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LUA98-171
a © CITY OF RENTON v - -�.r _ _ Planning/Building/Public Works :-. -`.. w `' 1�.•4•" `; I 1055 South Grady Way - Renton Washington 98055 ! 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Steve Harer Bryn Mawr Properties, Inc. 11326 Rainier Ave S Seattle, WA 98178 Re: Blueberry Hill Rezone FILE No. LUA98-171,MHP,R,V-H Dear Mr. Harer: The Examiner's Report and Decision on the above referenced matter, which was issued on March 22, 1999, was not appealed within the 14-day period established by ordinance. Therefore, this matter is considered final by this office and the file on your application is being transmitted to the City Clerk as of this date. Please feel free to contact this office if further assistance or information is required. Sincerely, 41 -9 a \ 514-4- -- . Fred J. Kaufman Hearing Examiner FJK/mm cc: Peter Rosen Sandi Seeger, Development Services 1055 South Grady Way - Renton, Washington 98055 - (425)430-6515 'x CIT OF RENTON asIL t`4 40 Hearing Examiner Jesse Tanner,Mayor Fred J.Kaufman April 12, 1999 Mr: J. Steve Harer Bryn Mawr Properties, Inc. 11326 Rainier Ave S Seattle, Wa 98178 Re Request for Reconsideration of Decision re Blueberry Hill Rezone File No. LUA98-171,MHP,R,V-H Dear Mr. Harer: This office has reviewed your Request for Reconsideration. The changes to the proposal to eliminate the dozens of variances is welcome. Unfortunately, the changes are very dramatic and need to be reviewed by Development Services staff at a minimum, and quite possibly the Environmental Review Committee. Therefore,this office will be forwarding your request to appropriate City staff as well as all other parties of record. It is probable that another public hearing will be required as a result of the proposed changes and staff review. Additional fees may also be applicable to the re-review of this project. If this office can be of further assistance, please feel free to write. Sincerely, 4\----Z9146,-----, Fred J. Kaufman Hearing Examiner cc: Mayor Jesse Tanner Jay Covington, Chief Administrative Officer Larry Warren, City Attorney Parties of Record 1055 South Grady Way- Renton, Washington 98055 - (425)430-6515 TI.�n�nu.n..n�nc C/lo/ .en..nlo. ...�fnri�l 000 .,�cl nnncmnr GM Biyi1, I2R@ROWE "ii c`JJ1an✓- - 5 1999 properties, Inc. HEE EXAMINER April 5, 1999 Renton Hearing Examiner Office of the Hearing Examiner City of Renton Renton, WA 98056 Re: Request for Reconsideration To Whom It May Concern: Based on the Hearing Examiner's Report dated March 22, 1999, I am requesting a reconsideration of my rezone request from R-10 to RMH. The report clearly states that the varience requests were inappropriate and that the entire proposal was predicated on these variences. I am therefore removing all varience requests. I have redesigned the community to address all concerns brought up during the public hearing. Included with this request is a copy of the redesigned community. We have reduced the density from 69 to 50 homes. We have added the sidewalk with full width streets. The RV area is provided as well as a more usable recreation area. The new lots will take the multi-section manufactured homes as per ordinance. All mitigation and impact fees will be paid. I feel this new evidence changes the rezone request from the original proposal and satisfies all concerns brought up at the hearing. Please give this your consideration to reconsider the rezone request. Yours truly, (7./See J. Steve Harer 11326 Rainier Avenue South • Seattle,Washington 98178 • (206)772-3000 • FAX(206)772-4647 Apr-05-99 O1 : 11P Bryn Mawr Properties Inc _ P _ O2 rianning tngineerino T '-.L NU .J _b! `5(4V riaf.5t.J , lb : i ( r' .V ........‹.. ..,. :401111111.1.11111.11:411011- .- . YilliAl:•------; . . -4441001511.1.- • ! ; .. . . J ���s FiI 1 t \,•'i. N7s �,,, :� I so 4 N. 7.4 i a-- i-- . i4 , __,.....r. P . ',...,. . ,_. milli 15.SD' 1 2 N 1 i . :". . )ir �� I-ino � ao I u . 3 , li, 1 "11\'' Ili °'1 !) , ,fIl ,. i iiitifi):1 il4lir,iii r•L't4r..37zs- _.! .1;5._ _ /1—: ( I /i./-..i r.r. _ i „4,4 1k -,"I „,L!;_. . , , 1 ,l 0 1 . . i. ' . I, , .41401„, . . ,. .. , . .. k . ,,, Ill. Hof :--PO 4 Y' ' ''t 1 - L II ' 3 - i . 1 7i: __Jill', 4......x..=T.A.yizc:c:cs. tiT. :: : ,. — 441117 / / �1 ",.tip,=\ _`_�-,_ `-�+�-^` 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 22nd 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. Signature: K . �P%✓ SUBSCRIBED AND SWORN to before me this 2-and day of 1Y1 ,- , 1999. Notary Public i and for the State of Washington, residing at , therein. Application, Petition, or Case No.: Blueberry Hill Rezone LUA98-171,MHP,R,V-H LUA99-019,AAD The Decision or Recommendation contains a complete list of the Parties of Record. HEARING EXAMINER'S REPORT March 22, 1999 OFFICE OF THE HEARING EXAMINER CITY OF RENTON REPORT,RECOMMENDATION AND DECISIONS APPELLANT: Steve Harer Appeal of ERC's Determination for Blueberry Hill Rezone File No.: LUA99-019,AAD APPLICANT: Steve Harer Blueberry Hill Rezone File No.: LUA-98-171,MHP,R,V-H LOCATION: 2800 NE 3rd Street SUMMARY OF REQUEST: To rezone from R-10 to RMH to establish 69 unit mobile home park on 7.77 acres. Applicant requests variances from lot and street width and RV parking requirements. SUMMARY OF APPEAL: Appealed ERC's mitigation measures No. 5, 6, 7, 8, 9 and 12 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: SEPA APPEAL The following minutes are a summary of the February 23, 1999 appeal hearing. The official record is recorded on tape. The hearing opened on Tuesday, February 23, 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 exhibit was entered into the record for the appeal: Exhibit No. 1: Yellow appeal file,LUA99-019,AAD, containing the appeal,proof of posting and publication and other documentation pertinent to this request. Parties present: Representing Appellant Representing City of Renton Steve Harer Larry Warren Bryn Mawr Properties 1055 S Grady Way 11326 Rainier Avenue S Renton,WA 98055 Seattle,WA 98178 Blueberry Hill Rezone Appeal and Rezone Hearings File Nos.: LUA99-019,AAD LUA98-171,MHP,R,V-H March 22, 1999 Page 2 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. Steve Harer,appellant herein, stated that he was appealing the Environmental Review Committee's(ERC) mitigation measures 5, 6 and 7 which are payment of traffic, fire and parks mitigation fees,on the grounds that he is moving an existing low-income mobile home community within the City. Regarding condition 8 which addresses the road width variance and the requirement for a sidewalk on one side of the street,Mr.Harer stated there are other communities in King County successfully using the 5 foot painted walkway as part of the road. The existing mobile home community has road widths that range from 20 to 25 feet that have been there since the park opened and have had no problems. The new proposed community will have widths that are 10 feet wider than that. Regarding Condition 9 pertaining to screening of the community, Mr. Harer proposed taking the fence from that originally proposed to behind the property line of the mobile homes themselves. He further appealed the requirement for RV parking, stating that there are several storage areas available within a 25 mile radius to provide this storage. Sheikh Hasan, P.O. Box 2019,Ocala,Florida 34478,appellant's engineer herein, stated that City code required seven RV parking spaces for this park. In order to maximize available space for mobile homes,he suggested the use of the available nearby storage lots to meet this need. Larry Warren, questioned the standing of this appellant regarding Conditions 5, 6 and 7, and that if any credit was to be granted, it would go to the buyer of the current facility on Lake Washington or previous owner and not be transportable. City Council mandates the mitigation policies and this issue should be addressed to that body. Additionally,there is no proof,requirement or necessity that the residents of Lake View Terrace move to this new site. With respect to Condition No. 8,the City has requirements concerning sidewalks, regardless of King County's set of codes. There are legitimate safety reasons why sidewalks should be separated from streets rather than simply having a painted line. With regard to No. 9,Mr. Warren stated that the applicant and City are saying the same thing regarding landscaping--the applicant is requesting that the fence be taken from the property line and put behind the homes. The condition regarding RV parking should be addressed to the City Council as the code has stated this as a requirement. As a practical matter,there can be no guarantee there are not going to be RV's. The Examiner called for further testimony regarding this appeal. There was no one else wishing to speak. The appeal hearing closed at 9:20 a.m. SEPA APPEAL FINDINGS,CONCLUSIONS & DECISION 1. The appellant,J. Steve Harer,filed an appeal of a Determination of Non-Significance-Mitigated (DNS-M) issued by the ERC. Mr. Harer,hereinafter the appellant, filed the appeal on February 12, 1999 and the appeal was filed in a timely manner. Blueberry Hill Rezone Appeal and Rezone Hearings File Nos.: LUA99-019,AAD LUA98-1 7 1,MHP,R,V-H March 22, 1999 Page 3 2. The appellant who is also the applicant for the underlying land use application objected to a number of the mitigation measures or conditions that were imposed by the ERC. 3. The appellant proposes developing a 69-lot manufactured home park on approximately 7.77 acres. The proposal would require a reclassification of the property from its current R-10(Residential, 10 units per acre)to RMH(Residential Manufactured Homes). In addition,the applicant has requested variances to allow lots of less than the required dimensions,narrower than required streets, and to eliminate parking for recreational vehicles(RV parking regulations). 4. For a complete description of the subject site,zoning and surrounding area,as well as a description of the proposal, see the second portion of this report included below. 5. The appellant had four major concerns regarding the conditions imposed by the ERC. The appeal is enumerated below: • "I appeal#5,6,& 7 on the grounds that I am moving an existing low-income resident mobile home community in the City of Renton. This community has already paid taxes and fees to the City for approximately 40 years. These taxes have come to the city from both real estate taxes and personal property taxes from the mobile homes themselves. These existing mobile home sites are in the city and are not providing new residents per se. The City is getting impact fees on 187 new units that are replacing these 69 units. • I appeal item#8 as there are communities in King County successfully using the 5-foot painted walkway successfully. The existing community roads range from 20' widths to 25' widths and have worked successfully the past 40 years The new community will have roadways as described that are 10' wider. A separated concrete walkway will subtract from the tenant's yard and give a more squeezed look to the lots. • I appeal item#9 regarding screening the mobile home community so that people driving up Renton Avenue won't have to look at this affordable housing community. I propose then that the fence be taken from the property line and put behind the homes. • I appeal item#12 as this is a management issue that is handled by the rules and regulations and not a covenant with the land. There are storage facilities nearby. RV storage will not be allowed in this community." 6. Following are the conditions of the ERC which the appellant has challenged: "5. The applicant shall pay the appropriate Fire Mitigation Fee at a rate of$488 per new single family residence,for an estimated total of$33,672. The Fire Mitigation Fee is payable prior to issuance of construction permits. 6. The applicant shall be required to pay a Traffic Mitigation Fee of$75 for each average daily trip associated with the project. The traffic mitigation fee is estimated at $24,892.50. This fee is payable prior to issuance of construction permits. Blueberry Hill Rezone Appeal and Rezone Hearings File Nos.: LUA99-019,AAD LUA98-171,MHP,R,V-H March 22, 1999 Page 4 7. The applicant shall pay a Park's Department Mitigation Fee of$530.76 per new single family residential lot. The recreation area may be applied toward a reduction of the parks mitigation fee, credited up to a maximum of one-third of the total mitigation fee required,with the approval of the Parks Department. The required parks mitigation fee shall be paid prior to the issuance of construction permits. 8. The applicant is requesting a variance from standards of the RMH zone to allow a pedestrian walk to be included within the 30 foot road width. If this variance is approved,the applicant shall modify the site plan to provide sidewalks on one side of the street,separated from the roadway, in order to ensure adequate pedestrian safety. A revised site plan shall be submitted for approval prior to issuance of construction permits. 9. The proposed fence along the west property boundary is approximately 30 feet lower in elevation from the middle,flat portion of the site. The proposed fencing would not function to screen views of the manufactured home park from NE 3rd Street, as is required by the code. To reduce potential aesthetic impacts of the proposal,the applicant should provide fence or landscape screening at the same elevation as the manufactured homes. 12. If the variance from the required RV parking is approved,the applicant shall record a restrictive covenant that every new tenant who owns an RV must show proof of having an alternative,off-site parking space for their RV. The restrictive covenant shall be subject to the approval of the Development Services Division and the City Attorney prior to recording. The restrictive covenant shall be recorded prior to finalization of construction permits." 7. As noted, Conditions 5, 6 and 7 related to mitigation fees were challenged together. They were challenged on the grounds that this manufacturing housing park would be replacing an existing park and therefore, a monetary offset should be available. The rationale is that removing the housing units at the existing park and moving them to this park creates no new impacts on traffic, fire or parks. 8. The City responded that while such offsets may be available,they are generally applied to redevelopment at the original location. In other words,the existing park will be replaced by new housing on the original site and that any offsets would be available to the developers who are redeveloping that original site. 9. If a road width variance were approved,the ERC required that the applicant provide a separated sidewalk within the 30 foot roadway. The challenge to Condition 8 was based on standards used by King County which allow the paint delineation to visually set off sidewalks rather than having a physically separated sidewalk. In addition,the appellant noted that the current mobile home park has a 20 foot roadway which is narrower than proposed for this development and that a sidewalk will reduce the effective yard space for the new units. 10. The City countered that the King County standards are immaterial since the City has its own specific code requirements and that safety is a preeminent interest in requiring a separate sidewalk. 11. The ERC required that the screening fence be relocated to a position where it would serve as effective screen,which is just west of the actual mobile homes,rather than at the lower elevation at the west edge of the proposed open space/recreation area. Blueberry Hill Rezone Appeal and Rezone Hearings File Nos.: LUA99-019,AAD LUA98-171,MHP,R,V-H March 22, 1999 Page 5 12. It appears that the appellant and City agreed on this condition's intent during the course of the hearing. 13. The ERC imposed a condition that would impose a covenant requiring tenants to show proof of off-site RV parking. The condition was apparently intended to prevent RV's from being parked about the site and potentially blocking emergency access as well as fulfilling the Code's requirement that RV parking be provided for manufactured home parks. 14. The appellant objected to the covenant for RV storage, claiming that this is merely a park management issue and that RV parking or storage is available at off-site locations. 15. The last three conditions imposed by the ERC all relate to requirements found in the Manufactured Park Housing provisions. In two,the separate sidewalk and RV storage conditions,the applicant has applied for variances from the standards. As noted regarding the landscaping/fencing requirement,the parties reached agreement. 16. The appellant argues that because many residents of the proposed park will come from the existing Lake Terrace park,there is a need to keep the current proposal affordable. Further,that they do not have RV's,and are accustomed to the current conditions with small lots,narrow roads and limited sidewalks. 17. In arguments put forward by the City,they also noted that there is no guarantee that the new park will be solely occupied by the former Lake Terrace residents,that conditions change and that new standards and safety issues take precedence over the appellant's objections. The City is concerned that enforcement of the RV prohibition will fall to the City and RV's could block emergency access. 18. 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 and the mitigation measures imposed by the ERC in this case are 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. 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 Blueberry Hill Rezone Appeal and Rezone Hearings File Nos.: LUA99-019,AAD LUA98-171,MHP,R,V-H March 22, 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. Similarly,attempts to remove or modify any conditions imposed to mitigate environmental impacts would be subject to strict scrutiny and the appellant would have to clearly show those conditions are wrong. 4. The appellant has failed to demonstrate that the actions of the ERC were erroneous or arbitrary and capricious. There is a definite burden in overturning an administrative determination and it requires more than a minimal presentation and mere objections to the conditions imposed to offset the environmental impacts of a proposal. 5. 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. Even using a relaxed standard,the appellant has failed to persuade this office that the determination was based on other than a thorough analysis. 6. As noted by the City,the proposal would develop a second, separate parcel in a different neighborhood of the City with 69 new housing units. While the appellant's arguments that the new park is merely replacing an existing park and the same or generally the same residents will merely be moving have an initial appeal, it is clear that new housing units will be created and those housing units will have the impacts on traffic,parks and fire services. The appellant's approach is an intriguing and novel one,but once scrutinized fails. Since the original park will be replaced by housing at that same original location, any housing units developed offsite,as in the instant case,that is, in a locale different from the original site will have impacts that must be mitigated. The current proposal will be developing an entirely different site in an entirely different location of the City. The ERC was correct in imposing the various mitigation fees. 7. The appellant really did not offer any overwhelming reasons why the other conditions should be modified other than disagreement with their intent or approach. Disagreement is not sufficient justification to overturn an administrative decision if reasonable persons might merely reach alternative conclusions based on the same facts. 8. 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. DECISION: The determination of the Environmental Review Committee is affirmed and the appeal is denied. MINUTES: MANUFACTURED HOME PARK PERMIT.REZONE AND VARIANCE The following exhibits were entered into the record for the manufactured home park permit,rezone, and variances hearing: Blueberry Hill Rezone Appeal and Rezone Hearings File Nos.: LUA99-019,AAD LUA98-171,MHP,R,V-H March 22, 1999 Page 7 Exhibit No. 1: Yellow land use file,LUA98- Exhibit No. 2: Vicinity map 141,PP,V,R,containing the original application, proof of posting,proof of publication and other documentation pertinent to this request. Exhibit No.3: Preliminary site plan Exhibit No.4: Landscape plan Exhibit No. 5: Yellow appeal file,LUA99-019,AAD Exhibit No. 6: Grading plan I (by reference) Exhibit No. 7: Grading plan II Exhibit No. 8: Alternate street and sidewalk plan The hearing opened with a presentation of the staff report by PETER ROSEN,Project Manager,Development Services,City of Renton, 1055 S Grady Way,Renton,Washington 98055. The applicant requests a rezone,a mobile home park permit,three variances,and environmental review in order to construct a 69 lot manufactured home park. Of the 69 lots, 61 are approximately 3,000 square feet in area and the remaining 8 lots are larger. The access is proposed via two driveways off NE 3rd Street and there is a 30-foot wide internal loop road. The minimum park size criteria of two acres is met,as well as the density requirement at 8.88 units per acre. A typical lot layout is space for a single wide manufactured home and driveway parking for two vehicles in a tandem formation.All the lot sizes meet the minimum standard of 3,000 square feet. The narrow lot layout is not conducive to optimize privacy between the lots,and would be difficult to provide landscaping in the side yards. Minimal landscaping is provided in the front of each lot. The rear yard of the lot can provide the required concrete patio. The proposal includes a 6-foot high cedar perimeter fence around the entire site with landscaping along the frontage of NE 3rd. The applicant is proposing a one-acre recreation area along the western boundary of the site. The topography of the west row of lots slopes down and the applicant is proposing to fill this portion of the site for the homes,thereby creating an approximate 20 to 30 foot grade difference between the existing top of the slope and the recreation area. The applicant has not provided details regarding playground or recreational uses and there is concern about accessibility to the area for residents. The property is a former commercial gravel pit which has been filled,therefore creating a flat wide area. Off the site to both south and west, it slopes steeply to the floor of the pit which is an elevation change of approximately 100 feet. In the floor of the pit there is a proposed manufactured home park. A geotech study has been prepared for this proposal and describes the fill material on the site as loose to medium dense and debris-laden. The test pits basically encountered these fill soils to the maximum explored depth of 17 feet. The geotech report concludes that the existing fill soils are unsuitable for permanent structures for permanent foundations; however, it does say that they may be used to support light manufactured homes which would allow for re-leveling. The ERC in reviewing the geotech report did propose a mitigation measure that requires the applicant to record a restrictive covenant that any releveling of foundations that would result from soil settlement would be at the expense of the land property owner,not the individual tenants. The applicant appealed several mitigation measures imposed by the ERC. The remaining conditions imposed by the ERC include: (1)applicant follow the recommendations of the geotech report regarding general earthwork and design criteria for foundations and slope regrading and pavement; (2)that the grading activities be supervised by a geotech consultant; (3)that a detailed site grading plan be submitted with construction permits; (4)temporary erosion control be installed and maintained for duration of project. A further mitigation measure requires that if the lot width variance is approved,the applicant record a covenant that tenants would Blueberry Hill Rezone Appeal and Rezone Hearings File Nos.: LUA99-019,AAD LUA98-171,MHP,R,V-H March 22, 1999 Page 8 receive information regarding setback requirements and prohibitions on building within the required setback areas. Regarding the rezone,this site is presently zoned R-10,Residential 10 dwelling units per acre, and the applicant is requesting a rezone to Residential Manufactured Homes(RMH). The R-10 zone would allow for manufactured home park,but slightly different than what could be established in the RMH zone. In the R-10 zone platting is required so the manufactured homes would be on individual lots. The code also allows for designated manufactured homes which are basically double wide manufactured homes. The various differences between the two zones,their development standards, and the rezone approval criteria were discussed. In terms of the rezone approval criteria, at least one of the following circumstances shall be found to apply: (1)that substantial evidence was presented demonstrating the subject reclassification appears not to have been specifically considered at the time of the last area land use analysis and area zoning. In 1993 with adoption of the Growth Management Act Comprehensive Plan and area-wide rezoning,the subject property was designated Residential Options on the CP with the corresponding R-10 zoning. Previous to 1993 the site was designated Medium Density Multi-Family Residential on the CP with Light Industrial zoning. There was no evidence that the RMH zoning was considered for the subject property at the time of the rezone in 1993. The Cedar Crest Manufactured Home Park adjacent to this site requested RMH zoning in 1993 and it was approved. An adjacent site was considered at that time,but the subject site was not. The RMH zone is for a specific purpose and is most commonly imposed with a specific project proposal rather than as part of a City-wide process. The second criteria is that the property is potentially classified for the proposed zone being requested pursuant to the policies set forth in the CP and conditions have been met which indicate that the change is appropriate. There are no mentions of policies that would support a zoning reclassification to the RMH zone in the RO policies of the land use element of the CP. However, in the zoning code under the RMH zone it does state that RMH zoning may be permitted in areas designated for Single Family-4 in the CP which is the equivalent of the RO designation. It was determined that the proposed RMH zoning is consistent with the CP designation of RO and therefore a CP amendment is not required with the subject rezone application. The proposed rezone would further the stated CP objective of providing cost-efficient housing and providing infill. The final rezone criteria is that since the previous land use analysis of the area zoning of the subject property, authorized public improvements,permitted private development or other circumstances affecting the subject property have undergone significant and material change. The major change in the area has been the approval of the adjacent Cedar Crest manufactured home park. The major difference between the two manufactured home parks is that Cedar Crest would be providing the manufactured homes on site rather than leasing the individual spaces as proposed here. Regarding the variances proposed,the first variance deals with lot width. The RMH zone requires a 40 foot lot width for interior lots and 50 feet for corner lots. Sixty of the lots are proposed with a 37 foot lot width and the corner lots are proposed at 45 feet. The second variance is for street width --the code requires a 30 foot wide street and a 5 foot concrete sidewalk along one side of the street. The applicant is proposing to have the entire road width be 30 feet inclusive of a painted sidewalk on one side. The third variance is from the code-required screened parking area for RV's,campers and boats at a ratio of one space per ten lots which would be seven spaces. The applicant is requesting a variance and has provided no parking for RV's on site. The various criteria to be met for a variance were discussed in detail. Applicant is providing affordable housing for the Blueberry Hill Rezone Appeal and Rezone Hearings File Nos.: LUA99-019,AAD LUA98-171,MHP,R,V-H March 22, 1999 Page 9 relocation of residents and meeting the code requirements would increase development costs,reduce the number of lots and would result in higher monthly rental costs to future residents. Staff's opinion and recommendation is that there are no special circumstances of the subject property being the size,shape and topography that impose a hardship on the applicant to meet the code requirements. The applicant has justified it more based on the economic needs of keeping the development costs low and providing for maximum number of lots to keep the costs low for future residents. In addition the ERC and Fire Department have expressed concerns about the variance requests in terms of the lot width with the increased risk of fire spreading between adjacent homes. Because existing mobile home parks were approved under previously adopted standards,this does not justify the requested variances. Furthermore,the variances apply to almost all the proposed lots and major features of the project and the extent of these variances would not constitute a minimum variance. Staff recommends approval of the rezone and manufactured home park permit,but recommends denial of the requested variances. For purposes of the manufactured home park permit, staff recommends the following: (1)compliance with the ERC mitigation measures;(2)submittal of a street lighting plan, subject to approval of Development Services; (3)applicant provide further information of the proposed recreation area to demonstrate how the area would be accessed by residents and to provide details of improvements as a playground recreation area, subject to approval of Development Services. Sheikh Hasan, P.O. Box 2019,Ocala,Florida 34478,engineer for applicant herein,addressed the recreation area. Applicant's proposal is a 14 to 20 foot wide walking trail along the west side with a recreation area in the southwest corner with a barbecue pit and picnic benches. The access will probably be from the northwest corner. The slope would be 2 to 1 which is recommended by the geotech report. There is no final grading plan at this time,nor is the plan for the recreation area complete. This whole park is designed on the premise of providing affordable housing and to relocate the people from the existing mobile home park. Regarding the request for a lot width variance,the City has a criteria of 40 foot lot width,but that is based on a double-wide mobile home. The 37 foot lot width applicant is requesting is for a single wide 14 foot home. Mr. Hasan suggested that if a variance is not granted regarding the sidewalk within the street width of 30 feet, that the 5 foot sidewalk be within the front yard setback. Mr. Hasan further stated that it is not economical to put in the required seven RV parking spaces. If it was a bigger park that required a lot of RV spaces,then it might be justifiable to put in an on-site RV storage area. Regarding guest parking,the City is anticipating some parking on the street within the park. If you have a 30 foot street,you can allow parking on one side and still have a drive lane. Steve Harer, 11326 Rainier Ave. S, Seattle,Washington 98172,applicant herein., stated that he has 27 years of experience in mobile home communities, including building,renting and selling. They are trying to provide a spot for the 70 Lake Terrace residents who still need spaces. Requests have also been received from other mobile home parks in the county. Applicant has targeted$350 as rent on the spaces; if the number of sites is reduced,then rents will have to be increased. Ken Spencer, 11661 SE 56th,Bellevue,Washington 98006,Executive Director of Manufactured Housing Communities of Washington, stated that the applicant is trying to keep affordable housing stock when normally Blueberry Hill Rezone Appeal and Rezone Hearings File Nos.: LUA99-019,AAD LUA98-171,MHP,R,V-H March 22, 1999 Page 10 these people would have no option. Anything that can be done to keep affordable housing in the City is to be applauded. Bob Murray, Trammell Crow,4010 Lake Washington Blvd.,Kirkland, Washington 98033, stated that he also supports this project and has been working with the sellers of the Lake Terrace Park to find relocation opportunities for the existing people at the park. He stated that very few have moved out of the park at this time and that they are probably hanging their hopes on the potential approval of this project. David Halinen, 10500 NE 8th Street,#1900,Bellevue, Washington 98004, spoke on behalf of River Point Associates, a partnership interested in acquisition and development of property in the general area of the subject site. His client opposes the proposal in its overall nature--the rezone,the particular project proposal as well as the request for variances. Mr. Halinen highlighted several areas of concern regarding rezone criteria not met such as meeting the various RO policies,and significant or material change since the last land use analysis. He pointed out that there is a large MHP zoned area in this portion of town, including the Cedar Crest site, and there would be a detrimental over-concentration of this type of zoning in this area. He also questioned the conclusion that the elimination of Lake Terrace Mobile Home Park is a changed circumstance for the subject proposal. Mr. Halinen was also concerned about the proposed grade for the project in relation to the designated recreation area. Mr. Halinen concluded that special circumstances do not exist to grant the variances, that this was not the minimum variance to accomplish its purpose,and requested that the rezone,the mobile home park permit and variances be denied. Chuck Duffy, Renton Fire Department, 1055 S Grady Way,Renton, Washington 98055,testified that the Fire Department is opposed to all three variances because of reduced fire safety of future occupants. The plan is to move existing trailers,many of which appear to be pre-1977,a significant date having to do with built-in fire protection. The setback requirement is particularly important to reduce fire spread from trailer to trailer. The older trailers burn very rapidly once they are ignited and their exterior surfaces do not meet the normal building codes in housing requirements. Fire department access does not mean only access,but emergency work space in the street in front of the potential scene to be able to work. Regarding the RV space requirements, experience has shown it creates a code enforcement problem for the City. Neil Watts, Development Services Division, 1055 S Grady Way,Renton, Washington 98055,testified that Public Works does not support the variances,particularly regarding the narrower street and alternate use of sidewalks. Pedestrian safety is a key consideration and that this variance would potentially have impacts on pedestrian safety for this new community. Parking will be limited to one side of the street if the street is 30 feet wide; if the variance is granted,parking would not be allowed on either side of the street. Doug Hobkirk, P.O. Box 22167, Seattle, Washington 98122-0167,Director of Manufactured Housing Community Preservationists, stated that older mobile homes are readily replaced over time by newer homes as it can be quickly and economically done. Regarding the zoning change,the site seems uniquely suited to manufactured housing based on its inability to utilize permanent foundations,and he encouraged the rezone to accommodate this park. In helping people relocate from closing parks,he stated it is difficult for residents to find sites for their homes. Blueberry Hill Rezone Appeal and Rezone Hearings File Nos.: LUA99-019,AAD LUA98-171,MHP,R,V-H March 22, 1999 Page 11 Mr. Harer further responded that appearance of the mobile home park was important and that parking had been planned alongside to keep a neat appearance. The applicant also stated that they could work with the City to achieve the necessary recreation area. 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. MANUFACTURED HOME PARK PERMIT,VARIANCES AND REZONE FINDINGS, CONCLUSIONS,DECISION& RECOMMENDATION Having reviewed the record in this matter,the Examiner now makes and enters the following: FINDINGS: 1. The applicant, Steve Harer, filed a request for approval of a rezone,a manufactured home park permit and variances from provisions of the manufactured home park requirements. 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. The applicant appealed certain mitigation measures imposed by the ERC. A hearing on the appeal was combined with the hearing for this land use action. That decision accompanies this report. The appeal was denied. 4. The subject proposal was reviewed by all departments with an interest in the matter. 5. The subject site is located at 2800 NE 3rd Street. The subject site is located along the south side of NE 3rd just west of where it merges into NE 4th Street and its intersection with Jefferson Avenue NE. The King County Shop site is located east of the subject site. 6. The subject site is generally rectangular,although its north property line jogs slightly and angles toward the northeast where it follows the NE 3rd right-of-way. The subject site is approximately 7.77 acres in area. The parcel is approximately 452 feet wide by approximately 837 feet long. 7. The subject site was annexed to the City with the adoption of Ordinance 1549 enacted in June 1956. 8. The subject site is classified R-10(Residential/10 dwelling units per acre). It received this zoning with the adoption of Ordinance 4405 enacted in June 1993. 9. The map element of the Comprehensive Plan designates the area in which the subject site is located as suitable for the development of residential options,but does not mandate such development without consideration of other policies of the Plan. 10. The applicant proposes establishing a mobile or manufactured home park on the subject site. The applicant indicated an intent to provide mobile home pads for residents of the Lake Terrace Mobile Home Park. That park is being redeveloped with an apartment complex and the residents are being displaced. Apparently, many of those units are known as single-wide mobile homes and do not need Blueberry Hill Rezone Appeal and Rezone Hearings File Nos.: LUA99-019,AAD LUA98-171,MHP,R,V-H March 22, 1999 Page 12 large building pads. The applicant proposes catering to single-wide units. There is nothing in the record which would restrict the use or tenancy of the subject site to only those former residents or any residents from any particular income group. Single-wide mobile homes are apparently still manufactured. 11. The applicant proposes using the regulations found in Section 4-2-110 to establish a manufactured home park for 69 units. While the current R-10 zoning permits mobile home parks,the R-10 zoning requires both platted lots and specific home styles, generally double-wide homes. The applicant proposes a more traditional leased(non-platted)mobile home pad development and accommodating mobile homes that are single-wide and older styles. 12. The applicant has proposed reclassifying the subject site from R-10 to RMH(Residential Manufactured Homes) in order to establish the leased-lot mobile home park and to accommodate the single-wide homes that are not permitted in the R-10 zone. 13. The applicant has proposed lots that are smaller than code mandates, internal roads of less than the required width and eliminating the required recreational vehicle(RV)parking. The Code requires internal lots to be 40 feet wide and corner lots to be 50 feet wide. The applicant proposes 37 foot wide internal lots and 45 foot wide corner lots. The applicant has proposed a 30 foot wide road with a sidewalk incorporated into that width,whereas Code requires a 30 foot wide road and separate 5 foot sidewalk. The Code requires RV/boat parking at a ratio of one such stall for each 10 lots or 7 RV stalls,whereas the applicant proposes providing no such stalls. 14. The subject site was part of a commercial gravel pit that has been refilled and graded. The easternmost portion of the site is generally level. The site slopes downward on the west although the applicant proposes additional leveling to provide level pads and a recreation area along that margin of the site. 15. A geotechnical report indicates that the fill material is probably suitable for supporting the relatively light mobile homes. The pit has been filled with loose to medium dense fill material that is debris- laden. Differential settlement of the site will require periodic releveling which can be more easily accomplished under and around mobile homes than permanent structures. The ERC imposed a condition that costs associated with such work be the park owner's responsibility and not the homes' residents. 16. An open space area would be created in the western 60 feet of the site. The residential lots would generally be arranged in a U-shaped fashion around the remainder of the site and in a central block with back-to-back lots. The lots would begin with Lot 1 at the northwest corner of the site and run down the west side, across the south and up the east side. A small block of five lots would be located in the north central portion of the site and a larger interior block of 26 lots would be located in the center of the site. 17. As noted above,the applicant has proposed that most of the interior lots be approximately 37 feet wide as opposed to the 40 required. Corner lots would be 45 feet wide as opposed to the 50 feet required. The lots would be approximately 81 feet long and meet the required 75 foot lot length. The narrower lots are intended to accommodate single-wide units including some of the existing homes found at Lake Terrace Mobile Home Park. 18. The proposed recreation area is approximately 20 to 30 feet below the grade of the rest of the subject site. It will be approximately 1.02 acre or 13.13 percent,meeting the required minimum recreation area Blueberry Hill Rezone Appeal and Rezone Hearings File Nos.: LUA99-019,AAD LUA98-1 7 1,MHP,R,V-H March 22, 1999 Page 13 of 10 percent. Staff noted that the grade differential might create access problems or reduce the useful areas for recreation. No definitive plans for the nature of the recreation area have been provided. 19. Staff notes that the proposed lots would not accommodate the larger double-wide units now more prevalent. There appears to be insufficient room for the required side yards and driveway and parking pad. 20. The applicant will be providing tandem parking for two vehicles at each residential site. 21. It appears that there is sufficient area to accommodate the required 125 square foot patio at each site. Five foot sideyards are required and provided,but as staff noted there is not much room for any privacy screening between units. Landscaping is required on individual lots but is only provided in the front yard areas. 22. The site will be regraded to level the western end of the subject site. This would provide for a relatively level,consistent area for the residential portion of the site. 23. The development as proposed would provide a net density of approximately 8.88 lots per acre whereas the range permitted is between 8 and 10 units per acre. 24. The smallest of the 61 lots would be 3,000 square feet in area meeting that code requirement. 25. The applicant has proposed a circular roadway with two driveways providing access to NE 3rd. The applicant has requested a variance to accommodate the five foot sidewalk within the 30 foot driving surface. The sidewalk would be delineated by a painted line. The code requires a separate five foot sidewalk. 26. The applicant provides the required 10 feet of landscaped setback from NE 3rd Street. 27. The Fire Department is concerned that the narrower lots present a fire hazard due to the narrower separation between units and since older, less fire resistant units might be moved to the site. The Fire Department is also concerned that the narrower road incorporating the sidewalk will impede emergency access in addition to presenting a safety hazard to pedestrians on the site. There is limited guest parking on the site and none is available along NE 3rd which could lead to vehicles being parked on the narrow internal roadway. CONCLUSIONS: 1. It seems that any development of the subject site is predicated on the granting of the three variances that the applicant has requested. If those variances are not appropriate,then the proposal cannot move forward with the proposed manufactured housing park. If there is not a viable proposal to develop the subject site with manufactured housing,then the site should not be reclassified. As staff has noted,the current R-10 zoning would already support manufactured housing. There is little reason to reclassify the site without a showing that the City would gain from such a reclassification. In other words,there is little point in reviewing the other elements of the proposal including the rezone request and the overall manufactured home park proposal if the variance relief requested is not granted. Therefore,this review will begin with an analysis of the variance requests. Blueberry Hill Rezone Appeal and Rezone Hearings File Nos.: LUA99-019,AAD LUA98-171,MHP,R,V-H March 22, 1999 Page 14 Variances 2. Variances may be granted when the property satisfies all the conditions described in part below. In order for a variance to be approved each one of the criteria must be met. Satisfying one of the criterion without satisfying each of the other criteria means that a variance must be denied. The criteria that must be satisfied are: 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; 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 does not appear ripe for the variances requested. 3. There is no undue hardship created by the size, shape or topography of the subject site. The parcel has some topographic relief along its western margin,but this topography does not constrain the proposed lots. The topography merely separates the proposed recreation areas from the residential area of the site. In addition,the applicant already proposes importing fill materials to level portions of the subject site. Any topographical issues were created by the applicant or his predecessors' in interest and cannot be used to justify approval of a variance. Finally,the relief of reduced lot size,reduced road width and elimination of RV parking has nothing to do with the topography of the subject site. The applicant wishes to develop more smaller lots to accommodate additional housing and not because of any constraints inherent in the subject site. 4. The applicant is clear. The request for the variances is to reduce the cost of developing the subject site and thereby potentially reduce the monthly rents on the subject site. If this were a valid ground for approving a variance,any developer who wanted to provide "affordable"housing would only have to ask and they would also be entitled to reduce lot size and roadway widths and eliminate any of the other requirements, like RV parking in this case, as well as open space, landscaping and setbacks that increase development costs. As staff and the City Attorney noted in the SEPA appeal,these are wide- ranging policy issues. Policy should not be set by applying for and granting variances. The City particularly modified its ordinances to provide more spacious,more modern looking and functioning mobile home parks. 5. The applicant's assertion that the proposed 37 foot wide lots can accommodate single-wide mobile homes from the current Lake Terrace Park and even newly manufactured units does not provide justification to reduce the code mandated lots widths. Similarly,the fact that 30 foot wide or narrower roads were used in the older mobile home park and maybe even in King County, does not provide any grounds for reducing the mandated roadway width. There must be a constraint that justifies changing code requirements. Just because something can or could work with a lesser standard does not mean that existing standards can be changed by variance. As for the RV parking requirements, again there Blueberry Hill Rezone Appeal and Rezone Hearings File Nos.: LUA99-019,AAD LUA98-171,MHP,R,V-H March 22, 1999 Page 15 does not appear to be any justification to modify the requirements of providing one RV stall for each 10 residential lots. The applicant has not demonstrated in any fashion that a hardship exists due to lot size, shape or topography which prevents providing the required RV parking. The assertion that current residents of Lake Terrace park don't need such an amenity does not justify changing the requirements. Nothing limits tenancy to solely those residents and other residents or future residents may need those RV stalls. There is no justification in possibly forcing them to offsite locations for those services. More than likely,RV's would be crowded onto the subject site,potentially hampering emergency access and circulation. 6. Approval of the variances for lot size and road width could jeopardize public safety. The homes, some of which meet less stringent fire safety standards than now exist,would be located closer together on narrower lots. In addition,narrower lots could lead to crowding vehicles closer to those homes or adjacent homes. The normal somewhat wider lots provide for additional setbacks that can slow the spread of fire. Similarly,the proposed narrower road that incorporates a sidewalk within the possible driving surface can compromise pedestrian safety. The narrower road may also lead to blocking since parking might occur on these narrower circulation lanes. 7. Since there are no real constraints that justify approving the variances the applicant has requested, approval of the variances would result in granting the applicant a special privilege to basically overdevelop the subject site in a manner others would not be permitted. Other properties of similar size and similarly situated would be bound by the provisions of the Code. There is no reason to extend a special privilege to the applicant. 8. The subject site can be developed in a reasonable fashion without any variance relief. Therefore, any variance would be more than necessary to allow reasonable development of the subject site. The only issue is that the applicant would like to develop the site with more lots than the proposed zoning would support, supposedly to accommodate those displaced by the redevelopment of the Lake Terrace property. As noted by staff,there are not 69 residents from that other site who would relocate here. And eventually,this site would revert to an entirely different tenant mix. There is no justification for such relief. 9. This office does not ignore the noble attempt by the applicant to provide affordable housing or locations for those with older mobile homes,but some of the applicant's desires can only be achieved with changes to existing code and ordinances. As noted by staff in the land use application review and the City Attorney in the SEPA appeal of mitigation conditions,the Code has some clear requirements. Among those requirements for developing the site are paying appropriate mitigation fees and meeting code requirements or meeting the very precise and exacting standards necessary to procure a variance or variances. The site does not suffer any undue or harsh constraints. Asking the City to vary its code in this case is inappropriate. There are other ways the applicant can make provisions for those displaced including using other social programs. Modifying the zoning on an ad hoc basis is inappropriate and could lead to unprecedented openings to vary code provisions intended to govern development and assure residents of the consistency expected in land use decision-making. Rezone and Manufactured Housing Proposal 10. Since the variances are inappropriate and the entire proposal was predicated on a particular layout that would be entirely undone by rejecting the variances,the rest of the proposal cannot be evaluated. While staff recommended approval of the rezone request and the mobile home park,they made no suggestions on how the park would be accommodated if each of the lots were as wide as required or Blueberry Hill Rezone Appeal and Rezone Hearings File Nos.: LUA99-019,AAD LUA98-171,MHP,R,V-H March 22, 1999 Page 16 how to accommodate the wider roadway. Rejecting the variances means too many other changes which requires too much conjecture. Therefore,this office would have to recommend that the City Council deny the rezone request. This office also must deny the manufactured housing proposal since as submitted, it cannot be approved. RECOMMENDATION: The City Council should deny the requested reclassification since there is not a valid land use proposal for the subject site. DECISION: The variances for lot width,road width and RV parking are denied. The manufactured housing proposal is not approved. ORDERED THIS 22nd day of March, 1999. FRED J.KA N HEARING E ER TRANSMITTED THIS 22nd day of March, 1999 to the following parties of record: Steve Harer Peter Rosen Sheikh Hasan 11326 Rainier Ave S 1055 S Grady Way P.O. Box 2019 Seattle,WA 98178 Renton, WA 98055 Ocala,FL 34478 Ken Spencer Bob Murray David Halinen 11661 SE 56th 4010 Lk Wash. Blvd 10500 NE 8th,#1900 Bellevue,WA 98006 Kirkland,WA 98033 Bellevue, WA 98004 Chuck Duffy Neil Watts Doug Hobkirk 1055 S Grady Way 1055 S Grady Way PO Box 22167 Renton, WA 98055 Renton,WA 98055 Seattle,WA 98122-0167 Larry Brown T&E Investments 261 SW 41st Dolores Petterson Renton, WA 98055 353 Vuemont Place Renton,WA 98055 TRANSMITTED THIS 22nd day of March, 1999 to the following: Blueberry Hill Rezone Appeal and Rezone Hearings File Nos.: LUA99-019,AAD LUA98-171,MHP,R,V-H March 22, 1999 Page 17 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 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.,April 5, 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. 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Z a `� _�.___ 46 S¢ 59 rree MI Mil, i I 11111liffilNI eyai va/ate/ 58 24 I TyPica/ SpacC✓ n /"= .30' • 22 le 1 /7 /e /9 ' 20 2/ .CANDSCRP/N6 Pt/7N 1489'06'3rW 452.00' --�'� /i berry �// ,Nobs/e h`orrie Park , Neil 9R City of Renton Department of Planning/Bui7ding/Public Works ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: rextcs COMMENTS DUE: JANUARY 06 1998 APPLICATION NO: LUA-98-171,MHP,R,V-H,ECF DATE CIRCULATED: DECEMBER 16, 1998 APPLICANT: Steve Harer PROJECT MANAGER: PETER ROSEN PROJECT TITLE: Blueberry Hill Rezone WORK ORDER NO: 78460 LOCATION: 2800 NE 3rd Streetr SITE AREA 7.77 acres I BUILDING AREA(gross): N/A SUMMARY OF PROPOSAL:The applicant requests a rezone, a mobile home park permit,three variances, and environmental review in order to construct a 69 lot manufactured home park. The applicant requests a rezone from Residential 10 DU/AC (R-10)to Residential Manufactured Homes (RMH) Approximately 62 of the 69 lots would be 3,000 sq.ft., with the remaining seven lots greater in area. Each lot would have two parking spaces. Access is proposed via two driveways off NE 3rd Street and a 30 foot wide internal loop.road. Most lots would have single-wide manufactured homes. The proposal includes perimeter fencing and landscaping. The applicant requests vanances from lot width, street width, and RV parking requirements of the Residential Manufactured Homes (RMH) zone. A. ENVIRONMENTAL IMPACT(e.g. Non-Code) COMMENTS -- Element of the Probable Probable More Element of the Probable Probable More Environment Minor Major Information Environment Minor Major information • Impacts Impacts Necessary Impacts Impacts Necessary Earth Housing Air Aesthetics Water UghVGlare Plants Recreation Land/Shoreline Use Utilities Animals Transportation Environmental Health Public Services Energy/ Histortr/Cultural Natural Resources Preservation Airport Environment 10,000 Feet 14,000 Feet ,,z:V/a/t.k._CZ A___ 76 /�/ 1 B. POLICY-RELATED COMMENTS A 6L(7ocez)&. --xqzy7/e/--/-7-c---7/7:-)7-z-- *530• -2 , F 7c- 7 - , e. cC6/..e7lC,-/ � /,/-- e�o 'd,C. ry--6 � /-r. -2 ...' V (. 1 ✓ I! f ..-6ez-h VT / `rl`- , c. CO E-RELATED C S MJ ENTS � � c-4 . /7 &-(/y . , �C�/Y7 d� i 7 vim; , o4 We have reviewed this application with particular attention to those areas in which we have expertise and have identified areas o robable Impact or areas where additional information is need o property assess this proposal. C-- (16te jeWa'Z-- / Si_ ture o Director or Authorized Representative Date _-- :: `,CITY.OF RENTON . CURRENT PLANMNG DIVISION AFFIDAVIT OF SERVICE BY MAILING On the 1'14 day ofaowta , 1998, I deposited in the mails of the United States, a sealed envelope containing documents. This information was sent to: Name Representing —Qe\oYes l ette MCA T l' Ivl\)es M -vt o ex Uttck. G 1 (Signature of Sender) SA9.14lro. k- STATE OF WASHINGTON ) SS COUNTY OF KING ) I certify that I know or have satisfactory evidence that S7,4 nA 2 p signed this instrument and acknowledged it to be his/her/their free and voluntary act for the uses and purposes mentioned in the instrument. Dated: �"1 A.t - 3 , 1��� �'1 A6rvt. Notary PubliU in and for the State ashington Notary (Print) MQRILYN KAMCHF My appointment gXR{ 31ON f.XpIRES 6I2EF9'g9 Project Name: cThkve.A €\nr, 1 4\\t —Pe-LAhe, Project Number: LU A - 94:3 - 11 1 , R , MO, V , ELY NOTARY.DOC NOTICE ENVIRONMENTAL DETERMINATION POSTED TO NOTIFY INTERESTED PERSONS OF AN ENVIRONMENTAL ACTION PROJECT NAME: BLUEBERRY HILL REZONE PROJECT NUMBER: LUA-se-171,ECF,MHP,R,V The applicant requests a rezone,a mobile home park permit,three variances,and environmental review In order to construct a 89101 manufactured home park.The applicant requests a rezone from Residential 10 DU/AC(R-10)to Residential Manufactured Homes(RMH).Approximately 82 o1 the 89 lots would be 3,000 sq.e.,with the remaining seven lots greater in area. Each lot would have two parking spaces. Access is proposed via two driveways off NE 3rd Street and a 30 foot wide Internal loop road. Most lots would have single-wide manufactured homes.The proposal Includes perimeter fencing and landscaping. The applicant requests variances from lot width,street width,and RV parking requirements of the ReskdeMial Manufactured Homes(RMH)zone.Location:2800 NE 3rd Street. THE CITY OF RENTON ENVIRONMENTAL REVIEW COMMITTEE (ERC) HAS DETERMINED THAT THE PROPOSED ACTION DOES NOT HAVE A SIGNIFICANT ADVERSE IMPACT ON THE ENVIRONMENT. Appeals of the environmental determination must be filed In writing on or before 5:00 PM February 15, 199 Appeals must be filed in writing together with the required 575.00 application fee with:Hearing Ere finer,City of Renton,1055 South Grady Way,Renton,WA 98055. Appeals to the Examiner are governed by City of Renton Municipal Code Section 4-8-11B. Additional Information regarding the appeal process may be obtained from the Renton City Clerk's Office,(425)-430-6510. Public Hearing will be held by the Renton Hearing Examiner at his regular meeting in the Council Chambers on the seventh floor of City Hall,1055 South Grady Way,Renton,Washington,on February 23,1999,at 9:00 AM to consider the proposal. The applicant or representative(s)of the applicant Is required to be present at the public hearing.A copy of the staff report will be mailed to you one week before the hearing. If the Environmental Determination is appealed,the appeal will be heard as part of this public hearing • AO( • as=�� v — -• , % j FOR FURTHER INFORMATION,PLEASE CONTACT THE CITY OF RENTON,DEVELOPMENT SERVICES DIVISION AT(425)430-7200. DO NOT REMOVE THIS NOTICE WITHOUT PROPER AUTHORIZATION Please include the project NUMBER when calling for proper file Identification. CERTIFICATION hereby certify that copies of the above document were posted by me in 5 conspicuous places on or nearby the described property on f / �� 7 °1 • Signed: ATTEST: Subcribed and sworn before me, a Nortary Public;m and for the State of Washington residing in o-,, , on the r \ day of a.t & igq 5. • MARILYN KAMCHEFF • -COMMISSION EXPIRES 6/29/99 �Y 1 CITY OF RENTON FIRE PREVENTION BUREAU MEMORANDUM DATE: January 27, 1999 TO: Fred Kaufman Hearing Examiner FROM: Battalio hief Duffy Fire rshal SUBJECT: riances - Blueberry Hill Trailer Park It is understanding that the developer of the proposed Blueberry Hill Trailer Park is seeking three variances from the requirements of the Residential Manufactured Homes (RMH) zone. The desired variances are for lot width, street width, and RV parking. The Fire Department is opposed to all three variances. The existing code requirements need to be implemented without variance. Each of the proposed variances reduces the fire safety of the future occupants. 1. Lot Width. The variance request to reduce the lot size from 40 feet to 37 feet presents several problems. First, the only allowable structures would have to be the "single wide" mobile home. These are generally 14' feet wide. The current "double wide" mobile homes are 28" which would intrude one foot into the five-foot setback required from the property. 5' setback X 2 setbacks = 10' of setback width. 37' lot width minus the 10' setback = 27' of usable lot width. 