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HomeMy WebLinkAboutLUA00-051 , w Mr. & Mrs. Wynnlee Crisp Mr. Charles Mapili Mr. & Mr. Frank Falaniko 2100 NE 31st Street 2316 NE 31st St 2224 NE 31st Street Renton, WA 98056 Renton, WA 98056 Renton, WA 98056 Ms. Sheri Waddington Randal & Renee Barger Mr. Frank Parker 2332 NE 31st Street 2336 NE 31st Street 2415 NE 31st Street Renton, WA 98056 Renton, WA 98056 Renton, WA 98056 Ms. Karen Stein Mr. Sherwood Luther Mr. d nderson 3423 Lincoln Drive NE 3441 Lincoln Drive 3435 ' In Drive Renton, WA 98056 Renton, WA 98056 Reg n, 98056 Mr. Rodney Guest Mr. Stephen Elliott Mr. Paul Miller 3429 Lincoln Drive NE 3624 Jones Avenue 3623 Lincoln Avenue NE Renton, WA 98056 Renton, WA 98056 Renton WA 98056 Wanda o Rosemary Larson Shirley Allen ( ) 3435 Lin Drive NE 777— 108th Avenue NE Lazarus Land Corporation Renton 8056 Bellevue, WA 98009 5657—229th Avenue SE Issaquah, WA 98029 Julie Tharp Marilyn Clise (i 'opéUi oUr'u ') Jeanene Tharp /p yepe / tunni'r) 359 Thomas Avenue SW 19810 NE 155thPlace 218 "E" Street SE Renton, WA 98055 Woodinville, WA 98072 Auburn, WA 98002 John rp �o �a-N/e, All( sch C/O PascThao Realty ( I g 3 (( _ (o Z 31 /e 1 RentonU423 tWAh r 98055 Streetd U a i Ue,VS t P -e, WA 9 8101 E ak1C 1 kio-1 YFT( t2.50 ) \ '-,' '2-11`j Iv E J' R0 %i,hC pr cr F ': p c�p � f n �� , -17,1-04, . ,. .1"!:.-. .. ., .,; , . : . , . a . _., . , 10...„.„,„ ,__*-- - ,,: ,. . „, , ,. . , , , rY^ _ _„ e4.. �'� 1 pt um;li 4 04eit N' J\ \ I- 1 1 J_ iq-- 1 1 I—TT-1 I —I I I -- - r 7--- 1 a _ L_ - o o - I I �- 1 I I- s IH � LJ_ I I I I H I J L--I � I 1 \ \ 111 r-r---r CFI - r (n -T-T NE T-1 sr T-� _E I 11 1 q\ 1 I i I I F-4 r-=:L 1 1 I '��\ I F-mr-TTTT-r-7-T�rJ'rT� li I--L-r I-�'"1 I s d - f--'---- I 1 I it----� L_J __ \m N I�- 1 D„,I \ 11 I I I 1 r-- 1 r- ,i aa s • k-__i__Lf.. 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Houston Wynlee Crisp&Nancy Mas Frank&Rose Falaniko Daniel Holtz&Janie Cain 1 2100 NE 31St St I 2224 NE 31St St 25235 SE Klahanie Blvd#Q203 Renton,WA 98056 Renton,WA 98056 Issaquah,WA 98029 ' I King County Charles&Mary Ann Mapili Charles&Mary Ann Mapili 500 King County Admin Bldg 1 I 2316 NE 31St St 4309 SE 1 St Pl Seattle,WA 98104 I I Renton,WA 98056 Renton,WA 98059 I � I Charles&Mary Ann Mapili Seyd&Ali Sobhani Sshi Llc 2316 NE 31St St I 7704 143Rd Ave SE Adv 99 Dep Pd$3 823 61 , Renton,WA 98056 Newcastle,WA 98059 2000 Plat New Major,WA I i Sshi Llc j Sshi LIc Sshi Llc 16016 118Th PINE 16016 118Th PINE 16016 118Th Pl NE Bothell,WA 98011 Bothell,WA 98011 Bothell,WA 98011 Bill Wold 3441 Lincoln Dr NE Renton,WA 98056 if I 1 I I I II I ) I I � p09t5 iad apidwa1 as wlsiaays paae y;oow.s ®09IS Jasei s�age� ssaippv ®AZ13AV Stafford Homes , ' Thanh Kien&Thi Tran Hong Ronad&Ruthie Confines 16016 118th Place NE 3402 Monterey Court NE 2002 NE 33rd Place Bothell,Wa 98011 Renton,WA 98056 Renton,Wa 98056 J Dan&Janet Hill Masaru&Setsuko Hamamoto 3315 Monterey Court NE 3411 Monterey Court NE Renton,Wa 98056 Renton,Wa 98056 1 . II I ®09IS IoJ aieidwal as w,swaags Paaj gioows /WIN . _. . .. . • ,- ---..-----_,, ' -- ._ . •• „ cod .T t ,,I4C-Xfii-....._:!...-_-- .. . A ? gers ".________ _ wr • mu. Planning/Building/Public Works ---. :,A - A 0 - OCT 26'00 ::P.";ttil 0 3 0 5 , 1055 South Grady Way - Renton Washington 98055 tagAVEla - - i• . .,\ • PE1MPTEn ,- ADDRESS SERVICE REQUESTED .. 7158401. U,S. POSTAGE ,. . . "•-...': . o . .. ., ,„. •• .,, \ • , ••,•;.> „ . • Regional Transit Authority _1100 Second Avenue, Ste 500 • ‘ Seattle, Wk98101-3423 Attn: EISIteviewer I --• ‹:.-• \ i out\floo* 98101SOR5 1A99 al 10/30/00 •, •Cf':- \ FORWARD TIME EXP RTN TO SEND V-- .i.\ i :SOUND TRANSIT J sr . . i SEATTLE WA 98104-2826 I _ RETURN TO SENDER MP ttttts/77e. CITY OF RENTON ..LL _4t Planning/Building/Public W orks Department 'Jesse Tanner,Mayor Gregg Zimmerman P.E.,Administrator - October 25, 2000 Washington State Department of Ecology Environmental Review Section PO Box 47703 Olympia;WA-98504-7703 Subject: • Determination of Significance Transmitted herewith is a copy of the Determination for the following project reviewed by the Renton Hearing Examiner:. DETERMINATION OF SIGNIFICANCE THARP REZONE LUA-00-051,R,ECF The applicant has requested a rezone of the land use classification of a 16.53 acre property located in Northeast Renton from Resource Conservation (RC)to Residential 1 (R-1)and :Residential 5 (R-5). The land use classification line would be determined by location of slopes. • The R-5 zone will consist of areas sloped primarily less than"twenty-five percent (25%). The R-1 zone will consist of areas sloped primarily twenty-five percent(25%)and greater..The proposed rezone will be reviewed by the_City of Renton Environmental Review Committee..A public hearing will be required,before.the.City of Renton Hearing Examiner.'Location: In northeast Renton, between,Lincoln Avenue NE and Aberdeen,Avenue NE and.between NE 31st Street and NE 33`d Place: i This determination of significance was the result6f an appeal decision after a public hearing. No appeals of this determination were filed.5.No further appeals of this determination may be filed at this time. Agencies, affected tribes, and members of the public are invited to comment on the scope Of the EIS. You may comment on alternatives,mitigation measures, probably significant adverse impacts, and licenses or other approvals that may be required. Your comments must be submitted in writing and received before 5:00 PM on November 17; 2000. Please submit your comments to the undersigned. If you have questions, please call me at(425)430-7382. For the Environmental Review Committee, Elizabeth Higgins,AICP . Senior Planner_ _ cc: King County Wastewater Treatment Division Larry Fisher, Department of Fisheries David F. Dietzman, Department of Natural Resources Don Hurter,`Department of Transportation Duwamish Tribal Office RodMalcom, Fisheries, Muckleshoot Indian Tribe.(Ordinance)- USArmy Corp:of..E g ;,° AGENCYLTR\ . 1055 South Grady Way-Renton,Washington 98055 • CITY OF RENTON • DETERMINATION OF SIGNIFICANCE AND REQUEST FOR COMMENTS ON SCOPE OF EIS APPLICATION NUMBER(S): LUA-00-051,Rezone,EIS DESCRIPTION: The applicant,Lazarus Land Corporation has requested a rezone of approximately 10.3 acres of property from Resource Conservation(RC)to Residential 1 (R-1)and Residential 5 (R-5). The property consists of two(2)tax parcels. PROPONENT: Lazarus Land Corporation LOCATION: In northeast Renton, between Lincoln Avenue NE and Aberdeen Avenue NE and between NE 31st Street and NE 33rd Place. The property is located in the May Creek Basin and May Creek is located just south of the subject site. EIS REQUIRED: After an appeal of a Determination of Non-Significance issued by the City's responsible official,the ERC (Environmental Review Committee),the Hearing Examiner determined to grant the appeal and require the preparation of an EIS. An EIS is required under RCW 43.21C.1030(2)(c)and will be prepared. An Environmental checklist of other materials indicating likely environmental impacts can be reviewed in Development Services Division. LEAD AGENCY: The Environmental Review Committee, City of Renton,shall be the agency in charge of further environmental review. The Hearing Examiner on appeal found the following areas for discussion in the EIS: earth(steep slopes),water resources, (storm water drainage/runoff/flooding, Groundwater,Water Quality); Plants and Animals(Shoreline and Wetland Habitat; Fisheries. Noise; Land and Shoreline Use; Socioeconomic(Population,Housing Density)Aesthetics,Light and Glare; Cultural Resources; Transportation;Public Services and Utilities(Fire and Emergency Medical Services;Police Services, Schools; Parks; Water;Wastewater; Solid Waste). SCOPING: Agencies,affected tribes, and members of the public are invited to comment of the scope of the EIS. You may comment on alternatives,mitigation measures,probably significant adverse impacts, and licenses or other approvals that may be required. Your comments must be submitted in writing and received before 5:00 p.m. on November 17,2000. Responsible Official: Environmental Review Committee,Development Planning Section, Planning/Building/Public Works Dept., 1055 South Grady Way,Renton,WA 98055,425-430- 7382. THERE IS NO AGENCY APPEAL: This determination of significance was the result of an appeal decision after a public hearing. No appeals of this determination were filed. No further appeals of this determination may be filed at this time. DATE: SIGNATURE Fred J.Kaufm ,Hearing Examiner PUBLICATION DATE: October 27,2000 is 0, CITY OF RENTON :: 6-A T rit A5150'4I.44.. ;'.111=A-'''' 'AI 3 4' iekkof 7: __ selL Planning/Building/Public Works ,.. -4 vro if,"..N — g, OCT 2 5'0 0 Oi.:414 a - 0305 1055 South Grady Way - Renton Washington •:1 5_ . , ..A t • -,farrun - -?: Ad f IRST-DUASS SU-Au% IV IBM ' P . iisMETER ADDRESS SERVICE REQUESTED , ' cfet. 8401 U.S. POSTASF ," : e:::llevu:e R WA B ,00ty _tie NE_ OP ,is) 777- 108th A-4)n .0' Lavr: '4%-#:1A MOT DELIMBLE co J.30 .qigzu , _____ AS ODRESSE0 tiusir.TO FORWARD as WV cz2 1.- !TT': .p.14 7-ft, r-t,r,cf/ -A • ,4''' 1 I 1 i in ii II ii li ii till II i 1 _ _ . _ . . . . . . — ......, _ _ 1 `� CITY OF:RENTON „LL. Planning/Building/Public Works Department 'Jesse Tanner,.Mayor Gregg Zimmerman P.E.,Administrator ,� • October 25, 2000 ., Parties of-Record • Re:. Tharp Rezone,LUA00-051;ERC,R • To Whom It May Concern: Included with this`letter is.a copy of a Determination of Significance, for the above- referenced land use application,that was"recently issued by the City of Renton Hearing Examiner. You may comment on this Determination,:particularly'regarding the scope of the proposed Environmental Impact Statement by 5 pm,November_17, 2000. Comments may be sent to the Hearing Examiner,Seventh Floor of City Hall, or to my attention,in the Development Services Division:;The address is included on this page. You will receive notification of further actions in this matter. • .. If you have any questions,please call me'at 425-430-7382. • Sincerely • Elizabeth Higgins, AICP Senior Planner • Copies: Owner Applicant: . Parties of Record file • ' 1055 South Grady Way Renton,Washington 98055: - PI/P7 CITY OF RENTON • • DETERMINATION OF SIGNIFICANCE AND REQUEST FOR COMMENTS ON SCOPE OF EIS APPLICATION NUMBER(S): LUA-00-051,Rezone,EIS DESCRIPTION: The applicant,Lazarus Land Corporation has requested a rezone of approximately 10.3 acres of property from Resource Conservation(RC)to Residential 1 (R-1)and Residential 5 (R-5). The property consists of two(2)tax parcels. PROPONENT: Lazarus Land Corporation LOCATION: In northeast Renton,between Lincoln Avenue NE and Aberdeen Avenue NE and between NE 31st Street and NE 33rd Place. The property is located in the May Creek Basin and May Creek is located just south of the subject site. • EIS REQUIRED: After an appeal of a Determination of Non-Significance issued by the City's responsible official,the ERC(Environmental Review Committee),the Hearing Examiner determined to grant the appeal and require the preparation of an EIS. An EIS is required under RCW 43.21C.1030(2)(c)and will be prepared. An Environmental checklist of other materials indicating likely environmental impacts can be reviewed in Development Services Division. LEAD AGENCY: The Environmental Review Committee, City of Renton,shall be the agency in charge of further environmental review. The Hearing Examiner on appeal found the following areas for discussion in the EIS: earth(steep slopes),water resources, (storm water drainage/runoff/flooding, Groundwater, Water Quality); Plants and Animals(Shoreline and Wetland Habitat;Fisheries. Noise; Land and Shoreline Use; Socioeconomic(Population,Housing Density)Aesthetics,Light and Glare; Cultural Resources; Transportation; Public Services and Utilities(Fire and Emergency Medical Services; Police Services, Schools; Parks; Water;Wastewater; Solid Waste). SCOPING: Agencies, affected tribes,and members of the public are invited to comment of the scope of the EIS. You may comment on alternatives,mitigation measures,probably significant adverse impacts, and licenses or other approvals that may be required. Your comments must be submitted in writing and received before 5:00 p.m.on November 17,2000. Responsible Official: Environmental Review Committee,Development Planning Section, Planning/Building/Public Works Dept., 1055 South Grady Way,Renton,WA 98055,425-430- 7382. THERE IS NO AGENCY APPEAL: This determination of significance was the result of an appeal decision after a public hearing. No appeals of this determination were filed. No further appeals of this determination may be filed at this time. DATE: SIGNATURE Fred J. Kau ,Hearing Examiner PUBLICATION DATE: October 27,2000 111111111111P_IIIIIIIIIIIIIIIIIIIIIIW - - ", -• . • . . _,, ---- .._...i., - - ' . 1 .. -. 0 CITY OF RENT ON ,i 42.1.; .=.:.-.... _ -* .-.11,i ri7"4:7-4›. 4.171-er...... ---"'"---• • • ,4•,i 6 -40 _...1.____ ....; .... ................., .., Planning/Building/Public Works .-,:,; CI)• ,..• ofel,•' ... n 2 n = * GI . , P HAY 0 2'0 4) P.40 411 - U .1, u j * 1055 South Grady.Way - Renton-Washington 98055 r, _ ...J.:, * ., flan Ei E . ru METER * ADDRESS SERVICE REQUESTED .. 7158401 U.S. POSTAGE A • NOT DELIVERABL c-13 00 FC111,erua,„,.0 qii. To . PRESORTED SEA 1.3CI 981 AS ADDRESSED , • UNABLE TO FORWARD .„•:::,0 .....,_. , 'DEVELOPMENT SERV1CM •-.?„.„-,-...,, CITY OF RENTON „ . , • '-g$14„.. .•-. \ Daniel Holtz&Janie Cain MAY 0 8 2001:1 25235 SE Klahanie Blvd#Q203 \-'1,:',1?"',.. Issaquah,WA 98029 „.„ RECEIVED • ,------- -- . • uth..„,, _ „.,,. . ,., ..--..,t,i11,,,J,,.. „::,;:•-_,., _, .....,5., :. \ • • Al,. -c,-,17. 1 • ,.--0 (..-!1 co . I 1- - • . . _ 1 '- '51 Laid ''',/ • TO N::N i:c_ ; .. ., i, 1,.., ..„;');,, k 7,04' Sett:ASSC:af-....71Va 11111, 1/11111111111i1Miliiiii111111111/11111.11111111111 - • ' , ..,-...........mortm.....1............., •Y / • O� Ye °�i ♦ '.0 • • NOTICE OF APPLICATION AND PROPOSED DETERMINATION OF NON- SIGNIFICANCE (DNS) DATE: May 1,2000 LAND USE NUMBER: LUA-00-051,R,ECF APPLICATION NAME: THARP PROPERTY REZONE PROJECT DESCRIPTION: The applicant has requested a rezone of the land use classification of a 16.53 acre property located in Northeast Renton from Resource Conservation (RC)to Residential 1 (R-1)and Residential 5(R-5). The land use classification line would be determined by location of slopes. The R-5 zone will consist of areas sloped primarily less than twenty-five percent(25%). The R-1 zone will consist of areas sloped primarily twenty-five percent(25%)and greater. The proposed rezone will be reviewed by the City of Renton Environmental Review Committee. A public hearing will be required before the City of Renton Hearing Examiner. PROJECT LOCATION: Aberdeen Avenue NE between NE 31st and NE 33id Streets. OPTIONAL DETERMINATION:OF NON-SIGNIFICANCE(DNS): 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 process to give notice that a DNS is likely to be issued. Comrhent periods.for the_project and the proposed DNS are integrated into a single comment period. There will be no comment period following the issuance of the Threshold Determination of Non-Significance(DNS). A 14-day appeal period will follow the issuance of the DNS. • • PERMIT APPLICATION DATE: April 26,2000 NOTICE OF COMPLETE APPLICATION: May 1,2000 Permits/Review Requested: Environmental(SEPA)Review;Rezone Other Permits which may be required: None Location where application may be reviewed: Planning/Building/Public Works Division,Development Services Department, • 1055 South Grady Way,Renton,WA 98055 PUBLIC HEARING: Public hearing scheduled for June 20,2000,before the Renton Hearing Examiner in Renton Council Chambers. Hearings begin at 9:00 AM on the 7th floor of Renton City Hall located at 1055 Grady Way South. • CONSISTENCY OVERVIEW: Land Use: Vacant land Environmental Documents that Evaluate the Proposed Project: State Environmental Policy Act(SEPA)Environmental Checklist,City of Renton • Slope Analysis Development Regulations . Used For Project Mitigation: Not applicable Proposed Mitigation Measures:.-. Not applicable • Comments on the above application must be submitted in writing to Elizabeth Higgins,Senior Planner,Development Services Division,1055 South Grady Way,Renton,WA 98055,by 5:00 PM by May 15,2000. This matter is also scheduled for a public hearing on June 20,2000,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,please contact the project manager. Anyone who submits written comments will automatically become a party of record and will be notified of any decision on this project. CONTACT PERSON: ELIZABETH HIGGINS,AICP (425)430-7382 PLEASE INCLUDE THE PROJECT NUMBER WHEN CALLING FOR PROPER FILE IDENTIFICATION • 'TT-1 I I II `---I r '�\\ -__�__�_-.,.___itl__-__� 1 1 ' I I I I I-—-TI I I I I \C--�I I! 1. 1 1 -�-T�-1 I I I 111- F.____ I I__T____��L_ 1 F �EI-.____-i___r_.-1 r__ 11 I I 1 I I I I rT--T- FI I 1 I-LLi1J L_-I •tt J I 1 I 1 \\\\ 1 1 1 I 1 H__r__1 - 1 -1 I-,- I I 1 1=-� L r-9I 1 1 I I_ -'\ I--TT'T TTT T-r-TT1r�r'•T1-r-If f__L_J 1 1.1 L ''-- 1 L I \ \��-- I I \ I I I I I I I r-1II-- 6- __L -+,'--r-+-t-I1--1 I 11 , A Lr4-L� _ 1-- I--- _ I...f.. I i / �___, I -� -i___ \ _ T__I _y.LJ_—111JI1 T___ i 1i1 I - _ I 1-� H-i I %I �� I \ (C�,I�Z rTTT..TTT,H-L___1 L_ el /_I PI I 11 \ v h"1D'- t / ,i_�'%iiJl I I I 1 1-- •TL--rl-1-1-I F-� I--i'L--� -�. 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CES.00L3O5 � 4 �I Y - Q Planning/Building/Public Works tgl n ` h." u.s. aosT�r,F , 1� ADDRESS SERVICE •REQUESTED j_i jiA 114- —+l6c!1\1s . 0 0 '-' 05 ( R. ,-,--_,‘,.73' , • • . ,;,",,,',,',,.14'.1:., KC Dept. of Public Works such Ir`m e.r /./ . 17:" Solid Waste Division ',` :T�� lici h� a�'b'`d'C�a�Sii 400 Yesler.Way,Room 600 • 1 T Seattle;`,WA 98104-2637 • I 0 AD 1.1RE S S ED, (-1";...),......1 I tc:, no ' . . . . .: . iV E u 'N T'J W.... 7 L1 "`. :+:i':?i' isiiiiiiiiiiIiii.ii3iiiiliiBi14iii10i114i'r • , so CITY OF RENTON ..Ih Planning/Building/Public'Works Department Jesse Tanner,Mayor Gregg Zimmerman P.E.,Administrator October 25, 2000 • Washington State Department of Ecology Environmental Review Section PO Box 47703... Olympia, WA 98504-7703 Subject: " Determination of Significance • Transmitted herewith is a copy of the Determination for the following project reviewed by the Renton Hearing Examiner: DETERMINATION OF SIGNIFICANCE - THARP REZONE LUA-00-051,R,ECF : The applicant has requested a rezone of the land use classification of a 16.53 acre property located in Northeast Renton from Resource Conservation (RC)to Residential 1 (R-1)and ;::Residential 5 (R-5). The land use classification.line would be determined by location of slopes. The R-5 zone will consist of areas sloped primarily less than.twentyfive percent(25%). The R-1 zone will consist of areas sloped primarily:twenty-five percent(25%)and greater. The proposed rezone will be reviewed'by the_City of Renton Environmental Review'Committee. A public hearing will be required;before`the City Of Renton Hearing Examiner •Location: In northeast Renton, between Lincoln Avenue NE and Aberdeen.Avenue.NE and between"NE 31st Street and NE 33`d Place: This determination of significance was the result of an appeal decision after a'public hearing. No appeals of this determination were filed. No further appeals of this determination may be filed at this time. • Agencies, affected tribes, and members of the public are invited to comment on the scope of the EIS. You may comment on alternatives, mitigation'measures, probably significant adverse impacts, and licenses or other approvals that may be required:Your comments must be submitted in writing and received before 5:00 PM on November 17; 2000. Please submit your comments to the undersigned. If you have questions, please call me at(425)430-7382: • For the Environmental Review Committee, - Elizabeth Higgins,AICP . Senior Planner cc: King County Wastewater Treatment Division • Larry Fisher,'Department of Fisheries David,F. Dietzman, Department of Natural Resources. Don Hurter Department of Transportation • DuwamishTribal'Office L Rod Malcom; Fisheries; Muckleslioot Indian Tribe (Ordiinance) US Army of Engineers AGBNCYLTR\ ' 1055 South Grady Way-Renton,Washington 98055 Thic nano,rnntainc SO%rorvrinrl matarial 9f1%nnct rnnaimnr • CITY OF RENTON • DETERMINATION OF SIGNIFICANCE AND REQUEST FOR COMMENTS ON SCOPE OF EIS APPLICATION NUMBER(S): LUA-00-051,Rezone,EIS DESCRIPTION: The applicant,Lazarus Land Corporation has requested a rezone of approximately 10.3 acres of property from Resource Conservation(RC)to Residential 1 (R-1)and Residential 5 (R-5). The property consists of two(2)tax parcels. PROPONENT: Lazarus Land Corporation LOCATION: In northeast Renton,between Lincoln Avenue NE and Aberdeen Avenue NE and between NE 31st Street and NE 33rd Place. The property is located in the May Creek Basin and May Creek is located just south of the subject site. EIS REQUIRED: After an appeal of a Determination of Non-Significance issued by the City's responsible official,the ERC (Environmental Review Committee),the Hearing Examiner determined to grant the appeal and require the preparation of an EIS. An EIS is required under RCW 43.21C.1030(2)(c)and will be prepared. An Environmental checklist of other materials indicating likely environmental impacts can be reviewed in Development Services Division. LEAD AGENCY: The Environmental Review Committee, City of Renton, shall be the agency in charge of further environmental review. The Hearing Examiner on appeal found the following areas for discussion in the EIS: earth(steep slopes),water resources, (storm water drainage/runoff/flooding, Groundwater, Water Quality); Plants and Animals(Shoreline and Wetland Habitat; Fisheries. Noise;Land and Shoreline Use; Socioeconomic(Population, Housing Density)Aesthetics,Light and Glare; Cultural Resources; Transportation; Public Services and Utilities (Fire and Emergency Medical Services;Police Services, Schools; Parks; Water; Wastewater; Solid Waste). SCOPING: Agencies, affected tribes, and members of the public are invited to comment of the scope of the EIS. You may comment on alternatives,mitigation measures,probably significant adverse impacts, and licenses or other approvals that may be required. Your comments must be submitted in writing and received before 5:00 p.m. on November 17,2000. Responsible Official: Environmental Review Committee,Development Planning Section, Planning/Building/Public Works Dept., 1055 South Grady Way,Renton,WA 98055,425-430- 7382. THERE IS NO AGENCY APPEAL: This determination of significance was the result of an appeal decision after a public hearing. No appeals of this determination were filed. No further appeals of this determination may be filed at this time. DATE: SIGNATURE —►` � � Fred J.Kau ,Hearing Ixaminer PUBLICATION DATE: October 27,2000 ILAZARUS 1LAND cooiriioN April 23, 2001 Development Services Division Attn: Elizabeth Higgins 1055 South Grady Way Renton, WA 98055 Dear Ms. Higgins: We'd like to withdraw our application for a rezone of the Tharp property (LUA-00-051)as it has been superceded and replaced by an application for concurrent subdivision and rezone. It is our understanding that the withdrawal of the previous application will not have any impact on the new application as submitted,if this is incorrect, please let me know at your earliest convenience. Best reg rs, Shirley Alle 5657-229TH AVENUE SOUTHEAST - ISSAQUAH,WA 98029 - FAX:425'8371298 TELEPHONE:425-3131064 4. CITY _.:E' RENTON .,lL Planning/Building/Public Works Department 7 e Tanner,Mayor Gregg Zimmerman P.E.,Administrator February 8, 2001 Ms. Rosemary A. Larson Inslee,Best, Doezie &Ryder, P.S. • P.O. Box C-90016 Bellevue, WA 98009-9016 Re: Tharp Rezone,LUA00-051 Dear Ms. Larson This is written as a response to your,letter of.January 17, 2001, in which you addressed the request by applicant of the above.-referenced land use action to form a development agreement with the City of Renton. I have discussed the applicant's request at length with Neil Watts (the Director of the Development Services Division), Jennifer Henning • (the Zoning Administrator); and Larry Warren(the City of Renton Attorney). In their • opinion,there is no cotripelling reason for,the.City of Renton to enter such an agreement. Further,there is no evidence.that a development agreement would be necessary in order to provide the "certainty"your client seeks. The:lack of certainty associated with the previous rezone land use application was largely because no development plan was submitted with the rezone request. Development Standards Specifically addressing the points you raised in your letter, the development standards that might be set forth upon entering into a development agreement are delineated in the Renton Municipal Code, Chapter 4, "Development Regulations." A development agreement that addressed development standards required by the City would be a restatement of standards already set forth in the Code. Mitigation Requirements Likewise; mitigation requirements for environmental impacts of a development proposal would be provided,preliminarily, during a pre-application conference and subsequently following submittal of a preliminary plat application. rtoj 1901a.Oo1 1055 South Grady Way-Renton,Washington 98055 ;,: ,µ: C This paper contains 50%recycled material,20%post consumer e Ms. Rosemary A. Larson Bellevue, WA 98009-9016 February 8, 2001 Page 2 of 2 Plan Revisions If the Code requirements are met and environmental constraints are property addressed, minimal revisions are typically required during the Preliminary Plat stage. Project changes that are required as part of the Preliminary Plat review, those based on the Hearing Examiner's recommendations, or for other reasons, are typically noted as being necessary if the Preliminary Plat is approved. Most revisions are required as part of the construction document and final plat processing phases of the project. It is doubtful that such revisions would be eliminated or even reduced by a development agreement. Coal Creek Utility District Regarding annexation into the Coal Creek Utility District, the most recent map of the District, dated January.2001, indicates that the developable portions of the property (north of the critically sloped areas) are now part of the Coal Creek Utility District. You or your client should contact the District to verify this information. We look forward to working with-your client on a future land Use application and encourage a request for a pre-application conference. s If you have any questions,please do not;hesitate to contact me at 425-430-7382. • Sincerely, ‘..74,--;—.—z„--L - Elizabeth Higgins, AICP%ASLA Senior Planner • Copy: Shirley Allen Neil Watts Jennifer Henning Larry Warren file 1 _. RECEIVF0 City of Renton DEC 1 S 261.1 Planning/Building/Public Works CITY OF RENTON 1055 South Grady Way PUBLIC WORKS ADMIN. Renton,WA 98055 Dear Gregg Zimmerman, Vtl't Regarding the Tharp Rezone k UA00.051;VERC;xRt ,lease remove/our names from the mailing list regarding this matter,thank you. Todd Anderson and Wanda Look previously at 3435 Lincoln Drive NE,Renton,WA 98056. Sincerely, 4i/04/IL-/%/,c_ Todd Anderson and Wanda Look Todd Anderson j Wait,{e, Lo,icVWX, 12445 W. 19th Place • - d) • iPr). f% g /1 • Lakewood, CO 80215 r M • k I er,:c • .. 7:‘6fT): ". • • City of Renton Planning/Building/public Works • 1055 South Grady Way Renton, WA 98055 - • 6rf9 -Zroimp./7 0-44 saoss--azsz ivs • �► CITY F RENTON It% Planning/Building/Public Works Department Jesse Tanner,Mayor Gregg Zimmerman P.E.,Administrator December 13,2000 Mr.Mike Stimac IL=+ X E 11) HDR Engineering,Inc. 500— 108th Avenue NE, Suite 1200 —� Bellevue,WA 98004 Re: Request for Proposal Tharp Rezone EIS,LUA-00-051I,R,ECF Dear Mr. Stimac On October 27,2000,the City of Renton Hearing Examiner issued a Declaration of Significance for the above-referenced proposed land use action,the Tharp Rezone. Following a scoping comment period,as Lead Agency,the City of Renton Development Services Division of the Planning/Building/Public Works Department developed a scope for the Environmental Impact Statement. It is included herewith'(Attachment`A'),with the following pertinent information regarding the proposed land use action: Attachment`B' Determination of Significance Attachment'C' Site Map It is our understanding that your firm may be interested in providing the City of Renton with a proposal, including fee estimate,for preparation of the required Environmental Impact Statement. We would appreciate a response to this request by December 20,2000. You may direct the proposal and any inquiries to my attention,or call me at 425-430-7382. Thank you for your interest. Sincerely Elizabeth Higgins,AICP Senior Planner Enclosures • Copies: Shirley Allen,Lazarus Land Corporation . Jennifer Toth Henning file • 1055 South Grady Way-Renton,Washington 98055 ®This paper contains 50%recycled material,20%post consumer -n : CITY FFI RENTON . .. T ..u. - Planning/Building%Public Works Department - : Jesse Tanner,Mayor . .. • Gregg.Zimmerman P.E.,Administrator December 13, 2000: Ms.Mary Mader �� 30�: -''Huckell/Weininan Associates,Inc. • 205 Lake South .: " O ` Kirkland;WA 98033 : - : : . , = - • „Re: Request for Proposal • • • Tharp Rezone EIS,LUA-00-05,$;R,ECF; ..:. Dear Ms:Mader:. - On October 27;2000,the City of Renton Hearing Examiner issued a Declaration of Significance ' .` for the above-referenced proposed:land use"action,the Tharp.Rezone: Following'a scoping:- , comment period, as Lead Agency,the City of Renton Development Services Division of the .'- Planning/Building/.Public Works.Department developed ascope for the Environmental Impact Statement. It is included herewith(Attachment'`A'),with the following pertinent information regarding the proposed land use action: - • Attachment'B''Determinationrof Significance - : - Attachment'C' Site Map It is our understanding that your firm may�be.interested in providing the City of Renton with a • 'proposal,including fee estimate,for preparation of the required Environmental Impact Statement. • We would appreciate a response to•this request by December.20, 2000:::You may direct the proposal and any inquiries to my attention, or call me at 425-430-7382: Thank you for your interest. . .. ' , _ Sincerely Elizabeth Higgins,AICP. . : . gg Senior Planner Enclosures . .. Copies Shirley Allen,Lazarus Land Corporation : Jennifer Toth Henning .. file - :- _ 1055 South Grady Way L Renton,Washington 98055. ='`.- - :: This paper'contairis 50%recycled material.20%post consumer : ' - ' .. . ;.� CITY: F RENTON Planni uild ng/B mg/Public Works' . °. Jesse Tanner,`Mayor .- Gregg Zimmerman P.E.,Administrator December 13, 2000 .Ms.Barbara Erickson '..� : _ . ' -:::... :: ,:., .. .. Z Shapiro and Associates;Inc'::- ; • '/oo .101 Yesler:Way, Suite 400 : '. • - Seattle,WA 98104 Re: - ` Request:for Proposal : Tharp Rezone EIS, LUA-00-05$,R,'ECF . Dear Ms: Erickson_: _ On October 27,2000,the.City:of Renton Hearing Examiner issued a Declaration of Significance for the above-referenced proposed land use action,the Tharp Rezone. Following a scopirig - comment period, as Lead Agency,the City.of Renton Development Services;Division of the Planning/Building/Public Works;Department developed a scope for the Environmental Impact Statement. It is included herewith(Attachment `A'),with the following pertinent information • :regarding the proposed land use action: .. • :. Attachment`B' Determination of.Significance .. • : - Attachment `C' Site Map It is our understanding that your firm maybe:interested in providing the City.of Renton with a proposal,including fee estimate, for preparation of the required Environmental Impact Statement. • . :We would appreciate a response to this request by December 20,2000 :You may direct the proposal and any inquiries to my attention, or call me at 425-430-7382. . Thank you for your interest. . Sincerely .. Elizabeth Higgins;:AICP. Senior-Planner:.. - Enclosures . : :: .. .Copies: Shirley Allen;Lazarus Land Corporation Jennifer Toth Henning • file • 1055 South Grady Way.-Renton;:Washington 98055=- ;.':::`::< / � : . • - - - - Thie naner nnntains'50%racvnIeri material.20%oust consumer - - . - • -- . Attachment 'A' • • The proposed Tharp Rezone is a site specific"private project" (WAC 197-11-780). Therefore, the following will be considered in an Environmental Impact Statement: Reasonable Alternatives 1. No action on the site 2. A portion of the property to remain zoned Resource Conservation(RC) and a portion of the property to be rezoned from Resource Conservation to Residential 5 (R-5). The division of these two areas to be based on grades for"protected slopes"and"sensitive slopes"(RC), as stipulated in Critical Areas Ordinance No.4835, and as shown on existing topography map(by Peterson Consulting Engineers, dated 4/24/00)or alternative map deemed acceptable by the Development Services Division, and non-regulated slopes (R-5). This is the alternative recommended by City of Renton staff. 3. Rezone the property zoned Resource Conservation to Residential 1 (R-1) and Residential 5 (R-5). The division of these two areas to be based on non-regulated slopes ((R-5) and grades for"protected slopes"and"sensitive slopes" (R-1),as stipulated in Critical Areas Ordinance No.4835, and as shown on existing topography map (by Peterson Consulting Engineers, dated 4/24/00)or alternative map deemed acceptable by the Development Services Division. This is the alternative proposed by the applicant. Probable Impacts The following impacts are designated either"significant"or"insignificant." Significant impacts are those potential impacts for which there is a reasonable likelihood of more than a moderate adverse impact on environmental quality or impacts for which no city, state, or federal regulation is in place to provide satisfactory mitigation measures. The significant impacts,to be included in the study, are printed in boldface herein. Insignificant impacts are those potential impacts that can be mitigated through application of city, state, or federal regulations. Discussion of insignificant impacts is not required within the EIS. If,however, information is revealed during the preparation of the EIS that would result in an increase in significance of the issue beyond what could be reasonably mitigated by the code sections cited herein, or other federal state or city regulations,the City requests that the consultant provide appropriate notification immediately. Otherwise, only those impacts deemed"significant"herein shall be included within the scope of the EIS. 1. Earth=Slopes less than 25%would not be regulated. Slopes 25% or greater,with vertical rise of 15 feet or more would be regulated by Critical Areas Ordinance No.4835 (RMC 4-3-050J"Geologic Hazards"). Insignificant 2. Air—Regulated by Clean Air Act(federal and state regulations)Insignificant 3. Water a. Surface—Impacts from surface water runoff for the potential alternatives should be assessed. Include cumulative impacts from upstream May Creek and other projects in the vicinity,including Stafford Crest. Significant based on WAC 197-11-330(3)c, "Several marginal impacts when considered together may result in a significant adverse impact." Page 1 of 3 Attachment 'A' • b. Groundwater- The property is within Aquifer Protection Area Two. The vicinity of the proposed rezone may be a recharge area for the City of Renton's water resource area and/or May Creek. A hydrologic analysis should provide analysis of extent of groundwater impacts by the potential alternatives.Significant, based on WAC 197-11-330(3)b, "The absolute quantitative effects of a proposal are also important, and may result in a significant adverse impact regardless of the nature of the existing environment." 4. Plants—Removal and retention of vegetation on the property would be regulated by RMC 4-4-130 "Tree Cutting and Land Clearing Regulations."Insignificant 5. Animals—Wildlife habitats are regulated by RMC 4-3-050K"Habitat Conservation" and the federal"Endangered Species Act."Insignificant 6. Energy and Natural Resources—The State of Washington regulates energy use and conservation(Energy Codes)and conservation of natural resources(Forest Practices Act).Insignificant 7. Environmental Health—The City of Renton regulates noise impacts(RMC 8-7-3, "Noise Level Regulations,"adoption by reference of WAC 173-62-020, 030, 040, 050 and 090, "Maximum Environmental Noise Levels,"and RMC 4-4-030C3, "Construction Standards,Permitted Work Hours."Insignificant 8. Land and Shoreline Use: - a. Land use-A change of land use on the property from Resource Conservation to Residential should be analyzed based on the possibility that requests for rezone actions on properties similarly sited may occur,with potentially cumulatively significant impacts.Significant, based on WAC 197- 11-330(3)(e)(iv), "A proposal may to a significant degree establish a precedent for future actions with significant effects." b. Shoreline use- The property is within the jurisdiction of the City of Renton Shoreline Master Program and is also abutting the May Creek Greenway. Whether the location of the property is a"special area"based on environmental factors and should,therefore,be evaluated using criteria other than RMC 4-9-180F(2),"Criteria for Rezones Not Requiring Plan Amendment"should be determined. Significant,based on WAC 197-11 330(3)(e)(i), "A proposal may to a significant degree adversely affect environmentally sensitive or special areas." 9. Housing—The Comprehensive Plan Land Use designation of the property as residential is based on population projections and forecasts of growth for a twenty-year period. An Environmental Impact Study of the Comprehensive Plan policies and objectives was approved prior to adoption of the Comprehensive Plan. Insignificant 10. Aesthetics-No significant impact is anticipated. 11. Light and glare -No significant impact is anticipated. Page 2 of 3 Attachment 'A' • 12. Recreation -No significant impact is anticipated. • 13. Historic and cultural preservation-No significant impact is anticipated. 14. Transportation-Transportation impacts can be estimated based on the Institute of Transportation Engineers Manual, 6th edition. Mitigation measures include payment of traffic impact fees, as required by Ordinance 3100.Insignificant 15. Public services-No significant impact is anticipated. 16. Utilities-No significant impact is anticipated. Page 3 of 3 • CITY OF RENTON • • DETERMINATION OF SIGNIFICANCE AND REQUEST FOR COMMENTS ON SCOPE OF EIS APPLICATION NUMBER(S): LUA-00-051,Rezone,EIS DESCRIPTION: The applicant,Lazarus Land Corporation has requested a rezone of approximately 10.3 acres of property from Resource Conservation(RC)to Residential 1 (R 1)and Residential 5 (R-5). The property consists of two(2)tax parcels. PROPONENT: Lazarus Land Corporation LOCATION: In northeast Renton,between Lincoln Avenue NE and Aberdeen Avenue NE and between NE 31st Street and NE 33rd Place. The property is located in the May Creek Basin and May Creek is located just south of the subject site. EIS REQUIRED: After an appeal of a Determination of Non-Significance issued by the City's responsible official,the ERC (Environmental Review Committee),the Hearing Examiner determined to grant the appeal and require the preparation of an EIS. An EIS is required under RCW 43.21C.1030(2)(c)and will be prepared. An Environmental checklist of other materials indicating likely environmental impacts can be reviewed in Development Services Division. LEAD AGENCY: The Environmental Review Committee, City of Renton,shall be the agency in charge of further environmental review. The Hearing Examiner on appeal found the following areas for discussion in the EIS: earth(steep slopes),water resources, (storm water drainage/runoff/flooding, Groundwater, Water Quality); Plants and Animals(Shoreline and Wetland Habitat;Fisheries. Noise;Land and Shoreline Use; Socioeconomic(Population,Housing Density)Aesthetics,Light and Glare;Cultural Resources; Transportation;Public Services and Utilities(Fire and Emergency Medical Services; Police Services, Schools;Parks; Water;Wastewater; Solid Waste). SCOPING: Agencies,affected tribes, and members of the public are invited to comment of the scope of the EIS. You may comment on alternatives,mitigation measures, probably significant adverse impacts, and licenses or other approvals that may be required. Your comments must be submitted in writing and received before 5:00 p.m.on November 17,2000. Responsible Official: Environmental Review Committee,Development Planning Section, Planning/Building/Public Works:Dept., 1055 South Grady Way;Renton,WA 98055,425-430. 7382. THERE IS NO AGENCY APPEAL: This determination of significance was the result of an appeal decision after a public hearing. No appeals of this determination were filed. No further appeals of this determination may be filed at this time. DATE: 'SIGNATURE 1V-0-4-"" Fred J.Kau ,Hearing xaminer PUBLICATION DATE: October 27,2000 • 0,1144 r 'I I l ! 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J � I. �•� /// 'l%Ir lllllll'�II'I''1'IIII I /' '^I !/ 4 TTT 1 _..I`rr:.---, !r%', 111111r 11+ll�llll%rri/ll%/�,i r % ' .�.._..T.- // '/ �I!,I/;�,� , ,;;� NEB ,_, i • Cs$N g W Zr: ' P.S1R3n • >3 04) �/u�O� W I • »I dVIl JIHdIR1JOdO1 aNV w 3-d .ww�ee. ®4 0�= aaei �Aw ue aoswa roa ZOIIVIY S S3111111f1 9NIlSIX3 • `,!�:�,o„-d/6 w•zn/ , * ..1 . e, r Qor Did A2MNIWIl32Jd H1f10S SSOLI�VI an r r,� ,„, , < Y °cm. Cityofflenton .,u Development Services Division • • 1055 South Grady Way, 6th Floor Renton, WA 98055 Date: TO: Mr. Mike Stimac FROM: Elizabeth Higgins, AICP Senior Planner HDR Engineering, Inc. Development Services Div. Development/Planning Dept Phone: (425)453-1523 Phone: (425) 430-7382 Fax: (425)453-7107 Fax Phone: (425) 430-7300 ! SUBJECT: RFP I Number of pages including cover sheet: 7 REMARKS: ❑ Original to ❑ Urgent ❑ As ® Please ® For your be mailed Requested Comment review Please call if you have questions. Thank you for your interest. Ahead of the curve S ° City of Renton .,u + Development Services Division ' 1055 South Grady Way, 6th Floor N_`r0 Renton, WA 98055 Date: December 13, 2000 TO: Ms. Mary Mader FROM: Elizabeth Higgins, AICP Senior Planner Huckell/Weinman Associates, Inc. Development Services Div. Development/Planning Dept Phone: (425)828-4463 Phone: (425) 430-7382 Fax: (425)828-3861 Fax Phone: (425) 430-7300 ' SUBJECT: RFP I Number of pages including cover sheet: 7 REMARKS: ❑ Original to ❑ Urgent ❑ As ® Please ® For your be mailed Requested Comment review Please call if you have questions. Thank you for your interest. D„As. 4-40-1-n j .'11LV1i. Ahead of the curve a(!- °� CitvofRenton .,u + Development Services Division , Nryo� 1055 South Grady Way, 6th Floor Renton, WA 98055 Date: December 13, 2000 TO: Ms. Barbara Erickson FROM: Elizabeth Higgins, AICP Senior Planner Shapiro and Associates, Inc. Development Services Div. Development/Planning Dept Phone: (206)624-9190 Phone: (425) 430-7382 Fax: (206)624-1901 Fax Phone: (425) 430-7300 ISUBJECT: RFP I Number of pages including cover sheet: 7 REMARKS: ❑ Original to ❑ Urgent ❑ As ® Please ® For your be mailed Requested Comment review Please call if you have questions. Thank you for your interest. "1,SM +,1Th ANA' vi i. Ahead of the curve I ti`cY °� Cityofflenton • .11 Development Services Division '��Nrvof 1055 South Grady Way, 6th Fir Renton, WA 98055 Date: December 13, 2000 TO: Shirley Allen FROM: Elizabeth Higgins, AICP Senior Planner Lazarus Land Corp Development Services Div. Development/Planning Dept Phone: (425) 313-1164 Phone: (425) 430-7382 Fax: (425) 837-1298 Fax Phone: (425) 430-7300 ISUBJECT: Tharp Rezone EIS RFP I Number of pages including cover sheet: 9 REMARKS: ❑ Original to ❑ Urgent ❑ As ❑ Please ® For your be mailed Requested Comment review alf IAN./I I L JH. Ahead of the curve • .. - CITY ' F RENTON Jodi ..LL— ,l . •r Planning/Building/Public Works Department • . :Jesse Tanner,Mayor • Gregg Zimmerman P.E.,Administrator October 25, 2000 Washington State Department of Ecology Environmental Review Section PO Box 47703. . . Olympia,WA 98504-7703 . . • Subject Determination of Significance - • Transmitted herewith is a copy of the Determination for the following project reviewed by the Renton Hearing Examiner: DETERMINATION OF SIGNIFICANCE • THARP REZONE LUA-00-051,R,ECF The applicant has requested a rezone of the land use classification of a 16.53 acre property • located in Northeast Renton from Resource Conservation (RC)to Residential 1 (R-1) and Residential 5 (R-5). The land use classification line would be determined by location of slopes. The R-5 zone will consist of areas sloped primarily less than twenty-five percent(25%). The R-1 zone will consist of areas sloped primarily twenty-five percent(25%)and greater. The proposed rezone will be reviewed by the City of Renton Environmental,Review Committee. A public hearing will be required before the City of Renton Hearing Examiner. Location: In northeast Renton, between Lincoln Avenue NE and Aberdeen Avenue NE and between NE 31st Street and NE 33`d Place. This determination of significance was the result of an appeal decision after a public hearing. No appeals of this determination were filed. No further appeals of this determination may be filed at this time. Agencies, affected tribes, and members of the public are invited to comment on the scope of the EIS. You may comment on alternatives, mitigation measures, probably significant adverse impacts, and licenses or other approvals that may be required. Your comments must be submitted in writing and received before 5:00 PM on November 17; 2000. Please submit your comments to the undersigned. If you have questions, please call me at(425)430-7382. For the Environmental Review Committee, IOIz5l6 ZV71-/ /r--rrP"--7 Elizabeth Higgins,'AICP S S Senior Planner - • cc: . .King County Wastewater Treatment Division • Larry Fisher, Department of Fisheries David F. Dietzman, Department of Natural Resources Don Hurter, Department of Transportation Duwamish Tribal Office Rod Malcom, Fisheries, Muckleshoot Indian Tribe(Ordinance) • US Army Corp. of Engineers • • AGEPICYLTR\ • 1055 South Grady Way-Renton,Washington 98055 c�► • 1 c •-•), • CITY OF RENTON • • DETERMINATION OF SIGNIFICANCE AND REQUEST FOR COMMENTS ON SCOPE OF EIS APPLICATION NUMBER(S): LUA-00-051,Rezone,EIS DESCRIPTION: The applicant,Lazarus Land Corporation has requested a rezone of approximately 10.3 acres of property from Resource Conservation(RC)to Residential 1 (R-1)and Residential 5 (R-5). The property consists of two(2)tax parcels. PROPONENT: Lazarus Land Corporation LOCATION: In northeast Renton,between Lincoln Avenue NE and Aberdeen Avenue NE and between NE 31 st Street and NE 33rd Place. The property is located in the May Creek Basin and May Creek is located just south of the subject site. EIS REQUIRED: After an appeal of a Determination of Non-Significance issued by the City's responsible official,the ERC(Environmental Review Committee),the Hearing Examiner determined to grant the appeal and require the preparation of an EIS. An EIS is required under RCW 43.21C.1030(2)(c)and will be prepared. An Environmental checklist of other materials indicating likely environmental impacts can be reviewed in Development Services Division; LEAD AGENCY: The Environmental Review Committee, City of Renton,shall be the agency in charge of further environmental review. The Hearing Examiner on appeal found the following areas for discussion in the EIS: earth(steep slopes),water resources, (storm water drainage/runoff/flooding, Groundwater,Water Quality); Plants and Animals(Shoreline and Wetland Habitat; Fisheries. Noise;Land and Shoreline Use; Socioeconomic(Population,Housing Density)Aesthetics,Light and Glare; Cultural Resources; Transportation;Public Services and Utilities(Fire and Emergency Medical Services;Police Services, Schools;Parks; Water; Wastewater; Solid Waste). SCOPING: Agencies,affected tribes, and members of the public are invited to comment of the scope of the EIS. You may comment on alternatives,mitigation measures,probably significant adverse impacts,and licenses or other approvals that may be required. Your comments must be submitted in writing and received before 5:00 p.m.on November 17,2000. Responsible Official:Environmental Review Committee,Development Planning Section, Planning/Building/Public Works Dept., 1055 South Grady Way,Renton,WA 98055,425-430- 73 82. THERE IS NO AGENCY APPEAL: This determination of significance was the result of an appeal decision after a public hearing. No appeals of this determination were filed. No further appeals of this determination may be filed at this time. �+1 DATE: SIGNATURE Fred J.Kau ,Hearing xaminer PUBLICATION DATE: October 27,2000 r EIs LtaoCIS Puget Sound Air Pollution Control Agcy Alda Wilkinson Daily Journal of Commerce 110 Union Street,#500 Boundary Review Board PO:Box 11050 Seattle,WA 98101-2038 810-3rd Avenue,#608 Seattle, WA 98111 Seattle,WA 98104-1693 Dept. of Natural Resources-SEPA Duwamish Tribal Office ; Jerry Opatz PO Box 47015 14235 Ambaum Blvd SW U.S.E.P.A. Olympia,WA 98504-7015 Burien,WA 98166 1200-6th Ave,M/S WD-136 Seattle, WA 98101 Journal American KC Dept. of Public Works City of Kent 1705 - 132nd Avenue NE Solid Waste Division Planning Department Bellevue,WA 98005 400 Yesler Way,Room 600 220 -4th Avenue South Seattle,WA 98104-2637 Kent, WA 98032-5895 King Co.Resource Planning King Co. Courthouse King County Dev. &Environ. Services 900 Oakesdale Avenue SW EIS Review Coordinator Rm 400 Attn: SEPA Section Renton, WA 98055-1219 516 Third Avenue 900 Oakesdale Avenue SW Seattle,WA 98104 Renton, WA 98055-1219 King Co.Public Library King Co. Soil Conservation WA Environmental Council ATTN: Susie Wheeler ATTN: Jack Davis 615 -2nd Avenue, Ste 380 300-8th Avenue North 935 Powell Avenue SW Seattle, WA 98104 Seattle,WA 98109 Renton,WA 98055 Rod Malcom,Fisheries Puget Sound Energy Puget Sound Water Quality — Muckleshoot Indian Tribe ATTN: EIS Review Abbot Raphael Hall 39015 - 172nd Avenue SE 915 South Grady Way MS PV-15 Auburn, WA 98002 Renton,WA 98055 Olympia,WA 98504--0900 Renton Chamber of Commerce Renton School District#403 Central Environmental Health 300 Rainier Avenue North 300 SW 7th Street 172 -20th Avenue Renton,WA 98055 Renton,WA 98055 Seattle, WA 98122 Seattle Post=Intellegencer Seattle Times-Eastside Edition Eric Swensson Business News Business News Seattle Public Utilities 101 Elliot Avenue West PO Box 70 710-2nd Avenue, 9th floor Seattle,WA 98111 Seattle,WA 98111 Seattle,WA 98104-1712 WA ST Dept. of Ecology State Dept.of Ecology(2 copies) Dept. of Ecology SEPA Register Environmental Review Section Attn: EIS Review PO Box 47703,PV-11 PO Box 47703 Northwest Regional Office Olympia,WA 98504-7703 Olympia,WA 98504-7703 I 3190- 160th Avenue SE Bellevue,WA 98008-5452 State Dept.of Ecology WSDOT Northwest Region Larry Fisher Attn: Shorelands Permit Coordinator South King Developer Sew.Eng. WA Dept. of Fish&Wildlife M/S PV-11 15700 Dayton Ave N,MS-250 do Dept. of Ecology Olympia, WA 98504 PO Box 330310 3190— 160th Avenue SE Seattle,WA 98133-9710 Bellevue, WA 98008 WA Dept. of Fish&Wildlife Ms. Shirley Marroquin 'City of Tukwila 600 Capital Way North Environmental Planning Supervisor !Planning&Bldg Dept. Olympia,WA 98501-1091 KC Wastewater Treatment Division 6200 Southcenter Blvd. 201 S. Jackson St,MS KSC-NR-0505 Tukwila,WA 98188 Seattle,WA 98104-3855 US West Phil Schneider ;U.S. Army Corp. of Engineers Attn: Cheryl Sanderson WA Dept. of Wildlife i Seattle District Office 1600-7th Avenue,Rm#2512 16018 Mill Creek Blvd. ; PO Box C-3755 Seattle,WA 98191 Mill Creek,WA 98012 Seattle, WA 98124 U.S.Dept.of Agriculture Secretary's Representative Dennis Ryan, CAUP Soil Conservation Office U.S.Dept. of Housing&Urban Dev. University of Washington 935 Powell SW 909 First Avenue 410 Gould Hall,JO-40 Renton,WA 98055 Seattle,WA 98104 Seattle, WA 98195 South County Journal Valley Medical Center Puget Sound Energy PO Box 130 400 South 43rd Street i Washington Natural Gas Company Kent,WA 98035 Renton,WA 98055 815 Mercer Seattle,WA 98111 Puget Sound Regional Council Regional Transit Authority City of Bellevue 1011 Western Avenue,#500 1100 Second Avenue, Ste 500 Dept. of Planning&Community Dev. Seattle,WA 98104-1035 Seattle,WA 98101-3423 PO Box 90012 Attn: EIS Reviewer Bellevue,WA 98009-9012 Attn: Environmental Services City Council(7) Fire Department Hearing Examiner (Lee Wheeler) Renton Public Library Renton Public Library Mayor Highlands Branch(2) Main Branch(3) Parks Board(1) (Jim Shepherd) Planning Commission Community Services Dept. PB/PW Dept. Police Dept. Gregg Zimmerman Economic Development City Attorney ' CITY ._ F. RENTON ..1. F Planning/Building/Public Works Department Jesse Tanner,.Mayor " Gregg Zimmerman P.E.,Administrator October 25, 2000 Parties of-Record • Re: Tharp Rezone,LUA00-051,ERC,R To Whom It May Concern:- . Included with this letter is a copy of a Determination of Significance, for the above- referenced land use application, that was recently issued by the City of Renton Hearing , Examiner. You may comment on this Determination, particularly regarding the scope of the proposed Environmental Impact Statement by 5 pm,•November.17, 2000. Comments may be sent to the Hearing Examiner,Seventh Floor of City Hall, or to my attention,in the Development Services Division. The address is included onfthis page. . You will receive notification of further actions in this matter. If you have any questions, please call meat 425-430-7382. Sincerely Elizabeth Higgins,AICP p I25 I Senior Planner u, `'. wit Copies: Owner SS _ Applicant . Parties of Record file • 1055 South Grady Way-Renton,Washington 98055 ` CITY OF RENTON DETERMINATION OF SIGNIFICANCE AND REQUEST FOR COMMENTS ON SCOPE OF EIS APPLICATION NUMBER(S): LUA-00-051,Rezone,EIS DESCRIPTION: The applicant,Lazarus Land Corporation has requested a rezone of approximately 10.3 acres of property from Resource Conservation(RC)to Residential 1 (R-1)and Residential 5 (R-5). The property consists of two(2)tax parcels. PROPONENT: Lazarus Land Corporation LOCATION: In northeast Renton,between Lincoln Avenue NE and Aberdeen Avenue NE and between NE 31st Street and NE 33rd Place. The property is located in the May Creek Basin and May Creek is located just south of the subject site. EIS REQUIRED: After an appeal of a Determination of Non-Significance issued by the City's responsible official,the ERC(Environmental Review Committee),the Hearing Examiner determined to grant the appeal and require the preparation of an EIS. An EIS is required under RCW 43.21C.1030(2)(c)and will be prepared. An Environmental checklist of other materials indicating likely environmental impacts can be reviewed in Development Services Division. LEAD AGENCY: The Environmental Review Committee, City of Renton,shall be the agency in charge of further environmental review. The Hearing Examiner on appeal found the following areas for discussion in the EIS: earth(steep slopes),water resources, (storm water drainage/runoff/flooding, Groundwater, Water Quality); Plants and Animals(Shoreline and Wetland Habitat; Fisheries. Noise;'Land and Shoreline Use; Socioeconomic(Population,Housing Density)Aesthetics,Light and Glare; Cultural Resources; Transportation; Public Services and Utilities(Fire and Emergency Medical Services; Police Services, Schools; Parks; Water; Wastewater; Solid Waste). SCOPING: Agencies, affected tribes, and members of the public are invited to comment of the scope of the EIS. You may comment on alternatives,mitigation measures,probably significant adverse impacts, and licenses or other approvals that may be required. Your comments must be submitted in writing and received before 5:00 p.m. on November 17,2000. Responsible Official: Environmental Review Committee,Development Planning Section, Planning/Building/Public Works Dept., 1055 South Grady Way,Renton,WA 98055,425-430- 7382. THERE IS NO AGENCY APPEAL: This determination of significance was the result of an appeal decision after a public hearing. No appeals of this determination were filed. No further appeals of this determination may be filed at this time. DATE: SIGNATURE k -'-- k '✓ � Fred J.Kau ,Hearing examiner PUBLICATION DATE: October 27,2000 • Mr. & Mrs. Wynnlee Crisp Mr. Charles Mapili Mr. & Mr. Frank Falaniko 2100 NE 31st Street 2316 NE 31st St 2224 NE 31st Street Renton, WA 98056 Renton, WA 98056 Renton, WA 98056 Ms. Sheri Waddington Randal & Renee Barger Mr. Frank Parker 2332 NE 31st Street 2336 NE 31st Street 2415 NE 31st Street Renton, WA 98056 Renton, WA 98056 Renton, WA 98056 Ms. Karen Stein Mr. Sherwood Luther Mr. Todd Anderson 3423 Lincoln Drive NE 3441 Lincoln Drive 3435 Lincoln Drive Renton, WA 98056 Renton, WA 98056 Renton, WA 98056 Mr. Rodney Guest Mr. Stephen Elliott Mr. Paul Miller 3429 Lincoln Drive NE 3624 Jones Avenue 3623 Lincoln Avenue NE Renton, WA 98056 Renton, WA 98056 Renton WA 98056 Wanda Look Rosemary Larson Shirley Allen 3435 Lincoln Drive NE 777— 108th Avenue NE '5657—229th Avenue SE Renton, WA 98056 Bellevue, WA 98009 'Issaquah, WA 98029 Julie Tharp Marilyn Clise Jeanene Tharp 359 Thomas Avenue SW 19810 NE 155th Place 218 "E" Street SE Renton, WA 98055 Woodinville, WA 98072 ' Auburn, WA 98002 0-0 Iq V\ ' ' I , , . NowncE . . . . • DETERMINATION OF SIGNIFICANCE AND REQUEST FOR COMMENTS ON SCOPE OF EIS POSTED TO NOTIFY INTERESTED PERSONS APPLICATION NUMBER: LUA-00-051,REZONE,EIS tt DESCRIPTION: THE APPLICANT,LAZARUS LAND CORPORATION HAS REQUESTED 1 -',I--' I r---_' -',i;';ir_-� 1:{I A REZONE OF APPROXIMATELY 10.3 ACRES OF PROPERTY FROM RESOURCE CONSERVATION(RC) I IB 4 ?j1 f I0I i I- �;.jLri i-,•`sr"'i' -"--T-'I TO RESIDENTIAL 1(R-1)AND RESIDENTIAL 5(R-5). THE PROPERTY CONSISTS OF TWO(2)TAX 6--- k _ -i 't r-I-- * )I-..s_`+.tL--,r-'-• 1 n'3; _- PARCELS. t _-f=?-t-1 ). (i--j--� L L P;�i K� - t+++i.k__'- _--i PROPONENT: LAZARUS LAND CORPORATION i " ,�•, i-�}-- --.j� . ' _LYX1!.7 +4y1__,_�,_.;_- 1-_ LOCATION: IN NORTHEAST RENTON, BETWEEN LINCOLN AVENUE NE AND --11j,_' _1_ .1 F___J t-a-_1- r �F-111:7 _ F. I. i ,,f 1,,j0`1_ _TTI ABERDEEN AVENUE NE AND BETWEEN NE 31ST STREET AND NE 33RD PLACE. THE PROPERTY IS triI'I rr I_, -� , --- - ..lt1C_ _,,L in 1 ' {r 1I . ,��'._.,:l /I!--. T''LJ-L,J_1 . LOCATED IN THE MAY CREEK BASIN AND MAY CREEK IS LOCATED JUST SOUTH OF THE SUBJECT Tf 7 + .i' '1_a, `1 7I `�^ I t1,I '' -I SITE. TTThrr - ��� ; li r-'+;;.(; T I EIS REQUIRED: AFTER AN APPEAL OF A DETERMINATION OF NON-SIGNIFICANCE ISSUED BY THE •-„'rI I____-?i_ I f----- f-___-_""_ --�---'__ ,.II;--------__. CITY'S RESPONSIBLE OFFICIAL,THE ERC(ENVIRONMENTAL REVIEW COMMITTEE),THE HEARING !`I1t11--'�'' - 4' JI !I,I ,r Y' EXAMINER DETERMINED TO GRANT THE APPEAL AND REQUIRE THE PREPARATION OF AN EIS. AN fhtrrj '-T-� .1 r\_ •------ �_ f I ',.\yY EIS IS REQUIRED UNDER RCW 43.21C.L030(2)(C)AND WILL BE PREPARED. AN ENVIRONMENTAL '1.1 -�'r .,,,, � ,. __ j %,Y.^\• CHECKLIST OF OTHER MATERIALS INDICATING LIKELY ENVIRONMENTAL IMPACTS CAN BE jfIfTH!_--' I I'� 1�y' �'0:;- 'jT - �,; i__� \; REVIEWED IN DEVELOPMENT SERVICES DIVISION. - -", TI -_ _ L _ -_�J�� ;-5" -; III LEAD AGENCY: THE ENVIRONMENTAL REVIEW COMMITTEE,CITY OF RENTON,SHALL BE THE 1,if_1 L_�,__1� I1—_ii I\I,� �;/..1 AGENCY IN CHARGE OF FURTHER ENVIRONMENTAL REVIEW. )i.�, 11 I i 1 .\��� ,____I_��E THE HEARING EXAMINER ON APPEAL FOUND THE FOLLOWING AREAS FOR DISCUSSION IN THE EIS: -}ill P9.-; T{1 , t,,- TTTYT j' ' EARTH (STEEP SLOPES),WATER RESOURCES, (STORM WATER DRAINAGE/RUNOFF/FLOODING, .1111' '-,,,'-11 r ..rr-t\�'- I r''T- "I I I 1 I 1.r a ' GROUNDWATER,WATER QUALITY);PLANTS AND ANIMALS(SHORELINE AND WETLAND HABITAT; � "� •-T)-, 7 � FISHERIES. NOISE; LAND AND SHORELINE USE; SOCIOECONOMIC (POPULATION, HOUSING .;N“„� ..i L, .,.' ,,.4.- ---' 'r� _ {jf_;(;�4-i-4. �- 1 ® � hj ;tom i L,-1- --'':_+.--' .I DENSITY)AESTHETICS,LIGHT AND GLARE;CULTURAL RESOURCES;TRANSPORTATION;PUBLIC /-7/.z7?-'1 , �y,t_3 j E IV)1, SERVICES AND UTILITIES (FIRE AND EMERGENCY MEDICAL SERVICES; POLICE SERVICES, - 1J---_y--� --` SCHOOLS;PARKS;WATER;WASTEWATER;SOLID WASTE). SCOPING: AGENCIES, AFFECTED TRIBES, AND MEMBERS OF THE PUBLIC ARE INVITED TO I COMMENT OF THE SCOPE OF THE EIS. YOU MAY COMMENT ON ALTERNATIVES, MITIGATION MEASURES,PROBABLY SIGNIFICANT ADVERSE IMPACTS,AND LICENSES OR OTHER APPROVALS I THAT MAY BE REQUIRED. YOUR COMMENTS MUST BE SUBMITTED IN WRITING AND RECEIVED BEFORE 5:00 P.M.ON NOVEMBER 17,2000. RESPONSIBLE OFFICIAL: ENVIRONMENTAL REVIEW COMMITTEE, DEVELOPMENT PLANNING SECTION,PLANNING/BUILDING/PUBLIC WORKS DEPT., 1055 SOUTH GRADY WAY, RENTON,WA 98055,425-430-7382. THERE IS NO AGENCY APPEAL: THIS DETERMINATION OF SIGNIFICANCE WAS THE RESULT OF AN I APPEAL DECISION AFTER A PUBLIC HEARING. NO APPEALS OF THIS DETERMINATION WERE FILED. NO FURTHER APPEALS OF THIS DETERMINATION MAY BE FILED AT THIS TIME. • FOR FURTHER INFORMATION,PLEASE CONTACT THE CITY OF RENTON,DEVELOPMENT SERVICES DIVISION AT(425)430-7200. DO NOT REMOVE THIS NOTICE WITHOUT PROPER AUTHORIZATION Please Include the project NUMBER when calling for proper file Identification. I CERTIFICATION I, Al 1✓-e-c L)-I u u , hereby certify that 5 copies of the above document were posted by me in $ conspicuous places on or nearby the described property on . Od _ z5 / oo • Signed: 0 ATTEST: Subcribed and sworn before me, a Nortary Public,in and for the State of Washington residing i 3� (z.,^4 ,-. , on the )(0 `f). day o y? ,r v c1 iel•e..) 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LA I Y OF HENTON DETERMINATION OF SIGNIFICANCE AND REQUEST FOR COMMENTS ON SCOPE OF EIS • APPLICA O.• NUMBER(S: LIJ I-051, • I AFFIDAVIT OF PUBLICATION DESCRIPTO `: The applicant, Lazarus Charlotte Ann Kassens, first dulyswam on oath states that he/she is the Legal Land Corporation has. requested a rezone i of approximately 10.3 acres of property Clerk of the from Resource Conservation (RC) to Residential 1 (R-1)and Residential 5(R-5). The property consists of two (2) tax i SOUTH COUNTY JOURNAL ' parcels. PROPONENT:Lazarus Land Corporation 600 S. Washington Avenue, Kent, Washington 98032 LOCATION: In northeast Renton, between Lincoln Avenue NE and Aberdeen Avenue ' NE and between NE 31st Street and NE , a daily newspaper published seven (7)times a week. Said newspaper is a legal 33rd Place. The property is located in the newspaper of general publication and is now and has been for more than six I May Creek Basin and May Creek is located monthsprior to the date ofpublication, referred to, printed andpublished in the EISst southREof the subject site. � REQUIRED: After an appeal of a English language continually as a daily newspaper in Kent, King County, I Determination of Non-Significance issued byWashington. The South CountyJournal has been approved as a legal (Environmental the City's responsible official, the ERC 9 PP g Review Committee), the newspaper by order of the Superior Court of the State of Washington for King Hearing Examiner determined to grant the County. appeal and require the preparation of an The notice in the exact form attached, waspublished in the South II EIS. A EIS is rd under RCW j 4 43.21C.I030(2)(c)and willi b be prepared.An • • County Journal (and not in supplemental form)which was regularly distributed to ., Environmental checklist of other materials. • the subscribers during the below stated period. The annexed notice, a indicating likely envk al impacts can , • be reviewed in Development Services, I Division. LUA-00-051, Rezone EIS LEAD AGENCY: .The Environmental' Review Committee, City.of Renton;shall" be the agency in charge of further as published on: 10/27/00 environmental-review-- -- ------- -- --- The Hearing Examiner on appeal found The full amount of the fee charged for said foregoing publication is the sum of l the following-areas for discussion 'in the $97.72, charged to Acct. No. 8051067. EIS:earth(steep"slopes),water resources, (storm water drainage/runoff/flooding, • • Groundwater, Water Quality); Plants and Legal Num 8333 ; Animals (Shoreline and Wetland Habitat; Fisheries. Noise;Land and Shoreline Use; . Socioeconomic (Population, Housing , Density) Aesthetics, Light and Glare; , , Cultural Resources; Transportation; Public Services and Utilities(Fire and Emergency • Medical Services; Police Services, Le I Clerk, South County Jouma Schools; Parks; Water;Wastewater; Solid , Waste). -- k� , )) ' SCOPING: Agencies, affected tribes, and b" Subscribed and sworn before me on this' day of �V , 2000 members of the public are invited to comment of the scope of the EIS.You may comment on alternatives, mitigation measures, probably significant adverse �1N%Ii11ir��/ , impacts, and licenses or other approvals `Os g I E ��' ., that may be required.Your comments must � � be• : submitted p. on in wrNovember and received before ``��Q.o���gS10A1F,�A/94y®e' 5:00 p.m.on Novemberl7,2000. ..7: v. • Responsible Official: Environmental NoTAAr = Review Committee, Development Planning Notary Public of the State of Washington Section, Planning/Building/Public Works —o� _ Dept., 1055 South Grady Way, Renton, I residing in Renton , WA 98055,425-430-7382. �0 pU81.‘6 nil : King County, Washington THERE IS NO AGENCY APPEAL: This 1 l •46 0%.*�` determination of significance was the result i of' 9/...