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HomeMy WebLinkAboutLUA00-123 Vol. 1 of 2 - ffif„p a 0 CITY OF RENTON LE _ • '.---C— 4;*k••A T.r<. ..Al. ._t.-• --"•7::'''.... ,„..„„— A 4i c, Planning/Building/Public WoricA"..' 44; y . ,-- - PM . 0.', ' -------- —•_,, - .= • 0 " • g i 010 0 .1 -.'.;°::.e. Z•-• : filKiti. --: 1055 South Grady Way - Renton Washington 98055 44,,, - 14 0 C i, - • - : if.,4 ir, ' -— - " "*. .._. • . . ADDRESS SERVICE REQUESTED . 1.1.3. IA. RR. ;11*;,1,-,.... --;: :,,. ,.. ::= ,,,,,,kt, ;4,4, POSTAGE . ..__ .. ... • , . .. . • L. v(e/ 1 )N CHECKELI---:..c , ,-,•;,-;).-,-- -512690 0145 irned. ‘1-• David Hulbert&S Cecelia -) ;t-J-- ! 3312 SE 6Th St 0 , tr.e . J •pted NOt Known ,,... . 1 , Ren4r-, WA 98058 _\€.)‘• V ' •,.••• ient Address .X i • -.., . * '•••'-) Street .1[•-•, • ------ •— •.•-, Number _ ••,.. kio mcn Office in State - -• il 11 Do not remaii in this envelope F j=1"..,iLl ti„•,•:-..•; i.• - `.;[I.rq.-4 r---------------- • -Ego?.1 iASUFFICiEN1 .....------ 100 -,-: .t.pl . . •-1 - I ADDRESS •.. co P 0 Ifid •:,) . . •,k5,e , . . LIRETURN TO SENDER • 6 • • • • + ® + • .0 • • ANT .- NOTICE OFAPPLICATI;ON••, AND PROPOSED DETERMINATION OF=-NON= • SIGNIFICANCE -MITIGATED (DNS;=M)• DATE: October 9,2000 LAND USE NUMBER: LUA-00-123,PP,ECF • APPLICATION NAME: LIBERTY RIDGE PRELIMINARY PLAT 1 PROJECT DESCRIPTION: The applicant is requesting Environmental (SEPA) Review and Preliminary Plat Approval for the 436-lot subdivision of a 107-acre site. The residential plat would create lots intended for the construction of detached single family homes—ranging in size from 3,480 square feet to 14,418 square feet. The project,which would be constructed in seven phases,includes the installation of utilities(and use of previously constructed drainage facilities), internal access roads, street improvements along NE 3`d/NE 4th Street and Edmonds Avenue NE,as well as the dedication of public rights-of-way. The project would include approximately 198,000 cubic yards of cut and 282,000 cubic yards of fill in earthwork quantities,and the removal of several-small trees. Off-site grading is proposed immediately north of the site's east leg — the review of which has been permitted by the property owner, King County. The subject site contains areas designated as protected slopes and geologic hazards by the City's Critical Areas maps. The applicant has requested the approval of an exception through modification from the Critical Areas Regulations in order to disturb some of these portions of the site,which were created and/or modified by mining that occurred on the property between 1960 and 1985. The sensitive areas on the property are proposed to be set aside,as.open space tracts through the recording of the plat. The applicant has also submitted an associated lot line adjustment(file no: LUA-00=121), which is currently under review by City staff. ` P.ROJECTLOCATION:. East of Edmo nds Avenue NE; between'NE 3"d%NE'4'" Street and Maple Valley Highway OPTIONAL DETERMINATION OF NONSIGNIFICANCE-MITIGATED(DNS-M): As the.Lead Agency;,the City,of, , Renton'has determined that significant environmental:impacts are,unlikely.to,result.from the proPesed:pcbject.j Therefore, as permitted under the RCW 43.21 C.110,the City of Renton is using the Optional DNS-M process to give notice that a DNS-M is likely to be issued. Comment periods for,the project and the proposed DNS-M are integrated into a single comment period. There will be no comment period following the issuance of the Threshold Determination of Non- Significance Mitigated(DNS-M). A 14-day appeal period will follow the issuance of the DNS-M. PERMIT APPLICATION DATE: September 11,2000 • NOTICE OF COMPLETE APPLICATION: October 9,2000 Permits/Review Requested: • Environmental(SEPA)Review,Preliminary Plat Approval,Exception through Modification for Critical Slope and Geologic:Hazard Areas. • Other Permits which may be required: Building Permits,Construction Permits • Requested Studies: Preliminary Storm Drainage Report,Geotechnical Report,Traffic Impact Analysis • Location where application may be reviewed: Planning/Building/Public Works Division,Development Services Department, I.. . . : .1055 South Grady Way,Renton,WA..98055 PUBLIC'HEARING: : • :Public hearing.scheduled,for•November28,2000before the Renton Heariing;.,. -` `!,::: '.',:;`, Examiner;in•Renton:CouncilChambers:;Hearings begin,at 9:00 AM,on the 7th floor of the new Renton City Hallloceted at 1055 South Grady Way. CONSISTENCY:OVERVIEW: Land Use: The subject site is currently designated Residential Options,Resiidentiat Planned" • Neighborhood,and Resource Conservation on the City's Comprehensive Plan . . Land Use.Map. The property is also designated as Resource Conservation,, • • Residential at 10(R-10)dwelling.unitper acre(du/ac),and Residential at 14 du/ac(R-14). The subject site is currently pending approval of a Comprehensive • Plan Amendment and Rezone in order to modify the designation of the property to Residential Options/R-10. After the deduction of critical areas and portions of the site to be dedicated to public right-of-way,the net density of the proposal would result in 7.0 du/ac which complies with the prescribed density range of • the R-10 zone(7 to 10 du/ac). NOTICE OF PROPOSED ENVIRONMENTAL APPLICATION Environmental Documents that _ Evaluate the Proposed Project: N/A • - Development Regulations • Used For Project Mitigation: The project will be subject to the City's SEPA Ordinance,Zoning aide, Subdivision Regulations,Critical Areas Regulations,Public Works Standards, Uniform Building Code,Uniform Fire Code and other applicable codes and • regulations as appropriate. . Proposed Mitigation Measures: 1. The applicant shall pay theappropriate Fire Mitigation Fee based on$488.00 per new single family home. • 2. The applicant shall pay the appropriate Traffic Mitigation Fee based on$75.00 per each new average daily trip attributable to the project. 3. The applicant shall pay the appropriate Parks Mitigation Fee based on$530.76 per new single family home. 4. The applicant shall establish the appropriate Native Growth Protection Area subject to the review and approval of the City Attorney and Property Services Division prior to the recording of the Preliminary Plat. 5. The applicant shall comply with the recommendations contained within the Geotechnical Report,prepared by GeoEngineers dated September 7,2000,which was submitted with the land use application. 6. The applicant shall comply with the recommendation contained within the Storm Drainage Report,prepared by Triad Associates dated September 1,2000,which was submitted with the land use application. Comments on the above application must be submitted in writing to Ms.Lesley Nishihira,Project Manager,Development Services Division,1055 South Grady Way,Renton,WA 98055,by 5:00 PM on October 23,2000. This matter is also scheduled for a public hearing on November 28,2000,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: LESLEY NISHIHIRA (425)430-7270 IPLEASE INCLUDE THE PROJECT NUMBER WHEN CALLING FOR PROPER FILE IDENTIFICATION I •�'�'�y `a_:,.''.*:r[-. y• 4 II ter a :7."ii'.c•'.r 3 ill r I. � a it,,"L`+�•.a.a c I I •y:,:iq --fir .;,-/'.••.'--/-6",••::P4," karlegAin0 A It ‘.4.i lirrdirm--- Pfr !,A F • 1111� /.��w �— isf Rio ••%Y y,F / ,I; ofip �w /M e2.. ?\ ----' i 1/40/071;/'.4; I' . MA*. :m..101,1_ — , . ,' ' p I-,:'”. ' ; -..''''- -. ,,,,.,:,.,,, :c:i,,,: ,•:, . . . 1 ,111 f.r --'‘.;.4-; l\P..\.4 ..l .1.1 1 - Ifl �� NOTICE OF PROPOSED ENVIRONMENTAL APPLICATION 0 © CITY OF REN TON i cd. = , 6 co 6 , 4 --"--_- — IA Planning/Building/Public Works Au a W N' o � �`- �^ ® v 16;OCICT .0'0 0 01114444 a 5.,.,.7_ 1055 South Grady Way - Renton Washington 98055 ; ` 2i-DOU 'ow_:---. - : _ �/ to ..14 me ADDRESS SERVICE REQUESTED f kj . l-i - 4 .,,E •S.POSTAGE :,tdot Deliverable addressed \�r Unable T0Forw3rd / - - insufficle�t Ad�ess O 512 0095 p Moved,Lest No Address Marissa nson p Unclaimed t] Rouged r`^~ 2391 Soundv Dr O ttem�ted'Nd�^IrN:6111Addles. " L ;i'� Langley, WA !�8 0130401 No Sud'►Street p S_Z/ jrr r; g av1aC0nt t34t1e81�Ljc�,—4 s,€) _ NEMod-N I r/✓ $ U Returned For 8eit4 _ gis©455' yam ,. - � ;� � • . - A, - Ili trr= _ aalii-„,if,iaa.;_- _ i '_ - • 60TY NOTICE OF APPLICATION • • AND PROPOSED DETERMINATION- OF NON-`''• • SIGNIFICANCE - MITIGATED. (DNS-M) DATE: October 9,2000 LAND USE NUMBER: LUA-00-123,PP,ECF APPLICATION NAME: LIBERTY RIDGE PRELIMINARY PLAT PROJECT DESCRIPTION: The applicant Is requesting Environmental (SEPA) Review and Preliminary Plat Approval for the 436-lot subdivision of a 107-acre site. The residential plat would create lots intended for the construction of detached single family homes—ranging in size from 3,480 square feet to 14,418 square feet. The project,which would be constructed in seven phases,includes the installation of utilities(and use of previously constructed drainage facilities), internal access roads, street improvements along NE 3rd/NE 4th Street and Edmonds Avenue NE,as well as the dedication of public rights-of-way. The project would include approximately 1981000 cubic yards of cut and 282,000 cubic yards of fill in earthwork quantities,and the removal of several small trees. Off-site grading is proposed Immediately north of the site's east leg — the review of which has been permitted by the property owner, King County. The subject site contains areas designated as protected slopes and geologic hazards by the City's Critical Areas maps. The applicant has requested the approval of an exception through modification from the Critical Areas Regulations in order to disturb some of these portions of the site,which were created and/or modified by mining that occurred on the property between 1960 and 1985. The sensitive areas on the property are proposed to be set aside as open space tracts through the recording of thel plat. The applicant has also submitted an associated lot line adjustment (file no. LUA-00-121), which is currently under review by City staff. '-. • PROJECT LOCATION: East of Edmonds Avenue NE; between NE 3'd/NE 4th Street and Maple Valley OPTIONAL DETERMINATION OF NON-SIGNIFICANCE-MITIGATED(DNS-M): As the Lead Agency,the City of Renton has determined that significant environmental impacts are unlikely to result from the proposed project. Therefore, as permitted under the RCW 43.21 C.110,the City of Renton is using the Optional DNS-M process to give notice that a DNS-M is likely to be issued. Comment periods for the project and the proposed DNS-M are integrated into a single comment period. There will be no comment period following the issuance of the Threshold Determination of Non- Significance Mitigated(DNS-M). A 14-day appeal period will follow the issuance of the DNS-M. PERMIT APPLICATION DATE: September 11,2000 NOTICE OF COMPLETE APPLICATION: October 9,2000 Permits/Review Requested: Environmental(SEPA)Review,Preliminary Plat Approval,Exception through Modification for Critical Slope and Geologic Hazard Areas. Other Permits which may be required: Building Permits,Construction Permits Requested Studies: Preliminary Storm Drainage Report,Geotechnical Report,Traffic Impact Analysis 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 November 28,2000 before the Renton Hearing Examiner in Renton Council Chambers. Hearings begin at 9:00 AM on the 7th floor of the new Renton City Hall located at 1055 South Grady Way. CONSISTENCY OVERVIEW: Land Use: • The subject site is currently designated Residential Options,Residential Planned Neighborhood,and Resource Conservation on the City's Comprehensive Plan Land Use Map. The property is also designated as Resource Conservation, Residential at 10(R-10)dwelling unit per acre(du/ac),and Residential at 14 du/ac(R-14). The subject site is currently pending approval of a Comprehensive Plan Amendment and Rezone in order to modify the designation of the property to Residential Options/R-10. After the deduction of critical areas and portions of the site to be dedicated to public right-of-way,the net density of the proposal would result in 7.0 du/ac—which complies with the prescribed density range of the R-10 zone(7 to 10 du/ac). NOTICE OF PROPOSED ENVIRONMENTAL APPLICATION Environmental Documents that Evaluate the Proposed Project: N/A - Development Regulations • Used For Project Mitigation: The project will be subject to the City's SEPA Ordinance,Zoning Code, Subdivision Regulations,Critical Areas Regulations,Public Works Standards, Uniform Building Code,Uniform Fire Code and other applicable codes and " regulations as appropriate. Proposed Mitigation Measures: 1. The applicant shall pay the appropriate Fire Mitigation Fee based on$488.00 per new single family home. . 2. The applicant shall pay the appropriate Traffic Mitigation Fee based on$75.00 per each new average daily trip attributable to the project. 3. The applicant shall pay the appropriate Parks Mitigation Fee based on$530.76 per new single family home. 4. The applicant shall establish the appropriate Native Growth Protection Area subject to the review and approval of the City Attorney and Property Services Division prior to the recording of the Preliminary Plat. 5. The applicant shall comply with the recommendations contained within the Geotechnical Report,prepared by GeoEngineers dated September 7,2000,which was submitted with the land use application. 6. The applicant shall comply with the recommendation contained within the Storm Drainage Report,prepared by Triad Associates dated September 1,2000,which was submitted with the land use application. Comments on the above application must be submitted in writing to Ms.Lesley Nishihira,Project Manager,Development Services Division,1055 South Grady Way,Renton,WA 98055,by 5:00 PM on October 23,2000. This matter is also scheduled for a public hearing on November 28,2000,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: LESLEY NISHIHIRA (425)430-7270 IPLEASE INCLUDE THE PROJECT NUMBER WHEN CALLING FOR PROPER FILE IDENTIFICATION I R SCE •x 7 _j II fee d 4t rii 3� a11R -._.'•c - '.. lit .r T:,.'b i. 1:J -+4 i�.is 4, I•'ioni u Rt_ .k >�c�. y �_"?' up/ F l -A. f'.� y GYM ;ilinn . it f� r / p ' L , i" `10,_ .4;;;I:r.4 ._,.„ "er .... lir'.'.. OeIli I , 1 NOTICE OF PROPOSED ENVIRONMENTAL APPLICATION a 0 CITY OF RENTON tii 4' Viktve to74 _ ,, • .11. Planniog/Building/Public Works o ' OCT 1 OID 0 :70b$4 — 0.3 1) 15 M .1055 South GradyWay_- iRenton Washington 98055 0 t— FF RETURN TO SENDER [----- 00(:),?. , •-. 130 U ij.1 al Wd ir, a 41 g-10- 41"' j -Asor,s/z-7-7-4, I , . i . illid -• I... -1-ADDRESScENT SERVICE REQUESTED 1 0 1 1 0 0 pv:SRI: FL .- •_ A 18E4 U.S.-POSTAGE • 162305 9073 ......_ Llil,gr-i, .. Joseph Arena&Felice(Felix)Arena ,.....-- 1-i ‘2,,',:,..i, :i.lq . ]No Site Address* ' Renton, WA •'... JO---f 23 . ‘, ...,„. . ,... 1 • • ���Y �� + ® + NOTICE OF;APPLI;CATION :-: .. AND PROPOSED DETERMINATIONIOF NON- • SIGNIFICANCE - MVIITIGATED (DNS=M)• DATE: October 9,2000 • LAND USE NUMBER: LUA-00-123,PP,ECF • APPLICATION NAME: LIBERTY RIDGE PRELIMINARY PLAT PROJECT DESCRIPTION: The applicant is requesting Environmental (SEPA) Review and Preliminary Plat Approval for the 436-lot subdivision of a 107-acre site. The residential plat would create lots intended for the construction of detached single family homes—ranging in size from 3,480 square feet to 14,418 square feet. The project,which would be constructed in seven phases,includes the installation of utilities(and use of previously constructed drainage facilities), internal access roads, street improvements along NE 3`d/NE 4t° Street and Edmonds Avenue NE,as well as the dedication of public rights-of-way. The project would include approximately 198,000 cubic yards of cut and 282,000 cubic yards of fill in earthwork quantities,and the removal of several small trees. Off-site grading is proposed immediately north of the site's east leg — the review of which has been permitted by the property owner, King County. The subject site contains areas designated as protected slopes and geologic hazards by the City's Critical Areas maps. The applicant has requested the approval of,an exception through modification from the Critical Areas Regulations in order to disturb some of these portions of the site,which were created and/or modified by mining that occurred on the property between 1960 and 1985. The sensitive areas on the property are proposed to be set aside as open space tracts through the recording of the plat. The applicant has also submitted an associated lot line,adjustment (file no. LUA-00-121), which is currently under review by City staff. • PROJECT LOCATION: East of Edmonds Avenue NE; between NE•3`d/NE 4�':Street and Maple Valley Highway", I ..•.. _.. •F:.. . . .. _ .. • OPTIONAL DETERMINATION OF NON-SIGNIFICANCE-MITIGATED(DNS-M): As the Lead Agency,the City of Renton has determined that significant environmental impacts"are unlikely.to result from the proposed project. Therefore, as permitted under the RCW 43.21C.110,the City of Renton is using the Optional DNS-M process to give notice that a.. DNS-M is likely to be issued. Comment periods for the project and the proposed DNS-M are integrated into a single`: comment period. There will be no comment period following the issuance of the Threshold Determination of Non- Significance Mitigated(DNS-M). A 14-day appeal period will follow the issuance of the DNS-M. PERMIT APPLICATION DATE: September 11,2000 NOTICE OF COMPLETE APPLICATION: October 9,2000 Permits/Review Requested: Environmental(SEPA)Review,Preliminary Plat Approval,Exception through Modification for Critical Slope and Geologic Hazard Areas. • Other Permits which may be required: Building Permits,Construction Permits • Requested Studies: Preliminary Storm Drainage Report,Geotechnical Report,Traffic Impact Analysis 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 November:28,2000 before.the Renton Hearing - .. :Examiner in Renton.Council Chambers. Hearings begin:at 9:00:AM.on the 7th = l ' "s 'floor'of the new Renton City Hall located at-1055,South Grady Way , •- CONSISTENCY OVERVIEW: Land Use: The'subject site is currently designated Residential Options,Residential Planned .. .. Neighborhood,:and Resource Conservation on the.City's Comprehensive Plan ; Land Use Map. The property is also designated'as Resource Conservation, - •• .. Residential at 10(R-10)dwelling unit per acre(du/ac),and Residential at 14 - • du/ac(R-14). The subject site is currently pending approval of a Comprehensive Plan Amendment and Rezone in order to modify the designation of the property ,. to Residential Options/R-10. After the deduction of critical areas and portions of the site to be dedicated to public right-of-way,the net density of the proposal would result in 7.0 du/ac—which complies with the prescribed density range of the R-10 zone(7 to 10 du/ac). NOTICE OF PROPOSED ENVIRONMENTAL APPLICATION • Environmental Documents that Evaluate the Proposed Project: N/A - Development Regulations • Used For Project Mitigation: The project will be subject to the City's SEPA Ordinance,Zoning Cade, Subdivision Regulations,Critical Areas Regulations,Public Works Standards, Uniform Building Code,Uniform Fire Code and other applicable codes and - regulations as appropriate. Proposed Mitigation.Measures: 1. The applicant shall pay the appropriate Fire Mitigation Fee based on$488.00 per new single family home. - 2. The applicant shall pay the appropriate Traffic Mitigation Fee based on$75.00 per each new average daily trip attributable to the project. 3. The applicant shall pay the appropriate Parks Mitigation Fee based on$530.76 per new single family home. 4. The applicant shall establish the appropriate Native Growth Protection Area subject to the review and approval of the City Attorney and Property Services Division prior to the recording of the Preliminary Plat. • 5. The applicant shall comply with the recommendations contained within the Geotechnical Report,prepared by GeoEngineers dated September 7,2000,which was submitted with the land use application. 6. The applicant shall comply with the recommendation contained within the Storm Drainage Report,prepared by Triad Associates dated September 1,2000,which was submitted with the land use application. Comments on the above application must be submitted in writing to Ms.Lesley Nishihira,Project Manager,Development Services Division,1055 South Grady Way,Renton,WA 98055,by 5:00 PM on October 23,2000. This matter is also scheduled for a public hearing on November 28,2000,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: LESLEY NISHIHIRA (425)430-7270 IPLEASE INCLUDE THE PROJECT NUMBER WHEN CALLING FOR PROPER FILE IDENTIFICATION •'1- _ I 4 .2.5 -a- i • z, - ,,,;* 1— fn rr;;€€ p'5 V x5r�I�seal�3 fl;c�''''., ". !I tZyy1 _ -`07' . M Y i { A ig I I a , `� '-_? �-per - — : d ! "v\I .r `�`,F -1 laa ,, to —T IIR . ,, , . ...• j -LI�J O I t ;w 7 _ is '.tea....., o -�_ � , I 1 , 1,,4<fAtif., -•,.: ..,7rf!. ,,;:rs.,_.,„ , , . • il-I , , , . . . NOTICE OF PROPOSED ENVIRONMENTAL APPLICATION •'� CITY OF RENTON �'� '=*=-� - • a © r y��$pcF �o�• .� Planning/Building/Public Works ®le ii :_ • o OCT I I'00 0•r-'a p1 .. Q 3 ® 5 ' 1055 South Grady Way - Renton Washington 98055 • . I2 t 44� m Z EBM T ADDRESS SERVICE REQUESTED i . II . RI €C'`-. .:" ,--- W CS I U.S. POSTAGE .:•-•.., ,,,, \(1177 n g 1/GJ\JJ 91 U;' ( j Anmar Co 20N Diat hiau 11Aa: Wy9 600 S -- I'Vlo iote UCL«ey ` ` i U;tq. �8055 I ' 1?'1111e:A CO • i i�i iJ .J u�C:E-1 ✓ �Y`..4 f •w 000 ZD�, - NU.I.v1 BE Et 1 • lle!U-I` i 0 SENDER i� `r�r? �_.2 t!;e.:;.rl 1�..1=� y +- ,... C `�^+ �t 1=1:� �,,,:",r�+ i$itii$!!I!i !!!!3! }t$3 !!}:i.}i3 6 !}:3!E? 4d}#: !!i-fi!!! #}j • NOTICE OF APPLICATION . AND PROPOSED DETERMINATION OF__NON-;; '"� • SIGNIFICANCE - MITIGATED (DNS-M) DATE: October 9,2000 LAND USE NUMBER: LUA-00-123,PP,ECF APPLICATION NAME: LIBERTY RIDGE PRELIMINARY PLAT i PROJECT DESCRIPTION: The applicant is requesting Environmental (SEPA) Review and Preliminary Plat Approval for the 436-lot subdivision of a 107-acre site. The residential plat would create lots intended for the construction of detached single family homes—ranging in size from 3,480 square feet to 14,418 square feet. The project,which would be constructed in seven phases,includes the installation of utilities(and use of previously constructed drainage facilities), internal access roads, street improvements along NE 3`d/NE.4th Street and Edmonds Avenue NE,as well as the dedication of public rights-of-way. The project would include approximately 198,000 cubic yards of cut and 282,000 cubic yards of fill in earthwork quantities,and the removal of several small trees. Off-site grading is proposed immediately north of the site's east leg — the review of which has been permitted by the property owner, King County. The subject site contains areas designated as protected slopes • and geologic hazards by the City's Critical Areas maps. The applicant has requested the approval of an exception through modification from the Critical Areas Regulations in order to disturb some of these portions of the site,which were created and/or modified by mining that occurred on the property between 1960 and 1985. The sensitive areas on the property are proposed to beset aside as open space tracts through the recording of the plat. The applicant has also submitted,an associated lot line adjustment (file no. LUA-00-121),:which is currently,under review by City staff. PROJECT LOCATION: East of Edmonds Avenue NE; between NE 3`d/NE 4t° Street and Maple Valley Highway OPTIONAL DETERMINATION OF NON-SIGNIFICANCE-MITIGATED(DNS-M): As the Lead Agency;the City of Renton has, determiined that significant environmental impacts are unlikely to result from the proposed project.'Therefore, as permitted under the RCW 43.21 C.110,the City of Renton is using the Optional DNS-M process to give notice that a DNS-M is likely to be issued. Comment periods for the project and the proposed DNS-M are integrated into a single comment period. There will be no comment period following the issuance of the Threshold Determination of Non- Significance Mitigated(DNS-M). A 14-day appeal period will follow the issuance of the DNS-M. PERMIT APPLICATION DATE: September 11,2000 NOTICE OF COMPLETE APPLICATION: October 9,2000 Permits/Review Requested: Environmental(SEPA)Review,Preliminary Plat Approval,Exception through Modification for Critical Slope and Geologic Hazard Areas. Other Permits which may be required: Building Permits,Construction Permits • Requested Studies: Preliminary Storm Drainage Report,Geotechnical Report,Traffic Impact Analysis 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,November 28,2000 before.the Renton Hearing Examiner in Renton Council Chambers.'Hearings begin at 9:00 AM on the 7th floor of the new Renton City Hall located at 1055 South Grady Way. CONSISTENCY OVERVIEW: .. Land Use:., .,. The subject site is currently designated Residential Options,Residential Planned Neighborhood,and Resource Conservation on the City's Comprehensive Plan Land Use Map. The property is also designated as Resource Conservation, Residential at 10(R-10)dwelling unit per acre(du/ac),and.Residential at 14 ' du/ac(R-14). The subject site is currently pending approval of a'Comprehensive Plan Amendment and Rezone in order to modify the designation of the property to Residential Options/R-10. After the deduction of critical areas and portions of the site to be dedicated to public right-of-way,the net density of the proposal would result in 7.0 du/ac—which complies with the prescribed density range of the R-10 zone(7 to 10 du/ac). • Environmental Documents that - Evaluate the Proposed Project: N/A - . II Development Regulations Used For Project Mitigation: The project will be subject to the City's SEPA Ordinance,Zoning Cade, . Subdivision Regulations,Critical Areas Regulations,Public Works Standards, • Uniform Building Code,Uniform Fire Code and other applicable codes and • regulations as appropriate. • Proposed Mitigation Measures: 1'. The applicant shall pay the appropriate Fire Mitigation Fee based on$488.00 per new single family home. 2: The applicant shall pay the appropriate Traffic Mitigation Fee based on$75.00 per each new average daily trip attributable to the project. 3. The applicant shall pay the appropriate Parks Mitigation Fee based on$530.76 per new single family home. 4I The applicant shall establish the appropriate Native Growth Protection Area subject to the review and approval of the City Attorney and Property Services Division prior to the recording of the Preliminary Plat. .5.1 The applicant shall comply with the recommendations contained within the Geotechnical Report,prepared by I GeoEngineers dated September 7,2000,which was submitted with the land use application. 6. The applicant shall comply with the reconimendation contained within the Storm Drainage Report,prepared by Triad Associates dated September 1,2000,which was submitted with the land use application. Comments on the above application must be submitted in writing to Ms.Lesley Nishihira,Project Manager,Development Services Division,1055 South Grady Way,Renton,WA 98055,by 5:00 PM on October 23,2000. This matter is also scheduled for a public hearing on November 28,2000,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: LESLEY NISHIHIRA (425)430-7270 IPLEASE INCLUDE THE PROJECT NUMBER WHEN CALLING FOR PROPER FILE IDENTIFICATION f 1 I . r s..z ,,W. r, Itl i�2.� AA 1 '.{gyp{j, `' ;:lii tig rr ,1'cti _-. �t, f.- J -� .,l�.G�'ici�w��°1�1[', ,.'rr.+��:���aar. i t •'�' V Vi�1 sea 1•Y./..•.V. . • !I f3S' .-ra .....__ 1 re 1410 /,;';,x441,. j-,,"74.• iP 'iQ',' - • " woo.mmr O�. 1 . : \\V% e RI/f /1, I t .. `` '- .- i L�.l - o ff..._--- I NnTICF nF PROPOSED ENVIRONMENTAL APPLICATION • - , ,....q,;i:.•-z.......„1,_„...,..„-..„:;,,,,_: ._,...••. . a 0 CITY OF RENTON ..u. Planning/Building/Public Works ).• < ri-'1'- 4.P <01.,007%." . - ' 0 C") OCT -11 0°0 0 , 0/.41 f`li - 0 3 0 5 , 1055 South Grady Way - Renton Washington 98055 173 --crrri,fil .., .... , - '..• . ADDRESS SERVICE REQUESTED , la It 00 1j.s. POSTAGE-7RSRT F--:-.::',1;.1 -:i 1484V .,,--,„..... . ( c"'.. ?,,.., . .,..: 74,, 4.../ l'y </C:Ii.*=/%.,... 'I \:'\ 172305 9072 1 23 Not Available From County 19515 N Creek Pkwy 0 0 .-- ' :'''.. .71) Bothell,WA 98011 . . ._... ... . ,,.e,.., A: r-----:—..2- - _ ,7„,--777—„----- , . oJue P I'g S U k.'1"i C i i.:N i '-•-• :—."--•----17.--1 „. ,...„ i30 ___ o kJ i...) 1.•-,.:,..._. E.T U Fi N TO S'7,.N 0,-F 1--" L --121-4 c, IN d co -4 e • • . --- --- - - ----- 100L, • ,..,, • •.,---'-n't.:5-,0•,-., ""....._/ •-i)7*,,ot 1111? HACti.,.,..:.17,.,:,,,:::..." ----1.1-IIII!A-1111.11f 1-11111:111-11III"i.II i I 1 1 1 11 1 I ii 1 I il 1 1 ii I —. .-.....1.-'.. ., I • oSorC/( • • NOTICE OF APPLICATION ;:. ;'[ : AND PROPOSED DETERMINATION. OF NON"; • SIGNIFICANCE - MITIGATED (DNS-M)• • DATE: October 9,2000 LAND USE NUMBER: LUA-00-123,PP,ECF • APPLICATION NAME: LIBERTY RIDGE PRELIMINARY PLAT PROJECT DESCRIPTION: The applicant is requesting Environmental (SEPA) Review and Preliminary Plat Approval for the 436-lot subdivision of a 107-acre site. The residential plat would create lots intended for the construction of detached single family homes—ranging in size from 3,480 square feet to 14,418 square feet. The project,which would be constructed in seven phases,includes the Installation of utilities(and use of previously constructed drainage facilities), internal access roads, street improvements along NE 3`d/NE 4th Street and Edmonds Avenue NE,as well as the dedication of public rights-of-way. The project would include approximately 198,000 cubic yards of cut and 282,000 cubic yards of fill in earthwork quantities,and the removal of several small trees. Off-site grading is proposed immediately north of the site's east leg — the review of which has been permitted by the property owner, King County. The subject site contains areas designated as protected slopes • and geologic hazards by the City's Critical Areas maps. The applicant has requested the approval of an exception through modification from the Critical Areas Regulations in order to disturb some of these portions of the site,which were created and/or modified by mining that occurred on the property between 1960 and 1985. The sensitive areas on the property are proposed to be set aside as open space tracts through the recording of the plat. The applicant has also submitted an associated lot line adjustment (file no. LUA-00-121),which is currently under review by City staff. , PROJECT LOCATION: East.of Edmonds Avenue NE; betweenNE 3`'/NE'4t' Street.end Maple Valley Highway a..,., w,... OPTIONAL DETERMINATION OF NON-SIGNIFICANCE-MITIGATED(DNS-M):.As,the Lead Agency,the City of Renton has determined that significant environmental impacts are unlikely to result from the proposed project Therefore as permitted under the RCW 43.21C.110,the City of Renton is using the Optional DNS-M process to give notice that a DNS=M is likely to be issued. Comment periods for the project and the proposed DNS-M are integrated into a single comment period. There will be no comment period following the issuance of the Threshold Determination of Non- Significance Mitigated(DNS-M). A 14-day appeal period will follow the issuance of the DNS-M. (PERMIT APPLICATION DATE: September 11,2000 NOTICE OF COMPLETE APPLICATION: October 9,2000 'Permits/Review Requested: Environmental(SEPA)Review,Preliminary Plat Approval,Exception through Modification for Critical Slope and Geologic Hazard Areas. • 'Other Permits which may be required: Building Permits,Construction Permits Requested Studies: Preliminary Storm Drainage Report,Geotechnical Report,Traffic Impact Analysis 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 November 28,2000 before the Renton Hearing ;_ Examiner in Renton Council Chambers Hearingss be in at 9:00,AM,on.the 7th ;;,,;.,.; ;, ,- floor of the Renton City Hell located at 1055 South Grady Way, CONSISTENCY OVERVIEW: . Land•Use, „ The;subject site is currently designated Residential Options„Residential Planned., Neighborhood,and Resource'Conservetion on the Citj/S Comprehensive Plan „ Land Use Map. The property is also designated as Resource Conservation, Residential at 10(R-10)dwelling unit per acre(du/ac),and Residential at 14 du/ac(R-14).'The'subject Site is currently pending approval of a Comprehensive Plan Amendment and Rezone in order to modify the designation of the property to Residential Options/R-10. After the deduction of critical areas and portions of the site to be dedicated to public right-of-way,the net density of the proposal would result in 7.0 du/ac—which complies with the prescribed density range of the R-10 zone(7 to 10 du/ac). Environmental Documents that . Evaluate the Proposed Project: N/A • . Development Regulations Used For Project Mitigation: The project will be subject to the City's SEPA Ordinance,Zoning Code, . Subdivision Regulations,Critical Areas Regulations,Public Works Standards, Uniform Building Code,Uniform Fire Code and other applicable codes and • regulations as appropriate. Proposed Mitigation Measures: 1. ' The applicant shall pay the appropriate Fire Mitigation Fee based on$488.00 per new single family home. 2. The applicant shall pay the appropriate Traffic Mitigation Fee based on$75.00 per each new average daily trip attributable to the project. 3. The applicant shall pay the appropriate Parks Mitigation Fee based on$530.76 per new single family home. 4. The applicant shall establish the appropriate Native Growth Protection Area subject to the review and approval of the City Attorney and Property Services Division prior to the recording of the Preliminary Plat. 5. The applicant shall comply with the recommendations contained within the Geotechnical Report,prepared by GeoEngineers dated September 7,2000,which was submitted with the land use application. 6. The applicant shall comply with the recommendation contained within the Storm Drainage Report,prepared by Triad Associates dated September 1,2000,which was submitted with the land use application. Comments on the above application must be submitted in writing to Ms.Lesley Nishihira,Project Manager,Development Services Division,1055 South Grady Way,Renton,WA 98055,by 5:00 PM on October 23,2000. This matter is also scheduled for a public hearing on November 28,2000,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: LESLEY NISHIHIRA (425)430-7270 IPLEASE INCLUDE THE PROJECT NUMBER WHEN CALLING FOR PROPER FILE IDENTIFICATION 0,14",-,7-1„‘).$1:-.‘,-. � FA�: 'a', it� j .4!!. �'yi,. n Iirtm. orc� a11;. .4: aRn ;c; ..`; � i' ,.-•:i:)&•4.lir '� - - . ! =lw. a I pm ol • !j ili2 { - , ', .r r •0. -- 4 - fir .., A''''' ---.74-- 0 rl - Co" , 0.;,,0., p' i Ad' -- mt IC► Oar �/� • ` l'" '�l`� '` fF r NOTICE OF PROPOSED ENVIRONMENTAL APPLICATION .ri- p CITY OF RENTON _ ;s T ���►41 ► =-..... __ ail Planning/Building/Public Works 0. i� '% ti� OCT Is o 1 1'0 0 P!d: 5 : 0 3 0 5 1055 South Grady Way - Renton Washington 98055 =`s � '" Q jiM1 - ADDRESS SERVICE REQUESTED 1.0. 12 00. AT FC`` _., ' 58v6c9 u-S• POSTAGE �V `� )� 172305 9025 l Anmar Co ': "'> h 2 OO- My Dcp-P -i 1 G9i 30 E';i 2031 fiai New a , , . . <-0 se ti p(-e. Vaaloi 1 "_. c,( � i R-evanA , L i-rr 9d 0 S`.)r: :4__ j!! }} i ii !! i j ji i ff jj ii ys jj "...St'Or.:;,jf:;sss (iiiiiiii1,11, ,i,him.i.iii�i�iiliiiil31iillitiiiilili,di • NOTICE OF APPLICATION AND PROPOSED DETERMINATION OF NON.- • SIGNIFICANCE - MITIGATED (DNS-M) DATE: October 9,2000 LAND USE NUMBER: LUA-00-123,PP,ECF APPLICATION NAME: LIBERTY RIDGE PRELIMINARY PLAT PROJECT DESCRIPTION: The applicant is requesting Environmental (SEPA) Review and Preliminary Plat Approval for the 436-lot subdivision of a 107-acre site. The residential plat would create lots intended for the construction of detached single family homes—ranging in size from 3,480 square feet to 14,418 square feet. The project,which would be constructed in seven phases, includes the installation of utilities(and use of previously constructed drainage facilities), internal access roads, street improvements along NE 3`d/NE 4th Street and Edmonds Avenue NE,as well as the dedication of public rights-of-way. The project would include approximately 198,000 cubic yards of cut and 282,000 cubic yards of fill in earthwork quantities,and the removal of several small trees. Off-site grading is proposed immediately north of the site's east leg — the review of which has been permitted by the property owner, King County. The subject site contains areas designated as protected slopes and geologic hazards by the City's Critical Areas maps. The applicant has requested the approval of an exception through modification from the Critical Areas Regulations in order to disturb some of these portions of the site,which were created and/or modified by mining that occurred on the property between 1960 and 1985. The sensitive areas on the property are proposed to be set aside as open space tracts through the recording of the plat. The applicant has also submitted an associated lot line adjustment (file no. LUA-00-121), which is currently under review by City staff. PROJECT LOCATION: East of Edmonds Avenue NE; between NE 3'd/NE 4th Street and Maple Valley Highway _ OPTIONAL DETERMINATION OF NON-SIGNIFICANCE-MITIGATED(DNS-M): As the Lead Agency,the City of Renton has determined that significant environmental impacts are unlikely to result from the proposed project. Therefore, as permitted under the RCW 43.21C.110,the City of Renton is using the Optional DNS-M process,to give notice that a DNS-M is likely to be issued. Comment periods for the project and the proposed DNS-M are integrated into a single comment period. There will be no comment period following the issuance of the Threshold Determination of Non- Significance Mitigated(DNS-M). A 14-day appeal period will follow the issuance of the DNS-M. PERMIT APPLICATION DATE: September 11,2000 NOTICE OF COMPLETE APPLICATION: October 9,2000 Permits/Review Requested: Environmental(SEPA)Review,Preliminary Plat Approval,Exception through Modification for Critical Slope and Geologic Hazard Areas. Other Permits which may be required: Building Permits,Construction Permits Requested Studies: Preliminary Storm Drainage Report,Geotechnical Report,Traffic Impact Analysis 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 November 28,2000 before the Renton Hearing Examiner in Renton Council Chambers. Hearings begin at 9:00 AM on the 7th • floor of the,new Renton City Hall located at 1055 South Grady Way. , CONSISTENCY OVERVIEW: Land Use: The subject site is currently designated Residential Options,Residential Planned Neighborhood,and Resource Conservation on the City's Comprehensive Plan Land Use Map. The property is also designated as Resource Conservation, Residential at 10(R-10)dwelling unit per acre(du/ac),and Residential at 14 du/ac(R-14). The subject site is currently pending approval of a Comprehensive Plan Amendment and Rezone in order to modify the designation of the property to Residential Options/R-10. After the deduction of critical areas and portions of the site to be dedicated to public right-of-way,the net density of the proposal would result in 7.0 du/ac—which complies with the prescribed density range of the R-10 zone(7 to 10 du/ac). Environmental Documents that Evaluate the Proposed Project: N/A - - Development Regulations Used For Project Mitigation: The project will be subject to the City's SEPA Ordinance,Zoning CUde, Subdivision Regulations,Critical Areas Regulations,Public Works Standards, • Uniform Building Code,Uniform Fire Code and other applicable codes and - regulations as appropriate. Proposed Mitigation Measures: 1. The applicant shall pay the appropriate Fire Mitigation Fee based on$488.00 per new single family home. 2. The applicant shall pay the appropriate Traffic Mitigation Fee based on$75.00 per each new average daily trip attributable to the project. 3. The applicant shall pay the appropriate Parks Mitigation Fee based on$530.76 per new single family home. 4. The applicant shall establish the appropriate Native Growth Protection Area subject to the review and approval of the City Attorney and Property Services Division prior to the recording of the Preliminary Plat. 5. The applicant shall comply with the recommendations contained within the Geotechnical Report,prepared by GeoEngineers dated September 7,2000,which was submitted with the land use application. 6. The applicant shall comply with the recommendation contained within the Storm Drainage Report,prepared by Triad Associates dated September 1,2000,which was submitted with the land use application. Comments on the above application must be submitted in writing to Ms.Lesley Nishihira,Project Manager,Development Services Division,1055 South Grady Way,Renton,WA 98055,by 5:00 PM on October 23,2000. This matter is also scheduled for a public hearing on November 28,2000,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: LESLEY NISHIHIRA (425)430-7270 IPLEASE INCLUDE THE PROJECT NUMBER WHEN CALLING FOR PROPER FILE IDENTIFICATION • i"li `1-:. ��. '''.1 Ili KL_7••r r jr� N) J. 1. YTIIW r,6 y-�,N i 1 4::.i%"` �., .3„. ,,....:1.. 141,,,', -.,---0,51--- - , - 'i Itir RN- .,_ fleLdS-. .., e;yyi'v��i••Z.7. R I - t. . . .-. ikaii. _ ' • •1 4 -- ! R.4 -1fr .. .,•4-t r Ili NPR :'iSi:'a _ 1 is ..o.... 1 LP I -_,r j 1 ----• � i 7 ,/f��`f -_ "t; 1 I 0 .' ..„..,..._.,. ..k iirr411.%':....4151V/7:.77, ._.,7fl..,.....7 *....‘;‘:'''''...Q.te..,,,. :%:....4.0„.4 • w A11,� f;.� ��irP NOTICE OF PROPOSED ENVIRONMENTAL APPLICATION a 0 CITY OF RENTON %.t - A t rt tre4.7,1f---.7-___---..i.,•, , Planning/Building/Public Works '...... •c Tre thl F- ,, „ , .. eV i ro 0 Or4 A Al3 ''' U .3 U ° ;.. 1055 South Grady Way - Renton Washington 98055 Aa I- its vs eticriam - - 7' i ADDRESS SERVICE REQUESTED '..(7...%,:• ,R ? 162305 9072 Not Available From County r..---=-- --24241-1111fit-INSevrerr-Vail-cii ItLoy .);-.-- SW:gSsa•/SS.SS Ildilltililismisilliiiiiihilliiiillultimitlitli11131111 Cs C20 ru Y.P1) N2� NOTICE OF APPLICATION. AND PROPOSED DETERMINATION OF.NON- • SIGNIFICANCE - MITIGATED (DNS-M)" DATE: October 9,2000 • LAND USE NUMBER: LUA-00-123,PP,ECF APPLICATION NAME: LIBERTY RIDGE PRELIMINARY PLAT • PROJECT DESCRIPTION: The applicant is requesting Environmental (SEPA) Review and Preliminary Plat Approval for the 436-lot subdivision of a 107-acre site. The residential plat would create lots intended for the construction of detached single family homes—ranging in size from 3,480 square feet to 14,418 square feet. The project,which would be constructed In seven phases,includes the installation of utilities(and use of previously constructed drainage facilities), internal access roads, street improvements along NE 3rd/NE 4`h Street and Edmonds Avenue NE,as well as the dedication of public rights-of-way. The project would include approximately 198,000 cubic yards of cut and 282,000 cubic yards of fill in earthwork quantities,and the removal of several small trees. Off-site grading is proposed immediately north of the site's east leg — the review of which has been permitted by the property owner, King County. The subject site contains areas designated as protected slopes and geologic hazards by the City's Critical Areas maps. The applicant has requested the approval of an exception through modification from the Critical Areas Regulations in order to disturb some of these portions of the site,which were created and/or modified by mining that occurred on the property between 1960 and 1985. The sensitive areas on the property are proposed to be set aside as open space tracts through the recording of the plat. The applicant has also submitted an associated;lot line•adjustment (file no. LUA-00-121), which is currently under review by City staff. PROJECT LOCATION: East of Edmonds Avenue NE; betw eeri NE 3rd/NE 4'h Street and Maple Valley Highway OPTIONAL DETERMINATION OF NON-SIGNIFICANCE-MITIGATED(DNS-M): As the Lead Agency,the City of Renton has determined that significant environmental impacts are unlikely to result from the proposed project. Therefore, asp permitted under the RCW 43.21C.110,the City of Renton is using the Optional DNS-M process to give notice that a DNS-M is likely to be issued. Comment periods for the project and the proposed DNS-M are integrated into a single comment period. There will be no comment period following the issuance of the Threshold Determination of Non- Significance Mitigated(DNS-M). A 14-day appeal period will follow the issuance of the DNS-M. PERMIT APPLICATION DATE: September 11,2000 NOTICE OF COMPLETE APPLICATION: October 9,2000 Permits/Review Requested: Environmental(SEPA)Review,Preliminary Plat Approval,Exception through Modification for Critical Slope and Geologic Hazard Areas.. Other Permits which may be required: Building Permits,Construction Permits • • Requested Studies: Preliminary Storm Drainage Report,Geotechnical Report,Traffic Impact Analysis 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 November 28,2000 before the Renton Hearing Examiner.in Renton Council Chambers. Hearings begin at 9:00 AM on the 7th floor of the new Renton City Hall located at 1055 South Grady Way. • CONSISTENCY•OVERVIEW: Land Use: The subject site is currently designated Residential Options,Residential Planned . • -. - Neighborhood,and Resource Conservation on the City's Comprehensive Plan • - Land Use Map. The property is also designated as Resource Conservation, _ Residential at 10(R-10)dwelling unit per acre(du/ac),and Residential at 14 du/ac(R-14). The subject site is currently pending approval of a Comprehensive Plan Amendment and Rezone in order to modify the designation of the property to Residential Options/R-10. After the deduction of critical areas and portions of the site to be dedicated to public right-of-way,the net density of the proposal would result in 7.0 du/ac—which complies with the prescribed density range of the R-10 zone(7 to 10 du/ac). NrITIPC r1C DDADACCf CNVIDf1NMCNTAI Li DPI IrATIr1N Environmental Documents that Evaluate the Proposed Project: N/A Development Regulations • Used For Project Mitigation: The project will be subject to the City's SEPA Ordinance,Zoning Cude, Subdivision Regulations,Critical Areas Regulations,Public Works Standards, Uniform Building Code,Uniform Fire Code and other applicable codes and regulations as appropriate. . Proposed Mitigation Measures: • 1. The applicant shall pdy the appropriate Fire Mitigation Fee based on$488.00 per new single family home. 2. The applicant shall pay the appropriate Traffic Mitigation Fee based on$75.00 per each new average daily trip attributable to the project. 3. The applicant shall pay the appropriate Parks Mitigation Fee based on$530.76 per new single family home. 4. The applicant shall establish the appropriate Native Growth Protection Area subject to the review and approval of the City Attorney and Property Services Division prior to the recording of the Preliminary Plat. 5. The applicant shall comply with the recommendations contained within the Geotechnical Report,prepared by GeoEngineers dated September 7,2000,which was submitted with the land use application. 6. The applicant shall comply with the recommendation contained within the Storm Drainage Report,prepared by Triad Associates dated September 1,2000,which was submitted with the land use application. Comments on the above application must be submitted in writing to Ms.Lesley Nishihira,Project Manager,Development Services Division,1055 South Grady Way,Renton,WA 98055,by 5:00 PM on October 23,2000. This matter is also scheduled for a public hearing on November 28,2000,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: LESLEY NISHIHIRA (425)430-7270 I PLEASE INCLUDE THE PROJECT NUMBER WHEN CALLING FOR PROPER FILE IDENTIFICATION I - ,� t, , ., -. k Iwe '^MG 4 '^�/ � t•.•9 r it..^�7 J. � 'e� 7 .+r�M I PI „0.4r4 av�'�� a `. .� F .:• e,": 0 CFI L-n"n—w� >so 1,',, r:i .f3?'81 � 1 �\ �'�'-/ "p T,�M ,z 101E -,D�4 - c �lD rk.HH qi ., ftlE./. =. ror Air/ 4 • NOTICE OF PROPOSED ENVIRONMENTAL APPLICATION „ p CITY OF RENTON - T` ° _”`_. 4, ilia a CO ea Planning/Building/Public Works T a f �q OCT O'O 0 A 0 .3 0 5 1055 South Grady Way - Renton Washington 98055 ; 'r "' _ _ p raga - ADDRESS SERVICE REQUESTED 1 11 0 S 1 k- -,,, t. 84 b .s. aosTar.e 512640 0200 v--)2 Brian Soukeut (\ `:;-- -- 14924 124Th NE (110 k; - `.-' Bellevue,WA 98006 N. i OT DELIVERABLE_ Q - AS ADDRESSED "'Jtdd6lE TO FORWARD `"' tRETURN TO SENDER ' (ItItt�ti{tiiri,titittItlttsillatitlttIlatsliitltittltitrtiltl Off. ® • - ..0 NOTICE OF APPLICATION AND PROPOSED DETERMINATION OF NON- • SIGNIFICANCE - MITIGATED (DNS-M) : • : : .:; DATE: October 9,2000 LAND USE NUMBER: LUA-00-123,PP,ECF APPLICATION NAME: LIBERTY RIDGE PRELIMINARY PLAT PROJECT DESCRIPTION: The applicant is requesting Environmental (SEPA) Review and Preliminary Plat Approval for the 436-lot subdivision of a 107-acre site. The residential plat would create lots intended for the construction of detached single family homes—ranging in size from 3,480 square feet to 14,418 square feet. The project,which would be constructed in seven phases,includes the installation of utilities(and use of previously constructed drainage facilities), internal access roads, street improvements along NE'3rd/NE 4th Street and Edmonds Avenue NE,as well as the dedication of public rights-of-way. The project would include approximately 198,000 cubic yards of cut and 282,000 cubic yards of fill in earthwork quantities,and the removal of several small trees. Off-site grading is proposed immediately north of the site's east leg — the review of which has been permitted by the property owner, King County. The subject site contains areas designated as protected slopes • and geologic hazards by the City's Critical.Areas maps. The applicant has requested the approval of an exception through modification from the Critical Areas Regulations in order to disturb some of these portions of the site,which were created and/or modified by mining that occurred on the property between 1960 and 1985. The sensitive areas on the property are proposed to be set aside as open space tracts through the recording of the plat. The applicant has also submitted an associated lot line adjustment (file no. LUA-00-121), which is currently under review by City staff. PROJECT LOCATION:,. East of Edmonds Avenue NE; between NE 3'd/NE 4th:'Street and Maple Valley Highway . OPTIONAL DETERMINATION OF NON-SIGNIFICANCE-MITIGATED(DNS-M): As the Lead Agency,the City of Renton has determined that significant environmental impacts are unlikely to result from the proposed project. Therefore, as permitted under the RCW 43.21C.110,the City of Renton is using the Optional DNS-M process:to give notice that a DNS-M is likely to be issued. Comment periods for the project and the proposed DNS-M are integrated into a single comment period. There will be no comment period following the issuance of the Threshold Determination of Non- Significance Mitigated(DNS-M). A 14-day appeal period will follow the issuance of the DNS-M. PERMIT APPLICATION DATE: September 11,2000 NOTICE OF COMPLETE APPLICATION: October 9,2000 Permits/Review Requested: • Environmental(SEPA)Review,Preliminary Plat Approval,Exception through Modification for Critical Slope and Geologic Hazard Areas. Other Permits which may be required: Building Permits,Construction Permits Requested Studies: Preliminary Storm Drainage Report,Geotechnical Report,Traffic Impact Analysis 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 November 28,2000 before the Renton Hearing Examiner in Renton Council Chambers. Hearings begin at 9:00 AM on the 7th; floor of the new Renton City Hall•located'at 1055 South Grady Way.; CONSISTENCY OVERVIEW: Land Use: .. The subject'siteis currentiy'designated Residential Options,Residential Planned Neighborhood,and Resource Conservation on the City's Comprehensive Plan Land Use Map. The property is also designated as Resource Conservation, Residential at 10(R-10)dwelling unit per acre(du/ac),and Residential at 14 du/ac(R-14). The subject site is currently pending approval of a Comprehensive Plan Amendment and Rezone in order to modify the designation of the property to Residential Options/R-10. After the deduction of critical areas and portions of the site to be dedicated to public right-of-way,the net density of the proposal would result in 7.0 du/ac—which complies with the prescribed density range of the R-10 zone(7 to 10 du/ac). NOTICE OF PROPOSED ENVIRONMENTAL APPLICATION Environmental Documents that Evaluate the Proposed Project: N/A . Development Regulations • Used For Project Mitigation: The project will be subject to the City's SEPA Ordinance,Zoning Ccide, Subdivision Regulations,Critical Areas Regulations,Public Works Standards, Uniform Building Code,Uniform Fire Code and other applicable codes and regulations as appropriate. Proposed Mitigation Measures: 1. The applicant shall pay the appropriate Fire Mitigation Fee based on$488.00 per new single family home. 2. The applicant shall pay the appropriate Traffic Mitigation Fee based on$75.00 per each new average daily trip • attributable to the project. 3. The applicant shall pay the appropriate Parks Mitigation Fee based on$530.76 per new single family home. 4. The applicant shall establish the appropriate Native Growth Protection Area subject to the review and approval of the City Attorney and Property Services Division prior to the recording of the Preliminary Plat. 5. The applicant shall comply with the recommendations contained within the Geotechnical Report,prepared by GeoEngineers dated September 7,2000,which was submitted with the land use application. 6. The applicant shall comply with the recommendation contained within the Storm Drainage Report,prepared by Triad Associates dated September 1,2000,which was submitted with the land use application. Comments on the above application must be submitted in writing to Ms.Lesley Nishihira,Project Manager,Development Services Division,1055 South Grady Way,Renton,WA 98055,by 5:00 PM on October 23,2000. This matter is also scheduled for a public hearing on November 28,2000,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: LESLEY NISHIHIRA (425)430-7270 IPLEASE INCLUDE THE PROJECT NUMBER WHEN CALLING FOR PROPER FILE IDENTIFICATION I ...."%.''= ?'. a p 'i^_i.'i_:'..1_1:.N ..Y' ��_ �� �7 ;". ,fir �eR_-Mn.'6 8 {TEI'1 -f, = u - .4.Z,r,i...ra'3,'-,3w-'1,-1:/1 11°:1r41(>t;tiikp:.'-m•S- t .,- ,, -F :m6 +-�~�.1( -ice i I � ri ,.:� ., ry C_ . _ _ M ' _._,,1, .n d --- cyan ' M < its ' { Q -- i.::,. a gl 1 7__„..,.... ",.. ik. 6r`V \l R ' • J r�r NOTICE OF PROPOSED ENVIRONMENTAL APPLICATION a p CITY OF RENTONJ rot ®"e' Planning/Building/Public Works , d: 1055 South Grady Way - Renton Washington 98055 w OCi 10'0 0 4.+10;ma 0 3 0 5 ADDRESS SERVICE REQUESTED a. ?• i . .. : .. -;. a=E�: .,, $ � it!•S. POST&GE ,!// 77 ")1� Y`,l=J`;`,41 rt., 162305 9046�'t1:1 ',' � 1 Z 3State Of Washington ✓,-t. . 2631:NE 4Th St . Reek;:;.e.,,,::"nV 98056 I.ECT LFCi i?� i i �ii.E.. t _: .�� ,� j'jut)r% R AS ADDRESSED ;, !UP UNABLE T{3 FORWARD 4---;'--i RETURN TO SENDER �_.—. �__ ' f i!i` lc ( eft p`� 'lliiitliitillili?l11?iD.?l m it it �3 f t{7 i 1 i i F { i? i .r•.-:r —Imo•..• 1? ?�???si?i?I?i?i.:i?? ?t? ?i??If ?1)i ?• . + + mil IV:: '' '. •. NOTICE OF APPLICATION .. AND PROPOSED DETERMINATION OF 'NON-,' • SIGNIFICANCE - MITIGATED (DNS-M) ' ... ',. DATE: October 9,2000 • LAND USE NUMBER: LUA-00-123,PP,ECF APPLICATION NAME: LIBERTY RIDGE PRELIMINARY PLAT PROJECT DESCRIPTION: The applicant is requesting Environmental (SEPA) Review and Preliminary Plat Approval for the 436-lot subdivision of a 107-acre site. The residential plat would create lots intended for the construction of detached single family homes—ranging in size from 3,480 square feet to 14,418 square feet. The project,which would be constructed in seven phases,Includes the installation of utilities(and use of previously constructed drainage facilities), internal access roads, street improvements along NE 3rd/NE 4th Street and Edmonds Avenue NE,as well as the dedication of public rights-of-way. The project would include approximately 198,000 cubic yards of cut and 282,000 cubic yards of fill in earthwork quantities,and the removal of several small trees. Off-site grading is proposed immediately north of the site's east leg — the review of which has been permitted by the property owner, King County. The subject site contains areas designated as protected slopes and geologic hazards by the City's Critical Areas maps. The applicant has requested the approval of an exception through modification from the Critical Areas Regulations in order to disturb some of these portions of the(site,which were created and/or modified by mining that occurred on the property between 1960 and 1985. The,sensitive areas on the property are proposed to be set aside as open space tracts through the recording of the'plat. The applicant has also submitted an associated lot line adjustment (file no..LUA-00-121), which is currently under review by City staff. ' PROJECT LOCATION: East of Edmonds Avenue NE; between NE 3td/NE 4th Street and Maple,:Valley . Highway,...; :. . OPITIONAL• DETERMINATION OF NON-SIGNIFICANCE-MITIGATED(DNS-M) As the Lead Agency,the City of Renton has determined that significant environmental impacts are unlikely to result from the proposed project. Therefore, as permitted under the RCW 43.21C.110,the City of Renton is using the Optional DNS-M process to give notice that a DNS-M is likely to be issued. Comment periods for the project and the proposed DNS-M are integrated into a single , comment period. There will be no comment period following the issuance of the Threshold Determination of Non- Significance Mitigated(DNS-M). A 14-day appeal period will follow the issuance of the DNS-M. PERMIT APPLICATION DATE: September 11,2000 NOTICE OF COMPLETE APPLICATION: October 9,2000 Permits/Review Requested: Environmental(SEPA)Review,Preliminary Plat Approval,Exception . through Modification for Critical Slope and Geologic Hazard Areas. Other Permits which may be required: Building Permits,Construction Permits Requested Studies: Preliminary Storm Drainage Report,Geotechnical Report,Traffic Impact Analysis 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 November 28,2000 before the Renton Hearing 1;.. Examiner in Renton Council Chambers. Hearings begin at 9:00 AM on the.7th -•. ;,.,.. -•• .. . floor of the,new Renton City-Hall located at 1055 Sputh.Grady Way. I CONSISTENCY OVERVIEW:. s,.: ;. Land Use: The subject site is currently'designated Residential Options,Residential Planned Neighborhood,and Resource Conservation on the City's Comprehensive Plan • Land Use Map. The property is also designated as Resource Conservation,. .. . Residential at 10(R-10)dwelling unit per acre(du/ac),and Residential at 14 du/ac(R-14). The subject site is currently pending approval of a Comprehensive• . • . Plan Amendment and.Rezone in order to modify the designation of the property to Residential Options/R-10. After the deduction of critical areas and portions of the site to be dedicated to public right-of-way,the net density of the proposal, . would result in 7.0 du/ac—which complies with the prescribed density range of the R-10 zone(7 to 10 du/ac). NOTICE OF PROPOSED ENVIRONMENTAL APPLICATION Environmental Documents that Evaluate the Proposed Project: N/A Development Regulations ' Used For Project Mitigation: The project will be subject to the City's SEPA Ordinance,Zoning Cdde, Subdivision Regulations,Critical Areas Regulations,Public Works Standards, Uniform Building Code,Uniform Fire Code and other applicable codes and ' regulations as appropriate. Proposed Mitigation Measures: 1. The applicant shall pay the appropriate Fire Mitigation Fee based on$488.00 per new single family home. • 2. The applicant shall pay the appropriate Traffic Mitigation Fee based on$75.00 per each new average daily trip attributable to the project. 3. The applicant shall pay the appropriate Parks Mitigation Fee based on$530.76 per new single family home. 4. The applicant shall establish the appropriate Native Growth Protection Area subject to the review and approval of the City Attomey and Property Services Division prior to the recording of the Preliminary Plat. 5. The applicant shall comply with the recommendations contained within the Geotechnical Report,prepared by GeoEngineers dated September 7,2000,which was submitted with the land use application. 6. The applicant shall comply with the recommendation contained within the Storm Drainage Report,prepared by Triad Associates dated September 1,2000,which was submitted with the land use application. Comments on the above application must be submitted in writing to Ms.Lesley Nishihira,Project Manager,Development Services Division,1055 South Grady Way,Renton,WA 98055,by 5:00 PM on October 23,2000. This matter is also scheduled for a public hearing on November 28,2000,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: LESLEY NISHIHIRA (425)430-7270 PLEASE INCLUDE THE PROJECT NUMBER WHEN CALLING FOR PROPER FILE IDENTIFICATION I : Y Wis , = ; � a I K . . . h; - is: i Alf Q . KS1- ¢rn . /,.L ,...�.' :a4:s' asb� i�pn`pyyya<�nj =r� MrP. — • t . M ^ t' - gi-1 1 :.1r- ,./::0.'....-• liiimi , ';4 7: ly ... ,:, ,i. --7-__:17 , ..,,„ ,1,4,1 _. z ,,,,N1 . .:,c 1p .- ,,,o---_--_--7=1—.-1.' ,,-.3.,-, • ? " I.• r(, ... -- — /1 • 1 *--..,,,.$:„........4.1:4,..›-zi4-tti-v--,-- , ,..,..tti.v,1,...., -.:--, , NOTICE OF PROPOSED ENVIRONMENTAL APPLICATION — , -_ I AAA .:gip . , ........ ../, „,,,,, .,,L,.k ,,, fi „.„;„._ .....,, . _,,,,,,/i i YgokSloN d ' ; ;�r TRIAD ASSOCIATES Preliminary Plat of Liberty Ridge l;I;I�_ ;..; ' ¢zet ,,�,,,, _ I i r.�;' `.�',"RRwri a- �l'l 1 ../p11+_�`?+F}--_:�.:•:04'-_-_-}��� I\ 1/ ------- •,,-A S&,,.q,.,,,,�•` .!1iiii 111\l''� File\; 4a.....-o= d iilu 1',Pi;1,i / 1s Vlclnily Map Legal Description i5?.m k' \,", ,�?,' _",``�▪ � -• ``C,o--, - 'S4e a' I• Site Information ,. ..,<m+rm..��u ".a ,m.'i-m-o-,w - ',l:-_ _,'} _ - ' ".w.a` p,l r-----' r;m,-nv' ,;©I r,a.n1, _- si'i' G\ �_` ,,''9,r ,III c,.a.RINrur - _ __.ri,;._.". !' ,\�.P.,, _ �\/ ct.;•:=i'Jr,"- �I/S'�'o;'u/;a 1 1 /�z I m ,a rwm �� .,aw.,nffae ,.�>z:,..,arm.,e,m a,�aw� c xmo°,.,nroo.. .wo r aeNr�,a.rorrwasrrw nn_ro...: now m.ranmw nesro"cr.souncoae scow ma -� - ; Ne ',a,,, ,,' t ;s I v vmc.,.nm svm.oma,rc nx rn,n.dc a¢w�'u /.'/= +i",� T'r-"- =i /l�`�.1 ,irrli'�Ir�li lr>' ,II , :0 1©' 3 [ ,rem,.ro,rN,� -'''''a ''''' wr. -.,..>- 1_ s •'f'"`r.'',.._'�'.1.. 1,+' ll 1� I. 14 . ict . . -5. rm ro rr¢ru emn r--"""e - _ ', a i'1'I I I/'/, �— i N F---p i w9M.9(°A1' �I I IF'- ,.. SCALE:I."1a0' a ,\II,II �- mr.r. �\`../� ,i t1,>'hl't„ i,iil,Il I' 13 re fee'�M a,,a6 ;l: 4r ab'� I �3 ��;,. I ,y�i;111;;';I';,;:'' n'll;r' l „r e 9 11. C 2\\:; ewe •Sheet Index , , •>u. i'\ .• ,, II 's„1 .:% "'�°`� n MOM `iy,;;o _ g APE.Of WIT 7 Preliminary Plat , �'ii°, iY �:Z dam,\ ', iv �':/;'%jerxN'�,' Ati'� a��w. I ad -- 'irr`u""c..uer rat i:' b :C' „ LU 2 Lot Dimension end Adjacent •.0 un inm - ii,,III,,,," 1 '"'I'°I'+65I µ• t '��;"� ,1';!��';'.���A;`�11j�\` �4+ �1 Landowner's Exhibit .v_wz iamrar; ' • \ ti!ti ;-•,,,, \4"�+ r 3 Preliminary Grading and Tree _ x.•. ,-`}- \` „ \\ \Y,-`'"4`', __, I' - ��/I.\' St., >!a\s', .:.,. LLA Lot D I. a \ ovM o,a, Cutting/Land Clearing Plan, IIII - z9, � p9 :.!ad,'dt�'i,\:c,\'pia' 4'\ rac.wn'cl e \ and Road Section erser uu`'r<�iai f I .Z.` € .\ ., ,Y'+e �...•.' �i �'J' a •�:. 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LLA Lot A 4 a7 o� \\\ /"'•'^a, aii„ ,,,,6rrti Taos"" n I: cr o. \ n„r' �.-�... / Edmonds Ave d, a --+�; _ ----� ---_-_—_ 411 az \ FieSE-' I / ___�_ pet % .Y.. ___ _ 1 ^7/obv _ -PWHE\ LLA Lot C J d�m"a LLA Lot G _ — \ , ' j__- ______-�___ _ _�\ter _.—i__-_r- _ �1'440 --, MSS 61.19 MUM \\ \ / ,e..rn.e w.,mea..e, \' 1 /" i T\ , p\ _ _a_M. _ scue r-,00_ _ M �a1,c \\ i/ ' M NDR- DM. ®c.°`a,00-0_ ° �s 2.5, r -+ �/ �; / I TRIAD ASSOCIATES ,iu.,gs:li�-r [AST PORTION OF (----� f LLArHHLoI F I-/9--i tZJ i:"Rc`-i-ti:``" 1 n _ raI '11 �! 1 rFACTz - ti ,...`.' .� un, uawuNemn'nm¢ = I.VI l _ "•'L.'..;: J --_,y A t • 6 raft .----16 -1ti O NO �.J .L JIO - rn° *' h 1 : Ya'5, -1Ir1,``u/ __ .3 00 _-15-,W 3 i7 0 �- 'SOa r` SCALE: 1�=100'HORIZ .6es �f�/__— \ ' r+ l'A g _ 290 `� w -/ _-t%I // r� 290 uc sr 20rs cVEccwAFn - __ f",26B P I. �L6;���t F t ' -j'16"� I r Hcr£WRR �I 1ld 2j' rJ I T.3:Ss} 280 �r I 280 rem S ell ®''i ---J f,::+y 270 rMr.<w�7 270 �I�j®j.�a \®1':i, 1 rs ,_ rrr -- :265 \®2Bo If1A� /1'1I : 12 1 :.1't:7" EJECTION B-B ''' fy ��1��• v--I r f' 1 70 I r y,s. i?ee c I R 5 Ilk •.,'PREgP SCALE:I.-IOW . -- 1 W '^ 26°p'i aR Jfiii \ Pp • - UI v I r 162_ 1\-\\ ... u LEGEND�.o:n. ®.J11 �z OLD s• � .- ___a I C SC ryl I AO'D L ^`i"•.�;xss ,` , LLA Lot D I V —__— - / -S6 LAxrovcl ] Q T60 ��Ir� \ ` �rtcrwCaromam.,�T Y I' 6 I ,t `` —_-- ,25? 6 Q • om,unt -I'nB:II J5B 5 I ob CC -_•___ !'20,MINA .. l g :`.'WEST \� \ I j 'till .s 4'' ww - - ''isa ` ii 15s `.'PORTION OF, a y \ mvs.c.v,om.- msrw wa w 1® �� r� II= r LLA Lot F -- --� J zd __—__ - F \\ _ - ___ - -_ __'"''I*441) ���/���ilat� -.''•`LLA Lot E1 % O }FACT X _J \ \' \' •\ 24r Ida ad!a44J 2d5 246 N]adB®/1I�� awrtcmv wv \ Q. 111ACTF \ \ . ,\ 440RVAU A �'IS�e ���47:417::,4.,:0440"...T:0:s.:,; /11‘ ,,„„efik 1 I 1„1 I),I a 7 111 1 p>.. \--1 , •,,, , ___ ®IrHsrwl7 worir), ® 4r �� 411k) c rrl TRACT �/ IDB / \.® ` •\\/F A\ vAhlIV.Am 4• o x4 erl nrw / aJl ®® \ / / =I,`1 Jl0 \ o mrzow 111121 0 : r owvnor / �,/ \', \ H J C BKRv ' /////� ��� Alt O. ®® /%/\ :", �I������� ®I{BII Jlr \ \ — Orr r,/ al •- y // a� � `-�® /� , � \�®�• 1� amrscmiCT �` C • ox S OF _ r,v 'LL _�� ®Im® ].nB rrsr ✓� %/�/�®C i �\���� �y�!'. �`. .'�:4���®��®' 1�11 ry6*+aLo \✓ .F R 08,1 r SOUTH PORTION AN )iya r, m 1____ ____i�-�`�r1:1744.\ \��• ���...�`-��y�, �\`� \ qa ��Q�� AR,p p2 72,.. 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MEAD ASSOCIATES Cw'r tiuW, I'�i��ii •�,(:'j Rpi\1Ti lrlln`1- \`~.; __ `. �) //rr :r I 19 f' She Information Nelnlf Map •Z�gl�a 4i1"' za\� '``�\`;` p 4 =T ==`ii4 vijlji j--gig---i t__ Y Lelia/Description -,'! �t � <`� - 'Afii-1-'ajrd hl 1,them Y !;1,1 .1 r = _?� __, _ ryiii,ry ' L-- -- '°"'md'orws� o.,as umww i":Ttes.r.rn.a. m �Fa'n .,: ) \`1�k_, ...y :�`o_,-_s=� `ii"rr _ ram.. rm.r,. r..r.r..nl .,> ro° -remew -�,z,.ry _vonalm m.rorr< o.`.,. _ _ r;` r,.:rOn 4'' et4r!r w -___`__- yer:. Syr;; �i ns., o` ..°°I p 1 Comm:..v.crorar�w F �.. 'L _ 'S ar"i .— fm)rna�� l orvvle,nw R�r^_`i .Y:' 1 .:�4<.� _•r 'r li/i'/"�' �y , • _ rs,a°a sfou-gr its; ram--� /s=`" _'-� '+'°'°s.• •l�" �==zilkr`I�r.',� !�'i°y2-✓z)�I lA�I �------ — I....ffa°rm \ r.r-,,lk�>b '.'.-�- .:g 1 <��' ,I,-,h 'n.lin,q II /'Q1I I 15 y rs.w - .�r.:"?' 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Za s ® I � rm �- a W- Ci y, 1. \ . .% ' • ,...'� • -I 'IlSOU7H;'' '''',PORTION. , , :k ,c.,4. •.,..-i.`n,T loTj17 `s 4', /a( / d7a 2„: ,.. /ea 9'fl ..�: �^ 4�'k , �CLA':Cot,,A:: `t! ea d,. .. a..b°. _ ° / - /y�/j.AL a, ,�'4. - L�. � $qy�;. 1,:,,.1. _ ', , \�-, ,1 LLA Lot B .�,i.. #�" • T �, •i illr'y: • ``'``�``--_ • '.. .d8. 1 ..t;..4'.a>.n.ar„-m:ear ' 41" •'', - _ gg - y � ., .. 4" y� •ram _ .1.. �� �ry,..0:w. r , - tiq- �v ,.lf1, ,..,. .:W. �,,'':-:-• _ - -- �.• rhr ".n'I�'i'�1,:,,�:� —� tl0.' 6*4 \ram / r� • _ ms �''!,aU: .d7:1''3'.,'� -- e„q �?.'''- i ,, :d: 4i:' 1 r ��� �� ,.` • — �u-- ' "• '�' -- --=- r.erL.r..m..,. h' ---i . Cam= r. / ? 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I I i f %°` `•\ �;< ma'?s,l maw iaa ilm .ter \� it // I i 7 I i / f Ilif/ l _I ��00-O2201 •l 1.4 oammtamo+m��= ___ ___ _ - - --_ wa-errr is rr>�.ewe • 5 `\\1 2\\ i --,s dips% �itrvr\a\a I ai1y6Y�`8�''f I 5 �''t", Sys/I \�k asks k a VnN}`t:.'i4 w �, r� A § II �_// iaya ,�a�A�At ' c8"e"xet¢ � 1„n ,� CCCY&4c•6Y / w aP f'Y at,,,,, S A v • • Z' . ! g ., I E e ' E ,u(nF . li a `ti v I l v %I \\ n p' 1 k t( 1t °r II " 1A� S\ d:,..,/,.. 4 $ g99k1 l" I I I 112 8: 5 —II d ' p yy ' v. y Y � „ i If — I'1 I C, ' 1 I ,Py ;SPu�`4 ` e 1 r3 /,// (° 1 //�• _ Yp v r8 ' / / / S 11 !I II : • 1\ \aYe '., • k :5P5 c.�F ,} //�// 1n i 11 \I k' k _i ,-,t ��C'V .1 1 / // �¢ Y y • €, I I _ k 3 a 5 s.. ,, .94pf >k /(/ / gl i FO a 5. 6 a j p I 1 . Ai 5 5 J a>�>• . /i/ y u {d— B I P I A = ..8 0 / 1 . 69 a~: ( .G a // 5 s 1 ---`- Yeti: \ F q ---` A r.6T ' / % •„� \ �I --_---•IIie \ v • . I!8 A` Y , .ks / / In'+k ` N N e!r¢ V1 a • 0-- II • v_�k \-k4 v �Y /_ 5 9�a "e r----`—�• 14 I�= ., I I I I I Imy I J l $d J _ \ 166 \ 1 at, 51. ke 5. ya 5L '�! (In 5n 5s k1 5P p. gn gP `. z �q . 10' 7' • . . ? >5, kA.(X5\ 'S ' _1-1,I I, 1:1„1,1.Idlai .— jl l' �i n�l �q "s d/ S 5 9�D a 5 u , k a• a ,. .1 ' A F - . 1 ,,, �_'_ga 1 I • • -_ nx I ci _ / /,. ,.a -t/`i S k `_ A h5 kc 5 _, 5��.`y1 5 ( I j/' / 'gA sy. ,. "x`_ A • _ n I �, 1II j _tee OIYAA / „¢ a„As_A y a�• y �" p 5,'S4• • ti ç I r • , • 4 1 \ Y / .� , >5) '•' G, x-+`` i(` i" ° 5 S e y( il 1 F * ` i • I/ •• `\ _Eg, ( L ak• F . .}.4 - \ a ' 1 apc4'§= 8 • I I\ \ A 5 d y .. e, I 2s _ a Rr" g �_YS/ ,.1 'j 9— $d I\ \ \\ 5 p g a5 " F If n t1Si - �Al v �aN .. :... M1 (.p Iw} l V \ \ \D D " O,r,a^ sI \ A- p @p �ii b .mWv. — 'i ip a„---- f--iv. s•ru :'sl ° 9:T " ,iTari rill prep pp 1q C 1 1 \ i,� a ,4 I,•• F.i I:1 .4 I',, p I it 11 134. F 1 I.!i 1 i 1 4 8;1 I oc= hp( ( I 4 8^9 5 i Aa �� —'• 5E 169 g „_I''.. �..= I mo'p i M I 1 i Pi ii p l ; I 9 1 I 1 g _ , _N I \ \\ -\'" a Y� r se sm sr . $ iii , d T lig �� � o� n LOT DIMENSION AND'AOJACENT LANDOWNER'S EXHIBIT fpp [ ch 15m a ga PLAT OF LIBERTY RIDGE aVi �{ �..I, ' 1 CITY OF RENTON, WASNWGTON !� JI II '=4. r . „\, I I •;a:,✓ r,fl // r Preliminary Plat of Liberty Ridge -� - - --- ' ? -- _l � � kF . ' nuo A.taoca r 11n 111\ i I /9 1 Site information V/OMlIY Map �1�i.," p�'� Lea T -_ _ -'▪ `"1:.:;I: _ 19 ::e. . "�...w Mt. LIA !ils _ e,m rear oea.0 Legal Description ,iAYh.,. m � 'k 5...-� - �i,' / .'_--j rat AIN.r lain -�^� .emM.aa,ase..rr !'.: -- �•• � •r,�Y/i 2N//� __ alemit+» "� iw)r.ww�n'�'r .�!.� Nwn YWrC.d. �.v fh. i y �'`�1 . fear-----1 a,.,... Fs:TfIaii orr or Namr j }`� �•- /. •'T'^4;4'4 ' ' •ee�0I1 -� - x ....ear. .` no«S" 1 "ra\w�` /ray'yri4i lrl' •�NIII' /;s `3 st7i 11 '''' .j� ` . T / ISM' ;Ili .i 11:: --i it _ • la*JAM, I z ...� Sheet index Notes 1 ���,- �;• ] 1 ri5. 1 T\ �J1 �'yi i\, ."_Try Ulal 7 Preliminary Plat •f a• mm n,. .- ��i t 4� , 2 Lot Dimension and Adjacent ..�' '; "` 1 ,i:,Y:,il:. /.rr" •$ ' .-.il rR �« m. Landoamer'a Exhibit _ ^..r•^•.+^+•be••ea !i l ! V ,y� 3 Preliminary Grading and Tree -e nar.......rr.,.0 r. A.:-r R t0.dt3as LLA Lot D Q ,r- Cutting/Land Clearing Plan, • ,I 1\y, CC „'.p and Road Sections - /•i ' ear 4 Conceptual Utility and \� Is Dgazteeceasrainage Plan ''- JY - ;„111,, - `\ ••� r:.`'rm.grr:.o,...r m.. .m.®ew" sea ,An. \' I .e rear..« eau e+.m q, fii .�S ° • \ •ORT10N O 4 cc " .ii�' ' I _ ' ALA Lot/-. 2 W aaar>_�a_ AI: ..ii .1 r i7Lo-+ear rear 2 CO aaaar � a Lift ft.,. ss. Y5, �, "�'�' „.r.,.+..,.^. - — W •� • r ^.1.0r=.,,r.,.ea.e 5.,3: , � .r �' e...r....�...n a .m. ».......,... rear.,., n+..... \\ \� ' �_ _.•---. . r I� "'...i��Shoal.,•+r�l i««i..w«l..r«. .i rear r^ «�>rsi,nr..xnl too ��,"''' _�" ALA i.I, _ '. 4 fin .�. LLA. Lr.r H ./ 4110111 \\ "r/ / 41 0. - - - 1/ ' ® rear. 'rear" nt-{ a rw,tt a \Cam..\ :ttt. Sr :4:: J., t!.. r.......r., C-•^ �Q_'• LI�� "+ a w •\\ '=sF. / ,y...� :J.• .® .' trI-4 r. Ids - \\ «r^�,� flea" �,1 - ,15. y Win= \ ' ,.- .,e •'�': IlSOOTHPORT/ONOp—�- T \, Lt.a for n ■.,ae�,Y1. \ � 7 1 5"T L7-1 - �° r •A 3` ; a�` .gear= ( n,a1 �� ram, /,r. \jr ° ' 3 ▪ �' ..... �- itt. _ wil .an� ,t+`- l-.Y Syr '�eat. `` �1^,; / 141 a e, .ii to �. 5 r � _ \ ity \\ \�\ m� ,� �Itea rear. r rear.. , s =`. ,u.y4�/ • _� . ,,_ _ 'A°' �, ,.ms 4.� - .T, �. k ----' .. «- R.Yea rr r It 41.(1101<kl<KKICKI' f �• - / fir' �",�" "��, 11 ""• .�+ar..� r,se ,., —� -- \ - 1 / n:'^ 'r il .Y...A.,Y «,y._a.1: AyA 1.-`-c, 1..4.1 =,� , .sx.-r,� \ — �- _ .1_f c- o'®esia ar— ,v" eau: In ZI .v - : nr �� lit 1^S rear1 1I�.4 �i..- .,, e :,3r z, / •,i� «,^^ __ — I.,,M""... emFax i7. ""..�"`P'a - —' NOFTH PORTION OF - y -�J,,. titer —- — _ LA R A • ..R.. rear., rear -- r✓ L I t • �+ a -._ ,ear ear ,;, u " • n5'lla !~ • r . E �' lea' • {I /� f .1 •'2 f r .44 �Rr , • i - `. i L �• a �f / 'i�r ...� 00-022 Oi rm,w A\\ �\ // ,,'f �/1 I . ' arer fa4 �i ere.me MM. •••.rwreis ardor...,re• !mop : _-__-_: Fr'-- -__=_ E1tiI = � _ _ - _: hll = - :_ a_ _ r c �\ 1 .mom _ _ s 'a . &vox /ilk. has Minn' E:__ :_s::__ __ _ _ = 0 : ''''•#:"1444 ) � fy � 1:11kiligi • .. I� _ ____ _____ _ _ trr etq, ___ :_ _________� , 111414::i:KEiE:E:K::K]i:=-4,,_.r,-- " ri • -3M-gaMg LaUVEx - 'II C4 II saggE-i- iV /14 L w. f ?I ,OREN I wW. -: : -_ _ - y : ___ _______fir IIIN, )___...:,_._.___,_,_,_:_:_,:::,:,==:,,,,,::_:,:,:::_:_:::::::::„,:,:,:,:„„,.... IL ... _,_:_::::::::::::„,:,,,.,:,:,,,,::::,,,„,„ • 101 z.,......1 IliI( ■w.µ =<-_=:D______ _______:_;__000 =:: .=---__=---~> .:./1L!IIIII 1 1� 1 G 1 mu liima--_40EziEwii;::_;,; ;g=-:.==:.-.:::::,,A:,,,-, r NEM''-'''''' 'Or t :' -Th-- - ' d wypploir;,f,c9=0_: .] :m::s:,-;::;:---_z-EgQm, , ITZMILAsr-,-.-La gi 11161M1 -mszar...1"-- " II =rit, ..1/4. 4 ,;,::_:.:_::_,.,_,_.,.,_,_:.:.:.:.„.::::::::::::::-:-:-:-:-:-,-:_:_:_,_-_-,.. „ ___•__.1„,.., ,,,, its. --1 %c:_:_-:-::::::::::::::::-:-:-:-:-:-:-:_._-_:;;;;;;_:;.:;:-::::•C ..-I EwIi ,,l-.e.„60..9.c1,i/f,%,„w17 rai inii_. tilt rt ai41r%%:Wt _ __________ ______ ___;. A Cill Pa4 . ■ ir• lim., 1 \ NI e==amp .. • 1:—.2-16 it -rgetwarnalimigivarlill • aiS - i su_LT._ •• . 4,:i 111► 'Iffy ) 1111 .211 4unt..-J11# ill I A /(I�lirr �01—� in ummg lip ..,•41.1.1g �Y -,-,,,-,iitt' ack Es,gcurt \ mmlpielAhlite-Auffi '-' i r 1 _ % I . \,40,„ ____41,ditp_ougiv.mitilkiliz 0 \ 111". tvir-labAmmito \ipl 111191IL AtipiJr--- • ' • v 4(' ,.."'---3') ‘11411 -'41111.1111-Krirl lic i':n-1' ,•1a\I.\e I nn\'' ",„-,_.,i,-,,,,.,,i-u._i.: �II'` t;,,3E,.oi.vr0s1.1-atPAo..I.N.o.tPItPaI, =- 1 i\i whrtc• mmul.ime 4 ONE 1 '.,vim _\r__i__t_s__,)m\\ / .,,,,, ,''6-',:. :,:i'''s'.i.:-1A!;?.,i',e4,iI:'-,,',,' .1':., ‘sq`'`i11 — � ■sig OP 4*;' .ppA'zoNE 2 ;,. :Y w IA .,11.6.Nm11E1 ,i,:,lr,O ,_A,1 I Ini Nevtv s -014--mi -liatui4 r,,_, „„,,,...„,..,,,:,::-,,,_,-.,,,,:„:4010( -:-...- .., ------ kir,- -.. ma, .1.34 to; fiditt.N11--A.!,::: : ---- '.g ::: _„__,,.-.Lcr. lim\ RE \vr--1-) Platitflairms. b ii /1111,1rii: : , III '. A"! IS -4. IIISMIWILINAP ** r' . , 1 , ketsitrimmer,„.. a Et . , ., 71111kwi , ______ \Ng. sr itvwria 71114k / —AILAN4 IVP're II 1 . p_.iii / ..., ,...4.1fitea,m, Air og= \._..- hilt-lik.„-,INPIrgralcaV - 1 -11 7 ), . 11 'III = was, /.,II3 II i Al I I r-- ? 1 4. , . .) ' CA.EES CI 1-e -fvP 1 al , 11 = -==-f-= --- =,I -'O. - (1 E GI . „:„_,,„„,„„,„_, i . , I ..„,:.„ . mor PANMAR ( i- I -\�1 }-- _ :_______________:_: Y M. O; Technical Services CITY OF RENTON CITY LIMITS i abnning�Buid'np/P13na Works AQUIFER PROTECTION AREAS R.MacOrrie, D.V'aneski YAN.t• 21 hnwry 1997 E.‘..f v --6--' 1r f t,\ -- I 11 t_- _., I�1 fi va� ,�( I I 1 . L J 1MAO ANOCIATf. II1 ' (: ,• EAST PORTION OFf ----1::;; , k!r LLA Lot F I 19 1 ,MtaOtaaG� i-• ��r�rratai�•„o - / I---- : OMiWi=yM������-•-i I7F� I itildri*.. ...MUM MIMIC INIIINIMINNIO===11,11=M11111112,M1.,. / 1 -�y y rSalta►IIIMIMMIIII����NIII�pMtMI SCALE: 1• 100' HORIZ, !��----i, +teri;;pt ('--'1 3 A►0 1••• 20' 4ERT, «'-� , r , 14 1 t�t�t��u������EA1t�1�t'�� „ore.KA„cu sour,r c=..�a„rm -\ I t,1 lix.' 1 'I i I rs I .MEINIM=.3a•IS��1�`—MOOF7�11 t \1i I��' I` i II,It' I J =ta•L..L3.331i•Ia•ta•=iNMONiiMa•Mi= 1 "11110 I!a# 1 } ✓mot 11 1 I��I ==Mts .1-L.1 ==11Sr1�IL1 1--' 1i tOv 11 y,� ,,04, _ • - 1 ll 0 l i'W,f1l � ,, -; ,%//gPfF1 I 11 114 WEE 1‘1431; '1 i'�\ . P1 /��wwLEGENDiI II{� I.Sea ` \YJ400, 11`s` t i-C-1 Q1 f .r ` 1fffI'fll�'.F71 •• LLA Lot D L----� Wr ram 3{ y�, � \ I I c! 11111111/4 Aft ---_—«w«., Oesr..c rc.nwE!• i- t.Ys! ��'1 � N `1;1,,i ----1 p itiosio Q cw r- -, 1 ®� 4. ''•PORTTON OF I m o �.�,.,,-. v..«..,. Ali i/(i LLA Lot F -1� j �J If 14 -�r. i I 1, II— u� i r!! \� �� 11 I'I 1' 11 NIVAL4\10 I I \ : \ \\ , _-_--- ---'---- �'' �� a. ���� S"„ \.\ LLA Lot E O Q - _---- -_-- 'v � ,,;�,: 4. Nam ,, IPZS ' \ '- k , �®, `� ,.,5 .- i3,,/sr4iitA. , ______;.7,4*,./klitio4ov_,7-40..0.40110 -----\, iiiliwas quills ti,,,iiittaii nta ,-----„ ir,/,f,f , 1401,-'.,'>,N --V.,,ApAU-akilpitakigaik„,,,.. `s f k:14trifedliglit'" 1- 741P4*7404P4i. r 111117 'lis , p il* ria ''`�1\i� �LL 47,�immiwit / ,..,..8 /���® �'1l '��® © , , /� 47.AV , � .. 1/.,I� SOUTH PORTION OF \\ 'Yiiiiiti �/� l \® �\-, , I I -'\rat '� LLA Lof A-- ___ _. _1____L ,000.,,k inginsxmari.,-- * iii (O. 1 .. sz, -..-:\\H 10 AREA Al Y \� 4!.6 © � / �� 1 � — )) 'ice N am+ ®�_0 D IQ* /�®/�� �����, ,.��I ) ®� ��- ._ __ ` „, Imit m ��_� //�J//, � � mil' •� ®�•'' `rA I�`'��T� 1 \Vt,OA\k Lam/NW/0'4 rf/ '-' ‘; .:: _:.------------,-,=;===zzz----_:::_---- ri .1.,c3 : \ "\.) '-- 4,,.... - „,,,,\ _, i .; ' .._ -- _� , O i /1VORTAPd,,,,,✓OF j Lr -___  ' ,,-\ - --- / /,ff��aa-_- I .�` -,,,,� `'_--' 1 <-- LLA Lot A _------ `I,rrj` i-. "9�` 1''// 1 Y + _ = Ye- �`-f; '- ttt7�tb1r1s4 y'1 }no t f _ J. rr - ,,. - ` / r,,/ i,--- t- --�_ \ 1- .`\ , , 2,11s� tsJ�ta21ar i J- 1 • ..... if . 1 /fir, i , , 1 / J O' /-- - --- -- I I \� .. i - -T- • r-__ �I ' ros un3rem \i i4-',; I 1 r / < I I I / i �� \\ \ \ \ IIIMI I �i\\, ' 1 00-022 i(6 �. V . . 1. .Y.OIO..�•O.r►�NA� O>•a.sas s ' ALLOWABLE ADDITIONAL IMPERVIOUS AREA 38*,g Z,: As indicated on the Summary of Areas Used in Storm Drainage Calculations Table, a total of 40756 acres of impervious area is proposed for Basin #1 and Basin #2. Based on previous agreements with the City of Renton, it is understood that a 2 'maximum impervious area of145.04lacres is allowable for this entire project. This additional'd acres of impervious area could be planned into the individual lot site plans by adding area to the footprints of the homes, accessory structures, or additional paved area. Since the wider lots have more square footage and presumably more room for additional impervious area, the amount of additional allowable impervious area that could be added to each lot was calculated based on the categorical lot widths as follows: A vesito thr ; Lot Width Additional Allowable Proposed Average Allowable Proposed Allowable Proposed Category Impervious Area 4 Impervious Area per Lot Avg.Impervious Area Avg.Percent Impervious 40' 40400'SF 330495F 1,925 SF % '^ 2,325.SF Z,330 5'q 90% 45' 432.4-3.5 SF 417 g4 gF 2,200 SF t � • SF Zt 6 3 2- (00 O9% 50' to3s OSF ' 7oj5F 2,385SF SF 27 SI 9' 41 00% 60' '?OB 749, ,l 5F 2,855 SF 3 SF 31543 '0 .0 % w►?Es/to Jc Arlf* ALI-AWe-0 Oil A DO —O 2-2 Lo c I3�SYS r I W13 ,( ata4e t,t123-t o o • von ��►w �rSSaGlafe- 5 PLAT OF LIBERTY RIDGE ' 1 Q A 1 y T SUMMARY OF AREAS USED IN STORM DRAINAGE CALCULATIONS The following table summarizes all of the areas that will be used as tributary areas to the proposed stormwater facilities as a part of the preparation of the final engineering documents. Please note that the Total On-Site Area, 89.30 acres, is less than the Site Area Within R-10, 89.60 acres,as listed on the Preliminary Plat cover sheet. SUMMARY OF AREAS USED IN STORM DRAINAGE CALCULATIONS TABLE Basin#1 Basin#2 Pond Sizing Location Impervious Pervious Impervious Pervious A C&B Area Area Area Area (acres) (acres) (acres) (acres) CN=98 CN=68 CN=98 CN=68 - On-Site Areas - Interior Roads&Sidewalk 7.82 6.08 X X Alleys 1.31 0.66 X X Impervious Area on Lots (Basin#1/Basin#2) 11.27 9.91 X X 40'Wide Lots(1,925 s.f./lot) (191/80 lots) 45' Wide Lots(2,200 s.f./lot) (30/12 lots) 50'Wide Lots(2,385 s.f./lot) (24/67 lots) 60'Wide Lots(2,855 s.f./lot) (0/32 lots) _ Detention/Infiltration Pond A(Intl.surrounding area) 3.42 X Water Quality Pond A 0.45 X Detention/Infiltration Pond B(Intl.surrounding area) 0.90 X Detention/Infiltration Pond C(Incl.surrounding area) 1.88 X Water Quality Pond C 0.52 X Pond Access Roads(Gravel) 0.15 0.15 X X Future Park Area(North of S.E.3rd Street) 0.50 2.89 X Bypass Area(Slope in N.E.corner of site) 3.87 Pervious Future Park Area(S.W.corner of site) 3.76 X Pervious Grass/Landscaped Areas 19.69 14.07 X X On-Site Acreage Totals 21.50 29.87 17.32 20.61 Sub-Totals 51.37 37.93 Total On-Site Impervious 38.82 Total Pervious 50:48 CO.?g' Total On-Site Area ,.83:3"0" $'Q.(p - Off-Site Areas - Edmonds Avenue(Adjacent to Plat of Liberty Ridge) 1.54 X Edmonds Avenue(Portion of Adjacent La Colina Plat) 0.20 X Bypass Area(Lot C depression area) 1.47 X Total Impervious 23.24 _ 17.32 Total Pervious 31.34 _ 20.61 Totals 54.58 37.93 Total of On-Site&Off-Site Areas 92.51 Existing Conditions Tributary Area: 50.71 Ac. (area tributary to Pond A)-0.20 Ac. (Edmonds Ave. off-site) +3.87 Ac. (N.E. slope bypass area)+37.93 Ac.(area tributary to Ponds B &C)=92.31 Ac. PLAT OF LIBERTY RIDGE E)C 1 0 b UMW . . .....-.... • I '. ... :. ...... ......:'' • . ' ''.. . .. E5 .•r -23N TOE W 1/2 . •• •. . . . , . • • .11 p • . ..,-....is....--,......., '..,-- -..... ..---• to 81 1 1 1 - 1 a -. no. • .NE 4th St. I ---7 . .I '. . 1 • .. . I • • . • C 1St CA • . , . . , 1. . .. . .• • • • . . • a.i . • " • • .. & Sk...:.• :':* • .c -c • . . • • .,•. . .,..- . .. • . • • . . _ . •. ••. .. .. • • . '". • • • a) . . ;•-.°• R-10 . . . •" • s . - ,.--:-.1 ......:....... IL . • z • . • • . 0 . , •. .. .. .. .... i . -.--- . . . cc . . ,-.•• • . . . • . • 1 -• •:!.... .-±-RE•- -7.I.••:;•.. . ..,:.'...., .::•,•....:.•;.::i•;.c-••••••••••••• •••••.- • • • ... • ••,.••••••••• ... • -NI • •••• ,.. . . . .• . ,.., .. 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Z7• Zero 7—71- ----11,—----1 soi lob 141\% •IiiVC li 341 i - ‘-. 5 -clti, sof- , . 1.____ _I L......... ..._..1_ 3 ° la �a `r I _ _ ._._, 1 aC \<</ 310 ,No1 30z a t 1 - I��rrV4 4 MO N XK .\7 - .....• 1,5 297 0 a‘k voi i , 2/8 l'i ‘ ' i', t \o, 4‘i . / • 27• Zeeo 115` � �' ' Nam : 2 \ ) ie S 3 02 .1 301 31 .e140 L " n fl Jan II lian-BPW020197 LUA-00-123 LC" "S PLAT age '. From: an Illian it To: Walter,Judy Subject: BPW020197 LUA-00-123 LONG'S PLAT Judy, Please release funds retained under file BPW020197 for the Longs Plat. The applicant has met the condition of the deferral and funds can be released at this time.Thank you.... CC: Fries,Juliana; Kittrick, Kayren • j - .. ' CIT1 IDF RENTON Kwa Board of Public Works Kathy Keolker-Wheeler,Mayor September 22,2004 John Owens,Vic President Timberland Bank South Hill Puyallup No.09 12814 Meridian Ave E Puyallup,WA 98373 SUBJECT: RELEASE OF ASSIGNMENT OF FUNDS LONG'S PLAT,9636 UNION AVENUE NE RENTON,WA Dear Mr. Owens: This letter will serve as your authority to release the subject$9483.56 Assignment of Funds in Account No. 092310059,posted with the City on behalf of John M. Long. All improvements have been met and approved by the Board of Public Works. The original Assignment of Funds is enclosed for your files. If you have any questions you may call Juliana Fries,Board Coordinator at(425)430-7278. Sincerely, - /04 6()evi Neil Watts,Chairman Board of Public Works cc: Juliana Fries,Board Coordinator - Board Members Norma Kuhn,Finance Dept. Jan Illian,Plan Review t_VA00-L23> out ray ay- enton, as ington s0or3,N T O N A�`HEADOF'THE CURVE :: This paper contains 50%recycled material,30%post consumer 4 I ASSIGNMENT OF FUNDS TO THE CITY OF RENTON �7• , \. APPLICANT: -�Otin1 PA • 1-1-7NI BANK: Nr��Y�� )4►�►��(.. Owner. 1-.0ttS G Ct.s4.Y:\C. HMS Branch: S00‘,wo V- O 3 Address: 1(a [l. �,T� e Sv (1Q Address: �'�`�i��} � r�ddr" ':nurylcl WO.