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Home My WebLink AboutLUA-04-12630 " I I 26 ~---I I -0 I , • , I I ..:. .. , -.. -............ ", I. ; .. _, ., .: ..... .! ,.... ,''----:.:.D W I, f .. ..., ......... _ .. _-"_ ... -• .-,_ '. ,. .... -,..-... ---,,-. '. ~, -"''-''''. o ..... _ ,""-."'"..-:.-, .... " \:t 4':" ": 'I·.~~~--JI 'I~~I "", 't ~ .'~ -~-'~,., ~" I'. ., ,'I~ . "./ ". It " : f! <'~/ "'<SIl' I" t. I' It: '~I '., <":. 0.-'"0 f;~:: .. ~ I. lot. '<:?,~. .I. r.-... l'i. ~ .-. :. -!t :.-." "'f. '"7, ::''"i ----' ,( -~"'J "P .... C"'"<l!.. .-. I.~''''.' It-~: j~ ,. ~ " ·-:.....jf!u'· -11"~ " : . I ,.;1," ,.,.. : ,I ... ;..t. , r;_.., I tI .. r, • , -.... -. ~.,. .: . " , "'-... ~ • -. • '" j , • " •• 444'.. ' I "AE" , _. •• "',.'" ,. I •• -_ • ..:;\ ....... jl'L , r-- i <to I -."'P I , I --\.~. I-''''<' I ".,~o .--I I Thomas, ~ , t I I I • I 12 =~3""''''''''''' -~ --- to f r II n " • TGGsdale Far,l( C:t'fi CDf,A~enton ~ " " -, ReMon, S~hoo' ~;:;t W~.40:' ~ --"--.. "'---... J ,.. -" .. _---_._----- 'JI ~ ~ ~ ~. PARK PLACE PRELIMINARY PLAT 30 I I 26~-~ I I r-- • ~ I I .. .,.. I I -,./ I ''''<'' I ,,~o ,r-- I I M , t I j I 4 I 12 =~3-""'-'--: ~ ... - t 0, f I " B II . I -: : Thomas. TGGsdalt; Farl( I . 1._-, --: f .-:J, " ., y }oJA" : ..., i"l" , , C: hi cof/Renton ReMon, S~hool ,) ;:;t W~. 40:' -.. -....... ,.---.. J ._._----_.-_ .... _-~ " " -" ~. PARK PLACE PRELIMINARY PLAT ~---------------~£~------------------~~~--I-----r--~~~~~------- Dave Parry Heritage Homes 845 106th Avenue NE Bellevue, WA 98004 tel: 253-261-6873 (owner / applicant) PARTIES OF RECORD PARK PLACE PRELIMINARY PLAT LUA04-126, PP, ECF Jim Hanson Hanson Consulting Larry Setchell Helsell, Fetterman PO Box 21846 17446 Mallard Cove Lane Mt. Vernon, WA 98274 tel: 360-422-5056 . Seattle, WA 98111-3846 tel: 206-292-1144 eml: jchanson@verizon.net (contact) (party of record) MICHAEL P. WITEK Law Offices Attomry Direct: (206) 689-2137 email: mwitek@helsell.com 1001 FOURTH AVENUE, SUITE 4200' SEATTLE, WA 98154-1154 P.O. BOX 21846' SEATTLE, WA 98111-3846 PH: (206) 292-1144 FX: (206) 340-0902 www.helsell.com (Page 1 of 1) .... '------.---,_ .. =-~ .... ~ .. ~ .;)~--... ---·-zr---·-------'t":'..,",?""...,-r...,.--'r--T--=~""r'---t'- CITY Of RENTON RENTON, WASHINGTON "''" RIM EL .. 212.10' IoIVEL .. 208.5O'12" EX STMH U RIM EL = 212.67' INV EL = 207.67' 12" ~~ ~E B~u~EI~C:~DI. /1"1 ii'ib;:" l' I ROAD I I V, I I ~ ~ /~.::;~~ ~~,' $6.---- " I S 88"31'26" E 65.00"',. " , ," ~) ( 5/ .' 4 / --,--:>--..:.-.:.-.:.J~ :6500' il., , ~:7 • S 88'3'1'26-E /-" . j ;, I ~' .'v' ~ iii 3 : r-'---'~ I I ---~l ~ I : I '" " RECORDING NO. VOL./PAGE SCALE: k;.~ 'i r i El&J~ lineh-30 ft. PORTION OF SE 1/4 of SE 1/4. S. 19 T. 23 N R. 5 E W.M. SURVEY NOTES INSlRUMENT: NIKON TOTAL STAllON DTt.tA10LG MElHOO USED: RELO lRA\lERSE WITH ACTUAL RELO MEASUREMENTS AND ANGLES WAC 332-130-090 DATE Of SURVEY: MARCH 2003 BASIS or BEARING: SOUTH LINE or THE SE 1/4 or SEC 19-23-5 BENCHMARK: TOP COPPER TACK IN LEAD IN CONCRETE MON / IN CASE AT THE INTERSECllON Of S 23rd ST &< Yo£ST or BENSON OR E NEAR THE NE CORNER or THOMAS TEASDALE PARK ELEVAllON = 230.75' (70.334m) NAV01988 LEGEND IQ] CB (TYPE 1) @ STt.tH (TYPE 11) ® SANITARY SEWER MH PROPOSED SEWER MH M WATER VALVE IB WATER METER/SERVICE -6-RRE HYDRANT <>-Ull~ POLE E-GUY WIRE [X /" PLASTIC " ~<> ~ :25' ; W4lfR MAIN \ ) J\ 'I <!JI"~lJ..\o.A. -w ::=§:.w _~G W Q_ / I r' w ---w w L--w~~/~~~-::;jl~~~~!I~~!iil~ii~~5jI!~~,J~~~~;;~~~~I!~~!i~~~;;~~l;~::::.::I,,'; -~. . '. . _:_. _"_G='7=-'-_G -~t:;;'::;il -~ / , · --. / -w --w w- ..".......". .... :='~CftElIU1OT !X.FlREH'fDRANrJ ROAD s a S 23nI ST(.l/03) ...... ...."."'" w/PUNOt III CASE (00/03) B" WATER MAIN 60" WA lfR MAIN FOUND CONC. MON W/COPPER TACK IN CASE (03/03) w <.:l « a. "-.J §; PARK PLACE PRELIMINARY PLAT ~ TOUIIA ENGINEERS Itf'ST VALLEY EXECU111,£ PARK DWN. BY \IV'" NO. 798-003-031 66J2 SOU1H 1915T PLAa: SVITF: £-'02 • KENT. WA 98fU2 DAN T. MARCH 2003 PHONE (425) 251-1J665 FAX (425) 251-D625 1-__ :.....:.....:....._ ...... _______ ..... ______ --1 CHKD. ~:T SCALE 1-= 30' SHEET, OF 1 OTY f1F RENTON RENTON. WASHINGTON DCCLARA110N OF COVENANT THE O'rWERS OF LAND EMBRACED WITHIN THIS SHORT PLA T, IN RETURN FOR THE BENEFITS TO ACCRUE FROAt THIS SUBDIVISION, BY SIGNING APPROVALS: CITY OF RENTON DEPARTMENT OF PLANNING/ BUILDING/PUBLIC WORKS Examined and approved this __ doy of 20 __ Administrator DEPARTMENT OF ASSESSMENTS RECORDING NO. VOL/PAGE Examined and approved this _ day of 20_ 3D 0 -1~ 30 110 120 I __ Assessor .. --'" , SCALE: linch: 30 It. Deputy Assessor PORllON OF Account NUmber 722200-0095 HEREON COVENANTS AND AGREES TO CONVEY THE BENEFICIAL INTEREST IN I { -. I {-... _. • _ •• --." ••• ..., _ U" •• ' I THE NEW EASEMENTS SHO'rW ON THIS SHORT PLAT TO ANY AND ALL FUTURE PURCHASERS OF THE LOTS, OR OF ANY SUBDIVISIONS THEREOF. THIS COVENANT SHALL RUN KfTH THE LAND AS SHOKN ON THIS SHORT PLAT. CERnFlCA nON KNOW ALL PEOPLE BY TI-lESE PRESENTS that we, the undersigned owners of interest in the land hereby short subdivided, do hereby make a short subdivision therefore declare this mop to be the graphic representation of the some, ond that short subdivision is mode with the free consist ond in accordance with the desire of the owners IN Wl1NESS WHEREOF we set our honds and seals. HERITAGE HOMES, INC. BANNER BANK A WASHINGTON CORPORA llON ACKNOWLEDGMENT STAlE OF WASHINGTON COUNTY OF KING On this ___ day of ________ • 20 __ • personalty appeared to me known to be the of the corporation that executed foregoing instrument, and acknowledged the said instrument to be the free and voluntary act and deed of said corporation, for the uses and purposes therein mention, and on oath stated that he/she was duly authorized to execute the said instrument and that the seal affixed is the corporate seal of said corporation. Witness my· hand and official seal hereto affixed the day and year first above written Notary Public in and for the State of Washington Notary (Print) My ApPointum:e:n~t~E~X~Pi:re~s~======= Dote _ STAlE OF WASHINGTON COUNTY OF KING On this ___ day of _______ , 20 __ , personally appeared to me known to be the of the corporation that executed foregoing instrument, and acknowledged the said instrument to be the free and voluntary act and deed of said corporation, for the uses and purposes therein mention, and on oath stated that he/she wos duly authorized to execute the said instrument and that the seal affixed is the corporate seal of sa id corporation. Witness my hand and official seal hereto affixed the day and year first above written Notary Public in and for the State of Washington Notary (Print) My Appointment Expires Date RECORDER'S CERTIFlCATENo. riled for record this __ doy of __ ~20---=-----ot~ in book __ of ___ at page __ at the request Mounir H. Touma Mgr. Sup\. of Records LEGEND • SET 1/2" REBAR & cr LS 1f.J47D o FOUND PIPEjREBAR (!) FOUND MON IN CASE 1 S SET MON IN CASE CO(F:J QUARTER CORNER +SECTION CORNER FOUND BRASS DISK W/PUNCH IN CASE (03/03) , la' ADOInONAL RW I -~ I (y 1 :>'''' aD ...,Q Q I ~ ~ f...- (j"" QcSl 1 ) ~ f I 1-:-#7222000101 I 120' PUBLIC UTILITIES UNPlA nED EASEMENT REC NO 20010614000895 25' §f:~ en- I&J ,. ~~~ '$! OIlS" < ~5 en Nfl) It: I&J j; ~ IS' f,O,.....---=~"....L.::..:::~~--=- Go "! ;::; --l----- ~ I -r--r-~- I ;.\ "! ~, :gl 2 ~ I;,. I 6,280. sq. ft. 0.14 acres L-______ J .... ~ 58831'26"£ ~ 65.00' ':., 5 !'I '" GI) Qc - --..., S" '< rio Q • I en ~I ~I 5,793. sq. ft. 0.13 acres 2 10' 25' I 15' OELrA~1-Z5'30-~ - -..J R = 15.00' L = 23.93' _____ ~!M~~ _____ _ 25.38' 589 '56-E • SURVEY NOTES 1-, '<' fl" IS::s;J INSTRUMENT: NIKON TOTAL STATION DTMA10LG METHOD USED: FIELD TRAVERSE WITH ACTUAL FIELD MEASUREMENTS AND ANGLES WAC 332-130-090 DAlE OF SURVEY: MARCH 2OD3 I J It. #7222000\00 \jt\l'lA\\t.O BASIS OF BEARING: SOUTH LINE OF THE SE 1/4 OF SEC 19-23-5 N 89"56'56" W 4 3 LEGAL DESCRIPTION LOT 5 OF THE CITY OF RENTON SHORT PLAT NO. LUA-03-042-SHPL, ACCORDING TO THE SHORT PLAT THEREOF RECORDED IN KING UNDER RECORDING NO. I--SITUATE IN THE CITY OF RENTON, COUNlY OF KING, STATE OF .;;( WASHINGTON fl' ADDRESS I- is <O't: g", 0_ ° o(u (::j ~, f:!U! ;;If ;{ i Q o Qc Q LOT 1 -2218 SMITHERS AVE. SOUTH LOT 5 -22XX SMITHERS AVE. SOIUTH NOTES I. SUBJECT TO RESERVATIONS AND OTHER MATlERS CONTAINED IN DEED RECORDED UNDER RECORDING NUMBER 651895. LOCATION. PLAT DATA TOTAL SHORT PLAT AREA = 12,070 SQH, NUMBER OF LOTS - 2 LOT AREAS - 1 = 5790 50.FT 2 = 6280 SO.FT PROPOSED DENSITY = 7.2 ZONING = R8 RESIDENTIAL ~ 2'WA lER EASEMENT -I------REC NO. 53012~ PRIVATE EASEMENT g SOUTH 23rd STREET g N[W PRiVA IE [XaUSlVE £ASEl/ENT FOR INGREss. [GRESS AND UffUffES IS TO BE CR[A TED UPON 111£ SAlE OF LOTS SHOIIN ON THIS SHORT PLA T. 616.65' ~MEAS) 616.67 ~LAT 185-30) THE OIlNERS OF LOTS 4 AND 5 SHAI.l. HA VE AN £OiJAL AND UNOIV1O£D INTEREST IN 111[ OIlNERSHIP AND R£SPONSIBIUTY FOR MAINTENANCE OF TH£ PR/VA TE ACCESS AND U77UTY EAS£UENT APPURTENANCES. THESE APPURTENANCES AND MAINTENANCE RESPONSIB1Uff[S INaUO[ TH£ R[PAIR AND MAINTENANCE OF THE PRIVA TE ACCESS ROAD. DRAINAGE PIPES, AND STORM WA IER QUALITY AND/OR OETENffON FAClUff£S .. THIN THIS EASEMENT, PRIVA TE SlGNAG£. AND OTHER INFRASTRUCTURE NOT O)W£{) BY THE OTY OF RENTON OR OTHER UTIUTY PROVIDERS. MAINTENANCE COSTS SHALL BE SHARED EQUALLY. PARKING ON THE PAVING IN THE ACCESS EASEUENT IS PROHIBITED, UNLESS PAVEItIENT JtfDTH IS GREATER THAN 20 FEET. S0iJ1II 1/4 CORNER SEC 19-2JN-5E, VALLEY RD &-SW 23RO ST OTY OF RENTON MOIl /1160 FOUND 1/2" BRASS OISK W/pUNCH IN CfJNC.lILC.d:i£. (OJ/OJ) N 170,576.8734' E 1,297,883.4377' g N89'S6'56"W N89'S8'08"W FOUND BRASS DISK WjPUNCH IN CASE (03/03) AND SURVEYOR'S CERTIFICATE This map correctly represents a survey made by me or under my direction in conformance with the requirements of the Survey Recording Act at the request of H~e Homes. Inc. in March, 2004 0n~.)\ ~~/1.I----C~er~t~if~ic-a~t~e~N~o-.-9~4~7~0- SE CORNER SEC 19-23N-5[ aTY OF RENTON MON /2JO FOUND CfJNC MIiI:I.. W/COPPER TACK IN CASE (OJ/OJ) N 170,575.4266 E 1,300,542.7470 w '-' .. ~ -" §; PARK PLACE PRELIMINARY PLAT c:;E!fiI TOUIIA ENGINEERS 2214 SMITHERS AVENUE SOUTH 15 & LAND SURVEYORS RENTON.W ASHINGTON MEST VAllEY EXEcunllE PARK DWN. BY DA 1E JOB NO. 66J2 SOU7H 797ST PLACE. SUITE £-702 • KENT, WA 98032 DAN T. MARCH, 2004 79800JSP.DWG PHONE (425) 251-0665 FAX (425) ZS1-(J625 1-------1------+....;=..;...----1 CHKD. BY SCALE SHEET MHT 1" 3D' 1 OF 1 Jason Seth -Change of Address for Her~'-'e Homes, Inc. From: To: Date: Subject: Jason Seth Jennifer Henning; Nancy Thompson; Susan Fiala 5/2/20054:35:44 PM Change of Address for Heritage Homes, Inc. Dave Parry of Heritage Homes, Inc. contacted the City Clerk's office and has reported a change of address. He is a party of record for Park Place Preliminary Plat LUA-04-126 and Dave Parry Short Plat LUA-04-127. Listed below is his address: OLD ADDRESS Dave Parry Heritage Homes, Inc. 845 106th Ave. NE Bellevue, WA 98004 NEW ADDRESS Dave Parry Heritage Homes, Inc. 4325 SW 323rd St. Federal Way, WA 98023 Please call if you have any questions. -Jason Jason Seth Records Management Coordinator City Clerk Division 425-430-6521 jseth@ci.renton.wa.us Page 1 Kathy Keolker-Wheeler, Mayor CIT~ OF RENTON City Clerk Bonnie I. Walton April 22, 2005 Dave Parry Heritage Homes 845 1 06th Ave. NE Bellevue, WA 98004 . Re: Appeal of Hearing Examiner's decision dated 111 0/2005, regarding the Park Place Preliminary Plat; File No. LUA-04-126, PP, ECF. Dear Appellant: At the regular Council meeting of April 11, 2005, the Renton City Council approved the recommendation ofthe Planning and Development Committee regarding the referenced preliminary plat and appeal, affirming the decision of the Hearing Examiner and denying the replat. A copy of the Planning and Development Committee report is enclosed. Unless the appropriate land use appeal from the decision of tl;1e City Council is filed with King County Superior Court, as indicated in Renton MuniCipal Code (copy ofRMC 4-8-110.G enclosed),the decision of the City Council will be finaL' . Please feel free to contact me if further information .orassistance is needed. Sincerely, Bonnie 1. Walton' City Clerk Enclosures cc: Mayor Kathy Keolker-Wheeler Council President Terri Briere Jenriifer Henning, Principal Planner Kayren Kittrick, Dev. Engineering Supervisor Larry Warren, City Attorney Jim Hanson, Hanson Consulting, 17446 Mallard Cove Lane, Mt. Vernon, WA 98274 Michael Witek, Helsell Fetterman LLP, 1001 4th Ave., #4200, Seattle, WA 981S4 ---:-1 O-=-S--S--=S-ou-tho-"G-:-r-a"":-dy-W=a-y-.-:-R-en-to-n-, W-as-'-h-:-in-gt-on-98-0-S-S -. ('-42-S-) 4-'--:3-0·-6-S1-0-'-/ F--AX-(:-42--S-:-) 4-:"3-:-"0·-::6S-=-I-6-~ * This paper contains 50% recycled material, 30% post consumer AHEAD OF THE CURVE PLANNING & DEVELOPMENT COMMITTEE COMMITTEE REPORT April 11, 2005 PA1U(PLACEPRELIMlNARVPLAT·APPEAL . File'LtJA.04.:i26 ECF,!>'P. ': ." . .. . . , " ... : ,"' .' '. '" .~ "'. '.' . ':'. "".-'. (R¢f~rredFebtu3.ry 14,·2Q.o5) ; . . The Planning and DeVelopment Committee heard this appeal on April 7, 2005. The appellant argued that the City should consider only the one lot that it sought to subdIvide. However, this lot was part of a larger lot, which had been platted within the last five years. According to City Code, the entire parcel must be replatted. If the entire parcel is replatted, the replat would be denser than permitted by City Code. Therefore, the Cortunittee recommefid~4hatthe Co~h2il i!.ffirm the decision of the Hearing Examiner and deny the rep lat.' . Dan Clawson, Chair Dbnis W. Law, Vice Chair" 111 ' t~ ".~.,~ Marcie Palmer, Member '" c: Susan Fiala Jennifer Henning Freel Kawt Ii1Qt\ -, , «..April 11, 2005 Appeal: Park Place Preliminary Plat, Heritage Homes, PP-04-126 ----- Renton City Council Minutes Page 124 The conclusions of the Hearing Examiner for the rezone should be modified as follows: 1. Conclusion I, the last sentence should be amended by adding the phrase "but should approve R4 zoning subject to R-5 density and development regulations. " 2. Conclusion 3 should be modified. All of that conclusion after the fourth sentence should be stricken and it its place substituted the following: "For the reasons set forth in findings offact 25, 26, and 27, R-4 zoning should be approved, subject to R-5 density and development standards." 3. Conclusions 4, 5, 6, 9, and 11 should be stricken. 4. Conclusion 10 should be amended by striking the last sentence thereof. The Hearing Examiner's conclusions concerning the preliminary plat should be . modified as follows: 1. Conclusion 12 should be stricken and in its place the following language should be added: "The proposed preliminary plat is appropriate based on the rezone of this parcel to R-4 with R-5 density and development standards." 2. Conclusion 13 should be modified by changing the term R-4 to R-5. 3. Conclusion 19 should be stricken. In the Hearing Examiner's recommendations starting on page 9, the following changes should be made: 1. The preamble to the recommendations should be stricken and in its place should be added the following language: "The City Council should reclassify the subject's site from R-l to R-4, subject to R-5 density and development standards." "The City Council should approve the 17 -lot preliminary plat subject to the following conditions:" 2. Recommendation 3 should be modified by adding at the end of that sentence the phrase "If possible, because of the small lots. " 3. Recommendation 7 on page 10 should be modified by adding the phrase "The applicant shall comply with the R-4 landscaping requirements." MOVED BY CLAWSON, SECONDED BY LAW, COUNCIL CONCUR IN THE COMMITTEE REPORT. CARRIED. Planning and Development Committee Chair Clawson presented a report regarding the appeal filed by Heritage Homes on the Park Place Preliminary Plat (PP-04-126). The Committee heard this appeal on 4/7/2005. The appellant argued that the City should consider only the one lot that it sought to subdivide. However, this lot was part of a larger lot, which had been platted within the last five years. According to City Code, the entire parcel must be replatted. If the entire parcel is replatted, the replat would be denser than permitted by City Code. .April 11, 2005 ADMINISTRATIVE· REPORT AUDIENCE COMMENT Citizen Comment: Codling - Gene Coulon Park Hydroplane Race CONSENT AGENDA Annexation: Hoquiam, Hoquiam Ave NE Hearing Examiner: Parks ide, NE 24th St, PP-04-1SS Renton City Council Minutes Page 125 Therefore, the Committee recommended that the Council affirm the decision of the Hearing Examiner and deny the replat. MOVED BY CLAWSON, SECONDED BY LAW, COUNCil.. CONCUR IN THE COMMITTEE REPORT. CARRIED. Chief Administrative Officer Jay Covington reviewed a written administrative report summarizing the City's recent progress towards goals and work programs adopted as part of its business plan for 200S and beyond. Items noted included: * The Renton Public Library is looking for regular library users to join the Friends of the Library group to help promote library use in the community. * The economic recovery is alive and well in the City of Renton, with businesses adding 2,470 more employees to their employment rosters between October 31st and December 31st in 2004. Business license records compiled at the end of March, 200S, indicate that in the last quarter of 2004, nine of the City'S ten largest private employers increased the number of employees by a combined 1,090. * April is Disaster Preparedness Month in Washington and a good time to review personal preparedness plans. Call the Renton Fire Department for information including free disaster preparedness presentations, handouts, display kits, and audio-visual presentations. * The City is taking proactive steps to handle code violations. It is now easy to report code violations by either calling 42S-430-7373, filling out an on- line form on the City'S website at www.ci.renton.wa.us, or e-mailing codecompliance@ci.renton.wa.us. Jim Codling, 1123 4th Ave. N., Kent, 98032, asked if the City reached a decision regarding the request to reduce its costs related to the upcoming hydroplane race at Gene Coulon Beach Park. Jay Covington, Chief Administrative Officer, explained that in review of the costs, staff adhered to Council's directive that any City costs associated with the boat race event be reimbursed. The review was based on last year's estimates, and information from the event organizers regarding this year's event. Noting the original cost estimate of $9,400, Mr. Covington indicated that the City can still recover its costs and lost revenue by charging event organizers $3,730. He pointed out that the City is not assigning extra emergency service personnel based on the commitment by event organizers that adequate fire protection will be provided, and based on their past well-run events. Items on the consent agenda are adopted by one motion which follows the listing. Economic Development, Neighborhoods and Strategic Planning Department submitted 10% Notice of Intent to annex petition for the proposed Hoquiam Annexation, and recommended a public meeting be set on April2S, 200S, to consider the petition; 20.49 acres located along the west and east sides of Hoquiam Ave. NE between 140th Ave. SE and 144th Ave. SE. Council concur. Hearing Examiner recommended approval, with conditions, of the Parks ide Preliminary Plat; IS single-family lots on 2.77 acres located at 2204 NE 24th St. (PP-04-1SS). Council concur. PLANNING & DEVELOPMENT COMMITTEE COMMITTEE REPORT April 11, 2005 'PAJ.U('PLAC'El~RELtM;lNAR¥'PLAT:APPJj:AL ' , " .. "Ffl¢,l;;lJA~'<J~.7:t~u)J~tF;:.~P~.>,'" '" ' " '. (R~{erred;F¢l?~yh~',20~.~).: ' ,,' Date '1-II·~OOS The Planning and Development Cominittee heard this appeal on April 7, 2005. The appellant arg~ed that the City should consider only the one lot thatitsought to subdIvide. However, this lot was part of a larger lot, which had been platted within the last five years. According to City Code, the entire parcel must be replatted., If the entire parcel is replatted, the replat would be denser than permitted by City Code . .. ,,-: '. <;:~ ~ Therefore, the Committee recommefia~thaqlie Co~ri2il~{finri the decision of the Hearing Examiner and deny th6/replaL,'·,.;" . .I> "f. .: .. ", . .'.':':( ~~ Marcie Palmer, Member ' ,<::::: c: ' Susan Fiala Jennifer Henning , ' ' Fred Kal.ltWian ~l , 1 2 3 4 5 6 7 8 9 10 11 , 12 13 14 15 16 17 18 19 20 21 22 23 24 25 InRe: APR 05,2005 RECEIVED CITY CLERK'S OFFICE BEFORE THE CITY COUNCIL CITY OF RENTON RECEIVED APR 05 2005 Renton City Council ---hcvnd de, I; tr.W d qy ~nY1 (1;'~~ _ \ c..~~",~ -') ~ JtveM.~ f~~~ ~~ FILENO. LUA-04-126, PP, ECF Appeal by DAVE PARRY, d/b/a HERITAGE HOMES, of Hearing Examiner recommendation dated ] 11 0/2005 regarding the Heritage Homes application for a 2-lot subdivision, located at 620 South 23rd Street MEMORANDUM IN SUPPORT OF APPEAL I. INTRODUCTION Appellant Dave Parry (d/b/a Heritage Homes) submitted a preliminary plat application to divide one large lot into two lots, both of which far exceed the minimum lot size hi the R-8 zone where they are located. The Hearing Examiner mistakenly recommended denial of the plat application because he did not rely, as he should have, on the lot size requirements for preliminary plats, but instead relied on an unauthorized, inappropriate density Calculation. Had the Examiner based his recommendation on either the applicable lot size requirement or an appropriate density calculation, the preliminary plat would have met the requirements for approval. Moreover, the Planning Department has recently proposed (but the City Council has not yet passed) new legislation --Docket Item 4-2-7, Minimum Lot Size and Maximum MEMORANDUM IN SUPPORT OF APPEAL - 1 HELSELL FETTERMAN 1001 Fourth AvenWl. Sult. 4200 ' P.O. Box 21846/S.e.!Ue, WA 98111·3846 (206) 292·1144 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 Density --which seeks to resolve certain internal inconsistencies in the Renton Municipal Code ("RMC") involving density versus lot size. If passed, the legislation would change the code to permit the type of density calculation the Examiner used to recommend denial of Mr. Parry's preliminary plat. The fact that this code amendment has been proposed proves that the Examiner's reasoning went beyond and was contrary to the current code applicable to Mr. Parry's application. Accordingly, the Council should grant Mr. Parry's appeal, and approve the preliminary plat application. II. STATEMENT OF FACTS The development called "Park Place" consists of two completely separate but adjacent parcels: Park Place I is 0.479 acres in size; and Park Place II is 0.70 acres in size. See attached map (Exhibit A). Mr. Parry's predecessor initially obtained Park Place I, and submitted an application to short plat it into four lots. The predecessor then subsequently purchased Park Place II (adjacent to Park Place I), and applied to short plat Park Place II into five lots. Both applications were pending at the time of Mr. Parry's purchase of Park Place. Both short plats were approved by the City in the summer of 2004, and were recorded on September 7, 2004. The preliminary plat application at issue here would divide Lot 1 of Park Place II into two lots. At approximately 12,070 square feet, Lot 1 of Park Place n is more than twice the size of the other lots in Park Place. Mr. Parry purchased Park Place with the understanding that, after the pending short plats were approved, the oversized Lot 1 in Park Place II could be further divided into two lots_ Mr. Parry subsequently applied to subdivide Lot 1 of Park Place MEMORANDUM IN SUPPORT OF APPEAL - 2 HELSELl FETTE RMAN 1001 Fourth AVBnue. 8uiw 4200 P.O. Box 21846/Sealtle. WA 98111-3846 (206) 292-1144 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 II into two lots, approximately 5,790 square feet and 6,280 square feet in size -. well above the 4,500-square·foot minimum lot size applicable in the R-8 district As discussed in more detail below, although preliminary plat regulations state that lot size and not density detennines the number of lots permitted, the Examiner instead relied on a density calculation which included not only the property that is the subject of the application, but also the "parent" property --the Park Place II short plat --which resulted in a density slightly above that pennitted for the R-8 zone. This density calculation method is not currently authorized by the code, and as discussed below a proposed code amendment is due to be considered by the City Council which would legalize the method the Examiner used. The Hearing Examiner recommended denial of Mr. Parry's application based on the unauthorized density calculation, and that recommendation is the subject of this appeal. III. ISSUE PRESENTED Under the Renton Municipal Code, where a proposed preliminary plat meets minimum residential lot size requirements --and the property subject to the application meets density standards --may the application be nonetheless denied based on a density calculation which includes property that is not part of the current plat application? A. IV. AUTHORITY AND ARGUMENT Minimum Lot Size Regulations -Not Density Relulations -Determine the Number of Lots Permitted by Preliminary Plat. In this case there is no dispute that the minimum lot size in the R-8 zoning district is 4,500 square feet. Further, it is not in dispute that the two lots which would result from Mr. MEMORANDUM IN SUPPORT OF APPEAL - 3 HELSEll FETTERMAN 1001 Fourth Avenue. Suiia 42000 P.O. Box 201846/Seettle. WA 98111-3846 (208) 292-1144 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 Parry's preliminary plat application (5,793 and 6,280 square feet) both meet the applicable standard. Mr. Parry applied to divide Lot 1 of Park Place II into two lots via the preliminary plat process --instead of the short subdivision process --because of an RMC directive to do so: No application for a short subdivision shall be approved if the land being divided is held in common ownership with a contiguous parcel which has been divided in a short subdivision within the preceding five years." Such applications must be processed as fa] preliminary plat. rather than a short plat. RMC 4-7-070(c)(2) (emphasis added)." Since Park Place II had recently been short platted, Mr. Parry submitted his applicatio~ as a preliminary plat rather than a short plat. Thus, the regulations pertaining to preliminary plats are detenninative here. The general requirements and minimum standards applicable to lots created by preliminary plat are set forth in RMC 4-7-170, which addresses only minimum lot size, not density: The size, shape, and orientation of lots shall meet the minimum area and width requirements of the applicable zoning classification and shall be appropriate for the type of development and use contemplated. RMC 4-7-170(C) (emphasis added). Thus, for preliminary plats such as the one at issue here, the number and size oflots is determined by mlnimum lot size regulations, and not density. Accordingly, Mr. Parry's appeal should be granted, and the preliminary plat application approved. MEMORANDUM IN SUPPORT OF APPEAL - 4 BELSHl FETTERMAN tOOl Fourth Avenue. Suite 4200 P.O. Box Zt8461Seatua. WA 98111·3846 (206) 2,92.·1144 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 B. Newly Proposed RMC Amendments Which Would Change the Code to Make What the Examiner Did Permissible Demonstrate that the Examiner Went Beyond the Current Code in Making His Recommendation of Denial. Although the code mandates that lot size (not density) is detenninative for preliminary plats, the Planning staff and Hearing Examiner apparently believed that the better policy is to detennine the number of lots pennitted based upon residential density where it conflicts with minimum lot size. In recommending denial here, the Examiner calculated density by looking not only at the property that is the subject of the application, but also the units and area within the "parenf' property --the Park Place II short plat. The total area of Park Place II, including the property that is the subject of the current preliminary plat application, is 0.7 acres in size. Thus, with the additional unit proposed in the ClUTent preliminary plat application and the other five units in Park Place II, divided by 0.7 acres, equals approximately 8.57 dwelling units per acre. The Examiner erred in calculating density in this manner. There is no express language in the RMCauthorizing this method, nor can the code be reasonably interpreted to allow it. In fact, an internal contlict does exist in the RMC between preliminary plat minimum lot size regulations and the RMC's zoning density regulations. A newly proposed code amendment promoted by the Planning Department to address this conflict --Docket Item 4-2- 7, Minimum Lot Size and Maximum Densityl --is in line for the Council's consideration. It would amend the code to pennit the type of density calculation the Examiner relied upon in this case. J Copy attached as Exhibit B. MmvrORANDUM IN SUPPORT OF APPEAL - 5 H ElS ELL FETTERMAN 1001 Fourth Avenue. Sulle 4200 P.O. Box 2184.6/Seattle. WA 98111·3846 (206) 292·1144 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 There is no language in the current code that restricts subdivision of property to ensure consistency with density requirements within a prior overlapping "parent" plat. The proposed amendments to the RMC would change this to include language in section 4-7-170(C) stating: Further subdivision of lots within a plat approved through the provisions of this chapter must be consistent with the applicable maximum density requirements as measured within the plat as a whole. Staff Report for Docket Item 4-2-7, Minimum Lot Size and Maximum Density, at p. 4 (italics added) (attached. as Exhibit B). That is exactly the method relied upon by the Examiner here: he included the previous plat when calculating the density for the proposed. preliminary plat. The fact that such language is proposed to be added demonstrates that it is not authorized under the current code. The Examiner went beyond the bounds of the current code in recommending denial of Mr. Parry's application -otherwise, the proposed amendment would be unnecessary. Of course, if the Council does detennine to adopt such a proposed policy, statutory law and fwidamental fairness dictate that it not be applied to Mr. Parry retroactively. The fact that the current code recognizes lot size --not density --as the detennining factor for preliminary plat approval is also confirmed by the Staff Report for the proposed. code amendments, which states: S~ction 4-7 -070(N) requires' any property with an approved subdivision to go through the full subdivision process if a request to further subdivide is submitted within the five-year period following approval of the short subdivision. There is no similar provision for property that has been approved through a full subdivision. In addition, and as described in Section 4-7 -160C [ sic], the full subdivision requirements do not s.pecifica11y regulate based on density, but rather on minimum lot size. Staff Report at p. 2 (Exhibit B). MEMORANDUM IN SUPPORT OF APPEAL - 6 L-I ELS ELL FETTERMAN 1001 Fourth Avan\1$, Suite 4Z00 P.O. Box Z18461SeattJe. WA 98111·3846 (206) 292·1144 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 It is clear that the Examiner should have relied on lot size, not density, when considering Mr. Parry's pre)jrninary plat application. Instead, he relied on an unauthorized type of density calculation to support his recommendation of denial. Accordingly. because the two lots proposed in Mr. Parry's preliminary plat meet minimum lot area regulations, and the preliminary plat regulations do not regulate based on density, but rather on minimum lot size, Mr. Parry's preliminary plat application should be approved, and the Examiner's recommendation rejected. C. If Density Is Calculated Appropriately, the Park Place Preliminary Plat Complies with Applicable Density Regulations. Park Place is within the City's R-8 zoning district. The RMC provides, generally, that the R-8 district: is established for single-family residential dwellings allowing a range oftive (5) to eight (8) dwelling units per acre, with the goal of obtaining a density of eight (8) dwelling units per net acre. Development in the R-8 zone is intended to create new opportunities for single-family residential neighborhoods and to facilitate high-quality infill development that increases density while maintaining the single--family character of the neighborhood. RMC 4-2-020{E) (emphasis added). Mr. Parry's preliminary plat application seeks to create two dwelling units on 0.277 acres; 0.277 acres divided by 2 equals 0.1385 acres; 1 acre divided by 0.1385 equals 7.22 units per acre. Thus, the density of the preliminary plat proposal is 7.2 dwelling units per acre --well within the limit of eight units per acre. As stated above, the code makes minimum lot area the deciding factor for preliminary plat applications. However, if density is considered appropriately, the proposal clearly meets the density regulations for the R-8 district. MEMORANDUM IN SUPPORT OF APPEAL - 7 HELSElL FETTERMAN 1001 Fourth Avenue. Suite 4200 P.O. Box 21846/Seattle. WA 98111·3846 (206) 292-1144 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 As discussed above, in making his recommendation to deny Mr. Parry's preliminary plat, the Examiner relied upon calculations that look beyond the property that is the subject of the application, to include all of the Park Place II short plat, which resulted in a density of approximately 8.57 dwelling units per acre. This was legally erroneous. Statutes or ordinances must be construed so as to effect the intent of the legislative body that adopted the ordinance or statute. Muckleshoot Indian Tribe v. Dept. of Ecology, 112 Wn. App. 712, 727-728, 50 P.3d 668 (Div. 1,2002). However, there is no need to interpret an unambiguous ordinance, and even then, "the agency's interpretation [in this case, the Hearing Examiner's] is not absolutely controlling". Hoberg v. City o/Bellevue, 76 Wn. App. 357,359-360,884 P.2d 1339 (Div. 1 1994); Crown Cascade, Inc. v. 0 'Neal, 100 Wn.2d 256, 262, 668 P .2d 585 (1983) ("Here, the statutory language is plain and the statute is, therefore, not open to construction or interpretation."). The reviewing body is "obliged to give the plain language of a statue its full effect". Chelan County v. Nykreim, 146 Wn.2d 926, 904, S3 P.3d I (2002) (citations omitted). Thus, there are limits to how far the language of an ordinance may be stretched through "interpretation." While an agency (or Hearing Examiner) may fill in gaps to effectuate a general statutory scheme, it may not, via statutory construction, ''purport to amend the statute." Hama Hama Co. v. Shorelines Hearings Board, 85 Wn.2d 441, 448, 536 P.2d 157 (1975). If the Council agrees to adopt the proposed code amendments, they will only apply prospectively to future subdivisions in Renton. Washington law requires that subdivision applications be processed pursuant to the regulations in existence at the time a complete MEMORANDUM IN SUPPORT OF APPEAL - 8 H HS ELL FETTERMAN 1001 Fourth Avenue. Suite 4200 p.o. 80>< 21848/Saattle. WA 98111-3846 (206) 292-1144 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 application is filed. RCW 58.17.033; see also RCW 36.70A.470 (last two pages of Ex. B)? In this case, the Examiner's actions are particularly egregious because the Council has yet even to consider this proposed policy. For example, as the authors of the Staff Report note, the City Council could decide that the better approach is to have minimwn lot size always control over density regulations, as is done in the City of Bellevue. See Docket Item 4-2-7 at p. 2, footnote 1 (Ex. B). If the Examiner's "interpretation" of the code were correct and/or appropriate, there would be no need to amend the code. Proposed Docket Item 4-2-7 clearly demonstrates that the Examiner's "interpretation" of the code stretches the code language too far, and constitutes an impennissible rewriting of the code. Hama Hama Co. v. Shorelines Hearings Board. 85 Wn.2d 441,448,536 P.2d 157 (1975). Accordingly, even if the City Council adopts this docket item, the Examiner's recommendation must be disregarded, and Mr. Parry's preliminary plat application must be approved. D. Density Bonuses Applicable to Lots Less than 0.5 Acres Could Also Apply in This Case. Even if it were appropriate to look beyond the property that is the subject of the preliminary plat application --as the Examiner did --the Council should consider not only the 0.7-acre Park Place II short plat, but also the contiguous 0.47-acre Park Place l. If one (1) ... If, during project review, a county or city planning under RCW 36.70A.040 identifies deficiencies in plans or regulations: • * • (b) Project review shall continue; + + • 24 Findings --Intent --1995C347§ 102: ... The legislature further fmds that, while plans and regulations should be improved and refined over time, it is unfair to penalize applicants that have submitted permit 25 applications that meet current requirements. . .. RCW 36.70A.470. MEMORANDUM IN SUPPORT OF APPEAL - 9 H.E L S ELL FETTERMAN 1001 FOUlih Avenue. Suite 4200 P.O. Box Z184S/S""ttle. WA 98111·3846 (206) 292·1144 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 includes both Park Place I and II in calculating density, the proposal complies with applicable density standards. Because it is smaller than one-half acre, the permissible density for Park Place I is 9.7 units per acre.3 Four units could be provided in Park Place I using only 0.42 acres, resulting in a density of 9.5 dwelling units per acre. This would result in an extra 0.059 acres from Park Place I (0.479 total acres, minus 0.42 acres, equals 0.059 acres extra) which could be transferred to Park Place II. The density of Park Place II, with the additional one unit from the Park Place preliminary plat and the leftover acreage from Park Place I, would be 7.9 dwelling units per acre (six units divided by 0.759 acres equals 7.9 dwelling units per acre).4 City staff argues, looking at Park Place I and Park Place II, that density standards would be exceeded, because if ten units are used for purposes of the calculation, divided by the I.I8-acre total of Park Place I and Park Place II (0.479 plus 0.7 equals 1.8), the overall density is 8.47 dwelling units per acre. Mr. Parry does not dispute the City's math. However, this also assumes that a developer with one small parcel meeting the O.S-acre or less density bonus of9.7 units per acre loses that bonus when the property is developed with an adjacent lot larger than 0.5 acres. There is no justification for penalizing a developer in such a manner. Any rational person in this situation would first develop the smaller parcel pursuant to the applicable density bonus, setting aside any remaining property unneeded to meet density requirements to be developed in conjunction with the second, larger parcel. 24 3 The RMC provides that, in the R-8 district, the maximum density shall be "9.7 dwelling units perone net acre for subdivision oflots .5 gross acre in size or less as of March 1, 1995." RMC 4-2-110(A), Table 1. 25 4 For the convenience of the Council. the parties have descnlled different density measurements and stipulated to the accuracy of the calculations. That stipulation is attached as Exhibit C. MEMORANDUM IN SUPPORT OF APPEAL -10 HE L S ELL FETTE RMAN ]001 Fourth Avenlle. gulle ~200 P.O. Box 218461Seattle. WA 98111·38.6 (ZOO) Z92·1144 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 Moreover, nothing in the code language supports the imposition of such a penalty. Even if we assumed the language of the code were ambiguous in pennitting consideration of property outside the property that is the subject of the current application, the language of the code suggests that the interpretation that allows more development would be appropriate. For example, the R-8 zoning district is described in RMC 4-2-020(E), and it states that the purpose of the district is to allow: a range of five (5) to eight (8) dwelling units per acre, with the goal of obtaining a density of eight (8) dwelling units per net acre. Development in the R-8 zone is intended to create new mmortunities for single~family residential neighborhoods and to facilitate high-quality inlin· development that increases density while maintaining the single-family character of the neighborhood. RMC 4~2-020(E) (emphasis added). Accordingly, if the goal of the R-8 district were to pennit a density of five to eight units per acre with a goal of obtaining five units per acre, the Hearing Examiner's "interpretation" would be correct. However, the code language provides for just the opposite: the goal is eight units per acre. Further, the cOde language focuses on new and/or additional opportunities for development and increasing density. Thus, even if the code language were subject to interpretation, the code should be interpreted in a manner that provides for higher density and increased development, rather than less density and no additional units. V. CONCLUSION As set forth above, the unambiguous language of the code indicates that the number and size of dwelling units for preliminary plat applications is detennined by minimum lot size. The two lots proposed by Mr. Parry in this preliminary plat application clearly exceed the applicable 4,500-square-foot minimum lot size. The City staff and Hearing Examiner may MEMORANDUM IN SUPPORT OF APPEAL -11 HELSElL FETTERMAN 1001 Pourth Avenue, Suite 4200 P.O. Box 21646/SeattIe, WA 98111-3846 {ZOO} 29Z-1144 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 well believe that it would be better for the City to regulate dwelling units using density calculations for new plats which are based on the density of previous plats, rather than minimum lot size. However, that is not how the current code says it should be done. It is for the City Council, not the Hearing Examiner, to set the City's land use policies. If and when adopted, such new policies, as a matter oflaw and of fairness to property owners, apply only prospectively. Accordingly, the Hearing Examiner's recommendation must be rejected, and Mr. Parry's preliminary plat application must be approved. -11"",,- DATED this 5 day of April, 2005. Respectfully submitted, By~~~~~~ __ ~~~~~~~ Michael itek, WSBA #26598 Attorneys for Appellant Dave Parry 21 g:\g drive\lu\pany\memo in support of appeal.do<: 22 23 24 25 MEMORANDUM IN SUPPORT OF APPEAL -12 H ELS ELL FETTERMAN 1001 Fourth Avenue. Suite 4200 P.O. 80" 21846/Seattle. WA 98111-3846 (206) 292·1144 15' ----~. . . i ~I -QJ m =\ ><\i .\ !l )II!- . ..-:- . ·········r·T·· 5 \"" T---~--:----·--t--tiY PR/VA 1C to. £ASElJENT • BENEFIT OF 3t .4 . n. 1# 1'::-.•. ,,,.~ UNPLATTED I 1"4[" f.:. \.11:.;" .3 4 . 4,581. sq.ft. 0.11 acres 4,581 sq.fl 0.11 acres 5.251. sq.'t. () .12 oCt!!S 5.215. sq.1t. 0.1 \ Qcr~s "' ~ ·5fJ.OO' 50.00' 12,074. sq. ft. S 88'J1~ E ~ S 8837"26" £ : 0.27 .ocres _ _ "" .. ' . ~ : ~i 1 ~ J ~: . 3 2 : ,. I 2 4.612.' sq.ft. .. O.10··Ocres ~245 .... J1 ~~.'2 acres I : t I 5.199. sq.ft. .. : 0.11 acres 4.674. sq.fl .... 0.10 (lcres I . I -'. 10·~· ~- .589 .. '58"£ L. 115.04' .~ . SOUTH 23rd STREET ----.. 616.65-(MEAS) 616.67 (PLAT 185-30) . :;.u.:CE .It .479. ~CRES:ss.'\. _ . __ _ _ ...... ~:u;, .70ACRI!5. J.Ms~,,"'_~kS ~:-: ~l. aIdI (lrCAS) (IMS\S IF 11£ 1'lOtJ[ PLACEl'P, .27 ACRES C .... 1. '* pp:z.) tN i I DOCKETrreM TITLE 4, CHAPTERS 2 AND 7 MINIMUM LOT SIZE AND MAXIMUM DENSITY OESCRIPTIONIPURPOSE The purpose of this docket analysis is to consider possible amendments to rrtfe 4 in order to address an inconsistency between minimum lot size and maximum density in the R-4 and R~8 zones. The issues discussed In this paper should be considered in conjunction with a related docket analysis for the R-10 zone which addresses. in part, the same Issue (properties meeting minimum lot size but not density). The R-4 and R-8 single-family residential zones have the following provisions for density and lot size. (The table reflects amendments due to be adopted in early November 2004 to establish the R-4 zone and amend the R-8 zone.) R-4 R-8 Minimum Housing Denalty for None 4 dufnet Ba'e'" proposed short plats or subdMsJOf/$ Maximum Housing Density 4 Dwelling Units per 1 Net N:te 5 years of pref'rminary plat approval. III 8 Dwelling UnH8 per 1 Net Acre Minimum Lot S128 forlots 8,000 sq. ft. . I~ except where small 4,500 sq. ft. for parcels ClNted alter November 5. 2004 lot clusters 10 are allowed, R-8 greater than 1 acre. standards shall apply. 5,000 sq. ft. for parcels 1 acre or less. NoIB: For end noias, see 4-2.1 100 at ile end of Ihis ntpOrl In the R-4 zone, clustering Is allowed as 8 transition between R-4 and R-8 zones. In both of these zones. the subdivision of property into varying lot sizes, ranging from the minimum pennitted lot size to larger lots, could result In the potential for future division of lots that exceed the maximum housing denslty for the zone. The following examples show how this may occur. Example 1. In the R-8 zone, a site with one net aas Is subdivided with seven (7) lots consisting of 4,500 square feet and one lot containing 12,060 square feet. At the time of subdiviSion, the site meets the maximum lot size requirement of eight (8) dwelling units/1net acre. Subsequently, the owner of the 12,060 squarafoot IotseekB approval 00 subdivide the lot into two single-family Iota. In the context of the 12,060 square foot lot considered In isolation from the prior subdivlsion, this action 18 consistent with the mlnJmum lot size requirements for the zone and the maximum density requirement. it would resutt in nine (9) lots in the larger approved subdivision in which it is located, exceeding the maximum housing density for the larger SUbdivision. . Example 2, In the R-4 zone; a site with 1.25 net acres is subdivided Into four (4) lots of B,OOO square feet each and a fifth lot of 22,450 square feet. Subsequently, the property owner of the 22.450 square foot lot seeks approval to subdivide their property into two (2) lots. This meets the minimum lot size requirement and maximum density requirements for the subject property. but violates the maximum density requirements for the original subdivision. These issues do not appear to be of Similar concern In the R·10 and R-14 zones because there are requirements for covenants to establish density and dwelling mix requirements. There Is no difference in October 28.2004 Page 1 Preoared bv Jones & Stokes for Renton EDIN1SP Deoartm&nt EXHIBITS fot siZe and density for the RC and R·1 zones. except in the R-1 zone where clustering is a pOsslbilit)l. and the recommendations later for the R-4 and R-8 zone should address the R-1 cluster situation as well. Dlacusslon. The City has received Inquiries from property owners in situations similar to these examples. The inqulrfes Involve property that is part of a prior subdivision that meets the City's maximum density requlremants and Includes a fot or lots that could be further subdivided according to the minimum lot size standards. In thase cases, further subdivision of a lot or lots within the subdivision would violate the maximum density standard of the original subdivision, but woufd be consistent with the lot size and density requirements for the smaUer property. Currently. there are no explicit provisions In the zoning or subdivision regulations that would alert property owners or staff to this potential conflict. Applicable sections of the Renton Municipal Code are found in Tltte 4. Chapter 7 Subdivision Regulations Chapter 7 identifies a short subdivision process for divlsion of land into 9 lots or less and a subdivision process for dlvlslon of land into 10 lots or more. Provisions that address multiple divisions of land and minimum residentiaJ size standards are listed below. Detailed Procedures for Shalt Subdivisions, SectIon 4-7..