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HomeMy WebLinkAboutSR_HEX_060815PUBLIC 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 Address: Applicant / Contact Address: File Number: Project Description: Project Location: l' N August15,2006 RHA Highlands Church Lease Conditional Use Permit Renton Housing Authority 2900 N E 1 oth Street Renton, WA 98056 Larry A. Maison Highlands Community Church 3031 NE 10th Street Renton, WA 98056 LUA06-076, CU-H Project Manager: Valerie Kinast The applicant is requesting Hearing Examiner Conditional Use Permit approval to establish an additional space for the Highlands Community Church within a portion of the Renton Housing Authority administration building across NE 10th Sl. from the main church site. The church would lease a 3,166 sq. ft. part of the one-story, 13,416 sq. ft. building located in the Center Village (CV) zone. The lease would encompass a meeting room, restrooms, a kitchen and approximately 60 parking stalls. The space would be used for social and religious events, classes and services. Initial plans are to use the space on Sunday mornings. 30 to 80 people would attend classes on that day from approx. 9:30 am till noon. At a future date, the applicant would like to include evening classes and other events. Up to 100 people would attend these. Events and classes would occur during the day on weekends and between approx. 6 pm and 9 pm on weekdays. The subject site contains 74 parking spaces and the applicant proposes use of approximately 60. (See page 3 for a longer description.) 2900 NE 10th Street City of Renton PIBIPW Department RHA Highlands Church Lease Conditional Use Permit Preliminary Report to the Hearing Examiner LUA06-076, CU-H PUBLIC HEARING DA TE August 15, 2006 Page 201 10 B. EXHIBITS: Exhibit 1: Project file ("yellow file") containing the application, reports, staff comments, and other material pertinent to the review of the project. 1. 2. 3. 4. Exhibit 2: Neighborhood Detail Map (date stamped June 16, 2006) Exhibit 3: Exhibit 4: Site Plan (date stamped June 16, 2006) Floor Plan (date stamped June 16, 2006) Exhibit 5: Zoning Map sheet E5 (dated February 16,2006) C. GENERAL INFORMA nON: Owner of Record: Zoning Designation: Comprehensive Plan Land Use Designation: Existing Site Use: Renton Housing Authority 2900 NE 10th Street Renton, WA 98056 Center Village (CV) Center Village (CV) Renton Housing Authority Administration 5. Neighborhood Characteristics: North: Multi-family residential buildings and residents learning center (CV zoning) East Multi-family residential buildings (RM-F zoning) South: Multi-family residential buildings (CV zoning) West Vacant drycleaning business, bowling alley, CV zoning 6. Access: NE 10 th Street 7. Site Area: 55,757 sq. ft. (1.28 acres) 8. Project Data: Area Comments Existing Building Area: 13,416 sq. ft. Existing one-story administration building New Building Area: N/A Convert 3,166 sq. ft. storage space into church space Total Building Area: 13,416 sq. ft. N/A D_ HISTORICAUBACKGROUND: Action Annexation Comprehensive Plan Zoning Conditional Use Permit for 1,100 sq.ft. expansion on main church site Hex Report.doc Land Use File No. N/A N/A N/A LUA99-070 Ordinance No. 1246 5099 5100 Date 04/16/1946 11/01/2004 11/01/2004 08/03/1999 City of Renton PIBIPW Department Preliminary Report to the Hearing Examiner LUA06-076, CU-H RHA Highlands Church Lease lionditional Use Permit PUBLIC HEARING DA TE August 15, 2006 Page 30f 10 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 4-2-120: Commercial Development Standards 2. Chapter 4 Property Devetopment Standards Section 4-4-030: Development Guidelines and Regulations Section 4-4-080: Parking, Loading and Driveway Regulations 3. Chapter 9 Procedures and Review Criteria 4. Chapter 11 Definitions F. APPLICABLE SECTIONS OF THE COMPREHENSIVE PLAN: 1. Land Use Element: Employment Area -Valley objectives and policies. G. DEPARTMENT ANAL YSIS: 1. PROJECT DESCRIPTION/BACKGROUND Hex Report.doc The applicant is requesting Hearing Examiner Conditional Use Permit approval in order to establish an additional space for the Highlands Community Church within a portion of the existing Renton Housing Authority administration building across NE 10th St. from the main chu rch site, The site is located in the CV zone, near the Highlands shopping area behind Sunset Blvd. There is multi-family housing to the east and south of the site, and commercial to the west and north. The site slopes gently downward from east to west. It is developed with a 13,416 sq. It. one-story brick building, which is located at the lront of the site along the NE 10th St. frontage, A parking lot containing 74 parking stalls is located at the west side and rear 01 the building. Approximately 12 stalls are sectioned off with chain link lencing lor Renton Housing Authority maintenance vehicles. There is an approximately 10 It. to 15 It. wide strip 01 landscaping around the edge 01 the site. The space to be occupied by the church is approximately 3,166 sq. ft. in area. It would encompass an approximately 2,200 sq. ft. large open room, two Single restrooms, and a 400 sq. It. kitchen. The applicant does not propose any changes to the building. The applicant proposes use 01 approximately 6001 the 74 parking stalls on the site. The new church space in the Renton Housing Authority building would be used lor social and religious events, classes and services. Initial plans are to use the space on Sunday mornings. 