-g80a2 °I�%13 Phone: "3C�0 R 13$0 Phone: 3S3 841 404 FAX: 360 FOQ, 1 sirR I OAS FAX: a53 sif 1 -S6 a-1 Attention: , -O;-1N- 1_,DM 03 Attention: ZOti N 0 WAS - Title: sc��a172/4 Title: 3t-MUN,46 - r \ b The above referenced bank hereby certifies that M4 fit" "�•�s"Y i'Mk �lYS `6.0'1 O a3 005 v ", dollars (S q1�}�3•�6 ) is on deposit in the account number1 q under the name of City of Renton, to secure the applicant's performance of the following work required in connection with the plat or project described below. . . Plat or Project: C c\Le_..DON C1....0NC\---vL6 - - 1 Location/Address of Plat or Project-. V. N\crc1 . N a�MA-, The required work is generally described as follows: - The bank hereby certify and agrees that these funds will not be released without written instructions from an authorized agent of the City of Renton (the City). We further agree that these funds will be paid to the City within 10 days of receiving written notice that the City has determined that the required work has not been properly performed. The bank shall have no duty or right to evaluate the correctness or appropriateness of any such notice or determination - by the City and shall not interplead or in-any manner delay payment of said funds to the City. I The applicant hereby agrees to this assignment of funds and that its obligation to perform the required work is not limited to the amount of funds held by the bank. This Assignment of funds is irrevocable and cannot be cancelled by the bank or applicant. Applicant Bank: 0 ''N 12.A.,...t..) Authorized ture A411,orized Signature - ZOW1 M-L.0 N -PR>�S1D'i o f awl t Q W2-113 VI tQ PY Sl AAA - Name, Title � C.L'ASS\G k\ >S - Na g,T/it O+ 1��q,a, l l I Date Date Jan Ran - BPW020197 LUA-00-123 LO^M 'S PLAT Page 1 From: Jan IIlian To: Walter, Judy Subject: BPW020197 LUA-00-123 LONG'S PLAT Judy, Please release funds retained under file BPW020197 for the Longs Plat. The applicant has met the condition of the deferral and funds can be released at this time. Thank you.... CC: Fries, Juliana; Kittrick, Kayren FileCard General _ Page 1 of 1 )7e -ys General Alias/Keyword New Record Listing Physical Images Streets Search Fle Code: BPW020197 Title: LONGS PLAT LUA00-123 Contents: Offsite deferral for installing a rockery along the frontage property at 9636 Union Ave. NE. Narrative: Off site deferral for installing a rockery along the frontage property at 9636 Union Ave. NE. LUA 00-123. Indefinite Return,toy. R:ei ' nne-t NOTE: This is the Live data. • http://rentonnet.org/intranet/FileSys5/nonfuse/FILECODE DETAIL/General.CFM?FILE... 09/13/2004 BOARD OF PUBLIC WORKS REFERRAL STAFF RESPONSE Project: Long's Plat(a.k.a. Well's Plat)—File No. LUA-00-123 Location: Union & NE 28th Ct. Title IV Renton Development Regulations Chapter 9 Procedures and Review Criteria 4-9-60 Deferral of Improvements C. Board of Public Works Deferral,of Plat Improvements or Deferral of Other On/Off-Site Improvements Beyond Temporary Occupancy Permit. Summary of Request: (See attached letter& maps) The applicant is requesting a deferral for installing the rockeries along the frontage of the property at 9636 Union Ave NE (property abutting to the south of Long's Plat). The request for deferral is for 12 weeks to complete recording of the plat. Background Information: Long's plat is a subdivision of a 3,81-acre parcel into 21 residential lots. The plat was required to extend the sewer and water mains to the south, running within King County right-of-way and adjacent to the parcel to the south. During the excavation of the trenches for the sewer and water mains, the developer remove soils from the slope on the East Side of 132nd Ave NE (King County right-of-way). The dirt was replaced but the slope became unstable.As a result the developer is required to install a rockery along the frontage of the parcel. The applicant is concern that the permitting process for the rockery (the permit will be issue by King County)may delay the recording of the plat, and is requesting a 12 weeks deferral. H:\DIVISION.S\DEVELOP.SER\PLAN.REVUuliana\Public Works\Long Plat.doc 110 > V Bergquist Engineering Services 27207 8th Avenue S P.O. Box 13309 Des Moines, Washington 98198 Des Moines, Washington 98198 Phone: 253,941 .9399, Fax: 253,941 .9499, e-mail: RBergqu510@aol.com February 16, 2004 Mr. John Long Long Classic Homes O 1, 13301 SE 79th Place, C107 Y' 'A.r-- New Castle, Washington 98059 kz, 0—qn Arozre Re: Geotechnical Engineering Services P.A.k.o New Subdivision Union Avenue NE and NE 28t Place c;✓��,Renton, Washington BES Project 200122, Report 2 ,/iLvvv\G • 'BIL0 WW1 K3 Dear Mr. Long: This report is in response to your request for geotechnical recommendations regarding the west-facing slope along Union Avenue NE, just north of NE 28th Place. The existing, west-facing slope is cut at about 1 .2 horizontal to 1 vertical (1 .2H:1 V) and is covered with jute fabric to promote vegetation. As shown in the February 2, 2004 photograph below, the slope appears to be in nearly the same condition it was in back in October 2001 when we provided recommendations for rockery walls. w '^`. .4 .1 ., 4 1 a :Vs L. .,3 4, } r.. GEOTECHNICAL ENGINEERING AND CONSTRUCTION INSPECTION Union Avenue NE and NE '2o'h Place BES Project P 'ber 200122, Report #2 Renton, Washington Page 2 of 2 We understand that the proposed rockery along the west-facing slope may be eliminated and that the slope will be left at its current gradient. In our opinion, the existing slope is safe at the current gradient and should not pose any threat to the property above or below the slope. Considering that rockeries primarily provide erosion protection and do not perform as retaining walls, the sloped face, with appropriate surface vegetation, may provide greater safety to pedestrians passing by the toe of the slope than a rockery wall. If you have any questions regarding this report or require additional geotechnical engineering services, please contact me. A. $4* Sincerely, Nz, tpf wAsti ' Bergquist Engineering Services 11 30377467STE0 Pd/ared°fr' EXPIRES al 1 Richard A. Bergquist, PE J Principal Its e '1Q61 c z CITY <. ,r RENTON LL Planning/Building/PublicWorks Department Jesse tanner,Mayor ' Gregg Zimmerman P.E.,Administrator • November 5,2003 Mr.David L.Halinen,P.E. . McCarver Square - 21.15 North 30th Street, Suite 203 Tacoma,WA 98403 SUBJECT: AMENDMENT NO.3 OF LIBERTY RIDGE PLAT(PROJECT NO.LUA- 00-123,PP,ECF,) Dear:Mr.Halinen: This letter is to inform you that we have reviewed your proposed amendments to the approved . preliminary plat for the Liberty Ridge residential,subdivision: The request has.been determined to qualify as a"minor"amendment and has been_approved subject to conditions. BACKGROUND • The City Council approved the.preliminary plat on January 22,2001 with conditions as recommended by the Hearing Examiner. The approved plat plan included 436 residential lots • intended for detached single family dwellingunits and several open space and Native Growth Protection Area tracts._ Subsequent to this approval,two requests were made for minor amendments to the plat;which were granted on=May 3;:2001 and August 8, 2001 respectively (decision letters attached).. The May 3rd Modification to the plat resulted in the elimination of an • . alley along 21 lots,reconfiguring these lots from alley-loaded to front-loaded. The' August8th • modification to the plat resulted.in:the elimination of 7 lots,the addition of 2.lots,and the elimination of 3 alleys. The revised contained 431 lots and numerous tracts to be developed seven phases. . • PROPOSAL • The current request is to modify the approved plat plan in order to consolidate phases and tracts for the project as noted below: • 1) Consolidate prior proposed Phases 6 and 7 into a new final Phase 6; 2) 'Bring into new Phase 6 a previously.created Tract F(from recorded Phase 2), so that a 7 • portion of that tract intended to become part of Phase 6's Lot#310 will be available in Phase 6 to become part of that lot; and 3) Bring into new Phase 6 previously-created Tract AA(of recorded Phase 5)and-adjust the current boundary line between that tract and previously-created Tract F(of recorded Phase 2) so that the two resulting adjusted tracts will be: • (a) a small,triangularly-shaped future development tract along the south edge of NE 3`a/4t'' Street at the sites' northeast corner(now to be called"Tract B-2), and 'br � (b) a large(remainder)open space tract(now to the called`.`Tract B-1".) . , 1055 South Grady Way-Renton,Washington 98055 R E N T O N AHEAD 07 THE CURVE tn, This paper contains 50%recycled material,30%post consumer Mr.David Halinen November 5,2003 2 ANALYSIS The Subdivision regulations allow for,the applicant to request an amendment to an approved or conditionally approved plat at any time after preliminary plat approval and before final plat approval (RMC Section 4-7-080.M). This provision also establishes of a"major"amendment as listed below: a. Any amendment that would result in or would have the effect of decreasing the aggregate area of open space in the subdivision by ten percent(10%) or more; b. Any amendment that would result in increasing the number of lots in the subdivision beyond the number previously approved; c. Any amendment that would result in the relocation of any roadway access point to an exterior street from the plat; d. Any amendment that proposes phasing of plat development;:;: e. Any amendment that,inthe opinion`of the Administrator,would significantly increase any adverse impacts or undesirable effects of the plat; or, f. Any amendment thatwould result in or We the:effect of reducing the residential dwelling unit density for the site below the'allowed;minimum density. The proposed modifications would not:'a)'decrease the amount of open:space by 10% or more; b)result in an increased number;of lots c)relocate a roadway"access point to an exterior street; d)result in a significant increase of adverse impacts from the_plat, e)result in'a reduction of the residential dwelling unit density;f Ole e site below the allowed,minimum density. The amendments to the plat would,however,modify the proposed phasing of plat development, reducing the number of phases from seven::(7)to_six,(.6):',:Since the proposal would not substantially alter the phasing of the plat,nor increase the number of phases previously approved, the proposal is considered to be a"minor amendment"to the approved preliminary plat. Phases 1, 2, 3,4 and 5 of the Liberty Ridge Plat have been reviewed, approved and recorded. Phases 6 and 7 have not yet been reviewed or approved for final plat. The proposed modifications would revise phasing by consolidating Phases 6 and 7 into a new Phase 6. In addition,Tract F of recorded Phase 2 and Tract AA of recorded Phase 5 would be included in new Phase 6. The revisions would not physically alter the plat,nor change the density or number and configuration of the lots. Access would remain unchanged. The modification would, however, slightly modify recorded phases 2 and 5. Since revisions to the final plat for these phases are considered to be insignificant, they will be considered to qualify as a"minor amendment". H:\Division.s\Develop.ser\Dev&plan.ingUTH\Correspondence\Liberty Ridge Letter.doc\cor • Mr.David Halinen November 5, 2003 3 DECISION The proposed minor amendments to the conditionally approved preliminary plat have been approved as presented, subject to the following conditions: 1. The applicant shall submit an updated PMT(photo mylar transfer)reduction of the approved plat plan. The applicant is advised that all code requirements, conditions of the preliminary plat approval and mitigating measures.of the Environmental Review Committee are still applicable to the development of the site. The applicant should also understand that further modification to the plat, if proposed,would require review by the City's Hearing Examiner before a public hearing with a final decision to the issued by the City Council. This decision to approve the proposed modification:as.aminor amendment to the Liberty Ridge plat is subject to a fourteen (14)day:appeal period from the'date of this letter. Any appeals of the administrative decision must:be fled_with the City Hearing Examiner by 5:00 p.m., November 19th, 2003. 'S> If you have questions regarding this.correspondence,please contact Jennifer Henning,Principal Planner,at(425)430-7286. Sincerely, y r q Neil Watts,Director Development Services Division cc: Parties of Record Jennifer Henning,Principal Planner Kayren Kittrick,Plan Review Supervisor Land Use File attachments • H:\Division.s\Develop.ser\Dev&plan.ingUTH\Correspondence\Liberty Ridge Letter.doc\cor • HALINEN LAW OFFICES, P.S. A Professional Service Corporation David L Halinen, P.E. McCarver Square Tacoma(253)627-6680 davidhalinen@halinenlaw.com 2115 North 30th Street, Suite 203 Seattle(206)443-4684 Tacoma, Washington 98403 Fax(253) 272-9876 September 27,2003 VIA FIRST CLASS MAIL DEVELOPMENT PLANNING CITY OF RENTON City of Renton Department of Planning/Building/Public Works SEP 3 Development Services Division 2603 1055 S. Grady Way, Sixth Floor RECEIVED Renton,Washington 98055 Attn: Jennifer Henning,Principal Planner RE: Liberty Ridge Residential Subdivision Application(Project No. LUA-00-123,PP,ECF) (1) Submittal of Amended Preliminary Plat Drawing Relating to Phase 6, and (2) Request for Approval of the Minor Amendments That They Embody Dear Ms. Henning: I am writing in follow-up to the conference that I recently had with you and Neil Watts concerning proposed minor amendments to the Liberty Ridge Preliminary Plat calculated to authorize the achievement of the following three objectives as part of a sixth and final phase of the Liberty Ridge subdivision development: (1) Consolidating prior proposed Phases'6 and 7 into a new final Phase 6; (2) Bringing into new Phase 6 previously-created Tract F (of recorded Phase 2) so that the portion of that tract intended to become part of Phase 6's Lot 310 will be available in Phase 6 to become part of that lot; and (3) Bringing into new Phase 6 previously-created Tract AA (of recorded Phase 5) and adjusting the current boundary line between that tract and previously-created Tract F (of recorded Phase 2) so that the two resulting adjusted tracts will be (a) a small, triangularly-shaped future development tract along the south edge of NE 3rd/4th Street at the site's northeast corner (now to be called"Tract B-2") and(b) a large(remainder)open space tract (now to be called"Tract B-1"). Based upon the support that you and Mr. Watts gave me for helping us meeting these objectives, subsequent to our meeting I have worked with Triad Associates to develop an amended preliminary plat drawing for proposed.Phase 6 that is consistent with these objectives. Five (5) copies of the amended preliminary plat drawing are herewith enclosed plus an extra one on which I have highlighted with some colored marking pens the salient features of the proposal to make your review easier. On behalf of the property owners (Liberty Ridge L.L.C. and the Liberty Ridge Homeowners Association), I hereby request the City's official approval of the proposed preliminary plat minor amendments that the amended drawing embodies. City of Renton Department of Planning/Building/Public Works Development Services Division Attn: Jennifer Henning,Principal Planner September 27,2003 Page 2 of 2 Please advise me as soon as possible as to whether you have any questions or comments concerning this request for approval or need any further information. Thank you very much for your cooperation. Sincerely, HALINEN LAW OFFICES,P.S. David L. Halinen Enclosures cc: Liberty Ridge L.L.C. (Attn: Donald J. Merlin,Manager) (with copy of amended Preliminary Plat drawing) Liberty Ridge Homeowners Association c/o The Quadrant Corporation (Attn: Ted Whitescarver) (with copy of amended Preliminary Plat drawing) Don Hill,P.E.,Triad Associates (without copy of amended Preliminary Plat drawing) - y, .. Vk - • . CITY ( RENTON a .LL Planning/Building/Public Works Department Jesse Tanner,Mayor Gregg Zimmerman P.E.,Administrator August 8, 2001 • David Halinen • • Halinen Law Offices • • McCarver Square • 2115 North.30t Street - Tacoma,WA 98403 Subject: Modification of Liberty Ridge Preliminary Plat , File No. LUA 00-123, PP, ECF • • • Dear Mr. Halinen: •• • This letter is to inform you that we have reviewed your most• recently proposed • • • modification to the approved preliminary plat for the Liberty Ridge development. The request has been determined to qualify.. as a "minor" amendment and has been • approved as such. • . • The City Council approved the preliminary plat on January 22, 2001. The approved plat • plan included 436 single family lots. The current request is to modify the approved plat • • plan through the renumbering of the lots for future clarity, the elimination of 7. lots, the addition of 2 lots, and the elimination of 3 alleys--all in different locations throughout the plat as described below • • Lot 164 of phase 1 would;be eliminated and its area would be incorporated • into Tract R and the abutting.lots; , . .. • • • •• One lot between lots 370 through 381 of phase 3 would be eliminated • resulting in an increased width for the remaining lots (new lots 188 through 198); - • One lot between lots 402. through 408 of.phase 3 would be eliminated • • • resulting in an increased width the remaining lots (new lots 182 through 187); . • • One lot between lots 409 through 417 of phase 3 would be eliminated. . • resulting in an increased width the remaining lots (new lots 177 through 181 and 212 through..214); • • One lot between lots 418 and 428 of phase 4 would be eliminated resulting in • • an increased width for the remaining lots (new lots 215 through 224); • • Two lots between lots 254 through 271 of phases 6 and 7 would be eliminated resulting in an increased with for the remaining lots (new lots 381 . • • through 396; - - • The alley easement and Tract M within lots 282 through 293 of phase 7. would be eliminated resulting in one additional lot through the reconfiguration • • • . of the lots (new lots 406 through 418); . • • The alley easement and Tract L within lots 274 through 281 of phase 7 would be eliminated resulting in one additional lot through the reconfiguration of the lots (new lots 397 through 405); 1.9- _ � 01 2O 01 _ 1055 South Grady Way-Renton,Washington 98055 k � ' , �Y ter ; ?c This paper contains 50%recycled material,30%post consumer ( t • Liberty Ridge Prefimir_--; Mat . Minor Amendment August 8,2001 Page2of3 • The alley easement within lots 382 through 397 would be eliminated (new ' • lots 161 through 176); • The Subdivision regulations allow for the applicant to request an amendment to approved or conditionally approved plats at any time after preliminary plat approval and before final plat approval (RMC 4-7-080.M). A"major"amendment is defined as follows: • a. Any amendment that would result in or would have the effect of decreasing the aggregate area of open space in the subdivision by ten percent (10%)'or • more;. . b. Any amendment that would result in increasing the number of lots in the • subdivision beyond the number previously approved; c. Any amendment that would result in or have the effect of reducing the residential dwelling unit density for the site below the allowed minimum ` density; 1,;, . d. Any amendment thaP Suld.ylt in .the�i'elocation of any roadway access ' ' - point to an exteri r streets; om plat; e. Any amendmeiitjhaf roposes phasinOf'plat d .v opment; or • f. Any amends. ent that; in the t 'Rion of the r ini.s�ator, would significantly increase any adverse impa'dc; eiUn#desirable$effects of the plat. I of the Libe Phase R'd a Pre Ift l. :- �r -- Jrrently review for Final Plat • . • approval and has not yet Merl re r posed mod id s ions,would reduce the overall number of lots ithin the sub, b Vora revised tot.'I of 431 lots and would have a minimal effect -on the oVeral 'de. ity of"e play (. he:0 plicant has confirmed - • the- amount of sensitiit .; eas'yand rights-of-way ttobe d ducted for purposes of calculating net density =` herd"i a ".,increase of.0: -acre fro previous calculations — • and have arrived at a calcuiatoid net"cletTsity'::of-h7:0 di telg" g units per acre, which is • - • within the required density rahae;:of the xR-10 tone:) jn addition, the alley roadways throughout the subdivision are prdp,go d as priv4 ,easements; therefore, the proposed • elimination of the three alleys would riot e?tlie approved sizes or dimensions of the affected lots. The proposed elimination of the two open space tracts totaling 8,076 square feet would decrease the overall amount of open.space by less than 1%. For the reasons discussed above, the proposed amendments do not qualify as a "major" • • • amendment and have,therefore, been determined to be a"minor"amendment. • Although the proposal would convert 38 lots from alley-loaded to front-load lots, the plat would still include 116 alley-loaded lots (or 27%of the subdivision). The proposed minor amendment would not significantly alter the subdivision and would remain in compliance with adopted polices and development standards for the Residential — 10 dwelling units • per acre (R-10) zone and. Residential Options (RO) Comprehensive Plan Land Use designation. In addition, the amendment to the preliminary plat plan would allow the developer of the project to construct an appropriate amount of alley-loaded lots within an • acceptable level for the anticipated market demand for such lots. Liberty Ridge Preliminary Plat Minor Amendment, August 8,2001 Page3of3 Therefore, the proposed minor amendments to the conditionally approved preliminary plat have been approved as presented. The approved minor amendments supercede all previously approved modifications: The applicant.is advised that all code requirements, conditions of the preliminary plat approval and mitigating measures of the Environmental Review are still applicable to the development of the site. The applicant should also understand that further modifications to the plat, if proposed, would require review by the City's Hearing Examiner before•a public hearing with a final decision.to be issued by the City Council. •. This decision to approve the proposed modification as a minor amendment to the preliminary plat is subject to a fourteen (14) .day appeal period from the date of this letter. Any appeals of the administrative decision must be filed with the City of Renton • Hearing Examiner by 5:00 pm,August 22,2001. . • If you have questions regarding this correspondence, feel free to contact Lesley - Nishihira at (425) 430-7270. yg' Sincerely, }, ttr Neil Watts, Director x ; 'cam Development ServicesDiyjioi - • •�t ::K.Sfilj' sv a1;. Y • • RS cc: Parties of Record';.. 4iw Jennifer Henning, reipiciAl:Plranner'.;'' :".. � 3 • • • Lesley Nishihira, ProjectManager?:,. "Y � • •• ' q. k..k k. ! ! 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I fi� I u'a Ir..� } i i .rn) �,vcHE1 LLA Lof C ;�c/%usf LLA Lot O -- ".J� ••'•• _ 4;1. 1 7/N..+ --i I ; Y_ Wit•_ .-....--- - _. ..w .,n 'HIV // xrowr..r .rro.r..y {r'~' 1 -� r641e U. waster 1 1 - •1 WILL I.•104 11 111 �� •1t 'ou.'' .r • . �� a s 00.022 CFI )F RENTON \i) Planning/Building/Public Works Department Gregg Zimmerman P.E.,Administrator Jesse Tanner,Mayor May 3, 2001 • David Halinen Halinen Law Offices McCarver Square 2115 North 30th Street Tacoma,WA 98403 Subject:. Modification of Liberty Ridge Preliminary Plat File No. LUA-00-123, PP, ECF Dear Mr. Halinen: This letter is to inform you that we have reviewed your proposed modification to the approved preliminary plat for the Liberty Ridge development. The City Council approved the preliminary plat on January 22, 2001. The approved plat plan included 436 single family lots, some:of which access would be provided by alley easements abutting the rear yards. The current request is to modify the approved plat plan by eliminating one of;these alleys:• Specifically,the proposal is for the elimination of the alley easement previously specified along the rear of lots 211 through 231 and Tract T. The Subdivision regulations allow for the..applicant to request an amendment to • approved or conditionally approved plat;a`at-any.time after preliminary plat approval and before final plat approval (RMC 4-7-080.M). A"major"amendment is defined as follows: a. Any amendment. that..would result in or would have the effect of. decreasing the aggregate area of open space in the subdivision by ten percent(10%)or'more; b. Any amendment that would result in increasing the number of lots in the subdivision beyond the number previously approved; c. Any amendment that,would result in or have the effect of reducing•the residential dwelling unit density for the site below the allowed minimum density; d. . Any amendment that would result in the relocation of any roadway access point to an exterior street from the plat; e. Any amendment that proposes phasing of plat development; or f. Any amendment that, in the opinion of the Administrator, would' _ significantly increase any adverse impacts or undesirable effects of the plat. The alley roadways throughout the subdivision are proposed as private easements.. Therefore, the elimination of the subject alley would not alter the approved sizes or • dimensions' of the affected lots. The overall amount of open space, lots, or density would not change. The proposed amendment does not qualify as a "major" amendment and will, therefore, be processed as an"minor" amendment. Although the proposal would convert 21 lots from alley-loaded to front-load lots, the plat would still include 152.alley-loaded lots.(or 34% of the subdivision). The proposed minor 9,,I - 1055 South Grady Way-Renton,Washington 98055 :: This paper contains 50%recycled material,20%post consumer • Liberty Ridge Preliminary Plat Minor Amendment Page 2 of 2 amendment would not significantly alter the subdivision and would remain in compliance with adopted polices and development standards for the Residential — 10 dwelling units • per acre (R-10) zone and Residential Options (RO) Comprehensive Plan Land Use designation. In addition;the amendment to the preliminary plat plan would allow the developer of the project to construct an appropriate amount of alley-loaded lots within an acceptable level for the anticipated market demand for such lots. • Therefore, the proposed minor amendment to the conditionally approved preliminary plat is approved subject to the following condition: • • Appropriate utility easements shall be created with the recording of the plat in order to provide adequate service to lots 211 through 231. The satisfaction • of this requirement.shall be subject to the review and approval of the Development Services Division prior to the recording of the final plat for Phase I of the development. The applicant is advised that all coder trements, conditions of the preliminary plat • . approval and mitigating measure ,,off$th ` n'iron enial Review are still applicable to the development of the site. The"00000 s Auld also un .;`r .tand that further modifications to the plat, if proposed, wgtird,requir,&.'rerwv by th City earing Examiner before a public hearing with a fnal; lecisibg tc 'be'ssued"by-the S►iy ncil. This decision to approve,the!proposed modificationp ;fir,ffittior amendment to the preliminary plat is subject .t s'a fou09e- ,.`; ad r pp al period from the date of this letter. Any appeals of,the adrministca#iv act ion ust be filed With the City of Renton • . Hearing Examiner by 600>pmr M'i;> ,� If you have questions regardingh-;.t s rre ondences feel flee to contact Lesley • Nishihira at.(425)430-7270. r; {y. Sincerely, • Aleia)att-i , , -?:" Neil Watts, Director -E :,.;:..;. : . Development Services Division cc: Parties of Record ' Jennifer Henning, Principal Planner " • Lesley Nishihira, Project Manager Yellow File (s)ON IMVUd ES HALINEN LAW OFFICES, P.S. A Professional Service Corporation David L Halinen, P.E. McCarver Square Tacoma(253) 627-6680 davidhalinen@halinenlaw.com 2115 North 30'Street, Suite 203 Seattle (206)443-4684 Tacoma, Washington 98403 Fax(253) 272-9876 September 27, 2003 VIA FIRST CLASS MAIL DEVELOPMENT PL;,NNING CITY OF RENTON City of Renton Department of Planning/Building/Public Works Development Services Division SEP 3 0 2603 1055 S. Grady Way, Sixth Floor RECEIVEDRenton, Washington 98055 Attn: Jennifer Henning,Principal Planner RE: Liberty Ridge Residential Subdivision Application(Project No. LUA-00-123,PP,ECF) (1) Submittal of Amended Preliminary Plat Drawing Relating to Phase 6 and (2) Request for Approval of the Minor Amendments That They Embody Dear Ms. Henning: I am writing in follow-up to the conference that I recently had with you and Neil Watts concerning proposed minor amendments to the Liberty Ridge Preliminary Plat calculated to authorize the achievement of the following three objectives as part of a sixth and final phase of the Liberty Ridge subdivision development: (1) Consolidating prior proposed Phases 6 and 7 into a new final Phase 6; (2) Bringing into new Phase 6 previously-created Tract F (of recorded Phase 2) so that the portion of that tract intended to become part of Phase 6's Lot 310 will be available in Phase 6 to become part of that lot; and (3) Bringing into new Phase 6 previously-created Tract AA (of recorded Phase 5) and adjusting the current boundary line between that tract and previously-created Tract F (of recorded Phase 2) so that the two resulting adjusted tracts will be (a) a small, triangularly-shaped future development tract along the south edge of NE 3rd/4th Street at the site's northeast corner (now to be called"Tract B-2") and(b) a large (remainder) open space tract (now to be called"Tract B-1"). Based upon the support that you and Mr. Watts gave me for helping us meeting these objectives, subsequent to our meeting I have worked with Triad Associates to develop an amended preliminary plat drawing for proposed Phase 6 that is consistent with these objectives. Five (5) copies of the amended preliminary plat drawing are herewith enclosed plus an extra one on which I have highlighted with some colored marking pens the salient features of the proposal to make your review easier. On behalf of the property owners (Liberty Ridge L.L.C. and the Liberty Ridge Homeowners Association), I hereby request the City's official approval of the proposed preliminary plat minor amendments that the amended drawing embodies. City of Renton Department of Planning/Building/Public Works Development Services Division Attn: Jennifer Henning, Principal Planner September 27, 2003 Page 2 of 2 Please advise me as soon as possible as to whether you have any questions or comments concerning this request for approval or need any further information. Thank you very much for your cooperation. Sincerely, HALINEN LAW OFFICES,P.S. David L. Halinen Enclosures cc: Liberty Ridge L.L.C. (Attn: Donald J. Merlin,Manager) (with copy of amended Preliminary Plat drawing) Liberty Ridge Homeowners Association c/o The Quadrant Corporation (Attn: Ted Whitescarver) (with copy of amended Preliminary Plat drawing) Don Hill, P.E., Triad Associates (without copy of amended Preliminary Plat drawing) ♦ BOARD OF PUBLIC WORKS 8:30 a.m. City of Renton Wednesday,February 26,2003 Conference Room No. 620 AGENDA 1. CALL TO ORDER: 2. APPROVAL OF MINUTES: Meeting minutes,dated February 19,2003,were approved as presented. 3. REQUESTED ACTION: • OFF-SITE DEFERRAL,CANNON SHORT PLAT,LUA 03-010,2725 Jones Ave.N.E.- The applicant requests a deferral for sidewalks with a Restrictive Covenant to cover any future installation of the improvements. • OFF-SITE DEFERRAL,HAMLIN SHORT PLAT,LUA 01-029,813 S.W. 3rd Pl.- The applicant requests a deferral waiver for curb, gutter,sidewalk,and driveway approach along S.W. 3rd Pl.to complete recording of the short plat. • UNDERGROUND VARIANCE,BOB NEWMAN, 123 Factory Ave.N. - The applicant requests a variance from the Underground Ordinance for installation of a service entrance drop from a Puget Sound Energy pole to the triplex building. • UNDERGROUND VARIANCE,FRANK COAD,4348 Lincoln Ave.N.E.- The applicant requests a variance from the Underground Ordinance for the installation of a new service entrance drop from a Puget Sound Energy pole to a new detached garage. 4. OLD BUSINESS: • OFF-SITE DEFERRAL,LIBERTY RIDGE PHASE 5,LUA 00-123, 157 Ferndale Ct.N.E. - The applicant requests an amendment to the original deferral of December 4,2003,to include first lift of asphalt in the alleys. 5. ADJOURNMENT: BOARD OF PUBLIC WORKS 8:30 a.m. Renton Municipal Building Wednesday,February 26,2003 Conference Room No.620 IN ATTENDANCE: Dave Christensen,Acting Chairman Neil Watts,Absent Jim Gray,Fire Larry Meckling,Building Official Juliana Sitthidet,Plan Review Floyd Eldridge,Police Judy Walter,Acting Recording Secretary Crystal McMeans,Recording Secretary VISITORS: Jim Hanson,Cannon Short Plat Michael Knutsen,Hamlin Short Plat Richard and Gladys Mardi,Hamlin Short Plat Ted Halady,Jr.,Bob Newman Underground Variance Frank Coad David Halinen,Liberty Ridge MINUTES 1. CALL TO ORDER: Acting Chairman Christensen called the meeting to order at 8:30 a.m. 2. APPROVAL OF MINUTES: Meeting minutes dated February 19,2003,were approved as presented. 3. REQUESTED ACTION: • OFF-SITE DEFERRAL,CANNON SHORT PLAT,LUA 03-010,2725 Jones Ave.N.E.—Applicant requests a deferral for sidewalks with a Restrictive Covenant to cover any future installation of improvement. Action:Following a brief discussion,it was Moved by Meckling,seconded by Gray to grant the deferral,subject to the following conditions: 1. Applicant agrees to participate in any future Local Improvement District (LID)or other City initiated project to provide sidewalks. 2. A Restrictive Covenant be recorded prior to recording of the short plat,but not to exceed two(2)years from the Board of Public Works decision. MOTION CARRIED. • OFF-SITE DEFERRAL,HAMLIN SHORT PLAT,LUA 01-029,813 S.W. 3rd Place—Applicant requests a waiver for installation of curbs,gutters, sidewalks and driveway approach along S.W.3rd Place to complete recording of the short plat. 1 Board of Public Womb February 26,2003 Action:Moved by Meckling,seconded by Gray,it was agreed to grant a deferral with a Restrictive Covenant to cover any future installation of improvements in lieu of a waiver,subject to the following conditions: 1. Applicant agrees to participate in any future Local Improvement District (LID)or other City initiated project to provide curb,gutter,sidewalks and driveway approach along S.W.3rd Pl. 2. A Restrictive Covenant be recorded prior to recording of the short plat,but not to exceed two(2)years from the Board of Public Works decision. MOTION CARRIED. • UNDERGROUND VARIANCE,BOB NEWMAN, 123 Factory Ave.N.— Applicant requests a variance from the Underground Ordinance for installation of a service drop from a Puget Sound Energy pole to the triplex building on the subject property. Action:It was Moved by Meckling,seconded by Gray and Eldridge to grant the variance, subject to the following condition: 1. The minimum vertical clearance over the right-of-way be 18 feet per National Electric Code. MOTION CARRIED. • UNDERGROUND VARIANCE,FRANK COAD,PERMIT NO. B010044/E021141,4348 Lincoln Ave.N.E.—Applicant requests a variance to the Underground Ordinance for installation of a new service entrance drop from a Puget Sound Electric pole to a new detached garage. Action:Following a brief discussion and a few words from the applicant,it was Moved by Meckling,seconded by Gray to grant the variance,subject to the following condition: 1. The minimum vertical clearance over the right-of-way be 18 feet per National Electric Code. MOTION CARRIED. 4. OLD BUSINESS: • OFF-SITE DEFERRAL,LIBERTY RIDGE PHASE 5,LUA 00-123, 157 Ferndale Court N.E.—Applicant is requesting an amendment to the original deferral of December 4,2002,to include first lift of asphalt in the alleys. Action:Moved by Meckling,seconded by Gray it was decided to grant the request,subject to the following conditions: 1. A security device acceptable to the Board of Public Works to cover the deferred item at 150%of the cost of the improvement($ 10,350.00). 2. No building permit granted for Lot 284 until completion of the deferred item. 3 Board of Public Works February 26,2003 3. All improvements completed no later than May 31,2003. MOTION CARRIED. 5. ADJOURNMENT: Acting Chairman Christensen adjourned the meeting at 9:00 a.m. 3 ,, CITY G= RENTON �4' Board of Public Works Jesse Tanner,Mayor 2") February 26,2003 (112,4xy (` 24' David Halinen Halinen Law Offices,P.S. • McCarver Square . 2115 North 30th Street, Suite 203 Tacoma,WA 98403 SUBJECT: OFF-SITE DEFERRAL LIBERTY RIDGE PHASE 5—LUA 00-123 157 FERNDALE COURT N.E.,RENTON,WA Dear Mr.Halinen: On February 26,2003,the Board of Public Works met to consider your request for an amendment to the original deferral of December 4,2002;to include first lift of asphalt in the alleys: Your request was granted, subject to the following conditions: 1. A security device acceptable to the Board of Public Works to cover the deferred item at 150%of the cost of the improvement($ 10,3 50.00). 2. No building permit granted for Lot 284 until completion of the deferred item. 3. All improvements completed no later than May 31,2003. • You may call Juliana Sitthidet,Board Coordinator,at(425)430-7278 if you have any questions or need additional information. Sincerely, CP \-1/-0-4.AA.13 Crystal McMeans Recording Secretary EvEL D cc: Neil Watts,Chairman C/T}.OF EMONNING Board Members 9 Juliana Sitthidet,Board Coordinator FEB ` 8 2003 Janet Conklin, Development Services R CE,yE 1LU00-123 File H:\File Sys\BPW-Board of Public Works\BPW-02-Deferrals\BPW-02 Deferrals 2003\Liberty Ridge phase 5 am ent letter.doc\cor E' N T O N 1055 South Grad Way-Renton,Washington 98055 1�1 1 �� AHEAD OF THE CURVE . This paper contains 50%recycled material,30%post consumer % CITY U F RENTON Board of Public Works Jesse Tanner,Mayor February 26,2003 David Halinen Halinen Law Offices, P.S. McCarver Square 2115 North 30th Street, Suite 203 Tacoma, WA 98403 SUBJECT: OFF-SITE DEFERRAL LIBERTY RIDGE PHASE 5—LUA 00-123 157 FERNDALE COURT N.E.,RENTON,WA Dear Mr. Halinen: On February 26,2003,the Board of Public Works met to consider your request for an amendment to the original deferral of December 4,2003,to include first lift of asphalt in the alleys. Your request was granted, subject to the following conditions: 1. A security device acceptable to the Board of Public Works to cover the deferred item at 150%of the cost of the improvement($ 10,350.00). 2. No building permit granted for Lot 284 until completion of the deferred item. 3. All improvements completed no later than May 31, 2003. You may call Juliana Sitthidet,Board Coordinator,at(425)430-7278 if you have any questions or need additional information. Sincerely, DEV Crystal McMeans CoyOFRFP�NNING Recording Secretary NTON FEB Z ?003 cc: Neil Watts,Chairman Board Members RECE,v D Juliana Sitthidet,Board Coordinator Janet Conklin, Development Services LUA 00-123 File H:\File Sys\BPW-Board of Public Works\BPW-02-Deferrals\BPW-02 Deferrals 2003\Liberty Ridge phase 5 am ent lat,r.deeN,o. E N T O N 1055 South Grady Way-Renton,Washington 98055 60 This paper contains 50%recycled material,30%post consumer AHEAD OF THE CURVE %0 Q11 CITY (,-i RENTON Board of Public Works Jesse Tanner,Mayor February 19,2003 Ted J.Noble,Project Manager Gary Merlino Construction Company,Inc. 9125 loth Ave. S. Seattle, WA 98108 SUBJECT: DEFERRAL EXTENSION LIBERTY RIDGE,PHASE 1 AC PAVING—LUA 00-123 150 EDMONDS AVE.N.E.,RENTON,WA Dear Mr.Noble: On February 19, 2003,the Board of Public Works met to consider your request for a deferral extension of final lift of asphalt and monument installation. The Board granted your extension until August 31, 2003,with the condition that the existing security device remains in place until deferral item completion. Once the improvements have been installed,written documentation shall be submitted for the record and the security device will subsequently be released. You may call Juliana Sitthidet,Board Coordinator,at(425)430-7278 if you have any questions or need additional information. Sincerely, Crystal McMeans Recording Secretary cc: David Halinen,Halinen Law Offices,P.S. Neil Watts,Chairman Board Members DEVELOPMENT PLANNING Juliana Sitthidet CITY OF RENTON Norma Kuhn,Finance Department FEB 2 4 2003 LUA 00-123 File RECEIVED H:\File Sys\BPW-Board of Public Works\BPW-02-Deferrals\BPW-02 Deferrals 2003\Liberty Ridge,Phase I Ex ion LPtirr dorAcnr E N T O N 1055 South Grady Way-Renton,Washington 98055 CY7 Thic nano rnnfaine�noi ro�,nio.r.namriai znai n.,�r.-nn� .,,or AHEAD OF THE CURVE ;y r CITN IF RENTON ..LL Board of Public Works Jesse Tanner,Mayor December 17,2002 David Halinen Halinen Law Offices, P.S. McCarver Square 2115 North 30th Street, Suite 203 Tacoma, WA 98403 SUBJECT: OFF-SITE DEFERRAL REQUEST FOR LIBERTY RIDGE PHASE 4 LUA 00-123,400 HARRINGTON AVE.S.E. RENTON,WA Dear Mr. Halinen: The Board of Public Works met on December 4, 2002,to consider your request for a deferral for the final lift of asphalt and installation of 12 street monuments. The Board granted the request until December 4,2003,to complete recording of the plat with the following conditions: 1. Street drainage controls be installed to avoid excess ponding. 2. A temporary sediment catcher(silt bags)be installed in the catch basin. 3. A Licensed Surveyor states in a letter that all monuments will be installed prior to the release of the deferral. 4. A security device acceptable to the Board to cover the deferred items(150% of the estimated cost of the deferred improvements),which would be$41,100.00. If you have any questions or concerns,please contact Juliana Sitthidet,Board Coordinator, at (425)430-7278. Sincerely, Wal DEVELOPMENT _PLANNING Judy Walter, CITY OF RENTOfY NG Acting Recording Secretary DEC 18 2002 cc: Neil Watts,Chairman Juliana Sitthidet,Board Coordinator RECEIVED Board Members LUA 00-123 H:\File Sys\BPW-Board of Public Works\BPW-01-Board of Public Works\BPW-01-0004 RENTON Correspondence\2002Utbertynd e4.doc\w 1055 South Grady Way-Renton,Washington 98055 �� AHEAD OF THE CURVE t.) This paper contains 50%recycled material,30%post consumer azie BOARD OF PUBLIC WORKS 8:30 a.m. City of Renton Wednesday,December 4,2002 Conference Room No.620 AGENDA 1. CALL TO ORDER: 2. APPROVAL OF MINUTES: Meeting minutes dated,October 23 &November 6, 2002,were approved as presented. 3. REQUESTED ACTION: • OFF-SITE DEFERRAL, LIBERTY RIDGE PHASE 4, LUA 00-123, 400 Harrington Ave. S.E. - Applicant is requesting a deferral for final lift of asphalt and installation of 12 street monuments. • OFF-SITE DEFERRAL, LIBERTY RIDGE PHASE 5, LUA 00-123, 157 Ferndale Ct. N.E. - Applicant is requesting a deferral for final lift of asphalt, installation of 14 street monuments and lot corners. • OFF-SITE DEFERRAL, MARC ROUSSO SHORT PLAT, LUA 02-134, 1901 Aberdeen Ave. N.E. - Applicant is requesting a deferral for curb, gutter and sidewalks with a Restrictive Covenant to cover any future installation of improvements. 4. OLD BUSINESS: • ON/OFF-SITE DEFERRAL, COBBLESTONE PLAT, LUA 02-073, N. of N.E. 4th and W. of Union Ave.N.E. - Applicant is requesting a revision of the deferral granted at the August 7, 2002, Board of Public Works meeting. The applicant wishes to defer relocation of a utility pole at the entrance of the plat, curb reconstruction, street signs,hydrant markers and lane striping. 5. ADJOURNMENT: DEVELOPMFNCITYpF �,-.,Z r-!_. �: DEC 2 ' 2052 RAC eb • • BOARD OF PUBLIC WORKS 8:30 a.m. Renton Municipal Building Wednesday,December 4,2002 Conference Room No. 620 IN A!1 bNDANCE: Dave Christensen,Acting Chairman Neil Watts, Chairman,Absent Larry Meckling,Building Official Jim Gray,Fire Juliana Sitthidet,Plan Review Floyd Eldridge,Police Judy Walter,Acting Recording Secretary Crystal McMeans,Recording Secretary VISITORS: David Halinen,Liberty Ridge Phases 4& 5 Patrick Gilroy,Cobblestone Plat MINUTES 1. CALL TO ORDER: Acting Chairman Christensen called the meeting to order at 8:30 a.m. 2. APPROVAL OF MINUTES: Meeting minutes dated November 27,2002 were unavailable. 3. REQUESTED ACTION: • OFF-SITE DEFERRAL,LIBERTY RIDGE PHASE 4,LUA 00-123,400 Harrington Ave.S.E.- Applicant is requesting a deferral for final lift of asphalt and installation of 12 street monuments. Action: Following a brief discussion it was Moved by Meckling,seconded by Gray to grant the deferral for 12 months(December 3,2002),with the following conditions: 1.)street drainage controls be installed to avoid excessive ponding; 2.)a temporary sediment catcher(silt bags)be installed in the catch basins;3.)a Licensed Surveyor in a letter states that all monuments will be installed prior to the release of the deferral;4.)a security device acceptable to the Board of Public Works to cover the deferred items at 150%of the cost of the deferred improvements. MOTION CARRIED. • OFF-SITE DEFERRAL,LIBERTY RIDGE PHASE 5,LUA 00-123, 157 Ferndale Ct.N.E.- Applicant is requesting a deferral for final lift of asphalt, installation of 14 street monuments and lot corners. Action: Following a brief discussion it was Moved by Meckling,seconded by Gray to grant the deferral for 12 months(December 3,2002),with the following conditions: 1.)street drainage controls be installed to avoid excessive ponding; 2.)a temporary sediment catcher(silt bags)be installed in the catch basins;3.)a Licensed Surveyor states in a letter that all monuments will be installed prior to • Board of Public Works _ Wednesday,December 4,2002 Page 2 the release of the deferral;4.)a security device acceptable to the Board of Public to cover the deferred items at 150%of the cost of the deferred improvements. MOTION CARRIED. • OFF-SITE DEFERRAL,MARC ROUSSO SHORT PLAT,LUA 02-134, 1901 Aberdeen Ave.N.E.- Applicant is requesting a deferral for curb,gutter and sidewalks with a Restrictive Covenant to cover any future installation of improvements. Action: Following a brief discussion it was Moved by Meckling,seconded by Gray to approve the subject deferral with the following conditions: 1.)The applicant agrees to participate in any future Local Improvement District(LID)to provide said improvements; 2.)a Restrictive Covenant be recorded prior to recording of the short plat,but not to exceed two(2)years from the Board of Public Works decision. MOTION CARRIED. • ON/OFF-SITE DEFERRAL,COBBLESTONE PLAT,LUA 02-073,N.of N.E.4th and W.of Union Ave.N.E.- Applicant is requesting a revision of the deferral granted at the August 7,2002,Board of Public Works meeting. The applicant wishes to defer relocation of a utility pole at the entrance of the plat, curb reconstruction, street signs,hydrant markers and lane striping. Action: After a brief discussion,the Board of Public Works granted a revision to the deferral approved on August 7,2002,to include additional items: relocation of a utility pole at the entrance of the plat,reconstruction of the curb radius where the pole is located, installation of hydrant markers and, fire lane stripping. On December 4,2002,the Board approved the application for the deferral to include items: 1,2,4 and 5. Items 1 and 2,relocation of the utility pole and reconstruction of the curb,radius are deferred for 10 weeks. Items 4 and 5, installation of hydrant markers and fire lane stripping are deferred to your original deferral date established on August 7, 2002. Item 3, installation of street name signs was denied the deferral. The deferral is subject to the following conditions: a.)the applicant shall provide a breakdown of the estimate cost;b.)no work will be allowed above the foundation of the townhouses until the utility pole at the entrance of the plat is relocated and the curb radius is reconstructed;c.)all previous conditions of the Board of Public Works meeting of August 7,2002, shall apply. MOTION CARRIED. 4. ADJOURNMENT: Acting Chairman Christensen adjourned the meeting at 9:00 a.m. '„ CITA JF RENTON -- ! Board of Public Works Jesse Tanner,Mayor December 10, 2001 Ann Caldwell,Vice President U.S. Bank National Association Commercial Banking 10800 N.E. 8th St. Suite 1000 Bellevue, WA 98004 SUBJECT: RELEASE OF ASSIGNMENT OF FUNDS LIBERTY RIDGE,LUA 00-123—OFF/ON-SITE DEFERRAL 150 EDMOND AVE.N.E. RENTON,WA 98056 Dear Ms. Caldwell: This letter will serve as your authority to release the subject Assignment of Funds in Account Number 153592255795,posted with the City of Renton on behalf of Doug Kaiser with Gary Merlino Construction,Co. The original security is enclosed for your files. If you have any questions,please do not hesitate to contact Juliana Sitthider at(425)430-7278. Sincerely, iJIw7M Neil Watts,Chairman Board of Public Works DEVELOPMENT PLANNING riTv oc PENT cc: Norma Kuhn,Finance Department RENTON- cc: Juliana Sitthider DEC 1 LUA 00-123 u 1 2001 File Copy i�EIVED -lento 1901 2001 I6STMAIMO'' drt nf,1*filifngton 98055 - (425) 430-7204 / FAX (425) 430-7241 This paper contains SO%recycled material,30%post consumer en ten ' • ASSIGNMENT OF FUNDS TO THE CITY OF RENTON APPLICANT/OWNER: BANK: U.S Bank National Association Gary Merlin Construction Co., Inc. Branch: Commercial Banking Address: 9125-10t Avenue South Address: 10800 NE 8th St., Suite 1000 Seattle,Washington 98108 Bellevue,Washington 98004 Phone: (206) 762-9125 Phone: (425)450-5918 FAX: (206) 763-4178 FAX: (425)450-5989 Attention: Doug Kaiser Attention: Ann B. Caldwell Title: Treasurer Title: Vice-President The above-referenced bank hereby certifies that ONE HUNDRED THIRTY THREE THOUSAND FIVE HUNDRED AND NO/100THS dollars ($133,500.00) is on deposit in account number 153592255795 under the name of"City of Renton", to secure the Applicant's performance of the following work required in connection with the plat or project described below. Plat or Project: Liberty Ridge Phase 1 Location of Plat or Project: Intersection of Edmonds Avenue NE and NE 1st Street, Renton,Washington The required work is generally described as follows: Completion of(1) sidewalks, (2) staking of front lot corners, (3)street lights, and(4)franchise utilities. The bank hereby certify and agrees that these funds will not be released without written instructions from an authorized agent of the City of Renton (the "City"). We further agree that these funds will be paid to the City within 10 days of receiving written notice that the City has determined that the required work has not been properly performed. The bank shall have no duty or right to evaluate the correctness or appropriateness of any such notice or determination by the City and shall not interplead or in any manner delay payment of funds to the City. The applicant hereby agrees to this assignment of funds and that its obligation to perform the required work is not limited to the amount of funds held by the bank. The Assignment of funds is irrevocable and cannot be cancelled by the bank or applicant. Applicant ry rlino nstructio �"o., Bank: tion Associa io a W on—corporation Ire �— - Authorized Signature 'Authorized Signature • Ann. B. Caldwell,Vice-President Doug KaisertTrea Name,Title Name,Title September 5,2001 September 5,2001 Date Date CITY OF RENTON MEMORANDUM DATE: November 9,2001 TO: Judy Walter FROM: Juliana Sitthidet f__c • SUBJECT: Liberty Ridge Phase 1 Plat-LUA-01-097-FP Please release the first of the security devices (amount of$$133,500.00) posted by this project for the sidewalks, staking of front lot corners, street lights and franchise utilities deferral. All work is complete to the satisfaction of the staff. Thank you! C:\Projects\Public Works\Release PBW memo.doc\cor BOARD OF PUBLIC WORKS 8:30 a.m. City of Renton Wednesday,November 14, 2001 Conference Room No. 511 AGENDA 1. CALL TO ORDER: 2. APPROVAL OF MINUTES: Meeting minutes dated,November 4, 2001 are unavailable. 3. REQUESTED ACTION: • OFF-SITE DEFERRAL, LONG'S PLAT, LUA 00-123 PP, Union Ave. and N.E. 28th Ct. - applicant requests a deferral to install rockery along the frontage of the property at 9636 Union Ave. N.E. for a 6-month period of time to complete recording of the plat. 4. OLD BUSINESS: • VARIANCE, OLYMPIC PIPE LINE COMPANY, LUA 98-136, 3400 S.E. 6th St. - applicant requests an Underground Variance extension for three (3) years for the installation of underground utility lines (electric device) to run treatment equipment for a soil remediation system. 5. ADJOURNMENT: • BOARD OF PUBLIC WORKS 8:30 a.m. Renton Municipal Building Wednesday,November 14,2001 Conference Room No. 511 IN ATTENDANCE: Dave Christensen,Utilities Systems,Acting Chairman Larry Meckling,Building Official Jim Gray,Fire Juliana Sitthidet,Board Coordinator Mickie Flanagan,Recording Secretary Judy Walter,PBPW Administration VISITORS: John Long,Long Classic Homes MINUTES 1. CALL TO ORDER: Acting Chairman Christensen called the meeting to order at 8:30 a.m. 2. APPROVAL OF MINUTES: Meeting minutes dated November 7,2001 were unavailable. 3. REQUESTED ACTION: • Off-site Deferral,Long's Plat,LUA 00-123 PP,Union Ave. and N.E.28th Ct. - Applicant is,requesting a deferral to install rockery along the frontage of the property at 9636 Union Ave.N.E. for a 6-month period of time to complete recording of the plat. Action: Following a brief discussion it was Moved by Meckling,seconded by Gray to approve a deferral for a 6-month period,until May 21,2002,subject to the following conditions: 1) Applicant shall comply with all King County permitting requirements; and 2)that a security device in the amount of $9,483.56(150%of the estimated cost),be posted with the city. MOTION CARRIED. 4. OLD BUSINESS: • Variance Extension Request to the Underground Ordinance,Olympic Pipe Line Company,LUA 98-136,3400 S.E.6th St. - Applicant requests an Underground Variance extension for three(3)years for the installation of underground utility lines(electric device)to run treatment equipment for a soil remediation system. Action: Moved by Meckling,seconded by Gray to grant an extension of said variance until November 14,2004. MOTION CARRIED. 4. ADJOURNMENT: Acting Chairman Christensen adjourned the meeting at 8:45 a.m. CITY F RENTON Board of Public Works Jesse Tanner,Mayor DEVELOPMENT PLANNING November 21, 2001 CITY OF RENTON John M. Long NOV 2 6 2001 LONG CLASSIC HOMES RtCrv :� 1624 Pioneer Enumclaw WA 98022 SUBJECT: ON-SITE DEFERRAL REQUEST LONG'S PLAT, LUA 00-123 PP UNION AVE. AND N.E. 28TH CT., RENTON WA Dear Mr. Long: The Board of Public Works met on November 14, 2001 to consider your request for a deferral for installing rockery along the frontage property at 9636 Union Ave. N.E. (property abutting to the south of Long's Plat). The request is for a 12-week period to complete recording of the plat. The board granted your request, subject to the following conditions: 1) Applicant shall comply with all King County permitting requirements; and 2) that a security device in the amount of $9,483.56 (150% of the estimated cost), be posted with the city. I have included a city-approved form for your use. Once the improvements have been installed, then written documentation shall be submitted for the record and the security device will subsequently be released. You may call Juliana Sitthidet, Board Coordinator, at (425) 430-7278 if you have any questions or need additional information. Sincerely, � f Mickie Flanagan, Rec ing Secretary cc: Board Members Juliana Sitthidet LUA File#00-123 PP into 901 2001 1 unifictrady Way - Renton, Washington 98055 - (425) 430-7204 / FAX (425) 430-7241 " entenril �.� This paper contains 50%recycled material,30%post consumer BOARD OF PUBLIC WORKS 8:30 a.m. Renton City Hall Wednesday,August 15,2001 Conference Room#620 IN ATTENDANCE: Dave Christensen,Utility Systems,Acting Chairman Julliana Sitthedet,Board Coordinator Corey Thomas,Fire Kevin Milosevich,Police Mickie Flanagan,Recording Secretary VISITORS: Ted Noble, Gary Merlino Construction David Halinen,Attorney for Gary Merlino MINUTES 1. CALL TO ORDER: Acting Chairman Christensen called the meeting to order at 8:30 a.m. 2. APPROVAL OF MINUTES: meeting minutes of July 11 and 25,2001 were approved as presented. 3. REQUESTED ACTION: OFF-SITE DEFERRAL,LIBERTY RIDGE PLAT,LUA 00-123,150 Edmonds Ave.N. - Applicant requests a deferral for final lift of asphalt,plat monuments,button markers,paint striping, sidewalks,streetlight poles,property corner markers and As-built drawings. Applicant has resubmitted their request based on additional information requested by the Board. Discussion: Mr.Halinen stated that completion of the utilities will be done before the meter boxes are installed. The temporary street signage will be complete prior to final plat approval. Following discussion,a"modified"staff recommendation was presented for consideration. Action: Moved by Christensen,seconded by Milosevich to grant the deferral, subject to the following conditions: 1) Items(1)final lift of asphalt; (2)monuments; and(4)button markers,are deferred for a period of 12 months until August 15,2002. Applicant shall post a security device in the amount of$111,225.00(150%of the cost of the improvements). 2) Item (5)sidewalks;(6)property markers;(7)streetlights; and(8)franchise utilities, are deferred for a period of 4 months until December 15,2001. Applicant shall post a second security device in the amount of $322,500.00(150%of the cost of the improvements). 3) Item (3)completion of the As-builts,shall be deferred for a 30-day period after plat recording. If the As-builts are not completed in this time frame,no further permits will be issued on this project. 4) That the following items a-c are also included as a condition of this deferral request: (a) Street drainage controls be installed to avoid Board of Public Wor August 15,2001 Page 2 excessive ponding; (b) A licensed Surveyor states in a letter, all monuments and lot stakes will be installed prior to release of security device; and (c) Temporary paint stripes be installed on the pavement during the deferral period. The applicant must provide said security devices prior to the City approving the Final Plat. Once the improvements have been installed,written documentation shall be submitted for the record and the specific security devices will subsequently be released. MOTION CARRIED. It was suggested that staff put a note in Permit Plus so this action may be monitored. 4. ADJOURNMENT: Acting Chairman Christensen adjourned the meeting at 8:50 a.m. BOARD OF PUBLIC WORKS 8:30 a.m. Renton City Hall Wednesday,August 8,2001 6th Floor Conference Room IN A 1TENDANCE: Neil Watts, Chairman Larry Meckling,Building Official 'Julliana Sitthedet,Board Coordinator Jim Gray,Fire Department Dave Christensen,Utility Systems Mickie Flanagan,Recording Secretary Judy Walter,PBPW Administration VISITORS: F.D.Ringel,Merlino Construction Ted Noble,Merlino Construction David Halinen,Attorney for Gary Merlino MINUTES 1. CALL TO ORDER: Chairman Neil Watts called the meeting to order at 8:30 a.m. 2. APPROVAL OF MINUTES: Meeting minutes of July 11 and 25,2001 were approved as presented. 3. REQUESTED ACTION: • ON/OFF-SITE DEFERRAL,Liberty Ridge Plat,LUA 00-123,150 Edmonds Ave.N. - Applicant is requesting a deferral for final lift of asphalt,plat monuments,button markers,paint striping, sidewalks,streetlight poles,property corner markers and As-built drawings. Discussion: Applicant stated the water As-builts will be completed by the time they have Final Nat approval and requested the remainder of the As-builts be given a 30-day deferral. This application is only for"Phase I"of the project. Joint Trenching cannot be deferred before recording of the plat. Action: The Board decided to Table this item for one week in order to check with the City Attorney's office and determine if the Board can defer private utilities. 5. ADJOURNMENT: Chairman Watts adjourned the meeting at 8:50 a.m. )2ra.V2 C. DEVELOPMENT SERVICES CITY OF RENTON BOARD OF PUBLIC WORKS AUG 2 3 2001 8:30 a.m. ity o Wednesday,August 8,2001 Conference Room No. 620 AGENDA 1. CALL TO ORDER: 2. APPROVAL OF MINUTES: Meeting minutes dated,July 11 &25,2001. 3. REQUESTED ACTION: • ON/OFF-SITE DEFERRAL,Liberty Ridge Plat,LIJA 00-12370150 Edmonds Ave.N.- applicant requests a deferral for final lift of asphalt,plat monuments, button markers,paint striping, sidewalks, street light poles,property corner markers and as-build drawings. 4. ADJOURNMENT: it BOARD. OF PUBLIC WORKS 8:30 a.m. Renton City Hall Wednesday,August 8,2001 6th Floor Conference Room IN ATTENDANCE: Neil Watts,Chairman Larry Meckling,Building Official Julliana Sitthedet,Board Coordinator Jim Gray,Fire Department Dave Christensen,Utility Systems Mickie Flanagan,Recording Secretary Judy Walter,PBPW Administration VISITORS: F.D.Ringel,Merlino Construction Ted Noble,Merlino Construction David Halinen,Attorney for Gary Merlino MINUTES 1. CALL TO ORDER: Chairman Neil Watts called the meeting to order at 8:30 a.m. 2. APPROVAL OF MINUTES: Meeting minutes of July 11 and 25,2001 were approved as presented. 3. REQUESTED ACTION: • ON/OFF-SITE DEFERRAL,Liberty Ridge Plat,LUA 00-123,150 Edmonds Ave.N. - .Applicant is requesting a deferral for final lift of asphalt,plat monuments,button markers,paint striping, sidewalks,streetlight poles,property corner markers and As-built drawings. Discussion: Applicant stated the water As-builts will be completed by the time they have Final Plat approval and requested the remainder of the As-builts be given a 30-day deferral.This application is only for"Phase I"of the project. Joint Trenching cannot be deferred before recording of the plat. Action: The Board decided to Table this item for one week in order to check with the City Attorney's office and determine if the Board can defer private utilities. - 5. ADJOURNMENT: Chairman Watts adjourned the meeting at 8:50 a.m. Jy . BOARD OF PUBLIC WORKS • 8:30 a.m. City of Renton Wednesday,August 15,2001 Conference Room No.602 AGENDA 1. CALL TO ORDER: 2. APPROVAL OF MINUTES: Meeting minutes dated,August 8,2001 are unavailable. 3. OLD BUSINESS: • ON/OFF-SITE DEFERRAL, LIBERTY RIDGE PLAT,CLU 1231 150 Edmonds Ave. N. - applicant requests a deferral for final lift of asphalt, plat monuments, button markers, paint striping, sidewalks, street light poles,property corner markers and as-built drawings. 4. ADJOURNMENT: fi BOARD OF PUBLIC WORKS 8:30 a.m. Renton City Hall Wednesday,August 15,2001 Conference Room#620 IN ATTENDANCE: Dave Christensen,Utility Systems,Acting Chairman Julliana Sitthedet,Board Coordinator Corey Thomas,Fire Kevin Milosevich,Police Mickie Flanagan,Recording Secretary VISITORS: Ted Noble,Gary Merlino Construction David Halinen,Attorney for Gary Merlino MINUTES 1. CALL TO ORDER: Acting Chairman Christensen called the meeting to order at 8:30 a.m. 2. APPROVAL OF MINUTES: meeting minutes of July 11 and 25,2001 were approved as presented. 3. REQUESTED ACTION: OFF-SITE DEFERRAL,LIBERTY RIDGE PLAT,LUA 00-123, 150 Edmonds Ave.N. - Applicant requests a deferral for final lift of asphalt,plat monuments,button markers,paint striping, sidewalks, streetlight poles,property corner markers and As-built drawings. Applicant has resubmitted their request based on additional information requested by the Board. Discussion: Mr.Halinen stated that completion of the utilities will be done before the meter boxes are installed. The temporary street signage will be complete prior to final plat approval. Following discussion,a"modified"staff recommendation was presented for consideration. Action: Moved by Christensen,seconded by Milosevich to grant the deferral, subject to the following conditions: 1) Items(1)final lift of asphalt; (2)monuments; and(4)button markers,are deferred for a period of 12 months until August 15,2002. Applicant shall post a security device in the amount of$111,225.00(150%of the cost of the improvements). 2) Item (5) sidewalks; (6)property markers; (7)streetlights; and(8)franchise utilities, are deferred for a period of 4 months until December 15,2001. Applicant shall post a second security device in the amount of $322,500.00(150% of the cost of the improvements). 3) Item (3)completion of the As-builts,shall be deferred for a 30-day period after plat recording. If.the As-builts are not completed in this time frame,no further permits will be issued on this project. 4) That the following items a-c are also included as a condition of this deferral request: (a) Street drainage controls be installed to avoid Z Board of Public Works August 15,2001 Page 2 excessive ponding; (b) A licensed Surveyor states in a letter, all monuments and lot stakes will be installed prior to release of security device; and(c) Temporary paint stripes be installed on the pavement during the deferral period. The applicant must provide said security devices prior to the City approving the Final Plat. Once the improvements have been installed,written documentation shall be submitted for the record and the specific security devices will subsequently be released. MOTION CARRIED. It was suggested that staff put a note in Permit Plus so this action may be monitored. 4. ADJOURNMENT: Acting Chairman Christensen adjourned the meeting at 8:50 a.m. CITA JF RENTON maLL ; \ Board of Public Works Jesse Tanner,Mayor August 16, 2001 HALINEN LAW OFFICES, P.S. David Halinen, P.E. McCarver Square 2115 N. 30th St., Suite 203 Tacoma WA 98403 SUBJECT: ON/OFF-SITE DEFERRAL, LIBERTY RIDGE PLAT, LUA 00-123 150 EDMONDS AVE. N.E., RENTON WA Dear Mr. Halinen: The Board of Public Works met on Wednesday, August 15, 2001 and approved your request, subject to the following conditions: 1 . Items (1) final lift of asphalt; (2) monuments; and (4) button markers, are deferred for a period of 12 months until August 15, 2002. Applicant shall post a security device in the amount of $111,225.00 (150% of the cost of the improvements). 2. Item (5) sidewalks; (6) property markers; (7) streetlights; and (8) franchise utilities, are deferred for a period of 4 months until December 15, 2001 . Applicant shall post a second security device in the amount of $322,500.00 (150% of the cost of the improvements). 3. Item (3) completion of the As-builts, shall be deferred for a 30- day period after plat recording. If the As-builts are not completed in this timeframe, no further permits will be issued on the project. 4. That the following items a-c are also included as a condition of this deferral request: a. Street drainage controls be installed to avoid excessive ponding; b. A Licensed Surveyor states in a letter all monuments and lot stakes will be installed prior to release of security device; and '16 901; 2001 105f€S th GiB NtaTs\ VW g#ewitankRA04Y 004204r/FAX (425) 430-7241 43 This paper contains50%recycled material,30%post consumer teti August 16,2001 Page 2 c. Temporary paint stripes be installed on the pavement during the deferral period. Be advised, the applicant must provide said security devices prior to the City approving your Final Plat. Please ensure that the effective date of the set aside is August 15, 2001 , with an open-ended expiration date to expire when the deferred improvements are installed and approved. Once the improvements have been installed, then written documentation shall be submitted for the record and the specific security device will subsequently be released. You may call Juliana Sitthidet, at (425) 430-7278 if you have any questions or need additional information. Sincerely, Mickie Flanagan, Recording Secretary cc: Board Members Neil Watts, Chairman Ted Noble, Gary Merlino Construction Juliana Sitthidet, Plan Review LUA File 00-123 \\CENTRAL\SYS2\DEPTS\PBPW\DIVISION.S\BPW\DEFERRAL\LibRidge.doc\cor { CITY ( F RENTON Planning/Building/Public Works Department Jesse Tanner,Mayor Gregg Zimmerman P.E.,Administrator August 8, 2001 David Halinen Halinen Law Offices McCarver Square 2115 North 30th Street Tacoma, WA 98403 Subject: Modification of Liberty Ridge Preliminary Plat File No. LUA-00-123, PP, ECF Dear Mr. Halinen: This letter is to inform you that we have reviewed your most recently proposed modification to the approved preliminary plat for the Liberty Ridge development. The request has been determined to qualify. as a "minor" amendment and has been approved as such. The City Council approved the preliminary plat on January 22, 2001. The approved plat plan included 436 single family lots. The current request is to modify the approved plat plan through the renumbering of the lots for future clarity, the elimination of 7 lots, the addition of 2 lots, and the elimination of 3 alleys_-all in different locations throughout the plat as described below: • Lot 164 of phase 1 would,be eliminated and its area would be incorporated into Tract R and the abutting lots; • One lot between lots 370 through 381 of phase 3 would be eliminated resulting in an increased width for the remaining lots (new lots 188 through 198); • One lot between lots 402 through 408 of phase 3 would be eliminated resulting in an increased width the remaining lots (new lots 182 through 187); • One lot between lots 409 through 417 of phase 3 would. be eliminated resulting in an increased width the remaining lots (new lots 177 through 181 and 212 through 214); . • One lot between lots 418 and 428 of phase 4 would be eliminated resulting in an increased width for the remaining lots (new lots 215 through 224); • Two lots between lots 254 through 271 of phases 6 and 7 would be eliminated resulting in an increased with for the remaining lots (new lots 381 . through 396; • The alley easement and Tract M within lots 282 through 293 of phase 7 would be eliminated resulting in one additional lot through the reconfiguration of the lots (new lots 406 through 418); • . The alley easement and Tract L within lots 274 through 281 of phase 7 would • be eliminated resulting in one additional lot through the reconfiguration of the lots (new lots 397 through 405); a. ntO�HM: 1901: 2001 1055 South Grady Way-Renton,Washington 98055 co This paper contains 50%recycled material.30%post consumer •t2;tentv Liberty Ridge Preliminary Plat Minor Amendment August 8,2001 Page 2 of 3 • The alley easement within lots 382 through 397 would be eliminated (new lots 161 through 176); The Subdivision regulations allow for the applicant to request an amendment to approved or conditionally approved plats at any time after preliminary plat approval and before final plat approval (RMC.4-7-080.M). A"major" amendment is defined as follows: a. Any amendment that would result in or would have the effect of decreasing the aggregate area of open space in the subdivision by ten percent (10%) or more; b. Any amendment that would result in increasing the number of lots in the subdivision beyond the number previously approved; c. Any amendment that would result in or have the effect of reducing the residential dwelling unit density for the site below the allowed minimum density; ;f s d. Any amendment that"would result in the relocation of any roadway access point to an exterior Street from the plat; ; e. Any amendment:that°proposes phasing°of plat development; or f. Any amendment that in the opinion of the'°Administrator, would significantly increase any adverse impacts;or=undesirable'effects of the plat. Phase I of the Liberty` Ridge,'Preliminaryr;Flat..is,currently under review for Final Plat approval and has not yet'been recorded:` The proposed modifications would reduce the overall number of lots within the subdivision by-5,fora revised total of 431 lots and would have a minimal effect on ther:overall'�density of'the plat :`(The,applicant has confirmed the amount of sensitive areas".and rights-of-way to.,,;be deducted for purposes of calculating net density — there is:an .increase of.0:7-acre,<fro:m previous calculations — and have arrived at a calculated::net density:of T0 dwelling units per acre, which is within the, required density range:of the.;R-10 zone:) In addition, the alley roadways throughout the subdivision are proposed a`s private:,easements; therefore,the proposed elimination of the three alleys would not'alterithe approved sizes or dimensions of the affected lots. The proposed elimination of the two open space tracts totaling 8,076 square feet would decrease the overall amount of open space by less than 1%. For the reasons discussed above, the proposed amendments do not qualify as a "major" amendment and have, therefore, been determined to be a "minor" amendment. Although the proposal would convert 38 lots from alley-loaded to front-load lots, the plat would still include 116 alley-loaded lots (or 27% of the subdivision). The proposed minor amendment would not significantly alter the subdivision and would remain in compliance with adopted polices and development standards for the Residential — 10 dwelling units per acre (R-10) zone and Residential Options (RO) Comprehensive Plan Land Use designation. In addition, the amendment to the preliminary plat plan would allow the developer of the project to construct an appropriate amount of alley-loaded lots within an acceptable level for the anticipated market demand for such lots. Liberty Ridge Preliminary Plat Minor Amendment August 8,2001 Page 3 of 3 Therefore, the proposed minor amendments to the conditionally approved preliminary plat have been approved as presented. The approved minor amendments supercede all previously approved modifications. The applicant is advised that all code requirements, conditions of the preliminary plat approval and mitigating measures of the Environmental Review are still applicable to the development of the site. The applicant should also understand that further modifications to the plat, if proposed, would require review by the City's Hearing Examiner before a public hearing with a final decision to be issued by the City Council. This decision to approve the proposed modification as a minor amendment to the preliminary plat is subject to a fourteen (14) day appeal period from the date of this letter. Any appeals of the administrative decision must be filed with the City of Renton Hearing Examiner by 5:00 pm, August 22, 2001. If you have questions regarding this correspondence, feel free to contact Lesley Nishihira at (425) 430-7270. Sincerely, kV Il Neil Watts, Director Development Services Division cc: Parties of Record Jennifer Henning, Principal Planner Lesley Nishihira, Project Manager Land Use File Preliminary Plat of Liberty Ridge s� 'I ,,,,• L-A c 7 POPtION OF new � L l• .A 1.of F .� • Gad tte.i. - - r. :YY• M Site Information Vicinity Map Legal D.ecrlpflon 0 i; - ' .. ��� - m. �'mY' en9 w'o:. 1---- m«r«s cow o:,.e...«m.•.,. �^ ..^• Y I e„ .,r, •. E/L1M1Ng'ilot� tor l 1 r tip ,« ,.r«.,,,,,ov .. _ _ e«.aAwrxla r ;. :r« m_.`IY phi 2 1415. 1® _ ..r;: - r ii.i .. ,,,,,,,,,,t, ,,,,,,,..4..... ,..... Notes �® 1 Sheet Index __- •..r.a.«.,.e,.... w..«wee• JIL. e i rr W� / Preliminary Plat '"rr'® �Y 1lA 1t� ``�1 v v- �..r � y.Op(/y.������ o p Lot Landover*, end Ad/ecenf Lot Numberfnp 1"�[ i �I�� '®�11�® ,1 pp ' I V SOT I Lendo wner'e Exhibit I o oa' 3 Preliminary Grading and Tees r�7a-1® 1e�111 •, ^`a • VA Lot O "•• Culling/Land Lend Clearing Plan. I+ql+«f;1 1 1' , _ CC -« end Road Sections ' ..n....,.»v«„'.°'" ,,,,,.,,,., �._... - , r :�� 4 Conceptual Utility and L J:J tL `�� I '� Tiro:e.,.. nM1•r. Drainage Plan s r®� ® d _ ,- ���• �.' WEST I [Z L ...°avMe•.,® 1�4" fORT10N OF it i ay..soon ru...a.« ear..,.e o..,..,a _ .,.,. +.v«... © ®®1l� ® .� [LA lot F I : m ._ O ,iiikaill I 1..'.Tfikii 1%104 IP ..4=r I,mM•, 1... ••••I ".r"w`.:.«r w«r6nao01,..05. Ii«i "':i«,ie +wry« ram_ \\ ,\ pP r r , / '.aw• % t ` Q ,- t: -ii-# -y SA n; r---�--vow, mon ® i„.• 1t14110 #1/4 s'.` • LLA Le F 4 .,A..A.,a�� O I \\• . LLA Lot Hoes ae. .\ \ r .. \ _. ) t2 i •• * i.a I i \ ,{ter (gym w -!! �. \ .. ��. I '� 1 „: , . 1alx irY „ _ _ \ ____ II_ f • • \ ._ __i/i� �^ w^' - ' a4e \ �_�+ f• ^ ` .. . SOu7�D�{Q�i TE 1 , '' IL I ‘,,,.., ,� 'A W. "fi ` rA � .i��� • T"',1 t„ a q. 0 r,,. ; LLA Lnt A a� X �---'y\ �..ym l.,I In..t+wls�' -• r .. K o.. • ,CL .�w S '� ,\f4,'�. - -0 ' l K� .. �. M D1 t 0� .. :�. Lila. n 6} `. % 4.' . y \ I/ 1. — .' -\ r,r T pl'._"_1'yl ^r .�� /;.� � �� p'Ma , u...r. �. ,t�t\ \\ '- - %l _ '!1'�.�^F �,C ll av . • ' -: R �..,.• \ -• _ \\-- F _ __ iSFS�11p4.. W ':•.'p. ��• Kr � �.,�"!� /,f�[ 1. . 1�: .r -i"'.t A Y l �-�' 'netis}a}y}?ya Ji ♦ �.1- fr WOW �. t'Y.' .a y. ;_45,./' ' ,/ ‘..."‘" � .de y `L'T rn,-, • r„�y a. +1. A' v �\ - ��� 1i —1---- - IrIFL.�'i�_ • I: w I.,Y,�., =—• ys�.T �`STY ��:Y// { J.ky " _.�,■ o �1•'_ 1 .LI; 1 ��' � \\\'Js a � � j col Of >"��.A,N.„e- ! \ ' _ „r'= NORTH PORTION OF A 'P `' i' t f , �.i..'3 - r. �' LLA Lot A �F��r�^.1 / revue. \v • - -- ' -- .. - i i• ;f. rd,..:"..i. , '- - --'•-_� mil'' a -: --="• `"'•4r'A* . ,.`-'( , jet` ` `i' `L_ ' - ____: Ave �''—1" - ' : t • i _ _ lei,^ tir �...1`.,� -�` _T�_,-`.• ! ry-r,.. c=_ __,..as-'�If\ i °�� O ���•--,ram '•r I - T (.- Ica nogo 1 i FO", \ •�;., - \, (% j- _aro..r.o, ., `% • ii r,_ ..�.._.� -}-- v L , ,, , L_ ._-= 1 \ // �, I r _ 1.4 13 • }Yin \\ \ i I '/ 1 I • •••...MO.q (®, r o-r .n`i ,:, EAST PORTION OF a� Err:- .._ _ . __ ..-_- , LLA Lot F :-'-� 7 E T. ::r.z.r.L.tar ',(;;::- .... /Ak: 1 :.•.,.._ ..,,. i 7ilk Trio ! ...'a N CSI x pt,�y so �... Fq 9 w I 6^•: M a LLA Lot 0 _ Ccc i PORTA Lof ION OFF { G W ��1 I ty� � L,L doiaistir oll_ Kw, , p * N. \\ cry it d`r� ;�� — .' , i I+ Ei --� �� "`��� `' VELA Lol E OJ Q. J \ \\ \ 1 nil n n n7t ne `�� L k• • All .... e i 4 Air 11 acm� leaLLA Lot H rs.�ancr �O \\ \ 4 � 1 �� O. `'1- ..o mr=r... .... ... �m '����,�awl isa �► a \\ , ► 41)),114,44)'�►. *° e 4,hi; \\ :� m.ot __—� .'� �� \� oar.. .ry Vlin u ' VV r- jr . 4 x 4p,447,4447,„ � \\are, 4t,4' . A. �\ qR ' d:44orN44.� , LLA PORTION AOF, r• % e.1 . d 4 t LLA Lot c.l ,,,7,-,,.. \ wi LLA Lof B"�+ aami. ra, �Qi` � \ \ .k. �� ,F `\ tf I. \\\\ �� 9;0 R ( /4 '' �441)P40:4107.11111.71 �� �7 `.,S� ,\ \\\ •AREA A`m I _. I E('� �-`" � . —_ __ ������i` ��l lallegettar 4/ 4tite%*"'. �� �. �.114r# 4 �illilli "� � �. — A!__--- __ Mil Sil s 7--::. (:<11 .10 t'mr: viol •v �// � t �� i 111::. ��_ —- v— \ 4' w. _-- NORTH PORTION OF e '§i ^ e -+mac / ��f �� / LLA Lot A t c IIIIMINIMIN w __ _ -Cl�— _ smnrnrecm \\\ _ e �:a��� �•//- �Y� � ii r�f� 44 \ ty L.mm' t.,t ; �...•�. '.`` �•�[.' } \ ,nm v..' � t nmm e-nv - "- .umn� aeor eii� t 1 1✓ ;!`�- T� _ 1FiY Edmonds Ave . _ 1 , �� �---t \ \� LLA Lot C ..-"' ....._.•t LLA Lot G f--r.•�n..��_} �ft._. _ _ - 1 a , m j M m W� f EAm \\ / 04 f - -t - -1 .v u. v�. !. ...Of,. \ /� j waaeae a wwoac.m� i 1 SCJ �0 \\ \ / m 'v 00-022II m mrn \\\ \\�� i/ �" 2.4 ( , HALINEN LAW OFFICES, P.S. A Professional Service Corporation David L Halinen,P.E. McCarver Square Tacoma(253)627-6680 ,davidlealinen@halinenlaw.com 2115 North 30t Street, Suite 203 Seattle(206)443-4684 DEVELOPMENT PLANNING Tacoma,Washington 98403 Fax(253)272-9876 CITY OF RENTON JUL 1 1 2001 • ECEWE® July 11, 2001 HAND-DELIVERED City of Renton Department of Planning/Building/Public Works 1055 S. Grady Way, Sixth Floor Renton, Washington 98055 Attn: Lesley Nishihira, Project Manager, Development Services Division RE: Liberty Ridge Residential Subdivision Application(Project No. LUA-00-123,PP,ECF) (1)Submittal of Amended Preliminary Plat Drawings and(2)Request for Approval of the Minor Amendments That They Embody Dear Ms.Nishihira: On behalf of my client, applicant Liberty Ridge L.L.C., and in follow-up to the recent meeting that Triad Associates'Don Hill and I had with you,I herewith submit(a)five(5)copies of full-sized amended Sheets 1 and 2 of the four-sheet set of Preliminary Plat drawings, (b) a PMT reduction of those amended sheets and (c)two full-sized copies of a Slope Exhibit map. Sheet 1 of the amended sheets, which sets forth new lot numbers in boldface type and the previous lot numbers in"phantom"type,reflects the following amendments to the previously-approved version of the preliminary plat: (1) The elimination of former Lot 164 and the incorporation of that former lot's area into other abutting lots and Tract R; (2) The elimination of one lot from the row of former LOts 370 through 381,with the new replacement Lots 188 through 198 being greater in width; (3) The elimination of one lot from the row of former Lots 402 through 408,with the new replacement Lots 182 through 187 being greater in width; (4) The elimination of one lot from the row of former Lots 409 through 417,with the new replacement Lots 177 through 181 and 212 through 214 being greater in width; City of Renton Department of Planning/Building/Public Works Attn: Lesley Nishihira, Project Manager, Development Services Division July 11, 2001 Page 2 (5) The elimination of one lot from the row of former Lots 418 through 428,with the new replacement Lots 215 through 324 being greater in width; (6) The elimination of two lots from the row of former Lots 254 through 271, with the new replacement Lots 381 through 396 being greater in width; (7) An addition of one lot achieved by the reconfiguration of previous Lots 282 through 299, the elimination of the pre iously-proposed abutting alley and the elimination of open space/recreatior�i'Tract M,all of which results in new replacement Lots 406 through 418; (8) An addition of one lot achieved by the ieconfiguration of previous Lots 274 through 281, the elimination of the previously-proposed abutting alley and the elimination of open space/recreation Tract L,all of which results in new replacement Lots 397 through 405; (9) The elimination of the alley abutting previous Lots 382 through 397 and the incorporation of the alley area into those lots, which have been renumbered 161 through 176; (10) The addition of a "Lot Numbering" note in the upper center of the drawing to describe the depiction of the new arid old lot numbers; and (11) Reconfiguration of previous Lots 297 through 303 (now numbered 369 through 375) to conform to the 11-27-00 layout sketch submitted at the preliminary plat hearing (copy attached) and the Hearing Examiner's recommended Condition 2. Street names have also been added. J On behalf of my client, I hereby request approval of the amendments set forth on the accompanying Amended Preliminary Plat drawings as minor amendments to the previously- approved and amended preliminary plat. Please note that The Quadrant Corporation,which just last Friday,July 6th closed its purchase of the Phases 1 and 3 property and which is under contract to purchase the balance of the Liberty Ridge subdivision site over time, has determined that the number of alley-loaded lots currently approved within the subdivision is greater than the anticipated market demand for such lots and that the market demands slightly larger lots than those previously-proposed. Accordingly,the subject amendments are proposed. Note that,even with the proposed alley elimination,Liberty Ridge will City of Renton Department of Planning/Building/Public Works Attn: Lesley Nishihira, Project Manager, Development Services Division July 11, 2001 Page 3 still encompass 116 alley-loaded lots, which is nearly 27 percent of the 431 total now-planned Liberty Ridge lots. Note from the accompanying Slope Exhibit that Triad Associates discovered that,in previous lot density calculations,it had previously failed to subtract from the overall site acreage 0.7 acres of 40 percent-plus slope area within the R-10-zoned portion of the site along the site's southerly rim. As the updated Density Calculation table along the left side of the Amended Preliminary Plat drawing illustrates, the site's overall density will now be 7.0 lots per net acre with the 431 now- proposed lots. Accordingly,the proposal meets minimum density. Please advise me as soon as possible as to whether you have any questions or comments concerning this request for approval. Thank you for your cooperation. Sincerely, HALINEN LAW OFFICES, P.S. David L. Halin Enclosures cc: Liberty Ridge L.L.C. (Attn: Donald J. Merlin, Manager) (with copy of Amended Preliminary Plat drawings) La Pianta LLC (Attn: Mark Segale) (with copy of Amended Preliminary Plat drawings) The Quadrant Corporation(Attn: Rob Purser) (with copy of Amended Preliminary Plat drawings) Don Hill, P.E., Triad Associates (with copy of Amended Preliminary Plat drawings) C:\CR24I810021Preliminary Plat\NISHIHIRA.LT4.F2.wpd /' • City of' � r Department of Planning/Building/Publi orks ' ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING IRIAN itegliellt MMENTS DUE: AUGUST 6, 2001 APPLICATION NO: LUA-00-123, PP, ECF DATE CIRCULATED: JULY 31,2001 APPLICANT: Liberty Ridge LLC PROJECT MANAGER: Lesley Nishihira PROJECT TITLE: MINOR MODIFICATION TO LIBERTY WORK ORDER NO: RIDGE PRELIMINARY PLAT LOCATION: South of NE 3rd.4th Street; East of Edmonds Avenue NE; North of Maple Valley Hwy SITE AREA: 107.5 acre I BUILDING AREA(gross): N/A SUMMARY OF PROPOSAL: The applicant has requested a minor modification to the approved Liberty Ridge Preliminary Plat. The modification would eliminate 7 lots, add 2 lots,eliminate an alley, and reconfigure 6 lots in different locations throughout the plat. Please refer to the applicant's letter for more detailed information. Pursuant to RMC section 4-7-080.M,the applicant may propose both minor and major amendments to an approved preliminary plat prior to final plat approval. 