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LUA98-141 Vol. II
January 25, 1999 Renton City Council Minutes Page 32 The City's annual cost savings would be$3,000. Council concur. Refer to Community Services Committee. Finance: Authorized Finance&Information Services Department recommended approval of a Signatures for Bank resolution updating signature authorities for depositories and electronic fund Transactions transfers for the City,due to personnel changes. Council concur. (See page 34 for resolution.) Public Works: Water Pipe Planning/Building/Public Works Department recommended that the fee Sanitization Fee charged to developers to sanitize new water pipes with chlorine be collected up-front. Refer to Utilities Committee. Technical Services: Database Public Works Department requested approval of a contract in the amount of Modeling&Design Services, $20,000 with JA Young and Co.,Inc. as a sole source provider for database JA Young modeling and design purposes for the City's map data. Council concur. Transportation: ETP Mobility Transportation Systems Division submitted the Eastside Transportation Action Priorities Mobility Action Priorities, a guide to support implementation of regional and subregional transportation projects. Refer to Transportation Committee. Streets:N 8th St&Houser Transportation Systems Division submitted CAG-98-112,N. 8th St. and Way Reconstruction,RW Houser Way reconstruction project; and requested approval of the project, Scott Const authorization for final pay estimate in the amount of$43,304.25, commencement of 60-day lien period, and release of retained amount of $13,478.55 to R.W. Scott Construction Co.,contractor,if all required releases are obtained. Council concur. MOVED BY PARKER, SECONDED BY CORMAN, COUNCIL APPROVE THE CONSENT AGENDA AS AMENDED TO REMOVE ITEM 7.e. FOR SEPARATE CONSIDERATION AND TO CHANGE ITEM 7.c.FROM "Council concur"TO"Refer to Community Services Committee." CARRIED. Separate Consideration Finance&Information Services Department recommended that the City's Item 7.e. gambling tax rates be changed as follows: the pull-tab tax rate be decreased Finance: Gambling Tax Rates from 5% of gross receipts to 7% of net proceeds; and the card room tax rate be increased to 20%(from 10%) of gross receipts. MOVED BY EDWARDS, SECONDED BY PARKER, COUNCIL REFER THIS ITEM TO THE FINANCE COMMITTEE BUT NOT SET A PUBLIC HEARING DATE AT THIS TIME. CARRIED. OLD BUSINESS Planning&Development Committee Chair Keolker-Wheeler presented a report Planning&Development regarding zoning for the East Renton Plateau annexation. The Council referred Committee the matter of zoning for the East Renton Plateau annexation to the Planning& Annexation: East Renton Development Committee to consider the proposal and relevant issues prior to Plateau Zoning the second public hearing. Under State law,two public hearings,occurring at least thirty days apart,must be held prior to the adoption of a zoning ordinance for areas outside the city limits. The first public hearing was referred to the Planning Commission and held on November 18, 1998. The Committee recommended that the second required public hearing be scheduled to take public comment on the zoning proposal on February 22, 1999. MOVED BY KEOLKER-WHEELER, SECONDED BY CLAWSON, COUNCIL CONCUR IN THE COMMITTEE REPORT. CARRIED. Development Services: Councilmember Keolker-Wheeler asked whether the Administration has Labrador Ventures responded to correspondence from James and Sally Scott, 1405 N. 28th St.,who Development, Citizen have invited staff and Councilmembers to meet with them and personally walk Communications the Labrador Ventures development site. She explained that Councilmembers cannot get involved in this matter directly at this time, since it may well come January 25, 1999 Renton City Council Minutes Page 33 before the Council later on appeal. Finance Committee Finance Committee Chair Edwards presented a report recommending HR&RM: Healthcare Plan concurrence in the staff recommendation to implement modifications to the 'Changes City's healthcare plan as recommended and proposed by the Healthcare Benefits Task Force,effective February 1, 1999. In addition to general plan language amendments,the changes also affect: chiropractic services; medically-accepted transplants;home health,hospice and skilled nursing care; congenital deformities and mastectomies;prescription drugs; and coverage of routine wellness exams.. MOVED BY EDWARDS, SECONDED BY CORMAN,'COUNCIL CONCUR IN THE COMMITTEE REPORT. CARRIED. Finance: Vouchers Finance Committee Chair Edwards presented a report recommending approval of Claim Vouchers 166639- 167193 and one wire transfer totaling $1,207,516.73; and approval of Payroll Vouchers 164474- 164705 and 526 direct deposits in the total amount of$1,299,666.48. MOVED BY EDWARDS, SECONDED BY CORMAN, COUNCIL CONCUR IN THE COMMITTEE REPORT. CARRIED. Transportation Committee Transportation Committee Chair Corman presented a report regarding the Vacation: Kirkland PINE, request to waive the appraisal and compensation for the Kirkland Pl.NE street Waiver of Appraisal& vacation(VAC-97-007). On March 2, 1998, following the public hearing in Compensation(VAC-97-007) this matter,the City Council approved the petition to vacate a portion of Kirkland Pl.NE for the development of the Kirkland Court plat, subject to several conditions. Subsequently,the developer sold its interest in the plat to a new developer. The new developer,Minden,Haring,Fitzgerald JV,has met all of the conditions of the street vacation within revisions to the plat and has requested that the City waive the appraisal portion of the process. They further request that the City accept the dedication of Tract A,which contains approximately 1.03 acres, in lieu of compensation for the vacated right-of-way. The City will receive more land area than it is vacating,which is an area of approximately 3,718 square feet. Since all of the property in question is within the same immediate vicinity,the land value would be identical on a per square foot basis. Approving the request would expedite the process of final plat approval. The Committee recommended that Council approve the request, waive the appraisal, and accept the dedication of Tract A in lieu of compensation for this street vacation. MOVED BY CORMAN, SECONDED BY CLAWSON, COUNCIL CONCUR IN THE COMMITTEE REPORT. CARRIED. Public Safety Committee Public Safety Committee Chair Schlitzer presented a report recommending King County: Draft Regional concurrence with the Mayor's position opposing the draft Regional Services Services Funding Bill(Renton Funding Bill as outlined by King County Sheriff Dave Reichert. MOVED BY Opposition) SCHLITZER, SECONDED BY EDWARDS,COUNCIL CONCUR IN THE COMMITTEE REPORT. CARRIED. Boards/Commissions: Park Correspondence was read from Tim Searing, Chair of the Park Board, Board,Kennydale Open Space responding to Council's directive that the Board consider a citizen request that Request Renton purchase five lots along the north bank of the Kennydale Creek ravine as part of the Labrador development proposal. The Park Board unanimously supported the staff recommendation that the probable cost to acquire these parcels outweighs the benefits to the community. However,the Board encouraged the City to work with the developer to increase the amount of land preserved in this area,and further supported the plan to retain the creek as natural open space via a native growth protection easement. • January 25, 1999 Renton City Council Minutes Page 33 before the Council later on appeal. Finance Committee Finance Committee Chair Edwards presented a report recommending HR&RM:Healthcare Plan concurrence in the staff recommendation to implement modifications to the Changes City's healthcare plan as recommended and proposed by the Healthcare Benefits Task Force, effective February 1, 1999. In addition to general plan language amendments,the changes also affect: chiropractic services; medically-accepted transplants;home health,hospice and skilled nursing care; congenital deformities and mastectomies;prescription drugs; and coverage of routine wellness exams.. MOVED BY EDWARDS, SECONDED BY CORMAN, COUNCIL CONCUR IN THE COMMITTEE REPORT.._ CARRIED. Finance:Vouchers Finance Committee Chair Edwards presented a report recommending approval of Claim Vouchers 166639 - 167193 and one wire transfer totaling $1,207,516.73; and approval of Payroll Vouchers 164474- 164705 and 526 direct deposits in the total amount of$1,299,666.48. MOVED BY EDWARDS, SECONDED BY CORMAN, COUNCIL CONCUR IN THE COMMITTEE REPORT. CARRIED. Transportation Committee Transportation Committee Chair Corman presented a report regarding the Vacation: Kirkland PINE, request to waive the appraisal and compensation for the Kirkland Pl.NE street Waiver of Appraisal& vacation(VAC-97-007). On March 2, 1998,following the public hearing in Compensation(VAC-97-007) this matter,the City Council approved the petition to vacate a portion of Kirkland Pl.NE for the development of the Kirkland Court plat, subject to several conditions. Subsequently,the developer sold its interest in the plat to a new developer. The new developer,Minden,Haring,Fitzgerald JV,has met all of the conditions of the street vacation within revisions to the plat and has requested that the City waive the appraisal portion of the process. They further request that the City accept the dedication of Tract A,which contains approximately 1.03 acres,in lieu of compensation for the vacated right-of-way. The City will receive more land area than it is vacating,which is an area of approximately 3,718 square feet. Since all of the property in question is within the same immediate vicinity,the land value would be identical on a per square foot basis. Approving the request would expedite the process of final plat approval. The Committee recommended that Council approve the request, waive the appraisal, and accept the dedication of Tract A in lieu of compensation for this street vacation. MOVED BY CORMAN, SECONDED BY CLAWSON, COUNCIL CONCUR IN THE COMMITTEE REPORT. CARRIED. Public Safety Committee Public Safety Committee Chair Schlitzer presented a report recommending King County: Draft Regional concurrence with the Mayor's position opposing the draft Regional Services Services Funding Bill(Renton Funding Bill as outlined by King County Sheriff Dave Reichert. MOVED BY Opposition) SCHLITZER, SECONDED BY EDWARDS, COUNCIL CONCUR IN THE COMMITTEE REPORT. CARRIED. Boards/Commissions: Park Correspondence was read from Tim Searing, Chair of the Park Board, Board,Kennydale Open Space ' responding to Council's directive that the Board consider a citizen request that Request Renton purchase five lots along the north bank of the Kennydale Creek ravine as part of the Labrador development proposal. The Park Board unanimously Le4114414"( supported the staff recommendation that the probable cost to acquire these parcels outweighs the benefits to the community. However,the Board encouraged the City to work with the developer to increase the amount of land preserved in this area,and•further supported the plan to retain the creek as natural open space via a native growth protection easement. January 25, 1999 Renton City Council Minutes Page 34 • Finally,the Board recommended against establishing a public trail in this area because of the proliferation of small,privately-held properties in the suggested trail corridor,together with the steep and erosive slopes in the general area. Responding to Council inquiry, City Attorney Lawrence J.Warren confirmed that Council should make no decision related to this item until it is clear that it will no longer be an appellate body, since this issue is narrowly focused on a particular development application. He agreed,however,that this would be appropriate information for the Hearing Examiner at this time. MOVED BY KEOLKER-WHEELER, SECONDED BY NELSON, COUNCIL REFER THIS MATTER TO THE HEARING EXAMINER FOR INCLUSION IN THE OFFICIAL RECORD ON THE PROPOSED LABRADOR VENTURES SUBDIVISION PROJECT. CARRIED. ORDINANCES AND The following resolution was presented for reading and adoption: RESOLUTIONS Resolution#3370 A resolution was read authorizing signature for depositories and electronic fund Finance: Authorized transfers on behalf of and in the name of the City of Renton. MOVED BY Signatures for Bank PARKER, SECONDED BY CORMAN,COUNCIL ADOPT THE Transactions RESOLUTION AS PRESENTED. CARRIED. The following ordinance was presented for second and final reading: Ordinance#4763 An ordinance was read changing the zoning classification of approximately 2.9 Rezone: SW 16th St from IM acres located at the 900 block of SW 16th St. from IM(Medium Industrial)to to Co,Martin Smith Real CO(Commercial Office) for Martin Smith Real Estate Services (R-98-131). Estate Services(R-98-131) MOVED BY PARKER, SECONDED BY EDWARDS, COUNCIL ADOPT THE ORDINANCE AS READ. ROLL CALL: ALL AYES. MOTION CARRIED. NEW BUSINESS MOVED BY PARKER, SECONDED BY NELSON, COUNCIL CANCEL Council: 2/15/99 Meeting THE REGULAR CITY COUNCIL AND COMMITTEE OF THE WHOLE Cancellation MEETINGS FOR FEBRUARY 15, 1999,IN OBSERVANCE OF PRESIDENTS' DAY. CARRIED. ADJOURNMENT MOVED BY PARKER, SECONDED BY CORMAN, COUNCIL ADJOURN. CARRIED. Time: 9:38 p.m. MARILYN .P ERSEN, CMC,City Clerk Recorder: Brenda Fritsvold January 25, 1999 CITY. OF RENTON Community Services Department �'r Gti��og s o� • erD . MEMORANDUM TO: King Parker, CityCouncil President and Renton City Council Members FROM: Tim Searing, Ch Park Board RE: Labrador Plat DATE: January 20, 1999 Kim Browne, a resident of Kennydale, made a presentation to the Renton City Council on November 23, 1998, asking that the City preserve additional land along the north bank of the Kennydale Creek ravine as part of the Labrador Subdivision proposal, in the area of the plat identified as Lots 8-12. She also asked that a public trail corridor be established through portions of this greenway. The matter was referred by the City Council to the Park Board. The Park Board discussed the issue at our meetings of December 8, 1998 and January 12, 1999. Additional information was presented to the Board by Ms. Browne in a report dated January, 11, 1999, and a staff report was prepared on January 12, 1999. At our meeting of January 12, 1999, the Park Board unanimously supported the staff recommendation presented in the January 12, 1999 report to the Park Board. While we agree that the subject property contains many of the benefits cited by Ms. Browne, we believe that the probable cost to acquire this property outweighs the benefits to the community. However, we encourage the City to work with the developer to increase the amount of land preserved along Kennydale Creek within lots 8-12 of the current development proposal. We support the current plan to retain this as natural open space via a Native Growth Protection Easement (NGPE) rather than to dedicate the property to the public. If the developer is willing to preserve additional land within lots 8-12 as part of the NGPE, the Park Board would not object to waiving all or parts of the required park mitigation fee to achieve this purpose. A related request also promoted the use of a portion of the Kennydale Creek greenway as a public use trail in accordance with the City's Comprehensive Trail Plan. Because of the - proliferation of small privately held property in the planned trail corridor, together with the steep and erosive slopes in many areas, we recommend lagainst establishing a public trail in this area. If you have any questions, feel free to contact either myself or Jim Shepherd, Community Services Administrator, at 425-430-6605. 99G015nd CITY OF RENTON Community Services Department 4 OF RED MEMORANDUM TO: Park Board. FROM: Glenn Kost RE: . . Labrador Plat I ' DATE: January 12, 1999 Kim Browne, a resident of Kennydale, has requested that the City preserve additional land along the north slope of the Kennydale Creek ravine, just east of Lake Washington Boulevard. This request responds to a residential development proposal on approximately 15.5 acres of land lying on both sides of the Kennydale Creek ravine. Information prepared by Ms. Browne in support of this request,together with a petition signed by 53 area residents, is attached. This request was originally presented to the City Council on November 23, 1998, and referred to the Park Board for a recommendation. A preliminary plat of the proposed Labrador subdivision has undergone initial City development review. A public hearing is scheduled for January 26, 1999. The current proposal contains sixty-twin (62) single-family residential lots. The developer has proposed to retain approximately 2.9 acres of land along the Kennydale Creek in a Native Growth Protection Easement (NGPE), to be owned by a homeowners' association that would be created as part of the development proposal. The land proposed for preservation is steeply sloping and heavily wooded land along the banks of Kennydale Creek that is already protected from development by City ordinance (Stream Setback and Sensitive Area Ordinance). Ms. Browne is requesting that the land currently identified as lots 8-12 be added to the NGPE, citing increased erosion protection, wildlife habitat preservation, and visual relief(refer to attached January 11 report): The property is similar to the area already protected in that it'is also heavily wooded and steeply sloping, though not as steep (26-40%) as the proposed NGPE (over 40%). City ordinance allows development on slopes between 26 and 40% if special measures are taken. The Pairks staff has reviewed the development proposal and shares some of the residents' concerts. Our main concern is the potential for increased erosion into Kennydale Creek, which exits into Lake Washington at Coulon Park. We are already experiencing the effects of erosion along Kennydale Creek, and are currently working;with the State Department of Fish and Wildlife to complete a dredging project in Coulon Park at the mouth of the creek. Additional Park Board January 12, 1999 Page 2 erosion will worsen this situation. We also support the desire to preserve additional wildlife habitat along natural corridors such as Kennydale Creek for the reasons cited above. This desire must be weighed against the cost to achieve these goals. Though we have not been able to determine a final cost to preserve lots 8-12, it is likely to be in the $200,000- $300,000 range. Depending on the final lot inventory, the parks mitigation fees associated with this development are estimated to be in the range of$30,000. The staff recommends that the City work with the developer to increase the amount of land preserved within the NGPE of the Kennydale Creek ravine, specifically within lots 8-12 of the current proposal, and further recommends that mitigation fees from this proposal be used to preserve additional land. This recommendation is made with the understanding that the City retains no ownership or management interest in the land, but would support the developer's proposal to transfer ownership of the NGPE to a future homeowners' association created as part of the subdivision process. Ms. Browne has also requested that a trail corridor be established through this greenway, though this issue is not among those included on the petition. The ravine contains an existing sewer line and easement that provides a usable trail surface along the north edge of the creek, then crosses the creek and continues southeast along an unimproved right-of-way behind (east of) the Griffin Home. At that point, the corridor"disappears" onto private property. This trail is part of a network of trails recommended as part of the City's Comprehensive Trails Plan. The "Kennydale Creek"trail is proposed to connect to the "Pacific Coast Railroad"trail, which would ultimately link to Coulon Park. Unfortunately, much of the former Pacific Coast Railroad right-of-way is a patchwork of private property acquired over the years by individual property owners in the area. This, combined with the steep and erodable land that would be needed to assemble the trail corridor, renders much of the recommended trail network unfeasible or impractical as a community trail. We would,therefore, recommend against the City's involvement in acquiring or managing a public trail as part of the Labrador subdivision, and will also recommend deleting this trail system from our Comprehensive Plan. However, we would encourage the residents to work with the developer to include language in the NGPE or subdivision covenants that would allow the use of the greenway for trail purposes. 99G006nd .. I KENNYDALE CREEK RAVINE GREEN SPACE PRESERVATION PROPOSAL Submitted to City of Renton Park Board: Cynthia Burns Robert Logue Joan Moffatt Michael O'Donin Ronald Regis Marge Richter Tim Searing Submitted By: Kim Browne - 1003 N 28th Place Renton, WA 98056 January 11, 1999 KENNYDALE CREEK RAVINE GREEN SPACE. BENEFITS OF PRESERVATION: BIRD & ANIMAL SANCTUARY According to Wildlife report done for site, forested wetlands associated with the stream channel are likely to have a relatively high diversity of animal species including salamanders, frogs, woodpeckers, chichadee warbler, sparrow, opossum, deer mouse, oregon role and raccoon. Other animals that use the habitat include eagles, deer, and sensitive wildlife species including the pileated woodpecker, band-tailed pigeon and Columbia black-tailed deer. CREEK & WETLAND PROTECTION The area requested to be preserved contains highly erodable soils (see geotechnical map). Allowing development on the subject area would increase the potential for erosion into the creek and lower wetland. Other contaminants associated with residential uses including oil, fertilizers and pesticides would enter the creek, wetlands, and Lake Washington. �. FORESTED TRAIL CORRIDOR The ravine currently has a useable trail surface created by the City's sewer line easement. The trail surroundings include dense trees and they are peaceful and natural. If the land on the ravine slopes were preserved as open space, the desirability of creating a Kennydale Creek interpretive trail would be enhanced (see copy of Trails Plan). With development, the aesthetic quality of the ravine corridor would be highly diminished. The trail would be an easily accessible area to bring school children to learn about nature and wetland and stream restoration. BUFFERING RESIDENTIAL & RECREATIONAL USES Preservation of the ravine slope (lots 8-12) would provide a buffer between a future trail along Kennydale Creek. It would also enhance the visitor's experience from within Gene Coulon. The subject are is very visible from Gene Coulon and contributes to the beautiful back drop of the park. Preservation would also add more of a buffer between an institutional use (Griffin Home) and proposed residential uses to the North. NEIGHBORHOOD GREEN SPACE At present, the South Kennydale area is very green and picturesque. As th,e maps show, this area will be experiencing tremendous change over the next few years. Most of the green spaces will be transformed into residential uses. I request that the City take actions to preserve just a small, most valuable part of the areas existing green spaces. The result will be a balance between development and preservation. MONEY SOURCES Future development in the area will generate over $120,000 in parks mitigation fees. This money could be used to purchase the ravine area • requested to be protected. III SSE 2n• I ) rd 1 ,- R r Cf e r rt s • a tZ' A is in ,` VV SE 76th 't , �1 W ;. ,� 1 co SE t I-405 Exit Sr— .c J a . E 80� 6h \ �7�' a • • MA t RE K Jc ;, ell co cu A > s ` v vel va t% � ,�N i �►tc> ��• .ah \ :n. • r / ,UKw SE 1st t • , y x 31 st St L t WI/Amami NE co � Exit _ -S II-4o5 ► • y 11 ,., : Ill . IIIIN t NF2 th is. j I r t t' 2 w f 405 _I { ` 24t St\ s .. t1 .S .. N M f `�r - � 1111E1110011111 , Burr 1F . , rN� ' � o' ,i NE ,unset :Ivd ', ',`M /Q k \I rog {iWfGYi�t. n'? i 1-405 Exit _ - I �� A th$t l''''.: .- • :- - mummy- s /- � I°I", > �F� l .. inaail:1vd N 3 f_ 1ah s .t i MTZI is wwaim � , 4. " ��' MI Mum \ 'Mai -1111:2111:1111= wow...s o ml 0. 1 1. Streets98 ,f./ C.,, . Copyright m 1988-1997,Microsoft Corporation and/or its suppliers.All rights reserved. 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Arc.- o e,e < 1----,*-- , - . 120 0 120 240 feet <\ use AS Gctemezt..-riopEA/ seAce i__ ...i ./, . . L.6 \ . ----___ . . .CONTOUR INTERVAL: 5 feet . 5 lets .LEGEND: • • EB APPROXIMATE LOCATION OF PREVIOUS TEST PIT •••• eCOSSible.. rvarera-PreriuE. liCAIL BY TERRA ASSOCIATES 51 APPROXIMATE LOCATION OF CURRENT TEST PIT FERECE: BY TERRA ASSOCIATES (11/13/98) RE N EXPLORATION LOCATION PLAN PREUMINARY PLAT PLAN PREPARED AND PROVIDED BY -,,-f , TERRA LABRADOR LAKE WASHINGTON PROPERTY F-7 SHADED AREA REPRESENTS APPROXIMATE EROSION TOUMA ENGINEERS, JOB No. 741-001-981, SHEET 3 ASSOCIATES RENTON, WASHINGTON HAZARD AREA OF 6, DATED NOVEMBER, 1998. \ y____. .\ , •• •>.‘ Geotechnicol Consultants Proj.No. 4106-3 Date NOV. 1998 Figure 2 • • , • • -• • • . • . • . . 5u-1~t DsvELzyp tEt1/4./1" TAU „ VE;NNVOA-Le• N.28th Si....:.....:....../////// ...::.:..:...cy:.:.::.. I /////// // ///// ////// ////// . i ///// O ///// //////////// N.26th St. ////////// z N.E.24th St. <°'�t. 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II.1.. i1.711,1111.4411 ../'i ..: ;I:ri Vt-'lei . !‘ri'le'ei•VI.•% i• . \ . . • . • • •:e. • ''''''..t. -•••__A;) •.---. . l'•41.4.A. , it , IL-.1P.,..:40.4441.„i;i•g•-rj,....,;`, ,k, ., _ . • . ,it . 1:1. - :- •-,:. ,...., I ,......, . .. 4 City Wide Master?rails Plan .' q:. economic development. The City should designate the • • �;,t.r.t. - remaining portion of the right-of-way that lies within this ; •:. cx*-}l greenbelt as a historical landmark. 1�oi � hA ', ; ••. : ,i`y '��r.? '• it ,� KE CREEK TRAIL r ,� : :`)?rt,�: .: •:�41:�• '�-.;��.`q�'. M•.. • • • Recommended .: ' '� aI . ' :4:t• •. . • ' ..- .1:.... vi...L.:Ou'r... .'. • This trail be i':��;:;: :s��.� r; ,��^+::�R� i R Route gins at Kennydale Creek ••c:�;; � ." ' off of I Ake Washington Blvd.and proceeds-southeasterlyt.' :j` • R�'+'7 ' ^r`r'` r.• i'� :;; .y along the utility right-of-way with a possible connection to r�: �'�; ..: .-i' .1 k`;.'- the Pacific Coast Railroad '� •'' '�; - ti '^t . Trail "rs •� ''i..., • •• .,,. ""._ '{f e, ....Kennydale • • • r Kenn Greek Trail will kar :.:;•j" •'':::,::-....� ..._,. . �. `1' :',: .- provide access through the Lake Washington greenbelt.An ' ` " = ,#i : :t s:: ;":; _ additional open ,��``�` •-: �'`� ��'^�'•�•'~� `` ' :.F••n space x;�rf`;, , :, - i;' e:`,f ,J P amenity will be offered if sufficient .1 •Ik �" •t s•• `(ir$:."-. ,▪ :.r• Y' r•• y•• right-of-way alongthe creek can be secured. '''� -ti:• ;•`. < s�:; c``.::Y. ._*!-I:{Y->-" t • ed. Reclamation Y :, , • , ; .fi;•; ` !: . -� .', .� ,:t• c efforts could restore the creek in those areas where it has '• �"�-a a4.•N•k ;��+�►-�^ �"• :.•"`��' �' been artificially altered. This type of restoration was sue- . ` •''"`�T° ^00 ^ ''='r 4.4d ,..1,... .4., ; . 1 cessfully carried out in the lower section of Kennydale =: ; aA. •' c '.t '•`; %_;` .;•A': Creek,where it passes through Gene Coulon Park. G a ic . .. "' - ,,,,)?:,;- z.6.,,-.; _t: .... -7s:-4.....-.. . Restoration and recreational development along.Kennydale *MtV0.\,,,x . `- ' 4 •�E"' .i . , ' •°`,-.'•• ' 'Creek could r -: � • .. • 'fir 4, .: c p ovide an excellent educational resource. ;:,;:is,; .`.,1 `;•. r,- �.r .;rye;. ,; :; ,_,�'People could walk along the creek from its source down to 'v :... • ?, i : : '-""W.I.'.•r:•;;•. i;. ,t. f-z,...-.ram ::;:,. :•. •t--..d.,.. •w: •^r:e.i Cr it. ce,}'• its mouth at Lake Washington in Gene Coulon Park. En- route they could learn about wetland restoration effort ' through interpretive signage. • at-.:. j? "& 4 - '.`'-...'-. -_tf_;` �._ ;"3,t;yi`>°___ �i wry , `.. If a connection can be made to the Pacific Coast Railroad �"�K"�'� `'t looputilizingthe Kennydale ' • '~L`I. . .,1• :- t;�1 . .4 Trail,a can be formed Creek, ���:. 3� ,•,', • - �`r. Pacific Coast Railroad,and Lake Washington Trails. =tix . i . ' t K ;> 1. Constraints:The grade is steepup to the Pacific ``- 4 te—:•i'lh 1•'.4c4. "�• ` r �' r, 7. • Coast ; s- ..^ . , ,- .J. c -r• Railroad a :': -' • with right-of-way, requiring switchbacks to connect _. ' ';; ` -;.0" �� c •0; . the proposed trail •, ,4.et:1 a:• • c1`4 , y N The trail route and the creek are in private ownership. +l'* v. ,� :`1.• `:,•;;r•:'- �:., ',1" • • • '' Y Presently the utility easement is dedicated to the City of •• 'a , " !''. A .?2", '-�- •• t' .., Renton for that purpose only. -IN • :4.... •,; ry'�" .,.�,e. ,7 t. Feasibility: The Kennydale Creek Trail is feasible spatially I.- ''-'•`� '.. 1 ,•!. --.i> :, !:_• .q. and ,•, .t,.: . :..,, .. •;IT-> �:;;-r , environmentally. However, property owners would i4..i,: f. ''r . • .,:. '° :'- have to consent to granting a recreational easement •• •„ the creek and an additional trail easement along along -"� •-., -_ •• , ,,.•�• .. -• ti1j, • ''• .., the utility :.: c; a ,:: �.• • • 3' for trail usage. sometimes •:` ~�, resistant Y Owners are more �. -:4}'.161 -�- - _ to granting a trail easement than .- '•;;: : :1 • : + � .. to �a utility •• `•, t���-�ir ~ �. 'r.ti� tt � t�`.:il.•: }:..:easementbeca use they are fearful ofstrangers entering their x: 't•'':x•AI,' �. .� -j.� 4': ,.•r : . :..p:,n property. However,fencing and/or planting screens could a,� •, . .�,�'•tt'•! : • ` • ''', i. • ',-; . be effectively utilized to maintain privacy. .`4..*AA"' , `.�ir •• ..,•�. •••:;"' "`,".. The upper photo shows Kennydale Creek east of Lake Washington Boulevard;as u passes through the remaining greenbelt above. The lower photo shows the restored Kennydale Creek as it passes through Gene Coulon on route 1 . out to Lake Washington. -• 4el . RENTON CITY COUNCIL Regular Meeting November 23, 1998 Council Chambers Monday,7:30 p.m. MINUTES Municipal Building CALL TO ORDER Mayor Jesse Tanner led the Pledge of Allegiance to the flag and called the meeting of the Renton City Council to order. ROLL CALL OF BOB EDWARDS, Council President;TONI NELSON; RANDY CORMAN; COUNCILMEMBERS TIMOTHY SCHLITZER; KING PARKER; DAN CLAWSON; KATHY KEOLKER-WHEELER. CITY STAFF IN JESSE TANNER,Mayor; JAY COVINGTON, Chief Administrative Officer; ATTENDANCE LAWRENCE J.WARREN, City Attorney; MARILYN PETERSEN, City Clerk;GREGG ZIMMERMAN,Planning/Building/Public Works Administrator; VICTORIA RUNKLE,Finance &Information Services Administrator; MICHAEL KATTERMANN,Director of Neighborhoods &Strategic Planning; JIM SHEPHERD,Community Services Administrator; CLARK PETERSEN, Library Director; ERIC IVERSON, Information Services Operations Supervisor; STEVEN DENISON, Special Projects Coordinator;DEREK TODD, Finance Analyst; COMMANDER KEVIN MILOSEVICH,Police Department. APPROVAL OF MOVED BY EDWARDS, SECONDED BY PARKER,COUNCIL APPROVE COUNCIL MINUTES THE MINUTES OF NOVEMBER 16, 1998, AS PRESENTED.' CARRIED. PUBLIC HEARING This being the date set and proper notices having been posted and published in Budget: 1999-2000 accordance with local and State laws,Mayor Tanner opened the public hearing to consider the proosed 1999-2000 Budget. Victoria Runkle,Finance&Information Services Administrator, said tonight's hearing is the second and final hearing on the 1999-2000 Budget,which will be adopted by Council by December 21st. Audience comment was invited. Kim Browne, 1003 N.28th Pl., Renton, 98056,asked that Council appropriate money to acquire privately owned land in the Kennydale creek ravine area for development as a public trail. Such an acquisition would preserve a natural environment for wildlife habitat as well as aesthetic and recreational purposes. Adding that the Kennydale area will be transformed in the next few years with major single-and multi-family'developments,she asked that the City move now to protect this one small space. Responding to Councilman Corman,Community Services Administrator Jim Shepherd confirmed that the City currently has $200,000 available in matching funds for open space acquisition. ' Council President Edwards noted that a large part of this property is not developable because of waterway setback requirements. Councilmember Keolker-Wheeler suggested that if the developer is prevented from building within 50 feet of the creek,this proposal might be better considered in terms of environmental mitigation. MOVED BY EDWARDS, SECONDED BY CORMAN,COUNCIL REFER THIS REQUEST TO THE PARK BOARD. CARRIED. To: Ms.Jennifer Toth-Henning,Project Manager December 14, 19918 • G Mr. Gregg Zimmerman,Administrator,Department of Planning/Building/Public Works Mr.Jim Shepherd,Administrator,Community Services UF_�/E�Oi,r�,E;,;�. "L�ill JIN Mr.Lee Wheeler,City of Renton Fire Chief CITY n:. F;F.NTON Ms.Jana Hueter,Land Use Review Supervisor Mr.Neil Watts,Plan Review Supervisor i Re: Labrador Preliminary Plat Application,Land Use Number LUA-98-141;PP,R,V,ECF The undersigned residents of Kennydale would support a plat application that ensures public safety,retains existing zoning,minimizes impacts to environmentally sensitive areas,and preserves the natural habitat of the Kennydale Creek ravine and year-round stream. Approval of the Labrador Preliminary Plat Application should only be granted if the following modifications are made: 1. The proposed site access off Burnett Avenue is designed to comply with the AASHTO Policy for entering sight distance. 2. The zoning for the eastern 4.4 acres is maintained as R-1. 3. The Kennydale Creek ravine remains undisturbed and that a road is not built over the ravine either by use of fill and box culvert(as proposed)or by any other method including a bridge. . 4. The northern slopes of Kennydale Creek ravine are protected by establishing a Native Growth Protection Easement within the area enclosed by Lots 8-12. Name(Printed) Address Phone Number Signature Registered Voter 1 YE�—ter/ l'{c> ,-- -1 2 /5"" (3u r-eNeAve_ k_ .z6---as4(9ocf i P'eg' fie/ 1 2 5c-w Q+`Gti ism N. 27,.tSl•• 474- 7, - 333/ , ..1 3 6Ac.4 /`t-emoi...0 ZSa PP.— pz__ 1...x ,-/L-S-a- s- 22t 1 4 - del!1 rnf I 5 �1'1 4✓-lo‹ • Jem_ge4_ 7z21 `p( Me. q2-f= 2.SJ-3S-2.r ( U, , to Ye 6 /itgo BeOs.)rie 10o3j 234" f l.. `lZs-----a-z4-77/1 Y5-, 7 SAVi' A- ,4c4-1 . qza IV. Wf't eL 445 -430-04¢'? e)-\_. YES 1 8 ' c7 AL 28 a PZ // v3o- oyy9 A. tte.45 `1 9 4i 5* 1\HW/to /!( AL al glik TACt- /1,i,5-22f,-76/ w Q 1'2f/u° yes \► 10 . I/ ii "� ,g1,Es qos�/ �' _ yes zs.�=79>0 _ p�s ' 11 c 5 A!. gels' //II.-� 1etJ 2- 7y10 i Es x 12 ,r rJftgiVN /. 820d�V21Jrru i Al -4e5-228.032„8( t r 13 /4 /..7 a. ez i�,.w- 2sr 7-0 �d..^-�. 1�^„�.Al.. Z.S- P O y z�r_�� , - • y�5 14 15 . 16 • 17 18 - • . 19 • 20 To: Ms.Jennifer Toth-Henning,Project Manager December 14, 1998 ' Mr. Gregg Zimmerman,Administrator,Department of Planning/Building/Public Works �� 1 p�gNNINV Mr.Jim Shepherd,Administrator,Community Services 1Jn1ELc�`:'AC hi�TON . Mr.Lee Wheeler,City of Renton Fire Chief C l` ` �'` Ms.Jana Hueter,Land Use Review Supervisor "�=��1� Mr.Neil Watts,Plan Review Supervisor ` Re: Labrador Preliminary Plat Application,Land Use Number LUA-98-141;PP,R,V,ECF �y -► tThe undersigned residents of Kennydale would support a plat application that ensures public safety,retains existing zoning,minimizes impacts to environmentally sensitive areas,and preserves the natural habitat of the Kennydale Creek ravine and year-round stream. Approval of the Labrador Preliminary Plat Application should only be granted if the following modifications are made: 1. The proposed site access off Burnett Avenue is designed to comply with the AASHTO Policy for entering sight distance. 2. The zoning for the eastern 4.4 acres is maintained as R-1. • 3. The Kennydale Creek ravine remains undisturbed and that a road is not built over the ravine either by use of fill and box culvert(as proposed)or by any other method including-a bridge. 4. The northern slopes of Kennydale Creek ravine are protected by establishing a Native Growth Protection Easement within the area enclosed by Lots 8-12. Name(Printed) Address Phone Number Signature Registered Voter 1 + 1 j ati,,,/f-rizi7, /.3X/1/_vpz 9/ 4/If—2 Zr 7/6 y v _2 -I-/�I,e 5-- Abrnino 9 // Ai• -28� AA-Cr Yz s 2 2 C-9 f8 /1�.,4 &�' ..) ip,"A 1 4 EP, 0-' R n1 //�i,�� I t t N -kTlf- p)GCit -a S - z'1'7 t — 4- 5 &ARK.y/LI L 14'09_U.2C'' 7Z. 27/-2 3€ ' ?'�7ct //�-7-,7 _ ,, -tom if �/2 /-/W i/W /� � � .1 8 f v3 0/to Ze 2f (A— ,� 9 t1) ow 0 r• Pa,tL C - A .2375=9 9.7 S _ .,"1- -I- --) 1 PD 04 CA- b T142 U JD D S Al 2, t/L , 20 4i-,G c./7 ��7 'L'�e .412 fcccl3.r£L chod a2a NIz Pt_ Z�<� 20 �✓ > i 13 W�. r.t Wei itv 9 /-o-?1 ' 924�?-3 S 1 to►o . W.tom,-, 3 -- -wkV --ci yfi5 .�+ 14 9-,..1 a zA t* el �.,,.r L3,- i(4 „ ,M Yc s 15 lBt'owit1F ' oc3 -/V - 34A-Pia(7_12 V.S'aat)-71''l . . `/ S . -1 16 11a , /) titaf- /0e 9Zbo 5/ • (4''c)27///67 ./ rig: -i 17 (�q • 1 6N. SOi" S . Y7c-�30-/sTi 18 19 - • 20 • 1 To: Ms.Jennifer Toth-Henning,Project Manager December 14, 1998 Mr. Gregg Zimmerman,Administrator,Department of Planning/Building/Public Works Mr.Jim Shepherd, Administrator,Community Services • Mr.Lee Wheeler,City of Renton Fire Chief Ms.Jana Hueter,Land Use Review Supervisor /002 5 e5/ e 6)7 Mr.Neil Watts,Plan Review Supervisor - Re: Labrador Preliminary Plat Application,Land Use Number LUA-98-141;PP,R,V,ECF P ie,t P/'iee. 4/0 CM -5 sec( The undersigned residents of Kennydale would support a plat application that ensures public safety,retains existing zoning,minimizes impacts to z z x °� environmentally sensitive areas,and preserves the natural habitat of the Kennydale Creek ravine and year-round stream. Approval of the Labrador Prci narg' L. Plat Application should only be granted if the following modifications are made: o Z r r�` 1-1-1 -+ LLI 1. The proposed site access off Burnett Avenue is designed to comply with the AASHTO Policy for entering sight distance. Ui O �� . 2. The zoning for the eastern 4.4 acres is maintained as R-1. - � C r - 3. The Kennydale Creek ravine remains undisturbed and that a road is not built over the ravine either by use of fill and box culvert(as proposed)or bci. = other method including a bridge. 4. The northern slopes of Kennydale Creek ravine are protected by establishing a Native Growth Protection Easement within the area enclosed by LotN8-12. Name(Printed) Address Phone Number Signature Registered Q/� l, Voter /� 1 ,�GCfr�c,�9�ery l/��f�P / 2S/f rRRK �_ Al y2S-226-` a'? _ NI ` 2 0A�. `AQ t`••' IN et al �� t I `e .c 3 5 .A Ccl srotl a5--ZA8-Co 7 4 ;,.../fr......• c A-1 ., ., 11J e .�1 5a -r 2567 a ,5. ,,_.„. es 6 - •' l- - e% 7/ --7q 7 - /7 - N 7 �' geis Zy/s � P4-.6t y 11 72 - )/--s 4- 8 ' 2e-Fe.g c.14- 525j ete. PI /(/. y25-ass-tea.l 1 ,A2i .e;u.64- y2 s 9 12._v FAQR. 13a1 Q34 . a '4 3l . 12c-224•3�1 10 DI=(Ne2c 4 t?F1z z..fl tl It t� t� tl �• �� Ti.40,-,,A.) P Rif, f 11 12 13 14 • 15 • 16 17 18 - - 19 - 20 • . To: Ms. Jennifer Toth-Henning,Project Manager December 14, 1998 . Mr. Gregg Zimmerman,Administrator,Department of Planning/Building/Public Works CITY OF RENNFON • . Mr.Jim Shepherd,Administrator,Community Services RECEIVED Mr.Lee Wheeler,City of Renton Fire Chief 1998 Ms.Jana Hueter,Land Use Review Supervisor DEC 2 • Mr.Neil Watts,Plan Review-Supervisor - Re: Labrador Preliminary Plat Application,Land Use Number LUA-98-141;PP,R.V.ECF t The undersigned residents of Kennydale would support a plat application that ensures public safety,retains existing zoning,minimizes impacts to environmentally sensitive areas,and preserves the natural habitat of the Kennydale Creek ravine and year-round stream. Approval of the Labrador Preliminary Plat Application should only be granted if the following modifications are made: _ 1. The proposed site access off Burnett Avenue is designed to comply with the AASHTO Policy for entering sight distance. 2. The zoning for the eastern 4.4 acres is maintained as R 1. 3. The Kennydale Creek ravine remains undisturbed and that a road is not built over the ravine either by use of fill and box culvert(as proposed)or by any • other method including a bridge. ' 4. The northern slopes of Kennydale Creek ravine are protected by establishing a Native Growth Protection Easement within the area enclosed by Lots 8-12. Name(Printed) Address Phone Number Signature Registered Voter y 1 , ( cce-„Y% it tc{o4 ;� S-� t? ,, zs-zz7- 3 , Y12-5 2 t 4+ r V s 25•5" 78v ' � 1,Pw� ,� b n.,�,,C � —÷. 3- 4 N25.2?53.2ff 3 _ SC Q�a� M -Lo �yc�5 -- nI r � " -4 4 i3a-s w i I(J s1 _qtr- 2e'i-tgg4 �. ' ,5 ?•tcic\Z"-a\NAS-kert 2 . it ZS-2e -I j _ .�':-r •- . . . . -J 6 ch afar u t i terle /WWS /(1 ' e ♦ fd S 7/fS?/ ."- '�' e,-, - �• 7 /WA, . ram If/q AlQ. ., A-ra A) v •)2.213-55/5- ,• i orr•- 4. 8 ` ...itr• !J 4' lill• =' ``'' ..t. K •l_1Z2.: t .. A... / i �/ .i.. 4 9 5 oRA- ` ' r.ther 13-1 Z N• 4A.* 5T t' 'Y Z .Z28• ` t'1 t l,a_,_,Ur OrVES 10 y RED G407 f�19,?04.,�.M• �.Z3.?q�/Z tom' - , . ye 11di-y.4-,... re I/ / /. � / // // // I/ S! Ii� yes i 13 .0 //i/ .• ciiiiiiiititi/Vo a/-/L,,e1-1-t _-ei-Ay ef, ' . . / , , 14 15 16 . 17 - 18 19 . • 20 • + • ***REVISED*** NOTICE OF APPLICATION AND PROPOSED DETERMINATION OF NON-SIGNIFICANCE - MITIGATED (DNS-M) DATE: DECEMBER 07,1998 • LAND USE NUMBER: LUA-98-141,PP,R,V,ECF APPUCATION NAME: • LABRADOR PRELIMINARY PLAT PROJECT DESCRIPTION: Brad Hughes,Labrador Ventures,LLC,has applied to subdivide a 15.5-acre site Into 62 parcels for the eventual development of detached single family residential homes. Two tracts (A and B) containing steep slopes and wetlands would also be created but would not be developed. Two existing homes would remain. Proposed parcels range in size from 4,500 sq.ft.to 18,327 sq.ft. The site is zoned R-8 and R-1. A rezone from R-1 to R-5 Is requested for 4.43 acres on the east portion of the property. Access would be from Burnett Avenue North and from North 26th Street. A ravine with a creek divides the site from southwest to northeast. Applicant•proposes a bridge crossing over the ravine in order to construct a public street linking the west and east portions of the site. The bridge crossing requires a variance from the Land Clearing and Tree Cutting Ordinance in order to clear steep slope areas and disturb within 25 feet of the creek. A variance Is also requested to clear steep slope areas abutting Burnett Avenue North in order to construct street Improvements required per City Code. Excavation(approx.7,953 cubic yards) and filling (approx.4,733 cubic yards) are proposed for construction of the new road, bridge, and building pads. Two • existing Category 2 wetlands are located on the property and would not be disturbed by the project. Proposal requires environmental review,preliminary plat approval,variance from Land Clearing and Tree Cutting Ordinance,and approval of a Rezone from R-1 to R-5 for.4.4 acres of the site. PROJECT LOCATION: 2700 Block of Lake Washington Boulevard and Burnett Avenue OPTIONAL DETERMINATION OF NON-SIGNIFICANCE-MITIGATED(DNS-M): As the Lead Agency,the City of Renton has determined that significant environmental impacts are unlikely to result from the proposed project. Therefore,as permitted under the RCW 4321C.110,the City of Renton is using the Optional DNS(M)process to give notice that a DNS-M is likely to be issued. Comment periods for the project and the proposed DNS-M are integrated into a single comment period. There will be no comment period following the issuance of the Threshold Determination of Non-Significance Mitigated(DNS-M). A 14 day appeal period will follow the issuance of the DNS-M. PERMIT APPUCATION DATE: September 08,1998 NOTICE OF COMPLETE APPLICATION: `"Revised"•December 07,1998 Permits/Review Requested: Preliminary Plat Approval,Environmental Review,Variance from Code Section • 4-9-5:D.,Rezone from R-1 to R-5 for 4.43 acres of site. Other Permits winch may be required: Hydraulic Permit Approval(HPA)from Washington Department of Fish and : Wildlife:Forest Practices Permit from Department of Natural Resources Requested Studies: Traffic impact Analysis,Wetland Evaluation Study,Level 1 Drainage Analysis, Wildlife Habitat and Evaluation,Geotechnical Report,Slope Analysis Location where application may be reviewed: Planning/Building/Public Works Division,Development Services Department, 6th Floor,1055 South Grady Way,Renton,WA 98055 PUBLIC HEARING: A public hearing Is tentatively set for Tuesday January 26,1999,at 9:00 a.m., with the City of Renton Hearing Examiner,City Council Chambers,7th Floor, Renton City Hall,1055 South Grady Way,Renton,WA CONSISTENCY OVERVIEW: Land Use/Zoning: Project site Is designated Residential-Single Family(RSF)and Residential Rural(RR)on the Comprehensive Plan Land Use Map. The site is zoned Residential-8 Dwelling Units per Acre(R-8)and Residential-1 Dwelling Unit • per Acre(R-1). The proposed plat would Include 47 lots and an open space tract (Tract A)within that portion of the site(11.12 acres)that Is zoned as R-8. The applicant Is requesting a rezone of the eastern portion of the site from R-1 to R- GENMALOT.000 • • 5. Fifteen(15)lots and an open space tract(Tract B)are proposed for the 4.43- acre portion of the site proposed for rezoning. • The proposal appears to comply with applicable development standards of the existing R-8 Zone for the west portion of the site,and for the.R-5 Zone which is proposed for the east portion of the site. The plat would not meet with density requirements of the R-1 Zone,and the rezone to R-5 would need to be granted to permit development as proposed on the east portion of the site. Density: Applicant states that the net density for the 11.21 acre portion of the site zoned • R-8 would be 6.4 dwelling units per acre(du/ec). Net density in the R-8 Zone may range from 5.0 du/ac minimum to 8.0 du/ac maximum. Applicant states that the net density for the 4.43 acre portion of the site being requested for rezoning to R-5 would be 5.0 dwelling units per acre. Net densities of up to 5.0 du/ac are permitted in the R-5 Zone. (Note: net density calculations are based on,the number of dwelling units • permitted after public streets and sensitive areas have been deducted from the gross site area.) Environmental Documl nts that Evaluate the Proposed Project: Not applicable. Development Regulations Used For Project Mitigation: The proposal is subject to the City's Environmental Review(SEPA) • Ordinance,Zoning Code,Land Clearing and Tree Cutting Ordinance, Subdivision Regulations,Street Standards,Wetlands Ordinance,Public Works Standard's,Uniform Building Code,Uniform Fire Code,and other applicable building and construction standards. — Proposed Mitigation easures: The following Mitigation will likely be Imposed on the proposed project. These recommended Mitigation Measures address project impacts not covered by existing codes and regulations as cited above. 1. Fire Mitigation Fee: equivalent to$488.00 per each new single family residential parcel created. (Credit may be given for the two existing homes which would.remain.) • • 2. Traffic Mitigation Fee: equivalent to$75.00 per each new average weekday trip attributed to the proposal (Credit may be given for the two existing homes which would remain). 3. Parks Mitigation Fee: equivalent to$530.76 per each new single family residential parcel created. (Credit may be given for the two existing homes which would remain.) 4. Geotechnlcal Study Recommendations: follow recommendations of geotechnical engineer for site development including the construction of site Infrastructure(roads&utilities)and building foundations. 5. Stream Crossing: comply with mitigation measures imposed by the City's Environmental•Review Committee,and follow recommendations of the City's Development Services Division,and the Washington Department of Fish and Wildlife in the design,construction,and maintenance of the proposed bridge stream crossing. The specific measures are not known at this time. 6. Traffic Sight Distance: install advance warning signage and/or lights allong Burnett Avenue North to alert approaching motorists of the intersection. 7. Traffic Sight Distance: accomplish grading for proposed Lot No.1 in order to maximize sight distance to the south of the intersection. Comments on the above revised application must be submitted In writing to Ms.Jennifer Toth Henning,Project Manager, Development Services Division,1055 South Grady Way,Renton,WA 98055,by 5:00 PM on December 21,1998. This • matter is also scheduled for a public hearing on Tuesday,January 26,1999 at 9:00 AM,Council Chambers,Seventh Floor,Renton City Hall,I105.5 South Grady Way,Renton. If you are interested in attending the hearing,please contact the Development Services Division,(425)430-7282,to ensure that the hearing has not been rescheduled. If comments cannot be submitted In writing by the date indicated above,you may still appear at the hearing and present your comments on the proposal before the Hearing Examiner. If you have questions about this proposal,or wish to be made a party of record and receive additional Information by mail,contact Ms.Henning at(425)430-7286. Anyone who submits written comments will automatically become a party of record and will be notified of any decision on this project. • CONTACT PERSON: JENNIFER TOTH HENNING (425)430-7286 PLEASE INCLUDE THE PROJECT NUMBER WHEN CALLING FOR PROPER FILE IDENTIFICATION • • I PORTION OF THE NW 1/4 OF THE NW 1 4 OF SEC 5, TWN 23 N. 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He is a party-of-record on the Labrador project, and he requested that his name be removed from the Party-of-Record list for the project. Mr. Hobart has sold his property in the area and no longer wishes to be notified of any actions with regard to Labrador. Thanks. Dean Hobart 123- 141 st Place NE Bellevue,WA 98007 Page 1 \ � / | � / | | CITY OF REyTO0 ' � MAR- 1 6-1X99' ___ /- - - -----'| -'� - - | | CITY '-'CLERWS OFFICE . | / L - -- - - - - - - - - - ---� --�---- - -- -- - - - -_'- [ ` - - _- - _--_ Labrador Preliminary Plat Appeal and Preliminary Plat Hearings File Nos.: LUA99-009,AAD LUA98-141,PP,V,R March 4, 1999 Page 8 • MINUTES: PRELIMINARY PLAT,VARIANCE AND REZONE The following minutes area summary of the February 2, and February 9, 1999 preliminary plat, variance and reZon a in Tke.legaLrecor-d-is-rec'o`rded`oii`ti1(e. ------� • 11 Shearing opened on Tuesday, February 2, 1999, at 1:35 p.m. in the Council Chambers on the seventh floor of the Renton City Hall. Because of time constraints, b Ms. Cullers, Ms. Job, Ms.Nimmo and Mr. Scott testified regarding the preliminary plat during t 2e p_p_ a_ l r n tlae-Ii b a - in the minutes.late,r •--The following exhibits were entered into the record for the preliminary plat hearing: Exhibit No. 1: Yellow land use file, LUA98- Exhibit No. 2: Yellow appeal file, LUA99- 141,PP,V,R, containing the original application, proof 009,AAD, containing the appeal, proof of posting and of posting, proof of publication and other publication, and other documentation pertinent to the documentation pertinent to this request. appeal. Exhibit No. 3: Vicinity map Exhibit No. 4: Vicinity map (assessor's map) Exhibit No. 5: Zoning map Exhibit No. 6: Preliminary plat map (2/1/99) Exhibit No. 7: Slope analysis map Exhibit No. 8: Assessor's map of preliminary plat Exhibit No. 9: Map of rezone area Exhibit No. 10: Tree clearing plan Exhibit No. 11: Cross-section drawing of bridge Exhibit No. 12: Videotape by Mike Moore ExFhibit No. 13: Petition Exhibit No. 14: Area traffic study map Exhibit No. 15: City of Renton Ord. 2708 Exhibit No. 16: Traffic generation study Exhibit No. 17: Photos of area residences Exhibit No. 18: Redesigned plat map by K.Browne Exhibit No. 19: Video from M. Moore dated 2/8/99 Exhibit No. 20: Architectural drawing of proposed Juanita style house Exhibit No. 21: Architectural drawing of proposed Exhibit No. 22: Architectural drawing of proposed M,adrona style house Leschi style house Ezhibit No. 23: Drawing of proposed bridge Exhibit No. 24: Point map by Touma Exhibit No. 25: Triangulation map by Touma Exhibit No. 26: Memorandum from Handmacher Exhibit No. 27: Seattle Times article dated 1/24/99 Exhibit No.28: Scott Easement Exhibit No. 29: Appeal statement of K. Browne Exhibit No.30: Salmon study Exhibit No. 31: Eagle study Exhibit No.32: Composite photo Exhibit No.33: Previous tree cutting plan Exhibit No.34: Current tree cutting plan Exhibit No. 35: Topography map with highlights Exhibit No.36: Prel.. Plat statement by K. Browne The preliminary plat hearing opened with a presentation of the staff report by JENNIFER HENNING, Project Manager, Development Services, City of Renton, 1055 S Grady Way, Renton, Washington 98055. The applicant has applied to subdivide a 15.55 acre site into 62 parcels and five tracts for the eventual development of single family homes. There are two existing homes on the site and one will be removed. This site is located in the northwest portion of the City just east of Lake Washington Boulevard. Adjacent neighborhoods include the Griffin Home and single family residential developments. There is split zoning on the parcel, with 11.2 acres zoned Residential - 8 Dwelling Units per Acre with a Comprehensive Plan (CP) designation of Residential Single Family. The eastern 4.43 acres is zoned Residential - 1 Dwelling Unit per Acre with a CP • :Y^ t": '?rnI i ' . '' , ;,;;,'; n,'it ,i'., er'4,i.a'r .:'.:;7.",-; •:::.;'e.:,,,.,:lf• • ".1( . • :-..-.1,4%.-i*:1",,,..., I I V iniM)+ i 1y it°. ji' ::1 A NOTICE OF APPLICATION r, e=.. t1r. AND PROPOSE :Y,,,.;:t,.f�';rT � ETERMINATION;OF °i '''-' "''' NON-SIGNIFICANCE — ,Ma;.'=`",^;,.;. GN1 MITIGATED ,F . (DNS—M) 4 >': • �. rx44,. DECEMBER 07,199e !": si`E>nM II LUA-98-141,PP,R,V,ECF ;;.Yyt+g:',;:x;;;pg, NAME - , - - -------- - - t ,` MINA Y T''','.—_ __r- -. .... • LABRADOR PRELI RY PLAT `. _. .__ ^�` 's'";ygi ;A'� °,' SCRIPTION: Brad Hughes,Labrador Ventures,LLC;has applied to subdivide a 15.5-acre site `7g. 3 a for the eventual developmeht of detached single family residential homes.' 'Two tracts (A and B) ;;;•q,' ,, ,,z?;:,,Bp slopes-and wetlands would also be created but would not be developed. Two existing homes would • : j-;_: ?,,,, ised parcels range in size from 4,500 sq.ft.to 18,327 sq.ft. The site is zoned R-8 and R-1. A rezone from `�"+ 4N,r,:i'i equested for 4.43 acres on the east portion of the property. Access would be'from Burnett Avenue North "••`'•' ''�''.r;"r 1.26th Street.';A ravine with a creek divides the site from southwest to northeast. Applicant proposes a ..,y,i`'-,,:,`` 2 • , ,,. j over the ravine in order to construct a public street linking the west and east portions of the site.: The ' '`' ;r,'A,a.a 't .', j requires a variance from the Land Clearing and Tree Cutting Ordinance in order to clear steep slope • ''�• :;;,� �,,;. �'�� urb within 25.feet•of the creek.,A variance is also requested to clear steep slope areas abutting Burnett . ',;_j;'t in order to construct street improvements required per City Code. Excavation(approx.7,953 cubic yards) �1,+ "''+:> ".^' irox.4,733 cubic yards) are proposed for construction of the new road, bridge, and building " " '9 pads. ,Two • I• iry 2 wetlands are located on the property and would not be disturbed by the project Proposal requires:! • : , 'review,preliminary plat approval,variance from Land Clearing and Tree Cutting;Ordinance,and a roval '' '!`'` '`' ''' ^' ''IMF im R-1 to R-5 for 4.4 acres of the site. PP `.,' .:;:•'' .rid l'`::as:,'�y> :'1AF.,. .,X. ',1' `I f' ; :ATION: • 01 2700 Block of Lake Washington Boulevard and Bumett•Avenue TERMINATION OF NON-SIGNIFICANCE-MITIGATED(DNS-M): As the Lead Agency,the City of : r .'`•!',.;_..` armined that significant environmental impacts are unlikely to result from the proposed project. •' ',';i' �'••-;'.. _:' armitted under the RCW 43.210.110,the City of Renton is using the Optional DNS(M)process to give ' ", IS-M is likely to be issued. Comment periods for the project and the proposed DNS-M are Integrated into nt period. There will be no comment period following the issuance of the Threshold Determination of .. e Mitigated(DNS-M). A 14 day appeal period will follow the issuance of the DNS-M. ''' =s'-'•�'- CATION DATE: I `'-..2d'`,,` `: September 08, „�' `r``:1s 1998 IMPLETE APPLICATION:• '"`Revise "" • "'L'? "' "Revised!.December 07,1998 �1.'. z-''-' Requested: Preliminary Plat Approval,Environmental Review,Variance from Code Section • J • •"' '• "`.'`' 4-9-5:D.,Rezone from R-1 to R-5 for 4.43 acres of site. • hich may be required: H draulic Permit Approval(HPA)from Washington Department of Fish and • .t'`;'',`'', "a`,z,'ti -\ Idlife;Forest Practices from Department of "'"' Y` Permit p Natural br h:',': ;; ,-, es: Traffic Impact Analyst Wetland Eva to vet 1 Drainage Analysis, Wildlife Habitats S -::': °',c' and Eva uatlon, eoG a. t chnical Report,81ope Anal sls>' .' • P. s:: •c.�,,,.>_•: :,;is ipplication may :',: Crt Planning/Building/Public Works Division,Development Services Department,' '. ';,;;'.''••�;';' C,.'=•.;;,):, Southi,: ;' 6th Floor, 1055 Grady Way,Renton,WA 98055'. `• °s :•:',;,,^ :A public hearing is tentativelyset for Tuesda J ,I ^, ' ,°"? :y.,"•,^ri: anua 28•:1999 1'•''r' City of Re y• ry.. � ,at�9:00 a.m:; • `',.:.r,, "•' �'rr•,;••, • 'with the C y Renton Hearin Examiner''C :-i,;,;`';' ,:' . `�,,.'`•; :47,21, Renton Cityy hambers;7th Floor,' _ '''• 'r.:: :s:.t; Hall, South'Grady Way;Re n,WA",,.,1.; ,'.,,,:_:-. ,, : ";z OVERVIEW: . " ... • .:�.: ^,.4•� • g� ... ,, Project'site is designated Residential-Single Family(RSF)and Residential . ,'`' a';; ,•,:. Rural(RR)on the Comprehensive Plan Land Use Ma The site is zoned " Residential-8 Dwelling Units per Acre_(R-8)and Residential-1 Dwelling Unit • • :''``�'• ',, ".'�j. per Acre(R,1).'The proposed plat would Include 47 lots and an o ens ace tract;.;.. , ' '4 'I ';`.'r'i,':' (Tract A)within that portion of the site(11.12 acres)that is zoned as R-8. The' ' :"';�cr,: applicant is requesting a rezone of the eastern portion of the site from R-1 to R .' '" '''' '`�` a",;;A' fY•M.ry%ti. LAY I . Cc' , it-Afitk - _ ... Hit4e _,Die4/.4 ...__ -- •<&- -_ •_E.: t _. .S..wrife*er, ;.:: • ... 14 et. 6,_eif/ c9e, r• _ .0 . / . Y . .fr53/s7e , • _ f4a _ /ettetz;l2 -y • /‘4 .----g • o 7sze.-04e4 cri°•rss,Av 6) 00 • •4GCr . 21?-07 '41-7/°,,ASe tow- AFFIDAVIT OF SERVICE BY MAILING STATE OF WASHINGTON ) ss. County of King ) MARILYN MOSES , being first duly sworn, upon oath, deposes and states: That on the 4th day of March,1999, affiant deposited in the mail of the United States a sealed envelope(s) containing a decision or recommendation with postage prepaid, addressed to the parties of record in the below entitled application or petition. Signature: l SUBSCRIBED AND SWORN to before me this °'I day of , 1999. Notary Public i d fo the State of Washington, residing at ✓1/ , , therein. Application, Petition, or Case No.: Labrador Preliminary Plat Appeal of ERC re Labrador Prel. Plat LUA98-141,PP,V,R LUA99-009,AAD The Decision or Recommendation contains a complete list of the Parties of Record HEARING EXAMINER'S REPORT March 4, 1999 OFFICE OF THE HEARING EXAMINER CITY OF RENTON REPORT,RECOMMENDATION AND DECISIONS APPELLANT: Kim Browne Appeal of ERC's Determination for Labrador Preliminary Plat File No.: LUA99-009,AAD APPLICANT: Tom Touma Labrador Preliminary Plat File No.: LUA-98-141,PP,V,R LOCATION: 2700 block of Lake Washington Blvd.N and Burnett Avenue N SUMMARY OF REQUEST: To subdivide 15.55 acres into 62 single family residential lots SUMMARY OF APPEAL: Request that the applicant be required to prepare an Environmental Impact Statement PUBLIC HEARING: After reviewing the Appellant's written request for a hearing and examining the available information on file,the Examiner conducted a public hearing on the subject as follows: MINUTES: APPEAL The following minutes are a summary of the February 2, 1999 appeal hearing. The official record is recorded on tape. The hearing opened on Tuesday,February 2, 1999,at 9:00 a.m. in the Council Chambers on the seventh floor of the Renton City Hall. Parties wishing to testify were affirmed by the Examiner. The following exhibits were entered into the record for the appeal: Exhibit No. I: Yellow land use file,LUA98- Exhibit No.2: Yellow appeal file,LUA99- 141,PP,V,R,containing the original application,proof 009,AAD, containing the appeal,proof of posting and of posting,proof of publication and other publication,and other documentation pertinent to the documentation pertinent to this request. appeal. Exhibit No.3': Aerial photography Exhibit No.4: Videotape Exhibit No. 5: Topographic map Exhibit No. 6: Plat map Exhibit No. 7: Plat map indicating ravine Exhibit No. 8: Photographs of existing back yards (3) Exhibit No.9: Calculations re slope Exhibit No. 10: Street profile for Street B Exhibit No. 11: Tree location map Exhibit No. 12: Vicinity map Exhibit No. 13: Topography map Exhibit No. 14: Native growth map Exhibit Nos. t5: Slope analysis map Labrador Preliminary Plat Appeal and Preliminary Plat Hearings File Nos.: LUA99-009,AAD LUA98-141,PP,V,R March 4, 1999 Page 2 Parties present: Representing Appellant Representing City of Renton Kim Browne Larry Warren 1003 N 28th Place 1055 S Grady Way Renton,WA 98056 Renton,WA 98055 Representing Applicant Jim Handmacher P.O.Box 1533 Tacoma, WA 98401 The Examiner explained that the appeal was an administrative appeal held pursuant to Ordinance 3071 and was the only administrative review to occur on the matter. The matter may be submitted back to the Examiner for reconsideration if the parties are not satisfied with the decision. He stated that the appellant had the burden of demonstrating that the City's action was erroneous, and would have to show clear and convincing evidence that the City's determination was incorrect. At that point the City could respond, if they chose to do so. Mr. Warren expressed several concerns regarding the wording of the appeal,the limitation of issues and people testifying, particularly if the matter should proceed further in an appellate process. The Examiner explained that because,this was a combined appeal and land use hearing,that the public was entitled to testify, particularly at the land use hearing. Further, during the SEPA appeal the testimony should be limited to legal issues as to whether the City's determination was adequate,were proper decisions made, and would an EIS supplement the information that was already in the file. Kim Browne, appellant herein, stated the City had determined upon review of reports provided by the applicant and after developing mitigation measures,that this proposed plat would not have a probable significant adverse impact on the environment. However, it appeared from looking at the mitigation measures that the only issue considered in,detail was the proposal's impact on soil erosion. The inclusion of impacts to wildlife in its habitat,wetlands,water quality and fisheries makes it apparent that the proposed plat will result in probable significant impacts to the environment, and thus an EIS evaluating alternatives should be done and the proposal should be substantially modified to minimize impacts to the environment. A video was shown highlighting the property and a recent eagle sighting on the property. Ms. Browne elaborated on the habitat and protective status of the eagle according to various governmental rulings, and the necessity to further evaluate modifying the plat to protect wildlife. The appellant described the physical aspects of the site, including the topography,the vegetation and the stream which flows year around through the property. She questioned the impact of the plat on the ravine,particularly Lots 6 through 11,which seem to be partially in the ravine, and the concern over erosion hazards. Appellant further questioned the lack of mitigation measures regarding impact to,fisheries, and presented documentation regarding state-wide salmon recovery strategy. Michael Moore, 1220 N 28th Place,Renton, Washington 98056,testified on behalf of the appellant, and stated that he has fished where Kennydale Creek enters Lake Washington and has observed salmon spawning at this point. Labrador Preliminary Plat Appeal and Preliminary Plat Hearings File Nos.: LUA99-009,AAD 'LUA98-141,PP,V,R March 4, 1999 Page 3 Ms. Browne continued that a Native Growth Protection Easement should be established in as great a width as possible around the stream to limit human activity. The measurement of the topography was questioned, as well as the,omission of the soil condition where the ravine is to be crossed. Appellant further requested that the discrepancy in the seasonal construction time be resolved. In closing,Ms. Browne stated that the current proposal does little to protect valuable wildlife habitat and that any development that is allowed on this property should be designed to minimize impacts to the environment. With the exception of the western reaches of the ravine, current City rules and regulations serve to protect most of the sensitive areas of the site and help safeguard the property from intense development. In an effort to bypass these safeguards,the applicant has asked for exceptions to existing regulations including a rezone and a variance from the land clearing and tree cutting ordinance. Granting these exceptions would result in a level of development that is not compatible with the site's environmental constraints. As proposed the subject plat would result in significant impacts to the environment, generally wildlife, eagles, salmon,potential water quality. As proposed a threshold determination of significance is appropriate. Tom Touma,6632 S 191st Place,#E-102,Kent,Washington 98032, engineer for applicant herein, explained the method used by his firm to produce the topography maps, including physical field work on site with the location of all trees,the placement of points and the use of computer software to generate the final data. He further explained that based on the calculations and the way the topography was generated,the southeasterly boundary of'lots was matched to the 40% limits. Some of the lots may have contours up to 38%or 39%. Larry Warren, City Attorney, stated that the appeal has two elements: whether the environmental determination was appropriate and whether an EIS should be required. The environmental rules require the City to view the material that is available to it, and if the material is available the City may not require additional studies and may not require an EIS. The information that was available to the City in this instance was adequate to make the necessary decisions. As noted,the issue of soil erosion was considered in great detail by the City, and almost all of the mitigation conditions outside of the normal fire,traffic and parks mitigation concerned steep slopes. The City has certain constraints it operates under when it is considering environmental impacts, and one of the things the City may not do is speculate about impacts. There was no substantive testimony that there was an eagle's nest on this site, and even if there was,the tree in question is to be retained. The wildlife in the area will be in the ravine and a substantial portion of that ravine will be preserved. The City must consider a broad number of policies, including all of those that have been imposed by the Growth Management Act, and those are very difficult for the City and the general public to live with at times,but require intensified development within urban growth areas. Jim Handmacher, attorney for applicant herein, stated that staff had conducted an intensive review of this project,proposing page after page of mitigating conditions. It is apparent from the extensive record all environmental factors were considered-- a traffic study was done,three geotech reports were provided,a wildlife study was done as well as a wetlands study. It is apparent from that history that the City did undertake a rigorous analysis as required. The Examiner called for further testimony regarding this appeal. There was no one else wishing to speak. The appeal hearing,closed at 12:10 p.m. Labrador Preliminary Plat Appeal and Preliminary Plat Hearings File Nos.: LUA99-009,AAD LUA98-141,PP,V,R March 4, 1999 Page 4 SEPA APPEAL FINDINGS,CONCLUSIONS&DECISION 1. The appellant, Kim Browne,filed an appeal of a Determination of Non-Significance-Mitigated(DNS- M) issued by the ERC. Ms.Browne,hereinafter the appellant,filed the appeal on January 21, 1999 and the appeal was filed in a timely manner. 2. The appellant noted in the appeal letter that the appeal was filed "on behalf of the residents of Kennydale" but there is no organization represented by the appeal. The appellant, as a neighbor who would be affected by the development,has standing to bring this appeal. The appellant was supported by other neighbors and residents of the area during the appeal. 3. The.applicant, Tom Touma,Touma Engineers,represented Labrador Venture,L.L.C.,the property owner. The applicant proposes developing a 62-lot Preliminary Plat on approximately 15.55 acres. 4. For a description of the subject site,zoning and surrounding area, as well as a description of the proposal, see the Site Plan portion of this appeal included below. 5. The appellant alleged in the appeal that the mitigation measures would not adequately mitigate the impacts caused by the proposed measures and requested that an environmental impact statement(EIS) be prepared. The areas specifically mentioned and to which the appeal was confined were impacts to: earth,trees and vegetation, aesthetics,wildlife habitat, and surface and ground water. 6. The appellant noted that the ERC conditions were in the main directed at erosion and very few dealt with the natural conditions or environment. 7. The applicant supplemented the Environmental Checklist with a series of additional reports. Included as part of the file were a geotech report, a tree inventory and removal plan,wetland report and wildlife report. There was also a traffic analysis. 8. The applicant has applied for two variances to remove vegetation from the bank along Burnett Avenue North and in the ravine to support the "bridge." 9. A routine vegetation management permit is not required when removal occurs incident to other construction permits. In addition, it is clear that a large portion of the site will be disturbed for development and will be relandscaped. 10. The checklist contains information on the general animal population and may have omitted some types of animals. No threatened or endangered species nor dens or nests of such species were found showing residence on the site. 11. A pair of eagles has been seen flying over the site and perching in a tree located near the north center of the site. The activity has occurred more than once. There does not appear to be any evidence of a nest at this time. No definitive survey has been done. Eagles are classified as threatened or endangered specifies by the Federal government. 12. The site is a heavily wooded parcel with a steep ravine and creek. The ravine starts near the northeast corner of the site and generally runs across the north portion of the parcel and then turns southwest near the center of the site and runs to the southwest corner of the site. Labrador Preliminary Plat Appeal and Preliminary Plat Hearings File Nos.: LUA99-009,AAD LUA98-141,PP,V,R March 4, 1999 Page 5 13. The tree inventory only counts trees of certain dimensions which gives the effect of underestimating the tree coverage on the site. The site is very wooded. There are at least seven tree species and 47 other plant species on the site. 14. A mitigation measure aimed at controlling light was one of the few measures taken to protect the wildlife habitat. Approximately 116 animal species were observed or expected from the characteristics of the subject site. 15. The subject site is approximately 300 feet from Lake Washington and therefore not governed by the Shoreline Master Program. 16. The geotechnical information identifies the site as having medium slide potential but high erosion potential. These considerations resulted in the ERC scrutinizing those aspects more carefully and when drafting its conditions. 17. Approximately one-third of the site has 25%or greater slopes. 18. The appellant is also concerned about the use of pesticides,herbicides and fertilizers on the subject site and the potential impacts on the creek and wetlands. This creek runs directly into Lake Washington at Coulon Park. The creek outlet at Coulon is an enhanced wetland focal point at the park. It is the area with a bridge pier over part of the wetland and creek. 19. The appellant suggests moving the lots further up the slope or away from the purported steeper slopes. 20. Wet vaults are located in the vicinity of Proposed Lots 9 and 12 and 31 and 32. The appellant was concerned that open wetponds had more cleansing ability than closed vaults. 21. All Findings from the Site Plan decision are incorporated into this decision. CONCLUSIONS: 1. The decision of the governmental agency acting as the responsible official is entitled to substantial weight. Therefore,the determination of the Environmental Review Committee(ERC),the City's responsible official, is entitled to be maintained unless the appellant clearly demonstrates that the determination was in error. 2. The Determination of Significance in this case is entitled to substantial weight and will not be reversed or modified unless it can be found that the decision is "clearly erroneous." (Hayden v. Port Townsend, 93 Wn 2nd 870, 880; 1980). The court in citing Norway Hill Preservation and Protection Association v. King County Council, 87 Wn 2d 267,274; 1976, stated: "A finding is'clearly erroneous'when although there is evidence to support it,the reviewing court on the entire evidence is left with the definite and firm conviction that a mistake has been committed." Therefore,the determination of the ERC will not be modified or reversed if it can meet the above test. For reasons enumerated below,the decision of the ERC is affirmed with one additional mitigation measure. 