28' trailer width minus the 27' usable width = 1' intrusion. The five-foot setback is an important fire safety feature. The setback is used to provide a buffer in the event one of the homes becomes fully involved in fire. Reducing the buffer increases the likelihood of adjacent structures becoming involved in the fire. 2. Street Width The applicant is proposing to place the five-foot sidewalk into the 30-foot road width. This would diminish the usable road width to 25 feet, creating significant problems for Fire Department access. The reason is that parking would still be allowed on both sides of the street. The average vehicle is at least eight feet wide. Thus, if two cars are parked on opposite sides of the street, the proposed 25-foot width would be effectively diminished to nine feet. A nine-foot access width is less than half of the 20 feet required for Fire Department access. 3. Recreational Vehicle Parking The applicant wants to remove the required recreational vehicle (RV) parking from the site. Experience with existing trailer parks has clearly demonstrated that residents will have RV's. The Environmental Review Committee has proposed mitigation a measure requiring the potential residents to demonstrate that they have off-site parking arranged for their vehicles. It is doubtful that the residents will comply with this requirement without a significant parking enforcement effort. It is most likely that they will attempt to park the RV's on their trailer lot or on the street. This would add to the access problems that reduced street widths requested above. AFFIDAVIT OF PUBLICATION Charlotte Ann Kassens first duly sworn on oath states that he/she is the Legal Clerk of the SOUTH COUNTY JOURNAL NOTICE OF ENVIRONMENTAL .DETERMINATION NMENTAREVIEW 600 S. Washington Avenue, Kent, Washington 98032 ENVIRORENTONLWASHI GTONMITTEE The Environmental Review Committee a daily newspaper published seven (7)times a week. Said newspaper is a legal (ERC) has issued a Determination of Non Significance - Mitigated for the following newspaper of general publication and is now and has been for more than six months project under the authority of the Renton prior to the date of publication, referred to, printed and published in the English language Municipal Code. continuallyas a dailynewspaper in Kent, KingCount Washington. The South CountyBLUEBERRY HILL REZONE Y� g LUA-98-171,ECF,MHP.R,V Journal has been approved as a legal newspaper by order of the Superior Court of the Applicant requests rezone. mobile home State of Washington for King County. park permit, variances and environmental review for construction of a manufactured The notice in the exact form attached, was published in the South County home park. Location:2800 NE 3rd Street. Journal (and not in supplemental form) which was regularly distributed to the subscribers Appeals of the environmental determine- during the below stated period. The annexed notice, a tion must be filed in writing on or before 5:00 PM February 15, 1999.Appeals must BlueberryHill Rezone be filed in writing together with the required $75.00 application fee with: Hearing Examiner, City of Renton, 1055 South as published on: 2/1/99 Grady Way. Renton.WA 98055.Appeals to the Examiner are governed by City of Renton Municipal Code Section 4-8-11B. The full amount of the fee charged for said foregoing publication is the sum of$46.00 Additional information regarding the appeal proLegal Number 5690 c City Clerk's Office,ess may be obtained from the Renton (9 (425)430 6510 A Public Hearing will be held by the Renton Hearing Examiner at his regular meeting in the Council Chambers on the seventh floor of City Hall, on February 23, Legal C erk, South Cou t Journal 1999, at 9:00 AM to consider the proposal. g Y If the Environmental Determination is appealed,the appeal will be heard as part I of this public hearing. Interested parties ar Subscribed and sworn before me on this 3,1 day of 4 , 19 (/� invited to attend the public hearing. Publication Date: February 1, 1999 Published in the South County Journ: February 1, 1999.5690 ' .� •:;s' ��' '� Notary Public of the State of Washington i ,cQ.,� ?�,•--. residing in Renton ^T, ='- King County, Washington i ''1i111111111141 �0%1�� CITY OF RENTON HEARING EXAMINER PUBLIC HEARING FEBRUARY23, 1999 AGENDA . CO.MMEN:I G T 9M AM GOt 1L CHAMBERS,•7TH FLOOR RENTON CITY HALL Tt a appl cations) list .i are to o rder.of application number only_ and not necessarily.the order in which they be hea(d :iterns wall;die c�aile+d for I�eanng:;;�##h�<iiscretion of the#searing Examiner. PROJECT NAME: BLUEBERRY HILL REZONE PROJECT NUMBER: LUA-98-171,MHP,R,V PROJECT DESCRIPTION: The applicant requests a rezone, a mobile home park permit, three variances, and environmental review in order to construct a 69 lot manufactured home park. The applicant requests a rezone from Residential 10 DU/AC (R-10)to Residential Manufactured Homes (RMH). Approximately 62 of the 69 lots would be 3,000 sq.ft., with the remaining seven lots greater in area. Each lot would have two parking spaces. Access is proposed via two driveways off NE 3rd Street and a 30 foot wide internal loop road. Most lots would have single-wide manufactured homes. The proposal includes perimeter fencing and landscaping. The applicant requests variances from lot width, street width, and RV parking requirements of the Residential Manufactured Homes (RMH) zone. Location: 2800 NE 3rd Street. City of Renton PUBLIC Department of Planning/Building/Public Works HEARING PRELIMINARY REPORT TO THE HEARING EXAMINER A. SUMMARY AND PURPOSE OF REQUEST: Public Hearing Date: February 23, 1999 Project Name: Blueberry Hill Rezone Applicant/ Steve Harer Address: 11326 Rainier Avenue S Seattle, WA. 98172 Owner/ T & E Investments Address: Dolores Petterson 353 Vuemont Place Renton, WA. 98055 File Number: LUA-098-171, MHP, R, V-H, ECF. Project Manager: Peter Rosen • Project Description: The applicant requests a rezone, a mobile home park permit, three variances, and environmental review in order to construct a 69 lot manufactured home park. The applicant requests a rezone from Residential 10 DU/AC (R-10) to Residential Manufactured Homes (RMH) to allow for establishment of a 69 unit mobile home park. The gross density of the park would be 8.88 units per acre. 61 of the 69 lots would be approximately 3,000 sq. ft. in area, with the remaining eight lots larger in area. According to the applicant, most of the lots are intended for single-wide manufactured homes to be relocated from a nearby mobile home park that is being converted to a different use. Access is proposed via two driveways off NE 3rd Street and a 30 foot wide internal loop road. Each lot would have two off-street parking spaces. The proposal includes perimeter fencing and landscaping. A recreation area (approximately 1 acre) is proposed along the west edge of the property. The applicant requests variances from lot width, street width, and RV parking requirements of the Residential Manufactured Homes (RMH) zone. The RMH zone requires a minimum lot width of 40 feet for interior lots and 50 feet for corner lots. The variance request is to allow a lot width of 37 feet on most of the interior lots and 45 feet on the corner lots. The RMH zone requires a street width of 30 feet and a 5 foot wide concrete sidewalk placed along one side of the street. The applicant requests a variance from this standard to allow a pedestrian walk to be included within the 30 foot road width. The RMH zone requires a screened parking area for boats, campers, RVs, etc. at a ratio of one space per every 10 lots. The applicant requests a variance from providing this required parking standard. Project Location: 2800 NE 3rd Street City of Renton P/B/PW Department Preliminary Report to the Hearing Examiner BLUEBERRY HILL REZONE LUA-98-171, MHP, R, V-H, ECF PUBLIC HEARING DATE: FEBRUARY 23, 1999 Page 2 of 13 B. GENERAL INFORMATION: 1. Owner of Record: T& E Investments, Dolores Petterson 2. Zoning Designation: Residential-10 DU/AC (R-10) Proposed rezone to Residential Manufactured Homes (RMH) 3. Comprehensive Plan Residential Options (RO) Land Use Designation: 4. Existing Site Use: Undeveloped 5. Neighborhood Characteristics: North: Multi-family residential, Gas station. East: King County Medical Clinic, King County Shops, King County Transfer Station. South: Segale Gravel Pit-future development of Cedar Crest Manufactured Home Park. West: Segale Gravel Pit-future development of Cedar Crest Manufactured Home Park. 6. Access: NE 3rd Street. 7. Site Area: 7.77 acres 8. Project Data: area comments Existing Building Area: NA New Building Area: NA, 69 manufactured homes Total Building Area: NA, 69 manufactured homes C. HISTORICALIBACKGROUND: Action Land Use File No. Ordinance No. Date Annexation NA 1549 6/12/56 Comprehensive Plan NA 4498 2/20/95 Zoning Code NA 4405 6/7/93 D. APPLICABLE SECTIONS OF THE RENTON MUNICIPAL CODE: 1. 4-2-070E Residential Manufactured Homes (RMH) - Chapter 2-Zoning Use Tables 2. 4-2-110C Residential Manufactured Homes (RMH) - Chapter 2- Development Standards 3. 4-9-110 Manufactured and Mobile Home Parks- Chapter 9 - Procedures and Review Criteria HEXRPT.DOC City of Renton PB/PW Department Preliminary Report to the Hearing Examiner BLUEBERRY HILL REZONE LUA-98-171, MHP, R, V-H, ECF PUBLIC HEARING DATE: FEBRUARY 23, 1999 Page 3 of 13 4. 4-9-180 Rezone Process- Chapter 9- Procedures and Review Criteria 5. 4-9-250B Variance Procedures- Chapter 9 - Procedures and Review Criteria E. APPLICABLE SECTIONS OF THE COMPREHENSIVE PLAN: 1. Chapter 1 - Land Use Element: Residential Options (LU-48, LU-49, LU-50). 2. Chapter III - Housing Element: Manufactured Housing (Policies H-67 through H-73). F. DEPARTMENT ANALYSIS: 1 . PROJECT DESCRIPTION/BACKGROUND The applicant requests a rezone, a mobile home park permit, three variances, and environmental review in order to construct a 69 lot manufactured home park. The applicant requests a rezone from Residential 10 DU/AC (R-10) to Residential Manufactured Homes (RMH) to allow for establishment of a 69 unit mobile home park. According to the applicant, most lots are intended for single-wide manufactured homes to be relocated from a nearby mobile home park that is being converted to a different use. A manufactured home park could be established in the R-10 zone; however, the R-10 code would require platting for individual lots and only "designated manufactured homes" are permitted in the zone. Designated manufactured homes are defined in the code and basically require the manufactured homes to be double-wide. Both the R-10 zone and the proposed RMH zoning allow for a maximum density of 10 dwelling units per acre. The R-10 zone presently requires a minimum lot size of 4,500 for single family detached units, while the RMH zone allows minimum lot sizes of 3,000 square feet. The density of the proposed manufactured home park would be 8.88 units per acre. There are no public streets or sensitive areas subtracted from the gross area of the site for purposes of calculating density. 61 of the 69 lots would be approximately 3,000 sq. ft. in area, with the remaining eight lots larger in area. Access is proposed via two driveways off NE 3rd Street and a 30 foot wide internal loop road. Each lot would have a driveway providing two off-street parking spaces. The proposal includes perimeter fencing and landscaping. A recreation area (approximately 1 acre) is proposed along the west edge of the property. According to conceptual grading plans, the applicant would fill the west part of the site to bring Lots 1 through 15 up to a similar grade as the remainder of the site. The recreation area would then be approximately 20 to 30 feet lower in elevation than the flat portion of the site where the manufactured homes would be located. The applicant requests variances from lot width, street width, and RV parking requirements of the Residential Manufactured Homes (RMH) zone. The RMH zone requires a minimum lot width of 40 feet for interior lots and 50 feet for corner lots. The variance request is to allow a lot width of 37 feet on most of the interior lots and 45 feet on the corner lots. The RMH zone requires a street width of 30 feet and a 5 foot wide concrete sidewalk placed along one side of the street. The applicant requests a variance from this standard to allow a pedestrian walk to be included within the 30 foot road width. The RMH zone requires a screened parking area for boats, campers, RVs, etc. at a ratio of one space per every 10 lots. The applicant requests a variance from providing this required parking standard. The subject property is a former commercial gravel pit which has been filled to create a wide, flat area. Off the south and west property boundaries of the site, steep fill slopes lead to the floor of the pit, an elevation change of approximately 100 feet. A bench approximately 50 to 60 feet wide HEXRPT.DOC City of Renton P/B/PW Department rreuminary Report to the Hearing Examiner BLUEBERRY HILL REZONE LUA-98-171, MHP, R, V-H, ECF PUBLIC HEARING DATE. FEBRUARY 23, 1999 Page 4 of 13 is located about midslope. A geotechnical study describes the fill material as loose to medium- dense and debris-laden. Test pits encountered these fill soils to the maximum explored depth of 17 feet. The geotechnical report concludes that the existing fill soils are unsuitable for supporting permanent structures, however, they may be used to support light, manufactured homes which allow for re-leveling. The Environmental Review Committee (ERC) imposed a mitigation measure to require the applicant to record a restrictive covenant that any re-leveling of foundations, required as a result of soil settlement, shall be at the expense of the property owner. ERC imposed several other mitigation measures to ensure that grading, earthwork, and foundation design follows recommendations and is supervised by the geotechnical consultant. 2. ENVIRONMENTAL REVIEW Pursuant to the City of Renton's Environmental Ordinance and SEPA (RCW 43.21C, 1971 as amended), on January 26, 1999 the Environmental Review Committee issued a Determination of Non-Significance, Mitigated (DNS-M). The SEPA comment period was run concurrent with the comment period for the notice of application, from December 19, 1998 to January 8, 1999. No public comments were received for the proposal. The appeal period for the SEPA determination ended on February 15, 1999. The applicant, Steve Harer, filed an appeal on February 12, specifically appealing mitigation measures 5, 6, 7, 8, 9 and 12. The appeal of the SEPA determination will be considered by the Hearing Examiner on February 23, prior to the public hearing. 3 COMPLIANCE WITH ERC MITIGATION MEASURES Based on an analysis of probable impacts from the proposal, the following mitigation measures were issued for the Determination of Non-Significance, Mitigated. 1. For the building and construction permit submittal, the applicant shall follow the recommendations of the geotechnical report for general earthwork, design criteria for foundations, slope regrading and pavements. 2. Grading activities on the site shall be supervised by the geotechnical consultant and weekly reports shall be submitted to the Development Services Division during grading of the site. 3. A detailed site grading plan shall be submitted with construction permits. The grading plan shall have the approval of the geotechnical consultant and shall be stamped by a professional engineer. 4. Temporary Erosion Control shall be installed and maintained to the satisfaction of the representative of the Development Services Division for the duration of the project. Weekly reports shall be submitted on the status and condition of the erosion control plan with any recommendations of change or revision to maintenance schedules or installation submitted by the Project Engineer of record to the Public Works Inspector. Certification of the installation, maintenance and proper removal of the erosion control facilities shall be required prior to finalization of construction permits. 5. The applicant shall pay the appropriate Fire Mitigation Fee at a rate of $488 per new single family residence, for an estimated total of$33,672. The Fire Mitigation Fee is payable prior to issuance of construction permits. 6. The applicant shall be required to pay a Traffic Mitigation Fee of $75 for each average daily trip associated with the project. The traffic mitigation fee is estimated at $24,892.50. This fee is payable prior to issuance of construction permits. 7. The applicant shall pay a Park's Department mitigation fee of $530.76 per new single family residential lot. The recreation area may be applied toward a reduction of the parks mitigation fee, credited up to a maximum of one-third of the total mitigation fee required, HEXRPT.DOC City of Renton P/B/PW Department rrenminary Report to the Hearing Examiner BLUEBERRY HILL REZONE LUA-98-171, MHP, R, V-H, ECF PUBLIC HEARING DATE: FEBRUARY 23, 1999 Page 5 of 13 with the approval of the Parks Department. The required parks mitigation fee shall be paid prior to the issuance of construction permits. 8. The applicant is requesting a variance from standards of the RMH zone to allow a pedestrian walk to be included within the 30 foot road width. If this variance is approved, the applicant shall modify the site plan to provide sidewalks on one side of the street, separated from the roadway, in order to ensure adequate pedestrian safety. A revised site plan shall be submitted for approval prior to issuance of construction permits. 9. The proposed fence along the west property boundary is approximately 30 feet lower in elevation from the middle, flat portion of the site, The proposed fencing would not function to screen views of the manufactured home park from NE 3rd Street, as is required by the code. To reduce potential aesthetic impacts of the proposal, the applicant should provide fence or landscape screening at the same elevation as the manufactured homes. 10. The applicant shall record a restrictive covenant that any re-leveling of the foundations of the manufactured homes required as a result of soil settlement shall be at the expense of the property owner. The restrictive covenant shall be subject to the approval of the Development Services Division and the City Attorney prior to recording. The restrictive covenant shall be recorded prior to finalization of construction permits. 11. If the requested variance from the required lot width is approved, the applicant shall record a covenant that the property owner will provide notice to each tenant of the lot setback requirements and of prohibitions on building encroachments into required setback areas. Additional variances for individual lots to allow building encroachment into required setback areas would not be permitted. The restrictive covenant shall be subject to the approval of the Development Services Division and the City Attorney prior to recording. The restrictive covenant shall be recorded prior to finalization of construction permits. 12. If the variance from the required RV parking is approved, the applicant shall record a restrictive covenant that every new tenant who owns an RV must show proof of having an alternative, off-site parking space for their RV. The restrictive covenant shall be subject to the approval of the Development Services Division and the City Attorney prior to recording. The restrictive covenant shall be recorded prior to finalization of construction permits. 4. STAFF REVIEW COMMENTS Representatives from various city departments have reviewed the application materials to identify and address site plan issues from the proposed development. These comments are contained in the official file, and the essence of the comments has been incorporated into the appropriate sections of this report and the Departmental Recommendation at the end of the report. 5. CONSISTENCY WITH REZONE APPROVAL CRITERIA Section 4-9-180.F. lists Decision Criteria for Change of Zone Classification. 1. In any case where a change of the zone classification of property is recommended, at least one of the following circumstances shall be found to apply: a. That substantial evidence was presented demonstrating the subject reclassification appears not to have been specifically considered at the time of the last area land use analysis and area zoning;or HEXRPT.DOC City of Renton P/B/PW Department ._....unary Report to the Hearing Examiner BLUEBERRY HILL REZONE LUA-98-171, MHP, R, V-H, ECF PUBLIC HEARING DATE: FEBRUARY 23, 1999 Page 6 of 13 In 1993, with adoption of the GMA Comprehensive Plan and area-wide zoning, the subject property was designated Residential Options (RO) with corresponding Residential-10 DU/AC (R-10) zoning. Previous to the GMA Comprehensive Plan and City-wide rezoning process, the site was designated Medium Density Multi-Family Residential in the Comprehensive Plan with Light Industrial (L-1) zoning. There is no background that Residential Manufactured Home (RMH) zoning was considered for the subject property at the time of the adoption of the City-wide zoning in 1993. The property owner requested commercial zoning at the time and the request was denied. The RO designation and the R-10 zoning that was adopted for the site is consistent with the previous Medium Density Multi-Family Residential Comprehensive Plan designation. RMH zoning is specific to manufactured home parks and would most commonly be requested for a specific project proposal. The adjacent property to the south and west, site of the Cedar Crest Manufactured Home Park, was requested and approved for RMH zoning during the Comprehensive Plan and City-wide rezoning process in 1993. There have been no requests for rezones on the subject property since the 1993 City-wide rezoning process. b. That the property is potentially classified for the proposed zone being requested pursuant to the policies set forth in the Comprehensive Plan and conditions have been met which would indicate that change is appropriate; or The Land Use Element of the Comprehensive Plan was adopted in 1993 and the subject site was designated as Residential Options (RO). There are no RO policies which specifically support a zoning reclassification to Residential Manufactured Home (RMH). However, in the purpose statement for the RMH zone, it states that RMH zoning may be permitted in areas designated for Single-Family (SF) and Single-Family 4 (SF4) in the Comprehensive Plan. SF4 is the equivalent of the Residential Options (RO) designation, prior to the update of the Comprehensive Plan in 1993. Therefore, it has been determined that the proposed RMH zoning is consistent with the RO Comprehensive Plan designation and that a Comprehensive Plan amendment is not required. RO policies state a density range of 7 to 10 dwelling units per acre. The allowable density range in the RMH zone is 5 to 10 dwelling units per acre. Therefore, the rezone would be consistent with the housing densities anticipated under the Comprehensive Plan. The objective under the general policies for the Residential Options (RO) and Residential Planned Neighborhood (RPN) designations is to create new planned residential neighborhoods which include a variety of unit types designed to incorporate features from both single family and multi-family developments, and to support cost efficient housing, infill development, transit service, and the efficient use of urban services and infrastructure. The proposed rezone would further the stated objective of supporting cost-efficient housing and provide infill development. The general policies address the layout of new planned residential neighborhoods in the RO and RPN designations, encouraging central place public amenities as focal points and organization of roads, blocks, and yards to create neighborhoods. The policies also include specific design standards for residential structures. These policies pertain more to standard R-10 type developments. The proposal does not include the features and neighborhood design encouraged by the policies. The Housing Element of the Comprehensive Plan includes a section on manufactured housing under special housing types. Policies do not specifically address appropriate zoning districts or Comprehensive Plan designations for manufactured home parks. The policies do encourage manufactured home developments which reduce housing costs and provide housing alternatives (Policy H-67). In addition, the variance requests could be supported by HEXRPT.DOC City of Renton P/B/PW Department inary Report to the Heating Examiner BLUEBERRY HILL REZONE LUA-98-171, MHP, R, V-H, ECF PUBLIC HEARING DATE: FEBRUARY 23, 1999 Page 7 of 13 Policy H-69: Encourage manufactured home subdivisions and manufactured home parks with more flexible development standards than allowed in conventional single family developments. c. That since the last previous land use analysis of the area zoning of the subject property, authorized public improvements, permitted private development or other circumstances affecting the subject property have undergone significant and material change. The last land use analysis of area zoning was completed as part of the GMA Comprehensive Plan update, City-wide zoning process in 1993. Since the last land use analysis, the Cedar Crest manufactured home park (402 units) was approved directly abutting the subject site to the south and west. The proposed development may be considered consistent with and compatible to the permitted manufactured home park. While the general type of residential land use, i.e. manufactured home park, is consistent between the two sites, the developments differ in scale and the appearance/layout. Cedar Crest was planned as a cohesive development with all the homes styles coordinated and provided by the developer. The proposed manufactured home park would lease the individual spaces. A multi-family residential project has been approved to replace the existing Lake Terrace Mobile Home Park. The applicant claims that the subject proposal is intended to provide a site for the displaced residents of the Lake Terrace Mobile Home Park. These changes in circumstances have affected the subject property since the previous land use analysis. Neither the present property owner nor the applicant have conducted material improvements to the site since the previous land use analysis. There have not been public improvements or investments that have significantly affected the subject site or changes to City capital improvements that were not anticipated when the existing zoning on the site was adopted in 1993 6. CONSISTENCY WITH MOBILE HOME PARK PLAN CRITERIA There were previously two separate sections of the code which provided development standards and procedures for manufactured home parks; the Residential Manufactured Homes (RMH) zoning designation (Section 4-31-13 of the zoning code) and Chapter 11 for Mobile Home Parks. With the recent re-organization of Title IV Building Regulations, these code sections and the applicable standards have been combined. There are no specific decision criteria listed in the procedural section of the code for analysis of manufactured home park applications. Section 4-9-110E.5. Conditions of Approval states: The Hearing Examiner may make any such changes or modifications he deems necessary in the design or layout of a mobile home park to optimize the development and use of the site, to protect adjoining and/or surrounding properties, developments, traffic patterns and/or accessibility. The following analysis evaluates the subject proposal according to the development standards for new manufactured home parks(Section 4-2-110C). 1. Minimum Park Site Area: The minimum site shall be two developable and usable acres. The subject site is approximately 7.77 acres. Generally, the entire site is developable and usable and therefore complies with the standard. There are steeper slopes along the west side of the site but the area is still usable for development. The applicant proposes to fill the west part of the site to bring Lots 1 through 15 up to a similar grade as the remainder of the site. The proposed recreation area (1.02 acres) would then be approximately 20 to 30 feet lower in elevation than the remainder of the site. HEXRPT.DOC City of Renton P/B/PW Department F._.....inary Report to the Hearing Examiner BLUEBERRY HILL REZONE LUA-98-171, MHP, R, V-H, ECF PUBLIC HEARING DATE: FEBRUARY 23, 1999 Page 8 of 13 2. Density: Minimum density of 5 units per acre. Maximum density of 10 units per acre. The proposal for 69 lots on 7.77 acres equals a density of 8.88 lots or units per acre. There are no environmentally sensitive areas or public rights-of-way deducted from the gross site area for purposes of calculating density. 3. Minimum Lot Size: 3,000 square feet 61 of the 69 proposed lots are 3,000 square feet and therefore meet the minimum lot size standard. The remaining eight lots (Lots 1, 15, 16, 21, 22, 38, 39, and 43) are larger than the minimum of 3,000 square feet. 4. Lot Width and Lot Depth: Minimum lot width is 40 feet for interior lots and 50 feet for corner lots. The minimum lot depth is 75 feet. The proposed lots do not meet the minimum lot width standards and the applicant is requesting approval of a variance from lot width requirements of the RMH zone. Most proposed lots (55 out of 69 lots) have a lot width of 37 feet instead of the 40 foot required standard. Corner lots 41, 42, 44, and 69 are proposed with as 45 foot wide lots instead of the 50 foot standard. The variance request from the lot width requirement is discussed below. All the lots meet the minimum lot depth standard of 75 feet. 5. General Design: Each lot shall be laid out so as to optimize view, privacy and other amenities. Each lot shall be clearly defined. The major views from the property are to the south and west. The orientation of the lots would optimize views for the greatest number of lots. The narrow width of proposed lots would minimize side yard setbacks (5 feet is required) and therefore the lot layout is not conducive to optimizing privacy between the lots. It would be difficult to landscape the 5 foot side yards with screen plants and still allow for pedestrian passage between front and rear yards. Each of the lots is clearly defined. 6. Arterial/Freeway Frontage Setback: 10 foot landscaped setback from the street property line. NE 3rd Street is classified as a principal arterial. The proposal includes a 10 foot wide setback from the street, landscaped with a view-obscuring plantings. 7. Access: There shall be at least two (2) places of access of which at least one public access must be on a major or secondary street as defined by the City comprehensive arterial and street plan. The proposal includes 2 driveway accesses off NE 3rd Street. NE 3rd Street is designated as a principal arterial on the arterial plan included in the Transportation Element of the Comprehensive Plan. The proposal complies with this standard. 8. On-Site Private Streets, Curbs and Sidewalks: Asphaltic or concrete streets and concrete curbings shall be provided to each lot. The minimum width of streets shall be thirty feet (30'). Concrete sidewalks of at least five feet (5') in width shall be placed along at least one side of each street or located in the back or side of each lot so that there is sidewalk access to all lots. The applicant requests a variance from this standard to allow a pedestrian walk to be included as a part of the 30 foot road width. The sidewalk would be separated from the drive surface by a painted white line. The variance request is discussed in a section below. 9. Illumination: The Public Works Department shall approve a street lighting plan providing sufficient illumination between sunset and sunrise to illuminate adequately the roadways and walkways within a mobile home park. HEXRPT.DOC City of Renton P/B/PW Department I ._.....inary Report to the Hearing Examiner BLUEBERRY HILL REZONE LUA-98-171, MHP, R, V-H, ECF PUBLIC HEARING DATE: FEBRUARY 23, 1999 Page 9 of 13 The applicant has not submitted a street lighting plan. Staff recommends that the applicant provide a street lighting plan subject to the approval of the Development Services Division. 10. Public Street Standards: On or off-site street improvements shall conform to the provisions and requirements of the City Street Standards. Full street improvements including, but not limited to paving, sidewalks, curb and gutter, street signs and street lighting will be required along the full frontage of NE 3rd Street to match the Cedar Crest frontage improvements. 11. Parking: Mobile home parks shall provide screened parking for boats, campers, travel trailers and related devices on a ratio of one space per ten (10) lots, in a secluded portion of the park. The applicant requests a variance from the requirement to provide a screened parking area for boats, campers, RVs, etc. at a ratio of one space per every 10 lots. 7 parking spaces would be required for the 69 lots. The proposal does not include a parking area for RVs, campers, etc. The variance request is discussed in a section below. 12. Landscaping: Landscaping shall be provided on both the individual lots and the remainder of the mobile home park site according to a landscape plan approved by the Hearing Examiner. The landscape plan shows landscaping for a typical lot and the plantings are minimal and limited to front yard areas on the individual lots. However, there is not sufficient area on the small lots for more extensive plantings. Particularly lacking is landscaping along the side and rear yards that could function as a privacy screen between the lots. 13. Screening: A solid wall or view-obscuring fence, hedge or equivalent barrier not less than five feet (5') in height shall be established and maintained around the entire periphery of the park except for openings for driveway and walkway purposes. The applicant is proposing a 6 foot high cedar fence around the periphery of the site, along the east, west, and south property lines. Along the site frontage of NE 3rd Street the applicant is proposing a 10 foot wide landscape strip. The proposed plantings would obscure or screen views from the street. The west edge of the property slopes down from the flat part of the site and the west property boundary is approximately 30 feet lower in elevation. Therefore, the proposed fencing along the west property boundary would not function to screen views of the manufactured home park from NE 3rd Street, as is intended by the code provision. The Environmental Review Committee (ERC) imposed a SEPA mitigation measure to require the applicant to provide a fence or landscape screening at the same elevation as the manufactured homes, in order to reduce potential aesthetic impacts of the proposal. 14. Recreation Area: A minimum of ten percent (10%) of the total area of the park shall be reserved and shall be used solely and exclusively for a playground-recreation area. The applicant is proposing a 1.02 acre recreation area along the west edge of the site. The recreation area equals approximately 13.13% of the total site area. The applicant has not provided any details of how the recreation area would be improved for playground or recreation purposes. It appears from the conceptual grading plan that the recreation area would be 20 to 30 feet lower in elevation than the remainder of the site with the manufactured homes. This could pose an access problem for the residents and diminish the usefulness of the recreation area to residents. Staff recommends that the applicant address how access would be provided to the recreation area and provide improvement details of the recreation area. HEXRPT.DOC City of Renton P/B/PW Department F nary Report to the Hearing Examiner BLUEBERRY HILL REZONE LUA-98-171, MHP, R, V-H, ECF PUBLIC HEARING DATE. FEBRUARY 23, 1999 Page 10 of 13 15. Utilities and Lighting: All utilities serving the mobile home park shall be underground. Mobile home parks shall have City sanitary sewer and water service. An internal street lighting plan must be approved by the Zoning Administrator showing adequate illumination or all roadways and walkways within the park. The proposal complies with this provision except for the street lighting plan. Staff recommends a condition that the applicant provide a street lighting plan. The code also includes development standards for individual manufactured home spaces. Although the subject proposal is to establish a manufactured home park and does not include placement of homes on the lots, the size and layout of the proposed lots will greatly affect the ability of individual home spaces to comply with code standards. 1. Setbacks: Manufactured homes and attached accessory structures (includes decks, porches, awnings, etc.) require a minimum 10 foot front yard setback, a minimum 5 foot rear yard setback, a minimum 5 foot side yard setback for interior lots, and a minimum 10 foot side yard setback along a street. The proposal is to establish a manufactured home park and to lease the individual lots. Compliance with setback requirements would depend on the size of the manufactured home placed on the lot. The submitted plans include a typical site layout which shows a single- wide manufactured home (14 to 16 feet wide) and a 10 to 12 foot wide driveway. This lot layout meets the setback requirements. However, double-wide manufactured homes are typically between 24 and 28 feet wide. The proposed lots could not accommodate double- wide manufactured homes with driveways for required off-street parking and meet the 5 foot side yard setback required. The proposed lot depth of 81 feet is sufficient to accommodate the length of a manufactured home with meeting required front and rear yard setback standards. 2. Parking: Each mobile home lot shall have a minimum of two (2) off-street automobile parking spaces. A driveway for off-street parking is shown on plans for typical lot layout. The driveways are 10 to 12 feet wide and 40 feet long. The proposed driveways would allow for tandem parking for 2 vehicles. 3. Maximum Building Coverage: 50% Most of the proposed lots are 3,000 square feet in size. The standard for maximum building coverage would not be an issue for single-wide manufactured homes and it is unlikely to be a restricting factor for placement of double-wide manufactured homes on the lots. 4. Patio: A concrete patio on each mobile home lot of not less than 125 square feet with a minimum width of 8 feet shall be provided. These structures will be counted toward the maximum lot coverage. There appears to be sufficient area in the rear of the lots to provide a patio meeting the size standards of the zone. HEXRPT.DOC City of Renton P/B/PW Department F, „,„inary Report to the Hearing Examiner BLUEBERRY HILL REZONE LUA-98-171, MHP, R, V-H, ECF PUBLIC HEARING DATE: FEBRUARY 23, 1999 Page 11 of 13 7. CONSISTENCY WITH VARIANCE CRITERIA (SECTION 4-9-250.B.5.) The applicant is requesting 3 separate variances from requirements of the RMH zone: 1. Lot Width - The RMH zone requires a minimum lot width of 40 feet for interior lots and 50 feet for corner lots. The variance request is to allow a lot width of 37 feet on most of the interior lots and 45 feet on corner Lots 41, 42, 44, and 69. 2. Street Width - The RMH zone requires a street width of 30 feet and a 5 foot wide concrete sidewalk placed along one side of the street. The applicant requests a variance from this standard to allow a pedestrian walk to be included within the 30 foot road width. 3. Parking - The RMH zone requires a screened parking area for boats, campers, RVs, etc. at a ratio of one space per every 10 lots. 7 parking spaces would be required for the 69 lots. The applicant requests a variance from providing this required parking standard. The Reviewing Official shall have authority to grant a variance upon making a determination in writing that the conditions specified below have been found to exist: 1. That the applicant suffers undue hardship and the variance is necessary because of special circumstances applicable to subject property, including size, shape, topography, location or surroundings of the subject property, and the strict application of the Zoning Code is found to deprive subject property owner of rights and privileges enjoyed by other property owners in the vicinity and under identical zone classification: The applicant states that the primary purpose of the project is to provide affordable housing for the relocation of residents from Lake Terrace Park who are being displaced by a multi- family development. Generally, the applicant claims that meeting the code requirements would increase development costs and reduce the number of lots, thereby increasing the monthly rental costs to future residents, many of whom are low income or on fixed incomes. Lot Width - The applicant asserts a 37 foot wide lot width is adequate to accommodate relocation of single-wide homes from Lake Terrace Park and still meet the required setbacks. The length of the homes is up to 66 feet and therefore the applicant is proposing deeper lots than required, an 81 foot lot depth is proposed and the code requirement is for 75 feet. With approval of the variance request, the proposal would still achieve the required minimum lot size and the maximum density allowed in the RMH zone. Street Width - The applicant states the existing Lake Terrace Park has 20 foot wide streets with no sidewalks. The required code provision for separate sidewalks would increase the cost of development and defeat the goal of providing affordable housing. Parking - The applicant states there is little demand for RV parking from low income residents. Any demand for RV parking can be met by existing facilities located within close proximity of the site. Staff Comment: In general, there are no special circumstances of the subject property, i.e. size shape, topography, that impose a special hardship on the applicant to meet code requirements. The requested variances cannot be justified according to this criteria. Lot Width - Fire Department staff have expressed concern that the narrow lots could increase the risk of fires spreading to adjacent homes and thus would endanger future residents. The Environmental Review Committee (ERC) also had concerns about building encroachments into required setbacks and pressure to approve additional setback variances from individual lot tenants. ERC imposed a mitigation measure that if the lot width variance is approved, the applicant shall record a covenant to provide notice to all tenants of the lot setback requirements and of prohibitions on building encroachments into required setback areas. Additional variances for individual lots would not be permitted. HEXRPT.DOC City of Renton P/B/PW Department F nary Report to the Hearing Examiner BLUEBERRY HILL REZONE LUA-98-171, MHP, R, V-H, ECF PUBLIC HEARING DATE: FEBRUARY 23, 1999 Page 12 of 13 The proposed 37 foot wide lots would not provide a sufficient width to accommodate current standard double-wide manufactured homes. Although, the applicant claims that the principal objective is to provide for the single-wide homes of relocated residents from Lake Terrace Park, it would be shortsighted to approve lot widths that could not accommodate manufactured homes of the current industry standard. Street Width - The Fire Department objects to this variance request because it would result in a narrower road width, creating problems for Fire Department access. ERC had concerns that sidewalks included as part of the street profile would not provide for adequate pedestrian safety and imposed a mitigation measure to require the applicant to provide a sidewalk separate from the street. Parking - Both the Fire Department and ERC had concerns that insufficient parking opportunities for RV could result in blocking of roads and interfere with emergency access. 2. That the granting of the variance will not be materially detrimental to the public welfare or injurious to the property or improvements in the vicinity and zone in which subject property is situated: The applicant contends that public welfare would be served by granting the variances to provide the maximum number of affordable units and that approval of variances would not be materially detrimental to the public welfare or injurious to the property or improvements in the vicinity. Staff Comment - The Fire Department and ERC both oppose the requested variances because the results could compromise fire and emergency response to the site, and thus could be detrimental to the public welfare. 3. That approval shall not constitute a grant of special privilege inconsistent with the limitation upon uses of other properties in the vicinity and zone in which the subject property is situated: The applicant claims that approval of the variances would not be a special privilege because some existing mobile home parks such as Lake Terrace Park already have small lot widths and streets. Staff Comment - Existing mobile home parks were approved under previously adopted standards. This does not justify the requested variances from present standards. Approval of the multiple variances and the wide extent of the variances could be perceived as granting a special privilege inconsistent with the limitations and standards required of other properties developing in the RMH zone. Although staff supports the applicants' efforts to provide affordable relocation housing for residents of Lake Terrace Park, this objective does not justify code variances conveying special privileges unavailable to other properties. 4. That the approval as determined by the Board of Adjustment is a minimum variance that will accomplish the desired purpose: The applicant contends that the requested variances are necessary to accomplish the goal of providing affordable relocation housing for low and fixed income residents of the Lake Terrace Park. Staff Comment - The applicant requests multiple variances that apply to almost all the proposed lots and to the major salient features of the project. The lot width variance applies to 61 out of the 69 proposed lots. The street width variance is for the entire internal street system. The applicant is not proposing any parking for RVs, campers, etc. The extent of the requested variances could not be considered a minimum variance or limited exception from code standards. The extent and content of the variance requests may be more appropriate to consider under a zoning code amendment to the standards of the RMH zone. HEXRPT.DOG City of Renton P/B/PW Department F._..._'nary Report to the Hearing Examiner BLUEBERRY HILL REZONE LUA-98-171, MHP, R, V-H, ECF PUBLIC HEARING DATE: FEBRUARY 23, 1999 Page 13 of 13 G. RECOMMENDATION: Staff recommends approval of the rezone and manufactured home park permit and denial of the requested variances for Blueberry Hill Rezone, Project File No. LUA-98-171, MHP, R, V-H, ECF. Staff recommends the following conditions: (1) Compliance with ERC Mitigation Measures: The applicant is required to comply with the Mitigation Measures which were required by the Environmental Review Committee Threshold Determination prior to the issuance of a building permit. (2) The applicant shall submit a street lighting plan subject to the approval of the Development Services Division, prior to issuance of construction permits. (3) The applicant shall provide further information on the proposed recreation area; to demonstrate how the recreation area would be accessed by residents and to provide details of improvements as a playground-recreation area. Plans for the recreation area shall be subject to the approval of the Development Services Division, prior to issuance of construction permits. EXPIRATION PERIODS: Manufactured Home Park Permit (MHP): Three (3) years from final approval (signature) date. HEXRPT.DOC CITY OF RENTON DETERMINATION OF NON-SIGNIFICANCE (MITIGATED) MITIGATION MEASURES APPLICATION NO(S): LUA-98-171,ECF,MHP,R,V APPLICANT: Steve Harer PROJECT NAME: BLUEBERRY HILL REZONE DESCRIPTION OF PROPOSAL: The applicant requests a rezone, a mobile home park permit, three variances, and environmental review in order to construct a 69 lot manufactured home park. The applicant requests a rezone from Residential 10 DU/AC (R-10) to Residential Manufactured Homes (RMH). Approximately 62 of the 69 lots would be 3,000 sq.ft., with the remaining seven lots greater in area. Each lot would have two parking spaces. Access is proposed via two driveways off NE 3rd Street and a 30 foot wide internal loop road. Most lots would have single-wide manufactured homes. The proposal includes perimeter fencing and landscaping. The applicant requests variances from lot width, street width, and RV parking requirements of the Residential Manufactured Homes (RMH) zone. LOCATION OF PROPOSAL: 2800 NE 3rd Street MITIGATION MEASURES: 1. For the building and construction permit submittal, the applicant shall follow the recommendations of the geotechnical report for general earthwork, design criteria for foundations, slope regrading and pavements. 2. Grading activities on the site shall be supervised by the geotechnical consultant and weekly reports shall be submitted to the Development Services Division during grading of the site. 3. A detailed site grading plan shall be submitted with construction permits. The grading plan shall have the approval of the geotechnical consultant and shall be stamped by a professional engineer. 4. Temporary Erosion Control shall be installed and maintained to the satisfaction of the representative of the Development Services Division for the duration of the project. Weekly reports shall be submitted on the status and condition of the erosion control plan with any recommendations of change or revision to maintenance schedules or installation submitted by the Project Engineer of record to the Public Works Inspector. Certification of the installation, maintenance and proper removal of the erosion control facilities shall be required prior to finalization of construction permits. 5. The applicant shall pay the appropriate Fire Mitigation Fee at a rate of $488 per new single family residence, for an estimated total of$33,672. The Fire Mitigation Fee is payable prior to issuance of construction permits. 6. The applicant shall be required to pay a Traffic Mitigation Fee of$75 for each average daily trip associated with the project. The traffic mitigation fee is estimated at $24,892.50. This fee is payable prior to issuance of construction permits. 7. The applicant shall pay a Park's Department mitigation fee of $530.76 per new single family residential lot. The recreation area may be applied toward a reduction of the parks mitigation fee, credited up to a maximum of one-third of the total mitigation fee required, with the approval of the Parks Department. The required parks mitigation fee shall be paid prior to the issuance of construction permits. Blueberry Hill Rezone LUA-98-171,ECF,MHP,R,V Mitigation Measures (Continued) Page 2 of 2 8. The applicant is requesting a variance from standards of the RMH zone to allow a pedestrian walk to be included within the 30 foot road width. If this variance is approved, the applicant shall modify the site plan to provide sidewalks on one side of the street, separated from the roadway, in order to ensure adequate pedestrian safety. A revised site plan shall be submitted for approval prior to issuance of construction permits. 9. The proposed fence along the west property boundary is approximately 30 feet lower in elevation from the middle, flat portion of the site, The proposed fencing would not function to screen views of the manufactured home park from NE 3rd Street, as is required by the code. To reduce potential aesthetic impacts of the proposal, the applicant should provide fence or landscape screening at the same elevation as the manufactured homes. 10. The applicant shall record a restrictive covenant that any re-leveling of the foundations of the manufactured homes required as a result of soil settlement shall be at the expense of the property owner. The restrictive covenant shall be subject to the approval of the Development Services Division and the City Attorney prior to recording. The restrictive covenant shall be recorded prior to finalization of construction permits. 11. If the requested variance from the required lot width is approved, the applicant shall record a covenant that the property owner will provide notice to each tenant of the lot setback requirements and of prohibitions on building encroachments into required setback areas. Additional variances for individual lots to allow building encroachment into required setback areas would not be permitted. The restrictive covenant shall be subject to the approval of the Development Services Division and the City Attorney prior to recording. The restrictive covenant shall be recorded prior to finalization of construction permits. 12. If the variance from the required RV parking is approved, the applicant shall record a restrictive covenant that every new tenant who owns an RV must show proof of having an alternative, off-site parking space for their RV. The restrictive covenant shall be subject to the approval of the Development Services Division and the City Attorney prior to recording. The restrictive covenant shall be recorded prior to finalization of construction permits. CITY OF RENTON DETERMINATION OF NON-SIGNIFICANCE (MITIGATED) ADVISORY NOTES APPLICATION NO(S): LUA-98-171,ECF,MHP,R,V APPLICANT: Steve Harer PROJECT NAME: BLUEBERRY HILL REZONE DESCRIPTION OF PROPOSAL: The applicant requests a rezone, a mobile home park permit, three variances, and environmental review in order to construct a 69 lot manufactured home park. The applicant requests a rezone from Residential 10 DU/AC (R-10) to Residential Manufactured Homes (RMH). Approximately 62 of the 69 lots would be 3,000 sq.ft., with the remaining seven lots greater in area. Each lot would have two parking spaces. Access is proposed via two driveways off NE 3rd Street and a 30 foot wide internal loop road. Most lots would have single-wide manufactured homes. The proposal includes perimeter fencing and landscaping. The applicant requests variances from lot width, street width, and RV parking requirements of the Residential Manufactured Homes (RMH) zone. LOCATION OF PROPOSAL: 2800 NE 3rd Street Advisory Notes to Applicant: The following notes are supplemental information provided in conjunction with the environmental determination. Because these notes are provided as information only, they are not subject to the appeal process for environmental determinations. FIRE 1. A fire hydrant with 1000 GPM fire flow is required within 300 feet of all new single family structures. 2. The streets as shown do not meet City street width design standards. 3. All building addresses shall be visible from the public street. PLAN REVIEW Water 1. There is an existing 16" diameter water line in NE 3rd Street. The project site is in the 435 pressure zone, and is located in Aquifer Protection Zone 2. 2. The System Development Charge shall be at the current rate of$680 per home site. This fee is payable with the construction permit. 3. A second connection to the existing 16-inch water main located in NE 3rd Street shall be required to avoid the lengthy closed system and provide improved water service. Surface Water 1. A preliminary storm drainage plan per King County Surface Water Design standards has been submitted with the application. Water quality facilities and vault shall be required. Detention is proposed by the developer through the 100-year storm event. 2. The System Development Charge shall be at the current rate of$385 per home site. This fee is payable with the construction permit. Wastewater 1. There is an existing sanitary sewer facility in NE 3rd Street. An extension of the same interceptor is also located in the Cedar Crest manufactured home park. Blueberry Hill Rezone LUA-98-171,ECf,MHP,R,V Advisory Notes (Continued) Page 2 2. The System Development Charge shall be at the current rate of$585 per home site. This fee is payable with the construction permit. 3. The East Renton Interceptor Special Assessment fee at $224.52 per unit, plus interest accruing, shall be payable with the construction permit. Transportation 1. NE 3rd Street is paved. No frontage improvements exist at this time. 2. Full street improvements including, but not limited to paving, sidewalks, curb and gutter, street signs and street lights are required along the full frontage of NE 3rd Street to match the Cedar Crest frontage improvements. 3. All wire utilities shall be installed underground per the City of Renton Undergrounding Ordinance. If three or more poles are required to be moved by the development design, all existing overhead utilities shall be placed underground. Plan Review- General 1. All plans shall conform to the Renton Drafting Standards. 2. A construction permit is required. When plans are complete three copies of the drawings, tow copies of the drainage report, a construction estimate, application and appropriate fee shall be submitted to the sixth floor counter. PLANNING Garbage and recyclable deposit areas and collection points shall be easily and safely accessible to hauling trucks. If the requested variance for lot width is approved, the resulting substandard lots would not be able to accommodate current market double-wide manufactured homes with the required side yard setback. No variances will be approved on individual lots. PARKS All landscaped areas outside the property line are to be maintained by the property owner. POLICE 63.48 Police Calls for Service Estimated Annually CONSTRUCTION PHASE Theft from construction sites is one of the most common reported crimes in the city. To protect materials and equipment it is recommended that all materials and tools be locked up when not in use. The site will need security lighting and any construction trailer should be completely fenced in with portable chain-link fencing. The fence will provide both a physical and psychological barrier to any prospective thief and will demonstrate that this area is private property. Construction trailers should be kept locked when not in use, and should also have a heavy-duty deadbolt installed with no less then a 1-1/2" throw when bolted. Glass windows in the trailer should be shatter-resistant. I also recommend the business post the appropriate "No Trespassing" signs on the property while it's under construction (flier attached). This will aid police in making arrests on the property after hours if suspects are observed vandalizing or stealing building materials. COMPLETED BUILDING Trespassing is common in this type of complex. It is advised that no trespassing signs be maintained even after construction is completed. There is no mention of any cabana or community building for the park, but if one is intended, it's recommended that there be controlled entrances to dissuade trespassing from non-residents. Blueberry Hill Rezone LUA-98-171,ECf,MHP,R,V Advisory Notes (Continued) Page 3 Each home should have their individual address or space number listed clearly,with the numbers at least 6" in height of a color that contrasts with the color of the home and placed under a light. This will aid police or medics who respond to a call in finding the unit they need to go to. Landscaping in and around the exterior of the property should not be too dense or high. It is important to allow visibility. Too much landscaping will give the property the look of a fortress and make the residents feel isolated, and could also possibly give a burglary sufficient coverage to break into a unit. PROJECT LUA-98-171, MHP, R, V-H, ECF Blueberry Hill Rezone City of Renton Department of Planning/Building/Public Works ENVIRONMENTAL& DEVELOPMENT APPLICATION REVIEW SHEET (Continuation) POLICE RELATED COMMENTS 63.48 Police Calls for Service Estimated Annually CONSTRUCTION PHASE Theft from construction sites is one of the most common reported crimes in the city_ To protect materials and equipment it is recommended that all materials and tools be locked up when not in use. The site will need security lighting and any construction trailer should be completely fenced in with portable chain-link fencing. The fence will provide both a physical and psychological barrier to any prospective thief and will demonstrate that this area is private property. Construction trailers should be kept locked when not in use, and should also have a heavy-duty deadbolt installed with no less then a 1-1/2" throw when bolted. Glass windows in the trailer should be shatter-resistant. I also recommend the business post the appropriate"No Trespassing" signs on the property while it's under construction(flier attached). This will aid police in making arrests on the property after hours if suspects are observed vandalizing or stealing building materials. COMPLETED BUILDING Trespassing is common in this type of complex. I is advised that no trespassing signs be maintained even after construction is completed. There is no mention of any cabana or community building for the park, but if one is intended, it's recommended that there be controlled entrances to dissuade trespassing from non-residents. Each home should have their individual address or space number listed clearly, with the numbers at least 6" in height of a color that contrasts with the color of the home and placed under a light. This will aid police or medics who respond to a call in finding the unit they need to go to. Landscaping in and around the exterior of the property should not be too dense or high. It is important to allow visibility. Too much landscaping will give the property the look of a fortress and make the residents feel isolated, and could also possibly give a burglary sufficient coverage to break into a unit. Page 1 of 1 c� �• �oA CITY OF RENTON c 1l-r) FtiT PLANNINGBUILDING/PUBLIC WORKS ✓ ,,o RF�rCV MEMORANDUM A)", Iy99 fr DATE: January 4, 1999 TO: Peter Rosen (\„� FROM: Sonja J. Fesser S -' SUBJECT: Blueberry Hill Rezone Legal Description Review Bob Mac Onie and I have reviewed the above referenced rezone submittal and have the following comments: The legal descriptions included in the Master Application,the Site Plan drawing and the Topography Survey drawing are all taken from the Statutory Warranty Deed recorded under King County Recording No. 8105180658 (the Grantor is Emma Cugini and the Grantee is T&E Investment). The legal description contained within said Warranty Deed contains an error which all of the other referenced documents have copied. This error is stated in the beginning of the legal as: "That portion of the following described property lying southerly of 31TI Avenue North Extension(also known as N.E. 3rd Street) as deeded to King County,Washington per Auditor's File No. 5684198." The recording number that should be noted in the above statement is 5748566. In addition, the property was deeded to the City of Renton, not King County. The legal description contained within the Plat Certificate is correct and should be used in those instances when a legal description is required for the rezone. See the attachment for a copy of this legal description. \\TS SERVER\SYS2\COMMON\UASFESSER\BLUEBRRY.DOC - e 'ROPERTY SERVICES FEE REVIEW R —U S 7 ❑ DEVELOPMENT APPLICATION REVIEW SHEET ■ PLAN REVIEW ROUTING SLIP ❑ ENVIRONMENTAL CHECKLIST REVIEW SHEET 0 Lu q W—/7/ // OTHER (I APPLICANT: ND/S ri o SEn RECEIVED FROM /f/ /Z// 4, JOB ADDRESS: 3c c V u&mo (-i Pt- Al E' WO// a e NATURE OF WORK: G 9 EYE- )Vla4JuP-ig- n/RED go,.