• WAS ....v ` hearing.were No appealsNo appeal dfurt of this appecision after eals thisio i�'�F N��1``�� i No of determination � inn/1IIIIt�O I determination may be filed at this time. i Published in the South County Journal • October 27.2000.Fall CITY OF RENTON DETERMINATION OF SIGNIFICANCE AND REQUEST FOR COMMENTS ON SCOPE OF EIS APPLICATION NUMBER(S): LUA-00-051,Rezone,EIS DESCRIPTION: The applicant,Lazarus Land Corporation has requested a rezone of approximately 10.3 acres of property from Resource Conservation(RC)to Residential 1 (R-1)and Residential 5 (R-5). The property consists of two(2)tax parcels. PROPONENT: Lazarus Land Corporation LOCATION: In northeast Renton,between Lincoln Avenue NE and Aberdeen Avenue NE and between NE 31st Street and NE 33rd Place. The property is located in the May Creek Basin and May Creek is located just south of the subject site. EIS REQUIRED: After an appeal of a Determination of Non-Significance issued by the City's responsible official,the ERC(Environmental Review Committee),the Hearing Examiner determined to grant the appeal and require the preparation of an EIS. An EIS is required under RCW 43.21 C.1030(2)(c)and will be prepared. An Environmental checklist of other materials indicating likely environmental impacts can be reviewed in Development Services Division. LEAD AGENCY: The Environmental Review Committee,City of Renton,shall be the agency in charge of further environmental review. The Hearing Examiner on appeal found the following areas for discussion in the EIS: earth(steep slopes), water resources,(storm water drainage/runoff/flooding,Groundwater,Water Quality);Plants and Animals (Shoreline and Wetland Habitat;Fisheries. Noise;Land and Shoreline Use;Socioeconomic(Population, Housing Density)Aesthetics,Light and Glare;Cultural Resources;Transportation;Public Services and Utilities(Fire and Emergency Medical Services;Police Services,Schools;Parks;Water;Wastewater;Solid Waste). SCOPING: Agencies,affected tribes,and members of the public are invited to comment of the scope of the EIS. You may comment on alternatives,mitigation measures,probably significant adverse impacts, and licenses or other approvals that may be required. Your comments must be submitted in writing and received before 5:00 p.m. on November 17,2000. Responsible Official:Environmental Review Committee,Development Planning Section, Planning/Building/Public Works Dept., 1055 South Grady Way,Renton,WA 98055,425-430-7382. THERE IS NO AGENCY APPEAL: This determination of significance was the result of an appeal decision after a public hearing. No appeals of this determination were filed. No further appeals of this determination may be filed at this time. PUBLICATION DATE: October 27,2000 Pc091,-m+roft CITY OF RENTON DETERMINATION OF SIGNIFICANCE AND REQUEST FOR COMMENTS ON SCOPE OF EIS APPLICATION NUMBER(S): LUA-00-051,Rezone,EIS DESCRIPTION: The applicant, Lazarus Land Corporation has requested a rezone of approximately 10.3 acres of property from Resource Conservation(RC)to Residential 1 (R-1)and Residential 5 (R-5). The property consists of two(2)tax parcels. PROPONENT: Lazarus Land Corporation LOCATION: In northeast Renton,between Lincoln Avenue NE and Aberdeen Avenue NE and between NE 31st Street and NE 33rd Place. The property is located in the May Creek Basin and May Creek is located just south of the subject site. EIS REQUIRED: After an appeal of a Determination of Non-Significance issued by the City's responsible official,the ERC(Environmental Review Committee),the Hearing Examiner determined to grant the appeal and require the preparation of an EIS. An EIS is required under RCW 43.21C.1030(2)(c)and will be prepared. An Environmental checklist of other materials indicating likely environmental impacts can be reviewed in Development Services Division. LEAD AGENCY: The Environmental Review Committee, City of Renton, shall be the agency in charge of further environmental review. The Hearing Examiner on appeal found the following areas for discussion in the EIS: earth(steep slopes),water resources,(storm water drainage/runoff/flooding, Groundwater, Water Quality); Plants and Animals(Shoreline and Wetland Habitat; Fisheries. Noise; Land and Shoreline Use; Socioeconomic(Population,Housing Density)Aesthetics,Light and Glare; Cultural Resources; Transportation; Public Services and Utilities (Fire and Emergency Medical Services;Police Services, Schools; Parks; Water;Wastewater; Solid Waste). SCOPING: Agencies, affected tribes, and members of the public are invited to comment of the scope of the EIS. You may comment on alternatives,mitigation measures,probably significant adverse impacts, and licenses or other approvals that may be required. Your comments must be submitted in writing and received before 5:00 p.m. on November 17,2000. Responsible Official: Environmental Review Committee,Development Planning Section, Planning/Building/Public Works Dept., 1055 South Grady Way,Renton,WA 98055,425-430- 7382. THERE IS NO AGENCY APPEAL: This determination of significance was the result of an appeal decision after a public hearing. No appeals of this determination were filed. No further appeals of this determination may be filed at this time. DATE: SIGNATURE 4`1-7—a � Fred J.Kau ,Hearing xaminer PUBLICATION DATE: October 27,2000 CITY OF RENTON Planning/Building/Public Works MEMORANDUM DATE: October 3, 2000 TO: Fred Kaufman, Hearing Examiner FROM: Elizabeth Higgins, Senior Planner, SUBJECT: Tharp Rezone, LUA00-051 It has been pointed out that the Determination of Significance for the Tharp Rezone must be stated in the proper format. In order to start the scoping process for the Environmental Impact Statement, would you please provide the applicant, City staff, and the Parties of Record with the Determination of Significance? Thank you. NE@ROWE I OCTal - 4 2000 11J cc: File CITY OF RENTON HEARING EXAMINER Berean.rtfl r .., CITY OF RENTON Planning/Building/Public Works MEMORANDUM DATE: September 28, 2000 TO: Environmental Review Committee FROM: Elizabeth Higgins, AICP SUBJECT: Tharp Rezone Attached to this memo is the staff report for the Tharp Rezone, which was considered by the ERC first on May 23, 2000, and then for a second time on July 11tn The ERC determination of Non-Significance (no mitigation required) was appealed in two separately filed actions. The appeals were heard at the public meeting before the Hearing Examiner on August 8th and the Hearing Examiner made a determination on August 31 st The HEX made the following decision: "The lead agency is directed to prepare an Environmental Impact Statement for the subject proposal" (see decision included herewith) The applicant for the rezone requested a reconsideration of this decision by the Hearing Examiner. One of the issues raised was whether the decision should be a remand to the ERC to allow mitigation of the application. Staff has recently received a letter from the applicant (included herewith).stating the belief that the Hearing Examiner has assumed the authority of the ERC thereby reversing the previous Determination of Non-Significance. Therefore a Determination of Significance must be issued. The DS would trigger the scoping period. The above issues will be discussed with Larry Warren at the ERC meeting of October 3rd. Thank you. Ul..l-.LI YJYJYJ 1J•JO L•L I " VI SLIlivi1 e- s > city of Renton •IR + Development Services Division ' Nrrc 1055 South Grady Way, 6th Floor Renton, WA 98055 Date: October 2, 2000 TO: Larry Warren FROM: Elizabeth Higgins, AICP/ASLA City Attorney Senior Planner Development Services Div. Development/Planning Phone: 255-8678 Phone: (425) 430-7382 Fax: 255-5474 Fax Phone: (425) 430-7300 SUBJECT: Tharp Rezone Number of pages including cover sheet: 3 Letter from applicant REMARKS: ❑ Original to [ Urgent ® As ❑ Please ® For your be mailed Requested Comment review We received this letter from Shirley Allen regarding the Tharp rezone. Ahead of the curve UV 1-YJG-GVJYJYJ 1J•JO t.1 I I VI I\I..11 I VI1 • •-- -- • LAZARL'IS LA\D coRPORA1rIOr\ October 2,2000 City of Renton Attn: Elizabeth Higgins, AICP Development Services Division 1055 South Grady Way Renton,WA 98055 Dear Ms.Higgins: As you know,we find ourselves in uncharted territory with the requested rezone on the Tharp property. We've reviewed the file again in an effort to determine what additional information we might be able to provide to the ERC. As I mentioned to you on the telephone,we're happy to provide a downstream analysis. We've also done a quick analysis of impervious surface coverage allowed under the three different zoning categories provided for under the Comprehensive Plan designation of Rural Residential. RC R-1 R-5 Density 1 home per 10 acres` 1 home per acres 1 home per 7,200 square feet' Rear yard set back 35 feet 25 feet 20 feet Front yard setback 30 feet 30 feet 20 feet • Max. height` 2 stories/30 feet 2 stories/30 feet 2 stories/30 feet Lot coverage 35%115% 35% 35% Lot yield 2"' 3,58'*• 21.17""' Allowable Impervious 67,300.2 square feet 157,033.8 square feet 53,361 square feet lot coverage "lot size may be reduced to 4,500 square feet with clustering "there are presently two legal existing lots "®'if whole site is rezoned to R-1 zoning as considered during public hearing "—if only the portion of the site with slopes less than 25%is rezoned as recommended by staff We have previously supplied information pertaining to the stability of the steep slopes and the wildlife habitat that support the proposed rezone and the City has determined traffic,school, police,fire and other public services mitigation,so it appears as though drainage is the only other likely impact (vs.speculative see WAC 197-11-060 (4) la))identifiable at this time. In looking over the Hearing Examiner's decision, he suggests a "Contract Rezone"or rezone with development conditions attached. In the Interest of avoiding multiple appeals,this would be our option of choice. We hove never entered into such an agreement with the City of Renton before and are not familiar with the procedure for such an Agreement. .56.57'929Ti I AVF\UF SOUT1 IFAST ^ ISSAQUAI I.WA 98C29 - FAX:42.5- 7'1298 - TFI FPI IONF:425.313164 4. .r, is However,we'd be willing to agree to a pre-set number of lots,minimum slope setbacks for dwellings and accessory structures,a set percentage of tree retention for the site,conditions for luture maintenance to be contained in CC& R's,landscape requirements and a mitigation agreement for foreseeable impacts(to be paid at the lime of future development). In looking over the previous environmental documentation from the City of Renton (specifically the Environmental Checklist dated March 23, 1995 for the Implementation of the R-5 zoning and the supplemental FEIS doted February 10, 1995 for same),it appears as though the only additional documentation would be an additional supplement to the FEIS with a site specific analysis on Impacts to Capacity and on addition Table 4-1. Best regards, Shirley All Vice-Pre i ent End. Cc: Rosemary Larson.Inslee Best Doezie& Ryder Peterson Consulting Engineers Filc • TOTAL P.03 .�, CIT1 3F RENTON NAL .k' Hearing Examiner • Jesse Tanner,.Mayor Fred J.Kaufman September 25, 2000 Ms. Rosemary Larson Ms. Elizabeth Higgins Attorney at Law City.of Renton Development Services 777 108th Ave NE,#1900 1055 S Grady Way - Bellevue, WA 98009-9016 Renton, WA 98055 Re: Reconsideration Request for Tharp Rezone Decision File No..LUA00-107-AAD Dear Ms. Larson and Ms. Higgins: This office has received two requests for reconsideration regarding the above matter. The first request was from the City and the second request was from the.applicant.. The City was concerned about the following language: "The lead agency xs directed to prepare an Environmental Impact Statement for the;subject;proposal:" ., f: They want clarification`,;;that;the "applicant"is.the responsible party for such document. . This office believes that.the Environmental Impact;Statement(EIS)is the lead agency's responsibility (WAC 197-11-420(1)). This decision does not change that, nor is it intended to alter the City's normal process for delegating or charging on such preparation (WAC 197-11-420(4). The applicant has raised two primary issues':(1)whether the decision should be a remand to the ERC to allow mitigation of the application; (2)clarifcation of the proper appellants. This office will deal with the matter of defining the appellants first This office received two separate appeal letters. Mr. Crisp filed a letter of appeal and paid the fee: He is an appellant. Mr. Mapili and others (Randal Barger,Rose Falaniko, Wanda Look,Karen Stein, and , Sheri'Waddington)submitted their separate letter and the appeal fee was paid by Mr.. Mapili:. The applicant cites RMC 4-8-110C.4 as requiring "each" appellant to pay the appropriate fee. In this second appeal multiple parties joined together and signed_and submitted an appeal letter but only one fee was paid. RMC 4-8-110C.-1 specifies the, - form and content of an appeal. While that section uses the singular"appellant" it does not appear to preclude multiple parties submitting an appeal. The code specifically states that the singular and plural are interchangeable. Nothing in code requires a legal 1055 South Grady Way-Renton, Washington 98055 - (425)430-6515 1 Mr. Kaufman September 25, 2000 Page two association by or between parties signing such letter. The parties appear to have standing as neighbors of the subject application who will be affected.by the action. Further,this office is not aware of any prejudice against the applicant, either at the hearing or subsequently, created by recognizing the signatories as appellants Therefore, this office will recognize each of the signatories of the second appeal letter as an appellant, in addition to the two parties who submitted checks,Mr. Crisp and Mr.Mapili. Regarding the question of whether the Examiner should have remanded the•matter back to the ERC for their studied deliberations thisoffice;;is not required to do so: RMC 4-8- 110E.1.c provides the Examiner with the authorityto actin their stead.. The applicant also raised two other issues of Procedure;-One with prior environmental or, at least,informational documents. Clearly;:any information submitted to the.City may be considered;in further review,..,The,ability to use those documents does not judge their completeness or'appropriateness for environmental:purposes at this stage. Finally,this office is riow aware that there.appear to'he conflicting;;provisions regarding an appeal of the.Examiner.'s:decisiori .This:•office has discussed this matter with the City Attorney. It would appearprudent at thus'juncture for the applicant to file an appeal with both the City Council arid...,'Superior Court. While this.office,tends to agree with the applicant's reading of the onflicting_code<,provisiors and'.believes that the full text might prevail over the Table,this office.believes the.Codelneeds•clarification and again, prudence would suggest the dual,'appeal route: The requests for reconsideration and this response will serve to extend the appeal period. The appeal or appeals should be filed within 14 days of this decision: If this office can be of further assistance,please feel free to write. Sincerely, Fred J.Kaufman. Hearing Examiner FJK jt cc: Parties of Record di _ • CITE :�F; RENTON. Planning/Building/Public Works Department Jesse Tanner,Mayor Gregg Zimmerman P.E.,Administrator September 15,2000 CITY OF.RENTON • SEP 1 5 2000 RECEIVED CITY CLERK'S OFFICE Mr.Fred Kaufman,Hearing Examiner City of Renton City_Hall,7th floor 1055 Grady Way. Renton,WA 98055 Re:LUA00-107,AAD,Report and Decision Dear Mr.Kaufman This letter is written to request a'RECONSIDERATION oftlieDecision of August 31,2000;in the matter of the appeal(referenced above),of au environmental determination associated with.the Tharp Rezone,LUA00-051• In your Report and Decision of August_3,1,2000 the;following decision was made: "The lead agency is directedtopreparean,Environmental Impact Statement for the subject proposal: The Development Services Division hereby requests a'clarification that>the APPLICANT shall bear the responsibility for preparation of an Environmental.Impact Statement should one be required. Thank you for your reconsideration Of-this matter. Sincerely Elizabeth Higgins,MCP Senior Planner • • l O55 South Grady Way=Renton,:Washngton 98055 This oaoer contains 50%recycled material.20%cost consumer-'. / FoRuErui CITY OF RENTON "\1s . sEPI82u .J\ . SEP 1 4MM O -___Q� : : ` ; RECEIVED 2 HEA�NG �� CITY CLERK'S OFFICE 3 4 5 CITY OF RENTON OFFICE OF THE HEARING EXAMINER 6 7 In the Matter of an Appeal from the 8 Issuance of a Determination of NO. LUA00-107; AAD Nonsignificance on a Rezone Application 9 Filed by Lazarus Land Corporation, LAZARUS' MOTION FOR 10 RECONSIDERATION AND Wynnlee Crisp, et. al., Appellants. CLARIFICATION 11 12 Lazarus Land Corporation ("Lazarus"), the applicant, submits the following Motion for 13 Reconsideration of the Hearing Examiner's August 31, 2000 Decision in this matter. 14 15 I. RELIEF REQUESTED 16 Lazarus requests that the Hearing Examiner revise the August 31, 2000 Decision in this 17 matter. (1) to remand to the City's Environmental Review Committee ("ERC") the issue of 18 whether a Determination of Significance or a Mitigated Determination of Nonsignificance is 19 appropriate for the Lazarus rezone application, and (2) to include a decision on the issue of 20 the identity of the proper Appellants in the appeal. 21 In addition, Lazarus requests clarification that the August 31, 2000 Decision does not 22 preclude the use of existing environmental documents, to the extent deemed appropriate by 23 the ERC. Lazarus also requests clarification as to whether any appeal of the Examiner's 24 decision would be to the City Council, or to the superior court, and whether the time for filing INSLEE,BEST,DOEZIE&RYDER,P.S. ATTORNEYS AT LAW LAZARUS' MOTION 777 108th Avenue N.E. P.O.Box C-90016 FOR RECONSIDERATION - 1 f Bellevue,Washington 98009-9016 L DOCS\356902\002\0205427.01 1425)455-1234 1 any appeal runs from the decision on the motion for reconsideration. 2 3 II. GROUNDS FOR RECONSIDERATION 4 A. The Environmental Review Committee Should Make the Initial Decision on the Issue of Whether a Determination of Significance or A Mitigated Determination of 5 Nonsignificance Should Be Required. 6 In Conclusions No. 26 through 28, the Hearing Examiner concludes that an environmental 7 impact statement must be prepared for the Lazarus rezone application. In essence, because 8 the Examiner required that an environmental impact statement be prepared, the Examiner 9 converted the City's Determination of Nonsignificance into a Determination of Significance. 10 The Examiner dismissed the possibility of a mitigated determination of nonsignificance with 11 a single sentence: "a DNS, even a mitigated DNS, would be inappropriate for this rezone 12 action." Conclusion No. 27. 13 The ERC is the City's responsible official for purposes of environmental review under the 14 State Environmental Policy Act ("SEPA"). RMC 4-9-070G. The ERC is charged with 15 making environmental determinations, including decisions as to whether mitigated 16 determinations of nonsignificance are appropriate, or whether an determination of significance 17 should be required, meaning that an environmental impact statement will be prepared. RMC 18 4-9-070G. 19 The ERC determined that because the Lazarus proposal only involved a rezone application, 20 and not any specific development proposal for the property, the ERC could not determine the 21 impacts of the proposal or impose any mitigation at this time. The Hearing Examiner's 22 decision to require an environmental impact statement is based on the conclusion that as a 23 matter of law, the City and the ERC were improperly "segmenting" the proposal, and that the 24 City and the ERC should have considered all probable impacts that could result from the INSLEE,BEST,DOEZIE&RYDER,P.S. ATTORNEYS AT LAW LAZARUS' MOTION 777 138th Avenue N.E. 1900 FOR RECONSIDERATION - 2 Bellevue,WasBhingt n0016 98009-9016 (425)455-1234 DOCS\356902\002\0205427.01 1 growth allowed if the rezone is granted. 2 Assuming that the Hearing Examiner is correct, then the matter should be remanded to the 3 ERC with direction for the ERC to reconsider its decision to issue the unmitigated 4 Determination of Nonsignificance, in light of the Examiner's decision on this legal issue. If 5 the ERC believed that it had the authority to address these environmental issues at the rezone 6 application stage, it is not clear whether the ERC would determine that an environmental 7 impact statement is required, or that a mitigated determination of significance should be 8 issued. 9 The ERC is the City agency with specific expertise in environmental matters. The ERC 10 has access to all prior environmental review performed by the City, such as for the City's 11 comprehensive plan and for the development,regulations. The ERC has particular knowledge 12 (or can obtain that information from City staff)regarding the City's development regulations 13 and the effect of the regulations on potential development that could be allowed under the 14 Lazarus rezone application. The ERC has already made certain conclusions regarding 15 potential impacts of development under the rezone. The ERC's staff report clearly indicated 16 that the ERC was aware of a number of environmental issues that will be raised by potential 17 development of the subject property. 18 Given the Hearing Examiner's conclusion on the legal issue of whether the ERC had the 19 authority to consider impacts that could flow from potential development proposals allowed 20 under the requested zoning and related mitigation requirements, the ERC should have the 21 opportunity to fully analyze the factual environmental issues, as well as the effect of the 22 pertinent City development regulations on the subject property. With the Hearing Examiner's 23 direction to consider these potential impacts that could result from the rezone, the ERC may 24 determine that a determination of significance is appropriate. However, the ERC could also INSLEE,BEST,DOEZIE&RYDER,P.S. ATTORNEYS AT LAW LAZARUS' MOTION 77-108Lh Avenue N.E. 190 FOR RECONSIDERATION - 3 016 Bellevue,Washing on098009-9016 (425)455-1234 DOCS\356902\002\0205427.01 1 determine that a mitigated determination of nonsignificance is appropriate. The ERC is the 2 most appropriate City agency to make this initial determination. 3 The Hearing Examiner summarily dismissed the option of issuing a mitigated determination 4 of nonsignificance for the rezone application. Conclusion No. 27. There is nothing in the 5 Examiner's decision that indicates that the Examiner considered whether mitigation could,be 6 imposed on the rezone application, that would mitigate any significant adverse impacts so that 7 a mitigated determination of significance would be appropriate. For instance, the Decision 8 does not even reference the geotechnical report submitted by Lazarus, at the ERC's request, 9 which states that the property could be developed under the requested zoning with no adverse 10 impacts to the steep slopes on the property. Likewise, the Decision does not reference the 11 wildlife biologist's report, submitted by Lazarus at its own initiative, that states that 12 development of the property under the requested zoning would not impact wildlife 13 significantly. The Appellants did not submit any expert testimony to counter these reports. 14 In light of the Examiner's direction that it was erroneous to perform the environmental review 15 for the rezone application without considering potential development that could result from 16 the rezone, it is respectfully submitted that the ERC is the appropriate entity to make the initial 17 decision as to whether an environmental impact statement or a mitigated determination of 18 nonsignificance is appropriate. The ERC could be directed to consider possible contract 19 rezone options as a part of this determination. 20 It may be that the ERC did not obtain all information from Lazarus that it believes is 21 necessary in order to determine appropriate mitigation, because the ERC thought that it'did 22 not have the authority to impose mitigation at this stage. In that event, the ERC could obtain 23 the necessary information from Lazarus, in order to make a fully informed decision as to 24 whether a mitigated determination of significance is appropriate. Lazarus has fully complied INSLEE,BEST,DOEZIE&RYDER,P.S. ATTORNEYS AT LAW LAZARUS' MOTION 777-108th Avenue N.E. Suite 1900 FOR RECONSIDERATION - 4 Bellevue,WashingtonO98009-9016 (425)455-1234 DOCS\356902\002\0205427.01 • 1 with all prior requests for information from the City. 2 In the Hearing Examiner's Decision, the Examiner noted that an environmental impact 3 statement serves the purpose of providing environmental information to the public and the 4 decision-maker on the underlying application. Conclusion No. 15, 20, 22, 23, 25, 27. While 5 an environmental impact statement can serve this purpose, a determination of significance 6 should only be issued where potential significant adverse impacts can not be adequately 7 mitigated. WAC 197-22-340, 197-22-350. There has been no meaningful analysis as to 8 whether such mitigation can be imposed. The applicant should not be penalized with a 9 determination of significance, simply because the ERC did not believe that it had the authority 10 to consider and impose mitigation as part of the environmental review for the rezone 11 application. 12 13 B. The Hearing Examiner's Decision Should Address the Issue of the Identity of the Proper Appellant in this Matter. 14 One of the appeal statements in this matter was signed by six separate individuals. The 15 City raised the issue of the identity of the proper appellant for that appeal statement. At the 16 hearing, the Hearing Examiner indicated that the Examiner would rule on this issue at a later 17 time. Lazarus believed that the Examiner would address the issue in the written decision. 18 In the August 31, 2000 Decision, the Hearing Examiner noted that the issue was raised, 19 and stated: "The Examiner stated he would make his determination at a later date and the 20 matter could proceed." Decision, p. 2. The Examiner did not otherwise address this issue 21 in the Decision. 22 The City code requires that each appellant in a matter pay an appeal fee to the City for 23 processing his or her appeal. RMC 4-8-110C.4. Thus, payment of the appeal fee is 24 jurisdictional; the City has no authority to process the appeal without payment of the fee. INSLEE,BEST,DOEZIE&RYDER,P.S. ATTORNEYS AT LAW LAZARUS' MOTION 777 108th Avenue N.E. SuiFOR RECONSIDERATION - 5 Bellevue,Wa hington°980°9-9°16 (425)455-1234 DOCS\356902\002\0205427.01 1 Based on the City's comments at the hearing, the City interprets this code as requiring that 2 each individual appellant file a separate appeal and pay the appropriate appeal fee. The City's 3 interpretation of its code is entitled to considerable judicial deference. Mall, Inc. v. Seattle, 4 108 Wn.2d 369, 377-78, 739 P.2d 668 (1987); Grader v. Lynnwood, 45 Wn.App. 876, 728 5 P.2d 1057 (1986)(City's interpretation of an ordinance is entitled to substantial weight). 6 While in some instances a neighborhood association may be able to be an appellant, no person 7 signed the appeal statement on behalf of an association. 8 To make the record clear, Lazarus requests that the Hearing Examiner amend the Decision 9 to include a decision on the issue of the proper appellant in this matter. Because Mr. Mapili 10 is the only person to have paid an appeal fee to the City for the appeal statement signed by six 1 1 individuals(Decision,p. 2), the Examiner should determine that Mr. Mapili is the only proper 12 appellant with respect to that appeal statement. 13 14 C. Lazarus Requests Clarification that the Hearing Examiner's Decision Does Not Preclude the Use of Prior Environmental Documents, to the Extent Approved by 15 the ERC. 16 The State Environmental Policy Act and its implementing regulations clearly authorize the 17 use of environmental documents that have been previously prepared. WAC 197-11-600 18 through 197-11-640. Under the City's SEPA regulations, the ERC has the authority to 19 determine the extent to which a prior environmental document may be used, either through 20 adoption, incorporation by reference, or the preparation of a supplement or an addendum. 21 RMC 4-9-070G, L and O. 22 Environmental review has already been performed by the City at least for the City's 23 comprehensive plan and development regulations, which resulted in an environmental impact 24 statement and an addendum(s)to the environmental impact statement. Lazarus recognizes that INSLEE,BEST,DOEZIE&RYDER,P.S. ATTORNEYS AT LAW LAZARUS' MOTION 777 -108th Avenue ven a N.E. FOR RECONSIDERATION - 6 Bellevue,Was ngton0016 98009-9016 (425)455-1234 DOCS\356902\002\0205427.01 • - 1 if the Hearing Examiner does not grant its motion for reconsideration and remand the matter 2 to the ERC for an initial decision as to whether a DS or a MDNS should be issued, the 3 Decision requires the preparation of an EIS for the rezone proposal. However, some of the 4 prior environmental work may be useful to the environmental review in this matter. Lazarus 5 simply requests confirmation that the Examiner's decision does not preclude the use of the 6 prior environmental documents, to the extent approved by the ERC. 7 8 D. Lazarus Requests Clarification as to the Appropriate Entity to Hear Any Appeal of the Hearing Examiner's Decision on this Appeal of the ERC's Environmental 9 Decision, and of the Time in Which an Appeal Must Be Filed. 10 In the August 31, 2000 Decision, the Hearing Examiner included a paragraph regarding 11 appeals of the Decision that indicates that an appeal, if any, would be heard by the City 12 Council. Decision, p. 14. However, the City code seems to require that an appeal of the 13 Examiner's Decision would be to the superior court. In Lazarus' post-hearing discussions 14 with City staff, staff indicated that they thought the appeal was to the City Council. In a post- [: 15 hearing discussion with the City Attorney, the City Attorney indicated that the City code 16 required that any appeal be filed in superior court. 17 RMC 4-8-110C.8 states: "There shall be no more than one appeal on a procedural 18 determination or an environmental determination such as the adequacy of a determination of 19 significance, non-significance, or of a final environmental impact statement." RMC 4-8- 20 110E8.b. states: 21 The action of the Hearing Examiner in the case of appeals from administrative determinations and environmental determinations shall be final and conclusive, 22 unless within the time frame specified by subsection G.5 of this Section, an aggrieved party or person obtains a writ of review from the Superior Court of 23 the State of Washington for King County for purpose of review of the action taken. 24 These sections are consistent with SEPA, which allows only one agency appeal proceeding on INSLEE,BEST,DOEZIE&RYDER,P.S. ATTORNEYS AT LAW LAZARUS' MOTION 777 -108th ;venue N.E. SuiteFOR RECONSIDERATION - 7 Bellevue016 ,Washington098009-9016 lazfi)455-1234 DOCS\356902\002\0205427.01 1 a procedural determination (the adequacy of a determination of significance/nonsignificance 2 or of a final environmental impact statement). RCW 43.21C.075(3);WAC 197-11-680(3)(iv); 3 see also RMC 4-9-070N, adopting WAC 197-11-680 by reference. The appeal of a 4 determination of significance may occur prior a fmal decision on the underlying permit. Id. 5 Because this matter involved an appeal of an environmental determination, the adequacy 6 of a determination of non-significance, the City code and state law appear to require that any 7 appeal of the Examiner's decision be filed with the superior court. Therefore, Lazarus 8 requests clarification of the paragraph of the Examiner's Decision that indicates that an appeal 9 • would be to the City Council 10 In addition, given the conflict between the paragraph in the Examiner's Decision and the 11 City code and SEPA provisions, and given the fact that the Examiner's Decision on this 12 motion for reconsideration may affect the necessity or scope of any appeal and the proper 13 parties to the appeal, Lazarus requests that the Examiner's decision on this motion for 14 reconsideration state that the time for filing any appeal of the August 31, 2000 Decision, or 15 the decision on this motion for reconsideration, shall run from the date of the decision on the 16 motion for reconsideration. 17 This may already be the case. However, the City code does not appear to address this 18 issue. When Lazarus asked City staff whether a motion for reconsideration "stayed" the time 19 for filing an appeal until after the decision on the motion for reconsideration, City staff was 20 unable to provide an answer. Lazarus understands that in the past, the Examiner exercised 21 discretion to either stay or not stay the time for filing an appeal when a motion for 22 reconsideration is filed. Logically, the time for filing an appeal of a decision on a motion for 23 reconsideration should run from the date of the decision on that motion. Lazarus requests 24 either that the Examiner exercise his discretion to stay the time for filing an appeal of the INSLEE,BEST,DOEZIE&RYDER,P.S. ATTORNEYS AT LAW LAZARUS' MOTION 777-108th Avenue N.E. Suite 1900 FOR RECONSIDERATION - 8 Bellevue,Washington°9ox 8009-9016 (425)455-1234 DOCS\356902\002\0205427.01 r- 1 August 31, 2000 Decision until after the decision on the motion for reconsideration is issued, 2 or clarify that the stay occurs as a matter of course. 3 4 IV. CONCLUSION 5 Based on the foregoing, the Hearing Examiner should reconsider the Decision dated 6 August 31, 2000, and amend the Decision to remand this matter to the Environmental Review Committee for a determination as to whether an environmental impact statement or a mitigated 7 P g 8 determination of significance is appropriate for the Lazarus rezone application. The Hearing 9 Examiner should also amend the August 31, 2000 Decision to include a decision that only one 10 of the persons signing the appeal statement with six signatures letter is a proper appellant. 11 In addition, the Hearing Examiner should clarify that the August 31, 2000 Decision does 12 not preclude the use of existing environmental documents, to the extent deemed appropriate 13 by the Environmental Review Committee. The Examiner should clarify that the superior court 14 is the appropriate entity to hear any appeal of this matter, and should state that the time for 15 filing any appeal will run from the date of the decision on this motion for reconsideration. 116 17 DATED this 14th day of September, 2000. 18 INSLEE, BEST, DOEZIE & RYDER, P.S. 19 20 By iga444106—Rosemary A. La , W.S.B.A. #18084 21 Attorneys for Lazarus Land Corporation 22 23 24 INSLEE,BEST,DOEZIE&RYDER,P.S. ATTORNEYS AT LAW LAZARUS' MOTION 777 108th Avenue N.E- FOR RECONSIDERATION - 9 P.O.Box C-90016 Bellevue,Washington 98009-9016 1425)455-1234 DOCS\356902\002\0205427.01 I 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 31st day of August ,2000, 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: ('-opo SUBSCRIBED AND SWORN to before me this .316 day \�D y ''� , 2000. NC , 4.-4- cie/41-° T4A'st ',, otar41.1Z7n and for the SYato' ' ., i, to`? - residing a Ah e'hi oy,pit ' ,,, 2_- Application, Petition, or Case No.: Tharp Rezone Appeal of Tharp Rezone LUA00-051,R LUA00-1 07,AAD The Decision or Recommendation contains a complete list of the Parties of Record. August 31,2000 OFFICE OF THE HEARING EXAMINER CITY OF RENTON REPORT AND DECISION APPELLANTS: Randal Barger, Wynnlee Crisp,Rose Falaniko, Wanda Look, Charles Mapili,Karen Stein, Sheri Waddington File No.: LUA00-107,AAD APPLICANT: Lazarus Land Corporation Tharp Rezone File No.LUA00-05 1,R LOCATION: Between Lincoln Avenue NE and Aberdeen Avenue NE and Between NE 31st Street and NE 33rd Place SUMMARY OF APPEAL: Appeal City's Environmental Review Committee's Determination of Non-Significance SUMMARY OF REQUEST: To rezone 10.3 acres in the May Creek Basin from Resource Conservation(RC)to Residential 1 (R-1)and Residential 5 (R-5)zones. PUBLIC HEARING: After reviewing the Appellants'written requests 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 August 8,2000 appeal hearing. The official record is recorded on tape. The hearing opened on Tuesday,August 8,2000, at 9:00 a.m. in the Council Chambers on the seventh floor of the Renton City Hall. Parties wishing to testify were affirmed by the Examiner. The following exhibits were entered into the record for the appeal: Exhibit No. 1: Yellow appeal file No.LUA00-107, Exhibit No.2: Yellow file No. LUA00-051,R AAD, containing the appeals, and other containing the original application,proof of posting, documentation pertinent to the appeal. proof of publication and other documentation pertinent to this request. Exhibit No.3: Map of site Exhibit No. 4: Copy of Wynnlee Crisp presentation Exhibit No. 5: Detailed written narrative of Wynnlee Crisp presentation Tharp Rezone -- Appeal and Land Use Hearings File Nos.: LUA00-107,AAD LUA00-051,R August 31, 2000 Page 2 Parties present: Appellants: Representing City of Renton Charles Mapili Larry Warren Wynnlee Crisp 1055 S Grady Way Sheri Waddington Renton, WA 98055 Randal Barger Representing Applicant Lazarus Land Corporation Rosemary Larson 777 108th Avenue NE Bellevue, WA 98009 Shirley Allen Lazarus Land Corporation 5657 229th Avenue SE Issaquah, WA 98029 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 appellants have 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. As a preliminary matter,Mr. Warren stated that one of the appeals was signed by a number of people who were not an incorporated association or other recognizable organization, and only a single fee of$75.00 was paid by Mr.Mapili. Only Mr.Mapili would,therefore,be considered an appellant. This would be important in the case of an appeal of the Examiner's decision. The Examiner stated he would make his determination at a later date and the matter could proceed. Charles Mapili,2316 NE 31st,Renton,Washington 98056,appellant herein,requested that the DNS be overturned and enumerated several points on which to base his appeal. The applicant should not be allowed to state that there is no impact because it is a zoning change only. Obvious and significant impact will logically follow. There are several court cases to back up the view that the entire project,explicitly stated or not, should be considered. Further,the sensitive nature of the area has been downplayed. The City has an opportunity to make a decision that protects its citizens, environment and aesthetic quality of the area by recognizing that the rezoning and the following development is a significant negative impact. There are many details in the application that have been misrepresented,confused or overlooked. The applicant focused on a single development bordered to the north. They have one border to the north that shares with the developed area. The other five borders are all extending into the RC area, effectively eliminating half the cross-section of the greenbelt area. The application is written as if the rezoning will not lead to development, even though preliminary development plans have been shown to the neighbors. The City should require and not waive reviews for geologic, slope,habitat and wetlands as called out in the critical areas ordinance since it is on or near critical areas of high erosion, steep slopes,wetlands and landslides. The applicant states that this is Tharp Rezone Appeal and Land Use Hearings File Nos.: LUA00-107,AAD LUA00-051,R August 31, 2000 Page 3 not a migration route,yet it is the only greenbelt and wildlife corridor from Lake Washington to the mountains., We have seen deer, hawks, eagle and bear. Salmon migrate up May Creek through this property. That makes this a significant wildlife habitat. In conclusion, the May Creek Valley is obviously a critical area as evidenced by the actions of Renton, Newcastle and King County to protect it. Since the following development and resulting impact is easy to foresee,reverse the DNS and require an EIS for the entire project, including the development to follow. Sheri Waddington,2332 NE 31st,Renton,Washington 98056, appellant herein, addressed the new and existing storm water system. In the 16 years she has lived at this location, she has observed the nearby developments increase the runoff into May Creek which is a salmon spawning creek. The runoff from the bioswale has flooded many times across Jones Road into May Creek. The pollutants from the runoff will kill the spawning salmon. Wynnlee Crisp, 2100 NE 31st, Renton,Washington 98056, appellant herein, stated that his professional experience included the directing and conducting of SEPA and NEPA environmental impact statements. He is also an adjacent landowner to the proposed rezone area. He listed specific reasons why the City should require an EIS for the project. First,the City erred in its determination by limiting consideration of impacts to the administrative act of rezoning alone and ignored the ultimate outcome of that action. As a result of that,the City improperly segmented the larger course of action. By failing to consider the probable impacts on the environment,the City made an incorrect determination of non-significance. Finally, it was inappropriate to adjudge a precedent-setting act of converting Resource Conservation lands to more dense residential development to be non-significant when it is actually precedent-setting. Mr. Crisp further elaborated his points by citing WAC 197-11-060, in which the City failed to consider the probable impacts of reasonably foreseeable actions. Apparently there is no development proposal at this time, but a development at a higher density is the only justification for rezoning at all. WAC 197-11-060 requires that related parts of a proposal be evaluated in the same environmental document. The up-zoning and the ultimate development are dependent parts of a larger course of action. The ultimate development at densities of 1 to 5 units per acre depends on the rezoning, and the rezoning depends on the ultimate development for its justification. An EIS is required if based on the totality of circumstances future development is probable following the action, and if that development will have a significant adverse affect on the environment. In issuing the DNS,the City failed to consider the probable impacts,recognizing that the master application and SEPA checklist acknowledge the future residential development,that the current proposal depends on the future development for its justification, and that therefore the rezone and the future development are interrelated parts of a single course of action. Because of that,the action has been improperly segmented. Approval of the subject proposal would likely encourage further conversion of the May Creek greenbelt to residential use. This is the third of a series of incursions into the May Creek greenbelt, but the first to involve RC zoned land. Up-zoning the RC lands to more dense residential classifications establishes a precedent that was neither acknowledged nor evaluated. Had it been considered, a Determination of Significance would have resulted. The City also failed to consider alternative proposals which may have a less significant impact. Mr. Warren, in his opening statement,agreed with Mr. Crisp's position,but not the presentation or target. He stated this rezone is an independent part of a larger plan. The Comprehensive Plan(CP)establishes the Tharp Rezone Appeal and Land Use Hearings File Nos.:LUA00-107,AAD LUA00-051,R August 31,2000 Page 4 designation of the property. According to the Growth Management Act,rezones then are powered by that CP, and the rezones must conform to the designations in the CP. When the CP was adopted a limited number of zoning possibilities existed, and one of the zoning designations that exists for that parcel of land under the adopted CP is being discussed today. The CP is the earliest point in the process at which environmental work can be done,not the rezone. The City controls the CP process and so can establish the environmental review for the CP, and the existing CP was analyzed through a final EIS. That is the real motivating document behind the rezone today. Another reason why it is important to focus on the CP rather than the rezone application is the one that was identified by Mr. Crisp and that is the City has no control over the applications that are made. The applicant in this instance applied for a rezone. It did not submit development plans to the City. Although the neighbors may have been presented with some preliminary development plans,the City has not been. Until there is a development proposal on the property,the EIS and the CP document is the global environmental work that needs to be done. When a development proposal is received,then the City can go into much more detail. Because an EIS is a disclosure document, it is required to disclose, discuss and substantiate the proposal's significant environmental impacts. The City understands the impact of plats and that is why there are fire, parks and traffic mitigation fees,road standards,runoff standards, utility standards. The City's information that it has about the site that is triggered by the rezone resulted partially in the City's recommendation that part of the rezone be denied. The general overall picture the City has for this property is adequate with the environmental work that has been done under the CP,the information that the City has about the general impacts of development of plats, and the general knowledge of the May Creek Basin. Rosemary Larson,representing the applicant, clarified that under the CP the property is designated Rural Residential which allows zoning up to R-5, except for sensitive areas which are limited to R-1. The remainder of the property that does not have the steep slopes or wetlands can be up to R-5. The City's position is that because the impacts that can be identified as stemming from the rezone were already addressed in the EIS that was prepared for the adoption of the CP,this is specifically authorized under RCW 43.21(c)240 because this is a site specific rezone application for the two small parcels of property. It is the first step in the stage of developing the property. The applicant has never tried to hide the fact that they do intend at some point in time to submit a development proposal. Under the cited RCW, a City is allowed to determine that the requirements for environmental analysis and mitigation measures have been adequately analyzed and mitigated in an environmental analysis that was done at the comprehensive plan or development regulation stage. That appears to be what the City has done here. The City's staff report lists out many of the impacts that could flow from the rezone,and the records indicate they did have all the pertinent information before they made their determination. Mr.Mapili responded that this May Valley area is not a routine plat,but is very critical in nature. Mr. Crisp reiterated that the proposal does conform with some of the policies and objectives in the CP,but it is not in conformance with vastly more policies and objectives of the CP,and more specifically not in conformity with the policies that are more applicable to the natural area that is the May Creek greenbelt. The Examiner called for further testimony regarding this appeal. There was no one else wishing to speak. The hearing closed at 10:25 a.m. Tharp Rezone Appeal and Land Use Hearings File Nos.: LUA00-107,AAD LUA00-051,R August 31,2000 Page 5 FINDINGS, CONCLUSIONS &DECISION Having reviewed the record in this matter,the Examiner now makes and enters the following: FINDINGS: 1. The appellants, represented by Wynnlee Crisp and Charles Mapili, filed an appeal of a Determination of Non-Significance(DNS) issued for a proposed rezone that would reclassify approximately 10.3 acres of RC (Resource Conservation)zoned property to R-1 (Residential: 1 unit per acre)and R-5 (Residential: 5 units per acre). The appeal was filed in a timely manner. 2. In processing the rezone application the City subjected the application to its ordinary SEPA review process. The City, in the course of and as a result of its SEPA review, issued a Determination of Non- Significance for the project. The Determination of Non-Significance(DNS)was not conditioned by the City. To quote the staff report prepared for the rezone analysis: "There being no development proposal submitted by the applicant,the Environmental Review Committee found that environmental impacts of the rezone could not be assessed at this time and,therefore, declined to recommend mitigation measures." 3. The appellants objected to the determination and raised a number of issues concerning the disparate impacts of the greater density on local environment including the steeper slopes above May Creek,the impacts on May Creek itself,the precedent of up-zoning property designed Rural Residential (RR)in the Comprehensive Plan,the loss of habitat and that reviewing the rezone in a vacuum results in piecemeal review of the impacts of the rezone and the eventual subdivision and development of the subject site. The main thrust of the appeal almost precisely counters the ERC's determination. Whereas the ERC found the rezone a mainly ministerial action that merely changes the map designation which impacts cannot be fairly judged,the appellants allege that the rezone in fact results in certain known results and possible consequences such as the precedent involved. 4. The subject site was annexed to the City with the adoption of Ordinance 1835 enacted in June 1960. 5. The subject site consists of two differently sized,rectangular parcels that are side-by-side(east to west) but slightly askew. The eastern parcel is smaller and its north boundary line is approximately 58 feet north of the larger western parcel's north boundary. The eastern parcel is approximately 400 feet wide (east to west)by approximately 300 feet deep. The western parcel is approximately 558.56 feet wide and approximately 593 feet deep. 6. The entire subject site is located within the May Creek drainage basin. The creek falls just south of the southeast corner of the larger western parcel. Portions of the subject site are within 200 feet of May Creek and would be governed by the Shoreline Master Program. 7. The subject site has a heavy tree cover and native vegetation covers most of the site. 8. The subject site has moderate slopes along the northern approximately third of the site,very steep slopes in the majority of the remainder of the site,with somewhat less steep slopes in the south central Tharp Rezone Appeal and Land Use Hearings File Nos.: LUA00-107,AAD LUA00-051,R August 31,2000 Page 6 portion of the site. The slopes less than 25% are generally north of a curving line that falls between the 75 foot contour line and the 90 foot contour line. This area is approximately 3.58 acres in area. (All references to contour lines are approximate-the two areas proposed for rezone are delineated by a slope angle analysis.) This area is proposed for an R-5 Zone. 9. The remainder of the site lies generally south of the curved area defined above and it is approximately 6.72 acres. This parcel has slopes that range from 25%to 60% and in some cases possibly 100%. The proposal calls for this area to be zoned R-1. While there is another area of potentially moderate slopes located in this 6.72 acres, it lies in the southeast corner of the western parcel and there is no access due to its being surrounded by the Creek,the very steep slopes and third party property with no access. It has been included in a proposal to classify it to R-1. 10. The property north of the subject site is zoned R-8 (Residential; 8 dwelling units per acre). It has been and is continuing to be developed with single family homes. In the course of developing this adjacent property it was cleared of virtually all vegetation. 11. The subject site and property south, east and west of it is zoned RC. Most of the property south of NE 33rd(even if extended to the west) is zoned RC. Additional RC zoned property extending up to NE 36th is located west of May Creek. 12. There is an R-1 zoned area northwest of the subject site that is located east of Jones Road. 13. The RC zone also extends substantially south of May Creek. South of that area is another R-8 zone. 14. The City and King County have established a May Creek Greenway that incorporates the creek and a corridor on each side of the creek. 15. There are some single family homes located on the more level portions of the RC zone south of May Creek. The separate appellants both reside in homes in that area. 16. Access to the subject site would be through the subdivision noted above. It would be by Monterey Court NE which has been extended from the north to the boundary of the subject site. Similarly,utility lines have been provided to the north boundary of the subject site from that new subdivision. 17. While the record is not completely clear, it appears that while the applicant proposed rezoning the steeper slopes to R-1,they indicated that it would probably not develop those areas but would place them into a protected category such as a native growth protection easement due to the slopes. 18. The appellants pointed out the context of the subject site vis-a-vis its surroundings. They objected to categorizing a rezone as routine when it applied to this site.The only boundary the site shares with development is along its northern boundary while all of its other boundaries are undeveloped. The site has more in common with the undeveloped land than with developed land. The site is part of a corridor; actually,the only natural corridor that still connects Lake Washington with the mountains. They also argued that the City treated the rezone as defacto exempt from detailed environmental analysis since it did not change a feature of the site. If this were the case, however, it would be Tharp Rezone Appeal and Land Use Hearings File Nos.: LUA00-107,AAD LUA00-051,R August 31,2000 Page 7 categorically exempt. They argued that if any rezone deserved additional review and should not be defacto exempt,this site was worthy of such additional review. There is nothing in the statute to preclude an EIS for a specific proposal even if an EIS was prepared for the Comprehensive Plan. 19. The appellants also admitted that the potential changes to the subject site or portions of it could induce them to seek similar rezones of their respective properties and that this first incursion into land already zoned RC could induce additional conversions. 20. The City and applicant countered that an EIS was prepared for the adoption of the Comprehensive Plan as suggested by newer statutes. That EIS included this area. Another EIS without a specific project in mind would be duplicative and not provide any new information since no development was actually proposed. They also noted that many planning departments now do not consider an EIS routine when dealing with rezones. In addition,the City has its methods of mitigating projects including its fees to offset the impacts on roads,parks and emergency services, and noted that the adjacent developing properties were subjected to those mitigation measures as well as measures to control erosion and other impacts. Any speculation the City made to the possible development of the site would not add to the public debate. The preparation of an EIS at this point,the City noted,would lead to delay, expense and confusion. 21. In an August 3,2000 letter from Elizabeth Higgins to Shirley Allen,the applicant,Ms Higgins noted: "Your deliberate separation of a development proposal from the rezone action was intended to result in a Determination of Non-Significance for the rezone request, which was achieved. The refusal of the ERC to make a determination at the initial meeting, based on these early expressed concerns, should have indicated to you their concern about making that 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 Non-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 reversed. Tharp Rezone - Appeal and Land Use Hearings File Nos.: LUA00-107,AAD LUA00-051,R August 31,2000 Page 8 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 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. (2)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. Impacts also include reasonably related and foreseeable direct and indirect impacts including short- term and long-term effects. (WAC 197-11-060(4)(c)). Impacts include those effects resulting from growth caused by a proposal, as well as the likelihood that the present proposal will serve as precedent for future actions. (WAC 197-11-060(4)(d)). Environmental impact is also related to the location. A development,whether an office building or a single family development,may or may not create impact depending on the existing surroundings. 7. In this case there is both a sensitive location(although moderated somewhat by the intensity of the new development to its north), as well as the precedent setting nature of reclassifying lots or portions of legal lots that have significantly constrained slopes. It does not appear unreasonable--actually, it appears very reasonable to explore in more detail both the probable impacts of developing the subject site with 15 to 17 homes that might be accommodated on 3.58 acres as well as the possible consequences of opening up the other less constrained RC property now protected by that RC zoning of one home per 10 acres. 8. The Court in Juanita Bay Valley Community Association v.The City of Kirkland, 9 Wn.App. 59,72, 510 P.2d 1140,rev. denied, 83 Wn.2d 1002(1973)expounded on the requirement for early review and Tharp Rezone Appeal and Land Use Hearings File Nos.: LUA00-107,AAD LUA00-051,R August 31, 2000 Page 9 particularly singled out the area of phased, or a series of related projects: "[O]ne of the purposes of.... SEPA, is to avoid the adverse impact upon the environment which takes place when various phases of a project, or a series of projects, are authorized by governmental agencies, in a piecemeal fashion without regard to the cumulative impact of the total development.... Appellant correctly suggests that the environmental impact of the total project,rather than that of the grading project alone,must be weighed in order to meet the requirements of SEPA. We therefore conclude SEPA requires that an environmental impact statement be prepared prior to the first governmental authorization of any part of a project or series of projects which,when considered cumulatively, constitute a major action'significantly affecting the quality of the environment...'RCW 43.21C.030(c). 9 Wn.App. at 72-72." 9. The court has rejected arguments that merely modest steps of a longer or larger project do not require full environmental assessment. There have been contrary opinions and it clearly depends on the nature of the proposal. Courts have decided both ways. WAC 197-11-060 clearly requires analysis of reasonably foreseeable results, of related and foreseeable actions,which can be read as quite reasonably: "of rezoning and platting." The courts have used language that says the decision should be predicated on the totality of the circumstances;that review of a proposal is not to be limited by the four corners of the application. In other words,the reviewing official cannot turn a blind eye to the ultimate objective. This office believes that the decision-maker, deciding the fate(development potential)of property abutting the May Creek Greenway and with slopes that range from moderate to almost 100%, but where the majority of the 10 or so acres is between 25% and 60%, deserves a full analysis. It appears inappropriate at this stage to merely use straight topographic features to divide the site into moderate, developable slopes and severe, undevelopable slopes. This does not consider whether moderate slopes may appropriately remain RC or R-1 when both topographically and legally attached to severe slopes. The parcels are after all a legal combination of both. 10. Clearly, in dealing with an appeal alleging "piece-mealing" we are dealing with issues more related to philosophy which can be seen in the way courts have split on the issue. It is an issue of process or rather how to process a proposal that in substance does little more than change labels on a map,but in outcome begins a process of vesting rights to develop in a certain manner and in a certain density. It is the first concrete step in a progression that generally, although albeit not necessarily, leads to a subdivision,homes,yards, noise, additional air pollution,pesticide and herbicide application and change. 11. The City suggests that the rezone stage is not an appropriate time to review the probable impacts of development since a rezone is merely a map change. Instead they suggest that when real development, such as a proposed plat is submitted,would be the time to possibly analyze the potential environmental impacts of the development. The City also argues that the adoption of the Comprehensive Plan was accompanied by the preparation of the EIS and,therefore, one for a rezone is not required. 12. The argument is,therefore,that now is not the time to mount a SEPA challenge on rezone based on Tharp Rezone Appeal and Land Use Hearings File Nos.: LUA00-107,AAD LUA00-051,R August 31,2000 Page 10 Comprehensive Plan policies. The thrust of that argument is that such challenges should have been mounted when the Comprehensive Plan was adopted,particularly since a EIS was done at that stage. This argument either misses the point or dismisses the point that if the appellants had no problem with the Comprehensive Plan as it applied to the subject site,they would have had no reason at that time to challenge that prior SEPA determination. 13. While the Comprehensive Plan is quite complex, it is not very location specific.Also,the Comprehensive Plan adopted at that time,as it pertains to the subject site or area,was for Resource Conservation--meaning fairly low density residential development. 14. It is only the fact that the potential zoning districts (i.e. RC,R-1 and R-5)that meet those goals appear to extend the meaning of"fairly low density residential" that seems to give these appellants concern. The zoning that staff has suggested for the subject site ranges from: RC,the current zoning and one which the appellants support at one(1)residence per ten(10)acres;to R-1 which allows one(1)residence per one(1)acre;to R-5 which allows five(5)residences per one(1)acre. The appellants allege that there is a difference between the Rural Residential designation identified in the Comprehensive Plan and its EIS. The EIS is more general and is insufficient and inadequate since it fails to deal individually in describing the impacts to this specific site. There is no question that RC zoning and R-5 zoning are very different and result in a very different development pattern. So while RC and R-5 along with R-1 zoning may be accommodated by a Rural Residential designation,there really is little to connect them in terms of outcome if development were to occur. 15. The City during the course of the hearing enumerated the impacts from developing the site but did not think that such enumeration in an EIS was necessary. There was almost an implicit admission that the City and its planners and probably the decisionmaker already know about the impacts of development generally and that documenting them was redundant, even for a site such as the subject site. This ignores the fact that the general public may not be so knowledgeable. It also ignores the fact that occasionally a more full exploration of the probable impacts might lead to better design,particularly for a non-routine site or one with significant features or attributes. 16. It is clear the applicant wanted to avoid detailed environmental review at this stage of the process and the City agreed(see August 3,2000 letter of Higgins to the applicant). It is just as clear that the City's obligation is to fully and fairly determine the potential impacts of rezoning these two parcels. It is also clear that Washington's vesting laws will make critical environmental review after the rezone more problematic. Waiting until the rezone is approved will foreclose,probably forever, any review of alternative scenarios that would allow the applicant reasonable development while preserving more of the natural amenities of the site and not just the precipitously steep slopes. Tharp Rezone Appeal and Land Use Hearings File Nos.: LUA00-107,AAD LUA00-051,R August 31,2000 Page 11 17. While the applicant has attempted to limit the scope of SEPA review to the proposed rezone, SEPA does not permit arbitrarily segmenting proposals to avoid the full disclosure otherwise required under SEPA. There can be little doubt that a proposal to reclassify property that can now support two homes to a classification that allows 15 to 17 homes will more than probably result in development. 18. While the City has alternately argued that an EIS will not tell us much more than that 15 homes will generate approximately 135 vehicle trips and remove vegetation from a large portion or all of the subject site, and that pavement will increase runoff that has to be handled,the absence of a thorough review might foreclose information that developing the site less intensely is more appropriate. Frankly, alternative analyses might show that the City inappropriately foreclosed greater density on other portions of the subject site. It is noted that the applicant applied for R-1 zoning on approximately 6.72 acres and that the City recommended that that be denied and that those 6.72 acres retain their RC zoning. 19. SEPA requires review "at the earliest possible point in the planning and decision-making process" (WAC 197-11-055(2). This review should be performed prior to irrevocable commitment of either resources or land. This decisionmaker for.-,one would like to have an analysis of rezoning the entire 10.3 acres to R-1. That would allow approximately 10 homes and the possible retention of more vegetation. What of substance can be accomplished after granting the rezone and vesting a strong, if not absolute, potential for 15 to 17 homes. It is apparent that the SEPA determination required at this, the earliest time when alternatives can be realistically considered,would be to require an EIS. 20. By attempting to eliminate the full disclosure mandated by SEPA,the applicant or applicants may be foreclosing reasonable and better alternatives for the site. They may be committing to a course of action which has not been fully explored. SEPA demands more in this case. 21. The focus clearly needs to be narrow but studied. The reclassification of the subject site to R-5 will almost certainly foreclose options for the subject site. The City's interpretations of the minimum density requirements,the fact that any options in the density range are solely for the applicant's benefit when coupled with Washington's vesting laws would certainly result in development that is R-5 or approximately 15 to 17 homes on the subject site. The R-5 rezone without a SEPA study would foreclose considering something like R-3 or R-2 density equivalents. While this office acknowledges such density ranges are not defined in code, a contract rezone could be used to arrive at such intermediate densities with their inherent reductions in pavement,vegetation removal and noise. 