3. The clearly erroneous test has generally been applied when an action results in a DNS since the test is less demanding on the appellant. The reason is that SEPA requires a thorough examination of the Labrador Preliminary Plat Appeal and Preliminary Plat Hearings File Nos.: LUA99-009,AAD LUA98-141,PP,V,R March 4, 1999 Page 6 environmental consequences of an action. The courts have,therefore, made it easier to reverse a DNS. A second test,the "arbitrary and capricious"test is generally applied when a determination of significance(DS) is issued. In this second test an appellant would have to show that the decision clearly flies in the face of reason since a DS is more protective of the environment since it results in the preparation of a full disclosure document, an Environmental Impact Statement. 4. An action is determined to have a significant adverse impact on the quality of the environment if more than a moderate impact on the quality of the environment is a reasonable probability. (Norway, at 278). Since the Court spoke in Norway, WAC 197-11-794 has been adopted, it defines "significant" as follows: Significant. (1) "Significant" as used in SEPA means a reasonable likelihood of more than a moderate adverse impact on environmental quality. (1) Significance involves context and intensity. . .Intensity depends on the magnitude and duration of an impact. . . The severity of the impact should be weighed along with the likelihood of its occurrence. An impact may be significant if its chance of occurrence is not great,but the resulting environmental impact would be'severe if it occurred. 5. Also redefined since the Norway decision was the term "probable." Probable. "Probable"means likely or reasonably likely to occur, ... Probable is used to distinguish likely impacts from those that merely have a possibility of occurring, but are remote or speculative. (WAC 197-11-782) 6. The appellant is correct in a number of regards. Most importantly,the site will be significantly altered by the proposed development. Any time wild,woodsy open space with a ravine is developed there will be significant changes to the ecosystem. Generally such significant changes would warrant the preparation of an Environmental Impact Statement. But, as we have here most if not all of the concerns raised by the appellant except possibly alternative development scenarios are addressed in supporting documents. Even significant changes to an environmentally sensitive area do not necessarily bar development. If more than a moderate impact is anticipated then that triggers further environmental analysis, but such further analysis does not mean a site will be protected from development. If significant impacts are expected,then an EIS would ferret out that information with data on soils, topography,vegetation,wildlife and water quality as well as traffic. While traffic was not challenged, even in that area a substantial traffic report was prepared. In the areas that were challenged,there were two geotechnical reports prepared, a tree inventory, a habitat survey and a storm water analysis. 7. In other words, a number of detailed reports were prepared that cover the same ground as one would expect from an EIS. While those reports may be wanting in some particulars, overall they provide the decision-maker a pretty complete view of the subject site and its unique ecosystem, its soils, slopes and ravine. More information probably would not be attained by the preparation of a full environmental impact statement. 8. The major area where there might be concern was over the absence of alternatives of less and in fact, more dense development scenarios. But this is well-covered in the staff analysis of the proposed rezone. A rezone which in fact is not recommended by staff. Labrador Preliminary Plat Appeal and Preliminary Plat Hearings File Nos.: LUA99-009,AAD LUA98-141,PP,V,R March 4, 1999 Page 7 9. Again,there can be no arguing with the fact that development of the site will create profound changes to the site's environment and the environment of the surrounding community. Wooded open space which is privately owned will be changed to developed homesites that are privately owned. At the same time, the steepest slopes,the creek and the Category 2 wetlands will be preserved. 10. The appellants are looking for a full EIS to uncover missing facts. They believe that the current information compiled for the project is either incomplete or erroneous. That does not appear to be the case. The application, checklist, supplemental reports and other submissions provide a wide range of information which allowed the ERC to reach the conclusions they did. 11. It is clear that the appellants have a sincere belief that the City's SEPA determination is erroneous. Unfortunately sincere beliefs have to be bolstered by factual evidence that the determination is erroneous. The appellant failed to introduce much in the way of factual evidence to show that the City,'s determination was erroneous. In the absence of such fact, compelling or otherwise, it is extremely difficult to agree with the appellant that a mistake was made. 12. The one area in which valid questions were raised and for which no definitive answer was available concerns the "eagle tree." It is an area in which further mitigation may be required. The State's Wildlife and Fisheries Department will have to be invited to survey the site and the perching tree to ascertain definitively if nesting occurs or if protection of it and a perimeter is required. Any mitigation recommended by that agency shall be incorporated into the mitigation already required by the ERC. 13. Even using the relaxed standard that leans toward upholding a challenge to a DNS,the appellant has failed to persuade this office that the determination was based on other than a thorough analysis. 14. The reviewing body should not substitute its judgment for that of the original body with expertise in the matter,unless the reviewing body has the firm conviction that a mistake has been made. No such conviction results from hearing this case. Therefore,the determination below must be affirmed except as noted above. 15. In conclusion,the appellant's arguments and case are not convincing. Nothing in the record reveals that the preparation of an EIS that was specifically scoped to the critical geotechnical and habitat issues would reveal substantially more information than currently can be found in the existing record. An Environmental Impact Statement is not required. DECISION: The determination of the Environmental Review Committee is generally affirmed and the appeal is denied subject to the inclusion of one additional mitigation measure as follows: 1. The State's Wildlife and Fisheries Department will have to be invited to survey the site and the perching tree to ascertain definitively if nesting occurs or if protection of it and a perimeter is required. Any mitigation recommended by that agency shall be incorporated into the mitigation already required by the ERC. Labrador Preliminary Plat Appeal and Preliminary Plat Hearings ,File Nos.: LUA99-009,AAD LUA98-141,PP,V,R March 4, 1999 Page 8 MINUTES: PRELIMINARY PLAT,VARIANCE AND REZONE The following minutes are a summary of the February 2, and February 9, 1999 preliminary plat, variance and rezone hearing. The legal record is recorded on tape. The hearing opened on Tuesday,February 2, 1999,at 1:35 p.m. in the Council Chambers on the seventh floor of the Renton City Hall. Because of time constraints,Mr. Sager,Ms. Cullers,Ms. Job, Ms.Nimmo and Mr. Scott testified regarding the preliminary plat during the appeal portion of the hearing. Their comments appear later in the minutes. The following exhibits were entered into the record for the preliminary plat hearing: Exhibit Noll 1: Yellow land use file,LUA98- Exhibit No.2: Yellow appeal file,LUA99- 141,PP,V,R, containing the original application,proof 009,AAD, containing the appeal,proof of posting and of posting,proof of publication and other publication,and other documentation pertinent to the documentation pertinent to this request. appeal. Exhibit No.'3: Vicinity map Exhibit No. 4: Vicinity map(assessor's map) Exhibit No.5: Zoning map Exhibit No. 6: Preliminary plat map(2/1/99) Exhibit No. 7: Slope analysis map Exhibit No.8: Assessor's map of preliminary plat Exhibit No. 9: Map of rezone area Exhibit No. 10: Tree clearing plan Exhibit No. 11: Cross-section drawing of bridge Exhibit No. 12: Videotape by Mike Moore Exhibit No. 13: Petition Exhibit No. 14: Area traffic study map Exhibit No. 15: City of Renton Ord.2708 Exhibit No. 16: Traffic generation study Exhibit No. 17: Photos of area residences Exhibit No. 18: Redesigned plat map by K.Browne Exhibit No. 19: Video from M.Moore dated 2/8/99 Exhibit No.20: Architectural drawing of proposed Juanita style house Exhibit No.21: Architectural drawing of proposed Exhibit No.22: Architectural drawing of proposed Madrona style house Leschi style house Exhibit No.23: Drawing of proposed bridge Exhibit No.24: Point map by Touma Exhibit No.25: Triangulation map by Touma Exhibit No.26: Memorandum from Handmacher Exhibit No.27: Seattle Times article dated 1/24/99 Exhibit No.28: Scott Easement Exhibit No.29: Appeal statement of K.Browne Exhibit No.30: Salmon study Exhibit No.31: Eagle study Exhibit No.32: Composite photo Exhibit No.33: Previous tree cutting plan Exhibit No.34: Current tree cutting plan Exhibit No.35: Topography map with highlights Exhibit No.36: Prel.. Plat statement by K. Browne The preliminary plat hearing opened with a presentation of the staff report by JENNIFER HENNING,Project Manager, Development Services,City of Renton, 1055 S Grady Way,Renton,Washington 98055. The applicant has applied to subdivide a 15.55 acre site into 62 parcels and five tracts for the eventual development of single family homes. There are two existing homes on the site and one will be removed. This site is located in the northwest portion of the City just east of Lake Washington Boulevard. Adjacent neighborhoods include the Griffin Home and single family residential developments. There is split zoning on the parcel,with 11.2 acres zoned Residential- 8 Dwelling Units per Acre with a Comprehensive Plan(CP)designation of Residential Single Family. The eastern 4.43 acres is zoned Residential- 1 Dwelling Unit per Acre with a CP Labrador Preliminary Plat Appeal and Preliminary Plat Hearings File Nos.: LUA99-009,AAD LUA98-141,PP,V,R March 4, 1999 Page 9 designation of Residential Rural. The applicant is proposing to rezone the eastern 4.43 acres of the site to Residential'- 5 Dwelling Units per Acre. The applicant is also requesting a variance from the tree cutting and land clearing ordinance in order to build a creek crossing and street improvements along Burnett Avenue. The property has a ravine with steep slopes which bisects the site from the southwest corner to the northeast corner with a creek running through it. There are two Category 2 wetlands on the property. Wetland A is 7,093 square feet located in the northeast portion, and Wetland B is 20,643 square feet in the southwest portion of the site. The proposal primarily does not interfere with the wetlands or buffers. To cross the ravine the applicant is proposing a''box culvert bridge to contain the creek in its natural flow and pattern. The location of the bridge is at the narrowest point of the ravine. There is an existing concrete dam to the east of the proposed bridge location. There is considerable diverse vegetation on the site. There are over 500 trees primarily located in the steep portion of the ravine. The tallest fir tree on the site where the eagles have been seen will not be disturbed. The Environmental Review Committee(ERC) issued a Declaration of Non-Significance-Mitigated and an appeal was filed requesting a Declaration of Significance requiring an EIS. The ERC required erosion and sedimentation controls to be implemented before, during and after construction. Also required of the applicant were payment of fire,parks and traffic mitigation fees. The revised preliminary plat indicates all lots in the R-8 portion of the site meet the minimum size,width, depth and setback requirements. Within the R-1 portion they do not meet code, but the R-5 criteria are met if rezone occurs. The streets being proposed are reduced width streets which are permitted, and the bridge crossing is within the footprint of the City standard streets. The walls of the bridge are concrete which are keyed into the slope with earth fill above. The platting proposed for both zones of the property is consistent with policy language that applies to areas designated Rural Residential and Residential Single Family in the Comprehensive Plan, including density, compliance with zoning designation,development standards for lot size and setbacks, and compatibility with existing neighborhoods. Within the R-8 area the applicant is proposing 47 parcels and the minimum lot size is 4,500 square feet. A density of 6.3 dwelling units per acre is proposed in the R-8 zone. All lots within the proposed R-8 zone meet the zoning requirements of lot size and dimension. In the R-1 portion of 4.43 acres, the maximum density permitted is one dwelling unit to the acre, or a maximum of four for this parcel. The applicant is proposing a total of 15 homes in this area and as proposed does not meet the development standards of the R-1 zone. If the R-5 rezone is granted,then up to 13 additional homes with the existing two homes is possible. This proposal is expected to generate approximately 592 vehicle trips per week day. The primary access would be from Burnett Avenue N and the street would be 42 feet wide with curb, gutter and sidewalk. The current location of this street with Burnett Avenue N meets the sight distance requirements of AASHTO. The secondary point of entrance to the plat is N 26th Street. Applicant is required to construct a 28 foot wide roadway at N 26th, which is currently a narrow roadway. Renton School District has indicated they have the capacity for the students expected from this plat. The police and fire departments have indicated they have adequate resources to provide service to this proposed plat. The storm water runoff from the site currently drains as sheet flow into the existing creek which passes through a Labrador Preliminary Plat Appeal and Preliminary Plat Hearings File Nos.: LUA99-009,AAD LUA98-141,PP,V,R March 4, 1999 Page 10 series of culverts into Lake Washington. There are two storm water detention vaults proposed on the site. There is an.existing 8 inch sewer main located in Burnett Avenue as well as N. 26th Street. Because of the steepness of the slopes,the applicant requests variances from the land clearing and tree cutting ordinance in order to provide the City-required sidewalk improvements along Burnett Avenue, as well as construction of the bridge in the ravine. Ms.Henning described the policies and criteria to be met to receive a variance. The applicant requested a rezone and Ms.Henning cited the criteria to be met, including property which had not previously been considered for rezoning classification,that it is consistent with the CP elements and policies, and that it is timely. The entire City was rezoned in 1993 and at that time this parcel was divided into R-8 and R-1. The R-5 zone was not created until 1995, and therefore that designation could not be considered. According to the CP,the rezone area is permitted in the CP designation and is consistent with its elements and policies. Both the R-1 and R-5 zone satisfy the larger lot single family development described in the policies and would preserve the steep slope and wetland areas. There have been no significant changes to this area since the last area-wide rezone, and therefore this rezone could not be considered timely. Staff recommended approval of the preliminary plat, subject to conditions. The conditions included compliance with the ERC's mitigation measures and revisions to meet the applicable zoning, as well as the wetland buffer requirements including adequate building area for proposed Lots 8 through 11, a minimum 15 foot setback from the top of the slope, and a minimum 50 foot wide buffer for the wetland. Also included is a restrictive covenant recorded on the face of the plat that precludes the construction of any buildings with foundations within that 15 foot setback line, and any non-exempt structures within the required wetland buffer. Staff is further recommending establishment of a homeowner's association or maintenance agreement to maintain any common plat property or improvements, and establishment of a native growth protection easement. Staff recommended approval of the variances, but was not able to recommend approval for the rezone because there has been no significant and material change affecting the subject property. Christina Cullers,2506 Meadow Avenue N,Renton,Washington 98056, interested party herein, stated her concerns about the drainage patterns on this site,having experienced many flooding problems in the prior years from other development projects in the area. She was further concerned about the increase of traffic flow as a consequence of this project, and the reduction of her property values as a result. Joanie Job, 1127 N 28th Place,Renton, Washington 98056, interested party herein, expressed her concerns about the impact to wildlife,the increase of water runoff,the loss of trees which potentially could cause erosion, and traffic congestion. She was further concerned about the use of the existing alleyway behind her house being used by construction vehicles. Natasha Nimmo, 911 N 38th Place,Renton, Washington 98056, interested party herein, expressed strong support for the appellant, and further stated that she had witnessed the eagle nesting behavior on January 31, 1999. Jim Scott, 1405 N. 28th,Renton, Washington 98056,whose property is located at the southeast corner of the proposed site,was concerned about the traffic impact on NE 26th and Meadow Avenue,which is a very narrow Labrador Preliminary Plat Appeal and Preliminary Plat Hearings File Nos.: LUA99-009,AAD LUA98-141,PP,V,R March 4, 1999 Page 11 street at this time. Ms. Henning pointed out that the ERC required NE 26th be widened to 20 feet from Park Avenue to Meadow Avenue. On 26th abutting the plat half-street improvements are required. Michael Moore, 1220 N 28th Place,Renton, Washington 98056,presented a video he had taken of the site in late October 1998, pointing out various features. He further stated his objections to the rezone and variances, citing increased drainage and traffic problems, and questioned the findings made regarding impacts to the ravine and adjacent properties. Pam Jackson,2707 Meadow Place N,Renton,Washington 98056, stated that she was not opposed to this proposal, and felt it had been very well conceived and presented. She pointed out that this property had been zoned single family housing for some time and it was inevitable that it be developed as such. Marleen Mandt, 1408 N 26th Street,Renton, Washington 98056, stated that she had been part of a group which petitioned the neighborhood regarding this project. She was concerned about the lack of traffic study done on the eastern boundary areas, and the inherent impact of the additional traffic in that area. Ms. Mandt presented several photographs of the adjacent homes and streets to stress her point. Joan Jensen,2620 Meadow Avenue N,Renton, Washington 98056, stated that because her house was on a slope up from the proposed site, she was concerned about sliding into the development at some future time. She was further concerned about the easement that runs along the eastern boundary of the property. Mr. Handmacher responded that once that property is developed,this road will not be needed by anyone. Gail Shure, 1201 N 28th Place,Renton, Washington 98056, stated she was concerned about the increased traffic, particularly onto Burnett Avenue. She questioned the slope indicated on Lots 47 and 48 and the building of homes on this slope which has a very steep drop-off. She stated that the creek is not an intermittent creek;there is not a time when it is not flowing. She also indicated that there are deer on this property and that it should be maintained as a greenbelt for wildlife. Richard Hopkins,2511 Park Place N,Renton, Washington 98056, stated his concerns pertaining to the potential traffic increase on 26th and the resulting safety hazards. He also requested that the R-1 zoning be retained as many of the adjacent lots are large and this designation is more compatible with the existing neighborhoods. Corey Thomas,Renton Fire Department, 1055 S Grady Way, Washington 98055, stated that this plat meets the existing requirements of the Fire Department--basically dead-end streets are allowed in the City of Renton up to 500 feet. Beyond that they are allowed to 700 feet maximum as long as anything beyond that is equipped with an approved fire sprinkler system. Through streets are required beyond 700 feet. The western portion of this plat could have some dead-end streets up to the 700 foot limit;the eastern portion would not be approved at all to be subdivided without some type of secondary access roadway. Kim Browne, 1003 N 28th Place,Renton,Washington 98056,presented a revised plat map which she had prepared to give an alternative which she felt was more sensitive to the environment and the area. At 5:00 p.m.the hearing was adjourned,to be continued on Tuesday,February 9, 1999. ******** ****** **: ******************************* Labrador Preliminary Plat Appeal and Preliminary Plat Hearings File Nos.: LUA99-009,AAD LUA98-141,PP,V,R March 4, 1999 Page 12 The hearing opened on Tuesday,February 9, 1999, at 9:55 a.m. in the Council Chambers on the seventh floor of the Renton City Hall. Michael Moore, 1220 N 28th Place,Renton, Washington 98056, presented a video of the subject site which had been taken on February 8, 1999. Jim Handmacher,P. O.Box 1533,Tacoma,Washington 98401, attorney for applicant herein, stated that they have responded to the staff and neighborhood concerns regarding this project. They have relocated the entrance road twice, have counted all trees on site,have reduced the footprint of the bridge, and conducted extensive geotech research. Rick Anderson, 935 Daley,Edmonds, Washington 98020, architect for applicant herein, explained the craftsman style design theme for this project, and presented three preliminary model designs. He also presented a preliminary bridge design and explained its components. The model is designed at 46 feet wide to include the road,the sidewalk and thickness of the bridge structure. The culvert at the base would be 46 feet and the stream bed would remain the same. Tom Touma;6632 S 191st Place,E-102,Kent, Washington 98032, applicant's project engineer, explained in detail how today's technology is used to generate the topography measurements. Regarding the bridge crossing, it has not yet been decided whether to use a concrete culvert or a CMP or metal culvert to span the creek. Tom Strong, Terra Associates, 12525 Willows Road, Kirkland, Washington 98034,wetland biologist for applicant herein, described the nesting and courtship habits of bald eagles in the Puget Sound region. He further stated there is no indication of any eagle nesting on the subject site at this time. Brad Hughes,,P.O.Box 3344,Kirkland, Washington 98083, applicant herein, gave a brief history of this project, including preliminary investigation regarding zoning and environmental constraints. He stated that this project will protect the sensitive nature of the property and the proposed CC&R's would further maintain that protection. John Sadler,.Terra Associates, 12525 Willows Road,Kirkland, Washington 98034, engineering geologist > gg� g g�st for g the applicant herein, responded regarding the lots on the steep slope just north of the greenbelt in the southwest corner of the site. He stated that the soils were very dense, glacial till which is an inherently stable material that will stand at near vertical inclinations for long periods of time if protected from erosion. The proposed development is not going to involve the placement of any fill on that slope,nor any water runoff directed to the slope. Mr. Handmacher,P.O. Box 1533, Tacoma, Washington 98401, addressed the variance and rezone issues. He stated that the land and tree clearing variance is necessary,regardless of the type and length of bridge span selected. Despite the claims that this bridge would have a tremendous impact to the environment,there is no evidence that has been presented of any impact of this bridge to the environment or to wildlife that use the site. Labrador Preliminary Plat Appeal and Preliminary Plat Hearings File Nos.: LUA99-009,AAD LUA98-141,PP,V,R March 4, 1999 Page 13 Mr.Handmacher reviewed the criteria which much be met for a rezone, and the ways in which the applicant had met them. He concluded that even though staff had not supported the rezone,the public interest was served, applicant's property rights were preserved,and the rezone was in harmony with the purposes of the CP. Jim Scott, 1,405 N. 28th,Renton,Washington 98056, an adjacent neighbor, pointed out the permanent road easement on his property, and the necessity for maintaining access to his property. Dan Brewis, 528 19th Place,Kirkland, Washington 98033, stated that he is one of the builders for this project, and confirmed the applicant's intentions to construct a quality project. Pam Jackson, 2707 Meadow Place N,Renton, Washington 98056,questioned the traffic flow predictions, and what recourse was available if Meadow Avenue and 28th become heavily traveled in the future. Kim Browne, 1003 N. 28th Place,Renton, Washington 98056, questioned the appropriateness of the last- minute changes made by applicant in its proposal. She was particularly concerned about the discrepancy in the tree-cutting plans for the project. She also questioned the topography markings on the various exhibits. The compatibility of the proposed project to the general neighborhood was discussed, including the location of Griffin Home to this site. Ms. Browne offered many suggestions to be considered to protect this sensitive area in the build-out of this project. She also addressed the rezone of the property,particularly growth management and the City's compliance. Timothy G. Miller, 1607 E Main,Auburn, Washington 98002, applicant's traffic engineer, addressed the issue of traffic going through the existing neighborhood to the east as a result of this project. The estimate is 15% of the traffic volume, or 10 trips through this neighborhood during peak traffic hours. Regarding the sight distance at the new location on Burnett Avenue,the requirements of AASHTO will be fully met. Neil Watts,Plan Review Supervisor,Development Services Division, City of Renton, 1055 S Grady Way, Renton, Washington 98055, responded to several earlier questions. He stated that the alley along the north side of the subject site is not a public alley and that portions of it lie on private property to the north. The developer would be limited in its ability to use this alley or do improvements to it. Regarding drainage, he stated there are several discharge points to the north that wind up directed at this property on the north property line. This project will have to tight-line those drainage points into the project drainage system. Detention requirements for this site will exceed the City's normal requirements because of the hydraulic permit conditions from Fisheries. Pertaining to the roadway to the east,the connection is needed for any platting on the east side. They could get permits for building houses on existing platted lots,but there could be no further platting on the east side without this connection. Mr. Watts detailed the pros and cons for opening up this neighborhood by development o`f this parcel. Regarding the easement on Mr. Scott's property, it remains in place: The Examiner called for further testimony regarding this project. There was no one else wishing to speak, and no further comments from staff. The hearing closed at 12:15 p.m. PRELIMINARY PLAT FINDINGS,CONCLUSIONS &DECISION Having reviewed the record in this matter,the Examiner now makes and enters the following: Labrador Preliminary Plat Appeal and Preliminary Plat Hearings • File Nos.: LUA99-009,AAD LUA98-141,PP,V,R March 4, 1999 Page 14 FINDINGS: 1. The applicant,Tom Touma, for Labrador Venture L.L.C.,filed a request for approval of reclassification of property from R-1 (Single family/one unit per acre)to R-5 (Single Family/five units per acre), a 62- lot single family subdivision,together with variances to permit tree cutting and land clearing to allow two roadways to be constructed. 2. The yellow file containing the staff report,the State Environmental Policy Act(SEPA) documentation and other pertinent materials was entered into the record as Exhibit#1. 3. The'Environmental Review Committee(ERC),the City's responsible official, issued a Declaration of Non-Significance-Mitigated(DNS-M)for the subject proposal. 4. The subject proposal was reviewed by all departments with an interest in the matter. 5. The subject site is located at the 2700 Block of Lake Washington Boulevard North and Burnett Avenue North. The site is located on the east side of the boulevard just southeast of the Burnett intersection. The site is located immediately adjacent to the Griffin/Friends of Youth home and wraps around it on the north and east. 6. The subject site is a very irregular parcel of approximately 15.55 acres. The parcel is almost dumb-bell shaped, being wider at the ends and bridged by a narrower middle section. The parcel is approximately 1440'feet long(east to west)by approximately 600 feet wide. The parcel is comprised of 16 separate legal lots that would be consolidated and redivided by the new plat. 7. The parcel has very complex topography. A ravine with a stream runs from the northeast corner of the parcel generally in a west-southwest direction to the southwest corner of the parcel. The ravine is characterized by slopes that range up to and over 40 percent. The Burnett frontage along the west side of the site also has 40 percent slopes(both of these 40 percent slopes will be discussed as reasons for the variance request later in the report). The rest of the site also has slopes ranging from gentle to 25 percent or more. The more gentle slopes are located in the western and eastern portions of the site. The elevations on the site range from approximately 200 feet near the eastern edge of the site to approximately 60 feet where the site abuts Lake Washington Boulevard. 8. In addition to slope constraints,two wetlands are located on the subject site. There is one in the north central portion of the site near a dam across the ravine. The dam is approximately 12 feet tall. The wetland is approximately 7,093 square feet in size. The second wetland, approximately 20,643 square feet, is located at the southwestern corner of the site. Both wetlands are Category 2 and will not be disturbed. They are to be preserved and wetland buffers will be established around them. 9. The subject site was annexed to the City with the adoption of Ordinance 1821 enacted in March 1960. 10. The City-wide zoning that was approved in June 1993 reclassified the western portion of the site, approximately 11.12 acres,to R-8, and the eastern portion of the site, approximately 4.43 acres,to R-1. It is the eastern portion that the applicant proposes the City rezone to R-5. 11. The Comprehensive Plan for this area of the City was adopted in February 1995. The map element of the Comprehensive Plan designates the area in which the subject site is located as suitable for the development of single family use but does not mandate such development without consideration of Labrador Preliminary Plat Appeal and Preliminary Plat Hearings File Nos.: LUA99-009,AAD LUA98-141,PP,V,R March 4, 1999 Page 15 other policies of the Plan. The plan suggests that the eastern acreage is suitable for Residential Rural and the western section for eight unit per acre single family residential uses. The "rural" designation may support either the current R-1 or R-5 zoning according to staff. Terrain, access and adjacent uses would be considered when reviewing any proposed changes. 12. Two existing single family homes are located on the subject site. One is located near the northeast corner of the site. The second is located in the south-central portion of the eastern section of the site. Originally both homes were going to remain. Those plans may have been altered. Offsets against fees based on the number of dwelling units would use any net changes to the site. 13. An access roadway runs along the north boundary of the site, providing access to a tier of homes located immediately north of the site. This narrow"alley"runs from Burnett to Park near its intersection with N. 28th. 14. Another access corridor runs along the eastern edge of the subject site. Both private access routes would be retained. 15. In addition to the frontages along Lake Washington Boulevard and Burnett,the site has access to an unopened segment of N. 26th Street along its southeast boundary. The intersection of Park Avenue N and N. 28th Street hits the north boundary of the subject site north of the ravine. 16. The applicant proposes reclassifying the eastern 4.43 acres from R-1 to R-5 to allow increased density in the eastern section of the site. Fifteen total dwellings could be constructed on this portion of the site if it were rezoned to R-5. 17. The applicant proposes developing a total of 62 single family lots. As noted, 15 dwellings could be developed if the eastern acreage is rezoned and another 47 dwellings would be developed on the western portion of the site. 18. A roadway entering from Burnett and generally running east and then jogging to the south would cross the site and connect to N. 26th Street. In the middle of the site,this roadway would swing to the south and use a proposed earthen filled bridge to cross the ravine. The road would swing or jog back to the east and then south to N. 26th. N. 26th would be extended from the subject site to its open leg east of the subject site. The ERC required widening of this roadway between Park and Meadow. A looped road system would be created from 26th east to Meadow,north to 28th Street,west to Park and north to 28th Place back to Burnett. Currently,the developed area east and south of the subject site, generally east of Park and south of 28th, only has one method of access. Opening the roadway through the subject site would create a second access and is favored by the Fire Department(see below). 19. Two cul-de-sac roadways would be created off this main east-west roadway. One cul-de-sac would provide access to the southern area of the western lobe of the site. A second cul-de-sac would provide access to the easternmost portion of the eastern lobe of the subject site. The new, open section of N. 26th would provide access to the extreme southern portion of the eastern site. 20. The lot arrangement has been altered since the staff report and main plans were reviewed, altering lot numbers and relative locations. In general there would be two tiers of lots aligned on the north and south of the main roadway through the site. The two cul-de-sac roads and some pipestem roadways would provide access to the lots located off the main roadway. Four lots would be accessed from N. 26th at the south end of the site. Labrador Preliminary Plat Appeal and Preliminary Plat Hearings File Nos.: LUA99-009,AAD LUA98-141,PP,V,R March 4, 1999 Page 16 ' 21. Lots 6-11 are a tier of lots located on the north side of the ravine(lot numbers vary depending on the set of plans)which are close to very steep slopes. One geotech report indicated that they may encroach on 40 percent slopes. The other report is less definitive. The applicant's submission indicates the slopes in this area are approximately 39 percent. 22. The bridge structure is controversial amongst some neighbors for two main reasons. The bridge would create a large,tall barrier and basically divide the ravine in half physically; and it would possibly increase traffic and open the quiet community east and south of the subject site to more through traffic. 23. The,bridge would be constructed on fill between two retaining walls. It would not be a typical open girder support bridge. Basically the entire ravine would be filled in from bottom to top and the stream would flow through an open bottomed culvert approximately 20 feet wide burrowed through the fill. The roadway, and therefore the bridge,would create a tunnel approximately 42 feet long for the creek to flow through. The existing dam was cited as precedent but it does not come to the top of the ravine and natural ravine sidewalls and open space allow wildlife passage around the dam. This type of bridge structure would basically cut the ravine into two halves. The new bridge would require wildlife to pass under the tunnel or cross the top which would be a developed roadway. Suspending the bridge on a girder or truss structure would retain most of the natural side hills on both sides of the ravine. The second alternative has been termed much more costly but figures were not available. I-405 does provide a similar barricade for this creek east of the site. 24. Because any work to bridge the ravine will necessitate work in slopes exceeding 40 percent, a variance is required to disturb vegetation. Either the proposed fill bridge or a girder bridge would require a variance. 25. As noted in the appeal,much of the ERC's emphasis,based on soil types and slope information,was directed at erosion. The slide hazard was not judged extreme as long the as the steeper slopes were not impinged upon by buildings. The applicant will be required to maintain 15 foot setbacks from the steep slopes. Some of the slope information was not clear and some of the slopes near buildings were very close to 40 percent. 26. The City was concerned about the originally proposed western access to Burnett due to sight distance issues complicated by the topography and angle of the intersection. This intersection has been reconfigured and now meets engineering standards. In order to create this intersection and appropriate street improvements including curbs, gutters and sidewalks,the applicant will be working in an area where'slopes exceed 40 percent. Another variance to remove vegetation in this area is also required. 27. City Code requires that any new lots be located within 700 feet of a dual access situation, meaning that there are two roadways that provide access to within 700 feet of the proposed development. This distance requirement is why the bridge,which would create a looped,therefore two access situation, was proposed. Both areas of the site closest to the ravine from both the east and the west are more than 700 feet from two points of access. A bridge connecting the two sides of the ravine would overcome this limitation on access. This provision would not hamper development of pre-existing parcels that may otherwise violate this requirement. 28. The development of the subject site will necessitate grading portions of the site including the intersection with Burnett and the creation of appropriate gradient roads. There will be both excavation Labrador Preliminary Plat Appeal and Preliminary Plat Hearings File Nos.: LUA99-009,AAD LUA98-141,PP,V,R March 4, 1999 Page 17 of approximately 8,000 cubic yards and filling of approximately 5,000 cubic yards. The numbers could vary depending on actual field work. 29. The site is heavily wooded with larger trees,mid-sized trees and heavy understory including on the steeper slopes. A variety of wildlife either inhabits the site or visits the site including bald eagles, woodpeckers and a variety of larger and smaller mammals. Many of these species would probably be displaced by the development of the subject site. 30. In addition to the 62 single family lots,the applicant proposes creating tracts encompassing the open spaces on either side of the proposed bridge as well as including the access right-of-way along the north boundary of the subject site. A native growth protection easement was suggested for the open space and steep slope areas. 31. The,net density for the R-8 portion of the site is approximately 6.3 units per acre which falls within the range of 5 to 8 units per acre. As proposed,the R-5 density would be 4.4 which meets that zone's maximum of 5 units per acre. There is no minimum range in either the R-1 or R-5 zones. If the R-1 zoning were retained, only 4 dwellings would be permitted after the roadway and steeper undevelopable portions of the site are subtracted as provided by code. 32. The lots appear to meet the code standards for the R-8 and the R-5. The portion of the plat proposed for the eastern part of the site would not meet the R-1 zoning if the reclassification were denied. The R-8 zone permits lot areas of 4,500 square feet and greater. The R-5 zone requires lot sizes of 7,200 square feet. 33. There were some ambiguities for some of the pipestem lots which would have to be resolved with designations on the plat map. 34. Development of the proposal will generate approximately 9.55 trips per home or a total of approximately 592 trips per day for the 62 lot plat. Approximately 60 trips would occur in each of the peak hours. The traffic analysis indicated that the intersections most likely to be affected by the development have capacity and will not be adversely affected and staff concurs. 35. Neighbors to the east are concerned that providing the bridge will encourage through vehicular travel in a currently isolated neighborhood. The bridge would also provide residents of the eastern neighborhood a shorter access to Lake Washington Boulevard. 36. The development of the subject site will generate approximately 47 students using historic school district calculations. The school district has indicated it has capacity for these students who will be assigned to schools on a space available basis. 37. The subject site will be served by the City for water and sewer service. 38. Storm water will be contained by vaults located in the eastern and western portions of the site and released to prevent erosion of the ravine. Labrador Preliminary Plat Appeal and Preliminary Plat Hearings File Nos.: LUA99-009,AAD LUA98-141,PP,V,R March 4, 1999 Page 18 CONCLUSIONS: REZONE 1. The proponent of a rezone must demonstrate that the request is in the public interest,that it will not impair the public health, safety and welfare and in addition, complies with at least one of the criteria found in Section 4-8-14,which provides in part that: a. The subject site has not been considered in a previous area-wide rezone or land use analysis; or b. The subject site is potentially designated for the new classification per the Comprehensive Plan; or c. There has been a material and substantial change in the area in which the subject site is located since the last rezoning of the property or area. The requested classification is not justified and should not be approved by the City Council. 2. The site was rezoned during a City-wide effort in 1993. The eastern portion of the subject site was specifically designated for the large lot,R-1 zoning,while the western portion of the site was designated for the more urban sized lots of R-8. Due to the irregular boundaries that separate the R-1 and R-8 portions of the site, it would appear that it was a deliberate reasoned determination. It clearly also respected.property lines. The subject site and its companion Griffin home site were both designated R-1,and this might have been an effort to preserve the larger lots and slopes near the headwaters of the creek. 3. While it is true that the R-5 zoning category did not exist when the site was classified R-land so was not considered,that does not mean that it is appropriate. The current zoning is not only compatible with the Comprehensive Plan but it is compatible with the zoning on the adjacent R-1 Griffin Home parcel. The larger lots will permit the preservation of more of the open space and provide an opportunity for home ownership of larger parcels that enjoy the environmental amenities that this unique site holds. Rezoning the site to R-5 would create approximately 3 or 4 times as many lots and essentially carve up the land near the unique ravine, slopes and forests into small parcels where less of the amenities would remain. 4. It would appear that the Comprehensive Plan would permit an R-5 designation for the land designed rural residential but that does not mandate such development. Again,while there are more rugged portions of the site that might have been as suitable for R-1 as that portion that is currently zoned R-1, that does not mean that this site is unworthy of maintaining its R-1 zoning. 5. There have not been any material changes in the area since the last rezoning effort. There certainly are no changes planned for the area that were not forecasted when the Comprehensive Plan and current zoning were applied to the subject site. The City specifically designated stretches along Lake Washington Boulevard for multiple family uses, urban density single family uses and rural single family uses. There does not appear to be any compelling reason to alter this arrangement. 6. The applicant's arguments regarding the density required under the Growth Management Act is not at all persuasive. The City's current land use policies and zoning has already passed muster. The City Council was very deliberate in adopting its housing elements to make sure that the City, in total, Labrador Preliminary Plat Appeal and Preliminary Plat Hearings File Nos.: LUA99-009,AAD LUA98-141,PP,V,R March 4, 1999 Page 19 accommodated its forecasted housing units and populations. It balanced its various Zoning Districts and their respective densities and arrived at a mix of housing types to meet the required goals. The Council clearly divided the City for a mix of housing types and densities. This resulted in a variety of neighborhoods and uses separated from one another or adjacent to one another in trying to achieve a balance of larger apartments, duplex and triplex buildings and small lot and larger lot single family housing types. Courts have been very clear that during area-wide zoning initiatives a zoning line must finally be drawn somewhere, and as long as it seems fair it is acceptable to draw a line through a neighborhood and divide it into more and less dense districts. This area along Lake Washington Boulevard seems to provide a residential mix of RM-I accommodating apartments,R-8 accommodating smaller lot single family uses and R-1 accommodating larger lot single family uses. 7. There does not seem to be anything inherently wrong with the juxtaposition of the R-1 and the R-8 districts. It appears as if the natural open space and ravine as well as the then existing property lines and owerships provided the basis for the R-1 versus R-8 demarcation. There certainly is no compelling reason to alter the zoning on the subject site. 8. Therefore,the City Council should deny the application to reclassify the subject site from R-1 to R-5. PRELIMINARY PLAT 9. The proposed subdivision appears to serve the public use and interests with the exception of the eastern part,of the site where existing R-1 zoning would not support the density proposed. The underlying, existing lots are entitled to be developed notwithstanding the R-1 and any access issues. In the main, developing the subject site is envisioned by both the zoning and the Comprehensive Plan. The site, while representing a fairly unique island of environmental values in a growing urban setting, is private property and is entitled to be developed. 10. Developing the site with its combined R-8 and R-1 zoning would provide a varied range of single family housing opportunities from smaller lots with less yard maintenance to larger expansive lots for those who seek additional privacy. 11. Developing a site with available urban utilities will also prevent sprawl and is in keeping with the City's own Comprehensive Plan as well as the Growth Management goals of the state and county. 12. It would appear that the subdivision on the west side of the site provides lots that meet both the dimensional requirements of the code as well as the goals to try creating rectangular lots with more or less reasonable building envelopes. That does not mean that given the impact of terrain and lot shape all lots can meet those general standards. The proposed cul-de-sac appears to provide access to areas that could not otherwise be reached by a through road. Similarly, if a bridge is not constructed, a cul- de-sac to reach interior lots near the ravine is a suitable solution to providing access to this large, irregular parcel with terrain constraints. 13. The development of the site, as limited by the geotechnical conditions regarding setback, should also prevent damage to the natural areas of the site as well as to any homes built near the ravine or steeper areas of the site. Due to the nature of the slopes and the local variation in those slopes as well as the difference in the early geotechical report regarding some of the areas that might be subject to 40 percent slopes, a third party consultant selected by the City but funded by the applicant should be used Labrador Preliminary Plat Appeal and Preliminary Plat Hearings File Nos.: LUA99-009,AAD LUA98-141,PP,V,R March 4, 1999 Page 20 to verify slope information. This new information shall govern the setbacks and constraints normally applied to any slopes determined to be constraining. 14. There is no doubt that developing this currently mainly vacant site will alter the terrain and the habitat value of the site and community. It will change the nature of the area vis-a-vis its neighbors who have grown used to this natural island in their midst. Again, such impacts were envisioned when both the Comprehensive Plan and the zoning were applied to this site. Urban noise,traffic and the introduction of lighting were anticipated but will clearly have impacts that change the character of the site and general vicinity. 15. Since there were some ambiguities for some of the pipestem lots,the applicant will have to resolve those. 16. This office will not deal with the eastside portion of the site since it is already platted and may be developed according to the underlying lot delineations. 17. There is still the issue of the need to create a looped or somewhat gridded pattern of streets. While that is an objective, it is not mandated when it is unsuitable to either the terrain or community. Clearly, emergency access is a major concern but it appears that a number of areas of the City are not easily accessible. When it can be reasonably achieved, creating a grid or loop road system is very desirable. It appears that the existing neighborhood to the east and south of the subject site have been well-served even if somewhat isolated. That does not mean that eventually a second access would not have proved crucial in fighting a fire or delivering emergency health services. This office believes that if a bridge is necessary then it should be an open girder bridge that impinges on the ravine as little as possible instead of walling the ravine and creating two somewhat isolated halves. It would minimize the extent of the variance needed but not eliminate it entirely(see below). 18. What is not clear is that the access easement running along the north edge of the site cannot be used for emergency access in an extreme emergency. If the bridge is not appropriate,the applicant should be required to improve that "alley" for emergency access. In addition, if necessary for public health and safety,the City could acquire a public right-of-way over that roadway with the applicant funding the acquisition. 19. In conclusion,the plat for the west side of the site should be approved subject to the ability to create another cul-de-sac instead of a bridge if such crossing does not become feasible. VARIANCES 20. Variances may be granted when the property generally satisfies all the conditions described in part below: a. The applicant suffers undue hardship caused by special circumstances such as: the size, shape, topography,or location where code enforcement would deprive the owner of rights and privileges enjoyed by others similarly situated; b. The granting of the variance would not materially harm either the public welfare or other property in the vicinity; Labrador Preliminary Plat Appeal and Preliminary Plat Hearings File Nos.: LUA99-009,AAD LUA98-141,PP,V,R March 4, 1999 Page 21 c. The approval will not constitute a special privilege inconsistent with the limitations on other property in the vicinity; and d. The variance is the minimum variance necessary to allow reasonable development of the subject site. The applicant's property appears ripe for some level of variance relief due to the topographic constraints found on the subject site. The need for a variance to allow the construction of a safe intersection with Burnett and the main access roadway is clear,but the variance relief sought which would fill in the entire ravine leaving a culvert and large tunnel for the creek is more than the minimum necessary. 20. The site has very steep slopes in a number of areas which would impede reasonable use of the subject site. There are steep slopes exceeding 40 percent along the western edge of the site along its Burnett frontage. The ravine is also flanked by very steep slopes. Any work in either of those areas will require disturbing vegetation whether it is to provide for a safe intersection between the new access road to the plat and Burnett, or to bridge the ravine to allow a through street and looped roadway. In order to provide safe access into the plat and provide appropriate sight distances, a variance is needed to allow the applicant to cut into the slopes along the western edge of the site. There is no other location in which safe access can be reasonably provided. While this office is not absolutely convinced a bridge is needed to link the two halves of the site, it appears that emergency concerns may require a through street. If there is no choice and alternate emergency access is not available from the northern easement,then a bridge will be necessary and what necessarily follows would be disturbance of the natural vegetation along at least some portions of the ravine's steep slopes. 21. It does not appear that granting either variance would materially harm other property in the area. While both variances will lead to the development of the subject site,normal urban development cannot be considered materially harmful to adjacent properties. If the work is done in a safe and reasonable fashion, any disturbed areas should be structurally sound after Completion of the slope work. 22. It does not appear that granting either variance will be a grant of special privilege. Similar variances to work in vegetated areas of steep slopes have been approved where it would allow reasonable development of a subject property. This would not be the first ravine to support a bridge nor the first hillside to be altered to allow for roadway construction. 23. The criterion which does divide the two variances is one requiring that the variance approved be no more than the minimum,meaning that variances are only granted to the extent necessary to allow reasonable development of the subject site. Economic hardship alone does not generally allow a variance. The variance to allow the appropriate improvements along Burnett appears to be the minimum necessary to allow reasonable and safe access to the site for both vehicles and pedestrians. On the other hand, a variance that allows the bridging of the ravine by essentially filling the ravine and dividing it into two halves connected by a twenty foot wide,46 foot long tunnel is unreasonable. That is not the minimum variance necessary to allow a bridge to be built; it is merely the most expedient manner to accomplish that goal. An open trusswork or girder bridge would only need to disturb areas where the support columns were constructed and where the bridge connected to the ground on either side of the ravine. While a dam also is located to block the ravine in some fashion, it is clear from the record that it does not present a formidable obstacle to wildlife passage that filling in the entire ravine would create. Wildlife that did not want to enter a 46 foot tunnel would have to cross a roadway at the very top edges of the ravine. And while I-405 also presents an impediment to passage, further carving Labrador Preliminary Plat Appeal and Preliminary Plat Hearings File Nos.: LUA99-009,AAD L'UA98-141,PP,V,R March 4, 1999 Page 22 and dividing this ecosystem does not seem appropriate. Hopefully,we have learned since the construction of I-405; one does not necessarily have to compound errors. 24. In summary,the subject site is private property and can be developed,but it contains constraints that limit its development potential. Rezoning the east side of the creek from R-1 to R-5 due to the proximity of the ravine and surrounding zoning is not justified by the record. As a matter of fact, if the criteria cited by the applicant were to hold,the City probably should just as well consider down-zoning the:west side of the creek to R-5 or R-1 as consider up-zoning the east side of the property to R-5. The zoning demarcations seem appropriate in light of the area,the goal of providing a variety of zoning districts and preserving to some extent the open feeling of a portion of this unique site. The plat of the west side of the site appears generally appropriate. How the building of a bridge and the potential denial of the rezone affects that plat is hard to judge, but overall the idea of dividing the west side to accommodate dwellings in conformity with both the Comprehensive Plan and underlying zoning seems appropriate. As noted above,the variances in general would allow reasonable development of the site but;the variance to allow disturbing vegetation on the slopes where a bridge may be built should be limited to only that necessary to allow an open,non-earthen filled bridge. RECOMMENDATIONS: The City Council should deny the request to reclassify the eastern 4.43 acres from R-1 to R-5. The City Council should approve the Preliminary Plat for the western 11.21 acres subject to the following conditions: 1. The applicant shall comply with the mitigation measures which were required by the ERC; 2. The applicant shall be required to redesign the plat to meet the lot size and density requirements of the zoning applicable to the plat. If the rezone is denied,the applicant would need to revise the plat to meet the R-1 zone. If the rezone is approved,the applicant would need to modify the plat to meet the development standards of the R-5 zone. 3. The applicant shall demonstrate that there is adequate building area for proposed Lots 6 through 9(see attached maps) in consideration of the required 15 foot setback form the top of slope, and minimum required 560-foot wide wetland buffer requirement. Alternatively,that applicant could revise the plat to meet the requirements. 4. The applicant shall record a restrictive covenant on the face of the plat precluding the construction of buildings with foundations within the 15 foot setback line as measured from the top or the slope, and which also precludes the construction of any non-exempt structures within required wetland buffers. A draft of the restrictive covenant language must be approved by the Development Services Division Director'and the City Attorney. 5. The applicant shall establish a homeowner's association or maintenance agreement for the maintenance and repair of any common plat property or improvements. This includes the stormwater detention facilities and any tracts of land created for purposes other than for sale as single family residential lots. 6. The applicant shall establish a native growth protection easement for Tract A and Tract B as shown per the,January 26, 1999 preliminary plat map submitted to the City. The easement shall be shown on the plat map and recorded on the face of the plat. Labrador Preliminary Plat Appeal and Preliminary Plat Hearings File Nos.: LUA99-009,AAD LUA98-141,PP,V,R March 4, 1999 Page 23 7. An independent third party geotechnical consultant selected by the City but funded by the applicant shall be used to verify slope information. This new information shall govern the setbacks and constraints found in the previous conditions. 8. The applicant shall clarify access issues related to any pipestem driveways or other easement roadways or driveways. 9. The applicant shall pay for the acquisition and necessary improvements to the "alley" running along the north side of the subject property if determined that it is the only feasible method to provide access for extreme emergency conditions in the event a bridge is not constructed. 10. The eastern lots of the western half of the subject site and access to those lots may be appropriately altered if a bridge is not constructed. Such alteration may include an additional cul-de-sac turnaround as well as a connection to the alley noted in Condition 9 above. DECISION: The Variances are approved subject to the following conditions: 1. The bridge shall be an open girder or truss bridge and shall not be an earth filled structure. 2. All slopes disturbed and not used for infrastructure improvements shall be restored as soon as practical using native plant materials. The applicant shall remain responsible for maintaining all disturbed and restored areas for five years after the plat is completed to assure that the site has stabilized after disturbance. ORDERED THIS 4th day of March, 1999. FRED J. KA N HEARING EXAMINER TRANSMITTED THIS 4th March, 1999 to the following: Mayor Jesse Tanner Gregg Zimmerman,PlanBldg/PW Administrator Members, Renton Planning Commission Jim Hanson,Development Services Director Chuck Duffy,Fire Marshal Mike Kattermann, Technical Services Director Lawrence J. Warren, City Attorney Larry Meckling,Building Official Transportation Systems Division Jay Covington, Chief Administrative Officer Utilities System Division Councilperson Kathy Keolker-Wheeler Sue Carlson,Econ. Dev. Administrator South County Journal Labrador Preliminary Plat Appeal and Preliminary Plat Hearings File Nos.: LUA99-009,AAD LUA98-141,PP,V,R March 4, 1999 Page 24 Because the Parties of Record list includes approximately 150 names, it was not included in this report but is available for review in the Examiner's office. Pursuant to Title IV, Chapter 8, Section 15 of the City's Code, request for reconsideration must be filed in writing on or before 5:00 p.m.,March 18, 1999. Any aggrieved person feeling that the decision of the Examiner is ambiguous or based on erroneous procedure, errors of law or fact, error in judgment, or the discovery of new evidence which could not be reasonably available at the prior hearing may make a written request for a review by the Examiner within fourteen (14)days from the date of the Examiner's decision. This request shall set forth the specific ambiguities or errors discovered by such appellant, and the Examiner may, after review of the record,take further action as he deems proper. An appeal to the City Council is governed by Title IV, Chapter 8, Section 16,which requires that such appeal be filed with the City Clerk, accompanying a filing fee of$75.00 and meeting other specified requirements. Copies of this ordinance are available for inspection or purchase in the Finance Department, first floor of City Hall. If the Examiner's Recommendation or Decision contains the requirement for Restrictive Covenants,the executed Covenants will be required prior to approval by City Council or final processing of the file. You may contact this office for information on formatting covenants. The Appearance of Fairness Doctrine provides that no ex parte(private one-on-one)communications may occur concerning pending land use decisions. This means that parties to a land use decision may not communicate in private with any decision-maker concerning the proposal. Decision-makers in the land use process include both the Hearing Examiner and members of the City Council. All communications concerning the proposal must be made in public. This public communication permits all interested parties to know the contents of the communication and would allow them to openly rebut the evidence. Any violation of this doctrine would result in the invalidation of the request by the Court. The Doctrine applies not only to the initial public hearing but to all Requests for Reconsideration as well as Appeals to the City Council. • • w Charles and Gayle Shure Mr. & Mrs.James Brundage Michelle Wright 1201 North 28th Place 1440 North 28th Street 1321 North 28th Street Renton, WA 98056 Renton, WA 98056 Renton, WA 98056 Susan and Rich Hopkins David and Sandi Sagar Odell and Shirley Milliren 2511 Park Place.North 1025 North 28th Place 1020 North 28th Place Renton;WA 98056 Renton, WA 98056 Renton,-WA 98056 Brian and Anja Shiver Tina and Jerry Cullers Mr. and Mrs. James Scott 2803 Burnett Avenue North 2506 Meadow Avenuke North 1405 North 28th Renton, WA 98056 Renton, WA 98056 Renton, WA 98056 Kim and Theo Browne Marlene Mandt . Song Qiao 1003 North 28th Place . 1408 North 26th St. 1412 North 26th Street Renton, WA 98056 Renton, WA 98056 Renton, WA 98056 Dean and Kim Schellert Don and Patricia Rosburg M.L. and Zoe Gibson 1013 North 28th Place 1402 North.26th Street 1215 North 28th Place Renton, WA 98056 Renton, WA 98056 Renton, WA 98056 Barbara Smith Robert and Esther Miller LaVeme and Mary Jo Graves 1308 North 26th Street 1121 North 28th Place 905 North 28th Place Renton, WA 98056 Renton, WA 98056 Renton, WA 98056 Steve and Julie Wasson Manfred and Anne Hansen Rich Wagner 2515 Park Place North 1221 North 26th Street Baylis Brand Wagner Architects Renton,WA 98056 Renton, WA 98056 10801 Main Street Bellevue, WA 98004 Dean and Cynthia Schumacher Cindy and Eric Korn Nancy Stark 1116 North 28th Place 1211 North 28th Place Mark Mykel Renton, WA 98056 Renton, WA 98056 1409 North 26th Street Renton, WA 98056 Bill and Madeline Arrigoni G.R. Gardener Gary and Deborah Parker 907 North 34th Street 2100 Lake Washington Blvd N,#84 1301 North 26th Street Renton, WA 98056 • Renton, WA 98056 Renton, WA 98056 ---:,JOHN SADLER DAN BREWIS TIMOTHY MILLER TERRA ASSOC. 528 19TH PLACE 1607 E MAIN 12525 WILLOWS ROAD KIRKLAND, WA 98033 AUBURN, WA _ 98002 KIRKLAND, WA 98034 b-916109/, . 71/0 • • -,?•10 /.9- ,;•-• • — /s;) •_• f47 AH41 . -771/7/ - • -2/-27e) 7,(2c.r-,,i,?;- . .•-• • cy c•r%)isi-- -•-••• thi-5...1°Y ifiV* 76'" - ,1-7.c-/------,()/—Zr.—gZ • ram.. / 0 -j-. J./ • .r_33°P?770- Ab4 ; Ord‘''PA . i - \ (v, y:c_," /-'7azs- . "-7eF a ':-D--I :-DS--(,: /-/ PIA:S/61.9 ')--.? 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Two tracts (A and B) containing steep slopes and wetlands would also be created but would not be developed. Two existing homes would remain. Proposed parcels range in size from 4,500 sq.ft.to 18,327 sq.ft. The site is zoned R-8 and R-1. A rezone from R-1 to R-5 is requested for 4.43 acres on the east portion of the property. Access would be from Burnett Avenue North and from North 26th Street. A ravine with a creek divides the site from southwest to northeast. Applicant proposes a 2 bridge crossing over the'ravine in order to construct a public street linking the west and east portions of the site. The bridge crossing requires a variance from the Land Clearing and Tree Cutting Ordinance in order to clear steep slope areas and disturb within 25 feet of the creek. A variance is also requested to clear steep slope areas abutting Burnett Avenue North in order to construct street improvements required per City Code. Excavation(approx.7,953.cubic yards) and filling (approx.4,733 cubic yards) are proposed for construction of the new road, bridge, and building pads. Two existing Category 2 wetlands are located on the property and would not be disturbed by the project. Proposal requires environmental review,preliminary plat approval,variance from Land Clearing and Tree Cutting Ordinance,and approval of a Rezone from R-1 to R-5 for 4.4 acres of the site. PROJECT LOCATION: 2700 Block of Lake Washington Boulevard and Burnett Avenue OPTIONAL DETERMINATION OF NONSIGNIFICANCE-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 43.21C.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: September 08,1998 NOTICE OF COMPLETE APPLICATION: . ""Revised"December 07,1998 Permits/Review Requested: Preliminary Plat Approval,Environmental Review,Variance from Code Section • 4-9-5:D.,Rezone from R-1 to R-5 for 4.43 acres of site. • • Other Permits which may be required: H draulic Permit Approval(HPA)from Washington Department of Fish and • 1\` Idlife;Forest Practices Permit from Department of Natural urces Requested Studies: Impact AnalysiWet �land Eval ' dvel 1 Drainage Analysis, Wildlife Habitat and Eva�[rdt n; eotechnical Report,Slope Analysis • Location where application may be reviewed: Planning/Building/Public Works Division,Development Services Department, 6th Floor,1055 South Grady Way,Renton,WA 98055 PUBLIC HEARING: - A public hearing is tentatively set for Tuesday January 26,1999;at 9:00'a.m., . . . "with the City of Renton Hearing Examiner,City Council Chambers;7th Floor,` Renton City Hall,1055 South Grady Way,Renton,WA - CONSISTENCY OVERVIEW: Land Use/Zoning: Project site is designated Residential-Single Family(RSF)and Residential Rural(RR)on the Comprehensive Plan Land Use Map. The site is zoned Residential-8 Dwelling Units per Acre(R-8)and Residential-1 Dwelling Unit per Acre(R-1). The proposed plat would include 47 lots and an open space tract (Tract A)within that portion of the site(11.12 acres)that is zoned as R-8. The applicant is requesting a rezone of the eastern portion of the site from R-1 to R- GENMALOT.DOC 5. Fifteen(15)lots and an open space tract(Tract B)are proposed for the 4.43 acre portion of the site proposed for rezoning. The proposal appears to comply with applicable development standards of the existing R-8 Zone for the west portion of the site,and for the R-5 Zone which is proposed for the east portion of the site. The plat would not meet with density requirements of the'R-1 Zone,and the rezone to R-5 would need to be granted • to permit development as proposed on the east portion of the site. Density: . Applicant states that the net density',for the 11.21 acre portion of the site zoned -. R-8 would be 6.4 dwelling units per acre(du/ac). Net density in the R-8 Zone may range from 5.0 du/ac minimum to 8.0 du/ac maximum. Applicant states that the net density for the 4.43 acre portion of the site being requested for rezoning to R-5 would be 5.0 dwelling units per acres-Net densities of up to 5.0 du/ac are permitted in the R-5 Zone. (Note: net density calculations are based on the number of dwelling units permitted after public streets and sensitive areas have been deducted from the gross site area.) Environmental Documents that Evaluate the Proposed Project: Not applicable. - Development Regulations Used For Project Mitigation: The proposal is subject to the City's Environmental Review(SEPA),_.._.. Ordinance,Zoning Code,Land Clearing and Tree Cutting Ordinances T._ Subdivision Regulations,Street Standards,Wetlands Ordinance,Public Works Standard's,Uniform Building Code,Uniform Fire Code,and other:-— applicable building and construction standards. — Proposed Mitigation Measures: The 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. Fire Mitigation Fee: equivalent to$488.00 per each new single family residential parcel created. (Credit may be given for the two existing homes which would remain.) , 2. Traffic Mitigation Fee: equivalent to$75.00 per each new average weekday trip attributed to the proposal (Credit may be given for the two existing homes which would remain).. 3. Parks Mitigation Fee: equivalent to$530.76 per each new single family residential parcel created. (Credit may be given for the two existing homes which would remain.) Geotechnical Study Recommendations:-follow recommendations of geotechnical engineer for site development including the construction of site infrastructure(roads&utilities)and building foundations. 5. Stream Crossing: comply with mitigation•meakfres-imposed•by.the-City.'s_Environmental-Review.___ Committee,and follow recommendations of the City's Development Services Division,and the Washington Department of Fish and Wildlife in the design,construction,and maintenance of the proposed bridge-stream crossing. The specific measures are not known at this time. 6. , Traffic Sight Distance: install advance war,Jing signage_and/.or lights along Burnett Avenue North to c-� _. _.alert approaching motorists offhe intersection. 7. Traffic Sight Distance: accomplish grading for proposed Lot No.1 in order to maximize sight distance to the south of the intersection. Comments on the above revised application must be submitted in writing to Ms.Jennifer Toth Henning,Project Manager, Development Services Division,1055 South Grady Way,Renton,WA 98055,by 5:00 PM on December 21,1998. This matter is also scheduled for a public hearing on Tuesday,January 26,1999 at 9:00 AM,Council Chambers,Seventh • Floor,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 Ms.Henning at(425)430-7286. Anyone who submits written comments will automatically become a.party of record and will be notified of any decision on this project. CONTACT PERSON: JENNIFER TOTH HENNING (425)430-7286 PLEASE INCLUDE THE`PR( JECT NUMBEr EN CALLING FOR PROPER FILE IDENTIFI• M EI wed nr nor . . . . • ' . • .„.'.. • ' ' •, .