-rc-S7r,- /1t/EceV.* GREEN# ❑ SPECIAL ASSESSMENTS AND CONNECTION FEES APPLIED NEED MORE INFORMATION: 0 LEGAL DESCRIPTION ■ SPECIAL ASSESSMENTS AND CONNECTION FEES ESTIMATED 0 SQUARE FOOTAGE 0 VICINITY MAP ❑ NOT APPROVED FOR APPLICATION OF FEES 0 FRONT FOOTAGE 0 OTHER ❑ VESTED 0 NOT VESTED ❑ This fee review supersedes and cancels fee review# dated . 0 PARENT PID#(subject to change)_ SUBJECT PROPERTY PID# 2-5-2-5-5-0—GS 'O 0 King Co.Tax Acct#(new) It is the intent of this development fee analysis to put the developer/owner on notice,that the fees quoted below may be applicable to the subject site upon development of the property. All quoted fees are potential charges that may be due and payable at the time the construction permit is issued to install the on-site and off-site improvements(i.e.underground utilities,street improvements,etc.) Triggering mechanisms for the SDC fees will be based on current City ordinances and determined by the applicable Utility Section. Please note that these fees are subject to change without notice. Final fees will be based on rates in effect at time of Building Permit/Construction Permit application. The following quoted fees do NOT include inspection fees,side sewer permits,r/w permit fees or the cost of water meters. - SPECIAL ASSESSMENT DISTRICT PARCEL METHOD OF ASSESSMENT ASSESSMENT DISTRICTS NO. NO. ASSESSMENT UNITS OR FEE Latecomer Agreement(pvt) WATER Latecomer Agreement(pvt)WASTEWATER Latecomer Agreement(pvt)OTHER Special Assessment District/WATER Special Assessment District/WASTEWATER 0002. 2-I y S Z 3r unicrs 6 5 C s � 4w_mt) Joint Use Agreement(METRO) Local Improvement District * Traffic Benefit Zones $75.00 PER TRIP, CALCULATED BY TRANSPORTATION FUTURE OBLIGATIONS SYSTEM DEVELOPMENT CHARGE-WATER # OF UNITS/ SDC FEE O Pd Prey. 0 Partially Pd (Ltd Exemption) la Never Pd SQ. FTG. Single family residential $850/unit x 4 y , c `�91 O. oo Mobile home dwelling unit$�0/unit in park 2//o Apartment, Condo $510/unit not in CD or COR zones x Commercial/Industrial, $0.113/sq. ft. of property (not less than$850.00)x ____.- Boeing,by Special Agreement/Footprint of Bldg plus 15 ft perimeter R,soo cent thre,hdd) SYSTEM DEVELOPMENT CHARGE-WASTEWATER ❑ Pd Prey. 0 Partially Pd (Ltd Exemption) IN Never Pd _ Single family residential dwelling unit$585/unit x (•, ' S. , Mobile home dwelling unit$468/unit x 3a} cL . 00 \ Apartment, Condo $350/unit not in CD or COR zones x Commercial/Industrial, $0.078/sq. ft. of property (not less than$585.00)x REDEVELOPMENT CREDIT: (New- Old Flow)/New Flow X Above Fees SYSTEM DEVELOPMENT CHARGE-SURFACEWATER ❑ Pd Prey. 0 Partially Pd (Ltd Exemption) IN Never Pd Single family residential and mobile home dwelling unit$385/unit x • to cj $. 26,, S/v,s.CO All other properties$0.129/sq ft of new impervious area of property x (not less than$385.00) PRELIMINARY TOTAL $ / -/z 1 697, 6,9 g- f ' ////!e * stcwreS A n,,EnJT" .2- /49 6-6-6-- 4e N.o Signature of Reviewing Ay only DATE 2 o0 *If subject property is within an LID, it is developers responsibility to check with the Finance Dept. ford/unn--p-paid status. SH �S **The square footage figures used are taken from the King County Assessor's map and are approximate only. t c_/temptate/fccapp/tgb EFFECTIVE July 16, 1995/Ord. Nos. 4506, 4507, 4508,4525,and 4526 S to t / O 0 7c i CITY OF RENTON MEMORANDUM Date: January 18, 1999 To: Peter Rosen From: Kayren K. Kittrick, Plan Review Subject: Blueberry Hill Rezone LUA-98-171, MHP, R, V-H, ECF EXISTING CONDITIONS WATER - There is an existing 16" diameter water line in NE 3rd Street. The project site is in the 435 pressure zone, and is located in Aquifer Protection Zone 2. SEWER - There is an existing sanitary sewer facility in NE 3rd Street. An extension of the same interceptor is also located in the Cedar Crest manufactured home park. STORM - A preliminary storm drainage plan per King County Surface Water Design standards has been submitted with the application. Water quality facilities and vault shall be required. Detention is proposed by the developer through the 100-year storm event. STREETS - NE 3rd Street is paved. No frontage improvements exist at this time. CODE REQUIREMENTS WATER 1. The System Development Charge shall be at the current rate of $680 per home site. This fee is payable with the construction permit. 2. A second connection to the existing 16-inch water main located in NE 3rd Street shall be required to avoid the lengthy closed system and provide improved water service. SANITARY SEWER 1. The System Development Charge shall be at the current rate of $585 per home site. This fee is payable with the construction permit. 2. The East Renton Interceptor Special Assessment fee at $224.52 per unit, plus interest accruing, shall be payable with the construction permit. SURFACE WATER 1. The System Development Charge shall be at the current rate of $385 per home site. This fee is payable with the construction permit. BLUEHLGF DOC 4) TRANSPORTATION 1. A Traffic Mitigation Fee of $24,892.50 shall be assessed and payable with the building permit. 2. Full street improvements including, but not limited to paving, sidewalks, curb & gutter, street signs and street lights are required along the full frontage of NE 3rd Street to match the Cedar Crest frontage improvements. 3. All wire utilities shall be installed underground per the City of Renton Undergrounding Ordinance. If three or more poles are required to be moved by the development design, all existing overhead utilities shall be placed underground. PLAN REVIEW - GENERAL 1. All plans shall conform to the Renton Drafting Standards. 2. A construction permit is required. When plans are complete three copies of the drawings, two copies of the drainage report, a construction estimate, application and appropriate fee shall be submitted to the fourth floor counter. RECOMMENDED CONDITIONS 1. Temporary Erosion Control shall be installed and maintained to the satisfaction of the representative of the Development Services Division for the duration of the project. 2. Weekly reports on the status and condition of the erosion control plan with any recommendations of change or revision to maintenance schedules or installation shall be submitted by the project Engineer of record to the Public Works Inspector. Certification of the installation, maintenance and proper removal of the erosion control facilities is required prior to final inspection. CC: Neil Watts ry)( , 0 ±r_.C_7 BLUEHLGF DOC ,. , 5 Li ? ti` Y, O .. UnIR � • NY- ,fw. . � FRANSP FIT.AYTTC} fl 1 1 N4F - -' Project Name 13Iuel ed✓N fir1/ /t4oLii /c I-Ic)4id Pci✓K Project Address 2 c3OO 1'3 E v`1 St Contact Person 5tcve Have • Address I1326, Re4iiiicA 4./c S 1 5eallc. 0/1 4H17. Phone Number (ZOG) - 7 7Z -- 3 D0O • Permit Number L U, - ei S - 17 I Project Description (0C( lot Wtu'tu 7uctuvri( home. puvk • Land Use/Type: Method of Calculation: Mvhile 11,3ime F«,/; Or Residential L"ITE Trip Generation Manual C2N0) ❑ Retail ❑ Traffic Study pc fE '42 7 - y 1 7,vip5 f-L) ❑ Non-retail Cl Other �.4 it. Calculation: Nct occ,v, G(01111 rt 0 f 5 = (6a1 ) ( �4 . !) = 331 . K c�ai4.f 7✓�� S (351, (1 ) ( :75 ) = ' 2/-f , B ciZ, SO__• Transportation Mitigation Fee: ci ZA) qqZ - SD � 1 l / Calculated by: i\,, ( t ),,,6 Date: / /t(,/`lg Account Number: N-B g - Date of Payment • Y O� .� � IR ♦ 1 CITY OF RENTON FIRE PREVENTION BUREAU .1''N-tcP MEMORANDUM DATE: December 16, 1998 TO: Peter Rosen, Planner FROM: Jim Gray, Assistant Fire Marshal it_ SUBJECT: Blueberry Hill Manufactured Home Park, 2800 Blk NE 4th Fire Department Comments: 1. A fire hydrant with 1000 GPM fire flow is required within 300 feet of all new single family structures. If the building square footage exceeds 3600 square feet in area, the minimum fire flow increases to 1500 GPM and requires two hydrants within 300 feet of the structure. 2. A fire mitigation fee of$488.00 is required for all new single family structures. If all lots contain one single family structure, the fee for 67 lots would be $32,696.00. 3. The streets as shown do not meet City Street design Standards according to width. 4. All building addresses shall be visible from the public street Please feel free to contact me if you have any questions. City of Renton Department of Planning/Building/Public Works IENTAL & DEVELOPMENT APPLICATION REVIEW SHEET ARTMENT: Ccov.Nowl tc. P-CNIeIpfMnev OMMENTS DUE: JANUARY 06 1998 NO: LUA-98-171,MHP,R,V-H,ECF DATE CIRCULATED: DECEMBER 16, 1998 : Steve Harer PROJECT MANAGER: PETER ROSEN f TITLE: Blueberry Hill Rezone WORK ORDER NO: 78460 (ION: 2800 NE 3rd Streetr C AREA: 7.77 acres l BUILDING AREA(gross): N/A SUMMARY OF PROPOSAL: The applicant requests a rezone, a mobile home park permit, three variances, and environmental review in order to construct a 69 lot manufactured home ark. The applicant requests a rezone from Residential 10 DU/AC (R-10) to Residential Manufactured Homes (RMH� Approximately 62 of the 69 lots would be 3,000 sq.ft., with the remaining seven lots greater in area. Each lot would have two parking spaces. Access is proposed via two driveways off NE 3rd Street and a 30 foot wide internal loop road. Most lots would have single-wide manufactured homes. The proposal includes perimeter fencing and landscaping. The applicant requests variances from lot width, street width, and RV parking requirements of the Residential Manufactured Homes (RMH) zone. A. ENVIRONMENTAL IMPACT(e.g. Non-Code) COMMENTS Element of the Probable Probable More Element of the Probable Probable More Environment Minor Major Information Environment Minor Major Information impacts Impacts Necessary impacts Impacts Necessary Earth Housing Air Aesthetics Water Light/Glana Plants Recreation Land/Shoreline Use Utilities Animals Transportation Environmental Health Public Services Energy/ Historic/Cultural Natural Resources Preservation Airport Environment 10,000 Feet 14,000 Feet B. POLICY-RELATED COMMENTS jIiC DC3IG.rj iL0 32.r`-10LS7v-tifL 0Pi iCYV5 1N (HL Corn nr24.?-1` vStvt 6'LV\/Ai Pszo 9OS00 IZr-AF\ 2_ox0Nc_. 1S Cor.15157L7- r i-J ,7H I liC RO 0LTStG./Vfl70ar\l . No ISOL,cr I5,SuL3 ViL'',.iS,Nc� LZC�7�lOr POLL( H -G7 S7/ -rC3 , t L�VCOJ2� ( MI`trrUr/jGTLi Itv� ,NCB D.:7N 2-C.3em Cr.STS /�1-1,C-l-A RCODuC-C_ I-lCJJj%rVG- CCD ii S i'N 0 I76?-0Jt0G t'OU`,tt,c-- /�t'LT LClLP\I Fi-t V-j-S, gi N 6-0 N l'iZc rN T V‘L> NI"OOi.G Tc7 T KG ✓'Z F 1=02/3/j c.t cJ O d F T r t C 1--4�u'>>nr c, r'1 VYfz rt,< ,r.J PsP99—oPC-1Ar.L`; Loc_A1CO OevG-L C'tn,G, i L1-7-1"S . 't ESL ,"--catc cz jtivivtrv„ C. CODE-RELATED COMMENTS We have reviewed this application with particular attention to those areas in which we have expertise and have identified areas of probable Impact or areas where a 'onaf I needed to properly assess this proposal. i ,-;) i., \ 10y/',)/c) signature o erector or Au rized Representative Date OVAPP.DO Rev.10/93 • City of Renton Department of Planning/Building/Public Works ENVIRONMENTAL 8 DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: 'u- s COMMENTS DUE: JANUARY 06 1998 APPLICATION NO: LUA-98-171,MHP,R,V-H,ECF DATE CIRCULATED: DECEMBER 16, 1998 APPLICANT: Steve Harer PROJECT MANAGER: PETER ROSEN PROJECT TITLE: Blueberry Hill Rezone WORK ORDER NO: 78460 LOCATION: 2800 NE 3rd Streetr SITE AREA 7.77 acres I BUILDING AREA(gross): N/A SUMMARY OF PROPOSAL: The applicant requests a rezone, a mobile home park permit,three variances, and environmental review in order to construct a 69 lot manufactured home park. The applicant requests a rezone from Residential 10 DU/AC (R-10)to Residential Manufactured Homes (RMH) Approximately 62 of the 69 lots would be 3,000 sq.ft., with the remaining seven lots greater in area. Each lot would have two parking spaces. Access is proposed via two driveways off NE 3rd Street and a 30 foot wide internal loop road. Most lots would have single-wide manufactured homes. The proposal includes perimeter fencing and landscaping. The applicant requests variances from lot width, street width, and RV parking requirements of the Residential Manufactured Homes (RMH) zone. A. ENVIRONMENTAL IMPACT(e.g.Non-Code) COMMENTS Element of the Probable Probable More Element of the Probable Probable More Environment Minor Major Information Environment Minor Major information • Impacts impacts Necessary impacts Impacts Necessary Earth Housing Air Aesthetics Water Light/Glare Plants Recreation Land/Shoreline Use Utilities Animals Transportation Environmental Health Public Services Energy/ Historic/Cultural Natural Resources Preservation Airport Environment 10,000 Feet 14,000 Feet c�� £ /J -i B. POLICY-RELATED COMMENTS _..-. OLy0C e V),4,-4-- - 27 *1/2r-1/76-1 -)/---- *5136- -2 ,, 4-e_ e- ce6 .e ?7d /a,/ —. e 4p ` ,c. r>z--6c/-,-7 .- �� 5- 3 ���d �.�ol j C. CO E-RELATED C MENTS dF/, 7/ L/y Tt ( ''0" 0a ,,,,, c,eeze,EW,,eso , _ ,„ C c-e-t-L-- i.--zi ,--(72---2-)Ave_.-- /074 / We have reviewed this application with particular attention to those areas in which we have expertise and have identified areas o robable Impact or areas where additional information Is need o properly assess this proposal. i �� �� Si ture o Director or Authorized Representative Date DEVAPP.DOC Rev.10/93 • • v . 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'MINIIa;r< . /• TOwrN■1bw 11••.ftrl w Y.wrO NOTI IT QwNw ` w wgwrrwwsr[e•n•rrwrmrww•ww ��I'I ..wwr. o•wo1'Q><w.w 0 W.w■ww t•eYrw••w._ _I� gal,al or /)= r" • % I'/•, a'ti. i ' 1.4 44.-•- -ra.n�•r.wLM•Vs I•nW Swr wP Vona••[[w•wr w.wNN / 1 ,w wwlalr[.af.l••was N.,OOr MO h n144•0Iso (/ /t`� �` t ,� a.w�. '��•"• 140i w MOM 4•wrwwfrfwwf l•O■.rwNrw■wr 1 +J/ . —_ • FRONT war w•Coo.Owl ti ww w wr.w-wwr wK... 'LL 1 E Poor wl�+cw.w.wsp Too C.a 11..........a L" Ibi 'i rY►u.L:►•CE LAYOUT .. •••r SITE PLAN � _ PRELIMINARY LAYOUT ��i• • �� (fleI BLUEBERRY HILL • YOlII[NPR I.1,N S.Y.Kama RD.R 1 Owl•R fon ELOPMENT PlAtvtdINC C1 y OF RENTpt�t NOV 2. 0 1998 • RECEIVED ® �� •"� • de M m✓ • lbw .4.2", ..____....._._____...-.--.---1.074..iii10. ...-------, :_t,-----. .,.:.-•<•.,.1:.3.74.":"."------7-",...7:07...x.11/115::: / Cm n _O i I / ,. ,ii 1)., 44 " II .; TTII* LEGEND 1 Ell r ./j1���n I a ss I �__ .. m...r c.n.«...2 Irh . 1/1 oits • . !r- m u l I T! p{Y • ,.r s:l t' II:'a ii F• III' iili. I ,. f II! t, 111 : ill 111 II i i a iii 1_._11 Ill,r 1 Ai 1E.,.:. __LI,'<4•‘.:./.. I 1„ :11111 i i • • aro nri. , . & il ! s0_,_______if-104 kiii_16 AI i •S 11 ( • •.r UTIUTIE$ MAP ___ •"` ���� PRELIMINARY LAYOUT ___ 1 ! BLUEBERRY MILL •a • All.R AD.rD P.O.M 7.011 T.An....1 ....Jo 37=V CITY NT�); NI NpuOF 7.REN n 199� RECEIVED .,. .,...._ --L,, -->--.<t:.2''; .-- wori edf. • r y_... .a..,... ,.••-' •3 6.3i " �� ...�....a my... 44,1.1.' L39'38. \ 4.2. ' - "Mr la O '-7 s',..-: r,,,. ‘ rwiia,. . , e r, ,,---_ ,,,., , ..,..... I 11) 11i1,01% '. 1 .. ., ` MiiJIll 1II' .L1111}p A I /siy "'rated Fiewnen «...w.. I illi II jatall , "( '''''MOP en.a.Sed Rock IIWI) 1 �� O w " t © s+.....c,...s.cr..•. -10 l!niiiii11111 1 ' - l' i Milli)1? REAR . / n if ilimiiiirmilif: " './.* ij Mil ' i / lilliii 1 FRONT 1 '''' , _41.4',0` ._____' _..._'________-::2 ,W__ .424. i � - .. e•w 2.0O TYVIC.L SPACE LAYOUT �_� -.AY GRADING PLAN u^`• PRELIMINARY LAYOUT _` 1CAT BLUEBERRY MILL MOBILE MM PARR S.Y.Haan.PhD.PD 11RUNfliii _q11? - 141 GB i✓A MaT,47ts FEB 15 1999 February 12, 1999 , • properties, inc. H> MINER CITY OF RENTON Hearing Examiner FEB 1 2 i999 City of Renton 1055 South Grady Way RECEIVED Renton, WA 98055 CITY CLERK'S OFFICE Re: Appeal to ERC report on January 26, 1999 Determination of Non Significance To Whom It May Concern, I would like to appeal mitigation measures# 5, 6, 7, 8, 9, & 12 of the ERC Determination of Non Significance. ■ I appeal#5, 6, & 7 on the grounds that I am moving an existing low-income resident mobile home community in the City of Renton. This community has already paid taxes and fees to the City for approximately 40 years. These taxes have come to the city from both real estate taxes and personal property taxes from the mobile homes themselves. These existing mobile home sites are in the city and are not providing new residents per se. The City is getting impact fees on 187 new units that are replacing these 69 units. • I appeal item#8 as there are communities in King County successfully using the 5- foot painted walkway successfully. The existing community roads range from 20' widths to 25' widths and have worked successfully the past 40 years. The new community will have roadways as described that are 10' wider. A separated concrete walkway will subtract from the tenant's yard and give a more squeezed look to the lots. • I appeal item#9 regarding screening the mobile home community so that people driving up Renton Avenue won't have to look at this affordable housing community. I propose then that the fence be taken from the property line and put behind the homes. • I appeal item#12 as this is a management issue that is handled by the rules and regulations and not a covenant with the land. There are storage facilities nearby. RV storage will not be allowed in this community. Respectfully Submitted, J. eve Harer 11326 Rainier Avenue South • Seattle,Washington 98178 • (206)772-3000 • FAX(206)772-4647 • ,CURRENT PLANNING DIVISION AFFIDA :IT. :libF SERVICE BY MAILING On the 2�` day ofnua..4,A4 , 199Q, I deposited in the mails of the United States, a sealed envelope containing t?x ei-efiPY mt vvaaltnns documents. This information was sent to: Name Representing Department of Ecology Don Hurter WSDOT KC Wastewater Treatment Division Larry Fisher Washington Department of Fisheries David F. Dietzman Department of Natural Resources Shirley Lukhang Seattle Public Utilities Duwamish Indian Tribe Rod Malcom Muckleshoot Indian Tribe Joe Jainga Puget Sound Energy (Signature of Sender) Sskecitru k ��cr STATE OF WASHINGTON ) ) SS COUNTY OF KING ) I certify that I know or have satisfactory evidence that :_je,"-•-n-ettitj '• signed this instrument and acknowledged it to be his/her/their free and voluntary act fort uses and purposes • mentioned in the instrument. Dated /7)(t,. C��7LCrit' Notary Publi and for the StateoWashington Notary (Print) MARILYN KAMCI ICf r My appointmer iS EX S 6/29/99 Project Name: �►�ebe ki %t VNt. Project Number: 1-13f•• q8 • I t 1 VOrk?, `v ` R Eck NOTARY.DOC „ 4-1 CITY fi,F RENTON =11,'� Planning/Building/Public Works Department Jesse Tanner,Mayor Gregg Zimmerman P.E.,Administrator January 28, 1999 Washington State Department of Ecology Environmental Review Section PO Box 47703 Olympia, WA 98504-7703 Subject: Environmental Determinations Transmitted herewith is a copy of the Environmental Determination for the following project reviewed by the Environmental Review Committee (ERC) on January 26, 1999: DETERMINATION OF NON-SIGNIFICANCE BLUEBERRY HILL REZONE LUA-98-171,ECF,MHP,R,V The applicant requests a rezone, a mobile home park permit, three variances, and environmental review in order to construct a 69 lot manufactured home park. The applicant requests a rezone from Residential 10 DU/AC (R- 10) to Residential Manufactured Homes (RMH). Approximately 62 of the 69 lots would be 3,000 sq.ft., with the remaining seven lots greater in area. Each lot would have two parking spaces. Access is proposed via two driveways off NE 3rd Street and a 30 foot wide internal loop road. Most lots would have single-wide manufactured homes. The proposal includes perimeter fencing and landscaping. The applicant requests variances from lot width, street width, and RV parking requirements of the Residential Manufactured Homes (RMH) zone. Location: 2800 NE 3rd Street. Appeals of the environmental determination must be filed in writing on or before 5:00 PM February 15, 199g. Appeals must be filed in writing together with the required $75.00 application fee with: Hearing Examiner, City of Renton, 1055 South Grady Way, Renton, WA 98055. Appeals to the Examiner are governed by City of Renton Municipal Code Section 4-8-11 B. Additional information regarding the appeal process may be obtained from the Renton City Clerk's Office, (425)-430-6510. If you have questions, please call me at (425) 430-7219. For the Environmental Review Committee, 1905=-c, Peter Rosen Project Manager cc: King County Wastewater Treatment Division Larry Fisher, Department of Fisheries David F. Dietzman, Department of Natural Resources Don Hurter, Department of Transportation Shirley Lukhang, Seattle Public Utilities Duwamish Tribal Office Rod Malcom, Fisheries, Muckleshoot Indian Tribe (Ordinance) Joe Jainga, Puget Sound Energy AGNCYLTR.DOC1 1055 South Grady Way- Renton, Washington 98055 This paper contains 50%recycled material.20%post consumer 0'• ' - ' CITY , F RENTON , fir;; IA Planning/Building/Public Works Department Jesse Tanner,Mayor Gregg Zimmerman P.E.,Administrator January 28, 1999 Mr. Steve Harer 11326 Rainier Avenue South Seattle, WA 98172 SUBJECT: Blueberry Hill Rezone Project No. LUA-98-171,ECF,MHP,R,V Dear Mr. Harer: This letter is written on behalf of the Environmental Review Committee (ERC) and is to advise you that they have completed their review of the subject project. The ERC, on January 26, 1999, issued a threshold Determination of Non- Significance-Mitigated with Mitigation Measures. See the enclosed Mitigation Measures document. Appeals of the environmental determination must be filed in writing on or before 5:00 PM February 15, 199g. Appeals must be filed in writing together with the required $75.00 application fee with: Hearing Examiner, City of Renton, 1055 South Grady Way, Renton, WA 98055. Appeals to the Examiner are governed by City of Renton Municipal Code Section 4-8-11B. Additional information regarding the appeal process may be obtained from the Renton City Clerk's Office, (425)-430-6510. A Public Hearing will be held by the Renton Hearing Examiner at his regular meeting in the Council Chambers on the seventh floor of City Hall, 1055 South Grady Way, Renton, Washington, on February 23, 1999, at 9:00 AM to consider the proposal. The applicant or representative(s) of the applicant is required to be present at the public hearing. A copy of the staff report will be mailed to you one week before the hearing. If the Environmental Determination is appealed, the appeal will be heard as part of this public hearing. The preceding information will assist you in planning for implementation of your project and enable you to exercise your appeal rights more fully, if you choose to do so. If you have any questions or desire clarification of the above, please call me at (425) 430-7219. For the Environmental Review Committee, Pe 4.----\ (P- ---e._..--._ Peter Rosen Project Manager cc: T&E Investments/Owner Enclosure DNSMLTR.DOC 1055 South Grady Way- Renton, Washington 98055 ®This paper contains 50%recycled material,20%post consumer CITY OF RENTON DETERMINATION OF NON-SIGNIFICANCE (MITIGATED) ADVISORY NOTES APPLICATION NO(S): LUA-98-171,ECF,MHP,R,V APPLICANT: Steve Harer PROJECT NAME: BLUEBERRY HILL REZONE DESCRIPTION OF PROPOSAL: The applicant requests a rezone, a mobile home park permit, three variances, and environmental review in order to construct a 69 lot manufactured home park. The applicant requests a rezone from Residential 10 DU/AC (R-10) to Residential Manufactured Homes (RMH). Approximately 62 of the 69 lots would be 3,000 sq.ft., with the remaining seven lots greater in area. Each lot would have two parking spaces. Access is proposed via two driveways off NE 3rd Street and a 30 foot wide internal loop road. Most lots would have single-wide manufactured homes. The proposal includes perimeter fencing and landscaping. The applicant requests variances from lot width, street width, and RV parking requirements of the Residential Manufactured Homes (RMH) zone. LOCATION OF PROPOSAL: 2800 NE 3rd Street Advisory Notes to Applicant: The following notes are supplemental information provided in conjunction with the environmental determination. Because these notes are provided as information only, they are not subject to the appeal process for environmental determinations. FIRE 1. A fire hydrant with 1000 GPM fire flow is required within 300 feet of all new single family structures. 2. The streets as shown do not meet City street width design standards. 3. All building addresses shall be visible from the public street. PLAN REVIEW Water 1. There is an existing 16" diameter water line in NE 3rd Street. The project site is in the 435 pressure zone, and is located in Aquifer Protection Zone 2. 2. The System Development Charge shall be at the current rate of$680 per home site. This fee is payable with the construction permit. 3. A second connection to the existing 16-inch water main located in NE 3rd Street shall be required to avoid the lengthy closed system and provide improved water service. Surface Water 1. A preliminary storm drainage plan per King County Surface Water Design standards has been submitted with the application. Water quality facilities and vault shall be required. Detention is proposed by the developer through the 100-year storm event. 2. The System Development Charge shall be at the current rate of$385 per home site. This fee is payable with the construction permit. Wastewater 1. There is an existing sanitary sewer facility in NE 3rd Street. An extension of the same interceptor is also located in the Cedar Crest manufactured home park. Blueberry Hill Rezone LUA-98-171,ECf,MHP,R,V Advisory Notes (Continued) Page 2 2. The System Development Charge shall be at the current rate of$585 per home site. This fee is payable with the construction permit. 3. The East Renton Interceptor Special Assessment fee at $224.52 per unit, plus interest accruing, shall be payable with the construction permit. Transportation 1. NE 3rd Street is paved. No frontage improvements exist at this time. 2. Full street improvements including, but not limited to paving, sidewalks, curb and gutter, street signs and street lights are required along the full frontage of NE 3rd Street to match the Cedar Crest frontage improvements. 3. All wire utilities shall be installed underground per the City of Renton Undergrounding Ordinance. If three or more poles are required to be moved by the development design, all existing overhead utilities shall be placed underground. Plan Review- General 1. All plans shall conform to the Renton Drafting Standards. 2. A construction permit is required. When plans are complete three copies of the drawings, tow copies of the drainage report, a construction estimate, application and appropriate fee shall be submitted to the sixth floor counter. PLANNING Garbage and recyclable deposit areas and collection points shall be easily and safely accessible to hauling trucks. If the requested variance for lot width is approved, the resulting substandard lots would not be able to accommodate current market double-wide manufactured homes with the required side yard setback. No variances will be approved on individual lots. PARKS All landscaped areas outside the property line are to be maintained by the property owner. POLICE 63.48 Police Calls for Service Estimated Annually CONSTRUCTION PHASE Theft from construction sites is one of the most common reported crimes in the city. To protect materials and equipment it is recommended that all materials and tools be locked up when not in use. The site will need security lighting and any construction trailer should be completely fenced in with portable chain-link fencing. The fence will provide both a physical and psychological barrier to any prospective thief and will demonstrate that this area is private property. Construction trailers should be kept locked when not in use, and should also have a heavy-duty deadbolt installed with no less then a 1-1/2"throw when bolted. Glass windows in the trailer should be shatter-resistant. I also recommend the business post the appropriate "No Trespassing" signs on the property while it's under construction (flier attached). This will aid police in making arrests on the property after hours if suspects are observed vandalizing or stealing building materials. COMPLETED BUILDING Trespassing is common in this type of complex. It is advised that no trespassing signs be maintained even after construction is completed. There is no mention of any cabana or community building for the park, but if one is intended, it's recommended that there be controlled entrances to dissuade trespassing from non-residents. Blueberry Hill Rezone LUA-98-171,ECf,MHP,R,V Advisory Notes (Continued) Page 3 Each home should have their individual address or space number listed clearly, with the numbers at least 6" in height of a color that contrasts with the color of the home and placed under a light. This will aid police or medics who respond to a call in finding the unit they need to go to. Landscaping in and around the exterior of the property should not be too dense or high. It is important to allow visibility. Too much landscaping will give the property the look of a fortress and make the residents feel isolated, and could also possibly give a burglary sufficient coverage to break into a unit. CITY OF RENTON DETERMINATION OF NON-SIGNIFICANCE (MITIGATED) MITIGATION MEASURES APPLICATION NO(S): LUA-98-171,ECF,MHP,R,V APPLICANT: Steve Harer PROJECT NAME: BLUEBERRY HILL REZONE DESCRIPTION OF PROPOSAL: The applicant requests a rezone, a mobile home park permit, three variances, and environmental review in order to construct a 69 lot manufactured home park. The applicant requests a rezone from Residential 10 DU/AC (R-10) to Residential Manufactured Homes (RMH). Approximately 62 of the 69 lots would be 3,000 sq.ft., with the remaining seven lots greater in area. Each lot would have two parking spaces. Access is proposed via two driveways off NE 3rd Street and a 30 foot wide internal loop road. Most lots would have single-wide manufactured homes. The proposal includes perimeter fencing and landscaping. The applicant requests variances from lot width, street width, and RV parking requirements of the Residential Manufactured Homes (RMH) zone. LOCATION OF PROPOSAL: 2800 NE 3rd Street MITIGATION MEASURES: 1. For the building and construction permit submittal, the applicant shall follow the recommendations of the geotechnical report for general earthwork, design criteria for foundations, slope regrading and pavements. 2. Grading activities on the site shall be supervised by the geotechnical consultant and weekly reports shall be submitted to the Development Services Division during grading of the site. 3. A detailed site grading plan shall be submitted with construction permits. The grading plan shall have the approval of the geotechnical consultant and shall be stamped by a professional engineer. 4. Temporary Erosion Control shall be installed and maintained to the satisfaction of the representative of the Development Services Division for the duration of the project. Weekly reports shall be submitted on the status and condition of the erosion control plan with any recommendations of change or revision to maintenance schedules or installation submitted by the Project Engineer of record to the Public Works Inspector. Certification of the installation, maintenance and proper removal of the erosion control facilities shall be required prior to finalization of construction permits. 5. The applicant shall pay the appropriate Fire Mitigation Fee at a rate of $488 per new single family residence, for an estimated total of$33,672. The Fire Mitigation Fee is payable prior to issuance of construction permits. 6. The applicant shall be required to pay a Traffic Mitigation Fee of$75 for each average daily trip associated with the project. The traffic mitigation fee is estimated at $24,892.50. This fee is payable prior to issuance of construction permits. 7. The applicant shall pay a Park's Department mitigation fee of $530.76 per new single family residential lot. The recreation area may be applied toward a reduction of the parks mitigation fee, credited up to a maximum of one-third of the total mitigation fee required, with the approval of the Parks Department. The required parks mitigation fee shall be paid prior to the issuance of construction permits. Blueberry Hill Rezone LUA-98-171,ECF,MHP,R,V Mitigation Measures (Continued) Page 2 of 2 8. The applicant is requesting a variance from standards of the RMH zone to allow a pedestrian walk to be included within the 30 foot road width. If this variance is approved, the applicant shall modify the site plan to provide sidewalks on one side of the street, separated from the roadway, in order to ensure adequate pedestrian safety. A revised site plan shall be submitted for approval prior to issuance of construction permits. 9. The proposed fence along the west property boundary is approximately 30 feet lower in elevation from the middle, flat portion of the site, The proposed fencing would not function to screen views of the manufactured home park from NE 3rd Street, as is required by the code. To reduce potential aesthetic impacts of the proposal, the applicant should provide fence or landscape screening at the same elevation as the manufactured homes. 10. The applicant shall record a restrictive covenant that any re-leveling of the foundations of the manufactured homes required as a result of soil settlement shall be at the expense of the property owner. The restrictive covenant shall be subject to the approval of the Development Services Division and the City Attorney prior to recording. The restrictive covenant shall be recorded prior to finalization of construction permits. 11. If the requested variance from the required lot width is approved, the applicant shall record a covenant that the property owner will provide notice to each tenant of the lot setback requirements and of prohibitions on building encroachments into required setback areas. Additional variances for individual lots to allow building encroachment into required setback areas would not be permitted. The restrictive covenant shall be subject to the approval of the Development Services Division and the City Attorney prior to recording. The restrictive covenant shall be recorded prior to finalization of construction permits. 12. If the variance from the required RV parking is approved, the applicant shall record a restrictive covenant that every new tenant who owns an RV must show proof of having an alternative, off-site parking space for their RV. The restrictive covenant shall be subject to the approval of the Development Services Division and the City Attorney prior to recording. The restrictive covenant shall be recorded prior to finalization of construction permits. CITY OF RENTON DETERMINATION OF NON-SIGNIFICANCE (MITIGATED) APPLICATION NO(S): LUA-98-171,ECF,MHP,R,V APPLICANT: Steve Harer PROJECT NAME: BLUEBERRY HILL REZONE DESCRIPTION OF PROPOSAL: The applicant requests a rezone, a mobile home park permit, three variances, and environmental review in order to construct a 69 lot manufactured home park. The applicant requests a rezone from Residential 10 DU/AC (R-10) to Residential Manufactured Homes (RMH). Approximately 62 of the 69 lots would be 3,000 sq.ft., with the remaining seven lots greater in area. Each lot would have two parking spaces. Access is proposed via two driveways off NE 3rd Street and a 30 foot wide internal loop road. Most lots would have single-wide manufactured homes. The proposal includes perimeter fencing and landscaping. The applicant requests variances from lot width, street width, and RV parking requirements of the Residential Manufactured Homes (RMH) zone. LOCATION OF PROPOSAL: 2800 NE 3rd Street LEAD AGENCY: City of Renton Department of Planning/Building/Public Works Development Planning Section The City of Renton Environmental Review Committee has determined that it does not have a probable significant adverse impact on the environment. An Environmental Impact Statement (EIS) is not required under RCW 43.21 C.030(2)(c). Conditions were imposed as mitigation measures by the Environmental Review Committee under their authority of Section 4-6-6 Renton Municipal Code. These conditions are necessary to mitigate environmental impacts identified during the environmental review process. Appeals of the environmental determination must be filed in writing on or before 5:00 PM February 15, 19911. Appeals must be filed in writing together with the required $75.00 application fee with: Hearing Examiner, City of Renton, 1055 South Grady Way, Renton, WA 98055. Appeals to the Examiner are governed by City of Renton Municipal Code Section 4-8-11 B. Additional information regarding the appeal process may be obtained from the Renton City Clerk's Office, (425)-430-6510. PUBLICATION DATE: February 01, 1999 DATE OF DECISION: January 26, 1999 SIGNATURES: igam..-C- �� ,es z _ d< ( '_ /- 7 " y ` immerman, Administrator DATE ent of Planning/Building/Public Works Jim Shepherd, Admi rator DATE Community Services ..1..-e._ ‘-ft..--Zt---- i - dam - 79 L eler, Fire Chief DATE R ton Fire Department DNSMSIG.DOC CITY OF RENTON DETERMINATION OF NON-SIGNIFICANCE (MITIGATED) MITIGATION MEASURES APPLICATION NO(S): LUA-98-171,ECF,MHP,R,V APPLICANT: Steve Harer PROJECT NAME: BLUEBERRY HILL REZONE DESCRIPTION OF PROPOSAL: The applicant requests a rezone, a mobile home park permit, three variances, and environmental review in order to construct a 69 lot manufactured home park. The applicant requests a rezone from Residential 10 DU/AC (R-10) to Residential Manufactured Homes (RMH). Approximately 62 of the 69 lots would be 3,000 sq.ft., with the remaining seven lots greater in area. Each lot would have two parking spaces. Access is proposed via two driveways off NE 3rd Street and a 30 foot wide internal loop road. Most lots would have single-wide manufactured homes. The proposal includes perimeter fencing and landscaping. The applicant requests variances from lot width, street width, and RV parking requirements of the Residential Manufactured Homes (RMH) zone. LOCATION OF PROPOSAL: 2800 NE 3rd Street MITIGATION MEASURES: 1. For the building and construction permit submittal, the applicant shall follow the recommendations of the geotechnical report for general earthwork, design criteria for foundations, slope regrading and pavements. 2. Grading activities on the site shall be supervised by the geotechnical consultant and weekly reports shall be submitted to the Development Services Division during grading of the site. 3. A detailed site grading plan shall be submitted with construction permits. The grading plan shall have the approval of the geotechnical consultant and shall be stamped by a professional engineer. 4. Temporary Erosion Control shall be installed and maintained to the satisfaction of the representative of the Development Services Division for the duration of the project. Weekly reports shall be submitted on the status and condition of the erosion control plan with any recommendations of change or revision to maintenance schedules or installation submitted by the Project Engineer of record to the Public Works Inspector. Certification of the installation, maintenance and proper removal of the erosion control facilities shall be required prior to finalization of construction permits. 5. The applicant shall pay the appropriate Fire Mitigation Fee at a rate of $488 per new single family residence, for an estimated total of$33,672. The Fire Mitigation Fee is payable prior to issuance of construction permits. 6. The applicant shall be required to pay a Traffic Mitigation Fee of $75 for each average daily trip associated with the project. The traffic mitigation fee is estimated at $24,892.50. This fee is payable prior to issuance of construction permits. 7. The applicant shall pay a Park's Department mitigation fee of $530.76 per new single family residential lot. The recreation area may be applied toward a reduction of the parks mitigation fee, credited up to a maximum of one-third of the total mitigation fee required, with the approval of the Parks Department. The required parks mitigation fee shall be paid prior to the issuance of construction permits. Blueberry Hill Rezone LUA-98-1 71,ECF,MHP,R,V Mitigation Measures (Continued) Page 2 of 2 8. The applicant is requesting a variance from standards of the RMH zone to allow a pedestrian walk to be included within the 30 foot road width. If this variance is approved, the applicant shall modify the site plan to provide sidewalks on one side of the street, separated from the roadway, in order to ensure adequate pedestrian safety. A revised site plan shall be submitted for approval prior to issuance of construction permits. 9. The proposed fence along the west property boundary is approximately 30 feet lower in elevation from the middle, flat portion of the site, The proposed fencing would not function to screen views of the manufactured home park from NE 3rd Street, as is required by the code. To reduce potential aesthetic impacts of the proposal, the applicant should provide fence or landscape screening at the same elevation as the manufactured homes. 10. The applicant shall record a restrictive covenant that any re-leveling of the foundations of the manufactured homes required as a result of soil settlement shall be at the expense of the property owner. The restrictive covenant shall be subject to the approval of the Development Services Division and the City Attorney prior to recording. The restrictive covenant shall be recorded prior to finalization of construction permits. 11. If the requested variance from the required lot width is approved, the applicant shall record a covenant that the property owner will provide notice to each tenant of the lot setback requirements and of prohibitions on building encroachments into required setback areas. Additional variances for individual lots to allow building encroachment into required setback areas would not be permitted. The restrictive covenant shall be subject to the approval of the Development Services Division and the City Attorney prior to recording. The restrictive covenant shall be recorded prior to finalization of construction permits. 12. If the variance from the required RV parking is approved, the applicant shall record a restrictive covenant that every new tenant who owns an RV must show proof of having an alternative, off-site parking space for their RV. The restrictive covenant shall be subject to the approval of the Development Services Division and the City Attorney prior to recording. The restrictive covenant shall be recorded prior to finalization of construction permits. CITY OF RENTON DETERMINATION OF NON-SIGNIFICANCE (MITIGATED) ADVISORY NOTES APPLICATION NO(S): LUA-98-171,ECF,MHP,R,V APPLICANT: Steve Harer PROJECT NAME: BLUEBERRY HILL REZONE DESCRIPTION OF PROPOSAL: The applicant requests a rezone, a mobile home park permit, three variances, and environmental review in order to construct a 69 lot manufactured home park. The applicant requests a rezone from Residential 10 DU/AC (R-10) to Residential Manufactured Homes (RMH). Approximately 62 of the 69 lots would be 3,000 sq.ft., with the remaining seven lots greater in area. Each lot would have two parking spaces. Access is proposed via two driveways off NE 3rd Street and a 30 foot wide internal loop road. Most lots would have single-wide manufactured homes. The proposal includes perimeter fencing and landscaping. The applicant requests variances from lot width, street width, and RV parking requirements of the Residential Manufactured Homes (RMH) zone. LOCATION OF PROPOSAL: 2800 NE 3rd Street Advisory Notes to Applicant: The following notes are supplemental information provided in conjunction with the environmental determination. Because these notes are provided as information only, they are not subject to the appeal process for environmental determinations. FIRE 1. A fire hydrant with 1000 GPM fire flow is required within 300 feet of all new single family structures. 2. The streets as shown do not meet City street width design standards. 3. All building addresses shall be visible from the public street. PLAN REVIEW Water 1. There is an existing 16" diameter water line in NE 3rd Street. The project site is in the 435 pressure zone, and is located in Aquifer Protection Zone 2. 2. The System Development Charge shall be at the current rate of$680 per home site. This fee is payable with the construction permit. 3. A second connection to the existing 16-inch water main located in NE 3rd Street shall be required to avoid the lengthy closed system and provide improved water service. Surface Water 1. A preliminary storm drainage plan per King County Surface Water Design standards has been submitted with the application. Water quality facilities and vault shall be required. Detention is proposed by the developer through the 100-year storm event. 2. The System Development Charge shall be at the current rate of$385 per home site. This fee is payable with the construction permit. Wastewater 1. There is an existing sanitary sewer facility in NE 3rd Street. An extension of the same interceptor is also located in the Cedar Crest manufactured home park. Blueberry Hill Rezone LUA-98-171,ECf,MHP,R,V Advisory Notes (Continued) Page 2 2. The System Development Charge shall be at the current rate of$585 per home site. This fee is payable with the construction permit. 3. The East Renton Interceptor Special Assessment fee at $224.52 per unit, plus interest accruing, shall be payable with the construction permit. Transportation 1. NE 3rd Street is paved. No frontage improvements exist at this time. 2. Full street improvements including, but not limited to paving, sidewalks, curb and gutter, street signs and street lights are required along the full frontage of NE 3rd Street to match the Cedar Crest frontage improvements. 3. All wire utilities shall be installed underground per the City of Renton Undergrounding Ordinance. If three or more poles are required to be moved by the development design, all existing overhead utilities shall be placed underground. Plan Review- General 1. All plans shall conform to the Renton Drafting Standards. 2. A construction permit is required. When plans are complete three copies of the drawings, tow copies of the drainage report, a construction estimate, application and appropriate fee shall be submitted to the sixth floor counter. PLANNING Garbage and recyclable deposit areas and collection points shall be easily and safely accessible to hauling trucks. If the requested variance for lot width is approved, the resulting substandard lots would not be able to accommodate current market double-wide manufactured homes with the required side yard setback. No variances will be approved on individual lots. PARKS All landscaped areas outside the property line are to be maintained by the property owner. POLICE 63.48 Police Calls for Service Estimated Annually CONSTRUCTION PHASE Theft from construction sites is one of the most common reported crimes in the city. To protect materials and equipment it is recommended that all materials and tools be locked up when not in use. The site will need security lighting and any construction trailer should be completely fenced in with portable chain-link fencing. The fence will provide both a physical and psychological barrier to any prospective thief and will demonstrate that this area is private property. Construction trailers should be kept locked when not in use, and should also have a heavy-duty deadbolt installed with no less then a 1-1/2"throw when bolted. Glass windows in the trailer should be shatter-resistant. I also recommend the business post the appropriate "No Trespassing" signs on the property while it's under construction (flier attached). This will aid police in making arrests on the property after hours if suspects are observed vandalizing or stealing building materials. COMPLETED BUILDING Trespassing is common in this type of complex. It is advised that no trespassing signs be maintained even after construction is completed. There is no mention of any cabana or community building for the park, but if one is intended, it's recommended that there be controlled entrances to dissuade trespassing from non-residents. Blueberry Hill Rezone LUA-98-171,ECf,MHP,R,V Advisory Notes (Continued) Page 3 Each home should have their individual address or space number listed clearly, with the numbers at least 6" in height of a color that contrasts with the color of the home and placed under a light. This will aid police or medics who respond to a call in finding the unit they need to go to. Landscaping in and around the exterior of the property should not be too dense or high. It is important to allow visibility. Too much landscaping will give the property the look of a fortress and make the residents feel isolated, and could also possibly give a burglary sufficient coverage to break into a unit. ENVIRONMENTAL DETERMINATION POSTED TO NOTIFY INTERESTED PERSONS OF AN ENVIRONMENTAL ACTION PROJECT NAME: BLUEBERRY HILL REZONE PROJECT NUMBER: LUA-98-171,ECF,MHP,R,V The applicant requests a rezone, a mobile home park permit,three variances, and environmental review in order to construct a 69 lot manufactured home park. The applicant requests a rezone from Residential 10 DU/AC (R-10)to Residential Manufactured Homes(RMH). Approximately 62 of the 69 lots would be 3,000 sq.ft., with the remaining seven lots greater in area. Each lot would have two parking spaces. Access is proposed via two driveways off NE 3rd Street and a 30 foot wide internal loop road. Most lots would have single-wide manufactured homes. The proposal includes perimeter fencing and landscaping. The applicant requests variances from lot width, street width, and RV parking requirements of the Residential Manufactured Homes(RMH)zone. Location: 2800 NE 3rd Street. THE CITY OF RENTON ENVIRONMENTAL REVIEW COMMITTEE (ERC) HAS DETERMINED THAT THE PROPOSED ACTION DOES NOT HAVE A SIGNIFICANT ADVERSE IMPACT ON THE ENVIRONMENT. Appeals of the environmental determination must be filed in writing on or before 5:00 PM February 15, 1994 Appeals must be filed in writing together with the required $75.00 application fee with: Hearing Examiner, City of Renton, 1055 South Grady Way, Renton, WA 98055. Appeals to the Examiner are governed by City of Renton Municipal Code Section 4-8-11B. Additional information regarding the appeal process may be obtained from the Renton City Clerk's Office, (425)-430-6510. Public Hearing will be held by the Renton Hearing Examiner at his regular meeting in the Council Chambers on the seventh floor of City Hall, 1055 South Grady Way, Renton, Washington, on February 23, 1999, at 9:00 AM to consider the proposal. The applicant or representative(s) of the applicant is required to be present at the public hearing. A copy of the staff report will be mailed to you one week before the hearing. If the Environmental Determination is appealed,the appeal will be heard as part of this public hearing A Vaii.` -a...---",.„ ] cf«.0 ^t..7r ,4: ti104 it 1l. I t ' ^. i�.f,/, { w.... -" .t// ._ I• /// / / - f �� '/ ..... ////// ._ „_: �, /i /�/A.. \\i, 1 \::l •-•• i II i -I • • /A // N�raMdr!/tto Der"H P • / �'laEL601, N.lL / / k PF 1Or/, W 3k FOR FURTHER INFORMATION, PLEASE CONTACT THE CITY OF RENTON, DEVELOPMENT SERVICES DIVISION AT(425)430-7200. DO NOT REMOVE THIS NOTICE WITHOUT PROPER AUTHORIZATION Please include the project NUMBER when calling for proper file identification. NOTICE OF ENVIRONMENTAL DETERMINATION ENVIRONMENTAL REVIEW COMMITTEE RENTON, WASHINGTON The Environmental Review Committee (ERC) has issued a Determination of Non-Significance - Mitigated for the following project under the authority of the Renton Municipal Code. BLUEBERRY HILL REZONE LUA-98-171,ECF,MHP,R,V Applicant requests rezone, mobile home park permit, variances and environmental review for construction of a manufactured home park. Location: 2800 NE 3rd Street. Appeals of the environmental determination must be filed in writing on or before 5:00 PM February 15, 19910 Appeals must be filed in writing together with the required $75.00 application fee with: Hearing Examiner, City of Renton, 1055 South Grady Way, Renton, WA 98055. Appeals to the Examiner are governed by City of Renton Municipal Code Section 4-8-11B. Additional information regarding the appeal process may be obtained from the Renton City Clerk's Office, (425)-430-6510. A Public Hearing will be held by the Renton Hearing Examiner at his regular meeting in the Council Chambers on the seventh floor of City Hall, on February 23, 1999, at 9:00 AM to consider the proposal. If the Environmental Determination is appealed, the appeal will be heard as part of this public hearing. Interested parties are invited to attend the public hearing. Publication Date: February 1, 1999 Account No. 51067 dnsmpub.dot STAFF City of Renton REPORT Department of Planning/Building/Public Works ENVIRONMENTAL REVIEW COMMITTEE A. BACKGROUND ERC MEETING DATE January 26, 1999 Project Name Blueberry Hill Rezone Applicant Steve Harer File Number LUA-098-171, MHP, R, V-H, ECF Project Manager Peter Rosen Project Description The applicant requests a rezone, a mobile home park permit, three variances, and environmental review in order to construct a 69 lot manufactured home park. The applicant requests a rezone from Residential 10 DU/AC (R-10) to Residential Manufactured Homes (RMH) to allow for establishment of a 69 unit mobile home park. The gross density of the park would be 8.88 units per acre. 62 of the 69 lots would be approximately 3,000 sq. ft. in area, with the remaining seven lots larger in area. According to the applicant, most of the lots are intended for single-wide manufactured homes to be relocated from a nearby mobile home park that is being converted to a different use. Access is proposed via two driveways off NE 3rd Street and a 30 foot wide internal loop road. Each lot would have two off-street parking spaces. The proposal includes perimeter fencing and landscaping. A recreation area (approximately 1 acre) is proposed along the west edge of the property. The applicant requests variances from lot width, street width, and RV parking requirements of the Residential Manufactured Homes (RMH) zone. The RMH zone requires a minimum lot width of 40 feet for interior lots and 50 feet for corner lots. The variance request is to allow a lot width of 37 feet on most of the interior lots and 45 feet on the corner lots. The RMH zone requires a street width of 30 feet and a 5 foot wide concrete sidewalk placed along one side of the street. The applicant requests a variance from this standard to allow a pedestrian walk to be included within the 30 foot road width. The RMH zone requires a screened parking area for boats, campers, RVs, etc. at a ratio of one space per every 10 lots. The applicant requests a variance from providing this required parking standard. Project Location 2800 NE 3rd Street Exist. Bldg. Area gsf NA Proposed New Bldg. Area NA Site Area 7.77 acres Total Building Area gsf NA RECOMMENDATION Staff recommends that the Environmental Review Committee issue a Determination of Non-Significance, Mitigated. Project Location Map ERCRPT.DOC City of Renton P/B/PW Department Environmental 3w Committee Staff Report BLUEBERRY HILL REZONE LUA98-171, MHP, R, V-H, ECF REPORT OF JANUARY 25, 1999 Page 2 of 8 B. RECOMMENDATION Based on analysis of probable impacts from the proposal, staff recommends that the Responsible Officials make the following Environmental Determination: DETERMINATION OF DETERMINATION OF NON-SIGNIFICANCE NON-SIGNIFICANCE-MITIGATED. Issue DNS with 14 day Appeal Period. X Issue DNS-M with 14 day Appeal Period. Issue DNS with 15 day Comment Period Issue DNS-M with 15 day Comment Period with Concurrent 14 day Appeal Period. with Concurrent 14 day Appeal Period. C. MITIGATION MEASURES 1. For the building and construction permit submittal, the applicant shall follow the recommendations of the geotechnical report for general earthwork, design criteria for foundations, slope regrading and pavements. 2. Grading activities on the site shall be supervised by the geotechnical consultant and weekly reports shall be submitted to the Development Services Division during grading of the site. 3. A detailed site grading plan shall be submitted with construction permits. The grading plan shall have the approval of the geotechnical consultant and shall be stamped by a professional engineer. 4. Temporary Erosion Control shall be installed and maintained to the satisfaction of the representative of the Development Services Division for the duration of the project. Weekly reports shall be submitted on the status and condition of the erosion control plan with any recommendations of change or revision to maintenance schedules or installation submitted by the Project Engineer of record to the Public Works Inspector. Certification of the installation, maintenance and proper removal of the erosion control facilities shall be required prior to finalization of construction permits. 5. The applicant shall pay the appropriate Fire Mitigation Fee at a rate of $488 per new single family residence, for an estimated total of$33,672. The Fire Mitigation Fee is payable prior to issuance of construction permits. 6. The applicant shall be required to pay a Traffic Mitigation Fee of $75 for each average daily trip associated with the project. The traffic mitigation fee is estimated at $24,892.50. This fee is payable prior to issuance of construction permits. 7. The applicant shall pay a Park's Department mitigation fee of $530.76 per new single family residential lot. The recreation area may be applied toward a reduction of the parks mitigation fee, credited up to a maximum of one-third of the total mitigation fee required, with the approval of the Parks Department. The required parks mitigation fee shall be paid prior to the issuance of construction permits. 8. The applicant is requesting a variance from standards of the RMH zone to allow a pedestrian walk to be included within the 30 foot road width. If this variance is approved, the applicant shall modify the site plan to provide sidewalks on one side of the street, separated from the roadway, in order to ensure adequate pedestrian safety. A revised site plan shall be submitted for approval prior to issuance of construction permits. 9. The proposed fence along the west property boundary is approximately 30 feet lower in elevation from the middle, flat portion of the site, The proposed fencing would not function to screen views of the manufactured home park from NE 3rd Street, as is required by the code. To reduce potential ERCRPT.DOC City of Renton P/B/PW Department Environmental )w Committee Staff Report BLUEBERRY HILL REZONE LUA98-171, MHP, R, V-H, ECF REPORT OF JANUARY 25, 1999 Page 3 of 8 aesthetic impacts of the proposal, the applicant should provide fence or landscape screening at the same elevation as the manufactured homes. 10. The applicant shall record a restrictive covenant that any re-leveling of the foundations of the manufactured homes required as a result of soil settlement shall be at the expense of the property owner. The restrictive covenant shall be subject to the approval of the Development Services Division and the City Attorney prior to recording. The restrictive covenant shall be recorded prior to finalization of construction permits. 