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LUA99-009
AFFIDAVIT OF SERVICE BY MAILING STATE OF WASHINGTON ) ss. County of King ) MARILYN MOSES , being first duly sworn, upon oath, deposes and states: That on the 4th day of March,1999, affiant deposited in the mail of the United States 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. � if,,`�Signature: � et�� SUBSCRIBED AND SWORN to before me this !t`1 day of fill2(', 1999. Notary Public iij dttlz State of Washington, residing at !� ,therein. Application, Petition, or Case No.: Labrador Preliminary Plat Appeal of ERC re Labrador Prel. Plat LUA98-141,PP,V,R LUA99-009,AAD The Decision or Recommendation contains a complete list of the Parties of Record. HEARING EXAMINER'S REPORT March 4, 1999 OFFICE OF THE HEARING EXAMINER CITY OF RENTON 'REPORT,RECOMMENDATION AND DECISIONS APPELLANT: Kim Browne Appeal of ERC's Determination for Labrador Preliminary Plat File No.: LUA99-009,AAD APPLICANT: Tom Touma Labrador Preliminary Plat File No.: LUA-98-141,PP,V,R LOCATION: 2700 block of Lake Washington Blvd.N and Burnett Avenue N SUMMARY OF REQUEST: To subdivide 15.55 acres into 62 single family residential lots SUMMARY OF APPEAL: Request that the applicant be required to prepare an Environmental Impact Statement PUBLIC HEARING: After reviewing the Appellant's written request for a hearing and examining the available information on file,the Examiner conducted a public hearing on the subject as follows: MINUTES: APPEAL The following minutes are a summary of the February 2, 1999 appeal hearing. The official record is recorded on tape. The hearing opened on Tuesday, February 2, 1999, at 9:00 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 for the appeal: Exhibit No. 1: Yellow land use file,LUA98- Exhibit No. 2: Yellow appeal file, LUA99- 141,PP,V,R, containing the original application, proof 009,AAD, containing the appeal, proof of posting and of posting, proof of publication and other publication, and other documentation pertinent to the documentation pertinent to this request. appeal. Exhibit No. 3: Aerial photography Exhibit No.4: Videotape Exhibit No. 5: Topographic map Exhibit No. 6: Plat map Exhibit No. 7: Plat map indicating ravine Exhibit No. 8: Photographs of existing back yards (3) Exhibit No. 9: Calculations re slope Exhibit No. 10: Street profile for Street B Exhibit No. 11: Tree location map Exhibit No. 12: Vicinity map Exhibit No. 13: Topography map Exhibit No. 14: Native growth map Exhibit Nos. 15: Slope analysis map Labrador Preliminary Plat Appeal and Preliminary Plat Hearings File Nos.: LUA99-009,AAD LUA98-141,PP,V,R March 4, 1999 Page 2 Parties present: Representing Appellant Representing City of Renton Kim Browne Larry Warren 1003 N 28th Place 1055 S Grady Way Renton, WA 98056 Renton,WA 98055 Representing Applicant Jim Handmacher P.O. Box 1533 Tacoma, WA 98401 The Examiner explained that the appeal was an administrative appeal held pursuant to Ordinance 3071 and was the only administrative review to occur on the matter. The matter may be submitted back to the Examiner for reconsideration if the parties are not satisfied with the decision. He stated that the appellant had the burden of demonstrating that the City's action was erroneous, and would have to show clear and convincing evidence that the City's determination was incorrect. At that point the City could respond, if they chose to do so. Mr. Warren expressed several concerns regarding the wording of the appeal,the limitation of issues and people testifying,particularly if the matter should proceed further in an appellate process. The Examiner explained that because this was a combined appeal and land use hearing,that the public was entitled to testify, particularly at the land use hearing. Further,during the SEPA appeal the testimony should be limited to legal issues as to whether the City's determination was adequate,were proper decisions made,and would an EIS supplement the information that was already in the file. Kim Browne,appellant herein, stated the City had determined upon review of reports provided by the applicant and after developing mitigation measures,that this proposed plat would not have a probable significant adverse impact on the environment. However, it appeared from looking at the mitigation measures that the only issue considered in detail was the proposal's impact on soil erosion. The inclusion of impacts to wildlife in its habitat,wetlands,water quality and fisheries makes it apparent that the proposed plat will result in probable significant impacts to the environment,and thus an EIS evaluating alternatives should be done and the proposal should be substantially modified to minimize impacts to the environment. A video was shown highlighting the property and a recent eagle sighting on the property. Ms.Browne elaborated on the habitat and protective status of the eagle according to various governmental rulings,and the necessity to further evaluate modifying the plat to protect wildlife. The appellant described the physical aspects of the site, including the topography,the vegetation and the stream which flows year around through the property. She questioned the impact of the plat on the ravine,particularly Lots 6 through 11,which seem to be partially in the ravine,and the concern over erosion hazards. Appellant further questioned the lack of mitigation measures regarding impact to fisheries,and presented documentation regarding state-wide salmon recovery strategy. Michael Moore, 1220 N 28th Place, Renton, Washington 98056,testified on behalf of the appellant,and stated that he has fished where Kennydale Creek enters Lake Washington and has observed salmon spawning at this point. • Labrador Preliminary Plat Appeal and Preliminary Plat Hearings File Nos.: LUA99-009,AAD LUA98-141,PP,V,R March 4, 1999 Page 3 Ms. Browne continued that a Native Growth Protection Easement should be established in as great a width as possible around the stream to limit human activity. The measurement of the topography was questioned,as well as the omission of the soil condition where the ravine is to be crossed. Appellant further requested that the discrepancy in the seasonal construction time be resolved. In closing,Ms. Browne stated that the current proposal does little to protect valuable wildlife habitat and that any development that is allowed on this property should be designed to minimize impacts to the environment. With the exception of the western reaches of the ravine,current City rules and regulations serve to protect most of the sensitive areas of the site and help safeguard the property from intense development. In an effort to bypass these safeguards,the applicant has asked for exceptions to existing regulations including a rezone and a variance from the land clearing and tree cutting ordinance. Granting these exceptions would result in a level of development that is not compatible with the site's environmental constraints. As proposed the subject plat would result in significant impacts to the environment,generally wildlife,eagles, salmon, potential water quality. As proposed a threshold determination of significance is appropriate. Tom Touma,6632 S 191st Place,#E-102,Kent,Washington 98032,engineer for applicant herein,explained the method used by his firm to produce the topography maps, including physical field work on site with the location of all trees,the placement of points and the use of computer software to generate the final data. He further explained that based on the calculations and the way the topography was generated,the southeasterly boundary of lots was matched to the 40% limits. Some of the lots may have contours up to 38%or 39%. Larry Warren , City Attorney,stated that the appeal has two elements: whether the environmental determination was appropriate and whether an EIS should be required. The environmental rules require the City to view the material that is available to it, and if the material is available the City may not require additional studies and may not require an EIS. The information that was available to the City in this instance was adequate to make the necessary decisions. As noted,the issue of soil erosion was considered in great detail by the City, and almost all of the mitigation conditions outside of the normal fire,traffic and parks mitigation concerned steep slopes. The City has certain constraints it operates under when it is considering environmental impacts, and one of the things the City may not do is speculate about impacts. There was no substantive testimony that there was an eagle's nest on this site,and even if there was,the tree in question is to be retained. The wildlife in the area will be in the ravine and a substantial portion of that ravine will be preserved. The City must consider a broad number of policies, including all of those that have been imposed by the Growth Management Act, and those are very difficult for the City and the general public to live with at times, but require intensified development within urban growth areas. Jim Handmacher,attorney for applicant herein, stated that staff had conducted an intensive review of this project,proposing page after page of mitigating conditions. It is apparent from the extensive record all environmental factors were considered--a traffic study was done,three geotech reports were provided,a wildlife study was done as well as a wetlands study. It is apparent from that history that the City did undertake a rigorous analysis as required. The Examiner called for further testimony regarding this appeal. There was no one else wishing to speak. The appeal hearing closed at 12:10 p.m. Labrador Preliminary Plat Appeal and Preliminary Plat Hearings File Nos.: LUA99-009,AAD LUA98-141,PP,V,R March 4, 1999 Page 4 SEPA APPEAL FINDINGS.CONCLUSIONS&DECISION 1. The appellant,Kim Browne,filed an appeal of a Determination of Non-Significance-Mitigated(DNS- M) issued by the ERC. Ms. Browne, hereinafter the appellant,filed the appeal on January 21, 1999 and the appeal was filed in a timely manner. 2. The appellant noted in the appeal letter that the appeal was filed "on behalf of the residents of Kennydale" but there is no organization represented by the appeal. The appellant, as a neighbor who would be affected by the development,has standing to bring this appeal. The appellant was supported by other neighbors and residents of the area during the appeal. 3. The applicant,Tom Touma,Touma Engineers,represented Labrador Venture,L.L.C.,the property owner. The applicant proposes developing a 62-lot Preliminary Plat on approximately 15.55 acres. 4. For a description of the subject site,zoning and surrounding area,as well as a description of the proposal,see the Site Plan portion of this appeal included below. 5. The appellant alleged in the appeal that the mitigation measures would not adequately mitigate the impacts caused by the proposed measures and requested that an environmental impact statement(EIS) be prepared. The areas specifically mentioned and to which the appeal was confined were impacts to: earth,trees and vegetation,aesthetics,wildlife habitat,and surface and ground water. 6. The appellant noted that the ERC conditions were in the main directed at erosion and very few dealt with the natural conditions or environment. 7. The applicant supplemented the Environmental Checklist with a series of additional reports. Included as part of the file were a geotech report,a tree inventory and removal plan,wetland report and wildlife report. There was also a traffic analysis. 8. The applicant has applied for two variances to remove vegetation from the bank along Burnett Avenue North and in the ravine to support the "bridge." 9. A routine vegetation management permit is not required when removal occurs incident to other construction permits. In addition, it is clear that a large portion of the site will be disturbed for development and will be relandscaped. 10. The checklist contains information on the general animal population and may have omitted some types of animals. No threatened or endangered species nor dens or nests of such species were found showing residence on the site. 11. A pair of eagles has been seen flying over the site and perching in a tree located near the north center of the site. The activity has occurred more than once. There does not appear to be any evidence of a nest at this time. No definitive survey has been done. Eagles are classified as threatened or endangered specifies by the Federal government. 12. The site is a heavily wooded parcel with a steep ravine and creek. The ravine starts near the northeast corner of the site and generally runs across the north portion of the parcel and then turns southwest near the center of the site and runs to the southwest corner of the site. Labrador Preliminary Plat Appeal and Preliminary Plat Hearings File Nos.: LUA99-009,AAD LUA98-141,PP,V,R March 4, 1999 Page 5 13. The tree inventory only counts trees of certain dimensions which gives the effect of underestimating the tree coverage on the site. The site is very wooded. There are at least seven tree species and 47 other plant species on the site. 14. A mitigation measure aimed at controlling light was one of the few measures taken to protect the wildlife habitat. Approximately 116 animal species were observed or expected from the characteristics of the subject site. 15. The subject site is approximately 300 feet from Lake Washington and therefore not governed by the Shoreline Master Program. 16. The geotechnical information identifies the site as having medium slide potential but high erosion potential. These considerations resulted in the ERC scrutinizing those aspects more carefully and when drafting its conditions. 17. Approximately one-third of the site has 25%or greater slopes. 18. The appellant is also concerned about the use of pesticides, herbicides and fertilizers on the subject site and the potential impacts on the creek and wetlands. This creek runs directly into Lake Washington at Coulon Park. The creek outlet at Coulon is an enhanced wetland focal point at the park. It is the area with a bridge pier over part of the wetland and creek. 19. The appellant suggests moving the lots further up the slope or away from the purported steeper slopes. 20. Wet vaults are located in the vicinity of Proposed Lots 9 and 12 and 31 and 32. The appellant was concerned that open wetponds had more cleansing ability than closed vaults. 21. All Findings from the Site Plan decision are incorporated into this decision. CONCLUSIONS: 1. The decision of the governmental agency acting as the responsible official is entitled to substantial weight. Therefore, the determination of the Environmental Review Committee(ERC),the City's responsible official, is entitled to be maintained unless the appellant clearly demonstrates that the determination was in error. 2. The Determination of Significance in this case is entitled to substantial weight and will not be reversed or modified unless it can be found that the decision is "clearly erroneous." (Hayden v. Port Townsend, 93 Wn 2nd 870, 880; 1980). The court in citing Norway Hill Preservation and Protection Association v. King County Council, 87 Wn 2d 267, 274; 1976, stated: "A finding is 'clearly erroneous' when although there is evidence to support it,the reviewing court on the entire evidence is left with the definite and firm conviction that a mistake has been committed." Therefore,the determination of the ERC will not be modified or reversed if it can meet the above test. For reasons enumerated below,the decision of the ERC is affirmed with one additional mitigation measure. 3. The clearly erroneous test has generally been applied when an action results in a DNS since the test is less demanding on the appellant. The reason is that SEPA requires a thorough examination of the Labrador Preliminary Plat Appeal and Preliminary Plat Hearings File Nos.: LUA99-009,AAD LUA98-I41,PP,V,R March 4, 1999 Page 6 environmental consequences of an action. The courts have,therefore,made it easier to reverse a DNS. A second test,the "arbitrary and capricious"test is generally applied when a determination of significance(DS) is issued. In this second test an appellant would have to show that the decision clearly flies in the face of reason since a DS is more protective of the environment since it results in the preparation of a full disclosure document,an Environmental Impact Statement. 4. An action is determined to have a significant adverse impact on the quality of the environment if more than a moderate impact on the quality of the environment is a reasonable probability. (Norway, at 278). Since the Court spoke in Norway, WAC 197-11-794 has been adopted, it defines "significant"as follows: Significant. (1) "Significant" as used in SEPA means a reasonable likelihood of more than a moderate adverse impact on environmental quality. (1) Significance involves context and intensity. . .Intensity depends on the magnitude and duration of an impact. . .The severity of the impact should be weighed along with the likelihood of its occurrence. An impact may be significant if its chance of occurrence is not great, but the resulting environmental impact would be severe if it occurred. 5. Also redefined since the Norway decision was the term "probable." Probable. "Probable" means likely or reasonably likely to occur, ... Probable is used to distinguish likely impacts from those that merely have a possibility of occurring, but are remote or speculative. (WAC 197-11-782) 6. The appellant is correct in a number of regards. Most importantly,the site will be significantly altered by the proposed development. Any time wild,woodsy open space with a ravine is developed there will be significant changes to the ecosystem. Generally such significant changes would warrant the preparation of an Environmental Impact Statement. But,as we have here most if not all of the concerns raised by the appellant except possibly alternative development scenarios are addressed in supporting documents. Even significant changes to an environmentally sensitive area do not necessarily bar development. If more than a moderate impact is anticipated then that triggers further environmental analysis,but such further analysis does not mean a site will be protected from development. If significant impacts are expected,then an EIS would ferret out that information with data on soils, topography,vegetation,wildlife and water quality as well as traffic. While traffic was not challenged, even in that area a substantial traffic report was prepared. In the areas that were challenged,there were two geotechnical reports prepared, a tree inventory,a habitat survey and a storm water analysis. 