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 Air) ,61-711901Cil C914, let:41-:ed Pit,e2t4e_ PGA ( p4 s off✓ C. CODE-RELATED COMMENTS We have reviewed this application ,ith particular attention to those areas in which we have expertise and have identified areas of probable impact or areas where additional information is needed t/roperly assess this proposal. Signatu of Director or Aut 6 ized Representative Date Documen Rev.10/93 City of Ft Ion Department of Planning/Building/Public rks ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: ip 1 in COMMENTS DUE: AUGUST 6, 2001 APPLICATION NO: LUA-00-123, PP, ECF DATE CIRCULATED: JULY 31,2001 APPLICANT: Liberty Ridge LLC PROJECT MANAGER: Lesley Nishihira PROJECT TITLE: MINOR MODIFICATION TO LIBERTY WORK ORDER NO: RIDGE PRELIMINARY PLAT LOCATION: South of NE 3`d/4th Street; East of Edmonds Avenue NE;North of Maple Valley Hwy SITE AREA: 107.5 acre I BUILDING AREA(gross): N/A SUMMARY OF PROPOSAL: The applicant has requested a minor modification to the approved Liberty Ridge Preliminary Plat. The modification would eliminate 7 lots,add 2 lots,eliminate an alley,and reconfigure 6 lots in different locations throughout the plat. Please refer to the applicant's letter for more detailed information. Pursuant to RMC section 4-7-080.M,the applicant may propose both minor and major amendments to an approved preliminary plat prior to final plat approval. 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 Larid/Shoreline Use Utilities Animals Transportation • Environmental Health Public Services Energy/ Historic/Cultural Natural Resources Preservation Airport Environment 10,000 Feet 14,000 Feet di e- FT / jjoe- �iaG B. POLICY-RELATED COMMENTS 4V C. CODE-RELATED COMMENTS S We have rev ewed this application with particular attention to those areas in which we have expertise and have identified areas of probable impact or areas where additional it ormation is need properly assess this proposal. Si atu of Director or Authorized Re esentative Date Doc me t1 Rev.10/93 Joan Thom son-Libert Rir._a Page 1 ; From: Lesley Nishihira To: Fred Kaufman Date: 11/27/00 4:50PM Subject: Liberty Ridge The following individual would like to be made a party of record to the Liberty Ridge proposal: Betsy Ercolina 3016 SE 5th Street Renton, WA 98058 • The files on our floor have been updated. Could you please update the yellow file? Thank you, Lesley (x7270). y \ ., °° CITY ►F RENTON ..LL Planning/Building/Public Works Department Jesse Tanner,Mayor Gregg Zimmerman P.E.,Administrator May 3, 2001 David Halinen Halinen Law Offices McCarver Square 2115 North 30th Street Tacoma, WA 98403 Subject: Modification of Liberty Ridge Preliminary Plat File No. LUA-00-123, PP, ECF Dear Mr. Halinen: This letter is to inform you that we have reviewed your proposed modification to the approved preliminary plat for the Liberty Ridge development. The City Council approved the preliminary plat on January 22, 2001. The approved plat plan included 436 single family lots, some of which access would be provided by alley easements abutting the rear yards. The current request is to modify the approved plat plan by eliminating one of these alleys. Specifically, the proposal is for the elimination of the alley easement previously specified along the rear of lots 211 through 231 and Tract T. The Subdivision regulations allow for the applicant to request an amendment to approved or conditionally approved plats at any time after preliminary plat approval and before final plat approval (RMC 4-7-080.M). A"major" amendment is defined as follows: a. Any amendment that would result in or would have the effect of decreasing the aggregate area of open space in the subdivision by ten percent (10%) or more; b. Any amendment that would result in increasing the number of lots in the subdivision beyond the number previously approved; c. Any amendment that would result in or have the effect of reducing the residential dwelling unit density for the site below the allowed minimum density; d. Any amendment that would result in the relocation of any roadway access point to an exterior street from the plat; e. Any amendment that proposes phasing of plat development; or f. Any amendment that, in the opinion of the Administrator, would significantly increase any adverse impacts or undesirable effects of the plat. The alley roadways throughout the subdivision are proposed as private easements. Therefore, the elimination of the subject alley would not alter the approved sizes or dimensions of the affected lots. The overall amount of open space, lots, or density would not change. The proposed amendment does not qualify as a "major" amendment and will, therefore, be processed as an "minor" amendment. Although the proposal would convert 21 lots from alley-loaded to front-load lots, the plat would still include 152 alley-loaded lots (or 34% of the subdivision). The proposed minor 19O1coo1 1055 South Grady Way-Renton,Washington 98055 .. This paper contains 50%recycled material,20%post consumer "12 tell Liberty Ridge Preliminary Plat Minor Amendment Page 2 of 2 amendment would not significantly alter the subdivision and would remain in compliance with adopted polices and development standards for the Residential — 10 dwelling units per acre (R-10) zone and Residential Options (RO) Comprehensive Plan Land Use designation. In addition, the amendment to the preliminary plat plan would allow the developer of the project to construct an appropriate amount of alley-loaded lots within an acceptable level for the anticipated market demand for such lots. Therefore, the proposed minor amendment to the conditionally approved preliminary plat is approved subject to the following condition: • Appropriate utility easements shall be created with the recording of the plat in order to provide adequate service to lots 211 through 231. The satisfaction of this requirement shall be subject to the review and approval of the Development Services Division prior to the recording of the final plat for Phase I of the development. The applicant is advised that all code requirements, conditions of the preliminary plat approval and mitigating measures of the Environmental Review are still applicable to the development of the site. The applicant should also understand that further modifications to the plat, if proposed, would require review by the City's Hearing Examiner before a public hearing with a final decision to be issued by the City Council. This decision to approve the proposed modification as a minor amendment to the preliminary plat is subject to a fourteen (14) day appeal period from the date of this letter. Any appeals of the administrative decision must be filed with the City of Renton Hearing Examiner by 5:00 pm, May 15, 2001. If you have questions regarding this correspondence, feel free to contact Lesley Nishihira at (425) 430-7270. Sincerely, Neil Watts, Director Development Services Division cc: Parties of Record Jennifer Henning, Principal Planner Lesley Nishihira, Project Manager Yellow File HALINEN LAW OFFICES, P.S. A Professional Service Corporation David L Halinen, P.E. McCarver Square Tacoma(253) 627-6680 davidhalinen@halinenlaw.com 2115 North 30t Street, Suite 203 Seattle(206)443-4684 Tacoma, Washington 98403 Fax(253) 272-9876 HAND-DELIVERED April 4, 2001 '-j=-VELORMENT PLANNING City of Renton Department of Planning/Building/Public Works CITY OF RENTON 1055 S. Grady Way, Sixth Floor Renton, Washington 98055 r;F ' ; ;4 Attn: Lesley Nishihira, Project Manager,Development Services Division DECEIVED RE: Liberty Ridge Residential Subdivision Application (Project No. LUA-00-123,PP,ECF) (1) Submittal of Revised Preliminary Plat Drawings and (2) Request for Approval of the Minor Amendment That They Embody Dear Ms. Nishihira: On behalf of my client, applicant Liberty Ridge L.L.C., I herewith submit five (5) sets of copies of revised Sheet 1 ofthe four-sheet set of Preliminary Plat drawings. The revised sheet,which bears a date of April 3,2001, reflects the proposed elimination of the alley previously specified along the'rear of Lots 211 through 231 and Tract T. On behalf of my client, I hereby request approval of this minor amendment to the already approved preliminary plat. As I have explained to you, The Quadrant Corporation,which is under contract to purchase the Liberty Ridge subdivision,has determined that the number of alley-loaded lots currently approved within the subdivision is greater than the anticipated market demand for such lots. Note that even with the 21-lot conversion of Lots 211 through 231 to be street front-loaded lots,Liberty Ridge will still encompass 152 alley-loaded lots,which is more than 34 percent of the 436 total planned Liberty Ridge lots. Please advise me as soon as possible as to whether you have any questions or comments concerning this matter. Thank you for your cooperation. Sincerely, HALINEN LAW OFFICES, P.S. C r David L. H linen Enclosures cc: Liberty Ridge L.L.C. (Attn: Donald J. Merlino, Manager) (with copy of enclosure) La Pianta LLC (Attn: Mark Segale) (with copy of enclosures) The Quadrant Corporation (Attn: Rob Purser) (with copies of enclosure) Don Hill, P.E., Triad Associates (without copy of enclosure) U:1CF124I81002\Preliminary Pla4NISHIHIRA.L'13.wpd t HALINEN LAW OFFICES, P.S. A Professional Service Corporation David L Halinen, P.E. McCarver Square Tacoma(253) 627-6680 davidhahnen@halinenlaw.com 2115 North 30th Street, Suite 203 Seattle (206)443-4684 Tacoma, Washington 98403 Fax (253)272-9876 HAND-DELIVERED April 4, 2001 DEVELOPMENT PLANNING City of Renton Department of Planning/Building/Public Works CITY OF RENTON 1055 S. Grady Way, Sixth Floor Renton, Washington 98055 A,F'f 1;4 'MI Attn: Lesley Nishihira, Project Manager, Development Services Division s — VED RE: Liberty Ridge Residential Subdivision Application (Project No. LUA-00-123,PP,ECF) (1) Submittal of Revised Preliminary Plat Drawings and (2) Request for Approval of the Minor Amendment That They Embody Dear Ms. Nishihira: On behalf of my client, applicant Liberty Ridge L.L.C., I herewith submit five (5) sets of copies of revised Sheet 1 ofthe four-sheet set of Preliminary Plat drawings. The revised sheet,which bears a date of April 3,2001, reflects the proposed elimination of the alley previously specified along the rear of Lots 211 through 231 and Tract T. On behalf of my client, I hereby request approval of this minor amendment to the already approved preliminary plat. As I have explained to you, The Quadrant Corporation, which is under contract to purchase the Liberty Ridge subdivision,has determined that the number of alley-loaded lots currently approved within the subdivision is greater than the anticipated market demand for such lots. Note that even with the 21-lot conversion of Lots 211 through 231 to be street front-loaded lots,Liberty Ridge will still encompass 152 alley-loaded lots,which is more than 34 percent of the 436 total planned Liberty Ridge lots. Please advise me as soon as possible as to whether you have any questions or comments concerning this matter. Thank you for your cooperation. Sincerely, HALINEN LAW OFFICES, P.S. c *-41-P-4-9 David L. H linen r Enclosures cc: Liberty Ridge L.L.C. (Attn: Donald J. Merlino, Manager) (with copy of enclosure) La Pianta LLC (Attn: Mark Segale) (with copy of enclosures) The Quadrant Corporation (Attn: Rob Purser) (with copies of enclosure) Don Hill, P.E., Triad Associates (without copy of enclosure) D:\CF\2418\002\Preliminary Plat\NISHIHIRA.L'13.wpd CITY OF RENTON JAN 11 " C1 EVI R a C i:-. V'E.0 ;iTY CLERK'S OFFICE DEVELOPME C17yofREM-071"G January 9, 2001 BAN 52000 CityClerk RECEIVED City of Renton 1055 South Grady Way Renton, WA 98055 To Whom It May Concern: I am writing to request that I be made a Party of Record on City of Renton File Number LUA00-123, known as LIBERTY RIDGE PLAT. Thank you. Sincerely, LOZIE O S CO ORATION John Graves Land A quisitions Manager cc: file LOZIER HOMES CORPORATION 1203 114TH AVENUE SOUTHEAST BELLEVUE,WA 98004 425.454.8690 LOZIEHC315MM FAX 425.646•8695 • • Return Address: City Clerk's Office City of Renton 1055 South Grady Way Renton,WA 98055 20001220000034 CITY OF RENTON EAS 19.00 PAGE 001 OF 012 12/20/2000 08:56 KING COUNTY, WA Title: DRAINAGE EASEMENT AND Parcel Numbers: 162305-9027, 9048 and 9131 MAINTENANCE AGREEMENT Project File#: SPW-27-2831 Project: Sunnydale Downstream Storm System Replacement This instrument hereby terminates and supercedes the previously-executed, unrecorded Drainage and Maintenance Agreement dated April 30, 1984 that is attached hereto as pages 8-12 hereof. Grantor(s): Grantee(s): 1. La Pianta LLC, a Washington limited liability company City of Renton,a Municipal Corporation The Grantor,for and in consideration of mutual benefits,hereby grants and/or reaffirms to the c Grantee a non-exclusive access and drainage easement over,under, along and across the property (the"Easement Areas")Portions of Government Lots 1 and 2,portion of the SW 1/4, and portions of the SE 1/4, all in Section 16,Township 23 North,Range 5 East,W.M.,King County,Washington, legally described on Exhibit A(attached hereto as page 3 hereof) and graphically depicted on c—i Exhibit B (attached hereto as pages 4, 5 and 6 hereof) for the purpose of maintaining, operating, repairing,altering,replacing,reconstructing and expanding an existing storm drainage system lying within the Easement Areas with all necessary appurtenances. This easement is granted subject to the o following terms and conditions: cJ 1. Grantee shall, at its own cost and expense,operate,maintain,repair,alter,replace,reconstruct and expand the said existing storm drainage system as it may be further expanded,and shall do all things necessary to keep said drainage system open and properly functioning at all times. This includes,without limitation, cleaning the drainage ditch(es),maintaining the pipes and culverts, and removing silt from the ditch(es) and drainage system ponds as may be reasonably required from time-to-time. 2. Grantee shall have the right,without prior institution of any suit or proceeding at law,at such times as may be necessary,to enter upon said Easement Areas for the purpose of operating, maintaining,repairing,altering,replacing,reconstructing or expanding said storm drainage system or making any connections thereto,without incurring any legal obligation or liability on account of such entry,provided,however,that such entry and all work performed pursuant to this instrument shall be accomplished in a workmanlike manner, and in a way which will not disturb,damage or destroy the improvements on the property. In the event any of the improvements on the Easement Areas are disturbed, damaged or destroyed, Grantee agrees to immediately restore the same to the condition such improvements were in prior to Grantee's Page 1 . entry upon the Easement Areas. 3. Grantee shall provide reasonable notice to Grantor prior to entering the Easement Areas or performing work thereon. Grantee agrees to keep the Easement Area free of liens or encumbrances arising out of any of the work performed on the Easement Area pursuant to this agreement. Grantee further agrees to indemnify and hold harmless Grantor from and against any and all liability, claims, demands, actions or causes of action whatsoever, for personal injury, property damage or otherwise,arising out of or in any way relating to any of the work performed by Grantee pursuant to this agreement. 4. Grantor shall retain the right to use the surface area of the drainage ditch(es) constructed within the Easement Areas(including without limitation the right to replace the ditch(es)with a culvert and filling and paving over the ditch(es)),provided that(a)said use may not interfere with storm drainage conveyance, (b)no permanent buildings or structures (other than roadway and utility crossings) may be erected on or over said drainage ditch(es) and (c) said use must be in accordance with applicable federal, state and local law. Grantor, for the benefit of Grantor's abutting property, shall also have the right to jointly use any maintenance roads that Grantee has or may construct on the Easement Areas and shall be entitled to further improve such roads in connection with the development and use of the Easement Areas and of Grantor's adjacent property. This easement and maintenance agreement shall run with the land described herein and shall be binding upon and inure to the benefit of the parties, their heirs, successors-in-interest and assigns. Grantor covenants that it is the lawful owner of the above-referenced Easement Areas and that it has a good and lawful right to execute this agreement. • IN WITNESS WHEREOF, said Grantor has caused this instrument to be executed this day of December,2000. 0 LA PIANTA LLC, a Washington limited liability company 0 By: METRO LAND DEVELOPMENT,INC.,its Manager By: !1or �e"t gyp'%. o M.A. Segale,President .v ; o 034 • c..) Approved,Agreed-To and Accepted by Grantee: * SEAL CITY OF RENTON •• •��' •.. By: -r%� �4� J Jes anner,Mayor Attest: 'r', I Petersen, City Clerk Page 2 STATE OF WASHINGTON ) )ss. COUNTY OF KING ) On this day of December, 2000, before me, the undersigned, a Notary Public in and for the State of Washington, dul commissioned and sworn,personally appeared M. A. Segale, to me known to be the person who signed as President of Metro Land Development,Inc.,a Washington corporation,Manager of La Pianta LLC,the limited liability company that executed the within and foregoing instrument,and acknowledged said instrument to be the free and voluntary act and deed of said corporation of said limited liability company for the uses and purposes therein mentioned, and on oath stated that he was authorized to execute said instrument on behalf of the corporation was authorized to execute said instrument on behalf of the limited liability company. IN WITNESS WHEREOF I have hereunto set my hand and official seal the day and year first above written. . • .2- IA A. PA/1%IIIII J ' 1Gf /SC •; o95 1F'• I!".1r // (S re of Nota4.1'4--.--' . 1 i / •CJI «o w S (Print or stamp name o Notary) 0 Y LIC in /li Ct% Y.•2 o o'*V�r of WashingtonBresiding aand fo he St r tt�y��4g��>ate'' My appointment expires: ,S/ STATE OF WASHINGTON ) )ss. cn COUNTY OF KING ) c c I certify that on the day of ., 2000 JESSE TANNER appeared before me and acknowledged that he signed the instrument, on oath stated that he was authorized to execute the instrument and Q acknowledged it as the Mayor of the City of Renton,the Washington municipal corporation that executed the within cam: and foregoing instrument and acknowledged the said instrument to be the free and voluntary act of said City for the uses CN., and purposed therein mentioned,and on oath stated that he was authorized to execute such instrument,and that the seal `.— affixed,if any,is the corporate seal of said City. cm 0 N (Signature of Notary) (Print or stamp name of Notary) NOTARY PUBLIC in and for the State of Washington,residing at My appointment expires: \\Micron\D\CF\2418\004\Renton Easement\Notary Block.wpd Page 3 • EXHIBIT A LEGAL DESCRIPTION OF THE EASEMENT AREAS Parcels A,B,C and D situated in Section 16,Township 23 N,Range 5 E,W.M.in King County,Washington,more particularly described as follows: Parcel A: THAT PORTION OF THE SOUTHWEST QUARTER OF SECTION 16,TOWNSHIP 23 NORTH, RANGE 5 EAST,W.M.IN KING COUNTY,WASHINGTON LYING WITHIN A STRIP OF LAND 70.00 FEET IN WIDTH THE NORTH LINE OF WHICH IS DESCRIBED AS FOLLOWS: BEGINNING AT THE SOUTHEAST CORNER OF GOVERNMENT LOT 1; THENCE NORTH 89°00'53"WEST ALONG THE SOUTH LINE OF GOVERNMENT LOT 1 AND ITS WESTERLY EXTENSION 300.00 FEET TO THE TERMINUS OF THIS LINE; EXCEPT THAT PORTION OF SAID STRIP OF LAND LYING WITHIN THE MAPLE VALLEY HIGHWAY A.K.A.SR 169. Parcel B: THAT PORTION OF THE SOUTHWEST QUARTER OF SECTION 16,TOWNSHIP 23 NORTH, RANGE 5 EAST,W.M.IN KING COUNTY,WASHINGTON LYING WITHIN A STRIP OF LAND 80.00 FEET IN WIDTH THE SOUTH LINE OF WHICH IS DESCRIBED AS FOLLOWS: BEGINNING AT THE SOUTHEAST CORNER OF GOVERNMENT LOT 1; THENCE NORTH 89°00'53"WEST ALONG THE SOUTH LINE OF GOVERNMENT LOT 1 AND ITS WESTERLY EXTENSION 300.00 FEET TO THE TERMINUS OF THIS LINE. Parcel C: THAT PORTION OF THE NORTHEAST QUARTER OF THE SOUTHWEST QUARTER OF SECTION 16,TOWNSHIP 23 NORTH,RANGE 5 EAST,W.M.IN KING COUNTY,WASHINGTON DESCRIBED AS FOLLOWS: BEGINNING AT THE SOUTHWEST CORNER OF SAID SUBDIVISION; THENCE NORTH 01°04'10"EAST ALONG THE WEST LINE THEREOF 80.00 FEET TO THE NORTH LINE OF THE SOUTH 80.00 FEET OF SAID SUBDIVISION; THENCE SOUTH 89°00'53"EAST ALONG SAID NORTH LINE 320.00 FEET; 0-a THENCE NORTH 00°59'07"EAST 70.00 FEET TO THE NORTH LINE OF THE SOUTH 150.00 FEET OF SAID SUBDIVISION; THENCE SOUTH 89°00'53"EAST ALONG SAID NORTH LINE 200.00 FEET; THENCE SOUTH 00°59'07"WEST 90.00 FEET TO THE NORTH LINE OF THE SOUTH 60.00 FEET OF SAID SUBDIVISION; THENCE SOUTH 89°00'53"EAST 806.80 FEET TO THE EAST LINE OF SAID SUBDIVISION; THENCE SOUTH 01°04'18"WEST ALONG SAID EAST LINE 60.00 FEET TO THE SOUTH LINE OF SAID SUBDIVISION; THENCE NORTH 89°00'53"WEST ALONG THE SOUTH LINE OF SAID SUBDIVISION 1326.82 o FEET TO THE POINT OF BEGINNING. N Parcel D: THAT PORTION OF THE SOUTHEAST QUARTER OF SECTION 16,TOWNSHIP 23 NORTH, RANGE 5 EAST,W.M.IN KING COUNTY,WASHINGTON LYING WITHIN A STRIP OF LAND 30.00 FEET IN WIDTH THE NORTH LINE OF WHICH IS DESCRIBED AS FOLLOWS: BEGINNING AT THE SOUTHWEST CORNER OF THE NORTHWEST QUARTER OF SAID SOUTHEAST QUARTER; THENCE SOUTH 89°00'53"EAST ALONG THE SOUTH LINE THEREOF 270.00 FEET TO THE TRUE POINT OF BEGINNING OF THIS LINE; THENCE CONTINUING ALONG SAID SOUTH LINE SOUTH 89°00'53"EAST 640.00 FEET TO THE TERMINUS OF THIS LINE; EXCEPT THAT PORTION OF SAID STRIP OF LAND LYING WITH THE PLAT OF MAPLEWOOD DIVISION 2 ACCORDING TO THE PLAT THEREOF RECORDED IN VOLUME 39 OF PLATS AT PAGE 39,RECORDS OF KING COUNTY,WASHINGTON. Page 4 • trl • SEC. 16, TWP. 23 N., RGE. 5 E., V✓.M. I `\ • TRIAD ASSOCIATES .. — ea Lip �1r VT • �y 17 C1 E • • . . •--. . . . . W • . - • • • __ T __ 16 15 u�.�dn� 0 I I z i I Ill H SIB✓'l/4 3 I I _Kip • = Q =©I ' d • PARCEL C SE,1/4 I virkCC • � W PARCEL B I• I I I F" W ___• I— k. SCALE:NTS 1_ \ Lu I PARCEL PARCEL A • m a «,E_, • I I i I —� o • N. N.• • . • THIS EXHIBIT HAS BEENTO IN P D SIST I I I THE INTER RETATION REOF E THE LEGAL I o' DESCRIPTION. THE LEGAL DESCRIPTION SHALL • YL'JOIE D. HILL • PREVAIL IF CONFLICTING INFORMATION BETWEEN • MD: V. BLUE I I THE LEGAL DESCRIPTION AND THE EXHIBIT ARE I Lam: B. FREEMAN oLrc 8/76/00 • FOUND. 17 16 - . SCLL• BUMTIM:•NTS 16 15 JOB hWBIB 20 2121 21 22 00-022 • SHUT KlBIS 1 or 3 iC00000 ZZL OOOZ SEC. 16, TWP. 23 N., RGE. 5 E., W.M. (F.4* ' n TR=ASSOCIATES Lilo 111..4 ..V.4 I 1 Y wily fib.ait• �QI Y 1..Mns . . .s A 2 11 PARCEL C V • W 2 z 70.00' y I N00 59'07'E 90.00' W co NTS 0 3 .PARCEL B - NO0 59'07"E cc Lu • 1. • N89 00'53"W N89'00 53"IV60.00' a J806.80' 320.00' 200.00' Wo N890053"W Wco 30Q.00' ` 1326.82' 270.00' 640.00 Q LLI o 34 J/— 80.00' S89 00 53"E L_ }—• •• = W z • I a vAPEY • PARCEL A ~_ U HIW 1 PARCEL D MAIM D. HILL (SR 169) I • DISIGhilk UD. V. BLUE THIS EXHIBIT HAS BEEN PREPARED TO ASSIST INTERPRETATIONIN B. 5/00 FREEMAN • THE OF THE LEGAL e5COU: DOM NTS . DESCRIPTION. THE,LEGAL DESCRIPTION SHALL TUT.: PREVAIL IF CONFLICTING INFORMATION BETWEEN Toe?MU I THE LEGAL DESCRIPTION AND THE EXHIBIT ARE 00-022 FOUND. I hLID3lT 2 or3 i £ UQ000 Zvi. 000Z • • i\\ c.. SEC. 16, TWP. 23 N., RGE. 5 E.,• W.M. I TRIAD AESOCXATEZ �—..._, • SE . 1/4 `6 ' PARCEL C �`" Asir r.m +a ►.• mow .....a.�.. 2 90.00' .1" ° N00'5 9'0 7T N. i Ala i.z (.2 g QW806.8 mN89005 CCWZ270.00' 640.00'1326.82' `) - F� „S89'0053E �'o w / • NTS • PARCEL D CC Q w ° I W m = I '` e J o ti I THIS EXHIBIT HAS BEEN PREPARED TO ASSIST IN EEt THE INTERPRETATION OF THE LEGAL I DESIGNED D. HILLDESCRIPTION. THE LEGAL DESCRIPTION SHALL ¢hmv. BLUE PREVAIL IF CONFLICTING INFORMATION BETWEEN CEICEED B. FREEMAN THE LEGAL DESCRIPTION AND THE EXHIBIT ARE Barg 846/00 FOUND. sulJ: BUM:NTS • I JOB BUI®IY 00'022 sun h'UYBR 3 Br3 i C00000 ZZ L 000Z • • DRAINAGE AND MAINTENANCE AGREEMENT (PRL'VIWS) THIS AGREEMENT made and entered into this 1t.' day of /-Ip.‘ I _, 1984, by and between THOMAS F. McMAllON, Personal Representative of the Estate of John C. Edwards and the Estate of Anna G. McMahon, Deceased, and Rainier Sand and Gravel, Inc. , a Washington corporation, (hereinafter referred to collectively as "Grantor") , and THE CITY OF RENTON, a municipal corporation, (hereinafter referred to as "Grantee") . . WITNESSET H: WHEREAS, Grantor is the owner of certain real property in the City of Renton, and more particularly described herein, upon which is located a temporary storm drainage system for the cr-a purpose of draining surface water from surrounding property; 0 and WHEREAS, The City of Renton is desirous of obtaining a cv right of entry onto Grantor's property for the purpose of • N maintaining, operating, repairing and replacing said drainage system; and 0 N • WHEREAS,-Grantor 'is willing to grant the City of Renton a right of entry upon the terms and conditions hereinafter set forth. • NOW, THEREFORE, in consideration of the mutual covenants and agreements herein contained, the parties agree as follows: 1. Grantor, by this agreement, does hereby grant to Grantee a right of access over, through, across and upon the real property hereinafter described, for the purpose of maintaining, operating, repairing, altering, replacing, or reconstructing an existing storm drainage system with all necessary appurtenances. Said property is located in the City Page 8 • of Renton, King County, Washington, and is more particularly described as follows: A parcel of land situate in the SW 1/4 of Section 16, Township 23 N, Range S E, more particularly described as follows: The S. 150.00' of the NE 1/4 of the SW 1/4 of Section 16, Township 23 N, Range 5 E, W.M. , King County, Washington. TOGETHER with the S 150.00' of the E 440.00' of Govern- ment Lot 1, Section 16, Township 23 N, Range 5 E, W.M. , King County, Washington. TOGETHER with the N 70.00' of the E 440.00' of Govern- ment Lot 2, Section 16, Township 23 N, Range 5 E, W.M. , King County, Washington, less SR-169. TOGETHER with the cast 350.00 feet of the west 850.00 feet of the north 30 feet of the SW 1/4 of the SE 1/4 of Section 16, Township 23 N. , Range S E, Willamette Meridian, King County, Washington. 2. In consideration for the right of access herein granted, Grantee agrees, at its own cost and expense, to operate, maintain, repair, alter, replace and reconstruct the • said storm drainage system, and do all things necessary to cr- • keep said drainage system open and properly functioning at cm a all times. This includes, without limitation, the cleaning 0 of the drainage ditch, the maintenance of pipes and culverts, N and removal of silt from the ditch and siltation ponds as may • be reasonably required from time to time. c 3. Grantee shall have the right, without prior cm c�v institution of any suit or proceedings at law, at such times as may be necessary, to enter upon said property for the pur- • • pose of operating, maintaining, repairing, altering, replacing or reconstructing said storm drainage system or making any connections therewith; without incurring any legal obligation or liability on account of such entry, provided, however, that such entry and all work performed pursuant to this agreement shall be accomplished in a workmanlike mannerd in a way which will not disturb, damage or destroy the improvements on the property. In the event any of the improvements arc • disturbed, damaged or destroyed, Grantee agrees to immediately Page9 restore the same to the condition such improvements were in prior to Grantee's entry upon the property. 4. Grantee shall provide reasonable notice to Grantor prior to entering the property or performing work thereon. Grantee agrees to keep the property free of liens or encumbrances arising out of any of the work performed on the property pursuant to this agreement. Grantee further agrees to indemnify and hold harmless Grantor from and against any and all liability, claims, demands, actions or causes of action whatsoever, for personal injury, property damage or 'otherwise, arising out of or in any way relating to any of the work performed by Grantee pursuant to this agreement. 5. Grantor shall retain the right to use the surface of the drainage ditch, so long as said use does not interfere with storm drainage and so long as no permanent buildings or structures are erected on or over said drainage ditch. Q 6. Grantor and Grantee acknowledge that the existing c-st drainage system located on Grantor's property is a temporary • system which may be substantially altered or eliminated o entirely at such time as the subject property is developed. 0 N Nothing herein contained shall be construed nor is intended to be construed as in any way preventing or precluding Grantor from developing the subject property, provided the existing drainage system is maintained, a suitable replacement drainage system is constructed, or surface water drainage is otherwise adequately provided for in a manner consistent with applicable state and local laws and ordinances. 7. This agreement shall be binding upon and the benefits thereof shall inure to the parties, their heirs, successors, assigns and personal representatives. • Page 10 IN WITNESS WHEREOF, the parties hereto have set their hands . the day and year first above written. GRANTOR: ESTATE OF JOHN C. EDWARDS Thomas F. McMahon, Administrator ESTATE OF ANNA G. McMAUON • Thomas F. McMahon, Executor RAINIER SAND AND GRAVEL, INC. By ©-2z -1 r yyN.,m IL Its President to GRANTEE: THE CITY OF RENTON 0 0 • o W Q IIY"' C`J ,e�«{ � llC , STATE OF WASHINGTON ) (("CV ) SS. r- COUNTY OF KING ) / o On this ) day of (49•�(•l , 1904, before me • o personally appeared THOMAS. F. McMAHON, to me known to be the N individual described in and who executed the within and foregoing instrument, and acknowledged that he signed the same as his free and voluntary act and deed for the uses and' purposes therein mentioned. GIVEN under my hand and official seal the day and year . first above written. j?if /•• lie*,• NOTARY PUDLIC }41 aifd for the ,Stat , 9 . of Washington : ,•; residing at .f/e. STATE OF 47ASHINGTON ) ss. COUNTY OF KING ) / On this ...50 day of r�/•;%(./ , before me, the _ ' undersigned, a Notary Public in and for the State of . Washington, duly commissioned and sworn, personally appeared THOMAS F. McMAHON and to me known to he Page.11 • the President and respectively, of RAINIER SAND AND GRAVEL, INC. , the corporation that executed the foregoing instrument, and acknowledged the said instrument to be the free and voluntary act and deed of said corporation, for the uses and purposes therein mentioned, and on oath stated that ha. (� authorized to execute the said instrument and that the seal affixed is the corporate seal of said corporation. WITNESS my hand and official seal hereto affixed the day • and year first above written. � / /.. NOTARY PUDLIC-1n and for the State • of Washington, residing at • 0 • ca • • c-i 0 . o 0 • Page 12 . January 22,2000 Renton City Council Minutes Page 17 Franchise: Adelphia Business Development Services Division recommended approval of a franchise Solutions Operations,Fiber agreement with Adelphia Business Solutions Operations,Inc.,to install a fiber Optics System optics system for eventual local service. Refer to Transportation Committee. Franchise:XO Washington, Development Services Division recommended approval of a franchise Fiber Optics System agreement with XO Washington,Inc.,to install a fiber optics system for eventual local telecommunication service. Refer to Transportation Committee. Plat: Liberty Ridge,Vicinity Hearing Examiner recommended approval,with conditions,of the Liberty of NE 3rd&4th Sts; Edmonds Ridge Preliminary Plat;436 single-family lots on 107.5 acres located south of Ave NE&Maple Valley Hwy NE 3rd and 4th Streets,east of Edmonds Ave.NE,and north of Maple Valley (PP-00-123) Hwy. (PP-00-123). Council concur. Human Resources:Dept of Human Resources&Risk Management Depat latent submitted an update of the Retirement Systems Audit Department of Retirement Systems Audit of the City from January 1, 1999, Update through December 31, 1999. Refer to Finance Committee. Human Resources: Healthcare Human Resources&Risk Management Department recommended approval of Plan Modifications modifications to the City's healthcare plan effective 02/01/2001 and submitted Healthcare Benefits Task Force recommendations. Refer to Finance Committee:. Legal:Nuisance Abatement Legal Division recommended approval of an ordinance that provides a Procedure comprehensive nuisance abatement procedure for the City by establishing and defining what constitutes a nuisance;by providing for the correction, abatement,enforcement,recovery of costs and attorney's fees; and declaring interference to be a misdemeanor and establishing penalties. Refer to Planning &Development Committee. Police: Valley Special Police Depattatent requested approval of an interlocal agreement with the Port Response Team of Seattle and the Municipalities of Auburn,Kent and Tukwila to establish a Establishment,Port of Seattle, Valley Special Response Team in order to provide a coordinated effort towards Auburn,Kent&Tukwila the effective resolution of high-risk incidents. Refer to Public Safety Committee. Utility: Wells 1 2&3 CT Utility Systems Division requested approval of a bi-lateral agreement with the Pipeline Design& State Health Department to satisfy the requirement that the City provide Construction,Dept of Health additional disinfectant contact time for Wells 1,2&3 by agreeing to complete &RH2 Engineering the design in 2001 and construct the CT pipeline in 2002; and approval of an agreement in the amount of$195,909 with RH2 Engineering,Inc.,for the design of the facilities. Refer to Utilities Committee. MOVED BY CLAWSON, SECONDED BY NELSON,COUNCIL APPROVE THE CONSENT AGENDA AS PRESENTED. CARRIED. OLD BUSINESS Council President Clawson presented a report regarding the I-405 Corridor Committee of the Whole Program. On January 22,2001,WSDOT presented the Council with four WSDOT: I-405 Corridor alternatives to help ease the congestion on the I-405 corridor. Alternative 1— Program Preferred Alternative High Capacity Transit/TDM,Alternative 2—Transit,Alternative 3—Mixed Mode, and.Alternative 4—Roadway Capacity. The Committee of the Whole recommended that Council endorse WSDOT's Alternative Number 3 with several conditions put forth,including,but not limited to, installation of a lid over the freeway between Cedar Ave. and Renton Ave., adequate noise walls along,the corridor to mitigate impacts to neighborhoods,and noise mitigation measures for interchange ramps. The Committee further recommended that the Mayor be authorized to send a letter stating the City's endorsement with the conditions indicated and additional conditions determined by members of the Committee. The Committee directs CITY OF RENTON COUNCIL AGENDA BILL AI #: 1• J SUBMITTING DATA: FOR AGENDA OF: Dept/Div/Board.. HEARING EXAMINER Staff Contact... Fred J. Kaufman, ext. 6515 AGENDA STATUS: Consent XX SUBJECT: Public Hearing.. Liberty Ridge Preliminary Plat Correspondence.. File No. LUA00-123,PP,ECF Ordinance Resolution Old Business.... EXHIBITS: New Business.... Study Session... Hearing Examiner's Report and Recommendation Other RECOMMENDED ACTION: APPROVALS: Legal Dept Approval of Hearing Examiner's Recommendation Finance Dept.... Other FISCAL IMPACT: N/A Expenditure Required... Transfer/Amendment.. Amount Budgeted Revenue Generated... SUMMARY OF ACTION: The Hearing Examiner's Report and Recommendation on the Liberty Ridge Preliminary Plat was published on December 21, 2000. There were no requests for reconsideration and the appeal period ended on January 4, 2001. The Examiner recommends approval of the proposed preliminary plat, subject to the conditions outlined on page 10 and 11 of the Examiner's Report and Recommendation. This office notes that the conditions placed on this project are to be met at later stages of the platting process. STAFF RECOMMENDATION: Staff recommends approval of the Liberty Ridge Preliminary Plat December 21,2000 OFFICE OF THE HEARING EXAMINER CITY OF RENTON REPORT AND RECOMMENDATION APPLICANT: Liberty Ridge Preliminary Plat Liberty Ridge LLC File No.: LUA00-123,PP,ECF LOCATION: South of NE 3rd/4th Street;East of Edmonds Avenue NE; North of Maple Valley Hwy SUMMARY OF REQUEST: Subdivide an approximately a 107.5-acre parcel into 436 lots intended for the eventual development of detached,single • family residences. SUMMARY OF ACTION: Development Services Recommendation: Approve with conditions DEVELOPMENT SERVICES REPORT: The Development Services Report was received by the Examiner on November 23,2000. PUBLIC HEARING: After reviewing the Development Services Report,examining available information on file with the application,field checking the property and surrounding area;the Examiner conducted a public hearing on the subject as follows: MINUTES The following minutes are a summary of the November 28,2000 hearing. The legal record is recorded on tape. The hearing opened on Tuesday,November 28,at 9:15 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: Exhibit No. 1: Yellow land use file,LUA00- Exhibit No.2: Vicinity map 123,PP,ECF, containing the original application,proof of posting,proof of publication and other documentation pertinent to this request. Exhibit No.3: Preliminary plat map Exhibit No.4: Zoning map Exhibit No.5: Preliminary plat--phases of Exhibit No. 6: Alternate access to lots 297-303 development Exhibit No.7: Larger colored plat map Exhibit No.8: Aquifer protection zones Exhibit No.9: Conceptual utilities and drainage Exhibit No. 10: Table and text explaining • plan impervious surface allotment Liberty Ridge LLC Liberty Ridge Preliminary Plat File No.: LUA-00-123,PP,ECF • December 2000 Page 2 The hearing opened with a presentation of the staff report by Lesley Nishihira, associate planner,Development Services, 1055 S. Grady Way,Renton, WA 98055. The applicant has proposed to divide a 107-acre site into 436 lots intended for the development of detached, single family homes. The site is located south of NE 3rd Street(also referred to as Cemetery Rd), east of the recently constructed Edmonds Ave, north of Maple Valley Highway. It is separated by a large portion of property that is zoned Resource Conservation. The zoning designation for the property is R-10 for the northern portion of the property, and Resource Conservation for the southern portion. The site is currently undeveloped,with the exception of various elements of a storm drainage system constructed in 1997 for the Cedar Crest Manufactured Home Park. To the north of the site is residentially developed property, as well as multi-family zoned RMI. To the east are King County maintenance shops with light industrial zoning. To the south is the undeveloped Resource Conservation portion of the property. South of that are some residentially developed properties and Maple Valley Highway. West of the site is the La Colina single family residential subdivision with R-8 zoning, as well as the Mt.Olivet Cemetery. The project went through SEPA Environmental Review and on October 31 the ERC issued a Determination of Non-Significance-Mitigated for the project. No appeals of the threshold determination were filed. Ms.Nishihira reviewed the ERC's mitigation measures. The project shall comply with recommendations contained within the geotechnical study,as well as Supplement No. 1 and Supplement No.2. The applicant shall install temporary erosion control measures during the project's construction. Weekly reports on the status and condition of the erosion control plan shall be submitted,as well as certification of the proper removal of the erosion control facilities. Typical Traffic,Fire,and Parks Mitigation Fees will be imposed. Secondary access for each phase of the subdivision will be required prior to the recording of the final plat for that phase of the subdivision. Ms.Nishihira next reviewed the project's consistency with Preliminary Plat Criteria. The site is designated Residential Options on the Comprehensive Plan. The proposal complies with the policies established by the RO designation, including the establishment-of-minimum net densities of seven dwelling units per acre and the encouragement of development of detached single family housing. The project must also comply with the • underlying zoning designation. After the deduction of public streets,totaling 14.6 acres,as well as critical areas totaling 30.7 acres(including the RC portion of the property)a net density of 7.0 dwelling units per acre would result for the overall plat. When that is broken down on a phase by phase basis,phase 1 is below the minimum density and would result in a density of 4.5 dwelling units per acre. The other phases range from 7.7 to 11 dwelling units per acre,which complies with the density range of the R-10 zone with the density bonus that is permitted. The development standards allow for the reviewing official to reduce the minimum density requirement in the event the applicant is able to demonstrate that minimum density cannot be achieved due to lot configuration, lack of access or physical constraints. The applicant has mentioned in his project narrative that phase 1 contains large portions of transmission line easements, steep slopes and stormwater ponds. In consideration of these physical constraints,the applicant has requested reduction of the minimum density requirements for phase 1 only. Minimum lot size permitted in the R-10 zone is 3,000 squire feet. A minimum lot width of 30 feet for interior lots and 40 feet for corner lots is also required. Lot depth must be a minimum of 55 feet. The building standards required in the R-10 zone allow only one residential structure per lot. Building height is limited to 2 stories and 30 feet. Each dwelling unit is required to provide two off-street parking stalls per unit. When alley access is available,parking access is required to be provided in the rear yard. A significant portion of the proposed lots are shown with alley access, and they comply with the required setbacks. As part of the rezone of the subject property under Ordinance#4865, a Development Agreement between the applicant and the City of Renton was recorded. This Development Agreement imposed four site-specific restrictions on the property. The proposal must also comply with the Subdivision Regulations. The proposed lots are at right angles to street Liberty Ridge LLC Liberty Ridge Preliminary Plat File No.: LUA-00-123,PP,ECF December 2000 Page 3 lines, in compliance with this requirement. The majority of the lots would have direct frontage to a public street or road,with some to be accessed via alleys from the rear yards. Several lots do not have direct frontage,but access is adequately provided by private street easements(26 feet in width)or shared driveways easements/alleys (20 feet in width). All lots comply with arrangement and access requirements,with the exception of lots 298 through 302. The lots satisfy the minimum square footage dimension requirements of the R-10 zone. Pipestem lots (lots 91 and 164)comply with the minimum lot area requirement when excluding the pipestem portion. The plat plan also includes typical setback lines showing potential building envelopes for lots likely to have garage access from the front yard, as well as those to be accessed from an alley on the rear yard. The R-10 zone requires a front yard setback from right-of-way or private streets of 10 feet, and a setback of 20 feet for the attached garage. A 15-foot rear yard is required for primary structures. However,when an attached garage is accessed by an alley from the rear yard, a minimum setback of 3 feet is required,provided a back out distance of 24 feet is available. When considering the potential front and rear yards,as well as access points for each lot,the proposed lots appear to have sufficient building area for the development of suitable detached single family homes. Ms.Nishihira pointed out the location of emergency access to lots 52, 53, 119, 120,277, 278,287,288,330, and 331 and explained that the Fire Department has indicated that all emergency access ways are acceptable. Primary access to the site would be provided by the southward extension of Edmonds Ave NE from NE 3rd St, which was recently constructed. The proposal includes the construction of an internal roadway system, including a major connection to Edmonds Ave approximately 400 feet south of NE 3rd/4th Street. A second roadway connection is proposed approximately 2,000 feet south of the first intersection. The project's roadways appear to comply with the minimum requirements for public residential access streets and include required street improvements, such as curbs, gutters, sidewalks, street signs and street lights. A reduced sidewalk width from 6 feet to five feet, as well as reduced residential access street width to 42 feet was previously approved for the proposal. The plat includes three private street easements, all of which comply with the required 26 foot width requirement,which the exception of lots 298 through 302. The applicant will be required to either eliminate one of these lots,or provide an alternative means of access that complies with street standards. Access to a number of lots is provided by private alleys of 20 feet in width. Access to lots that do not have direct frontage to a public right-of-way and are accessed by an alley comply with code provisions regarding shared driveways. However, in order to ensure safe pedestrian access to these lots is provided,staff recommends the plat be revised to include sidewalk access through the open space tracts to lots 52, 53, 119, 120,277,278,287,288,330, and 331. The plat would be developed under 7 phases,with street improvements to be installed with each phase. As required by the ERC, secondary access for each phase must be provided prior to the recording of that phase of the subdivision. In response to this mitigation measure,the applicant has provided a revised plat plan proposing an emergency vehicle access for phase 3 through lot 380. This access way would be established by a temporary easement and is proposed at a minimum of 20 feet ion width with a crushed-rock surface. The temporary easement would be eliminated,rendering lot 380 buildable,when completion of roadways under phase 4 establish permanent secondary access. The Fire Department has reviewed the revised plans and has found the proposed temporary access to be generally acceptable. Based on comments received from the Fire Department, staff will recommend as a condition of approval that a base layer of asphalt treated base(ATB)rather than gravel be used. The proposed subdivision is expected to generate additional traffic on the City's street system. In order to mitigate these impacts,the ERC has imposed a Traffic Mitigation Fee. Payment of the fee would be required prior to the recording of each phase of the plat. The site is an old commercial gravel pit that was mined over several decades. The pit has subsequently been filled to create a wide,flat area and is currently vegetated with grasses, shrubs and small deciduous trees. The project area generally declines in elevation from north to south. • Liberty Ridge LLC Liberty Ridge Preliminary Plat File No.: LUA-00-123,PP,ECF December 2000 Page 4 Based on information provided in the Geotecnnical Report submitted with the application,the mining created a series of relatively flat excavated benches, separated by excavated slopes. The proposal includes the use of retaining walls of 14 feet,23.5 feet, and 21 feet in height near lots 376 to 379,426 to 429, and 270 to 271. Based on recommendations contained in the Geotechnical Report,wall heights will be limited to eight feet. Offsite grading is proposed immediately north of the site's east leg. This has been authorized by the property owner,which is King County. A total of 198,000 cubic yards of cut and 282,000 cubic yards of fill are anticipated for the preparation of the site. Potential erosion impacts that could occur during project construction would be adequately mitigated by City Code requirements as well as SEPA Mitigation Measures. Under the City's Critical Areas Code Provisions, this property contains high erosion hazards,high and moderate landslide hazards and sensitive and protected steep slope areas. The ordinance requires developments within these geological areas to have geotechnical studies and undergo independent secondary review. The independent review was completed and stated that the reports and plans submitted with the application appear to be complete and conform to the requirement of the Critical Areas Ordinance. The Geologic Hazards portion of the Critical Areas Ordinance prohibits development on protected slope areas,however the regulations allow for an exception to this prohibition when grading protected slopes created through mineral and natural resource recovery activities. The applicant has requested this exception and it was approved by the Administrator of the P/B/PW Department on November 1,2000. No appeals of the administrative decision were filed. For protected slope areas that are not disturbed,the regulations require the establishment of a Native Growth Protection area. The applicant appears to comply with this requirement as depicted by tracts W,X,Y and Z shown on the plat plan. The establishment of the tracts and maintenance responsibility requirements is recommended as a condition of approval for the preliminary plat. The proposal is consistent with the intent of both the Comprehensive Plan and Zoning Code and would not be out of character with the existing development in the area. Police and Fire Prevention staff indicate that sufficient resources exist to furnish services to the proposed development, subject to the condition that the applicant provide code required improvements and fees. The proposal includes numerous open space/recreation tracts dispersed throughout the subdivision. The ERC has imposed a Parks Mitigation Fee on the project. The site is located with the boundaries of the Renton School District. The School District has indicated that student enrollment would increase by an estimated 192 students based on the plat. The.nearby schools, including Highlands Elementary School;McKnight Middle School and Hazen High School would support the additional students. Based on the City's Critical Areas Maps,the site lies partially in Aquifer Protection Area-Zone 1 and Zone 2. Subject site was previously approved for the Cedar Crest Manufactured Home Park. As part of the infrastructure approved for that project, a storm drainage system was constructed during 1997 and remains in existence. The system includes three retention ponds,along with wet ponds,and a gravel infiltration blanket extending northward from the westerly most of these three ponds. The proposed drainage system has been designed to allow for infiltration of all stormwater generated on site. Due to the project's inclusion within Aquifer Protection Areas,a fill material source statement will be necessary prior to importing fill to the site. There is an existing dead-end 12-inch diameter winter line in Edmonds Avenue. The site is also located in both the 435 and 565 water pressure zones. Water mains sized for domestic and fire services are required to be extended throughout the plat. A loop connection into the La Colina plat is required as indicated on the preliminary drawings. In addition,a second loop connection to NE 3rd Street may ultimately be required by the Utilities Division for the lengthy dead-end lines within the plat. The East Renton Interceptor crosses this property in an easement as designated by the centerline shown on the map. The proposed plat will be relocating a section of the pipe to conform to the proposed roadways and lot configuration. At the time of installation, manhole adjustment sections were provided to the owner for the eventual final fill for the site. Liberty Ridge LLC Liberty Ridge Preliminary Plat File No.: LUA-00-123,PP,ECF December 2000 Page 5 Staff recommends approval of the project,subject to the following conditions: The proposed private access street to lots 298 through 302 shall be revised to comply with the maximum number of lots permitted to be served as established by the street standards. The plat be revised to include sidewalk access through the open space tracts for lots 52, 53, 119, 120,277, 278,287, 288,330 and 331. The temporary secondary access roadway shall be constructed with a base layer of ATB in order to insure trucks are adequately supported. In addition, a time frame indicating the anticipated completion date of the permanent secondary access should also be established. A homeowner's association shall be created concurrently with the recording of the final plat for each phase of the subdivision in order to establish maintenance responsibilities for native growth protection tracts, common open space area,as well as private roadway and private utility improvements. A note shall appear on the face of the final plat for each phase of the subdivision containing specific maintenance responsibility language in reference to the need of growth protection areas and shall be recorded as a covenant running with the land on the title of record. David Halinen, 10500 NE 8th St, Suite 1900,Bellevue,WA 98004, attorney representing the applicant explained the phasing of the project. It is anticipated that the project will be built in five phases. The first phase is anticipated to be completed by September of 2001,and the last phase should be completed by the end of 2004. Jeff Cox,Triad Associates, 11814 115th Ave NE,Kirkland, WA 98034 provided a planning presentation concerning the proposed development. Using a large,colored plat map,he reviewed the overall site plan, described major circulation points,phasing of the project, lot layout, lot sizes and orientation, distribution of open space and access routes for the project. Mr. Halinen explained that the reason for splitting the native growth protection tracts into each of the corresponding phases is that as the project is being developed,there will still be differing ownerships. Right now Liberty Ridge LLC owns a portion of the site. There is a multi-phased sale process where the current owner of the balance of the tracts is selling to Liberty Ridge LLC over a period of time. This was a way to protect the ownerships and proceed with the plat on a phase-by-phase basis. Don Hill, Triad Associates, 11814 NE 115th Ave NE,Kirkland, WA 98034 commented on the water and sewer system for the project. The proposed sewer and water system will be a connection and an extension of the City's existing sewer and water system throughout the site. There are two Aquifer Protection Zones as relates to storm drainage on the site. Using the Conceptual Utilities and Drainage Plan,Mr.Hill explained the storm drainage system proposed for the site. Both of the drainage facilities proposed are designed to conform to the 1998 King County Surface Water Design Manual. Mr.Hill submitted a table and text that provides additional clarification of the total allowable 45.04 acres of impervious on the site.The table and text summarize what is estimated to be the allowable percentage impervious area for each of the lot types corresponding to the various lot widths. Gary Henderson, Geo Engineers,Inc., 1101 Fawcett Avenue, Suite 200,Tacoma, WA 98402 stated that the fill has been placed as a compacted,engineered fill. The fill has been compacted to 95% of the maximum density and is suitable for foundation support of the houses. A single story weighs a little less than one foot of dirt over the same area. A two-story house weighs approximately the same as a foot and a half to two feet of dirt over the same area. The only question is what is under the footing where the load is concentrated for a depth of two or three footing widths. After you get to that depth,the load is dissipated and averages out. Jon Koloski, Geo Engineers,Inc., 1101 Fawcett Avenue, Suite 200, Tacoma, WA 98402 discussed the retaining walls planned for the project. Retaining walls were restricted to eight feet when the Geotechnical Report was written because it was unclear at that time exactly the configuration of the geometry of the retaining walls that are required. While walls eight feet in height can be handled by general recommendations, it was felt that specific details would be appropriate for walls greater than that height. The design of the walls will proceed Liberty Ridge LLC Liberty Ridge Preliminary Plat File No.: LUA-00-123,PP,ECF December 2000 Page 6 specific to the conditions that are required when the dimensions are absolute. The hazard specific to the wall is a consideration to the design. If the hazard were for someone to fall off the wall,then it would need to have a fence for security reasons. The wall would need to be designed in such a way that the fence could be secured to it to prevent someone injuring himself in that manner. The other alternative is the hazard that is created by the collapse of a wall—either the loss of support for something above the wall,or the encroachment of property below the wall. The engineering design of the walls is specific to the cause of hazard. All of the walls would be located where they could be supported on the dedicated,buildable parts of the property. Kayren Kittrick, Development Services, 1055 S. Grady Way,Renton, WA 98055 discussed the second point of access. There is a second point of access. It is provided through the La Colina plat,which goes all the way over to Blaine. This is an approved secondary access through the Fire Department. They have since made sure it is open and available for that use. Regarding frontage on the streets—alleys are allowed. Residential alleys are allowed to be only 16 feet wide with 14 feet of pavement. At our suggestion,these alleys are shown on the plat as 20 feet wide,which also allowed for their 24 foot back out. The alleys are built on"T"configurations so that if the Fire or Police Department needed to get a vehicle though,they could. Emergency access will be primarily from the frontage streets. This has been approved by the Fire Department. The 20-foot alleys were a backup in case there were intervening fences in the event of an emergency in a backyard. The sidewalks across the frontages were at staff's recommendation to help delineate where the actual front yards end, as well as to allow pedestrian access. Regarding the retaining walls,the Building Department requires all retaining walls to have separate building permits,and they are reviewed for safety, location, and stability. They are also required to have special inspections by the licensed geothechnical engineer. Storm drainage meets City requirements. The infiltration ponds have been working very well. The Examiner called for further testimony regarding this project. There was no one else wishing to speak, and no further comments from staff. The hearing closed at 10:55 a.m. FINDINGS, CONCLUSIONS &RECOMMENDATION Having reviewed the record in this matter,the Examiner now makes and enters the following: FINDINGS: • 1. The applicant, Liberty Ridge LLC,filed a request for approval of a 436-lot Preliminary Plat. 2. The yellow file containing the staff report,the State Environmental Policy Act(SEPA) documentation and other pertinent materials were entered into the record as Exhibit No. 1. 3. The Environmental Review Committee(ERC),the City's responsible official, issued a Determination of Non-Significance-Mitigated(DNS-M)for the subject proposal. 4. The subject proposal was reviewed by all departments with an interest in the matter. 5. The site is located southeast of the intersection of NE 3rd Street and Edmonds Avenue NE. The King County shop site is located east of the site. Mt. Olivet cemetery and the La Colina plat are Iocated west of the site. The Maple Valley Highway is south of the property,below the site's steep southern slopes: 6. The subject site was used extensively over the years as a gravel quarry. In 1995 a mobile home park was approved for the subject site. The applicant has abandoned that proposal. The Comprehensive Plan amendment and Zoning were coupled with a development agreement limiting development of Liberty Ridge LLC Liberty Ridge Preliminary Plat File No.: LUA-00-123,PP,ECF December 2000 Page 7 impervious surfaces (not more than 50%),the mix of housing units(not more than 78 townhomes), number of units(436)and traffic(4,172 trips per day). 7. The subject site is an L-shaped parcel. The western, north-south leg of the "L" is approximately 3,000 feet long. The site varies from approximately 900 feet to 2,600 feet wide. The parcel proposed for development is approximately 107.5 acres in area. 8. The topography of the site is very complex as a result of the extensive quarrying efforts and the construction of storm drainage systems for the previously approved mobile home park. There are steeper areas and more level plateaus, as well as the natural slopes that drop down to the Cedar River (Maple Valley Highway)on the south. The subject site will be regarded as part of development efforts. 9. Two power lines cross the property. One line runs north to south near the west margin of the site. The second line transects the property on a diagonal that runs more or less across the intersection of the two legs of the L-shaped parcel. 10. The site is zoned R-10 (Residential,Multiple Options) and RC(Resource Conservation). 11. The map element of the Comprehensive Plan designates the area proposed for the plat as suitable for the development of residential options,but does not mandate such development without consideration of other policies of the Plan. 12. The applicant proposes developing a plat containing detached single family lots on the R 10 portion of the subject site. No development is proposed for the RC zoned portion of the site. The main access to the plat will be via Edmonds Avenue as it runs along the western edge of the plat. A secondary access would be via the La Colina plat which is located west of Edmonds. 13. The applicant proposes developing 436 lots in 7 phases that would be built over five time periods. The phases would be developed to provide a variety of housing sizes and to appropriately develop the infrastructure needed for access and utility extensions. Phase 1 would be located along the central portion of the western boundary of the subject site and contain 121 lots. Phase 2 would be located northeast of Phase 1 and would contain 40 lots. Phase 3 would be located at the southwest corner of the property and it would contain 41 lots. Phase 4 would be east of Phase 3 and contain 34 lots. Phase 5 would be located along NE 3rd Street at the main entrance to the plat. Phase 5 would contain 78 lots. Phase 6 would be located along the central area of the south boundary of the development and it would contain 78 lots. Phase 7,the final phase,would be located at the southeast corner of the plat. It would contain 44 lots. 14. The applicant proposes creating lots that contain a range of sizes. The proposed lots would range in size from approximately 3,480 square feet to approximately 14,418 square feet. The R-10 zone permits lots with a minimum size of 3,000 square feet. The minimum lot width and depth permitted in the zone are 30 feet and 55 feet,respectively,with corner lots required to be 40 feet wide. The applicant proposes a minimum lot width of 40 feet and a depth of 87 feet,respectively. 15. There are lot coverage(70%), impermeable surface(75%)standards and building height limitations that apply to R-10 development that will be reviewed when permits are requested for development. Similarly,yards and setbacks will require landscaping according to R-10 standards. Liberty Ridge LLC Liberty Ridge Preliminary Plat File No.: LUA-00-123,PP,ECF December 2000 Page 8 16. As fully developed,the plat will have a density of 7.0 dwelling units per acre. Staff noted that the various phases have different density values. The fully developed plat does meet code requirements. The phasing might skew some of the density numbers until the entire plat is completed. If the entire plat were considered a shadow plat, it appears that as proposed,the plat meets code. Phase 1 with a density of approximately 4.5 would not meet code if the plat were not completed. The decision maker can vary the standards if conditions warrant it. 17. The applicant will be developing an extensive road system to serve the plat. There will be a main road, Edmonds entering from NE 3rd, and secondary access from the west side of the plat. Two roads will intercept Edmonds and provide the main access into the actual plat. Interior roadways will have a series of loops creating a series of differently sized interior blocks. There will be pipe stem access for two lots (Proposed Lots 91 and 164)as well as alley access and shared driveways over easements. The main entrance will be 58 feet wide,narrowing to 50 feet wide. The interior roadways will have reduced width of 42 feet. To provide two points of entry,each phase will be developed with a loop road except Phase 3. In Phase 3, one lot will be used as a temporary crossover to allow a second point of access. Once the full roadway system is developed that lot would be available for development of a housing unit. 18. Access to Proposed Lots 298 to 302 originally did not meet code in so far as frontage on a public street and the number of lots accessed. The applicant provided a modified access arrangement that appears to meet code requirements. 19. The Fire Department has reviewed and approved all of the various access methods including alley access as the sole means of access to some homes. 20. In order to create building pads and a uniform roadway profile there will be substantial additional grading and filling required. There will be approximately 198,00 cubic yards cut and approximately 282,000 of fill. There will also be another 18,000 cubic yards offsite on King County property with their permission in order to safeguard and create stable edges. 21. The subject site is located within Zones 1 and 2 of the City's Aquifer Protection areas. The presence of the aquifer recharge area dictates strict standards in what fill materials can be imported on the site. 22. The storm system has been approved by the City. It will be a multi-pond system that conveys water to the north portion of the subject site. The water is collected in three site and two drainage basins for treatment and conveyance. The site will be subject to the newer standards of the 1998 King County Manual. 23. Since the site has been filled and will there will be additional fill added to the site,the Geotechnical report and information reviewed the suitability of the site for the proposed development. Density testing shows the site is suitable for single family foundations and homes. 24. The site is served by the City of Renton which will provide domestic water and sewer service. 25. The site is located within the Renton School District. The development is expected to generate approximately 192 school age children. The students would be spread across the grade spectrum and the school district reported that they have the capacity for these new students. 26. Development of the subject site will generate approximately 4,137 new daily trips with approximately ten percent of those trips,approximately 400 trips,during peak hours. Liberty Ridge LLC Liberty Ridge Preliminary Plat File No.: LUA-00-123,PP,ECF December 2000 Page 9 27. The geotechnical report did recommend that any retaining walls consructed between grade differences be limited to 8 feet while the applicant has submitted plans for substantially taller retaining walls varying from 14 feet 23 feet. The question of securing the safety of drop-offs was also raised. 28. The steeper unaltered slopes would be protected by Native Growth Protection Areas. These areas are generally found along the margin of the site. The areas will be clearly marked to protect those slopes from erosion or intrusions. Steeper normally critical slopes that were altered or created by prior mining • and quarrying were provided an exception by the Administrator and may be graded. 29. The applicant will be creating open space areas as well as the entry area. Much of the open space would be located under power lines or given over to storm water detention. 30. Staff recommended pedestrian links or sidewalks across open space areas for Lots 52, 53, 119, 120,277, 278,287,288 and 330 and 331. These lots would otherwise be isolated with access solely through rear alleys or private roadways. CONCLUSIONS: 1. The proposed plat appears to serve the public use and interest. The plat provides additional housing opportunities in an area of the City well-served by urban services. 2. The proposed plat is just outside of downtown Renton. The proposed development of the this area will also permit infill in an area with services and avoid urban sprawl. There will be an impact on roads, particularly during the peak hours but these impacts were anticipated when the Comprehensive Plan and zoning for the site were adopted. Mitigation fees are intended to help offset some of these impacts. The remaining infrastructure should be able to handle the additional development. Development of the additional lots will also increase the tax base of the City. 3. The proposal creates a range of lots with varying dimensions and yards. These lots will provide additional choices for new or relocating residents. The parcels are generally rectangular and meet the dimensional requirements of the R-10 Zone. 4. The lots are compatible with both the zoning and Comprehensive Plan and range from somewhat larger to substantially larger than the minimum required size. The relatively isolated location avoids any conflict with patterns of an established neighborhood. 5. As proposed the entire plat will provide a density of approximately 7.0 units per acre. It would appear that Phase 1,would have a density of approximately 4.5 dwelling units per acre but this does not reduce the acreage tied up in power lines and steep slopes. If one were to consider this a shadow plat that includes all phases,the density appears appropriate for this phase alone. 6. It appears that access is appropriate given the size and shape of the parcel. The Fire Department has approved the phasing and individual access issues. The applicant will be providing secondary access to the entire site from the west and to phases by developing appropriate loop roads and connections as well as providing for a temporary passage using a future lot as an interim connector road. If stub roads will be created that will eventually link other portions of the site,those roadways shall be signed to apprise future residents that through-streets will be created at that location. Liberty Ridge LLC Liberty Ridge Preliminary Plat File No.:LUA-00-123,PP,ECF December 2000 Page 10 7. The development of the site over phases will help integrate the growing community into the City and avoid suddenly adding all of the impacts of population and traffic on the surrounding community. There is not doubt adding even 400 trips to the commute hours down NE 3rd to Sunset will be noticed. Again,these impacts were anticipated when the Comprehensive Plan was amended and the site zoned for R-10 uses. 8. The grading that occurs and the development will create a certain continuing level of turmoil over the life of the build out. The site or portions of it should not be left in raw stages. If grading or borrowing occur between phases,the applicant shall smoothly contour and hydro seed any disturbed areas. 9. A project this large and with its interrelated roadways might undergo some changes that should be reviewed and approved by the Fire Department to assure that all emergency access issues are satisfactory. 10. In conclusion,the proposed plat appears to meet standards. It will certainly alter the character of the area after many years of being used for quarrying operations. RECOMMENDATION: The City Council should approve the 436-lot plat subject to the following conditions: 1. The applicant shall comply with the conditions imposed by the ERC. 2. The proposed private access street to lots 298 through 302 shall be revised to comply with the maximum number of lots permitted to be served as established by the City of Renton street standards. The plat shall either eliminate one of these lots,or provide an alternative means of access that complies with code requirements prior to the recording of the final plat for the pertinent phase of the subdivision. 3. The plat shall be revised to include sidewalk access through the open space tracts for lots 52, 53, 119, 120,277,278, 288,330, and 331. The satisfaction of this requirement shall be subject to the review and approval of the Development Services Division prior to the recording of the final plat for each phase of the subdivision. 4. A homeowner's association shall be created concurrently with the recording of the final plat for each phase of the subdivision in order to establish maintenance responsibilities for native growth protection easements/tracts, common open space areas,as well as private roadway and private utility improvements. The satisfaction of this requirement shall be subject to the review and approval of the Development Services Division prior to the recording of the final plat for each phase of the subdivision. 5. The following note shall appear on the face of the final plat for each phase of the subdivision containing native growth protection areas and shall also be recorded as a covenant running with the land on the title of record for all affected lots on the title: "MAINTENANCE RESPONSIBILITY: All owners of the lots created by or benefiting from this City action abutting or including a native growth protection easement(tract)are responsible for maintenance and protection of the easement (tract). Maintenance includes insuring that no alterations occur within the tract and that all vegetation remains undisturbed unless the express written authorization of the City has been received." The satisfaction of this requirement shall be subject to the review and approval of the Liberty Ridge LLC Liberty Ridge Preliminary Plat File No.: LUA-00-123,PP,ECF December 2000 Page 11 Development Services Division prior to the recording of the final plat for each phase of the subdivision. 6. If stub roads will be created that will eventually link other portions of the site,those roadways shall be signed to apprise future residents that through-streets will be created at that location. 7. The site or portions of it shall not be left in raw stages. If grading or borrowing occur between phases,the applicant shall smoothly contour and hydro seed any disturbed areas. 8. Any changes to the proposal or access roadways shall remain subject to review and approval by the Fire Department to assure that all emergency access issues are satisfactory. ORDERED THIS 21st day of December 2000. FRED J.KAUF HEARING EXAtER TRANSMITTED THIS 21st day of December,2000 to the parties of record: Lesley Nishihira David Holinen Jon Koloski 1055 S Grady Way 10500 NE 8th, Suite 1900 Geotech Engineers Renton,WA 98055 Bellevue, WA 98004 1101 Fawcett Ave, Suite 200 Tacoma,WA 98402 Kayren Kittrick Don Hill 1055 S Grady Way Triad Associates Renton,WA 98055 11814 115th Ave NE Kirkland,WA 98034 Jeff Cox Gary Henderson Triad Associates Geotech Engineers 11814 115th Ave NE 1101 Fawcett Ave, Suite 200 Kirkland, WA 98034 Tacoma,WA 98402 TRANSMITTED THIS 21st day of December,2000 to the following: Mayor Jesse Tanner Gregg Zimmerman,PlanBldg/PW Admin. Members,Renton Planning Commission Neil Watts,Development Services Director Larry Rude,Fire Marshal Sue Carlson,Econ.Dev.Administrator Lawrence J. Warren, City Attorney Larry Meckling,Building Official Transportation Systems Division Jay Covington, Chief Administrative Officer Utilities System Division Councilperson Kathy Keolker-Wheeler South County Journal Betty Nokes,Economic Development Director Liberty Ridge LLC Liberty Ridge Preliminary Plat File No.: LUA-00-123,PP,ECF December 2000 Page 12 Pursuant to Title IV, Chapter 8, Section 100Gof the City's Code, request for reconsideration must be filed in writing on or before 5:00 p.m., January 4,2001. 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 110,which requires that such appeal be filed with the City Clerk,accompanying a filing fee of$75.00 and meeting other specified requirements. Copies of this ordinance are available for inspection or purchase in the Finance Department,first floor of City Hall. If the Examiner's Recommendation or Decision contains the requirement for Restrictive Covenants,the executed Covenants will be required prior to approval by City Council or final processing of the file. You may contact this office for information on formatting covenants. The Appearance of Fairness Doctrine provides that no ex parte(private one-on-one)communications may occur concerning pending land use decisions. This means that parties to a land use decision may not communicate in private with any decision-maker concerning the proposal. Decision-makers in the land use process include both the Hearing Examiner and members of the City Council. All communications concerning the proposal must be made in public. This public communication permits all interested parties to know the contents of the communication and would allow them to openly rebut the evidence. Any violation of this doctrine would result in the invalidation of the request by the Court. The Doctrine applies not only to the initial public hearing but to all Requests for Reconsideration as well as Appeals to the City Council. 'I) / 1' , ' zI ' / % /A ' 1• ' 'g7,1. r ��1_N "19J '0,.t• \ ' . -: r • ,(41 , a 1 • m.N. \,, .=, ..t!,tk,,k;',.it\-- ,-.4. pf i 1. - 1 14 , •'-.. , Itipir,s4,ii.: I. 1 a3'4' f R -•-'- 'r'TIDYOMDI AVE EMM[.,, 14, I.,•..et‘ttZ' '-'- 7,_ I ®r •� f�Q0j4MAY,� i AV . I. 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'if` • �• . , - __ - - :I .I LLA Lot A ,'•i:i:"`.. .-k!! _ , wi,, ;t: a j :cam:; <,:, ��-y�/ :•` -- ;; G • r i' j; r..I-+"+ ,.'r,+.lii+P.:y-a:'S .." r' r ,. �•....� ,,,• - - - 1r/ I'i f:'.,/r'•' n, r•:,,. �. ice..... 1._.. ._ t. n.�,i ,, •via• • ,/ 4. • V ?• YI Z •( Lam:.:' : ' 1 � :y � i1i" _. _~N) • % !S .•�; . ,,. ;r"�— y.. _.. •-•\—:- =_",r'' roo Mar'II MD ` i gp,A .': s / _ .......- I I , ...1-..—I -e. •� ` ewrm wrm j -/ . w-.w.nr r..elf ea I•*+ • • • LIBERTY )GE PRELIMINARY PLAT Legal Description LOTS A, B, E, F, AND H OF CITY OF RENTON LOT LINE ADJUSTMENT NO. LUA-00-121-LLA AS RECORDED UNDER RECORDING NUMBER 20001025900008, RECORDS OF KING COUNTY, WASHINGTON. .. ..:,..,;..,.;-. -_-..-.--.-;...:-..,-.-„ •••:,-;,.•;.-.•E•• --,--`...'r,,.'i.-'.. ,.-..,.-.., ..:.:-:,...,.....,,",.-17:::-::..--::,.:,..:;.-. .. - .:- ... %-- e-1 3F • .ITI .. ...,, r.. .2. • ' ' . - . . . -:. — -- , - -....„:".,.....„-...-.•:.-... - ..-.-.-,-,._,,-,......-.-.....-,.--:,.,...'...::-.,:.......:',:.....:,,',.....;,' .-.'..1-f:..:::......":-....-.:..:-.-•:• :,.[.-....,•. .. .:-...,..:.',.„,..,,, -.....r.:.-....-..::::;:-:...,-.: ::•: :••. . ...:•••.:-::......'--:'. CitYClerlc •--:',-.. .Y.--.:',:4 ' gOt -,:;.•-::.::'•:•..:1.1,.: -...:•:-.:::.::...•-:',;',„.'•-.-.:-",•,:'':_... , .::--....'-:-..-'...1:. -.:=•.--..:•.....;•_::... ,....-1, :...'•-• '•:.1.:.....,":..-. •.•:. . -• ••.•.• . • - - •-.1‘ *Petersen • . .• .. • ,.• • - .• . • . . . . . Jesse Tanner,Mayor .. • • - . -.- • :• . . . . • • • • , . . •• . • , ' • . ._ . • :.. : • • . . - , . , • . • • • . . . • , . . . • . • . . . . . . . , . .. , . . .. • • . . . . .. . . , . . . . . . .• - . , - ... „ .- - . . . ,. . , . . . .. . • • - . , . . . . . ,. .. • . . .. . . . • . , . . . • . . • . • , • . ., . . . • . . . . • . . . , . • . . , . . . , . • . . . . .• - '.'• • • •, - . . . • . • • • • . • . •• . . . . . . . . . .. - ' -.•• ' January 23, 2001. . . . ,._. - . . • ., - -,' ' ,.• . . :: •. :,,... . . • • • • • - • • . . . , . . . . . . -. , • . . . . . . , . ., - • . • -• - „ . . . . •• . •., .,:.. . . - • . - . . . . • • .. • . _ . ... . • . . . _ . 10500 . . _ . : ' •- • . David Halinen . • , . • •8th Street, Suite 1900 .. ---...:- - •-:• - • . . - -. - ..'•--- • . -... .._ . ,. „ . . , ..,.. . '.-• '...... .. . . Bellevue, WA 98004 . ----2 . : ..-- : -::-' - . -- • • . ' • -....• - : '... •-•,.:1,...-.. _ •. _ .: :...... •_.: .. ... _ . . .. ..... •• - - • - .- . . • • . . „ . • . . •. .. , • ..,1.at...,.31'. ..,..,. :.: . ,, . .2 ._, .. ...,,......,.,. ... -.... . .,•-• : , : :, . .. ‘ ..,..., ,, . ...„. .• . . . - • : :. . .-1..Re: Liberty . ... . „ . . Ridge Preliminary ' - •—•- .a.o.v:a:.„.....,,,.,,....:......,...............‘- •..-,..' ::•.,,,.•••:..„:- 23 - - • . . . .. . . .., . _ . .• . .. • _ •• • . Dear Mr Halmen . . . .. •• -. . • . ,... • . . .. . -..:-• .• • -..- 2 - • Council- approved - .:•-.. - • ' •• ••---;•-• . . , . - ' . '. - ''-:''' -:' . ''''' • ''. :: --22 ;2001,,:the Renton City . .... .