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HomeMy WebLinkAboutCP 8402100503 } 84/02s10-v, #0503 E RECD F c: SSHSt **,c17. 00 Pr_Cn: rEfl1 ,i P7 7. - f*i.ri G^,. .F,..rr. ! P'P' E'rt OI H ai ID 11 CITY OF RENTON, WASHINGTON "11 ORDINANCE NO. 3589 AN ORDINANCE OF THE CITY OF RENTON, WASHINGTON AMENDING THE CITY ' S COMPREHENSIVE PLAN AND MAPS AND DATA IN CONJUNCTION THEREWITH RELATING TO CERTAIN PROPERTIES LOCATED WITHIN THE NORTHEAST QUADRANT OF THE CITY OF RENTON. WHEREAS the Planning Commission of the City of Renton and the City Council have heretofore adopted and filed a "Comprehensive Plan" as evidenced by Resolution No . 1240 , and Ordinance No . 2142 , cand as same have been implemented and amended from time to time , In together with the adoption of various codes , reports and records , and WHEREAS since said adoption the Planning Commission has .10 heretofore duly recommended to the City Council , from time to time QD certain amendments to said City' s "Comprehensive Plan" ; : and WHEREAS the Planning Commission held a public hearing on or about September 24 , 1981 ; and WHEREAS the Planning Commission has made certain findings and recommendations to the City Council , including implementing policies for the Northeast Quadrant Comprehensive Plan , which implementing policies were approved and are hereby adopted by the City Council of the City of Renton ; and WHEREAS the City Council has duly determined, after due consideration of the testimony and evidence before it that it is advisable and appropriate to amend and modify the City ' s "Comprehensive Plan" and such modification being in the best interest and for the public benefit , NOW THEREFORE THE CITY COUNCIL OF THE CITY OF RENTON, WASHINGTON , DO ORDAIN AS FOLLOWS : SECTION I : The aforestated findings and recitals are hereby found to be true and correct in all respects . CERTIFICATE I, the undersigned, M "- L- (4,077) Clerk of the City of Renton, Washington, certify that this is a true and correct copy of LdC12/.N.J. X.4....A).D... , .Q . Subscribed and Sealed this .7 day of 14 4- 195.: City Clerk SECTION II : The Comprehensive Plan and maps , data and reports in support of that Comprehensive Plan are hereby modified and amended, and the properties contained within the Northeast Quadrant are hereby designated the land use designations as shown on Exhibit "A" attached hereto and incorporated herein as if fully set forth. SECTION III : The Planning Director is hereby authorized and directed to make the necessary changes on said City ' s "Comprehensive Plan" and the maps in conjunction therewith to evidence the afore- Cl fore-p described amendment . 14 SECTION IV : The City Clerk is further authorized and direct , rl Vto file this Ordinance as provided by law, and a comnlete copy of said Tr document likewise being on file with the office of the City Clerk of the City of Renton . SECTION V. This Ordinance shall be effective upon its passage , approval and five days after its publication. PASSED BY THE CITY COUNCIL this 14th day of December , 1981 . De ores A. -Mea , Ci y C ere APPROVED BY THE MAYOR this 14th day of December , 1981 . 1 ; _yalits Barbara Y. "Shinpoch , Mayor Approved as to form : Lawrence J . Warren, City Attorney Date of Publication: December 18 , 1981 NORTHPEASTAN RENTON COMPREHENSIVE L 1 I I III I y_ _ ,-� -_ _ ,41 C�0/ 0 ______LRA, •__ ______- ._ c) CV ; "iii , r./ L GO \ -� LAKE17111 � b ��-�� � rrrfff'1+Pij VASHINGTO . cNortheast Plie i '+ Planning Area ' _ 490,04, %Ted , 1,... to ■ !1W%;' , ,10 , ce � , � ��ta nw�� der. 1.- �1 1i n 0010.' fit&1!W. . 4 !, - ' i -' ft i"a ita _ Ilk. Altii.A\6.27411: Lam■; r` law 1 r`•tel1 tis lb - : 1 ill /11� R''� � �� 1 liffliMiggir- ►� city of renton A M i'iM�i1` 111 1 1 ----j- - planning dept October 1981 11IuII1,gJuIiu if v Was MO ---Or JIEf- 9 0a DESCRIPTION OF THE NORTHEAST COMPREHENSIVE PLAN The Northeast Planning Area is the third of four areas targeted for review and update of the original Comprehensive Plan, which was adopted in 1965. The Comprehensive Plan represents a long-range framework for decision-making related to the issues of growth and physical development of the City. Adoption of the Northeast Quadrant Comprehensive Plan, like the previously adopted Southeast and Green River Valley Plans, will supercede those portions of the 1965 city-wide plan which are in conflict with this revision. The Northeast Quadrant Committee used a sub-area approach in preparing this plan amendment. Sixteen sub-areas of the Northeast Quadrant were identified and at least three different land use arrangements were developed for each sub-area. For the purpose of an early