22. It also needs to be remembered that merely studying minimum and maximum development and mid- range development scenarios does not mean that the ultimate development cannot be what the applicant envisions. The focused EIS only serves as a full disclosure document. 23. Again, one has to remember that while the document serves the needs of the decisionmaker, it truly serves the needs of those who need information to formulate appropriate questions for the decisionmaker--that is neighbors and other interested persons who may not be as knowledgeable of development results. 24. As the appellants pointed out,the adjacent Stafford developments and other newly approved Tharp Rezone - Appeal and Land Use Hearings File Nos.: LUA00-107,AAD LUA00-051,R August 31,2000 Page 12 developments were fully mitigated. That resulted in the absolutely clearing of all vegetation and stripping of top soils.Is that appropriate for a site immediately above May Creek? While erosion control will prevent silt from reaching the creek, is a clear demarcation between undeveloped May Creek and fully cleared and stripped uplands an appropriate transition zone as noted by staff? The R-5 is recommended as a transition between the R-8 and the R-C. That appears to be viewing the transition from R-8 to its next nearest density,R-5. What about viewing the transition from the R-C to it nearest density'neighbor'-R-1? Could that be a suitable transition? 25. This office recognizes one issue that makes this decision problematic.This office not only reviews the SEPA appeal but is also a decisionmaker("recommendation-maker"to the City Council in this case). As the decisionmaker more information is always welcome and not just for the sake of exploring minutia or delaying the ultimate decision. This decisionmaker would like to have more information on alternatives to dividing the site merely by topographic relief. The applicant and the City both agreed on using topography to delineate the line between zones: the moderately sloped areas would be R-5 and the steeper slopes either R-1 (the applicant's proposal)and RC(status quo/no change,the staffs recommendation). There was no exploration of a contract rezone that might tie a rezone to a division of the site into lots that each contain steep slope and moderate uplands or a contract rezone that might explore tying vegetation preservation to more density or might explore a PUD or clustered development. This type of discussion could have explored options that could satisfy the rezone criteria that requires that the rezone be: in the public interest, and tends to further the preservation and enjoyment of any substantial property rights of the petitioner, and is not materially detrimental to the public welfare or the properties of other persons located in the vicinity thereof. While any increase in development potential of the upland areas could clearly further the substantial property rights of the petitioner,that does not make all such increases in potential in the public interest. The rezoning of property requires a balancing of interests. This is not merely more level terrain--this more level terrain is intimately tied to steep slopes above May Creek. Divorcing the moderate terrain leaves only the severe slopes protected. The natural ecosystem involves the transition from the Stafford Crest fully urbanized single family development to the rarified creek bed and slopes. Additionally,the area encompassing the moderate terrain is not conveniently a separate legal parcel or parcels. The two legal parcels have both some moderate terrain and a majority of very steep terrain. 26. 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. There is no doubt that the reviewing agency erred in its determination. The proposal is one step in a series of related steps,a step which will almost certainly irrevocably commit the site to further development that may not be in keeping with the character and complexion and complexity of the remainder of the site above May Creek. This particular rezone is a major action which will have more than a moderate impact on the quality of the environment when viewed in terms of what it more than likely permits. Tharp Rezone Appeal and Land Use Hearings File Nos.: LUA00-107,AAD LUA00-051,R August 31,2000 Page 13 This proposal, coupled with the potential development, is a major action which will significantly affect the quality of the environment and could significantly affect the range of reasonable choices which themselves affect the quality of the environment. 27. The appealing party must prevail on this appeal. A DNS, even a mitigated DNS,would be inappropriate for this rezone action. In this case,the ERC did not even impose mitigation measures, seeing it as truly a map change and nothing more. Full disclosure is required which mandates the preparation of an EIS. 28. The determination of the Environmental Review Committee is reversed. The lead agency is directed to prepare an Environmental Impact Statement for the subject proposal and reasonably identify impacts of developing 15 to 17 homes above the slopes of May Creek,as well as reasonable alternatives. This document should be quite focused,but include possible contractual agreements or limitations on the nature of development. 29. Having reached the conclusion that an EIS is required,no purpose would be served in reviewing the proposed rezone request for the subject site. The evaluation performed by the EIS may demonstrate that the subject proposal needs modification. DECISION: The lead agency is directed to prepare an Environmental Impact Statement for the subject proposal. ORDERED THIS 31st day of August,2000. FRED J.KAUFMA HEARING EXA R TRANSMITTED THIS 31st day of August,2000 to the parties of record: Charles Mapili WynnIee Crisp Sheri Waddington 2316 NE 31st 2100 NE 31st 2332 NE 31st Renton,WA 98056 Renton,WA 98056 Renton,WA 98056 Randal and Renee Barger Rose Falaniko Wanda Look 2336 NE 31st 2224 NE 31st - 3435 Lincoln Drive NE Renton,WA 98056. Renton,WA 98056 Renton, WA 98056 Karen Stein Rosemary Larson Shirley Allen 3423 Lincoln Drive NE 777 108th Avenue NE 5657 229th Avenue SE Renton,WA 98056 Bellevue,WA 98009 Issquah,WA 98029 Tharp Rezone - Appeal and Land Use Hearings s g File Nos.: LUA00-107,AAD LUA00-051,R August 31,2000 Page 14 Larry Warren Elizabeth Higgins Frank Parker 1055 S Grady Way 1055 S Grady Way 2415 NE 31st Renton,WA 98055 Renton,WA 98055 Renton,WA 98056 Sherwood Luther Todd Anderson Rodney Guest 3441 Lincoln Drive NE 3435 Lincoln Drive NE 3429 Lincoln Drive NE Renton,WA 98056 Renton,WA 98056 Renton,WA 98056 Stephen Elliott Paul Miller Julie Tharp 3624 Jones Avenue 3623 Lincoln Ave NE 35.9 Thomas Ave SW Renton,WA 98056 Renton,WA 98056 Renton,WA 98055 Marilyn Clise Jeanene Tharp 19810 NE 155th Place 218 "E" Street SE Woodinville, WA 98072 Auburn,WA 98002 TRANSMITTED THIS 31st day of August,2000 to the following: Mayor Jesse Tanner Gregg Zimmerman,Plan/Bldg/PW Admin. Members,Renton Planning Commission Jana Hanson,Development Services Director Chuck Duffy,Fire Marshal 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 Betty Nokes,Economic Dev.Director South County Journal Pursuant to Title IV, Chapter 8, Section 15 of the City's Code, request for reconsideration must be filed in writing on or before 5:00 p.m.,September 15,2000. 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. Tharp Rezone Appeal and Land Use Hearings File Nos.: LUA00-107,AAD LUA00-05 1,R August 31,2000 Page 15 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. 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I ♦ I l II \• I /'L-� -- a 1 r_1 r\:..J 1 I L__1- __J� '---L-L_1 J 1 .1 1 i•i i { L� T I a �I 40301akeWashington � /-j Y 1 I I ' )rr,r�e_r.J L-, I I '"J ! 1 I 1`'r `L--11J_L1_-J_i.J_L1 ' 11 Blvd.N.E.Suite 200 L__/ J% I 1--.1 I —( I1 1 I r-,..J / I / r� lam\ .L Kirkland.WA 98033 / /"P Lz=1 1_J I / 1 J_J I r--L--1-------C J LM J_ 1 ' I I'1�r-i-TT-� r-T1T1T J rr rrrr or \�----'-J- Tel(42 51 827-587 4 L.__/ / I---I I- 4 I IJ -r 1. 1 ,., ,,, F--� I I I I I al�_I 'I I I I I I r I y Fax(4251822-7216 / / 'rL- I I---I 4 I I' /I r' -J- I I -1- I I I r- , i \•I I \\.__ - B4 ••29..'T24N R5E E 1/2 - . • —IC1 V ..., SE 80th St. , _'c NE3th 1 = 961 R_10 ! E . . . U al _____ if • r -%._ -- N CAS 0 R_r�- 0 -c4 a• NE 40th St .. _--r- // O IR-8 B - 71- .� a . ' R- � �- 3 mg 41. I ,� \. SE 86th a ass I . _ •tifi�' - `� C ti i R— a" It :. f —8 �T :"- - NEI 36th I — i SE 88t1- z . . . a- ),.. . 1 ? 1 J J ;R,'",8/ , , N d/j s 7 _j. I ,7 _ii, SE 89tt _ -' R_ 4 ' SE 90th • i .:-I �8 , 1 ! ii :: a : ! , B 3iLN 3rd IS t1 i . ; S. i :\ 1 f j_ ---; S.u i .�( • NE • 1"st-::St :_ vgt.et i-- 1 ,_ :.:!/ . . . 1CC ;I �1� / \ 1 i �i VRC ri_ [p./7- 2, :, ..___ ') 1i . R-8 i r -r-) r76--- - ; ! � I ,h!Sti ! ii , vk D4 • 5 T23N R5E E L2 o E„ wo �� an.o A ZONING Zoe I Ni G----- 1t40O0 ' p'e'� �"`somas 32 T24N R5E E 1/2 411110 406 ::< ? ;:':'::':: i ..... ................................................. »:.»> ::>:: >:>>:CURREN'T`:PKANNING D......Ol1�. ><> << » :>:>>< > .<>» : » s<:; <<< ««< «» : . On the _1'— day of bust , 2000, I deposited in the mails of the United States, a sealed _ envelope containing I-keown • v-kont ocuments:'This information was sent to: Name Representing S In orA,L9 14 I l l C_tus Co yr o ra-+I mvi Solna tluunp `ire-Il�o v,p Cl ksei *ah+ne_.`iG]. 0(o Fasc.o 1?ea.l tit..ly V\v,1ee_ lrla,nc� Cs� Cho,.tr-lez rna_ei l; S h etri lkia. l.c t►ki-�o-v.\ p, o. Iv\,Ue.. - Re-s 2.33(o Vl;Z 3 si- Si tr'lne 1l c t- i-2Fxi v t (Loren -t€ Tact I de bs0rin Isev-us-zed Lt (Signature of Sender) • STATE OF WASHINGTON ) ) SS COUNTY OF KING ) 1_ I certify that I know or have satisfactory evidence that Ste,' A r.. _n . R.-¢¢,S - signed this instrument and acknowledged it to be his/her/their free and voluntary act for ttl•euses and purposes mentioned in the instrument. Dated:_.. "1.0e"0 1-i-t IfA ICHEFF = Notary Public in nd for th'e State of W. ngton NOTARY PUBLIC '` AdARILYN KANICHEFF SNotary (Print) TOTE OF WASHINGTON aSHINCT®N eesea My appointment expires: ' COMMJ. .Slr)N EXPIRES FS _', 2003 Project Name: --nno_Vp P 0 ev1 \ Project Number '"- o `G��l,.at�t �' �i�.`�,40 Iron �..ir'I�� _ NOTARY2.DOC • AFFIDAVIT OF PUBLICATION Charlotte Ann Kassens, first duly sworn on oath states that he/she is the Legal Clerk of the OT CE.OF ENVIRONMENTAL • : SOUTH COUNTY JOURNAL DETERMINATION- ', ENVIRONMENTAL REVIEW COMMITTEE I 600 S. Washington Avenue, Kent, Washington 98032 RENTON,WASHINGTON • The Environmental Review Committee has issued a Determination of Non- a daily newspaper published seven (7)times a week. Said newspaper is a legal I Significance for the following project under the authority of the Renton Municipal newspaper of general publication and is now and has been for more than six code. months prior to the date of publication, referred to, printed and published in the v TIe' REzoNE English language continually as a daily newspaper in Kent, King County, ti -00 i 1,R—E6 Envi enm tal Gf i fqr rezone of the Washington. The South County Journal has been approved as a legal land use classification of a 16.53 acre newspaper by order of the Superior Court of the State of Washington for King , property. Location: Northeast Renton between County. Lincoln'Ave. NE and Aberdeen Ave. NE The notice in the exact form attached, was published in the South and between NE 31st St. and NE 33rd • County Journal (and not in supplemental form)which was regularly distributed to , Place. Appeals of the environmental determine- the subscribers during the below stated period. The annexed notice, a tion must be filed in writing on or before 5:00 PM July 31st,2000. Appealsmust 1 I, filed in'writing together with the required Tharp Rezone $75.00 application fee. with: Hearing . Examiner, City of Renton, 1055 South as published on: 7/17/00 Grady Way, Renton,WA 98055. App als to the Examiner are governed by City of Renton Municipal Code Section 4-8-11B. The full amount of the fee charged for said foregoing publication is the sum of I Additional information regarding the appeal $54.63, charged to Acct. No. 8051067. tained from the Renton process eCle Clerk's Officbe, (425) 430-6510. A Public Hearing will be held by the Renton ) - , Legal Nu er 7 63 Hearing Examiner at his regular meeting in the Council Chambers on the seventh floor of City Hall,on August 8,2000 at 9:00 AM tof consider the Rezone. If thea ed Irthe mental Determination is aapp this public 1 i appeal will be heard as p . Legal le , South County Journal hearing. Published in the South County Journal /� i July 17,2000.7963 Subscribed and sworn before me on this day of�A , 2000 rt a �� •G'p �:J a r,9 f o RE:a��-' �. -.Y-h u. . Notary Public of the State of Washington J�;,:•,^• ,, r ov••;C"�.residing in Renton `�;,. ,••,•• s , �.•' , King County, Washington CITY OF RENTON HEARING EXAMINER PUBLIC HEARING AUGUST 08, 2000 AGENDA COMMENCING AT 9:00 AM, COUNCIL CHAMBERS, 7TH FLOOR, RENTON CITY HALL The application(s) listed are in order of application number only and not necessarily the order in which they will be heard. Items will be called for hearing at the discretion of the Hearing Examiner. PROJECT NAME: Tharp Rezone PROJECT NUMBER: LUA-00-051,R,ECF PROJECT DESCRIPTION: The applicant requests a Hearing Examiner rezone of a property from Resource Conservation (RC)to Residential 1 (R-1) and Residential 5 (R-5). The property consists of two tax parcels totaling approximately 10.3 acres. The property is located in the May Creek Basin in northeast Renton. The requested rezone does not require a Comprehensive Plan amendment, therefore the rezone hearing shall be heard at a public meeting before the Hearing Examiner. Location: In northeast Renton, between Lincoln Ave NE and Aberdeen Avenue NE and between NE 31st Street and NE 33rd Place. Documentl / ., 4 1• City of Renton PUBLIC Department of Planning/Building/Public Works HEARING PRELIMINARY REPORT TO THE HEARING EXAMINER A. SUMMARY AND PURPOSE OF REQUEST: Public Hearing Date: August 8, 2000 Project Name: Tharp Rezone Applicant: Lazarus Land Corporation (Shirley Allen) 5657—229 Avenue SE Issaquah, WA 98029 File Number:. LUA-00-051, R, ECF Project Planner: Elizabeth Higgins Project Summary: The applicant requests a Hearing Examiner rezone of a property from Resource Conservation (RC)to Residential 1 (R-1) and Residential 5 (R-5). The property consists of two tax parcels totaling approximately 10.3 acres. The property is located in the May Creek Basin in northeast Renton. The requested rezone does not require a Comprehensive Plan amendment, therefore the rezone hearing shall be heard at a public meeting before the Hearing Examiner. Project Location: In northeast Renton, between Lincoln Ave NE and Aberdeen Avenue NE and between NE 31st Street and NE 33rd Place. B. GENERAL INFORMATION: 1. Owner of Record:: John J.Tharp Marilyn Tharp Clise Jeanene Tharp c/o Pasco Realty 423 South 3rd Street Renton, WA 98055 2. Zoning Designation(existing): Resource Conservation (RC) 3. Comprehensive Plan Residential Rural (RR) Land Use Designation: 4. Existing Site Use: Undeveloped vacant land 5. Neighborhood Characteristics North: Developed as single family residential,zoned Residential 8 du/a East Undeveloped vacant land,zoned Resource Conservation South Developed as single family residential,zoned Resource Conservation sarpt.dot \ • City of Renton P/B/PW Department - reliminary Report to the Hearing Examiner THARP REZONE LUA-00-051,R,ECF PUBLIC HEARING DATE: AUGUST 8, 2000 Page 2 of 7 West Undeveloped vacant land, zoned Resource Conservation 6. Access: Monterey Court NE 7. Site Area: 10.3 acres 8. Project Data: area comments Existing Building Area N/A New Building Area N/A Total Building Area N/A C. HISTORICAL/BACKGROUND: Action Land Use File No. Ordinance No. Date Annexation N/A 1835 06/14/60 Zoning N/A 4404 06/07/93 Comprehensive Plan N/A 4498 02/20/95 D. PUBLIC SERVICES: 1. Utilities Water: Water service is provided to the area by the Coal Creek Water &Sewer Department. There is an 8-inch water main stubbed in the existing Monterey Court NE extension. Sewer: Sanitary sewer service is provided to the area by the Coal Creek Water&Sewer Department. There is an 8-inch sanitary sewer stubbed in the existing Monterey Court NE extension. Surface Water/Storm Water: Drainage facilities exist in the Stafford Crest Plat (upslope from the property). The property currently drains toward May Creek. 2. Fire Protection: Fire protection in the vicinity is provided by the City of Renton. 3. Transit: There is no public transportation service provided in the near vicinity of the property. General service in northeast Renton is limited. 4. Schools: The property is within the Renton School District. There are no schools in the near vicinity of the property. sarpt.dot I/% City of Renton P/B/PW Department - :=yeliminary Report to the Hearing Examiner THARP REZONE LUA-00-051,R,ECF PUBLIC HEARING DATE: AUGUST 8,2000 Page 3 of 7 5. Recreation: The proposed rezone property is located abutting, or otherwise near, the May Creek Greenway, a passive recreation and open space preservation area. There are no City parks developed for active recreational activities in the vicinity of the property 6. Streets: Streets have been improved to the north property. The property borders NE 31 Street(unopened) on the south. E. APPLICABLE SECTIONS OF THE RENTON MUNICIPAL CODE: 1. Section 4-9-180 Rezone Process F. APPLICABLE SECTIONS OF THE COMPREHENSIVE PLAN: 1. Land Use Element 2. Environmental Element G. DEPARTMENT ANALYSIS: 1. PROJECT DESCRIPTION/BACKGROUND The applicant requests a Hearing Examiner rezone of a property from Resource Conservation (RC)to Residential 1 (R-1) and Residential 5 (R-5). The property consists of two tax parcels totaling approximately 10.3 acres. The property is located in the May Creek Basin in northeast Renton. Land to the north has been developed for single family residential use at density of approximately eight dwelling units per net acre. Land to the east and west is low density single family residential, with little development to date. The May Creek Greenway may abut the property to the south. May Creek is in the near proximity of the property and City of Renton inventoried wetlands may be located on or near the property. The property is within the 200 foot setback from May Creek. May Creek at this location is within the jurisdiction of the City of Renton Shoreline Management Program. The property is heavily treed and covered with native vegetation. The property would be accessed from the north off Monterey Court NE,which has been extended to the property, as have utilities. The proposed R-5 Zone area would consist of approximately 3.58 acres with slopes less than twenty-five percent(25%). The remainder of the property, approximately 6.72 acres, is generally sloped twenty-five percent(25%) or greater and would be zoned R-1. A portion of the proposed R-1 zone, approximately 0.35 acre located in the southeast corner of the property, is sloped between twenty-two percent(22%) and thirty percent(30%). Access to this portion would be limited, however, due to the steep slopes (sixty to seventy percent)to the north, west, and south, privately owned land to the east, and the May Creek Greenway to the south. sarpt.dot ► City of Renton P/B/PW Department rreliminary Report to the Hearing Examiner THARP REZONE LUA-00-051,R,ECF PUBLIC HEARING DATE: AUGUST 8,2000 Page 4 of 7 At the present time, slopes at twenty-five percent(25%) or greater are classified as"sensitive" and slopes at forty percent(40%) or greater are classified as"protected" (City of Renton Critical Areas Ordinance, No. 4835). Because there is no development proposal for the property at the present time,the applicant's submittal package for the rezone included Supplemental(to the Environmental Checklist) Sheets for Nonproject Actions. In this document the applicant addresses the critical nature of the slopes on the property and states the intention that, "Any future project would adhere to the City of Renton's Sensitive Areas Ordinance, meaning that a significant portion of the site will remain undisturbed in a Native Growth Protection Easement" and "It is anticipated that all future development will occur on the northern portion of the property, leaving the sloped hillside in a natural state. This will provide continued habitat and protection for May Creek"and "It is not anticipated that the proposal will have any impact on shorelines, since there is no access from the northern portion of the site to shorelines without violating the steep slopes." Although there is no associated development permit being sought in conjunction with the requested rezone, the approval of the rezone would increase the development potential on the sensitive and protected sloped area from one dwelling unit per ten acres to one dwelling unit per acre. 2. ENVIRONMENTAL REVIEW Pursuant to the City of Renton's Environmental Ordinance and SEPA (RCW 43.21 C, 1971 as amended), on July 11, 2000,the Environmental Review Committee issued a Determination of Non-Significance for the proposal. On August 7,2000, prior to the close of the appeal period,two appeals of this determination were filed. These appeals are scheduled to be heard by the Hearing Examiner simultaneously with the rezone application request. 3. COMPLIANCE WITH ERC MITIGATION MEASURES There being no development proposal submitted by the applicant,the Environmental Review Committee found that environmental impacts of the rezone could not be assessed at this time and, therefore, declined to recommend mitigation measures. Future development proposals would be subject to separate environmental review and potential mitigation for negative impacts. 4. STAFF REVIEW COMMENTS Representatives from various city departments have reviewed the application materials to identify and address issues that may arise from the proposed rezone. These comments are contained in the official file and the "Notes to Applicant" section of the Environmental Review Committee SEPA determination, dated July 11, 2000. The essence of the comments has been incorporated into the Departmental Recommendation at the end of this report. sarpt.dot • City of Renton P/B/PW Department reliminary Report to the Hearing Examiner ' THARP REZONE LUA-00-051,R,ECF PUBLIC HEARING DATE: AUGUST 8, 2000 Page 5 of 7 5. CONSISTENCY WITH REZONE APPROVAL CRITERIA According to Code Section 4-9-180F, the following criteria must be considered by the Reviewing Official when making a decision on whether a rezone shall be approved: a. The property is potentially classified for the proposed zone being requested pursuant to the policies set forth in the Comprehensive Plan. The property is currently designated Residential Rural(RR)in the Comprehensive Plan. The RR classification permits Resource Conservation (RC), Residential 1 (R-1) and Residential r (R-5)Zoning and has the following applicable Comprehensive Plan objectives and policies: Objective LU-I: Preserve open space and natural resources and protect environmentally sensitive areas by limiting residential development in critical areas, areas identified as part of a city-wide or regional open space network, or agricultural lands within the City. The property is located within the May Creek Greenway corridor. Portions of the Greenway are held privately and other portions are within the public domain and designated as parks or open space by King County and the Cities of Renton and Newcastle. The Resource Conservation (RC)zone (current zoning of property) was established to provide a semi-rural residential zone which conserves open space and critical or resource areas. The development density of the RC zone is one (1) dwelling unit per ten (10)acres. The requested rezone to Residential 1 (R-1) and Residential 5(R-5) would increase the potential development density on the property to one (1)dwelling unit and five (5)dwelling units per net acre(du/a). In addition, clustering of dwelling units is an available option for the R-1 and R-5 Zones. This option allows lots to be reduced in size to 4,500 square feet in both zones. R-1 is considered a "low density"residential zone and is applicable to areas designated Residential Rural in the Comprehensive Plan. R-1 is 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." R-5 is considered an "intermediate density"residential zone. It is applicable to areas designated Residential Rural in the Comprehensive Plan that do not have significant environmental constraints. The requested rezone would meet the specific requirements of Objective LU-I in that the R-5 zoned area would be in the less steeply sloped portion (north part of the property)that does "not have significant environmental constraints." The R-1 zone would be in the portion of the property that has been designated as"critical"for the steepness of its slopes(in excess of twenty-five percent). The question is whether the rezone to R-1 is necessary given that the slopes throughout the area so proposed for designation are classified as "sensitive"(sloped greater than twenty-five percent(25%) or"protected"(sloped forty percent(40%) or greater) under the Critical Areas Ordinance. It would appear that the current zoning of Resource Conservation is, indeed, appropriate for this area based on the fact that slopes are within the range of designated critical areas. Policy LU-26: Maximum development densities should range from one (1) home per ten (10) acres to five(5) homes per acre in Residential Rural except in areas with significant environmental constraints including, but not limited to: steep slopes, erosion hazard, floodplains, and.wetlands where density shall not exceed one (1) home per acre. The proposed rezone would not increase the development densities in the RR designated area beyond those delineated in Policy LU-26. The proposed density for the steeply sloped area would not exceed one (1)home per acre. sarpt.dot . City of Renton P/B/PW Department .,reliminary Report to the Hearing Examiner THARP REZONE LUA-00-051,R,ECF PUBLIC HEARING DATE: AUGUST 8,2000 Page 6 of 7 b. The subject reclassification was not specifically considered at the time of the last area land use analysis and area zoning, or c. Since the most recent land use analysis or the area zoning of the subject property, authorized public improvements, permitted private developments, or other circumstances affecting the subject property have undergone significant and material change. Since the most recent land use analysis several circumstances have occurred. The area north of the property has been developed for single family residential use (Stafford Crest, Divisions 1 and 11, LUA98-184 and LUA99-180), resulting in the extension of utilities to the north boundary of the proposed rezone property. This has resulted in a change in the character of the neighborhood to single family residential from more rural uses. In addition, the City's ability to define the steepness of slopes has improved so that the upper, less steeply sloped portion of the property can be more clearly delineated from the lower, more steeply sloped portion. The City has adopted a new Critical Areas Ordinance, which would apply to future development, that provides protection to slopes in excess of twenty-five percent grade. d. The rezone is in the public interest. Although no development proposal for the property has been submitted, it can be assumed that residential development would occur on the property in the future. Additions to the City of Renton housing supply may provide greater housing options and opportunities for new or existing residents. Therefore rezone of portions of the property, that are not within critical areas that could be efficiently developed for single family housing, appears to potentially serve the public interest. On the other hand, preservation of open space, particularly in areas where development may not be appropriate due to critical areas such as steepness of slopes, is also in the public interest. Therefore,retention of the Resource Conservation Zone in the portions of the property sloped twenty-five percent or greater would seem to be appropriate. Typically, critical areas are more likely to be developed when "infill"development opportunities have been exhausted. Movement of development into sensitive areas before maximum infill has occurred may be premature. e. The rezone tends to further the preservation and enjoyment of any substantial property rights of the petitioner. The property is currently limited in its development value due to the Resource Conservation Zoning, which limits development to one unit for every ten acres of land. The rezone of a portion of the property not located within critical areas would increase the development potential of the property substantially and, thereby, increase its value to the owner. The rezone is not materially detrimental to the public welfare or the properties of other persons located in the vicinity thereof. Several people who live, or own property, west, south, and east of the property have expressed the opinion that development of the property, should a rezone occur, would have a negative effect on them (see letters of documentation in the yellow file). It should be noted, however, that some of these same people have verbally expressed interest to both the project proponent and staff that they would be interested in initiating a rezone on their property in the future should this action be approved. While the rezone application does not include a development proposal, the rezone would ultimately result in an increase in the density of people and structures, noise, odors, traffic, and other factors related to urbanization. It would result in a reduction of trees and other native vegetation, wildlife habitats, and air and water quality. sarpt.dot City of Renton P/B/PW Department - reliminary Report to the Hearing Examiner THARP REZONE LUA-00-051,R,ECF PUBLIC HEARING DATE: AUGUST 8,2000 Page 7 of 7 Conclusion—The proposed rezones of both the northern (R-5) and southern (R-1) portions of the property appear to meet the review criteria for this action. It is staffs opinion, however,that the R-1 area meets these criteria to a much lower degree due to the critical nature of the very steep slopes,the proximity of a shoreline of the state (within 200 feet of May Creek), and the character of the May Creek Basin and designated open space (May Creek Greenway). For these reasons, staff recommends approval of a portion of this rezone,to R-5 of the area sloped less than twenty- five percent, but not the rezone to R-1 of the area sloped twenty-five percent or more. The City has provided the applicant with a topographic survey delineating the critical areas sloped twenty-five percent or greater. Staff recommends the applicant either confirm by written agreement that the grade break occurs as indicated on the City of Renton provided topographic map, or the applicant shall provide a new topographic map indicating location of the grade break between twenty-four percent and twenty-five percent slopes. The City shall then concur that the topographic mapping is accurate. G. RECOMMENDATION: THARP REZONE, PROJECT FILE NO. LUA00-051, R, ECF Staff recommends approval of the rezone of the north portion of the property, proposed for rezone to Residential 5, subject to the condition listed below. Staff further recommends denial of the rezone of the portion of the property sloped twenty-five percent (25%) or greater(proposed Residential 1 Zone) as defined by the City of Renton topographic delineation of the property. The area proposed for rezone to Residential 1 is recommended by staff to remain zoned Resource Conservation (RC). Condition: 1. The City of Renton has provided the applicant with a topographic survey (Drawing No. SMIALL02, dated 4/24/00), delineating the critical areas sloped twenty-five percent or greater. Staff recommends the applicant either confirm by written agreement that the grade break between the proposed Residential 5 Zone and the remainder of the property occurs as indicated on the City of Renton provided topographic map, or the applicant shall provide a new topographic map indicating location of the grade break between twenty-four percent and twenty-five percent slopes. The City shall then concur that the topographic mapping is accurate. This condition shall be met prior to submittal of a development proposal for the property. sarpt.dot t i CITY OF RENTON DETERMINATION OF NON-SIGNIFICANCE ADVISORY NOTES APPLICATION NUMBER: LUA-00-051,R,ECF APPLICANT: Lazarus Land Corporation PROJECT NAME: Tharp Rezone DESCRIPTION OF PROPOSAL: The applicant has requested a rezone of the land use classification of a 16.53 acre property located in Northeast Renton from Resource Conservation (RC) to Residential 1 (R-1) and Residential 5 (R- 5). The land use classification line would be determined by location of slopes. The R-5 zone will consist of areas sloped primarily less than twenty-five percent (25%). The R-1 zone will consist of areas sloped primarily twenty-five percent (25%) and greater. The proposed rezone will be reviewed by the City of Renton Environmental Review Committee. A public hearing will be required before the City of Renton Hearing Examiner. LOCATION OF PROPOSAL: In northeast Renton, between Lincoln Ave NE and Aberdeen Avenue NE and between NE 31st Street and NE 33rd Place 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. Although no development proposal has been submitted in conjunction with the proposed rezone, it can be assumed that the purpose of the rezone is to increase the potential of the property for future development. The corresponding increase in the City's responsibility to provide service to land with a higher carrying capacity than the existing zoning should be noted as part of the consideration of the proposed rezone. Therefore, while no specific of impacts of higher density development on the property can be considered as part of this rezone, the following departmental notes regarding future utility service to the property are included as part of this report. Plan Review Water Service (existing): 1. The proposed rezone area is in Aquifer Protection Area Zone Two. 2. There is an 8-inch water main stubbed in the existing Monterey Court NE extension. 3. Water is provided to this area by the Coal Creek Water&Sewer District. Water Service (future): 4. Extension of the utilities to serve any proposed development shall be required to be coordinated with the Coal Creek Water and Sewer District. 5. A water availability form will be required with any application. 6. Any construction charges and fees would be payable to Coal Creek. Sanitary Sewer Service(existing): 1. There is an existing 8-inch diameter sanitary sewer in the Monterey Court NE extension. 2. Sanitary sewer services is provided to the area by Coal Creek Water&Sewer District. A sewer availability form will be required with any application.Any construction charges and fees would be payable to Coal Creek. Sanitary Sewer Service (future): 3. Extension of the utilities to serve any proposed development shall be required to be coordinated with the Coal Creek Water and Sewer District. 4. A water availability form will be required with any application. 5. Any construction charges and fees would be payable to Coal Creek. Surface Water Control (existing): 1. Downstream drainage facilities exist in the Stafford Crest Plat. 2. Natural drainage courses traverse neighboring undeveloped property. Tharp Rezone LUA-00-051,R,ECF Advisory Notes(continued) • Surface Water Control (future): 3. A Level One Drainage Study is required for any development. 4. Water quality treatment sized for the new impervious surfaces subject to vehicular access is required. 5. As the project has direct access to the May Creek Drainage Basin, more restrictive retention will be required. Surface water detention requirements for this site shall be limited for the 2 year, 10 year, and 100 year storm event to the predeveloped rates for those events, with a 30% safety factor for the 100-year storm event. 6. Erosion control will be designed and monitored by a civil engineer. Weekly reports will be required with comments or recommendations on the function of the erosion control measures. At the end of the project, the engineer shall certify the placement,function, maintenance and removal of the erosion control facilities. Streets (existing): 1. There are existing residential access streets adjacent to the site. 2. Monterey Court NE is stubbed to the proposed rezone property. Streets (future): 3. The traffic mitigation fee of$75 per additional generated trip shall be assessed per single family home at a rate of 9.55 trips per the ITE manual. This fee will be due with either a building permit or prior to recording a plat. 4. Full street improvements including, but not limited to paving, sidewalks, curb &gutter, street signs and street lights are required of any development. 5. Secondary emergency access may be required by the Fire Department. 6. All wire utilities shall be installed underground per the City of Renton Undergrounding Ordinance. If three or more poles are required to be moved by the development design, all existing overhead utilities shall be placed underground. Washington State Department of Transportation 1. While the rezone of the property does not appear to impact nearby state highway facilities, the WSDOT is concerned that future development may. 2. WSDOT recommends that a traffic study be prepared with regards to any future development based on this rezone action. Economic Development 1. The intent of the Residential Rural Comprehensive Plan designation is to limit the residential density in critical areas, areas identified as part of a city-wide or regional open space network, and agricultural lands. 2. According to Policy LU-26, the maximum density in environmentally constrained areas should not exceed one unit per acre. 3. The area proposed for the R-5 Zone is relatively flat and is no more constrained than the developing R-8 area adjacent to the north. 4. The proposed R-1 Zone would include slopes between 25% and 40%, and those areas greater than 40% slope. Parks and Recreation 1. The Resource Conservation Zone is intended to be a low density residential zone which provides a separation between more intense urban uses and protects environmentally sensitive areas, such as floodplains,wetlands, streams, and aquifers,wildlife habitat and geologically hazardous areas—All of which are included along the May Creek Corridor. The maximum density is one dwelling unit for every ten acres, as compared to 1 du/ac (R-1)and 5du/ac(R-5). 2. The Cities of Renton and Newcastle, and King County, have been assembling properties for over twenty years to preserve the May Creek Corridor. The creek is an anadromous stream, hillside rich in wildlife habitat, and the soils relatively unstable and prone to failure. 3. Policy LU-12—Residential development should be limited in community separator areas and environmentally sensitive areas such as 100 year floodways, high risk coal mine areas and hazardous landslides and erosion areas. 4. The area on May Creek is classified as high risk erosion hazard (map 8-6, prepared by GeoEngineers, 11/17/91) and high landslide potential (map 8-7, prepared by GeoEngineers, 11/17/91). 5. Policy LU-271 —The function of Community Separators should be to protect environmentally sensitive or critical areas. 6. 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B4.• 29:-T24N R5E E 1/2 . • . tPi \\? • • .i::: ''. ... ._ SE 80th St. 3th 1 I U ,f __ mow , NE 40th St co ::T_ 4 2^ MICR _. • o1,,IR-8 1_- -~ a • N - iIi 4\ _ - I:- • SE 86th a4 ti~fi -I- -i- - R- c Q, ,-g ------1-777- 1 NEI 36th - L� . SE 88t1 a ? I R1-;$ �o -� — � - =� :: ::: h • - 3I 13 i8 i i I j \ i--i ". .: -:..!%1 : -"--) I y '. «.�i I I S. NE `31st/ St vac VA-- '--1 ! ‘ _ \,. -47-------1 , -: .!CC 1. � � , �� \/RC �; HIV I .=� evi - _ ,-- - - R I , � ' ' ISt I I i � -- ==../TA.-1. 1- 1 .1--- __Li I NE-1176-- t1:132f8- I .1 1 ! _-'r i LI r- 6 i • D4 . 5 T23N R5E E 1/2 0 80O o �:0; ZONING 7Ot4 I t� G---- ® C4 . .— to jg '��` 32 T24N R5E E 1/2 r.J. / Mer-7/-t tr� ,.m ICETERSON Rfeg`aD ONSULTING ENGINEERS J U L 1 9 2000 BUILDING DIVISION TRANSMITTAL Date: July 18, 2000 File: ALLN-0002 To: Ms. Elizabeth Higgens Project Tharp Rezone City of Renton 1055 S. Grady Way Subject Renton, WA 98055 Item Copies Date Description 1 81/2 x 11 PMT of Existing Utilities and Topography Map • Remarks: Elizabeth: If you need any other exhibits, please call me. ® As You Requested ❑ For Your Approval ❑ Return Requested ❑ For You Information ❑ For Your Review ❑ As Noted From: CC: Ms. Shirley Allen w/map Jon W.Nelson, PE 4030 LAKE WASHINGTON BLVD. NE, SUITE 200 • KIRKLAND, WASHINGTON 98033 • (425) 827-5874 (425) 822-7216 FAX •• CITY _. IF RENTON mu, `a Planning/Building/Public Works Department Jesse Tanner,Mayor Gregg Zimmerman P.E.,Administrator July 12,2000 • 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 July 11, 2000: DETERMINATION OF NON-SIGNIFICANCE THARP REZONE LUA-00-051,R,ECF • The applicant has requested a rezone of the land use classification of a 16.53 acre property located in Northeast Renton from Resource Conservation (RC)to Residential 1 (R-1)and Residential 5 (R-5). The land use classification line would be determined by location of slopes. The R-5 zone will consist of areas sloped primarily less than twenty-five percent(25%). The R-1 zone will consist of areas sloped primarily twenty-five percent(25%)and greater. The proposed rezone will be reviewed by the City of Renton Environmental Review Committee. A public hearing will be required before the City of Renton Hearing Examiner. Location: In northeast Renton, between Lincoln Avenue NE and Aberdeen Avenue NE and between NE 31st Street and NE 33rd Place. Appeals of the environmental determination must be filed in writing on or before 5:00 PM July 31, 2000. Appeals must be filed in writing together with the required $75.00 application fee with: Hearing Examiner, City of Renton, 1055 South Grady Way, Renton, WA 98055. Appeals to the Examiner are governed by City of Renton Municipal Code Section 4-8-11 B. Additional information regarding the appeal process may be obtained from the Renton City Clerk's Office, (425)-430-6510. If you have questions, please call me at(425)430-7382. For the Environmental Review Committee, Elizabeth Higgins, AICP Senior Planner cc: King County Wastewater Treatment Division Larry Fisher, Department of Fisheries David F. Dietzman, Department of Natural Resources Don Hurter, Department of Transportation Duwamish Tribal Office Rod Malcom, Fisheries, Muckleshoot Indian Tribe (Ordinance) US Army Corp. of Engineers AGFNCYI.TR\ 1055 South Grady Way-Renton,Washington 98055 [Z7 Thie nanar rnntainc gm.rarvrlad matarial 90.nnct rnncumar .. ::.,- CITY ..►F RENTON t��' .� Pg, ;MkQ Planning/Building/Public Works Department Jesse Tanner,Mayor Gregg Zimmerman P.E.,Administrator July 12, 2000 Ms. Shirley Allen Lazarus Land Corporation 5657—229th Avenue SE Issaquah, WA 98029 SUBJECT: Tharp Property Rezone Project No. LUA-00-051,R,ECF Dear Ms.Allen: This letter is written on behalf of the Environmental Review Committee (ERC) and is to inform you that they have completed their review of the environmental impacts of the above-referenced project. The Committee, on July 11, 2000, decided that your project would be issued a Determination of Non- Significance. The City of Renton ERC 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)(c). This decision was made by the ERC under the authority of Section 4-6-6, Renton Municipal Code, after review of a completed environmental checklist and other information, on file with the lead agency. This information is available to the public on request. Appeals of the environmental determination must be filed in writing on or before 5:00 PM July 31, 2000. • 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, Renton, Washington, on August 8, 2000 at 9:00 AM to consider the Rezone. If the Environmental Determination is appealed, the appeal will be heard as part of this public hearing. 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 you have any questions or desire clarification of the above, please call me at(425)430-7382. For the Environmental Review Committee, Elizabeth Higgins,AICP Senior Planner cc: Mr. John Tharp, Ms. Marilyn Tharp Clise, Ms. Jeanene Tharp/Owners Parties of Record: W. Crisp; C. Mapili, F. Falaniko, S. Waddington, F. Parker, K. Stein, S. Luther, T.Anderson, R. Guest, S. Elliott, P. Miller rihsketter 1055 South Grady Way-Renton,Washington 98055 CITY OF RENTON DETERMINATION OF NON-SIGNIFICANCE ADVISORY NOTES APPLICATION NUMBER: LUA-00-051,R,ECF APPLICANT: Lazarus Land Corporation PROJECT NAME: Tharp Rezone DESCRIPTION OF PROPOSAL: The applicant has requested a rezone of the land use classification of a 16.53 acre property located in Northeast Renton from Resource Conservation (RC) to Residential 1 (R-1) and Residential 5 (R- 5). The land use classification line would be determined by location of slopes. The R-5 zone will consist of areas sloped primarily less than twenty-five percent (25%). The R-1 zone will consist of areas sloped primarily twenty-five percent (25%) and greater. The proposed rezone will be reviewed by the City of Renton Environmental Review Committee. A public hearing will be required before the City of Renton Hearing Examiner. LOCATION OF PROPOSAL: In northeast Renton, between Lincoln Ave NE and Aberdeen Avenue NE and between NE 31st Street and NE 33rd Place 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. Although no development proposal has been submitted in conjunction with the proposed rezone, it can be assumed that the purpose of the rezone is to increase the potential of the property for future development. The corresponding increase in the City's responsibility to provide service to land with a higher carrying capacity than the existing zoning should be noted as part of the consideration of the proposed rezone. Therefore, while no specific of impacts of higher density development on the property can be considered as part of this rezone, the following departmental notes regarding future utility service to the property are included as part of this report. Plan Review Water Service (existing): 1. The proposed rezone area is in Aquifer Protection Area Zone Two. 2. There is an 8-inch water main stubbed in the existing Monterey Court NE extension. 3. Water is provided to this area by the Coal Creek Water&Sewer District. Water Service (future): 4. Extension of the utilities to serve any proposed development shall be required to be coordinated with the Coal Creek Water and Sewer District. 5. A water availability form will be required with any application. 6. Any construction charges and fees would be payable to Coal Creek. Sanitary Sewer Service (existing): 1. There is an existing 8-inch diameter sanitary sewer in the Monterey Court NE extension. 2. Sanitary sewer services is provided to the area by Coal Creek Water&Sewer District. A sewer availability form will be required with any application.Any construction charges and fees would be payable to Coal Creek. Sanitary Sewer Service (future): 3. Extension of the utilities to serve any proposed development shall be required to be coordinated with the Coal Creek Water and Sewer District. 4. A water availability form will be required with any application. 5. Any construction charges and fees would be payable to Coal Creek. Surface Water Control (existing): 1. Downstream drainage facilities exist in the Stafford Crest Plat. 2. Natural drainage courses traverse neighboring undeveloped property. Tharp Rezone LUA-00-051,R,ECF Advisory Notes(continued) Surface Water Control (future): 3. A Level One Drainage Study is required for any development. 4. Water quality treatment sized for the new impervious surfaces subject to vehicular access is required. 5. As the project has direct access to the May Creek Drainage Basin, more restrictive retention will be required. Surface water detention requirements for this site shall be limited for the 2 year, 10 year, and 100 year storm event to the predeveloped rates for those events, with a 30% safety factor for the 100-year storm event. 6. Erosion control will be designed and monitored by a civil engineer. Weekly reports will be required with comments or recommendations on the function of the erosion control measures. At the end of the project, the engineer shall certify the placement, function, maintenance and removal of the erosion control facilities. Streets (existing): 1. There are existing residential access streets adjacent to the site. 2. Monterey Court NE is stubbed to the proposed rezone property. Streets (future): 3. The traffic mitigation fee of$75 per additional generated trip shall be assessed per single family home at a rate of 9.55 trips per the ITE manual. This fee will be due with either a building permit or prior to recording a plat. 4. Full street improvements including, but not limited to paving, sidewalks, curb &gutter, street signs and street lights are required of any development. 5. Secondary emergency access may be required by the Fire Department. 6. All wire utilities shall be installed underground per the City of Renton Undergrounding Ordinance. If three or more poles are required to be moved by the development design, all existing overhead utilities shall be placed underground. Washington State Department of Transportation 1. While the rezone of the property does not appear to impact nearby state highway facilities, the WSDOT is concerned that future development may. 2. WSDOT recommends that a traffic study be prepared with regards to any future development based on this rezone action. Economic Development 1. The intent of the Residential Rural Comprehensive Plan designation is to limit the residential density in critical areas, areas identified as part of a city-wide or regional open space network, and agricultural lands. 2. According to Policy LU-26, the maximum density in environmentally constrained areas should not exceed one unit per acre. 3. The area proposed for the R-5 Zone is relatively flat and is no more constrained than the developing R-8 area adjacent to the north. 4. The proposed R-1 Zone would include slopes between 25% and 40%, and those areas greater than 40% slope. Parks and Recreation 1. The Resource Conservation Zone is intended to be a low density residential zone which provides a separation between more intense urban uses and protects environmentally sensitive areas, such as floodplains, wetlands, streams, and aquifers,wildlife habitat and geologically hazardous areas—All of which are included along the May Creek Corridor. The maximum density is one dwelling unit for every ten acres, as compared to 1 du/ac (R-1)and 5du/ac(R-5). 2. The Cities of Renton and Newcastle, and King County, have been assembling properties for over twenty years to preserve the May Creek Corridor. The creek is an anadromous stream, hillside rich in wildlife habitat, and the soils relatively unstable and prone to failure. 3. Policy LU-12—Residential development should be limited in community separator areas and environmentally sensitive areas such as 100 year floodways, high risk coal mine areas and hazardous landslides and erosion areas. 4. The area on May Creek is classified as high risk erosion hazard (map 8-6, prepared by GeoEngineers, 11/17/91)and high landslide potential (map 8-7, prepared by GeoEngineers, 11/17/91). 5. Policy LU-271 —The function of Community Separators should be to protect environmentally sensitive or critical areas. 6. The current zoning, RC, and density of 1 du/10 ac is consistent with the long range plan the City, Newcastle, and King County have been following in preserving habitat, open space, and urban separator along the May Creek Corridor. , 7,,... _,) j _, .. . 194 . .. . ,.........„d :--' ' ENVIRONMENTAL DETERMINATION POSTED TO NOTIFY INTERESTED PERSONS OF AN ENVIRONMENTAL ACTION ' PROJECT NAME: THARP REZONE PROJECT NUMBER: LUA-00.051,R,ECF The applicant requests a Slate Environmental Policy Act(SEPA)Environmental Review in order to rezone a property from Resource Conservation(RC)to Residential 1(R-1)and Residential 5(R-5).The property consists of two tax parcels totaling approximately 10.3 acres(the property maybe larger,up to 16.33 acres.Conflicting information has been submitted).The property is located in the May Creek Basin in northeast Renton. Land to the north has been developed for single family residential at approximately eight dwelling units per acre. Land to the east and west is low density single family residential,with little development to date.The May Creek Greenway may abut the property to the south. May Creek is In the proximity of the property and City of Renton Inventoried wetlands maybe located on or near the property.The property is heavily heed and covered with native vegetation.The property would be accessed from Monterey Court NE,which has been extended to the property,as have utilities.The proposed R-5 Zone'area would consist of approximately 3.58 acres with slopes less than twenty-five percent(25%).The remainder of the property,approximately 6.72 acres,is generally sloped twenty-five i percent(25%)or greater and would be zoned R-1. A portion of the proposed R-1 zone,approximately 0.35 acre located in the southeast corner of the property,is sloped between twenty-two percent(22%) and thirty percent(30%).Access to this portion would be limited,however,due to the steep slopes(sixty to seventy percent)to the north.west,and south,privately owned land to the east,and the May Creek Greenway to the south. 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 July 31,2000.Appeals must be filed in writing together with the required 575.00 application tee with:Hearing Examiner,City of Renton, 1055 South Grady Way,Renton,WA 98055. Appeals to the Examiner are governed by City of Renton Municipal Code Section 4-8-11B. Additional information regarding the appeal process may be obtained from the Renton City Clerk's Office,(425)-430.6510. A Public Hearing will be held by the Renton Hearing Examiner at his regular meeting In the Council Chambers on the 7th floor of City Hall,Renton,Washington,on August 8,2000 at 9:00 AM to consider the Rezone. If the Environmental Determination Is appealed,the appeal will be heard as part of this public hearing, )- -,- '1 -( II, it 1 T*1 li4-- -`=�_.�ii ._ 1 FK_ - +r_1 l�,_�/—__It 11• ter---lT"'T}1`-_� h-' _ tiili rtr- i��I{4. `\\E�"i/�,,rr„7� rr�,� .F-r'�r?--j- -4 • •••;• + -. j(---11--jl , Y_ -lilt-;- r'' -t;r1F11 T. ' l% ; • U 'L4.-t,t . f� _ ci"' -- ".T; :-.i- '---iF { p �i7 EI -- r)Iiii- '=��`J `- = � I I .., allIi: �\ � T ----- ,, k_3 r yy _ T " I F N. =•1- 1'TT Ir-1� r t�t''I,�\-_' )�1+.,�+.,. - 771'-i� i :i :�`•, ,-ar-tst, 1'-q- _,_u�k -r�1-1—q�t •7._,-ij I "l "li :;b,,,., `. 10,-; ai tT i,LLT�. i;ii t��F_�rf n: !1-140-141,--n=�'j f>® , fr'.iai 1 v-'y;t=a�-T--f=iiii .--_.�_!lj_iL-1t ill'- `_-: FOR FURTHER.INFORMATION,PLEASE CONTACT THE CITY OF RENTON,DEVELOPMENT SERVICES DIVISION AT(42530-7200. DO NOT REMOVE THIS NOTICE WITHOUT PROPER AUTHORIZATION i I Please include the project NUMBER when calling for proper file Identification. ' I CERTIFICATION------- I, `I a Xree I),—Flit IA) , hereby certify that 3 copies of the above document were posted by me in 3 conspicuous places on or nearby . the described property on . J�-k t i [3 ) ao • Signed: /2_ ATTEST: Subcribed and sworn before me,a Nortary Public,in and for the State of Washington residing in?' ,•e,2-/Ats_,-, ,on the / day of Cs I:c. 2---61 o U . 4 MARILYN KAMCHEFF n '2. �,�-��/l•,! ;NOTARY PUBLIC MARILYN CHEFF i l STATE OF WASHINGTON MY APPOINTMENTEXPiRES:6-29-03 e COiVIMISSI 9 EXPIRES `IUNE ,, 2003 1 CITY OF RENTON DETERMINATION OF NON-SIGNIFICANCE APPLICATION NUMBER: LUA-00-051,R,ECF APPLICANT: Lazarus Land Corporation PROJECT NAME: Tharp Rezone DESCRIPTION OF PROPOSAL: The applicant has requested a rezone of the land use classification of a 16.53 acre property located in Northeast Renton from Resource Conservation (RC) to Residential 1 (R-1) and Residential 5 (R- 5). The land use classification line would be determined by location of slopes. The R-5 zone will consist of areas sloped primarily less than twenty-five percent (25%). The R-1 zone will consist of areas sloped primarily twenty-five percent (25%) and greater. The proposed rezone will be reviewed by the City of Renton Environmental Review Committee. A public hearing will be required before the City of Renton Hearing Examiner. LOCATION OF PROPOSAL: In northeast Renton, between Lincoln Ave NE and Aberdeen Avenue NE and between NE 31st Street and NE 33rd Place LEAD AGENCY: City of Renton Department of Planning/Building/Public Works Development Planning Section This Determination of Non-Significance is issued under WAC 197-11-340. Because other agencies of jurisdiction may be involved, the lead agency will not act on this proposal for fourteen (14) days. Appeals of the environmental determination must be filed in writing on or before 5:00 PM July 31, 2000. Appeals must be filed in writing together with the required $75.00 application fee with: Hearing Examiner, City of Renton, 1055 South Grady Way, Renton,WA 98055. Appeals to the Examiner are governed by City of Renton Municipal Code Section 4-8-11 B. Additional information regarding the appeal process may be obtained from the Renton City Clerk's Office, (425)-430-6510. PUBLICATION DATE: July 17, 2000 DATE OF DECISION: July 11, 2000 SIGNATURES: egg im erman, d nistrato DA E ep men of Planning/Building/ u lic Works i hepherd,Adnl9nistor - DAT/ Community Services Department t � -7?,2 7- /A 0/0 Lee eler, Fire Chief DATE Renton Fire Department DNSSIG CITY OF RENTON DETERMINATION OF NON-SIGNIFICANCE ADVISORY NOTES APPLICATION NUMBER: LUA-00-051,R,ECF APPLICANT: Lazarus Land Corporation PROJECT NAME: Tharp Rezone DESCRIPTION OF PROPOSAL: The applicant has requested a rezone of the land use classification of a 16.53 acre property located in Northeast Renton from Resource Conservation (RC) to Residential 1 (R-1) and Residential 5 (R- 5). The land use classification line would be determined by location of slopes. The R-5 zone will consist of areas sloped primarily less than twenty-five percent (25%). The R-1 zone will consist of areas sloped primarily twenty-five percent (25%) and greater. The proposed rezone will be reviewed by the City of Renton Environmental Review Committee. A public hearing will be required before the City of Renton Hearing Examiner. LOCATION OF PROPOSAL: In northeast Renton, between Lincoln Ave NE and Aberdeen Avenue NE and between NE 31st Street and NE 33rd Place 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. Although no development proposal has been submitted in conjunction with the proposed rezone, it can be assumed that the purpose of the rezone is to increase the potential of the property for future development. The corresponding increase in the City's responsibility to provide service to land with a higher carrying capacity than the existing zoning should be noted as part of the consideration of the proposed rezone. Therefore, while no specific of impacts of higher density development on the property can be considered as part of this rezone, the following departmental notes regarding future utility service to the property are included as part of this report. Plan Review Water Service (existing): 1. The proposed rezone area is in Aquifer Protection Area Zone Two. 2. There is an 8-inch water main stubbed in the existing Monterey Court NE extension. 3. Water is provided to this area by the Coal Creek Water&Sewer District. Water Service (future): 4. Extension of the utilities to serve any proposed development shall be required to be coordinated with the Coal Creek Water and Sewer District. 5. A water availability form will be required with any application. 6. Any construction charges and fees would be payable to Coal Creek. Sanitary Sewer Service (existing): 1. There is an existing 8-inch diameter sanitary sewer in the Monterey Court NE extension. 2. Sanitary sewer services is provided to the area by Coal Creek Water&Sewer District. A sewer availability form will be required with any application.Any construction charges and fees would be payable to Coal Creek. Sanitary Sewer Service (future): 3. Extension of the utilities to serve any proposed development shall be required to be coordinated with the Coal Creek Water and Sewer District. 4. A water availability form will be required with any application. 5. Any construction charges and fees would be payable to Coal Creek. Surface Water Control (existing): 1. Downstream drainage facilities exist in the Stafford Crest Plat. 2. Natural drainage courses traverse neighboring undeveloped property. Tharp Rezone LUA-00-051,R,ECF Advisory Notes(continued) Surface Water Control (future): 3. A Level One Drainage Study is required for any development. 4. Water quality treatment sized for the new impervious surfaces subject to vehicular access is required. 5. As the project has direct access to the May Creek Drainage Basin, more restrictive retention will be required. Surface water detention requirements for this site shall be limited for the 2 year, 10 year, and 100 year storm event to the predeveloped rates for those events, with a 30% safety factor for the 100-year storm event. 6. Erosion control will be designed and monitored by a civil engineer. Weekly reports will be required with comments or recommendations on the function of the erosion control measures. At the end of the project, the engineer shall certify the placement, function, maintenance and removal of the erosion control facilities. Streets (existing): 1. There are existing residential access streets adjacent to the site. 2. Monterey Court NE is stubbed to the proposed rezone property. Streets (future): 3. The traffic mitigation fee of$75 per additional generated trip shall be assessed per single family home at a rate of 9.55 trips per the ITE manual. This fee will be due with either a building permit or prior to recording a plat. 4. Full street improvements including, but not limited to paving, sidewalks, curb &gutter, street signs and street lights are required of any development. 5. Secondary emergency access may be required by the Fire Department. 6. All wire utilities shall be installed underground per the City of Renton Undergrounding Ordinance. If three or more poles are required to be moved by the development design, all existing overhead utilities shall be placed underground. Washington State Department of Transportation 1. While the rezone of the property does not appear to impact nearby state highway facilities, the WSDOT is concerned that future development may. 2. WSDOT recommends that a traffic study be prepared with regards to any future development based on this rezone action. Economic Development 1. The intent of the Residential Rural Comprehensive Plan designation is to limit the residential density in critical areas, areas identified as part of a city-wide or regional open space network, and agricultural lands. 2. According to Policy LU-26, the maximum density in environmentally constrained areas should not exceed one unit per acre. 3. The area proposed for the R-5 Zone is relatively flat and is no more constrained than the developing R-8 area adjacent to the north. 4. The proposed R-1 Zone would include slopes between 25% and 40%, and those areas greater than 40% slope. Parks and Recreation 1. The Resource Conservation Zone is intended to be a low density residential zone which provides a separation between more intense urban uses and protects environmentally sensitive areas, such as floodplains,wetlands, streams, and aquifers,wildlife habitat and geologically hazardous areas—All of which are included along the May Creek Corridor. The maximum density is one dwelling unit for every ten acres, as compared to 1 du/ac(R-1)and 5du/ac(R-5). 2. The Cities of Renton and Newcastle, and King County, have been assembling properties for over twenty years to preserve the May Creek Corridor. The creek is an anadromous stream, hillside rich in wildlife habitat, and the soils relatively unstable and prone to failure. 3. Policy LU-12—Residential development should be limited in community separator areas and environmentally sensitive areas such as 100 year floodways, high risk coal mine areas and hazardous landslides and erosion areas. 4. The area on May Creek is classified as high risk erosion hazard (map 8-6, prepared by GeoEngineers, 11/17/91)and high landslide potential (map 8-7, prepared by GeoEngineers, 11/17/91). 5. Policy LU-271 —The function of Community Separators should be to protect environmentally sensitive or critical areas. 6. The current zoning, RC, and density of 1 du/10 ac is consistent with the long range plan the City, Newcastle, and King County have been following in preserving habitat, open space, and urban separator along the May Creek Corridor. 8. NOTICE OF ENVIRONMENTAL DETERMINATION ENVIRONMENTAL REVIEW COMMITTEE RENTON, WASHINGTON The Environmental Review Committee has issued a Determination of Non-Significance for the following project under the authority of the Renton Municipal Code. THARP REZONE LUA-00-051,R,ECF Environmental review for rezone of the land use classification of a 16.53 acre property. Location: Northeast Renton between Lincoln Ave. NE and Aberdeen Ave. NE and between NE 31St St. and NE 33rd Place. Appeals of the environmental determination must be filed in writing on or before 5:00 PM July 31, 2000. 