• ...•...,:--:•-..1-:--•..• 2-..-..,., :... ..,.-.,.....:. :. " - -.- - .—' :. •''. -.-..:'. 'I.' ::: 1 -meeting of January if. • .•.--,:-....,--,'-.. -.- RCW •-a•firial•p14,z._- .y.-........,,.--....,,. ,.:..,,.... . • - .. ., ._-•_. .......r.. At the regular preliminarycounciplat subject. .;,... . . ' 20 0---74 0 Pursuant' to. .. . ,, ..,, -:: •_-. • •• . ..L:-••.;..- ,-:-...,,..',.:: -.• . : .•. ..--':-•the referenced . ..,, datedDecember21,- . ,.... . , . ....; h 11 be'Submitted to._ .._,:.,.. ...,,..:....:.• .' • '. •-• • • -• .recommendation,,. ..,,, ..,..„.., ._:,.... fixthe conditions' outlined in tehe.anngi--,••••-:.;•••••.••-'....... ....: •:•.-., .,:-............. •-. ' ' ' airliner's . ... ,, ...,, , •... ..,_........ .;...... meetinge - '.- all requirements., .. ' • years of the date preliminaryp -. ....,:,..... .. -.,:,.... :. -..: ...._-....., _-..... , .. _._,: : ....T: ,,: 1 and Renton:MI-H013-g. Codei • ."-- •. of State la' ,.., . ,....;_..,,..,. „ ;vsat shall .r ,,. .............„:;.:,...,.i.;......,. ...._:,.. .:.,:::...:f.,..:::::.:,.,. .,_...,,,..,. .'City for approval ..... , ... ...,, • ••.- - ..-----.,-. .'-• .-. ••••.•• --•. 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'city.iyii . 1Jérsen ..-•••.,::•-:•*- • ,.--.' ..--,-..-::-..-.--•:••„-_,--:<.----:•-;.-...-,:-.-',,,,,.-:-.•-...........,.,-,-,•-It:::,..-, - . --1,-"---:: -:::.•;;:'.--T- 7'....--•,-',,'7. ,:.. ..'- _'','.-:''':'.!::--i':::--,:-r. .ClOrk/Cablq-Wr14 ,.-•••••,'-•••-.-'•.--,-' •-...-:-",''ir-i.-:-:-..;,-,,,,-.,:.--.•-•:;.,.-'..z',17c-..:.-':--:•.:1:-.?r• ---2‘ :-:-:.'............-..-,:,;:.,.:,.,:-..-..,..-.--., --,....--:--..:.;•.'-,,, ",,,.,:,:-.-.;:-.-.-:.. ..`:,...•,•,_:;„.:,-:',:••-•.--:-......•,:-...:. .Mayor Jesse Tanner --• -:'••'- '.•.-.- '•;.: •-•:-• -.'- ••••Council President Dan Clawson ...- -:.-..-..-.:•-• .•;...-.•.:. ;.,_-..---.• ,..- ,.... •,.....,.. ..-.----',,....-:.:.,-.-.:.-:..,:-...-.-.....,...,..---:,:-.:::.••,•;-.t.,..--... •-•.,..•••.•-sT,.:1.•-f.:-..-,,,,,,'.-...,,,,-;:..• . -'' :-- -.:•:• '' .'',-.'::--:: 7'' Le!!-'.9. l•.'" -•RI- a' dint Project. 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'n Agin 1-FAx-(425):4307,6 1 .•'..:-• '.. ., ',- .,. , _ ,,,,,„...,:;,,,.,,.„.• . •: •.•-.::::. -',•:',-;:i:Z"-;.::•••::•---• •,•i‘••• •••:•••'6•• ••••:••'-';•'•••':':', "•",t'..•;.'•:.--...:,:-..ii.,.'-•'••%=:••'•'-:•'''•'''''''',Jr':.'.'.. , 5• (425)'41 .. !:" -.::::-..(::':-.::':-.:, :',-.:, ::•'-.....'........)r(k.:, 81 ashington 980 . 55scilith.:Grady.N,,ky..s,„:) p13.16n...,, :,...,..,,,,,.,../...,...,....,,,,,,J..,,,,..::::,,,,,„3-•,..2,,..,:,...?.....•,,,,.. .":‘,...,:•.:,,„..„,,,,,;,:•,,,-:,...,,,,,...,-, ,•••,-A.-..,...L.:,„•,-•, .,,,, ,,,,,„,;;; - -•••••--,•s;••-•: -'•"'-•••••••----;2,-•-i.:•:•;•-•.-',...,-.::•-::'-,.',• -.-,•- .,•,,,,A,,,.. mi. CITY OF RENTON COUNCIL AGENDA BILL AI #: l•t • SUBMITTING DATA: FOR AGENDA OF: Dept/Div/Board.. HEARING EXAMINER Staff Contact... Fred J. Kaufman, ext. 6515 AGENDA STATUS: Consent XX SUBJECT: Public Hearing.. Liberty Ridge Preliminary Plat Correspondence.. File No. LUA00-123,PP,ECF Ordinance Resolution • Old Business.... EXHIBITS: New Business.... Study Session... Hearing Examiner's Report and Recommendation Other RECOMMENDED ACTION: APPROVALS: Legal Dept Approval of Hearing Examiner's Recommendation Finance Dept.... Other FISCAL IMPACT: N/A Expenditure Required... Transfer/Amendment.. Amount Budgeted Revenue Generated... SUMMARY OF ACTION: The Hearing Examiner's Report and Recommendation on the Liberty Ridge Preliminary Plat was published on December 21, 2000. There were no requests for reconsideration and the appeal period ended on January 4, 2001. The Examiner recommends approval of the proposed preliminary plat, subject to the conditions outlined on page 10 and 11 of the Examiner's Report and Recommendation. This office notes that the conditions placed on this project are to be met at later stages of the platting process. STAFF RECOMMENDATION: Staff recommends approval of the Liberty Ridge Preliminary Plat December 21,2000 OFFICE OF THE HEARING EXAMINER CITY OF RENTON REPORT AND RECOMMENDATION APPLICANT: Liberty Ridge Preliminary Plat Liberty Ridge LLC File No.: LUA00-123,PP,ECF LOCATION: South of NE 3rd/4th Street;East of Edmonds Avenue NE; North of Maple Valley Hwy SUMMARY OF REQUEST: Subdivide an approximately a 107.5-acre parcel into 436 lots intended for the eventual development of detached, single family residences. SUMMARY OF ACTION: Development Services Recommendation: Approve with conditions DEVELOPMENT SERVICES REPORT: The Development Services Report was received by the Examiner on November 23,2000. PUBLIC HEARING: After reviewing the Development Services Report,examining available.information on file with the application,field checking the property and surrounding area;the Examiner conducted a public hearing on the subject as follows: MINUTES The following minutes are a summary of the November 28,2000 hearing. The legal record is recorded on tape. The hearing opened on Tuesday,November 28,at 9:15 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: Exhibit No. 1: Yellow land use file,LUA00- Exhibit No.2: Vicinity map 123,PP,ECF,containing the original application,proof of posting,proof of publication and other documentation pertinent to this request. Exhibit No.3: Preliminary plat map Exhibit No.4: Zoning map Exhibit No.5: Preliminary plat--phases of Exhibit No. 6: Alternate access to lots 297-303 development Exhibit No.7: Larger colored plat map Exhibit No.8: Aquifer protection zones Exhibit No.9: Conceptual utilities and drainage Exhibit No. 10: Table and text explaining • plan impervious surface allotment Liberty Ridge LLC Liberty Ridge Preliminary Plat File No.:LUA-00-123,PP,ECF December 2000 Page 2 The hearing opened with a presentation of the staff report by Lesley Nishihira,associate planner,Development Services, 1055 S.Grady Way,Renton, WA 98055. The applicant has proposed to divide a 107-acre site into 436 lots intended for the development of detached, single family homes. The site is located south of NE 3rd Street(also referred to as Cemetery Rd),east of the recently constructed Edmonds Ave,north of Maple Valley Highway. It is separated by a large portion of property that is zoned Resource Conservation. The zoning designation for the property is R-10 for the northern portion of the property, and Resource Conservation for the southern portion. The site is currently undeveloped,with the exception of various elements of a storm drainage system constructed in 1997 for the Cedar Crest Manufactured Home Park. To the north of the site is residentially developed property,as well as multi-family zoned RMI. To the east are King County maintenance shops with light industrial zoning. To the south is the undeveloped Resource Conservation portion of the property. South of that are some residentially developed properties and Maple Valley Highway. West of the site is the La Colina single family residential subdivision with R-8 zoning,as well as the Mt. Olivet Cemetery. The project went through SEPA Environmental Review and on October 31 the ERC issued a Determination of Non-Significance-Mitigated for the project. No appeals of the threshold determination were filed. Ms.Nishihira reviewed the ERC's mitigation measures. The project shall comply with recommendations contained within the geotechnical study, as well as Supplement No. 1 and Supplement No.2. The applicant shall install temporary erosion control measures during the project's construction. Weekly reports on the status and condition of the erosion control plan shall be submitted, as well as certification of the proper removal of the erosion control facilities. Typical Traffic,Fire,and Parks Mitigation Fees will be imposed. Secondary access for each phase of the subdivision will be required prior to.the recording of the final plat for that phase of the subdivision. Ms.Nishihira next reviewed the project's consistency with Preliminary Plat Criteria. The site is designated Residential Options on the Comprehensive Plan. The proposal complies with the policies established by the RO designation, including the establishment of minimum net densities of seven dwelling units per acre and the encouragement of development of detached single family housing. The project must also comply with the underlying zoning designation. After the deduction of public streets,totaling 14.6 acres,as well as critical areas totaling 30.7 acres(including the RC portion of the property)a net density of 7.0 dwelling units per acre would result for the overall plat. When that is broken down on a phase by phase basis,phase 1 is below the minimum density and would result in a density of 4.5 dwelling units per acre. The other phases range from 7.7 to 11 dwelling units per acre,which complies with the density range of the R-10 zone with the density bonus that is permitted. The development standards allow for the reviewing official to reduce the minimum density requirement in the event the applicant is able to demonstrate that minimum density cannot be achieved due to lot configuration,lack of access or physical constraints. The applicant has mentioned in his project narrative that phase 1 contains large portions of transmission line easements, steep slopes and stormwater ponds. In consideration of these physical constraints,the applicant has requested reduction of the minimum density requirements for phase 1 only. Minimum lot size permitted in the R-10 zone is 3,000 squire feet. A minimum lot width of 30 feet for interior lots and 40 feet for corner lots is also required. Lot depth must be a minimum of 55 feet. The building standards required in the R-10 zone allow only one residential structure per lot. Building height is limited to 2 stories and 30 feet. Each dwelling unit is required to provide two off-street parking stalls per unit. When alley access is available,parking access is required to be provided in the rear yard. A significant portion of the proposed lots are shown with alley access, and they comply with the required setbacks. As part of the rezone of the subject property under Ordinance#4865, a Development Agreement between the applicant and the City of Renton was recorded. This Development Agreement imposed four site-specific restrictions on the property. The proposal must also comply with the Subdivision Regulations. The proposed lots are at right angles to street Liberty Ridge LLC Liberty Ridge Preliminary Plat File No.: LUA-00-123,PP,ECF December 2000 Page 3 lines, in compliance with this requirement. The majority of the lots would have direct frontage to a public street or road,with some to be accessed via alleys from the rear yards. Several lots do not have direct frontage,but access is adequately provided by private street easements(26 feet in width)or shared driveways easements/alleys(20 feet in width). All lots comply with arrangement and access requirements,with the exception of lots 298 through 302. The lots satisfy the minimum square footage dimension requirements of the R-10 zone. Pipestem lots(lots 91 and 164)comply with the minimum lot area requirement when excluding the pipestem portion. The plat plan also includes typical setback lines showing potential building envelopes for lots likely to have garage access from the front yard,as well as those to be accessed from an alley on the rear yard. The R-10 zone requires a front yard setback from right-of-way or private streets of 10 feet,and a setback of 20 feet for the attached garage. A 15-foot rear yard is required for primary structures. However,when an attached garage is accessed by an alley from the rear yard,a minimum setback of 3 feet is required,provided a back out distance of 24 feet is available. When considering the potential front and rear yards, as well as access points for each lot,the proposed lots appear to have sufficient building area for the development of suitable detached single family homes. Ms.Nishihira pointed out the location of emergency access to lots 52, 53, 119, 120,277, 278,287,288,330, and 331 and explained that the Fire Department has indicated that all emergency access ways are acceptable. Primary access to the site would be provided by the southward extension of Edmonds Ave NE from NE 3rd St, which was.recently constructed. The proposal includes the construction of an internal roadway system, including a major connection to Edmonds Ave approximately 400 feet south of NE 3rd/4th Street. A second roadway connection is proposed approximately 2,000 feet south of the first intersection. The project's roadways appear to comply with the minimum requirements for public residential access streets and include required street improvements, such as curbs, gutters, sidewalks,street signs and street lights. A reduced sidewalk width from 6 feet to five feet, as well as reduced residential access street width to 42 feet was previously approved for the proposal. The plat includes three private street easements,all of which comply with the required 26 foot width requirement,which the exception of lots 298 through 302. The applicant will be required to either eliminate one of these lots, or provide an alternative means of access that complies with street standards. Access to a number of lots is provided by private alleys of 20 feet in width. Access to lots that do not have direct frontage to a public right-of-way and are accessed by an alley comply with code provisions regarding shared driveways. However, in order to ensure safe pedestrian access to these lots is provided,staff recommends the plat be revised to include sidewalk access through the open space tracts to lots 52, 53, 119, 120,277,278,287,288,330,:and 331. The plat would be developed under 7 phases,with street improvements to be installed with each phase. As required by the ERC, secondary access for each phase must be provided prior to the recording of that phase of the subdivision. In response to this mitigation measure,the applicant has provided a revised plat plan proposing an emergency vehicle access for phase 3 through lot 380. This access way would be established by a temporary easement and is proposed at a minimum of 20 feet ion width with a crushed-rock surface. The temporary easement would be eliminated,rendering lot 380 buildable,when completion of roadways under phase 4 establish permanent secondary access. The Fire Department has reviewed the revised plans and has found the proposed temporary access to be generally acceptable. Based on comments received from the Fire Department, staff will recommend as a condition of approval that a base layer of asphalt treated base(ATB)rather than gravel be used. The proposed subdivision is expected to generate additional traffic on the City's street system. In order to • mitigate these impacts,the ERC has imposed a Traffic Mitigation Fee. Payment of the fee would be required prior to the recording of each phase of the plat. The site is an old commercial gravel pit that was mined over several decades. The pit has subsequently been filled to create a wide,flat area and is currently vegetated with grasses,shrubs and small deciduous trees. The project area generally declines in elevation from north to south. Liberty Ridge LLC Liberty Ridge Preliminary Plat File No.: LUA-00-123,PP,ECF December 2000 Page 4 Based on information provided in the Geotecnnical Report submitted with the application,the mining created a series of relatively flat excavated benches, separated by excavated slopes. The proposal includes the use of retaining walls of 14 feet,23.5 feet, and 21 feet in height near lots 376 to 379,426 to 429, and 270 to 271. Based on recommendations contained in the Geotechnical Report,wall heights will be limited to eight feet. Offsite grading is proposed immediately north of the site's east leg. This has been authorized by the property owner,which is King County. A total of 198,000 cubic yards of cut and 282,000 cubic yards of fill are anticipated for the preparation of the site. Potential erosion impacts that could occur during project construction would be adequately mitigated by City Code requirements as well as SEPA Mitigation Measures. Under the City's Critical Areas Code Provisions, this property contains high erosion hazards,high and moderate landslide hazards and sensitive and protected steep slope areas. The ordinance requires developments within these geological areas to have geotechnical studies and undergo independent secondary review. The independent review was completed and stated that the reports and plans submitted with the application appear to be complete and conform to the requirement of the Critical Areas Ordinance. The Geologic Hazards portion of the Critical Areas Ordinance prohibits development on protected slope areas,however the regulations allow for an exception to this prohibition when grading protected slopes created through mineral and natural resource recovery activities. The applicant has requested this exception and it was approved by the Administrator of the P/B/PW Department on November 1,2000. No appeals of the administrative decision were filed. For protected slope areas that are not disturbed,the regulations require the establishment of a Native Growth Protection area. The applicant appears to comply with this requirement as depicted by tracts W,X,Y and Z shown on the plat plan. The establishment of the tracts and maintenance responsibility requirements is recommended as a condition of approval for the preliminary plat. The proposal is consistent with the intent of both the Comprehensive Plan and Zoning Code and would not be out of character with the existing development in the area. Police and Fire Prevention staff indicate that sufficient resources exist to furnish services to the proposed development,subject to the condition that the applicant provide code required improvements and fees. The proposal includes numerous open space/recreation tracts dispersed throughout the subdivision. The ERC has imposed a Parks Mitigation Fee on the project. The site is located with the boundaries of the Renton School District. The School District has indicated that student enrollment would increase by an estimated 192 students based on the plat. The nearby schools, including.Highlands Elementary School,McKnight Middle School and Hazen High School would support the additional students. Based on the City's Critical Areas Maps,the site lies partially in Aquifer Protection Area-Zone 1 and Zone 2. Subject site was previously approved for the Cedar Crest Manufactured Home Park. As part of the infrastructure approved for that project,a storm drainage system was constructed during 1997 and remains in existence. The system includes three retention ponds,along with wet ponds, and a gravel infiltration blanket extending northward from the westerly most of these three ponds. The proposed drainage system has been designed to allow for infiltration of all stormwater generated on site. Due to the project's inclusion within Aquifer Protection Areas,a fill material source statement will be necessary prior to importing fill to the site. There is an existing dead-end 12-inch diameter winter line in Edmonds Avenue. The site is also located in both the 435 and 565 water pressure zones. Water mains sized for domestic and fire services are required to be extended throughout the plat. A loop connection into the La Colina plat is required as indicated on the preliminary drawings. In addition, a second loop connection to NE 3rd Street may ultimately be required by the Utilities Division for the lengthy dead-end lines within the plat. The East Renton Interceptor crosses this property in an easement as designated by the centerline shown on the map. The proposed plat will be relocating a section of the pipe to conform to the proposed roadways and lot configuration. At the time of installation, manhole adjustment sections were provided to the owner for the eventual final fill for the site. Liberty Ridge LLC Liberty Ridge Preliminary Plat File No.: LUA-00-123,PP,ECF December 2000 Page 5 Staff recommends approval of the project,subject to the following conditions: The proposed private access street to lots 298 through 302 shall be revised to comply with the maximum number of lots permitted to be served as established by the street standards. The plat be revised to include sidewalk access through the open space tracts for lots 52, 53, 119, 120,277,278,287,288,330 and 331. The temporary secondary access roadway shall be constructed with a base layer of ATB in order to insure trucks are adequately supported. In addition,a time frame indicating the anticipated completion date of the permanent secondary access should also be established. A homeowner's association shall be created concurrently with the recording of the final plat for each phase of the subdivision in order to establish maintenance responsibilities for native growth protection tracts, common open space area, as well as private roadway and private utility improvements. A note shall appear on the face of the final plat for each phase of the subdivision containing specific maintenance responsibility language in reference to the need of growth protection areas and shall be recorded as a covenant running with the land on the title of record. David Halinen, 10500 NE 8th St, Suite 1900,Bellevue,WA 98004, attorney representing the applicant explained the phasing of the project. It is anticipated that the project will be built in five phases. The first phase is anticipated to be completed by September of 2001,and the last phase should be completed by the end of 2004. Jeff Cox,Triad Associates, 11814 115th Ave NE,Kirkland, WA 98034 provided a planning presentation concerning the proposed development. Using a large,colored plat map,he reviewed the overall site plan, described major circulation points,phasing of the project, lot layout, lot sizes and orientation, distribution of open space and access routes for the project. Mr.Halinen explained that the reason for splitting the native growth protection tracts into each of the corresponding phases is that as the project is being developed,there will still be differing ownerships. Right now Liberty Ridge LLC owns a portion of the site. There is a multi-phased sale process where the current owner of the balance of the tracts is selling to Liberty Ridge LLC over a period of time. This was a way to protect the ownerships and proceed with the plat on a phase-by-phase basis. Don Hill,Triad Associates, 11814 NE 115th Ave NE,Kirkland, WA 98034 commented on the water and sewer system for the project. The proposed sewer and water system will be a connection and an extension of the City's existing sewer and water system throughout the site. There are two Aquifer Protection Zones as relates to storm drainage on the site. Using the Conceptual Utilities and Drainage Plan,Mr.Hill explained the storm drainage system proposed for the site. Both of the drainage facilities proposed are designed to conform to the 1998 King County Surface Water Design Manual. Mr.Hill submitted a table and text that provides additional clarification of the total allowable 45.04 acres of impervious on the site.The table and text summarize what is estimated to be the allowable percentage impervious area for each of the lot types corresponding to the various lot widths. Gary Henderson, Geo Engineers,Inc., 1101 Fawcett Avenue, Suite 200,Tacoma,WA 98402 stated that the fill has been placed as a compacted,engineered fill. The fill has been compacted to 95%of the maximum density and is suitable for foundation support of the houses. A single story weighs a little less than one foot of dirt over the same area. A two-story house weighs approximately the same as a foot and a half to two feet of dirt over the same area. The only question is what is under the footing where the load is concentrated for a depth of two or three footing widths. After you get to that depth,the load is dissipated and averages out. Jon Koloski, Geo Engineers,Inc., 1101 Fawcett Avenue, Suite 200,Tacoma,WA 98402 discussed the retaining walls planned for the project. Retaining walls were restricted to eight feet when the Geotechnical Report was written because it was unclear at that time exactly the configuration of the geometry of the retaining walls that are required. While walls eight feet in height can be handled by general recommendations, it was felt that specific details would be appropriate for walls greater than that height. The design of the walls will proceed Liberty Ridge LLC Liberty Ridge Preliminary Plat File No.: LUA-00-123,PP,ECF December 2000 Page 6 specific to the conditions that are required when the dimensions are absolute. The hazard specific to the wall is a consideration to the design. If the hazard were for someone to fall off the wall,then it would need to have a fence for security reasons. The wall would need to be designed in such a way that the fence could be secured to it to prevent someone injuring himself in that manner. The other alternative is the hazard that is created by the collapse of a wall—either the loss of support for something above the wall, or the encroachment of property below the wall. The engineering design of the walls is specific to the cause of hazard. All of the walls would be located where they could be supported on the dedicated,buildable parts of the property. Kayren Kittrick, Development Services, 1055 S. Grady Way,Renton, WA 98055 discussed the second point of access. There is a second point of access. It is provided through the La Colina plat,which goes all the way over to Blaine. This is an approved secondary access through the Fire Department. They have since made sure it is open and available for that use. Regarding frontage on the streets—alleys are allowed. Residential alleys are allowed to be only 16 feet wide with 14 feet of pavement. At our suggestion,these alleys are shown on the plat as 20 feet wide,which also allowed for their 24 foot back out. The alleys are built on"T"configurations so that if the Fire or Police Department needed to get a vehicle though,they could. Emergency access will be primarily from the frontage streets. This has been approved by the Fire Department. The 20-foot alleys were a backup in case there were intervening fences in the event of an emergency in a backyard. The sidewalks across the frontages were at staffs recommendation to help delineate where the actual front yards end, as well as to allow pedestrian access. Regarding the retaining walls,the Building Department requires all retaining walls to have separate building permits,and they are reviewed for safety, location, and stability. They are also required to have special inspections by the licensed geothechnical engineer. Storm drainage meets City requirements. The infiltration ponds have been working very well. The Examiner called for further testimony regarding this project. There was no one else wishing to speak,and no further comments from staff. The hearing closed at 10:55 a.m. FINDINGS,CONCLUSIONS&RECOMMENDATION Having reviewed the record in this matter,the Examiner now makes and enters the following: FINDINGS: 1. The applicant,Liberty Ridge LLC,filed a request for approval of a 436-lot Preliminary Plat. 2. The yellow file containing the staff report,the State Environmental Policy Act(SEPA)documentation and other pertinent materials were entered into the record as Exhibit No. 1. 3. The Environmental Review Committee(ERC),the City's responsible official, issued a Determination of Non-Significance-Mitigated(DNS-M)for the subject proposal. 4. The subject proposal was reviewed by all departments with an interest in the matter. 5. The site is located southeast of the intersection of NE 3rd Street and Edmonds Avenue NE. The King County shop site is located east of the site. Mt. Olivet cemetery and the La Colina plat are located west of the site. The Maple Valley Highway is south of the property, below the site's steep southern slopes. 6. The subject site was used extensively over the years as a gravel quarry. In 1995 a mobile home park was approved for the subject site. The applicant has abandoned that proposal. The Comprehensive Plan amendment and Zoning were coupled with a development agreement limiting development of Liberty Ridge LLC Liberty Ridge Preliminary Plat File No.:LUA-00-123,PP,ECF December 2000 Page 7 impervious surfaces(not more than 50%),the mix of housing units(not more than 78 townhomes), number of units(436)and traffic(4,172 trips per day). 7. The subject site is an L-shaped parcel. The western,north-south leg of the "L" is approximately 3,000 feet long. The site varies from approximately 900 feet to 2,600 feet wide. The parcel proposed for development is approximately 107.5 acres in area. 8. The topography of the site is very complex as a result of the extensive quarrying efforts and the construction of storm drainage systems for the previously approved mobile home park. There are steeper areas and more level plateaus, as well as the natural slopes that drop down to the Cedar River (Maple Valley Highway)on the south. The subject site will be regarded as part of development efforts. 9. Two power lines cross the property. One line runs north to south near the west margin of the site. The second line transects the property on a diagonal that runs more or less across the intersection of the two legs of the L-shaped parcel. 10. The site is zoned R-10 (Residential,Multiple Options)and RC(Resource Conservation). 11. The map element of the Comprehensive Plan designates the area proposed for the plat as suitable for the development of residential options,but does not mandate such development without consideration of other policies of the Plan. 12. The applicant proposes developing a plat containing detached single family lots on the R-10 portion of the subject site. No development is proposed for the RC zoned portion of the site. The main access to the plat will be via Edmonds Avenue as it runs along the western edge of the plat. A secondary access would be via the La Colina plat which is located west of Edmonds. 13. The applicant proposes developing 436 lots in 7 phases that would be built over five time periods. The phases would be developed to provide a variety of housing sizes and to appropriately develop the infrastructure needed for access and utility extensions. Phase 1 would be located along the central portion of the western boundary of the subject site and contain 121 lots. Phase 2 would be located northeast of Phase 1 and would contain 40 lots. Phase 3 would be located at the southwest corner of the property and it would contain 41 lots. Phase 4 would be east of Phase 3 and contain 34 lots. Phase 5 would be located along NE 3rd Street at the main entrance to the plat. Phase 5 would contain 78 lots. Phase 6 would be located along the central area of the south boundary of the development and it would contain 78 lots. Phase 7,the final phase,would be located at the southeast corner of the plat. It would contain 44 lots. 14. The applicant proposes creating lots that contain a range of sizes. The proposed lots would range in size from approximately 3,480 square feet to approximately 14,418 square feet. The R-10 zone permits lots with a minimum size of 3,000 square feet. The minimum lot width and depth permitted in the zone are 30 feet and 55 feet,respectively,with corner lots required to be 40 feet wide. The applicant proposes a minimum lot width of 40 feet and a depth of 87 feet,respectively. 15. There are lot coverage(70%),impermeable surface(75%)standards and building height limitations that apply to R-10 development that will be reviewed when permits are requested for development. Similarly,yards and setbacks will require landscaping according to R-10 standards. Liberty Ridge LLC Liberty Ridge Preliminary Plat File No.: LUA-00-123,PP,ECF December 2000 Page 8 16. As fully developed,the plat will have a density of 7.0 dwelling units per acre. Staff noted that the various phases have different density values. The fully developed plat does meet code requirements. The phasing might skew some of the density numbers until the entire plat is completed. If the entire plat were considered a shadow plat, it appears that as proposed,the plat meets code. Phase 1 with a density of approximately 4.5 would not meet code if the plat were not completed. The decision maker can vary the standards if conditions warrant it. 17. The applicant will be developing an extensive road system to serve the plat. There will be a main road, Edmonds entering from NE 3rd, and secondary access from the west side of the plat. Two roads will intercept Edmonds and provide the main access into the actual plat. Interior roadways will have a series of loops creating a series of differently sized interior blocks. There will be pipe stem access for two lots (Proposed Lots 91 and 164)as well as alley access and shared driveways over easements. The main entrance will be 58 feet wide,narrowing to 50 feet wide. The interior roadways will have reduced width of 42 feet. To provide two points of entry,each phase will be developed with a loop road except Phase 3. In Phase 3, one lot will be used as a temporary crossover to allow a second point of access. Once the full roadway system is developed that lot would be available for development of a housing unit. 18. Access to Proposed Lots 298 to 302 originally did not meet code in so far as frontage on a public street and the number of lots accessed. The applicant provided a modified access arrangement that appears to meet code requirements. 19. The Fire Department has reviewed and approved all of the various access methods including alley access as the sole means of access to some homes. 20. In order to create building pads and a uniform roadway profile there will be substantial additional grading and filling required. There will be approximately 198,00 cubic yards cut and approximately 282,000 of fill. There will also be another 18,000 cubic yards offsite on King County property with their permission in order to safeguard and create stable edges. 21. The subject site is located within Zones 1 and 2 of the City's Aquifer Protection areas. The presence of the aquifer recharge area dictates strict standards in what fill materials can be imported on the site. 22. The storm system has been approved by the City. It will be a multi-pond system that conveys water to the north portion of the subject site. The water is collected in three site and two drainage basins for treatment and conveyance. The site will be subject to the newer standards of the 1998 King County Manual. 23. Since the site has been filled and will there will be additional fill added to the site,the Geotechnical report and information reviewed the suitability of the site for the proposed development. Density testing shows the site is suitable for single family foundations and homes. 24. The site is served by the City of Renton which will provide domestic water and sewer service. 25. The site is located within the Renton School District. The development is expected to generate approximately 192 school age children. The students would be spread across the grade spectrum and the school district reported that they have the capacity for these new students. 26. Development of the subject site will generate approximately 4,137 new daily trips with approximately ten percent of those trips,approximately 400 trips,during peak hours. Liberty Ridge LLC Liberty Ridge Preliminary Plat File No.: LUA-00-123,PP,ECF December 2000 Page 9 27. The geotechnical report did recommend that any retaining walls consructed between grade differences be limited to 8 feet while the applicant has submitted plans for substantially taller retaining walls varying from 14 feet 23 feet. The question of securing the safety of drop-offs was also raised. 28. The steeper unaltered slopes would be protected by Native Growth Protection Areas. These areas are generally found along the margin of the site. The areas will be clearly marked to protect those slopes from erosion or intrusions. Steeper normally critical slopes that were altered or created by prior mining and quarrying were provided an exception by the Administrator and may be graded. 29. The applicant will be creating open space areas as well as the entry area. Much of the open space would be located under power lines or given over to storm water detention. 30. Staff recommended pedestrian links or sidewalks across open space areas for Lots 52,53, 119, 120,277, 278, 287,288 and 330 and 331. These lots would otherwise be isolated with access solely through rear alleys or private roadways. CONCLUSIONS: 1. The proposed plat appears to serve the public use and interest. The plat provides additional housing opportunities in an area of the City well-served by urban services. 2. The proposed plat is just outside of downtown Renton. The proposed development of the this area will also permit infill in an area with services and avoid urban sprawl. There will be an impact on roads, particularly during the peak hours but these impacts were anticipated when the Comprehensive Plan and zoning for the site were adopted. Mitigation fees are intended to help offset some of these impacts. The remaining infrastructure should be able to handle the additional development. Development of the additional lots will also increase the tax base of the City. 3. The proposal creates a range of lots with varying dimensions and yards. These lots will provide additional choices for new or relocating residents. The parcels are generally rectangular and meet the dimensional requirements of the R-10 Zone. 4. The lots are compatible with both the zoning and Comprehensive Plan and range from somewhat larger to substantially larger than the minimum required size. The relatively isolated location avoids any • conflict with patterns of an established neighborhood. 5. As proposed the entire plat will provide a density of approximately 7.0 units per acre. It would appear that Phase 1,would have a density of approximately 4.5 dwelling units per acre but this does not reduce the acreage tied up in power lines and steep slopes. If one were to consider this a shadow plat that includes all phases,the density appears appropriate for this phase alone. 6. It appears that access is appropriate given the size and shape of the parcel. The Fire Department has approved the phasing and individual access issues. The applicant will be providing secondary access to the entire site from the west and to phases by developing appropriate loop roads and connections as well as providing for a temporary passage using a future lot as an interim connector road. If stub roads will be created that will eventually link other portions of the site,those roadways shall be signed to apprise future residents that through-streets will be created at that location. Liberty Ridge LLC Liberty Ridge Preliminary Plat File No.:LUA-00-123,PP,ECF December 2000 Page 10 7. The development of the site over phases will help integrate the growing community into the City and avoid suddenly adding all of the impacts of population and traffic on the surrounding community. There is not doubt adding even 400 trips to the commute hours down NE 3rd to Sunset will be noticed. Again,these impacts were anticipated when the Comprehensive Plan was amended and the site zoned for R-10 uses. 8. The grading that occurs and the development will create a certain continuing level of turmoil over the life of the build out. The site or portions of it should not be left in raw stages. If grading or borrowing occur between phases,the applicant shall smoothly contour and hydro seed any disturbed areas. 9. A project this large and with its interrelated roadways might undergo some changes that should be reviewed and approved by the Fire Department to assure that all emergency access issues are satisfactory. 10. In conclusion,the proposed plat appears to meet standards. It will certainly alter the character of the area after many years of being used for quarrying operations. RECOMMENDATION: The City Council should approve the 436-lot plat subject to the following conditions: 1. The applicant shall comply with the conditions imposed by the ERC. 2. The proposed private access street to lots 298 through 302 shall be revised to comply with the maximum number of lots permitted to be served as established by the City of Renton street standards. The plat shall either eliminate one of these lots,or provide an alternative means of access that complies with code requirements prior to the recording of the final plat for the pertinent phase of the subdivision. 3. The plat shall be revised to include sidewalk access through the open space tracts for lots 52, 53, 119, 120,277,278,-288,330,and 331. The satisfaction of this requirement shall be subject to the review and approval of the Development Services Division prior to the recording of the final plat for each phase of the subdivision. 4. A homeowner's association shall be created concurrently with the recording of the final plat for each phase of the subdivision in order to establish maintenance responsibilities for native growth protection easements/tracts, common open space areas,as well as private roadway and private utility improvements. The satisfaction of this requirement shall be subject to the review and approval of the Development Services Division prior to the recording of the final plat for each phase of the subdivision. 5. The following note shall appear on the face of the final plat for each phase of the subdivision containing native growth protection areas and shall also be recorded as a covenant running with the land on the title of record for all affected lots on the title: "MAINTENANCE RESPONSIBILITY: All owners of the lots created by or benefiting from this City action abutting or including a native• growth protection easement(tract)are responsible for maintenance and protection of the easement (tract). Maintenance includes insuring that no alterations occur within the tract and that all vegetation remains undisturbed unless the express written authorization of the City has been received." The satisfaction of this requirement shall be subject to the review and approval of the Liberty Ridge LLC Liberty Ridge Preliminary Plat File No.: LUA-00-123,PP,ECF December 2000 Page 11 Development Services Division prior to the recording of the final plat for each phase of the subdivision. 6. If stub roads will be created that will eventually link other portions of the site,those roadways shall be signed to apprise future residents that through-streets will be created at that location. 7. The site or portions of it shall not be left in raw stages. If grading or borrowing occur between phases,the applicant shall smoothly contour and hydro seed any disturbed areas. 8. Any changes to the proposal or access roadways shall remain subject to review and approval by the Fire Department to assure that all emergency access issues are satisfactory. ORDERED THIS 21st day of December 2000. „,_ FRED J.KAUF HEARING EXA R TRANSMITTED THIS 21st day of December,2000 to the parties of record: Lesley Nishihira David Holinen Jon Koloski 1055 S Grady Way 10500 NE 8th, Suite 1900 Geotech Engineers Renton,WA 98055 Bellevue,WA 98004 1101 Fawcett Ave, Suite 200 Tacoma,WA 98402 Kayren Kittrick Don Hill 1055 S Grady Way Triad Associates Renton,WA 98055 11814 115th Ave NE Kirkland,WA 98034 Jeff Cox Gary Henderson Triad Associates Geotech Engineers 11814 115th Ave NE 1101 Fawcett Ave, Suite 200 Kirkland,WA 98034 Tacoma,WA 98402 TRANSMITTED THIS 21st day of December,2000 to the following: Mayor Jesse Tanner Gregg Zimmerman,Plan/Bldg/PW Admin. Members,Renton Planning Commission Neil Watts,Development Services Director Larry Rude,Fire Marshal Sue Carlson,Econ.Dev.Administrator Lawrence J. Warren,City Attorney Larry Meckling,Building Official ' Transportation Systems Division Jay Covington,Chief Administrative Officer • Utilities System Division Councilperson Kathy Keolker-Wheeler South County Journal Betty Nokes,Economic Development Director \ I Liberty Ridge LLC Liberty Ridge Preliminary Plat File No.:LUA-00-123,PP,ECF December 2000 Page 12 Pursuant to Title IV, Chapter 8, Section 100Gof the City's Code, request for reconsideration must be filed in writing on or before 5:00 p.m., January 4,2001. 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 110,which requires that such appeal be filed with the City Clerk, accompanying a filing fee of$75.00 and meeting other specified requirements. Copies of this ordinance are available for inspection or purchase in the Finance Department,first floor of City Hall. If the Examiner's Recommendation or Decision contains the requirement for Restrictive Covenants,the executed Covenants will be required prior to approval by City Council or final processing of the file. You may contact this office for information on formatting covenants. The Appearance of Fairness Doctrine provides that no ex parte(private one-on-one)communications may occur concerning pending land use decisions. This means that parties to a land use decision may not communicate in private with any decision-maker concerning the proposal. Decision-makers in the land use process include both the Hearing Examiner and members of the City Council. All communications concerning the proposal must be made in public. This public communication permits all interested parties to know the contents of the communication and would allow them to openly rebut the evidence. Any violation of this doctrine would result in the invalidation of the request by the Court. The Doctrine applies not only to the initial public hearing but to all Requests for Reconsideration as well as Appeals to the City Council. �., it Ilr-irk r3 A�El►2.1,• .... v ` r ,5.rf.�1 ,,,,...,„...,,,,..:I.,. .:.....;,..:,.C. • , .. e;f4,/' • 1 g Ilitirr-3.. :0„,...1,..?:.,:?,:49,.-.--:,.:;„.3.ii„:... 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"'" }' ».e+. .r7;� -%'"M'�� �,n.,... �, "--:`:_,=• �- '—r�i' .Qi LLA Lot A _ ^• i, only: .. •.�i' _ •'f,, ;:{ ...;;^ • -- '''Y! 11:. I),1i'•1;;r • iP - \:- "5.0". '-•I • • m ,,,'.'..,: ',::.•'-' 4-�" ' irr . . --i•.- ::1= . ....1W4 -':7I. :�_ _ ., ;fit, •,,, + r .17� ;LL'A Lor,c e. .� _ _ _�:-. r'`v }_ ::.:,._s `�,.t 1 ii ` C„ ,"s (✓ ,' N1 `. 4 : 'ti-,�.--'i'1:.a r. 'c-a.: wwuu , \ �� 1 I I r. /it, 1 'a.'" _02, LIBERTI DGE PRELIMINARY PLAT Legal Description LOTS A, B, E, F, AND H OF CITY OF RENTON LOT LINE ADJUSTMENT NO. LUA-00-121-LLA AS RECORDED UNDER RECORDING NUMBER 20001025900008, RECORDS OF KING COUNTY, WASHINGTON. CITN )F:RENT;ON •_: : ..(� . • Hearin 'Examiner Jesse Tanner,Mayor • • • January-17, 2001 David.Halinen 10500 NE.8t.Street,•Suite:1900_. Bellevue, WA.98004 Re: Liberty Ridge Preliminary Plat File.No.LUA00-123,PP,ECF'` + Dear Mr. Halinen: The.Hearing Examiner's Report:and Recommendation.regarding the referenced request has not been appealed within the time period established'by ord Wane: Therefore,this matter is being. submitted to the.City Clerk this date foratransmittalao-the; Council for review... • • You will receive notification of final approvalapprOyaDfront the.City Clerk, and will be notified of.all action taken by.the City Council upon approvl of the xequest; Please feel free to contact this:officeif further assistance:or-information is required. ' Sincerely, " Fred J. Kau an Hearing Examiner: • FJKjt • ' cc: Lesley Nishihira, Project Manager' • Sandi Seeger, Development Services 19O 001' t425)43065 1' 4 ' �� , 20%post.consumer.:.' h .. ..... .. .... _ '. ..�`This papeLContains`50%recycled/material: ... :post. ., .. . . .:. "`��� �� :. .. CITY OF RENTON CURRENT PLANNING DIVISION AFFIDAVIT OF SERVICE BY MAILING On the ZI _ day of h)Ot,t - , 2000, I deposited in the mails of the United States, a sealed envelope containing t to IiLa.111, Earl/W LK documents. This information was sent to: Name Representing UcUft tulI nen L Neafu� (Signature of Sender) Sa- t'ct- STATE OF WASHINGTON ) SS COUNTY OF KING l " I certify that I know or have satisfactory evidence that SA �Ya 9`" , signed this instrument and acknowledged it to be his/her/their free and voluntary act for the us4s and purposes mentioned in the instrument. Date 0U )7 CLA c ,. , 4, NOTARY PUBLIC ► Notary Public in arnfdl for the State of Washe_•A.n STATE OF WASHINGTON MARILYN KAMCHEFF Notary (Print) { COMMISSION EXPIRES My appointment expires: JUNE 29, 2003 Project Name: Lt1 R`d�e r'P Project Number: —7 LUI9 . 00 - 12 3 , P P L`� NOTARY2 DOC AFFIDAVIT OF PUBLICATION Charlotte Ann Kassens, first duly sworn on oath states that he/she is the Legal Clerk of the SOUTH COUNTY JOURNAL 600 S. Washington Avenue, Kent, Washington 98032 a daily newspaper published seven (7) times a week. Said newspaper is a legal newspaper of general publication and is now and has been for more than six NOTICE of ENVIRONMENTAL months prior to the date of publication, referred to, printed and published in the DETERMINATION English language continually as a daily newspaper in Kent, King County, ENVIRONMENTAL REVIEW COMMITTEE RENTON,WASHINGTON Washington. The South County Journal has been approved as a legal The Environmental Review Committee newspaper by order of the Superior Court of the State of Washington for King has issued a Determination of Non- County. Significance-Mitigated for the following project under the authority of the Renton The notice in the exact form attached, was published in the South Municipal Code. County Journal (and not in supplemental form) which was regularly distributed to LIBERTY RIDGE SUBDIVISION the subscribers during the below stated period. The annexed notice, a LUA-00-123,PP,ECFEnvironmental review for the 436-lot subdivision of a 107-acre site. Liberty Ridge Subdivision Location: East of Edmonds Avenue NE; between NE 3rd/NE 4th Street and Maple Valley Highway as published on: 11/9/00 Appeals of the environmental determination must be filed in writing on or The full amount of the fee charged for said foregoing publication is the sum of before 5:00 PM November 20, 2000. Appeals must be filed in writing together $51.75, charged to Acct. No. 8051067. with the required $75.00 application fee /--- with: Hearing Examiner, City of Renton, Legal Number Ip60 1055 South Grady Way, Renton, WA 98055. Appeals to the Examiner are (.../2 : governed by City of Renton Municipal Code Section 4-8-110.B. Additional information regarding the appeal process may be obtained from the Renton City Clerk's , 430-6510. A egal Clerk, So County Journal Hearing Office will be held(425)by the Renton HearingPublic Examiner in the Council Chambers, City Hall,on November 28, 2000 at 9:00 AM to "' of ��� 2000 consider the proposed preliminary plat. If Subscribed and sworn before me on this day the environmental determination is appealed,the appeal will be heard as part 0���1111 9 0 1►10jI of this public hearing.Interested parties are • Invited to attend the public hearing. `....- t1• F. /''• .1., Published 6,in n the 8360South County Journal `` `, �� =x: NozaRy '' '• ,--'tt (0.---Ltu_„_, 1isoi!),\ :,----q114.64\r L ' Notary Public of the State of Washington ;o Pun:it, o: = residing in Renton �.,9.F r•.•. o 2 6 2 ••��°��` King County, Washington A. LIBERTY "TDGE PRELIMINARY PLAT Legal scrip tion LOTS A, B, E, F, AND H OF CITY OF RENTON LOT LINE ADJUSTMENT NO. LUA-00-121-LLA AS RECORDED UNDER RECORDING NUMBER 20001025900008, RECORDS OF KING COUNTY, WASHINGTON. CITY OF RENTON PLANNINGBUILDING/PUBLIC WORKS MEMORANDUM DATE: January 12, 2001 TO: Joan Thompson FROM: Sonja J. Fesser3)/ SUBJECT: Liberty Ridge,LUA-99-123,PP Legal Description Review Bob Mac Onie and I have reviewed the above referenced preliminary plat legal description and have the following comments: See the attachment for changes made to the legal description submitted for review. It would be more concise and more easily understood if the amended legal description we propose were used. Have the Project Manager relate these changes to the applicant for his approval and request a new legal description from him. Please call me at Ext. 7312 if you have any questions. \H:\FILE.SYS\LND\10\0363\RV010108.doc EXHIBIT A LIBERTY RIDGE PRELIMINARY PLAT LEGAL DESCRIPTION ► TS 1,2,4,5,6,AND 8 OF CITY OF RENTON LOT LINE ADJUSTMENT NO.LUA-00-020-L AS RE. •RDED IN BOOK 137 OF SURVEYS AT PAGES 22, 22A, 22B, 22C, AND 22D DER REC• ' I ING NUMBER 20000414900001,RECORDS OF KING COUNTY,WASHINGTON AID LOT LINE ' I USTMENT BEING A PORTION OF SECTION 16 AND X TOWNSHI 3 NORTH, RANGE 5 ST,W.M.; j EXCEPT THAT P$RTION THEREOF LYING SOUTHEASTERLY,SOUTH AND OUTHWESTERLY OF THE FOLLO ` DESCRIBED LINE: / / BEGINNING AT THE M I >T SOUTHERLY CORNER OF SAID LOT k; THENCE NORTH 12°47'02" ST ALONG THE BOUNDARY LINE OF SAID LOT 1 A DISTANCE OF 62.70 FEET TO THE TRUE 'OINT OF BEGINNING OF THIS-LINE; THENCE NORTH 53°52'49"EAS , 190.00 FEET; THENCE NORTH 09°38'51"EAST,4. 81 FEET; THENCE NORTH 48°07'23"EAST, 52.2' FEET; THENCE NORTH 56°17'45" EAST, 155.82 ET; j THENCE SOUTH 84°47'13" EAST, 85.35 FE ' • / THENCE NORTH 50°42'55" EAST,63.93 FEET; THENCE NORTH 31°37'56"WEST,29.60 FT; THENCE NORTH 16°36'57"EAST, 58.38 FEET; THENCE SOUTH 83°28'20"EAST, 177.15 FEET; THENCE NORTH 78°17'47"EAST, 245.61 FEET; � THENCE NORTH 57°43'27" EAST,60.66 FEET; THENCE SOUTH 88°55'23" EAST, 182.26 FEET; THENCE NORTH 68°30'3:' EAST, 119.06 FEET; THENCE NORTH 56°3 ' 4" EAST, 140.20 FEET; THENCE NORTH 85° 4'22" EAST, 131.08 FEET; THENCE NORTH 0°09'11"EAST,94.41 FEET; THENCE NOR ► 87°26'06"EAST, 86.64 FEET; THENCE S$ 0 44°10'44"EAST, 148.14 FEET; THENCE :OUTH 19°01'40"EAST, 68.35 FEET; THEN SOUTH 79°18'58" EAST, 92.03 FEET; 1!'I CE NORTH 39°01'54" EAST, 148.82 FEET; CE SOUTH 42°19'25" EAST, 106.46 FEET TO THE EAST LINE OF SAID LOT 6 AND TERMINUS OF THIS LINE. �\ SLOTS A, B,E,F,AND H OF CITY OF RENTON LOT LINE ADJUSTMENT NO. LUA-00- 121-LLA AS RECORDED UNDER RECORDING NUMBER 200o)oz5go(ymez RECORDS OF KING COUNTY,WASHINGTON� Lcrr �b.tv c_rr --1,--J:�j A -o + )c1-1 of C"'1"t C L.L. la, Tovvt 1 -4 r '3 I.io=ar } W.M, , cr-'( of -REkt-raU , !- )LJ k::_c'uLk ' lUhSH►IJ61TU�1 . CITY OF RENTON HEARING EXAMINER MEMORANDUM ' Date: January 8, 2001 ' To: Sonja Fesser ' From: Joan Thompson Re: Liberty Ridge Preliminary Plat LUA00-123,PP,ECF Would you please verify that the attached legal is correct before we send it on to City Council for approval. Thanks I / AFFIDAVIT OF SERVICE BY MAILING STATE OF WASHINGTON) ss. County of King ) ��/. ��✓� , being first duly sworn, upon d20—sis and states: That on the(7/ day of ,rJ- , 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: SUBSCRI ��1� I WORN to before me this -/5-) day of 10 gyp , 2000. dO in 47- %%%%%%%%%„ � 'es+ •l tt cp • n's cn ' c� 4,- -0/7Ai—d) 0'',,c, -� ; Not Public ' and for the State of Washington, ci• '�" wo:,, Residing at ,P `�/'l_- _� ,therein. '' Ip1 •O Application, Petition, or Case No.: Liberty Ridge Subdivision LUA00-123,PP,ECF The Decision or Recommendation contains a complete list of the Parties of Record. HEARING EXAMINER'S REPORT December 21,2000 OFFICE OF THE HEARING EXAMINER CITY OF RENTON REPORT AND RECOMMENDATION APPLICANT: Liberty Ridge Preliminary Plat Liberty Ridge LLC File No.: LUA00-123,PP,ECF LOCATION: South of NE 3rd/4th Street; East of Edmonds Avenue NE; North of Maple Valley Hwy SUMMARY OF REQUEST: Subdivide an approximately a 107.5-acre parcel into 436 lots intended for the eventual development of detached, single family residences. SUMMARY OF ACTION: Development Services Recommendation: Approve with conditions DEVELOPMENT SERVICES REPORT: The Development Services Report was received by the Examiner on November 23,2000. PUBLIC HEARING: After reviewing the Development Services Report, examining available information on file with the application,field checking the property and surrounding area;the Examiner conducted a public hearing on the subject as follows: MINUTES The following minutes are a summary of the November 28,2000 hearing. The legal record is recorded on tape. The hearing opened on Tuesday,November 28, at 9:15 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: Exhibit No. 1: Yellow land use file,LUA00- Exhibit No.2: Vicinity map 123,PP,ECF, containing the original application,proof of posting, proof of publication and other documentation pertinent to this request. Exhibit No.3: Preliminary plat map Exhibit No. 4: Zoning map Exhibit No.5: Preliminary plat--phases of Exhibit No.6: Alternate access to lots 297-303 development Exhibit No.7: Larger colored plat map Exhibit No. 8: Aquifer protection zones Exhibit No. 9: Conceptual utilities and drainage Exhibit No. 10: Table and text explaining plan impervious surface allotment Liberty Ridge LLC Liberty Ridge Preliminary Plat File No.: LUA-00-123,PP,ECF December 2000 Page 2 The hearing opened with a presentation of the staff report by Lesley Nishihira,associate planner,Development Services, 1055 S. Grady Way,Renton,WA 98055. The applicant has proposed to divide a 107-acre site into 436 lots intended for the development of detached, single family homes. The site is located south of NE 3rd Street(also referred to as Cemetery Rd), east of the recently constructed Edmonds Ave,north of Maple Valley Highway. It is separated by a large portion of property that is zoned Resource Conservation. The zoning designation for the property is R-10 for the northern portion of the property, and Resource Conservation for the southern portion. The site is currently undeveloped,with the exception of various elements of a storm drainage system constructed in 1997 for the Cedar Crest Manufactured Home Park. To the north of the site is residentially developed property, as well as multi-family zoned RMI. To the east are King County maintenance shops with light industrial zoning. To the south is the undeveloped Resource Conservation portion of the property. South of that are some residentially developed properties and Maple Valley Highway. West of the site is the La Colina single family residential subdivision with R-8 zoning, as well as the Mt. Olivet Cemetery. The project went through SEPA Environmental Review and on October 31 the ERC issued a Determination of Non-Significance-Mitigated for the project. No appeals of the threshold determination were filed. Ms.Nishihira reviewed the ERC's mitigation measures. The project shall comply with recommendations contained within the geotechnical study, as well as Supplement No. 1 and Supplement No. 2. The applicant shall install temporary erosion control measures during the project's construction. Weekly reports on the status and condition of the erosion control plan shall be submitted, as well as certification of the proper removal of the erosion control facilities. Typical Traffic,Fire, and Parks Mitigation Fees will be imposed. Secondary access for each phase of the subdivision will be required prior to the recording of the final plat for that phase of the subdivision. Ms.Nishihira next reviewed the project's consistency with Preliminary Plat Criteria. The site is designated Residential Options on the Comprehensive Plan. The proposal complies with the policies established by the RO designation, including the establishment of minimum net densities of seven dwelling units per acre and the encouragement of development of detached single family housing. The project must also comply with the underlying zoning designation. After the deduction of public streets,totaling 14.6 acres, as well as critical areas totaling 30.7 acres(including the RC portion of the property)a net density of 7.0 dwelling units per acre would result for the overall plat. When that is broken down on a phase by phase basis,phase 1 is below the minimum density and would result in a density of 4.5 dwelling units per acre. The other phases range from 7.7 to 11 dwelling units per acre, which complies with the density range of the R-10 zone with the density bonus that is permitted. The development standards allow for the reviewing official to reduce the minimum density requirement in the event the applicant is able to demonstrate that minimum density cannot be achieved due to lot configuration, lack of access or physical constraints. The applicant has mentioned in his project narrative that phase 1 contains large portions of transmission line easements, steep slopes and stormwater ponds. In consideration of these physical constraints,the applicant has requested reduction of the minimum density requirements for phase 1 only. Minimum lot size permitted in the R-10 zone is 3,000 squire feet. A minimum lot width of 30 feet for interior lots and 40 feet for corner lots is also required. Lot depth must be a minimum of 55 feet. The building standards required in the R-10 zone allow only one residential structure per lot. Building height is limited to 2 stories and 30 feet. Each dwelling unit is required to provide two off-street parking stalls per unit. When alley access is available,parking access is required to be provided in the rear yard. A significant portion of the proposed lots are shown with alley access, and they comply with the required setbacks. As part of the rezone of the subject property under Ordinance#4865, a Development Agreement between the applicant and the City of Renton was recorded. This Development Agreement imposed four site-specific restrictions on the property. The proposal must also comply with the Subdivision Regulations. The proposed lots are at right angles to street Liberty Ridge LLC Liberty Ridge Preliminary Plat File No.: LUA-00-123,PP,ECF December 2000 Page 3 lines, in compliance with this requirement. The majority of the lots would have direct frontage to a public street or road,with some to be accessed via alleys from the rear yards. Several lots do not have direct frontage,but access is adequately provided by private street easements(26 feet in width)or shared driveways easements/alleys (20 feet in width). All lots comply with arrangement and access requirements,with the exception of lots 298 through 302. The lots satisfy the minimum square footage dimension requirements of the R-10 zone. Pipestem lots(lots 91 and 164)comply with the minimum lot area requirement when excluding the pipestem portion. The plat plan also includes typical setback lines showing potential building envelopes for lots likely to have garage access from the front yard, as well as those to be accessed from an alley on the rear yard. The R-10 zone requires a front yard setback from right-of-way or private streets of 10 feet, and a setback of 20 feet for the attached garage. A 15-foot rear yard is required for primary structures. However,when an attached garage is accessed by an alley from the rear yard, a minimum setback of 3 feet is required,provided a back out distance of 24 feet is available. When considering the potential front and rear yards, as well as access points for each lot,the proposed lots appear to have sufficient building area for the development of suitable detached single family homes. Ms.Nishihira pointed out the location of emergency access to lots 52, 53, 119, 120, 277, 278,287, 288, 330, and 331 and explained that the Fire Department has indicated that all emergency access ways are acceptable. Primary access to the site would be provided by the southward extension of Edmonds Ave NE from NE 3rd St, which was recently constructed. The proposal includes the construction of an internal roadway system, including a major connection to Edmonds Ave approximately 400 feet south of NE 3rd/4th Street. A second roadway connection is proposed approximately 2,000 feet south of the first intersection. The project's roadways appear to comply with the minimum requirements for public residential access streets and include required street improvements, such as curbs, gutters, sidewalks, street signs and street lights. A reduced sidewalk width from 6 feet to five feet, as well as reduced residential access street width to 42 feet was previously approved for the proposal. The plat includes three private street easements, all of which comply with the required 26 foot width requirement,which the exception of lots 298 through 302. The applicant will be required to either eliminate one of these lots, or provide an alternative means of access that complies with street standards. Access to a number of lots is provided by private alleys of 20 feet in width. Access to lots that do not have direct frontage to a public right-of-way and are accessed by an alley comply with code provisions regarding shared driveways. However, in order to ensure safe pedestrian access to these lots is provided,staff recommends the plat be revised to include sidewalk access through the open space tracts to lots 52, 53, 119, 120,277, 278,287, 288, 330, and 331. The plat would be developed under 7 phases,with street improvements to be installed with each phase. As required by the ERC, secondary access for each phase must be provided prior to the recording of that phase of the subdivision. In response to this mitigation measure,the applicant has provided a revised plat plan proposing an emergency vehicle access for phase 3 through lot 380. This access way would be established by a temporary easement and is proposed at a minimum of 20 feet ion width with a crushed-rock surface. The temporary easement would be eliminated,rendering lot 380 buildable,when completion of roadways under phase 4 establish permanent secondary access. The Fire Department has reviewed the revised plans and has,found the proposed temporary access to be generally acceptable. Based on comments received from the Fire Department, staff will recommend as a condition of approval that a base layer of asphalt treated base(ATB)rather than gravel be used. The proposed subdivision is expected to generate additional traffic on the City's street system. In order to mitigate these impacts,the ERC has imposed a Traffic Mitigation Fee. Payment of the fee would be required prior to the recording of each phase of the plat. The site is an old commercial gravel pit that was mined over several decades. The pit has subsequently been filled to create a wide,flat area and is currently vegetated with grasses, shrubs and small deciduous trees. The project area generally declines in elevation from north to south. Liberty Ridge LLC Liberty Ridge Preliminary Plat File No.: LUA-00-123,PP,ECF December 2000 Page 4 Based on information provided in the Geotecnnical Report submitted with the application,the mining created a series of relatively flat excavated benches, separated by excavated slopes. The proposal includes the use of retaining walls of 14 feet, 23.5 feet,and 21 feet in height near lots 376 to 379, 426 to 429, and 270 to 271. Based on recommendations contained in the Geotechnical Report,wall heights will be limited to eight feet. Offsite grading is proposed immediately north of the site's east leg. This has been authorized by the property owner,which is King County. A total of 198,000 cubic yards of cut and 282,000 cubic yards of fill are anticipated for the preparation of the site. Potential erosion impacts that could occur during project construction would be adequately mitigated by City Code requirements as well as SEPA Mitigation Measures. Under the City's Critical Areas Code Provisions, this property contains high erosion hazards,high and moderate landslide hazards and sensitive and protected steep slope areas. The ordinance requires developments within these geological areas to have geotechnical studies and undergo independent secondary review. The independent review was completed and stated that the reports and plans submitted with the application appear to be complete and conform to the requirement of the Critical Areas Ordinance. The Geologic Hazards portion of the Critical Areas Ordinance prohibits development on protected slope areas, however the regulations allow for an exception to this prohibition when grading protected slopes created through mineral and natural resource recovery activities. The applicant has requested this exception and it was approved by the Administrator of the P/B/PW Department on November 1, 2000. No appeals of the administrative decision were filed. For protected slope areas that are not disturbed,the regulations require the establishment of a Native Growth Protection area. The applicant appears to comply with this requirement as depicted by tracts W,X,Y and Z shown on the plat plan. The establishment of the tracts and maintenance responsibility requirements is recommended as a condition of approval for the preliminary plat. The proposal is consistent with the intent of both the Comprehensive Plan and Zoning Code and would not be out of character with the existing development in the area. Police and Fire Prevention staff indicate that sufficient resources exist to furnish services to the proposed development, subject to the condition that the applicant provide code required improvements and fees. The proposal includes numerous open space/recreation tracts dispersed throughout the subdivision. The ERC has imposed a Parks Mitigation Fee on the project. The site is located with the boundaries of the Renton School District. The School District has indicated that student enrollment would increase by an estimated 192 students based on the plat. The nearby schools, including Highlands Elementary School,McKnight Middle School and Hazen High School would support the additional students. Based on the City's Critical Areas Maps,the site lies partially in Aquifer Protection Area-Zone 1 and Zone 2. Subject site was previously approved for the Cedar Crest Manufactured Home Park. As part of the infrastructure approved for that project, a storm drainage system was constructed during 1997 and remains in existence. The system includes three retention ponds,along with wet ponds, and a gravel infiltration blanket extending northward from the westerly most of these three ponds. The proposed drainage system has been designed to allow for infiltration of all stormwater generated on site. Due to the project's inclusion within Aquifer Protection Areas, a fill material source statement will be necessary prior to importing fill to the site. There is an existing dead-end 12-inch diameter winter line in Edmonds Avenue. The site is also located in both the 435 and 565 water pressure zones. Water mains sized for domestic and fire services are required to be extended throughout the plat. A loop connection into the La Colina plat is required as indicated on the preliminary drawings. In addition, a second loop connection to NE 3rd Street may ultimately be required by the Utilities Division for the lengthy dead-end lines within the plat. The East Renton Interceptor crosses this property in an easement as designated by the centerline shown on the map. The proposed plat will be relocating a section of the pipe to conform to the proposed roadways and lot configuration. At the time of installation, manhole adjustment sections were provided to the owner for the eventual final fill for the site. Liberty Ridge LLC Liberty Ridge Preliminary Plat File No.: LUA-00-123,PP,ECF December 2000 Page 5 Staff recommends approval of the project, subject to the following conditions: The proposed private access street to lots 298 through 302 shall be revised to comply with the maximum number of lots permitted to be served as established by the street standards. The plat be revised to include sidewalk access through the open space tracts for lots 52, 53, 119, 120,277,278,287,288, 330 and 331. The temporary secondary access roadway shall be constructed with a base layer of ATB in order to insure trucks are adequately supported. In addition, a time frame indicating the anticipated completion date of the permanent secondary access should also be established. A homeowner's association shall be created concurrently with the recording of the final plat for each phase of the subdivision in order to establish maintenance responsibilities for native growth protection tracts, common open space area, as well as private roadway and private utility improvements. A note shall appear on the face of the final plat for each phase of the subdivision containing specific maintenance responsibility language in reference to the need of growth protection areas and shall be recorded as a covenant running with the land on the title of record. David Halinen, 10500 NE 8th St, Suite 1900,Bellevue, WA 98004, attorney representing the applicant explained the phasing of the project. It is anticipated that the project will be built in five phases. The first phase is anticipated to be completed by September of 2001,and the last phase should be completed by the end of 2004. Jeff Cox, Triad Associates, 11814 115th Ave NE,Kirkland, WA 98034 provided a planning presentation concerning the proposed development. Using a large, colored plat map,he reviewed the overall site plan, described major circulation points,phasing of the project, lot layout, lot sizes and orientation, distribution of open space and access routes for the project. Mr. Halinen explained that the reason for splitting the native growth protection tracts into each of the corresponding phases is that as the project is being developed,there will still be differing ownerships. Right now Liberty Ridge LLC owns a portion of the site. There is a multi-phased sale process where the current owner of the balance of the tracts is selling to Liberty Ridge LLC over a period of time. This was a way to protect the ownerships and proceed with the plat on a phase-by-phase basis. Don Hill, Triad Associates, 11814 NE 115th Ave NE,Kirkland, WA 98034 commented on the water and sewer system for the project. The proposed sewer and water system will be a connection and an extension of the City's existing sewer and water system throughout the site. There are two Aquifer Protection Zones as relates to storm drainage on the site. Using the Conceptual Utilities and Drainage Plan,Mr. Hill explained the storm drainage system proposed for the site. Both of the drainage facilities proposed are designed to conform to the 1998 King County Surface Water Design Manual. Mr. Hill submitted a table and text that provides additional clarification of the total allowable 45.04 acres of impervious on the site. The table and text summarize what is estimated to be the allowable percentage impervious area for each of the lot types corresponding to the various lot widths. Gary Henderson, Geo Engineers,Inc., 1101 Fawcett Avenue, Suite 200,Tacoma, WA 98402 stated that the fill has been placed as a compacted, engineered fill. The fill has been compacted to 95%of the maximum density and is suitable for foundation support of the houses. A single story weighs a little less than one foot of dirt over the same area. A two-story house weighs approximately the same as a foot and a half to two feet of dirt over the same area. The only question is what is under the footing where the load is concentrated for a depth of two or three footing widths. After you get to that depth,the load is dissipated and averages out. Jon Koloski, Geo Engineers,Inc., 1101 Fawcett Avenue, Suite 200, Tacoma, WA 98402 discussed the retaining walls planned for the project. Retaining walls were restricted to eight feet when the Geotechnical Report was written because it was unclear at that time exactly the configuration of the geometry of the retaining walls that are required. While walls eight feet in height can be handled by general recommendations, it was felt that specific details would be appropriate for walls greater than that height. The design of the walls will proceed Liberty Ridge LLC Liberty Ridge Preliminary Plat File No.: LUA-00-123,PP,ECF December 2000 Page 6 specific to the conditions that are required when the dimensions are absolute. The hazard specific to the wall is a consideration to the design. If the hazard were for someone to fall off the wall,then it would need to have a fence for security reasons. The wall would need to be designed in such a way that the fence could be secured to it to prevent someone injuring himself in that manner. The other alternative is the hazard that is created by the collapse of a wall—either the loss of support for something above the wall, or the encroachment of property below the wall. The engineering design of the walls is specific to the cause of hazard. All of the walls would be located where they could be supported on the dedicated,buildable parts of the property. Kayren Kittrick, Development Services, 1055 S. Grady Way,Renton, WA 98055 discussed the second point of access. There is a second point of access. It is provided through the La Colina plat,which goes all the way over to Blaine. This is an approved secondary access through the Fire Department. They have since made sure it is open and available for that use. Regarding frontage on the streets—alleys are allowed. Residential alleys are allowed to be only 16 feet wide with 14 feet of pavement. At our suggestion,these alleys are shown on the plat as 20 feet wide,which also allowed for their 24 foot back out. The alleys are built on"T"configurations so that if the Fire or Police Department needed to get a vehicle though,they could. Emergency access will be primarily from the frontage streets. This has been approved by the Fire Department. The 20-foot alleys were a backup in case there were intervening fences in the event of an emergency in a backyard. The sidewalks across the frontages were at staffs recommendation to help delineate where the actual front yards end, as well as to allow pedestrian access. Regarding the retaining walls,the Building Department requires all retaining walls to have separate building permits, and they are reviewed for safety, location, and stability. They are also required to have special inspections by the licensed geothechnical engineer. Storm drainage meets City requirements. The infiltration ponds have been working very well. The Examiner called for further testimony regarding this project. There was no one else wishing to speak, and no further comments from staff. The hearing closed at 10:55 a.m. FINDINGS, CONCLUSIONS &RECOMMENDATION Having reviewed the record in this matter,the Examiner now makes and enters the following: FINDINGS: 1. The applicant, Liberty Ridge LLC,filed a request for approval of a 436-lot Preliminary Plat. 2. The yellow file containing the staff report,the State Environmental Policy Act(SEPA) documentation and other pertinent materials were entered into the record as Exhibit No. 1. 3. The Environmental Review Committee(ERC),the City's responsible official, issued a Determination of Non-Significance-Mitigated(DNS-M) for the subject proposal. 4. The subject proposal was reviewed by all departments with an interest in the matter. 5. The site is located southeast of the intersection of NE 3rd Street and Edmonds Avenue NE. The King County shop site is located east of the site. Mt. Olivet cemetery and the La Colina plat are located west of the site. The Maple Valley Highway is south of the property,below the site's steep southern slopes. 6. The subject site was used extensively over the years as a gravel quarry. In 1995 a mobile home park was approved for the subject site. The applicant has abandoned that proposal. The Comprehensive Plan amendment and Zoning were coupled with a development agreement limiting development of Liberty Ridge LLC Liberty Ridge Preliminary Plat File No.: LUA-00-123,PP,ECF December 2000 Page 7 impervious surfaces(not more than 50%),the mix of housing units (not more than 78 townhomes), number of units(436)and traffic(4,172 trips per day). 7. The subject site is an L-shaped parcel. The western, north-south leg of the "L" is approximately 3,000 feet long. The site varies from approximately 900 feet to 2,600 feet wide. The parcel proposed for development is approximately 107.5 acres in area. 8. The topography of the site is very complex as a result of the extensive quarrying efforts and the construction of storm drainage systems for the previously approved mobile home park. There are steeper areas and more level plateaus, as well as the natural slopes that drop down to the Cedar River (Maple Valley Highway)on the south. The subject site will be regarded as part of development efforts. 9. Two power lines cross the property. One line runs north to south near the west margin of the site. The second line transects the property on a diagonal that runs more or less across the intersection of the two legs of the L-shaped parcel. 10. The site is zoned R-10 (Residential,Multiple Options) and RC (Resource Conservation). 11. The map element of the Comprehensive Plan designates the area proposed for the plat as suitable for the development of residential options,but does not mandate such development without consideration of other policies of the Plan. 12. The applicant proposes developing a plat containing detached single family lots on the R-10 portion of the subject site. No development is proposed for the RC zoned portion of the site. The main access to the plat will be via Edmonds Avenue as it runs along the western edge of the plat. A secondary access would be via the La Colina plat which is located west of Edmonds. 13. The applicant proposes developing 436 lots in 7 phases that would be built over five time periods. The phases would be developed to provide a variety of housing sizes and to appropriately develop the infrastructure needed for access and utility extensions. Phase 1 would be located along the central portion of the western boundary of the subject site and contain 121 lots. Phase 2 would be located northeast of Phase 1 and would contain 40 lots. Phase 3 would be located at the southwest corner of the property and it would contain 41 lots. Phase 4 would be east of Phase 3 and contain 34 lots. Phase 5 would be located along NE 3rd Street at the main entrance to the plat. Phase 5 would contain 78 lots. Phase 6 would be located along the central area of the south boundary of the development and it would contain 78 lots. Phase 7,the final phase,would be located at the southeast corner of the plat. It would contain 44 lots. 14. The applicant proposes creating lots that contain a range of sizes. The proposed lots would range in size from approximately 3,480 square feet to approximately 14,418 square feet. The R-10 zone permits lots with a minimum size of 3,000 square feet. The minimum lot width and depth permitted in the zone are 30 feet and 55 feet,respectively,with corner lots required to be 40 feet wide. The applicant proposes a minimum lot width of 40 feet and a depth of 87 feet, respectively. 