analysis and comparison, a weighted environmental matrix was used to qualitatively rank each of the sub-area alternatives. Three plans were then created by combining sub-area alternatives with low, medium and high estimated environmental consequences. These plans generally reflect a range of land use intensities and are titled the LOW, MEDIUM and HIGH Density Plans. The recommended NORTHEAST COMPREHENSIVE PLAN is a composite of the three working draft plans. C`I (MAP 1) U, 00 I. SCOPE OF PLAN PROPOSALS The Northeast Quadrant Comprehensive Plan provides a policy framework for growth and development for those areas of Renton north of the Cedar River and east of the 1-405 Freeway and Lake Washington. Although the Land Use Element map illustrates the ultimate pattern of development, actual development of property will occur over the next 20 to 50 years. Not all areas designated for urban uses in the Land Use Element will be appropriate for development within the 1990 time-frame of the Plan. As a result, the discussion of issues such as utilities, transportation and other services are only adequate for projected development through the year 1990. The proposed Northeast Quadrant Plan covers nearly 11,700 acres, with the projected development of 4590 households providing for a population increase of about 12,750 persons between 1978 and 1990. The following figures illustrate some of the changes expected by 1990. NORTHEAST PLANNING AREA 1978 Single Family Households 8,680 Multiple Family Households 2,140 Total Population 30,300 1990 Single Family Households 11,410 Multiple Family Households 4,000 Estimated Population 43,050 Full development (After the year 2000) Single Family Households 35,000 Multiple Family Households 15,000 Estimated Population 110,000 The currently available public service, utility and transportation systems are not capable of accommodating full development of the Planning area. Further, unknown or unforeseen dimensions of policy, energy, environmental and other considerations will affect future decisions on land use within the Planning area. Therefore, the Plan Elements which address the infra- structure for accommodating physical development illustrate only those facilities which will be required to support 1990 population levels. However, the location of specific developments is difficult to anticipate, so the infrastructure plans will, in most cases, provide service to a population base which would not exist before the mid-1990's. Current City policy states that urban growth and development, as well as services and utilities to support such growth, should only occur in a logical and timely progression. The distinction between lands which are "potentially appropriate" and sites which are "ready now" for a specific land use is important. Section IA. of the adopted Policies Element of the Comprehensive Plan recommends maximizing the use of available utility and service resources and provides crucial guidance to the Hearing Examiner and City Council in making this distinction. 3.A. LAND DEVELOPMENT OBJECTIVE: Growth and development should occur in a timely and logical progression of the existing urban area to maximize the use of existing services. QPOLICIES: vi GN2 1. To minimize the necessity for redevelopment, premature c.7 development should only be allowed where it can be shown to be compatible with future uses in the vicinity. 2. Development beyond the urban fringe should only be allowed where it is a consistent extension of urban services. 3. Vacant land surrounded by developed land should be given priority for development. 4. Land where adequate public utilities are available should be given priority for development. 5. A balance of residential, commercial, and industrial areas should be achieved. 6. The upgrading and/or redevelopment of marginal areas should be encouraged. 7. The City should identify its sphere of influence. 8. Annexations should have logical boundaries. 9. To reduce processing time and effort and provide for efficient use of existing public facilities, large annexations should be encouraged. 10. Annexations that are economically advantageous should be encouraged. 