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 August 8, 2000 at 9:00 AM to consider the Rezone. If the Environmental Determination is appealed, the appeal will be heard as part of this public hearing. Publication Date: July 17, 2000 Account No. 51067 dnspub • STAFF City of Renton REPORT Department of Planning/Building/Public Works ENVIRONMENTAL REVIEW COMMITTEE A. BACKGROUND ERC Meeting Date: July 11,2000(This is the second meeting of the ERC to discuss this project The initial discussion took place on May 23, 2000. At that meeting the ERC deferred making a decision and requested additional information. This revised staff report includes the additional information provided by the applicant. New information,including that obtained from other sources, is indicated in bold italics.] Project Name: Tharp Rezone Project Number: LUA00-051, R, ECF Planner: Elizabeth Higgins,AICP; Senior Planner Project Description: The applicant requests a State Environmental Policy Act (SEPA) Environmental Review in order to rezone a property from Resource Conservation (RC)to Residential 1 (R-1) and Residential 5 (R-5). The property consists of two tax parcels totaling approximately 10.3 acres[the property may be larger, up to 16.33 acres. Conflicting information has been submitted]. The property is located in the May Creek Basin in northeast Renton. Land to the north has been developed for single family residential at approximately eight dwelling units per acre. Land to the east and west is low density single family residential,with little development to date. The May Creek Greenway may abut the property to the south. May Creek is in the proximity of the property and City of Renton inventoried wetlands may be located on or near the property. The property is heavily treed and covered with native vegetation. The property would be accessed from Monterey Court NE,which has been extended to the property, as have utilities. The proposed R-5 Zone area would consist of approximately 3.58 acres with slopes less than twenty-five percent(25%). The remainder of the property, approximately 6.72 acres, is generally sloped twenty-five percent(25%) or greater and would be zoned R-1. A portion of the proposed R-1 zone, approximately 0.35 acre located in the southeast corner of the property, is sloped between twenty-two percent (22%) and thirty percent(30%). Access to this portion would be limited, however, due to the steep slopes (sixty to seventy percent)to the north,west, and south, privately owned land to the east, and the May Creek Greenway to the south. Project Location: In northeast Renton, between Lincoln Ave NE and Aberdeen Avenue NE and between NE 31st Street and NE 33rd Place Exist. Bldg. Area gsf. N/A Site Area: 10.3acres(as shown on plan), 13.05 acres(geotechnical engineering report), or 16.33 acres(as indicated on tax records and Master Application) ercreport2.doc ' ,City of Renton P/B/PWDepartment Envi ,ental Review Committee Staff Report THARP REZONE LUA-00.05I,R,ECF REPORT AND DECISION OFJULY 7,2000 Page2 of 9 B. RECOMMENDATION Based on analysis of probable impacts from the proposal, staff recommend that the Responsible Officials make the following Environmental Determination: DETERMINATION OF DETERMINATION OF NON-SIGNIFICANCE NON-SIGNIFICANCE-MITIGATED. Issue DNS with 14 day Appeal Period. 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 No mitigation measures are proposed. 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. Although no development proposal has been submitted in conjunction with the proposed rezone, it can be assumed that the purpose of the rezone is to increase the potential of the property for future development. The corresponding increase in the City's responsibility to provide service to land with a higher carrying capacity than the existing zoning should be noted as part of the consideration of the proposed rezone. Therefore, while no specific of impacts of higher density development on the property can be considered as part of this rezone, the following departmental notes regarding future utility service to the property are included as part of this report. Plan Review Water Service (existing): 1. The proposed rezone area is in Aquifer Protection Area Zone Two. 2. There is an 8-inch water main stubbed in the existing Monterey Court NE extension. 3. Water is provided to this area by the Coal Creek Water&Sewer District. Water Service (future): 4. Extension of the utilities to serve any proposed development shall be required to be coordinated with the Coal Creek Water and Sewer District. 5. A water availability form will be required with any application. 6. Any construction charges and fees would be payable to Coal Creek. Sanitary Sewer Service (existing): 1. There is an existing 8-inch diameter sanitary sewer in the Monterey Court NE extension. 2. Sanitary sewer services is provided to the area by Coal Creek Water&Sewer District. A sewer availability form will be required with any application.Any construction charges and fees would be payable to Coal Creek. Sanitary Sewer Service (future): 3. Extension of the utilities to serve any proposed development shall be required to be coordinated with the Coal Creek Water and Sewer District. 4. A water availability form will be required with any application. ercreport2.doc - City of Renton PB/PWDepartment Envi, rntal Review Committee Staff Report 'THARPREZONE LUA-00-051,R,ECF REPORT AND DECISION OFJULY 7,2000 • Page3 of9 5. Any construction charges and fees would be payable to Coal Creek. Surface Water Control (existing): 1. Downstream drainage facilities exist in the Stafford Crest Plat. 2. Natural drainage courses traverse neighboring undeveloped property. Surface Water Control (future): 3. A Level One Drainage Study is required for any development. 4. Water quality treatment sized for the new impervious surfaces subject to vehicular access is required. 5. As the project has direct access to the May Creek Drainage Basin, more restrictive retention will be required. Surface water detention requirements for this site shall be limited for the 2 year, 10 year, and 100 year storm event to the predeveloped rates for those events,with a 30% safety factor for the 100-year storm event. 6. Erosion control will be designed and monitored by a civil engineer. Weekly reports will be required with comments or recommendations on the function of the erosion control measures. At the end of the project, the engineer shall certify the placement, function, maintenance and removal of the erosion control facilities. Streets (existing): 1. There are existing residential access streets adjacent to the site. 2. Monterey Court NE is stubbed to the proposed rezone property. Streets (future): 3. The traffic mitigation fee of$75 per additional generated trip shall be assessed per single family home at a rate of 9.55 trips per the ITE manual. This fee will be due with either a building permit or prior to recording a plat. 4. Full street improvements including, but not limited to paving, sidewalks, curb&gutter, street signs and street lights are required of any development. 5. Secondary emergency access may be required by the Fire Department. 6. All wire utilities shall be installed underground per the City of Renton Undergrounding Ordinance. If three or more poles are required to be moved by the development design, all existing overhead utilities shall be placed underground. Washington State Department of Transportation 1. While the rezone of the property does not appear to impact nearby state highway facilities,the WSDOT is concerned that future development may. 2. WSDOT recommends that a traffic study be prepared with regards to any future development based on this rezone action. Economic Development 1. The intent of the Residential Rural Comprehensive Plan designation is to limit the residential density in critical areas, areas identified as part of a city-wide or regional open space network, and agricultural lands. 2. According to Policy LU-26,the maximum density in environmentally constrained areas should not exceed one unit per acre. 3. The area proposed for the R-5 Zone is relatively flat and is no more constrained than the developing R-8 area adjacent to the north. 4. The proposed R-1 Zone would include slopes between 25% and 40%, and those areas greater than 40% slope. Parks and Recreation 1. The Resource Conservation Zone is intended to be a low density residential zone which provides a separation between more intense urban uses and protects environmentally sensitive areas, such as floodplains, wetlands, streams, and aquifers,wildlife habitat and geologically hazardous areas—All of which are included along the May Creek Corridor. The maximum density is one dwelling unit for every ten acres, as compared to 1 du/ac(R-1) and 5du/ac(R-5). 2. The Cities of Renton and Newcastle, and King County, have been assembling properties for over twenty years to preserve the May Creek Corridor. The creek is an anadromous stream, hillside rich in wildlife habitat, and the soils relatively unstable and prone to failure. 3. Policy LU-12—Residential development should be limited in community separator areas and environmentally sensitive areas such as 100 year floodways, high risk coal mine areas and hazardous landslides and erosion areas. 4. The area on May Creek is classified as high risk erosion hazard (map 8-6, prepared by GeoEngineers, 11/17/91) and high landslide potential (map 8-7, prepared by GeoEngineers, 11/17/91). ercreport2.doc ,City of Renton PB/PWDepartment Envi ,ental Review Committee StaffReport 'THARPREZONE LUA-00-051,R,ECF REPORT AND DECISION OFJULY 7,2000 Page4 of 9 5. Policy LU-271 —The function of Community Separators should be to protect environmentally sensitive or critical areas. 6. The current zoning, RC, and density of 1 du/10 ac is consistent with the long range plan the City, Newcastle, and King County have been following in preserving habitat, open space, and urban separator along the May Creek Corridor. 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 Impacts: The proposed rezone area varies widely in slope. The upper area, of approximately 3.58 acres, consists of slopes between four and twenty-five percent. These slopes are similar to those in the developed area adjacent to the proposed rezone property. The lower area, approximately 6.72 acres, has grades of twenty-five percent or greater, up to and more than forty percent. An exception is an area of approximately 0.35 acre located in the southeast corner of the property. This area has slopes that are more gentle, of approximately twenty-two percent(22%)to thirty percent (30%). Slopes of from twenty-five to forty percent are classified as"sensitive slopes" in the Renton Municipal Code. Slopes of forty percent or more,with a vertical rise of fifteen feet or more, are classified as"protected slopes" in the Renton Municipal Code. In addition to grade, soil type is a significant factor in determining slope stability. The applicant has submitted "preliminary geotechnical conclusions" by Geotech Consultants, Inc., in a letter dated May 18,2000. Several borings were made and analyzed within the proposed rezone area. No soils information as to type was provided however. A full geotechnical engineering report would be required if development was proposed in the future. The environmental checklist submitted with the application indicates that"Alderwood" (AgC) soils are present on the property. Consistent with the environmental checklist,the U.S. Department of Agriculture Soil Conservation Service (SCS) Soil Survey for King County indicates that"Alderwood gravelly sandy loam, 6 to 15% slope,"series soils may be present on the north portion of the property, but SCS Soil Survey also states that the south portion may consist of"Alderwood and Kitsap soils, very steep" (AkF). AkF soils are characterized by runoff that is rapid to very rapid and erosion hazard that is"severe to very severe." The slippage potential is considered to be"severe." The Alderwood and Kitsap soil series is not recommended for urban development. The applicant has proposed delineating the two zones, Residential 1 (R-1) and Residential 5 (R-5), according to slope. The portion of the property with slopes less than twenty-five percent would be R-5. The area with slopes twenty-five percent or greater would be R-1. Staff concurs that the slope to density ratio is a logical tool to use as a designator of zone classification. The use of topographic breaks as zone boundaries is consistent with zones developed elsewhere in the City. For example, along the top and toe of the slope west of Talbot Road South and south of South 43`d Street, and along the top of the slope north of the Maple Valley Highway. Future development must adhere to Renton Municipal Code, including the Sensitive Areas Ordinance,for development of sloped areas. There is concern, however, regarding the stability of steeper slopes, particularly where poorly drained soils may be present. The proximity of May Creek to the proposed rezone area is an additional concern (see section on Water, below). While these issues are not factors of the environmental impacts of the proposed rezone per se,they are directly related to method of determining the areas that would be designated either R-1 or R-5. In addition,the rezone should be based on the assumption that the property could generally be developed to the densities proposed. The existing zone designation, Resource Conservation (RC), may be more appropriate for the steeply sloped portion of the property, that also may have unstable soils, because the purpose of the RC Zone is to be a low density residential zone that"protects...geologically hazardous areas" (RMC 4-2-020B). ercreport2.doc City of Renton PB/PW Department Envir ,ntal Review Committee Staff Report THARP REZONE LUA-00-051,R,ECF REPORT AND DECISION OFJULY 7,2000 Page5 of 9 Because the proposed rezone would increase the development potential of the land and thereby increase potential erosion, sedimentation, and hazard from landslides, site specific geotechnical studies would be required for development of the property. Following a request for additional information by the Environmental Review Committee,the applicant submitted a Geotechnical Engineering Study by Geotech Consultants, Inc., dated May 31, 2000. The report includes recommendations for general earthwork, design criteria for foundations, and retaining walls, and recommendations for slope setbacks and erosion control during potential,but as yet unspecified, future development. The geotechnical engineering report assumes that development will only occur on the northern one-third of the property. The report states that single family residences can be supported on conventional foundations, following excavation of 3 to 5 feet below existing grade in order to expose competent soils. The report further recommends that structures should be set back from the greater than forty percent slopes a minimum of twenty-five(25)feet. An undisturbed buffer, of a minimum ten(10) feet,should be provided at the crest of the slope to prevent disturbance of the slope during construction and grading, including for utilities. A "highly visible"construction fence should be installed early in the clearing process. The highly silty soils may make infiltration difficult and no infiltration systems should be located closer than twenty-five(25) feet to the crest of the steep slopes. The fine-grained,silty nature of some of the on-site soils may add to the difficulty of grading and foundation construction during wet weather. The geotechnical report confirms staff's correction of the Environmental Checklist as to the presence of soils having severe erosion hazard on steep slopes. Regarding erosion control during construction, a silt fence is recommended to be installed downslope of disturbed areas. Existing vegetation should be maintained until construction of roads and structures will immediately follow. Rocked construction access roads should be extended into the site to reduce the amount of soil carried off the property by trucks and equipment. Following rough grading, it may be necessary to mulch the bare areas that will not be immediately covered with impervious surfaces. On May 19, 2000, the Economic Development Neighborhoods, and Strategic Planning Division amended their previous comments, which are in the "Notes to Applicant"section(above): "The areas mapped as falling between 25%and 40%slope are primarily in the range of about 31%to 35%. While the proposed rezone of the steeper portion to R-1 is not inconsistent with the policy direction for the Residential Rural designation, there does not appear to be a compelling reason to increase the zoned density. The additional density cannot be transferred to the area proposed for R-5. Further, it also raises issues of access and the potential risks of slope instability to development and to the May Creek habitat below." Mitigation Measures: No mitigation necessary for the proposed rezone. Nexus: Not applicable 2. Water Impacts: The southern boundary of the proposed rezone area is near May Creek at NE 31st Street.The southern portion of the property lies within 200 feet of May Creek. The mainstem of May Creek has been inventoried ("Critical Areas Inventory, City of Renton Wetlands and Stream Corridors", June 1991) as a salmonid habitat for Chinook, coho, and sockeye salmon. ercreport2.doc ,City of Renton PB/PW Department Envi, ental Review Committee Staff Report THARPREZONE LUA-00-051,R,ECF REPORT AND DECISION OFJULY 7,2000 Page6 of 9 The vicinity of the property proposed for rezone is located in the Lower Basin Subarea of the May Creek Drainage Basin. The May Creek Current and Future Conditions report, dated August 1995 funadopted by the City of Renton],states that the area has a medium to high recharge potential. Gypsy Creek flows into May Creek east of the subject property. Other streams that are associated with this reach of May Creek are Honey Creek, Newport Hills Creek, and Boren Creek(which includes China Creek and outflow from Lake Boren). The Lower Basin has degraded water quality conditions due primarily due to urbanization. Much of the development of the area predates required stormwater control measures. Elevated concentrations of metals that have been measured in the Lower Basin are probably the result of runoff from large areas of impervious surfaces. The location of May Creek was corrected on the plan submitted by the applicant. This correction moves the Creek closer to the southern boundary of the property and increases the amount of the site that is within the 200 foot shoreline jurisdiction area. May Creek,from its mouth at Lake Washington to its intersection with NE 31st Street, is regulated under the City of Renton Shoreline Master Program. Currently,the required setback from May Creek in this area is 25'. In 1999, however,the Chinook salmon was listed by the federal government as an endangered species. Because May Creek has been identified as a Chinook habitat, new regulations, including increased buffers may be put in place. A Shoreline Permit would be required if development is proposed on property within 200 feet of the Ordinary High Water Mark of May Creek. In addition,two inventoried wetlands, W-23 and W-26 on the City of Renton Critical Areas Inventory, June 1991, are located on, or near,the proposed rezone area. They are permanent(as opposed to seasonal)wetlands, connected to May Creek. Delineation of wetlands would be a requirement of a future development plan. Mitiqation Measures: No mitigation necessary for the proposed rezone. Nexus: Not applicable. 3. Stormwater Impacts: Following a request for additional information by the Environmental Review Committee, the applicant submitted a letter from Peterson Consulting Engineers, dated May 30, 2000(attached). The report includes recommendations for two alternatives for potential drainage control. Both alternatives propose on-site detention near the northwest property corner. Discharge from this location would be routed southerly to the valley floor in a pipeline laid on top of the ground to preclude the need for clearing and to minimize disruption of slopes. Two locations for this pipeline are proposed(see plan included herewith). Mitigation Measures: No mitigation necessary for the proposed rezone. Nexus: Not applicable. 4. Plants Impacts: The site is heavily vegetated with native, mixed deciduous and evergreen trees, shrubs, and groundcover. The property is part of a naturally occurring ravine that has May Creek running through it from beyond the City limits to Lake Washington. No impacts to plants are anticipated by the rezone that has been requested. Forest vegetation is the largest cover category in the May Creek Basin, at approximately fifty-one percent of the total area (May Creek Current and Future Conditions report, dated August 1995). Mitigation Measures: No mitigation necessary for the proposed rezone. ercreport2.doc .City of Renton PB/PWDepartment Envi ental Review Committee Staff Report THARP REZONE LUA-00-051,R,ECF REPORT AND DECISION OF JULY 7,2000 Page7 of9 Nexus: Not applicable. 5. Wildlife Impacts: The delta reach of the Lower Basin of May Creek, downstream from the proposed rezone property,is used by low numbers of spawning steelhead and cutthroat trout, and chinook, coho, and sockeye salmon. Herons, mallards, coots, and other waterfowl have been observed using this reach, as well as deer(May Creek Current and Future Conditions report, dated August 1995). The canyon reach of the Lower Basin, the location of the subject property,is more important from a fisheries standpoint This reach is heavily used by sockeye salmon and adfluvial cutthroat trout, but is used less by coho and chinook salmon and steelhead trout The large pools in this reach of May Creek provide the most habitat diversity of the system and probably the best rearing habitat available for all overwintering salmonids in the mainstem of May Creek. Although the riparian habitat has been greatly modified by historic timber harvesting and negatively affected by increased sedimentation and high flows caused by upstream development, the canyon reach contains relatively good fish habitat of value to the Lake Washington system and is therefore designated a Locally Significant Resource Area(May Creek Current and Future Conditions report, dated August 1995). Mitigation Measures: No mitigation necessary for the proposed rezone. Nexus: Not applicable. 6. Parks and Recreation Impacts: The current City of Renton Park, Recreation and Open Space Master Plan (1992), includes recommendations for the North Planning Area of the City of Renton. These recommendations address May Creek Open space in the following manner: "This proposed open space area could consist of approximately 650 acres of land and is located on both sides of May Creek. The boundary of the park would generally follow the top of the hillsides and encompass the entire creek basin. The May Creek open space area consists primarily of steep wood hillsides. Currently (1992), King County owns about 122 acres of this area. The County recently passed an open space bond measure that would provide funding for further open space acquisition in the May Creek Area. It is recommended that the City and County work together to acquire further land in this area." A portion of the proposed rezone area may be included in the above referenced potential acquisition area. An assessment of park and recreation needs in the area would be made at the time a development proposal was submitted, however, a Park Mitigation Fee may be required at the time of recording a plat or issuance of a building permit. On May 23, 2000, a copy of a letter from Glenn Kost, Manager, Capital Improvement Program, Community Services, was received by staff. The letter was written in response to an inquiry by a neighbor of the proposed rezone property. Mr. Kost's letter stated that the City of Renton has been acquiring property along May and Honey Creeks for many years. A majority of land along May Creek, between 1-405 and Coal Creek Parkway SE(Duvall Avenue NE)is now in public ownership. In addition, the letter stated, "The main purpose of these acquisitions has been to preserve the May and Honey Creek greenways in their natural condition. Much of this land is believed to be environmentally sensitive, with erosion hazards, landslide-prone areas, wildlife habitat, floodplains, and wetlands,predominating the area." Mitigation Measures: No mitigation necessary for the proposed rezone. ercreport2.doc • ,City of Renton P/B/PW Department Envi 'ental Review Committee Staff Report THARPREZONE LUA-00-051,R,ECF REPORT AND DECISION OFJULY 7,2000 Page8 of9 Nexus: Not applicable. 7. Fire Protection Impacts: No impacts to fire protection are anticipated by the rezone that has been requested. The rezone, however, would ultimately result in development that would increase the need for additional fire protection in the area. Fire Mitigation Fees would be required at the time of recording a plat or issuance of a building permit. Mitigation Measures: No mitigation necessary for the proposed rezone. Nexus: Not applicable. 8. Transportation Impacts: No impacts to transportation are anticipated by the rezone that has been requested. The increase in potential density, however,from one dwelling unit per ten acres (Resource Conservation)to five dwelling units per acre (Residential 5) and one unit per acre (Residential 1),would increase the traffic on local streets in the area. Traffic impacts from a specific development proposed for this site would be evaluated at the time that application is made for site development. It is likely that Transportation Mitigation Fees would be required at the time of recording a plat or issuance of a building permit. Mitigation Measures: No mitigation necessary for the proposed rezone. Nexus: Not applicable. 9. Land and Shoreline Use Impacts: The proposal is to rezone the property from Resource Conservation (RC)to Residential 1 (R-1) and Residential 5 (R-5), in order to permit residential development at higher densities than would be possible with the RC zoning. The RC Zone was established to provide a semi-rural residential zone which conserves open space, lands of local or historical importance for agricultural uses, and critical or resource areas. The RC Zone is further intended to be a low density residential zone which provides separation between areas of more intense urban uses; encourages or preserves semi-rural residential uses; and protects environmentally sensitive areas such as floodplains, wetlands, streams and aquifers, wildlife habitat and geologically hazardous areas. The proposed zoning designation of Residential— 1 du/acre(R-1)Zone was established to provide and protect suitable environments for low density single family residential dwellings and limited farming uses associated the residential use. 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 Residential—5 du/acre(R-5)Zone is intended as an intermediate density residential zone, applied to Residential Single Family areas within one-half(1/2)mile of the King County Urban Growth Area Line and to Residential Rural(RR)areas with no significant environmental constraints. The latter situation appears to apply in the case of the Tharp Rezone. The northern portion of the property is abutting an area of environmental concern located to the south(steeply sloped), but appears to be no more environmentally constrained itself than the abutting property to the north. The Comprehensive Plan designation for the property is Rural Residential (RR). The RC, R-1, and R-5 Zoning designations are all permitted within RR Comprehensive Plan designated areas. The Comprehensive Plan objective of the RR designation is: ercreport2.doc • ,City of Renton PB/PWDepartment Envi ental Review Committee StaffReport THARP REZONE LUA-00-05I,R,ECF REPORT AND DECISION OFJULY 7,2000 Page9 of9 Objective LU-I: Preserve open space and natural resources and protect environmentally sensitive areas by limiting residential development in critical areas, areas identified as part of a city-wide or regional open space network, or agricultural lands within the City. Low density residential development of the property, up to and including five dwelling units per acre,would preserve, to a certain extent,the open space character of the site. The property is naturally divided into two areas of distinct topography. The northwest and north central portions are sloped less than twenty-five percent(25%). The east and south portions are sloped twenty-five percent(25%) or more. For Shoreline Use see section on Water, above. Mitigation Measures: No mitigation necessary for the proposed rezone. 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 July 31, 2000, (14 days from the date of publication). 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. 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Al.:II, ,r i, 1 I I 'yllr, , I I ] I -N ; . 1�, : r ICP�it l I I - / �1,(\ r/�//,r1j.',\ •1 /y'��'1, .I J.�1� J �! _ i`` - 1%i .7' ,i,'14'' 7/ ' \ I I '\\ , r J : ; \I III...'„ ('/I' \`\, 1 I, \\\ \, i -` fil r % 5/ l•i .:'1IiI I'I� / \ \\ / /�( ` IIII\.1 I‘: 1111,, / F I \ • - `L': j ".� • ' �\'' I I it \ 1 1 ,,,, ,�i Jf/ , I I \\ � ( / _ \ � I I r,/ \ •/,: .r • 4. � / .:\ , I \,V1\, _2i --1 , \\: :I -., 1\ _ — )) / / 1'"_tk:,/ I DETERSON IC ONSULTING ENGINEERS May 30, 2000 Ms. Shirley Allen Lazarus Land Corporation 5657 229th Avenue SE Issaquah, WA 98029 RE: Tharp Rezone Potential Drainage Control Options PCE Job No. ALLN-0002 Dear Shirley: We have visited the subject property and reviewed potential drainage outfall options in the field. Based on our field reconnaissance, we envision two alternatives for controlling the drainage from the site. Volume control (i.e. detention) for both alternatives,would likely be provided in the upper portion of the site near the northwest property corner. Discharge from the detention ("R/D") facility would be routed southerly to the valley floor in a pipeline laid on top of the ground to preclude clearing and minimize disruption on the slopes. This technique has been used successfully on many similar applications, for both sanitary sewer and storm drainage, in the Puget Sound area. Each section of the pipe material (e.g. "Driscopipe") is heat fused in the field and results in one continuous pipe without conventional joints that can leak and/or fail over time. We anticipate the actual route would be field located by an engineer from our office, field. surveyed and construction plans developed. The enclosed site plan graphically illustrate the two alternatives. Preferred Option We selected a discharge location near the southeast property corner since it appears to be the most environmentally sensitive. Please consider the following: • The storm drainage outfall can utilize the existing erosion protection/bank stabilization at the existing bridge over May Creek with minor modifications.. (The enclosed photograph illustrates this area.) • Because of the existing erosion protection, work within the ordinary high water mark of the creek could be eliminated. • The relatively flat area just upstream from May Creek could provide velocity attenuation and possibly an opportunity to provide a biofiltration swale prior to discharge into the creek. 4030 LAKE WASHINGTON BLVD. NE, SUITE 200 • KIRKLAND, WASHINGTON 98033 • (425) 827-5874 (425) 822-7216 FAX . Ms. Shirley Allen Lazarus Land Corporation May 30, 2000 Page 2 • A crossing of NE 31 Street would not be required thus minimizing the duration of construction and disruption to traffic. We understand the intervening properties between the Tharp parcel and May Creek are owned by the City(unopened right of way) and King County. If either objects to construction of the outfall line and/or biofiltration swale within their parcel, a secondary alternative is available. Secondary Option This alternative would provide a new roadway culvert near the southwest property corner, under NE 31' Street and outfall into May Creek. This option eliminates the parallel construction through the County parcel and in fact, may eliminate the County property entirely. Our reasons for selecting this as the secondary alternative include: • Work will probably be required within the ordinary high water mark of the creek to install the culvert and erosion protection/bank stabilization. • There is not as much "natural" velocity attenuation area; therefore, artificial methods will probably need to be employed. • The opportunity to achieve biofiltration will be lost. All water quality enhancement will need to occur within the R/D facility. • Traffic on NE 31" Street would be disrupted during installation of the culvert and street repairs. • In summary, it appears a storm drainage outfall line can feasibly be constructed from the probable R/D area of the site to May Creek. The scope of the outfall construction cannot be fully anticipated until a development proposal is known for this property. It is premature to discuss design solutions in more detail with any agencies until a development proposal has been proffered. We are available at any time to discuss possible design solutions with you or the City. In the meantime,if you should have any questions or require additional information,please call me. Sincerely, iPET RSON CONSULTING ENGINEERS,INC. 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' '�J r.{aJ1 , '�� 7 # .- P ,ywy;fF,'Y� 1',., ir" '' 4, .,mot �' .,3 ♦ .1 r / / 1 1. _ _, `•.! idr. _ .•4• ^9 ea O iqj'i y. ..* `y » Yf qq1 , , ` , t}, • ti 1:- . „At 4 i, lc 1 1yYf•Z', ••,may k h, ', ':y; I. 1 9 , : .. S• Ir• r - 7 ° 1'1 r d S ri +..i 1 ; l rri I r �e a t ,r` r t r"- •1 s• t 7,f f t Air • ..-,— -r , + , �, ty ' �r l,t .c 1, N ille �1. 4 4 r�• ' 1 r ;6 t 7. .1 .,+, ;'1"( i � tic., ,-••I • /6 1-4 tf' Ir r6.,,,rjtM}iMIP ` ``r F i, f2 i$y .-r.•.y'u r. ".t /is -W-�� ', ' r�. 4 "��f»�..+11 � O �\v S T+�'' ` I,I`t H B SI , .,,, A .:* 7 L' °.•':. •� bo Ilk . ' le � S 41 , `' e ., .4 ic• ,.• tr •�I y Y �� O x City of enton Department of Planning/Building/Putt k rks ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: bv-e_ t -i'vI1cry, COMMENTS DUE: MAY 15, 2000 APPLICATION NO: LUA-00-051,R,ECF DATE CIRCULATED: MAY 1,2000 APPLICANT: Lazarus Land Corporation PROJECT MANAGER: E'. •-- '- PROJECT TITLE: Tharp Property Rezone WORK ORDER NO: 786 t E E. I U t ■ 'LOCATION: Aberdeen Ave. NE between NE 315c and NE 33rd Streets SITE AREA: 16.33 acres I BUILDING AREA(gross): MAY - 2 2000 IN SUMMARY OF PROPOSAL:The applicant has requested a rezone of the land use classificati o n of - 16.53 acre •ro•erty lwc -d in Northeast Renton from Resource Conservation (RC)to Residential 1 (R-1)and Residential 5(--5). _ �:= >:�:=wp ation line would be determined by location of slopes. The R-5 zone will consist of areas sloped primaril less than • sx=ergot(25%). The R-1 zone will consist of areas sloped primarily twenty-five percent(25%)and greater. Th- • •. -.• -- - - • the City of Renton Environmental Review Committee. A public hearing will be required before the City of Renton Hearing Examiner. 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 _ Preseivation Airport Environment 10,000 Feet 14,000 Feet B. POLICY-RELATED COMMENTS C. CODE-RELATED COMMENTS �i eb fr eiaPI A We have rev' wed this application with particular attention to those areas in which we have expertise and have identified areas of probable impact or areas whe additional info ion is needed to properly assess this proposal. Sign to of Director or Au oriz Representative Date Routin Rev.10/93 t/ City Department of Planning I Building/Pus ENVIRONMENTAL & DEV ELOPMENT APPLICAT"ItiN REVIEW SHEET REVIEWING DEPARTMENT:Co(44Kk click ceikaCO COMMENTS DUE: MAY 15, 2000 APPLICATION NO: LUA-00-051,R,ECF DATE CIRCULATED: MAY 1,2000 ., APPLICANT: Lazarus Land Corporation PROJECT MANAGER: Elizabeth Higgins �c PROJECT TiTLE: Tharp Property Rezone WORK ORDER NO: 78676 �n-oN4 k. 0• �� 1, LOCATION: Aberdeen Ave.NE between NE 31''and NE 33r1 Streets <-1• �� �� O4, SITE AREA: 16.33 acres I BUILDING AREA(gross): N/A r 4'�� ®�` SUMMARY OF PROPOSAL:The applicant has requested a rezone of the land use classification of a 16.53 acre p .••-• + located In Northeast Renton from Resource Conservation(RC)to Residential 1 (R 1)and Residential 5(R-5). The land use cla ' ,44 ation line would be determined by location of slopes. The R-5 zone will consist of areas sloped primarily less than twenty-five per 4t(25%). The R-1 zone will consist of areas sloped primarily twenty-five percent(25%)and greater. The proposed rezone will be reviewed by the City of Renton Environmental Review Committee. A public hearing will be required before the City of Renton Hearing Examiner. 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 impor Information ts Necessary impacts impacts NecessaryImpacts Earth Housing Air Aesthetics Water Light/Glare Plants Recreation , Land/Shoreline Use Utilities Animals Transportation Envimnmenlal Health Public Services Energy/ Historic/Cultural Natural Resources Preservation Airport Environment 10,000 Feel 14,000 Feet B. POLICY-RELATED COMMENTS NO/vc 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 w additional information Is needed to properly assess this proposal. s t/ 37eo gnature of Dire or Autho ed Represen ve Date Rev.10/83 Routing V • 41010 CITY OF RENTON PLANNINGBUILDING/PUBLIC WORKS MEMORANDUM DATE: May 8, 2000 TO: Elizabeth Higgins FROM: Sonja J.Fessersc SUBJECT: Tharp Property Rezone Legal Description Review Bob Mac Onie and I have reviewed the above referenced rezone application and find that the legal description attached to the title report agrees with what is highlighted as the subject property on the Neighborhood Vicinity Map. However, legal descriptions used for city purposes, such as a rezone, should include the appropriate section,township and range. It should be noted that one of the King County Assessor's Account Numbers (334210-3538) listed / on the Land Use Permit Master Application form and in the Transnation Title Insurance Company "" title report, dated March 16, 2000, does not match the number shown on the King County Assessor's lair) Map (334210-3536). It appears that Number 334210-3538 is in error. 9-/A'AO Commenting on the legal description is the extent of our review. Let us know if we can be of further assistance. \U:\SFESSER\THARPRZN.DOC • City of Renton Department of Planni / uilding/Public'.rt.n s ENVIRONMENTAL & DEVELOPMENT PLICATIO EVIEW SHEET REVIEWING DEPARTMENT: notice COMMENTS DUE: MAY 15, 2000 APPLICATION NO: LUA-00-051,R,ECF DATE CIRCULATED: MAY 1,2000 • APPLICANT: Lazarus Land Corporation PROJECT MANAGER: Elizabeth Higgins PROJECT TITLE: Tharp Property Rezone WORK ORDER NO: 78676 LOCATION: Aberdeen Ave. NE between NE 31st and NE 33`d Streets SITE AREA: 16.33 acres I BUILDING AREA(gross): N/A SUMMARY OF PROPOSAL:The applicant has requested a rezone of the land use classification of a 16.53 acre property located in Northeast Renton from Resource Conservation(RC)to Residential 1 (R-1)and Residential 5(R-5). The land use classification line would be determined by location of slopes. The R-5 zone will consist of areas sloped primarily less than twenty-five percent(25%). The R-1 zone will consist of areas sloped primarily twenty-five percent(25%)and greater. The proposed rezone will be reviewed by the City of Renton Environmental Review Committee. A public hearing will be required before the City of Renton Hearing Examiner. 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 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. G _� c2—zoo Signature of Director or Auth 'fed Representative Date Routing Rev.10193 City of nnenton Department of Planning/Building/Publ rks ENVIRONMENTAL 8 DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: ?u 4 4, COMMENTS DUE: MAY 15, 2000 APPLICATION NO: LUA-00-051,R,ECF DATE CIRCULATED: MAY 1,2000 APPLICANT: Lazarus Land Corporation PROJECT MANAGER: Elizabeth Higgins PROJECT TITLE: Tharp Property Rezone WORK ORDER NO: 78676 LOCATION: Aberdeen Ave. NE between NE 31st and NE 33rd Streets SITE AREA: 16.33 acres I BUILDING AREA(gross): N/A SUMMARY OF PROPOSAL:The applicant has requested a rezone of the land use classification of a 16.53 acre property located in Northeast Renton from Resource Conservation(RC)to Residential 1 (R-1)and Residential 5(R-5). The land use classification line would be determined by location of slopes. The R-5 zone will consist of areas sloped primarily less than twenty-five percent(25%). The R-1 zone will consist of areas sloped primarily twenty-five percent(25%)and greater. The proposed rezone will be reviewed by the City of Renton Environmental Review Committee. A public hearing will be required before the City of Renton Hearing Examiner. 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 >C* �‹.- Housing Air Aesthetics _ _ Water �— Light/Glare Plants Recreation S� - Land/Shoreline Use ,.->c fC_ Utilities Animals Transportation _ Environmental Health , ><--_ Public Services Energy/ Historic/Cultural Natural Resources Preservation Airport Environment 10,000 Feet 14,000 Feet _ .1� t+ C�raoers�vca��,00�,d�l4it� N mot •AS u4 6 1J 'S dii albu"t /27:1 ,0-uc, 1PeeSa /9e(eff?•L ..4s.t ..e..tcdieeiciat ht.ri,(77./. --L o-r) - uj �zli�7SisflUe cuecr o -, ( 1 ?coo /02d/v/c - S al-e-Wc*,-x2lo 'hrrdfntt nu4e" / f- ci✓ t' cee/7.6o c 0=!0i/a,c AtrIZA //7 0 a e Z /, d. At 0,9a'AV,u4A-P1 ..10 lau)60-7 //0 oc 7b /dd/4c (z-/) ' ..5. 1,/tick. B. POLICY RELATED COMMENTS �� n_ /�lir!74r cvr.•1 /'2e40 Caoi&-Gr/YIC� ..,14 �l�Z�! `7 c 4eei�) /.„1.(._ 02).0. 0,0 _7s Gx44Fim- 1" d7 i ��� J t%1[.e4 �/'! GY/722a/`�r0.4-3 ! Wf"-- `14/74.7 t%?.te `fC / God haw7�-a�q' - w -%�s irc/�� .. �Gf/r7 S -aiyyl' *M-4-—� p(r-10,r, , - a1ad h.t '1r k.c>1 i40/h a4•74.7or2. aiic GLl-tL - nes/Cie"''f oazSc)ch4$ '�`-lot7stte /OoC/�afehoa as 4hc/ env, enenfaGG /l�+Gt.S ekoz tay) u..cearS . ��T/k- o� d•W/�j e.4 r, Co h4zc/hc/di�CT fs c/a +°4i=h_ iebt ert)5ion azardtaw S--(p ei,aAi l Co . ///47/9/) Y iy ) C. CODE-RELATED COMMENTS t;Firryf or'Co N.unot1r .Sr 47kf3� % 15 ro%ci-eNinkto mp rod// 711,,. Cti„ rf <`�� d no arc o.1ccre aril* m,-lore v / , imii_4 i We have revie ed this application with particular attention to those areas in which we have expertise and have identified areas o probable impact or areas where a 'tional information is needed to properly assess this proposal. ali - //576b Signature of Director or uU rized Reve Date 9 p Routing - Rev.10/93 CITY OF RENTON MEMORANDUM Date: May 4, 2000 To: Elizabeth Higgins From: Kayren K. Kittrick, Plan Review Subject: Tharp Property Rezone LUA-00-051, R, ECF EXISTING CONDITIONS WATER - The proposed rezone is in APA zone 2. There is an existing 8-inch water main stubbed in the existing Monterey Avenue extension. Water service is provided by Coal Creek Water & Sewer District. A water availability form will be required with any application. Any connection charges and fees would be payable to Coal Creek. SEWER - There is an existing 8-inch diameter sanitary sewer in the Monterey Avenue extension. Sanitary sewer service is provided by Coal Creek Water & Sewer District. A water availability form will be required with any application. Any connection charges and fees would be payable to Coal Creek. STORM - Downstream drainage facilities exist in the Stafford Crest Plat. In addition, natural drainage courses traverse neighboring undeveloped property. STREETS — There are existing residential access streets adjacent to the site. Monterey Avenue NE is stubbed to the proposal site. DEVELOPMENT CODE REQUIREMENTS 4,1 WATER, SANITARY SEWER 1. Extension of the utilities to serve any proposed development shall be required to be coordinated with the Coal Creek Water and Sewer District. SURFACE WATER 1. A level one drainage study is required for any development. Water quality treatment sized for the new impervious surfaces subject to vehicular access is required. 2. As the project has direct access to the May Creek Drainage basin, more restrictive retention will be required. Surface water detention requirements for this site shall be limited for the 2 year, 10 year and 100 year storm event to the predeveloped rates for those events, with a 30% safety factor for the 100-year storm event. 3. Erosion control will be designed and monitored by a civil engineer. Weekly reports will be required with comments or recommendations on the function of the erosion control measures. At the end of the project, the engineer shall certify the placement, function, maintenance and removal of the erosion control facilities. Tharp GF • 4. A geotechnical report wan setback recommendations regaruiiig utilities, buildings or roadways will be required of any development on this site. TRANSPORTATION 1. The traffic mitigation fee of $75 per additional generated trip shall be assessed per single family home at a rate of 9.55 trips per the ITE manual. This fee will be due with either a building permit or prior to recording a plat. 2. Full street improvements including, but not limited to paving, sidewalks, curb & gutter, street signs and street lights are required of any development. Secondary emergency access may be required by the Fire Department. 3. All wire utilities shall be installed underground per the City of Renton Undergrounding Ordinance. If three or more poles are required to be moved by the development design, all existing overhead utilities shall be placed underground. PLAN REVIEW No code requirements for improvements nor special conditions for rezone. CC: Neil Watts Tharp GF City of lemon Department of Planning/Building/Publiu vrvikS ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET 14 REVIEWING DEPARTMENT: 5 . .e 1 Ui0S-k-etiva _v__' COMMENTS DUE: MAY 15, 2000 - `O/ kinh. APPLICATION NO: LUA-00-051,R,ECF DATE CIRCULATED: MAY 1,2000 `/, , -'®r"��4 r APPLICANT: Lazarus Land Corporation PROJECT MANAGER: Elizabeth Higgs .� PROJECT TITLE: Tharp Property Rezone WORK ORDER NO: 78676 `� C; ®®® LOCATION: Aberdeen Ave. NE between NE 31st �and NE 33rd Streets 196 SITE AREA: 16.33 acres I BUILDING AREA(gross): N/A SUMMARY OF PROPOSAL:The applicant has requested a rezone of the land use classification of a 16.53 acre property located in Northeast Renton from Resource Conservation(RC)to Residential 1 (R-1)and Residential 5(R-5). The land,use classification line would be determined by location of slopes. The R-5 zone will consist of areas sloped primarily less than twenty-five percent(25%). The R-1 zone will consist of areas sloped primarily twenty-five percent(25%)and greater. The proposed rezone will be reviewed by the City of Renton Environmental Review Committee. A public hearing will be required before the City of Renton Hearing Examiner. 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 &I 44/444.0 dZ(,, ,r/Lf /30770 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. cli/xfUT3 Sig at a of Director or Authorized Representative Dat Roue g Rev.10/93 • City of Re:;'.:.. Department of Planning/Building/Public b , ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: l vtuAs cAa.,-toles COMMENTS DUE: MAY 15, 2000 APPLICATION NO: LUA-00-051,R,ECF DATE CIRCULATED: MAY 1,2000 :,r�� APPLICANT: Lazarus Land Corporation PROJECT MANAGER: Elizabeth Higgins, ,,,,,Lip .�,. F� ®> PROJECT TITLE: Tharp Property Rezone WORK ORDER NO: 78676 `'t,.,,� O q� a.. LOCATION: Aberdeen Ave. NE between NE 31st and NE 33rd Streets �'Vt.. ®®� SITE AREA: 16.33 acres I BUILDING AREA(gross): N/A fvi,N kjo SUMMARY OF PROPOSAL:The applicant has requested a rezone of the land use classification of a 16.53 acre property loed in Northeast Renton from Resource Conservation (RC)to Residential 1 (R-1)and Residential 5 (R-5). The land use classification line would be determined by location of slopes. The R-5 zone will consist of areas sloped primarily less than twenty-five percent(25%). The R-1 zone will consist of areas sloped primarily twenty-five percent(25%)and greater. The proposed rezone will be reviewed by the City of Renton Environmental Review Committee. A public hearing will be required before the City of Renton Hearing Examiner. 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 .5z — i�ttc/( S-/ 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 additional information is needed to properly assess this proposal. St/f_RTO Sign turi.f Director or Authorized Representative Date Routing Rev.10/93 • I • • City of kehron Department of Planning/Building/Public'vvvrlts ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT:F\ Re le,,,) - wawa - COMMENTS DUE: MAY 15, 2000 APPLICATION NO: LUA-00-051,R,ECF DATE CIRCULATED: MAY 1,2000 Crry�RtN�'®N APPLICANT: Lazarus Land Corporation PROJECT MANAGER: Elizabeth HigginsR" Ftlftr, PROJECT TITLE: Tharp Property Rezone WORK ORDER NO: 78676 i y r 2o®o LOCATION: Aberdeen Ave.NE between NE 31st and NE 33rd Streets SITE AREA: 16.33 acres I BUILDING AREA(gross): N/A )Vi'SI(7N SUMMARY OF PROPOSAL:The applicant has requested a rezone of the land use classification of a 16.53 acre property located in Northeast Renton from Resource Conservation(RC)to Residential 1 (R-1)and Residential 5(R-5). The land use classification line would be determined by location of slopes. The R-5 zone will consist of areas sloped primarily less than twenty-five percent(25%). The R-1 zone will consist of areas sloped primarily twenty-five percent(25%)and greater. The proposed rezone will be reviewed by • the City of Renton Environmental Review Committee. A public hearing will be required before the City of Renton Hearing Examiner. 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/ � CA htfr° - We have reviewed this application with particular attention to those areas in which we have expertise and have identified areas of probable impact or areas where additional information is needed to properly assess this proposal. A. A �i Sig a a of Director or Authorized Representative Da Routing Rev.10/93 !/ City of F......on Department of Planning/Building/Public.'..vrks ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: oVs3vvx lG DeU E p V 1vtOMMENTS DUE: MAY 15, 2000 APPLICATION NO: LUA-00-051,R,ECF DATE CIRCULATED: MAY 1,2000 APPLICANT: Lazarus Land Corporation PROJECT MANAGER: • ,v ED PROJECT TITLE: Tharp Property Rezone WORK ORDER NO: 78676 �f LOCATION: Aberdeen Ave. NE between NE 31st and NE 33`d Streets MAY,2"' 20on SITE AREA: 16.33 acres I BUILDING AREA(gross): +/A ECONOMIC DEVELOPMFNT NtiGmbuHHOODS, SUMMARY OF PROPOSAL:The applicant has requested a rezone of the land use classificatio • N''� �Y-.' -•..•:LY�JI':, to gated in Northeast Renton from Resource Conservation(RC)to Residential 1 (R-1)and Residential 5(R-5). The land use classi ica ion line would be determined by location of slopes. The R-5 zone will consist of areas sloped primarily less than twenty-five percent(25%). The R-1 zone will consist of areas sloped primarily twenty-five percent(25%)and greater. The proposed rezone will be reviewed by the City of Renton Environmental Review Committee. A public hearing will be required before the City of Renton Hearing Examiner. 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 f 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 .5 Pr 7 ZPA-c-Itb—iJ M 5 'o • C. CODE-RELATED COMMENTS We have ' ed this appllcatio with particular attention to those areas in which we have expertise and have identified areas of probable impact or areas w addition ' ation is n ed to properly assess this proposal. 519/g0 Signat a of Di or or Autho• ed Representative Date Routing Rev.10/93 CITY OF RENTON ECONOMIC DEVELOPMENT NEIGHBORHOODS, AND STRATEGIC PLANNING MEMORANDUM DATE: May 9, 2000 TO: Elizabeth Higgins FROM: Owen Denniso SUBJECT: Tharp Property Rezone(LUA-00-051,R,ECF) The intent of the Residential Rural designation is to limit residential density in critical areas, areas identified as part of a city-wide or regional open space network, and agricultural lands. According to Policy LU-26, the maximum density in environmentally constrained areas should not exceed one unit per acre. The proposal appears to be consistent with the intent of the designation. Both the R-1 and R-5 Zones implement the Residential Rural land use designation. The area proposed for the R-5 Zone is relatively flat and is no more constrained than the developing R-8 area adjacent to the north. The proposed R-1 Zone would include slopes between 25% and 40%, and those areas greater than 40% slope. The areas mapped as falling between 25% and 40% slope are primarily in the range of about 33%to 35%. The Zoning Map currently uses topographic breaks as zone boundaries along the top and toe of slope east of Talbot Road South and south of South 43`d Street, and along the top of the slope north of the Maple Valley Highway. cc: Betty Nokes • Owe Ind d ut d. sn�► L-4 1etv( c-to `�' pvs Si�rlc. ►r.Avi• tAA 5�v� Lt-ea,k'r fry()too k C, -� • IA DaS C,fMScd.�v ' vu FA-6.4"-4,c- wt rtg4,1 ow* C4.A.ri-44.‘x NWT- • \\CENTRAL\SYS2\DEPTS\EconomicDevelopment\STRATPLN\PLANNING\GREEN-F\Tharp_RZ.doc\od 1,U O (• • /ELOPME CITY OF RE ON ING /JUG ; 0 2000 RE EIVE p LAZARUS . COKPOKATION FAX: To: Elizabeth Higgins From: Shirley Allen Fax (425)430-7300. Pages` 6 Phone (425)430-7382 Date: 07/10/00 Re: Tharp Rezone CC: Jon Nelson I received this report over the weekend and wanted you to have a copy prior to the ERC meeting tomorrow. While it was not a required or requested study,we felt it best to be conservative due to the known level of opposition to change in the neighborhood. Please let me know if there's any additional information that would assist the City in making a decision. - 5657 — 22971-1 AVENUE SE ISSAQUAH. WA 98029 PHONE: (425) 313-1164 FAX: (425) 837-1298 • • ' • Wet/aHdN?soifrces, 416 • Delineation I Mitigation I Restoration/Habitat Creation/Permit Assistance 9505 19th Avenue S.E. Suite 106 Everett,Washington 98208 (425)337-3174 Fax(425)337-3045 • BRIEF WILDLIFE STUDY FOR LAZARUS-MONTEREY WETLAND RESOURCES,INC.PROEM'#00176 Prepared By: Wetland Resources, Inc. 9505 19th Avenue SE, Suite 106 Everett,WA 98208 (425) 337-3174 • For: Lazarus Land Corporation Attn.: Shirley Allen 5657 229th Ave SE Issaquah,WA 98029 June 30, 2000 1.G;Ns 3t$r!r'7 • • • SITE DESCRIPTION Wetland Resources, Inc., performed a wildlife investigation on June 14, 2000 on an, approximate 10-acre site located near the southern terminus of 110'Pl.NE in the city of Renton, WA. The site is located as a portion of Section 32, Township 24N, Range 5E, W.M. The site is proposed to be re-zoned for a residential subdivision. The site is forested with a mixed coniferous and deciduous overstory of red alder, Douglas fir,and big-leaf maple. A steep slope bisects the property from west to east.The northern half of the site is a plateau that occurs at the top of the steep slope. This plateau area would be the single family home development site if the re-zone is granted. As part of the future development proposal, all of the land south of the top of the steep slopes would be designated and protected as a Native Growth Protection Area under the City of Renton's Geologic Hazards Regulations RMC 4-3-050.J. The area of the site that would , be designated as a Native Growth Protection Area contains a nice forest with many mature trees. All of the trees located below the top of the slope would be retained and protected. This portion of the site is across the street(NE 31'St.) from May Creek Park. Designation of this portion of the subject property as Native Growth Protection Area will provide permanent protection of the habitat and essentially increase the size of the wildlife corridor provided by May Creek Park. In addition, the integrity of the habitat provided by May Creek Park and the subject property will be preserved. The subject property has the potential to provide habitat for a wide variety of birds and mammals. The following species of birds were observed on-site: black-capped chickadee, house wren, American robin, and song sparrow. An inactive hawk's nest (probably Cooper's hawk or Sharp-shinned hawk) was observed near the southern property boundary. This nest is located on the portion of the site that would be designated as a Native Growth Protection Area. Black-tailed deer tracks were observed throughout the site. Many more species of birds and small mammals are expected to utilize this site. It appears unlikely that large mammals (other than deer) would utilize this site given its location within the city limits and the extent of the surrounding development. ' . CRITICAL WILDLIFE SPECIES • It does not appear that the subject property is utilized by bald eagles for habitat. No bald eagles or bald eagle nests were observed on site on June 14,2000. According to the City of Renton, the closest known nests to the subject property are on Mercer Island. Mercer 1 . . • Island is approximately 2 to 3 miles northwest of the subject property, across Lake Washington. It also does not appear that any other critical species utilize this site. BALD EAGLE PROTECTION The bald eagle (Haliaeetus leucocephalus) is listed as a threatened species under the Endangered Species Mt by the U.S.Fish and Wildlife Service(USFWS). The bald eagle is also listed as threatened by the Washington Department of Fish and Wildlife(WDFW): Bald eagles are also protected under the Federal Bald and Golden Eagle Protection Act (16 U.S.C. 688-688c), the Migratory Bird Treaty Act, and locally by the Washington State Bald Eagle Protection Rules (WAC 232-12-292) and enabling legislation (RCW 77.12.655). The Endangered Species Act and the Federal Bald and Golden Eagle Protection Act prohibit"take"of any listed species. Take is defined as harass,harm,pursue,hunt,shoot, wound,kill,trap,capture,or collect,or to attempt any of these acts. The term"harm"has been interpreted by the U.S. Supreme Court to apply to the habitat of a listed species. Harm includes"significant habitat modification or degradation where it actually kills or injures wildlife by significantly impairing essential behavior patterns,including breeding, feeding, or sheltering" (Babbitt v. Sweet Home Chapter of Communities for Greater Oregon 115 S.Ct. 2407(1995). A proposal to remove the bald eagle from the list of Endangered and Threatened Wildlife in the lower 48 states was made by the USFWS in July 1999. This proposal is still under review. If the bald eagle is removed from the Federal list, the species will still remain protected from take under the Federal Bald and Golden Eagle Protection Act and other federal,state,and local protection measures. BALD EAGLE HABITAT Washington State has identified the biggest threat,to bald eagles as the continued loss of quality shoreline trees. Typical nest or perch trees are well over 100 years old. The remaining good quality eagle habitat is often on steep, unstable slopes or single trees in residential areas; • Continued residential development and logging of old trees is an ongoing threat to the survival of the bald eagle. The State has defined bald eagle habitat as the following(WAC 232-12-292): 2 Communal Roost: All the physical features surrounding trees used for night roosting that are important to the suitability of the roost for eagle use. These features include flight corridors, sources of disturbance, trees in which eagles spend the night, trees used for perching during arrival or departure and other trees or physical features, such as hills,ridges,or cliffs that provide wind protection. Nest Tree: Any tree that contains a bald eagle nest or has contained a nest. Nest Site: All of the physical features surrounding bald eagle nests that are important to the normal breeding behavior. These features include alternate and potential nest trees, perch trees, vegetative screening, foraging area, frequently used flight paths, and sources of disturbance. Perch Tree: A tree that is consistently used by eagles. It is often close to a nest or feeding site and is used for resting,hunting, consumption of prey,mating display, and as a sentry post to defend a nest. CONCLUSIONS It does not appear that bald eagles are utilizing the subject property habitat. However, the future proposed designation of the entire portion of the subject property below the top of the slope as a Native Growth Protection Area, will provide permanent protection of the large trees that could potentially be utilized by bald eagles in the future. The future proposed designation of the entire portion of the subject property as a Native Growth • Protection Area will maintain the integrity of the forest and wildlife corridor of the subject property and that provided by May Creek Park. Many species of birds and mammals will continue to be able to utilize the habitat. The future proposed designation of a significant portion of the subject property as a Native Growth Protection Area is in keeping with the City of Renton's Critical Area Code No. 4835 as far as maintaining and promoting diversity of species and habitat within the City, coordinating habitat protection with existing open space, maintaining habitat connections, maintaining air and water quality, maintaining erosion control, and maintaining the aesthetic quality of the May Creek Park corridor. �. 3 • • USE OF THIS BRIEF WILDLIFE STUDY This Brief Wildlife Study is supplied to Lazarus Land Corporation as a means of addressing wildlife concerns during the permitting process. This plan is based largely on readily observable conditions, and to a lesser extent, on readily ascertainable No attempt has been made to determine hidden or concealed onditions The work for this plan has conformed to the standard of care employed by wildlife ecologists. The scope of this work did not include any wetland or fish related issues. If you require any further information on this project,please contact me directly at(425) 337-3174. Sincerely, /-6t471Y—"•-•.„ Janet Cowan Wetland Ecologist,Wildlife Biologist Wetland Resources, Inc. 4 05/16/2000 09: 13 425-822-7216 PETERSON CONSULTING PAGE 01 PETERSON CONSULTING • FAX COVER SHEET DATE: May 16, 2000 JOB NO.: ALLN-0002 TO: Elizabeth Higgins PHONE FAX: 425-430-7300 FROM: Jon Nelson PHONE: 425-827-5874 FAX: 425-822-7216 SUBJECT: Tharp Rezone-Legend COPY TO: FAX: FAX: FAX: NUMBER OF PAGES INCLUDING COVER SHEET: 2 ORIGINAL TO FOLLOW: ❑ Regular Mail ❑ Ovemight ® Courier ❑ Original will not be sent Remarks: Elizabeth: Shirley Allen will drop off copies of the map today. • • PLEASE NOTIFY PCE IMMEDIATELY IF YOU DO NOT RECEIVE ALL PAGES THANK YOU 4030 LAKE WASHINGTON BIvD. NE, Sill rt 200 • KI c AN°, WASIIINCTON 96033 • (425) 827-5874 (425) 822-7216 FAx • '� �• - ..- r 1` - ' I \ \ \ \ ^ ._ . .� ./b 1 / ' r�\ I .//y I/ / 1 \ I '»•\,'�'• 4. • 1 \ .., \ \ 1 I k\ 1 .�.. , \ \ 1:1"'��hy 5`I (\ \` r ` ~�1- `\ • I a'i„'t a, \ 1 / � � ��� \ -i -ice \\ �` \ ,..; rr i \ / / �O������� / \ \\ ,;;,' rat,.. j. e: . . . \\ \......\ , :. ;,:i.r: 6_7,-- • • . pEllfjt- \\:\ . a�. a \....../,...-/- e'l \• ..N \ . :. 4.,..',-'. • r/i . \. ...,ts . ....,;i:..,. /` , ti I '. `tip_ _ _— —� /- j ~ \ \ Ji+i} 1 LEGEND 4 ;i .�.-+�� SUBJECT PROPERTY ,31 �w„; ADJACENT PROPERTY W.I. • • CREEK .• .ii " SHORELINE MASTER PROGRAM LIMIT • r'.l 5 METER INTERVAL CONTOUR :.''r`' 1 METER INTERVAL CONTOUR :",�•-. ' • SLOPES 25X AND OVER :'1!:.," —ss ss— EXISTING SEWER ;' —so so- EXISTING STORM • ' `'' WA WA-- EXISTING STORM ❑ STORM CATCH BASIN ;,tee". ,�• • O SEWER MANHOLE 1.', * t • XX STREET NAMES •,'Ii•,. ' , re. .. • ,t,; PARCEL INFORMATION • �". • f 4• i:1'.1 '2'a"+*,tR�d?�' 7 1 tj 8, 7.A sn ,a FiNTI1nsNoo NoSNRi3d 9ZZL-ZZB-SZb ET:60 000Z/9t/S0 Wynnlee Crisp 2100 NE 31st Street Home(425)235-2148 Renton,WA 98056 Office (425)453-5000 wcrisp@ch2m.com FAX (425)462-5957 June 20,2000 Elizabeth Higgins, Sr.Planner Renton Planning,Building,Public Works DEVELOPMENT PLANNING CITY OF RENTON 1055 S. Grady Way Renton,WA 98055 JUN 2.2 2000 RECEIVED Subj: Tharpe Rezone, LUA00-051,R, ECF Dear Ms. Higgins: I have received a copy of your letter advising the applicant that their application for more intensive zoning of Resource Conservation lands has been taken off hold by the City. Thank you for sending it. When will the 14-day period for public review of the new information begin and end, so that comments can be taken into consideration when preparing the revised Staff Report? Am I correct in assuming that the new information submitted by the applicant responds to requests made by the ERC and by the Washington State Department of Transportation(letter from Craig Stone dated May 9, 2000)? Thank you. Sincerely, Wynnlee Crisp ;y CITI _- 3F RENTON Planning/Building/Public Works Department Jesse Tanner,Mayor Gregg Zimmerman P.E.,Administrator June 14,2000 Ms. Shirley Allen Lazarus Land Corp. 5657—229th Ave SE Issaquah,WA 98029 Re: Tharp Rezone, LUA00-051,R, ECF Dear Ms. Allen As I mentioned in my telephone call on June 7, 2000,the above-referenced project is no longer"on hold." It has been rescheduled to go before the Environmental Review Committee(ERC) for a State Environmental Policy Act(SEPA)Threshold Determination on July 11,2000. The public meeting before the Hearing Examiner is now scheduled for August 8,2000. 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. If additional information is required prior to either of these dates,you will be notified. Please contact me at 425-430-7382, if you have any questions. Sincerely Elizabeth Higgins,AICP Senior Planner cc: Mr. John Tharp,Ms.Marilyn Tharp Clise,Ms. Jeanene Tharp/Owners Parties of Record 1055 South!! Grady Way-Renton,Washington 98055 CX2J Thic naner rnntains 50%recycled material 20%post consumer Mr. & Mrs.Wynnlee Crisp Mr. Charles Mapili Mr. Frank Falaniko 2100 NE 31st Street 2316 NE 31st St 2224 NE 31st Street Renton,WA 98056 Renton,WA 98056 Renton,WA 98056 Ms. Sheri Waddinton Resident Mr. Frank Parker 2332 NE 31st Street 2336 NE 31st Street 2415 NE 31st Sstreet Renton,WA 98056 Renton,WA 98056 Renton,WA 98056 Ms. Karen Stein Mr. Sherwood Luther Mr. Todd Anderson 3423 Lincoln Drive NE 3441 Lincoln Drive 3435 Lincoln Drive Renton,WA 98056 Renton,WA 98056 Renton,WA 98056 Mr. Rodney Guest Mr. Stephen Elliott Mr. Paul Miller 3429 Lincoln Drive NE 3624 Jones Avenue 3623 Lincoln Avenue NE Renton,WA 98056 Renton,WA 98056 Renton WA 98056 Elizabeth Higgins, Sr. Planner June 14, 2000 1055 S. Grady Way Renton, Wa. 98055 Re: Tharpe Rezone Dear Ms. Higgins, I would like to make 5 points with respect to the May 22 letter from Inslee, Best, Doezie&Ryder. 