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HomeMy WebLinkAboutLUA81-087 (2)BEGINNING OF FILE FILE TI\`` s/%" I Nt ( 14fai° O87 MICOFILMED OF I 4THE CITY OF RENTON MUNICIPAL BUILDING 200 MILL AVE. SO. RENTON,WASH. 98055 o ammo BARBARA Y. SHINPOCH, MAYOR MAXINE E.MOTOR. 9 CITY CLERK • (206) 235-25000, 9gT D SEP Go# April 8 , 1985 Shawn M. Daly 3702 Park Avenue N. Renton, Washington 98055 Dear Mr. Daly: Enclosed herewith is a copy of Short Plat 087-81 filed under King County Auditor' s No. 8503269007. Please feel free to contact this office if further information is required. Sincerely, CITY OF RENTON 7)-3ezze_ e Maxine E. Motor City Clerk Enclosure 111/nF R BUILDING & ZONING DEPARTMENT Z o RONALD G. NELSON - DIRECTOR 09 MUNICIPAL BUILDING 200 MILL AVE. SO. RENTON, WASH. 98055 • 235-2540 01TED SEP1°‘° BARBARA Y. SHINPOCH MAYOR MEMORANDUM DATE: March 25, 1985 TO: Maxine Motor, City Clerk FROM: Jeanette Samek-McKague SUBJECT: Transmittal of Files (Short Plat-087-81, V-088-81, and W-089-81) The Shawn Daly Short Plat file has been finished with the recording of the Short Plat with King County. Therefore, I am transmitting this file to your office for placement with the permanent records. OF R4, 4 6 ® 0 BUILDING & ZONING DEPARTMENT RONALD G. NELSON - DIRECTOR Z o o MUNICIPAL BUILDING 200 MILL AVE. SO. RENTON, WASH. 98055 • 235-2540 0, 9q' ED SEP-c e":; BARBARA Y. SHINPOCH MAYOR MEMORANDUM DATE:March 18, 1985 TO: Maxine E. Motor, City Clerk FROy[1-- 3Roger Blaylock, Zoning Administrator SUBJECT: SHAWN DALY SHORT PLAT 087-81 Transmitted herewith is the mylar, with two copies, for recording with King County. Please return a copy of the recorded document to this office. Thank you. i&& 3 - it fs TO SHAWN DALY, PARKS AN 'CREATION DEPT. R RY LIND, BUILDING 0 JING DEPARTMENT SUBJECT DALY SHORT PLAT, FILE SH PL-087-81 DATE 3/15/85 MESSAl3E For your records, is a copy of your short plat. SIGNED 1 REPLY SIGNED DATE / / REDTFORM® 4S 471 SEND PARTS 1 AND 3 INTACT - POLY PAK (50 SETS) 4P471PART3WILLBERETURNEDWITHREPLY. 6289 Gia9 eff.0a TRIP TO • l 1 1 1010 PKG IAN 4' SUBJECT SHAW N DP 1 St-0Y( \LPc1 DATE MESSAGE SH pL ©?', - 3-7-e5 l'OO p Cu G1zi' GK rn-f LCi Iart, Druz, -,P'1s*/ 0‘i L,t Z i . to p c 3Or-, , k) ,n) w otol(u G, 'Port- YID P S- MEr1'( "fi0O `I Ot t UI tl, f1.1I 6e ,e AP A p(,F/ I .-<-3OI v 10 r7 r4GNED P REPLY itit< 1 11 ('5 SIGNED DATE / / REDIFORM® 4$ 471 SEND PARTS 1 AND 3 INTACT - POLY PAK (50 SETS) 4P 471 PART 3 WILL BE RETURNED WITH REPLY. OF J BUILDING & ZONING DEPARTMENT rr RONALD G. NELSON - DIRECTOR Z Nell p MUNICIPAL BUILDING 200 MILL AVE. SO. RENTON, WASH. 98055 • 235-2540 0, 9g SE P1E 0 P BARBARA Y. SHINPOCH MAYOR March 1, 1985 Shawn M. Daly 3702 Park Avenue N. Renton, WA 98055 RE: Expiration of Short Plat Approval, File Short Plat 087-81 Dear M.". Daly: The shcrt plat approval you received in 1981 will become null and void on March 15, 1985. In order to avoid losing the approval, the short plat mylar must be brought to this office. So we cet the appropriate signatures and file the mylar with King County, all this must be done pr;or to March 15, 1985. If you have any questions, please contact me at 235-2550. Sincerely, Roger .. Blaylock Zoning Administrator RJB:JMS:1365Z:wr OF R vrri BUILDING & ZONING DEPARTMENT Z t 1°-° o RONALD G. NELSON - DIRECTOR MUNICIPAL BUILDING 200 MILL AVE. SO. RENTON, WASH. 98055 o 235-2540 p P 9 rFD SI Pl° BARBARA Y. SHINPOCH MAYOR MEMORANDUM DATE: February 11, 1985 TO: Fred J. Kaufman, Hearing Examiner FROM: Roger J. Blaylock, Zoning Administrator SUBJECT: Shawn Daly Variance Request V- 001. 85 In response to your inquiries during the public hearing of Tuesday, February 5th, I am s-ibmitt ng the calculations in the following table: LOT A APPROVED REVISION REQUESTED Sh. P1.-087-81) V-001-85) Gross Lot 8,760 sg. ft. 9,684 sq. ft. Net Lot 8,760 sq. ft. 6,640 sq. ft. Easement 3,044 sq. ft. Building Area 3,058 sq. ft.2,864 sq. ft. Maximum 35% Coverage 3,066 sq. ft.3,389 sq. ft. ISSUE: 1. The primary issue is whether a private easement road, as specifically designated in Section 9- 1108(23)(A)(9), can be included as part of the square footage of the lot. Easements do not completely transmit proprietary interest. Responsibilities and control remains in the hands of the underlying property owner. When a dedication is received, the property actually transfers in title from private property to the City of Renton. In cases of utility easements or access easements, the property has no. been su'atractei out of the Tax Assessor's Roll as a separate parcel. Therefore based upon past practice, it would appear that without any specific guidelines in the reference section, that easements should be considered part of the lot if by taking the easement out there is a sufficient buildable area for single family residence. I then believe it would be within the intent of both the Zoning Code and the Subdivision Ordinance. In this case, a buildable area of 2,864 square feet is available on- site and it is our belief that the request is appropriate. 1_. 