11. Development requirements should be definite and reasonable. The fiscal impacts of prudent consideration of these policies is obvious. If new growth can be accommodated at an average cost of, for example, $5.00 per person, it would not be appropriate to develop a service system which costs $10.00 per person. By consciously directing future land use and Infrastructure decisions to certain neighberhoods or corridors, both fiscal and environmental consequences can be reduced. Of equal importance, however, is the need to remain flexible to future needs of the planning area. If population growth substantially exceeds the projections considered in this Plan, adjustments in both policy and service development must be made. It would be just as inappropriate to fail to accommodate a demonstrated need for expanded development, as it would to over-zone or over-extend utilities and services. II. ELEMENTS OF THE PLAN -- Land Use The land use distribution within the plan closely follows the primary transportation corridors. Higher intensity land uses (multiple family, commercial and employment) are concentrated primarily along NE 3rd/NE 4th and Sunset Blvd. Other areas of multiple family or commercial development are located adjacent to 1-405 Freeway at the Maple Valley Highway, north of Park Drive along Lake Washington Blvd. and near NE 44th. Neighborhood commercial areas are planned at SE 72nd and Coal Creek Parkway and SE 128th and 164th Avenue SE. The plan also designates single family, public/quasi-public, recreational and greenbelt uses. In addition to the land use categories currently found in the Comprehensive plan, the Northeast Quadrant Plan contains another designation. Within the planning area there are a number of areas which are not appropriate for residential purposes, but which could adversely impact the natural environment if developed to typical commercial C7 standards. Therefore, a new land use classification of OFFICE PARK is proposed which is intended to allow the broadest range of commercial, professional or administrative offices to be located in a "park-like" or "campus" setting. Development within an OFFICE PARK should institute the highest degree of architectural compatibility to the site, include major setbacks from public streets and adjacent uses, provide for up to 20% of the site to be retained in landscaped open space, and integrate significant 'f' natural elements contained on the site into the overall design. 00 Community Facilities The Community Facilities Element recognizes those facilities, such as schools, parks, fire stations, libraries and related similar uses, which are public/quasi-public. The plan proposes some expansion of existing park areas and school facilities to improve their recreational capabilities. Recognizing the rapidly urbanizing nature of the Planning Area, there is a significant need for active recreational facilities normally included in a park with a minimum site area of five to ten acres. As urbanization increases, the need for such park facilities as baseball diamonds, playground equipment, and tennis courts will substantially increase and these facilities should be provided. Potential park areas, as Indicated on Map 2 and the land use map, may show a general area of need rather than a specific site or location. The Plan as proposed does not project the need for additional school facilities in view of the existing facilities available, declining school enrollment in some areas, and the possibility of bussing students to gain maximum use of present facilities and the public investment therein. Generally, fire stations, libraries and other public facilities are indicated just as they currently exist. Transportation/Circulation Circulation within the Northeast Quadrant is dominated by three east-west and three north-south corridors. -7.------77---- , ',. let \ . . NORTHEAST RENTON • , . .0 , , . . • • COMPREHENSIVE PLAN , . .k. . RI , 4,1411411 MAP 1 . ., r--1 SINGLE mir COMMERCIAL I ' ' -4 : )(4•6 ',,..- L_J FAMILY v 1---LOW DENSITY OFFICE/ L....-MULTI-FAMILY • OFFICE PARK D ITTAYTAZINEwry a... are, RECREATION . ..= J ....m HIGH DENSITY 0 GREENBELT 4. MULTI-FAMILY EY1:2 .. •• • A I I:Alf ,_ , A E PUBLIC/ f :7::::ii" # 11.1 i QUASI-PUBLIC - ' ''j'' LAND USE ELEMENT : / _ „ t ,., ---_ _,—, .,-,_„• , -,, 'i- C-- • , , ,,,„.-• - '- C)P., ' illi Ell VEIN".., ..: .::.. .17.;4‘:r,' `-•.::::'‘'';‘:'.:s*.::::'-‘'1'''''.:. - '-I.Z. • - -4 :.-,Kt.,--N•!.•- - © .'•N. 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'••;4.0 i . i --- `''',1 -*1,-. ,-‘4ti,, ._ • 1‘;;',-,::',\:=,','. ;.•-:;',-'12-. ') i (-->-- - I T itt •-i'r>-.' • ' -- ' ' • 1...--,-,,.-:_-;?:!,',.! ;--•, ...:-.,..'-,.:;,,%,f,-, ,2„ , _, j _ , _,_i a• . ...:, ! ,--• t.,,,_ • i:, , „ . 1 -1- I A ,..., _..., , • ,,,.... I VII' . . 5 . ..... --- ---- 3-- ( I - • • , -- s .... ___,..L. :_,,, I , NORTHEAST RENTON _______ _. COMPREHENSIVE PLAN : MAP 2 {Ow": .�,� COMMUNITY FACILITIES Parka schools rs, 11-- Existing Elementary Proposed/Undev. Middle/High • I " i eV. Private Vocational "`° ' V Library Fire Stations LAKE a E Existing WASHINGTON p� Proposed :�, 4/?