()70 N. Umltatlons on Further SubdJviBlon: Any land subdivided under the requirements of this Section shall not be further divided for III period of five (6) yealS without fOllowing the procedures for subdlvl8lon. Standards for sutJdlvisi0n8 -Resldentl8l Lots -General Requirements and Minimum Standards 4-7-180 C. MInImum Size: The lJiD, shape and orientation of lots shall meet the minimum atH and wkIth requirements of the applicable zoning clas8lfication and shall be appropriate forthe type of development and use eontemplated. Secttan 4-7-070 N requfre8 any property with an approved short subdivision to go through the full subdivision process If a request to further subdivide Is submitted within the five-year period foRowing approval of the short subdivision. There is no slmuar requirement for property that has been approved through a fun subdivision. In addition and as described In Section 4-7·160C. the fuU subdivision requirements do not specIfic:ally regulate based on density. bUt rather on minimum lot size. These . existing provisions do not address the situation described in the examples above. Chapter 7; Section 4-7~ provides spec:Iflc guidance regarding density for preliminary plats that have been approved whUe In unincorporated King County and subsequenUy annexed to the CHy. Paragraph B.1 states that overall density of the subdivision shan not exceed the maximum density allowed in the Zoning Code. It further states that lot size and lot width requirements need not comply 80 long as the density requirement Is satisfied. ThIs provision only applies to property that has preliminary plat approva! from the County priOr to annexation to the City. Objective.. The City's objectives In addressing this Issue are to (1) ensure that maximum density requirements are maintained following subdivision approvars'; (2) continue to provide for flexibility In lot sizes within residential subdMslons; and (3) ensure that property owners understand the lot size Bnd density restrictions on their property. Issues. options and approaches for achieving these objectives are described below. ISSUES/OPTIONS Several cities in the Pugst Sound region were swveyed regarding their approach to this issue. Consulted cities Include Federal Way. Kent, Kirldend. Bellewe, Redmond, and Shoreline. None of the consulted staff at these cities could recall a situation comparable to those described In the examples above. f If this Is not an objective of 1he City, an altematiV9 approach to resoMng lhislssue would be to atate that where Ihere Is a conflict between mfniml.lTllot size and denslty. minimum lot size contR:Jls. This Is the approach taken by the CIty of Bellevue and is described In the Issues/Options section of this paper. October 28, 2004 Page 2 Preoated bv Jones & Stokes for Renton EDINfSP Oeoartment In some dties (Federal Way. Kent. Kirkland). the minimum lot size and density regulations are consistent, or are sHowed to vary by 10 percent or less, such that the situation could not occur. Bellevue, Redmond and Shoreline have minimum Jot size and density standards tflat could result in the situation described In the examples. However. none could recall any situations where it had occurred. Infonnation provided by each dty is summarized below: • City of Bellevue. The City has a C(Jde pro'liBlon that applies to all residential zones stating that if there is a conflict between minimum lot size and density. minimum lot size controfs. • CIty of Redmond. The City has a working poIloy that restricts future subdivision of previously platted 1ob5. Although this Is not a formal regulation, staff state that property owners fA. informed that If the property had been previously platted and conditions were unCh8nged-, no additional subdivision is permilted. The Interviewed planner reported that this type of inquiry rarely occurs and was not aware of any property owners that had questioned the City's informaJ policy. • City of Shoreline. The City does not address this issue. The interviewed planner stated that the zone In whfch this inconSistency could occur is fully developed and not in an ares where re- dev~opment is likely. so the Issue has not been a problem for the City. Although not specifically Identified by any of the surveyed jurtsdfctfons, another potential regulatory option could specifically state that maximum density for an approved subdivision cannot be exceeded. In order to provide adequate Information to property owners, this reslrtctfon could be recorded with the flnal plat map. . Conclusion. The City of Bellevue approach of establishing that minimum lot size prevaits in the case of conft1ct does not satisfy the City's objective of ensuring that the maximum density requirement Is malntaJned foDowing subdMsIOn approval and Is .inconsistent with how the City approaches other zones such as R-10 and R-14 provisions that indicate that density controls. However, the BeHewe approach does recognIZe that citizens typically experience density in terms of lot size of their property and neighboring properties. rather !han the overeU density of the larger area. If the City determines that continuation of maximum density controls Is not B primary objective, this would be a viable approach to resolving the conflict between lot size and maximum density. The infonnal approach of restricting further division of approved subdivisions used by the City of Redmond results in uncertainty for the City and property owners. The approach In other cities of maintaining consistency between minimum lot sizes: and maximum density does not meet the City's ObJeCtive of providing for flexJbtllty In lot sizes In subdivisions. The recommended approach would apecific:ally establish that the maximum density for en approved subdivision cannot be exceeded. This approach would satisfy all of the City's objectives and is desc:ribed below. RECOMMENDATION 1. Amend the Renton Municipal Code TiHe 4, Chapter 7 (Subd'fvislon Regulations) to require that any future platting of lots within an approved subdivision are consistent with the maximum density of the original subdivision. Section 4-7-070 applies to short subdlvistons (9 lots or lesS)i Section 4-7-170 applies to subdivisions (10 lots or more) Section 4-7'()70 N. LImitations on Further SubdiVision Any land subdivided undet the requiren\ents of this Section shall not be further divided for a period of . five (5) years without following the procedures for 8tJbdlvislon. Further short subdMslon of !oMs) must be consistent with the applicable maximum density requirement as measured within the plat as @ Wl1QI!. . October 28. 2004 Page 3 Preoared bv Jones & Stokes for Renton ED/N/SP Denartment Section 4-7·170 C. Minimum Size: The size. shape, and orlentatlon of lots shall meet the minimum area and width requiremenb of the applicable zoning classlflcation and shall be appropriate for the type of development and use contemplated. Further subdivision of lots within a plat approved 1hrough the provisions of this Chapter must be consistent with the applicable maximum density requirement as musy@d within the plat as 8 what@. 2. Amend the Renton Municipal Code TIUe 4, Chapter 2 (land Use Districts) to state that covenants shall be filed with all plats to address density requirements in the zone. The text amendment shown below proposes to Include this text as a general note for aU single farnly zones. AlternatiVely, thls text could be Included In the maximum density requirement cells for the R-4 and R-8 zones, or In Chapter 7. Subdivisfon Ordinance. atlons 4-2 .. 110A Development Standards for SlnClIe Family Residential Zoning Design RC R·1 R04 R..a Maximum 1 dwelling unit 1 dwelling unit 4 dwelling units per 8 dwelling units HoU~:;t. per 10 net per 1 net acre 1 net acre'S per 1 net acre Dens acres Minimum Lot 10 acres 1 acre 8,000 sq. ft. 11. 1 .. 4,500 sq. ft. for SIze for lots 4,500 sq. ft. for except whete small parcels greater Cl8atedaffer lot clusters fO are than 1 acre. November 10, cluster aflowed, R-8 2004 development' standards shall 5.000 sq. fl for apply. parce!s 1 acre or less. 4-2-110D CONOmONS ASSOCIATED WITH DEVELOPMENT STANDARDS TABLE FOR SINGLE FAMILY RESIDENTIAL ZONING DESIGNAnONS 2. Use-related provisions are not variable. User-related provisions that are not eligible for a variance include: building size, units per structurellot, or densities. Unless bonus size or density provisions are specifically authorized. the modification of building size, units per structure. or densities requires a legi8tatfve change In the code provisions and/or a Comprehensive Plan amendmenVrezone. 5. tn order to be considered detached, 8 structure must be sited a minimum of 6' from any residential structure. 10. In order to sarve as a transition between the lower density R-4 zone and higher density devefopment, -smelt tot clusters" of up to a maximum of 50 lois shall be altowed within 600 feet of the Single FamDy Land Use Designation as shown on the Land Use Map of the Comprehensive Plan, when at least 30% of the site Is permanently set aside as ·significant open space." Such open space shall be situated to act as 8 visual buffer betwewI small lot clusters and other development in the zone. The percentage of open space required may be redUced by the reviewing offICial to 20% of the sIte when: 8) Public access Is provided to open space. b) Soft surface trails are provided within wetland buffers, and c) storm water ponds are designed to eliminate engineered slopes requiring fenCing and enhanced to allow passive and/or active recreation. Special architectural features shall be provided on all dwelling unfts In small Jot clusters. These shall Include decorative hip or gable roofs with 8 p/k:tl equal to or greater than one to two (1 :2). windows and doors with decorative trim at least four Inches (41 in width, and eaves projecting at least eighteen inches (18-) from the face of the bUIlding on at least seventy-five percent (75%) of the building's exterior perimeter with horizontal fascia at least ten indies (10") deep on all sides of the structure. October 28. 2004-Page 4 Preoarad bv Jones & Stokes for Renton ED/N/SP DeDartment J-IJI portions or a SIte tnat are not oeGlC8t80 to Platt80 slngre-tamlly lOts Snail be set an a separate tract and/or tracts to preserve existing viable stands of trees or other native vegetation. Such tracts shan be shown and recorded on the face of the plat to be preserved In perpetuity. Such tracts may be induded in contiguous open space for the purposes of qualifying for small lot cfustered development Where trees are removed, landscaping designed to replace the functions of existing trees is required, 11. Lot size, width. and depth may be reduced by the Reviewing Offidal when, due to lot configuration or access, 4--dwening units per net aa-a cannot be achieved. The reduction shall be the minimum needed to allow 4-dweI1ing units per net acre and shall be Dmited to the following minimum dlmenalons: -~ lot size -7,200 sq, ft Lot width -eo feet Lot depth -70 feet 12. When lot size is reduced for the purpose of adllevlng maximum density. setbacks may also be reduced by the Reviewing Official. Setback reductJons shall be Umlted to the following: Front -20 feet. Side yard along a street -15 feet primary structure, 20 feet attached garage Wfth access from the side yard. . Side -Minimum side yard oomblned setback -15 feet, Minimum for one yard-5 feel 13, For properties vested with a complete plat appflcation prior to Nov. 10,2004, and for the Mosier II, Maplewood East and Anthone. the following standards apply. Vested plats must be developed within 5 years of preliminary plat approval and/or annexation. Maximum Density· 5 dwelling units per net sere MIn1mtJm Lot Size -7,200 sq. ft Minimum Lot Width -60 feet for Interior lots, 70 feet for comer lots . Minimum Lot Depth -70 feet Minimum Front Yard -15 feet for the primary structure. 20 feet for an attached or dEitached garage. For a un" w;th alley access garage, the front yard setback fot the primary structure may be reduced to 10 feet if all parking is provided in the rear yard of the lot with access from 8 public right of way or alley. Minimum Side Yard Along a Street • 15 feet Minimum Side Yard -5 feet 14. Covenants shall be filed as part of any final plat that establishes that future division of !and within the plat mus1 be consistent with the maximum denSity requirements as measured within the plat as a whole. ' October 28, 2004 Page 5 Preoared bv Jones & Stokes for Renton EDfNlSP DeDartmenl '" RCW 36.70A.470 Project review -AmeDdmeut 8uaesdoa procedure -DefiDitioos. (1) Project reviewp which sbaH be conducted pursuant to the provisions of chapter 36,70B RCW. shall be used to make individual project decisioDSJ not land use planning decisions. If. during project review, a county or city planning under RCW 36.70A.04O identifies deficiencies in plans or regulations: (a) The permitting process shall not be used as a comprehensive planning process; (b) Project review shall continue; and (e) The identified deficiencies shall be docketed for possible future plan or development regulation amendments. . (2) Each county and city planning under RCW 36.70A.04O shall include in its development regulations a procedure for any interested persOn, including applicants, citizens, hearing examiners, and staff of other agencies, ·to suggest plan or development regulation amendments. The sUggested amendments shall be docketed and considered on at least an annual basis, consistent with the provisions ofRCW J6.70A.130. (3) For purposes of this section, a deficiency in a comprehensive plan or development regulation refers to the absence of requited or potentially desirable contents of a comprehensive plan or development regulation. It does not refer to whether a development regulation addresses a project's probable specific adverse environmental impacts which the permitting agency could mitigate in the normal project review process. (4) For pmposes oftbis section, docketing refers to compiling and maintaining a list of suggested changes to the comprehensive plan or development regulations in a manner that will ensure such suggested changes will be considered by the county or city and will be available for review by the public. [1995 c 347 § !G2.) NOTES: Findings -latent -1995 c 347 § 102: "The legislature finds that during project review, a COWlty or city planning tUlder RCW 36.70A.040 is likely to discover the need to make various improvements in comprehensive plans and development regulations. There is no cwrent requirement or process for applicants. citizens~ or agency staff to ensure that these improvements are considered in the plan review process. The legis1ature also :finds that in the past environmental rcviCW81ld pennittjng of proposed projects have been used to reopen and make land use planning decisions that should have been made through the comprehensive pJanning process, in part because agency staff and bearing examiners have not been able to ensure consideration of all issues in the local planning process. The legislature further finds that, while plans and regulations should be improved and refined over time, it is unfair to penalize applicants that have submitted permit applications that meet current requirements. It is the intent oftbe legislature in enacting RCW 36.70A.470 to establish a means by which cities and counties will docket ~ plan or development regulation amendments and http://searc .. .NjewH1m1.asp?Action=H~&x=1209180257&P=1&x=120918030 1210912003 -. ensure their consideratIon ommg ~ PUUWlUU y .. ..,.......".,.. \._ •. _ F"mdlng -1995 e 347: "The ie&.o~ recognizes by this act that the grow\ .anagement act is a fundamental building block of regulatory refOI1ll. The state and local governments have invested considerable resources in an act that should serve as the integratiDg iTameworlt for all other land-use related laws. The growth management act provides tire means to effectively combine certainty for development decisions, reasonable environmental protection. long-range planning for cost-effective infrastructure, and orderly growth and development." [1995 c 347 § 1.J Severability -199S c 347: "If any provision of this act or its application to any person or circumstance is held ~ the remainder of the act or the application of the provision to other persons or circumstances is not affected. tI [1995 c 347 § 961.] 'art headinp and table of eontents not law -1995 e 347: "Part headings and the table of contents ' as used in this act do not constitute any part of the law.· [1995 c 347 § m.J bttp=llsearc •. NiewHtml.asp?Action=Html&Item=O&X-1209180257&p=1&X=120918030 1210912003 STIPULATION REGARDING CALCULATIONS Key Tenns: PPI is the short plat of Park Place 1 (UPPl"), consisting of 4 units on .479 acres. PP2 is the short plat of Park Place 2, ("PP2") consisting of 5 units on .7 acres. The Park Pltlce Preliminary Plat is the current proposal to divide Lot 1 ofPP2 into two lots of 5,793 acres and 6,280 acres. Appellant currently owns both Park Place 2 and Park Place 1. PP2 is currently zoned R-8 Single Family, 8 dwelling units/acre.) PPI has a density limit of9.7 dulac (sites less than Yz acre), and PP2 has a density limit of8.0 dulac (sites greater than Yz acre). PPI is divided into 4 lots with a dulac of8.3. PP2 is currently.divided into. 5 lots with a dulac of7.1. Under the current configuration, both parcels meet their respective density requirements. In this Appeal, the Applicant and the City Staff will present their respective analyses on how to calculate density for the proposed Park Place Preliminary Plat. In an attempt to simplify matters for the Council, the parties have stipulated-only to the accuracy ofthe mathematical calculations-to the following: Method 1 Description: If the density is calculated by considering only the area that is the subject of the current application, proposed lots 1 and 2 of the Park Place Preliminary Plat (former Lot· 1 of PP2), then the project density is 7.2 Units Per Acre (2 units divided by .277 acres equals 7.22 Units Per Acre). Stipulation: The parties agree that 2 divided by .277 is 7.22. Method 2 Description: If the density is calculated by considering proposed lots 1 and 2 of the Park Place Preliminary Plat and all other lots in the PP2, then the density is 8.57 (6 total resulting units divided by .7 acres equals 8.57). Stipulation: The parties stipulate that 6 divided by .7 is 8.57. Method 3 Description: This method of density calculation is the one proposed by Appellant to achieve density limits for its Preliminary Plat application. If density is calculated by considering Both PPI and PP2, and allowing the 9.7 Unit per Acre Density Bonus for PPl, then the calculated Densities are 9.5 Units Per Acre for PPI and 7.9 for PP2, assuming that PP 1 is platted first and the extra .059 acres can be transferred to PP 2. The calculation is as follows--4 units divided by .42 acres equals 9.5; and 6 units divided by .759 acres equals 7.9. 1 EXHIBITC .~. ,. Stipulation: The parties stipulate that: 4 divided by .42 is 9.5; and 6 divided by .759 is 7.9. Method 4 Description: If density is calculated counting all the units in PP 1 and PP2 over the entire area then the project density is 8.47 units per acre. (10 total resulting units divided by 1.18 equals 8.47 acres). Stipulation: The parties stipulate that 10 divided by 1.18 is 8.47. g:\g drive\lu\parry\stipuated facts-final.doc 2 February 14,2005 CONSENT AGENDA Council Meeting Minutes of February 7, 2005 Appeal: Park Place Preliminary Plat, Heritage Homes, PP-04-126 Appeal: Amberwood Phase II Preliminary Plat, Steve Beck, PP-04-117 CAG: 05-001, Sunset Sewer Interceptor Phase II, RCI Construction Group CAG: 04-113, 200 Mill Building Chiller Replacement, MacDonald-Miller Facility Solutions Public Works: Sound Transit Quit Claim Deed, BNSF Easement Transportation: 1-405 Mainline Alignment Concurrence, WSDOT Transportation: I-405/SR-167 Interchange 5% Design Concurrence, WSDOT Utility: Springbrook Creek Wetland & Habitat Mitigation Bank Concurrence, WSDOT Renton City Council Minutes Page 51 of woody debris and logs from the river due to the beneficial habitat the debris provides for the fish. Pointing out that the falien tree poses a safety hazard, Mr. Zimmerman reported that the City has scheduled a meeting with WDPW on February 16th to discuss the matter. He noted that the City will remove the fallen tree if a permit from WDPW is obtained. Mayor Keolker-Wheeler assured Mr. La Rue that the City will inform him of the outcome of the meeting. Councilmember Corman thanked Mr. La Rue for his concern regarding the safety hazard created by the fallen tree. Items on the consent agenda are adopted by one motion which follows the listing. Approval of Council meeting minutes of February 7, 2005. Council concur. City Clerk reported appeal of Hearing Examiner's recommendation on the Park Place Preliminary Plat (PP-04-126); appeal filed on 112112005 by Michael Witek, 1001 4th Ave., Suite 4200, Seattle, 98154, representing Heritage Homes, accompanied by required fee. Refer to Planning and Development Committee. City Clerk reported appeal of Hearing Examiner's recommendation on the Amberwood Phase II Preliminary Plat (PP-04-117); appeal filed on 2/112005 by Amy L. Kosterlitz, 2025 1st Ave., Suite 500, Seattle, 98121, representing Steve Beck, accompanied by required fee. Refer to Planning and Development Committee. City Clerk reported bid opening on 2/812005 for CAG-05-001, Sunset Sewer Interceptor Phase II; 14 bids; engineer's estimate $2,323,479.49; and submitted staff recommendation to award the contract to the low bidder, RCI Construction Group, in the amount of $1,915,867.90. Council concur. Community Services Department submitted CAG-04-113, 200 Mill Building Chiller Replacement; and requested approval of the project, authorization for final pay estimate in'the amount of $69,604.13 commencement·of 60-day lien period, and release of retained amount of $5,588 to MacDonald-Miller Facility Solutions, Inc., contractor, if all required releases are obtained. Council concur. PlanninglBuildinglPublic Works Department recommended acceptance of a quit claim deed from Sound Transit and approval of Sound Transit's request for an easement across City-owned property located in the vicinity of Oakesdale Ave. SW and SW 27th St. with Burlington Northern and Santa Fe Railway Company. Council concur. . Transportation Systems Division recommended concurrence with the Washington State Department of Transportation's 1-405 mainline alignment from the western Renton City limit to SR-169. Refer to Transportation (Aviation) Committee. Transportation Systems Division recommended concurrence with the Washington State Department of Transportation's five percent design for the 1- 405 and SR-167 interchange. Refer to Transportation (Aviation) Committee. Utility Systems Division recommended concurrence with the Washington State Department of Transportation regarding the creation of the Springbrook Creek Wetland and Habitat Mitigation Bank. Refer to Utilities Committee. C.t.L { OF RENTON COUNCIL AGENDA .LJllL I AI#: 5~b Submitting Data: For Agenda of: 0211412005 DeptlDi v !Board .. AJLSICity Clerk Staff Contact. ..... Bonnie I. Walton Agenda Status Consent.. ............ Subject: Public Hearing .. Appeal of Hearing Examiner's recommendation dated Correspondence .. 1110/2005 regarding the Park Place Preliminary Plat. Ordinance ............. (File No. LUA-04-126, PP, ECF) Resolution ............ Old Business ........ Exhibits: New Business ....... A. City Clerk's letter (1/2812005) Study Sessions ...... B. Appeal-Heritage Homes (112112005) Information ......... C. Hearing Examiner's Report & Recommendation (1110/2005) Recommended Action: Approvals: Refer to Planning and Development Committee. Legal Dept. ...... .. Finance Dept.. .. .. Other .............. . Fiscal Impact: NI A Expenditure Required .. . Transferl Amendment. .... .. Amount Budgeted ...... . Revenue Generated ........ . Total Project Budget City Share Total Project.. SUMMARY OF ACTION: Appeal of the Hearing Examiner recommendation on the Park Place Preliminary Plat was filed on 1/21/2005 by Michael Witek, Attorney, Representative for Heritage Homes, accompanied by the required $75 fee. STAFF RECOMMENDATION: Council action on the Park Place Preliminary Plat and appeal. RentonnetlagnbilV bh X CIT1-OF RENTON Kathy Keolker-Wheeler. Mayor January 28,2005 City Clerk Bonnie I. Walton APPEAL FILED BY: Michael Witek, Attorney, Representative for Dave Parry, Heritage Homes RE: Appeal of Hearing Examiner's decision dated 1/10/2005 regarding the Heritage Homes application for a 2-lot subdivision of a 0.28-acre site for detached single-family homes, located at 620 South 23rd Street. (File No. LUA-04-126, PP, ECF) To Parties of Record: Pursuantto Title IV, Chapter 8, Renton City Code of Ordinances, written appeal of the hearing examiner's decision on the Park Place project has been filed with the City Clerk. In accordaIic~ with Renton Municipal Cod~ Section 4-8-11OF, within five days of receipt of the notice of appeal, the City Clerk shall notify aU parties of record ofthe receipt of the appeal. . Other parties of record maysubrPit letters limited to support of or opposition tothe appeal within ten (10) days of the date of mai~ingof the notification of the filing of the appeal. The deadlin~ for submission of additional letters is'5:00 p.m., Monday, February 7,2005, at the City Clerk's office. . .. '. . ,--NQIICE IS HEREBY, OIYEN.!h<!tt.be,\VriH~it~pp.~~i ~nq.Qth~~.p~t1jn~nLcl<?C!l.!I.l:~l1tc~ .. w;ilLQ.e...... ....__.._ ...... reviewed by the Council's Planning and De:velopment Committee·at 2:00 p.m. on Thursday, April 7, 2005, in the Council Cnarnbers, 7th flboro{Renton CityHall;:-1055 South Grady Way, Renton,WA 9-8055. The recommendation of'the C0rtunittee will be presented for consideration by the full Council at a subsequent Council meeting. Attached is'a copy of the Rentop Municipal Code regarding appeals of Hearing Examiner . decisions or reco:mmendations. ·Ply.asehote that the City Council wilLbe considepng the merits' . of the appeal based upon the written record previously established. Unless a showing can be made that additioQal' evidence couh:lri6t.f(~asonably hav.ebeen availabl~at the prior hearing held' by the Hearing Examiner, no new evidence or testimony on this matter will be accepted by the . . City Council. ' . .' For additional information or assistance, please feel free to call. . Sincerely, Bonnie I. Walton City Clerk Attachment cc: Council Liaison ~ -1O-S-S-So-u-th-G--r-ad-'-y-W=a-y-. --Re-n-to-n-, W-a-s-hi-ng-to-n-9-8-0S-S-.-(4-2-S)-4-30-.6-S-IO-/-FAX--(4-2S-)-43-0-.6-S-16-R E N T ON * This paper contains 50% recycled material, 30% post consumer AHEAD OF THE CURVE City of Renton Municipal Cou~; Title IV, Chapter 8, Section 110 -Appec._ . 4-8-1IOC4 The notice of appeal shall be accompanied by a fee in accordance with RMC 4-1-170, the fee schedule of the City. COrd. 3658, 9-13-82) 4-8-11OF: Appeals to City Council-Procedures 1. Time for Appeal: Unless a specific section or State law providing for review of decision of the Examiner requires review thereof by the Superior Court or any other body, any interested party aggrieved by the Examiner's written decision or recommendation may submit a notice of appeal to the City Council, upon a form furnished by the City Clerk, within fourteen (14) calendar days from the date of the Examiner's written report. 2. Notice to Parties of Record: Within five (5) days of receipt of the notice of appeal, the City Clerk shall notify all parties of record of the receipt of the appeal. 3. Opportunity to Provide Comments: Other parties of record may submit letters in support of their positions within ten (10) days of the dates of mailing of the notification of the filing of the notice of appeal. 4. Transmittal of Record to Council: Thereupon the Clerk shaH forward to the members of the City Council all of the pertinent documents, including the written decision or recommendation, findings and conclusions contained in the Examiner's report, the notice of appeal, and additional letters submitted by the parties. (Ord. 3658, 9-13-1982) 5. Council Review Procedures: No public hearing shall be held by the City Council. No new or additional evidence or testimony shall be accepted by the City Council unless a showing is made by the party offering the evidence that the evidence could not reasonably have been available at the time of the hearing before the Examiner. If the Council determines that additional evidence is required, the Council shall remand the matter to the Examiner for reconsideration and receipt of additional evidence. The cost of transcription of the hearing record shall be borne by the applicant. In the -··:--·--~-·--:,~absenceofan·entryupon the record of antmierby-the Gity·£ouncil authorizing-new or-additional ' . ,.', .. --. ' ' evidence or testimony, and a remand to the Hearing Examiner for receipt of such evidence or testimony, it shall be presumed that no new or additional evidence or testimony has been accepted by the City Council, and that the record before the City Council is identical to the hearing record before the Hearing Examiner. COrd. 4389, 1-25-1993) 6. Council Evaluation Criteria: The consideration by the City Council shall be based solely upon the record, the Hearing Examiner's report, the notice of appeal and additional submissions by parties. 7. Findings and Conclusions Required: If, upon appeal of a decision of the Hearing Examiner on an application submitted pursuant to RMC 4-1-050Fl, and after examination of the record, the Council determines that a substantial error in fact or law exists in the record, it may remand the proceeding to Examiner for reconsideration, or modify, or reverse the decision of the Examiner accordingly. 8. Council Action: If, upon appeal from a recommendation of the Hearing Examiner upon an application submitted pursuant to RMC 4-1-050F2 and F3, and after examination of the record, the Council determines that a substantial error in fact or law exists in the record, or that a recommendation of the Hearing Examiner should be disregarded or modified, the City Council may remand the proceeding to the Examiner for reconsideration, or enter its own decision upon the application. 9. Decision Documentation: In any event, the decision of the City Council shall be in writing and shall specify any modified or amended findings and conclusions other than those set forth in the report of the Hearing Examiner. Each material finding shall be supported by substantial evidence in the record. The burden of proof shall rest with the appellant. COrd 3658, 9-13-1982) 10. Council Action Final: The action of the Council approving, modifying or rejecting a decision of the Examiner shall be final and conclusive, unless appealed within the time frames established under subsection 05 of this Section. (Ord. 4660, 3-17-1997) CITY OF RENTON APPEAL -HEARING EXAMINER JAN 2 1 2005 RECEIYED ICE WRITTEN APPEAL OF HEARING EXAMINER'S DECISIONIRECOMMENDA-TI'ORl--rEf S OFF RENTON CITY COUNCIL FILE NO: LUA 04-126, pp, ECF APPUCATION NAME: Park Place Preliminary Plat The undersigned interested party hereby files its Notice of Appeal from the decision or recommendation of the Land Use Hearing Examiner, dated Tanuary 10. 2005 1. IDENTIFICATION OF PARTY APPELLANT: Name: Dave Parry Heritage Homes Address: 845 106th Ave. NE . Bellevue. WA 98004 Telephone No.: (253) 261-6873 REPRESENTATIVES: Name: Jim Hanson Hanson Consulting Address: 17446 Mallard Cove Lane Mt. Vernon. WA 98274 Telephone No.: (360) 422-5056 Name: Michael Witek Helsell Fetterman LLP Address: 1001 4th Ave .. #4200 . Seattle; WA98154 Telephone No.: (206) 689-2188 2. SPECIFICATION OF ERRORS (Attach additional sheets, if necessary) Set forth below are the specific errors of law or fact upon which this appeal is based: FINDING OF FACT: (Please designate number as denoted in the Examiner's report) No .. 12/13 Error: Although they are really conclusions rather than true factual determinations, Findings of Fact 12 and 13 are in error to the extent they find that, "If the original short plat [for Park Place II] had been originally divided into 6 lots it would have had a density of 8.6 dwelling units per acre." Correction: Heritage Homes is the owner and developer of two properties within the City of Renton. These include Park Place I, a 0.479-acre parcel currently divided into 4 lots, and Park Place II, a 0.7 acre parcel recently divided into 5 lots via short plat. Heritage Homes purchased Park Place I and II after the previous owners had already submitted applications for short plat approval. The properties are located within the R-8 zoning district. This district permits residential densities of 8 dwelling units on parcels larger than 1/2 acre and 9.7 dwelling units per acre on parcels smaller than 1/2 acre. RMC 4-2-110A (Table of Development Standards). ~ C: e~ 4..J.1.u rf1 ey tV ei J tJ4.Jt..s H~""lI.J EltQ..A'·I1q.. Page 1 of 3 The proposed preliminary plat at issue here would divide former Lot 1 of Park Place II into two lots. As the density calculations in the record (attached here as Exhibit A) demonstrate, dividing this 12,074-square-foot parcel into two lots would result in a net density of 7.2 units per acre. The Hearing Examiner has recommended denial because, in his view, the applicant is attempting to do something that could not have been permitted in the initial short plats --namely, developing 6 lots on the Park Place II Property. This is simply not true. As the density calculations demonstrate, Park Place I is 0.479 acres, with a permitted density of 9.7 units per acre. Four units may be developed on Park Place I using only 0.42 acres (0.42 acres divided by 4 equals a density of 9.5 units per acre). The remaining 0.059 acres of Park Place I could have then been transferred via boundary line adjustment into Park Place II (0.7 acres), resulting in a total acreage of 0.759 acres (0.7 plus 0.059 equals 0.759). Developed with 6 lots, the density of Park Place II would be 7.9 units per acre (0.759 divided by 6 equals 7.9 units per acre). Through the current preliminary plat application, Heritage Homes seeks only to obtain a result that could have been obtained through the short plat process. This result would, in fact, be more consistent with the RMC because it states that densities of 5 to 8 units per acre are permitted in the R-8 zone "with the goal of obtaining a density of eight (8) dwelling units per net acre." RMC 4-2-020(E) (emphasis added). With approval of the current proposed preliminary plat, the density would be 7.9 units per acre, as opposed to 7.14 units per acre if the preliminary plat is denied. CONCLUSIONS: No.1. 2 and3 Error: The Examiner erred in concluding that the proposal "does not serve the public use and interest" and that "it subverts the density . requirements of the R-8 Zone and the goals and objectives of the Comprehensive Plan" (Conclusion 1). The Examiner erred in concluding that "it is that division, the division of .7 acres into 5 discrete separate lots which governs this review. It is neither appropriate nor reasonable to seek out some other event ... to determine this proposed division ... [and that the application) "attempts to sidestep the density standards". (Conclusion 2). Finally, the Hearing Examiner erred in concluding that the application is "an inappropriate request," and that it should be denied "because it violates the underlying density standards" (Conclusion of Law 3). Correction: The Hearing Examiner erred in concluding that density must be determined solely with respect to the boundaries of the former Park Place II short plat. That is not a written requirement of the code, nor an "interpretation" of it, but instead is something that the Examiner seeks to write into the code himself. The Examiner goes beyond interpreting the code in this regard, and does not have the authority to impose his own modification to the code. As stated above, this preliminary plat application does not seek to "subvert" density standards. Park Place I and II could have . been lawfully developed with a total of 10 lots (4 on Park Place I and 6 on Page 2 of 3 Park Place II) via the initial short plats. In fact, the proposed plat would be more consistent with the Comprehensive Plan and zoning code, which state that the goal of the R-8 zone is to establish eight units per acre. The Examiner's decision should be reversed by the City Council as arbitrary, placing form over substance. 3. SUMMARY OF ACTION REQUESTED: The City Council is. requested to grant the following relief: (Attach explanation, if desired) X Reverse the decision or recommendation and grant the following relief: Pursuant to RMC 4-8-110(F)(8), the Examiner's recommendation should be disregarded, and the Council should issue its own decision approving the preliminary plat. Modify the decision or recommend . on as follows: Remand to the Examiner for furthe onsideration as follows: Other January 21,2005 Date NOTE: Please refer to Title IV. Chapter 8. of the Renton Municipal Code, and Section 4-8-11 OF, for specific appeal procedures. :;,'" g:\g, drive\lu\parry\notice of,appeal.doc . Page 3 of 3 HANSON CONSULTING October 4, 2004 City of Renton Development Services Division 1055 South Grady Way Renton W A. 98055 360-422-5056 Subject: Park Place Preliminary Plat application, 2214 Smithers Ave S., Renton WA. Dear Development Services Staff: This letter outlines the application for the Park Place Preliminary Plat at 2214 Smithers Ave S. Renton VIA. The proposal is to subdivide a 277 acre parcel into 2 residential lots. A foundation for a single family house is now on the site and will remain. The current zoning of the site and surrounding area is R-8. The current use of the site is currently vacant but for a foundation for a single family residence which will remain. The property fronts on S 23rd ST and Smithers Ave S. Access for the new lot will be from Smithers Ave S. Both Smithers Ave S and S 23rd ST are newly constructed streets as part of the Par1c..Place ShortPlat. All needed utilities are existing in the adjacent streets and have been stubbed into the new lot in anticipation of this application. The existing parcel is 12,074 square feet in size. One additional lot will be created. The lots will be more than the minimum of 4500 square feet. The density allowed is between 5 and 8 units per acre. The proposed density is 7.2 units per acre for this application subdividing the existing lot 1 of the Park Place Short Plat. (See Density Worksheet) The City staff has advised tltat even though this application meets the density regulations of the City. for subdivision of lot 1, we must look farther and meet the density requirements for the Park Place Short Plats. We have included two Density Calculations one for only ·lot 1 and another for both of the adjacent Park Place Short Plats. With considering both of the existing short plats·the proposed density is 7.9 units per acre. We appreciate the city's review and approval of this application for a two lot subdivision. If you have any questions please contact me at 360-422-5056. EXHIBIT A Park Place Preliminary Plat Construction Mitigation Plan The following is a construction mitigation plan for the infrastructure associated with the Park Place Preliminary Plat. There will be no construction required since all requirements have been met as part of the newly constructed Park Place IT Short Plat. All utilities have been stubbed into the new lot. A traffic control plan will not be needed. DENSITY WORKSHEET city of Renton Development Seriices DMsion 1055 South Grady Way-Renton. WA 98055 Phone: 425-430-7200 Fax: 425-430-7231 J-~f. / PAlZk-PL.1:la;~ : SJ}a,£T" P1-A"l.... . 1. Gross area of property: 1. /2 J 07/-1 square feet 2. Certain areas are excluded from density calculations. These include public roadways, private access easements serving 3 or more dwelling units, and critical areas.· Total excluded area:-2. __ 0 ___ square feet 3. Subtract line 2 from line 1 for net area: 3. rz..)" -; 'I square feet 4. Divide line 3 by 43,560 for net acreage: 4. .277 acres 5~ Number of dwelling units or lots planned: 5. _~=-___ un~m 6. Divide line 5 by line 4 for net density: 6. 7. z 'd.u.lacre Z . lots or units would result in a net density of 7, Z-dwelling units per acre *Critical Areas are defined as "Areas determined by the City to be not suitable for development and which are subject to the City's Critical Areas Regulations not including very high landslide areas, protected slopes, wetlands or floodways." Critical areas buffers are not deducted/excluded. . -Alleys (public or private) do not have to be excluded. O:\WEB\PW\DEVSERV\Forms\Planning\density.doc08l29/03 1 Park Place Preliminary Plat Density Calculations Park Place I = .479 Acres 4 lots Density allowed = 9.7 units per acre 4 divided by .4.2 acre = 9.5 units per acre. Density OK .479 a~re -.42 acre (needed to meet density) = .059 acres (left over) Park Place II = .70 acre 5 lots + 1 new lot = 6 lots Density allowed = 8 units per acre .70 acre + .059 acre (left over) = .759 acre 6 divided by :15'9 = 7.9 uiiiiS'per aCre. Density OK OCT 1..1 2004 . RECEIVED' Per the above density calculation, the density for the two Park Place short plats and the proposed Park Place Preliminary Plat meets the City of Renton development standards. January 10, 2005 OFFICE OF THE HEARING EXAMINER CITY OF RENTON Minutes APPLICANT: CONTACT: LOCATION: SUMMARY OF REQUEST: SUMMARY OF ACTION: DEVELOPMENT SERVICES REPORT: PUBLIC HEARING: Dave Perry Heritage Homes 845 1061h Ave. NE Bellevue, W A 98004 Jim Hanson Hanson Consulting 17446 Mallard Cove Lane Mt. Vernon, WA 98274 Park Place Preliminary P\lat File No.: LUA 04-126, PP, ECF 620 South 23rd Street Approval for a 2-lot subdivision of a 0.28-acre site intended for detached single-family homes. Development Services Recommendation: Approve The Development Services Report was received by the Examiner on November 30, 2004. After reviewing the Development Services Report, examining available information on file with the application, field checking the property and surrounding area; the Examiner conducted a public hearing on the subject as follows: MINUTES Thefollowing minutes are a summary of the December 14,2004 hearing. The legal record is recorded on CD. The hearing opened on Tuesday, December 14,2004, at 9:47 a.m. in the Council Chambers on the seventh floor of the Renton City Hall. Parties wishing to testify were affirmed by the Examiner. The following exhibits were entered into the record: Exhibit No.1: Yellow file containing the original Exhibit No.2: Neighborhood Detail Map application, proof of posting, proof of publication and other documentation pertinent to this request. Exhibit No.3: Preliminary_Plat Plan Exhibit No.4: Topography and Utility Plan Exhibit No.5: Park Place) and II Short Plat Plan Exhibit No.6: Zoning Map Park Place Preliminary Plat File No.: LUA-04-126, PP, ECF, January 10, 2005 Page 2 The hearing opened with a presentation of the staff report by Susan Fiala, Senior Planner, Development Services, City of Renton, 1055 S Grady Way, Renton, Washington 98055. This site is located in the Talbot Hill area, north of S 23 rd Street and east of Smithers Avenue South. The site is rectangular in shape, it previously was Lot 1 of Park Place II Short Plat, all properties are zoned R-8 residential single-family as well as a comprehensive land designation of Residential Single Family. The underlying short plat is Park Place II, LUA 03-042 which was approved on June 10,2004 and recorded on September 7,2004. There is no current structure on the site, on proposed Lot 1 there is a foundation but no further construction has been done. Access to this site is proposed via South 23rd Street to Lot I and Lot 2 would be accessed from an existing access easement that currently serves Lots 4 and 5 of Park Place 11. The proposed density for the .28-acre site with no deductions would be 7.2 dwelling units per acre. The subject site was recently short platted for 5 lots. Exhibit 5 illustrates the other short plats, Park Place I is furthest to the east of this proposed site. It includes four lots on a .48-acre site, the density was 8.3 du/acre which was allowed. The Park Place II included five lots on the .7-acre site had a density of7.1 du/acre which was permitted under the R-8 zoning. If the applicant had proposed six lots within this short plat of which Lot 1 is proposed to be further divided, six lots on the .7-acre site would have been greater than the permitted density of 8 duiacre, that density would have been 8.6 du/acre. Staff is recommending denial as the applicant is attempting to achieve a higher density than what the code allows by subseq~lent la!}duse,applications .. The Environmental Review Committee issued a Determination of Non-Significance -Mitigated, including three mitigation measures. No appeals were filed. Lots ] and 2 equal or exceed the minimum of 4,500 square feet. The smallest lot, Lot] is 5,793 square feet, both lots comply with the lot dimension requirements. The proposal's compliance with these setback standards will be verified prior to the issuance of individual building permits. It appears that they do comply with the setback standards. Each detached dweJJing would be required to provide two off-street parking stalls, the building pads appear to be adequately sized for this provision. Each lot satisfied the minimum lot area and dimension requirements of the R-8 zone. No additional street improvements are required. Single family residential surrounds the subject site, the detached single-family homes on these two lots would be compatible, however, the two additional lots would over densify the existing neighborhood. A Fire Mitigation Fee was proposed on the plat. The site is located within the Renton School District and they are able to handle the additional student. Storm drainage facilities exist in Smithers Avenue South and in South 23rd Street. The applicant would be required to tightline to the new storm conveyance system. Water and sanitary mains exist in South 23rd Street and Smithers Avenue South. Water stubs are required to be installed to each new lot prior to recording the short plat. Staff recommends denial of the park Place Preliminary Plat. Park Place Preliminary Plat File No.: LUA-04-126, PP, ECF, January 10, 2005 Page 3 Jim Hanson, Hanson Consulting, 17446 Mallard Cove Lane, Mt. Vernon, WA 98274 stated that they do agree with the staff report in that the proposed preliminary plat meets all the requirements of the City's subdivision ordinance and zoning code with the exception of the issue of overall density. There were discussions with the City of Renton about a way of further subdividing this property, this particular owner bought the property after . the short plat application and been approved and in the process of being developed. The density allowed in the R-8 zone is 8 units per net acre and for this size parcel it meets the density at 7.2 dulac. It is not a re-plat, it is a preliminary plat of Lot 1 of the previous short plat. Regarding the easement, it was intended to serve Lots 4 and 5 for access, shown as new Lot 2 along Smithers Avenue could access from Smithers Avenue. In many short plats the City has asked applicants not to put in another driveway, but to use a shared driveway, therefore, it is not really an easement to Lot 2, but a shared driveway. Two density calculations were provided, one showing the density for Lot 1 of the short plat that shows the density requirement being met at 7.2 dulac. Another density calculation for a neighborhood by taking the two adjacent short plats, which are owned by the same party, Park Place I had a density of9.7, Park Place II had a density of 8, both of those met density. If you take the neighborhood density by combining the two, they still meet a density of Jess than 8 dulac. The City's subdivision ordinance, Section 47.080 C states that if there is land in common ownership then you cannot go through a short plat, but a preliminary plat, but it doesn't say you need to include the common land . . TheY .. l?