111 I OF R4, 71/ BUILDING & ZONING DEPARTMENT f. RONALD G. NELSON - DIRECTOR z ..LL o p MUNICIPAL BUILDING 200 MILL AVE. SO. RENTON, WASH. 98055 • 235-2540 9, 0 0' 0• 9gr6-a SEPZE4O BARBARA Y. SHINPOCH MAYOR Decerr ber 5, 1984 Shawn M. Daly 3702 Park Avenue N. Rental, WA 98055 Re: Extension of Short Plat-087-81 Dear Mr. Daly: The L and Use Hearing Examiner's Office has referred the issue of the extension of a Preliminary Short Plat to the Building and Zoning Department. Apparently under City ordinance, the Building and Zoning Department has the authority to issue an extension for a period of 6 months, while under state law it appears that it can issue an extension up to one year. Based upon our previous conversations, it does appear that there is new evidence to be submitted in the public hearing process before the Hearing Examiner concerning a variance request to utilize a private street. Therefore, we will grant an extension of the short plat for a period of ninety (90) days to March 14, 1985, to allow you to submit a variance request. The only real issue is whether access to the lots is appropriate by utilization of a private street. We would appreciate you submitting a variance application within the next two (2) weeks. Sincerely, t--- Re*e-CIS ( AtAl‘ Lf7j)t- Roger, J. Blaylock Zonirg Administrator RJB: !208Z:c1 cc: Fred J. Kaufman, Land Use Hearing Examiner J INTER—OFFICE MEMO TO: ROGER BLAYLOCK, ZONING ADMINISTRATOR DATE December 4, 1984 FROM: FRED J . KAUFMAN, HEARING EXAMINER ( RE: SHAWN DALY SP.P1 . #087-81 Letter Requesting Extension Attached you will find a letter addressed to me, from Mr. Shawn Daly , dated December 3, 1984, requesting an extension of a preliminary plat for 90 days. I believe your department has the jurisdiction in this matter. Will you please provide this office with a copy of your reply to Mr. Daly. wi • U December 3, 1984 TO: Fred Kaufman RE: Land Use Hearing (Short Plat 087-81) Dear Mr. Kaufman: I would like to apply for an extension of a preliminary short plat approval of December 14, 1981 for 90 days under provisions of RCW 58. 17. 140. The purpose is to present new information concerning a drafting error made on the original presentation and provide us with an opportunity to apply for a variance to use a private street easement as access instead of two pipestem lots. Sincerely, Shawn M. Daly 3702 Park Ave. N. Renton, WA 98056 RECEIVED DEC 031984 CITYHEARINGOFR MNEON MEMORANDUM TO Roger Blaylock, Zoning Administrator DATE 4-6-84 FROM E.V. Wooton, Jr. Fire Inspector SUBJECT Dalily's Short Plat Inspection reveals present access to 3702 and 3708 Park Avenue Northeast, on April 5, 1984 is sufficient for fire department emergency equipment. OP. Y OF R, 4 y © ° BUILDING & ZONING DEPARTMENT RONALD G. NELSON - DIRECTOR Z rnO MUNICIPAL BUILDING 200 MILL AVE. SO. RENTON, WASH. 98055 • 235-2540 czy 0, 9g6O SEI'TP BARBARA Y. SHINPOCH MAYOR January 17, 1983 Mr. Shawn Daly 3702 Park Avenue North Renton, WA 98056 RE: SHORT PLAT 087-81 Dear Mr. Daly: Pursuant to our telephone conversation of December 21 , 1982, the Building and Zoning Department has taken the position that your verbal inquiry and request during the first week of October constituted a proper application for exten- sion cf the short plat approval period. An extension is hereby granted until April 21 , 1983. The stort plat mylar that you submitted on December 14, 1982, is improperly signer. The City has a notary public available. All of the property owners will need to resign the document. Please arrange an appointment with me. Si nce ^ely, Roger J. Blaylock Zoni ng Admi ni strator RJB:cl 0027Z 7) 1))11 4\ I 1-/‘ cox o gsN OF 0 BUILDING & ZONING DEPARTMENT RONALD G. NELSON - DIRECTOR 2 bia or. p MUNICIPAL BUILDING 200 MILL AVE. SO. RENTON, WASH. 98055 • 235-2540 P0, 9gt o S PSE" O BARBARA Y. SHINPOCH MA"OR December 30, 1982 Mr. Shawn Daly 9623 South 248th Kent, Washitonng 98031 RE: ( SHORT PLAT-087-81 Dear Mr. Daly: Pursiant to our telephone conversation of December 21 , 1982, the Building and Zoning Department has taken the position chat your verbal inquiry and request during the first week of October constituted a proper application for exten- sion of the short plat approval period. An extension is hereby granted until Apri 21 , 1983. The short plat mylar that you submitted on December 14, 1982, is improperly signed. The City has a notary public available. All of the property owners will need to resign t document. Please arrange an appointment with me. Si ncerely, I lirgee-CT- Roger J. Blaylock Zoni ng Admi ni strator RJB:ci 0001Z OF R4, ti y CO BUILDING & ZONING DEPARTMENT RONALD G. NELSON - DIRECTOR z ma. p9 MINDMUNICIPAL BUILDING 200 MILL AVE. SO. RENTON,WASH. 98055 • 235-2540 01TED SIPT E, 10 BARBARA Y SHINPOCH MP OR December 15, 1982 Mr. Shawn Daly 9623 South 248th Kent , Washington 98031 SUBJECT: Short PlLt 087-81 Dear Mr. Daly : The Building and Zoning Department received the short plat mylar with signatures on December 14 , 1982. Unfortunately, the approval period lapsed on October 21 , 1982. Under Section 9-1105 of the Subdivision Ordinance, the short plat shall become null and void one year after the date of submission, which was October 21 , 1981 . To revitalize the short plat, a new application must be submitted. Please find enclosed new application forms. We will hold the short plat mylar for 60 days. If you wish it returned immediately, please call. Sincerely, 9:E1 Roger J. Blayloc Zoning Administrator RJB:cl OF R4-,A THE CITY OF RENTON MUNICIPAL BUILDING 200 MILL AVE. SO. RENTON. WASH. 98055 oNIL BARBARA Y. SHINPOCH, MAYOR • LAND USE HEARING EXAMINER 90 O FRED J. KAUFMAN. 