11. If the requested variance from the required lot width is approved, the applicant shall record a covenant that the property owner will provide notice to each tenant of the lot setback requirements and of prohibitions on building encroachments into required setback areas. Additional variances for individual lots to allow building encroachment into required setback areas would not be permitted. The restrictive covenant shall be subject to the approval of the Development Services Division and the City Attorney prior to recording. The restrictive covenant shall be recorded prior to finalization of construction permits. 12. If the variance from the required RV parking is approved, the applicant shall record a restrictive covenant that every new tenant who owns an RV must show proof of having an alternative, off-site parking space for their RV. The restrictive covenant shall be subject to the approval of the Development Services Division and the City Attorney prior to recording. The restrictive covenant shall be recorded prior to finalization of construction permits. Advisory Notes to Applicant: The following notes are supplemental information provided in conjunction with the environmental determination. Because these notes are provided as information only, they are not subject to the appeal process for environmental determinations. FIRE 1. A fire hydrant with 1000 GPM fire flow is required within 300 feet of all new single family structures. 2. The streets as shown do not meet City street width design standards. 3. All building addresses shall be visible from the public street. PLAN REVIEW Water 1. There is an existing 16" diameter water line in NE 3rd Street. The project site is in the 435 pressure zone, and is located in Aquifer Protection Zone 2. 2. The System Development Charge shall be at the current rate of$680 per home site. This fee is payable with the construction permit. 3. A second connection to the existing 16-inch water main located in NE 3rd Street shall be required to avoid the lengthy closed system and provide improved water service. Surface Water 1. A preliminary storm drainage plan per King County Surface Water Design standards has been submitted with the application. Water quality facilities and vault shall be required. Detention is proposed by the developer through the 100-year storm event. 2. The System Development Charge shall be at the current rate of$385 per home site. This fee is payable with the construction permit. Wastewater 1. There is an existing sanitary sewer facility in NE 3rd Street. An extension of the same interceptor is also located in the Cedar Crest manufactured home park. 2. The System Development Charge shall be at the current rate of$585 per home site. This fee is payable with the construction permit. 3. The East Renton Interceptor Special Assessment fee at$224.52 per unit, plus interest accruing, shall be payable with the construction permit. ERCRPT.DOC City of Renton P/B/PW Department Environmental 3w Committee Staff Report BLUEBERRY HILL REZONE LUA98-171, MHP, R, V-H, ECF REPORT OF JANUARY 25, 1999 Page 4 of 8 Transportation 1. NE 3rd Street is paved. No frontage improvements exist at this time. 2. Full street improvements including, but not limited to paving, sidewalks, curb and gutter, street signs and street lights are required along the full frontage of NE 3rd Street to match the Cedar Crest frontage improvements. 3. All wire utilities shall be installed underground per the City of Renton Undergrounding Ordinance. If three or more poles are required to be moved by the development design, all existing overhead utilities shall be placed underground. Plan Review- General 1. All plans shall conform to the Renton Drafting Standards. 2. A construction permit is required. When plans are complete three copies of the drawings, tow copies of the drainage report, a construction estimate, application and appropriate fee shall be submitted to the sixth floor counter. PLANNING Garbage and recyclable deposit areas and collection points shall be easily and safely accessible to hauling trucks. If the requested variance for lot width is approved, the resulting substandard lots would not be able to accommodate current market double-wide manufactured homes with the required side yard setback. No variances will be approved on individual lots. PARKS All landscaped areas outside the property line are to be maintained by the property owner. POLICE 63.48 Police Calls for Service Estimated Annually CONSTRUCTION PHASE Theft from construction sites is one of the most common reported crimes in the city. To protect materials and equipment it is recommended that all materials and tools be locked up when not in use. The site will need security lighting and any construction trailer should be completely fenced in with portable chain-link fencing. The fence will provide both a physical and psychological barrier to any prospective thief and will demonstrate that this area is private property. Construction trailers should be kept locked when not in use, and should also have a heavy-duty deadbolt installed with no less then a 1-1/2"throw when bolted. Glass windows in the trailer should be shatter-resistant. I also recommend the business post the appropriate "No Trespassing"signs on the property while it's under construction (flier attached). This will aid police in making arrests on the property after hours if suspects are observed vandalizing or stealing building materials. COMPLETED BUILDING Trespassing is common in this type of complex. It is advised that no trespassing signs be maintained even after construction is completed. There is no mention of any cabana or community building for the park, but if one is intended, it's recommended that there be controlled entrances to dissuade trespassing from non-residents. Each home should have their individual address or space number listed clearly, with the numbers at least 6" in height of a color that contrasts with the color of the home and placed under a light. This will aid police or medics who respond to a call in finding the unit they need to go to. Landscaping in and around the exterior of the property should not be too dense or high. It is important to allow visibility. Too much landscaping will give the property the look of a fortress and make the residents feel isolated, and could also possibly give a burglary sufficient coverage to break into a unit. ERCRPT.DOC City of Renton P/B/PW Department Environmental 9W Committee Staff Report BLUEBERRY HILL REZONE LUA98-171, MHP, R, V-H, ECF REPORT OF JANUARY 25, 1999 Page 5 of 8 D. ENVIRONMENTAL IMPACTS In compliance with RCW 43.21 C. 240, the following project environmental review addresses only those project impacts that are not adequately addressed under existing development standards and environmental regulations. Has the applicant adequately identified and addressed environmental impacts anticipated to occur in conjunction with the proposed development? 1. Earth Impacts: The subject site is an old commercial gravel pit which has been filled to create a wide, flat area. Off the south and west property boundaries of the site, steep fill slopes lead to the bottom of the pit. The geotechnical consultant estimates an elevation change of 100 feet or more between the flat portion of the subject site and the floor of the pit. A bench approximately 50 to 60 feet wide is located about midslope. A geotechnical study has been prepared for the site by Geotech Consultants, Inc. Ten test pits were explored and subsurface conditions encountered loose to medium-dense, debris-laden fill soils to the maximum explored depth of 17 feet. Two test pits in the northeast part of the site encountered up to 11 feet of incinerated material without soil. Where the incinerated fill material is found, it should be removed and replaced with compacted fill. Fill placed on the west edge of the property should be benched into the existing fill slope and adequately compacted during placement. The geotech report concludes that the existing fill soils are unsuitable for supporting permanent structures, however, they may be used to support light, manufactured homes. In general, foundations for manufactured homes which allow for re-leveling may be placed on the existing fill. Staff recommends a mitigation measure that requires the applicant to record a restrictive covenant that any re-leveling required as a result of soil settlement shall be at the expense of the property owner. The geotechnical consultant recommends that the entire site be recompacted using heavy vibratory equipment prior to construction. Due to the constraints of the fill soils on the site, the applicant should follow the recommendations of the geotechnical report for general earthwork, design criteria for foundations, slope regrading and pavements. Grading activities on the site should be supervised by the geotechnical consultant and weekly reports should be submitted to the Development Services Division during grading of the site. The site will need to be graded to provide building pads along the west part of the site. The applicant proposes to cut down the flat portion of the site about 2 to 3 feet to provide the fill material for the west slope area. Approximately 25,000 cubic yards of cut is anticipated. A detailed site grading plan should be submitted with construction permits. The grading plan should have the approval of the geotechnical consultant and should be stamped by a professional engineer. Potential erosion impacts that could occur during construction would be mitigated by City Code requirements for approval of a Temporary Erosion and Sedimentation Control Plan (TESCP) and a Construction Mitigation Plan and prior to issuance of Construction Permits. Staff recommends a condition to ensure that temporary erosion control measures are maintained throughout the duration of construction on the site. Weekly reports should be submitted on the status and condition of the erosion control plan with any recommendations of change or revision to maintenance schedules or installation submitted by the Project Engineer of record to the Public Works Inspector. Certification of the installation, maintenance and proper removal of the erosion control facilities should be required prior to recording of the plat Mitigation Measures: The applicant shall record a restrictive covenant that any re-leveling of the foundations of the manufactured homes required as a result of soil settlement shall be at the expense of the property owner. For the building and construction permit submittal, the applicant shall follow the recommendations of the geotechnical report for general earthwork, design criteria for foundations, slope regrading and pavements. Grading activities on the site shall be supervised by the geotechnical consultant and weekly reports shall be submitted to the Development Services Division during grading of the site. ERCRPT.DOC City of Renton P/B/PW Department Environmental sw Committee Staff Report . BLUEBERRY HILL REZONE LUA98-171, MHP, R, V H, ECF REPORT OF JANUARY 25, 1999 Page 6 of 8 A detailed site grading plan shall be submitted with construction permits. The grading plan shall have the approval of the geotechnical consultant and shall be stamped by a professional engineer. Temporary Erosion Control shall be installed and maintained to the satisfaction of the representative of the Development Services Division for the duration of the project. Weekly reports shall be submitted on the status and condition of the erosion control plan with any recommendations of change or revision to maintenance schedules or installation submitted by the Project Engineer of record to the Public Works Inspector. Certification of the installation, maintenance and proper removal of the erosion control facilities shall be required prior to finalization of construction permits. Nexus: Environmental Ordinance 2) Fire Protection Impacts The proposal would add new construction to the City which would potentially impact the City's Fire Department. A Fire Mitigation Fee applies to all new construction at a rate of $488 per new single family residence, for an estimated total of $33,672. The Fire Mitigation Fee is payable at the time of issuance of building permits. The RMH zone requires a minimum lot width of 40 feet for interior lots and 50 feet for corner lots. The applicant has requested a variance to allow a lot width of 37 feet on most of the interior lots and 45 feet on the corner lots. The RMH zone also requires a minimum 5 foot wide side yard setback for interior lots which would limit opportunities for residents to add porches, decks, and additions on the narrower lots. The Fire Department has expressed concern about encroachments into setbacks and potential hazards of fires spreading between the manufactured homes because of insufficient setbacks. If the variance is approved, the applicant should record a covenant that the property owner would provide notice to each tenant of the setback requirements and of prohibitions on building encroachments into required setback areas. Additional variances for individual lots to allow encroachment into required setback areas would not be permitted. Mitigation Measures The applicant shall pay the appropriate Fire Mitigation Fee at a rate of$488 per new single family residence, for an estimated total of $33,672. The Fire Mitigation Fee is payable at the time of issuance of construction permits. If the requested variance from the required lot width is approved, the applicant shall record a covenant that the property owner will provide notice to each tenant of the lot setback requirements and of prohibitions on building encroachments into required setback areas. Additional variances for individual lots to allow building encroachment into required setback areas would not be permitted. Policy Nexus Fire Mitigation Fee Resolution and adopting Ordinance, SEPA Ordinance. 3) Transportation Impacts Access is proposed via two driveways off NE 3rd Street and a 30 foot wide internal loop road. The applicant is requesting a variance from standards of the RMH zone to allow a pedestrian walk to be included within the 30 foot road width. If this variance is approved, the applicant should modify the site plan to provide sidewalks on one side of the street, separate from the roadway, in order to ensure adequate pedestrian safety. The RMH zone requires a screened parking area for boats, campers, RVs, etc. at a ratio of one space per every 10 lots. The applicant requests a variance from providing this required parking standard. Insufficient opportunities for RV parking could result in blocking of roads and interfere with emergency access. If the variance from the required RV parking is approved, the applicant should record a restrictive covenant that every new tenant who owns an RV must show proof of having an alternative, off-site parking space for their RV. The proposal would result in an increase in traffic trips and therefore would be subject to the City's Transportation Mitigation Fee. The Transportation Mitigation Fee is calculated to be $75 per average daily trip attributable to the project. Trip generation numbers are estimated from the ITE Trip Generation Manual. Staff estimates 4.81 average daily trips per lot, or a total of 331.9 daily trips for the 69 lot mobile home park. The total Traffic Mitigation Fee is estimated to be $24,892.50. ERCRPT.DOC City of Renton P/B/PW Department Environmental ew Committee Staff Report BLUEBERRY HILL REZONE LUA98-171, MHP,R, V-H, ECF REPORT OF JANUARY 25, 1999 Page 7 of 8 The applicant has submitted a Construction Mitigation Plan but it does not state the hours of construction. Truck hauling hours are limited to between 8:30 a.m. to 3:30 p.m. under the Development Guideline Ordinance in order to avoid conflicts with peak hour traffic. Mitigation Measures: The applicant is requesting a variance from standards of the RMH zone to allow a pedestrian walk to be included within the 30 foot road width. If this variance is approved, the applicant shall modify the site plan to provide sidewalks on one side of the street, separate from the roadway, in order to ensure adequate pedestrian safety. A revised site plan shall be submitted for approval prior to issuance of construction permits. If the variance from the required RV parking is approved, the applicant shall record a restrictive covenant that every new tenant who owns an RV must show proof of having an alternative, off-site parking space for their RV. The applicant shall be required to pay a Traffic Mitigation Fee of $75 for each average daily trip associated with the project. The traffic mitigation fee is estimated at $24,892.50. This fee is payable prior to issuance of construction permits. Policy Nexus: Environmental Ordinance, Transportation Mitigation Fee Ordinance 4. Parks and Recreation Impacts: The applicant is proposing 69 lots for mobile homes. Future residents would make use of the existing and future City park and recreation facilities throughout the City. In order to mitigate the impact of the development on the City's parks and recreation facilities a mitigation fee of $530.76 per new single family residence is required. The proposal includes a recreation area (approximately 1 acre) along the west edge of the property. It is approximately 20 to 30 feet below the grade of the main part of the site. The application does not address how this recreation area would be accessed or improved. The recreation area may be applied toward a portion of the required parks mitigation fee, credited up to a maximum of one-third of the total mitigation fee required, with the approval of the Parks Department. Mitigation Measures: The applicant shall pay a Park's Department mitigation fee of $530.76 per new single family residential lot. The recreation area may be applied toward a reduction of the parks mitigation fee, credited up to a maximum of one-third of the total mitigation fee required, with the approval of the Parks Department. The required parks mitigation fee shall be paid prior to the issuance of construction permits. Nexus: Parks Mitigation Fee Resolution, Environmental Ordinance (SEPA) 5) Land and Shoreline Use Impacts The proposal includes a request to rezone the site from Residential 10 DU/AC (R-10) to Residential Manufactured Homes (RMH) to allow for establishment of the mobile home park. The site is located within the Residential Options (RO) Comprehensive Plan designation and the RMH zone is consistent with this Comprehensive Plan designation. Therefore, a Comprehensive Plan Amendment is not required to change the underlying zoning. The RMH zone allows a maximum density of 10 units per acre which is the same maximum density permitted under the existing R-10 zoning on the site. Therefore, approximately the same number of residential units could potentially be developed under both the existing and proposed zoning. Thus, impacts related to changes in the density/intensity of residential use on the site would be minimal. The proposed zone change would allow for a change in the type of residential development, permitting a manufactured home park to be established. The subject site is adjacent to a planned, large senior citizen manufactured home park and therefore the proposal would generally be compatible with surrounding land uses. The proposed zone change is not expected to result in adverse environmental or land use impacts. The RMH zone requires a solid wall or view-obscuring landscaping or fencing to be established around the entire perimeter of the site. The applicant is proposing a 6 foot tall cedar fence around the perimeters of the site and landscaping along the site frontage of NE 3rd Street. The west part of the site slopes down and there is a 30 foot elevation difference between the west property boundary and the middle, flat portion of the site. Therefore, the proposed fencing along the west property boundary would not function to screen views of the manufactured home park from NE 3rd Street, as is intended by the code provision. ERCRPT.DOC City of Renton P/B/PW Department Environmental ew Committee Staff Report . BLUEBERRY HILL REZONE LUA98-171, MHP, R, V-H, ECF REPORT OF JANUARY 25, 1999 Page 8 of 8 To reduce potential aesthetic impacts of the proposal, the applicant should provide fence or landscape screening at the same elevation as the manufactured homes. Mitigation Measures The proposed fence along the west property boundary is approximately 30 feet lower in elevation from the middle, flat portion of the site, The proposed fencing would not function to screen views of the manufactured home park from NE 3rd Street, as is required by the code. To reduce potential aesthetic impacts of the proposal, the applicant should provide fence or landscape screening at the same elevation as the manufactured homes. Policy Nexus Environmental Ordinance (SEPA). E. COMMENTS OF REVIEWING DEPARTMENTS The proposal has been circulated to City Departmental / Divisional Reviewers for their review. Where applicable, these comments have been incorporated into the text of this report as Mitigation Measures and/or Notes to Applicant. X Copies of all Review Comments are contained in the Official File. Copies of all Review Comments are attached to this report. Environmental Determination Appeal Process Appeals of the environmental determination must be filed in writing on or before 5:00 PM February 15, 199110 Appeals must be filed in writing together with the required $75.00 application fee with: Hearing Examiner, City of Renton, 1055 South Grady Way, Renton, WA 98055. Appeals to the Examiner are governed by City of Renton Municipal Code Section 4-8-11B. Additional information regarding the appeal process may be obtained from the Renton City Clerk's Office, (425)-430-6510. ERCRPT.DOC 10 CIL: fr ..., I (A/'/s•A Z :f ) •V ti 1t v _-_ i.At DNA• LV I , ' : mar aD 1 re t N yD� ff % r - r� � ~ ^��R I)C '1�1! 7 V I.‘ ills r. n •_...... . El. �` pJ,F t' N �G i n. - i ,,, 0, ` 1 I ,- . 4 FERN1111111111111111 N.E 4TH C W •It: Lig! bisi,. 0 „L 111111111C". .1.1, w __ • ..�ZZZ- •aW+�...�.... •r AI C�.�r•r•�s'>—/ 'r,- C T. •TC�� sor.Mllls ._�.. �.V s—_aa.=�T"' :.. 'tl In .. -- ' ,L ,r. r ' k• I yr.•. B III ST.' b • �-• '•( D.�' i "��0y%., - ^i III YI" sn,ez n / _, �`r 111 N �fN� ; • �, 171 S (zl ul ��,, :////7 S/-f. • yr 1 )is 7 .r y� • ci -/ ,' 1, i 111'.a Af 1 F IINO LUGINI 9 1(IN(. COUNIf' / % 1 I I L O r i 11 711 A( ! IAI J / I / PSI INv i r its( / �;� IpP, .1 / i ua 1 SS • I.OS 1 At / / „ i ..,,, ' . I r . . / •, . :„. , / _ . . ; /' 0 / ~�/ -- - ti off.. 1 a ��� /\+k / 'C 'f'1'''/s4,/. �,a / , ,I;;;I,;a ! f / s4 / , v.sq, 1, , \ EI \ ►� / /\dt / 'i • / I. / •' •' , ' \.'r . �.''1 JDN L (ONA RDA aC:',AC ,/ Q 'V/ `- s ` `,':_--. , `' R NQ / NIN(•ZDUNrY 40 79 Ac 1 / / b,, / �ft/GN/3aP Q DETA/e 'vz4P I ; t , / , / , �' , Ev7 D'� AC/RSA • I I / a . ;�/ I II = 1 / — C: rg Q71 0 �o 0 C m m m ® :U-Zi Z'U a cc z z z Z • 'ROPERTY SERVICES FEE REVIEW # ; —o S 7 ❑ DEVELOPMENT APPLICAiiON REVIEW SHEET I PLAN REVIEW ROUTING SLIP ❑ ENVIRONMENTAL CHECKLIST REVIEW SHEET 0 Lib'? —/7/ OTHER APPLICANT: UN D iS rr Q SEn RECEIVED FROM k/c'K /z/,/sue JOB ADDRESS: 3 - V u C A►-10 Nr Pc- Al f✓ WO# (date) NATURE OF WORK: G j$7 - NI rJNF/-i-e7u Rev A,(,,.lF-SJ-E- / /EC ,.,, -.GREEN# O SPECIAL ASSESSMENTS AND CONNECTION FEES APPLIED NEED MORE INFORMATION: 0 LEGAL DESCRIPTION • SPECIAL ASSESSMENTS AND CONNECTION FEES ESTIMATED 0 SQUARE FOOTAGE 0 VICINITY MAP ❑ NOT APPROVED FOR APPLICATION OF FEES 0 FRONT FOOTAGE 0 OTHER ❑ VESTED 0 NOT VESTED ❑ This fee review supersedes and cancels fee review N dated . 5 SD— v 0 PARENT PID#xcct,(subject )change)_ SUBJECT PROPERTY PID# 2 �� ❑ King Co.Tax Act//(new) It is the intent of this development fee analysis to put the developer/owner on notice,that the fees quoted below may be applicable to the subject site upon development of the property. All quoted fees are potential charges that may be due and payable at the time the construction permit is issued to install the on-site and off-site improvements(i.e.underground utilities,street improvements,etc.) Triggering mechanisms for the SDC fees will be based on current City ordinances and determined by the applicable Utility Section. Please note that these fees are subject to change without notice. Final fees will be based on rates in effect at time of Building Permit/Construction Permit application. The following quoted fees do NOT include inspection fees,side sewer permits,r/w permit fees or the cost of water meters. SPECIAL ASSESSMENT DISTRICT PARCEL METHOD OF ASSESSMENT ASSESSMENT DISTRICTS NO. NO. ASSESSMENT UNITS OR FEE Latecomer Agreement(pvt) WATER Latecomer Agreement(pvt)WASTEWATER Latecomer Agreement(pvt)OTHER Special Assessment District/WATER Special Assessment District/WASTEWATER 000 2 2 zq/.S 7- x uAtt ry 6 5. (S' Al:. " D Joint Use Agreement(METRO) Local Improvement District * Traffic Benefit Zones $75.00 PER TRIP,CALCULATED BY TRANSPORTATION FUTURE OBLIGATIONS SYSTEM DEVELOPMENT CHARGE-WATER #OF UNITS/ SDC FEE 0 Pd Prey. 0 Partially Pd (Ltd Exemption) la Never Pd SQ. FIG. Single family residential$850/unit x 4 q S'Ar.b , Mobile home dwelling unit$680/unit in park �[o; 'L)O. ov Apartment, Condo$510/unit not in CD or COR zones x Commercial/Industrial, $0.113/sq. ft. of property (not less than$850.00)x Boeing,by Special Agreement/Footprint of Bldg plus 15 ft perimeter 2,soo GPM threshold) ,‘, SYSTEM DEVELOPMENT CHARGE-WASTEWATER rJY ❑ Pd Prey. 0 Partially Pd (Ltd Exemption) ill Never Pd Single family residential dwelling unit$585/unit x $' Mobile home dwelling unit$468/unit x -2)a) 9a, OO Apartment, Condo$350/unit not in CD or COR zones x Commercial/Industrial, $0.078/sq. ft. of property (not less than$585.00) x / REDEVELOPMENT CREDIT: (New-Old Flow)/New Flow X Above Fees SYSTEM DEVELOPMENT CHARGE-SURFACEWATER ❑ Pd Prey. ❑ Partially Pd (Ltd Exemption) ® Never Pd Single family residential and mobile home dwelling unit$385/unit x - Co. 5' $' 26 .00 All other properties$0.129/sq ft of new impervious area of property x (not less than$385.00) /2/ PRELIMINARY TOTAL $ /5/Z,G R 7, (0,9 # - D.�t ///7e itBuuwte5 AiyA,,cor wff S 2F Signat re of Reviewing ority DATE r7 Nel, 4sses5r+-r6��SHe'�7S e o0 *If subject property is within an LID, it is developers responsibility to check with the Finance Dept. for paid/un-paid status. **The square footage figures used are taken from the King County Assessor's map and are approximate only. Cal c:/temptate/fecapp/tgb EFFECTIVE July 16, 1995/Ord. Nos. 4506,4507, 4508,4525,and 4526 A O KC Tax Account Number 252550-0580 Owner's Name Blueberry Hill 69 units KC Recording Number 9606210966 Parcel Number Special Assess. Dist. No. 0002 Ordinance Number 4612 Publication Date 6/14/96 Effective Date of Ordinance 7/14/96 Date of Calculation 1/1/99 Original Assessment $15,491.88 Interest Rate 4% Peek (% of Base) 141% Base Plus Interest $17,063.61 Max. Peeked Assessment $21,859.04 If The amount of base plus interest is greater than the maximum peeked assessment, then assess the maximum peeked assessment. Additional Interest per day $1.74443 BY Tom Boyns 12/21/98 KC Tax Account Number 252550-0580 Owner's Name Blueberry Hill 69 units KC Recording Number 9606210966 Parcel Number Special Assess. Dist. No. 0002 Ordinance Number 4612 Publication Date 6/14/96 Effective Date of Ordinance 7/14/96 Date of Calculation 2/1/99 Original Assessment $15,491.88 Interest Rate 4% Peek (% of Base) 141% Base Plus Interest $17,117.69 Max. Peeked Assessment $21,859.04 If The amount of base plus interest is greater than the maximum peeked assessment, then assess the maximum peeked assessment. Additional Interest per day $1.74443 BY Tom Boyns 12/21/98 KC Tax Account Number 252550-0580 Owner's Name Blueberry Hill 69 units KC Recording Number 9606210966 Parcel Number Special Assess. Dist. No. 0002 Ordinance Number 4612 Publication Date 6/14/96 Effective Date of Ordinance 7/14/96 Date of Calculation 3/1/99 Original Assessment $15,491.88 Interest Rate 4% Peek (% of Base) 141% Base Plus Interest $17,166.53 Max. Peeked Assessment $21,859.04 " If The amount of base plus interest is greater than the maximum peeked assessment, then assess the maximum peeked assessment. Additional Interest per day $1.74443 BY Tom Boyns 12/21/98 City of Renton Department of Planning/Building/Public Works ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT:SYf e I wisteL a r. COMMENTS DUE: JANUARY 06 1998 APPLICATION NO: LUA-98-171,MHP,R,V-H,ECF DATE CIRCULATED: DECEMBER 16, 1990,,_ APPLICANT: Steve Harer PROJECT MANAGER: PETER ROSEN !:,,ti�cM PROJECT TITLE: Blueberry Hill Rezone WORK ORDER NO: 78460 ¢l' / 1 LOCATION: 2800 NE 3rd Streetr ���‘ �9q Iv SITE AREA: 7.77 acres I BUILDING AREA(gross): N/A 1.4t, SUMMARY OF PROPOSAL: The applicant requests a rezone, a mobile home park permit, three variances, art kj environmental review in order to construct a 69 lot manufactured home ark. The applicant requests a rezone from Residential 10 DU/AC (R-10) to Residential Manufactured Homes (RMH� Approximately 62 of the 69 lots would be 3,000 sq.ft., with the remaining seven lots greater in area. Each lot wou d have two parking spaces. Access is proposed via two driveways off NE 3rd Street and a 30 foot wide internal loop road. Most lots would have single-wide manufactured homes. The proposal includes perimeter fencing and landscaping. The applicant requests variances from lot width, street width, and RV parking requirements of the Residential Manufactured-Homes (RMH) zone. A. ENVIRONMENTAL IMPACT(e.g. Non-Code) COMMENTS Element of the Probable Probable More Element of the Probable Probable More Environment Minor Major Information Environment Minor Major Information Impacts Impacts Necessary Impacts Impacts Necessary Earth Housing Air Aesthetics Water LightGlare Plants Recreation Land/Shoreline Use Utilities Animals Transportation Environmental Health Public Services Energy/ Historic/Cultural Natural Resources Preservation Airport Environment 10,000 Feet 14,000 Feet 1 B. POLICY-RELATED COMMENTS C. CODE-RELATED COMMENTS .12._e_ us-e. .o c. II 18 We have reviewed this application with particular attention to those areas in which we have expertise and have identified areas of probable impact or areas where additional information is needed to properly assess this proposal. t Sig a u of Director or Authorized Representative D to DEVAP .D C Rev.10/53 City of Renton Department of Planning/Building/Public Works ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT:--ram p0AatZTVA COMMENTS DUE: JANUARY 06 1998 APPLICATION NO: LUA-98-171,MHP,R,V-H,ECF DATE CIRCULATED: DECEMBER 16, 1998 APPLICANT: Steve Harer PROJECT MANAGER: PETER ROSEN PROJECT TITLE: Blueberry Hill Rezone WORK ORDER NO: 78460 ClTy RN TON LOCATION: 2800 NE 3rd Streetr ` SITE AREA: 7.77 acres I BUILDING AREA(gross): N/A t�� ��F� r ° 1998 SUMMARY OF PROPOSAL: The applicant requests a rezone, a mobile home park permit, three4tts an environmental review in order to construct a 69 lot manufactured home park. The applicant requests a 1t. N Residential 10 DU/AC (R-10) to Residential Manufactured Homes (RMH) Approximately 62 of the 69 lots would 3,000 sq.ft., with the remaining seven lots greater in area. Each lot would have two parking spaces. Access is proposed via two driveways off NE 3rd Street and a 30 foot wide internal loop road. Most lots would have single-wide manufactured homes. The proposal includes perimeter fencing and landscaping. The applicant requests variances from lot width, street width, and RV parking requirements of the Residential Manufactured Homes (RMH) zone. A. ENVIRONMENTAL IMPACT(e.g. Non-Code) COMMENTS Element of the Probable Probable More Element of the Probable Probable More Environment Minor Major Information Environment Minor Major Information Impacts Impacts Necessary Impacts Impacts Necessary Earth Housing Air Aesthetics Water Light/Glare Plants Recreation Land/Shoreline Use Utilities Animals Transportation Environmental Health Public Services Energy/ Historic/Cultural Natural Resources Preservation Airport Environment 10,000 Feet 14,000 Feet B. POLICY-RELATED COMMENTS C. CODE-RELATED COMMENTS !S e. N�¢.v«o ok a) II 1 E I Cl ci We have reviewed this application with particular attention to those areas in which we have expertise and have identified areas of probable impact or areas where additional information is needed to properly assess this proposal. • A ' k ►11511�1 Sign ur f Director or Authorized Representative Dat DEVAPP. Rev.10/83 City of h,'lnron Department of Planning/Building/Public Works ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: Pt vtt u - W6ter- COMMENTS DUE: JANUARY 06 1998 APPLICATION NO: LUA-98-171,MHP,R,V-H,ECF DATE CIRCULATED: DECEMBER 16, 1998 'i3, APPLICANT: Steve Harer PROJECT MANAGER: PETER ROSEN u�ti',%,, PROJECT TITLE: Blueberry Hill Rezone WORK ORDER NO: 78460 e(J JeC ti / ti LOCATION: 2800 NE 3rd Streetr �L•-qh, i,9,9 i SITE AREA: 7.77 acres BUILDING AREA(gross): N/A U/j,,/S SUMMARY OF PROPOSAL: The applicant requests a rezone, a mobile home park permit, three variances, and 04/ environmental review in order to construct a 69 lot manufactured home park. The applicant requests a rezone from Residential 10 DU/AC (R-10) to Residential Manufactured Homes (RMH) Approximately 62 of the 69 lots would be 3,000 sq.ft., with the remaining seven lots greater in area. Each lot would have two parking spaces. Access is proposed via two driveways off NE 3rd Street and a 30 foot wide internal loop road. Most lots would have single-wide manufactured homes. The proposal includes perimeter fencing and landscaping. The applicant requests variances from lot width, street width, and RV parking requirements of the Residential Manufactured Homes (RMH) zone. A. ENVIRONMENTAL IMPACT(e.g. Non-Code) COMMENTS Element of the Probable Probable More Element of the Probable Probable More Environment Minor Major Information Environment Minor Major Information Impacts Impacts Necessary Impacts Impacts Necessary Earth Housing Air Aesthetics Water Light/Glare Plants Recreation Land/Shoreline Use Utilities Animals Transportation Environmental Health Public Services Energy/ Historic/Cultural Natural Resources Preservation Airport Environment 10,000 Feet 14,000 Feet B. POLICY-RELATED COMMENTS C. CODE-RELATED COMMENTS wee_ 14e.A,.^-o c i cL I/18/c c We have reviewed this application with particular attention to those areas in which we have expertise and have identified areas of probable impact or areas where additional information is needed to properly assess this proposal. . t7 "Il Ii ltl iq Sign�tu e f Director or Authorized Representative Date DEVAPP. Rev 10/9 City of Renton Department of Planning/Building/Public Works ENVIRONMENTAL 8 DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: �'pitce COMMENTS DUE: JANUARY 06 1998 APPLICATION NO: LUA-98-171,MHP,R,V-H,ECF DATE CIRCULATED: DECEMBER 16, 1998 APPLICANT: Steve Harer PROJECT MANAGER: PETER ROSEN PROJECT TITLE: Blueberry Hill Rezone WORK ORDER NO: 78460 LOCATION: 2800 NE 3rd Streetr SITE AREA: 7.77 acres BUILDING AREA(gross): N/A SUMMARY OF PROPOSAL: The applicant requests a rezone, a mobile home park permit, three variances, and environmental review in order to construct a 69 lot manufactured home park. The applicant requests a rezone from Residential 10 DU/AC (R-10) to Residential Manufactured Homes (RMH) Approximately 62 of the 69 lots would be 3,000 sq.ft., with the remaining seven lots greater in area. Each lot would have two parking spaces. Access is proposed via two driveways off NE 3rd Street and a 30 foot wide internal loop road. Most lots would have single-wide manufactured homes. The proposal includes perimeter fencing and landscaping. The applicant requests variances from lot width, street width, and RV parking requirements of the Residential Manufactured Homes (RMH) zone. A. ENVIRONMENTAL IMPACT(e.g. Non-Code) COMMENTS Element of the Probable Probable More Element of the Probable Probable More Environment Minor Major Information Environment Minor Major Information Impacts Impacts Necessary Impacts Impacts Necessary Earth Housing Air Aesthetics Water Light/Glare Plants Recreation LancYShoreline Use Utilities Animals Transportation Environmental Health Public Services .. Energy/ Historic./Cultural Natural Resources Preservation Airport Environment 10,000 Feet 14,000 Feet 63. 4 0FJ ak��) (lei? �i� J, . 1 f B. POLICY-RELATED COMMENTS C. CODE-RELATED COMMENTS We have reviewed this application with particular attention to those areas in which we have expertise and have identified areas of probable impact or areas where ditional information is needed to properly assess this proposal. Signaturf of Director or Authorized Repre ative Date DEVAPP.DOC Rev.10'93 PROJECT LUA-98-171, MHP, R, V-H, ECF Blueberry Hill Rezone City of Renton Department of Planning /Building /Public Works ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET (Continuation) POLICE RELATED COMMENTS 63.48 Police Calls for Service Estimated Annually CONSTRUCTION PHASE Theft from construction sites is one of the most common reported crimes in the city. To protect materials and equipment it is recommended that all materials and tools be locked up when not in use. The site will need security lighting and any construction trailer should be completely fenced in with portable chain-link fencing. The fence will provide both a physical and psychological barrier to any prospective thief and will demonstrate that this area is private property. Construction trailers should be kept locked when not in use, and should also have a heavy-duty deadbolt installed with no less then a 1-1/2" throw when bolted. Glass windows in the trailer should be shatter-resistant. I also recommend the business post the appropriate"No Trespassing" signs on the property while it's under construction (flier attached). This will aid police in making arrests on the property after hours if suspects are observed vandalizing or stealing building materials. COMPLETED BUILDING Trespassing is common in this type of complex. I is advised that no trespassing signs be maintained even after construction is completed. There is no mention of any cabana or community building for the park, but if one is intended, it's recommended that there be controlled entrances to dissuade trespassing from non-residents. Each home should have their individual address or space number listed clearly, with the numbers at least 6" in height of a color that contrasts with the color of the home and placed under a light. This will aid police or medics who respond to a call in finding the unit they need to go to. Landscaping in and around the exterior of the property should not be too dense or high. It is important to allow visibility. Too much landscaping will give the property the look of a fortress and make the residents feel isolated, and could also possibly give a burglary sufficient coverage to break into a unit. Page 1 of 1 Trespass ryz. Ae�!���e�e! USINES Enforcement WATCH • Quite often, business owners and managers are faced with crimes that occur on the property after the businesses are closed and the employees have gone home. Some of the crimes that occur are burglary, vandalism, graffiti, trespassing, drug dealing and robbery in the parking lots. There is a way for police and business owners to discourage these types of crimes from taking place on private property, and that is by enforcing the City of Renton's Municipal Trespass Code 6-18-10. In order for police to be able to make an arrest for Trespass, business owners or managers need to purchase signs and display them in conspicuous areas on the property. These signs need to include the following language: 1. Indicate that the subject property is privately owned and; 2. Uninvited presence on the specified property is not permitted during the hours the business is closed, and; 3. Violators will be subject to criminal sanctions pursuant to Renton City Code 6-18-10. MOST IMPORTANTLY-THE SIGNS SHOULD BE CONSPICUOUS FROM ALL POSSIBLE POINTS OF ENTRY TO THE PROPERTY, AND ALSO BE PLACED ON THE EXTERIOR OF THE BUILDINGS. This way when a suspect is arrested, he/she will not be able to claim as a defense that he/she did not know he or she was trespassing. EXAMPLES FOR TRESPASS SIGNS: NO TRESPASSING NO TRESPASSING This is private property. Persons without specific No Trespassing after business hours business are not authorized to be on the premises between (insert specific times). Anyone on the the hours of(insert the hours your business is closed). premises after business hours is subject to Violators are subject to arrest and/or citation for criminal arrest and/or citation for Criminal Trespass pursuant to Renton City Code #6-18-10.. Trespass and/or impoundment of vehicle. Per Renton City Code #6-18-10. By enforcing the Trespass Ordinance, business owners and police will be sending a message to criminals that they are not allowed to conduct criminal activity on the property. In making arrests for Trespass, police may be preventing the more serious crimes from taking place. ^Y COURTESY OF RENTON POLICE DEPARTMENT o CRIME PREVENTION UNIT �'`-� 235 - 2571 it l i 1 L� CITY OF RENTON cv�Y Op N7, PLANNING/BUILDING/PUBLIC WORKS ✓•44/ 'CFti /+,,,, MEMORANDUM /Qt. 0 18 9 9�w 'v(;, / DATE: January 4, 1999 TO: Peter Rosen FROM: Sonja J. Fesser �? SUBJECT: Blueberry Hill Rezone Legal Description Review Bob Mac Onie and I have reviewed the above referenced rezone submittal and have the following comments: The legal descriptions included in the Master Application, the Site Plan drawing and the Topography Survey drawing are all taken from the Statutory Warranty Deed recorded under King County Recording No. 8105180658 (the Grantor is Emma Cugini and the Grantee is T&E Investment). The legal description contained within said Warranty Deed contains an error which all of the other referenced documents have copied. This error is stated in the beginning of the legal as: "That portion of the following described property lying southerly of 3rd Avenue North Extension(also known as N.E. 3rd Street) as deeded to King County,Washington per Auditor's File No. 5684198." The recording number that should be noted in the above statement is 5748566. In addition, the property was deeded to the City of Renton, not King County. The legal description contained within the Plat Certificate is correct and should be used in those instances when a legal description is required for the rezone. See the attachment for a copy of this legal description. • \\TS SERVER\SYS2\COMMON\U:\SFESSER\BLUEBRRY.DOC • • CHICAGO TITLE INSURANCE COMPANY Ws.t, / A.L.TA.COMMITMENT SCHEDULE A (Continued) Order No.: 529923 Your No.: HARER/PETTERSON LEGAL DESCRIPTION EXHIBIT (Paragraph 4 of Schedule A continuation) ALL THAT PORTION OF THE NORTHWEST QUARTER OF THE NORTHWEST QUARTER OF SECTION 16, TOWNSHIP 23 NORTH, RANGE 5 EAST, WILLAMETTE MERIDIAN, IN KING COUNTY, WASHINGTON, DESCRIBED AS FOLLOWS: BEGINNING AT THE NORTHEAST CORNER OF SAID SUBDIVISION; THENCE NORTH 89°12'42" WEST ALONG THE NORTH LINE OF SAID SECTION, A DISTANCE OF 315.66 FEET; THENCE SOUTH 1°08'26" WEST ALONG A LINE 30 FEET EASTERLY OF AND PARALLEL WITH THE EAST LINE OF THE STATE OF WASHINGTON TRACT (THE DESCRIPTION OF WHICH IS RECORDED IN VOLUME 2045 OF DEEDS, PAGE 487, RECORDS OF KING COUNTY, WASHINGTON) A DISTANCE OF 660.3 FEET; THENCE NORTH 89°12'42" WEST A DISTANCE OF 135.58 FEET; THENCE SOUTH 1°06'26" WEST A DISTANCE OF 659.51 FEET, MORE OR LESS, TO THE SOUTH LINE OF THE SAID NORTHWEST QUARTER OF THE NORTHWEST QUARTER OF SECTION 16; THENCE SOUTH 89°06'38" EAST ALONG SAID SOUTH LINE A DISTANCE OF 452.00 FEET TO THE SOUTHEAST CORNER OF THE SAID NORTHWEST QUARTER OF THE NORTHWEST QUARTER OF SECTION 16; THENCE NORTH 1°06'27" A DISTANCE OF 1320.61 FEET, MORE OR LESS, TO THE POINT OF BEGINNING; EXCEPT THAT PORTION THEREOF LYING NORTHERLY OF THE SOUTHERLY MARGIN OF NORTHEAST 3RD STREET (3RD AVENUE NORTH EXTENSION) AS ESTABLISHED BY DEED RECORDED UNDER RECORDING NUMBER 5748566. CHICAGO TITLE INSURANCE COMPANY ducma6/1-I5-97/rim City of Renton Department of Planning/Building/Public Works ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: IA\rrov4V COMMENTS DUE: JANUARY 06 1998 APPLICATION NO: LUA-98-171,MHP,R,V-H,ECF DATE CIRCULATED: DECEMBER 16, 1998 APPLICANT: Steve Harer PROJECT MANAGER: PETER ROSEN PROJECT TITLE: Blueberry Hill Rezone WORK ORDER NO: 78460 LOCATION: 2800 NE 3rd Streetr SITE AREA: 7.77 acres I BUILDING AREA(gross): N/A SUMMARY OF PROPOSAL: The applicant requests a rezone, a mobile home park permit, three variances, and environmental review in order to construct a 69 lot manufactured home park. The applicant requests a rezone from Residential 10 DU/AC (R-10) to Residential Manufactured Homes (RMH) Approximately 62 of the 69 lots would be 3,000 sq.ft., with the remaining seven lots greater in area. Each lot would have two parking spaces. Access is proposed via two driveways off NE 3rd Street and a 30 foot wide internal loop road. Most lots would have single-wide manufactured homes. The proposal includes perimeter fencing and landscaping. The applicant requests variances from lot width, street width, and RVparking requirements of the Residential Manufactured Homes (RMH) zone. A. ENVIRONMENTAL IMPACT(e.g. Non-Code) COMMENTS Element of the Probable Probable More Element of the Probable Probable More Environment Minor Major Information Environment Minor Major Information Impacts Impacts Necessary Impacts Impacts Necessary Earth Housing Air _ Aesthetics — Water Light/Glare Plants Recreation Land/Shoreline Use Utilities Animals Transportation Environmental Health Public Services Energy/ Historic/Cultural Natural Resources Preservation Airport Environment 10,000 Feet YES 14,000 Feet Ia10 140N.e B. POLICY-RELATED COMMENTS VAUTA� C. CODE-RELATED COMMENTS Mok� We have reviewed this application with particular attention to those areas in which we have expertise and have identified areas of probable impact or areas where ad.;tonal informatio ' needed to properly assess this proposal. -D .6t, ‘s, temg Signature,. Director or Authorized Representative Date DEVAPP.D., Rev.10/93 ,411 r � � =you I. / pro , . I ftIlL 1 .' " r i j [ iTji 1 \• F__ ..- isd ‘.14/4fl-_---,-4 ,, J1 ad. rtilualli - — ri:4111ilh'ibill:.41; -7,-,, f _41iw . slum i113- k;? � �S i � \I 4� W1 aOJ OJ r I ii.rip,; 11 tivollotpyi._. a• .-. !I;!ill;filo crillirwil".... 1 91/\ ; q3b4, _. ita, _,a inkk .....453 Ll.r'4441k -.- 11611\,e; 1;-11 .. �" V11111141111 :1.."...1 ifii I. i 1-4 \i ,,, % . i. 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' ul 1C1 I 1 N'` I .aa • - N0 d_1' •KI • 12) + ) .'� L • in I - I�. 1i d N •' 1S • w • 6•4.1 ,* : .............."---*--.. I: •• "Ilgj'''' _ _____7/: ,,, in 1,- 1 1•1 1 .. .- •,..x.tA .-. ...' _.•-- • —=1ST.. B�Hl� ��..-1 ,. --...r...r.r.-„•�..,.• —z_�- • a z +^ 3 HIP 314 17-i I I A CITY OF RENTON MEMORANDUM Date: January 18, 1999 To: Peter Rosen From: Kayren K. Kittrick, Plan Review Subject: Blueberry Hill Rezone LUA-98-171, MHP, R, V-H, ECF EXISTING CONDITIONS WATER - There is an existing 16" diameter water line in NE 3rd Street. The project site is in the 435 pressure zone, and is located in Aquifer Protection Zone 2. SEWER - There is an existing sanitary sewer facility in NE 3rd Street. An extension of the same interceptor is also located in the Cedar Crest manufactured home park. STORM - A preliminary storm drainage plan per King County Surface Water Design standards has been submitted with the application. Water quality facilities and vault shall be required. Detention is proposed by the developer through the 100-year storm event. STREETS - NE 3rd Street is paved. No frontage improvements exist at this time. CODE REQUIREMENTS WATER 1. The System Development Charge shall be at the current rate of $680 per home site. This fee is payable with the construction permit. 2. A second connection to the existing 16-inch water main located in NE 3rd Street shall be required to avoid the lengthy closed system and provide improved water service. SANITARY SEWER 1. The System Development Charge shall be at the current rate of $585 per home site. This fee is payable with the construction permit. 2. The East Renton Interceptor Special Assessment fee at $224.52 per unit, plus interest accruing, shall be payable with the construction permit. SURFACE WATER 1. The System Development Charge shall be at the current rate of $385 per home site. This fee is payable with the construction permit. BLUEHLGF.DOC . TRANSPORTATION 1. A Traffic Mitigation Fee of $24,892.50 shall be assessed and payable with the building permit. 2. Full street improvements including, but not limited to paving, sidewalks, curb & gutter, street signs and street lights are required along the full frontage of NE 3rd Street to match the Cedar Crest frontage improvements. 3. All wire utilities shall be installed underground per the City of Renton Undergrounding Ordinance. If three or more poles are required to be moved by the development design, all existing overhead utilities shall be placed underground. PLAN REVIEW - GENERAL 1. All plans shall conform to the Renton Drafting Standards. 2. A construction permit is required. When plans are complete three copies of the drawings, two copies of the drainage report, a construction estimate, application and appropriate fee shall be submitted to the fourth floor counter. RECOMMENDED CONDITIONS 1. Temporary Erosion Control shall be installed and maintained to the satisfaction of the representative of the Development Services Division for the duration of the project. 2. Weekly reports on the status and condition of the erosion control plan with any recommendations of change or revision to maintenance schedules or installation shall be submitted by the project Engineer of record to the Public Works Inspector. Certification of the installation, maintenance and proper removal of the erosion control facilities is required prior to final inspection. CC: Neil Watts 331 ,410 -b , BLUEHLGF DOC Li ? n �� �� �M 0•yiw� • •::+w.V.•y:.•. Yr // ..ter. . w . . SP0 .- . r".:41,5 TRAN - RTTT0A r J'O.NFEE i7 .4F, r .r w.>,, .... «w...z n,..4.--Avs.w..l...k ++:�*.•cDw«.•......:.. ,...•„.•..S.+..Project Name F31uebed✓1 H,II ,1 (vljiIt {-fame Pc,✓K Project Address 2(3OO N E S`4 S-t Contact Person S tt V , Havel/ Address 11326 gamic)) f}✓c < ec,If/c 1?J/? 7 /7 Phone Number (ZOO -• 7 72 -- 3 C 0. 0 • Permit Number L J A ` y'F - 17 Project Description ' ( L7 ,i,14,,,, /a c t ug',,,( l-io& .e p4 v k Land Use/Type: Method of Calculation: Mvh,le Wue P«vk Residential CITE Trip Generation Manual (2 No) 0 Retail D Traffic Study paLrE (127 4.g1 L.')r5 p-zi, ❑ Non-retail 0 Other “yrit • Calculation: wc:t oca) dollti irip - (6(0 ( 4.g1) = 331 (1 ,f,,1,i -i✓, s 4 t 1-7 5 (2" 1v,+) (331. c ) ( $75) = $ z , 8 �2. 50 Transportation Mitigation Fee: 't Z1-/ q2 , S D Calculated by: /del �1:/ �l�''I/' ( /r' Date: i 2 167 qg Account Number: Date of Payment .1 +I CITY OF RENTON .*P-;,ivr-c., FIRE PREVENTION BUREAU MEMORANDUM DATE: December 16, 1998 TO: Peter Rosen, Planner ii/ FROM: Jim Gray, Assistant Fire Marshal "gP--- SUBJECT: Blueberry Hill Manufactured Home Park, 2800 Blk NE 4th Fire Department Comments: 1. A fire hydrant with 1000 GPM fire flow is required within 300 feet of all new single family structures. If the building square footage exceeds 3600 square feet in area, the minimum fire flow increases to 1500 GPM and requires two hydrants within 300 feet of the structure. 2. A fire mitigation fee of$488.00 is required for all new single family structures. If all lots contain one single family structure, the fee for 67 lots would be $32,696.00. 3. The streets as shown do not meet City Street design Standards according to width. 4. All building addresses shall be visible from the public street Please feel free to contact me if you have any questions. City of Renton Department of Planning/Building/Public Works ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: CC.ov‘Owt 1L. 'P�ye1tit,wi.e OMMENTS DUE: JANUARY 06 1998 APPLICATION NO: LUA-98-171,MHP,R,V-H,ECF DATE CIRCULATED: DECEMBER 16, 1998 APPLICANT: Steve Harer PROJECT MANAGER: PETER ROSEN PROJECT TITLE: Blueberry Hill Rezone WORK ORDER NO: 78460 LOCATION: 2800 NE 3rd Streetr SITE AREA: 7.77 acres I BUILDING AREA(gross): N/A SUMMARY OF PROPOSAL: The applicant requests a rezone, a mobile home park permit, three variances, and environmental review in order to construct a 69 lot manufactured home ark. The applicant requests a rezone from Residential 10 DU/AC (R-10) to Residential Manufactured Homes (RMH� Approximately 62 of the 69 lots would be 3,000 sq.ft., with the remaining seven lots greater in area. Each lotwould have two parking spaces. Access is proposed via two driveways off NE 3rd Street and a 30 foot wide internal loop road. Most lots would have single-wide manufactured homes. The proposal includes perimeter fencing and landscaping. The applicant requests variances from lot width, street width, and RV parking requirements of the Residential Manufactured Homes (RMH) zone. A. ENVIRONMENTAL IMPACT(e.g. Non-Code) COMMENTS Element of the Probable Probable More Element of the Probable Probable More Environment Minor Major Information Environment Minor Major Information Impacts Impacts Necessary Impacts Impacts Necessary Earth Housing Air Aesthetics Water Light/Glare Plants Recreation Land/Shoreline Use Utilities Animals Transportation Environmental Health Public Services Energy/ Historic/Cultural Natural Resources Preservation Airport Environment 10,000 Feet 14,000 Feet B. POLICY-RELATED COMMENTS SITE IS O6-31l."1 Aft 0 (�L-c-SiOa-N-1,Al.._ 12r1tm15 11,..1 r iA ccr"lr -mavS,v Pt rv. Pa-o PO s clo 12-rAH 20 r11 N 1 S Cow 5 1 s-T crl r-f w 1 r H i 11 c Ro O ts31L./v A—1 ory . No poLic.r 155uC3 . Ho o SmIc� ✓✓ 1 t po LAc4 H-G 7 S T A T E-5, 11 CO, Co v f2A°t M I'i-N u F/5t yr u 0610 1-1-c)u s,.v C. Dv2'i 2-013ml rs WH'c-1-k RerJu(..c= 1-kov5%r..1 -- Cc,sr5 A-N0 PRos.►1VD 6"-- I*ou 51N4 pr-L-remv Al T1v" 17-A^t�.1N& FRc m -rvrts NI 1 00(...6 Tea T HeHEE AFFvtit ik6 t ovr) rJ F 7 ri C t-bu' ltv. wtN-2ri-- )1‘..i /109e2-oc21/krCL_Y LocA-rey) OJev+✓-toolnl4_. Prows . " F0,2 s T 6tTEaIc ('v4Nry Irvc, C. CODE-RELATED COMMENTS We have reviewed this application with particular attention to those areas in which we have expertise and have identified areas of probable impact or areas where a 'anal infennatioa.ia,needed to properly assess this proposal. 1C�V9i. Signature o erector or A rized Representative Date DEVAPP.DO Rey_10/93 City of Renton Department of Planning/Building/Public Works ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: V'0.14..& COMMENTS DUE: JANUARY 06 1998 APPLICATION NO: LUA-98-171,MHP,R,V-H,ECF DATE CIRCULATED: DECEMBER 16, 1998 APPLICANT: Steve Harer PROJECT MANAGER: PETER ROSEN PROJECT TITLE: Blueberry Hill Rezone WORK ORDER NO: 78460 LOCATION: 2800 NE 3rd Streetr SITE AREA: 7.77 acres BUILDING AREA(gross): N/A SUMMARY OF PROPOSAL: The applicant requests a rezone, a mobile home park permit, three variances, and environmental review in order to construct a 69 lot manufactured home ark. The applicant requests a rezone from Residential 10 DU/AC (R-10)to Residential Manufactured Homes (RMH� Approximately 62 of the 69 lots would be 3,000 sq.ft., with the remaining seven lots greater in area. Each lot wou d have two parking spaces. Access is proposed via two driveways off NE 3rd Street and a 30 foot wide internal loop road. Most lots would have single-wide manufactured homes. The proposal includes perimeter fencing and landscaping. The applicant requests variances from lot width, street width, and RV parking requirements of the Residential Manufactured Homes (RMH) zone. A. ENVIRONMENTAL IMPACT(e.g. Non-Code) COMMENTS Element of the Probable Probable More Element of the Probable Probable More Environment Minor Major Information Environment Minor Major Information • Impacts Impacts Necessary Impacts Impacts Necessary Earth Housing Air Aesthetics Water LightGlare Plants Recreation Land/Shoreline Use Utilities Animals Transportation Environmental Health Public Services Energy/ Historic/Cultural Natural Resources Preservation Airport Environment 10,000 Feet 14,000 Feet ,,,,:;4e/Lk,G(7-ZiC—_,f'Z--C) ---6 TGL 7/ —i B. POLICY-RELATED COMMENTS _.,.. 17-)a 41_c_yea,14.1-- --A& -iel-72-7r-11-711----&---) 1/__5.36- - -2‘0 a cs(___ . fje 4-( ,lae- aU/..eif' �7,c?!-- e 40 'd.C. ry---6 ��.-� .- � L �� 6 �3�-- ez,-)76 / 0 7 (: y)c //l)D drt :;�izi) cam- . C. CODE-RELATED C M NTS ,.- , dam/ (c-t/y ( *I:0GO , / 1:)=6E21(4'66' ) 7,-- -(-_--C44-&---- l''b 6---e/V7),-/"AL "______210. /244 z We have reviewed this application with particular attention to those areas in which we have expertise and have identified areas of probable impact or areas where additional information iis� ,)--eW needed to properly assess this proposal. `-- Lj.6(- `k L /DY/ 69/ Y, Sigture of Director or Authorized Representative Date DEVAPP.DOC Rev.10/93 CITY OF RENTON' DEVELOPMENT SERVICES DIVISION LIST OF SURROUNDING PROPERTY OWNERS within 300 feet of the subject site PROJECT NAME: !1-e á : -/' 4twe ! / APPLICATION NO: QUA'98 ' 11% t Yet}P, R, V-N t The following is a list of property owners within 300 feet of the subject site. The Development Services Division will notify these individuals of the proposed development. NAME ADDRESS ASSESSOR'S PARCEL NUMBER King County 3407 NE 2Nd St Renton 98056 162305 900308 King County 3407 NE 2Nd St Renton 98056 162305 900308 King County 3407 NE 2Nd St Renton 98056 162305 900308 King County 3407 NE 2Nd St Renton 98056 162305 900308 La Pianta Lp *No Site Address*Renton 162305 900704 State Of Washington 2631 NE 4Th St Renton 98056 162305 904607 La Pianta Lp Near 4 NE Ave Renton 162305 906107 T&E Investment Inc Ne 4Th St Renton 162305 906206 Atlantic Richfield Company 2900 NE 3Rd St Renton 98056 162305 910307 Atlantic Richfield Company, Ne 4Th Ave Renton 162305 911503 Renton !lousing Authority 2811 NE 4Th St Renton 98056 162305 911701 Demps Keith Sr/Annette B Edmonds 4Th Ave N Renton 162305 912006 King County *No Site Address*Renton 162305 913004 King County *No Site Address*Renton 162305 913301 (Attach additional sheets, if necessary) (Continued) NAME ADDRESS ASSESSOR'S PARCEL NUMBER A.:........ s oti g p4 r1OTAR $': o cn. i Al1BUC ‘‘ WA il;k g Applicant Certification I, � ��. j( � - , hereby certify that the above list(s) of adjacent property (Print Name) owners and their addresses were obtained from: ❑ City of Renton Technical Services Records 0-Title Company Records ❑ King County Assessors Records Signed ��! ihr-4<-/ Date `l//f & (Applicant) NOTARY ATTESTED: Subscribed and sworn before me, a Notary Public, in and for the State of Washington, residing at / cj �,� on the day of , 19 f� Signed a �`l! (Notary Public) 3l 2.4/1 X zn Y� ****For City of Renton Use**`+ CERTIFICATION OF MAILING I, Se y, hereby certify that notices of the proposed application were mailed to (City:Employee) each listed property owner on (Z. Ifo • . Signed Stt-Pvitiet k•'Sec c.v- ' Date:, 12. 15 • 98 NOTARY ATTEST: Subscribed and sworn before me, a Notary Public, in and for the State of Washington residing at`J- L..,L,n,4-s„„ on the 1 '' day of 19 . Signed adoc REV U77/95 MARILYN KAMCHEFF COMMISSION EXPIRES 6/29/99 2 OtiT .e6 Development Regulations Used For Project Mitigation: The proposal will be subject to the City's Environmental Ordinance,Zoning ' 4 • Code,Subdivision Ordinance,Public Works Standard's,etc.These adopted codes and standards will function to mitigate project Impacts. ieNT0 Proposed Mitigation Measures: The following Mitigation Measures will likely be Imposed on the proposed project.These recommended Mitigation NOTICE OF APPLICATION Measures address project Impacts not covered by existing codes and regulations as cited above. AND PROPOSED DETERMINATION OF 1.Traftc Mitigation Fee-675.00 per new average daily trip attributed to the proposal. NON-SIGNIFICANCE, MITIGATED(DNS, M) 2 Fin Mitigation Fee-6488.00 per new single family structure. 3.Parks Mitigation fee-$934.76 per new single family structure. Comments on the above application must be submitted In writing to Peter Rosen,Project Manager,Development DATE: December 16,1998 Services Division,1055 South Grady Way,Renton,WA 98055,by 6:00 PM on January 08,1999. This matter Is also scheduled for a public hearing on February 16,1999,at 9:00 AM,Council Chambers,Seventh Floor, LAND USE NUMBER: LUA-98-171,MHP,R,V-H,ECF Renton City Hall,1055 South Grady Way,Renton.If you are Interested in attending the hearing,please contact the Development Services Division,(425)430-7282,to ensure that the hearing has not been rescheduled. APPLICATION NAME: BLUEBERRY HILL REZONE 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 PROJECT DESCRIPTION: The applicant requests a rezone,a mobile home park permit,three variances, made a party of record and receive additional Information by mall,contact Mr.Rosen at(425)430-7219.Anyone who and environmental review in order to construct a 891ot manufactured home park. The applicant requests a rezone from submits written comments will automatically become a party of record and will be notified of any decision on this project. Residential 10 DU/AC(R•10)to Residential Manufactured Homes(RMH). Approximately 82 of the 89 lots would be 3,000 sq.8.,with the remaining seven lots greater in area.Each lot would have two parking spaces.Access is proposed CONTACT PERSON: Peter Rosen via two driveways off NE 3rd Street and a 30 foot wide Internal loop road. Most lots would have single-wide manufactured homes.The proposal Includes perimeter fencing and landscaping-The applicant requests variances from PLEASE INCLUDE THE PROJECT NUMBER WHEN CALLING FOR PROPER FILE IDENTIFICATION lot width,street width,and RV parking requirements of the Residential Manufactured Homes(RMH)zone. PROJECT LOCATION: 2800 NE 3rd Street OPTIONAL DETERMINATION OF NON-SIGNIFICANCE-MITIGATED(DNS-M):As the Lead Agency,the City of Renton has determined that significant environmental impacts are unlikely to result from the proposed project. Therefore,as permitted under the RCW 43.21 C.