• • • , . • . , 1 • . , .......ovo•,ofo, ' , PORTION OF THE NW 1/4'OF THE NW 1/4 OF SEC 5, TWN 23 N., R 5 E, W.M. . , • L- •. . - . I r 1---f -1---1- -1--T-7--1--r--T-T--1 1 . I I I I I 1- 1 I I I I I I V I I': I I ----:- J1 .., I I . z . : • '..'. i A, 'A. , . A., A‘ ' A. I A, I A, 1 ' I JO I.i0 I, I ,, I, I ' . • .....S•oi,,,,r1,-Aglfd,tag,,..:. 1 I I _ . .• , •• G1UPIIIC SCALE• • . .. N 28Ti-i PL •z .. .....7 •••••• •1- ---h. ,...- *--'1 \ .rt . . MV.:7•1"...1:..,....... IL:77.2'n. ( - ' ‘ i I : , 1,t1 . • . . i ! , • 1 . , 11 , 1 , , •..• i . , : , , 7.-.....-,F:-....: . . . , • : I - , . , • ... 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INIIMV-141=1/11.11 •1•WFX11.=f1 4,,Ir=t ' .. f • . 1 . .7- 8,..,1 : . . . . . • • ' . .., . • . . • _ • K.) 46-6, - •: •.. ,• :C5 (!1 l5 u v bill MAR 16 1999 RENTON TO: Fred J.Kaufman Joni Job II spiii ER Hearing Examiner 112 ' :" City of Renton Renton,WA. 98056 RE:Labrador Preliminary Nat Report,Recommendations and Decisions Dear Mr.Kaufman, March 11, 1999 After reading the decisions,I would like to add a few comments. 1.I am happy to see that you are recommending that,a third party geotechnical consultant should verify slope information,in order for the proposed lots to conform with the 15 foot setback from the top of the slopes.In particular,I believe lots#46&47 should be paid special attention to,as there does not appear to be enough building area on these sites to meet the 15 foot setback. 2. I would like to ensure that the traffic for this development be contained within the development, and not through the alley. I think this would require the bridge variance. The alley is not legal street width and is currently,woefully inadequate to handle the slight local traffic it now has.Again,there seems to be no room for lots#46-47 if a cul-de-sac turnaround were implemented. I do not believe there is room for the alley to be made to a legal street width with the current lots that Labrador has lined along it. The alley is my only access to my two-car garage. I do not want to see the alley become a thoroughfare for traffic,as that would leave my home with a street in front and a street in back. I do not believe that the alley can be made legal street width even for the proposed emergency access. 3.Again,erosion is a big concern. 4.I am very happy to see that you are addressing the Eagles and wildlife. Overall,I commend you for paying attention to the surrounding neighbors. While my comments tend to focus directly around my home,I agree with the other neighbors concerns as well. Sincerely Joni Job PS. Will we be advised when this goes before The City Council? CC: Jennifer Henning-Planning Dept/Kim Browne-Appellant Leigh and Marcie Johanson Donald and Neva Dallas J. Stachowiak 1006 North 30th Street 916 North 30th Street 902 North 30th Street Renton,WA 98056 Renton, WA 98056 Renton, WA 98056 Ernie Guntle Denise Jorgensen Charmaine Spomer 814 North 30th Street 1224 North 28th Place 2814 Park Avenue North Renton, WA 98056 Renton, WA 98056 . . Renton,WA 98056• . BRAD HUGHES Kevin M. Seripser Violet Hanahan LABRADOR VENTURES 2815 Park Avenue North 2808 Park Avenue North PO Box 3344 Renton,WA 98056 Renton, WA 98056 KRIKLAND, WA 98083 Patricia Banasky Kay McCord Gary and Paula DuBois 1401 North 26th Street 2802 Park Avenue North 2415 Park Place North Renton, WA 98056 Renton, WA 98056 Renton, WA 98056 Alice Shay Kathleen Gianini Jean Olds 1411 North 26th Street 1311 North 26th Street 1314 North 26th Street Renton, WA 98056 Renton, WA 98056 Renton, WA 98056 Chuck Logan Patrick McDonald Sharon Mullinaux 2611 Meadow Avenue North 1405 North 24th Street 1415 North 24th Street Renton, WA 98056 Renton, WA 98056 Renton, WA 980565 Andie Jorgenson Walter and Maxine Grieser Richard and Catherine Galviln 2411 Garden Court North 2423 Garden Court North 2407 Garden Court North Renton, WA 98056 Renton, WA 98056 Renton, WA 98056 JOHN PETERSON . 21033 1 20TH AVENUE SE Roger and Carla Fleming Roger and Shelly O'Brien KENT, WA 98031 1404 North 24th Street 2407 Meadow Avenue North Renton, WA 98056 Renton, WA 98056 Richard and Sandy Basquette uette Michael Stork Dean Hobart 1512 North 24th Street 2219 Meadow Avenue North 123- 141st Place NE Renton, WA 98056 , Renton, WA 98056 Bellevue, WA 98007 J.H. McTigue Resident Michael Moore 2701 Meadow Place North 1314 North 26th St 1220 North 28th Place Renton, WA 98056 Renton, WA 98056 Renton, WA 98056 • Loretta Moore Bruce and Marina Koch Renee Perrault 1204 North 28th Place 2900 Park Avenue North 2520 Park Place North. Renton,WA 98056 Renton, WA 98056 Renton, WA 98056 • Gary Arnold Steven and Joan Geffre Loretta Lyonais 2520 Park Place North 2625 Meadow Place North 2820 Park Avenue North Renton, WA 98056 Renton, WA 98056 Renton, WA 98056 • Nancy Holma Paul Undino Clark and Mary Boyce Betty Holma Judy Johnston 1108 North 29th Street 1409 North 24th Street 1325 North 24th Street Renton,WA 98056 Renton, WA 98056 Renton, WA 98056 Thelma Sutherland Win Clow Thomas Dunham 1205 North 29th Street 2616 Meadow Avenue North 1014 North 29th Street Renton, WA 98056 Renton, Wal 98056 Renton, WA 98056 Lew Jones Gary and Marcie Palmer Scott and Savitha Finch 1401 North 24th Street 2507 Park Place North 929 North 28th Place Renton, WA 98056 Renton, WA 98056 Renton, WA 98056 Natasha Nimmo Dora Dones Lorri Murashige 911 North 28th Place PO Box 625 2002 Aberdeen Place NE Renton, WA 98056 Renton, WA 98057 Renton, WA 98056 Helen Ivanich Christine Reid Ray Neria 2907 Park Avenue North ; 1409 North 28th Street 1024 North 30th Street Renton, WA 98056 Renton, WA 98056 Renton, WA 98056 Carol Johnson Resident Frank and Madlyne Delgado 1309 North 28th Street 1307 North 28th Street 1303 North 28th Street Renton, WA 98056 Renton, WA 98056 Renton, WA 98056 TOM TOUMA RICK ANDERSON TOM STRONG 6632 S 191ST PLACE E-102 935 DALEY TERRA Assoc. • KENT, WA 98032 EDMONDS, WA 98020 12525 WILLOWS RD KIRKLAND, WA 98034 • Michael Korfandy Douglas Stark Wm Lynn Weller 1003 North 29th Street 1009 North 28th Place 922 North 28th Place Renton, WA 98056 Renton, WA 98056 Renton, WA 98056 Trudy Neumann Steve and Jennifer Elllis Pat Elliso 922 North 28th Place 910 North 28th Place 1001.North 36th Street Renton, WA 98056 Renton, WA 98056 Renton,WA 98056 James Montgomery Resident Pamela Mancinelli 2807 Burnett Avenue North 2815 Burnett Avenue North 2910 Burnett Avenue North Renton, WA 98056 Renton, WA 98056 Renton, WA 98056 Mary Running Helen Pfeifle Myrtle Larson 819 North 30th Street 812 North 30th Street 718 North 30th Street Renton, WA 98056 Renton, WA 98056 Renton, WA 98056 Penny Hanson Ann Spreud Alison Allen 1206 North 30th Street 1213 North 30th Street 1217 North 30th Street Renton, WA 98056 Renton, WA 98056 Renton, WA 98056 Mike Seaman Resident Betsy Jansen 1203 North 30th Street 1115 North 30th Street 1109 North 30th Street Renton, WA 98056 Renton, WA 98056 Renton, WA 98056 Doy King Donna Evans Robert Tritsvold 1103 North 30th Street 1017 North 30th Street 1007 North 30th Street Renton, WA 98056 Renton, WA 98056 Renton, WA 98056 Chauncey and Gwenyth Betts Martin Hadfield Robyn Goodwin 1014 North 30th Street 1116 North 30th Street 1102 North 30th Street Renton, WA 98056 Renton, WA 98056 Renton, WA 98056 Aldene Warman Jim Lilly Eric Folks 1104 North 30th Street 1212 North 30th Street 1118 North 30th Street Renton, WA 98056 Renton, WA 98056 Renton, WA 98056 T William Lengyec Warren and Paula Madat William Jensen 1436 North 28th Street 1428 North 28th Street 1432 North 28th Street Renton, WA 98056 Renton,WA 98056 Renton, WA 98056 Tanya and Larry Posey Nicolle Wiliner P. Scott 1416 North 28th Street 1412 North 28th Street 1402 North 28th Street Renton,WA 98056 Renton,WA 98056 Renton, WA 98056 • Jeanne K. Hughes Wayne Gills Petrude W. Olds, Jr. 1421 North 28th Street 1444 North 28th Street 1314 North 26th Street Renton, WA 98056 Renton,.WA 98056 Renton, WA 98056 Helen Woods Mr. and Mrs. Tino Contreur Deborah Colombi 1109 North 28th Place 1105 North 28th Place 1209 North 29th Street Renton, WA 98056 Renton, WA 98056 Renton, WA 98056 Resident Chantelle Wagner Albert Casper 1214 North 29th Street 1201 North 29th Street 1202 North 29th Street Renton, WA 98056 Renton, WA 98056 Renton, WA 98056 Robert Doerschel Laura Clawsen Debra Malachi 1113 North 29th Street 1112 North 29th Street 1021 North 29th Street Renton, WA 98056 Renton, WA 98056 Renton, WA 98056 Thomas Dunham Mary Paulus Patricia Burnett 1014 North 29th Street 1010 North 29th Street 1004 North 29th Street Renton, WA 98056 Renton, WA 98056 Renton, WA 98056 Marty and Maura Capadina Carlie Alari Jack and Peggy Solwoniuk 912 North 29th Street • 2608 Camas Avenue NE 906 North 29th Street Renton, WA 98056 Renton, WA 98056 Renton, WA 98056 James Templeman Joan Jensen Lois Motthe 903 North 29th Street 2621 Meadow Place North 1000 North 29th Street Renton, WA 98056 Renton, WA 98056 Renton, WA 98056 I ' Pam Jackson Joni Job Wynnlee Crisp 2707 Meadow Place North 1127 North 28th Place 2100 NE 31st Street Renton, IWA 98056 Renton, WA 98056 Renton, WA 98056 Peter Hartley Charles Jensen Robert and Marjory Kaufmann 2815 Burnett Avenue North 2621 Meadow Place North 2820 Burnett Avenue North Renton,WA 98056 Renton, WA 98056 Renton, WA 98056 James V. Handmacher Beth Olsen Bonneville,Viert,Morton & McGoldrick 872 SE 25th Court 820"A"Street, Suite 600 Hillsboro, OR 97123 P.O. Box 1533 Tacoma, WA 98401-1533 TWN. AMMO • 23N. RSE, W.M. • �.-M.< , PORTION OF THE NW 1/4 OF THE NW 1/4 OF SEC 5, , _ _ _, -T - ! 1-----i- 1- 1 I -i--T--j--1--i--T 7 I II T T -1 I r T -i I I- T T -I .. I I I I ,. 'I 1 I I I I I I I 1 81OCY(12 I I 1' I I 1 I I I I I 1 ---� 1 I I I 49 1 48 I -47 I 4r6 I 45 1 44 I 4J I 42 I 47 I 4(1 III J9 11I J8 1I J7 11I J6 I J5 -11.34 I J3 1 J2 I 31 1 JO I 29 128 I 27 1 26 1 1 •I 1 1 1 5^ 1 I I I I 1 1 I I C.O.INILLMAN'S LAKC,WASHINGTON[CAROEFJ OF EOEN NO.11 I I I I 1 I I I I aT CA CA _- I .. -I 1 1 I 1 . -1 •J I--L---L -I- I- L_- L--1--J--1--L - '-J--1- L -1 -1 I -I L I j •F GRAPHIC SCALE F `" j I b' --- N 28TH PL •: m - - - — -I T�i i'' Imai1Q 1°� fir 1 - T-. I. I--r-� -�- I--r T- r--I--r-J -T-�- 1=-�-� - --I-- --T-T-�I I, I. 1, 11, I' •I' I I I I I I. I I -I I I • I - I I I I I I I I I I I I TALMO I I N 'Iti.•`I I i II' 'I , 'I : I 4 1"s"T 6 I i I 8' I• I w I II I .r2 'I 13 I ra I (5 I re I .77 I l8 I r9 I zo I z1 I ,2 I 2J 1 2. I z5 1 1 1 II Hog • 4T CoNC TALL I Jao 1co IRLIMNI'S InrL 14ASIONi:(ON rn neN•+I rnr rr rn Lu ' 1 .' ' N00°]eY4 I • I I y$'a rr I I • I I I I uscYE alvn{ Ls A jZ I..-- 6:;;,nr4e ._....!i it...... -- I N 9y 1V �S;" I I L! f29160�� ., 9.4 _ I• �� 28_TH ST — g , j IJ i I 1.'" . -- =1,,. . I -_ ---� -' --——-__ '-'�iR _'YD'= = TRA J=E-. `...: n E — W 4 4 R m 1 I\ \\r ss • si so sssss+ sty"-S.2- ai I I ,><" l_LLIt.'l! /1111F,E`_ I 2� &, 1 \ • rq],..,. P �... ..- �' I 1 r 561 n .. rL 4n I n v I (' ss r (�� $� . 34,4 „4 \\ 1, \♦' J '• L J L J L J L:�°'J tJ Ji.� IXI � V. I I i . 1 Wy Y ` ... � 1 1 / \ IQ TRA T "B" I - w\ nIII IN I I I O $ J II ♦, ,l.aatrr I O R :: • 41 `\,I`,�5 J �` I -- ..,4 rev MOW '/V \ Iye,. • 21r/ • 1 �� • �.pL py ♦ ♦ \` �39r,Ll • (-9-3—..+��`�4..� 11. \ " p I. 22 \♦` \ q II,4O... ,.J9.. Je PI \ \ `1 Le.,,� 2 1i. .. TRACT ttA,t �_>ta,. ::.�— ••\ • it, V ; \ ` \ ` ^` \14.�/ ' J „yA�24 25� 26 ( 28 v► \\ 4 :n'• �e �— --JL-- '�', '°_l. 11 - n,.� J7 n e�`C it e ��. a /, d N69W'I6W J707Y s.-.-. _ L \ \ - a °r. r, \ \ .,_—, 'fir=-i'T J6• ^ C \ 30 I I J 14. / / \\\ \\�\. \• 'I,e,f, ,�, • �y.� // \\\\\ .. — 'R I ,L.AE I _.r ,.],r.r o,di. ; CI_ul CI \\ \ \` I`'9y\ / \ // co ELDO,PG�/� 1�' S\ iR"1 31 .L j'- en 1: sesw't6•E -re oo/ DEVELOPER/OWNERS �� \ \ �1 /�."e e'�"m.,s' \/ \ i ,I f 32 ,'n Y n n• pAeaAooa VENTURES,ue rt.- 3 \ '� \. \u % •0� \ / \ v ':�..Z�. 33 r - aRwc%era-seeoote-o400 z \ '9��\\ t� // \ / //\ A,,yy .) ,...1 I I PAX r-a3-eos-aen 2 C) ^i \\' \ / \\ // / \\ ��_�\\ �`�...• J • LAND SURVEYOR z-- 2 r \ N / x / ♦ \ \ \\ YovarA R.ra1u.PLsLSTS O v \ • '9 / • \ \ \ �� \\ OMN s A RIC80 Pi.Aec surer trot J I •\ �I- � j \\// / \ r�g m r� rA pia Misr-oee3 t.. \_\•✓� �`` \ \\ .I 9 y ‘�� .ts-tsroats m • E . \• �� O\ \ nrea�.acn>•�crw��.Cr�i.1./_i 6'/�.yy� �_... \ 41MiFI•1l�i}IIJ1�E-FY�iF3rL•.LIA "•///•�� ti-'r- . /j \ Sti M-t1I, E.tALI�iESIJOitifYFlr \ �aiNTl�IJl'J �iilYttlll • V' ViiiFl-•li1lfliitllliirku•Ir / /r PLAT DATA i,•saM•MIC41r• MUIETr.M \ /\ �iit)lFOi�tl1il•IlJiitk tY ,.m _ �iMMLOkmi! \ ` '�fl,� `y��jSiF.•Y i_lCi !f.('�i7�dL'?CrJ• ZDL' • TOTAL AREA Is.ss ACRES Y v'o��A(ir • \\ �\\ a (I `��Irttli`plMi Itf1;E n aE •�ran1=�TL`nlyi IT-8 ZONE AREA 11.21 ACRES IOLOMMIONo.or LOTS---u Lors SS�CF)L•Fkf'Y4�ll5 • S•Ul•iFl:_l�lFi�l�itulii:krlfll i4I�fFI•:•li!}I•.'9i�=ifl1 FYIY ; AREA--- 136 AC S,J•sr[•FI kFY4i11:•I� \ ♦ 114:t4LiiFlr:•liiFl:]iir.Alii:k1X00 i}F�EFI'1ir1,![�� tLfL'Il1 O><SLOPCs -t.tt AC �iT>.r.}ssrxslrsisTnt• ••¢l•-L.I 16.11M FE.tliillLlii4kLf?Y i±l'!•EFL7'i!"+,��r)llii lrYnFYy / AZAao AREA- o AC �1l•1•r5OFFF/1.11.r1� • \ �Q,I�t,Fl�]�iFl•?J�irlNiJ`2ALII i}l��}SJi E=1'trilriri TOTAL 5, J.]e AC PI Z �R!•t.'I•TGfK}Y.iFlsl� \ t = E•:MIi[F= LI f Y'y tfll•iI•I:)=!l�IF=��1fY / DENSITY 4)/).]4 6.4 UNITS/ACRE �,�n Nr-co,, —�♦•r-�RaR'1ft iFTII� —„��t1 .,yt�F�� t., s,I•.1ianRI �d.li SinhI. i'LI)aWU7 L13liMlA!lii.,. R-3 no AREA AN ACRES • �(E�-??R'YFY]irl[3i� \ �Ifl•)•ifl::I�irlFrliifYtY•J1 S���tE•�]i�IZtIitZYi 6fF�M-'TT}ST11I T•ZrlM S•f}iitl.]i�'DIMII IJi�IGIMA1 i9O. F:Iit,I'MSa flZ]iilk2FSY ' o.OE Lors___Is Hors SI On n /�fI1•M-MF,YLI IMMEM:1M- --- -_- - - --_---\- --__ --witi IMISEI 1lIPIAMOI il'FFYL1_ _i l �11,11 iFII]iiCLi�Y2Y R/Il'-AREA__0.72_C _ • _ 1Vi E411JC:Y11M111 \ Stt ME.IfI.-Vii.FI144= 4liSMfFlI1 _�-tF,MILLOOI lli.Il•Z10�-SOFL•Y __-_- ,'_—_-_-_-WIZARDor \ 111 FL.MM~_1 1 1 41 ii�F FI MM F i 4 �Y•_'•L - I T ZAI SLOPES �0.IJr ACCO cam.9r "N• tfill•!B•:•1��BJiiIZ•JiiZL'•Y:ll �'Q> Q=l•litr•F[lilA)Jii}krk4Y ' MOM.M0 ttZ)•iF.V. iLF3lit1]IfYIAI �Q'MZO,LFIitlLtliilk2lZY TRACT A•.I.)]AORES @ ♦ S±:•7•iFI:IiiFFFy�i•.U1iifFT•kFY i3I•>•EIIi]it.r•ID�EIl•Jiii.L••Y•_•]1 I TRACT'6'-1,05 ACRES WNW Re ZONE P 0. ACRES MIMM RS ZONE OM AO MIMI TRACI'C'--0.3 0.37 ACRES • A TRACT"D. 0.17 •ACRES a TRACI Y'm 0.00 ACRES - J R' 8 koRa R . 4 • III.. . • • .v+ i : .v u U , I rji � I ,/ l• • •• , , ` I I l, ` l as/ \ . \ ,) 1 ' • , - _ A. �' '--' . ' . - - - ' - — \� I �� .� ,y-' • All 1 I — .?7-z Gard-n.- -= ZI_1: g • N A ~�' - -Ilia I—. •• • -• Meadow r" Av 00 e.'N;�;\--R=.� ct- S l' • 4 1 I R e N• LP - I .— tones Ave. NE s Ave. N Ione _ Js _ I _ + r - _ t__ i _iI _-- �~ ./::- ����''''''''���� ' gg Kennewick -Ade;N X zl •`- LTIL •� ` ; 1� \'''.. ---: N ,-- re' ' ... - VI a 251 MEM., ST . • _ .. t.:TRH — —T7-.—ram— ay ••' . a.:� w I:`u a I i"I■ I a ai ac's) x D e`)ss1y{+`t�is,jz 3 I rtt°��n-:a j 7.il° �I u e . v •I 1 I I•. Ilr i . .�. �•.�•�=._I 1 1 . . i'sd - .1I- ry I 3N. 29TH ST.a :Fs,7-1-4,-177-p-riiTT. N. Q 29TH. ST. » �- 140 I 41 42 F� �� :Ylti I N 7__II • jLI 1 � I�I� a �' i q 16 17 u 0 Ty' .I� YErn 3 1y^.vl' °�_i u ro e. �Z1 I �la: i 'e:-i�.,i'4 - - ..: , It, :J �` Otitis � ,� 1 ; ,-p~, "'��++'y, ' _ 1� � I `c3�e5'ra) ac:.sTapas� �a aa;ae s) n' ssl3a )) I ao;a �.n ts_a 9"'-=�" _.m /�- U �4 �`. , � '�;11:Cel __ 1 �t.T�;�'�-►iF�`"'�1°.,. Ir•a+ id' I. I_I,�'.. � inn`+'I. _F:13__r _m__L:r_�,.� IIT N. 28TH PL. e iI ,� I ;rbII 'It—a- . a J R4 J I „ 1�1L�1I�� ,LJ,.7��� . I. •���o�y1,�(� yLyllJim(,rxU� . .I. I� Ir iLJ: 3i l Ili '� ' I I' il`1� `; \ a)!2 N �BYR �T• R ___� "—N. 8TH —.�=••ST••— LEGEND 1 6. \ ill° -'• ,, n..t .... a23 cu. , . n Ira `.. I I i I 1 i^le 1T1 \ °mG ® JAMES E.d MRS' ' ��" r • \ =ELANDF. J MARENAROS q�� OM %1 r• -� ',\\PETEASON (ELAND F: FUG ' z.. .. ), , PETERSON drrJr d Y nu roe iArw, rL4. • .D� ' I s) t' r 2.1 x w E.D:5-RIDE- r°.4f. 1©3. m_ p� �\ `��,' •\\ L414. IT'7 u. .L.r zcc W¢ S In•l; P� - • ADINA RIVOLI ` L'•~ c I' • �1` Lace G7t LDt I /J r . \` v' FONTANA ` ELANO F.P.ETERSON it7 6' f cpt J., 'cc,• �,QJ ' _., ♦ 17 _ :"°:.,.•• �� .�' 2.,00 AC. . ., rc.J zed / C/IO' y� !�1'�'��'(I. P 3I g 30 . r .nc lu 'r l 1/L I•�\ •ira Apt • _ LLM Y_ S�C" ' �I�4 . ill ..O %\• J° i- sla.,\' oA �` • ° i�� i i =2 =I le+' IS' ii t` / N�. cry r.♦ egne • x - '3 �• !r.,r f ri a", it I Y r. ISI G x ' I` i 14� " `'` i ;-7-_:, - ,° ^.;- • 29 q b%z N. - 2-TH . ST. : cSc • `a�� t2- 28 -` ev ••- In Jo, —24 EM--II cc--Z n•• 1 IF, ' . z5 a N AO o 'I�. t ' I •ss, q l' ,y'Fa '�'S°:. 27 .o'u'r121 r.�rl Y In 00 = . ` •- a.r yr:Art': -i... ,m _ICI ti. 'env „ I �• ;.'Z{. PORTION OF THE NW 1/4 OF THE NW 1/4 OF SEC 5, TWN 23 N., R 5 E, W.M. I T _. _ 1_ T -r__i__1__1- T -I L T -T 1 I T T -I I I- T I 1 T T I , I I 1 1 I I I 1 1 I I I BLock 72 I I I I I I I I I I I I 1 • I I I I I 49 I 47 I 4r6 I 45 I 44 I 4J I 42 I 41 I 40 I 39 I 38 I 37 I 36 I1 35 134 I 33 I J1 I 31 130 I 29 128 I 27 126 1 I 1 1 1 1 Sn 14u I I I I I I ,I,• INGTON IGAROEN OF EOk"NO.II I I I I I I I I ZE a R TO CO. HILLMa 5 LAKkWASH GRAPHIC SCALE d� ° I 1,41 l ._ • �q 4`—I. J I L 1 J I L L N 28TH1 PLL 1 I L I 1 J L L 1 J j F r 1 r -�/`f' ;, I I. Q as 1 -TQ--1I Ir1f—_T-_T- 1- I- T T -T 71 -r-T-7--1- 17 T T -1 71..�7I 7T7-T--I--1--7r-7--11 IIe;_ r 1 11-1 1, 11 1 1 1 I +�I 1 I I I 1 I I I I 1 1 1 I 1 I I I 1 1 I, I I II` �\I i 1 I2 1 LONG TALL I•ae 6 I ] 8 I 9 T ISO I II I I1 IeJ K II I 15 1 16 I 17 1 19 1 19 20 I 21 11322'PR I 23 PR 1 20 I 25 1 I L• HILT MAIf'S(AKE 44ASH/Nf TON GAPLIEN OP FCrEN NJ I IW II° . 4°,tz 1 NCI •µ °�eT. I I I >yoos�.z 1 I 1 1a9a661� 1 989:�E EA3EM 1 i I I�•a� 2aTH S� I �1I� L IZ le 1 r.-' .W.`8 -Il N=V.4" I • L _ — I� Ulvl g r. iry.� rc rcrs� --� 1F3. We;., ��- I- CC if m I ,;1 ;` —7 -.I -I: • -1 ��� I I ,..`« ELC1�'1'! /111F,F_ I 1:. i $5 1 �, \ V.. sf, . As.1.'` 59 wo .5� L� 52 51 •r I 1 I I - I TL Lc 1L IL 57 I IIL 58 . 2et ,o° 1 , \ J4'_ , _1 L-_L-1 x,J�. °O J; •• _ 6I I I I �'-// W.r \ :� � I . ./ \ 'cc) \ ��—r��'���' — — 11 L 5 I 1 1 I / \ j itl 2� ■� --- TR T B ���.7;— A �>1[ 1 I S a= �L:,i , � w 1 ,�.' I «'' �� a 0 'R yy V ' 1 III \\'� `a'•f I 1,4 f 15• 1—1 6 I ��,\ • --I ..yy ,r4sr laor �Yu, �'I - -- - Do i I• U O. ^ \\ \J' e. II L 9r3-7/ Tea r �\ •. '21 7 I .s:' 22 \ \ ; 1I 4o J9.r 36 v \\ \, a \I 1,a„JL 12rJ�k� `. TRACT jA" ��_,e,_ ,/\ ::�_ii= w�\�1� �'I �•' 1 " N. e,.l ff' \\ \‘l I �, ` � ';��. - • / 1 23 ,' e 24 �5� 28 in � �Y" / /y \ r 4°•r� \+J"-'' � .,n 9� 'L �L• : o.J iGT::::... 37t r//, • n 4/`�Q \ \., " ,/;'.`a1 \N. N69AYf6-W. J70.72, -.-.-,,.x- �. �°�� i--'.4////lb- - --`C- A \ \ ,,, ./,a :.>�' •> ..dB''. /\ C \ _� 3O ,1 I I I124 I .1- 34 1 Y°\/°'/ 11 4_ Q J \ \ \ ` / / tiR;; 37, ,� 569VJ46 E -16..00 DEVELOPER/OWNERS \\ \ \ / EL D O/N /� F�' \ a�„ g , LABRADOR VENTURES,LLC 1�� \ \ f�.e �°� \/ / \ �\ �/ ��� J f 32 r1�3 n r KiRKiAND..BOX WA OHO. Q�Zi; \ \S Lit '/ ►5 //\\ // /\ �/ jr:;.�ar-f am..f6, .r� 1 PHONE I-.as-eoJ-°.°o �f.' `J Fwx 1-.Is-eoJ-esn O \ �s.c,\�' a / \ / / \ /' � �r��?� J LAND SURVEYOR Z \\ ` \\ \ / \ / / \^ \ \` „\ a N,?N.TalvA PLsI:S J \ / \ / x / \ \ ` + roeuJi s lnf si oxs,LCE.SLOW no: \ .9 ;11 / / \ \ "��•� KEiNNNTEWA9sis-o4es 41 Z • \\'A CjO `,� aR R.a, LN4 �. oD J. 267 , 1 ,ice • hi. \ \ \ 2Ce Oo ,o PLAT DATA UM RG_,' asuN.< \ •J; Za>•: a1W ri Lnec ( TOTAL AREA - 11.21 ACRES J- J 13.33 ACRES \ F° Jr.F °Z Y,3e- 4CjK ,�u5 .e �]ij•:' R-e ZONE AREA ZJ•'_w rr ,yam N0.OF LOTS--- 4J LOTS i��13�r ':i� \ \ LE ]36u r]:j �J ri oo ry J° : >/4 AREA- !S'AC 22g J( ' 9ZY ol` G� ,�� p Ii Ox SLOPES 1.ZZ AC O JeY JS-E z:1: \ \ 2,00 ;3 , J. jl ei;r "f: ?Ai!: HAZARD/ AJARO AREA- O RAC pe .J�1�le5� J. ]_ }aY os TOTAL ZGiZ� \ re 1.. :i :. 1>J�oo GJS ri,.i '.f r• I DENSITY.]/].J/ 6..UNfTS�LRE _� �r Ja r R-S ZIONE AREA 4.45 ACRES NI rri 0 Knor �[}y J) rpH .Z g. , i e�:J. ' O.OF_LOTS_ IS LOTS gnu,.r sia�JJo� -Zr vt; \\ Oh Iii � �• a Z C Se 33 f• PI rJ. Z\ os5216 so !°l, eN 7 r0 00 I bJp' Ju 61 26.43 o0 9e I DESITY /JO 5.0 UNITS%LRE xol TRAC°p� iii „W" ,d0, ,J.Z IZl30 ZJ 1 0.71 ACRES WIHIN RS ZONE . \ TRACT-C'w 0.37 ACRES TRACT V'w 0.17 ACRES IC TRACT-E-w 0.09 ACRES 4 0 3� $94T A Art An A%AAA 195A 1. • I f. i _ 1 90 1 1 I i a d6 6321 i i9,i '!�..� ny 0.e 1 g fl11 , .35 ad1 ,� 1.6.3 • g ill • "•" a Ned 1 i :Bit \--\ . g wa 1 alliw II1l , A �4 6 ra,: \ n a :i:, Al :FA i i x;. l A;t0 / anaY =n I1 I 4 ::d.1 If Zi• I g §_ _A F g @ R STREET PROFILES ,�VTOUMA ENGINEERS tl 4111,�O* S' g i a Lam& LAND SURVEYORS sv9 s'' LABRADOR VENTURES.L.L.C. =aM�sM¢�,R,_�.mi �. i KIRKLAND, WA 98083 �;n MS On)n.WASHINCTON —4 1 RENTdV — _' TWN 23 N., R 5 E, _w M. ��� PORTION OF THE NW 1/4 OF THE NW 1/4 OF SEC 5, I-i — r—, I--1- I I T T —i I T 1 —I——I—r—T— --1--r—T--T--I--I—T—T—� ■ I I I I I I I I I I I I 1 n 1 .o 139 I 38 1 37 I se I 35 13. I 33 1 32 13, 30 29 28 27 26 2 -- J I •� I I 1 I 1 1 I I 1 I I 42 +""' 'S0 i9 4 7 " .6 45 .. 43II I II I 1 LLL i ��� : J —� I I I I I I I I I I I I I I C.D.1MILLMAH'S LAKE WASHWC70N IWRDEI'�Q�fDEN NO.II I I I I I I I I r ���. i 19 I�4--1_J— I_ L L 1 J I L 1 1 J L L 1 J _I _L_1_J___—L—L_1—J �.*, N 28TH PL Q 43 I MI _1�1,i, �—T--T--�--I--r-7--1--I--r—T--T—�--r--r—T—�--I--�--T--T--I--r--r—T , II 1.1 1 I I I I I I I I I I I 1 I I3 I I I I I I I I I I I .. I 7511,'. I C. N,LLMAN'S LAKE IVASNING,ON..AkDEN or E/KN NO I 1 I. IS I6 ,7 ,E ,9 20 2, 22 2! f•.�.}-1 I: I I ! I I s I e I7 I e 19 Ito I I 112 I - --- .. .-- -- - l �� IA II ( I .T ,, V I it I�34E—wl Mo'o°#°.�i. 07,,:r � s I ?LI Iautol I 1 1 , '�`- —TH ST — J. �� i:;ft I_Y-•�"� yr rzri�_ e �i s 1 �q "tl•, IT� I 1t1 Ic ITT F 1 j ,\ `tv _ 1 \ - I ECGvr� A'I I _�' I-. r< rL c,,, „,0 :L 40 n. 57 1 I n sn 1 . W� ti m a\`�V. er •so sa fie\',si se as—_ss st ss s so _ K.1 j / <2 \ 1�'`i— T tom -- �.� R, �� y • I I " t. L re $ a9YY • -: / if ti V i ` , IuI 61180:.9 20 / i �. , \. ''. 1‘ ilkytmiklalillikik. \• V \•4 ,,�``�I�r_ I!�/� ',/�/Mt ��'.� . , _ ILL♦ /L` 1 _„ -'''' j . ,‘ 1 28 \ ,•- tilli .V'. d711 I Mr . i V • \\\\\'\ \11/111;;VOle" #/0./"--". \\•\' \ lik3. '1—71 2 \ ii, , . ...... , , pie , ; ... \\ . \ 4 1 ! 1177/ it 45 Z....1 2 \\ \ /./ ELDU/ICl A6f� S\\\ ,� \\ 3.3 l • CD23 \ \ / � ,� ., II QoY I • \ -� r \ \ J a a n e S •1 i , 1 I • • • • R 5 E, W.M. `��•�.R 4. PORTION OF THE NW 1/4 OF THE NW 1/4 OF SEC 5, TWN 2 N., %""3 TiLJJ I- T- 7II 1 4.9 I 47 1 46 I 45 I 441 4J I 42 I 41 I 40 139 I J8 1 37 1 36 1 35 1 34 135 I 131 130 I 29 128 I 27 1 26 1 I , 11 1 1 I 1 I I 1 1 I I I I� I J L.O. H/LLMAIU'S LAKE WASHWG70N�ARDEtJ OF EDtN NO.11 1 I 1 I I I '� pip _LZ Iq l`4`_L-J - I- L L 1 J I L 1 1 J L L 1 J I L L 1 I L L 1 _1 jF l 14 ,v -' j I6' ____ N 28TH PL Q 43 �` -TQ-I r11--T-7-7- L T 7 -1 -I -f—T--T--I- I- T. 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" �: v' 1 I, - I r •1 ` '/ QQ a \ o\\loirsoria Air /acai:.. aieiier::. ::/ :ne::r::::::/ices♦ : .���,;,•.� '' ? '���/k `. n ' . . , 1 1 /� \ 1g a3 ,..4'..-lit 10V T ,r,wir Ifil k Ili- �� / � •O•♦. •{.f• •.♦♦'y♦ S4•// �/\:,\,,i, �111/i i /• , a� of ♦ ad •' .♦, / � /%/// / . 7 \ gip, s /,7� / '� . ��S •EI:3 1 ♦♦I e,♦j • / /✓f- ., ��/���A.�� O \ \'''' " .lik°1V iglipW :I:` ...le89W :75 J70.72• _ F f i�/10$1 J o \ \ I "••r .� /\ �� 2 acres •S j' �j l/,��$011 � • % rL 4, U WI 03 \\ N�ti n \` .�� \\// ELDO/PG A�f� S\\ ; AP j, r/r/Fr//%OrA J 3 \\\Z C c.c7/ / \\• // / \\ Za3p OZ:res� ,14\ \�\ \ m \ . -9 \` < \ N y O.r ct \\ � \ i 1,,\\ LEGEND L • \\ �� ® LESS THAN 25% AREA = 10.69 ACRES I! \ <L 1 \\ ] 26% TO 39% AREA = 2.70 ACRES I • \ I \ '" GREATER THAN 40% AREA = 2.5 ACRES I \ e u 7or 894r1. i I • •1. S•�'L OF SEC 5, TWN 23 N., R 5 E, W.M.N W 1 4 OF THE N W 1/4— r T ii� - - - TpTnT6T2uuh1 PORTION OF THE �l- 1 1 1 11P7 1zs I 11 1 11 1 2 I I 1I I 49 4746 I 45 I 44 I 43 I 42 I 41 I 4p 11I 39 II 3a 1 37 III 36 II 35 ILL 3d 1 33 1 32 I 31 13p I 19 1 2B 1 I I �p���p'� I 1 , 1 5n 1 4c 1 1 1 I 1 1 I I Op.1NILLMAN'S LAKE WASNINGTON GAROEnI OF EDb NO.1+ 1 1 1 I I I I- I eI�• IZ q �!L -1 ._.1 -j--1--1 - L-J--1--1 __ -1-J--1--1 -1 - j--1--L- L-1-J--� -L-1-J j �,' I lee•. — N 28TH PL Q '' W r T 7 I I T -r__�, I I IIlLL:_...._........._... -1 I I- T 7 I I- 1- 7 -1 I I T 1� , ii � - 1 I 1 r 1 1 1 1 1 1 1 1 1 1 1 1 I1 I I 1_I 1 I 11 1 1 I I I I ++ +2 +3 1 I I 1 II I 22 1 23 I 24 I 25�11 O.L� NILLMAN'S LAKE 44'ASNI.NOTON C.AIDEN OF EDEN 1 , I — rsr7 +a +920 I n III I I~ %�I� 1 II I J 1 3 1 e l a l 6 1 7 1 e 1 9 ,100° I I ey&'1�K,r+ j r5 I I I I 1.,489'.+�„ I I I I zj���i,`�� QBTI�ST - _ -W. r I; I.' 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'' \\ "^ * I 129 r'1 4 � �% I rL J � \ prY• . \ \ i1.. 11 '! 11% • \ilk , , ,\ /\ \z' ,Ar-......... , TREES INVENTORY TABLE H /I� _L ' \\^ \\ , \- VIES TO TR ESNTO IJT 1 - \\ 4 • ' \ 304 JOB _ _ - l p/l1 Q --\ ®60 1,RCENT — L • \ I \ N U>A \ i. I o4oK.N \ \ \ o rt 4M.Ine \ I •.c,u„IOfAT • I \\ 8v i E R A . City of Renton P/B/PW Department Preliminary Report to the Heating Examiner • LABRADOR PRELIMINARY PLAT LUA-98-141, PP, V-H, R, ECF PUBLIC HEARING DATE: February 2, 1999 Page 4 of 21 • Burnett Avenue NE to North 26th Street. This crossing would include an earth bridge constructed over a ravine that contains a creek. The plat mapped has been revised as a result of the applicant's intent to comply with proposed Environmental Review Committee Mitigation Measures as contained within the January 5, 1999 Determination of Non-Significance - Mitigated. The information contained within the project description and the staff analysis of the plat, rezone and variance requests reflects the revisions as submitted to the City On January 26, 1999. Since revisions were not substantial, no additional public notification or nvironmental review was determined to be necessary. Lots 1 -27 an 3-62 would be located within that portion of the site presently zoned R-8. Tract A, a portio of Tract B, and all of Tract C would also be located in the area designated R-8. Propose Lots No. 28 - 42 and a portion of Tract B are located in that portion of the site desig ted R-1 which is proposed for rezoning to R-5. rea within each of the proposed residential parcels is indicated below: �� Parcel Size Notes \t' (`� ,,1 J (Proposed parcels within R-8 Zone) ' `t\V"` Lot No. 1 7,615 s.f. corner lot (NLot No. 2 5,591 s.f. Lot No. 3. 5,595 s.f 111.4 l Lot No. 4 6,220 s.f. cul-de-sac 7�,(/Vl ye, o ti11,141(1 Lot No. 5 4,888 s.f. cu-de-sac Lot No. 6 7,211 s.f. cul-de-sac r Lot No. 7 6,837 s.f. cul-de-sac Or�t Lot No. 8 5,517 s.f. cul-de-sac /� P/3 Lot No. 9 8,393 s.f. cul-de-sac 0l d edStit�1Ci1/1f "' S(D 09 Lot No. 10 1 52 f: cul-de-sac r? i st't,5/60T S.f Z fi 0,gic Lot No. 11 6 4-72-s4. cul-de-sac pi pes f yt. ram/yt‘f 2/i Lot No. 12 6,448 s.f. cul-de-sac Lot No. 13 6,956 s.f Lot No. 14 5,213 s.f. corner lot Lot No. 15 4,861 s.f Lot No. 16 4,576 s.f Lot No. 17 4,650 s.f Lot No. 18 4,650 s.f. Lot No. 19 4,650 s.f. Lot No. 20 4,650 s.f. Lot No. 21 11,429 s.f. Lot No. 22 8,285 s.f. Lot No. 23 11,453 s.f. pipestem lot 6,lea 5-Lot No. 24 7,000 s.f. rtivldt,c. 2// yZ'f95 Lot No. 25 1,165 a.f► " " Lot No. 26 4,501 s.f. Lot No. 27 4,501 s.f. also partially located in R-1 Zone j1 i9Lf2 Lot No. 43 1,012 c.f. t--eisid 7-1 / Lot No. 44 5,033 s.f. Lot No. 45 4,831 s.f. (D'2 Lot No. 46 - 7,063 kf. pipestem lot y g 5 9 Lot No. 47 -4,894-f. it, 55 2Lot No. 48 96 5 -sf. c Lot No. 49 47689-': -- Jr Lot No. 50 -4,600 347 • ,�. -Dt Lot No. 51 +,6e6-s 450 Lot No. 52 47566-s,f Lot No. 53 4r5@9-5:f- HEXRPT.DOC City of Renton P/B/PW Department Preliminary Report to the Hearing Examiner LABRADOR PRELIMINARY PLAT LUA-98-141,PP, V-H, R, ECF PUBLIC HEARING DATE: February 2, 1999 Page 5 of 21 Lot No. 54 4,500 s.f. Lot No. 55 4,500 s.f. Lot No. 56 4,500 s.f. Lot No. 57 41500 s.f. Lot No. 58 4,500 s.f. Lot No. 59 4,500 s.f. Lot No. 60 4,500 s.f. Lot No. 61 4,508 s.f. Lot No. 62 10,744 s.f. corner lot Tract A N/A /•7-3 4t- open space Tract B N/A /•OSs open space (partially located in R-1 Zone) Tract C N/A 0.3 1 for access to homes on N. 28th Place between Burnett & Park D O./9Ltc (1 -cr Parcel Size O 'clot Notes (Proposed parcels within R-1 Zone --Proposed for rezoning to R-5)) Lot No. 28 7,310 s.f. corner lot C f Lot No. 29 19,393 s.f. existing home to remain Lot No. 30 12,158 s.f pipestem lot with access from North 26th Street Lot No. 31 7,203 s.f. access from North 26th Street Lot No. 32 7,204 s.f. access from North 26th Street Lot No. 33 7,500 s.f corner lot Lot No. 34 7,258 s.f. corner lot on cul-de-sac Lot No. 35 7,261 s.f. cul-de-sac Lot No. 36 7,261 s.f. cul-de-sac Lot No. 37 7,793 s.f. cul-de-sac /111. Lot No. 38 11,237 s.f pipe stem lot on cul-de-sac �ri�f7!'t9'�to1' �. Lot No. 39 7,237 s.f. cul-de-sac / PP'1OZ7' Lot No. 40 7,238 s.f. cul-de-sac Lot No. 41 7,223 s.f. Lot No. 42 7,205 .f. Tract B N/A W 91 ac open space (also located in R-8 Zone) 2. ENVIRONMENTAL REVIEW Pursuant to the City of Renton's Environmental rdinance and SEPA (RCW 43.21C, 1971 as amended), on January 5, 1999 the Enviro ental Review Committee (ERC) issued a Determination of Non-Significance - Mitigate (DNS-M). The DNS-M was issued after the consideration of the proposal by the ERC on oth December 22, 1998 and January 5, 1999. The ERC issued DNS-M with several mitigatio measures on January 5, 1999. A 14-day appeal period commenced on January 11, 1999 ,and ended on January 25, 1999. One appeal to the Environmental Determination was filed/requesting that the Hearing Examiner overturn the Determination of Non-Significance-Mitigated and instead issue a Determination of Significance (DS) requiring the preparation of an/Environmental Impact Statement (EIS) for the proposal. The appeal of the environmental EPA) determination will be heard as part of the public hearing to consider the prelimina plat, rezone, and variance requests. 3. COMPLIANCE WITH ERC YMITIGATION MEASURES / The ERC issued a Determination of Non-Significance -I i caMnit licant Mitigatedco pliance(DNS-M)with with each severalofthe /K �� mitigation measures as ' dicated below. The status of app 's m . 4 measures is also Indic ed. 1 'La) The applic t shall follow the recommendations of the Preliminary Geotechnical Report (T--41061 repared by Terra Associates, Inc. dated September 8, 1998 as amended by HEXRPT.DOC • AFFIDAVIT OF PUBLICATION - NOTICE'OF ENVIRONMENTAL' Charlotte Ann Kassens first duly on oath states that he/she is the Legal Clerk of the � DETERMINATION." COMMITTEE 9 -— ENVIRONMENl'AL REVIEW=~� --— •RENTON;.WASHINGTON SOUTH COUNTY JOURNAL The Environmental Review Committee (ERC) has .issued a 'Determination of 600 S. Washington Avenue, Kent, Washington 98032 Non-Significance,Mitigated for the-follow- ing project under the authority of the .Renton Municipal Code., a daily newspaper published seven (7)times a week. Said newspaper is a legal •LABRADOR'PRELIMINARY PLAT'LUA- newspaper of general publication and is now and has been for more than six months •98-14'1:PP,RA/,ECF'- ' 'Environmental prior to the date ofpublication, referred to, printed andpublished in the English language review for,mily:hom'isios .' Ld cn: 270 development , . • P 9• of single family;homes. Location: 2700 continually as a daily newspaper in Kent, King County, Washington. The South County block of-Lk.:Washington.,Blvd.. N. and, Journal has been approved as a legal newspaper by order of the Superior Court of the Burnett Ave.N. Appeals of the environmental determina- State of Washington for King County. Lion must-bp,filed in writing ori.or,before . • The notice in the exact form attached, was published in the South County '5:00 PM'. January 25.; '1999;"Appeals Journal not in supplemental form)which was regularly distributed to the subscribers requit be filed.n wrapplication "f;,with the (andPP 9 Y required $75.Op application.'fee with: during the below stated period. The annexed notice, a Hearing Examiner,:City'of•Renton,'1055. . - SouthGrady 'Way,:Renton, WA'98055. 'Appeals.to'the Examiner,are governed Labrador Preliminary Plat by.. City 'of Renton : Municipal;Code . • „Section 4-8-11 Br`-Additional information '.regarding•the appeal'process ,may. be as published on: 1/11/99 . jobtained•from' the.Renton.City Clerk's Office,(425)-430-6510. The full amount of the fee cha ed for said foregoing publication is the sum of$57•SO 'A Public Hearing will er held re the g g "Renton Hearing.Examiner at his'.regular Legal Number 5632 meeting in the Council Chambers.on the, • 1 seventh floor.of City,Hall'on February 2, ` 1999, at' 9:00.AM` to •consider, :the �" T Preliminary 'Plat, Variance and:Rezone. // (—� If the, Environmental Determination is Legal Clerk South ount Journal appealed, the appeal will be. heard.as 9 Y part of this public hearing. Interested -. , parties are invited to attend.the. public �//1�� hearing • Subscribed and sworn before me on this 1 1 day of 19�// nu ry 11, 19 the South county Journal: ..• rel.. . . - . L January 11, 1999.5632 ®�e®000aaoaoeoePvo 1J IJ ' ` �,•.`;a• ' ,W.(, Notary Public of the State of Washington . `J''.0 residing in Renton ' _ - r.,r,t J _ King County, Washington N `;^1+ 0,• e r14/4;I a.1 tsiatee�*,e�eee • ;; CITY I E' RENTON Planning/Building/Public Works Department J e Tanner,Mayor Gregg Zimmerman P.E.,Administrator February 22, 1999 Mr. Brad Hughes Lab4dor Ventures,LLC PO lox 3344 Kirkland,WA 98083 SUBJECT: LABRADOR PRELIMINARY PLAT-NOTICE OF PROJECT STATUS (FILE NO.LUA-908-141,V PP,R,V-H,ECF) Dear Mr.Hughes: This letter is being written to document that the above-referenced project was placed"On-Hold"-by the Environmental Review Committee on December 22, 1998, pending the receipt of an additional geotrchnical addressing erosion control. The information was received December 30, 1998 at which time the project was returned to"Active"status. Sincerely, n • 1p lib o +i fer el Henning Projct Manager cc: Project File H:\DIVISION.S\DE VELOP.SER\DEV&PLAN.ING\PROJECTS\98-141.JTH\TIMING.DOC 1055 South Grady Way-Renton, Washington 98055 ®This paper contains 50%recycled material,20%post consumer CITY )F RENTON x., - Hearing Examiner Jesse Tanner,Mayor Fred J.Kaufman February 4, 1999 , , TO ALL PARTIES OF RECORD: - Re: Labrador Preliminary Plat ' LUA98-141,PP,R,V and LUA99-009,AAD The hearing for the above-referenced plat has been continued to Tuesday,February 9, 1999. ' Because Oere is a previously scheduled hearing set to begin at 9:00 a.m.,the above referenced • matter will begin,immediately thereafter. Please be prepared to commence the hearing at 9:30 ` a.m. If you have any questions,`,please feel free to`contact this office. - ' Sincerely, -------4, 1 roL. -----; , : , , - , ' Fred J. Kaufman ' 'Hearing Examiner . • • • 1055 South Grady Way - Renton, Washington 98055 (425)430-6515 ®This paper contains 50%recycled material,20%post consumer , 3,,, rg 144/71/2,641ez,(47,-, , . , le 24-4_4-44 ' - V 4Ic a4., /e"� ' (OV^ c A February 1, 1999 The Hearing Examiner Song Qiao Departmeit of Planning/Building/Public Works 1412 N. 26th St City of Renton Renton,WA 98056 L)EVELOPkliiE I PLANI'3;1L Dear Sir or Madam: CITY OF RENTON FEB 0 1999 I would dike to take this opportunity to express my concerns about proposed project of Labrador Preliminary Plat. I have read the materials that distributed through theE(E0 /ED neighborhood. I am objecting to the project with the following reasons: 1. The roject Has No Benefit to the Neighborhood. Ke ydale has been a safe and quiet neighborhood for years. The zoning has protected the neighborhood from being over built. Consider the benefits of existing people who live here and other environment issues, there is no need to get more houses here. 2. The Project is Financially Unfair to the People Who Live Here: The project is proposing to build and widen the street just to satisfy the traffic that this Project will bring in. I assuming the city will be building and expanding the public street including North 26th street where I am living in. Therefore, the residents who live on those areas will be forced to give up their valuible property and see the city uses their own tax money to building the road, just to benefit, one person(or company)'s fmancial goal. This is totally unfair to us. I see'no study has done about any possible fmancial impact that this project can bring to the neighborhood. Since there is only one reason that this project has, that is to make money for the developer, should the city consider the rest of tax payers' welfare before the project gets approved? 3. More Environment Study Should be Conducted: I see no details about the environment impact study about this project such as wild lives, traffic, safety of the neighborhood, and other concerned issues. r. Overall, this is not a small project that changes will be made to limited private property. City will use our tax money to build road over our own property, to benefit just one person(Company) with absolute no benefits to the rest of people who live here. If this project must be built, it should be fair to all of tax payers. That is: 1. The development should be limited to the developer's own property with no changes to any other residents. It means city spends no money to support it to build the road. No changes should be made to the current street. The developer must use its own I r money to build all necessary street, should any street must be widened, he has to purchase such necessary land from the resident who owns them. 2. No More Zoning Change to Existing Zoning: To make Kennydale such good neighborhood to live in is its current zone and protections that we have. Such zone not only protects the environment but also the value of the property. 3. More Study Should be done about feasibility of building such large Amount of House in such area. We believe that in the area that the houses are to be built, the land is not stable. And subject too slid. Once such thing happens, the city is liable for the damage. Again, the taxpayers of Renton will be force to cover with the tax dollar over the long term. I am sorry that I can not discuss this matter in person due to business trips. Hope above- mentioned issues can be seriously considered before any approval can be made. Thank you very much for your attention. Sincerely, Song Qiao • • • >RE: • U;::>:;: C...... URNT>PL4NNI::.:.GDl»' t N '>` ><>>><m>i `>?>><< > o`< ><<'>>s>mm > ERVICE :::;:::>:::>:>;>::, ERVICE..B. ..MAILING........................................ .. On the $ day of • 10.Vw,,M , 1998, I deposited in the mails of the United States, a sealed envelope containing E12c ccaTe v Mma ca-I�s 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.Dietiman Department of Natural Resources Shirley Lukhaing Seattle Public Utilities • Duwamish Indian Tribe Rod Malcom Muckleshoot Indian Tribe Joe Jainga Puget Sound Energy • (Signature of Sender) 9a►hl$vv►_l- • -er" • STATE OF WASHINGTON ) ) SS • ' COUNTY OF KING ) . I certify that I know or have satisfactory evidence that .) �,Q signed this instrument and acknowledged it to be his/her/their free and voluntary act for th uses and purposes mentioned in the instrument. Dated. in �� /°/1 f d Notary Public nd for the State of Wa ington • Notary(Pr' My appoin r COMMISSION e t EXPIRES 6/29/99 Project Name: L..abwaciov- P. P. Project Number: NOTARY.DOC l N.G'>D1V N....................... ;::::>::><:::.;<�::>::>::<:>:<::: ..................................................A F F t D A V.I T�>.O F 5 E R V I. .. .. ............. ....�........................................................................................ On the • 2Bi�� day of t&Vltt.tlin4 , 1998, I deposited in the mails of the United States, a sealed envelope co tainin ov �D one Ai-eaVIVu) E &1M 1 VWW-r- documents. This information was sent to: Name Reoresentinq • —ro1M CooVV\r0._ ToUWva.. Evvi1v\c.eVS 61 to dol V-e vLdLLV S , LLG BLAtes, of Reco.yd C ca c1/\-esi- (Signature df Sender) ScUACU&.V-- • Se ` STATE OF WASHINGTON ) ) SS COUNTY OF KING )I certify that I know or have satisfactory evidence thatc C'-,its ? c—,1(m_a., AJ signed this instrument and acknowledged it to be his/her/their free and voluntary act for t uses and purposes mentioned in the instrument. Dated: /JQo Notary Public' and for t a State of Wa gton Notary (Print) MARILYN KAMCHEFF My appointment exnJ Project Name: udomctor Welt v\atwth j ilaT- Project Number: NOTARY.DOC J .• Charles and Gayle Shure Mr. &Mrs. James Brundage Michelle Wright 1201 North 28th Place 1440 North 28th Street 1321 North 28th Street Renton, WA 98056 Renton, WA 98056 Renton, WA.98056 Susan and Rich Hopkins David and Sandi Sagar Odell and Shirley Milliren 2511 Park Place North 1025 North 28th Place 1020 North 28th Place Renton, WA 98056 Renton, WA 98056 Renton, WA 98056 Brian and Anja Shives Tina and Jerry Cullers Mr. and Mrs. James Scott 2803 Burnett Avenue North 2506 Meadow Avenuke North 1405 North 28th Renton, WA 98056 Renton, WA 98056 Renton, WA 98056 Kim and Theo Browne Marlene Mandt Song Qiao 1003 North 28th Place 1408 North 26th St. 1412 North 26th Street Renton, WA 98056 Renton, WA 98056 Renton, WA 98056 Dean and Kim Schellert Don and Patricia Rosburg M.L. and Zoe Gibson 1013 North 28th Place 1402 North 26th Street 1215 North 28th Place Renton, WA 98056 Renton, WA 98056 Renton, WA 98056 Barbara Smith Robert and Esther Miller LaVerne and Mary Jo Graves 1308 North 26th Street 1121 North 28th Place 905 North 28th Place Renton, WA 98056 Renton, WA 98056 Renton, WA 98056 Steve and Julie Wasson Manfred and Anne Hansen Rich Wagner 2515 Park Place North 1221 North 26th Street Baylis Brand Wagner Architects Renton, WA 98056 Renton, WA 98056 10801 Main Street Bellevue, WA 98004 Dean and Cynthia Schumacher Cindy and Eric Korn Nancy Stark 1116 North 28th Place 1211 North 28th Place Mark Mykel Renton, WA 98056 Renton, WA 98056 1409 North 26th Street Renton, WA 98056 Bill and Madeline Arrigoni G.R. Gardener Gary and Deborah Parker 907 North 34th Street 2100 Lake Washington Blvd N, #84 1301 North 26th Street Renton, WA 98056 Renton, WA 98056 Renton, WA 98056 Labrador porlbs LUA98-141,P P,R,V,ECF 1 J.H. McTigue Resident Michael Moore 2701 Meadow Place North 1314 North 26th St 1220 North 28th Place Renton, WA 98056 Renton, WA 98056 Renton, WA 98056 Loretta Moore Bruce and Marina Koch Renee Perrault 1204 North 28th Place 2900 Park Avenue North 2520 Park Place North Renton, WA 98056 Renton, WA 98056 Renton, WA 98056 Gary Arnold Steven and Joan Geffre Loretta Lyonais 2520 Park Place North 2625 Meadow Place North 2820 Park Avenue North Renton, WA 98056 Renton, WA 98056 Renton, WA 98056 Nancy Holma Paul Undino Clark and Mary Boyce Betty Holma Judy Johnston 1108 North 29th Street 1409 North 24th Street 1325 North 24th Street Renton, WA 98056 Renton, WA 98056 Renton, WA 98056 Thelma Sutherland Win Clow Thomas Dunham 1205 North 29th Street 2616 Meadow Avenue North 1014 North 29th Street Renton, WA 98056 Renton, Wal 98056 Renton, WA 98056 Lew Jones Gary and Marcie Palmer Scott and Savitha Finch 1401 North 24th Street 2507 Park Place North 929 North 28th Place Renton, WA 98056 Renton, WA 98056 Renton, WA 98056 Natasha Nimmo Dora Dones Lorri Murashige 911 North 28th Place PO Box 625 2002 Aberdeen Place NE Renton, WA 98056 Renton, WA 98057 Renton, WA 98056 Helen Ivanich Christine Reid Ray Neria 2907 Park Avenue North 1409 North 28th Street 1024 North 30th Street Renton, WA 98056 Renton, WA 98056 Renton, WA 98056 Carol Johnson Resident Frank and Madlyne Delgado 1309 North 28th Street 1307 North 28th Street 1303 North 28th Street Renton, WA 98056 Renton, WA 98056 Renton, WA 98056 Labrador porlbs LUA98-141,PP,R,V,ECF 2 • William Lengyec Warren and Paula Madat William Jensen 1436 North 28th Street 1428 North 28th Street 1432 North 28th Street Renton, WA 98056 Renton, WA 98056 Renton, WA 98056 Tanya and Larry Posey Nicolle Wiliner P. Scott 1416 North 28th Street 1412 North 28th Street 1402 North 28th Street Renton, WA 98056 Renton, WA 98056 Renton, WA 98056 Jeanne K. Hughes Wayne Gills Petrude W. Olds, Jr. 1421 North 28th Street 1444 North 28th Street 1314 North 26th Street Renton, WA 98056 Renton, WA 98056 Renton, WA 98056 Helen Woods Mr. and Mrs. Tino Contreur Deborah Colombi. 1109 North 28th Place 1105 North 28th Place 1209 North 29th Street Renton, WA 98056 Renton, WA 98056 Renton, WA 98056 Resident Chantelle Wagner Albert Casper 1214 North 29th Str et 1201 North 29th Street 1202 North 29th Street Renton, WA 98056 Renton, WA 98056 Renton, WA 98056 Robert Doerschel Laura Clawsen Debra Malachi 1113 North 29th Street 1112 North 29th Street 1021 North 29th Street Renton, WA 98056 Renton, WA 98056 Renton, WA 98056 Thomas Dunham Mary Paulus Patricia Burnett 1014 North 29th Street 1010 North 29th Street 1004 North 29th Street Renton, WA 98056 Renton, WA 98056 Renton, WA 98056 Marty and Maura Capadina Carlie Alari Jack and Peggy Solwoniuk 912 North 29th Street 2608 Camas Avenue NE 906 North 29th Street Renton, WA 98056 Renton, WA 98056 Renton, WA 98056 James Templeman Joan Jensen Lois Motthe 903 North 29th Street 2621 Meadow Place North 1000 North 29th Street Renton, WA 98056 Renton, WA 98056 Renton, WA 98056 Labrador porlbs LUA98-141,PP,R,V,ECF 3 • Michael Korfandy Douglas Stark Wm Lynn Weller 1003 North 29th Street 1009 North 28th Place 922 North 28th Place Renton, WA 98056 Renton, WA 98056 Renton, WA 98056 Trudy Neumann Steve and Jennifer Elllis Pat Elliso 922 North 28th Place 910 North 28th Place 1001 North 36th Street Renton, WA 98056 Renton, WA 98056 Renton, WA 98056 James Montgomery Resident Pamela Mancinelli 2807 Burnett Avenue North 2815 Burnett Avenue North 2910 Burnett Avenue North Renton, WA 98056 Renton, WA 98056 Renton, WA 98056 Mary Running Helen Pfeifle Myrtle Larson 819 North 30th Street 812 North 30th Street 718 North 30th Street Renton, WA 98056 Renton, WA 98056 Renton, WA 98056 Penny Hanson Ann Spreud Alison Allen 1206 North 30th Street 1213 North 30th Street 1217 North 30th Street Renton, WA 98056 Renton, WA 98056 Renton, WA 98056 Mike Seaman Resident Betsy Jansen 1203 North 30th Street 1115 North 30th Street 1109 North 30th Street Renton, WA 98056 Renton, WA 98056 Renton, WA 98056 Doy King Donna Evans Robert Tritsvold 1103 North 30th Street 1017 North 30th Street 1007 North 30th Street Renton, WA 98056 Renton, WA 98056 Renton, WA 98056 Chauncey and Gwenyth Betts Martin Hadfield Robyn Goodwin 1014 North 30th Street 1116 North 30th Street 1102 North 30th Street Renton, WA 98056 Renton, WA 98056 Renton, WA 98056 Aldene Warman Jim Lilly Eric Folks 1104 North 30th Street 1212 North 30th Street 1118 North 30th Street Renton, WA 98056 Renton, WA 98056 Renton, WA 98056 Labrador poribs LUA98-141,PP,R,V,ECF 4 • Leigh and Marcie Johanson Donald and Neva Dallas J. Stachowiak 1006 North 30th Street 916 North 30th Street 902 North 30th Street Renton,WA 98056 Renton, WA 98056 Renton, WA 98056 Ernie Guntle Denise Jorgensen Charmaine Spomer 814 North 30th Street 1224 North 28th Place 2814 Park Avenue North Renton, WA 98056 Renton, WA 98056 Renton, WA 98056 Kevin M. Seripser Violet Hanahan . Loretta Lyonais 2815 Park Avenue North 2808 Park Avenue North 2820 Park Avenue North Renton, WA 98056 Renton, WA 98056 Renton, WA 98056 Patricia Banasky Kay McCord Gary and Paula DuBois 1401 North 26th Str et 2802 Park Avenue North 2415 Park Place North Renton, WA 98056 Renton, WA 98056 Renton, WA 98056 Alice Shay Kathleen Gianini Jean Olds 1411 North 26th Street 1311 North 26th Street 1314 North 26th Street Renton, WA 98056 Renton, WA 98056 Renton, WA 98056 Chuck Logan Patrick McDonald Sharon Mullinaux 2611 Meadow Avenue North 1405 North 24th Street 1415 North 24th Street Renton, WA 98056 Renton, WA 98056 Renton, WA 980565 Andie Jorgenson Walter and Maxine Grieser Richard and Catherine Galviln 2411 Garden Court North 2423 Garden Court North 2407 Garden Court North Renton, WA 98056 Renton, WA 98056 Renton, WA 98056 Gary Palmer Roger and Carla Fleming Roger and Shelly O'Brien 2507 Park Place North 1404 North 24th Street 2407 Meadow Avenue North Renton, WA 98056 Renton, WA 98056 Renton, WA 98056 Richard and Sandy Basquette Michael Stork Dean Hobart 1512 North 24th Street 2219 Meadow Avenue North 123- 141st Place NE Renton, WA 98056 Renton, WA 98056 Bellevue, WA 98007 Labrador poribs LUA98-141,PP,R,V,ECF 5 Pam Jackson Joni Job ; Wynnlee Crisp 2707 Meadow Place North 1127 North 28th Place i 2100 NE 31st Street Renton, IWA 98056 Renton, WA 98056 ; Renton, WA 98056 Peter Hartley Charles Jensen i Robert and Marjory Kaufmann 2815 Burnett Avenue North 2621 Meadow Place North ! 2820 Burnett Avenue North Renton, WA 98056 Renton, WA 98056 : Renton, WA 98056 James V. Handmacher Beth Olsen Bonneville,Viert,MOon & McGoldrick 872 SE 25th Court 820"A"Street, Suite 600 Hillsboro, OR 97123 P.O. Box 1533 Tacoma, WA 98401-1533 Labrador poribs LUA98-141,PP,R,V,=CF 6 NOT1QE ENVIRONMENTAL DETERMINATION&PUBLIC HEARING POSTED TO NOTIFY INTERESTED PERSONS OF AN ENVIRONMENTAL ACTION PROJECT NAME: LABRADOR PRELIMINARY PLAT PROJECT NUMBER: LUA-98-141,PP-R-Vai,ECF Bred Hughes.Labrador Ventures,LLC.has applied to subdivide a 15.5-acre site into 82 parcels for the eventual development of detached single family residential homes. Two tracts(A and B)containing steep slopes and wetlands would also be created but would not be developed.A separate tract(Tract C) presently used for access to homes north of the site would not be developed. Two existing homes located on the site would remain.Proposed parcels range in size from 4,500 sq.ft.to 18,327 sq.It.The she Ie zoned R-8 and R-1. A mesas from R-1 to R-5 is requested for 4.43 acres on the east portion of the property.Access would be from Burnett Avenue North and from North 28th Street. A ravine with a creek divides the site from southwest to northeast.Applicant proposes to cross the ravine with an earth bridge over a box culvert In order to construct a public street linking the west and east portions of the site,while leaving the creek In Its natural water course.Construction of the crossing requires a variance from the Land Clearing and Tree Culling Ordinance in order to clear vegetation horn sleep slope areas and disturb within 25 feet of the creek.A variance is also requested to dear vegetation from steep slope areas abutting Burnett Avenue North In order to construct street improvements required per City Code. Excavation(approx.7.953 cubic yards)and filling(approx.4,733 cubic yards) are proposed for constnuctlon of the new road,bridge,and building pads. Two existing Category 2 wetlands are located on the property and would not be disturbed by the project. Proposal requires environmental review, preliminary plat approval,variance from Land Clearing and Tree Cutting Ordinance.and approval of a Rezone from R-1 to R-5 for 4.43 acres of the site. 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 January 25, 1999. 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 4-8-118. Additional information regarding the appeal process may be obtained from the Renton City Clerk's Office,(425)-430-8510. A Public Hearing will be held by the Renton Hearing Examiner at his regular meeting in the Council Chambers on the 7th floor of City Hall,1055 South Grady Way,Renton,Washington,on February 2, 1999, at 9:00 AM to consider the Preliminary Plat, Rezone and Variance. If the Environmental Determination Isspp appealed, �the �r pp! ear ,appeal will be heard as part of this public hearing. rwsitii ..'tLtrFiC lfi c D'."l i 11 4201-'� ,'m Ca• ,c.1 ilpii1+W' bi4trEl Rl D i , }1 ®•�1y{plJ \••• • ...",0-• •!--.!-!:0- .k.:,,-•. . , w `\ "—' it Fi I a/a/: l 8 \ p NNia 1 FOR FURTHER INFORMATION,PLEASE CONTACT THE CITY OF RENTON,DEVELOPMENT SERVICES DIVISION AT(425)430-7200. DO NOT REMOVE THIS NOTICE WITHOUT PROPER AUTHORIZATION IPlease Include the project NUMBER when calling for proper file identification. ' CERTIFICATION I, \/ern/ry h,'y , hereby certify that -7.' copies of the above document were posted by me in Cv conspicuous places on or nearby the described property on \/alj.0 7 //, /gel Signed: 17 ATTEST: Subcribed and orn//before me, a Norte Public and the State of Washington residing in l / f) ,on the day of 9 . /9 99 . Gz�etyr_, MARILYN KAMCHEFF COMMISSION EXPIRES 6/29/99 ... . . '1 . if"741‘4 i `•,;L.:4;S :VIVO S 4 c- Wynnlee Crisp 2100 NE 31st Street Home(425)235-2148 Renton,WA 98056 Office(425)453-5000 f FAX (425)462-5957 L January 26, 1999 JAN 2 8 1999 Hearing Examiner HEA Nd City of Renton OF N� 1055 South Grady Way Renton,Washington 98055 Subj: Public Hearing Testimony • Labrador Preliminary Plat,Variance and Rezone LUA-98-141;PP,R,V-H,ECF I wish to submit these comments into the record of public hearing(scheduled for February 2, 1999)for the Labrador Ventures development proposed in Kennydale. i Upon reviewing the application and supporting studies, it appears that the proposal is inconsistent with the goals of tie comprehensive plan and parts of the Building Regulations. As an area resident,I am particular'y concerned about the planned filling in a ravine through which a perennial stream flows and the associated removal of vegetation. This activity would destroy,some of the fast remaining wildlife habitat along the Lake Washington margin,further diminishing the natural and visual quality of the area. Attention needs to be given to conserving these few remaining habitats throughout the city,which offer substantial public value as green space. It is especially important adjacent to a recreational lake(Lake Washington)and scenic drive. This is the intent of the Land Clearing and Tree Cutting Ordinance's stated purpose, "To preserve and enhance wildlife and habitat including streams,riparian corridors,wetlands and groves of trees." (4-3606) I Since the Labrador property is clearly visible from a scenic route(Lake Washington Boulevard)and from Gene Coulon Park, it is even more important that the development comply with section 4-3606 Regulations for Land Clearing and Tree Cutting and the Development of Property: "Land clearing and tree cutting will be undertaken in such a manner as to preserve and enhance the City's aesthetic character and maintain visual screening and buffering." The application acknowledges that compliance with this ordinance is not proposed, Given the planned density of development and associated grading,the requirements of the ordinance can not be met. Even after mitigation is applied, as recommended by the City,the resulting impact still meets the State Environmental Policy Act Rules definition of"significant"at Chapter 197-11- 794 WAG. Consequently,an Environmental Impact Statement must be prepared. i The threshold of significance is crossed,again,by the proposed re-zone. The existing R-1 zone on 4.43 acres would allow construction of 4 houses. The density that can be permitted under the proposed R-5 zoning would exceed this by 18. This is not minor variation. Since the Environmental Impact Statement (EIS)on the City's Comprehensive Plan could not possibly have foreseen this density, and the applicant's Environnental Checklist does not address its impact, a project-specific EIS is needed to comply with SEPA, C apter 43.21C RCW. s.1 4 I Thank you for considering these comments. Sincerely, VrizAtice ,evevio Wynnlee;Crisp li II J it li CITY OF RENTON PLANNING/BUILDING/PUBLIC WORKS MEMORANDUM DATE: January 29, 1999 TO: Jennifer Toth Henning FROM: Sonja J. Fesser SUBJECT: Labrador Plat, LUA-98-141,PP Format and Legal Description Review of Sheet 3 of 8 Bob Mac Onie and I have reviewed the above referenced long plat submittal(Sheet 3 of 8) and have the following comments: Comments for the Applicant: In our previous review dated December 18, 1998, we noted that the north boundary line of the plat needed revision as regards to Lot 4, Block 11, C.D. Hillman's Garden of Eden No. 1. According to the September 5, 1995, Stipulation and Judgement Quieting Title in Real Property in Plaintiffs order, said Lot 4 is entitled to an additional 10 feet of property currently shown as part of Tract"C" of the subject p eliminary plat. See the attached copy of our memo dated December 18, 1998, for comments regarding Parcels 12 and 16. To date, the City has received no written explanation from the applicant concerning these parcels. The legal description for the Rezone proposal for said Parcel 16 is also affected by said comments. • Again, note that there appears to be a gap of 2.0 feet between Parcels 13 and 14,per their deeds. A title report(Plat Certificate) is needed for Parcel 14. \\TS_SERVER\SYS2\COMMON\H:\FrLE.SYS\LND\10\0336\RV990129.DOC . _ • • . • I CITY OF RENTON PANNING/BUILDING/PUBLIC WORKS DEPARTMENT MEMORANDUM DATE: SEPTEMBER 25, 1998 TO: JENNIFER HENNING • FROM: NEIL WATTS I v RJ" . SUBJECT: TRAFFIC STUDIES: TAMARON POINTE APARTMENTS, LABRADOR PLAT AND THE BLUFFS We have reviewed the traffic studies prepared for three proposed projects on Lake Washington Blvd N: Tamaron Pointe Apartments, Labrador Subdivision and the Bluffs. The reports have been prepared per methodology acceptable to the City and standard engineering practices. The assumptions used and conclusions reached are acceptable, and should be relied upon in the land use review of these projects. The three reports conclude that there will be no significant degradation of levels of service for traffic in the area as a result of the construction of these three projects. The combination of information within the three reports provides analysis of three key intersections within the area: (1) Burnett Av N &Lake Washington Blvd; (2) Burnett Av N & N 30th St; and (3) Park Av N & Lake Washington Blvd. The PM peak was used for purposes of this analysis as it represents the highest traffic volumes during a typical day. The results of these studies Mr these intersections is summarized in the following table. Level of Service Level of Service . _ Intersection -Without -Including Projects Projects Burnett Av N&Lake Washington Blvd A A Burnett Av N &N 30th St A A Park Av N &Lake Washington Blvd C C Traffic mitigation fees of$75 per net new average daily trip will be required for both the Tamaron Pointe Apartments project and the Labrador Plat. The Bluffs project completed its SEPA review prior to the adoption of the City-wide traffic mitigation policy, and may not be subject to these fees. Tamaron Pointe Apartments: No additional traffic mitigation measures are recommended. The northerly driveway should be reconfigured to allow for exiting vehicles to be perpendicular to the street prior to exiting onto Lake Washington Blvd. Full frontage improvements including curbs, gutters, sidewalk and street lighting will be required per City code. 1 n 9 f SEPTEMBER 25, 1998 PAGE 2 Labrador Plat: The traffic report notes that the sight distance to the north on Burnett Av N from the new entry street will be 250 feet. While this exceeds the recommended minimum stopping sight distance of 150 feet, it is less than the recommended minimum intersection entering sight distance of 330 feet. Therefore, additional mitigation measures are warranted as recommended in the traffic study. The project approval should include the following conditions: 1. The developer shall install advance warning signs along Burnett Av N to alert approaching vehicles of the intersection. A stop sign shall also be installed for the new entry street at the intersection with Burnett Av N. 2. The developer shall grade the westerly portion of proposed Lot 1 to maximize sight distance • to the south of the new intersection. The developer shall also work with the City in installing the required street improvements along the Burnett Av N frontage in a manner which will not reduce the available sight distance to the south of the new intersection to less than 330 feet. No additional traffic mitigation measures are recommended. Full street improvements including curbs, gutters, sidewalk and street lighting will be required per City code. • ................. OM . E�} :; ..... 2.i::m:::'.::' ::::::::i;:ti::'$ :`e n i ::; :; .:_;`liv::Y"ii`n::ii:;:; � ..ELI�..CIE,�'I,f����................:...... :>:;:::::•:»>::;>::>:::;:::::>:<:::>::>::>::>:::<:»:::»:<:::>::>:<:<::>::>::>:::;::::»»:>::»:: . ENT. .N..�It1�''.��►L�........................................ plidatto'::<? ) i5>• >::: 0 a...1.KOWi ` i.:40 `` .. r. .....of..a . .ti. at�ori<i�umk� �rYt��':>arid �ot�:nt±:des�...1..::.. e,_.. . .....,...:>:..: :.....:: :::f.:.)..::.:�:::::::::::.:::.:::::.::::::::::::::::::::..pA............................................. ......................................:aft. ::th:..:�ofd�r.:tn:>whicfi:> :::.. t .,: :::, _,6i fi<.;:.:; :.xati ine:<:: > > >>< >>><>< >';;,h.;,y;will;.,,e.;h�a�d Items wtli.be called fvr.hearir�g.at the dis�r�tio�of the Heann F�amin�t,:. ......... • PROJECT NAME: Labrador Preliminary Plat PROJECT NUMBER: LUA-98-141,PP,R,V PROJECT DESCRIPTION: Brad Hughes, Labrador Ventures, LLC, has applied to subdivide a 15.5- acre site into 62 parcels for the eventual development of detached single family residential homes. Two tracts(A and B) containing steep slopes and wetlands would also be created but would not be developed. A separate tract (Tract C) presently used for access to homes north of the site would not be developed. Two existing homes located on the site would remain. Proposed parcels range in size from 4,500 sq. ft. • to 19,393 square feet. The site is zoned R-8 and R-1. A rezone from R-1 to R-5 is requested for 4.43 acres on'the east portion of the property. Access would be from Burnett Avenue North and from North 26th Street. A ravine with a creek divides the site from southwest to northeast. Applicant proposes to cross the ravine with an earth bridge over a box culvert in order to construct a public street linking the west and east portions of the site,while leaving the creek in its natural water course. Construction of the crossing requires a variance from the Land Clearing and Tree Cutting Ordinance in order to clear vegetation from steep slope areas and disturb within 25 feet of the creek. A variance is also requested to clear vegetation from steep slope areas abutting Burnett Avenue North in order to construct street improvements required per City Code. Excavation (approx. 7,953 cubic yards) and filling (approx. 4,733 cubic yards) are proposed for construction of the new road, bridge, and building pads. Two existing Category 2 wetlands are located on the property and would not be disturbed by the project. Proposal requires environmental review, preliminary plat approval, variance from Land Clearing and Tree Cutting Ordinance, and approval of a Rezone from R-1 to R-5 for 4.43 acres of the site. Location: 2700 Block of Lake Washington Boulevard North and Burnett Avenue North. AGNDA.DOC 3 -, City of Renton PUBLIC Department of Planning/Building/Public Works HEARING PRELIMINARY REPORT TO THE HEARING EXAMINER A. SUMMARY AND PURPOSE OF REQUEST: Public 4earing Date: February 2, 1999 Project Name: Labrador Preliminary Plat Applicant/ Tom Touma Address: Touma Engineers 6632 South 191st Place, Suite E102 Kent, WA 98032 Owner/ Labrador Venture L.L.C. Address- Brad Hughes PO Box 3344 Kirkland, WA 98083 File Number: LUA-098-141,PP, V-H, R, Project Manager: Jennifer Toth ECF Henning Project Description: Brad Hughes, Labrador Ventures, LLC, has applied to subdivide a 15.55-acre site into 62 parcels for the eventual development of detached single family residential homes. Two tracts(A and B) containing steep slopes and wetlands would also be created but would not be developed. A separate tract (Tract C) presently used for access to homes north of the site would not be developed. Two existing homes located on the site would remain. Proposed parcels range in size from 4,500 sq. ft.to 19,393 square feet. The site is zoned R-8 and R-1. A rezone from R-1 to R-5 is requested for 4.43 acres on the east portion of the property. Access would be from Burnett Avenue North and from North 26th Street. A ravine with a creek divides the site from southwest to northeast. Applicant proposes to cross the ravine with an earth bridge over a box culvert in order to construct a public street linking the west and east portions of the site, while leaving the creek in its natural water course. Construction of the crossing requires a variance from the Land Clearing and Tree Cutting Ordinance in order to clear vegetation from steep slope areas and disturb within 25 feet of the creek. A variance is also requested to clear vegetation from steep slope areas abutting Burnett Avenue North in order to construct street improvements required per City Code. Excavation (approx. 7,953 cubic yards) and filling (approx. 4,733 cubic yards) are proposed for construction of the new road, bridge, and building pads. Two existing Category 2 wetlands are located on the property and would not be disturbed by the project. Proposal requires environmental review, preliminary plat approval, variance from Land Clearing and Tree Cutting Ordinance, and approval of a Rezone from R-1 to R-5 for 4.43 acres of the site. Project location: 2700 Block of Lake Washington Boulevard North and Burnett Avenue North City of Renton P/B/PW Department Preliminary Report to the Heating Examiner LABRADOR PRELIMINARY PLAT LUA-98-141,PP, V-H,R,ECF PUBLIC HEARING DATE: February 2, 1999 Page 2 of 21 B. GENERAL INFORMATION: 1. Owner of Record:: Labrador Venture L.L.C. Brad Hughes PO Box 3344 Kirkland, WA 98083 2. Zoning Designation: Residential- 8 Dwelling Units per Acre (R-8) and Residential- 1 Dwelling Unit per Acre (R-1) 3. Comprehensive Plan Residential-Single Family (RSF) (western 11.21 acres) Land Use Designation: Residential Rural (eastern 4.43 acres) 4. Existing Site Use: vacant, and two existing single family residential homes 5. Neighborhood Characteristics: North: Single Family Residential Neighborhood East: Single Family Residential and Interstate 405 South: R-1 Zoning on Griffin Home site, RM-I Zoning further south (presently Lake Terrace Mobile Home Park(92 units) - approved for Tamaron Pointe Apartments- 182 units) West: Lake Washington Boulevard and Gene Coulon Park(linear park in this location) 6. Access: from Burnett Avenue NE and North 26th Street (via Meadow Avenue North) 7. Site Area: 15.55 acres 8. Project Data: area comments Existing Building Area: two existing single family residences to remain New Building Area: not applicable Total Building Area: not applicable C. HISTORICAL/BACKGROUND: Action Land Use File No. Ordinance No. Date Annexation N/A 1821 3/22/60 Comprehensive Plan N/A 4498 2/20/95 R-5 Zone N/A 4537 6/19/95 Zoning N/A 4404 6/7/93 D. PPLICABLE SECTIONS OF THE RENTON MUNICIPAL CODE: 1. Chapter 2 Land Use Districts Section 4-2-020: Purpose and Intent of Zoning Districts HEXRPT.DOC City of Renton PB/PW Department - Preliminary Report to the Hearing Examiner LABRADOR PRELIMINARY PLAT LUA-98-141,PP, V-H,R,ECF PUBLIC HEARING DATE: February 2, 1999 Page 3 of 21 Section 4-2-070: Zoning Use Table Section 4-2-110: Residential Development Standards 2. Chapter 3 Environmental Regulations and Special Districts Section 4-3-110: Wetland Regulations 3. Chapter 4 Property Development Standards Section 4-4-030: Development Guidelines and Regulations Section 4-4-060: Grading, Excavation and Mining Regulations Section 4-4-080: Parking, Loading and Driveway Regulations Section 4-4-130: Tree Cutting and Land Clearing Regulations 4. Chapter 6 Streets and Utility Standards Section 4-6-060: Street Standards 5. Chapter 7 Subdivision Regulations Section 4-7-050: General Outline of Subdivision, Short plat and Lot Line Adjustment Procedures Section 4-7-080: Detailed Procedures for Subdivision Section 4-7-120: Compatibility with Existing Land Use and Plan-General Requirements and Minimum Standards Section 4-7-130: Environmental Consideration-General Requirements and Minimum Standards Section 4-7-150: Streets-General Requirements and Minimum Standards Section 4-7-160: Residential Blocks- General Requirements and Minimum Standards Section 4-7-170: Residential Lots-General Requirements and Minimum Standards Section 4-7-220: Hillside Subdivisions 6. Chapter 9 Procedures and Review Criteria 7. Chapter 11 Definitions E. APPLICABLE SECTIONS OF THE COMPREHENSIVE PLAN: 1. Land Use Element: 2. Transportation Element 3. Housing Element 4. Environmental Element F. DEPARTMENT ANALYSIS: 1. PROJECT DESCRIPTION/BACKGROUND The applicant has purchased 16 parcels in the northeast portion of the City, within the Kennydale neighborhood, for the purpose of proposing a residential subdivision. The assembled parcels total 15.55 acres in size and are largely undeveloped, although two residences exist on the property and would remain. The site contains steep slopes within a ravine, a creek and two Category 2 wetland areas 7,093 s.f. (Wetland A) and 20,643 s.f. (Wetland B) in size. Site elevations range from approximately Elevations 200 feet near the eastern edge of the property to about Elevation 60 feet along Lake Washington Boulevard. Vegetation is characterized by a second growth lowland broadleaf deciduous forest, forested wetland, and lowland grass/forb pasture. Applicant's proposal is for a plat with 62 residential parcels and three undeveloped tracts (A, B, and C) for open space and access. A new public street would be extended through the plat from HEXRPT.DOC City of Renton P/B/PW Department " Preliminary Report to the Hearing Examiner LABRADQR PRELIMINARY PLAT LUA-98-141,PP, V-H,R,ECF PUBLIC HEARING DATE: February 2, 1999 Page 4 of 21 Burnett Avenue NE to North 26th Street. This crossing would include an earth bridge constructed over a ravine that contains a creek. The plat mapped has been revised as a result of the applicant's intent to comply with proposed Environmental Review Committee Mitigation Measures as contained within the January 5, 1999 Determination of Non-Significance - Mitigated. The information contained within the project description and the staff analysis of the plat, rezone and variance requests reflects the revisions as submitted to the City on January 26, 1999. Since revisions were not substantial, no additional public notification or environmental review was determined to be necessary. Lots 1 -27 and 43 -62 would be located within that portion of the site presently zoned R-8. Tract A, a portion of Tract B, and all of Tract C would also be located in the area designated R-8. Proposed Lots No. 28 - 42 and a portion of Tract B are located in that portion of the site designated R-1 which is proposed for rezoning to R-5. Area within each of the proposed residential parcels is indicated below: Parcel Size Notes (Proposed parcels within R-8 Zone) Lot No. 1 7,615 s.f. corner lot Lot No. 2 5,591 s.f. Lot No. 3. 5,595 s.f Lot No. 4 6,220 s.f. cul-de-sac Lot No. 5 4,888 s.f. cu-de-sac Lot No. 6 7,211 s.f. cul-de-sac Lot No. 7 6,837 s.f. cul-de-sac Lot No. 8 5,517 s.f. cul-de-sac Lot No. 9 8,393 s.f. cul-de-sac Lot No. 10 6,052 s.f. pipestem lot on cul-de-sac Lot No. 11 6,472 s.f. pipestem lot on cul-de-sac Lot No. 12 6,448 s.f. cul-de-sac Lot No. 13 6,956 s.f Lot No. 14 5,213 s.f. corner lot Lot No. 15 4,861 s.f Lot No. 16 4,576 s.f Lot No. 17 4,650 s.f Lot No. 18 4,650 s.f. Lot No. 19 4,650 s.f. Lot No. 20 4,650 s.f. Lot No. 21 11,429 s.f. Lot No. 22 8,285 s.f. Lot No. 23 11,453 s.f. pipestem lot Lot No. 24 7,090 s.f. Lot No. 25 4,465 s.f Lot No. 26 4,501 s.f. Lot No. 27 4,501 s.f. also partially located in R-1 Zone Lot No. 43 4,942 s.f. Lot No. 44 5,033 s.f. Lot No. 45 4,831 s.f. Lot No. 46 7,063 s.f. pipestem lot Lot No. 47 4,891 s.f. Lot No. 48 4,506 s.f. Lot No. 49 4,500 s.f. Lot No. 50 4,500 s.f. Lot No. 51 4,500 s.f. Lot No. 52 4,500 s.f. Lot No. 53 4,500 s.f. HEXRPT.DOC City of Renton P/B/PW Department Preliminary Report to the Hearing Examiner LABRADO,R PRELIMINARY PLAT LUA-98-141,PP, V-H,R,ECF PUBLIC HEARING DATE: February 2, 1999 Page 5 of 21 Lot No. 54 4,500 s.f. Lot No. 55 4,500 s.f. Lot No. 56 4.500 s.f. Lot No. 57 4,500 s.f. Lot No. 58 4,500 s.f. Lot No. 59 4,500 s.f. Lot No. 60 4,500 s.f. Lot No. 61 4,508 s.f. Lot No. 62 10,744 s.f. corner lot Tract A N/A open space Tract B N/A open space (partially located in R-1 Zone) Tract C N/A for access to homes on N. 28th Place between Burnett& Park Parcel Size Notes (Proposed parcels within R-1 Zone--Proposed for rezoning to R-5)) Lot No. 28 7,310 s.f. corner lot Lot No. 29 19,393 s.f. existing home to remain Lot No. 30 12,158 s.f pipestem lot with access from North 26th Street Lot No. 31 7,203 s.f. access from North 26th Street Lot No. 32 7,204 s.f. access from North 26th Street Lot No. 33 7,500 s.f corner lot Lot No. 34 7,258 s.f. corner lot on cul-de-sac Lot No. 35 7,261 s.f. cul-de-sac Lot No. 36 7,261 s.f. cul-de-sac Lot No. 37 7,793 s.f. cul-de-sac Lot No. 38 11,237 s.f pipe stem lot on cul-de-sac Lot No. 39 7,237 s.f. cul-de-sac Lot No. 40 7,238 s.f. cul-de-sac Lot No. 41 7,223 s.f. Lot No. 42 7,205 s.f. Tract B N/A open space (also located in R-8 Zone) 2. ENVIRONMENTAL REVIEW Pursuant to the City of Renton's Environmental Ordinance and SEPA (RCW 43.21C, 1971 as amended), on January 5, 1999 the Environmental Review Committee (ERC) issued a Determination of Non-Significance - Mitigated (DNS-M). The DNS-M was issued after the consideration of the proposal by the ERC on both December 22, 1998 and January 5, 1999. The ERC issued DNS-M with several mitigation measures on January 5, 1999. A 14-day appeal period commenced on January 11, 1999 and ended on January 25, 1999. One appeal to the Environmental Determination was filed requesting that the Hearing Examiner overturn the Determination of Non-Significance-Mitigated and instead issue a Determination of Significance (DS) requiring the preparation of an Environmental Impact Statement (EIS) for the proposal. The appeal of the environmental (SEPA) determination will be heard as part of the public hearing to consider the preliminary plat, rezone, and variance requests. 3. COMPLIANCE WITH ERC MITIGATION MEASURES The ERC issued a Determination of Non-Significance - Mitigated (DNS-M) with several mitigation measures as indicated below. The status of applicant's compliance with each of the measures is also indicated. 