7. In other words,a number of detailed reports were prepared that cover the same ground as one would expect from an EIS. While those reports may be wanting in some particulars,overall they provide the decision-maker a pretty complete view of the subject site and its unique ecosystem, its soils,slopes and ravine. More information probably would not be attained by the preparation of a full environmental impact statement. 8. The major area where there might be concern was over the absence of alternatives of less and in fact, more dense development scenarios. But this is well-covered in the staff analysis of the proposed rezone. A rezone which in fact is not recommended by staff. Labrador Preliminary Plat Appeal and Preliminary Plat Hearings File Nos.: LUA99-009,AAD LUA98-141,PP,V,R March 4, 1999 Page 7 9. Again,there can be no arguing with the fact that development of the site will create profound changes to the site's environment and the environment of the surrounding community. Wooded open space which is privately owned will be changed to developed homesites that are privately owned. At the same time,the steepest slopes,the creek and the Category 2 wetlands will be preserved. 10. The appellants are looking for a full EIS to uncover missing facts. They believe that the current information compiled for the project is either incomplete or erroneous. That does not appear to be the case. The application,checklist, supplemental reports and other submissions provide a wide range of information which allowed the ERC to reach the conclusions they did. 11. It is clear that the appellants have a sincere belief that the City's SEPA determination is erroneous. Unfortunately sincere beliefs have to be bolstered by factual evidence that the determination is erroneous. The appellant failed to introduce much in the way of factual evidence to show that the City's determination was erroneous. In the absence of such fact,compelling or otherwise, it is extremely difficult to agree with the appellant that a mistake was made. 12. The one area in which valid questions were raised and for which no definitive answer was available concerns the "eagle tree." It is an area in which further mitigation may be required. The State's Wildlife and Fisheries Department will have to be invited to survey the site and the perching tree to ascertain definitively if nesting occurs or if protection of it and a perimeter is required. Any mitigation recommended by that agency shall be incorporated into the mitigation already required by the ERC. 13. Even using the relaxed standard that leans toward upholding a challenge to a DNS,the appellant has failed to persuade this office that the determination was based on other than a thorough analysis. 14. The reviewing body should not substitute its judgment for that of the original body with expertise in the matter, unless the reviewing body has the firm conviction that a mistake has been made. No such conviction results from hearing this case. Therefore,the determination below must be affirmed except as noted above. 15. In conclusion,the appellant's arguments and case are not convincing. Nothing in the record reveals that the preparation of an EIS that was specifically scoped to the critical geotechnical and habitat issues would reveal substantially more information than currently can be found in the existing record. An Environmental Impact Statement is not required. DECISION: The determination of the Environmental Review Committee is generally affirmed and the appeal is denied subject to the inclusion of one additional mitigation measure as follows: 1. The State's Wildlife and Fisheries Department will have to be invited to survey the site and the perching tree to ascertain definitively if nesting occurs or if protection of it and a perimeter is required. Any mitigation recommended by that agency shall be incorporated into the mitigation already required by the ERC. Labrador Preliminary Plat Appeal and Preliminary Plat Hearings File Nos.: LUA99-009,AAD LUA98-141,PP,V,R March 4, 1999 Page 8 MINUTES: PRELIMINARY PLAT.VARIANCE AND REZONE The following minutes are a summary of the February 2, and February 9, 1999 preliminary plat, variance and rezone hearing. The legal record is recorded on tape. The hearing opened on Tuesday, February 2, 1999,at 1:35 p.m. in the Council Chambers on the seventh floor of the Renton City Hall. Because of time constraints, Mr. Sager,Ms.Cullers, Ms.Job, Ms.Nimmo and Mr. Scott testified regarding the preliminary plat during the appeal portion of the hearing. Their comments appear later in the minutes. The following exhibits were entered into the record for the preliminary plat hearing: Exhibit No. 1: Yellow land use file, LUA98- Exhibit No.2: Yellow appeal file,LUA99- 141,PP,V,R,containing the original application,proof 009,AAD,containing the appeal,proof of posting and of posting, proof of publication and other publication, and other documentation pertinent to the documentation pertinent to this request. appeal. Exhibit No.3: Vicinity map Exhibit No.4: Vicinity map(assessor's map) Exhibit No. 5: Zoning map Exhibit No.6: Preliminary plat map(2/1/99) Exhibit No. 7: Slope analysis map Exhibit No.8: Assessor's map of preliminary plat Exhibit No. 9: Map of rezone area Exhibit No. 10: Tree clearing plan Exhibit No. 11: Cross-section drawing of bridge Exhibit No. 12: Videotape by Mike Moore Exhibit No. 13: Petition Exhibit No. 14: Area traffic study map Exhibit No. 15: City of Renton Ord. 2708 Exhibit No. 16: Traffic generation study Exhibit No. 17: Photos of area residences Exhibit No. 18: Redesigned plat map by K.Browne Exhibit No. 19: Video from M. Moore dated 2/8/99 Exhibit No.20: Architectural drawing of proposed Juanita style house Exhibit No.21: Architectural drawing of proposed Exhibit No.22: Architectural drawing of proposed Madrona style house Leschi style house Exhibit No. 23: Drawing of proposed bridge Exhibit No. 24: Point map by Touma Exhibit No.25: Triangulation map by Touma Exhibit No.26: Memorandum from Handmacher Exhibit No.27: Seattle Times article dated 1/24/99 Exhibit No.28: Scott Easement Exhibit No. 29: Appeal statement of K.Browne Exhibit No.30: Salmon study Exhibit No.31: Eagle study Exhibit No.32: Composite photo Exhibit No.33: Previous tree cutting plan Exhibit No.34: Current tree cutting plan Exhibit No.35: Topography map with highlights Exhibit No.36: Prel.. Plat statement by K. Browne The preliminary plat hearing opened with a presentation of the staff report by JENNIFER HENNING,Project Manager, Development Services, City of Renton, 1055 S Grady Way,Renton, Washington 98055. The applicant has applied to subdivide a 15.55 acre site into 62 parcels and five tracts for the eventual development of single family homes. There are two existing homes on the site and one will be removed. This site is located in the northwest portion of the City just east of Lake Washington Boulevard. Adjacent neighborhoods include the Griffin Home and single family residential developments. There is split zoning on the parcel,with 11.2 acres zoned Residential- 8 Dwelling Units per Acre with a Comprehensive Plan(CP)designation of Residential Single Family. The eastern 4.43 acres is zoned Residential- 1 Dwelling Unit per Acre with a CP Labrador Preliminary Plat Appeal and Preliminary Plat Hearings File Nos.: LUA99-009,AAD LUA98-141,PP,V,R March 4, 1999 Page 9 designation of Residential Rural. The applicant is proposing to rezone the eastern 4.43 acres of the site to Residential - 5 Dwelling Units per Acre. The applicant is also requesting a variance from the tree cutting and land clearing ordinance in order to build a creek crossing and street improvements along Burnett Avenue. The property has a ravine with steep slopes which bisects the site from the southwest corner to the northeast corner with a creek running through it. There are two Category 2 wetlands on the property. Wetland A is 7,093 square feet located in the northeast portion,and Wetland B is 20,643 square feet in the southwest portion of the site. The proposal primarily does not interfere with the wetlands or buffers. To cross the ravine the applicant is proposing a box culvert bridge to contain the creek in its natural flow and pattern. The location of the bridge is at the narrowest point of the ravine. There is an existing concrete dam to the east of the proposed bridge location. There is considerable diverse vegetation on the site. There are over 500 trees primarily located in the steep portion of the ravine. The tallest fir tree on the site where the eagles have been seen will not be disturbed. The Environmental Review Committee(ERC) issued a Declaration of Non-Significance-Mitigated and an appeal was filed requesting a Declaration of Significance requiring an EIS.The ERC required erosion and sedimentation controls to be implemented before,during and after construction. Also required of the applicant were payment of fire,parks and traffic mitigation fees. The revised preliminary plat indicates all lots in the R-8 portion of the site meet the minimum size,width, depth and setback requirements. Within the R-1 portion they do not meet code,but the R-5 criteria are met if rezone occurs. The streets being proposed are reduced width streets which are permitted, and the bridge crossing is within the footprint of the City standard streets. The walls of the bridge are concrete which are keyed into the slope with earth fill above. The platting proposed for both zones of the property is consistent with policy language that applies to areas designated Rural Residential and Residential Single Family in the Comprehensive Plan, including density, compliance with zoning designation,development standards for lot size and setbacks,and compatibility with existing neighborhoods. Within the R-8 area the applicant is proposing 47 parcels and the minimum lot size is 4,500 square feet. A density of 6.3 dwelling units per acre is proposed in the R-8 zone. All lots within the proposed R-8 zone meet the zoning requirements of lot size and dimension. In the R-1 portion of 4.43 acres, the maximum density permitted is one dwelling unit to the acre,or a maximum of four for this parcel. The applicant is proposing a total of 15 homes in this area and as proposed does not meet the development standards of the R-1 zone. If the R-5 rezone is granted,then up to 13 additional homes with the existing two homes is possible. This proposal is expected to generate approximately 592 vehicle trips per week day. The primary access would be from Burnett Avenue N and the street would be 42 feet wide with curb,gutter and sidewalk. The current location of this street with Burnett Avenue N meets the sight distance requirements of AASHTO. The secondary point of entrance to the plat is N 26th Street. Applicant is required to construct a 28 foot wide roadway at N 26th,which is currently a narrow roadway. Renton School District has indicated they have the capacity for the students expected from this plat. The police and fire departments have indicated they have adequate resources to provide service to this proposed plat. The storm water runoff from the site currently drains as sheet flow into the existing creek which passes through a Labrador Preliminary Plat Appeal and Preliminary Plat Hearings File Nos.: LUA99-009,AAD LUA98-141,PP,V,R March 4, 1999 Page 10 series of culverts into Lake Washington. There are two storm water detention vaults proposed on the site. There is an existing 8 inch sewer main located in Burnett Avenue as well as N.26th Street. Because of the steepness of the slopes,the applicant requests variances from the land clearing and tree cutting ordinance in order to provide the City-required sidewalk improvements along Burnett Avenue,as well as construction of the bridge in the ravine. Ms. Henning described the policies and criteria to be met to receive a variance. The applicant requested a rezone and Ms. Henning cited the criteria to be met, including property which had not previously been considered for rezoning classification,that it is consistent with the CP elements and policies, and that it is timely. The entire City was rezoned in 1993 and at that time this parcel was divided into R-8 and R-1. The R-5 zone was not created until 1995,and therefore that designation could not be considered. According to the CP,the rezone area is permitted in the CP designation and is consistent with its elements and policies. Both the R-1 and R-5 zone satisfy the larger lot single family development described in the policies and would preserve the steep slope and wetland areas. There have been no significant changes to this area since the last area-wide rezone,and therefore this rezone could not be considered timely. Staff recommended approval of the preliminary plat, subject to conditions. The conditions included compliance with the ERC's mitigation measures and revisions to meet the applicable zoning, as well as the wetland buffer requirements including adequate building area for proposed Lots 8 through 11, a minimum 15 foot setback from the top of the slope,and a minimum 50 foot wide buffer for the wetland. Also included is a restrictive covenant recorded on the face of the plat that precludes the construction of any buildings with foundations within that 15 foot setback line,and any non-exempt structures within the required wetland buffer. Staff is further recommending establishment of a homeowner's association or maintenance agreement to maintain any common plat property or improvements, and establishment of a native growth protection easement. Staff recommended approval of the variances, but was not able to recommend approval for the rezone because there has been no significant and material change affecting the subject property. Christina Cullers,2506 Meadow Avenue N, Renton,Washington 98056, interested party herein, stated her concerns about the drainage patterns on this site, having experienced many flooding problems in the prior years from other development projects in the area. She was further concerned about the increase of traffic flow as a consequence of this project, and the reduction of her property values as a result. Joanie Job, 1127 N 28th Place, Renton, Washington 98056, interested party herein,expressed her concerns about the impact to wildlife,the increase of water runoff,the loss of trees which potentially could cause erosion,and traffic congestion. She was further concerned about the use of the existing alleyway behind her house being used by construction vehicles. Natasha Nimmo,911 N 38th Place, Renton, Washington 98056, interested party herein,expressed strong support for the appellant, and further stated that she had witnessed the eagle nesting behavior on January 31, 1999. Jim Scott, 1405 N. 28th, Renton, Washington 98056,whose property is located at the southeast corner of the proposed site,was concerned about the traffic impact on NE 26th and Meadow Avenue,which is a very narrow Labrador Preliminary Plat Appeal and Preliminary Plat Hearings File Nos.: LUA99-009,AAD LUA98-141,PP,V,R March 4, 1999 Page 11 street at this time. Ms. Henning pointed out that the ERC required NE 26th be widened to 20 feet from Park Avenue to Meadow Avenue. On 26th abutting the plat half-street improvements are required. Michael Moore, 1220 N 28th Place, Renton, Washington 98056,presented a video he had taken of the site in late October 1998,pointing out various features. He further stated his objections to the rezone and variances, citing increased drainage and traffic problems, and questioned the findings made regarding impacts to the ravine and adjacent properties. Pam Jackson,2707 Meadow Place N, Renton, Washington 98056, stated that she was not opposed to this proposal,and felt it had been very well conceived and presented. She pointed out that this property had been zoned single family housing for some time and it was inevitable that it be developed as such. Marleen Mandt, 1408 N 26th Street,Renton, Washington 98056, stated that she had been part of a group which petitioned the neighborhood regarding this project. She was concerned about the lack of traffic study done on the eastern boundary areas,and the inherent impact of the additional traffic in that area. Ms. Mandt presented several photographs of the adjacent homes and streets to stress her point. Joan Jensen,2620 Meadow Avenue N, Renton, Washington 98056,stated that because her house was on a slope up from the proposed site, she was concerned about sliding into the development at some future time. She was further concerned about the easement that runs along the eastern boundary of the property. Mr. Handmacher responded that once that property is developed,this road will not be needed by anyone. Gail Shure, 1201 N 28th Place,Renton, Washington 98056, stated she was concerned about the increased traffic,particularly onto Burnett Avenue. She questioned the slope indicated on Lots 47 and 48 and the building of homes on this slope which has a very steep drop-off. She stated that the creek is not an intermittent creek;there is not a time when it is not flowing. She also indicated that there are deer on this property and that it should be maintained as a greenbelt for wildlife. Richard Hopkins,2511 Park Place N,Renton, Washington 98056, stated his concerns pertaining to the potential traffic increase on 26th and the resulting safety hazards. He also requested that the R-1 zoning be retained as many of the adjacent lots are large and this designation is more compatible with the existing neighborhoods. Corey Thomas, Renton Fire Department, 1055 S Grady Way, Washington 98055, stated that this plat meets the existing requirements of the Fire Department--basically dead-end streets are allowed in the City of Renton up to 500 feet. Beyond that they are allowed to 700 feet maximum as long as anything beyond that is equipped with an approved fire sprinkler system. Through streets are required beyond 700 feet. The western portion of this plat could have some dead-end streets up to the 700 foot limit;the eastern portion would not be approved at all to be subdivided without some type of secondary access roadway. Kim Browne, 1003 N 28th Place,Renton, Washington 98056,presented a revised plat map which she had prepared to give an alternative which she felt was more sensitive to the environment and the area. At 5:00 p.m.the hearing was adjourned,to be continued on Tuesday, February 9, 1999. ************************************************** Labrador Preliminary Plat Appeal and Preliminary Plat Hearings File Nos.: LUA99-009,AAD LUA98-141,PP,V,R March 4, 1999 Page 12 The hearing opened on Tuesday, February 9, 1999, at 9:55 a.m. in the Council Chambers on the seventh floor of the Renton City Hall. Michael Moore, 1220 N 28th Place, Renton, Washington 98056, presented a video of the subject site which had been taken on February 8, 1999. Jim Handmacher, P. O. Box 1533, Tacoma, Washington 98401, attorney for applicant herein, stated