15. There are lot coverage(70%), impermeable surface(75%)standards and building height limitations that apply to R-10 development that will be reviewed when permits are requested for development. Similarly,yards and setbacks will require landscaping according to R-10 standards. Liberty Ridge LLC Liberty Ridge Preliminary Plat File No.: LUA-00-123,PP,ECF December 2000 Page 8 16. As fully developed,the plat will have a density of 7.0 dwelling units per acre. Staff noted that the various phases have different density values. The fully developed plat does meet code requirements. The phasing might skew some of the density numbers until the entire plat is completed. If the entire plat were considered a shadow plat, it appears that as proposed,the plat meets code. Phase 1 with a density of approximately 4.5 would not meet code if the plat were not completed. The decision maker can vary the standards if conditions warrant it. 17. The applicant will be developing an extensive road system to serve the plat. There will be a main road, Edmonds entering from NE 3rd, and secondary access from the west side of the plat. Two roads will intercept Edmonds and provide the main access into the actual plat. Interior roadways will have a series of loops creating a series of differently sized interior blocks. There will be pipe stem access for two lots (Proposed Lots 91 and 164)as well as alley access and shared driveways over easements. The main entrance will be 58 feet wide,narrowing to 50 feet wide. The interior roadways will have reduced width of 42 feet. To provide two points of entry, each phase will be developed with a loop road except Phase 3. In Phase 3, one lot will be used as a temporary crossover to allow a second point of access. Once the full roadway system is developed that lot would be available for development of a housing unit. 18. Access to Proposed Lots 298 to 302 originally did not meet code in so far as frontage on a public street and the number of lots accessed. The applicant provided a modified access arrangement that appears to meet code requirements. 19. The Fire Department has reviewed and approved all of the various access methods including alley access as the sole means of access to some homes. 20. In order to create building pads and a uniform roadway profile there will be substantial additional grading and filling required. There will be approximately 198,00 cubic yards cut and approximately 282,000 of fill. There will also be another 18,000 cubic yards offsite on King County property with their permission in order to safeguard and create stable edges. 21. The subject site is located within Zones 1 and 2 of the City's Aquifer Protection areas. The presence of the aquifer recharge area dictates strict standards in what fill materials can be imported on the site. 22. The storm system has been approved by the City. It will be a multi-pond system that conveys water to the north portion of the subject site. The water is collected in three site and two drainage basins for treatment and conveyance. The site will be subject to the newer standards of the 1998 King County Manual. 23. Since the site has been filled and will there will be additional fill added to the site,the Geotechnical report and information reviewed the suitability of the site for the proposed development. Density testing shows the site is suitable for single family foundations and homes. 24. The site is served by the City of Renton which will provide domestic water and sewer service. 25. The site is located within the Renton School District. The development is expected to generate approximately 192 school age children. The students would be spread across the grade spectrum and the school district reported that they have the capacity for these new students. 26. Development of the subject site will generate approximately 4,137 new daily trips with approximately ten percent of those trips, approximately 400 trips, during peak hours. Liberty Ridge LLC Liberty Ridge Preliminary Plat File No.: LUA-00-123,PP,ECF December 2000 Page 9 27. The geotechnical report did recommend that any retaining walls consructed between grade differences be limited to 8 feet while the applicant has submitted plans for substantially taller retaining walls varying from 14 feet 23 feet. The question of securing the safety of drop-offs was also raised. 28. The steeper unaltered slopes would be protected by Native Growth Protection Areas. These areas are generally found along the margin of the site. The areas will be clearly marked to protect those slopes from erosion or intrusions. Steeper normally critical slopes that were altered or created by prior mining and quarrying were provided an exception by the Administrator and may be graded. 29. The applicant will be creating open space areas as well as the entry area. Much of the open space would be located under power lines or given over to storm water detention. 30. Staff recommended pedestrian links or sidewalks across open space areas for Lots 52, 53, 119, 120,277, 278, 287,288 and 330 and 331. These lots would otherwise be isolated with access solely through rear alleys or private roadways. CONCLUSIONS: 1. The proposed plat appears to serve the public use and interest. The plat provides additional housing opportunities in an area of the City well-served by urban services. 2. The proposed plat is just outside of downtown Renton. The proposed development of the this area will also permit infill in an area with services and avoid urban sprawl. There will be an impact on roads, particularly during the peak hours but these impacts were anticipated when the Comprehensive Plan and zoning for the site were adopted. Mitigation fees are intended to help offset some of these impacts. The remaining infrastructure should be able to handle the additional development. Development of the additional lots will also increase the tax base of the City. 3. The proposal creates a range of lots with varying dimensions and yards. These lots will provide additional choices for new or relocating residents. The parcels are generally rectangular and meet the dimensional requirements of the R-10 Zone. 4. The lots are compatible with both the zoning and Comprehensive Plan and range from somewhat larger to substantially larger than the minimum required size. The relatively isolated location avoids any conflict with patterns of an established neighborhood. 5. As proposed the entire plat will provide a density of approximately 7.0 units per acre. It would appear that Phase 1,would have a density of approximately 4.5 dwelling units per acre but this does not reduce the acreage tied up in power lines and steep slopes. If one were to consider this a shadow plat that includes all phases,the density appears appropriate for this phase alone. 6. It appears that access is appropriate given the size and shape of the parcel. The Fire Department has approved the phasing and individual access issues. The applicant will be providing secondary access to the entire site from the west and to phases by developing appropriate loop roads and connections as well as providing for a temporary passage using a future lot as an interim connector road. If stub roads will be created that will eventually link other portions of the site,those roadways shall be signed to apprise future residents that through-streets will be created at that location. Liberty Ridge LLC Liberty Ridge Preliminary Plat File No.: LUA-00-123,PP,ECF December 2000 Page 10 7. The development of the site over phases will help integrate the growing community into the City and avoid suddenly adding all of the impacts of population and traffic on the surrounding community. There is not doubt adding even 400 trips to the commute hours down NE 3rd to Sunset will be noticed. Again,these impacts were anticipated when the Comprehensive Plan was amended and the site zoned for R-10 uses. 8. The grading that occurs and the development will create a certain continuing level of turmoil over the life of the build out. The site or portions of it should not be left in raw stages. If grading or borrowing occur between phases,the applicant shall smoothly contour and hydro seed any disturbed areas. 9. A project this large and with its interrelated roadways might undergo some changes that should be reviewed and approved by the Fire Department to assure that all emergency access issues are satisfactory. 10. In conclusion,the proposed plat appears to meet standards. It will certainly alter the character of the area after many years of being used for quarrying operations. RECOMMENDATION: The City Council should approve the 436-lot plat subject to the following conditions: 1. The applicant shall comply with the conditions imposed by the ERC. 2. The proposed private access street to lots 298 through 302 shall be revised to comply with the maximum number of lots permitted to be served as established by the City of Renton street standards. The plat shall either eliminate one of these lots,or provide an alternative means of access that complies with code requirements prior to the recording of the final plat for the pertinent phase of the subdivision. 3. The plat shall be revised to include sidewalk access through the open space tracts for lots 52, 53, 119, 120, 277,278,288, 330, and 331. The satisfaction of this requirement shall be subject to the review and approval of the Development Services Division prior to the recording of the final plat for each phase of the subdivision. 4. A homeowner's association shall be created concurrently with the recording of the final plat for each phase of the subdivision in order to establish maintenance responsibilities for native growth protection easements/tracts, common open space areas, as well as private roadway and private utility improvements. The satisfaction of this requirement shall be subject to the review and approval of the Development Services Division prior to the recording of the final plat for each phase of the subdivision. 5. The following note shall appear on the face of the final plat for each phase of the subdivision containing native growth protection areas and shall also be recorded as a covenant running with the land on the title of record for all affected lots on the title: "MAINTENANCE RESPONSIBILITY: All owners of the lots created by or benefiting from this City action abutting or including a native growth protection easement(tract) are responsible for maintenance and protection of the easement (tract). Maintenance includes insuring that no alterations occur within the tract and that all vegetation remains undisturbed unless the express written authorization of the City has been received." The satisfaction of this requirement shall be subject to the review and approval of the Liberty Ridge LLC Liberty Ridge Preliminary Plat File No.: LUA-00-123,PP,ECF December 2000 Page 11 Development Services Division prior to the recording of the final plat for each phase of the subdivision. 6. If stub roads will be created that will eventually link other portions of the site,those roadways shall be signed to apprise future residents that through-streets will be created at that location. 7. The site or portions of it shall not be left in raw stages. If grading or borrowing occur between phases,the applicant shall smoothly contour and hydro seed any disturbed areas. 8. Any changes to the proposal or access roadways shall remain subject to review and approval by the Fire Department to assure that all emergency access issues are satisfactory. ORDERED THIS 21st day of December 2000. FRED J.KAUF HEARING EXA ER TRANSMITTED THIS 21st day of December,2000 to the parties of record: Lesley Nishihira David Holinen Jon Koloski 1055 S Grady Way 10500 NE 8th, Suite 1900 Geotech Engineers Renton,WA 98055 Bellevue, WA 98004 1101 Fawcett Ave, Suite 200 Tacoma, WA 98402 Kayren Kittrick Don Hill 1055 S Grady Way Triad Associates Renton, WA 98055 11814 115th Ave NE Kirkland, WA 98034 Jeff Cox Gary Henderson Triad Associates Geotech Engineers 11814 115th Ave NE 1101 Fawcett Ave, Suite 200 Kirkland, WA 98034 Tacoma, WA 98402 TRANSMITTED THIS 21st day of December,2000 to the following: Mayor Jesse Tanner Gregg Zimmerman,Plan/Bldg/PW Admin. Members,Renton Planning Commission Neil Watts,Development Services Director Larry Rude,Fire Marshal Sue Carlson,Econ.Dev.Administrator Lawrence J. Warren, City Attorney Larry Meckling,Building Official Transportation Systems Division Jay Covington, Chief Administrative Officer Utilities System Division Councilperson Kathy Keolker-Wheeler South County Journal Betty Nokes,Economic Development Director Liberty Ridge LLC Liberty Ridge Preliminary Plat File No.: LUA-00-123,PP,ECF December 2000 Page 12 Pursuant to Title IV, Chapter 8, Section 100Gof the City's Code, request for reconsideration must be filed in writing on or before 5:00 p.m., January 4,2001. 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 110,which requires that such appeal be filed with the City Clerk, accompanying a filing fee of$75.00 and meeting other specified requirements. Copies of this ordinance are available for inspection or purchase in the Finance Department, first floor of City Hall. If the Examiner's Recommendation or Decision contains the requirement for Restrictive Covenants,the executed Covenants will be required prior to approval by City Council or final processing of the file. You may contact this office for information on formatting covenants. The Appearance of Fairness Doctrine provides that no ex parte(private one-on-one)communications may occur concerning pending land use decisions. This means that parties to a land use decision may not communicate in private with any decision-maker concerning the proposal. Decision-makers in the land use process include both the Hearing Examiner and members of the City Council. All communications concerning the proposal must be made in public. This public communication permits all interested parties to know the contents of the communication and would allow them to openly rebut the evidence. Any violation of this doctrine would result in the invalidation of the request by the Court. 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T•_� �•,'�, _.� [.,. -• l„2�„ +u;}•1 °I a..t ; 1 4 hIA- f`__-`_��, r-ns i;"`} ,,,;: Ite '*" r'mond+Nx`N \ ., -K -- • _ ...- =i= '� ```>,!;�\---�•- :•\ ros r S r --j . . .`/' .'ti.•::>'` '•\ I / w.,cee - ^I! i _ I , I ..,_'.l, ..i ';�', moam®um'em L ;'.. ; �/ I I ``•. / •/ if /,/ 1 a� 00.0229f Tv IA In \,. \"' i / •i _ • , msm 1e4 i! �uol•lr.b so NAB - - a.- _ I\j reriCE ENVIRONMENTAL DETERMINATION& PUBLIC HEARING POSTED TO NOTIFY INTERESTED PERSONS OF AN ENVIRONMENTAL ACTION LIBERTY RIDGE PRELIMINARY PLAT LUA-00-123,PP,ECF The applicant is requesting Environmental(SEPA)Review and Preliminary Plat Approval for the 436-lot subdivision of a 107-acre site. The residential plat would create lots intended for the construction of detached single family homes-ranging in size from 3,480 square feet to 14,418 square feet.The project,which would be constructed in seven phases,includes the Installation of utilities(and use of previously constructed drainage facilities)and internal access roads,as well as the dedication of public rights-of-way. The project would include approximately 198,000 cubic yards of cut and 282.000 cubic yards of fill in earthwork quantities,and the removal of several small trees. OR-site grading is proposed immediately north of the site's east leg-which has been authorized by the property owner,King County. Location:East of Edmonds Avenue NE;between NE 3i°ME 4' Street. THE CITY OF RENTON ENVIRONMENTAL REVIEW COMMITTEE (ERC) HAS DETERMINED THAT THE PROPOSED ACTION DOES NOT HAVE A SIGNIFICANT ADVERSE IMPACT ON THE ENVIRONMENT. Appeals of the environmental determination must be filed In writing on or before 5:00 PM November 20, 2000. Appeals must be flied 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 4-0.110.Additional Information regarding the appeal process may be obtained from the Renton City Clerk's Office,(425)430-8510. A Public Hearing will be held by the Renton Hearing Examiner at his regular meeting in the Council Chambers on the seventh floor of City Hall,1055 South Grady Way,Renton,Washington,on November 28,2000 at 9:00 AM to consider proposed Preliminary Plat. If the Environmental Determination Is appealed,the appeal will be heard as part of this public hearing. .i r y 9IL 4 j I I it 2 At. -i 11;5370,•, --- i'• lj =_ gypp,,,� `.. _ FOR FURTHER INFORMATION,PLEASE CONTACT THE CITY OF RENTON,DEVELOPMENT SERVICES DIVISION AT(425)430-7200. DO NOT REMOVE THIS NOTICE WITHOUT PROPER AUTHORIZATION IPlease include the project NUMBER when calling for proper file identification. CERTIFICATION I, y y (,, J ), ') .eq(Li , hereby certify that copies of the above document were posted by me in conspicuous places on or nearby the described property on Signed: , <t .- , ATTEST: Subcribed and sworn before me,a Nortary Public, in and for the State of Washington residing in Rd2,,,A, ,on the I(o ri,. day of -1 . ). appal /277(1 (t.e.,-N -715--Ci----)-24 do*-- r.'' ' - - ' 1NGTON MARILYN KAMCHEFF ell MY APPOINTMENT EXPIRES:6-29.O:i Gf''' `____ S • CITY OF RENTON • HEARING EXAMINER,. PUBLIC HEARING. NOVEMBER 28, 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: APPEAL Aberdeen Avenue Apartments PROJECT NUMBER: AAD-00-108 (LUA-00-040) PROJECT DESCRIPTION: Appeal of the issuance of an Administrative Site Plan Approval by the City of Renton for the Aberdeen Avenue Apartments project(File No. LUA-00-040,SA-A,ECF). Cambridge Homes Northwest proposed construction of a two-story,twelve-unit apartment building to be constructed on a 37,585 square foot property located in a Residential, Multi-family—Infill Zone (RM-I). Location: 917 Aberdeen Avenue NE. • PROJECT NAME: Liberty Ridge Subdivision PROJECT NUMBER: LUA-00-123,PP,ECF PROJECT DESCRIPTION: The applicant proposes to subdivide a 107.5-acre parcel into 436 lots intended for the eventual development of detached single family residences. The proposed lot sizes range from 3,480 square feet to 14,418 square feet. The net density of the proposal is 7.0 dwelling units per acre. The site is accessed from Edmonds Avenue NE off of NE 3`d14th Street. Location: South of NE 3rd/4th Street; East of Edmonds Avenue NE; North of Maple Valley Highway. hexagenda • 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: November 28, 2000 Project Name: Liberty Ridge Preliminary Plat Applicant/ Liberty Ridge L.L.C. Address 9125 10th Avenue South Seattle,WA 98108 Contact/ David Halinen Address Halinen Law Offices 10500 NE 8th Street, Suite 1900 Bellevue,WA 98004 Owner/ Liberty Ridge L.L.C. La Pianta L.L.C. Address: 9125 10th Avenue South P.O. Box 88050 Seattle,WA 98108 Tukwila,WA 98138 File Number: LUA-00-123, PP, ECF Project Manager: Lesley Nishihira • Project Description: The applicant proposes to subdivide a 107.5-acre parcel into 436 lots intended for the eventual development of detached single family residences. The proposed lot sizes range from 3,480 square feet to 14,418 square feet. The net density of the proposal is 7.0 dwelling units per acre. The site is accessed from Edmonds Avenue NE off of NE 3rd/4th Street. _ Project Location: South of NE 3`d/4th Street; East of Edmonds Avenue NE; North of Maple Valley Hwy i \a.r�; �;e.� i•.a,1 1 t: rn9T!. m[ cIr;5 ;i I;. �raax—m"A R i ka* m S s ! w r•..a _z. l r- ,�' g ? q gRn y ,;.a I' , -. s y . u, rt � .:11:544i ' -`Pt7- -- 1 -54'7•-•-j,r: 1. -, I �i girl // •tom,.\ /j1 britrIKI lir .,. y.y,i,,n, vNi gt-31,, i It! 1i14 ....._ ,,._,__„\ .t. c?.iI saw IVI"e ,, ` ' neic�eaw 000 oe u urn I " .:L•.' _ }. I 3BECTRKPERTY r UP LF i ! 'i-�._—__._. —\fit: r. v.,,,0. - r - \ —--- I „ i1C s rlir 'a ♦m l.� U3 h ram; f4r,^. -_ i.., k.A RCP ♦�. ..p 4I{- Av�,�� i City of Renton P/B/PW Department . ::.vinary Report to the Hearing Examiner LIBERTY RIDGE PRELIMINARY PLAT LUA-00-123,PP,ECF PUBLIC HEARING DATE: November 28,2000 Page 2 of 11 B. GENERAL INFORMATION: 1. Owner of Record: Liberty Ridge L.L.C. 9125 10th Avenue South Seattle,WA 98108 La Pianta L.L.C. P.O. Box 88050 Tukwila,WA 98138 2. Zoning Designation: Residential— 10 Dwelling Units per Acre (R-10)/Resource Conservation (RC) 3. Comprehensive Plan Residential Options (RO) Land Use Designation: 4. Existing Site Use: Vacant, undeveloped 5. Neighborhood Characteristics: North: Residential development; RM-I zoning East: King County Maintenance Shops; IL zoning South: Undeveloped property/ Maple Valley Highway; RC zoning West: La Colina single family residential subdivision; R-8 zoning Undeveloped property; CC zoning 6. Access: Edmonds Avenue NE 7. Site Area: 107.5 acres (4,682,700 sf) 8. Project Data: area comments Existing Building Area: N/A N/A New Building Area: N/A N/A Total Building Area: N/A N/A C. HISTORICAL/BACKGROUND: Action Land Use File No. Ordinance No. Date Annexation N/A 1293 11/18/47 1549 6/12/56 3143 6/13/77 Comprehensive Plan N/A 4498 2/20/95 Zoning N/A 4404 6/7/93 Cedar Crest LUA-95-023 N/A Approved 5/23/95 La Pianta CPA/Rezone LUA-99-179 4865 Effective 10/18/00 Liberty Ridge LLA LUA-00-121 N/A Recorded 10/25/00 D. APPLICABLE SECTIONS OF THE RENTON MUNICIPAL CODE: 1. Chapter 2 Land Use Districts Section 4-2-020: Purpose and Intent of Zoning Districts Section 4-2-070: Zoning Use Table Section 4-2-110: Residential Development Standards 2. Chapter 3 Environmental Regulations and Special Districts Section 4-3-050: Critical Areas Regulations HEXRPT City of Renton P/B/PW Department ,,,,ninaty Report to the Hearing Examiner LIBERTY RIDGE PRELIMINARY PLAT LUA-00-123,PP,ECF PUBLIC HEARING DATE: November 28,2000 Page 3 of 11 3. Chapter 4 Property Development Standards Section 4-4-030: Development Guidelines and Regulations Section 4-4-060: Grading, Excavation and Mining Regulations Section 4-4-080: Parking, Loading and Driveway Regulations Section 4-4-130: Tree Cutting and Land Clearing Regulations 4. Chapter 6 Streets and Utility Standards Section 4-6-060: Street Standards 5. Chapter 7 Subdivision Regulations Section 4-7-050: General Outline of Subdivision, Short plat and Lot Line Adjustment Procedures Section 4-7-080: Detailed Procedures for Subdivision Section 4-7-120: Compatibility with Existing Land Use and Plan-General Requirements and Minimum Standards Section 4-7-150: Streets—General Requirements and Minimum Standards Section 4-7-160: Residential Blocks—General Requirements and Minimum Standards Section 4-7-170: Residential Lots—General Requirements and Minimum Standards Section 4-7-220: Hillside Subdivisions 6. Chapter 9 Procedures and Review Criteria 7. Chapter 11 Definitions E. APPLICABLE SECTIONS OF THE COMPREHENSIVE PLAN: 1. Land Use Element: Residential Options objectives and policies; Residential Streets objectives and policies; Subdivision of Land objectives and policies. 2. Housing Element: Housing Supply objectives and policies; Minimum Density Policies. F. DEPARTMENT ANALYSIS: 1. PROJECT DESCRIPTION/BACKGROUND The applicant has proposed to subdivide a 107-acre site into 436 lots suitable for the eventual development of detached single family residences. The subject site is an old commercial gravel pit that was mined over several decades. The gravel pit has subsequently been filled to create a wide, flat area and is currently vegetated with grasses, shrubs and small deciduous trees. The property is primarily undeveloped, with the exception of various elements of a storm drainage system constructed in 1997 for the Cedar Crest Manufactured Home Park (file no. LUA-95-023). The proposed lots would range from 3,480 square feet to 14,418 square feet in size. After the deduction of public rights-of-way and critical areas from the gross area of the property, the proposal for 436 single family lots arrives at an overall net density of 7.0 dwelling units per acre. The project, which would be constructed in seven phases, includes the installation of utilities (previously constructed drainage facilities would be utilized) and internal access roads, as well as the dedication of public rights-of-way. The project would include approximately 198,000 cubic yards of cut and 282,000 cubic yards of fill in earthwork quantities, and the removal of several small trees. Off-site grading is proposed immediately north of the site's east leg, which has been authorized by the property owner, King County. The subject site contains areas designated as protected slopes and geologic hazards by the City's Critical Areas maps. Primary access to the site would be provided by a southward extension of Edmonds Avenue NE from NE 3`d/4th Street, which was recently constructed. The proposal includes the construction of an internal roadway system, including a major connection to Edmonds Avenue approximately 400 feet south of NE 3`d/4th Street. A second roadway connection is proposed approximately 2,000 feet south of the first intersection. The proposed roadways include a 58-foot wide public right-of- way as a main entry off Edmonds Avenue to be followed by a 50-foot wide right-of-way. The project's roads will comply with the minimum requirements for residential access streets (42 feet in width). Private street easements of 26 feet in width and access alleys of 20 feet in width are also proposed. HEXRPT City of Renton P/B/PW Department Report to the Hearing Examiner LIBERTY RIDGE PRELIMINARY PLAT LUA-00-123,PP,ECF PUBLIC HEARING DATE: November 28,2000 Page 4 of 11 2. ENVIRONMENTAL REVIEW Pursuant to the City of Renton's Environmental Ordinance and SEPA (RCW 43.21C, 1971 as amended), on October 31, 2000, the Environmental Review Committee issued a Determination of Non-Significance - Mitigated (DNS-M) for the Liberty Ridge Preliminary Plat. The DNS-M included 8 mitigation measures. A 14-day appeal period commenced on November 6, 2000 and ended on November 20, 2000. No appeals of the threshold determination were filed. 3. COMPLIANCE WITH ERC MITIGATION MEASURES Based on an analysis of the probable impacts from the proposal, the Environmental Review Committee issued the following mitigation measures with the Determination of Non-Significance— Mitigated: 1. The applicant shall comply with the recommendations contained within the Geotechnical Study dated September 7, 2000, Supplement No. 1 dated September 8, 2000, and Supplement No. 2, dated October 20, 2000 prepared by GeoEngineers in regards to site preparation, design and construction of the project, and the appropriate design of the retaining walls. 2. Temporary erosion control measures shall be maintained to the satisfaction of the representative of the Development Services Division for the duration of the project's construction. 3. Weekly reports on the status and condition of the erosion control plan with any recommendations for (a) change(s) thereto or (b) revision(s) to maintenance schedules or installation shall be submitted by the project engineer of record(or by the geotechnical engineering firm inspecting site grading) to the Public Works inspector. 4. Certification of the proper removal of the erosion control facilities shall be required prior to the recording of the final plat for each phase of the subdivision. 5. The applicant shall pay the appropriate Fire Mitigation Fee on a phase-by-phase basis at a rate of$488.00 per new single family lot prior to the recording of the final plat for each phase of the subdivision. 6. The applicant shall pay the appropriate Traffic Mitigation Fee on a phase-by-phase basis based on $75.00 per each new average daily trip associated with the project prior to the recording of the final plat for each phase of the subdivision. 7. The applicant shall pay the appropriate Parks Mitigation Fee on a phase-by-phase basis based on $530.76 per new single family home prior to the recording of the final plat for each phase of the subdivision. 8. Secondary access shall be provided for each phase of the subdivision prior to the recording of the final plat for.that phase of the subdivision. The applicant is required and intends to comply with each of these mitigation measures prior to the recording of the final plat for each phase of the subdivision. 4. STAFF REVIEW COMMENTS Representatives from various city departments have reviewed the application materials to identify and address site plan issues from the proposed development. These comments are contained in the official file, and the essence of the comments has been incorporated into the appropriate sections of this report and the Departmental Recommendation at the end of the report. 5. CONSISTENCY WITH PRELIMINARY PLAT CRITERIA: Approval of a plat is based upon several factors. The following preliminary plat criteria have been established to assist decision makers in the review of the subdivision: HEXRPT City of Renton P/B/PW Department rk,,ainary Report to the Hearing Examiner LIBERTY RIDGE PRELIMINARY PLAT LUA-00-123,PP,ECF PUBLIC HEARING DATE: November 28,2000 Page 5 of 11 (a) Compliance with the Comprehensive Plan Designation. The subject site is designated Residential Options (RO) on the Comprehensive Plan Land Use Map. The objective established by the RO designation is intended to incorporate both single family and multi-family developments, and to support cost efficient housing, infill development, transit service, and the efficient use of urban services and infrastructure. The proposed plat is consistent with the following RO policies: Policy LU-52. Minimum net development densities should be 7 dwelling units per acre. After the deduction of critical areas and public rights-of-way, the proposal for 436-units on the 107-acre site would result in a net density of 7.0 dwelling units per acre. Policy LU-53. Detached single family housing, townhouses, and small scale multi-family units should be allowed in Residential Options. The subdivision would create 436 lots intended for the eventual development of detached single family homes. (b) Compliance with the Underlying Zoning Designation. The northerly 89.6-acre portion of the site is designated Residential — 10 (R-10) Dwelling Units per Acre on the City of Renton Zoning Map. The remaining 17.9-acres along the southern boundary of the property is zoned Resource Conservation (RC). The proposed development would allow for future construction of up to 436 new dwelling units and associated plat improvements to occur over seven phases. Density—The allowed density range in the R-10 zone is a minimum of 7.0 to a maximum of 10.0 dwelling units per acre (du/ac). The maximum density may be increased to 13 units per acre when all detached units are proposed. Net density is calculated after the deduction of critical areas, public rights-of-way, and legally recorded private access easements serving three or more dwelling units from the gross acreage of the site. Required critical area buffers and private alleys are not subtracted for purposes of calculating density. After the deduction of public streets (14.6 acres) and critical areas (30.7 acres, including portions zoned RC)from the 107.5 gross acre site area (107.5 gross acres—45.3 deducted acres = 62.2 net acres), the proposal would arrive at an overall net density of 7.0 dwelling units per acre (436 units / 62.2 acre = 7.0 du/ac), which is within the allowed density range of the zone. However, on a phase by phase basis the proposed density ranges would vary. With the exception of phase 1, each phase (ranging from 7.7 to 11.0 du/ac) would comply with the required density of the R-10 zone. Phase 1, which would include 121 lots, would result in a net density of 4.5 du/ac. The R-10 development standards allow for the reviewing official to reduce the minimum density requirement in the event the applicant is able to demonstrate that minimum density cannot be achieved due to lot configuration, lack of access or physical constraints. As stated in the applicant's project narrative, phase 1 portion contains large portions of the site's transmission line easements, steep slopes and stormwater ponds. In consideration of these physical constraints, the applicant has requested a reduction of the minimum density requirements for phase 1. Lot Dimensions — The minimum lot size permitted in the R-10 zone is 3,000 square feet. A minimum lot width of 30 feet is required for interior lots and 40 feet for corner lots. Lot depth is required to be a minimum of 55 feet. The proposed plat would provide 436 lots ranging in size from 3,480 square feet to 14,418 square feet. The smallest proposed lot widths and depths are 40 feet and 87 feet, respectively. The proposal's compliance with the required lot dimensions and setbacks is discussed further under the analysis of compliance with the subdivision regulations. Building Standards—The R-10 zone only permits one residential structure per lot and requires a dwelling unit mix of a minimum of 50% to 100% of detached or semi-attached units. Each of the proposed 436 lots would support the construction of one detached unit. Building height in the R-10 zone is limited to 2 stories and 30 feet. Maximum building lot coverage and impervious surface area for detached units is limited to 70% and 75% of total lot area, respectively. In addition, all setback areas are required to be landscaped. The proposal's compliance with each of these building standards will be verified prior to the issuance of building permits for each individual structure. HEXRPT City of Renton P/B/PW Departmentainary Report to the Hearing Examiner LIBERTY RIDGE PRELIMINARY PLAT LUA-00-123,PP,ECF PUBLIC HEARING DATE: November 28,2000 Page 6 of 11 Parking— Each detached dwelling unit is required to provide two off-street parking stalls per unit. Tandem parking is also permitted. Required parking must be provided in the rear yard when alley access is available. A significant portion of the proposed lots would be accessed by alley. The provision of two off-street parking spaces will be verified during the review of building permits. Development Agreement — As part of the rezone of the subject property approved under Ordinance #4865, a Development Agreement between the applicant and the City of Renton was recorded. The agreement established the following site-specific restrictions: 1) the overall number of residential units of any type will not exceed 436 units; 2) the overall number of flats/attached or townhouse units will be limited to 78 units and the number of units in any building to 4 units; 3) permitted residential development will be limited so that the number and type of residential units will not be expected to generate more than 4,172 average daily trips; and 4) permitted residential development will be limited so that the total impervious surface coverage due to development will not exceed a total of 45.04 acres. As described below, the proposal appears to comply with each of these restrictions. The subject proposal for 436 detached units complies with restrictions 1 and 2. The proposal is estimated to generate approximately 9.55 average daily trips per residence, which would result in an estimated total of 4,163.8 daily trips to the site — remaining below the maximum 4,172 trips established by the development agreement. The development agreement also limits the total impervious surface coverage for right-of-ways to 45.04 acres, or 50% of the R-10 portion of the site (89.6 acres). The applicant estimates an estimated impervious lot coverage of 44% of the site (40.36 acres) and intends to demonstrate the proposal's compliance with this restriction at the public hearing. (c) Compliance with Subdivision Regulations. Lot Arrangement: Side lot lines are to be at right angles to street lines, and each lot must have access to a public street or road. Access may be by private access easement street per the requirements of the Street Improvement Ordinance. The side lot lines of the proposed lots are at right angles to street lines. The majority of the proposed lots would have direct frontage to a public street or road, with some to be accessed via alleys from the rear yards. Several lots do not have direct frontage; however, access is adequately provided by private streets easements (26 feet in width) or shared driveways easements/alleys (20 feet in width). All lots comply with arrangement and access requirements with the exception of lots 298 through 302, which is discussed further in the report. Lots: The size, shape and orientation of lots shall meet the minimum area and width requirements of the applicable zoning classification and shall be appropriate for the type of development and use contemplated. The minimum lot size permitted in the R-10 zone is 3,000 square feet. A minimum lot width of 30 feet is required for interior lots and 40 feet for corner lots. Lot depth is required to be a minimum of 55 feet. Each of the proposed lots satisfied the minimum lot area requirements of the R-10 zone. The proposed lots would range in size from 3,480 square feet to 14,418 square feet. In addition, the proposed pipestem lots (lots 91 and 164) satisfy the minimum lot area requirement when excluding the pipestem portions. The proposed lots also comply with the R-10 requirements for minimum lot width and minimum lot depth. The smallest proposed lot width is 40 feet and depth at 87 feet. In addition, all pipestem lots must provide a minimum width of 20 feet—which the proposal complies with. The plat plan also includes a typical setback line showing potential building envelopes for lots likely to have garage access from the front yard, as well as those to be accessed from an alley on the rear yard. The proposed envelopes indicate the appropriate building setbacks as required by the R-10 zone, including interior side yard setbacks of 5 feet and side yards along public or private street setbacks of 10 feet. For lots with garages accessed from the front or side yard, a minimum 10-foot setback is required for primary structures with a 20-foot setback for the attached garage. A 15-foot rear yard setback is required for all primary structures. However, when an attached garage is accessed by an alley from the rear yard, a minimum setback of 3 feet is HEXRPT • City of Renton P/B/PW Department !:_._;Binary Report to the Hearing Examiner LIBERTY RIDGE PRELIMINARY PLAT LUA-00-123,PP,ECF PUBLIC HEARING DATE: November 28,2000 Page 7 of 11 required provided a back out distance of 24 feet is available. When including the improved 20- foot alley width, the building envelopes indicate the provision of 4-foot rear yard setback—totaling 24 feet of back out distance as required. When considering the potential front and rear yards, as well as access points for each lot, the proposed lots appear to have sufficient building area for the development of suitable detached single family homes. Property Corners at Intersections: All lot corners at intersections of dedicated public rights-of- way, except alleys, shall have minimum radius of 15 feet. The initial review of the subdivision indicates the appropriate corner radius for lots located at intersections. (d) Reasonableness of Proposed Boundaries Access and Street Improvements: Primary access to the site would be provided by the southward extension of Edmonds Avenue NE from NE 3`d/4th Street, which was recently constructed. The proposal includes the construction of an internal roadway system, including a major connection to Edmonds Avenue approximately 400 feet south of NE 3 /4 Street. A second roadway connection is proposed approximately 2,000 feet south of the first intersection. The proposed roadways include a 58-foot wide public right-of-way as a main entry off Edmonds Avenue to be followed by a 50-foot wide right-of-way. The project's roadways appear to comply with the minimum requirements for public residential access streets (42 feet in width as previously approved) and also include required street improvements, such as curb, gutter, sidewalk, street signs, and street lights. A reduced sidewalk width (from 6 feet to 5 feet was also previously approved for the proposal). The plat includes three private street easements, all of which comply with the 26-foot width required. However, the private street proposed to serve lots 298 through 302 does not comply with adopted street standards. Although the indicated width satisfies code requirements, the 5 lots proposed to utilize this roadway exceed the maximum permitted by code. RMC section 4-6- 060.J permits private streets to serve 6 or less lots, with no more than 4 not abutting a public right-of-way. Therefore, the applicant will be required to either eliminate one of these lots, or provide an alternative means of access that complies with street standards. Access to a number of lots is provided by private alleys of 20 feet in width. In addition, access to lots that do not have direct frontage to a public right-of-way and are accessed by an alley comply with code provisions regarding shared driveways. However, in order to ensure safe pedestrian access to these land locked lots is provided, staff recommends the plat be revised to include sidewalk access through the open space tracts to lots 52, 53, 119, 120, 277, 278, 287, 288, 330, and 331. The plat would be developed under 7 phases, with street improvements to be installed with each phase. As required by the ERC, secondary access for each phase of the plat must be provided prior to the recording of that phase of the subdivision. In response to this mitigation measure, the applicant has provided a revised plat plan proposing an emergency vehicle access for phase 3 through lot 380. This access way would be established by a temporary easement and is proposed at a minimum of 20 feet in width with crushed-rock surface. The temporary access easement would be eliminated, rendering lot 380 buildable, when completion of roadways under phase 4 establish permanent secondary access. The Fire Department has reviewed the revised plans and has found the proposed temporary emergency access to be generally acceptable. Based on comments received from the Fire Department, staff will recommend as a condition of approval that the temporary secondary access roadway be constructed with a base layer of ATB rather than gravel in order to ensure trucks are adequately supported. A timeframe indicating the anticipated completion date of the permanent secondary access should also be required. The proposed subdivision is expected to generate additional traffic on the City's street system. To mitigate for project impacts, the Environmental Review Committee has imposed a Traffic Mitigation Fee based on $75 per average daily trip generated by the project. The proposed 436 HEXRPT City of Renton P/B/PW Department rrt—,iminary Report to the Hearing Examiner LIBERTY RIDGE PRELIMINARY PLAT LUA-00-123,PP,ECF PUBLIC HEARING DATE: November 28,2000 Page 8 of 11 new residential lots would be expected to generate approximately 4,136.8 new average weekday trips. The fee for the proposed plat is estimated to be $312,285,00 (436 lots x 9.55 trips x $75 = $312,285.00), and is required prior to recording of the plat. Topography: The subject site is an old commercial gravel pit that was mined over several decades. The gravel pit has subsequently been filled to create a wide, flat area and is currently vegetated with grasses, shrubs and small deciduous trees. The project area generally declines in elevation from north to south. With the land use application, the applicant submitted a Geotechnical Report prepared by GeoEngineers dated September 7, 2000. The report is accompanied with Supplement No. 1, dated September 8, 2000 and Supplement No. 2, dated October 20, 2000. Soil conditions were evaluated by reviewing test pits and log borings, which indicate soils at the site consist of Vashon recessional glacial outwash, erosional remnants of Vashon glacial till and Vashon advance outwash over older interglacial and glacial soils and Tertiary bedrock. Based on the information provided in the report, the mining of the site created a series of relatively flat excavated benches separated by excavated slopes. These slopes descend from the original upland surface to the previously mined pit floor around the west, north and east edges of the proposed project area. The pit floor gently slopes down to the northwest with an average slope of 2 to 7 percent. A large bluff, which was also created by past mining activities, forms the south edge of the project site. The proposal includes the use of retaining walls of 14 feet, 23.5 feet, and 21 feet in height near lots 376 to 379, 426 to 429, and 270 to 271, respectively. The proposed heights of the retaining walls as depicted on the Grading Plan submitted with the application conflict with recommendations contained within the Geotechnical Report that limit wall heights to 8 feet. GeoEngineers has provided a supplement to the report, which indicates that when final civil drawings for the project are prepared, either the guidelines noted in the report should be implemented or alternative retaining walls, be designed. In order to verify the appropriate design of the retaining walls is included in the final design of the project and to avoid potential adverse impacts to properties from the construction of the project, the ERC has required the applicant comply with these recommendations. The Geotechnical report concludes that the site is suitable for the proposed development and that site slopes are stable relative to deep-seated failure. The proposed structures could be supported on medium dense to dense native soils or on adequately compacted structural fill. The report and supplements also contain recommendations in regards to site preparation and the design and construction of the project (e.g., building setbacks from the top and toe of the slopes areas and transmission line towers, foundations, retaining/rockery walls, and underground utilities) — all of which the applicant is required to comply with as SEPA mitigation measures in order to prevent adverse impacts to earth elements. The SEPA Checklist submitted with the land use application indicates approximately 198,00 cubic yards of cut and 282,000 cubic yards of fill are anticipated for the preparation of the site in order to configure site grades to be compatible with the proposed residential lots and infrastructure. Most of the cut material is anticipated to be usable for on-site fill purposes; however the use of imported material from an approved off-site location, estimated at 84,000 cubic yards, is anticipated. Off-site grading is proposed immediately north of the site's east leg—which has been authorized by the property owner, King County. Potential erosion impacts that could occur during project construction would be adequately mitigated by City Code requirements for approval of a Temporary Erosion and Sedimentation Control Plan (TESCP) pursuant to the King County Surface Water Design Manual (KCSWDM) and a Construction Mitigation Plan prior to issuance of Construction Permits. The applicant's SEPA Checklist indicates the use of erosion control measures, including silt fences, straw bales, rock check dams, and temporary ditches or pipes to remove surface water from areas of high erodibility. In order to ensure potential erosion impacts area adequately mitigated, the ERC has imposed a mitigation measure requiring temporary erosion control measures be maintained to the satisfaction of the representative of the Development Services Division for the duration of the project. In addition, weekly reports on the status and condition of the erosion control plan with HEXRPT City of Renton P/B/PW Department i_-.>_-,•iiinary Report to the Hearing Examiner LIBERTY RIDGE PRELIMINARY PLAT LUA-00-123,PP,ECF PUBLIC HEARING DATE: November 28,2000 Page 9 of 11 any recommendations of change or revision to maintenance schedules or installation must also be submitted by the project engineer of record to the Public Works inspector. Certification of the proper removal of the erosion control facilities shall also be required prior to the recording of the final plat for each phase of the subdivision. Under the City's Critical Areas code provisions, the subject property contains high erosion hazards, high and moderate landslide hazards, and sensitive and protected steep slope areas. The City's Critical Areas Ordinance requires proposed developments within geologically hazardous areas to have all geotechnical studies undergo independent secondary review (RMC 4-3-050.J.3). AMEC Earth and Environmental, Inc. completed the required independent review of the Geotechnical Report and Supplements prepared by GeoEngineers for the proposal. As stated in their letter, dated October 23, 2000, the information and recommendations included in the reports and plans appear to be complete and conform to the requirements of the Critical Areas Regulations. The Geologic Hazards portion of the Critical Areas Ordinance prohibits development on protected slope areas (i.e., a slope of 40% or greater with a minimum vertical rise of 15 feet). However, the regulations do allow for an exception to this prohibition when grading protected slopes created through mineral and natural resource recovery activities (RMC section 4-3-050.J.5.b.2). Approval of an exception to the Critical Areas Ordinance was granted by the Administrator of the P/B/PW Department on November 1,2000. No appeals of this administrative decision were filed. For protected slope areas that are not disturbed, section 4-3-050.J.e of the Critical Areas regulations require the establishment of a Native Growth Protection Area (NGPA), or permanent protective mechanism acceptable to the City. The applicant appears to comply with this requirement as depicted by NGPA tracts W, X, Y, and Z shown on the plat plan. The easement/tract shall run with the land, and prohibit development, alteration, or disturbance within the protected area. In addition, pursuant to RMC section 4-3-050.G, the critical area buffer must be clearly marked during project construction in order to prevent unnecessary disturbance and must be permanently identified with signage approved by the Development Services Division. The establishment of the NGPAs and maintenance responsibility requirements is recommended as a condition of approval for the preliminary plat. Relationship to Existing Uses: The subject site is undeveloped. The surrounding zoning includes residential single family (R-8) to the west, light industrial (IL) to the east, and residential multi- family (RM-I) to the north. Existing development consists of single family residential (La Colina) on the west. Multi-family and commercial development exist north and northeast of the site. The King County Maintenance Shops are located to the east. The proposal is consistent with the intent of the both the Comprehensive Plan and Zoning Code and would not be out of character with the existing development in the area. (e) Availability and Impact on Public Services(Timeliness) Police and Fire: Police and Fire Prevention staff indicate that sufficient resources exist to furnish services to the proposed development, subject to the condition that the applicant provide Code required improvements and fees. The Environmental Review Committee has imposed a Fire Mitigation Fee based on $488.00 per new single family home in order to mitigate the proposal's potential impacts to emergency services. The fee is estimated at $212,768.00 and is payable prior to the recording of the final plat for each phase of the subdivision. Recreation: The proposal includes numerous open space/recreation tracts dispersed throughout the subdivision. However, upon the completion of the project future residents are anticipated to increase demands on existing and future parks and recreation facilities within the City of Renton. As required by the Environmental Review Committee, the applicant will pay a Parks Mitigation Fee based on $530.76 per new single family home. The fee is estimated at $231,411.36 and is payable prior to the recording of the final plat for each phase of the subdivision. Schools: The site is located within the boundaries of the Renton School District. Renton School District No. 403 has indicated that the increased student enrollment that may result from the development of the proposed project, estimated at 192 students, can be accommodated by Highlands Elementary School, McKnight Middle School and Hazen High School. The school HEXRPT City of Renton P/B/PW Department Preliminary Report to the Hearing Examiner LIBERTY RIDGE PRELIMINARY PLAT LUA-00-123,PP, ECF PUBLIC HEARING DATE: November 28,2000 Page 10 of 11 district has indicated that these schools would be able to support the additional students generated by the proposal. Storm water: Based on the City's Critical Areas Maps, the site lies partially in Aquifer Protection Area —Zone 1 and partially within Aquifer Protection Area — Zone 2. The boundary for the two zones runs east to west across the property, segmenting the southern portion of the property into APA zone 1 and the northern portion into APA zone 2. Pursuant to the Development Agreement established between the applicant and the City of Renton in conjunction with the rezone of the property to Residential — 10 dwelling units per acre (R-10), not more than 50.27% of the R-10 portion of the site can be covered with impervious surfaces. Overall, approximately 85 acres of the site will be developed and 22 acres will remain as native vegetation. The applicant has submitted a Preliminary Storm Drainage Report prepared by Triad Associates, dated September 1, 2000 with the land use application. The report indicates that the subject site is naturally separated into two drainage basins. The underlying foundation material is primarily fine to coarse-grained glacial outwash, which allows for good infiltration of surface water. The report appears to comply with King County Surface Water Design standards. The subject site was previously approved for the Cedar Crest Manufactured Home Park (file no. LUA-95-023). As part of the infrastructure approved for that project, various elements of a storm drainage system were constructed on the site during 1997 and remain in existence. The system includes: 1) three retention/infiltration ponds along with wet ponds; and, 2) a gravel infiltration blanket extending northward from the westerlymost of those three ponds to an area that has a gravel subsurface. A temporary pond was also constructed on the site. Currently, the majority of on-site and off-site stormwater infiltrates into the ground. The proposed drainage system has been designed to allow for infiltration of all stormwater generated on-site and each basin is interconnected so as to achieve the on-site infiltration of stormwater for all design storm events. The drainage system for the current proposal would continue the infiltration established by the existing improvements and has been restricted to infiltration within the APA zone 2 portions of the site. The proposal includes the extension of the existing infiltration gravel blanket over the area of pond A, the primary infiltration pond for the project site. An emergency overflow pipe system has been designed and installed to convey the stormwater that would be discharged by the three ponds in the event of failure or a storm event in excess of the 100-year design storm event. The drainage pipe currently crossing the site to the Mt. Olivet pond is shown on the preliminary plan. Due to the project's inclusion in the Aquifer Protection Area, a fill material source statement pursuant to RMC section 4-4-060.L. 4 will be necessary prior to importing fill to the site. Water and Sanitary Sewer Utilities: There is an existing dead-end 12-inch diameter water line in Edmonds Avenue. The site is also located in both the 435 and 565 water pressure zones. Water mains sized for domestic and fire services are required to be extended throughout the plat. A loop connection into the La Colina plat is required as indicated on the preliminary drawings. In addition, a second loop connection to NE 3rd Street may ultimately be required by the utilities division for the lengthy dead-end lines within the plat. Water System Development Charges, based on a rate of $850.00 per single family home will required prior to the issuance of construction permits for each phase of the subdivision. The East Renton Interceptor crosses this property in an easement as designated by the centerline shown on the map. The proposed plat will be relocating a section of the pipe to conform to the proposed roadways and lot configuration. At the time of installation, manhole adjustment sections were provided to the owner for the eventual final fill for the site. The Wastewater System Development Charges, based on $585.00 per single family site, will be required prior to the issuance of construction permits for each phase of the subdivision. In addition, East Renton Interceptor SAD fees will be collected for 35 lots, as 401 lots were credited as part of the granting of the easement and the construction of the interceptor across this property. Extension of sanitary sewer to serve all lots as shown on the preliminary drawings is required. HEXRPT City of Renton P/B/PW Department rreiirninary Report to the Hearing Examiner LIBERTY RIDGE PRELIMINARY PLAT LUA-00-123,PP, ECF PUBLIC HEARING DATE: November 28,2000 Page 11 of 11 G. RECOMMENDATION: Staff recommends approval of the Liberty Ridge Preliminary Plat, Project File No. LUA-00-123, PP, ECF subject to the following conditions: 1. The proposed private access street to lots 298 through 302 shall be revised to comply with the maximum number of lots permitted to be served as established by the City of Renton street standards. The plat shall either eliminate one of these lots, or provide an alternative means of access that complies with code requirements prior to the recording of the final plat for the pertinent phase of the subdivision. 2. The plat shall be revised to include sidewalk access through the open space tracts for lots 52, 53, 119, 120, 277, 278, 287, 288, 330, and 331. The satisfaction of this requirement shall be subject to the review and approval of the Development Services Division prior to the recording of the final plat for each phase of the subdivision. 3. The temporary secondary access roadway shall be constructed with a base layer of ATB in order to ensure trucks are adequately supported. In addition, a timeframe indicating the anticipated completion date of the permanent secondary access should also be established. The satisfaction of this requirement shall be subject to the review and approval of the Development Services Division prior to the recording of the final plat for phase 3 of the subdivision. 4. A homeowner's association shall be created concurrently with the recording of the final plat for each phase of the subdivision in order to establish maintenance responsibilities for native growth protection easements/tracts, common open space areas, as well as private roadway and private utility improvements. The satisfaction of this requirement shall be subject to the review and approval of the Development Services Division prior to the recording of the final plat for each phase of the subdivision. 5. The following note shall appear on the face of the final plat for each phase of the subdivision containing native growth protection areas and shall also be recorded as a covenant running with the land on the title of record for all affected lots on the title: "MAINTENANCE RESPONSIBILITY: All owners of lots created by or benefiting form this City action abutting or including a native growth protection easement (tract) are responsible for maintenance and protection of the easement(tract). Maintenance includes insuring that no alterations occur within the tract and that all vegetation remains undisturbed unless the express written authorization of the City has been received." The satisfaction of this requirement shall be subject to the review and approval of the Development Services Division prior to the recording of the final plat for each phase of the subdivision. EXPIRATION PERIODS: Preliminary Plats (PP): Preliminary plat approval shall lapse unless a final plat based on the preliminary plat, or any phase thereof, is submitted within five (5) years from the date of preliminary plat approval. HEXRPT CITY OF RENTON DETERMINATION OF NON-SIGNIFICANCE (MITIGATED) MITIGATION MEASURES APPLICATION NO(S): LUA-00-123,PP,ECF APPLICANT: Liberty Ridge LLC PROJECT NAME: Liberty Ridge Subdivision DESCRIPTION OF PROPOSAL: The applicant is requesting Environmental (SEPA) Review and Preliminary Plat Approval for the 436-lot subdivision of a 107-acre site. The residential plat would create lots intended for the construction of detached single family homes—ranging in size from 3,480 square feet to 14,418 square feet. The project, which would be constructed in seven phases, includes the installation of utilities (and use of previously constructed drainage facilities), internal access roads, street improvements along NE 3`d/NE 4th Street and Edmonds Avenue NE, as well as the dedication of public rights-of-way. The project would include approximately 198,000 cubic yards of cut and 282,000 cubic yards of fill in earthwork quantities, and the removal of several small trees. Off-site grading is proposed immediately north of the site's east leg —the review of which has been permitted by the property owner, King County. The subject site contains areas designated as protected slopes and geologic hazards by the City's Critical Areas maps. The applicant has requested the approval of an exception through modification from the Critical Areas Regulations in order to disturb some of these portions of the site, which were created and/or modified by mining that occurred on the property between 1960 and 1985. The sensitive areas on the property are proposed to be set aside as open space tracts through the recording of the plat. The applicant has also submitted an associated lot line adjustment (file no. LUA-00-121), which is currently under review by City staff. LOCATION OF PROPOSAL: East of Edmonds Avenue NE; between NE 3rd/NE 4th Street and Maple Valley Highway MITIGATION MEASURES: 1. The applicant shall comply with the recommendations contained within the Geotechnical Study dated September 7, 2000, Supplement No. 1 dated September 8, 2000, and Supplement No. 2, dated October 20,2000 prepared by GeoEngineers in regards to site preparation, design and construction of the project, and the appropriate design of the retaining walls. 2. Temporary erosion control measures shall be maintained to the satisfaction of the representative of the Development Services Division for the duration of the project's construction. 3. Weekly reports on the status and condition of the erosion control plan with any recommendations for (a) change(s) thereto or (b) revision(s) to maintenance schedules or installation shall be submitted by the project engineer of record (or by the geotechnical engineering firm inspecting site grading) to the Public Works inspector. 4. Certification of the proper removal of the erosion control facilities shall be required prior to the recording of the final plat for each phase of the subdivision. 5. The applicant shall pay the appropriate Fire Mitigation Fee on a phase-by-phase basis at a rate of $488.00 per new single family lot prior to the recording of the final plat for each phase of the subdivision. 6. The applicant shall pay the appropriate Traffic Mitigation Fee on a phase-by-phase basis based on $75.00 per each new average daily trip associated with the project prior to the recording of the final plat for each phase of the subdivision. 7. The applicant shall pay the appropriate Parks Mitigation Fee on a phase-by-phase basis based on $530.76 per new single family home prior to the recording of the final plat for each phase of the subdivision. 8. Secondary access shall be provided for each phase of the subdivision prior to the recording of the final plat for that phase of the subdivision. MITMEASURES • CITY OF RENTON DETERMINATION OF NON-SIGNIFICANCE (MITIGATED) ADVISORY NOTES APPLICATION NO(S): LUA-00-123,PP,ECF APPLICANT: Liberty Ridge LLC PROJECT NAME: Liberty Ridge Subdivision DESCRIPTION OF PROPOSAL: The applicant is requesting Environmental (SEPA) Review and Preliminary Plat Approval for the 436-lot subdivision of a 107-acre site. The residential plat would create lots intended for the construction of detached single family homes—ranging in size from 3,480 square feet to 14,418 square feet. The project, which would be constructed in seven phases, includes the installation of utilities (and use of previously constructed drainage facilities), internal access roads, street improvements along NE 3`/NE 4th Street and Edmonds Avenue NE, as well as the dedication of public rights-of-way. The project would include approximately 198,000 cubic yards of cut and 282,000 cubic yards of fill in earthwork quantities, and the removal of several small trees. Off-site grading is proposed immediately north of the site's east leg — the review of which has been permitted by the property owner, King County. The subject site contains areas designated as protected slopes and geologic hazards by the City's Critical Areas maps. The applicant has requested the approval of an exception through modification from the Critical Areas Regulations in order to disturb some of these portions of the site, which were created and/or modified by mining that occurred on the property between 1960 and 1985. The sensitive areas on the property are proposed to be set aside as open space tracts through the recording of the plat. The applicant has also submitted an associated lot line adjustment (file no. LUA-00-121), which is currently under review by City staff. LOCATION OF PROPOSAL: East of Edmonds Avenue NE; between NE 3rd/NE 4th Street and Maple Valley Highway 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. Planning 1. Pursuant to RMC 4-3-050.G, all Native Growth Protection Area boundaries shall be marked with barriers easily visible in the field during the development of the project and shall also be permanently identified with signage approved by the Development Services Division. The establishment of the NGPAs and maintenance responsibility requirements will be conditioned as part of the preliminary plat approval. 2. Residential development in the R-10 zone is limited to 2 stories, or 30 feet. The SEPA Checklist incorrectly references a height of 35 feet. 3. RMC section 4-4-030.C.2 limits haul hours between 8:30 am to 3:30 pm, Monday through Friday unless otherwise approved by the Development Services Division. The Development Services Division reserves the right to rescind the approved extended haul hours at any time if complaints are received. 4. The plans submitted with the application, as well as the narrative and density calculation, include the incorrect density for phase I. Liberty Ridge Subdivision LUA-00-123,PP,ECF Advisory Notes (continued) Page 2 of 3 5. Necessary revisions (e.g., corrected density calculation, corrected private street and driveway widths) to the preliminary plat plans must be completed and submitted to the project manager a minimum of 1 week prior to the scheduled public hearing. 6. Haul hours for the construction of any phase of the subdivision must be in compliance with the construction standards established by RMC 4-4-030.0 (restricted to the hours between 8:30 am and 3:30 pm, Monday through Friday). Property Services 1. The caption portion of the legal description (sheet 1 of 4) includes Section 17. However, no portion of the subject plat falls within said Section 17. Please review and revise accordingly prior to the public hearing before the Hearing Examiner. 2. Note the recording number of the latest lot line adjustment referenced in the legal description (shown at end of said legal). This must also be corrected on the plans prior to the public hearing. 3. Information needed for the Final Plat submittal will be forwarded under separate cover. Fire 1. A fire hydrant with 1,000 GPM fire flow is required within 300 feet of all new single family structures. If the building square footage exceeds 3,600 square feet in area, the minimum fire flow increases to 1,500 GPM and requires two hydrants within 300 feet of the structures. 2. Access roadways must have a minimum of 20 feet of paving with an approved fire department turnaround. Please revise the proposed access to lots 272 and 273 accordingly. 3. The secondary access must be completed through the La Colina development to Blaine Avenue NE. Plan Review—Surface Water 1. The proposed plat is exempted from the Surface Water System Development Charges if 100% of the surface water runoff control is met through infiltration. The overflow and off-site pass through diversion pipe in existence feeds the Mt. Olivet cemetery pond as an irrigation resource. No connection to the City of Renton existing system is needed or proposed. Plan Review—Water 1. The Surface Water System Development Charges, based on $850.00 per single family site, will be required prior to the issuance of construction permits. 2. The Surface Water System Development Charges, based on $850.00 per single family site, will be required prior to the issuance of construction permits. Water mains sized for domestic and fire service shall be extended throughout the plat. A loop connection into the La Colina Plat is required as shown on the preliminary drawings submitted. A second loop connection to NE 3rd may be required for the lengthy dead end lines within the plat. Plan Review—Sanitary Sewer 1. The Wastewater System Development Charges, based on $585.00 per single family site, will be required prior to the issuance of construction permits. 2. East Renton Interceptor SAD fees will be collected for 35 lots, as 401 lots were credited as part of the granting of the easement and the construction of the interceptor across this property. Liberty Ridge Subdivision 3. Extension of sanitary sewer to serve all lots as shown on the preliminary drawings is required. Liberty Ridge Subdivision • LUA-00-123,PP,ECF • Advisory Notes (continued) Page 3 of 3 Plan Review—Transportation 1. Full street improvements, including but not limited to paving, sidewalks, curb & gutter, street signs.and streetlights are required. 2. Private street access to three or more lots requires a 26-foot wide easement with 20 feet of pavement width. Plan Review—General 1.. All plans shall conform to the Renton Drafting Standards. 2. A construction permit is required. When plans are complete, three copies of the drawings, two copies of the drainage report, a construction estimate, application and appropriate fees must be submitted to the sixth floor counter. Building 1. The proposed development must comply with the 1997 Uniform Building Code and 1999 National Electrical Code. 2. Separate permits are required for rockeries and retaining walls over 4 feet in height. Preliminary Plat of Liberty Ridge '_n�; -'ds':doa�raN:oF;: ., r . TRIAD/�. �. S-, �:AH,'a iii;ii • 'i�:f'S r',et' ":"-- -...,.-'en:,,,"1rrt+vgJ . . :,__ I 1 ly '_'f_. .(i3'>;•{::�J� ''''i1, 1yn,`-,\„` ;_ -��•. ar===_:•il;l�nu�lhl I le i Vi l it Me E-',••,' I:11 17: -- .,__ "-�,•„ hull a-,, �-� s `.rM Site In/ormaflon Y P Legal Description •,o1-• 4' ' '.� 1, ^.,' A•:. __~i_y Vyh,y'1'4n111; -"1 °'@ r.."".o�a,..vr. r.rr.r sa.,r.vonvlr.m.•..,,r.o.am, - - •'i; •-L-\.'`''"L.. `;ti,.:�::r`'�_ -' !' d' I v I L �� _'n-m-�.. u.-w�Wl F"�l�.Ci.-!Tj1 ,1 .�\-yr , ' fN pff''r, I i or:wee" •-- ,cmm.ary •.'p-f-PI:7,40l•:• I I6 �- z Y' off ,,., I,.r.n 01 ��r-_w:,NL' k �. `--, .•.2RC .',,:i;;:1,a.!/27,11," ,1,.1 /l� — l-- r nFm- fr4.v-nn 70.... T g f c°'rcr.,,:man sb - o:: f' -- •..., T_`rrI Ir� IIII,11_ s_!, 7.1y,r " dt . 1n,'I IF;`.i. `: "4�`�' I-__" I� max mod 3111,.. 26.114 MG �jr 1._ Win'Y �,!, -";.�\':.::td,,,\11'. `\t f_—__j_ I v_. �� Sheaf index my.Mop wriv`sc#,a FUG ��'3F} - -ll '' s' ' ' ?•pai '.'1c V,,"_.3.2: .. I II I nip.WM TWO-maw[rem n`sc:or me - ;$r:._ ...'�'` _,,.. ¢ = ,1•."".• -----; 0,300...r r,� 1 Preliminary Plat o c rm�c ,y'.�-' •;j1 ��,i..^.:,f(E.b' .•� 300® 2 Lof Dimension and AdjacentINPS ...o',:m°mr/ers _._ 4L / I I>vi ' Jiar,ipd\, N1''1, ', rn I W Derr as v wirus,mn ''!� io I ,,'SL-. L°°. ���1. U`�: 1}EA;,o;�,�,,�, Landowner'«Exhibit ,141,.m n;:ir we"u.me �:, •`�`1%if,''�c,';_:P r::?;"?`I��'-` I__-9__; CD ..a„•ruc r.mE ',_L.,', - •, J:.: 4 R O J Cult!gIL Gradingand Tree we r..ml 18: .,,x lI�i"`"'-'l� `'` i Y _ `\` ..'% Ssi:.. :1`. 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P 0•1 0 A ;.: 1. ---.-.--:------- .--.::-.7._,....‘..: : :.1-.--.'7- --'--- 0•11M1M1 .--',...-:-..:7:-::..-...---.::-:-...-.::-----.---.---1,1P/I 1;1--L.:(ff...:-..t....z.7.7.7........ ';---:::.:57. D l 6! Ye ,•.NOR TH PORTI JN OF '-- I' - �/� f '/Q - _ - LLA Lot A _ - 1r --'�- E6AlON�6.fGENut=ll�M-4_ — -_�-� 1 1 I22i r21 I rrs ^1.l 11I7 ns ns I-4-_ °..ar,.'• ems=- - / r' j -_ —=----`- _ 1 `� ,-IJ2s 1124 I12.1 4_-1_l-1��0`_'���.'1 rt .��`Ho' 1 .-_— I �/ L•LH LOIG� OLLA G.� __ __-.� _:J '' ,` \L I'5.1_--L-1 \ t'r„---�\ Vi ), \ i I 1 , �Th\ \ o.A.. 00-022 \ / a� 4.4 ..� 0rm....em.n L - . E5 -'23N R5E W 1/2 •• ' . J • . • • .›/N 7,•:•,,..-.: ...triuf ifTle/ (g-1-11T--) - -fas-: =I ., 7 • -• . • • • Il F• ` ' -.`' • '•R 8 I I I r 18 NE 4th S . . -R-8 • 1 • ] j- M-I . • • • .g. . 1 ! R-10 2 • .. / IL . • RM `I, �, NI •. • i • I _ • IL(P) R- • R -10 I a ' . W SirE. z • N • R_8 R _10 N • • R C - • • ::::.:':. :... . : ...::::...,;,..y,....::•••,,:: \ :1' , F15'thIst.II � II- II /� �9R • �- ��• I , /, • ..4%1 . ,' '-'''.:;: ••:f....:'..,f;.:..,N.:.::::i...?"...;:......::.•,1:.::: :... :..... • ••• -..:•-•.,; ,... ••.. :,.•,, . . /5)I)3 •ic?': • ' :.... • 2 8`�►d f;. . ':;• ,'•', .' G5 •• 21 T23N R5E :W 1/2 • �� �� ZONG it, • �f�00 F5 p .. �� 16 T23N R5E W 1/2 �m . . / _ ,.:r ` „t ' : CITY RENTON F TON Plannin g/Buildin lPublic-Works Department . Jesse Tanner,"Mayor Gregg Zimmerman P.E.,Administrator November 21, 2000 • Mr. David Halinen . Halinen Law.Offices, P.S. . 10500 NE 8th.Street; Suite 1900 Bellevue,WA 98004 - . - • . SUBJECT Liberty Ridge Preliminary Plat ::,,.,. Project No. LUA-00-123,PP,ECF•.,: . Dear Mr. Halinen: " `r . Environmental •e .en ded for - the.Environ Me hav �., appeal This letter inform you.that�.the comment and periods • Review Committee's (ERC) Determination''.;of Non-Significance Mitigated for the above-referenced - project. ' • No appeals were filed on the ERC determination The applicant must comply with all ERC Mitigation Measures. : A Public Hearing will be held by the Renton Hearing Examiner at his regular meeting in the Council Chambers on the seventh floor of City.Hall;,1055 South,Grady Way, Renton, Washington, on November 28, 2000 at 9:00 AM to consider proposed Preliminary Plat:; The applicant:or representative(s) of the applicant is required to be present at the public hearing. A copy of the staff report is enclosed. If you have any questions, please feel free to contact me,et(425)430-7270. . For the Environmental Review Committee, Lesley Nishihira. .. : . Project Manager. :' : . . _ ; cc: Mr. L. Neafus/Party of Record. Liberty Ridge L:L.C./Owner _ LaPianta,LLC/Owner . : .. . Enclosure': _ FINAL 1055 South Grady Way-Renton,Washington 98055,.; ': - --- - City of Ren_=.: Department of Planning/Building/Public ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: COMMENTS DUE: ASAP APPLICATION NO: LUA-00-123,PP,ECF DATE CIRCULATED: NOVEMBER 16,2000 APPLICANT: Liberty Ridge LLC PROJECT MANAGER: Lesley Nishihira PROJECT TITLE: Liberty Ridge Preliminary Plat WORK ORDER NO: 78738 LOCATION: East of Edmonds Avenue NE; between NE 3rd/NE 4th Street and Maple Valley Highway SITE AREA: 107.5 acres I BUILDING AREA(gross): N/A SUMMARY OF PROPOSAL:The applicant is requesting Environmental (SEPA) Review and Preliminary Plat Approval for the 436-lot subdivision of a 107-acre site.,The residential plat would create lots intended for the construction of detached single family homes— ranging in size from 3,480 square feet to 14,418 square feet. The project,which would be constructed in seven phases, includes the installation of utilities (and use of previously constructed drainage facilities), internal access roads, street improvements along NE 3rd/NE 4th Street and Edmonds Avenue NE, as well as the dedication of public rights-of-way. The project would include approximately 198,000 cubic yards of cut and 282,000 cubic yards of fill in earthwork quantities, and the removal of several small trees. Off-site grading is proposed immediately north of the site's east leg—the review of which has been permitted by the property owner, King County. The subject site contains areas designated as protected slopes and geologic hazards by the City's Critical Areas maps. The applicant has requested the approval of an exception through modification from the Critical Areas Regulations in order to disturb some of these portions of the site, which were created and/or modified by mining that occurred on the property between 1960 and 1985. The sensitive areas on the property are proposed to be set aside as open space tracts through the recording of the plat. The applicant has also submitted an associated lot line adjustment (file no. LUA-00-121), which is currently under review by City staff. 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 �e i/io B. POLICY-RELATED COMMENTS C. CODE-RELATED COMMENTS We have revi wed this application with particular attention to those areas in which we have expertise and have identi ied areas of probable impact or areas w ere dditional inform is needed to properly assess this proposal. a / /l 2l / � Signatu'e f Director or Authorized presentative Date ROUTING Rev.10/93 �Y S O CITY OF RENTON FIRE PREVENTION BUREAU -NTo MEMORANDUM DATE: November 20, 2000 TO: Lesley Nishihira, Planner FROM: Jim Gray, Assistant Fire Marshal -$1 SUBJECT: Liberty Ridge Preliminary Plat, N 4th & Edmonds Av. NE MITIGATION ITEMS; 1. A fire mitigation fee of$488.00 is required for all new single family structures. FIRE CODE REQUIREMENTS; 1. A fire hydrant with 1000 GPM fire flow is required within 300 feet of all new single family structures. If the building square footage exceeds 3600 square feet in area, the minimum fire flow increases to 1500 GPM and requires two hydrants within 300 feet of the structures. 2. Access roadway requires 20 Foot paved roadway with an approved fire department turnaround. To Lots 272 and 273. See attached diagram. The secondary access shall completed through the La Colina development to Blaine Av. NE. REVISED COMMENTS: 1. The temporary secondary access roadway will be accepted on Lot 380 with a base layer of ATB rather than gravel. 2. The temporary access roadway timeline be provided as to when The permanent access to Phase 3 is planned to completed. Feel free to contact us if you have any questions. HALINEN LAW OFFICES, P.S. A Professional Service Corporation David L Halinen, P.E. Bellevue Place/Bank of America Bldg. (425)454-8272 davidhalinen@halinenlaw.com 10500 NE 8th, Suite 1900 Fax(425)646-3467 Bellevue, Washington 98004 DEVELOPMENT PLANNING November 14, 2000 CITY OF RENTON HAND-DELIVERED (BY TRIAD ASSOCIATES) N O V I .A 2000 City of Renton Department of Planning/Building/Public Works RECEIVED 1055 S. Grady Way, Sixth Floor Renton, Washington 98055 Attn: Lesley Nishihira, Project Manager, Development Services Division RE: Liberty Ridge Residential Subdivision Application (Project No. LUA-00-123,PP,ECF) Submittal of Revised Preliminary Plat Drawings and Revised Project Narrative Dear Ms. Nishihira: On behalf of my client, applicant Liberty Ridge L.L.C., I herewith submit(a)five(5) sets of copies ofthe four-sheet set of Preliminary Plat drawings revised November 13,2000, (b)five(5)sets of the red-lined, revised November 14, 2000 main text of the Project Narrative and(c)five(5) sets of the finalized revised November 14, 2000 Project Narrative including the attachments thereto. These updated project documents reflect the following revisions and latest information: (1) The October 25, 2000 recording of City of Renton Lot Line Adjustment LUA-00- 121-LLA under King County Recording No. 20001025-900008; (2) The Renton City Council's rezone of 20 acres of the subject property to R-10 under - Ordinance 4865 passed by the City Council on October 9, 2000 and effective on October 18, 2000; (3) The October 13,2000 recordation of a First Amendment to Development Agreement dated September 15,2000 between the property owners and the City ofRenton(King County Recording No. 20001013000487) regarding the 89.6-acre portion of the subject property that is now zoned R-10; (4) In response to SEPA Mitigation Measure 8 and in order to provide an initial secondary access to Phase 3 of the subdivision,the addition of a temporary minimum 20-foot wide, crushed-rock surfaced emergency vehicle access roadway within a 24- foot wide temporary easement across proposed Lot 380 and the area behind it west- northwest to proposed SE 3`d Street in conjunction with the construction of Phase 3 of the subdivision (and when at least one of the roadways through Phase 4 of the City of Renton Department of Planning/Building/Public Works Attn: Lesley Nishihira, Project Manager, Development Services Division November 14, 2000 Page 2 subdivision have been completed so as to provide a permanent secondary access to Phase 3, the temporary access roadway is to be eliminated and the temporary easement will be deemed to have expired,thereby then rendering Lot 380 buildable); (5) An addition of a hammerhead turnaround to proposed Tract I (stemming off of the shared driveway that serves proposed Lot 273); (6) Relocation of proposed Lot 436 to a position abutting the west edge of proposed Lots 398 through 401 (and,correspondingly, an expansion of Tract H to the south to encompass all but the south 20 feet of previously-proposed Lot 436, the creation of an access tract along that south 20 feet to provide access to Puget Sound Energy transmission line poles located within one of Puget Sound Energy's transmission line easements that cross the site, and reduction in size of Tract P); (7) Corrections to the Density Calculations table depicted on Sheet 1 of the Preliminary Plat drawings and attached to the Project Narrative; (8) Corrections to the portions of the "Site Information" column on Sheet 1 of the Preliminary Plat drawings dealing with the Total Area in Right-of-Way and the Percentage of Open Space; (9) The November 1, 2000 approval by the Administrator of the City of Renton Department of Planning/Building/Public Works of the applicant's requested "Exception through Modification" under RMC 4-3-050J.5.b.2 for grading modifications to various portions of the site's"Protected Slopes"; and (10) Widening ofthe previously-specified 25-foot wide private access/utility easements to 26 feet. Please advise me as soon as possible as to whether you have any comments concerning these revised submittal materials. Thank you for your cooperation. Sincerely, HALINEN LAW OFFICES, P.S. David L. Halinen Enclosures City of Renton Department of Planning/Building/Public Works Attn: Lesley Nishihira, Project Manager, Development Services Division November 14, 2000 Page 3 cc: Liberty Ridge L.L.C. Attn: Donald J. Merlino, Manager(with copies of enclosures) La Pianta LLC Attn: Mark Segale(with copies of enclosures) The Quadrant Corporation Attn: Rob Purser (with copies of enclosures-2 sets of the plans) Don Hill, P.E., Triad Associates (with copies of Project Narrative only) D:\CF12418\002\Preliminary Plat\NISHIHIRA.LT2.wpd 4 DEVELOPMENT MENT PLANNING PROJECT NARRATIVE CITY OF RENTON rc7RF 4 . 