~lieve they meet the zoning ~~an~ar.~~.and.sub.diyision. standa[9-?for this two:l.QtprelilTIinary plat. The ERC reviewed the impact of an additional lot and found there was no substantial impact for adding an additional lot. Michael P. Witek, 1001 Fourth Avenue, Suite 4200, Seattle, WA 98154 stated that the real question is how density is calculated. If this proposal is looked at in isolation, it complies with the density requirements. The project complies with all of the other regulations. It appears that staff is going beyond the subject site and looking at a broader area, how broad do we look. The Examiner stated that the only issue is density. It is one of the criteria, all other things aside, if code is not met then you don't meet code. 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 9:45 a.m. FINDINGS, CONCLUSIONS & RECOMMENDATION Having reviewed the record in this matter, the Examiner now makes and enters the following: FINDINGS: 1. The applicant, Dave Perry, Heritage Homes, filed a request for a Preliminary Plat. 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 Determination of Non-Significance -Mitigated (DNS-M). Park Place Preliminary Plat File No.: LUA-04-126, PP, ECF, January 10, 2005 Page 4 4. The subject proposal was reviewed by all departments with an interest in the matter. 5. The subject site is located at 620 South 23rdStreet. 6. The map element of the Comprehensive Plan designates the area in which the subject site is located as suitable for the development of single-family uses, but does not mandate such development without consideration of other policies of the Plan. 7. The subject site is currently zoned R-8 (Single Family - 8 dwelling units/acre). 8. The subject site was annexed to the City with the adoption of Ordinance 33 16, enacted in May 1979. 9. The applicant proposes dividing a 0.28-acre parcel into two lots. Normally, this type of subdivision, dividing one lot into two lots, would be a short plat. The fact that the property proposed for division was itself the result of a short plat approved within last five (5) years, reqllires a full Preliminary Plat under State and City regulations. The Shol1 plat was recorded on September 7. 2004 under Recording Number 20040907900011. 10. RCW 58.17.060 provides that: Short plats and short subdivisions --Summary approval --Regulations --Requirements. (I) The .Iegislative body of a city, town, or county shall adopt regulations and procedures, and . ippoint 'administrati~e personnei f~r the sUllllnary approval of short plats and sh'ort subdivisIons or alteration or vacation thereof. When an alteration or vacation involves a public dedication, the alteration or vacation shall be processed as provided in RCW or. Such regulations shall be adopted by ordinance and shall provide that a short plat and short subdivision may be approved only if written findings that are appropriate, as provided in RCW, are made by the administrative personnel, and may contain wholly different requirements than those governing the approval of preliminary and final plats of subdivisions and may require surveys and monumentations and shall require filing of a short plat, or alteration or vacation thereof, for record in the office of the county auditor: PROVIDED, That such regulations must contain a requirement that land in short subdivisions may not be further divided in any manner within a period of five years without the filing of a final plat, except that when the short plat contains fewer than four parcels, nothing in this section shall prevent the owner who filed the short plat from filing an alteration within the five-year period to create up to a total of four lots within the original short plat boundaries: PROVIDED FURTHER, That such regulations are not required to contain a penalty clause as provided in RCW and may provide for wholly injunctive relief. The Renton Municipal Code Section 4-7-070.C.2 provides similar language with the following requirements: I. Short Plat Process Applicable to Division into Nine (9) or Less Lots: Any land being divided into nine (9) or less parcels, lots, tracts, sites, or subdivisions, including segregations, and which has not been divided in a short subdivision within a period of five (5) years, shall meet the requirements of this Section. 2. Preliminary Plat Required for Certain Divisions: No application for a short subdivision shall be approved if the land being divided is held in common ownership with a contiguous parcel which has been divided in a short subdivision within the Park Place Preliminary Plat File No.: LUA-04-126, PP, ECF, January 10, 2005 Page 5 preceding five (5) years. Such applications must be processed as preliminary plat, rather than a short plat. ] 1. The original $hort plat subdivided 0.70 acres into five (5) lots. That five-lot short plat had a density of 7.] dwelling units per acre. ] 2. Staff noted that if the original short plat had been originally been divided into 6 lots it would have had a density of 8.6 dwelling units per acre. The R-8 Zone permits lots over 0.5 acres to have a density which can range fromS to 8 dwelling units per acre. Staff noted that the proposed plat would not meet the original code requirements for this site. 13. Dividing Lot J's existing 0.28 acres into two lots as proposed would result in a density of7.2 dwelling units per acre. Staff suggested that because this proposal is considered a Preliminary Plat, it encompasses the entire original acreage and then reviewed for compliance with density standards. ] 4. The subject site is generally flat. It was cleared of vegetation under the prior short plat approval. 15. The two new lots as well as the former lots are rectangular and their property lines are generally at right angles to the street. ]6. Access to the interior parcels, Lots 4 and 5 of the original short plat,.are via an easement. That easement would also provide access to. Proposed Lot 2 of this new plat to limit the driveways along . Sm ithers A venue SQuth. 17. The subject site is located within the Renton School District. The project is expected to generate approximately one school age child assigned on a space available basis. 18. The development will increase traffic approximately 10 trips per unit. 19. There would be little change to the utility needs of the one additional lot and subsequent home. CONCLUSIONS: 1. The proposed plat does not serve the public use and interest. It subverts the density requirements of the R-8 Zone and the goals and objectives of the Comprehensive Plan in setting those density guidelines. 2. There is one reason the proposed division of property into two lots has to be reviewed as a Preliminary Plat and is not considered a short plat. That reason is that the lot proposed for division was itself created by a short plat recorded within the last five (5) years, actually, within the last 6 months. Since the triggering act was the division approved on June 10, 2004 (File Number LUA-03-042) and recorded on September 7, 2004 (Recording Number 20040907900011), the only logical way to view this plat is to look at that most recent division. It is that division, the division of 0.7 acres into five discrete separate lots which governs this review. It is neither appropriate nor reasonable to seek out some other event or subdivision or ownership question either recent or more distant to determine this proposed subdivision. The lot now proposed for division was created by the short plat of 0.70 acres. That is the property and that is the acreage that needs to be considered in this review. Taking that entire 0.70 acres and dividing it into 6 lots results in a density of 8.6 dwelling units per acre. That violates the density standards of the R-8 Zone. So while it appears that the proposal presents some unique issues, it merely presents a direct assault on the density standards enacted by the City Council. It attempts to sidestep the density standards by initially short platting acreage that would have been insufficient for a six-lot plat into a five .. Park Place Preliminary Plat File No.: LUA-04-J 26, PP, ECF, January 10,2005 Page 6 lot plat and then, shortly thereafter, attempting to re-divide one of those lots in that initially insufficient parcel. It is an inappropriate request. 3. The Proposed Preliminary Plat should be denied by the City CounCil since it violates the underlying density standards of the City's Zoning Code and Comprehensive Plan. RECOMMENDATION: The City Council should deny the Preliminary Plat. ORDERED THIS 10lh day of January 2005. FREDJ. KAU HEARING EX TR~.NSMITTEI)THTS 10lh day of January 2005 to the parties of record: Susan Fiala 1055 S Grady Way Renton, W A 98055 Jim Hanson Hanson Consulting 17446 Mallard Cove Lane Mt. Vernon, WA 98274 Dave Perry Heritage Consulting 845 106th Ave. NE Bellevue, W A 98004 Michael P. Witek Attorney 1001 Fourth Avenue, Ste. 4200 Seattle, WA 98154 TRANSMITTED THIS 10'h day of January 2005 to the following: Mayor Kathy Keolker-Wheeler Stan Engler, Fire Kayren Kittrick 1055 S Grady Way Renton, W A 98055 Jay Covington, Chief Administrative Officer Julia Medzegian, Council Liaison Larry Warren, City Attorney Larry Meckling, Building Official Planning Commission Transportation Division Gregg Zimmerman, PBPW Administrator Alex Pietsch, Economic Development Jennifer Henning, Development Services Stacy Tucker, Development Services Utilities Division Neil Watts, Development Services Janet Conklin, Development Services King County Journal Pursuant to Title IV, Chapter 8, Section 100Gofthe City's Code, request for reconsideration must be filed in writing on or before 5:00 p.m., January 24, 2005. Any aggrieved person feeling that the decision of the Examiner is ambiguous or based on erroneous procedure, errors of law or fact, error in judgment, or the Park Place Preliminary Plat File No.: LUA-04-126, PP, ECF, January 10, 2005 Page 7 discovery of new evidence which could not be reasonably available at the prior hearing may make a written request for a review by the Examiner within fourteen (14) days from the date of the Examiner's decision. This request shall set forth the specific ambiguities or errors discovered by such appellant, and the Examiner may, after review of the record, take further action as he deems proper. An appeal to the City Council is governed by Title IV, Chapter 8, Section lID, which requires that such appeal be filed with the City Clerk, accompanying a filing fee of $75.00 and meeting other specified requirements. Copies of this ordinance are available for inspection or purchase in the Finance Department, first floor of City Hall. An appeal must be filed in writing on or before 5:00 p.m., January 24, 2005. If the Examiner's Recommendation or Decision contains the requirement for Restrictive Covenants, the executed Covenants will be required prior to approval by City Councilor final processing ofthe file. You may contact this office for information on formatting covenants. The Appearance of Fairness Doctrine provides that no ex parte (private one-on-one) communications may occur concerning pending land use decisions. This means that parties to a land use decision may not communicate in private with any decision-maker concerning the proposal. Decision-makers in the land use process include both the Hearing Examiner and members of the City Council. All communications concerning the proposal must be made in public. This public communication permits all interested parties to know the contents of the communication and would allow them to openly rebut the evidence. Any violation of this doctrine would result in the invalidation of the request by the Court. The Doctrine appiie·s not only to the initial public hearing but to all Requests for Reconsideration as well as Appeals to the City Council. -------' @ R-l ZONING PIBIPW nrcHNlCAL SERVICES l2J04IO) L CD -------L-J Village PI. ; Q ---' --.... 19 T23N R5E E 1/~._ .tJ.Hf13 {:7 ~ " /. ~: &:Ie: t ~ Renton. School Ji=-t. N~.40} i9 I~ --~---~~--~--~~~~~~~~~~----------+- I I • · ' , l ; , 1\ : • --_ .. 3-----.... .. ! ......... .. o Thomas. T~o$dclfe Farle \ Q QTY ~ Rl:NTCN ~ RENTON. WASHINGTON CERl1FlCA TlON kNOW AU. P(CPLl IV 1HIft I'KPOf1'I thet ... tIM """"",,HI ..... of ~t ... "t ~ I.ht land ..-y -.on .......... dO "".." .... . t4'1..-tuWhtI,.,. "' ........ -....,. lNI -. t. ... Ute ......... ~t ...... ,f th •• ""' .. an4 \tIeI1 ~011 ~ fa """0 .tv. Ute ............ , OIId In HCOtdCIftH "'''' Ut, Clulr1 or the 0WfttrJ IN "'TNt" lII4tRtoP' ...... ." ....... 4 ...... APPROVALS: CITY OF' RENTON OEPAR'NENT OF PlANNING/ BUlLOING/puBUC WORKS c.amlned ttt4 CIPOf"owd lit. __ day of 20_ ......... btrot_ LEGEND OEPARTMENT OF ASSESSMENTS 'bGmnd ~d approwd thb _ doy of ____ %0 __ -- • SET 'tr ROAA " i LS~70 o rouNO PlP£ftItBAR • r~ MON IN CA$£ / 6) SET'¥ON IN CASE .. .. . (~ f----I -~ 117222000101 C>()::JQU~1tR CORNER RECOROING NO. I VOL./PAGE "» .. l' ., ' .. SCALE: 1 meb -10 n • SURVEY NOTES INSTRUMENT: NIKON TOT.\I, STATION OTM ... 10l.G Mmoo USED: "£U) TRAVERSE IIITH ... CTU ... L "£U) Iof£.r.SUROlEHTS ... NO ANGLES W"'C J32-1JO-o;O O"'T< 01" SUR~ "'AACH 2003 I /20' PUBUC unuTIES UNp,I."mo e ... SOAENT REC .liP. 200t 0614000880 1 t:ri:s "5' ~i' I 'tI. H,222000100 BASIS Of' BEAAlNG: SOUTH UNE Of' THE SE t/4 OF SEC 18-23-~ H 88'56'56" W HCftlTAGt HOIoltS. INC. BAHI/tR B»G< A Wo\$MINl:TOtI COUICIIU.lIOH I UNP\." ii(O W/PUNCH IN CAS( : (OJ/O~) : ACKNQW!..e:PGMgNT ST" T< OF W.\SHINGTON ) COUNTY Of' KING / ! -1----1---r ------------Tr r ----------------,-.----I : I I : ~ : LEGAL DESCRIPTION LOT 5 01" THE CITY OF RENTON SHORT PLAT NO. LUA-OJ-042-SHPl., "'CCORDING TO THE SHORT PLAT THEREOF RECORDED IN KING UNDER RECORDING NO. Oft thle __ day at --.:--20_ ptnonoUy apP'Clr,d to mt known to b, the 01 tho corporotlon tltGl ex,cut.d for190'"9 Inltrvm.nt.. and octmowledged \.h, told Inltrument to b. the fret and YOfuntory Got and d,.d of .aid corporation. 'or thl UI" ,,"d PVf1)08n th.,.." mtftUon, end on oath .tot,d that h./.h, WOI duly outharlt,d t ....... t. the lold In,trurn.nt and that thl It1:Il affixed la tho corporate •• cd of IO'd oOt'POf'Gtlon. Wltn, •• my hand and offlck:ll •• al hlreto offhctd the day and )'tar fIr,t abo.,. written Notory Public 1n an<l for--th.-Stat. of Waihlntaton Notary (Prtnt) , My Appolntmont EXIIIr .. Dol, ST ... T< 0' W ... SHlNGTON ) COUNTY Of' KINO ,q' ADDf770NAL f/If 1--'-5: I .... : ~I 2 ~, ail rr : - --1 11 I 6280. Iq.ft. I .... I 0.'4 ""'0. __ .J' ~, : L_____ ~ , f '. 'r I 1-~. : '" § I ;,.;;; I i I' SlB'JIWT QU ~ I 8$,00'. ... 0. ;:r.; I 'I Q, I '00( Not , ' ~I § : ,.. -------." III ~ --f :·1 ,-;r: , 111, I ~~ J / a ! ~: 1 I I I 5.7;3, Iq.'t. ! ! 2 On U'lis _ day 0' __ 20_ "trlonolJy : I I , , , 4 , , , 3 .... SlTUAT< IN THE CITY or RENTON. COUNTY OF KINO; ShTt OF '~ WASHINGTON it ADDRESS ... <o~ ~~ LOT t .:. 2218 SlAITHERS "'\'E. SOUTH LOT 5 -22XX SlAITHERS A\'E. SOIUTH NOTES H~ "'~ ~rr t:1tE : & I 1. SUBJECT TO RtSERV'" TlONS AND OTHER M"TIERS CONT.\INED IN DEED RECORDED UND£R RECOROING NUMBER 65'8g~ • LOC ... TlON. PLAT DATA TOTAL SHORT PlAT AAEA • '2.070 son. NU"'8ER OF LOTS - 2 LOT AAtAS -, • 57110 sO.n 2. 6280 sO.n PROPOSED OENSITY • 7.2 ~OHINO -RI RtSlOENTlAI. ) I I O.'J .cr •• coP.ore<! to m. kl'lO,," to be th:, th. corporation thGt 2.' I 15'; ~~na-___ .J" ... cuttd fOf';o,"; Inltrument. and acknolAf.dQed the lold "~ : I.. II.»" 2"WAltR EASEUENT 'n,lrumtnl to bt the fr •• and YOIuntory oct and dt.d of ,old~ : i9 M' REC Np. 530'20~ corporation. for the u ... ond purpo ... th".ln mention, ond \ ~ ~ ........ .. \: ...... • __ __ on o.th .t.t,d that h./lh. W'" duly authorized t ....... t. ; %5.31' 56 E the ,old In,ltum.nt and that the "01 olnxed b: the corporot" " 1101 01 laid oOll> .. atlon. l! SOUTH 2:Jrd STRCCT :.. iiiBc-OiiAm,-iRW-1HE'w-cir-LOIS-~ ai/Dis SHoRTPU.T. .. Wltn, .. my hand ond "flelal "" hereto olfixed th. doy and : 616.60' (IoItAS) '1'.87 (PlAT 185-JO) TH£ 0MNt1IS or LOIS 4 AND 6 $HAU. ",UC AN lllUAl. AND /JNlJMD£D yoor first oboVI ..... tt.n • -N1CIIESr IN TH£ 0'MllRSHlP AND IIDPCNSJ8VTY rOIl I/AJHTCNAHa or !He NU".'!rW Z'$l.Z''(iIrAS) n!AZ' (KCA$) (8AsI$ OF BCIJ!ING) PfIIVA n: ACClSS AND fJTVTY CASDICNT APPfJRTCJ/JJICa. TH£$C SIJII1H 1/4 COIINtR sa; '1-1.1N-SE, NI'''''OI''W mAJt' (C.M) f::rJ5::a:ANf,. ~~ =~7IlS ~cu: J:&R~ ~ PRIVA IE EASEMENT Notory Public In and lor tho Stott 0' W.ohln;t... VAUlY RO II' $If' 2JRD ST art or l;:! STf)I/JI *'1llf 0UAmY ANO/tI' Df1rN_ rAC1lJ77U 'M1HIH _ ~ Notary (Prtnt) 'lION ,,'(J() TfXJND IIY BIIASS SC COIINCR sa; ,,..2JN-1lC {ASlJICNT. PI/WAn: _Gt AND 0Il10/ NI1!ASIII1JCTIJRl NOr 01WtD 8Y My ..... olntment ElIP..... DISK W/IUIOIIN CCNC.JN..&ASr... __ __ art 01'::::' =-PJO TH£ art a.-_TON ()fI 01>/t1f U77Urt _ IJAJN7CNAHct COST$ -, Oot. (01/01) $HAU BE SHAIItD CQIIALLy' P_ ON TH£ PA_ /1/ DlC A= w ~~ II '7O.S11.11J4' Wftt\"PDI rACK IN ~ CASDIOIr IS PRON18/TCD, UNIlSS PAlOICNr //10TH IS Cl/CATEII !HAN 10 Q C '.n1.I8J.4J77' rQUNO BRASS Ols!( " ,,,,/!t1:iJ fC!T. t -.'. W/PVNCH IN CASE '.. " ~ (O~/OJ) C I.JII(J,$42.1410 ~ -~ No. I.AND SURVEYOR S CERTIFICATE PARK PLACE PRELIMINARY PLAT \)l Filed 'or record this_day of~'20_ a'-this mop correctly represents a survey made =g TOUUA ENGINEERS 2214 SMITHERS AVENUE SOUTH by me ar under my direction In canlormonee ,. LA "''0 S"''R'Jr'YORS In book __ ol __ ot pOQe __ ot the request with the requirements 01 the Survey Reeordln9 ~ "" .. , ..,.,,~ RENTON.W ASHINGTON of Moynlr H Igym\L-Act at the request of H~Il. Home., Inc. IlE'ST vALLEY txrCUTlW: PARK OWN. BY DAn; NO. In Morch, 20~4 ~ ~ fIJI $Q/7H InST .... a; $IAlr c-,oz • KDIT. .. NOJZ OAN T. "'ARCH, 2004 79800JSP.OWC ~ • ---(~ 151-"'" TAll (~1.'-0UlI CHKO. BY $CAlL SHttT M9r. Supt. 01 Records ,. Certlflcate No. 9470 "'HT ," • JO' 1 OF' 1 15' ..,. ~ ~ ~Cf) ~ I 15' -~ --\ v\ , -. . ---------l---~l----- 1 12.074. sq. ft. 0.27.acres '26-E 50.00' 5 4,581, sq.ft. 0.11 acres _._,-..... 1221 ~ SMITHERS I EX" HOUSE I t~ND~l1ON . 1540SF I 7.81' , LL--1 4,674. sq.ft. " . ,0.10 acres ,\.00 " \J~~ -.... -T" - -~-- - ----.--~1d PRIVATE: ' .... ! EASEIIENT , BENEFIT OF ~ J. 4 4,581 sq. ft. 0.11 ccres' -3 f.S12. sq.ft. ; 0.1 0 acres 50.02' . ------------ . 1I. #/'::-" ,"'" UNPLATTED ----... _--------,- 3 5,251. sq.ft. 0.12 oer~s 2 : 5,245. sq.ftl i 0.'2 ceres I : S89~'56"E \ 1'.~F'\ ,!.:. 11.,i,1 /-10' PRIVA T£ unLl EASEMENT FOR ALL I I I I , LOTS 4 5,215. sq. ft. 0.11 acres : S 89'08'45-E :~~ :~~ lP,. I I' I ,. 5,199. sq. ft. 0.11 acres 115.04' .~ ,SOUTH 23rd STREET ----.. 616.65-(MEAS) 616.67 (PLAT 185-30) p~~ !~~C~.I, ... 479. ~CRES::SSS\ tN . _ _ V.~JrL~~1t .70.:A€~ ~"l-th---~~ S N89'56'SS"W 26S9.26XA!'~l ~ 2659.2.6 (KCAS) (BASts OF BE. ?"A"RK PLACE pp~ .27 ACRES (, l.of 1. cE-i>PZ) January 31,2005 CERTIFICATE OF MAll..JNG STATE OF WASHINGTON) ) § COUNTY OF KING ) BONNIE I. WALTON, City Clerk/Cable Manager for the City of Renton, being first duly sworn on oath, deposes and says that she is a citizen of the United States and a resident of the State of Washington, over the age of 21 and not a party to nor interested in this matter. That on the 31 sl day of January 2005, at the hour of 5 :00 p.m. your affiant duly mailed and placed in the United States Post Office at Renton, King County, Washington, by first class mail to all parties of record, notice of appeals of Hearing Examiner's decision filed by Heritage Homes on the Park Place project (File No. LUA-04-126, PP,ECF). Bonnie I. Walton, City Clerk/Cable Manager SUBSCRIBED AND SWORN TO BEFORE me -thi s31 s.J. day of JO-Ytu..JA.Y"y ,2005. Notary Public in and for t~ Washington, residing at. ____ ~:=a.z~~~ __ ......_-- My Commission Expires: /1-/1,...cR(i)O(f I'·' I. I I 'I. ", " ..... <, " . " .,' .. ' ~ .' 'J~nu~ 28,2005' " , 1 t.,. '" ',' /' ,'" . ~ . ',:',: ',' " . '.' " " " '. ' ; " :'. C:tTY ~F<,:R:E;NTON '·r , '" , ' .{.> .. I., ' . " ~ . , :.( .' .,;' ". " ::'.1 .' j I ~ ~ , , . ,Jr" , , , .-(. ':.' ,!,., ' :," '. .; .. ',; .,,1, " .. " ~ '. ... .:' ( .' ',,:,,' ~ I':: , ,', , " ' . ~ ,,' ". o· 'i:-.'" , City CI~rk . ;. ,Bonnie I; Walton ... J •• ' '," ' • , ' I.·f . ' .' "f , 0', ," 0 '. '( • ." . \ ',' t' • ' • _ • I. '. " . ' .,', .f:-'. "0; . , • ,', .l,' ":.: ' '0 ~, '\,;, / " , 1, '. , .... '" :.;.' : , APPEAL FliED ~y. : Micha6'1 Witek:. t\tt6mey, Representati veJor 6;ve Pariy,'Herit~~~: H~mes~' .... "',' " ' ," • .. , • ~ '. . ~. .' . >', " " .' .: ' • • ~ .,) , • .~ l,' .'. . r" . ;, " , ;/: .... , . . '. . ':, , ,', 'R~:"'~' A~peal'of ~~~ring,'E~am1ner.'~'deCisi~'n.dated"I/~O)2005reg~dingth~ Heriia~e~'p~·es··".. .'. .',.:: ,', '. ' . applic~~iori .for a'2-lot subdi'vi,sion of a 0.28-acre site for detached ~ingle'~famjly qomes, .. ', , .. 10cateQ at.620'South 23rd Street. (Fil~ No. LUA-04-126', PI;>; ECE)' .... . , .' , /,"4" '~'" ,I:' :~: ... ,',:,':":"'.; .... \: ....... '( .', ,',". '" J:i , ' • ·1 • : " -") • ,~ ~ " • • ".... '. ' .' ·ToPartiesofReGord:,. ",: '". " ,.,.,r.. . " " .< .p~~s·uant'to Title IV, c'~apter 8, Renton' CityC·ode"of.'Qrdi'~ance~::written appear~f~~~ heating' ..' ,,".' ' examiner's dec,ision ~m the Park Place projeCt has,been.filed with the City Clerk.: . . . .... ; 19 a~;ordanc~with,R~nio'n~u~i';i~~1 CPd~·S~~·;ion4-'~~1;O~ .. :~ithi~(iye' ~_~YS ofrb~~i~i of the:' " ::." , " '. notice of appeal; the'City Clerk shan notify' all parties,of record of'tn~ 'receipt ofthe-'appeal.,·;. ' , " .,' , Other parties' of record may,subIjlit letters lirn'ited to support of or,oPPositi(;ui tq,tl}e~ppeal within,,' ': -< ten (1.0) d(iys ofJhe date of inai~ing'of th~; not~fic&tipn.ofthe'filing of tl).e appeal... T~e deadlin~~' .,::' . .':. ", . , •• I' fop submission of additi6nal letters: i,s:S:OO.p.m;, M6nday;:Febniary 7, 2Q05,at tv~'qitYC1~rk's:; ..... " . " office. "', ." .'. .' . :, ,,' '.' . ::.".':. " .~. ' NOTICF;ISHEREBY6ryEN"th&t"~hewri~~e~ap~ealan:d~ ~th~~'p~~~'~ei1f(~o~urrients"wili'be '.: ' ... ,.-,. '.: reviewed by the Council'sPhmnirig and'Developmeri(C(;Hpmitte~ at 2:00 p.m/on'f;hursd~y," .'."::" : : ,~priL7, 20P5,. in'the:C<:)Uhc,il C.hambers,}~il·floor:of'ReIltohCity a~lkl055 SouJh,o.~ady,:\¥.ay, :" • Renton,W A 98055.· The recomIhendation of the Committee, will be presented'for considerati.on, .,.bythef~llColincilat· a',subseqll;ent~o.uncilm~etin'g;. " >" . " . ' " ." .. ,":.-', . ~ .' "., ',.'" . . Attached is"a copy of the Rentori MlltliCip~IC~de :regkdil1g app~ilsof ~e~ng'Ex~ri1~nbr' ....•. .. , '. decis~on~ or recommendations .. PI<?as~\hot~:Fhat .~he. City Co~ricilwilLb~yorSiden·~.g the mepts:' " 'ofthe ~ppeal1?ased upon the wntten record preVIOusly, establIshed.: Unless a showmg can. be .... , . I made :that additional' evid~nc'ecould ,riotr~asonably have b:een.availableat, the prior. hearing held: " . ,'. ' . . ,. . by the Hearing Examiner, 'no new evidence or testimony on this 'matter 'will be accepted by the, : , "CityCoti~cil:,', .' ".' " .,,', .. ,' c·, '<"" ; :.' ',; .... ' " .• \ ' t."'" ",' • • ,'/ " For additional in'fOrmatIon or assisii111ce: 'please feel' free to ~al( .' ',- . '. , ." ,.' , . 'r/" . ~ ,'i j',' • .-;' • :' :'. • ,I,'. \" :'S_~~c~rely;. ,. ';',' :.: ' ... " . '.' " ..... " ... : \ ' .: .!. ,~ .' • ":. . I, • • ,,~. 0( • ,.'. .' .. J, , " .~jtd~··:·:> "/' <, ... , ... <' .,:', , , '., ' • '.. '1 _ .:: " .~, ' ' ') '.:' ',',. 'r' ; "': !~ ,( ",' ,:: ::'. ,I.: ... . . . .' ' " ,~,,, '; . ~ , , .1, .... ~ , j; , ; . '1, ' '., . ,"" ; .,"', , ,I,' ,', , .'. '. . :.' . ~ '. ' "", '; , \.: " B~~~'i(H. W~lioti" ,; ... ' .. ' , . " , .. , "', ~' ~ . '~ r • ,'., ;" '1:." . 'GityG~erk <,:: ',' ' .. . ' ,~ . ".' \ '.' .' ....... . . " . ,,: .. ,', ,:"\, . ",' '" ~', '., ", " . " . CC: ',Council Liaison' . :" • " '.1.' : ",.' , .. \ ,'. '. , ',' .! ! , '" : .. , ' . ':..'\:' .. ".: " "',' '," • 0 :' ... "',' :". :,' •• ,j , " ,,' ,',. ' , " .... '''-. ... .... ' ..... . '. ,'. . t' I " \ , ,\, ,,-J ,~, . , .', I'" ,', " " \ . ,. t, '., .' :"0 "";"}'" , ' . . , .," ~ , ,r· ',: ; . . 1~. ' " Park Place Appeal -PORts Michael P. Witek, Attorney 1001 Fourth Avenue, Ste. 4200 Seattle, WA 98154 Larry Setchell Helsell, Fettennan PO Box 21846 Seattle, W A 98111-3846 .. : .. Dave Parry Heri tage Homes 845 106th A venue NE Bellevue, W A 98004 Jim Hanson Hanson Consulting 17446 Mallard Cove Lane Mt. Vernon, WA 98274 City of Renton Municipal Code: Title IV, Chapter 8, Section 110 -Appeals . ' 4-8-110C4 The notice of appeal shall be accompanied by a fee in accordance with RMC 4-1-170, the fee schedule of the City. COrd. 3658, 9-13-82) 4-8-110F: Appeals to City Council-Procedures 1. Time for Appeal: Unless a specific section or State law providing for review of decision of the Examiner requires review thereof by the Superior Court or any other body, any interested party aggrieved by the Examiner's written decision or recommendation may submit a notice of appeal to the City Council, upon a form furnished by the City Clerk, within fourteen (14) calendar days from the date of the Examiner's written report. 2. Notice to Parties of Record: Within five (5) days of receipt of the notice of appeal, the City Clerk shall notify all parties of record of the receipt of the appeal. 3. Opportunity to Provide Comments: Other parties of record may submit letters in support of their positions within ten (10) days of the dates of mailing of the notification of the filing of the notice of appeal. 4. Transmittal of Record to Council: Thereupon the Clerk shall forward to the members of the City Council all of the pertinent documents, including the written decision or recommendation, findings and conclusions contained in the Examiner's report, the notice of appeal, and additional letters submitted by the parties. (Ord. 3658,9-13-1982) 5. Council Review Procedures: No public hearing shall be held by the City Council. No new or additional evidence or testimony shall be accepted by the City Council unless a showing is made by the party offering the evidence that the evidence could not reasonably have been available at the time of the hearing before the Examiner. If the Council determines that additional evidence is required, the Council shall remand the matter to the Examiner for reconsideration and receipt of additional evidence. The cost of transcription of the hearing record shall be borne by the applicant. In the absence of an entry upon the record of an order by the City Council authorizing new or additional evidence or testimony, and a remand to the Hearing Examiner for receipt of such evidence or testimony, it shall be presumed that no new or additional evidence or testimony has been accepted by the City Council, and that the record before the City Council is identical to the hearing record before the Hearing Examiner. COrd. 4389, 1-25-1993) 6. Council Evaluation Criteria: The consideration by the City Council shall be based solely upon the record, the Hearing Examiner's report, the notice of appeal and additional submissions by parties. 7. Findings and Conclusions Required: If, upon appeal of a decision of the Hearing Examiner on an application submitted pursuant to RMC 4-1-050Fl, and after examination of the record, the Council determines that a subs.tantial error in fact or law exists in the record, it may remand the proceeding to Examiner for reconsideration, or modify, or reverse the decision of the Examiner accordingly. 8. Council Action: If, upon appeal from a recommendation of the Hearing Examiner upon an application submitted pursuant to RMC 4-1-050F2 and F3, and after examination of the record, the Council determines that a substantial error in fact or law exists in the record, or that a recommendation of the Hearing Examiner should be disregarded or modified, the City Council may remand the proceeding to the Examiner for reconsideration, or enter its own decision upon the application. 9. Decision Documentation: In any event, the decision of the City Council shall be in writing and ,shall specify any modified or amended findings and conclusions other than those set forth in the report of the Hearing Examiner. Each material finding shall be supported by substantial evidence in the record. The burden of proof shall rest with the appellant. COrd 3658,9-13-1982) 10. Council Action Final: The action of the Council approving, modifying or rejecting a decision of the Examiner shall be final and conclusive, unless appealed within the time frames established under subsection 05 of this Section. (Ord. 4660, 3-17-1997) CITY OF RENTON JAN 2 1 2005 APPEAL -HEARING EXAMINER . RECEIyED FleE WRITTEN APPEAL OF HEARING EXAMINER'S DECISIONIRECOMMENDkTI'ONl,()K S OF RENTON CITY COUNCIL FILE NO: LUA 04-126, pp, ECF APPUCATION NAME: Park Place Preliminary Plat The undersigned interested party hereby files its Notice of Appeal from the decision or recommendation of the Land Use Hearing Examiner, dated Ianuary 10, 2005 1. IDENTIFICATION OF PARTY APPELLANT: Name: Dave Parry Heritage Homes Address: 845 106th Ave. NE Bellevue, WA 98004 Telephone No.: (253) 261-6873 REPRESENTATIVES: Name: Tim Hanson Hanson Consulting Address: 17446 Mallard Cove Lane Mt. Vernon. WA 98274 Telephone No.: (360) 422-5056 Name: Michael Witek Helsell Fetterman LLP Address: 1001 4th Ave .. #4200 Seattle. WA 98154 Telephone No.: (206) 689-2188 2. SPECIFICATION OF ERRORS (Attach additional sheets, if necessary) Set forth below are the specific errors of law or fact upon which this appeal is based: FINDING OF FACT: (Please designate number as denoted in the Examiner's report) No .. 12/13 Error: Although they are really conclusions rather than true factual determinations, Findings of Fact 12 and 13 are in error to the extent they find that, "If the original short plat [for Park Place II] had been originally divided into 6 lots it would have had a density of 8.6 dwelling units per acre." CQP:~.ct.~on: Heritage Homes is the owner and developer of two properties within theCiqr of Renton. These include Park Place I, a 0.479-acre parcel currently divided into 4 lots, and Park Place II, a 0.7 acre parcel recently divided into 5 lots via short plat. Heritage Homes purchased Park Place I and II after the previous owners had already submitted applications for short plat approval. The properties are located within the R-8 zoning district. This district permits residential densities of 8 dwelling units on parcels larger than 1/2 acre and 9.7 dwelling units per acre on parcels smaller than 1/2 acre. RMC 4-2-110A (Table of Development Standards). e e: e~ 4.J+v rf1 ey /Ii e; J U)a..,fJ.s Page 1 of 3 #1!A.:""1IJ Elf~"I1~' ., .... ,. , The proposed preliminary plat at issue here would divide former Lot 1 of Park Place II into two lots. As the density calculations in the record (attached here a~ Exhibit A) demonstrate, dividing this 12,074-square-foot parcel into two lots would result in a net density of 7.2 units per acre. The Hearing Examiner has recommended denial because, in his view, the applicant is attempting to do something that could not have been permitted in the initial short plats --namely, developing 6 lots on the Park Place II Property. This is simply not true. As the density calculations demonstrate, Park Place I is 0.479 acres, with a permitted density of 9.7 units per acre. Four units may be developed on Park Place I using only 0.42 acres (0.42 acres divided by 4 equals a density of 9.5 units per acre). The remaining 0.059 acres of Park Place I could have then been transferred via boundary line adjustment into Park Place II (0.7 acres), resulting in a total acreage of 0.759 acres (0.7 plus 0.059 equals 0.759). Developed with 6 lots, the density of Park Place II would be 7.9 units per acre (0.759 divided by 6 equals 7.9 units per acre). Through the current preliminary plat application, Heritage Homes seeks only to obtain a result that could have been obtained through the short plat process. This result would, in fact, be more consistent with the RMC because it states that densities of 5 to 8 units per acre are permitted in the R-8 zone "with the goal of obtaining a density of eight (8) dwelling units per net acre." RMC 4-2-020(E) (emphasis added). With approval of the current proposed preliminary plat, the density would be 7.9 units per acre, as opposed to 7.14 units per acre if the preliminary plat is denied. CONCLUSIONS: No.1. 2 and3 Error: The Examiner erred in concluding that the proposal "does not serve the puhlic use and interest" and that "it subverts the density . requirements of the R-8 Zone and the goals and objectives of the Comprehensive Plan" (Conclusion 1). The Examiner erred in concluding that "it is that division, the division of .7 acres into 5 discrete separate lots which governs this review. It is neither appropriate nor reasonable to seek out some other event ... to determine this proposed division ... [and that the application] "attempts to sidestep the density standards". (Conclusion 2). Finally, the Hearing Examiner erred in concluding that the application is "an inappropriate request," and that it should be denied "because it violates the underlying density standards" (Conclusion of Law 3). Correction: The Hearing Examiner erred in concluding that density must be determined solely with respect to the boundaries of the former Park Place II short plat. Thatis not a written requirement of the code, nor an "interpretation" of it, but instead is something that the Examiner seeks to write into the code himself. The Examiner goes beyond interpreting the code in this regard, and does not have the authority to impose his own modification to the code. As stated above, this preliminary plat application does not seek to "subvert" density standards. Park Place I and II could have· been lawfully developed with a total of 10 lots (4 on Park Place I and 6 on Page 2 of 3 Park Place II) via the initial short plats. In fact, the proposed plat would be more consistent with the Comprehensive Plan and zoning code, which state that the goal of the R-8 zone is to establish eight units per acre. The Examiner's decision should be reversed by the City Council as arbitrary, placing form over substance. 3. SUMMARY OF ACTION REQUESTED: The City Council is requested to grant the following relief: (Attach explanation, if desired) X Reverse the decision or recommendation and grant the following relief: Pursuant to RMC 4-8-110(F)(8), the Examiner's recommendation should be disregarded, and the CoUncil should issue its own decision approving the preliminary plat. Modify the decision or recommend ion as follows: Remand to the Examiner for furthe onsideration as follows: Other Ianuary 21. 2005 Appellant/Representative Signature Date NOTE: Please refer to Title IV. Chapter 8. of the Renton Municipal Code. and Section 4-8-110F. for speCific appeal procedures. 9:\9 drive\lu\parry\notice of appeal,doc Page 3 of 3 " HANSON CONSULTING October 4, 2004 City of Renton Development Services Division 1055 South Grady Way Renton W A. 98055 360-422-5056 Subject: Park Place Preliminary Plat application, 2214 Smithers Ave S.,Renton WA. Dear Development Services Staff: This letter outlines the application for the Park Place Preliminary Plat at 2214 Smithers Ave S. Renton W A. The proposal is to subdivide a 277 acre parcel into 2 residential lots. A foundation for a single family house is now on the site and will remain. The current zoning of the site and surrounding area is R-8. The current use of the site is currently vacant but for a foundation for a single family residence which will remain. The property fronts on S 23rd ST and Smithers Ave S. Access for the new lot will be from Smithers Ave S. Both Smithers Ave S and S 23rd ST are newly constructed streets as part of the Park Place Short Plat. All needed utilities are existing in the. adjacent streets and have been stubbed into the new lot in anticipation of this application. The existing parcd is 12,074 square feet in size. One additional lot will be created. The lots will be more than the minimum of 4500 square feet. The density allowed is between 5 and 8 units per acre. The proposed density is 7.2 units per acre for this application subdividing the existing lot 1 of the Park Place Short Plat. (See Density Worksheet) The City staffhas advised that even though this application meets the density regulations of the City, for subdivision of lot 1, we must look farther and meet the density requirements for the Park Place Short Plats. We have included two Density Calculations one for only . lot 1 and another for both of the adjacent Park Place Short Plats. With considering both of the existing short plats the proposed density is 7.9 units per acre. We appreciate the city's review and approval of this application for a two lot subdivision. If you have any questions please contact me' at 360-422-5056. ~i rely, ~C-#~~-.. --- James C. Hanson EXHIBIT A Park Place Preliminary Plat Construction Mitigation Plan The following is a construction mitigation plan for the infrastructure associated with the Park Place Preliminary Plat. There will be no construction required since all requirements have been met as part of the newly constructed Park Place II Short Plat. All utilities have been stubbed into the new lot. A traffic control plan will not be needed.· ,. DENSITY WORKSHEET City of Renton Development SerVices DMsion 1055 South Grady Way-Renton, WA 98055 . Phone: 425-430-7200 Fax: 425-430-7231 l-6f. / PAlZt-PL.tJCEJ. S!kfll.T' P1-A'~. 1. Gross area of property: 1. I 2 I CJ 74 square feet 2. Certain areas are excluded from density calculations. These include public roadways, private access easements serving 3 or more dwelling units, and critical areas.* Total excluded area:-2. __ 0 ___ square feet 3. Subtract line 2 from line 1 for net area: 3. 1"2. i C) 7 4-square feet 4. Divide line 3 by 43,560 for net acreage: 4 .. 277 acres 5. Number of dwelling units or lots planned: 5. Z. units/lots 6. Divide line 5 by line 4 for net density: 6. 7, Z 'd.u.lacre Z . lots or units would result in a net density of 7, 2-dwelling units per acre *Critical Areas are defined as "Areas determined by the City to be not suitable for development and which are subject to the City's Critical Areas Regulations not including very high landslide areas, protected slopes, wetlands or floodways." Critical areas buffers are not deducted/excluded. . -Alleys (public or private) do not have to be excluded. O:\WEB\PW\DEVSERWorms\Planning\density.doc08129/03 1 , " Park Place Preliminary Plat Density Calculations Park Place I = .479 Acres 4 lots Density allowed = 9.7 units per acre 4 divided by .42 acre = 9.5 units per acre. Density OK .479 acre -.42 acre (needed to meet density) = .059 acres (left over) Park Place II = .70 acre 5 lots + 1 new lot = 6 lots Density allowed = 8 units per acre .70 acre + .059 acre (left over) = .759 acre 6 divided by .759 = 7.9 units per acre. Densitv OK DEVaC/TYOPMENT P!..ANNING OFAENT'ON OCT 1..1 2OO~ . RECEIVED· Per the above density calculation, the density for the two Park Place short plats and the proposed Park Place Preliminary Plat meets the City of Renton development standards. ,~. ,;.~ -< .. ~:~ " • ~ I. ',,~ X l ~.~ .':.!. ~ ';. :.1, -i :~ .. '" ';i :l j I -) f -; '.' .,"." . ,f CITY OF RENTON City Clerk Division 1055 South Grady Way Renton, WA 98055 425-430-6510 , \" 'L. Receipt N~ 245 Date / --;< / ;2 c70.s- o <)lsh. . . . 0 Copy Fee GI Notary Service Od'CheckNo. 150~~3 ~pealFee 0 _________ _ Description: LUA-Ol./~/~'· Park {lace.. Rei; m'j rza.rv Pr~t- J rmO~7~~· J Address· City/Zip U,. 0-. CoLL r'-Q r 'tXP.~~ City Staff Signatur~ January 10, 2005 OFFICE OF THE HEARING EXAMINER CITY OF RENTON Minutes APPLICANT: CONTACT: LOCATION: SUMMARY OF REQUEST: SUMMARY OF ACTION: DEVELOPMENT SERVICES REPORT: PUBLIC HEARING: Dave Perry Heritage Homes 845 1 061h Ave. NE Bellevue, W A 98004 Jim Hanson Hanson Consulting 17446 Mallard Cove Lane Mt. Vernon, WA 98274 Park Place Preliminary P\lat File No.: LUA 04-126, PP, ECF 620 South 23rd Street Approval for a 2-lot subdivision of a 0.28-acre site intended for detached single-family homes. Development Services Recommendation: Approve The Development Services Report was received by the Examiner on November 30, 2004. After reviewing the Development Services Report, examining available information on file with the application, field checking the property and surrounding area; the Examiner conducted a public hearing on the subject as follows: MINUTES Thefollowing minutes are a summary of the December 14,2004 hearing. The legal record is recorded on CD. The hearing opened on Tuesday, December 14,2004, at 9:47 a.m. in the Council Chambers on the seventh floor of the Renton City Hall. Parties wishing to testify were affirmed by the Examiner. The following exhibits were entered into the record: Exhibit No.1: Yellow file containing the original Exhibit No.2: Neighborhood Detail Map application, proof of posting, proof of publication and other documentation pertinent to this request. Exhibit No.3: Preliminary Plat Plan Exhibit No.4: Topography and UtilityPlan Exhibit No.5: Park Place I and II Short Plat Plan Exhibit No.6: Zoning Map Park Place Preliminary Plat File No.: LUA-04-126, PP, ECF, January 10, 2005 Page 2 The hearing opened with a presentation of the staff report by Susan Fiala, Senior Planner, Development Services, City of Renton, 1055 S Grady Way, Renton, Washington 98055. This site is located in the Talbot Hill area, north of S 23rd Street and east of Smithers Avenue South. The site is rectangular in shape, it previously was Lot 1 of Park Place II Short Plat, all properties are zoned R-8 residential single-family as well as a comprehensive land designation of Residential Single Family. The underlying short plat is Park Place II, LUA 03-042 which was approved on June 10,2004 and recorded on September 7, 2004. There is no current structure on the site, on proposed Lot I there is a foundation but no further construction has been done. Access to this site is proposed via South 23 rd Street to Lot 1 and Lot 2 would be accessed from an existing access easement that currently serves Lots 4 and 5 of Park Place II. The proposed density for the .28-acre site with no deductions would be 7.2 dwelling units per acre. The subject site was recently short platted for 5 lots. Exhibit 5 illustrates the other short plats, Park Place I is furthest to the east of this proposed site. It includes four lots on a .48-acre site, the density was 8.3 du/acre which was allowed. The Park Place II included five lots on the .7-acre site had a density of7.1 du/acre which was permitted under the R-8 zoning. If the applicant had proposed six lots within this short plat of which Lot 1 is proposed to be further divided, six lots on the. 7-acre site would have been greater than the permitted density of 8 du/acre, that density would have been 8.6 du/acre. Staff is recommending denial as the applicant is attempting to achieve a higher density than what the code allows by subsequent land use applications. The Environmental Review Committee issued a Determination of Non-Significance -Mitigated, including three mitigation measures. No appeals were filed. Lots I and 2 equal or exceed the minimum of 4,500 square feet. The smallest lot, Lot 1 is 5,793 square feet, both lots comply with the lot dimension requirements. The proposal's compliance with these setback standards will be verified prior to the issuance of individual building permits. It appears that they do comply with the setback standards. Each detached dwelling would be required to provide two off-street parking stalls, the building pads appear to be adequately sized for this provision. Each lot satisfied the minimum lot area and dimension requirements of the R-8 zone. No additional street improvements are required. Single family residential surrounds the subject site, the detached single-family homes on these two lots would be compatible, however, the two additional lots would over densify the existing neighborhood. A Fire Mitigation Fee was proposed on the plat. The site is located within the Renton School District and they are able to handle the additional student. Storm drainage facilities exist in Smithers Avenue South and in South 23 rd Street. The applicant would be required to tightline to the new storrn conveyance system. Water and sanitary mains exist in South 23rd Street and Smithers Avenue South. Water stubs are required to be installed to each new lot prior to recording the short plat. Staff recommends denial of the park Place Preliminary Plat. ,~ , I Park Place Preliminary Plat File No.: LUA-04-126, PP, ECF, January 10, 2005 Page 3 Jim Hanson, Hanson Consulting, 17446 Mallard Cove Lane, Mt. Vernon, WA 98274 stated that they do agree with the staff report in that the proposed preliminary plat meets all the requirements of the City's subdivision ordinance and zoning code with the exception of the issue of overall density. There were discussions with the City of Renton about a way offurther subdividing this property, this particular owner bought the property after the short plat application and been approved and in the process of being developed. The density allowed in the R-8 zone is 8 units per net acre and for this size parcel it meets the density at 7.2 dulac. It is not a re-plat, it is a preliminary plat of Lot 1 of the previous short plat. Regarding the easement, it was intended to serve Lots 4 and 5 for access, shown as new Lot 2 along Smithers Avenue could access from Smithers Avenue. In many short plats the City has asked applicants not to put in another driveway, but to use a shared driveway, therefore, it is not really an easement to Lot 2, but a shared driveway. Two density calculations were provided, one showing the density for Lot 1 of the short plat that shows the density requirement being met at 7.2 dulac. Another density calculation for a neighborhood by taking the two adjacent short plats, which are owned by the same party, Park Place I had a density of9.7, Park Place II had a density of 8, both of those met density. If you take the neighborhood density by combining the two, they still meet a density of Jess than 8 dulac. The City's subdivision ordinance, Section 47.080 C states that if there is land in common ownership then you cannot go through a short plat, but a preliminary plat, but it doesn't say you need to include the common land. They believe they meet the zoning standards and sub division standards for this two-lot preliminary plat. The ERC reviewed the impact of an additional lot and found there was no substantial impact for adding an additional lot. Michael P. Witek, 1001 Fourth Avenue, Suite 4200, Seattle, WA 98154 stated that the real question is how density is calculated. If this proposal is looked at in isolation, it complies with the density requirements. The project complies with all of the other regulations. It appears that staff is going beyond the subject site and looking at a broader area, how broad do we look. The Examiner stated that the only issue is density. It is one of the criteria, all other things aside, if code is not met then you don't meet code. 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 9:45 a.m. FINDINGS, CONCLUSIONS & RECOMMENDATION Having reviewed the record in this matter, the Examiner now makes and enters the following: FINDINGS: 1. The applicant, Dave Perry, Heritage Homes, filed a request for a Preliminary Plat. 