1.a) The applicant shall follow the recommendations of the Preliminary Geotechnical Report (T-4106)prepared by Terra Associates, Inc. dated September 8, 1998 as amended by HEXRPT.DOC r City of Renton P/B/PW Department - Preliminary Report to the Hearing Examiner LABRADO,R PRELIMINARY PLAT LUA-98-141,PP, V-H,R, ECF PUBLIC HEARING DATE: February 2, 1999 Page 6 of 21 Addendum to Geotechnical Report, Labrador Lake Washington Property, dated December 1, 1998, with regard to any site disturbance, preparation, or development activities. Compliance: The applicant intends to comply with recommendations of the geotechnical report and addendum. b) The applicant shall engage a qualified engineering geologist to observe installation of all erosion and sedimentation measures at the site. The engineering geologist should make periodic visits to the site to observe site conditions and to verify the performance of the installations. Weekly reports on the status and condition of the erosion control plan with any recommendations of change or revision to either maintenance schedules or installation shall be submitted by the project engineer of record to the Public Works Inspector. Compliance: The applicant intends to comply with this mitigation measure. c) The applicant shall identify the project clearing limits on the project drawings prior to the issuance of the construction permit, and in the field prior to initiating site work. Compliance: The applicant intends to comply with this measure. Preliminary clearing limits have been shown on drawings submitted to the City. No clearing is proposed in the 15-foot setback from the top of the slope as recommended by the geotechnical engineer. d) The applicant shall limit site disturbance including clearing, grading, utility, and roadwork activities for proposed Lots 5 through 12(as depicted on the Preliminary Plat drawing, Sheet 3 of 8, prepared by Touma Engineers and Land Surveyors dated December, 1998) to occur during the relatively dry months of April through October. If possible, site clearing and grading should be performed in stages, with successive stages not being cleared until erosion control measures of the previous stage are in place. Compliance: The applicant intends to comply with this mitigation measure. The preliminary plat has been modified slightly since the ERC imposed this condition, and the limitation on site disturbance for proposed Lots 5 through 12 would translate to no disturbance to proposed Lots 3 through 11 on the revised Preliminary Plat map as submitted to the City of Renton January 26, 1999. e) The applicant shall designate staging areas for temporary stockpiles of excavated soil prior to the initiation of project construction. Excavated soils shall not be placed on or adjacent to site slopes. Compliance: The applicant intends to comply with this mitigation measure. The applicant shall provide cover for temporary cut slopes and soil stockpiles during periods of inactivity. Temporary cover may consist of durable plastic sheeting that is securely anchored to the ground surface or straw mulch. Plastic sheeting should be placed and anchored as specified in Section D.4.2.3 of the King County Surface Water Design Manual(SWDM) -Appendix D. Mulch application shall conform to guidelines • outlined in Section D.4.2.1 of the SWDM, Appendix D. Compliance: The applicant intends to comply with this mitigation measure. g) The applicant shall establish permanent cover over exposed areas that will not be worked for a period of 30 days or more by seeding in conjunction with a mulch cover or HEXRPT.DOC City of Renton P/B/PW Department `' Preliminary Report to the Hearing Examiner LABRADOIR PRELIMINARY PLAT LUA-98-141,PP, V-H,R,ECF PUBLIC HEARING DATE: February 2, 1999 Page 7 of 21 appropriate hydroseeding. Site seeding should conform to the specifications presented in Section D.4.2.4 of the King County Surface Water Design Manual, Appendix D. Compliance: The applicant intends to comply with this mitigation measure. h) The applicant shall provide stabilized construction entrances as specified in Section D.4.4.1 of the King County Surface Water Design Manual, Appendix D, prior to the initiation of site clearing. Compliance: The applicant intends to comply with this mitigation measure. I) The applicant shall install a silt fence along the downslope perimeter of the area that is to be disturbed. The silt fence should be in place before clearing and grading is initiated, and should be constructed in conformance with the specifications presented in Section D.4.3.1 of the King County Surface Water Design Manual, Appendix D. Compliance: The applicant intends to comply with this mitigation measure. j) The applicant shall construct shallow drainage swales to intercept surface water flow and route the flow away from the construction area to a stabilized discharge point. Vegetation growth should be established in the ditch by seeding or placing sod. Depending on site grades, it may be necessary to line the ditch with rock to protect the ditch from erosion and to reduce flow rates. The design and construction or drainage swales should conform to the specifications presented in Section 4.4.1 of the King County Surface Water Design Manual. Temporary pipe systems can also be used to convey stormwater across the site. Compliance: The applicant intends to comply with this mitigation measure. k) The applicant shall provide on-site sediment retention for collected runoff. Depending on the contributory area of the runoff, adequate on-site sediment retention can be provided by perimeter protection controls(Le. silt fencing). However, for larger areas, it may be necessary to construct an on-site sediment trap or settling pond to reduce the amount of suspended solids in the runoff prior to discharge. Specifications for design and construction of a sediment trap and settling pond are presented in Section D of the King County Surface Water Design Manual. Compliance: The applicant intends to comply with this mitigation measure. I) The project contractor shall perform daily review and maintenance of all erosion and sedimentation control measures at the site. Compliance: The applicant intends to comply with this mitigation measure. m) The applicant shall be subject to further and separate environmental(SEPA)review for the bridge crossing over the ravine if the footprint of the bridge exceeds the footprint as depicted on the Preliminary Plat drawing(Sheet 3 of 8, prepared by Touma Engineers and Land Surveyors, dated December, 1998). Compliance: The applicant intends to comply with this mitigation measure. 2.a) The applicant shall provide a streambank and slope restoration plan for any portion of the ravine that is disturbed due to construction of the bridge crossing. The restoration plan shall be prepared by a Landscape Architect, botanist, or ecologist and approved by the City of Renton and the Washington State.Fish and Wildlife Department prior to the issuance of construction permits. HEXRPT.DOC City of Renton PB/PW Department Preliminary Report to the Hearing Examiner LABRADOR PRELIMINARY PLAT LUA-98-141,PP, V-H,R,ECF PUBLIC HEARING DATE: February 2, 1999 Page 8 of 21 Compliance: The applicant intends to comply with this mitigation measure. b) The applicant shall coordinate with Development Services staff to design and install street lighting in such a manner that meets City Code requirements, but that minimizes the potential for spillover light and glare that could impact the ravine and wetland areas. A lighting plan shall be submitted by the applicant and approved by the Development Services staff project manager and Plan Review Supervisor, prior to the issuance of construction permits for the plat. Compliance: The applicant intends to comply with this mitigation measure. 3.a) The applicant shall pay the applicable Transportation Mitigation Fee at the rate of$75.00 per each new average weekday trip attributable to the project. The Transportation Mitigation Fee is due prior to the recording of the plat. Compliance: The applicant intends to comply with this mitigation measure. b) The applicant shall realign the proposed entrance road(at the intersection of the new street and Burnett Avenue North) further to the south, such that the minimum AASHTO sight distance standards are met. Compliance: The applicant intends to comply with this mitigation measure as reflected in the revisions to the preliminary plat map as submitted to the City of Renton on January 26, 1999. The entrance to the plat has been moved to the south, improving the site distance measurement. Relocation of the entrance road has also resulted in the relocation of proposed lots on the west boundary of the site, and surrounding the cul-de- sac. c) The applicant shall work with the City in installing the required street improvements along the Burnett Avenue North frontage in a manner which will not reduce the available sight distance to the south of the new intersection. Compliance: The applicant intends to comply with this mitigation measure. d) The applicant shall install a stop sign for the new entry street at the intersection with Burnett Avenue North. Compliance: The applicant intends to comply with this mitigation measure. 4.a) The applicant shall pay the appropriate Fire Mitigation Fee at a rate of$488.00 per each new single family residential lot created by the proposed plat. The fee is due prior to the recording of the plat. Compliance: The applicant intends to comply with this mitigation measure. b) The applicant shall provide fire department access a minimum width of 20-feet paved from the intersection of Meadow Avenue North/North 26th Street west to North 26th Street/Park Place North. Compliance: The applicant intends to comply with this mitigation measure. 5. The applicant shall pay the appropriate Parks Mitigation Fee at the rate of$530.76 per each new single family residential lot Compliance: The applicant intends to comply with this mitigation measure. HEXRPT.DOC City of Renton P/B/PW Department Preliminary Report to the Hearing Examiner LABRADOR PRELIMINARY PLAT LUA-98-141,PP, V-H,R,ECF PUBLIC HEARING DATE: February 2, 1999 Page 9 of 21 4. STAFF REVIEW COMMENTS Representatives from various city departments have reviewed the application materials to identify and address site plan issues from the proposed development. These comments are contained in the official file, and the essence of the comments has been incorporated into the appropriate sections of this report and the Departmental Recommendation at the end of the report. 5'. CONSISTENCY WITH PRELIMINARY PLAT CRITERIA: Approval of a plat is based upon several factors. The following preliminary plat criteria have been established to assist decision makers in the review of the plat: (a) Compliance with the Comprehensive Plan Designation. The proposal for the western 11.21 acres of the project site is consistent with the Comprehensive Plan designation of Residential Single Family (RSF). Platting proposed for the eastern 4.43 acres is consistent with policy language applying to areas designated Rural Residential (RR) on the Comprehensive Plan. The purpose of the Residential policies in the Comprehensive Plan is to provide a vision for future development in Renton's neighborhoods and throughout the City. Residential policies address the location of housing development, housing densities, and non-residential uses, site design and housing types in neighborhoods. Specifically, Policy LU-11 states in part that future residential growth should be accommodated through the development of new neighborhoods on environmentally suitable vacant land. Policy LU-23 states the new development should achieve a minimum density in residential designations. Objective LU-I states that open space and natural resources should be preserved by limiting development in critical areas. The proposal would not result in development within any wetland or buffer areas, or within the creek or ravine. In addition, the policies state that net development densities of 8 dwelling units per acres should be allowed in Residential Single Family designations. The plat in the R-8 portion of the site would achieve densities of approximately 6.4 du/ac. Policy LU-35 supports minimum lot sizes of 4,500 square feet. Policy LU-39 addresses the compatibility of new neighborhoods with existing adjacent single family development. Objective LU-M states that more vehicular and pedestrian linkages should be provided between neighborhoods; while Policies LU-70 and T-9 strive for an interconnecting street network. The plat would meet these objective and policies by meeting density requirements and other development standards for lot size and setbacks. Also, policies would be satisfied through the provision of a continuous street system linking the existing and proposed single family area. Objective LU-RR states that vegetation should be preserved for aesthetic and community character, and to safeguard the environment. The proposal would preserve vegetation within the ravine, and the open space tracts, except for the footprint of the bridge crossing. Policy LU-366 states that private open space should primarily benefit the adjacent private development. The open space tracts proposed would do just that. The Housing Element policies and objectives discuss minimum and maximum densities (H-C, H- 14, H-15, H-17) and encourage infill development as a means to increase capacity (H-4). Environmental policies address protection of the City' creeks, lakes and wetlands by minimizing erosion and controlling stormwater run-off. The applicant has agreed to comply with HEXRPT.DOC City of Renton P/B/PW Department Preliminary Report to the Hearing Examiner LABRADORi PRELIMINARY PLAT LUA-98-141,PP, V-H,R,ECF PUBLIC HEARING DATE: February 2, 1999 Page 10 of 21 Environmental Review Committee mitigation measures requiring additional erosion control, and other means to protect the ravine, wetlands, and creek. As proposed, the plat appears to generally meet the intent of the Comprehensive Plan elements and policies. (b) Compliance with the Underlying Zoning Designation. Two zoning designations apply to the 15.55 acre subject site. Roughly three-quarters of the site, or about 11.2 acres is designated Residential - 8 Dwelling Units per Acre (R-8). Approximately 4.3 acres on the east portion of the site is designated Residential - 1 Dwelling Unit per Acre. However, the applicant has requested to rezone the area from R-1 to R-5 (Residential 5 Dwelling Units per Acre). Platting proposed for the eastern 4.3 acres reflects development standards that could only be met upon granting of the rezone. R-8 Zone. That portion of the site designated R-8 is 11.21 acres in size. Steep slopes and a ravine traverse the site from the southwest corner to the northeast edge of the property. An existing concrete dam structure and two wetlands are also present on this portion of the site. In addition, a prescriptive easement on the north boundary of the site has been granted by King County Superior Court for access to homes located along the north boundary of the site. Within the R-8 area, the proposed development would allow for future construction of up to 47 new dwelling units on new Lot Numbers 1 - 27 and 43 - 62. The minimum lot size permitted in the R-8 Zone is 4,500 square feet. The R-8 portion of the proposed Labrador Plat would provide 47 lots ranging in size from 4,500 s.f. to 8,393 s.f. These lot sizes are compatible with other existing lots in this area located to the north of the site which are approximately 5,000 s.f. in size. Permitted densities in the R-8 Zone range from a minimum of 5.0 dwelling units per acre (net) to a maximum of 8.0 dwelling units per acre (net). For net density calculations, the area of public right-of-ways and sensitive areas such as wetlands and steep slopes over 40% are deducted from the total land area. The net density for that portion of the Labrador plat designated R-8 is calculated to be 6.3 dwelling units per acre, thus falling within the permitted density in the R-8 Zone. Lots in the R-8 Zone are required to have a minimum width of 50 feet for interior lots and 60 feet for corner lots. However, parcels with irregular shapes must have an average lot width of 50 feet, with the minimum lot width at the frontage no less than 40 feet, unless the parcel is located on the turning circle of a cul-de-sac or if it is a pipestem lot. When a parcel is on the turning circle of a cul-de-sac, the minimum lot width permitted at the cul-de-sac is 35 feet, and the minimum lot width for the pipestem portion of a lot is 20 feet. Minimum lot depth is required to be 65 feet. Proposed Lots 1, 14, and 62 are considered to be corner lots and meet the minimum dimensional requirements. The remainder of the lots proposed are interior lots. Proposed parcels 4, 5, 6, 7, 8, 9, 10, 11, and 12 are located on the turning circle of a cul-de-sac. Lots 23 and 46 are considered to be pipestem lots, with Lots 10 and 11 being pipestem lots located on the turning circle of a cul-de-sac. It appears that all of the proposed parcels within the R-8 Zone meet the minimum size and dimensional requirements as prescribed by the City of Renton Code. Furthermore, each of the parcels appears to be able to provide sufficient building pads based on setback requirements. R-1 Zone. The 4.43 acre portion of the site zoned R-1 Zone is presently developed with two homes that would remain on proposed parcels No. 29 and 38 within the plat. This portion of the site has steep slopes on the north, and contains the headwaters of the creek that flow from the northeast corner through the larger site. Within the 4.43 acre area, the proposed development would allow for the future construction of up to 13 new dwelling units on proposed Lots 28, 30 - 37, and 39 - 42. The minimum lot size permitted in the R-1 Zone is one acre, except within clustered development where the individual lot areas shall not be less than 4,500 s.f. The R-1 portion of the Labrador Plat would provide 15 lots ranging in size from 6,753 s.f. to 19,393 s.f. These lots are comparable with other lots in the area subdivided prior to adoption of the current Zoning Code. HEXRPT.DOC City of Renton P/B/PW Department - Preliminary Report to the Hearing Examiner LABRADOR PRELIMINARY PLAT LUA-98-141,PP, V-H,R,ECF PUBLIC HEARING DATE: February 2, 1999 Page 11 of 21 Permitted densities in the R-1 Zone allow a maximum net density of 1.0 dwelling unit per acre. No minimum density applies. The net density of the R-1 portion of the Labrador Plat is calculated by removing 1.0 acre of public right-of-way and steep slope area (greater than 40%) and is estimated to be 4.4 dwelling units per acre. The proposal would not comply with maximum densities permitted under the R-1 Zone. In order to comply, a maximum of four parcels could be created on the eastern portion of the property. Minimum lot width standards in the R-1 are 75 feet for interior lots and 85 feet for corner lots. Where crops are grown or farm animals raised the minimum lot width permitted is 140 feet. Minimum lot depth of 85 feet is required unless crops are grown or farm animals raised, and then the minimum lot depth required is 200 feet. Lot width and depth of the R-8 Zone are applied to clustered parcels with minimum lot sizes of 4,500 square feet. Lot widths for irregularly-shaped lots, pipestem lots and lots on the turning circle of a cul-de-sac are permitted to be reduced at the lot frontage as discussed under R-8 above. Proposed Lots 28, 33, and 34 are considered to be corner lots, and do not meet the minimum width requirements of the R-1 Zone. Proposed Lots 30 and 38 are considered to be pipestem lots, and appear to meet the dimensional requirements of the R-1 Zone. Lots 34 - 40 are located on the turning circle of a cul-de-sac, and may not meet the width and depth development standards of the R-1 Zone. Setbacks in the R-1 Zone are as follows: front yard - minimum depth of 30 feet; rear yard - minimum depth of 25 feet, side yard interior lot - minimum depth of 15 feet; street side yard for corner lot-20 feet. It does not appear that the plat could comply with the R-1 setback standards and yield sufficient area for the construction of new homes. As proposed, the plat does not meet the development standards of the R-1 Zone. In order to meet the development standards of the R-1 Zone, the eastern 4.43 acres of the plat would need to be redesigned such that no more than 4 parcels were created. R-5 Zone. Since the applicant has requested rezoning of the eastern 4.43 acres to Residential - 5 Dwelling Units per Acre (R-5), an analysis of compliance with the R-5 Zone is included in the Preliminary Report to the Hearing Examiner. If the requested rezone is granted, the proposed development would allow for the future construction of up to 13 new dwelling units on Lots 28, 30 - 37, and 39 - 42. Existing homes on Lots 29 and 38 would remain on newly configured parcels included in the plat. Permitted densities in the R-5 Zone are limited to a maximum of 5.0 dwelling units per acre. No minimum density applies. The proposal would result in net density of 4.4 dwelling units per acre, thus meeting the requirements of the R-5 Zone. Minimum lot size permitted in the R-5 Zone is 7,200 s.f. unless the parcels are clustered to preserve significant natural features, provide neighborhood open space, or facilitate the provision of sewer service, in which case (and subject to limitations) the minimum lot size would be limited to 4,500 s.f. Proposed parcels in the area proposed for rezoning range in size from 7,203 s.f. (Lot 31)to 19,393 (Lot 29). As proposed, all of the parcels within the rezone area meet the standards of the R-5 Zone. Width of lots in the R-5 Zone must be a minimum width of 50 feet for interior lots, and 60 feet for corner lots. If parcels in the R-5 Zone exceed one acre in size, then the minimum width increases to 60 feet for interior lots and 70 feet for corner parcels. As discussed previously for the R-8 and R-1 Zones, lots on the turning circle of a cul-de-sac, pipestem lots and irregularly shaped parcels may have reduced width at the street frontage. Proposed Lots 28, 33, and 34 are considered to be corner lots, and meet the minimum width requirements of the R-5 Zone. Proposed Lots 30 and 38 are considered to be pipestem lots, and appear to meet the dimensional requirements of the R-5 Zone. Lots 34 - 40 are located on the turning circle of a cul-de-sac, and appear to meet the width and depth development standards of the R-5 Zone. Lot depth is required to be a minimum of 65 feet, unless the lot is greater than one acre in size, in which case, the lot depth must be 70 feet minimum. It appears that the proposed parcels comply with minimum lot width and depth requirements of the R-5 Zone. Furthermore, it appears that each of the proposed parcels provides sufficient building pads based on setback HEXRPT.DOC City of Renton P/B/PW Department Preliminary Report to the Heating Examiner LABRADOR PRELIMINARY PLAT LUA-98-141,PP, V-H,R,ECF PUBLIC HEARING DATE: February 2, 1999 Page 12 of 21 requirements. For homes fronting on the new public streets within the plat, the minimum front yard setback to the residence is 15 feet. Garages and homes fronting on existing public streets would have a minimum 20-foot setback requirement. Rear yard setbacks are required to be 20 feet minimum. Side yard setbacks for corner lots are 15 feet on the street side setback, and 5 feet for the interior setback. Interior lots are required to have a minimum 5 foot sideyard setback. Some exceptions do apply for garages located in the rear yard. (c) Compliance with Subdivision Regulations. Lot Arrangement: Side lot lines are to be at right angles to street lines, and each lot must have access to a public street or road. Access may be by private access easement street per the requirements of the Street Improvement Ordinance(Code Section 4-6-060). Each of the residential parcels proposed within the preliminary plat has side lot lines that are at right angles to street lines. The parcels fronting on cul-de-sacs are irregularly-shaped, but each lot intersects the street with a right angle. Each lot also has direct access, or access via an easement to a public street. Access to proposed Lots No. 10 and 11 is via a pipestem, although it is not clear which parcel would have the pipestem, and which would be served via an easement. The applicant would need to revise the plat to resolve this. Lots: The size, shape and orientation of lots shall meet the minimum area and width requirements of the applicable zoning classification and shall be appropriate for the type of development and use contemplated. R-8 Zone. Each of the proposed 47 lots within the 11.21 acres on the western part of the site meet development standards of the R-8 Zone. All lots satisfy the 4,500 minimum lot size. All corner lots (Nos. 1, 14, and 62) have a minimum width of 60 feet. Each of the interior parcels (2- 13, 15-27, and 43-61) meets the established minimum frontage width of 50 feet for regular lots, 20 feet for pipestem parcels, and 35 feet for parcels on the turning circle of a cul-de-sac. The 47 lots meet the minimum lot depth dimension of 65 feet. Building setbacks lines are indicated as dashed lines within parcels boundaries on the preliminary plat map. The applicant has indicated 20 foot front yard setbacks, 20 foot rear yard setbacks, 15 foot side yard setbacks for corner lots on a street, and 5 foot sideyard interior lot setbacks. For homes that would front on the new streets within the Labrador plat, the primary structure is permitted to be setback a minimum distance of 15 feet, while only the garage is required to meet the 20 foot front yard setback. The setbacks generally demonstrate that sufficient building area is available for the proposed parcels. Lots proposed at the top of the ravine slope are required to maintain a minimum distance of 15 feet between building foundations and the slope face in order to address soil conditions present on the slopes. This requirement is generally in keeping with rear yard building setbacks of the R-8 Zone. The R-8 Zone does allow garages to be located adjacent to the rear and side yard property lines when certain criteria are satisfied. Staff will recommend that the applicant record a covenant preventing the construction of any structures with foundations within the 15-foot setback from the top of the slope. In addition, staff will recommend that the applicant demonstrate that there is adequate building area for proposed Lots 8 through 11 in consideration of the required 15-foot setback from the top of slope, and minimum 50-foot wetland buffer requirement, or alternately the applicant could revise the plat to meet the requirements. R-1 Zone. The proposal does not meet standards of the R-1 Zone. Maximum density of 1 dwelling unit per acre would be exceeded. Minimum lot dimensions would not be met as discussed in Section 5 (b) above. The plat has been designed to reflect the requested rezone to R-5. R-5 Zone. Provided the applicant is successful in achieving the R-5 Zone for the plat, the 15 parcels as designed on the eastern portion of the site appear to meet the development standards HEXRPT.DOC City of Renton PB/PW Department '- Preliminary Report to the Heating Examiner LABRADR PRELIMINARY PLAT LUA-98-141,PP, V-H,R,ECF PUBLIC HEARING DATE: February 2, 1999 Page 13 of 21 of the R-5 Zone. Minimum lot size of 7,200 s.f. is provided for and maximum density of 5 dwelling units per acre has not been exceeded. The applicant has demonstrated that building setback lines of 20 feet for front yard, 20 feet for the rear yard, 5 feet for interior side yards, and 15 feet for corner lot side yards along streets can be met. The requirements for minimum lot width and depth are discussed in Section 5(b) above. Proposed Lots 28, 33, and 34 are considered to be corner lots, and meet the minimum width requirements of the R-5 Zone. Proposed Lots 30 and 38 are considered to be pipestem lots, and appear to meet the dimensional requirements of the R-5 Zone. Lots 34 - 40 are located on the turning circle of a cul-de-sac, and appear to meet the width and depth development standards of the R-5 Zone. It appears that all of the proposed parcels comply with minimum lot width and depth requirements of the R-5 Zone. Furthermore, it appears that each of the proposed parcels provides sufficient building pads based on setback requirements. Property Corners at Intersections: All lot corners at intersections of dedicated public rights-of-way, except alleys,shall have minimum radius of 15 feet. Proposed corner lots at intersections of dedicated public right-of-way comply with the 15-foot minimum radius requirement. (d) Reasonableness of Proposed Boundaries The proposal provides connections with the existing public street network and provides for public street access, either direct or via an easement to each of the residential proposed parcels. The extension of roadways and utilities to and within the plat is reasonable and efficient. An existing easement is located on the site, occupying portions of proposed Lots 10, 11, 12, 15, 16, 57, 58, and the new Street A. The applicant should remove or relocate this easement prior to seeking construction or building permits for these areas. Access and Street Improvements The proposal is anticipated to generate up to 592 average week day trips. This is based on the assumption that each home generates 9.55 vehicle trips (9.55 trips x 62 homesites = 592.1). Since two existing homes are located on the property and would remain with the proposal, the number of new vehicle trips is 573 trips. A Transportation Mitigation Fee is required for new developments and is based on the payment of $75.00 for each new average weekday trip generated by a project. The fee is estimated to be $42,975.00 and would be paid prior to recording of the plat. If only a portion of the plat is approved, the fee would be adjusted accordingly. Primary access to the Labrador Plat would be from Burnett Avenue North via a new public street (labeled as Street "A" on the plans) that runs west/east. Street A would cross the ravine and creek with a bridge crossing. A new north/south street (labeled as Street "B" on the plans) branches south from Street A, ending in a cul-de-sac on the southwest portion of the site. Another new north/south street (shown as Street "C" in the plans) intersects with Street A on the east portion of the plat and connects with North 26th Street. A cul-de-sac extends from Street C to serve homes proposed in the rezone area. Sight distance issues along Burnett Avenue North were raised during the course of the environmental review for the proposal, and the ERC required a mitigation measure to realign the entrance road from Burnett. The applicant has complied, moving the new site entrance south to meet minimum AASHTO sight distance standards. A stop sign is also required to be installed for the new entry street at the intersection with Burnett Avenue North. And, the developer would need to coordinate with the City in installing the required street improvements along the Burnett HEXRPT.DOC City of Renton P/B/PW Department Preliminary Report to the Hearing Examiner LABRADOR PRELIMINARY PLAT LUA-98-141,PP, V-H,R,ECF PUBLIC HEARING DATE: February 2, 1999 Page 14 of 21 Avenue North frontage in such a way so as not to reduce the available sight distance to the south of the new intersection. Access would also be possible from North 26th Street in the southeast corner of the subject site. North 26th Street is presently substandard and would be improved along the plat boundary. The applicant is required to install street improvements and meet all other applicable Codes in developing this access. In addition, the ERC is requiring that the applicant widen North 26th Street to a minimum width of 20 feet paved, from its intersection with Meadow Avenue North and the intersection with Park Place North. Right-of-way width for streets within the plat is proposed at 42 feet, with 32 feet of paving and 6- foot wide sidewalks on both sides of the street. City Code requires street improvements (curb, gutter, sidewalks, drainage, and street lighting) are required within the plat and on all adjacent streets. A traffic report was submitted with the project application. The report was prepared by Transportation Consulting Northwest (dated September, 1998). Analysis of the traffic impacts of the proposed subdivision was accomplished, including traffic volume, site distance, and level of service (LOS) analysis of 3 intersections: Burnett Avenue North and North 30th Street; Burnett Avenue North and North 27th Street (new public street within the plat); and Burnett Avenue North and Lake Washington Boulevard North. The report concludes that the construction of the Labrador Subdivision would result in small increases in traffic volume which result in minor increases in overall delay. The 3 intersections studied would experience an approximate 7% increase in volume, but would continue to operate at the same level of service that presently occurs. Existing LOS is"A"with the exception of the westbound direction for Burnett Avenue North and North 30th Street, which operates at LOS "B". Level A is considered to be a best-case scenario with little or no delay, and Level B is subject to short traffic delays. Staff have reviewed the traffic report for the Labrador Plat and traffic studies prepared for two other proposals in the neighborhood: Tamaron Pointe Apartments and The Bluffs. Each of the traffic reports was prepared per methodology acceptable to the City and standard engineering practices. The assumptions used and conclusions reached are considered to be acceptable. Topography The site is irregularly shaped and contains a ravine with steep slopes. According to the geotechnical report submitted with the project application, the sidewalls of the ravine are about 20 to 60 feet high,with inclinations of approximately 20-40% at the western and eastern ends and about 65-70% in the central portion of the site. A small stream and concrete dam are located within the ravine. Site elevations range from approximately Elevation 200 feet near the eastern edge of the property, to about Elevation 60 feet along Lake Washington Boulevard. A slope analysis for the site was prepared by Touma Engineers and Land Surveyors and indicates slopes within three categories: 1) less than 25% slope; 2) 26%to 39% slope; and 3) greater than 40%slope. According to the slope analysis, the steepest slopes are located in the ravine, and also on the extreme western boundary of the site abutting Burnett Avenue North, which are man-made as a result of road construction. Slopes 40% and greater represent approximately 2.5 acres of the 15.5 acre site. The majority of slopes 26%to 39% are present in the southwest quadrant of the site, specifically on the north side of the ravine, and flanking the ravine in the eastern half of the property. These slopes are estimated to occupy approximately 2.7 acres within the property boundaries. Areas with 25% or less slope are located on either side of the ravine. Approximately 10.7 acres have slopes of 25% or less. The proposal would develop homes on portions of the site that are not constrained by the steepest slopes. Setbacks from the top of slope recommended by the geotechnical consultant HEXRPT.DOC City of Renton P/B/PW Department ' - Preliminary Report to the Hearing Examiner LABRADOR PRELIMINARY PLAT LUA-98-141,PP, V-H,R,ECF PUBLIC HEARING DATE: February 2, 1999 Page 15 of 21 would be adhered to. And, the most sensitive areas of the site would be preserved as private open space in two tracts, labeled A and B on the plans. Relationship to Existing Uses The subject site is generally undeveloped with two existing homes located in the southeastern portion of the site. Both homes would remain on newly created parcels in the new Labrador plat. The property consists of a second-growth broadleaf deciduous forest, forested wetland and stream corridor, limited residential development, and a small area of unmowed pasture. The forest is dominated by big-leaf maple (Acer macrophyllum) and red alder(Alnus rubra), with a few Douglas fir(Psuedotsuga menziesii). The understory includes beaked hazelnut(Corylus cornuta), Indian plum (Oemleria cerasiformis), salal (Gaultheria shallon), red elderberry (Sambucus racemosa), and sword fern (Polystichum mumitum). The applicant is required to maintain a 25 foot minimum setback from creeks and a minimum 50 foot buffer is required from the edge of the two Category 2 wetlands. The applicant's proposal generally maintains a 50-foot setback from the creek except in the vicinity of proposed Lots 45 and 46 which are within approximately 30 to 40 feet of the creek. No development is proposed within 50 feet of the wetland edge, with the exception of stormwater facilities permitted in the wetland buffer. Areas abutting the Labrador property on the north and east are developed with single family residential homes consistent with the land use and zoning designations assigned to the area. Surrounding zoning includes R-8 to the north and west, and R-1 immediately to the south and east. The proposal recognizes development limitation of the steep slopes, ravine, creek and wetlands and has established building setback lines that avoid disturbance of the slopes and preservation of open space in Tracts A and B. (e) Availability and Impact on Public Services(Timeliness) Police and Fire Police and Fire Prevention Bureau staff indicate that sufficient resources exist to furnish services to the proposed development, subject to the condition that the applicant provide Code required improvements and fees. Recreation The site is located within one-quarter mile of Gene Coulon Memorial Beach Park, and abuts Lake Washington Boulevard. Kennydale Beach Park is within approximately one mile of the subject site. The applicant is required to contribute Parks Mitigation Fees for each of the new homesites developed that have not been used for residential purposes. For each of the new lots, a Parks Mitigation Fee of$530.76 is required to be paid prior to the recording of the plat. Up to one-third of the value of recreation facilities such as the construction of bicycle lanes may be credited against the required fee. The applicant is also required to construct that portion of the Lake Washington Boulevard bicycle trail along the east side of the street for that portion of the Boulevard that abuts the property. Schools The Renton School District was contacted via letter on September 16, 1998 regarding the ability of the District to serve children residing in the proposed plat. The District responded on September 21, 1998 that students would attend Kennydale Elementary School, McKnight Middle School, and Hazen High School. According to the District's response, schools indicated would be able to handle the additional students estimated to come from the proposed development. HEXRPT.DOC I I - City of Renton PB/PW Department - - Preliminary Report to the Hearing Examiner LABRADOR PRELIMINARY PLAT LUA-98-141,PP, V-H,R,ECF PUBLIC HEARING DATE: February 2, 1999 Page 16 of 21 According to the Draft EIS for the City of Renton Land Use Element (January 16, 1992), the City of Renton has used a student generation factor of 0.44 students per single family residential dwelling in order to estimate the number of children generated by residential development. And, the Renton School District uses a student generation figure of 0.443 elementary student, 0.171 middle school students, and 0.145 high school students per single family unit. Using the City's generation factor (0.44 students x 62 homes = 27.28 students), 27 students would reside within the proposed development assuming full build-out. By applying the School District's historic generation factor, 27 elementary students (62 homes x 0.443 students = 27.46 students), 11 middle school students (0.171 students x 62 homes = 10.6 students), and 9 high school students (62 homes x 0.145 students = 8.99 students) would reside in the Labrador plat. In either case, the Renton School District has stated that they could accommodate students generated by the proposal. Storm water The applicant submitted a Level 1 stormwater analysis prepared by Touma Engineers (dated August 13, 1998, revised October 4, 1998). Stormwater runoff from the site drains as sheet flow into the existing creek within the ravine traversing the site. The creek passes through a box culvert situated under Lake Washington Boulevard North and is eventually conveyed to Lake Washington via a series of culverts and swales. Stormwater detention systems are proposed on both sides of the ravine,to control the flow of stormwater into the downstream system. A detention/wetvault is proposed under the pipestem portion of Lot Nos. 10 and 11 on the west side of the site and on the north side of the ravine. Stormwater would be conveyed down the slope via a pipe that would be discharged onto rocks to dissipate energy and diminish the potential for scouring and erosion. The energy dissipater is proposed within the buffer of a Category 2 wetland (Wetland B). A second detention/wetvault would be located on an easement abutting proposed Lot 30 and North 26th Street on the south side of the plat. Stormwater would leave the vault via a pipe in the North 26th Street right-of-way and would discharge within the right-of-way, slightly to the west of the vault. Sewer An existing 8-inch sewer main is located in Burnett Avenue North adjacent to the project site. This sewer main connects into a 12-inch sewer main in Lake Washington Boulevard North, which then connects into a METRO interceptor main. There is also an 8-inch sewer main system in North 26th Street, which then runs along the southerly portion of the plat within the ravine area. This system also connects in to the METRO sewer interceptor west of Lake Washington Boulevard North. The applicant is required to provide an 8-inch sewer main extension to serve the plat. The sewer main is indicated on the conceptual utility plans as being located within the new public right-of- way, except where the sewer line connects from the Street "B" cul-de-sac to Lake Washington Boulevard. In that instance, the sewer main would be within an easement between proposed Lots 6 and 7 and partially within Tract A. Water There is an existing 12-inch water main adjacent to the site in Burnett Avenue North. Water main extension are required to serve the proposed development. Water main extensions are also required for the full frontage along North 26th Street, if the development proceeds as proposed. Plans submitted as revisions do not indicate the location of water mains. The applicant would need to comply with City standards in the design and location of these facilities. HEXRPT.DOC City of Renton P/B/PW Department Preliminary Report to the Hearing Examiner LABRADOR PRELIMINARY PLAT LUA-98-141,PP, V-H,R,ECF PUBLIC HEARING DATE: February 2, 1999 Page 17 of 21 G. 1 VARIANCE: The applicant is requesting a variance from the Land Clearing and Tree Cutting Ordinance, specifically, Section 4-9-5:DL which states that: "No tree cutting or land clearing is permitted within twenty-five feet(25) of any shoreline area, within twenty five feet(25') or the ordinary high water mark of creeks, in a wetland area, or on parcels'where the predominant slope or individual slope is in excess of forty percent(40%) except enhancement activities." The applicant is proposing to construct a road across the creek and ravine in the central portion of the site in order to connect the west and east portion of the property. This activity would require the clearing and/or disturbance of vegetation on the walls of the ravine. The applicant is also requesting to vary from the Land Clearing and Tree Cutting Ordinance in order to construct the entrance road from Burnett Avenue North and Code-required street improvements along Burnett. Slopes in excess of 40%would need to be cleared to construct the road entrance and street improvements. The Hearing Examiner shall have the authority to grant variances from the provisions of Title IV of the City Code 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 variance to clear the side slope walls in the ravine is requested to allow the construction of a residential street connecting the two halves of the site. The street would also provide loop access to the existing residential areas situated east and southeast of the site. Presently, a creek and steep slope areas bisect the site, and the topography of the site precludes through-access without crossing the creek ravine. The applicant maintains that the street crossing is necessary to provide safe and convenient access from the proposed plat and properties to the east and southeast. Objective LU-M of the City's Comprehensive Plan encourages the provision of linkages within and between neighborhoods through the development of interconnecting streets serving both vehicles and pedestrians. Policy LU-70 states that streets, sidewalks and pedestrian paths should be arrange as an interconnecting network. Further, Policy LU-70 discourages the extensive or predominant use of cul-de-sacs and pipestems; and encourages a flexible grid pattern of streets and pathways to connect adjacent and future development. In addition, the applicant notes that all traffic to properties east and southeast of the Labrador property have only one existing access, through the intersection of North 28th Street and Park Avenue North. Any accident, fallen tree or other cause which blocks that intersection would prevent emergency vehicles from reaching any of the properties to the east and southeast. Alternate access through the Labrador plat would provide loop access to all properties in the area. If the variance is granted, the subject site and properties to the southeast would enjoy loop access without cul-de-sacs, in conformance with Comprehensive Plan policy and as enjoyed by other property owners in the vicinity. The same variance is also requested in order to construct street improvements including the entrance road from Burnett Avenue North and to provide Code-required street improvements (curb, gutter, sidewalk, street lighting) along Burnett. Existing topography along the east side of Burnett Avenue North exceeds 40% slope, and likely was created by cutting of the natural slope when Burnett Avenue North was constructed. Applicant's preliminary plat map has been revised in order to meet the ERC's mitigation measure requiring the relocation of the entrance road to the south to meet AASHTO sight distance standards. In meeting the ERC requirement to relocate the road entrance, the applicant must clear steep slope areas greater than 40%, hence the request for the variance. Construction of the street improvements along Burnett will also require the applicant to disturb slopes exceeding 40% in order to widen Burnett. Street widening and addition of a sidewalk will improve driver visibility and pedestrian and driver safety. Cutting HEXRPT.DOC r \ City of Renton P/B/PW Department Preliminary Report to the Hearing Examiner LABRADOR PRELIMINARY PLAT LUA-98-141,PP, V-H,R,ECF PUBLIC HEARING DATE: February 2, 1999 Page 18 of 21 into the adjacent 40% slope will be primarily on the city right-of-way, except where the entrance road crosses the slope. The cut to widen the street would be necessary for any development proposed for the subject site. All other properties use Burnett Avenue North for access, and the Labrador property will simply enjoy the same privilege. 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 states that in contrast to other crossing of this same stream by the City's sanitary sewer, Lake Washington Boulevard, and the railroad, the proposed road crossing will not disturb the stream bed or convey the stream through a culvert. Rather, the road would cross the stream on a 20-foot bottomless span across the existing stream bed. The width of that span and the fill on either side of the span would be confined to the width of the right-of-way. All fill would be confined within concrete retaining walls. Thus, the stream crossing would not affect the character or flow of the stream, and would not create any erosion hazard. There appears to be no detriment to the public, and no injury to the environment or to any improvements in the vicinity. Construction of the entrance road and other street improvements into the 40% slope on Burnett Avenue North would result in a minor encroachment into the slope, but would improve the safety for drivers and pedestrian using Burnett Avenue North. The street would be wider for better driver visibility and vehicle clearance, and a protected walkway for pedestrians would be provided. The stability of adjacent slopes would not be affected by the proposed clearing or grading. 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 states that the creek and its ravine are already subject to encroachments and crossings in a variety of locations. Upstream, the existing single family residences have rockeries and landscaping encroaching upon the stream and the steep slope. The stream originates in a culvert running under 1-405. Directly upstream of the proposed bridge crossing is an old concrete dam which has become entirely filled by silt and has created a wetland. South of the proposed bridge crossing is a crossing by the sanitary sewer line installed by the City of Renton, where the stream has been confined to a culvert. Further south, the stream passes through a culvert under Lake Washington Boulevard, and passes under the Northern Pacific Railroad right-of-way to Lake Washington. Because of the numerous culverts upstream and downstream of the proposed bridge crossing, the creek functions solely as a drainage ditch and not as a fish bearing stream. Clearing of the slopes for the proposed road crossing would not constitute a grant of special privilege. A street entrance and improvements are required per City Code to meet certain standards. All plats must provide off-site street improvements including street widening, curbs, gutter, sidewalks, and street lighting, as a condition of site development. The applicant maintains that grading and clearing of a small area of 40% slopes primarily in the City's right-of-way to improve Burnett Avenue North is not a special privilege, but an obligation of development. 4. That the approval as determined by the Board of Adjustment is a minimum variance that will accomplish the desired purpose: The applicant states that the width of the stream crossing is the minimum necessary to provide road access to both sides of the proposed plat. The length of the span prevents any disturbance of the creek bed, and minimal disturbance of the adjacent steep slopes. The requested stream crossing is the minimum that would accomplish the applicant's desired purpose. i HEXRPT.DOC City of Renton P/B/PW Department Preliminary Report to the Hearing Examiner LABRADOR PRELIMINARY PLAT LUA-98-141,PP, V-H,R,ECF PUBLIC HEARING DATE: February 2, 1999 Page 19 of 21 With regard to the street improvements, the applicant states that there is insufficient right-of-way to widen and improve Burnett Avenue North without encroaching onto the 40% slope area adjacent to the subject site. The planned grading and clearing are the minimum necessary to construct the street improvements and road entry. H. CONSISTENCY WITH REZONE APPROVAL CRITERIA According to Code Section 4-9-180:F:1, in the case where a change of the zone classification of property is recommended, at least one of the following circumstances shall be found to apply: General Criteria: a. Previously Not Considered Zoning Reclassification 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 The subject site was rezoned during the last area land use analysis and area rezoning in June, 1993. Prior to that, the subject parcel and surrounding neighborhood was designated R-1,which at the time permitted single family residential dwellings on parcels with a minimum lot size of 7,200 s.f. The neighborhood located directly to the north of the site generally developed under the "old" R-1 development standards. City Council adopted new zoning for the City in June, 1993 and the western 11.21 acres was assigned R-8 zoning,while 4.43 acres on the east was zoned Residential - 1 Dwelling Unit per Acre (R-1). The "new" R-1 Zone permits maximum densities of 1 dwelling unit per acre. The R-1 Zone reflects the Rural Residential Comprehensive Plan Land Use designation for the east portion of the subject site. At the time the area-wide rezone was adopted in 1993, the R-1 allowed the most intense residential density for properties within the Rural Residential Comprehensive Plan land use designation. Any increase in density, required a Comprehensive Plan Amendment and Rezone of the property. Subsequently, in June of 1995, City Council adopted Ordinance 4537 creating the R-5 Zone. The R-5 applies to the Residential Rural and Residential Single Family land use designations. It is applied to residential single family areas within one-half mile of the King County Urban Growth Area Line and to Residential Rural areas with no significant environmental constraints. Since the R-5 did not exist at the time of the last Area-Wide Rezone, it was not specifically considered for the subject parcel, or any other parcels in the City. b. Consistency With The Comprehensive Plan, Its Elements And Policies 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 subject site is classified Residential Rural (RR) on the land use map of the Comprehensive Plan. Both the R-1 Zone (currently assigned to the property) and the R-5 Zone (under consideration) are permitted for properties designated Residential Rural. A small portion of Wetland A and its buffer encroaches on the northern edge of the R-1 area. The northern edge of this portion of the site also includes slopes in excess of 25%. Policy LU-18 states that the City should encourage large lot single family development providing a more rural life style in environmentally sensitive, habitat-valuable, or agriculturally resource laden areas. In addition,the City should discourage more intensive platting patterns in these areas. Both rezoning to R-5 and retention of the R-1 Zone would satisfy the larger lot single family development described while preserving the steep slope and wetland areas. HEXRPT.DOC City of Renton P/B/PW Department - Preliminary Report to the Hearing Examiner LABRADOR PRELIMINARY PLAT LUA-98-141,PP, V-H,R,ECF PUBLIC HEARING DATE: February 2, 1999 Page 20 of 21 The requested rezone from R-1 to R-5 appears to be consistent with Policy LU-26 which states that maximum densities should range from 1 home per 10 acres to 5 homes per acre in Residential Rural designations, except in areas with significant environmental constraints including (but not limited to)steep slopes, erosion hazard, flood plains and wetlands where density shall not exceed 1 home per acre. Accordingly, retention of the R-1 Zone would also be consistent with the Rural Residential Designation and Policy LU-26. c. Timeliness of Proposed Rezone 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. Since the last previous land use analysis of the area zoning of the subject property, no substantial change or private development, or other circumstances, have occurred on the site or in the immediate surrounding area. The staff has reviewed the legislative record for substantive support as to why the Council applied the R-1 Zone to the subject area, but the record appears to be silent on this issue. The presumption is that the Council had substantive reasons for imposing the R-1 Zoning which where unexpressed or which are in the record but unfound. The burden of proof is upon the applicant, which apparently cannot be met. Hearing Examiner Consideration of Rezone: According to Code Section 4-9-180:F.2., in addition to the preceding criteria, if the Hearing Examiner further determines that the change of the zone classification is advisable, in the public interest,tends to further the preservation and enjoyment of any substantial property rights of the petitioner, is not materially detrimental to the public welfare or the properties of other persons located in the vicinity thereof, and is in harmony with the purposes and effect of the Comprehensive Plan,then in such event the Hearing Examiner may recommend that the City Council approve the change of the zone classification. G. aCOMMENDATION:• Preliminary Plat Staff recommends approval of the requested Labrador Preliminary Plat, Project File No. LUA-98-141, PP, R,V-H, ECF subject to 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) Revisions to Meet Applicable Zoning. The applicant is required to redesign the plat to meet the lot size and density requirements of the zoning applicable to the plat. If the rezone is denied, the applicant would need to revise the plat to meet the R-1 Zone. If the rezone is approved,the applicant would need to modify the plat to meet the development standards of the R-5 Zone. (3) Revisions to Meet Mitigation Measures and Wetland Buffer Requirements. The applicant is required to demonstrate that there is adequate building area for proposed Lots 8 though 11 in coinsideration of the required 15-foot setback from the top of slope, and minimum required 50-foot wide wetland buffer requirement. Alternatively, that applicant could revise the plat to meet the requirements. (4) Restrictive Covenant. The applicant shall record a restrictive covenant on the face of the plat precluding the construction of buildings with foundations within the 15-foot setback line as measured from the top of the slope, and which also precludes the construction of any non-exempt structures within required wetland buffers. A draft of the restrictive covenant language must be approved by the HEXRPT.DOG City of Renton PB/PW Department Preliminary Report to the Heating Examiner LABRADOR PRELIMINARY PLAT LUA-98-141,PP, V-H,R,ECF PUBLIC HEARING DATE: February 2, 1999 Page 21 of 21 Development Services Division Director and the City Attorney. The restrictive covenant must be recorded prior to or simultaneously with the plat. (5) Homeowner's Association/Maintenance Agreement. The applicant shall establish a homeowner's Association or Maintenance Agreement for the maintenance and repair of any common plat property or improvements. This includes the stormwater detention facilities and any tracts of land created for purposes other than for sale as single family residential lots. (6) Native Growth Protection Easement. The applicant shall establish and record a Native Growth Protection Easement for Tract A and Tract B as shown per the January 26, 1999 preliminary plat map submitted to the City. The NGPE shall be shown on the plat map and recorded on the face of the plat. Variance Staff recommends approval of the requested variance from the Land Clearing and Tree Cutting Regulations (Code Section 4-9-5:D.)for the Labrador Preliminary Plat, Project File No. LUA-98-141, PP, R,V-H, ECF. Rezone Because there has been no significant and material change affecting the subject property, and because of the uncertain status of the record supporting the Council's decision imposing the R-1 Zone, the staff cannot recommend approval of the requested rezone from R-1 to R-5 for the Labrador Preliminary Plat, Project File No. LUA-98-141, PP, R,V-H, ECF. HEXRPT'DOC • CITY OF RENTON DETERMINATION OF NON-SIGNIFICANCE (MITIGATED) • MITIGATION MEASURES APPLICATION NO(S): LUA-98-141,PP,R,V-H,ECF APPLICANT: Brad Hughes/Labrador Ventures, LLC PROJECT NAME: Labrador Preliminary Plat DESCRIPTION OF PROPOSAL: Brad Hughes, Labrador Ventures, LLC,.has applied to subdivide a 15.5- acre site into 62 parcels for the eventual development'of detached single family residential homes. Two tracts (A and B) containing steep slopes and wetlands would also be created but would not be developed. A separate tract (Tract C) presently used for access to homes north of the site would.not be developed. Two existing homes located on the site would remain. Proposed parcels range in size from 4,500 sq. ft. to 18,327 sq. ft. The site-is zoned R-8 and R-1. A rezone from R-1 to R-5 is requested for 4.43 acres on the east portion of the property. Access would be from Burnett Avenue North and from North 26th Street. A ravine with a creek divides the site from southwest to northeast. Applicant proposes to cross the ravine with an earth bridge over a box culvert in order to construct a public street linking the west and east portions of the site, while leaving the creek in its natural water course. Construction of the crossing requires a variance from the Land Clearing and Tree Cutting Ordinance in order to Clear vegetation from steep slope areas and disturb within 25.feet of the creek. A variance is also requested to,, clear vegetation from steep slope areas abutting Burnett Avenue North in order to construct street improvements required per City Code. Excavation (approx. 7,953 cubic yards) and filling (approx. 4,733 cubic yards) are proposed for construction of the new road, bridge, and building pads. Two existing Category 2 wetlands are located on the property and would not be disturbed by the project. Proposal.requires environmental review, preliminary plat approval, variance from Land Clearing and Tree Cutting Ordinance, and approval of a Rezone from R-1 toR-5 for 4.43 acres of the site LOCATION OF PROPOSAL: 2700 Block of Lake Washington Boulevard North and Burnett Avenue North MITIGATION MEASURES: { 1. a) The applicant shall follow the recommendations of the Preliminary Geotechnical Report(T- 4106).prepared by Terra Associates, Inc. dated September 8, 1998 as amended by Addendum to Geotechnical Report,Labrador Lake Washington Property, dated December 1, 1998,with regard to any site disturbance, preparation, or development activities. b) The applicant shall engage a qualified engineering geologist to observe installation of all erosion and sedimentation measures at the site. The engineering geologist should make periodic visits to the site to observe site conditions and to verify the performance of the installations. Weekly reports on the status and condition of the erosion control plan with any recommendations of change or revision to either maintenance schedules or installation shall be submitted by the project engineer of record to the Public Works Inspector. - c) The applicant shall identify the project clearing limits on the project drawings prior to the issuance of the construction permit,and in the field prior to initiating site work. d)1 The applicant shall limit site disturbance including clearing, grading, utility,and roadwork activities for proposed Lots 5 through 12(as depicted on the Preliminary Plat drawing, Sheet 3 of 8,prepared by Touma Engineers and Land Surveyors dated December, 1998)to occur during the relatively dry months of April through October. If possible,site clearing and grading should be performed in stages,with successive stages not being cleared until erosion control measures of the previous stage are in place. e) The applicant shall designate staging areas for temporary stockpiles of excavated soil prior to the initiation of project construction. Excavated soils shall not be placed on or adjacent to site slopes. ,?, of :47 2? , , _ Labrador Preliminary Plat LUA-98-141,PP,R,V,ECF Mitigation Measures(Continued) Page 2 f) The applicant shall provide cover for temporary cut slopes and soil stockpiles during periods of inactivity. Temporary cover may consist of durable plastic sheeting that is securely anchored to the ground surface or straw mulch. Plastic sheeting should be placed and anchored as specified in Section D.4.2.3 of the King County Surface Water Design Manual (SWDM) -Appendix D. Mulch application shall conform to guidelines outlined in Section D.4.2.1 of the SWDM,Appendix D. g) The applicant shall establish permanent cover over exposed areas that.will not be worked for a period of 30 days or more by seeding in conjunction with a-mulch cover.,or appropriate hydroseeding. Site seeding should conform to the specifications presented in.Section D.4.2.4 of the King County Surface Water Design Manual,Appendix D. h) The applicant shall provide stabilized construction entrances as specified in Section D.4.4.1 of the King County Surface Water Design Manual,Appendix D, prior to the initiation of site clearing. i) The applicant shall install a silt fence along the downslope perimeter of the area that is to be disturbed. The silt fence should be in place before clearing and grading is initiated,-and should be constructed in conformance with the specifications presented in.Section D.4.3.1•of the King County Surface Water Design Manual,Appendix D. j) The applicant shall construct shallow drainage swales to intercept surface water flow and route the flow away from the construction area to a stabilized discharge point. Vegetation growth should be established in the ditch by seeding or placing sod. Depending on site grades, it may be necessary to line the ditch with rock to protect the ditch from erosion.and.to reduce flow rates. The design and construction or drainage swales should conform to the specifications presented in Section 4.4.1 of the King County Surface Water Design Manual. Temporary pipe systems can also be used to convey stormwater across the site. k) The applicant shall provide on-site sediment retention for collected runoff. Depending on the contributory area of the runoff,adequate on-site sediment retention can be provided by perimeter protection controls (i.e. silt fencing). However,for larger areas, it may be necessary to construct an'on-site sediment trap or settling pond to reduce the amount of suspended solids in the runoff prior to discharge. Specifications for design and construction of a sediment trap and settling pond are presented in Section D of the King County Surface Water Design Manual. I) The project contractor shall perform daily review and maintenance of all erosion and sedimentation control measures at the site. m)' The applicant shall be subject to further and separate environmental (SEPA) review for the bridge crossing over the ravine if the footprint of the bridge exceeds the footprint as depicted on the Preliminary Plat drawing (Sheet 3 of 8 , prepared by Touma Engineers and Land Surveyors, dated December, 1998). 2. a) The applicant shall provide a streambank and slope restoration plan for any portion of the ravine that is disturbed due to construction of the bridge crossing. The restoration plan shall be prepared by a Landscape Architect, botanist, or ecologist and approved by the City of Renton and the Washington State Fish and Wildlife Department prior to the issuance of construction permits. b) The applicant shall coordinate with Development Services staff to design and install street lighting in such a manner that meets City Code requirements, but that minimizes the potential for spillover light and glare that could impact the ravine and wetland areas. A lighting plan shall be submitted by the applicant and approved by the Development Services staff project manager and Plan Review Supervisor, prior to the issuance of construction permits for the plat. Labrador Preliminary Plat LUA-98-141,I'P,R,V,ECF Mitigation Measures(Continued) Page 3 3. a) The applicant shall pay the applicable Transportation Mitigation Fee at the rate of$75.00 per each new average weekday trip attributable to the project. The Transportation Mitigation Fee is due prior to the recording of the plat. b) The applicant shall realign the proposed entrance road (at the intersection of the new street and Burnett Avenue North)further to the south,such that the minimum AASHTO sight distance standards are met. c) The applicant shall work with the City in installing the,required street improvements along the Burnett Avenue North frontage in a manner which will not reduce:the,available sight distance to the south of the new intersection. d) The applicant shall install a stop sign for the new entry street at the intersection with Burnett Avenue North. 4. a) The applicant shall pay the appropriate Fire Mitigation Fee at a rate of$488.00 per each new single family residential lot created by the proposed plat. The fee is due prior to the recording of the plat. b) The applicant shall provide fire department access a minimum width of,20-feet:paved from the intersection of Meadow Avenue North/North 26th Street west toNorth 26th•Street/Park Place North. 5. The applicant shall pay the appropriate Parks Mitigation Fee at the rate of$530.76 per each new single family residential lot. The fee is due prior to the recording of the plat. I it I , CITY OF RENTON DETERMINATION OF NON-SIGNIFICANCE (MITIGATED) ADVISORY NOTES APPLICATION NO(S): LUA-98-141,PP,R,V,ECF APPLICANT: Brad Hughes/Labrador Ventures, LLC PROJECT NAME: Labrador Preliminary Plat DESCRIPTION OF PROPOSAL: Brad Hughes, Labrador Ventures, LLC, has applied to subdivide a 15.5-acre site into 62 parcels for the eventual development of detached .single family residential homes. Two tracts (A and B) containing steep slopes and wetlands would also be created but would not be developed. Two existing homes would remain. Proposed parcels range in size from 4,500 sq. ft. to 18,327 q. ft. The site is zoned R-8 and R-1. A rezone from R-1 to R-5 is requested for 4.43 acres on the east portion of the property. Access would be from Burnett Avenue North and from North 26th Street. A ravine with a creek divides the site from southwest to northeast. Applicant proposes a bridge crossing over the ravine in order to construct a public street linking the west and east portions of the site. The bridge crossing requires a variance from the Land Clearing and'Tree Ordinance in order to clear steep slope areas and disturb within 25 feet of the creek.. A.variance.is also requested to clear steep slope areas abutting Burnett Avenue North in order to construct street improvements required per City Code: Excavation (approx. 7,953 cubic yards) and filling (approx. 4;733.cubic yards) are-proposed for construction of the new road, bridge, and building pads. Two existing Category 2 wetlands are located on the property and would not be disturbed by the project. Proposal requires environmental review, preliminary plat approval, variance from Land Clearing .and Tree..Cutting Ordinance, and approval of a Rezone from R-1 to R-5 for 4.4 acres of the site. LOCATION OF PROPOSAL: 2700 Block of Lake Washington Boulevard North and.Burnett Avenue North 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. Plan Review-Sanitary Sewer 1. Thi re is an existing 8"sewer main in Burnett Ave North adjacent to the project. This sewer main connects into a 12"sewer main in Lake Washington Blvd. North, which then connects into a METRO Interceptor main. There is also an 8"sewer main system in North 26th St. which then runs along the southerly portion of the plat within the ravine area. This system also connects into the METRO sewer interceptor west of Lake Washington Blvd. North. 2. An 8"sewer main extension will be required to serve the proposed development. The sewer main will need to be constructed within dedicated right-of-ways or within a 15 foot utility easement. 3. Separate side sewers will be required for each parcel (no dual side sewers). The minimum slope for the side sewers shall be 2%. 4. Sewer System Development Charges of $585 per single family parcel will be required for this plat. This fee must be paid prior to issuance of the construction permit for the preliminary plat. Plan Review-Water 1. There is an existing 12"water main adjacent to the site in Burnett Ave N. (320 foot pressure zone). • • l ' The project is located in Aquifer Protection Zone 2. 2. Water main extensions will be required to serve the proposed plat. Minimum main size for residentil development is typically 8" Water main extensions will also be required for the full frontage along North 26th Street. 3. Backflow prevention devices will be required for any irrigation or fire protection systems. 4. Fire hydrants_will be required within 300 feet of each building site for the new parcels. 5. Many of the parcels within this plat will probably require pressure:reduction.°.valves:duelo calculated static pressures well in excess of 80 p.s.i. 6. System Development Charges will be required for this project($850 per lot). Plan Review-Storm Drainage 1. Conceptual drainage plan and drainage report has been submitted with the site plan application for this project.. The conceptual drainage plan includes provisions_for detention:and:water qualitytreatment in compliance with the requirements of the King County Surface' Water. Manual (KCSWM). The concept 6 al drainage plan is approved as submitted for this project. 2. The site development must include provisions for the existing discharge points along the northerly portion of the site. 3. Syst m Development Charges will be required for this project ($0.129 per sq. ft. of new impervious surface) Plan Review-Street Improvements 1. Burnlett Avenue North, North 26th Street, and Lake Washington Boulevard adjacent to the plat must be improved with curb, gutter, sidewalk, paving to the new gutter, street drainage and street lighting per City Code. 2. The new internal streets for the plats must also be improved with curb, gutter, sidewalk, paving, street drainage and street lighting. The pavement section must be a minimum of 32 feet in width, with a minimum thickness of 4"asphalt over 6"crushed rock. The right-of-way widths can be reduced to 42 feet provided additional easements are granted for street lighting and franchise utilities. 3. All new electrical, phone and cable services and lines must be undergrounded. 4. Dedication of additional right-of-way (20 feet) will be required adjacent to North 28th Street in the vicinity of Park Avenue North (small'portion of the northeast corner of the plat). 5. We have reviewed the traffic studies prepared for three proposed projects on Lake Washington Blvd. N: Tamaron Pointe Apartments, Labrador Subdivision, and the Bluffs. The reports have been prepared per methodology acceptable to the City and standard engineering practices. The assumptions used and conclusions reached are acceptable, and should be relied upon in the land use review of these projects. The three reports conclude that there will be no significant degradation of levels of service for traffic in the area as a result of the construction of these three projects. 