that they have responded to the staff and neighborhood concerns regarding this project. They have relocated the entrance road twice, have counted all trees on site, have reduced the footprint of the bridge, and conducted extensive geotech research. Rick Anderson, 935 Daley, Edmonds, Washington 98020, architect for applicant herein, explained the craftsman style design theme for this project, and presented three preliminary model designs. He also presented a preliminary bridge design and explained its components. The model is designed at 46 feet wide to include the road,the sidewalk and thickness of the bridge structure. The culvert at the base would be 46 feet and the stream bed would remain the same. Tom Touma, 6632 S 191st Place, E-102, Kent, Washington 98032,applicant's project engineer, explained in detail how today's technology is used to generate the topography measurements. Regarding the bridge crossing, it has not yet been decided whether to use a concrete culvert or a CMP or metal culvert to span the creek. Tom Strong, Terra Associates, 12525 Willows Road, Kirkland, Washington 98034,wetland biologist for applicant herein, described the nesting and courtship habits of bald eagles in the Puget Sound region. He further stated there is no indication of any eagle nesting on the subject site at this time. Brad Hughes, P.O. Box 3344, Kirkland, Washington 98083, applicant herein, gave a brief history of this project, including preliminary investigation regarding zoning and environmental constraints. He stated that this project will protect the sensitive nature of the property and the proposed CC&R's would further maintain that protection. John Sadler, Terra Associates, 12525 Willows Road, Kirkland, Washington 98034, engineering geologist for the applicant herein, responded regarding the lots on the steep slope just north of the greenbelt in the southwest corner of the site. He stated that the soils were very dense, glacial till which is an inherently stable material that will stand at near vertical inclinations for long periods of time if protected from erosion. The proposed development is not going to involve the placement of any fill on that slope, nor any water runoff directed to the slope. Mr. Handmacher, P.O. Box 1533, Tacoma, Washington 98401, addressed the variance and rezone issues. He stated that the land and tree clearing variance is necessary, regardless of the type and length of bridge span selected. Despite the claims that this bridge would have a tremendous impact to the environment,there is no evidence that has been presented of any impact of this bridge to the environment or to wildlife that use the site. Labrador Preliminary Plat Appeal and Preliminary Plat Hearings File Nos.: LUA99-009,AAD LUA98-141,PP,V,R March 4, 1999 Page 13 Mr. Handmacher reviewed the criteria which much be met for a rezone, and the ways in which the applicant had met them. He concluded that even though staff had not supported the rezone,the public interest was served, applicant's property rights were preserved,and the rezone was in harmony with the purposes of the CP. Jim Scott, 1405 N. 28th,Renton, Washington 98056,an adjacent neighbor,pointed out the permanent road easement on his property,and the necessity for maintaining access to his property. Dan Brewis, 528 19th Place, Kirkland, Washington 98033,stated that he is one of the builders for this project, and confirmed the applicant's intentions to construct a quality project. Para Jackson, 2707 Meadow Place N,Renton, Washington 98056,questioned the traffic flow predictions,and what recourse was available if Meadow Avenue and 28th become heavily traveled in the future. Kim Browne, 1003 N.28th Place,Renton,Washington 98056,questioned the appropriateness of the last- minute changes made by applicant in its proposal. She was particularly concerned about the discrepancy in the tree-cutting plans for the project. She also questioned the topography markings on the various exhibits. The compatibility of the proposed project to the general neighborhood was discussed, including the location of Griffin Home to this site. Ms. Browne offered many suggestions to be considered to protect this sensitive area in the build-out of this project. She also addressed the rezone of the property,particularly growth management and the City's compliance. Timothy G. Miller, 1607 E Main, Auburn, Washington 98002,applicant's traffic engineer, addressed the issue of traffic going through the existing neighborhood to the east as a result of this project. The estimate is 15%of the traffic volume,or 10 trips through this neighborhood during peak traffic hours. Regarding the sight distance at the new location on Burnett Avenue,the requirements of AASHTO will be fully met. Neil Watts, Plan Review Supervisor, Development Services Division,City of Renton, 1055 S Grady Way, Renton, Washington 98055, responded to several earlier questions. He stated that the alley along the north side of the subject site is not a public alley and that portions of it lie on private property to the north. The developer would be limited in its ability to use this alley or do improvements to it. Regarding drainage,he stated there are several discharge points to the north that wind up directed at this property on the north property line. This project will have to tight-line those drainage points into the project drainage system. Detention requirements for this site will exceed the City's normal requirements because of the hydraulic permit conditions from Fisheries. Pertaining to the roadway to the east,the connection is needed for any platting on the east side. They could get permits for building houses on existing platted lots,but there could be no further platting on the east side without this connection. Mr. Watts detailed the pros and cons for opening up this neighborhood by development of this parcel. Regarding the easement on Mr. Scott's property, it remains in place. 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 12:15 p.m. PRELIMINARY PLAT FINDINGS.CONCLUSIONS& DECISION Having reviewed the record in this matter,the Examiner now makes and enters the following: Labrador Preliminary Plat Appeal and Preliminary Plat Hearings • File Nos.: LUA99-009,AAD LUA98-141,PP,V,R March 4, 1999 Page 14 FINDINGS: 1. The applicant,Tom Touma,for Labrador Venture L.L.C.,filed a request for approval of reclassification of property from R-1 (Single family/one unit per acre)to R-5 (Single Family/five units per acre), a 62- lot single family subdivision,together with variances to permit tree cutting and land clearing to allow two roadways to be constructed. 2. The yellow file containing the staff report,the State Environmental Policy Act(SEPA)documentation and other pertinent materials was entered into the record as Exhibit#1. 3. The Environmental Review Committee(ERC),the City's responsible official, issued a Declaration of Non-Significance-Mitigated(DNS-M)for the subject proposal. 4. The subject proposal was reviewed by all departments with an interest in the matter. 5. The subject site is located at the 2700 Block of Lake Washington Boulevard North and Burnett Avenue North. The site is located on the east side of the boulevard just southeast of the Burnett intersection. The site is located immediately adjacent to the Griffin/Friends of Youth home and wraps around it on the north and east. 6. The subject site is a very irregular parcel of approximately 15.55 acres. The parcel is almost dumb-bell shaped,being wider at the ends and bridged by a narrower middle section. The parcel is approximately 1440 feet long(east to west)by approximately 600 feet wide. The parcel is comprised of 16 separate legal lots that would be consolidated and redivided by the new plat. 7. The parcel has very complex topography. A ravine with a stream runs from the northeast corner of the parcel generally in a west-southwest direction to the southwest corner of the parcel. The ravine is characterized by slopes that range up to and over 40 percent. The Burnett frontage along the west side of the site also has 40 percent slopes(both of these 40 percent slopes will be discussed as reasons for the variance request later in the report). The rest of the site also has slopes ranging from gentle to 25 percent or more. The more gentle slopes are located in the western and eastern portions of the site. The elevations on the site range from approximately 200 feet near the eastern edge of the site to approximately 60 feet where the site abuts Lake Washington Boulevard. 8. In addition to slope constraints,two wetlands are located on the subject site. There is one in the north central portion of the site near a dam across the ravine. The dam is approximately 12 feet tall. The wetland is approximately 7,093 square feet in size. The second wetland,approximately 20,643 square feet, is located at the southwestern corner of the site. Both wetlands are Category 2 and will not be disturbed. They are to be preserved and wetland buffers will be established around them. 9. The subject site was annexed to the City with the adoption of Ordinance 1821 enacted in March 1960. 10. The City-wide zoning that was approved in June 1993 reclassified the western portion of the site, approximately 11.12 acres,to R-8,and the eastern portion of the site,approximately 4.43 acres,to R-1. It is the eastern portion that the applicant proposes the City rezone to R-5. 11. The Comprehensive Plan for this area of the City was adopted in February 1995. 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 use but does not mandate such development without consideration of Labrador Preliminary Plat Appeal and Preliminary Plat Hearings File Nos.: LUA99-009,AAD LUA98-141,PP,V,R March 4, 1999 Page 15 other policies of the Plan. The plan suggests that the eastern acreage is suitable for Residential Rural and the western section for eight unit per acre single family residential uses. The "rural"designation may support either the current R-1 or R-5 zoning according to staff. Terrain,access and adjacent uses would be considered when reviewing any proposed changes. 12. Two existing single family homes are located on the subject site. One is located near the northeast corner of the site. The second is located in the south-central portion of the eastern section of the site. Originally both homes were going to remain. Those plans may have been altered. Offsets against fees based on the number of dwelling units would use any net changes to the site. 13. An access roadway runs along the north boundary of the site,providing access to a tier of homes located immediately north of the site. This narrow"alley"runs from Burnett to Park near its intersection with N. 28th. 14. Another access corridor runs along the eastern edge of the subject site. Both private access routes would be retained. 15. In addition to the frontages along Lake Washington Boulevard and Burnett,the site has access to an unopened segment of N.26th Street along its southeast boundary. The intersection of Park Avenue N and N. 28th Street hits the north boundary of the subject site north of the ravine. 16. The applicant proposes reclassifying the eastern 4.43 acres from R-1 to R-5 to allow increased density in the eastern section of the site. Fifteen total dwellings could be constructed on this portion of the site if it were rezoned to R-5. 17. The applicant proposes developing a total of 62 single family lots. As noted, 15 dwellings could be developed if the eastern acreage is rezoned and another 47 dwellings would be developed on the western portion of the site. 18. A roadway entering from Burnett and generally running east and then jogging to the south would cross the site and connect to N. 26th Street. In the middle of the site,this roadway would swing to the south and use a proposed earthen filled bridge to cross the ravine. The road would swing or jog back to the east and then south to N. 26th. N. 26th would be extended from the subject site to its open leg east of the subject site. The ERC required widening of this roadway between Park and Meadow. A looped road system would be created from 26th east to Meadow,north to 28th Street,west to Park and north to 28th Place back to Burnett. Currently,the developed area east and south of the subject site,generally east of Park and south of 28th, only has one method of access. Opening the roadway through the subject site would create a second access and is favored by the Fire Department(see below). 19. Two cul-de-sac roadways would be created off this main east-west roadway. One cul-de-sac would provide access to the southern area of the western lobe of the site. A second cul-de-sac would provide access to the easternmost portion of the eastern lobe of the subject site. The new,open section of N. 26th would provide access to the extreme southern portion of the eastern site. 20. The lot arrangement has been altered since the staff report and main plans were reviewed,altering lot numbers and relative locations. In general there would be two tiers of lots aligned on the north and south of the main roadway through the site. The two cul-de-sac roads and some pipestem roadways would provide access to the lots located off the main roadway. Four lots would be accessed from N. 26th at the south end of the site. Labrador Preliminary Plat Appeal and Preliminary Plat Hearings File Nos.: LUA99-009,AAD LUA98-141,PP,V,R March 4, 1999 Page 16 21. Lots 6-11 are a tier of lots located on the north side of the ravine(lot numbers vary depending on the set of plans)which are close to very steep slopes. One geotech report indicated that they may encroach on 40 percent slopes. The other report is less definitive. The applicant's submission indicates the slopes in this area are approximately 39 percent. 22. The bridge structure is controversial amongst some neighbors for two main reasons. The bridge would create a large,tall barrier and basically divide the ravine in half physically;and it would possibly increase traffic and open the quiet community east and south of the subject site to more through traffic. 23. The bridge would be constructed on fill between two retaining walls. It would not be a typical open girder support bridge. Basically the entire ravine would be filled in from bottom to top and the stream would flow through an open bottomed culvert approximately 20 feet wide burrowed through the fill. The roadway,and therefore the bridge,would create a tunnel approximately 42 feet long for the creek to flow through. The existing dam was cited as precedent but it does not come to the top of the ravine and natural ravine sidewalls and open space allow wildlife passage around the dam. This type of bridge structure would basically cut the ravine into two halves. The new bridge would require wildlife to pass under the tunnel or cross the top which would be a developed roadway. Suspending the bridge on a girder or truss structure would retain most of the natural side hills on both sides of the ravine. The second alternative has been termed much more costly but figures were not available. I-405 does provide a similar barricade for this creek east of the site. 24. Because any work to bridge the ravine will necessitate work in slopes exceeding 40 percent,a variance is required to disturb vegetation. Either the proposed fill bridge or a girder bridge would require a variance. 25. As noted in the appeal,much of the ERC's emphasis,based on soil types and slope information,was directed at erosion. The slide hazard was not judged extreme as long the as the steeper slopes were not impinged upon by buildings. The applicant will be required to maintain 15 foot setbacks from the steep slopes. Some of the slope information was not clear and some of the slopes near buildings were very close to 40 percent. 26. The City was concerned about the originally proposed western access to Burnett due to sight distance issues complicated by the topography and angle of the intersection. This intersection has been reconfigured and now meets engineering standards. In order to create this intersection and appropriate street improvements including curbs, gutters and sidewalks,the applicant will be working in an area where slopes exceed 40 percent. Another variance to remove vegetation in this area is also required. 27. City Code requires that any new lots be located within 700 feet of a dual access situation,meaning that there are two roadways that provide access to within 700 feet of the proposed development. This distance requirement is why the bridge,which would create a looped,therefore two access situation, was proposed. Both areas of the site closest to the ravine from both the east and the west are more than 700 feet from two points of access. A bridge connecting the two sides of the ravine would overcome this limitation on access. This provision would not hamper development of pre-existing parcels that may otherwise violate this requirement. 28. The development of the subject site will necessitate grading portions of the site including the intersection with Burnett and the creation of appropriate gradient roads. There will be both excavation Labrador Preliminary Plat Appeal and Preliminary Plat Hearings File Nos.: LUA99-009,AAD LUA98-141,PP,V,R March 4, 1999 Page 17 of approximately 8,000 cubic yards and filling of approximately 5,000 cubic yards. The numbers could vary depending on actual field work. 29. The site is heavily wooded with larger trees,mid-sized trees and heavy understory including on the steeper slopes. A variety of wildlife either inhabits the site or visits the site including bald eagles, woodpeckers and a variety of larger and smaller mammals. Many of these species would probably be displaced by the development of the subject site. 30. In addition to the 62 single family lots,the applicant proposes creating tracts encompassing the open spaces on either side of the proposed bridge as well as including the access right-of-way along the north boundary of the subject site. A native growth protection easement was suggested for the open space and steep slope areas. 