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 Determination of Non-Significance -Mitigated (DNS-M). Park Place Preliminary Plat File No.: LUA-04-126, PP, ECF, January 10, 2005 Page 4 4. The subject proposal was reviewed by all departments with an interest in the matter. 5. The subject site is located at 620 South 23rdStreet. 6. The map element of the Comprehensive Plan designates the area in which the subject site is located as suitable for the development of single-family uses, but does not mandate such development without consideration of other policies of the Plan. 7. The subject site is currently zoned R-8 (Single Family - 8 dwelling units/acre). 8. The subject site was annexed to the City with the adoption of Ordinance 3316, enacted in May 1979. 9. The applicant proposes dividing a 0.28-acre parcel into two lots. Normally, this type of subdivision, dividing one lot into two lots, would be a short plat. The fact that the property proposed for division was itself the result ofa short plat approved within last five (5) years, requires a full Preliminary Plat under State and City regulations. The shol1 plat was recorded on September 7. 2004 under Recording Number 20040907900011. 10. RCW 58.17.060 provides that: Short plats and short subdivisions --Summary approval --Regulations --Requirements. (1) The legislative body of a city, town, or county shall adopt regulations and procedures, and . appoint administrative personnel for the summary approval of short plats and short subdivisions or alteration or vacation thereof. When an alteration or vacation involves a public dedication, the alteration or vacation shall be processed as provided in RCW or. Such regulations shall be adopted by ordinance and shall provide that a short plat and short subdivision may be approved only if written findings that are appropriate, as provided in RCW, are made by the administrative personnel, and may contain wholly different requirements than those governing the approval of preliminary and final plats of subdivisions and may require surveys and monumentations and shall require filing of a short plat, or alteration or vacation thereof, for record in the office of the county auditor: PROVIDED, That such regulations must contain a requirement that land in short subdivisions may not be further divided in any manner within a period of five years without the filing of a final plat, except that when the short plat contains fewer than four parcels, nothing in this section shall prevent the owner who filed the short plat from filing an alteration within the five-year period to create up to a total of four lots within the original short plat boundaries: PROVIDED FURTHER, That such regulations are not required to contain a penalty clause as provided in RCW and may provide for wholly injunctive relief. The Renton Municipal Code Section 4-7-070.C.2 provides similar language with the following requirements: 1. Short Plat Process Applicable to Division into Nine (9) or Less Lots: Any land being divided into nine (9) or less parcels, lots, tracts, sites, or subdivisions, including segregations, and which has not been divided in a short subdivision within a period of five (5) years, shall meet the requirements of this Section. 2. Preliminary Plat Required for Certain Divisions: No application for a short subdivision shall be approved if the land being divided is held in common ownership with a contiguous parcel which has been divided in a short subdivision within the Park Place Preliminary Plat File No.: LUA-04-126, PP, ECF, January 10, 200S Page 5 preceding five (S) years. Such applications must be processed as preliminary plat, rather than a short plat. 11. The original ~hort plat subdivided 0.70 acres into five (S) lots. That five-lot short plat had a density of 7.1 dwelling units per acre. 12. Staff noted that if the original short plat had been originally been divided into 6 lots it would have had a density of 8.6 dwelling units per acre. The R-8 Zone permits lots over O.S acres to have a density which can range from S to 8 dwelling units per acre. Staff noted that the proposed plat would not meet the original code requirements for this site. 13. Dividing Lot I's existing 0.28 acres into two lots as proposed would result in a density of7.2 dwelling units per acre. Staff suggested that because this proposal is considered a Preliminary Plat, it encompasses the entire original acreage and then reviewed for compliance with density standards. 14. The subject site is generally flat. It was cleared of vegetation under the prior short plat approval. IS. The two new lots as \vell as the former lots are rectangular and their property lines are generally at right angles to the street. 16. Access to the interior parcels, Lots 4 and S ofthe original short plat,are via an easement. That easement would also provide access to Proposed Lot 2 of this new plat to limit the driveways along Smithers Avenue South. . 17. The subject site is located within the Renton School District. The project is expected to generate approximately one school age child assigned on a space available basis. 18. The development will increase traffic approximately 10 trips per unit. 19. There would be little change to the utility needs ofthe one additional lot and subsequent home. CONCLUSIONS: 1. The proposed plat does not serve the public use and interest. ]t subverts the density requirements of the R-8 Zone and the goals and objectives of the Comprehensive Plan in setting those density guidelines. 2. There is one reason the proposed division of property into two lots has to be reviewed as a Preliminary Plat and is not considered a short plat. That reason is that the lot proposed for division was itself created by a short plat recorded within the last five (S) years, actually, within the last 6 months. Since the triggering act was the division approved on June 10,2004 (File Number LUA-03-042) and recorded on September 7, 2004 (Recording Number 20040907900011), the only logical way to view this plat is to look at that most recent division. ]t is that division, the division of 0.7 acres into five discrete separate lots which governs this review. It is neither appropriate nor reasonable to seek out some other event or subdivision or ownership question either recent or more distant to determine this proposed subdivision. The lot now proposed for division was created by the short plat of 0.70 acres. That is the property and that is the acreage that needs to be considered in this review. Taking that entire 0.70 acres and dividing it into 6 lots results in a density of 8.6 dwelling units per acre. That violates the density standards of the R-8 Zone. So while it appears that the proposal presents some unique issues, it merely presents a direct assault on the density standards enacted by the City Council. It attempts to sidestep the density standards by initially short platting acreage that would have been insufficient for a six-lot plat into a five Park Place Preliminary Plat File No.: LUA-04-126, PP, ECF, January 10,2005 Page 6 lot plat and then, shortly thereafter, attempting to re-divide one of those lots in that initially insufficient parcel. It is an inappropriate request. 3. The Proposed Preliminary Plat should be denied by the City Council since it violates the underlying density standards of the City's Zoning Code and Comprehensive Plan. RECOMMENDATION: The City Council should deny the Preliminary Plat. ORDERED THIS 10th day of January 2005. FRED J. KAU HEARING EX TRANSMITTED THIS 10th day of January 2005 to the parties of record: Susan Fiala 1055 S Grady Way Renton, W A 98055 Jim Hanson Hanson Consulting 17446 Mallard Cove Lane I Mt. Vernon, WA 98274 Dave Perry Heritage Consulting 845 I 061h Ave. NE Bellevue, W A 98004 Michael P. Witek Attorney 1001 Fourth Avenue, Ste. 4200 Seattle, WA 98154 TRANSMITTED THIS 10'h day of January 2005 to the following: Mayor Kathy Keolker-Wheeler Stan Engler, Fire Kayren Kittrick 1055 S Grady Way Renton, W A 98055 Jay Covington, Chief Administrative Officer Julia Medzegian, Council Liaison Larry Warren, City Attorney Larry Meckling, Building Official Planning Commission Transportation Division Gregg Zimmerman, PBPW Administrator Alex Pietsch, Economic Development Jennifer Henning, Development Services Stacy Tucker, Development Services Utilities Division Neil Watts, Development Services Janet Conklin, Development Services King County Journal Pursuant to Title IV, Chapter 8, Section 100Gofthe City's Code, request for reconsideration must be filed in writing on or before 5:00 p.m., January 24, 2005. Any aggrieved person feeling that the decision of the Examiner is ambiguous or based on erroneous procedure, errors of law or fact, error in judgment, or the Park Place Preliminary Plat File No.: LUA-04-126, PP, ECF, January 10, 2005 Page 7 discovery of new evidence which could not be reasonably available at the prior hearing may make a written request for a review by the Examiner within fourteen (14) days from the date of the Examiner's decision. This request shall set forth the specific ambiguities or errors discovered by such appellant, and the Examiner may, after review of the record, take further action as he deems proper. An appeal to the City Counci I is governed "by Title IV, Chapter 8, Section 110, which requires that such appeal be filed with the City Clerk, accompanying a filing fee of $75.00 and meeting other specified requirements. Copies ofthis ordinance are available for inspection or purchase in the Finance Department, first floor of City Hall. An appeal must be filed in writing on or before 5:00 p.m., January 24, 2005. If the Examiner's Recommendation or Decision contains the requirement for Restrictive Covenants, the executed Covenants will be requiJoed prior to approval by City Councilor final processing of the file. You may contact this office for information on formatting covenants. The Appearance of Fairness Doctrine provides that no ex parte (private one-on-on~) communications may occur concerning pending land use decisions. This means that parties to a land use decision may not communicate in private with any decision-maker concerning the proposal. Decision-makers in the land use process include both the Hearing Examiner and members of the City Council. All communications concerning the proposal must be made in public. This public communication permits all interested parties to know the contents of the communication and would allow them to openly rebut the evidence. Any violation of this doctrine would result in the invalidation of the request by the Court. The Doctrine applies not only to the initial public hearing but to all Requests for Reconsideration as well as Appeals to the City Council. ~ -----o .... --_.- . i iii ) !-J-~CA i----',' ! I i ! r S Rento I CO,_ i I I I r-·----·----.-~-· ) Village PI. ZONING ----Renton dity Umi ... G3 PIBIPW TI!CHNICAL SERVICES l2IOfIOl 19 T23N R5E E 1/~._ tJ.lfiBI (?) ['Sl7 ' .. q !'i ~ ~ ;t ISO 5 ~. • I » " -' a:Je: L F.i :~ : .. ... t ,lie , t 4r I • I ~ i -., -; .. ~ : , .. r.,-• to" ~ t. __ • _ Renton. Schaal j ;:.J1: N~. 40~ ;9 12 ------~~------~~~t~-,~~~~--~----------+- If ;; lib .. --1.-Aif I _. ~/ .tt-...... ! .~<"-t--~ ...... i • ~ , ~1' • ~ ~ I ~I , -,..", I .. -... ! r l i r " • /I • ==-3-.... -.-, .. ~ ~-.. !l4 i ~ ~ t. i5 I ~ s: Lft;, I ;. I .t'~: ~ , ·0 Thomas T~G~-dClle Farl< c; hi ot..'Rel1ton " .- . . -..,.--,' ... _------- PARK PLACE . ,'" .~ .. '. .-.. , .. " '" PRELIMINARY PLAT I \ ~ ~ tJi ..... "4 ~ I~ OTY 01 RENTCIN :e RENTON. WASHINGTON DCQ.ARA 1ION OF C()'tOiAJ{T THE OWNrT/S OF LAND £lIBRACfD 1117HJJ/ 1HIS SHCI/r PlAT, IN RCIIJRN APPROVALS: CITY OF RENTON DEPARTMENT OF PL ... NNING/ BUILDINGjPUBUC WORKS uamlnl'd ond CI;I~ th. __ do)' of ____ _ 20 __ AdrrmlWotor DEPARTMENT Of ASSESSMENTS RECORDING NO. VOL/PAGE [IIGmint4 and ~owd this __ doy of ____ 20 __ -SCALE: k.-.eJ i i ---':,--T t IDob. 30 n. Dep\lty A ... .... PORTION Of .----.... ---&.-1222CO-~ FOR THE /J£IIU1TS TO ACCRUE fR{j/ 7IIIS SIJBDIIISOI( BY SlCNlNG "--" --~ / / I HERrON CO\fNAN1S AND ACR£tS ro CCW\f'Y THE 8DIU1OAL It1[R£ST IN • • , • t '. __ •• ••• _ _ •• ,'T' , TH£ N£W £ASlIIENTS IiNOIIN ON 1HIS SHORT /\A T TO ANY AND AU. FUTIJI/£ P/J//CHAS£t1S OF THE L013: OR OF ANY StJ8DIIIISJONS THrRCOr. 7IIIS COII!NANr SHAlL RIJN IIITH THE !.AND AS SHOWN ON THIS SHCI/T ptAT. CERl1FlCA liON KNOW At.L ptClPtZ av tHEft PIttS04TS 'hot n. tJa. uMentpecf own ... of Int ..... t In the land " .. lib,. Ihort ~ do 1'1 .... ,. .... a ~ort NbdMaIon th .... fcn ..... ttlill MOP to b, the p'GphJa r.....-ntatlol'l of thl lam .. and thot .... crt .wdl""'kIft r. mod. wlih ~. h. o __ t end In accordonc. wll.h Ut. dun of the own .. IN 'MlNESS 1II4tRtCP' .. Nt OUT "ana OfU' .... HtRlTACC MOUES. INC. A WASHINGTON CORPQRA"RON ACKNOW!..EPGMENT ST ... lt OF W.t.SHINGTON ) COUNTY OF KING ) BAHNER _ On this _ day of __ ~ 20_ p.,..~olly appeored to me I<nown to be the of the corporation thot executed for,golng In.trument, and ocknowledoed the laid In.trument to b. the tre. and voluntary oct and deed of .aId corporation. tor the ules ond purpoa •• therein mention. ond on oath stoted that he/she W08 duly Quthortzed to execute the laid in.trument and that the seol offhl:ed Is tho corporate •• 01 0' laid corporation_ 'Nftn ... my hand and official .101 hereto affixed the day and year flr8t above written Notary Public In and for the Stat. -of --Waltilnglon Notary (P~nt) . "'y Appointment ExPlr .. Oat. STA It OF W"'SHINGTON COUNTY OF KING On t~13 __ day of __ 20_ p.",onolly appeared to me k"own to be the of the corporation thot ••• cuted (or'gofn9 Instrument. and oeknowtedged tho .ald .' In,trument to be the free and voluntary oct and deed of lold! corporation. (or the US88 ond purpo,e. theroln mention, and i on oath stated that he/,"e WOI duly authorized tet execute i the laid In,trument and that tho 1001 offhc.d I, the corporatei leIal of eoid corporation. 'Mtnnll my hand and offlclal 1001 her.to affixed the day and yeor fir.t above wntton Notary Public-In ond for the Sloto of Woahlngton , Notary (Print) ~)I APPOin."tm::en~t~E~,~p:lr.:.:....:======= Doto _ RECOROER'S-CERTlFlCA TENo. ____ _ Filed far recard this_day af~20_ o~ in baok __ of __ ot poge __ at the request lot Movn!r H Ioyml:L.. Mgr.SUp\. of Recoraa I LEGEND • SET 1/2" REBAR " cr LS 1V470 o rOUND PlP£/REBAR i···· I I 1:"117222000101 • r~ND liON IN CASE / 9 SET'IION IN C.t.SE t::O::lQUAR'ml CORNER +s£cn'oN~ I I / 10' ADOITIONAL RW ' <'I :.;;; CSc ,..,14 0;, ~ ~5 <1:.:;; ~ I §f / i~ ~ ~N~ / j 15' /20' PUBUC UTIUnES UNPLA nED ~~~~~~. -, i: i, F , , , , . I i , , , ~fRIV ... lt INGRESS" EGRESS E ... SElAENT ACROSS LOTS I -'NO 5. -'1'26-E 66.00 --~-------r--l---: --.. -.... -------~ ~ : , I ~ 5 , ~I Sil 2 ;, ... : I 6,280. oq.ft. I .. ..:' I 0.14 aUo' I :Q ~i L-______ .J -... ' a:: . o· : ~ : S8B'JI'26"t: ~ 65.00' ~ ;:Ii ..:. -./ r-------, III ~ • I I ~ lit I 14 I 1111 1 I 2 I I I 5.793. Iq.ft. I I 0.13 aer •• I I I ) 25' I on'r....-:.'3r - -_.J R.,5.00" 15' : ---- SCII1H ,/4 COItNEII sec '1-2JN-5<. VAU.£Y RO It SW 2JRD 5T QTY 01' 7flilJrJH lION ",&) FOONO '/2' BRASS O/S/{ W,hf.NQ/1N CONe ~ (OJ/OJ) N 17D.$75.6734' C I.2'7.B8J. 4J77' , , , , ~2J.~' -----~,~:-----.. -----------.-- 25.3t ..... 'sa"E 1I SOUTH 2:Jrd STR€ET 61&.&5' (IoI£AS) 118.67 (PLAT 185-30) ----_'5f'5rW -_. --. NU'5f'06"W 1I FOUND BR ... SS OISK W/PUNCII IN C.t.SE (OJ/OJ) !LAND SURVEYOR'S CERTlFlCA IE • SURVEY NOTES INSTRUMENT: NIKON TOT.t.L STAnON DllofA10lG IoIETHOO USED: FIElD TR.t. VERSE 'MTH ... C1UAL FIElD MEASUREIAENTS .\NO ... NC;U;S W ... C 332-130-0110 OA It OF SURVEY: MAACII 2003 B ... SlS OF BEARING: SOUlH UNE OF THE SE 1/4 OF SEC 19-23-' I #7222000 I II. '1 uNPL"i 00 N 89'58'56' W to .. -------------- 4 3 2" _1 ___ , ________ RE t ,S! Sf COIINCR SfC 19-2JN-5£ QTY OF RENTON liON /2JO FOUND COlIC. lIJJIL W;taoPlJ/ rAex IN CA5l' (OJ/OJ) " '74515.4268 £ '.JOO,542.1470 LEGAL DESCRIPTION LOT 5 OF THE CITY OF RENTON SHORT PLAT NO. LUA-03-042-SHPL. ACCORDING TO THE SHORT PLAT THEREOF' RECORDED IN KING UNDER RECORDING NO. ... SlnJA It IN THE CITY OF' RENTON. COUNTY OF' KING: STATE: OF' ..: WASHINGTON a: ADDRESS '-a:: co 0 ?j~ LOT I -2218 SIo4ITHERS AVE. SOUTH LOT 5 -22XX SIo4ITHERS AVE. SOIUTH 0_ ~tf <'I..: a: if ~ ~ NOTES I. SUB.£CT TO RESERV ... nONS AND OTHER ...... TIERS CONTAINED IN DEED RECORDED UNDER RECOROING NUI/BER 651895 • LOCAnON. PLAT DATA TOTAL SHORT PLAT AAEA -12.070 son. NUMBER OF' LOTS - 2 LOT AAE ... S -I _ 5790 SO.FT 2 -6280 5O.FT PROPOSED DENSITY -7.2 20NING -R8 RESlOENnAi. ltR E"'SEt.tENT O. 5301205 PRIVATE EASEMENT NEW PRlVA TC £\1:WSIl£ £ASDICNT FOR /NC1/£SS, CGIICSS AN() U71UTtCS IS 10 BC CR£A1[l) UPON THE $AlI OF LOTS _ ON 1HIS SHORr /\AT. THE OIWD/S OF LOTS 4 AND 5 SHAlL HAlf' AN CIIIJAI. AND UN/)/IIDC/) I/TCRCST IN THE _ AN() RCSPaISIBUTY FOIl IJAlNTC1WICC OF TH£ PRJVA TC Access AN() U7IJTY CASDJ£NT JPPIJRTENANC£S. THCSC APPlJRTENANCCS AN() IIAIITCHANCC RCil'CN5I8JlJTtCS INaIlDC THE RCPAIR AND IJAlNTENANCC OF T1I£ PRJVA TC A= ROAD, OIWJIAGC PIPES, ANO SIOI/ll WAlE>I OUAUTY -/1>'1 DCTCNnON FAClUTtCS fIITHJN THIS lASDIENT, PR/VA TC SlGNAG£, AN/) OTHCR INI1IASTRtJCIURE NOT OMNlD BY T1Il 07Y OF RENTON 011 OTHCR U7I/.J7Y PROIfDO/S. IJAlNTENANCl COSTS SHAlL BE SHARCD COl/ALLY. P_ ON THE PA'<fNG IN THE A= £ASCIICNT IS PffONI8ITCO. UNLCSS PA IO/DIT 1II07H IS CRCA TEN THAN 20 fECT. ~ ~ ~ this map correctly represents a survey made by me or under my direction In conformance with the requirements of the Survey Recording Act at the request of H toge Hames, Inc. PARK PLACE PRELIMINARY PLAT 2214 SMITHERS AVENUE SOUTH RENTON.W ASHINGTON CjjE? TOUMA ENGINEERS l.56 It LAND SURVEYORS II£3'T VAlLEY EXEClITIIIf: PAl/}( i-oWN-.-a-y---..... -O-A .. n:-----... O"' ...... NO ... -----I In March, 20~4 ~.--c~e-r~t:-;lfI:-c-o""te"""N""0-.-9':'4""7=0=-· '1» SCU7H 'IIIST ..... a; SUI!' £-'/IZ 'KENT. NCO HIlJZ DAN T. "'ARCH, 2004 79800JSP.OWC -(41)) Z •• -"". FAX (41.) Z •• -OUII CHKO. BY SC1ol.E SHEET MHT ,. • 30' 1 OF'l 15' ~I -\F --\ \I, .~ 65. ---------1----'----- 1 12.074. sq. ft. 0.27 ,acres -..... -........ 1221 ~ SMITHERS I EX. HOUSE I L~NDt1l0N . 1540SF I 17.81' . LL---1 ,To4-91 "25'308 • -15.00' fn -23.93' ...: ,~ -26-E 50.00' ·5 4,581. sq.ft. 0.11 acres 2 4,674. sq.ft. ,0.10 acres \ \, " \J~~ -T ---"'!"'-------.--~tO' PR/VA 7F: ... EASEII£NT ro- t BENEFIT OF ~ J. 4 4.581 sq. ft. 0.11 acres' -3 4,612. sq.ft. -0.10 acres 50.02' ---------- lL #/..::_ ... 1 ..... UNPLATTED --------------,- 3 5.251. sq.ft. 0.12 acres , , , lj: C: t: 2 ~: 5.245. Sq.ft~ 1 0.12 acres I : , , -' 10'-: I ., , I .. ~ \"':'., ~ Ii.:.. ~ It. i .. I /-10' PR/VA 1'£ UTILI EASEMENT FOR ALL LOTS 4 5,215. sq. ft. , 0.1' acres : S 89'08'458 E :~~ .~~~ ~. , 5.199. sq. ft. ,/ 0.11 acres /' ~ SOUTH 23rd STREET ----.. 616.65-(MEAS) 616.67 (PLAT 185-30) p~~ !L.~CE.I, .479. ~CRES!&~ 'IN ___ ' __ _ _ F'AB·fLXQlt .70,A€~S ~~ .. "~~h S N89"58'.56"Jf ~~l. 2S5II.2IJ (ICCAS) {BAS7$ OF BE. 1"ARK PLACE pP •• 27 ACRES ( .... 1. '* Ppz) C I 1 1 2 1 7 4 1 4 1 1 1 City Clerk's Office Distribution List Appeal, Park Place (LUA-04-126) January 28, 2005 City Attorney Larry Warren City Council * Julia Medzegian EDNSPlEconomic Development Alex Pietsch Ben Wolters Fire DeptfFire Prevention Larry Rude Planning Commission Judy Wright Parties of Record PBPW / Administration Gregg Zimmerman PBPW!Development Services Jennifer Henning Susan Fiala Larry Meckling Neil Watts PBPW!Transportation Services Sandra Meyer PBPW!Utilities & Tech Services Lys Hornsby LUA-04-126 * Memo & POR List only I )" r~... ::"" From: To: Date: Subject: Debbie: Susan Fiala Evans, Debbie; Thompson, Nancy 1/25/2005 1 :25:04 PM Re: Park Place Preliminary Plat (LUA-04-126) There are only three addresses for the project as the following lists with only one party of record. Dave Parry Heritage Homes 845 106th Avenue NE Bellevue, WA 98004 tel: 253-261-6873 (owner 1 applicant) Jim Hanson Hanson Consulting 17446 Mallard Cove Lane Mt. Vernon, WA 98274 tel: 360-422-5056 eml: jchanson@verizon.net (contact) . Larry Setchell Helsell, Fetterman PO Box 21846 Seattle, WA 98111-3846 tel: 206-292-1144 (party of record) »> Debbie Evans 01/25/200511 :12:59 AM »> An appeal has been filed for the subject project, and I will be mailing those notices to the POR's on Friday, 1/28/05. Please provide me with the mailing labels for this mailing, or the electronic files so that I can print them. Thank you. Debbie Evans City Clerk Division 425-430-6513 From: To: Date: Subject: Nancy Thompson Evans, Debbie 1/25/2005 1 :37:50 PM Re: Park Place Preliminary Plat (LUA-04-126) Opps, I just thought of something. After the hearing ended the gentleman listed below gave me his card and asked to be a party of record: Michael P. Witek Attorney 1001 Fourth Avenue, Ste. 4200 Seattle, WA 98154 Nancy >. AFFIDAVIT OF SERVICE BY MAILING STATE OF W ASHlNGTON ) ) ss. County of King ) Nancy Thompson being first duly sworn, upon oath, deposes and states: That on the 10th day of January 2005, affiant deposited via the United States Mail a sealed envelope(s) containing a decision or recommendation with postage prepaid, addressed to the parties of record in the below entitled application or petition. Signature: "';-0-11 GLQ..vl/ ,2005. I Notary PUbliC~ and for the State of Washington Residing at .::f;/uD , therein. Application, Petition or Case No.: Park Place Preliminary Plat File No.: LUA 04-126, ECF, PP The Decision or Recommendation contains a complete list of the Parties of Record. January 10, 2005 OFFICE OF THE HEARING EXAMINER CITY OF RENTON Minutes APPLICANT: CONTACT: LOCATION: SUMMARY OF REQUEST: SUMMARY OF ACTION: DEVELOPMENT SERVICES REPORT: PUBLIC HEARING: Dave Perry Heritage Homes 845 1 061h Ave. NE Bellevue, W A 98004 Jim Hanson Hanson Consulting 17446 Mallard Cove Lane Mt. Vernon, WA 98274 Park Place Preliminary P\lat File No.: LUA 04-126, PP, ECF 620 South 23'd Street Approval for a 2-lot subdivision of a 0.28-acre site intended for detached single-family homes. Development Services Recommendation: Approve The Development Services Report was received by the Examiner on November 30,2004. After reviewing the Development Services Report, examining available information on file with the application, field checking the property and surrounding area; the Examiner conducted a public hearing on the subject as follows: MINUTES Thefollowing minutes are a summary of the December 14,2004 hearing. The legal record is recorded on CD. The hearing opened on Tuesday, December 14,2004, at 9:47 a.m. in the Council Chambers on the seventh floor of the Renton City Hall. Parties wishing to testify were affirmed by the Examiner. The following exhibits were entered into the record: Exhibit No.1: Yellow file containing the original Exhibit No.2: Neighborhood Detail Map application, proof of posting, proof of publication and other documentation pertinent to this request. Exhibit No.3: Preliminary Plat Plan Exhibit No.4: Topography and Utility Plan Exhibit No.5: Park Place I and II Short Plat Plan Exhibit No.6: Zoning Map Park Place Preliminary Plat File No.: LUA-04-126, PP, ECF, January 10, 2005 Page 2 The hearing opened with a presentation of the staff report by Susan Fiala, Senior Planner, Development Services, City of Renton, 1055 S Grady Way, Renton, Washington 98055. This site is located in the Talbot Hill area, north of S 23rd Street and east of Smithers Avenue South. The site is rectangular in shape, it previously was Lot 1 of Park Place II Short Plat, all properties are zoned R-8 residential single-family as well as a comprehensive land designation of Residential Single Family. The underlying short plat is Park Place II, LUA 03-042 which was approved on June 10,2004 and recorded on September 7, 2004. There is no current structure on the site, on proposed Lot 1 there is a foundation but no further construction has been done. Access to this site is proposed via South 23rd Street to Lot I and Lot 2 would be accessed from an existing access easement that currently serves Lots 4 and 5 of Park Place II. The proposed density for the .28-acre site with no deductions would be 7.2 dwelling units per acre. The subject site was recently short platted for 5 lots. Exhibit 5 illustrates the other short plats, Park Place I is furthest to the east of this proposed site. It includes four lots on a .48-acre site, the density was 8.3 du/acre which was allowed. The Park Place 11 inc luded five lots on the. 7 -acre site had a density of 7.1 du/acre \Vh ich \Vas permitted under the R-8 zoning. If the applicant had proposed six lots within this short plat of which Lot 1 is proposed to be further divided, six lots on the. 7-acre site would have been greater than the permitted density of 8 du/acre, that density would have been 8.6 du/acre. Staff is recommending denial as the applicant is attempting to achieve a higher density than what the code allows by subsequent land use applications. The Environmental Review Committee issued a Determination of Non-Significance -Mitigated, including three mitigation measures. No appeals were filed. Lots 1 and 2 equal or exceed the minimum of 4,500 square feet. The smallest lot, Lot 1 is 5,793 square feet, both lots comply with the lot dimension requirements. The proposal's compliance with these setback standards will be verified prior to the issuance of individual building permits. It appears that they do comply with the setback standards. Each detached dwelling would be required to provide two off-street parking stalls, the building pads appear to be adequately sized for this provision. Each lot satisfied the millimum lot area and dimension requirements of the R-8 zone. No additional street improvements are required. Single family residential surrounds the subject site, the detached single-family homes on these two lots would be compatible, however, the two additional lots would over densify the existing neighborhood. A Fire Mitigation Fee was proposed on the plat. The site is located within the Renton School District and they are able to handle the additional student. Storm drainage facilities exist in Smithers Avenue South and in South 23 rd Street. The applicant would be required to tightline to the new storm conveyance system. Water and sanitary mains exist in South 23rd Street and Smithers Avenue South. Water stubs are required to be installed to each new lot prior to recording the short plat. Staff recommends denial of the park Place Preliminary Plat. Park Place Preliminary Plat File No.: LUA-04-126, PP, ECF, January 10, 2005 Page 3 Jim Hanson, Hanson Consulting, 17446 Mallard Cove Lane, Mt. Vernon, WA 98274 stated that they do agree with the staff report in that the proposed preliminary plat meets all the requirements of the City's subdivision ordinance and zoning code with the exception of the issue of overall density. There were discussions with the City of Renton about a way offurther subdividing this property, this particular owner bought the property after the short plat application and been approved and in the process of being developed. The density allowed in the R-8 zone is 8 units per net acre and for this size parcel it meets the density at 7.2 dulac. It is not a re-plat, it is a preliminary plat of Lot 1 of the previous short plat. Regarding the easement, it was intended to serve Lots 4 and 5 for access, shown as new Lot 2 along Smithers Avenue could access from Smithers Avenue. In many short plats the City has asked applicants not to put in another driveway, but to use a shared driveway, therefore, it is not really an easement to Lot 2, but a shared driveway. Two density calculations were provided, one showing the density for Lot 1 of the short plat that shows the density requirement being met at 7.2 dulac. Another density calculation for a neighborhood by taking the two adjacent short plats, which are owned by the same party, Park Place I had a density of9.7, Park Place II had a density of 8, both of those met density. If you take the neighborhood density by combining the two, they still meet a density of less than 8 dulac. The City's subdivision ordinance, Section 47.080 C states that ifthere is land in common ownership then you cannot go through a short plat, but a preliminary plat, but it doesn't say you need to include the common land. They believe they meet the zoning standards and sub division standards for this two-lot preliminary plat. The ERC reviewed the impact of an additional lot and found there was no substantial impact for adding an additional lot. Michael P. Witek, 1001 Fourth Avenue, Suite 4200, Seattle, WA 98154 stated that the real question is how density is calculated. If this proposal is looked at in isolation, it complies with the density requirements. The project complies with all of the other regulations. It appears that staff is going beyond the subject site and looking at a broader area, how broad do we look. The Examiner stated that the only issue is density. It is one ofthe criteria, all other things aside, if code is not met then you don't meet code. 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 9:45 a.m. FINDINGS, CONCLUSIONS & RECOMMENDATION Having reviewed the record in this matter, the Examiner now makes and enters the following: FINDINGS: 1. The applicant, Dave Perry, Heritage Homes, filed a request for a Preliminary Plat. 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 Determination of Non-Significance -Mitigated (DNS-M). Park Place Preliminary Plat File No.: LUA-04-126, PP, ECF, January 10, 2005 Page 4 4. The subject proposal was reviewed by all departments with an interest in the matter. 5. The subject site is located at 620 South 23rd Street. 6. The map element of the Comprehensive Plan designates the area in which the subject site is located as suitable for the development of single-family uses, but does not mandate such development without consideration of other policies of the Plan. 7. The subject site is currently zoned R-8 (Single Family -8 dwelling ,units/acre). 8. The subject site was annexed to the City with the adoption of Ordinance 3316, enacted in May 1979. 9. The applicant proposes dividing a 0.28-acre parcel into two lots. Normally, this type of subdivision, dividing one lot into two lots, would be a shol1 plat. The fact that the property proposed for division was itself the result of a short plat approved within last five (5) years, requires a full Preliminary Plat under State and City regulations. The short plat was recorded on September 7, 2004 under Recording Number 20040907900011. 10. RCW 58.17.060 provides that: Short plats and short subdivisions --Summary approval --Regulations --Requirements. (1) The legislative body of a city, town, or county shall adopt regulations and procedures, and appoint administrative personnel for the summary approval of short plats and short subdivisions or alteration or vacation thereof. When an alteration or vacation involves a public dedication, the alteration or vacation shall be processed as provided in RCW or. Such regulations shall be adopted by ordinance and shall provide that a short plat and short subdivision may be approved only if written findings that are appropriate, as provided in RCW, are made by the administrative personnel, and may contain wholly different requirements than those governing the approval of preliminary and final plats of subdivisions and may require surveys and monumentations and shall require filing of a short plat, or alteration or vacation thereof, for record in the office of the county auditor: PROVIDED, That such regulations must contain a requirement that land in short subdivisions may not be further divided in any manner within a period of five years without the filing of a final plat, except that when the short plat contains fewer than four parcels, nothing in this section shall prevent the owner who filed the short plat from filing an alteration within the five-year period to create up to a total of four lots within the original short plat boundaries: PROVIDED FURTHER, That such regulations are not required to contain a penalty clause as provided in RCW and may provide for wholly injunctive relief. The Renton Municipal Code Section 4-7-070.C.2 provides similar language with the following requirements: 1. Short Plat Process Applicable to Division into Nine (9) or Less Lots: Any land being divided into nine (9) or less parcels, lots, tracts, sites, or subdivisions, including segregations, and which has not been divided in a short subdivision within a period of five (5) years, shall meet the requirements ofthis Section. 2. Preliminary Plat Required for Certain Divisions: No application for a short subdivision shall be approved if the land being divided is held in common ownership with a contiguous parcel which has been divided in a short subdivision within the "; . Park Place Preliminary Plat File No.: LUA-04-126, PP, ECF, January 10, 2005 Page 5 preceding five (5) years. Such applications must be processed as preliminary plat, rather than a short plat. 11. The original short plat subdivided 0.70 acres into five (5) lots. That five-lot short plat had a,density of 7.1 dwelling units per acre. 12. Staff noted that if the original short plat had been originally been divided into 6 lots it would have had a density of 8.6 dwelling units per acre. The R-8 Zone permits lots over 0.5 acres to have a density which can range from 5 to 8 dwelling units per acre. Staff noted that the proposed plat would not meet the original code requirements for this site. 13. Dividing Lot l's existing 0.28 acres into two lots as proposed would result in a density of7.2 dwelling units per acre. Staff suggested that because this proposal is considered a Preliminary Plat, it encompasses the entire original acreage and then reviewed for compliance with density standards. 14. The subject site is generally flat. It was cleared of vegetation under the prior short plat approval. 15. The two new lots as \vell as the former lots are rectangular and their property lines are generally at right angles to the street. 16. Access to the interior parcels, Lots 4 and 5 of the original short plat,.are via an easement. That easement would also provide access to Proposed Lot 2 of this new plat to limit the driveways along Smithers Avenue South. 17. The subject site is located within the Renton School District. The project is expected to generate approximately one school age child assigned on a space available basis. 18. The development will increase traffic approximately 10 trips per unit. 19. There would be little change to the utility needs of the one additional lot and subsequent home. CONCLUSIONS: 1. The proposed plat does not serve the public use and interest. It subverts the density requirements of the R-8 Zone and the goals and objectives of the Comprehensive Plan in setting those density guidelines. 2. There is one reason the proposed division of property into two lots has to be reviewed as a Preliminary Plat and is not considered a short plat. That reason is that the lot proposed for division was itself created by a short plat recorded within the last five (5) years, actually, within the last 6 months. Since the triggering act was the division approved on June 10,2004 (File Number LUA-03-042) and recorded on September 7, 2004 (Recording Number 20040907900011), the only logical way to view this plat is to look at that most recent division. It is that division, the division of 0.7 acres into five discrete separate lots which governs this review. It is neither appropriate nor reasonable to seek out some other event or subdivision or ownership question either recent or more distant to determine this proposed subdivision. The lot now proposed for division was created by the short plat of 0.70 acres. That is the property and that is the acreage that needs to be considered in this review. Taking that entire 0.70 acres and dividing it into 6 lots results in a density of8.6 dwelling units per acre. That violates the density standards of the R-8 Zone. So while it appears that the proposal presents some unique issues, it merely presents a direct assault on the density standards enacted by the City Council. It attempts to sidestep the density standards by initially short platting acreage that would have been insufficient for a six-lot plat into a five Park Place Preliminary Plat File No.: LUA-04-126, PP, ECF, January 10, 2005 Page 6 lot plat and then, shortly thereafter, attempting to re-divide one of those lots in that initially insufficient parcel. It is an inappropriate request. 3. The Proposed Preliminary Plat should be denied by the City Council since it violates the underlying density standards of the City's Zoning Code and Comprehensive Plan. RECOMMENDATION: The City Council should deny the Preliminary Plat. ORDERED THIS·l Olh day of January 2005. TRANSMITTED THIS 10lh day of January 2005 to the parties of record: Susan Fiala 1055 S Grady Way Renton, W A 98055 Jim Hanson Hanson Consulting 17446 Mallard Cove Lane Mt. Vernon, WA 98274 Dave Perry Heritage Consulting 845 1 061h Ave. NE Bellevue, W A 98004 Michael P. Witek Attorney 1001 Fourth A venue, Ste. 4200 Seattle, W A 98154 TRANSMITTED THIS 10lh day of January 2005 to the following: Mayor Kathy Keolker-Wheeler Stan Engler, Fire Kayren Kittrick 1055 S Grady Way Renton, W A 98055 Jay Covington, Chief Administrative Officer Julia Medzegian, Council Liaison Larry Warren, City Attorney Larry Meckling, Building Official Planning Commission Transportation Division Gregg Zimmerman, PBPW Administrator Alex Pietsch, Economic Development Jennifer Henning, Development Services Stacy Tucker, Development Services Utilities Division Neil Watts, Development Services Janet Conklin, Development Services King County Journal Pursuant to Title IV, Chapter 8, Section 1 OOGofthe City's Code, request for reconsideration must be filed in writing on or before 5:00 p.m., January 24, 2005. Any aggrieved person feeling that the decision of the Examiner is ambiguous or based on erroneous procedure, errors of law or fact, error in judgment, or the Park Place Preliminary Plat File No.: LUA-04-126, PP, ECF, January 10, 2005 Page 7 discovery of new evidence which could not be reasonably available at the prior hearing may make a written request for a review by the Examiner within fourteen (14) days from the date of the Examiner's decision. This request shall set forth the specific ambiguities or errors discovered by such appellant, and the Examiner may, after review of the record, take further action as he deems proper. An appeal to the City Council is governed by Titl<? IV, Chapter 8, Section 110, which requires that such appeal be filed with the City Clerk, accompanying a filing fee of $75.00 and meeting other specified requirements. Copies of this ordinance are available for inspection or purchase in the Finance Department, first floor of City Hall. An appeal must be filed in writing on or before 5:00 p.m., January 24, 2005. If the Examiner's Recommendation or Decision contains the requirement for Restrictive Covenants, the executed Covenants will be reguil'ed prior to approval by City Councilor final processing of the file. You may contact this office for information on formatting covenants. The Appearance of Fairness Doctrine provides that no ex parte (private one-on-on~) communications may occur concerning pending land use decisions. This means that parties to a land use decision may not communicate in private with any decision-maker concerning the proposal. Decision-makers in the land use process include both the Hearing Examiner and members of the City Council. All communications concerning the proposal must be made in public. This public communication permits all interested parties to know the contents of the communication and would allow them to openly rebut the evidence. Any violation of this doctrine would result in the invalidation of the request by the Court. The Doctrine applies not only to the initial public hearing but to all Requests for Reconsideration as well as Appeals to the City Council. ~ .. I-····~·--·~·; ;.~~ __ ._ '1:i --~- :>... Q) .-. .-. ttl --:::> r£I ! L_.~_ ~ i I i I I r--J-JCA i---;( I I r S Rento R-l CD t------.-.. -----.. --L-= ) Village PI. ! -, -I -~-I! ..:-.j i - i I __ ~ -~-~ -----'---i C) .-_. __ ._-------~ R-8 ~ ZONING 0-~ T1!CIINICAL SEltVlCES - - - -Renton City Umi'- 6 zoo .yo· 1~ G3 19 T23N R5E E 1/2 c·uo 5 ~. " I .. " ~. a:Je" t '-i ;9 12 --~--.~~------~~~--,!~~-----~--------~ , ., I-;-• t : I l ~'. '. -"--•. ',' \. '. :::l-. , ..... "" ':..:.,----......... ' .. -... ~ , PO... ,--.... ...... I:; -. ... .. :"" . ~ . ;... : ,lit • f 4r I i ~ . " t -., -; .. ~ : , .. ~c .. • #0 jl ~ t. __ • Renton. School ji=-f: W.,.40:;' " . .. PARK PLACE ~ z; lib j g .. --- 1.1 f ~ , ~1' " ~ ~ , ~I t --1n :. .. ' ... I l ; r ., • /I • = .... -....... -~ 3--· i5-. ~ s: • k Lit, I . ;~fJ: i' I ·0 . , Thomas Teasdale c~ hi of/Rel1ton " , " ...... _---------,_ .. . ,"," .~ .. ". ."' -... " ... PRELIMINARY PLAT I \ ~ ~ ~ ..... ~ ~ IA ON OF RENTQN 16 RENTON, WASHINGTON DCQ.ARA 11()N OF COt£NANT THE OImF:l1S OF WID £118RACCD ",/HI/{ THIS SHORT PLAT. IN I/£TUf/N APPROVALS: CITY OF' RENTON DEPARTI.IENT OF PLANNING/ BUILDING!pUBLIC WORKS t.:cmlntd ond ~ ttl. __ day of 20 __ ............ Ior DEPARTMENT OF ASSESSMENTS Eltomen.d end approved tht. __ dey of __ ~ __ 20 __ -- Dec»UtyM ...... RECOROING NO. VOL/PAGE » ••• u ~ .. _ III ...l I I I SCALE: --llDcb-30t\. PORTION OF' FOR 711£ I!£II£I1TS TO ACCRUE FR(JI TIllS SIJ8DI1fSION, BY SIGNiNG "~-. "~--/ / I HCREONCOV!NANTSANDAGREESTOCON\£)"THESOIEF1OALII7ER£STIN ......... V' oJ'-......... , _ •• ..., " ... ..., .... ~ • ..., ......... . THE Nal EASDI(NTS SHO"" ON THIS SHORT PLAT TO ANY AND AI./. FUTURE: PlJl/Q/ASD/S OF THE LOTS. OR OF ANY SIJ8DI_ TH!R£OF'. 722200-~ THIS GOVONANT SHAI./. RUN ",711 THE WID AS SIlO"" ON 1//IS SHORT /'tAT. CERllFlCA liON KNOW AU. PfOPl.Z BY 1HESE PREStNTS t"~ .... the Unct.nI;nH own ... of 1tI\ ..... t '" th. land "wilby tttort 1UbcJMchd. do h.,.lIby make a ... ort ,ubdlvl,1on th."fon "~ thla mop to b, the ..-tc ' ... ...,,'0\1OfI of th, tam •• and \nat ~ort ~ .. mode with the m. conal$t ond In oceorclonce with tht d ..... of ttl, own ... IN 'MlNES$ MoI£Rl:OF •• ..t our ttarw:t. ond ..ala. HtRJTAG( H()L(£S. INC. BAHNER BN« A WASHlNGTOH CCJUlORA 110M ACKNOWLEDGMENT STA It OF WASHINGTON COUNTY OF KING On this ___ day of ___ 20_ pnonolly oPDeored to me known to be the of the corporation that executed foregoing Instrument. and ocl(nowledged the laid In.trument to b. the fre. and voIuntory oct and deed of 80Id corporation. tor the utes Gnd purpo ... thereln mention. ond on oath stated that he/she was duly authorized to oxecute the said inltrument and that the 11001 afflxod b the corporate .eol of BOld corporation. Witness my hand and officio! seol hereto affixed the day ond year first above written Notary Public In and for the-State-ot Washington Notory (Print) . My Appointment Expires Oat. STAlt OF WASHINGTON COUNTY or KING On tnl3 __ day of ____ 20_ pe,..onally appeared to mo known to be the 01 the corporation that executed loregoin9 Instrument, and oeknawtedoed the ,aId ." Instrument to be the free and voluntary oct ond deed of .ald! corporation, for the use. and purpostl thorein mention. and i on oath atated that he/the wa. duly authorized to execute ; ~:. '~:d ~7:t=';r~~~:. that the •• 01 a"hted I, the corporate! Witness my hand and officIal seal hereto affixed \he day and year first above written Notary Public in and for the Stote-of Washington , Notary (Prlnt) My A.pPOin"tm:""::.t~E~"":~:.:.--======== Dote _ RECORDER'S ·C(RTlFlCAtENo. ____ _ F'iled for record this_day of~20_ at_ In book __ ol __ ot poge __ ot the request Moyoir H IgymSL- Mgr. Sup\,·orRecords f----f I LEGEND • SET In REBNI &I i LS 1V470 o FOUND PlPE,lREBAR • SURVEY NOTES • r~ UON IN CAS( / $ SET'\,ON IN CAS( CO::lOUAR'roI CORNER I iL #7222000101 /20' PUBUC UTIUllES UNPLA nED ~~Sf~~8C9f • DC de • 'y>] ---- I INSlRULlENT: NII(ON TOTAL $TAllON DTI.IAIOLG "ElHOO USED: FIElD lRA IlERSE WITH ACTUAL FIElD IlEASURDIENTS AND ANOL£S WAC 332-130-090 01. It OF SURVEY: UARCH 2003 BASIS OF BEARING: SOUTH UNE OF THE SE 1/+ OF' S£C 19-23-' +s£cn'bN CORNER 15' 1 / 10' ADDITIONAl. RW I -i "'->"'> I ~f / ~~ QO ..,a.. a.., ~ $5 <1;'-," ~~ ~ ~N" I i ) 25' I 1~' : -I i i: 1 I 1 : . I! ~fRIVAlt INGRESS &I EGRESS EASEUENT ACROSS LOTS I AND 5. ' 1'26" E 6~OO --~-------r--r-: -------------, I I , j-r-I , I ~ 5 , ~I 2 :ill ~ .... ..... : I 6.280. 8q.ft. I .... ",. I ~ -,' 0.'4 OCTO. I 0..: L _______ .J '-~. S88'J1'26T ~ 65.00' ~ ~ ;7j « -.I r-------, ~ if -I I ~ : lII, I K!I 1 I 2 I I I 5.793. I •. ft. I I 0.13 ocre. I I I DELy .. ,,'25.,.-- - -oJ R.l5.00' ~7222000 I iL i I.)NPLi'i 00 N 88'56'56' W t.O -T-------------_ LEGAL DESCRIPTION · 4 · · 3 2' LOT 5 OF THE CITY OF RENTON SHORT PLAT NO. LUA-03-042-SHPL. ACCOROING TO THE SHORT PLAT THEREOF RECORDED IN KING UNDER RECORDING NO. ~ SInJA. TE IN THE CITY OF RENTON, COUNTY OF KING; STA IE OF' ""'C'{ WASHINGTON ~ ADDRESS .... Il:- <0 0 8~ 0_ ~{:j '", -.J a.. if '" Q, o LOT 1 -2218 SMITHERS AIlE. SOUTH LOT 5 -22XX SMITHERS AIlE. SOIUTH NOTES 1. SUBJECT TO RES£RVATIONS AND OTHER UATTERS CONTAINED IN DEED RECORDED UNDER RECOROlNG NUMBER 651895. LOCAllON. PLAT DATA TOTAL SHORT PLAT AREA -12.070 son. NUUBER OF LOTS - 2 LaT AREAS -1 -5790 sa.FT 2 -6280 SO.FT PROPOSED DENSITY -7.2 ZONING -R5 RESIDENTIAL ------ , I L ___ ~ ~~~!!Llli~ _____ -----.. ---------__ 1 ____________ RE ltR EASE"ENT O. 5301205 25.38' -.,.." .. '~·E I PRIVA TE EASEMENT '5r SOUTH 2:Jrd STREET );! NEW /'IWAIF El'IlUSllf' £ASDIENT FOR INC/I£SS. £GIIESS AND umJ1lES IS TO BE CllCAIFD UPON THE SALe OF LOTS $HOWl ON THIS SHalT PLAT. 616.65' (IA£AS) 616.57 (PLAT 165-30) N89'S8'II8"W . /I8g'S8'08"f/ ];I F'OUNO BRASS 01$1( W/PUNCH IN CASE (03/03) AND SURVEYOR'S CERTlFlCA TE this map correctly represents a survey made by me or under my direction in conformance with the requirements 01 the Survey Recordln9 Act ot the request of H toge Homes, Inc. sr CORNeR sec 1!J-2JN-:J£ aTY OF RDiTON liON /2JII FOUND GONe. IIfI:i.. wftOPPEl1 TAex IN CASe (OJ,AlJ) N 170.575.4266 £ I.JOO.~1470 THE OIIIN£RS OF LOTS 4 AN{) $ $//AU. HA I£' AN CQUA/. AND UNDfW)£f) INTCIIEST IN THE OIlll£RSHIP AND I/£SPONSIBIUTY FOR UAJNTCNANC{ OF THE PRlVA IF AccesS AND UTIUTY EASDlENT APPlJRTCNAJICES. TH£SC APPURTCNANCCS AND 1lAlNT£NANC£ R£SPONSIBIIJT/£S IIQ.W( THE REPAIR AND "AJNTCNANCC OF TI/£ PRlVAIF ACCt;s ROAD, DIIAJJWZ PIPES. AND STOIlIJ W41£R QUAUTY AAO/G'l D£1DITIDN FACIUT/£S WTHIN THIS £AS£IIDIT. PRlVA IF SlGNAcc. AND OTHER INFRASTRUCTURE NOT OIlN£D BY TI/£ aTY OF Il£NTON OR OTHER UTIUTY PIIO\fDCllS. UAJNTCNANC{ IXJSTS SHAI./. BE SHN1CD CQllAUY. PARKING ON THE PAIANO IN THE Access £ASDIOIT IS P/lOHIlJITCD. IJNUSS PA I£'JICNT 1MlJ711 IS GRCA TCII 7IIAN 20 mr. ~ ~ g PARK PLACE PRELIMINARY PLAT ~ TOUMA ENGINEERS 2214 SMITHERS AVENUE SOUTH l.S 4t LAND SURVEYORS RENTON,W ASHINOTON II£3T VAU.EY CX£CIJT7I,£ PARK OWN. 9Y OA Tt 09 NO. In March, 2004 ~ • uu $W7H ,,'ST ""'<I; $IJf1C £-,QZ' KENT. ... OMJJZ DAN T. "ARCH, 200+ 79800J5P.DWG ----=-:.;.~ .---C~er~t~ifi~,c-a~t~e~N~0-.-9~47:70~ PHONE (4a) a'-1JH5 FAX (43$) a'-oe2$ CHKO. 9Y SCAU: SHEET "HT 1· • .l0· 1 OF' 1 15' ~ ~(I') . i ~I -QJ --\ \/\ ."- ---------r--r-- 1 12.07/l. sq. ft. . 0.27 ,acres 1221 ~ SMITHERS I EX. HOUSE I L~ND~lION . 1540SF I 17.81' . LL-.J .TA-91 "25'3Q-• -15.00' ,.... '. '_ 23.93' I.t) 926-E 50.00' 5 4,581. sq.ft. 0.11 acres 2 4,674. sq.ft. ,0.10 acres \ "'" ,. \j~~ - T - - -~ - - - - - --.--:-'0' PRIVA TE _;;-""1' to. EASEII£NT • BENEFIT OF J. ~ 4 4.581 sq.ft. 0.11 acres' -3 4,612. sq.ft. 0.10 acres 50.02' . ------------ n. #'.:.-....... .. UNPLATTED --------------,- 3 5,251. sq.ft. 0.12 acres , I , I lj: C: ~: 2 ~: 5.245. sq.ft~ 1 0.12 ocresl: , , -' 10'-: .; I, S89~·~"E t •. ~r·.I, ,£:.. ~ l t. i.' I :-,0' PRIVA T£ U EASEMENT fOR ALL LOTS 4 5.215. sq. ft. 0.11 acres : S 89'08'45-E :~~ .