30 to 80 people would attend classes on that day Irom approx. 9:30 am till noon. At a luture date, the applicant would like to include evening classes and other events. This could include receptions, adult and youth classes, and partnering church events. Up to 100 people would attend. Events and classes would occur during the day and evenings on weekends and between approx. 6 pm and 9 pm on weekdays. Use 01 the space would expand the capacity 01 the existing Highlands Community Church congregation, which has its main building across 10 th Ave NE from the Renton Housing Authority building. The main church was built in 1960, A conditional use permit was granted on August 3, 1999 to permit expansion of the 56,920 sq. ft, church complex by 1,100 sq. It. The main church has seating for up to 567 people, The site has 321 parking stalls, which would more than meet the current parking requirement of one stall per 5 seats in the main auditorium, or 113 stalls. The congregation has approximately 1,800 members, including the children. They predict that their City of Renton P/B/PW Department Preliminary Report to the Hearing Examiner LUA06-076, CU-H RHA Highlands Church Lease Conditional Use Permit PUBLIC HEARING DA TE August 15. 2006 Page 4 of 10 highest future number of members would be 2,300. Events in the main church include services on Saturday evenings at 6 pm and Sunday mornings at 8 am, 9:30 am and 11:10 am. Events take place on Friday evenings and Saturday and Sunday afternoons. The new space in the Renton Housing Authority building would be northwest of the main church building, across NE 10th St.. Although parking would be provided on-site for the new space, pedestrians would likely be crossing the street to and from the main church on the weekends when service times in the main church and class times in the new space would coincide. The Renton Housing Authority would continue to use their building for administrative purposes. Only a portion of the building that was formerly used for storage would be leased to the church. The Renton Housing Authority has approximately 35 employees who work core hours of Monday through Friday, 8 a.m. to 5 p.m. They have about 40 customers per day, including adults and children. Most customers come between the hours of 9 a.m. and 4 p.m. 2. ENVIRONMENTAL REVIEW The proposal is exempt from Environmental (SEPA) review per WAC 197-11-800. 3. COMPLIANCE WITH ERC MITIGATION MEASURES N/A 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 CONDITIONAL USE CRITERIA: Hex Report.doc Section 4-9-030.G lists 11 criteria that the Hearing Examiner is asked to consider, along with all other relevant information, in making a decision on a Conditional Use application. These include the following: (1) CONSISTENCY WITH THE COMPREHENSIVE PLAN, ZONING CODE & OTHER ORDINANCES: The proposed use shall be compatible with the general purpose, goals, objectives and standard of the Comprehensive Plan, the Zoning Ordinance and any other plan, program, map or ordinance of the City of Renton. (a) Comprehensive Plan Land Use Element The subject site is designated Center Village (CV) on the City's Comprehensive Plan Land Use Map. The Center Village is characterized by areas of the City that provide an opportunity for redevelopment as close-in urban mixed-use residential and commercial areas that are pedestrian oriented. These areas are anticipated to provide medium to high density residential development and a wide range of commercial activities serving citywide and sub-regional markets. Center Villages typically are developed within an existing suburban land use pattern where opportunities exist to modify the development pattern to accommodate more growth within the existing urban areas by providing for compact urban development, transit orientation, pedestrian circulation, and a community focal point organized around an urban village concept. The following Comprehensive Plan Land Use policies are applicable to the proposal: Objective LU-X: Site religious and ancillary facilities in a manner that provides convenient transportation access and minimized their adverse impacts on adjacent land uses. City of Renton PIB/PW Department Preliminary Report to the Hearing Examiner LUA06-076, CU-H RHA Highlands Church Lease Conditional Use Permit PUBLIC HEARING DA TE August 15, 2006 Page 50f 10 Hex Report.doc The proposed church space would use the existing parking lot and access points on the Renton Housing Authority administration building site, The parking lot is accessed directly from NE 10th St. at the west end of the site, closest to the commercial uses along NE Sunset Blvd. There is one multi-family building directly across NE 10th St. from the site that could be impacted by the