211f1�� Liberty Ridge Residential Subdivision 1. Project Name,Size and Site Location The "Liberty Ridge" residential subdivision is a proposed 436-lot residential subdivision on an approximately 107.5-acre site located in Renton south of NE 3rd/4th Street, east of Edmonds Avenue and north of Renton-Maple Valley Road. 2. Zoning Designation of the Site and Adjacent Properties The Site. The northerly 89.6-acre portion of the site is currently zoned "Residential-10 DU/AC" (R-10) and is designated "Residential Options" (RO) on the City's Comprehensive Plan Land Use Map. The approximately 17.9-acre balance of the site (the south end) is zoned "Resource Conservation" (RC). A First Amendment to Development Agreement dated September 15, 2000 between the property owners and the City of Renton recorded under King County Recording No. 20001013000487 against the 89.6-acre R-10-zoned portion of the subject property sets forth the following "Amended Site-Specific Restrictions" that now apply to that 89.6-acre portion of the subject property: (1) The overall number of residential units of any type will not exceed 436 units; (2) The overall number of flats/attached or townhouse units will be limited to 78 units and the number of units in any building to 4 units; (3) Permitted residential development will be limited so that the number and type of residential units will not be expected to generate more than 4,172 average daily trips as calculated under the 1997 Institute of Transportation Engineers (ITE) Manual (subsequent updates to the ITE Manual may not be used to increase unit count); and (4) Permitted residential development in the Amended RO Area will be limited so that the total impervious surface coverage due to development will not exceed a total of 45.04 acres. The proposed Liberty Ridge residential subdivision conforms to all four of those restrictions. Adjacent Properties. The La Colina residential subdivision site to the west is zoned R-8 as is the Mt. Olivet Cemetery, which also lies to the west. An approximately 1.3-acre parcel of land located to the west of the site's northwest corner across Edmonds Avenue and south of NE 3rd/4th Street is zoned Convenience Commercial (CC), subject to a development agreement with the Page 1 Revised November 14,2000 City. Properties to the north directly across NE 3rd/4t Street are zoned RM-I. The property abutting the northerly-most portion of the site's eastern boundary is zoned Light Industrial (IL), subject to a development agreement with the City. The King County Maintenance Shops site, which abuts both the easterly boundary of the central portion of the site's north leg and the northerly boundary of the site's east leg, is zoned Light Industrial-Public Use (IL-P). The property to the northeast and east of the site's east leg is also zoned IL-P. The property abutting the site's south boundary is zoned Resource Conservation(RC). 3. Current Use of the Site and Any Existing Improvements The site is currently vacant, having been recently graded for the previously-proposed and approved (but no longer proposed) Cedar Crest Manufactured Home Community following decades of gravel mining of the site. As part of the infrastructure for previously-proposed Cedar Crest, various elements of a storm drainage system were constructed on the site during 1997 and remain in existence. The existing drainage system includes various drain pipes plus these two major elements: (1) three retention/infiltration ponds along with wet ponds, and (2) a gravel infiltration blanket extending northward from the westerlymost of those three ponds to an area that has a gravel subsurface (that area being where much of the site's pre-development runoff infiltrates). A temporary pond was also constructed and remains on the site. 4. Special Site Features The site's defining existing topographic features are primarily the result of the extensive past gravel mining of the site. The mining created a series of relatively-flat, excavated benches separated by excavated slopes. Cut slopes descend from the site's original upland surface to the mined pit floor around the west, north and east edges of the proposed development area of the property. These slopes range from about 1 H:1 V (horizontal to vertical) to 2.5H:1 V. (Along the north boundary of the site's east leg, a large mound has been left between the properties as a result of past mining activities on both sides of the boundary.) The pit floor generally slopes gently down to the northwest. The south margin of the pit floor extends to a bluff that forms the south edge of the proposed development area. Some small soil stockpiles remain on the pit floor from the mining activities and the above-mentioned stormwater retention/infiltration ponds also exist on the pit floor. The existing average slope across the pit floor ranges from about 2 to 7 percent. The bluff at the south edge of the pit floor was also excavated in connection with the site's past mining. Prior to mining, the west portion of the bluff was immediately adjacent to SR169, but now the crest of the bluff in that area is about 400 feet further north. The upper portion of the mined bluff slope is inclined at about 0.5H:1 V. The lower portion of the bluff slope and the native slope to the east are inclined at about 2H or 2.5H:1 V. Along the very top edge of roughly the east half of the bluff's south slope is a mound of soil material that remains from the mining period. The mound height varies from a few feet to 30 feet above the proposed development surface. No wetlands or water bodies lie on or near the subject property. Page 2 Revised November 14,2000 Puget Sound Energy electrical transmission lines lie within both (a) a 200-foot wide easement corridor that lies along much of the site's west boundary and (b) a 150-foot wide easement that extends from the southeast corner of the site diagonally to the northeast across the site. S. Soil types and drainaze conditions Soil Types. The section of the Geotechnical Report (on page 7 thereof) entitled "Soils Conditions" explains that: "[S]oils at the property consist of Vashon recessional glacial outwash, erosional remnants of Vashon glacial till and Vashon advance outwash which overly older interglacial and glacial soils and Tertiary bedrock. The soils encountered in the test pits consist primarily of medium dense to dense Vashon advance sand with a variable silt content and localized variations in the gravel content. Localized and discontinuous lenses of silt and silty sand were frequently encountered in the test pits. The lenses ranged from a few inches to a foot or more in thickness. Ground water was typically perched on the silt lenses. Sandy fine gravel with a trace of silt was encountered in test pit TP-3 from the ground surface to a depth of about 7 feet, where it is underlain by sand with a trace of silt. Sandy fine gravel and gravel with a trace of sand was encountered in test pits TP-15 through TP-17 to the full depths of the excavations. Significant ground water flow was observed in the gravel units at depths of about 6 to 8 feet. Older interglacial soils were encountered in the central portion of the property. Partially cemented silty fine sand over hard silt with clay was encountered below the advance sands in test pits TP-8 and TP-9. The silty sand was encountered at depths from 11 to 16 feet. Very stiff silt with clay was encountered in test pit TP-21 at a depth of about 3 feet and extended to 7 feet, where it is underlain by very stiff sandy silt. The borings encountered approximately 75 feet of Vashon advance outwash soils, mostly sand. Below the advance sand, glaciofluvial and interglacial silty sand, silt and clayey silt were encountered. Borings B-4 and B-5 encountered lenses of silty sand, sandy silt and clay at depths of 18.5 and 25.5 feet. " Drainage Conditions. As part of the infrastructure for the previously-proposed Cedar Crest Manufactured Home Park and pursuant to construction drawings approved by the City of Renton, various elements of a storm drainage system were constructed on the site during 1997 and remain in existence and operation. The existing system includes these two major elements: (1) three retention/infiltration ponds along with wet ponds, and (2) a gravel infiltration blanket extending northward from the westerlymost of those three ponds to an area that has a gravel subsurface (that area being where much of the site's pre-development runoff infiltrates). A temporary pond was also constructed on the site. The locations of these drainage facilities and a Page 3 Revised November 14,2000 further description of them are set forth in the Geotechnical Summary of Drainage System Construction Monitoring dated July 11,2000 prepared by GeoEngineers. Stormwater runoff is anticipated from the proposed projects streets, sidewalks, rooftops and other impervious and semi-impervious surfaces. The stormwater will be collected by a system of catch basins and underground drainage pipes (the pipes to be constructed primarily beneath the project's proposed streets) and discharged into retention/infiltration ponds and a gravel infiltration blanket. (Some modifications of the previously-constructed retention/infiltration ponds and gravel infiltration blanket system are anticipated to be made as part of the proposed project.) For details, see both (1) the "Conceptual Utility & Drainage Plan" revised November 13, 2000 dated 9/1/00 prepared by Triad Associates (Sheet 4 of 4 of the Liberty Ridge preliminary plat drawings) and (2) the Preliminary Storm Drainage report dated September 1, 2000 prepared by Triad Associates. An existing emergency overflow pipe system connects the existing retention/infiltration ponds and gravel infiltration blanket system to an existing, generally westerly-draining offsite drainage system near the site's northwest corner. The overflow system is available in the event of an onsite system failure or a storm in excess of the 100-year design storm event. 6. Proposed use of the property and scope of the proposed development The proposal contemplates the development of 436 residential lots for construction of single- family homes in seven phases as depicted on the preliminary plat. Depending upon market conditions, some of the phases may ultimately be consolidated for site construction and final plat purposes. Phase 1 will be constructed first, with site construction now anticipated to commence during February, 2001. Phases 2 'and 3 will be constructed. next (with the applicant currently being uncertain as to which of those two phases will be constructed first or whether they will be constructed at substantially the same time). Phase 4 will be constructed during or after Phase 2 and Phase 5 will be constructed during or after Phase 3. Phase 6 will be constructed during or after Phase 5 and Phase 7 will be constructed during or after Phase 6. Note that a lot line adjustment of the subject property and abutting property to the south and west under City of Renton File No. LUA-00-121-LLA was recorded on October 25, 2000 under King County Recording No. 20001025-900008. In view of that lot line adjustment, the legal description of site of the subject subdivision application is now Lots A, B, E, F, AND H of that lot line adjustment. 7. Access Primary Site Access Road. Primary access, to the site would be provided by the recently- constructed southward extension of Edmonds Avenue NE from NE 3r /NE 4th Street, which was constructed in anticipation of both the abutting La Colina subdivision and the development of the subject property. - A traffic signal and related intersection improvements have recently been installed at the intersection of NE 3rd/NE 4th Street and Edmonds Avenue NE in anticipation of the development of both La Colina and the subject property. A major roadway connection to Edmonds Avenue from the R-10 portion of the subject site is anticipated approximately 400 feet south of NE 3rd/NE 4th Street. Page 4 Revised November 14,2000 Secondary Site Access Road and Emergency Vehicle Access. About 2000 feet further south, another proposed roadway connection from the R-10 portion of the site (this one to the La Colina subdivision, which is also served by Edmonds Avenue) is anticipated_at the recent-constructed stub street along the abutting La Colina subdivision's east boundary (i.e., SE 3r Street). An existing emergency vehicle access roadway between Blaine Avenue NE (which extends north to NE 31-d/NE 4th Street from the western part of La Colina) and the main La Colina street system provides an alternate emergency vehicle access route for the proposed Liberty Ridge subdivision via SE 3rd Street. Proposed Onsite Roadways. Three different permanent onsite roadway sections are proposed for the project: (1) a short entry section with a median planter at the site's main entrance off of Edmonds Avenue NE, (2) a parkway section (without median planter) that is an extension of the entrance road (taking it about 1,200 feet into the site), and (3) residential access streets throughout the rest of the development. These three proposed roadway sections are set forth on Sheet 3 of 4 of the preliminary plat drawings (the sheet entitled "Preliminary Grading and Tree Cutting/Land Clearing Plan and Road Sections"). All of these road sections are proposed with sidewalks on both sides and vertical curb and gutter. In a March 28, 2000 letter from the applicant's attorney, David L. Halinen, to the City's Development Services Division (copy enclosed), a request was made on behalf of the applicant for approval of(1) a reduction in the required right-of-way widths for the proposed residential access streets (from 50 feet to 42 feet) pursuant to RMC 4-6-060R.3 (Reduced Right-of-Way Dedication), (2) a modification to the Street Standards to permit reduced-width sidewalks (from 6 feet to 5 feet) pursuant to RMC 4-9- 250D, and (3) rolled curb and gutter as an alternate to vertical curb and gutter along all of the proposed streets other than the proposed entrance boulevard and the proposed parkway. (The item (3) request concerning rolled curbs was subsequently withdrawn.) In an August 16, 2000 response letter from Neil Watts, who was then the Development Services Division's Plan Review Supervisor and who is now the Director of the Development Services Division, (copy also enclosed) the Division approved the item (1) and item (2) requests. The street sections as proposed conform to that approval. Temporary Emergency Vehicle Access for Phase 3. In addition, as depicted on Sheet 1 of 4 of the revised Preliminary Plat drawings dated November 13, 2000, in order to provide an initial secondary access to Phase 3 of the subdivision, a temporary minimum 20-foot wide, crushed- rock surfaced emergency vehicle access roadway within a 24-foot wide temporary easement is planned across proposed Lot 380 and the area behind it west-northwest to proposed SE 3rd Street in conjunction with the construction of Phase 3 of the subdivision. When at least one of the • roadways through Phase 4 of the subdivision have been completed so as to provide a permanent secondary access to Phase 3, the temporary access roadway is to be eliminated and the temporary easement will be deemed to have expired,thereby then rendering Lot 380 buildable. 8. Proposed off-site improvements (i.e., installation of sidewalks, fire. hydrants,sewer main, etc.) As mentioned above, the southward extension of Edmonds Avenue NE from NE 3rd/NE 4th Street (which included sidewalk, water main and utility improvements) and the traffic signal and related intersection improvements at the intersection of NE 3rd/NE 4 h Street and Edmonds Page 5 Revised November 14,2000 Avenue NE have recently been constructed in anticipation of the development of both La Colina and the subject property. No additional off-site street or utility improvements are proposed. Sheet 3 of 4 of the preliminary plat drawings (the sheet entitled "Preliminary Grading and Tree , Cutting/Land Clearing Plan and Road Sections") illustrates off-site grading proposed on the King _ County Maintenance Shops site immediately to the north of the subject property's east leg. Section B-B, which extends through that portion of the subject property and which is depicted on Sheet 4 of 4 of the preliminary plat drawings (the sheet entitled "Conceptual Utility & Drainage Plan"), illustrates that a berm is being proposed along the south edge of the King County Maintenance Shops site. Permission for doing the proposed off-site grading work has been granted by King County in a contract between King County and La Pianta LLC dated October 25,2000 (a copy of which is on file with the City of Renton Development Services Division). 9. Total estimated construction cost and estimated fair market value of the proposed project Infrastructure improvements for the subject project are estimated at$8,500,000 and the proposed project has an estimated value of$23,500,000. 10. Estimated quantities and type of materials involved if any fill or excavation is proposed Approximately 198,000 cubic yards of cut and 282,000 cubic yards of fill are anticipated for the entire proposed project. (See the attached Grading Quantities table dated September 7, 2000 prepared by Triad Associates for a phase-by-phase breakdown of the anticipated cut and fill for each of the subdivision's proposed seven phases.) Most of the anticipated cut material is expected to be usable for onsite fill purposes. The shortage of material will be made up with pit run gravel to be hauled onto the site. The pit run will be obtained from a gravel pit in the Renton area and/or from other construction site(s) in the area if at the times) of the filling of the Liberty Ridge site pit run material is available from such site(s). 11. Number, type and size of trees to be removed Trees and brush have previously been removed as part of the clearing and grading of the site associated with the previously-approved Cedar Crest grading permit and the previously- conducted gravel mining of the site. Brush and mainly recent-growth trees (primarily alder) exist in the southeasterly part of the R-10-zoned portion of the site along with some larger maple trees along the top of the south bluff. That vegetation will have to be removed in order to accommodate the site grading, roadway and lot construction that is proposed--see the Preliminary Grading and Tree Cutting/Land Clearing Plan dated September 1, 2000 (revised November 13, 2000)prepared by Triad Associates. The actual number of trees to be removed is not known. Very little vegetation exists elsewhere on the portions of the site that are proposed to be developed. Note that proposed Tracts W, X, Y and Z (which total approximately 17.98 acres)will be Native Growth Protection Areas. Page 6 Revised November 14,2000 12. Explanation of any land to be dedicated to the City The proposal's public street rights-of-way will be dedicated to the City on the final plat for each phase of the project that is recorded. 13. Proposed number,size or range of sizes, and density of the new lots See the attached Density Calculation table revised November 13, 2000 prepared by Triad Associates for a phase-by-phase and total project analysis of the number of proposed lots and the density of the proposed lots. Note that by letter to the City of Renton dated September 11, 2000, the applicant requested an "Exception through Modification" under RMC 4-3-050J.5.b.2 for grading modifications to various portions of the site's "Protected Slopes" (i.e., 40 percent or steeper slopes that are more than 15 vertical feet in height). (Supplement No. 1 to GeoEngineers' Geotechnical Report dated September 8, 2000 provided geotechnical analysis in support of that request.) In a November 1, 2000 letter addressed to the applicant's attorney (David Halinen), the Administrator of the City of Renton Planning/Building/Public Works approved that request subject to two conditions as set • forth therein. Minimum Density. All of the proposed lots will be sited in the R-10 zone, which has a minimum density of 7 units per net acre. As the November 13, 2000 revised Density Calculation table illustrates, the overall proposed project will have a density of 7.0 units per net acre, just meeting the minimum density on an overall basis. (The area of proposed Tracts W, X., W and Z, which encompasses nearly all of the south bluff 's Protected Slopes, is not included in this calculation because it constitutes a Critical Area.) Six out of the proposed seven phases of the proposal meet the minimum density—only Phase 1, which has a net density of 4.5 units per acre, does not. Phase 1 does not meet the 7 units per net acre minimum density because that phase encompasses large portions of the site's transmission line easements, steep slopes and stormwater ponds. (See the Preliminary Plat drawing.) In view of those physical constraints within Phase 1, the applicant hereby requests a reduction in the Minimum Density requirement ' of the R-10 zoning regulations for Phase 1 pursuant to condition 10 of RMC 4-2-110H, which reads: In the event the applicant can show that minimum density cannot be achieved due to lot configuration, lack of access or physical constraints, minimum density requirements may be reduced by the reviewing official. (Emphasis added.) Maximum Density. Under RMC 4-2-110S, the R-10 portion of the site qualifies for a maximum density of 13 units per net acre because the entire project i"s proposed for single-family residential development. All of the proposed phases have a density significantly lower than that maximum. (The highest density for any of the phases is 11.0 units per net acre in Phase 5.) Range of Lot Sizes. The proposed lots range in size from 3,480 square feet to 14,418 square feet. Page 7 Revised November 14,2000 14. Any proposed job shacks,sales trailers, and/or model home During site infrastructure construction, a temporary construction office/trailer will be situated on the project site. A sales trailer and/or one or more model homes are likely to be included in each phase of the development, although no details as to their eventual location have yet been explored. • Page 8 Revised November 14,2000 - • • • • • • • IIALINEN LAW OFFICES, P.S. • A Professional Service Corporation • David 1.Ilalinen,P.E. • Bellevue Place/Bank of America Bldg. (425)454-8272 slnridhulinr n(Oalmc'nla►r.com 10500 NE 81",Suitc 1900 Fax(425)646-3467 . Bellevue,Washington 98004 • • March 28, 2000 •BAND-DELIVERED • Renton City Council do Renton City Clerk • 1055 S. Grady Way, Seventh Floor Renton, Washington 98055 Re: Liberty Ridge, LLC's Planned Single-Family Subdivision on the Former "Cedar Crest" Manufactured Home Park Site Liberty Ridge, LLC's Request That Rolled Curb and Gutter Be Permitted Along Residential Access Streets Dear Council Members: I am writing on behalf of my client Liberty Ridge, LLC, a Washington LLC. It is in the process of acquiring the former Cedar Crest Manufactured Home Park site from La Pianta Limited Partnership. Liberty Ridge, LLC has hired a planning and engineering firm to prepare a preliminary plat application for an approximately 436-lot residential subdivision that they are planning for that • site. In regard to its planned subdivision, I filed a letter.today with the Development Services Division requesting that (among other things) it approve rolled curb and gutter along the proposals residential access streets as an alternate to vertical curb and gutter. From my review of the City's Street Standards (RMC 4-6-066OD), I am unable to find either(a) any requirement that vertical curb and gutter be used or(b).any prohibition against the use of rolled curb and gutter. However, from my discussions with•City Staff, I understand that (with the exceptions of a couple of demonstration projects have been approved with rolled'curb and gutter)the City has had a policy of not permitting rolled curb.and gutter to be used for residential access streets but, rather, of requiring vertical curb and gutter. I am under the impression that, sometime in the past, the Council may have been at least ' tacitly involved in the establishment ofthat policy. I fear that without some sort of directive from the Council to loosen that policy, Development Services Staff may feel constrained to deny Liberty Ridge,LLC's request. Thus,I hereby request on behalfof Liberty Ridge,LLC that the Council direct the Development Services Division to approve the use of rolled curb and gutter under appropriate circumstances, including that of Liberty Ridge, LLC's planned subdivision.' Let me put my civil engineering"hat"on for a moment and explain why rolled curb and gutter should be permitted in the case of Liberty Ridge, LLC's subdivision proposal and those like it. 11 note that a company named Labrador Ventures,L.L.C. sent you and Mayor Tanner a letter • dated Fcbniary 28,2000 also requesting approval of rolled curb and gutter. (That letter was listed on the Agenda of last night's City Council meeting.) That letter's points in support of the use of rolled curb and gutter appear sound and should be given careful consideration. Renton City Council March 28, 2000 Page 2 • First of all, rolled.curb and gutter is a poured-in-place concrete curb and gutter, as is vertical curb and gutter. (The attached copy of a page from the I993 King County Road Standards entitled "Curb Details"illustrates rolled curb and gutter at the lower left portion of the page and vertical curb and gutter at the lower right corner of the page.) Both of these curb and gutter sections are intended to provide a permanent edge on streets and to channel stormwater runoff to catch basins. Rolled curb and gutter is permitted and frequently used:in new residential subdivision • developments in urban areas around the country(including in most urban areas ofKing County). Its rounded design allows vehicles to slowly"roll over"both it and abutting sidewalks directly into each home's driveway.2 When rolled curb and gutter abuts a sidewalk, "driveway aprons" (sometimes called"driveway ramps") are unnecessary. However, when vertical curb and gutter is used instead, driveway aprons are necessary at each driveway, causing a break in the curb line and disrupting the smooth grade of the sidewalk because of the apron's cross-slope. . As residential lots get smaller, the wisdom of using rolled curbs increases. Why? Because driveway spacing decreases as lots get smaller. If vertical curb and gutter is used in small-lot subdivisions, the abutting sidewalks becomes increasingly "chopped up" by the tightly-spaced driveway aprons. (For example, in Liberty Ridge, LLC's contemplated subdivision, the average length of unbroken vertical curb between driveway aprons for front-loaded lots would only be about. 40 feet.) However, if rolled curb and gutter is used instead, no driveway aprons are used, allowing the sidewalk to maintain a smooth, pleasingly-appearing uniform section. • Not only does rolled curb and gutter provide a superior appearance in small-lot subdivisions when compared with vertical curb and gutter, it also provides superior safety. The undulations along the sidewalk caused by driveway aprons when vertical curb and gutter is use provide an extra hazard to young children on bicycles and tricycles as well as to pedestrians. During icy weather, the sloping driveway aprons pose even greater risk of pedestrian slip-and-fall accidents. . The only serious argument that I have heard in favor of prohibiting rolled curb and gutter is that it makes it easier for motorists to park on the sidewalk. While that argument may have some merit in cities that permit narrow residential access streets while still permitting parking on both sides of the street (such as Seattle, where the standard residential access street is only 25 feet wide from face of curb- to-face of curb), it is a fallacious argument in Renton, which has the widest required residential access streets in the region (32 feet wide from face of curb- to-face of curb). With the very ample 32-foot width residential access streets that Liberty Ridge, LLC proposes for its subdivision, motorists will have no reason to park their vehicles on the sidewalk. Further, Liberty Ridge, LLC will include a restrictive covenant in the Covenants, Conditions and Restrictions for its proposed subdivision prohibiting parking on the sidewalks. 'Some municipalities in fact refer to rolled curb and gutter in their Street Standards as "roll over curb". • • • Renton City Council • March 28, 2000 Page 3 Please refer this matter to the Planning and Development Committee for consideration. Thank • you very much for your anticipated attention to this matter. • Sincerely, • HALINEN LAW OFFICES, P.S. c - David L. Hali en • Enclosure (copy of the curb detail sheet from the 1993 King County Road Standards) cc: Liberty Ridge, LLC Attn: Gary M. Merlino (with copy of enclosure) Attn: Donald J. Merlino (with copy of enclosure) La Pianta Limited Partnership Attn: Mario Segale, Mark Segale and Ann Nichols (with copy of enclosure) The Quadrant Corporation Attn: Rob Purser (with copy of enclosure) Jana Hanson, Director, Development Services Division, City of Renton Department of Planning/Building/Public Works (with copy of enclosure) Neil Watts, P.E., Plan Review Supervisor Development Services Division, City of Renton Department of Planning/Building/Public Works (with copy of enclosure) • • • • • • U:\l'F'\Znn9\t)9u\::t..*•.' Nt•lil le..!ions\C...mr(1-LTI..+pl 1r li • 21/2. S 2 / .. . . ssTO TO Cno+m o 2'_0.' SLOPE •• 0.02 FT./FT, ilY \\ •TOP of LP ATDW�C1�✓•15 / - t • ., 1� . •y.111-4,„ o.z rt •• ...Ainl� ���U�\a�U WM% • 111111111 ' - - EXTRUDED ASPHAL OR CEMENT 1A• NTA-.d •N R R: •N R . - 3.5 ' 11 C<1R8 CJO'ANSlCN JOHT S C�Iw510►1 JO NT 1 {{{...����� 10• 2• 3 1/2 i•rrim ••_ I I • "'� 0.02 FT./Ff. 0.02 n-/R.2 P.n Q 4., ••1..1. 400 Fi./Fi.2 • �• I�• `• _ • • r: •i. �r { I' •r / CELCHT COAL o •J•, r•'•. .r'•'�. r CL►1CM COHCRRE •u •�'�• '�. • / S;DCwALK l..�t.5• is• SOC1µLK 2•_ff I OPnoAw. FOR ntGRALPOR •NOTE:TOP OF UP AT ORNCYA7S. • • CEMENT CONCRETE ROLLED CURS CEMENT GONGRET CURB & CUTTER' • NOTES: V. O I I ct-d CV✓• 6 V �i� /( ~e-Y1 < • a y fi 1. SEE SEC. 3.04 K.C.R.S. FOR JOINT REOUIREMENTS. Q v; �v 2. ROLL GUTTER TO 1.4ATCH POSITIVE SUPERELEVATION, 3 FILL DFt Bc WALKWAY BEHIND 6 CURB FOR CIFNREQUIRED FIGURATION OF 4, FOR INTEGRAL POUR CONSTRUCTION, 1/4' EDGED GROOVE MAY REPLACE EXPANSION JOINT AT INTERFACE BETWEEN THE CURB AND ADJACENT SIDEWALK. • DATE RLYISTOM BY A/PR'0 5. SEE SEC. 3.03 FOR EXTRUDED CURB ANCHORAGE. ., KNQ COUNTY rueuc WORKS CURB DETAILS DWG' 3-ooa ��� KING COUNTY, WASHING70N • - • 105 40 n-Lft,-• CITY Q„'' RENTON • ..IL ,11Planning/Building/Public Works Department Jesse Tanner,Mayor . Gregg Zimmerman P.E.,Administrator August 16,2000 David L.Halinen • Halinen Law Offices,P.S. Bellevue Place/Bank of America Bldg. 10500 NE 8th,Suite 1900 Bellevue,Washington 98004 • Subject: Modification Request for Street Improvement Standards Liberty Ridge LLC project,Edmonds Av NE&NE 3"St • Dear Mr.Halinen, We have reviewed your request for modification of the street standards for the proposed residential plat development of the property located at the southeast corner of Edmonds Av NE and NE 3`d St. The requested modifications would reduce the right-of-way widths for new streets within the plat from 50 feet to 42 feet, and the sidewalk widths from 6 feet to 5 feet. Your earlier request to modify the curb standards has been withdrawn, and the project will provide vertical curbs for all public streets within or adjacent to the project. The requested modifications are approved as requested, based on the explanations provided in your letter dated March 28, 2000. The narrower right-of-way will require additional easements outside of the dedicated right-of-way to accommodate street lights, fire hydrants and franchise utilities. These modifications are specifically addressed in City code, and meet the general criteria listed in City code. • If you have further questions requiring these modifications,please contact me at 425-430-7278. Since ely, Neil Watts • Plan Review Supervisor • Development Services Division cc: Kayren Kittrick • Jennifer Henning • • • 1055 South Grady Way-Renton,Washington 98055 • • Liberty Ridge Residential Subdivision Revised Proposed Earth Earth Earth Earth Earth • Proposed Lot per Quantities Quantities Quantities Quantities Quantities Number of Phase per Lot Line Area Area Area Area _ Area Proposed Preliminary Adjustment Designation Cut Fill Cut-Fill Lots Plat (LLA) (see notes) (sf) (cy) (cy) (cy) 1 Al 3 887,547 10,938 85,909 (74,971) 121 2 H 4 246,624 4,721 14,170 (9,449) 40 3 A2 5 275,146 9,168 16,700 (7,532) 41 4 E 6 301,296 11,139 27,603 • (16,464) 34 5 BW 1 113,812 47,350 2,705 44,645 78 5 BE 2 305,495 965 42,946 (41,981) - 6 Fl 7 475,171 30,147 _ 75,680 (45,533) 78 • 6 KC 9 51,342 18,462 1,735 16,727 0 7 F2 8 335,835 64,741 14,268 50,473 44 - - C - - - - - 0 - G - - - - - 0 • Total 436 Total Areas 5, 6, 7, 8 & 9 =south of powerline 1,439,000 134,000 136,000 (2,000) (Acres) 33 Total Areas 1, 2, 3 &.4 = north of powerline 1,553,000 64,000 146,000. (82,000) (Acres) 36 - _ Import=> (84,000) Notes j 1 Earth quantities from 4/400 (north) and 4/7/00 (south) results from Earthwork Services using preliminary grading plan 2 Earth quantities are raw volumes, have not been adjusted to reflect shrink/swell for compaction/expansion, and are volumetric areas only 3 Earth quantities are for mass grading across areas/lots/tracts and do not reflect quantities if these areas are graded separately 4 Earth Quantity Area 1 corresponds to the existing pile within LLA B (BW) • I _ 5 Earth Quantity Area 2 corresponds to other than existing pile within LLA B (BE) , 6 Earth Quantity Area 7 corresponds to LLA F1 . 7 Earth Quantity Area 8 corresponds to LLA F2 8 Earth Quantity Area 9 corresponds to offsite portion of King County Maintenance Shops site (KC) berm grading Grading Quantities (Triad 9/7/00) 9/7/00 00-022 Page 1 0 Liberty Ridge Density Calculation 00-022 September 5, 2000 Revised 11/13/00 Phase Pending Gross Public Critical* RC zoned** Net Proposed Proposed Minimum Maximum*** LLA lot Area (ac) Streets (ac) Area (ac) (ac) Area (ac) #of lots Density/ac #of lots #of lots (7units/ac) (13units/ac) 1 Al 40.7 5.4 4.8 3.7 26.8 121 4.5 187.6 348.4 2 H 8.6 1.1 2.4 0.0 5.1 40 7.8 35.7 66.3 3 A2 9.1 1.3 - 0.2 2.5 5.1 41 8.0 35.7 66.3 4 E 9.1 1.6 0.7 2.4 4.4 34 7.7 30.8 57.2 5 B 11.4 1.9 2.4 0.0 7.1 78 11.0 49.7 92.3 6 Fl 14.1 1.9 0.9 3.1 8.2 78 9.5 57.4 106.6 7 F2 14.5 1.4 1.4 6.2 5.5 44 8.0 38.5 71.5 total 107.5 14.6 12.8 17.9 62.2 436 7.0 435.4 808.6 * 40% and greater slopes with a 15 foot or more vertical rise. . ** All land area within the RC zone within this proposed plat is a"critical area" and therefore has no allowed density associated with it. *** Site qualifies for a maximum number of 13 units per acre per RMC 4-2-110S, because all proposed units will be detached. DEVELOPMENT PLANNING CITY OF RENTON PROJECT NARRATIVE N O V 1 7', 2000 Liberty Ridge Residential Subdivision RECEIVE i 1. Project Name,Size and Site Location The "Liberty Ridge" residential subdivision is a proposed 436-lot residential subdivision on an approximately 107.5-acre site located in Renton south of NE 30/4t Street, east of Edmonds Avenue and north of Renton-Maple Valley Road. 2. Zoning Designation of the Site and Adjacent Properties The Site. _All but a 20 acre triangular shaped part of tlhe northerly 89.6-acre portion of the site is currently zoned "Residential-10 DU/AC" (R-10). (All of those 89.6 acres are now and is designated "Residential Options" (RO) on the City's Comprehensive Plan Land Use Map.)_-The 20 acre portion of the northerly 89.6 acres is currently zoned "Residential 11 DU/AC" (R 11), but the City is processing a rezone application to downzonc that 20 acre portion of the site from R 11 to R 10. (The rezone is anticipated to be completed during September, 2000.) The approximately 17.9-acre balance of the site (the south end) is zoned "Resource Conservation" (RC). In conjunction with the currently pending rezone, an amendment is pending A First Amendment to Development Agreement dated September 15. 2000 between the property owners and the City of Renton recorded under King County Recording No. 20001013000487to the Development b p 19991213000395 against the 89.6-acre R-1.0-zoned portion of the subject property that now has an RO Comprehensive Plan Land Use Map designation. Upon recordation of that pending amendment, sets forth the following "Amended Site-Specific Restrictions" that nowshall apply to that 89.6-acre portion of the subject property: (1) The overall number of residential units of any type will not exceed 436 units; (2) The overall number of flats/attached or townhouse units will be limited to 78 units and the number of units in any building to 46 units; (3) Permitted residential development will be limited so that the number and type of residential units will not be expected to generate more than 4,172 average daily trips as calculated under the 1997 Institute of Transportation Engineers (ITE) Manual (subsequent updates to the ITE Manual may not be used to increase unit count); and (4) Permitted residential development in the Amended RO Area will be limited so that the total impervious surface coverage due to development will not exceed a total of 45.04 acres. Page 1 Version 2 dated November 14,2000,red-lined to illustrate changes to Version 1 dated September 10,2000 The proposed Liberty Ridge residential subdivision conforms to all four of those restrictions. Adjacent Properties. The La Colina residential subdivision site to the west is zoned R-8 as is the Mt. Olivet Cemetery, which also lies to the west. . An approximately 1.3-acre parcel of land located to the west of the site's northwest corner across Edmonds Avenue and south of NE 3rd/4t Street is zoned (RM I) and R 10 to Convenience Commercial (CC), subject to a development agreement with the City. Properties to the north directly across NE 3rd/4t Street are zoned RM-I. The property abutting the northerly-most portion of the site's eastern boundary is zonedcurrently being rezoned from R 10 to Light Industrial (IL), subject to a development agreement with the City. The King County Maintenance Shops site, which abuts both the easterly boundary of the central portion of the site's north leg and the northerly boundary of the site's east leg, is zoned Light Industrial-Public Use (IL-P). The property to the northeast and east of the site's east leg is also zoned IL-P. The property abutting the site's south boundary is zoned Resource Conservation (RC). . 3. Current Use of the Site and Any Existing Improvements . The site is currently vacant, having been recently graded for the previously-proposed and approved (but no longer proposed) Cedar Crest Manufactured Home Community following decades of gravel mining of the site. As part of the infrastructure for previously-proposed Cedar I Crest, various elements of a storm drainage system were constructed on the site during 1997 and remain in existence. The existing drainage system includes various drain pipes plus these two major elements: (1) three retention/infiltration ponds along with wet ponds, and (2) a gravel infiltration blanket extending northward from the westerlymost of those three ponds to an area that has a gravel subsurface (that area being where much of the site's pre-development runoff infiltrates). A temporary pond was also constructed and remains on the site. 4. Special Site Features The site's defining existing topographic features are primarily the result of the extensive past gravel mining of the site. The mining created a series of relatively-flat, excavated benches separated by excavated slopes. Cut slopes descend from the site's original upland surface to the mined pit floor around the west, north and east edges of the proposed development area of the property. These slopes range from about 1 H:1 V (horizontal to vertical) to 2.5H:1V. (Along the north boundary of the site's east leg, a large mound has been left between the properties as a result of past mining activities on both sides of the boundary.) The pit floor generally slopes gently down to the northwest. The south margin of the pit floor extends to a bluff that forms the south edge of the proposed development area. Some small soil stockpiles remain on the pit floor from the mining activities and the above-mentioned stormwater retention/infiltration ponds also exist on the pit floor. The existing average slope across the pit floor ranges from about 2 to 7 percent. The bluff at the south edge of the pit floor was also excavated in connection with the site's past mining. Prior to mining, the west portion of the bluff was immediately adjacent to SR169, but Page 2 Version 2 dated November 14,2000,red-lined to illustrate changes to Version 1 dated September 10,2000 now the crest of the bluff in that area is about 400 feet further north. The upper portion of the mined bluff slope is inclined at about 0.5H:1V. The lower portion of the bluff slope and the native slope to the east are inclined at about 2H or 2.5H:1 V. Along the very top edge of roughly the east half of the bluffs south slope is a mound of soil material that remains from the mining period. The mound height varies from a few feet to 30 feet above the proposed development surface. No wetlands or water bodies lie on or near the subject property. Puget Sound Energy electrical transmission lines lie within both (a) a 200-foot wide easement corridor that lies along much of the site's west boundary and (b) a 150-foot wide easement that extends from the southeast corner of the site diagonally to the northeast across the site. 5. Soil types and drainage conditions Soil Types. The section of the Geotechnical Report (on page 7 thereof) entitled "Soils Conditions"explains that: "[S]oils at the property consist of Vashon recessional glacial outwash, erosional remnants of Vashon glacial till and Vashon advance outwash which overly older interglacial and glacial soils and Tertiary bedrock The soils encountered in the test pits consist primarily of medium dense to dense Vashon advance sand with a variable silt content and localized variations in the gravel content. Localized and discontinuous lenses of silt and silty sand were frequently encountered in the test pits. The lenses ranged from a few inches to a foot or more in thickness. Ground water was typically perched on the silt lenses. Sandy fine gravel with a trace of silt was encountered in test pit TP-3 from the ground surface to a depth of about 7 feet, where it is underlain by sand with a trace of silt. Sandy fine gravel and gravel with a trace of sand was encountered in test pits TP-15 through TP-17 to the full depths of the excavations. Significant ground water flow was observed in the gravel units at depths of about 6 to 8 feet. Older interglacial soils were encountered in the central portion of the property. Partially cemented silty fine sand over hard silt with clay was encountered below the advance sands in test pits TP-8 and TP-9. The silty sand was encountered at depths from 11 to 16 feet. Very stiff silt with clay was encountered in test pit TP-21 at a depth of about 3 feet and extended to 7 feet, where it is underlain by very stiff sandy silt. The borings encountered approximately 75 feet of Vashon advance outwash soils, mostly sand. Below the advance sand, glaciofluvial and interglacial silty sand, silt and clayey silt were encountered. Borings B-4 and B-5 encountered lenses of silty sand, sandy silt and clay at depths of 18.5 and 25.5 feet. " Page 3 Version 2 dated November 14,2000,red-lined to illustrate changes to Version I dated September 10,2000 Drainage Conditions. As part of the infrastructure for the previously-proposed Cedar Crest Manufactured Home Park and pursuant to construction drawings approved by the City of Renton, various elements of a storm drainage system were constructed on the site during 1997 and remain in existence and operation. The existing system includes these two major elements: (1) three retention/infiltration ponds along with wet ponds, and (2) a gravel infiltration blanket extending northward from the westerlymost of those three ponds to an area that has a gravel subsurface (that area being where much of the site's pre-development runoff infiltrates). A temporary pond was also constructed on the site. The locations of these drainage facilities and a further description of them are set forth in the Geotechnical Summary of Drainage System Construction Monitoring dated July 11, 2000 prepared by GeoEngineers. Stormwater runoff is anticipated from the proposed projects streets, sidewalks, rooftops and other impervious and semi-impervious surfaces. The stormwater will be collected by a system of catch basins and underground drainage pipes (the pipes to be constructed primarily beneath the project's proposed streets) and discharged into retention/infiltration ponds and a gravel infiltration blanket. (Some modifications of the previously-constructed retention/infiltration ponds and gravel infiltration blanket system are anticipated to be made as part of the proposed project.) For details, see both (1) the "Conceptual Utility & Drainage Plan" revised November 13, 2000 dated 9/1/00 prepared by Triad Associates (Sheet 4 of 4 of the Liberty Ridge preliminary plat drawings) and (2) the Preliminary Storm Drainage report dated September 1, 2000 prepared by Triad Associates. An existing emergency overflow pipe system connects the existing retention/infiltration ponds and gravel infiltration blanket system to an existing, generally westerly-draining offsite drainage system near the site's northwest corner. The overflow system is available in the event of an onsite system failure or a storm in excess of the 100-year design storm event. 6. Proposed use of the property and scope of the proposed development The proposal contemplates the development of 436 residential lots for construction of single- family homes in seven phases as depicted on the preliminary plat. Depending upon market conditions, some of the phases may ultimately be consolidated for site construction and final plat purposes. Phase 1 will be constructed first, with site construction now anticipated to commence during February, 2001. Phases 2 and 3 will be constructed next (with the applicant currently being uncertain as to which of those two phases will be constructed first or whether they will be constructed at substantially the same time). Phase 4 will be constructed during or after Phase 2 and Phase 5 will be constructed during or after Phase 3. Phase 6 will be constructed during or after Phase 5 and Phase 7 will be constructed during or after Phase 6. Note that, as of the date of the subdivision application, a lot line adjustment of the subject property and abutting property to the south and west is pending under City of Renton File No. LUA-00-121-LLA was recorded on October 25, 2000 under King County Recording No. 20001025-900008. In viewUpon approval and recordation of that lot line adjustment, the legal description of site of the subject subdivision application is now-will be Lots A, B, E, F, AND H of that lot line adjustment. Page 4 Version 2 dated November 14,2000,red-lined to illustrate changes to Version 1 dated September 10,2000 7. Access Primary Site Access Road. Primary access to the site would be provided by the recently- constructed southward extension of Edmonds Avenue NE from NE 3r /NE 4th Street, which was constructed in anticipation of both the abutting La Colina subdivision and the development of the subject property. A traffic signal and related intersection improvements have recently been installed at the intersection of NE 3rd/NE 4th Street and Edmonds Avenue NE in anticipation of the development of both La Colina and the subject property. A major roadway connection to Edmonds Avenue from the proposed R-10 portion of the subject site is anticipated approximately I 400 feet south of NE 3rd/NE 4th Street. Secondary Site Access Road and Emergency Vehicle Access. About 2000 feet further south, another proposed roadway connection from the proposed-R-10 portion of the site (this one to the La Colina subdivision, which is also served by Edmonds Avenue) is anticipated at the recently- constructed stub street along the abutting La Colina subdivision's east boundary (i.e., SE 31-d Street). An existing emergency vehicle access roadway between Blaine Avenue NE (which I extends north to NE 3rd/NE 4th Street from the western part of La Colina) and the main La Colina street system provides an alternate emergency vehicle access route for the proposed Liberty Ridge subdivision via SE 31-d Street. Proposed Onsite Roadways. Three different permanent onsite roadway sections are proposed for the project: (1) a short entry section with a median planter at the site's main entrance off of Edmonds Avenue NE, (2) a parkway section (without median planter) that is an extension of the entrance road (taking it about 1,200 feet into the site) and (3) residential access streets throughout the rest of the development. These three proposed roadway sections are set forth on Sheet 3 of 4 of the preliminary plat drawings (the sheet entitled "Preliminary Grading and Tree Cutting/Land Clearing Plan and Road Sections"). All of these road sections are proposed with sidewalks on both sides and vertical curb and gutter. In a March 28, 2000 letter from the applicant's attorney, David L. Halinen, to the City's Development Services Division (copy enclosed), a request was made on behalf of the applicant for approval of(1) a reduction in the required right-of-way widths for the proposed residential access streets (from 50 feet to 42 feet) pursuant to RMC 4-6-060R.3 (Reduced Right-of-Way Dedication), (2) a modification to the Street Standards to permit reduced-width sidewalks (from 6 feet to 5 feet) pursuant to RMC 4-9- 250D, and (3) rolled curb and gutter as an alternate to vertical curb and gutter along all of the proposed streets other than the proposed entrance boulevard and the proposed parkway. (The item (3) request concerning rolled curbs was subsequently withdrawn.) In an August 16, 2000 response letter from Neil Watts, who was then the Development Services Division's Plan Review Supervisor and who is now the Director of the Development Services Division, (copy also enclosed) the Division approved the item (1) and item (2) requests. The street sections as proposed conform to that approval. Temporary Emergency Vehicle Access for Phase 3. In addition, as depicted on Sheet 1 of 4 of the revised Preliminary Plat drawings dated November 13. 2000. in order to provide an initial secondary access to Phase 3 of the subdivision, a temporary minimum 20-foot wide, crushed- rock surfaced emergency vehicle access roadway within a 24-foot wide temporary easement is planned across proposed Lot 380 and the area behind it west-northwest to proposed SE 3r' Street in conjunction with the construction of Phase 3 of the subdivision. When at least one of the Page 5 Version 2 dated November 14,2000,red-lined to illustrate changes to Version 1 dated September 10,2000 roadways through Phase 4 of the subdivision have been completed so as to provide a permanent secondary access to Phase 3, the temporary access roadway is to be eliminated and the temporary easement will be deemed to have expired, thereby then rendering Lot 380 buildable. 8. Proposed off-site improvements (Le., installation of sidewalks, fire hydrants,sewer main, etc.) As mentioned above, the southward extension of Edmonds Avenue NE from NE 3rd/NE 4th Street (which included sidewalk, water main and utility improvements) and the traffic signal and related intersection improvements at the intersection of NE 3rd/NE 4th Street and Edmonds Avenue NE have recently been constructed in anticipation of the development of both La Colina and the subject property. No additional off-site street or utility improvements are proposed. Sheet 3 of 4 of the preliminary plat drawings (the sheet entitled "Preliminary Grading and Tree Cutting/Land Clearing Plan and Road Sections") illustrates off-site grading proposed on the King County Maintenance Shops site immediately to the north of the subject property's east leg. Section B-B, which extends through that portion of the subject property and which is depicted on Sheet 4 of 4 of the preliminary plat drawings (the sheet entitled "Conceptual Utility & Drainage Plan"), illustrates that a berm is being proposed along the south edge of the King County Maintenance Shops site. Permission for doing the proposed off-site grading work has been zranted byis in the process of being negotiated with King County in a contract between King County and La Pianta LLC dated October 25. 2000 (a copy of which is on file with the City of Renton Development Services Division). 9. Total estimated construction cost and estimated fair market value of the proposed project Infrastructure improvements for the subject project are estimated at$8,500,000 and the proposed I project has an estimated value of$23,500,000. 10. Estimated quantities and type of materials involved if any fill or excavation is proposed Approximately 198,000 cubic yards of cut and 282,000 cubic yards of fill are anticipated for the entire proposed project. (See the attached Grading Quantities table dated September 7, 2000 prepared by Triad Associates for a phase-by-phase breakdown of the anticipated cut and fill for each of the subdivision's proposed seven phases.) Most of the anticipated.cut material is expected to be usable for onsite fill purposes. The shortage of material will be made up with pit run gravel to be hauled onto the site. The pit run will be obtained from a gravel pit in the Renton area and/or from other construction site(s) in the area if at the time(s) of the filling of the Liberty Ridge site pit run material is available from such site(s). 11. Number, type and size of trees to be removed Trees and brush have previously been removed as part of the clearing and grading of the site associated with the previously-approved Cedar Crest grading permit and the previously- Page 6 Version 2 dated November 14,2000,red-lined to illustrate changes to Version 1 dated September 10,2000 conducted gravel mining of the site. Brush and mainly recent-growth trees (primarily alder) exist in the southeasterly part of the R-10-zoned portion of the site along with some larger maple trees along the top of the south bluff That vegetation will have to be removed in order to accommodate the site grading, roadway and lot construction that is proposed--see the Preliminary Grading and Tree Cutting/Land Clearing Plan dated September 1, 2000 (revised November 13, 2000) prepared by Triad Associates. The actual number of trees to be removed is not known. Very little vegetation exists elsewhere on the portions of the site that are proposed to be developed. Note that proposed Tracts W, X, Y and Z (which total approximately 17.98 acres) will be Native Growth Protection Areas. 12. Explanation of any land to be dedicated to the City The proposal's public street rights-of-way will be dedicated to the City on the final plat for each • phase of the project that is recorded. 13. Proposed number, size or range of sizes, and density of the new lots See the attached Density Calculation table revised November 13dated September 5, 2000 prepared by Triad Associates for a phase-by-phase and total project analysis of the number of proposed lots and the density of the proposed lots. Note that by letter to the City of Renton dated September 11. 2000. the applicant is-requestedi an "Exception through Modification" under RMC 4-3-050J.5.b.2 for grading modifications to various portions of the site's "Protected Slopes" (i.e., 40 percent or steeper slopes that are more than 15 vertical feet in height). (Supplement No. 1 to GeoEngineers' Geotechnical Report dated September 8, 2000 provides geotechnical analysis in support of that request.) _ For purposes of the Density Calculation table's analysis, the applicant has assumed thatln a November 1, 2000 letter addressed to the applicant's attorney (David Halinen). the Administrator of the City of Renton Planning/Building/Public Works or his designee will ultimately approved that request subject to two conditions as set forth therein. Minimum Density. All of the proposed lots will be sited in the R-10 zone, which has a minimum density of 7 units per net acre. As the November 13, 2000 revised Density Calculation table illustrates, the overall proposed project will have a density of 7.0 units per net acre, just meeting the minimum density on an overall basis. (The area of proposed Tracts W, X., W and Z, which encompasses nearly all of the south bluff 's Protected Slopes, is not included in this calculation because it constitutes a Critical Area.) Six out of the proposed seven phases of the, proposal meet the minimum density—only Phase 1, which has a net density of 4_55.5 units per acre, does not. Phase 1 does not meet the 7 units per net acre minimum density because that phase encompasses large portions of the site's transmission line easements, steep slopes and stormwater ponds. kSee the Preliminary Plat drawing.).- In view of those Phase 1 site physical constraints within Phase 1, the applicant hereby requests a reduction in the Minimum Density requirement of the R-10 zoning regulations for Phase 1 pursuant to condition 10 of RMC 4-2- 110H,which reads: Page 7 Version 2 dated November 14,2000,red-lined to illustrate changes to Version 1 dated September 10,2000 In the event the applicant can show that minimum density cannot be achieved due to lot configuration, lack of access or physical constraints, minimum density requirements may be reduced by the reviewing official. (Emphasis added.) Maximum Density. Under RMC 4-2-110S, the R-10 portion of the site qualifies for a maximum density of 13 units per net acre because the entire project is proposed for single-family residential development. All of the proposed phases have a density significantly lower than that maximum. (The highest density for any of the phases is 11.0 units per net acre in Phase 5.) Range of Lot Sizes. The proposed lots range in size from 3,480 square feet to 14,418 square feet. 14. Any proposed iob shacks,sales trailers, and/or model home During site infrastructure construction, a temporary construction office/trailer will be situated on the project site. A sales trailer and/or one or more model homes are likely to be included in each phase of the development, although no details as to their eventual location have yet been explored. Page 8 Version 2 dated November 14,2000,red-lined to illustrate changes to Version 1 dated September 10,2000 CITY.,..�_:F RENTON NA Planning/Building/Public'Works Department Jesse Tanner,Mayor Gregg Zimmerman P.E.;Administrator November 2, 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 October 31, 2000: • - DETERMINATION OF NON-SIGNIFICANCE-MITIGATED LIBERTY RIDGE PRELIMINARY PLAT' LUA-00-123,PP,ECF The applicant is requesting Environmental (SEPA) Review and Preliminary Plat Approval for the. 436-lot subdivision of a 107-acre site. The residential plat Would create lots intended for the construction of detached:single family homes—ranging in size from 3,480 square feet to 14,418 square feet. The project,which would be constructed in seven phases, includes the installation of utilities (and use of previously constructed drainage facilities)and internal access roads, as well as the dedication of public rights-of-way.'::The project would include approximately 198,000 cubic yards of cut and 282,000 cubic yards of fill in earthwork quantities, and the removal of several small trees. Off-site grading is proposed immediately north of the site's east leg-which has been authorized by the property owner, King County: Location: East of Edmonds Avenue NE; between NE 3rd/NE 4t Street.. Appeals of the environmental determination must be filed in writing on or, before '5:00 PM November 20, .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- 110. "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)430-7270. - • _ _ •For the Environmental Review Committee, §ik--.....2) Lesley Nishi Project Manager cc: King County Wastewater Treatment Division Larry Fisher, Department of Fisheries David F..Dietzman, Department of Natural Resources - _ • WSDOT, Northwest Region Duwamish Tribal Office Rod Malcom, Fisheries, Muckleshoot Indian Tribe (Ordinance) US Army Corp. of Engineers ag nryltrl 1055 South Grady Way-Renton,Washington 98055 . .. ,. ..�a CITY ' F RENTON ..tL ? Planning/Building/Public Works Department • Jesse Tanner,Mayor Gregg Zimmerman P.E.,Administrator November 2, 2000 • Mr. David Halinen •Halinen Law Offices, P.S. 10500 NE 8t. Street; Suite.1900 - Bellevue, WA 98004 SUBJECT: Liberty Ridge Preliminary Plat Project No. LUA-00-123,PP,ECF Dear Mr. Halinen: _ This letter is written on behalf of the Environmental Review Committee (ERC) and is to advise-you that they have completed their review of the subject project:•. The,ERCissued a threshold Determination of Non-Significance-Mitigated with Mitigation Measures. See the enclosed Mitigation Measures document. • • Appeals of-the environmental determination.must be filed in writing on or before 5:00 PM •November 20, '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- 110: Additional information regarding the appeal process may be obtained from the Renton City Clerk's Office, (425)430-6510. _ M A Public Hearing will be held by the Renton Hearing Examiner at his regular meeting in the Council Chambers on the seventh floor of City Hall, 1055 South Grady Way, Renton, Washington, on November 28, 2000 at 9:00 AM to consider proposed Preliminary Plat. The applicant or representative(s) of the applicant is required to be present at the public hearing. A copy of the staff report will be mailed to you one week before the hearing. if the Environmental Determination is appealed, the appeal will be heard as part of this public hearing.The preceding information will assist you in planning for implementation of your project and enable you to exercise your appeal rights more fully, ifyou-choose to do so. If you have any questions or desire clarification of the above, please call me at(425)430-7270. For the Environmental Review Committee, ^ Lesley Nishih' Project Manager cc: Mr. L.Neafus/Party of Record Liberty Ridge L.L.C./Owner LaPianta LLC/Owner - • - • Enclosure • • 1055 South Grady Way-Renton,Washington 98055 • • : • CITY OF RENTON - DETERMINATION OF NON-SIGNIFICANCE. (MITIGATED) MITIGATION MEASURES APPLICATION NO(S): LUA-00-123,PP,ECF APPLICANT: Liberty Ridge LLC PROJECT NAME: _ Liberty.Ridge Subdivision DESCRIPTION OF PROPOSAL: The applicant is requesting Environmental (SEPA) Review and Preliminary Plat Approval,f or the 436-lot subdivision of a 107-acre site. The residential,plat would create lots intended for the construction of detached single family homes—ranging in size from 3,480 square feet to 14,418 square feet. The project, which would be constructed in seven phases, includes the installation of utilities (and use of previously constructed drainage facilities), internal access roads, street improvements along NE 3`d/NE 4th Street and Edmonds Avenue NE, as well as the dedication of public rights-Of-way. The project would include approximately 198,000 cubic yards of cut and 282,000 cubic yards of fill in earthwork quantities, and the removal of several small trees. Off-site grading is proposed immediately north of the site's east leg — the review of Which has been permitted by the property owner, King County. The'subject site contains areas designated as protected slopes and geologic hazards by the City's Critical Areas maps. The applicant has requested the approval of an exception through modification from the'Criticall Areas Regulations in order to disturb some of these portions of the site,which were created and/ormodified by mining that occurred on the property between 1960 and 1985.` The sensitive areas on the property are proposed to be set aside as open"space tracts through the recording of the plat. The applicant has also submitted an associated lot line adjustment (fle no. LUA-00-121), which is currently under review by City.staff. LOCATION OF PROPOSAL: ...East of Edmonds;Avenue NE; between NE-3`d/NE 4th Street and Maple Valley Highway MITIGATION MEASURES: 1. The applicant shall comply with the recommendations:contained within the Geotechnical Study dated September 7, 2000, Supplement No.;-1 dated September'8; 2000, and,Supplement No. 2, dated October 20, 2000 prepared by GeoEngineers in-regards to site preparation, design and construction of the project, and the appropriate design of the retaining walls. 2. Temporary erosion control measures shall be maintained to they satisfaction of the representative of the Development Services Division for the`duration of the project's construction. 3. - Weekly reports on the status and condition of fhb erosion control plan with any recommendations for.(a) change(s) thereto or.(b) revision(s) to maintenance schedules orinstallation shall be submitted by the. - project engineer of record (or bythe geotechnical engineering firm inspecting site grading) to the_Public Works inspector:. 4. : Certification of the proper removal of the erosion control facilities shall be required prior to the recording • of the final plat for each phase"of the subdivision. - 5.. The applicant shall pay the appropriate Fire Mitigation Fee on a phase-by-phase basis at a rate of $488.00 per new single family lot prior to the recording of the final plat for each phase of the subdivision. 6. The applicant shall pay the appropriate Traffic Mitigation Fee:on a phase-by-phase:basis based on $75.00 per each new average daily trip associated with the project prior to the recording of the final plat for each phase of the subdivision. 7.. The applicant shall pay'the appropriate Parks Mitigation Fee on a phase-by-phase basis based on $530.76,per new single family home prior to the recording of the final plat for each phase of the subdivision. 8. Secondary access shall be provided for each phase of the subdivision prior to the recording Of the final plat for that phase of the subdivision.. . MITMEASURES • • CITY OF RENTON DETERMINATION OF.NON-SIGNIFICANCE (MITIGATED) . . ADVISORY NOTES - APPLICATION NO(S): LUA-00-123,PP,ECF 'APPLICANT: Liberty Ridge LLC PROJECT NAME: Liberty Ridge Subdivision DESCRIPTION OF PROPOSAL: - The applicant is requesting Environmental (SEPA) Review and Preliminary Plat Approval for the 436-lot subdivision of a 107-acre site. The residential plat would create lots intended for the construction of detached single family homes ranging in size from 3,480 square feet to 14,418 square feet. The project, which would be constructed in seven phases, includes the installation. of utilities (and use of previously constructed drainage facilities), :internal access roads, street improvements along NE 3`/NE 4th Street and Edmonds Avenue NE, as well as the dedication of public rights-of-way. The project would include.,approximately 198,000 cubic yards of cut and 282,000cubic yards of fill in earthwork quantities, and the removal of several 'small trees. Off-site grading is proposed immediately north of the site's east leg -the review of which has'been permitted by'the property owner,, King County. The subject site contains areas designated,as protected slopes and geologic hazards by the City's Critical.Areas maps. The;applicant.has requested the approval of an exception through modification from the Critical Areas Regulations in:order to disturb some"`of;these portions of the site, which were created and/or modified by mining that occurred on the property between';•1960 and 1985. The sensitive areas on the property are proposed to be set aside as open space tracts through the recording of the plat.. The applicant has also submitted en ,associated lot line'adjustment- (file no. LUA-00-121), which is currently under review by City staff. • LOCATION OF PROPOSAL: East of:Edmonds Avenue NE; between NE 3rd/NE 4th Street and Maple'Valley Highway 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. Planning 1. Pursuant to RMC 4-3-050.G, all Native Growth Protection Area boundaries shall be marked with " -barriers easily visible in the-field during the development Of the project and shall also'be ' permanently identified with signage approved by the' Development:Services Division. The establishment of the NGPAs and maintenance responsibility.requirements will be conditioned as part of the preliminary plat approval. • 2. Residential development in the R-10 zone is limited to 2 stones,or 30 feet.'The SEPA Checklist ' incorrectly references a height of 35 feet. 3. RMC section 4-4-030,C:2 limits haul hours between 8:30 am to 3:30 pm, Monday through Friday unless otherwise approved by the Development Services Division. The Development Services. Division reserves the right to rescind the approved extended haul hours at any time if complaints are received. .. 4. The plans submitted with the application, as well as the narrative and density calculation, includ e- the incorrect density for phase I. . • • Liberty Ridge Subdivision LUA-00-123,PP,ECF Advisory Notes (continued) • Page 2 of 3 5: : Necessary revisions (e.g., corrected density calculation, corrected.private street and driveway widths) to the preliminary plat plans must be completed and submitted to the project manager a minimum of 1.week prior to the scheduled public hearing. ' 6. Haul hours for the construction of any phase of the subdivision must be in compliance with the construction standards established.by.RMC 4-4-030.0 (restricted to the hours between 8:30 am and 3:30 pm, Monday through Friday). Property Services 1. The caption portion of.the legal description (sheet 1 of 4) includes Section 17. However, no portion of the subject plat falls within said Section 17. Please review and revise accordingly prior to the public hearing before the Hearing Examiner.• . 2. Note the recording number of the latest lot line adjustment referenced in the legal description (shown at'end of said.legal): : This must-also be corrected on the plans prior to the public hearing. 3. Information needed for the Final Plat submittal will be forwarded under separate cover. Fire 1. A fire hydrant with 1,000 GPM fire.flow is required within 300 feet of all new single family structures. ..If the building square footage exceeds 3,600 square feet in area, the minimum fire flow increases to 1,500 GPM and requires two hydrants within.309 feet of the structures. 2. Access roadways must have a.minimum of-20 feet of paving with an approved fire department turnaround. Please revise the proposed access to lots 272 and 273 accordingly. 3. The secondary access must be completed through the La Colina development to Blaine Avenue NE. = Plan Review—Surface Water 1. The proposed plat is exempted from the Surface Water System Development Charges if 100% of the surface water runoff control, is 'met,through,infiltration.'.The overflow and off-site pass through diversion pipe in existence feeds the Mt. Olivet cemetery pond as an irrigation resource. No connection to the City of Renton existing system is needed or proposed. ' Plan Review—Water _ 1. The Surface Water System Development Charges, based on $850.00 per single family site, will be required prior to the issuance of construction permits. - 2. The Surface Water System Development.Charges, based on $850.00 per single family site, will be required prior to the issuance of construction permits. Water mains sized for domestic and fire service shall be extended throughout the plat: A loop connection into the La Colina Plat is required as shown on the preliminary drawings submitted: A second loop connection to NE 3rd may be required for the lengthy dead end lines within the plat. • Plan Review—Sanitary Sewer • 12 The Wastewater System Development Charges, based on $585.00 per single family site, will be required prior to the issuance of construction permits. 2. East Renton Interceptor SAD fees will be collected for 35 lots, as 401 lots were credited as part : of the granting of the easement and the construction of the interceptor across this property. Liberty Ridge Subdivision 3. Extension of sanitary sewer to serve all lots as shown on the preliminary drawings is required. Liberty Ridge Subdivision LUA-00-123,PP,ECF • Advisory Notes (continued) Page3of3 Plan Review-Transportation 1. Full street improvements,,including but not limited to paving, sidewalks, curb & gutter, street signs and streetlights are required. 2. Private street access to three or more lots requires a 26-foot wide easement with 20 feet of pavement width. Plan Review General 1. All plans shall conform to the Renton Drafting Standards. 2. A construction permit is.required. When plans are complete, three copies of the drawings, two copies of the drainage report, a construction estimate, application and appropriate fees must be submitted to the sixth floor counter. Building 1. The proposed development must comply with'the 1997 Uniform Building Code and 1999 National Electrical Code. 2. Separate permits are required for rockeries and retaining walls over 4 feet in height. y CITY OF RENTON • DETERMINATION OF NON-SIGNIFICANCE (MITIGATED) APPLICATION NO(S): LUA-00-123,PP,ECF APPLICANT: Liberty Ridge LLC PROJECT NAME: Liberty Ridge Subdivision DESCRIPTION OF PROPOSAL: The applicant is requesting Environmental (SEPA) Review and Preliminary Plat Approval for the 436-lot subdivision of a 107-acre site. The residential plat would create lots intended for the construction of detached single family homes — ranging in size from 3,480 square feet to 14,418 square feet. The project, which would be constructed in seven phases, includes the installation of utilities (and use of previously constructed drainage facilities), internal access roads, street improvements along NE 3rd/NE 4 h Street and Edmonds Avenue NE, as well as the dedication of public rights-of-way. The project would include approximately 198,000 cubic yards of cut and 282,000 cubic yards of fill in earthwork quantities, and the removal of several small trees. Off-site grading is proposed immediately north of the site's east leg — the review of which' has been permitted by the property owner, King County. The subject site contains areas designated as protected slopes and geologic hazards by the City's Critical Areas maps. The applicant has requested the approval of an exception through modification from the Critical Areas Regulations in order to disturb some of these portions of the site, which were created and/or modified by mining that occurred on the property between 1960 and 1985. The sensitive areas on the property are proposed to be set aside as'open space tracts through the recording of the plat. The applicant has also submitted an associated lot line adjustment (file no. LUA-00-121), which is currently under review by City staff. LOCATION OF PROPOSAL: East of Edmonds Avenue NE; between NE 3`d/NE 4th Street and Maple Valley Highway LEAD AGENCY: City of Renton Department of Planning/Building/Public Works Development Planning Section The City of Renton Environmental Review Committee has determined that it does not have a probable significant adverse impact on the environment. An Environmental Impact Statement (EIS) is not required under RCW 43.21 C.030(2)(c). Conditions were imposed as mitigation measures by the Environmental Review Committee under their authority of Section 4-6-6 Renton Municipal Code. These conditions are necessary to mitigate environmental impacts identified during the environmental review process. PUBLICATION DATE: November 06, 2000 DATE OF DECISION: October 31, 2000 SIGNATURES: G gg Zi erma , ite(gt . DAT01 . ®0 Departm nt of anning/Building/Public Works - , It-AeC /0(3 r/ J m Shepherd,A minis "ator DAT ommunity Se ices ee h er, ire -hief DATE Renton Fire Department dnsmsignature CITY OF RENTON DETERMINATION OF NON-SIGNIFICANCE (MITIGATED) MITIGATION MEASURES APPLICATION NO(S): LUA-00-123,PP,ECF APPLICANT: Liberty Ridge LLC PROJECT NAME: Liberty Ridge Subdivision DESCRIPTION OF PROPOSAL: The applicant is requesting Environmental (SEPA) Review and Preliminary Plat Approval for the 436-lot subdivision of a 107-acre site. The residential plat would create lots intended for the construction of detached single family homes—ranging in size from 3,480 square feet to 14,418 square feet. The project, which would be constructed in seven phases, includes the installation of utilities (and use of previously constructed drainage facilities), internal access roads, street improvements along NE 3rd/NE 4th Street and Edmonds Avenue NE, as well as the dedication of public rights-of-way. The project would include approximately 198,000 cubic yards of cut and 282,000 cubic yards of fill in earthwork quantities, and the removal of several small trees. Off-site grading is proposed immediately north of the site's east leg — the review of which has been permitted by the property owner, King County. The subject site contains areas designated as protected slopes and geologic hazards by the City's Critical Areas maps. The applicant has requested the approval of an exception through modification from the Critical Areas Regulations in order to disturb some of these portions of the site, which were created and/or modified by mining that occurred on the property between 1960 and 1985. The sensitive areas on the property are proposed to be set aside as open space tracts through the recording of the plat. The applicant has also submitted an associated lot line adjustment (file no. LUA-00-121), which is currently under review by City staff. LOCATION OF PROPOSAL: East of Edmonds Avenue NE; between NE 3rd/NE 4th Street and Maple Valley Highway MITIGATION MEASURES: 1. The applicant shall comply with the recommendations contained within the Geotechnical Study dated September 7, 2000, Supplement No. 1 dated September 8, 2000, and Supplement No. 2, dated October 20,2000 prepared by GeoEngineers in regards to site preparation, design and construction of the project, and the appropriate design of the retaining walls. 2: Temporary erosion control measures shall be maintained to the satisfaction of the representative of the Development Services Division for the duration of the project's construction. 3. Weekly reports on the status and condition of the erosion control plan with any recommendations for (a) change(s) thereto or (b) revision(s) to maintenance schedules or installation shall be submitted by the project engineer of record (or by the geotechnical engineering firm inspecting site grading) to the Public Works inspector. 4. Certification of the proper removal of the erosion control facilities shall be required prior to the recording of the final plat for each phase of the subdivision. 5. The applicant shall pay the appropriate Fire Mitigation Fee on a phase-by-phase basis at a rate of $488.00 per new single family lot prior to the recording of the final plat for each phase of the subdivision. 6. The applicant shall pay the appropriate Traffic Mitigation Fee on a phase-by-phase basis based on $75.00 per each new average daily trip associated with the project prior to the recording of the final plat for each phase of the subdivision. 7. The applicant shall pay the appropriate Parks Mitigation Fee on a phase-by-phase basis based on $530.76 per new single family home prior to the recording of the final plat for each phase of the subdivision. 8. Secondary access shall be provided for each phase of the subdivision prior to the recording of the final plat for that phase of the subdivision. MITMEASURES • • • CITY OF RENTON DETERMINATION OF NON-SIGNIFICANCE (MITIGATED) ADVISORY NOTES APPLICATION NO(S): LUA-00-123,PP,ECF APPLICANT: Liberty Ridge LLC PROJECT NAME: Liberty Ridge Subdivision DESCRIPTION OF PROPOSAL: The applicant is requesting Environmental (SEPA) Review and Preliminary Plat Approval for the 436-lot subdivision of a 107-acre site. The residential plat would create lots intended for the construction of detached single family homes—ranging in size from 3,480 square feet to 14,418 square feet. The project, which would be constructed in seven phases, includes the installation of utilities (and use of previously constructed drainage facilities), internal access roads, street improvements along NE 3r/NE 4th Street and Edmonds Avenue NE, as well as the dedication of public rights-of-way. The project would include approximately 198,000 cubic yards of cut and 282,000 cubic yards of fill in earthwork quantities, and the removal of several small trees. Off-site grading is proposed immediately north of the site's east leg —the review of which has been permitted by the property owner, King County. The subject site contains areas designated as protected slopes and geologic hazards by the City's Critical Areas maps. The applicant has requested the approval of an exception through modification from the Critical Areas Regulations in order to disturb some of these portions of the site, which were created and/or modified by mining that occurred on the property between 1960 and 1985. The sensitive areas on the property are proposed to be set aside as open space tracts through the recording,of the plat. The applicant has also submitted an associated lot line adjustment (file no. LUA-00-121), which is currently under review by City staff. LOCATION OF PROPOSAL: East of Edmonds Avenue NE; between NE 31.d/NE 4th Street and Maple Valley Highway 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. Planning 1. Pursuant to RMC 4-3-050.G, all Native Growth Protection Area boundaries shall be marked with barriers easily visible in the field during the development of the project and shall also be permanently identified with signage approved by the Development Services Division. The establishment of the NGPAs and maintenance responsibility requirements will be conditioned as part of the preliminary plat approval. 2. Residential development in the R-10 zone is limited to 2 stories, or 30 feet. The SEPA Checklist incorrectly references a height of 35 feet. 3. RMC section 4-4-030.C.2 limits haul hours between 8:30 am to 3:30 pm, Monday through Friday unless otherwise approved by the Development Services Division. The Development Services Division reserves the right to rescind the approved extended haul hours at any time if complaints are received. 4. The plans submitted with the application, as well as the narrative and density calculation, include the incorrect density for phase I. Liberty Ridge Subdivision ' LUA-00-123,PP,ECF Advisory Notes (continued) Page 2 of 3 5. Necessary revisions (e.g., corrected density calculation, corrected private street and driveway widths) to the preliminary plat plans must be completed and submitted to the project manager a minimum of 1 week prior to the scheduled public hearing. 6. Haul hours for the construction of any phase of the subdivision must be in compliance with the construction standards established by RMC 4-4-030.0 (restricted to the hours between 8:30 am and 3:30 pm, Monday through Friday). Property Services 1. The caption portion of the legal description (sheet 1 of 4) includes Section 17. However, no portion of the subject plat falls within said Section 17. Please review and revise accordingly prior to the public hearing before the Hearing Examiner. 