~'~ ~. , I , 5.199. sq. ft. " 0.11 acres 115.04' ----.. ,~ SOUTH 23rd STREET 616.65. (MEAS) 616.67 (PLAT 185-30) P~~!:LJ\..,,~~I, .479.~CRESl!itSS\ ___ '__ _ _ _ ,.~~CE.lt .7o.A€~S ~~of"~~kS N89'S6'.56'J1 ~~ .26S26 (/«:AS) (BASIS OF BE. 1"ARK PLACE PP • .27 ACRES l Lol1. ct I'P2.) tN 'i , CITY OF RENTON CURRENT PLANNING DIVISION AFFIDAVIT OF SERVICE BY MAILING On the 8th day of December, 2004, I deposited in the mails of the United States, a sealed envelope containing Preliminary Report to the Hearing Examiner documents. This information was sent to: Dave Parry Owner Jim Hanson Contact Larry Setchell Party of Record (Signature of Sender)'~: ~~~~~~~~~=-----------:"C"i~'~"" ~N KA"~"'II STATE OF WASHINGTON COUNTY OF KING ) SS ) ~~ ........ :I'fOL I, .. ~~ ••• ~SSIOI\l ~.'.:~ '1, : ~ .. ~ ~,() ... ,;.(\ ~ : :,9 ~OTA-9L ~'. ~ ~ ::...... r rn~ ~ ~ : ... ~~: ~ '-• /:J :.- I certify that I know or have satisfactory evidence that Stacy Tucker \ ~ \. UBLIC ./ ~ ! signed this instrument and acknowledged it to be his/her/their free and vOlunt~~c~.t.~~ . .I:J'~6.9_and purposes mentioned in the instrument. lIlt;/:' WAS""'! ......... -- Dated: /(;),/Ur /0 C; \\\\\''''' .......... State of Washington Notary (Print): ___ -¥:!MA~R~IL:~VN~KA~MC~H~EFF~------------ My appointment expires: MY APPOINn~~~T EXPIRES 6-29·07 Park Place Preliminary Plat LUA04-126, PP, ECF CITY OF RENTON HEARING ,EXAMINER . PUBLIC HEARING, Oec'ember 14, 2004 AGENDA COMMENCING AT 9:00 AM, . . COUNeILCHAMBERS, TFtif\F'~()()R,RENTONCrt¥HAI;.L· The application (sYlisted are in order of applicatiQn numb~r 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. PROJECT NAME: Amberwood Phase II Preliminary Plat PROJECT NUMBER: LUA-04-117, ECF, PP, R PROJECT DESCRIPTION: The applicant is requesting Preliminary Plat and Rezoning approval for a 17-lot subdivision of a three parcel, 4.24-acre site. The site was recently annexed and zoned Residential - 1 (R-1) of which a rezone to R-5 is requested. The 17 lots are intended for future development of detached single-family homes on lots ranging in size from 7,276 sq. ft. to 9,254 sq. ft. All single-family residences and all outbuildings are proposed to be demolished or removed. Access is proposed via the easterly extension of NE 3rd St and a new public street extending south from same street, terminating in a cul-de-sac. Street improvements and right-of-way dedications are required for the plat. PROJECT NAME: Park Place Preliminary Plat PROJECT NUMBER: LUA-04-126, PP, ECF PROJECT DESCRIPTION: The applicant is requesting Preliminary Plat approval for a two (2) lot subdivision of a 0.28 acre site. The site is within the Residential - 8 (R-8) zoning designation. The proposed lots are intended for the eventual development of one additional single-family home. The two lots would be 4,527 sq. ft. and 9,071 sq. ft. HEX Agenda 12-14-04.doc PUBLIC HEARING City of Renton Department of Planning / Building / Public Works PRELIMINARY REPORT TO THE HEARING EXAMINER A. SUMMARY AND PURPOSE OF REQUEST: Public Hearing Date: Project Name: Owner/Applicant: Contact: File Number: Project Description: Project Location: 30 December 14, 2004 Park Place Preliminary Plat Dave Perry, Heritage Homes 845 106th Ave. NE Bellevue, WA 98004 Jim Hanson, Hanson Consulting 17446 Mallard Cove Lane Mt. Vernon, WA 98274 LUA-04-126, ECF, PP Project Manager: Susan Fiala, AICP The applicant is requesting Hearing Examiner Preliminary Plat approval for a two lot subdivision of a 0.28 acre site. The request is for a preliminary plat as code does not allow a short plat to be further subdivided for a period of 5 years without following the procedures for subdivision. The site is located within the Residential - 8 (R-8) zoning designation with a density of 7.2 dulac. Proposed lot sizes would be Lot 1 at 5,793 sq. ft. and Lot 2 at 6,280 sq. ft. Access to Lot 1 is via S. 23rd St. and Lot 2 access is proposed via an existing private access easement via Smithers Ave. S. 620 South 23rd Street '" ... .., ... .. 12 I"-~ , I "_·or! ~-jf---N Thomas T~e$da!e-I Fa:r~ : o C; h flf/Tl1ton . , .. _,' . City of Renton PIBIPW Department PARK PLACE PRELIMINARY PLA T Preliminary Report to the Hearing Examiner LUA-04-126, ECF, PP PUBLIC HEARING DATE: December 14,2004 Page 20f7 B. HEARING EXHIBITS: Exhibit 1: Project file ("yellow file") containing the application, reports, staff comments, and other material pertinent to the review of the project. Exhibit 2: Exhibit 3: Exhibit 4: Exhibit 5: Exhibit 6: Neighborhood Detail Map (dated 10/11/2004) Preliminary Plat Plan (dated 10/11/2004) Topography and Utilities Plan (dated 10/11/2004) Park Place 1 and 2 Short Plat Plan (dated 10/18/2004) Zoning Map: Sheet G3 East (dated 12/04/2003) C. GENERAL INFORM A TION: 1. Owners of Record: Dave Perry, Heritage Homes 845 106th Ave. NE Bellevue, WA 98004 2. Zoning Designation: Residential-8 (R-8) Dwelling Units per Acre 3. Comprehensive Plan Land Use Residential Single Family (RSF) Designation: 4. Existing Site Use: Vacant lot (except for house foundation) 5. Neighborhood Characteristics: North: Single family residential; R-8 zoning East: Single family residential; R-8 zoning South: Talbot Hill Elementary and Thomas Teasdale Park; zoned R-8 West: Single family residential; R-8 zoning . 6. Access: Via Smithers Ave. So. and South 23rd St. 7. Site Area: 0.28 acres ( 12,074 sq. ft. -gross area) 8. Project Data: Existing Building Area: New Building Area: Area N/A N/A N/A Comments Foundation only on Lot 1 N/A Total Building Area: D. HIS TORICAUBA CKGROUND: Action Annexation Comprehensive Plan Zoning Land Use File No. N/A N/A N/A Ordinance No. 3316 4498 4404 N/A E. APPLICABLE SECTIONS OF THE RENTON MUNICIPAL CODE: 1. Chapter 2 Land Use Districts Section 4-2-020: Purpose and Intent of Zoning Districts Section 4-2-070: Zoning Use Table Section 4-2-110: Residential Development Standards 2. Chapter 3 Environmental Regulations and Overlay Districts Section 4-3-050: Critical Areas Regulations hexrpt_ParkPlace.doc Date 05/1411979 02/20/1995 06/07/1993 City of Renton PIBIPW Department PARK PLACE PRELIMINARY PLA T Preliminary Report to the Hearing Examiner LUA-04-126, ECF, PP PUBLIC HEARING DATE: December 14,2004 3. Chapter 4 Property Development Standards Section 4-4-030: Development Guidelines and Regulations Section 4-4-060: Grading, Excavation and Mining Regulations Section 4-4-080: Parking, Loading and Driveway Regulations Section 4-4-130: Tree Cutting and Land Clearing Regulations 4. Chapter 6 Streets and Utility Standards Section 4-6-060: Street Standards 5. Chapter 7 Subdivision Regulations Page 30f7 Section 4-7-050: General Outline of Subdivision, Short Plat and Lot Line Adjustment Procedures Section 4-7-080: Detailed Procedures for Subdivision Section 4-7-120: Compatibility with Existing Land Use and Plan-General Requirements and Minimum Standards Section 4-7-150: Streets -General Requirements and Minimum Standards Section 4-7-160: Residential Blocks -General Requirements and Minimum Standards Section 4-7-170: Residential Lots -General Requirements and Minimum Standards 6. Chapter 9 Procedures and Review Criteria 7. Chapter 11 Definitions F. APPLICABLE SECTIONS OF THE COMPREHENSIVE PLAN: 1. Land Use Element: Residential Single Family and Residential Options objectives and policies; Residential Streets objectives and pOlicies; Subdivision of Land objectives and policies. 2. Housing Element: Housing supply objectives and policies; Minimum density policies. G. DEPARTMENT ANAL YSIS: 1. PROJECT DESCRIPTION/BACKGROUND The applicant is proposing to further subdivide existing Lot 1 of the Park Place 2 Short Plat which was approved on June 10, 2004 (LUA 03-042, SHPL-H, ECF) and the final short plat was recorded on September 7, 2004 (#20040907900011). A building foundation was started on Lot 1 but the structure has not been completed, to date. No other structures or outbuildings exist. Access to Lot 1 is proposed directly to South 23rd St. and new Lot 2 would be accessed via an existing joint use driveway that currently serves Lots 4 and 5 of the abutting Park Place Short Plat. The site is zoned Residential - 8 (R-8) dwelling units per acre. The R-8 zone allows residential densities that range from a minimum of 5.0 dulac to a maximum of 8.0 dulac. The subdivision of existing Lot 1 into two lots would arrive at a net density of 7.2 dulac. The Comprehensive Plan designates the site as Residential Single Family (RSF). However, the subject site was recently short platted for five lots. The inclusion of one additional lot in the original short plat (Park Place 2) would increase the density to be greater than that permitted for lots greater than one-half acre. Six lots on the 0.70 acre site would be a density of 8.6 dulac which would not have been permitted under the original short plat. The applicant has submitted the subdivision as a Preliminary Plat. Staff is recommending denial of the preliminary plat. 2. ENVIRONMENTAL REVIEW Pursuant to the City of Renton's Environmental Ordinance and SEPA (RCW 43.21 C, 1971 as amended), on November 16, 2004, the Environmental Review Committee issued a Determination of Non-Significance -Mitigated (DNS-M) for the Park Place Preliminary Plat. The DNS-M included hexrpt_ParkPlace.doc City of Renton PIBIPW Department PARK PLACE PRELIMINARY PLA T Preliminary Report to the Hearing Examiner LUA-04-126, ECF, PP PUBLIC HEARING DATE: December 14,2004 Page 4 of7 three (3) mitigation measures. A 14-day appeal period commenced on November 22, 2004 and ended on December 6, 2004. No appeals were filed. 3. COMPLIANCE WITH ERC MITIGATION MEASURES Based on an analysis of the probable impacts from the proposal, the Environmental Review Committee (ERC) issued the following mitigation measures with the Determination of Non- Significance -Mitigated (DNS-M): 1. The project shall be required to be designed and comply with the Department of Ecology's (DOE) Erosion and Sediment Control Requirements, outlined in Volume /I of the 2001 Stormwater Management Manual. 2. The applicant shall pay the appropriate Fire Mitigation Fee based on a rate of $488.00 per new single-family lot. The fee shall be paid prior to the recording of the final plat. 3. The applicant shall pay the appropriate Traffic Mitigation Fee based on $75.00 per each new average daily trip associated with the project. The fee shall be paid prior to the recording of the final plat. 4. STAFF REVIEW COMMENTS Representatives from various city departments have reviewed the application materials to identify and address site plan issues from the proposed development. These comments are contained in the official file, and the essence of the comments has been incorporated into the appropriate sections of this report and the Departmental Recommendation at the end of the report. 5. CONSISTENCY WITH PRELIMINARY PLAT CRITERIA: Approval of a plat is based upon several factors. The following preliminary plat criteria have been established to assist decision makers in the review of the subdivision: (a) Compliance with the Comprehensive Plan Designation. The subject site is deSignated Residential Single Family (RSF) on the Comprehensive Plan Land Use Map. The objective established by the RSF deSignation is to protect and enhance single family neighborhoods. The proposal is consistent with the RSF designation in that it would provide for the future construction of single family homes and would promote goals of infill development. The proposed plat is consistent with the following Residential Single Family policies: Land Use Element Residential Single Family Policy LU-34. Net development densities should fall within a range of 5 to 8 dwelling units per acre in Residential Single Family neighborhoods. The proposed plat has a net density of 7.2 dulacre which is within the allowable density range. However, the subject site was recently included as part of a five lot short plat. The inclusion of one additional lot in the original short plat would have increased the denSity to be greater than that permitted for lots greater than one-half acre. Six lots on the 0.70 acre site would be a density of 8.6 dulac which would not have been permitted under the original short plat (Park Place 2). Policy LU-35. A minimum lot size of 4,500 square feet should be allowed in single family residential neighborhoods except when flexible development standards are used for project review. Lots 1 and 2 equal or exceed the minimum of 4,500 square feet. The smallest lot, Lot 1 is 5,793 square feet and the largest lot, Lot 2, is 6,280 square feet Housing Element The proposal should be consistent with the Comprehensive Plan Housing Element. hexrpt_ParkPlace.doc City of Renton PIBIPW Department PARK PLACE PRELIMINARY PLA T PUBLIC HEARING DATE: December 14,2004 Preliminary Report to the Hearing Examiner LUA-04-126, ECF, PP Page 50f7 Policy H-4. Encourage infill development as a means to increase capacity. The proposed project would meet this objective by placing two new single family homes on an underutilized property. However, this site was recently short platted which would have already added one house to the neighborhood. The addition of another home would increase the density in the neighborhood. (b) Compliance with the Underlying Zoning Designation. The 0.28-acre site is designated Residential - 8 Dwelling Units per Acre (R-8) on the City of Renton Zoning Map. The proposed development would allow for the future construction of up to two new dwelling units. A foundation was constructed on new Lot 1 but has not been further constructed upon. Density -The allowed density range in the R-8 zone is a minimum of 5.0 to a maximum of 8.0 dwelling units per acre (dulac) for lots exceeding 0.50-acre in size. The site is less than 0.50 acres and is vested under the code effective at the time of complete application which permits density up to 9.7 dulac for sites less than 0.50 acres. Net density is calculated after public rights- of-way, private streets serving more than three lots, and critical areas are deducted from the gross acreage of the site. There are no deductions from the gross area of the site. The 12,074 sq. ft. site 10.28 acres would arrive at a net density of 7.2 dwelling units per acre (2 units I 0.28 acres = 7.2 dulac). The proposed plat appears to comply with density requirements for the R-8 zoning designation if the site is reviewed in isolation. However, this subject parcel was part of the recent short plat approval, Park Place 2 Short Plat, with final recordation in September of 2004. The applicant is now requesting further subdivision of Lot 1 of the Park Place 2 Short Plat, into two lots. This additional lot would not have been permitted in the original short plat of the site as that short plat would have been over dense with six'iots on a 0.70 acre site. The net density for the six lot subdivision would have been 8.6 dulac which is above the permitted density in the R-8 zone. Please refer to Exhibit 5 which identifies Park Place 2 Short Plat (LUA03-042) including five lots (subject sitelLot 1 is shown) and Park Place 1 Short Plat (LUA 01-075) consisting of four lots which is further to the east of the subject Preliminary Plat. The applicant's recent submittal for this additional subdivision via preliminary plat processing overdensifies the neighborhood as this would not have been permitted in the first short plat. The application for additional subdivision appears to be an attempt to achieve a higher density than what the code allows. The applicant contends that the preliminary plat process is per code. However, it is not the intent of this preliminary platting of a short plat to achieve a higher density for the same property that could not be achieved previously. Based on these reasons, staff recommends denial of the preliminary plat. Lot Dimensions -The minimum lot width required is 50 feet for interior lots and 60 feet for corner lots and a lot depth of 65 feet. Lot widths for both lots would be 65 feet and lot depths are proposed from 89 to 96 feet. Lots 1 and 2 equal or exceed the minimum of 4,500 square feet. The smallest lot, Lot 1 is 5,793 square feet and the largest lot, Lot 2, would be 6,280 square feet. Both lots comply with the lot dimension requirements. Setbacks -The plat plan includes setback lines for each lot showing potential building envelopes within the R-8 zoned parcels. Building setbacks as required by the R-8 zone, including front and rear yard setbacks of 20 feet, corner side yard setback of 15 feet and interior side yard setbacks of 5 feet. The proposal's compliance with these setback standards will be verified prior to the issuance of individual building permits. Building Standards -The R-8 zone permits one single family reSidential structure per lot. Each of the proposed lots would support the construction of one detached unit. Accessory structures are permitted at a maximum number of two per lot at 720 square feet each, or one per lot at 1,000 square feet in size. Accessory structures are permitted only when associated with a primary structure located on the same parcel. hexrpt_ParkPlace.doc City of Renton PIBIPW Department PARK PLACE PRELIMINARY PLA T PUBLIC HEARING DATE: December 14,2004 Preliminary Report to the Hearing Examiner LUA-04-126, ECF, PP Page 60f7 Building height in the R-8 zone is limited to two stories and 30 feet for primary structures and 15 feet for detached accessory structures. The R-8 zone restricts lots greater than 5,000 square feet in size with a maximum building coverage of 35% or 2,500 square feet, whichever is greater. The proposal's compliance with these building standards would be verified prior to the issuance of individual building permits. Parking -Each detached dwelling unit is required to provide two off-street parking stalls per unit. The proposed building pads appear to be adequately sized for the provision of the required parking. (c) Compliance with Subdivision Regulations. Lot Arrangement: Side lot lines are to be at right angles to street lines, and each lot must have access to a public street or road. Access may be by private access easement per the requirements of the Street Improvement Ordinance. The side lot lines of the proposed lots are at right angles to street lines. All lots would gain access to public roadways either directly, or via private access easements. As proposed, . lots comply with arrangement and access requirements of the Subdivision Regulations. Lots: The size, shape and orientation of lots shall meet the minimum area and width requirements of the applicable zoning classification and shall be appropriate for the type of development and use contemplated. Each of the proposed lots satisfies the minimum lot area and dimension requirements of the R-8 zone. The plat plan does include setback lines for each lot showing potential building envelopes and when considering the required setbacks, as well as access pOints for each lot, the proposed lots appear to have sufficient building area for the development of detached single family homes. Property Corners at Intersections: All lot corners at intersections of dedicated public rights-of- way, except alleys, shall have minimum radius of 15 feet. The proposed subdivision does not create any new at the intersection of public rights-of-way. The radius of Lot 1 exists and is 15 ft. which complies with this requirement. (d) Reasonableness of Proposed Boundaries / Access and Street Improvements: Access to the site is proposed via a two existing public right-of- ways, Smithers Avenue South (on the west) and South 23rd Street (to the south). Lot 1 could be accessed from either public street. Lot 2 is proposed to accessed from an existing 20 foot private access easement extending east from Smithers Avenue South. New sidewalk, curb and gutter are in place along both street frontages. No additional street improvements are required. Topographv: The subject site is generally flat. All vegetation was previously removed as part of the Park Place Short Plat which this site was Lot 1. There are no trees on the site. The export or import of fill material is not antiCipated for site improvements. Relationship to Existing Uses: Single family residential surrounds the subject site. The proposed detached single family homes on two lots would be compatible with the surrounding development; however, as stated in the section on Density, the additional two lots would over densify the existing neighborhood. (e) Availability and Impact on Public Services (Timeliness) Police and Fire: Police and Fire Prevention staff indicate that sufficient resources exist to furnish services to the proposed development, subject to the applicant's provision of Code required improvements and fees. The Environmental Review Committee imposed a Fire Mitigation Fee in order to mitigate the project's potential impacts to emergency services. Recreation: A Parks Mitigation Fee was not required as the proposal is less than four dwelling units. There are existing recreational facilities in the area of the subject property (Le., Thomas Teasdale Park and Liberty Park). hexrpt_ParkPlace.doc City of Renton PIBIPW Department PARK PLACE PRELIMINARY PLA T PUBLIC HEARING DATE: December 14,2004 Preliminary Report to the Hearing Examiner LUA-04-126, ECF, PP Page 70f7 Schools: The site is located within the boundaries of the Renton School District No. 403. Based on the student generation factor, the proposed plat would potentially result in one additional student (0.44 x 2 = 0.88 rounded to 1). The schools would include: Talbot Hill Elementary, Dimmitt Middle School and Renton High School. Storm Drainage/Surface Water: Storm drainage facilities exist in Smithers Ave. South and in S. 23rd Street. Applicant is required to tightline roof downspouts to the new storm conveyance system. The Surface Water System Development Charge (SDC) is $900.00 for the new single- family lot. This is payable at the time the utility permit is issued. Water and Sanitary Sewer Utilities: There is an existing 8-inch water main in South 23rd Street and an 8-inch water main in Smithers Avenue South. Water service stubs are required to be installed to each new lot prior to recording the short plat. The Water System Development Charge is $1,525.00 per new lot and is payable at the time the utility permit is issued. There is an existing 8-inch sewer main in Smithers Ave. South and an extension of a new 8-inch sewer main is in an easement along the north property line. All new plats must provide separate side sewer stubs to each building 10Unew parcel. A Sanitary Sewer System Development Charge (SDC) is required at the rate of $900.00 per new single family residence. This charge is payable at the time the utility permit is issued. H. RECOMMENDA TION: Staff recommends denial of the Park Place Preliminary Plat, Project File No. LUA-04-126, ECF, PP. EXPIRATION PERIODS: Preliminary Plats (PP): Five (5) years from final approval (signature) date. hexrpt_ParkPlace.doc Rer.ton, Schoo J j i~t. w~. 40~ . , " q It • =:;~ .......... . .;)~-. ·0 . - ThorrJCls Teasdale Farlc C; hI of/Renton " I , ,. _ ... 0 ______ ---,-.. \ ~ an OF RENTON 6 RENTON. WASHINGTON D£Q.ARA l10N OF' CtJ'lDlANT THE OHN£RS (£ LAND EMBRACED VtfTHIN THIS SHORT PiA r. IN RETURN APPROVALS: CITY OF RENTON DEPARTMENT OF PLANNING/ BUILDING/PUBLIC WORKS ElCamined and approved this __ day of 20_ Administrator DEPARTMENT OF ASSESSMENTS Examined and approved this __ doy of 20 __ .. - Doputy Aueaor" RECORDING NO. VOL./PAGE » 0 t5 jc,., 12Q ---' ,-------'-, SCALE: --1 inch -30 It. PORllON OF FOI/ THE 8£N£FITS TO ACCRUE FROM THIS SUBDIVISION. BY SI&;ING "."~'" """'"~ / / I H£REON COVfNANTS AND AGREES TO CONt.£Y THE 8£N£F10AL INTCREST IN • ,. .,., _6 . _ . . __ ... '" _ _ ......... THE NEW EASEUfNTS SHOltN ON THIS SHORT PLA T TO ANY ANO ALL FUTURt PURCHASERS OF THE LOTS, 01/ OF ANY SUBDlIASlONS 1H£R£OF. 722200-0095 THIS COVENANT SHALL RUN KfTH THE LANO AS SHOIW ON THIS SHORT PLAT. CERnFiCA nON KNOW AU. PEOPl£ BY THESE PRESENTS that we, the undenll9nod owners of Int ... lt in the land hereby short subdivided. do horeby make 0 short lubdlYl,ion therefore deelOR thl. map to b. the cyaphlc repraentotion of the some. and that short aabdivlJllon Is mode with th" free consist and In accordance with the desire of the owners IN WllNESS WHEREOf .e .et our hand, and '.011. HERITAGE HOUES. INC. A WA.sHINGTON CQRPQRAllQN ACKNOWLEPGMENT ST ... 1£ OF W ... SHINGTON COUNTY OF KING BANNER BANK On this ___ day of _____ 20 ___ personally appeared to me known to be the of the corporation that executed foregoing instrument, and acknowledged the said instrument to be the free and voluntary oct and deed of said corporation, for the uses and purposes therein mention. and on ooth stated that he/she was duly authorized to execute the said instrument and that the seal affixed is the corporate seal. of said corporation. Witness my hand and officiol seal hereto affixed the day and year first above written Notary Public in and for the Stote of Washington Notary (Print) My Appointment Expires Dote ST ... 1£ OF W.&.SHINGTON COUNTY OF KING On this _ day of _____ , 20 __ personally appeared to me known to be the of the corporation that executed foregoing instrument, cnd acknowledged the said . instrument to be the free and voluntary oct and deed of said corporation, for the uses and purposes therein mention, and on oath stated that he/she was duly authorized to eKecute the said instrument and that the seal affixed is the corporate seol of said corporation. Witness my hand and officiol seal hereto affixed the doy and year first above written LEGEND • SET 1/2· REBAR 8< cr LS 19470 o l'OUND PIPEjREBAR 6! FOUND UON IN CASE S !;;;hlON IN C ... SE 1 r:=Q=:J OU.JiER CORNER +SECnbN CORNER FOUND BR ... SS DISK W/pUNCH IN C ... SE (OJ/OJ) I 10' ADOI11ONAL RW - -----i 1 '" 1 :o.N) CO -.JQ ~ Q I ~ ,3-.J a:~ I ) ------- f-f-I 1L #7222000101 • SC ... SURVEY NOTES INSTRUMENT: NIKON TOTAl ST ... TlON DnI""OLG UETHOO USED: FIElD TR ... VERSE WITH ACTUAL FIElD UEASUREllENlS .&.NO ... NGLES WAC 332-1 JO-090 o 120' PUBUC UTILITIES UNPLA 11EO (¥?>' ~~~f:r.1tcfs~~O. ---- I 0 ... 1£ OF SURVEY: MAACH 2003 B.&.SIS OF BEARING: SOUTH UNE OF THE SE 1/4 OF SEC 19-2J-5 I ~f ::>=", z~ ~ ..:10 -c NCI) ~ ~ a IS' 25' I IS' ~fRIV"'1£ INGRESS 6< EGRESS E ... SEMENT ... CROSS LOTS 1 .&.NO 5. ft. 1'26" E 65.00 --T------r---l---r -------------r .., I , I ;.\ 5 ; i ~, 2 ~ , ~I .. 1--: p I 6,280. sq. fl. " "', I cri -.J ' 0.14 acres I !!! Q: , L _______ ..1 I--, ~ , i 0 , . 58831'26< ; ! 65.00' ~ 4J <: ;1j '" -.J r-------, ~ ~ a: -I I ~ 0: 1S!1 ~I 2 I I 5.79J. sq. fl. 0.13 acres I oa'rAoii"D1'25'30-- - -.J R -''-00'' #7222000 I iL \JI'IPLAi1 00 N 89'56'56· W Ell -T - - - - - ---------LEGAL DESCRIPTION 4 3 2" LOT 5 OF THE OTY OF RENTON SHORT PLAT NO. LUA-OJ-042-SHPL, ACCORDING TO THE SHORT PL ... T THEREOF RECORDED IN KING UNDER RECORDING NO. 1--SIi\JAIT IN THE CITY OF RENTON, COUNTY OF KING, STATE OF '" W"'SHINGTON a: ADDRESS I--a: CD ° 0> :t: §~ Ott '" a: if 0: Q LOT 1 -2218 SUITHERS "'YE. SOUTH LOT 5 -22XX SMITHERS ... YE. SOIUTH NOTES 1. SUBJECT TO RESERVATIONS .&.NO OTHER U"'TTERS CONT.&.INED IN DEED RECORDED UNDER RECORDING NUMBER 651895. LOC ... TlON. PLAT DATA TOTAl SHORT PLAT AAE'" = 12.070 SO.FT, NUUBER OF LOlS - 2 LOT AAE"'S - 1 = 5790 5O.FT 2 = 6280 5O.FT PROPOSED DENSITY = 7.2 ZONING = R8 RESIDENllAL '-= 23.93" ____ _~,IW _____ _1. ________ RE 1ER E ... SE\AENT O. 5301205 25.38' '56"£ I PRIVATE EASEMENT S! SOUTH 23rd STREET S! NEWPRlVATCEXQUSlo,££ASD/ENTFOI/INGR£SS, EGRESSANDUTIUTIESIS 616.65' (UEAS) 616.67 (PlAT 185-30) ~ ~~ ~ 4~ SAif :A){',lA:o.:Ct;Al.1H1f:::J,::t S! /NTERCST IN THE 0'MtC1/SHJP AND RCSPa/SIB1UTY Fa! lIAINTCNANCC OF THE N89'56'56"W 2659.26'(IIEAS) 2659.26 (KCAS) {BASIS OF BCARlNG) PRlVA TC Access AND U7l./TY EASDlCNT APPUR1fI<WCCs. THESC Notary Public in and for the Stote of Woshinaton Notary (Prin My Appaintn Dote SlJUTH 1/4 CORNER sec 19-2JN-5C. \ N89'58'08"W 2659.:11' (CO.R.) APPURTCNANCCS AND IIA#ITCNANCC RCSPa/SIB1UTIES /NaUDC THE REPAlR VAUCY RD It Sit' 2JRfJ ST OTY.OF S! ~-:~AN:..:n. n:m7:A~C;::F,:~;,:~r:::s. AND (Print) RENTON AION /1160 FOUND 1/2 BRASS se CORNER sec 19-2JN-5£ EASDlCNT. PRlVATC SlGNAGC. AND OTHER INFRASTRUCTIRC NOT OOWCD BY ,ent E><pires DISK "/PUNCH IN rxwc JILJ:AS£.. __ __ __ __ ___ OTY OF RENTON liON p.JQ 111£ OTY iT RENTON 01/ OTHER UTIUTY PROVIOfRS. lIAINTCNANCC COSTS (OJ/IlJ) FOUND caw:. SHAll. BE SHARCO EWALL Y. PNIXlNG ON THE PA V1NG IN THE Access w ~ N 17O,5T6.87J4' 1t'/Cll"PfR TAIX IN CASE EASDlCNT IS PROH/liJTfO, UN/ESS PAIfJlCNT II/OTH IS CREATER TII.AN 20 " E 1,297,88J.4J77' FOUND BRASS DISK (OJ/IlJ) FEET. if ~ W/PUNCH IN C ... SE N 170,575.4266 '-()i (OJ/OJ) C I,JOO.542.147TJ ~ , > "4 RECORDER S CERnFiCA Tho. AND SURVEYOR'S CERnFICA TE ( ., Filed for record this_day of __ ~20_ at_ This map correctly represents ° survey made \)I in book __ of ___ ot page __ at the request b~ me or un~er my direction in conformonc.e With the requirements of the Survey Recording Supt. ofR-,,-cords Mgr. MQun;r H TQum~ Act 0\ the request of H~ge Homes, Inc. in March, 20~4 ~. >I ~/I.I-- -C=-e-rt"=-ifi=-,c-a.,-te----:-:N-o-. -::-9-'47=-0- PARK PLACE PRELIMINARY PLAT c;c:r TOUAIA ENGINEERS 2214 $MITHERS AVENUE SOUTH IS ~ LAND SURVEYORS RENTON,W ASHINGTON M£5T VALLEY £X£aJTl1iC PARK OWN. BY D ... 1E B NO. 6SJ2 saJTH ""ST PLAa; SIII£ £-102 'K£NT. ... rNJOJ2 O.&.N T. "ARCH, 2004 79800J5P.DWG -(4ZJ) 251-DS85 FAX (m) 2Il'-D5Zf ~CH'::'K~O-. B::Y~";"'-+SC::":':ALE-::-----t~=-';';';;----I .. HT 1· = 30' 1 OF' 1 ~ ~ ~ ~ ~ A CITY OF RENTON (8 ~ ""TON, ."""""'" "''" ... a. _ 212.10' _a._2IIIS.lXI"Ir ~g i::E B~u~B~C:~ ....... 41H'1""t1~~~~I~ro.~,W'II.!.l1 ROAD I I I-'l I I ", (20, .aNT USE ~DRlVEW" Y AlONG HOFLOl'S1.a:5 \ j .,'" .... ;~" 65.00'---_ __ L ______ _ -.+-----J-I r ~--~ I ·-~;~;TE~ I ~T2 . • IS::sJ ~ -' "'i 1'26" E \ ~/) / c' 1" ••• - 4 -r~::~l i ~ /j I,,' ..,) : .... v,~1 r-~ ~ I ~ ----~l ,..; , ~ , I 3 Q. RECORDING NO. VOL'/PAGE SCALE: ~-J'ii i i .W. ll& 0 linch-30 rt. PORnON OF SE 1/4 of SE 1/4, S. 19 T. 23 N R. 5 E W.M. SURVEY NOTES INSlRUMENT: NIKON TOTAL STATION OTMA10l.G METHOD USED: AElD lRA~SE WITH ACTUAL AElD MEASUREMENTS AND ANGLES WAC 332-130-090 DAlE OF SURVEY: MARCH 2003 BASIS OF BEARING: SOUTH UNE OF THE SE 1/4 OF SEC 19-23-5 BENCHMARK: TOP COPPER TACK IN LEAD IN CONCRElE MON / IN CASE AT THE INTERSECTION OF S 23rd ST '" Vo£ST OF BENSON DR E NEAR THE NE CORNER OF THOIoIAS 1£ASDALE PARK El£vATION -230.75' (70.334m) NAVOI988 LEGEND Ib! CB (TYPE 1) @ STMH (TYPE 11) ® SANITARY SEWER MH PROPOSED SEWER MH " WATER VALlIE IB WATER METER/SERViCE ~ ARE HYDRANT -0-UTI~ POlE E-GUY WIRE EX /"PLASilC"\ ~": :25' __ W_A TfR MAIN \ } J -w~~ / __ .-=.=-w =.--. w,LwjiL\~~! ' =-~~~~~~~/., ~~'~ ~) :i!!bJ~ .~,'=tf1!· ~:LJs -........ ) :t:'n:.c:rTAlIIDT EX. F1R!H'ffIRANrJ ftOADSaSn-.lST(3!Ol) ....., ........ W/I'UNCH III CASE (~M) EX. 16r STL H.P. GAS MAIN 0/. YMPIC PIPE UNf ~ TOUMA ENGINEERS w <:I ... ~ ..J ~ PARK PLACE PRELIMINARY PLAT TOPO AND U TILl TIES PLAN 12214 SMITH£~S AVE" S,R£N.r0N,WA 9805 M£ST VALLEY £XECU1I11F PARK OWN. BY OA TE JOB NO. 798-003-031 NJ2 SOU7H ,grsr PLACE. SUI1E £-102 • KENT. erA IIl1OJ2 DAN T. MARCH 2003 PHONe (420J ~,-tJfJ65 FAX (msJ ~,-oo~ ~--,...----+~~-----t::-:::~-----; CHKO. ~:T SCALE 1. _ 30' SHEET1 OF 1 15' J; ~ Ncn ~I =+ -~ --\ \1\ ."'- ·-------------1---- f I 1 12.074. sq. ft. 0.27 acres . , 1221 ~ SMITHERS I EX. HOUSE I I:~ND~ liON . 1540Sf I 7.81' ' LL-.J ,TA-91 "25'30-• -15.00' fO -23.93' 49. '26-E 50.00' --------------r ~ 5' 5 4,581, sq.ft. 0.11 acres 2 4.674. sq.ft. ,0.10 acres \ \,. " \JN~ T - - --:0: - -:;.;.; - --.--~~ :-tlt PR/VA TE: S$.;.u a-CASEMENT I 8ENEF1T OF it: J: 4 4.581 sq. ft. 0.11 acres' :5 4.612. sq.ft. 0.10 acres -gq.P!:---- n, # 1"::- UNPLATtED --------------,- .3 5.251. sq. ft. 0.12 acres 2 ~: 5.245. sq. ft~ i 0.12 acres a ~ -' 10'-: S89-s&t56"E , I'~F'\.!.:. ll"i,' , :-,0' PRIVA T£ EASEMENT FOR LOTS 4 5,215. sq.ft. 0.11 acres : S 89'08'45-E :-q~ .~~~ ~. I I' I ,I 5.199. sq. ft. 0.11 acres 115.04' ---_ .. g SOUTH 23rd STR£ET 616.65' (MEAS) 616.67 (PLAT 185-30) P ~!,LACEI,_.479 ~CRESNiJil.~ F~,' ,,' PUCER 70,AI.::'D~S' • aa..:'" ... "..-h S _ ' _.' ':" "~. , ",ft,EI , ...-.., .. -. ~ N89'S6'58"Jf ~~l. 2fi5a2fi (II'CAS) {fIASI$ OF if. t"ARK PLACEPP, .27 AcREs t"'" 1-'* i'p:z.) tN C I CAi 1------ F3 .. 18 T23N R5E E 112 CD [----L--l C A S Rento Village PI. ···~--l --le> ' ~::I~ ..... : ....... I_-.. _.-t,:-.~.·_··. ~ ; ~ '--":"::"":"'::':':;'=.::0.."';:;"';;.'--1 ~i.;:c::.... -""' ~a= ........... ~ \CN~ ~ --.------ C!) ""d p;:: :>-. Q) ....... ....... ro .......... ::;:> .... ~ .... J -, ........ ------- R-l (/) ®~ ZONING +;R + PIBIFW TBCHNICAL SBRVICBS It 1210+/03 • ~ . \' G3 - - - -Renton dily Umlt,f o 200 -4.00 114800 19 T23N R5E E 1/2 5319 ~JNING MAP BO~K RESIDENTIAL ~ Resource CODservation ~ Residential dulac ~ ReBidenUal 5 dulac ~ Residential ~ Residential I R-tO I Residential I R-141 Residential 14 dulac I ""-I I ReBidenUal Multi-Family IDrill I RM-N I Residential MulU-Family Neighborhood Center IRM-C I Residential Multi-Family Suburban Center MIXED USE CENTER ~ Center Neighborhood- ~ Center Suburban- juc-Ntl Urban Center -North ~C-N~ Urban Cenler -North 2 ~ Center Downtown- ~ Center Office Residential COMMERCIAL ~ Commercial Arterial- ~ Commercial Office- ~ Convenience Commercial INDUSTRIAL ~ Industrial -Heavy 0 Industrial -Medium 0 InduBtrial -Ught <P) Publicly owned ---Renten City Umits ---.-Adjacent Cily Limits _ Book Pages Boundary KROLL PAGE IRH-T I Residential Multi-Family Traditions,' " .•. ~. • May include Overlay Districts. See Appendix IRH-ul Residential Multi-Family Urban Center. ,maps. For additional regulations in Overlay PAGE# INDEX of" l Districts, please see RMC 4-3. SECrrrOWNtAANGE Kathy Keolker-Wheeler, Mayor December 7; 2004 Jim Hanson. Hanson Consulting . 17446'Mallard Cdve Lane. Mt.Vernon;.WA 98~74 . . · SUBJECT: .' Park Ptace Preliri1inaryPlat LUA04-126; PP,ECF \ : . . .. , . Dear Mr. Hanson: CITY __ F. RENTON . ," .' . PlanningIBllildinglPublibWorksDepartment Gregg Zimmerman P.E., Administrator · This letter is to inform you ~fhatthe'~~p~eal 'period hase[1d~9fdr. the .EnvironmentaLi=:l~view:· , '. Committee's (ERC)· Determination. of' Non,,:SJgnifiCa~,ce ':'Mitig~te~for the above-referenced project. '.' "~'. ". .... . ", . .. ' No appeals were filed on the E~¢determ'in~ti()n.". ." . . '. " .,',. . ... ~~'" . '. This decision' is· final and '. appl.icatiori for' the',kppropriafely ,f~qu.ir~d~ermits' may' proceed ... The .applicant mw;;t comply with,aJ.IE:RCMitigationMeasures~ ,A'HearihgExamins'rPublic Hearing' has bean scheduled for Deceniber 14,. 20Q4. '. ' , '," " '. ' " " . \ .' " If you have any questions, please fe~1 ,fr~~ to dbntacfme at( 4~5)' 430-7382~,' . For the Environmental Review: cornmitt~e', " ... ~ .... ~ .. Susan A. Fiala · Senior Pla:nner cc: DelVe Parry / Owner· . . Larry Satchell, / Party of Recdrd ~ ----~-:~1-O-55-_S-o-u-th~G~.ra-d-y-W:-'-a-y--R-e-'n-to-n-, W:-a-s-hi-ng-t-on~98-0-55------. R EN T' 0 N * This paper contains 50% rilcycted ";"~rial, 30% Post consumer AHEAD OF THEC,URVE STATE OF WASHINGTON, COUNTY OF KING } AFFIDAVIT OF PUBLICATION PUBLIC NOTICE Lily Nguyen, being first duly sworn on oath that she is a Legal Advertising Representative of the King County Journal a daily newspaper, which newspaper is a legal newspaper of general circulation and is now and has been for more than six months prior to the date of publication hereinafter referred to, published in the English language continuously as a daily newspaper in King County, Washington. The King County Journal has been approved as a Legal Newspaper by order of the Superior Court of the State of Washington for King County. The notice in the exact form annexed was published in regular issues of the King County Journal (and not in supplement form) which was regularly distributed to its subscribers during the below stated period. The annexed notice, a Public Notice was published on Monday, 11/22/04 The full amount of the fee charged for said foregoing publication is the sum of $99.00 at the rate of$15.50 per inch for the first publication and NIA per inch for eacMubsequenLinsertion. Lily Nguyen Legal Advenfsing Representative, King County Journal ~;' 22nd day ofNovemb", 2004. \\\\1\ \ 11111/11// ~"\\ '2.P-GH/2 IIII/~ Tom A. Meagher ~ .~ ............ ~ ~ ~-.'t:..-. 0(\ EXPir·. ~ Notary Public for the State of Washington, Residing in Redm~~lI...sthngto~ 6'.$''''' ~ Ad Number:847577 P.O. Number: := 2 f l (J\ t>-~ \ z = Cost of publishing this notice includes an affidavit surcharge.~ : 8 ~ /" e /" <:.> : 2 ~ -' '\ .(!]-~ .... P\)~\' ~/ <-~ ~ ••• t}.~ •• _~ $ ~ 15"';-•••• MA'( '2..~., r::<-· " ~ "1 ......... ~.J~ /// 1'/2 0'" ~ "" 1/; r ,\' 1//1/111111\\\\\\ NOTICE OF ENVIRONMENTAL DETERMINATION· ENV1RONMENTAL REVIEW COMMITTEE & PUBLIC HEARING RENTON, WASHINGTON The Environmental Review Committee has issued a Determination of Non-Significance- Mitigated for the following project under the authority of the Renton Municipal Code. Park Place Preliminary Plat LUA04-126, PP,ECF Location: 620 S 23rd Street. The applicant is requesting Preliminary Plat approval for a two (2) lot subdivision of a 0.28 acre site. The site is within the Residential - 8 (R-8) zoning des- ignation and designated as Residential Single Family (RSF) on the Comprehensive Plan Land Use Map. The proposed lots are intended for single-family homes. Appeals of the environmental determination must be filed in writ- ing on or before 5:00 PM on December 6, 2004. Appeals must be filed in writing together with the required $75.00 application fee with: Hearing Examiner, City of Renton, 1055 South Grady Way, Renton, WA 98055. Appeals to the Examiner are governed by City of Renton Municipal Code Section 4-8-UO.B. Additional information regarding the appeal process may be obtained from the Renton City Clerk's Office, (425) 430-6510. A Public Hearing will be held by the Renton Hearing Examiner in the Council Chambers, City Hall, on December 14, 2004 at 9:00 AM to consider the Preliminary Plat. If the Environmental Determination is appealed, the appeal will be heard as part of this public hearing. Interested parties are invited to attend the pub- lic hearing. Published in the King County Journal November 22. 2004. #847577 ENVIRONMENTAL DETERMINATION & PUBLIC HEARING ISSUANCE OF A DETERMINATION OF NON-SIGNIFICANCE -MITIGATED (DNS-M) POSTED TO NOTIFY INTERESTED PERSONS OF AN ENVIRONMENTAL ACTION PROJECT NAME: Park Placa Preliminary Plat PROJECT NUMBER: LUA04-t26, PP, ECF LOCATION: 620 South 23" Street DESCRIPTION: The applicant Is requeltlng Envlronmantal (SEPA) Ravlow and Preliminary Plat approval 'or a two (2) lot subdivision of a 0.28 acre site. Tho Ilta II within the Residential-8 (R-S) zoning designation and designated 81 Residential Singlo Family (ASF) on tho Comprehensive Plan Land Use Map. The proposed lots are Intended for the eventual development of two addltlonalslngle·'amlly homes. Tho two lot8 would be 5,793 sq. ft. and 8,280 sq. ft. THE CITY OF RENTON ENVIRONMENTAL REVIEW COMMITIEE (ERC) HAS DETERMINED THAT THE PROPOSED ACTION DOES NOT HAVE A SIGNIFICANT ADVERSE IMPACT ON THE ENVIRONMENT. Appeal. at the environmental determination mUlt be fllad In writing on or before 5:00 PM an December 8, 2004. Appeal' mUlt be tiled In writing together with the required $75.00 application toe with: Hearing Examiner, City of Renton, 1055 South Gredy Way. Renton. WA 98055. Appaals to the Examiner are governed by City of Renton Municipal Code Saction 4·8·110.8. Additional Information regarding the appeal proceas may be obtained from the Renton City Clerk'. Office, (425) 430-65tO. A PUBLIC HEARING WILL BE HELD BY THE RENTON HEARING EXAMINER AT HIS REGULAR MEETING IN THE COUNCIL CHAMBERS ON THE 7TH FLOOR OF CITY HALL, 1055 SOUTH GRADY WAY, RENTON, WASHINGTON, ON DECEMBER 14, 2004 AT 9:00 AM TO CONSIDER THE PRELIMINARY PLAT. IF THE ENVIRONMENTAL DETERMINATION IS APPEALED, THE APPEAL WILL BE HEARD AS PART OF THIS PUBLIC HEARING. FOR FURTHER INFORMATION, PLEASE CONTACT THE CITY OF RENTON, DEVELOPMENT SERVICES DIVISION AT (425) 430-7200. DO NOT REMOVE THIS NOTICE WITHOUT PROPER AUTHORIZATION Please Include the proJect NUMBER when coiling for proper file Identification. ... .............. ""'\\\\, _ ...... ~\.'{N kAA~"tt -'!r-~ ........ '170 I, CERTIFICATION f ~ .. ~~\SSIO,04{i·· %\ : /0 .. lOT "-I;¢ •• \.!(\ ~ ; :-0 , ... AJ? ~'~"1'\~ ". J...". ~ ~: -._ CIJ: " HJ)~ j:) :: ~----:-.r IL "2 ~ 'L":' £laue .: : I, \LA.LUev-, here~3certifY that U copies o~/f.~····~:<9_07 .,/~~ j ab~ ent were posted by me in conspicuous places on or n~~ WAS~\~~~-"': the described property on tr ~"\\"'M"''''''''''''' ~Cl)i~ rk'~~X Signed: ~ f.f.r£ST: Su ribet;;Rd~~~ 9~ore rrffiC(a ~otary p~ and for Washington r siding ~--n . on the ~~day ofJ:=;~'#.d~U~~ MARILYN KAMCHEFF MY APPOINTMENT EXPIRF~ " M ,- ENVIRONMENTAL DETERMINATION & PUBLIC HEARING ISSUANCE OF A DETERMINATION OF NON·SIGNIFICANCE· MITIGATED (DNS·M) POSTED TO NOTIFY INTERESTED PERSONS OF AN ENVIRONMENTAL ACTION PROJECT NAME: Park Place Preliminary Plat PROJECT NUMBER: LUA04-126, PP, ECF LOCATION: 620 South 23'd Street DESCRIPTION: The applicant Is requesting Environmental (SEPA) Review and Preliminary Plat approval for a two (2) lot subdivision of a 0.28 acre site. The site Is within the Residential -8 (R-8) zoning designation and designated as Residential Single Family (RSF) on the Comprehensive Plan Land Use Map. The proposed lots are Intended for the eventual development of two additional single-family homes. The two lots would be 5,793 sq. ft. and 6,280 sq. ft. THE CITY OF RENTON ENVIRONMENTAL REVIEW COMMITTEE (ERC) HAS DETERMINED THAT THE PROPOSED ACTION DOES NOT HAVE A SIGNIFICANT ADVERSE IMPACT ON THE ENVIRONMENT. Appeals of the environmental determination must be flied In writing on or before 5:00 PM on December 6, 2004. Appeals must be flied In writing together with the required $75.00 application fee with: Hearing Examiner, City of Renton, 1055 South Grady Way, Renton, WA 98055. Appeals to the Examiner are governed by City of Renton Municipal Code Section 4-8-110.B. Additional Information regarding the appeal process may be obtained from the Renton City Clerk's Office, (425) 430-6510. A PUBLIC HEARING WILL BE HELD BY THE RENTON HEARING EXAMINER AT HIS REGULAR MEETING IN THE COUNCIL CHAMBERS ON THE 7TH FLOOR OF CITY HALL, 1055 SOUTH GRADY WAY, RENTON, WASHINGTON, ON DECEMBER 14, 2004 AT 9:00 AM TO CONSIDER THE PRELIMINARY PLAT. IF THE ENVIRONMENTAL DETERMINATION IS APPEALED, THE APPEAL WILL BE HEARD AS PART OF THIS PUBLIC HEARING. I ,.._- i -.. / 8 .. , , ~ i . 12 I _. c-, ~--*,"N 1 0 I' Thomas Teosdalt-Far~ Cih, vt/'rnton . , ,-.. ,' FOR FURTHER INFORMATION, PLEASE CONTACT THE CITY OF RENTON, DEVELOPMENT SERVICES DIVISION AT (425) 430-7200. DO NOT REMOVE THIS NOTICE WITHOUT PROPER AUTHORIZATION .... CITY OF RENTON CURRENT PLANNING DIVISION . AFFIDAVIT OF SERVICE S'Y MAILING , " . ",. ," :", ~ On the 18th day of November, 2004, I deposited in the mails of the United States, a sealed envelope containing ERC Determination documents. This information was sent to: Agencies Dave Parry Jim Hanson (Signature of Sender): ~~ /' STATE OF WASHINGTON ) COUNTY OF KING ) SS ) See Attached Owner/Applicant Contact 0: .... ,""""\\\\\\ ......... \\,~N kAA~ 'II. _-~ ••••••• 'VIr. to -.. -. \..: ., : ~ ••• ~\SSIO.Av' ~"'~ I, : ... ~ +-<> •• '~ ~ : :'Ii ~OTA~ ~\ "1'\ ~ ". J.-m. , , : ... ~ 00: ~ ~ '''' ." ~ cJ) ~ ~u ." I 'f h I k h ' f 'd h St T k ~ ;..\ '. Bue : : certl y t at now or ave satls actory eVI ence t at acy uc er 'I 'Y~ ". 8. .... ~ ,: signed this instrument and acknowledged it to be his/her/their free and voluntarY''i;~6b(~~~~~ purposes mentioned in the instrument. IllIt WAS\-\\~ ......... -- '\\\ \~\",,,,,,,, ... Dated:_ ........ 1 L-! L-/7.,=-......... q.......,lo:r~ Notary (Print): ___ "1tiI1tmM1'1!T'1T1I1'11'l11"'=~ ____________ _ My appointment expires: MARiLyN KAiVlCHEFF MY APPOINTMENT EXPIRES 6-29-07 Park Place Preliminary Plat LUA04-126, PP, ECF template -affidavit of service by mailing Dept. of Ecology' Environmental Review Section PO Box 47703 Olympia, WA 98504-7703 WSDOT Northwest Region' Attn: Ramin Pazooki King Area Dev. Serv., MS-240 PO Box 330310 Seattle, WA 98133-9710 US Army Corp. of Engineers' Seattle District Office Attn: SEPA Reviewer PO Box C-3755 Seattle, WA 98124 Jamey Taylor' Depart. of Natural Resources PO Box 47015 Olympia, WA 98504-7015 KC Dev. & Environmental Servo Attn: SEPA Section 900 Oakesdale Ave. SW Renton, WA 98055-1219 Metro Transit Senior Environmental Planner Gary Kriedt AGENCY (DOE) LETTER MAILING (ERe DETERMINATIONS) WDFW -Stewart Reinbold' Muckleshoot Indian Tribe Fisheries Dept. c/o Department of Ecology , 3190 160th Ave SE Attn. SEPA Reviewer Bellevue, WA 98008 39015 -172nd Avenue SE Auburn, WA 98092 Duwamish Tribal Office' Muckleshoot Cultural Resources Program 4717 W Marginal Way SW * Seattle, WA 98106-1514 Attn: Ms Melissa Calvert 39015 172nd Avenue SE Auburn, WA 98092-9763 KC Wastewater Treatment Division' Office of Archaeology & Historic Environmental Planning Supervisor Preservation' Ms. Shirley Marroquin Attn: Stephanie Kramer 201 S. Jackson ST, MS KSC-NR-050 PO Box 48343 Seattle, WA 98104-3855 Olympia, WA 98504-8343 City of Newcastle City of Kent Attn: Mr. Micheal E. Nicholson Attn: Mr. Fred Satterstrom, AICP Director of Community Development Acting Community Dev. Director 13020 SE 72nd Place 220 Fourth Avenue South Newcastle, WA 98059 Kent, WA 98032-5895 Puget Sound Energy City of Tukwila Municipal Liason Manager Steve Lancaster, Responsible Official Joe Jainga 6300 Southcenter Blvd. 201 South Jackson Street KSC-TR-0431 PO Box 90868, MS: XRD-01W Tukwila, WA 98188 Seattle, WA 98104-3856 Bellevue, WA 98009-0868 Seattle Public Utilities Real Estate Services Title Examiner 700 Fifth Avenue, Suite 4900 PO Box 34018 Seattle, WA 98124-4018 Note: If the Notice of Application states that it is an "Optional DNS", the marked agencies and cities will need to be sent a copy of the checklist, PMT's, and the notice of application. ' Also note, do not mail Jamey Taylor any of the notices she gets hers from the web. Only send her the ERC Determination paperwork. template -affidavit of service by mailing ,." ' ...IL ' -' ;R.' Kathy Keolker-Wheeler, Mayor , November 18, 2004 Jim Hanson ' Hanson .consulting . 17446 Mallard Cove, Lane Mt.Vernon,WA98274 ' , SUBJECT: Park Place Preliminary Plat LUA04-126, PP, ECF ' , , Dear Mr.' Ha~son: , , CITY "FRENTON' PlanniIigIBuildinglPublic Works Department , Gregg Zimmerman P.E., Administrator This letter is written on behalf ofthe Environmental Review .Committee(ERC)andis to advise you that they have complet(3dtheir review of th,e subject project: TheERC issued a threshold Determination of Non~Stgniflcance-Mitigated with Mitigation Measures~ ,'Please refer to the enclosed Mitigation Measures document. ' . , " ' ", , " , , Appeals of the environmental determinatio!'l·m·ust be, flledi~' W':itingonor before 5:00 PM on December 6, 2004. Appeals must ,be Jiie.d' in ,writing together with" the,:required $75.00' application' fee, with: HeadngExaminer, City ot'R~nton",1055 .South Grady Way/Rentdh,WA98055. Appeals to the , Examiner are governed by Cify of Renton ,MuniGip~r'ie9deSection 4-8-1,10:8. Addition'alinformation . regarding the appeal proc'ess may be cibtairiedfrorp the' Reri'tqr1 City. Clerk's :pffice, (425) 430~,651 o . . ;.~ '," ',' . ",.. > :;-• A Public Hearing will be held ·bythe Rento~;H~atihgE.)(arninerinthedoun'ciichambers. on the, seventh ,', floor of City Hall.;. 