6. The traffic report notes that the sight distance to the north on Burnett Ave N from the new entry street will be 250 feet. While this exceeds the recommended minimum stopping sight distance of 150 feet, it is less than the recommended minimum intersection entering sight distance of 330 feet. Therefore, additional mitigation measures are warranted as recommended in the traffic study. The project approval should include the following conditions: a) The applicant shall realign the proposed entrance road(at the intersection of the new street i - • . and Burnett Avenue North) further to the south, such that the minimum AASHTO sight distance standards are met. b) The applicant shall work with the City in installing the required street improvements along the Burnett Avenue North frontage in a manner which will not reduce the available sight distance to the south of the new intersection. c) The applicant shall install a stop sign for the new entry street at the intersection with Burnett Avenue North. 7. Traffic mitigation fees of$75 per net new average daily trip ($716.25 per lot),will be required prior to recording of the plat (60 new homes within the 62-lot plat x $716.25 = total of $42,9.79.00). Fire mitigation and Parks mitigation fees must also be paid prior to recording::of'the.plat, or recording of any phase of the plat. Plan Review-General 1. The connection of the proposed street system across the existing ravine will provide an important link to an existing dead-end system on the easterly side of the ravine. This connection will improve emergency access and regular access to existing residences, as well as the new parcels created on the east side of the plat. If a box culvert crossing is provided at this location, in compliance with requirements of the State Fisheries Department, there would appear to be no significant impact to this ravine in terms of stream protection or protection of steep.slopes. We recommend -approval of the variance request to allow for this street crossing of the existing ravine. 2. All required utility, drainage and street improvements will require separate plan submittals prepared according to City of Renton drafting standards by a registered Civil.Engineer. The construction permit application must'include a itemized cost estimate for these improvements. The 'fee for review and inspection of these improvements is 5% of the first$100,000 of the estimated construction costs; 4% of anything over$100,00 but less than $200,000, and 3% of anything over$200,000. Half of this fee must be paid upon application for construction permits (preliminary plat improvements), and the remainder when the construction permit is issued. There may be additional fees for water service related expenses. Parks Department 1. The 2.9 acres of open space should remain in private ownership. Parks recommends that the open space tracts be protected through a Native Growth Protection Easement to preserve existing vegetation and sensitive slopes. 2. Parks Mitigation Fee of$530.76 per each new residential lot created should be required as part of environmental review. The fee would be due prior to the recording of the plat. Building Department 1. Follow recommendations of the soils engineer for construction on slopes or other unusual soil conditions. Fire Prevention 1. A fire hydrant with 1,000 gallons per minute (GPM) fire flow is required within 300 feet of all new single family structures. If the building square footage exceeds 3,600 s.f. in area, the minimum fireflow increased to 1,500 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. 3. A minimum 20-foot wide paved fire access route is required from the intersection of Meadow Avenue North/North 26th Street to Park Place North/Park Place North. • • Property Services 1. Comments from Property Services are being forwarded separately to the applicant, and are with regard to the preliminary plat drawing. 2. The preliminary fee sheet indicted that the two existing homes located on the subject site have not previously paid utility connection fees. The fees would apply to all of the lots created within the plat. Development Services 1. The site is designated"Residential Single Family and Residential.Rural in the,Comprehensive Plan. Zoning to the site is Residential - 8 Dwelling Units per Acre (R-8) and Residential.-1 Unit per Acre (R- 1). 2. Additional review fees may be required for structural review of the-bridge/ravine crossing per City Code. 3. The bridge/ravine crossing is approved in concept only. The.applicant must meet-City..standards with regard to design and construction of the crossing including.(but.not'limited to)::fill,'subgrade, and compaction materials and techniques. SONS .W ISMATAW A, PORTION OF THE NW 1/4 OF THE NW 1/4 OF SEC. 5, TWN. 23 N., R. 5 E., W.M. - -- -- - -- -- — — ts.,04cN Jbf STREET - - - --- --- I II I I I ad - SO'R,wT OF WAY a - II Ii - myP SCALE T'-2110' 6 — - I I I I I I � • I'COMPACTED DEPTH CLASS'B• W h �` • I I I I I I I I I I I ASPHALT-2 LIFTS REWIRED - N TBfT"L•"E LP SU6.RFACING COMPACTED DEPTH-CRUSHED Q!D Y� \SURFACING TOP COURSE G' A T2•GRAVEL BASE AS NEEDED z ,I .981E) 0_V a 7: \ .+I, LAKE WASH/NGTON BLVD. n1�-�L� B^ • `�O : 1111 ROADWAY SECTIONS �llp� k 4 riLAKE WAw,NGTLN z h SHORE LINE p 111 aillWri' - ` '� Ts R�wr OFwaY pIpr . h.-TIC f Z` , / ASPHALT Cl2D ECLASS D- J 2 \ , 1 .• J sm �6•COMPACTED DEPTH-CRUSHED I..,^ / SI/RfACING TOP COURSE �I v1co \ / Er FRAM.BASE AS HEEDED ,4E1 o) LA tl'L \�\ IN •- N.267H STREET ( ,Z . 1 z ROADWAY SECTIONS OC 1\WISNWIGTON \ L, J LANE \ NGTOV Oo SNORE LINE U-Q . Q Ar MCAT Of WAY J 16' 16' L� SHEET LEGEND GENERAL NOTES: T f ,'+TX-. - I 2K y O. IN MM.AAEAS ME EXISTING PAVEMENT EDGE SIMILE BE•SAW-cur TO LEAVE A Ti Ti J, y+ SHEET 1 OF B COVER SHEET JOIN POINT.ANY'RAMC STRIPING REMOVED OR DAMAGED DURING WIDENING WORK • `t 22 SHALL BE REPLACED IN KIND OR AS DIRECTED BY ME PUBLIC WORKS \+� 6 SHEET T OF B LEGAL DESCRIPTION A'COMPACTED DEPTH CLASS V' W • T. COMPACTION TESTS ON SLIBGPADE AND ROCKGRADE SHELL BE ROMPED..MC NILBEN OF ASPHALT-2 LIFTS REWIRED SHEETS OF B PRELIMINARY PLAT TESTS SHALL B£AT ME DISCREDCW AL OF THE CITY INSECT.. L TESTS AS N REIXRRED SHALL BE AT ME EXPENSE OF THE CONTRACTOR OR DEM.OPER THROUGH ANY 6-COMPACTED DEPTH-CRUSHED SHEET I OF B ROADWAY PROFILES LICENSED TESTING LAB OF HIS CHOICE THE M.A.COMPACTION FOR ME TOP TI• SURFACING TOP COURSE AO.¢TM-M-Wt OF DS SUBURADE SHALL BE 95K OF MAOMU,ROAOGE DENSITY.BELOW MAT LEVEL PEW.MI SHEET S OF B ROADWAY PROFILES TM'MIN,MUM COMPACTION SOIL BE SOS OF MAX..RELATIVE DENSITY.ROCK Tr GRAVEL BASE AS HONED SURFACES SNAIL HARE A MINWIUM COMPACTION OF 95K Of MAORIS RELATIVE SHEET 6 OF 6 GRADING AND UTILITIES PLAN DENSITY. DOWT.DI . SHEET 7 OF B SLOPE ANALYSIS PLAN S AD.USTONT OF CATCH BASIN LIDS OR GRATES MANHOLE LIDS MONMENT CASES PLAT ROADWAY SECTION SHEET B OF B TREES PLAN VALVE BOXES ETC.SHALL BE THE RESPONSIBILITY OF THE CONTRACTOR OR 0.KG TOM DEHOPER AS DOWNED AND SHALL BC ADAISTED AFTER THE FINAL LT OF ASPHALT °� HAS BEEN INSTALLED. 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City of,Renton 1055 South Grady Way Renton,Washington 98055 0 • SUBJECT: Labrador Preliminary Plat Project No. LUA-98-141,PP,R,V-H,ECF Appeal of Environmental Determination Dear Mr. Hearing Examiner: On behalf of the residents of Kennydale, I am filing an appeal of the environmental determination (DNS-Mitigated) for the Labrador Preliminary Plat. In accordance with the SEPA Rules, we request that an environmental impact statement be prepared. As proposed, the Labrador Preliminary Plat would result in significant adverse impacts to earth, trees and vegetation, aesthetics, wildlife habitat, and surface and ground water. The proposed mitigation measures would not adequately mitigate environmental impacts caused by,the subdivision. It is our hope that the EIS process would result in a modified proposal that is more sensitive to the environment. Respectively, Kim Browns 1003 N,28t Place Renton,WA 98056 • I ' ,I WASHINGTON STATE DEPARTMENT OF Natural Resources JENNIFER M.BELCHER Commissioner of Public Lands bLOPMENT MANNING CITY OF RENTON DATE: January 19, 1999 JAN 2 5 1999 RECEIVED TO: Jennifer Toth Henning City of Renton Planning/Building/Public Works Dept P. O. Box. 47703 Olympia, WA 98504-7703 FROM: David John Weiss - Resource Protection Specialist South Puget Sound Region SUBJECT REVIEW OF: Labrador Pre-Plat LUA98-141, PP,R,V,ECF ACTION SPONSOR: Brad Hughes/Labrador Ventures, LLC PROJECT: Timber Harvest/Land Conversion [] We do not have an interest in the above project and have no comments on the proposal. . I [X] j We do have an interest in the above project and wish to make the following comments: A *forest practicespermit will be required for the harvest of timber associated with this project. cc: Dave Dietiman - SEPA Center - DNR SEPA#:- 015081- - • SOUTH PUGET SOUND REGION 1950 FARMAN ST N I PO BOX 68 I ENUMCLAW,WA 98022-0068 FAX:(360)825-1672 I TTY.•(360)825-6381 I TEL:(360)825-1631 Equal Opportunity/Affirmative Action Employer RECYCLED PAPER L~ii t ' CITY OF RENTON • DETERMINATION OF NON-SIGNIFICANCE (MITIGATED) APPLICATION INO(S): LUA-98-141,PP,R,V,ECF APPLICANT: 1 Brad Hughes/Labrador Ventures, LLC PROJECT NAME: Labrador Preliminary Plat DESCRIPTION OF PROPOSAL: Brad Hughes, Labrador Ventures, LLC, has applied to subdivide a 15.5-acre site into 62 parcels for the eventual development of detached single family residential homes. Two tracts (A and B) containing steep slopes and wetlands would also be created but would not be developed. Two existing homes would remain. Proposed parcels range in size from 4,500 sq. ft. to 18,327 sq. ft. The site is zoned R-8 and R-1. A rezone from R-1 to R-5 is requested for 4.43 acres on the east portion of the property. Access would be from Burnett Avenue North and from North 26th Street. A ravine with a creek divides the site from southwest to northeast. Applicant proposes a bridge crossing, over the ravine in order to construct a public street linking the west and east portions of the site. The bridge crossing, requires a variance from the Land Clearing and Tree Cutting Ordinance in order to clear steep slope areas and disturb within 25 feet of the creek. A variance is also requested to clear steep slope areas abutting Burnett Avenue North in order to construct street improvements required per City Code. Excavation (approx. 7,953 cubic yards) and filling (approx. 4,733 cubic yards) are proposed for construction of the new road, bridge, and building pads. Two existing Category 2 wetlands are located on the property and would not be disturbed by the project. Proposal requires environmental review, preliminary plat approval, variance from Land Clearing and Tree Cutting Ordinance, and approval of a Rezone from R-1 to R-5 for 4.4 acres of the site. I LOCATION OF PROPOSAL: 2700 Block of Lake Washington Boulevard North and Burnett Avenue North LEAD AGENCY: City of Renton 1 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 43.21C.030(2) ). 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 January 25, 1999. 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. I PUBLICATION DATE: January 11, 1999 DATE OF DECISION: January 05, 1999 SIGNATURES l/ 7 q Gregg im rman dministrator DATE Departme t ofiPl' ing/Building/Public Works \6---?---------r" .4°-- . / 7 S7 7 m She herd,'Admi i'strator J 0DATE / ommu Pty Se es a ��,.�-,.. / 5, r 7 / Leer, "re ief DATE Ren on Fire Department DNSMSIG.DOC CITY OF RENTON DETERMINATION OF NON-SIGNIFICANCE (MITIGATED) MITIGATION MEASURES APPLICATION NO(S): LUA-98-141,PP,R,V-H,ECF APPLICANT: Brad Hughes/Labrador Ventures, LLC PROJECT NAME: Labrador Preliminary Plat DESCRIPTION OF PROPOSAL: Brad Hughes, Labrador Ventures, LLC, has applied to subdivide a 15.5- acre site into 62 parcels for the eventual development of detached single family residential homes. Two tracts (A and B) containing steep slopes and wetlands would also be created but would not be developed. A separate tract (Tract C) presently used for access to homes north of the site would not be developed. Two existing homes located on the site would remain. Proposed parcels range in size from 4,500 sq. ft. to 18,327 sq. ft. The site is zoned R-8 and R-1. A rezone from R-1 to R-5 is requested for 4.43 acres on the east portion of the property. Access would be from Burnett Avenue North and from North 26th Street. A ravine with a creek divides the site from southwest to northeast. Applicant proposes to cross the ravine with an earth bridge over a box culvert in order to construct a public street linking the west and east portions of the site, while leaving the creek in its natural water course. Construction of the crossing requires a variance from the Land Clearing and Tree Cutting Ordinance in order to clear vegetation from steep slope areas and disturb within 25 feet of the creek. A variance is also requested to clear vegetation from steep slope areas abutting Burnett Avenue North in order to construct street improvements required per City Code. Excavation (approx. 7,953 cubic yards) and filling (approx. 4,733 cubic yards) are proposed for construction of the new road, bridge, and building pads. Two existing Category 2 wetlands are located on the property and would not be disturbed by the project. Proposal requires environmental review, preliminary plat approval, variance from Land Clearing and Tree Cutting Ordinance, and approval of a Rezone from R-1 toR-5 for 4.43 acres of the site LOCATIONFOF PROPOSAL: 2700 Block of Lake Washington Boulevard North and Burnett Avenue North MITIGATIOIN MEASURES: 1. a) The applicant shall follow the recommendations of the Preliminary Geotechnical Report(T- 4106) prepared by Terra Associates, Inc. dated September 8, 1998 as amended by Addendum to Geotechnical Report,Labrador Lake Washington Property, dated December 1, 1998,with regard to any site disturbance, preparation, or development activities. b) The applicant shall engage a qualified engineering geologist to observe installation of all erosion and sedimentation measures at the site. The engineering geologist should make periodic visits to the site to observe site conditions and to verify the performance of the installations. Weekly reports on the status and condition of the erosion control plan with any recommendations of change or revision to either maintenance schedules or installation shall be submitted by the project engineer of record to the Public Works Inspector. c) The applicant shall identify the project clearing limits on the project drawings prior to the issuance of the construction permit, and in the field prior to initiating site work. d) the applicant,shall limit site disturbance including clearing, grading, utility, and roadwork activities for proposed Lots 5 through 12 (as depicted on the Preliminary Plat drawing, Sheet 3 of 8, prepared by Touma Engineers and Land Surveyors dated December, 1998)to occur during the relatively dry months of April through October. If possible, site clearing and grading should be performed in stages,with successive stages not being cleared until erosion control measures of the previous stage are in place. e) The applicant shall designate staging areas for temporary stockpiles of excavated soil prior to thelinitiation'of project construction. Excavated soils shall not be placed on or adjacent to site slopes. � I Labrador Preliminary Plat LUA-98-141,PP,R,V,ECF Mitigation Measures (Continued) Page 2 f) The applicant shall provide cover for temporary cut slopes and soil stockpiles during periods of inactivity. Temporary cover may consist of durable plastic sheeting that is securely anchored to the ground surface or straw mulch. Plastic sheeting should be placed and anchored as specified in Section D.4.2.3 of the King County Surface Water Design Manual (SWDM) -Appendix D. Mulch application shall conform to guidelines outlined in Section D.4.2.1 of the SWDM,Appendix D. g) The applicant shall establish permanent cover over exposed areas that will not be worked for a period of 30 days or more by seeding in conjunction with a mulch cover or appropriate hydroseeding. Site seeding should conform to the specifications presented in Section D.4.2.4 of the King County Surface Water Design Manual,Appendix D. h) The applicant shall provide stabilized construction entrances as specified in Section D.4.4.1 of the King County Surface Water Design Manual,Appendix D, prior to the initiation of site clearing. i) The applicant shall install a silt fence along the downslope perimeter of the area that is to be disturbed. The silt fence should be in place before clearing and grading is initiated, and should be constructed in conformance with the specifications presented in Section D.4.3.1 of the King County Surface Water Design Manual,Appendix D. j) The applicant shall construct shallow drainage swales to intercept surface water flow and route the flow away from the construction area to a stabilized discharge point. Vegetation growth should be established in the ditch by seeding or placing sod. Depending on site grades, it may be necessary to line the ditch with rock to protect the ditch from erosion and to reduce flow rates. The design and construction or drainage swales should conform to the specifications presented in Section 4.4.1 of the King County Surface Water Design Manual. Temporary pipe systems can also be used to convey stormwater across the site. k) The applicant shall provide on-site sediment retention for collected runoff. Depending on the contributory area of the runoff,adequate on-site sediment retention can be provided by perimeter protection controls (i.e. silt fencing). However,for larger areas, it may be necessary to construct an on-site sediment trap or settling pond to reduce the amount of suspended solids in the runoff prior to discharge. Specifications for design and construction of a sediment trap and settling pond are presented in Section D of the King County Surface Water Design Manual. I) The project contractor shall perform daily review and maintenance,of all erosion and sedimentation control measures at the site. m) The applicant shall be subject to further and separate environmental (SEPA) review for the bridge crossing over the ravine if the footprint of the bridge exceeds the footprint as depicted on thelPreliminary Plat drawing (Sheet 3 of 8 , prepared by Touma Engineers and Land Surveyors, dated December, 1998). 2. a) The applicant shall provide a streambank and slope restoration plan for any portion of the ravine that is disturbed due to construction of the bridge crossing. The restoration plan shall be prepared by a Landscape Architect, botanist, or ecologist and approved by the City of Renton and the Washington State Fish and Wildlife Department prior to the issuance of construction permits. b) The applicant shall coordinate with Development Services staff to design and install street lighting in such a manner that meets City Code requirements, but that minimizes the potential for spillover light and glare that could impact the ravine and wetland areas. A lighting plan shall be submitted by the applicant and approved by the Development Services staff project manager and Plan Review Supervisor, prior to the issuance of construction permits for the plat. Labrador Preliminary Plat LUA-98-1411I1,PP,R,V,ECF Mitigation Measures (Continued) Page 3 3. a) The applicant shall pay the applicable Transportation Mitigation Fee at the rate of$75.00 per each new average weekday trip attributable to the project. The Transportation Mitigation Fee is due prior to the recording of the plat. b) The applicant shall realign the proposed entrance road (at the intersection of the new street and Burnett Avenue North)further to the south,such that the minimum AASHTO sight distance standards are met. c) The applicant shall work with the City in installing the required street improvements along the Burnett Avenue North frontage in a manner which will not reduce the available sight distance to the south of the new intersection. d) The applicant shall install a stop sign for the new entry street at the intersection with Burnett Avenue North. 4. a) Tihe applicant shall pay the appropriate Fire Mitigation Fee at a rate of$488.00 per each new single family residential lot created by the proposed plat. The fee is due prior to the recording of the plat. b) The applicant shall provide fire department access a minimum width of 20-feet paved from the intersection of Meadow Avenue North/North 26th Street west to North 26th Street/Park Place North. 5. The applicant shall pay the appropriate Parks Mitigation Fee at the rate of$530.76 per each new single family residential lot. The fee is due prior to the recording of the plat. it ' I CITY OF RENTON DETERMINATION OF NON-SIGNIFICANCE (MITIGATED) ADVISORY NOTES APPLICATION NO(S): LUA-98-141,PP,R,V,ECF APPLICANT: Brad Hughes/Labrador Ventures, LLC I PROJECT NAME: Labrador Preliminary Plat DESCRIPTION OF PROPOSAL: Brad Hughes, Labrador Ventures, LLC, has applied to subdivide a 15.54cre site into 62 parcels for the eventual development of detached single family residential homes. Two tracts (A and B) containing steep slopes and wetlands would also be created but would not be developed. Two existing homes would remain. Proposed parcels range in size from 4,500 sq. ft. to 18,327 sq. ft. The site is zoned R-8 and R-1. A rezone from R-1 to R-5 is requested for 4.43 acres on the east portion of the property. Access would be from Burnett Avenue North and from North 26th Street. A ravine with a creek divides the site from southwest to northeast. Applicant proposes a bridge crossing over the ravine in order to construct a public street linking the west and east portions of the site. The bridge crossing requires a variance from the Land Clearing and Tree Cutting Ordinance in order to clear steep slope areas and disturb within 25 feet of the creek. A variance is also requested to clear steep slope areas abutting Burnett Avenue North in order to construct street improvements required per City Code. Excavation (approx. 7,953 cubic yards) and filling (approx. 4,733 cubic yards) are proposed for construction of the new road, bridge, and building pads. Two existing Category 2 wetlands are located on the property and would not be disturbed by the project. Proposal requires environmental review,) preliminary plat approval, variance from Land Clearing and Tree Cutting Ordinance, and approval of a Rezone from R-1 to R-5 for 4.4 acres of the site. LOCATION OF PROPOSAL: 2700 Block of Lake Washington Boulevard North and Burnett Avenue North 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. Plan Review-Sanitary Sewer 1. There is an existing 8"sewer main in Burnett Ave North adjacent to the project. This sewer main connects into a 12"sewer main in Lake Washington Blvd. North, which then connects into a METRO Interceptor main. There is also an 8"sewer main system in North 26th St. which then runs along the southerly portion of the plat within the ravine area. This system also connects into the METRO sewer interceptor west of Lake Washington Blvd. North. 2. An 8"sewer main extension will be required to serve the proposed development. The sewer main will need to be constructed within dedicated right-of-ways or within a 15 foot utility easement. 3. Separate side sewers will be required for each parcel (no dual side sewers). The minimum slope for the side sewers shall be 2%. 4. Sewer System Development Charges of$585 per single family parcel will be required for this plat. This fee must be paid prior to issuance of the construction permit for the preliminary plat. Plan Review-Water 1. There is an existing 12"water main adjacent to the site in Burnett Ave N. (320 foot pressure zone). The project is located in Aquifer Protection Zone 2. 2. Water main extensions will be required to serve the proposed plat. Minimum main size for residential development is typically 8". Water main extensions will also be required for the full frontage along North 26th Street. 3. Backflow prevention devices will be required for any irrigation or fire protection systems. 4. Fire hydrants will be required within 300 feet of each building site for the new parcels. 5. Many of the parcels within this plat will probably require pressure reduction valves due to calculated static pressures well in excess of 80 p.s.i. 6. Systm Development Charges will be required for this project($850 per lot). Plan Review-Storm Drainage 1. Conceptual drainage plan and drainage report has been submitted with the site plan application for this project. The conceptual drainage plan includes provisions for detention and water quality treatment in compliance with the requirements of the King County Surface Water Manual (KCSWM). The conceptual drainage plan is approved as submitted for this project. 2. The 'site development must include provisions for the existing discharge points along the northerly portion of the site. 3. System Development Charges will be required for this project ($0.129 per sq. ft. of new impervious surface) Plan Review-Street Improvements 1. Burnett Avenue North, North 26th Street, and Lake Washington Boulevard adjacent to the plat must be improved with curb, gutter, sidewalk, paving to the new gutter, street drainage and street lighting per City Code. 2. The new internal streets for the plats must also be improved with curb, gutter, sidewalk, paving, street drainage and street lighting. The pavement section must be a minimum of 32 feet in width, with a minimum thickness of 4"asphalt over 6"crushed rock. The right-of-way widths can be reduced to 42 feet provided additional easements are granted for street lighting and franchise utilities. 3. All new electrical, phone and cable services and lines must be undergrounded. 4. Dedication of additional right-of-way (20 feet) will be required adjacent to North 28th Street in the vicinity of Park Avenue North (small portion of the northeast corner of the plat). 5. We have reviewed the traffic studies prepared for three proposed projects on Lake Washington Blvd. N: Tamaron Pointe Apartments, Labrador Subdivision, and the Bluffs. The reports have been prepared per methodology acceptable to the City and standard engineering practices. The assumptions used and conclusions reached are acceptable, and should be relied upon in the land use review of these projects. The three reports conclude that there will be no significant degradation of levels of service for traffic in the area as a result of the construction of these three projects. 6. The,traffic report notes that the sight distance to the north on Burnett Ave N from the new entry street will be 250 feet. While this exceeds the recommended minimum stopping sight distance of 150 feet, it is less than the recommended minimum intersection entering sight distance of 330 feet. Therefore, additional mitigation measures are warranted as recommended in the traffic study. The project approval should include the following conditions: a) The applicant shall realign the proposed entrance road(at the intersection of the new street and Burnett Avenue North) further to the south, such that the minimum AASHTO sight distance standards are met. b) The applicant shall work with the City in installing the required street improvements along the Burnett Avenue North frontage in a manner which will not reduce the available sight distance to the south of the new intersection. c) The applicant shall install a stop sign for the new entry street at the intersection with Burnett Avenue North. 7. Traffic mitigation fees of$75 per net new average daily trip ($716.25 per lot)will be required prior to recording of the plat (60 new homes within the 62-lot plat x $716.25 = total of $42,979.00). Fire mitigation and Parks mitigation fees must also be paid prior to recording of the plat, or recording of any phase of the plat. Plan Review-General 1. The connection of the proposed street system across the existing ravine will provide an important link to an existing dead-end system on the easterly side of the ravine. This connection will improve emergency access and regular access to existing residences, as well as the new parcels created on the east side of the plat. If a box culvert crossing is provided at this location, in compliance with requirements of the State Fisheries Department, there would appear to be no significant impact to this ravine in terms of stream protection or protection of steep slopes. We recommend approval of the variance request to allow for this street crossing of the existing ravine. 2. All required utility, drainage and street improvements will require separate plan submittals prepared according to City of Renton drafting standards by a registered Civil Engineer. The construction permit application must include a itemized cost estimate for these improvements. The fee for review and inspection of these improvements is 5% of the first$100,000 of the estimated construction costs; 4% of anything over$100,00 but less than $200,000, and 3% of anything over$200,000. Half of this fee must be paid upon application for construction permits (preliminary plat improvements), and the remainder when the construction permit is issued. There may be additional fees for water service related expenses. Parks Department 1. The 2.9 acres of open space should remain in private ownership. Parks recommends that the open space tracts be protected through a Native Growth Protection Easement to preserve existing vegetation and sen sitive slopes. 2. ParlIs Mitigation Fee of$530.76 per each new residential lot created should be required as part of environmental review. The fee would be due prior to the recording of the plat. Building Department 1. Follow recommendations of the soils engineer for construction on slopes or other unusual soil conditions. Fire Prevention 1. A fire hydrant with 1,000 gallons per minute (GPM) fire flow is required within 300 feet of all new single family structures. If the building square footage exceeds 3,600 s.f. in area, the minimum fireflow increased to 1,500 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. 3. A minimum 20-foot wide paved fire access route is required from the intersection of Meadow Avenue North/North 26th Street to Park Place North/Park Place North. Property Services 1. Comments from Property,Services are being forwarded separately to the applicant, and are with regard to the preliminary plat drawing. 2. The preliminary fee sheet indicted that the two existing homes located on the subject site have not previously paid utility connection fees. The fees would apply to all of the lots created within the plat. Development Services 1. The site is designated Residential Single Family and Residential Rural in the Comprehensive Plan. Zoning to the site is Residential - 8 Dwelling Units per Acre (R-8) and Residential - 1 Unit per Acre (R- 1). 2. Additional review fees may be required for structural review of the bridge/ravine crossing per City Code. 3. The bridge/ravine crossing is approved in concept only. The applicant must meet City standards with regard to design and construction of the crossing including (but not limited to) fill, subgrade, and compaction materials and techniques. it (,�1r. :: •� �CIT F-OF "U. . : � `' =`�� •' � • ~ Building%Public Works Department 'planning/ Jesse Tanner Mayor Gregg Zimmerman P.E.,Administrator January 8, 1999 Mr.Tom Touma Touma Engineers 6632 South 191st Place, Suite E102 Kent, WA 98032 I . SUBJECT: Labrador Preliminary Plat Project No. LUA-98-141,PP,R,V-H,ECF Dear Mr.Touma: 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 5, 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 January 25, 1999. 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)-4310-6510. 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 2, 1999, at 9:00 AM to consider the Preliminary Plat, Variance and Rezone. 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)430-7286. • • For the Environme tal Review Committee, Jennifer Toth Hienning Project Manager cc: " Pàrties of Record ' • Labrador Ventures LLC/Owners Enclosure. • DNSMLTR.DOC 1055 South Grady Way-Renton, Washington 98055 This paper contains 50%recycled material,20%post consumer Charles and Gayle Shure Mr. &Mrs. James Brundage Michelle Wright 1201 North 28th Place 1440 North 28th Street 1321 North 28th Street Renton,WA 98056 Renton, WA 98056 Renton, WA 98056 Susan and Rich Hopkins David and Sandi Sagar Odell and Shirley Milliren 2511 Park Place North 1025 North 28th Place 1020 North 28th Place Renton, WA 98056 Renton, WA 98056 Renton, WA 98056 Brian and Anja Shives Tina and Jerry Cullers . Mr. and Mrs. James Scott 2803 Burnett Avenue North 2506 Meadow Avenuke North 1405 North 28th Renton, WA 98056 Renton, WA 98056 Renton, WA 98056 Kim and Theo Browne Marlene Mandt Song Qiao 1003 North 28th Place 1408 North 26th St. 1412 North 26th Street Renton, WA 98056 Renton, WA 98056 Renton, WA 98056 Dean and Kim Schellert Don and Patricia Rosburg M.L. and Zoe Gibson 1013 North 28th Place 1402 North 26th Street 1215 North 28th Place Renton, WA 980561 Renton, WA 98056 Renton, WA 98056 Barbara Smith Robert and Esther Miller LaVerne and Mary Jo Graves 1308 North 26th Street 1121 North 28th Place 905 North 28th Place Renton, WA 98056 Renton, WA 98056 Renton, WA 98056 Steve and Julie Wasson Manfred and Anne Hansen Rich Wagner 2515 Park Place North 1221 North 26th Street Baylis Brand Wagner Architects Renton, WA 98056 Renton, WA 98056 10801 Main Street Bellevue, WA 98004 Dean and Cynthia(Schumacher Cindy and Eric Korn Nancy Stark 1116 North 28th Place 1211 North 28th Place Mark Mykel Renton, WA 98056 Renton, WA 98056 1409 North 26th Street Renton, WA 98056 Bill and Madeline Arrigoni G.R. Gardener Gary and Deborah Parker 907 North 34th Street 2100 Lake Washington Blvd N,#84 1301 North 26th Street Renton, WA 98056 Renton, WA 98056 Renton, WA 98056 Labrador porlbs LUA98-141,PP,R,V,ECF 1 iI J.H. McTigue Resident Michael Moore 2701 Meadow Place North 1314 North 26th St 1220 North 28th Place Renton, WA 980561 Renton, WA 98056 Renton, WA 98056 Loretta Moore Bruce and Marina Koch Renee Perrault 1204 North 28th Place 2900 Park Avenue North 2520 Park Place North Renton, WA 98056 Renton, WA 98056 Renton, WA 98056 Gary Arnold Steven and Joan Geffre Loretta Lyonais 2520 Park Place North 2625 Meadow Place North 2820 Park Avenue North Renton, WA 980561 Renton, WA 98056 Renton, WA 98056 Nancy Holma Paul Undino Clark and Mary Boyce Betty Holma Judy Johnston 1108 North 29th Street 1409 North 24th Street 1325 North 24th Street Renton, WA 98056 Renton, WA 980561 Renton, WA 98056 Thelma Sutherland Win Clow Thomas Dunham 1205 North 29th Street 2616 Meadow Avenue North 1014 North 29th Street Renton, WA 98056 Renton, Wal 98056 Renton, WA 98056 Lew Jones Gary and Marcie Palmer Scott and Savitha Finch 1401 North 24th Street 2507 Park Place North 929 North 28th Place Renton, WA 98056 Renton, WA 98056 Renton, WA 98056 Natasha Nimmo I Dora Dones Lorri Murashige 911 North 28th Place PO Box 625 2002 Aberdeen Place NE Renton, WA 98056 Renton, WA 98057 Renton, WA 98056 Helen Ivanich Christine Reid Ray Neria 2907 Park Avenue North 1409 North 28th Street 1024 North 30th Street Renton, WA 98056 Renton, WA 98056 Renton, WA 98056 Carol Johnson Resident Frank and Madlyne Delgado 1309 North 28th Street 1307 North 28th Street 1303 North 28th Street Renton, WA 98056 Renton, WA 98056 Renton, WA 98056 Labrador porlbs LUA98-141,PP,R,V,ECF 2 William Lengyec Warren and Paula Madat William Jensen 1436 North 28th Street 1428 North 28th Street 1432 North 28th Street Renton, WA 98056 Renton, WA 98056 Renton, WA 98056 Tanya and Larry Posey Nicolle Willner P. Scott 1416 North 28th Street 1412 North 28th Street 1402 North 28th Street Renton, WA 98056 Renton, WA 98056 Renton, WA 98056 Jeanne K. Hughes Wayne Gills Petrude W. Olds, Jr. 1421 North 28th Street 1444 North 28th Street 1314 North 26th Street Renton, WA 98056 Renton, WA 98056 Renton, WA 98056 Helen Woods Mr. and Mrs.Tino Contreur Deborah Colombi 1109 North 28th Place 1105 North 28th Place 1209 North 29th Street Renton, WA 98056 Renton, WA 98056 Renton, WA 98056 Resident Chantelle Wagner Albert Casper 1214 North 29th Street 1201 North 29th Street 1202 North 29th Street Renton, WA 98056 Renton, WA 98056 Renton, WA 98056 Robert Doerschel Laura Clawsen Debra Malachi 1113 North 29th Street 1112 North 29th Street 1021.North 29th Street Renton, WA 98056 Renton, WA 98056 Renton, WA 98056 Thomas Dunham Mary Paulus Patricia Burnett 1014 North 29th Street 1010 North 29th Street 1004 North 29th Street Renton, WA 98056 Renton, WA 98056 Renton, WA 98056 Marty and Maura Capadina Carlie Alari Jack and Peggy Solwoniuk 912 North 29th Street 2608 Camas Avenue NE 906 North 29th Street Renton, WA 980561 Renton, WA 98056 Renton, WA 98056 James Templemar Joan Jensen Lois Motthe 903 North 29th Street 2621 Meadow Place North 1000 North 29th Street Renton, WA 98056 Renton, WA 98056 Renton, WA 98056 Labrador porlbs LUA98-141,PP,R,V,ECF 3 Michael Korfandy Douglas Stark Wm Lynn Weller 1003 North 29th Street 1009 North 28th Place 922 North 28th Place Renton, WA 98056' Renton, WA 98056 Renton, WA 98056 Trudy Neumann Steve and Jennifer Elilis Pat Elliso 922 North 28th Place 910 North 28th Place 1001 North 36th Street Renton, WA 98056 Renton, WA 98056 Renton, WA 98056 James Montgomery', Resident Pamela Mancinelli 2807 Burnett Avenue North 2815 Burnett Avenue North 2910 Burnett Avenue North Renton, WA 98056 Renton, WA 98056 Renton, WA 98056 Mary Running Helen Pfeifle Myrtle Larson 819 North 30th Street 812 North 30th Street 718 North 30th Street Renton, WA 98056, Renton, WA 98056 Renton, WA 98056 Penny Hanson Ann Spreud Alison Allen 1206 North 30th Street 1213 North 30th Street 1217 North 30th Street Renton, WA 98056 Renton, WA 98056 Renton, WA 98056 Mike Seaman Resident Betsy Jansen 1203 North 30th Street 1115 North 30th Street 1109 North 30th Street Renton, WA 98056 Renton, WA 98056 Renton, WA 98056 Doy King Donna Evans Robert Tritsvold 1103 North 30th Street 1017 North 30th Street 1007 North 30th Street Renton, WA 98056 Renton, WA 98056 Renton, WA 98056 Chauncey and Gwenyth Betts Martin Hadfield Robyn Goodwin 1014 North 30th Street 1116 North 30th Street 1102 North 30th Street Renton, WA 98056 Renton, WA 98056 Renton, WA 98056 Aldene Warman Jim Lilly Eric Folks 1104 North 30th Street 1212 North 30th Street 1118 North 30th Street Renton, WA 98056 Renton, WA 98056 Renton, WA 98056 Labrador porlbs LUA98-141,PP,R,V,ECF 4 Leigh and Marcie Johanson Donald and Neva Dallas J. Stachowiak 1006 North 30th Street 916 North 30th Street 902 North 30th Street Renton, WA 98056 Renton, WA 98056 Renton, WA 98056 Ernie Guntle Denise Jorgensen Charmaine Spomer 814 North 30th Street 1224 North 28th Place 2814 Park Avenue North Renton, WA 98056 Renton, WA 98056 Renton, WA 98056 Kevin M. Seripser Violet Hanahan Loretta Lyonais 2815 Park Avenue North 2808 Park Avenue North 2820 Park Avenue North Renton, WA 98056 I Renton, WA 98056 Renton, WA 98056 Patricia Banasky Kay McCord Gary and Paula DuBois 1401 North 26th Street 2802 Park Avenue North 2415 Park Place North Renton, WA 98056 , Renton, WA 98056 Renton, WA 98056 Alice Shay Kathleen Gianini Jean Olds 1411 North 26th Street 1311 North 26th Street 1314 North 26th Street Renton, WA 98056 Renton, WA 98056 Renton, WA 98056 Chuck Logan Patrick McDonald Sharon Mullinaux 2611 Meadow Avenue North 1405 North 24th Street 1415 North 24th Street Renton, WA 98056 , Renton, WA 98056 Renton, WA 980565 Andie Jorgenson Walter and Maxine Grieser Richard and Catherine Galviln 2411 Garden Court North 2423 Garden Court North 2407 Garden Court North Renton, WA 98056 Renton, WA 98056 Renton, WA 98056 Gary Palmer Roger and Carla Fleming Roger and Shelly O'Brien 2507 Park Place North 1404 North 24th Street 2407 Meadow Avenue North Renton, WA 98056 Renton, WA 98056 Renton, WA 98056 Richard and Sandy Basquette Michael Stork Dean Hobart 1512 North 24th Street 2219 Meadow Avenue North 123- 141st Place NE Renton, WA 98056 Renton, WA 98056 Bellevue, WA 98007 Labrador porlbs LUA98-141,PP,R,V,ECF 5 Pam Jackson Joni Job Wynnlee Crisp 2707 Meadow Place North 1127 North 28th Place 2100 NE 31st Street Renton, IWA 98056 Renton, WA 98056 Renton, WA 98056 Peter Hartley Charles Jensen Robert and Marjory Kaufmann 2815 Burnett Avenue North 2621 Meadow Place North 2820 Burnett Avenue North Renton, WA 98056 Renton, WA 98056 Renton, WA 98056 James V.,Handmacher Bonneville,Viert,Morton &McGoldrick 820"A"Street, Suite 600 P.O. Box 1533 Tacoma,WA 98401-1533 Labrador porlbs LUA98-141,PP,R,V,ECF 6 • ENVIRONMENTAL DETERMINATION & PUBLIC HEARING POSTED TO NOTIFY INTERESTED PERSONS OF AN ENVIRONMENTAL ACTION PROJECT NAME: LABRADOR PRELIMINARY PLAT PROJECT NUMBER: LUA-98-141,PP-R V-H,ECF Brad Hughes, Labrador Ventures, LLC, has applied to subdivide a 15.5-acre site into 62 parcels for the eventual development of detached single family residential homes. Two tracts (A and B) containing steep slopes and wetlands would also be created but would not be developed. A separate tract(Tract C) presently used for access to homes north of the site would not be developed. Two existing homes located on the site would remain. Proposed parcels range in size from 4,500 sq.ft.to 18,327 sq.ft. The site is zoned R-8 and R-1. A rezone from R-1 to R-5 is requested for 4.43 acres on the east portion of the property. Access would be from Burnett Avenue North and from North 26th Street. A ravine with a - • creek divides the site from southwest to northeast. Applicant proposes to cross the ravine with an earth bridge over a bok culvert in order to construct a public street linking the west and east portions of the site,while leaving the creek in its natural water course. Construction of the crossing requires a variance from the Land Clearing and Tree Cutting Ordinance in order to clear vegetation from steep slope areas and disturb within 25 feet of the creek. A variance is also requested to clear vegetation from steep slope areas abutting Burnett Avenue North in order to construct street improvements required per City Code. Excavation (approx. 7,953 cubic.yards) and filling (approx. 4,733 cubic yards) are proposed for construction of the new road, bridge, and building pads. Two existing Category 2 wetlands are located on the property and would not be disturbed by the project. Proposal requires environmental review, preliminary plat approval, variance from Land Clearing and Tree Cutting Ordinance, and approval of a Rezone from R-1 to R-5 for 4.43 acres of the site. 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 January 25, 1999. 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. A Public Hearing will be held by the Renton Hearing Examiner at his regular meeting in the Council Chambers on the 7th floor of City Hall, 1055 South Grady Way, Renton, Washington, on February 2, 1999, at 9:00 AM tlo consider the Preliminary Plat, Rezone and Variance. If the Environmental Determination is appealed,the appeal will be heard as part of this public hearing. 1 N 29TH I ST.a N. 29TH sT. a """;da l 41 4?. ' 1• ,. ts'#'I,Qa�,<�. „�, „:I0 - ICJ t. 3 I1. au ,VP 1 n ,'�• r9 ii5'10i" w,1,;.i�!.,H�a;•f: ll : 2".'' ._.�;a.. .a %. °i® rAmoretoN 213TH PL. 45,'• ._:tl'ap.1t©laL'1'iQlli?i_'�''"��I ' N 4 aeNo '' ow ear, c g ® n.,I4 -© 'p I I \ E?t� r•• • I YM `• !, FD•f"NIOE•...,t.,o Lm. ts\le. ,T� O • �b6'' �, •,`.1C I L�Yti�•: ;,Yet. 29 !1• N2.TH �r-,St a b1 aZf4 �.50 F/ 1:P . — r FOR FURTHER INFORMATION, PLEASE CONTACT THE CITY OF RENTON, DEVELOPMENT SERVICES DIVISION AT(425)430-7200. DO NOT.REMOVE THIS NOTICE WITHOUT PROPER AUTHORIZATION s;<: :.::;::r;;>::P ease:.nc.ude>the;; 'ro ect:.:U. .B .R>when:cal in• ::for:, ro":er=.fi. e I e:ntificatiorir>; :''.i:`{=';:;<"'>` 1 - Y c - :CIT OFRENTON - Pl annin Buil in���.�� g/ d g/Public Works Department J � . • • Jesse Twiner,Mayor . ' _ • Gregg Zimmerman P.E.,Administrator January 7, 19991 • . 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 5, 1999: DETERMINATION OF NON-SIGNIFICANCE-MITIGATED LABRADOR PRELIMINARY PLAT LUA-98-141,PP,R,V,ECF The applicant has applied to subdivide a 15.5-acre site into 62 parcels for the eventual development of detached single family residential homes. Two tracts(A and B) containing steep slopes and wetlands would also be created but would not be developed. A separate tract (Tract C) presently used for access to homes north of the site would not be developed. Two existing homes located on the site would remain. Proposed parcels range in .' size from 4,500 sq. ft.to 18,327 sq.ft.'The site is zoned R-8 and R-1. A rezone from R-1 to R-5 is requested for 4.43 acres on the east portion of the property. Access would-be from Burnett Avenue North and from North 26th Street. ,A ravine with a creek divides the site from southwest to northeast. Applicant proposes to cross the ravine with an earth bridge over a box culvert in order to construct a public street linking the west and east portions of the site,while leaving the creek in its natural water course. .Construction of the crossing requires a variance from the Land Clearing and Tree Cutting Ordinance in order to clear vegetation from steep slope areas : .and disturb within 25 feet of°the,creek. A variance is also requested to clear vegetation from steep slope areas abutting Burnett Avenue North in order to construct street improvements required per City Code. Excavation (approx. 7,953,cubic yards) and filling (approx:,4,733 cubic yards) are proposed for construction of the new road, . . bridge,land building pads. Two existing Category'2 wetlands are located on the property and would not be disturbed by the project. Proposal requires environmental review,preliminary plat approval, variance from Land Clearing and Tree Cutting Ordinance, and approval of a Rezone fromR-1 toR-5 for 4.43 acres of the site. Location:2700 Block of Lake Washington Boulevard North and Burnett Avenue North. Appeals of the environmental determination must be filed in writing on or before 5:00 PM January 25, 1999. Appeals must be filed in writing together with the required $75.00 applicationfee 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) 430-7286. -. For the Enviro?Mw) view Committee, T e To enni �� :, I') illti bn ng roject 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 '' s . s. • •Duwamih Tribal•Office :;;:''':-- - . •, .:Rod.Malcon;Fishers es : uck ehoot Indian Tribe (Ordinance) , Joe'Jarn a Pu e.tSound EnergY ,,,: , " _ AGNCYLTRDOC\ ;"•., ':1055 South Grady;'Way.-Renton-Washington 98055 - ".• ..,, This paper contains 50%recycled material,20%post consumer � I 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. LABRADOR PRELIMINARY PLAT LUA-98-141,PP,R,V,ECF ;Environmental review for subdivision and development of single family homes. Location: 2700 block of Lk. Washington Blvd. N. and Burnett Ave. N. Appeals of the environmental determination must be filed in writing on or before 5:00 PM January 25, 1999. 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. 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 2, 1999 at 9:00 AM to consider the Preliminary Plat, Variance and Rezone. 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: January 11, 1999 Account No. 51067 � I - STAFF City of Renton REPORT Department of Planning/Building/Public Works ENVIRONMENTAL REVIEW COMMITTEE A. BACKGROUND ERC MEETING DATE January 5, 1999 Project Name Labrador Preliminary Plat Applicant Brad Hughes Labrador Ventures, LLC PO Box 3344 Kirkland, WA 98083 File Number LUA-098-141, PP, R, V-H, ECF Project Manager Project Description Brad Hughes, Labrador Ventures, LLC, has applied to subdivide a 15.5-acre site into 62 parcels for the eventual development of detached single family residential homes. Two tracts (A and B) containing steep slopes and wetlands would also be created but would not be developed. A separate tract (Tract C) presently used for access to homes north of the site would not be developed. Two existing homes located on the site would remain. Proposed parcels range in size from 4,500 sq. ft. to 18,327 sq. ft. The site is zoned R-8 and R-1. A rezone from R-1 to R-5 is requested for 4.43 acres on the east portion of the property. Access would be from Burnett Avenue North and from North 26th Street. A ravine with a creek divides the site from southwest to northeast. Applicant proposes to cross the ravine with an earth bridge over a box culvert in order to construct a public street linking the west and east portions of the site, while leaving the creek in its natural water course. Construction of the crossing requires a variance from the Land Clearing and Tree Cutting Ordinance in order to clear, vegetation from steep slope areas and disturb within 25 feet of the creek. A variance is also requested to clear vegetation from steep slope areas abutting Burnett Avenue North in order to construct street improvements required per City Code. Excavation (approx. 7,953 cubic yards) and filling (approx. 4,733 cubic yards) are proposed for construction of the new road, bridge, and building pads. Two existing Category 2 wetlands are located on the property and would not be disturbed by the project. Proposal requires environmental review, preliminary plat approval, variance from Land Clearing and Tree Cutting Ordinance, and approval of a Rezone from R-1 to R-5 for 4.43 acres of the site. Project Locatiion 2700 Block of Lake Washington Boulevard North and Burnett Avenue North Exist. Bldg. Area gsf 2 existing homes to remain Proposed New Bldg. Area gsf N/A Site Area 15.5 acres Total Building Area gsf N/A Project Location Map - ERCDOC City ofRentonPB/PWDepartment 1> ,mmental Review Committee Staff Report • LABRADOR PRELIMINARY PLAT LUA-98-141,PP,R, V-H,ECF REPORT AND DECISION OF JANUARY 5,1999 Page2 of 15 RECOMMENDATION Staff Recommend that the Environmental Review Committee issue a Determination of Non-Significance -Mitigated(DNS-M). B. RECOMMENDATION Based on analysis of probable impacts from the proposal, staff recommend that the Responsible Officials make the following Environmental Determination: DETERMINATION OF X 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-M with 15 day Comment Period followed by a 14 day Appeal Period. C. MITIGATION MEASURES 1. a) The applicant shall follow the recommendations of the Preliminary Geotechnical Report(T-4106) prepared by Terra Associates, Inc. dated September 8, 1998 as amended by Addendum to Geotlechnical Report,Labrador Lake Washington Property, dated December 1, 1998,with regard to any site disturbance, preparation, or development activities. b) The applicant shall engage a qualified engineering geologist to observe installation of all erosion and sedimentation measures at the site. The engineering geologist should make periodic visits to the site to observe site conditions and to verify the performance of the installations. Weekly reports on the status and condition of the erosion control plan with any recommendations of change or revision to either maintenance schedules or installation shall be submitted by the project engineer of record to the Public Works Inspector. c) The applicant shall identify the project clearing limits on the project drawings prior to the issuance of the construction permit, and in the field prior to initiating site work. d) The applicant shall limit site disturbance including clearing, grading, utility, and roadwork activities for proposed Lots 5 through 12 (as depicted on the Preliminary Plat drawing, Sheet 3 of 8 , prepared by Touma Engineers and Land Surveyors dated December, 1998)to occur during the relatively dry months of April through October. If possible, site clearing and grading should be performed in stages,with successive stages not being cleared until erosion control measures of the previous stage are in place. e) The applicant shall designate staging areas for temporary stockpiles of excavated soil prior to the initiation of project construction. Excavated soils shall not be placed on or adjacent to site slopes. f) The applicant shall provide cover for temporary cut slopes and soil stockpiles during periods of inactivity. Temporary cover may consist of durable plastic sheeting that is securely anchored to the ground surface or straw mulch. Plastic sheeting should be placed and anchored as specified in Section D.4.2.3 of the King County Surface Water Design Manual (SWDM) -Appendix D. Mulch application shall conform to guidelines outlined in Section D.4.2.1 of the SWDM,Appendix D. g) The applicant shall establish permanent cover over exposed areas that will not be worked for a period of 30 days or more by seeding in conjunction with a mulch cover or appropriate hydroseeding. ERC.DOC City of Renton P/B/PW Department 1' Onmental Review Committee Staff Report LABRADOR PRELIMINARY PLAT LUA-98-141,PP,R, V-H,ECF REPORT AND DECISION OFJANUARY 5,1999 Page3 of 15 Site seeding should conform to the specifications presented in Section D.4.2.4 of the King County Surface Water Design Manual,Appendix D. h) The applicant shall provide stabilized construction entrances as specified in Section D.4.4.1 of the King County Surface Water Design Manual,Appendix D, prior to the initiation of site clearing. i) Thle applicant shall install a silt fence along the downslope perimeter of the area that is to be disturbed. The silt fence should be in place before clearing and grading is initiated, and should be constructed in conformance with the specifications presented in Section D.4.3.1 of the King County Surf ice Water Design Manual, Appendix D. j) The applicant shall construct shallow drainage swales to intercept surface water flow and route the flow away from the construction area to a stabilized discharge point. Vegetation growth should be established in the ditch by seeding or placing sod. Depending on site grades, it may be necessary to line the ditch with rock to protect the ditch from erosion and to reduce flow rates. The design and construction or drainage swales should conform to the specifications presented in Section 4.4.1 of the King County Surface Water Design Manual. Temporary pipe systems can also be used to convey stormwater across the site. k) The applicant shall provide on-site sediment retention for collected runoff. Depending on the contributory area of the runoff, adequate on-site sediment retention can be provided by perimeter protection controls (i.e. silt fencing). However,for larger areas, it may be necessary to construct an on-site sediment trap or settling pond to reduce the amount of suspended solids in the runoff prior to discharge. Specifications for design and construction of a sediment trap and settling pond are presented in Section D of the King County Surface Water Design Manual. I) The project contractor shall perform daily review and maintenance of all erosion and sedimentation control measures at the site. m) The applicant shall be subject to further and separate environmental (SEPA) review for the bridge crossing over the ravine if the footprint of the bridge exceeds the footprint as depicted on the Preliminary Plat drawing (Sheet 3 of 8 , prepared by Touma Engineers and Land Surveyors, dated December, 1998). 2. a) The applicant shall provide a streambank and slope restoration plan for any portion of the ravine that is disturbed due to construction of the bridge crossing. The restoration plan shall be prepared by al Landscape Architect, botanist, or ecologist and approved by the City of Renton and the Washington State Fish and Wildlife Department prior to the issuance of construction permits. b) The applicant shall coordinate with Development Services staff to design and install street lighting in such a manner that meets City Code requirements, but that minimizes the potential for spillover light and glare that could impact the ravine and wetland areas. A lighting plan shall be submitted by the applicant and approved by the Development Services staff project manager and Plan Review Supervisor, prior to the issuance of construction permits for the plat. 3. a) The applicant shall pay the applicable Transportation Mitigation Fee at the rate of$75.00 per each news average weekday trip attributable to the project. The Transportation Mitigation Fee is due prior to the recording of the plat. b) The applicant shall realign the proposed entrance road (at the intersection of the new street and Burnett Avenue North)further to the south, such that the minimum AASHTO sight distance standards are met. c) The applicant shall work with the City in installing the required street improvements along the Burnett Avenue North frontage in a manner which will not reduce the available sight distance to the south of the new intersection. ERC.DOC City of Renton PB(PW Department ]. ,onmental Review Committee Staff Report LABRADOR PRELIMINARY PLAT ' LUA-98-141,PP,R, V-H,ECF REPORT AND DECISION OFJANUARY 5,1999 Page4 of 15 d) The applicant shall install a stop sign for the new entry street at the intersection with Burnett Avenue North. I ` 4. a) The applicant shall pay the appropriate Fire Mitigation Fee at a rate of$488.00 per each new single family residential lot created by the proposed plat. The fee is due prior to the recording of the plat. b) The applicant shall provide fire department access a minimum width of 20-feet paved from the intersection of Meadow Avenue North/North 26th Street west to North 26th Street/Park Place North. 6. The applicant shall pay the appropriate Parks Mitigation Fee at the rate of$530.76 per each new single family residential lot. The fee is due prior to the recording of the plat. Advisory Notes to Applicant: The following notes are supplemental information provided in conjunction with the environmental determination. Because these notes are provided as information only, they are not subject to the appeal process for environmental determinations. Plan Review- Sanitary Sewer 1. There is an existing 8"sewer main in Burnett Ave North adjacent to the project. This sewer main connects into a 12"sewer main in Lake Washington Blvd. North,which then connects into a METRO Interceptor main. There is also an 8"sewer main system in North 26th St. which then runs along the southerly portion of the plat within the ravine area. This system also connects into the METRO sewer interceptor west of Lake Washington Blvd. North. 2. An 8"sewer main extension will be required to serve the proposed development. The sewer main will need to be constructed within dedicated right-of-ways or within a 15 foot utility easement. 3. Separate side sewers will be required for each parcel (no dual side sewers). The minimum slope for the side sewers shall be 2%. 4. Sewer System Development Charges of$585 per single family parcel will be required for this plat. This fee must be paid prior Ito issuance of the construction permit for the preliminary plat. Plan Review-Water 1. There is an existing 12"water main adjacent to the site in Burnett Ave N. (320 foot pressure zone). The project is located in Aquifer Protection Zone 2. 2. Water main extensions will be required to serve the proposed plat. Minimum main size for residential development is typically 8". Water main extensions will also be required for the full frontage along North 26th Street. 3. Backflowlprevention devices will be required for any irrigation or fire protection systems. 4. Fire hydrants will be required within 300 feet of each building site for the new parcels. 5. Many of the parcels within this plat will probably require pressure reduction valves due to calculated static pressures well in excess of 80 p.s.i. 6. System Development Charges will be required for this project ($850 per lot). Plan Review-Storm Drainage 1. Conceptual drainage plan and drainage report has been submitted with the site plan application for this project. The conceptual drainage plan includes provisions for detention and water quality treatment in compliance with the ERC.DOC City of Renton PB/PWDepartment 1: onmental Review Committee Staff Report LABRADOR PRELIMINARY PLAT LUA-98-141,PP,R, V-H,ECF REPORT AND DECISION OFJANUARY 5,1999 Page5 of 15 requirements of the King County Surface Water Manual (KCSWM). The conceptual drainage plan is approved as submitted for this project. 2. The site development must include provisions for the existing discharge points along the northerly portion of the site. 3. System Development Charges will be required for this project ($0.129 per sq. ft. of new impervious surface) Plan Review-Street Improvements 1. Burnett Avenue North, North 26th Street, and Lake Washington Boulevard adjacent to the plat must be improved with curb, gutter, sidewalk, paving to the new gutter, street drainage and street lighting per City Code. 2. The new internal streets for the plats must also be improved with curb, gutter, sidewalk, paving, street drainage and street lighting. The pavement section must be a minimum of 32 feet in width,with a minimum thickness of 4" asphalt over 6" crushed rock. The right-of-way widths can be reduced to 42 feet provided additional easements are granted for street lighting and franchise utilities. 3. All new electrical, phone and cable services and lines must be undergrounded. 4. Dedication of additional right-of-way (20 feet)will be required adjacent to North 28th Street in the vicinity of Park Avenue North (small portion of the northeast corner of the plat). 5. We have reviewed the traffic studies prepared for three proposed projects on Lake Washington Blvd. N: Tamaron Pointe Apartments, Labrador Subdivision, and the Bluffs. The reports have been prepared per methodology acceptable to the City and standard engineering practices. The assumptions used and conclusions reached are acceptable, and should be relied upon in the land use review of these projects. The three reports conclude that there will be no significant degradation of levels of service for traffic in the area as a result of the construction of these three projects. 6. The traffic report notes that the sight distance to the north on Burnett Ave N from the new entry street will be 250 feet. While phis exceeds the recommended minimum stopping sight distance of 150 feet, it is less than the recommended minimum intersection entering sight distance of 330 feet. Therefore, additional mitigation measures are warranted as recommended in the traffic study. The project approval should include the following conditions: a) The applicant shall realign the proposed entrance road(at the intersection of the new street and Burnett Avenue North) further to the south, such that the minimum AASHTO sight distance standards are met. b) The applicant shall work with the City in installing the required street improvements along the Burnett Avenue North frontage in a manner which will not reduce the available sight distance to the south of the new intersection. c) The applicant shall install a stop sign for the new entry street at the intersection with Burnett Avenue North. 7. Traffic mitigation fees of$75 per net new average daily trip ($716.25 per lot)will be required prior to recording of the plat (60 r)ew homes within the 62-lot plat x$716.25 =total of$42,979.00). Fire mitigation and Parks mitigation fees must also be paid prior to recording of the plat, or recording of any phase of the plat. Plan Review-General 1. The connection of the proposed street system across the existing ravine will provide an important link to an existing dead-end system on the easterly side of the ravine. This connection will improve emergency access and regular access to existing residences, as well as the new parcels created on the east side of the plat. If a box culvert crossing is provided at this location, in compliance with requirements of the State Fisheries Department, there would appear to be no significant impact to this ravine in terms of stream protection or protection of steep slopes. We recommend approval of the variance request to allow for this street crossing of the existing ravine. • ERC.DOC City of Renton PB/PWDepartment I`, onmental Review Committee Staff Report LABRADOR PRELIMINARY PLAT LUA-98-141,PP,R, V-H,ECF REPORT AND DECISION OFJANUARY 5,1999 Page6 of 15 2. All required utility, drainage and street improvements will require separate plan submittals prepared according to City of Renton drafting standards by a registered Civil Engineer. The construction permit application must include a itemized cost estimate for these improvements. The fee for review and inspection of these improvements is 5% of the first$100,000 of the estimated construction costs; 4% of anything over$100,00 but less than $200,000, and 3% of anything over$200,000. Half of this fee must be paid upon application for construction permits (preliminary plat improvements), and the remainder when the construction permit is issued. There may be additional fees for water service related expenses. Parks Department 1. The 2.9 acres of open space should remain in private ownership. Parks recommends that the open space tracts be protected through a Native Growth Protection Easement to preserve existing vegetation and sensitive slopes. 2. Parks Mitigation Fee of$530.76 per each new residential lot created should be required as part of environmental review. The fee would be due prior to the recording of the plat. Building Department 1. Follow recommendations of the soils engineer for construction on slopes or other unusual soil conditions. Fire Prevention 1. A fire hydrant with 1,000 gallons per minute (GPM) fire flow is required within 300 feet of all new single family structures. If the building square footage exceeds 3,600 s.f. in area, the minimum fireflow increased to 1,500 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. 3. A minimum 20-foot wide paved fire access route is required from the intersection of Meadow Avenue North/North 26th Street to Park Place North/Park Place North. Property Services 1. Comments from Property Services are being forwarded separately to the applicant, and are with regard to the preliminary plat drawing. 2. The preliminary fee sheet indicted that the two existing homes located on the subject site have not previously paid utility connection fees. The fees would apply to all of the lots created within the plat. Development Services 1. The site is designated Residential Single Family and Residential Rural in the Comprehensive Plan. Zoning to the site is Residential - 8 Dwelling Units per Acre (R-8) and Residential- 1 Unit per Acre (R-1). 2. Additional review fees may be required for structural review of the bridge/ravine crossing per City Code. 3. The bridge/ravine crossing is approved in concept only. The applicant must meet City standards with regard to design and construction of the crossing including (but not limited to) fill, subgrade, and compaction materials and techniques. ERC.DOC City ofRentonlPB/PWDepartment '_ 'onmental Review Committee Staff Report LABRADOR PRELIMINARY PLAT LUA-98-141,PP,R, V H,ECF REPORT AND DECISION OFJANUARY S,1999 Page7 of 15 D. ENVIRONMENTAL IMPACTS In compliance with RCW 43.21 C. 240, the following project environmental review addresses only those project impacts that are not adequately addressed under existing development standards and environmental regulations. 1. Earth/Geology Impacts: The applicant has provided a slope analysis, preliminary geotechnical engineering report (Terra Associates, dated September 8, 1998) addendum to the geotechnical report (Terra Associates, dated December 1, 1998), and an additional addendum to the geotechnical report addressing erosion control (Terra Associates, dated December 29, 1998), for the proposed 62 lot preliminary plat. Portions of the site have steep slopes and the property is located in an area of the City that is shown on sensitive areas maps as having the potential for medium landslide hazard, low seismic hazard, and high erosion hazards. A large southwest-trending ravine bisects the site. According to the geotechnical'report, the sidewalls of the ravine are about 20 to 60 feet high,with inclinations of approximately 20- 40% at the western and eastern ends and about 65- 70% in the central portion of the site. A small stream and concrete dam are located within the ravine. Site elevations range from approximately Elevation 200 feet near the eastern edge of the property, to about Elevation 60 feet along Lake Washington Boulevard. A slope analysis for the site was prepared by Touma Engineers and Land Surveyors and indicates slopes within three categories: 1) less than 25% slope; 2) 26% to 39%slope; and 3) greater than 40% slope. According to the slope analysis, the steepest slopes are located in the ravine, and also on the extreme western boundary of the site abutting Burnett Aven!e North, which are man-made as a result of road construction. Slopes 40% and greater represent approximately 2.5 acres of the 15.5 acre site. The majority of slopes 26%to 39% are present in the southwest quadrant of thlle site, specifically on the north side of the ravine, and flanking the ravine in the eastern half of the property. There slopes are estimated to occupy approximately 2.7 acres within the property boundaries. Areas with 25% or less slope are located on either side of the ravine. Approximately 10.7 acres have slopes of 25% or less. City Code Chapter 4-9 establishes restrictions for Land Clearing and Tree Cutting in steep slope areas. Clearing on slopes in excess of 40% is not permitted without the approval of a Variance from the Code. The application for the plat, rezone and environmental review also includes a request for the granting of a variance to clear steep slope areas in excess of 40%where the bridge would cross the ravine, and also on the east side of Burnett Avenue North, where street improvements are required by City Code. None of the proposed lots would include areas with 40% slopes or greater. The preliminary plat drawing shows all steep slope areas to be contained within open space tracts. A preliminary geotechnical report dated September 8, 1998 prepared by Terra Associates, Inc. was submitted with the project application. Subsequently, staff requested additional information regarding the proposed stream crossing and for the cul-de-sac and lots proposed on the north side of the ravine. The applicant supplemented the geotechnical report with an addendum submitted December 2, 1998. At the request of staff and the Environmental Review Committee, the applicant submitted an additional addendum to the geotechnical report December 30, 1998 that addresses erosion control. I The preliminay geotechnical report concluded that the site conditions encountered were suitable for the proposed development of pavement and building foundations, provided that the recommendations of the geotechnical report and addendum are followed. The report notes that the site is generally underlain by medium dense sands with varying amounts of silt and gravel, and dense to very dense silty sand and sandy silt with varying amounts of gravel. The preliminary report identified the presence of some fine-grained and moisture-sensitive soils that would not be suitable for use as structural fill during wet winter months. Clean sand with some gravel was observed in the eastern areas of the site, that was determined to be suitable for use as a structural fill during most weather conditions. The preliminary,geotechnical report also recommended additional subsurface explorations and analysis for the southwestern portion of the property where steep slopes exist. The addendum included subsurface exploration accomplished consistent with the earlier geotechnical recommendations. The second addendum report addressing erosion control provides specific recommendations for temporary and permanent erosion control at the site, specifically, in the vicinity of planned Lots 5 through 12, the roadway, the cul-de-sac adjacent to Lots 5 through 12, and the proposed crossing of the stream channel in the eastern portion of the site. ERC.DOC City of Renton,PB/PW Department �. onmental Review Committee Staff Report • LABRADOR PRELIlLIINARYPLAT LUA-98-141,PP,R, V-H,ECF REPORT AND DECISION OFJANUARY S,1999 Page8 of 15 Recommendations of the geotechnical report and two addendum state that buildings could be supported on conventional spread footings bearing on competent native soils below the topsoil. Spread footings could also be supported on structural fill placed and compacted on the competent native soils. Floor slabs could be similarly supported. The recommendations also focus on preparation of the site and grading, excavations, foundations, basement and retaining walls, slab-on-grade floors, stormwater release, drainage, utilities, and pavement. The first addendum (December 1, 1998) includes specific recommendations for building setbacks from the slope face. A recommended minimum distance of 15 feet between building foundations and the slope face is recommended. The setback distance can be accommodated by deepening the footing adjacent to the slope as required. Furthermore, specific recommendations are made for excavation and grading associated with the development of proposed Lots 7 through 12 and the road cul-de-sac. The second addendum to the geotechnical report(December 29, 1998)states that best management practices should be used to determine appropriate measures to prevent erosion both during construction activity and following construction.' In addition, the consultant recommends that containment of erosion should be considered. Provided the erosion control measures are properly implemented and maintained, it is the opinion of the geotechnical consultant that the proposed development would not adversely impact the erosion potential of the site or increase the potential of instability resulting from erosion. Specific recommended measures include: 1) Identify the project clearing limits on the project drawings and in the field prior to initiating site work. 2) ! Limit site clearing and grading activities to the relatively dry months(May through September). 3) Limit disturbance to areas where construction is imminent. If possible, site clearing and grading should be performed in stages, with successive stages not being cleared until erosion control measures of the previous stage are in place. 