235-2593 094TED P SEP1 °E December 30, 1981 Mr. Shawn Daly 9623 S. 248th Kent, WA 98031 RE: File No. Short Plat 087-81 , V-088-81 , W-089-81 ; Shawn Daly Dear Mr. Daly: The Examiner's Report regarding the referenced application which was published on December 14, 1981 has not been appealed within the 14- day appeal period established by ordinance. Therefore, this matter is considered final and is being transmitted to the Building & Zoning Department this date for filing. If you have not already done so, please contact the Building & Zoning Department for information regarding preparation of the final short plat mylar which must be filed with King County. Please feel free to contact this office for further assistance or information. Sincerely, Fred J. Kaufman Hearing Examiner cc: Building & Zoning Department A AFFIDAVIT OF SERVICE BY MAILING State of Washington) County of King Marilyn J. Petersen being first duly sworn, upon oath disposes and states: That on the loth day of December 19 81 , affiant deposited in the mails of the United States a sealed envelope containing a decision or recommendation with postage prepaid, addressed to the parties of record in the below entitled application or petition. Subscribed and sworn this ', 1-\ day of >EC evvk\be r , 19 . I\ Lt)U. Notary Public in and for the State of Washington, residing at p Application, Petition or Case: Shawn Daly; Short Plat 087-81 The minute4 covi.ta-.n a tint os the pat.m of necond. ) December 14, 1981 OFFICE OF THE LAND USE HEARING EXAMINER CITY OF RENTON REPORT AND DECISION . APPLICANT: Shawn Daly FILE NO. SH. PL. 087-81 v-088-81 , w-o89-81 LOCATION: 3702 and 3708 Park Avenue N. SUMMARY OF REQUEST: The applicant requests approval of a three-lot short plat together with a variance from the Subdivision Ordinance to permit two (2) pipestem lots and a waiver of the required off-site improvements . SUMMARY OF ACTION:Planning Department Recommendation: Approval with conditions Hearing Examiner Decision: Approval with conditions PLANNING DEPARTMENT The Planning Department preliminary report was received by REPORT: the Examiner on December 2, 1981 . PUBLIC HEAFING: After reviewing the Planning Department report , examining available information on file with the application, and field checking the property and surrounding area, the Examiner conducted a public hearing on the subject as follows: The hearinc was opened on December 8, 1981 at 9:00 a.m. in the Council Chambers of the Renton Municipal Building. Parties wishing to testify were affirmed by the Examiner. Roger Blaylock, Associate Planner, presented the Planning Department staff report, and entered the following exhibits into the record: Exhibit #1 : Application File containing Planning Department report and other pertinent documents Exhibit #2: Short Plat Map as submitted Exhibit #3: Planning Department Alternative No. 1 Short Plat Map (two pipestem access roads) Exhibit #4: Planning Department Alternative No. 2 Short Plat Map (two pipestem roads side by side) Responding to the Examiner's inquiry regarding compliance of the proposal to Fire Department requirements for turnaround area, Mr. Blaylock stated that due to location of residences within 150 feet of a main road, the criteria would be met. David Clemens, Acting Plarning Director, clarified that the criteria requires a hammerhead of 40 by 80 feet, and because the lot width extends 100 feet it would appear that the hammerhead requirements could be reasonably met. Following discussion by Mr. Blaylock regarding the appropriate location of a residence on Lot A to preclude impairment of lake views from Lots 1 and C, the Examiner noted that the applicant could construct a detached garage in the northeast corner of the property which would be outside of the view corridor. Responding to the Examiner's inquiry regarding the width of the pipestem, Mr. Blaylock clarified that the width is proposed at 40 feet. The Examiner inquired regarding the potential ''or creating a street to the rear of the properties in a north-south direction to provide access for other large lots in the block which may be subdivided in the future. HE: also inquired regarding impact from the double pipestem to adjacent properties. Following review of an aerial photograph, Mr. Clemens stated that it appears that with existing configurations of lots, driveways and homes in the area, obtaining interior access within the block is not feasible. He also noted that no residences are located immediatel" north of the subject property which would be adversely affected by the proposed location of the pipestem access road. The Examiner requested testimony by the applicant. Responding were: Shawn Daly 9623 S. 248th Kent, WA 98031 Sh. Pl . 