‘2,1.::,,d , TQC it, , ........ . ._.M_FEET. 0 1000 3000 5000 • • 1 St 4.3! ` ' ', J l---4...- ,* \ E rialimmnrMil `, _-1 i MILES: 0 1 I 7 L, /\ N : '� d4401k 4\t: I 40 I- \ d 1 • I I i\ ..),C-RflicsN 0 % 0 1 0 ii:i , ,IN‘ NA:4 E3 , ,.. ``.4..„ l -\ \.,. o : - - : \am=cy _ -- r. •. t co —\ \ , \ \ •L �� u , , ® � '-�., AVO i 0 ....../ /AA_ 'Pk. ' • ' \ \ r . ,1 II maw .„ ,,Hmr • E - -„, - . ft sip. oili Min I---- 4 Y ; I , Ii1U3iIi • ao N i Llx:CfR' �� . � �i i f • 128 ,h A r,Anp. N. 4th - 414...w, .I III _A,' . . thi 47/v ' , : ‘... _0., .., _ I I 1 i liar. = <1- _ `. a -- ! • . 71 ' Pi- III ! 1 NLNW . ire I .] ; , //`t III © = 1 - r , •\ I '%" Lamt i e .r•- NORTHEAST RENTON ( , J COMPREHENSIVE PLAN MAP 3 d It W Is --....,-.44... J �� CIRCULATION ELEMENT ._ ... , , _ ,h ,_L,,,, ,) , Major Arterial Freeway i�'lb L I %� Secondary Arterial n o�•■ Proposed Roadway LAKE 1 m m NI Collector Arterial WASHINGTON +;f ..% - 1'( J 1 i • -, %--_.. .FEET 0 1000 3000 5000 .,e 1 Sf fib•:' 1 ‘, riLl.17 ., I , _ `', 1 - MILES: 0 1 1 I � , EL, 7\ N.:\\.\\----7— ; Alir ii, in !--k I il Ileill.7a) \ S '‘' 1 ' ,` // - ——?. L� moi► R *�-_ —--1 ► , —„ '�-:w, \ - �_ -- 1-0 �1 1 `� r `ter- , ,A \ i 0 s7N - ct I-778-V' 1.-.811 ilE1 Tel. \Nob.. ‘.. " I i i all;, - I 114 \'‘ a.Ns\L.,,‘ i • ,amu 101:i i ..-;IP.. jepseAl 71 -1-- filly ili, ipi ma 1 in 41111 OM ' I/11 1--..... ".-4 Ltil I a 16 ie 1 II g . . 4 .,:.; .... is __ . .. v ...,\., ‘ 11`51" .1171 ��!!� ‘J- , , �-1 \ rrt..,�c� N. 128 h 4i!!u!!:�' '�'�' oh'-: *Mir -.4k.-. • .ii_017 ‘• , • .1,0 . .0,, :..- Air ,..A. ' ID , , . ... , „ . . $t-- 1 ealidg ' '' , • til':..:1:-. ;1•1111 k '`,44,/,* : • 4 i *. oeAlb i . • ■ • •� 1__�__, , 1: ! wow.- I East-West North-South Maple Valley Highway Interstate 405 Freeway N.E. 3rd/4th/S.E. 128th Lake Washington Blvd. Sunset Blvd. Coal Creek Parkway/ Renton-Issaquah Road 138th Avenue S.E. Besides these arterial corridors, numerous collector and minor streets provide access to individual parcels. The Circulation Element Map (Map 3) recognizes existing streets and arterials as the circulation network for the Northeast Planning Area. In addition, the Plan identifies two corridors which are expected to augment circulation in the planning area. First, Edmonds Avenue N.E. is proposed to be extended from N.E. 3rd southerly to Maple Valley Highway. This link will help to reduce traffic which must currently utilize the Sunset Blvd. N. intersections at Bronson Way and N.E. 3rd for local access trips. The second improvement, which was previously identified in the Southeast Quadrant Plan, calls for an arterial link connecting the East Renton and Soos Creek plateaus. The fr-f intent of this corridor is to connect the 138th Avenue S.E. and 140th Place S.E. systems dacross the Cedar River Valley. No specific route is proposed by the Plan. The proposed Plan recognizes the difficulty in attempting to accommodate anticipated new development while retaining the existing emphasis upon the single occupant vehicle as the primary transportation mode. The Plan proposes the implementation of non-roadway solutions to circulation problems wherever the cost effectiveness of those approaches exists. The Plan encourages alternatives to the private automobile, including transit, carpool and park-n-ride opportunities. The efforts of METRO Transit, the Department of Transportation and local jurisdictions to provide these services in a manner which discourages private automobile use at peak hours is endorsed. The Plan calls for implementation of park-n-ride/park-n-pool facilities at locations east of 138th Avenue S.E. to serve East Renton Plateau residents. Transit and carpool facilities should be emphasized in those areas where development density is sufficient to support their utilization. High occupancy vehicle lanes on FAI-405 and key arterial corridors are also endorsed by the Plan where the cost/benefit relationship warrants such installations. Utilities The majority of the incorporated land within the planning area has water, sanitary sewers and storm drainage available. The Renton Public Works Department has developed Comprehensive Plans for additional water and sewer service within the city franchise areas. Storm drainage, however, Is currently handled on a case-by-case basis. The Northeast Quadrant Plan recognizes these existing utility plans, as well as W.D. 90 and W.D. 107 plans, while endorsing those sections of the POLICIES ELEMENT related to utility development and extension. For those segments of the planning area where utilities are unavailable, the Plan recognizes the need for their extension to serve the land use development expected through 