4) ! Determine staging areas for temporary stockpiles of excavated soil. Excavated soils should not be placed on or adjacent to site slopes. 5) Provide cover for temporary cut slopes and soil stockpiles during periods of inactivity. Temporary cover may consist of durable plastic sheeting that is securely anchored to the ground surface or straw mulch. Plastic sheeting should be placed and anchored as specified in Section D.4.2.3 of the King County Surface Water Design Manual(SWDM) -Appendix D. Mulch application should conform to guidelines outlines in Section D.4.2.1 of the SWDM, Appendix D. 6) Establish permanent cover over exposed areas that will not be worked for a period of 30 days or more by seeding in conjunction with a mulch cover or appropriate hydroseeding. Site seeding should conform to the specifications presented in Section D.4.2.4 of the King County Surface Water Design Manual, Appendix D. 7) Provide stabilized construction entrances as specified in Section D.4.4.1 of the SWDM Appendix D. 8) ! Install a silt fence along the downslope perimeter of the area that is to be disturbed. The silt fence should be in place before clearing and grading is initiated, and should be constructed in conformance with the specifications presented in Section D.4.3.1 of the King County Surface Water Design Manual, Appendix D. 9) Construct shallow drainage swales to intercept surface water flow and route the flow away from the construction area to a stabilized discharge point. Vegetation growth should be established in the ditch by seeding or placing sod. Depending on site grades, it maybe necessary to line the ditch with rock to protect the ditch from erosion and to reduce flow rates. The design and construction or drainage swales should conform to the specifications presented in Section 4.4.1 of the SWDM. Temporary pipe systems can also be used to convey stormwater across the site. 10) Provide on-site sediment retention for collected runoff. Depending on the contributory area of the runoff, adequate on-site sediment retention can be provided by perimeter protection controls(Le. silt i fencing). However, for larger areas, it may be necessary to construct an on-site sediment trap or settling pond to reduce the amount of suspended solids in the runoff prior to discharge. Specifications 'for design and construction of a sediment trap and settling pond are presented in Section D of the King County SWDM. ERC.DOC City ofRenton;PB/PWDepartment J-_ ,onmental Review Committee Staff Report LABRADOR PRELIMINARY PLAT LUA-98-141,PP,R, V-H,ECF REPORT AND DECISION OFJANUARY 5,1999 Page9 of 15 11)1 Engage a qualified engineering geologist to observe installation of all erosions and sedimentation measures at the site. The engineering geologist should make periodic visits to the site to observe site conditions and to verify the performance of the installations. 12) The project contractor shall perform daily review and maintenance of all erosion and sedimentation control measures at the site. The proposal requires the excavation of 7,953 cubic yards of material on site and filling of 4,733 yards for the construction of the roads (including ravine/bridge crossing), utilities, and building pads. Erosion could occur on the project site during grading and filling operations. Both the preliminary geotechnical report and the addendum identify the need for!erosion protection measures as required by City of Renton,to be in place prior to and during grading activities at he site. This is because Alderwood gravelly sandy loam, 15 to 30% slope, is present on the side slopes and bottom of the ravine. The applicant would need to install and maintain temporary erosion control measures to the satisfaction of the Development Services Division. In addition, weekly reports on the status and condition of the erosion control plan will need to be submitted, along with any recommendations or change or revisions to either maintenance schedules or installation of such measures. Mitigation Measures: a) The applicant shall follow the recommendations of the Preliminary Geotechnical Report (T-4106) prepared by Terra Associates, Inc. dated September 8, 1998 as amended by Addendum to Geotechnical Report,Labrador Lake Washington Property, dated December 1, 1998, with regard to any site disturbance, preparation, or development activities. b) The applicant shall engage a qualified engineering geologist to observe installation of all erosion and sedimentation measures at the site. The engineering geologist should make periodic visits to the site to observe site conditions and to verify the performance of the installations. Weekly reports on the status and condition of the erosion control plan with any recommendations of change or revision to either maintenance schedules or installation shall be submitted by the project engineer of record to the Public Works Inspector. c) The applicant shall identify the project clearing limits on the project drawings prior to the issuance of the construction permit, and in the field prior to initiating site work. d) The applicant shall limit site disturbance including clearing, grading, utility, and roadwork activities for proposed Lots 5 through 12 (as depicted on the Preliminary Plat drawing, Sheet 3 of 8 , prepared by Touma Engineers and Land Surveyors dated December, 1998)to occur during the relatively dry months (April through October). If possible, site clearing and grading should be performed in stages, with successive stages not being cleared until erosion control measures of the previous stage are in place. e) The applicant shall designate staging areas for temporary stockpiles of excavated soil prior to the initiation of project construction. Excavated soils shall not be placed on or adjacent to site slopes. f) The applicant shall provide cover for temporary cut slopes and soil stockpiles during periods of inactivity. Temporary cover may consist of durable plastic sheeting that is securely anchored to the ground surface or straw mulch. Plastic sheeting should be placed and anchored as specified in Section D.4.2.3 of the King County Surface Water Design Manual (SWDM) -Appendix D. Mulch application shall conform to guidelines outlined in Section D.4.2.1 of the SWDM, Appendix D. g) The pplicant shall establish permanent cover over exposed areas that will not be worked for a period of 30 days lor more by seeding in conjunction with a mulch cover or appropriate hydroseeding. Site seeding should conform to the specifications presented in Section D.4.2.4 of the King County Surface Water Design Manual, Appendix D. h) The applicant shall provide stabilized construction entrances as specified in Section D.4.4.1 of the King County Surface Water Design Manual, Appendix D, prior to the initiation of site clearing. I) The applicant shall install a silt fence along the downslope perimeter of the area that is to be disturbed. The silt fence should be in place before clearing and grading is initiated, and should be constructed in ERC.DOC City of Renton P/B/PW Department l_ onmental Review Committee Staff Report LABRADOR PRELIMINARY PLAT LUA-98-141,PP,R, V-H,ECF REPORT AND DECISION OFJANUARY 5,1999 PagelO of 15 conformance with the specifications presented in Section D.4.3.1 of the King County Surface Water Design Manual, Appendix D. j) The applicant shall construct shallow drainage swales to intercept surface water flow and route the flow away from the construction area to a stabilized discharge point. Vegetation growth should be established in the ditch by seeding or placing sod. Depending on site grades, it may be necessary to line the ditch with rock to protect the ditch from erosion and to reduce flow rates. The design and construction or drainage swales should conform to the specifications presented in Section 4.4.1 of the King County Surface Water Design Manual. Temporary pipe systems can also be used to convey stormwater across the site. k) The applicant shall provide on-site sediment retention for collected runoff. Depending on the contributory area of the runoff, adequate on-site sediment retention can be provided by perimeter protection controls (i.e. silt fencing). However, for larger areas, it may be necessary to construct an on-site sediment trap or settling pond to reduce the amount of suspended solids in the runoff prior to discharge. Specifications for design and construction of a sediment trap and settling pond are presented in Section D of the King County Surface Water Design Manual. I) The r roject contractor shall perform daily review and maintenance of all erosion and sedimentation control • measures at the site. m) The applicant shall be subject to further and separate environmental (SEPA) review for the bridge crossing over the ravine if the footprint of the bridge exceeds the footprint as depicted on the Preliminary Plat drawing (Sheet 3 of 8 , prepared by Touma Engineers and Land Surveyors, dated December, 1998). Nexus: Mining, Excavation and Grading Ordinance, Environmental (SEPA) Ordinance (Code Section 4-6). 2. Wildlife Habitat Impacts: A wildlife and habitat evaluation was prepared by Terra Associates, Inc. (dated September 8, 1998) and submitted with the project application. The report states that the property consists of a second-growth broadleaf deciduous forest, forested wetland and stream corridor, limited residential development, and a small area of unmowed pasture. The forest is dominated by big-leaf maple (Acer macrophyllum) and red alder(Alnus rubra), with a few Douglas fir(Psuedotsuga menziesii). The understory includes beaked hazelnut (Cotylus cornuta), Indian plum (Oemleria cerasiformis), salal (Gaultheria shallon), red elderberry (Sambucus racemosa), and sword fern (Polystichum mumitum). Because of the vegetation diversity, and proximity to the wetlands and stream channel,the study states that the second-growth lowland broadleaf deciduous forest habitat is expected to have a relatively high diversity of wildlife species. Several species of amphibians could be present in this habitat-including northeastern salamander, long-toed salamander, and Pacific chorus frog. The most likely reptiles to be found in this habitat include Northern alligator lizard, and garter snakes. Bird species that are expected to be common in this area include sharp-skinned hawk, northern flicker, Steller's jay, American robin, rufous-sided towhee, and song sparrow. Mammals expected in this habitat include common opossum, dusky shrew, eastern gray squirrel, raccoon, coyote, and black-tailed deer. Within the forested wetland and stream channel area, a relatively high diversity of animal species is expected. This habitat has moderate vegetative diversity and seasonal surface water in the stream channel, as well as being continuous with the forested area. Several species of salamanders and frogs could be present close to the steam channel. Common bird species in this habitat include downy woodpecker, black-capped chickadee, yellow-rumped warbler, andilsong sparrow. Mammals expected in this habitat include common opossum, deer mouse, Oregon vole and raccoon In the lowland grass/forb pasture there is limited vegetation structure, primarily grass, thistles, plantains, and dandelion. Shrubs include Himalayan blackberry and Scot's broom. Common bird species are expected to be American crow, American robin, and savannah sparrow. Mammals expected to reside in this habitat include voles, moles, shrews, and deer mice. Other birds and mammals could use the pasture as a regular foraging site. According to the wildlife and habitat report, no threatened, endangered, or sensitive species of plants are present on the Labrador property. This determination is based on field reconnaissance and a search of the databases by ERC.DOC City of Renton PB/PWDepartment i__ -onmental Review Committee Staff Report LABRADOR PRELIMINARY PLAT - LUA-98-141,PP,R, V-H,ECF REPORT AND DECISION OF JANUARY 5,1999 Pagell of 15 Washington Department of Fish and Wildlife-Priority Habitat and Species Program, and the Washington Department of Natural Resources- Natural Heritage Program. The report does note that, based on the personal observations of the project scientist, several sensitive wildlife species are likely to be present in habitat available on the Labrador property. These include the pileated woodpecker, band-tailed pigeon, and Columbian black-tailed deer. At one location on the Labrador property, excavations made by pileated woodpeckers were observed. This species of woodpecker is a candidate species for listing as a threatened or endangered species by Washington Department of Fish and Wildlife. The Labrador site does not offer optimal breeding habitat for pileated woodpeckers, even though their foraging excavations are present in at least one snag on the site. Following development of the site,trees and snags would still be present along the stream corridor and wetlands that would continue to provide foraging habitat for pileated woodpecker. Other potential species that are considered to be priority species, such as band-tailed pigeon, are not expected to reside on the LJabrador property, as the site does not offer unique habitat including mineral springs, that the birds rely on. Black-tailed deer are considered to be a priority species by Washington Department of Fish and Wildlife, because of its status asia game animal. Recommendations of State Fish and Wildlife for the management of black-tailed deer pertain primarily to forest harvesting areas and management areas, and are not necessarily applicable to residential developments: While black-tailed deer are known to be present on the site, they would be less likely to feed or seek hiding cover on the property following development. The applicant has also submitted a tree survey and tree clearing plan as required by the City. This plan documents 512 trees with la caliper of 6-inches or greater(measured approximately 3-1/2 feet above the ground)that are present on the site. Clearing to build roads, utilities and building pads would result in the removal of 204 trees, leaving 308 existing trees in place. Clearing limits are indicated on the drawing and correspond to the building setback lines as recommended in the geotechnical report. It appears that the applicant has made efforts to retain trees in the ravine and slope areas. However, construction of the bridge crossing over the ravine would impact vegetation on the side slopes of the ravine, potentially impacting wildlife habitat. Staff recommends that the applicant be required to retain a qualified Landscape Architect, botanist or ecologist to prepare a streambank or slope restoration plan for any portion of the ravine that is disturbed due to construction of the bridge crossing. The restoration plan would need to be approved by both the City of Renton and the Washington State Department of Fish and Wildlife prior to the issuance of the construction permit. Light and glarje emitted from the project could result in spill-over light into the open space tracts. Staff will recommend that the applicant coordinate with Development Services staff to install street lighting in such a manner that meets City Code requirements, but that minimizes the spillover light and glare that could impact the ravine and wetland areas. i Mitigation Measures: a) The applicant shall provide a streambank and slope restoration plan for any portion of the ravine that is disturbed due to construction of the bridge crossing. The restoration plan shall be prepared by a Landscape Architect, botanist, or ecologist and approved by the City of Renton and the Washington State Fish and Wildlife Department prior to the issuance of construction permits. b) The applicant shall coordinate with Development Services staff to design and install street lighting in such a manner that meets City Code requirements, but that minimizes the potential for spillover light and glare that could impact the ravine and wetland areas. A lighting plan shall be submitted by the applicant and approved by the Development Services staff project manager and Plan Review Supervisor, prior to the issuance of construction permits for the plat. Nexus: Environmental (SEPA) Ordinance (4-6). 3. Air Impacts: The adverse air quality impacts would be associated with the construction phase of the project, and with occupation of homes. Project development impacts include dust resulting from grading, exhaust from construction vehicles, and odors from roofing and roadway paving. Dust would be controlled through the use of temporary erosions control measures and the sprinkling of the site as needed. Odor impacts are unavoidable and would be ERC.DOC City of RentonPB/PWDepartment onmental Review Committee Sta fReport LABRADOR PRELIMINARY PLAT LUA-98-141,PP,R, V-H,ECF REPORT AND DECISION OFJANUARY S,1999 Page12 of 15 short-term in nature. Post development impacts include vehicle exhaust and the exhaust from heating. Vehicle and construction equipment exhaust, and exhaust from heating sources is controlled by State and federal regulations. No further site specific mitigation for the identified impacts from exhaust are required. Mitigation Measures: No further mitigation measures required. Nexus: Not applicable. 4. Wetlands Impacts: The applicant has submitted a Wetland Evaluation for the subject property produced by Terra Associates, Inc. (dated September 8, 1998). The wetland evaluation states that two areas with wetland conditions are location on the subject property. The wetlands are associated with a small stream channel in the bottom of the ravine. The wetland report discusses the need to request buffer averaging for the proposal, however, this report was prepared prior to modifications in the plat design. As currently proposed, the plat and rezone would not require that the applicant seek to be permitted to average buffer areas. Wetland "A" is approximately 7,093 s.f. in size and is located near the northeast corner of the property where the stream channel is blocked by an old concrete dam. The area above the dam is filled with silt, and wetland conditions are present. Wetland A is dominate by forested and scrub-shrub vegetation. This wetland has generally low to moderate functional values, primarily because of its size and relatively isolated condition. Renton's Wetlands Ordinance would classify this wetland as a Category 2 wetland. A minimum 50-foot buffer is required from the wetland edge for Category 2 wetlands. The proposal would feature a minimum 50-foot buffer, consistent with City Code, and no disturbance of the wetland or buffer would occur with the plat or rezone. No further mitigation would be required. Wetland "B" also shown as"Wetland 2" on the Preliminary Plat drawing) is approximately 20,643 s.f. in size and is located adjacent to the stream channel at the west end of the property. This wetland is generally located between the sewer line crossing in the ravine and Lake Washington Boulevard. Wetland B is dominated by forested and scrub- shrub vegetation. As with Wetland A, this wetland is considered to have relatively low to moderate functional values, due to its size, disturbance, and isolated condition. Wetland B would also be considered to be a Category 2 wetland, requiring a 50-foot buffer according to Renton City Code. The proposed plat would result in slight disturbance of the wetland buffer in order to extend a storm drain line and outfall within the wetland buffer. Stormwater management facilities including dispersion outfall systems are permitted within buffer areas per Code Section 4-32-4:B.2 provided they are designed to minimize impact to the buffer and wetland. No further mitigation is necessary, provided the applicant complies with City Code. Mitigation Measures: No further mitigation is necessary. Nexus: Not applicable. 5. Transportation Impacts: The proposed plat would result in increased traffic trips on the local road system as a result of project - construction and occupancy. City Code Section 4-18-3 requires applicants to provide haul route plans for approval by the Development Services Division prior to the issuance of a construction permit. Haul hours are also restricted by the Code, and may occur only between the hours of 8:30 a.m. and 3:30 p.m., Monday through Friday, unless approved in writing in advance by the Development Service Division. These requirements are intended to diminish impacts the transportation system resulting from the construction of a project. In addition,traffic control measures are required to be provided during construction. It is estimated that the proposed project would generate approximately 9.55 new average daily trips per each new single family;residential home. Sixty-two parcels are proposed, and two existing homes located on the site would remain. Therefore, traffic from 60 new homes would be added to the local street system, or 573 new average daily trips. Renton has adopted a Transportation Mitigation Fee to address the impacts to the City's transportation system caused by development, including this proposal. The applicant would need to pay the appropriate Transportation Mitigation Fee of $75.00 per each new average daily trip attributable to the project. The fee is estimated to be $42,975.00, and is payable prior to the recording of the plat. ERC.DOC City ofRentonP/B/PWDepartment _ onmental Review Committee Staff Report • LABRADOR PRELIMINARY PLAT LUA-98-141,PP,R, V-H,ECF REPORT AND DECISION OF JANUARY 5,1999 Page13 of 15 Access to the proposed plat would be from Burnett Avenue North and from North 26th Street. A new public street would be extended by the applicant through the plat from Burnett Avenue North to North 26th Street. The new street would cross;the ravine and creek via an earth bridge. Two cul-de-sacs are designed to provide access to several of the parcels.! Right-of-way width is proposed at 42 feet,with 32 feet of paving and 6-foot wide sidewalks on both sides of the street! City Code requires street improvements (curb, gutter, sidewalks, drainage, and street lighting) are required within the plat and on all adjacent streets. A traffic report was submitted with the project application. The report was prepared by Transportation Consulting Northwest(dated September, 1998). Analysis of the traffic impacts of the proposed subdivision was accomplished, including traffic volume, site distance, and level of service (LOS) analysis of 3 intersections: Burnett Avenue North and North 30th Street; Burnett Avenue North and North 27th Street (new public street within the plat); and Burnett Avenue North and Lake Washington Boulevard North. The report concludes that the construction of the Labrador Subdivision would result in small increases in traffic volume which result in minor increases in overall delay. The 3 intersections studied would experience an approximate 7% increase in volume, but would continue to operate at the same level of service that presently occurs. Existing LOS is"A"with the exception of the westbound direction for Burnett Avenue North and North 30th Street, which operates at LOS "B". Level A is considered to be a best-case scenario with little or no delay, and Level B is subject to short traffic delays. Staff have reviewed the traffic report for the Labrador Plat and traffic studies prepared for two other proposals in the neighborhood: Tamaron Pointe Apartments and The Bluffs. Each of the traffic reports was prepared per methodology acceptable to the City and standard engineering practices. The assumptions used and conclusions reached are'considered to be acceptable. Staff notes that the traffic report indicates that the sight distance to the north on Burnett Avenue North from the new entry street would be 250 feet. While this exceeds the recommended minimum stopping sight distance of 150 feet, it is less than the recommended minimum intersection entering sight distance of 330 feet. Therefore, mitigation measures are warranted, including realignment of the proposed entrance road at its intersection with Burnett Avenue North, in order to meet AASHTO sight distance standards. A stop sign shall also be,l installed for the new entry street at the intersection with Burnett Avenue North. And, the developer would need to coordinate with the City in installing the required street improvements along the Burnett Avenue North frontage in such a way so as not to reduce the available sight distance to the south of the new intersection. Mitigation Measures: a) The iapplicant shall pay the applicable Transportation Mitigation Fee at the rate of$75.00 per each new average weekday trip attributable to the project. The Transportation Mitigation Fee is due prior to the recording of the plat. b) The applicant shall realign the proposed entrance road (at the intersection of the new street and Burnett Avenue North) further to the south, such that the minimum AASHTO sight distance standards are met. c) The'applicant shall work with the City in installing the required street improvements along the Burnett Avenue North frontage in a manner which will not reduce the available sight distance to the south of the new intersection. d) The'applicant shall a stop sign for the new entry street at the intersection with Burnett Avenue North. Nexus: Transportation Mitigation Fee Resolution; Environmental (SEPA) Ordinance (Code Section 4-6). 6. Emergency Services-Fire Prevention Impacts: Fire Prevention Bureau staff report that they can serve this development provided that the City Code required improvements are installed, appropriate fire access is provided and fire mitigation fees are paid. North 26th Street between Meadow Avenue North and Park Place North has less than 20 feet of pavement width and would need to be widened to provide minimum fire protection access to the east portion of the proposed plat. Fire Prevention staff also note that the applicant will need to pay the applicable Fire Mitigation Fee of$488.00 per each single family lot. The fee is estimated to be $29,280.00 (60 lots x$488.00 = $29,280.00) and is payable prior to the recording of the plat. ERC.DOC ' City of Renton P/B/PWDepartment _ 'onmental Review Committee Staff Report L ABRADOR PRELIMINARY PLAT LUA-98-141,PP,R, V-H,ECF REPORT AND DECISION OFJANUARY S,1999 Page14 of 15 Mitigation Measures: a) The applicant shall pay the appropriate Fire Mitigation Fee at a rate of$488.00 per each new single family residential lot created by the proposed plat. The fee is due prior to the recording of the plat. b) The applicant shall provide fire department access a minimum width of 20-feet paved from the intersection of Meadow Avenue North/North 26th Street west to North 26th Street/Park Place North. The widening and paving of the street will need to be accomplished prior to the recording of the plat. Nexus: Fire Mitigation Fee adopting Resolution, Environmental (SEPA) Ordinance (Code Section 4-6). 7. Community Services-Parks and Recreation • Impacts: It is anticipated that the proposed development will generate future residents that would utilize existing City park and recreation facilities and programs. The City has adopted a Parks Mitigation Fee of $530.76 per each new home to address the impacts to the City's Park and Recreation system. The fee is estimated to be $31,845.60 (60 new homes x;$530.76 = $31,845.60) and is due prior to the recording of the plat. Up to one-third of the value of recreation facilities or improvements such as bicycle lanes may be credited against the required fee. Mitigation Measures: The applicant shall pay the appropriate Parks Mitigation Fee at the rate of$530.76 per each new single family residential lot. The fee is due prior to the recording of the plat. Nexus: Parks'Mitigation Fee adopting Resolution; Environmental (SEPA) Ordinance (Code Section 4-6). 8. Stormwater Impacts: The applicant has submitted a Level 1 stormwater analysis prepared by Touma Engineers (dated August 13, 1998, revised October 4, 1998). Stormwater runoff from the site drains as sheet flow into the existing creek within the ravine traversing the site. The creek passes through a box culvert situated under Lake Washington Boulevard North and is eventually conveyed to Lake Washington via a series of culverts and swales. The applicant proposes stormwater detention systems on both sides of the ravine,to control the flow of stormwater into the downstream system. A detention/wetvault is proposed under the pipestem portion of Lot No. 12 on the west side of the site and on the north side of the ravine. Stormwater would be conveyed down the slope via a pipe that would be discharged onto rocks to dissipate energy and diminish the potential for scouring and erosion. The energy dissipater is proposed within the buffer of a Category 2 wetland (Wetland B). A second detention/wetvault would be located on an easement abutting proposed Lot 33 and.North 26th Street on the south side of the plat. Stormwater would leave the vault via a pipe in the North 26th Street right-of-way and would discharge within the right-of-way, slighting to the west of the vault. Mitigation Measures: None recommended. Nexu : Not applicable. 9. Land Use Impacts: The applicant is proposing to rezone 4.43 acres of the eastern portion of the site from Residential-1 Dwelling Unit per Acre (R-1)to Residential - 5 Dwelling Units per Acre (R-5). The requested rezone from R-1 to R-5 does not require a Comprehensive Plan Amendment, as both the R-1 and R-5 Zone are permitted in areas designated Residential Rural and Residential Single Family in the Land Use Element of the Comprehensive Plan. The purpose of the R-1 Zone is to provide and protect suitable environments for low density single family residential dwellings and limited farming uses associated with residential uses. It is further intended to protect open space, critical areas and resource areas, provide separation between urban uses and prohibit the development of incompatible uses that are detrimental to the residential or open space environment. The R-5 Zone is intended as an intermediate density residential zone applied to areas within one-half mile of the King County Urban Growth Area Line and to residential rural areas with no significant environmental constraints. ERC.DOC City of Renton PB/PWDepartment Jonmentai Review Committee Staff Report LABRADOR PRELIMINARY PLAT LUA-98-141,PP,R, V-H,ECF REPORT AND DECISION OFJANUARY 5,1999 Page15 of 15 Under current zoning, a total of four homes could be developed in the 4.43 acre area designated R-1, since density is limited to a maximum of 1 dwelling unit per acre. two existing homes are located in this area,therefore, two additional homes could be developed. If the rezone to R-5 is approved for the eastern portion of the site, a maximum of 15 dwelling units is possible. Since two homes exist, 13 additional homes could be constructed, or 11 more homes than would be permitted under the R-1 Zone. The analysis of environmental impacts to be considered for the proposed rezone focus on the 11 additional homes that could be developed if both the rezone is approved and platting proceeds. Eleven homes would generate 105 new average daily traffic trips,that would impact the local road network. The traffic study considered the maximum number of dwelling units possible under the proposal and determined that impacts to the local road system and off- site intersections would be minor. Impacts to the City's Parks and Recreation facilities, public utilities, and emergency services would also increase incrementally. Impacts associated with platting of the property have been previously discussed, and,applicable mitigation fees would be required prior to recording of the plat. The applicant has provided several technical analyses for the proposal including evaluations of traffic impacts, wetlands, habitat and wildlife, preliminary stormwater report, and geotechnical report plus addendums. Furthermore, a tree inventory and slope analysis have been submitted as part of the project application. These studies provide environmental information for the site to be considered regarding the proposed plat and rezone. According to the studies,there appear to be no significant environmental impacts associated with the rezone. Mitigation Measures: None required. Nexus: Not applicable. 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 January 25, 1999. 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. ERC.DOC at PM„P.T.. PORTION OF THE NW 1/4 OF THE NW 1/4 OF SEC. 5, TWN. 23 N., R. 5 E., W.M. ( x JIMf STREET __ _ _ ri(A-1 A' I a H MA SHEET -- 20.RIGHT OF may V-1 . I ,1 I I 0 Il aB g5' SCAM 1' 200' F c' y,�,n' �'K WO sn ..9.,.STREET „ 111).. ►' ,. I I ASPHur-2 LIFTS REDU1RED II �' A'IXWPACI£D DEPTH QASS•B• Z d' • I \6 CLONAL]£DEPTH-OtU94D 1F ` I `-,, ice,.- Jos - \SLRFACMG TOP COURSE << N I I ( H r GRAVEL BASE AS NEE£_ :f Nttr CAK£WASHINCTON BLVD. n g 7 1 r1,♦��, ROADWAY 5£CDONS I1��u'I 11 *--- LAME WASPNGIOA SHORE UNE _` ' L_ N \ „J`♦♦♦♦. \ r " ..RIGHT Or war ,%. \ ., `ji,•Miff ,... B 1NP • \ .16 y04\, \ HALT-TEO DEPTH CLASSWIRE•B• CO A'CONTACTED -R LNTS ReanRE 1.........1 \ ` S'.Z • 6•LYWGACRD DEPTH-CRUSHED l 1 1 T r) CO �, SURf CMC roP CWRSE �V J \ n, LT'GRAM BASE AS NEEDED �1 LAKE\ \ `bPP�v N.26TN STREET '.J Z < ROADWAY S£CRONS ; O ��,WA9+Mcrox w� cr LAKE LION r — SHORE LORE C. m = sIC 19''row or WAY J r6 /6. • SET LEGEND CENE(2AC NOTES; ' '+ 9s-w I ' b 10 T. a MD£NMc AREAS THE ExsTRc vAEv£xr EDGESHALL HE SAY-mr TD LEAVE A I 'sue + SHEET L Or 8 C01LR SHEET JOIN PGTIT.ANY TRU T STRIPING REAMED E D OR OAAAD DURING MUEHRR0 MARK SHALL BE REPLACED M KM OR AS DIRECTED BY ME PUBLIC WRNS SEER 7 Or a LEGAL DEsaro.Tmx COMPACTED MYTH CLASS e• SHEET J Or a PRLLmxARY PLAT 2 TESTS SHALL B Ar MSUBLYRALTE AM EnON RDLN1.RADEF THE CM'w fBE REGIME,.S7HE NUMBER Or ASPHALT-2 LIFTS REIXTIRED AL REWIRED SHALL BE AT ME ENTHSE OF WE CONTRACTOR LR DEELOTDD THROUGH ANY 8•COMPACTED DEPTH-CRUSHED SHEET A Or B ROADWAY PROWS UCLNSED TESTING LAB Or IRS CHO E THE ROOMY COMPACTION FOR THE TOR TA• SURFACRRC TOP NURSE AY ma 74-0H-Ln OF THE SLBGRADE OWL BE DM OF M NA REL UY AITE DENSITY.B¢ON M VII AT LE Rao.Hn SHEET S OF B ROAOYAY PRODL6 THE AIMYUY DOMPACRON SHALL BE 90A'OF;um.,RELABE DENSITY.ROCK II•CRAMBASE AS HEEDED SURFACES SHALL NAE A MM.,COMPACTION OF 95X Or MAMIYUY REAAEE perm pr SHEET 6 OF a GRADING AND mina PLAN DENSITY. LLMo.PT SHEET OR 6 SLOPE ANALYSIS PLAN - 2 ADJUSTMENT O'CATCH BASIN LIDS OR GRATES MANHOLE LIDS MONUMENT CASTS PLAT ROADWAY SECRON M.ew MI SHEET 8 OF 8 TREES PLAN VALE BODIES ETC,94LL BE DIE RLxwv0RTTY OF THT CONTRACTOR OR OAT PEC Ha 01150.E AS REOHRE AND SHALL BE ADWSTED AFTER no'FMu LIFT Or ASPHALT • HAS BEEN INSTALLED. _ La ram. e 7Pr 8»..+M •R plr..PPDPI IATE PORTION OF THE NW 1/4 OF THE NW 1/4 OF SEC 5, TWN 23 N., R 5 E, W.M. I 1 7 -I- , FT--1--I--I- T--I- -1 I T- T -1 I I- T 7 I I T T -1 I I I I I I I I I I I I I I I sLOCk 12 I I I I I I I I I I I I -1 1 I 1 _.0 1 1 - 1 a] 1 e 1 a5 1 44 1 a3 a2 1 at I aL� I 39 I J9 I 3] 36 I 35 LJ4 133 132 131 130 29 23 127 126 1• I J _ I....2. I d' i I I I C .1NLLNAJ�JS LAKF WASNIN!:TJN CARCEtJ OF ECGTI NO.It I I I I I I I L1 I I. I- -I-- L - -1---I- -L=1-_ _ -_--- -T-_I---I---L__L_._L-_I----_1-- -1-J -------- GRAPHIC state J -I L 1i N 28TH PL - RC y I: .-. ., 1 -I , I--T --1- -I----IT-T--T-7 -1.,- �I-@.T 7 I I T--7--1 �,. R QI ,a�19 ^ �� r,<; 11 ! I I ! I I I I I I I I I I 1 1 1 Il I ; ��1 � I� 1, , I 1 I , I .R ! 9 I I II I I 13 I l4 I rs I 16 I n 1 18 1 19 1 1 21 1 22 1 2 1 24 125 1 ! �' y e '11..,, I I, CONC.WALL I ' . 1 lo;°D' ,j✓ ,, QI 'AAfI'_.(Are IIA.NINGI,N I.A4EN l'F ECEN Ni• l ' '/°!•gym,. 'W WOO`WTer 1 f000' 1 EB 4 1 I LI ey I I I I 13'PREBCRIPiI v£ '^' ',y 00 11•E N89 46•N W'J4 f1 f ., fASEUENT �I - 1-- :�_ ��. .I _,� J p' -..... -'6i ' 1,A _'12 41°• LS9FR • 8Tl T S� _ - N00 Y I .1 T� I . t 1 szt .f U lliril- , wl w __ lard r' °61 6 \,,59 a a a a a i. I I _ x.r• I, \_ I-���, . ,.,I � ,, ; � '� i�z ,ak .. _, �_-_ \ f..1 1, ./ Alk.Fr'7. 1 1 1,� _ 62 0 ' 9K 58.F 57 56 - 55:•� 54 5 z "� _� \ ! !' :f• • 6.u>.1�1+..9' 1 -- \ 6B , 404 4 �lo� I 1[ .,;i .. 1 1..„...,..2 , n I ,L _> V c P. . ro \ \\\ r- --. 4,...-0'4'",.'1''1 %TRA -T-"B' . T.2 b 1 i.1 4 g ,`-\ os: 20 r z: zz �.� y 6.q1 % Ii • \ \ \•\ .,. ..„r„. >.,+ .,., i r-\•.: / 1. > aws.r Y.43,.. -lam / rS•• 7� \\ \\ + 6.N4 413`,. 12.. ', y .r „24 .:arse \ I42. `, 40 (0 .. • • \ \ 92.,� -;'' A•�P P,'-, \ \'` \ as \ n - +I U • .� f�U \ \ l F+� \ \\ )35 aL' \ \\ \\.\ /: WETLAND2 \V \ \ 1 • •' 1Q. V l \\ \� j�•i N /'Y �'$v�R:`. _:.D!4 4�f\F� - \\33 ----T .,\ ��w•46'e aM„78900• g DEVELOPER/OWNERS �� °I \ \ .. \i;- / \ - 1.J52 5.I li . \ LABRADOR VENTURES.LLC " ...,-/ /• >p`•7m..hh•9y /``'• \\\\�/•'", • w4� Rye, 1135 I 'a•a• KiRKLAND.w I98083 • �tl \\\ �' /\�\\ \...'.� '/�. -'1-- ` / \ `�... ••W I.'o0.� I FAXPHO II-425-80J-6B� Q. ' \ // ) • ',' /' / / \ \ - I LAND SURVEYOR N 2 \ '!� \, �s h + \ \ \ a I \ .,Jj4yJr. c iWuw H. °erRr PLs /•' \ 6632 6 1 r CC SUITE E102 • ,/ CURVE RADIUS • LENGTH DELTA _ _I \ • PENT.J W4.99O32 \\"[! j \j n n32r iao ,r35D•Ir \ ,a g / TTT FAX r-:025-25 066 LU LC • \\ �G\` C4 SS 00' J0.20' 08.05•57- 152 25'S3• \ ✓ 26'� T[ = W \•� Ow \ \ C5 7500' 4JBJ' JJ29'II• ,` !!!»> �" - 'v C6 1)S.N' 4618' 15'IB'20• �(11 f J \ Cl 7524' J101' N'OJJ9• Ai I�J,J• \/-- \• \ CB 1>J24' 41.22' 13''3802" 1- \ \ C9 Ill 2, 15.31' 06YA1'17- V/+ C10 r2S00' Jidl' 11.2J•58• CURVE RADIUS [ENGIN DELTA LINE OIRECRON DISTANCE \ \\ CI r25.00' 3657' 16.15,15• C35 5500' 35.00' 3627.39` / `� T1 NJ6'3]'S3-W J0.18' \ l� CII 686.Sd' J>.N' OJV6'JI• C.16 5300' JJ _ O fB \ ' ' ' • ' /6.)d' . . .2J.91' \ 08 . ' Or'!6'OJ• CJ9 25.00. Td 3J' S3'46'16•21.82' \ 500' 35.00' J62)'J9• UO 15.DD' J2.JS' )5 VJ'3T"16.60' 5500' 35.00' 3.52)'J9• Cdl J2.00' )4.le S92)'Od•3 Jd Jl' \ 55 00' 35 00. J6'2>'J9- C42 lT 00' 19 62' 15'J6'4B•1r]4' \ 550 SSOO' 20.20' T1V25J• CCJ 8J 00' 89.18' 6...3.54'19.55' 0' 5.00' !62)'J9" C44 122.00' J1.d2- rd'45.15•)S.bd' \ C21 5500' J648' 5890'20- CC5 122.00 3413' 16T11'Jl• I HAZARD D AREAA� O AC .0f.l4F - 641 L10 S5l'J4'J9•W Jd,pO' \ C1T 2500' 4425' 10126.37. C46 11100' 48.40' 12'IJ'S4" I TOTAL JIB AC L10 589'OJ'd6'E 14.08' C23 25,00' 39.2)' 8959.39. C47 r2200' 16.46' Olv3'S1' DENSITY 47/7..J4..6.4 WITS/ACRE 46 \ LrT N1129'S2•W 2l.JH' . C2d 80 00 5601' 40'06'57- C48 J300' 30.20' 3225'SJ- L12 NI>'29'S2'W Jr.61' \ C25 12500' 195)' 0858'r0• Cl9 10400' 6036' !J'21'S6- R-S ZONf AREA I.IJ ACRES _ L1J 5890.5'46'£ 20.00' • L26 r25.00• 2048' 0900'12• C49 7500' 68.6!' 52255J' 1 NO.OF LOTS---15 LOTS L I♦ 589V!'46'E 10.11' \ C2) 125 00' 41.41 19'00'34• L50 13012' 4.26' 0152'3f• -- L15 S)O'dJ JO"E T9.04' \ C29 11500' S2.]9' 14'11'58• C51 IJ021' 90.21' J9'4 i'JJ'" I ;/W AREA- D.IT AC Osrf 06 IM L16 SR9'0346-E 16.39' C29 J000' 41.12' 90'00'00• C52 54.00' 42. 55225'53' Of SLOPES -0. AC • o1c,n 14IMMT L16 5l90346•E Bl9' \ C30 1500' 4).00 rO00000• C53 Sd.00' 941' 5225'53- 1 TOTALOTARD AREAA 0.43 AC LIB 5899J'46"E JJ 59' CJr 25.00' 39.27' 90'00'00• C54 101.00' r08.5J' 61'33'54- 1.4J AC e C19 S139'O3'46"E 1554' CJ2 25.00' 24.33. 55'46.16• C55 14.3.24' 12208. 46519.55- DENSITY 15/J0.SO UNITS/ACRE L20 68910!'16"E 13 54' CJJ 5500' .16' >920'21• C55 10400' fri 75' 61'J!'S4• 4 L21 500'S6'r4'W 10 00' C34 55.00' 35.5.00' 36'1)J9- C56 Sr.00' 80.N' 90'00'00- • 3a 89.I,i • • • ,,1.54 PORTION OF THE NW 1/4 OF THE NW 1/4 OF SEC 5, TWN 23 N., R 5 ,E, W.M. _ _ -T-1 I--T--7 I I T T -1 I f T 7 -1 I- T- T 134 I 1- T 7 129 I- 1- T 1 1 1 I 1 1 I 1 I 1 44 1 11 1 1 1 8Lo! 12 I I 1 1 1 1 I 1 1 1 -I-I I 50 4_ a9 47 46 454J 42 41 I 40 39 II 38 I 37 I 36 II 35 I 33 132 I 31 130 128 I 271 1 1H/LLMAI�IS LAKC WASGTON IGARDEN OF EON NO.11 I I I I I 4 —1C—J - L-1.___J-J-=L-L__1---1-_I==L_1=J,=J= -L- -1_ J-_1 I- L 1 -1 _J I --L-_1-J jF- J GRAPHIC SCALE r2,_ IL E jb, N 28TH PL Q 43 - - -'te m'.- --- - _ : -7�--1 I-T-1---I--r---T----1--1--1--1--T--T- --r--T--T--1 = ,, Tra�1-=I---T--I--1--I--1-24 -1 r 14 I� 1 1 11 I I I I I I I I I I I I I I I I I I I I I I I I II 1 �" 1 W a I~� 1' fQ ` 1 3 1 4 1 5's.""1 1 7 1 s 1 9 1 a-371.2p4 1s9. . B( 1 II 1 15 1 16 I r7 1 18 1 f9 1 20 1 2/ 1 22 1 23 1 24 1 25�1 �1 C.D. IIILLMAN S LAKE WA9HINGTON CAkOEN OF EOEN NO. I c°''. LL i NAM 5131 ars /� NOO It E • 1R00' I I I N00Yt I I $$ g . _ _: m . 00 ItE N69q�}96'Wl_ NDQa�1:E I I I I I 1 .I EASEMEN`RlP"'I I yu ll-- 1 _( - ' L__J__-I-, fodoo' _ 9 a 4 29J 8'0 4 E T � -- .-'-�--, r,.>, �-- 1--;J '-1= •� ;_1.�'_ ,� - . . N 8TH�T"_ k %iihiAiiit'%///J' iii oiiiiiiiiaaiiiiioiuiiii9--"I/',Assaiiiii•;-'rru/Ifhfarro..7:11 ill�J//i%G/////////li1_/___/✓///'//.. 1//m -�. T - ' I I- `j ,. "y m 11. la /////i'f f• it rrr, r y `` r. r7ri , r/ k r ��///' "// 1 '.', I I IWV a4\ /'• //4///% f�i/ /� % /� f � � �� :;41;S:4:.$$.. ..15,tir0 �'.. EL dON„ AICIRES I rz 5 • z� Xs ,,/ / / �r/ r� / ,r ,' / =; ,?; �: '• � •`giJ°�'� c ss F rr sD rz 40 I I I r�se 1 20. )40:riki '*- ... -T•.....,:4 I I I — la 0 ..\ / J ,� / $ it T�,+ . « \ ��f/ /r ri f / / I / --.•� �,4, - `S 1Y '. ""l1 ;/,,\ j3 J. 44' '_�. ,-c. .�•\ J ���////4 / '", /���% �5���.,,at,.;3•r-his v/•v�j�� �� �� �./'i%..-.•• -7 7.•s ! - U'linil lI \ O \ i �,�•��' -� N 9T1J'6-if,' J70.72' %////.%�%%%%/� A/P /� �,��/ hb--_ \\ \ \\ Yr B/7.7 i •', \'s ,2 oc,L (\\\\ ice/ j//% �• ��9 re 4� •%•� Q J. \\ \ \ ,ditgib''�.. y9, • %/ \\ \ 6 Il.`%/�!%�j/%' %% /�% !�/' / b rn co \ \ A4-0,;*4wrrzANoz y \ -.��./r, '.d / /// (4 I�i./I. /—�WCO\ C \ ' ; r.'i' �Alimf ELD94 AO 5\\ ` '`�'%Pr , %y am%�Of ii ' 4•E a 100 t ./� Q \ \\ J'�,:.•$�.,'n-. - ice=" / \ u /��� 1/ �f J 2 \ \ / �r // x / � �\ r � . ail J .. o Q ,\ \ -J / \ •' .$4om{. aJ��s, .,\ 1! / \ 85.3; a s '\ A \ �om T �sT 1S •\ \ 2\ iT \\ ��\ / ° .A / . a \\\ \\ LEGEND --_l i \ ® LESS THAN 25% AREA = 10.69 ACRES 1 \\\ ❑ 26% TO 39% AREA = 2.70 ACRES • I �" \ 1 "' GREA TER THAN 409' AREA = 2.5 ACRES I \ I• 4 • 7O 89.[rsrs • E\I41PP0r1.a•a N ` 9057 o �`6O6. o 99.61 D 22 BKo: 1+28 1<'T 41 Q r:, BV.E:99 QI q`]N- 99.6♦ EelCw55"1(6 x115 1,,r BVCl1 0X.24 i u I''';' �0 X 1 a n y 111�86 I F X_e', . Et 0 113 59 EK5 J+25 CvCR iv 112.65 • it;.; ' 13r.29 2'..9< 1 "uiSe ;;;;9 •I J0.<r rJ1.'h • 136.06 1 i.89 IJ).JI ` IJ9.SJ •I r1iyi / BK£ ,.1 li •„ BASS ,iiI i ,-rj B A F .;.S..D R. N0':..'' 1 43'.oa U 8 EKS, 12+00 t3S.86 EKE- 158 61.23 A, BN'S IJ+00 7. I70 71 BVCE' rlr t)6.19 X. Ii Il9-, xp iN2p rtll.aJ 6 yN_EI6, :a 81.t9 mN I)9.05 - EWER r6+00 7. 175.00 BVLE: 75 'a S r DL 5 ;o'L Ifr.lO -tea EK° I]+00 I 169.4) 00(0: 169 68.82 Al 68 24 i. a a 1 1!1 a STREET PROFILESri �TOUMA.ENGINEERS �' N 6 O a a_P.9 z 1. &LAND SURVEYORS �'��� 1 i s LABRADOR VENTURES L.L.C. [D .mlm n°r a.ac salt nrmvrmr.a mom _ •- � { KIRKLAND, WA 98083 ""Ibrr a;251 INJ,r°1-«p a RENlON WASNINCRAV �, • L V,.Yo2.o.9 C1 Cr) n i 9. S �11 r 8 ro,ro 1 , RlI ,m„ I , 1 . DI O I On nee so I L r a .,,, 1 ENO OE CUL—OE+SAC II „s I 1 1,20.9 15 Ca 0 — . 121.1 I I 21• 121.6 I i I21.4 i APPROX C2 NE 2918 STREET 1 CO 121.1 TT----i TCT To 120.1 ' I ��1 119.1 I T 1 ,. \ OD T o 1 Fri l 176.5 _ _ APPPDX CL NE 2818 PLACE . (�\ II9.O• d'• I 1 ^ � I o NI n1 109.6 , dI N I • 01 g 10J.9 98.6 4 NEW ROAD 91.I �° 0 85.0 79.3 o 7.3,6 I 68.9 C 1 0 0 • a a e=a a STREET PROFILES 'TOUMA° ENGINEERS s `r_.`°'e fi! 7 °C „ 1= e LABR. ? VENTURES L.L.C. u�A i `.•-', mm1 rA5-nA¢1 .`.A s_ Kl ND, WA 98083 �,�, n�, — 4Y RENTON WASHINGTON -1 —r, ;+J:EC$0-98 1 1 :06I FROM:TERRA R71C I ATES I D:2 0 682 1-7-'-4 PAGE 2/5 • 1 e".,•"""3 f • • • • .:.: "4 A TER• RA, ASS•OCIATES, Inc. . . • „' Consultants in Geotechnical Engineering, Geology -; 1 • and • . .• • Environmental.Earth Sciences . • • • December 29, 1998 • •: • • . Project No.T-4106-3 . . • • • . • • .Mr.•Brad Hughes..: . . . • Labrador Ventures,LLC . • . . • • P.O.Box 3344 • •TCirkland,•Washington 98083 . - . • .• •. . • Subject: Addendum to Geotechnical'Report-Erosion Control. . . Labrador Lake Washington Property.• • . • • North 28th Street and Park Avenue North • Renton • ,Washington• • . .. . •• . • • ' . . • . . •' • . . . References: •,11_ Geotechnical Report;Labrador Lake Washington Property,prepared.by Terra Associates, .- . Inc.,dated September 8, 1998 • '• • • 12. Addendum to GeotechnicaI Report,Labrador Lake Washington Property,.prepared by Terra . • • Associates,Inc.,dated December 1, 1998 . Dear.Mr.Hughes.:• • . ' . • As requested,we are providing preliminary recommendations for temporary and permanent'erosion control at the . site, specifically, in. the vicinity of planned Lots 5 through 12,.the:roadway and cul-de-sae adjacent Lots 5- • through 12,and the proposed crossing of the stream channel in the eastern portion Of the site. . The recommendations presented.in this report are.in addition to the referenced geotechnical. reports. Unless 1 amended herein,all previous.recommendations still apply: - • SITE CONDITIONS - ' .Surface and subsurface conditions in the vicinity of Lots 5 through 12 are described in detail in the referenced, reports• The proposed roadway will cross a relatively narrow, steep sided stream channel in the central portion of the site. We did not observe obvious indications of significant instability or recent ongoing erosion along the stream channel in this area.. . • 12525 Willows Road,Suite 101, Kirkland,Washington 98034 o Phone(425)821-7777 .. i • :c)EC—r"'..,0-96 1 1 :09 FROM:TERRA A--'"lC I ATES I D:206621,- -4 PAGE 3/5 ( Mr.Brad Hughes . ' • . • December 29, 1998 At this time,we do not have site specific•subsurface information at the location of the roadway stream crossing. • However,.based on.our observations of,near-surface soils' on the sidewalIs of the.ravine, we expect soil • conditions will consist of medium dense sands to dense silty sands. These soils are similar to soils observed in Test•Pits TP-1 and•TP-8, located at the:top of the slope approximately 200 feet-west, and '100 feet east, • respectively. Soil conditions at the planned crossing will be verified as•project design proceeds. • • • • • .• ANTICIPATED GRADING REQU7f EMENTTS . • • Anticipated grading-for the roadway and.cul-de-sac in the vicinity of Lots 5 through 12 is discussed in the •. • . referenced report:addendum. We expect 'that.the soils exposed• throughout the roadway and cuI-de-sac- . •-excavation,and foundation excavations for the buildings will consist primarily of very dense till. . • We expect construction of bridge foundations and associated retaining walls at the roadwaycrossing will involve. . . . localized excavations-extending at least'five feet below the existing ground surface. Based on the soil conditions observed in Testy Pits TP-1 and TP-8,these excavations will likely expose medium dense sand and dense to very dense silty sand • DISCUSSION,AND RECOMMENDATIONS.' Unless mitigated, the.planned development'will'increase•the potential of•erosion at the site. The potential of erosion.at the site will be most severe during construction. • • ' • Best'management practices (BMI's).should be used to determine appropriate preventative measures. It is ' . unlikely that preventative measures.alone will eliminate the erosion hazard at the site; therefore, containment must also be considered. If the recommended erosion. control measures .are•properly ,impletimented and Maintained;it isi our opinion that the•planned development will not adversely,impact the erosion potential of the site or increase the potential of instability.resulting from erosion- • ' , • The following measures should be incorporated into the site grading and temporary erosion and sedimentation . control plans,and must be in place prior to,during,'and immediately following clearing and grading activities.at the site. .. • • . Prevention • • ' . ' • Identify the project clearing limits on•the project drawings and in the field priorto initiating site work. . • Limit site clearing and grading activities to the relatively-dry months'(May through September). ' Limits disturbance to areas where construction is imminent_ If possible,'site clearing.and grading-should • be performed in stages,with successive stages not being cleared until erosion control measures for the previous stage are in place. . Project No..T-4106 3 . . Page No.2. • . )EC-30-99 1 1 :09 FROM.TERRA )C I ATES I D:206621 -` 14 PAGE 4,S Mr.Brad Hughes • December29;1998 • Determine staging.areas for temporary'stockpiles of excavated soil_ Excavated soils.should not be .. • . . placed on or adjacent.to site slopes_ • • Provide cover for temporary cutes.andslop soil stockpiles during periods of inactivity. .Temporary cover,may consist of durable plastic sheeting that is securely anchored to the ground surface or straw . . mulch. Plastic sheeting should be placed and anchored*as specified.in Section D_4.2.3:of the SWDM • " Appendix D. . Mulch. application should conform to•guidelines Outlined in Section.D.4.2.1 of the • SWDM Appendix D_ . •. •• Establish permanent cover over exposed areas that will not be worked for a periof 30 da ys ays or•more • by seeding in.conjunction with•a mulch cover or appropriate•hydroseeding. Site seeding should . conform to the specifications.presented in Section D.4.2.4,of the SWDM Appendix D. • ' • • Provide stabilized construction entrances to the site as specified in Section t .4.4.1 of the SWDM • • Appendix D. • : . • Containment ! • ' . ' . . • Install a silt fence along the downslope perimeter of the area that is to be disturbed. The.silt•fence should be in place before clearing and grading is initiated; and should be constructed in conformance • .with the specifications presented in Section D.4.3.I of the King County Surface Water Design Manual • (SWDM)Appendix D. .. . • . , . . • •. Construct•shallow drainage swales to intercept surface water flow and route the flow away from the construction area to a stabilized'discharge•point. Vegetation growth should be established•in the ditch . by seeding or placing sod. .Depending on site grades, it.may be necessary to line the ditch with rock to protect the ditch from erosion and to reduce flow rates. The design.and construction of drainage swales • ' should conform to the specification presented in Section 4.4.1 of the SWAM. Temporary pipe systems can also be used to convey stormwater across the site. , . . • • ' • . • • Provide on-site sediment retention for collected runoff Depending on.the contributory area of the . runoff, adequate on-site sediment retention can be provided by perimeter protection controls (i.e. silt • • fencing).• i However, for larger areas, it may'be'necessary to construct an on-site sediment trap.or settling,pond to reduce the amount of suspended solids in the runoff:prior to discharge. Specifications for design and construction of a sediment trap and settling pond are presented in Section D.4.5 of the. SWDM Appendix D_ . . . Terra Associates,Inc. should be engaged to observe installation of all erosion and sedimentation.measures,at the . site,and to make periodic visits'to observe site conditions and to verify the performance:of the installations. The; . contractor should perform daily review'and.maintenance of all erosion and sedimentation control measures at the • Site. . . Project No.1-4I06-3 ' Page No.3 i ,.EC-ap-Se 1 1 . 10 FROM:TERRA P c I)C I ATES I D:20662 1--74 PAGE SZS r • M .Brad Hughes • • -Decennber 29, 1998 , • • • •We trust the information presented is sufficient for your current needs. .1f you have any questions or require • additional information,please call: . • : . • •Sincerely yours • . . . I • • TERRA ASSOCIATES,INC. ' ' i Jo ,C:Sadler,R.P.G. .• • •• • • • • • • Project Engineering Ge s.._-I .T. •• • • • . z./7.7. • i .;.•1= l'....:'.011,P1',,,, •'11. "6., ..P . , , • • eo .ore J.Sch ; ..E. ! • Principal Engine-e : 2674! : P4P: • . . . . .JCS/TJSas . • - • • • cc:. Mr. rOiit • !ouma, 1 Curd—a E. n meds id.Land Surveyors • Ms.Jennifer:Toth Henning,City of Renton . • - - ,Mr.Neil Watts,City of Renton . . . - .• _ . • Mr:Jaxnes Hanson;City of Renton - . . - . . • - • • • - . • • • • • • • •• • • • Project No.T- . 06-3 , , Page No.4 LETTER OF • ��� TERRA ASSOCIATES, Inc. TRANSMITTAL IJ 1TTt1L Ilidtpargs Consultants in Geotechnical Engineering, Geology and Environmental Earth Sciences TO: Ms.Jennifer Toth Henning,Senior Planner DATE: 12/30/98 City of Renton JOB NO.: T-4106-3 Renton City hall—6th.Floor PROJECT: Labrador Lake Washington Property 1055 South Grady Way Renton,Washington 98055 We are sending you: Attached: Under separate cover via: the following: Copies Date Description f'OPfingp r Op �T 1 12/29/98 Addendum to Geotechnical Report—Erosion Control RENTO,`�` 11 EC 4 1998 Remarks: cc: Signed: 12525 Willows Road, Suite 101 • Kirkland, Washington • 98034 Phone (425) 821-7777 • Fax (425) 821-4334 To: Ms. Jennifer Toth-Henning,Project Manager �CIODecemPP,�E,�,�beJ-r�'14, 1998 Mr. Gregg Zimmerman,Administrator,Department of Planning/Building/Public Works Mr. Jim Shepherd, Cy Administrator,on Fire Chief Community Services D ��NN1NG . Mr.LeeWheeler, Ms. Jana Hueter,Land Use Review Supervisor TY Or RENTON Mr.Neil Watts,Plan Review Supervisor b e 1 e 4 s'ad Re: Labrador Preliminary Plat Application,Land Use Number LUA-98-141;PP,R,V,ECF The undersigned residents of Kennydale would support a plat application that ensures public safety, retains existing zoning,minimizes impacts to environmentally sensitive areas,and preserves the natural habitat of the Kennydale Creek ravine and year-round stream. Approval of the Labrador Preliminary Plat Application should only be granted if the following modifications are made: 1. The proposed site access off Burnett Avenue is designed to comply with the AASHTO Policy for entering sight distance. 2. The zoning for the eastern 4.4 acres is maintained as R-1. 3. The Kennydale Creek ravine remains undisturbed and that a road is not built over the ravine either by use of fill and box culvert(as proposed)or by any , other method including a bridge. 4. The northern slopes of Kennydale Creek ravine are protected by establishing a Native Growth Protection Easement within the area enclosed by Lots 8-12. Name(Printed) Address Phone Number Signature Registered , Voter 1 v 1 Gf/ 44 v 7`I-6 2 i.� 5 tAx mF e c k z_v4— 5-zoady veg,ea1e% i 2 5 ( 'Ccr� /dt 2 Al. 267 S (- S-- 7,7-6 3 3 3/ 3 cy Ae.).40,_60 2-,s-z, PP.e%c ._T 4 k 5 r-/ems . E2/ -427,, P( Rid. Ia.s= zss-3S-z,r ., D pAi Yes 6 %itto 13eof►\IE 10 .31J 23;" f1,, 12C Z --279 f� `(5., . 7 SAVITT4A- �rIAJCH q2q N. Zap Pt 4-25 -430-044--) Cam `.. eS y- 8 `Z J , -mot ` 7_._ AL 2-8 a ILL. 4's= q30- ow? l Y 9 r1�i & 1\1►MMO qrl N. �g PL( % c�z5 -22 -76/ 4, ¢. ��'4 ° )4s kf A/. a,l' - x 12 i. J 006114vN aszOd�u2J7-r /7-vE Ai 4z. -?..28-O3Z8( ry _a �-y a. l�ai i� - . z.o -, Al . . 13 /4 , 14 15 16 17 18 19 20 To: Ms. Jennifer Toth-Henning,Project Manager December 14, 1998 r Mr. Gregg Zimmerman,Administrator,Department of Planning/Building/Public Works •Mr. Jim Shepherd,Administrator,Community Services DEVELOPPJIENT PIA��il�1G Mr.Lee Wheeler,City of Renton Fire Chief CITY (1F REi��ON Ms. Jana Hueter,Land Use Review Supervisor `�9� Mr. Neil Watts,Plan Review Supervisor D L G t Re: Labrador Preliminary Plat Application,Land Use Number LUA-98-141;PP,R,V,ECF t�ECE d`zJ J The undersigned residents of Kennydale would support a plat application that ensures public safety, retains existing zoning,minimizes impacts to environmentally sensitive areas,and preserves the natural habitat of the Kennydale Creek ravine and year-round stream. Approval of the Labrador Preliminary Plat Application should only be granted if the following modifications are made: 1. The proposed site access off Burnett Avenue is designed to comply with the AASHTO Policy for entering sight distance. 2. The zoning for the eastern 4.4 acres is maintained as R-1. 3, The Kennydale Creek ravine remains undisturbed and that a road is not built over the ravine either by use of fill and box culvert(as proposed)or by any other method including a bridge. rr 4. The northern slopes of Kennydale Creek ravine are protected by establishing a Native Growth Protection Easement within the area enclosed by Lots 8-12. Name(Printed) Address Phone Number Signature Registered Voter t 1 ,;94 €3 . yam/•' ie &2 i ,rti "_-, 4 4r --'2r 1/6 y 4 -.— _ X 2 ,2 +1V•eS• /Ammo ' 1/ /a" -28771 A/1-c( yLS '8-22C-26 ---71 ,�.« II - c_ lC. - . 2 5 - '17( . 1111111. 4 of 1.Ari•441e/�y _KIL o 7. 22/-.2.3a-'91 IMWEIMPPIF' ' . r 56-1)o N OS . - 7t & ,d-d.F 01- -?7 •r% _ �_ / _ I-IN Aline, /��//y1� eleGI iY�2�/4�f a/b —Z 71 — It it,r, . ,� - ' s A U) • , 02P a r Pam. Ci.. - NJ .23--9 9 7 g = a19./.'1 L, d cc' b 4 D0 I k frl'i "24 - •�� _ __ EF 12 t tcc ELv\Qd'z_,_. (ZZ<3 N Z&i 'L. 2 ( • 2o'�P Alri ! 'tjE--5 i 13 \A)r", �rit �e,1 Lev- q�27_ AL„?...` T^ -V 9aS.}- S 6I %�j ' `4- 14 'f"-„ OJe..i..,i..et... ,,, 9tit Ai --L.-Es.' -' eI Li,r z3 IL. /o a.7.42--h--_--- Y_s 15 K•w . �P r'ou o too /U a.8'i`"Pia r_2_ Ya15'aa `71 q 1 - he—S 4 16 70 t /)pi 4/:i' ftfo&,U, ZVI/ 5/. (4 )2,7/-//67 '.A- / .//' •cm 17 t41) t W U 16 At 30 S4- 4(�5.-q3(?�- 1 3..'r. �- fir/ / �Z 18 f ' I, 19 20 To: Ms. Jennifer Toth-Henning,Project Manager December 14, 1998 Mr. Gregg Zimmerman,Administrator,Department of Planning/Building/Public Works . Mr. Jim Shepherd,Administrator, Community Services • Mr.Lee Wheeler,City of Renton Fire Chief Ms. Jana Hueter,Land Use Review Supervisor /002, 5 Fe,s/g/e/2A• 6)7 Mr. Neil Watts,Plan Review Supervisor Re: Labrador Preliminary Plat Application,Land Use Number LUA-98-1-41;PP,R,V,ECF ?uiie,� P/•ice. A/a,eM s i ect z The undersigned residents of Kennydale would support a plat application that ensures public safety,retains existing zoning,minimizes impacts to I,z environmentally sensitive areas,and preserves the natural habitat of the Kennydale Creek ravine and year-round stream. Approval of the Labrador Prj12nar ; -L 1 Plat Application should only be granted if the following modifications are made: o-z 1. The proposed site access off Burnett Avenue is designed to comply with the AASHTO Policy for entering sight distance. 2. The zoning for the eastern 4.4 acres is maintained as R-1. a O W 3. The Kennydale Creek ravine remains undisturbed and that a road is not built over the ravine either by use of fill and box culvert(as proposed)or ltaiy c=z w other method including a bridge. 4. The northern slopes of Kennydale Creek ravine are protected by establishing a Native Growth Protection Easement within the area enclosed by Lof88-12. Name(Printed) Address Phone Number Signature Registered �/� Voter `N- 1 /'�,lcht e49 AZGIPK/ 25// aRK "2. Al y2S-224-`12,337 -'., )45 2 5k15A�\ Aop�vhs.5 • « '1 • Ne,S 9,15---22.21-ap787 4 oit! ,. W -f 5 G 01,-e-e- 2.567 /- Xz5- 'G�-/5 S _ of 7 �� ,�I,61s ZyiS 4 .< §�.0, eas--z717772_: yes 4- 8e>'12e-?e,e,PAtc,I a5'ad etek Pi A/0 gas-ass-az+ , .:u,4/— y.2s 9 'R--Y PRE I3a1 3d . 2 74 Si. 12s-Z2c•399c. ; P o 10 !7�t'jo2H,a 1?1RK E_R 11 11 t 1 1` 1� +� 0 me &, �l ct.s?& ) Lel3. 11 12 13 14 15 16 17 18 19 20 -: To: Ms. Jennifer Toth-Henning,Project Manager December 14, 1998 Mr. Gregg Zimmerman,Administrator,Department of Planning/Building/Public Works CgTY OF RE.iTON - Mr. Jim Shepherd,Administrator, Community Services RECENED ` - Mr.Lee Wheeler,City of Renton Fire Chief Ms. Jana Hueter,Land Use Review Supervisor DEC 2 1 1998 Mr.Neil Watts,Plan Review Supervisor UiL hN CA Re: Labrador Preliniinary Plat Application,Land Use Number LUA=98-141;PP,R,V,ECF DIVISION The undersigned residents of Kennydale would support a plat application that ensures public safety,retains existing zoning,minimizes impacts to environmentally sensitive areas,and preserves the natural habitat of the Kennydale Creek ravine and year-round stream. Approval of the Labrador Preliminary Plat Application should only be granted if the following modifications are made: 1. The proposed site access off Burnett Avenue is designed to comply with the AASHTO Policy for entering sight distance. 2. The zoning for the eastern 4.4 acres is maintained as R-1. 3. The Kennydale Creek ravine remains undisturbed and that a road is not built over the ravine either by use of fill and box culvert(as proposed)or by any other method including a bridge. 4. The northern slopes of Kennydale Creek ravine are protected by establishing a Native Growth Protection Easement within the area enclosed by Lots 8-12. Name(Printed) Address Phone Number Signature Registered Voter 1 -Ro3 r C.(.e-w-ck i t c{O -( -2-Lt. St R r, if zS-zz6 36 RO -e.s `► 2 Lem J t)rt.c 14+ e N 2 it 2'S-772O .�' : ii- `:; . y 3 12A.c M *Lo Bye N Z`(",,ST " y25.2Z.! .8.89 3 16 ' 1 'C7 o i' .3"-oktAs-k /3 xs- Al JAM sf °° - ' - 5 4 /3,2c Al 2 s . ®® os--z•y-ol ! er* tiro, - es 6 c Cte� j / fg / d /'37 y 7 / ',�, , ram i,/i 7 t.�,1.,, A-✓a WX)gb3-i s ;. ` •Ate — 8 (VAL O. a ( 22.9-4li t rrege . ., (109 -F 9 SA NDRA— ` r: ISz 1V 1: '' . 2.4.* 5T (ZS'L •do zg 1 %e �� / . YES 10 y p. �f07 n ,oca . N. .2 •fl4x .%- !r�. yes - 12 ,/-0/.. -/4®9/Yv4 5-z- ' 01ralr ' Y--frd'' ' ,,,,_ , . ...,I. 13 , t , / 14 t 15 • 16 17 18 19 20 CITY OF RENTON - RE.CETWEB DEC 2 1 1998 Decembe,r21, 1998 ot..tiLUisq DIVISION To: Ms. Jennifer Toth-Henning, Project Manager Mr. Gregg Zimmerman, Administrator, Department of Planning/Building/Public Works Mr. Jim Shepherd, Administrator, Community Services Mr. Lee Wheeler, City of Renton Fire Chief Ms. Jana Hueter, Land Use Review Supervisor Mr. Neil Watts, Plan Review Supervisor Re: Labrador Preliminary Plat Application, Land Use Number LUA-98-141; PP, R, V, ECF REZONE AND VARIANCE COMMENTS Please also read my December 16, 1998 letter. That letter emphasizes environmental impacts. VARIANCE The applicant requests a variance to clear and fill within a stream corridor to install a 20-foot- wide culvert. The construction activities and resultant road crossing would result in the destruction of quality wildlife habitat in a unique city environment. The environmental impact that would result from the ravine crossing is in contrast to numerous Comprehensive Plan Policies that encourage the protection of stream corridors, steep slopes, wildlife habitat and erosion hazard areas and unique natural features, including: Objective EN-B, Policy EN-1, Policy EN-4, Objective EN-C, Policy EN-70, Policy LU-12, Policy EN-6, Policy LU-268, Policy LU-269, Policy LU-278, Policy LU-280, Policy LU-285 and Objective LU-RR. Policy LU 269: The City's unique natural features including land form, urban form, vegetation, and river should be protected and enhanced. Objective LU-RR: Preserve vegetation for aesthetic and community character and as a means of safeguarding the environment. Policy LU-12: Residential development should be limited in ... hazardous landslides and erosion areas. Policy EN-I: Prevent development on lands were development would create hazards to life, property, or environmental quality. Objective EN-C: Protect and enhance the City's rivers, major and minor creeks and intermittent stream courses. Policy EN 70. Land uses on steep slopes should be designed to prevent property damage and environmental degradation, and to enhance greenbelt and wildlife habitat values by preserving and enhancing existing vegetation to the maximum extent possible. According to the discussion included in the Rivers and Streams section of the Comprehensive Plan: Page 1 of 4 The rivers and streams within the City hold great importance for the citizens. These waterways can be protected through three measures: preservation of their courses, their banks, and the vegetation next to them. The burden of proof as to the appropriateness of a variance application lies with the applicant. According to the Variance Application, the Hearings Examiner must find that ALL of the following conditions exist. In my view, the applicant's justification for the variance does not meet all of the conditions. a. That the applicant suffers undue hardship and the variance is necessary because of special circumstances...and the strict application of the Building &Zoning Code is found to deprive subject property owner of rights and privileges enjoyed by other property owners in the vicinity... Yes, the property does have special circumstances such as topography that require the variance. It is these same circumstances that necessitate the strict application of the Building and Zoning Code, which implements the policies of the City's Comprehensive Plan. The ravine contains steep slopes that contain significant tree coverage and provides wildlife habitat. Any disturbance of the subject area would be contrary to City policies. Regarding "undue hardship", failing to approve the requested variance would not preclude the property owner from developing his property. Also, practical measures can be undertake to ensure adequate emergency provision in the area (Please see my December 16 letter for details). Please keep in mind that the current owner just recently purchased the property and was aware of its sensitive environments and site constraints at that time. The developer is an opportunist and is asking for special privileges with the intent of maximizing profits under the guise of providing the City enhanced emergency access. The subject crossing site is already protected Iby City code and the intent of the Comprehensive Plan. If an alternative to the crossing is even slightly acceptable to the City, then the variance should not be approved. The applicant states Objective LU-M and Policy LU-70 in support of his request. The Comp. Plan also,contains policies that support preservation of the sensitive environments. The variance has significant costs to the environment that must be weighed against the benefits of an interconnected road system. In addition, the ravine crossing would unduly increase pass through traffic and change the character of the surrounding neighborhood. The surrounding neighborhood is essentially a big cul-de-sac. This feature contributes greatly to the neighborhood desirability. The area is very quite and the streets are safe. Serving the new development with cul-de-sacs would be consistent with the existing neighborhood and Policy LU-311: The character of existing residential neighborhoods should be strengthened. I am disappointed that the applicant included in his variance justification statements from City staff. It is inappropriate for this stage in the land use application process for the City to be "married" to the project. The bias is very clear. I must disagree with the Public Works perception that "... there would appear to be no significant impact to the ravine in terms of stream protection or protection of steep slopes." Please understand that a large area of steep slopes (7,200 square feet of Erosion Hazard Area —see Geotech report) will be cleared of all vegetation, unstable soils and then refilled with almost 5,000 cubic yards of dirt. Any wildlife habitat will be destroyed and the steep slopes will be filled. At a minimum, construction impacts to the stream and lower wetland would be devastating. Erosion and siltation that would occur Page 2 of 4 . I during construction would directly affect the stream as it flows through Gene Coulon Park. The City's investment in dredging could be compromised. b. That the granting of the variance will not be detrimental to public welfare... I disagree with the developers contention that "There will be... no injury to the environment" with approval of the variance. c. That the approval shall not constitute a grant of special privilege ... The developer seems to want to characterize the stream corridor in a way that makes it unworthy of protection. In his view, there have been substantial man-made impacts to the stream and that his proposed impact would be no different. I strongly disagree with this assessment of the stream and the ravine. I would encourage all decision makers concerning this proposal to visit the site and walk up the stream corridor. As substantiated by the developer's wildlife consultant, the ravine contains quality wildlife habitat. Most of the ravine is in a natural state and is densely covered with trees. The ravine is a unique environment within Renton. It is a community,landmark and an object of our neighborhood's pride. I ask the City to support preservation of the ravine. d. That the approval ...is a minimum variance that will accomplish the desired purpose. A minimum variance would be construction of a bridge that spanned all of the highly erodable slope areas. The proposed "bridge" is not a bridge, but rather a large culvert. This culvert design still necessitates the disturbance of the ravine's steep slopes. A bridge, while would still require tree cutting, would not require as significant of grading and filling to accomplish the desired purpose of crossing the ravine. Another perspective is that the true desired purpose of the developer is to maximize the number of lots he can put on his property. Let him develop his property without detriment to the , environment and within existing regulations. PROPOSED REZONE Presently, the south-eastern 4.43 acres of the subject property is zoned R-1. The current designation was originally determined in the last comprehensive planning process through careful examination and considerable community involvement both to reflect the views of the neighborhood, and provide stewardship of the area's environment. Neither the views of the neighborhood's residents, nor consideration of the area's environment, has since changed. Hence, the rezone should not be granted. The applicant does not provide sufficient reason, or burden of proof, to justify a rezone. Circumstances affecting the subject property have not undergone significant and material change, and the current zoning was established in the most recent comprehensive land use planning process. I request,that the applicant research the materials that document the process (the record) that was undertaken in the last planning process for the subject property to clearly ascertain under what circumstances the property was given its current zoning. Then it is up to the developer to explain why circumstances have significantly changed from then. The Rezone Review Process requires this type of analysis. Page 3 of 4 • I In adcition; the proponent must clearly and precisely show through evidence submitted with the applicetion'that the proposed rezone is both appropriate and timely. The citizens of Renton and Kennydale�are not going to accept"The proposed rezone is also consistent with the surrounding properties"as the primary justification for the rezone. A rezone is a serious requO Intl warrOniss considerable information and thought. THE BURDEN OF PROOF IN DEMONSTRATING THAT THE CHANGE IS APPROPRIATE LIES SOLELY UPON THE APP tC NT. The applicant, in my opinion, has not sufficiently proved his point'. It has been my pleasure to participate in this public process and hope that my effoitswill do some ggo,d. Thank you. Sincerely, :-Kim Browne, Kennydale Neighborhood Resident 1003 N 28`h Place Renton, WA 98056 425-226-77.91 Page 4 of 4 DEVELOPMENT PLANNING CITY OF RENTON December 18, 1998 DEC 211999 RECEIVED Mr. Bradley K. Hughes, General Manager Labrador Venture, L.L.C. P.O. Box 3344 Kirkland, Washington 98083 Dear Mr. Hughes, I have sent you a copy of my comments to the City regarding your proposed subdivision. I feel that modifications to your proposal are needed to make it more compatible with the environment and with the neighborhood. I am very interested in meeting with you and discussing our concerns. It is my hope that we can find common ground and develop a subdivision that meets your objectives and is more compatible with the sensitive environments on your property. I look forward to talking with you. Please call me at 425-226-7791 to arrange a meeting at your convenience. Sincerely, Kim Browne 1003 N. 28th Place Renton, Washington 98056 Kbrowne@halcyon.com c.c.: ' Mayor Jesse Tanner Renton City Council Ms.Jana Hueter, Land Use Review Supervisor Ms.Jennifer Toth-Henning, Project Manager • Mr.Neil Watts,Plan Review Supervisor Mr. Gregg Zimmerman, Administrator,Department of Planning/Building/Public Works 1 • • • CITY OF RENTON RECEIVED December 21, 1998 Ms. Jennifer Toth Henning DEC 2 1 1998 ProjectIManager Development Services Division 1055 South Grady Way Renton',Washington 98055 Re:Preliminary Plat Application,Land Use Number LUA-98-141;PP,R,V,ECF. This letter is in response to the Revised Notice of Application and Proposed Determination of Non- Significance-Mitigated(DNS-M)dated December 7, 1998 regarding development of properties in the Lowell Kennydale area of the City of Renton.This proposed development is conunonly known as the Labrador—Lake Washington Property. I am a Renton citizen residing in the vicinity of this proposed development,and as such,I continue to be interested in the impact this proposed development.would have on my neighborhood in particular,and,on the Lower Kennydale, Gene Coulon Park area in general. The previous Preliminary Plat Application for the subject property was met with much concern on the part of Kennydale residents in the neighborhood surrounding the proposed development. Specific concerns were • expressed in the several letters and petitions sent by those residents during that comment period.Due in large part to the concerns and issues raised,and the number of residents who responded,the City of Renton placed the project"On-Hold"effective November 3, 1998,and requested additional information from the developer. I have carefully read both the City's itemized request for additional information,dated November 3,and the applicant's response, dated December 1.The applicant does respond to all requests for information. • However,I am compelled to comment of some of those responses. Item 6. In response to safety concerns,the City requests that entrance to the Western portion of the site be revised to the vicinity of proposed lots 3,4,or 5.The applicant responds that this would require extensive grading of slopes exceeding 40%,and provides previously rejected applicant proposals as support to reject the City's proposal. What the applicant does riot note is that the increased initial street elevation in the City's� proposal,adjacent to lots 3,4,or 5,and the contour of the adjacent land,would result in much less grading than would have been required by the applicant's previously rejected plan.The City's request is