1. The May 22 letter aimed at the May 23 ERC meeting adversely.affects the City's Appearance of Fairness. This was inappropriate of the applicant. 2. The letter cites a case that supports the applicant's view that the development does not have to be taken into account. There are also court decisions that state you do need to take the development into account. In this case it is clear that a development will follow so it is not appropriate to do the environmental review piecemeal. As one court found in a similar case, an EIS should be required before"the project builds momentum and cannot be stopped". 3. The letter states, " The proposed rezone is not materially detrimental to the public welfare or to the property in the vicinity." I own property on both East and West sides of the site. It would be materially detrimental to me for financial reasons and for the loss of environmental health of this very narrow valley. 4. The letter states, "The erosion potential is relatively low, if no disturbance occurs to vegetation on steep slopes." Most of the site is steep, sensitive and protected slopes. The letter also states, "the City will require that the portion of the property containing steep slopes be placed in a native growth protection easement." How is this being addressed by City Staff? 5. There are also court decisions against spot zoning areas like this valley, which is being preserved by King County, Newcastle and Renton due to its environmental value. A rezone will create a"peninsula" of higher density surrounded on three sides by RC zoning and park land. Rezoning of this parcel will take away 1/2 the cross section of the protected valley, and be mismatched to the surrounding land. Here are my recommendations in order of preference: 1. Deny the rezone for preservation of property values, preservation of the environment (see technical reasons on prior letters). 2. Require an EIS now based on the"obvious" development that will follow (court decisions support this action). 3. Require native growth protection on all steep slopes, 25%-100%. Or, at least all slopes within 100' of Protected slopes. Sincerely, CITY OF ReNtIOA. Charles Mapili R E#E b 2316 NE 31 st St J U N 14 2000 Renton, WA. 98056 BUILDING DIVISION 6 Cti ° City of Renton ® ♦ ,� • Development Services Division 1055 South Grady Way, 6th Fir Renton, WA 98055 Date: June 2, 2000 TO: Shirley Allen FROM: Elizabeth Higgins, Sr. Planner Lazarus Land Corp Development Services Div. Development/Planning Phone: (425) 313-1164 Phone: (425) 430-7382 Fax: (425) 837-1298 Fax Phone: (425) 430-7300 ISUBJECT: Tharp Rezone ' Number of pages including cover sheet: I / REMARKS: ❑ Original to El Urgent El As ❑ Please ® For your be mailed Requested Comment review Shirley— I received the package, delivered yesterday by Mr. Allen, but maps have not been re- ceived yet. Also, will you please.check with your title company to make sure that the parcels they have in- cluded in the policy are the correct ones? They cite tax parcel nos. 334510-0031-09 and 334210-3538-04. I think it should be parcel nos. 0031 and 3536. You may need to provide a revised policy and underlying documents to include parcel 3536. Thank you Call if you have questions. • Ahead of the curve �`cY O o a�, City of Renton ♦ iR L♦ Development Services Division � o< 1055 South Grady Way, 6th Fir Renton, WA 98055 Date: August 3, 2000 TO: Shirley Allen FROM: Elizabeth Higgins, Sr. Planner Lazarus Land Corp Development Services Div. Development/Planning Phone: (425) 313-1164 Phone: (425) 430-7382 Fax: (425) 837-1298 Fax Phone: (425) 430-7300 ISUBJECT: Tharp Rezone I Number of pages including cover sheet: 20 REMARKS: ❑ Original to ❑ Urgent ❑ As E Please ® For your be mailed Requested Comment review • Cover letter • ERC staff report crti few' Ahead of the curve •• CIT OF RENTON '* ..1 • ley Allen • ���:':� st 3;2000 . ..� Planning/Building/Public Works Department Jesse T mayor Gregg Zimmerman RE.,Administrator August 3, 2000 Ms'. Shirley Allen Lazarus Land Corp. 5657-229t Ave SE'. Issaquah,WA 98029 • Re: Tharp Rezone,LUA00-051,R,ECF Dear Ms.Allen I received"your message yesterday,but was unable to return your call. Since then I have had the following thoughts and would appreciate speaking with you after you have read over the staff report prepared for the second Environmental Review Committee meeting to discuss this proposed action. his included herewith. I realized after hearing your message that you may not have obtained a copy of it previously. I am faxing.both,this letter and the report so that you may have the most amount of time available to you to prepare for the hearing,which is still scheduled for Tuesday,August 8, 2000..If you feel that you need additional time to prepare,you may ask for a continuance. You stated in your message that you thought you"had staff support of your proposal." I can assure you that staff supports your right, as representative of the land owners,to request a land use action. This is the owners' due process right. What you must also recognize,however, is that there are many factors that have been considered by several reviewing departments of the City and the Environmental Review Committee(ERC),'in addition to Current Planning Staff. In the letter sent to you dated May 24, 2000,you weregiven the following information: "The ERC is concerned about steep slopes on the property and felt that inadequate information had been received as to their stability,in both developed and undeveloped conditions. For this reason,please provide a full geotechnical study and report that addresses not only grade of slopes,but soil type, subsurface water flow, and other issues typically related to slope stability. In addition,the"top of slope"line must be defined on the topographic map. To this line, please add recommendations by the geotechnical engineer for setbacks from the top of the slope if single family residential development were to be proposed in the future. Finally, although no development has been proposed,please ask the civil engineer to recommend how surface water control measures could be,constructed if a development plan were to be submitted for this property." Your deliberate separation of a development proposal from the rezone action was intended to result in a Determination of Non-Significance for the rezone request,which was achieved. The refusal of the ERC to make a determination at the initial meeting,based on these clearly expressed concerns, should have indicated to you their concern about making that decision. • 1055 South Grady Way-Renton,Washington 98055 This paper contains 50%recycled material.20%post consumer Ms. Shirley Allen August 3, 2000 Page 2 of 2 Finally, I believe the review of the rezone criteria,which was based on input from all the various departments of the City as well as my supervisors, clearly states the facts of the situation and will be presented to the Hearing Examiner as such. Sincerely Elizabeth Higgins,AICP Senior Planner - Copy: Shirley Allen Jennifer Toth Henning file STAFF City of Renton REPORT Department of Planning/Building/Public Works ENVIRONMENTAL REVIEW COMMITTEE A. . BACKGROUND ERC Meeting Date: July 11,2000[This is the second meeting of the ERC to discuss this project The initial discussion took place on May 23, 2000. At that meeting the ERC deferred making a decision and requested additional information. This revised staff report includes the additional information provided by the applicant New information,including that obtained from other sources, is indicated in bold italics.] Project Name: Tharp Rezone Project Number: LUA00-051, R, ECF Planner: Elizabeth Higgins,AICP; Senior Planner Project Description: The applicant requests a State Environmental Policy Act (SEPA) Environmental Review in order to rezone a property from Resource Conservation (RC)to Residential 1 (R-1) and Residential 5 (R-5). The property consists of two tax parcels totaling approximately 10.3 acres(the property may be larger, up to 16.33 acres. Conflicting information has been submitted]. The property is located in the May Creek Basin in northeast Renton. Land to the north has been developed for single family residential at approximately eight dwelling units per acre. Land to the east and west is low density single family residential, with little development to date. The May Creek Greenway may abut the property to the south. May Creek is in the proximity of the property and City of Renton inventoried wetlands may be located on or near the property. The property is heavily treed and covered with native vegetation. The property would be accessed from Monterey Court NE,which has been extended to the property, as have utilities. The proposed R-5 Zone area would.consist of approximately 3.58 acres with slopes less than twenty-five percent(25%). The remainder of the property, • approximately 6.72 acres, is generally sloped twenty-five percent(25%) or greater and would be zoned R-1. A portion of the proposed R-1 zone, approximately 0.35 acre located in the southeast corner of the property, is sloped between twenty-two percent(22%) and thirty.percent(30%). Access to this portion would be limited, however, due to the steep slopes(sixty to seventy percent)to the north,west, and south, privately owned land to the east, and the May Creek Greenway to the south. Project Location: In northeast Renton, between Lincoln Ave NE and Aberdeen Avenue NE and between NE 31st Street and NE 33rd Place Exist. Bldg. Area gsf: N/A Site Area: 10.3acres(as shown on plan), 13.05 acres(geotechnical engineering report), or 16.33 acres(as indicated on tax records and Master Application) ercreport2.doc City of Renton P/B/PWDepartment', _ in, nmental Review Committee Staff Report THARP REZONE LUA-00-051,R,ECF REPORT AND DECISION OFJULY 7,2000 • Page2 of • B. RECOMMENDATION Based on analysis of probable impacts from the proposal, staff recommend that the Responsible Officials make the following Environmental Determination: v DETERMINATION OF DETERMINATION OF NON-SIGNIFICANCE NON-SIGNIFICANCE-MITIGATED. v Issue DNS with 14 day Appeal Period. 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 • No mitigation measures are proposed. 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. Although no development proposal has been submitted in conjunction with the proposed rezone, it can be assumed that the purpose of the rezone is to increase the potential of the property for future development. The corresponding increase in the City's responsibility to provide service to land with a higher carrying capacity than the existing zoning should be noted as part of the consideration of the proposed rezone. Therefore, while no specific of impacts of higher density development on the property can be considered as part of this rezone, the following departmental notes regarding future utility service to the property are included as part of this report. Plan Review Water Service (existing): 1. The proposed rezone area is in Aquifer Protection Area Zone Two. 2. There is an 8-inch water main stubbed in the existing Monterey Court NE extension. - 3. Water is provided to this area by the Coal Creek Water&Sewer District. Water Service (future): 4. Extension of the utilities to serve any proposed development shall be required to be coordinated with the Coal Creek Water and Sewer District. 5. A water availability form will be required with any application. 6. Any construction charges and fees would be payable to Coal Creek. Sanitary Sewer Service(existing): 1. There is an existing 8-inch diameter sanitary sewer in the Monterey Court NE extension. 2. Sanitary sewer services is provided to the area by Coal Creek Water&Sewer District. A sewer availability form will be required with any application.Any construction charges and fees would be payable to Coal Creek. Sanitary Sewer Service(future): 3. Extension of the utilities to serve any proposed development shall be required to be coordinated with the Coal Creek Water and Sewer District. 4. A water availability form will be required with any application. ercreport2.doc City of Renton PB/PWDepartment r. nmental Review Committee StaffReport THARP REZONE L UA-00-051,R,ECF REPORT AND DECISION OFJULY 7,2000 . Page3 of9 5. Any construction charges and fees would be payable to Coal Creek. Surface Water Control (existing): 1. Downstream drainage facilities exist in the Stafford Crest Plat. 2. Natural drainage courses traverse neighboring undeveloped property. Surface Water Control (future): 3. A Level One Drainage Study is required for any development. 4. Water quality treatment sized for the new impervious surfaces subject to vehicular access is required. 5. As the project has direct access to the May Creek Drainage Basin, more restrictive retention will be required. Surface water detention requirements for this site shall be limited for the 2 year, 10 year, and 100 year storm event to the predeveloped rates for those events,with a 30% safety factor for the 100-year storm event. 6. Erosion control will be designed and monitored by a civil engineer. Weekly reports will be required with comments or recommendations on the function of the erosion control measures. At the end of the project, the engineer shall certify the placement,function, maintenance and removal of the erosion control facilities. Streets (existing): 1. There are existing residential access streets adjacent to the site. 2. Monterey Court NE is stubbed to the proposed rezone property. Streets (future): 3. The traffic mitigation fee of$75 per additional generated trip shall be assessed per single family home at a rate of 9.55 trips per the ITE manual. This fee will be due with either a building permit or prior to recording a plat. 4. Full street improvements including, but not limited to paving, sidewalks, curb&gutter, street signs and street lights are required of any development. 5. Secondary emergency access may be required by the Fire Department. 6. All wire utilities shall be installed underground per the City of Renton Undergrounding Ordinance. If three or more poles are required to be moved by the development design, all existing overhead utilities shall be placed underground. Washington State Department of Transportation 1. While the rezone of the property does not appear to impact nearby state highway facilities, the WSDOT is concerned that future development may. 2. WSDOT recommends that a traffic study be prepared with regards to any future development based on this rezone action. Economic Development 1. The intent of the Residential Rural Comprehensive Plan designation is to limit the residential density in critical areas, areas identified as part of a city-wide or regional open space network, and agricultural lands. 2. According to Policy LU-26,the maximum density in environmentally constrained areas should not exceed one unit per acre. 3. The area proposed for the R-5 Zone is relatively flat and is no more constrained than the developing R-8 area adjacent to the north. 4. The proposed R-1 Zone would include slopes between 25% and 40%; and those areas greater than 40% slope. Parks and Recreation 1. The Resource Conservation Zone is intended to be a low density residential zone which provides a separation between more intense urban uses and protects environmentally sensitive areas, such as floodplains,wetlands, streams, and aquifers,wildlife habitat and geologically hazardous areas—All of which are included along the May Creek Corridor. The maximum density is one dwelling unit for every ten acres, as compared to 1 du/ac(R-1) and 5du/ac(R-5). 2. The Cities of Renton and Newcastle, and King County, have been assembling properties for over twenty years to preserve the May Creek Corridor. The creek is an anadromous stream, hillside rich in wildlife habitat, and the soils relatively unstable and prone to failure. 3. Policy LU-12—Residential development should be limited in community separator areas and environmentally sensitive areas such as 100 year floodways, high risk coal mine areas and hazardous landslides and erosion areas. 4. The area on May Creek is classified as high risk erosion hazard (map 8-6, prepared by GeoEngineers, 11/17/91) and high landslide potential (map 8-7, prepared by GeoEngineers, 11/17/91). ercreport2.doc • City ofRenton PB/PW Department ' mental Review Committee Staff Report THARP REZONE LUA-00-051,R,ECF REPORT AND DECISION OFJULY 7,2000 ..Page4 of9 5. Policy LU-271 —The function of Community Separators should be to protect environmentally sensitive or critical areas. - - - 6. The current zoning, RC, and density of 1 du/10 ac is consistent with the long range plan the City, Newcastle, and King County have been following in preserving habitat, open space, and urban separator along the May Creek Corridor. 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 Impacts: The proposed rezone area varies widely in slope. The upper area, of approximately 3.58 acres, consists of slopes between four and twenty-five percent. These slopes are similar to those in the developed area adjacent to the proposed rezone property. The lower area, approximately 6.72 acres, has grades of twenty-five percent or greater, up to and more than forty percent. An exception is an area of approximately 0.35 acre located in the southeast corner of the property. This area has slopes that are more gentle, of approximately twenty-two percent (22%)to thirty percent (30%). Slopes of from twenty-five to forty percent are classified as"sensitive slopes" in the Renton Municipal Code. Slopes of forty percent or more,with a vertical rise of fifteen feet or more, are classified as"protected slopes" in the Renton Municipal Code. In addition to grade, soil type is a significant factor in determining slope stability. The applicant has submitted "preliminary geotechnical conclusions" by Geotech Consultants, Inc., in a letter dated May.18, 2000. Several borings were made and analyzed within the proposed rezone area. No soils information as to type was provided however. A full geotechnical engineering report would be required if development was proposed in the future.The environmental checklist submitted with the application indicates that"Alderwood" (AgC) soils are present on the property. Consistent with the environmental checklist,the U.S. Department of Agriculture Soil Conservation Service (SCS) Soil Survey for King County indicates that"Alderwood gravelly sandy loam, 6 to 15% slope,"series soils may be present on the north portion of the property, but SCS Soil Survey also states that the south portion may consist of"Alderwood and Kitsap soils, very steep" (AkF). AkF soils are characterized by runoff that is rapid to very rapid and erosion hazard that is"severe to very severe." The slippage potential is considered to be "severe." The Alderwood and Kitsap soil series is not recommended for urban development. The applicant has proposed delineating the two zones, Residential 1 (R-1) and Residential 5 (R-5), according to slope. The portion of the property with slopes less than twenty-five percent would be R-5. The area with slopes twenty-five percent or greater would be R-1. Staff concurs that the slope to density ratio is a logical tool to use as a designator of zone classification. The use of topographic breaks as zone boundaries is consistent with zones developed elsewhere in the City. For example, along the top and toe of the slope west of Talbot Road South and south of South 43rd Street, and along the top of the slope north of the Maple Valley Highway. Future development must adhere to Renton Municipal Code, including the Sensitive Areas Ordinance,for development of sloped areas. There is concern, however, regarding the stability of steeper slopes, particularly where poorly drained soils may be present. The proximity of May Creek to the proposed rezone area is an additional concern (see section on Water, below). While these issues are not factors of the environmental impacts of the proposed rezone per se,they are directly related to method of determining the areas that would be designated either R-1 or R-5. In addition,the rezone should be based on the assumption that the property could generally be developed to the densities proposed. The existing zone designation, Resource Conservation (RC),may be more appropriate for the steeply sloped portion of the property,that also may have unstable soils, because the purpose of the RC Zone is to be a low density residential zone that"protects...geologically hazardous areas" (RMC 4-2-020B). ercreport2.doc City of Renton PB/PWDepartment ! n .mental Review Committee Staff Report THARP REZONE LUA-00-051,R,ECF REPORT AND DECISION OFJULY 7,2000 PageS of 9 Because the proposed rezone would increase the development potential of the land and thereby increase potential erosion,sedimentation, and hazard from landslides, site specific geotechnical studies would be required for development of the property. Following a request for additional information by the Environmental Review Committee, the applicant submitted a Geotechnical Engineering Study by Geotech Consultants, Inc., dated May 31, 2000. The report includes recommendations for general earthwork, design criteria for foundations, and retaining walls, and recommendations for slope setbacks and erosion control during potential,but as yet unspecified, future development. The geotechnical engineering report assumes that development will only occur on the northern one-third of the property. The'report states that single family residences can be supported on conventional,foundations, following excavation of 3 to 5 feet below existing grade in order to expose competent soils. The report further recommends that structures should be set back from the greater than forty percent slopes a minimum of twenty-five(25)feet. An undisturbed buffer, of a minimum ten(10) feet,should be provided at the crest of the slope to prevent disturbance of the slope during construction and grading, including for utilities. A "highly visible"construction fence should be installed early in the clearing process. The highly silty soils may make infiltration difficult and no infiltration systems should be located closer than twenty-five(25) feet to the crest of the steep slopes. The fine-grained,silty nature of some of the on-site soils may add to the difficulty of grading and foundation construction during wet weather. The geotechnical report confirms staff's correction of the Environmental Checklist as to the presence of soils having severe erosion hazard on steep slopes. Regarding erosion control during construction, a silt fence is recommended to be installed downslope of disturbed areas. Existing vegetation should be maintained until construction of roads and structures will immediately follow. Rocked construction access roads should be extended into the site to reduce the amount of soil carried off the property by trucks and equipment. Following rough grading, it maybe necessary to mulch the bare areas that will not be immediately covered with impervious surfaces. On May 19, 2000, the Economic Development, Neighborhoods, and Strategic Planning Division amended their previous comments, which are in the "Notes to Applicant"section (above): "The areas mapped as falling between 25% and 40%slope are primarily in the range of about 31% to 35%. While the proposed rezone of the steeper portion to R-1 is not inconsistent with the policy direction for the Residential Rural designation, there does not appear to be a compelling reason to increase the zoned density. The additional density cannot be transferred to the area proposed for R-5. Further, it also raises issues of access and the potential risks of slope instability to development and to the May Creek habitat below." Mitigation Measures: No mitigation necessary for the proposed rezone. Nexus: Not applicable 2. Water Impacts: The southern boundary of the proposed rezone area is near May Creek at NE 31st Street.The southern portion of the property lies within 200 feet of May Creek. The mainstem of May Creek has been inventoried ("Critical Areas Inventory, City of Renton Wetlands and Stream Corridors", June 1991) as a salmonid habitat for Chinook, coho, and sockeye salmon. ercreport2.doc City of Renton PB/PW Department :t mental Review Committee Staff Report THARP REZONE L UA-00-051,R,ECF REPORT AND DECISION OF JULY 7,2000 Page6 of 9 The vicinity of the property proposed for rezone is located in the Lower Basin Subarea of the May Creek Drainage Basin. The May Creek Current and Future Conditions report, dated August 1995 funadopted by the City of Renton],states that the area has a medium to high recharge potential. Gypsy Creek flows into May Creek east of the subject property. Other streams that are associated with this reach of May Creek are Honey Creek, Newport Hills Creek, and Boren Creek(which includes China Creek and outflow from Lake Boren). The Lower Basin has degraded water quality conditions due primarily due to urbanization. Much of the development of the area predates required stormwater control measures. Elevated concentrations of metals that have been measured in the Lower Basin are probably the result of runoff from large areas of impervious surfaces. The location of May Creek was corrected on the plan submitted by the applicant. This correction moves the Creek closer to the southern boundary of the property and increases the amount of the site that is within the 200 foot shoreline jurisdiction area. May Creek,from its mouth at Lake Washington to its intersection with NE 31st Street, is regulated under the City of Renton Shoreline Master Program. Currently,the required setback from May Creek in this area is 25'. In 1999, however,the Chinook salmon was listed by the federal government as an endangered species. Because May Creek has been identified as a Chinook habitat, new regulations, including increased buffers may be put in place. A Shoreline Permit would be required if development is proposed on property within 200 feet of the Ordinary.High Water Mark of May Creek. In addition,two inventoried wetlands, W-23 and W-26 on the City of Renton Critical Areas Inventory, June 1991, are located on, or near,the proposed rezone area. They are permanent(as opposed to seasonal)wetlands, connected to May Creek. Delineation of wetlands would be a requirement of a future development plan. Mitigation Measures: No mitigation necessary for the proposed rezone. Nexus: Not applicable. 3. Stormwater Impacts: Following a request for additional information by the Environmental Review Committee, the applicant submitted a letter from Peterson Consulting Engineers, dated May 30, 2000(attached). The report includes recommendations for two alternatives for potential drainage control. Both alternatives propose on-site detention near the northwest property corner. Discharge from this location would be routed southerly to the valley floor in a pipeline laid on top of the ground to preclude the need for clearing and to minimize disruption of slopes. Two locations for this pipeline are proposed(see plan included herewith). Mitigation Measures: No mitigation necessary for the proposed rezone. Nexus: Not applicable. 4. Plants Impacts: The site is heavily vegetated with native, mixed deciduous and evergreen trees, shrubs, and groundcover. The property is part of a naturally occurring ravine that has May Creek running through it from beyond the City limits to Lake Washington. No impacts to plants are anticipated by the rezone that has been requested. Forest vegetation is the largest cover category in the May Creek Basin, at approximately fifty-one percent of the total area (May Creek Current and Future Conditions report, dated August 1995). Mitigation Measures: No mitigation necessary for the proposed rezone. ercreport2.doc City of Renton PB/PWDepartment nmental Review Committee Staff Report THARP REZONE LUA-00-051,R,ECF REPORT AND DECISION OFJULY 7,2000 Pagel of 9 Nexus: Not applicable. 5. Wildlife Impacts:. The delta reach of the Lower Basin of May Creek, downstream from the proposed rezone property,is used by low numbers of spawning steelhead and cutthroat trout, and chinook, coho, and sockeye salmon. Herons, mallards, coots, and other waterfowl have been observed using this reach, as well as deer(May Creek Current and Future Conditions report, dated August 1995). The canyon reach of the Lower Basin, the location of the subject property, is more important from a fisheries standpoint This reach is heavily used by sockeye salmon and adfluvial cutthroat trout, but is used less by coho and chinook salmon and steelhead trout The large pools in this reach of May Creek provide the most habitat diversity of the system and probably the best rearing habitat available for all overwintering salmonids in the mainstem of May Creek. Although the riparian habitat has been greatly modified by historic timber harvesting and negatively affected by increased sedimentation and high flows caused by upstream development, the canyon reach contains relatively good fish habitat of value to the Lake Washington system and is therefore designated a Locally Significant Resource Area(May Creek Current and Future Conditions report, dated August 1995). • Mitigation Measures: No mitigation necessary for the proposed rezone. Nexus: Not applicable. 6. Parks and Recreation Impacts: The current City of Renton Park, Recreation and Open Space Master Plan (1992), includes recommendations for the North Planning Area of the City of Renton. These recommendations address May Creek Open space in the following manner: "This proposed open space area could consist of approximately 650 acres of land and is located on both sides of May Creek. The boundary of the park would generally follow the top of the hillsides and encompass the entire creek basin. The May Creek open space area consists primarily of steep wood hillsides. Currently(1992), King County owns about 122 acres of this area. The County recently passed an open space bond measure that would provide funding for further open space acquisition in the May Creek Area. It is recommended that the City and County work together to acquire further land in this area? A portion of the proposed rezone area may be included in the above referenced potential acquisition area. An assessment of park and recreation needs in the area would be made at the time a development proposal was submitted, however, a Park Mitigation Fee maybe required at the time of recording a plat or issuance of a building permit. On May 23, 2000, a copy of a letter from Glenn Kost, Manager, Capital Improvement Program, Community Services, was received by staff. The letter was written in response to an inquiry by a neighbor of the proposed rezone property. Mr. Kost's letter stated that the City of Renton has been acquiring property along May and Honey Creeks for many years. A majority of land along May Creek, between 1-405 and Coal Creek Parkway SE(Duvall Avenue NE) is now in public ownership. In addition, the letter stated, "The main purpose of these acquisitions has been to preserve the May and Honey Creek greenways in their natural condition. Much of this land is believed to be environmentally sensitive, with erosion hazards, landslide prone areas, wildlife habitat, floodplains, and wetlands,predominating the area." Mitigation Measures: No mitigation necessary for the proposed rezone. ercreport2.doc • Ciiy ofRenton PB/PW Department _ nmental Review Committee Staff Report THARP REZONE LUA-00-051,R,ECF REPORT AND DECISION OFJULY 7,2000 ..Page8 of9 Nexus: Not applicable. 7. Fire Protection Impacts: No impacts to fire protection are anticipated'by the rezone that has been requested. The rezone, however, would ultimately result in development that would increase the need for additional fire protection in the area. Fire Mitigation Fees would be required at the time of recording a plat or issuance of a building permit. Mitigation Measures: No mitigation necessary for the proposed rezone. Nexus: Not applicable. 8. Transportation Impacts: No impacts to transportation are anticipated by the rezone that has been requested. The increase in potential density, however, from one dwelling unit per ten acres (Resource Conservation)to five dwelling units per acre (Residential 5) and one unit per acre (Residential 1),would increase the traffic on local streets in the area. Traffic impacts from a specific development proposed for this site would be evaluated at the time that application is made for site development. It is likely that Transportation Mitigation Fees would be required at the time of recording a plat or issuance of a building permit. Mitigation Measures: No mitigation necessary for the proposed rezone. Nexus: Not applicable. 9. Land and Shoreline Use Impacts: The proposal is to rezone the property from Resource Conservation (RC)to Residential 1 (R-1) and Residential 5 (R-5), in order to permit residential development at higher densities than would be possible with the RC zoning. The RC Zone was established to provide a semi-rural residential zone which conserves open space, lands of local or historical importance for agricultural uses, and critical or resource areas. The RC Zone is further intended to be a low density residential zone which provides separation between areas of more intense urban uses; encourages or preserves semi-rural residential uses; and protects environmentally sensitive areas such as floodplains, wetlands, streams and aquifers,wildlife habitat and geologically hazardous areas. The proposed zoning designation of Residential— 1 du/acre(R-1)Zone was established to provide and protect suitable environments for low density single family residential dwellings and limited farming uses associated the residential use. 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 Residential—5 du/acre(R-5)Zone is intended as an intermediate density residential zone, applied to Residential Single Family areas within one-half(1/2)mile of the King County Urban Growth Area Line and to Residential Rural(RR) areas with no significant environmental constraints. The latter situation appears to apply in the case of the Tharp Rezone. The northern portion of the property is abutting an area of environmental concern located to the south(steeply sloped), but appears to be no more environmentally constrained itself than the abutting property to the north. The Comprehensive Plan designation for the property is Rural Residential (RR). The RC, R-1, and R-5 Zoning designations are all permitted within RR Comprehensive Plan designated areas. The Comprehensive Plan objective of the RR designation is: ercreport2.doc City of RentonPB/PWDepartment 'mental Review Committee StaifReport THARP REZONE LUA-00-051,R,.ECF REPORT AND DECISION OFJULY 7,2000 .Page9 of 9 Objective LU-I: Preserve open space and natural resources and protect environmentally sensitive areas by limiting residential development in critical areas, areas identified as part of a city-wide or regional open space network, or agricultural lands within the City. Low density residential development of the property, up to and including five dwelling units per acre,would preserve, to a certain extent,the open space character of the site. The property is naturally divided into two areas of distinct topography: The northwest and north central portions are sloped less than twenty-five percent(25%). The east and south portions are sloped twenty-five percent(25%) or more. For Shoreline Use see section on Water, above. Mitigation Measures: No mitigation necessary for the proposed rezone. 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 July 31, 2000, (14 days from the date of publication). 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. • ercreport2.doc • • • ,`. --r.T-1 t 1 1 I I J� \ I'I- J_ . . , L _ YI--- I I I 8 I. 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( .. f'.•' I;;;:;:;; :, I,,: 1 I 4 r ;. • ::. �Q 99jjjj ,` \ •'/ '11 i'y`;`•`.,..v'5:•,:\``\, !/I L.\.-_.--1 r'1'• I_W.:--__-]�\\ 1_ • . •� t';Ir lr t i e•rr --•.✓ ui1r'fi.;:. :'.•:ir, qqK'., ill l I IT•`` ' ! 't',,u , - ,.•/1`••1 'i/1 • /// - ••• '1. \\. ,,,\INu:N, 1 • I ' 't 4t D ETERSON C ONSULTING E. N' G •I N E:=E -R'. '5 mom May 30, 2000 Ms. Shirley Allen Lazarus Land Corporation 5657 229th Avenue SE Issaquah, WA 98029 RE: Tharp Rezone Potential Drainage Control Options PCE Job No. ALLN-0002 • Dear Shirley: We have visited the subject property and reviewed potential drainage outfall options in the field. Based on our field reconnaissance, we envision two alternatives for controlling the drainage from the site. Volume control (i.e. detention) for both alternatives would likely be provided in the upper portion of the site near the northwest property corner. Discharge from the detention ("R/D") facility would be routed southerly to the valley floor in a pipeline laid on top of the ground to preclude clearing and minimize disruption on the slopes. This technique has been used successfully on many similar applications, for both sanitary sewer and storm drainage, in the Puget Sound area. Each section of the pipe material (e.g. "Driscopipe") is heat fused in the field and results in one continuous pipe without conventional joints that can leak and/or fail over time. We anticipate the actual route would be field located by an engineer from our office, field surveyed and construction plans developed. The enclosed site plan graphically illustrate the two alternatives. Preferred Option • We selected a discharge location near the southeast property corner since it appears to be.the most environmentally sensitive. Please consider the following: • The storm drainage outfall can utilize the existing erosion protection/bank stabilization at the existing bridge over May Creek with minor modifications., (The enclosed photograph illustrates this area.) • Because of the existing erosion protection, work within the ordinary high water mark of the creek could be eliminated. • The relatively flat area just upstream from May Creek could provide velocity attenuation and possibly an opportunity to provide a biofiltration swale prior to discharge into the creek. 4030 LAKE WASHINGTON BLVD. NE, SUITE 200 • KIRKLAND, WASHINGTON 98033 • (425) 827-5874 (425) 822-7216 FAX d Ms. Shirley Allen Lazarus Land Corporation May 30, 2000 Page 2 • A'crossing of NE 31" Street would not be required thus minimizing the duration of construction and disruption to traffic. We understand the intervening properties between the Tharp parcel and May Creek are owned by the City (unopened right of way) and King County. If either objects to construction of the outfall line and/or biofiltration swale within their parcel, a secondary alternative is available. Secondary Option This alternative would provide a new roadway culvert near the southwest property corner, under NE 31' Street and outfall into May Creek. This option eliminates the parallel construction through the County parcel and in fact, may eliminate the County property entirely. Our reasons for selecting this as the secondary alternative include: • Work will probably be required within the ordinary high water mark of the creek to install the culvert and erosion protection/bank stabilization. • There is not as much "natural" velocity attenuation area; therefore, artificial methods will probably need to be employed. • The opportunity to achieve biofiltration will be lost. All water quality enhancement will need to occur within the R/D facility. • Traffic on NE 31' Street would be disrupted during installation of the culvert and street repairs. • In summary, it appears a storm drainage outfall line can feasibly be constructed from the probable R/D area of the site to May Creek. The scope of the outfall construction cannot be fully anticipated until a development proposal is known for this property. It is premature to discuss design solutions in more detail with any agencies until a development proposal has been proffered. • We are available at any time. to discuss possible design solutions with you or the City. In the meantime, if you should have any questions or require additional information, please call me. Sincerely, PET RSON CONSULTING ENGINEERS, INC. 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F••.' a4' .. � r f t '` .', f } I :6,...P i ;;1, e :'4,''. •11,rt/1 4 f43, L a �y' , n `, , '•! i ti 14 ' O A.r t, Y 1-1 it {I rrri,')' f a �y 4 !(ri Wit , •elf ryrF� ' ,• fi �t'1,;'.I• ).r, , a,�ri r r 'tj•'''y. 0 (1,.,,--"'*.- r•'t., ,i t r�' fIt:Z.•tl.l .f,,• .-,' rr i•tif`', ( 4 -!"i:,' kY' .ti.� ••k'• s t !C. •: ',• :} j rl �C.t. #.�•�•i11ut. i� • • • • . t t ' L ,__ __ , _ , w ILAZARJS ILAND coRPo1r1Io\ June 1, 2000 City of Renton Development Services Elizabeth Higgins,Senior Planner Sixth Floor 1055 South Grady Way Renton, WA 98055 Dear Ms. Higgins: Per your letter dated May 24,2000, attached please find the following: Three copies of the full Geotechnical Report from Geotech Consultants, Inc. dated May 31, 2000. Three copies of a letter from Peterson Consulting Engineers dated May 30,2000, addressing potential surface water control measures. The revised mapping showing the topography and the top of slope will be delivered directly to you from Digital Reprographics this afternoon. If you need additional clarification or supporting documentation, please let me know. Also, if you could please let me know when the ERC will meet again to discuss the proposed rezone I'd be grateful. Best regards, F Shirley Ai Encl. Cc: Jon Nelson, Peterson Consulting Engineers Rosemary Larson, Inslee Best Dozie & Ryder R fat in D MAY 31 2000 BUILDING DIVISION 1 a 5657-229TH AVENUE SOUTHEAST - ISSAQUAH,WA 98029 - FAX:425-837-1298 - TELEPHONE:425-313.1164 1111 4110 DETERSON CONSULTING ENGINEERS May 30, 2000 Ms. Shirley Allen Lazarus Land Corporation 5657 229th Avenue SE Issaquah, WA 98029 RE: Tharp Rezone Potential Drainage Control Options PCE Job No. ALLN-0002 Dear Shirley: We have visited the subject property and reviewed potential drainage outfall options in the field. Based on our field reconnaissance, we envision two alternatives for controlling the drainage from the site. Volume control (i.e. detention) for both alternatives would likely be provided in the upper portion of the site near the northwest property corner. Discharge from the detention ("R/D") facility would be routed southerly to the valley floor in a pipeline laid on top of the ground to preclude clearing and minimize disruption on the slopes. This technique has been used successfully on many similar applications, for both sanitary sewer and storm drainage, in the Puget Sound area. Each section of the pipe material (e.g. "Driscopipe") is heat fused in the field and results in one continuous pipe without conventional joints that can leak and/or fail over time. We anticipate the actual route would be field located by an engineer from our office, field surveyed and construction plans developed. The enclosed site plan graphically illustrate the two alternatives. Preferred Option We selected a discharge location near the southeast property corner since it appears to be the most environmentally sensitive. Please consider the following: • The storm drainage outfall can utilize the existing erosion protection/bank stabilization at the existing bridge over May Creek with minor modifications. (The enclosed photograph illustrates this area.) • Because of the existing erosion protection, work within the ordinary high water mark of the creek could be eliminated. • The relatively flat area just upstream from May Creek could provide velocity attenuation and possibly an opportunity to provide a biofiltration swale prior to discharge into the creek. 4030 LAKE WASHINGTON BLVD. NE, SUITE 200 • KIRKLAND, WASHINGTON 98033 • (425) 827-5874 (425) 822-7216 FAX 0 Ms. Shirley Allen Lazarus Land Corporation May 30, 2000 Page 2 • A crossing of NE 31' Street would not be required thus minimizing the duration of construction and disruption to traffic. We understand the intervening properties between the Tharp parcel and May Creek are owned by the City(unopened right of way) and King County. If either objects to construction of the outfall line and/or biofiltration swale within their parcel, a secondary alternative is available. Secondary Option This alternative would provide a new roadway culvert near the southwest property corner, under NE 31" Street and outfall into May Creek. This option eliminates the parallel construction through the County parcel and in fact, may eliminate the County property entirely. Our reasons for selecting this as the secondary alternative include: • Work will probably be required within the ordinary high water mark of the creek to install the culvert and erosion protection/bank stabilization. • There is not as much "natural" velocity attenuation area; therefore, artificial methods will probably need to be employed. • The opportunity to achieve biofiltration will be lost. All water quality enhancement will need to occur within the R/D facility. • Traffic on NE 31' Street would be disrupted during installation of the culvert and street repairs. • In summary, it appears a storm drainage outfall line can feasibly be constructed from the probable R/D area of the site to May Creek. The scope of the outfall construction cannot be fully anticipated until a development proposal is known for this property. It is premature to discuss design solutions in more detail with any agencies until a development proposal has been proffered. We are available at any time to discuss possible design solutions with you or the City. In the meantime, if you should have any questions or require additional information, please call me. Sincerely, PET RSON CONSULTING ENGINEERS, INC. Jon W. 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'at ! N y 1. i ritit . ' F ^ -; h' h 4 4' ice -. fik, i a ++}e I'▪ S, .3 .�'� 45 �` •. �Y •>t" Ti •�,i L t tt F. •I .t a : 41/4" v� j Wit;.;, •'` r-` • !.` • l ,sue*$ 1 zIflr Jr=� r • �,, Erosion Protection and ,P f i,.. _ N�-#_1{L' � ' , Bank Stabilizationt. ., h Grt tt ar. a:,: +..'';. ,„. 4 ( /ii,.s. o14.4v lit it V Fii �,"i-,�.:w 'i`- ' v �.-A v+i.' .e..� �}i�� � ^-.bra_ t � ,4,,,`,,•.,`,./:.• r` r r,, , �` `I.;— a 'c`f'-`{F ig{' .`• , -�•� ` r �4''4 ,3 F'"f,ya :.r• L ,x.: - u .: iy 'i;,,5f" • �4 Y"ter ,,... � ▪q, •I,l :.fsx!'�t %��',�,-��^-n-`�'3;� .e'��L I°YI:�Y.a \w�,~ �r:���• I♦, L �:�'` -.ti. `.. ,F• -J- .+e- fit§' R;��- __2 -l' , `,, `5 yf • re* i !, " y-+''r'` " ' -4i -Zt.�r� y�Yp`.;�an ll'1 ',,., .s.µ. .U' 1'01.*'i2 �yy �i N... is Ue" r ,,,, !,! `C"414z �.it #`tad"' •. lt•` s'. A � R", -''d'.rt, r:71 'fir r ` '� `i} - '�.'-.r 4 S 4V: - k � ,„,4. 9kr ,, , •.4. '1' Fief ,, r """'t)`� `,,. }r I,, `° y�'1• ,,N ... - 01, a � i� r�?•ter I r.k{ u n ,4* , ', - I,, r i. 1"—,•.I L �:is5 Looking south on NE 31s` Street, the potential outfall area is noted by the arrow. • GEOTECH 13256 Northeast 2 i Suite 16 Bellevue, Washington aspinghington 98005 CONSULTANTS, INC. (425)747-5618 FAX (425)747-8561 May 31, 2000 JN 00182 Lazarus Land Corporation 5657—229th Avenue Southeast Issaquah, Washington 98029 Attention: Shirley Allen Subject: Transmittal Letter—Geotechnical Engineering Study Proposed Tharp Rezone Parcels 334210-3536 and 334510-0031 Monterey Court Northeast Renton, Washington Dear Ms. Allen: We are pleased to present this geotechnical engineering report for the proposed residential development of this property. The scope of our work consisted of exploring site surface and subsurface conditions, and then developing this report to provide recommendations for general earthwork, design criteria for foundations and retaining walls, and recommendations for slope setbacks and erosion control. This work was authorized by your acceptance of our proposal, P- 5228, dated April 28, 2000. The subsurface conditions of the property were explored with ten test pits that encountered topsoil overlying loose to medium-dense sands and, sandy silt. The proposed residences can be supported on conventional foundations bearing on the medium-dense, native soils. Excavation of 3 to 5 feet below existing grade appears necessary to expose competent soils. The structures should be set back from the steep, southern slopes, and an undisturbed buffer should be provided at the crest of the slope to prevent disturbance of the slope during construction and grading. The fine-grained, silty nature of some of the on-site soils may add to the difficulty. of grading and foundation construction during wet weather. The attached report contains a discussion of the study and our recommendations. Please contact us if there are any questions regarding this report, or if we can be of further assistance during the design and construction phases of this project. Respectfully submitted, • GEOTECH CONSULTANTS, INC. lac. Marc R. McGinnis, P.E. Principal MRM/JRF: alt • Ma j 31 00 02: 19p •ECH CONSULTANTS, INC. #5) 747-8561 p. ; GEOTECHNICAL ENGINEERING STUDY Proposed Tharp Rezone Parcels 334210-3536 and 334510-0031 Monterey Court Northeast Renton, Washington This report presents the findings and recommendations of our geotechnical engineering study for the site of the proposed rezone of the property for a residential subdivision in Renton. The Vicinity Map, Plate 1, illustrates the general location of the site. Development of the property is in the planning stage. We were provided with a copy of the plan entitled "LaCrosse South Preliminary Plat" that has been prepared by Peterson Consulting Engineers, dated April 24, 2000. This plan showed the property dimensions, locations of existing streets and rights-of-way, and metric topography. Proposed lot configurations or road locations were not determined at the time of this report. We anticipate that the property is to be developed with single-family lots having a minimum size of 7,200 square feet. The development will occur only on the northern portion of the property. SITE CONDITIONS SURFACE The site consists of two rectangular parcels situated between Northeast 33rd and 31st Streets. This property covers a total area of approximately 13.05.acres. Monterey Court Northeast extends through the adjacent northern LaCrosse residential development to the north boundary of the western parcel (334210-3536). Both parcels are currently undeveloped, and are covered with numerous mature trees and a heavy growth of underbrush. The northern portion of the site is flat to gently sloping, with a general trend downward to the west and southwest. Along the northern boundary, on the eastern half of the site, the ground slopes down to the adjacent LaCrosse development. Approximately two-thirds of each parcel slopes steeply downward toward the south, for an elevation change of approximately 150 feet. The provided topography indicates that the inclination of these steep slopes varies from 40 to 50 percent. Based on our observations, there are some locally steeper areas that have inclinations of 50 to 60 percent. Below the steep slopes, the ground slopes gently to moderately down to May Creek. No indications of recent large-scale slope instability were observed during our visits to the site. We did observe a near-vertical bank located along the north side of May Creek, south of the southeastern portion of the western parcel. This bank has a height of approximately 20 feet and appears to have been cut by May Creek where it bends to the south to cross under Northeast 31 st Street. We noted only limited scouring of the dense, glacially-compressed silty sand that comprises the bank. The moderate slope south of the eastern parcel has been partially cleared of trees on the adjacent residential lot. No significant soil erosion was observed on the site. This includes areas of sparse vegetation or bare ground on the steep slopes themselves. • May 31 00 02: 2Op ECH CONSULTANTS, INC. 5) 747-8561 p. : Lazarus Land Corporation JN 00182 May 31, 2000 Page 2 The area north of the site is currently being developed with the LaCrosse subdivision. Single-family homes are under construction on the lots that adjoin the north boundary of the site. Established houses are also located southeast of the site. SUBSURFACE The subsurface conditions were explored by excavating ten test pits at the approximate locations shown on the Site Exploration Plan, Plate 2. Our exploration program was based on the proposed construction, anticipated subsurface conditions and those encountered during exploration, and the scope of work outlined in our proposal. The test pits were excavated on May 12, 2000 using a tracked excavator. A geotechnical engineer from our staff observed the excavation process, logged the test pits, and obtained representative samples of the soil encountered. "Grab" samples of selected subsurface soil were collected from the backhoe bucket. The Test Pit Logs are attached to this report as Plates 3 through 7. Soil Conditions The test pits generally encountered similar subsurface conditions. Underlying the surface vegetation and a thin layer of highly-organic topsoil were native sand and slightly silty sand. These sands were typically loose to a depth of 3 to 5 feet in the explorations, becoming medium-dense with no significant organics below this depth. In several of the test pits, we observed layers of very silty sand to sandy silt. One test pit, Test Pit 8, encountered dense to very dense, glacially-compressed silty sand (glacial till) below the medium-dense sand and sandy silt. We were able to observe the near-surface soil conditions on the residential lots located just north of the site in the LaCrosse development.. The foundation excavations and cut slopes for these adjoining lots have exposed sand soils similar to those encountered in our explorations. During our traversing of the steep, southern slopes, fine-grained, slightly silty sands were observed at the ground surface. As discussed above, glacially-compressed, silty sand has been exposed beyond the toe of the steep slopes where May Creek has cut a near-vertical bank. The Preliminary Geologic Map of Seattle and Vicinity (Waldron, et al., 1962) confirms that the near-surface geology consists of fine-grained sands and sandy silt referred to a "younger sand." The younger sand is indicated to be underlain by siltier, glacially compressed soils. The Soil Survey of King County Area (United States Department of Agriculture, 1973) maps the soils on the upper, northern portion of the site to be Alderwood, gravelly, sandy loam (6 to 15 percent slopes). The erosion potential for these soils in disturbed or farmed areas is indicated to be moderate. The steep slopes are mapped to be comprised of Alderwood and Kitsap sandy or silt loam. These silty, fine-grained soils are indicated to have a severe erosion hazard on steep slopes, if they will be disturbed by agriculture or development. Caving was observed in several of the test pits, occurring primarily in the cleaner sands. This is relatively common for sand soils having a low silt content. May 31 00 02: 20p • ECH CONSULTANTS, INC. •5) 747-8581 p. Lazarus Land Corporation JN 00182 May 31,2000 Page 3 Groundwater Conditions No groundwater seepage or wet soils were observed in the explorations, nor was seepage observed on the steep slopes. It should be noted that groundwater levels can vary seasonally with rainfall and other factors. However, based on the results of our explorations, which were conducted before the summer months, it does not appear that significant near-surface groundwater will be encountered on the site. The final logs represent our interpretations of the field logs and laboratory tests. The stratification lines on the logs represent the approximate boundaries between soil types at the exploration locations. The actual transition between soil types may be gradual, and subsurface conditions can vary between exploration locations. The logs provide specific subsurface information only at the locations tested. The relative densities and moisture descriptions indicated on the test pit logs are interpretive descriptions based on the conditions observed during excavation. The compaction of backfill was not in the scope of our services. Loose soil will therefore be found in the area of the test pits. If this presents a problem, the backfill will need to be removed and replaced with structural fill during construction. CONCLUSIONS AND RECOMMENDATIONS GENERAL The test pits conducted for this study encountered 3 to 5 feet of loose, organic sands overlying medium-dense to dense sands and sandy silt. If the recommendations of this report are followed, it should be possible to develop this property with single-family homes without significant adverse geotechnical impacts to the steep slopes and the surrounding area. Residential structures can be supported on the medium-dense to dense soils using conventional foundations, similar to the adjacent northern LaCrosse development. Overexcavation will be necessary to expose bearing soils, if the planned footing elevations are close to the existing grades. Slabs-on-grade can be placed on the slightly organic, native sands that were encountered below the topsoil. The soils that underlie the site are granular and have a relatively high shear strength. Based on this, and the absence of recent, large-scale landslides, it appears that future instability on the steep slopes will be confined to the looser, near-surface soils. Landslides on the steep slopes are likely to occur as isolated mudflows and small slumps following extended wet weather. This is a natural process that occurs on many steep slopes in the Puget Sound area, as the shallow soils are loosened by weathering and percolation of precipitation through the soils. The limited undercutting . by May Creek from the toe of the steep slopes does not appear to present a significant hazard. Measures must be taken in the design and construction to prevent the development from decreasing slope stability, and to protect critical structures from damage in the event of slope movement. It is our recommendation that no houses be constructed within 25 feet of the steeper- than-40 percent slopes. Non-critical structures, such as decks, could extend to within 15 feet of the slope crest, provided future and periodic repair of these structures is acceptable if they are affected by' slope movement. We recommend no clearing of vegetation or trees on the slope using equipment. If clearing must occur, such as for utilities, the work should be as limited as possible and should be completed with manual methods. A minimum undisturbed buffer of 10 feet should be maintained behind the crest of the steep slopes. We recommend that a highly visible May 31 00 02: 21p TECH CONSULTANTS, INC. •5] 747-8551 p.