additional traffic to and from the site. Classes and events would be held on weekday evenings and on weekends, which would minimize the impacts of the church on adjacent businesses, but not on residents nearby. Residents across the street from the site would likely see and hear more cars coming and going from the site than in the past. In an area zoned for more intense urban development such as this, though, some form of more intense use of the site is to be expected. There is a bus stop directly in front of the site, and others on NE Sunset Blvd. not far from the site. Policy LU-105. Parking should be provided on-site and buffered from adjacent uses. The applicant estimates that the new church occupant would use approximately 60 of the 74 parking stalls in the existing parking lot. Twelve of the stalls are sectioned off with chain link fencing for Renton Housing Authority maintenance vehicles. There is an approximately 10ft. wide planting strip buffering the parking lot to the multi-family residential development to the east and south. At the east, where the neighboring multi- family buildings are closest to the site, the planting strip contains mature medium sized beach trees and scattered 1.5 ft. high Portuguese Laurel shrubs. Staff recommends that in order to provide better buffering of the parking for the neighboring residents, the applicant be required to provide additional shrubs that will reach a height of about 4 ft. A shrub such as dogwood may be chosen that allows some transparency while offering more visual buffering. Policy LU-325. Encourage shared parking to use urban land efficiency. The proposal to use part of the Renton Housing Authority administration building for religious classes and events at hours when the building would not normally be being used, would result in the parking lot being more lully used and alleviate the need for more parking at another site. (b) Zoning Code The proposed church use is located within the Center Village (CV) zoning designation. The purpose of the Center Village (CV) is to provide an opportunity for concentrated mixed-use residential and commercial redevelopment designed to urban rather than suburban development standards that supports transit-oriented development and pedestrian activity, The proposed church use would be permitted in the CV zone subject to Hearing Examiner Conditional Use Permit approval. (c) Development Standards The Center Village (CV) development standards require a minimum front yard setback of 10 It. and a maximum lront yard of 15 ft. The minimum front yard setback can be reduced to 0 ft. through the site plan review process. The minimum side yard setback is Oft" except if the building is next to a residentially zoned parcel, then the minimum required setback is 15 ft. This site has residentially zoned property abutting it to the north and is thus subject to the 15 ft. setback. The minimum side yard along a street setback is 10 It. and the minimum rear yard setback is 0 unless there is abutting residential zoning, which in this case there isn't. Although the building has only a 10 It. side yard setback to the east, which would not meet the minimum requirement today, the building is an existing legal structure. The Center Village (CV) zone allows a maximum building lot coverage of 65%, or 75% il the parking is within the building, The building footprint of the existing structure is City of Renton P/B/PW Department Preliminary Report to the Hearing Examiner LUA06-076, CU-H RHA Highlands Church Lease Conditional Use Permit PUBLIC HEARING DA TE August 15, 2006 Page 60f 10 Hex Report.doc approximately 13,416 sq. ft. On the 55,757 sq. ft. lot the building results in a lot coverage of 24%, which complies with the development standards. The maximum building height in the CV zone is 50 ft., except when abutting lots zoned residential, such as the lot to the east that is zoned RM-F, then the maximum height is 45 ft. The building is one story high and well below the 45 ft. height limit. So the existing structure complies with the height requirements. No exterior building alterations are proposed as part of this conditional use permit. (2) COMMUNITY NEED: There shall be a community need for the proposed use at the proposed location. In the determination of community need, the Hearing Examiner shall consider the following factors, among all other relevant information: (a) The proposed location shall not result in either the detrimental over concentration of a particular use within the City or within the immediate area of the proposed use. The subject site is surrounded by commercial and multi-family residential uses. The use of part of the Renton Housing Authority building for religious classes and events is being proposed in order to meet a need of the church for more space. The proposal to meet this need by using an existing building and parking lot would alleviate the necessity of building additional space and more parking elsewhere to meet this need. There are other churches located in the Highlands at NE 7'h St. and Edmonds Ave NE, the 1000lh block of Lynnwood Ave. NE, Edmonds