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 APPLICATION DATE: November 20,1998 NOTICE OF COMPLETE APPLICATION: December 18,1998 •--t,ti. + Permits/Review Requested: Rezone,Mobile Home Park-Preliminary,Variances(3),and SEPA Environmental Review,Building/Construction Permits. •t•r n-• ' _+. Other Permits which may be required: DOE approval of erosion and sedimentation plan. Requested Studies: Drainage Report(Level p,Geolechnical Report,Environmental f� Checklist. � Location where application may / be reviewed: Planning/Building/Public Works Division,Development Services Department, 1055 South Grady Way,Renton,WA 98055 I -,• 0- i r PUBLIC HEARING: The date of Tuesday,February 16,1999 at 9:00 a.m.,has been set for a public hearing to review the above-referenced matter.The hearing,before Mr.Fred Kaufman,Renton Hearing Examiner,will be held in the Council Chambers on the seventh floor of City Hall,1055 South Grady Way,Renton,WA '.•1 4 11 CONSISTENCY OVERVIEW: :fl\I, .. •/ � Analytical process t - •-- ' Project consistency refers to whether a project Is consistent with adopted and applicable development regulations,or in their absence,comprehensive plan policies.RCW 38.708.110(2)(p)provides that the Notice of Application(NOA) I .... Include a statement of the preliminarydetermination o1 ai project'st one consistency withe the type of land use,. level i development,Infrastructure,and character of development If one has been made at the time of notice.At a minimum, every NOA shall include a determination of the project's consistency with the zoning,comprehensive plan and development regulations. Land Use: The proposal requests a rezone from the existing Residential 8 DU/AC(R-E) zone to Residential Manufactured Homes(RMH).If the rezone Is approved,the proposal would be consistent with the RMH zoning and meets the development standards except for the three(3)variances requested. Density: The net density of the proposal is 8.88 dwelling units per acre.The RMH zone allows a maximum density of 10 dwelling units per acre. GENMAIOT.DOC GENMAIOT.DOC CERTIFICATION ReSe_v\ , hereby certify that ? copies of the above document were posted by me in 5 conspicuous places on or nearby the described property on I l t /1 E • Signed: ATTEST: Subcribed and sworn before me, a Nortary Public, in and for the State of Washington residing in`¢�,a1-1A-6->•, , on the 3(, day of �t��O - /9 , • ' CLL- Cr liIfi MARILYN KAMCHEFF CCiv:MIS SIGN EXPIRES 6/29/99 O��Y 0 411R NOTICE OF APPLICATION AND PROPOSED DETERMINATION OF NON-SIGNIFICANCE, MITIGATED (DNS, M) DATE: December 16,1998 LAND USE NUMBER: LUA-98-171,MHP,R,V-H,ECF APPLICATION NAME: BLUEBERRY HILL REZONE PROJECT DESCRIPTION: The applicant requests a rezone, a mobile home park permit, three variances, and environmental review in order to construct a 69 lot manufactured home park. The applicant requests a rezone from Residential 10 DU/AC (R-10) to Residential Manufactured Homes (RMH). Approximately 62 of the 69 lots would be 3,000 sq.ft.,with the remaining seven lots greater in area.' Each lot would have two parking spaces. Access is proposed via two driveways off NE 3rd Street and a 30 foot wide intemal loop road. Most lots would have single-wide manufactured homes. The proposal includes perimeter fencing and landscaping. The applicant requests variances from lot width,street width,and RV parking requirements of the Residential Manufactured Homes(RMH)zone. PROJECT LOCATION: 2800 NE 3rd Street OPTIONAL DETERMINATION OF NON-SIGNIFICANCE-MITIGATED(DNS-M): As the Lead Agency,the City of Renton has determined that significant environmental impacts are unlikely to result from the proposed project. 5'‘4 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 APPLICATION DATE: November 20, 1998 NOTICE OF COMPLETE APPLICATION: December 16,1998 Permits/Review Requested: Rezone,Mobile Home Park-Preliminary,Variances(3),and SEPA Environmental Review,Building/Construction Permits. Other Permits which may be required: DOE approval of erosion and sedimentation plan. Requested Studies: Drainage Report(Level I),Geotechnical Report,Environmental Checklist. Location where application may be reviewed: Planning/Building/Public Works Division,Development Services Department, 1055 South Grady Way,Renton,WA 98055 PUBLIC HEARING: The date of Tuesday,February 16,1999 at 9:00 a.m.,has been set for a public hearing to review the above-referenced matter. The hearing,before Mr.Fred Kaufman,Renton Hearing Examiner,will be held in the Council Chambers on the seventh floor of City Hall,1055 South Grady Way,Renton,WA CONSISTENCY OVERVIEW: Analytical process Project consistency refers to whether a project is consistent with adopted and applicable development regulations,or in their absence,comprehensive plan policies. RCW 36.70B.110(2)(g)provides that the Notice of Application(NOA) include a statement of the preliminary determination of a project's consistency with the type of land use,level of development,infrastructure,and character of development if one has been made at the time of notice. At a minimum, every NOA shall include a determination of the project's consistency with the zoning,comprehensive plan and development regulations. Land Use: The proposal requests a rezone from the existing Residential 8 DU/AC(R-8) zone to Residential Manufactured Homes(RMH). If the rezone is approved,the proposal would be consistent with the RMH zoning and meets the development standards except for the three(3)variances requested. Density: The net density of the proposal is 8.88 dwelling units per acre. The RMH zone allows a maximum density of 10 dwelling units per acre. GENMALOT.DOC Development Regulations Used For Project Mitigation: The proposal will be subject to the City's Environmental Ordinance,Zoning Code,Subdivision Ordinance,Public Works Standard's,etc. These adopted codes and standards will function to mitigate project impacts. Proposed Mitigation Measures: The following 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.Traffic Mitigation Fee-$75.00 per new average daily trip attributed to the proposal. 2.Fire Mitigation Fee-$483.00 per new single family structure. 3.Parks Mitigation fee-$534.76 per new single family structure. Comments on the above application must be submitted in writing to Peter Rosen,Project Manager,Development Services Division, 1055 South Grady Way, Renton,WA 98055,by 5:00 PM on January 08,1999. This matter is also scheduled for a public hearing on February 16,1999,at 9:00 AM,Council Chambers,Seventh Floor, Renton City Hall, 1055 South Grady Way,Renton. If you are interested in attending the hearing,please contact the Development Services Division,(425)430-7282,to ensure that the hearing has not been rescheduled. If comments cannot be submitted in writing by the date indicated above,you may still appear at the hearing and present your comments on the proposal before the Hearing Examiner. If you have questions about this proposal,or wish to be made a party of record and receive additional information by mail,contact Mr.Rosen at(425)430-7219. Anyone who submits written comments will automatically become a party of record and will be notified of any decision on this project. CONTACT PERSON: Peter Rosen PLEASE INCLUDE THE PROJECT NUMBER WHEN CALLING FOR PROPER FILE IDENTIFICATION • /�z•' X .I / /CY ::1., / t:'o _ / i /d/,;l . L /11 /.I I Nj ' /.:/i � 1 1 '1,. j' 9/// yBUf Lz Y-DNA</./ III t / / / Pfr104: ....3/4\ CITY )F RENTON ..i� Planning/Building/Public Works Department J e Tanner,Mayor Gregg Zimmerman P.E.,Administrator December 15, 1998 Mr. Steve Harer 11326 Rainier Avenue South Seattle, WA 98172 SUBJECT: Blueberry Hill Rezone Project No. LUA-98-171,MHP,R,V-H,ECF Dear Mr. Harer: The Development Planning Section of the City of Renton has determined that the subject application is complete according to submittal requirements and, therefore, is accepted for review. It is tentatively scheduled for consideration by the Environmental Review Committee on January 19, 1999. Prior to that review, you will be notified if any additional information is required to continue processing your application. This matter is also scheduled for a public hearing before the Hearing Examiner on February 16, 1999, at 9:00 AM, Council Chambers, Seventh Floor, Renton City Hall, 1055 South Grady Way, Renton. If you are interested in attending the hearing, please contact the Development Services Division, (425) 430-7282, to ensure that the hearing has not been rescheduled. The applicant or representative(s) of the applicant is required to be present at the public hearing. A copy of the staff report will be mailed to you one week before the hearing. Please contact me, at (425) 430-7219, if you have any questions. Sincerely, Peter Rosen Project Manager cc: T&E Investments/Owners ACCPTLTR.DOC 1055 South Grady Way-Renton, Washington 98055 / ✓ ;CITY OF AENTON .. DEVELOP.MENT;SERVICES DIVISION . . PER i AND USE MIT MASTER •APP •�c� r�o .. ... . ..... .... .............. .. . .... .. ......... ........ .... .. . . . ......... ......... PROPERTY OWNERS) PROJECT INFORMATION Note #f there'is more than one'legal owner,please attach an additionalf notarized Master Application for each.owner ...... ................. PROJECT OR DEVELOPMENT NAME: NAME:T & E Investments Blueberry Hill Dolores C . Petterson PROPERTY/PROJECT ADDRESS(S)/LOCATION: ADDRESS: 353 Vuemont P1 ace 2800 N.E. 3rd Street KING COUNTY ASSESSOR'S ACCOUNT NUMBER(S): CITY: Renton , WA ZIP: 98055 162305-9062 -06 TELEPHONE NUMBER: EXISTING LAND USE(S): ( 425 ) 2 5 5-2 3 1 5 Vacant APPLICANT i(if other than owner? PROPOSED LAND USES: NAME: Steve Harer Manufactured Home Park COMPANY (if applicable): EXISTING COMPREHENSIVE PLAN MAP DESIGNATION: RO ADDRESS: 11326 Rainier Ave. South PROPOSED COMPREHENSIVE PLAN MAP DESIGNATION (if applicable): RO CITY: ZIP: EXISTING ZONING: Seattle Washington 98172 R - 10 TELEPHONE NUMBER: (206) 772-3000 PROPOSED ZONING (if applicable): T CONTACT PE tSf N FT. t� �IIENTANNING NAME: �OF REPLNTON Same as Applicant 7SITE.77AREA acres(SQ. NOV 2 n 1998 COMPANY (if applicable): PROJECT VALUE: RECEIVED $ 2,000,000 RECEIVED ADDRESS: IS THE SITE LOCATED IN THE AQUIFER PROTECTION AREA? Yes CITY: ZIP: IS THE SITE LOCATED IN ANY OTHER TYPE OF ENVIRONMENTALLY SENSITIVE AREA? TELEPHONE NUMBER: No LEGAL DESy..411PTIOI1l OF PROPERTY (Attach*.,..,.r8te:sheet if necessary► (Per Statutory Warranty Deed filed under record No. 8105180658) That portion of the following described property lying Southerly of 3rd Avenue North Extension (also known as • N.E. 3rd Street) as deeded to King County, Washington per auditor's file No. 5684198; all that portion of the N.W. 1/4 of the N.W. 1/4 of Section 16, Township 23 North, Range 5 E, W.M. defined as follows: Beginning at the N.E. corner of the N.W. 1/4 of the N.W. 1/4 of Section 16, Township 23 North,. Range 5 East, W.M., thence North 89 12'42" West along the North Line of said Section a distance of 315.66 feet; thence South 01 08' 26" West along a line 30 feet Easterly of and parallel with the East line of the State . of Washington T.T. (The description of which is recorded in Vol. 2645 of Deed, Page 487, Records of King County, Washington) a distance of 660.3 feet; thence North 89 12' 42" West a distance of TYPE OF APPLICATION.& FEES Check all application types that apply--City staff will;determme;;fees _ ANNEXATION $ _ SUBDIVISION: _ COMP. PLAN AMENDMENT $ i REZONE $ -COC _ LOT LINE ADJUSTMENT $ _ SPECIAL PERMIT $ _ SHORT PLAT $ _TEMPORARY PERMIT $ —TENTATIVE PLAT $ _ CONDITIONAL USE PERMIT $ — PRELIMINARY PLAT $ :X SITE PLAN APPROVAL $ -e-- _ FINAL PLAT $ -X GRADE & FILL PERMIT $ --.f` — (NO. CU. YDS: ) PLANNED UNIT DEVELOPMENT: $ X VARIANCE $ 250 (FROM SECTION:4-31'/3 1 _ PRELIMINARY _WAIVER $ FINAL _WETLAND PERMIT $ ROUTINE VEGETATION — MOBILE HOME PARKS: $ I 00 0 MANAGEMENT PERMIT $ _ BINDING SITE PLAN $ SHORELINE REVIEWS: _ SUBSTANTIAL DEVELOPMENT $ _ CONDITIONAL USE $ _ VARIANCE $ — EXEMPTION $No Charae z-ENVIRONMENTAL REVIEW $ S 00• REVISION $ �lEFttA1•T,OF OWNERSHIP Dolores C . Petterson� \! ggih6" I, (Print Name) , declared Yt1�g', 61lgtjer®tIre)_the owner of the property involved in this application, _the authorized representative to act for the propertyiw ?• ea atta` dgt 4f authorization), and that the foregoing statements and answers herein contained and the information herewith submitted are•iea t>pd andj#,correct to the best of my knowledge and belief. i :U ft».. to: i 0 •• ePUBLIC / 4—� �•.•;2 9.p2r• ,,,ATTEST: Subscribed and worn to before me, a Notary Public, in and �'� .•^• F ` for the State f residing at (Name of Owner/Repr senta • 1 'e�‘,\W S _ , on the 17 day of /0&Giet4_, (Signature of Owner/Representative) G' ( I nature of Notary Public) (This'section to be completed by City Staff.) File;Number. 4t; ;- ill A AAD BSP :i CAPS CA P-U CPA CU-A CU H '1 - MHP t .1=PUD :FP PP:. RVMP SA-A SA-H SHPLA SHPL•H 'SP SM SME TP V-A +-B W TOTALFEES:.: $ '75 POSTAGE PROVIDED: $ 3�.4'2 - MASTERAP.DOC REVISED 8/97 • Legal Description Cont. 135.58 feet; thence South 01 08' 26" West a distance of 659.51 feet more or less, to the South Line of the said N.W. 1/4 of the N.W. 1/4 of Section 16; thence South 89 06' 38" (East)* along said South Line a distance of 457.00 feet to the S.E. Corner of the said N.W. 1/4 of the N.W. 1/4 of Section 16; thence North 01 06' 27" (East)* a distance of 1320.61 feet to the Point of Beginning; Less the North 30 feet thereof for County Road, and less the Right-of Way of the Puget Sound Power and Light Company; except Tino Cugini Short Plat No. 2. }'v Variances Requested 1. Lot Width: The requested zoning category (T Zone) requires a minimum lot width of 40 feet. The development proposed on the subject property will house residents to be relocated from Lake Terrace Park in the City of Renton. The existing homes can be located on a 37' wide lot. 2. Street Width: A total street width of 30 feet is provided which will be all paved. Instead of providing an additional 5' width for side walk, it is proposed to utilize 5' width of the pavement for pedestrians and bicycles. The old park from which residents are to be relocated has street width of only 20 feet. 3. RV Parking: The requested zone ( T Zone) requires parking area for boats, campers, travel trailers etc. No such parking is proposed within the project due to the fact that there are two RV storage areas in the immediate vicinity. ' Project Narrative The project, Blueberry Hill, containing 7.77 acres is located on the South side of N.E. 3rd Street and East of Edmonds Avenue in the City of Renton, Washington. The subject site is currently zoned R - 10. This zoning designation does not permit mobile home parks. The property to the West is zoned as RMH and RC. The site is an abandoned gravel pit and has since been filled. There are no site improvements existing. Most of the site is flat except that a portion of the property along the West side has slopes of about 30%. It is understood that the site has been filled with good materials and the existing drainage is to the North and to the West. The subject property is to be developed into a residential mobile home park to provide relocation for residents from a nearby park which will be converted to a different use in 1999. Most of the homes will be existing single wide mobile homes. Two parking spaces will be provided on each space. Landscaping of individual spaces will be provided as well as a landscaped screened buffer along N.E. 3rd Street. It is estimated that 60% of each space will be covered by home and the driveway and carport. Building height is estimated to be less than 20 feet. The streets within the park will be 30 feet wide paved with 5 feet of the street width on one side reserved for pedestrian and bicycle traffic. Water distribution lines, storm drainage lines and sanitary sewer lines will be installed within the park and connected to existing mains on N.E. 3rd Street. Some improvements to N.E. 3rd Street along the property frontage are anticipated. It is proposed to provide underground stormwater detention system to meet the storm drainage requirements of the City of Renton. Fire hydrants will be provided as required by the City. The project will have two entrances from N.E. 3rd Street. The site needs to be graded to provide building pads along the West property line. For this purpose it is proposed to cut down the flat portion of the site about two to three feet to provide fill material. Approximately 25,000 cubic yards of cut is expected. This excavated material will be used for filling the slope area. The cost of the improvements is estimated at approximately $ 12,000.00 per space. The site has no trees. DEVELOPMENT PLANNING CITY OF RENTON NOV 2. 0 1998 RECEIVED • Construction Mitigation Construction on the project is expected to begin in April 1999 upon approval of the rezoning request, site plan and construction plans. The completion of the project will be September 1999. Construction of the site improvements will occur only during the daytime hours. N .E. 3rd Street will be primary route for materials hauling. Every effort will be made to haul the materials during the off peak hours to reduce the traffic impacts. Water wagons will be used to reduce dust. Erosion control facilities as required by the State of Washington will be installed. If improvements to N.E. 3rd Street frontage is required a traffic control plan will be developed to minimize the impact of construction on the existing traffic. /opM� T p �oFNREjy p�N/NG 410V 9� 1998 VFD Rezone Justification The site is immediately west of proposed Cedar Crest Manufactured Home Park. The property to the East is the County Shops. The site is an abandoned borrow pit area that has been filled. Therefore, there is little or no vegetation on the site and is ideally suited for a manufactured home park. The site will be primarily used to relocate low and fixed income residents from Lake Terrace Mobile Home Park in the City of Renton. These residents are mostly retirees and need affordable housing, easy access to transportation, and shopping. This site has access to good transportation facilities such as bus service as well as shopping facilities. The intended use of the site will create less demands for transportation and utilities, than the current zoning. There will be minimal, if any, impact on the schools. 1ANN`NG 00/eL°pME R041°N °v 2 ED ifteCe\\I Blueberry Hill Justification for variance request The applicant has submitted a request for the following variances: 1. Lot width 2. Street width 3. RV Parking The requested Zone (T)requires a minimum lot width of 40 feet and a minimum lot depth of 75 feet with a minimum lot area of 3,000 square feet. Minimum required street width is 30 feet with a 5 foot sidewalk on each side. RV parking is also required in (T) Zone. The applicant is requesting a minimum lot width of 37 feet, is increasing the lot depth to 81 feet and will still meet a minimum lot area of 3,000 square feet as required by code. The applicant is maintaining a 30 feet street width but would like to utilize 5 feet of the street width for pedestrian walkway. The applicant is requesting deletion of RV parking requirements. A justification of the above request is presented below using the four conditions as required by the City of Renton. Condition 1 The primary purpose of this project is to provide affordable housing to the residents of Lake Terrace Park in the City of Renton. These residents are mostly on low or fixed income and are elderly. They cannot afford or take care of large lots. Existing homes in Lake Terrace Park range from 12 to 16 feet in width and up to 66 feet in length. Therefore lot depth larger than 75 feet will be necessary. On the other hand lot width of 37 feet would allow placement of existing homes within the set backs. Thus, the lot width proposed is 37 feet width and 81 feet depth. Lot width of 40 feet will create larger lots. It will also reduce the number of lots on the property. This would cause the monthly rentals for the lots to go up. The project will contain only 69 homes. The existing Lake Terrace Park has streets, which are only 20 foot wide with no sidewalks. Provisions of separate sidewalks will increase the cost of development thereby defeating the goal of providing affordable housing. Being low income housing there is little if any demand by the residents for RV parking. Any demand for RV parking can be met by two such existing facilities located within close proximity of the project site. Provisions of on site RV parking area will reduce the number of homes that can be provided within the project thereby increasing monthly rentals. In addition to the above, the subject property has slopes that limit the use of the property,this will increase the cost of development as�a fair amount of site grading will be necessary to create 69 lots. These faeiaMB increase the cost of development. C17y T PANNING p RENTON NOV 2 0 1998 RECEIVED Thus, the applicant and the existing residents of Lake Terrace Park will suffer undue hardship if the above requested variances are not granted. Condition 2 The granting of variances will not be materially detrimental to the public welfare or injurious to the property on improvements in the vicinity and zone in which the property is situated because; • Public welfare will be served by providing maximum number of affordable housing units to the elderly and low and fixed income residents of Lake Terrace Park. The project is located in an area that has been mined as gravel pits. We do not believe that any adjoining properties will by harmed by the above requested variances. Condition 3 The approval of the variances will not be special privilege as some of the existing mobile home parks such as Lake Terrace Park already have small width lots and streets. Further, the area requirements of each lot will still be met by making the proposed lots deeper. Condition 4 The approval of the requested variances by the Hearing Examiner will accomplish the applicants purpose for providing affordable relocation housing for low and fixed income residents of the Lake Terrace Park in the City of Renton. Mato tt•r ........ . ... ...... .......... ......... CITY OF:RENTON DEVELOPMENT SERVICES DIVISION EVI . : NT . CHECKLI •ST PURPOSE OF CHECKLIST: The State Environmental Policy Act (SEPA), Chapter 43.21C RCW, requires all governmental agencies to consider the environmental impacts of a proposal before making decisions. An Environmental Impact Statement (EIS) must be prepared for all proposals with probable significant adverse impacts on the quality of the environment. The purpose of this checklist is to provide information to help you and the agency identify impacts from your proposal (and to reduce or avoid impacts from the proposal, if it can be done) and to help the agency decide whether an EIS is required. INSTRUCTIONS FOR APPLICANTS: This environmental checklist asks you to describe some basic information about your proposal. Governmental agencies use this checklist to determine whether the environmental impacts of your proposal are significant, requiring preparation of an EIS. Answer the questions briefly, with the most precise information known, or give the best description you can. You must answer each question accurately and carefully, to the best of your knowledge. In most cases, you should be able to answer the questions from your own observations or project plans without the need to hire experts. If you really do not know the answer, or if a question does not apply to your proposal, write "do not know" or"does not apply". Complete answers to the questions now may avoid unnecessary delays later. Some questions ask about governmental regulations, such as zoning, shoreline, and landmark designations. Answer these questions if you can. If you have problems, the governmental agencies can assist you. The checklist questions apply to all parts of your proposal, even if you plan to do them over a period of time or on different parcels of land. Attach any additional information that will help describe your proposal or its environmental effects. The agency to which you submit this checklist may ask you to explain your answers or provide additional information reasonably related to determining if there may be significant adverse impact. USE OF CHECKLIST FOR NONPROJECT PROPOSALS: Complete this checklist for nonproject proposals, even though questions may be answered "does not apply." IN ADDITION, complete the SUPPLEMENTAL SHEET FOR NONPROJECT ACTIONS (part D). For nonproject actions (actions involving decisions on policies, plans and programs), the references in the checklist to the words "project," "applicant," and "property or site" should be read as "pposal," "proposer," and "affected geographic area," respectively. vox. Nr4\N Environmental Checklist • A. BACKGROUND 1. Name of proposed project, if applicable: Blueberry Hill 2. Name of applicant: Steve Harer 3. Address and phone number of applicant and contact person: 11326 Rainier Avenue South Seattle , Washington 98172 206 ) 772-3000 4, Date checklist prepared: November 9 , 1998 5. Agency requesting checklist: City of Renton 6. Proposed timing or schedule (including phasing, if applicable): Start Construction May 1999 Complete Construction August 1999 7. Do you have any plans for future additions, expansion, or further activity related to or connected with this proposal? If yes, explain. No 8. List any environmental information you know about that has been prepared, or will be prepared, directly related to this proposal. None Known 9. Do you know whether applications are pending for governmental approvals of other proposals directly affecting the property covered by your proposal? If yes, explain. None Known • 10. List any governmental approvals or permits that will be needed for your proposal, if known. Rezone , Site P1an Approval , Construction Plans Approval and DOE Approval of Erosion and Sediment Control 11. Give brief, complete description of your proposal, including the proposed uses and the size of the project and site. The proposal is construction of 69 spaces manufactured home park over 7 . 77 acres . Most of the spaces in this park will be used to relocate residents from a nearby park . 2 Environmental Checklist 12. Location of the proposal. Give sufficient information for a person to understand the precise location of your proposed project, including a street address, if any, and section, township, and range if known. If a proposal would occur over a range of area, provide the range or boundaries of the site(s). Provide a legal description, site plan, vicinity map, and topographic map, if reasonably available. While you should submit any plans required by the agency, you are not required to duplicate maps or detailed plans submitted with any permit applications related to this checklist. The property is located in the NW 1/4 of NW 1/4 of Section 16, Township 23 North, Range 5 East, W.M. The address of the property is 2800 N.E. 3rd Street in the City of Renton. A legal description of the property is attached. B. ENVIRONMENTAL ELEMENTS 1. EARTH a. General description of the site (circle one)41, rolling, hilly, steep slopes, mountainous, other b. What is the steepest slope on the site (approximate percent slope?) 30% c. What general types of soils are found on the site (for example, clay, sand, gravel, peat, muck)? If you know the classification of agricultural soils, specify them and note any prime farmland. The property is the site of an old gravel pit. This pit has been filled. Soils types are not known. d. Are there surface indications or history of unstable soils in the immediate vicinity? If so, describe. There are no surface indications of any unstable soils in the immediate vicinity. e. Describe the purpose, type, and approximate quantities of any filling or grading proposed. Indicate source of fill. The site will need regrading to provide suitable pads for manufactured homes and roadways. The quantities of grading and filling are estimated to be about 25,000 cubic yards. The source of the materials for fill will be from the site by cutting some area. f. Could erosion occur as a result of clearing, construction, or use? If so, generally describe. Yes. The erosion will result from grading activities as well as the installation of utilities. g. About what percent of the site will be covered with impervious surfaces after project construction (for example, asphalt or buildings)? It is estimated that about 60% ')f the sites will be covered with impervious surfaces. h. Proposed measures to reduce or control erosion, or other impacts to the earth, if any: Filter fences, sediment ponds and undertake construction during dry months. 3 • Environmental Checklist 2. AIR a. What types of emissions to the air would result from the proposal (i.e., dust, automobile, odors, industrial wood smoke) during construction and when the project is completed? If any, generally describe and give approximate quantities if known. Some dust and equipirent fumes during construction of streets, utilities and residential structures. It is anticipated that most residences will contain wood burning fire places. Automobile emissions can be expected when complete) b. Are there any off-site sources of emission or odor that may affect your proposal? If so, • generally describe. None known c. Proposed measures to reduce or control emissions or other impacts to air, if any: Water wagons could be used during construction to control dust. 3. WATER a. Surface Water: 1) Is there any surface water body on or in the immediate vicinity of the site (including year- round and seasonal streams, saltwater, lakes, ponds, wetlands)? If yes, describe type and provide names. If appropriate, state what stream or river it flows into. None known 2) Will the project require any work over, in, or adjacent to (within 200 feet) the described waters? If yes, please describe and attach available plans. No 3) Estimate the amount of fill and dredge material that would be placed in or removed from surface water or wetlands and indicate the area of the site that would be affected. Indicate the source of fill material. Not applicable 4) Will the proposal require surface water withdrawals or diversions? Give general description, purpose, and approximate quantities if known. No 5) Does the proposal lie within a 100-year flood plain? If so, note location on the site plan. No 6) Does the proposal involve any discharges of waste materials to surface waters? If so, describe the type of waste and anticipated volume of discharge. No 4 Environmental Checklist b. Ground Water: 1) Will ground water be withdrawn, or will water be discharged to ground water? Give general description, purpose, and approximate quantities if known. No 2) Describe waste material that will be discharged into the ground from septic tanks or other sources, if any (for example: Domestic sewage; industrial, containing the following chemicals...; agricultural; etc.). Describe the general size of the system, the number of such systems, the number of houses to be served (if applicable), or the number of animals or humans the system(s) are expected to serve. None c. Water Runoff(including storm water): 1) Describe the source of runoff (including storm water) and method of collection and disposal, if any (include quantities, if known). Where will this water flow? Will this water flow into other waters, If so, describe. Stormwater and domestic water from landscaping is the only anticipated source of runoff. Storm drainage system will be provided within the park to collect all runoff and convey to the existing City system on NE 3rd Street. 2) Could waste material enter ground or surface waters? If so, generally describe. Pollutants from parked vehicles may collect on impervious surfaces and be washed into storm drainage system. d. Proposed measures to reduce or control surface, ground, and runoff water impacts, if any: Storm drainage requirements of the City of Renton will be strictly adhered to. 4. PLANTS a. Check or circle types of vegetation found on the site: deciduous tree: alder, maple, aspen, other evergreen tree: fir, cedar, pine, other shrubs x grass pasture crop or grain wet soil plants: cattail, buttercup, bullrush, skunk cabbage, other water plants:water lily, eel grass, milfoil, other other types of vegetation b. What kind and amount of vegetation will be removed or altered? Because the site is filled, there is very little vegetation on the site mainly grass. The entire vegetation will be removed and landscaping including grass on individual spaces will be provided. c. List threatened or endangered species known to be on or near the site. None known d. Proposed landscaping, use of native plants, or other measures to preserve or enhance vegetation on the site, if any: Individual homeowners will provide Landscaping . In addition, landscaped buffer will be provided along the property frontage. 5 • Environmental Checklist 5. ANIMALS a. Circle any birds and animals which have been observed on or near the site or are known to be on or near the site: Birds: hawk, heron, eagle, songbirds, other Mammals: deer, bear, elk, beaver, other Fish: bass, salmon,trout, herring, shellfish, other b. • List any threatened or endangered species known to be on or near the site. None known. c. Is the site part of a migration route? If so, explain Not to our knowledge. d. Proposed measures to preserve or enhance wildlife, if any: None. 6. ENERGY AND NATURAL RESOURCES a. What kinds of energy (electric, natural gas, oil, wood stove, solar) will be used to meet the completed project's energy needs? Describe whether it will be used for heating, manufacturing, etc. The use and incorporation of electric heating along with wood burning stoves and fireplaces associated with future residential construction is anticipated. b. Would your project affect the potential use of solar energy by adjacent properties? If so, generally describe. No c. What kinds of energy conservation features are included in the plans of this proposal? List other proposed measures to reduce or control energy impacts, if any: N / A 7. ENVIRONMENTAL HEALTH a. Are there any environmental health hazards, including exposure to toxic chemicals, risk of fire and explosion, spill, or hazardous waste, that could occur as a result of this proposal? If so, describe. Yes. Those commonly associated with construction of a project of this type and the operation of construction equipment. 1) Describe special emergency services that might be required. None anticipated 2) Proposed measures to reduce or control environmental health hazards, if any: N / A 6 Environmental Checklist b. Noise 1) What types of noise exist in the area which may affect your project (for example: traffic, equipment, operation, other)? Traffic on N.E. 3rd Street 2) What types and levels of noise would be created by or associated with the project on a short-term or a long-term basis (for example: traffic, construction, operation, other)? Indicate what hours noise would come from the site. Typical noise associated with construction of street, utilities and residential construction may be anticipated during normal working hours. Vehicular noises associated with typical residential developments may be anticipated and would occur at 3) Proposed measures to reduce or control noise impacts, if any: times consistent with this type of development. None 8. LAND AND SHORELINE USE a. What is the current use of the site and adjacent properties? The site is vacant. There are existing County Shops on the East side. The property to the South and West is vacant. b. Has the site been used for agriculture? If so, describe. Not recently c. Describe any structures on the site. None d. Will any structures be demolished? If so, what? No e. What is the current zoning classification of the site? R - 10 f. What is the current comprehensive plan designation of the site? RO g. If applicable, what is the current shoreline master program designation of the site? N / A h. Has any part of the site been classified as an "environmentally sensitive" area? If so, specify. None known Approximately how many people would reside or work in the completed project? 1?C more or less 7 Environmental Checklist j. Approximately how many people would the completed project displace? None k. Proposed measures to avoid or reduce displacement impacts, if any: N / A I. Proposed measures to ensure the proposal is compatible with existing and projected land uses and plans, if any:Al 1 City of Renton requirements will be met. 9. HOUSING a. Approximately how many units would be provided, if any? Indicate whether high, middle, or low-income housing. Approxi matel y 69 housing units will be provided for Low to Fixed income residents. b. Approximately how many units, if any, would be eliminated? Indicate whether high, middle, or low-income housing. None c. Proposed measures to reduce or control housing impacts, if any: N / A 10. AESTHETICS a. What is the tallest height of any proposed structure(s), not including antennas; what is the principal exterior building material(s) proposed. Tallest building height of proposed structures will be about 15 feet. Exterior building material will be primarily wood. b. What views in the immediate vicinity would be altered or obstructed? None c. Proposed measures to reduce or control aesthetic impacts, if any: N / A 11. LIGHT AND GLARE a. What type of light or glare will the proposal produce? What time of day would it mainly occur/Lights from individual dwelling units; Residential street lighting, and car headlights during the hours of darkness; mainly between 7 PM and 7 AM. b. Could light or glare from the finished project be a safety hazard or interfere with views? No 8 Environmental Checklist c. What existing off-site sources of light or glare may affect your proposal? None anticipated d. Proposed measures to reduce or control light and glare impacts, if any: None 12. RECREATION a. What designated and informal recreational opportunities are in the immediate vicinity? City of Renton Recreational Facilities are available. b. Would the proposed project displace any existing recreational uses? If so, describe. None known c. Proposed measures to reduce or control impacts on recreation, including recreation opportunities to be provided by the project or applicant, if any: On site recreational facilities will be provided as required by the City of Renton. 13. HISTORIC AND CULTURAL PRESERVATION a. Are there any places or objects listed on, or proposed for, national state, or local preservation registers known to be on or next to the site? If so, generally describe. None known b. Generally describe any landmarks or evidence of historic, archaeological, scientific, or cultural importance known to be on or next to the site. None known c. Proposed measures to reduce or control impacts, if any: N /A 14. TRANSPORTATION a. Identify public streets and highways serving the site, and describe proposed access to the existing street system. Show on site plans, if any. The site has access from N.E. 3rd Street. b. Is site currently served by public transit? If not, what is the approximate distance to the nearest transit stop? The site is served by Public Transit on N.E. 3rd Street c. How many parking spaces would the completed project have? How many would the project eliminate? The project will provide two parking spaces per unit. There are no parking places existing at this time. 9 Environmental Checklist d. Will the proposal require any new roads or streets, or improvements to existing roads or streets, not including driveways? If so, generally describe (indicate whether public or private? Some improvements to the N.E. 3rd Street may be required. In addition, new roadways will be constructed within the project. e. Will the project use (or occur in the immediate vicinity of) water, rail, or air transportation? If so, generally describe. None known f. How many vehicular trips per day would be generated by the completed project? If known, indicate when peak volumes would occur. Based on a rate of 4.81 trips per unit, total number of trips for 69 units are estimated at 332 per day. g. Proposed measures to reduce or control transportation impacts, if any: None 15. PUBLIC SERVICES a. Would the project result in an increased need for public services (for example: fire protection, police protection, health care, schools, other)? If so, generally describe. Since most of the residents in the park will be relocated from another park, increase in public services needed will be minimal. b. Proposed measures to reduce or control direct impacts on public services, if any. None 16. UTILITIES a. Circle utilities current) available at the site: -'�_ , atural g6 ,,'wat , fuse �eivic ,"te lepe, ry se er, septic system, • er. b. Describe the utilities that are proposed for the project, the utility providing the service, and the general construction activities on the site or in the immediate vicinity which might be needed. City of Renton will provide water sewer and garbage services. Telephone service will be by US West and electricity by Puget Power. C. SIGNATURE I, the undersigned, state that to the best of my knowledge the above information is true and complete. It is understood that the lead agency may withdraw any declaration of non- significance that it might issue in reliance upon this checklist should there be any willful misrepresentation or willful lack of full disclosure on my part. Proponent: Name Printed: Steve Harer Date: November 17 . 1998 10 Environmental Checklist D. SUPPLEMENTAL SHEETS FOR NONPROJECT ACTIONS (These sheets should only- be...used for actions involving decisions on policies, plaits and 1pragrams You dO Writ need fa fWl.out these sheets for project actions.) Because these questions are very general, it may be helpful to read them in conjunction with the list of the elements of the environment. When answering these questions, be aware of the extent the proposal, or the types of activities likely to result from the proposal, would affect the item at a greater intensity or at a faster rate than if the proposal were not implemented. Respond briefly and in general terms. 1. How would the proposal be likely to increase discharge to water; emissions to air; production, storage, or release of toxic or hazardous substances; or production of noise? Proposed measures to avoid or reduce such increases are: Stonmwater runoff from impervious areas and pollutant emissions from autos. 2. How would the proposal be likely to affect plants, animals, fish, or marine life? None exist at this time. Proposed measures to protect or conserve plants, animals, fish, or marine life are: Landscaping will be provided for homes 3. How would the proposal be likely to deplete energy or natural resources? Electricity and natural gas will be used for homes. Proposed measures to protect or conserve energy and natural resources are: Energy conservation measures to be incorporated in homes. 4. How would the proposal be likely to use or affect environmentally sensitive areas or areas designated (or eligible or under study) for governmental protection; such as parks, wilderness, wild and scenic rivers, threatened or endangered species habitat, historic or cultural sites, wetlands, flood plains, or prime farmlands? None anticipated Proposed measures to protect such resources or to avoid or reduce impacts are: None 5. How would the proposal be likely to affect land and shoreline use, including whether it would allow or encourage land or shoreline uses incompatible with existing plans? None anticipated Proposed measures to avoid or reduce shoreline and,land use impacts are: None 11 Environmental Checklist 6. How would the proposal be likely to increase demands on transportation or public services and utilities? The project will need utilities, transportation and other public services. However, since the residents are being located from another park, the need for additional services should be minimal . Proposed measures to reduce or respond to such demand(s) are: None 7. Identify, if possible, whether the proposal may conflict with local, state, or federal laws or requirements for the protection of the environment. None known. SIGNATURE I, the undersigned, state that to the best of my knowledge the above information is true and complete. It is understood that the lead agency may withdraw any declaration of non- significance that it might issue in reliance upon this checklist should there be any willful misrepresentation or willful lack of full disclosure on my part. Proponent: Name Printed: Steve Harer Date: November 17 , 1998 ENVCHLST.DOC REVISED 6/98 12 DEVELOPMENT SERVICES DIVISION WAIVER OF SUBMITTAL REQUIREMENTS FOR LAND USE APPLICATIONS LAND USE PERMIT SUBMITTAL WAIVED ` MODIFIED COMMENTS: REQUIREMENTS: BY: BY: Calculations, Survey, Drainage Control Plan 2 Drainage Report 2 Elevations, Architectural 3 AND 4 600,1`1 }vf Elevations, Grading 2 Existing Covenants (Recorded Copy)4 Existing Easements (Recorded Copy) 4 v Flood Plain Map, if applicable 4 014 v Floor Plans 3AND4 /M�N n jJ Geotechnical Report 2 AND 3 � I Y Grading Plan, Conceptual 2 Grading Plan, Detailed 2 King County Assessor's Map Indicating Site 4 Landscaping Plan, Conceptual4 Legal Description 4 List of Surrounding Property Owners 4 Mailing Labels for Property Owners 4 Map of Existing Site Conditions 4 Master Application Form 4 Monument Cards (one per monument) , Parking, Lot Coverage & Landscaping Analysis 4 Plan Reductions (PMTs) 4 Postage 4 Public Works Approval Letter2 Title Report or Plat Certificate 4 Topography Map (5' contours)3 Traffic Study 2 Tree CuttingNegetation Clearing Plan 4 A Utilities Plan, Generalized 2 Wetlands Delineation Map4 1'N Wetlands Planting Plan 4 Wetlands Study 4 -�' This requirement may be waived by: 1. Property Services Section PROJECT NAME: LU 2 Public Works Plan Review Section / 3 Building Section DATE: L / 7/' 4 Development Planning Section • ftacilEA rrO OCT 0 _/1/p0 N & 9 1998 rJ/Lb/A, bit MEMORANDUM is/ory • DATE: /D L9/5t? TO: Construction Services, Fire Prevention, Plan Review, Project Planner FROM: Jim Hanson, Development Services Division Director SUBJECT: New Preliminary Application: 6 i 2€ /?22z' //,, -Uyare4R' LOCATION: 28U2 /oc o f 41- ` (S • A meeting with the applicant has been scheduled for v -a2 Thursday, alao�``� for one of the 6th floor conference rooms (new city hall). If this meeting is scheduled at 10:00 AM, the MEETING MUST BE CONCLUDED PRIOR TO 11:00 AM to allow time to prepare for the 11 :00 meeting. Please review the attached project plans prior to the scheduled meeting with the applicant. You will not need to do a thorough "permit level" review at this time. Note only major issues that must be resolved prior to formal land use and/or building permit application submittal. If you are unable to attend the meeting, please send a representative. Please submit your written comments to e�} at least two (2) days before the meeting. Thank you. -j-At' 1— e /d4.2-7f), DEVELOPMENT PLANNING CITY OF RENTON • NOV 20 1998 RECEIVED • G�. O� . CITY OF RENTON 0 ��NTo, FIRE PREVENTION BUREAU MEMORANDUM DATE: October 12, 1998 TO: Peter Rosen, Planner /7g..._ FROM: Jim Gray, Assistant Fire Marshal SUBJECT: Blueberry Hill Manufactured Home Park, 2800 Blk NE 4th Fire Department Comments: 1. A fire hydrant with 1000 GPM fire flow is required within 300 feet of all new single family structures. If the building square footage exceeds 3600 square feet in area, the minimum fire flow increases to 1500 GPM and requires two hydrants within 300 feet of the structure. 2 2. A fire mitigation fee of$488.00 is required for all new single family structures. If all lots contain one single family structure, the fee for 67 lots would be $32,696.00. 3. The streets as shown do not meet City Street design Standards according to width. 4. This project requires a secondary means of access. 5. All building addresses shall be visible from the public street Please feel free to contact me if you have any questions. City of Renton InterOffice Memo To: Peter Rosen From: Kayren K. Kittrick Date: October 21, 1998 Subject: Blueberry Hill MHP PreApplication Review NOTE ON PRELIMINARY REVIEW COMMENTS CONTAINED IN THIS REPORT: The following comments on development and permitting issues are based on the pre-application submittals made to the City of Renton by the applicant. The applicant is cautioned that information contained in this summary may be subject to modification and/or concurrence by official decision makers (e.g. Hearing Examiner, Boards of Adjustment, Board of Public Works and City Council). Review comments may also need to be revised based on site planning and other design changes required by the City or made by the applicant. WATER 1. There is an existing 16" diameter water line in NE 3rd Street. An extension to serve the site with domestic and fire service will be required. The derated fire flow in the vicinity is modeled at approximately 4000 gpm with a static pressure of 65 psi. There may be fire hydrants in the vicinity that may be counted towards the fire protection of this project, but are subject to verification for being within 300 feet of the nearest corner of the building. 2. The project site is in the 435 pressure zone, and is located in Aquifer Protection Zone 2. 2. The Water System Development Charge (SDC) will be charged at a rate of $680.00 per dwelling unit. SANITARY SEWER 1. There is an existing sewer in NE 3rd Street, but it is too shallow for gravity service. Extension of a sewer line shall be required to a downstream manhole located in the proposed Cedar Crest Park. Depending on timing of construction, a sewer extension may be available for connection from the Cedar Crest site. Both options shall require an easement for construction and maintenance. 2. The Sanitary Sewer SDC is triggered and will be assessed at a rate of$468 per dwelling unit. In addition,the East Renton Interceptor SAD will be assessed against the site. SURFACE WATER 1. A level one drainage study in accordance with the King County Surface Water Design Manual is required. Retention/detention calculations are required for this project. Water quality treatment sized for the new impervious surfaces subject to vehicular access is required. If the underlying soils allow, infiltration may be an option. 2. The Surface Water SDC is assessed based on the total new impervious surface square footage as reflected in the final design. The charge is determined by multiplying the gross square footage by$0.129. Blueberry Hill MHP PreApplication Review 10/21/98 Page 2 TRANSPORTATION 1. The traffic mitigation fee of$75 per additional generated trip shall be assessed per dwelling unit at a rate of 4.81 trips. ($75 x 4.81 x 66 =$23,809.50) 2. Full street improvements including, but not limited to paving, sidewalks, curb & gutter, street signs and street lights are required along the full frontage of NE 3rd Street to match the Cedar Crest frontage improvements. 3. All wire utilities shall be installed underground per the City of Renton Undergrounding Ordinance. If three or more poles are required to be moved by the development design, all existing overhead utilities shall be placed underground. 4. The location of the entrance should be moved as close to the east property line as possible to line up with the Chantelle Apartment entrance to take advantage of the existing left turn lanes. If the entrance remains at the proposed location, additional channelization will be required to provide safe left turn capability. 5. Asphalt or concrete streets and concrete curbing shall be provided to each lot. The minimum width of streets shall be thirty feet. Concrete sidewalks of at least five feet in width shall be placed along at least one side of each street or located in the back or side of each lot so there is sidewalk access to all lots. PLAN REVIEW 1. All plans shall be prepared by a Washington State licensed engineer and conform to the Renton Drafting Standards which are attached for reference. Also attached for general information are a fee reference sheet and the King County Storm Water standards as adopted by the City of Renton. 2. A construction permit is required. When plans are complete three copies of the drawings, two copies of the drainage report, a construction estimate and application fee shall be submitted at the fourth floor counter. A fee worksheet is attached for your use, but prior to preparing a check it is recommended to call 235-2631 for a fee estimate as generated by the permit system. CC: Neil Watts • CITY OF RENTON Planning / Building / Public Works MEMORANDUM DATE: October 27, 1998 TO: Pre-Application File FROM: Peter Rosen, Senior Planner SUBJECT: Blueberry Hill Manufactured Home Park-- Pre-App File #98-77 We have completed a review of the pre-application for the proposed the Blueberry Hill Manufactured Home Park. Listed below and attached on several sheets are our preliminary findings. Although every attempt is made to ensure that these comments are complete, a more thorough examination of the project at the time of application submittal may reveal additional issues that may alter these comments or require additional comments. The subject site is presently zoned R-10. The R-10 zone allows manufactured homes but they must be on separate, subdivided lots and would be subject to the development standards of the R-10 zone. A rezone to Manufactured Home Park (T) would be necessary to establish a manufactured home park on the site. The following discussion will analyze the pre-application based on the development standards of the Manufactured Home Park (T) zone. There are two sections of Title IV Renton Building Regulations which pertain to manufactured home parks: Chapter 11 Mobile Home Parks and the Manufactured Home Park Zone Section 4-31-13 of the Zoning Code (Chapter 31). The development standards listed in both code sections appear consistent. The applicant should become familiar with the requirements of both sections of the code. Development Standards. Density and Minimum Lot Area - The T zone allows for a net density range of 5 to 10 dwelling units per acre. Net density is calculated by subtracting environmentally sensitive areas from the gross area of the site. Wetlands and slopes greater than 40% are considered environmentally sensitive areas. The proposal appears to have a net density of 8.62 dwelling units per acre which meets the allowable density range. The minimum lot area for each manufactured home is 3,000 square feet. The smallest lot areas of the proposal (81.00 feet x 37.04) are 3,000 square feet. Lot Width and Lot Depth: The T zone requires a minimum lot width of 40 feet for interior lots and 50 feet for corner lots. The minimum lot depth is 75 feet. Most of the proposed lots have a lot width of 37.04 feet and the applicant would require approval of a variance for these lots. The proposed lot depths of 81 feet conform to the zone standard. Lot Coverage: No more than 40% of any lot may be covered by a manufactured home and any enclosed accessory structure. Setbacks: Setbacks for new manufactured home parks are not listed in the T zone, however, there is a reference to the Mobile Home Park, Chapter 11. Minimum standards in this Chapter include a 10 foot front setback, 5 foot side and rear setback, and 10 feet from another mobile home measured closer than 20 feet to any public street or highway. Roads/Access: Both code sections specify that there must be at least 2 points of access, one of which must be on a principal, minor or collector arterial. The minimum width of private streets within the park must be 30 feet. There shall be concrete sidewalks at least 5 feet wide on at least one side of each street. The pre-application site plan does not comply with these standards. There is only one means of access shown and the internal street is 20 feet wide. A secondary access will also be a requirement of the Fire Department. The applicant may request approval of a variance for the reduced road width. Landscaping/Screening: The code requires a solid wall or view obscuring fence, hedge or equivalent, a minimum of 5 feet in height, to be established around the entire perimeter of the site, except for driveway and walkway openings. A landscape plan for the individual lots and the mobile home park site will require approval of the Hearing Examiner. A minimum of 10% of the total area of the park should be reserved for a playground/recreation area. The slope area on the west part of the site may not provide the usable area as required by the code. A concrete patio is required for each lot, not less than 125 square feet in size with a minimum width of 8 feet. Parking: Each home site requires 2 off-street parking spaces. In addition, the manufactured home park zone requires a screened parking area for boats, campers, travel trailers, etc. at a ratio of one space per 10 lots. Permit Requirements. The proposal would require SEPA environmental review, approval of a Manufactured Home Park application and a rezone. Variance(s) would be required if the proposal does not meet development standards listed in the code. The applicant should submit the proposal as a consolidated permit application. Renton's Regulatory Reform Ordinance allows an applicant to file all related permit applications concurrently. Under this scenario, the City's Environmental Review Committee would first conduct the environmental review and issue a SEPA threshold determination. The Hearing Examiner would conduct an open record public hearing and make a recommendation on the rezone application, the Manufactured Home Park application, and any associated variances to the City Council. If there is an appeal of the environmental determination, the appeal would be heard by the Hearing Examiner concurrent with the public hearing. The City Council would have the final decision-making authority on the rezone, the Manufactured Home Park application, and any associated variances. The consolidated process would take approximately 16 to 20 weeks. Rezone The subject site is presently zoned R-10. A rezone to Manufactured Home Park (T) would be necessary to establish a manufactured home park on the site. The site is located in the Residential Options (RO) Comprehensive Plan designation. The Manufactured Home Park (T) is considered consistent with the RO designation and therefore a Comprehensive Plan Amendment will not be required as a part of the project application. The code includes specific findings in Section 4-8-14.C. that the Hearing Examiner will consider in making a recommendation to the City Council on the rezone request. CC: Jana Huerter Blueberry Hill manufacture Home Park.DOC MEMORANDUM DATE: /0/9/yS TO: Long Range Planning FROM: Jim Hanson, Development Services Division Director SUBJECT: New Preliminary Application: 4 eriik Ci? / 12 i- (6 LOCATION: 23Z1 riOC.i, ( /16 r Please review the attached preliminary project plans for consistency with applicable Comprehensive Plan Policies. �,, Please submit your written comments to /%i4e,r ''0Se1�1, no later than 0 . 0'k- . Thank you. We will not be able to include comments received after this date in the presentation/summary we prepare for the applicant. • tCC)r) 1 , }-kUuS►n1c. EU=-r,N v-r Pout�►u3 suPPo [307H l.ow inlco� ►E 14ous1►v� oppoe_I vrv\t‘&"3 A-NO VI uFAcc rv2er, Ho AfEt..0 r-1 5 TilietT Paovioc 4}ovSiN UPPorl-7uNI i!eTh FoCZ (-1t0f)lx t} € ou iNc-o E V'krterhE No vsc .7+0LS)S . N o 6'o t_i ul ► 55 u Foe__. STyzA7ez..i C. eurAn Ai► eve_ Level I Drainage Study and Preliminary Storm Drainage Calculations for Blueberry Hill Manufactured Home Park November 19, 1998 • i*H M•N. Wsiti+ 9 ,ANNING �`�6� �� LOpCi-tMEN EPN�ON O ./ OF R ,ace D GeNe 7 Prepared By: S.M. Hasan, PhD, PE P.O. Box 2019 Ocala, Florida 34478-2019 TABLE OF CONTENTS 1 . Technical information report worksheet and project narrative 2. Description of existing and proposed on-site drainage features 3. Analysis of core requirement numbers one through five from King County surface water manual 4. Analysis of special requirements from King County surface water manual 5. Preliminary detention sizing calculations era:; 1 • Page 1 of 2 `. King County Building and Land Development Division TECHNICAL INFORMATION REPORT (TIR) WORKSHEET ART 1 mama OWNER AP:' • , ' MEd 2 PROJECT LOCATION •. PROJECT ENGINEER 1. ' . AND DESCRIPTION Project Owner T & E Investments _ Project Name __Blueberry Hill Address 353 Vuemont Place Renton, WA 98055 Location _�_ Phone (425) 255-2315 Township 23Range 5 Project Engineer S.M. Hasan, PhD, PE Section 16 Company S.M. Hasan, PhD, PE Project Size 7.77 AC Address Phone P.O. Box 2019 Ocala, F1.34478-201' Upstream Drainage Basin Size AC - —___ (352) 629-0211 _ _-___ PART 3 TYPE CIF PERMIT;APPLICATION. PART 4.OTHER PERMITS . . . _ L`] Subdivision I I DOF/G HPA El Shoreline Management F] Chort Subdivision ri COE 404 CDRockery I X I Grading I I DOE Dam Safety [-.] Strrc!ural Vaults El Commercial I I FEMA Floodp!ain = Other ' [ 1 Other Manufactured Hare Park -- [___I COE Wetlands I I HPA ] •ARTS•SITE COmAtJINIYY AND ' " . , ` . . - - ' - . . .. . Community ) Drainage Basin Cedar River •PART 6 SITE C11A1Af.'TERISTICS::.,:..,',;;;,1.. . . I I River I _ i ioodplan —__ [ 1 Stream __ [._.] ','Jetlands _ I I Critical Stream Reach [ ] Sc:eps/Sprincs D Depressions/Swales (-.j H,gh Groundwater Table Lake I I Groundwater Recharge Steep Slopes __ _ ._._ .