31. The net density for the R-8 portion of the site is approximately 6.3 units per acre which falls within the range of 5 to 8 units per acre. As proposed,the R-5 density would be 4.4 which meets that zone's maximum of 5 units per acre. There is no minimum range in either the R-1 or R-5 zones. If the R-1 zoning were retained,only 4 dwellings would be permitted after the roadway and steeper undevelopable portions of the site are subtracted as provided by code. 32. The lots appear to meet the code standards for the R-8 and the R-5. The portion of the plat proposed for the eastern part of the site would not meet the R-1 zoning if the reclassification were denied. The R-8 zone permits lot areas of 4,500 square feet and greater. The R-5 zone requires lot sizes of 7,200 square feet. 33. There were some ambiguities for some of the pipestem lots which would have to be resolved with designations on the plat map. 34. Development of the proposal will generate approximately 9.55 trips per home or a total of approximately 592 trips per day for the 62 lot plat. Approximately 60 trips would occur in each of the peak hours. The traffic analysis indicated that the intersections most likely to be affected by the development have capacity and will not be adversely affected and staff concurs. • 35. Neighbors to the east are concerned that providing the bridge will encourage through vehicular travel in a currently isolated neighborhood. The bridge would also provide residents of the eastern neighborhood a shorter access to Lake Washington Boulevard. 36. The development of the subject site will generate approximately 47 students using historic school district calculations. The school district has indicated it has capacity for these students who will be assigned to schools on a space available basis. 37. The subject site will be served by the City for water and sewer service. 38. Storm water will be contained by vaults located in the eastern and western portions of the site and released to prevent erosion of the ravine. Labrador Preliminary Plat Appeal and Preliminary Plat Hearings File Nos.: LUA99-009,AAD LUA98-141,PP,V,R March 4, 1999 Page 18 CONCLUSIONS: REZONE 1. The proponent of a rezone must demonstrate that the request is in the public interest,that it will not impair the public health, safety and welfare and in addition,complies with at least one of the criteria found in Section 4-8-14,which provides in part that: a. The subject site has not been considered in a previous area-wide rezone or land use analysis; or b. The subject site is potentially designated for the new classification per the Comprehensive Plan; or c. There has been a material and substantial change in the area in which the subject site is located since the last rezoning of the property or area. The requested classification is not justified and should not be approved by the City Council. 2. The site was rezoned during a City-wide effort in 1993. The eastern portion of the subject site was specifically designated for the large lot,R-1 zoning,while the western portion of the site was designated for the more urban sized lots of R-8. Due to the irregular boundaries that separate the R-1 and R-8 portions of the site, it would appear that it was a deliberate reasoned determination. It clearly also respected property lines. The subject site and its companion Griffin home site were both designated R-1 and this might have been an effort to preserve the larger lots and slopes near the headwaters of the creek. 3. While it is true that the R-5 zoning category did not exist when the site was classified R-land so was not considered,that does not mean that it is appropriate. The current zoning is not only compatible with the Comprehensive Plan but it is compatible with the zoning on the adjacent R-1 Griffin Home parcel. The larger lots will permit the preservation of more of the open space and provide an opportunity for home ownership of larger parcels that enjoy the environmental amenities that this unique site holds. Rezoning the site to R-5 would create approximately 3 or 4 times as many lots and essentially carve up the land near the unique ravine, slopes and forests into small parcels where less of the amenities would remain. 4. It would appear that the Comprehensive Plan would permit an R-5 designation for the land designed rural residential but that does not mandate such development. Again,while there are more rugged portions of the site that might have been as suitable for R-1 as that portion that is currently zoned R-1, that does not mean that this site is unworthy of maintaining its R-1 zoning. 5. There have not been any material changes in the area since the last rezoning effort. There certainly are no changes planned for the area that were not forecasted when the Comprehensive Plan and current zoning were applied to the subject site. The City specifically designated stretches along Lake Washington Boulevard for multiple family uses,urban density single family uses and rural single family uses. There does not appear to be any compelling reason to alter this arrangement. 6. The applicant's arguments regarding the density required under the Growth Management Act is not at all persuasive. The City's current land use policies and zoning has already passed muster. The City Council was very deliberate in adopting its housing elements to make sure that the City, in total, Labrador Preliminary Plat Appeal and Preliminary Plat Hearings File Nos.: LUA99-009,AAD LUA98-141,PP,V,R March 4, 1999 Page 19 accommodated its forecasted housing units and populations. It balanced its various Zoning Districts and their respective densities and arrived at a mix of housing types to meet the required goals. The Council clearly divided the City for a mix of housing types and densities. This resulted in a variety of neighborhoods and uses separated from one another or adjacent to one another in trying to achieve a balance of larger apartments,duplex and triplex buildings and small lot and larger lot single family housing types. Courts have been very clear that during area-wide zoning initiatives a zoning line must finally be drawn somewhere, and as long as it seems fair it is acceptable to draw a line through a neighborhood and divide it into more and less dense districts. This area along Lake Washington Boulevard seems to provide a residential mix of RM-I accommodating apartments, R-8 accommodating smaller lot single family uses and R-1 accommodating larger lot single family uses. 7. There does not seem to be anything inherently wrong with the juxtaposition of the R-1 and the R-8 districts. It appears as if the natural open space and ravine as well as the then existing property lines and owerships provided the basis for the R-1 versus R-8 demarcation. There certainly is no compelling reason to alter the zoning on the subject site. 8. Therefore,the City Council should deny the application to reclassify the subject site from R 1 to R-5. PRELIMINARY PLAT 9. The proposed subdivision appears to serve the public use and interests with the exception of the eastern part of the site where existing R-1 zoning would not support the density proposed. The underlying, existing lots are entitled to be developed notwithstanding the R-1 and any access issues. In the main, developing the subject site is envisioned by both the zoning and the Comprehensive Plan. The site, while representing a fairly unique island of environmental values in a growing urban setting, is private property and is entitled to be developed. 10. Developing the site with its combined R-8 and R-1 zoning would provide a varied range of single family housing opportunities from smaller lots with less yard maintenance to larger expansive lots for those who seek additional privacy. 11. Developing a site with available urban utilities will also prevent sprawl and is in keeping with the City's own Comprehensive Plan as well as the Growth Management goals of the state and county. 12. It would appear that the subdivision on the west side of the site provides lots that meet both the dimensional requirements of the code as well as the goals to try creating rectangular lots with more or less reasonable building envelopes. That does not mean that given the impact of terrain and lot shape all lots can meet those general standards. The proposed cul-de-sac appears to provide access to areas that could not otherwise be reached by a through road. Similarly, if a bridge is not constructed,a cul- de-sac to reach interior lots near the ravine is a suitable solution to providing access to this large, irregular parcel with terrain constraints. 13. The development of the site, as limited by the geotechnical conditions regarding setback,should also prevent damage to the natural areas of the site as well as to any homes built near the ravine or steeper areas of the site. Due to the nature of the slopes and the local variation in those slopes as well as the difference in the early geotechical report regarding some of the areas that might be subject to 40 percent slopes,a third party consultant selected by the City but funded by the applicant should be used Labrador Preliminary Plat Appeal and Preliminary Plat Hearings File Nos.: LUA99-009,AAD LUA98-141,PP,V,R March 4, 1999 Page 20 to verify slope information. This new information shall govern the setbacks and constraints normally applied to any slopes determined to be constraining. 14. There is no doubt that developing this currently mainly vacant site will alter the terrain and the habitat value of the site and community. It will change the nature of the area vis-a-vis its neighbors who have grown used to this natural island in their midst. Again,such impacts were envisioned when both the Comprehensive Plan and the zoning were applied to this site. Urban noise,traffic and the introduction of lighting were anticipated but will clearly have impacts that change the character of the site and general vicinity. 15. Since there were some ambiguities for some of the pipestem lots,the applicant will have to resolve those. 16. This office will not deal with the eastside portion of the site since it is already platted and may be developed according to the underlying lot delineations. 17. There is still the issue of the need to create a looped or somewhat gridded pattern of streets. While that is an objective, it is not mandated when it is unsuitable to either the terrain or community. Clearly, emergency access is a major concern but it appears that a number of areas of the City are not easily accessible. When it can be reasonably achieved,creating a grid or loop road system is very desirable. It appears that the existing neighborhood to the east and south of the subject site have been well-served even if somewhat isolated. That does not mean that eventually a second access would not have proved crucial in fighting a fire or delivering emergency health services. This office believes that if a bridge is necessary then it should be an open girder bridge that impinges on the ravine as little as possible instead of walling the ravine and creating two somewhat isolated halves. It would minimize the extent of the variance needed but not eliminate it entirely(see below). 18. What is not clear is that the access easement running along the north edge of the site cannot be used for emergency access in an extreme emergency. If the bridge is not appropriate,the applicant should be required to improve that"alley" for emergency access. In addition, if necessary for public health and safety,the City could acquire a public right-of-way over that roadway with the applicant funding the acquisition. 19. In conclusion,the plat for the west side of the site should be approved subject to the ability to create another cul-de-sac instead of a bridge if such crossing does not become feasible. VARIANCES 20. Variances may be granted when the property generally satisfies all the conditions described in part below: a. The applicant suffers undue hardship caused by special circumstances such as: the size, shape, topography,or location where code enforcement would deprive the owner of rights and privileges enjoyed by others similarly situated; b. The granting of the variance would not materially harm either the public welfare or other property in the vicinity; Labrador Preliminary Plat Appeal and Preliminary Plat Hearings File Nos.: LUA99-009,AAD LUA98-141,PP,V,R March 4, 1999 Page 21 c. The approval will not constitute a special privilege inconsistent with the limitations on other property in the vicinity; and d. The variance is the minimum variance necessary to allow reasonable development of the subject site. The applicant's property appears ripe for some level of variance relief due to the topographic constraints found on the subject site. The need for a variance to allow the construction of a safe intersection with Burnett and the main access roadway is clear,but the variance relief sought which would fill in the entire ravine leaving a culvert and large tunnel for the creek is more than the minimum necessary. 20. The site has very steep slopes in a number of areas which would impede reasonable use of the subject site. There are steep slopes exceeding 40 percent along the western edge of the site along its Burnett frontage. The ravine is also flanked by very steep slopes. Any work in either of those areas will require disturbing vegetation whether it is to provide for a safe intersection between the new access road to the plat and Burnett,or to bridge the ravine to allow a through street and looped roadway. In order to provide safe access into the plat and provide appropriate sight distances,a variance is needed to allow the applicant to cut into the slopes along the western edge of the site. There is no other location in which safe access can be reasonably provided. While this office is not absolutely convinced a bridge is needed to link the two halves of the site, it appears that emergency concerns may require a through street. If there is no choice and alternate emergency access is not available from the northern easement,then a bridge will be necessary and what necessarily follows would be disturbance of the natural vegetation along at least some portions of the ravine's steep slopes. 21. It does not appear that granting either variance would materially harm other property in the area. While both variances will lead to the development of the subject site,normal urban development cannot be considered materially harmful to adjacent properties. If the work is done in a safe and reasonable fashion,any disturbed areas should be structurally sound after completion of the slope work. 22. It does not appear that granting either variance will be a grant of special privilege. Similar variances to work in vegetated areas of steep slopes have been approved where it would allow reasonable development of a subject property. This would not be the first ravine to support a bridge nor the first hillside to be altered to allow for roadway construction. 23. The criterion which does divide the two variances is one requiring that the variance approved be no more than the minimum,meaning that variances are only granted to the extent necessary to allow reasonable development of the subject site. Economic hardship alone does not generally allow a variance. The variance to allow the appropriate improvements along Burnett appears to be the minimum necessary to allow reasonable and safe access to the site for both vehicles and pedestrians. On the other hand,a variance that allows the bridging of the ravine by essentially filling the ravine and dividing it into two halves connected by a twenty foot wide,46 foot long tunnel is unreasonable. That is not the minimum variance necessary to allow a bridge to be built; it is merely the most expedient manner to accomplish that goal. An open trusswork or girder bridge would only need to disturb areas where the support columns were constructed and where the bridge connected to the ground on either side of the ravine. While a dam also is located to block the ravine in some fashion, it is clear from the record that it does not present a formidable obstacle to wildlife passage that filling in the entire ravine would create. Wildlife that did not want to enter a 46 foot tunnel would have to cross a roadway at the very top edges of the ravine. And while I-405 also presents an impediment to passage,further carving Labrador Preliminary Plat Appeal and Preliminary Plat Hearings File Nos.: LUA99-009,AAD LUA98-141,PP,V,R March 4, 1999 Page 22 and dividing this ecosystem does not seem appropriate. Hopefully,we have learned since the construction of I-405; one does not necessarily have to compound errors. 24. In summary,the subject site is private property and can be developed,but it contains constraints that limit its development potential. Rezoning the east side of the creek from R-1 to R-5 due to the proximity of the ravine and surrounding zoning is not justified by the record. As a matter of fact, if the criteria cited by the applicant were to hold,the City probably should just as well consider down-zoning the west side of the creek to R-5 or R-1 as consider up-zoning the east side of the property to R-5. The zoning demarcations seem appropriate in light of the area,the goal of providing a variety of zoning districts and preserving to some extent the open feeling of a portion of this unique site. The plat of the west side of the site appears generally appropriate. How the building of a bridge and the potential denial of the rezone affects that plat is hard to judge, but overall the idea of dividing the west side to accommodate dwellings in conformity with both the Comprehensive Plan and underlying zoning seems appropriate. As noted above,the variances in general would allow reasonable development of the site but the variance to allow disturbing vegetation on the slopes where a bridge may be built should be limited to only that necessary to allow an open,non-earthen filled bridge. RECOMMENDATIONS: The City Council should deny the request to reclassify the eastern 4.43 acres from R-1 to R-5. The City Council should approve the Preliminary Plat for the western 11.21 acres subject to the following conditions: 1. The applicant shall comply with the mitigation measures which were required by the ERC; 2. The applicant shall be required to redesign the plat to meet the lot size and density requirements of the zoning applicable to the plat. If the rezone is denied,the applicant would need to revise the plat to meet the R-1 zone. If the rezone is approved,the applicant would need to modify the plat to meet the development standards of the R-5 zone. 3. The applicant shall demonstrate that there is adequate building area for proposed Lots 6 through 9(see attached maps) in consideration of the required 15 foot setback form the top of slope,and minimum required 560-foot wide wetland buffer requirement. Alternatively,that applicant could revise the plat to meet the requirements. 4. The applicant shall record a restrictive covenant on the face of the plat precluding the construction of buildings with foundations within the 15 foot setback line as measured from the top or the slope,and which also precludes the construction of any non-exempt structures within required wetland buffers. A draft of the restrictive covenant language must be approved by the Development Services Division Director and the City Attorney. 