Ave. NE and Sunset, and Edmonds and NE 161h St. These churches are of varying denominations, though, and the high membership of the Highlands Community Church attests to a need that is apparently being met by this particular church. The proposal would not result in a detrimental over concentration of a church use in the area. Furthermore, as the proposed church is to be located within an existing building and would conduct services outside of normal office business hours, the proposed church use is not expected to increase noise, odor, traffic, or produce other adverse impacts to surrounding properties more than could be expected of a permitted use in the zone. (b) That the proposed location is suited for the proposed use. The additional church space would be located in an area between existing commercial development and multi-family development. It would be in a commercial I mixed-use zone, the CV, that was created and mapped with the purpose of increasing the intensity of use of the area. By using the existing Renton Housing Authority administration building during non-business hours, the site would be used more fully to it's potential. The possibility of the church use being expanded where it might have a greater impact would be reduced. (3) EFFECT ON ADJACENT PROPERTIES: The proposed use at the proposed location shall not result in substantial or undue adverse effects on adjacent property. The following site requirements shall be required: (a) Lot Coverage: Lot coverage shall conform to the requirements of zone in which the proposed use is to be located. The Center Village (CV) zone allows a maximum building lot coverage of 65%, or 75% if the parking is within the building. The building footprint of the existing structure is approximately 13,416 sq. ft. On the 55,757 sq. ft. lot the building results in a lot coverage of 24%, which complies with the development standards. No proposal was made to change the footprint of the building. (b) Yards: Yards shall conform to the requirements of the zone in which the proposed use is to be located. Additions to the structure shall not be allowed in any required yard. The applicant does not propose to make changes to the existing structure, so the yards would not be altered. The existing building would meet its setback requirements, as described above under 5(1 )(c) Development Standards. As explained above, the side City of Renton P/BIPW Department Preliminary Report to the Hearing Examiner LUA06-076, CU-H RHA Highlands Church Lease Conditional Use Permit PUBLIC HEARING DA TE August 15, 2006 Page 7 of 10 Hex Report.doc yard on the east side of the building is 5 ft. less than the required 15 ft. The building is an existing legal structure, though, so it would not be required to meet the setback requirement. (c) Height: Building and structure heights shall conform to the requirements of the zone in which the proposed use is to be located. Spires, bell towers, public utility antennas or similar structure may exceed the height requirement upon approval of a variance. Building heights should be related to surrounding used in order to allow optimal sunlight and ventilation, and minimal obstruction of views from adjacent structures. The applicant is not constructing a new building or making alterations to the existing structure. The existing building is only one-story in height and is well below the allowable 45 ft., as described above under 5(1 )(c) Development Standards. (4) COMPATIBILITY: The subject property is located in the Highlands commercial area, in a commercial I mixed-use zone (CV). To the west of the site is a vacant drycleaning business. To the northwest is Hillcrest Family Bowling and its parking lot. To the south is a multi-family housing building in the CV zone, and to the east and northeast are multi-family residential buildings in the RM-F, multi-family residential zone. The site lies on the edge of the CV zoning designation, where the zoning changes from commercial I mixed-use to multi- family residential and beyond that single-family residential. The church classes and events would be a use that is somewhat intense at certain times of the week that do not coincide with the hours when businesses are generating higher amounts of customer traffic. Classes would be held on Sundays from 9:30 am to noon. At a later date, the church would like to add afternoon classes on Sundays, morning and afternoon classes on Saturdays and evening classes, from 6 p.m. to 9 p.m., on weekdays. These hours of church use would compliment the existing social services use that goes on during the day. The proposal would make better use of an existing building and parking lot, and thus accommodate more growth within the existing urban areas as encouraged in the CV designation by the Comprehensive Plan. The site of the proposed use for church classes and events would be convenient for the church because it is just one lot over and across the street from their existing church complex. The proximity to multi-family housing, to the south and east, could create some conflict at the most intense times of use, on Sundays. The