far more reasonable than the applicant's previously rejected proposal. The applicant also suggests that placing the access at the extreme Northwest corner of the property will provide a safer street connection for the existing alley that already enters Burnett at that location.Traffic accessing Burnett via the alley is negligible and therefore of minimal concern.However,traffic that would result from the proposed development would be substantial,and the location of its street connection must be dictated strictly by safety considerations. We should not confuse the two separate issues of the alley traffic,and traffic from the proposed new development. Item 8. The City's position is clearly stated."The Variance to culvert the creek can not be supported by staff"The City states that only a bridge crossing that avoids extensive clearing and filling could be supported.The applicant responds that a"new"creek crossing is being proposed,of sufficient width to leave the streambed undisturbed.Note that this response makes no mention of the,extent of clearing of the adjacent steep slopes,or the extent of fill required to support this"new"crossing. Review of a separate letter from the State of Washington Department of Fish and Wildlife comments on what"appears to be a bottomless arch pipe 42 feet long and 20 feet wide". This is not a bridge.This is just a larger culvert than was originally proposed.The adjacent steep slopes will still have to be cleared,and the ravine filled. In the original Project Narrative,received October 2,the applicant states that building an actual bridge across the ravine is not feasible as the number of lots do not warrant the expense.No consideration is given as to feasibility relative to City ordinances governing the site.In the current Project Narrative,the applicant argues that as the stream and ravine are already subjected to a variety of encroachments and crossings,an additional and expanded culvert,(with associated clearing and filling)should be allowed.The applicant further states that this is"solely a drainage ditch,and not a fish bearing stream". It is my observation that the applicant's argument in favor of this variance is in fact the very argument to be raised against it.No further damage to this environment should be allowed,especially in light of the fact • that City ordinances now exist for the very purpose of protection of such streams.Further,the applicant's description of this as"solely a drainage ditch,and not a fish bearing stream",clearly and deliberately attempts to mislead us by ignoring all of the other indigenous wildlife associated with the stream. (At this point I am compelled to again recall the applicant's previous Project Narrative,wherein the stream's passage through Gene Coulon Park was described as"thence it is directed through an open ditch which flows into Lake Washington").The applicant persists in attempting both to mislead us and diminish the significance of what the City regards as important assets. The presence or absence of fish is not the finite and defining criteria for the viability of the ecosystem of any body of water.This stream is the backbone of a very extensive local ecosystem,which includes a great variety of wildlife and is a direct enhancement to both the immediate Kennydale neighborhood and the adjacent Gene Coulon Park,through which it ultimately passes as a featured wildlife habitat.What transpires on this proposed development site will have an absolute,direct,and irreversible effect upon the Park.To the extent that we allow this stream and it's adjacent ecosystem to be degraded, so will it's enhancement of the Park be diminished.In simplest terms,when this wooded ravine is gone;so will the wildlife be gone, and then the stream will in fact be as the applicant now sees it,"solely a drainage ditch": Item 9. Here the City requests information regarding the amount of cut and fill for the project as a whole, and the applicant has responded with a reference to the Project Narrative.Review of the Project Narrative reveals the extent of this aspect of the proposed development.The combined cut and fill total 12,686 cubic yards To put this volume into perspective,this equals an amazing one thousand two hundred sixty nine loads;for standard 14 ton capacity dump trucks. While some of this volume would be relocation of on-site material,there would still be inevitable and considerable impact to the surrounding neighborhood streets during the course of construction.To those of us who live in the vicinity,this presents an alarming specter. Of course this amazing number also gives us an idea of the extent to which the developer proposes to reconfigure the terrain at this site.It is stated in the Geotechnical Report that excavations for the cul-de-sac and associated roadway will be as much as 17 feet below the existing ground surface. (In light of this,it is surprising that the applicant would balk at the prospect of excavations necessary to create an entrance in the vicinity of lots 3,4,or 5,as requested by the City).However,as large as this proposed volume of earth is,it could be substantially reduced by elimination of the proposed ravine crossing. Item 10.The City states that without a ravine crossing,the proposed development could proceed utilizing dead-end streets.The applicant responds that without the crossing,current street conditions will remain for all properties that would otherwise be served by the crossing.In the current Project Narrative,the applicant states that"properties to the east and southeast would enjoy loop access". Obviously,the developer has not had conversations with any of his neighbors.The residents of the described area that have attended neighborhood meetings regarding this proposal are unanimous in their preference for the present street system.They feel that it encourages privacy and security, and discourages • non-resident traffic. Such traffic would inevitably result if a connection were possible via this proposed development and ravine crossing.The proposed crossing is not welcomed by those it supposes to serve. Item 11.This item re-addresses the issue of the proposed rezone of the eastern portion of the development. This represents no real change from the applicant's previous proposal,and as stated in my responses to that proposal,(copies of which are attached)this proposed change in the zoning can not be supported.Inherent I \ • in this proposal is the notion that the increase in zoning density would necessitate construction of the ravine crossing,and construction of the ravine crossing would allow the area to be re-zoned.This self serving aspect of it furthers my contention that present zoning be left intact.Without a change in the present. zoning,)the argument for additional emergency access is greatly diminished.Neither the re-zone nor the ravine crossing is necessary.The expressed interests of the existing adjacent neighborhood are best met, through retention of the current zoning. • At this point it is appropriate to make an observation in regards to the western portion of the proposed development.The proposed density,though legal to the letter of the zoning law,far exceeds the de-facto density of the surrounding neighborhood.If the proposed plat is approved as described,the resulting"wall of houses"along the northern portion of the site will be far more akin to a row of condominiums than to the existing character of homes and properties in the Kennydale neighborhood. It would be more appropriate to plat the property in fewer,larger lots,as per the developer's earlier proposals.This would retain the character of the neighborhood,and by reducing the final number of, residences,would diminish the adverse impact in all areas of concern from stream impact to traffic safety. Indeed',the developer's earlier plat proposals followed a plan of fewer lots of greater size,unlike the present proposal's maximum allowable density.Retaining the zoning of the eastern portion of this proposed development in its present status of Rl will serve to diminish the development's overall adverse impact. All of the preceding comments are made relative to the City of Renton's Notice of Request for Additional Information,and the applicant's response to that request.In this same period of time,the applicant also submitted a Project Narrative,and a revised Environmental Checklist was developed,dated December 1. The following comments are in regards to these latter documents. Environmental Checklist: • Page 6, Section C,Water Runoff,Item 1.Note once again that the runoff from this site passes directly through Gene Coulon Park,referred to by the applicant as a drainage swale of approximately 150 feet.All upstream influences will directly effect this downstream portion of the creek. - Page 6, Section C,Water Runoff,Item 2. This section describes the typical pollutants that will be introduced into this stream as a common result of the type of development that is proposed. This includes oil,grease,lawn fertilizer,and heavy metals.It is stated that ground water quality and quantity may also be affected.Pollutants leaching into the soil will affect the quality of the ground water.Additionally,the • quantity of ground water will be reduced as the area of impervious surface increases.All of these adverse impacts will be witnessed downstream in the City's'park. Page 7,Section 5,Animals,part A. In this section the entire ecosystem of the 15.6 acre site has been reduced by the applicant to"songbirds"and"small mammals".This is an incredible oversimplification of the areas indigenous wildlife.This in fact should include everything from mice and small lizards to deer and bald eagles,and it should be noted that salmon are known to spawn at the creek's entrance into the lake.; - i Page;8,section 5,Animals,part D,Proposed Measures to Preserve or Enhance Wildlife. In this section the developer proposes to set aside 2.93 acres as habitat for the wildlife.Presently all 15 acres are effectively. wildlife habitat.Reducing this to a mere 2.93 acres could hardly be considered an enhancement measure, especially when considering the process by which this will be accomplished. Cutting,filling,and relocating over 1200 loads of soil,reconfiguring the topography by as much as 17 feet from its present state,and filling in a considerable portion of the ravine will utterly decimate any wildlife that presently exists in or near this area. Concurrent and separate development to the south of this site will further and substantially reduce any remaining possible habitat options for wildlife indigenous to the area. This'proposal will simply eradicate virtually all wildlife that currently lives in the area,and this will be felt and observed both by neighborhood residents and by patrons of Gene Coulon Park. Our quantity and • quality of life will be diminished.However,per page 12, section 12,Item C,the City will receive$530.76 per lot to the park mitigation fund,and the Project Narrative states that a single large fir will be retained in the development as a perch for Bald Eagles. This revised application does not significantly vary from its immediate predecessor. I am therefore attaching copies of my written response to that predecessor.These comments remain appropriate responses to this proposal,and I stand by the statements therein with the notable exception of reference to the amount of cut and fill previously described.In his current version,the applicant has substantially increased the estimated volume of this material to be relocated,and my figures are not updated to represent this change. While reduced development of the western portion of the site could possibly be made acceptable. Increased development of the eastern portion via rezoning,and crossing of the ravine to achieve that increased development,are unacceptable. The density of plats in the western portion should be reduced,and the safety issue of street access for the site must be satisfactorily addressed. I strongly urge the City of Renton to recognize this proposal for what it is,the substantial and permanent alteration of an area that is inappropriate for the type and extent of development proposed. Respectfully submitted, i Michael Moore 1220 North 28th Place Renton,WA 98056 425-271-2076(home) 425-255-2588(work) mmore@ibm.net I . October 26, 1998 • Ms. Jennifer Toth Henning Project Manager Development Services Division 1055 South Grady Way Renton Washington 98055 Re:Preliminary Plat Application,Land Use Number LUA-98-141;PP,R,V,ECF. This letter is in response to a proposed development of properties in the Lower Kennydale area of the City of Renton.This proposed development is commonly known as the Labrador—Lake Washington Property. As a Renton citizen residing in the vicinity of this proposed development,I am especially interested in the impacOhis development will have on my neighborhood in particular,and on the Lower Kennydale,Coulon Park area in general. I have reviewed the Wildlife and Habitat Evaluation prepared by Terra Associates,Inc.of Kirkland,WA., and Labrador Ventures application for Re-Zone from R-1 to R-5.My comments follow: Proposed Re-Zone: Presently,the eastern portion of the proposed Re-Zone is R-1.The current designation was originally determined.through careful examination and considerable community involvement both to reflect the views of the neighborhood,and provide for appropriate stewardship of the area's environment.Neither the views of the neighborhood's residents,nor consideration of the area's environment,has since changed.Hence,a Re-Zone of these properties would be inappropriate relative to the views of the community and inconsistent with the Environmental Elements of the City's Comprehensive Plan,which clearly states the objective to "Prot Ict and Enhance the City's rivers,major and minor creeks,and intermittent stream courses". The applicant contends that because the surrounding area is zoned R-8,that this is of itself reason enough for a re-zone.This path of reasoning ignores the physical and topographic considerations for the original designation of R-1.Particularly the impact of greater residential density upon the immediate drainage area of the year round creek that traverses the vicinity of the properties in question.Further,this is inconsistent with the above stated objective to"Protect and Enhance"this unique area. The applicant states that the proposed re-zone will"increase the feasibility for the proper development of the property".The current designation of R-1 reflects the community's considered and studied opinion as to • what constitutes"proper development".It is indicative of the author of this proposal,that the opinion of the community should be so flagrantly dismissed,as we are instructed in the author's opinion of"proper". The proposal next states that the re-zone will support construction of a"desperately needed"access road to the properties situated south of the"drainage swale"which traverses the site.The purpose of this access road being to"reduce the response time for emergency vehicles".Again,the description"desperately needed"would appear to be entirely that of the author,as would the notion of reduced response time. Investigation reveals that present direct emergency response to this area is from Station 12 in Renton Highlands,via Sunset,Edmonds,and 27th,to 30t,Park,28t',and thence to the area in question,a distance of 2.5 mi.The proposed"improvement"apparently assumes that a new route would be utilized,via Sunset and Lk.-Wa.Blvd,to Burnett,and thence via the proposed development's new road to the area in question, a distance of 2.8 mi.,or an increased distance of.3 miles. As this"improvement"actually results in a 12% greater distance than the present route,it therefore is not likely to present a substantial improvement from the present provided services. And certainly,without the proposed development's substantial increase in the number of area households,the need for emergency services would not be elevated beyond its present status to what I assume would then become the described"desperate"level. • • In short`statements regarding improved emergency service are misleading.If this is the supposed reason for filling in and paving over the stream,then please note that there is in fact no net improvement,and the stream could be left intact without any negative impact upon emergency services to the existing residential area or to any proposed development. The proposal also mentions that the proposed road will provide a"loop for utility and access systems"to the properties situated south of the"drainage swale".This is the other stated reason for filling in the course of the stream,convenience for utilities.These systems do not require a"loop"of pavement.Access can be via both east and west ends of the proposed development,leaving the"drainage swale"in its present state to the greatest possible extent. (Please note that the term"swale"as defined by Webster's Dictionary is(1. • A tract of low land,usually marshy,or(2.A shade or shady place.This description of the stream proper is entirely correct in both instances.) Trafliclsafety concerns are not adequately addressed in this proposal. As planned,the Burnett intersection at the west end of the proposed development is expected to be the main access and egress route,with over 600 trips expected per day.Immediately north,the intersection of Burnett and 28th Place is presently very dangerous.Northbound at this intersection,Burnett rises steeply from Lake Wash.Blvd.,while curving to • the right.Individually,either the steep hill,or the curve to the right,would suffice to prevent adequate viewing of traffic entering Burnett from 28th Place,but together,these impairments combine to create a very dangerous intersection. Similarly,Traffic attempting to turn from 28th Place onto Burnett can not see traffic!coming northbound up the hill.Traffic turning southbound from 28th place onto Burnett is especially in danger,as they must turn briefly into the unseen oncoming traffic. The proposed development's new street intersects Burnett just a half-block south of 28th Place,thus compounding the already dangerous situation with an additional traffic source. Traffic.entering Burnett from the proposed development will not have an adequate view of Burnett traffic Northbound or Southbound,and will have no view of traffic entering Burnett from 28th Place,a mere half block away.It is not difficult to envision a scenario wherein a vehicle turns northbound from the development just as another turns southbound from 28th place. With a half block separating them,these two will likely have time to stop.However,a third car northbound on Burnett,coming upon these two will likely swerve into the southbound lane to avoid them.'Should a fourth vehicle southbound on Burnett come upon this scene,it will meet the northbound vehicle head-on and downhill. r Perhaps this traffic situation is the source of the developer's statement of"desperate"need of emergency services.In any case,the visual restrictions at this intersection presently exist and pose a very real hazard. They'are not adequately addressed in this proposal,and with the anticipated traffic increase,an adequate solution must be found well in advance of compounding the existing hazard. The impact of additional traffic on streets adjacent to the proposed development is also of concern.North 30th street is supposed to serve as the main East/West route connecting 405 and Lake Wa.Blvd.However, traffic northbound from the vicinity of Coulon Park on Lk.Wa.Blvd.,wishing to access 405,turns up the Burnett hill,and frequently takes the first available eastbound turn onto 28th Place.It is reasonable to assume that some of the traffic from the proposed new development would do the same.Both 28th Place and 29th Street are residential,and additional traffic using these streets to access 405 is not welcome. While these streets are not a direct part of the proposed development,it would not be inappropriate to provide assistance in planning and implementing traffic abatement on these streets.. Wildlife and Habitat Evaluation: The Wildlife and Habitat Evaluation,prepared in accordance with general wildlife and habitat study requirements as specified by King County,included only two visits to the site.The extent of these visits is not known.The search for sensitive,endangered,or threatened species in the project vicinity was conducted through the Washington Department of Fish and Wildlife and the Department of Natural Resources via a database search.In other words,they visited the site,but looked for sensitive wildlife in a computer.The report lists the numerous plants and animals likely to be found in the vicinity and the field observations verify the presence of many of them. Some evidence of sensitive species was also observed, including the Pileated Woodpecker,Band-tailed Pigeon,and Columbian Black-tailed Deer. Absent from the report,but of common knowledge among Kennydale residents,was the Bald Eagle. While the report identifies the subject habitat specifically as the acreage of the proposed development,with drainage from the site running into Lake Washington,we should correctly note that the drainage first runs through a 150' stream bed in Gene Coulon Park,and thence into Lake Washington.Further,we should specifically note that,the Gene Coulon Park public fishing pier is located at the outfall of this stream. The stream's introduction to the lake is the primary enhancement to fishing at this Park location and the aquatic ecosystem of the immediate area includes not only several species of fish,but other aquatic creatures as well.I have personally observed turtles,muskrat,and river otter in this immediate vicinity, and the fish found here are a food source and attraction for other wildlife such as the Bald Eagles and Blue Heron that are regularly observed in the park area. This development project will most definitely cause short-term damage to the aquatic ecosystem in the vicinity of the park's fishing pier due at a minimum to the inevitable disturbance of the soils upstream.The long-term effects upon the Park's aquatic ecosystem will be at the very least the unavoidable and adverse impact of run off from the yards and households of over 60 new residences as described in these reports. Of additional concern,is the visual impact upon Coulon Park.Presently,the eastern view from this section of the park consists primarily of a large expanse of wooded area,providing a pleasant sensation of relative seclusion along the shore of the lake.If this development proceeds as planned,the great majority of these trees will be destroyed,numerous homes will subsequently overlook this area of the park,and the present aesthetic value will be substantially lost to patrons of this city park. While much concern is expressed for the careful relocation of dirt&soil in the proposed project area, absolutely no mention is made regarding the relocation of the Habitat report's acknowledged wildlife population.Lower Kennydale is essentially a sort of"island".It is cut off from the"mainland"by I-405, and the shoreline of the Lake recedes north and south from Coleman point to May Creek and Coulon Park. Within the confines of this limited"island",there are no other habitats for the area's existing wildlife similar to that of the proposed development site,and there is no opportunity for this wildlife to escape elsewhere on its own. Thus the wildlife population will be forced into the yards and streets of the adjacent neighborhood. With the destruction of their natural habitat,these animals will be forcibly exposed to all manner of unnatural danger,and become a threat to residents,pets,and property. Certainly,this indigenous wildlife merits concern at least on a level with the site's dirt.If this project is to be approved by our City of Renton, provisions must be included for the larger of these animals to be safely and humanely captured and re- located to another suitable location before proceeding with the destruction of their present habitat. In Summation,the following is strongly suggested: ❑ Retain Current Zone Classifications to maintain consistency with the City's Comprehensive Plan. ❑ Allow no road to cross the stream,thus preserving the stream basin integrity to the maximum extent. ❑ Adequate traffic safety and abatement plans should be implemented. ❑ Environmental impact consideration must be extended downstream to include Gene Coulon Park. ❑ Prevent displaced wildlife from endangering themselves or the surrounding neighborhood. Respectfully submitted, Michael E.Moore 1220 North 28th Place Renton,WA 98056 October 28, 1998 • Ms. Jennifer Toth Henning Project Manager Development Services Division 1055 South Grady Way Renton,Washington 98055 RE:Labrador Preliminary Plat Application,Land Use Number LUA-98-141;PP,R,V,ECF Dear Ms.Toth Henning, The following comments are made upon reviewing the Project Narrative for Labrador Ventures L.L.C. This document begins with a description of the size and boundaries of the property involved.It also states the applicant's proposed access routes,provides the applicant's description of the physical terrain,and describes the applicant's proposal to do substantial clearing and filling of the existing creek.The document continues with descriptions of the established zoning of the Kennydale neighborhood,and then proposes the applicant's logic in requesting changes to that zoning for his recent acquisitions. In proposing to change the zoning from the established R-1,the applicant presents himself as doing the city a favor by accepting a rezone to R-5 rather than insisting on R-8.It is important to keep in mind that the established zoning is and has been R-1.The expressed willingness to accept a"less than maximum"density is not a gracious favor on the part of the applicant.This is a request from the applicant for a 500%increase in the'established zoning density.Zoning that was well established when he purchased the property. The Kennydale area of Renton has been an established neighborhood for many years.The parcel in question has not been developed over this time period as it consists of steep wet terrain and has a creek running in a deep ravine cutting diagonally through its center.hi short,it is not suitable for development. The applicant proposes to solve these problems by reconfiguring the topography,placing the stream in a culvert,and filling in a substantial area of the ravine. Were this an isolated parcel,this might be acceptable. However,this is not an isolated parcel.This parcel is surrounded by residential areas and adjacent to the City's premiere park.The stream is a featured element of Gene Coulon Park,entering the lake adjacent to the Park's public fishing pier. According to the applicant,an estimated 7700 cubic yards of earth would have to be relocated or hauled in.This figure represents 770 loads for 14-ton capacity dump trucks. Additional trucking would be required for the removal of mature trees that cover 60%of the site.These trucks will have to access the site via city streets,with routes along Lake Washington Blvd. adjacent to Coulon Park or from 405 via 30th and Burnett.In other words,via neighborhood and residential streets. Certainly this would be an enormous neighborhood impact for a substantial period of time,and would likely cause damage to the streets being utilized. It is not conceivable that measures could be taken to adequately prevent adverse impact to the stream during the defoliation of this land and subsequent reconfiguration of its topography.The initial result of this adverse impact would likely be the introduction of large amounts of silt,rubble, and decaying foliage into. the siream course.This impact would be seen most immediately in the stream's course and environs within Coulon Park.The longer-term effects would be the adverse impact of drainage from yards of the several dozen new homes fronting on the stream.These would likely include fertilizers,herbicides,pesticides,and other hazardous contaminants conveyed via surface run-off to the stream,and thence to the Park and initially entering Lake Washington adjacent to the Park's public fishing pier. It is worthy to note that in describing the portion of the stream that flows through Coulon Park,the applicant has referred to it as an"open ditch".This depiction is a derogatory insult to one of the premiere public parks of King County,and appears to be designed to intentionally mislead readers who are not familiar with the Park and its adjacent environs.This stream is a featured element of the park's design,and this clear disregard for accurate depiction casts doubt upon the accuracy of other descriptions and statements of intent within the applicant's proposal. • In the Justification for Variance Request, section a.,intended to determine"undue hardship","special circumstances",and"deprived privileges",the applicant states that the variance(to culvert the stream,and fill the ravine)will allow loop access to existing residences east of the site,and provide"much needed"fire access to the area. Current non-loop access streets have served this area well for many years,and no support of this proposal is known to have been put forth by current area residents.Additionally,investigation reveals that emergency response to this area is from Renton Highlands Station 12,at a distance of 2.5 miles.Utilizing the proposed new road via the shortest possible route would place these services at a distance of 2.8 miles,for a distance increase of 12%.It hardly seems appropriate to approve the demise of the stream,both on-site and in Coulon Park,and the effects of transporting over 770 truckloads of fill,to ultimately provide for an • increase in distance for emergency vehicles of 1500 feet. In the Justification for Variance Request,section.b.,intended to determine that a grant of variance will not be"materially detrimental to the public welfare or injurious to the property or improvements in the vicinity and zone in which(the)subject property is situated",the applicant again states that the variance(to culvert the stream,and fill the ravine)is necessary for emergency services.In this section,the applicant also states that the variance is necessary"to ensure the rights to the property owner that which would be enjoyed by other properties under similar circumstances". Regarding emergency services access,arguments to that effect are covered above.Regarding the"ensuring the rights enjoyed by other properties under similar circumstances",it must be pointed out that the properties in the immediate area to the east of the subject properties are presently served by streets no different than would be found in the proposed development if the variance were denied and the ravine left in it's present natural state.In other words,without the variance,the rights will remain the same for other properties under similar circumstances,and no variance is warranted. In the Justification for Variance Request,section c.,intended to determine that approval"shall not constitute a grant of special privilege"relative to"other properties in the vicinity",the applicant states that "the street across the stream will not be detrimental to the public welfare or injurious to the property in the vicinity". This statement clearly disregards the effects directly upon the stream and it's immediate environs,and also omits the fact that it flows through Coulon Park(previously described by the applicant as"directed into an open;ditch").To state that construction of the culvert,filling the ravine,and installing a road through the area will not be detrimental to property in the vicinity is astonishing.This is a huge project,especially so in light of the terrain involved. To so simply dismiss the obvious impacts is to strain credibility. There will be impacts,and ultimately,the crossing itself is a very substantial impact. Additionally,this section response states that the proposed crossing will incorporate a box culvert designed and installed"to incorporate(State)Department of Fisheries suggestions"for inlet and outlet control.This statement does not say that a culvert is endorsed by the Department of Fisheries,nor does it say that all suggestions for this option would be incorporated,or to what extent any incorporated suggestions would be followed.The applicant's representation of other facts brings doubt upon this response.The simplest option,with the least impact upon the stream would be to deny the variance,and leave the stream in its current natural state. This section's response also includes the statement that"the proposed crossing will enhance both vehicular and pedestrian access to Lake Washington beaches".Please note there is no Lake Washington access at or near the outlet of this proposed street.The addition of over 60 new houses would add congestion to the area's adjacent streets,and the proposed new Burnett intersection,identified as the main entrance to this new development,is poorly designed and will create a very hazardous traffic intersection.With approval of the variance,the volume of traffic utilizing this intersection will be appreciably increased,thus increasing the hazards. In the Justification for Variance Request,section d.,intended to determine that the variance is the minimum variance required to accomplish the desired purpose,the applicant states that approval will result in"safer vehicular and pedestrian circulation",and again refers to enhanced emergency services. Examination of the proposed Burnett intersection reveals a quadruple hazard,including sight limitations due to the curve of the street,the crown of the hill,the height of the banks either side of the outlet,and the proximity to the intersection of Burnett and N 28th place.To state that this new street will enhance safety is highly questionable. In section d.,the applicant also states that the"minimal variance would be to bridge across the creek and minimize the disturbance of the stream bed at the crossing location".The applicant also states that the expense of building a bridge(in lieu of the culvert and fill approach)would not be warranted for the minimal number of lots it would serve. The minimal approach to this problem would be no variance,and no bridge.The implication in the above statement is that without the bridge,there would be houses in the eastern area of this development regardless. If this is the case,and they would presumably meet all applicable access and other appropriate code requirements,then this is the approach that should be taken.The culvert and fill variance need not be approved. In conclusion I would like to note the following: The applicant has purchased these properties with existing zoning,topography,wildlife,and other factors established and in place for many years.He has done so based on his speculation that the area can be substantially altered for his benefit and future profit.The property has been undeveloped to this point due to its unsuitability for construction.The wildlife,which frequents these 16 acres,is a source of enjoyment to the neighboring population,and to the patrons of Gene Coulon Park.The stream that traverses the property,and the visual character of the trees and foliage,all contribute to the quality of the experience of patrons of Coulon Park.In general,the quality of life surrounding this oasis of nature within our city is enhanced by its presence. The City's zoning and other regulations recognize this,and are in place to protect this community asset. The developer applicant is asking us for variances from these protections in order to substantially and permanently alter the character of this area.He asks us to grant exceptions and reduce the quality of our neighborhood in order that his speculations and profits can be realized.The property is zoned now as it was at they time of his recent purchase.No subsequent"hardships"have been imposed upon him,nor has any other factor been implemented from any quarter that would change the present value of the property. The applicant has gambled on the speculation that he would be able to alter the laws relating to the development of this property, substantially alter it's character,and thus proceed with his plans. Certainly,we the people of Renton can not be expected to pay for this speculation,either through the compromising of our neighborhoods,or through a reduction in the quality of our public areas. I strongly urge that the proposed variances be denied,and that this entire project as currently presented be carefully and thoroughly examined. Respectfully submitted, Michael Moore 1220 North 28th Place Renton,WA 98056 425-271-2076(home) 425-255-2588(work) mmore@ibm.net CITY OF RENTON DEV CITY OF RENTONN1NG December 20, 1998 JAN 41999 DEC 2 1 1998 To: City of Renton CITY C VED ERKI S OFFICE Environmental Review Committee Jennifer Toth Henning,Project Manager Subject: Labrador Preliminary Plat Project No.LUA-98-141,PP,R,V. ECF We believe that our original letter to you written on October 26, 1998 remains absolutely correct in every way. There are no modifications of the old plan in the new proposal which indicate a change of any significance to address traffic,environmental and zoning issues. We invited the City Council members,the Environmental Review Board and other interested parties to visit the site,walk the area and meet with us.There has been no response. The proposal will have a severe impact on our neighborhood and the communityof Kennydale. We believe the traffic issue should be reviewed by the entire community,not just the families living within th ree hundred feet.We already have a major exchange which is blocked morning noon and night.We believe it would be a wise idea to look at how Renton plans to handle at least an extra one thousand vehicles a day from the two planned sites,let alone a third complex. It is painful to believe that the City of Renton is looking only for tax dollars and not how to represent the rights of the current residents. S. y J. -s :. .. dSallyScott 05 N.28th Renton,WA,98056 cc.City Coucil Members Mayor Jesse Tanner numa DEVELOPME41T PLANNING CITY OF RENTON CITY OF RENTON October 26, 1998 DEC 2 1 1998 To: City of Renton JAN 41999 Enviromental Review Committee. RECEIVED RECEIVED Jennifer Toth Henning,Project Manager CITY CLERK'S OFFICE Subject: Labrador Preliminary Plat Project No. LUA-98-141,PP,R,V,ECF You have a unique opportunity to demonstrate your wisdom and be recognized as a leader in the health and beauty of Renton,or to be known as just another rubber stamp in the ugliness and greed that has taken over much of Renton development. During the past forty years several people with great vision provided for Renton's future.The greatest gift was Gene Coulon Park.City councilmen walked through Eldon Acres and described it as a natural paradise which needed to be preserved.They decided against any rezoning or opening of streets which would disturb it We were there!. Several years ago at a council hearing on a full rezone in Renton our area was left R-1. We were there!. Again over a year of planning by the city and community went into a traffic plan which would keep the area from developing into a through highway.We were there! The city also made a decision not to allow a large development on the bluff for traffic and landslide reasons. We know that Kennydale was already shown as an area in need of further open space and parks in the public stance that the city put out this year. Do you know that these acres are one of the main migratory routes for small and large birds? Hundreds take refuge in the woods and fields here and then pass on through..The woods,underbrush and ravine have provided a natural buffer between the neighborhood and the Griffin Home. What will 60 or 70 houses do? Pollutants from their yards and cars will foul the creek.The trees which break the fierce winds from across the lake will be gone and the highway noise will be worse for all. Those homes will produce not 60-70 cars but 150-200 cars on our roads each day not counting delivery trucks etc. You will increase the population significantly between the apartments and the housing with no more parks nor open spaces in an area where we know that Kennydale was already shown as an area in need of further open space and parks in the publication that the city put out this year. We invite you to come out and visit with us and our neighbors in our community. Sincerely, 4„._., 6 4,--(4) .,f(t/ amen B.and Sally Scott 1405-N. 28th Renton,WA.98056 cc. City Council Members Mayor Jesse Tanner '1111111Pr , i • t i 2/ v---/ (5-- c-X,J' L4-,-- 9 t— iV/f ,,, 4OeKii 'arY,OF RENTON RECEIVED I DED 1 8 1998 itdV "sr,YZ---)/ , bciiii.) :1‘Ka DiviSiON ? ,?-75•-"6- C /r-7- A9 &/-q'S ;1J • c .dc. -- -,e///,-ef• / ` W 4ily ,792.7--- 2-J.,57.-A Re6-- 6- Z '2 k_ -6_• kl-- /-) --571-c,/oP4- P ( -oz4 /z. , 17) 4 11 r g t /iDel< -- it 4_6. -J,.--e ill Is iL2-ii/v C. (94 .6' 1.00 .1., -- f cd 4. , - ---- , ( /V ° fr+ i0 -5A-Fc7L7 //2 c- e:;_s-e ___ il ' ke ty/ c e 11 irY,(W 06--eq/ A0-67'eiffri7 /12-- x9 IV i' '0 ..Crd----) / ,/ 1 sio/-s-/4 i! ,y 7-r--m o_se-,- ra >1-4/(2K- '%4 w -CS 7 0AITY OF REWON RECEVED DEC 18 1998 ouiLuuqu- UNISION _F/Krs I jl� Al� 1,2 M7 Ll V/ �2q o &�4- / /7-0 wx� • CITY OF RENTON RECEIVED 0 o4 DEC 19 1998 ♦ =■ ♦ giUILDING DIVISION ***REVISED*** NOTICE OF APPLICATION AND PROPOSED DETERMINATION OF NON;SIGNIFICANCE - MITIGATED (DNS-M) DATE: DECEMBER 07,1998 LAND USE NUMBER: LUA-98-141,PP,R,V,ECF APPLICATION NAME: i '"~LABRADOR PRELIMINARY PLAT PROJECT DESCRIPTION: Brad Hughes,Labrador Ventures,LLC,has applied to subdivide a 15.5-acre site into 62 parcels for the eventual development of detached single family residential homes. Two tracts (A and B) containing steep slopes'and wetlands would also be created but would not be developed. Two existing homes would remain. Proposed parcelS range in size from 4,500 sq.ft.to 18,327 sq.ft. The site is zoned R-8 and R-1. A rezone from R-1 to R-5 Is requested for 4.43 acres on the east portion of the property. Access would be from Burnett Avenue North and from North 26th Street. A ravine with a creek divides the site from southwest to northeast. Applicant proposes a 2 bridge crossing over the ravine in order to construct a public street linking the west and east portions of the site. The bridge crossing requires a variance from the Land Clearing and Tree Cutting Ordinance in order to clear steep slope areas and disturb within 25 feet of the creek. A variance Is also requested to clear steep slope areas abutting Burnett Avenue North in order to construct street improvements required per City Code. Excavation(approx.7,953 cubic yards) and filling (approx.4,733 cubic yards) are proposed for construction of the new road, bridge, and building pads. Two existing Category 2 wetlands are located on the property and would not be disturbed by the project. Proposal requires environmental review,preliminary plat approval,variance from Land Clearing and Tree Cutting Ordinance,and approval • of a Rezone from R-1 to R-5 for 4.4 acres of the site. PROJECT LOCATION: 2700 Block of Lake Washington Boulevard and Burnett Avenue OPTIONAL DETERMINATION OF NONSIGNIFICANCE-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: September 08,1998 NOTICE OF COMPLETE APPLICATION: *"Revised"December 07,1998 Permits/Review Requested: Preliminary Plat Approval,Environmental Review,Variance from Code Section 4-9-5:D.,Rezone from R-1 to R-5 for 4.43 acres of site. • • Other Permits which may be required: H draulic Permit Approval(HPA)from Washington Department of Fish end.___ Idlife;Forest Practices Permit from Department of Natural rce Requested Studies: �----- Traffic Impact Analysi Wetland Eval a-Stud*vel 1 Drainage Analysis, Wildlife Habitat and Eva t n, eotechnical Report,Slope Analysis Location where application may be reviewed: ! Planning/Building/Public Works Division,Development Services Department, 6th Floor, 1055 South Grady Way,Renton,WA 98055 PUBLIC HEARING: A public hearing is tentatively set for Tuesday January 26,1999,at 9:00 a.m., with the City of Renton Hearing Examiner,City Council Chambers,7th Floor, Renton City Hall,1055 South Grady Way,Renton,WA CONSISTENCY OVERVIEW: Land Use/Zoning: I Project site is designated Residential-Single Family(RSF)and Residential Rural(RR)on the Comprehensive Plan Land Use Map. The site is zoned Residential-8 Dwelling Units per Acre(R-8)and Residential-1 Dwelling Unit per Acre(R-1). The proposed plat would include 47 lots and an open space tract (Tract A)within that portion of the site(11.12 acres)that is zoned as R-8. The applicant is requesting a rezone of the eastern portion of the site from R-1 to R- 5. Fifteen(15)lots and an open space tract(Tract B),are proposed forthe 4.43 acre portion of the site proposed for rezoning. • The proposal appears to comply with applicable development standards of the • existing R-8 Zone for the west portion of the site,and for the R-5 Zone which is proposed for the east portion of the site. The plat would not meet with density requirements of the R-1 Zone,and the rezone to R-5 would need to be granted to permit development as proposed on the east portion of the site. Density: Applicant states that the net density for the 11.21 acre portion of the site zoned R-8 would be 6.4 dwelling units per acre(du/ac). Net density in the R-8 Zone may range from 5.0 du/ac minimum to 8.0 du/ac maximum. Applicant states that the net density for the 4.43 acre portion of the site being requested for rezoning to R-5 would be 5.0 dwelling units per acre. Net densities of up to 5.0 du/ac are permitted in the R-5 Zone. (Note: net density calculations are based on the number of dwelling units • permitted after public streets and sensitive areas have been deducted from the gross site area.) Environmental Documents that Evaluate the Proposed Project: Not applicable. Development Regulations • Used For Project Mitigation: The proposal is subject to the City's Environmental Review(SEPA).` Ordinance,Zoning Code,Land Clearing and Tree Cutting Ordinancei7_ Subdivision Regulations,Street Standards,Wetlands Ordinance,Putfc Works Standard's,Uniform Building Code,Uniform Fire Code,and other_ '- - applicable building and construction standards. — 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. - Fire Mitigation Fee: equivalent to$488.00 per each new single family residential parcel created. (Credit Vic' may be given for the two existing homes which would remain.) , 2. Traffic Mitigation Fee: equivalent to$75.00 per each new average weekday trip attributed to the proposal (Credit may bey given for the two existing homes which would remain). 3. Parks Mitigation Fee: equivalent to$530.76 per each new single family residential parcel created. (Credit may be given for the two existing homes which would remain.) . Geotechnical Study Recommendations: follow recommendations of geotechnical engineer for site development including the construction of site infrastructure(roads&utilities)and building foundations. 5. Stream Crossing: comply with mitigation measures-imposed•by-the-City's.Environmental.Review.. • Committee,and follow recommendations of the City's Development Services Division,and the Washington Department of Fish and Wildlife in the design,construction,and maintenance of the proposed bridge.stream crossing. The specific measures are not known at this time. 6. Traffic Sight Distance: install advance warning_signage..and/or lights along Burnett Avenue North to �-� _. _.t_.rs . • alert approaching motorists Willi intersection. 7. Traffic Sight Distance: accomplish grading for proposed Lot No.1 in order to maximize sight distance to the south of the intersection. Comments on the above revised application must be submitted in writing to Ms.Jennifer Toth Henning,Project Manager, Development Services Division,1055 South Grady Way,Renton,WA 98055,by 5:00 PM on December 21,1998. This matter is also scheduled for a public hearing on Tuesday,January 26,1999 at 9:00 AM,Council Chambers,Seventh Floor,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 Ms.Henning at(425)430-7286. Anyone who submits written comments will automatically become a party of record and will be notified of any decision on this project. CONTACT PERSON: JENNIFER TOTH HENNING (425)430-7286 �-EASE INCLUDE THE PROJECT NUMBER WHEN CALUNG FOR PROPER FILE IDENTIFICATION i- CFrY OF REWTON December 18, 1998 RECEIVED Ms. Jennifer Toth Henning DEC 2 1 1999 Project Manager City of Renton Planning/Building/Public Works Department xu t}6NU DIVISION 1055 South Grady Way Renton, WA 98055 cc: Mr. Jim Hansen Mr. Jim Shepard Mr. Gregg Zimmerman Subject: Labrador Preliminary Plat Application Land Use Number: LUA-98-141, PP,R,V,ECF Dear Ms. Toth Henning: This Ietter is in response to the recent revisions that the developer of the proposed Labrador Development has offered to make. Our understanding is that these revisions were made as a result of the recent hearings, and concerns from community members Iike ourselves. We sent you a list of our concerns in an October letter. We have now reviewed the developers proposed revisions relative to those previous concerns. This letter restates our original concerns, with additional comments based on our interpretation of the builders proposed revisions. All new comments are shown in bold to make them quickly discernible. We live on Park Place North, and there is only one Tot (about 100 feet) between us and the proposed new Labrador Development. From our house, we have direct line-of-sight to the proposed new secondary entrance into Labrador Development that would be added off of 26th Street. As a neighbor to this proposed development, we have reviewed the Labrador Preliminary Plat application and submit these comments to the City for review and consideration. 1 Access to the Labrador site from the north and west would be adjacent to an existing alley that branches onto Burnett Avenue. Each day, I drive west down 28th on my way to work, turning left onto Burnett, and then south onto Lake Washington Blvd. Due to the slope of Burnett Avenue, visibility of traffic coming up Burnett from Lake Washington Blvd is poor, making it difficult and dangerous to turn left onto Burnett Avenue from 28th. I have learned that I must ease out into this intersection using extreme care. To simulate what residents of Labrador would experience, I have instead driven west down the alley from Park, and turned left onto Burnett. I found it to be even more dangerous than going down 28th. Besides not being able to see cars on Lake Washington Blvd at the stop sign, I also could not see cars coming over the crest of Burnett from the north. Based on the proposed number of cars that would be using this access, I anticipate this intersection, as currently proposed, will result in a significant number of accidents. We propose that this access be moved to another location, possibly near the intersection of PO.rk Avenue and 28th. Relocating it to Lake Washington Blvd is another possibility, but this would disrupt an already complicated intersection with Burnett Avenue. The revised entrance onto Burnett Avenue should improve visibility to the south. I do not believe it improves visibility to the north, since the elevation difference between the entrance and the hills crest has not been addressed. I feel that it is the traffic from this direction'that poses the greater safety hazard: We feel our original proposal is still valid. / ` 2_. The proposed addition of 66 single family homes will increase traffic density along Lake Washington Blvd. Although this increase may not seem significant, my concern is that the combined impact due to the Labrador Development and other developments currently being proposed or studied will be significant. These include: 1. Tamaron Pointe - 182 apartment units 2. The Bluffs - 200 apartment units I travel this route from my home to work each morning and evening. Each of these developments will make it increasingly more difficult to get onto Lake Washington Blvd from Burnett Street and to use the north exit of Gene Coulon Park. In addition, it will make it more dangerous to walk or bicycle along Lake Washington Blvd using the existing painted bike lanes. I occasionally use these lanes both for bicycling to work and to walk from my home to Gene Coulon Park. This concern was not addressed. 3 Access to the Labrador site from the south and east would utilize a new intersection off 20th Street, near the existing intersection with Park Place. 26th currently handles traffic for approximately 19 homes. This street has a steep downward slope at the west end, requiring drivers to slow significantly to negotiate the blind turn onto Park Place (which has poor visibility due to a steep earthen bank). The current residents have Iearned to drive slowly because we all recognize each others cars, and know that we and several of our neighbors frequently walk up this hill as part of our daily exercise routine (there are no sidewalks). The slope of 26th street is severe enough that when snow is falling, or is forecasted to fall, all the current residents park their cars at the top of the hill where 26th intersects Meadow. Many of us would be stranded at home if this option was not possible. For the current traffic flow, the few street lamps are sufficient. Signage is Iimited. Using 26th as a main or secondary entrance to the proposed Labrador site will more than double (maybe quadruple) the traffic on 26th street. This new route will potentially introduce the following: 1. Increased traffic by existing residents on Meadow, 25th, and Garden Court using the new, and shorter, route through the Labrador site to access Lake Washington Blvd. 2. Increased safety risks to walking pedestrians (this will be somewhat mitigated by the proposed addition of sidewalks along 26th street, but people will still be walking on Park Place, which has no sidewalks, and crossing 26th near the Park Place intersection). 3. Increased traffic noise, in a neighborhood that currently experiences very little noise of any type. 4. Icreased competition for the limited parking along Meadow during snow periods. We propose that these issues be mitigated by restricting traffic access. Specifically, we ask that you:: 1. Preserve the existing R-1- zoning, rather than approving the requested R-5 rezone. This would reduce the size of the development and reduce the number of vehicles using 26th to access the Labrador site. 2. Not approve the variance to clear and fill the existing ravine interior to the site in order to build a road crossing. Preventing the connection of these roads would discourage people from using the new route as a short cut to Lake Washington Blvd. This concern was not addressed. 4 Significant amounts of surface water currently flow down 26th when it rains. Water on the north side of the street's crown tends to flow off into the surrounding ground because there are no curbs. Water on the south side of the street's crown tends to also flow off into the surrounding grounds. However, a steady flow of water continues to flow down the street and onto Park Place, which has curbs. This water is collected and-discharged through several french drains. The capacity of these drains has frequently been exceeded during winter storms. This has resulted in significant erosion on four of the properties bordering Park Place to the west (downhill side). .�� z .. ,.. . . . .. , . ( • .t, . . • • t .. • . • - • A ... . .L.' 1. The proposed widening of 26th Street will increase the surface area and increase the amount of water collected. The proposed addition of curbs will collect all water on the south side of the street's crown and channel it onto Park Place. This will further increase the demand on the already overtaxed, and inadequate, surface drainage system on Park Place. Not addressing this problem is sure to increase the current erosion and shppage of soils on our properties. We propose that these issues be mitigated by requiring that a new branch drain line be installed that collects water from the numerous existing drains on Park Place, and routes it down to the main trunk line on Lake Washington Blvd. This new branch should also collect any water that reaches the western end of 26th Street. We would Like to see this new line follow the existing sewer line located to the west of Park Place. This concern was not addressed. 5 On numerous occasions we have seen deer, raccoons, and possums on the proposed site for the Labrador Development. While walking down 26th Street in August, we were able to get within 20 feet of a deer grazing in what is proposed to be the new site entrance from 26th Street. On occasion we have also hiked along the ravine overlooking the stream that runs through the interior of the site. Our concern is that the high density housing, and,proposal to fill part of the ravine housing the water supply for the existing wildlife, will drive all wildlife from the area. We propose, again, that you: 1. Preserve the existing R-1 zoning, rather than approving the requested R-5 rezone. This would reduce the housing density along one edge of the existing stream. This concern was not addressed. 2. Not approve the variance to clear and fill the existing ravine interior to the site in order to build a road crossing, preserving this habitat. This concern was addressed, and appears to be satisfactory. 6 The proposed development consists of small Tot sizes, and almost row type houses with minimal 5' setbacks between them. They resemble townhouses. This results in the highest possible density for single family homes, but gives a neighborhood a feeling of compactness and imposing; almost a multi-family atmosphere. We live on Park Place North, and there is only one Iot (about I00.feet)between us and the proposed new Labrador houses. Our house, along with the others in our neighborhood, are larger houses built on larger lots, with larger setbacks between neighbors. This gives the neighborhood a spacious feeling, more suburban in character, and providing a sense of privacy between neighbors (when needed). Our concern is that the high density housing, will change the character of our neighborhood, and decrease the values of our properties. We propose, again, that you preserve the existing R-I zoning, rather than approving the requested rezone. This density is more consistent with that existing in the rest of the neighborhood, and should enable to better preserve the values of our properties. Thank you for the opportunity to comment on the Labrador Development proposal. We would appreciate receiving your response to our proposals. Sincerely, • Rich and Susan Hs/'ns 3 1111 AO( Mr. LaVerne E. Graves 905 N. 28th Place, Renton, WA. 98056 18 December 1998 Ms . Jennifer Toth-Henning, Project Manager, Renton City Hall. 1055 South Grady Way, Renton, WA. 98055 RE: Labrador Preliminary Plat Application, Land Use Number LUA-98-141 ,PP,R,V,ECF I am writing this letter to you to voice my corcerns and objections to portions of the Labrador Plat application as shown on the attached map to the application: 1 . The map shows a concrete wall erected between the alley and the entrance road to the development starting at Burnett St and extending east, approximately 100 feet. I object to this type of retaining wall. From my house my southerly view would be looking right at this concrete wall. I believe this retaining wall could be erected of a more attractive and esthetic pleasing material, such as rocks, or landscape blocks, rather than an old grey concrete wall. Also the height of this retaining wall should be no higher than the existing land. Maybe the alley and the entrance roadway could be blended together with a planter as definition of separation. 2. I object to a culvert being placed in the creek to allow for a road to be built over the creek. If it is necessary to .cross the creek the developer should be required to construct a bridge so as not to destroy any of the existing vegetation and retain the creek in its natural state. 3 . Land scalping or clear cutting should not be permitted. The old maple trees and madronna trees should be retained. The developer should not be allowed to make these specified trees a part of any indivual lot, and they should be preserved as part of the landscape of the development. Respec fully, r. LaVerne Gras CITY OF RENTOid REC VED DEC 1 8 1998 D1V'S ON a' 15 December 1998 CITY OF RENT NO RECVVED Ms Jennifer Toth Henning Project Manager DEC 16 1998 Development Services Division CITY OF RENTON 14 1055 South Grady Way �1�11+ii�'i� olvas, ON Renton, WA 98055 JAN 41999 Subject: Comment on the Labrador Application RECEIVED Land Use Number LUA-98-141; PP, R,V, EtilfY CLERK'S OFFICE Dear Ms. Toth Henning; CC: The City Council Members CC: Environmental Review Committee Last week, Labrador Ventures submitted a second application to build 62 new homes in lower Kennydale . The Kennydale neighborhood has organized a neighborhood committee to address the impact of the project on our community. I am writing this letter to address my concerns about this proposed lower Kennydale building project. After reading Labrador's 2"d application, I do not see changes to my previous concerns. I have attached my previous letter to this one because my concerns are still valid. I do want to address two other concerns about the project. The densely populated building project needs to protect the stream,the ravine slopes and wetlands. After analyzing their building plan, it appears that Labrador is going to carry over 1000 truck loads of dirt to stabilize the ravine walls, which will totally destroy what has been projected. I ask that more open space is made available in the building project to preserve the habitat and stream which keeps this area beautiful. The drainage from the new homes will end up in Lake Washington and the wetland areas. The building plan has homes closer than 25 feet to the wetland areas. I ask that more open space is left in the project around the wetlands. I also ask for strict regulations such that the drainage is not dumped into the stream. This is an environmental problem as well as an erosion problem. I want to restate that the Kennydale's Comprehensive Zoning Plan keeps a significant portion of this project area as R1 zoning to protect the environment. The Labrador Ventures is requesting a rezoning which conflicts with the current plan for the area. The crossing of the ravine will destroy the ravine and stream, since the erosion will be sever. Please keep the environment, wetlands,and stream protected by requiring Labrador Ventures to provide larger buffers to the sensitive areas, and to keep open spaces available, such as R1 zoning. Thank you Eric Korn 1211 North 28th Place Renton, WA 98056 s • 20 October 1998 Ms Jennifer Toth Henning Project Manager Development Services Division 1055 South Grady Way Renton, WA 98055 Subject: Comment on the Labrador Application Land Use Number LUA-98-141; PP,R,V,ECF Dear Ms. Toth Henning; CC: The City Council Members CC: 'Environmental Review Committee Last week, Labrador Ventures submitted an application to build 66 new homes in lower Kennydale . This site is adjacent to my property on North 28`1'Place. I am writing this letter to address my concerns about this proposed lower Kennydale building project. Whiles I understand that the building site(a beautiful, dense forest area with a steep ravine that contains wetlands and a year-round stream) is privately owned, I am concerned that the number of homes being packed into the area will destroy the current land use vision that is shared by the city acid the neighborhood. A significant portion of the woodland area has remained an R-1 zone through Renton's 1992 Comprehensive Zoning Plan with the neighborhood support. The zoning was kept R-1 during the 1992 zoning due to the delicate nature that exists at this site. I ask that this zoning not change, and that the city does not attempt to change the zoning without more hearings and careful thought to the current neighborhood vision. My second concern is the protection of the stream and wildlife in the area. The drainage from the new homes into this stream will erode the ravine(as stated in the Geological report)and upset this stream, which ends in Lake Washington. The proposed plan is to provide fill-dirt for a land bridge over the ravine in order to provide utilities to this area. The stream needs to be protected. Finallyl,the traffic study states that the proposed outlet to Burnett Street is a blind corner that needs to be addressed.. This corner is already a dangerous corner and this traffic change needs the blessing of the people who travel that road daily. I ask that the city look at the current neighborhood vision for this area. I ask that the city not grant the rezone and help reduce the number of homes that Labrador Ventures wants to build. I also ask that they keep the area a forest and not destroy what has been protected. Thank you Ii Eric Korn 1211 North 28`1'Place Renton, WA 98056 '1..1) d4V4(16C-7‹. pej. _ _ - ‘g,47/16 - /72,411,;(c) ..7 _ j a- /g-9 _ iy7., • o tAe- /Afiv2A-c, seT. A1� - • o 7 ,A) io . L_s_' (0•3A Rag t< 71A f3T.47t ck ( 14__GrOS- -(* R• p/ / 17.}_ - �� �1_� 2- % 014 al v 4'JR© ate Sam O • - 11)- -V1/0 - ��s _ M &.2Mths P lRaA.Miller - - - Vr.. -�p %a • Renton,WA 98056-2168 Opn C •��� 1.6 Nie.9 • Wynnlee Crisp 2100 NE 31st Street Home(425)235-2148 Renton,WA 98056 Office(425)453-5000 FAX (425)462-5957 bEVE LOPMENT PLANNING CITY OF RENTON December 13, 1998 D E G 1 4 1998 Jennifer froth Henning RECEIVED Development Services Division 1055 South Grady Way Renton, Washington 98055 Subj: Request to be designated a Party of Record Labrador Preliminary Plat Application 6UA-98-141;PP,R,V,ECF I ask to be made a party of record for the Labrador Ventures development proposed in Kennydale. Upon reviewing the application and supporting studies,it appears that the proposal is inconsistent with the goals of the comprehensive plan and parts of the Building Regulations. As an area resident,I am particularly concerned about the planned filling of a ravine through which a perennial stream flows and the associated removal of vegetation. This would destroy some of the last remaining wildlife habitat along the Lake Washington margin,further diminishing the natural and visual quality of the area. Attention needs to be given to conserving these few habitats throughout the city,which offer greater public value as green space than as marginal land for development. This is the intent of the Land Clearing and Tree Cutting Ordinance's stated purpose,"To preserve and enhance wildlife and habitat including streams,riparian corridors,wetlands and groves of trees." (4-9-2 L.) Since the Labrador property is clearly visible from a scenic route (Lake Washington Boulevard) and from Gene Coulon Park,the development must carefully comply with section 4-3606 Regulationsfor the Land Clearing and Tree Cutting and the Development of Property: "Land clearing ad tree cutting will be undertaken in such a manner as to preserve and enhance the City's aesthetic character and maintain visual screening and buffering." I understand that Labrador Ventures plans to submit a revised application. I will be glad to provide more specific comments on that application when it is available. Thank you. Sincerely, fi e Wynnlee Crisp 1 oni OU DEVELOPMENT SER VICES CITY OF RENTON 1127 N.28th PLACE,RENTON,WA 98056 TEL.:(425)277-5121 CELL.:(425)417-1007 FAX: (425)277-5144 DEC 1 1- 1998 REPRESENTING EIVE® fflEfiI�, GREEN MOUNTAIN KNITTI1 PA��1U�TU 28 INDUSTRIAL DRIVE,MILTON,VERMONT 05468-3234 CIl alb TEL.: 1-(800)361-1190•FAX:1-(802)893-1469 ba,_ I ..,..„4..4,,• , / 2-/ vii/ Pi-ect_s-e .. ,,,i(Gt, -1"74 Ch 1_ /-e-elr—L 3-t-.91-- ry a 6A etdag_. , /1- Nai cokcouL r s --OL,e_ ,1),W 1 C '5 it-7c eihd-y...._ sIj !i- dcsI- cue , . ...yf' doici knovQ y C Ce# L 1ts lAi ��U�- - -i .6 4_, t fizz 6A-kk 4\4 C p vu &'K j -1Y • 7 M y 1 (l`t l ! C.t) d iJ 1? A", i„,, , 6,,,,o. ---T-A, L , ),),_ a ,/ ) ... C 0 4.`7 l`l 4_4,_,,c !`l uv/>.,...4,..._ Ott prtaec.1----. b-ti 1,) l C:fitelt..._. ()A______, . -40 . 1 ',ill • )on,i Ott i 1127 N.28th PLACE, RENTON,WA 98056 TEL.: (425)277-5121 CELL.: (425)417-1007 FAX:(425)277-5144 A REPRESENTING �o GREEN MOUNTAIN NITTING R{a GYl - 28 INDUSTRIAL DRIVE. MILTON,VERMONT 05468-3234 TEL.: 1-(800)361-1190• FAX: 1-(802)893-1469 I TO: Bradley K.Hughes Labrador Ventures, L.L.C. Dear Mr. Hughes, December 9, 1998 I ani a current homeowner at 1127 N. 28th P1, Renton, WA. 98056, and I am affected by the planned 'development;Land Use Number : LUA-98-141,PP,R,V,ECF. I am in receipt of a revised application from the City of Renton, and I have a question for you. I am interested in your plot#48,as it is directly south from my property on N. 28th Pl. My property description is as follows I Lot 19,Block 11, Hillman's Lake Washington Garden of Eden addition to Seattle division no. 1, according to the plat thereof recorded in volume 11 of plats, page 63, records of King County, Washington. My question is, are you planning on selling the lots alone for owner build, or are you selling as a package with a pre-built home ? My reason being, I would be interested in purchasing lot #48 for reasons of open space,with the condition that, if it were to be built on, it would be in keeping with the overall plan of the Labrador Ventures planned tract, and in keeping with the zoning/building codes of the City of Renton. 1 My offer would not preclude any deforestation that you may do for the purpose of your development. I would just like to entertain first option to the Lot#48 in your proposed plan. This lot, in particular, seems to encroach on the creek. Please contact me at your soonest available schedule. I look forward to the success of your development as, "Good neighbors are Happy neighbors". Sincerely, Joni Jo 7--- CC: Jennifer Toth Henning/City of Renton I � • • AI ___ PORTION OF THE NW 1/4 OF THE NW 1/4 OF SEC 5, TWN 23 N., .R 5 E, W.M. # °°: IT-7—__-I--I T -1T 7 T T 1 -- T I F T 7 I I T 7 I F T - —1 I- 1 I I I I I 1 1 I I 1 I I I BLLLIK,2 I I I I I I I I I I I I -I 1 I I 1 I 5n I I 43 1 47 I I 45 I 44 I 43 I 42 I 41 I 40 III J9 II 38 I 37 I 36 I 35 1`�34 I 33 132 I 31 I JO I 29 128 1 27 1 26 1 I 1 l I I I 4o I I I 4e I I 1 I L.O.IHILLMAV'S LAKC WASHINGiON IGAROE I OF EOtN NO.II I I I I I I I I Z[ I = 4 l .__� 14�-1 J J I L 1 J I L I 1 I I L 1 J I L 1 1 J I L 1 J Li 1— } �'� J GRAPHIC SCALE ,.a W ro, ILE Ib' N 28TH PL --1Q- -II In--T--I 1 I T T 1 T- T 7 I- T T -1 :-II Faa. - 1-T 7 -I I T -11 1 • a n W; I I-' I, II I I I I I I I I I 1 I I I I I I I I I I I I I 1 I i • 1 I ' I� 1 : I I' 12 I 3 I 4 1�5 4'�'6 I 7 18 19 110 1 I I 1 12 1 I3 I l4 1 15 I 16 I 17 I 18 I 19 120 1 21 1 22 1 23 1 24 1 25 p 1 I II w CONC.WALL NAM Q •I1 1 I�.L, HRI MAWS LAKE IVASHING TON GA LIEN oT EOEN 119 I W 1 1 00 b4fr I .. I I I I NOo°�eY/- I I 4fidp" I I I I I I IS'PRESLRIPRYq I I (� -- .._L_-.- 9WYSY •� N 9 �{{• 00 II'E I EASEMENT •1,e1 _-_ .- __ _ .-I iZ- to r.— L I P ..• ze I`- L9a60� ..9844�e • ct 11r 1 _ _ —r_vyi_ .� — �-_-•K----0""--•- - -- -_ Meaaiva_w _—_L— --_I `I— •———- _ — ��28 28TH ST — sw- 1 . _..�_ •-=-----'--�--- ---�v-- --- —— -'-' . .ss _—_- .Rave _ -i-�.9:. I r_ — -• VW) ail m "°°----- - � --t°\--n°°- -"^°- .>. ... ... — — -- --- \ amino, I I _ I lea A? �`� `.� 62.: �. 67g 601!: 59 $:.57 56 ;55 4 bt 521 51 16 I I I -!wlr /_/[1L�/'./ /\I1.1R4. I .. t 2W F 1 .a).. '..3m1 soo. S.'sw4 S,n ',3m. 3m .,E� ` \ J'..sow i —I L J L�J L J l—J L_—I I_>—)Lf_i J` .,• £]L ILa'/O./. I I (I s tl 6,, P 40 I 1L > I 1 tL 5.9 W N 7 I rs 1 I F\ ;.:1":-:_ I 7,1 0 TRA T B' I AI • i ;g I ' di., 1 1 �:;,♦j\ 1 ,� vvrr 1 0er1 -p.','1 n\.. 2„, Fu nit )6 17. I �� earw S�, 1^�1II�,n� a \\\� L .J rr.n .v, ,� 1 L.. , .. I /�`�\ it _ .]0�.1.,, >, \.%/' _ IYY11►V1RQ\� `\ r 1-3 7,,,---1, ,..,( T€ I-11-� . "�w1 /I / \\. —J• . 1 1140 — �� ✓ 7::0.\\ ` . ` J i,. , / x .. .. 22 '— 6.,,°., v9 Js �"� A. • \\ �\, •\I !'a„<••.?,j;--k I TRACT;A'' ��-a-= -^\\\� ....R,- 1 I / .o.,.,,. \ l ♦ WI \ i� / �1 23 /24 - -� L J ►..,� �� s 4 P '� \� -.,• e9° / '' m. - 251_ zs - 27 _ 2s - • v _.t \ . • ..,,4..,„ ,,,, N89A716"W /� s., ,,j1 • \ \ , "e 8 `'" �i/ \ \ .� ., —, •F r�L'T S6 e .1- .1 !�ci \ \ ` I ��, ; .�/�\ \ '�� 1T so I I 1-29 I 4, J5 d`/.1/ ,i \\ \\ \ \ a !I/ ;. /f �� / \ \\ .xr I •• �I a la]e.r •e1., •• /a' ---...1J 00 \ `. ` \,',' \ // ELDO,4 �f�' S\\ ' 31 'aY S89W'46E i oo DEVELOPER/OWNERS j — fit,,,.,. p$ T' — f \ /\ �Tt /\_4'•m r •IP \/ / \ \ i - ,I 5G'r 32 , 7 i It Tr ? PAeO..ABOOXX VENTURES.44 ELc • 3 \ \ \ • / e /\ / \ -"�C>,�'•,,. a 33 • KIRKLAND. 98083 ` ' \V/ t`. `a-)°'�• • PHONE 1-425-803-0400 \ '9�\\\, 'i\ a // \ / //\ . ry@ J I I FAx 1-.a-eoJ-Se77 O . \\ \� ��� / \\ // / \\ \< ` , a LAND SURVEYOR O Q \ / x / • \ MouNIR N. MA PL \ To.314.4 ENGINEERS % \ / \ \ ` '� \ KENT.W19 a PLACE.SUITE E102 J Q ___ PHONE 1-423-231-066S kJ 12( 26 \ O,\ \ \� cv..c i.a,3 H; 'Tr' `y'].;. �7 /sY 7. �L. /�_ J !� a :irm dd sir 1 , \ \ \ c. jam ;122 i1m' 'm l - .55 ACRES L,HE 1,1 PEjn�r. a3,.,, \ �.\ 4 ] �zI- a.: / I/'' PLAT DATA \\ �\ 0$° Ilii i171 El d�°$ 1.e.e —� • J R-3 ZONE AREA _ 15Z1 ACRES n3q? C by Se.13 ]]J 6dv]rr" El 33i >ee NO.OF LOTS-- 47 LOTS ♦♦d 5}>3%' \ \ JSW :r11 _ �Y)]yGy` €3.•f � � r�a: • / >iOl'rSTORES 2..AC LIZ t) 3]a'Sd ISY \ I 33 l 4.1) 0r�ie3,' !d �� e . ai des �N'��w \ f yy pp ,. d 23 3e.prd m 0y 00 NI 6l33 413 HAZARD AREA 0 A N]T is JmA' ,SaO �!']' ,Jo' �8' »r> I DOTAL J.7S C W LII S0➢,1 IYj ,,. 3]oa- �]9•• !>iJ 3�'.1 i3` I DENSITY 47/7 J4 6.4 UNITS/ACRE i - I ,f —)I 1p!>--o]y}'0;.-- e] d e�d- _---R-3 ZONE ARE 4.4J ACRES!m Js1) .fm l a �S 5• .4' j IF 1333, ppap p I R uvxa mr cCC}. )) e¢'e °'Se)0 f�:f I}0a �y_J.,�4v' R 40X AREA -0Ie Ac M4Wr OF \ L]�i r]}}mp D, 7 3 C. ]1f000' 0 I 3 AC TOTAL D AREA 01.'4J AL • \ � ,d 11 _ i.Y :;,..„,;1., I • DENSITY IS/JO 3.0 UNITS/ACRE wrt +1� \ gS g,-pp 3;e1,' 11.] 1]030;1!' C4S P03.4 00 e0 H 0100 40 W m TRACT'A' I.73 ACRES as,a 41»• I TRACT V'-105 CRES WNW RR ZONE )Ot • 0.71 ACRES WITHIN RS ZONE A TRACT'C.