5. The applicant shall establish a homeowner's association or maintenance agreement for the maintenance and repair of any common plat property or improvements. This includes the stormwater detention facilities and any tracts of land created for purposes other than for sale as single family residential lots. 6. The applicant shall establish a native growth protection easement for Tract A and Tract B as shown per the January 26, 1999 preliminary plat map submitted to the City. The easement shall be shown on the plat map and recorded on the face of the plat. Labrador Preliminary Plat Appeal and Preliminary Plat Hearings File Nos.: LUA99-009,AAD LUA98-I41,PP,V,R March 4, 1999 Page 23 7. An independent third party geotechnical consultant selected by the City but funded by the applicant shall be used to verify slope information. This new information shall govern the setbacks and constraints found in the previous conditions. 8. The applicant shall clarify access issues related to any pipestem driveways or other easement roadways or driveways. 9. The applicant shall pay for the acquisition and necessary improvements to the "alley" running along the north side of the subject property if determined that it is the only feasible method to provide access for extreme emergency conditions in the event a bridge is not constructed. 10. The eastern lots of the western half of the subject site and access to those lots may be appropriately altered if a bridge is not constructed. Such alteration may include an additional cul-de-sac turnaround as well as a connection to the alley noted in Condition 9 above. DECISION: The Variances are approved subject to the following conditions: 1. The bridge shall be an open girder or truss bridge and shall not be an earth filled structure. 2. All slopes disturbed and not used for infrastructure improvements shall be restored as soon as practical using native plant materials. The applicant shall remain responsible for maintaining all disturbed and restored areas for five years after the plat is completed to assure that the site has stabilized after disturbance. ORDERED THIS 4th day of March, 1999. FRED J. KAU AN HEARING EXAMINER TRANSMITTED THIS 4th March, 1999 to the following: Mayor Jesse Tanner Gregg Zimmerman, Plan/Bldg/PW Administrator Members, Renton Planning Commission Jim Hanson, Development Services Director Chuck Duffy, Fire Marshal Mike Kattermann, Technical Services Director Lawrence J. Warren, City Attorney Larry Meckling, Building Official Transportation Systems Division Jay Covington, Chief Administrative Officer Utilities System Division Councilperson Kathy Keolker-Wheeler Sue Carlson, Econ. Dev. Administrator South County Journal Labrador Preliminary Plat Appeal and Preliminary Plat Hearings File Nos.: LUA99-009,AAD LUA98-141,PP,V,R March 4, 1999 Page 24 Because the Parties of Record list includes approximately 150 names, it was not included in this report but is available for review in the Examiner's office. Pursuant to Title IV, Chapter 8, Section 15 of the City's Code, request for reconsideration must be filed in writing on or before 5:00 p.m.,March 18, 1999. 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 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 16,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. If the Examiner's Recommendation or Decision contains the requirement for Restrictive Covenants,the executed Covenants will be required prior to approval by City Council or 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-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 applies not only to the initial public hearing but to all Requests for Reconsideration as well as Appeals to the City Council. I i- v I I • A O I • • 7 m • 1O \ I ' /--• A _ , ii .,I - �. \`\\7 `� 1 Imo/ ,�.• e• p ._-1 1 I tri �. ` -_ yam- ay`e� I v. - IN00 �A` ;r a au1 xi •p ;, G ( , ".-- ! c. -_ l. _L' ' • • I • g ones Ave. NEI I — z Jones Ave.' NE• • ---.R--B..'-- =• ,� • . 01 l ; • ----- 1 i ' r ' ( I , I. I ._= • .d ,r., Kenewick Ave: N 70 zl E-,, Np tv•�--' • (._II_' '.I.. l•4 : I �r.a \----,...i( , Z/T 3 MI M£Z.L ST — iry t T1-17 _ • I+t�-TR�r--� -����y., T^- e' u"u 47, Ni.-.:` I a+lyla7latl •a ilFa a 25Tr, e;aTlil,l; �iuFSr-aili JLal _ v r. j t,"a _ . +Y,i : '�, i I r! I. . 1. i i . la. 29TH 5T. +4 0... 41 l 4� r w xN. 29TH ST.s e VIZ yip ii li • i•!.1...al�l ""511 brill ,4..Is a n•!.!0 . ' .I • .7 - - I /1'Yi ra+t•_ \ 1 / !:'w ,,is, ! s UTac,at as l.ias-u la s,n a{In InlSail !x , >e+ti•�Ln to d is +?.5.e+ ....,6., 44 C:14 t \� x±; °i-- L7 I !rV 'n w '© ;+I� I _ _ •.� _'6__L__:j^'�',.II = - l{I v l u r[p� N. 28TH PL. ax _ ; L'I b t't r--- ����ti L �x wt '�r'r--��I �'p''I�I • ® 101 ;I I , 11t� �LJ.II i,i�' \ 'C 1. 7. 1. L:—r�.Lf i�i��.11.t 0112�. II�1 ,{�17;=! '©I Pi N,tEl1l`4J , s. ._. I. n ; ' • \ \. ���� .a: v.'t •�$7A • • a �"N. —'BTH —•-�,�•ST.•—. .`' ' \ \ p �• n.r us „r. FS (�^_f LJ ,1I8 ! u. 4 E GE' . 1 \ • rmG • JAMES L.6 PARS M ' rn 1 \ V ® \\LELAND F. MARENANOS °t4 PE7ERSOn LPEUTENOFNIn'•Apr r i✓-t uI f.'*,e� r • �.x -/`1�• a - E a Y E.O.5"RIOE �as4 •�Q ° • N. \\ \` �,' FONTAnA ''�•- ELAND F.PETERSON iri it Cjy'{•t4t 1,E urr. 4.Ft,e IL tt-�M 4.1 �. •., s o i 21 2-�.W_,... t t .. d �`' 31 • , 30 ;/ ' ♦ tom , l 33 .�.r MI LL9 CaI e. I '2.1 O \` ,/" ' ..tt•^•( t ,. ^rti .e+��•ri" r iy EZ?..�' _,t?^,, IS I7� 'A.r or N L - "^ 29 i N. 26TH ST. VII \ `"i. -73�a a ..la7•„_.5' o. F. [.•1s"a. ''` 1 • • • let a� i i- \ c- ;/' 'Ili:. 71 ,,,.,,ifirCi 3�- 0 3iigE ` - i,rr,rarri.-,4 a ,A! ' lct :2. wi t �-'1 PORTION OF THE N W 1/4 OF THE N W 1/4 OF SEC 5, TWN 23 N., RHH 5 E, WM. I I I I I .A I e7 I ., I •s 1 II 1 u l 4. 1 •1 1 4p 1 lr I se I( "7 I J6 I1 is lid 1 71 132 1 31 1.1. I .9 lie 127 I.6 I Z I•i 11 I Sr' I ,u I I I I I I I I co.'mummies LAX WASNINGICN IGAROCN Or WIN NO II I I I I I I I I -_...-..I GRAPHIC SCALE - • .� J K 111 J- .- _I .- 1. -1_.-I _.L_ -I_ __I----L-- L._J_.J-_1__L_1_J__I_-L-1 -1--.-.I_ _L._L._._I ._-J I'- -- - _ - _ ;� -11 es 1:•' -- N 28TH PL _.. Q 43 �� (soMI1w Of; `. 1"I -'11C I. r(r--1- ----I - - 1----I--r--T--T--1- -L----L- - I- --r--I--T-- - 1- i--T--L--I---I--T---1 - -11 ., I 1.1 II I I I I y�II I I I I I I I I I I I I I I I I I I I I' I 1 Ni�`•11 1 I II` 1 I , I t 114 r [, I 7 I e I ? 1 IJ 1 11 I I '3 I 11 1 rt I IA I 17 I le I 19 11O I 11 1 ii T i t 1 11 1 t I I. r4114A11-S IAl Ir•Sr11N.•I,:.I i.ALI 1•4 •r• 'PIN II.' I 1 A IL `I'1 :1! ...' ',Au ... I I I I Nes'O�!°i. I I I eti&9R 11 I I I I I rlsr'"`r "`1 I �. I. I 2 �� , .Y r�r a �c.tP�1.... I "tP!r�{'�'�_I I w r�c1as .t (iwteo�� r '1$TH SST m .1 r— — � I I I l.i_III '/! �111h;F:• I 2� g5' 62 6I6W0 37 5e ,3.7 .34 S.t L I-\ .y { I aw. 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I I EAR i-iial-e°Aoi-ieii Li Ci '�\ \ / / \ _fir•,• LAND SURVEYOR Z 2 • \ 9� \ / \• wArrOW i-.ra-rar_oru LIJ Cc -- H \ \\ I iN �_ m • �Ir>•• 1•• Fes•+(��1�r•.,:-.4 I \ \ •1�.I•MOla'a•• //MEW 1. t1 PLAT DATA •tt!• rf:1•rrrlFrl•!!u•t ly l_ /I _- �.:. �• t4:•.�.•316fm \ /tt.�f/10��tf1•!i•LI�t}r:al1 IOTN AREA r!!!.M(S �•i rM 'eat 1E4/ 1=1/tLY��ll➢•!td(l�t•:S'4YlIr .../ R-I IOr�[AK. /I.1/ACRES �r•C�!'!11Fl• \ Sta1•lfs,IM1lRl �s//,= !•r •o..c�••4.-n•�Sya,.•=1 c1��' ����••Felio +4• \ �\ �n�i ap�� i_ �� J�n �•ii�E �l�,flL�i•j`�5�� r.. No or Lors -.a Lon �1t• ! Off' • p ! 1� Qir�: • Frlt' �br• \ \ �rqq•• I•• 1• I•!'Y4 a t+#� yl�! ,1�t![eA�! I • Oe SCORES R 242AC } ♦ �` 'I•• 1•!�'rur `+ i•� �t � r rou Ro AAfA' /ER:c \ a •MINIM •I•• Aeal e��:r)a�r ��L�l� ;•ass _!e ■ / �Rl•rNfiflY.f �tr' • I•• sI_ rrI•!'Y r Al `(!•� >•�� I—�IF Y Ofwlrrr.)/).N-f..wrS%Cwr �I P."( W r�.I•r.Ta!n�ir•.•I• \ ''u •a;l•••>a• L•iFel?' �l mfR•Sr;FF rn'ri+R/)1� Strom!a.I��hl(a11••�tA:I��rs(Idar � ��•t'•I1t 1�llet����lE r / a'.N.- 4. �.r•srtnrmsrl! \ srna!}r•:1•omulFi([moompD m....w •.. s9.„` ,.lI ...,rNe� ... / R-!ZONC NO.Or tors---r! Lars aU ACA[S •WQ•i • \ S� "a�!I_�flf•:•1•� ulr t4!•rl{la"��fl1uttl•�fll�tlr a r ;/W AREA---.0 77 AC ifaRRr n•n •Yl \ S{{tt>• •}'i1� r•l•�[' EE.,F((ppJJy1111 'k,'lam a�S � '}{A]r I o1.u r -o7e.c r �tr•I�Fx..I� t A•�•' SCF{ :l�r'S =P5tJ1 HAZARD AREA•or i•C et*. \ =ii• 1 li i�E} .� ��'Fr� =�-_it1'(2= } �rF__b'e�,r 1 roua a•c o..,,,„ \ IETI•l..a•_I•�AtI••,E.1=8.M.Fk r.:Y =ud>•Rj•_1:69,.IUN=E 0,y OEN9-rs/a.0-SO wars%uRE rx ar. PM \ �iij♦iF�.>:••f i.➢CII✓��i J... s4r�llR.+� 1!•ElLif}�t '>`Dr I TRACT'A•-1.53 ACRES . I TR•cr V.-an ACRES Nrn,iN w� ZOME P"••,.r.. ` MACE Y•-e27 ACRES TRACT b•-O.T ACRES F MACE••- IONS 00e AES 6 J> 8.ta' S e f F Charles and Gayle Shure Mr. & Mrs. James Brundage Michelle Wright 1201 Nora h 28th Place 1440 North 28th Street 1321 North 28th Street Renton, 'LJA 98056 Renton, WA 98056 Renton, WA 98056 Susan and Rich Hopkins David and Sandi Sagar Odell and Shirley Milliren 2511 Par Place North 1025 North 28th Place 1020 North 28th Place Renton, WA 98056 Renton, WA 98056 Renton, WA 98056 Brian and Anja Shives Tina and Jerry Cullers Mr. and Mrs. James Scott 2803 Burnett Avenue North 2506 Meadow Avenuke North 1405 North 28th Renton, 'NA 98056 Renton, WA 98056 Renton, WA 98056 Kim and Theo Browne Marlene Mandt Song Qiao 1003 No th 28th Place 1408 North 26th St. 1412 North 26th Street Renton, NA 98056 Renton, WA 98056 Renton, WA 98056 Dean and Kim Schellert Don and Patricia Rosburg M.L. and Zoe Gibson 1013 North 28th Place 1402 North 26th Street 1215 North 28th Place Renton, WA 98056 Renton, WA 98056 Renton, WA 98056 Barbara Smith Robert and Esther Miller LaVeme and Mary Jo Graves 1308 N()rth 26th Street 1121 North 28th Place 905 North 28th Place Renton, WA 98056 Renton, WA 98056 Renton, WA 98056 Steve E nd Julie Wasson Manfred and Anne Hansen Rich Wagner 2515 P irk Place North 1221 North 26th Street Baylis Brand Wagner Architects Renton WA 98056 Renton, WA 98056 10801 Main Street Bellevue, WA 98004 Dean and Cynthia Schumacher Cindy and Eric Kom Nancy Stark 1116 North 28th Place 1211 North 28th Place Mark Mykel Rentor, WA 98056 Renton, WA 98056 1409 North 26th Street Renton, WA 98056 Bill and Madeline Arrigoni G.R. Gardener Gary and Deborah Parker 907 Nr,rth 34th Street 2100 Lake Washington Blvd N, #84 1301 North 26th Street Renton, WA 98056 Renton, WA 98056 Renton, WA 98056 JOHN SADLER DAN BREWIS TIMOTHY MILLER TERRA Assoc. 528 19TH PLACE 1607 E MAIN 1252E WILLOWS ROAD KIRKLAND, WA 98033 AUBURN, WA 98002 KIRKLAND, WA 98034 Leigh and Marcie Johanson Donald and Neva Dallas J. Stachowiak 1006 North 30th Street 916 North 30th Street 902 North 30th Street Renton, WA 98056 Renton, WA 98056 Renton, WA 98056 Ernie Guntle Denise Jorgensen Charmaine Spomer 814 North 30th Street 1224 North 28th Place 2814 Park Avenue North Renton, WA 98056 Renton, WA 98056 Renton, WA 98056 Kevin M. Seripser Violet Hanahan BRAD HUGHES LABRADOR VENTURES 2815 Park Avenue North 2808 Park Avenue North PO Box 3344 Renton, WA 98056 Renton, WA 98056 KRIKLAND, WA 98083 Patricia Banasky Kay McCord Gary and Paula DuBois 1401 North 26th Street 2802 Park Avenue North 2415 Park Place North Renton, WA 98056 Renton, WA 98056 Renton, WA 98056 Alice Shay Kathleen Gianini Jean Olds 1411 North 26th Street 1311 North 26th Street 1314 North 26th Street Renton, WA 98056 Renton, WA 98056 Renton, WA 98056 Chuck Logan Patrick McDonald Sharon Mullinaux 2611 Meadow Avenue North 1405 North 24th Street 1415 North 24th Street Renton, WA 98056 Renton, WA 98056 Renton, WA 980565 Andie Jorgenson Walter and Maxine Grieser Richard and Catherine Galviln 2411 Garden Court North 2423 Garden Court North 2407 Garden Court North Renton, WA 98056 Renton, WA 98056 Renton, WA 98056 JOHN PETERSON 21033 120TH AVENUE SE Roger and Carla Fleming Roger and Shelly O'Brien KENT, WA 98031 1404 North 24th Street 2407 Meadow Avenue North Renton, WA 98056 Renton, WA 98056 Richard and Sandy Basquette Michael Stork Dean Hobart 1512 North 24th Street 2219 Meadow Avenue North 123 - 141st Place NE Renton, WA 98056 Renton, WA 98056 Bellevue, WA 98007 J.H. McTigde Resident Michael Moore 2701 Meadow Place North 1314 North 26th St 1220 North 28th Place Renton, W A 98056 Renton, WA 98056 Renton, WA 98056 Loretta Mc ore Bruce and Marina Koch Renee Perrault 1204 North 28th Place 2900 Park Avenue North 2520 Park Place North Renton, V1 A 98056 Renton, WA 98056 Renton, WA 98056 Gary Arnc Id Steven and Joan Geffre Loretta Lyonais 2520 Pares Place North 2625 Meadow Place North 2820 Park Avenue North Renton, VIA 98056 Renton, WA 98056 Renton, WA 98056 Nancy Hclma Paul Undino Clark and Mary Boyce Betty Holrna Judy Johnston 1108 North 29th Street 1409 Norl h 24th Street 1325 North 24th Street Renton, WA 98056 Renton, WA 98056 Renton, WA 98056 Thelma €utherland Win Clow Thomas Dunham 1205 North 29th Street 2616 Meadow Avenue North 1014 North 29th Street Renton, \VA 98056 Renton, Wal 98056 Renton, WA 98056 Lew Jon(s Gary and Marcie Palmer Scott and Savitha Finch 1401 North 24th Street 2507 Park Place North 929 North 28th Place Renton, WA 98056 Renton, WA 98056 Renton, WA 98056 Natasha Nimmo Dora Dones Lorri Murashige 911 Nort-1 28th Place PO Box 625 2002 Aberdeen Place NE Renton, 'NA 98056 Renton, WA 98057 Renton, WA 98056 Helen Iv anich Christine Reid Ray Neria 2907 Park Avenue North 1409 North 28th Street 1024 North 30th Street Renton, WA 98056 Renton, WA 98056 Renton, WA 98056 Carol Jc hnson Resident Frank and Madlyne Delgado 1309 Ncrth 28th Street 1307 North 28th Street 1303 North 28th Street Renton, WA 98056 Renton, WA 98056 Renton, WA 98056 TOM TOUMA RICK ANDERSON TOM STRONG 6632 S 191ST PLACE E-102 935 DALEY TERRA Assoc. KENT, WA 98032 EDMONDS, WA 98020 12525 WILLOWS RD KIRKLAND, WA 98034 Michael Korfandy Douglas Stark Wm Lynn Weller 1003 North 29th Street 1009 North 28th Place 922 North 28th Place Renton, WA 98056 Renton, WA 98056 Renton, WA 98056 Trudy Neumann Steve and Jennifer Elllis Pat Elliso 922 North 28th Place 910 North 28th Place 1001 North 36th Street Renton, WA 98056 Renton, WA 98056 Renton, WA 98056 James Montgomery Resident Pamela Mancinelli 2807 Burnett Avenue North 2815 Burnett Avenue North 2910 Burnett Avenue North Renton, WA 98056 Renton, WA 98056 Renton, WA 98056 Mary Running Helen Pfeifle Myrtle Larson 819 North 30th Street 812 North 30th Street 718 North 30th Street Renton, WA 98056 Renton, WA 98056 Renton, WA 98056 Penny Hanson Ann Spreud Alison Allen 1206 North 30th Street 1213 North 30th Street 1217 North 30th Street Renton, WA 98056 Renton, WA 98056 Renton, WA 98056 Mike Seaman Resident Betsy Jansen 1203 North 30th Street 1115 North 30th Street 1109 North 30th Street Renton, WA 98056 Renton, WA 98056 Renton, WA 98056 Doy King Donna Evans Robert Tritsvold 1103 North 30th Street 1017 North 30th Street 1007 North 30th Street Renton, WA 98056 Renton, WA 98056 Renton, WA 98056 Chauncey and Gwenyth Betts Martin Hadfield Robyn Goodwin 1014 North 30th Street 1116 North 30th Street 1102 North 30th Street Renton, WA 98056 Renton, WA 98056 Renton, WA 98056 Aldene Warman Jim Lilly Eric Folks 1104 North 30th Street 1212 North 30th Street 1118 North 30th Street Renton, WA 98056 Renton, WA 98056 Renton, WA 98056 William LE ngyec Warren and Paula Madat William Jensen 1436 Nortli 28th Street 1428 North 28th Street 1432 North 28th Street Renton, VI'A 98056 Renton, WA 98056 Renton, WA 98056 Tanya and Larry Posey Nicolle Willner P. Scott 1416 Nort i 28th Street 1412 North 28th Street 1402 North 28th Street Renton, VIA 98056 Renton, WA 98056 Renton, WA 98056 Jeanne K Hughes Wayne Gills Petrude W. Olds, Jr. 1421 Nor h 28th Street 1444 North 28th Street 1314 North 26th Street Renton, 1,JA 98056 Renton, WA 98056 Renton, WA 98056 Helen W gods Mr. and Mrs. Tino Contreur Deborah Colombi 1109 North 28th Place 1105 North 28th Place 1209 North 29th Street Renton, I VA 98056 Renton, WA 98056 Renton, WA 98056 Resident Chantelle Wagner Albert Casper 1214 North 29th Street 1201 North 29th Street 1202 North 29th Street Renton, 'NA 98056 Renton, WA 98056 Renton, WA 98056 Robert E oerschel Laura Clawsen Debra Malachi 1113 North 29th Street 1112 North 29th Street 1021 North 29th Street Renton, NA 98056 Renton, WA 98056 Renton, WA 98056 Thomas Dunham Mary Paulus Patricia Burnett 1014 Ncrth 29th Street 1010 North 29th Street 1004 North 29th Street Renton, WA 98056 Renton, WA 98056 Renton, WA 98056 Marty and Maura Capadina Carlie Alari Jack and Peggy Solwoniuk 912 Nor.h 29th Street 2608 Camas Avenue NE 906 North 29th Street Renton, WA 98056 Renton, WA 98056 Renton, WA 98056 James""empleman Joan Jensen Lois Motthe 903 North 29th Street 2621 Meadow Place North 1000 North 29th Street Renton WA 98056 Renton, WA 98056 Renton, WA 98056 Pam Jackson Joni Job Wynnlee Crisp 2707 Meadow Place North 1127 North 28th Place 2100 NE 31st Street Renton, IWA 98056 Renton, WA 98056 Renton, WA 98056 Peter Hartley Charles Jensen Robert and Marjory Kaufmann 2815 Burnett Avenue North 2621 Meadow Place North 2820 Burnett Avenue North Renton, WA 98056 Renton, WA 98056 Renton, WA 98056 James V. Handmacher Beth Olsen Bonneville,Viert,Morton & McGoldrick 872 SE 25th Court 820 "A" Street, Suite 600 Hillsboro, OR 97123 P.O. Box 1533 Tacoma, WA 98401-1533 COUNCIL REFERRAL TO ADMINISTRATION TO: Fred Kaufman DATE: 01/12/99 FROM: Marilyn Petersen LOG#: 99005-C On 01/25/99, Council referred the following: Recommendation from Park Board regarding preservation of open space in Labrador subdivision proposal. Referred to Hearing Examiner as exhibit in land use application process.l Please respond by: Prepare memo to Councilmembers via Mayor. (After Mayor's approval, Mayor's secretary will copy for Council and Clerk and return copy to you.) Prepare memo to Councilmembers via Mayor and include attached letter with memo. (After Mayor's approval, Mayor's secretary will copy for Council and Clerk and return copy to you.) Prepare letter(s)to citizen/agency and submit to Mayor for approval. (After Mayor signs off, Mayor's secretary will copy for Council and Clerk and return to you for mailing.) Schedule matter on Council committee agenda. Call Council secretary ASAP. (Copy of response to City Clerk not required.) XX Other: No response required. PLEASE REFERENCE LOG NUMBER ON ALL LETTERS. Please complete request at public hearing. Thank you. Request completed on Staff time to prepare response Comments CITY OF RENTON Community Services Department C�OF-REh� .67 MEMORANDUM TO: King Parker, City Council President and Renton City Council Members FROM: Tim Searing, Ch • Park Board RE: Labrador Plat DATE: January 20, 1999 Kim Browne, a resident of Kennydale, made a presentation to the Renton City Council on November 23, 1998, asking that the City preserve additional land along the north bank of the Kennydale Creek ravine as part of the Labrador Subdivision proposal, in the area of the plat identified as Lots 8-12. She also asked that a public trail corridor be established through portions of this greenway. The matter was referred by the City Council to the Park Board. The Park Board discussed the issue at our meetings of December 8, 1998 and January 12, 1999. Additional information was presented to the Board by Ms. Browne in a report dated January 11, 1999, and a staff report was prepared on January 12, 1999. At our meeting of January 12, 1999, the Park Board unanimously supported the staff recommendation presented in the January 12, 1999 report to the Park Board. While we agree that the subject property contains many of the benefits cited by Ms. Browne, we believe that the probable cost to acquire this property outweighs the benefits to the community. However, we encourage the City to work with the developer to increase the amount of land preserved along Kennydale Creek within lots 8-12 of the current development proposal. We support the current plan to retain this as natural open space via a Native Growth Protection Easement (NGPE) rather than to dedicate the property to the public. If the developer is willing to preserve additional land within lots 8-12 as part of the NGPE, the Park Board would not object to waiving all or parts of the required park mitigation fee to achieve this purpose. A related request also promoted the use of a portion of the Kennydale Creek greenway as a public use trail in accordance with the City's Comprehensive Trail Plan. Because of the proliferation of small privately held property in the planned trail corridor, together with the steep and erosive slopes in many areas, we recommend against establishing a public trail in this area. If you have any questions, feel free to contact either myself or Jim Shepherd, Community Services Administrator, at 425-430-6605. 