increased number of cars entering the Renton Housing Authority building parking lot could be bothersome to residents of adjacent properties. It would increase the total amount of time the site is being used. The increased traffic and noise would be limited, though, to prior to and after the church events as members of the congregation arrive, gather, and depart from the site. Staff considers the proposed church to be compatible with other existing uses in the immediate vicinity of the project. Although some impact is expected, it is limited and to be expected considering the intensity of land use that is intended in the CV zoning designation. Although the use is compatible to its surroundings, staff does recommend additional landscaping, to provide visual relief and buffering for the residents living adjacent to the site. The additional landscaping is described below under section 8, Landscaping. (5) PARKING: The maximum number of attendees expected at the Highlands Community Church classes and events in the new space in the Renton Housing Authority administration is 100. Based on seating for 100 people, 20 on-site parking stalls are required. The available parking on the site is 75 parking stalls and the applicant has indicated the church may use up to 60 parking stalls during services and events. The parking would thus be sufficient for the church use of the Renton Housing Authority site. The main church complex also has sufficient on-site parking. The Highland Community Church has approximately 1,800 members, including children. They expect they may grow to upwards of 2,300 members. The main church has seating for up to 567 people. City of Renton PIB/PW Department PreHminary Report to the Hearing Examiner LUA06-076, CU-H RHA Highlands Church Lease Conditional Use Permit PUBLIC HEARING DATE August 15,2006 Page 8 of 10 Hex Report.doc Based on a ratio of one stall for every five seats in the main auditorium the main church would require 113 stalls. Their main church complex site more than meets the parking code requirements with its 325 parking stalls. (6) TRAFFIC: Traffic and circulation patterns of vehicles and pedestrians relating to the proposed use and surrounding area shall be reviewed for potential effects on, and to ensure safe movement in the surrounding area. The south property line of the subject site is along NE 10'h SI. As previously stated, classes would be held on Sundays from 9:30 am to noon. At a later date, the church would like to add afternoon classes on Sundays, morning and afternoon classes on Saturdays and evening classes, from 6 p.m. to 9 p.m., on weekdays. The peak traffic times of these classes and events would be after general business hours. They would extend the hours of increased traffic at the site. The increased traffic would be contained to the times when church members were arriving and leaving classes though. For the residents of the multi-family housing complexes to the south and east of the site, there will be an increase in the amount of noise and traffic they are exposed to. Given that the site is zoned for a more intense use though, use for religious classes and events at the proposed scale and times would not produce impacts that warrant not permitting the use. Staff does recommend, though, that the applicant be required to install additional perimeter landscaping, to offer neighboring residents some visual and noise relief from the increase in cars circulating in the parking 101. The recommended landscaping is addressed in section 8, Landscaping, below. (7) NOISE, GLARE: Potential noise, light and glare impacts shall be evaluated based on the location of the proposed use on the lot and the location of on-site parking areas, outdoor recreational areas and refuse storage areas. Activity on Sunday, and eventually on Saturdays and weekday evenings, would create some traffic and noise impacts. However, these impacts are expected to be limited to prior to and after the church services as congregation members arrive, gather and visit, and depart. Staff does not expect any short-term construction noise as no construction improvements are proposed to the existing building. In addition, the proposed church services would be held on Sundays outside of normal business hours and would therefore minimize the short-term noise and traffic impacts generated by the church use. Finally, light and glare should not be an issue because the building is existing and no exterior alterations are proposed as part of this conditional use permit application. (8) LANDSCAPING: Landscaping shall be provided in all areas not occupied by building or paving. The Hearing Examiner may require additional landscaping to buffer adjacent properties from potentially adverse effects of the proposed use. There is currently an approximately 10 fl. wide landscape strip along the perimeter of the site. The development regulations require new projects to provide 10 fl. wide landscape strips along all street frontages, and 15 fl. wide landscape buffers where the sites are adjacent to residentially zoned lots. Although the code does not require