087-81 Page Two Bill Daly 3708 Park Avenue N. Renton, WA 98056 The Examiner inquired if the applicants had any comments regarding the plan, Alternative No. 2, recommended by the Planning Department which designates a double pipestem road located at an angle into Lot C, consisting of approximately 40 feet of access driveway with 20 feet of paving in the center. The applicants had no comments . Responding to the Examiner' s concern regarding whether the requirement of a five foot setback from the driveway to the nearest side yard of adjacent property could be met without hampering the 20-foot paved area proposed in Alternative No. 2, and whether Lot A would be substandard in size, Mr. Clemens felt certain that a revision in the ordinance would allow common driveways without the setback, and indicated that the matter would be researched. Mr. Blaylock also advised that combining the pipestem roads would allow provision of 10 feet of landscaping on both sides of the access for purposes of buffering and fire access. Responding to the second inquiry, Mr. Blaylock stated that Lot A contains a minimum depth of 107 feet which allows a sufficient front yard area and meets square footage requirements. The Examiner requested further comments . Since none were offered, the hearing regarding File No. Short Plat 087-81 was closed by the Examiner at 9:28 a.m. FINDINGS, CONCLUSIONS & DECISION: Having reviewed the record in this matter, the Examiner now makes and enters the following: FINDINGS: 1 . The applicant , Shawn Daly, filed a request for a three-lot short plat together with requests for a variance for pipestem access and a waiver of the required off-site improvements. 2. The application file containing the application, SEPA documentation, the Planning Department report , and other pertinent documents was entered into the record as Exhibit #1 . 3. Pursuant to the City of Renton's Environmental Ordinance and the State Environmental Policy Act of 1971 , RCW 43.21C, as amended, the subject proposal has been determined exempt from the threshold determination by the Environmental Review Committee (ERC) , responsible official . 4. Plans for the proposal have been reviewed by all city departments affected by the impact of this development. 5. All existing utilities are available and in close proximity. 6. The subject property is located at 3702 and 3708 Park Avenue N. The subject property is comprised of two separate but adjoining lots. 7. The two lots are developed with single family homes located on each lot. The houses are set back from the street approximately 130 feet to the east. The vegetation consists mainly of lawn grass with some larger trees located on the sites. 8. The lots are zoned G-7200 (General ; Single Family Residential ; Minimum lot size - 7,200 square feet) . 9. The Comprehensive Plan designates the area in which the subject property is located as suitable for the development of single family homes. 10. The area is predominantly developed with single family homes. The lot sizes in the area vary considerably from standard 7,200 square foot lots to large lots approaching an acre in area. There are also a number of large super blocks which lack public access to the internal lots or acreage. Larger lots in the area are being considered for further subdivision and a number of such divisions have occurred in the area. Pipestems have been approved for access to these newly created lots because of the lack of other public access. 11 . The applicant proposes segregating the westerly or frontage portions of the two adjacent lots and combining these portions into a third lot and provide access to the existing homes via pipestem access. Such access is subject to Sections 9-1108(23) (F) (3) (d) and 9-1109 which permits a pipestem access not greater than 150 feet in length and not less than 20 feet in width to serve interior lots. Sh. Pl . 087-81 Page Three112. The applicant proposed a shared easement over a single access. The Planning Department recommended shifting the lot line eastward, expanding the westerly lot to provide the required lot size and providing two side by side access pipestems so that each lot would have both frontage and private access to a public street. The applicant agreed to this proposal . 13. The applicant has also requested a waiver of the off-site improvements indicating that no similar improvements exist in the area and that similar waivers have been granted in the area including property north of the subject site. The waivers granted in the area include the Emma Nelson Short Plat (File No. Sh. Pl . 359-79, Waiver 361-79) . The waiver has been requested pursuant to Section 9-1105(6) (B) . 14. The Fire Department will have to approve the access method prior to approval of the plat to assure adequate turning radius for their equipment. 15. Easements as required will provide sewer and water service to the respective lots. CONCLUSIONS: 1 . The proposed short plat appears to serve the public use and interest. The division will provide an additional building lot in an established single family neighborhood in compliance with the Comprehensive Plan. 2. While the access method originally proposed by the applicant would have created a shared access easement to the interior lots, the arrangement as suggested by the Planning Department would provide each lot with its own access and remove the complication of an easement and loss of independent access to a public street from each of the interior lots. The joint development of the access will create one less driveway in the area and will permit the areas on either side of the drive to be landscaped and set back from the adjoining residential properties. 