• Lazarus Land Corporation JN 00182 May 31, 2000 Page 4 construction fence be installed early in the clearing process as a visual reminder of the buffer's extent for the contractors. It is preferable that water from drains and impervious surfaces be discharged to a storm sewer. The presence of highly silty soils in some of the test pits could make the use of infiltration systems difficult. In no case should infiltration systems be located closer than 25 feet to the crest of the steep slopes. The erosion control measures needed during the site development will depend heavily on the weather conditions that are encountered. While site clearing will expose a large area of bare soil, the erosion potential on the site is relatively low due to the sandy composition of the soils and the gentle slope of the ground in the planned development area. We anticipate that a silt fence will be needed around the downslope side of any cleared areas. Wherever possible, existing vegetation should be maintained until construction of roads and structures will immediately follow. Rocked construction access roads should be extended into the site to reduce the amount of soil carried off the property by trucks and equipment. Following rough grading, it may be necessary to mulch or bare areas that will not be immediately covered with impervious surfaces. This will likely be necessary if clearing and grading occur during wet weather. It is anticipated that the potential for causing siltation of May Creek as a result of this construction is low, as there will be a large vegetation buffer between the development and the creek. Geotech Consultants, Inc. should be allowed to review the final development plans to verify that the recommendations presented in this report are adequately addressed in the design. Such a plan review would be additional work beyond the current scope of work for this study, and it may include revisions to our recommendations to accommodate site, development, and geotechnical constraints that become more evident during the review process. We recommend including this report, in its entirety, in the project contract documents. This report should also be provided to any future property owners so they will be aware of our findings and recommendations. SEISMIC CONSIDERATIONS The site is located within Seismic Zone 3, as illustrated on Figure No. 16-2 of the 1997 Uniform Building Code (UBC). In accordance with Table 16-J of the 1997 UBC, the site soil profile within 100 feet of the ground surface is best represented by Soil Profile Type SD (Stiff Soil). The site soils are not susceptible to seismic liquefaction because of their granular nature and the lack of a near- surface water table. The recommended slope setback should be adequate to protect the residences from damage in the event of shallow landslides that could be caused by a large earthquake. CONVENTIONAL FOUNDATIONS The proposed structure can be supported on conventional continuous and spread footings bearing on undisturbed, medium-dense, native soil, or on structural fill placed above this competent, native soil. See the section entitled GENERAL EARTHWORK AND STRUCTURAL FILL for recommendations regarding the placement and compaction of structural fill beneath structures. Adequate compaction of structural fill should be verified with frequent density testing during fill placement. Prior to placing structural fill, the foundation excavation should be observed by the May 31 00 02: 21p TECH CONSULTANTS, INC. 25) 747-8561 p. i V ti Lazarus Land Corporation JN 00182 May 31,2000 Page 5 geotechnical engineer to document that adequate bearing soils have been exposed. We recommend that continuous and individual spread footings have minimum widths of 12 and 16 inches, respectively. Footings should also be bottomed at least 18 inches below the lowest adjacent finish ground surface. The local building codes should be reviewed to determine if different footing widths or embedment depths are required. Footing subgrades must be cleaned of loose or disturbed soil prior to pouring concrete. Depending upon site and equipment constraints, this may require removing the disturbed soil by hand. To reduce the amount of disturbance during footing excavation, a smooth bucket without teeth should be used on the backhoe. Depending on the final site grades, some overexcavation may be required below the footings to expose competent, native soil. Unless lean concrete is used to fill an overexcavated hole, the overexcavation must be at least as wide at the bottom as the sum of the depth of the overexcavation and the footing width. For example, an overexcavation extending 2 feet below the bottom of a 2-foot-wide footing must be at least 4 feet wide at the base of the excavation. If lean concrete is used, the overexcavation need only extend 6 inches beyond the edges of the footing. An allowable bearing pressure of 2,500 pounds per square foot (psf) is appropriate for footings supported on competent, native soil or properly-compacted structural fill. A one-third increase in this design bearing pressure may be used when considering short-term wind or seismic loads. For the above design criteria, it is anticipated that the total post-construction settlement of footings founded on competent, native soil, or on structural fill up to 5 feet in thickness, will be less than one inch, with differential settlements on the order of one-half inch in a distance of 50 feet along a continuous footing with a uniform load. Lateral loads due to wind or seismic forces may be_resisted by friction between the foundation and the bearing soil, or by passive earth pressure acting on the vertical, embedded portions of the foundation. For the latter condition, the foundation must be either poured directly against relatively level, undisturbed soil or be surrounded by level structural fill. We recommend using the following ultimate values for the foundation's resistance to lateral loading: PARAMETER ULTIMATE VALUE Coefficient of Friction 0.45 Passive Earth Pressure 300 pcf Where:(I)pcf is pounds per cubic foot,and(ii)passive earth pressure Is computed using the equivalent fluid density. If the ground in front of a foundation is loose or sloping, the passive earth pressure given above will not be appropriate. We recommend maintaining a safety factor of at least 1.5 for the foundation's resistance to lateral loading, when using the above ultimate values. Mai 31 00 02: 22p TECH CONSULTANTS, INC. 5) 747-8561 p. ' Lazarus Land Corporation JN 00182 May 31, 2000 Page 6 PERMANENT FOUNDATION AND RETAINING WALLS Retaining walls backfilled on only one side should be designed to resist the lateral earth pressures imposed by the soil they retain. The following recommended parameters are for walls that restrain level backfill: PARAMETER VALUE Active Earth Pressure* 35 pcf Passive Earth Pressure 300 pcf Coefficient of Friction 0.45 Soil Unit Weight 125 pcf Where:(I)pcf is pounds per cubic foot,and(II)active and passive earth pressures are computed using the equivalent fluid pressures. For a restrained wall that cannot deflect at least 0.002 times its height,a uniform lateral pressure equal to 10 psf times the height of the wall should be added to the above active equivalent fluid pressure. The values given above are to be used to design permanent foundation and retaining walls only. The passive pressure given is appropriate for the depth of level structural fill placed in front of a retaining or foundation wall only. The values for friction and passive resistance are ultimate values and do not include a safety factor. We recommend a safety factor of at least 1.5 for overturning and sliding, when using the above values to design the walls. Restrained wall soil parameters should be utilized for a distance of 1.5 times the wall height from corners in the walls. The design values given above do not include the effects of any hydrostatic pressures behind the walls and assume that no surcharges, such as those caused by slopes, vehicles, or adjacent foundations will be exerted on the walls. If these conditions exist, those pressures should be added to the above lateral soil pressures. Where sloping backfill is desired behind the walls, we will need to be given the wall dimensions and the slope of the backfill in order to provide the appropriate design earth pressures. Heavy construction equipment should not be operated behind retaining and foundation walls within a distance equal to the height of a wall, unless the walls are designed for the additional lateral pressures resulting from the equipment. The wall design criteria assume that the backfill will be well-compacted in lifts no thicker than 12 inches. The compaction of backfill near the walls should be accomplished with hand-operated equipment to prevent the walls from being overloaded by the higher soil forces that occur during compaction. Retaining Wall Backfill Backfill placed behind retaining or foundation walls should be coarse, free-draining structural fill containing no organics. This backfill should contain no more than 5 percent silt or clay particles and have no gravel greater than 4 inches in diameter. The percentage of particles passing the No. 4 sieve should be between 25 and 70 percent. If the native sands Mai 31 00 02: 23p •TECH CONSULTANTS, INC. I25) 747-8561 p. ; Lazarus Land Corporation JN 00182 May 31, 2000 Page 7 are used as backfill, a minimum 12-inch width of free-draining gravel should be placed against the backfilled retaining walls. The purpose of these backfill requirements is to ensure that the design criteria for a retaining wall are not exceeded because of a build-up of hydrostatic pressure behind the wall. The top 12 to 18 inches of the backfill should consist of a compacted, relatively impermeable soil or topsoil, or the surface should be paved. The ground surface must also slope away from backfilled walls to reduce the potential for surface water to percolate into the backfill. The section entitled GENERAL EARTHWORK AND STRUCTURAL FILL contains recommendations regarding the placement and compaction of structural fill behind retaining and foundation walls. The above recommendations are not intended to waterproof below-grade walls. While the amount of near-surface groundwater expected on this site is low, the performance of subsurface drainage systems will degrade over time. Therefore, waterproofing should be provided where moist conditions or some seepage through the walls are not acceptable in the future. This typically includes limiting cold-joints and wall penetrations, and using bentonite panels or membranes on the outside of the walls. Applying a thin coat of asphalt emulsion is not considered waterproofing, but will only help to prevent moisture, generated from water vapor or capillary action, from seeping through the concrete. SLABS-ON-GRADE The building floors may be constructed as slabs-on-grade atop the native soils that underlie the topsoil. The subgrade soil must be in a firm, non-yielding condition at the time of slab construction or undersiab fill placement. Any soft areas encountered should be excavated and replaced with - select, imported structural fill. All slabs-on-grade should be underlain by a capillary break or drainage layer consisting of- a minimum 4-inch thickness of coarse, free-draining structural fill with a gradation similar to that discussed in PERMANENT FOUNDATION AND RETAINING WALLS. As noted by the American Concrete Institute (ACI) in Section 3.2.3 of the Guides for Concrete Floor and Slab Structures, proper moisture protection is desirable immediately below any on-grade slab that will be covered by tile, wood, carpet, impermeable floor coverings, or any moisture-sensitive equipment or products. ACI also notes that vapor retarders, such as 6-mil visqueen, are typically used. A vapor retarder is defined as a material with a permeance of less than 0.3 US perms per square foot (psf) per hour, as determined by ASTM E 96. It is possible that concrete admixtures may meet this specification, although the manufacturers of the admixtures should be consulted. However, if no potential for . vapor passage through the slab is desired, a vapor barrier should be used. A vapor barrier, as defined by ACI, is a product with a water transmission rate of 0.00 perms per square foot per hour when tested in accordance with ASTM E 96. Reinforced membranes having sealed overlaps can meet this requirement. Additionally, ACI (Section 4.1.5) recommends that a minimum of 4 inches of compactible granular fill, such as crushed rock, should be placed over the vapor retarder or barrier for protection. Sand is not recommended by ACI for use as the protection layer. • May 31 00 02: 24p •TECH CONSULTANTS, INC. •5] 747-85G1 p..' Lazarus Land Corporation JN 00182 May 31, 2000 Page 8 EXCAVATIONS AND SLOPES Excavation slopes should not exceed the limits specified in local, state, and national government safety regulations. Temporary cuts to a depth of about 4 feet may be attempted vertically in unsaturated soil, if there are no indications of slope instability. However, vertical cuts should not be made near property boundaries, or existing utilities and structures. Based upon Washington Administrative Code (WAC) 296, Part N, the soil at the subject site would generally be classified as Type B. Therefore, temporary cut slopes greater than 4 feet in height cannot be excavated at an inclination steeper than 1:1 (Horizontal:Vertical), extending continuously between the top and the bottom of a cut. Temporary cuts that will remain open for more than a few days during hot weather should be covered with plastic to prevent drying of the near-surface sands. The moisture in the sand must be maintained to allow the temporary cuts to stand at the recommended inclination. The above-recommended temporary slope inclination is based on what has been successful at other sites with similar soil conditions. Temporary cuts are those that will remain unsupported for a relatively short duration to allow for the construction of foundations, retaining walls, or utilities. Temporary cut slopes should be protected with plastic sheeting during wet weather. The cut slopes should also be backfilled or retained as soon as possible to reduce the potential for instability. Please note that sand can cave suddenly and without warning. Excavation, foundation, and utility contractors should be made especially aware of this potential danger. All permanent cuts into native soil should be inclined no steeper than 2.5:1 (H:V). Fill slopes should not be constructed with an inclination greater than 2.5:1 (H:V). To reduce the potential for shallow sloughing, fill must be compacted to the face of these slopes. This could be accomplished by overbuilding the compacted fill and then trimming it back to its final inclination. Water should not be allowed to flow uncontrolled over the top of any temporary or permanent slope. Also, all ._ permanently exposed slopes should be seeded with an appropriate:species of vegetation to reduce erosion and improve the stability of the surficial layer of soil. As discussed in the GENERAL section, any disturbance to the existing steep slopes outside of the building limits may reduce their stability. Damage to the existing vegetation and ground should be minimized, and any disturbed areas should be revegetated as soon as possible. Soil from the excavation should not be placed on, or near, the slopes, or in the recommended buffer zone, and this may require the off-site disposal of any surplus soil. DRAINAGE CONSIDERATIONS Foundation drains should be used where (1) crawl spaces or basements will be below a structure, (2) a slab is below the outside grade, or (3) the outside grade does not slope downward from a building. Drains should also be placed at the base of all earth-retaining walls. These drains should be surrounded by at least 6 inches of 1-inch-minus, washed rock and then wrapped in non-woven, geotextile filter fabric (Mirafi 140N, Supac 4NP, or similar material). At its highest point, a perforated pipe invert should be at least 6 inches below the bottom of a slab floor or the level of a crawl space, and it should be sloped for drainage. May 31 00 02: 24p OTECH CONSULTANTS, INC. •5) 747_85G1 p. Lazarus Land Corporation JN 00182 May 31, 2000 Page 9 All roof and surface water drains must be kept separate from the foundation drain system. A typical drain detail is attached to this report as Plate 11. For the best long-term performance, perforated PVC pipe is recommended for all subsurface drains. No groundwater was observed during our field work. However, if seepage is encountered in an excavation, it should be drained from the site by directing it through drainage ditches, perforated pipe, or French drains, or by pumping it from sumps interconnected by shallow connector trenches at the bottom of the excavation. The excavation and site should be graded so that surface water is directed off the site and away from the tops of slopes. Water should not be allowed to stand in any area where foundations, slabs, or pavements are to be constructed. Final site grading in areas adjacent to buildings should slope away at least 2 percent, except where the area is paved. Surface drains should be provided where necessary to prevent ponding of water behind foundation or retaining walls. All water from drains and impervious surfaces should be tightlined to an approved discharge point, away from the steep slopes. GENERAL EARTHWORK AND STRUCTURAL FILL All building and pavement areas should be stripped of surface vegetation, topsoil, organic soil, and other deleterious material. The stripped or removed materials should not be mixed with any materials to be used as structural fill, but they could be used in non-structural areas, such as landscape beds. Structural fill is defined as any fill placed under a building, behind permanent retaining or foundation walls, or in other areas where the underlying soil needs to support loads. All structural fill should be placed in horizontal lifts with a moisture content at, or near, the optimum moisture content. The optimum moisture content is that moisture content that results in the greatest compacted dry density. The moisture content of fill is very important and must be closely controlled during the filling and compaction process. The allowable thickness of the fill lift will depend on the material type selected, the compaction equipment used, and the number of passes made to compact the lift. The loose lift thickness should not exceed 12 inches. We recommend testing the fill as it is placed. If the fill is not sufficiently compacted, it can be recompacted before another lift is placed. This eliminates the need to remove the fill to achieve the required compaction. The following table presents recommended relative compactions for structural fill: LOCATION OF FILL MINIMUM RELATIVE PLACEMENT COMPACTION Beneath footings, slabs 95% or walkwa s Filled slopes and behind 90% retaining walls 95%for upper 12 inches of Beneath pavements subgrade; 90% below that level May 31 00 02: 25p OTECH CONSULTANTS, INC. #5) 747-8581 P. Lazarus Land Corporation JN 00182 May 31, 2000 Page 10 Where: Minimum Relative Compaction is the ratio,expressed In percentages,of the compacted dry density to the maximum dry density, as determined In accordance with ASTM Test Designation D 1667-91(Modified Proctor). Use of On-Site Soil If grading activities take place during wet weather, or when the silty, on-site soil is wet, site preparation costs may be higher because of delays due to rain and the potential need to import granular fill. The site soils are moisture sensitive, due to their fine-grained nature. Grading operations will be difficult during wet weather, or when the moisture content of this soil exceeds the optimum moisture content. In no case should the on-site silts be reused as structural fill, including utility trench backfill. The on-site sand is generally fine-grained and at least slightly silty. These sands will be moisture sensitive and will be difficult to compact to 95 percent relative compaction. We have experienced difficulty in achieving adequate compaction for pavement and building areas on sites having similar fine-grained sands. The moisture content of the sands must be at, or near, the optimum moisture content, as the soil cannot be consistently compacted to the required density when the moisture content is significantly greater than optimum. The moisture content of the on-site soil was generally near the estimated optimum moisture content at the time of our explorations. It may not be possible to properly compact the sands during wet weather. During excessively dry weather, it may be necessary to add water to achieve the optimum moisture content. Structural fill that will be placed in wet weather should consist of a coarse, granular soil with a silt or clay content of no more than 5 percent. The percentage of particles passing the No. 200 sieve should be measured from that portion of soil passing the three-quarter-inch sieve. LIMITATIONS The analyses, conclusions, and recommendations contained in this report are based on site conditions as they existed at the time of our exploration and assume that the soil and groundwater conditions encountered in the test pits are representative of subsurface conditions on the site. If the subsurface conditions encountered during construction are significantly different from those observed in our explorations, we should be advised at once so that we can review these conditions and reconsider our recommendations where necessary. Unanticipated soil conditions are commonly encountered on construction sites and cannot be fully anticipated by merely taking soil samples in test pits. Subsurface conditions can also vary between exploration locations. Such unexpected conditions frequently require making additional expenditures to attain a properly constructed project. It is recommended that the owner consider providing a contingency fund to accommodate such potential extra costs and risks. This is a standard recommendation for all projects. The recommendations presented in this report are directed toward the protection of only the proposed structures from damage due to slope movement. Predicting the future behavior of steep slopes and the potential effects of development on their stability is an inexact and imperfect science that is currently based mostly on the past. behavior of slopes with similar characteristics. Ma 31 00 02: 26p •TECH CONSULTANTS, INC. 5] 747-8561 P- Lazarus Land Corporation JN 00182 May 31,2000 Page 11 Landslides and soil movement can occur on steep slopes before, during, or after the development of property. The property owners must ultimately accept the possibility that some slope movement could occur, resulting in possible loss of ground or damage to the facilities around the proposed residences. This report has been prepared for the exclusive use of Lazarus Land Corporation, and its representatives, for specific application to this project and site. Our recommendations and conclusions are based on observed site materials, and selective laboratory testing and engineering analyses. Our conclusions and recommendations are professional opinions derived in accordance with current standards of practice within the scope of our services and within budget and time constraints. No warranty is expressed or implied. The scope of our services does not include services related to construction safety precautions, and our recommendations are not intended to direct the contractor's methods, techniques, sequences, or procedures, except as specifically described in our report for consideration in design. ADDITIONAL SERVICES Geotech Consultants, Inc. should be retained to provide geotechnical consultation, testing, and observation services during construction. This is to confirm that subsurface conditions are consistent with those indicated by our exploration, to evaluate whether earthwork and foundation construction activities comply with the general intent of the recommendations presented in this report, and to provide suggestions for design changes in the event subsurface conditions differ from those anticipated prior to the start of construction. However, our work would not include the supervision or direction of the actual work of the contractor and its employees or agents. Also, job and site safety, and dimensional measurements, will be the responsibility of the contractor. The following plates are attached to complete this report: Plate 1 Vicinity Map Plate 2 Site Exploration Plan Plates 3 - 7 Test Pit Logs Plate 8 - 10 Grain Size Analysis • Plate 11 Typical Footing Drain May 31 00 02: 26p •TECH CONSULTANTS, INC. #25) 747-8581 P. Lazarus Land Corporation JN 00182 May 31, 2000 Page 12 We appreciate the opportunity to be of service on this project. If you have any questions, or if we may be of further service, please do not hesitate to contact us. Respectfully submitted, GEOTECH CONSULTANTS, INC. Mco 4) oV waskl 1,,j,, cr • 150 4, 27845 � Ewa / ' �� A ssfONAL etkO\ EXPIRES 10 f 251 Z "/ I Marc R. McGinnis, P.E. Principal MRM/JRF: alt • , May 31 00 02: 27p 411/TECH CONSULTANTS, INC. 1101125) 747-8581 p. rrtsz nsr a e..i .. E . . - 1,,..rir,.2-.,-v.,.;'15.; ..I 1 zit fi I:i;';. '. S. .:II:7 4"4 1 , .-.P- STi .. ....., •-4c 0 (_•• I • s •- , viy• .,---' 11) .. .,s..,F- I SE 7: i •-• "' ,g, i r...VLif:4c---:-;;;rf:lip'F',d 0.. 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I6i_. / /� {/ // ///i /, // / ,/ / v"'� / / / //./ , ////i'/// /f/ /// , /4 ' % J::7, / % /Cf // / ,,// / ,// / /' fn1 � //// 1�////// '///4//%%%%%/// i/. %/% A_1-1 f /� Cu — 1 T0 I, iil / / ;///%/6, /,/%/%/%1//////. ice'%%�� /(1,1 f i! �' / 1 as f i( / / // /% ',l I �([. // /ice/i/i' /i./ 1 / / _ _ to H / ; 1/ / '/i%////'/ir0• /v' %/(:'i:'i/./ / l' / // { 1/ L /r( (( _3N 3A Of/ — I,f1i. 41./ ,r�rs,�..¢1 / f i• \ o 04Z- --'N700N17 (4 7 ' ooy's5'3 1i1.Zf1 7T/a// /: . / ,// / / I 1 0 . / lill a f / a / •//: ///// / / 1 r t+ n � \ / /))IIj���/�i//�;�/�/��'/ '��j/j�//d//// /////�,/� ! / li j11 �\ .-1 \T_ �` \,�,r_ — t` -`-��__--I 1l 11111 i I 1//i 1,/':I//.J////X/////,'//./d/.// /! 1 , / r 11 / I $1 ', n . Io • May 31 00 02: 29p •TECH CONSULTANTS, INC. 41006) 747-8581 p. TEST PIT 1 , c)) 45 Description Black, silty SAND, with organics, medium-grained, moist, loose (Topsoil) sM ; — sp 4, Reddish-brown, slightly silty SAND, with organics, medium-grained, damp, 1 1 i 1 i.. loose to medium-dense — 4 7% Brown SAND, medium-grained, moist, medium-dense SP ` • • 10 -- * Test Pit was terminated at 9 feet on May 12, 2000. * No groundwater seepage was observed during excavation. * Caving was observed from 4 to 9 feet during excavation. 15— • TEST PIT 2 'CP �. v P 9� Description 9 � Black, silty SAND, with organics, medium-grained, moist, loose (Topsoil) Brown/reddish-brown, slightly silty SAND, with organics, fine-to medium- - sp grained, damp, loose to medium-dense Brown SAND, medium-grained, moist, medium-dense 5 — NSF' r�- 10 -- * Test Pit was terminated at 10 feet on May 12, 2000. * No groundwater seepage was observed during excavation. * No caving was observed during excavation. 15^— • TEST PIT LOG GEOTECH Monterey Court Northeast CONSULTANTS,INC. Renton, Washington Job No: 1Date: 1Loggedby: !Plate: 00182 May 2000 SES 3 May 31 00 02: 30p •TECH CONSULTANTS, INC. 125] 747-8561 p. { 0 TEST PIT 3 � o o�w�� a�ti� �C�a 94 C �} Description Black, silty SAND, with organics, medium-grained, moist, loose (Topsoil) - Brown, slightly silty SAND, with organics, fine-to medium-grained, moist, loose SM to medium-dense Sp - no organics 5 — _ i Brown, sandy SILT, fine-to medium-grained, moist, medium-dense ML II 10— • * Test Pit was terminated at 10 feet on May 12, 2000. * No groundwater seepage was observed during excavation. * Caving was observed from 5 to 9 feet during excavation. 15 TEST PIT 4 e4 3 o114°7,,04/ C Z. 4 Description Black, silty SAND, with organics, medium-grained, moist, loose (Topsoil) MABrown, slightly silty SAND, with organics, medium-grained, moist, loose SP ▪ 33.7% MLA Brown/gray, sandy.SILT, fine-to medium-grained, moist, medium-dense • Brown SAND, medium-grained, moist to wet, medium-dense - becomes dense — SP ' 10 — * Test Pit was terminated at 11 feet on May 12, 2000. * No groundwater seepage was observed during excavation. * No caving was observed during excavation. 15 TEST PIT LOG CON H Monterey Court Northeast CONSULTANTS,INC. Renton, Washington ._. Job No: 1Date. 1Loggedby: IPat5: 00182 May 2000 SES 4 May 31 00 02: 31p •TECH CONSULTANTS, INC. #25) 747-8561 P. TEST PIT 5 O A.e, 961 �C/r ,�o� ��G Description Black, silty SAND, with organics, medium-grained, moist, loose (Topsoil) Brown, slightly silty SAND, medium-grained, moist, loose to medium-dense SM SP 5 -- .... Brown/gray, sandy SILT, fine-to medium-grained, very moist, medium-dense ML 10 — r * Test Pit was terminated at 10 feet on May 12, 2000. * No groundwater seepage was observed during excavation. * No caving was observed during excavation. 15� TEST PIT 6 4 �4 °o� ` a roaV G, 5 c Description _ Black, silty SAND, with organics, medium-grained, moist, loose Brown SAND, medium-grained, very moist, loose — 9.5% 5 ""' SP - becomes very moist, wet 10 ,_. ffi^" Brown/gray, sandy SILT to silty SAND, fine-to medium-grained, very moist, r medium-dense to dense * Test Pit was terminated at 10 feet on May 12, 2000. * No groundwater seepage was observed during excavation. 15._ * Caving was observed from 0 to 6 feet during excavation. TEST PIT LOG GEOTECH Monterey Court Northeast CONSULTANTS,INC. Renton, Washington 1JobNo: !Date: It05'3Y: Plate: 5 May 31 00 02: 31p •TECH CONSULTANTS, INC. #5) 747-8561 p. TEST PIT 7 os,e,`l�daoti� Description Black, silty SAND, with organics, medium-grained, moist, loose (Topsoil) Brown SAND, medium-grained, moist, loose to medium-dense SP - 23.5% III!I 6 -- NIL Brown/gray, silty SAND, moist, medium-dense Gray SAND, medium-grained, moist, medium-dense :ISP 1. 10 — ✓ � ✓ * Test Pit was terminated at 11 feet on May 12, 2000. * No groundwater seepage was observed during excavation. * No caving was observed during excavation. 15— � ois � `a,�< TEST PIT 8 9 00 " a'°��5G Description _ Black, silty SAND, with organics, medium-grained, moist, loose (Topsoil) — 1 Reddish-brown, slightly silty SAND, with organics, medium-grained, moist, loos, SM : -becomes brown, no organics .,, SP 1 (: ML l Gray/brown, sandy SILT, fine-to medium-grained, very moist, medium-dense - becomes gray, dense 10 - ivi I Gray, silty, gravelly SAND, cemented, medium-to coarse-grained, moist, very. �ense (Sandy Glacial Till) * Test Pit was terminated at 10 feet on May 12, 2000. * No groundwater seepage was observed during excavation. 15_ * No caving was observed during excavation. TEST PIT LOG GEOTECH Monterey Court Northeast CONSULTANTS,INC. Renton, Washington IJob No: 'Date: 1Loggedby: 'Plate: 00182 May 2000 SES 6 May 31 00 02: 31p •TECH CONSULTANTS, INC. 411025) 747-8561 p. ; {� `1 TEST PIT 9 icr'' oc,Vd a tie Goa ,c)4 o� `r,s 45 Description Black, silty SAND, with organics, medium-grained, moist, loose (Topsoil) 1W,1 Reddish-brown, slightly silty SAND, with organics, medium-grained, moist, loose • Brown SAND, medium-grained, moist, loose to medium-dense 5 .— SP • - becomes medium-dense -slight organics 10 - - * Test Pit was terminated at 10 feet on May 12, 2000. * No groundwater seepage was observed during excavation. * No caving was observed during excavation. 15— `lt TEST PIT 10 9c4 'Cr 'SPY 4`' Description Black, silty SAND, with organics, medium-grained, moist, loose (Topsoil) ; 'A' Reddish-brown, slightly silty SAND, with organics, medium-grained, damp to ,sP moist, loose to medium-dense r Brown SAND, medium-grained, moist, medium-dense • SP - becomes dense 10 — 10.0% f. • * Test Pit was terminated at 10 feet on May 12, 2000. * No groundwater seepage was observed during excavation. * No caving was observed during excavation. 15 TEST PIT LOG ` GEOTECH Monterey Court Northeast I` CONSULTANTS,INC. Renton, Washington jJobNo: 1Date:. , (Logged by:, Plate: May 2000) SE5 7 May 31 00 02: 32p •TECH CONSULTANTS, INC. #5) 747-8561 p. ; Sample Data: • Test Pit/Boring: TP- 1 Tare: 0 Sample: #1 Wet Weight: 118.7 Depth: 4' Dry Weight: 113.4 %Moisture: 4.7 • Wash Data: • Dry Weight(before wash): 298 grams Dry Weight(after wash): 289.6 grams Washed Soil Weight 8.4 grams SieveilS: Sie+ce 51::::.::::::Weight Retained:::::: Percent:::: psr tRetaine .............Passed:•::: :::I�cbes:vr:No;::::::::::rranE,..... • iqt�s .................................................... Each t Totat Each:;-:.:,:::::::'Eo#al::: ........Total----- 1 1/2 i. 38.10 ,1 0.01 0.01 0.01 0.01 100.0 4 43/4 F 19.05 F-- 0 01 0.01 0.01 0.01 100.0 3/8 1 9.53 t _2.3t 2.31 0.81 0.81 99.2 4 I r 4.75 r-- 3.0r 5.31 1.0t 1.81 98.2 r- .75 1r ----t -r -i -r 10 i 2.00 i 17.81 23.11 6.01 7.8t 92.2 40 r 0.43 1 161.11 184.21 54.1 r 61.81 38.2 100 r 0.15 1 103.81 288.01 34.81 96.61 3.4 200 L 0.08 ; 4.1j 292.11 1.41 98.01 2.0 <200 i 0.00 0.7i 292.8i 0.2t 98.3t• 1.7 Total I I; :::::::::301..2I I 101 1:I............._, Sieve Opening(mm.) 100.00 10.00 1.00 0.10. ............. .............0.01100 .o__� o ..I qii ....I"�d�IiiiiiiriiiiAll��Rll1iinii lEI�I�............ ®a mp SO � ��: ::MI :::::::::1-::m: � . m :: :::::::::::::::.II- --:::: ......::::: ::::: rn .....111111111 M IFI®11®i11111®iillil NI::::....... a . • gm. -.............. �--t.. ® .................. ..... ...'.... 3 50 : I: ..... rriwwAwmossidMwrrwwN1t ineir.s. misiour i wwN giw wwRigtiwwwwwliwi 40 .amam ww�r�rwrwlwwaei1w111wwrw1�i11rrrNflwlwwC d »"'•»•••••••»�'•••••»•••»••••••»••»�•••� ••••= Wa wlir wwlNlkwrwww 5...w1. 30 0. iiiii.dm,o® wwimmwwwiwp■wiwwwrwwrwEaw�rw�wrawwrw�wlwwA►� ■MilMfwtiwllll�Ilwtl�r wwli< ilasww_wwixiwrwiwriirrwww ,wom i ®�� AiwwwwtiwwR ao.om.o® IWwliwwilwwliiwwwwwwwiwwirliewwiiiiiw lwiyi• --;;.._.; ifllmriwllRiii�R� a ... ......................... ........ 34 2.0 GRAIN SIZE ANALYSIS AllGEOTECH Monterey Court Northeast CONSULTANTS,INC. Renton, Washington ♦ �_ ____._.... Job No: Dap: Plate: 00182 j May 2000. ` . . 8' May 31 00 02: 33p •TECH CONSULTANTS, INC. •25) 747-8561 p. ; Sample Data: Test Pit/Boring: TP-6 Tare: 0 Sample: #1 Wet Weight: 151.1 Depth: 3' Dry Weight: 138 %Moisture: 9.5 Wash Data: Dry Weight(before wash): 371.3 grams Dry Weight(after wash): 344 grams Washed Soil Weight: 27.3 grams SieveUS:,::::::Sieve Si:R: Weight:Retained . -•--Percent.•r :::inches:or:No:::::::::-Inn,....• ig ).............. percentRetained:::::::::::::P..assed .................. Each Total ..... otal.Each......,......:.l ...... Total....... ...............................::. • . ... 11/2 1 38.10 t 0.01 0.01 0.01 0.01 100.0 3/4 1 19.05 1 __ 0.01 0.01 0.01 0.01 100.0 3/8 I 9.53 I 0.01 0.01 0.01 0.0 1 100.0 4 I- 4.75 i---1.11 1.1' 0.31 0.31 99.7 - 10 r 2.00 i 1.81 2.91 0.51 0.81 99.2 40 r 0.43 1 159.81 162.71 43.01 43.81 56.2 100 1 0.15 1 169.71 332.41 45.71 89.51 10.5 200 1 0.08 L 8.3i 340.71 2.21 91.81 8.2 <200 ' 0.00 ; 5.6; 346.3' 1.51 93.3' 6.7 TOtai , I 373 6I I 1110.51 4:6 • Sieve Opening(min.) 100.00 10.00 1.00 0.10 0.01 0 _ 10 0 17 0100.0= .d m.s'.e_mms®.''® :e_ ...il= 1111111111111111111111111 ..,i■ 1d•ii .. ilimmilliillk_ so 70 .n A.. ........... 11W1.....- ---Jw-m ... ®lQllllrlll.. .... 80 ri � y iiP® rriiirirwt r�rrnrrcrY1..... ... ...................:::...: 5 Aiiiiiimi. A�fAOIAI.. - GRAIN SIZE ANALYSIS GEOTECH Monterey Court Northeast CONSULTANTS,INC. Renton, Washington i Job No: Date: Plate: 00182 May 2000 9 Ma 31 .00 02: 33p •TECH CONSULTANTS, INC. •25) 747-8561 p. ; Sample Data: Test Pit/Boring: TP-9 Tare: 0 Sample: #2 Wet Weight: 114.1 Depth: 10' Dry Weight: 103.7 %Moisture: 10.0 Wash Data: Dry Weight(before wash): 327.5 grams Dry Weight(after wash): 315.2 grams Washed Soil Weight 12.3 grams Sieve:US:_:::: Sieve:S1:i:.......Weight:Retained...... . . Percent:::. b hes:o NQ.:•:...:fim,:::::: (grams) Percexit:Retained•:::.:::......Possd .. ......Each I, Totals:::. ---...Each i . Total Total-- 1 1/2 I 38.10 I 0.0' O.01 0.0' 0.0' 100.0 4. 3/4 119.05 �__ OAS 0.01 • 0.01 0.01 100.0 3/8 I 9.53 I 0.01 0.01 0.0' 0.0' 100.0 i- h-----I 1 -i ^F 4 i 4.75 I 0.01 0.0' 0.0' 0.0' 100.0 10 1 2.00 i 0.01 0.0i 0.01 0.01 100.0 40 r 0.43 i 8.9 t 8.91 2.71 2.71 97.3 100 1 0.15 1 291.31 300.21 88.91 91.71 8.3 200 L 0.08 1 13.21 313.41 4.01 95.71 4.3 <200 l+ 0.00 1 3.9' 317.3' 1.2' 96.9' 3.1 !.........t0ta1..... ..1 1.........329;81 1 100 Si -O:6 • Sieve Opening(men.) • • 100.00 10.00 1.00 0.10 0.01 ------- - . ..1120211,021-om19IDIC•air...1:1 ...m = 100 100.0 -100.0=10ZO 0.0; -- ®, .dmmID e*. 90 • =-m®.gym:._......scan pa•ioaartrnimma222,1•Mm • maID= 70 midel OM m..mm®� ..mv,.-.���.o..m-®tea ...mmID®�.® 60 v, • CaMID®tea:. 00.1i�r°Sig ..-.......r`----�.s m..�.�..m ®��s.......... W • -�- ®._..._RIND ea �'� ,�..VIPO PMmad== o- ��� mmFM�^�� ..sue•a es.m®1=2:13.2. 511/ lea MIMI We :� W_.W;.�Maio taasmeal...._.«�:..m moo: a mulwall•••woe d�.m.=rommeil •-------.......,-__��. .ovm ®AID mYIDMa®� ..Mw.......ww..M.w.�.�......lw......."m. �� 1"MM.....�www......w..�.MigNIMAIMIlli•Lovmmatl��® u.mIDmmM. Y ••.•. ••. • GRAIN SIZE ANALYSIS GEOTECH Monterey Court Northeast ,.." CONSULTANTS,INC. Renton, Washington • [JobNo: Pate: 10 00182 IMaY 2000 May 31 00 02: 34p TECH CONSULTANTS, INC. 51747-8561 p. ; Slope backfill away from foundation. Provide surface drains where necessary. 04 :' Tightline Roof Drain Ak, (Do not connect to footing drain) Backfill niMmAif (See text for requirements) 0 , ; -k,. II ::V Vapor Retarder f or Barrier Nonwoven Geotextile ry` P Filter Fabric p � a Washed Rock 4 11SLAB o1 1 (7/81 min. size) Y ? �Q - .o .a.••'.o•.a--.o•.a: .p •0:o D •• o•O- •eo•o • v0 0 ` _ � ' p• O. , . ' • . • l: �$, , :4sK�ra Y•x • ' t•;; .aCOep'a.O Co PD•a..o0 0D•"OGa�O0p•a.7 �Opp•a.c00 oaaa aa000 a n �J7ev y•y.,, iv , F .o: pp• C0c• .a o :a p :o o•,'.c 7Q7/00•• OO r � 4ky _ .a•09.oso O eoQou Qoe o-�?oeo.,, ,0aOaO•� 4goaco 't iSt : � i4 .k � • 7 ': p.''a. -.4' •,-'o, .o - .o ;..,p.co. •o i 2• Y . s iAgt t , ., . Iii 11111 .11111— • 70707M 00a.r 611 min. a a a �It fill- - Free-Draining Gravel (if appropriate) 4" Perforated Hard PVC Pipe (Invert at least 6 inches below - slab or crawl space. Slope to drain to appropriate outfall. Place holes downward.) NOTES: (1) In crawl spaces, provide an outlet drain to prevent buildup of water that bypasses the perimeter footing drains. (2) Refer to report text for additional drainage and waterproofing considerations. TYPICAL FOOTING DRAIN GEOTECH Monterey Court Northeast `'� CONSULTANT'S,INC. Renton, Washington Li Job No: DlPIa ; I May2000 NotScale 11 a I 2DD e) 21 of 1l c: 3/ St, , LAM 7 boo 6 6 ay k ( r E-4;t4t111 ) 5.e44.44)-1 0 5- S. 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CIA JF RENTON Planning/Building/Public Works Department Jesse Tanner,Mayor Gregg Zimmerman P.E.,Administrator May 24,2000 Ms. Shirley Allen DEVELOPMENT SERVICES Lazarus Land Corp: CITY OF RENTON 5657—229th Ave SE Issaquah,WA 98029 JUN 0 ] 2000 Re: Tharp Rezone,LUA00-051,R,ECF RECEIVED Dear Ms.Allen On Tuesday of this week,the Tharp Rezone proposal went before the Environmental Review Committee(ERC)for a State Environmental Policy Act(SEPA)Threshold Determination. The ERC deferred making a decision pending the receipt of additional information as outlined in this letter. Until this information is received, and accepted as adequate,the project is on hold as of the date of this letter. The ERC is concerned about steep slopes on the property and felt that inadequate information had been received as to their stability in both developed and undeveloped conditions. For this reason, please provide a full geotechnical study and report that addresses not only grade of slopes, but soil type, subsurface water flow, and other issues typically related to slope stability. In addition,the"top of slope"line must be defined on the topographic map. To this line,please add recommendations by the geotechnical engineer for setbacks from the top of the slope if single family residential development were to be proposed in the future. Finally, although no development has been proposed,please ask the civil engineer to recommend how surface water control measures could be constructed if a development plan were to be submitted for this property. This "hold"on the application will necessitate rescheduling both the ERC meeting and the Hearing Examiner public meeting on this project. As a reminder,the ERC meeting is closed to the applicant and the public. Please contact me at 425-430-7382, if you have any questions. Sincerely Elizabeth Higgins,AICP Senior Planner Copy: Shirley Allen Jennifer Toth Henning Parties of Record file • 1055 South Grady Way-Renton,Washington 98055 Thie nnnor rnnMinc Snot, - 'Ied m�foriol 9A%nncf rnna imnr _. 33U5A. 4-(1 E ly , - N. ' v y \4 PM .1f / - 30 MAY • -- ` 0A/11P(4?-1°r\- 3 _ / 666,„,i, I p. .t_az_ 6derac - P /a 5'5 5-6-t- e-' - -- eie ,,Z,, , CAA q-.?05-, - l S$rs } 7.1 -:2,. llilttlf,1.illi, ,lil;tIEl,i,li_,„111all,tltl1l,i3,lifu,11,t a © CITY OF RENTON : ' - �tyW-42 ,,�w rA - �Planning/Building/Public Works 4 `n 11 1055 South Grady Way - Renton Washin ton 98055 MAY 2 5'0 0 '� t Z. U 0 Q 5 il! W ADDRESS SERVICE REQUESTED it P5&aoi U.S. POSTAGE .....-- ,J j ii_ a -_ Sherwood Luther---// -: 3441 Lincoln Drive NE (e d '.f i ,z--e-e..4.4... Renton, WA 98056 ,jg4_61_ Ctca.„._ AU11P 98866 1hit1liii1iiimilltilIii,iltllhisiIltiilditiltitkliiti1ill • Ms. Elizabeth Higgins May 22, 2000 Page 7 Thank you for your consideration of these comments. If you need any additional information, please do not hesitate to contact me, or Ms. Shirley Allen, the applicant's representative. Very truly yours, INSLEE, BEST, DOEZIE & RYDER, P.S. U6d/47wr Rosemary Oargon RAL:tms cc: Shirley Allen • DOCS\356902\001\0198702.02 C ITSF RENTON Ci ..LL Community Services Jesse Tanner,Mayor James E.Shepherd,Administrator May 22, 2000 oc<` t. Chuck Mapili c".0 2316 NE 31 st ©,cS Renton, WA 98056 p. 9` ' \..l- rp RE: May Creek ®® Dear Mr. Mapili: Thank you for your recent E-mail asking about Renton's interest in the May Creek area, specifically as it relates to a recent rezoning request. The City of Renton and King County have been acquiring property along May Creek and nearby Honey Creek for many years. A majority of the land along May Creek, between 1-405 and Coal Creek Parkway SE (Duvall Ave. SE), is now in public ownership. The main purpose of these acquisitions has been to preserve the May and Honey Creek greenways in their natural condition. Much of this land is believed to be environmentally sensitive, with erosion hazards, landslide-prone areas,wildlife habitat, floodplains and wetlands predominating the area..Any development proposal that may affect environmentally sensitive areas such as this is a concern to the City, and we will be reviewing the proposed rezoning (LUA-00-051)very carefully. The planner for this rezoning proposal is Elizabeth Higgins, and I would encourage you to contact her with specific questions about the proposal (425-430-7382). Our short-term plans are to complete several remaining acquisitions in order to provide-a continuous corridor along May Creek, particularly in the section of the creek between 1-405 and Jones Avenue SE. We recently acquired two parcels in this area, one of which (3609 Jones Ave.SE) still retains a house and garage. We will be removing these buildings and restoring the property to a more natural condition this year. Long term,the City's only plans are to develop a soft-surface(non-paved) hiking trail along the creek,though no specific time schedule has been established for this work. I hope this answers your questions. If you have additional questions or concerns,feel free to contact either Elizabeth or myself(425-430-6602). Sincerely, C)2(e-Q- -1) 47V Glenn Kost, Manager Capital Improvement Program bcc: Jim Shepherd LeslieBetlach . Elri_keth Higgins San ra Pilat C:IMy Documents Netl%2000 CORRESPIGK OO OOG043.doc 1055 South Grady Way- Renton, Washington 98055 C City of Renton 6.4R ♦ Development Services Division 't‘Nrro< South1055 WA 98055 ay, 6th Fir Renton, Date: May 24, 2000 TO: Shirley Allen FROM: Elizabeth Higgins, Sr. Planner Lazarus Land Corp Development Services Div. Development/Planning Phone: (425) 313-1164 Phone: (425) 430-7382 Fax: (425) 837-1298 Fax Phone: (425) 430-7300 ISUBJECT: Tharp Rezone Hold Letter I Number of pages including cover sheet: 2 REMARKS: ® Original to E Urgent ❑ As ❑ Please ® For your be mailed Requested Comment review Call if you have questions. interatfrvn Ahead of the curve ••_ _: } CIT )F RENTON Planning/Building/Public Works Department Jesse Tanner,Mayor Gregg Zimmerman P.E.,Administrator May 24,2000 Ms. Shirley Allen Lazarus Land-Corp. 5657—229th Ave SE Issaquah,WA 98029 Re: Tharp Rezone, LUA00-051,R,ECF Dear Ms.Allen On Tuesday of this week,the Tharp Rezone proposal went before the Environmental Review Committee(ERC)for a State Environmental Policy Act(SEPA)Threshold Determination. The ERC deferred making a decision pending the receipt of additional information as outlined in this letter. Until this information is received,and accepted as adequate,the project is on hold as of the date of this letter. The ERC is concerned about steep slopes on the property and felt that inadequate information had been received as to their stability in both developed and undeveloped conditions. For this reason, please provide a full geotechnical study and report that addresses not only grade of slopes,but soil type, subsurface water flow, and other issues typically related to slope stability. In addition,the"top of slope"line must be defined on the topographic map. To this line,please add recommendations by the geotechnical engineer for setbacks from the top of the slope if single family residential development were to be proposed in the future. Finally, although no development has been proposed,please ask the civil engineer to recommend how surface water control measures could be constructed if a development plan were to be submitted for this property. This "hold"on the application will necessitate rescheduling both the ERC meeting and the Hearing Examiner public meeting on this project. As a reminder,the ERC meeting is closed to the applicant and the public. Please contact me at 425-430-7382,if you have any questions. Sincerely Elizabeth Higgins, AICP Senior Planner Copy: Shirley Allen Jennifer Toth Henning Parties of Record file 1055 South Grady Way-Renton,Washington 98055 Asa n.- •- DETERSON CONSULTING ENGINEERS TRANSMITTALBUILDING Olvi,,22j Date: May 23, 2000 File: ALLN-0002 To: Ms. Elizabeth Higgens Project: Tharp Rezone City of Renton 1055 S. Grady Way Subject Renton, WA 98055 Item Copies Date Description 12 Revised Existing Utilities and Topography Map Remarks: Elizabeth: The location of May Creek shown on the previous mapping was based on City aerial topography augmented by aerial photographs.However, our on-the-ground review of the creek location was inconsistent with the mapping. We have changed the location based on our field observations. Please call me if you have any questions. ❑ As You Requested ❑ For Your Approval ❑Return Requested ❑ For You Information ❑ For Your Review ® As Noted From: CC: Ms. Shirley Allen Jon W.Nelson,PE 4030 LAKE WASHINGTON BLVD. NE, SUITE 200 • KIRKLAND, WASHINGTON 98033 • (425) 827-5874 (425) 822-7216 FAX 111) �ti�Y °� City of Renton ♦ ♦ Development Services Division �N�o'� 1055 South Grady Way, 6th Floor Renton, WA 98055 Date: May 22, 2000 TO: Mary Van Wagnen, Manager FROM: Elizabeth Higgins, AICP/ASLA Parks & Recreation Senior Planner City of Newcastle Development Services Div. Development/Planning Phone: (425) 649-4444, ext 127 Phone: (425) 430-7382 Fax: (425) 649-4363 Fax Phone: (425) 430-7300 ISUBJECT: Tharp Rezone I Number of pages including cover sheet: 4 REMARKS: ❑ Original to [ Urgent El As ❑ Please ® For your be mailed Requested Comment review We are uncertain about the size of the proposed rezone area, we received a correction of 10.3 A from the applicant. I would appreciate Newcastle's comments on this proposed rezone. Please call if you have questions. • lairtfrovn Ahead of the curve PPP—SS—III I --_— -- __--- ...m d I'-,ao'--'m'—'4%''• A CITY OF (ACROSS SOUTH PRELIMINARY PLAT .—/zA/� `` RENTON - _ cao F—H MEN A 1 GI°mm�;BulG:nan°oD'm w°,.°o.ot. EXISTING UTILITIES SMIALLo2 NO. NMSICN SO DATE ArPR- ,„�„ - �'@'^' X}'` °ig� '"^°'^ F•`-Atlrnin1°°`°' AND TOPOGRAPHY MAP R �S.OJLL l IV�r ';Ir. Fi- , O q — NN=Lr �m be -, f , 1 �- ms- C _ al Nam ' ;moa -r_-I� i1 bye° eL.. I I ; _ _ Ab -• I.. / - L/NCOLN N W t - N_ r W n / i 0 r,rlj' ,',I. •-\ • • ••,. •• • • -. -'-y_Y.�.-• - - "ram- - N ,us .tA9r L ' Lam, 'I;"fir,yr u, _ ,o _ _ +;��. 0j' i ,,:�;�'P :I.tl,al' ;Z�:. MONT i` 3;;' t'''j..t;; COURT '1 ,11: - ._ .I,m; -)ti:.r',Y ''",':11;+:i!. ,--{ F. -F.' 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CoOwner Land :$476,000 Site :*No Site Address* Renton Total :$476,000 Mail :500 King County Admin Bldg Seattle Wa 98104 % Imprvd : Sale Dt Aud # : LevyCode :2100 Price . : Deed 1999 Tax: LoanAmt . : Loan ExemptCd : Zoning :RC Lender: Ex Tax # : VestTyp IntTyp: Phone . LandUse :901 Vacant,Residential 90Census : Bldg Nm : Mobile Home : No Map Grid :626 E4 S Plat Nbrhd Cd :064004 Rec # Vol :11 SubPlat :Hillmans Lake Wash Garden Of Eden No. 01 Page :63 Legal :LOT _54 & HILLMANS LK WN GARDEN OF Jurisdctn: Bedrooms 1stFlr SF FinishSF : YearBlt . Bath F3H / / 2ndFlr SF Bldg SF Eff Year : Fireplace 3+FloorSF Lease SF : BldgMatl : Bsmt Type HalfF1rSF AttGrgSF : BldgCond : Deck FinBsmtSF LotAcres :32.43 BldgGrde : Stories BsmtTotSF Lot SF :1,412, 650 WallMatl : Units BsmtGrgSF WtrFront : WtrFrtSF : * MetroScan / King * Parcel# :334210 353606 Platted Bldgld: Q:SE S:32 T:24N R:05E Owner :Sshi Llc Struct . CoOwner Land :$125,500 Site :*No Site Address* Renton Total :$125,500 Mail :Adv 99 Dep Pd $3 823 61 2000 Plat New Major % Imprvd : Sale Dt :06/11/1998 Aud # :2118 MULTI-PARCEL LevyCode :2100 Price :$2,570,000 FULL Deed :Warranty 1999 Tax:$1,681.92 LoanAmt Loan ExemptCd : Zoning :RC Lender: Ex Tax # :1618113 VestTyp IntTyp: Phone . LandUse :901 Vacant,Residential 90Census : Bldg Nm : Mobile Home : No Map Grid :626 E4 S Plat Nbrhd Cd :064005 Rec # Vol :11 SubPlat :Hillmans Lake Wash Garden Of Eden No. 01 Page :63 Legal :LOT POR HILLMANS LK WN GARDEN OF Jurisdctn: Bedrooms lstFlr SF FinishSF : YearBlt . Bath F3H / / 2ndFlr SF Bldg SF Eff Year : Fireplace 3+FloorSF Lease SF : BldgMatl : Bsmt Type HalfF1rSF AttGrgSF : BldgCond : Deck FinBsmtSF LotAcres :13.58 BldgGrde Stories . . BsmtTotSF Lot SF .. :591,544 WallMatl : Units BsmtGrgSF WtrFront WtrFrtSF : The Information Provided Is Deemed Reliable, But Is Not Guaranteed. • • ON ..0 .Nr-cO� NOTICE OF APPLICATION AND PROPOSED DETERMINATION OF NON- SIGNIFICANCE (DNS) DATE: May 1,2000 LAND USE NUMBER: LUA-00-051,R,ECF APPLICATION NAME: THARP PROPERTY REZONE PROJECT DESCRIPTION: The applicant has requested a rezone of the land use classification of a 16.53 acre property located in Northeast Renton from Resource Conservation (RC)to Residential 1 (R-1)and Residential 5(R-5). The land use classification line would be determined by location of slopes. The R-5 zone will consist of areas sloped primarily less than twenty-five percent(25%). The R-1 zone will consist of areas sloped primarily twenty-five percent(25%)and greater. The proposed rezone will be reviewed by the City of Renton Environmental Review Committee. A public hearing will be required before the City of Renton Hearing Examiner. PROJECT LOCATION: Aberdeen Avenue NE between NE 31st and NE 33rd Streets. OPTIONAL DETERMINATION OF NON-SIGNIFICANCE(DNS): 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 process to give notice that a DNS is likely to be issued. Comment periods for the project and the proposed DNS are integrated into a single comment period. There will be no comment period following the issuance of the Threshold Determination of Non-Significance(DNS). A 14-day appeal period will follow the issuance of the DNS. PERMIT APPLICATION DATE: April 26,2000 NOTICE OF COMPLETE APPLICATION: May 1,2000 Permits/Review Requested: Environmental(SEPA)Review;Rezone Other Permits which may be required: None Location where application may be reviewed: Planning/Building/Public Works Division,Development Services Department, 1055 South Grady Way,Renton,WA 98055 PUBLIC HEARING: Public hearing scheduled for June 20,2000,before the Renton Hearing Examiner in Renton Council Chambers. Hearings begin at 9:00 AM on the 7th floor of Renton City Hall located at 1055 Grady Way South. • CONSISTENCY OVERVIEW: Land Use: Vacant land Environmental Documents that Evaluate the Proposed Project: State Environmental Policy Act(SEPA)Environmental Checklist,City of Renton Slope Analysis Development Regulations -- Used For Project Mitigation: Not applicable Proposed Mitigation Measures: Not applicable INSLEE, BEST, DOEZIE & RYDER, P.S. ATTORNEYS AT LAW David A. Best Rainier Plaza, Suite 1900 William J. Lindberg, Jr. Richard G. Birinyi 777 -108th Avenue N.E. Dan S. Lossing* Jerome D. Carpenter P.O. Box C-90016 John W. Miller Daniel M. Cummings Bellevue,Washington 98009-9016 John W. Milne Don E. Dascenzo (425) 455-1234 David A. Nold Peter A. Deming Douglas L. Phillips Michael Doezie Fax: (425) 635-7720 John F. Rodda*** Reagan B. Dunn E-Mail: rlarson@insleebest.com Stephen D. Rose* Eric C. Frimodt Michael P.Ruark Thomas H. Grimm** Milan Gail Ryder Henry R. Hanssen, Jr. Adam G. Snyder Evan E. Inslee John F. Sullivan* Rod P. Kaseguma Andrew L. Symons Rosemary A. Larson Katherine F.Weber David J. Lawyer Of Counsel: • Also Admitted in Alaska William L. Choquette* ** Also Admitted in California Call Direct Dial: *** Also Admitted in Oregon (425)450-4219 May 22, 2000 cNT OF sz RE �VIC� Ms. Elizabeth Higgins, Senior Planner NTON City of Renton NAY 1055 S. Grady Way Renton, WA 98055 %Ct-0 Re: Tharp Rezone Application - Renton File No. 00-34 Dear Ms. Higgins: • This firm represents Shirley Allen and the Lazarus Land Corporation, the applicant in the above referenced rezone application. The applicant received copies of letters from Wynnlee Crisp, the Falanikos, the Mapilis, and persons residing in the May Creek Neighborhood regarding the rezone application. This letter responds to some of the statements in those letters. In light of the May 23, 2000 environmental review committee meeting, this letter will focus on the environmental issues raised in the letters. The letters also discuss the criteria for a rezone under the Renton Municipal Code. Therefore, this letter briefly responds to some of the allegations raised regarding the rezone criteria. If necessary, additional information regarding the rezone criteria will be provided at the time of the hearing on the rezone application. SEPA Review Issues Mr. Crisp alleges that the applicant has improperly segmented the proposal for purposes of SEPA review, citing WAC 197-11-060(3)(b)(ii) and 197-11-060(4)(d). Mr. Crisp states that the proposed rezone is part of a larger proposal. However, the applicant has not submitted any application for additional development approval on this or related property. Proposals need only be discussed in the same environmental document if they: DOCS\356902\001\0198702.02 110 Ms. Elizabeth Higgins May 22, 2000 Page 2 (I) Cannot or will not proceed unless the other proposals (or parts of proposals) are implemented simultaneously with them; or (ii) Are interdependent parts of a larger proposal and depend on the larger proposal as their justification or for their implementation. WAC 197-11-060(3)(b). Here, the applicant's property may be rezoned regardless of. whether it is ever subdivided. The property could be developed regardless of whether it is ever subdivided. The rezone application is not an interdependent part of any larger proposal. The rezone application does not depend on any future subdivision of the property. Therefore, WAC 197-11-060(3)(b) does not apply. Moreover, because the applicant has not submitted any subdivision application, the extent of, and design of, any future subdivision or other development on the property is not known. It would be speculative at this point to attempt to assess the environmental impacts of a non-existent subdivision proposal. Please note that under SEPA, a proposal does not exist until an agency is presented with an application. WAC 197-11-055(2)(a); 197-11-784. It would be inappropriate and premature to perform environmental review on the potential subdivision of the property, prior to the time that a subdivision application is submitted. In the absence of specific plans for future development, SEPA does not require consideration of every remote and speculative consequence of an action. Murden Cove Preservation Assn. v. Kitsap County, 41 Wn.App. 515, 526, 704 P.2d 1242 (1985)(In reviewing the issuance of a DNS on a rezone application, court holds that assessment of environmental concerns related to applicant's future plans for the property could be deferred until presented in a specific form for requested governmental action); Narrowsview Preservation Assn. v. Tacoma, 84 Wn.2d 416, 424, 526 P.2d 897 (1974)(In affirming the City's issuance of a DNS for a rezone, court recognizes that the City could determine that the rezone would not have a substantial impact on the environment,but require an EIS when the preliminary plat or building permit was issued for a specific project, when the details of the project are more clearly defined). The applicant is not contending that known environmental impacts of the rezone application should not be evaluated at this time. The applicant merely asserts that the impacts of any subdivision of the property should be evaluated at such time as the details of that development proposal are known. Mr. Crisp alleges that the SEPA checklist ignores the cumulative effect of encroachment into a contiguous greenbelt extending from Lake Washington to Cougar Mountain. However, the rezone will not eliminate the contiguous greenbelt. May Creek Park lies directly south of the applicant's property. Other adjacent properties are already developed. . DOCS\356902\001\0198702.02 • HO Ms. Elizabeth Higgins May 22, 2000 Page 3 Mr. Crisp alleges that the SEPA checklist fails to adequately describe adjacent properties. However, this is not correct. The SEPA checklist states: The current lot is vacant. The subdivision La Crosse(aka Stafford Crest) lies adjacent to the north boundary of the property. The property to the east is occupied by single family homes. The property to the west is primarily forty percent slopes and will likely remain in a natural state. The property to the south is predominantly forty percent slopes with a few single family residences at the base of the slope. Environmental Checklist, Section B.B.A. The checklist also states that May Creek lies to the south of the base of the steeply sloped portion of the site. Checklist, Paragraph B3A(1). Mr. Crisp alleges that the checklist does not mention of the impact on water quality in May Creek. However, the checklist states that "there will be no increase in discharge to water, since it is anticipated that a future development would be regulated under City of Renton detention standards for the May Creek Basin." Checklist, Supplemental Sheet, Section D.1. Mr. Crisp alleges that the checklist indicates that no noise would be created. To the contrary, the checklist states: There will likely be short term emissions to air and construction noise during the eventual buildout of a subdivision on the property. After the construction phase, a limited increase in noise from the site will occur (such as typical to a single family neighborhood: lawnmowers,kids playing, etc.). Checklist, Supplemental Sheet,D.1. At the time that a subdivision application is submitted, the noise impacts associated with that application will be reviewed. The rezoning of the property will not create noise impacts, although development of the property might. Mr. Crisp alleges that there is a history of unstable soils in the immediate vicinity of the property. However, the applicant- has submitted an opinion from Geotech Consultants, Inc., indicating that they did not observe any indications of recent large scale instability on the site's slopes. Future slope instability is anticipated to be limited primarily to periodic shallow movement in looser, near surface soils. Development on the site should be possible without adverse impacts to the stability of the steep slopes. The erosion potential on the site is relatively low, if no disturbance occurs to vegetation on steep slopes. The "mass failure toward the creek" referenced by Mr. Crisp as being repaired by the State Department of Transportation in 1997 is not located on the property. DOCS\356902\001\0198702.02 Ms. Elizabeth Higgins May 22, 2000 Page 4 The Falaniko and Mapili letters repeat many of the comments in the Crisp letter. Therefore, in response to these letters, the applicant incorporates the statements above. In addition, the applicant would like to emphasize that May Creek is not located on the property. Also, contrary to the allegations in the letters, the environmental checklist very clearly indicates that the applicant contemplates subdividing the property. Checklist, Sections A.7, A.8, Supplemental Sheet, Sections D.1, 2, 3, 4, and 6. Similarly, the checklist does not state that there will be no surface water diversions, and the checklist does indicate that "a future subdivision will result in clearing of the northern portion of the property (that area outside of the steep slopes)." Checklist, Supplemental Sheet, Section D.2. The Mapilis are incorrect when they state that there are "one hundred percent slopes" on the property. Last, in response to the allegation that the rezone would displace bear, deer, hawks, eagles, heron, raptors, and salmon, the applicant has only observed rodents and songbirds on the property. Again, the May Creek neighborhood letter repeats the comments contained in the other letters. Regarding the allegation that there is severe erosion on the property, the applicant has provided the Geotech Consultants, Inc. letter regarding the site's stability. The proposed rezone would have a minimal impact on wildlife, particularly given the fact that May Creek Park is located directly across May Creek from the property. Regarding the allegation that the new "critical areas ordinance should apply and restrict higher density development," the subject rezone application was deemed complete prior to the effective date of the critical areas ordinance. To the extent that the critical areas ordinance applies to a rezone application, the proposed rezone does not violate any provision of the ordinance. The critical areas ordinance will apply to any future subdivision of the property, and all future development of the site will comply with the critical areas ordinance. Rezone Criteria Issues The applicant's proposed rezone meets the criteria for approval under RMC 4-9- ' 18O.F. First, the proposed rezone is in the public interest. RMC 4-9-18OF.2.a. The City's Comprehensive Plan designates the property. "Residential Rural." Under the Comprehensive Plan, Residential Rural property may be zoned to allow for density of up to five homes per acre, except that areas with significant environmental constraints may not exceed one home per acre. Comprehensive Plan Policy LU-26. Policy LU-28 states that "to provide for more efficient development patterns and maximum preservation of open space, residential development may be clustered in Residential Rural Designations." The application requests that the property be given the zoning designation of R-5 for the portion of the property that has slopes of less than 25 percent, and the zoning designation of R-1 for the portion with slopes greater than twenty-five percent. Thus, the requested zoning is consistent with and contemplated by the Comprehensive Plan. The applicant understands DOCS\356902\001\0198702.02 O Ms. Elizabeth Higgins May 22, 2000 Page 5 that the City initially zoned the property "RC" as part of the zoning process for the entire City. The City simply zoned most properties containing steep slopes or other sensitive areas "RC", without the benefit of detailed topographical and other information about each individual parcel. The applicant has now provided a detailed topographical survey and other information establishing the locations and extent of the slopes on the property. This information indicates that R-5 and R-1 are appropriate zoning designations for the property. ' Mr. Crisp alleges that the rezone is not in the public interest because the school district has announced that a middle school is at capacity, and because N.E. 44th Street is operating at LOS D in the peak hour at the I-405 interchange. To the extent that these allegations are accurate, at the time that any development is approved on the property, the applicant will be required to pay all appropriate mitigation fees for school and road impacts, and to perform any other appropriate mitigation. These factors do not require a finding that the public interest is not served by the rezone. The proposed rezone furthers the preservation and enjoyment of the applicant's property rights. RMC 4-9-180F.2.b. Mr. Crisp alleges that the rezone is not necessary to preserve the applicant's right to enjoy property rights under the current zoning. If this was the test, then a rezone could virtually never be granted. Mr. Crisp also alleges that the rezone would violate property rights of the neighboring property owners. First, this is not an appropriate consideration under this factor. Second, this is not accurate. Adjoining property owners have no reasonable expectation that adjacent property will always remain undeveloped, or remain at the existing zoning designation. • As noted above, the City's Comprehensive Plan clearly contemplates the proposed zoning. The proposed rezone is not materially detrimental to the public welfare or to property in the vicinity. Mr. Crisp alleges that the rezone would fail to protect critical areas on the property. This is not the case. Again, the requested rezone is consistent with Comprehensive Plan Policy LU-26, which allows areas with significant environmental constraints to have densities of one home per acre. To the extent this is relevant to the rezone application, any development proposed for the property in the future would comply with the City's new Critical Areas Ordinance. Thus, the rezone would not fail to protect the public welfare as intended by the Ordinance. The Comprehensive Plan specifically provides that development may be clustered on Residential Rural property. Comprehensive Plan Policy LU-28. In addition, the requested rezone would maintain an R-1 zoning for approximately two-thirds of the entire site. The R-5 zoning would be located at the northern portion of the property, directly adjacent to property that is already zoned and developed at the R-5 density. As evidenced on the topography map showing the boundaries of the proposed zoning, a large buffer of R-1 property would remain between the R-5 property and the adjacent properties, providing a transition area. (Moreover, it is D OCS\356902\001\0198702.02 Ms. Elizabeth Higgins May 22, 2000 Page 6 anticipated that at the time that development of the property is approved, the City will require that the portion of the property containing steep slopes be placed in a native growth protection easement.) Thus, the rezone is not inconsistent with the zoning of properties in the vicinity. The May Creek Neighbors suggest that because currently their properties have views unobstructed by high density development, a court would find that the proposed rezone constitutes an unconstitutional taking of their property rights. This contention has no merit. A Washington court has already addressed the issue of whether a property owner has a right to any particular view that can be "taken" by the government, and determined that property owners do not have the right to any particular view, absent an easement, restrictive covenant, or other document creating such a right. Pierce v. Northeast Lake Wash. Sewer and Water District, 123 Wn.2d 550, 564, 870 P.2d 305 (1994). The proposed rezone also meets the review criteria of RMC 4-9-180F.1.b and F.1.c. RMC 4-9-180F 2.d. Mr. Crisp argues that the rezone would not meet RMC 4-9-180F.1.b, alleging that the rezone would not meet a long list Comprehensive Plan policies. However, RMC 4-9-180F.1.b actually provides: "The property is potentially classified for the proposed zone being requested pursuant to the policies set forth in the Comprehensive Plan." Policy LU-26 is the Comprehensive Plan policy that describes the potential zoning classification for property in the Residential Rural Designation. Under Policy LU-26, "Maximum development densities should range from one home per ten acres to five homes per acre . . . , except in areas with significant environmental constraints including but not limited tb: steep slopes, erosion hazard, flood-plains, and wetlands where density shall not exceed 1 home per acre." Thus, the applicant's property is potentially classified for the zoning requested in the application. Furthermore, the application is not inconsistent with any of the Comprehensive Plan policies listed by Mr. Crisp. If necessary, the applicant will provide additional information regarding the application's consistency with the Comprehensive Plan prior to the hearing on the rezone application. DOCS\356902\001\0198702.02 :Sandra Pifat- Ma Creek Pas e 1 . • From: "Mary Ann &Chuck&Andre Mapili"<mamapili@email.msn.com> To: <spilat@ci.renton.wa.us> `9 k ) Date: 5/11/00 4:49PM Subject: May Creek What is Renton's interest in the May Creek area? what are short and long range plans for parks and trails? If there are plans,does the rezoning proposal, LUA-00-051,to eliminate some Resource Conservation areas adjacent to►May Creek have an impact on the value of any public (ft) resources? Thanks for your help.\ii) • ��-ec�J Chuck Mapili o \`- � L° ` a,� — 2316 NE 31 425-235-7423 ( 16/ 1/1 01-C `1-d ' 11 C 07 Ke.— 'fr T—,,,,i,e 3 .,(LQ. -.:A A.uke-t, 3 dt-yLir.1 pia.,` ob_A.,„, ,t,0 -- 4-0 w h ok-yrt? . ,. i, chrv,f2) . A, ,,Q,„..t --, . -PAA-t7 v,k,' i-kr4 ...-0, ad4.t,t-t urntio/ A_, O'''' ' 4zw1)4,-,1,06 y..0.) yieuz a .1-- k kete.:4177 q G fry of a /� - 111 ??A — 'Pe" ' Cog. t&asil rki Ceif-fr4 M-(-; — SoP,/--- f'c(-- `J (2.07,A___ jai/i 4 o se I7 .at, Pam. -- 11110 CITY OF RENTON • ECONOMIC DEVELOPMENT NEIGHBORHOODS, AND STRATEGIC PLANNING MEMORANDUM DATE: May 19, 2000 TO: Elizabeth Higgins FROM: Owen Dennis SUBJECT: Tharp Property Rezone(LUA-00-051,R,ECF) The intent of the Residential Rural designation is to limit residential density in critical areas, areas identified as part of a city-wide or regional open space network, arid agricultural lands. According to Policy LU-26, the maximum density in environmentally constrained areas should not exceed one unit per acre. Both the R-1 and R-5 Zones implement the Residential Rural land use designation. The area proposed for the R-5 Zone is relatively flat and is no more constrained than the developing R-8 area adjacent to the north. The Zoning Map currently uses topographic breaks as zone boundaries along the top and toe of slope east of Talbot Road South and south of South 43rd Street, and along the top of the slope north of the Maple Valley Highway. Therefore, the proposal to rezone the portion of the parcels above the top of the slope to R-5 is consistent with the Comprehensive Plan policies and with prior zoning actions by the City. The proposed R-1 Zone would include slopes between 25% and 40%, and those areas greater than 40% slope. The areas mapped as falling between 25% and 40% slope are primarily in the range of about 31%to 35%. While the proposed rezone of the steeper portion to R-1 is not inconsistent with the policy direction for the Residential Rural designation, there does not appear to be a compelling reason to increase the zoned density. The additional density cannot be transferred to the area proposed for R-5. Further, it also raises issues of access and the potential risks of slope instability to development and to the May Creek habitat below. cc: Betty Nokes • \\CENTRAL\SYS2\DEPTS\EconomicDevelopment\STRATPLN\PLANNING\GREEN-F\Tharp_RZ.doc\od DEVELOPMENT PLANNING • TTY OF RENTON MAY 2 2 2000 Wynnlee Crisp 2100 NE 31st Street Home(425)235-2148 ®������® Renton,WA 98056 Office (425)453-5000 R henton, aol.com May 18,2000 Elizabeth Higgins,Sr. Planner Renton Development Services Dept. 1055 South Grady Way Renton,WA 98055 Subject: Staff Report(Ref. Proposed Rezone of Resource Conservation Area, LUA-00-051, R, ECF) Will you please send me a copy of the Staff Report on the subject application,when it is available? Thank you. Sincerely, vo-„,....e.e 0247o. Wynnlee Crisp May 17 00 12: 36p GEOTECH CONSULTANTS, INC. (4251747—tibe1 p• 1 r • O E O T E C II 1:1256 Northeast 20th Street.Suite 16 Bellevue.%Mington 98005 CONSULTANTS, INC. (425)747-5618 FAX(425)747-8561 May 17. 