-0.37 ACRES , TRACT V'-O.ACRES Q TRACT`E•.0..ACR£S 3oT 89.T1e c A !AI Jan S 149110t993 • L 86 i ' 1 ye 1 i 1 I a ` tY?3•g flE - Ee g ill Zia \ - . • ;.L \ 1! 1 i :,..7), k . • g :Sh i '6} Ii:.._ A�h ,a: 9 7. A ttil I a r2r. 9h .K u a ,d; • g .ti:. / . 8` t:'7. 3 .l x g' 3 .;;.t r i • 1 l i_i k STREET PROFILES �TOUMA ENGINEERS —j , It a v 11 $ 8 . do LAND SURVEYORS f n ' s- LABRADOR VENTURES L.L.C. CO iKIRKLAND, WA 98083 ,.a,�r;;251 ,,E�.R._,IX ;n,- 3 g R£NTON WASHINGTON t 9 PORTION OF THE NW 1/4 OF THE NW 1/4 OF SEC 5, TWN 23 N., R 5 E, W.M. .. Plf —T--1 1--7---T--I--1--T--T----I--r—T----1--1--r—T--1--I--1--T--T--I--I--r—T--1 I I I I I I I I I I I I PLO— 12 I 1 1 I I I I I 1 I I. I i 1 I I 1 50 1 a9 1 4.9 I a] 1 e5 I 45 I 44 I 43 42 I 41 I 40 I 39 I 38 I 37 I J6 1 J5 I J4 I 33 1 32 1 31 1 30 I 29 128 1 27 1 26 I I , II I I I I I I • 1 I I I I 2 I J C.D.HILLMA�'S LAK£WASHINGTON IGAROE81 OF E4N NO.11 1 I 1 I I 1 1 1 R ��R N,., L2 I0 �L,_—L—_1— I— L L 1 J L L 1 J L L 1 J I L L I L L L J l J -0':. a,1,41 ,' ---- N 28TH PL ; `41: !tel, lQ je� fr—r I I r T 1 I r T 7 —I f r T I T T I I— T T 1 "�"< I 1•I 1 1 11 1 1 I 1 1 1 1 I 1 1 1 1 1 1 1 1 1 1 1 1 I I I I 1 1 I 1 I�\ -' I 1 2 1 a I 1 1 7 1 8 I 9 1 10 1 r1 1 12 1 ,3 i4 ,5 ,6 ,7 ,8 19 O 2r 22 23 24 25 I 1 IW 11 I J 5 6 p� I 1 1 1 1 I 1` I I I 1 1,rC. h.AN•5 LAKf ItiASHINCTON,:AkOEN OF ELEN NO.I I I rabp I ralLp I I I Noo°�e°Y4 I I OSa^dp " I I I I I I I I (.:i:?\:3.1z: L —1 -- _1 r 'oor4•e 988 8 ao ,r 2 N 9 JY W 0 4Za ?L s d29180 •• ° _ -- - JT--1Z- • x- • --_t- - I P�-t-j-1'" '1- I 1= �l8 TI/ I - g g Ct 1't � _....'.�.__, . t_ �'a" _y_�___. � - - =�ka �-3`�D'_�- .� 'i`— `�..1r ' I— —� �� g4 \\ ,,, 144- m �� 61\\so s9\�+�s\ I si se ss--s4 st 52 — \__ _--1_,� .-..tot a. EL.GON /-11r,"'RF-'= I rL E. 41. 5 2�' AI WM ir,,,,,,,,,,,,‘„_.., =L 5- rl 60 rc a 1 lL 57 I rL SR V' •� .\ 1'`. •_�'7,�� ����'� �ali ��$ \�•. of I "/'L iZ N t. ,k,,,.\lk, . 14•lii,i8 7 18 19 1 20 _ ��p"p�� . \ \\i' IL 111116..W.4214WIL '''.--;:-//2' ' / PN\ --=—\' ,,--', I 40 \ ''\' \ . ,'4610;:guiL41111k, Wilpt...-- ----..-:- ...: '' ' . ' / 404,t -___::: -----.-."- tr-'1 il I. b_ni N,. ,..--...-../ \\\1.,\\\,\N v\A\ N _7, / .. ,,•'s- ,/ /../\i'r 7 .,..„.u- t ik kr2.I 5 121®l--1-'I1-28 ��I•..."' A 1 377, ;• ///boy rt 460 \ ��Er / ,�'�1� Ns9w •w _ J7a7 - `• 1 ���� d %,/ �a�— Q .,.,.'.„.,..-,,'0 7.,-#0/_ \ \ sk \` \Ili ./,,,, ,!, • 1ci Q ' \ / ELDON/ A\k . 5\ e e i .\ >.•.\,:..,;.-.....„.„ .1.,.N,;„,-:„.,--e'2 - \ \ i�,/ W \/ / \ \ -- - \ 3..-.\ 133 9 • -/- N./tx. ' — . - .L.i.,..,.....e., ct-c ,t \ �� \ \` till �" \ v J \ 'a Z \ 1 \\ ��L I— Y_ \\ I F. x • 6•, 8qR„ e 7 4 I • —ere R 5 E, W.M. /,I17, + '"`d, PORTION OF THE NW 1/4 OF THE NW 3 1/4 OF SEC 5, TWN 2 N., °� •• T — 1 Pf1 ----I-- — — rT— — ----r-1I II III 4.4 1 47 I 06 I 45 I 04 I OJ 1 42 I 41 I 40 1 39 I J8 I 37 1 36 1 35 I J4 I 33 1 32 1 JI I 30 I 29 1 26 I 27 1 26 1 I I ; 1I I I I 1 I 1 I 1 I I II I L Z I J C.D.NILLMAIU'S LAKE WASHING rON 1GAFDEN OF EDEN NO.I! I I I I I �p H E • _1z I q (,,L,`—1—1— I— L L 1 J I L 1 _ J L L 1 J I L L _I I I L 1 J LU F 4,00• `•` I j I e° _-_ N 28TH PL Q 43ii:fl 1� io� R — ——I--I——r—� — --I--I —T—�—�— r T �. I r T T —I —�—r— r—�, I 1. 1 111 I I I I I I I I I I I I I I I I I I I I I I I I I I II I A I� �1 III 1 2 1 , 1 0 1 5 1 6 I 7 1 a 1 9 I Iml�5 s o Fees I le I 15 I 16 I 17 I IB I 19 I O I 21 I 22 1 eJ I .4 1 25 j 1 I C.D.HILLMAN'S LAKE I5'ASNINGION•-.ALOEN OF EDEN NO I 1 p� B r K•II I 1 1 II.N�abp•7 I �a1go•� I I I I Now. - 1 5 'Ia I I I I I I I I I I I,�_� =-I--- -- --- -- .-1 . F 1 L I—_-..f?..,, � -589.c • N- 2BTH ST —' - f__ _ _ __1 HI � 1 �j / l-irr �� �/�3'��/�/ ��/��������/� ///�/I/' �� /��� � FL 1 Ir 1 F',: 1 11 .- . - Wo AF �/ I/ / �� //� �� �r•;� k';;jL.trP �w•. .G IL of rL :L so i rL 57 i 1rL s,; 1 WH a7 \ ////////////i1//////!!///////////////////I/////.////////////////////%�iI _ 4s j r,,,v 1, :.k' r. Ir ' ,. ',I 1 i \ ea \`**kV'. ',if_ ::nzli:rr./::licii�z.<;;rrai:li' nc..1il.1:: iiiiw�. : ��.'` a �.'�4i I' ' I` 1 I �� \ Jg ,\ ` 0 ' 11 i • �V /,.I / %/ /' :!I..•.:`r:):/..'- /ma .4:‘—rV.'"..,,-e-' \ \` \.'y, ,00 / /�� ,. .,- ,, 4 � 5� � /o!,%//////////%%%////jam ��� % // ., .. \\s� I\I\\A'I`,,\�'i // ® \,ram+,. % .47 z, %1- -,:%/ •^'/////.%/ -. /0 /�/ ,. • \ I4•••YI// \ .yi.1, Ke ///r /1 �L// ��1.r // /.4 rI 46 G \ \ \ �\ � \� y /• •��!•� \\. \69W 16'i✓ J70.71' �' + `I �iI /1%11%�/i�� �1���y_ -._Q_ 0 \ \ ' fi, e° / \ \ #"/ . �/%'i O �/ -' N ggg \\ \ : /:, M: i \\// ELDO/lG Acf'2 5\\\ /1j,',' %i/;*' \\ \\,. ty Oit / \ / \ \ tea.! ` / /li/; Z tc,,z) ! , \\1...() <"5 7../.4 / / \\ a 4 a-ere:5,.... II .----.....,..... L. \\ LEGEND r \ �� t, \\ ® LESS THAN 25% AREA = 10.69 ACRES r r \\\ CL� LESS TO 39% AREA = 2.70 ACRES r \ 1 \ API GREATER THAN 40% AREA = 2.5 ACRES I Dan DAIS HMI.,INS \ ..! 1 nw rl�v 1 • e e w a 7 8s,crn . •• R 5 E, W.M. eaMt � 4 OF SEC 5, TWN 23 N., , ■ 1/4 OF THE NW 1/4 !�� PORTION —OF— THE T—NW 717--r—T-1--I--I� T- T T - I r-T- 1 I I 1 1 1 1 I I 1 I oLOd<12 I I I I I I I I I I I I I I I I I I 33 s2 3! 13a I 29 I za I 27 I J6 I I y'.M.""' I q, 140 III 39 II 38 137 II 36 III 35 134 I I I I I I I Z J rir.,-.4,1I" I I I 50 I R 1 49 II 47 I 46 1 45 I 44 II 43 I 42 I GO.IHILLMANSLAKE WASH,NOTON IGAROEr4 OF EOFN NO.II I I I I 'I I I14 -1--I--I--L-1-J--j--L- 1 -1- J--L -L_1_J jF , i2 i I l - -1--1--1 -1-J--I--�- N 28TH PL 4` I.4 1 Il--l-- I I __�_r_T_. I I r I I I I I I I I I I I 22 123 I 24 125 I I I� I"I I I II I I I I I I I I I 1 !4 IS 16 17 1 I3 I 19 1 20 1 21 I1 I I ,��1 I - HlLLMAN'S LAKE IUA SNINC TON CAI DEN OF EOEN Nil ! I °I'I III I 1 3 I g 1 S I 6 I 7 I e I I I° I rf I i2 I I K r! I I I I I I I I I I �,a�� QBTH ST - 1 v�tn 2 loop I I I Sabo I 589':�. ..., _ K ~ 1 L. I rxgo I it I I Hoo�er4 0o tic 1 I- I r -,-0�aJdo a I I o 14 LLl I 11 an° rs a i t N a _ W) -� a �. g ��. �1� a,,, oo rLt .- a � " � � ral �� lZ- �a 1.- _, -c , r \� " r 11_Ii•J �I IF,I--_. I r `l 1 1, _ A•_--C'-�__�����-� �_���a•IiYII�L�:i 4...Y�Y- 4tr� L-$ r Tr ., TL-0 IL 57 m- I it aw"4, 6 4 I I' `" I WEC e 7 es2 : j-----kr--"444k------____' ''";:ilim....5:\"'"*I..,;70-.- "/1/ :" 12c3zki gl \` '` ` �'•= 21._ y. ,•�,rt�r � r:r w,,��.ia3�'a rs :� /I 11 �. 's°°. T., //fd ` , 1536 r.,.# C .'I'�.,, \ , �'- '��1t1�j9 _,s.i, O• fir \ \1 „„al \\IN:ISMWAIMMIIIIMMIEW4*21, ov,‘..atilinIPP.M.'111P- ' ' \ „ e.1 3 rill.' 4: 4 e,,. , .%iiiitinkig \ • .. . i .1*,,, -Li ,Ty ,..;,_ _ (z... _ 9Sta Ir. \\ a\\, I !1 q.T .. a .z e% .. .Y� r -,114„ r. \`� r} \ � �. I�°-.- e . Q.\s ..' _--.,. ,,,: '_, r.r iann:. .,� w�E7,.n*��aer•��n: E:�j�' ;, ® Q� n Q U \\\ `� "`rw ,•/r�:� A�-- '' � �u 6W • W' J7a7; r•. litti �37li pji --r'__I I J J : ! 1-12 i \ \ \ \ s,q• * // .% ,°. ,, p 6 o B�\ \��,a \ ''' I ILA, _I °!I _ � co 10�° C•,,wa1,li�'y� \$ `.\ i I' �/ ' -- - ill . • \‘',4400;/ ,,e• \\// \ \ ......,.-— Z it'. • \ ,,, _ , , k-. 7., ..: ,- \\�^ -9;1*.e,1 TREES INVENTORY TABLE Ty ! T lE�A , ti- 1¢-- - Eon -J N a I \ N\ I I CITY OF RENTON P NNING/BUILDING/PUBLIC WORKS DEPARTMENT MEMORANDUM DATE: DECEMBER 21, 1998 TO: JENNIFER HENNING FROM: NEIL WATTS (V R W SUBJE T: LABRADOR VENTURES PLAT PRELIMINARY PLAT REVIEW I have reviewed the project submittal for the above listed project, and have the following comments at this time: r SEWER • There is an existing 8" sewer main in Burnett Ave N. adjacent to the project. This sewer main connects into a 12" sewer main in Lake Washington Blvd. N, which then connects into a METRO Interceptor main. There is also an 8" sewer main system in N 26th St which then runs along the southerly portion of the plat within the ravine area. This system also connects into the METRO sewer interceptor west of Lake Washington Blvd. N. • An 8'1 sewer main extension will be required to serve the proposed development. The sewer main will need to be constructed within dedicated right-of-ways or within a 15 foot utility easement. • Separ to side sewers will be required for each parcel (no dual side sewers). The minimum slope for the side sewers shall be 2%. • Sewer System Development Charges of$585 per single family parcel will be required for this plat. This fee must be paid prior to issuance of the construction permit for the preliminary plat. WATER • There 's an existing 12" water main adjacent to the site in Burnett Ave N. (320 foot pressure zone). The project is located in Aquifer Protection Zone 2. • Water main extensions will be required to serve the proposed plat. Minimum main size for residential development is typically 8". Water main extensions will also be required for the full frontage along N 26th St. 1 DECEMBER 21, 1998 PAGE 2 • Backflow prevention devices will be required for any irrigation or,fire protection systems. • Fire hydrants will be required within 300 feet of each building site for the new parcels. • Many of the parcels'within this plat will probably require pressure reduction valves due to calculated static pressures well in excess of 80 psi. • System Development Charges will be required for this project ($850 per lot). DRAINAGE • A conceptual drainage plan and drainage report has been submitted with the site plan application for this project. The conceptual drainage plan includes provisions for detention and water quality treatment in compliance with the requirements of the KCSWM. The conceptual drainage plan is approved as submitted for this project. • The Lite development must include provisions for the existing discharge points along the northerly portion of the site. • 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 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 recording of the final plat. • System Development Charges will be required for this project ($0.129 per sq.ft. of new impervious surface) STREET IMPROVEMENTS • Burnett Ave N, Lake Washington Blvd N, and N 26th St adjacent to the plat must be improt ed with curb, gutter, sidewalk, paving to the new gutter, street drainage and street lighting. • The new internal streets for the plats must also be improved with curb, gutter, sidewalk, paving, street drainage and street lighting. The pavement section must be a minimum of 32 feet in width, with a minimum thickness of 4" asphalt over 6" crushed rock. The right-of- way widths can be reduced to 42 feet provided additional easements are granted for street lighting and franchise utilities. • All new electrical, phone and cable services and lines must be undergrounded. • Dedication of additional right-of-way (20 feet) will be required adjacent to N 28th St in the vicinity of Park Av. N (small portion of the northeast corner of the plat). • We have reviewed the traffic studies prepared for three proposed projects on Lake Washington Blvd. N: Tamaron Pointe Apartments, Labrador Subdivision and the Bluffs. The reports DECEMBER 21, 1998 PAGE 3 • have been prepared per methodology acceptable to the City and standard engineering practices. The assumptions used and conclusions reached are acceptable, and should be relied upon in the land use review of these projects. The three reports conclude that there will be no significant degradation of levels of service for traffic in the area as a result of the construction of these three projects. • The traffic report notes that the sight distance to the north on Burnett Av N from the new entry street will be 250 feet. While this exceeds the recommended minimum stopping sight distance of 150 feet, it is less than the recommended minimum intersection entering sight distance of 330 feet. Therefore, additional mitigation measures are warranted. The project approval should include the following conditions: 1. The developer shall relocate the intersection on Burnett Av N to meet the minimum intersection entering sight distance of 330 feet from the north. 2. A stop sign shall also be installed for the new entry street at the intersection with Burnett Av N. 3. The developer shall grade the westerly portion of proposed Lot 1 to maximize sight distance to the south of the new intersection. The developer shall also work with the City in installing the required street improvements along the Burnett Av N frontage in a manner which will not reduce the available sight distance to the south of the new intersection. • Traffic mitigation fees of$75 per net new average daily trip ($716.25 per lot) will be required prior to recording of the plat (total of$43,891.25). Fire mitigation and Parks mitigation fees must also be paid prior to recording of the plat, or recording of any phase of the plat. GENERAL • The connection of the proposed street system across the existing ravine will provide an important link to an existing dead-end system on the easterly side of the ravine. This connection will improve emergency access and regular access to existing residences, as well as the new parcels created on the east side of the plat. If a box culvert crossing is provided at this location, in compliance with requirements of the State Fisheries Department, there would appear to be no significant impact to this ravine in terms of stream protection or protection of steep slopes. We recommend approval of the variance request to allow for this street crossing of the existing ravine. • All required utility, drainage and street improvements will require separate plan submittals prepared according to City of Renton drafting standards by a registered Civil Engineer. The constriction permit application must include a itemized cost estimate for these improvements. The fee for review and inspection of these improvements is 5% of the first $100,000 of the estimated construction costs; 4% of anything over $100,00 but less than $200,000, and 3% of anything over $200,000. Half of this fee must be paid upon application for construction permits (preliminary plat improvements), and the remainder when the construction permit is issued. There may be additional fees for water service related expenses. li r CITY OF RENTON PLANNINGBUILDING/PUBLIC WORKS MEMORANDUM DATE: December 18, 1998 ®zw CL�O OP�j TO: Jennifer Toth Henning F RENTO J Jf'gG DEC 1 $ 1998 FROM: Sonja J. Fesser)c SUBJECT: Labrador Plat,LUA-98-141,PP E0 Format and Legal Description Review Bob Mac Onie and I have reviewed the above referenced preliminary plat submittal(dated December 2, 1998) and have the following comments: Comments for the Applicant: The north boundary line, as shown on Sheet 3 of 8, is stated as being established by Superior Court Cause No. p2-9-84469-1. Is this a reference to Superior Court Cause No. 92-2-2 /169-1? If so, correct the number noted on the drawing. The September 5, 1995, Stipulation and Judgement Quieting Title in Real Property in Plaintiffs order conveyed an additional portion of Parcel 3 of said subject preliminary plat to Lot 4, Block 11, C.D. Hillman's Garden of Eden No. 1. Please verify and change the north boundary line of the subject preliminary plat accordingly. Our comment regarding the legal description for Parcel 12(first noted in our October 23, 1998 memo) needs to be addressed. The legal description for said Parcel 12 (noted on Sheet 2 of 8)is the same as that noted within the Title Report and both are taken from King County Recording No. 6333028. The Title Report states that a later deed recorded under King County Recording No. 6425925 did not correct the legal description of said parcel. The latter deed added an additional 13.22 feet to the first call after reaching the true point of beginning. The revision to this call appears to be deliberate because all grantors in this Statutory Warranty Deed document initialed the change. What effect, if any, does t11is difference of 13.22 feet make to the proposed plat submittal? Our previous comment(October 23 memo)regarding Parcel 16 also needs to be addressed. A separate Title Report for Parcel 16 states that a QCD, recorded under King County Rec. No. 6595559, wlas the settlement of King County Superior Cause No. SC687709, but that the legal description in said quiet title action and said QCD, do not appear to close. The title company (Commonwealth Land Title Insurance Co.) includes this problem under Exceptions to the title. The legal description for Parcel 16 in the plat submittal(the same description is also used in the title report), does not address the portion of the subject parcel which may have been conveyed to others (Stride's interest in said portion may have been conveyed to McTique via the QCD which includes an \\TS_SERVER\SYS2\COMMON\H:\FiLE.SYS\LND\10\0336\RV981209.DOC December 9, 1998 Page 2 erroneous legal). The applicant needs to research the potential problem and provide the city with an explanation on the resolution of said problem. The previous paragraph on Parcel 16 also applies to the Rezone proposal for said Parcel. There appears to be a gap of 2.0 feet between Parcels 13 and 14, per their deeds;please address. Provide a title report for Parcel 14. A QCD was included in the previous submittal that provided the legal description for Parcel 14, but said Parcel is not included in the Commitment in the Title Report under Ex 'bit"A-1". See the attachment for typo errors in Sheet 2 of 6. There are lines running through Lots 27, 28, 29 and 30 and Tract"B" that serve no apparent purpose. Remove them or explain the reason for showing them. Information needed for final plat approval includes the following: Note the city's land use action number(LUA-98-XXX-FP) and the city's land record number(LND- 10-0336) on the drawing,preferably in the upper right-hand corner. The type size used for the land record number should be smaller than that-used for the land use action number. Please note that the land use action number for the final plat is different from the preliminary plat number and is unknown as of this date. Make ties o the City of Renton Survey Control Network. Provide plat and lot closure calculations. The City will provide addresses for the proposed lots at a later date. The addresses will need to be added to the drawing. Note to whom new easements are to be granted(private or City-held). Note discrepancies between bearings and distances of record and those measured or calculated, if any. Indicate what is set at the corners of the proposed lots. Include a s,atement of equipment and procedures used,per WAC 332-130-100. Note the date the existing monuments were visited,per WAC 332-130-050 1.f.iv. Because this property is located within Zone 2 of Renton's Aquifer Protection Area,the Aquifer Protection Notice needs to be noted on the drawing. See the attachment. Required City of Renton signatures are : the Administrator of Planning/Building/Public Works, the Mayor and dhe City Clerk. Also needed is a signature line for the city's Finance Director. ' December 9, 1998 Page 3 Th property owners' signatures need to be notarized and the signatures should be preceded with a certification and dedication block. An updated Plat Certificate(for all parcels), dated within 45 days of City Council. Complet i City of Renton Monument Cards, with reference points for new right-of way monuments. Note that if there are restrictive covenants or agreements to others as part of this subdivision,they can be record d concurrently with the plat. The plat drawing and the associate document(s) are to be given to the City Clerk's office as a package. The plat shall have the first recording number. The recording number(s) for the associated document(s) will be referenced on the plat in the appropriate . location(s). Make sure that lot boundary lines are shown in a consistent pen width. Fee Review Comments: The revised Fee Review Sheet for this preliminary review is provided for your use and information. `1� • H' PARCEL 16 THAT PORTION OF THE NORTHWEST QUARTER OF SEC77ON 5, TOWNSHIP V'S RANGE 5 EAST, W.M., IN KING COUNTY, WASHINGTON, DESCRIBED AS 23 NOR77I, OF BEGINNING AT A POINT ON THE NORTH LINE OF SAID SEC170 FOLLOWS: fE 11 LINE OF HILLMAN BOULEVARD AS SHOWN UPON THE PLAT OF H/ WASH/NGTON GARDEN OF EDEN ADDl770N TO SEAT N 5 SERE THE EASTERL THEREOF RECORDED IN VOLUME 11 OF PLATS, PAGE 6LLMAN'S LAKE F THEREOF WOULD INTERSECT THE NORTH P n E NO. 1,KING COUNT TO THE CT 7 SAID3, INE KING THE WAS U HTO/ 391.40 FEET, MORE OR LESS, TO THE SOUTH LINE OF THEE ND 5; THENCE SOUTH 5 TO RAREY AND HELEN RAREY, HIS WIFE; CONVEYED TO FRED OF VOLUME 1129 OF DEEDS, PAGE 152, UNDER KING COD DUNE 1, 1917, RECORDED IN RECORDS OF SAID COUNTY; COUNTY RECORDING NO. 1469521, THENCE EAST 195.50 FEET, MORE OR LESS, TO THE WESTER WAY OF THE COLUMBIA AND PUGET SOUND RAILROAD COMPANY,. TRUE THENCE NORTHEASTERLY ALONG THE WESTERL Y LINE' OF L Y LINE OF THE RIGHT OF NE NORTH LINE OF SAID SECTION 5; SAID RIGHT OF WAY, OT THE THENCE WEST ALONG THE NORTH LINE.OF SAID SECTION TO THE POI EXCEPT MAT PORTION THEREOF LYING NORTH OF THE SOUTH POINT OF BEGINNING; AND EXCEPT ROADS; LINE OF THE CREEK; ALSO THE HEST 30 FEET OF THE EAST 150 FEET (AS MEASURED ALONG OF SAID SECTION) OF 7NA T POR 17ON OF THE TRACT HEREIN DESCRIBEDVE NORTHL. NORTH OF SOUTH LINE OF SAID SEC770N OF THAT POR770N OF THE TRACT HEREINABQVE DESCRIBED LYING NORTH OF THE SOUTHABOVE LYING ' EXCEPT THAT POR 170N OF LINE OF THE CREEK; THE NORTHEAST QUARTER OF THE NORTHWEST QUARTER OF SAID SEC770N 5 CONVEYED 70 THE ESTATE OF MARY P. AUG AND C RECORD/NG NO. 8508280811 //�/ SETTL KING EMENT OF E UNDER KING COUNTY NO] 85-2-00294-6, MORE PARTICULARLY DES COUNTY SUPERIOR COURT CAUSE DESCRIBED AS FOLLOWS• OF COMMENCING AT THE INTERSECTION OF THE NORTHWESTERL Y MARGIN OF ABANDONED PACIFIC COA- THE NORTH LINE OF SAID Spa/O ,;AlLROAD COMPANY'S NEW CASTLE BRANCH WITH THE THENCE NORTH 89 03'45"� *� POINT OF BEGINNING,. ST ALONG �q�/p NORTH LINE 120.00 FEET TO THE TRUE THENCE CON 17NU/NG NORTH C ' " • THENCE SOUTH 017 2'40" 9 03 45 WEST >7,91 FEET TO AN EXISTING FENCE, MARGIN OF SAID ABANDONEDST ALONG SAID 103.21 FEET TO THE NORTHERLY RAILROAD, SAID POINT BEING ON A CURVE TO THE AND CENTER OF WHICH BEARS SG!TH 4104'12" EAST; THENCE NORTHEASTERLY ALC.vG SAID MARGIN ON A CURVE TO RADIUS OF 934.904 FEET Fa? A DISTANCE OF 25.26 FEET; THE RIGHT HA V/NC A S r THENCE NORTH 0033'45" EA.'T 86.57 FEET TO THE TRUE POINT OF BEGINNING. 3r • F RANGE 5 EAST, vW.M., IN`KINGS I"SUNTY, WASHINGTON,TO Rl 3ANORTH, FOLLOWS: PARCEL BEGINNING AT THE INTERSECTION OF THE EASTERLY MARGIN OF HILLMAN'S THAT .' BOULEVARD (104 TH AVENUE SOUTHEAST) AS SHOWN ON THE PLAT OF RANGE HILLMAN'S LAKE WASHINGTON GARDEN OF EDEN ADD ITIN TO THE CITY OF BEGI SEA TTLE NO. 1, ACCORDING TO THE PLAT THEREOF RECORDED IN VOLUME 11 LINENN OF OF PLATS, PAGE 63, IN KING COUNTY, WA SHING TON, PROLONGA TED SOUTHERLY Wl TH THE NORTH LINE OF SAID SECTION 5; WASHINF THENCE WEST ALONG SAID NORTH LINE, 25 FEET TO THE TRUE POINT OF THEREOF BEGINNING OF THIS DESCRIPTION; EXTENDS: THENCE WEST 83.80 FEET; 391.4 f THENCE SOUTH AT RIGHT ANGLES TO THE NORTH LINE OF SAID SECTION 5 TO AREY A THE CENTERLINE OF A STREAM, SAID CENTERLINE BEING THE NORTH LINE OF VELURD A TRACT OF LAND CONVEYED TO JAMES L. MARENAKOS AND RECORDS GEORGIA MARENAKOS, HIS WIFE, BY DEED RECORDED UNDER RECORDING THENCE NUMBER 5109221; WAY OF THENCE EASTERLY ALONG SAID CENTERLINE TO A POINT SOUTH OF THE TRUE THENCE l POINT OF BEGINNING, AS MEASURED AT RIGHT ANGLES TO THE NORTH LINE NORTH LI OF SAID SECTION 5; THENCE THENCE NORTH TO THE TRUE POINT OF BEGINNING; EXCEP T THE NOR TH 20 FEET THEREOF EXCEPT AND EXCI PARCEL 13 ALSO Tf, THE EAST 108.8 FEET OF THE FOLLOWING DESCRIBED PARCEL: OF SAID NORTH Of THE NORTH 30 FEET OF THAT PORTION OF THE NORTHWEST QUARTER OF HEREINAB( SECTION 5, TOWNSHIP 23 NORTH, RANGE 5 EAST, WM., IN KING COUNTY, EXCEPT Ti WASHINGTON, LYING WESTERLY OF THE SOUTHERLY EXTENSION OF THE SAID SEC; EASTERLY MARGIN OF HILLMAN'S BOULEVARD (104TH AVENUE SOUTHEAST) AND RECORDING LYING EASTERLY OF THE EASTERLY MARGIN OF NEAL TURNER ROAD; NO. 85-2 EXCEP T THE SOUTH 10 FEET OF THE EAST 108.8 FEET THEREOF,• ALSO EXCEPT THAT PORTION THEREOF LYING WITHIN THE NORTH 20 FEET OF COMMENCE THE WEST 1042. 7 FEET OF SAID SECTION; ABANDONS NORTH TOGETHER WITH AN EASEMENT FOR INGRESS, EGRESS AND U TIL I TIES 0 VER THENCELIA N( THE FOLLOWING DESCRIBED PARCEL: POINT OF THENCE C( THE NORTH 30 FEET OF THAT PORTION OF THE NORTHWEST QUARTER OF THENCE SC SECTION 5, TOWNSHIP 23 NORTH, RANGE 5 EAST, W.M., IN KING COUNTY, WASHINGTON, LYING WESTERLY OF THE SOUTHERLY EXTENSION OF THE CARTER Of EASTERLY MARGIN OF HILLMAN'S BOULEVARD (104TH AVENUE SOUTHEAST) AND THENCE NCC LYING EASTERLY OF THE EASTERLY MARGIN OF NEAL TURNER ROAD; EXCEPT THE EAST 110.8 FEET THEREOF; RADIUS OF ALSO EXCEPT THAT PORTION LYING Wl THIN THE NORTH 20 FEET OF THE WEST THENCE NC 1042. 7 FEET OF SAID SECTION; ALSO EXCEPT THAT PORTION LYING W1 THIN THE SOUTH 10 FEET OF THE WEST 554.5 FEET OF SAID SECTION. PARCEL 14; THE NORTH 30 FEET OF THAT POR TION OF THE NORTHWEST QUAR TER OF SECTION 5, TOWNSHIP 23 NORTH, RANGE 5 EAS7; W.M., IN KING COUNTY, WASHINGTON, LYING WESTERLY OF THE SOUTHERLY EXTENSION OF THE EASTERLY MARGIN OF HILLMAN'S BOULEVARD (104 TH AVENUE SOUTHEAST) AND LYING EASTERLY OF EASTERL Y_MARGIN OF NEAL TURNER ROAD; EXCEPT THE EAST 110. T. THEREOF;"`> iae.3 FrET ? ALSO EXCEPT THAT R TION LYING Wl THIN THE NORTH 20 FEET OF THE WEST 1042.7 FEET OF SAID SECTION; ALSO EXCEPT THAT PORTION LYING WI THIN THE SOUTH 10 FEET OF THE WEST 554.5 FEET OF SAID SECT/ON. 'ARCEL 15._ 4-tt-�`c�i✓t��1`r oF 9EGINNING AT A POINT ON THE EASTERLY LINE OF THE NEAL TURNER COUNTY ?OAD IA AT A POINT WHICH IS .3n FFFT c1)l ITu A/tin 7n rrrr • 'J PROPERTY SERVICES FEE REVIEW FOR SUBDIVISIONS No. 98 _o4ct . APPLICANT: �,�5,-g1�,A, -� V lTl_� �� LLC �$��.b L -t)=Ti RECEIVED FROM (date) JOB ADDRESS: 27t o 'E5L 1 .. UC.I i .51-j LYt . L 4J"T1"a WO# 763434 RTURE OF WORK: LCTL- t j pL -T(LA�sR.��o4� 'pl..c��') LND# ►O - Q03� PRELIMINARY REVIEW OF SUBDIVISION B LONG PLAT, NEED MORE INFORMATION: 0 LEGAL DESCRIPTIOI` SHORT PLAT, BINDING SITE PLAN, ETC. El PID N's 0 VICINITY MAP ❑ FINAL REVIEW OF SUBDIVISION,THIS REVIEW REPLACES ❑ SQUARE FOOTAGE 0 OTHER PRELIMINARY FEE REVIEW DATED ❑ FRONT FOOTAGE El SUBJECT PROPERTY PARENT PID# 229650-o i :P-fo()lac, NEW KING CO. TAX ACCT.#(s) are required when 052.3c5-gaol , -goo 5}t) - 9ooq ,-g012 Y-o- 9015) assigned by King County. -gol8 -go; , -go31 , -g04c , -goG -to -go7l 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 existing house on-SP Lot#32 740,addressed as 1517 I?sY { 1. 2P`(7 4 has not previously paid w�'gll, SDC fees,due to connection to City utilities prior to existance of SDC fee Or.-SP Lots 82 4O will be subject to future 1.Jj /5u F.SDC fees if triggering mechanisms are touched within current City Ordinance . ❑ We understand that this subdivision is in the preliminary stage and that we will have the opportunity to review it again before recordation. 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 Joint Use Agreement(METRO) Local Improvement District • Traffic Benefit Zones $75.00 PER TRIP,CALCULATED BY TRANSPORTATION FUTURE OBLIGATIONS SYSTEM DEVELOPMENT CHARGE-WATER ❑ Estimated #OF UNITS/ SDC FEE ❑ Pd Prey. 0 Partially Pd (Ltd Exemption) ❑ Never Pd SQ. FTG. Single family residential$850/unit x ‘7.--1.4,0 -5 )S 5 .QQ Mobile home dwelling unit$680/unit in park 51,cfac)O.00 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(2,800 GPM threshold) SYSTEM DEVELOPMENT CHARGE-WASTEWATER 0 Estimated ❑ Pd Prey. ❑ Partially Pd (Ltd Exemption) ❑ Never Pd Single family residential$585/unit x Mobile home dwelling unit$468/unit x 3 ) I oD,o0 Apartment,Condo$350/unit not in CD or COR zones x CommerciaUIndustrial$0.078/sq. ft. of property x(not less than S585.00) SYSTEM DEVELOPMENT CHARGE-SURFACEWATER ❑ Estimated ❑ Pd Prey. El Partially Pd (Ltd Exemption) ❑ Never Pd Single family residential and mobile home dwelling unit$385/unit x 64- All other properties$0.129sq ft of new impervious area of property x Z5, IOo.O0 (not less than$385.00) PRELIMINARY TOTAL $ I ► )O40. 00 1O9,20,^ . lo-»+r► ) t,rv)f.4 ) 10 f, /qg Signatur f Re wing Authority DATE t 'l= "7. SE17 12/Ig3 P9 () ❑ *If subject property is within an LII), it is developers responsibility to check with the Finance Depl7'tor paid/un-paid status. ❑ Square footage figures are taken from the King County Assessor's map and are subject to change. S. Cl Current City SDC fee charges apply to 0 City of Renton Department of Planning/Building/Public Works ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT:rt�e, P'i�.i1cJvr\iac COMMENTS DUE: DECEMBER 15, 1998 APPLICATION NO; LUA-98-141,PP,R,V,ECF DATE CIRCULATED: DECEMBER 08, 1998 APPLICANT: Labrador Ventures, LLC(Brad Hughes) PROJECT MANAG IJennileFrOttaler ing PROJECT TITLE: Labrador Preliminary Plat WORK ORDER NO: 78434 -fly LOCATION:LOCATION: 2700 block of Lake Washington Boulevard &Burnett Avenue DEC 0 8 1998 SITE AREA: 15.8 acres I BUILDING AREA�gros sss):: N/A SUMMARY OF PROPOSAL: Brad Hughes, Labrador Ventures, LLC, has applied to subdivide a' 'S. -aVct siteinto 62 parcels for the eventual development of detached single family residential homes. Two tracts(A and B)containing steep slopes and wetlands would also be created but would not be developed. Two existing homes would remain. Proposed parcels range in size from 4,500 sq. ft.to 18,327 scr. ft. The site is zoned R-8 and R-1. A rezone from R-1 to R-5 is requested for 4.43 acres on the east portion of the property. Access would be from Burnett Avenue North and from North 26th Street. A ravine with a creek divides the site from southwest to northeast. Applicant proposes a bridge crossing over the ravine in order to construct a public street linking the west and east portions of the site. The bridge crossing requires a variance from the Land Clearing and Tree Cutting Ordinance in order to clear steep slope areas and disturb within 25 feet of the creek. A variance is also requested to clear steep slope areas abutting Burnett Avenue North in order to construct street improvements required per City Code. Excavation(approx. 7,953 cubic yards) and filling (approx 4,733 cubic yards)are proposed for construction of the new road, bridge, and building pads. Two existing Category 2 wetlands are located on the property and would not be disturbed by the project. Proposal requires environmental review, preliminary plat approval, variance from Land Clearing and Tree Cutting Ordinance, and approval of a Rezone from R-1 to R-5 for 4.4 acres of the site. 1 1 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 ,. , Aar I Aesthetics Water I Light/Glare Plants I Recreation Land/Shoreline Use I Utilities Animals • I Transportation Environmental Health Public Services Energy/ 1 Historic/Cultural Natural Resources I Preservation Airport Environment 10,000 Feet 14,000 Feet x0 ¶(cr70a6-71� t1- B. POLICY-RELATED COMMENTS C. CODE-RELATED COMMENTS ‘e e a 44,f, edmme.475:' 1 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 addition Information is needed roperly assess this proposal. //_ di44"-- P. /-Vr9� Signatur Director or Authorized eprese ative Date DEVAPP2. C Rev.10/93 I Y S`VY O • ® , CITY OF RENTON 4, o� FIRE PREVENTION BUREAU MEMORANDUM DATE: December 8, 1998 TO: Jennifer Toth Henning, Planner / FROM: Jim Gray, Assistant Fire Marshal 1' SUBJECT: Labrador Ventures Plat, Lake Wa hington Blvd.& Burnett N. Fire Department Comments: 1. A ire 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. Please feel free to contact me if you have any questions. , 4.1 City of Renton Department of Planning/Building/Public Works ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: •ram COMMENTS DUE: DECEMBER 15, 1998 APPLICATION NOIIII: LUA-98-141,PP,R,V,ECF DATE CIRCULATED: DECEMBER 08, 1998 APPLICANT: Labrador Ventures, LLC(Brad Hughes) PROJECT MANAGER: Jennifer Toth Henning PROJECT TITLE: Labrador Preliminary Plat WORK ORDER NO: 78434 LOCATION: 2700 block of Lake Washington Boulevard &Burnett Avenue SITE AREA: 15.8 acres I BUILDING AREA(gross): N/A SUMMARY OF PROPOSAL: Brad Hughes, Labrador Ventures, LLC, has applied to subdivide a 15.5-acre site into 62 parcels for the eventual development of detached single family residential homes. Two tracts(A and B)containing steep slopes and wetlands would also be created but would not be developed. Two existing homes would remain. Proposed parcels range in size from 4,500 sq.ft.to 18,327 sq.ft. The site is zoned R-8 and R-1. A rezone from R-1 to R-5 is requested for 4.43 acres on the east portion of the property. Access would be from Burnett Avenue North and from North 26th Street. A ravine with a creek divides the site from southwest to northeast. Applicant proposes a bridge crossing over the ravine in order to construct a public street linking the west and east portions bf the site. The bridge crossing requires a variance from the Land Clearing and Tree Cutting Ordinance in order to clear steep slope areas and disturb within 25 feet of the creek. A variance is also requested to clear steep slope areas abutting Burnett Avenue North in order to construct street improvements required per City Code. Excavation (approx. 7,953 cubic yards) and filling (approxl 4,733 cubic yards)are proposed for construction of the new road, bridge, and building pads. Two existing Category 2 wetlands are located on the property and would not be disturbed by the project. Proposal requires environmental review, preliminary plat approval, variance from Land Clearing and Tree Cutting Ordinance, and approval of a Rezone from R-1 to R-5 for 4.4 acres of the site. 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 ,,&(veyvizzy72r-1 /gyp 7 i v� cxpev A 1vc0 �� 6-7 C/c'r7 "7d 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 edy assess this proposal. —1/ Signature of Director'or Authorized epresentative Dtite DEVAPP2.DOC Rev.10/93 City of Renton Department of Planning/Building/PubliC°vvorks ENVIRONMENTAL 8 DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: (.)Yu)Irv1IL teJ COMMENTS DUE: DECEMBER 15, 1998 APPLICATION NO: LUA-98-141,PP,R,V,ECF DATE CIRCULATED: DECEMBER 08, 1998 APPLICANT: Labrador Ventures, LLC(Brad Hughes) PROJECT MANAGER: Jennifer Toth Henning PROJECT TITLE: Labrador Preliminary Plat WORK ORDER NO: 78434 LOCATION: 2700 block of Lake Washington Boulevard &Burnett Avenue SITE AREA: 15.8 acres I BUILDING AREA(gross): N/A SUMMARY OF PROPOSAL: Brad Hughes, Labrador Ventures, LLC, has applied to subdivide a 15.5-acre site into 62 parcels for the eventual development of detached single family residential homes. Two tracts(A and B)containing steep slopes and wetlands would also be created but would not be developed. Two existing homes would remain. Proposed parcels range in size from 4,500 sq. ft.to 18,327 sq. ft. The site is zoned R-8 and R-1. A rezone from R-1 to R-5 is requested for 4.43 acres on the east portion of the property. Access would be from Burnett Avenue North and from North 26th Street. A ravine with a creek divides the site from southwest to northeast. Applicant proposes a bridge crossing over the ravine in order to construct a public street linking the west and east portions of the site. The bridge crossing requires a variance from the Land Clearing and Tree Cutting Ordinance in order to clear steep slope areas and disturb within 25 feet of the creek. A variance is also requested to clear steep slope areas abutting Burnett Avenue North in order to construct street improvements required per City Code. Excavation (approx. 7,953 cubic yards) and filling (approx. 4,733 cubic yards)are proposed for construction of the new road, bridge, and building pads. Two existing Category 2 wetlands are located on the property and would not be disturbed by the project. Proposal requires environmental review, preliminary;plat approval, variance from Land Clearing and Tree Cutting Ordinance, and approval of a Rezone from R-1 to R-5 for 4.4 acres of the site. 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 Wafer I Light/Glare Plants I Recreation Land/Shoreline Use I Utilities Animals Transportation • Environmental Health I _ Public Services Energy/ Historic/Cultural Natural Resources Preservation Airport Environment 10,000 Feet 14,000 Feet B. POLICY-RELATED COMMENTS No PcUc ' I59J . FoIL ST11/11c2v_. Pd6JlnInrkrvc, C. CODE-RELATED COMMENTS We have reviewed this application with particular attention to those areas in which we have expertise and have identified areas of probable impact or areas where additional information is needed to properly assess,this proposal. Signature of i ..tor or Aut zed Representative Date DEVAPP2.DOC VVVVVV Rev.10/93 City of Renton Department of Planning/Building/Public Works ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: 1OI( COMMENTS DUE: DECEMBER 15, 1998 APPLICATION NOi: LUA-98-141,PP,R,V,ECF DATE CIRCULATED: DECEMBER 08, 1998 APPLICANT: Labrador Ventures, LLC(Brad Hughes) PROJECT MANAGER: Jennifer Toth Henning PROJECT TITLE: Labrador Preliminary Plat WORK ORDER NO: 78434 LOCATION: 2700 block of Lake Washington Boulevard &Burnett Avenue SITE AREA: 15.8 acres I BUILDING AREA(gross): N/A SUMMARY OF PROPOSAL: Brad Hughes, Labrador Ventures, LLC, has applied to subdivide a 15.5-acre site into 62 parcels for the eventual development of detached single family residential homes. Two tracts(A and B)containing steep slopes and wetlands would also be created but would not be developed. Two existing homes would remain. Proposed parcels range in size from 4,500 sq. ft.to 18,327 sq. ft. The site is zoned R-8 and R-1. A rezone from R-1 to R-5 is requested for 4.43 acres on the east portion of the property. Access would be from Burnett Avenue North and from North 26th Street. A ravine with a creek divides the site from southwest to northeast. Applicant proposes a bridge crossing over the ravine in order to construct a public street linking the west and east portions of the site. The bridge crossing requires a variance from the Land Clearing and Tree Cutting Ordinance in order to clear steep slope areas and disturb within 25 feet of the creek. A variance is also requested to clear steep slope areas abutting Burnett Avenue North in order to construct street improvements required per City Code. Excavation (approx. 7,953 cubic yards) and filling (approx.'4,733 cubic yards)are proposed for construction of the new road, bridge, and building pads. Two existing Category 2 wetlands are located on the property and would not be disturbed by the project. Proposal requires environmental review, preliminary' plat approval,variance from Land Clearing and Tree Cutting Ordinance, and approval of a Rezone from R-1 to R-5 for 4.4 acres of the site. ' I 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 4/4 2J e,S (one!, pitozav2,Fy. 6i G ) B. POLICY-RELATED COMMENTS C. CODE-RELATED COMMENTS We have reviewed this application with particular attention to those areas in which we have expertise and have Identified areas of probable impact or areas where additional info{mation Is needed to properly assess this proposal. Signature o irector or Authorized Rep ntative Date DEVAPP200 Rev.10/93 City of Renton Department of Planning/Building/Public Works ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: 44 acin / COMMENTS DUE: DECEMBER 15, 1998 APPLICATION NO: LUA-98-141,PP,R,V,ECF DATE CIRCULATED: DECEMBER 08, 1998 APPLICANT: Labrador Ventures; LLC(Brad Hughes) PROJECT MANAGER: Jennifer TottCl!WONFIFNTfPI PROJECT TITLE: Labrador Preliminary Plat WORK ORDER NO: 78434 �� � cm LOCATION: 2700,block of Lake Washington Boulevard &Burnett Avenue DEC 0 8 1998 SITE AREA: 15.8 acres I BUILDING AREA(gross): N/A eUgUstiNti LAWSgON SUMMARY OF PROPOSAL: Brad Hughes, Labrador Ventures, LLC, has applied to subdivide a 15.5-acre site into 62 parcels for the eventual development of detached single family residential homes. Two tracts(A and B)containing steep slopes and wetlands would also be created but would not be developed. Two existing homes would remain. Proposed parcels range in size from 4,500 sq. ft.to 18,327 sq. ft. The site is zoned R-8 and R-1. A rezone from R-1 to R-5 is requested for 4.43 acres on the east portion of the property. Access would be from Burnett Avenue North and from North 26th Street. A ravine with a creek divides the site from southwest to northeast. Applicant proposes a bridge crossing over the ravine in order to construct a public street linking the west and east portions of the site. The bridge crossing requires a variance from the Land Clearing and Tree Cutting Ordinance in order to clear steep slope areas and disturb within 25 feet of the creek. A variance is also requested to clear steep slope areas abutting Burnett Avenue North in order to construct street improvements required per City Code. Excavation (approx. 7,953 cubic yards) and filling (approx. 4,733 cubic yards)are proposed for construction of the new road, bridge, and building pads. Two existing Category 2 wetlands are located on the property and would not be disturbed by the project. Proposal requires environmental review, preliminary plat approval, variance from Land Clearing and Tree Cutting Ordinance, and approval of a Rezone from R-1 to R-5 for 4.4 acres of the site. 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 iVoivG C. CODE-RELATED COMMENTS We have reviewed Os application with particular attention to those areas in which we have expertise and have identified areas of probable impact or areas where addition information is needed to proper! assess this proposal. /� l Signet e of Director o uthonzed Representative Date DEVAPP2.DOC Rev.10/93 i - K. City of Renton Department of Planning/Building/Public Works ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW. SHEET REVIEWING DEPiIARTMENTSkui ] sk t 1 y COMMENTS DUE: DECEMBER 15, 1998 1 APPLICATION NO: LUA-98-141,PP,R,V,ECF DATE CIRCULATED: DECEMBER 08, 1998 APPLICANT: Labrador Ventures, LLC(Brad Hughes) PROJECT MANAGER: Jennifer Toth)'{{ fining PROJECT TITLE:, Labrador Preliminary Plat WORK ORDER NO: 78434 ��o�eip , O LOCATION: 2700 block of Lake Washington Boulevard&Burnett Avenue OP°f^: ' 3 7g SITE AREA: 15.8I acres I BUILDING AREA(gross): N a e� SUMMARY OF PROPOSAL: Brad Hughes, Labrador Ventures, LLC, has applied to subdivide a 15.5-acife`tUtetWto 62 parcels for the eventual development of detached single family residential homes. Two tracts (A and B)containing steep ot/0M wetlands would also be created but would not be developed. Two existing homes would remain. Proposed parcels range in sltelthm 4,500 sq. ft.to 18,327 sq. ft. The site is zoned R-8 and R-1. A rezone from R-1 to R-5 is requested for 4.43 acres on the east portion of the property. Access would be from Burnett Avenue North and from North 26th Street. A ravine with a creek divides the site from southwest to northeast. Applicant proposes a bridge crossing over the ravine in order to construct a public street linking the west and east portions iof the site. The bridge crossing requires a variance from the Land Clearing and Tree Cutting Ordinance in order to clear steep slope areas and disturb within 25 feet of the creek. A variance is also requested to clear steep slope areas abutting Burnett Avenue North in order to construct street improvements required per City Code. Excavation (approx. 7,953 cubic yards) and filling (approX. 4,733 cubic yards)are proposed for construction of the new road, bridge, and building pads. Two existing Category,2 wetlands are located on the property and would not be disturbed by the project.. Proposal requires environmental review, preliminarit plat approval, variance from Land Clearing and Tree Cutting Ordinance, and approval of a Rezone from R-1 to R-5 for 4.4 acres of the site. 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 NO add it louaQ c-o1 okkal % 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. _ /jeL' oa I z/q/ed Signature of Director or Authorized Representative Date DEVAPP2.DOC Rev.10/93 r-- v r City of Renton Department of Planning/Building/Public Works ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: �1ar1 Ittro _ilq-COMMENTS DUE: DECEMBER 15, 1998 1 APPLICATION NO: LUA-98-141,PP,R,V,ECF DATE CIRCULATED: DECEMBER 08, 1998 APPLICANT: Labrador Ventures, LLC(Brad Hughes) PROJECT MANAGER: Jennifer Toth Heicktp PROJECT TITLE: Labrador Preliminary Plat WORK ORDER NO: 78434N 4N OA%� LOCATION: 2700 block of Lake Washington Boulevard &Burnett Avenue �C.,, a e0 �\ 4/) y SITE AREA: 15.8 acres I BUILDING AREA(gross): N/A t.sos, ?9�° SUMMARY OF PROPOSAL: Brad Hughes, Labrador Ventures, LLC, has applied to subdivide a 15.5-acre into t parcels for the eventual development of detached single family residential homes. Two tracts(A and B)containing steer:to•es and wetlands would also be created but would not be developed. Two existing homes would remain. Proposed parcels ran.. ,W ize from 4,500 sq. ft.to 18,327 sq.ft. The site is zoned R-8 and R-1. A rezone from R-1 to R-5 is requested for 4.43 acres on ertgast portion of the property. Access would be from Burnett Avenue North and from North 26th Street. A ravine with a creek divides the site from southwest to northeast. Applicant proposes a bridge crossing over the ravine in order to construct a public street linking the west and east portions Iof the site. The bridge crossing requires a variance from the Land Clearing and Tree Cutting Ordinance in order to clear steep slope areas and disturb within 25 feet of the creek. A variance is also requested to clear steep slope areas abutting Burnett Avenue North in order to construct street improvements required per City Code. Excavation(approx. 7,953 cubic yards) and filling(approx.4,733 cubic yards)are proposed for construction of the new road, bridge, and building pads. Two existing Category 2 wetlands are located on the property and would not be disturbed by the project. Proposal requires environmental review, preliminary plat approval, variance from Land Clearing and Tree Cutting Ordinance, and approval of a Rezone from R-1 to R-5 for 4.4 acres of the site. I 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 Alr Aesthetics Water _Light/Glare Plants Recreation Land/Shoreline Use Utilities Animals I 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 �+� No mho Go t4<t& ti j . 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 additio(raI information is needed to properly assess this proposal. kird la61 it/T/ett Signature of Director or Authorized Representative Date DEVAPP2.DOC Rev.10/93 City of aenron Department of Planning/Building/Publi_ ..irks ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: v1 ��-�-(0- . COMMENTS DUE: DECEMBER 15, 1998 APPLICATION NO: LUA-98-141,PP,R,V,ECF DATE CIRCULATED: DECEMBER CI0998 APPLICANT: Labrador Ventures, LLC(Brad Hughes) PROJECT MANAGER: Jennifer Toth Henning `i" PROJECT TITLE:! Labrador Preliminary Plat WORK ORDER NO: 78434 Dar LOCATION: 2700 block of Lake Washington Boulevard &Burnett Avenue E' y�. 1998SITE AREA: 15.8iacres I BUILDING AREA(gross): N/A � �'de�I�I 6,4 Wi,� SUMMARY OF PROPOSAL: Brad Hughes, Labrador Ventures, LLC, has applied to subdivide a 15.5-acre site into 62 pa'tcels for the eventual development of detached single family residential homes. Two tracts(A and B)containing steep slopes and wetlands would also be created but would not be developed. Two existing homes would remain. Proposed parcels range in size from 4,500 sq. ft. to 18,327 sq. ft. The site is zoned R-8 and R-1. A rezone from R-1 to R-5 is requested for 4.43 acres on the east portion of the property. Access would be from Burnett Avenue North and from North 26th Street. A ravine with a creek divides the site from southwest to northeast. Applicant proposes a bridge crossing over the ravine in order to construct a public street linking the west and east portions of the site. The bridge crossing requires a variance from the Land Clearing and Tree Cutting Ordinance in order to clear steep slope areas and disturb within 25 feet of the creek. A variance is also requested to clear steep slope areas abutting Burnett Avenue North in order to construct street improvements required per City Code. Excavation(approx. 7,953 cubic yards) and filling (approx.;4,733 cubic yards)are proposed for construction of the new road, bridge, and building pads. Two existing Category 2 wetlands are located on the property and would not be disturbed by the project. Proposal requires environmental review, preliminary plat approval, variance from Land Clearing and Tree Cutting Ordinance, and approval of a Rezone from R-1 to R-5 for 4.4 acres of the site. 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 1\,) I t) GOWI Meet 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. eirr rz:/q g Signature of Director or Authorized Representative Date DEVAPP2.DOC Rev.10/93 CITY JF-RENTON Planning%Building/Public W orks Department Jesse Tanner,Mayor Gregg Zimmerman P.E.,Administrator December 9, 1998 Mr.Tom Touma Touma Engineers 6632 South 191st Place, Suite E102 Kent, WA 98032 SUBJECT: Labrador Preliminary Plat Project No. LUA-98-141,PP,R,V,ECF=. • Dear Mr.Touma: 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 December 22, 1998. ''''Prior to`that;review, you will ;be 'notified if any additional information is required to continue processing.your application. The date of Tuesday, January 26, 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. 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)430-7286, if you have any questions. • . '. •'. Sincerely, j64 Jennifer Toth Henning Project Manager • CC: •• Labrador VenturesLLC/Owners G�PiK.D�IG', • -;: • ...;.:�`.,.1055South Grady'Way '.Renton; • ... - .. , �Washington 98055- .. - - - 4,lr Honor nnnl�fnn Gllo/"rer..nln.1....1e.�1 7110/nnnlnnncimnr - • • S. • - i e, • 5.Fifteen(15)lob and an open space tract(Tract B)are proposed for the 4.43 ' • acre potion of the site proposed for rezoning. • �� *� The proposal appears to comply with applicable development standards of the , • existing RAZone forme west portion of the aye,and for the RS Zone wNdt Is _ ***REVISED*** proposed for the east potion of the she.The plat would not meet with density , requirements of the R-1 Zone,and the rezone to R-5 would need to be granted NOTICE OF APPLICATION to permit development as propu5ed on the east potion of the site. AND PROPOSED DETERMINATION OF Density: Applicant states that the net density for the 1121 acre potion of the Ma zoned _ RS would be 8.4 dwelling units per acre(dWac).Net density In me R-B Zone NON-SIGNIFICANCE-MITIGATED(DNS-M) may range from 5.0 duyac minimum to 8.0 dufae maximum. AppOum states that the net density for the 4.43 acre potion of the site being rh y requested for rezoning to R.5 would be 5.0 doming units per acre.Net densities - -- - --- - : P O - -- - - —o(up to S.DdWacare permitted In the R•S Zone. _�]__ DATE. —-DECFJ4BER 07,1998 (Note:net density caleulanem are based on the number of dwelling units fn ^ �+ . permitted after public streets and sensitim areas have been deducted from the }�-'+ (rR••T� LAND USE NUMBER: LUA-98-141,PP,R,V,ECF gross site area) G APPLICATION NAME: LABRADOR PRELIMINARY PLAT Environmental Documents that C . EvMunts the Proposed Project: Not applicable. H / ( }� PROJECT DESCRIPTION: Brad Hughes.Labrador Ventures,LLC,has applied to subdivide a 15.5•acre site. I 1�[ �(. into 82 parcels for the eventual develoPmem of detached single family mldenUal homes. Two tracts(A and 6) ' Development Regulations moulting steep slopes and vmoaeds would also be created Dud would not be developed.Two existing homes would Used For Protect Mitigatien: The proposal Ls subject to the City'a Environmental Review(SEPA) rem..Proposed pstrd for range.43 In size note or i.to 18,327thpo sq.ft.The site Ls would RS and R.I.A venue from Ordinance,Zoning Code,Land Clearing end Tree alC Review tting Ordinance, M CD^ C• .� R-1 to RS Ls requested for 4.43 acres on the east potion of the site how.Arrest would be from B y000 Avenue North Subdivision Regulations,Street Standards,Wetlands Ordinance,Public CD Cr 1a. CD and from North 26th Street A ravine Will a creek divides the site from southwest to northeast.p.Applicant proposes a Works Standard's,Uniform Building Code,Unita.Fire Code,and other 0 I bridge crossing over the mine in ruder to construct a public street linking the west and east portions of the site.The applicable building and construction standards,- N shy 1-...1 bridge crossing requbes a variance from the Land Clearing and Tree Cutting Ordinance in order to clear steep slope 0 S �. r sJ areas and disturb rider t 25 feet of the meek A variance U also requested to clear steep slope areas abutting Burnett Proposed Mitigation Measures: 011�� C• Cr O Avenue North m order to construct street Improvements required per City Cade.Excavation(approx.7.953 cubic yards) The following Mitigation Measures L be Imposed on the proposed project Thew recommended Mitigation r�• CD , end gang(approx.4,733 cubic yams)are proposed for construction would of the new road,bridge•and building pads.Two Measures address project Impacts not covered by existing cedes and regulations as cited above. K OD t cmnnvhsorisOng Category 2 wetlands are booted on the property and would not be disturbed by the project Proposal requires , V 0 \(� environmental review,IuaGminary prat appmvaL venerate from Land Clearing and Tree CUIWg Ordinance,and approval 1, Fire Mitigation Fee:equivalent to 5488.00 peva.new°Ingle family residential parcel created.[' \ 5• � cn 'V\ ore Rezone from R-1 to R-5 far 4.4 acres of the site. may be gluon for tho two existing homeswhichwouldremain.)- y-f ��\ PROJECT LOCATION: 2700 Black of Lake Washington Boulevard and Burnett Avenue 1 Traffic Mitigation Fee:equivalent to 175,e0 per Data now average weekday trip attributed to the p__.--�` cn ^ (Credit may be given for the two existing homes white would remain). '' 0 OPTIONAL DETERMINATION OF NONSIGNIFICANCE-MITIGATED(DNS-M):As the Lead AOenry,the DRY of N 7 �' Renton has determined that significant environmental Impacts are unately to result from the proposed project 5. parka Mitigation Fee:equivalent to 5530.7fi per each now single family residential parcel ertatad. 0 d Thettfore,as pa mhled abler the RCW 4321C.110,the d Revlon 15 using the Optional DNS(M)process give ( y given g )City Credit may be for the two existing homes which would remetn -! notice that a DNSM Ls likely a De Issued.Comment periods for project end the proposed Threshold DNSM are Integrated into m Y A ' asingle comment paned.Thera wID be no comment of riod pedo wilt1 B the 0w100hnce of theoh orloN DmernlneUon of 4, development hnital including Recommendations:follow recommendations al geotaceot and builds rforalta r) PERMIT APPLICATION Mitigated(TE: A 14 day appeal peded.1 follow the Issuance o!the DNS-M. , devm clinic l Study the m nstrodis:of site infrastructure(roads 3 otecha)andngi building _ PERMIT APPLICATION DATE: SeplemDerg8,1998 foundations. NOTICE OF COMPLETE APPLICATION: ^Revleetl-December 07,1998 8. Stream Crossing:comply with mitigation measures Imposed W the City•a Environmental Review • ' til Committee,and follow recommendations of the City's Development Services Division,and the • 1.� Washington Department of Fish and Wildlife In the design,n. t t construction,and maintenance of the E r/S�J PennitsiReview Requested: Preliminary PIM Appmvel•Environmental Review,Variance from Cade SecdOn proposed bridge stream crossing.The specific measures an not known at this time. cn CD" CD4-9.5:D.,Rezone from R-1 to R-5 for 4.43 acres of site. HOther Permits whleh may be required: Hydraulic Permit Approval(HPA)from Washington Department of Fish and 8. Traffic Sight Distance:Install advance warning signage andfor lights along Burnett Avenue North to N. p� t 04 Wildfire;Forest Practices Permit from Department of Natural Resoumes Mort approaching motorists of the intersection. 1,1 /�\ ``w 11 `�� O \, Vv� Requested Studies: Ira.Impact Analysis,Wetland Evaluation Study Level l Drainage Analysts, 7. Tremc SIOM Oistsnce:accompilsh➢reding forproposed Lot No.t In order to maximize sight distance ras J I q WJdhle Habitat and Evaluation,Gealethniral Report,Slope Analysis to the south of the Inlerseetion. co n a �+ n FA-�i ` O CD .\ J , Location where epp0ration may Planning/Building/Public Wades Division,Development Services Department, Ly be reviewed: CD �y ^ y 8N Floor,105S South Grady Way,Renton.WA 98055 Ceveiop son Services above revised eppllcaUan must ba N writing to,b 0100 r TOND000mb r M. l Manager, • rP-71• ;` l, j1{� Deveiapmem S heduio for ton,public South Grady Way.Renton,ey 98055,byslOt PM an December 21,1998.This�L _�1}�lf O s•I♦ PUBLIC HEARING: A public hewing Is tentatively set for Tuesday January 29,1999,et 9:0g am., matter balsa scheduled fora public hearing on Tuesday,January tenn50 9 at 9:00 AM,Council Chambers,Seventh �Gr with the City of Renton Hearing Examiner,City Council Chambers,7th Floor, Floor,Renton City Hall,1055 South Grady Way,Renton If you are interested In attending the hearing,please Contact I...t Renton City Ha0,1055 South Grady Way,Renton,WA Na Development Services Division,(425)430.7202,to ensure that the hearing has not been rescheduled.1f comments 1--, cannot be submitted In wd0ng by the dale InoiWed above,you may still appear at Na heating and present your CONSISTENCY OVERVIEW: comments on the proposal before the Hearing Eeuminer.If you have questions about(Ms proposal,or wash to be made Qj O Lend Use2oning: Project silo is designated Residential-Single Family(Rob)and Residential a party of record arch receive additional Information by malt contact Ms.Henning at(425)430-7288.Anyone who ce y5y Portal(RR)on the Comprehensive Plan Land Use Map.The site is zoned submits when comments wet automatically become a party of recant and will be notified of any decision an Ihb project. • • h Residential-8 Dwelling Units perAcro(R-8)and Residential-1 Dwelling Unit 1-+• Z , per Acre(R-1).The proposed plat would Include 47 tots and an open space tact• �� , I fired A)within Nat portion of the site(11.12 acres)Net Is zoned as R.8.Tho Y 0 l applicant Is requesting a rezone of the eastern potion of the site from R•1 to R. CONTACT PERSON: JENNIFFR TOTH HENNING(425)430.7288 0 i.i r x'1. ry, 1 G9vwLL0r000 )PLEASE INCLUDE THE PROJECT NUMBER W'°N CALLNO FOR PROPER FILE IoENTIFICATr^`r_J b — — _ — _ �J //�� I - I _.,_-,,_PORPON OF THE NW 1/4 OF THE NW I/4 OF SEC 5, TWAf 23 N.,I_, f2 5 E, W.M. (�_I PO in r . , /5� -'N TBTH PLµ _.______ .__ _._�S,rr b---.a—�—� — _W I _._ ,.. ..„ W { - ' ..: ...i.-. ,r; ., e> a�r� rarer 0 _. �• 2�f1--- - • • _ ! .`- . • !a,N 2HTNST_T_ --"�.t'J-. `� • �Iannl?�L:Jtrblo e.E' as r - �� rl Y IMam✓� ! V+ lb' 0 ° ,F t • Y��1011....III .•....•�,.�_.- `\Y._r • - ) its-g aB. Y� (\ ~' \•��' 1( -'- ' ''°\ NIES- ..... - x 4. x.c t' pa•gY.' J��," iii ........ �� _ may, I S ... 0 • • • 0,7 .4 'sry, L-�_,: =x • - '\- T_, __...�. c'go- a ) _ / �- C 'T `. �r.a._tom ,�� r .. •^ ii' «r//////]YY/ 01�Y Of 'N�O ***REVISED*** NOTICE OF APPLICATION AND PROPOSED DETERMINATION OF NON-SIGNIFICANCE - MITIGATED (DNS-M) DATE: DECEMBER 07,1998 LAND USE NUMBER: LUA-98-141,PP,R,V,ECF APPLICATION NAME: LABRADOR PRELIMINARY PLAT PROJECT DESCRIPTION: Brad Hughes,Labrador Ventures,LLC,has applied to subdivide-a 15.5-acre site into 62 parcels for the eventual development of detached single family residential homes. Two tracts (A and B) containing steep slopes and wetlands would also be,created but would not be developed. Two existing homes would remain. Proposed parcels range in size from 4,500 sq.ft.to 18,327 sq.ft. The site is zoned R-8 and R-1. A rezone from R-1 to R-5 Is requested for 4.43 acres on the east portion of the property. Access would be from Burnett Avenue North and from North 26th Street. A ravine with a creek divides the site from southwest to northeast. Applicant proposes a bridge crossing over the ravine in order to construct a public street linking the west and east portions of the site. The bridge crossing requires a variance from the Land Clearing and Tree Cutting Ordinance In order to clear steep slope areas and disturb within 25I feet of the creek. A variance Is also requested to clear steep slope areas abutting Burnett Avenue North in order to codlnstruct street improvements required per City Code. Excavation(approx.7,953 cubic yards) and filling (approx.4,733 cubic yards) are proposed for construction of the new road, bridge, and building pads. Two existing Category 2 wetlands are located on the property and would not be disturbed by the project. Proposal requires environmental review,preliminary plat approval,variance from Land Clearing and Tree Cutting Ordinance,and approval of a Rezone from R-1 to R-5 for 4.4 acres of the site. PROJECT LOCATION: 2700 Block of Lake Washington Boulevard and Burnett Avenue OPTIONAL DETERMINATION.OF NON-SIGNIFICANCE-MITIGATED(DNS-M): As the Lead Agency,the City of Renton has determined that significant environmental impacts are unlikely to result from the proposed project. Therefore,as permitted under the RCW 43.21 C.110,the City of Renton is using the Optional DNS(M)process to give notice that a DNS-M is likelYito 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: September 08,1998 NOTICE OF COMPLETE APPLICATION: **Revised**December 07,1998 1G�Li V Permits/Review Requested: Preliminary Plat Approval,Environmental Review,Variance from Code Section ' 4-9-5:D.,Rezone from R-1 to R-5 for 4.43 acres of site. - .9-11 CAOther Permits which may be required: Hydraulic Permit Approval(HPA)from Washington Department of Fish and \\0 ,, i Wildlife;Forest Practices Permit from Department of Natural Resources ,X, �"� ,y g e 6 Requested Studies: Traffic Impact Analysis,Wetland Evaluation Study,Level 1 Drainage Analysis, VJ 0v Wildlife Habitat and Evaluation,Geotechnical Report,Slope Analysis , Location where application may be reviewed: Planning/Building/Public Works Division,Development Services Department, 6th Floor,1055 South Grady Way,Renton,WA 98055 LI ' PUBLIC HEARING: A public hearing is tentatively set for Tuesday January 26,1999,at 9:00 a.m.,' 5 ` with the City of Renton Hearing Examiner,City Council Chambers,7th Floor, Renton City Hall,1055 South Grady Way,Renton,WA CONSISTENCY OVERVIEW: Land Use/Zoning: Project site is designated Residential-Single Family(RSF)and Residential Rural(RR)on the Comprehensive Plan Land Use Map. The site is zoned Residential-8 Dwelling Units per Acre(R-8)and Residential-1 Dwelling Unit per Acre(R-1). The proposed plat would include 47 lots and an open space tract (Tract A)within that portion of the site(11.12 acres)that Is zoned as R-8. The applicant is requesting a rezone of the eastern portion of the site from R-1 to R- GENMALOT.DOC • 5. Fifteen(15)lots and an open space tract(Tract B)are proposed for the 4.43 -acre portion of the site proposed for rezoning. The proposal appears to comply with applicable development standards of the existing R-8 Zone for the west portion of the site,and for the R-5 Zone which is proposed for the east portion of the site. The plat would not meet with density requirements of the R-1 Zone,and the rezone to R-5 would need to be granted to permit development as proposed on the east portion of the site. Density: Applicant states that the net density for the 11.21 acre portion of the site zoned R-8 would be 6.4 dwelling units per acre(du/ac). Net density in the R-8 Zone may range from 5.0 du/ac minimum to 8.0 du/ac maximum. Applicant states that the net density for the 4.43 acre portion of the site being requested for rezoning to R-5 would be 5.0 dwelling units per acre. Net densities of up to 5.0 du/ac are permitted in the R-5 Zone. (Note: net density calculations are based on the number of dwelling units permitted after public streets and sensitive areas have been deducted from the gross site area.) Environmental Documents that Evaluate the Proposed Project: Not applicable. Development Regulations Used For Project Mitigation: The proposal is subject to the City's Environmental Review(SEPA) Ordinance,Zoning Code,Land Clearing and Tree Cutting Ordinance, Subdivision Regulations,Street Standards,Wetlands Ordinance,Public Works Standard's,Uniform Building Code,Uniform Fire Code,and other applicable building and construction standards. — Proposed Mitigation Measures: The 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. Fire Mitigation Fee: equivalent to$488.00 per each new single family residential parcel created. (Credit "• • may be given for the two existing homes which would remain.) , 2. Traffic Mitigation Fee: equivalent to$75.00 per each new average weekday trip attributed to the proposal (Credit may be given for the two existing homes which would remain). 3. Parks Mitigation Fee: equivalent to$530.76 per each new single family residential parcel created. (Credit may be given for the two existing homes which would remain.) 4. Geotechnical Study Recommendations: follow recommendations of geotechnical engineer for site development including the construction of site infrastructure(roads&utilities)and building foundations. 5. Stream Crossing: comply with mitigation measures imposed by the City's Environmental Review Committee,and follow recommendations of the City's Development Services Division,and the Washington Department of Fish and Wildlife in the design,construction,and maintenance of the proposed bridge stream crossing. The specific measures are not known at this time. 6. Traffic Sight Distance: install advance warning signage and/or lights along Burnett Avenue North to alert approaching motorists of the intersection. 7. Traffic Sight Distance: accomplish grading for proposed Lot No.1 in order to.maximize sight distance to the south of the intersection. Comments on the above revised application must be submitted in writing to Ms.Jennifer Toth Henning,Project Manager, Development Services Division,1055 South Grady Way,Renton,WA 98055,by 5:00 PM on December 21,1998. This matter Is also scheduled for a public hearing on Tuesday,January 26,1999 at 9:00 AM,Council Chambers,Seventh Floor,Renton City Hall,105.5 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 healing and present your comments on the proposal before the Hearing Examiner. If you have questions about this proposal,or wish to be made a party of record and receive additional information by mail,contact Ms.Henning at(425)430-7286. Anyone who submits written comments will automatically become a party of record and will be notified of any decision on this project. • CONTACT PERSON: JENNIFER TOTH HENNING (425)430-7286 PLEASE INCLUDE THE PROJECT NUMBER WHEN CALLING FOR PROPER FILE IDENTIFICATION • r�..ALOT.E�c�•^ •• • . . . ,.• Alh . . , • PORTION OF THE NW 1/4 OF THE NW 1/4 OF SEC 5, TWN 23 N., R 5 E, W.M. 1 _ 1 , i 1 ; ; e..,3,.., 1 I f 1 I I I i 1 1 t 1 I I - .., • ; • • ' i •- • 1 • ! • ; ., ;... ., 1, I 2.9 , 34. 1 , 1 _1 Z . ' Z I III N 28TH PL .... fa . ; , . , . ,,,,,r.... : , 1 . 1 , II , I ! . . _ ; . 1 , ...ictl. . (":,1'.._°'i.‘,.'r\;,,Iyi,..-•-•-'S....____LIII.U.4. __ ._,_ .1 ----"---.-T____ v,_ : .1._„gg3% ' • 00. • mosay4- I ; -lads ; . 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Mr UWU\mob - qa ‘4t , 1.,P 1 Northrn Santa Fe Burlington CITY OF RENTON LABRADOR VENTURES LLC 1700 E Golf Rd#400 1 200 Mill Ave S PO Box 3344 Schaumburg,IL 60173 Renton,WA 98055 Kirkland,WA 98083 Kathleen Gianini Christine Reid Edward&Jeanne Hughes 1311 N 26th St 1 1409 N 28th St 1421 N 28th St Renton,WA 98056 it Renton,WA 98056 Renton,WA 98056 LABRADOR VENTURES LLC David Smith Timoteo Alviz POBox3344 1308N26thSt 1309N28thSt Kirkland,WA 98083 Renton,WA 98056 Renton,WA 98056 John Carlsen III Charles Jensen Steven Geffre 17553 SE 133rd St I 2721 Meadow Ave N 2719 Meadow Ave N Renton,WA 98059 Renton,WA 98056 Renton,WA 98056 LABRADOR VENTURES LLC J G Geffre FOSS LAUNCH&TUG CO PO Box 3344 2717 Meadow Ave N 660 W Ewing St Kirkland,WA 98083 Renton,WA 98056 Seattle,WA 98119 Terry Oneal J H McTigue Francisco Delgado 2716 Meadow Ave N 2701 Meadow PIN 1303 N 28th St Renton,WA 98056 Renton,WA 98056 Renton,WA 98056 Franciscus Vanbeurden1 Adolph Brown James&Michele Wright 1313 N 28th St 1319 N 28th St 1321 N 28th St Renton,WA 98056 Renton,WA 98056 Renton,WA 98056 Chin Wong&Phuong 7uyuh Walter Grieser Steven Geffre 1307 N 28th St 2423 Garden Ct N 2719 Meadow Ave N Renton,WA 98056 I Renton,WA 98056 Renton,WA 98056 Rita Jacobson Denton&Shawn Howell Jerry Gathmann 2711 Meadow Ave N 2613 Meadow Ave N 2615 Meadow Ave N Renton,WA 98056 Renton,WA 98056 Renton,WA 98056 Paul&Cheryl Torgeson R J Vanik Dianna Klineburger 2715 Meadow Ave N PO Box 922 2609 Meadow Ave N Renton,WA 98056 Bellevue,WA 98009 Renton,WA 98056 • Joe Boehme Petrude William&Jea Olds Jr. Marleen Mandt 2607 Meadow Ave N 1314 N 26th St 1408 N 26th St Renton,WA 98056 Renton,WA 98056 Renton,WA 98056 Donald Rosburg Marleen Mandt Gary&Marcie Palmer 1402 N 26th St 1408 N 26th St 2507 Park P1 N Renton,WA 98056 Renton,WA 98056 Renton,WA 98056 Gary&Renee Arnold Gary&Marcie Palmer Richard Hopkins 2520 Park PIN 2507 Park PI N 2511 Park PIN Renton,WA 98056 Renton,WA 98056 Renton,WA 98056 Julie Grove Gary Parker Manfred&Anne Hansen 2515 Park PI N 1301 N 26th St 6947 Coal Creek Pkwy SE#800 Renton,WA 98056 _ Renton,WA 98056 Newcastle,WA 98059 LAKE TERRACE ASSOC LAKE TERRACE ASSOC LAKE TERRACE ASSOC 312 Fairview Ave N 312 Fairview Ave N 312 Fairview Ave N Seattle,WA 98109 Seattle,WA 98109 Seattle,WA 98109 Laverne Graves Frank&Natasha Nimmo S W Murphy 905 N 28th Pl 911 N 28th PI 923 N 28th PI Renton,WA 98056 Renton,WA 98056 Renton,WA 98056 FINCH SCOTT A&S VITHA G Theo Browne Julie Brown 929 N 28th PI 1003 N 28th Pl 1009 N 28th P1 Renton,WA 98056 Renton,WA 98056 Renton,WA 98056 Kim Gotcher Dean&Kim Schellert Bernard Strang 1011 N 28th P1 1013 N 28th P1 1015 N 28th P1 Renton,WA 98056 Renton,WA 98056 Renton,WA 98056 David Sager Harry Sloan Lee Woods 1025 N 28th PI 9665 Wilshire Blvd 1109 N 28th P1 Renton,WA 98056 Beverly Hills,CA 90212 Renton,WA 98056 Vern Stewart Robert&Easther Miller Joni Job 574 Harrington Ave N 1121 N 28th P1 1127 N 28th Pl Renton,WA 98056 Renton,WA 98056 Renton,WA 98056 , Charles&Gayle Shur III Eric Korn Family Trust Gibson 1201 N 28th P1 1211 N 28th P1 1215 N 28th P1 Renton,WA 98056. Renton,WA 98056 Renton,WA 98056 Robert&M A Kaufmann James&Jacobsen Templeman Clarissa Pearce&Lee Anna Hertsch 2820 Burnett Ave N 903 N 29th St 4717 W Lake Sammamish Pkwy SE Renton,WA 98056 Renton,WA 98056 Issaquah,WA 98027 Michael&Fox Diane Korfanty ROBERT J MILLER HOMES INC John Moore 1003 N 29th St 27552 NE 53rd St 1007 N 29th St Renton,WA 98056 Redmond,WA 98053 Renton,WA 98056 Theodore Jefferson Brent Bradley Gospel Pentecostal Ch Full 509 23rd Ave E 1011 N 29th St 315 26th Ave Seattle,WA 98112 Renton,WA 98056 Seattle,WA 98122 Viola Bonds Bennett Tse David Chesnes 127 31st Ave 2202 N 29th St 1105 N 29th St Seattle,WA 98122 Renton,WA 98056 Renton,WA 98056 Jerald Edmond Smallidge Edgar Spofford Robert Doerschel NO STREET NAME or NUMBER 1107 N 29th St 1113 N 29th St ,WA Renton,WA 98056 Renton,WA 98056 Kelly Jane&Lawrence Catuzo Thelma Sutherland Deborah Colombi 470 Deermont St 1205 N 29th St 1209 N 29th St Ketchikan,AK 99901 Renton,WA 98056 Renton,WA 98056 Robert Graham Everett Ammons George Robbins 1213 N 29th St 2815 Park Ave N 1220 N 28th P1 Renton,WA 98056 Renton,WA 98056 Renton,WA 98056 Iner Jorgensen I Thelma Sutherland Thelma Sutherland 1224 N 28th P1 1205 N 29th St 1205 N 29th St Renton,WA 98056 Renton,WA 98056 Renton,WA 98056 Michael&Loretta Moore Dean&Cynthia Schumacher Edmond Eng&Lily L(Lam 1204 N 28th Pl I 1116 N 28th P1 17830 154th Ave SE Renton,WA 98056 Renton,WA 98056 Renton,WA 98058 a _ Robert Carlson Abdullah&Kathry Vafaeezadeh Milton Wagner 12902 NE 78th P1 1100 N 28th P1 1026 N 28th P1 Kirkland,WA 98033 Renton,WA 98056 Renton,WA 98056 Shirley&Odell Milliren Lamont Caul Bryan Bird 1020N28thP1 1016N28thP1 1008N28thP1 Renton,WA 98056 Renton,WA 98056 Renton,WA 98056 Glenn Kietzer Lance&Amy Gettle Dora Dones 1004 N 28th PI NO STREET NAME or NUMBER PO Box 625 Renton,WA 98056 Renton,WA Renton,WA 98057 Trudy Carol Neumann Marcia Gaines Ruth Fam Bennison 922 N 28th P1 914 N 28th PI 1400 Millbrae Ave#2 Renton,WA 98056 Renton,WA 98056 Millbrae,CA.94030 Timoteo Alviz Sr. Kim&Linda Lane Loretta Lyonais 2814 Burnett Ave N 11700 SE 78th P1 2820 Park Ave N Renton,WA 98056 Renton,WA 98056 Renton,WA 98056 Charles McCord Violet M G Hanahan Phillip Scott 2802 Park Ave N 2808 Park Ave N 1402 N 28th St Renton,WA 98056 Renton,WA 98056 Renton,WA 98056 Thomas&Judith Stevens William Grundhaus Vinh Lam 1408 N 28th St 7001 Ripley Ln N 1422 N 28th St Renton,WA 98056 Renton,WA 98056 Renton,WA 98056 James Denton William&Sandra Jensen James Brundage 11504 SE 82nd St 1432 N 28th St 1440 N 28th St Renton,WA 98056 Renton,WA 98056 Renton,WA 98056 J&Paula Madaj_warren Wayne&Mary Gibbs 1428 N 28th St I 1444 N 28th St Renton,WA 98056 Renton,WA 98056 \ c as,„„O f, . ,j - r "'H. , oy 4 1SBe State of Washington DEPARTMENT OF FISH AND WILDLIFE Region 4 Office: 16018 Mill Creek Boulevard-Mill Creek,Washington 98012-(425)775-1311 December 2, 1998 opOENRON-CN Touma Engineers &Land Surveyors p��G� OF ATTENTION: Mounir"Tom" Touma 6C' �® 6632 South 1915t Place, Suite E-102 C�®� Kent, Washington 98032 �� Dear Mr. Touma: SUBJECT: Labrador Lake Washington Preliminary Plat; Proposed Culvert,Unnamed "Kennydale" Creek, Tributary to Lake Washington,King County,WRIA 08.LKWA The Washington Department of Fish and Wildlife (WDFW)provides the following comments on sheets 4 of 8 and 6 of 8 which show the revised culvert design for the above-referenced proposed project. The proposed design appears to be a bottomless arch pipe 42 feet long and 20 feet wide. WDFW expects these design parameters to be appropriate to receive a Hydraulic Project Approval. However,the culvert footings need to be placed well below the streambed elevation to prevent scouring. A streambed control just downstream of the culvert outlet can also help to address the concern for possible channel down cutting and exposure of the culvert footing. Thank you for the opportunity to provide this information. If you have any questions,please contact me at(425) 649-7042. Ci,acerel�� , I Y� Larry Fisher Area Habitat Biologist LF:lf:labrador.com cc: City lof Renton, Toth Henning Mk eJr �_ € '� C-O Y� + '4. T. ,.. : •. '4:,' t • ' - • li a.� !. ; w... d. c -��%J .ate w ., #f' s •_• _ .._ • • - y .•gyp• - .Y ,�•je ,�` y' r r ,4� iiiiik A..-, _--- ., . , ,T`- • a ..1�'NM/ '•.,,• , •. 1. 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