99G015nd CITY OF RENTON Community Services Department OF REA.T •a C.TD Off. MEMORANDUM TO: Park Board FROM: Glenn Kost RE: Labrador Plat DATE: January 12, 1999 Kim Browne, a resident of Kennydale, has requested that the City preserve additional land along the north slope of the Kennydale Creek ravine, just east of Lake Washington Boulevard. This request responds to a residential development proposal on approximately 15.5 acres of land lying on both sides of the Kennydale Creek ravine. Information prepared by Ms. Browne in support of this request, together with a petition signed by 53 area residents, is attached. This request was originally presented to the City Council on November 23, 1998, and referred to the Park Board for a recommendation. A preliminary plat of the proposed Labrador subdivision has undergone initial City development review. A public hearing is scheduled for January 26, 1999. The current proposal contains sixty-two (62) single-family residential lots. The developer has proposed to retain approximately 2.9 acres of land along the Kennydale Creek in a Native Growth Protection Easement (NGPE), to be owned by a homeowners' association that would be created as part of the development proposal. The land proposed for preservation is steeply sloping and heavily wooded land along the banks of Kennydale Creek that is already protected from development by City ordinance (Stream Setback and Sensitive Area Ordinance). Ms. Browne is requesting that the land currently identified as lots 8-12 be added to the NGPE, citing increased erosion protection, wildlife habitat preservation, and visual relief(refer to attached January 11 report). The property is similar to the area already protected in that it is also heavily wooded and steeply sloping, though not as steep (26-40%) as the proposed NGPE (over 40%). City ordinance allows development on slopes between 26 and 40% if special measures are taken. The Parks staff has reviewed the development proposal and shares some of the residents' concerns. Our main concern is the potential for increased erosion into Kennydale Creek, which exits into Lake Washington at Coulon Park. We are already experiencing the effects of erosion along Kennydale Creek, and are currently working with the State Department of Fish and Wildlife to complete a dredging project in Coulon Park at the mouth of the creek. Additional Park Board January 12, 1999 Page 2 erosion will worsen this situation. We also support the desire to preserve additional wildlife habitat along natural corridors such as Kennydale Creek for the reasons cited above. This desire must be weighed against the cost to achieve these goals. Though we have not been able to determine a final cost to preserve lots 8-12, it is likely to be in the $200,000- $300,000 range. Depending on the final lot inventory, the parks mitigation fees associated with this development are estimated to be in the range of$30,000. The staff recommends that the City work with the developer to increase the amount of land preserved within the NGPE of the Kennydale Creek ravine, specifically within lots 8-12 of the current proposal, and further recommends that mitigation fees from this proposal be used to preserve additional land. This recommendation is made with the understanding that the City retains no ownership or management interest in the land, but would support the developer's proposal to transfer ownership of the NGPE to a future homeowners' association created as part of the subdivision process. Ms. Browne has also requested that a trail corridor be established through this greenway, though this issue is not among those included on the petition. The ravine contains an existing sewer line and easement that provides a usable trail surface along the north edge of the creek, then crosses the creek and continues southeast along an unimproved right-of-way behind (east of) the Griffin Home. At that point, the corridor"disappears" onto private property. This trail is part of a network of trails recommended as part of the City's Comprehensive Trails Plan. The "Kennydale Creek"trail is proposed to connect to the "Pacific Coast Railroad" trail, which would ultimately link to Coulon Park. Unfortunately, much of the former Pacific Coast Railroad right-of-way is a patchwork of private property acquired over the years by individual property owners in the area. This, combined with the steep and erodable land that would be needed to assemble the trail corridor, renders much of the recommended trail network unfeasible or impractical as a community trail. We would, therefore, recommend against the City's involvement in acquiring or managing a public trail as part of the Labrador subdivision, and will also recommend deleting this trail system from our Comprehensive Plan. However, we would encourage the residents to work with the developer to include language in the NGPE or subdivision covenants that would allow the use of the greenway for trail purposes. 99G006nd KENNYDALE CREEK RAVINE GREEN SPACE PRESERVATION PROPOSAL Submitted to City of Renton Park Board: Cynthia Burns Robert Logue Joan Moffatt Michael O'Donin Ronald Regis Marge Richter Tim Searing Submitted By: Kim Browne 1003 N 28th Place Renton, WA 98056 January 11, 1999 KENNYDALE CREEK RAVINE GREEN SPACE BENEFITS OF PRESERVATION: 0 BIRD & ANIMAL SANCTUARY According to Wildlife report done for site, forested wetlands associated with the stream channel are likely to have a relatively high diversity of animal species including salamanders, frogs, woodpeckers, chichadee warbler, sparrow, opossum, deer mouse, oregon role and raccoon. Other animals that use the habitat include eagles, deer, and sensitive wildlife species including the pileated woodpecker, band-tailed pigeon and Columbia black-tailed deer. 0 CREEK & WETLAND PROTECTION The a ea requested to be preserved contains highly erodable soils (see geote hnical map). Allowing development on the subject area would increa e the potential for erosion into the creek and lower wetland. Other contaminants associated with residential uses including oil, fertili ers and pesticides would enter the creek, wetlands, and Lake Washi gton. 0 FORESTED TRAIL CORRIDOR The ravine currently has a useable trail surface created by the City's sewer line easement. The trail surroundings include dense trees and they are peaceful and natural. If the land on the ravine slopes were preser✓ed as open space, the desirability of creating a Kennydale Creek interpretive trail would be enhanced (see copy of Trails Plan). With development, the aesthetic quality of the ravine corridor would be highly diminished. The trail would be an easily accessible area to bring school children to learn about nature and wetland and stream restoration. BUFFERING RESIDENTIAL & RECREATIONAL USES Preservation of the ravine slope (lots 8-12) would provide a buffer between a future trail along Kennydale Creek. It would also enhance the visitor's experience from within Gene Coulon. The subject are is very visible from Gene Coulon and contributes to the beautiful back drop of the park. Preservation would also add more of a buffer between an institutional use (Griffin Home) and proposed residential uses to the North. NEIGHBORHOOD GREEN SPACE At present, the South Kennydale area is very green and picturesque. As the maps show, this area will be experiencing tremendous change over the next few years. Most of the green spaces will be transformed into residential uses. I request that the City take actions to preserve just a small, most valuable part of the areas existing green spaces. The result will be a balance between development and preservation. MONEY SOURCES Future development in the area will generate over $120,000 in parks mitigation fees. This money could be used to purchase the ravine area requested to be protected. ' .e r r 1! . i' sl I\ a tY ` ` w i...,..,- . :01c, 1 t J a I, -EWTh t' '''-4-1 . F Z— s,��-0-- gii:iiii , t RE K W� co — L PI W��( > Q eel / O / -4)_4 4.ta 'V ', All 11 :I% %, / - ah • / �-`-t -Q 1111" 1►K SE 1st t �ll'KYt`yi. �, NE31stSt e .11jc N . t tie? % NI . r lYi 4051111 24t St 1111 ■ �tt� �i\ L.f' 1 MIN I > -,, �• , 'ul' i.' . • �,• � `' \� _� � NE •upset :Iv• d� , - 'i , 0 : ;m � _ 66, v/ 0 !� s , r' , . t-4os NE 12th LE 1 ..\ i :77, ,... imillnik' -t- . N". Ili , ; .4 Lc. i_j ..t; ;Ea. 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S ID+$ LEGEND: 9 APPROXIMATE LOCATION OF PREVIOUS TEST PR •••• eossi bk. ruck-acjorcrivE Ir.All- BY TERRA ASSOCIATES 5i APPROXIMATE LOCATION OF CURRENT TEST PIT REFERENCE: BY TERRA ASSOCIATES (11/13/98) EXPLORATION LOCATION PLAN PRELIMINARY PLAT PLAN PREPARED AND PROVIDED BY '6' ... TERRA LABRADOR LAKE WASHINGTON PROPER11' SHADED AREA REPRESENTS APPROXIMATE EROSION TOUMA ENGINEERS, JOB No. 741-001-981, SHEET 3 ..... \ ASSOCIATES RENTON, WASHINGTON HAZARD AREA OF 6, DATED NOVEMBER, 1998. " ;. •Geotechnicol Consultants Proj.No. 4106-3 Dote NOV. 1998 Figure 2 V-uTu12..4 D vEwp e•lv-t 1-10 S . -NNyn1-I-G N.28th St. /////////// /////// //////// ////// O ////// ///// ///// / / /////////// N. 26th St. ////////// t w N.E. 24th St. 1... _ z °' `:• N. 24th St. m 4 4 N NNE ,•.'•. O 0- •. N.E. 20th St. LAKE / WASHINGTON •:(:): 41 Park Entrance —P- . u; z z N.E. 16th St. m m Q 6 d a) m v GENE COULON N.E.14th St. MEMORIAL co BEACH PARK Park N.E. 12th St. Entrance /°.-4 c�1 y oc Qa \-\ • Legend 1. 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' : "`,,A:o, } -fi • KENNYDALE CREEK TRAIL ri: s� •; srl.X ". :" 14-1 ; =it ' Recommended yf �). - "Sr:..• .' a '..-,i 3;4,:. i• + t Route:This trail begins at Kennydale Creek ,: •i::',,,6 ;\ - -,3•.;- l ` off of Lake Washington proceedst' '•- .t- X•:- �y:.1,; t• • ,, gt Blvd. and southeasterly ;r � > >►�`''��`" r. � •� +F ;.:4 , f along the utility right-of-way with a possible connection to r''+�ts• p --.� k ;.r. J.: •.: the Pacific Coast Railroad Trail e.r� : � ,,{ S.<:(1• 1', `'•,tom ^'' a ..�t ":. :a; , ,,b;- -:, •)Vs;;• ¢.� Opportunities/ ties: Kennydale ..��y r,• 'a,: n ,. , Opportunities/Amenities: The Creek Trail will ':: rt. ,sus ` Provide access through the Lake Washington greenbelt An `''k` K .s?` i ` _ additional open space amenity will be Z :.• ` f':%''• J. offered ���'P P if sufficient �,;r �..� ,; , -.:�.�'�r<c': •r,,..;• r,.�t' �:�'' right-of-way along the creek can be secured. Reclamation ' • 4: -. ►:.* S rt�'`� Y `'` �k' ' •.•„T. is byj-�5.f' -✓.,' .L r.7! •r }`:yy ~•i. • efforts could restore the creek in those areas where it has :,;;ka .' r:-,7:r: .A1 �,.- .�- `;-''` 1 been artificially altered. This typerestoration of ` •�'� i. "�, �''- r�; was suc- lY- •.-, r • •.- cessfully carried out in the lower section of Kennydale �.`; •,-,' ')1t ' `; , ,` '; Creek,where itpasses through �' ;''''"'• �'" ' ' .v Gene Coulon Parks :Ytr `1v -.s Restoration and recreational development along Kennydale •►`1,�.'44r4LI: 1'E`/ • '• .: '�;� 'e Creek could provide an excellent educational resource. .`'r'4 ;.'::;" • }• ; •� ,r People could walk along the creek from its source down to - . '1=.a• � r ="^�. `- 1 k its mouth at Lake Washington in Gene Coulon Park. En- route f- �'' '`'�'` t '�"�'- r�ar?'{ they could learn about wetland restoration effort '-. through interpretive signage. .�.� ,- - . r,� ;• -_ • `^ !i R a connection can be made to the Pacific Coast Railroad .,•;. - " _ .r ,,,i- 1 -. . Trail,a loop can be formed utilizing the Kennydale Creek, ,�,r���� 'ate, . . .. .;_ ' • Pacific Coast Railroad,and Lake Washington Trails. ...2.4... s. -- . rr'",•• • •_ e t' �; ��� , Constra •� i ;':�iM1 �� .Y i 1. =1- Ints:The grade is steep up to the Pacific Coast s ,.••••1 �''` '. ;A►-�,;,'1. -- ••.r; , . Railroad right-of-way, � ; rrj•..,, a �.' . requiring switchbacks to connect •. .=�.,.,; •,,,��. 1,,,,,,•. ``-. • ....4,_I •err•,,.,= • • .43t: "- - .- ..F t .2�` f ' -*� , The trail route and the ; .,`�:s' 1.-� `.. ', creek are in private ownership. • Prase • • ,� -;'�,'�•�`•.� .�•S �. •rid,�� '��;.- ntly the utility easement is dedicated to the City of •:A ,,;'." `• =t.F ,..7V i .c • rY Renton for that purpose only. +'�° {t'�` s :f r r�1 .10 . ,%..;z• •,. • r 't s .L ;�f, '~'•• r•• A.:--:v..:Wi , Feasibility: y -� 4 •-`7. ,'. The Kennydale Creek Trail is feasible spatially .: :.,^.,- • •,i .+; -dr ... ..:'' . - and environmentally. However, propertyP Y s'•.-A• - • + -r •.••„�=. .`.`,i�`M' have owners would ..,._:i'• •- --; �' �;� ..':'�:'�. is �- �•��•��: to consent to granting a recreational easement along ' '1R %. i. :.. `'•' the creek and anon , 4. ��1,: :y.•'. ; additionaltrail easement along the utility ti•- :�l", .' •.. .• , right-of-way for trail usage. Owners are sometimes more •It 0• •'.,l . ---- r .• �-_ :*.= tin a trail easement than utility ='• ,, ► ' ' ;:'��, �' :. resistant granting men to a : ••t,,a�e ►`'4 isi;::`►3. c' •'.:i'-< ' :,7 easement because th ey are fearful ofstrangers entering their ,:,, t.••eke •'J'': 4'•'�•rr `=w property. However,fencing and/or planting screens could , t,•44.1 v.�t,�"4":�.� : ''`_ • •.,,:zi : y.''` be effectively utilized to maintain privacy. ..0, ..w+ , t Y �_' `«: -,n...'t •._:• ;•4'r., The upper photo shows Kennydale Creek east of Lake Washington Boukvara,as it passes through the remaining greenbelt above. The lower photo shows the restored Kennydale Creek as it passes through Gene Coulon on route out to Lake Washington. 4 171 RENTON CITY COUNCIL Regular Meeting November 23, 1998 Council Chambers Monday, 7:30 p.m. . MINUTES Municipal Building CALL TO ORDER Mayor Jesse Tanner led the Pledge of Allegiance to the flag and called the meeting of the Renton City Council to order. ROLL CALL OF BOB EDWARDS, Council President; TONI NELSON; RANDY CORMAN; COUNCILMEMBERS TIMOTHY SCHLITZER; KING PARKER; DAN CLAWSON; KATHY KEOLKER-WHEELER. CITY STAFF IN JESSE TANNER, Mayor; JAY COVINGTON, Chief Administrative Officer; ATTENDANCE LAWRENCE J. WARREN, City Attorney; MARILYN PETERSEN, City Clerk; GREGG ZIMMERMAN, Planning/Building/Public Works Administrator; VICTORIA RUNKLE, Finance &Information Services Administrator; MICHAEL KATTERMANN, Director of Neighborhoods &Strategic Planning; JIM SHEPHERD, Community Services Administrator; CLARK PETERSEN, Library Director; ERIC IVERSON, Information Services Operations Supervisor; STEVEN DENISON, Special Projects Coordinator;DEREK TODD, Finance Analyst; COMMANDER KEVIN MILOSEVICH,Police Department. APPROVAL OF MOVED BY EDWARDS, SECONDED BY PARKER, COUNCIL APPROVE COUNCIL MINUTES THE MINUTES OF NOVEMBER 16, 1998, AS PRESENTED. CARRIED. PUBLIC HEARING This being the date set and proper notices having been posted and published in Budget: 1999-2000 accordance with local and State laws, Mayor Tanner opened the public hearing to consider the proosed 1999-2000 Budget. Victoria Runkle,Finance &Information Services Administrator, said tonight's hearing is the second and final hearing on the 1999-2000 Budget,which will be adopted by Council by December 21st. Audience comment was invited. Kim Browne, 1003 N. 28th Pl., Renton, 98056,asked that Council appropriate money to acquire privately owned land in the Kennydale creek ravine area for development as a public trail. Such an acquisition would preserve a natural environment for wildlife habitat as well as aesthetic and recreational purposes. Adding that the Kennydale area will be transformed in the next few years with major single-and multi-family developments, she asked that the City move now to protect this one small space. Responding to Councilman Corman, Community Services Administrator Jim Shepherd confirmed that the City currently has $200,000 available in matching funds for open space acquisition. Council President Edwards noted that a large part of this property is not developable because of waterway setback requirements. Councilmember Keolker-Wheeler suggested that if the developer is prevented from building within 50 feet of the creek,this proposal might be better considered in terms of environmental mitigation. MOVED BY EDWARDS, SECONDED BY CORMAN, COUNCIL REFER THIS REQUEST TO THE PARK BOARD. CARRIED. To: Ms. Jennifer Toth-Henning,Project Manager December 14, 1998 • Mr. Gregg Zimmerman,Administrator,Department of Planning/Building/Public Works Mr. Jim Shepherd, Administrator,Community Services 1JEVELOPMf•a, , , Mr.Lee Wheeler,City of Renton Fire Chief CITY;):: LINiNIING Ms. Jana Hueter,Land Use Review Supervisor r`FNTON • Mr. Neil Watts,Plan Review Supervisor ;, Re: Labrador Preliminary Plat Application,Land Use Number LUA-98-141;PP, R,V,ECF RE ti t The undersigned residents of Kennydale would support a plat application that ensures public safety,retains existing zoning,minimizes impacts to environmentally sensitive areas,and preserves the natural habitat of the Kennydale Creek ravine and year-round stream. Approval of the Labrador Preliminary Plat Application should only be granted if the following modifications are made: 1. The proposed site access off Burnett Avenue is designed to comply with the AASHTO Policy for entering sight distance. 2. The zoning for the eastern 4.4 acres is maintained as R-1. 3. The Kennydale Creek ravine remains undisturbed and that a road is not built over the ravine either by use of fill and box culvert(as proposed)or by any other method including a bridge. 1 4. The northern slopes of Kennydale Creek ravine are protected by establishing a Native Growth Protection Easement within the area enclosed by Lots 8-12. Name(Printed) Address Phone Number Signature Registered �/ , / Voter �'} 1 f Y-?