3. Similar pipestems have been permitted in this area of the city to provide access to interior parcels in the large blocks which exist in the vicinity. 4. The division will create three lots which each meet the minimum lot size, 7,200 square feet, required in the G-7200 zone. 5. There are generally no improvements in the vicinity with the exception of paved roadways , and therefore the requested waiver appears to be in order. 6. The applicants will have to provide necessary easements for water and sewer lines across the various lots so that each may be appropriately served by utilities. 7. The Fire Department will have to approve the access provisions for the fire safety aspects of the property. DECISION: Exhibit #4 , representing side by side pipestems is approved subject to the following conditions : 1 . Easements for water and sewer lines be included on the face of the plat. 2. Appro'al of the Fire Department of maneuvering room on the lots. 3. The shared driveway be developed within the center of the dual pipestem and the margirs of the pipestems landscaped and screened as approved by the landscape architect. ORDERED THIS 14th day of December, 1981 . Fred J. Kauf n Land Use Hea ing Examiner TRANShITTED THIS 14th day of December, 1981 by Affidavit of Mailing to the parties of record: Shawn Daly, 9623 S. 248th, Kent, WA 98031 Bill Daly, 3708 Park Avenue N. , Renton, WA 98056 Sh. P1 . 067-81 Page Four TRANSMITTED THIS 14th day of December, 1981 to the following: Mayor Barbara Y. Shinpoch Councilman Richard M. Stredicke Richard Houghton, Public Works Director David Clemens, Acting Planning Director Members, Planning Commission Ron Nelson, Building Official 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 December 28, 1981 . Any aggrieved person feeling that the decision of the Examiner is based on erroneous procedure, errors of law or fact, error in judgment, or the discovery of new evidence which could not be reasonably available at the prior hearing may make a written request for review by the Examiner within fourteen (14) days from the date of the Examiner's decision. This request shall set forth the specific errors relied upon by such appellant, and the Examiner may, after review of the record, take further action as he deems proper. An appeal to the City Council is governed by Title IV, Section 3016, which requires that such appeal be filed with the City Clerk accompanying a filing fee of $25.00 and meeting other specified requirements. Copies of this ordinance are available for inspection in the Finance Department, first floor of City Hall , or same may be purchased at cost in said department. 1111 PLANNING DEPARTMENT PRELIMINARY REPORT TO THE HEARING EXAMINER PUBLIC HEARING DECEMBER 8, 1981 APPLICANT: DALY, SHAWN FILE NUMBER: Short Plat 087-81 A. SUMMARY i PURPOSE OF REQUEST: The applicant requests approval of a 3-lot short plat together with a variance from the Subdivision Ordinance to permit two (2) pipestem lots and a waiver of the required off-site improvements. B. GENERAL INFORMATION: 1 . Owner of Record: Daly, Mary A. & Bill T. 2. Applicant: Daly, Shawn 3. Location: Vicinity Map Attached) 3702 & 3708 Park Avenue N. 4 . Legal Description: A detailed legal description is available on file in the Renton Planning Department. 5. Size of Property: 62 acre 6. Access:Via Park Avenue N. 7. Existing Zoning: G-7200, Residential Single Family; Minimum lot size 7200 square feet. 8. Existing Zoning in the Area: G-7200 9 Comprehensive Land Use Plan: Single Family Residential 10. Notification: The applicant was notified in writing of the hearing date. Notice was properly published in the Daily Record Chronicle on November 23, 1981 and posted in three places on or near the site as required by City Ordinance on November 20, 1981 . C. HISTORY/BACKGROU D : The subject site was annexed into the City by Ordinance 2531 of 12/24/69 at which time the present zoning classification was applied. a N . 1111 PRELIMINARY REPO TO THE HEAR ING EXAMINER DALY, SHAWN DECEMBER 8, 1981 PAGE TWO D. PHYSICAL BACKGROUND: 1 . Topography: The subject site rises from west to east at approximately an 8% slope. 2. Soils: Indianola Loamy Fine Sand (InC) . Permeability is rapid and available water capacity is moderate. Runoff is slow to medium and the erosion hazard is slight to moderate. This soil is used for timber and for urban development. 3. Vegetation: The subject site is composed principally of lawn grass with some scattered deciduous and evergreen trees in the interior and along the perimeter on the north and south side. 4 . Wildlife: The existing vegetation provides suitable habitat for birds and small mammals. 5. Water: No surface water was observed on the subject site (11-23-81 ) . 6. Land Use: Two existing single family dwellings are located on the subject site. Similar uses are found on adjacent properties. E. KEIGHBORHOOD CHARACTERISTICS: The surrounding properties are single family residential. F. PUBLIC SERVICES: 1 . Water and Sewer : An eight inch (8" ) sanitary sewer extends north-south on Park Avenue together with a six inch (6" ) water main. 2. Fire Protection: Provided by the City of Renton as per Ordinance requirements . 