that portion of said Lot conveyed to King County for road by deedsrecordedunderAuditor' s File Nos. 6478059 and 4614810; AND EXCEPT that portion of said Lot described as follows: Beginning at the intersection of the centerline of Primary State Highway No. 2 (Sunset Highway) with a line which is 50 feet easterly of and parallel with the centerline of 138th Avenue Southeast, as established by Quit Claim Deed recorded under Auditor's File No. 6414810; thence South 4°58'22" West along said parallel line 250 feet to the True Point of Beginning; thence North 4°58'22" East along said parallel line 179.19 feet to the point of curvature of a 25 foot radius curve to the right; thence northeasterly along said curve 29. 52 feet to the point of compound curvature with a 1382.47 foot radius curve concave to the Southeast, said curve being parallel with and 50 feet distant from the aforementioned centerline of Primary State Highway No. 2; thence northeasterly along said curve 93.03 feet to a point of tangency; thence North 76°28'22" East 48.55 feet to a line which is 100 feet from, when measured at right angles and parallel with the East line of said Tract 7; thence South 1°21 '26" West along said parallel line 240.26 feet to a point which bears South 88°39'34" East from the True Point of Beginning; thence North 88°39'23" West 164.25 feet to the True Point of Beginning; SUBJECT TO an easement over that portion of Tract 7, Joseph P. Marshall Tracts according to the plat recorded in Volume 38 of Plats, page 30, in King County,Washington, lying westerly of the East 135 feet of said Tract and being a strip of land 20 feet in width extending 10 feet on each side of the following described center line: Beginning at the Southeast corner of said Tract 7; thence North 1°21 '26" East along the East line thereof 430 feet; thence North 88°39'04" West paralle to the South line of said tract, 135 fret to the True Point of Beginning; thence North 57°22'56" West 47. 17 feetsto the point of curvature of a curve to the right having a radius of 510 feet; thence northwesterly along the arcofsaidcurve111 .52 feet; thence North 44°51 ' 12" West 30 feet more or less, to the easterly line of 138th Ave. Southeast and the end of said centerline. ATTACHMENT A. 11. The subject property contains +/- 5. 5 acres. The property slopes down from a high point of elevation 440. 0 feet at the southeast corner, to a low point along Honey Creek of approximately elevation 385. 0 feet at the northeast corner of the site. The site is rectangular in shape, with a 160 ' x 135 ' section along the east property line removed for an existing residence. This excluded portion is connected to 138th Avenue NE (Duvall) by a twenty foot wide section of property. The proposed 97 unit apartment development will contain six three- story buildings , with one covered parking stall per unit. (All but one of the buildings are set into the hillside, thus providing a two-story exposure onto the uphill side, a two and one half- story exposure on the ends and a three-story exposure on the downhill side) . The following parking has been provided on site: 1. 1. 5 stalls per unit: 97 X 1. 5 = 146 stalls 2. 4 guest stalls per unit: 97=4 = 24 stalls Total = 170 stalls A recreational building of approximately 1, 000 - 1,300 square feet will be provided. It will contain an office, warming kitchen, multi-purpose room, bathrooms, jacuzzi, swim spa, storage, patio, etc. One outdoor pickleball court will be provided. Access to the subject property will be from NE 12th Street (which will be continued along our south property line) and 138th Avenue NE (Duvall) , on the west. Circulation through the site has been designed to allow fire truck access to all buildings (outside curve radius of 45' and an inside curve radius of 25 ' was used) . No dead-ends are greater than 150 feet long, thus not requiring a developed turn-around. A. 12. The subject property is located at the southeast corner of the intersection of 138th Avenue NE (Duvall Avenue NE) and Sunset Boulevard NE. (See attached vicinity map) . The legal description is as follows : ATTACHMENT (Continued) B. 1. c. Alderwood gravelly sandy loam (AgC) . Permeability is moderately rapid in the surface layer and subsoil and very slow in the sub- stratum. Run-off is slow to medium and the erosion hazard is moderate. Everett gravelly sandy loam, 5-15% slope (EvC) . Permeability is rapid. Run-off is slow to medium and erosion hazard is slight to moderate. Shaless Mud (Sm) . Permeability is moderate in the organic layer and moderate to rapid in the low point of the site. There is a seasonal high water table at or near the surface. The available water capacity is high. Run-off is ponded. There is no erosion hazard. B. 1. e. The proposed cuts will be limited to a maximum of 8 - 9 feet at the uphill side of the buildings with daylight basements. No substantial filling is proposed at this time. B. 1. f. No. The major 8 - 9 foot cuts will be limited to the buildings themselves. Road cuts and fills will be minimized. Those areas where the existing vegetation will be removed, will be replaced with a combination of trees, shrubs and ground cover. A complete drainage and water retention system will be installed as per the City of Renton development standards to pick-up and control all surface water. B. 10. a. As previously indicated, most of the buildings will be situated into the hillside with a daylight basement on the downhill side. This allows for a two-story exposure on the uphill side of the building, two and a half-story exposure on the ends of the building and a three-story exposure on the downhill side of the building. The tallest height to the top plate line of any buiding will be 25-4 feet. The tallest height to the top of the 4 in 12 sloped roof will be 32-4 feet. B. 10. c. The major aesthetics of the project will be established by a combination of landscaping and building design. The major r ATTACHMENT (Continued) mature evergreen trees within the subject site will be saved whenever possible. So trimming may have to be done, but most will remain untouched. Landscaping within the proposed devel- opment will be a combination of trees , shrubs and ground cover natural to the area. Deciduous trees will be used to provide seasonal changes in leaves, Spring and Fall color and to allow penetration of Winter sun into these areas. Shrubs and flowers will be used for color accents in cluster areas. The units within each building are view-oriented, using decks , window locations and plan arrangements to take advantage of territorial views. Materials used for exterior finishes are natural textures and colors. The buildings have been located, as much as possible, to take advantage of the natural slope, by setting them into the hillside. ENDING OF FILE Fig. TITLE er 27,e_e d)soeniW 6,