1055 South Grady Way,'Renton,Waspington, on Decel1,1ber 14, 2004ci.t 9:00 AM to " consider the Preliminary Plat. itle applicant o(r.e'presentative(s) of the applicant is required to .be present anhepublic hearing. A.copyof'the"Staft,rElPort will be mailedto'youone:Week before thElhearing., If the " Envirohmental Determinati6.n is appealed; the appeal will be:heard,aspartof this public' hearing: ' ,The precE1dingiriformation will assist you, in planriihg forirnplementafidn of ydiJr project and enable' you to exercise your appeal rights mOre fully,if you choose to do s6." If Y9U have any questions or desire , • clarification of the above, please call mea't(425):430-7382~ .. . . Susan A, Fiala . Senior Planner, cc: Dave Parry -:-Heritage Homes / Owner .. Enclosure ------}-=O-s-s -:"So-u-=th-=G--r-a-dy-W.-ay"-' ---R-e-nt-o-n,-W.--a-s-=--hi-=ng-t-on-="-98'--0-=S--S------~ * This paper contains 50% recycled m,at~rial, 30% post consumer ' A H E ADO F THE, C' U R'{ E , 4liit CITY F RENTON ~!ftt .. " . ..u. .-Kathy Keolker-Wheeler, Mayor PlanninWBUildinglPublic Works Department Gregg Zimmerman P.E., Administrator November 18, 2004 Washington State Department of' Ecology Environmental 'Review Section. POBox 47703 Olympia, WA 98504~7703 Subject: Environmental bet~rrilinations . ' •. Tra:ns~ittedherewith is a copy of, the Environmental-Determination forthefollowing project reviewed by the Environmental Review Conynittee (ERe) on November 16; 2004: . , , DETERMINATION OF. NON-SIGNIFiCANCE ~ MITIGATED . . '. PROJECT NAME: , . PROJECT NUMBER: ParkPlacePrelimina:ry Plat LUA-04-126,ECF, PP ": LOCATION: DESCRIPTION: 620 South 23rd Stieet· , -. The,"appli~~nt i~_ reqUesting'ErlV,ironme.ntal' (SEPA) Revi~wa:nq Preliminary Plat approval fbtatWo (2) leit subdivi'sion of a. 0,28 acre ,site. Tne site is within the Residentiar:-,:;:~ (R~8)zoning designation and " designa.ted as Resiqential Single'Family:;(ASF) on)heCornprehensive Pian'La:n'dUse~Map:t:he':prop6sed lots "aJe' ,intended for the eventual developmerirbt,:twoac;lditi6iialsingle~tamifYh6mes. The two lots would. pe 5,793~q.,ft>~md~;2apsq: ft. ,. ',; , ..' .. ~ . . .. -. ~. . ",,~ Appeals of the environmental determination,rnuslbefiledi(l writintion or before 5:00 PM on De,cember 6,2004: Appeals must befil,ed in writing together with tne r~quired $75.,00 application fee ' with: Hearing, Examiner, City of :Rentonj 1 055 South Gra:dy Way;'Rent<;>,n, WA 98055, Appeals to the e:xaminer are governed by Cit{ot Reriton MUnicipal Code Section 4-8-110,8, Additional Informati()n regarding the appeal process ma'y,pe pIJtained from th~ RE3rito~ City Clerk's Office, (425) 430-6510. -. .' , '.If you have questions, plea$e call m~ at (425) 430~7382 . For the Environmental Review Committee ""k""""': , .,' '. ..' " . , ,t. Susan-A. Fiala: Senior Planner . . ~ . . , cc: King County Wastewater Treatment Division WDFW, Stewart Reinbold • . David F. Dietzman, Department of Natural Resources WSDOT, Northwest Region Duwamish Tribal Office Rod Malcom, Fisheries, Muckleshobt Indian Tribe (Ordinance) Melissa Calvert, Muckleshoot Cultural Resources Program . . US Army Corp, of Engineers . . Stephanie Kramer, Office of Archaeology & Historic Preservation Enclosure . ------.. -OS-S,...-S....,.o-ut-h-G-ra-d-y-W-ay-.--R-e,...-o,...-to-n,-W-.a-Sh-i-ng-to-n-9-8-0-SS-.--'-----·~ * This paper contains 50% recycled material, 30% post consumer AHEAD OF THE ,CURVE CITY OF RENTON DETERMINATION OF NON·SIGNIFICANCE (MITIGATED) APPLICATION NO(S): LUA04-126, PP, ECF APPLICANT: Dave Parry, Heritage Homes PROJECT NAME: Park Place Preliminary Plat DESCRIPTION OF PROPOSAL: The applicant is requesting Environmental (SEPA) Review and Preliminary Plat approval for a two (2) lot subdivision of a 0.28 acre site. The site is within the Residential - 8 (R-8) zoning designation and designated as Residential Single Family (RSF) on the Comprehensive Plan Land Use Map. The proposed lots are intended for the eventual development of one additional single-family home. The two lots would be 4,527 sq. ft. and 9,071 sq. ft. LOCATION OF PROPOSAL: LEAD AGENCY: 620 South 23rd Street The City of Renton Department of Planning/Building/Public Works Development Planning Section The City of Renton Environmental Review Committee 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 43.21 C.030(2)(c). Conditions were imposed as mitigation measures by the Environmental Review Committee under their authority of Section 4-6-6 Renton Municipal Code. These conditions are necessary to mitigate environmental impacts identified during the environmental review process. Appeals of the environmental determination must be filed in writing on or before 5:00 PM on December 6, 2004. Appeals must be filed in writing together with the required $75.00 application fee with: Hearing Examiner, City of Renton, 1055 South Grady Way, Renton, WA 98055. Appeals to the Examiner are governed by City of Renton Municipal Code Section 4-8-110.B. Additional information regarding the appeal process may be obtained from the Renton City Clerk's Office, (425) 430-6510. PUBLICATION DATE: DATE OF DECISION: SIGNATURES: Dennj~br¥ Community Services NOVEMBER 22, 2004 NOVEMBER 16, 2004 DATE ' DATE CITY OF RENTON DETERMINATION OF NON-SIGNIFICANCE-MITIGATED MITIGATION MEASURES APPLICATION NO(S): PROJECT NAME: APPLICANT: LOCATION OF PROPOSAL: LUA04-126, PP, ECF Park Place Preliminary Plat Dave Parry, Heritage Homes 620 S 23rd Street DESCRIPTION OF PROPOSAL: The applicant is requesting Environmental (SEPA) Review and Preliminary Plat approval for a two (2) lot subdivision of a 0.28 acre site. The site is within the Residential - 8 (R-8) zoning designation and designated as Residential Single Family (RSF) on the Comprehensive Plan Land Use Map. The proposed lots are intended for the eventual development of two additional single-family homes. The two lots would be 5,793 sq. ft. and 6,280 sq. ft. LEAD AGENCY: MITIGATION MEASURES: The City of Renton Department of Planning/Building/Public Works Development Planning Section 1. The project shall be required to be designed and comply with the Department of Ecology's (DOE) Erosion and Sediment Control Requirements, outlined in Volume II of the 2001 Stormwater Management Manual. 2. The applicant shall pay the appropriate Fire Mitigation Fee based on a rate of $488.00 per new single family lot. The fee shall be paid prior to the recording of the final plat. 3. The applicant shall pay the appropriate Traffic Mitigation Fee based on $75.00 per each new average daily trip associated with the project. The fee shall be paid prior to the recording of the final plat. CITY OF RENTON DETERMINATION OF NON-SIGNIFICANCE-MITIGATED ADVISORY NOTES APPLICATION NO(S): PROJECT NAME: APPLICANT: LOCATION OF PROPOSAL: LUA04-126, PP, ECF Park Place Preliminary Plat Dave Parry, Heritage Homes 620 S 23rd Street DESCRIPTION OF PROPOSAL: The applicant is requesting Environmental (SEPA) Review and Preliminary Plat approval for a two (2) lot subdivision of a 0.28 acre site. The site is within the Residential - 8 (R-8) zoning deSignation and designated as Residential Single Family (RSF) on the Comprehensive Plan Land Use Map. The proposed lots are intended for the eventual development of two additional single-family homes. The two lots would be 5,793 sq. ft. and 6,280 sq. ft. LEAD AGENCY: The City of Renton Department of Planning/Building/Public Works Development Planning Section Advisory Notes to Applicant: The fol/owing notes are supplemental information provided in conjunction with the environmental determination. Because these notes are provided as information only, they are not subject to the appeal process for environmental determinations. Planning 1. RMC section 4-4-030.C.2 limits haul hours between 8:30 am to 3:30 pm, Monday through Friday unless otherwise approved by the Development Services Division. The Development Services Division reserves the right to rescind the approved extended haul hours at any time if complaints are received. 2. Commercial, multi-family, new single-family and other nonresidential construction activities shall be restricted to the hours between seven o'clock (7:00) a.m. and eight o'clock (8:00) p.m., Monday through Friday. Work on Saturdays shall be restricted to the hours between nine o'clock (9:00) a.m. and eight o'clock (8:00) p.m. No work shall be permitted on Sundays. Fire 1., A fire hydrant with 1,000 GPM fire flow is required within 300 ft. of all new single-family structures. If the building square footage exceeds 3,600 sq. ft. in area, the minimum fire flow increases to 1,500 GPM and requires two hydrants within 300 ft. of the structures. 2. Street addresses shall be visible from a public street. Plan Review -Surface Water/Storm Drainage 1. The Surface Water System Development Charge (SDC) is $900.00 for the new single-family lot. This is payable at the time the utility permit is issued. 2. A conceptual drainage plan and drainage narrative has been submitted. Applicant shall tightline roof downspouts to the new storm conveyance system. This shall be shown on the construction plans. 3. A temporary erosion control plan will be required and shall be installed and maintained to the satisfaction of the representative of the Development Services Division for the duration of the project. Plan Review -Water 1. The Water System Development Charge (SDC) is $1,525.00 for the proposed new single-family lot. This is payable at the time the utility permit is issued. 2. All new construction must have a fire hydrant capable of delivering a minimum of 1,000 gpm and must be located within 300 feet of the structure. 3. Water service stubs are reCt ~d to be installed to each new lot prior to I Jrding. Plan Review -Sanitary Sewer 1. The Sewer System Development Charge (SOC) is $900.00 for the proposed new single-family lot. This is payable at the time the utility permit is issued. 2. All new plats must provide separate side sewer stubs to each building lot prior to recording parcel. Dual side sewers are not allowed. Minimum slope shall be 2%. Plan Review -Street Improvements 1. No street improvements are required. 2. Lot 2 (proposed) shall be accessed from the existing 20-foot joint use driveway located along the north property line. New driveway shall be located no closer than 5-feet from the property line. Plan Review -General 1. All plans shall conform to the Renton Drafting Standards. 2. When approval of preliminary plat is granted and utility plans are complete, please submit permit application, three (3) copies of drawings, two (2) copies of the drainage report, and an itemized cost of construction estimate and application fee at the counter on the sixth floor. A fee worksheet is attached for your use, but prior to preparing a check, it is recommended to call 425-430-7266 for a fee estimate as generated by the permit system. 3. The fee for review and inspection of these improvements is 5% of the first $100,000 of the estimated construction costs; 4% of anything over $100,000 but less than $200,000, and 3% of anything over $200,000. Half the fee must be paid upon application. 4. Separate permits for side sewer connection, water meter and storm connection from the property line to the homes will be required. Property Services 1. To be provided under separate cover. STAFF REPORT A. BACKGROUND ERC MEETING DATE Project Name: Owner/Applicant: Contact: File Number: Project Description: Project Location: Exist. Bldg. Area gs': Site Area: RECOMMENDA TlON: Project Location Map City of Renton Department of Planning / Building / Public Works ENVIRONMENTAL REVIEW COMMITTEE November 16, 2004 Park Place Preliminary Plat Dave Parry, Heritage Homes 845 106th Ave. NE Bellevue, WA 98004 Jim Hanson, Hanson Consulting 17446 Mallard Cove Lane Mt. Vernon, WA 98274 LUA-04-126, ECF, PP Project Manager: Susan Fiala, AICP The applicant is requesting Environmental (SEPA) Review and Preliminary Plat approval for a two (2) lot subdivision of a 0.28 acre site. The site is within the Residential - 8 (R-8) zoning designation and designated as Residential Single Family (RSF) on the Comprehensive Plan Land Use Map. The proposed lots are intended for the eventual development of two additional single-family homes. The two lots would be 5,793 sq. ft. and 6,280 sq. ft. Continued on next page 620 South 23rd Street N/A 0.28 acres (12,074 sq. ft.) Proposed New Bldg. Area: N/A Total Building Area gs': N/A Staff recommends that the Environmental Review Committee Issue a Determination of Non-Significance -Mitigated (DNS-M). ...... .., ... ... 12 =::-;;,-_: -t w;:I0_- ~ , --. ~1 • ['!) b,' !!f.lof'~ I. I )tUI """ .. --, I . --, I ""I t::.:!:\ , ." .I_iii,. :, .... i .i'tl City of Renton PIBIPW Department PARK PLACE PRELIMINARY PLAT REPORT OF NOVEMBER 16. 2004 En vir 'ental Review Committee Staff Report LUA-04-126, ECF, PP Page 2 of4 Project description continued: The applicant is proposing to further subdivide existing Lot 1 of the Park Place Short Plat (LUA 03-042) which was approved on June 10,2004 and the final short plat was recorded on September 7,2004 (#20040907900011). A building foundation was started on Lot 1 but the structure has not been completed, to date. No other structures or outbuildings exist. The proposal is for the eventual construction of two detached single-family residences. Access to Lot 1 is proposed directly to South 23rd St. and new Lot 2 would be accessed via an existing joint use driveway that already serves Lots 4 and 5 of the abutting Park Place Short Plat. The site is zoned Residential - 8 (R-8) dwelling units per acre. The R-8 zone allows residential densities that range from a minimum of 5.0 dulac to a maximum of 8.0 dulac. The subdivision of existing Lot 1 into two lots would arrive at a net density of 7.2 dulac. However, the subject site was recently short platted for five lots. The inclusion of one additional lot in the original short plat would increase the density to be greater than that permitted for lots greater than one-half acre. Six lots on the 0.70-acre site would be a density of 8.6 dulac which would not have been permitted under the original short plat. The applicant has submitted the subdivision as a Preliminary Plat. Therefore, as part of the staff report to the Hearing Examiner, staff proposes to recommend denial of the application. B. RECOMMENDATION Based on analysis of probable impacts from the proposal, staff recommends that the Responsible Officials make the following Environmental Determination: DETERMINATION OF NON-SIGNIFICANCE Issue DNS with 14 da A eal Period. Issue DNS with 15 day Comment Period with Concurrent 14 day Appeal Period. C. MITIGATION MEASURES DETERMINA TION OF XX NON -SIGNIFICANCE -MITIGA TED. XX Issue DNS-M with 14 da A eal Period. Issue DNS-M with 15 day Comment Period with Concurrent 14 day Appeal Period. 1. The project shall be required to be designed and comply with the Department of Ecology's (DOE) Erosion and Sediment Control Requirements, outlined in Volume II of the 2001 Storm water Management Manual. 2. The applicant shall pay the appropriate Fire Mitigation Fee based on a rate of $488.00 per new single family lot. The fee shall be paid prior to the recording of the final plat. 3. The applicant shall pay the appropriate Traffic Mitigation Fee based on $75.00 per each new average daily trip associated with the project. The fee shall be paid prior to the recording of the final plat. Advisory Notes to Applicant: The following notes are supplemental information provided in conjunction with the environmental determination. Because these notes are provided as information only, they are not subject to the appeal process for environmental determinations. Planning 1. RMC section 4-4-030.C.2 limits haul hours between 8:30 am to 3:30 pm, Monday through Friday unless otherwise approved by the Development Services Division. The Development Services Division reserves the right to rescind the approved extended haul hours at any time if complaints are received. 2. Commercial, multi-family, new single-family and other nonresidential construction activities shall be restricted to the hours between seven o'clock (7:00) a.m. and eight o'clock (8:00) p.m., Monday through Friday. Work on Saturdays shall be restricted to the hours between nine o'clock (9:00) a.m. and eight o'clock (8:00) p.m. No work shall be permitted on Sundays. Fire -1.-A fire hydrant with 1,000 GPM fire flow is required within 300 ft. of all new single-family structures. If the building square footage exceeds 3,600 sq. ft. in area, the minimum fire flow increases to 1,500 GPM and requires two hydrants within 300 ft. of the structures. 2. Street addresses shall be visible from a ublic street. ERCrpCParkPlace_PP .doc City of Renton PIBIPW Department PARK PLACE PRELIMINARY PLAT En vir 'ental Review Committee Staff Report LUA-04-126, ECF, PP REPORT OF NOVEMBER 16, 2004 Page 30{4 Plan Review -Surface Water/Storm Drainage 1. The Surface Water System Development Charge (SOC) is $900.00 for the new single-family lot. This is payable at the time the utility permit is issued. 2. A conceptual drainage plan and drainage narrative has been submitted. Applicant shall tightline roof downspouts to the new storm conveyance system. This shall be shown on the construction plans. 3. A temporary erosion control plan will be required and shall be installed and maintained to the satisfaction of the representative of the Development Services Division for the duration of the project. Plan Review -Water 1. The Water System Development Charge (SOC) is $1,525.00 for the proposed new single-family lot. This is payable at the time the utility permit is issued. 2. All new construction must have a fire hydrant capable of delivering a minimum of 1,000 gpm and must be located within 300 feet of the structure. 3. Water service stubs are required to be installed to each new lot prior to recording. Plan Review -Sanitary Sewer 1. The Sewer System Development Charge (SOC) is $900.00 for the proposed new single-family lot. This is payable at the time the utility permit is issued. 2. All new plats must provide separate side sewer stubs to each building lot prior to recording parcel. Dual side sewers are not allowed. Minimum slope shall be 2%. Plan Review -Street Improvements 1. No street improvements are required. 2. Lot 2 (proposed) shall be accessed from the existing 20-foot joint use driveway located along the north property line. New driveway shall be located no closer than 5-feet from the property line. Plan Review -General 1. All plans shall conform to the Renton Drafting Standards. 2. When approval of preliminary plat is granted and utility plans are complete, please submit permit application, three (3) copies of drawings, two (2) copies of the drainage report, and an itemized cost of construction estimate and application fee at the counter on the sixth floor. A fee worksheet is attached for your use, but prior to preparing a check, it is recommended to call 425-430-7266 for a fee estimate as generated by the permit system. 3. The fee for review and inspection of these improvements is 5% of the first $100,000 of the estimated construction costs; 4% of anything over $100,000 but less than $200,000, and 3% of anything over $200,000. Half the fee must be paid upon application. 4. Separate permits for side sewer connection, water meter and storm connection from the property line to the homes will be required. Property Services 1. To be rovided under se arate cover. D. ENVIRONMENTAL IMPACTS In compliance with RCW 43.21 C. 240, the following project environmental review addresses only those project impacts that are not adequately addressed under existing development standards and environmental regulations. 1. Earth Impacts: The site is located on a relatively flat site with slopes no greater than two percent. The property is predominantly grass. There are no trees on the site. The subject site is designated on the City's Sensitive Areas Map as containing coal mine hazards. From the recent short plat of the site, Park Place Short Plat (LUA 03-042), the coal mine assessment submitted with that project concluded that the abandoned Sunbeam Mine is to the south of the site and does not underlie the parcel. According the Environmental (SEPA) Checklist, the estimated quantity of grading is estimated at 210 cubic yards of earth and be associated with the construction and preparation of the private driveway and building pads. The applicant stated, in the SEPA checklist, that temporary erosion/sedimentation control would be utilized during construction to intercept all potential silt laden runoff and the control would remain in place until the groundcover is re- established and erosion potential is reduced. In order to reduce the potential for erosion and control sedimentation to the site and to adjacent properties, staff recommends additional mitigation including that the project be designed and comply with the Department of Ecology's ERCrpCParkPlaC9_PP.doc City of Renton PIBIPW Department PARK PLACE PRELIMINARY PLA T En vir 'ental Review Committee Staff Report LUA-04-126, ECF, PP REPORT OF NOVEMBER 16,2004 Page 40'4 (DOE) Erosion and Sediment Control Requirements, outlined in Volume II of the 2001 Stormwater Management Manual. Mitigation Measures: The project shall be required to be designed and comply with the Department of Ecology's (DOE) Erosion and Sediment Control Requirements, outlined in Volume II of the 2001 Stormwater Management Manual. Policy Nexus: SEPA Environmental Regulations. 2. . Surface Water Impacts: Storm drainage facilities exist in Smithers Ave. South and in S. 23rd Street. A conceptual drainage plan and drainage narrative has been submitted. Applicant is required to tightline roof downspouts to the new storm conveyance system. This shall be shown on the construction plans. The Surface Water System Development Charge (SOC) is $900.00 for the new single-family lot. This is payable at the time the utility permit is issued. Mitigation Measures: No further mitigation is recommended. Policy Nexus: N/A 3. Fire Protection Impacts: Fire Prevention staff indicates that the applicant provide required improvements and fees to offset the impacts associated with the new development. The proposal to add one new residential lot to the City would impact the City's Fire Emergency Services. Therefore, a Fire Mitigation Fee of $488.00 per new single-family lot is required. The fee is estimated at $488.00 (1 new lot x $488.00 = $488.00) and is required prior to the recording of the final plat. Mitigation Measures: The applicant shall pay the appropriate Fire Mitigation Fee based on a rate of $488.00 per new single-family lot. The fee shall be paid prior to the recording of the final plat. Policy Nexus: SEPA Environmental Regulations; Fire Mitigation Fee Resolution No. 2913, Ordinance 4527. 4. AccessfTransportation Impacts: The proposal would result in an increase in traffic trips to the City's street system; therefore, the appropriate Traffic Mitigation Fee will be imposed. The Traffic Mitigation Fee is calculated at a rate of $75.00 per additional generated trip per new single-family lot at a rate of 9.57 trips per lot. For the proposal, the Traffic Mitigation Fee is estimated at $717.75 (1 new lot x 9.57 trips x $75 per trip = $717.75). The fee is payable prior to the recording of the final plat. Mitigation Measures: The applicant shall pay the appropriate Traffic Mitigation Fee based on $75.00 per each new average daily trip associated with the project. The fee shall be paid prior to the recording of the final plat. Policy Nexus: SEPA Environmental Regulations; Transportation Mitigation Fee Resolution No. 3100, Ordinance 4527. E. COMMENTS OF REVIEWING DEPARTMENTS The proposal has been circulated to City Departmental/Divisional Reviewers for their review. Where applicable, these comments have been incorporated into the text of this report as Mitigation Measures and/or Notes to Applicant. -L Copies of all Review Comments are contained in the Official File. Copies of all Review Comments are attached to this report. Environmental Determination Appeal Process Appeals of the environmental determination must be filed in writing on or before 5:00 PM on December 6, 2004. Appeals must be filed in writing together with the required $75.00 application fee with: Hearing Examiner, City of Renton, 1055 South Grady Way, Renton, WA 98055. Appeals to the Examiner are governed by City of Renton Municipal Code Section 4-8-11 O.B. Additional information regarding the appeal process may be obtained from the Renton City Clerk's Office, (425) 430-6510. ERCrpCParkPlace_PP.doc an OF RENTON RENTON. WASHINGTON D£CLARATION OF CDVEJlANT THE OVtPol£({S (£ LAND £JISRACED VtfTHlN THIS SHORT PLA T. IN RETURN APPROVALS: OTY OF RENTON DEPAR1J.IENT OF PLANNING/ BUILDING/PUBLIC WORKS EKamined and approved this __ day of 20 __ AdministrotOl" DEPARTMENT OF ASSESSMENTS EKamlned and opproved this _ day of 20 __ ........ Deputy As8essor RECORDING NO. VOL/PAGE .lO 0 15.lO «I 120 .. -... -----" , , SCALE: ---1 iDcb -30 fL PORTION OF .. --.. -~ ~,.-.. -722200-0095 FOIl TH£ BfN£nTS TO ACCRU£ FROIJ THIS SUBDIVISION. By SIGNING 0 ___ ..... _ ••• __ • / / I HtREON CO'vVJANTS AND AGR££S TO CONVEY THE BENEROAL INTEREST IN o.,II~ I" VI v~ I", 0.,11. I v I ~ ... ..., n ,,~ ..., ~ n~m. THE NEW EASDIENTS SHOMfrJ ON THIS SHORT PLAT TO ANY AND ALL FUTUR£ PURCHASCRS OF THE LOTS. OIl OF ANY SUBDIVISIONS TH£I?£OF. THIS COVENANT SHAlL RUN VtfTH THE LAND AS SHOKN ON THIS SHORT PUT. CERnFlCA nON KNOW ALL PEOPLE BY THESE PRESENTS tnot we, the undersiQnod owners of int.at In the land hereby dlort subdividod. do hereby make 0 short subdivllion therefore declare this map to be the graphic repreael"totlon of the same, and that short ... bdlvlslon is mod. with the free eonslst and In aceordance with th' desire of the owners IN WITNESS VttiEREOF .e Ht our honcb and lealS. HERITAGE HOUES. INC. BANNER BANK A WASHINGTON CQRPQRAll0N ACKNOWLEPGMENT STATE OF WASHINGTON COUNTY OF KING On this ___ day of ____ 20_-> personally appeared to me known to be the of the corporation that executed foregoing instrument, and acknowledged the said instrument to be the free and voluntary oct and deed of said corporation. for the uses and purposes therein mention. and on oath stated that he/she was duly authorized to execute the said instrument and thot the seal affixed is the corporate seal of said corporotion. Witness my hand and official seal hereto affixed the day and year first above written Notary Public in and for the State of Washington Notary (Print) My Appointment Expires Dote STATE OF WASHINGTON COUNTY OF KING On this _ day of ____ , 20 __ personally appeared to me known to be the of the corporation that executed foregoing instrument, and acknowledged the said , instrument to be the free and voluntary oct and deed of said corporation. for the uses and purposes therein mention. and on oath stated that he/She WQS duly authorized to execute the said in9trument and that the geal affixed is the corporate seal of said corporation. Witness my hand and official seol hereto affixed the day and year first abave written Notary Public in and for the Stote of Washington Notary (Print) My Appointment Expires Date RECORDER'S CERTIFlCATENo. ____ _ Filed for record this_day of_~20_ at_ in book __ of __ ot poge __ at the request Mounir H. Toum~ Mgr. Supt. of Records LEGEND I. • SET 1/2" REBAR '" ct.? LS 19470 o HXJND PlPE/REBAR \,~ f-I 61 ~~N.D WON IN CASE I ~ S SET~ON IN CASE ~ t:=(F:JOUARlER CORNER "," I ~1I7222DD010l 1 20' PUBLIC UTILITIES UNPlA T(ED EASE~ENT REC !lO. 20010614000895 IVl +SECTlhN CORNER L 15' : 10 , I~, i ONAL RW rt"'\: , 10' ADOITI ---i "J Ii" '" ;0,;;; GO -.JQ Q I §!§ ~-.J ifS2 ~ I I ~ I ) ~f ' ;;) =-", z~ !$! 0--10 .. N(I) ffiJ ~ a 25· I 65, --~-------r--r-~ I I I ;.\ 2 ~." .. 6.280 sq It I I 0.14 acres I L _______ .J 5.793. sq. ft. 0.13 acres .... ~ '56"£ 5 2 I-.... is! • IS:SJ 4 ,l #7222000\00 UNPlP."EO • SURVEY NOTES INSlRUMENT: NIKON TOTAL STATION DTNA10l.G IIElHOO USED: FIElD lR"lIERSE I'IIlH ACTUAL FIElD MEASUREMENTS AND ANGLES WAC 332-130--090 D" TE OF SURVEY: IIARCH 2003 BASIS OF BEARING: SOUlH UNE OF lHE SE 1/4 OF SEC 19-23-5 N 89"56'56" W LEGAL DESCRIPTION LOT 5 OF lHE CITY OF RENTON SHORT PLAT NO. LUA-03-042-SHPL, ACCORDING TO "THE SHORT PLAT "THEREOF RECORDED IN KING UNDER RECORDING NO. I--SITUATE IN "THE CITY OF RENTON, COUNTY OF KING, STATE OF .... WASHINGTON . is! ADDRESS I--<r '" 0 §~ LOT 1 -2218 SMI"THERS AVE. SOUlH LOT 5 -22XX SMI"THERS AVE. SOIUlH 3 ~tf /J5 ""Q f::!~ ;( I .-____ -+_~~~~ ;~~~~T NOTES 1. SUBJECT TO RESERVATIONS AND O"THER MAnERS CONTAINED IN DEED RECORDED UNDER RECORDING NUMBER 651895. LOCATION. PLAT DATA TOTAL SHORT PLAT AREA = 12.070 son. NUMBER OF LOTS - 2 LOT AREAS - 1 = 5790 5O.FT 2 = 6280 SO.FT PROPOSED DENSITY c 7.2 ZONING R RB RESIDENTIAL PRIVATE EASEMENT ~ SOUTH 23rd STREET 616.65' (MEAS) 616.67 (PlAT 185-30) ~ NEW PRIVATE £J(aUSlIf: £AS£JlENT FOR /NGR£SS, £GRESS AND UTlUTI£S /5 TO BE C//£ATED IJP(M TH£ SAI.£ OF L015 SHOIW ON THIS SHOIIT PUT. THE OIWERS OF LOTS 4 AND 5 SHAll. HAlf: AN £QUAL AND UNOIVID£D /NT£R£ST IN THE OIW£RSH/P AND RESPa/SIBLITY FOIl MAINTENANCE OF TH£ PRlVA TE Access AND UTIUTY £AS£JlENT APPURTfNANC£S. TII£S£ APPURTENANCES AND MAMTfNANCE I/C5PONSIBlUTI£S lNaJJDC THE RCPAJI/ AND MAINTENANCE OF THE PRlVA TE Access RO~ DRAlNAGE PIPES, AND STORM II< TER QUAU1Y AND/OII D£TfNnON FAaun[5 'MTHIN TH/5 £ASEJl£NT. PRIVATE SlGNAGE, ANO OTHER INFRASTRUCTIJR£ NOT 01lN£I) BY THE Q1Y OF RO/TON OR OTHER UTIUTY PROI.f/J£RS. IlAiNTENANfI COSTS SHAU. BE SHAII£D £QUAll.Y. PAI/KlNC ON THE PAVING IN THE Access £AS£JlENT IS PRON/BITED, UNL£5S PAl9lfNT IMOTH /5 G1/fATfR THAN 20 FrET. SlNTH 1/4 CORNER SEC 19-2JN-5[. VALL£Y RD It SW 2JRD ST Q1Y OF RiNTON MON /1160 FOUND 1/2" BRASS DISK w/PUNCH IN CONC.JlJJ:&if... (aJ;IJJ) N llO,576.87J4' £ I,297,88J.4J77" N89'56"56"W 2659.26'(lI£AS) 2659.26 (KCAS) (8A5IS OF BEARING) N89)1f,~ 2659.-'1' (CMlt-I ~ ~ , 2-B r:.JiI.. • SE CCRNfR SEC 19-2JN-5E QTY OF I1fNTON liON /2JO FOUND CONe. Mat.. FOUND BRASS OISK W/PUNCH IN CASE (03/03) w/tll"P8l TAa< IN CASE (aJ;IJJ) N 170,575.4266 £ I,JOO.542.7470 AND SURVEYOR'S CERTIFICATE ~ TOUMA ENGINEERS IS; cl" LANO SURVEYORS w " « ~ ...i ~ PARK PLACE PRELIMINARY PLAT 2214 SMITHERS AVENUE SOUTH RENTON,W ASHINGTON This mop correctly represents a survey mode by me or under my direction in conformance with the requirements of the Survey Recording Act at the request of H~ge Homes, Inc. it£ST VALLEY EX£CVTlI£ PAI/J( ~DWN~. ~B-y---"""T~DA':":TE=-----"'r.:==------t in March, 2004 ?n~. Y\ --.:::..:r-~/V.I-- -C=-e-r-:t=Cifi=-,c-o-:t-e--:-CN'-o-. -9::--4"7=0=- ~ StXf7H tgfST PLAtt: SlJI1£ £-102 • KENT. WA I8IlJ2 DAN T. trAARCH. 2004 -(425) 251-0BB5 FAX (425) ~'-OS2Il I-::CH~K::D-. :::BY~---+-=SC~ALE=----+=~==---I MHT 1· -30' 1 or 1 CITY Of RENTON RENTON, WASHINGTON '"'' _0._212.10' INEL_ 2OIS..$I71r -sT,u.oUII(SInI) I I "',-, I I I 2'1 I ..J :s: '0' TO BE DEDICATED .t fl. ii!~, ~ ,\ I TO lHE PUBUC FOR ROAD / 1. n I. cs;::s;;J , .' /'S;~" r&/' _yo---- \ S 88"31'26~ E 65.00"'" --'-------- ..,+------J-I., ) I ---, I I" 5,' -----~ (.-~O· PRIVATE STORM I' , ~ASEMENT 2 ~" I 4 ,_ r--)~ --,--=---":'---~ • i i' f :6500' /l'l ' ~ 7 • S aB"Jl'26-E <'" ) , _ r-,>-----L ~ I I j l ~ I : I , ! ~'v' ~ i 3 Q, RECORDING NO. VOL./PAGE SCALE: k-~ iii &&10 1 inch -30 fL PORTION OF SE 1/4 of SE 1/4. S. 19 T. 23 N R. 5 E W.M. SURVEY NOTES INSlRUMENT: NIKON TOTAL STAllON DTMA10LG MElHOD USED: FIELD TRA '-9lSE WllH ACTUAL FIELD MEASUREMENTS AND ANGLES WAC 332-130-090 DATE OF SURVEY: MARCH 2003 BASIS OF BEAR1NG: SOUlH UNE OF lHE SE 1/4 OF SEC 19-23-5 BENCHMARK: TOP COPPER TACK IN LEAD IN CONCRETE MON IN CASE AT lHE INTERSECllON OF S 23rd ST '" \\£ST OF BENSON DR E NEAR THE NE CORNER OF lHOMAS TEASDALE PARK fiEvAllON -230.75' (70.334m) NAVOI988 LEGEND Ib!I CB (TYPE 1) @ STMH (TYPE 11) ® SANITARY SEWER MH PROPOSED SEWER MH " WATER VALVE IB WATER METER/SERVlCE -6-FIRE HYDRANT -<>-U. POlE E-GUY WIRE ~"::15'; [X. 1· PLASTIC "\ } I \ -> =d.=---=-. _ ;-:-·~:S · a· .. ¥ ·1=t'Et--~ ---.---.-G---.-G---G~ I .0 _ _ _ _ ~~ ...... 6 e~a _ _ _ 0 -w -w -w -w --w .-~~~~~ -w -w -w --7,_w -~fw - I'tUC)IItASSCIISK , wAUfQl .. CASE £( F1R£ IftfJRANr..../ ~t1FTM80T IIOAO S a s ZJnI $T ('/OJ) """' ..... "" .~ .. CAS[ (03,1'Ql) -'11 --;w -w EX. '6~ STL H.P. GAS MAIN : 01. YIIPIC PIPE UN£ jg TOUMA ENGINEERS W/COPPER TACK IN CASE (03/03) w " '" ~ ~ PARK PLACE PRELIMINARY PLAT TQPQ AND U TILl TIES PLAN '214 SMITH£RS AV£ S.R£NTON.WA 9805 II£ST VALLEY EXECUl1~ PARK OWN. ~y JOB NO. 7QR.-n03-031 , _ i . __ .. _ DAlto :.c ~/~~~oc svnc E-I~~ = ;,': 1-_...,;O:;A:;,N;..:;T . ...,;_-+_...: .. .:;AR.:;C:,H;,.:20:,O;.:3...,;-+_....;.:.:;...;.;,,;...:.:;_-l CHKO. ~:T SCALE," _ 30' SHEET1 OF 1 Cf') ----...... o rod 0:= :;:.., Q) ........ ........ oj -:::;> ~ CAl ! L,.- R-l ZONING PIBIPW TlCHNlCAL SBaVICBS 1210+103 F3 .. 18 T23N R5E E V2 CD , _____ ._L._. _____ C A S Rento Village PI. - - - -Renton dil7 Llmtt/l l..aOO i . . I --··-·-+·J·-----·i --OM-I! --"i I --~.:.j . Lr--~ j ! :.11 J····-·--,i G3 19 T23N R5E E 1/2 5319 toNING MAP B~K RESlR~,r_ •• ~ Re8:~~C; b~nBe;:~tiOn ~ Residential dulac §] Residential 5 dulac I .~"".\.. E!J Residential 8 dulac ~~~ ~ Residential Manufactured Hom~~ r;;:;;;-] -•• J::. r·. . ~ Residential 10 ~i/ap . ~~.~ .. I R-14! Residential 14 dulac I RM-J I Residential Multi-Family Inlill o Cenler Neighborhood- @] Cenler Suburban- Juc-N11 Urban Center -North PC-N21 Urban center -North 2 [§'] Center Downtown-' [£§] Cenler Office Residential COMMERCIAL ~ Industrial -Heavy o Industrial -Medium o Industrial -Ught (P) Publicly owned ___ Renton City Umlls ___ Adjacent City Umlls _ Book Pages Boundary KROll PAGE o Commercial Arlerial- ~ Commercial Office- CELl Convenience Commercial I RM-N I Residential Multi-Family Neighborhood Center IRM-C I Residential Multi-Family Suburban Cenler • May Jrl'clude Overlay Dlstrlcls. See Appendix PAGE# INDEX ~8prt l~r'''8dditional regulations in Overlay IRM-T I Residential Multi-Family Traditional IRM-U I Residential Multi-Family Urban Center4' j.P.if~ & j please see RMC 4-3. SECTfTOWNIRANGE City of Hel1ton Department of Planning / Building / Public Works ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: ~ COMMENTS DUE: NOVEMBER 3, 2004 APPLICATION NO: LUA04-126, PP, ECF DATE CIRCULATED: OCTO ~-..::uuq.~ APPLICANT: Heritage Homes -Dave Parry PROJECT MANAGER:.£san Fiala ) \ PROJECT TITLE: Park Place Preliminary Plat PLAN REVIEW: Jan lUii;r,.. ~) .------SITE AREA: 12,074 square feet BUILDING AREA (gross): NIA 1 LOCATION: 620 S 23'd Street I WORK ORDER NO: 77329 l D I SUMMARY OF PROPOSAL: The applicant is requesting Environmental Review and Hearing Examiner Preliminary Plat approval for an two lot subdivision of a 0.28 acre site intended for the eventual development of two detached single-famlly homes. The request is for a preliminary plat as code does not allow a short plat to be further subdivided for a period of 5 years without following the ___ :procedures;;for"$ubdivision. The site is located within the Residential -8 (R"8)_ zoning. designation"with a density of 7.2 dulac. Proposed lot sizes would be Lot 1 at 5,793 sq. ft. and Lot 2 at 6,280 sq. ft. Access to Lot 1 is via S. 23rd St. and Lot 2 access is proposed via an existing private access easement via Smithers Ave. S. A. ENVIRONMENTAL IMPACT (e.g. Non-Code) COMMENTS Element of the Probable Probable More Element of the Probable Probable More Environment Minor Major Information Impacts Impacts Necessary Environment Minor Major Information Impacts Impacts Necessary Earth Housing Air Aesthetics Water Light/Glare Plants Recreation Land/Shoreline Use Utilities Animals Transportation Environmental Health Public Services Energy/ Historic/Cultural Natural Resources Preservation Airport Environment 10,000 Feet 14,000 Feet B. POLICY-RELATED COMMENTS C. CODE-RELATED COMMENTS We have reviewed this application with particular attention to those areas in which we have expertise and have identified areas of probable impact or areas where ad itio I information is needed to properly assess this proposal. Date DATE: TO: FROM: SUBJECT: CITY OF RENTON MEMORANDUM November 3, 2004 Susan Fiala ~an lilian X 7216 PARK PLACE SHORT PLAT 620 -South 23rd Street LUA 04-126 I have reviewed the application for the Park Place Preliminary Plat at 620 -South 23rd Street have the following comments: EXISTING CONDITIONS WATER SEWER STORM STREET There is an existing 8-inch water main in S. 23 Street and an 8-inch water main in Smithers Ave South. Project is in the 350 pressure and static pressure in the area is approximately 59 psi. The derated fire flow in the area is approximately 2,100 gpm. This project is outside the AquiferProtection Zone. There is an existing 8" sewer main in Smithers Ave South and extension 6f new 8" sewer main in an easement along the north property line. There are storm facilities are in Smithers Ave South and in S. 23rd Street. There is new sidewalk, curb, gutter or storm drainage fronting the property in Smithers Ave S. and S. 23rd Street. CODE REQUIREMENTS WATER 1. The Water System Development Charge (SOC) is $1,525.00 for the proposed new single- family lot. This is payable at the time the utility permit is issued. 2. All new construction must have a fire hydrant capable of delivering a minimum of 1,000 gpm and must be located within 300 feet of the structure. 3. Water service stubs are required to be installed to each new lot prior to recording. SANITARY SEWER 1. The Sewer System Development Charge (SOC) is $900.00 for the proposed new single- family lot. This is payable at the time the utility permit is issued. Park Place Preliminary Plat Page 2 of2 2. All new plats must provide separate side sewer stubs to each building lot prior to recording parcel. Dual side sewers are not allowed. Minimum slope shall be 2%. SURFACE WATER 1. The Surface Water System Development Charge (SDC) is $900.00 for the new single- family lot. This is payable at the time the utility permit is issued. 2. A conceptual drainage plan and drainage narrative has been submitted. Applicant shall tightline roof downspouts to the new storm conveyance system. This shall be shown on the construction plans. 3. A temporary erosion control plan will be required and shall be installed and maintained to the satisfaction of the representative of the Development Services Division for the duration of the project. TRANSPORTATION 1. No street improvements are required. 2. Lot 2 (proposed) shall be accessed from the existing 20-foot joint use driveway located along the north property line. New driveway shall be located no closer than 5-feet from the property line. GENERAL COMMENTS 1. All plans shall conform to the Renton Drafting Standards. 2. When approval of preliminary plat is granted and utility plans are complete, please submit permit application, three (3) copies of drawings, two (2)· copies of the· drainage report, and an itemized cost of construction estimate and application fee at the counter on the sixth floor. A fee worksheet is· attached for your use, but prior to preparing a check, it is recommended to call425-430~7266 for a fee estimate as generated by the permit system. The fee for review and inspection of these improvements is 5% of the first $100,000 of the estimated construction costs; 4% of anything over $100,000 but less than $200,000, and 3% of anything over $200,000. Half the fee must be paid upon application. 3. Separate permits for side sewer connection, water meter and storm connection from the property line to the homes will be required. RECOMMENDED CONDITIONS 1. Traffic mitigation fee will be $717.75. Fee is based on 9.57 x 1 lots x $75. Fee calculation is based on the ITE Manual 6th edition. 2. Staff recommends a condition to require this project to design and comply with Department of Ecology's Erosion and Sediment Control Requirements as outlined in Volume II of the 2001 Stormwater Management Manual. cc: Kayren Kittrick City of Renton Department of Planning / Building / Public Works ENVIRONMENTAL & DEV.ELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: COMMENTS DUE: NOVEMBER 3, 2004 APPLICATION NO: LUA04-126, PP, ECF DATE CIRCULATED: OCTOBER 20, 2 APPLICANT: Herita e Homes -Dave Par PROJECT MANAGER: Susan Fiala PROJECT TITLE: Park Place Prelimina Plat PLAN REVIEW: Jan lilian SITE AREA: 12,074 s uare feet BUILDING AREA ross: NIA LOCATION: 620 S 23'd Street I WORK ORDER NO: 77329 SUMMARY OF PROPOSAL: The applicant is requesting Environmental Review and Hearing Examiner Preliminary Plat approval for an two lot subdivision of a 0.28 acre site intended for the eventual development of two detached single-family homes. The request is for a preliminary plat as code does not allow a short plat to be further subdivided for a period of 5 years without following the procedures.Jor, subdivision. The site is located within the Residential - 8 (R-S). zoning_designation with a density of 7.2 dulac. Proposed lot sizes would be Lot 1 at 5,793 sq. f1. and Lot 2 at 6,280 sq. ft. Access to Lot 1 is via S. 23rd S1. and Lot 2 access is proposed via an existing private access easement via Smithers Ave. S. A. ENVIRONMENTAL IMPACT (e.g. Non-Code) COMMENTS Element of the Probable Probable More Element of the Probable Probable More Environment Minor Major Information Environment Minor Major Information Impacts Impacts Necessary Impacts Impacts Necessary Earth Housing Air Aesthetics Water Light/Glare Plants Recreation Land/Shoreline Use Utilities Animals TransDortation Environmental Health Public Services Energy/ Historic/Cultural Natural Resources Preservation Airport Environment 10,000 Feet 14,000 Feet B. POLICY-RELATED COMMENTS C. CODE-RELATED COMMENTS We have reviewed this application with particular attention to those areas in which we have expertise and have identified areas of probable impact or areas where additi I information is needed to properly assess this proposal. Date City of Renton Department of Planning / Building / Public Works ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: S COMMENTS DUE: NOVEMBER 3, 2004 APPLICATION NO: LUA04-126, PP, ECF DATE CIRCULATED: OCTOBER 20,2004 APPLICANT: Herita e Homes -Dave Par PROJECT MANAGER: Susan Fiala PROJECT TITLE: Park Place Prelimina Plat PLAN REVIEW: Jan lilian SITE AREA: 12,074 s uare feet BUILDING AREA LOCATION: 620 S 23rd Street WORK ORDER NO: 77329 B SUMMARY OF PROPOSAL: The applicant is requesting Environmental Review and Hearing Examiner Preliminary Plat approva{~!f;JN an two lot subdivision of a 0.28 acre site intended for the eventual development of two detached single-family homes. The request is for a preliminary plat as code does not allow a short plat to be further subdivided for a period of 5 years without following the ... .proceQures.;for. subdivision. The site is located within the Residential - 8 (R-8) zoning designation. with.a density of 7.2 dulac. Proposed lot sizes would be Lot 1 at 5,793 sq. ft. and Lot 2 at 6,280 sq. ft. Access to Lot 1 is via S. 23rd St. and Lot 2 access is proposed via an existing private access easement via Smithers Ave. S. A. ENVIRONMENTAL IMPACT (e.g. Non-Code) COMMENTS Element of the Probable Probable More Element of the Probable Probable More EnvIronment Minor Major Information Impacts Impacts Necessary Environment Minor Major Information Impacts Impacts Necessary Earth Housing Air Aesthetics Water Light/Glare Plants Recreation Land/Shoreline Use Utilities Animals Transportation Environmental Health Public Services Energy/ Historic/Cultural Natural Resources Preservation Airport Environment 10,000 Feet 14,000 Feet B. POLICY-RELATED COMMENTS C. CODE-RELATED COMMENTS =>-' We have reviewed this application with particular attention to those areas in which we have expertise and have identified areas of probable impact or areas where additional i rmation is needed to properly assess this proposal. Date ,;,. s#_5..:::...'\~5-=--__ _ Project Name: 1'p,.1S-'L Yl.Qa; f>.f> Project Address: tp"Z.O S. 'Z.~v~ ~ Contact Person: ~rrn~Ei ~M6? ... 1>p.yt; f>P<&Itf Permit Number: Lv B Q4 .... \-;).\e pr~ectDe~ri~ion:~~~~~~~~$~~~~~~A~T~~W~t~TI~a~Q~~~~~~'~A~~Na~~'~~M~q~,re~r~~ Land Use Type: ~ Residential Method of Calculation: @--"-ITE Trip Generation Manual ;"""6~ o Retail o Traffic Study ell 0 ') S~U2-o Non-retail o Other q.~1 Calculation: z - \ - \ y. q I Sf -:: C\ .5"7 ll2Ars. q. '51 1 tJ. lS.~ = G 711.,5 Transportation Mitigation Fee: Calculated by: ~ 117.75' Date: \O/~ Date of Payment: __ ~~~~~~~ ____ ~~~~~~ ____ _ .. . " , 5#_5..:::...'\_5..::...-__ _ •. ",.'>-~ .. _ • ." •• .r~-:,. . . ..... --~-~-•. ~.--'-... Project Name: 1'f)..1?-'L ?LAa f>.f> Project Address: tp'Z.O S. 'Z.~v~ ~ Contact Person: ~\m~l1 ~MFi? -1?1wc; X'PtOilAf Permit Number: Lv e Q4 '" \~\e pr~ectDeSCri~ion:~~~~~~~~$~~~~~~A~~~~W~l~TI~a~Q~~~~~~I$A~~N~~~'~~M~q~'W~r~~ Land Use Type: ~ Residential Method of Calculation: ~ITE Trip Generation Manual ;'f.A..E.~ o Retail o Traffic Study C'2.l 0) "50(:'"112-o Non-retail o Other ~.CS7 Calculation: L. - \ - \ y. '1. SI -= <1.5'7 \l2A.fS q,'S, 'f-"'lS.\T1) :: a 711.,5 Transportation Mitigation Fee: Calculated by: Date of Payment: ~ 117.75' Date: \O/~ --~~~----~--------~~------- ., . City of Renton Department of Planning / Building / Public Works ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: COMMENTS DUE: NOVEMBER 3, 2004 APPLICATION NO: LUA04-126, PP, ECF DATE CIRCULATED: OCTOBER 20, 2004 APPLICANT: Herita e Homes -Dave Par PROJECT MANAGER: Susan Fiala PROJECT TITLE: Park Place Prelimina Plat PLAN REVIEW: Jan lilian SITE AREA: 12,074 s uare feet BUILDING AREA LOCATION: 620 S 23rd Street WORK ORDER NO: 77329 SUMMARY OF PROPOSAL: The applicant is requesting Environmental Review and Hearing Examiner Preliminary P ~r~Q}mtal for an two lot subdivision of a 0.28 acre site intended for the eventual development of two detached single-famlJy homes. The request is for a preliminary plat as code does not allow a short plat to be further subdivided for a period of 5 years without following the procedures for subdivision. The site is .Iocated within the Residential - 8 (R-8) zoning designation with a density of 7.2 dulac. Proposed lot sizes would be Lot 1 at 5,793 sq. ft. and Lot 2 at 6,280 sq. ft. Access to Lot 1 is via S. 23rd St. and Lot 2 access is proposed via an existing private access easement via Smithers Ave. S. A. ENVIRONMENTAL IMPACT (e.g. Non-Code) COMMENTS Element of the Probable Probable More Element of the Probable Probable More Environment Minor Major Information EnvIronment MInor Major Information Impacts Impacts Necessary Impacts Impacts Necessary Earth Housinq Air Aesthetics Water LiqhtlGlare Plants Recreation Land/Shoreline Use Utilities Animals Transportation Environmental Health Public Services Energy/ Historic/Cultural Natural Resources Preservation Airport Environment 10,000 Feet 14,000 Feet 8. POLICY-RELATED COMMENTS C. CODE-RELATED COMMENTS We have reviewed this application with particular attention to those areas in which we have expertise and have identified areas of probable impact or areas where additional information is needed to properly assess this proposal. Date PROPERTY SERVICf'~ ~E REVIEW FOR SUBDIVISIONS No ... ft"4 --!58 ........ L--__ RECEIVED FROM ___ -;-:---,---,-_ (date) JOB ADDRESS:----l I:: e 14 QMq1iF RS A\/.E • .s _ _ _ _ wo#_(-'--"-7-"!3=e .... 9--1-_____ _ ~:=~~~~w.t~i~~~lc~ptff~k1t~ORE INFo:::l;IO~~ -'?i:i~AL DESCRIYfION SHORT PLAT, BINDING SITE PLAN, ETC. PID #'s -VICINITY MAP -FINAL REVIEW OF SUBDIVISION, THIS REVIEW REPLACES SQUARE FOOTAGE -OTHER PRELIMINARY FEE REVIEW DATED FRONT FOOTAGE SUBJECT PROPERTY PARENT PID# 72e.?:OO -0CA5 ~ NEW KING CO. TAX ACCT.