/ -i'h v-7`t -2 is 5I.,.-yke i+i1 . & L/L f zc- aZ s ( xG 57 nai2l/ Y 2 Sd Q►,G, J412_ N• 26Zkt S 7. z6 3 3 / — 3 6A<,1 A e►.-lot0 2.--5-2� Pa.ec_ pc__ to. -4 z. -ZST- 22i 1- .jQa.‘ra P=S _. 4 y 5 4.,,-/ c . . sew 2Z -1 l'-tC°'- [.". P( tea. q2.s- - k2...I rate A, b Ye.S 6 1-frgo 3eot..)rv6- I o 03 N. 23+" 11l., `iZS--Zz�-7791 , Yf' 7 SAvl-r14-4 �iAJc�( _ qZa N. 26flk Pc. 4Z5 -4-30-OW) • Cam. YE_S 8 o l_- c?2_7 ill_ 28 v PL L y- t/30- oW? .1 9 i\i/ 4500, Ni i M M o °j(( Ai. . 8. - T t/ACt Y,Z5 -.2 ko-76/ /„(4li'll4MAA yes x 12 A u �uN ZO 3t ) rl-�rive N4' 5-z28.d3,Zgii. �` < 1 3 /4 4,74-7 . irdA.,"„4..,„-.. .,z s-a_,,, e.,i-r,..-a ---av-c-, Ai . ya_s-_ ,22.k-0 32 8 Y&*--.5 14 15 16 17 18 19 20 . To: Ms.Jennifer Toth-Henning,Project Manager December 14, 1998 ' Mr.Mr. Jim ShephGre e d,Administrator,l Coor,Department of mmunity Servicesplanning/Building/Public Works I)NFL(J`� 4) �.11 f ON 1NV Mr. Lee Wheeler,City of Renton Fire Chief t 1` ,� r Ms. Jana Hueter,Land Use Review Supervisor i ;-198 Mr. Neil Watts,Plan Review Supervisor Re: Labrador Preliminary Plat Application,Land Use Number LUA-98-141;PP, R,V,ECF EG�-' ' -' R The undersigned residents of Kennydale would support a plat application that ensures public safety,retains existing zoning,minimizes impacts to environmentally sensitive areas,and preserves the natural habitat of the Kennydale Creek ravine and year-round stream. Approval of the Labrador Preliminary Plat Application should only be granted if the following modifications are made: 1. The proposed site access off Burnett Avenue is designed to comply with the AASHTO Policy for entering sight distance. 2. The zoning for the eastern 4.4 acres is maintained as R-1. 3. The Kennydale Creek ravine remains undisturbed and that a road is not built over the ravine either by use of fill and box culvert(as proposed)or by any other method including a bridge. 4. The northern slopes of Kennydale Creek ravine are protected by establishing a Native Growth Protection Easement within the area enclosed by Lots 8-12. Name(Printed) Address Phone Number Signature Registered 014,k.r.:frVoter1 ,f / yi.?- . - 2 1/6 .. v 2 rn f PYR S• /lbmmo q it A -2 8 AA-e-f z/2S--2 2 C-9 t8 3 ��� /L/_l,Yrl o &� P59nc e /�4O 'z h� • , , o-3 4 e,L 1 4 ip,.., ��1 C Al--ill oR N / u• �1 N kT �IAc�t Z�S - �i 7 t -� 5 ✓Allel(f//iX/Ce-f.. /c/o9 Au 2C7z 27/—23er-5" �-J-7. -7-27 _v-ea-, r 6 P $-moo N Kos 6-c vl O a- "I- ,2-6 " S L. ��fl��-- r}- 7 7 ' �!C' '� P / , 8 /► 17 /�D//12L1/ /ileM/* `li')`�-1`� P3�J& , . 7.' — It,—,e -li°— `I 9 ti..i o2SoB' Pam. 0,- Ai .235--997S jfC = 7'l.�? 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(4/20z7/-86-7 .f 5-1430-ls'8( ray g 0.:' re:. in i 20 [ i To: Ms. Jennifer Toth-Henning,Project Manager December 14, 1998 Mr. Gregg Zimmerman,Administrator,Department of Planning/Building/Public Works Mr. Jim Shepherd, Administrator,Community Services • Mr. Lee Wheeler,City of Renton Fire Chief �Dv� ��S/�e�A' ,�,) Ms. Jana Hueter,Land Use Review Supervisor G Mr.Neil Watts,Plan Review Supervisor P/91e,t P/.ice /�/©,eMi s ect Re: Labrador Preliminary Plat Application,Land Use Number LUA-98-141;PP,R,V,ECF The undersigned residents of Kennydale would support a plat application that ensures public safety, retains existing zoning,minimizes impacts to z z �-• - . environmentally sensitive areas,and preserves the natural habitat of the Kennydale Creek ravine and year-round stream. Approval of the Labrador PrelOnarg' Plat Application should only be granted if the following modifications are made: n z LL 1. The proposed site access off Burnett Avenue is designed to comply with the AASHTO Policy for entering sight distance. D 2. The zoning for the eastern 4.4 acres is maintained as R-1. •)_ 3. The Kennydale Creek ravine remains undisturbed and that a road is not built over the ravine either by use of fill and box culvert(as proposed)or b y ' Et other method including a bridge. 4. The northern slopes of Kennydale Creek ravine are protected by establishing a Native Growth Protection Easement within the area enclosed by Lot' 8-12. Name(Printed) Address Phone Number Signature Registered /� ' I /� Voter 1 fC/cNRxep h#PK/•tls 25/ / K r2.. ti 2$-22s.-f2�T AS 2 ,% " I t � � 6' l�lcSA�� �oP��N.� ) 4 3 5' ed•I Cd.415es›AJ 2$75-P RA-Atc Al. 'f.S-2A8-6787 Gr/ '"-'3' 4-f 4 j4. r�r sdtio ., Us _s7v f 5G ..� 2 5a 7 ` a .YES- z.-/sue es 6 4l-� 41X-(' a- 7/ --7 q 7 2. P/O 1 7 ' ,ice Is Lqp L i.< P4-.6, /z�-z11777z )/----S 4- 8 'P+i2e-FeReAu-I4- ,qsan et± PI jVci y.25-2s s-azi i �r ‘ - y2_l 9 CP1.Y FAQ 13 a I K 4 . Z) 'i' i T. 12C-Vt.-3994p - C,sao to it I, ��?NO(LA\A t?f12KER �.o_c- e-, t, P �,Ste, 11 12 13 14 15 16 17 18 19 20 To: Ms. Jennifer Toth-Henning, Project Manager December 14, 1998 Mr. Gregg Zimmerman,Administrator,Department of Planning/Building/Public Works CITY OF RENTON Mr. Jim Shepherd, Administrator,Community Services prviiVED Mr. Lee Wheeler, City of Renton Firc Chief 11998 Ms. Jana Rueter,Land Use Review Supervisor DEC 2 Mr. Neil Watts,Plan Review Supervisor bUiLDtivli DIVISION Re: Labrador Preliminary Plat Application,Land Use Number LUA-98-141;PP, R.V.ECF The undersigned residents of Kennydale would support a plat application that ensures public safety, retains existing zoning,minimizes impacts to environmentally sensitive areas,and preserves the natural habitat of the Kennydale Creek ravine and year-round stream. Approval of the Labrador Preliminary Plat Application should only be granted if the following modifications are made: 1. The proposed site access off Burnett Avenue is designed to comply with the AASHTO Policy for entering sight distance. 2. The zoning for the eastern 4.4 acres is maintained as R-1. 3. The Kennydale Creek ravine remains undisturbed and that a road is not built over the ravine either by use of fill and box culvert(as proposed)or by any other method including a bridge. 4. The northern slopes of Kennydale Creek ravine are protected by establishing a Native Growth Protection Easement within the area enclosed by Lots 8-12. Name(Printed) Address Phone Number Signature Registered Voter y 1 Roc c1_„,r:,.,,/ , t40if Z St R , '-t2sz- -2b-i-3 , - �/ y ‘1.� 2 I• A4 A e nts 14 e ( N 2W/, 42S 2.5'S 77�v f�- uil -L 3 Our mc-ra)44A.0 iqc6 N 24"ST " (1ZS•2LQ •889 3 Q 4 ?-tac"\-1-06‘. S-torN i3d5. N atI( S1 it gar- 261-1118¢ •. to. 4- ,.4 . • .# . .. ..... ;5 6 accr‘ w tfriQiyc /ifts A) fdS- Y.S-F - • ,. `,' 7 frii,e-z. clee--&— L''_/9 Almie..,J A-a a A) e 22 8 : ' (gtL t•�, 2_4-44 'sT• a' �uS-4ci l i.' - tL? -( 9 uC T tSt L N. 5'E ►' �I2�''Z t•t t Allir / Yes R ,� 10 ��.-a. . ! ::. r �°7 .-.,L)• , . • • 31• if L -�L" �':Ljd� E5 11 // / / / I / // // / /. Ii� 1 e5 / nli r ij�/� 9/t& L r/ 'S. ... -,.• • - , ;z1,041(1 14 15 16 17 18 L20 Oti(VY 0 ♦ b A ***REVISED*** NOTICE OF APPLICATION AND PROPOSED DETERMINATION OF NON-SIGNIFICANCE - MITIGATED (DNS-M) DATE: DECEMBER 07,1998 LAND USE NUMBER: LUA-98-141,PP,R,V,ECF APPUCATION NAME: LABRADOR PRELIMINARY PLAT PROJECT DESCRIPTION: Brad Hughes,Labrador Ventures,LLC,has applied to subdivide a 15.5-acre site into 62 parcels for the eventual development of detached single family residential homes. Two tracts (A and B) containing steep slopes and wetlands would also be created but would not be developed. Two existing homes would remain. Proposed parcels range in size from 4,500 sq.ft.to 18,327 sq.ft. The site is zoned R-8 and R-1. A rezone from R-1 to R-5 Is requested for 4.43 acres on the east portion of the property. Access would be from Burnett Avenue North and from North 26th Street. A ravine with a creek divides the site from southwest to northeast. Applicant proposes a bridge crossing over the ravine in order to construct a public street linking the west and east portions of the site. The bridge crossing requires a variance from the Land Clearing and Tree Cutting Ordinance in order to clear steep slope areas and disturb within 25 feet of the creek. A variance Is also requested to clear steep slope areas abutting Burnett Avenue North In order to construct street improvements required per City Code. Excavation(approx.7,953 cubic yards) and filling (approx. 4,733 cubic yards) are proposed for construction of the new road, bridge, and building pads. Two existing Category 2 wetlands are located on the property and would not be disturbed by the project. Proposal requires environmental review,preliminary plat approval,variance from Land Clearing and Tree Cutting Ordinance,and approval of a Rezone from R-1 to R-5 for 4.4 acres of the site. PROJECT LOCATION: 2700 Block of Lake Washington Boulevard and Burnett Avenue 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.110,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 APPUCATION DATE: September 08,1998 NOTICE OF COMPLETE APPLICATION: "Revised"December 07,1998 Permits/Review Requested: Preliminary Plat Approval,Environmental Review,Variance from Code Section 4-9-5:D.,Rezone from R-1 to R-5 for 4.43 acres of site. Other Permits which may be required: Hydraulic Permit Approval(HPA)from Washington Department of Fish and • Wildlife;Forest Practices Permit from Department of Natural Resources Requested Studies: Traffic Impact Analysis,Wetland Evaluation Study,Level 1 Drainage Analysis, Wildlife Habitat and Evaluation,Geotechnical Report,Slope Analysis Location where application may be reviewed: Planning/Building/Public Works Division,Development Services Department, 6th Floor,1055 South Grady Way,Renton,WA 98055 PUBLIC HEARING: A public hearing is tentatively set for Tuesday January 26,1999,at 9:00 a.m., with the City of Renton Hearing Examiner,City Council Chambers,7th Floor, Renton City Hall,1055 South Grady Way,Renton,WA CONSISTENCY OVERVIEW: Land Use/Zoning: Project site is designated Residential-Single Family(RSF)and Residential Rural(RR)on the Comprehensive Plan Land Use Map. The site is zoned Residential-8 Dwelling Units per Acre(R-8)and Residential-1 Dwelling Unit per Acre(R-1). The proposed plat would include 47 lots and an open space tract (Tract A)within that portion of the site(11.12 acres)that Ls zoned as R-8. The applicant Is requesting a rezone of the eastern portion of the site from R-1 to R- GENMALOT.00C • • 5. Fifteen(15)lots and an open space tract(Tract B)are proposed for the 4.43 acre portion of the site proposed for rezoning. The proposal appears to comply with applicable development standards of the existing R-8 Zone for the west portion of the site,and for the R-5 Zone which is proposed for the east portion of the site. The plat would not meet with density requirements of the R-1 Zone,and the rezone to R-5 would need to be granted to permit development as proposed on the east portion of the site. Density: Applicant states that the net density for the 11.21 acre portion of the site zoned R-8 would be 6.4 dwelling units per acre(du/ac). Net density in the R-8 Zone may range from 5.0 du/ac minimum to 8.0 du/ac maximum. Applicant states that the net density for the 4.43 acre portion of the site being requested for rezoning to R-5 would be 5.0 dwelling units per acre. Net densities of up to 5.0 du/ac are permitted in the R-5 Zone. (Note: net density calculations are based on the number of dwelling units permitted after public streets and sensitive areas have been deducted from the gross site area.) Environmental Documents that Evaluate the Proposed Project: Not applicable. Development Regulations Used For Project Mitigation: The proposal is subject to the City's Environmental Review(SEPA) Ordinance,Zoning Code,Land Clearing and Tree Cutting Ordinance, Subdivision Regulations,Street Standards,Wetlands Ordinance,Public Works Standard's,Uniform Building Code,Uniform Fire Code,and other applicable building and construction standards. — Proposed Mitigation Measures: The follow'ng Mitigation Measures will likely be Imposed on the proposed project. These recommended Mitigation Measures address project impacts not covered by existing codes and regulations as cited above. 1. Fire Mitigation Fee: equivalent to$488.00 per each new single family residential parcel created. (Credit m iy be given for the two existing homes which would remain.) 2. Ti affic Mitigation Fee: equivalent to$75.00 per each new average weekday trip attributed to the proposal (C redit may be given for the two existing homes which would remain). 3. P:.rks Mitigation Fee: equivalent to$530.76 per each new single family residential parcel created. (Credit may be given for the two existing homes which would remain.) 4. G:otechnical Study Recommendations: follow recommendations of geotechnical engineer for site d .velopment including the construction of site infrastructure(roads&utilities)and building fc undations. 5. Sream Crossing: comply with mitigation measures imposed by the City's Environmental Review C mmittee,and follow recommendations of the City's Development Services Division,and the ashington Department of Fish and Wildlife in the design,construction,and maintenance of the p oposed bridge stream crossing. The specific measures are not known at this time. 6. T-affic Sight Distance: install advance warning signage and/or lights along Burnett Avenue North to a ert approaching motorists of the intersection. 7. Traffic Sight Distance: accomplish grading for proposed Lot No.1 in order to maximize sight distance t.)the south of the intersection. Commen son the above revised application must be submitted in writing to Ms.Jennifer Toth Henning,Project Manager, Development Services Division,1055 South Grady Way,Renton,WA 98055,by 5:00 PM on December 21,1998. This matter is also scheduled for a public hearing on Tuesday,January 26,1999 at 9:00 AM,Council Chambers,Seventh Floor,Re nton 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,contact Ms.Henning at(425)430-7286. Anyone who submits i rritten comments will automatically become a party of record and will be notified of any decision on this project. 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A ' 'd t 'INJ.•-•,:oni tA V 1V1 tog •‘ity` •-t.s.. '1•Vk 794 7 • Po ••1' • • ?..?t A t.11... • .1.43:••I . • ...-isisir," is, . V t ',, ,..r•Is p,,i„,n,1 i :.:,. .. •.$ : ' ,:.r, ., .1,... -.1.,), , N. • • - ..... .4., '.7:.' I;.••.3:‘,le . • •,, - . lit) .:?:••:'. • Y..-VI 1 t::. --''•MI'-- - ' 4.'*- 1 . 1 i 141 ‘''sf';Tr N....ii 11::!..445-.:-•4:'..;"•: .ki' A.V...- ,s‘ • .sts-;'0. * .. . it I. kof;et •-'i•.4441 '....A-74----‘: -.t...-.. ....• ...0 1?4,- . •-,' • ,.,.'ill .• 4,v , ', , •tfire2s • .. % • .4''•• --. .- . • CITE )F RENTON ..t� ,NoiHearing Examiner Jesse Tanner,Mayor Fred J.Kaufman January 25, 1999 Ms. Kim Browne 1003 N 28th Place Renton, WA 98056 Re: Appeal of ERC's Determination re Labrador Preliminary Plat Appeal File No. LUA99-009,AAD Dear Ms. Browne: We received your appeal dated January 17, 1999, and the hearing will be scheduled for Tuesday, February 2, 1999, at 9:00 a.m. in the Council Chambers on the seventh floor of the Renton City Hall. Should you have any further questions, please contact this office. Sincerely, Fred J. Kaufman FJK:mm cc: Mayor Jesse Tanner Jay Covington, Chief Administrative Officer Larry Warren, City Attorney Jennifer Henning, Project Manager Applicant 1055 South Grady Way - Renton, Washington 98055 - (425)430-6515 /d C 7 This nanwr rnntainc s0%rwrvrlwd maternal 9f1%nnct enncumwr fj) t ( I fl1 � JAN 2 I .:.� January 17, 1999 Hearing Examiner City of Renton 1055 South Grady Way Renton, Washington 98055 SUBJECT: Labrador Preliminary Plat Project No. LUA-98-141,PP,R,V-H,ECF Appeal of Environmental Determination Dear Mr. Hearing Examiner: On behalf of the residents of Kennydale, I am filing an appeal of the environmental determination (DNS-Mitigated) for the Labrador Preliminary Plat. In accordance with the SEPA Rules, we request that an environmental impact statement be prepared. As proposed, the Labrador Preliminary Plat would result in significant adverse impacts to earth, trees and vegetation, aesthetics, wildlife habitat, and surface and ground water. The proposed mitigation measures would not adequately mitigate environmental impacts caused by the subdivision. It is our hope that the EIS process would result in a modified proposal that is more sensitive to the environment. Respectively, Kim Browne 1003 N 28th Place Renton, WA 98056 NOTES RECEIPT DAT / �9 -f NCB. 2332 \ RECEIVED FROM kilt broPune ADDRESS .0'�'I. p p $ -75.00 • �FORAf�`�it/ oi- L /' - ���-IL/1PPg , V H �✓cP o ckr ACCOUNT NOW PAID L) AMT.OF CASH A;. ACCOUNT �' PAID CHECK 15 00 BALANCE MONEY BV DUE ORDER ©1998 REDIFORM®8L802 ..y : d � oa�* • \ 41 / ! I � .• ,• �.+• � . [ �, , • \ �r 7 am 1,' . . ` . ♦ y ` C ' .... . 4,,, *.t, , J • ; ' '''' ' . 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L., ,_ „ ,,______74.....„7„.. ,J , ,________„__________: _______„_:„.:...„........ .. . ...__, c,, ,, ,\ ,_„, , , _„:_, ........, c,, .,,,, __, ii, __,.,,,, ( „ 1rc.__<\,N —Nc7_ ,__ ---r,-,,,-;, :\\_,Nt "fii/ / 111___-___,N7 -\\ \ \? 5 ( APPROXIMATE SCALE Y •G� 150 0 150 300 feet , (-_A i , \,\"\‘,\\l( Il\i ,_ oTh,,(--)(J,..._/)____ , /- etland B j s ) i/ .• S , ' < -0)• • Wetland Area Category 2 • • - 50-Foot Buffer • — — — Stream Location Ref.: Topography and Wetland Survey by Touma Engineers, Inc. WETLAND LOCATION MAP • Data Point Location TERRA Labrador — Lake Washington Property 0151131 NE ASSOCIATES Renton, Washington Environmental Consultants Proj. No.4106-1 Date 9/5/98 Figure 2 ,ter[ R 5 E, W.M. ra-�.., . PO' 0 OF THE NW 1 4 OF THE NW 1 4 OF SEC 5, TWN 23 N., , ' ' I I I I I I I I NL«� r: I I I I I I _7= —1 - I I I I I I II I I I • I I I •.r•.Irlrl LMAN":1 API 11A 41 f/.:.'Y:'1.AI.'U[/ !Y ELAN PO II I ' I 1 I I U�1 2 1 I. ; 1 1 • F:` I.._ 1 .. I __.I ._ . I . _I-- 1 L J—._.I. -1 -'I ' _ l _ J h ——-- --- — GRAPHIC sCA E / �...F. • N 28TH PL t IQ ., 1 m"' 43 Q yI.TI L'y 11 I 1.1 I! i , I 1 - w ,. I� 4-I I I I I I I I I i I i m� ~ LI !I I Is<I.�,... I / I , I I I. Ir 112 13 I u 115 I le I 17 I IF I 19 I20 . 1 :1 I :. 125 r I i.�,I �.e•.O� I I.,•• I I I t �•' F I' II l O NILLAIAN:LAY(WA$11:tr.-IrYJ„Akr Eel.X CPU,/A' : I 1 se I.•E ! .T t.ov�r r. I Sa I I I I ,II' I la an I r.. • r. 4. i -1 RAI60II I F I 1�?T`2ZI TH ST— —1 . CO i ,1 `* - ! .. i • ' - . - _ - __-�_,` - -r - ice--- — ga4'.111 IIt1 1 \ a62., IIIIIIIGEIIIIIN I+ , -r 1I 1� tf. ,.{e ELCIr'rlA4jr?:a r ? � it r� 1 J mImN aAM :LTir. k I rL eo n .o I rt 57 I I n �j !@ \ � ___ *I: _ .\ � �.I1a . sfiA\I 4.E. TRA T „B» I 1 I I I 110 a A\. \,. I II 2Uq 21 I ` s , ���� +$ .\s\\1, \:. 0,2, .,1 1 .1.7-1 go--— _., --- :, u • \• \� I �, `J�l j I-TRACT , `III I ��] I.,a ---� • \ \\ \ I1 7 :.t/ i \ \\ I J� I I �2� I 134 1 .73 `/a I ~�i \ \b.• \, , ., .v••.• f.l_L!1�N /�tth ,• 31 -.1----.-I se9ur45T resw, DEVELOPER/OWNERS k oI \ L,I.J.r Ie� �' — \ \ \\1 d Ip % ... / \ \ — Y P.0,BON 12N11tY[i LAC 3 J fiA 3 4i- II d O. o[3244 iliffrelAriO.AA 98083 CC i i\\ I` // ox, // \` ���� \\\1..