__ El Other ___ - Lakeside/Erosion Hazard PART 7`SOILS °,t ,. ;,,. ` ...x.ys`Y,:i, . . Soil Type .- Erosion Potential F.rosive Vc loc,t,c:s Everett — Variable Low — ---- _. . I 1 AC . tional Sheets Aratcr • a ! p;)•J Figure 1 • Page 2 of 2 King County building and Land Development Division TECHNICAL INFORMATION REPORT (TIR) WORKSHEET . PART 8 DEVELOPMENT.LIMITATIONS. REFERENCE LIM i,. f:SI1 E CONSi i ':( El Ch. 4 - Downstream Analysis El ; o o - — 0 , O = Additional Sheets Matched PART 9.ESC REQUIRFAIENTS , , • ' ' . . MINIMUM ESC REQUIREMENTS MINIMUM ESC REQUIREMENTS DURING CONSTRUCTION FOLLOWING CONSTRUCTION I T) Sedimentation Facilities IX i Stabilize Exposed Surface © Stabilized Construction Entrance ,X ) Remove and Restore Temporary ESC Facilities 0 Perimeter Runoff Control l i Clean and Remove All Silt and Debris Q Clearing and Grading Restrictions X] Ensure Operation of Permanent Facilities G' Cover Practices I I Flag Limits of NGPES IX 1 Construction Sequence • El Other [J Other { • . 1 PART 10 SURFACE WA1 I SYSTEM . • I I Grass Lined Channei I -1 Tank [y 1 Inl,l:ration Method of Analysis (Xi Pipe System C] Vavy (l Depression SBUH _ n Open Channel E] Energy D:t •..<.pator [-] Flow Dispersal Compensation/Mitigation = Dry Pond ED Wetland L:] Waver of Eliminated Site Storage 71 Wet Pond 113 Stream 1.-] Regional Detention ---- -- Bief Description of System Operation St ndater disposal id. by..underground detention Facility Related Site Limi;a Reference Facility Lr; •- ( ,) Additional Sheets At;alched I --- i ..PART 11 'STRUCTURALANALYSIS ' • ''PART 12'EASEEAAENTS/IRACTS (May require spat ial stn,elurat review) V L:7 Drainage Ems. 'r ,.-• t l ) Cast in Place Vault [.. J C t r 0Access Easement l I Retaining Wall Native Growth Protection t n Rockery>4'High [J Tract [_.J Structura'on Steep Slt.; -_-- [_.j Other PART.14 SIGNATURE _.._.... I or a civil engineer under rry supervision have vir. red the site. Actuaj Ural(-d Ir,r i SIte conditions ....No as observed . o incur F rr;i y wo i shoel and Ira: 1 / / anatehments. To the best e. •-•y knowledge the ir,f-,,:nation provided nere is accurate. '` Figure r • 1 . Technical information report worksheet and project narrative The proposed project is located on a 7.77 acre site in east Renton. The site will be developed into a 69 space manufactured home park in order to relocate residents from nearby Lake Terrace Park in the City of Renton. Vehicular access will be via N.E. 3rd Street which runs along the northern boundary of the property. The site is a gravel pit which has been mined of most of the useful coarse gravel materials and filled with good fill material. Stormwater from the proposed paved surfaces and roofs will be controlled through the use of underground detention pipe and released at predevelopment rate into the existing storm drain pipe located on N.E. 3rd Street. Page 1 3. Analysis of core requirement numbers *I through 5 from King County Surface Water Manual The following core requirements requirements by the King County Storm Water Manual will be met by the design of this system. These include the following: 1. Discharge at Natural Location. Most of the site drainage is to N.E. 3rd Street. This pattern will be maintained. This system will be designed by qualified Civil Engineer. The system as designed will closely replicate the existing predevelopment conditions. 2. Off-Site Analysis. As stated previously, no flooding problems of the existing storm drain were noticed. There will be no increase in runoff discharge to the drain after development. 3. Runoff Control. The detention system for this project will be sized in conformance with King County's manual. The preliminary calculations are enclosed within this report. 4. Conveyance System. All the conveyance systems to be constructed within this project will be designed in conformance with the King County Storm Manual. These will be designed to the 25-year storm event. 5. Erosion/Sedimentation Control Plan. A detailed erosion and sedimentation control plan is being submitted as part of the grading permit application. Page 3 4. Analysis of Special Requirements The final design of this project will be in detailed compliance with all of the special requirements. The special requirements which might apply to this project include the following: o Special Requirement No. 5, Special Water Quality Controls o Special Requirement No. 12, Soils analysis and Report The above - mentioned special requirements will be further analyzed, if necessary, during the final design for construction permits. A geotechnical report has been completed and is a part of this submittal. Water quality treatment will be provided through the use of dead storage per King County Surface Water Design Manual. Page 4 SBUH (Combined) 3 DATA INPUT (Runoff Routing): RESULTS (Runoff Routing): 4 24 = Total Computational Time (hours) _ 5 0.25 = Computational Time Increment (hours) 6 8.27 = Drainage Area (Acres) 7 0 = % Effective Impervious Area 2.00 inches = Total Rainfall 8� 0 = % Noneffective Impervious Area 0.80 inches = Total Runoff _ 9 100 = % Pervious Area 1.2 inches = Total Infiltration 10 1.27 = Time of Concentration (hours) 0.59 cfs = Peak Flow 11 85 = Runoff Curve Number (Pervious Area) 8.5 hours = Time of Peak Flow 12 2 = Total Rainfall (inches) 13 0.25 = Rainfall Time Increment (hours) 14 (Put X Below) Type of Rainfall Data: (Put X Opposite) 15 X <- Data Entered by User (Enter Below) 16 ► <- SCS Type II 17 <- SCS Type II (Modified) 18 <- Orange County 24-Hr Rainfall Dist. Blueberry Hill Santa Barbara Urban Hydrograph Input Data and Results Predevelopment Condition 2 Year 24 Hour Storm SBUH (Combined) B C D E F G H I 3 DATA INPUT (Runoff Routing): RESULTS (Runoff Routing): 4 24 = Total Computational Time (hours) 5 0.25 = Computational Time Increment (hours) 6 8.27 = Drainage Area (Acres) 7 0 = % Effective Impervious Area 2.90 inches = Total Rainfall 8 0 = % Noneffective Impervious Area 1.50 inches = Total Runoff 9 100 = % Pervious Area 1.4 inches = Total Infiltration 10 1.27 = Time of Concentration (hours) 1.32 cfs = Peak Flow 11 85 = Runoff Curve Number (Pervious Area) 8.25 hours = Time of Peak Flow 12 2.9 = Total Rainfall (inches) 13 0.25 = Rainfall Time Increment (hours) 14 (Put X Below) Type of Rainfall Data: (Put X Opposite) 15 X <- Data Entered by User (Enter Below) 16 <- SCS Type II 17 <- SCS Type II (Modified) 18 <- Orange County 24-Hr Rainfall Dist. Blueberry Hill Santa Barbara Urban Hydrograph Input Data and Results Predevelopment Condition 10 Year 24 Hour Storm SBUH (Combined) B C D E F G H I 3 DATA INPUT (Runoff Routing): RESULTS (Runoff Routing): 4 24 = Total Computational Time (hours) 5 0.25 = Computational Time Increment (hours) 6 8.27 = Drainage Area (Acres) 7 0 = % Effective Impervious Area 3.90 inches = Total Rainfall 8 0 = % Noneffective Impervious Area 2.37 inches = Total Runoff 9 100 = % Pervious Area 1.53 inches = Total Infiltration 10 1.27 = Time of Concentration (hours) 2.25 cfs = Peak Flow 11 85 = Runoff Curve Number (Pervious Area) 8.25 hours = Time of Peak Flow 12 3.9 = Total Rainfall (inches) --- 13 0.25 = Rainfall Time Increment (hours) 14 (Put X Below) Type of Rainfall Data: (Put X Opposite) 15 X <- Data Entered by User (Enter Below) 16 <- SCS Type II 17 <- SCS Type II (Modified) 18 <- Orange County 24-Hr Rainfall Dist. Blueberry Hill Santa Barbara Urban Hydrograph Input Data and Results Predevelopment Condition 100 Year 24 Hour Storm SBUH (Combined) B F C D E F G H i 3 DATA INPUT (Runoff Routing): RESULTS (Runoff Routing): 4 24 = Total Computational Time (hours) 5 0.25 = Computational Time Increment (hours) 6 7.25 = Drainage Area (Acres) 7 45 = % Effective Impervious Area 2.00 inches = Total Rainfall 8 0 = % Noneffective Impervious Area 1.34 inches = Total Runoff 9 55 = % Pervious Area 0.66 inches = Total Infiltration 10 0.37 = Time of Concentration (hours) 1.66 cfs = Peak Flow 11 85 = Runoff Curve Number (Pervious Area) 8 hours = Time of Peak Flow 12 2 = Total Rainfall (inches) 13 0.25 = Rainfall Time Increment (hours) 14 (Put X Below) Type of Rainfall Data: (Put X Opposite) 15 X <- Data Entered by User (Enter Below) 16 <- SCS Type II 17 <- SCS Type II (Modified) 18 <- Orange County 24-Hr Rainfall Dist. 19 Blueberry Hill Santa Barbara Urban Hydrograph Input Data and Results Postdevelopment condition 2 Year 24 Hour Storm SBUH (Combined) B C D E F G H I 3 DATA INPUT (Runoff Routing): RESULTS (Runoff Routing): 4 24 = Total Computational Time (hours) 5 0.25 = Computational Time Increment (hours) 6 7.25 = Drainage Area (Acres) 7 45 = % Effective Impervious Area 2.90 inches = Total Rainfall 8 0 = % Noneffective Impervious Area 2.13 inches = Total Runoff 9 55 = % Pervious Area 0.77 inches = Total Infiltration 10 0.37 = Time of Concentration (hours) 2.76 cfs = Peak Flow 11 85 = Runoff Curve Number (Pervious Area) 8 hours = Time of Peak Flow 12 2.9 = Total Rainfall (inches) 13 0.25 = Rainfall Time Increment (hours) 14 (Put X Below) Type of Rainfall Data: (Put X Opposite) 15 X <- Data Entered by User (Enter Below) 16 <- SCS Type II 17 <- SCS Type II (Modified) 18 <- Orange County 24-Hr Rainfall Dist. 19 Blueberry Hill Santa Barbara Urban Hydrograph Input Data and Results Postdevelopment condition 10 Year 24 Hour Storm 2. Description of existing and proposed on-site drainage features The methodology in handling the developed stormwater from the pavement areas, as well as the roofs and yards, will utilize a closed detention system. The detention system will be designed in accordance with the King County Surface Water Design Manual. The detention system will be sized to accommodate a 100 year storm event. A topographic map of the site is enclosed.The eastern portion of the site, 4.87 acres, currently drains to N.E. 3rd Street while the western portion of the site, 2.90 acres, drains to the west. A small portion of the offsite drainage area is located to the east and south of the site. This offsite area is estimated at 0.50 acres.For the post development condition the drainage area draining to the west will be 1.02 acres which is less than the areas under the predevelopment condition 2.9 acres. The drainage area draining to N.E. 3rd Street will be 7.25 acres which is greater than the corresponding predevelopment area of 5.37 acres including 0.5 acres offsite area. However, the discharge to N.E. 3rd Street will not increase due to detention control. Existing storm drain pipe on N.E. 3rd Street is a 12" concrete pipe located on the south side of the street and flows in a southwesterly direction and discharges into a system near 1405. In front of the subject property the storm drain line is about five foot deep. There are no noticeable erosion or flooding problems along this storm drain. Page 2 SBUH (Combined) B C D E F G H 3 DATA INPUT (Runoff Routing): RESULTS (Runoff Routing): 4 24 = Total Computational Time (hours) 5 0.25 = Computational Time Increment (hours) 6 7.25 = Drainage Area (Acres) 7 45 = % Effective Impervious Area 3.90 inches = Total Rainfall 8 0 = % Noneffective Impervious Area 3.06 inches = Total Runoff 9 55 = % Pervious Area 0.84 inches = Total Infiltration 10 0.37 = Time of Concentration (hours) 4.06 cfs = Peak Flow 11 85 = Runoff Curve Number (Pervious Area) 8 hours = Time of Peak Flow 12 3.9 = Total Rainfall (inches) 13 0.25 = Rainfall Time Increment (hours) 14 (Put X Below) Type of Rainfall Data: (Put X Opposite) 15 X <- Data Entered by User (Enter Below) 16 <- SCS Type II 17 <- SCS Type II (Modified) 18 <- Orange County 24-Hr Rainfall Dist. 19 Blueberry Hill Santa Barbara Urban Hydrograph Input Data and Results Postdevelopment condition 100 Year 24 Hour Storm A-zz h L© cogxA-7•0 ) .�S •n y� rah o•o c9 x .P -� r, E _�, °9 IcA-7-2AL:9%1/-110 Pjj 2 (2 ,./ rnir`7'sJP-50 600 _ p ) L./ - o h •O 2. A. Q .74 •0 5 o-77E- . ors� v r---ej . r557/22 r2'7/C ,�y� 2S/ s�o v,o J- / ? cfr, sty 7 /V •a-y r --7%.9_9 -v 9 ' ;r1-7 es- CIA-0 r 0 ____. ".0,7^,rr9vi_t c)s /_..3 ?"-)52j, c_479 e4,1 v -z aorirj -?-5() -1-NR,vt/cleia-iN-r)-(ci. 39teN_/V7/c v►-'?r 2 5. Preliminary Detention sizing calculations The enclosed are preliminary calculations for the sizing of the detention facility for this project. Predevelopment and postdevelopment hydrographs for 2,10 and 100 year storm events were developed by means of Santa Barbara Urban Hydrograph and are included in this report. Detention volume required was calculated by using Figure 6.1 included in TR 55 and is as follows Storm Event Predevelopment Post Development Detention Volume Peak Rate Volume Peak Rate Volume cfs ins. cfs ins. 2 0.59 0.8 1.66 1.34 10 1.32 1.5 2.76 2.13 100 2.25 2.37 4.06 3.06 19%of 3.06"=0.58" = 15264 cubic feet Detention required is 15264 cubic feet plus storage required for water quality treatment. Page 5 Appendix . KING COUNTY, WASL_ _ NGTON, SURFACE WATT DESIGN MANUAL I. 1 .iil TABLE 3.5.2B SCS WESTERN WASHINGTON RUNOFF CURVE NUMBERS SCS WESTERN WASHINGTON RUNOFF CURVE NUMBERS (Published by SCS in 1982) Runoff curve numbers for selected agricultural, suburban and urban land use for Type 1A rainfall distribution, 24-hour storm duration. CURVE NUMBERS BY HYD LOGIC SOIL GROUP LAND USE DESCRIPTION B C 0 Cultivated land(1): winter condition 86 91 94 95 Mountain open areas: low growing brush and grasslands 74 ; 82 89 92 Meadow or pasture: 65 78 85 89 Wood or forest land: undisturbed or older second growth 42 64 76 81 I Wood or forest land: young second growth or brush 55 72 81 86 Orchard: with cover crop 81 88 92 94 Open spaces, lawns, parks, golf courses, cemeteries, d,� I landscaping. (r is!��T"'' good condition: grass cover on 75% �*►"' or more of the area ® 80 86 90 v � fair condition: grass cover on 50% to 75% of the area 77 90 92 Gravel roads and parking lots 76 85 89 91 Dirt roads and parking lots 72 82 87 89 IImpervious surfaces, pavement, roofs, etc. 98 98 98 Open water bodies: lakes, wetlands, ponds, etc. 0 100 100 100 ISingle Family Residential (2) Dwelling Unit/Gross Acre % Impervious (3) 1.0 DU/GA 15 Separate curve number I 1.5 DU/GA 20 shall be selected 2.0 DU/GA 25 for pervious and 2.5 DU/GA 30 impervious portion 3.0 DU/GA 34 of the site or basin I 3.5 DU/GA 38 4.0 DU/GA 42 4.5 DU/GA 46 \5.0 DU/GA 48- I 5 DU/GA 50 6.0 DU/GA 52 6.5 DU/GA 54 7.0 DU/GA 56 IPlanned unit developments, % impervious condominiums, apartments, must be computed commercial business and Iindustrial areas. (1) For a more detailed description of agricultural land use curve numbers refer to National Engineering Handbook, Section 4, Hydrology, Chapter 9, August 1972. I (2) Assumes roof and driveway runoff is directed into street/storm system. (3) The remaining pervious areas (lawn) are considered to be in good condition for these curve numbers. I *6 3.5.2-3 11/92 I RUNOFF CURVE NUMBERS I KING COUNTY, WASHINaTON, SURFACE WATER DESIaN MANUAL 1 IP2yr = 2.0 in. J FIGURE 3.5.1C 2-YEAR 24-HOUR ISOPLUVIALS • ---- trill `' ,;70rAV ti peAlawA4 t .t� �E 1 NP4 V41U - c --` T giTAI re k ;II , ,,, Ilk I fq giOlrff,tt milt/ill i - „colitim 7ravtroult catilik , I /?‘ (drilla, il. -Ail vs V liatimvalopusat ,-- 11,14 !LA, 4VA . 69Q Vir •• witilitt . •,... iq / -114141011.1111r. : PoP9irei .7.1,,, 11 li SI klIIN, r..., . • (c)?(:) ,ir, b t - •!.. ttig Ii"n,-. — V ) IJLS4O \ 'WNELi..-1 AT -Ittl"----"A'd kir' iii • 'i . A:— Irifirbbohrol i Otirris i===''''--mo Ifillit<, i ;r1101% I doi*I'A •--tit ''' 1117, _ 111.A4r/V:1411111FaMogramin . . ......-- Allw-ot i i ii 41-44.11,,. ' ' • 6. lik •rA'ir -,r -7;,,,wfre,...........r.......,..„,„... ... -4,,,,,,,14,•• Irk* • . ...- -IT Artirior,...,.. .motelir. ,. ,,. viiiivoikim 1, ) .1 t . iiiiro.... .....„..._ ., 0 tow Pr' A Fir ,b- er 0.1 I . Ilk t ,‘ . 11 . \ - vipe ,.-"/ .-_iallI14\zit; 1 qf 4 N lird-7: Fr ---. - `it. .1/ ,.1 l iIi"i�1� SITE :,g`1.i1rWelk"ieN,a.k:-I :I-AN _ ,I / 'fflok '` -- 'el;I Wii 0•e--iV aVAINS .-- *Itt 44-. ' ' .-- /\' --. ;- ' V li o Oh Mitifirdis i 4`'-.- 1164taimplIER 16. c.• ►. 44✓ 4s I i Wilt - / • i Ili= - Tam! ...alms --r , - i IlIttilsam ' wicsrilir lik /al *0 It .,. . - ....,K e `. W 4 ,•• WA - Inr-Res Iseamtpipout 14,00,,- / ) r/ ). ,,,,i,r4-1-. 1 -44,K.49_,. ,,,„mm, :.. ...iii ..,e , - • c • 4. __,, il‘t. ... ALiotillin iat - fehts4 . im. d t#I . \71:tt — /'N\. .._, . 146* - cell_m0Pin 1 1 CV —-iv . .•_-.1_ Fil FA I§OW ' -- s'. \ i PiL tat 1 1 (V\ CAW 1 Mill..‘,,-. 4, -.,- ,.00111 ..11' ''.-,,- ,a, 41Wfrir NM • pail. , ,r , , ,, 1 h,, Fp:::: ) . ir- .._ -,\, - .3111.iR6 I. .-_,•04..•• vivAra Emr \ I 2-YEAR 24-HOUR PRECIPITATION dgw�� INIVA / 1, ,.3.4�' ISOPLUVIALS OF 2-YEAR 24-HOUR ‘ Val�� me _ $.�� I TOTAL PRECIPITATION IN INCHES �. 'r Ir_ 0 1 2 3 4 5 6 7 6 Mlles AV ^: 4 ,,,,,D I1s300.000 3.5.1-8 2-YR ISOPLUVIAL KING COUNTY. WASHINGTON. SURFACE WATER DESIGN MANUAL 1 PlOyr = 2.9 in. FIGURE 3.5.1E 10-YEAR 24-HOUR ISOPLUVIALS 22 1 \ !O011��fr 00.. '4 Ai h \ ��� A .1 .......i, ii ik. .... 11111 \ - tripaialr � .t. ii . , - 440144140.- - i � Ire _PArm, . a° \ ": \ -MOW iliiter #giki NI rid 1 ', _ "%1 �3 'ram / ► t - t'r141; , iv:. ‘,... --? . gaLl- ., - yr 0 tiv. i a/ k ,__.-Avgiv 14 t*J'-' Airiwo.,' „ VOPH,firm_RAM/1114111A2 I `ii Vervilis '1'1.- Of •f, -"Apmoolliba," .___ ,_, ' 3‘2 /. 111104‘kilk% S aff/Afi ,rinftfillt, - . Ile: °u ° \ k3 i2=70 .1 - v1. ,-14at0't ongli 1oor;.. I( litILR► ‘ SITE L. !1 anwi llp\ **4A1, st1: • .., NA -41FatitigliO __Joilreff"0, r. c rt / 41 .ifivia-rialmo, , �,.:. \ ' = (7- „.. _.:__ ,„ i i.tivi , -y---i i 111 \ A i )-1 Li i , .I IrrwaVallille111454 • \ ,..( __ 7-e- wil rip i ;)oikiiii .,„ ( 1 11 . __ , ir i ~; ����� 11 Pr41,4111i 1M• ni ---';'9071/14 \ i ) / •'''r Alialplinh V11111-1F Ir 4 _ Mai .min::" _ - WI —ii-t 7 ja . ,Arr- 4. -, . PPROF " �, _ 1,.. St � sir • Atria ,r a. .• ril MA i lrArinkrillel — 1 ' . I, 10-YEAR 24-HOUR PRECIPITATION ���,_�;�; (� 3.4�' ISOPLUVIALS OF 10-YEAR 24-HOUR v. ����r� :' , , TOTAL PRECIPITATION IN INCHES 3O ,: _ , 0 1 2 3 4 5 6 7 6 M IISs I1: 300,000 3.5.1-10 10-YR ISOPLUVIAL - •} d — KING COUNTY, WASHINGTON, SURFACE WATER DESIGN MANUAL P100yr = 3.9 in. IGURE 3.5.1H 100-YEAR 24-HOUR ISOPLUVIALS 33..P ------varaveos*eiTts 104 __A Am_ i i ,7 .: g is k ik-zi-irlit iste F a, - -As -, -.4 s, 1111111-WIIII, .ff ilii �-.. ‘k i illiiMOD ViiifTivalr vipra . o 313:.!.• :i 3<411!V 'aw illkhb, �i. t II dailk&twq11-N )) 4 1 1 0 . ��\. 3.yI,l�ai ,. ! I 4 1 ' 14f040A/11117154WV",--_ , . 1.411111-Vviiill* e ,... Jo , 441111%6Wilb. Aillarr,M& abolp. _ Alik...p i c) mtialr, .411 ' v- rotr 'c7R'!I .. ..,E_.11';'44140PliStrielF lioralltiOteAllor , it .--. �IC�.M - %d . it:Tclub, ,„i 41Kvolge.L...... ...zfigt6t. . ;,... A . Att \ilkiitos!..1 Awl.% 4-*-101:07". `7. ._.... - iirpnek I- ';'- '- lit 1 4---4:iiip; ' qt. . .. 1 13/4412.1.7,......4voivsx -- vorg.s..... .-"'• - viaro ,i, ATAliv , f4.4-01-. ,..../0.- .*0,24-- i 1,5%4, "si." qii iettik\Z" . 1 161( iri0101111111111ir 11,... . ,/ —41411.40k`• \ i / 411144, ,,, ,,,.,..„..„ , .....ir ... it,,,,,,..„ _ _ .._ 1.1111 A k .,,,, .0_4 Ar 'i 400P.4" _1* ' -i . * -111talliN 3114N4_, . - - -1 117 Ati 'I 1 - . - nilaikti; tegalialig - / A, \lir \ tit / . . mom fliv. tro...Mgliallet. 1 t'i o it - 4‘ Mk la N .' Val 1 - ,___-% T ..., ,,,,,..„,„„i„,..„,,iiii,„,...‘, tv1.03. *rim. A.11 , .d\4. _, 4 r - - 1 14 v....fru 00 ,......, ip...1,,,,, , 4 Its ,... - I - . .-., ..v...dive .." .6% . vilif _• „ds, , ._., .....„.. ..,..1„,..,. ma.. •..:..____ -awe Ail • ,,,_, ,,___ ,. Arm ,.,.....1,...iwifflif - 06 , • ifill L'' lk`" --' ‘7: 4 , .4„1, - 4114,7Ar,_ .17 ZA 7 1\-N- arlilmit iiiiirtir. . _or, " __„ _, , ) to: 1% 91 i ' y . ., ‘4,, c' .. - -.\ ' UR PRECIPITATION. ,.. (b. 6.5 '‘,..YEAR 24-HOUR ,,,r,. ii----ISOPLUVIALS OF 100-YEAR 24-HOUR �` 0t �,�jj,r ' --y' ,i 5 TOTAL PRECIPITATION IN INCHES Oi _ O 1 2 3 4 5 6 7 8 Mlles II 1: 300,000 3.5.1.13 100-YR ISOPLUVIAL /'1- Input requirements and procedures Estimating V5 Use worksheet 6a to estimate Vs, storage volume Use figure 6-1 to estimate storage volume (Vs) required, by the following procedure. required or peak outflow discharge (qo). The most — frequent application is to estimate Vs, for which the 1. Determine q0. Many factors may dictate the required inputs are runoff volume (Vr), q0, and peak selection of peak outflow discharge. The most inflow discharge (qi). To estimate qo, the required common is to limit downstream discharges to a _ inputs are Vr, V„ and qi. desired level, such as predevelopment discharge. Another factor may he that the outflow device has already been selected. 2. Estimate q; by procedures in chapters 4 or 5. Do - not use peak discharges developed by any other procedure. When using the Tabular Hydrograph method to estimate q; for a subarea, only use _ .6 I 1 I ■■ -, ■■■■■■■■■■■■■■■■■■ ■■■■■ - \■■■■■■■■■■■■■■■■■■■■■■ ■N■■ \\ ■■■■■■■■■■■■■■■I■■■■■■ ■ ■■■■■ .5 liii . :H1'11111■11 4 I , \■■�3■� _4— _± I ■illiill ■■■■■ — ?i ? �_ 1 -� ,_ + 1 I ■■■ ■■■■_ ■■■■■ v' ' ■\ ■� ry+pes II •III ■■ ■■■■■ '61I 1111.111ii1i• ' 1■1■ 11111 'ol � o .3 c , ' �1111111■�1•■111■1F111111111111 Types I & IA I1! uIiI � in - .2 �pe _� ■■■■ � _ ...............marigir..... .ISC.\■■■■■■■■■■■ 1_ mommo---oreIIIiiuii 1 .1 .2 .3 .4 .5 .6 .7 .8 _ . , Peak outflow discharge I%� . Peak inflow discharge qi Figure 6-1.—Approximate detention basin routing for rainfall types I, IA, II, and III. 6-2 (210-VI-TR-55, Second Ed., June 1986) .9 ,� '� F� -k. a . r. N:�# A.-a.: .n �'-- --` " _r' u:-• `'wlA. dlc�-+ k :NIL?. :h v �- : si-� �y rijill t COMMITMENT FOR TITLE INSURANCE 4 4 • CHICAGO TITLE INSURANCE COMPANY 4 CHICAGO TITLE INSURANCE COMPANY, a Missouri corporation, herein called the Company, for a valuable 4 consideration, hereby commits to issue its policy or policies of title insurance, as identified in Schedule A, in favor ; 1 of the proposed Insured named in Schedule A, as owner or mortgagee of the estate or interest covered hereby in the 41 land described or referred to in Schedule A, upon payment of the premiums and charges therefore: all subject to the • provisions of Schedules A and B and to the Exclusions from Coverage (appearing herein) and to the Conditions and Stipulations hereof. 11 This Commitment shall be effective only when the identity of the proposed Insured and the amount of the policy or si policies committed for have been inserted in Schedule A hereof by the Company, either at the time of the issuance `r of this Commitment or by subsequent endorsement. This Commitment is preliminary to the issuance of such policy or policies of title insurance and all liability and obligations hereunder shall cease and terminate six months after the effective date hereof or when the policy or policies committed for shall issue, whichever first occurs, provided that the failure to issue such policy or policies is 4 not the fault of the Company. "f „ 4 In Witness Whereof,CHICAGO TITLE INSURANCE COMPANY has caused this commitment to be signed and sealed y as of the date of policy shown in Schedule A, the policy to become valid when countersigned by an authorized signatory. 0 OVELOPME t CITY of EMONNING NOV 2 0 1998 r RECEIVE A. Issued by: E -k CHICAGO TITLE INSURANCE COMPANY CHICAGO TITLE rnsuKANcr.CON1PANl' 1800 Columbia Center �. 701 Fifth Avenue By: :t . Seattle, Washington 98104 �Nsu (206) 628- 5666 C 0/•0\pon,4T Z-+,- Gu-- R v os o 9esitieiit s\ rP 4 o . SEALS 'F 13y: 4:*** : 14 .-491 0,4 1)/ a•kiAavtAl .1 ticcretary #. R __ , I r :. ,n. T:'.:j y .;,:qW 9IIF',::; K�! i:, �» -qy-1r--RuA'' ,tlyp r.. .qy!! ._ _ 'cL, CONDITIONS AND STIPULATIONS 1. The term "mortgage," when used herein, shall include deed of trust, trust deed or other security instrument. 2. If the proposed Insured has or acquires actual knowledge of any defect, lien, encumbrance, adverse claim or other matter affecting the estate or interest or mortgage thereon covered by this Commitment other than those shown in Schedule B hereof,and shall fail to disclose such knowledge to the Company in writing,the Company shall be relieved from liability for any loss or damage resulting from any act of reliance hereon to the extent the Company is prejudiced by failure to so disclose such knowledge. If the proposed Insured shall disclose such knowledge to the Company, or if the Company otherwise acquires actual knowledge of any such defect, lien, encumbrance,adverse claim or other matter,the Company at its option may amend Schedule B of this Commitment accordingly,but such amendment shall not relieve the Company from liability previously incurred pursuant to paragraph 3 of these Conditions and Stipulations. 3. Liability of the Company under this Commitment shall be only to the named proposed Insured and such parties included under the definition of Insured in the form of policy or policies committed for and only for actual loss incurred in reliance hereon in undertaking in good faith(a)to comply with the requirements hereof,or(b)to eliminate exceptions shown in Schedule B,or(c)to acquire or create the estate or interest or mortgage thereon covered by this Commitment. In no event shall such liability exceed the amount stated in Schedule A for the policy or policies committed for and such liability is subject to the insuring provisions, the Conditions and Stipulations, and Exclusions from Coverage of the form of policy or policies committed for in favor of the proposed Insured where are hereby incorporated by reference and are made a part of this Commitment except as expressly modified herein. 4. Any action or actions or rights of action that the proposed Insured may have or may bring against the Company arising out of the status of the title to the estate or interest or the status of the mortgage thereon covered by this Commitment must be based on and are subject to the provisions of this Commitment. EXCLUSIONS NOTE: THE FORM OF POLICY COMMITTED FOR MAY BE EXAMINED BY REFERENCE TO FORMS ON FILE IN THE OFFICE OF THE INSURANCE COMMISSIONER OR BY INQUIRY AT THE OFFICE WHICH ISSUED THIS COMMITMENT. The Exclusions from Coverage referred to in Paragraph 3 of the Conditions and Stipulations are as follows: ALTA OWNER'S POLICY FORM 10-17-92 The following matters are expressly excluded from the coverage of this policy and the Company will not pay loss or damage, costs, attorneys' fees or expenses which arise by reason of: 1. (a) Any law, ordinance or governmental regulation(including but not limited to building and zoning laws, ordinances, or regulations) restricting, regulating, prohibiting or relating to (i) the occupancy, use, or enjoyment of the land; (ii)the character, dimensions or location of any improvement now or hereafter erected on the land;(iii)a separation in ownership or a change in the dimensions or area of the land or any parcel of which the land is or was a part; of (iv) environmental protection, or the effect of any violation of these laws, ordinances or governmental regula- tions, except to the extent that a notice of the enforcement thereof or a notice of a defect, lien or encumbrance resulting from a violation or alleged violation affecting the land has been recorded in the public records at Date of Policy. (b) Any governmental police power not excluded by(a)above,except to the extent that a notice of the exercise thereof or a notice of a defect, lien or encumbrance resulting from a violation or alleged violation affecting the land has been recorded in the public records at Date of Policy. 2. Rights of eminent domain unless notice of the exercise thereof has been recorded in the public records at Date of Policy, but not excluding from coverage any taking which has occurred prior to Date of Policy which would be binding on the rights of a purchaser for value without knowledge. 3. Defects, liens, encumbrances, adverse claims or other matters: (a) created, suffered, assumed or agreed to by the insured claimant; (b) not known to the Company, not recorded in the public records at Date of Policy, but known to the insured claimant and not disclosed in writing to the Company by the insured claimant prior to the date the insured claimant became an insured under this policy; (c) resulting in no loss or damage to the insured claimant; • (d} attaching or created subse--nt to Date of Policy; or (e) resulting in loss or damac ch would not have been sustained if the ' )d claimant had paid value for the estate or interest insured , this policy. • f LGO TITLE INSURANCE COMPA 1800 COLUMBIA CENTER, 701 FIFTH AVENUE Title Unit: U-06 SEATTLE, WA 98104 ` Phone: (206) 62 8-5610 A.L.TA.COMMITMENT Fax: (206) 628-9717 SCHEDULE A Order No.: 529923 Officer: DARYL S/ROGER T/BARB W/PAUL S. Your No.: HARER/PETTERSON Commitment Effective Date: SEPTEMBER 23, 1998 at 8:00 A.M. 1. Policy or Policies to be issued: ALTA Owner's Policy Amount: $1,080, 000.00 1992 STANDARD Premium: $2, 508.00 COMMERCIAL OWNERS STANDARD RATE Tax: $ 215.69 Proposed Insured: STEVE HARER, PRESUMPTIVELY SUBJECT TO THE COMMUNITY INTEREST OF A SPOUSE, IF MARRIED Policy or Policies to be issued: Amount: $0.0 0 ALTA Loan Policy Premium: Tax: Proposed Insured: Policy or Policies to be issued: Amount: $0.00 ALTA Loan Policy Premium: Tax: Proposed Insured: 2. The estate or interest in the land which is covered by this Commitment is: FEE SIMPLE 3 . Title to the estate or interest in the land is at the effective date hereof vested in: T & E INVESTMENT, INC. , A WASHINGTON CORPORATION 4. The land referred to in this Commitment is described as follows: SEE ATTACHED LEGAL DESCRIPTION EXHIBIT CHICAGO TITLE INSURANCE COMPANY A.L.TA.COMMITMENT SCHEDULE A (Continued) Order No.: 529923 Your No.: HARER/PETTERSON LEGAL DESCRIPTION EXHIBIT (Paragraph 4 of Schedule A continuation) ALL THAT PORTION OF THE NORTHWEST QUARTER OF THE NORTHWEST QUARTER OF SECTION 16, TOWNSHIP 23 NORTH, RANGE 5 EAST, WILLAMETTE MERIDIAN, IN KING COUNTY, WASHINGTON, DESCRIBED AS FOLLOWS: BEGINNING AT THE NORTHEAST CORNER OF SAID SUBDIVISION; THENCE NORTH 89°12'42" WEST ALONG THE NORTH LINE OF SAID SECTION, A DISTANCE OF 315.66 FEET; THENCE SOUTH 1°08'26" WEST ALONG A LINE 30 FEET EASTERLY OF AND PARALLEL WITH THE EAST LINE OF THE STATE OF WASHINGTON TRACT (THE DESCRIPTION OF WHICH IS RECORDED IN VOLUME 2045 OF DEEDS, PAGE 487, RECORDS OF KING COUNTY, WASHINGTON) A DISTANCE OF 660.3 FEET; THENCE NORTH 89°12'42" WEST A DISTANCE OF 135.58 FEET; THENCE SOUTH 1°08'26" WEST A DISTANCE OF 659.51 FEET, MORE OR LESS, TO THE SOUTH LINE OF THE SAID NORTHWEST QUARTER OF THE NORTHWEST QUARTER OF SECTION 16; THENCE SOUTH 89°06' 38" EAST ALONG SAID SOUTH LINE A DISTANCE OF 452.00 FEET TO THE SOUTHEAST CORNER OF THE SAID NORTHWEST QUARTER OF THE NORTHWEST QUARTER OF SECTION 16; THENCE NORTH 1°06'27" A DISTANCE OF 1320.61 FEET, MORE OR LESS, TO THE POINT OF BEGINNING; EXCEPT THAT PORTION THEREOF LYING NORTHERLY OF THE SOUTHERLY MARGIN OF NORTHEAST 3RD STREET (3RD AVENUE NORTH EXTENSION) AS ESTABLISHED BY DEED RECORDED UNDER RECORDING NUMBER 5748566. CHICAGO TITLE INSURANCE COMPANY cltacma6/1-15-97/rim CHICAGO TITLE INSURANCE COMPANY A.L.T.A.COMMITMENT SCHEDULE B Order No.: 529923 Your No.: HARER/PETTERSON Schedule B of the policy or policies to be issued will contain exceptions to the following matters unless the same are disposed of to the satisfaction of the Company. GENERAL EXCEPTIONS A. Rights or claims of parties in possession not shown by the public records. B. Encroachments,overlaps,boundary line disputes,or other matters which would be disclosed by an accurate survey and inspection of the premises. C. Easements,or claims of easements,not shown by the public records. D. Any lien,or right to a lien,for contributions to employee benefit funds,or for state workers' compensation,or for services,labor,or material heretofore or hereafter furnished,all as imposed by law,and not shown by the public records. E. Taxes or special assessments which are not shown as existing liens by the public records. F. Any service,installation,connection,maintenance,tap,capacity or construction charges for sewer,water, electricity,other utilities,or garbage collection and disposal. G.Reservations or exceptions in patents or in Acts authorizing the issuance thereof; Indian tribal codes or regulations,Indian treaty or aboriginal rights,including easements or equitable servitudes. H. Water rights,claims,or title to water. I. Defects,liens,encumbrances,adverse claims or other matters,if any,created,first appearing in the public records,or attaching subsequent to the effective date hereof but prior to the date the proposed insured acquires of record for value the estate or interest or mortgage thereon covered by this Commitment. SPECIAL EXCEPTIONS FOLLOW CHICAGO TITLE INSURANCE COMPANY A.L.TA.COMMITMENT SCHEDULE B (Continued) Order No.: 000529923 Your No.: HARER/PETTERSON SPECIAL EXCEPTIONS A 1. EASEMENT AND THE TERMS AND CONDITIONS THEREOF: GRANTEE: CHICAGO, MILWAUKEE & ST. PAUL RAILWAY CO. PURPOSE: THE RIGHT TO ERECT AND MAINTAIN AN ELECTRIC TRANSMISSION SYSTEM AREA AFFECTED: THE DESCRIPTION CONTAINED THEREIN IS NOT SUFFICIENT TO DETERMINE ITS EXACT LOCATION WITHIN THE PROPERTY HEREIN DESCRIBED. RECORDED: OCTOBER 8, 1918 RECORDING NUMBER: 1251411 a 2. EXCEPTIONS AND RESERVATIONS CONTAINED IN DEED FROM THE STATE OF WASHINGTON, WHEREBY THE GRANTOR EXCEPTS AND RESERVES ALL OIL, GASES, COAL, ORES, MINERALS, FOSSILS, ETC. , AND THE RIGHT OF ENTRY FOR OPENING, DEVELOPING AND WORKING THE SAME AND PROVIDING THAT SUCH RIGHTS SHALL NOT BE EXERCISED UNTIL PROVISION HAS BEEN MADE FOR FULL PAYMENT OF ALL DAMAGES SUSTAINED BY REASON OF SUCH ENTRY; RECORDED UNDER RECORDING NUMBER 2060096. c RIGHT OF STATE OF WASHINGTON OR ITS SUCCESSORS, SUBJECT TO PAYMENT OF COMPENSATION THEREFORE, TO ACQUIRE RIGHTS OF WAY FOR PRIVATE RAILROADS, SKID ROADS, FLUMES, CANALS, WATER COURSES OR OTHER EASEMENTS FOR TRANSPORTING AND MOVING TIMBER, STONE, MINERALS AND OTHER PRODUCTS FROM THIS AND OTHER PROPERTY, AS RESERVED IN DEED REFERRED TO ABOVE. a 3. PAYMENT OF THE REAL ESTATE EXCISE TAX, IF REQUIRED. THE PROPERTY DESCRIBED HEREIN IS SITUATED WITHIN THE BOUNDARIES OF LOCAL TAXING AUTHORITY OF CITY OF RENTON. PRESENT RATE IS 1.78%. ANY CONVEYANCE DOCUMENT MUST BE ACCOMPANIED BY THE OFFICIAL WASHINGTON STATE EXCISE TAX AFFIDAVIT. THE APPLICABLE EXCISE TAX MUST BE PAID AND THE AFFIDAVIT APPROVED AT THE TIME OF THE RECORDING OF THE CONVEYANCE DOCUMENTS. s 4. GENERAL AND SPECIAL TAXES AND CHARGES, PAYABLE FEBRUARY 15, DELINQUENT IF FIRST HALF UNPAID ON MAY 1, SECOND HALF DELINQUENT IF CHICAGO TITLE INSURANCE COMPANY cllacmbl/1-5-97/rim CHICAGO TITLE INSURANCE COMPANY A.L.TA.COMMITMENT SCHEDULE B (Continued) Order No.: 529923 Your No.: HARER/PETTERSON SPECIAL EXCEPTIONS UNPAID ON NOVEMBER 1 OF THE TAX YEAR (AMOUNTS DO NOT INCLUDE INTEREST AND PENALTIES) : YEAR: 1998 TAX ACCOUNT NUMBER: 162305-9062-06 LEVY CODE: 2100 ASSESSED VALUE-LAND: $ 225, 300.00 ASSESSED VALUE-IMPROVEMENTS: $ 0.00 GENERAL & SPECIAL TAXES: BILLED: $2, 973.27 PAID: $1,486.64 UNPAID: $1,486.63 F 5. TERMS AND CONDITIONS OF CITY OF RENTON ORDINANCE NUMBER 4612 RELATING TO THE ESTABLISHMENT OF AN ASSESSMENT DISTRICT FOR SANITARY SEWER SERVICE: RECORDED: JUNE 21, 1996 RECORDING NUMBER: 9606210966 AFFECTS: INCLUDES OTHER PROPERTY c 6. THE PROPOSED CONVEYANCE MUST BE AUTHORIZED BY RESOLUTION OF THE DIRECTORS OF THE FOLLOWING NAMED CORPORATION AND A COPY SUBMITTED: T & E INVESMENT, INC. , A WASHINGTON CORPORATION x 7. RIGHT, TITLE AND INTEREST OF DOLORES PETTERSON, PRESUMED BY THE APPLICATION FOR TITLE INSURANCE TO HAVE AN INTEREST IN SAID PREMISES. Z NOTE: SAID INTEREST, IF ANY, IS SUBJECT TO THE FOLLOWING MATTER(S) SHOWN AT PARAGRAPH(S) 8. s 8. NUMEROUS MATTERS AGAINST PERSONS/ENTITIES WITH NAMES SIMILAR TO DOLORES PETTERSON, THE EFFECT OF WHICH DEPENDS UPON IDENTITY WITH SAID PERSONS/ENTITIES. PLEASE HAVE THE CONFIDENTIAL INFORMATION STATEMENT(S) ATTACHED TO CHICAGO TITLE INSURANCE COMPANY cl1acmb2/rlm/1-15.97 CHICAGO TITLE INSURANCE COMPANY A.L.TA.COMMITMENT SCHEDULE B (Continued) Order No.: 529923 Your No.: HARER/PETTERSON SPECIAL EXCEPTIONS THIS COMMITMENT COMPLETED AND RETURNED TO THIS OFFICE IN A TIMELY MANNER IN ORDER FOR THE COMPANY TO MAKE A FINAL DETERMINATION AS TO THE EFFECT OF SAID MATTERS. a 9. TITLE IS TO VEST IN STEVE HARER, AND WILL THEN BE SUBJECT TO THE FOLLOWING MATTERS SHOWN AT PARAGRAPH(S) 10. L 10. MATTERS WHICH MAY BE DISCLOSED BY A SEARCH OF THE RECORDS AGAINST THE NAME OF THE SPOUSE OF STEVE HARER, IF MARRIED. rr NOTE 1: EFFECTIVE JANUARY 1, 1997, DOCUMENT FORMAT AND CONTENT REQUIREMENTS HAVE BEEN IMPOSED BY WASHINGTON LAW. FAILURE TO COMPLY WITH THE FOLLOWING REQUIREMENTS MAY RESULT IN REJECTION OF THE DOCUMENT BY THE COUNTY RECORDER. FIRST PAGE OR COVER SHEET: 3" TOP MARGIN CONTAINING NOTHING EXCEPT THE RETURN ADDRESS. 1" SIDE AND BOTTOM MARGINS CONTAINING NO MARKINGS OR SEALS. TITLE(S) OF DOCUMENTS. RECORDING NO. OF ANY ASSIGNED, RELEASED OR REFERENCED DOCUMENT(S) . GRANTORS NAMES (AND PAGE NO. WHERE ADDITIONAL NAMES CAN BE FOUND) . GRANTEES NAMES (AND PAGE NO. WHERE ADDITIONAL NAMES CAN BE FOUND) . ABBREVIATED LEGAL DESCRIPTION (AND PAGE NO. FOR FULL DESCRIPTION) . ASSESSOR'S TAX PARCEL NUMBER(S) . RETURN ADDRESS (IN TOP 3" MARGIN) . **A COVER SHEET CAN BE ATTACHED CONTAINING THE ABOVE FORMAT AND DATA IF THE FIRST PAGE DOES NOT CONTAIN ALL REQUIRED DATA. ADDITIONAL PAGES: 1" TOP, SIDE AND BOTTOM MARGINS CONTAINING NO MARKINGS OR SEALS. ALL PAGES: NO STAPLED OR TAPED ATTACHMENTS. EACH ATTACHMENT MUST BE A SEPARATE PAGE. ALL NOTARY AND OTHER PRESSURE SEALS MUST BE SMUDGED FOR VISIBILITY. FONT SIZE OF 8 POINTS OR LARGER. THE FOLLOWING MAY BE USED AS AN ABBREVIATED LEGAL DESCRIPTION ON THE DOCUMENTS TO BE RECORDED TO COMPLY WITH THE REQUIREMENTS OF R.C.W. 65.04 . SAID ABBREVIATED LEGAL DESCRIPTION IS NOT A SUBSTITUTE FOR A COMPLETE LEGAL DESCRIPTION WHICH MUST ALSO APPEAR IN THE BODY OF THE DOCUMENT: CHICAGO TITLE INSURANCE COMPANY dtacmb2/rlm/1-15-97 CHICAGO TITLE INSURANCE COMPANY A.L.TA.COMMITMENT SCHEDULE B (Continued) Order No.: 529923 Your No.: HARER/PETTERSON SPECIAL EXCEPTIONS PORTION OF THE NORTHWEST QUARTER OF THE NORTHWEST QUARTER OF SECTION 16-23-5. END OF SCHEDULE B CHICAGO TITLE INSURANCE COMPANY cltacmb2/rim/1-15-97 CHICAGO TITLE INSURANCE COMPANY A.L.TA.COMMITMENT SCHEDULE B (Continued) Order No.: 529923 Your No.: HARER/PETTERSON SPECIAL EXCEPTIONS o THE FOLLOWING PARTIES HAVE BEEN SENT A COPY OF THIS COMMITMENT: FITTS ESCROW DONALD FITTS 1/1 STAR PROPERTIES LARRY BROWN 2/2 STEVE HARER AND/OR ASSIGNS 1/1 DOLORES PETTERSON 3/3 CHICAGO TITLE INSURANCE COMPANY cltacmb2/rlm/1.15.97 Order Number: 529923 CONFIDENTIAL INFORMATION STATEMENT CHICAGO TITLE INSURANCE ORDER FILE NUMBER :000529923 NAME OF PARTY: DOLORES PETTERSON Name Date of Birth first full middle last Birthplace Business Phone Home Phone Lived in State since Social Security No. Full Name of Wife/Husband first full middle last She/He has lived in State since Her/His Birthplace Her/His Date of Birth Her/His Social Security No. Wife's Maiden Name We were Married on at city state RESIDENCE DURING PRECEDING 10 YEARS (number and street) (city) (from date to date) OCCUPATIONS LAST 10 YEARS: firm name street/city from date - to date Husband's: Wife's: FORMER MARRIAGE(S) : (if no former marriages, write "None") Name of Former Spouse Deceased Divorced Where date date city/state There are no unsatisfied judgments, state tax warrants, support enforcement liens/judgments, or Internal Revenue liens against me. This statement is true and correct to the best of my knowledge. Dated Signed ID CHICAGO TITLE INSURANCE COMPANY 1800 COLUMBIA CENTER, 701 5TH AVE, SEATTLE, WASHINGTON 98104 IMPORTANT: This is not a Survey. It is furnished as a convenience to locate the land indicated hereon with reference to streets and other land. No liability is assumed by reason of reliance hereon. t\I Wie /J 1 ‘'.) —2?...---c r• i NC 4TH Mar. l.......> ., 0,r - .. . r;, 0. essay: cp,—vosi." r '�. Q 0,- „sea»asars-.swiseoot A ' i •„,r for s i um' • 404 r%1 rW r,✓� cQ 4 �.lh ..rN--�J/ « '' N a ® // `rr i � i ti iY �-- 'r,,,, • \ Z. • .\ \ jl o 5 Aso - r'\ ( ..4jr -- ;........_ a, EXCLUSIONS (Cont'd.) 4: ' Ahy-claim, which arises out of the transaction vesting in the Insured the estate or interest insured by this policy, by reason of the operation of federal bankruptcy, state insolvency, or similar creditors' rights laws, that is based on: (i) the transaction creating the estate or interest insured by this policy being deemed a fraudulent conveyance or fraudulent transfer; or (ii) the transaction creating the estate or interest insured by this policy being deemed a preferential transfer except where the preferential transfer results from the failure: (a) to timely record the instrument of transfer; or (b) of such recordation to impart notice to a purchaser for value or a judgment or lien creditor. ALTA LOAN POLICY FORM (10-17-92) The following matters are expressly excluded from the coverage of this policy and the Company will not pay loss or damage, costs, attorneys' fees or expenses which arise by reason of: 1. (a) Any law, ordinance or governmental regulation(including but not limited to building and zoning laws, ordinances, or regulations) restricting, regulating, prohibiting or relating to (i) the occupancy, use, or enjoyment of the land; (ii)the character, dimensions or location of any improvement now or hereafter erected on the land; (iii) a separa- tion in ownership or a change in the dimensions or area of the land or any parcel of which the land is or was a part; or (iv) environmental protection, or the effect of any violation of these laws, ordinances or governmental regulations, except to the extent that a notice of the enforcement thereof or a notice of a defect, lien or encum- brance resulting from a violation or alleged violation affecting the land has been recorded in the public records at Date of Policy. (b) Any governmental police power not excluded by(a)above,except to the extent that a notice of the exercise thereof or a notice of a defect, lien or encumbrance resulting from a violation or Alleged violation affecting the land has been recorded in the public records at Date of Policy. 2. Rights of eminent domain unless notice of the exercise thereof has been recorded in the public records at Date of Policy, but not excluding from coverage any taking which has occurred prior to Date of Policy which would be binding on the rights of a purchaser for value without knowledge. 3. Defects, liens, encumbrances, adverse claims or other matters: (a) created, suffered, assumed or agreed to by the insured claimant; (b) not known to the Company, not recorded in the public records at Date of Policy, but known to the insured claimant and not disclosed in writing to the Company by the insured claimant prior to the date the insured claimant became an insured under this policy; (c) resulting in no loss or damage to the insured claimant; (d) attaching or created subsequent to Date of Policy(except to the extent that this policy insures the priority of the lien of the insured mortgage over any statutory lien for services, labor or material); or (e) resulting in loss or damage which would not have been sustained if the insured claimant had paid value for the insured mortgage. 4. Unenforceability of the lien of the insured mortgage because of the inability or failure of the insured at Date of Policy, or the inability or failure of any subsequent owner of the indebtedness,to comply with applicable doing business laws of the state in which the land is situated. 5. Invalidity or unenforceability of the lien of the insured mortgage, or claim thereof, which arises out of the transaction evidenced by the insured mortgage and is based upon usury or any consumer credit protection or truth in lending law. 6. Any statutory lien for services, labor or materials (or the claim or priority of any statutory lien for services, labor or materials over the lien of the insured mortgage)arising from an improvement or work related to the land which is con- tracted for and commenced subsequent to Date of Policy and is not financed in whole or in part by proceeds of the indebtedness secured by the insured mortgage which at Date of Policy the insured has advanced or is obligated to advance. 7. Any claim, which arises out of the transaction creating the interest of the mortgagee insured by this policy, by reason of the operation of federal bankruptcy, state insolvency, or similar creditors' rights laws, that is based on: (i) the transaction creating the interest of the insured mortgagee being deemed a fraudulent conveyance or fraudulent transfer; or (ii) the subordination of the interest of the insured mortgagee as a result of the application of the doctrine of equitable subordination; or (iii) the transaction creating the interest of the insured mortgagee being deemed a preferential transfer except where the preferential transfer results from the failure: (a) to timely record the instrument of transfer; or (b) of such recordation to impart notice to a purchaser for value or a judgment or lien creditor. ri*1! . j i i u COMMITMENT ,, i i FOR ... TITLE . r INSURANCE F1 01 G O 7., • • �1 1 C. NCE CO i AI i . t, A I CHICAGO .j.`• ( TITLE INSURANCE I:= 1 :: COMPANY IA 41 171 North Clark Street i'..( Chicago, Illinois 60601-3294 Reorder Form No.YS(A)(Re,.4-901 TITLE IN! :E THIS SPACE Rt Sf RYkD FOP RCCOr RFCOWIE') >►+l'' n‘. A T.COR CO, ,Y Filed for Record at Request of MAY I P 46 FN �� _oolL AFTER RECORDING MAIL TO: RECORD$ a ELECTlflIc KING i,;20. ' b06-st house- n dsok,/ P 0. ©}c Sq 81/05, 1 #n658 6 PECD F 4.00 'nl t_av LO A- /�'05 7 [ klENFc'_.-1CSH`Liit''- NO EXCISE TAX 44 OD MAY 1 81981 Lo CD L_Eo3764J62 CD Fo1.M L58 �.' Statutory Warranty Deed ' ' ' THE GRANTOR EMMA CUGINI, a widow ii . e , for and in consideration of exchange of stock J• I in hand paid,conveys and warrants to T & E INVESTMENT, INC. , a Washington corporation 1 the following described real estate,situated in the County of Washington KING State of Gov. Lot 1 in Sec: 33 Township 23 North Range 6 E.W.M.except P public roads and except coal and 'minerals and the , Iri, � right to .explore for and County, Washington. Vacantmine Landthe same, situated in King l.4., . , �' ; That portion of the following described property lying `rlittlf-' ' southerly of 3rd Avenue North Extension (also known as { N.E. 3rd Street) as deeded—to King County, Washington per Auditor's File No. 5684198: All thatportion. � �} NW 1/4 of the NW 1/4 of Sec. 16, Township 23 North, Range r t ' w • 5 E.W.M, .defined as follows' Beginning at the N.E. corner • I of the NW 1/4 of the NW 1/4 of Sec. 16 Township 23 North, . 11: (• r Range 5 E.W.M. • thence North 9°12142" west along the north 41 line of said section. A distance of 315.66 feet;Ifi7 ..'t1V` 1°08'26" west along a line 30 feet easterly of and tparallel hence uth 'i'''f.r with the east line of the State of Washington T.T. /� g (the 4' it:: ' . description of which is recorded in Vol. 2645 of Deeds, E� ' i . page 487, records of King County, Washington) a distance • T?: ,•. of 660.3 feet; thence N 89°12 '42" west a distance of 135.58 a • ., - feet; thence S 1°08 '26" west a distance of 659.51 feet , 1i '.-Ai: or less, to the south line of the said NW 1/4 of -': ; ;; the NW 1/4 of Sec. 16 , thence south 89°06 '38" along said • 4! rr. +?.';_E`1' south line a distance of 457 .00 feet to the SE corner s,; of the said NW' ;/4 of the 'NW 1/4 of Sec. 16; thence N '�' � +� 1°06'27" a distance of 1320.61 feet, more or less, '' • to the point of beginning; less the North 30 feet 'thereof,z''';.,( for Count thereof ,: ; County ,Road, arid. less the right of way of the Puget • 4 � ^yi: Sound Power & Light-Company, EXCEPT Tino Cugini q..y�.,,�.k,,•f, Plat No.* 2. '(1iWLrLOPMENT PLANNING ri°tya Land .Fill Pit Site CITY OF RENTON � 1998 w47, NOV 2 n,r.- a, r RECEIVED , ki hi: i •r:�i F,t co in t 1) O 6th day of April, 1981 .�_r,� � Dated this �� ems. may-) . "rrilJlla•L L `��`y— (SEAL) .471, w '/) (SEAL :' j-. f'• • STATE OF WASHINGTON, I 55. •if ••. County • of KING � -"=" EMMA CUGINI . �, - l ef,:'.1 On this day personally appeared before me : ,^,: within and foregoing instrument, and -•'4+.,: the individual described in and who executed the ,,f,a+; to me known to be her free and voluntary act and deed, for the 1r:; -)s, She signed the same as •J .._ •• acknowledged that y t •' • uses and purposes therein mentioned. 1981 . '"�4 6th day of April. Cry;•' . i t GIVEN under my hand and official seal this `� �� ;I _ or the State of Washington,_ •�•a. r Pulicinandf Per •' 1 residin at I Renton i . • . • ..• ., . . . • ,'t,•'-.-: . ... , ., _. ;=,P4..7'-'•Ll'4'1.- .- ,t!. - — •:: ' '• *:.:•--' • •-....=,....''-.. - ..•7. ..•. ,• iiir • --i...t •. •_ , • .. .. ' . . • . _ ,..,-- : .: ,. . . . _ . s ..-..:,, .c.' ..„.4 r :... --, -', ,.. , ,. 0:. .- ... , ..,'.' ,;,:., •e._,.. , .,:-•!.*:' ' 41.‘7; . " :• . 4.7. ' I 6' 7 •1' • • ' ."•;••••• .,:••"..,"..•;„•.•,,,, • ... . •..!.:, '':::4; V' l'* !•• • - '''... " .1 .''‘... ..'.":"-(f.':!''1 '• - 1.-'': :i.. .: ' --•,:' 4.' ;.', '.. ,A-.",1 t. 41 . -....."..".••• •! '..-! ';'4'21‘,..'.. •‘''A ' ...', .1 I- .7; ".. •„:....r''' #.,'. ',''.- 1 s,''.! -.:;. . •••' :st.. F.-- . ... . ,,. : ,'•',.. .... ; .,,• . .,-.:1. .:.... .- . : ...-..1 •• i • % . . ti:' . ' 1.:..','; .11,! ' •l• 1 t' '' I'"' :-,T: _ •' '-i. y.- ... . I. •‘ t - . • -"X.:::8«....• -?:-.'.-:14.••''.:11.1 ; -. 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''''•• r • It''. ' t ',' l'2,I.c#' 4 '1-'''.• rili Notarpi'nigiC ., ttle i 11,6f1Y. ..: ..':-. 6. ?11,,:%, . _ . • > - •. 1. ...• 1".' ,;*4,,..1 .• • IA > tr..,N. . . . .. ., .. 0>Ar..'" • • •-fi':' ' • , •ify .) ;1,A4 ----oil ' fir' .,-.:.• ,,* ' ts.4 • wash:1.1*th ..,, ,__ . I , - . , 4, ..iiVa• '• , • •••11.44„, 4.,••:, .... ,,r1'' W,-,„' -.6., .; . , , .- . , .. • •t ...tb. A'.,. ., ,..;. it. :4,4,rt , ,4 • .. • ., .,-- ., • ,.1. "--1,.k . a , , at ,Renten .. , . i,in..mita, .,..%:: ,-;.4.,.`i;', .1/4...,#.-.;-,i,:•.,,;k11.4 •0••••••••,, • -.--44:1*- • ,*A.‘ 44..0.t em l•,...- -• ,:,..±L.— ifog --1:- ,.. .' , ''..- -r n't4 Cattatfi4e.k.-•;-, • •• . .- l'itt ••,';•,, 4'..,-,;.,-.:;'''lid , la - ,„v4-,•, :. J .-'., • ..:.*,. . . . .-, , , .„-' ir.:. ,. ,,,,,,, • , , , It <,vr- • <• ' C.`"01,'' . '4.i < ',''.... gi, :. ,.' ."1' ': '' :.• -. 1• , ... ' ,. • ; Add to :.orth bend, X( 1 each ' he tic pot , ?rein provided for to be set 12 ft from Sly of w/fence of Cr.ntoe Iwy Co to pay ir, full for all damages to et fenose, crops and persons by r.shon of fsillirg of wires or poles or in maintenance thof t poles to be net close to grantor' a west line and In betw garden and meadow. j /-- • :: ,14aid . system consisting of 2 ;p cnd the necessary trolley and • transmission hires, anchors and guys,' and the right to clear trees `,from. endargering the line there being only 2 spohorr . Rio w hra 1I' J leiley yri ,• ` C/' Step 9, 18 by Mrs N . Kelley a'.:`widow:ber: Floyd:'B' ail liama NP ~`iandithe aofwra CAN8;liar -5, 19 - Yld by grantee fteturn to 3 T Adams Gee C l & :SC F By i xj .rCo Bci a;ukee ' {� M A : ce.% 1 (,.4` iis 'i/�: j ., 4 tr� -. , 4.171, 12 b1411 y-- � Xaeeaent Oct 8, 18 2:21 • -- Dtd Sep 3, 18 *0.50 IR$X c o . 1: Jennie :*rtori, a widow, • "railia-=K-`�Cbarboro: - hatherxne Start on and Laura it G • Sartori of 1 liarin Co : of Cal , • To %4 i Chicago, Milwaukee- & St . T aul Rwy Co t e and leg rep hby� aonv `to� 1�p.�d for themselves end lor' th - �' .,, sf-.p. . its a and a for the:'sun ' f, 1( ,and=:of o the right • t'*.' P.T • i `and: maintain an *Alec i ransmi lion' Liy. ,m Olt,.. `eig and a'c`the 'fib, `.,fir deso reel prop oit in XC�t tb=wit `.- fib: ' • Be of bt . of :.eo 17:Tp►. ,'1 f b 4V.M.:• end:, .,, , � :. • _ of- iili of 9ga Ceot:l8`r •23 ,,:oi` Ity 8 '. W4L vr• � "Aay co ag to change at its own ezp nae`within 30 dys of, Niri tt en �• t' notice to: `t s Gen Sup` at C the l atione`of any pole, anchor • ', . :. or wire on -f p prop whenever s'interier©a with•• the conduct of bus ' x,.x of f p their sus or es, or- pa a reasonable sum in addition for _ � ,ft such interference if the poi, , .wire'-or r ennot be- removed ' ' ` entirely from grantors' pro • W: 84- system consisting of 14 poles_ and • the nee trolley and trans • N ski scion 'wiz a a, cncbora and guys•, .head the rt to'-olear- trees• from : Y:.?=•-i"- endr.ngerirt3 the line, there`.being '1C? anchors. .. No w --Jeinnie Sartori 31 .. Ersilis. it barboro L1 , . . Katherine . Sartori- Cl t -Laura C.:Bart on c".1 ` .'•. =8 'of Cal C or ;sin y'renoiacotte •' '• k , , ' nep I , 18 by Jennie Sartori, ' ' rsilie _M. Sbarbaro, Katherine E. : Sartori , and Laura G Sartori bet a J' x'aloteotal,I' i and f S of Cal ,�. r a Lan Francisco 21 8 . . ,. , . ;a a ; kail to h ' '/ids'ra . eo of C Li & St P. Rey Co Milwaukee, ?;"i s ,ti ma .1a i c t,‘ • ,-. K s ... '',.:1:•i ::;;,Y: '"' ;:'.' ' ::"':'''', . ':•'..-. .‘':!.'::.:.:C.•'''.':..:.•':-,:..:.,-.4.,,,7„;.1",:•••.,:%.."..'::1'..,.."i.-.4-,,-lt!r.4. -.,,,,.....f.4o,:.r(,V.„., , ..,A.N,,ii s't,.„'s..-':'i...--....-„-,:..,.,.,s-..-1,,:.-...:-.:-:,.,":..:':i•".s:i.:'..*44.!.;;-:;.!''')1....:,'--:.,,:,...,:;;;•,,, .;i,t,T.',.,,4,,1 1,'' ',..:.4"--,*:::„'.'..:':,,:..;'',,4'.'•4;,,%.0'.:-,.i.r 1 lti i «t 4r N 4n 1:P ter 1,�` 1'A�Q jitt :G�+t*.W.:i r S' .tee i ! E 4, * �s '`4E '} t1 � ?te�aTS-�!�.. •: :'. ...;RF.y.._V'a�t :`•'{i!'' r.?i'4C�.�C1 •Y�.AE � * •1. i � MSt'i::i"}9T'.;' '`.y,:.i -.'G IN, t s- • . CERTIFICATE WHEN RECORDED RETURN TO; f, the y Clerk of the Office of the c:; ,'-rk City of i cnton, Vt':a:hington, certify that this is a true Renton Mum ,,,A L.Admg 200 M' Avenue South and correct copy of > > /, RentoVA 9tf0ip v, Subscribed and Seal-s + ' T i of A A`� 99 w !!I L..., ._ erk u, - CITY OF RENTON, WASHINGTON L - 3 ORDINANCE NO. 4612 AN ORDINANCE OF TEE CITY OF RENTON, WASHINGTON, ESTABLISHING AN ASSESSMENT DISTRICT FOR SANITARY SEWER SERVICE IN A PORTION OF THE SOUTH HIGHLANDS, HEATHER DOWNS, AND MAPLEWOOD SUB-BASINS AND ESTABLISHING THE AMOUNT OF THE CHARGE UPON CONNECTION TO THE FACILITIES. THE CITY COUNCIL OF THE CITY OF RENTON, WASHINGTON, DO ORDAIN AS FOLLOWS: SECTION I, There is hereby created a Sanitary Sewer Service Special Assessment District for the area served by the East UP Renton Sanitary Sewer Interceptor in the northeast quadrant of the 0 City of Renton and a portion of its urban growth area within unincorporated King County, which area is more particularly described in Exhibit "A" attached hereto. A map of the service area is attached as Exhibit "B.' The recording of this document is to provide notification of potential connection and interest charges. While this connection charge may be paid at any time, the City does not require payment until such time as the parcel is • connected to and thus benefiting from the sewer facilities. The property may be sold or in any other way change hands without triggering the requirement, by the City, of payment of the charges associated with this district. ' 'SECTION II. Persons connecting to the sanitary sewer facilities in this Special Assessment District and which properties & iv) 1 liORDINANCE 4612 re not been charged or assessed with all costs of the East Renton shall zitary Sewer Interceptor, as detailed in this ordinance, i t payment of the connection permit fee and in t y, in addition to the pa Ym i dot ion to the system development charge, the following additional ! t ?es: A. per Unit Charge• New connections of residential dwelling nits or equivalents shall pay a fee of $224.52 per dwelling unit nd all other uses shall pay a unit charge of $0 .059 per square ; of property. Those properties included within this Special oot assessment District and which may be assessed a charge thereunder are included within the boundary legally described in Exhibit „A„ and which boundary is shown on the mE.p attached as Exhibit "B." fSCTION ILL- In addition to. the aforestated charges, there shall be a charge of 4 .11k per annum added to the Per Unit Charge. The interest charge shall accrue for no more than ten (10) years from the date this ordinance becomes effective. Interest charges will be simple interest and not compound interest . CTION 3y• This ordinance shall be effective upon its passage, approval, and thirty (30) days after publication`. Tiin[a i 1996 . • • PASSED BY THE CITY COUNCIL this lath day of ., Marilyn J etersen; City Clerk 2 URDLNANCE 4 612 APPROVED BY THE MAYOR this 10th day of June 1996 . Jes e Tanner, Mayor Approve as to form: Lawrence J. Warren, City Attorney Date of Publication: 6/14/96 ORD.576:5/20/96 :as. 40 0 M 01 3 • • Exhibit A LEGAL DESCRIPTION OF THE SPECIAL ASSESSMENT DISTRICT FOR THE CITY OF RENTON-EAST RENTON INTERCEPTOR Portions of Sections 8, 9, 10, 11, 14, 15, 16, 17, 21 and 22 all in Township 23N, Range 5E W.M. in King County, Washington Section 8, Township 23N,Range 5E W.M. All of that portion of Section 8, Township 23N, Range 5E W.M. lying East of the East right-of-way line of SR-405 and South of the following described line: Beginning at the intersection of the East line of said Section 8 with the centerline of NE 7th Street; thence Westerly along said centerline of NE 7th Street to its intersection with the centerline of Sunset Boulevard NE; thence Northerly along the centerline of Sunset Boulevard NE to the North line of the Southeast V4 of said Section 8; thence West along said North line to the East right-of-way line of SR-405 and the terminus of said line. vD 07 Ca Section 9, Township 23N, Range 5E W.M. All of that portion of Section 9, Township 23N, Range 5E W.M. lying South and it) East of the following described line: • G) Beginning on the centerline of NE 7th Street at its intersection with the centerline of Edmonds Avenue NE; thence Easterly along the centerline of NE 7th Street to its intersection with the centerline of Monroe Avenue NE; thence North along said centerline to the South line of the Northeast IA of said Section 9; thence East along said South line to its intersection with the centerline of Redmond Avenue NE; thence Northerly along said centerline to its intersection with the centerline of NE 10th Street; thence East along said centerline to the East line of said Section 9 and the terminus of said line. Section 10,Township 23N, Range 5E W.M. All of that portion of Section 10, Township 23N, Range 5E W.M. lying Southerly and Westerly of the following described line: Beginning on the West line of Section 10 at its intersection with the North line of the South I/2 of the North 1 of said Section 10; thence East along said North line to its intersection with the centerline of 142nd Avenue SE; thence Southerly along said centerline to its intersection with the North line of the Southeast IA of said Section 10; thence East along said North line to its intersection with the Fast line of said Section 10 and the terminus of said line. '\ Legal Description of the Special Assessment District for the City of Renton-East Renton Interceptor Page 2 of 3 Section 11,Township 23N, Range 5E W.M. All of the Southwest V4 of Section 11,Township 23N, Range 5E W.M.. Section 14,Township 23N, Range 5E W.M. All of that portion of Section 14, Township 23N, Range 5E. W.M. described as follows: All of the Northwest V4 of said section, together with the Southwest i/a of said section, except the South 1 of the Southeast 1/4 of said Southwest 1/4 and except the plat of McIntire Homesites and 1/2 of streets adjacent as recorded in the Book of Plats, Volume 58, Page 82, Records of King County, Washington, and except the South 151.55 feet of the East 239.435 feet of Tract 6, Block 1 of Cedar River Five Acre Tracts as recorded in the Book of Plats,Volume 16, Page 52, Records of King County, Washington, less 1/2 of the street abutting said portion of Tract 6, CD Block 1, and less Tract 6, Block 2 of said Cedar River Five Acre Tracts, less 1 of to the street adjacent to said Tract 6, Block 2, and except the South 82.785 feet of Cr) the East 150 feet of Tract 5, Block 2 of said Cedar River Five Acre Tracts and less ih the street adjacent to said portion of Tract 5, Block 2. CD ' cio Section 15,Township 23N, Range SE W.M. Cr) All of that portion of Section 15, Township 23N, Range 5E. W.M., except the Southwest V4 of the Southwest 1/4 of the Southwest V4 of said section. Section 16, Township 23N, Range SE W.M. • All of that portion of Section 16, Township 23N, Range 5E W.M., except that portion of the Southeast 1/4 of the Southeast 1/4 of the said Section 16 lying East of the East line of the Plat of Maplewood Division No. 2 as recorded in the Book of Plats Volume 39. page 39, Records of King County Washington and its Northerly extension to the North line of said Southeast V4 of the Southeast V4 of the said Section 16 and except that portion of said section lying Southerly of the Northerly right-of-way line of SR-169 (Maple Valley Highway). Section 17,Township 23N, Range 5E W.M. All of that portion of Section 17, Township 23N, Range 5E W.M., lying Northeasterly of the Northeasterly right-of-way of SR-169 (Maple Valley Highway) and Easterly of the East right-of-way line of SR-405 less that portion lying generally West of the East and Southeasterly line of Bronson Way NE Iying FADATAW E NM S2-070,02WE V lse D'+ADLE GAL.da 4 • } • Legal Description of the Special Assessment District for the City of Renton—East Renton Interceptor Page 3 of 3 between the South line of the NE 3rd Street and the Northeasterly margin of SR 405. Section 21, Township 23N, Range 5E W.M. All that portion of Section 21, Township 23N, R 5E W.M. lying Northeasterly of the Northeasterly right-of-way line of SR-169 (Maple Valley Highway) and West of the East line of the Plat of Maplewood Division No. 2 as recorded in the Book of Plats, volume 39. page 39, Records of King County, Washington. Section 22,Township 23N, Range SE W.M. All of that portion of Section 22, Township 23N, Range 5E W.M. described as follows: All of the NorthwestV4 of the Northeast 1/4 of said Section 22 lying Northerly of the Southerly line of the Plat of Maplewood Heights as recorded in the Book of Plats, `p Cr) volume 78, pages 1 through 4, Records of King County, Washington. Together with the North 227.11 feet of the West 97.02 of the Northeast 1/4 of the 0.? Northeast'A of said Section 22. i c,A O bD cn isiDwTaNRFJntv2-O7WYrREVLSE0.JIDLEGALduc J]3 �r • Exhibit B EAST RENTON INTERCEPTOR Special Assessment District Boundary I NE�tt>tn V '# JL 1 z ¢ [173 R G'/S��YJLJ i I f.B�l K b IQ/ IOSI si _ X n1.n Si ` af Ctt[41 . - , I K 1•1771r or --47- _o_.1"1.44. .1 \ :ipriti „Ai ,- utiiii,- .