#(s) are required when assigned by King County. It is the intent of this development fee analysis to put thedeveloper/owner on notice, that the fees quoted below may be applicable to the subject site upon development of the property. All quoted fees are potential charges that may be due and payable at the time the construction permit is issued to install the on-site and off-site improvements (i.e. underground utilities, street improvements, etc.) Triggering mechanisms for the SOC fees will be based on current City ordinances and determined by the applicable Utility Section. Please note thiit these fees are subject to change without notice. Final fees will be based on rates in effect at time of Building Permit/Construction Permit application. The existing house on SP Lot # , addressed as has not previously paid --:-:-_--: SDC fees, due to connection to City utilities prior to existance of SDC fee Ord. SP Lot# will be subject to future SDC fees if triggering mechanisms are touched within current City Ordinances. We understand that this subdivision is in the preliminary stage and that we will have the opportunity to review it again before recordation. d NOT' I 'd I th f The following Quoted fees 0 mc ude mspectlOn fees, Sl e sewer perrmts, r w permIt fees or e cost 0 water meters. SPECIAL ASSESSMENT DISTRICT PARCEL METHOD OF ASSESSMENT ASSESSMENT DISTRICTS NO. NO. ASSESSMENT UNITS OR FEE Latecomer Agreement (pvt) WATER -0- Latecomer Agreement (pvt) W ASTEW ATER -0- Latecomer Agreement (pvt) OTHER -0- / Special Assessment District/W A TER " -0 - / Special Assessment 'District/W ASTEW ATER " -0- Joint Use Agreement (METRO) -Local Imj!rovement District * - Traffic Benefit Zones $75.00 PER TRIP, CALCULATED BY TRANSPORTATION -FUTURE OBLIGATIONS -SYSTEM DEVELOPMENT CHARGE -WATER .. Estimated # OF UNITS/ SDC FEE -Pd Prevo .. Partially Pd (Ltd Exemption) -Never Pd SQ. FTG. Single family residential $1,525/unit x 1 a I 5Z'O.OO Mobile home dwelling unit $1220/unit in park Apartment, Condo $915/unit not in CD or COR zones x Commercial/Industrial, $0.213/sq. ft. of property (not less than $1,525.00) x Boeing, by Special Agreement/Footprint of Bldg plus 15 ft perimeter (2,800 GPM threshold) SYSTEM DEVELOPMENT CHARGE -WASTEWATER" Estimated .. Pd Prevo .. Partially Pd (Ltd Exemption) .. Never Pd \ Single family residential $900/unit x 1 $ qOO.OO Mobile home dwelling unit $720/unit x Apartment, Condo $540/unit not in CD or COR zones x Commercial/Industrial $0.126/sq. ft. of property x(not less than $900.00) \ SYSTEM DEVELOPMENT CHARGE -SURFACEWATER .. Estimated .. Pd Prevo -Partially Pd (Ltd Exemption) .. Never Pd Single family residential and mobile home dwelling unit $715/unit x 1 .s 715.00 All other properties $0.249/sq ft of new impervious area of property x (not less than $715.00) I PRELIMINARY TOTAL $ a 140.00 ,LOler 8;! . {1/aD'},) Signatur f Rev 109 Authonty .. *If subject property is within an LID, it is developers responsibilit~ to check with the Finance Dept. for paid/un-paid status. '< IV CD 0 III 0 11 01::- 11 U\ CD <: 1-'- CD ~ Square footage figures are taken from the King County Assessor's map and are subject to change. ::J 0 Current City SDC fee charges apply to __________________ _ EFFECTIVE January 1, 2004 I I I , __ .1._. _____ _ 291 =6z~T?SJ.l ..... I I , I I 1 , . ~' I ~1 I , , 246 -~-~l.ZfJ -t!!1=-=-. __ -,& . ec --.------ City of Renton Department of Planning / Building / Public Works ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: 9o..rlc..5 COMMENTS DUE: NOVEMBER 3, 2004 APPLICATION NO: LUA04-126, PP, ECF DATE CIRCULATED: OCTOBER 20, 2004 APPLICANT: HeritaQe Homes -Dave Parry PROJECT MANAGER: Susan Fiala PROJECT TITLE: Park Place Preliminary Plat PLAN REVIEW: Jan lilian SITE AREA: 12,074 square feet BUILDING AREA (gross): N/A LOCATION: 620 S 23rd Street I WORK ORDER NO: 77329 SUMMARY OF PROPOSAL: The applicant is requesting Environmental Review and Hearing Examiner Preliminary Plat approval for an two lot subdivision of a 0.28 acre site intended for the eventual development of two detached single-family homes. The request is for a preliminary plat as code does not allow a short plat to be further subdivided for a period of 5 years without following the procedures for subdivision. The site_JsJocated"withinc.the,_Residential - 8 (R-8) zoning designation with a density of 7.2du/ac.:,.-;;.,·"":: Proposed lot sizes would be Lot 1 at 5,793 sq. ft. and Lot 2 at 6,280 sq. ft. Access to Lot 1 is via S. 23rd St. and Lot 2 access is proposed via an existing private access easement via Smithers Ave. S. A. ENVIRONMENTAL IMPACT (e.g. Non-Code) COMMENTS Element of the Probable Probable More Element of the Probable Probable More EnvIronment MInor Major Information Impacts Impacts Necessary Environment Minor Major Information Impacts Impacts Necessary Earth Housing Air Aesthetics Water LiohtlG/are Plants Recreation Land/Shoreline Use Utilities Animals Transportation Environmental Health Public Services Energy/ Historic/Cultural Natural Resources Preservation Airport Environment 10,000 Feet 14,000 Feet ..-. Iv (Mea B. POLICY-RELATED COMMENTS C. .:!?f;-RELA TED COMMENTS ~~/U) We have reviewed this application with particular attention to those areas in which we have expertise and have identified areas of probable impact or areas where dditional information' eeded to properly assess this proposal. Date I . City of Re. Department of Planning / Building / Public 1Iv." ,(5 ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: c.n COMMENTS DUE: NOVEMBER 3, 2004 APPLICATION NO: LUA04-126, PP, ECF APPLICANT: Herita e Homes -Dave Par PROJECT MANAGER: Susan Fiala PROJECT TITLE: Park Place Prelimina Plat PLAN REVIEW: Jan lilian SITE AREA: 12,074 s uare feet BUILDING AREA ross: NIA LOCATION: 620 S 23rd Street I WORK ORDER NO: 77329 SUMMARY OF PROPOSAL: The applicant is requesting Environmental Review and Hearing Examiner Preliminary Plat approval for an two lot subdivision of a 0.28 acre site intended for the eventual development of two detached single-family homes. The request is for a preliminary plat as code does not allow a short plat to be further subdivided for a period of 5 years without following the procedures for subdivision. The site is located within the Residential - 8 (R-8) zoning designation with a density of 7.2 dulac. Proposed lot sizes would be Lot 1 at 5,793 sq. ft. and Lot 2 at 6,280 sq. ft. Access to Lot 1 is via S. 23rd St. and Lot 2 access is proposed via an existing private access easement via Smithers Ave. S. A. ENVIRONMENTAL IMPACT (e.g. Non-Code) COMMENTS Element of the Probable Probable More Element of the Probable Probable More Environment Minor Major Information Impacts Impacts Necessary Environment Minor Major Information Impacts Impacts Necessary Earth Housing Air Aesthetics Water Light/Glare Plants Recreation Land/Shoreline Use Utilities Animals Transportation Environmental Health Public Services Energy/ Historic/Cultural Natural Resources Preservation Airport Environment 10,000 Feet 14,000 Feet B. POLICY-RELATED COMMENTS C. CODE-RELATED COMMENTS We have reviewed this application with particular attention to those areas in which we have expertise and have identified areas of probable impact or areas whe additional information is needed to properly assess this proposal. , · \,;".- DATE: TO: FROM: SUBJECT: CITY OF RENTON FIRE PREVENTION BUREAU MEMORANDUM October 20, 2004 Susan Fiala, Senior Planner Jim Gray, Assistant Fire Marshal f;I!- Park Place Preliminary Plat, 620 S. 23rd St. MITIGATION ITEMS; 1. A fire mitigation fee of $488.00 is required for all new single-family structures. FIRE CODE REQUIREMENTS: 1. A fire hydrant with 1000 GPM fire flow is required within 300 feet of all new single-family structures. If the building square footage exceeds 3600 square feet in area, the minimum fire flow increases to. 1500 GPM and requires two hydrants within 300 feet of the structures. Please feel free to contact me if you have any questions. II .... ' City of Renton Department of Planning / Building / Public Works ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: Rr<-COMMENTS DUE: NOVEMBER 3, 2004 APPLICATION NO: LUA04-126, PP, ECF tro.J3.E~~O,r,cWUft::::J n " DATE CIRCULATED: OC APPLICANT: Heritage Homes -Dave Parry PROJECT MANAGER: S Jk61~ ~.IS U \Ii .~ ,.... PROJECT TITLE: Park Place Preliminary Plat PLAN REVIEW: Jan IlIiah n) SITE AREA: 12,074 square feet BUILDING AREA (gross J~/k11 UCT 20 2004 J) LOCATION: 620 S 23rd Street WORK ORDER NO: 77 29 I SUMMARY OF PROPOSAL: The applicant is requesting Environmental Review and Heari In I=Y'UTlin~~rgli~~~~7~t~ approval or an two lot. s~bdivision of a 0.28 acre site intended for the eventual development. ~f two detache~ single-lall.wy 'v'~ .' r"'~II",!,:j is for a preliminary plat as code does not allow a short plat to be further subdivided for a period of 5 years without following the procedures for subdivision. The. site .is.,iocated.·,within :the Residential - 8 (R-8) zoning designation with a density of 7,2·du/ac.,.,-":;:~,"""~;':-;i' Proposed lot sizes would be Lot 1 at 5,793 sq. ft. and Lot 2 at 6,280 sq. ft. Access to Lot 1 is via S. 23rd St. and Lot 2 access is proposed via an existing private access easement via Smithers Ave. S. A. ENVIRONMENTAL IMPACT (e.g. Non-Code) COMMENTS Element of the Probable Probable More Environment Minor Major Information Impacts Impacts Necessary Earth Air Water Plants Land/Shoreline Use Animals Environmental Health Energyl Natural Resources B. POLICY-RELATED COMMENTS C. CODE-RELATED COMMENTS J \? lu Q() m /H. e vt I { Element of the Environment Housina Aesthetics Light/Glare Recreation Utilities Transportation Public Services Historic/Cultural Preservation Airport Environment 10,000 Feet 14,000 Feet Probable Probable Minor Major Impacts Impacts More Information Necessary ., . icular attention to those areas in which we have expertise and have identified areas of probable impact or tI to properly assess this proposal. ! / /0 &,0/ ()1 Date! / HANSON CONSULTING October 14, 2004 Jennifer Henning City of Renton Development Services Division 1055 S Grady Way Renton WA 98055 Subject: Park Place Preliminary Plat Dear Jennifer: Jim Hanson 360-422-5056 Per your request I have provided a drawing (attached) showing the two short plats referenced in the density calculations for the Park Place Prelimimiry Plat. Park Place I is .479 acres and Park Place II is .70 acres. Park Place PP is .27 acres. All three of the plats meet the City's density provisions individually. Together, they also meet the City's density regulations as shown on the density calculations provided with the application. If you need any further information regarding this issue or have any questions please give me a call at 360-422-5056. < . 1£ r---. /£t~ :~ un Hansdh 15' , I , t I , I , I t • -' t t +--: ... , CO. a, ", CD. .... I ; t t I .: • • i .~ J'co ~ ~D :-.10 r-: ,.. .-, !'len O. I enl 1 .-- I • I t I • t I I 1 ---------1----1---- 1 926-E sa 00' --------------r ---.J 5' 5 4,581, sq.ft. 0.11 acres , 12,074. sq. ft. 0.27 acres • i 7.53' 1221 ~ SMITHERS "If I EX. 1.'; t<i~A~ON I" ; : 1540SF 17.81' ' LL-.J 2- 4,674. sq.ft. 0.10 acres \ \, i' \J\'\~ 'n. #''::-" ,""-' UNPLATlEO 57.50' -T---~--..;;:;,;,;;---·--." !-10' PRIVATE ss,:,-~: 1----------------;- ~ £ASEIIENT FaI( , -: BENEFIT OF LOC ' 5' ---' 7 ' ' , • ..,.:c. 5-, 4 4,581 sq. ft. 0.11 acres' £ 3 4,612. sq.ft. 0.10 acres .3 5,251. sq.ft. 0.12 acres I I I I tj: C: t: 2 ~: 5.245. sq. ft~ 1 0.12 acres a! , I -' I',~P\ .:.:.. ': lI,i./ 5 -r---------------- I :-,0' PRIVA 1£ EASEMENT FOR LOTS 4 5.215. sq.ft. 0.11 acres S 89'08'45-E 1 5.199. sq. ft. 0.11 acres ~ d 0) s g ut.LlA-Vl"25'JO-• 10'-: -....... _ ..... 1 = 15.00' ~ " .. -_. -~, ,~ SOUTH 2.3rd STREET 616.65' (MEAS) 616.67 (PLAT 185-30) =r~~C~iI,' -.-.4?~.~~RES _ .,::,_,_,"'~CJ£:IJ; .70, ACRES. N89~'Ji ~MA.Sl. 26M.2f (KCAS) {BASIS OF if. l'MUC PLACEPP, .27 ACRES ----... NOTICE OF APPLICATION AND PROPOSED DETERMINATION OF NON-SIGNIFICANCE-MITIGATED (DNS-M) DATE: Octobar 20, 2004 LAND USE NUMBER: LUA04·126. PP. ECF PROJECT NAME: Park Place Preliminary Plat PROJECT DESCRIPTION: The' applicant is requesting Environmental Review and Hearing Examiner Preliminary Plat approval for an two lot subdivision of a 0.28 acre Site Intended for the eventual development 01 two . detached slngle·famlly homes. The request Is for a preliminary plat as code daBS not allow a short plat to be further subdMded for a period 01 5 years without fOllowing the procedures lor subdivision. The slle is located within the Residential • 8 (R-8) zoning designation with a density 01 7.2 dulac. Proposed lot sizes would be Lot 1 at 5,793 sq. ft. and Lot 2 at 6,280 sq. ft. Access to Lot 1 Is via S. 23rd St. and Lot 2 access Is proposed via an existing private access easement via Smfihers Ave. S. PROJECT LOCATION: 620 S 23" Street OPTIONAL DETERMINATION OF NON·SIGNIFICANCE. MtTtGATED (DNS·M): Aa the Lead Agency. the City ot Renton has determined that significant environmental impacts are unlikely to result from the proposed project. Therefore, as permitted under the RCW 43.21C.110, the City at Renton Is using the Optional DNS·M process to give notice that a ONS· : M Is likely to be issued. Comment periods for the project and the proposed DNS·M are Integrated Into a single comment period. There wlll be no comment period following the Issuance of the Threshold Determination of Non-Significance· I M~lgated (DNS·M). A 14·day appeal period will follow the laauance ot the DNS·M. PERMIT APPLtCATION DATE: October 11, 2004 NOTICE OF COMPLETE APPLfCATION: Octobar 20. 2004 APPLICANTIPROJECT CONTACT PERSON: Jim Hanlon: Tal: (360).422·5056: Email: IchanlonOvorlzon.not PermlteIRevlew Requested: Other Permits which may be required: Reque.ted Studies: Location where application may be reviewed: PUBLIC HEARING: CONSISTENCY OVERVIEW: Zonlng/Land Use: Environmental Document. that Evaluate the Proposed Project: Development Regulation. Environmental (SEPA) Review, Preliminary Plat Construction, Utility and Building Permits None Planning/Building/Public Work. Department, Development Service. Dlvillon, Sixth Floor Renton City Hall, 1055 South Grady Way, Renton, WA 96055 Public hearing tentatively scheduled lor December 14, 2004 belore the Renton Hearing Examiner In Renton Councll Chambers. Hearings begin at 9:00 AM on the 7th floor of the new Renton City Hall located at 1055 South Grady Way. The subject sIte is designated Residential Single Family on the City of Renton Comprehensive Land Use Map and Residential - 8 (R·8) on the City's Zoning Map. This designation encourages and permits slngla-famlly residential development at a net density range of 5.0 to 8.0 dulac for R·8. The proposal lor two lots would result in a net density of 7.2 dulac. The proposed subdivision is consistent with the both designations. Environmental (SEPA) Checklist The project wIU be subject 10 the CIty'S SEPA ordinance, Zoning Code. Public I Works Standards, Subdivision Regulations, Uniform Building and Fire Codes and other applicable codes and regulations as appropriate. I-"~"'-~' ~,~""\~~--------------------------------------...... :' N K'A "'- ------------:-------- Proposed MItigation Measures: i~:~~II:~~~~~~~~O~~~:~~Ae~:~~~~:~ ::d:~:~~~J~~t t~::~~o~~~ ~~~!~~~ by exIstIng codas and regulatIons 8S ci!ad above. • The applicant wfll be required to pay th,! appropriate Transportation Mitigation Fee. • The appllcanl will be roqulrod 10 pay the appropriate FIfO MItIgation Fee. The applicant wlfl be required to pay the appropriate Parks Mitigation FeB . . , Comments on the above application muet be submitted In wrltlng,to SUBan Fiala, Senior Planner, Dovelopment Service. Dlvilion. 1055 South Grady Way, Ranton, WA 98055, by 5:00 PM on Novomber 3,2004. This matter is also tentatively scheduled lor a pubUc hearIng on Decamb6r 14. 2004, at 9:00 AM, Council Chambers. Seventh Floor, Renton City Hall, 1055 South Grady Way, Renton. II you ere interested In attending the hearing. please contact the Development Services Division, (425) 430·7282, to ensure that the hearing has not been rescheduled. If comments cannot be submitted In writing by the date Indicated above, you may still appear at the hearing and present your comments on the proposal before the Hearing Examiner. If you have questions about this proposal, or wish to be made a party of record and receive additional Information by mall, please contact the project manager. Anyone who submits written comments will automatically become a party of record and will be notified of any decision on this project. CONTACT PERSON: Susan Fiala, Senior Planner; Tel: (425) 430·7382 PLEASE INCLUDE THE PROJECT NUMBER WHEN CALLING FOR PROPER FILE IDENTIFICATION i i 12 )0 Thoma. T.a.dol. Park If you would like to be made a party of record to receive lurther information on this proposed project. complete this form and return to: City of Renton. Development Planning. lOSS So. Grady Way. Renton. WA 98055. Rle NoJName: LUA04-126. PP. ECF I Park Place Preliminary Plat NAME: MAILING ADDRESS: TELEPHONE NO.: _______ --~- .:.:=--:,<r~~:' ",'. ~. '. '!'tOt", !! ,;';:' ':'''''',;IS''j''/<.;;".~\ : ...... n'f'" '7.,;\ '-1'\ , CERTIFICATION v . (, ~'~"'" :'./1" '-:'n· '"'1\ ~ ~ .~,/, '/\'j; .. ~. ;. ., ~ Iiilo., "1i~ ill: ~ ~ ~. /·'l.JBL\C . ; r? L.J l 'fl ~ , 3 ~,7".>.·· ... e.' ..... ~Ij leaf 14<" WAY' r\ , hereby certi~y that copies of the \t O;;':?~:.9~····0-<..O_~bove document were posted by me in 7' conspicuous places on or'nearby IIIII \ WAS\-\\~ ..... ""-the described property on _-L.=C):....-_':t..=9:........;.-~D:::..-.>....-______ ----,f---o::=o_~ \\\\\"""""", ~ d/UL 9/'/#YJ /"h~ Signed~· ~~.'....-..:..-~_ ATTES~~ S~~bed and:rorQ.b;r;:e.q~t~ Pub!"· d for~~ate of Washington residing in ~ • on'the""...,LL 1 /I -day of_~-L-=.oi<..""'-""_-L""'-"","",~ ~~ 'MARiLYN KAMCHEFF Mif APPOfNTMENJ EXPliiES 6.2p.97 . CITY OF RENTON ...... CURRENT. PLANNING DIVISION· ··AFFIDAVrrOF SERVICE BY MAILING ... On the 20th day of October, 2004, I deposited in the mails of the United States, a sealed envelope containing NOA, Environmental Checklist, PMT's documents. This information was sent to: Agencies See Attached (Signature of Sender),;...: ______________________ .",.: ............... ,"""\\\ _ ....... ~\..'C'N lV1 "'" STATE OF WASHINGTON SS COUNTY OF KING .: '.?-~ ......... 41a " f ~ ... ~~\SS'OtV~ ••• ~\ : :"()o "'OT: ~',,\~ ~ :: ..<1.-9).-';P ~ "T\ ~ '-: .... m: ~ ~(J)~ j:) -en: ~ ~ ..-\ \ UBUC .: : I certify that I know or have satisfactory evidence that Stacy Tucker ",,~ ·· .. fF,:? ..... ~ 1 signed this instrument and acknowledged it to be his/her/their free and voluntary ac~.f9o~efuQ18·~9>_: purposes mentioned in the instrument. ·' •• ,,\WASH\~ ............... ~ Dated: tt fy/oLj ~/} tj·u t--;7f~~~. ,\>.""" .. N~n andforttl;S~ Washington Notary (Print): ____ u:M.~II.R.Ul" .... YNI.I..I.l.IKA~MtwC<U.HEu;EEL.----_________ _ My appointment expires: MY APPOINTMENT EXPiRES 6-29-07 Park Place Preliminary Plat LUA04-126, PP, ECF template -affidavit of service by mailing Dept. of Ecology - Environmental Review Section PO Box 47703 Olympia, WA 98504-7703 WSDOT Northwest Region - Attn: Ramin Pazooki King Area Dev. Serv., MS-240 PO Box 330310 Seattle, WA 98133-9710 US Army Corp. of Engineers - Seattle District Office Attn: SEPA Reviewer PO Box C-3755 Seattle, WA 98124 Jamey Taylor- Depart. of Natural Resources PO Box 47015 Olympia, WA 98504-7015 KC Dev. & Environmental Servo Attn: SEPA Section 900 Oakesdale Ave. SW Renton, WA 98055-1219 Metro Transit Senior Environmental Planner Gary Kriedt AGENCY (DOE) LETTER MAILING (ERe DETERMINATIONS) WDFW -Stewart Reinbold -Muckleshoot Indian Tribe Fisheries Dept. c/o Department of Ecology -3190 160th Ave SE Attn. SEPA Reviewer Bellevue, WA 98008 39015 -172nd Avenue SE Auburn, WA 98092 Duwamish Tribal Office -Muckleshoot Cultural Resources Program 4717 W Marginal Way SW -Seattle, WA 98106-1514 Attn: Ms Melissa Calvert 39015 172nd Avenue SE Auburn, WA 98092-9763 KC Wastewater Treatment Division -Office of Archaeology & Historic Environmental Planning Supervisor Preservation- Ms. Shirley Marroquin Attn: Stephanie Kramer 201 S. Jackson ST, MS KSC-NR-050 PO Box 48343 Seattle, WA 98104-3855 Olympia, WA 98504-8343 City of Newcastle City of Kent Attn: Mr. Micheal E. Nicholson Attn: Mr. Fred Satterstrom, AICP Director of Community Development Acting Community Dev. Director 13020 SE 72nd Place 220 Fourth Avenue South Newcastle, WA 98059 Kent, WA 98032-5895 Puget Sound Energy City of Tukwila Municipal Liason Manager Steve Lancaster, Responsible Official Joe Jainga 6300 Southcenter Blvd. 201 South Jackson Street KSC-TR-0431 PO Box 90868, MS: XRD-01W Tukwila, WA 98188 Seattle, WA 98104-3856 Bellevue, WA 98009-0868 Seattle Public Utilities Real Estate Services Title Examiner 700 Fifth Avenue, Suite 4900 PO Box 34018 Seattle, WA 98124-4018 Note: If the Notice of Application states that it is an "Optional DNS", the marked agencies and cities will need to be sent a copy of the checklist, PMT's, and the notice of application. - I11III......... Also note, do not mail Jamey Taylor any of the notices she gets hers from the web. Only send her the ERC Determination paperwork. template -affidavit of service by mailing NOTICE OF APPLICATION AND PROPOSED DETERMINATION OF NON-SIGNIFICANCE-MITIGATED (DNS-M) DATE: October 20, 2004 LAND USE NUMBER: LUA04-126, PP, ECF PROJECT NAME: Park Place Preliminary Plat PROJECT DESCRIPTION: The applicant is requesting Environmental Review and Hearing Examiner Preliminary Plat approval for an two lot subdivision of a 0.28 acre site intended for lhe eventual development of two detached single-family homes. The request is for a preliminary plat as code does not allow a short plat to be further subdivided for a period of 5 years without following the procedures for subdivision. The site is located within the Re'sidential - 8 (R-8) zoning designation with a density of 7.2 dulac. Proposed lot sizes would be Lot 1 at 5,793 sq. ft. an9 Lot 2 at 6,280 sq. ft. Access to Lot 1 is via S. 23rd St. and Lot 2 access is proposed via an existing private access easement via Smithers Ave. S. PROJECT LOCATION: 620 S 23'd Street OPTIONAL DETERMINATION OF NON-SIGNIFICANCE, MITIGATED (DNS-M): As the Lead Agency, the City of Renton has determined that significant environmental impacts are unlikely to result from the proposed project. Therefore, as permitted under the RCW 43.21 C.11 0, the City of Renton Is using the Optional DNS-M process to give notice that a DNS- M is likely to be issued. Comment periods for the project and the proposed DNS-M are integrated into a single comment period. There will be no comment period following the issuance of the Threshold Determination of Non-Significance- Mitigated (DNS-M). A 14-day appeal period will follow the issuance of the DNS-M. PERMIT APPLICATION DATE: NOTICE OF COMPLETE APPLICATION: October 11, 2004 October 20, 2004 APPLICANT/PROJECT CONTACT PERSON: Jim Hanson; Tel: (360) 422-5056; Email: jchanson@verlzon.net Permits/Review Requested: Environmental (SEPA) Review, Preliminary Plat Other Permits which may be required: Construction, Utility and Building Permits Requested Studies: None Location where application may be reviewed: Plannlng/BulldlnglPublic Works Department, Development Services Division, Sixth Floor Renton City Hall, 1055 South Grady Way, Renton, WA 98055 PUBLIC HEARING: Public hearing tentatively scheduled for December 14, 2004 before the Renton Hearing Examiner in Renton Council Chambers. Hearings begin at 9:00 AM on the 7th floor of the new Renton City Hall located at 1055 South Grady Way. CONSISTENCY OVERVIEW: Zoning/Land Use: Environmental Documents that Evaluate the Proposed Project: Development Regulations Used For Project Mitigation: The subject site is designated Residential Single Family on the City of Renton Comprehensive Land Use Map and Residential - 8 (R-8) on the City's Zoning Map. This designation encourages and permits single-family residential development at a net density range of 5.0 to 8.0 dulac for R-8. The proposal for two lots would result in a net density of 7.2 dulac. The proposed subdivision is consistent with the both designations. Environmental (SEPA) Checklist The project will be subject to the City's SEPA ordinance, Zoning Code, Public Works Standards, Subdivision Regulations, Uniform Building and Fire Codes and other applicable codes and regulations as appropriate. Proposedl Mitigation Meal The following Mitigation Measures will likell nposed on the proposed project. These recommended Mitigation Measures ... ~ ... (ess project impacts not covered by existing codes and regulations as cited above. • The applicant will be required to pay the appropriate Transportation Mitigation Fee. • The applicant will be required to pay the appropriate Fire Mitigation Fee. • The applicant will be required to pay the appropriate Parks Mitigation Fee. Comments on !the above application must be submitted In writing to Susan Fiala, Senior Planner, Development Services Division, 1055 South Grady Way, Renton, WA 98055, by 5:00 PM on November 3,2004. This matter is also tentatively scheduled for a public hearing on December 14. 2004, at 9:00 AM, Council Chambers, Seventh Floor, Renton City Hall, 1055 South Grady Way, Renton. If you are interested in attending the hearing, please contact the Development Services Division, (425) 430-7282, to ensure that the hearing has not been rescheduled. If comments cannot be submitted in writing by the date indicated above, you may still appear at the hearing and present your comments on the proposal before the Hearing Examiner. If you have questions about this proposal, or wish to be made a party of record and receive additional information by mail, please contact the project manager. Anyone who submits written comments will automatically become a party of record and will be notified of any decision on this project. CONTACT PERSON: Susan Fiala, Senior Planner; Tel: (425) 430-7382 I PL.EASE INCLUDE THE PROJECT NUMBER WHEN CALLING FOR PROPER FILE IDENTIFICATION I ., ,. 19 Z1e' , . , I I : , I 12 1 , , ~ i5 :~ alb, .N I 10 t I : . Thomas Tlul$dale Par!c lit If you would like to be made a party of record to receive further information on this proposed project, complete this form and return to: City of Renton, Development Planning, 1055 So. Grady Way, Renton, WA 98055. File No.lName: LUA04-126, PP, ECF / Park Place Preliminary Plat NAME: MAILING ADDRESS: TELEPHQNE NO.: ~thy Keolker-Wheelet,Mayo~ CITy_jF ,RE'NTON Pl3nningIBuilding!PublicWo~ Deparprient 'Gregg Zimmerman P.E.,'Ad"'inistrator , , October, 20, 2004 , ' ,'Jini Hanson " Hanson Con'sultirig , '17446 M;;lllard Cove Lane , , , 'Mt. Vernon, WA 98274 ' "'-''''';';: .. ,-.-.. ' Subject: , ',' ParkPlacePreliniinary Plat LUA';04~126; PP, ECP: ' Dear Mi'. Hanson: '. -. ~ "", \ .. ,; . The 'Development ,Planl1ingS~cti;ri~,o{th'~'tityof'ReritQn' has, detimnined" that ,the' " subject application is c0lT!pf~tea,ccording to"sUblTlittat requir~l11ents and, therefqrej, is ,accepted for revieW. ' ., " ;/' ,", . . ,". ' <:: .. ' .. :; .... :" .'. ':··-'·'Y"'~:"·"i:r"'·."::~'··':·'"' ~'I ':~:'.' , "" . "It, is tentatively schedulep forcohsiql3rattQ~'·b'yqhe::E2rlVironment~I,Review C()rnmittee()n' , ,N(lvember 16, 2004., Pri()r ,toth~t:,,;r'ei'{i~w.;'yqu,w.iH :be,no~ified, if any, additional, " information is required tQc6ntiriue'proCes'sin~i,yCiu(applicatiorL"', , ',' " " ,',' , " . " ,., ,"", . ",.. " . , A PUblid Hearit;lg is te~tativeIY'SChedUi$1wit~, 'ttJe R~~~ton H~;ari~g E~aminer in the, , , Council Chambers onthel,sevehth.floorofGity Hall,'1055'S6UthGr~dyWay,HeI11on, , ,Washington, on [)ecember,'14/2Q04'af9:00 AMtoc,cmsi.der the Preliminary Plat ' ' ' . '.' .,. . '. , ", .",' ,.". ", ';' '" ':j . , Please 'contact me at (425) 430i,;?$82'.if y6'u;hav.eany' q~~stions. . ". .. '" '". '. . , " ~/??.~ ,SusanA. Fiala" AICP SeniOr Planner " .... ': .: .. , cc: ' Heritage Homes -Dave Parry/OWner , ' ' ,-----~---:-1-=-05::-:5:-:::S='"""o-:-ut-:-h-=G:-ra--:d:-y-::::W-:-ay~-R::-e.;....n-to-n.-=w,::':', a-:-sh::-:i,.,...ng-to....,.n-9=. 8:-':-0-=-55=----------' _ .•.• ~ ® This pa~r eontains 50% ~cled materi~l, 30% post ronsu~er, ' AHEAD OF THE CU,RVE ~'--~..r ~\ " City 0 f Renton DEVELOPME . CITY OF~~~~~NIN LANDU SE PERMIT OCT 1 ~ 200~ fRl~rc~UIlf~D MASTER A PPLICATION PROPERTY OWNER(S) PROJECT INFORMATION NAME: DAu5 PA-RR ~ ')I".€12 j',AeG" AI<OH7~!5 PROJECT OR DEVELOPMENT NAME: PAR>< PLACG PRELI,,,,,Jl}~~'1 Pt.A, ADDR~SS: '3 L.J.5 / t!J/§J.-f1:J /Ju£ Ale PROJECT/ADDRESS(S)ILOCATION AND ZIP CODE: (;20 CITY: B£t.L-E\.Ju G l1J-A ZIP: ~%(JO If .~ of =-,=;2 i' ; "7?' J e JLf' 4oe=$ '-Ii ~.e e>SS-A:CU'~~ RBtJ'tO,0 lOA 1Dtf\~ .~ TELEPHONE NUMBER: / -zS 3-'2(0 -(j,~73 'v KING COUNTY ASSESSOR'S ACCOUNT NUMBER(S): 722 26:)0 C!:)o96 APPLICANT (if other than owner) NAME: EXISTING LAND USE(S): . \},4C.ANT ./-(!JT COMPANY (if applicable): PROPOSED LAND USE(S): S/-{)~t..G F/JMI L"{ ADDRESS: EXISTING COMPREHENSIVE PLAN MAP DESIGNATION: 0/ lUeo L.CE FAM.I J-'1 CITY: ZIP: PROPOSED COMPREHENSIVE PLAN MAP DESIGNATION (if applicable): NA- TELEPHONE NUMBER EXISTING ZONING: '~-g CONTACT PERSON PROPOSED ZONING (if applicable): NA NAME: J'ir'Y1 J-fAlIJk(!1;);U SITE AREA (in square feet): )2, e7Lf SQUARE FOOTAGE OF ROADWAYS TO BE DEDICATED COMPANY (if applicable): FOR SUBDIVISIONS OR PRIVATE STREETS SERVING J../ A~d()AJ {c; A.JcSU 1//1 tU 6 THREE LOTS OR MORE (if applicable): 0 ADDRESS: 17I..J-LIh );JJ f}lL-A£-'D ewe l..1tiJ£ CITY: ZIP: PROPOSED RESIDENTIAL DENSITY IN ~)TS PER NET . ACRE (if applicable): 7,? ( 7~ M ~ VJ?RtU3JCJ Wit 9Fd7¥ NUMBER OF PROPOSED LOTS (if applicable): Z TELEPHONE NUMBER AND E-MAIL ADDRESS: . 360 --7'2-? -5D.s-~ J G #AA.J.5.DN @ VG(J2.I"?O;U .. ;1/5/ NUMBER OF NEW DWELLING UNITS (if applicable): ;VtJ Q:\WEB\PW\DEVSERV\AFORM\aformmasterapp.doc06I2S/02 . I . PR~ ..IECT INFORMATION (Contin.d) ~--~--------~--------------------~ NUMBER OF EXISTING DWELLING UNITS (If applicable): () SQUARE FOOTAGE OF PROPOSED RESIDENTIAL BUILDINGS (if applicable): N;:t SQUARE FOOTAGE OF EXISTING RESIDENTIAL BUILDINGS TO REMAIN (if applicable): Nit SQUARE FOOTAGE OF PROPOSED NON-RESIDENTIAL BUILDINGS (if applicable): NA- SQUARE FOOTAGE OF EXISTING NON-RESIDENTIAL BUILDINGS TO REMAIN (if applicable): N4 NET FLOOR AREA OF NON-RESIDENTIAL BUILDINGS (if applicable): N4 NUMBER OF EMPLOYEES TO BE EMPLOYED BY THE NEW PROJECT (if applicable): N4 PROJECT VALUE: IS THE SITE LOCATED IN ANY TYPE OF ENVIRONMENTALLY CRITICAL AREA, PLEASE INCLUDE SQUARE FOOTAGE (if applicable): o AQUIFER PROTECTION AREA ONE o AQUIFER PROTECTION AREA TWO o FLOOD HAZARD AREA sq. ft. o GEOLOGIC HAZARD sq. ft. o HABITAT CONSERVATION sq. ft. o SHORELINE STREAMS AND LAKES sq. ft. o WETLANDS sq. ft. .. LEGAL DESCRIPTION OF PROPERTY (Attach-legal description on separate sheet with the following information included) ".SITUATE.IN.THE $6 QUARTER OF SECTION l.5., TOWNSHIP 2 BRANGE-b ,IN THE CITY . 'OF RENTON, KING COUNTY, WASHINGTON. , TYPE OF APPLICATION & FEES List all land use applications being applied for: 1. PAel-JMu.r#?lIJ P.L~T 3. 2. £"NUll2o"A5JtJ'tI1G REVJ'GW 4. Staff will calculate applicable fees and postage: $ AFFIDAVIT OF OWNERSHIP I, (Print Name/s) JAm eS' C !zl;a.Nd'O.u , declare that I am (please check one) _ the current owner of the property involved in this application or __ the authorized representative to act for a corporation (please attach proof of authOrization) and that the foregoing statements and answers herein contained and the information herewith are in all respects true and correct to the best of my knowledge and belief. (Signature of Owner/Representative) Q:\WEB\PW\DEVSERV\AFORM\afomunasterapp.doc06ll5/02 I certify that I know or have satisfactory evidence that ~\~~~~~&:::l:~:; signed this instrument and acknowledged it to be his/he eir free and vo untary act for the uses and purposes mentioned in the instrumenl Notary Public State of Washington RUTHJ. HALL Notary (Print) c:/4it .::r; !t'f/l~ntment Expir~s May 1, 2005 My appointment expires: I s=-( -tid (/~ LEGAL DISCRIPTION Lot 1 of Park Place II Short Plat LUA-03-042-SHPL, Portion of the SE1I4 of Section 19, Township 23, Range 5, King County Washington. City of Renton. ·., ~~.l ....... ,/ LIST OF SURROUNDI~~p PROPERTY OWNERS . OFRENT~' 3 WITHIN 300-FEET OF THE SUBJECT SITE _OCT }, 1. 200+ ' City of Renton Development Services Division 1055 South Grady Way, Renton, WA 98055 Phone: 425-430-7200 Fax: 425-430-7231 · ... "'c:IVED PROJECT NAME:._-..:..·f1;..;..t1l~(J2,;;:;:.L~.!....Pt-::....:.....;AC...==£~--L.P~!oC:=I;.:.!:t..,2)"'::'\tJ..:::...!..:u:::....::;:u~!.:..~..:...r_'D..!...l...:;'J-~~!..:!.--...!..\ ____ _ APPLICATION No:_-=O:....4..:...---=I..:...2-....;;to~ _______________ _ The following is a list of property owners within 300 feet of the subject site. The Development Services Division will notify these individuals of the proposed development. NAME ADDRESS Q:\WEB\PW\DEVSERV\AFORM\aformlistospo.doc06125/02 ASSESSOR'S PARCEL NUMBER .. " ' .. ' .~. ; " , ' , "~"., 1,· l' "'"', (Attach additional sheets, if necessary) ADDRESS Applicant Certification ASSESSOR'S PARC.EL NUMBER' I, J AIY> E5 C I/~NdCA.J ,herebycertify that the above list(s) of adjacent property (Print Name) owners and their addresses were obtained from: >< Title Company Records King County Assessors Records Date I NOTARY ArrESTED: Subscribed and sworn before me, a Notary PUbIiC,·iQdt9EY~State of Washington, ,/ residing at on the ~d§tam eH~QR ' 20~. RUTHJ. HALL Sign pointment Expires May 1, 2005 Parcel Number 3023059065 3023059073 7222000075 7222000085 7222000090 7222000091 7222000092 7222000096 7222000100 7222000101 7222000102 7222000103 7222000105 7222000106 7222000110 7222000137 7222000140 7222000140 7222000141 7222000142 , 7222000145 7222000146 7222000147 7222000150 , 722928 0010 7229280020 7229280030 7229280040 7229280050 7229280060 7229280070 7229280080 7229280090 ~etroScan / King (WA) Owner Name City Of Renton Facilities & Operations Ctr Zetterberg Kathie M Price Larsen Gregory A & Darlene F Ott Robeert PlRenee L King James/Andrea S Kerwin Todd;Garrett Juanita Heritage Homes Inc Croppi RomelLora M Diaz Anthony MlLizabeth R Lancaster Scott P Sansaver William SlPatrice A Pegoraro Trust Marconi Terry L Ballestrasse Bruna Brattus Ron Rosa Raymond Rosa Raymond Musga Dennis P Hill Virginia M Site Address *no Site Address* Renton 2300 Talbot Rd S Renton 98055 15725 Williams Ave S Renton 98055 2211 Williams Ave S Renton 98055 710 S 23rd St Renton 98055 706 S 23rd St Renton 98055 2217 Williams Ave S Renton 98055 702 S 23rd St Renton 98055 2202 Smithers Ave S Renton 98055 2208 Smithers Ave S Renton 98055 2132 Smithers Ave S Renton 98055 2126 Smithers Ave S Renton 98055 2120 Smithers Ave S Renton 98055 2114 Smithers Ave S Renton 98055 *no Site Address* Renton *no Site Address* Renton YB 1970 1937 1959 1940 1967 1929 1963 1937 1993 1993 1962 1962 1945 1908 Owner Phone 425-271-4771 425-227-7136 425-271-5805 1942 425-226-7811 1957 Marweg Darren J/Linda J Circle Cross/ Assoc 2104 Shattuck Ave S Renton 98055 2104 Shattuck Ave S Renton 98055 2109 Smithers Ave S Renton 98055 2115 Smithers Ave S Renton 98055 15839 98th Ave S. Renton 98055 2116 Talbot Rd S Renton·98055 15843 98th Ave S Renton 98055 2206 Talbot Rd S Renton 98055 .". 19?4 I), 1952 Haas Douglas W Johnson Paul Allen Ronald E/Semoria B Dhaliwal Kanwaljit S Boyer James ElLa Tran Phi Chi;Ton Hong My Zeng Guo Ju;Chen Hui Yu Nguyen Son TlMai P Arzate Richard LlMary R;+ Bauer Alan W & Cathi A Feu~rborn Family Lp 2211 Smjthers Ave. S Renton ?~055 ,,;:,;. 2217 Smi~ers Ave.S Rento~ ~~05~ "~:" 2223 Smithers Ave S Renton 9.8055 ",?2 2222 Morris Ave S Renton 98055 2216 Morris Ave S Renton 98055 2210 Morris Ave S Renton 98055 2209 Morris Ave S Renton 98055 2215 Morris Ave S Renton 98055 2221 Morris Ave S Rentov 98055 Information compiled from various sources. Real Estate Solutions makes no representations or warranties as to the accuracy or completeness of information contained in this report. 1957 1921 1998 1998 425-226"9870 ' 1998-~~~\e -.~ 1998 lb\'U\C,{ 1998 1998 1998 425-235-9899 1998 1998 AFFIDAVIT OF INSTALLATION OF PUBLIC INFORMATION SIGN City of Renton Development Services Division 1055 South Grady Way, Renton, WA 98055 Phone: 425-430-7200 Fax: 425-430-7231 STATE OF WASHINGTON ) ) COUNTY OF KING ) ____ ....;;J;..tA::;..MUI.Io.lt;::;=::;-;;.o,S'------=:c-=-____ 4~.::;.4u;l~lhf~t!):::.....;V;:;;...... _________ " being first duly sworn on oath, deposes and says: 1. On the ',-I Ii day of OC.TOCU5/Z.. ,ir 1, I installed I public information sign(s) and plastic flyer box on the property ·Z.2-/~ SmiTHey Aut: S for the following project: located at )7:>ARk. f?L.~ 'PHeuA;"/o Ml'1 P..l.:1T Project name l+eg(IACC6-&me:-:s Owner Name .. '" '. "".~ .. : 2. I have attached.a,,~~py ,of' the neighborhood detail map marked with an "X" to indicate the location of the installed sign. 3. This/these public information sign(s) waslwere constructed and installed in locations in conformance with the require ts of Chapter 7 Title 4 of Renton Municipal Code. SUBSCRIBED AND SWORN to before me this ""?~ Notary PubliC State of Washington RUTHJ. HALL My Appointment Expires May 1, , Washington, :', J ~)-~ residing :;Loo ~ _.....:::.~:..:;;I.."--_, 49" . My commission expires on ,C;=-I-J:<?ds-. Q:\ WEB\PW\DEVSERV\AFORM\afonnpubsign.doc06l2SI02 of at .:''. ' ..... ' "''!'~ ~~' .... '" ... :~.~: ... ~' ~ ..... '.; Installer JnsttI.\Ctioos: . .i (;.JI~l~~·$~ eJl$JI<r:~. to~~t:t(11).()f. th~,dg!:\ does .not . ..' ~t~'~j:~1~"ih~ ':~;.+6~~:~~~'S~·;,:,:\;!i. ;:;,'~., . .r., . . '.~.;. . . . . ,;,,;,:~;. . lI$o"-X 4-X 12'P.Ot$TS . :;~;;'~;.1~~~~T$. W/WASHaRS LEmmll,lG: . . ,' ,.U$e~VI;Tl(lA y:T:TERlNG. . SLACKON ~rr~"PACKGROUND; TITLE 3~ALL CAPS .' ...• ' .. OTh!p.R·11~c:ApS<.~n,d l1'LOWI;R CASE. October 7, 2004 City of Renton Development Services Division 1055 South Grady Way Renton, W A 98055 Subject: Park Place Preliminary Plat Application -, 2214 Smithers Avenue South, Authoriiation as Agent Dear Development Services Staff: This letter authorizes Jim Hanson to apply for a 2 lot plat on our behalf. I am the owner of the property and the applicant, but Jim should be the contact person and serve as my agent on this matter. I appreciate the city's review and approval of this application for a two-lot subdivision and Lot Line Adjustment. If you have any questions, please contact Jim Hanson, 17446 Mallard Cove Lane, Mt. Vernon, WA 98274-Ph. (360) 422-5056. Sincerely, David Parry Heritage Homes ATTESTED: NOTARY Subscribed and sworn before me, a Notary Public, in and for the State of Washington, residing at ,':JeC&ll-k-. on the 7 day of O{);~cr , 2004. /} /.) /} ,/,/ U.~CtlV~ u~ Notary Public HANSON CONSULTING October 4,2004 City of Renton Development Services Division 1055 South Grady Way Renton W A. 98055 360-422-5056 Subject: Park Place Preliminary Plat application, 2214 Smithers Ave S., Renton W A. Dear Development Services Staff: This letter outlines the application for the Park Place Preliminary Plat at 2214 Smithers Ave S. Renton WA. The proposal is to subdivide a 277 acre parcel into 2 residential lots. A foundation for a single family house is now on the site and will remain. The current zoning of the site and surrounding area is R-8. The current use of the site is currently vacant but for a foundation for a single family residence which will remain. The property fronts on S 23rd ST and Smithers Ave S. Access for the new lot will be from Smithers Ave S. Both Smithers Ave S and.S 23 rd ST are newly constructed streets as part of the Park Place Short Plat. All needed utilities are existing in the adjacent streets and have been stubbed into the new lot in anticipation of this application. The existing parcel is 12,074 square feet in size. One additional lot will be created. The lots will be more than the minimum of 4500 square feet. The density allowed is between 5 and 8 units per acre. The proposed density is 7.2 units per acre for this application subdividing the existing lot 1 of the Park Place Short Plat. (See Density Worksheet) The City staffhas advised t:p.at even though this application meets the density regulations of the City for subdivision of lot 1, we must look farther and meet the· density requirements for the Park Place Short Plats. We have included two Density Calculations one for only lot 1 and another for both of the adjacent Park Place Short Plats. With considering both of the existing short plats the proposed density is 7.9 units per acre. We appreciate the city's review and approval of this application for a two lot subdivision. If you have any questions please contact me at 360-422-5056. ~i rely, ~C:~I9" James C. Hanson , - · Park Place Preliminary Plat Construction Mitigation Plan The following is a construction mitigation plan for the infrastructure associated with the Park Place Preliminary Plat. There will be no construction required since all requirements have been met as part of the newly constructed Park Place II Short Plat. All utilities have been stubbed into the new lot. A traffic control plan will not be needed. DENSITY WORKSHEET City of Renton Development Services Division 1055 South Grady Way-Renton, WA 98055 Phone: 425-430-7200 Fax: 425-430-7231 J-~iT / PAiZt-Pi..(;JeFJI 5jhdZT: Pt.A"'~~ 1. Gross area of property: 1. /2',07'1 square feet 2. Certain areas are excluded from density calculations. These include public roadways, private access easements serving 3 or more dwelling units, and critical areas.· Total excluded area:-2. __ 0 ___ square feet 3. Subtract line 2 from line 1 for net area: 3. rz; 0 7 ~square feet. 4. Divide line 3 by 43,560 for net acreage: 4. ."277. acres ( , 5. Number of dwelling units or lots planned: 5.2.. units/lots 6. Divide line 5 by line 4 for net density: 6. 7. z 'd.u.lacre Z lots or units would result in a net density of /, 2-dwelling units per acre ·Critical Areas are defined as &I Areas determined by the City to be not suitable for development and which are subject to the City's Critical Areas Regulations not Including very high landslide areas, protected slopes, wetlands or floodways." Critical areas buffers are not deducted/excluded. -Alleys (public or private) do not have to be excluded. O:\WEB\PW\DEVSERV\Forms\Pianniitg\density.doc08129/03 1 Park Place Preliminary Plat Density Calculations Park Place I = .479 Acres 4 lots Density allowed = 9.7 units per acre 4 divided by .42 acre = 9.5 units per acre. Density OK .479 acre -.42 acre (needed to meet density) = .059 acres (left over) Park Place II = .70 acre 5 lots + 1 new lot = 6 lots Density allowed = 8 units per acre .70 acre + .059 acre (left over) = .759 acre 6 divided by .759 = 7.9 units per acre. Density OK DEvacO OFPMENT PlANNING crrv OF RENTON OCT"t t2OO4 " RECEIVED Per the above density calculation, the density for the two Park Place short plats and the proposed Park Place Preliminary Plat meets the City of Renton development standards. OEVaoPMe . CITYOF~~LANNt~450 N.E. 29th Pl., #200 ON Bellevue, WA 98007 Transnation OCT ,! 1200+ Phone: ~~~=:~i=~~~i Ree!l~ED Fax: 425-646-8576 Hanson Consulting 17446 Mallard Cove Lane Mount Vernon, WA 98274 REFERENCE NO: email only/Heritage Homes, Inc. Order No.: 20093361 Liability: Charge: Tax: Total: SUBDIVISION GUARANTEE $10,000.00 $ 250.00 $ 22.00 $ 272.00 . Subject to the Exclusions from Coverage, the limits of liability and other provisions of the Conditions and Stipulations hereto annexed and made a part of this Guarantee, and subject to the further exclusion and limitation that no guarantee is given nor liability assumed with respect to the identity of any party named or referred to in Schedule A or with respect to the validity, legal effect or priority of any matter shown therein. Transnation Title Insurance Company a corporation herein called the Company, GUARANTEES the Assured named in Schedule A against actual monetary loss or damage not exceeding the liability amount stated herein which the Assured shall sustain by reason of any incorrectness in the assurances set forth in Schedule A. . Dated: October 4, 2004 Transnation Title Insurance Company ~~ Subdivision Guarantee GNT004 Page 1 of 5 :J Order No.: 20093361 SCHEDULE A 1. Name of Assured: Hanson Consulting 2. Date of Guarantee: October 4, 2004 3. The assurances referred to on the face page hereof are: a. That according to those public records which, under the recording laws, impart constructive notice of matters affecting title to the following described land: . See Exhibit A attached hereto. b. Title to the estate or interest in the land is vested in: Heritage Homes, Inc., a Washington corporation c. The estate or interest in the land which is covered by this Guarantee is: A fee simple estate Subject to the Exceptions shown below, which are not necessarily shown in order of their priority. EXCEPTIONS: 1. (A) UNPATENTED MINING CLAIMS; (B) RESERVATIONS OR EXCEPTIONS IN PATENTS OR IN ACTS AUTHORIZING THE ISSUANCE THEREOF; (C) INDIAN TREATY OR ABORIGINAL RIGHTS, INCLUDING, BUT NOT LIMITED TO, EASEMENTS OR EQUITABLE SERVITUDES; OR, (D) WATER RIGHTS, CLAIMS OR TITLE TO WATER, WHETHER OR NOT THE MATTERS EXCEPTED UNDER (A), (B), (C) OR (D) ARE SHOWN BY THE PUBLIC RECORDS. 2. RIGHTS OF PARTIES IN POSSESSION AND CLAIMS THAT MAY BE ASSERTED UNDER UNRECORDED INSTRUMENTS, IF ANY. 3. GENERAL PROPERTY TAXES AND SERVICE CHARGES, AS FOLLOWS, TOGETHER WITH INTEREST, PENALTY AND STATUTORY FORECLOSURE COSTS, IF ANY, AFTER DELINQUENCY: (1ST HALF DELINQUENT ON MAY 1; 2ND HALF DELINQUENT ON NOVEMBER 1) TAX ACCOUNT NO.: 722200-0095-03 YEAR BILLED PAID BALANCE 2004 $ 417.68 $417.68 $0.00 TOTAL AMOUNT DUE, NOT INCLUDING INTEREST AND PENALTY: $0.00. LEVY CODE: ASSESSED VALUE LAND: ASSESSED VALUE IMPROVEMENTS: 2110 $35,600.00 $0.00 4. POTENTIAL SUPPLEMENTAL ASSESSMENT FOR GENERAL TAXES IN THE CURRENT YEAR AND PRIOR YEARS ON OMITTED IMPROVEMENTS. THE SUBJECT PREMISES APPEAR ON THE YEAR 2004 TAX ROLLS ASSESSED ONLY ON THE VALUE OF THE LAND. TAX ACCOUNT NO.: 722200-0095-03 5. LIABILITY FOR SUPPLEMENTAL TAXES FOR IMPROVEMENTS WHICH HAVE RECENTLY BEEN CONSTRUCTED ON THE LANO. LAND IMPROVEMENTS ARE NOT PRESENTLY ASSESSED, BUT MAY APPEAR ON FUTURE ROLLS. Subdivision Guarantee GNT004 Page 2 of 5 ,. Order No20093361 6. ANY UNPAID ASSESSMENTS OR CHARGES, AND LIABILITY FOR FURTHER ASSESSMENTS OR CHARGES BY THE CITY OF RENTON. 