2000 JN 00182 Lazarus Corporation via facsimile (425) 837-1298 5657—229th Avenue Southeast Issaquah,Washington 98029 Attention: Shirley Allen Subject: Preliminary Geotechnical Conclusions Lacrosse Residential Development Monterey Court Northeast Renton,Washington Dear Ms. Allen: This letter is in response to your request for a preliminary summary of our geotechnical conclusions regarding the proposed development. We are currently in the process of completing our geotechnical analyses and developing a full geotechnical report. To date, we have completed the following work: • Visiting the site to observe existing conditions. • Monitoring the excavation of ten test pits at the site. • Reviewing available geologic maps for the site and vicinity. Eight of the test pits were excavated on the gently-sloping, northern portion of the property. Two of the explorations were excavated on the steep, southern slopes, 20 to 30 feet below the slope crest. The explorations all encountered medium-dense sands and sandy silt mapped as "younger sands." One of the test pits revealed glacial till below the sands. The soil conditions encountered in the test pits are consistent with what would be anticipated from the geologic maps. No groundwater seepage was encountered in the explorations. During our site visit, we did riot observe any indications of recent large-scale instability on the slopes of the site. Based on the currently-available information, we anticipate that future slope instability will be limited primarily to periodic shallow movement in the looser, near-surface soils. The planned development should be possible without adverse impacts to the stability of the steep slopes. In our geotechnical report, we will recommend appropriate setbacks and buffers to protect the slopes from disturbance and to prevent the structures from being damaged by any foreseeable slope movement. The houses can be supported on conventional foundations bearing on the • medium-dense, native soils. The results of our test pits indicate that the seismic hazard on the property is low. There is a negligible potential for seismic liquefaction, and the proposed slope setbacks will be intended to protect the structures in the event of shallow landslides during earthquakes. The erosion potential on the site is relatively low, provided no disturbance occurs to the vegetation on the steep slopes. An engineered erosion and sedimentation control plan will need to be designed and implemented to minimize erosion in the development area. Mau 17 00 12: 36p GEOTECH CONSULTANTS, 'nu. L4fe J /'f /-0001 N• � Lazarus Development JN 00182 May 17, 2000 Page 2 If you have any questions, or if we may be of further service, please do not hesitate to contact us. Respectfully submitted, GEOTECH �CONSULTANTS, INC. Marc R. McGinnis, P.E. Principal MRM: mrm cc: City of Renton-Elizabeth Higgins via facsimile (425) 430-7300 DEVELOPMENT PLANNING CITY OF RENTON Wynnlee Crisp 2100 NE 31st Street Home(425)235-2148 y, Renton,WA 98056 Office (425)453-5000 �IAY & & Z000 hwcrisp@aol.com RECEIVE • May 17,2000' Elizabeth Higgins, Sr. Planner Renton Development Services Dept. 1055 South Grady Way Renton,WA 98055 Subject: Residential Land Supply (Ref. Proposed Rezone of Resource Conservation Area, LUA-00-051, R, ECF) I am trying to quantify the need for more residentially-zoned property in the North Renton vicinity. This will help determine how eager the City should be to upzone Resource Conservation lands that currently provide rare open space and greenbelt at no expense to the public(actually,there is a net revenue gain from these properties). My understanding is that the City has done a good job of assuring that there is sufficient residentially-zoned land to accommodate the forecast of future population growth,supplied by the State. I suspect that Renton is also accommodating some of the population growth in Bellevue and Newcastle.This impression is reinforced by my own observation of the large number of newly developed single-and multi-family units in this vicinity over the past 3-4 years. This makes me believe that the need to convert more land to accommodate dense housing is small,relative to the need to conserve limited greenspace and enhance livability in the City. Will you please provide me information on: 1. the number of housing units approved and/or constructed in the City in the past 3-5 years; 2. the number of housing units that could be constructed on lands that are currently in the City review process(i.e.,the housing potential of current applications); 3. the number of additional housing units that could be accommodated on lands that are already zoned for residential use,but are either undeveloped or not fully developed at this time; and, 4. your assessment of the extent to which an additional 20 housing units would help meet the City's Growth Management Act obligation to provide sufficient housing to meet population forecasts. If possible,I'd appreciate receiving this information by June 8,2000. I would like to incorporate it into my testimony. An irreversible choice involving a rare public resource needs to have a substantial public benefit that outweighs the loss. This information will allow the Hearing Examiner to clearly understand the magnitude of the tradeoff that the City is being asked to make. Thank you. Sincerely, Wynnlee Crisp RgeR D Elizabeth Higgins, Sr. Planner MAY 1 5 2000 May 15, 2000 1055 S. Grady Way Renton, Wa. 98055 BUILDING DIVISION Re: Opposition to Rezone of Resource Conservation Area, LUA-00-051, R, ECF We live in the RC area to the Southeast of the subject property. We enjoy the peaceful and aesthetic quality of the area assured by the current RC zoning. Rezoning would take that from us. In total we own about 10 acres(4 tax lots, 3 undeveloped) all zoned RC. Our property is situated directly West of the proposed change area, and to the South and East. Since our land is of very similar geographic features, we have the same economic motivations for the valley to be rezoned, but we believe there is more value in maintaining the greenbelt that protects May Creek. Here are some technical reasons not to make a change to existing law from the Critical Area Ordinance# 4835. 4-3-050 A.1.a)Manage development activities to protect life, property, and environmental quality. • Making this zoning change does not protect my property; it certainly doesn't provide a buffer for the protected and sensitive slopes above May Creek. 4-3-050 A.3.f)Minimize damage to public facilities... • There is currently a runoff problem where the adjacent development drains water through a pipe to Jones Road. On some rainy days this rerouting of surface water floods across Jones rd. Increasing the size of development will only increase runoff problems. 4-3-050 A.4.a) The purpose of geologic hazard regulations are to: Minimize damage due to landslide, subsidence or erosion through the control of development. • Maintaining the current zoning will help provide a buffer to the steep slopes currently eroding into May Creek. 4-3-050 A.5.a)Maintain and promote diversity of species and habitat within the city. • If development is allowed up to the edge of 40% slopes, habitat will have no buffer, and no place but the steep slopes to live. If rezoning does happen we suggest that you require significant setbacks from protected slopes. 4-3-050 A.5.d) Serve as areas for ...aesthetic appreciation. • Having a Resource Conservation area buffer around my land maintains the aesthetic value of our property. • The undeveloped trails and park land along May Creek benefit from the existing RC zone buffer along the top of the ridge overlooking the valley. 4-3-050 A.7.a)Ensure that activities in or affecting wetlands not ...degrade natural wetland functions. • Part of the land holds water for and drains into Gypsy Creek. Over the past few years, flow has gone from being fairly small and constant to the current situation where it goes from almost nonexistent to very high damaging flows causing severe erosion. Additional high-density development will only exacerbate this problem. 1 ' I 4-3-050 B.1.c) Sensitive Slopes... and Protected Slopes. • The proposed development has development on Sensitive areas, and no buffer to Protected areas. 4-3-050 B.5.a) The habitat conservation regulations apply to all non-exempt activities on sites containing or abutting critical habitat as classified below. • Salmon, heron, and raptors live in the valley. We have heard bald eagles in the neighborhood. 4-3-050 D.4.a)Review authority • We believe the City should require, and not waive, reviews as called out in this section (geologic, slope, habitat, wetlands) since it is on and near critical areas for high erosion, steep slopes, wetland, landslides. • This section also allows for increase in buffers to landslide areas. 4-4-130) Tree cutting and land clearing • This section provides many of the City's values of open space, aesthetic appeal, and habitat protection arguing against development at higher densities than currently allowed. Here are a few problems from the Environmental Checklist: • It is written as if the rezoning will not lead to development even though development plans have already been drawn. This seams a very underhanded way to get around NEPA/SEPA. • There are 100% slopes on property, not 50% as the checklist states. • It states 0% of the site will be impervious. • It states that there will be no surface water diversions. • It states that no vegetation will be removed. • It states that there are only rodents and songbirds in the area. We have seen deer, hawks, eagles, bear, and salmon. • It states that this is not a migration route. It is the only greenbelt from lake Washington to the mountains for a wildlife corridor. • It states that there would be no additional noise or traffic. • It states that 25% slopes are not sensitive. • By ignoring the Critical Area Ordinance and giving the applicant increased property use and value, you are taking value away from our property. Please do not change the current zoning to allow more liberal development. If you do, require significant additional buffers (4-3-050 J.7) from slopes to protect this critical environmental resource and aesthetic quality of the neighborhood. Sincerely, /te&t`� MaryG Ann Mapili Charles Mapili 2316 NE 31st St 425-235-7423 Renton WA. 98056 mamapili@msn.com 2 w 11/ Wynnlee Crisp 2100 NE 31st Street Home(425)235-2148 Renton,WA 98056 Office(425)453-5000 hwcrisp@aol.com May 14,2000 R gain D Elizabeth Higgins, Sr. Planner MAY 1 5 2000 Renton Development Services Dept. 1055 South Grady Way BUILDING DIVISION Renton, WA 98055 Subject: Proposed Rezone of Resource Conservation Area, LUA-00-051, R, ECF Please designate me a party-of-record in the subject proposal. I will participate in the hearing to elaborate on the points below, and others. I have reviewed the application for rezoning of resource land and the accompanying SEPA Checklist. Neither are adequate nor accurate. Since the proposed upzoning is the first step in a significant conversion of land use from Resource to small-lot-size residential, the City needs to carefully comply with the Municipal Code and SEPA. The proposed upzoning does not meet the Zoning Code criteria at 4-9-180F.2 Section 4-9-180F.2(a) Section 4-9-180F.2(a)of the Zoning Code requires that the"rezone is in the public interest." There is no indication that the proposal is in the public interest,nor any indication of need for more densely zoned residential land. This is especially so at the expense of converting rare Resource lands within the city limits. The zoning within the city was established in accordance with the Growth Management Act sufficient to accommodate the projected 20-year population growth estimate. There is no indication that the amount of residentially zoned land is now insufficient. On the contrary,given the large number of new housing units approved and constructed in the past two years, coupled with slowing home sales in response to rising interest rates, it appears that there is no shortage in the current supply of residential land. There is also evidence that housing growth in this particular area has already outpaced infrastructure development. For example,Renton School District has announced that the area's middle school(McKnight) is projected to be over capacity in the coming school year and is prioritizing enrollments. According to their system, new school children from the proposed rezone area would have second priority for enrollment due to overcrowding. Additional evidence is provided on the arterial street(NE 44th Street)that would principally connect the rezone area with the regional transportation system. Even though all the approved housing tributary to this arterial is not yet constructed and occupied,NE 44th Street is already operating at Level of Service D in the peak hour at its I-405 interchange. Queues at the northbound on-ramp back up into the NE 44th Street eastbound single travel lane, creating a hazard for motorists. This backup then prevents left turns from the westbound turn lane,causing the queue to fill this turn refuge as well. It is clearly not in the public interest to rezone rare Resource Conservation land absent a well defined public need and when there is evidence that the infrastructure cannot accommodate the existing population and already-permitted growth. The City must reject the application on this basis. Section 4-9-180F.2(b) Section 4-9-180F.2(b)requires that the"rezone tends to further the preservation and enjoyment of any substantial property rights of the petitioner..." I am very sensitive to this issue, and defend the property rights of an owner. Moreover, I seek the same preservation of my own property rights. The petitioner currently enjoys the same property rights as his resident neighbors who are in the same Resource Conservation zone. A rezone is unnecessary to preserve his enjoyment of these rights. On the contrary, a rezone would violate the enjoyment of property rights by his resident neighbors. They have appropriately relied on the long-term protection of the publicly adopted Comprehensive Plan and Resource Conservation zoning to preserve their enjoyment of property values and of the contiguous greenbelt in the lower May Creek Canyon. The petitioner seeks to change that solely for personal gain. As an absentee landowner,the petitioner is attempting to maximize his economic value by increasing the sale price of his wooded property. I am not critical of this motivation. I just don't believe that is has any priority over his resident neighbors' rights to preserve the value of their property investments by maintaining the existing, long-established Resource Conservation zone throughout the canyon. It was this zoning that they based their own long-term investment decisions upon. The application must be denied for failing to meet this criterion. Section 4-9-180F.2(c) Section 4-9-180F.2(c)requires that the"rezone is not materially detrimental to the public welfare or the properties of other persons located in the vicinity thereof..." Critical Areas Ordinance No. 4835 was adopted to protect the public welfare(i.e.,"to protect life,property, and environmental quality" (4-3- 050A.1.a)). The majority of the proposed rezone area lies in one or more of the critical areas identified in the Ordinance. All five of the critical areas occur on the property. Conversion of these parcels from Resource Conservation would fail to protect the public welfare as intended by the Ordinance. Furthermore, it is materially detrimental to the properties of the resident neighbors, as evidenced by their overwhelming opposition to the proposal. Because of steep slopes and other development-limiting features in the rezone boundaries,the resulting housing development would have to be concentrated near the top of the slope on minimum-allowable lot sizes of about 1/8 acre. This density is inconsistent with the residential development pattern throughout the lower May Creek Canyon,which consists of houses on large lots surrounded by a natural environment. The rezone, and the development that it would allow,would materially affect the property values of other owners located in the vicinity. The application must be denied on the basis of this criterion. Section 4-9-180F.2(d) Section 4-9-180F.2(d)requires that the"rezone meet the review criteria in subsections Flb and Flc of this Section." The requirement at Flb is not met, since the proposed zones are not consistent with the Comprehensive Plan policies applicable to resource areas: LU-2, LU-G, LU-I, LU-153, LU-157, LU-OO, LU-268, LU-269, LU-276, LU-RR, LU-280, LU-VV, LU-WW, LU-XX, LU-CCC, LU-366, LU-367, and LU-DDD. The application must be denied on the basis of this criterion. PLANDEPTLTR5'I 4 00.DOC 2 The City has relied on an erroneous SEPA Checklist prepared by the applicant,resulting in an incorrect proposed Determination of Non-Significance. In addition to multiple inaccuracies,the SEPA Checklist is flawed in two fundamental respects: (1) in violation of Chapter 197-11 of the Washington Administrative Code, it segments the full proposal such that each part may be found to have little impact,but the combined effect of related and reasonably foreseeable actions is significant; and, (2) it fails to adequately describe the natural and built environment in the Resource Conservation area,giving a false impression that impacts would be minor. The City needs to perform an independent review,correcting the inaccuracies and addressing the related actions that are the basis for the proposed rezone,then make a corresponding Determination of Significance. The SEPA document segments the proposal. By segmenting the proposal,the SEPA document fails to adequately describe the impacts. The document must address all the"closely related"parts of the larger course of action. The rezone is just one part of a larger proposal as noted in Checklist section A.7. The rezone depends on the larger proposal for its justification. (WAC 197-11-060(3)(b)(ii)) Consequently, all the related parts need to be addressed in the environmental document. These include the rezoning, annexation to the Coal Creek Utility District, subdivision,grading, drainage,etc.,which cumulatively have a significant adverse impact. (WAC 197-11- 060(3)(b)) If approved, this proposal and its related development would be the third incremental encroachment of development into the May Creek greenbelt at this location. It was preceded by Stafford Crest Division I, then Stafford Crest Division II. It is clear from the SEPA document that the current proposed rezone was induced and made possible by the City's approved conversion of these forested lands to the north. The SEPA document must address the similar pressure on forested lands abutting the rezone property and extending to the east,west, and south. This insidious creep is an induced impact,which is not disclosed in the SEPA Checklist. The Checklist needs to describe the indirect impacts of the proposal,recognizing the "effects resulting from growth caused by a proposal, as well as the likelihood that the present proposal will serve as a precedent for future actions."WAC 197-11-060(4)(d). It needs to acknowledge the effect that this rezone will have on inducing other land use changes in the Resource Conservation zone,just as this proposed change was induced and made possible by prior rezoning and development. In making the threshold determination,the City needs to acknowledge that the proposal establishes a precedent for future actions with significant effects(WAC 197-11-330(3)(e)(iv)),just as its predecessors did, and issue a Determination of Significance. Finally,the SEPA document ignores the cumulative effect of continued encroachment into Lake Washington's last remaining contiguous greenbelt extending from the Lake to Cougar Mountain. This continuous greenbelt,held in both public and private ownerships,provides a wildlife corridor that does not exist elsewhere around the entirety of Lake Washington. (WAC 197-11-792) It is these fundamental omissions from the SEPA document that caused an erroneous proposed threshold determination,when a Determination of Significance is actually required. The SEPA Checklist inaccurately describes the natural and built environmental setting. The incorrect proposed threshold determination occurred partly because the SEPA checklist fails to adequately describe the setting. It focuses on the residential development to the north,giving the false impression that a rezone would be compatible with adjacent land use. In actuality,the rezone area spills PLANDEPTLTR5 1400.DCC 3 over the rim of lower May Creek canyon, into the area shown on the City Greenbelts Map. So,while one of its six borders abuts a parcel just outside the canyon rim that is being developed at this time,the other five borders abut forested Resource Conservation lands,Resource Conservation lands with one house on 4-6 acres, May Creek, and greenbelt owned by the City Parks Department. The SEPA Checklist downplays the property's May Creek boundary and makes no mention of the impact on water quality in May Creek, a salmon spawning stream abutting the toe of the sloped property. Runoff from dense residential areas contains pesticides,herbicides,fertilizers, and oils that are not removed by conventional stormwater detention facilities. These impacts need to be described through water quality modeling and disclosed in the Checklist. Consultation with Washington Department of Fisheries,National Marine Fisheries Service, and U.S. Fish&Wildlife Service is needed. The SEPA Checklist indicates that the subject property is not in an aquifer protection area. It is in APA Zone 2. The SEPA Checklist indicates that no noise would be created. Typical sound pressure levels compiled by the U.S. Environmental Protection Agency indicate that suburban residential areas range from 40-50 dBA. By comparison,the current and predominant surrounding land use generates 30-40 dBA of mostly natural sound. The commonly accepted threshold of significance is a change of 3 dBA. Since significant noise would encroach on adjacent properties, a Determination of Non-Significance cannot be supported. The Checklist and the application apparently mistate the number of acres in the rezone,based on the property dimensions shown on the Assessor's Map. This should be corrected. The SEPA Checklist indicates that there is no surface indication or history of unstable soils in the immediate vicinity. This is incorrect. The southeastern corner of the property is sloughing off;forming a 30-foot vertical drop into May Creek. A visual inspection of rest of the Lower May Creek Canyon shows slope creep and mass failure toward the creek. One of these is especially notable, since it was repaired by the Washington State Department of Transportation by installing a massive concrete structure in 1997. The rest of the slides,which occurred in 1997 and 1998,remain unstabilized. Failure to collect accurate data and to notice the condition of the landscape evidences lack of study when completing the Checklist.The City needs to perform an independent review, correcting the inaccuracies, and make a resulting Determination of Significance. Proposed Remedy The materials available to the City and to the public are inadequate to understand the impact of this proposal,to make a threshold determination, and to approve the application. Consequently,the application either needs to be denied at this time,or the hearing needs to be postponed in order to allow the City to perform an independent review of the full course of action. Once the City has corrected inadequate and inaccurate information,the new SEPA document needs to be made available for public review. It will also be apparent at that time that the City should issue a proposed Determination of Significance. Thank you for this opportunity to comment. I will be glad to provide more information at the hearing. Since/rely, 6449 Wynnlee Crisp PLANDEPTLTR5 14 00 DOC 4 , .• • • NOISIAla O line Elizabeth Higgins, Sr. Planner 000Z 0 Z A W May 15, 2000 1055 S. Grady Way Renton, Wa. 98055 ®01d1 4 0 Re: Opposition to Rezone of Resource Conservation Area, LUA-00-05 1, R, ECF Please do not change the Resource Conservation zoning as proposed in LUA-00-051, R, ECF. 100% of the people living adjacent to the proposed rezone oppose the change for the reasons listed below. Reasons not to change the existing zoning: • It is a Resource Conservation(RMC-4-02-020-B) area, the only surviving continuous greenbelt from Lake Washington to the mountains. The purpose of this zoning is to conserve, and to provide separation, not to develop. • All of the adjacent neighbors, including landowners with the same economic interests as the applicant, oppose the rezoning. • Salmon spawn in May Creek, which runs through this property. Heron and raptors also live there. • There is severe erosion on this property along a shear drop-off into the May Creek. Page 48 of the Community Profile, City of Renton(1989) describes this area as an erosion hazard and landslide area. • A change would encourage others on the East, West, and South sides of the property to request rezoning, thus losing more of the valuable resource area. • A change would add to traffic congestion and overloading of schools, fire, police and other public resources. • Wildlife living in the area would be displaced this violates the Comprehensive Plan sections LU- VV and LU-WW. • Adjacent property values would go down due to the loss of the Resource Conservation area. We currently have views unobstructed by high-density development. Some courts may see this as an unjust taking(US Constitution, 5th Amendment). • This property holds water that drains into nearby wetlands regulated by NEPA/SEPA. • The Comprehensive Plan(see sections LU-DDD, LU-386) encourages maintaining environmentally sensitive and scenic areas precisely like this one. Page 13 describes a vision for the future of Renton. "...Continuous corridors of green ...providing separation between more dense urban areas." • Critical Areas Ordinance should apply and restrict higher density development. • There are many untruthful and misleading statements in the Environmental Checklist. For these reasons the proposal does not meet the requirements of the Zoning Decision Criteria in RMC 4- 9-180-F-2 for a change to existing zoning. Thank you for your consideration. Sincerely, May Creek Neighborhood (Names on attached sheet) Attachments: 1) Signatures 2)Map 1 • I Signatures of neighbors opposed to changing the existing Resource Conservation Zoning. Signature: ,.--�- Signature: 7- Name: ch./'/rf /v/Gp,'/ Name: 54pwv.ea- (_.,,- r Address: 2 ' 'E7i i-..-',L Address: 314t l..kr,e(r, Di- Phone # v2s"-Z3s-741.23 Phone # L5 2- S r73q Signature: c'C"j a. (2�, Signature: Name: it „n/�' e 'ris,9 Name: Address: ., v lac 3/5 St eweem., Address: 3 V 3.5 is NeoW 5- Phone# //25/z3 5- 2 /yV Phone # 1/a5 -aa$'5sa/1/ Signature: -.�" Signature: �„�1,, 1r_ zz Name: fY�<I //C.<, Name: RoiNeti F. Gue&T Address: 2. 4 /1/a 3/5.7"f� . Address: 3'$89 1-INca1a; Dr,N.E, Phone # ie_eipiz5r1 /?i,49gb54, Phone# L 5 93 5-‘7 8$' 4t G�Qlt71 • Signature: • �=,' ; Signature: g Name: -If e - .`j . . 17 f c Name: S Address: ' 2- L' I �p�jj._ Address: 30-4 Sovr41 11()-(./ Phone # 42..P5 22g OS5 Phone# 'tic_-071-g7ik Signature: Signature: Pal (z_. .........._____.?7 -- I Name: Pcx A,1 R . Rill( .- Address: 4 o.nusi Address: 3 62.3 Lan «/., /-},.c NE Signature: Signature: Name: ��,9,,,(e , - Name: Address: ihiS N� 7/ ,,e- Address: Phone # L 7 Z - Phone # Signature: Signature: Name: ,,`_ Name: Address: r l"C14& Dr. ti Address: Phone# /13 F/3b Phone# 2 J ' ,` / • • a l Comments on the above application must be submitted in writing to Elizabeth Higgins,Senior Planner,Development Services Division,1055 South Grady Way,Renton,WA 98055,by 5:00 PM by May 15,2000. This matter is also scheduled for a public hearing on June 20,2000,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,please contact the project manager. Anyone who submits written comments will automatically become a party of record and will be notified of any decision on this project. CONTACT PERSON: ELIZABETH HIGGINS,AICP (425)430-7382 `PLEASE INCLUDE THE PROJECT NUMBER WHEN CALLING FOR PROPER FILE IDENTIFICATION I I , r.r_I. -+ I Ili i-----1 r '\ c-- I1 i. 1 1 1 1 1 1 1---r' I I I , I I • \ 1 1 1 T r1 1 l I I III-____-+-____J L-T__--\\-_ F-__-_-1_-_r_� r__ } 1 1 I 1 1 1 I rT--T- 1 1 I 1 I -11.LL JJ Lrr_�-1 ,lt_J , I I I , `\\\ I 1 I 1 1 1---r--1 r-1 t1 I -r •j l T I r-1 r-9I r______Itc_i_1 -\�\\, -TTTTT[TT-;--r,-Lr}r•TLT•ir__L_J I r-1IL_-++- --f-t--I1---I I II __-1 _T___.� 11_ L�rr� .Y�L�1111JI�_T__ __r_11•,.,L, 1 I I \ I mow. 1'- TTk=1�J._1r-- -1- -. 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I 1 1 1?�l-1 1 1•-__ { ,�1917/ L-J / L_11^-I • - • oI I- J---� I I —1— I r I L. 1 179117}111t �'l!1 - S;M;1 ,� yieoy'wI,4-i oppo$ J fo CJ ,,1,e ;ri zee'.", iQ - S—le tipd W e/yr& Ci.ry ' (Al- Cgotn►ein;71ies c1x71.4re , — '"t• creek NOTICF OF APPL tr.ATIr\N • I 5/12/00 ELIZABETH}LEGGINGS, SR. PLANNER 1055 S. GRADY WAY RENTON,WA. 98055 RE: Tharp Property Rezone Application(File Dated 4/6/00) Aberdeen Ave.NE. Between NE. 31st&33rd Street Dear Ms. Higgins, The purpose of this letter is to state our opposition to rezoning of the Resource Conservation areas around May Creek including the proposed Tharp property. The proposed Tharp property is currently zoned Resource Conservation(RC). The Resources Conservation Zone according to City of Renton was established to protect environmentally sensitive areas such as flood plains,wetlands, streams, wildlife habitat and geologically hazardous areas. This zoning was established to provide a semi-rural residential zone to conserve open space, lands of local and historical importance for agricultural uses and critical or resource areas. My wife Rose, our four children and I lived at 2224 NE. 31st Street Renton,Washington. Our property of six acres is directly adjacent to the proposed Tharp rezoning at SE. property line(map enclosed). We feel the rezoning of this areas would be in violation of the established RC 4-31-4.1 zoning code. What is was purpose of establishing this Resource Conservation zone if it can be changed at any time? On the land use permit application submitted by John Tharp to the City of Renton(see enclosure) one question was answered incorrectly. Is the site located in any other type of environmentally sensitive area? Tharp answered no. According to the definition of RC zoning the answer should have been yes. Stated below are a few more reasons the City should NOT allow rezoning in the Resource Conservation area of May Creek Basin: 1 May Creek is a salmon spawning creek with other fishes like cut-throat trout that spawn along the creek beds. Rezoning would disrupt this sensitive environmental area. 2 May Creek is approximately 100 feet from the Tharp Property, any dense development like Stafford Crest(next door)will add more silt and contaminants to the creek. This will deplete the Salmon spawning. 3 The proposed Tharp property sits on top of the hill side on northwest corner to our property. The potential of sliding and erosion will be very eminent should there be a mass clear cutting of 100 year old Western Red Cedars, Douglas Firs,Alders and under growth vegetation. 5 The displacement of many wildlife like; black bear,deer, coyote, owls, Blue Heron and eagles that makes May Creek Basin their home will deplete their chance for survival. 6 The Master Plan for May Greek Basin does Not allow dense development of homes in the RC Zoning. We could keep listing reasons why the Tharp property should not be rezoned but one question needs to be answered. What has changed environmentally to warrant the Resource Conservation zoning to be rezoned? Has this May Creek Basin become less environmentally sensitive? Should the City of Renton grant Rezoning for the Tharp property than I as a Property owner in the same zoning area will have no choice but to annex my land for SUBDIVISION. Sincerely, 2N.E1 'la-ea/46 Frank and Rose Falaniko @ 2224 NE 31st St.,Renton,WA 98056 ` � • • 0 Comments on the above application must be submitted in writing to Elizabeth Higgins,Senior Planner,Development Services Division,1055 South Grady Way,Renton,WA 98055,by 5:00 PM by May 16,2000. This matter is also scheduled for a public hearing on June 20,2000,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 mall,please contact the project manager. Anyone who submits written comments will automatically become a party of record and will be notified of any decision on this project. 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I �TN1NC 14-1- / i_ 1 1 I I.1 -1 I--'^f -L111 I I _1_ 1 1 f I I I I r 1 I ® I *`,, -j1 I"`ti Tqi�i k=�1- ___'�-_J�;-,7�_ 11 `I+' I tI�1-4- y.•l. l Il 1 I 4. r.r A-// '\F:I I-.y"'� 1 -I T i]I j 1 r 1-.�L-1 -I-Ll_-1.1.L.i.l.L..- IIL 1 K /// L_�F I f�-_� J� _L�` - J-� 1-1-� F_LTh-r1-,T-1 f=T,-rrT J r__:=_�,``__�-1 I0 W�1j L-I / _:1 4 4 1 I 1'.. it L---------r==. - 1 I -L I i i�_�1_ I I 1 I•?`T,11 I .._ • /@.Se .0 Pfr1 nk 4*/)i cad.1 4/�- 3/Sr` 7< /27- -) i . 05"-‘. NOTICE OF APPLICATION r • CITY: OF IIENTON / �t ila IY : .v ?.' _.A7Imi...migimin.l........ummimmalEVELO.PME.NT SERVICES DIVISION < LAND USE PERMIT. MASTER APPLICATION PROPERTY OWNERS) PROJECT INFORMATION Note: If there is more than one legal owner,please attach an additional notarized Mastera Application for each owner, PROJECT OR DEVELOPMENT NAME: NAME: v�n. 3. 'n0p �)) MPQ\L` NI Kc' CL-15E lilacR�t'O ``cZore.. ANENT 11-\•ARP PROPERTY/PROJECT ADDRESSIS)/LOCATION: C6 PP‘�cO REPtLTy ADDRESS: q2-5 5, 312_,D /1/4f3Eii-D R"VE. NE, 3ETwE-Erl NE. -5\5+ and NE 33 rd 5-Vrerb KING COUNTY ASSESSOR'S ACCOUNT NUMBER(S): CITY: QN1Or1 ZIP: CI 055 334510- DO 3 l ``� 33 ;2w 5536 TELEPHONE NUMBER: Jo4it, lAP\QP EXISTING LAND USE(S): C425) Z5s- 15,4 - VA0-4:\N-c APPLICANT (if other than owner) 1 _ 1 PROPOSED LAND USES: NAME: l z,AV_vS U'cNZI (`OR207-P010 w - tJ ?__EZoNE "(>J NCCoMGOr'VTE rUIU2E ZIN(LLc FPNM►LN/ 5U6O►V Ink oN1 COMPANY (if applicable): EXISTING COMPREHENSIVE PLAN MAP DESIGNATION: RE \OEN'T IF1l_ 1?-1J R.Pc L. ADDRESS: 5057 Zzcii.\\ E C ��r PROPOSED COMPREHENSIVE PLAN MAP DESIGNATION (if applicable): NE. 51OEr-V\PvL 1Z-U7-PsI_ CITY: 1��GAQvisI ZIP: EXISTING ZONING: EVC��PME�P C Z9 OF RE��lAlING TELEPHONE NUMBER: APR 2 6 ?000 AZ5- 313-11(04 PROPOSED ZONING (if applicable): R-5 and e.-1 ECE/VE p CONTACT PERSON \, A �\ SITE AREA (SQ. FT. OR ACREAGE): NAME: 3\k\L.E 7 1 \, ' Imo► \(o 36 aese3 COMPANY (if applicable): PROJECT VALUE: 7-0 Lf\ND OoRP. ADDRESS: af2.57 _ ZZci.vi ava Se, IS THE SITE LOCATffY1N1THE AQUIFER PROTECTION AREA? NO _ `� CITY: ZIP: \S'RQOPst'r q?)pZd IS THE SITE LOCATED IN ANY OTHER TYPE OF ENVIRONMENTALLY 1 SENSITIVE AREA? qas Irk '"til.-t '7. TELEPHONE NUMBER and E-MAIL ADDRESS: No- pOC YJ115 lk\c S`iC- -x°--Ce6s.\C/p 425 °J13 11(A o,\ex)sALr,Sn-(1orb S\0 .. Sandra Pilat- Ma Creek Pa•e 1 From: "Mary Ann &Chuck&Andre Mapili"<mamapili�email.msn.com> To: <spilatcci.renton.wa.us> Date: 5/11/00 4:49PM.' c j.)1 Subject: May Creek . What is Renton's interest in the May Creek area? what are short and long range plans for parks and trails? If there are plans, does the rezoning pi.) proposal, LUA-00-051,to eliminate some Resource Conservation areas adjacent tooMay Creek have an impact on the value of any public r resources? Thanks for your help. C:a... �`-eJ Chuck Mapili D t° " '� 2316NE31 425-235-7423 (�(9 o 4-0 ' c.,,r r(0..._ 4-71:4;,e 3 \lAtil Ail)ire't} 3 ex-yz- rus , ov.,ce,<xts:_-1,1,0 - -1-6 uu k own? do.„„J:2) S a vA o _ 0169, ,2„,4-- -( `), `I.Pc.../-1 I'i121/17(fi o� Sf C,? Y'yt%S a �_ku A ---tcYri' .......... ,ditt-1-1,1-7 arnaci oz2L. i;t1/6a q c i-c d 0 Va4ci..44.- 2/( et A0‘11 a.,11 ... - a co-oseaid-r,_, G Gctik O r �4 MI--. — .c ?dcCL 17a41 Coff- ' I �i`� o�- ° 7 6 - r), ham , PI _ WWashington State Northwest Region i Department of Transportation 15700 Dayton Avenue North Sid Morrison P.O.Box 330310 Seattle,WA 98133-9710 Secretary of Transportation (206)440-4000 May 9, 2000 Elizabeth Higgins DEVELOPMENT PLANNING City of Renton CITY OF RENTON Development Services Division 1055 S Grady Way MAY 10 2000 Renton, WA 98055-3232 RECEIVED RE: SR 405, vic. MP 6.75, CS 1743 Tharp Property Rezone (LUA-00-05 1,R,ECF) Dear Ms. Higgins: Thank you for giving us the opportunity to review the Notice of Application for the Tharp Property Rezone,which is located at Aberdeen Avenue NE between NE 31St and NE 33rd Streets in Renton. While the rezone itself does not appear to adversely impact nearby state highway facilities,,we are concerned that future development may. Therefore,we recommend that a traffic study be prepared with regards to any future development based on this rezone action. The study should analyze the state intersections that are impacted by ten or more of the project's generated peak hour trips and also determine what mitigation measures, if any,would be required. If you have any questions,please call John Collins at(206)440-4915. Sincerely, raig J. Stone, P.E. Area Administrator- South King CJS:jc JTC cc: file „... , . . .. z.. 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"'::.1 .. .;:),VV;C :.CIT..;Y;i': F..-RENTON ..-- '1'-' .'• 7 7.:.:;,..:c.',.,-:::.; ;...: s--..:" -.,'.',.'kr...., ,,, '-.,,..,.:.:- ..--.- ,,,_.%,:...,-..-- .7.... i ‘.. .: ..,.... : ,. sa rskt.,..,:...,_. ,-• c .,... •,..,:t .,-,,'•,-,:•.•:-.,,„.,„v„-.•;::.:-.•-• ,,,,,'•:/..,,:-....•; ,-•,. •-,; , .'•,',i',::•:-,-Plannirigil31.lifolink/Public Works DepartmentJesse Tanner Mayor ,• .:.•,-. ‘,-,2:,. .. .'•:-.: . •: `v ,; ••• • :- -•- •-..- -,---::•-•-•••'. -- •. •:;•-.;-• •"-: •r--,•':'•-• •- ...; -,:-.• ' • •-• • Gregg Zimmerman P.E.:,Administrator ... -..'„,:. . 00 -; ',:.' ,'.•:...,:-..:.i',...:1,,..':::..:.:.7.-;',':;:,",,,,..F.,•.i:.,,:. :::.,,-;.:-.-.!..;,-:.::. .: ,:i..,...,y.:...,,...y,,....,...,,,f,:,,.:-;,.:,:.. -5.::;.....,.-;•,::•:,::.,.:,,,,'',T.::1-.,:,..2,-.. ...,!-,: ',.-:;-...ff:7'...'*, ' • •• .-,- ' ,-;.,,':',:',..-.' --- --,-:' :',.--.- '.-:.-''. - ' f,'2,•'-' ':'.. 7...7c:';:".:^'• s•':7777' '':-77.:.':•,;'7'-;":' .77.7 V.'7;:':7.: ':7;7".7 :/.".:...-.1:.'''.'''...;;;'...;:', ,-',";,':...,:.=•..-;•f:.:-....,,,:*!:-',..,:::,,!:,--,•:.7 ,"::'.....:,,,•::•-----.X-:',1'',',7..';:. •••.:5,., -,.:-'....':' .. -;.,., .-'.'. '.f.',•:,-":.., :.'._-:•:: .:.2 1-.: ':7.77..,: ...",'::: J .;..-. ' •.. '-:', - -.•':-.'..-',May 12,2uOu. 2 ;:'.---:.:44::',':.:-..z.-.-c:-: ii.:: '''f;,,..:',:•:-.,.:-.".. - -.:,::,;•,';.y.-,.-e.:: . -;;".-,,-:-:,:.-„i'.::-•-:-•;-.Y:;•i.-i::-::-.: , • -":'.:' •: .' ,:: •- --•••,..:...--:'•:•,::: ?.:, :.-. ;.........;,::: ,-.2f,-; :::-:;•.' '':,`,:',;y.,:: :....,:'.:.:''..s.':•,•:,,.,,,.,..-,:i-,..,:-:---,::.;&.7,--:,•',7.. ''.. :-.:,: '..i':':j.--,N".-;,';')•:::,:f.,:-...4'.;,;.::: :;;;',-,:41,•:,:.'•;:,.;.l.).. .,!,:::::':.7.:J';<-. .,-.,:;:,,,,';•,':••,,.:,.:. :::',,,,-,;. •-:::-..t.;.i:-.:,.,"..:,..4.2.),':,-•-. ...,-:-.,-.....1,•;:-,.::,-6!:. - .,...,,,:::!,.:•i..,;:-;:_,,,;, ;•.i..,.•;':•,:t-::.'.;::,,?.i;:.'4E-,:-",21 .1-',.-:ce:;:- ..'.:;-:'.‘",:;T:Yi*.'i:S:',',..,,:t.,,,,;;;;c:.,,,...,.:::;.,::-;:,.5,:-...,',,,,,,:•?•:- ,v,:;J) *4',:e.i. ii.:,•,'?..;;i:';3g,..,:jf-•.;;',? -,,,,-1'). -:- ....1 r::::"‘,;., -;,.."..,:::-'''',.-''.:: -!.-.•:-.:.. ,..,,,,'.2._,..,:‘1:::;,-:-:',..;-:::;.:',,.',,...7 -,;. -..: ',.......7.-.;:-.;e:-4-...!,:::F:J:::::,..::./.,.:'.-nZ:i:',:•..: ;,-.,:iF-.,.....4.e:g,"g'1: ,,, :': -,•:::•.:',* .•-;':',..-k.,-.-,,.-::,:::,;,217f,A-e..f.X7,:l.;',,,?... ..):4':" ;.-S.:,,4%,'-:%:,..•,..:,,V.,:..!•:',;-.::', •:.;:!!;.:':',11. .:.f:i ..',,,.1,,;;;,(:;c3%.,VJ.',--.',..,.....:...,;.°-•..-:;'..;:.*?-•?',.-,•:,i,'::,'.,:-.'...:-..*; .*:;..:.:.: .:';',.',?:. .J)•-•1',•;:„.'..ti...•. '::.';...':-.':". :::-.1:':;:,ig'',...:4 ....•.',.:._”'....'•:'`c'..!!:'..'''':„.N.-- :':...":'-:::7::`,t..--.'11,;;,',."•:,;:."1.,,1`,: r--..0,..1.':'%'-'1'.... -:::: '':'•:':=...q-Fl,... .. 7'..s.;.`;'.5?:•:'-!.•::-.....4'::v;s.'.:1::;;.;-..".:':.',;;.:.e•.,,,'-,".".. '':r I'''..L.:.1.,.',C.;--".'..-::.L.:.:•-•:::;::''•:-.::.:::-.,-..,.::;:..''........-1'.' :..........::..t,:: ":'''.`'.."..,:,•:',::.:::<;•....mg: Shirley Allen .''',,••"'.‘;',':::-..„-;, ',(.',!.....-:-::'.:::-,',.::: ...':.:',-.-'-' •_•.v.‘....,.7.-,.:;.,..:,-;.7-::,..-',.,c,-!'i,--.:::,-,•,'•::;•,,.:,... _ . -- -,:,:,..,-:.• ::.:....:-,...:•,::::,-.:,,::_...:.!-,..-..;,,,-,...,-...). 5657_229th Ave SE Issaquah,WA 98029 - . : . •: -:.: Re.... .- Tharp Rezone,LUA00-051,•R,ECF ; ' •-.:-;: . ;.-,.,- ,.,,.: ...• -.:.;'. ,;'• ,• : - ,' : •.,. . . . , - Dear Ms Allen • • . - , . . . . . . . . . ' . • The City of Renton is currently reviewing the application submitted for the above-referenced . :•, , - • ' proposed land use action.'Although the application was deemed complete on May 1,2000,we ,.. . . : ;• . ..:;., • -. find the following information is required to complete our review: ,.• •-.-•-• • :.. , . . . . . , . • • - ' - - • - •. • .• • • .- ., . . , . „- „ • • • • . . . . . . • • • • 1. Please yen:6)the project size The tax assessor information is different from the ..,..• : • - ...• =., . -.- " :i• .' ::' .: • '; : ,, ' • information provided on the Master Application -Also,these numbers vary : : ,.. - •: ' - . : ..:: . " : . .; ' .-.• ' • • • • ' significantly from the property as dimensioned on the"Existing Utilities and*' •,, : ..:•-, ---..-:: • • i- . '. *-,• : -...: - .. . Topography Map,'''PeterSOn Consulting Engineers,dated 4/24/00. . . • . , ,: . - ; , - ..: . „.. . • . 2. • Please provide site data on the above referenced sheet,including parcel numbers and ;• : -, • :: • , . -:, : •*. , parcel Size. ,..,' ...• -• •-,.-:..- - •• - . . ;.'-, •;"- , 7- , .. .. .. : . . , • . • . • 3. Please note that the correct tax lOtnumber.(mcOrrect on the Master Application)for • . . , * . • the larger ofthe two,parcels is 334210 353.6,not 334210 3.538. . , . 4. Please label the two for reference On the above referenced sheet • • i ., , , ,. , , • : 5. .•Please provide a legend of symbols used as an 8-1/2"x 11','„sent to me by fax,and on . . . . . - the above referenced sheet. :0, ".:-.::,;\ • -':::.t.-, , . s••,..:... . . . , • .; - • • 6. ' Add the section,township,'andrange for ilie proposed project on the above .. . , • - ,- .. •, referenced sheet • • : • •' 7. Please locate May Creek on the above referenced Sheet••• * . . 8. Please indicate the two hundred foot May Creek--Shoreline Master Program line on - - the above referenced Sheet.•: . ''. „ •, - 1,;2:• ' . . • 9. • Please correct the street names(see map included herewith)on the above referenced, • . • • 10. Put the City of Renton limit line on the plan(see map included herewith)on the • . . above referenced sheet. . , . , The review will proceed. However,I would appreciate receiving the informational items above -.• • (in italics)by 5 pm,Tuesday,May 16th, so that they may be incorporated into the staff report for . . • • • •. the Environmental Review Committee.-,The corrected map should be received by 5 pm,Friday, •- . .. May 19th. . • . • . . . • . . . . . . • . . . .; - • . . . - . • . . . . . ' e • . . If you have any questions,please contact me at 425-430-7382:•Thank you. •Smcerely • -- • • , _ . ; . . , •. • • • , . . . • • : .. . ,,, • . • • . • , . .. . . . . •‘: -. :'. itf;te . .. . . . . • , _ ... . .. .. ..• . , - .. - • ' , , : .,• , ;. • - . .- - • . -. . .." - : .., ..- ; •.:.Elizabeth River Higgins,AICP; • ...• ' • • ;• ::.: ;• * - •, . • . *; . -.• - . . ..',- . ' ,,: •-:• . Semor Planner , . .• -.• - • •, -..;--.•., . . • .•.., •. •• . •• • ,, " • • • • • • . • •• • - ...- : •• ......--.:„......--,, -',;;;::::,••••••_';,,--,'-;-:::':- - :: • ;-', :::*..s.:". ..: •-...::I.:. 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Y::.:iinC' Aft «>�� � �>::: =:��.; ��!�, '<;:4 .r. kcY:• -t:. , .i;� �:�^:.. :St2>:�y:..,,L>:i:iti.�$;'i".�i.:':t,t,.,.•„•ro:2.. :.i.. .y, y� " of., +F„rYn S.f wY.:;j;s:�s�'ti. .i:Y..r�o: ii" rR���t", i:t:�5•. ti�yj2 i]ks!^. r ..CrtE•t:2'..�' �'1`2f `t^ ..l _.. „:vr;^•3::':.:v:t;i; ] 9. ,:. •:ii::2 af.. � 1= :: • St r :`fir < .2 MARILYN KAMCHEFF ! COMMISSION EXPIRES -..E 29,20.E 61AV APPOINTMENT EXPIRES:6-29-03 ®09&S easel sPnp1 ssaJPP\ ®AU AV • Todd Anderson&Wanda Look Russell Bucklin Russell Bucklin 3435 Lincoln Dr NE PO Box 411 PO Box 411 Renton,WA 98056 Mountlake Terrace,WA 98043 Mountlake Terrace,WA 98043 Houston Wynlee Crisp&Nancy Mas Frank&Rose Falaniko Daniel Holtz&Janie Cain 2100 NE 31St St 2224 NE 31St St 25235 SE Klahanie Blvd#Q203 Renton,WA 98056 Renton,WA 98056 Issaquah,WA 98029 King County Charles&Mary Ann Mapili Charles&Mary Ann Mapili 500 King County Admin Bldg 2316 NE 31St St 4309 SE 1St PI Seattle,WA 98104 Renton,WA 98056 Renton,WA 98059 Charles&Mary Ann Mapili Seyd&Ali Sobhani Sshi LIc 2316 NE 31 St St 7704 143Rd Ave SE Adv 99 Dep Pd$3 823 61 Renton,WA 98056 Newcastle,WA 98059 2000 Plat New Major, WA Sshi Llc Sshi LIc Sshi Llc 16016 118Th PINE 16016 118Th PINE 16016 118Th PINE Bothell,WA 98011 Bothell,WA 98011 Bothell, WA 98011 Bill Wold 3441 Lincoln Dr NE Renton,WA 98056 �(14LS JOl aleidwal asn ...maim S1aaUC D994 U1001.11C ®09tS JasBl siaa SSW ppd ®AU2AV Stafford Homes Thanh Kien&Thi Tran Hong Ronad&Ruthie Comilles 16016 118th Place NE 3402 Monterey Court NE 2002 NE 33rd Place Bothell,Wa 98011 Renton,WA 98056 Renton,Wa 98056 Dan&Janet Hill Masaru&Setsuko Hamamoto 3315 Monterey Court NE 3411 Monterey Court NE Renton,Wa 98056 Renton,Wa 98056 6)09tS J04 aleidwal asn w1spags peal q oows 9'lb. °,*. Comments on the above application must be submitted in writing to Elizabeth Higgins,Senior Planner,Development NOTICE OF APPLICATION Services Division,1055 South Grady Way,Renton,WA 98055,by 5:00 PM by May 15,2000.This matter is also schetluletl fdr a public hearing on June 20,2000,a19:00'AM,Council Chambers,Seventh Fioor,Renton Cily Hall,1055 AND PROPOSED DETERMINATION OF.NON' SouthGratlyWay,Renlon.If you are interestedlnallendingthehearing,pleasewnlacllheDeveloepn tgices(Division,(425)430-7282,to ensure that the hearing has not been rescheduled.If comments cannot be submitted In SIGNIFICANCE(DNS) writing by the date Indicated above,you may still appear at the hearing and present your comments on the proposal (before the Hearing Examiner.It you have questions about this proposal,or wish to be made a party of record and receive additional information by mail,please contact the project manager.Anyone who submits written comments will automatically become a party of record and will be notified of any decision on this project. May 1,2000 DATE: CONTACT PERSON: ELIZABETH HIGGINS,AICP.(425)430.7382 LAND USE NUMBER: LUA-00-051,R,ECF ',PLEASE INCLUDE THE PROJECT NUMBER WHEN CALLING FOR PROPER FILE IDENTIFICATION I APPLICATION NAME: THARP PROPERTY REZONE PROJECT DESCRIPTION: The applicant has requested a rezone of the land use classification of a 18.53 acre property located In Northeast Renton from Resource Conservation(RC)to Residential 1(R-1)and Residential 5(R-5). The land use classification line would be determined by location of slopes. The R-5 zone will consist of areas sloped primarily less than twenty-five percent(25%). The R-1 zone will consist of areas sloped primarily twenty-five percent(25%)and greater. The proposed rezone will be reviewed by the City of Renton Environmental Review Committee.A public hearing will be required before the City of Renton Hearing .v-r,F-, Examiner. PROJECT LOCATION: Aberdeen Avenue NE between NE 31`'and NE 33i4 Streets. I i uT u'I III----_1___ {` r f :_;• l i I ca I I �.__ OPTIONAL DETERMINATION OF NON-SIGNIFICANCE(DNS):As the Lead Agency,the City of Renton has i k=;�-xr -a '_" f +" 7' +T'i'--=' -i I e moo; y 1.,--�_"ram: NN I r;n.q r �__t.:-ii determined that significant environmental Impacts are unlikely to result from the proposed project.Therefore,as r _ - 1--P111_i_-___ .I'f -F- )i_,' '-1 permitted under the RCW 43.21 C.110,the City of Renton is using the Optional DNS process to give notice that a DNS Is :_i;�; y._"-j 4 iII(:___ I`!`--,-r i�.,-,a-+¢�-'_'- ��>>( -« �_ like) to be Issued.Comment periods for the project and theproposed DNS are integrated Into a single comment eriod. - i1-r \ I; : -"1 Y'-a a�";'.' , i I'' ' Y P P 1 9 P -,:=1��=,j-1_t_.r_ �_� -{,,F, a --4++++ii_ _i '� ni_ There will be no comment period following the Issuance of the Threshold Determination of Non-Significance(DNS).A :-1 41.1 T _I - =k,(--_- - L__,;I-,.__,,I_. 'rl` IL_t•, 14-day appeal period will follow the issuance of the DNS, i +lit-j k#---1 =a __ '`�i i brit"�mLrr � •T___ri-:"1T;1I-�?_,=i PERMIT APPLICATION DATE: April 2fi,2000 I 1 «i i)`_+i F-{T_t 'l l 1 t�y ,� `•i1J�M >,-1- ,rn 1,f)`A,_';.-( ,, 1 I s� .r- NOTICE OF COMPLETE APPLICATION: May 1,2000 {; I j_ �l.T";F_y, '� .-._ j't '`_+it I.LJ_J.%y 1{I Tl:77it L'F i? :', 117- 5 ell 1t ` ' .• 12IIi1 1-'r,_r_ PerilslReview Requested: Environmental(SEPA)Review;Rezonein.! t..t)jl1 11.1t fi I (------;f 1"T 1"Tin 1___:J(j,,i ;n, ,rfilti +-,'f- i Other Permits which may be required: None `-i°-'1-.-2a (r[I W,, • f__a „ .-.,rt: Location where application may t N irli.l;----i lt---i.-',l + --i it f ,,i':y� be reviewed: PlanningfBuilding/Public Works Division,Development Services Department, l t. __ -t ii --• __ II f,:,*r.•;, 1055 South Grady Way,Renton,WA 98055 !. i•:11 � �{ 1' '_'0w+c;. _ i'• F- ; PUBLIC HEARING: Public hearing scheduled for June 20,2000,before the Renton Hearing IIIIID i j ;'T;r---. �_ ▪ \it 1.;,�^ IIIIIG '1, '•II 1 I, J I 1 Examiner In Renton Council Chambers.Hearings begin at 9:00 AM on the 7th I II BC I �t :•(_, I i I \ I_ T I_ I rl"J_-�-'--':' floor of Renton City Hell located at 1055 Grady Way South. 'I i•'• .1' � ', -- I -.i..I-- i- +1i-11 r f',�Y",^;�'�J, TTIIr., j I j(i�;! ' ,t?rt.`a4L.Li -1�__'+,,,�,. 1 I rTtl' t I ' 1.n CONSISTENCY OVERVIEW: 6+ >-� ` r_ y_,^� ' P�T�;SON '`F4:. •:..._.- _ty-'•- -al-_�l�?"r_i , �T k__l_ - '1-- ii-' i�. l Land Use: Vacant land I .._:1-- _2J^ .4--,-1 t:; '1}'�51 -J i`•,';'i^y{r- ;ill a_ i.f( j Environmental Documents that I I r -e;�-1 t-'r I`l'1,,-___aL_— -i -- i li_u_: Iii:�l��---_- ---: Evaluate the Proposed Project; Stale Environmental Policy Act(SEPA)Environmantel Checklist,City of Renton Sid'pe Analysis I i__ _______- - - - - ____- _ __ _ Development Regulations Used For Project Mitigation: Not applicable Proposed Mitigation Measures: Not applicable I NOTICE OF APPLICATION CERTIFICATION �Z•1;3 I, o IIf) (.4 a..) , hereby certify that 3 copies of the above document were posted by me in �j�z conspicuous places on or nearby the described property on . , 2. , 2-' (1 w,oy )14 3 i z000) rnar2 on YV rJ Z000 _ Signed: a,,,_ _____,d2f_ft• ATTEST: Subcribed and_sworn before me, a Nortary Public,in and for the State of Washington residing in , on the 4 41- day of`-77)e� �o By . NOTARY• 4, MARILYN KAMCHEFF PUBLIC 1 STATE OF WASHINGTON MARILYN KAMC.IiEFF 'I CY-OMMISSION EXPIRES J! MY'APPOINTMENT EXPIRES:6-29-03 'I JUNE ,SOS O) Y Or .NTo� NOTICE OF APPLICATION AND PROPOSED DETERMINATION OF NON- jAA SIGNIFICANCE (DNS) DATE: May 1,2000 LAND USE NUMBER: LUA-00-051,R,ECF APPLICATION NAME: THARP PROPERTY REZONE PROJECT DESCRIPTION: The applicant has requested a rezone of the land use classification of a 16.53 acre property located in Northeast Renton from Resource Conservation (RC)to Residential 1 (R-1)and Residential 5(R-5). The land use classification line would be determined by location of slopes. The R-5 zone will consist of areas sloped primarily less than twenty-five percent(25%). The R-1 zone will consist of areas sloped primarily twenty-five percent(25%)and greater. The proposed rezone will be reviewed by the City of Renton Environmental Review Committee. A public hearing will be required before the City of Renton Hearing Examiner. PROJECT LOCATION: Aberdeen Avenue NE between NE 31st and NE 33rd Streets. OPTIONAL DETERMINATION OF NON-SIGNIFICANCE(DNS): 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 process to give notice that a DNS is likely to be issued. Comment periods for the project and the proposed DNS are integrated into a single comment period. There will be no comment period following the issuance of the Threshold Determination of Non-Significance(DNS). A 14-day appeal period will follow the issuance of the DNS. PERMIT APPLICATION DATE: April 26,2000 • NOTICE OF COMPLETE APPLICATION: May 1,2000 Permits/Review Requested: Environmental(SEPA)Review;Rezone Other Permits which may be required: None Location where application may be reviewed: Planning/Building/Public Works Division,Development Services Department, 1055 South Grady Way,Renton,WA 98055 PUBLIC HEARING: Public hearing scheduled for June 20,2000,before.the Renton Hearing Examiner in Renton Council Chambers. Hearings begin at 9:00 AM on the 7th floor of Renton City Hall located at 1055 Grady Way South. • CONSISTENCY OVERVIEW: Land Use: Vacant land Environmental Documents that Evaluate the Proposed Project: State Environmental Policy Act(SEPA)Environmental Checklist,City of Renton Slope Analysis Development Regulations -- Used For Project Mitigation: Not applicable Proposed Mitigation Measures: Not applicable Comments on the above application must be submitted in writing to Elizabeth Higgins,Senior Planner,Development Services Division,1055 South Grady Way,Renton,WA 98055,by 5:00 PM by May 15,2000. This matter is also scheduled for a public hearing on June 20,2000,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. 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NSULTING ll L,r /_1 I J I J J I 1 "�' L1__L_I I r_J r-Y- +�-r+1-Lll 1J 1 J - 4-_y.(--�1 r-1 r\\ r I'I___i_ __J� 1_LJ` I I I I I I 1 I I j j rT j s 1I ® / ' LY-I L_i I N. 1_4I r- -r- 1----1 L_ I I I I II 1 _, L„/_11 I 1--yr.•+.. _1 1 1_..J 11 1 i -r, L-11J_Ll__J__tJ_L l.i�_ IL de Washinglon /Y _ I I�r1�• 'l 1 VE S888100 L_J/'�/ I .l / �j�I L _L_ - f__J I JI L j_ 1 r�-T r-1 r-r i'ri i i 1-......._T` „.WA980.33 / /'�/I.._. r—J r'--I-J—J'r— ,_ ., 1 F—L I 1 I I I-"_61~! ?--''� I `_ 12518ZMR L-1 / •L-1 L=y t I I• i l{- J-_ �• I I -1_. 1751 822-7 21 6 NOTICE OF APPLICATION , , CITY __)F RENTON Planning/Building/Public Works Department • Jesse Tanner,Mayor Gregg Zimmerman P.E.,Administrator May 1,2000 Ms. Shirley Allen Lazarus Land Corporation 5657—229th Avenue SE Issaquah,WA 98029 SUBJECT: Tharp Property Rezone Project No. LUA-00-051,R,ECF Dear Ms.Allen: 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 May 23, 2000. Prior to that review, you will be notified if any additional information is required to continue processing your application. Please contact me, at(425)430-7382, if you have any questions. Sincerely, Elizabeth Higgins,AICP Principal Planner cc: Mr.John Tharp, Ms. Marilyn Tharp Clise, Ms.Jeanene Tharp/Owners 1055 South Grady Way-Renton,Washington 98055 ®This paper contains 50%recycled material,20%post consumer , ::::::::::::::::::::::::::::::::::::::::::::::::::::::::: 1 ELOPMENT>SER� C� D S O ::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::: : ::::: ::::::: :::::::::: : : ::::: :::::::: :: A � USE P.ER IT. V1rA►STE APP (CATION • ...... ............................................. .. ........................................................................ .... Note:;If'there Ls;:r ore tFtan one:Iegal:Owner::please>:attacn:>anyaddmonal` riatarixeif.Master.Appficatron.for:.each:o+nrner,....:.. PROJECT OR DEVELOPMENT NAME: NAME: 3dcn J 111, 2 r1P L`I1.1 1i�P C.u5E 1flOvp--Qc-opec\-y_ 1?.czo �N � -»\-a PROPERTY/PROJECT ADDRESS(S)/LOCATION:- - c/o Pp\SCo TZ EALTy ADDRESS: 423 5 312..0 PI-C6EZ-Dft� �V& NE J UET\K3 1.1 NE 31s+ and NE 33 y-e, CITY: ZIP: KING COUNTY ASSESSOR'S ACCOUNT NUMBER(S): RN-ror1 9 e055 334510- Do 3 I 3'5 g2-10 •- 3536 TELEPHONE NUMBER: 3D>}r1PCQp EXISTING LAND USE(S): elZ5) 255- 154)r- VACNtaI. ................ ;:.»:.y .0.0LI`CANT< .if`yotl er :ha:: :o:wfi#f:.>> ' <> :::;:.>:.:::; PROPOSED LAND USES: NAME: Ip%Z i\Z O5 UNM �,01�0(Z.PCd L. -(I A To hceoMooft-rE ru-cufe..E �1N(7LE FNMILy SUaDIV 151pt COMPANY (if applicable): EXISTING COMPREHENSIVE PLAN MAP DESIGNATION: "E51DEN1tP L IZt'cL ADDRESS: 5 59- ZZ.q-A\ l''NE PROPOSED COMPREHENSIVE PLAN MAP DESIGNATION (if applicable): 1?-ES1EN-c Pc-L 1&U?- L CITY: SAQUA� ZIP: EXISTING ZONING: °E C�OPM G8029 n'OF RED�iN/A/G TELEPHONE NUMBER: APR 6 2000 A z3- 313_11 Ge-1 PROPOSED ZONING (if applicable):® R-5 a,a e.-i �G iV ED : SITE AREA (SQ. FT. OR ACREAGE): NAME: Jp' , 1 \co:35 aere3 COMPANY (if applicable): PROJECT VALUE: ( ztft 3ENO ( 01 ADDRESS: al:35-i.- 2Zd1l1‘ iv)a IS THE SITE LOCATED IN THE AQUIFER PROTECTION AREA? No CITY: ZIP: P\QVPc13( I?)ozA IS THE SITE LOCATED IN ANY OTHER TYPE OF ENVIRONMENTALLY SENSITIVE AREA? �y TELEPHONE NUMBER and E-MAIL ADDRESS: 1VO- POc 1G1S O� The- 51VC- 'e-x�..e_ec\A�/D 425 313 11(04 o\\ensdC�vg-1 n-eon s1op� •.:::::::::.........................................................::.:�:::.., 1 ::. A;::�i:::i::>:::;':;;;::i::i2.»:Y�: L ............................................... r<>«>>: e e ;::.:. ....::.>� ;.... <:.......,..:s»that`:: •..>..:.1 ::-:�Cit .<s�raffi'.w� I..det ..m.�n. ...fi. ...s.............................................. _ANNEXATION $ SUBDIVISION: • _ COMP. PLAN AMENDMENT $ _ REZONE $ `'3 _ LOT LINE ADJUSTMENT $ _ SPECIAL PERMIT $ . _ SHORT PLAT $, _TEMPORARY PERMIT $ _TENTATIVE PLAT $ _ CONDITIONAL USE PERMIT $ _ PRELIMINARY PLAT $ _ SITE PLAN APPROVAL $ _ FINAL PLAT $ _ GRADE & FILL PERMIT $ (NO. CU. YDS: I ) PLANNED UNIT DEVELOPMENT: $_ _VARIANCE $ (FROM SECTION: ) _ PRELIMINARY _WAIVER • $ FINAL _WETLAND PERMIT $ _ ROUTINE VEGETATION MOBILE HOME PARKS: $ MANAGEMENT PERMIT $ _ BINDING SITE PLAN $ SHORELINE REVIEWS: • _ SUBSTANTIAL DEVELOPMENT $ _ CONDITIONAL USE $ VARIANCE $ • EXEMPTION $No Charge _ ENVIRONMENTAL REVIEW $ (00 REVISION $ DAVIT:<;OF:'011�NERSH • I, (Print Name) , declare that I am (please check one)_the owner of the property involved in this application,_the authorized representative to act for the property owner(please attach proof of authorization), and that the foregoing statements and answers herein contained and the information herewith submitted are in all respects true and correct to the best of my knowledge and belief. ATTEST: Subscribed and sworn to before me, a Notary Public, in and for the State of residing at (Name of Owner/Representative) , on the day of ti 20 (Signature of Owner/Representative) (Signature of Notary Public) . ..... . ....::.::::.:>:>:::>::;>:/1.....AAD.....:B$P:..:EAP::S.:::::CAP:..U.................... ...........:........:.:.:::. U.D:.:<.:.>=.F';;P:: ::.;:.RU MP::;;;;:.SA.:.A:.;:.;::SA:.H.:::::S.HP1:.:A;;;:;:SHPL.H:»:<:>S{ :::;::; M:..:.. M..::::::._:..:.:............. ...... .......... ... .... . ...... ..... .. ...................... <: :.<. :::AGE:>.P.Ftd.Vl . . ..................................... ..EES..;':::.$.;:.;:;:<::. .;.;:Co.;';.>:.:.;:.;;.::;;;.;:.::.::.;;:.;;:.;T.OTAL.PAST.:.........:..................................C�.,`t�.�........:....::::::::.::.:::::.::.::.::::::.........:::::. MASTERAP.DOC REVISED 03/00 5E.E III LI~ Paff►CadEc t=..A :F .. . ....:.:::.:::::.. ... .:::::.::::..�:::::::>..::.:�:.::::::::.:..:::.,.: .:.:.::. :>.:::., ::. . .: . .. ��::. f::<:. lt<:: .axe:��t>Er►�3�>�:�.:::::.:::;:::::..,.::..�.:::::..:..:. ..._.� : :,:Styr+ :.;: i:_:: 1� i�i• .: _:Y :........., p:.Y........ ANNEXATION $ SUBDIVISION: • —_COMP. PLAN AMENDMENT $ REZONE $ _ LOT LINE ADJUSTMENT $ SPECIAL PERMIT $ _ SHORT PLAT $ —_TEMPORARY PERMIT $ _TENTATIVE PLAT $ —CONDITIONAL USE PERMIT $ _ PRELIMINARY PLAT $ SITE PLAN APPROVAL $ _FINAL PLAT $ — GRADE & FILL PERMIT $ — (NO. CU. YDS: 1 PLANNED UNIT DEVELOPMENT: $ VARIANCE $ (FROM SECTION: 1 _ PRELIMINARY _WAIVER $ FINAL _WETLAND PERMIT $ ROUTINE VEGETATION MOBILE HOME PARKS: $ MANAGEMENT PERMIT $ _ BINDING SITE PLAN $ SHORELINE REVIEWS: SUBSTANTIAL DEVELOPMENT $ CONDITIONAL USE $ �_VARIANCE $ EXEMPTION $No Charoe ^ ENVIRONMENTAL REVIEW $ REVISION $ . 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I, (Print Name)f1AR1L* VAR.P CUSS, declare that I am (please check one) ✓ta owner of the property involved in this application,T the authorized representative to act for the property owner(please attach proof of authorization), and that the foregoing statements and answers herein contained and the Information herewith submitted are in all respects true and correct to the best of my knowledge and belief. a 02 ATTEST: Subscribed and s;w'o jn ta4tief0�e�r a, a Nbtoery Public,in and v' e.L for the St to of a `resictihg at ,{.�,o•,9. ii D1 / it' th'erk11.PY e //, Nam of Ow r/Representati 1 � - � ;0 ®.� �,; - 37g-/tA e� a(4: O , W s , (Signature Owner/Represe ative) �' i�QL '° � i(-ign• • re of N er ary "ubli'r-1A %"' P ,e y A0fD as :.::::::.::.:.::.:.:.:.. ::... .:::::.: ..........;:::. >t` ls:.sact►ort::ta:be:compie�.:....:.::Y:.::rtY:<:.:: .::.:.::.:,,.:;:.:.....:..::.::.; .:::..::;.:::::.:: :,: .:::.::.::0.i:::;.N:iiiitS::..: :..;.:ti.:ii... .; :..,i':,::::..::..:::.,:..;:; .. . . CU:A;..: :CU::.H ::.1 CF.: :L::.::.: .::. ::::..: ..:. . ::.. ....: ..::... :....:. ::...::..:.::.:: :...:::.:.::::: ....: ::. :<::; ..:5;>:s;>CAE?-U. :><:�P�..:..:. .:::::.: .:.�::::... :,.:.�. :... ::....:.;..:::.:.:.. ... .. :. .. �:: :.:..::;;:�:.:•::.:.:.::::.:.:.::;:..;:<:.:.:...:::.A•;:.::AAD..;::.BSP:..�.CAP .:::::.::. .>:::: ::::::..:,.:..�:.::.: ,.:. :: ;�-:�..::::::..:. ...:::..:...:;;:. Y:....:..::..,.;::::..:.:::.. .' ... ::.::. • �:•<:SA4I7(f!istit L- >:>: ::>; . ::.T#:-::..V:p,n:i-.B...:: f.:H... . . ::.. .: :. .,...;::,.; ::�:>. :: :;;»: L-�4:::>SNPL...I�-E::::�<.SP>:;'S.M:. .:S.filtE .T.P...:.. . A... . :.:: •�:>::.> ::;:::: :::... . .:. ::.::. VM :.: :SA�=A�::<<SAI-(:>�:SHP :•:$.:.:.:•:.., T ,. VIDED: . ; : :>::>i:< ii > ,><°; °> ' ; :::>: • ..::.:. > ::TOTAL:.FEES. 5......-.. ........ .::::.,.:.:::.:;.:;.:::.:::::::.:::...:.:;...:.. .:.:.:.::.:.:.:.:.::..::::::::.�:.::..::.:.:::.::...:.::::::..:.:.:::.::::::.:.�::::..,.,::.:....:,...:..:., .. . MASTERAP.DOC REVISED 8l97 ..:. :>:}>,'n;'lii%ii:$4,i is!i`i::i:Ji: Sj,.�:f�'.: - .................::::•::::.::::::'i!::i.i.:;.:,iii,:i�•?:::;i:i:::S':�i:;•r,'-•.. ..\"r,..:r:�..:,.,..•,..�i•..,..;.,....:'.<::.:`ck:<:i'i.: :>::?+;':'::;.:ii: 2% : ............:.:.:.:,v:.•::....I..:•::v•:vv.:•,;..:..::::r::.i:.:.:::':4:'1 �::.:,.:.:!::is n;n..'• •: ::. :. •.vMv....nn...:'::Y'i:'.i.i.!Y•.:•:.:.....:.:.. ...n••.;.:,.::.., ::•:•. ii 1 �i ,�yy, ... ((3:•.;$• -—•.• K,• •%::i4'.>.i:::•:•:•:ii4ii•:. ?<.,y.... • i.:.vr„ :hvv::• .>( ...i WJT'�Y•rJ.'i�!II�u:'.:!:::.�:...i:.: . : ... :iifil�WS'F;_:.,..:lr,:.ii.:.u:.:.v;:,•.t•n x.::::::,:::.vv..l:ii..:;h-.i...n.:::.::: -.-.... h • ................:..:..:.::::.!:!.::.>;:.:iii:'•ii:i::'. :>:::>;>;t>:::i.:::.ii<::!,i.�:;,,,;:�:. :< ;i.;.i,;: _ ; :; ; > ; .::. ... . :F...... ,.......... ........ ........ .......::..:.....:.. .. > is " <I'. 11r..&..-.'�� .iv:i:•':'::.is ..i;••KV:;.••.. • ^v'..na:i Lii'. •i.:.: :: ii 0, :y.,::. .r.•i�i... ::; :;Y'::'.••:`'T.;.::}.'`:'..:ii::-:i�.:. .. - ,:'.....<.i..i..::.ii':.:::.::..::...,i Y.::�::.. � is rr:: 1.�g�►[1.0P<:::.;< :R�;::...... '::_..:�!.p'� ... . • ANNEXATION $ SUBDIVISION: __ COMP. PLAN AMENDMENT $ _ LOT LiNE ADJUSTMENT $ REZONE $ $ SPECIAL PERMIT $ — SHORT PLAT —_TEMPORARY PERMIT $ _TENTATIVE PLAT $ —CONDITIONAL USE PERMIT $ _ PRELIMINARY PLAT $ SITE PLAN APPROVAL $ _,FINAL PLAT $ GRADE & FILL PERMIT $ (NO. CU. YDS: ) PLANNED UNIT DEVELOPMENT: $ _VARIANCE $ (FROM SECTION: ) _ PRELIMINARY WAIVER $ __FINAL +_WETLAND PERMIT $ ROUTINE VEGETATION MOBILE HOME PARKS: $ MANAGEMENT PERMIT $ _ BINDING SITE PLAN $ SHORELINE REVIEWS: SUBSTANTIAL DEVELOPMENT $ — CONDITIONAL USE $ __VARIANCE $ $ _EXEMPTION $No Chars�e ^ ENVIRONMENTAL REVIEW REVISION $ . ::•:<':..::•:....I.::::i>i.::...:.::.:: ::: •>:•. ::. ;> . .._ . .11.T OWNERSHIP . . . I, (Print Name)AhtFia tF V.S declare that I am (please check one) ✓Fhe owner of the property involved in this application,—the authorized representative to act for the property owner(please attach proof of authorization), and that the foregoing statements and answers herein contained and the information herewith submitted are in all respects true and correct to the best of my knowledge and.belief. n • Nbtarr.Y.P.ublic,in and ATTEST: Subscribed and sworh••Eo' ,„:: a me, a... ,• �, �� �� for the State of 1A�fl ®ard►hg t�pr,�,t rye �� P� r 1,on trig, day Of coi : 4 �., �_ it L ft�� I9111 r� 0 (► Ow is- 0b6 vii +� ° ,ail/ ..JS� L/ 'S,. .. Signa "i of Ow'• 'epresentative) .• (Sign to of Nota P Ito) 'all.: �a�,9 f 1e1`),(4) . 1 a .., t"..St ff.). ;; ` <:; ::H:',< <><`' `- <::' ;;`' ::•'' .:...::. :..:.:: . ....:.. .. ..:. .'. .. .. .. rt.:.obe:;com et.:.. ..Y:.: ::...:.;.:::::....;':.::.::.:: i>i::.:.:.::.:::;:;::.�:-:::,::::.:..:.:::•:::.. : ::.:: ::.::;» : t7his:sectic... ..: .: :.:••.i.. :•..,.:.::.....�.:'ki: '.i..:-.:_ >:. ...,...:::.-:: :. .. :..::.:.::.: ...:.:......:'..::..::::.:.::..::.:::'::::.,:::...q;:..:..:: i:.. - ,.. .i:: :PA.:> t.f:.A.. CU::H,: EC .:':j':V.�:..:i.,!i:'.:.:::'.:: :..., :.1=11e:NtJinber...::.:: ::::..:;;::.::...':::.:...,,...• ::......: ii;::. ::: :::;..i:;•:.:...:...::.i_:...;.:.....:::,...:i':i,.. .:i, :.:... fit .:....:. :.: :i:: , '..:: .:.:.:.. ::.....:'::igi•. ... :: : :::.. < >:i :<><_<'' •�: >U ..':<::W:>::'. ;:ii•:..:.:,:...:;: '. : »i !..i::: "4. :;> >:> . i: :ME:::TP:::i:.V-A-:....V-B...... H is A- SA-'ki::»>St`iPL-A SHP.L:.H' .St�. ...... - : ....:.:: :.i..i::�i::..-::... .. :. .:::: •:;.:.:...::::...:;::. .i .::..:..:: ....::::... POSTAGE:#'R�?.Yt.�ED,..:::.:. TOTAL . :.::.......... ....:.::.:'.:........ .. :.:•.:•.:..:::;>':;>:::i'><: :>i::ii::>:.::::::::::::::: :.:..; :;T6}TA1,.:FE.ES,.:.i:;. MASTERAP.DOC REVISED 8/97 • .. .....;. ar:}}:?�::is•}h is...,.:..}.: :is /M �l` .. Ji:• }'i^} ::+v+i:Y:}}%i'li:)�i;•}:i:r i;'• ,;:•? : .. - �! . .., •• - - ••- � { .5e6 III L!a pal-ACASV :....„,:.........::.::.,:mf...........:..:.:::......:...:.::: .:...... . .. P L.C....:. .:4,:::-::'• ...i'i:*4.........................,........:.:.....0:;:....:.::.................:....,.. ............ ....�.::•,�.:.:.......:. .v;:::::;;..:::!.. .:.:::.::: •. .}�::.!. .,. .; ::::.:.. 'S, � :' � �: .:i .�I:C::::<":ti:i:^:iy:y •i::::�i<:�:i::'^i4::n SJ: • ANNEXATION $ SUBDIVISION: COMP. PLAN AMENDMENT $ _ LOT LINE ADJUSTMENT $ REZONE $ $ SPECIAL PERMIT $ _ SHORT PLAT r_TEMPORARY PERMIT $ _TENTATIVE PLAT $ _CONDITIONAL USE PERMIT $ _ PRELIMINARY PLAT $ SITE PLAN APPROVAL $ —FINAL PLAT $ GRADE & FILL PERMIT $ (NO. CU. YDS: ) PLANNED UNIT DEVELOPMENT: $ VARIANCE $ (FROM SECTION: ) _ PRELIMINARY _WAIVER $ r FINAL _WETLAND PERMIT $ ROUTINE VEGETATION MOBILE HOME PARKS: $ MANAGEMENT PERMIT $ _ BINDING SITE PLAN $ SHORELINE REVIEWS: SUBSTANTIAL DEVELOPMENT $ CONDITIONAL USE $ • �_VARIANCE $ EXEMPTION $No Charge ENVIRONMENTAL REVIEW $ REVISION $ . — _ I, (Print Name) .j P t' NE �� � , declare that{am (please check one)"t 8'owner of the property involved in this application,T the authorized representative to act for the property owner. (please attach proof of authorization), and that the foregoing statements end answers herein contained and the information herewith submitted are n all respects true and correct to the best of my knowledge aDd�e)ipf` I �/ - �°:.PERK'°° �..J e_a_ri-i?Vi`e_ ! is 1� °`s�oiV• • �" °o 7 � °•��' ��ota�p� blic,in and ATTEST: Subscribed nd swoyh o be nre me, • }i �� fort tate cosidtpg;ate TART y •. e� 1 r y on the) day°of rn: (Name of Owner/Representative e r ', 6 \ E.5''• 3 o "f Signature of Owner/Representati 1 • "^ ( • n re of Not P lic) �e........../r .L • �'`St :::: : ::} :. ;: :. m feted.:h:"Crty::......... ..1....::.:..:.. :..::.