3. Transit: METRO Transit Route #142 operates along Park Avenue N. within 1 miles to the south of the subject site. 4. Schools: Kennydale Elementary School is located approximately 3/4 of a mile to the southeast of the subject site and McKnight Middle School is approximately 1 3/4 miles in the same direction while Hazen High School is within 3; miles to the southeast. 5. Recreation: Kennydale Lions Park is approximately one mile to the southeast of the site while the North Highlands Park is 1 3/4 miles southeast and Gene Coulon Memorial Beach Park is approximately 14 miles to the southwest. G. APPLICABLE SECTIONS OF THE ZONING CODE: Section 4-729, "G" , General Classification District. H. APPLICABLE SECTIONS OF THE COMPREHENSIVE PLAN OR OTHER OFFICIAL CITY 1 . Subdivision Ordinance, Section 9-1105 , Short Subdivisions. 2 . Subdivision Ordinance, Section 9-1105. 6B, Waived Improvements. 3. Subdivision Ordinance, Section 9-1109, Exceptions. PRELIMINARY REPCSrO THE HEARING EXAMINER 411/ DALY, SHAWN DECEMBER 8, 1981 PAGE THREE I. IMPACT ON THE NATURAL OR HUMAN ENVIRONMENT: 1 . Natural Systems : Minor. 2. Population/Employment : Minor. 3. Schools: Minor. 4 . Social: Minor. 5. Traffic : Minor. J. ENVIRONMENTAL ASSESS' I is T/THRESHOLD DETERMINATION: Pursuant to the City of Renton's Environmental Ordinance and the State Environmental Policy Act of 1971, as amended, RCW 43-21C, the subject proposal is exempt from the threshold determination of environmental significance. K. AGENCIES/DEPARTMENTS CONTACTED: 1 . City of Renton Building Division. 2. City of Renton Engineering Division. 3. City of Renton Traffic Engineering Division. 4 . City of Renton Utilities Division. 5. City of Renton Fire Department. L. PLANNING DEPARTMENT ANALYSIS: 1 . The proposed short plat is consistent with the Comprehensive Plan designation of single family for the subject site and surrounding area. 2. The proposal is compatible with the adjacent single family uses and similar subdivision patterns in the area. 3. The applicant has proposed a 3-lot short plat access to lots B & C in the form of a joint 20 foot pipestem. This proposal has been submitted because their is insufficient frontage on Park Avenue to permit 3 lots with the minimum amount of width (60 ' ) required by the Subdivision Ordinance (Section 9-1108-23F(3c) . In addition no other suitable access is available to the property. 4 . Establishing a fully dedicated and improved public street to the site is neither desirable nor practical given the close proximity of surrounding single family residences and the existing subdivision pattern in the area (Section 9-1109-1A) . A somewhat similar pipestem exception (E-062-80) was approved by the Hearing Examiner on August 1 , 1980 in the Doug Weston Short Plat on property located at 338 Renton Avenue S. 5. Another scheme that could be utilized to meet the legal requirements of the Subdivision Ordinance would be to create two separate 20-foot wide pipestems side by side to be utilized as a singular access with easements granted for joint use by the owners of lots B & C. If this were done, it would be necessary to extend lot A seven (7) feet eastward in order for it to meet the minimum lot size of 7200 square feet for the G-7200 zone. Such a proposal would also allow lots B & C to take better advantage of views to the west and not obstruct them by future dwelling construction of lot A. PRELIMINARY REPORT TO THE HEARING EXAMINER DALY, SHAWN DECEMBER 8, 1981 PAGE FOUR An alternative to the above proposal would be to establish the 20-foot pipestem roads along the northern and southern boundaries of the existing property. Although this would be physically feasible, future construction on lot A may obstruct some of the views referred to above. 6. Suitable utilities are available to the site. However, water and sewer plans will require approval with particular concern for sanitary side sewer and water service line connections through lot A. These will require easements. Utilities Engineering Division also notes that hydrant locations will require approval of the Fire Department. 7. The Building Department and Traffic Engineering Division both advise that the turning radius to lot C will require improvement. 8. A waiver of the required off-site improvements has been requested. These improvements do not generally exist on either side of Park Avenue. In addition, on the parcel adjacent to the north the Hearing Examiner granted a similar waiver (W-361-79) in the Emma Nelson Short Plat on July 31 , 1979. M. DEPARTMENTAL RECOMMENDATIONS Based upon the above analysis approval of the Short Plat request is recommended subject to: 1 . Approval of required water and sewer plans by Utilities Engineering Division. 2. Approval of hydrant location by the Fire Department. It is recommended that the Variance be approved based upon the first scheme proposed in L-5 . It is recommended that the waiver request be approved. i ,,/7 I r i' 0 If 1 r I I g , i( c I i ai e 2 y .0, cr. e9 NI' _ j oft. . . • P- '-- 7/ ] S 3G-' O0 1: 4--3w - --- it 1 t!d/ eT I 7( e. I I If fi e c , q sIF1T9Vall:P,t i/ li r 3 a fTiii L f C e i 7 1 ' . o• - ems# rt 4 rri' f.,.¢ -- c I Ii 41. i E iRar at oo 7 4.. 1 t c as If R. 4 56Ltfft • is 1 1/ 111 .i ' N el • T T a r, T TT 't :414( T - 8 • , ill, f S ,. ! 