- ( zAur irir ! ,,iit,,,fir, r.r..,,,,,,,r "Al's,- -, ir. , . , ,, • 0 49#4.-# 1p-ApplyPt-lb.!..;.„FALL4-04.—i-1 1 r .1 id : .5; ' lik... ..,pirpoditift,ii.irprii2r,„!Arg3FAIN541 .2,...,1_At - L • - Irjol,± ! . °;40‘7 .-10.11frorp444$004,1 irpg:s-- -.__.:,_4-POI 00 rill i . ; ,.., Assoi, ipa,,, .1 1 ir , .1 A 4 AV: -ri ii :i4e.. :-.-". it-11,3-rto 41 i 4.1'. All A, ril ._ . Atai �j• 1 f ti� � � I/ ►. I s-�*rr��r -+er41.41 ; fit,//ir. f,� if ..t•Al A'. I •% tiiroleyff I _-..,,A4 I 4/ .:r 1 A; I A _40140 A I/ lle - I I 1/I p- leFildidAreipAPIPPAIr 1�1" ,,, , - . • ••- • iittridt...4.-10,41 ----_-1 ...4,0,..,,A. i: .4" :-. _. .pir_ 40,001P- prr %lel" _.,_....___,.. -•:. Arz..-4-!.,,,--.--A ( 4,41 1 !WI - . r41/i.. "--\•,-____'\ '''----._____,--4' -.0.--w- . . IIPM►" 1 /1 ,...... e.:. - r iJiolf4r.reoTeTA A iliqr4 ir ill , Vcrtie .-- 4-i-r _rifiL - i . 045. _._ ___ ► , i 1 Oft,..4k.4x., ,--' . 4,,' .4. 44,... , ,- . ,,, ., . _r ., , 20 0 0 i wittA till) • ,•_ r 2 t -� 1 :24,000 ._...) 0 SANITARY SEWERS city Limits + tR 4. Faming/9u /Public Works U.:27. _2, Special Assessment District CMisteroen,MacOnie,Visneski ' ,.,..Nilef 20 May 1996 • • T. & I. E T, INC. • 19 OC'IO13ER 1998 A special meeting of T. & E. Investraalt, Inc. Board of Directors was called to order on October 15, 1998 at 7:00 P.M. to address and approve a resolution on the possible sale of the 7 3/4 acres of property in the 2800 Block of Northeast Third Street in Renton, Washington. After discussion among the members approval was granted by all three 'Board Members, Sylvester T. Cugini, Presidimt, Dolores C. Patterson, Treasurer, and Shirley M. Loller, Secretary. f The board granted approval to have Dolores C. P .meson, Treasurer • to have legal authority to sign any necessary papers regarding the sale of 7 3/4 acres on Northeast Third Street totally owned by T. & E. Investment, Inc. • et-c.-e, • S. Cugini - !resident 3 S. Leile - Secretary • D. Petterson - Treasurer DEVELOPMENT PLANNING CITY OF RENTON 1 ; Nov 2 n 1998 RECEIVED• SECTION 6 : powers and Duties of the President . It shall be the duty of the president to preside at shareholders ' meetings and at all meetings of the Board of Directors . The president shall cause to be called regular and special meet- ings of the shareholders and directors in accordance with these By-Laws . The president , subject to the approval of the Board of Directors , shall appoint and remove , employ and dis- charge , and fix the compensation of all agents end employees of this corporation other than officers appointed by the Board . The president shall make and sign all contracts and agreements in the name of this corporation , which are autho- rized by the Board of Directors . The president shall see that the books , reports , statements , and certificates required by the Statutes , are properly kept , made , and filed according to law. The president shall sign or countersign all certificates of stock , and notes , drafts or bills of exchange , acceptances , and other instruments , for the pay-- . ment of money duly drawn by the treasurer. He shall submit a report of the operations of this corporation for each year to the directors at their last regular meeting of such year , or at a special meeting called for that purpose before the annual meeting of shareholders , and to the shareholders at their annual meeting, and from time to time he shall report to the directors on matters within his knowledge which the interests of this corporation may require to be brought to their notice . In general he shall perform all the duties incident to his office . -12- I . t) i SECTION 7 : Powers and Duties of the Vice-President . The vice-president of this corporation shall generally assist the president and shall perform such duties as may be assigned Co him by the Board of Directors . In the event of the death, resignation, absence or inability to act of the president, he shall assume and discharge pro tempore the powers and duties of the president of this corporation . SECTION 8: Powers and Duties of the Secretary. The secretary shall be an ex-officio secretary of the Board of Directors . He shall keep the minutes of all meeting of the Board of Directors and shareholders . He shall have charge of the corporate books and records . He shall keep in safe custody the seal of this corporation, and when authorized by the Board of Directors shall affix the seal to any instrument requiring the same . He shall be autho- rized to siga certificates of stock, with the president or the vice-president . He shall keep accounts of stock regis- tered in the manner prescribed by law . He shall give and serve all notices to the shareholders and directors . In general, he shall perform all the duties incident to his office . SECTION 9 : Powers and Duties of the Treasurer . The treasurer shall have the care and custody of and be responsi- ble for all the funds , securities , evidences of indebtedness -13- • and other valuable documents of the corporation, and deposit all such funds in the name of the corporation in such banks or trust companies or other depositories , or in such safe deposit vaults as the Board of Directors may designate . The treasurer shall sign, make and endorse in the name of the corporation all checks , notes , drafts , bills of exchange , acceptances and other instruments for the payment of money, along with the president or such other persons as the Board of Directors may designate , and pay out and dispose of same and receipt therefore , under the direction of the president or. the Board of Directors . The treasurer shall render a statement of the condition of the finances of the corpora- tion at each regular meeting of the Board of Directors , and at such other times as shall be required of hits, and a full financial report at the annual meeting of the shareholders. The treasurer shall keep at the office of the corporation full and accurate books of account of all its business and transactions and such other books of account as the Board of Directors may require , and shall exhibit the same to any director of the corporation upon application therefore . He shall be authorized to sign certificates of stock with the president or the vice-president . In general, he shall perform all the duties incident to his office . -14- **************************************************************** City of Renton WA Receipt **************************************************************** Receipt Number: R9806883 Amount : 3 , 753 . 92 11/20/98 12 : 09 Payment Method: CHECK Notation: 110- HARER Init : CRP Project # : LUA98-171 Type: LUA Land Use Actions Location: 2800 BLOCK OF NE 3RD STREET Total Fees : 3 , 753 . 92 This Payment 3 , 753 . 92 Total ALL Pmts : 3 , 753 . 92 Balance: . 00 **************************************************************** Account Code Description Amount 000 . 345 . 81 . 00 . 0007 Environmental Review 500 . 00 000 . 345 . 81 . 00 . 0013 Mobile Home Parks 1, 000 . 00 000 . 345 . 81 . 00 . 0014 Rezone 2 , 000 . 00 000 . 345 . 81 . 00 . 0019 Variance Fees 250 . 00 000 . 05 . 519 . 90 .42 . 1 Postage 3 . 92 t%'-i1 J CITY OF RENTON PLANNING/BUILDING/PUBLIC WORKS MEMORANDUM DATE: November 18, 1998 TO: File FROM: Lesley Nishihira, x7270 SUBJECT: Blueberry Hills Manufactured Home Park Application Submittal On Tuesday, November 17th, the applicant for the Blueberry Hills Manufactured Home Park project submitted an application for Environmental Review, Preliminary Manufactured Home Park Review, Variances, and a Rezone. The application was not accepted by the City because it was incomplete. The following items were necessary in order for the application to be considered complete: • A document naming Dolores as the authorized representative of T & E, • Four (4) copies of a Drainage Report, • Five (5) copies of a Geotechnical Report, • Five (5) copies of a revised Landscape Plan detailing a 6 foot fence around the perimeter of the property, • PMTs of each plan sheet included with the application in 8 1/2" x 11" size as well as an additional 4" x 6" reduction of the neighborhood detail map, and • Ten (10) copies of a Variance Justification which addresses each of the four variance criteria. The applicant was made fully aware that all of the submittal requirements were necessary in order for the application to be accepted by the City. The applicant indicated he would likely return Friday or Monday with all of the necessary submittal requirements. cc: Karen Marshall Jana Huerter Peter Rosen \\TS SERVER\SYS2\COMMON\H:\DIVISION.S\DEVELOP.SER\DEV&PLAN.ING\LMN\BLUBRY.DOC `El- taw ncc t **************************************************************** City of Renton WA Reprinted: 11/24/98 15 : 17 Receipt **************************************************************** Receipt Number: R9806883 Amount : 3 , 753 . 92 11/20/98 12 : 09 Payment Method: CHECK Notation: 110- HARER Init : CRP Project # : LUA98-171 Type: LUA Land Use Actions Parcel No: 162305-9062 Location: 2800 BLOCK OF NE 3RD STREET Total Fees : 3 , 753 . 92 This Payment 3 , 753 . 92 Total ALL Pmts : 3 , 753 . 92 Balance: . 00 **************************************************************** Account Code Description Amount 000 . 345 . 81 . 00 . 0007 Environmental Review 500 . 00 000 . 345 . 81 . 00 . 0013 Mobile Home Parks 1, 000 . 00 000 . 345 . 81 . 00 . 0014 Rezone 2 , 000 . 00 000 . 345 . 81 . 00 . 0019 Variance Fees 250 . 00 000 . 05 . 519 . 90 .42 . 1 Postage 3 . 92 q, - t-II (y) • G E O T E C H December 14, 1998 CONSULTANTS, INC. c. 13256 NE 20th Street,Suite 16 JN 98464 Bellevue,WA 98005 (425)747-5618 FAX(425)747-8561 Bryn Mawr Properties 11326 Rainier Avenue South Seattle, Washington 98178 Attention: Steve Harer Subject: Transmittal Letter - Geotechnical Engineering Study Proposed Blueberry Hill Manufactured Home Park Northeast 3rd Street Renton, Washington Dear Mr. Harer: We are pleased to present this geotechnical engineering report for the Blueberry Hill Manufactured Home Park to be constructed in Renton, Washington. The scope of our work consisted of exploring site surface and subsurface conditions, and then developing this report to provide recommendations for general earthwork and design criteria for foundations, slope regrading, and pavements. The subsurface conditions of the proposed manufactured home park were explored with ten test pits that generally encountered loose to medium-dense, often debris-laden fill soils to the maximum explored depth of 17 feet. Two test pits located in the northeastern portion of the sDECite encountered151998 up to 11 feet of incinerated material without soil. Where encountered, native soil consists of medium-dense sand and silty sand. Based on the soils encountered in the test pits, we anticipate that the existing fill soils are unsuitable for supporting permanent structures; however, they may be used to support light, manufactured homes. If permanent structures are planned, additional subsurface exploration will be necessary in order to provide foundation design criteria for deep foundations. In general, foundations for manufactured homes which allow for re-leveling may be placed on the existing fill. Where the incinerated fill material is found, it should be removed and replaced with compacted fill. Fill placed on the western edge of the property should be benched into the existing fill slope and adequately compacted during placement. The on-site fill soils are moisture sensitive and will make wet weather grading and earthwork more difficult. CITY OF RENTON RECEIVED tisUILDING DIVISION - r Bryn Mawr Properties JN 98464 • December 14, 1998 Transmittal Letter- Page 2 The attached report contains a discussion of the study and our recommendations. Please contact us if there are any questions regarding this report, or if we can be of further assistance during the design and construction phases of this project. Respectfully submitted, GEOTECH CONSULTANTS, INC. I'14 James R. Finley, P.E. Principal JRF: alt GEOTECH CONSULTANTS, INC. GEOTECHNICAL ENGINEERING STUDY Blueberry Hill Manufactured Home Park Northeast 3rd Street Renton, Washington This report presents the findings and recommendations of our geotechnical engineering study for the site of the proposed Blueberry Hill Manufactured Home Park in Renton, Washington. The Vicinity Map, Plate 1, illustrates the general location of the site. We were provided with site and grading plans which included existing topography. S.M. Hasan, Consulting Engineer developed these plans, which are dated November 1998. Based on these plans, we anticipate that the development will consist of 69 manufactured home lots and an access road. Grading plans include placing fill on the existing slope in the western portion of the site. SITE CONDITIONS Surface The property is a six-sided, nearly trapezoidal-shaped tract covering 7.77 acres. It has 331 feet of • frontage on Northeast 3rd Street and an average depth of about 750 feet. The site, believed to have been a former commercial gravel pit, has been filled, thereby creating a wide, flat area which extends westward and southward to a moderately steep fill slope leading down to the bottom of the pit. A bench approximately 50 to 60 feet wide is located about midslope. We estimate an elevation change of 100 feet or more between the flat portion of the subject site and the floor of the pit. A cut slope about 15 feet high can be seen along the eastern boundary. Tall grass covers the site and the slopes. Standing water was observed in several areas on the site. Subsurface The subsurface conditions were explored by excavating eleven test pits at the approximate locations shown on the Site Exploration Plan, Plate 2. The field exploration program was based upon the proposed construction and required design criteria, the site topography and access, the subsurface conditions revealed during excavation, and on the scope of work outlined in our proposal. The test pits were excavated on December 3, 1998 with a track-mounted excavator. A geotechnical engineer from our staff observed the excavation process, logged the test pits, and obtained representative samples of the soil encountered. "Grab" samples of selected subsurface soil were collected from the trackhoe bucket. The Test Pit Logs are attached to this report as Plates 3 through 8. In general, at least two layers of fill were encountered in the test pits. The upper several feet of fill is generally medium-dense silty sand with some gravel and often contains broken concrete. Underlying this fill is an oftentimes finer grained fill soil with more organic and construction debris. This fill layer also generally becomes less dense. In the northeastern portion of the site, the fill consists of apparently incinerated garbage containing little, if any, soil. Except along the eastern GEOTECH CONSULTANTS, INC. Bryn Mawr Properties JN 98464 December 14, 1998 Page 2 edge of the property, the fill thickness exceeds the maximum explored depth of 17 feet. Native soils can be observed in the cut slope along the eastern edge of the site and were encountered in several of the test pits located near the base of this cut slope. The native soils consist of brown, medium-dense, fine- to medium-grained sand and silty sand. The final logs represent our interpretations of the field logs and laboratory tests. The stratification lines on the logs represent the approximate boundaries between soil types at the exploration locations. The actual transition between soil types may be gradual, and subsurface conditions can vary between exploration locations. The logs provide specific subsurface information only at the locations tested. The relative densities and moisture descriptions indicated on the test pit logs are w interpretive descriptions based on the conditions observed during excavation. The compaction of backfill was not in the scope of our services. Loose soil will therefore be found in the area of the test pits. If this presents a problem, the backfill will need to be removed and replaced with structural fill during construction. Groundwater Standing water was observed in several areas of the site and the ground surface in general was wet. Minor groundwater seepage near the surface was observed in several of the test pits as a result of the wet surface condition. However, the test pits were left open for only a short time period. It should be noted that groundwater levels vary seasonally with rainfall and other factors. CONCLUSIONS AND RECOMMENDATIONS General Based on the test pits and our observations made during our site visit, it is our opinion that a proposed manufactured home park is feasible on this site from a geotechnical engineering standpoint. Although the existing fill soils are unsuitable for support of permanent structures, it is our opinion that they are, in general, adequate to support light, manufactured homes placed on foundations which allow periodic re-leveling of the home. The exception to this, however, is the incinerated fill material which should be removed and replaced with compacted fill. We recommend that the surface of the entire site be recompacted using heavy vibratory equipment prior to construction. Fills placed on the west slope should be benched into the existing fill slope and adequately compacted during placement. An 8- to 10-foot-wide bench at the base of the new fill slope (and at the existing midslope bench) should be maintained across the face of the slope. Erosion Control The erosion control measures needed during the site development will depend primarily on the weather conditions that are encountered. While site clearing will expose a large area of bare soil, the erosion potential on the site is relatively low due to the flatness of the ground. However, surface water should not be allowed to flow onto the fill slope at the west edge of the property. Rocked construction access roads should be extended into the site to reduce the amount of mud carried off the property by trucks and equipment. Following rough grading, it may be necessary to GEOTECH CONSULTANTS, INC. Bryn Mawr Properties JN 98464 • December 14, 1998 Page 3 mulch or hydroseed bare areas that will not be immediately covered with landscaping or an impervious surface. Geotech Consultants, Inc. should be allowed to review the final development plans to verify that the recommendations presented in this report are adequately addressed in the design. Such a plan review would be additional work beyond the current scope of work for this study, and it may include revisions to our recommendations to accommodate site, development, and geotechnical constraints that become more evident during the review process. Conventional Foundations The proposed manufactured homes can be supported on foundations which allow periodic re- leveling of the home as necessary. These foundations can bear on the existing fill soils or on structural fill placed above the existing fill soils. See the later sub-section entitled General Earthwork and Structural Fill for recommendations regarding the placement and compaction of structural fill beneath structures. Adequate compaction of structural fill should be verified with frequent density testing during fill placement. We recommend that continuous and individual spread footings have minimum widths of 16 and 24 inches, respectively. They should be bottomed at least 18 inches below the lowest adjacent finish ground surface. The local building codes should be reviewed to determine if different footing widths or embedment depths are required. Footing subgrades should be recompacted and cleaned of loose or disturbed soil prior to pouring concrete. An allowable bearing pressure of 1,000 pounds per square foot (psf) is appropriate for footings supported on the existing fill soils or on structural fill placed over the existing fill soils. A one-third increase in this design bearing pressure may be used when considering short-term wind or seismic loads. Lateral loads due to wind or seismic forces may be resisted by friction between the foundation and the bearing soil, or by passive earth pressure acting on the vertical, embedded portions of the foundation. For the latter condition, the foundation must be either poured directly against relatively level, soil or be surrounded by level structural fill. We recommend using the following design values for the foundation's resistance to lateral loading: ,Parameter '.' Design Value Coefficient of Friction 0.40 Passive Earth Pressure 200 pcf Where: (i)pcf is pounds per cubic foot,and(ii) passive earth pressure is computed using the equivalent fluid density. We recommend a safety factor of at least 1.5 for the foundation's resistance to lateral loading, when using the above design values. GEOTECH CONSULTANTS, INC. Bryn Mawr Properties JN 98464 December 14, 1998 Page 4 Seismic Considerations The site is located within Seismic Zone 3, as illustrated on Figure No. 16-2 of the 1997 Uniform Building Code (UBC). In accordance with Table 16-J of the 1997 UBC, the site soil profile is best represented by Soil Profile Type SE (Soft Soil). The site soils are not subject to seismic liquefaction because of the absence of near-surface groundwater. Excavations and Slopes No excavated slopes are anticipated other than for utility trenches. Excavation slopes should not exceed the limits specified in local, state, and national government safety regulations. Temporary cuts to a depth of about 4 feet may be attempted vertically in unsaturated soil, if there are no indications of slope instability. Based upon Washington Administrative Code (WAC) 296, Part N, the soil type at the subject site would be classified as Type C. Therefore, temporary cut slopes greater than 4 feet in height cannot be excavated at an inclination steeper than 1.5:1 (Horizontal:Vertical), extending continuously between the top and the bottom of a cut. The above recommended temporary slope inclination is based on what has been successful at other sites with similar soil conditions. Temporary cuts are those that will remain unsupported for a relatively short duration to allow for the construction of foundations, retaining walls, or utilities. Temporary cut slopes should be protected with plastic sheeting during wet weather. The cut slopes should also be backfilled or retained as soon as possible to reduce the potential for instability. Please note that loose fill soils can cave suddenly and without warning. Utility contractors should be made especially aware of this potential danger. All permanent cuts into native soil should be inclined no steeper than 2:1 (H:V). Fill slopes should not be constructed with an inclination greater than 2:1 (H:V). To reduce the potential for shallow sloughing, fill must be compacted to the face of these slopes. This could be accomplished by overbuilding the compacted fill and then trimming it back to its final inclination. Water should not be allowed to flow uncontrolled over the top of any temporary or permanent slope. Also, all permanently exposed slopes should be seeded with an appropriate species of vegetation to reduce erosion and improve the stability of the surficial layer of soil. Any disturbance to the existing slope outside of the building limits may reduce the stability of the slope. Damage to the existing vegetation and ground should be minimized, and any disturbed areas should be revegetated as soon as possible. Drainage Considerations Foundation drains are not required except where crawl spaces will be below a structure, or the outside grade does not slope downward away from a building. Drains should also be placed at the base of all earth-retaining walls. These drains should be surrounded by at least 6 inches of 1-inch- minus, washed rock and then wrapped in non-woven, geotextile filter fabric (Mirafi 140N, Supac 4NP, or similar material). At its highest point, a perforated pipe invert should be at least 6 inches below the level of a crawl space, and it should be sloped for drainage. GEOTECH CONSULTANTS, INC. Bryn Mawr Properties JN 98464 December 14, 1998 Page 5 The excavation and site should be graded so that surface water is directed off the site and away from the tops of slopes. Water should not be allowed to stand in any area where foundations, slabs, or pavements are to be constructed. Final site grading in areas adjacent to buildings should slope away at least 2 percent, except where the area is paved. Water from roof, storm water, and foundation drains should not be discharged onto slopes; it should be tightlined to an approved discharge facility or to a suitable outfall located away from any slopes. Pavement Areas The pavement section may be supported on existing fill compacted to a 95 percent density. Because the site soils are silty and moisture sensitive, we recommend that the pavement subgrade must be in a stable, non-yielding condition at the time of paving. Granular structural fill or geotextile fabric may be needed to stabilize soft, wet, or unstable areas. The performance of site pavements is directly related to the strength and stability of the underlying subgrade. To evaluate pavement subgrade strength, we recommend that a proof roll be completed with a loaded dump truck immediately before paving. In most instances where unstable subgrade conditions are encountered, an additional 12 inches of granular structural fill will stabilize the subgrade, except for very soft areas where additional fill could be required. The subgrade should be evaluated by Geotech Consultants, Inc., after the site is stripped and cut to grade. Recommendations for the compaction of structural fill beneath pavements are given in a later sub-section entitled General Earthwork and Structural Fill. • The pavement for lightly-loaded traffic and parking areas should consist of 2 inches of asphalt concrete (AC) over 4 inches of crushed rock base (CRB) or 3 inches of asphalt-treated base (ATB). We recommend providing heavily-loaded areas with 3 inches of AC over 6 inches of CRB or 4 inches of ATB. Heavily-loaded areas are typically main driveways, dumpster sites, or areas with truck traffic. Water from planter areas and other sources should not be allowed to infiltrate into the pavement subgrade. The pavement section recommendations and guidelines presented in this report are based on our experience in the area and on what has been successful in similar situations. As with any pavements, some maintenance and repair of limited areas can be expected as the pavement ages. To provide for a design without the need for any repair would be uneconomical. General Earthwork and Structural Fill All building and pavement areas should be stripped of surface vegetation, topsoil, organic soil, and other deleterious material. The stripped or removed materials should not be mixed with any materials to be used as structural fill, but they could be used in non-structural areas, such as landscape beds. Structural fill is defined as any fill placed under a building, behind permanent retaining or foundation walls, or in other areas where the underlying soil needs to support loads. All structural fill should be placed in horizontal lifts with a moisture content at, or near, the optimum moisture content. The optimum moisture content is that moisture content that results in the greatest compacted dry density. The moisture content of fill is very important and must be closely controlled during the • • filling and compaction process. GEOTECH CONSULTANTS, INC. Bryn Mawr Properties JN 98464 December 14, 1998 Page 6 The allowable thickness of the fill lift will depend on the material type selected, the compaction equipment used, and the number of passes made to compact the lift. The loose lift thickness should not exceed 12 inches. We recommend testing the fill as it is placed. If the fill is not compacted to specifications, it can be recompacted before another lift is placed. This eliminates the need to remove the fill to achieve the required compaction. The following table presents recommended relative compactions for structural fill: Location of A Minimum Fill Placement Relatwe Compaction Beneath footings, slabs 90% or walkways Behind retaining walls 90% 95% for upper 12 inches of Beneath pavements subgrade; 90% below that level Where: Minimum Relative Compaction is the ratio, expressed in percentages, of the compacted dry density to the maximum dry density, as determined in accordance with ASTM Test Designation D 1557-78(Modified Proctor). Use of On-Site Soil If grading activities take place during wet weather, or when the silty, on-site soils are wet, site preparation costs may be higher because of delays due to rain and the potential need to import granular fill. The on-site fill soils are generally silty and therefore moisture sensitive. Grading operations will be difficult during wet weather, or when the moisture content of this soil exceeds the optimum moisture content. Moisture-sensitive soil may also be susceptible to excessive softening and "pumping" from construction equipment, or even foot traffic, when the moisture content is greater than the optimum moisture content. It may be beneficial to protect subgrades with a layer of imported sand or crushed rock to limit disturbance from traffic. Structural fill that will be placed in wet weather should consist of a coarse, granular soil with a silt or clay content of no more than 5 percent. The percentage of particles passing the No. 200 sieve should be measured from that portion of soil passing the three-quarter-inch sieve. LIMITATIONS The analyses, conclusions, and recommendations contained in this report are based on site conditions as they existed at the time of our exploration and assume that the soil and groundwater conditions encountered in the test pits are representative of subsurface conditions on the site. If the subsurface conditions encountered during construction are significantly different from those observed in our explorations, we should be advised at once so that we can review these conditions and reconsider our recommendations where necessary. Unanticipated soil conditions are commonly encountered on construction sites and cannot be fully anticipated by merely taking soil samples in test pits. Subsurface conditions can also vary between exploration locations. Such unexpected conditions frequently require making additional expenditures to attain a properly GEOTECH CONSULTANTS, INC. Bryn Mawr Properties JN 98464 • December 14, 1998 Page 7 constructed project. It is recommended that the owner consider providing a contingency fund to accommodate such potential extra costs and risks. This is a standard recommendation for all projects. This report has been prepared for the exclusive use of Bryn Mawr Properties, and its representatives, for specific application to this project and site. Our recommendations and conclusions are based on observed site materials, and selective laboratory testing and engineering analyses. Our conclusions and recommendations are professional opinions derived in accordance with current standards of practice within the scope of our services and within budget and time constraints. No warranty is expressed or implied. The scope of our services does not include services related to construction safety precautions, and our recommendations are not intended to direct the contractor's methods, techniques, sequences, or procedures, except as specifically described in our report for consideration in design. We recommend including this report, in its entirety, in the project contract documents so the contractor may be aware of our findings. ADDITIONAL SERVICES Geotech Consultants, Inc. should be retained to provide geotechnical consultation, testing, and observation services during construction. This is to confirm that subsurface conditions are consistent with those indicated by our exploration, to evaluate whether earthwork and foundation construction activities comply with the general intent of the recommendations presented in this report, and to provide suggestions for design changes in the event subsurface conditions differ • from those anticipated prior to the start of construction. However, our work would not include the supervision or direction of the actual work of the contractor and its employees or agents. Also, job and site safety, and dimensional measurements, will be the responsibility of the contractor. The scope of our work did not include an environmental assessment, but we can provide this service, if requested. The following plates are attached to complete this report: Plate 1 Vicinity Map Plate 2 Site Exploration Plan Plates 3 - 8 Test Pit Logs Attachment Chemical Testing Results of Burn Debris Sample GEOTECH CONSULTANTS, INC. Bryn Mawr Properties JN 98464 • December 14, 1998 Page 8 We appreciate the opportunity to be of service on this project. If you have any questions, or if we may be of further service, please do not hesitate to contact us. Respectfully submitted, GEOTECH CONSULTANTS, INC. FIAT/ oFw�s�f�4'0 .� SSfcN °G EXPIRES 8/ 171 James R. Finley, P.E. 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F='0 I60rr SrSt SEN161� Q P. i6vart i r )p [i NIO ''�` l4 H E 1 ST�S SE'+�'.': ,ly E. 9 w loss W � �'., --- �� \a�-=! 62ND < < r SM ` '<<ri t6tsr•Pt ��_��r .o`g WV t� S a VICINITY MAP GEOTECH Proposed Manufactured Home Park CONSULTANTS,INC. Northeast 3rd Street i, Renton, Washington Job No; Date: Plate: 98464 Dec 1998 1 N i S� 3Ca HEP ttoR� I ki CI i i TP-9 TP-8 CI ! ❑ TP-7 1 TP-1 I i 1L1 I I TP-10 i i ILI I . i TP-2 i i 1 1 ILI I I ILI TP-6i i TP-3 I I I i 1LI TP-11 I I CI lij j Legend TP-4 TP-5 i -...-..Approximate Property Line &. Approximate Test Pit ._.._.._.._.._.._.._.._.._.._.._.._.._.._ Location Not To Scale SITE EXPLORATION PLAN , 44 GEOTECH Proposed Manufactured Home Park CONSULTANTS,INC. Northeast 3rd Street i Renton, Washington Job No: Date: Plate: • 98464 Dec 1998 2 ,� � � TEST PIT 1 9e4 c ,So" Description Elevation 1 FILL Brown, gravelly SAND with silt, very moist to wet, medium-dense (FILL) FILL Gray, broken concrete with gray sand, medium-dense (FILL) 5 = FILL Gray, silty SAND, fine-grained, with wood debris, loose (FILL) yl Brown, silty SAND with occasional stumps and other organic debris, loose to medium-dense 10 = FILL - more concrete debris - becomes gray-brown 15— * Test Pit was terminated at 15 feet on December 3, 1998. * Minor groundwater was observed at 0 feet during excavation. * Minor to moderate groundwater was observed at 6.5 feet during excavation. * Minor sloughing of sidewalls. TEST PIT 2 w� oN .(tce, lo�roti� G5 9e4 Go ,co �5 Description Elevation FILL Brown, silty SAND, with some gravel, moist, medium-dense (FILL) Brown SAND and SILT with concrete and organic debris, medium-dense to dense with depth (FILL) 5 — FILL - becomes brown-gray, with till, brick, concrete 10 — - till fill and occasional asphalt 15— * Test Pit was terminated at 14 feet on December 3, 1998. * Minor groundwater seepage was observed at 1 to 2 feet during excavation. * No caving was observed during excavation. TEST PIT LOG GEOTECH Northeast 3rd Street CONSULTANTS,INC. Renton, Washington Job No: ' Date: I Logged by: Plate: 98464 December 1998 DBC 3 TEST PIT 3 ti� �ti �a�robe G5 co. G� �a Q5 Description Elevation: Brown, silty, gravelly SAND, with concrete and some organic debris, moist, medium-dense (FILL) - becomes brown-gray 5 — - more wood and shopping debris FILL (TILL FILL) 10 - 15— * Test Pit was terminated at 15 feet on December 3, 1998. * Minor groundwater seepage was observed near the surface during excavation. * No caving was observed during excavation. 2 oi� TEST PIT 4 .k,e, �{ 1• \� G, cex 60 ,sa �5 Description Elevation: Z Brown, silty, SAND and some organic debris, wet, loose (FILL) - some gravels 5 - becomes gray (TILL FILL) FILL - becomes medium-dense with depth - some wood and more organics 10 — 15 — * Test Pit was terminated at 15.5 feet on December 3, 1998. * Surface groundwater seepage was observed during excavation. * Caving was observed during excavation. TEST PIT LOG GEOTECH CONSULTANTS,INC. Northeast 3rd Street Renton, Washington Job No: I Date: I Logged by: Plate: 98464 December 1998 DBG 4 TEST PIT 5 cQ4 I ,Saro 5G Description Elevation: FILL Brown, silty SAND with some organics, moist, loose to medium-dense - becomes gray with some organics 5 Light brown SAND with trace of silt, medium-grained, moist, sp medium-dense 10 — NOTE: FILL AS DESCRIBED ABOVE EXTENDED TO BOTTOM OF TEST PIT ., ON DOWNSLOPE SIDE. * Test Pit was terminated at 10 feet on December 3, 1998. * No groundwater seepage was observed during excavation. 15— * No caving was observed during excavation. TEST PIT 6 { wr A0, 0� a�ro�2 C 9e4 Description Elevation: Gray, silty SAND with some gravels and organics, moist, medium-dense (TILL FILL) 5 — - becomes looser FILL 10 — - more debris 15 '— * Test Pit was terminated at 17feet on December 3, 1998. * No groundwater seepage was observed during excavation. * No caving was observed during excavation. TEST PIT LOG GEOTECH Northeast 3rd Street CONSULTANTS,INC. Renton, Washington Job No: I Date: I Logged by: Plate: �7�� 98464 December 1998 DBG 5 <ewA TEST PIT 7 ti o A~ytie��ya�e�tie G5 �e4 Go- ,�a �5 Description Elevation: Brown-gray SAND with silt gravel, extensive concrete debris (large), loose, (broken foundation element & slabs) asphalt FILL 5 — - refusal due to concrete rubble 10 — * Test Pit was terminated at 9 feet on December 3, 1998. * No groundwater seepage was observed during excavation. * No caving was observed during excavation. NOTE: large concrete near surface will impact utilities, roads, etc. 15— <e A TEST PIT 8 &fie'A.s0J \e G5 '9e4 Go ,Sa° Description Elevation: Burn pile debris with bottles, steel rope, metal, glass, wet loose (dump debris) 5 FILL 10 — Red-brown, silty SAND, fine-grained, moist, medium-dense SMI', - becomes light brown 15 * Test Pit was terminated at 15 feet on December 3, 1998. * No groundwater seepage was observed during excavation. * No caving was observed during excavation. TEST PIT LOG GEOTECH Northeast 3rd Street CONSULTANTS,INC. Renton, Washington • __ ARIIMW Job No: I Date: I Logged by: 'Plate: 98464 December 1998 DBC 6 ti`l`t TEST PIT 9 Sex Go�` �, o,v Description Elevation: Burn pile debris with bottles, steel rope, metal, glass, wet loose _ (dump debris) 5 — FILL Red-brown, silty SAND, fine-grained, moist, medium-dense 10 — SM - becomes light brown * Test Pit was terminated at 13.5 feet on December 3, 1998. 15 * No groundwater seepage was observed during excavation. * No caving was observed during excavation. • e olA TEST PIT 10 — Dark brown to brown, silty SAND, and sandy SILT, with gravel, FILL moist, loose (FILL) 5 — Dark gray, silty SAND, with some gravel, very moist, medium-dense (TILL FILL) FILL - white crystalline and slag-like metal (see sample) — - large and small concrete rubble -- broken floor slab with tile and metal 10 — * Test Pit was terminated at 11 feet due to refusal on December 3, 1998. * Minor groundwater seepage was observed at 3.5 feet during excavation. * No caving was observed during excavation. 15— TEST PIT LOG GEOTECH Northeast 3rd Street ~` CONSULTANTS,INC. Renton, Washington Job No: I Date: I Logged by: Plate: w r�� 98464 December 1998 DBG 7 e . to TEST PIT 11 v GO ts°' Description Brown, silty SAND with gravel, moist, loose to medium-dense (FILL) Gray, silty SAND with gravel, moist, medium-dense (TILL FILL) 5 — - some wood and organic debris FILL - occasional concrete rubble and wood 10 — 15— * Test Pit was terminated at 14 feet on December 3, 1998. * Minor groundwater seepage was observed at 0.5 feet during excavation. * No caving was observed during excavation. TEST PIT LOG G E O T E C H Northeast 3rd Street CONSULTANTS,INC. Renton, Washington Job No: I Date: ILoggeDdby: Plate:98464 December 1998 BG 8 44- OnSite Environmental Inc. Analytical Testing and Mobile Laboratory Services December 11, 1998 Dave Bair • GeoTech Consultants - 13256 NE 20th Street, Suite 16 Y` Bellevue, WA 98005 Re: Analytical Data for Project 98464 Laboratory Reference No. 9812-059 Dear Dave: Enclosed are the analytical results and associated quality control data for samples submitted on December 7, 1998. The standard policy of OnSite Environmental Inc. is to store your samples for 30 days from the date of receipt. If you require longer storage, please contact the laboratory. We appreciate the opportunity to be of service to you on this project. If you have any questions concerning the data, or need additional information, please feel free to call me. Sincerely, avid B eister Project Chemist Enclosures 14924 NE 31st Circle•Redmond,WA 98052•(425)883-3881 •Fax(425)885-4603 2 } Date of Report: December 11, 1998 Samples Submitted: December 7, 1998 Lab Traveler: 12-059 Project: 98464 TCLP Metals EPA 1311/6010B/7470A Date Extracted: 12-7-98 Date Digested: 12-8&9-98 Date Analyzed: 12-8&9-98 Matrix: TCLP Extract Units: mg/L (ppm) Lab ID: 12-059-01 Client ID: TP-1 Analyte Method Result PQL Arsenic 6010E ND .40 Barium 6010E ND 3.0 Cadmium 6010E ND .020 Chromium 6010E 0.040 .020 Lead 6010E ND .20 Mercury 7470A ND .010 Selenium 6010E ND .40 Silver 6010B ND .020 3 Date of Report: December 11, 1998 • Samples Submitted: December 7, 1998 Lab Traveler: 12-059 Project: 98464 TCLP Metals EPA 1311/6010B/7470A METHOD BLANK QUALITY CONTROL Date Extracted: 12-7-98 Date Digested: 12-8&9-98 Date Analyzed: 12-8&9-98 Matrix: TCLP Extract Units: mg/L (ppm) Lab ID: MB1208TCLP&MB1209TCLP Analyte Method Result PQL Arsenic 6010E ND .40 Barium 6010E ND 3.0 Cadmium 6010E ND .020 Chromium 6010B ND .020 Lead 6010E ND .20 Mercury 7470A ND .010 Selenium 6010E ND .40 Silver 6010E ND .020 4 Date of Report: December 11, 1998 Samples Submitted: December 7, 1998 Lab Traveler: 12-059 Project: 98464 TCLP Metals EPA 1311/6010B/7470A DUPLICATE QUALITY CONTROL Date Extracted: 11-30-98 Date Digested: 12-7-98 Date Analyzed: 12-7-98 Matrix: TCLP Extract Units: mg/L (ppm) Lab ID: 11-104-01 Sample Duplicate Analyte Result Result RPD Flags PQL Arsenic ND ND NA .40 Barium ND ND NA 2.0 Cadmium ND ND NA .020 Chromium ND ND NA .020 Lead ND ND NA .20 Mercury ND ND NA .010 Selenium ND ND NA .40 Silver ND ND NA .020 5 Date of Report: December 11, 1998 Samples Submitted: December 7, 1998 Lab Traveler: 12-059 Project: 98464 TCLP Metals EPA 1311/6010B/7470A MS/MSD QUALITY CONTROL Date Extracted: 11-30-98 Date Digested: 12-7-98 Date Analyzed: 12-7-98 Matrix: TCLP Extract Units: mg/L (ppm) Lab ID: 11-104-01 Spike Percent Percent Analyte Level MS Recovery MSD Recovery RPD Flags Arsenic 4.0 3.75 94 3.88 97 3.5 Barium 4.0 4.80 120 4.97 124 3.5 Cadmium 2.0 1.79 90 1.87 93 4.0 Chromium 4.0 3.63 91 3.75 94 3.4 Lead 10 8.60 86 8.95 90 4.0 Mercury 0.10 0.0922 92 0.0800 80 14 Selenium 4.0 3.95 99 4.03 101 2.1 Silver 2.0 1.78 89 1.87 94 5.1 6 • • OnSite Environmental Inc. DATA QUALIFIERS AND ABBREVIATIONS A- Due to high sample concentration, the amount spiked is insufficient for meaningful MS/MSD recovery data. B-The analyte indicated was also found in the blank sample. C-The duplicate RPD is outside control limits due to high result variability when analyte concentrations are within five times the quantitation limit. D- Data from 1: dilution. E-The value reported exceeds the quantitation range, and is an estimate. F-Surrogate recovery data is not available due to the high concentration of coeluting target compounds. G- Insufficient sample quantity for duplicate analysis. J-The value reported was below the practical quantitation limit. The value is an estimate. K-Sample duplicate RPD is outside control limits due to sample inhomogeniety. The sample was re- extracted and re-analyzed with similar results. M- Predominantly range hydrocarbons present in the sample. ' N-Hydrocarbons in the gasoline range (C7-toluene)are present in the sample. O-Hydrocarbons in the heavy oil range(>C24)are present in the sample. P-Hydrocarbons in the diesel range (C12-C24)are present in the sample which are elevating the oil result. Q-The RPD of the results between the two columns is greater than 25. R- Hydrocarbons outside the defined gasoline range are present in the sample; NWTPH-Dx recommended. S-Surrogate recovery data is not available due to the necessary dilution of the sample. T-The sample chromatogram is not similar to a typical U-Matrix Spike/Matrix Spike Duplicate RPD are outside control limits due to matrix effects. V-Matrix Spike/Matrix Spike Duplicate recoveries are outside control limits due to matrix effects. X-Sample underwent silica gel cleanup procedures. Y-Sample underwent acid cleanup procedures. Z-Interferences were present which prevented the quantitation of the analyte below the detection limit reported. ND-Not Detected MRL-Method Reporting Limit PQL-Practical Quantitation • ... Chain of Custody of i • Page • I ' OnSite Chemist: .., . Environmental Inc. fT;t44,f:::',iti&k.attithiitajilwA:F:i;‘,.:. ,',g .':':',-,.-:A=7.7!• Cv!,--N. Laboratory No. (Check One) 14924 NE 31st Circle • Redmond, WA 98052 Fax: (425) 885-4603 • Phone: (425)883-3881 D Same Day Company: 6-cc-I-cc 11 Cr 1'01 i 401 )4 5 0 24 Hours - 0 co Project No.: CNJ 7 -41{(Z1- 148 Hours 0 co ,r) co co .0 0 .1. Co 0 iECT Project Name: f I ( c 4rt-i Pill 0 Standard . co Lu c‘i a) ',- co ...- CV 0 co co -... a" N c) ca .?:- .5 1— Project Manager: r‘ LI O co .1)0 t‘C., Eit r" (other) 9 ° 2 2 2 2 0_ CL CL Date Time g sti c6:1 rls' I) I E m Lab ID Sample Identification Sampled Sampled.„Matrix _ u_. Cont. z z z i co a_ 12 H > w e . ., i -1 1) - I ,,. , ._ . . . • • •‘ . . . . . . , .. .• RELINQUISHED Bk..,. , n DATE RMEIVED BY n (-,, DATE 1 % , COMMENTS: • II Iltdrbr tAAl 12,-7-qF COMMENTS FIRM \-7 Ict 6 E. FIRM FIRM TIME c TIME. 1 "` - ...)le (--q,As- , : 5 lr-- RELINQUISHED BY DATE RECEIVED DAME FIRM TIME FIRM TIME REVIEWED BY DATE REVIEWED DISTRIBUTION LEGEND: White-OnSite Copy Yellow-Report Copy Pink-Client Copy . 4 Important Information About Your Geotechnical Engineering Report Subsurface problems are a principal cause of construction delays, cost overruns, claims, and disputes. The following information is provided to help you manage your risks. Geotechnical Services Are Performed for • elevation, configuration, location, orientation, or Specific Purposes, Persons, and Projects • weight of the proposed structure, composition of the design team, or Geotechnical engineers structure their services to meet the spe- • project ownership. cific needs of their clients. A geotechnical engineering study con- ducted for a civil engineer may not fulfill the needs of a construc- As a general rule, always inform your geotechnical engineer tion contractor or even another civil engineer. Because each geot- of project changes—even minor ones—and request an echnical engineering study is unique, each geotechnical engi- assessment of their impact. Geotechnical engineers cannot neering report is unique, prepared solely for the client. No one accept responsibility or liability for problems that occur except you should rely on your geotechnical engineering report because their reports do not consider developments of which without first conferring with the geotechnical engineer who pre- they were not informed. pared it. And no one—not even you—should apply the report for any purpose or project except the one originally contemplated. Subsurface Conditions Can Change A Geotechnical Engineering Report Is Based on A geotechnical engineering report is based on conditions that existed at the time the study was performed. Do not rely on a A Unique Set of Project-Specific Factors geotechnical engineering report whose adequacy may have Geotechnical engineers consider a number of unique, project-spe- been affected by: the passage of time; by man-made events, cific factors when establishing the scope of a study.Typical factors such as construction on or adjacent to the site; or by natural include:the client's goals, objectives, and risk management pref- events, such as floods, earthquakes, or groundwater fluctua- erences;the general nature of the structure involved, its size,and tions. Always contact the geotechnical engineer before apply- configuration; the location of the structure on the site; and other ing the report to determine if it is still reliable.A minor amount planned or existing site improvements, such as access roads, of additional testing or analysis could prevent major problems. parking lots, and underground utilities. Unless the geotechnical engineer who conducted the study specifically indicates other- Most Geotechnical Findings Are wise, do not rely on a geotechnical engineering report that was: • not prepared for you, Professional Opinions • not prepared for your project, Site exploration identifies subsurface conditions only at those • not prepared for the specific site explored, or points where subsurface tests are conducted or samples are • completed before important project changes were made. taken. Geotechnical engineers review field and laboratory data and then apply their professional judgment to render an opinion Typical changes that can erode the reliability of an existing about subsurface conditions throughout the site. Actual sub- geotechnical engineering report include those that affect: surface conditions may differ—sometimes significantly from • the function of the proposed structure, as when those indicated in your report. Retaining the geotechnical engi- • it's changed from a parking garage to an office neer who developed your report to provide construction obser- building, or from a light industrial plant to a vation is the most effective method of managing the risks asso- refrigerated warehouse, ciated with unanticipated conditions. A Report's Recommendations Are Not Final report's accuracy is limited; encourage them to confer with the , . Do not overrely on the construction recommendations included geotechnical engineer who prepared the report (a modest fee in your report. Those recommendations are not final, because may be required) and/or to conduct additional study to obtain geotechnical engineers develop them principally from judgment the specific types of information they need or prefer. A prebid and opinion. Geotechnical engineers can finalize their recom- conference can also be valuable. Be sure contractors have suffi- mendations only by observing actual subsurface conditions cient time to perform additional study.Only then might you be in revealed during construction. The geotechnical engineer who a position to give contractors the best information available to developed your report cannot assume responsibility or liability for you,while requiring them to at least share some of the financial the report's recommendations if that engineer does not perform responsibilities stemming from unanticipated conditions. construction observation. Read Responsibility Provisions Closely A Geotechnical Engineering Report Is Subject Some clients, design professionals, and contractors do not recognize that geotechnical engineering is far less exact than To Misinterpretation other engineering disciplines. This lack of understanding has Other design team members' misinterpretation of geotechnical created unrealistic expectations that have led to disappoint- engineering reports has resulted in costly problems. Lower ments, claims, and disputes. To help reduce such risks, geot- that risk by having your geotechnical engineer confer with echnical engineers commonly include a variety of explanatory appropriate members of the design team after submitting the provisions in their reports. Sometimes labeled "limitations", report. Also retain your geotechnical engineer to review perti- many of these provisions indicate where geotechnical engi- nent elements of the design team's plans and specifications. neers responsibilities begin and end,to help others recognize Contractors can also misinterpret a geotechnical engineering their own responsibilities and risks. Read these provisions report. Reduce that risk by having your geotechnical engineer closely. Ask questions. Your geotechnical engineer should participate in prebid and preconstruction conferences, and by respond fully and frankly. providing construction observation. Geoenvironmental Concerns Are Not Covered Do Not Redraw the Engineer's Logs The equipment, techniques, and personnel used to perform a Geotechnical engineers prepare final boring and testing logs geoenvironmental study differ significantly from those used to based upon their interpretation of field logs and laboratory perform a geotechnical study. For that reason, a geotechnical data. To prevent errors or omissions, the logs included in a engineering report does not usually relate any geoenvironmen- • geotechnical engineering report should never be redrawn for tal findings, conclusions, or recommendations; e.g., about the inclusion in architectural or other design drawings. Only photo- likelihood of encountering underground storage tanks or regu- graphic or electronic reproduction is acceptable, but recognize lated contaminants. Unanticipated environmental problems have that separating logs from the report can elevate risk. led to numerous project failures. If you have not yet obtained your own geoenvironmental information, ask your geotechnical Give Contractors a Complete consultant for risk management guidance. Do not rely on an Report and Guidance environmental report prepared for someone else. Some owners and design professionals mistakenly believe they Rely on Your Geotechnical Engineer for can make contractors liable for unanticipated subsurface condi- tions by limiting what they provide for bid preparation. To help Additional Assistance prevent costly problems,give contractors the complete geotech- Membership in ASFE exposes geotechnical engineers to a wide nical engineering report, but preface it with a clearly written let- array of risk management techniques that can be of genuine ben- ter of transmittal. In that letter,advise contractors that the report efit for everyone involved with a construction project. Confer with was not prepared for purposes of bid development and that the your ASFE-member geotechnical engineer for more information.A PROFESSIONAL 5FE FIRMS PRACTICING IN THE GEOSCIENCES 8811 Colesville Road Suite G106 Silver Spring, MD 20910 Telephone: 301-565-2733 Facsimile: 301-589-2017 email: info@asfe.org www.asfe.org Copyright 1998 by ASFE,Inc.Unless ASFE grants written permission to do so,duplication of this document by any means whatsoever is expressly prohibited. Re-use of the wording in this document,in whole or in part,also is expressly prohibited,and may be done only with the express permission of ASFE or for purposes of review or scholarly research. IIGER06983.5M 214. )i9("-,10.'S uNI oI 1 I"" OIL DE CITY V ?OF REN n 1T0998 C NO RECEIVE t �_or s,pOtdtl9" o x iaa rr /- nEC1 / "...-1*. ' a .It two/r... .-•.. .„_,,.'' 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J► - olerrofes round 9o'o.C. p �0" (a 9 5� cover - Jumper or St Johns !clad Nto \ 2� o.c• ;ate'" 10' 39 to 43 1ANN�NG ,��' N ¢o 7ME R� ON z ¢/ N=/oo, 2 �gg8 11111 11111 4-4 NZ II. ©a a- 68 67 S' n"________ a 6 32 :t 65 3/ c 430 RI 1111/ 50 63 2 . i d 1 • 9 th 9 5/ 0 a 1 ... io 52 a rt U S3 co kJ — div U /2 S¢ 59tk 1111 fr Hid es 9 00,r,)cer or e vge l va/a in) /3 55 58 24 rypica/ Space MIL MVP 1111 /"_ .30I 11111111 113 /9 2011, ,ZRNOSCRP/N6 PzRN N89'06'38"W 452.00' • /ueberry sf,'/! ,t/obi/e h`D/ne Park 0 )-1/S Fr )Pt. Nov.98 96-111 (.�) PHASE 1 ENVIRONMENTAL SITE ASSESSMENT Proposed Blueberry Hill Mobile Home Park Northeast 3rd Street Near Jefferson Avenue Northeast Renton, Washington JAG OF to T310141140 wooti NOv 1 2 99� geG°vED PHASE 1 ENVIRONMENTAL SITE ASSESSMENT Proposed Blueberry Hill Mobile Home Park Northeast 3rd Street Near Jefferson Avenue Northeast Renton, Washington Submitted by: GEOTECH CONSULTANTS, INC. David L. Bair Environmental Engineer FI o f o� ,�£clss6o o �, ASS' NAL 8�G` i1/r7178 IEXPIRES 8/ 17/ g1 1 James R. Finley, P.E. Principal GEOTECH CONSULTANTS, INC. GEOTECH November 17, 1998 CONSULTANTS, INC. 13256 NE 20th Street,Suite 16 JN 98464A Bellevue,WA 98005 (425)747-5618 FAX(425)747-8561 Bryn Mawr Properties, Inc. 11326 Rainier Avenue South Seattle, Washington 98178 Attention: Steve Haver Subject: Transmittal Letter Phase 1 Environmental Site Assessment Proposed Blueberry Hill Mobile Home Park Northeast 3rd Street Near Jefferson Avenue Northeast Renton, Washington Dear Mr. Haver: Geotech Consultants, Inc. is pleased to present the results of our recently completed Phase 1 Environmental Site Assessment for the subject property. Our work was completed in accordance with our proposal dated October 26, 1998. Please find the assessment attached. We appreciate this opportunity to be of service to Bryn Mawr Properties, Inc. on this project. If you have any questions, or if we may be of additional service, please contact us. Respectfully submitted, GEOTECH CONSULTANTS, INC. Ck-aPa- David L. Bair Environmental Engineer DLB: alt TABLE OF CONTENTS 1.0 EXECUTIVE SUMMARY 1 2.0 INTRODUCTION 1 2.1 Special Terms and Conditions 2.2 Purpose and Scope of Work 3.0 SITE DESCRIPTION AND RECONNAISSANCE 2 3.1 Location and Legal Description 3.2 Site and Vicinity Characteristics 3.3 Hazardous Materials 3.4 Other Conditions of Concern 4.0 HISTORICAL USE INFORMATION 6 4.1 Previous Environmental and Geotechnical Investigations 4.2 Historical Maps 4.3 Tax Assessor Records 4.4 State Archive Records 4.5 Seattle Public Library - Renton Directories 4.6 Aerial Photographs 5.0 ENVIRONMENTAL SETTING 8 5.1 Regional Physiographic Conditions 5.2 Soil and Geologic Conditions 5.3 Hydrogeologic Conditions 6.0 RECORDS REVIEW 9 6.1 Federal Records Sources 6.2 State Records Sources 6.3 Local Agency Sources 6.4 Assumptions and Opinion of Contaminant Mobility and Site Vulnerability 7.0 RESULTS OF INVESTIGATION 11 7.1 Findings 7.2 Conclusions and Recommendations 7.3 Limitations 8.0 REFERENCES 12 ATTACHMENTS Plate 1 Vicinity Map Plate 2 Site Plan Plate 3 Site Photographs Appendix VISTA Site Assessment GEOTECH CONSULTANTS, INC. PHASE 1 ENVIRONMENTAL SITE ASSESSMENT Proposed Blueberry Hill Mobile Home Park Northeast 3rd Street Near Jefferson Avenue Northeast Renton, Washington 1.0 EXECUTIVE SUMMARY The subject property is an undeveloped parcel of land that covers 7.0 acres. It lies immediately south of Northeast 3rd Street, between Edmonds Avenue Northeast and Jefferson Avenue Northeast, in the Renton Highlands area. The Vicinity Map, Plate 1, illustrates the general location of the site. Land use in the surrounding area is characterized by commercial and residential development and by a former gravel pit. No permanent structures are currently on the site. Historical research indicates that the property was formerly mined for sand and gravel, then filled with imported material and regraded. It also lies within a loosely defined area described as a former landfill. Other than the unknown quality of the material used to reclaim the site, this assessment did not reveal any recognized environmental conditions in connection with the subject property. A discussion of the scope of our work, our site observations, and our conclusions are contained in this report. 2.0 INTRODUCTION This report presents the results of our Phase 1 Environmental Site Assessment of the property at Northeast 3rd Street near Jefferson Avenue Northeast in Renton, Washington. 2.1 Special Terms and Conditions The scope of work for our review of this site did not include the examination, sampling, or analysis of subsurface soil or groundwater on the site for potential environmental contaminants. If new information is developed in future site work, which may include excavations, borings, or studies, Geotech Consultants, Inc. should be given the opportunity to review the findings, re-evaluate the conclusions of this report, and provide amendments as required. 