2. Note the recording number of the latest lot line adjustment referenced in the legal description (shown at end of said legal). This must also be corrected on the plans prior to the public hearing. 3. Information needed for the Final Plat submittal will be forwarded under separate cover. Fire 1. A fire hydrant with 1,000 GPM fire flow is required within 300 feet of all new single family structures. If the building square footage exceeds 3,600 square feet in area, the minimum fire flow increases to 1,500 GPM and requires two hydrants within 300 feet of the structures. 2. Access roadways must have a minimum of 20 feet of paving with an approved fire department turnaround. Please revise the proposed access to lots 272 and 273 accordingly. 3. The secondary access must be completed through the La Colina development to Blaine Avenue NE. Plan Review—Surface Water 1. The proposed plat is exempted from the Surface Water System Development Charges if 100% of the surface water runoff control is met through infiltration. The overflow and off-site pass through diversion pipe in existence feeds the Mt. Olivet cemetery pond as an irrigation resource. No connection to the City of Renton existing system is needed or proposed. Plan Review—Water 1. The Surface Water System Development Charges, based on $850.00 per single family site, will be required prior to the issuance of construction permits. 2. The Surface Water System Development Charges, based on $850.00 per single family site, will be required prior to the issuance of construction permits. Water mains sized for domestic and fire service shall be extended throughout the plat. A loop connection into the La Colina Plat is required as shown on the preliminary drawings submitted. A second loop connection to NE 3`d may be required for the lengthy dead end lines within the plat. Plan Review—Sanitary Sewer 1. The Wastewater System Development Charges, based on $585.00 per single family site, will be required prior to the issuance of construction permits. 2. East Renton Interceptor SAD fees will be collected for 35 lots, as 401 lots were credited as part of the granting of the easement and the construction of the interceptor across this property. Liberty Ridge Subdivision 3. Extension of sanitary sewer to serve all lots as shown on the preliminary drawings is required. • Liberty Ridge Subdivision LUA-00-123,PP,ECF Advisory Notes (continued) Page 3 of 3 Plan Review—Transportation 1. Full street improvements, including but not limited to paving, sidewalks, curb & gutter, street signs and streetlights are required. 2. Private street access to three or more lots requires a 26-foot wide easement with 20 feet of pavement width. Plan Review—General 1. All plans shall conform to the Renton Drafting Standards. 2. A construction permit is required. When plans are complete, three copies of the drawings, two copies of the drainage report, a construction estimate, application and appropriate fees must be submitted to the sixth floor counter. Building 1. The proposed development must comply with the 1997 Uniform Building Code and 1999 National Electrical Code. 2. Separate permits are required for rockeries and retaining walls over 4 feet in height. NOTICE OF ENVIRONMENTAL DETERMINATION ENVIRONMENTAL REVIEW COMMITTEE RENTON,WASHINGTON The Environmental Review Committee has issued a Determination of Non-Significance-Mitigated for the following project under the authority of the Renton Municipal Code. LIBERTY RIDGE SUBDIVISION LUA-00-123,PP,ECF Environmental review for the 436-lot subdivision of a 107-acre site. Location: East of Edmonds Avenue NE; between NE 3rd/NE 4th Street and Maple Valley Highway Appeals of the environmental determination must be filed in writing on or before 5:00 PM November 20, 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 4-8-110.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 in the Council Chambers, City Hall, on November 28, 2000 at 9:00 AM to consider the proposed preliminary plat. If the environmental determination is appealed, the appeal will be heard as part of this public hearing. Interested parties are invited to attend the public hearing. Publication Date: November 6, 2000 Account No. 51067 dnsmpub.dot r_, ,. #1....„ , 4 r-I . , - 1\to 4.„ 1 ,1111!!!; Immmml , .) -....„ ...-1 ENVIRONMENTAL DETERMINATION & PUBLIC HEARING • POSTED TO NOTIFY INTERESTED PERSONS OF'AN ENVIRONMENTAL ACTION LIBERTY RIDGE PRELIMINARY PLAT LUA-00-123,PP,ECF The applicant is requesting Environmental (SEPA) Review and Preliminary Plat Approval for the 436-lot subdivision of a 107-acre site. The residential plat would create lots intended for the construction of detached single family homes—ranging in size from 3,480 square feet to 14,418 square feet. The project,which would be constructed in seven phases, includes the installation of utilities (and use of previously constructed drainage facilities)and internal access roads, as well as the dedication of public rights-of-way. The project would include ' approximately 198,000 cubic yards of cut and 282,000 cubic yards of fill in earthwork quantities,and the removal of several small trees. Off-site grading is proposed immediately north of the site's east leg —which has been authorized by the property owner, King County. Location: East of Edmonds Avenue NE; between NE 3rd/NE 4th Street. THE CITY OF RENTON ENVIRONMENTAL REVIEW COMMITTEE (ERC) HAS DETERMINED THAT THE PROPOSED ACTION DOES NOT HAVE A SIGNIFICANT ADVERSE IMPACT ON THE ENVIRONMENT. Appeals of the environmental determination must be filed in writing on or before 5:00 PM November 20, 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 4-8-110. Additional information regarding the appeal , process may be obtained from the Renton City Clerk's Office,(425)430-6510. , • A Public Hearing will be held by the Renton Hearing Examiner at his regular meeting in the Council Chambers on the seventh floor of City Hall, 1055 South Grady Way, Renton,Washington,on November 28,2000 at 9:00 AM to consider proposed Preliminary Plat. If the Environmental Determination is appealed,the appeal will be heard as part of this public hearing. 0;77,.. - *'017°1? • '''' ,* IA „ 5'.,*[V i uq, �i• is ,.„iV q g� —7..i_ w,Err 1 \ a! o o r r.. :rr•. . Q — p; II .1'0i �j �I rt.> 5)1• I .. of Ihlsl 7 I I ' Nkr,4b,-„,..wow_.,,, i, 1 .m t. c S 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. , STAFF City of Renton REPORT Department of Planning/Building/Public Works ENVIRONMENTAL REVIEW COMMITTEE A. BACKGROUND ERC MEETING DATE October 31, 2000 Project Name: Liberty Ridge Preliminary Plat Applicant: Liberty Ridge LLC File Number: LUA-00-123, ECF, PP Project Manager: Lesley Nishihira Project Description: The applicant is requesting Environmental (SEPA) Review and Preliminary Plat Approval for the 436-lot subdivision of a 107-acre site. The residential plat would create lots intended for the construction of detached single family homes — ranging in size from 3,480 square feet to 14,418 square feet. The project, which would be constructed in seven phases, includes the installation of utilities (and use of previously constructed drainage facilities) and internal access roads, as well as the dedication of public rights-of-way. The project would include approximately 198,000 cubic yards of cut and 282,000 cubic yards of fill in earthwork quantities, and the removal of several small trees. Off-site grading is proposed immediately north of the site's east leg—which has been authorized by the property owner, King County. ' Project Location: East of Edmonds Avenue NE; between NE 3rd/NE 4th Street Exist. Bldg. Area gsf.• N/A Proposed New Bldg. Area: N/A Site Area: 107.5 acres Total Building Area gsf.• N/A RECOMMENDATION: Staff recommends that the Environmental Review Committee issue a Determination of Non-Significance—Mitigated(DNS-M). t N r. ��a z•,' 4r � t�T' 7�. I i a"".i"cu '1 ,. I `rn Etik.natt'I,&.:, . '? 4 t I1 ttt0 net P � ISu.� d till 1 ^l0<r. t ILg '9 5, ' • '.q7 r s _ Ili max vite .a ,� � x st �� i i �Pi'r`rent �.� C st .i ia1IKK•_rI1. `?t t f I:, Pg,. ;;t(}o M ,.�� r. rip? 'imageazigo PIN- : \ A .3.... //,/// V is i rt iQ .,; 11 . ..:.__[. 2 yam^ ay. F, f t An-m 0 -e-„ I minim. , , j z •b(dfir A — > ato %,/,,,, II! �,- OI .. ::•- „ NEIGNBONI,.. DETAILAUP I i YCS.i�1T JJ /� UP U IP l \� I ii ,7 ,,;,,� ,I I na i Rc —_. ... I t I 'I — t lIP . -^-ti _wee.? l� ,e - :i�1r r• .``• 0„-- Lev A P� ,:l'� Ywee. _ -).Fi Project Location Map (� ^' 'I f� ��dA l P ��'.�:������✓t{ �;�t����rLr�y,�i�- � ercrpt City of Renton P/B/PW Department Environmental R r Committee Staff Report • LIIJERTY RIDGE PRELIMINARY PLAT LUA-00-123,ECF,PP REPORT OF OCTOBER 31,2000 Page 2 of 7 A. PROJECT DESCRIPTION, CONTINUED The subject site contains areas designated as protected slopes and geologic hazards by the City's Critical Areas maps. The applicant has requested the approval of an exception through modification from the Critical Areas Regulations in order to disturb some of these portions of the site, which were created and/or modified by mining that occurred on the property between 1960 and 1985. The sensitive areas on the property are proposed to be set aside as open space tracts through the recording of the plat. The applicant has also submitted an associated lot line adjustment (file no. LUA-00-121), which was approved for recording October 23, 2000. The subject site was previously reviewed for the Cedar Crest Manufactured Home Park(file no. LUA-95-023). B. RECOMMENDATION Based on analysis of probable impacts from the proposal, staff recommends that the Responsible Officials make the following Environmental Determination: DETERMINATION OF DETERMINATION OF NON-SIGNIFICANCE XX NON-SIGNIFICANCE-MITIGATED. Issue DNS with 14 day Appeal Period. XX Issue DNS-M with 14 day Appeal Period. Issue DNS with 15 day Comment Period Issue DNS-M with 15 day Comment Period with Concurrent 14 day Appeal Period. with Concurrent 14 day Appeal Period. C. MITIGATION MEASURES 1. The applicant shall comply with the recommendations contained within the Geotechnical Study dated September 7, 2000, Supplement No. 1 dated September 8, 2000, and Supplement No. 2, dated October , 20, 2000 prepared by GeoEngineers in regards to site preparation, design and construction of the project, and the appropriate design of the retaining walls. 2. Temporary erosion control measures shall be maintained to the satisfaction of the representative of the Development Services Division for the duration of the project's construction. 3. Weekly reports on the status and condition of the erosion control plan with any recommendations for (a) change(s) thereto or (b) revision(s) to maintenance schedules or installation shall be submitted by the project engineer of record (or by the geotechnical engineering firm inspecting site grading) to the Public Works inspector. 4. Certification of the proper removal of the erosion control facilities shall be required prior to the recording of the final plat for each phase of the subdivision. 5. The applicant shall pay the appropriate Fire Mitigation Fee on a phase-by-phase basis at a rate of $488.00 per new single family lot prior to the recording of the final plat for each phase of the subdivision. 6. The applicant shall pay the appropriate Traffic Mitigation Fee on a phase-by-phase basis based on $75.00 per each new average daily trip associated with the project prior to the recording of the final plat for each phase of the subdivision. 7. The applicant shall pay the appropriate Parks Mitigation Fee on a phase-by-phase basis based on $530.76 per new single family home prior to the recording of the final plat for each phase of the subdivision. 8. Secondary access shall be provided for each phase of the subdivision prior to the recording of the final plat for that phase of the subdivision. ercrpt City of Renton P/B/PW Department i Environmental R ,v Committee Staff Report LIEERTY RIDGE PRELIMINARY PLAT LUA-00-123,ECF,PP • REPORT OF OCTOBER 31,2000 Page 3 of 7 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. Planning 1. Pursuant to RMC 4-3-050.G, all Native Growth Protection Area boundaries shall be marked with barriers easily visible in the field during the development of the project and shall also be permanently identified with signage approved by the Development Services Division. The establishment of the NGPAs and maintenance responsibility requirements will be conditioned as part of the preliminary plat approval. 2. Residential development in the R-10 zone is limited to 2 stories, or 30 feet. The SEPA Checklist incorrectly references a height of 35 feet. 3. RMC section 4-4-030.C.2 limits haul hours between 8:30 am to 3:30 pm, Monday through Friday unless otherwise approved by the Development Services Division. The Development Services Division reserves the right to rescind the approved extended haul hours at any time if complaints are received. 4. The plans submitted with the application, as well as the narrative and density calculation, include the incorrect density for phase I. 5. Necessary revisions (e.g., corrected density calculation, corrected private street and driveway widths) to the preliminary plat plans must be completed and submitted to the project manager a minimum of 1 week prior to the scheduled public hearing. 6. Haul hours for the construction of any phase of the subdivision must be in compliance with the construction standards established by RMC 4-4-030.0 (restricted to the hours between 8:30 am and 3:30 pm, Monday through Friday). Property Services 1. The caption portion of the legal description (sheet 1 of 4) includes Section 17. However, no portion of the subject plat falls within said Section 17. Please review and revise accordingly prior to the public hearing before the Hearing Examiner. 2. Note the recording number of the latest lot line adjustment referenced in the legal description (shown at end of said legal). This must also be corrected on the plans prior to the public hearing. 3. Information needed for the Final Plat submittal will be forwarded under separate cover. Fire 1. A fire hydrant with 1,000 GPM fire flow is required within 300 feet of all new single family structures. If the building square footage exceeds 3,600 square feet in area, the minimum fire flow increases to 1,500 GPM and requires two hydrants within 300 feet of the structures. 2. Access roadways must have a minimum of 20 feet of paving with an approved fire department turnaround. Please revise the proposed access to lots 272 and 273 accordingly. 3. The secondary access must be completed through the La Colina development to Blaine Avenue NE. Plan Review—Surface Water 1. The proposed plat is exempted from the Surface Water System Development Charges if 100% of the surface water runoff control is met through infiltration. The overflow and off-site pass through diversion pipe in existence feeds the Mt. Olivet cemetery pond as an irrigation resource. No connection to the City of Renton existing system is needed or proposed. Plan Review—Water 1. The Surface Water System Development Charges, based on $850.00 per single family site, will be required prior to the issuance of construction permits. 2. The Surface Water System Development Charges, based on $850.00 per single family site, will be required prior to the issuance of construction permits. Water mains sized for domestic and fire service shall be extended throughout the plat. A loop connection into the La Colina Plat is required as shown on the preliminary drawings submitted. A second loop connection to NE 3rd may be required for the lengthy dead end lines within the plat. Plan Review—Sanitary Sewer 1. The Wastewater System Development Charges, based on $585.00 per single family site, will be required prior to the issuance of construction permits. 2. East Renton Interceptor SAD fees will be collected for 35 lots, as 401 lots were credited as part of the granting of the easement and the construction of the interceptor across this property. 3. Extension of sanitary sewer to serve all lots as shown on the preliminary drawings is required. Plan Review-Transportation 1. Full street improvements, including but not limited to paving, sidewalks, curb & gutter, street signs and streetlights are required. 2. Private street access to three or more lots requires a 26-foot wide easement with 20 feet of pavement width. ercrpt City of Renton P/B/PW Department Environmental R v Committee Staff Report - LIEERTY RIDGE PRELIMINARY PLAT LUA-00-123,ECF,PP • REPORT OF OCTOBER 31,2000 Page 4 of 7 Plan Review—General 2. All plans shall conform to the Renton Drafting Standards. 3. A construction permit is required. When plans are complete, three copies of the drawings, two copies of the drainage report, a construction estimate, application and appropriate fees must be submitted to the sixth floor counter. Building 1. The proposed development must comply with the 1997 Uniform Building Code and 1999 National Electrical Code. 2. Separate permits are required for rockeries and retaining walls over 4 feet in height. 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 subject site is an old commercial gravel pit that was mined over several decades. The gravel pit has subsequently been filled to create a wide, flat area and is currently vegetated with grasses, shrubs and small deciduous trees. The project area generally declines in elevation from north to south. As part of the project proposal, trees are proposed to be removed at the boundaries of proposed construction activities adjacent to the southern native growth protection area. With the land use application, the applicant submitted a Geotechnical Report prepared by GeoEngineers dated September 7, 2000. The report is accompanied with Supplement No. 1, dated September 8, 2000 and Supplement No. 2, dated October 20, 2000. Soil conditions were evaluated by reviewing test pits and log borings, which indicate soils at the site consist of Vashon recessional glacial outwash, erosional remnants of Vashon glacial till and Vashon advance outwash over older interglacial and glacial soils and Tertiary bedrock. Based on the information provided in the report, the mining of the site created a series of relatively flat excavated benches separated by excavated slopes. These slopes descend from the original upland surface to the previously mined pit floor around the west, north and east edges of the proposed project area. The pit floor gently slopes down to the northwest with an average slope of 2 to 7 percent. A large bluff, which was also created by past mining activities, forms the south edge of the project site. The proposal includes the use of retaining walls of 14 feet, 23.5 feet, and 21 feet in height near lots 376 to 379, 426 to 429, and 270 to 271, respectively. The proposed heights of the retaining walls as depicted on the Grading Plan submitted with the application conflict with recommendations contained within the Geotechnical Report that limit wall heights to 8 feet. GeoEngineers has provided a supplement to the report which indicates that when final civil drawings for the project are prepared, either the guidelines noted in the report should be implemented or alternative retaining walls be designed. In order to verify the appropriate design of the retaining walls is included in the final design of the project and to avoid potential adverse impacts to properties from the construction of the project, staff recommends the applicant comply with this recommendation as a SEPA mitigation measure. The Geotechnical report concludes that the site is suitable for the proposed development and that site slopes are stable relative to deep-seated failure. The proposed structures could be supported on medium dense to dense native soils or on adequately compacted structural fill. The report and supplements also contain recommendations in regards to site preparation and the design and construction of the project (e.g., building setbacks from the top and toe of the slopes areas and transmission line towers, foundations, retaining/rockery walls, and underground utilities) — all of which staff recommends the applicant be required to comply with in ' order to prevent adverse impacts to earth elements. The SEPA Checklist submitted with the land use application indicates approximately 198,00 cubic yards of cut ' and 282,000 cubic yards of fill are anticipated for the preparation of the site in order to configure site grades to be compatible with the proposed residential lots and infrastructure. Most of the cut material is anticipated to be usable for on-site fill purposes; however the use of imported material from an approved off-site location, estimated at 84,000 cubic yards, is anticipated. Off-site grading is proposed immediately north of the site's east leg—which has been authorized by the property owner, King County. Potential erosion impacts that could occur during project construction would be adequately mitigated by City Code requirements for approval of a Temporary Erosion and Sedimentation Control Plan (TESCP) pursuant ercrpt City of Renton P/B/PW Department Environmental RI f Committee Staff Report LIEERTY RIDGE PRELIMINARY PLAT LUA-00-123,ECF,PP • REPORT OF OCTOBER 31,2000 Page 5 of 7 to the King County Surface Water Design Manual (KCSWDM) and a Construction Mitigation Plan prior to issuance of Construction Permits. The applicant's SEPA Checklist indicates the use of erosion control measures, including silt fences, straw bales, rock check dams, and temporary ditches or pipes to remove surface water from areas of high erodibility. However, in order to ensure potential erosion impacts area adequately mitigated, staff has recommended that temporary erosion control measures be maintained to the satisfaction of the representative of the Development Services Division for the duration of the project. In addition, weekly reports on the status and condition of the erosion control plan with any recommendations of change or revision to maintenance schedules or installation shall be submitted by the project engineer of record to the Public Works inspector. Certification of the installation, maintenance and proper removal of the erosion control facilities shall also be required prior to Temporary Certificate of Occupancy. The City's Critical Areas Maps indicate the subject property contains high erosion hazards, high and moderate landslide hazards, and sensitive and protected steep slope areas. The City's Critical Areas Ordinance requires proposed developments within geologically hazardous areas to have all geotechnical studies undergo independent secondary review (RMC 4-3-050.J.3). AMEC Earth and Environmental, Inc. completed the required independent review of the Geotechnical Report and Supplements prepared by GeoEngineers for the proposal. As stated in their letter, dated October 23, 2000, the information and recommendations included in the reports and plans appear to be complete and conform to the requirements of the Critical Areas Regulations. The Geologic Hazards portion of the Critical Areas Ordinance prohibits development on protected slope areas (i.e., a slope of 40% or greater with a minimum vertical rise of 15 feet). However, the regulations do allow for an exception to this prohibition when grading protected slopes created through mineral and natural resource recovery activities (RMC section 4-3-050.J.5.b.2). The applicant has requested such a modification and has included justification to criteria specified in RMC section 4-3-050.N.2.b.2. The approval of the exception request must be granted by the Administrator of the P/B/PW Department prior to a decision on the proposed preliminary plat. For protected slope areas that are not disturbed, section 4-3-050.J.e of the regulations require the establishment of a Native Growth Protection Area, or permanent protective mechanism acceptable to the City. The applicant appears to comply with this requirement as depicted by the open space tracts intended for the perimeters of the site as indicated on the preliminary plat plan. The appropriate establishment of the required protection area will be included as part of the preliminary plat process. In addition, work proposed within areas designated as sensitive slopes (i.e., an average slope of 25% to less than 40%) or with moderate, high or very high landslide hazards or high erosion hazards are required to have on-site inspections during construction at the applicant's expense(RMC section 4-3-050.J.6.c). Mitigation Measures: • The applicant shall comply with the recommendations contained within the Geotechnical Study dated September 7, 2000, Supplement No. 1 dated September 8, 2000, and Supplement No. 2, dated October 20, 2000 prepared by GeoEngineers in regards to site preparation, design and construction of the project, and the appropriate design of the retaining walls. • Temporary erosion control measures shall be maintained to the satisfaction of the representative of the Development Services Division for the duration of the project's construction. • Weekly reports on the status and condition of the erosion control plan with any recommendations for (a) change(s)thereto or(b) revision(s)to maintenance schedules or installation shall be submitted by the project engineer of record (or by the geotechnical engineering firm inspecting site grading) to the Public Works inspector. • Certification of the proper removal of the erosion control facilities shall be required prior to the recording of the final plat for each phase of the subdivision. Nexus: SEPA Environmental Regulations 2. Water Impacts: Based on the City's Critical Areas Maps, the site lies partially in Aquifer Protection Area — Zone 1 and partially within Aquifer Protection Area — Zone 2. The boundary for the two zones runs east to west across the property, segmenting the southern portion of the property into APA zone 1 and the northern portion into APA zone 2. ercrpt City of Renton P/B/PW Department Environmental R v Committee Staff Report • LIIJERTY RIDGE PRELIMINARY PLAT LUA-00-123,ECF,PP • REPORT OF OCTOBER 31,2000 Page 6 of 7 Pursuant to the Development Agreement established between the applicant and the City of Renton in conjunction with the rezone of the property to Residential — 10 dwelling units per acre (R-10), not more than 50.27% of the R-10 portion of the site can be covered with impervious surfaces. It is anticipated that after the completion of the residential development approximately 34% of the site would be covered by impervious surfaces (only 41% on the limited portion of the site). Overall, approximately 85 acres of the site will be developed and 22 acres will remain as native vegetation. The applicant has submitted a Preliminary Storm Drainage Report prepared by Triad Associates, dated September 1, 2000 with the land use application. The report indicates that the subject site is naturally separated into two drainage basins. The underlying foundation material is primarily fine to coarse-grained glacial outwash, which allows for good infiltration of surface water. The report appears to comply with King County Surface Water Design standards. The subject site was previously approved for the Cedar Crest Manufactured Home Park (file no. LUA-95-023). As part of the infrastructure approved for that project, various elements of a storm drainage system were constructed on the site during 1997 and remain in existence. The system includes: 1) three retention/infiltration ponds along with wet ponds; and, 2)a gravel infiltration blanket extending northward from the westerlymost of those three ponds to an area that has a gravel subsurface. A temporary pond was also constructed on the site. Currently, the majority of on-site and off-site stormwater infiltrates into the ground. The proposed drainage system has been designed to allow for infiltration of all stormwater generated on-site and each basin is interconnected so as to achieve the on-site infiltration of stormwater for all design storm events. The drainage system for the current proposal would continue the infiltration established by the existing improvements and has been restricted to infiltration within the APA zone 2 portions of the site. The proposal includes the extension of the existing infiltration gravel blanket over the area of pond A, the primary infiltration pond for the project site. An emergency overflow pipe system has been designed and installed to convey the stormwater that would be discharged by the three ponds in the event of failure or a storm event in excess of the 100-year design storm event. The drainage pipe currently crossing the site to the Mt. Olivet pond is shown on the preliminary plan and must be protected for off-site water rights. Mitigation Measures: No additional mitigation is recommended. Nexus: N/A 3) Fire Protection Impacts: Fire Prevention staff indicate that sufficient resources exist to furnish services to the proposed development, subject to the condition that the applicant provide required improvements and fees. The proposal would add new residences to the City, which would potentially impact the City's Fire Emergency Services. Therefore, a Fire Mitigation Fee estimated at$212,768.00 (436 lots x$488 = $212,768) is required for the proposal. The fee is payable on a phase-by-phase basis prior to the recording of the final plat for each phase of the subdivision. Mitigation Measures: The applicant shall pay the appropriate Fire Mitigation Fee on a phase-by-phase basis at a rate of $488.00 per new single family lot prior to the recording of the final plat for each phase of the subdivision. Policy Nexus: SEPA Environmental Regulations; Fire Mitigation Fee Resolution No. 2913, Ordinance 4527. 4) Transportation Impacts: Primary access to the site would be provided a southward extension of Edmonds Avenue NE from NE 3rd/4th Street, which was recently constructed. The secondary access to NE 3rd Street is required to be constructed with the first phase of the plat. The proposal includes the construction of an internal roadway system, including a major connection to Edmonds Avenue approximately 400 feet south of NE 3`d/4th Street. A second roadway connection is proposed approximately 2,000 feet south of the first intersection. The proposed roadways include a 58-foot wide public right-of-way as a main entry off Edmonds Avenue to be followed by a 50-foot wide right-of-way. The majority of the project's roads will comply with the minimum requirements for residential access streets (42 feet in width). Private alleys of 20 feet in width are also proposed for most of the lots. The preliminary plans also indicate the use of private streets in three locations throughout the site. However, a substandard width of 25 feet is shown on the plans. The City's Street Standards require a minimum width of 26 feet, with 20 feet of paving for private residential streets. In addition, a substandard private driveway width of 15 ercrpt • City of Renton P/B/PW Department Environmental F v Committee Staff Report , LIBERTY RIDGE PRELIMINARY PLAT LUA-00-123,ECF,PP REPORT OF OCTOBER 31,2000 Page 7 of 7 feet to lots 272 and 273 where a minimum easement width of 20 feet with 12 feet of paving is typically required. The applicant will be required to comply with these code requirements as part of the plat approval process. The proposal would result in an increase in traffic trips to the City's street system; therefore, the appropriate Traffic Mitigation Fee will be imposed. The Traffic Mitigation Fee is calculated at a rate of$75.00 per additional generated trip per single family home at a rate of 9.55 trips per home. For the proposal, the Traffic Mitigation Fee is estimated at $312,285.00 (436 lots x 9.55 trips x $75 per trip = $312,285). The fee is payable on a phase-by- phase basis prior to the recording of the final plat for each phase of the subdivision. 'RMC section 4-4-030.C.2 limits haul hours between 8:30 am to 3:30 pm, Monday through Friday unless otherwise approved by the Development Services Division. The applicant has requested extended haul route hours for construction activities on the site to the extent that the work is not conducted within 300 feet of residential areas. However, due to the levels of traffic volumes along the associated roadways, the Development Services Division will not approve the extended haul hours requested. Mitigation Measures: The applicant shall pay the appropriate Traffic Mitigation Fee on a phase-by-phase basis based on $75.00 per each new average daily trip associated with the project prior to the recording of the final plat for each phase of the subdivision. Policy Nexus: SEPA Environmental Regulations; Transportation Mitigation Fee Resolution No. 3100, Ordinance 4527. 5) Parks & Recreation Impacts: The proposal does not provide on-site recreation areas for future residents of the proposed plat. There are existing recreational facilities in the area of the subject property and it is anticipated that new residents would use existing and future City parks and recreational facilities. Therefore, a Parks Mitigation Fee estimated at $231,411.36 (436 lots x $530.76 = $231,411.36) is required for the proposal. The fee is payable on a phase-by-phase basis prior to the recording of the final plat for each phase of the subdivision. Mitigation Measures: The applicant shall pay the appropriate Parks Mitigation Fee on a phase-by-phase basis based on $530.76 per new single family home prior to the recording of the final plat. Nexus: SEPA Environmental Regulations; Parks Mitigation Fee Resolution No. 3082, Ordinance 4527. 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 November 20, 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 4-8-110.B. 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' I _ . — `...1 5 '241;1' . - WitVillml.7 =;:',1C-70 -k- .'•7" ! ,--0i; _:. i): --:--tf-i.:iii EEE::k* . 22N R4E � � ' 1> 5 • y _ KROLL 1-1 ResourceConservation n Convenience Commercial tPI Publicly Owned I—I R• esidential 1 du/ac I I Center Neighborhood — Renton City Limits PAGE#t' r---i R• esidential 5 du/ac n Center Suburban '--- Adjacent City Limits nResidential 0 du/ac n Center Downtown I xx 1 (Grey Text) Prezones SECT/TOWN/RANGE COR Center Office Residential •i Automall District A • CD Residential Manufactured Homes '�_�_ GM Residential 10 du/ac n Commercial Arterial .....;•*, Automall District B - Residential 14 du/ae !;CA::': Commercial Arterial Automall PAGE j as Residential Multi-F•mlly Intill Commercial Offlos . a x CM Residential Multi-Family Neighborhood Center n Industrial - Heavy INDEX w a se I•• Residential Multi-Family Suburban Center in Industrial - Medium to N = Residential Multi-Family Urban Center Industrial — Light i o • I-1 Public Use 0 ce • CITY �.__ __E' RENTON Planning/Building/Public Works Department Gregg Zimmerman P.E.,Administrator Jesse Tanner,Mayor November 1,2000 • Mr.David Halinen,P.E. Halinen Law Offices,P.S. Bellevue Place/Bank of America Bldg. 10500 NE 81, Suite 1900 ' Bellevue,WA 98004 SUBJECT: EXCEPTION THROUGH MODIFICATION REQUEST—PROTECTED SLOPES,LIBERTY RIDGE PRELIMINARY PLAT,FILE NO.LUA-00- 123,PP,ECF ; Dear Mr.Halinen: We have received the above referenced request for modification from the protected slopes provisions of Critical Areas Ordinance 4835.' Our review and decision regarding this request follow. Summary of Request . • The applicant, Liberty Ridge LLC, is seeking .preliminary approval of a phased single-family residential plat to be located::on:a 107-acre,site: Due to the presence of steep slopes on the property,the proposal also requires approval of an Exception through Modification to allow work within"protected"slope areas. A modification request was included with the applicant's land use application as allowed under the Critical Areas Ordinance-#4835. Section 4-3-050.N.2(attached)allows the Administrator to grant modifications from the Geologic Hazards regulations for individual cases provided that the modification meets the following criteria(pursuant to RMC 4-9-250.D.2): a. • Will meet the objectives and safety, function, appearance, environmental protection and maintainability intended by the Code requirements, based upon sound engineering judgment;and b. Will not be injurious to other property(s)in the vicinity;and c. Conform to the intent and purpose of the Code; and d. Can be shown to be justified and required for the use and situation intended; and e. Will not create adverse impacts to other property(ies)in the vicinity. Document2\cor 1055 South Grady Way-Renton,Washington 98055 65 This paper contains 50%recycled material,20%post consumer f, • November 1,2000 Page 2 Background The Liberty Ridge Preliminary Plat is located east of Edmonds Avenue NE; between NE 3rd/NE 4th Street and Maple Valley Highway. The subject site contains areas designated as protected slopes and geologic hazards by the City's Critical Areas maps. The property is an old commercial gravel pit that was mined over several decades. The gravel pit has subsequently been filled to create a wide, flat area and is currently vegetated with grasses, shrubs and small deciduous trees. With the land use application, the applicant submitted a Geotechnical Report prepared by GeoEngineers dated September 7, 2000. The report is accompanied with Supplement No. 1, dated September 8, 2000 and Supplement No. 2, dated October 20, 2000. Soil conditions were evaluated by reviewing test pits and log borings,which indicate soils at the site consist of Vashon recessional glacial outwash, erosional remnants of Vashon glacial till and Vashon advance outwash over older interglacial and glacial soils and Tertiary bedrock. The City's Critical Areas Maps indicate.,the subject proper!),..contains high erosion hazards,high and moderate landslide hazards, and sensitive and protected steep slope areas. The Geologic Hazards portion of the Critical-Areas Ordinance prohibits;the'alteration of protected slope areas (i.e., a slope of 40% or greater with a minimum vertical rise,'of 15 feet). However, the regulations do allow for an exception,to.this prohibition when grading and filling against protected slopes created through mineral and'natural resource recovery activities (RMC section 4-3-050.J.5.b.2). The applicant has requested such a modification and has included justification to criteria specified in RMC section 4-3-050.N.2.b_2. The modification procedures that the geotechnical study undergo independent secondary review (RMC 4-3-050.J.3). AMEC Earth.and Environmental, Inc. completed the required independent review of the Geotechnical Report and Supplements prepared by GeoEngineers for the proposal. As stated in their letter, dated October 23, 2000, the information and recommendations included in the reports and plans appear to be complete and conform to the requirements of the Critical Areas Regulations. As detailed in Supplement No. 1, slopes that area 40%or greater currently exist along most of the proposed development area perimeter which range between 30 feet to 60 feet in height descending from the original upland surface to the pit floor. The pit floor gently slopes down to the northwest with an average slope of 2 to 7 percent. A large bluff of approximately 185 feet to 260 feet, which was also created by past mining activities, forms the south edge of the project site. There are also a number of localized 40% or greater slopes (less than 20 feet in height) scattered throughout the interior of the proposed development area. According to the Geotechnical Study submitted by the applicant, all of the slopes were created, or modified,by the mining of the property that occurred between 1960 and 1985... As indicated on the attached grading plan, the applicant is proposing to excavate mounds in two locations, excavate toe of slopes and construct retaining walls in three locations, backfill within two steep slope areas, and regrade three other protected slope locations. The proposal is to alter nine protected slope areas — all of which were created as part of past mining activities. The applicant maintains that the protected slope standards should not apply to construction activities on the site due to the created condition of the slopes. The approval of the modification request is necessary for the Preliminary Plat approval. Document2\cor November 1,2000 Page 3 Analysis a) Will meet the objectives and safety,function, appearance, environmental protection and maintainability intended by the Code requirements, based upon sound engineering judgment. The proposal would reduce the vertical extent of the steep slope areas created by past mining activities on the property, thereby improving long-term slope stability and mitigating potential erosion problems. The proposal would also meet the objectives and safety, function, appearance, environmental protection and maintainability intended by code requirements, based upon sound engineering judgment as presented by the Geotechnical consultants. b) Will not be injurious to other property(s)in the vicinity. The subject property is surrounded by the La Colina residential subdivision on the west, as well as the Mt. Olivet Cemetery. On,the east is the King County Maintenance Shops. Property zoned Resource,Conservation is located to the south. NE 3`d Street abuts the site on the north side. -' The proposal would ,serve-to•``benefit adjacent-properties by enhancing safety and improving the maintainability of the sloped areas.'„The approval of the modification is not anticipated to'the--injurious:to other properties in the vicinity of the Liberty Ridge property. c) Conform to the=intent and purpose of the Code. The approval of the modification would conform to the intent and purpose of the Code by allowing for the residential`development of the site,with sound engineering judgement and by improving long-term.slope stability. d) Can be shown to be justified and=required for the use and situation intended. t' • The subject site is designated for°residential use, as proposed by the applicant. The requested modification of man-made steep slope areas is necessary and justified for the development of the site as intended by the applicant. e) Will not create adverse impacts to other property(ies)in the vicinity. The proposed grading activities would not create significant adverse impacts to properties in the vicinity and will serve to restore the site for its intended use. Document2\cor • r November 1,2000 Page 4 Decision The Exception through Modification of the Critical Areas Ordinance in order to allow for the modification of protected slopes on the Liberty Ridge Preliminary Plat project site is approved, subject to the following conditions: • Pursuant to RMC 4-3-050.N.2.iv, any of the altered slope areas (as indicated on the attached grading plan) that remain 40% or steeper following site development shall be subject to all applicable geologic hazard regulations for steep slopes and landslide hazards in the Critical Area Ordinance. • A qualified geotechnical engineer shall be involved with the project through construction to confirm that the recommendations given in the geotechnical reports referenced in the October 23, 2000 independent secondary review letter provided by AMEC Earth and Environmental, Inc.(copy of letter attached)are implemented. Sincerely, A Pf7 l . . Gregg Zimmerman,Administrator Planning/Building/Public Works Department cc: La Pianta L.L.C. Liberty Ridge L.L.0 Jennifer Henning Lesley Nishihira • Appeal Process: Appeals of this administrative decision must be filed in writing on or before 5:00 PM November 14, 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 4-8-110.B. Additional information regarding the appeal process may be obtained from the Renton City Clerk's Office, (425)430-6510. Document2\cor _ . • r-----i S • -1 r 1 ...--s.77,,:-::•.1,.':4;:---7,-.... .. ... •It- . .-A, EAST PORT 0, 7 , . _..---i TRIAD ASSOCIAITA T zr A...k1 l c• . 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NE 4TH c.. t��ttr7ra u, „s...0 I_. _ i it I I fO magi t tTH - Palk i • n " ;T '�* -ILE: ST, �' --•dE' =TH�.B--ST.---1�—. ° °... tirk Ili .�•' •.. .g sr. d E--.o.ayl,i • I,•,.I Ji , l ir ." •`4�e, { a, RM-I ® ASS / ///; o0 r. - / ,., / / 1 B E �O H it 1 1 ' t' RMI �3� R8 /% / e�� ° R Toµ :______._f-/// ..,. ..a 3 -° o� m` �� -fM r �/f % //� ce`r I o I a 3 I /' R-10 / ' // 114 a tlj W 10"TER4-1- 1:1 * _ 4., „PA ..°".."“7:r >,.. ':9'/ /i/7,-‘4 i 17\E I,_eT -w5 w CAI .w....1 Z / [ I i 11111g. to- ' IRu ea_gat iu!Y w_ 1 0 •./ ' r=200' I I i i 's �y, <CW NEIGHBORHOOD DETAIL MAP I�i,.rC? 44; arm.` 1 5 "-_-_E..5n-- _ p /, 1 1 • IL-P I IL P I 1 — 1 SUBJECT PROPERTY 1 ro. . ii' nor...s•.o.»....a s•-.4:-- __ _ ---- //' ° ., „.. "xZe-� ....°, 4. '\\ "`�= /3E20 Acres 1 // 34 I '�I Nsa r I /�// R-10 RC I rAy I Ji'I_ I; • ;�-- -_ �. +t� s•,.,n - `` y /'� ATE siGH-q `�'1".�.'M'ah� VA&'.�b..r..^'' 1' � FJJ �'zyl s :=i" • - T'" y�, •Gaiticd 2e 6 ® t 1 fl •&1• i o SE sm ST l � / �� 4 : HI:,.y. fly. • R-8 t r �i At_I •1^ � -/ 1 y°°°'"-- ... 11 r�j, Y _e/�ttlali� CEkgR N jlR tKi�. 1 ,�i0 11E.1444124k# e j .- / / 4 ,`E''Pt s S, U �6�,1`.` - -__- ?i`F,� �j �y?�� �'e J" Fr s "'L:a'.c"t ""'es:t�' ,,,... , —,..„ ..c,„,. ..„. ....:,„--,,,, ,,,,,,-..._.74,10 ; ..4k,,l&.,4E2,,,,,,,..,,, .».,.ss....it �. A I \ `1c ,ws,w,sacw�a k•.Fjy%:Y IY <•I, z-447/�i,'. ,44147 I I \I ,\I a75/aes .,,, r"`"CM+?�!' ',.•4 `a :, �i': .. • ame DEVELOPMENT PLANNING October 23, 2000 CITY OF RENTON 0-91 M-13735-0 O C T 2 , 2000 RECEIVED City of Renton Development Services Division — Development/Planning Renton City Hall —6th Floor 1055 S. Grady Way Renton, Washington 98055 Attention: Ms. Lesley Nishihara • Subject: Independent Secondary Review—Liberty Ridge Development Project No. LUA-00-123, PP, ECF Renton, Washington Dear Ms. Nishihara: AMEC Earth and Environmental, Inc. (AMEC) has completed our independent secondary review of the proposed Liberty Ridge Development as required by City of Renton Ordinance No. 4835 Section 4-3-050.J.3. Our independent secondary review consisted of reviewing the following geotechnical engineering reports prepared by GeoEngineers, Inc.: • Geotechnical Report Special Study Proposed "Liberty Ridge"Residential Subdivision Development Renton, Washington, September 7, 2000 • Supplement No. 1: Geotechnical Report Special Study Proposed "Liberty Ridge" Residential Subdivision, September 8, 2000 • Supplement No. 2: Geotechnical Report Special Study Proposed "Liberty Ridge" -----Residential Subdivision, October, 20, 2000 • Report Geotechnical Services Top of Slope Setback Proposed Manufactured Home Park Renton, Washington, March 7, 1994 • Report Hydrologic & Geotechnical Services Proposed Residential Development Renton, Washington, October 24, 1994 • Geotechnical Summary of Drainage System Construction Monitoring at the Site of the Proposed "Liberty Ridge" Subdivision (Former "Cedar Crest" Site) Renton, Washington, July 11, 2000 AMEC Earth&Environmental,Inc. 11335 N.E. 122nd Way,Suite 100 Kirkland,Washington . USA 98034 Tel (425)820-4669 Fax (425)821-3914 www.amec.com \KCIRKLANO MAIN\VOL1\SHARED\WORDPROC\_Proiects\13000s\13735 City of RentonlLiberty Ridge Review Letter.doc y amed City of Renton • 091 M137350 • October 23,2000 Page 2 In addition, we reviewed the Preliminary Grading and Tree Cutting/Land Clearing Plan and Road Sections prepared by Triad Associates, dated September 1, 2000, and made a brief site visit in the company of Mr. David Halinen on October 3, 2000. AMEC did not perform any independent investigations at the site and generated no additional information on the site or the proposed development. Our review was wholly based upon the information given to us by the applicant. Based on our review, the information and recommendations included in the above referenced reports and plans appear to be complete and conform to the requirements of the City of Renton Ordinance 4835. We recommend that a qualified geotechnical engineer be involved with the project through construction to confirm that the recommendations given in the geotechnical reports are implemented. It has been a pleasure to work with you on this project. If you have any questions or require additional information, please give us a call. Sincerely, AMEC rt & Envir nmental, Inc. Clifford C. Knitter Principal CCK/jdp cc: Halinen Law Offices, P.S. (Bellevue, Washington) attn: D.L. Halinen \\KIRKLAND MAIN\VOLI\SHARED\WOROPROC\_Projects\13000s\13735 City of Renton\Liberty RiCge Review Letter.doc Fir PROPERTY —RVICES FEE REVIEW FOR SUBDI—TONS No. 2000 -041 . LI;a '(yI -�>✓ Lam. APPLICANT: 1.4 RECEIVED FROM (date) pvvY JOB ADDRESS: Ebf-1 LltsAuE"1.4),8' E'WU NE31=b/I,JE91, -itj WO# -7f37.38 NATURE OF WORK: I LND# 10 - 03�3 PRELIMINARY REVIEW OF SUBDIVISION BY LONG PLAT, NEED MO INFORMATION: ❑ LEGAL DESCRIPTION SHORT PLAT, BINDING SITE PLAN,ETC. ❑ PID#'s ❑ VICINITY MAP Cl FINAL REVIEW OF SUBDIVISION,THIS REVIEW REPLACES ❑ SQUARE FOOTAGE ❑ OTHER PRELIMINARY FEE REVIEW DATED -q 1 5) ❑ FRONT FOOTAGE -g02.7 ❑ SUBJECT PROPERTY PARENT PID# Ik?,05-4C 0 NEW KING CO.TAX ACCT.#(s)are required when 9ca:D7 assigned by King County. It is the intent of this development fee analysis to put the developer/ownt9hotice,that the fees quoted below may be applicable to the subject site upon development of the property. All quoted fees are potential charges that may be due and payable at the time the construction permit is issued to install the on-site and off-site improvements(i.e.underground utilities,street improvements,etc.) Triggering mechanisms for the SDC fees will be based on current City ordinances and determined by the applicable Utility Section. Please note that these fees are subject to change without notice. Final fees will be based on rates in effect at time of Building Permit/Construction Permit application. ❑ The existing house on SP Lot# ,addressed as has not previously paid SDC fees, due to connection to City utilities prior to existance of SDC fee Ord. SP Lot# will be subject to future SDC fees if triggering mechanisms are touched within current City Ordinances. ❑ We understand that this subdivision is in the preliminary stage and that we will have the opportunity to review it again before recordation. The following quoted fees do NOT include inspection fees, side sewer permits, r/w permit fees or the cost of water meters. SPECIAL ASSESSMENT DISTRICT PARCEL METHOD OF ASSESSMENT ASSESSMENT DISTRICTS NO. NO. ASSESSMENT UNITS OR FEE Latecomer Agreement(pvt)WATER Latecomer Agreement(pvt)WASTEWATER Latecomer Agreement(pvt) OTHER c=I I oF3 o a S224.52 X Uu t t 35 ID .�r11u r Special Assessment District/WATER I '- Special Assessment District/WASTEWATER Joint Use Agreement(METRO) Local Improvement District Traffic Benefit Zones $75.00 PER TRIP, CALCULATED BY TRANSPORTATION FUTURE OBLIGATIONS I I SYSTEM DEVELOPMENT CHARGE-WATER 0 Estimated #OF UNITS/ SDC FEE ❑Pd Prey. 0 Partially Pd(Ltd Exemption) ❑ Never Pd SQ.FTG. Single family residential$850/unit x 43a, $ 370 ,C00en.a0 Mobile home dwelling unit$680/unit in park Apartment, Condo$510/unit not in CD or COR zones x Commercial/Industrial, $0.113/sq.ft.of property(not less than$850.00)x Boeing,by Special Agreement/Footprint of Bldg plus 15 ft perimeter(2,800 GPM threshold) SYSTEM DEVELOPMENT CHARGE-WASTEWATER 0 Estimated ❑Pd Prey. 0 Partially Pd(Ltd Exemption) 0 Never Pd Single family residential$585/unit x .4. c 6 255;va.C3,cDc:, Mobile home dwelling unit$468/unit x Apartment,Condo$350/unit not in CD or COR zones x Commercial/Industrial$0.078/sq.ft.of property x(not less than$585.00) SYSTEM DEVELOPMENT CHARGE-SURFACEWATER 0 Estimated ❑ Pd Prey. 0 Partially Pd(Ltd Exemption) 0 Never Pd Single family residential and mobile home dwelling unit$385/unit x C3 ILF1L1 .m 4.J. W ) All other properties$0.129sq ft of new impervious area of property x IL T %L_1 (not less than$385.00) PRELIMINARY TOTAL $ L./3l a ) Cis . ��-rf,oC 'rJ 10/3I/On �' N Signatt4of R tewing Authority DATE 0 0 N ►i o O *If subject property is within an LID, it is developers responsibility to check with the Finance Dept. for paid/un-paid status. ❑ Square footage figures are taken from the King County Assessor's map and are subject to change. 0 Current City SDC fee charges apply to N _ m 0 c:/template/feeapp1/tgb EFFECTIVE July 16, 1995/Ord.Nos.4506, 4507,4508,4525, and 4526 _ .. ._7:1 E .„ 1 1r'S CITY OF RENTON 3•14>^.r,►w�'., 61 'oca Planning/Building/Public Works r►w :rfl-s Rft) "'%s MEMORANDUM «a.z`Mr1. /Oc DATE: October 30, 2000 TO: Gregg Zimmerman,Administrator FROM: Lesley Nishihira,Associate Planner(x7270)vO SUBJECT: Exception Through Modification Request—Protected Slopes Liberty Ridge Preliminary Plat, File No. LUA-00-123, PP, ECF Summary of Request The applicant, Liberty Ridge LLC, is seeking preliminary approval of a phased single-family residential plat to be located on a 107-acre site. Due to the presence of steep slopes on the property, the proposal also requires approval of an Exception through Modification to allow work within "protected" slope areas. A modification request was included with the applicant's land use application as allowed under the Critical Areas Ordinance-#4835. Section 4-3-050.N.2 (attached) allows the Administrator to grant modifications from the Geologic Hazards regulations for individual cases provided that the modification meets the following criteria (pursuant to RMC 4-9-250.D.2): a. Will meet the objectives and safety, function, appearance, environmental protection and maintainability intended by the Code requirements, based upon sound engineering judgment; and b. Will not be injurious to other property(s) in the vicinity; and c. Conform to the intent and purpose of the Code; and d. Can be shown to be justified and required for the use and situation intended; and e. Will not create adverse impacts to other property(ies) in the vicinity. Background The Liberty Ridge Preliminary Plat is located east of Edmonds Avenue NE; between NE 3rd/NE 4th Street and Maple Valley Highway. The subject site contains areas designated as protected slopes and geologic hazards by the City's Critical Areas maps. The property is an old commercial gravel pit that was mined over several decades. The gravel pit has subsequently been filled to create a wide, flat area and is currently vegetated with grasses, shrubs and small deciduous trees. With the land use application, the applicant submitted a Geotechnical Report prepared by GeoEngineers dated September 7, 2000. The report is accompanied with Supplement No. 1, dated September 8, 2000 and Supplement No. 2, dated October 20, 2000. Soil conditions were evaluated by reviewing test pits and log borings, which indicate soils at the site consist of Vashon recessional glacial outwash, erosional remnants of Vashon glacial till and Vashon advance outwash over older interglacial and glacial soils and Tertiary bedrock. The City's Critical Areas Maps indicate the subject property contains high erosion hazards, high and moderate landslide hazards, and sensitive and protected steep slope areas. The Geologic Hazards portion of the Critical Areas Ordinance prohibits the alteration of protected slope areas (i.e., a slope of 40%or greater with a minimum vertical rise of 15 feet). However, the regulations CITY OF RENTON Planning/Building/Public Works MEMORANDUM DATE: October 30, 2000 TO: Gregg Zimmerman,Administrator FROM: Lesley Nishihira, Associate Planner(x7270)T SUBJECT: Exception Through Modification Request—Protected Slopes Liberty Ridge Preliminary Plat, File No. LUA-00-123, PP, ECF Summary of Request The applicant, Liberty Ridge LLC, is seeking preliminary approval of a phased single-family residential plat to be located on a 107-acre site. Due to the presence of steep slopes on the property, the proposal also requires approval of an Exception through Modification to allow work within "protected" slope areas. A modification request was included with the applicant's land use application as allowed under the Critical Areas Ordinance-#4835. Section 4-3-050.N.2 (attached) allows the Administrator to grant modifications from the Geologic Hazards regulations for individual cases provided that the modification meets the following criteria (pursuant to RMC 4-9-250.D.2): a. Will meet the objectives and safety, function, appearance, environmental protection and maintainability intended by the Code requirements, based upon sound engineering judgment; and b. Will not be injurious to other property(s) in the vicinity; and c. Conform to the intent and purpose of the Code; and d. Can be shown to be justified and required for the use and situation intended; and e. Will not create adverse impacts to other property(ies) in the vicinity. Background The Liberty Ridge Preliminary Plat is located east of Edmonds Avenue NE; between NE 3rd/NE 4th Street and Maple Valley Highway. The subject site contains areas designated as protected slopes and geologic hazards by the City's Critical Areas maps. The property is an old commercial gravel pit that was mined over several decades. The gravel pit has subsequently been filled to create a wide, flat area and is currently vegetated with grasses, shrubs and small deciduous trees. With the land use application, the applicant submitted a Geotechnical Report prepared by GeoEngineers dated September 7, 2000. The report is accompanied with Supplement No. 1, dated September 8, 2000 and Supplement No. 2, dated October 20, 2000. Soil conditions were evaluated by reviewing test pits and log borings, which indicate soils at the site consist of Vashon recessional glacial outwash, erosional remnants of Vashon glacial till and Vashon advance outwash over older interglacial and glacial soils and Tertiary bedrock. The City's Critical Areas Maps indicate the subject property contains high erosion hazards, high and moderate landslide hazards, and sensitive and protected steep slope areas. The Geologic Hazards portion of the Critical Areas Ordinance prohibits the alteration of protected slope areas (i.e., a slope of 40% or greater with a minimum vertical rise of 15 feet). However, the regulations Slope Modification Request Liberty Ridge Preliminary Plat October 30,2000 Page 2 of 3 .^ _ �,yl� do allow for an exception to this pro ibition when grading and filling against protected slopes created through mineral and natural esource recovery activities (RMC section 4-3-050.J.5.b.2). The applicant has requested s a modification and has included justification to criteria specified in RMC section 4-3-0 .N.2.b.2. The modification procedures-that the geotechnical study undergo independent secondary review (RMC 4-3-050.J.3). AMEC Earth and Environmental, Inc. completed the required independent review of the Geotechnical Report and Supplements prepared by GeoEngineers for the proposal. As stated in their letter, dated October 23, 2000, the information and recommendations included in the reports and plans appear to be complete and conform to the requirements of the Critical Areas Regulations. As detailed in Supplement No. 1, slopes that area 40% or greater currently exist along most of the proposed development area perimeter which range between 30 feet to 60 feet in height descending from the original upland surface to the pit floor. The pit floor gently slopes down to the northwest with an average slope of 2 to 7 percent. A large bluff of approximately 185 feet to 260 feet, which was also created by past mining activities, forms the south edge of the project site. There are also a number of localized 40% or greater slopes (less than 20 feet in height) scattered throughout the interior of the proposed development area. According to the Geotechnical Study submitted by the applicant, all of the slopes were created, or modified, by the mining of the property that occurred between 1960 and 1985. As indicated on the attached grading plan, the applicant is proposing to excavate mounds in two locations, excavate toe of slopes and construct retaining walls in three locations, backfill within two steep slope areas, and regrade three other protected slope locations. The proposal is to alter nine protected slope areas — all of which were created as part of past mining activities. The applicant maintains that the protected slope standards should not apply to construction activities on the site due to the created condition of the slopes. The approval of the modification request is necessary for the Preliminary Plat approval. Analysis a) Will meet the objectives and safety, function, appearance, environmental protection and maintainability intended by the Code requirements, based upon sound engineering judgment. The proposal would reduce the vertical extent of the steep slope areas created by past mining activities on the property, thereby improving long-term slope stability and mitigating potential erosion problems. The proposal would also meet the objectives and safety, function, appearance, environmental protection and maintainability intended by code requirements, based upon sound engineering judgment as presented by the Geotechnical consultants. b) Will not be injurious to other property(s) in the vicinity. The subject property is surrounded by the La Colina residential subdivision on the west, as well as the Mt. Olivet Cemetery. On the east is the King County Maintenance Shops. Property zoned Resource Conservation is located to the south. NE 3`d Street abuts the site on the north side. The proposal would serve to benefit adjacent properties by enhancing safety and improving the maintainability of the sloped areas. The approval of the modification is not anticipated to the injurious to other properties in the vicinity of the Liberty Ridge property. c) Conform to the intent and purpose of the Code. The approval of the modification would conform to the intent and purpose of the Code by allowing for the residential development of the site with sound engineering judgement and by improving long-term slope stability. H:\DIVISION.S\DEVELOP.SER\DEV&PLAN.I NG\PROJECTS\00-123.LN\mod.doc Slope Modification Request Liberty Ridge Preliminary Plat October 30,2000 Page 3 of 3 d) Can be shown to be justified and required for the use and situation intended. The subject site is designated for residential use, as proposed by the applicant. The requested modification of man-made steep slope areas is necessary and justified for the development of the site as intended by the applicant. e) Will not create adverse impacts to other property(ies) in the vicinity. The proposed grading activities would not create significant adverse impacts to properties in the vicinity and will serve to restore the site for its intended use. Recommendation Staff recommends the approval of the Exception through Modification of the Critical Areas Ordinance in order to allow for the modification of protected slopes on the Liberty Ridge Preliminary Plat project site, subject to the following condition: • Pursuant to RMC 4-3-050.N.2.iv, any of the altered slope areas (as indicated on the attached grading plan) that remain 40% or steeper following site development shall be subject to all applicable geologic hazard regulations for steep slopes and landslide hazards in the Critical Area Ordinance. cc: David Halinen, project contact Liberty Ridge LLC, property owner La Pianta LLC, property owner Appeal Process: Appeals of this administrative decision must be filed in writing on or before 5:00 PM November 14, 2000. 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T 1'•' ,ss NE-- -•-4ix�.]d ST.----ram—' g10 el.g I j / if // �� }! P ii '+ 1 LONAL RM-I �S / /i W o ,..,,:,... ..,.„„ olt RM-I R-8 / / // 1 B E * H , . n.w �i`/] lir , ' .fr . R 10 t. f //// o5z� RM-! 0 �J /// iIiii± # 3' • "In' _„-,,,--0-'‘,, ..,•mv•amimmtaniir",•, 8.‘,.„. '+'17,; A / ,,, 0 / "./ /4'7 . • • ..." /tefi/ / f;9 6,4 .., W R-10 /4y �j/• .'.',•.' I YTE- I 1 geY+1 ��„,,��_' .a:a ..«., YK ' j /+/ II If-' , i+. I v 1 z s 4: R 8 Q g/ /r+� /7\1 E" `: n. fib¢ Q ..... ' .:..1ou:,. •o,„c I I \ _ ---------- {::;�;: � rill L':�'Ja Z ai // I •I i111! 1 tictL__17-7:::____.:..! O r=zoo' I I ii4 4 ., /1/1 NEIGHBORHOOD DETAIL MAP :----•----- --- ---------_:- ,, SUBJECT PROPERTY _=;� // ---_-- I / '1 I\\ _ :3620 Acres I // 3�..Ga / 1 I �s9 r I / '/ R 10 I' I if R 8 b I. 1' r•. 1 :'`�, AI: .n. ,...:l '114:...16:..„ �► RCINV' RC I xl Car.A' \ t. '1 .„,,c`rt 'AO ,f I I=; I 1 31. • '°•'•1` � - ...., r,. y am] y yyu�y��- r� .., ErPri '4 •Gott Loll ATFIGly 1 +.� -` -tetO�y e 'S >e« 'O e o R_8 sE arx sr. e [�]`�"I��� / Y ru, \1/41/4„ ' y Rorer v,ow Pork.............. ;. y T [� 'V ,` ` ... '"� cedar ....«., klill ,°.,,,.,. -, ",, '1,44, . to va-F .`•�D..0,3 � s}r�1, gi.411 g 01 d Rr,„'- w &;,APo �W, 47 i t,—ri ,k'�'''Pie, WS!,v "`^.... 9 I 1 11 1 1 I NZ., = °•'-o, �y ir, 1 4 1 1 1 j Gail,Lot 5 .` Sf�S[ Ril , `�\i .L`"�a, r ry 6`��t '*A m Y �I _f e}. L • mi 1\ 1 11 10.75 Goes n,: ` .�•�_ « Cu. , arne . • DEVELOPMENT PLANNING October 23, 2000 CITY OF RENTON 0-91M-13735-0 O C r 2 2000 RECEIVED City of Renton Development Services Division — Development/Planning Renton City Hall — 6th Floor 1055 S. Grady Way Renton, Washington 98055 Attention: Ms. Lesley Nishihara Subject: Independent Secondary Review— Liberty Ridge Development Project No. LUA-00-123, PP, ECF Renton, Washington Dear Ms. Nishihara: AMEC Earth and Environmental, Inc. (AMEC) has completed our independent secondary review of the proposed Liberty Ridge Development as required by City of Renton Ordinance No. 4835 Section 4-3-050.J.3. Our independent secondary review consisted of reviewing the following geotechnical engineering reports prepared by GeoEngineers, Inc.: • Geotechnical Report Special Study Proposed "Liberty Ridge"Residential Subdivision Development Renton, Washington, September 7, 2000 • Supplement No. 1: Geotechnical Report Special Study Proposed "Liberty Ridge" Residential Subdivision, September 8, 2000 • Supplement No. 2: Geotechnical Report Special Study Proposed "Liberty Ridge" ---Residential Subdivision, October, 20, 2000 —_ • Report Geotechnical Services Top of Slope Setback Proposed Manufactured Home Park Renton, Washington, March 7, 1994 • Report Hydrologic & Geotechnical Services Proposed Residential Development Renton, Washington, October 24, 1994 • Geotechnical Summary of Drainage System Construction Monitoring at the Site of the Proposed "Liberty Ridge" Subdivision (Former "Cedar Crest" Site) Renton, Washington, July 11, 2000 AMEC Earth&Environmental,Inc. 11335 N.E. 122nd Way,Suite 100 Kirkland,Washington . USA 98034 Tel (425)820-4669 Fax (425)821-3914 www.amec.com \\KIRKLAND_MAINWOLI\SHARED\WORDPROC\ Projects\13000s\13735 City of RentonlLiberty Ridge Review Letter.doc ' •,i I1 ame City of Renton • 091M137350 October 23,2000 Page 2 In addition, we reviewed the Preliminary Grading and Tree Cutting/Land Clearing Plan and Road Sections prepared by Triad Associates, dated September 1, 2000, and made a brief site visit in the company of Mr. David Halinen on October 3, 2000. AMEC did not perform any independent investigations at the site and generated no additional information on the site or the proposed development. Our review was wholly based upon the information given to us by the . applicant. Based on our review, the information and recommendations included in the above referenced reports and plans appear to be complete and conform to the requirements of the City of Renton Ordinance 4835. We recommend that a qualified geotechnical engineer be involved with the project through construction to confirm that the recommendations given in the geotechnical reports are implemented. It has been a pleasure to work with you on this project. If you have any questions or require additional information, please give us a call. Sincerely, AMEC rt & Envir nmental, Inc. Clifford C. Knitter Principal CCK/jdp cc: Halinen Law Offices, P.S. (Bellevue, Washington) attn: D.L. Halinen • \\KIRKLAND MAIN\VOL1\SHARED\WORDPROC\ Projects\13000s113735 City of Renton\Liberty Ridge Review Letter.doc Aft inZOWashington State Northwest Region Department of Transportation 15700 Dayton Avenue North P.O. Box 330310 Sid Morrison Seattle,WA 98133-9l7�J0 Secretary of Transportation ` IiP op (206)440-4000 f,2«;-f,7 October 25, 2000 OCT 6 470 Lesley Nishihira �vE City of Renton Development Services Department 1055 S Grady Way Renton, WA 98055-3232 RE: SR 405, Vic. MP 4.00, CS 1731 Liberty Ridge Preliminary Plat, Land Use No. LUA-00-123,PP,ECF Dear Ms.Nishihira: Thank you for giving us the opportunity to review the Notice of Application for the Liberty Ridge Preliminary Plat,which is located east of Edmonds Ave NE,between NE 3rd/NE 4th Street and Maple Valley Highway. We request that a traffic study be prepared to 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. From the size of this development(436 homes), we expect that a large number of vehicle trips generated by this development will use SR 405. We are particularly concerned with the impacts to this facility. If you have any questions,please call John Collins at(206)440-4915. Sincerely, Craig J. Stone, P.E. Area Administrator- South King CJS:jc JTC cc: file 10/23/2000 12:18 FAX 253 941 9985 FEDERAL WAY RINI{OS iiuui 1 • Lenny Neafus 6205 24th Street NE Tacoma,Washington 98422 (253)952-5099 October 23,2000 City of Renton Development Services Division 1055 S Grady Way Renton WA 98055 Atm: Ms�_ .es�ey Nishihira Project Manager Re: Land Use#LUA-00-123,PP,FCF Application Name: Liberty Ridge Preliminary Plat Dear Ms. Nishihira, As advised,I am writing to comment on areas of concern for the above referenced application. I own land west of the subject property. There are no fire hydrants on the west side of Edmonds Ave NE. Considering the increase of tfaffic and population the application would propose,it is apparent that the surrounding properties would have an increased danger of fire. I believe the development would heed fire hydrants on each border side of the subject property. Also,I am concerned about the abandoned power lines of the subject property. Please detail what the future holds for the abandoned power lines. • Thank you for your consideration. Sincerely, • Lenny Neafu • (-1zS ames DEVELOPMENT CITY RENTON October 23, 2000 0-91M-13735-0 OCT 2.5 2000 RECEIVED City of Renton Development Services Division — Development/Planning Renton City Hall — 6th Floor 1055 S. Grady Way Renton, Washington 98055 Attention: Ms. Lesley Nishihara Subject: Independent Secondary Review— Liberty Ridge Development Project No. LUA-00-123, PP, ECF Renton, Washington Dear Ms. Nishihara: AMEC Earth and Environmental, Inc. (AMEC) has completed our independent secondary review of the proposed Liberty Ridge Development as required by City of Renton Ordinance No. 4835 Section 4-3-050.J.3. Our independent secondary review consisted of reviewing the following geotechnical engineering reports prepared by GeoEngineers, Inc.: • Geotechnical Report Special Study Proposed "Liberty Ridge"Residential Subdivision Development Renton, Washington, September 7, 2000 • Supplement No. 9: Geotechnical Report Special Study Proposed "Liberty Ridge" Residential Subdivision, September 8, 2000 • Supplement No. 2: Geotechnical Report Special Study Proposed "Liberty Ridge" Residential Subdivision, October, 20, 2000 • Report Geotechnical Services Top of Slope Setback Proposed Manufactured Home Park Renton, Washington, March 7, 1994 • Report Hydrologic & Geotechnical Services Proposed Residential Development Renton, Washington, October 24, 1994 • Geotechnical Summary of Drainage System Construction Monitoring at the Site of the Proposed "Liberty Ridge" Subdivision (Former "Cedar Crest" Site) Renton, Washington, July 11, 2000 AMEC Earth&Environmental, Inc. 11335 N.E. 122nd Way,Suite 100 Kirkland,Washington USA 98034 Tel (425)820-4669 Fax (425)821-3914 www.amec.com \\KIRKLAND_MAIN\VOL1\SHARED\WORDPROC\_Projects\13000s\13735 City of Renton\Liberty Ridge Review Letter.doc r ame City of Renton 091 M137350 October 23,2000 Page 2 In addition, we reviewed the Preliminary Grading and Tree Cutting/Land Clearing Plan and Road Sections prepared by Triad Associates, dated September 1, 2000, and made a brief site visit in the company of Mr. David Halinen on October 3, 2000. AMEC did not perform any independent investigations at the site and generated no additional information on the site or the proposed development. Our review was wholly based upon the information given to us by the applicant. Based on our review, the information and recommendations included in the above referenced reports and plans appear to be complete and conform to the requirements of the City of Renton Ordinance 4835. We recommend that a qualified geotechnical engineer be involved with the project through construction to confirm that the recommendations given in the geotechnical reports are implemented. It has been a pleasure to work with you on this project. If you have any questions or require additional information, please give us a call. Sincerely, AMEC rt & Envir nmental, Inc. Clifford C. Knitter Principal CCK/jdp cc: Halinen Law Offices, P.S. (Bellevue, Washington) attn: D.L. Halinen \\KIRKLAND_MAIN\VOL1\SHARED\WORDPROC\_Projects\13000s\13735 City of Renton\Liberty Ridge Review Letter.doc DEVECITYLOPMENTOFRENTO ELANNINGN AGREEMENT REGARDING GRAVEL PIT OCT 2; 2000 BOUNDARY GRADE RESTORATION • RECEIVED This AGREEMENT REGARDING GRAVEL PIT BOUNDARY GRADE STORATION (this"Agreement")is made and entered into this 2,5 day of Oeh bQ'r 2000,by and between KING COUNTY, a political subdivision of the State of Washington (the "County"), and LA PIANTA LLC, a Washington limited liability company("La Pianta"),with respect to the following facts. Recitals A. The County owns certain property in Renton, Washington as depicted on the map attached hereto as Exhibit A and legally-described on Exhibit B (the "County Property"). The County Property has been used for gravel mining operations in the recent past and is currently being used for the County Public Works maintenance shops and equipment and storage yard. B. The property immediately adjacent to the south boundary of the County Property(as shown on Exhibit A) is currently owned by La Pianta. La Pianta's overall property(the"La Pianta Property") is legally-described as follows: Lots 2, 5 and 6 of City of Renton Lot Line Adjustment No. LUA-00-020-LLA as recorded in the real property records of King County, Washington under recording number 20000414900001. Gravel mining operations have previously been conducted on the La Pianta Property. C. It is anticipated that the La Pianta Property will ultimatelybe subdivided into a single- family residential development. (The currently anticipated name of the subdivision that some of the La Pianta Property will be a part of is "Liberty Ridge".) D. As illustrated on the drawings that are attached hereto as Exhibit C,there is presently an irregularly-shaped mound of gravelly material astride much of the County Property's south boundary(which is also the north boundary of the La Pianta Property's east leg)between two above- described properties resulting from the previous gravel mining operations on both sides of that boundary. E. The County hereby declares that it is in the best interests of the public and the parties hereto that said mound of gravelly material be modified as provided-for below to provide a more visually appealing site in general and to create a more uniform boundary condition along which the County can more readily place a security fence for its facilities prior to the residential development of the La Pianta Property. WHEREFORE, with respect to these facts, the parties agree as follows: AGREEMENT—Page 1 Draft dated September 26, 2000 Agreement 1. Grading Work to Be Performed by La Pianta; La Pianta to Seek Necessary Permit(s)and/or Approval(s)from Renton. La Pianta hereby agrees to perform the grading work on the County Property and the La Pianta Property as specified on the Grading Plan that is attached hereto as Exhibit D within the three-year period following the issuance by the City of Renton [and of other governmental agencies, if any permit(s) or approval(s) are necessary from any other governmental agenc(ies)] of all of the necessary permit(s) and/or approval(s) for the work (the "Work Period"). La Pianta shall use best efforts to obtain such permit(s) or approval(s) and the County agrees to have an authorized representative sign the application(s) for permit(s) or approval(s)upon presentation of such application(s)to the County. If La Pianta fails to obtain such permit(s) or approval(s)within two years following the date of last execution of this Agreement by all parties, then (unless the parties hereto agree in writing to an extension) this Agreement shall terminate and be of no further force or effect. After obtaining from the City of Renton the necessary permit(s)and/or approval(s)for the work,La Pianta shall give the County at least ten(10)days prior written notice of its intention to commence the work. 2. Royalty to Be Paid by La Pianta for the Material Removed From the County Property. Under the Grading Plan (Exhibit D), approximately 1,700 cubic yards of material are estimated to be relocated and placed as fill on the County Property and approximately 16,700 cubic yards of material are estimated to be removed from the County Property. The parties agree that(a) La Pianta be entitled to all of the material that it removes from the County Property and (b)that La Pianta shall pay the County at the end of the work a royalty equal to$2.00 per cubic yard of material that it removes from the County Property. 3. The County's Grant of a Right of Entry to La Pianta for the Work. The County hereby grants unto La Pianta the right to enter onto and upon the County Property during the Work Period for the purpose ofperforming the work described on the Exhibit D Grading Plan. The County agrees to place all engineering stakes on the County Property which may be necessary to assure that the final grades and slopes are in accordance with that Grading Plan and meet applicable County and City of Renton requirements and specifications. 4. Compliance with Laws. It shall be the obligation of La Pianta to comply with all applicable State, County, City and Federal codes, regulations, laws and ordinances which may pertain to the types of operations and activities involved. 5. Indemnification. La Pianta hereby agrees to indemnify, defend and hold harmless the County and its respective officers and employees from and against all claims, demands and causes of action on account of personal injuries or death or property damage arising out of or as a result of any negligent act or omission by La Pianta or anyone in La Pianta's control or employ in connection with this contract. 6. Certificate of Insurance. La Pianta hereby agrees to furnish to King County a - AGREEMENT—Page 2 Draft dated September 26, 2000 certificate of insurance evidencing contractual liability insurance and comprehensive general liability insurance for this contract in amounts of not less than $5,000,000.00 combined single limit with King County named as an additional insured. • 7. Changes to this Agreement to Be In Writing. The parties hereby acknowledge that this Agreement is the sole agreement among the parties concerning the subject matter hereof and that any changes to this Agreement must be in writing and executed by the parties. 8. Headings. The paragraph headings in this Agreement are for the convenience of the parties only and are not intended to modify or define it'in any way. 9. Agreement to Run With the Land. This Agreement shall run with the above- described lands and shall inure to the benefit of and be binding upon the parties and their respective heirs, successors and assigns. IN WITNESS WHEREOF,the parties hereto set their hands and seals the day and year first written above. KING COUNTY, WASHINGTON By: VW Date: Lr'/Z��ct> APPROVED: KING COUNTY ROAD SERVICES DIVISION, DEPARTMENT OF TRANSPO ON By: itle r Date: /e/o?,?jA-e---- APPROVED AS TO FORM: By: eputy Prosecuting Attorney Date: //--/3--w 0 AGREEMENT—Page 3 Draft dated September 26, 2000 LA PIANTA LLC, a Washington limited liability company By: METRO LAND DEVELOPMENT, INC., its Manager • By: M.A. Segale, President Date: ZVv c!. • STATE OF WASHINGTON) ) ss. COUNTY OF KING , ) • On this day of Q 3k:te r , 2000, before me, the undersigned, a Notary Public in and for the State of Washington, duly commissioned and sworn, personally appeared Dive/ Woilqsch a+ to me known to be the signatory designee of the County Executive of King County`Washington, the person who signed the within and foregoing instrument for King County for the uses and purposes therein stated and acknowledged to me that he signed the instrument as the free and voluntary act and deed of King County and that he was so authorized to sign. IN WITNESS WHEREOF I have hereunto set my hand and official seal the day and year first above written. ea/11409 , (Signature ot Notary) earo/ J TAohi pso/ (Print or stamp name of Notary) NOTARY PUBLIC in and for the State of Washington,residing at,Sea7 G . My appointment expires: //—/5-2L OO . AGREEMENT—Page 4 Draft dated September 26, 2000 STATE OF WASHINGTON) ) ss. COUNTY OF KING ) On this olo day of , 2000, before me, the undersigned, a Notary Public in and for the State of Washington, duly commissioned and sworn,personally appeared M. A. Segale,to me known to be the person who signed as President of Metro Land Development,Inc:, Manager of La Pianta LLC, the limited liability company that executed the within and foregoing instrument, and acknowledged said instrument to be the free and voluntary act and deed of said corporation and of said limited liability company for the uses and purposes therein mentioned, and on oath stated that he was authorized to execute said instrument on behalf of the corporation and that the corporation was authorized to execute said instrument on behalf of the limited'liability company. IN WITNESS WHEREOF I have hereunto set my hand and official seal the day and year first above wri en. / / A-4Z \A A. (Si ature of Not 1 (Print or stamp name of Notary) s/i `� Mif • NOTARY PUBLIC in and f the Sta �''t�4� 4wws,"'`�My of Washington, residing at My appointment expires: g-/ .. D:\CF12418\003\AGRMT.D5.wpd • AGREEMENT—Page 5 Draft dated September 26; 2000 • /0. I / TRIAD ASSOCIATES • Prment oject Enginlienageering Civil ec5iveerina land Surveying Land Ose Planning a1 STRE A land/napeland/napeArt6ite Architecture e Deep ueu uetn Ave.Aee.NE Kirkland.rem�rne e � rra / f' Tel 426.E212i1E Pee 175.521.7/81 RvN Tall Prte e00.488.000 m.Wedeesnemm iNEMMEMMEMMMEM 3 0 o z z Lill coCI � Q OC li 1 ., m rn• � � o IQ J o I • W KING t o � Y i N I V iw 4O.2 AL I 1)1 j . s I P. 0,\ I' • t'll, I I-- I BRBCE E.KNOIK 7LW \ , , PROJECT MANAGER \ PROJECBRADLET T.RFREEMAN,PLS 4 ��II PROJECT SURVEYOR �, ��` JWHEL L MATHEDOKASLA PE PROJECT ENGINEER .2.rkcr L.cox ASiA : =,,'' PROJECT LANDSCAPE ARCHITECT DATE: 9/25/00 -_ SCALE: HORL:1"=400. VERT.:N/A LLA Lot F __ IMENNIIIMMI v A. N .AK ini _ LLA Lot F W— .- . 