7. . RESERVATIONS AND OTHER MATTERS CONTAINED IN DEED. RECORDED: RECORDING NO.: NOVEMBER 30, 1909 651895 8. EASEMENT AND THE TERMS AND CONDITIONS THEREOF: DISCLOSED BY: QUIT CLAIM DEED PURPOSE: WATER LINE AREA AFFECTED: A PORTION OF THE SOUTH 2 FEET OF THE PROPERTY HEREIN DESCRIBED RECORDED: JUNE 30, 1961 RECORDING NO. 5301205 9. EASEMENT AND THE TERMS AND CONDITIONS THEREOF: GRANTEE: CITY OF RENTON PURPOSE: RIGHT OF WAY FOR CONSTRUCTION, RE-CONSTRUCTION, OPERATION AND MAINTENANCE OF UTILITIES AND APPURTENANCES THERETO AREA AFFECTED: NORTH 20 FEET OF THE PROPERTY HEREIN DESCRIBED RECORDED: JUNE 14,2001 RECORDING NO.: 20010614000895 10. EASEMENT AND THE TERMS AND CONDITIONS THEREOF: GRANTEE: PURPOSE: AREA AFFECTED: RECORDED: RECORDING NO.: PUGET SOUND ENERGY, INC. RIGHT OF WAY FOR CONSTRUCTION, RE-CONSTRUCTION, OPERATION AND MAINTENANCE OF GAS AND ELECTRIC FACILITIES AND APPURTENANCES THERETO A PORTION OF SAID PREMISES, HOWEVER, THE DESCRIPTION . CONTAINED THEREIN IS NOT SUFFICIENT TO DETERMINE ITS EXACT LOCATION WITHIN THE PROPERTY HEREIN DESCRIBED APRIL 15, 2004 20040415002337 11. ALL COVENANTS; CONDITIONS, RESTRICTIONS, RESERVATIONS, EASEMENTS OR OTHER SERVITUDES, IF ANY, DISCLOSED BY THE SHORT PLAT RECORDED UNDER RECORDING NO. 20040907900011. THIS POLICY DOES NOT INSURE THAT THE LAND DESCRIBED IN SCHEDULE A IS BENEFITED BY EASEMENTS, COVENANTS OR OTHER APPURTENANCES SHOWN ON THE PLAT OR SURVEY TO BENEFIT OR BURDEN REAL PROPERTY OUTSIDE THE BOUNDARIES OF SAID LAND. . (COVERS: PARCEL B AND INCLUDES OTHER PROPERTY) NOTE 1: THE LEGAL DESCRIPTION SUBMITTED HAS BEEN MODIFIED TO COMPLY WITH THE PUBLIC RECORDS AND TO REFLECT THE PARTIES PRESUMED INTENT. CLOSING INSTRUCTIONS MUST INDICATE THAT THE LEGAL DESCRIPTION HAS BEEN REVIEWED AND APPROVED BY ALL PARTIES TO THIS TRANSACTION. Subdivision Guarantee GNT004 Page 3 of 5 .. Order No20093361 NOTE 2: BASED ON INFORMATION PROVIDED TO THE COMPANY, ON THE DATE OF THIS'COMMITMENT IT APPEARS THAT THERE IS LOCATED ON THE LAND: VACANT LAND KNOWN AS: 620 SOUTH 23RD STREET RENTON, WA 98055 NOTE 3: THE FOLLOWING MAY BE USED AS AN ABBREVIATED LEGAL DESCRIPTION ON THE DOCUMENTS TO BE RECORDED, PER AMENDED RCW 65.04. SAID ABBREVIATED LEGAL DESCRIPTION IS NOT A SUBSTITUTE FOR A COMPLETE LEGAL DES~RIPTION WITHIN THE BODY OF THE DOCUMENT. LOT 1, SHORT PLAT, RECORDING NO. 20040907900011 NOTE 4: WHEN SENDING DOCUMENTS FOR RECORDING, PLEASE SEND VIA TDS (TITLE DELIVERY SERVICE) IN THE YELLOW RECORDING ENVELOPES WHENEVER POSSIBLE. IF THEY MUST RECORD THE SAME DAY, PLEASE CONTACT THE TITLE UNIT FOR SPECIAL DELIVERY REQUIREMENTS. IF THEY MAY BE RELEASED WITHIN 48 HOURS, THEY SHOULD BE SENT TO THE FOLLOWING RMK/rmk Enclosures: ADDRESS: . TRANSNATION TITLE INSURANCE COMPANY 1200 SIXTH AVENUE, SUITE 100 SEATTLE, WA 98101 ATTN: RECORDING DEPT. Sketch Vesting Deed Paragraphs all recorded matters Subdivision Guarantee GNT004 Page 4 of 5 .' Order No.: 20093361 EXHIBIT "A" LOT 1, PARK PLACE II SHORT PLAT, CITY OF RENTON SHORT PLAT NO. LUA-03-042-SHPL, LND 20- 0346, AS RECORDED UNDER RECORDING NO. 20040907900011, RECORDS OF KING COUNTY; SITUATE IN THE CITY OF RENTON, COUNTY OF KING, STATE OF WASHINGTON. SCHEDULE OF EXCLUSIONS FROM COVERAGE OF THIS GUARANTEE 1. Except to the extent that spaclflc assurances are provided In Schedule A of this Guarantee, the Company assumes no liability for loss or damage by reason of the following: (a) Defacts. lians. encumbrances. adverse claims or other matters against the title. whether or not shown by the public records. (b) (1) Taxes or assessments of any taxing authority that levies taxes or assessments on real property; or, (2) Proceedings by a public agency which may resu~ In taxes or assessments, or notices of such proceedings, whether or nol the matters excluded under (1) or (2) are shown by the records of the taxing authority or by the public records. (c) (1) Unpatented mining claims; (2) reservations or exceptions In patents or in Acts authorizing the issuance thereof; (3) water rights, claims or title to water, whether or not the matters excluded under (1), (2) or (3) are shown by the public records. 2, Notwithstanding any specific assurances which are provided In Schedule A of this Guarantee, the Company assumes no liability for loss or damage by reason ofthe following: (a) Defects, liens, encumbrances, adverse claims or other matters affecting the tiUe to any property beyond the lines of the land expressly described in the description set forth in Schedule (A), (C) or in Part 2 of this Guarantee, or title to streets, roads, avenues, lanes, way~ or waterways to which such land abuts, or the right to maintain therein vaults, tunnels, ramps or any structure or improvements, or any rights or easements therein, unless such property, rights or easements are expressly and specifically set forth in said description. (b) Defects, liens, encumbrances, edverse claims or other matters, whether or not shown by the public records; (1) which are created, suffered, assumed or agreed to by one or more of the Assureds; (2) which result in no loss to the Assured; or (3) which do not resutt in the invalidity or potential invalidity of any Judicial or non-judicial proceeding which Is within the scope and purpose of the assurances provided. (c) The ident~of any party shown or referred to In Schedule A. (d) The velldity, legal effect or priority of any matter shown or referred to in'this Guarantee. GUARANTEE CONDITIONS AND STIPULATIONS 'i. Definition of Tenns. The following terms when usad in the Guarantee mean: (a) the "Assured": the party or parties n~med as the Assured in this Guarantee, or on a supplemental writing executed by the Company. (b) "land": the land described or referred to in Schedule (A), (C) or in Part 2, and improvements affixed thereto which by law constitute real property. The term "land" does not include any property beyond the lines of the areB described or referred to in Schedule (A), (C) or in Part 2. nor any right, title, interest, estate or easement in abutting streets, roads: avenues, alleys, lanes, ways or waterways. (c) "mortgage": mortgage, deed of trust, trust deed. or other security instrument. (d) "public records": records established under state statutes at Date of Guarentee for the purpose of imparting constructive notice of matters relating to real property to purchasers for value and without knowledge. (e) "date": the effective date. 2. Notice of Claim to be Given by Assured Claimant, An Assured shell notify the, Company promptly In writing in case knowledge shell come to an Assured hereunder of any claim of title or interest which is edvarse to the title to the estate or interest, as stated herein, and which might cause loss or damage for which the Company may be liable by virtue of this Guarantee. If prompt notice shall not be given to the Company, then silliability of the Company shall terminate with regard to the matter or matters for which prompt notice is required; provided, however, thet failure to notify the Company shell in no case prejudice the rights of Bny Assured under this Guarantee unless the Company shall be prejudiced by the failure and then only to the extent of the prejudice. 3. No Duty to Defend or Prosecute. The Company shall have no duty to defend or prosecute any action or proceeding to which the Assured is a party, notwithstanding the nature of any allegation in such action or proceeding. 4. Company's Option to Defend or Prosecute Actions; Duty of Assured Claimant to Cooperate. Even though the Company has no duty to defend Or prosecute as set forth in Paragraph 3 above: (a) The Company shall have the right, at its sole option and cost, to inst~ute and prosecute any ection or proceeding, interpose a defense, as limited In (b), or to do any other act which in Its opinion may be necassary or desirable to establish the title to the estate or interest as stated herein, or to establish the lien rights of the Assured, or to prevent or reduce loss or damage to the Assured. The Company may take any appropriate action under the terms of this Guarantae, whether or not ~ shell be liable hereunder, and shall not thereby concede liability or waive any proviSion of this Guarantee. If the Company shall exercise its rights under this paragraph, it shall do so diligently. (b) If the Company elects to exercise its options as stated In Paragraph 4(a) the Company shall have the right to select counsel of ~ choice (subJect to the right of such Assured to object for reasonable cause) to represent the Assured and . shall not be liable for and will not pay the fees of any other counsel, nor will the Company pay any fees, costs or expenses incurred by an Assured in the defense of those causes of action which allege matters not covered by this Guarantee. (c) Whenever the Company shall have brought an action or interposed a defense as permitted by the provisions of this Guarantee, the Company may pursue any litigation to final determination by a court of competent jurisdiction and expressly reserves the righ~ in, its sole discretion, to appeal from en adverse judgment or order. (d) In all cases where this Guarantee permits the Company to prosecute or provide for the defense of any action or proceeding, an Assured shall secure to the Company the right to so prosecute or provide for the defense of any action or proceeding, and all appeals therein, and permit the Company to use, 'et its option, the name of such Assured for this purpose. Whenever requested by the 'Company, an Assured, et the Company's expense, shall give the Compeny all reasonable aid in any action or proceeding, securing evidence, obtaining witnesses, prosecuting or defending the action or lewful act which in the opinion CLTA Guarantee Conditions and Stipulations (Revised 12/15/95) 5. 6. 7. 8. of the Company mey be necessary or desirable to establish the title to the estate or interest as stated herein, or to establish the lien rights of the Assured. " the Company Is prajudiced by the failure of the Assured to fumlsh the required cooperation, the Company's obligations to the Assured under the Guerantee . shall terminate. Proof of Losa or Damage. In addition to end after the notices required under Section 2 of these Conditions end Stipulations heve been provided to the Company, e proof of loss or damage signed and awam to by the Assured shall be furnished to tha Company within ninety (90) days after the Assured shall ascertain the facts giving rise to the loss or damage. The proof of loss or damage shall describe the matters covered by this Guarantee which constitute the basis of loss or damage and shall state, to the extent possible, the basis of calculating the amount of the loss or damage. If the Company is prejudiced by the failure of the Assured to provide the required proof of loss or demage, the Company's obligation to such assured under the Guarantee shall terminate. In addition, the Assured may reasonably be required to submit to examination under oath by any authorized representative of the Company and shall produce for examination, Inspection and copying, at such reasonable times and pieces as may be designated by any authorized representative of the Company, all records, books, ledgers. checks, correspondence and memoranda, whether bearing a date before or after Date of Guarantae, which reasonably pertain to the loss or damage. Further, ff requested by any authorized represenletive of the Company, the Assured shall grant its permission, in writing, for any authorized representativf! of the Company to examine, inspect and copy all records, books, ledgers, checks, correspondence end memoranda in the custody or control of a third party, which reasonably pertain to the loss or damage. All information deSignated as cortfidential by the Assured provided to the Company pursuant to this Section shall not be disclosed to others unless, in the reasonable judgment of the Company, it is necessary In the administration of the claim. Failure of the Assured to submit for examinetion under oath, produce other reasonably requested information or grant permission to secure reasonably necessary information from third perties as required in the above paragraph, unless prohibited by law or govemmentel regulation, shell terminate any liability of the Compeny under this Guarantee to the Assured for that claim. , Options to Payor Otherwise Settle Claims: TennlnatloR of liability, In case of a claim under this Guarantee, the Company shall have the following additional options: (a) To Payor Tender Payinent of the Amount of Liability or to Purchase the Indebtedness. ' The Company shall have the option to pay or settle or compromise for or in the name of the Assured any claim which could result in loss to the Assured within the coverage of this Guarantee, or to pay the full amount of this Guarantee or, if this Guarentee is issued for the benefit of a holder of a mortgage or a lienholder, the Company shall have the option to purchase the Indebtedness secured by said mortgage or said lien for the amount owi~g thereon, together with eny costs, reasonable attomeys' fees and expenses incurred by the Assured claimant which were authorized by the Company up to the time of purchase. Such purchase, payment or tender of payment of the full amount of the Guarantee shall terminate aliliabil~ of the Company hereunder. In the event after notlca of claim hes been given to the Company by the Assured the Company offers to purchase said indabtedness, the owner of such indebtedness shall transfer and assign said indebtedness, together with any collaterel security, to the Company upon payment of the purchase price. Upon the exercise by the Company of the option provided for in Paragraph (a) the Company's obligation to the Assured under this Guarantee for the claimed loss or damage, other than to make the payment required In that paragraph, shall terminate, including any obligation to continue the defense or prosecution of any litigation for which the Compeny has exercised its options under Paragraph 4, and the Guarantee shell be surrendered to the Company for cancellation. (b) To Payor Otherwise Settle With Parties Other Than the Assured or With the Assured Claiment To payor otherwise settie with other pertles for or In the name of an Assured claimant any claim assured against under this Guarantee, together with any costs, attomeys" fees and expenses Incurred by the Assured claimant which ware authorized by the Company up to the time of payment and which the Company is obligated to pay. Upon the exercise by the Company of the option provided for in Paragraph (b) the Company's obligation to the Assured under this Guarantee for the claimed loss or damage, other than to make the paymenl required in that peragraph shall terminate, including any obligation to continue the defense or prosecution of any litigation for which the Compeny has exercised its options under Paragraph 4. Detennlnatlon and Extant of Liability. This Guarantee is a contract of Indemnity against actual monetary loss or damage sustained or Incurred by the Assured claimant who has suffered loss or damage by reason of reliance upon the assurances set forth in this Guarantee and only to the extent herein described, end subject to the Exclusions From Coverege of This Guarantee. The liability of the Company under this Guarantee to the Assured shall not exceed the least of: (a) the amount of liability etated in Schedule A or in Part 2; (b) the emount of the unpaid principal indebtedness secured by the mortgage of an Assured mortgagee, as limited or provided under Section 6 of these Conditions and Stipulations or as reduced under Section 9 of these Conditions and Stipulations, at the time the loss or damage assured against by this Guarantee occurs, together with interest thereon; or , (c) the difference between the value of the estate or interest covered hereby as stated herein and the value of the estate Dr interest subject to any defect, lien or encumbrance assured against by this Guarantee. LimItation of Liability. (a) If the Company establishes the title, or removes the alleged defect, lien or encumbrance, or cures any other matter assured against by this Guarantee in a reasonably diligent manner by, any method, including litigation and the completion of any eppeals therefrom, it shall have fully performed ~s obligations with respect to thet matter and shall not be lieble for any loss or damage caused thereby. CONDITIONS AND STIPULATIONS CONTINUED (b) In the event of any litigation by the Company or with the Company's consent, the Company shall have no liability for loss or damage until there has been a Final determination by a court of compatent jurisdiction, and disposition of all appeals therafrom, adverse to tha title, as stated herein. (c) The Company shall not be liable for loss or damage to any Assured for liability voluntarily assumed by the Assured in settling any claim or suit wi\houtthe prior written consent of \he Company. 9. Reduction Df Liability Dr Tenmlnatlon of Liability. All payments under this Guarentee, except payments made for costs, attomeys' fees and expenses pursuant to Paragraph 4 shall reduce the amount of liability pro tanto. 10. Payment of Loss. (a) No payment shall ba made without producing this Guarentee for endorsement of tha payment unlass the Guarantee has baen lost or destroyed, in ·which case proof of loss or destruction shall ba furnished to tha satisfaelion of tha Company. (b) When liability and the eXlenl of loss or damage has ·been definitely fixed in accordance with these Conditions and Stipulations, tha loss or damage shall be payable within thirty (30) days thereafter. 11. Subrogation Upon Payment or Settlement. Whenever the Company shall have settiad and paid a claim under this Guarantee, all right of subrogation shall vest in the Company unaffected by any act of tha Assured claimant. . The Company shall be subrogated to and ba entitled to all rights and remedies which the Assured would hava had against any person or property in respect to the claim had this Guarantee not been issued. ff requested by the Company, the Assured shall trsnsfer to the Company all rights and remedies against any person or property necessary in order to perfect this right of subrogation. Tha Assured shall permit the Company to sue, compromise or settle in the name of the Assured and to use the name of the Assured in any transaction or litigation involving these rights or remedies. If a payment on account Of a claim does not fully cover the loss of the Assured the Company shall be subrogated to all rights and remedies of the Assured after the Assured shall have recovered its prinCipal, interest, and costs of collection. 12. Arbitration. Unless prohibited by applicable law. either the Company or the Assured may demand arbitration pursuant to the Title Insurance Arbitration Rules of the American Arbitration Association. Arbitrsble mailers may Include, but are not limited to, any controversy or claim between the Company and the Assured arising out of or relating to this Guarantee, any service of the Compeny in connection with its issuance or the breach of a Guarantee provision or othar obligation. All arbitrable matters when iIle Amount of Liability is $1.000,000 or less shall be arbitrated at tha option of either the Company or the Assured. All arbitrable matters when the amount of liability is In excess of $1,000.000 shall be arbitrated only when agreed to by both the Company and the Assured. The Rules in affect at Date of Guarantee shall ba binding upon the parties. The award may include attorneys' fees only ij the laws of the state in winich the land Is located permits a court to award attomeys' fees to a prevailing party. Judgment upon the award rendered by the Arbitrator(s) may be entered in any court having jurisdiction thereof. The law of the situs of the land shall apply to an arbitration under the TWe Insurance Arbitrstion Rules. A copy of the Rules may be obtained from the Company upon request. 13. Liability LImited to This Guarantee; Guarantee Entire Contract. (a) This Guarantee together with all endorsements. ff any, atteched hereto by the Company is the entire Guarantee and contrect between the Assured and the Company. In interprating any provision of this Guarantee, this Guarantee shall be construed as a whole.' (b) Any claim of loss or damage, whether or not based on negligence, or any action asserting such claim, shall ba restricted to this Guarantee. (e) No amendment of or endorllement to this Guarantee can be made except by a writing andorsed hereon or sttsched hereto Signed by either the PreSident, a Vice President, the Secretery, an Assistant Secretary, or validating officer or authorized signatory of the Company. 14. Notices, Where Sent. All notices required to be given the Company and any statement in writing required to ba fumished the Company shall includa the number of this Guarantee and shall be addressed to: Consumer Affairs Depertment. P.O. Box 27667, Richmond. Virginia 23261-7567. CLTA Guarantee Conditions and Stipulations (Revised 12/15/95) · ;EVELOPMENT SERVICES DIVISION DE\!: WAIVER OF SUBMITTAL REQUIREMENTS gtP:A1~P~M. FOR LAND USE APPLICATIONS OCr I Idd;jV/i·il t2!J:.t This requirement may be waived by: 1. Property Services Section PROJECT NAME: 'Y&ek pL.Ac.e fc? P 2. Public Works Plan Review Section 3. Building Section DATE: _________ _ 4. Development Planning Section Q:\WEB\Pw\DEVSERv\Forms\Planning\waiver.xls ,_:' \ DEVELOPMENT SERVICES DIVISION .,.::>.\1., . ::.:::JJ~; WAIVER OF SUBMITTAL REQUIREMENTS , . .,' FOR LAND USE APPLICATIONS Applicant Agreement Statement 2 AND 3 Inventory of Existing Sites 2 AND 3 Lease Agreement, Draft 2 AND 3 Map of Existing Site Conditions 2 AND 3 Map of View Area 2 AND 3 Photosimulations 2 AND 3 This requirement may be waived by: 1. Property Services Section PROJECT NAME: ____________ _ 2. Public Works Plan Review Section 3. Building Section DATE: ________________________ _ 4. Development Planning Section Q:\WEB\Pw\OEVSERv\Forms\Planning\waiver.xls Printed: 10-11-2004 Payment Made: CITY OF RENTON 1055 S. Grady Way Renton, WA 98055 Land Use Actions / RECEIPT Permit#: LUA04-126 10/11/2004 12:35 PM Receipt Number: OEVt;J.Op~ C'TYOF~~~NG ocr~ ~. 200~ . RECEIVED R0405477 Total Payment: 2,212.21 Payee: HERITAGE HOMES, INC. Current Payment Made to the Following Items: Trans Account Code Description 5010 000.345.81.00.0007 Environmental Review 5011 000.345.81.00.0008 Prelim/Tentative Plat 5955 000.05.519.90.42.1 Postage Payments made for this receipt Trans Method Description Amount Payment Check 5931 2,212.21 Account Balances Amount 200.00 2,000.00 12.21 Trans Account Code Description Balance Due 3021 303.000.00.345.85 5006 000.345.81.00.0002 5007 000.345.81.00.0003 5008 000.345.81.00.0004 5009 000.345.81.00.0006 5010 000.345.81.00.0007 5011 000.345.81.00.0008 5012 000.345.81.00.0009 5013 000.345.81.00.0010 5014 000.345.81.00.0011 5015 000.345.81.00.0012 5016 000.345.81.00.0013 5017 000.345.81.00.0014 5018 000.345.81.00.0015 5019 000.345.81.00.0016 5020 000.345.81.00.0017 5021 000.345.81.00.0018 5022 000.345.81.00.0019 5024 000.345.81.00.0024 5036 000.345.81.00.0005 5909 000.341.60.00.0024 5941 000.341.50.00.0000 5954 604.237.00.00.0000 5955 000.05.519.90.42.1 5998 000.231.70.00.0000 Park Mitigation Fee Annexation Fees Appeals/Waivers Binding Site/Short Plat Conditional Use Fees Environmental Review Prelim/Tentative Plat Final Plat PUD Grading & Filling Fees Lot Line Adjustment Mobile Home Parks Rezone Routine Vegetation Mgmt Shoreline Subst Dev Site Plan Approval Temp Use or Fence Review Variance Fees Conditional Approval Fee Comprehensive Plan Amend Booklets/EIS/Copies . Maps (Taxable) Special Deposits Postage Tax Remaining Balance Due: $0.00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 /"; 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? WOlVe- 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. AJoAJe;, 9,'1 'Foa "FCA..fua.G. ~uJg;- g. Proposed measures to reduce or control transportation impacts, if any: IYDAJl!!. 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 b. Proposed measures to reduce or control direct impacts on public services, if any. NO/lJC= 16. UTILITIES a. 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. ,4 t..L Nt£:/l<J I A) Sf;A-t.-c...S."jJ 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: J~IV\e;s c:::::.... /-kI<Jvt<l.v a~ c-~. Name Printed: J A-()<.A/iES C-.#A-~ Date: Q:\ WEB\Pw\OEVSERv\AFORM\aformenvchlst.doc 10 c. What existing off-site sources of light or glare may affect your proposal? ~DIU t:::: d. Proposed measures to reduce or control light and glare impacts, if any: Aft') A.J b 12. RECREATION a. What designated and informal recreational opportunities are in the immediate vicinity? C 'd~ PAil-I{ !J-C-L(2..c;S·S ~T(l..~ I b. Would the proposed project displace any existing recreational uses? If so, describe. Ale:> c. Proposed measures to reduce or control impacts on recreation, including recreation opportunities to be provided by the project or applicant, if any: 'PA-c,tlAlSAJ"t e F PA-(J../~ 'AIl(TIt&>14-n.o~ F~ 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. P<.Jo b. Generally describe any landmarks or evidence of historic, archaeological, scientific, or cultural importance known to be on or next to the site. AlDNe- c. Proposed measures to reduce or control impacts, if any: NON r:;;; 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. )' d Sf!} (Ai J.... Co{l..AJe;1Z. 1-0., is) tJ i5n? I,HGdLj ,4-1It:r Cf- '2 "3 rf2-P f5/T • Pe1-Ii P-.U!;t.t;:J L.,1f 0.0 ,Q .5712 U c..:f~ D 67r:JZG6TS b. Is site currently served by public transit? If not, what is the approximate distance to the nearest transit stop? 2. ~LDcJc:.. S c. How many parking spaces would the completed project have? How many would the project eliminate? ./I A:"t-n>t. M '\ ;...ICY'lJ E 45 P,:J e.:., (fJ 1= TlHf N-~~ ?-I C-,.;r I /v"-' Q:\WEB\Pw\DEVSERv\AFORM\aformenvchlst.doc 9 j. Approximately how many people would the completed project displace? NO AJe: k. Proposed measures to avoid or reduce displacement impacts, if any: NOIf..)e::- I. Proposed measures to ensure the proposal is compatible with existing and projected land uses and plans, if any: A C.'e /VI... P'-J~IlJc...G CV(ttt c..~~ (' ob.-2!S 9. HOUSING a. Approximately how many units would be provided, if any? Indicate whether high, middle, or low-income housing. I 4'vJU tT/olVJ1L. rn ,'"t;>DL-e b. Approximately how many units, if any, would be eliminated? Indicate whether high, middle, or low-income housing. NoAJe c. Proposed measures to reduce or control housing impacts, if any: NDttJ E£ 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. , ~ I NDAJG A-r I?~T t:f)F-'/11<>'" f1-l/Q-?t-J (,~,/O'lJ b. What views in the immediate vicinity would be altered or obstructed? /\/0 AJ ,;;.- c. Proposed measures to reduce or control aesthetic impacts, if any: NO/lJ G:"" 11. LIGHT AND GLARE a. What type of light or glare will the proposal produce? What time of day would it mainly occur? b. Could light or glare from the finished project be a safety hazard or interfere with views? ND Q:\ WEB\Pw\OEVSERV\AFORM\aformenvchlst.doc 8 '. b. Noise 1) What types of noise exist in the area which may affect your project (for example: traffic, equipment, operation, other)? tJ 0 AJ t:: 2) What types and levels 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. A/o7<lG 3) Proposed measures to reduce or control noise impacts, if any: N{!)/UG 8. LAND AND SHORELINE USE a. What is the current use of the site and adjacent properties? ,'5IIV-bt..-G F/tM I ~ F<.t='5 DeilffS'c= 5 b. Has the site been used for agriculture? Iho, describe. NO c. Describe any structures on the site. AiDA..J6 d. Will any structures be demolished? If so, what? NO e. What is the current zoning classification of the site? 1<.-8 f. What is the current comprehensive plan designation of the site? SI AJ Co C~ JE?A-M---II-L1 R ~5 ("D~ JtJT I Ai- g. If applicable, what is the current shoreline master program designation of the site? h. Has any part of the site been classified as an' "environmentally sensitive" area? If so, specify. i. Approximately how many people would reside or work in the completed project? 2. rA-AA ( ~ I IZ.."S Q:\ WEB\Pw\OEVSERV\AFORM\aformenvchlst.doc 7 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. NOIlJ€ c. Is the site part of a migration route? If so, explain 'NA. d. Proposed measures to preserve or enhance wildlife, if any: NOIIJ6 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. ELG.ct:£..I(" j't-~ I 1VA-1-LtItJ4L tOBf" "FOrt.. I " ) Ajli?:r.-U jJ..~~, 0~-t P-AfLT tf)F -rN/> M(j7L/u~T/'M.J 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: rNt:P-1U € 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. " ND-"u~ , 1) Describe special emergency services that might be required. Ale> ~b' 2) Proposed measures to reduce or control environmental health hazards, if any: A/o"u~ Q:\ WEB\PW\DEVSERV\AFORM\aformenvchlst.doc 6 b. Ground Water: 1) Will ground water be withdrawn, or will water be discharged to ground water? Give general description, purpose, and approximate quantities if known. I\JDNtr 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. A)bAJG"" 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. vTl:>(Z..rn WIl-'i"Er1L rdZOAA ~o~~ WILL "B,g cC>·A.J;Je~ -t-o 'tJ-Ie AI c=L(}L'1 Cl!:' AJST.e Ii c...l""e:D "57btllP7 "D¢2A-1 rAJ 2) Could waste material enter ground or surface waters? If so, generally describe. Ale d. Proposed measures to reduce or control surface, ground, and runoff water impacts, if any: NOAJ~ 4. PLANTS a. Check or circle types of vegetation found on the site: __ deciduous tree: alder, maple, aspen, other __ evergreen tree: fir, cedar, pine, other shrubs __ grass __ pasture __ crop or grain __ wet soil plants: cattail, buttercup, bullrush, skunk cabbage, other __ water plants: water lily, eel grass, milfoil, other __ other types of vegetation b. What kind and amount of vegetation will be removed or altered? ND/U£ c. List threatened or endangered species known to be on or near the site. NDA..J£ d. Proposed landscaping, use of native plants, or other measures to preserve or enhance vegetation on the site, if any: NO;V~ Q:\WEB\Pw\DEVSERV\AFORM\aformenvchlst.doc 5 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. Alo ~-v ~/'/ci--;o,c) Pdl-O"P ",Fg'J) b. Are there any off-site sources of emission or odor that may affect your proposal? If so, generally describe. No c. Proposed measures to reduce or control emissions or other impacts to air, if any: ND;Ue= 3. WATER a. Surface Water: 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. /JDAJe 2) Will the project require any work over, in, or adjacent ~o (within 200 feet) the described waters? If yes, please describe and attach available plans. 1\10 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. ND/UG 4) Will the proposal require surface water withdrawals or diversions? Give general description, purpose, and approximate quantities if known. NO 5) Does the proposal lie within a 1 OO-year flood plain? If so, note location on the site plan. ND 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. N~iVe- Q:\ WEB\Pw\DEVSERV\AFORM\aformenvchlst.doc 4 '. '. 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 topographic 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. Z21J./ '5#7 rr/fGpJ /l()G <5. Re.u:loAl W A-. ' ")"'(!)', i Ff:tILIc:. PL;'I-CE 5#~L7 'Pl..4T. SG ~ Se:c.... /q. ·~I!J.II.f1h~ 23 f2AIl.J6E 5, ~)AJ' (:, CtDCLiUh.., LtJ A. . B. ENVIRONMENTAL ELEMENTS 1. EARTH a. General description of the site (circle one@rOlling, hilly, steep slopes, mountainous, other . b. c. d. e. f. g. h. What is the steepest slope on the site (approximate percent slope?) What general types of soils are found on the site (for example, clay, sand, gravel, peat, muck)? If you know the classification of agricultural soils, specify them and note any prime farmland. M. f X. e'1) J SA-A)'\)" Ully. Are there surface indications or history of unstable soils in the immediate vicinity? If so, describe. AI 0 Describe the purpose, type, and approximate quantities of any filling or grading proposed. Indicate source of fill. AI () A.)t;;; '? {Lor'ost!5i"I:> Could erosion occur as a result of clearing, construction, or use? If so, generally describe. Alo GLeA<1?..lxJ G. NeG'I>t!!E:U. About what percent of the site will be covered with impervious surfaces after project construction (for example, asphalt or buildings)? 50 f{ Proposed measures to reduce or control erosion, or other impacts to the earth, if any: No.lf..}2" Q:\ WEB\Pw\DEVSERv\AFORM\aformenvchlst.doc 3 ,.~'\. ;.}.\~ \ BACKGROUND • ~.:I" .f·(~~lt7\ ~ '\ ~:,-~ 1.C ~' •. Na'me '~f proposed project, if applicable: 2. 3. 4. 5. 6. 7. 8. 9. 10. 11. PIVRK P~AcG PrJleJ..vv....1 Jl.'t11Zt.t P.L~ T Name of applicant: "bAllS P,4p.J<Y) l-/ef<.ITAt£'G ~.mBS Ad, dress and phone number of applicant and contact person:.~ 11 cy 9 $(!) L II 'j)--4UE P~IlP'1 34S-IDtb+1:J IJoeA.JG" ;..JE~elJLl6 t()or:} 7-p4 T c..O~'JAeA tPG£.SOJrJ, ~,m fJ,4ICJSOI<.J I nLfJ.l~ m4LL1ttl4J tt!>VI5' Lx) nAT UE~J.X::.IU vJ~. 9?";). 7L/- Date checklist prepared: JD-S-O&( Agency requesting checklist: C/-f'1 a!'r )<?6A.Jfo~ Proposed timing or schedule (including phasing, if applicable): IUIN7t::::"/L ~o~ Do you have any plans for future additions, expansion, or further activity related to or connected with this proposal? If yes, explain. No List any environmental information you know about that has been prepared, or will be prepared, directly related to this proposal. N6J(J€ Do you know whether applications are pending for governmental approvals of other proposals directly affecting the property covered by your proposal? If yes, explain. J/O.tJG" List any governmental approvals or permits that will be needed for your proposal,' if known. N6"MJz;r Give brief, complete description of your proposal, including the proposed uses and the size of the project and site. $t.(.:01){VI'OE / PAflc:.5L-/N'l-O Z "L.EJ-I-S. Q:\ WEB\PW\DEVSERv\AFORM\afonnenvchlst.doc 2 ' ..... .' OEVELOPME CfTY OF~~11l:f'NG OCT 1 1,20 ~ . DEVELOPMENT SERVICES DIVISION RECEIVEJ ENVIRONMENTAL CHECKLIST City of Renton Development Services Division 1055 South Grady Way, Renton, WA 98055 Phone: 425-430-7200 Fax: 425-430-7231 PURPOSE OF CHECKLIST: The State Environmental Policy Act (SEPA), Chapter 43.21 C 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 all proposals 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 govemmental 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 impact. USE OF CHECKLIST FOR NONPROJECT PROPOSALS: Complete this checklist for non project 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. Q: \ WEB\Pw\DEVSERV\AFORM\aformenvchlst.doc06/25/02 CITY Of RENTON RENTON, WASHINGTON O£CLARA nON OF COVENANT THE OWNERS OF LAND EMBRACED WITHIN THIS SHORT PLA T, IN RETURN FOR THE BENEFITS TO ACCRUE FROM THIS SUBDIVISION, BY SIGNING HEREON COVENANTS AND AGREES TO CONVEY THE BENEFICIAL INTEREST IN THE NEW EASEMENTS SHOWN ON THIS SI-IORT PLAT TO ANY AND ALL FUTURE PURCHASERS OF THE LOTS, OR OF ANY SUBDIVISIONS THEREOF. THIS COVENANT SHALL RUN WITH THE LAND AS SHOWN ON THIS SHORT PLA r. CERTIF'ICA TION KNOW ALL PEOPLE BY THESE PRESENTS th\Jt we, the undersigned owners of interest in the lond hereby shod subdivided, do hereby make a short subdivision therefore declare this mop to be the graphic representation of the same, and that short subdivision is mode with the free consist and in accordance with the desire of the Owners IN WITNESS WHEREOF we set our handG and seals. HERITAGE HOMES, INC. A WASHINGTON CORPORATION ACKNOWLEDGMENT STATE OF WASHINGTON ) COUNTY OF KING ) BAN~JER BANK On this ___ day of ________ , 20 __ , personally appeared to me known to be the of the corporation that executed foregoing instrument, alld acknowledged the said instrument to be the free and voluntary act and deed of said corporation, for the uses and purrJoses therein mention, and on oath stated that he/she was duly authorized to execute the said instrument and that the seal affixed is the corporate seal of said corporation. Witness my hand and official seal hereto affixed the day and year first above written Notary Public in and for the State of Washington Notary (Prin t) My Appointmt:nt ExpirGs .-.----.--.. ---Ii Dute _____ . __________ . __ ~ i STATE OF WASHINGTON ) COUNTY OF KING ) On this ___ day of ________ , 20 __ , personally appeared to me known to be the of the corporation that executed foregoing instrument, and acknowledged the said instrument to be the free and VOluntary act and deed of said corporation, for the uses and purposes therein mention, and on oath stated that he/she was duly authorized to execute the said instrument and that the seal affixed is the corporate seal of said corporation. Witness my hand and official seal hereto affixed the day and year first above written Notary Public in and for the State of Washington Notary (Print) My Appointment Expires Date RECORDER'S CERTIFICATE No. Filed for record this __ day of ___ ,20_ at __ in book __ of ___ at page __ _ at the request of Mounir H. Touma Mgr. Sup L of Records APPROVALS: DEPARTMENT OF ASSESSMENTS CITY OF F~ENTON DEPARTMENT OF PLANNING/ BUILDING/PUBLIC WORKS Examined and approved this ___ day of ______ , 20 ___ _ Examined and approved this __ day of _______ ~ 20 __ Assessor Administrator LEGEND SET 1/2" REBAR & C LS #9/~70 FOUND PIPE/REBA FOUND MON IN CASE SET tvDN IN CAS·· FOUND BPASS DISK W/PUNCH IN CASE --f---' (03/03) la' ADDmONAL RW (''1 ~ f<) 2 Go Q -_I CL. I ? 1£) (,<, (\.J J--: \-- 3 15' 25' 15' Deputy Assessor Account Number 722200-0095 Il #72220001 01 20' PUBLIC UTILITIES UNPlA lIED EASEMENT REC jiCl. 20010614000895 t I I ixl' :m' I ~! : ....... I ...... I , I t , l 3:1 I ~ (I: i ,Vi I I'f') i ,. ~ i 001 i Ni I :... ~ 101 I ' : (/) f --1------------1---1 1 I I I I I . I ~. ~, ~l <.01 2 <0, .. 0) 01>, V I ~. ....... 6,280. sCI. ft. I ~ , ~ to I 0.14 acres I:; 00 L-___ -__ .J~ .... 1-------, . .0 ' 1 ~ 1 ·1 ~ 1 I I 5,793. sq. ft 0.13 acres I, , I ; DEL~A';;-~W25'30-- --..J k '" 5 7 ESSl 4 3 RECORDING NO. VOL./PAGE SCALE: PORTION OF SE 1 4 of SE 1 4, S. 19 T. 23 N R. 5 E W.M. SURVEY NOTES INSTRUMENT: NIKON TOTAL STATION DTMA10LG METHOD USED: FIELD 'IRAVERSE WITH ACTUAL FIELD MEASUREMENTS AND ANGLES WAC 332-130-090 DATE OF SURVEY: MAi~CH 2003 BASIS OF BEARING: SOUTH LINE OF THE SE 1/4 OF SEC 19-23-5 N 89'56'56" W LEGAL DESCRIPTION LOT 5 OF THE CITY OF RENTON SHORT PLAT NO. LUA-03-042-SHPL, ACCORDING TO THE SHORT PLAT THEREOF RECORDED IN KING UNDER RECORDING NO. SITUATE IN THE CITY OF RENTON, COUNTY OF KING, STATE OF ~-"'t WASHINGTON is! ADDRESS LOT I -2218 SMITHERS AVE. SOUTH LOT ~) -22XX SMITHERS AVE. SOIUTH NOTES 1. SUBJECT TO RESERVATIONS AND OTHER MAnmS CONTAINED IN DEED RECORDED UNDER RECORDING NUMBER 651895. LOCATION. PLAT DATA TOTAL SHORT PLAT /',REA = 12,070 SO.FT, NUMBER OF LOTS· 2 LOT AREAS -1 = 5790 SO.FT 2 = 6280 SO.FT PROPOSED DENSITY = 7.2 ZONING = R8 RESIDENTIAL ) R = 15.00' . = 23.93' 49.64· 2'WATER EASEMENT r-I--------t---REC NO. 5301205 t I - - - - - - - - - - - - - --.-- - - - - - - - - - - - -•• -;;I. '56"E t '9 ':;',---....,..,OFt ..,. PRIVATE EASEMENT n-OJ -.--f'1<+' - SfUTH 23rd STREET (ME,S) 616.67 (PLAT 185-30) NEW PRIVA TE EXCLUSIVE EASEMENT FOR INGRESS, EGRESS AND UTILITIES IS TO BE CREA TED UPON THE SALE OF LOTS SHOWN ON THIS SHORT PLA T. THE OWNERS OF LOTS 4 AND 5 SHALL HA VE AN EQUAL AND UNDIVIDED INTEREST IN THE OWNERSHIP AND RESPONSIBILITY FOR MAINTENANCE OF THE PRIVA TE ACCESS AND UTILITY EASEMENT APPURTENANCES. THESE APPURTENANCES AND MAINTENANCE RESPONSIBILITIES INCLUDE THE REPAIR AND MAINTENANCE OF THE PRIVA TE ACCESS ROAD, DRAINAGE PIPES, AND STORM WA TER QUALITY AND/OR DETENTION FACILITIES WITHIN THIS EASEMENT, PRIVA TE SIGNAGE, AND OTHER INFRASTRUCTURE NOT OWNED BY THE CITY OF RENTON OR OTHER UTILITY PROVIDERS. MAINTENANCE COSTS SHALL BE SHARED EQUALL Y. PARKING ON THE PA VlNG IN THE ACCESS ~ou~ 1/4 CORNER SEC 19-2JN-5E. N89·56'56"W 2659.26'(MEAS) 2659.26 (KCAS) (BASIS OF BEARING) N89'58'08"W 2659.31' (C.O.R.) VALLEY RD & SW 23RD ST CITY OF RENTON MON #1160 FOUND 1/2» BRASS DISK W /PUNCH IN CONC IN CASE: (03/03) N 170,576..'3734' E 1,297,88.14377' LAND SURVEYOR'S CERTIFICATE This map correctly represents a survey made by me or under my direction in conformance with the requirements of the Survey Recording ~ct at the reques~t of H~e Homes, Inc. In March, 2004 ~-:x ~/I'/~ Certificate No. 9470 F'PROHIBITED, UNLESS PAVEMENT WIDTH IS GREATER THAN 20 Jj DEVaOPMENT PLAI"HIlING CITY OF RENTON OCT 11 200~ w G « 0.. "-.J o > I::ji? TOUMA ENGINEERS /.EE;, & LAND SURVEYORS PARK PLACE PRELIMINARY PLAT 2214 SMITHERS AVENUE SOUTH RENTON, WASHINGTON WEST VALLEY EXECUTIVE PARK OWN. BY DATE JOB NO. 798003SP. D WG 6632 soum 1915T PLACE, SUITE E-102 • KENT, WA 98032 DAN T. MARCH, 2004 PHONE (425) 251-0665 FAX (425) 251-0625 ...... --------I'---------r---------. CHKD. BY SCALE SHEET MHT 1" = 30' 1 OF 1 ._--_._----------.-------~ ... -------- v': ~ CITY OF' RENTON t1l~ ~ -..JJ.'" I RENTON, WASHINGTON -liCN10~ DEaARA TlON OF COVENANT THE OF/NERS OF LAND EMBRACED WITHIN THIS SHORT PLA T, IN RETURN FOR THE BENEFITS TO ACCRUE FROM THIS SUBDIVISION, BY SIGNING HEREON COVENANTS AND AGREES TO CONVEY THE BENEFICIAL INTEREST IN THE NEW EASEMENTS SHOWN ON THIS SHORT PLAT TO ANY AND ALL FUTURE PURCHASERS OF THE LOTS, OR OF ANY SUBDIVISIONS THEREOF. THIS COVENANT SHAU RUN WITH THE LAND AS SflOWN ON TfllS SHORf PLA T. CERTIFICA TION KNOW ALL PEOPLE BY THESE PRESEI'HS that we, the undersigned owners of interest in the land hereby short subdivided. do hereby make a short subdivision therefore declare this mop to be the graphic representation of the same, and that short subdivision is made with the free consist and in accordance with the desire of the owners IN WI TNESS WHEREOF we set our hands and seols_ HERITAGE HOMES, INC. BANNER BANK A WASHINGTON CORPORATION ACKNOWLEDGMENT STATE OF WASHINGTON ) COUNTY OF KING ) On this ___ day of ________ , 20 __ , personally appeared to me known to be the of the corporation that executed foregoing instrument, and acknowledged the said instrument to be the free and voluntary act and deed of said corporation, for the uses and purposes therein mention, and on oath stated that he/she was duly authorized to execu te the said instrument and that the seal affixed is the corporate seal of said corporation. Witness my hand and official seal hereto affixed the day and year first above written I\Jotary Public in and for the State of Washington Notary (Print) My Appointrnen l Expires Dote STATE OF WASHINGTON ) COUNTY OF KING ) On this ___ day of ________ , 20 __ , personally appeared to me known to be the of the corporation that executed foregoing instrument, and acknowledged the said instrument to be the free and voluntary act and deed of said corporation, for the uses and purposes therein mention, and on oath stated that he/she was duly authorized to execute the said instrument and that the seal affixed IS the corporate seal of said corporation. Witness my hand and official seal hereto affixed the day and year first above written Notary Public in Notary (Print) My Appointment Date and for the State of Washirlgton Expires RECORDER'S CERTIFICATE No. Filed for record this __ day of ___ ,20_ at __ in book __ of ___ at pClge __ _ at the request of __ ~M~o~u~n~ir~H~._T~o~u~m~a_ Mgr. Supt. of Records tv APPROVALS: CITY OF RENTON DEPARTMENT OF PLANNING/ BUILDING/PUBLIC WORKS Examined and approved this ___ day of ________ , 20 __ Adm in istrator DEPARTMENT OF ASSESSMENTS Examined and approved this ___ day of ______________ . 20 ___ _ Assessor Deputy Assessor RECORDING NO. 30 0 SCALE: ~=-~ -- PORTION OF VOL./PAGE 15 , 30 ! 60 I 120 I 1 inch = 30 ft. Account Number 722200-0095 SE 1/4 of SE 1/4. S. 19 T. 23 N R. 5 E W.M. LEGEND • SET 1/2" REBAR & C1P LS #9470 FOUND PIPE/REBAR FOUND MON IN CASE SET MON IN CASE 10' ADDITIONAL RW .) L ~ I I ~ I ----r----'-- -.1:"i, --,? .~.; f,?~ 2. C, {) () 'l Tl I: k 20' PUBLIC UTILITIES EASEMENT REC JiO. 20010614000895 --~-------T ---r--~---------------r~-------_______ 1 -I , ,. ,(lQ 1m I • 1"-,r.... I or- I , :;: I I 1 • I I ~ ~I 2 ~ ~I ~ 1 6,280. sq. ft. I I 0.14 acres I L--,-____ --1 S8831 '26''£ , ;; i ;:!) 65. 00' ~ f· ~ ,00 ~ IN I~ ~ ~ :0 ,-------, ~ Q: , ! ! , , ,---, , , """ : til I 10 Q-r_ , I ~ I til \ : ~ I 1: .! , i I I I ; I ! I I 5793 ft I ! I " sq. . , ! : I 0.13 acres I : i 'I I ' I 10' j i ; SURVEY NOTES INSTRUMENT: NIKON TOTAL STATION DTMA10LG METHOD USED: FIELD TRAVERSE WITH ACTUAL FIELD MEASUREMENTS AND ANGLES WAC 332-130-090 DA TE OF SURVEY: MARCH 2003 BASIS OF BEARING: SOUTH LINE OF THE SE 1/4 OF SEC 19-23-5 N 89'56'56" W LEGAL DESCRIPTION LOT 5 OF THE CITy OF R[I\!Tor~ SHORT PI_AT 1\]0. LUA-03-042-SHPL, ACCORDING TO THE SHORT PLAT THEREOF RECORDED IN KING UNDER RECORDIf\IG NO. f--SITUATE IN THE CITY OF RENTON, COUNTY OF KING, STATE OF "'T WAS 1-1 I NGTOI\I ADDRESS LOT 1 -2218 SMITHERS AVE. SOUTH LOT 5 -22XX SMITHERS AVE. SOIUTH NOTES 1. SUBJECT TO RESERVATIONS AND OTHER MA TTERS CONTAINED IN DEED RECORDED UNDER RECORDING NUMBER 651895. LOCATION. PLAT DATA TOTAL SHORT PLAT AREA = 12,070 SO.FT, NUMBER OF LOTS - 2 LOT AREAS -1 = 5790 SO.FT 2 = 6280 SO.FT PROPOSED DENSITY = 7.2 ZONING = R8 RESIDENTIAL 25' ) 15' : DEL ~A.;;-g1'25'30~ - - -..J ! i : ~ R = 15.00' I I 2'WATER EASEMENT i L = 23.93'49.64' j { ; REC NO. 5301205 L -25.3i --~-----------S89~56~56~E·-::--::·.::.·=,,::,=-=-=---::,,-::·-.-=,,::r--::--::-=-=-::::~:,·=--=--==--::--=~ - PRIVATE EASEMENT SOUTH 23rd STREET g NEW PRIVA TE EXCLUSIVE EASEMENT FOR INGRESS, EGRESS AND UTlLI77ES IS \ -~ _ '/<)(" 616.65' (MEAS) 616.67 (PLAT 185-30) ~ THE OWNERS OF LOTS 4 AND 5 SHALL HA VE AN EQUAL AND UNDIVIDED 1rJ TO BE CREATED UPON THE SALE OF LOTS SHOWN ON THIS SHORT PLAT. ~~II ~t '/-,~ SOUTH 1/4 CORNER SEC 19-23N-5E, VALLEY RD & SW 23RD ST CITY OF RENTON MON #1160 FOUND 1/2» BRASS DISK W/PUNCH IN CONC IN CAS£. N 170,576.8734' NB9"56'56"W N89'58'OB"W (03/03) \ E 1,291,883.4377' FOUND BRASS DISK W/PUNCH IN CASE (03/03) LAND SURVEYOR'S CERTIFICATE This mop correctly represents a survey mode by me or under my direction in conformance with the requirements of the Survey Recording Act at the request of HEill.12ge Homes, Inc. in March, 2004 L-,7Z., ( . >','/\ - q~~)~~- { Certificate No. 9470 ------.\ '-I' INTEREST IN THE OWNERSHIP AND RESPONSIBILITY FOR MAINTENANCE OF THE 2659.26'(MEAS} 2659.26 (KCAS) (BASIS OF BEARING) --" PRIVATE ACCESS AND UTILITY EASEMENT APPURTENANCES THESE 2659.31' (C.O.R.) APPURTENANCES AND MAINTENANCE RESPONSIBILITIES INCLUDE THE REPAIR SE CORNER SEC 19-2JN-5E CITY OF REt-'roN MON #230 FOUND CONe. MON W/COPPER TACK IN CASE (03/03) :V 170,575.4266 E 1,300,542.7470 "0 AND MAINTENANCE OF THE PRIVA TE ACCESS ROAD, DRAINAGE PIPES, AND ...-) STORM WA TER QUALITY AND/OR DETENTION FACILITIES WITHIN THIS EASEMENT, PRIVA TE SIGNAGE, AND OTHER INFRASTRUCTURE NOT OWNED BY THE CITY OF RENTON OR OTHER UTILITY PROVIDERS MAINTENANCE COSTS SHALL BE SHARED EQUALL Y. PARKING ON THE PAVING IN THE ACCESS EASEMENT IS PROHIBITED, UNLESS PAVEMENT WIDTH IS GREA TER THAN 20 FEET. DEVELOPME CITy OF t;fk~L~ltIIJlNfJ OCT 11 2004 w G « Cl. '-..... ..J o > r:::.;;:::? TOUMA £NG~/NEERS /..E:, & LAND SliRVEYORS PARK PLACE PRELI:J,~2EAWq, PLA T 2214 SMITHERS AVENUE SOUTH RENTON.W ASHINGTON WEST VALLEY EXECUTIVE PARK OWN. BY DATE 6632 SOUTH 1915T PLACE, SUITE E-102 • KENT, WA 98032 DAN T. MARCH, 2004 PHONE (425) 251-0665 FAX (425) 251-0625 1---------1--------..... ---------1 JOB NO. 798003SP. D WG CHKD. BY MHT SCALE SHEET 1" 30' 1 OF 1 CI TY OF REN TON RENTON. WASHINGTON .-•• _-._.-. ,-'C -.... -.•.• Ji.-. =,/;-.. -.. _-._--qv FOUND BRASS DISK WjPUNCH IN CASE INTERSECTION OF TALBOT ROAD S & S 23rd ST (3/03) EX CB RIM EL = 212.10' INV El = 208.50' 12" STA 1+00 E ~STA2+07.99(SMITH) ~ I II ~ I II I II ~ k...1l I II EX STMH ~ RIM EL = 212.67' INV EL = 207.67' 12" -) ,; . 2sP I s ~ f I, t I 10' TO BE DEDICATED ----c~~~---t-J~,.-+.;,-~~ TO THE PUBLIC FOR ROAD ~ I i 25' I II ) J -----+----- , ~~._ "".~_ \;\1 FOUND BRASS DISK WjPUNCH IN CASE (03/03) RECORDING NO. VOL./PAGE SCALE: 30 0 15;)0 60 ~-_i_I ... _i_ 120 [tClNo 1 inch = 30 ft. PORTION OF SE 1/4 of SE 1/4, S. 19 T. 23 N R. 5 E W.M. 1s=s;;J SURVEY NOTES FOUND BRASS DISK W/PUNCH iN CASE (03/03) \ 20' JOINT USE '.DRIVEWA Y ALONG N OF LOTS 1, & 5 ; --1-------- ,\:::~ .- > I ~ -.-. ---J---I I ,,--" I ---~----" -... 11 0' PRIVATE STORM I 't2 ~EASEMENT 2 l::ci . ~ I .. ' -.,;~ : 65.00' S ,88'.31 '26" E '-:-----L l Co I; ! ~ I I I r---I 1 • j ;!" iii QJ - EX. 16(/ STL. H.P. GAS MAIN . OL YMPIC PIPE LINE y c::zg TOUMA £NGW££RS INSTRUMENT: NIKON TOTAL STATION DTMA10LG METHOD USED: FIELD TRAVERSE WITH ACTUAL FIELD MEASUREMENTS AND ANGLES WAC 332-130-090 DATE OF SURVEY: MARCH 2003 BASIS OF BEARING: SOUTH LINE OF THE SE 1/4 OF SEC 19-23-5 BENCHMARK: TOP COPPER TACK IN LEAD IN CONCRETE MON ./ IN CASE AT THE INTERSECTION OF S 23rd ST & WESl OF BENSON DR E NEAR THE NE CORNER OF THOMAS TEASDALE PARK ELEVATION = 230.75' (70.334m) NAVD1988 LEGEND g CB (TYPE 1) @ STMH (TYPE 11) ® SANITARY SEWER MH PROPOSED SEWER MH !XI WATER VALVE 83 WA TER METER/SERVICE .Q-FIRE HYDRANT -0-UTI~ POLE E---GUY WIRE SE CORNER SEC 19-23N-5E CITY OF RENTON MON #230 FOUND CONe. MON. W/COPPER TACK IN CASE (03/03) PARK PLACE TOPO AND DEVELOPMENT PLANNING CITY OF RENTON OCT 11 2004 PRELIMINARY PLA T U TILl TIES PLAN 14 SMITHERS AVE S,RENTON.WA 980 WEST VALLEY EXECUTIVE PARK DWN. BY DA TE JOB NO. 6632 SOUTH 1915T PLACE, SUITE E-l02 • KENT, WA 98032 DAN T. MARCH 2003 798-003-031 PHONE (425) 251-0665 FAX (425) 251-06251-_______ -1 ________ ..... ________ -1 CHKD. BY SCALE SHEET MHT 1" = 30' 1 OF 1