2.2 Purpose and Scope Of Work The purpose of an environmental assessment is to satisfy one of the requirements to qualify for the innocent landowner defense in the Comprehensive Environmental Response, Compensation, and Liability Act (CERCLA): that is, to make "all appropriate inquiry into the previous ownership and uses of the property consistent with good commercial or customary practice." Our scope of work and the limitations of our study are consistent with American Society for Testing and Materials (ASTM) Designation E 1527: Standard Practice for Environmental Site Assessments: Phase 1 Environmental Site Assessment Process. The objective of a Phase 1 assessment is to minimize potential future liability for environmental problems by demonstrating that at the time this report was prepared, the owner, holder, or buyer had no knowledge or reason to know that any hazardous GEOTECH CONSULTANTS, INC. Bryn Mawr Properties, Inc. JN 98464A November 17, 1998 Page 2 substance had been released or disposed on, in, at, or near the property. An additional objective of the Phase 1 assessment is to identify potential contamination sources. The goal of the processes established by the ASTM is to identify recognized environmental conditions. The term "recognized environmental conditions" means the presence, or likely presence, of any hazardous substances or petroleum products on a property under conditions that indicate an existing release, a past release, or the material threat of a release of any hazardous substances or petroleum products into structures on the property or into the ground, groundwater, or surface water of the property. The term includes hazardous substances or petroleum products even under conditions in compliance with laws. The term is not intended to include de minimis conditions that generally do not present a material risk of harm to public health or the environment and that generally would not be the subject of an enforcement action if brought to the attention of the appropriate governmental agencies. Our study included: • A review of the chronology of ownership and site history, using county assessor records, archival property record cards, current and historical maps, interviews with individuals familiar with the subject property, and aerial photography as primary resources. An attempt was made to identify possible former industries or uses presenting some probability of generating waste, which may have included dangerous or hazardous substances, as defined by state and federal laws and regulations. • A reconnaissance of the property to look for evidence of potential contamination in the form of soil stains, odors, vegetation stress, discarded drums, or discolored water. • The acquisition and review of available reports and other documentation pertaining to the subject property or nearby sites. • A review of a search by Vista Information Services, Inc. (VISTA) of available state and federal government records. VISTA reported those sites and businesses that are located within the minimum search distances specified by American Society for Testing and Materials (ASTM) Designation E 1527. Additionally, through observations made during our site reconnaissance, we attempted to identify local topographic conditions that may influence the potential for regulated facilities to adversely impact the subject property. 3.0 SITE DESCRIPTION AND RECONNAISSANCE 3.1 Location and Legal Description The subject property is an undeveloped parcel of land that covers 7.0 acres. It lies immediately south of North 3rd Street, between Edmonds Avenue Northeast and Jefferson Avenue Northeast, in the Renton Highlands area. The Vicinity Map, Plate 1, illustrates the general location of the site. The property is situated in the northwest quarter of Section 16, Township 23 North, Range 5 East, Willamette Meridian, in King County, Washington. The tax identification number, as recorded by the King County Assessor's Office, is 162305-9062. GEOTECH CONSULTANTS, INC. Bryn Mawr Properties, Inc. JN 98464A November 17, 1998 Page 3 3.2 Site and Vicinity Characteristics An environmental engineer from our firm visited the site on November 10, 1998 to observe on-site conditions and land use practices in the surrounding area. The undeveloped subject property is covered with vegetation. Land use in the immediate vicinity is characterized by residential development to the north, commercial development to the east, and a former gravel pit to the south and the west. 3.2.1 Site Improvements The entire 7.0-acre lot is undeveloped except for a wooden loading platform located near the northeastern corner of the property. Access to the property is from Northeast 3rd Street on the north. The central portion of the property is flat and covered by grass, while trees, brambles, and other native vegetation cover the perimeter. There is a slight rise on the eastern and southern borders of the property. To the south and the west, the land falls steeply to a former gravel pit. Potable water, storm, and sanitary sewer services will be provided by the City of Renton. 3.2.2 Building Materials Other than the wooden loading platform, no permanent structures exist on the site. 3.2.3 Current Uses of Property The subject property is currently undeveloped and is the proposed location of a mobile home park. At the time of our site visit, no major stains, odors, or unusual vegetative conditions that might indicate the potential presence of hazardous contamination were noted on the subject property. 3.2.4 Current Uses of Adjoining Properties Land use in the site vicinity is characterized by commercial and residential development and by a former gravel pit. More specifically, the property is bordered as follows: North: Northeast 3rd Street borders the property to the north. Directly across this road lie an apartment complex and an undeveloped parcel of land. A Department of Transportation storage lot for sand and gravel and an ARCO gasoline station also lie along the north side of this road. East: An undeveloped parcel of land and the maintenance shops and a storage yard for the King County Parks Department lie to the east. Farther east are the southeast district office of the Seattle- King County Health Department, a regional storm water detention facility, and a solid waste transfer station operated by King County. GEOTECH CONSULTANTS, INC. Bryn Mawr Properties, Inc. JN 98464A November 17, 1998 Page 4 South: A steep, near vertical slope borders the property on the south. This slope defines the boundary of a former sand and gravel pit. The bottom of the pit has been graded and is covered by low vegetation. West: To the west of the property is a steep slope and additional land that was formerly part of the sand and gravel mining operation. During our reconnaissance, we did not observe any signs of improper storage or disposal practices of hazardous waste on any of the neighboring sites that would negatively impact the subject property. 3.3 Hazardous Materials 3.3.1 Storage Tanks and Containers At the time of our site visit, we looked for readily-apparent evidence of underground or above-ground storage tanks on the subject parcel. No obvious signs of underground or above-ground storage tanks were observed during our site reconnaissance. 3.3.2 Asbestos-Containing Materials Used in construction as early as the turn of the century, asbestos was most prevalent in the 1930s, 1940s, and 1950s. It has been used in over 3,000 commercial products for fireproofing, for thermal insulation, and to enhance strength. In buildings, it is most commonly found in boiler and pipe insulation, in "popcorn" ceiling texture, in vinyl flooring, in plaster and drywall compounds, in mastics and adhesives, in cement board siding, and in roofing. The knowledge that exposure to asbestos fibers can cause harm to humans became widespread between about 1955 and 1975. Diseases linked to asbestos exposure include asbestosis, a scarring of the lung tissue; lung cancer; and mesothelioma, a cancer of the lining of the chest and abdominal cavity. The EPA banned the use of asbestos in some applications in 1973, and by 1989 had announced a gradual ban on most remaining uses. Building materials imported from Canada or other areas outside the United States may still contain asbestos. No structures are on the site. We did not observe signs of asbestos-containing materials on the property. 3.3.3 Lead-Based Paint Until the 1960's, paint containing 30 to 40 percent lead was commonly used on the interior and exterior surfaces of buildings. Exposure to particles of lead-based paint (LBP), either through inhalation or ingestion, has been found to cause a variety of adverse human health effects. Children are particularly sensitive to these effects, and chronic exposure to lead can cause learning difficulties, mental retardation, and delayed neurological and physical development. In 1977, the Consumer Products Safety GEOTECH CONSULTANTS, INC. Bryn Mawr Properties, Inc. JN 98464A November 17, 1998 Page 5 Commission banned consumer use of paint products that contain lead in excess of 0.06 percent. The current LBP standard, as defined by the Lead-Based Paint Poisoning Prevention Act and the Department of Housing and Community Development Act, Title 10, is any paint or other surface coating that contains lead in excess of 1.0 milligrams per centimeter squared or 0.5 percent by weight (5,000 parts per million). No structures are on the subject property. We did not observe any signs of lead-based paint on the site. 3.3.4 PCBs Prior to 1979, polychlorinated biphenyls (PCBs) were widely used in electrical equipment, such as transformers, capacitors, switches, fluorescent light ballasts, and voltage regulators, owing to their excellent cooling properties. In 1976, the EPA initiated the regulation of PCBs through the Toxic Substances Control Act (TSCA). These regulations generally control the use, manufacture, storage, documentation, and disposal of PCBs. The EPA eventually banned PCB use in 1978, and the adoption of amendments to TSCA under Public Law 94-469 in 1979 prohibited any further manufacturing of PCBs in the United States. No buildings are on the property. We did not observe any transformers on the subject property. 3.3.5 Waste Generation and Disposal No hazardous or solid waste is generated at the subject property. 3.4 Other Conditions of Concern Radon is a naturally occurring, highly mobile, chemically inert, radioactive gas created through the radioactive decay of uranium and thorium. The potential for the occurrence of radon varies widely and depends on: (1) the concentration of radioactive materials in the underlying bedrock, (2) the relative permeability of soils with respect to gases, and (3) the amount of fracturing or faulting in the surficial materials (EPA, 1987). The EPA has established a concentration for radon of 4 pico- Curies per liter (pC/I) of air as a maximum permissible concentration "action level." According to some studies, the average concentration in homes across the United States is on the order of 1.4 pC/I. Typically, the Puget Sound area of Washington is underlain by a consolidated thickness of glacial drift and rocks that do not contain radon-forming minerals. The Washington Department of Health, Division of Radiation Protection, published a study listing the King County average as 0.7 pC/I. Based on this information, it is our opinion that the potential for elevated levels of radon at this site is low. GEOTECH CONSULTANTS, INC. Bryn Mawr Properties, Inc. JN 98464A November 17, 1998 Page 6 4.0 HISTORICAL USE INFORMATION Sources reviewed for information on site and area development and land use included historic aerial photography, current and historical maps, and resources at the King County Assessor's Office, the Puget Sound branch of the Washington State Archives, and the Seattle Public Library. 4.1 Previous Environmental and Geotechnical Investigations Geotech Consultants, Inc. has not completed geotechnical or environmental engineering studies for the site. We were not provided with these types of documents for review. 4.2 Historical Maps Sanborn Fire Insurance maps do not cover the vicinity of the subject property. A U.S. Geological Survey map of the Renton Quadrangle, dated 1949, shows a large sand and gravel operation extending from Northeast 3rd Street one-half mile south and one mile east from the Mt. Olivet Cemetery. An excavation on the subject property appears to be part of this operation. Residential development appears to the north. Revisions made to the map in 1968 and 1973 show shop buildings on the King County property to the east of the subject site. To the northeast is a building identified in other sources as a Seattle-King County Public Health Department office. 4.3 Tax Assessor Records The King County Assessor's Office lists the current taxpayer as T&E Investment, Inc. Additional information indicates that T&E Investment, Inc. purchased the property from T. Cugini. Information on development on adjoining properties appears in the table below: TAX PARCEL NUMBER LOCATION DEVELOPMENT YEAR DEVELOPED 162305-9117 north apartments 1983 162305-9120 north undeveloped - 162305-9130 east undeveloped - 162305-9133 east King County shops 1966 162305-9007 south undeveloped - 162305-9061 west undeveloped - 4.4 State Archive Records Property cards for Lot 62 (the subject property) show several buildings and a fuel pump with addresses along Northeast 4th Street. Based upon our review of aerial photographs, it appears that these improvements were located several hundred feet to the north of the subject site, at the present location of an apartment complex. The subject site was apparently formerly part of a larger parcel. GEOTECH CONSULTANTS, INC. Bryn Mawr Properties, Inc. JN 98464A November 17, 1998 Page 7 • 4.5 Seattle Public Library - Renton Directories We reviewed city directories for the vicinity of the subject property from 1950 to 1975 at approximate five-year intervals. No development was listed on the subject property during that period. A few residences and a state Department of Highways shed was listed in the vicinity during those years. 4.6 Aerial Photographs We reviewed aerial photographs for the years 1936, 1946, 1960, 1968, 1974, 1980, 1985, 1990, and 1995. Development on the subject property and in the surrounding area for each of these years is discussed in the paragraphs that follow. 1936: In this photograph, the subject property and surrounding area are covered by low vegetation. The only developments in the area are a small farm approximately one-half mile to the northeast and the Mount Olivet Cemetery, one-half mile to the southwest. Very few roads are visible. Industrial development and dense residential development is visible in the city of Renton, one mile to the west. 1946: The subject property has been cleared of vegetation, and is being mined for sand and gravel. Other nearby areas also appear to be mined for sand and gravel. Northeast 3rd Street has been constructed to the immediate north of the subject site and many unpaved roads cross the area to the south. A large housing development has been constructed to the north. To the east is the Greenwood Cemetery. 1960: The subject property remains in use as a sand and gravel pit. An extensive area to the southwest is also being mined for sand and gravel, along with an area approximately 1,000 feet to the southeast. A truck scale and several small structures appear at the operation to the southeast. Two shop buildings appear on the property to the north, across North 3rd Street. Residential development to the north continues to increase. Development to the east consists largely of small farms and houses on large lots. 1968: A large excavation is visible on the subject site. The land to the west and to the south has also been extensively excavated. The Renton Highlands transfer station can be seen approximately 1,000 feet to the southeast. Shop buildings now appear on the King County Parks Department land to the immediate east and a Seattle-King County Health Department office appears to the northeast. Residential and commercial development in the area continue to increase. 1974: There has been no apparent change in land use on the subject property or on surrounding parcels from the 1968 photograph. 1980: The subject property is now covered by low vegetation, and some of the excavation has been filled. Residential development to the north has increased and a large commercial building now appears near the transfer station to the southeast. GEOTECH CONSULTANTS, INC. Bryn Mawr Properties, Inc. JN 98464A November 17, 1998 Page 8 1985: There has been no apparent change to the subject site from the 1980 photograph. To the north, across North 3rd Street, an apartment complex has been constructed. 1990: The subject property has now been filled and graded. A gasoline station has been constructed to the northeast, at the intersection of Northeast 3rd and Northeast 4th Streets. The gravel pits to the west and the south are now covered by low vegetation. 1995: The subject site remains undeveloped and covered by low vegetation. Development in the area continues to increase. 5.0 ENVIRONMENTAL SETTING 5.1 Regional Physiographic Conditions The site is located on a gently rolling, elevated drift plain in the Puget Sound Lowland geomorphic province. The Puget Sound Lowland is a basin lying between the Cascade Mountains to the east and the Olympic Mountains to the west and is covered mainly by glacially-deposited sediments. The plain was formed during the last period of continental glaciation that ended approximately 13,500 years ago. The site lies on the side of a west-facing slope at an approximate elevation of 300 feet above sea level. 5.2 Soil and Geologic Conditions A published geologic map for the site vicinity describes the geologic unit underlying the subject site as younger gravel, generally well-sorted, poorly graded, and loose. Where this material overlies impermeable material, such as glacial till, springs may form near the base of hills and cause erosion and slides. Based upon our review of historical aerial photographs, it appears that some of the native material has been removed from the surface of this site and replaced by fill material from undocumented sources. We were not provided with any geotechnical studies for review and cannot comment more definitively upon the subsurface conditions beneath the site. 5.3 Hydrogeologic Conditions The geologic unit that we assume characterizes the site is of moderate permeability. Based upon local drainage patterns and upon our review of a U.S. Geological Survey map of the area, it is likely that the flow of surface, or shallow-seated subsurface, water in the vicinity of the subject property would be toward the southwest to the Cedar River. According to a U.S. EPA Ground Water Handbook, shallow water tables typically conform to surface topography. GEOTECH CONSULTANTS, INC. Bryn Mawr Properties, Inc. JN 98464A November 17, 1998 Page 9 6.0 RECORDS REVIEW Geotech Consultants, Inc. utilized the services of Vista Information Services, Inc. (VISTA) to complete a search of available state and federal government records. VISTA reported those sites and businesses that are located within the minimum search distances specified by American Society for Testing and Materials (ASTM) Designation E 1527. Additionally, through observations made during our site reconnaissance, we attempted to identify local topographic conditions that may influence the potential for regulated facilities to adversely impact the subject property. The databases searched by VISTA, as well as the search areas applied to each, are summarized in the following sections. A copy of the VISTA Site Assessment is included with this report as an appendix. 6.1 Federal Records Sources 6.1.1 NPL One site within a one-mile radius of the subject property is found on the National Priority List. This site, Pacific Car and Foundry, is 0.7 mile northwest of the subject property. This site is situated in a crossgradient position relative to the subject property, and therefore, it is not considered a source of potential contamination. 6.1.2 CERCLIS A review of the EPA's CERCLIS listing reveals no active sites within approximately one- half mile of the subject property that have been designated as potentially hazardous or eligible for participation in the Superfund cleanup program. 6.1.3 ERNS The subject property does not appear on the Emergency Response Notification System (ERNS) database of spill response activities. 6.1.4 FINDS A review of the Facility Index System (FINDS) listing and the EPA's RCRA Notifiers list, along with our site and area reconnaissance, reveals no RCRA-regulated businesses on the subject property. One RCRA-regulated small-quantity generator, the King County Parks Department shops at 3005 Northeast 4th Street, adjoins the property to the east. Businesses named in the FINDS listing are users or generators of potentially hazardous or toxic materials as a normal aspect of their business practices. Listed businesses are required to closely monitor and report their use or generation of such materials to the EPA. Based on the monitoring and reporting requirements imposed by the EPA, on our review of the EPA Hazardous Waste Data Management System (HWDMS) compliance listing, and on the assumption that the listed user and generator exercises prudence in its management of these materials to minimize liability and EPA penalties, it is our opinion that the potential for the environmental impairment of the property from the listed business is very low. GEOTECH CONSULTANTS, INC. Bryn Mawr Properties, Inc. JN 98464A November 17, 1998 Page 10 6.1.5 TSD A review of the RCRIS-TSD list shows no sites within a one-mile radius of the subject property. 6.2 State Records Sources 6.2.1 WDOE Underground Storage Tanks A review of the WDOE listing of underground storage tanks (USTs) reveals no registered USTs on the subject property and no active USTs on adjoining properties. The King County Parks Department shop, which adjoins the subject property to the east, is listed as having closed-in-place two underground storage tanks. No information was given regarding the soil conditions around the tanks at the time of closure. 6.2.2 WDOE Leaking Underground Storage Tanks A review of the current Leaking Underground Storage Tank (LUST) list reveals three sites within a half-mile radius of the subject property that have reported releases of petroleum into the environment. COMPANY AND ADDRESS LOCATION WDOE REMARKS Gull #305 0.49 mile east Cleanup in progress for 3800 NE 4th St. crossgradient contaminated groundwater. NW Enterprizes Corp. 0.1 mile east Completed cleanup for (Discount Tire) upgradient contaminated soil. 3123 NE 4th St. Renton Maintenance 0.13 mile west Cleanup in progress for Facility crossgradient contaminated soil. 2731 North 4th Street Based upon the relative hydrologic positions of these sites, or their cleanup status, any risk they may pose to the subject site appears to be very low. 6.2.3 WDOE Hazardous Site Listings A review of the WDOE Confirmed & Suspected Contaminated Sites (C&SCS) report shows one site within one mile of the subject property that has been designated as a confirmed hazardous substance site. The Renton Highland Landfill is described as covering an area of approximately 12 acres lying south of the Renton Highland Housing Project and west of the Southeast District Office of the Seattle-King County Health Department. This landfill began operating in the 1940's and received as fill "everything". The Seattle-King County Health Department conducted two limited investigations for methane migration between 1984 and 1985 on the south side of Northeast 3rd Street. Methane gas was not detected above trace levels from any of the test holes. A sample of water from Mt. Olivet Creek did not have evidence of leachate contamination. GEOTECH CONSULTANTS, INC. Bryn Mawr Properties, Inc. JN 98464A November 17, 1998 Page 11 The description of the Renton Highlands Landfill given in Seattle-King County Health Department documents appears to include the subject property. Based upon our interpretation of aerial photographs of the vicinity, it appears that the majority of landfill activity took place approximately one-quarter mile southeast of the subject site. This would place the former landfill in a crossgradient position relative to the subject property, and it would, therefore, not be considered a source of potential contamination to the groundwater of the subject property. As discussed earlier, previous investigations by the Seattle-King county Health Department did not find evidence of methane migration. 6.3 Local Agency Sources A review of the Seattle-King County Health Department records pertaining to current and abandoned landfills within the county suggests that two former landfills are located within one mile of the subject property, the Renton Highlands Landfill and the Mt. Olivet Landfill. The Mount Olivet Landfill was located approximately one-half mile southwest of the subject site, in a cross- to downgradient hydrologic position. The Renton Highlands Landfill is discussed in Section 6.2.2. A statewide listing of municipal solid waste facilities does not record any active landfills in this area. One active transfer station, operated by King County, is located approximately one-quarter mile to the southeast. 6.4 Assumptions and Opinion of Contaminant Mobility and Site Vulnerability No sites with confirmed contamination lie within 1,000 feet of the subject property in an upgradient hydraulic position. As such, it is our professional opinion that the potential for the migration of theoretical water-borne contamination onto the subject property from this site is very low. 7.0 RESULTS OF INVESTIGATION We performed a Phase 1 Environmental Site Assessment, consistent with the scope and limitations of ASTM Designation E 1527, for the property at Northeast 3rd Street near Jefferson Avenue Northeast in Renton, Washington. 7.1 Findings This assessment revealed evidence of one environmental condition in connection with the subject property. The subject site is located within an area mined for sand and gravel, then reclaimed with material from unknown sources. It also lies within a loosely defined area described as a former landfill. 7.2 Conclusions and Recommendations No information documenting the condition of subsurface soil or groundwater at the site itself was discovered in the course of our investigation. Acknowledging this limitation, the strongest statement GEOTECH CONSULTANTS, INC. Bryn Mawr Properties, Inc. JN 98464A November 17, 1998 Page 12 we can make is that, based upon the research completed in the course of preparing this report, we are not aware of a specific contamination problem affecting the subject property at this time. A higher degree of confidence, if desired, would require subsurface exploration and testing. There may be specific requirements for testing or methane mitigation for projects near a former landfill. We recommend contacting the appropriate city or county departments. 7.3 Limitations This report has been prepared for the exclusive use of Bryn Mawr Properties, Inc., and its representatives, for specific application to this site. This work was performed in a manner consistent with that level of care and skill normally exercised by members of the environmental science profession currently practicing under similar conditions in the area. Our work is in accordance with our Fee Schedule and General Conditions and our signed proposal, which is dated October 26, 1998. 8.0 REFERENCES Bishop, Greg, Turnberg, Wayne L., and VanDusen, Karen. Abandoned Landfill Study in King County. Seattle-King County Department of Public Health. Seattle, Washington. April 1985. Department of Interior, U.S. Geological Survey. Topographic Map of the Renton, Washington Quadrangle. 1949, photorevised in 1968 and 1973. Division of Radiation Protection, Department of Health, State of Washington. Radiation Fact Sheet. Office of Research and Development, U.S. EPA. U.S. EPA Ground Water Handbook - Volume 1: Ground Water and Contamination. EPA/625/6-90/016a. September 1990. R. L. Polk and Company. Polk's Renton City Directory. Various years. Waldron, Howard H., Liesch, Bruce A., Mullineaux, Donal R., and Crandell, Dwight R. Preliminary Geologic Map of Seattle and Vicinity, Washington. U.S. Geological Survey. 1962. 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'\ '• • it 41, l ll \ ..r.- , = .-: ?, Yam.• 1• `,��, I/��I"'�'`l�l �I. � . :Ill�l 4• ••_�,,• ,,. `""`' ``` t I �`-V 'l�:��i . I.-�I�� 0/ft 1.01c. ii...\-7,-* __$1 - �. .. — (13•34 -AaN __‘• :::' t•M1-.1,:'Z.,......'1-1;! '.:‘ •••"•••••.---C 111..---'''''\ I.- : 1:.•. .7";-.„:: .-::-....: S;;,;n'ti. --NI - -,j'.--: --'-` ..t:i..? I( .1.:...4... ..\.:\ \ -'-\ I k:..::: p \ it/, '�•. , 1� �- �- tl \ �., — �‘ _ �'�(//,.• ✓. _ �/11 '▪ •.- s ��� 22��"\ fit• N Scale , 0 1/2 1 mile Inferred Direction of Shallow Groundwater Flow (Source:U.S.Geologic Survey map of Renton,Washington Quadrangle, 1973) Litt VICINITY MAP GEOTECH Proposed Mobile Home Park CONSULTANTS,INC. Northeast 3rd Street Renton, Washington Job No: Dale: Pale: 1 98464A Nov.1998 Inferred Direction of Groundwater Flow N N C apartments m 7 i 1 a - `a — `° ARCO co N c c gasoline a vacant station land Highway Department a at public health sand and gravel `� esof office - storage eet • undeveloped Street r1ocheaSt 3rd _..co i land i i .oadmg I -r3 •�•�.� platform pc; I I o i i I N to I I o U I I to King County Parks Department I grass I shops and I a N 2 I storage yard I Subject c i• i m Property ` i former gravel pit t I I I i igrass . i I I I I • I I • I trees and brush I • •steep slope undeveloped land \I to transfer station� I former gravel pit I I SITE PLAN GEOTECH Proposed Mobile Home Park CONSULTANTS,INC. Northeast 3rd Street t Renton, Washington Job No: Date: Plate: 98464A Nov. 1998 No Scale 2 ..di-+J7w 4 , `; p • ,,i *,� -+•rf ate,r.i,,"�i. ` ,' r•�y�• ,- A y��.�� ! • i :, * f r „bf ' I •- Looking northwest over property. P. �! ,� a ' Ljl - aI" '•'s, ' 44y 4 { A,, '.it, t V f ` 4 . A'!. .41)Att _II ^4 t `.• .�! t,. Y Looking east over property. SITE PHOTOGRAPHS GEOTECH Proposed Mobile Home Park CONSULTANTS,INC. Northeast 3rd Street Renton, Washington Job No: Dale: Plate: 98464A Nov, 1998 3 APPENDIX V/S's Site Assessment GEOTECH CONSULTANTS, INC. SITE ASSESSMENT REPORT I PROPERTY CLIENT INFORMATION INFORMATION Project Name/Ref#: Not Provided Steve Haver i Blueberry Hill Mobile Home Park Bryn Mawr Properties Northeast 4th Street 11326 Rainier Avenue South i Renton, WA 98056 Seattle,WA 98178 Latitude/Longitude: (47.487502, 122.178073) • Site Distribution Summary within 1/8 1/8to 1/4to 1/2 to mile 1/4 mile 1/2 mile 1 mile Agency/Database -Type of Records A) Databases searched to 1 mile: j US EPA NPL National Priority List 0 0 0 1 US EPA CORRACTS RCRA Corrective Actions and (TSD) associated TSD 0 0 0 0 STATE SPL State equivalent priority list 0 0 0 0 j8) Databases searched to 1/2 mile: STATE SCL State equivalent CERCLIS list 0 0 1 - j US EPA CERCLIS/ Sites currently or formerly under I NFRAP review by US EPA 2 0 0 - US EPA TSD RCRA permitted treatment, storage, disposal facilities 0 0 0 - STATE LUST Leaking Underground Storage Tanks 1 1 1 - STATE SWLF Permitted as solid waste landfills, incinerators, or transfer stations 1 0 0 - STATE TOXICS Washington Site Register 1 0 2 - C) Databases searched to 1/4 mile: STATE UST Registered underground storage tanks 4 4 - - D) Databases searched to 1/8 mile: US EPA ERNS Emergency Response Notification System of spills 0 - - - US EPA LG GEN RCRA registered large generators of hazardous waste 0 - - - US EPA SM GEN RCRA registered small generators of hazardous waste 2 - - - For more information call VISTA Information Solutions, Inc. at 1 -800- 767 -0403. Report ID: 98464A111 Date of Report: November 10, 1998 Version 2.6 Page#1 This report meets the ASTM standard E-1527 for standard federal and state government database research in a Phase I environmental site assessment. A (-) indicates a distance not searched because it exceeds these ASTM search parameters. LIMITATION OF LIABILITY Customer proceeds at its own risk in choosing to rely on VISTA services,in whole or in part,prior to proceeding with any transaction. VISTA cannot be an insurer of the accuracy of the information,errors occurring in conversion of data,or for customer's use of data. VISTA and its affiliated companies,officers,agents,employees and independent contractors cannot be held liable for accuracy, storage,delivery,loss or expense suffered by customer resulting directly or indirectly from any information provided by VISTA NOTES For more information call VISTA Information Solutions, Inc. at 1 -800-767 -0403. Report ID: 98464A111 Date of Report: November 10, 1998 Version 2.6 Page#2 SITE ASSESSMENT REPORT I Map of Sites within 1 Mile I 1 i I 1 . � I rle 12th St I Q z + 0- ` �Q N: Parkiii P �11Rr►; a S ��� S1 hi Af_ Tyr. . . _,=, ,,--,r 0,,,, )2_04,. .. ,, ..") _>, 0 2, 7,E,iiiimirakr .1, ,,,nelisuax, c:. (bar ...wl. . 43 2 o _ g►1�,t At:?, s- m L ll. 8th St 1►►�� 8' < ill \., IRV talkillipTiffl e.2. 6..., kili,,, , , m , („ , 111.1*.dijilii a' + Q. ,r'l:,, o arilii I — ow • al c�. z MU 111) i� Ne 5th St• • •,lOy 1 • Co ' FM le4 geht Iv/ 1 1 -iro <° Ira arioit, ' � , fl �` , ;�d �+ � e 3rd CI I. 1 • -T-7, ,� �� o trf p z more ,nd St o, Fa% `• N: Ne 1st e A , kl I : ,` �" Ne 2nd "I lir . PlAik....*--- 0 CD Z CD IFI Q•/P v G2 CD 6th St ,-.4-1--4-4---1--1,--4-4, •• N 4kAllr D gral S irk se '� � it.. 0 0.25 0.5 't t—ii( \ • e Miles Category: A B C D Subject Site Databases Searched to: 1 mi. 1/2 mi. 1/4 mi. 1/8 mi. Single Sites • ,__I Multiple Sites \/. Highways and Major Roads NFL, SPL, CERCLIS\ UST ERNS, �� Roads CORRACTS NFRAP, GENERATORS ''A''''Y Railroads (TSD) TSD, LUST, - Rivers or Water Bodies SWLF. SCL Utilities For More Information Call VISTA Information Solutions, Inc. at 1 -800 -767 -0403 Report ID: 98464A111 Date of Report: November 10, 1998 Page#3 SITE ASSESSMENT REPORT Map of Sites within 1/4 Mile -,-, C yt ,\h 5\ d9- AiiikA *- : I h \1 A7 . N ,,,,,, —J o .. ,, N (1?' ag+' a, Ne4t C / c Q : , . __, Ne 4th t El /a u. Q * K 0 �t d S = e V2' o �D lD N E - 2nd St i c c L_ 0 0.05 0.1 rems Miles Category: A B C D Subject Site Databases Searched to: 1 mi. 1/2 mi. 1/4 mi. 1/8 mi. * Single Sites * '. Multiple Sites • I �\ Highways and Major Roads NPL, SPL, CERCLIS\ UST ERNS, �- Roads CORRACTS NFRAP, GENERATORS ti Railroads (TSD) TSD, LUST, • Rivers or Water Bodies SWLF, SCL Utilities For More Information Call VISTA Information Solutions, Inc. at 1 -800 -767 -0403 Report ID: 98464A111 Date of Report: November 10, 1998 Page#4 I SITE ASSESSMENT REPORT Sites Represented as Polygons I i I i - I_ N,..,,„1- �j rile 12th St a z i L a \ N . .. �p N: Park i t�'a ... a �� Sk ,�, repz z Q , v 1 .r _. . *, s_ (15 , • x 0 Y m o a �e9�,t zp co so o 4, ��� P1 NP 8t .t N8thSt / 0:12..,..,.._ N 7th I �"' 'sue c`o e 6'h`dt •-13 . b N6t� S z• �, .i _ , -o �re .th t a 4 CD, CD • z Ne 5th St �% N t1 r:,. 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D Q' >C<D 7114110) CAlligh.* ., o N 8th St ak 111111-11- _imie: ' ' P' Ne 8t 5* `" v CD N 7tht Z co co N6t1S z , ' _ �'`" • a- •�'in r>♦ : Ne 5th St c) iN lit �,� ipk. ›.,,, i N : Sf4g¼ N 3r e 3rd E Ne 1t "I ,.CD St ,1 6. &i WIf • z " d�, �Ne 2nd Pt ("' i I'' " (11' \. t .......... ‘i (-/-) -37: Iffilk A . cu ° C"ii% ecD a' 4 o/% P, • ............--•-'45 N ipp S 6th St k+� ��,_�, , A 1�1s �'' S 71 S. - Q 4 0 0.25 0.5 � " S 10h St- \fie ' �e �� i y i--- _ Miles ��'" Highways and Major Roads Subject Site --,,,,/� Roads * ,hti Railroads Rivers or Water Bodies Utilities For More Information Call VISTA Information Solutions, Inc. at 1 -800-767-0403 Report ID: 98464A111 Date of Report: November 10, 1998 Page#6 SITE ASSESSMENT REPORT SITE INVENTORY I A B C D PROPERTY AND THE ADJACENT AREA o c MAP (within 1/8 mile) `" b ID 1- Z U y en Z Z W W VISTA ID gg U e— u. V en O (., DISTANCE J Ot J W H X17, Z DIRECTION Z U cn N U en 0 M W LI H ARCO#5362 1847339 1A 12900 NE 3RD ST c0.01>uF� X X RENTON, WA 98056 RENTON HIGHLANDS LDFL 357420 1B NE 3RDST500'WNE4THSTJCT 0.05 1 X NE !RENTON, WA 98056 RENTON TECHNICAL COLLEGE 2883140 1 B 3000 NE 4TH ST 0.06N 1 X RENTON, WA 98056 'KING COUNTY PARKS 228945 2 3005 NE 4TH 0.01 MI SF X RENTON, WA 98056 RENTON (OLD)-PARKS ANNEX 5749100 2 3005 NE 4 0.07 5E! X RENTON, WA 98056 WSDOT 7247896 3 2740 NE 3RD ST. 0.02 I X RENTON, WA 98056 NW ENTERPRIZES CORPORATION 1841398 4A 3123 NE 4TH 0.10MI X X RENTON, WA 98056 RENTON TRANSFER STATION 5765413 5 3021 NE 4TH ST 0.11 t X SE RENTON, WA 98056 KING CO SOLID WASTE DIV RENTON TRANSFER 3508967 5 3021 NE 4TH ST 0.12 S' X RENTON, WA 98056 A B C D SITES IN THE SURROUNDING AREA I o MAP (within 1/8-1/4 mile) `" ID `' z en h Z Z VISTA ID J J 0 J X en c7 c7 I DISTANCE a O ti U W ,- = O H c 0 2 DIRECTION Z U en en U i- —a en I— = W in 4TH MONROE CHEVRON/MC DONALDS 6887733 4B 13209 NE 4TH ST 0.74 M� X I RENTON, WA 98056 I I I I I I I I I �� X=search criteria; • =tag-along (beyond search criteria). For more information call VISTA Information Solutions, Inc. at 1 -800-767 -0403. Report ID: 98464A111 Date of Report: November 10, 1998 Version 2.6 Page#7 A B C D SITES IN THE SURROUNDING AREA a a ' I MAP (within 1/8-1/4 mile) `n a ID vs 2 U en N H Z Z VISTA ID ce U �- u. U h (, L7 DISTANCE a O a V W ,- m % O H cc 0 ie... DIRECTION Z U H ti 0 H i- = L I -1 v> RENTON MAINTENANCE FACILITY SITE 1841393 6 2731 NORTH 4TH 0.13 l X X RENTON, WA 98055 KING COUNTY PUBLIC WORKS ROADS DIV. 5749800 7 155 MONROE AVE NE BLDG A 0.16 II X E RENTON, WA 98056 GREENWOOD MEMORIAL PARK 1846420 8 350 MONROE AVE NE O.25NI MI X RENTON,WA 98056 I I I I I I A B C D SITES IN THE SURROUNDING AREA o MAP (within 1/4-1/2 mile) . ID 1- 2 U H H 2 2 VISTA ID = V 1- t V v1 L7 (' DISTANCE CI_ 0 a V W ,9 = O O 2 DIRECTION Z U N N U J In f. = W to RENTON HIGHLANDS LANDFILL 6959778 9 NE 3RD ST NE 4TH ST 0.40MII X w RENTON,WA 98056 GULL 305 6784034 10 3800 NE FOURTH 0.49 II X • E RENTON,WA 98056 GULL#0205 1841406 10 3800 NE 4TH 0.49 II X E RENTON,WA 98056 PDQ CLEANERS 322713 10 3807 NE 4TH 0.49 MI X • E RENTON,WA 98056 A B C D SITES IN THE SURROUNDING AREA a a MAP (within 1/2- 1 mile) y ID 2 U H Z 2 VISTA ID eg C..) u_ InU H (7 O DISTANCE d O W J X DIRECTION 2 0 N vv) U N = N I = W -J H PACIFIC CAR FOUNDRY CO 4864595 11 1400 N 4TH ST 0.67 MI x • • RENTON,WA 98055 ��.•►� �'� X=search criteria; • =tag-along (beyond search criteria). For more information call VISTA Information Solutions, Inc. at 1 -800-767 -0403. Report ID: 98464A111 Date of Report: November 10, 1998 Version 2.6 Page#8 A B C D a NfillAPPEO SITES C cc h Z .... . .. ......... .. . U .N�.t V) .. ... .. :. .. J J E. Q J X 1� Z V V . aOaU '�' N � 3Oh � L.72 VISTA ID Z U N v> U J N H M W J of l MT. OLIVET LANDFILL 6808244 NE 3RD ST. X RENTON, WA 98056 X=search criteria; • =tag-along (beyond search criteria). For more information call VISTA Information Solutions, Inc. at 1 -800 -767 -0403. Report ID: 98464A111 Date of Report: November 10, 1998 Version 2.6 Page#9 SITE ASSESSMENT REPORT DETAILS PROPERTY AND THE ADJACENT AREA (within 1/8 mile) VISTA ARCO #5362 VISTA ID#: 1847339 Map ID I Address*: 2900 NE 3RD ST Distance/Direction: <0.01 MI / NE RENTON, WA 98056 Plotted as: Point l q RCRA-SmGen -RCRA-Small Generator/SRC#4467 EPA ID: WAD988514881 Agency Address: SAME AS ABOVE l Generator Class: Generates 100 kg./month but less than 1000 kg./month of non-acutely hazardous waste STATE UST-State Underground Storage Tank/SRC#4980 Agency ID: 97567 Agency Address: ARCO 5362 2900 NE 3RD ST RENTON,WA 98056 Underground Tanks: 3 Aboveground Tanks: NOT REPORTED Tanks Removed: NOT REPORTED Tank ID: 1u Tank Status: ACTIVE/IN SERVICE Tank Contents: LEADED GAS Leak Monitoring: NOT AVAILABLE Tank Age: 11 Tank Piping: NOT AVAILABLE Tank Size (Units): 10000(GALLONS) Tank Material: FIBERGLASS REINFORCED PLASTIC Tank ID: 2U Tank Status: ACTIVE/IN SERVICE Tank Contents: UNLEADED GAS Leak Monitoring: NOT AVAILABLE Tank Age: 11 Tank Piping: NOT AVAILABLE Tank Size (Units): 10000(GALLONS) Tank Material: FIBERGLASS REINFORCED PLASTIC Tank ID: 3U Tank Status: ACTIVE/IN SERVICE Tank Contents: UNLEADED GAS Leak Monitoring: NOT AVAILABLE Tank Age: 11 Tank Piping: NOT AVAILABLE Tank Size (Units): 10000(GALLONS) Tank Material: FIBERGLASS REINFORCED PLASTIC � * VISTA address includes enhanced city and ZIP. For more information call VISTA Information Solutions, Inc. at 1 - 800 - 767 -0403. Report ID: 98464A111 Date of Report: November 10, 1998 Version 2.6 Friar sin PROPERTY AND THE ADJACENT AREA (within 1/8 mile)CONT. VISTA RENTON HIGHLANDS LDFL VISTA ID#: 351420 tviapiD Address*: NE 3RD ST 500' W NE 4TH ST JCT Distance/Direction: 0.05 MI/ NE RENTON, WA 98056 Plotted as: Point NFRAP/SRC#4942 EPA ID: WAD980978001 Agency Address: RENTON HIGHLANDS LDFL NE 3RD ST 500'W OF NE 4TH ST RENTON,WA 98053 EPA Region: 70 Congressional District: 7 Federal Facility: NOT A FEDERAL FACILITY Facility Ownership: OTHER Site Incident Category: unknown Federal Facility Docket: Agency Code() NPL Status: NOT ON NPL Incident Type: Unknown Proposed NPL Update#: 0 Final NPL Update #: 0 Financial Management System ID: NOT REPORTED Latitude: 4729180 Longitude: 72270470 Lat/Long Source: RESEARCHED BY THE REGION AND MANUALLY ENTERED Lat/Long Accuracy: Unknown Dioxin Tier: Unknown USGS Hydro Unit: 77710012 RCRA Indicator: Unknown Unit Id: Unit Name: ENTIRE SITE Type: DISCOVERY Lead Agency: STATE,FUND FINANCED Qualifier: UNKNOWN Category: Unknown 9 Name: NOT REPORTED Actual Start Date: NOT REPORTED Plan Status: Unknown Actual Completion UNKNOWN Date: PRELIMINARY ASSESSMENTSTATE,FUND FINANCED Type: Lead Agency: Qualifier: HIGHER PRIORITY Category: Unknown Name: NOT REPORTED Actual Start Date: SEPTEMBER 2, 1985 Plan Status: Unknown Actual Completion DECEMBER 3, 1986 Date: Type: SCREENING SITE INSPECTION Lead Agency: EPA FUND-FINANCED Qualifier: NO FURTHER REMEDIAL ACTION Category: Unknown PLANNED Name: NOT REPORTED Actual Start Date: NOVEMBER 1, 1987 Plan Status: Unknown Actual Completion NOVEMBER2. 1987 Date: * VISTA address includes enhanced city and ZIP. For more information call VISTA Information Solutions, Inc. at 1 - 800 - 767 - 0403. Report ID: 98464A111 Date of Report: November 10, 1998 Version 2.6 l'ago 17 i PROPERTY AND THE ADJACENT AREA (within 1/8 mile) CONT. VISTA RENTON TECHNICAL COLLEGE VISTA ID#: 2883140 Mn ID Address': 3000 NE 4TH ST Distance/Direction: 0.06 MI/NE RENTON, WA 98056 Plotted as: Point STATE UST-State Underground Storage Tank/SRC#4980 Agency ID: 101267 Agency Address: SAME AS ABOVE Underground Tanks: 2 Aboveground Tanks: NOT REPORTED Tanks Removed: NOT REPORTED Tank ID: 1 U Tank Status: ACTIVE/IN SERVICE Tank Contents: USED OIL,WASTE OIL Leak Monitoring: NOT AVAILABLE Tank Age: 8 Tank Piping: NOT AVAILABLE Tank Size (Units): 1100(GALLONS) Tank Material: STEEL Tank ID: 2U Tank Status: ACTIVE/IN SERVICE Tank Contents: USED OIL,WASTE OIL Leak Monitoring: NOT AVAILABLE Tank Age: B Tank Piping: NOT AVAILABLE Tank Size(Units): 1100(GALLONS) Tank Material: STEEL ' VISTA KING COUNTY PARKS VISTA ID#: 228945 Map ID Address': 3005 NE 4TH Distance/Direction:0.01 MI/SE RENTON, WA 98056 Plotted as: Point RCRA-SmGen-RCRA-Small Generator/SRC#4467 EPA ID: WAD981764335 Agency Address: SAME AS ABOVE Generator Class: Generates 100 kg./month but less than 1000 kg./month of non-acutely hazardous waste VISTA RENTON (OLD)-PARKS ANNEX VISTA ID#: 5749100 Map ID Address': 3005 NE 4 Distance/Direction: 0.01 MI /SE RENTON, WA 98056 Plotted as: Point 2 STATE UST-State Underground Storage Tank/SRC#4980 Agency ID: 6880 Agency Address: SAME AS ABOVE Underground Tanks: 2 Aboveground Tanks: NOT REPORTED Tanks Removed: NOT REPORTED Tank ID: 7407U Tank Status: CLOSED IN PLACE Tank Contents: OTHER Leak Monitoring: NOT AVAILABLE Tank Age: 34 Tank Piping: NOT AVAILABLE Tank Size (Units): NOT REPORTED(NOT AVAILABLE) Tank Material: STEEL Tank ID: 7402U Tank Status: CLOSED IN PLACE Tank Contents: OTHER Leak Monitoring: NOT AVAILABLE Tank Age: 34 Tank Piping: NOT AVAILABLE Tank Size(Units): NOT REPORTED(NOT AVAILABLE) Tank Material: STEEL 1 'VISTA address includes enhanced city and ZIP. For more information call VISTA Information Solutions, Inc. at 1 - 800 -767 - 0403. Report ID: 98464A111 Date of Report: November 10, 1998 Version 2.6 P- )„r 1> ....... ........ PROPERTY AND THE ADJACENT AREA(w khin'1/8 mile) CONT. ....................... VISTA WSDOT VISTA ID#: 7247896 Map ID Address': 2740 NE 3RD ST. Distance/Direction: 0.02 MI /W RENTON,WA 98056 Plotted as: Point 3 WA Toxics-Washington Toxics/SRC#5108 EPA/Agency ID: N/A Agency Address: WOT 40NE 3RD ST. RENTON,WA I Region: NORTHWEST State Detail Description: NO Contact: NOT REPORTED Description: WASTE:PETROLEUM PRODUCT Description: DATE ECOLOGY RECEIVED REPORT:2/20/91 Description: MEDIA:SOIL Description: REPORT TYPE:INTERIM Description: ISSUE OF SITE REGISTER:91-24 VISTA NW ENTERPRIZES CORPORATION VISTA IN: 1841398 Map ID ;Address`: Distance/Direction: 0.10 MI /E 3123 NE 4TH A n RENTON, WA 98056 Plotted as Point 'tr1 'STATE LUST-State Leaking Underground Storage Tank/SRC# EPA/Agency ID: N/A 14979 Agency Address: NW ENTERPRIZES CORPORATION 3123 NE 4TH RENTON, WA 980564120 Facility ID: 11541 Leak ID#: 1189 Date Discovered: 1/19/89 Media Affected: SOIL Description/Comment: F NAME:DISCOUNT TIRE FACILITY COUNTY:KING Description/Comment: ECOLOGY REGION:NW Description/Comment: RELEASE STATUS INFO:CLEANUP STARTED 1/19/89 STATE UST-State Underground Storage Tank/SRC#4980 Agency ID: 11541 Agency Address: SAME AS ABOVE Underground Tanks: 1 Aboveground Tanks: NOT REPORTED Tanks Removed: 1 Tank ID: 1 u Tank Status: REMOVED Tank Contents: USED OIL,WASTE OIL Leak Monitoring: NOT AVAILABLE Tank Age: 34 Tank Piping: NOT AVAILABLE Tank Size (Units): NOT REPORTED(NOT AVAILABLE) Tank Material: NOT AVAILABLE VISTA address includes enhanced city and ZIP. For more information call VISTA Information Solutions, Inc. at 1 - 800 -767 -0403. Report ID: 98464A111 Date of Report: November 10, 1998 Version 2.6 P igc 413 PROPERTY AND THE ADJACENT AREA(within 1/8 mile)CONT. VISTA RENTON TRANSFER STATION VISTA ID#: 5165413 Map ID Address': Distance/Direction: 0.11 MI /SE 3021 NE 4TH ST Plotted as: Point 5 RENTON, WA 98056 STATE SWLF-Solid Waste Landfill/SRC#4383 EPA/Agency ID: N/A Agency Address: RENTON TRANSFER STATION 3021 NE 4TH ST RENTON,WA Facility Type: TRANSFER STATION Facility Status: NOT AVAILABLE Facility Life: NOT REPORTED Permit Status: NOT AVAILABLE Waste: MUNICIPAL SOLID WASTE VISTA KING CO SOLID WASTE DIV RENTON VISTA ID#: 3508967 Map ID Address': Distance/Direction: 0.12 MI /S TRANSFER 3021 NE 4TH ST Plotted as: Point 5 RENTON, WA 98056 NFRAP/SRC#4942 EPA ID: WAD980639314 Agency Address: KING CO SOLID WASTE DIV RENTON TRANS ST 3021 NE 4TH ST RENTON,WA 98056 Site Description: BETWEEN JEFFERSON AV NE MONROE AV NE AND WEST OF THE GREENWOOD CEMETARY. Alias Name: RENTON LDFL Alias Street: OFF NE 3RD ST Alias City: RENTON Alias Latitude: 4728360 Alias Zip: 98057 Alias Longitude: 12212000 Alias State: WA Alias Description: NOT REPORTED Alias Name: RENTON TRANSFER STATION Alias Street: NOT REPORTED Alias City: NOT REPORTED Alias Latitude: Alias Zip: NOT REPORTED Alias Longitude: 0 Alias State: WA Alias Description: NOT REPORTED Alias Name: KING CO-RENTON TRANSFER STATION Alias Street: NOT REPORTED Alias City: NOT REPORTED Alias Latitude: 0 Alias Zip: NOT REPORTED Alias Longitude: 0 Alias State: WA Alias Description: NOT REPORTED `VISTA address includes enhanced city and ZIP. For more information call VISTA Information Solutions, Inc. at 1 -800-767 -0403. Report ID: 98464A111 Date of Report: November 10, 1998 Version 2.6 Page#14 PROPERTY AND THE ADJACENT AREA (within 1/8 mile) CONT. EPA Region: 10 Congressional District: 7 Federal Facility: NOT A FEDERAL FACILITY Facility Ownership: OTHER Site Incident Category: unknown Federal Facility Docket: Agency Code() 1 NPL Status: NOT ON NPL Incident Type: Unknown Proposed NPL Update#: 0 Final NPL Update#: o !Financial Management System ID: NOT REPORTED I Latitude: 4729080 i I Longitude: 12211150 LatiLong Source: RESEARCHED BY THE REGION AND MANUALLY ENTERED 1 Lat/Long Accuracy: Unknown Dioxin Tier: Unknown USGS Hydro Unit: 77710012 RCRA Indicator: Unknown Unit Id: o 'Unit Name: ENTIRE SITE ype: DISCOVERY Lead Agency: EPA FUND-FINANCED Qualifier: UNKNOWN Category: Unknown Name: NOT REPORTED Actual Start Date: NOT REPORTED Plan Status: Unknown Actual Completion UNKNOWN Date: ,-- Type: PRELIMINARY ASSESSMENT Lead Agency: STATE,FUND FINANCED Qualifier: NO FURTHER REMEDIAL ACTION Category: Unknown PLANNED Name: NOT REPORTED Actual Start Date: UNKNOWN Plan Status: Unknown Actual Completion SEPTEMBER 1, 1985 Date: SITES IN THE SURROUNDING AREA (within 1/8 - 1/4 mile) VISTA 4TH MONROE CHEVRON/MC DONALDS VISTA ID#: 6887733 MapiD Address`: 3209 NE 4TH ST Distance/Direction: 0.14 MI /E Plotted as: Point 4B RENTON, WA 98056 STATE UST-State Underground Storage Tank/SRC#4980 Agency ID: 410678 Agency Address: SAME AS ABOVE Underground Tanks: 3 i Aboveground Tanks: NOT REPORTED Tanks Removed: NOT REPORTED Tank ID: 1U Tank Status: ACTIVE/IN SERVICE Tank Contents: OTHER Leak Monitoring: NOT AVAILABLE 'Tank Age: 2 Tank Piping: NOT AVAILABLE Tank Size (Units): 10000(GALLONS) Tank Material: FRP CLAD STEEL * VISTA address includes enhanced city and ZIP. For more information call VISTA Information Solutions, Inc. at 1 - 800 - 767 - 0403. Report ID: 98464A111 Date of Report: November 10, 1998 Version 2.6 P:iriv s1', SITES IN THE SURROUNDING AREA(within 1/8 - 1/4 mile) CONT. Tank ID: 20 Tank Status: ACTIVE/IN SERVICE Tank Contents: OIHLR Leak Monitoring: NOT AVAILABLE Tank Age: 2 Tank Piping: NOT AVAILABLE Tank Size (Units): 10000(GALLONS) Tank Material: FRPCLADSTEEL Tank ID: Tank Status: 3UACTIVE/IN SERVICE Tank Contents: OTHER Leak Monitoring: NOT AVAILABLE Tank Age: 2 Tank Piping: NOT AVAILABLE Tank Size (Units): 10000(GALLONS) Tank Material: FRP CLAD STEEL VISTA RENTON MAINTENANCE FACILITY SITE VISTA ID#: 1841393 Map ID Address': Distance/Direction: 0.13 MI /W 2731 NORTH 4TH Plotted as: Point RENTON, WA 98055 STATE LUST- State Leaking Underground Storage Tank/SRC# EPA/Agency ID: N/A 4979 -1 Agency Address: SAME AS ABOVE Facility ID: 12263 Leak ID#: 1681 Date Discovered: 9/27/90 Media Affected: SOIL Description/Comment: F NAME:WDOT RENTON FACILITY COUNTY:KING Description/Comment: ECOLOGY REGION:NW Description/Comment: RELEASE STATUS INFO:CLEANUP STARTED 6/1/95 STATE UST-State Underground Storage Tank/SRC#4980 Agency ID: 12263 Agency Address: SAME AS ABOVE Underground Tanks: 2 Aboveground Tanks: NOT REPORTED Tanks Removed: 2 Tank ID: 66A0102U Tank Status: REMOVED Tank Contents: LEADED GAS Leak Monitoring: NOT AVAILABLE Tank Age: 34 Tank Piping: NOT AVAILABLE Tank Size (Units): 5000(GALLONS) Tank Material: STEEL Tank ID: 66A0102U Tank Status: REMOVED Tank Contents: DIESEL Leak Monitoring: NOT AVAILABLE Tank Age: 34 Tank Piping: NOT AVAILABLE Tank Size(Units): 5000(GALLONS) Tank Material: STEEL VISTA KING COUNTY PUBLIC WORKS ROADS DIV. VISTA ID#: 5749800 Map ID Address': 155 MONROE AVE NE BLDG A Distance/Direction: 0.16 MI /E 7' RENTON, WA 98056 Plotted as Point STATE UST-State Underground Storage Tank/SRC#4980 Agency ID: 6887 Agency Address: SAME AS ABOVE Underground Tanks: B Aboveground Tanks: NOT REPORTED Tanks Removed: 7 ' * VISTA address includes enhanced city and ZIP. For more information call VISTA Information Solutions, Inc. at 1 - 800 - 767 - 0403. Report ID: 98464A111 Date of Report: November 10, 1998 Version 2.6 Pane r:16 SITES IN THE SURROUNDING AREA (within 1/8 - 1/4 mile) CONT. Tank ID: F-1U Tank Status: CLOSURE PENDING Tank Contents: USED OIL,WASTE OIL Leak Monitoring: NOT AVAILABLE Tank Age: 20 Tank Piping: NOT AVAILABLE Tank Size (Units): 5000(GALLONS) Tank Material: STEEL Tank ID: G-1U Tank Status: REMOVED Tank Contents: USED OIL,WASTE OIL Leak Monitoring: NOT AVAILABLE Tank Age: 20 Tank Piping: NOT AVAILABLE Tank Size (Units): 2000(GALLONS) Tank Material: COATED STEEL Tank ID: G-2U Tank Status: EXEMPT Tank Contents: OTHER PETROLEUM PRODUCT Leak Monitoring: NOT AVAILABLE Tank Age: 20 Tank Piping: NOT AVAILABLE Tank Size (Units): 1100(GALLONS) Tank Material: COATED STEEL Tank ID: G-3U Tank Status: EXEMPT Tank Contents: OTHER PETROLEUM PRODUCT Leak Monitoring: NOT AVAILABLE Tank Age: 20 Tank Piping: NOT AVAILABLE Tank Size (Units): 1100(GALLONS) Tank Material: COATED STEEL Tank ID: H-1U Tank Status: EXEMPT Tank Contents: OTHER PETROLEUM PRODUCT Leak Monitoring: NOT AVAILABLE Tank Age: 20 Tank Piping: NOT AVAILABLE Tank Size (Units): 1100(GALLONS) Tank Material: COATED STEEL Tank ID: 7931U Tank Status: ACTIVE/IN SERVICE Tank Contents: UNLEADED GAS Leak Monitoring: NOT AVAILABLE Tank Age: 20 Tank Piping: NOT AVAILABLE Tank Size (Units): 20000(GALLONS) Tank Material: STEEL Tank ID: 7932U Tank Status: ACTIVE/IN SERVICE Tank Contents: UNLEADED GAS Leak Monitoring: NOT AVAILABLE Tank Age: 20 Tank Piping: NOT AVAILABLE Tank Size (Units): 10000(GALLONS) Tank Material: STEEL Tank ID: 7933U Tank Status: ACTIVE/IN SERVICE Tank Contents: DIESEL Leak Monitoring: NOT AVAILABLE Tank Age: 20 Tank Piping: NOT AVAILABLE Tank Size (Units): 20000(GALLONS) Tank Material: STEEL VISTA 'GREENWOOD MEMORIAL PARK VISTA ID#: 1846420 MaPID Address': 350 MONROE AVE NE Distance/Direction: 0.25 MI / NE RENTON, WA 98056 Plotted as: Point STATE UST-State Underground Storage Tank/SRC#4980 Agency ID: 11895 Agency Address: SAME AS ABOVE Underground Tanks: 7 Aboveground Tanks: NOT REPORTED Tanks Removed: 7 Tank ID: IV Tank Status: REMOVED (Tank Contents: UNLEADED GAS Leak Monitoring: NOT AVAILABLE (Tank Age: 34 Tank Piping: NOT AVAILABLE (Tank Size (Units): NOT REPORTED(NOT AVAILABLE) Tank Material: NOT AVAILABLE * VISTA address includes enhanced city and ZIP. For more information call VISTA Information Solutions, Inc. at 1 - 800 - 767 - 0403. Report ID: 98464A111 Date of Report: November 10, 1998 V(,rsion 2.6 ('age 4'77 SITES IN THE SURROUNDING AREA(within 1/8 - 1/4 mile) CONT. Tank ID: 2U Tank Status: REMOVED Tank Contents: LEADED GAS Leak Monitoring: NOT AVAILABLE Tank Age: 34 Tank Piping: NOT AVAILABLE Tank Size (Units): NOT REPORTED(NOT AVAILABLE) Tank Material: NOT AVAILABLE Tank ID: 3U Tank Status: REMOVED Tank Contents: OTHER Leak Monitoring: NOT AVAILABLE Tank Age: 34 Tank Piping: NOT AVAILABLE Tank Size (Units): NOT REPORTED(NOT AVAILABLE) Tank Material: NOT AVAILABLE Tank ID: 4U Tank Status: REMOVED Tank Contents: OTHER Leak Monitoring: NOT AVAILABLE Tank Age: 34 Tank Piping: NOT AVAILABLE Tank Size (Units): NOT REPORTED(NOT AVAILABLE) Tank Material: NOT AVAILABLE Tank ID: 5U Tank Status: REMOVED Tank Contents: OTHER Leak Monitoring: NOT AVAILABLE Tank Age: 34 Tank Piping: NOT AVAILABLE Tank Size (Units): NOT REPORTED(NOT AVAILABLE) Tank Material: NOT AVAILABLE Tank ID: 6U Tank Status: REMOVED Tank Contents: OTHER Leak Monitoring: NOT AVAILABLE Tank Age: 34 Tank Piping: NOT AVAILABLE Tank Size (Units): NOT REPORTED(NOT AVAILABLE) Tank Material: NOT AVAILABLE Tank ID: 7U Tank Status: REMOVED Tank Contents: OTHER Leak Monitoring: NOT AVAILABLE Tank Age: 34 Tank Piping: NOT AVAILABLE Tank Size (Units): NOT REPORTED(NOT AVAILABLE) Tank Material: NOT AVAILABLE SITES IN THE SURROUNDING AREA (within 1/4 - 1/2 mile) 1 VISTA RENTON HIGHIA[11L)S LANDFILL VISTA ID#: 6959778 map iu Address`: Distance/Direction: 0.40 MI /W NE 3RD ST NE 4TH ST Plotted as: Point 9 RENTON, WA 98056 SCL-State Equivalent CERCLIS List/SRC#4901 Agency ID: 2128 WARM Agency Address: SAME AS ABOVE Status: UNKNOWN Facility Type: NOT AVAILABLE Lead Agency: NOT AVAILABLE State Status: NOT AVAILABLE Pollutant 1: CONVENTIONAL CONTAMINANTS,INORGANIC Pollutant 2: CONVENTIONAL CONTAMINANTS,ORGANIC Pollutant 3: UNKNOWN I ` VISTA address includes enhanced city and ZIP. For more information call VISTA Information Solutions, Inc. at 1 - 800 - 767 -0403. Report ID: 98464A111 Date of Report: November 10, 1998 Version 2.6 1,,3 rp,..>1 tt SITES IN THE SURROUNDING AREA (within 1/4 - 1/2 mile) CONT. VISTA GULL 305 VISTA ID#: : 6784034 Map ID Address*: Distance/Direction: 0.49 MI/E ;3800 NE FOURTH Plotted as: Point 10 i RENTON, WA 98056 STATE LUST-State Leaking Underground Storage Tank/SRC# EPA/Agency ID: N/A 4979 Agency Address: GULL 305 3800 NE FOURTH RENTON,WA 980564107 Facility ID: 7667 Leak ID#: 2260 Date Discovered: 10/19/90 Media Affected: GROUND WATER Description/Comment: F NAME:GULL 205 FACILITY COUNTY:KING Description/Comment: ECOLOGY REGION:NW Description/Comment: RELEASE STATUS INFO:CLEANUP STARTED 6/1/95 VISTA GULL#0205 VISTA ID#: 1841406 Map ID Address`: Distance/Direction: 0.49 MI/E 3800 NE 4TH Plotted as: Point 1 0 RENTON, WA 98056 WA Toxics-Washington Toxics/SRC#5108 EPA/Agency ID: N/A 'Agency Address: SAME AS ABOVE Region: NORTHWEST State Detail Description: NO Contact: NOT REPORTED Description: WASTE:PETROLEUM PRODUCT Description: MEDIA:GROUNDWATER Description: MEDIA:SOIL Description: REPORT TYPE:INTERIM Description: ISSUE OF SITE REGISTER:93-49 Description: WASTE:PETROLEUM PRODUCT Description: DATE ECOLOGY RECEIVED REPORT:4/21/93 Description: MEDIA:SOIL Description: REPORT TYPE:INTERIM Description: ISSUE OF SITE REGISTER:93-02 Description: WASTE:PETROLEUM PRODUCT Description: DATE ECOLOGY RECEIVED REPORT:4/21/93 Description: MEDIA:SOIL Description: REPORT TYPE:INTERIM Description: ISSUE OF SITE REGISTER:93-04 Description: WASTE:PETROLEUM PRODUCT Description: DATE ECOLOGY RECEIVED REPORT:11/24/93 Description: MEDIA:SOIL Description: REPORT TYPE:INTERIM Description: ISSUE OF SITE REGISTER:93-13 Description: WASTE:PETROLEUM PRODUCT Description: DATE ECOLOGY RECEIVED REPORT:4/24/95 Description: MEDIA:GROUNDWATER *VISTA address includes enhanced city and ZIP. For more information call VISTA Information Solutions, Inc. at 1 - 800 - 767 - 0403. Report ID: 98464A111 Date of Report: November 10, 1998 Version 2.6 P.J,p, -7,) SITES IN THE SURROUNDING AREA(within 1/4 - 1/2 mile) CONT. Description: REPORT TYPE:INTERIM Description: ISSUE OF SITE REGISTER:94-03 Description: WASTE:PETROLEUM PRODUCT Description: DATE ECOLOGY RECEIVED REPORT:5/30/95 Description: MEDIA:GROUNDWATER Description: MEDIA:SOIL Description: REPORT TYPE:INTERIM Description: ISSUE OF SITE REGISTER:94-07 Description: WASTE:PETROLEUM PRODUCT Description: DATE ECOLOGY RECEIVED REPORT:70/18/96 Description: MEDIA:GROUNDWATER Description: MEDIA:SOIL Description: REPORT TYPE:INTERIM Description: ISSUE OF SITE REGISTER.:94-41 WA Toxics-Washington Toxics/SRC#5108 EPA/Agency ID: N/A Agency Address: GULL#0205(TWO REPORTS) 3800 NE 4TH RENTON,WA 98056 Region: NORTHWEST State Detail Description: NO Contact: NOT REPORTED Description: WASTE:PETROLEUM PRODUCT Description: DATE ECOLOGY RECEIVED REPORT:10/76/95 Description: MEDIA:GROUNDWATER Description: - MEDIA:SOIL Description: REPORT TYPE:INTERIM Description: ISSUE OF SITE REGISTER:94-15 VISTA PDQ CLEANERS VISTA'ID#: 322713 Map ID Address': Distance/Direction: 0.49 MI /E 3807 NE 4TH 0 Plotted as: Point RENTON, WA 98056 WA Toxics-Washington Toxics/SRC#5108 EPA/Agency ID: N/A Agency Address: PDQ CLEANERS 3807 NE 4TH SI. RENTON, WA 98055 Region: NORTHWEST State Detail Description: NO Contact: NOT REPORTED Description: WASTE:HALOGENATED ORGANIC COMPOUNDS Description: DATE ECOLOGY RECEIVED REPORT:9/11/97 Description: MEDIA:SOIL Description: REPORT TYPE:FINAL Description: ISSUE OF SITE REGISTER:95-07 N * VISTA address includes enhanced city and ZIP. For more information call VISTA Information Solutions, Inc. at 1 - 800 - 767 - 0403. Report ID: 98464A111 Date of Report: November 10, 1998 Version 2.6 P. -.'n C) DATABASES SEARCHED TO 1/4 MILE UST's VISTA conducts a database search to identify all sites within 1/4 mile of your property. SRC#: 4980 The agency release date for Underground Storage Tank Database was July, 1998. This database is provided by the Department of Ecology, Solid Hazardous Waste Program.The agency may be contacted at: 360-407-7179; Caution-Many states do not require registration of heating oil tanks, especially those used for residential purposes. D) DATABASES SEARCHED TO 1/8 MILE ERNS VISTA conducts a database search to identify all sites within 1/8 mile of your property. SRC#: 4939 The agency release date for was July, 1998. The Emergency Response Notification System (ERNS) is a national database used to collect information on reported releases of oil and hazardous substances. The database contains information from spill reports made to federal authorities including the EPA, the US Coast Guard, the National Response Center and the Department of transportation. A search of the database records for the period October 1986 through January 1998 revealed information regarding reported spills of oil or hazardous substances in the stated area. RCRA-LgGen VISTA conducts a database search to identify all sites within 1/8 mile of your property. SRC#:4467 The agency release date for HWDMS/RCRIS was February, 1998. The EPA's Resource Conservation and Recovery Act(RCRA) Program identifies and tracks hazardous waste from the point of generation to the point of disposal. The RCRA Facilities database is a compilation by the EPA of facilities which report generation,storage, transportation,treatment or disposal of hazardous waste. RCRA Large Generators are facilities which generate at least 1000 kg./month of non-acutely hazardous waste (or 1 kg./month of acutely hazardous waste). RCRA-SmGen VISTA conducts a database search to identify all sites within 1/8 mile of your property. SRC#:4467 The agency release date for HWDMS/RCRIS was February, 1998. The EPA's Resource Conservation and Recovery Act(RCRA) Program identifies and tracks hazardous waste from the point of generation to the point of disposal. The RCRA Facilities database is a compilation by the EPA of facilities which report generation, storage, transportation, treatment or disposal of hazardous waste. RCRA Small and Very Small generators are facilities which generate less than 1000 kg./month of non-acutely hazardous waste. End of Report For more information call VISTA Information Solutions, Inc. at 1 -800 - 767 -0403. Report ID: 98464A111 Date of Report: November 10, 1998 Version 2.6 Page#25