-... . ..:..:<. .. .:..::.. ............ T.is�sectton.to:be.co....P :.:......:X::...::,:::.:::.:::...::.::.::...,.::.:.:...:.: ;:.i::::>,::�::;,:.:;..:..:::;.::.,}:..._.. ,;.::....:>: . :: :: :>. .: ..:.::. ,...:.�:.,::. ...... >..:'.:: ,,,i;:ic.,_. : ::.•...::.. ...::.. . : I?-U :::.,SPA.tOteA..Pg:.:.: :: *: .. ::.�::•:.::.:.: :::.. ...; .:. . .. ....;:!.:::..�::.:..:.::.,.:::,.:.::::...:..:>:::.: .:.}:<? ::> C3SP.::::GAP.S::..:eA.::.:..: .: .} .:..::..:... :.:..:.:. ..... :.::.:..::Ci ..;:.Plle QVtltnber�;,............... .,.. . ..::::::::;:<::<...:::;:::.::<.:::.:., ...:<.:..::...� ... ....;.. . :.�.� ;:::: :.>::.: ::•.::.: :},'z:.• ��: <:; .y . ::::::...::.•. :•} ;. :<:<:. SHP.L-tI S }:.:i_:S.M;;:.::S.ME.:.::.T..P...:.. ..A....�f •.':...:.... :. .:!,:......, :.'.::':.:: ::>;>; :> . .;> ;:> ::>: .:.:M .:.:.::..SA.:A:>:;::SA-H:>::::;SHf'L A..... , ...�•::::,.. ••. .:!::.:.:.::.:..: .:..:.�::.}.> :.. ..::.;::.;. .:. .::<:.:.:;.... .:.:.::::MHp.�::}:FPU:D:. fP..PP.,:.R..:..RY F..... :.:..�.:.::: .. :,,.: .s..:....::: ..:..:..:....: l:::::::...::::.;. ;.,:: ::TaTA.x PaSTAGi"PROW T�lTAL..FEES...::.., MASTERAP.DOC REVISED 8/97 ILA7ARUS ILAND CORPO1T]1O\ Tharp Property Rezone Narrative We're requesting that the portion of the site containing slopes under 25% be rezoned to R-5 and the balance of the property be rezoned to R-1. It is logical that this property be rezoned to accommodate future development. There is adequate access via the current dead end stub of Aberdeen Avenue NE. Sewer and Water have also been stubbed to the property line since the last time the City reviewed the zoning for this property. We have based the zoning requested on Policy LU-26 from the Comprehensive Plan which states "Maximum development densities should range from 1 home per acre to 5 homes per acre in Residential Rural 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." Additional sections of the Land Use element of the Comprehensive Plan that we feel support the requested rezone include: LU-11 "Future residential growth should be accommodated through: a) development of new neighborhoods in environmentally suitable vacant land on the hills and plateaus surrounding downtown; b) development of vacant parcels in Renton's established neighborhoods." LU-13 "....Priority should be given to development of vacant land with infrastructure capacity..." LU-16 "In established single family neighborhoods and new low density areas, encourage single family housing types." LU-J " make more efficient use of urban services and infrastructure." LU-X "Make efficient use of infrastructure." In addition,we feel that several sections of the Housing portion of the Comprehensive Plan support the proposed rezone as follows: H-10 "Encourage small lot single family development." H-11 "Favor single family land use designations for large vacant parcels outside of Centers and in predominantly residential areas to increase the single family capacity within the city." H-M "Develop and maintain livable neighborhoods with a desirable quality of life." H-81 "Protect that character of existing single family neighborhoods...." We respectfully suggest that the proposed rezone would, in fact, bring the property zoning closer to the underlying policies outlined in the Comprehensive Plan. We look forward to working with the City of Renton to ensure that the eventual buildout of the property will be compatible with the surrounding land uses and will maximize existing infrastructure within the City boundaries. DEVELOPMENT PLANNING CITY OF RENTON APR 2 6 2000 RECEIVED 5657"229TH AVENUE SOUTHEAST - ISSAQUAH,WA 98029 - FAX:425-837-1298 - TELEPHONE:425-3I3-II64 SEVELOPMENT SERVICES DIVISION . WAIVER OF SUBMITTAL REQUIREMENTS FOR LAND USE .APPLICATIONS Iz Q-cco €J3 ncsccs11 W_... LA D;:.0 . B N SE PE :S.... RMIT U :;: .;:. ...:......::..:.....:::...:..................:....................... ....:: . L......... ...WAI.VE .... ..MC7DfF.IEQ<: ;.;:.:::.;>:.;:.;::.;:.;;.::.:�.::::;.;::..::..:......;..:.....:.......:.:�;::::.::::::::::::::::: ::: OMM :: : « :<:.::;;::<:<:<»<.:`:. � >:::>::::::<;<><> � << :>:>:<:::::;:>::;;::�;»»<:>: :>:::<: :::::::::>:.>:::::;:::.....R Q (RE. NTS ......... ......:::._::::: :......:..BY.......................8. . ........... .....:::.:::::::. ..:..................................... .......:... :............ Calculations, Survey, :.:ain...9..::C..:nt.Of Ian z ............... . .:. :.:.:.;;:;.;;:.: .:.:.;:.:.;:.;:.:.;.:.: .:.::::: .„:.:.:::::...::.;:.;;:.;:.;:.;;:.;;.,. Drainage Reports 2 ) . levo.ns Eate .Archlt ce u ai. .A ::::: ....::::::.::..:.:W :;: . :.;::... ;: ::<::>;::::>::»>:::<:::::>::>::::::::>::>::>::::»:::::::::»:gn»::::>::::::::;:.:: :;:: ::>::::>::::.::;::>::::»>«:::::<: :::::><:::::_;;:;:::;:;::<::><:>::>::: Elevations, Grading 2 , •• E C..s.tr> .. . ...en.aots:: Reco`.. a >.: :<::;::<.,.:.:::: ::>:: <::»:>:::::.,../..»;>„...„:.:. .;:::::<,:;::,,.:„.::>:„:„.;;:.;:.;::. ::..... ..: ::>::: :::::::. ::::.:....:.....:.::::.:....:.::.::.:.::::......:::::... .... 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Legal Description 4 3 .1...1\A't_.. 1 Lis:ofSu. ::.: :::..:. .. ..:. :. ::: .:.:.:<:;.:::.:.,;:<n:.:.;>:n:.. :,.;:..:; t.. ... rcoundin :.Pro ert ::Qwnersa .... ....; :<i.;::;. .::;.:.;:.;..;;;;:.;;:::.;::.::.:.:.. Mailing Labels for Property Owners 4 L-CILb 6. . Map::;of:Existin _Site:;Conditio n s.a Master Application Forma l - 0 OinclAtales, V Monument:Cartls: one: Parking, Lot Coverage & Landscaping Analysis 4 f/ Plan;:Reductions:: P T.:. 4 :: :. :-. ;<: :;:':;>; ;• ;:>:>:>:::;:>`:>:::::>:>:;: .<>:::::> Postage a IC�hte_C,� Public Works Approval Letters .... ..... ... ... . ....::.:.... :. :.... :.:.; :;::: • Title Report or Plat Certificate 4 -VVe, `e pi* Topography.Map.(5 contours)3 ::i:l' :_;...:. Traffic Study 2 C k, - Tree Cuttin 9 .9 Ne etati on Clearing 9 I n Plan 4 Q Utilities Plan, Generalized s P\V 0 1 k` -6U1 LTS�� e lands Del .W t Inea tlon a 4 .. M ..:.:::...:::.:::.:::.::::::::::::.:::::.::::::::.::::::.::::. Wetlands Planting Plan 4 bf Wetlands Study.;.. This requirement may be waived J `�r�\ I 2_ 'r t eoQl ^ - e- 1. Property Services Section PROJECT NAME: T A—ear j7 z. A7E-- 2. Public Works Plan Review Section 3. Building Section. DATE: A—PA--/L /3 / 20 D v 4. Development Planning Section h:kDivision.sklevelop.serldev.plan.Inglwaiver.xis CITY OF RENTON Environmental Checklist A. BACKGROUND 1. NAME OF PROPOSED PROJECT,IF APPLICABLE: DEVELOPMENT PLANNING CITY OF RENTON Tharp Property Rezone APR 2 6 2000 2. NAME OF APPLICANT: RECEIVED Lazarus Land Corporation 3. ADDRESS AND PHONE NUMBER OF APPLICANT AND CONTACT PERSON: Lazarus Land Corporation Contact: Shirley Allen 5657—229th Avenue SE Issaquah, WA 98029 425-313-1164 4. DATE CHECKLIST PREPARED: April 17, 2000 5. AGENCY REQUESTING CHECKLIST: City of Renton 6. PROPSED TIMING OR SCHEDULE (INCLUDING PHASING, IF APPLICABLE): Spring 2000 7. DO YOU HAVE ANY PLANS FOR FUTURE ADDITIONS, EXPANSIONS, OR FURTHER ACTIVITY RELATED TO OR CONNECTED WITH THIS PROPOSAL? IF YES, EXPLAIN: We intend to apply for formal subdivision of the property based upon the proposed zoning. • 8. LIST ANY ENVIRONMENTAL INFORMATION YOU KNOW ABOUT THAT HAS BEEN PREPARED, OR WILL BE PREPARED,DIRECTLY RELATED TO THIS PROPOSAL: City of Renton Topography mapping, Stream mapping, Wetlands mapping, Seismic mapping, Erosion mapping, soils studies performed an adjacent property (additional soils work is anticipated prior to application for formal subdivision). 9. DO YOU KNOW WHETHER APPLICATIONS ARE PENDING FOR GOVERNMENTAL APPROVALS OF OTHER PROPOSALS DIRECTLY AFFECTING THE PROPERTY COVERED BY YOUR PROPOSAL? IF YES,EXPLAIN: No. 10. LIST ANY GOVERNMENTAL APPROVALS.OR PERMITS THAT WILL BE NEEDED FOR YOUR PROPOSAL, IF KNOWN: City Council approval. 11. GIVE BRIEF, COMPLETE DESCRIPTION OF YOUR PROPOSAL, INCLUDING THE PROPOSED USES AND THE SIZE OF THE PROJECT AND SITE: The proposal is to rezone a+/- 16.33 acre site. We're requesting that the area under 25% slope (as defined by the City of Renton's draft revision to the Sensitive Areas Ordinance)be zoned R-5. We're requesting that the balance of the site be zoned R-1. These zoning designations are consistent with the current Comprehensive Plan designation of Residential Rural. 12. LOCATION OF THE PROPOSAL. GIVE SUFFICIENT INFORMATION FOR A PERSON TO UNDERSTAND THE PRECISE LOCATION OF YOUR PROPOSED PROJECT, INCLUDING A STREET ADDRESS, IF ANY,AND SECTION,TOWNSHIP,AND RANGE IF KNOWN. IF A PROPOSAL WOULD OCCUR OVER A RANGE OF AREA, PROVIDE THE RANGE OR BOUNDARIES OF THE SITE(S). PROVIDE A LEGAL DESCRIPTION, SITE PLAN,VICINITY MAP,AND TOPOGRAPHIC MAP, IF RESONABLY AVAILABLE. WHILE YOU SHOULD SUBMIT ANY PLANS REQUIRED BY THE AGENCY, YOU ARE NOT REQUIRED TO DUPLICATE MAPS OR DETAILED PLANS SUBMITTED WITH ANY PERMIT APPLICATIONS RELATED TO THIS CHECKLIST. The SE quarter of Section 32, Township 24 N, Range 05E W.M., lying directly south of the Subdivision of LaCrosse aka Stafford Crest. See attached map. B. ENVIRONMENTAL ELEMENTS 1. EARTH A. GENERAL DESCRIPTION OF THE SITE (CIRCLE ONE); FLAT, ROLLING,HILLY, STEEP SLOPES, MOUNTAINOUS, OTHER. Gently sloped to the south turning into steep slopes B. WHAT IS THE STEEPEST SLOPE ON THE SITE (APPROXIMATE PERCENT SLOPE?) +/- 50% C. WHAT GENERAL TYPES OF SOILS ARE FOUND ON THE SITE (FOR EXAMPLE, CLAY, SAND, GRAVEL, PEAT,MUCK)? IF YOU KNOW THE CLASSIFICATION OF AGRICULTURAL SOILS, SPECIFY THEM AND NOTE ANY PRIME FARMLAND. AgC, alderwood. D. ARE THERE SURFACE INDICATIONS OR HISTORY OF UNSTABLE SOILS IN THE IMMEDIATE VICINITY? IF SO, DESCRIBE. No. E. DESCRIBE THE PURPOSE,TYPE,AND APPROXIMATE QUANTITIES OF ANY FILLING OR GRADING PROPOSED. INDICATE SOURCE OF FILL. Not applicable F. COULD EROSION OCCUR AS A RESULT OF CLEARING, CONSTRUCTION, OR USE? IF SO, GENERALLY DESCRIBE. Not applicable G. ABOUT WHAT PERCENT OF THE SITE WILL BE COVERED WITH IMPERVIOUS SURFACES AFTER PROJECT CONSTRUCTION (FOR EXAMPLE,ASPHALT OR BUILDINGS)? 0% as a result of this proposal H. PROPOSED MEASURES TO REDUCE OR CONTROL EROSION, OR OTHER IMPACTS TO THE EARTH,IF ANY: None 2. AIR A. WHAT TYPES OF EMISSIONS TO THE AIR WOULD RESULT FROM THE PROPOSAL (I.E., DUST,AUTOMOBLIE, ODORS, INDUSTRIAL WOOD SMOKE) DURING CONSTRUCTION AND WHEN THE PROJECT IS COMPLETED? IF ANY, GENERALLY DESCRIBE AND GIVE APPROXIMATE QUANTITIES IF KNOWN. None B. ARE THERE ANY OFF-SITE SOURCES OF EMISSION OR ODOR THAT MAY AFFECT YOUR PROPOSAL? IF SO, GENERALLY DESCIBE. No C. PROPOSED MEASURES TO REDUCE OR CONTROL EMISSIONS OR OTHER IMPACTS TO AIR,IF ANY: None 3. WATER A. SURFACE WATER: 1) IS THERE ANY SURFACE WATER BODY ON OR IN THE IMMEDIATE VICINITY OF THE SITE (INCLUDING YEARROUND AND SEASONAL STREAMS, SALTWATER, LAKES, PONDS, WETLANDS)? IF YES, DESCRIBE TYPE AND PROVIDE NAMES. IF APPROPRIATE, STATE WHAT STREAM OR RIVER IT FLOWS INTO. May Creek lies to the south of the base of the steeply sloped portion of the site. 2) WILL THE PROJECT REQUIRE ANY WORK OVER, IN, OR ADJACENT TO (WITHIN 200 FEET) THE DESCRIBED WATERS? IF YES, PLEASE DESCRIBE AND ATTACH AVAILABLE PLANS. No. 3) ESTIMATE THE AMOUNT OF FILL AND DREDGE MATERIAL THAT WOULD BE PLACED IN OR REMOVED FROM SURFACE WATER OR WETLANDS AND INDICATE THE AREA OF THE SITE THAT WOULD BE AFFECTED. INDICATE THE SOURCE OF FILL MATERIAL. Does not apply. 4) WILL THE PROPOSAL REQUIRE SURFACE WATER WITHDRAWALS OR DIVERSIONS? GIVE GENERAL DESCRIPTION, PURPOSE,AND APPROXIMATE QUANTITIES IF KNOWN. No. 5) DOES THE PROPOSAL LIE WITHIN A 100-YEAR FLOOD PLAIN? IF SO,NOTE LOCATION ON THE SITE PLAN. No. 6) DOES THE PROPOSAL INVOLVE ANY DISCHARGES OF WASTE MATERIALS TO SURFACE WATERS? IF SO,DESCRIBE THE TYPE OF WASTE AND ANTICIPATED VOLUME OF DISCHARGE. No. B. GROUND WATER: 1) WILL GROUND WATER BE WITHDRAWN, OR WILL WATER BE DICHARGED TO GROUND WATER? GIVE GENERAL DESCRIPTION,PURPOSE,AND APPROXIMATE QUANTITIES IF KNOWN. No. 2) DESCRIBE WASTE MATERIAL THAT WILL BE DISCHARGED INTO THE GROUND FROM SEPTIC TANKS OR OTHER SOURCES, IF ANY (FOR EXAMPLE: DOMESTIC SEWAGE; INDUSTRIAL, CONTAINING THE FOLLOWING CHEMICALS...; AGRICULTURAL; ETC.). DESCRIBE THE GENERAL SIZE OF THE SYSTEM, THE NUMBER OF SUCH SYSTEMS, THE NUMBER OF HOUSES TO BE SERVED (IF APPLICABLE), OR THE NUMBER OF ANIMALS OR HUMANS THE SYSTEM(S) ARE EXPECTED TO SERVE. None. C. WATER RUNOFF (INCLUDING STORM WATER) 1) DESCRIBE THE SOURCE OF RUNOFF (INCLUDING STORM WATER) AND METHOD OF COLLECTION AND DISPOSAL, IF ANY (INCLUDE QUANTITIES,IF KNOWN). WHERE WILL THIS WATER FLOW? WILL THIS WATER FLOW INTO OTHER WATERS,IF SO,DESCRIBE. Not applicable. 2) COULD WASTE MATERIAL ENTER GROUND OR SURFACE WATERS? IF SO, GENERALLY DESCRIBE. No. D. PROPOSED MEASURES TO REDUCE OR CONTROL SURFACE, GROUND,AND RUNOFF WATER IMPCTS, IF ANY: None. 4. PLANTS A. CHECK OR CIRCLE TYPES OF VEGETATION FOUND ON THE SITE: X DECIDUOUS TREE: AIDER,MAPLE,ASPEN, OTHER X EVERGREEN TREE: FIR, CEDAR, PINE, OTHER X SHRUBS GRASS PASTURE CROP OR GRAIN WET SOIL PLANTS: CATTAIL, BUTTERCUP,BULLRUSH, SKUNK CABBAGE, OTHER WATER PLANTS: WATER LILY, EEL GRASS, MILFOIL, OTHER X OTHER TYPES OF VEGETATION: ferns B. WHAT KIND AND AMOUNT OF VEGETATION WILL BE REMOVED OR ALTERED? None. C. LIST THREATENED OR ENDANGERED SPECIES KNOWN TO BE ON OR NEAR THE SITE. None known or observed. D. PROPOSED LANDSCAPING,USE OF NATIVE PLANTS, OR OTHER MEASURES TO PRESERVE OR ENHANCE VEGETATION ON THE SITE, IF ANY: None. 5. ANIMALS A. CIRCLE ANY BIRDS AND NAIMALS WHICH HAVE BEEN OBSERVED ON OR NEAR THE SITE OR ARE KNOWN TO BE ON OR NEAR THE SITE: BIRDS: HAWKS, HERON, EAGLE, SONGBIRDS, OTHER MAMMALS: DEER,BEAR,ELK,BEAVER, OTHER: RODENTS FISH: BASS, SALMON, TROUT,HERRING, SHELLFISH, OTHER B. LIST ANY THREATENED OR ENDANGERED SPECIES KNOWN TO BE ON OR NEAR THE SITE. None known or observed. C. IS THE SITE PART OF A MIGRATION ROUTE? IF SO, EXPLAIN. No. D. PROPOSED MEASURES TO PRESERVE OR ENHANCE WILDLIFE, IF ANY: None. 6. ENERGY AND NATURAL RESOURCES A. WHAT KINDS OF ENERGY (ELECTRIC,NATURAL GAS, OIL, WOOD STOVE, SOLAR)WILL BE USED TO MEET THE COMPLETED PROJECT'S ENERGY NEEDS? DESCRIBE WHETHER IT WILL BE USED FOR HEATING,MANUFACTURING, ETC. Not applicable. B. WOULD YOUR PROJECT AFFECT THE POTENTIAL USE OF SOLAR ENERGY BY ADJACENT PROPERTIES? IF SO, GENERALLY DESCRIBE. No. C. WHAT KINDS OF ENERGY CONSERVATION FEATURES ARE INCLUDED IN THE PLANS OF THIS PROPOSAL? LIST OTHER PROPOSED MEASURES TO REDUCE OR CONTROL ENERGY IMPACTS,IF ANY: Not applicable. 7. ENIRONMENTAL HEALTH A. ARE THERE ANY ENVIRONMENTAL HEALTH HAZARDS, INCLUDING EXPOSURE TO TOXIC CHEMICALS,RISK OF FIRE AND EXPLOSION, SPILL, OR HAZARDOUS WASTE,THAT COULD OCCUR AS A RESULT OF THIS PROPOSAL? IF SO, DESRCIBE. No. 1) DESCRIBE SPECIAL EMERGENCY SERVICES THAT MIGHT BE REQUIRED. None known. 2) PROPOSED MEASURES TO REDUCE OR CONTROL ENVIRONMENTAL HEALTH HAZARDS, IF ANY: Does not apply. B. NOISE 1) WHAT TYPES OF NOISE EXIST IN THE AREA WHICH MAY AFFECT YOUR PROJECT (FOR EXAMPLE: TRAFFIC, EQUIPMENT, OPERATION, OTHER)? Traffic noise from surrounding neighborhoods and Highway 405 can be heard. 2) WHAT TYPES AND LEVELS OF NOISE WOULD BE CREATED BY OR ASSOCIATED WITH THE PROJECT ON A SHORT-TERM OR LONG-TERM BASIS (FOR EXAMPLE: TRAFFICE, CONSTRUCTION, OPERATION, OTHER)? INDICATE WHAT HOURS NOISE WOULD COME FROM THE SITE. None. 3) PROPOSED MEASURES TO REDUCE OR CONTROL NOISE IMPACTS,IF ANY: None. 8. LAND AND SHORELINE USE A. WHAT IS THE CURRENT USE OF THE SITE AND ADJACENT PROPERTIES? The current lot is vacant. The subdivision LaCrosse(a.k.a. Stafford Crest) lies adjacent to the north boundary of the property. The property to the east is occupied by single family homes. The property to the west is primarily 40% slopes and will likely remain in a natural state. The property to the south is predominantly 40% slopes with a few single family residences at the base of the slope. B. HAS THE SITE BEEN USED FOR AGRICULTURE? IF SO, DESCRIBE. No. C. DESCRIBE ANY STRUCTURES ON THE SITE. None. D. WILL ANY STRUCTURES BE DEMOLISHED? IF SO,WHAT? No. E. WHAT IS THE CURRENT ZONING CLASSIFICATION OF THE SITE? RC F. WHAT IS THE CURRENT COMPREHENSIVE PLAN DESIGNATION OF THE SITE? Residential Rural G. IF APPLICABLE,WHAT IS THE CURRENT SHORELINE MASTER PROGRAM DESIGNATION OF THE SITE? Does not apply. H. HAS ANY PART OF THE SITE BEEN CLASSIFIED AS AN "ENVIRONMENTALLY SENSITIVE" AREA? IF SO, SPECIFY. Yes, the portion of the site containing slopes of 40% and greater. I. APPROXIMATELY HOW MANY PEOPLE WOULD RESIDE OR WORK IN THE COMPLETED PROJECT? None. J. APPROXIMATELY HOW MANY PEOPLE WOULD THE COMPLETED PROJECT DISPLACE? None. K. PROPOSED MEASURES TO AVOID OR REDUCE DISPLACEMENT IMPACTS,IF ANY: None. L. PROPOSED MEASURES TO ENSURE THE PROPOSAL IS COMPATIBLE WITH EXISTING AND PROJECTED LAND USES AND PLANS, IF ANY: The proposed density is compatible with the existing uses adjacent to the property (the same or lower density than the subdivision to the north). It complies with the City of Renton Comprehensive Plane and Zoning Classification of Rural Conservation. There is adequate access and infrastructure to accommodate eventual build-out at the proposed zoning. 9. HOUSING A. APPROXIMATELY HOW MANY UNITS WOULD BE PROVIDED,IF ANY? INDICATE WHETHER HIGH, MIDDLE, OR LOW-INCOME HOUSING. None. B. APPROXIMATELY HOW MANY UNITS, IF ANY, WOULD BE ELIMINATED? INDICATE WHETHER HIGH, MIDDLE, OR LOW- INCOME HOUSING. None. C. PROPOSED MEASURES TO REDUCE OR CONTROL HOUSING IMPACTS,IF ANY: None. 10. AESTHETICS A. WHAT IS THE TALLEST HEIGHT OF ANY PROPOSED STRUCTURE(S), NOT INCLUDING ANTENNAS; WHAT IS THE PRINCIPAL EXTERIOR BUILDING MATERIALS(S) PROPOSED. Not applicable. B. WHAT VIEWS IN THE IMMEDIATE VICINITY WOULD BE ALTERED OR OBSTRUCTED? None. C. PROPOSED MEASURES TO REDUCE OR CONTROL AESTHETIC IMPACTS, IF ANY: None. 11. LIGHT AND GLARE A. WHAT TYPE OF LIGHT OR GLARE WILL THE PROPOSAL PRODUCE? WHAT TIME OF DAY WOULD IT MAINLY OCCUR? None. B. COULD LIGHT OR GLARE FROM THE FINISHED PROJECT BE A SAFETY HAZARD OR INTEREFE WITH VIEWS? No. C. WHAT EXISTING OFF-SITE SOURCES OF LIGHT OR GLARE MAY AFFECT YOUR PROPOSAL? None. D. PROPOSED MEASURES TO REDUCE OR CONTROL LIGHT AND GLARE IMPACTS,IF ANY: None. 12. RECREATION • A. WHAT DESIGNATED AND INFORMAL RECREATIONAL OPPORTUNITIES ARE IN THE IMMEDIATE VICINITY? May Creek Park, Hazlewood Park and Coulon Park are all within+/- one mile from the site. B. WOULD THE PROPOSED PROJECT DISPLACE ANY EXISTING RECREATIONAL USES? IF SO,DESCRIBE. No. C. PROPOSED MEASURES TO REDUCE OR CONTROL IMPACTS ON RECREATION,INCLUDING RECREATION OPPORTUNITIES TO BE PROVIDED BY THE PROJECT OR APPLICANT,IF ANY: None. 13. HISTORIC AND CULTURAL PRESERVATION A. ARE THERE ANY PLACES OR OBJECTS LISTED ON, OR PROPOSED FOR,NATIONAL, STATE, OR LOCAL PRESERVATION REGISTERS KNOWN TO BE ON OR NEXT TO THE SITE? IF SO, GENERALLY DESRCIBE. No. B. GENERALLY DESCRIBE ANY LANDMARKS OR EVIDENCE OF HISTORIC,ARCHAEOLOGICAL, SCIENTIFIC, OR CULTURAL IMPORTANCE KNOWN TO BE ON OR NEXT TO THE SITE. None known. C. PROPOSED MEASURES TO REDUCE OR CONTROL IMPACTS,IF ANY:. None. 14. TRANSPORTATION A. IDENTIFY PUBLIC STREETS AND HIGHWAYS SERVING THE SITE,AND DESCRIBE PROPOSED ACCESS TO THE EXISTING STREET SYSTEM. SHOW ON SITE PLANS, IF ANY. 110th Avenue SE currently dead ends in a stub to the property. Please see attached map. B. IS SITE CURRENTLY SERVED BY PUBLIC NOT, WHAT IS THE APPROXIMATE DISTANCE TO THE NEAREST TRANSIT STOP? Metro Bus route 219 stops at I-405 &Lake Washington Blvd., approximately 6 to 8 blocks from the site. C. HOW MANY PARKING SPACES WOULD THE COMPLETED PROJECT HAVE? HOW MANY WOULD THE PROJECT ELIMINATE? None. D. WILL THE PROPOSAL REQUIRE ANY NEW ROADS OR STREETS, OR IMPROVEMENTS TO EXISTING ROADS OR STREETS, NOT INCLUDING DRIVEWAYS? IF SO, GENERALLY DESCRIBE (INDICATE WHETHER PUBLIC OR PRIVATE)? No. E. WILL THE PROJECT USE (OR OCCUR IN THE IMMEDIATE VICINITY OF)WATER, RAIL, OR AIR TRANSPORTATION? IF SO, GENERALLY DESCRIBE. No. F. HOW MANY VEHICULAR TRIPS PER DAY WOULD BE GENERATED BY THE COMPLETE PROJECT? IF KNOWN, INDICATE WHEN PEAK VOLUMES WOULD OCCUR. None. G. PROPOSED MEASURES TO REDUCE OR CONTROL TRANSPORTATION IMPACTS,IF ANY: None. 15. PUBLIC SERVICES A. WOULD THE PROJECT RESULT IN AN INCREASED NEED FOR PUBLIC SERVICES (FOR EXAMPLE: FIRE PROTECTION,POLICE PROTECTION,HEALTH CARE, SCHOOLS, OTHER)? IF SO, GENERALLY DESCRIBE. No. B. PROPOSED MEASURES TO REDUCE OR CONTROL DIRECT IMPACTS,IF ANY. None. 16. UTILITIES A. CIRCLE UTILITES CURRENTLY AVAILABLE AT THE SITE: ELECTRICITY,NATURAL GAS,WATER,REFUSE SERVICE, TELEPHONE, SANITARY SEWER, SEPTIC SYSTEM, OTHER. B. DESCRIBE THE UTILITIES THAT ARE PROPOSED FOR THE PROJECT, THE UTILITY PROVIDING THE SERVICE, AND THE GENERAL CONSTRUCTION ACTIVITIES ON THE SITE OR IN THE IMMEDIATE VICINITY WHICH MIGHT BE NEEDED. None. C. SIGNATURE I, THE UNDERSIGNED, STATE THAT TO THE BEST OF MY KNOWLEDGE THE ABOVE INFORMATION IS TRUE AND COMPLTE. IT IS UNDERSTOOD THAT THE LEAD AGENCY MAY WITHDRAW ANY DECLARATION OF NON-SIGNIFIANCE THAT IT MIGHT ISSUE IN RELIANCE UPON THIS CHECKLIST SHOULD THERE BE ANY WILLFUL MISREPRESENTATION OR WILLFUL LACK OF FULL DISCLOSURE ON MY PART. PROPONET: �+ NAME PRINTED DATE -IGI on D. SUPPLEMENTAL SHEETS FOR NONPROJECT ACTIONS (These sheets should only be used for actions involving decisions on policies, plans and programs. You do not need to fill out these sheets for project actions.) Because these questions are very general, it may be helpful to read them in conjunction with the list of the elements of the environment. When answering these questions, be aware of the extent of the proposal, or the types of activities likely to result from the proposal, would affect the item at a greater intensity or at a faster rate than if the proposal were not implemented. Respond briefly and in general terms. 1. How would the proposal be likely to increase discharge to water; emissions to air; production, storage, or release of toxic or hazardous substances; or production of noise? There will be no increase in discharge to water, since it is anticipated that a future development would be regulated under City of Renton detention standards for the may Creek Basin. There will likely be short terms emissions to air and construction noise during the eventual buildout of a subdivision on the property. After the construction phase, a limited increase in noise from the site will occur (such as typical to a single family neighborhood: lawnmowers, kids playing, etc.). There will be no potential increase for toxic waste to be produced or stored on the site as a result of this proposal. Proposed measures to avoid or reduce such increases are: Any future subdivision of the property will fully comply with the City of Renton's Sensitive Areas Ordinances, Noise Ordinances and Stormwater Treatment regulations. 2. How would the proposal be likely to affect plants, animals, fish, or marine life? It is likely that a future subdivision will result in the clearing of the northern portion of the property (that area outside of the steep slopes). As a result of the potential clearing, there may be a minimal impact on the songbirds in the area. Proposed measures to protect or conserve plants, animals, fish, or marine life are: Any future project would adhere to the City of Renton's Sensitive Areas Ordinance, meaning that a significant portion of the site will remain undisturbed in a Native Growth Protection Easement. This will preserve the treed hillside and provide habitat for songbirds and small rodents (squirrels, etc.). 3. How would the proposal be likely to deplete energy or natural resources? The proposal will not have a measurable affect on either energy or natural resources. Proposed measures to protect or conserve energy and natural resources are: None proposed. 4. How would the proposal be likely to use or affect environmentally sensitive areas or areas designated (or eligible or under study) for governmental protection; such as parks, wilderness, wild and scenic rivers, threatened or endangered species habitat,historic or cultural sites, wetlands, flood plains, or prime farmlands? It is anticipated that all future development will occur on the northern portion of the property, leaving the sloped hillside in a natural state. This will provide continued habitat and protection for May Creek It is anticipated that future development would make monetary contribution to the City of Renton for the impacts to existing parks within walking distance of the site. There are no known or observed threatened or endangered species at the site. Proposed measures to protect such resources or to avoid or reduce impacts are: By following the City of Renton Sensitive Areas Ordinance, we feel the necessary protections will be provided. 5. How would the proposal be likely to affect land and shoreline use, including whether it would allow or encourage land or shoreline uses incompatible with existing plans? It is not anticipated that the proposal will have any impact on shorelines, since there is no access from the northern portion of the site to shorelines without violating the steep slopes. The proposal would ensure compatibility with the neighboring subdivision by enacting like zoning. Proposed measures to avoid or reduce shoreline and land use impacts are: The nature of the proposal ensures compatibility. As mentioned above there will be no shoreline impacts. 6. How would the proposal be likely to increase demands on transportation or public services and utilities? The eventual buildout of a single family neighborhood will have minor (due to the size of the usable portion of the site) impacts on public services. Proposed measures to reduce or respond to such demands are: Tthe future subdivision will pay all then adopted connection and mitigation charges in effect in the City of Renton. 7. Identify, if possible,whether the proposal may conflict with local, state, or federal laws or requirements for the protection of the environment. There is no conflict with local, state or federal law as a result of the proposal. SIGNATURE I,the undersigned, state that the best of my knowledge the above information is true and complete. It is understood that the lead agency may withdraw any declaration of non-significance that it might issue in reliance upon this checklist should there be any willful misrepresentation or willful lack of disclosure on my part. Proponent: Name Printed: Date: • ISSUED BY TRANSNATION TITLE INSURANCE COMPANY COMMITMENT FOR TITLE INSURANCE Transnation A LANDAMERICA COMPANY LEVELOPMEN7 CITY OF F l oPLAnNING APR 262000 RECEIVED Transnation Title Insurance Company, an Arizona Corporation, herein called the Company, for a valuable consideration, hereby commits to issue its policy or policies of title insurance, as identified in Schedule A, in favor of the proposed insured named in Schedule A, as owner or mortgagee of the estate or interest covered hereby in the land described or referred to in Schedule A, upon payment of the premiums and charges therefor; all subject to the exceptions and conditions and stipulations shown herein,the Exclusions from Coverage, the Schedule B exceptions, and the conditions and stipulations of the policy or policies requested. (See reverse side of this cover and inside of back cover for printed Exclusions from Coverage and Schedule B exceptions contained in various policy forms.) This Commitment shall be effective only when the identity of the proposed Insured and the amount of the policy or policies committed for have been inserted in Schedule A hereof by the Company, either at the time of the issuance of this Commitment or by subsequent endorsements and is subject to the Conditions and Stipulations on the back of this cover. This Commitment is preliminary to the issuance of such policy or policies of title insurance and all liability and obligations hereunder shall cease and terminate six months after the effective date hereof or when the policy or'policies committed for shall issue, whichever first occurs, provided that the failure to issue such policy or policies is not the fault of the Company. IN WITNESS WHEREOF, TRANSNATION TITLE INSURANCE COMPANY has caused its corporate name and seal to be hereunto affixed by its duly authorized officers on the date shown in Schedule A. NOTE:THE POLICY COMMITTED FOR MAY BE EXAMINED BY INQUIRY AT THE OFFICE WHICH ISSUED THE COMMITMENT, AND A SPECIMEN COPY OF THE POLICY FORM (OR FORMS) REFERRED TO IN THIS COMMITMENT WILL BE FURNISHED PROMPTLY UPON REQUEST. J TRANSNATION TITLE INSURANCE COMPANY t\1gy,1 By: U -/ K • , C.OBPORAr4a %,10 - President SEPTV, .16,1692 r% Attest: �� ,;/k/Penax;y4.. 110111. iF Secretary \�t11►� Commitment-WA Cover Form 1004-252 (3-93) ORIGINAL " COMMITMENT CONDITIONS AND STIPULATIONS , 1.The term mortgage,when-used herein,shall include deed of trust,trust deed,or other security instrument. 2. If the proposed insured has or acquires actual knowledge of any defect, lien,encumbrance,adverse claim or other matter affecting the estate or interest or mortgage thereon covered by this Commitment other than those shown in Schedule B hereof, and shall fail to disclose such knowledge to the Company imwriting, the Company shall be relieved from liability for any loss or damage resulting from any act of reliance hereon to the extent the Company is prejudiced by failure to so disclose such know- . ledge. If the proposed insured shall disclose such knowledge to the Company, or if the Company otherwise acquires actual • • knowledge of any such defect, lien,encumbrance,adverse claim or other matter,the Company at its option may amend Schedule "B of this Commitment accordingly, but such amendment shall not relieve the Company from liability previously incurred pur- suant to paragraph 3 of these Conditions and Stipulations. 3. Liability of the Company-under this Commitment shall be only to the named proposed insured and such parties included under the definition of insured in the form of policy or policies committed for and only for actual loss incurred in reliance hereon in undertaking in good faith, (a)to comply with the requirements hereof, or(b)to eliminate exceptions shown in Schedule B, or (c)to acquire or create the estate or interest or mortgage thereon covered by this Commitment. In n.o event shall such liability exceed the amount stated in Schedule A for the policy or policies committed for and such liability is subject to the insuring provisions,the Conditions and Stipulations,and the Exclusions from Coverage of the form of policy or policies committed for in favor of the proposed insured which are hereby incorporated by reference and are made a part of this Commitment except as expressly modified herein. 4.Any action or actions or rights of action that the proposed insured may have or may bring against the Company arising out of the status of the title to the estate or interest or the status of the mortgage thereon covered by this Commitment must be based • on and are subject to the provisions of this Commitment. SCHEDULE OF EXCLUSIONS FROM COVERAGE The matters listed below each policy form are expressly excluded from the coverage of that policy and the Company will not pay, • loss or damage,costs,attorneys'fees or expenses which arise by reason thereof: AMERICAN LAND TITLE ASSOCIATION LOAN POLICY(10-17-92) and AMERICAN LAND TITLE ASSOCIATION LEASEHOLD LOAN POLICY(10-17-92) The following matters are expressly excluded from the coverage of this insured claimant became an insured under this policy; (c) resulting in policy and the Company will not pay loss or damage, costs, attorneys' no loss or damage to the insured claimant; (d) attaching or created fees or expenses which arise by reason of: subsequent to Date of Policy (except to the extent that this policy 1.(a) Any law, ordinance or governmental regulation (including but not insures the priority of the lien of the insured mortgage over any limited to building and zoning laws, ordinances, or regulations) statutory lien for services, labor or material);or(e) resulting in loss or restricting, regulating, prohibiting or relating to(i)the occupancy, use, damage which would not have been sustained if the insured claimant or enjoyment of the land; (ii)the character, dimensions or location of had paid value for the insured mortgage. any improvement now or hereafter erected on the land; (iii) a 4. Unenforceability of the lien of the insured mortgage because of the separation in ownership or a change in the dimensions or area of the inability or failure of the insured at Date of Policy, or the inability or land or any parcel of which the land is or was a part; or (iv) failure of any subsequent owner of the indebtedness, to comply with environmental protection, or the effect of any violation of these laws, applicable doing business laws of the state in which the land is ordinances or governmental regulations, except to the extent that a situated. notice of the enforcement thereof or a notice of a defect, lien or 5.Invalidity or unenforceability of the lien of the insured mortgage, or encumbrance resulting from a violation or alleged violation affecting claim thereof, which arises out of the transaction evidenced by the the land has been recorded in the public records at Date of Policy.(b) insured mortgage and is based upon usury or any consumer credit Any governmental police power not excluded by(a)above,except to protection or truth in lending law. the extent that a notice of the exercise thereof or a notice of a defect, 6.Any statutory lien for services, labor or materials (or the claim of lien or encumbrance resulting from a violation or alleged violation priority of any statutory lien for services, labor or materials over the affecting the land has been recorded in the public records at Date of lien of the insured mortgage) arising from an improvement or work Policy. related to the land which is contracted for and commenced subsequent to Date of Policy and is not financed in whole or in part by proceeds of the indebtedness secured by the insured mortgage which at Date of Policy the insured has advanced or is obligated to advance. 7.Any claim, which arises out of the transaction creating the interest of the mortgage insured by this policy, by reason of the operation of federal bankruptcy, state insolvency, or similar creditors' rights laws, that is based on: (a) the transaction creating the interest of the insured mortgagee being deemed a fraudulent conveyance or fraudulent transfer; or (b) the subordination of the interest of the insured mortgagee as a result of the application of the doctrine of equitable subordination;or (c) the transaction creating the interest of the insured mortgagee 2.Rights of eminent domain unless notice of the exercise thereof has being deemed a preferential transfer except where the preferential been recorded in the public records at Date of Policy, but not transfer results from the failure: excluding from coverage any taking which has occurred prior to Date (i)to timely record the instrument of transfer;or of Policy which would be binding on the rights of a purchaser for value (ii)of such recordation to impart notice to a purchaser for value without knowledge. or a judgment or lien creditor. 3.Defects, liens, encumbrances, adverse claims or other matters: (a) created, suffered, assumed or agreed to by the insured claimant; (b) not known to the Company,not recorded in the public records at Date of Policy, but known to the insured clair— and not disclosed in writing to the Company by the insured cla prior to the date the TRANSNATION TITLE INSURANCE COMPANY 14450 N.E. -29TH PLACE BELLEVUE, WA 98007 Prepared for: . Transnation No. 3117878 Customer Reference: PASCO REALTY INC Escrow No. • Seller - Tharp 423 S 3RD ST Buyer/Borrower • --- RENTON, WA 98055 Attn: 2/1 JOHN THARP For service on this order call : (425) 646-8583/1-800-441-7701 HARRY 0. DREW, CHRIS SCURTI, JACKIE K. LINCECUM or ERIN CROWDER (FAX # (425) 646-8576) SCHEDULE A EFFECTIVE DATE: March 16, 2000 at 8 : 00 A.M. 1 . Policy or policies to be issued: Amount ALTA Owner' s Policy $700, 000 . 00 Premium $1, 825 . 00 Standard Policy Tax $ 156 .95 Proposed Insured: TO BE DETERMINED (SEE NOTE 2) ALTA Loan Policy TO BE DETERMINED Premium (SEE NOTE 1) Extended Policy Tax Proposed Insured: TO BE DETERMINED 2 . Title to fee simple estate or interest in said land is at the effective date hereof vested in: MARILYN THARP CLISE, JEANENE THARP AND JOHN J. THARP, AS THEIR SEPARATE ESTATES, AN UNDIVIDED 1/3RD INTEREST EACH - 3 . The land referred to in this commitment is described as follows : See "LEGAL DESCRIPTION: " Order No. 3117878 LEGAL DESCRIPTION: PARCEL A: THE NORTH 300 FEET OF TRACT 364 OF C.D. HILLMAN' S LAKE WASHINGTON GARDEN OF EDEN ADDITION NO. 6, AS PER PLAT RECORDED IN VOLUME 11 OF PLATS, PAGE 84, RECORDS OF KING COUNTY; • _. (ALSO KNOWN AS PARCEL 1 OF LOT LINE ADJUSTMENT NO. LUA-98-183-LLA, RECORDED UNDER RECORDING NO. 9903089006) ; SITUATE IN THE CITY OF RENTON, COUNTY OF KING, STATE OF WASHINGTON. PARCEL B: TRACT 76 OF C.D. HILLMAN'S LAKE WASHINGTON GARDEN OF EDEN ADDITION NO. 1, AS PER PLAT RECORDED IN VOLUME 11 OF PLATS, PAGE 63, RECORDS OF KING COUNTY; SITUATE IN THE CITY OF RENTON, COUNTY OF KING, STATE OF WASHINGTON. Page 2 Order No. 3117878 SCHEDULE B REQUIREMENTS . Instruments necessary to create the estate or interest to be insured must be properly executed, delivered and duly filed for record. EXCEPTIONS . Schedule B of the policy or policies to be issued will contain exceptions to the following matters unless the same are disposed of to the satisfaction of the Company. A. Defects, liens, encumbrances, adverse claims or other matters, if any, created, first appearing in the public records or attaching subsequent to the effective date hereof but prior to the date the proposed Insured acquires for value of record the estate or interest or mortgage thereon covered by this Commitment . B. Standard exceptions set forth in inside of back cover. C. Special exceptions : 1 . Real Estate Excise Tax pursuant to the authority of RCW Chapter 82 .45 and subsequent amendments thereto. As of the date herein, the tax rate for said property is . 0178. 2 . GENERAL PROPERTY TAXES and SERVICE CHARGES, as follows, together with interest, penalty and statutory foreclosure costs, if any, after delinquency: (1st half delinquent, May 1; 2nd half delinquent, November 1) Tax Account No. Year Billed Paid Balance 334510-0031-09 2000 $1, 222 .20 $0 .00 $1, 222 .20 Total amount due, not including interest and penalty: $1, 222 .20 Levy Code: 2100 Assessed Value Land: $94, 000 . 00 Assessed Value Improvements : $ 0 .00 (Covers Parcel A) Page 3 Order No. 3117878 3 . GENERAL PROPERTY TAXES and SERVICE CHARGES, as follows, together with interest, penalty and statutory foreclosure costs, if any, after delinquency: (1st half delinquent, May 1; 2nd half delinquent, November 1) Tax Account No. Year Billed Paid Balance 334210-3538-04 2000 $1, 778 .22 $0 . 00 $1, 778 .22 Total amount due, not including interest and penalty: $1, 778 .22 Levy Code: 2100 Assessed Value Land: $137, 000 . 00 Assessed Value Improvements : $ 0 .00 (Covers Parcel B) • 4 . Liability for supplemental taxes for improvements which have recently been constructed on the land. Land improvements are not presently assessed, but may appear on future rolls. 5 . ALL COVENANTS, CONDITIONS, RESTRICTIONS, RESERVATIONS, EASEMENTS, OR OTHER SERVITUDES, if any, disclosed by plat of Stafford Crest Division 1 Lot Line Adjustment No. LUA-98-183-LLA, recorded under Recording No. 9903089006 . - RIGHTS OR BENEFITS, IF ANY, WHICH MAY BE DISCLOSED BY THE RECORDED DOCUMENT(S) ABOVE AFFECTING LAND OUTSIDE THE BOUNDARY DESCRIBED IN SCHEDULE A. 6 . EASEMENT AND THE TERMS AND CONDITIONS THEREOF: PURPOSE: Right to make necessary slopes for cuts and fills AREA AFFECTED: A detailed description of said easement is contained within the instrument RECORDING NO. : 9906101390 7 . The land described in this commitment appears to be residential in nature and may be subject to the provisions of R.C.W. 6 . 13 . 060 provided the land is occupied as a homestead. If the land is occupied as a homestead, all instruments conveying or encumbering the land must be executed by each spouse, individually, or by an attorney-in-fact. 8 . MATTERS RELATING TO THE QUESTIONS OF SURVEY, RIGHT OF PARTIES IN POSSESSION, AND UNRECORDED LIEN RIGHTS FOR LABOR AND MATERIAL, IF ANY, THE. DISPOSITION OF WHICH WILL BE FURNISHED . BY SUPPLEMENTAL REPORT. NOTE: PLEASE ADVISE THE COMPANY AT LEAST THREE DAYS PRIOR TO CLOSING SO THAT WE MAY INSPECT THE LAND TO DETERMINE-AND REPORT THE CURRENT STATUS OF THE ABOVE NOTED MATTERS . Page 4 • Order No. 3117878 NOTE 1 : - The Company has been asked to issue a lender' s policy without disclosure of the liability amount. This commitment shall be effective only when the amount of the policy committed for has been inserted in Schedule A hereof . The Company may have further requirements if the undisclosed amount to be insured exceeds the current assessed valuation. NOTE 2 : Title will be vested in parties yet undisclosed. When title is vested, their title will be subject to matters of record against their names . NOTE 3 : The above captioned description may be incorrect, because the application for title insurance contained only an address and/or Parcel Number. Prior to closing, all parties to the transaction must verify the legal description. If further changes are necessary, notify the Company well before closing so that those changes can be reviewed. Closing instructions must indicate that the legal description has been reviewed and approved by all parties . NOTE 4 : The current property address is not available at this time. NOTE 5 : The following may be used as an abbreviated legal description on the documents to be recorded, per amended RCW 65 . 04 . SAID ABBREVIATED LEGAL DESCRIPTION IS NOT A SUBSTITUTE FOR A COMPLETE LEGAL DESCRIPTION WITHIN THE BODY OF THE DOCUMENT. PTN TRACT 364 C D HILLMAN'S LAKE WASHINGTON GARDEN OF EDEN ADD. NO. 6 VOL 11 PG 84 (Covers Parcel A) TRACT 76 C.D. HILLMAN'S LAKE WASHINGTON GARDEN OF EDEN ADD NO. 1 VOL 11 PG 63 (Covers Parcel B) • END OF EXCEPTIONS Investigation should be made to determine if there are any service, installation, maintenance or construction charges for sewer, water, or electricity. In the event this transaction fails to close, a cancellation fee will be charged for services rendered in accordance with our rate schedule. Page 5 Order No. 3117878 DMP/erl ENCLOSURES : Sketch Vesting deed Paragraphs 4-5 Page 6 • 0 1 Lig 1-4.1 , N n.✓ea• =,•re.✓e. ^' 75 I: •• m L.„ 2 4 • •iv0 960per. j; "...ea-, 5 015 t7 c. ..PRovriv. ¢,ry .c..y rs,eo'/t�P4 191.°DA ,•� 00400 Z`Z09�D a �:t.- w av ow it /es \ _ _ '3.54ab 35 V Nay-°o.iew aoo "r 00 22o 320 Soo.'/ ‘,.\ So•s 550.7 .•.• n 0 e ,� .1 I ^ — _ °��t `% 0 PI 16 r76 ^� 364 o• ^ 3 p 0.ep• J f �^^ Mt `I) -. • P 7 ,5�8 l • sser (EIGHTH AVE.) o t,06l14'°)• -..` I o ,..Ii w.t�•<< I y7709 Zo.•N• ',jtn S----'t.r7o��t+.l.t 0 -zoo • \ 55 V = 54 0�/� N ...TA re.,Ler n� °N 363 �- 3 4cr; Pi :7 i This sketch is provided, without charge, for your information. It is not intended to show all matters related to the property including, but not limited to, area, dimensions, easements, en- croachments, or location of boundaries. It is not a part of, nor does it modify, the commitment or policy to which it is attached. The Company assumes NO LIABILITY for any matter related to this sketch. References should be made to an accurate survey for further information. C___►STANDARD COVERAGE LOAN POLI 990 The following matters are expressly excluded from the coverage of this policy and the Company will not pay loss or damage,costs,attorneys'fees or expenses which arise by reason of: 1. (a)Any law,ordinance or governmental regulation(including but not limited to building or zoning laws,ordinances,or regulations)restricting,regulating,prohibiting or relating to(i)the occupancy,use;or enjoyment of the land;(ii)the character,dimensions or location of any improvement now or hereafter erected on the land;(iii)a separation in ownership or a change in the dimensions or area of the land or any parcel of which the land is or was a part;or(iv)environmental protection,or the effect of any violation of these laws,ordinances or governmental regulations,except to the extent that a notice of the enforcement thereof or a notice of a defect,lien or encumbrance resulting from a violation or alleged violation affecting the land has been recorded in the public records at Date of Policy. (b)Any govemmental police power not excluded by(a)above,except to the extent that a notice of the exercise thereof or a notice of a defect,lien or encumbrance resulting from a violation or alleged violation affecting the land has been recorded in the public records at Date of Policy. 2. Rights of eminent domain unless notice of the exercise thereof has been recorded in the public records at Date of Policy,but not excluding from coverage any taking which has occurred prior to Date of Policy which would be binding on the rights of a purchaser for value without knowledge. 3. Defects,liens,encumbrances,-adverse claims or other matters: (a)whether or not recorded in the public records at Date of Policy,but created,suffered,assumed or agreed to by the insured claimant; (b)not known to the Company,not recorded in the public records at Date of Policy,but known to the insured claimant and not disclosed in writing to the Company by the insured claimant prior to the date the insured claimant became an insured under this policy; (c)resulting in no loss or damage to the insured claimant; - - (d)attaching or created subsequent to Date of Policy;or (e)resulting in loss or damage which would not have been sustained if the insured claimant had paid value for the insured mortgage or for the estate or interest insured by this policy. 4. Unenforceability of the lien of the insured mortgage because of the inability or failure of the insured at Date of Policy,or the inability or failure of any subsequent owner of the indebtedness,to comply with the applicable doing business laws of the state in which the land is situated. 5. Invalidity or unenforceability of the lien of the insured mortgage,or claim thereof,which arises out of the transaction evidenced by the insured mortgage and is based upon usury or any • consumer credit protection or truth in lending law. 6. Any claim,which arises out of the transaction vesting in the insured the estate or interest insured by this policy or the transaction creating the interest of the insured lender,by reason of the operation of federal bankruptcy,state insolvency or similar creditors'rights laws. AMERICAN LAND TITLE ASSOCIATION OWNER'S POLICY(10-17-92) and AMERICAN LAND TITLE ASSOCIATION LEASEHOLD OWNER'S POLICY(10-17-92) The following matters are expressly excluded from the coverage of this policy and the Company will not pay loss or damage,costs,attorneys'fees or expenses which arise by reason of: 1. (a)Any law,ordinance or governmental regulation(including but not limited to building and zoning laws,ordinances,or regulations)restricting,regulating,prohibiting or relating to(i)the occupancy,use,or enjoyment of the land;(ii)the character,dimensions or location of any improvement now or hereafter erected on the land;(iii)a separation in ownership or a change in the dimensions or area of the land or any parcel of which the land is or was a part;or(iv)environmental protection,or the affect of any violation of these laws,ordinances or governmental regulations,except to the extent that a notice of the enforcement thereof or a notice of a defect,lien or encumbrance resulting from a violation or alleged violation affecting the land has been recorded in the public records at Date of Policy.(b)Any governmental police power not excluded by(a)above,except to the extent that a notice of the exercise thereof or a notice of a defect, lien or encumbrance resulting from a violation or alleged violation affecting the land has been recorded in the public records at Date of Policy. 2. Rights of eminent domain unless notice of the exercise thereof has been recorded in the public records at Date of Policy,but not excluding from coverage any taking which has occurred prior to Date of Policy which would be binding on the rights of a purchaser for value without knowledge. 3. Defects,liens,encumbrances,adverse claims or other matters: (a)created,suffered,assumed or agreed to by the insured claimant; (b)not known to the Company,not recorded in the public records at Date of Policy,but known to the insured claimant and not disclosed in writing to the Company by the insured claimant prior to the date the insured claimant became an insured under this policy; (c)resulting in no loss or damage to the insured claimant; (d)attaching or created subsequent to Date of Policy;or (e)resulting in loss or damage which would not have been sustained if the insured claimant had paid value for the estate or interest insured by this policy. 4. Any claim,which arises out of the transaction vesting in the Insured the estate or interest insured by this policy,by reason of the operation of federal bankruptcy,state insolvency,or similar creditors'rights laws,that is based on: (a)the transaction creating the estate or interest insured by this policy being deemed a fraudulent conveyance or fraudulent transfer;or (b)the transaction creating the estate or interest insured by this policy being deemed a preferential transfer except where the preferential transfer results from the failure: (i)to timely record the instrument of transfer,or (ii)of such recordation to impart notice to a purchaser for value or a judgment or lien creditor. SCHEDULE B STANDARD EXCEPTIONS SCHEDULE B EXCEPTIONS APPEARING IN ALTA OWNER'S POLICY-STANDARD COVERAGE • AND CLTA STANDARD COVERAGE LOAN POLICY • 1. Taxes or assessments which are not now payable or which are not shown as existing liens by the records of any taxing authority that levies taxes or assessments on real property or by the public records;proceedings by a public agency which may result in taxes or assessments,or notices of such proceedings,whether or not shown by the records of such agency or by the public records. 2. Any facts,rights,interests or claims which are not shown by the public records but which could be ascertained by an inspection of the land or which may be asserted by persons in possession,or claiming to be in possession thereof. 3. Easements,liens or encumbrances,or claims thereof,which are not shown by the public records. 4. Discrepancies,conflicts in boundary lines,shortage in area,encroachments,or any other facts which a correct survey of the land would disclose,and which are not shown by the public records. 5. Any lien,or right to a lien,for labor,material,services or equipment,or for contributions to employee benefit plans,or liens under workmen's compensation acts,not disclosed by the public records. 6. (a)Unpatented mining claims;(b)reservations or exceptions in patents or in Acts authorizing the issuance thereof;(c)Indian treaty or aboriginal rights,including,but not limited to,easements or equitable servitudes;or,(d)water rights,claims or title to water,whether or not the matters excepted under(a),(b),(c)or(d)are shown by the public records. 7. Right of use,control or regulation by the United States of America in the exercise of powers over navigation;any prohibition or limitation on the use,occupancy or improvement of the land • resulting from the rights of the public or riparian owners to use any waters which may cover the land or to use any portion of the land which is now or may formerly have been covered by water. 8. Any service,installation,connection,maintenance or construction charges for sewer,water,electricity or garbage collection or disposal,or other utilities unless disclosed as an existing lien by the public records. SCHEDULE B EXCEPTIONS APPEARING IN ALTA OWNER'S POLICY-EXTENDED COVERAGE _ 1.Taxes or assessments which are not now payable or which are not shown as existing liens by the records of any taxing authority that levies taxes or assessments on real property or by the public records; proceedings by a public agency which may result in taxes or assessments, or notices of such proceedings,whether or not shown by the records of such agency or by the public records. 2.Underground easements,servitudes or installations which are not disclosed by the public records. 3.(a)Unpatented mining claims;(b)reservations or exceptions in patents or in Acts authorizing the issuance thereof;(c)Indian treaty or aboriginal rights, including,but not limited to,easements or equitable servitudes;or,(d)water rights,claims or title to water,whether or not the matters excepted under(a),(b), (c)or(d)are shown by the public records. 4.Right of use,control or regulation by the United States of America in the exercise of powers over navigation;any prohibition or limitation on the use, occupancy or improvement of the land resulting from the rights of the public or riparian owners to use any waters which may cover the land or to use any portion of the land which is now or may formerly have been covered by water. 5.Any service,installation,connection,maintenance or construction charges for sewer,water,electricity,or garbage collection or disposal,or other utilities unless disclosed as an existing lien by the public records. 1004-252A • NORTHWEST REGION Washington NORTHWEST REGION Chelan-Douglas Counties 1010 South 336th Street,Suite 215 700 N.Mission Street,Wenatchee,WA 98807 Federal Way,Washington 98003 (509)662-4721 (253)838-1054 • Clark County 501 S.E.Columbia Shores Boulevard • Suite 500,Vancouver,WA 98661 (206)695-1301 AGENCY OPERATIONS King County 1200 Sixth Avenue,Suite 100 320 108th Avenue N.E.,Suite 651 Park Place Building Bellevue,Washington 98004 Seattle,WA 98101 (425)452-5353 (206)628 4650 Kitsap County COMMITMENT FOR 9619 Levin Road N.W.,Silverdale,WA 98383 TITLE INSURANCE (360)692-4556 TITLE AGENTS • Okanogan County • 700 Okoma Drive,Suite B,Omak,WA 98841 Washington (509)422-3490 Benton . Clallam . Cowlitz . Franklin • Pierce County 6111 100th Street S.W. Island . Jefferson . King . Lewis Lakewood,WA 98499 (206)589-1488 Pacific. Skagit . Whatcom . Yakima • Snohomish County 2939 Colby Avenue, Everett,WA 98201 (206)252-1156 Oregon • Benton . Curry . Jackson Spokane County IssuEn BY North 720 Argonne Road, Spokane,WA 99212 Klamath . Lane . Linn . Marion (509)922-2222 TRANSNATION TITLE INSURANCE COMPANY •Polk. Umpqua . Yamhill Transnation Thurston County 2625 Martin Way,Olympia,WA 98506 A LANDAMERICA COMPANY (206)943-4150 Oregon HOME OFFICE: 101 Gateway Centre Parkway,Gateway One Multnomah . Clackamus . Washington Counties Richmond,Virginia 23235-5153 2200 U.S.Bancorp Tower 111 S.W.Fifth Avenue Portland,OR 97204 (503)222-9931 B 1004-252A - r G : D • AFTER RECORDING RETURN TO: G DOBSON HOUSER&DOBSON POBOX59 RENTON WA 98057 0059 pwh ?. EXECUTOR'S DEED THE GRANTOR, JOHN J.THARP, Executor of the Estate of Ellen Hickok.deceased,whose '~ estate is being probated under King County Superior Court Cause No.95-4-02524-0 r- for and in consideration of Distribution of the estate ' coveys and warrants to MARILYN THARP CLUSE. JEANENE THARP and JOHN J.THARP, as their separate estates, an undivided one-third interest each in the following described real estate, situated in the County of KING, State of Washington, Portion of Hillmans Lk.WN Garden of Eden# 1 Less W 220 ft of Tracts 71-72&Tract 75 and all of Tract 76. King County,Washington. Being Tax Account 334210-3536-06 Lots 364 Hillmans LK.WN Garden of Eden#6 N 300 ft, King 4,4 Being Tax Account 334510 0031-09 County, Washington Q Lot 365 Hillmans LK.WN Garden of Eden tt 6 Less portion northeasterly of e4 County Road, King County,Washington Being Tax Account 334510 0041-07 The warranties contained in this deed bind only the estate and not the executor personally. DATED this 15th day of June. 1996. .10 k• N J. Executor of theJEstate of VC en Hicko•. deceased L/ S a STATE OF WASHINGTON ) COUNTY OF KING ;SS ✓1 -77' The undersigned a Not Public in and for the State of Washington, do hereby certify that on this ��—day of dL4 1996 personally appeared before me JOHN J.THARP, to me - known to be the individual described in and who executed the within instrument and acknowledged that he signed and sealed the same as,his free and voluntiuy act and deed for the uses and purposes herein mentioned. GIVEN UNDER my hand and offi seal this day of Jane, 1996. - (print name) NOTARY PUB in and for the State Washington _ residing at My commission expires: '- `j 7 • • • l • STAFFORD CREST DIV. 1 -- Volue"~/P°°' LOT UNE ADJUSTMENT MAP NE1/4, 8E1/4. SEC. 32. TWP. 24N.. R. ISE.. W.M. CITY OF RENTON LUA-•8-183-LLA LND-30-0181 ���� . KING COUNTY, WASHINGTON 1 C M 1 Vr Or IAC�/ I } ~a)84. A COLoS A OK 1['�IMi I ✓ r►/�"'"K '-j1 no my sum•••• 2 ) t va. I74 PGS outFool t..1 .... yy Ur ril I \1 11 It.now yap "r moo" SCE: 1-s 100' J u/1•M• 1a .• . N.E.J%M I I.7•K�%71L % I- •r7+�.[NON . IFSTigle -utA 31�ET -.-1101 - - _ 1 33 sonnew -- -- ! c -�---- DAM OF KAA10! LC& No imam r wanIOI.�.•1 0% rare 1 OF=OCT MIL On►O.1111 1 PO P.CAL f A.NK I •NSIOOIT OATH: TO_OON CM TOTAL SUM, i it \\ I U (1.014CT�A0r10 WOW(am COIL) � lL\4 1NMIMOWNW�IRI fTCOMM&WAADRD Af ASEPSE FAAOYm 1 OY 7/ MAKI \ I .AC 272-Napo I _ I\ I @ IFe UM I \ CAPPED\ • SIT CA/ O FEW.t!NO.20110 _ \ 1 • p,S1N OAt woo 01►P[Al NOTED g \\ I • UMW YOAIIRMT AS NOTED I .265 , J I S��1 I AQUIFER PROTECJION MOT . I 11i LOTS OKAI[D NOON/ALL M1MM 20K 2 OP K 7l I ••rI IIb(5 AOM NOPROMOTION AKA • PARCEL 2 .A AK SIIOA[CT TO TM RCASAI PITS OF TIC OTY OP WOOS Meow/1a 6382. 1M1 M 21%. I owl /TIOI A(of OMLLO.��W MC . i MII •-a'T 1 II 0[T1are�M w►T TA�OIt AIIO OIIOUO& MPKII _ __f r 01r •IMACL [11TROIC CAK lIO1AD K 1)tJ1071tD OE *WI IIA14UI0 OF NTT LA71pS7AIK! OIIa Thum UA TO 1ROWCT FROM NITACT -71 �� lin I PIS ISO J MOO TO PNO C 1ACL K OTC oesesONG NN `•R • I �'' t�1� T1 I w..a IV u• r r • led ey 73 wwlwlOb ar -TL_--- [ • c itt F' . T-ar I OrO,AL ADJUSTED . Io N L JSrd 3t I(YEj(OAuIE ARA 0TOI1 kites? mat 1: 1M1.111 SY. IMMO U. 1llfiri .i0.1 — — - I PARCtI 2: 214711 S/. 372,771 U. _ I I•AI•� I IA/UK AKA TO K TRAM![MD mom PARCEL I IN1fA�pO I I TO PMCt.2 IN 1111 10L•IOART MI _ 1110110001.t LA/LIt1 Y I ADJUS71QQ-12.000 1/. M�INS 7� 1 P PARCEL I I >6 A 1r6i "ftC° t 1 i I 167 E I G 1 1 J II.•71rri.ouv V _,Ili ''T+�bb1 I ' 41w('`. 1a. 11 sa lei I .,6 d 14 ?CP I 11661,2:' ,rigi.ii `P'.- �.• Li—__ - -tSP'O t - Y rnsl.l.I..AIIT - '1�r -v- - - 432 1-21-t717 S CALL r'0•IOI Pb 0O POMPOM Pb R.CA1 A.. r..f.Iti NI IN •A••1L11.K NI • PI.PP •112%Y•1M CROUP FOUR.Inc. a V.'ar ra ar (31f•+t 110:71 NAMTA-RDOW MUS RAT Mt OK AT Pb O*I O 1100ib AB71♦& NW MOH OK*.0004 LAMM p/./r7M4411 • HMI•w-.•N • ALRIrMw-•r1• It NO IN . •9624793..11.-)3•U/ ww wt1.111•. -MEM r-••••t OAI[: •••-.. .101 NO or-bw WM: 2 r I AFTER RECORDING MAIL TO: Stafford Homes, Inc. 16016 1 18th Place N.E. I3othell, WA 98011 SLOPE EASEMENT John J. Tharp, Marilyn Tharp Clise, and Jeanene Tharp hereby grant and convey to SSI•II, LLC and Stafford Crest Division 1, Lots 47,48, 60. 61. 62. 63, 64, 65, and 66 and its successors and assigns. an easement for the right to make necessary slopes for cuts and fills per drawing attached as Exhibit B. over, under, upon and across that portion of Lot 75, C.D. Hillman's Lake Washington Garden of Eden Addition to Seattle No.1. according to the plat th_rcof recorded in Volume I 1 of Plats, page 63,records of King County,and described as attached: Together with an easement for the right to make necessary slopes for cuts and fills per drawing attached as Exhibit 13 .over,under,upon and across that portion of Lot 364,C.D. Hillman's Lake Washington Garden of Eden Addition to Seattle No.6, according to the piat thereof recorded in Volume 11 of Plats, page 84.records of King County. Washington and described as attached: C C'; Said easements to expire on 12/31/1999. ('D :r• - I 1"_ `,S CO LEGAL DESCRIPTION 99 o1I YY-/o -tf • [Sec attached Exhibit "A".] c"; [See attached Exhibit "13") • Dated this _ 7 i day of ' J L/ tJ E% . 1999. 13y: ! //�A,i.ep? k��..t�'L,q,�. __ -� Marilyn•(harp Clis "���j � {1..1 L��l tf _ �/'t-Cf . Jcantn harp • _ r /j . Johfl'J.T`i T•rp l t t4• . / Z GL S FATE OF WASI IINGTON ) )5 ('O1TNTY OF King ) t's.rilyn Tharp Clise J.2attcne Tharp (hi this 4U1da) of June. 1999. personall) appeared John J. Tharp ,before mc. the undersigned. a Notary Public in and for the State of Washington. duly contntissioned and sworn, to me latimn to he the hall%!duals that tscented the foregoing instnnnent. and acknowledged the said instrument to be the free and soluntars act for the uses and purposes th reiimilicie h'• 4. pi0Niro, WI INhSS MY.I IANI)AND UFFIC'IA1. :SEiAL. this ' I day cis' 7a -*• �1 i� • a}' O p_ Notary Public in and'or the State of Washington, O CO:SIta- • I O w Residing at: _,-4. \ V.l.- =y• 4.0'�o '�gr .... My('ontrnission expires: 3 1� �_; �i0..i. • Soma-, '�, we' ...o..o�� ca®... .w•MO EXHIBIT"A" • SLOPE EASEMENT FOR STAFFORD CREST DIV. 1 An easement for the right to make necessary slopes for cuts and fills over, under and across that portion of Lot 76, C. D. Hillman's Lake Washington Garden of Eden Addition to Seattle No. 1, according to the plat thereof recorded in Volume 11 of Plats, page 63, records of King County, Washington, described as follows: BEGINNING at the Northeast corner of said Lot 76, thence North 89°00'38"West along the north line of said Lot 76, a distance of 227.63 feet; thence South 00°59'22- West, perpendicular to said north line, a distance of 20.00 feet; thence South 83°58'59* East a distance of 228.21 feet to the east line of said Lot 76; thence North 01"25'O8" West along said east line a distance of 40.00 feet to the POINT OF BEGINNING. TOGETHER WITH an easement the for right to make necessary slopes for cuts and fills over, under and across the North 98.11 feet of the West 40.00 feet and the North 35.00 feet of the East 170.00 feet of the West 210.00 feet, and the North 30.00 feet of the East 55.00 feet of the West 265.00 feet, and the North 20.00 feet of the East 80.00 feet of the West 345.00 feet of the North 300.00 feet (" of Lot 364, C. D. Hillman's Lake Washington Garden of Eden Addition to Seattle C' No. 6, according to the plat thereof, recorded in Volume 11 of Plats, page 84, �,♦ records of King County, Washington. •-f C� tvnrrr[NOY 4-26-9p :�. : . ✓✓ 4-2Ca�99 C�.KN 44 iz O\ 30435 1/1 GROUP FOUR, INC. 'R 16030 JUANrTA WOODINVILLE WAY NE Jr VL Urm BOTHELL,WA 98011 i -i25(2E4)775-4581 OcPRES e / 05 /2CXX..) (206)362-4244 q -2G 99' • D- PAGE 1 OF 1 W'\04PROJ197.8008'SI.I.o1.042399.do: . - —a • - - - ' S , „ ---. 11.73:0 10 . • . .. • • . • . ... .•I . . ' • I/Ala 1,10/ e i 44 i .... 1 : .,,z :./1 1 -A,61,•••• I.61,C.•/eV.,:e.,..: E ,.z. . • • 0 f .!-;",;.008 00'4° s'',q i t• _..,, --'' N)-- ;,..71......:' 1/4i irett, ., 6-s : co,a •.•.., .... ..% e.14. turc 9 ..•11 I. . so- 4 i;II ,,,,,PO•,, _ -.. Elt L..1,:I CC.1 f TOUR InIrlt,,, . 2” -i..77-•-i--1......p ..,. ent.- ...... .....,. .,..:,.,1 .?II At _ .. k" ti II 40 N,c.414 C•D 4 ,, ::;!!'i2k;t.: .s...4 ;,Y.4,-j -' • .?.: tie i . ... •••••• I I ....I ; ti, s2 4 lu •••••• 4 ,,--". : ...... • .::: P ‘, ..,...,,?..." -' •-• . c,....... 1.....••'. 4; II a k , ,1 ., z. •.nk ''' ..• • "any • t l• *A• • ••••.; ''''•' II "' ' •••••• %I .n,r.••,•••r ' - II `', - " 1 .-•.•? ,.: ,I 1,1, V ' • `.'...'.;,:... :. . -if.,'! ..1.„ "1.• n .1•.• ! ----. — i., • : • • 11A 11:42;1's 1 , ,-- ...:.,-,_...y.s:..3.1! 7. i: .., i!,; • : ; " .io' ‘•. ‘...4,:ktiV 1 ":11‘ •A •• r ,.. _ ; ::1 ..•....:,3 1, : ... .., ".r. -: 1."r-,i-7:1' ''.., -4:. ,..,-.,-,: . , .IP , ',..R 1.14 il.. , ..• : - __• ,.. ,..GROCIP..F01.111711ar. . '•! 2 g . STAFFORt) CREST DIV. I sI.C.I`E EASEhl ENT •••••••••• Fe 1-11,1, PINTion !nil...GT..1d . — -----.—' . __ward ............ .............__ . - 'WWII I• 11" •• • • ( ........_____ _.16 41IP' — • 5 •• ti@0 . WHEN RECORDED RETURN TO. NAME: SfgtD4ore/ horries , SrtC ADDRESS /60 / 6 /fg rH Plate .4.4 . CITY,STATE.ZIP Bofhet1, W19 98ot Chicago Title Insurance Company 701 5th Avenue - Suite1700 -Seattle, Washington 98104 • DOCUMENT TITLE(s) I. S lout Eet$e+.►-irnt 2 Q 3 0, 4 t7 REFERENCE NUMBER(s)OF DOCUMENTS ASSIGNED OR RELEASED: 0 Additional numbers on page—_ of document GRANTOR(s): 11_ I Sohn J. Ttto''P 2 floe. ., Tha.-p CUse_ {_ -- t .:S 3 SQo,rse►re_ -nioep - 1N99d 1 l�/tl-l0 ❑additional names on page_ _of document --- GRANTEE(s): I 55 I-# L 3 ❑additional name..on pace nl document e LEGAL DESCRIPTION Lot-Unit 76 Block Volume. III Page. ti3 Section Toa nship Range Pl -+ +*ems oral 1-.o+ 36t-1, Jo/. II ptod---s P3 91 7add3tioital legal de.nption is on page of document P- ASSESSOR'S PROPERTY TAX PARCEL ACCOUNT NUMBER(s): 33'�210 -3536- 06 a„d 33(f Io - 003) -O4 ❑additional tax accounts numbers is on page of document • o The Recorder rcls on the information pro.vied on the form. The staff will not rei.d the document to verify the accuracq or completeness of the indesing information provided herein. EXCISE TAX NOT REQUIRED King' DCOrns OMsion ' \A!1 •Depti • — lt' - r 4� **************************************************************** City of Renton WA Reprinted: 04/26/00 14:25 Receipt **************************************************************** Receipt Number: R0002184 Amount: 3 ,206 .93 04/26/00 14:25 Payment Method: CHECK Notation: LAZARUS #1047 Init: JEJ Project #: LUA00-051 Type: LUA Land Use Actions Location: ABERDEEN AV BETWEEN NE 31ST AND NE 33RD STREET Total Fees: 3,206.93 This Payment 3,206 .93 Total ALL Pmts: 3,206.93 Balance: . 00 **************************************************************** Account Code Description Amount • 000 .345 . 81. 00 . 0007 Environmental Review 200 . 00 000 .345 . 81. 00 . 0014 Rezone 3 , 000 . 00 000 . 05 .519 .90 .42 . 1 Postage 6 .93