21Lr•-„i 1 s oa r T r1 ti I A 4 Q ram' 7•-- ` t- - 1 1 i • re 7 G_I e0' / c•Z it - ---- lzS• • _..- - PEP.. cam-- W_e 1 [ z . Z4C zT? 2122 r +, 14 a a . 1.11 '. ._ r 2"9 al , 1,p• .\\ k\\,,, .., .. A . ,,. t„.i.6:17 T r i ryyyZ' SHAWN DALY SHORT PLAT File Short Plat 087-81 APPLICANT MARY A. AND BILL T. DALY TOTAL AREA +.62 acre PR INC I PAL ACCESS Park Ave. No. EXISTING ZONING G-7200, Residential, Single Family E X I S,T I NG USE Undeveloped PROPOSED USE Single Family Residential COMPREHENSIVE LAND USE PLAN Single Family Residential COMMENTS ncvi IWI J/ IVOI /%`%, 1 RENTON PLANNING DEPARTMENT DEVELOPMENT AP LIGATION REVIEW SHEET Application:_ e rP411:r_ r-V-ids v 14,8* 0/...ORIN, Ae_eitif,s_iii:itt_igct4cocrip_mbeil j_____omycittesch.0"4pc. rely 441- elf, im reele " ept s ocatic — 370. I' /4ree " Applicant :_2440_ j & M 1 :Public Works Department Engineering Division SCHEDULED ERC DATE: ien _e D T SCHEDULED HEARING DATE: fic Eng. Division tix ilities Eng. Division fli. __________ Fire Department Parks Department Li Building Department Ej Police Department Others:_ COMMENTS OR SUGGESTIONS REGARDING THIS APPLICATION SHOULD BE PROVIDED IN WRITING. PLEASE PROVIDE COMMENTS TO THE PLANNING DEPARTMENT BY 5 : 00 P .M. ON WNW REVIEWING DEPARTMENT/DIVISION: çrM lep 0 Approved pproved with Conditions [ J Not Approved 64 4 Ae 41cCe55':44_ /D C-xc Ji LAZ . DATE: /Q =l / Sigma L,-rz of Director or Au-thorized Rept; entati ve REVIEWING DEPAR','NENT/DIVISION :__.. -_-1,17-/t-/Tv FignjxF,eitAge 0 Approved ©Approved with Conditions 0Not Approved 6--1-)tittl k . '().. / ' dit_ DATE: `l S-_1 — Siynature of Director or Authorized epresen_ tative I UTILITY APPROVAL SUBJECT TO LATE COMERS AGREEMENT • SEER SYSTEM DEVELOPMENT CRAM • MATER fWailla el SYSTEM DEVELOPMENT MICE • SEWER 11111111 Wir CI/G S1eN 1NtTN tE'f,rA TD APPROVER VIATER PLAN 11111111111111111 Ski 61a5 S t'`)' APPROVED SEER PLAN 14l47-04 SX,e icy LdT A APPROVED FIRE NYORANT LOCATIONS Co vVecti ohi S TNT gAcPWAC E r,4 sa mAt17's A RY FIRE DEPT.NMI FIRE FLOE ANALYSIS r(LVItAllINU 0Letu '1P1hNT/UIVIS1ON: A rovedpp Øpproved with Conditions ilk Approved i /V6e)6 2 a/US - l—o r 5 ,1-‘ t 23 vc1e'Z DATE: /2 -) 2/ Signature o ctor or Authorize epresentative REVIEWING DEPARTMENT/DIVISION : 7-2, /t'L oree. Approved [] Approved with Conditions Et<t Approved I r— e c/ /—v C A See PI +vd r. Gfr,ct 9' 74E: S (- 3) F/ 2/0YSignatureofDirectororAuthorizedRepresentative REVIEWING DEPARTMENT/DIVISION: c Approved Approved with Conditions K Not Approved DATE: /U/z8/8"/ Signature of Director or A th_orized Re[ re ntative REVIEWING DEPARTMENT/DIVISION:! n Annrnvarl riAnnrrwari with Cnnrli tinnc I-1 Nnt Annrnvad REVIEWING DEPARTMENT/DIVISION: l pproved [' Approved with Conditions Not Approved 47:e- DATE: A 6/ Signature of Direct-or or Authorized Representative REV- EWING DEPI RTMENT/DIVIS [ON: Approved ['Approved with Conditions 0 Not Approved OF J THE CITY OFRENTONO MUNICIPAL BUILDING 200 MILL AVE. SO. RENTON WASH. 9%055 n BARBARA Y. SHINPOCH, MAYOR • PLANNING DEPARTMENT 090 235- 2550 q1 0 SEPS& O P November 20, 1981 Mary and Bill Daly 3708 Park Avenue No. Renton, Wa 98056 R42: Application for three-lot short plat approval, file 087-81 , variance from Subdivision Ordinance regarding pipestem lots , file V-088-81 , and waiver of off-site improvements, file W-089-81 ; property located at 3702 and 3708 Park Avenue No. Gentlemen : The Renton Planning Department formally accepted the above mentioned application on November 17, 1981 . A public hearing before the City of Renton Hearing Examiner has been set for December 8, 1981 at 9 : 00 a.m. Representatives of the applicant •-re asked to be present. All interested persons are invited to attend the hearing. If yoi.. have any further questions , please call the Renton Planning Department , 235-2550. Very truly yours, 1‘ 2-Pte (17'- --3- 4 (-e4 Roger J. Blaylock Associate Planner cc : Niva C. Mitchell 3702 Park Avenue No. Renton, Wa 98055 r apt c `. t lbh. S• il A l.. C y Sri! t. 0;," -nal. - ON 4 I a rX 4', GENERAL LOCATION AND/OR ri'" " PRuPERTY LOCATED AT 3702 AND 370 itft .11VL , 0." LEGAL DESCRIPTION ON F-1ILE RV Win; REN' oN PLANNING DEPART pf '1r,, IS POSTED `"0 NOTIFY PROP E PITY OWNERS OF A EAFIr TO OE HELD IN CITY COUNCIL CHI .V 1 MUNICIPAL BUILDING ON r ECEMBFIR 8', 1981,._,.._•_. 1 BEGIN ivr •......-:°6....,. A. . f..,...:..« ...•,1.... P.M, CONCERNING ITEM cw. 7:,...I REZONE SPECIAL PERMIT MI Will APPROVAL 3-LOT .7IL.E 087-81 V SHORT PLAK / Z„. . t.V I C NI i N r=f T OFF I2, MC:MRCP NT DNa '1-- it 1 I A T CI InEV,T APPEALS TO T "H HEAPING _, -.~ • EAME zi j T l"f '1 IY." t f TT Y ;, .} VA111'N(:.: Fr' ):M1 UBDI ISI ORTrINiir, t- 1 yvp,IV2P 0` 21 ROV t S :.•, F ar..Yz-3 ri,it, ""t-iF.'