1990. However, the Plan recommends the installation of utilities only in those areas where the utility extensions logically enhance new development potentials. These areas are identified generally as located west of 142nd Avenue S.E. from the Cedar River Valley northerly to the May Creek Valley. North of May Creek, new utilities should be concentrated west of 116th Avenue S.E. north to the Lake Boren area. Extension of utilities to currently unserviced areas should be consistent with good engineering practice and existing policies of the Comprehensive Plan. Cost effectiveness of utility extensions should consider both capital and maintenance and operating costs, in conjunction with the relative costs versus benefits of extending urban development into the new service areas. Policies The Policies Element of the Comprehensive Plan was adopted by the City Council in February 1981. These goals, policies and objectives apply to the city as a whole, but are incorporated specifically within the Northeast Quadrant Comprehensive Plan. The Land Use Element and other elements of the proposed Plan should not be viewed without recognition of the policy guidelines provided by this document. M !f� NORTHEAST COMPREHENSIVE PLAN IMPLEMENTING POLICIES ti N C) CO LAND USE OBJECTIVE: The Land Use Element of the Northeast Quadrant Comprehensive Plan is intended to be a general guide to land use decision making. POLICIES: 1. Land use decisions within the Northeast Quadrant should be consistent with available transportation, community facilities, and utilities. 2. The Land Use Plan illustrates full development, and not every parcel is appropriate for development within the 1990 time-frame of the plan. 3. Land development should progress logically from west to east on the East Renton Plateau and from south to north in the Kennydale and Hazelwood areas. 4. To help balance home to work traffic trips the Land Use Plan strongly endorses employment opportunities in the vicinity of N.E. 44th and Interstate 405 and the vicinity of N.E. 4th and Duvall Avenue N.E. 5. An Office Park land use classification should be developed consistent with the following design criteria: a. Provide for a transitional land use intensity consistent with both commercial and residential areas and the natural environment. b. Provide for a broad range of commercial, professional and administrative offices in a "park-like" or "campus" setting. c. Provide for a high degree of architectural compatibility with the site including major setbacks from public streets and adjacent uses. d. Provide for up to 20% of the site to be retained in landscape open space. e. Integrate significant natural elements contained on the site into the overall design. f. Provide for accessory retail uses consistent with an office setting. 6. Approximately 60 acres of office park should be accommodated along N.E. 4th generally between Union and Duvall in accordance with land use policy #4 above. 7. Where appropriate design can be developed, mixed residential and business uses should be accommodated in commercial land use designations. 8. Upon implementation of the community shopping center allowed by Commercial Development Policy #6, the land uses adjoining the commercial and office land ® use designations should be re-evaluated in light of location of the community Lshopping center. 4.1 COMMERCIAL DEVELOPMENT OBJECTIVE: The Land Use Plan should provide for sufficient retail services to accommodate the projected residential population. POLICIES: 1. Commercial uses developed along N.E. 4th Street and along Sunset Boulevard N.E. should be oriented within shopping centers or other sizeable complexes. 2. Strip commercial development should only be allowed when no other design alternative is available. 3. Commercial development should be designed to limit the number of access points to arterial streets. 4. Commercial development along major arterials should be designed with private perimeter access roadways which concentrate arterial street access at a minimum number of points. 5. Multiple family residential uses should be encouraged as buffers between commercial uses and less intensive uses. 6. The Land Use Plan recognizes that one Community- scale retail shopping center (20± acres) is justified by the anticipated market for the area along N.E. 4th within the City limits during the life of the plan. Sufficient area is designated at N.E. 4th St. and Union Avenue N.E. to provide for community shopping facilities • at the northwest, northeast, and southeast corners and available at the northeast corner of N.E 4th and Duvall. Only one of these corners should be developed as a retail shopping center. Upon Implementation of one shopping complex, the Comprehensive Plan should be evaluated for appropriate use of the remaining corners. 