�. V ,`° L LAND SURVEYOR �c e \\ .9s\ // \ `\ �\•_ � sew2 siis nwcc: poppet ge wow asMrr r102 Y Az,PA J Q Q. \le �i ` / \ rI \\��,•`\ \\` "TAA'"'''[r-of ai-ana �� \ �,,�` N 26 t ^�m �C .` \ \ •ns��:rs.�>.�.cala�az:ct��;nt.� i �i J \ \• /. O\ \ Si tl•:•r�il[r riFF_Ji.11.4... / \ �t>•i.II.JiiG:iit/DIM�3t1}r �" / T� '_�_ - \ S+1•stta.:l�!:t'l��rmitinnr / • I 1- {iif ii]i ..lr�ilFlitl rtral iL ':uaAa•21.C. �\ �•IJ•ilEDiiF)iiraJriMMIE}all,/ / Ir FiF➢�' �fiilECliifEOiiELii•:1•F[)/ ,if MMIlla .MtasllF \ �tiitr•:•JiirlLlliillri�`lF:r iiLCi�.OiRi•�SCf•W���LC:C1�iiI.D�. _ / PLAT DATA �+ MDoiut \ �4iitfiail:FriiIIiiIYFY}r �tI�EFI•?Ii�IIZl�� lIIar -_ G `Ifs Y]i �•Qi ifrFDiitEZliilFr�i•}l•:Ed ttta•iFl.riilEDiilatri�Yll �Fl FYC.ilF \ \ titA•i}r]iiQlilill•iiYlm ttfl•E}I./ =.1.d•:•fii0lii.EULI roMl AIKw ra.as wL'R[s �[>• .fY�II,• S•iliiFE❖JiiFl:ri�rii11.1&1r I ri2l:•ri=.1EZ1iilFlii:EtMD1 / R-F 2'!II[APEwIA�.� -Nil[:: \ S¢iitl:JiIMSSASiLril:E, ll +1-MI MMWINYri�•DiitaFlal'Yil.:• INU:•aS.!•it4iiU}Iii•IM: r +:I•EWME•1l:DiiYA�iIPLRr NO.OF LOTS-- Oti}I}lilFSPITMEVNr +TJ•E}I:•IiiriN�ITYMMMiIErY)r�^�`lt=lt' i}I:] .r.F•i�.OliLLMtr +:I FiIiiLI�MOLFrl�IFlml / Aq1 tff i2l:•]ii:EMiilElliitPFr tll•i}d?•lilTDiiLlii�EFJ1 > OY SLOPES .Z22 An,, •D!••i...aN�t)I��P 1[rr / TOTALAYp AAC.A. O AC iVii !l r �iriitl•.:li�Ilii:•FIIiiIFiF1I1 i•Dai2F:•riltrafri�iilM2FZr 1)F AC II !}R 1W1...10, \\ =iF==FZ%=E:dr�MITZ:=rLI =:•d%•�luJ•Jtl✓= r•)J ' DENSITY+l/l 3+.C.t UM7S/Cw[ aiO PT tLiitlJiiltlii/al r•:FLIrr i�!♦<Fta•:rii/Lf•MrFFMitYIFD1 I ,.m Sr L�Tt�'•5F Tr \ ii}I.•lii1.1:11 l•Erii•IElalr �4liMITIPTrii[IIIiMEZEI T•1tlFLr Y-a ION[AREA ...3 ACPES pop.Ir ;:ii}C•IiiFIIIi�IIIi�PIXFAI O�it:•I:riill}riiFFri�DY:•r I MO.OC LOTS---ra LOTS \ iJi}A:lii:.F:•liirarli irYlEt.1 S4!•MI.LEMiRJalll =Plll�ilYlFl11 8111MtZ A ii:•I•:liiRiil:I•:•lii}L'•F:•r i•Dl•SLf.1F:•liiftJilflfli!}FIF:11 w/N AIWA-_-.0.l2 AC MY�A,i \ �t(J•ith:l•il•_riirFlli�rtYtEL it]1•Y0•tI•Ji�IDlriiA}1iiIM}FDt I > OY SLOPES -0.28 AC - Mt:•iii-F:•rMMi:[Fiill2iiH F:•E}r i+:•>•=01,1t•ilDMMERD ir4%:•F:II HAZARD AY[AA-0..3 AC II . I TOTAL L.3 AC '�MEWS 0045rr1'l5/.I0-00 MA TS/CK 3I 6...,, '-------i 1 I '� I III I I 1 1 1 1 1 I -_I_-__�;_ -__-__ i •t -__-__ -__-_ ` 1 Y� i - 1 I 1� I ° II I1 I I � - -� f �, f 2 3 4 1 5 1 6 1 7 1 8 1 9 1 10 I 11 I 12 I 13 I 14 I 15 11 16 1 17 1 18 I 19 I 20 I 21 1 22 1 23 24 1 25 '`N I 1 :a I I C'` , eve .racy ,r-rn.,i Gab^rN nc F(7FN NO 1 • �� --o--�.,r I— _ �, Q _ I--L_—�'1 __ —1— __.-�L_ ___ ,� °I- .eo u° 10 1 J $� ��`� =— ,__ H ku-- l�rr ��_d_-' z-` -- _ -- 2I �,� ..P• n, _'I— Y ° 8 TH 5 T � - - - I _ I - J I - 1 - -- _� _ _ -- -Moo — — -r — — -T- — \ , 7rt — _k ` 62 \y� a i\ -i i _ i i iii �' i , 1 _� `- 1 1\ \\ 1 61 `I ,oQ 59 �5� 57- 56 55 54 5, 52 '1 i i 1 / .—ti-. 777'�, -- -, N\ \ V \ I T I� I I I 1 �� 9 1 4$__ ' ''',.- -.',.17 ..., ' -,_ \- EL�ON A ORES TL59 \ \ : I \ 1 , I ..yam :_✓" .'... . .. �n \ \\ \ i I : I: , y— - 3 `�'N ,I : TL 60 TL 40 TL 57 TL 58 \--... \ .. ,,),/ • ,... ik \\ss \\T p_R .:‘ : : ' // \ \ � Z i \ ::\ 4±�, �` ' i, , \ i �_ -}� %.,l'rl / �/ ( __________1,, l`_ .:•Y�. ' so 1 I na '- i�o b✓� \ s‘s \\ \ J 16 \1` 1\7 1 18 22 ' `t / / i •\ 4_, k192O i' .. _.- .:" �T ✓:.✓�, („�4� '" 4� 45 1 44 i \\... `� --_ - I / ///� ' \ \/: \ \ \• 14 y. . \ LL✓. � � ��R / / . j/ S/ \ i. '142 .„4 4 'r . .\ \d \ '\'...\. ` /' 13\ � .:i:rY..`..;. /. �%`.%'j / f/'./: y / i i 1 TL 54 •� i \ - . -,-.. -- -•""`;:.., '....' -•.-'"'''' •,'.i‘ ",,f7..'" .4 ( t c/./k \ ' Ai � , I I • \ .—'1 i i\ 1�5 \ � \ I `27� 9 30 �\31 _\ \I/ \{ \ ` ,.'?,;,..;:. F /. \ r-T 'PVIr,„.•26 A . .''' \ \ 1 \ I I 't I .`...... ' Tp- b------ \\ ‘\ ss. „.., \ \ \`` \ '''. v..... fr. �// /'' 1 I I i TL 45 • • \ ... TP•04:.:.:.. \ 1 \:::: :::_.::::::.. '•'•Y:. WETLAND2 J \ I '' i\ \ --- $ �- Y• I'i / ELOO'\I A c s-\ 3`_3\, ,------ -- I o — ti M \ r � 'L., / \ ail �\_6),> ' 13s ` l\ ........„ ..) I ' ......s.:72,..Z-,, "••••••. APPROXIMATE SCALE \ ` e'er' / ,� _ ��\ ' v *S Gt*tluGWt.T OPEN SPAC,C L ` 120 0 120 240 feet \ /_' a 1 . — . O\ ---_ _I__ i •CONTOUR INTERVAL: 5 feet \\ S Ib'�'$ LEGEND: •EH APPROXIMATE LOCATION OF PREVIOUS TEST PIT ••• • 'OSSO blc r+Nel PraTi "rtAit. BY TERRA ASSOCIATES V�„ 19 APPROXIMATE LOCATION OF CURRENT TEST PIT REFERENCE: BY TERRA ASSOCIATES (11/13/98) EXPLORATION LOCATION PLAN • PRELIMINARY PLAT PLAN PREPARED AND PROVIDED BY TERRA LABRADOR LAKE WASHINGTON PROPERTY SHADED AREA REPRESENTS APPROXIMATE EROSION TOUMA ENGINEERS, JOB No. 741-001-981, SHEET 3 ` ��ea/ RENTON WASHINGTON HAZARD AREA OF 6, DATED NOVEMBER, 1998. \�� ASSOCIATES , - Geotechnical Consultants r Proj.No. 4106-3 Date NOV. 1998 I Figure 2 v4_ 1 R 5 E, W.M. 1-,71.„ M PORTION OF THE NW 1/4 OF THE NW 1/4 OF SEC 5, TWN 23 N., _ _ -, - 1 I f - 1 7 I I T-- -I---1--I--I--T-----1--I--r—T--I--I-- --T----I-----1--7--1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 aLodr 12 1 1 1 1 1 1 1 1 1 1 1 I I I I 1 4y 1 ,9 1 47 I 46 I 45 1 44 I 43 I 42 I 41 I 40 III 39 III 39 1I1 37 II 36 tI 38 �I 34 I 33 132 I 31 1 30 I 29 1 28 I 27 126 I 1 1 1 I L 1 ., 1 I I 1 I 1 I I I C13 1HILLMANS LAKC WASN IG TON GARDEN OF IN NO.II I11 , 1 I 1 1 1 I 1 ?ski1 �`R H L 1 jai L{ 1 1 -1- 1 -� - --I--�--1- 1= 1 �— �— I -� t �,{rr�y___ I—L—L_1—J } �`"n I ,,' N 28TH PL N� S 43 1° 1 I 1 -- 1 1 1 . . 1 1 T - T -1--r-T -7- --1--I -T- --1--r -1 - -dry PCs :.., - 1 11 1 1 1 1 1 1 1 1 1 1 1 1 1 1 I 1 1 I 1 1 1 1 1 1 11 II I 11 I i1' , 1 1 1 7 1 6 - 1 142371,ZA4 ISQt/f. 14 I 15 I 16 I I7 I 16 I 19 120 I 21 1 22 I 2J I 24 I 25 f i C.D. NILLMANS LAKE WASHING TON LAkDEN OF EDEN NO 1 I 11 I I 1a I Id I I II I „AAA 5131 ogres B4i4. 1 I I I I I I I I I ;leas 1 1 ' .t 4°itz _. "�'9=-.1w�-J _ 'L 1--_I-. L2.9aao _ -71-2B ST 1 .m.... ✓/Lt ldi' �r;.ir es>i:�.•_i ro 1L�1_• f• - i a� i Z•.: fl ./.it r.,,. r - VNn b:rf__JlJJ/_f!/f//I/%egA+/Jf%.r!!i'1 ./SY:I:+%J1.-!s Jl J!•� 3 J f!/�Li'•.`�J j�.�/�/L �•_:. � � � i r % % / % / i i i �.�,r.�j>I:o/il/r ,,/� ,.u. I 1 my a: en II\ \ ' /// / ��� /�� � � `/ /f� / / / / /`/ / '9Y . t ar« EL(�(N AICj'RES I n e. • //�/ �I f ��� / / / �,� / '� •.- • h ,a l n so n 4o I n s7 I I n 5a I ?t g9 U/f////////.•%I.EA f//Jil.Jam/;i/a/ril.:,u///!,%/L////////l///////////////lam'_ Y jH`.r'"v demo. :.11 i - ;(t I i <O• ^\ \t,v../ I" •ar i fi� =: .J ,r:I ,c•.':r rrJrJJ/"It7 rJJ.__,_I� p p = �.��` -"I . ,.r:,,1 12 q �t'� fit,„Zit/ %///� iris 4riv r / / ``'e't x1 � / /•i- , f 1,I `_.� I 1 / 1 pit i or i • \ \ :: ��'�� 4, A '/ ,/ r �.,,�;,:: ..-.4 -64 i A , _iii,_ ;�' `,''s> ��'''fii%f.��. /J//////� r. �i,I� O' \\ A, 1 y��.nr� y,� r'�. / /ljri :r�rr_rrr�.•,-ass-.. /// �� der��/ \\ \ �©411`�4 -, ,,—_ ,1O / ,:X-} '•'4 a<:' �i/� -,,r,..r %/%��i ..,, //,/� ...„�'/, r4 4C k <\\ X \ .451r4\ \ 1 7.7.; -• '1*', ,r,/:. \ �\ 6 �; / \ \ //• e t / rL 45 \ G\\. �� <4.f'r f.,l: .: yy. \\ r/ 4/ j / I dry//j//ii. -- \ y�� .{ :%•:. :•:, / ELD94 Ace? Ste\ �/� �• a /� r�) 2 \ \\\ ;f yr f^y>. \ / /\ \/ ` `�/o� ;. Q \ ✓ / \ \ b. o r fs��l' \• %\ • T LEGEND A LESS THAN 25% AREA = 10.69 ACRES \\\ CLq] 26% TO 39% AREA = 2.70 ACRES \\ ill GREATER THAN 40% AREA = 2.5 ACRES I 9-- 1 kPt IQ MPS, ^� gy . to/1 ( V /41/ . PPR . V. tc,t E$ / /c \ 2. I „dolt t / f 1'..7.•:4.4/ ..-,-.. /.2°2 002 • Oterstass4 ib s, • .F. lir” • Pr t` I 1,«,,,1 4, i )10. ,, .7.;.„41.1 ' ! 1V q•I'llt 1 y��) { S11 : 11 ELF.'. S • I f ... . ., • ifratior • • I t AAA • • • r Cs • • iii I • • • • • • •IV / ,� I / , oil .•A • V, i j • 44: • e. f i`1 •4 • VL4 1\1110 411110 :4, '1/4...„,„. .01 army •swum • itlitis, ) iiiI•17 4%94 ‘Litei • '..:s^, ", �i�. bEtil141 -1 ,1111 -1 ,16 OF. FILE. •Atbd FILE TITLE EV-1113 ( T zs P1407-04& • NOT WbeRoFwverei , e 1 xt. a 0 ii 9 a iNA : °' :" ;;? 1 n I 8 °i ».x C) i . r II r.d —.UM CND OF tuL-DE-SAC \ I I! .., s4 ,DODB4 o g i 1 ' TIT♦ APPROX IX NE IDen STREET . 8 Cr) 00 :T.r I 1 ,20.1rrl ! ! y r 8 ,,D., I I 1 i . O ,r 1 116.5 w) I I — f ARP/Ox CL NE Dare PLACE Cr,♦.e• 1. rrl $ H ro 1OD9 a Z 0 T 11 $1 ,o].D � i ...Im.a — NEW I ROAo , y ° ar♦ ' 8 VS I al 79.3 1 8I 7].a I C Qa♦ 8 • $ o 6 Vg R R`le a STREET PROFILES TOUMA ENGINEERS c�l q 6,- & LAND SURVEYORS � t i ? LABRA^�R VENTURES L.L.C. 1 , 9CO ' i Kd NO, WA 98083 �;n":." «� ° • RENTON WA SN'NGTO,' b- I IN .. i I1 -;Ii ' 6 FOS S i 1 ( DgDF D9.d1 ,` eeC: I.za ;;z z r. 6 E' 99 I 9 j iuuili:iiiu .23 ;..:Ilia 1 1„ . II 6;Si, 1111111/1 I1liii r.J. lip,'.� I1il o _ s I �' WI r.SJ0 152.00 r2.00 I•i2*6 Ise 464.29 P rJ.00 1.70 7? - 6 121 4, 176 ID I 15976 t N i 5, D 9 ;alb R , ,ip E �y 1.,Z 1;6.bs secs 1. co 175 JL BKE: M S lil.;o r A 169.1 1 E E I69 lea 82 eg111 F. 68 2. a R a ill�8 s STREET PROFILES �.*LAND SURVEYORS -f� ' s LABRADOR VENTURES L.L.C. 4 ° 1 KIRKLAND, WA 98083 """"'r"""'"`E.;=""" ' 't 34. RENIGN WASHINGTON - T-.—F ` Ix —Ka PORTION OF THE NW 1/4 OF THE NW 1/4 OF SEC 5, TWN 23 N., R 5 E. W-M. „ " -T--I r-T 1 1 1 r T -T I r T —r -1 r r T -I I r T Z -1 1-- r -I —1 1 1 1 1 1 I 1 1 1 1 I I I I I ecoit 17 1 1 1 1 1 1 1 1 1 1 1 1 1 ( -_ I 1 1 1 I .y 1 e I .v 1 .e 1 a I .. I u I .? 1 .1 I .0 1 39 1 .re 1 37 I 3e 11 35 11L34 1 .0 132 1 31 130 1 29 1la 1 a 1:b I Z I -.k JI' I I I I i I I I I I I co INILLYA s LAR wASNINCrcN(GARDEN Of EDtN NO.11 I I I I I 1 I I 1� ��Li__1 I L 1 .J 1 L L J J L L 1 J I L L J J L L 1 _.J r GRAPHIC SCALE ci, _-T'--17rlr-1---T I I r T -1 I r T -f I— T T 1`�'Ir�T—Z--I--I--T—T— I ���rrr II., , I.1 II I I I I I I I I I I I I I I I I I I I 1 I I I I I. 1 I .�T 1 _ II' I . I , I . I'y T'"'6 I , 1 e I s eyIoer•o I 11 1 l2 I r3 I r. 11s I /a I n 118 1 19 1:0 1 21 1 22 1 23 1 j4 1 `s,fir 1 I C. NIIWAN S(AXE WAS.CNAC cALca+•s u•c.No. r 1 IL I I II I lnby COK. 1--L 1 r ro• 1 1 1 ,rzwi. 1 1 1 R58'dyi 11 1 I 1 I 1 I Q� r''",:grmi I 1 r.t I' Y.7 ....- •-c I 79140 •.,,] cA5[KMr i �' ',t.p. :�I`_ ,—I- — ;J 1- -y �� .1 m 1il ��� V Iii�a�i���i���'�i��l�` �.'iS'....'•L•.,� a - - ELt I A1(jRE:; I s� r 2 i� \li � JIM.* �,J L J d, L J ENV .IJBE, L__I ifir p, 'n iLf.:y' :y� - ::.w .4 ('-36 f' n eo r1. .0 I n sv I 1 rc ss 1..._1----,., 2C !: ......... L...., •,4 ___ \ - �ra�r,����.1 ,ate ,�-; r �' I I 1 r „� , ' .y� 4iev ��\ .11i1 i r. r_,�J'� 7_, ;:iii_ ` �•r�' �s� Oj' f,,,,. , ��j I g�af 1 �',r.' n >3 �non 1 t 1 t% GI—---.L____ • Q-4101:: _ '4.14t'-- -t4,,,1-- ..gf'Lefell 4. ' ' 'qv .s•N 41"14F-7.4.. a.-- - '`...fi'",..7,5;, - -—- 11-11 ii ss \i )0k p-aptisa , — L..____rmiummorgui --- 4iffreV,..,4!,..,, , dtc.,...,= „.....1.,i,, ,, li. li \\ .\% • 1 - �o `�., �.: Ifs_': _ r� _y� ... 0 .\\ \ ki„I-Ir ok,___ -\ .. ' r •,r� .I I \ rm_ _,.;rerf,..... ,, ...() \ I - ✓ -' .�s.�r ,�b,fxy,:-7,.� 4a' .nt'II�lJOLR�C.J�!7 9W : mo. , .. iiwaindmi_141P 0 . -"MI I ._ _.� -+ _.4i, QP Z i \ --ram I IQ \ \\ . � l c / e r. + / ,4 \\ •. LAA 1 I 1 IIGf�3� r 2-7/. n .S �L \ \ I. • .., it ha A \ b►". \ / / \ / / \ ‘ ie.. ... . 0 %( \ 4.1 � mccs l...r"ra.r umc r ` 1, . \• �^\ 104 308 •-/ / 70-7---VI 1..._ - •0 P[.C[I•,.0 PERCENT ' • ,% i \ I ..;1.. Wilk SE 2n• I I i SE 73rd - x • As s ; , a (- tr i .�,- 0 SE 76th •t W a ti A ' ii\...A �i� ao SE t 1-405 7• F • \ s.„. Ava, \ : 0 d �ec�c MA RE K /_ LIJ 0 7- Pva‘4311 1:c • z Q Nt ,• i g...t( -- 38th 1' ./ ctoco 2 ' 37hS 8 < c t PI N 33rd PI SE 1st St N 32nd St �\ DALE NEiat a 31st St ✓ t• -4os g o th N 30th St y • N 28th PI N r t .; NF �Np'''�" ?45 m 1. N 24th St 7� `4", I -� / , NE 1�9th 1 7) �t 3, � '',, �. ui NE 7 • 10 1 can„.%ty „ .: Q ir T — NE Sunset d •�i� ; �ji _ •mom Z NE 12th St o E 2tF St ; 2 / w I '' 81,villW '� .:_,...1IdN 1Oth S, \ , Itp%te . ..iir I rni • 8 h St �� [►` r-' --NE 7th St j - • - 1 r -. ( I 1 0mi 0.5 1 1.5 Mim•.M1...... Streets98 /�y/ ._"�_ Copyright m 1988-1997,Microsoft Corporation and/or its suppliers.All rights reserved. Please visit our web site at http.//maps.expedia.corn. F�=�- '/`^ ` �•� Page 1 Nv`vim b4,6101!-4 c ..._ - Iwo Pillirrir, ; , , . ; , , , . , , , , . , . III , .,,.`li p 23P, a51 9 1970 12 t3 I ;a1 ;5II57 iB179 120 I 21 I 22 I 23 I 2aII - `iIIi, 1 , ' ' ' C.D. LLvr,N RING O, G Dc. G� ED�\ 1 BLOCK 71 'o \ Q 5 LAr,E WAS ' H! V AR V N NO. 1.-L` .I I I \\ �., �I •, ys` 1I I I I I I I i .I'. ; I. i , , ' I11 " l'‘` \�'�� ` .;.�;:;— .� — — - - —� — — — I - — �, i I', `� `- �`��� �`` � N 28TH ST. v. ---•--"---\ ' \ D ar\ \ `53 '6� - ` \ �t \ 5 5, S I � \� , 13 �l _ ^ \ \ � � \ \ _ I_ 1 1 �_� _ - � \I I = LJIJIV rf lei L` I I I %— r� I ' I_1 E „ `_ � I\ ; �m _ \ `\ •, 'OS' ' in 2 iailmlsmwnibi—ie- IIIIIIIIIIIMIIIIIMF—enmnwammrimivavosmuuiwara , .„,,IT „„..---,;,..,-.-5-, ____ . ....--3-.---=, --.::.-„--N." 1: 1 I .. 1:3 \ \ ; i`a �j � \ I �_ I /4 \ I ` _' . __ • ,\, % / ,j ,/ � iy \ \� \ - \ � �� - ` te � � -" - � /0 \ ` �r\ \ . \\ `= � �/ • 9 - ' 1 i` \� � � � 1 �16\ 71,Ei 19 \ "" f1e � ; � O/ iI —= - 4 \�; \ \ \ �. I \ • 1 I /\` \ \ \ \ \ ; `` � \ \\ _ _� .. 4,41 . , iu. % \ • \, 1 . . ._ _ ....„ ,_ ,..-.. , -..-. ,., „ l _ I z L \ \\ \ \\ \`••\ �s • / _ ,-,.,..'i ,,7 / /,,, • r-5 i / l 11 r 1, '1 \\ \\\\\\ ‘. \\� ``.` \ , L``, I — — ' \\ • �t. IS „.,....,...„:„.....-.. ...-.3.-;:_;_;,.. .....:.-,� 5 � �_, : \ti:!!(r./ ./,:'''� \TI `�7���11 Lr 1 1 \, ,\ \.` \ `\ \ ` . r �` ��I \ 1I `I 11 4Y ,' \ �`,` __�� ) / //j'l \ \ \ '\ 1 I 1 I ^` ` IN\ \"—>— ,s �.. __;`-� i o'•_ ` '' ..�-- / ♦ ` '' Tom/ // `\ �\ •.\ , ,\ \ � 1 1 ' \ �\ `\ i‘\\:\\2e‘ ;1 , � \ 1 I I 'I \ I i 1 , R • i 1 1 1 i I, 44)1 \ �v-� /di i// �-, ./ ''/ ,/,,,,,,,,,,% / \ ,Y�d\\ /� j\— \ \ \ _\\ �` \ \ ' 1/,/ i 13Y\ i3iy, I IIi / • \ .\�\� _-_ ///I/,/ % / /'(il 'Irlll 11 \ • , �,N \ \ `/ .G1�'\ \ `.\\ ,, s\ \\` ` .\ , 1 , y_, I 1 I \ , I , , 1 i b l ,,,„/, , _,,,-, x,,,,„" .__ ,,, a \�� _ �' ///i / I .IrYYI II / `, \\, \`, `\ \�`\ \\ •``` ,` I /11..,..a• J i I , I i / ;., /i/ ,,I 4 __/ ,,,, , • • s. \` • \\& . -14/' / : '�' • \I_ /( ' % I I I I / , \ ``\ 2`\ ,,\\` \ ::‘„ r.`"l•11\,....:.--TT, •�`�j_ ,,,,,,.,, Ili: '` `' 1 I\•%/' j I ( %I (.V / J/ /A i ;;a1, ) II _ ,\ 11 1 ; ; r' I• ',i E(_DCiN ACRES ` 1 1 I �'''''' iAA \ ' �/ % 1i � yi/ L ACRES • / \\ Q � / j,, ' 1; ; Q �- — II \�, = i/ � '(111) ,/\ /' \ \ 1 \ �<� `Iini I\\\ III 1 •~` \I /�/ '/; �'/ II 1 ,j! // �� • I / r� /'' \ \ \ \\� i `� 1 I i i-.��ri 'Q� ,, ,III ) i,,(l'11 1 i) •...() /„ /-, \�'/ • \ %vS.G/�� -ram ���. `r 11. ç / / \ • APPROXIMATE SCALE \kc / �"• �" \ ` _ '-' 120 0 120 240 feet �oZ / / \ / 1- // CONTOUR INTERVAL: 2 feet \<s)1-.0 /"\` / • / •\/ I LEGEND: \ / / IN APPROXIMATE TEST PIT LOCATION REFERENCE: • UTILITIES PLAN, DATED AUGUST 1998, PREPAREDBY EXPLORATION LOCATION PLAN UT TOUMA ENGINEERS AND LAND SURVEYORS. ...:.:10.. TERRA LABRADOR LAKE WASHINGTON PROPERTY \ y''` ' ASSOCIATES RENTON, WASHINGTON • • Geotechnical Consultants Proj. No.4106 Date SEPT. 1998 Figure 2 i.Kli, 13 • 1`-1\ . • • -weir- . I : PORTION OF THE NW 1 4 OF THE NW 1 4 OF SEC 5, TWN 2-3 N., R 5 E, W.M. .m.R1wR r , -,-T -T- --I--I -T- --I--r--r-T I- --� I I 1 I I I I 1 I dLocL IT i I I I I I I I I I I I I • ,. i65 I A4 1 A. I A,• I AI I Ao I1 59 II x I !7 I !6 I !s I!4 13! I 32 1 ' I° 1 T9 I Ta 127 1 10 I -J .Z 1 1 I I 1 I I .,(,..1•I,LLMAN"•IAK( 14A SI1�I�liM'L:AFOE11 OE(CAN NO II I I I I I I I I ---- - GRAPHIC SCALEN�R_M.p • : - I. 1 ._._I I I _. 1 - 1 - -I I - L 1 J--1--L---1--1--I--I--1-- 1-.J LiF- • I 4 • N ' i• -- N 28TH PL __ 4. - . r '11 own Q 43 -IO.mI "• ��� Q °� I T 1 I T 1 T 1--1-- T- T--1 I 1--T--T- -I--1---T---I-- -1 ...». 1� �" I 11• I i RwI I I I 1 I I I I I I I I I I I I I I I 11 1 I ♦ 11.• 11 I ,I Ia ICONC.IAILQ 1s+ -R I J I I •+ IRyIop•J I 11 I I' I IJ P ml r.v II I IS 1 IC• 1 11 1 lR I 19 1:O I e'I I TI I a'! I i1 I 25 r1 I,:.0 I�ILLMAN Lw✓E IVw$II:N.:)•--vl•".A�rnl.x C!•L�l'l:� r I • i2 ` I.._' 4 I I' ' 'f4T Np9 1v J 7i I I I tiadpi t I I �I I I I., use r R'T I I`�'��-MTH - -1 - 1 6_-.1 I I I- C _�1LL : 62 `f 61 60 ' sa , - T r W \ \ .A,.... _ '4>.... 1 46: 47 • feI a CLC1'_-IP: A I/--'!._ ti •� -J I -J. 1 J a. °"".-._.:,rl.• t I IL f•, n I :L s, I ;A 1 _ v•• 111 „,,,,,,....,„ \ I J I I g nail .. _ .\ � . a I I 1 /• la, i t \\ \ l_ _J i, ' .:.,...„,... iggripor--.. ...... , 4:5___ . . . .. ‘ \\\\), ._.. .......:: ,--7,--, ...._•_• ._ .,... pr--- ,,,„,.....,H7 ' ' -- ,..".7 r : la 4-1 ‘ \ •s . \ r.,.,,.,, , .II. r.7_....."5.,.: \ •\\ 1 . TRACT jA" �• `� Icy- 4 4: G -'-*MI l 4 41 25 L° 26 ill !' 2 �' (��v� '� • `C i \\ �� L y Airr L,, • 7' .� .� _ e I •tip�� I ,.»J,�, /v �J • . ,-- 8 " AL 4 \ s \ . .. \\ 1 \\L,\\ co \ 1.., \ '�� .I;�4y• ,'4 \\\\ -Iz..•, i y�!11 ,I»,;��I .34.,..• • .. .. r, A- Q J In N ir co \ \• I, •v..... E.L[.!1./V /�FY/� '_i\ 31 „ .1, ' se6nr46t - DEVELOPER/OWNERS oI _. \\ e� \\\ . algS.. / /\• \\/ 4.2244 44 , k.--.)1 R 1 p v ARlO.RA'e 041.1.00 ..CC Z \\ / / \ •�\ -\ \ J 'I FAX -42S-Ral-seta O \ '••-•�_1 ' LAND SURVEYOR Z 2 \ lr \ / \ / _ - 1' •stDA sties aAa.w,a Eloz Y CC Cc) 26 \� \ �i�ixa:llilnlitR:l!ltr4rry �`- /�,♦ \ iiiATOI!!L!litr IATrN}1 I �� ` �Ti fLOESI�itl:•l��➢ilFFOLTAI \ \ TINISlslF101a•!S)LkI::Y�l:l❖)tY I - �iiMPTITOIli.•RIA LSOL!l:ZtrL/ I T '!M.SE.40 1-1L-Sis \ !!FI•.:R�lR1liFROPEI•ZY fs�.aR tYm!'Rll� EiA�silRll�llitlQ �R:Yt1 I P �4�c3:RFR.!llll� \ =•ia:•=i:�RJ��n'1°il is.,.c411011=.a>-rsa�.ca..-,.M,<L•IAM0i.,ll [ . _ -./ PLAT DATA �FI•if 0Pfl i N� \ �i;l•�i•Z41IM!I. iiLI�ILYFYFJI !•tt!!FI'.•IlIMUSTI a.:lllq: .C EI♦Ct:F1I:IL1lLI:Rs \ .aD!lttll!!;N!!•tr:.Y !•t.A•!FI.:1•l oLliRlll .nl. �!I•pN;'LRmlLRIA� \ \ T4iEFP'•I!!LI!lrtl!l:Rtld l.. stl•:•IlsFItiJl 11? PLILIM TOTAL AREA MSS ACRES RlIM-l=IMZFLOSSIY.lUSIM =4!!FI•:!=Urals mill ER11I11 itt!•sFr•:•1umsFI•:J!!RN!l:RL.tl R-I LONE AREA II.ZI ACRES •IiNF!YFY]!NfOM= \ \ .ILZ♦IMIX01.1•!ISOLMIiLYillLITOST11 l4F 11MMIA JIEL11 111 ltrltN I �llaStZ�1PFY.!!I•J•� �4i•1.:'•I•:Illt11.11 .114 .IP:EtII !4.'==.N.FI._4 =1.1 tl!!inll1PLLIY NO.OF LOTS--..l LOTS 6 \ it!!F&:•IlIFI:YJ•�..01 1,tYlll !•t1J•NFLITOlMIONl=.TI lPP:IPY �ti �tC1ll�TIM \ t4!=ASTOIlIFI:IIRIMATAI :P1ML1 tt:l•lFdi•]!lIIIl M23.111�}]ImI 1 R/W AREA_-_ I,y.AC W tllfL•�f3iilllLOlIII� �4ilFI•:•1lili11!!tDl IFFFr:•Y l4tl•!'Fd4l!!t[Dl�tLillQOY111 > Oi SLOPES 2.22 AC h AIL MICISIRlR.�I:A= \ �• Ip..•RLsiLI•ll!lt:I!l1RLYL1 tC•1•stI: w111 =.18tl!!LP IRa i AZARD*CAA. O AC i:.!lFI,RAsiIRIIl .,. :tltr•DI !fllstES9l�L!!ILl1lw:Ifl E0IAL SM AC FVisfri1X1/1!Mil� \ �illiFl:ll�IL!!:}NI�PIP:ILI !•LtA1=0=10IlsLIIllstTILIT 1IL1 I AR A.,P�I_ •1001%r.iil•➢� SiY!♦itl:l!!F),Il♦!FI•:llsAISI01ll !tT IOIRTATOIl MAILI :Fl:•==Al001 �.LR•pTIOSI101 11! �ilit:I•:•I!!:d•IliirLl�WiLl !•�Vtl:l!!Q1lsIFt1l1PL•rIJ1 OENSITE 47n.24-RA LAWS/ACRE NANO•` �10011WL0/0101trll� \ =iL1aiFIORaIILII!!i:•1!!•:14MAI l4=MITTOrs•=IXIDAISLPNIitiT M �Q imsf•:ff:ILLIplI•I•.,I� \ ;F'iFiOIMM ISIl�R •1•101 IOl •!4!•VirillsLlNlt.RLi tiL ATII R-S ZONE AREA 4.42 ACRES toP I tiLI011 lFrlAl�ILi�O STA •lAI NITA I•:Ilstd FlsAiRFllsRUl:•1 �ill=16.I,l!!!.}:.!llltl!!:!?PM l�1.1MPLITO Q)S INSTAtAlILPfILl I NO.a'LOTS�_.IS LOTS - \ wit!l.,I•,1 :I.11!!•IT,l LP,E•1 !•411MI.1L•LIC1lsL•tJ!llRliltRLR:J1 R/W AKA___ O 12 AC 7 - \♦ RtiLiitri•I!!t:•1momm ll�PLI !ffR_A4'LI ommosulslrFl!llPtllY 1 >•oR ao.ts .DIR AC RIR•.R•r4r �4:. .41i!![IF!ltr 11 .14:•YFl ltsl•EIF?Ilt:•AIISR;I!!:4•ATOI NASARO AREAw-au we I TOTAL I.4!AC MT'°WO' R - DENSITY IS/IO-SO UWrs/ACRE I PCF EACItE0 el./1T' 3a 8som LNb R*V IN Guess 11V G)