`2 INFOi»'!M/1X?5., h CALL THF« e `.i t" :' (f:!'vi rt.'i W giff h4. -.I+;: a,...E.r,nyif A0 M4 PARTMEr...4" • Ate. 235 .. ;+. ,a€; j'',.., ffri ' THIS NCI'*Cr. fitICsT T F Z ':M C_ 1. F fl .J. ry°FIER ,B UT S C4 R t.74 AT c NOTICE OF PUBLIC HEARING RENTON LAND USE HEARING EXAMINER RENTON, WASHINGTON A PUBLIC HEARING WILL BE HELD BY THE RENTON LAND USE HEARING EXAMINER AT HIS REGULAR MEETING IN THE COUNCIL CHAMBERS, CITY HALL, RENTON, WASHINGTON, ON DECEMBER 8, 1981 , AT 9 : 00 A.M. TO CONSIDER THE FOLLOWING PETITIONS: STIRSKEY HOLDINGS, LTD. Application t'or rezone from G to B-1 to allow for future construction of a three-story office building with parking to be on the first floor, file R-056-81 ; property located in the vicinity of 700 Rainier Avenue N.W. DALY, SHAWN Application for three-lot short plat approval, file 087-81 , variance from Subdivision Ordinance regarding pipestem lots, file V-088-81 , and waiver of off-site improvements, file W-089-81 ; property located at 3702 and 3708 Park Avenue No. Legal descriptions of the ' files noted above are on file in the Renton Planning Department. ALL INTERESTED PERSONS TO SAID PETITIONS ARE INVITED TO BE PRESENT AT THE PUBLIC HEARING ON DECEMBER 8, 1981 , AT 9 :00 A.M. TO EXPRESS THEIR OPINIONS. PUBLISHED: November 23, 1981 DAVID R. CLEMENS ACTING PLANNING DIRECTOR CERTIFICATION I , STEVE MUNSON, 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 Washington residing in King County, on the 20th day of November, 1981 . SIGNED: AP/ ' KENNETH J. OYLER CIVIL ENGINEER &LAND SURVEYOR P.O.Box 2258 • Renton,Wa 98055 255-5050 October 19, 1981 Renton Planning Commission Renton, Washington REF: Shawn Daly Short (-QAi Waiver or Off-Site Improvement and Exceptions to Platting Requirements for Pipe-Stem Lots. Gentlemen: In order to short plat this property in the manner submitted, it is necessary that approval be granted for one pipe stem access to serve each existing dwelling at the rear of the proposed new lot. To serve each existing dwelling with a separate pipe stem access would reduce the frontage of the proposed lot to less than average frontage in the immediate vicinity. It is requested that the waiver for off-site improvements be granted or deferred until an overall plan for the improvement of Park Avenue North has been developed. Sincerely, Kenneth J. y e Civil Enginee & Land Surveyor KJO:ss CITY OF RENTON SH. P,.pr OF'i- Ft/ SHORT PLAT PLAT APPLICATION FILE NO. W- o 7-Stll MAJOR PLAT DATE REC' D. TENTATIVE APPLICATION FEE $ PRELIMINARY ENVIRONMENTAL REVIEW FEE $ FINAL RECEIPT NO. SM NO. PUD NO. APPLICANT TO COMPLETE ITEMS 1 THROUGH 7 : 1. Plat Name & Location S, 4XA' L'4LY JML//G7 /'24or g7 &"fy c Fide/c 414v Al 2 . No. Lots 45 /' Total Acreage L7.(p 72c1Zoning6 3 . Owner i/ ( . f Phone Z rs:3 Z ga Address 3701 Awe Ave. A. • 5 . Underground Utilities : Yes No Not Installed Telephone Electric 0') Street Lights Natural Gas ay ) TV Cable 6 . Sanitation & Water: 101) City Water Sanitary Sewers Water District No . Dry Sewers Septic Tanks 7. Vicinity and plat maps as required by Subdivision Ordinance. 8 . DATE REFERRED TO: ENGINEERING PARKS BUILDING HEALTH TRAFFIC ENG. STATE HIGHWAY FIRE COUNTY PLANNING BD. PUBLIC WORKS OTHER STAFF ACTION TENTATIVE PLAT APPROVED DENIED APPEALED EXPIRED LAND USE HEARING EXAMINER'S ACTION : SHORT PLAT APPROVED DENIED PRELIMINARY PLAT APPROVED DENIED FINAL PLAT APPEALED EXPIRED CITY COUNCIL ACTION: PRELIMINARY PLAT APPROVED DENIED FINAL PLAT APPEALED EXPIRED DEFERRED IMPROVEMENTS : DATE DATE BOND NO. AND TYPE GRANTED EXPIRES AMOUNT Planning Dept . Rev. 1/77 AFFIDAVIT I , 1Lc /AL Lae-ley being duly sworn, declare that I am th other of the property invOlved in this application and that the foregoing statements and answers herein contained and the information herewith submitted are in all respects true and correct to the best of my knowledge and belief. Subscribed and sworn before me 4N this day of 19 s/ Notary Public in and for the State of Washington, residing at L/474 12 L Tha}u, 0. LG( NameNotay Pu c) Signature o Owne 4e) 7'12 - ,l` 37a3 1. CLuuAddress / Address) 1 tea- 99/ City) State) 3 230 Telephone) FOR OFFICE USE ONLY) CERTIFICATION This is to certify that the foregoing application has been inspected by me and has been found to be thorough and complete in every particular and to conform to the rules and regulations of the Renton Planning Department governing the filing of such application . Date Received 19 By: Renton Planning Dept . 2-73 AFFIDAVIT 1 , 4/ C f , being duly sworn, declare that I am t owner of the property involved in this application and that the foregoing statements and answers herein contained and the information herewith submitted are in all respects true and correct to the best of my knowledge and belief. Subscribed and sworn before me this ;-/''= day of 4/.e_,„z.--4_€4___ , 19 E/ , Notary Public in and for the State of Washington, residing at /f1 0,1 et t..4 ' 4-47.-,-c___ p_a_____"cy,. .- , , Name , f Notary Pu 1 c) ignature o Ow er 4CC g el— c,.3 7002, ‘).0 .a...-e-) 27 Address) G y Address) dot/ 98656 ity) State) Z-55- 350 Z/ Telephone) FOR OFFICE USE ONLY) CERTIFICATION This is to certify that the foregoing application has been inspected by me and has been found to be thorough and complete in every particular and to conform to the rules and regulations of the Renton Planning Department governing the filing of such application . Date Received 19 By: Renton Planning Dept . 2-73 ceipt # CITY OF RENTON PLANNING DEPARTMENT NAME DATE PROJECT & LOCATION Application Type Basic Fee Acreage Fee Total Environmental Checklist Environmental Checklist Construction Valuation Fee TOTAL FEES Please take this receipt and your payment to the Finance Department on the first floor. Thank vnt _ ENDING' OF FILE Fig n(\\L'' / 1 V w