7. Retail commercial facilities at S.E. 128th St. and 164th Avenue S.E. should be sufficient to serve residents of the unincorporated East Renton Plateau without requiring retail trips to be extended into the city of Renton. 8. Retail commercial uses along the Maple Valley Highway should be generally located immediately east of the Cedar River Park and not extended in strip development easterly along the Highway. COMMUNITY FACILITIES OBJECTIVE: Community facilities should be sufficient to accommodate the level of population anticipated in the Plan. POLICIES: Cd 1. To protect life and property, the Highlands Fire Station should be moved easterly to the vicinity of Sunset Boulevard N.E. and Union Avenue N.E., while a new fire 0 station should be developed in the Kennydale area. roi 2. Priority park improvements should focus on fulfilling existing recreational needs. '7' CO 3. Neighborhood parks should place a first priority on providing for active recreational activities, with resource based parks maintaining a lower priority. 4. The Comprehensive Park Plan should serve as the guide to new park construction and design. TRANSPORTATION OBJECTIVE: The Northeast Quadrant Plan proposes an integrated transportation system including private vehicles and pedestrian/bicycle facilities. POLICIES: 1. The Northeast Quadrant Comprehensive Plan strongly endorses the need for a traffic study to thoroughly evaluate all of the transportation requirements to accommodate the proposed level of development. 2. All east/west arterial corridors including the Maple Valley Highway, N.E. 3rd/N.E. 4th/S.E. 128th Streets and Sunset Boulevard streets should be primarily utilized for arterial street purposes. Land use activities which disrupt arterial street movements should be minimized. 3. Mass transit opportunities through effective land use design should be encouraged. 4. Park and ride and park and pool facilities should be provided at strategic locations, with particular emphasis upon facilities east of the current city limits to minimize impacts upon existing City streets. 5. Pedestrian and bicycle paths and trails should be developed between residential and commercial areas to minimize the requirement for vehicular trips to provide for convenience shopping. ARTERIAL STREET IMPROVEMENT OBJECTIVE: To provide for sufficient vehicular movement opportunities, the arterial street system should be expanded. POLICIES: 1. 138th Avenue S.E. should be extended southerly in an alignment which will provide for connection to 140th Place S.E. connecting the East Renton Plateau and the Soos Creek Plateau with a north/south arterial connection. 2. Edmonds Avenue N.E. should be extended southerly from N.E. 4th Street to the Maple Valley Highway. 3. An arterial street extension should be extended westerly from the southerly In terminus of Union Avenue S.E. to the proposed southerly extension of Edmonds Avenue S.E. on an alignment at approximately S.E. 3rd Street. C`t 4. An environmental and engineering analysis should be accomplished to determine 0 the feasibility of extending Edmonds Avenue N.E. across May Creek to connect "1' with 116th Avenue S.E. GO 5. Development along Duvall Avenue N.E. (138th Avenue S.E.) should be designed with specialized setbacks and landscaping design to create a "boulevard" architectural effect. UTILITIES OBJECTIVE: To accommodate the proposed level of growth safe and healthful public utilities should be provided. POLICIES: 1. The availability of sanitary sewers should be a prerequisite for new land development. 2. The Honeycreek Sewer Interceptor should be constructed. 3. Sanitary sewer interceptors should be constructed in the Maplewood Creek Sewer Drainage Basin. 4. During the life of the plan, City utilities should only be extended to 142nd Avenue S.E. south of May Creek, and 116th Avenue S.E. north of May Creek. 5. The May Creek Basin Plan for storm drainage should be implemented by the City in conjunction with other jurisdictions. 6. Development proposals should be conditioned or modified to maintain compliance with the May Creek Basin Plan. 7. Stream corridor guidelines, as set forth in the May Creek Basin Plan should be Implemented during development review for all greenbelt streams in the Northeast Planning Area. ie ••• 8. Areas designated as "greenbelt" should be considered critical areas for storm drainage purposes. 9. Geographical areas upstream from critical storm drainage areas should also be considered critical storm drainage areas. O R-1 N CO