existing landscaping to be brought up to current development standards when there is a change of use of the site, changes to the landscaping should be considered if they can reduce the impact of the new use on the surroundings. Because there will be an increase in use of the parking lot and building, staff recommends that the landscaping be supplemented to provide the necessary buffering for neighboring residents and businesses. Under the section 4 Compatibility, above, staff recommends additional plantings along the east edge of the parking 101. In addition, staff recommends additional landscaping in the east planting strip, where the building is located. The planting strip is at the top of a rockery that is almost as high as the building. City of Renton P/8/PW Department Preliminary Report to the Hearing Examiner LUA06"()76, CU-H RHA Highlands Church Lease Conditional Use Permit PUBLIC HEARING DA TE August 15, 2006 Page 90f 10 Security fencing with barbed-wire prohibits people from getting onto the roof of the building, but also fences off the landscape strip. The landscaping here has been abandoned, and there are currently only overgrown grass and weeds growing there. Staff recommends that landscaping be installed that will provide visual relief from the unsightly situation at this end of the building, which is quite close to the multi-family residential buildings to the east The applicant may consider drought tolerant climbing plants that would be easily maintained but supply much needed visual buffering along the fence for the residents and passers by. In addition to the landscaping along the east side of the site, staff recommends that the applicant be required to replant the missing perimeter trees. There are several obvious gaps in the street trees around the site. Replanting the missing trees would help reduce the impact of the more intense use of the site on the neighboring uses. (9) ACCESSORY USES: Accessory uses to conditional uses such as day schools, auditoriums used for social and sport activities, health centers, convents, preschool facilities, convalescent homes and others of a similar nature shall be considered to be separate uses and shall be subject to the provisions of the use district in which they are located. There are no accessory uses proposed. Adult and youth classes, services and events would be held on weekend mornings and afternoons, and weekday evenings. "Vacation Bible School" might be held in the space once a year for one week from 6:30 p.m. to 8:30 p.m. (10) CONVERSION: No existing building or structure shall be converted to a conditional use unless such building or structure complies, or is brought into compliance, with the provisions of this Chapter. The applicant proposes to convert a storage area in an existing administration building into a space for religious classes and events. The proposed church shall obtain an Occupancy Permit to change the use of the space. Staff recommends as a condition of approval that the applicant be required to obtain an Occupancy Permit from the City's Building. (11) PUBLIC IMPROVEMENTS: The proposed use and location shall be adequately served by and not impose an undue burden on any public improvements, facilities, utilities, and services. Approval of a conditional use permit may be conditional upon the provision and/or guarantee by the applicant of necessary public improvements, facilities, utilities, and/or services. Because the subject site is existing and fully developed, no additional street or utility improvements are required as part of the proposal. Utilities Staff has indicated that all existing public utilities are currently sufficient to serve the proposed development associated with this conditional use permit G. RECOMMENDATION: Hex Report.doc Staff recommends approval of the Conditional Use Permit for the RHA Highlands Church Lease to be located at 2900 NE 10th Street, Project File No. LUA06-076, CU-H subject to the following condition: 1. The applicant shall be required to apply for and obtain an Occupancy Permit from the City of Renton Building Department prior to commencing operation. 2. The applicant shall provide additional perimeter landscaping prior to commencing operation at this site. This shall include additional shrubs in the eastern planting strip, additional street trees, and climbing plants along the security fence east of the building. The applicant shall City of Renton PIB/PW Department RHA Highlands Church Lease c;onditional Use Permit PUBLIC HEARING DA T£ August 15, 2006 Preliminary Report to the Hearing Examiner LUA06-076, CU-H Page 10 of 10 submit a landscape plan for review and approval by the Development Services project manager. Hex Report.doc ~ . , -I ~ ~§;: ! ~~ut i ~~o ~ ~~.., "~,to 5~!~ .,-1 , -I • r-.m I'iilli J~I • "'I' • 'I', I ., ,.1 I ,"il t'~li ,liil: iiij' ! 1111 I ~' • I ~ 1lI''-E.Y. t CDI II DEX~PL. N,l ~ I Jll E~~~ ~H 1'-\I .r ~~E . jj; ;'i II, 1;. ", W ,i i; II • GOe. ~ if ~ iq ", M p, m X :::r 0-;:::;: N N.E. I ~ j/fJr. ,/" ~. , D ~ ~ D ~ ~ ~ D / l~ '/ ~:z. ~I OEVEl,.OPME/IfT PLANNING CITY OF RE/lfTON JUN 16 2006 RECEIVED