1 i STAMP NOT VALID • SCALE 1" = 400' UNLESS SIGNED AND DATED MIIMIIMINIENNIMMINNI �----- t }, 1 i T-i T 1 I I i ! t ( I i t I t i I # t ! JOB NUMBER y'/ SR 769 `�\���``�� t J III t i i t I i 1 I t I i F i i O��®�� g 4L j 7' / —i----t---l-_L_.1--L-1__f_1_J_—L_1__I._1_�-1__J SHEEP NUMBER o �t ©2000 TRIAD ASSOCIATES �oP 8s EXHIBIT B Legal Description of the "County Property" SW 1/4 OF NE 1/4 SECTION 16, TOWNSHIP 23 NORTH, RANGE 5 EAST, W.M.,LESS BEGINNING ATSW CORNER; THENCE S.89-01-16 E. 683.33 FT TO POINT OF BEGINNING; THENCE N.01-04-13 E. 363.53 FT; THENCE S.89-03-38 E. 30 FT; THENCE N.01-04-13 E. 960 FT TO NORTH LINE OF SW 1/4 OF NE 1/4 OF SEC.;THENCE S.89-03-38 E. 612.05 FT TO NE CORNER OF SW 1/4 OF NE1/4 OF SEC.;THENCE S. 01-00-49 W. 1323.96 FT TO SE CORNER OF SW 1/4 OF NE1/4 OF SEC.; THENCE N.89-01-16 W. 643.36 FT TO POINT OF BEGINNING;LESS. NORTH 301.24 FT OF EAST 403.33 FT OF WEST 683.33 FT OF SW 1/4 OF NE 1/4 OF SEC.;LESS NORTH 60 FEET OF WEST 683.33 FT; EXCEPT EAST 403.33 FT OF SW 1/4 OF NE 1/4 OF SEC.; TOGETHER WITH NW 1/4 OF SE1/4 OF SEC.; TOGETHER WITH E 1/2 OF NW 1/4 LESS E 1/2 OF NE 1/4 OF NW 1/4 OF SEC., LESS NORTH 593.13 FT LYING 60 FT WEST OF WEST LINE OF E 1/2 OF NE 1/4 OF NW 1/4 OF SEC.; LESS PORTIONS OF SOUTH 80 FT OF W 1/2 OF NE 1/4 OF NW 1/4 OF SEC.;AND OF NORTH 870 FT OF WEST 645 FT OF SE 1/4 OF NW 1/4 OF SEC. LYING SELY OF FOLLOWING LINE—BEGINNING 648.74 FT SOUTH OF NW CORNER OF SE 1/4 OF NW1/4 OF SEC.; THENCE NELY TO NORTH LINE OF SE 1/4 OF NW 1/4 422.48 FT EAST OF NW CORNER OF SE 1/4 OF NW 1/4 OF SEC.; THENCE ALONG PROLONGATION OF SAID LINE TO NORTH LINE OF SAID SOUTH 80 FT OF W 1/2 OF NE 1/4 OF NW 1/4 OF SEC. 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Jmdeupe F 30• / o 1 \ o of Q Site rLL r . 1l 118L411sm Are.NH MIAs&ee cem1-dra °�_ j • Te1125J211448 Fez 42SZAI.S481 O I X - Tell Free 000.4BB.0750 m.ILtedux� 290 0 290 z \ A 280 \ - _ - - - I 280 co z PROPS D GRA1iE Z cc O U ks \ — _ I:: 111 U (R • CO Z �— - - - `� • OW CO 260 =XISTING GROUND 1 260 O ' • SECTION A—A • v ° N' 1 ~ o • COUNTY Et LA PIANTA _ c' CC • � 2 IOT 260 8V ROAD I C lOT 354 e W CO • (q 310 1� ` � z 310 � `� J W 10' (TYP) / o l \ oQ oQ Q cs a u. o 300 j m 300 6. �'f /J\m �� _ wl • 290 \ I1iii ,\ // p ,ez 290 / , 1 I \t 280 280 l _ 7 ___ ___.— - \ • = 270 EXISTING GROUND ,, t — l 270 •SECTION B-B z KING e KNOKIJON LA PIANTA mu E.MANAGER PROJECT MANAGER COON T Y PROJECT ROEV YOR PL5 MICHALL L.MATHESON.PE \ PROJECT ENGINEER 320 /_ \ 1(1T 26.5 C_ R(l n M �}� (JT .i.51 320 PROJE T LANBSCAPE ARCHITECT DATE: 9Z.I 7 0 / I SCALE: HORIZ:1"=100" YERI'.:1"e20' 310 I co Nommisiimiii � �\ r 310 0 SCALE: 1 "= 100' H ORI Z. 300 m \ 1 "= 20' VER T.8'-• 290 /L\ EXISTING GROUND / — ' \I \ 29.0 - • 2 s • • 280 v. _ // �, --/-i —\\ 280 • STAMP NOT VAl1D PROPOSED GRADE ' UNLESS SIGNED AND DATED emilminimi . 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DATE REYIBION BY CK �;�g PRELIMINARY GRADING PLAN " ' EASTERN PORTION — EXHIBIT D r : :- • LIBERTY RIDGEzp.or �CITY OF RENTON, WASHINGTON y 00220015 002225P 1 - 9/25/00 5123001 MI 110;23/00 11:37 FAX 00'I D-3 i ]oo1 ,,i{VVVV iii Of vll ame ' 4 :„, ,„„, Fax } I To Lesley Nishihara From Cliff Knitter DEVELOPMENT PLANNING Company City of Renton Direct Tel CITY OF RENTON Al Development Services Division OCT 23 2000 ;NI Development/Planning . , p 9 �• i Fax 425.430.7300 Fax GENE {`it� Pages 3 (inc. this pagui, .,,k,i Project No. 091M137350 Date October 23, 2000 ::: 1 Fax operator cc D.L. Halinen ,11 425.646.3467 1 Subject Liberty Ridge Project ,r. Project No. LUA-00-123,PP,ECF `, ` Attached is a letter summarizing our independent secondary review of the proposed Liberty Ridge Development. :.i rtE 51 ,^F tk i liirt ;'..7 Al .«j s tea i e� , AMEC Earth&Environmental,Inc. This fax message is confidential. If you •a 11335 N.E.122nd Way,Suite 100 are not the intended recipient please Kirkland,Washington notify us by telephone as soon as 4 USA 98034 possible and either return the message .; Tel (425)820-4669 by post or destroy it. If you are not the _4 Fax (425)821-3914 Intended recipient, any use by you of its www.amec.com contents is prohibited. oocument2 ; y Yid 10/23/00 11:38 FAX 141002 ?'I .tl {.'1 i, ....:i ame i ,,,,,, . :,,y DEVELOPMENT PLANNING �' ' October 23, 2000 • CITY OF RENTON ' 0-91 M-13735-0 . OCT 2 2000 <; City of Renton RECEIVED "r Development Services Division — Development/Planning Renton City Hall —6th Floor ''q 1055 S. Grady Way ,_' Renton, Washington 98055 Attention: Ms. Lesley Nishihara •,,; - 1 Subject: Independent Secondary Review—Liberty Ridge Development :;4 Project No. LUA-00-123, PP, ECF ••:` Renton, Washington '.;'i l Dear Ms. Nishihara: ,`04 AMEC Earth and Environmental, Inc. (AMEC) has completed our independent secondary review T•,'•,•,:i ; of the proposed Liberty Ridge Development as required by City of Renton Ordinance No. 4835 Section 4-3-050.J.3. Our independent secondary review consisted of reviewing the following _^i geotechnical engineering reports prepared by GeoEngineers, Inc.: ',i • Geotechnical Report Special Study Proposed `Liberty Ridge"Residential Subdivision Development Renton, Washington, September 7, 2000 ti • Supplement No. 1: Geotechnical Report Special Study Proposed "Liberty Ridge" Residential Subdivision, September 8, 2000 :., • • Supplement No. 2: Geotechnical Report Special Study Proposed "Liberty Ridge" R z Residential Subdivision, October, 20, 2000 • Report Geotechnical Services Top of Slope Setback Proposed Manufactured Home Park Renton, Washington, March 7, 1994 • Report Hydrologic & Geotechnical Services Proposed Residential Development ,9 Renton, Washington, October 24, 1994 `,.I • Geotechnical Summary of Drainage System Construction Monitoring at the Site of ., the Proposed "Liberty Ridge" Subdivision (Former "Cedar Crest" Site) Renton, Washington, July 11, 2000 " i.+i t AMEC Earth&Environmental,Inc. .I 11335 N.E.122"d Way,Suite 100 13 Kirkland,Washington r • USA 98034 Tel (425)820-4669 :!cl Fax (425)821-3914 ='ti www.amec.com 1\KIRKLAND_MAIN\VOL11SHARED\WORDPROC\_ProJects\13000s113735 City of RentonlLiberly Ridge Review Letter.doc .+Y„ e { 10/23/00 11:38 FAX 4 003 , A DEVELOPMENT PL,....JING ,j CITY OF RENT Me .ur OCT 2 ,c 200 :41 091M137350 ''`q City b rR23, 2000 RECEIVE()ED Page 2 'j# October 23, V G �A u� ;aft In addition, we reviewed the Preliminary Grading and Tree Cutting/Land Clearing Plan and Road Sections prepared by Triad Associates, dated September 1, 2000, and made a brief site j visit in the company of Mr. David Halinen on October 3, 2000. AMEC did not perform any 41 independent investigations at the site and generated no additional information on the site or the c:P4 proposed development. Our review was wholly based upon the information given to us by the ', applicant. E. Based on our review, the information and recommendations included in the above referenced reports and plans appear to be complete and conform to the requirements of the City of Renton ;-_1 Ordinance 4835. We recommend that a qualified geotechnical engineer be involved with the project through construction to confirm that the recommendations given in the geotechnical reports are implemented. ,Ai .,i1 It has been a pleasure to work with you on this project. If you have any questions or require I additional information, please give us a call. ," Sincerely, ;j ' AMEC rt &Envir nmental, Inc. °: ill Clifford C. Knitter s}3 Principal { q j:. CCK/jdp cc: Halinen Law Offices, P.S. (Bellevue, Washington) attn: D.L. Halinen .; ., i i i b•j 1 '1 A,l WIRKLAND MA1NWOLI ISHARELAWORDPROC\ Projects\13DOOs113735 City of Renton\Liberty Ridge Review Letter doe r' K,t . , I r Geo NjEngineers October 20,2000 Consulting Engineers and Geoscientists Offices in Washington, Liberty Ridge L.L.C. do Stoneway Concrete Oregon,and Alaska 1915 Maple Valley Highway DEVELOPMENT PLANNING Renton,Washington 98055 CITY OF RENTON OCT 2'. c-s 2000 Attention: Don Merlino and Gary Merlino �+ Supplement No. 2 RECEIVE D Geotechnical Report Special Study Proposed"Liberty Ridge"Residential Subdivision File No. 8296-001-01 INTRODUCTION This letter is Supplement No. 2 to our geotechnical special study report referenced above. This letter pertains to: (1) past grading activities that have occurred on the property, and (2)additional discussion/clarification regarding our rockery construction recommendations. We have prepared this letter in response to a request made by your attorney, David Halinen, to augment our main report, dated September 7, 2000, and our associated Supplement No. 1, dated September 8, 2000. The discussion in this supplement relies on the descriptions, analyses and figures presented in our aforementioned report and supplement. SITE GRADING ACTIVITIES In our Liberty Ridge report, we discussed in detail that the Liberty Ridge property has been extensively mined in the past. We stated that the surface of the upland portion of the property has been graded so that surface water would drain northward and not over the lip of the bluff that exists in the southern part of the property. Additionally,we noted that some stormwater detention ponds have been constructed and are still present on the property today. These details are discussed on pages 3,7,and 8 of our September 7 report. Some additional grading (cutting and filling) activities occurred on the site during 1997 and 1998. As much as 20 feet of fill was constructed in places. We should have discussed that grading activity in Item No. 3 of our September 7 report but inadvertently failed to do so. However, another GeoEngineers report exists relative to this subject, one dated July 11, 2000 and entitled "Report, Geotechnical Summary of Drainage System Construction Monitoring at the site GeoEngineers,Inc. 1101 Fawcett Ave.,Suite'200 Tacoma,WA 98402 Telephone(253)383-4940 Fax(253)383-4923 www.geoengineers.com Printed on recycled paper. • Liberty Ridge L.L.C. October 20,2000 Page 2 of the Proposed Liberty Ridge Subdivision (Former Cedar Crest Site), Renton, Washington, for Liberty Ridge L.L.C." We understand that that report was submitted to the City as part of the overall subdivision application materials for the proposed Liberty Ridge subdivision. In our July 11, 2000 report, we stated that our assignment was to observe construction of on- site drainage systems and to review compaction test results completed by others. Our construction observations of the drainage system installation were completed from April 11, 1997 through June 10, 1997. The drainage system was constructed in conjunction with some on-site excavation and fill embankments. The fill sources included material excavated on-site together with native soil excavated from nearby properties (adjacent to the west and from the property located across NE 3rd/4th Street to the north). The embankment was constructed in lifts, with each lift being mechanically compacted. We reviewed the fill compaction test results completed by Construction Testing Laboratories, Inc. from April 28, 1997 through August 21, 1997. We also observed the grading operation from time-to-time to verify the compaction test results. We conclude that fill placed at the site has been compacted to at least 90 percent of maximum dry density per ATSM D1557. ROCKERY RECOMMENDATIONS On page 21 of our Liberty Ridge report dated September 7, 2000, we discussed some general guidelines for constructing retaining walls, specifically rockeries. Additionally, rockery details are shown in Figures 6 and 7 of that report. We recommended that "rockeries be no more than 8 feet high under any conditions and that the maximum height be reduced to 5 feet or lower if the rockery is constructed to support a fill embankment". These recommendations apply for the three types of rockeries that we envision at this time: (1) rockeries constructed on native soils that support native slopes, (2) rockeries constructed on native soils that support compacted structural fill,and(3)rockeries constructed on compacted structural fill that support structural fill. In our Supplement No. 1 dated September 8, 2000, we discussed the use of retaining walls as shown on the Preliminary Plat Grading Plan by Triad Associates. The grading plan version we reviewed is dated September 1, 2000. According to that plan, retaining walls (other than rockeries)are located in three areas: (1)Lots 376 to 379,(2)Lots 426 to 429,and(3)Lots 270 to 271. The maximum heights of these walls are 14 feet, 23.5 feet, and 21 feet, respectively. Rockeries, according to that plan, are depicted in numerous areas and, as so depicted, would extend to heights greater than our recommended 8-foot limit in places. When final civil construction drawings for the project are prepared, either our rockery guidelines noted above should be implemented or alternative retaining wall designs should be used. We can provide recommendations for design of other types of retaining walls at your request. LIMITATIONS We prepared this report for use by Liberty Ridge L.L.C. and other members of the project team and for consideration by the City of Renton. The conclusions and recommendations in our main report and Supplement No. 1 to Liberty Ridge,L.L.C. dated September 7,and September 8, G e o E n g i n e e r s File No. 8296-001-01-1140 Liberty Ridge L.L.C. October 20,2000 Page 3 2000, respectively, are incorporated in this report by reference and should be applied in their entirety. The comments and conclusions in this report may be provided to prospective contractors for bidding or estimating purposes; but our report, conclusions and interpretations should not be construed as a warranty of the subsurface conditions. If there are any changes in the grades, location, configuration, or type of construction planned, the conclusions and recommendations presented in this report might not be fully applicable. If such changes are made, we should be given the opportunity to review our conclusions and recommendations and to provide written modification or verification, as appropriate. When the design is finalized, we recommend that GeoEngineers be engaged to review those portions of the plans and specifications that relate to geotechnical considerations to check that our recommendations have been interpreted and implemented as intended. There are possible variations in subsurface conditions between the locations of the explorations and some variations also occur over time. Some contingency for unanticipated conditions should be included in the project budget and schedule. We recommend that sufficient monitoring, testing and consultation be provided by our firm during construction to: (a) confirm that the conditions encountered are consistent with those assumed; (b) provide recommendations for design changes should the conditions revealed during the work differ from those anticipated; and (c) to evaluate whether or not earthwork and foundation installation activities comply with the contract plans and specifications. Our scope of work 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. / 4► GeoEngineers File No. 8296-001-01-1140 i , Liberty Ridge L.L.C. October 20,2000 Page 4 Within the limitation of scope, schedule,and budget, our services have been accomplished in accordance with generally accepted practices in this area at this time. No warranty or other conditions,express or implied, should be understood. Yours very truly, GeoEngineers,Inc. f I A f:. AT,Akk.1,1 ''!,,li i 4 0 „� �'�. y•+g,'£€ li Ig• -:, Gary W.Henderson,PE. ♦ 9 rp�i'' Principal 01l� ►1�1� ;20.10-..--- � 0gd:57,,_... Jon W.Koloski Principal GWH:JWK:vc Document ID: 829600101 SuppNo.2_4.doc Sixteen copies submitted Copyright°2000 by GeoEngineers,Inc. All rights reserved GeoEngineers File No. 8296-001-01-1140 CITY OF RENTON Planning/Building/Public Works MEMORANDUM DATE: October 12, 2000 TO: File No. LUA-00-123, PP, ECF FROM: Lesley Nishihira,Associate Planner(x7270) SUBJECT: Fill Material Source Statement for Liberty Ridge Preliminary Plat A fill material source statement for the above referenced project was requested on September 26, 2000 due to the site's inclusion within Aquifer Protection Areas (zone 1 and 2). Upon further analysis of the code provision which requires the source statement, it has been determined that the statement is not necessary for the preliminary review of the proposed subdivision. The applicant will be required to submit a fill material source statement"prior to stockpiling or grading imported fill at the project site", as stated in section 4-4-060.L.4.c of the Aquifer Protection Ordinance No. 4851. City of Ren..,.. Department of Planning/Building/Public Wc;,_�' N�� Lon0ntitc. Ozv . ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET , `ZEVIEWING DEPARTMENT: COMMENTS DUE: OCTOBER 23, 2000 - APPLICATION NO: LUA-00-123,PP,ECF DATE CIRCULATED: OCTOBER 9,2000 APPLICANT: Liberty Ridge LLC PROJECT MANAGER: Lesle Nishihir .r`_l .v.. PROJECT TITLE: Liberty Ridge Preliminary Plat WORK ORDER NO: 78738 LOCATION: East of Edmonds Avenue NE; between NE 3`d/NE 4th Street and Maple Valley Highwac' OC T 1 0 2000 SITE AREA: 107.5 acres BUILDING AREA ross : N/A PV..,G,„,: ','._,•''h',t;,.7 SUMMARY OF PROPOSAL:The applicant is requesting Environmental (SEPA) Review and Preliminary forth ,N-Pt I subdivision of a 107-acre site.'The residential plat would create lots intended for the construction of detached single family om — ranging in size from 3,480 square feet to 14,418 square feet. The project,which would be constructed in seven phases, includes the installation of utilities (and use of previously constructed drainage facilities), internal access roads, street improvements along NE 3rtl/NE 4' Street and Edmonds Avenue NE, as well as the dedication of public rights-of-way. The project would include approximately 198,000 cubic yards of cut and 282,000 cubic yards of fill in earthwork quantities, and the removal of several small trees. Off-site grading is proposed immediately north of the site's east leg—the review of which has been permitted by the property owner, King County. The subject site contains areas designated as protected slopes and geologic hazards by the City's Critical A'eas maps. The applicant has requested the approval of an exception through modification from the Critical Areas Regulations in order to disturb some of these portions of the site, which were created and/or modified by mining that occurred on the property between 1960 and 1985. The sensitive areas on the property are proposed to be set aside as open space tracts through the recording of the plat. The applicant has also submitted an associated lot line adjustment (file no. LUA-00-121), which is currently under review by City staff. AJ 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 sis 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 I Airport Environment i 10,000 Feet I 1 , 14,000 Feet B! POLICY-RELATED COMMENTS •-r ft- R-14- e0 624 I c,?\l o i lktc S I zC- WA') 47--e-2x-w vc-a, --C eD 62---t 0 I-31 i H 0 2D1 N aiv c-cs a- t-f e$ I E 7 - - i v° I°/15S/Do . y l t i s ir) Y-DE\l 0:L0e rurrv--C fyc,sze(-ri,csnr7 /-c. ev PdaN I t ) T � . NO tPO vt.c`Z > S v LC5 . 1 —_a__.. 100-(L— SZ.6aA7C I C P ru l 1vc,_ C CODE-RELATED COMMENTS . We have t- iewed-this_a•4l' ation with particular attention to those areas in which we have expertise and have identified areas of probable impact or areas p/s: :a• ''nal inform. _.'is needed to properly assess this proposal. —.oils ,. 115, 1 /6/155/c) Signa u - of Di ector or ' thorize. Representative Date ROUTING Rev.10/93 • • FIRST AMENDMENT TO DEVELOPMENT AGREEMENT PARTIES This FIRST AMENDMENT TO DEVELOPMENT AGREEMENT (this "First Amendment") is made and entered into this 15th day of September, 2000, by and between the CITY OF RENTON ("City"), a municipal corporation of the State of Washington, on the one hand, and LA PIANTA LLC, a Washington limited liability company, and LIBERTY RIDGE L.L.C., a Washington limited liability company, the owners of the parcels of property within the area covered by this First Amendment (collectively, the "Owners") on the other hand. RECITALS WHEREAS, on March 31, 1999, LA PIANTA LIMITED PARTNERSHIP, a Washington limited partnership (the then-owner of the following described property) made application to the City of Renton for Comprehensive Plan Land Use Map amendments and Zoning Map amendments of the property that is legally described as follows (the "Property"): PARCELS 1, 2, 3, 4, 9 AND 10 CITY OF RENTON LOT LINE REVISION FILE NO. LUA-95-200-LLA, RECORDED IN BOOK 108 OF SURVEYS, PAGE 276, 276 A AND 276 B, UNDER RECORDING NUMBER 9604239004, RECORDS OF KING COUNTY, WASHINGTON; BEING A PORTION OF SECTION 16, TOWNSHIP 23 NORTH, RANGE 5 EAST, W.M. IN THE CITY OF RENTON, KING COUNTY, WASHINGTON; EXCEPT THAT PORTION OF SAID PARCEL 1 LYING WEST OF THE WEST LINE OF SAID SECTION 16. WHEREAS, in response to that application, the City and La Pianta Limited Partnership ultimately entered into a Development Agreement dated November 18, 1999 and recorded under King County Recording No. 19991213000395 (the "Original Development Agreement")'which, upon the terms and conditions set forth therein (including various "Site-Specific Restrictions"), FIRST AMENDMENT TO DEVELOPMENT AGREEMENT--Page 1 established that (1) a portion of the Property (legally described and'referred to therein as the "RO Area" and encompassing approximately 74.05 acres) would have a Residential Options (RO) Land Use Map Designation and R-10 zoning, and (2) the remainder of the Property (legally described therein and referred to therein as the"RPN Area" and encompassing 20 acres) would have a Residential Planned Neighborhood (RPN) Land Use Map designation and corresponding R-14 zoning; and WHEREAS, on December 13, 1999, La Pianta Limited Partnership made application to the City to (1) amend the Comprehensive Plan Land Use Map designation of the RPN Area to Residential Options (RO) and amend the zoning classification of the RPN Area to R-10, (2) amend the Comprehensive Plan Land Use Map designation of a small portion of the RO Area near its northwest corner as well as a small area lying to the west and northwest thereof to Convenience Commercial (CC) and amend the zoning classification of that same property to Convenience Commercial (CC)1, and (3) amend the Site-Specific Restrictions set forth in the Original Development Agreement; and WHEREAS, the City has assigned City File No. LUA 99-179, ECF,R,CPA (00M4) to that application; and WHEREAS, on April 14, 2000, a new lot line adjustment, City of Renton Boundary Line Adjustment No. LUA-00-020-LLA, was recorded under King County Recording No. 2000041900001; and WHEREAS, the new lot line adjustment encompasses both (1) the Property and (2) Parcels 6 and 7 of City of Renton Lot Line Revision File No. LUA-95-200 LLA, recorded in Book 108 of Surveys page 276, 276A and 276B, under Recording No. 9604239004, Records of King County, Washington; and WHEREAS, during April 2000, La Pianta LLC succeeded to La Pianta Limited Partnership's interest in both (1)the Property, and (2) above-mentioned Parcels 6 and 7 of City of Renton Lot Line Revision No. LUA-95-200-LLA; and WHEREAS, on or about May 1, 2000, La Pianta LLC conveyed to Liberty Ridge L.L.C. Lots 1, 3, 4, 7 and 8 of City of Renton Boundary Line Adjustment No. LUA-00-020-LLA; and WHEREAS, the Owners are willing to have the requested comprehensive plan amendment and zoning amendment of the RPN Area granted subject to the original Site- Specific Restrictions being amended to be as set forth in Section 3, below and to apply to the entire portion of the Property that will hereafter be Land Use Mapped RO and zoned R-10, which portion of the Property is legally described as follows (the"Amended RO Area"): The CC area is the subject of a new and separate development agreement between the City and Liberty Ridge L.L.C., the current owner of that property. FIRST AMENDMENT TO DEVELOPMENT AGREEMENT--Page 2 • Lots 2, 7 and 8 of City of Renton Boundary Line Adjustment No. LUA-00-020- LLA and those portions of Lots 1, 4, 5 and 6 of City of Renton Boundary Line Adjustment No. LUA-00-020-LLA lying north of Parcels 6 and 7 of City of Renton Lot Line Revision No. LUA-95-200-LLA, recorded in Book 108 of Surveys page 276, 276A and 276B, under Recording No. 9604239004, Records of King County, Washington. WHEREAS, on May 3, 2000, the Planning Commission held a public hearing concerning the proposed Comprehensive Plan Land Use Map Amendments and Zoning Map Amendments and the amendments to the Original Development Agreement; and WHEREAS, the City Council adopted a Planning and Development Committee report on August 7, 2000; WHEREAS, the City Council has taken into account the public comment presented at the Planning Commission public hearing; and WHEREAS, this First Amendment has been reviewed and approved by the City Council of the City of Renton, Washington; and 'WHEREAS, this First Amendment appears to be in the best interests of the citizens of the City of Renton, Washington; WHEREAS, for convenience of the parties the Original Development Agreement as amended by this First Amendment is hereinafter referred to as the "Amended Development Agreement"; NOW, THEREFORE, the parties hereby amend the Original Development Agreement as follows: SECTION 1. SUBJECT PROPERTY The entire text of Section 2 of the Original Development Agreement is hereby replaced with the following text: A. Illustrative Map: The Amended RO Area is graphically, represented in the drawing attached hereto as Exhibit A. B. King County Property Identification Numbers: The following list indicates the King County Property Identification Numbers that relate to the Amended RO Area: 162305- 9006-05, 162305-9061-07, 162305-9010-09, 162305-9027-00, 162305-9131-03, 162305-9009-02, and 162305-9007-04. FIRST AMENDMENT TO DEVELOPMENT AGREEMENT--Page 3 SECTION 2. COMPREHENSIVE PLAN LAND USE MAP DESIGNATIONS AND ZONING SUBJECT TO AMENDED SITE SPECIFIC RESTRICTIONS The entire text of Section 3 of the Original Development Agreement is hereby terminated and replaced with the following text: A. Site-Specific Restrictions. The parties hereby agree that the following amended site- specific. conditions (the "Amended Site-Specific Restrictions") shall apply to the Amended RO Area in conjunction with the Comprehensive Plan Land Use Map Designation described in Subsection C, below: (1) The overall number of residential units of any type will not exceed 436 units; (2) The overall number of flats/attached or townhouse units will be limited to 78 units and the number of units in any building to 4 units; (3) Permitted residential development will be limited so that the number and type of residential units will not be expected to generate more than 4,172 average daily trips as calculated under the 1997 Institute of Transportation Engineers (ITE) Manual (subsequent updates to the ITE Manual may not be used to increase unit count); and (4) Permitted residential development in the Amended RO Area will be limited so that the total impervious surface coverage due to development will not exceed a total of 45.04 acres. B. Comprehensive Plan Map Designations: The parties agree that, subject to the Amended Site-Specific Restrictions listed in Subsection A, above, the Amended RO Area shall have a Residential Options (RO)Land Use Map designation. C. Zoning: The parties further agree that, subject to the Amended Site-Specific Restrictions listed in Subsection A, above, the Amended RO Area shall have an R-10 zoning classification. FIRST AMENDMENT TO DEVELOPMENT AGREEMENT--Page 4 • SECTION 3. EFFECT OF AMENDED DEVELOPMENT AGREEMENT The entire text of Section 4 of the Original Development Agreement is hereby terminated and replaced by the following text: Unless amended or terminated, the Amended Development Agreement shall be enforceable during its term by a party to this First Amendment; provided, however, only the City may enforce the Amended Site-Specific Restrictions. Development of the Amended RO Area shall not be subject to a new zoning ordinance or an amendment to a zoning ordinance or to a development regulation or standard adopted by the City after the effective date of this First Amendment, unless ".(a) otherwise provided in the Amended Development Agreement as hereby amended or (b) agreed to by the owner(s) of any of the portion(s) of the Amended RO Area to which such new zoning ordinance or an amendment to a zoning ordinance or a development regulation or standard shall apply or (c) in the case of a new or amended development regulation the regulation is one that the City was required to adopt or amend because of requirements of state or federal law. Any development permit or approval issued by the City for the Amended RO Area during the term of the Amended Development Agreement must be consistent with the Amended Development Agreement. The Amended Development Agreement shall only apply to the Amended RO Area; all portion(s) of the Property lying outside of the Amended RO Area are hereby released' from the Original Development Agreement and the Amended Development Agreement. SECTION 4. RECORDING Pursuant to RCW 36.70B.190, this First Amendment shall be recorded with the real property records of King County. During the term of the Amended Development Agreement, the Amended Development Agreement shall be binding on the parties and their successors. SECTION 5. TERM The entire text of Section 7 (Term) of the Original Development Agreement is hereby terminated and replaced by the following text: This Amended Development Agreement shall run with the Amended RO Area until amended or rescinded by the City Council in accordance with Section 8 (Amendment), below. With respect to any portion(s) of the Amended RO Area that are'not developed, the parties to this Amended Development Agreement agree to evaluate the Amended Development Agreement periodically, but not less than every ten (10) years from the date of the First Amendment. Where FIRST AMENDMENT TO DEVELOPMENT AGREEMENT--Page 5 • appropriate, periodic review of the Amended Development' Agreement shall generally coincide with the City's evaluation of its entire Comprehensive Plan.' SECTION 6. FUTURE AMENDMENT OF THE AMENDED AGREEMENT The entire text of Section 8 (Amendment) of the Original Development Agreement is hereby terminated and replaced by the following: The provisions of the Amended Development Agreement, before the expiration often (10) years from the date of execution of this Agreement by all of the parties, may only be amended with the mutual written consent of the parties; provided, however, that the owner(s) of portion(s) of the Amended RO Area shall be entitled to amend the Amended Development Agreement from time-to-time (with the consent of the City) as it relates to their particular portion(s) of the Amended RO Area. After ten (10) years, the City may change the zoning and development regulations pertinent to the Property as part of its normal process of alteration to its Comprehensive Plan, Zoning and Development Regulations. Except as herein amended the Original Development Agreement remains unchanged. DATED this 15th day of September, 2000. CITY OF RENTON By: r �� �i,.,,� Jesse nner, Mayor *• SEAL *= Attest: C Marilyn . P t rsen, City Clerk /�'��� �;�i i TED ¢�''"� Approved as to Form: Cea.A.Ar".(2AA.e....c2 Lawrence J. Warren, City Attorney FIRST AMENDMENT TO DEVELOPMENT AGREEMENT--Page 6 y LA PIANTA LLC, a Washington limited liability company By: METRO LAND DEVELOPMENT, INC, a Washington Corporation, Manager By: .-� . ' M.A. Segale, Pr 'dent Date 7--40/-40 LIBERTY RIDGE L.L.C., a Washington limited liability company Q�.�C n01. . By: Donald J. ino, Manager Date 9 - / 9 - 0 o STATE OF WASHINGTON ) ) ss. COUNTY OF KING ) I certify' that on the ca-q - day ..4 2000 JESSE TANNER appeared before me; and acknowledged that he signed t e instrument, on oath stated that he was authorized to execute the instrument and acknowledged it as the Mayor of the City of Renton, the Washington!municipal corporation that executed the within and foregoing instrument and acknowledged the said instrument to be the free and voluntary act and deed of said City for the uses and purposes therein mentioned, and on oath stated that he was authorized to execute such instrument, and that the seal affixed, if any, is the corporate seal of said City. Dated: : o 0-000 ,�.�.....% L( o f t f [ham J of s ttl is .-�'�.,.t,�' 8 I, e(print) tile' 'y OPI 4,,90 ', Jam✓ . p 'i y ii�: X-- CA dS / `a P M��� a t o� i ',,� U�'`•� -r Cam' Ti U_- My ppointmeri't Expires , "`�~�` FIRST AMENDMENT TO DEVELOPMENT AGREEMENT--Page 7 • STATE OF WASHINGTON ) - ) ss. • COUNTY OF KING ) On this/:day of September, 2000, before me, the undersigned, a Notary Public in and for the State of Washington, duly commissioned and sworn, personally appeared M. A. SEGALE, to me known to be the person who signed as President of Metro Land Development, Inc., Manager of LA PIANTA LLC, the limited liability company that executed the within and foregoing instrument, and acknowledged said instrument to be the free and voluntary act and deed of said corporation and of said limited liability company for the uses and purposes therein mentioned, and on oath stated that he was authorized to execute said instrument on behalf of the corporation v and that the corporation was authorized to execute said instrument on behalf of the limited liability company. IN WITNESS WHEREOF I have hereunto set my hand and official seal the day and year first above written. Dated: e?Al DD ",4.��N A pHF(f��11 w J • �atgra € ��titv' i Name int) , /a f ;! 0 ? ;)AR? : ,, _ratur i �': e Title / • /!/'i 11 Oq Y 1, 2°°-" (yam My Appo' t ent Expires STATE OF WASHINGTON ) ) ss. COUNTY OF KING ) I certify that I know or have satisfactory evidence that DONALD J. MERLIN() is the person who appeared before me and acknowledged that he signed the instrument, on oath stated that he was authorized to execute the instrument and acknowledged it as manager of LIBERTY RIDGE L.L.C., a Washington limited liability company, to be the free and voluntary act of such limited liability company for the uses and purposes mentioned in the instrument. Dated: 9-- /6-00 gr�ir, m a. e ,1djl°rcis Nam rint) ILLJ-- J r aizfl -v lgr ature A/6/1 Title J-/-c9-O / My Appointment Expires D:\CF\2418\001\Development Agreement\Residential\FIRST-AM.Fl.wpd FIRST AMENDMENT TO DEVELOPMENT AGREEMENT--Page 8 . ,8.1.1 9 16 : AWL • TREET vI4I, NTS a / I H . 1 oil • 4 . ,,,, . 'AMENDED C AREA' O �G� (HATCHED) ✓ O . . , I :. 1 ... ., E . ) . / .'1.., I, . . 17016F /1 / • • • • /f/.."efr / . , • I / // LOT 8 / I NORTH LINE PARCELS 6 AND 7, ` CITY OF RENTON LLA NO. I LUA-95-200-LLA, REC// I 9604239004 N O ' O • O • D . • D I N 0 N . M m E '.E g AMENDED RO AREA g E p EXHIBIT "A" 1 Z C m m i m� •a'o sag&c F • - ; . 53 -a' °2 LIBERTY RIDGE l v N 2, • CITY OF RENTON WASHINGTON I8/18/00 0226LA.DWG I City of Department of Planning%Building/Public :.t,:ks. ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET `, REVIEWING DEPARTMENT: ns4v Ucfiun Se vU I c.e5 COMMENTS DUE: OCTOBER 23, 2000 APPLICATION NO: LUA-00-123,PP,ECF DATE CIRCULATED: OCTOBER 9,2000 CITY OF RENTOI" PrCr t reps_ APPLICANT: Liberty Ridge LLC PROJECT MANAGER: Lesley Nishihira PROJECT TITLE: Liberty Ridge Preliminary Plat WORK ORDER NO: 78738 OCT 10. no LOCATION: East of Edmonds Avenue NE; between NE 3rd/NE 4th Street and Maple Valley HighwEjUiLltmortita IM V6JdkaAl SITE AREA: 107.5 acres ' I BUILDING AREA(gross): N/A SUMMARY OF PROPOSAL:The applicant is requesting Environmental (SEPA) Review and Preliminary Plat Approval for the 436-lot subdivision of a 107-acre site. The residential plat would create lots intended for the construction of detached single family homes— ranging in size from 3,480 square feet to 14,418 square feet. The project,which would be constructed in seven phases, includes the installation of utilities (and use of previously constructed drainage facilities), internal access roads, street improvements along NE 3t0/NE 4`" Street and Edmonds Avenue NE, as well as the dedication of public rights-of-way. The project would include approximately 198,000 cubic yards of cut and 282,000 cubic yards of fill in earthwork quantities, and the removal of several small trees. Off-site grading is proposed immediately north of the site's east leg—the review of which has been permitted by the property owner, King County. The subject site contains areas designated as protected slopes and geologic hazards by the City's Critical Areas maps. The applicant has requested the approval of an exception through modification from the Critical Areas Regulations in order to disturb some of these portions of the site, which were created and/or modified by mining that occurred on the property between 1960 and 1985. .The sensitive areas on the property are proposed to be set aside as open space tracts through the recording of the plat. The applicant has also submitted an associated lot line adjustment (file no. LUA-00-121), which is currently under review by City staff. 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 /44a'nLI C. CODE-RELATED COMMENTS � r tie r9/17e. � y G �ii�"�" g7 e Gcf . pe-44-4-e-ed& rti' 4"44-4 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 whe additional information is needed to properly assess this proposal. /4//0d Si ature of Dire or Authorized Representa e Date ROUTING Rev.10/93 City of F = i Department of Planning/Building/Public vvoiss. • ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET , REVIEWING DEPARTMENT: ND \‘�c o_ COMMENTS DUE: OCTOBER 23, 2000 APPLICATION NO: LUA-00-123,PP,ECF DATE CIRCULATED:OCTOBER 9,2000 APPLICANT: Liberty Ridge,LLC PROJECT MANAGER: Lesley Nishihira PPROJECT TITLE: Liberty Ridge Preliminary Plat WORK ORDER NO: 78738 LOCATION: East of Edmonds Avenue NE; between NE 3`d/NE 4th Street and Maple Valley Highway SITE AREA: 107.5 acres I BUILDING AREA(gross): N/A SUMMARY OF PROPOSAL:The applicant is requesting Environmental (SEPA)Review and Preliminary Plat Approval for the 436-lot subdivision of a 107-acre site. The residential plat would create lots intended for the construction of detached single family homes— ranging in size from 3,480 square feet to 14,418 square feet. The project,which would be constructed in seven phases, includes the installation of utilities (and use of previously constructed drainage facilities), internal access roads, street improvements along NE 3fd/NE 4th Street and Edmonds Avenue NE, as well as the dedication of public rights-of-way. The project would include approximately 198,000 cubic yards of cut and'282,000 cubic yards of fill in earthwork quantities, and the removal of several small trees. Off-site grading is proposed immediately north of the site's east leg—the review of which has been permitted by,the property owner, King County. The subject site contains areas designated as protected slopes and geologic hazards by the City's Critical Areas maps. The applicant has requested the approval of an exception through modification from the Critical Areas Regulations in order to disturb some of these portions of the site, which were created and/or modified by mining that occurred on the property between 1960 and 1985. The sensitive areas on the property are proposed to be set aside as open space tracts through the recording of the plat. The applicant has also submitted an associated lot line adjustment (file no. LUA-00-121), which is currently under review by City staff. 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 Y I R 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. /a —lc ez) Signature of Director or Au 'zed Representative Date ROUTING Rev.10/93 r`. - . City of .,,ton Department of Planning%Building/Pubik w R orks ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET I REVIEWING DEPARTMENT: 'Fa( h-5 COMMENTS DUE: OCTOBER 23, 2000 APPLICATION NO: LUA-00-123,PP,ECF DATE CIRCULATED: OCTOBER 9,2000 tO APPLICANT: Liberty Ridge LLC PROJECT MANAGER: Lesley Nishihira F,;C.; ��,I'` — it— PROJECT TITLE: Liberty'Ridge Preliminary Plat WORK ORDER NO: 78738 F .,,.. �— m LOCATION: East of Edmonds Avenue NE; between NE 3Cv rd/NE 4th Street and Maple Valley Highway _73 rn SITE AREA: 107.5 acres 1 BUILDING AREA(gross): N/A RI z . ' SUMMARY OF PROPOSAL:The applicant is requesting Environmental (SEPA)Review and Preliminary Plat 4riovalpi the at-lot subdivision of a 107-acre site. The residential plat would create lots intended for the construction of detachec iyingle family hoes— ranging in size from 3,480 square feet to 14,418 square feet. The project,which would be constructed in sevdh'phases, includes the installation of utilities (and use of previously constructed drainage facilities), internal access roads, street improvements along NE 3f0/NE 4`" Street and Edmonds Avenue NE, as well as the dedication of public rights-of-way. The project would include approximately 198,000 cubic yards of cut and 282,000 cubic yards of fill in earthwork quantities, and the removal of several small trees. Off-site grading is proposed immediately north of the site's east leg—the review of which has been permitted by the property owner, King County. The subject site contains areas designated as protected slopes and geologic hazards by the City's Critical Areas maps. The applicant has requested the approval of an exception through modification from the Critical Areas Regulations in order to disturb some of these portions of the site, which were created and/or modified by mining that occurred on the property between 1960 and 1985. The sensitive areas on the property are proposed to be set aside as open space tracts through the recording of the plat. The applicant has also submitted an associated lot line adjustment (file no. LUA-00-121), which is currently under review by City staff. 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 --_- P Environmental Health =-- Public Services Energy/ Historic./Cultural Resources Preservation __- Airport Environment 10,000 Feet 00 Feet B. POLICY-RELATED,COMMENTSC�,,�N ('' �r�^ �Oa ,.,/ -/ f/!� y7 `) Ks1i Sa Wic, CiV o . ��. A .,p;,..)—A-g, C. CODE-RELATED COMMENTS a4Vc 30, 7(Q ) 4 S./7 Z. G444,4.14j `a4, ' , "A,0,,,,...cvii, /1,40,44444-15t pie ev7A- 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 itional information is +eeded to properly assess this proposal. ,y� if A C Date Signature of Director or Authori ed Representative Rev.10/93 ROLI7ING a+' CITY OF RENTON PLANNINGBUILDING/PUBLIC WORKS MEMORANDUM DATE: October 23,2000 TO: Lesley Nishihira FROM: Sonja J. Fesser SUBJECT: Liberty Ridge,LUA-00-123,PP Format and Legal Description Review Bob Mac Onie and I have reviewed the above referenced preliminary plat submittal and have the following comments: Comments for the Applicant: The caption portion of the legal description(Sheet 1 of 4) includes Section 17. However,no portion of the subject plat falls within said Section 17. Please review and revise accordingly. Note the recording,number of the latest lot line adjustment referenced in the legal description (shown at end of said legall). Information needed for final plat approval includes the following: Note the City of Renton land use action number and land record number,LUA-XX-XXX-FP and LND-10-0363,respectively, on the drawing,preferably in the upper right-hand corner. The type size used for the land record number should be smaller than that used for the land use action number. Please note that the land use action number for the final plat will be different from the preliminary plat and is unknown as of this date. Show ties to the City of Renton Survey Control Network. Provide plat and lot closure calculations. Complete City of Renton Monument Cards,with reference points of all new right-of-way monuments set as part of the plat. Indicate what has been, or is to be, set at the corners of the proposed lots. Note all easements, agreements and covenants of record on the drawing. \H:\FILE.SYS\LND\10\0363\RV 001016.DOC October 16, 2000 Page 2 Note whether the adjoining properties are platted(give plat name and lot number)or unplatted. The city will provide addresses for the proposed lots after the preliminary plat. Note the addresses on the drawing. Because the subject property falls within both Zone 1 and Zone 2 of the City of Renton Aquifer Protection Area,the Aquifer Protection Notice needs to be noted on the drawing. See the attachment. Note that if there are restrictive covenants or agreements to others as part of this subdivision,they can be recorded concurrently with the plat. The plat drawings and associated document(s) are to be given to the Project Manager as a package. The plat shall have the first recording number. The recording number(s) for the associated document(s) should be referenced on the plat in the appropriate location(s). An updated Plat Certificate will be required, dated within 45 days of Council action on approval of the plat. Revise the legal description noted on Sheet 1 of The Declaration of Protective Covenants, Conditions,Easements &Restrictions of Liberty Ridge as is needed to describe the subject plat property, if said document is to be used for the CC&Rs. Fee Review Comments: The Fee Review Sheet for this review of the preliminary plat is provided for your use and information. 0� • CITY OF RENTON MEMORANDUM Date: October 24, 2000 To: Lesley Nishihira From: Kayren K. Kittrick, Plan Reviewj.. Subject: Liberty Ridge Preliminary Plat LUA-00-123, PP, ECF EXISTING CONDITIONS WATER - There is an existing dead-end 12-inch diameter water line in Edmonds Avenue. The proposed project is located in both the 435 and 565 water pressure zones. The proposed plat is split between both APA zones 1 and 2. SEWER - The East Renton Interceptor crosses this property in an easement as designated by the centerline shown on the map. The proposed plat will be relocating a section of the pipe to conform to the proposed roadways and lot configuration. At the time of installation, manhole adjustment sections were provided to the owner for the eventual final fill for the site. STORM - A preliminary storm drainage plan per King County Surface Water Design standards has been submitted with the application. The drainage was designed to be accommodated by the infiltration ponds previously built for the site. The drainage pipe currently crossing the site to the Mt. Olivet pond is shown and must be protected for offsite water rights. STREETS — Edmonds Avenue fronting the site is complete and in place to serve as access to the new roads within the plat. A secondary access through the former La Colina plat is also shown. A traffic study was submitted with the application. CODE REQUIREMENTS WATER 1. The System Development Charge shall be at the current rate of$850 per single family site. This fee is payable with the construction permit. 2. Water mains sized for domestic and fire service shall be extended throughout the plat. A loop connection into the La Colina plat is required as shown on the preliminary drawings submitted. A second loop connection to NE 3rd may be required for the lengthy dead end lines within the plat. SANITARY SEWER 1. The System Development Charge shall be at the current rate of$585 per single family site. This fee is payable with the construction permit. planreview.doc 2. East Renton Interceptor S,. fees will be collected for 35 lots, as 4u(lots were credited as part of the easement and construction of the interceptor across this property. 3. Extension of sanitary sewer to serve all lots as shown on the preliminary drawings is required. SURFACE WATER 1. The proposed plat is exempted from the surface water system development fee if 100% of the surface water runoff control is met through infiltration. The overflow and off-site pass through diversion pipe in existence feeds the Mt. Olivet cemetery pond as an irrigation resource. No connection to the City of Renton existing system is needed or proposed. 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. ($75 x 9.55 x 436 = $312,285). 2. Full street improvements including, but not limited to paving, sidewalks, curb & gutter, street signs and street lights are required. 3. Private street access to three or more lots requires a 26-foot wide easement and twenty feet of pavement width. PLAN REVIEW -GENERAL 1. All plans shall conform to the Renton Drafting Standards. 2. A construction permit is required. When plans are complete three copies of the drawings, two copies of the drainage report, a construction estimate, application and appropriate fee shall be submitted to the sixth floor counter. RECOMMENDED CONDITIONS 1. Temporary Erosion Control shall be installed and maintained to the satisfaction of the representative of the Development Services Division for the duration of the project. 2. Weekly reports on the status and condition of the erosion control plan with any recommendations of change or revision to maintenance schedules or installation shall be submitted by the project Engineer of record to the Public Works Inspector. Certification of the installation, maintenance and proper removal of the erosion control facilities is required prior to Temporary Certificate of Occupancy. 3. Sidewalk access to landlocked lots 277 and 278, 287 and 288, 330 and 331, 52 and 53, and 119 and 120 is required across or through the open space tracts. 4. The secondary access to SE 3' Street shall be constructed with the first phase of the plat. CC: Neil Watts planreview.doc Ulf bb 'I c3 ...........::::......... T O m .... ............. .:.::::.:::.:.:.::.::.:::.::.:::.::.::.:::::.:... �1: �11`� 1� � ''[: : vFEE:{:...........v..........�...... Project Name L--tec21 1cee-u• PLAT (f k►N Ce-c .A2 Project Address NE 'Yet ST 4 �-'QM.Mc►. b& AV kiE- Contact Person OlWt N/ Ut. EN Address Phone Number Permit Number • Project Description y 3(0 LOT S% ° LA--C— .ri!)E C.oMaSr-u Vs P! ACES. Land Use Type: - Method of Calculation: FL Residential .1 ITE Trip Generation Manual ❑ Retail FL Traffic Study ❑ Non-retail 0 Other Calculation: �?►3to x a.•SS x *75 = 312,285. op • • Transportation Mitigation Fee: 31 .) Calculated by: }1i.+)v reAcx_. Date: to li 20120 Account Number: Date of Payment I 1 I City of R^,r_en Department of Planning/Building/Public i,,ks _ ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: V i-u-) COMMENTS DUE: OCTOBER 23, 2000 ;APPLICATION NO: LUA-00-123,PP,ECF DATE CIRCULATED: OCTOBER 9,2000 onYO?F'RENTON APPLICANT: Liberty Ridge LLC PROJECT MANAGER: Lesley Nishihir4m,..-lierrt ;PROJECT TITLE: Liberty Ridge Preliminary Plat WORK ORDER NO: 78738 OCT ;LOCATION: East of Edmonds Avenue NE; between NE 3rd/NE 4th Street and Maple Valley Highway (SITE AREA: 107.5 acres I BUILDING AREA(gross): N/A8UrLDIfVG DIVISION SUMMARY OF PROPOSAL:The applicant is requesting Environmental (SEPA) Review and Preliminary Plat Approval for the 436-lot subdivision of a 107-acre site. The residential plat would create lots intended for the construction of detached single family homes— ranging in size from 3,480 square feet to 14,418 square feet. The project,which would be constructed in seven phases, includes the installation of utilities (and use of previously constructed drainage facilities), internal access roads, street improvements along NE 3`tl/NE 4`" Street and Edmonds Avenue NE, as well as the dedication of public rights-of-way. The project would include !approximately 198,000 cubic yards of cut and 282,000 cubic yards of fill in earthwork quantities, and the removal of several small !trees. Off-site grading is proposed immediately north of the site's east leg—the review of which has been permitted by the property !owner, King County. The subject site contains areas designated as protected slopes and geologic hazards by the City's Critical !Areas maps. The applicant has requested the approval of an exception through modification from the Critical Areas Regulations in order to disturb some of these portions of the site, which were created and/or modified by mining that occurred on the property between 1960 and 1985. The sensitive areas on the property are proposed to be set aside as open space tracts through the recording of the plat. The applicant has also submitted an associated lot line adjustment (file no. LUA-00-121), which is currently under review by City staff. 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 ho7r-77 '5Cr 1140u0 b /%`l . 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 inform tion is 7teeded to property assess this proposal. 1 bilta Sint of Director or Authorized Representative Date 0 /0)q /ATV ROUTIN Rev.10/93 ti • City of RI' ri Department of Planning/Building/Public vviirks ' ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET !REVIEWING DEPARTMENTrT(c�,nS6r (V\ COMMENTS DUE: OCTOBER 23, 2000 APPLICATION NO: LUA-00-123,PP,ECF DATE CIRCULATED: OCTOBER 9,20QD urrY.OF RENTON APPLICANT: Liberty Ridge LLC PROJECT MANAGER: Lesley Nishihira PROJECT TITLE: Liberty Ridge Preliminary Plat WORK ORDER NO: 78738 Iv, ,. ?.1 1 i, �ll !LOCATION: East of Edmonds Avenue NE; between NE 3rdIE 4th Street and Maple Valley Hi hway !SITE AREA: 107.5 acres BUILDING AREA(gross): N/A �1�I.�r�v�� tui ve.�IVI�I !SUMMARY OF PROPOSAL:The applicant is requesting Environmental (SEPA) Review and Preliminary Plat Approval for the 436-lot ;subdivision of a 107-acre site. The residential plat would create lots intended for the construction of detached single family homes— !ranging in size from 3,480 square feet to 14,418 square feet. The project,which would be constructed in seven phases, includes the installation of utilities (and use of previously constructed drainage facilities), internal access roads, street improvements along NE 13ftl/NE 4`" Street and Edmonds Avenue NE, as well as the dedication of public rights-of-way. The project would include !approximately 198,000 cubic yards of cut and 282,000 cubic yards of fill in earthwork quantities, and the removal of several small !trees. Off-site grading is proposed immediately north of the site's east leg—the review of which has been permitted by the property !owner, King County. The subject site contains areas designated as protected slopes and geologic hazards by the City's Critical !Areas maps. The applicant has requested the approval of an exception through modification from the Critical Areas Regulations in !order to disturb some of these portions of the site, which were created and/or modified by mining that occurred on the property !between 1960 and 1985. The sensitive areas on the property are proposed to be set aside as open space tracts through the recording of the plat. The applicant has also submitted an associated lot line adjustment (file no. LUA-00-121), which is currently under review by City staff. A. ENVIRONMENTAL IMPACT(e.g.Non-Code) COMMENTS Element of the Probable Probable More Element of the Probable Probable More Environment Minor Major Information Environment Minor Major Information Impacts Impacts Necessary Impacts Impacts Necessary Earth Housing Air Aesthetics Water Light/Glare • Plants Recreation Land/Shoreline Use Utilities Animals Transportation • Environmental Health Public Services Energy/ Historic/Cultural Natural Resources Preservation Airport Environment 10,000 Feet 14,000 Feet B. POLICY-RELATED COMMENTS C. CODE-RELATED COMMENTS �1 �G0) 1v ? driro 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 i form Lion is needed to properly assess this proposal. /6A,yArro Sign ur f Director or Authorized Representative Date ROUTING Rev.10/93 1 ' 1 I City ofR6....,a Department of Planning%Building/Public vvui ks 11 ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: S.4e- ba �..c / COMMENTS DUE: OCTOBER 23, 2000 1 APPLICATION NO: LUA-00-123,PP,ECF DATE CIRCULATED: OCTOBER 9,200W OF RENTr' APPLICANT: Liberty Ridge LLC PROJECT MANAGER: Lesley Nishihira !PROJECT TITLE: Liberty Ridge Preliminary Plat WORK ORDER NO: 78738 OC,11 1 V MO jLOCATION: East of Edmonds Avenue NE; between NE 3rd/NE 4th Street and Maple Valley Highway �p oswr4� eew%+e DIIV1;01%.9e41 SITE AREA: 107.5 acres I BUILDING AREA(gross): N/A SUMMARY OF PROPOSAL:The applicant is requesting Environmental (SEPA) Review and Preliminary Plat Approval for the 436-lot subdivision of a 107-acre site. The residential plat would create lots intended for the construction of detached single family homes— ranging in size from 3,480 square feet to 14,418 square feet. The project,which would be constructed in seven phases,includes the installation of utilities (and use of previously constructed drainage facilities), internal access roads, street improvements along NE 3rd/NE 4' Street and Edmonds Avenue NE, as well as the dedication of public rights-of-way. The project would include approximately 198,000 cubic yards of cut and 282,000 cubic yards of fill in earthwork quantities; and the removal of several small 'trees. Off-site grading is proposed immediately north of the site's east leg—the review of which has been permitted by the property owner, King County. The subject site contains areas designated as protected slopes and geologic hazards by the City's Critical Areas maps. The applicant has requested the approval of an exception through modification from the Critical Areas Regulations in lorder to disturb some of these portions of the site, which were created and/or modified by mining that occurred on the property !between 1960 and 1985. The sensitive areas on the property are proposed to be set aside as open space tracts through the (recording of the plat. The applicant has also submitted an associated lot line adjustment (file no. LUA-00-121), which is currently lunder review by City staff. A. ENVIRONMENTAL IMPACT(e.g.Non-Code)COMMENTS 1 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 uroxus:ENTTS _eG� /0/l Ll/ i 0 finm/to We have reviewed this application with particular attention to those areas in which we have expertise and have identified areas of probable impact or areas where additional info ation is needed to properly assess this proposal. .K., 41 /14/W7D Sigr�atu a of Director or Authorized Representative Da e ROU IN Rev.10/93 I„ City of R n Department of Planning/Building/Public'::u.ks. ' ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: 'F"rt'PaO tvti6( COMMENTS DUE: OCTOBER 23, 2000 ` APPLICATION NO: LUA-00-123,PP,ECF DATE CIRCULATED: OCTOBER 0,2000 APPLICANT: Liberty Ridge LLC PROJECT MANAGER: m . . • - .. ;PROJECT TITLE: Liberty Ridge Preliminary Plat WORK ORDER NO: 7, ,It,Ity L Lam, 1 LOCATION: East of Edmonds Avenue NE; between NE 3rd/NE 4th Street and Ma•le , Highway SITE AREA: 107.5 acres I BUILDING AREA •ro• OCT Trg 2000 SUMMARY OF PROPOSAL:The applicant is requesting Environmental (SEPA) Review a • ' :liminary Plat Approval fo e 4 6-lot subdivision of a 107-acre site. The residential plat would create lots intended for the con • • := « :vie_ - -at ly ho es— 'ranging in size from 3,480 square feet to 14,418 square feet. The project,which would b:• • I ' v. • Nses, includ s the installation of utilities (and use of previously constructed drainage facilities), internal access ro-• , • ••i- ents alo g NE ,3rd/NE 4`" Street and Edmonds Avenue NE, as well as the dedication of public rights-of-way. The project wou Include 'approximately 198,000 cubic yards of cut and 282,000 cubic yards of fill in earthwork quantities, and the removal of several small trees. Off-site grading is proposed immediately north of the site's east leg—the review of which has been permitted by the property ,owner, King County. The subject site contains areas designated as protected slopes and geologic hazards by the City's Critical Areas maps. The applicant has requested the approval of an exception through modification from the Critical Areas Regulations in order to disturb some of these portions of the site, which were created and/or modified by mining that occurred on the property between 1960 and 1985. The sensitive areas on the property are proposed to be set aside as open space tracts through the recording of the plat. The applicant has also submitted an associated lot line adjustment (file no. LUA-00-121), which is currently under review by City staff. 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 c/ Environmental Health Public Services Energy/ Historic/Cultural Natural Resources Preservation Airport Environment 10,000 Feet 14,000 Feet 4.)/1 /rly 0 I-i Or e1C15' 1-)e i'd B. POLICY-RELATED COMMENTS AM— C. CODE-RELATED COMMENTS O diktidefli i We have •,l iewed this applicatie with particular attention to those areas in which we have expertise and have id ntified areas of probable impact or areas whe : additional inform lC is needed to properly assess this proposal. '00 'A •Signatur: • rector or Authorized 7 epresentative Date ROUTING Rev.10/93 (Y G� � CITY OF RENTON seP�NTO FIRE PREVENTION BUREAU MEMORANDUM DATE: October 12, 2000 TO: Lesley Nishihira, Planner FROM: Jim Gray, Assistant Fire Marshal SUBJECT: Liberty Ridge Preliminary Plat, NE & Edmonds Av. NE MITIGATION ITEMS; 1. A fire mitigation fee of$488.00 is required for all new single family structures. FIRE CODE REQUIREMENTS; 1. A fire hydrant with 1000 GPM fire flow is required within 300 feet of all new single family structures. If the building square footage exceeds 3600 square feet in area, the minimum fire flow increases to 1500 GPM and requires two hydrants within 300 feet of the structures. 2. 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" • , ••• . • ift,M,M4Afi:4 th th'22.13DAre • • • • PROJECT NAME: Liberty Ridge Residential Subdivision • • • • • , APPLICATION NO: 1-61 fi 00 --17.:2) PPI E -r- The following is'a list of property owners within 300 feet of the subject site. The Development Services Division will notify these individuals of the proposed development. • • • • • NAME ADDRESS ASSESSOR'S PARCEL ' NUMBER • • •. • • • • • • • SEE ATIACHED LIST • • • • • • • • • • • • • • • • • • • • • • • • • • • • •• • • • • . • • • • • • • • • • • • • • •• • ,• • , • . •,• . (Attach additional sheets, if necessary) . • • • • •• • • • • • (Continued) ' NAME • . ADDRESS •• . . ASSESSOR'S PARCEL ' ' •'•- NUM'BER • • DEVELOPMENT F CITY OF RF_N ONNNING SEP• 1 12000 • Applicant Certification •.. ��-0.1••••114._ 0 LDavid L. Halinen . , hereby certify,that the above ffst(sl`o Q1 fr%p rtE • (Print Name) am+ 0 41.• owners and their addresses were obtained from: !•7'.1 PUBL Ci .•��Q C7 City of Renton Technical Services Rec �'"-Is..., tl. ,. Title Company Records • • '�,, �/� �As�1�o�` El King ounty Assessors Records III#s„ttellstI • :;: Signed Date September 8, 2000 Agent fo (Applicant) • • NOTARY ATTESTED: Subscribed and sworn before me, a Notary Public, in and for the State of Washington, residing at G/,Tacoma, WA on the 8th day of September, 2000 , Signed C ' (Notary Public) • • ::•:..�:: >:•' :: ..•;.i :.`.;..'%:..::.:i.:. .:.::::+.R! �.w ::. • re.s•:.�:.•.: i.::.. �.. � + t�. 7Yi :; , }•^:r: ' : i..c :c} i:: ::iY7ii:irii;i :.`{Y: {; 7: :}ti: '7•:f.+.: , . ; � .. . tQ 1SE': S + �tR ;kiC. l •• ut1":i}J i % Y i . `i;' . 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Y\{Yr� ..„,... • a;v o;rn MY APPOINTMENT EXPIRES:6-29-03 ? • :_ - . rletroScan / King (WA) Parcel Number Owner Name Site Address YB Owner Phone 162305 9003 King County 3407' NE 2Nd St Renton 98 206-296-0100 162305 9011 Larue Phyllis M 2505 Maple Valley Hwy Re 1961 425-255-3131 162305 9013 Jones Troy H/Jana L 2904 Maple Valley Hwy Re 162305 9033 City Of Renton *No Site Address* Renton 162305 9035 Puget Sound Energy/Ele *No Site Address* Renton 162305 9036 Puget Sound Energy/Ele *No Site Address* Renton 162305 9038 La Rue Phyllis 11615 Maple Valley Rd Re 1942 162305 9046 State Of Washington 2631 NE 4Th St Renton 98 1959 162305 9048 La Pianta Lp *No Site Address* Renton 162305. 9062 T & E Investment Inc Ne 4Th St Renton • 162305 9072 Not Available From Cou 2810 SE Maple Valley Hwy . 162305 9073 Arena Joseph S Trustee ]No Site Address* Renton 162305 9097 Pacific Sunset Propert *No Site Address* Renton 162305 9110 City Of Renton *No Site Address* Renton 162305 9115 Atlantic Richfield Com Ne 4Th Ave Renton 162305 9117 Renton Housing Authori 2811 NE 4Th St Renton 98 1983 425-226-1850 162305 9120 Demps Keith Sr/Annette 2328 NE 3Rd St Renton 98 1999 425-226-1444 162305 9130 King County *No Site Address* Renton 1967 206-296-0100 162305 9133 King County *No Site Address* Renton 1966 172305 9004 Allens Demolition & Ex *No Site Address* Renton • 172305 9025 Anmar Co 2150 SE Maple Valley Hwy 172305 9057 Puget Sound Energy/Ele 12'00 SW 43Rd St Renton 9 172305 9072 Not Available From Cou 915 S Grady Way Renton 9 172305 9085 Mt Olivet Cemetery *No Site Address* Renton 172305 9101 Larue Phyllis M 2447 SE Maple Valley Hwy 1944 425-255-3131 ' 172305 9109 Anmar Co 500 SE Maple Valley Vac 172305 9140 Paik Seung Sik & Eunsi 2431 SE Maple Valley Hwy 172305 9147 Paik Seung Sik & Eunsi 2439 SE Maple Valley Hwy 1964 172305 9158 Ramac Inc 112 Riviera Dr Renton 1968 172305 9171 La Pianta Lp Mt Olive 3 Way NE Renton 512640 0010 Orff Bruce A/Lynda C 2924 SE 5Th St Renton 98 1998 425-228-0958 512640 0015 • Geddes Thomas S/Lisa Y 2930 SE 5Th St Renton 98 1943 512640 0020 Ponder Kenneth L/Delin 2938 SE 5Th St Renton 98 1943 425-255-3014 512640 0025 Craia Nadezhda Craia A 3000 SE 5Th St Renton 98 1943 425-204-0689 512640 0030 Roby Rebecca L 3008 SE 5Th St Renton 98 1943 512640 0035 Yost Kasey;Twaddle Jen 3012 SE 5Th St Renton 98 1943 512640 0040 Ercolini Steven J/Bets 3016 SE 5Th St Renton 98 1943 512640 0045 Smith Dereck B/Ruby E 3020 SE 5Th St Renton 98 1943 425-277-1156 512640 0050 Philbeck Rodney J;Nguy 3100 SE 5Th St Renton 98 1943 512640 0055 Wilson Mark D/Cassandr 3106 SE 5Th St Renton 98 1943 425-227-5141 512640 0060 Robinson Nicola J 3110 SE 5Th St Renton 98 1943 425-228-7334. 512640 0065 Lersten David;Aar Simo 3114 SE 5Th St Renton 98 1943 425-277-177.7 512640 0070 Stach John E 3118 SE 5Th St Renton 98 1943 425-255-7018 512640 0075 Goeman Wade R & Lori'L 3122 SE 5Th St Renton 98 1943 206-271-6830 512640 0080 Miller Bryan Keith/Jul 3202 SE 5Th St Renton 98 1943 512640 0085 Jackson Properties Llc 3210 SE 5Th St Renton 98 1943 512640 0090 Roberts Grant/Karen A 3216 SE 5Th St Renton 98 1943 512640 0095 Johnson Marissa J 3224 SE 5Th St Renton 98 1943 512640 0100 Guy Glenn Lee/Paulette 3101 SE 5Th St Renton 98 1943 512640 0105 Jackson Anthony D 3105 SE 5Th St Renton 98 1943 425-226-8405 512640 0110 Hill James E & Betty C 3115 SE 5Th St Renton 98 1943 425-255-0716 512640 0115 Bala E M 3121 SE 5Th St Renton 98 1943 512640 0120 Hinson Cynthia D 3129 SE 5Th St Renton 98 1943 425-226-6017 512640 0125 Robey Hoyt S & Leeann 3201 SE 5Th St Renton 98 1943 425-644-1498 512640 0130 Brunette Sherry P 3205 SE 5Th St Renton 98 1943 206-228-3136 512640 0135 Oden Jack E 3209 SE 5Th St Renton 98 1943 425-255-6914 512640 0140 Brewer Orlie T Jr/Robi 3217 SE 5Th St Renton 98 1943 425-271-4210 512640 0145 Usher Christopher D/Je 3104 SE 6Th St Renton 98 1943 512640 0150 Hauck Antone J & Wilma 3108 SE 6Th St Renton 98 1943 425-255-7646 512640 0155 Arnold Thelma 3116 SE 6Th St Renton 98 1943 206-932-7783 512640 0160 Blair Donald J 3120 SE 6Th St Renton 98 1943 512640 0165 Gaffin Jeffrey 3124 SE 6Th St Renton 98 1943 425-392-6144 512640 0170 Crawford William Jr 3204 SE 6Th St Renton 98 1943 , The Information Provided Is Deemed Reliable, But Is Not Guaranteed. MetroScan / King (WA) Parcel Number Owner Name Site Address YB Owner Phone 512640 0175 Roth Gladys 3208 SE 6Th St Renton 98 1943 425-228-6903 512640 0180 Van Tuyl Nancy 3216 SE 6Th St Renton 98 1943 425-227-5266 512640 0185 Names Charles D 3009 SE 5Th St Renton 98 1943 425-226-2690 512640 0190 Rockwell Juanita *No Site Address* Renton 512640 0195 Donaldson David K/Dean 3017 SE 6Th St Renton 98 1943 425-277-6813 512640 0200 Soukeut Brian 3021 SE 6Th St Renton 98 1943 512640 0205 Hulburt David W & Cece 3025 SE 6Th St Renton 98 1943 425-432-4894 512640 0210 The Baglien Family Tru 3029 SE 6Th St Renton 98 1943 512640 0215 White Kathleen L 3101 SE 6Th St Renton 98 1943 512640 0220 Denning Jerald J 3105 SE 6Th St Renton 98. 1943 512690 0005 Diambri Joseph 3232 SE 5Th St Renton 98 1944 425-226-9009 512690 0010 Carey Denise A 3300 SE 5Th St Renton 98 1944 425-227-9691 512690 0015 Henninger Sr Pa 3308 SE 5Th St Renton 98 1944 425-228-0740 512690 0020 Quan Roy/Susie 3316 SE 5Th St Renton 98 1944 512690 0025 Cox Douglas W/Marsha E 3324 SE 5Th St Renton 98 1944 512690 0030 Nelson E Suzanne/Darry 3332 SE 5Th St Renton 98 1944 425-271-1905 512690 0080 Reeser Harold 3225 SE 5Th St Renton 98 1944 425-228-8204 512690 0085 Basart W L 3301 SE 5Th St Renton 98 1944 425-226-0157 512690 0090 Williams Michael D & D 3309 SE 5Th St Renton 98 1944 425-228-8913 512690 0095 Maurer Patricia Helen 3313 SE 5Th St Renton 98 1944 425-271-2868 512690 0105 Dalthorp Nancy S 3325 SE 5Th St Renton 98 1944 425-226-6976 512690 0145 Hulbert David W;Ceceli 3312 SE 6Th St Renton 98 1944 512690 0150 Crater Michael H 3308 SE 6Th St Renton 98 1944 206-235-8892 512690 0155 Dobson John W 3304 SE 6Th St Renton 98 1944 512690 0160 Hart R E L 3232 SE 6Th St Renton 98 1944 425-255-6724 512690 0165 Dobson John W .3224 SE 6Th St Renton 98 1944 II The Information Provided Is Deemed Reliable, But Is Not Guaranteed. # 1 * MetroScan / King * Owner :King County Parcel # :162305 9003 08 Sitd :3407 NE 2Nd St Renton 98056 Sale Date , Mail :500 4Th Ave Seattle Wa 98104 Sale Price Use :266 Ind,Utility, Public Asd.V :$11,258, 900 Lgl :STR 162305 TAXLOT 3 SW 1/4 OF NE Q:.NE S:16 T:23N R:05E Bedrm: Bth F3H: / / Stories: BldgSF: Ac:99.43 YB: Ph:206-296-0100 # 2 * MetroScan / King * Owner :Larue Phyllis M Parcel # :162305 9011 08 Site :2505 Maple Valley Hwy Renton 98058 Sale Date Mail :2505 Maple Valley Hwy Renton Wa 98058 Sale Price Use :002 Res,Single Family Residence Asd.V :$161,000 Lgl :STR 162305 TAXLOT 11 W 151 FT OF Q:SW S:16 T:23N R:05E Bedrm:3 Bth F3H:2/ / Stories:1 BldgSF:3, 400 Ac: . 98 YB: 1961 Ph:425-255-3131 # 3 * MetroScan / King * Owner :Jones Troy H/Jana L Parcel # :162305 9013 06 Site :2904 Maple Valley Hwy Renton 98058 Sale Date :05/22/1995 Mail :15025 SE Maple Valley Hwy Renton Wa 98058 Sale Price :$25, 000 Full Use :002 Res,Single Family Residence Asd.V :$27, 000 Lgl :STR 162305 TAXLOT 13 POR OF W Q:SW S:16 T:23N R:05E Bedrm: Bth F3H: / / Stories: BldgSF: Ac: .21 YB: Ph: # ,4 * MetroScan / King * Owner :City Of Renton Parcel # :162305 9033 02 Site :*No Site Address* Renton Sale Date :11/14/1991 Mail :200 Mill Ave S Renton Wa 98055 Sale Price Use :300 Vacant,Residential Asd.V :$23,000 Lgl :STR 162305 TAXLOT 33 POR OF GOV Q:SW S:16 T:23N R:05E Bedrm: Bth F3H: / / Stories: BldgSF: Ac:11.53 YB: Ph: # 5 * MetroScan / King * Owner :Puget Sound Energy/Elec Parcel # :162305 9035 00 Site :*No Site Address* Renton Sale Date Mail :PO Box 90868 Bellevue Wa 98009 Sale Price Use :300 Vacant,Residential Asd.V Lgl :STR 162305 TAXLOT 35 POR GL 2 LY Q:SW S:16 T:23N R:05E Bedrm: Bth F3H: / / Stories: BldgSF: Ac:3.21 YB: Ph: # 6 * MetroScan / King, * Owner :Puget Sound Energy/Elec Parcel # :162305 9036 09 Site :*No Site Address* Renton Sale Date Mail :PO Box 90868 Bellevue Wa 98009 Sale Price Use :300 Vacant,Residential Asd.V Lgl :STR 162305 TAXLOT 36 POR OF FOL Q:SW S:16 T:23N R:05E Bedrm: Bth F3H: / / Stories: BldgSF: Ac: .03 YB: Ph: # 7 * MetroScan / King * Owner :La Rue Phyllis Parcel # :162305 9038 07 Site :11615 Maple Valley Rd Renton 98055 Sale Date Mail :2505 Maple Valley Hwy Renton Wa 98058 Sale Price Use :002 Res,Single Family Residence Asd.V :$100,000 Lgl :STR 162305 TAXLOT 38 THAT POR OF Q:SW S:16 T:23N R:05E Bedrm:2 Bth F3H:1/ /1 Stories:1 BldgSF:1,560 Ac: .49 YB:1942 Ph: # 8 * MetroScan / King * Owner :State Of Washington Parcel # :162305 9046 07 Site :2631 NE 4Th St Renton 98056 Sale Date Mail :2631 NE 4Th St Renton Wa 98056 Sale Price Use :195 Ind,Warehouse Asd.V :$700,800 Lgl :STR 162305 TAXLOT 46 POR NW 1/4 OF Q:NW S:16 T:23N R:05E Bedrm: Bth F3H: / / Stories:1 BldgSF:1, 980 Ac:10.24 YB:1959 Ph: # 9 * MetroScan / King * Owner :La Pianta Lp Parcel # :162305 9048 05 Site :*No Site Address* Renton Sale Date :03/04/1996 Mail :PO Box 88028 Tukwila Wa 98138 Sale Price :$4,311,396 Use :300 Vacant,Residential Asd.V :$49,000 Lgl :STR 162305 TAXLOT 48 POR GL 6 BEG Q:SE S:16 T:23N R:05E Bedrm: Bth F3H: / / Stories: BldgSF: Ac:3.56 YB: Ph: , The Information Provided Is Deemed Reliable, But Is Not Guaranteed. # 10 * MetroScan / King Owner :T & E Investment Inc Parcel # :162305 9062 06 Site :Ne 4Th St Renton Sale Date Mail :353 Vuemont P1 NE Renton Wa 98056 Sale Price . Use :316 Vacant,Industrial Asd.V :$225,300 Lgl :STR 162305 TAXLOT 62 POR OF NW 1/4 Q:NW S:16 T:23N R:05E Bedrm: Bth F3H: / / Stories: BldgSF: Ac:7.51 YB: Ph: # 11 * MetroScan / King * Owner :Not Available From County Parcel # :162305 9072 04 Site :2810 SE Maple Valley Hwy Renton Sale Date :02/03/2000 -Mi•1 Sale Price . Use :300 Vacant,Residential Asd.V :$49,800 Lgl :STR 162305 TAXLOT 72 PORTION OF SW Q:SW S:16 T:23N R:05E Bedrm: Bth F3H: / / Stories: BldgSF: Ac:4.58 YB: Ph: # 12 * MetroScan / King * Owner :Arena Joseph S Trustee Parcel # :162305 9073 03 Site : ]No Site Address* Renton Sale Date :03/08/1999 Mail : ]No Site Address* Renton Wa Sale Price . Us,e :300 Vacant,Residential Asd.V :$100 Lgl :STR 162305 TAXLOT 73 POR OF GL 6 Q:SE S:16 T:23N R:05E Bedrm: Bth F3H: / / Stories: BldgSF: Ac: .04 YB: Ph: # '13 * MetroScan / King * Owner :Pacific Sunset Properties Parcel # :162305 9097 05 Site :*No Site Address* Renton Sale Date :01/23/1996 Mail :PO Box 80944 Seattle Wa 98108 Sale Price . Use :300 Vacant,Residential Asd.V :$100 Lgl :STR 162305 TAXLOT 97 POR GL 6 LY N Q:SE S:16 T:23N R:05E Bedrm: Bth F3H: / / Stories: BldgSF: Ac: .04 YB: Ph: # i14 * MetroScan / King * Owner :City Of Renton Parcel # :162305 9110 08 Site :*No Site Address* Renton Sale Date . Mail :200 Mill Ave S Renton Wa 98055 Sale Price . Use :300 Vacant,Residential Asd.V :$2, 000 Lgl :STR 162305 TAXLOT 110 200 FT STRIP Q:SW S:16 T:23N R:05E Bedrm: Bth F3H: / / Stories: B1dgSF: Ac: . 92 YB: Ph: # a5 * MetroScan / King * Owner :Atlantic Richfield Company Parcel # :162305 9115 03 Site :Ne 4Th Ave Renton Sale Date :10/30/1987 Mail :PO Box 512485 Los Angeles Ca 90051 Sale Price :$311, 000 Us,e :301 Vacant,Multi-Family Asd.V :$168, 900 Lgl :STR 162305 TAXLOT 115 POR LOT 1 & Q:NW S:16 T:23N R:05E Bedrm: Bth F3H: / / Stories: BldgSF: Ac: .55 YB: Ph: # 16 * MetroScan / King * Owner :Renton Housing Authority Parcel # :162305 9117 01 Site :2811 NE 4Th St Renton 98056 Sale Date :11/12/1982 Mail :970 Harrington Ave NE Renton Wa 98056 Sale Price . Use :011 Res,Apartment Asd.V :$1, 817, 500 Lgl :STR 162305 TAXLOT 117 LOTS 1,2, & Q:NW S:16 T:23N R:05E Bedrm: Bth F3H: / / Stories:2 BldgSF:34, 152 Ac:2.07 YB:1983 Ph:425-226-1850 # 17 * MetroScan / King Owner :Demps Keith Sr/Annette B Parcel # :162305 9120 06 Site :2328 NE 3Rd St Renton 98056 Sale Date :03/04/1998 Mail :2308 NE 24Th St Renton Wa 98056 Sale Price :$165,000 Full Use :011 Res,Apartment Asd.V :$758, 900 Lgl :STR 162305 TAXLOT 120 LOT 4 CITY Q:NW S:16 T:23N R:05E Bedrm: Bth F3H: / / Stories:3 BldgSF:19,764 Ac: .88 YB:1999 Ph:425-226-1444 # 18 * MetroScan / King * Owner :King County Parcel # :162305 9130 04 Site :*No Site Address* Renton Sale Date . Mail :500 4Th Ave Seattle Wa 98104 Sale Price . Use :122 Off,Medical,Dental Asd.V :$496, 000 Lgl :STR 162305 TAXLOT 130 POR OF N Q:NE S:16 T:23N R:05E Bedrm: Bth F3H: / / Stories:1 BldgSF:8, 631 Ac:4.73 YB:1967 Ph:206-296-0100 • The Information Provided Is Deemed Reliable, But Is Not Guaranteed. # 19 * MetroScan / King * Owner :King County Parcel # :162305 9133 01 Site :*No Site Address* Renton Sale Date . . Mail :500 K C Admin Bldg #A Seattle Wa 98104 Sale Price . Use :266 Ind,Utility, Public Asd.V :$779,200 Lgl :STR 162305 TAXLOT 133 N 870.00 FT Q:NW S:16 T:23N R:05E Bedrm: Bth F3H: / / Stories:1 BldgSF:12,460 Ac:10.13 YB:1966 Ph: # 20 * MetroScan / King * Owner :Allens Demolition & Excavating Parcel # :172305 9004 06 Site :*No Site Address* Renton Sale Date :02/03/1998 Mail :6205 24Th St NE Tacoma Wa 98422 Sale Price . Use :300 Vacant,Residential Asd.V :$175,000 Lgl :STR 172305 TAXLOT 4 POR OF SE 1/4 Q:NE S:17 T:23N R:05E Bedrm: Bth F3H: / / Stories: BldgSF: Ac:7.94 YB: Ph: # 21 * MetroScan / King * Owner :Anmar Co Parcel # :172305 9025 01 Site :2150 SE Maple Valley Hwy Renton 98055 Sale Date . . v ep i ' Sale Price . Use :309 Vacant,Commercial Asd.V :$609, 400 Lgl :STR 172305 TAXLOT 25 PORS OF GL 7 Q:SE S:17 T:23N R:05E Bedrm: Bth F3H: / / Stories: BldgSF: Ac:30.45 YB: Ph: # 22 * MetroScan / King * Owner :Puget Sound Energy/Elec Parcel # :172305 9057 02 Site :1200 SW 43Rd St Renton 98055 Sale Date . Mail :PO Box 90868 Bellevue Wa 98009 Sale Price . Use :332 Misc,Right-Of-Way,Utility Asd.V . Lgl :STR 172305 TAXLOT 57 IN E 1/2 OF Q:NE S:17 T:23N R:05E Bedrm: Bth F3H: / / Stories: BldgSF: Ac:8.38 YB: Ph: # 23 * MetroScan / King * Owner :Not Available From County Parcel # :172305 9072 03 Site :915 S Grady Way Renton 98055 Sale Date :12/23/1998 Mail :19515 N Creek Pkwy Bothell Wa 98011 Sale Price :$560,720 Us,e :309 Vacant,Commercial Asd.V :$145, 100 Lgl :STR 172305 TAXLOT 72 REVISED Q:SW S:17 T:23N R:05E Bedrm: Bth F3H:. / / Stories: BldgSF: Ac: .56 YB: Ph: # 24 * MetroScan / King * Owner :Mt Olivet Cemetery Parcel # :172305 9085 08* Site :*No Site Address* Renton Sale Date . Mail :PO Box 547 Renton Wa 98057 Sale Price . Use :300 Vacant,Residential Asd.V :$90,000 Lgl :STR 172305 TAXLOT 85 POR OF SE 1/4 Q:NE S:17 T:23N R:05E Bedrm: Bth F3H: / / Stories: BldgSF: Ac:5.07 YB: Ph: # 25 * MetroScan / King * Owner :Larue Phyllis M Parcel # :172305 9101 08 Site :2447 SE Maple Valley Hwy Renton 98055 Sale Date . Mail :2505 Maple Valley Hwy Renton Wa 98058 Sale Price . Use :006 Res,Single Family Res,Comm Zone Asd.V :$92,000 Lgl :STR 172305 TAXLOT 101 E 117.94 FT Q:SE S:17 T:23N R:05E Bedrm:2 Bth F3H:1/1 / Stories:1 BldgSF:1,380 Ac:1.08 YB:1944 Ph:425-255-3131 # 26 * . MetroScan / King * Owner :Anmar Co Parcel # :172305 9109 00 Site :500 SE Maple Valley Vac Hwy Renton Sale Date . ~-Ma-i-l�2-0-00—Azle ep Sale Price . Use :309 Vacant,Commercial Asd.V :$138, 000 Lgl :STR 172305 TAXLOT 109 BEG AT SW Q:NE S:17 T:23N R:05E Bedrm: Bth F3H: / / Stories: BldgSF: Ac:7.20 YB: Ph: # 27 * MetroScan / King * Owner :Paik Seung Sik & Eunsil Parcel # :172305 9140 01 Site :2431 SE Maple Valley Hwy Renton 98055 Sale Date :06/16/1987 Mail :2439 SE Maple Valley Hwy Renton Wa 98055 Sale Price :$170,000 Use :159 Pub,Parking,Associated Asd.V :$43, 600 Lgl :STR 172305 TAXLOT 140 POR GL 8 Q:SE S:17 T:23N R:05E Bedrm: Bth F3H: / / Stories: BldgSF: Ac: .20 YB: Ph: , • The Information Provided Is Deemed Reliable, But Is Not Guaranteed. # 28 * MetroScan / King * Owner :Paik Seung Sik & Eunsil. Parcel # :172305 9147 04 Site :2439 SE Maple Valley Hwy Renton 98055 Sale Date :06/16/1987 Mail :2439 SE Maple Valley Hwy Renton Wa 98055 Sale Price :$170,000 Use :101 Com,Retail Store Asd.V :$272, 600 Lgl :STR 172305 TAXLOT 147 POR GL 8-BEG Q:SE S:17 T:23N R:05E Badrm: Bth F3H: / / Stories:1 BldgSF:5,385 Ac: .27 YB:1964 Ph: # 29 * MetroScan / King * Owner :Ramac Inc Parcel # :172305 9158 00 ' Site :112 Riviera Dr Renton Sale Date :04/19/1995 Mail :4607 Forest Ave SE Mercer Island Wa 98040 Sale Price . Use :166 Pub,Club Asd.V :$694,300 Lgl :STR 172305 TAXLOT 158 POR GL 8 BEG Q:SE S:17 T:23N R:05E Be'drm: Bth F3H: / / Stories:1 BldgSF:16, 416 Ac:2.07 YB:1968 Ph: # 30 * MetroScan / King * Owner :La Pianta Lp Parcel # :172305 9171 03 Site :Mt Olive 3 Way NE Renton Sale Date :03/04/1996 Mail :PO Box 88028 Tukwila Wa 98138 Sale Price :$4, 311,396 Us,e :301 Vacant,Multi-Family Asd.V :$33, 000 Lgl :STR 172305 TAXLOT 171 PORTION OF Q:NE S:17 T:23N R:05E Bedrm: Bth F3H: / / Stories: BldgSF: Ac:3.68 YB: Ph: # ;31 * MetroScan / King * Owner :Orff Bruce A/Lynda C Parcel # :512640 0010 08 Site :2924 SE 5Th St Renton 98058 Sale Date :05/18/1992 Mail :2924 SE 5Th St Renton Wa 98058 Sale Price :$104, 950 Full Use :002 Res,Single Family Residence Asd.V :$215,000 Lgl :BLK 1 LOT 1 - 2 MAPLEWOOD DIV #1 Q:SW S:16 T:23N R:05E Be'drm:4 Bth F3H:1/2 / Stories:1 BldgSF:2,250 Ac: .16 YB:1998 Ph:425-228-0958 # '32 * MetroScan / King * Owner :Geddes Thomas S/Lisa Y Parcel # :512640 0015 03 Site :2930 SE 5Th St Renton 98058 Sale Date :09/10/1998 Mail :2930 SE 5Th St Renton Wa 98058 Sale Price :$145, 100 Full Use :002 Res,Single Family Residence Asd.V :$127, 000 Lgl :BLK 1 LOT 3 MAPLEWOOD DIV # 1 Q:SW S:16 T:23N R:05E Bedrm:4 Bth F3H:1/ / Stories:1 • BldgSF: 1,320 Ac: .25 YB:1943 Ph: # 33 * MetroScan / King * Owner :Ponder Kenneth L/Delinda L Parcel # :512640 0020 06 Site :2938 SE 5Th St Renton 98058 Sale Date :07/20/1992 Mail :2938 SE 5Th St Renton Wa 98058 Sale Price :$62, 000 Full Use :002 Res,Single Family Residence Asd.V :$112, 000 Lgl :BLK 1 LOT 4 MAPLEWOOD DIV # 1 Q:SW S:16 T:23N R:05E Bedrm:2 Bth F3H:1/ / Stories:1 B1dgSF:1,060 Ac: .18 YB:1943 Ph:425-255-3014 # 34 * MetroScan / King * Owner :Craia Nadezhda Craia A;Iacob Daniel Parcel # :512640 0025 01 Site :3000 SE 5Th St Renton 98058 Sale Date :12/28/1998 Mail :3000 SE 5Th St Renton Wa 98058 Sale Price :$120, 000 Full Us,e :002 Res,Single Family Residence Asd.V :$115,000 Lgl :BLK 1 LOT 5 MAPLEWOOD DIV # 1 - Q:SW S:16 . T:23N R:05E Bedrm:2 Bth F3H:1/ / Stories:1 B1dgSF:1,070 Ac: .22 YB:1943 Ph:425-204-0689 # '35 * MetroScan / King * Owner :Roby Rebecca L Parcel # :512640 0030 04 Site :3008 SE 5Th St Renton 98058 Sale Date :01/30/1997 Mail :3008 SE 5Th St Renton Wa 98058 Sale Price :$116,800 Full Use :002 Res,Single Family Residence Asd.V :$126,000 Lgl :BLK 1 LOT 6 MAPLEWOOD DIV # 1 Q:SW S:16 T:23N R:05E Bedrm:3 Bth F3H:1/ /1 Stories:1 BldgSF:1, 430 Ac: .17 YB:1943 Ph: # '36 * MetroScan / King * Owner :Yost Kasey;Twaddle Jennifer Parcel # :512640 0035 09 Site :3012 SE 5Th St Renton 98058 Sale Date :07/07/2000 Mail :3012 SE 5Th St Renton Wa 98058 Sale Price :$149, 950 Full Use :002 Res,Single Family Residence Asd.V :$102,000 Lgl :BLK 1 LOT 7 MAPLEWOOD DIV # 1 Q:SW S:16 T:23N R:05E Bedrm:2 Bth F3H:1/ / Stories:1 B1dgSF:720 Ac: .17 YB:1943 Ph: • The Information Provided Is Deemed Reliable, But Is Not Guaranteed. # 37 * . MetroScan / King -_.- * Owner :Erbolini Steven J/Betsy L F Parcel # :512640 0040 02 Site :3016 SE 5Th St Renton 98058 Sale Date :08/18/1994 , Mail :3016 SE 5Th St Renton Wa 98058 Sale Price :$101,325 Full Use :002 Res,Single Family Residence Asd.V :$120,000 Lgl :BLK 1 LOT 8 MAPLEWOOD DIV # 1 Q:SW S:16 T:23N R:05E Bedrm:3 Bth F3H:1/ / Stories:1 BldgSF:1,440 Ac: .17 YB:1943 Ph: # 38 * MetroScan / King * Owner :Smith Dereck B/Ruby E J Parcel # :512640 0045 07 Site :3020 SE 5Th St Renton 98058 Sale Date :11/30/1998 Mail :3020 SE 5Th St Renton Wa 98058 Sale Price :$110, 000 Full Use :002 Res,Single Family Residence Asd.V :$110, 000 Lgl :BLK 1 LOT 9 MAPLEWOOD DIV # 1 Q:SW S:16 T:23N R:05E Bedrm:2 Bth F3H:1/ / Stories:1 BldgSF:1,080 Ac: .17 YB:1943 Ph:425-277-1156 # 39 * MetroScan / King * Owner :Philbeck Rodney J;Nguyen Tram T Parcel # :512640 0050 09 Site :3100 SE 5Th St Renton 98058 Sale Date :03/28/2000 Mail :3100 SE 5Th St Renton Wa 98058 Sale Price :$150,000 Full Us,e :002 Res,Single Family Residence Asd.V :$123,000 Lgl :BLK 1 LOT 10 MAPLEWOOD DIV # 1 Q:SW S:16 T:23N R:05E Bedrm:2 Bth F3H:1/ / Stories:1 B1dgSF:1, 160 Ac: .17 YB:1943 Ph: 1 # 40 * : MetroScan / King : * Owner :Wilson Mark D/Cassandra Diane Parcel # :512640 0055 04 Site :3106 SE 5Th St Renton 98058 Sale Date :07/06/1998 Mail :3106 SE 5Th St Renton Wa 98058 Sale Price Us'e :002 Res,Single Family Residence Asd.V :$120, 000 Lgl :BLK 1 LOT 11 MAPLEWOOD DIV # 1 Q:SW S:16 T:23N R:05E Bedrm:2 Bth F3H:1/ / Stories:1 BldgSF:1, 480 Ac: .17 YB:1943 Ph:425-227-5141 # Al * MetroScan / King * Owner :Robinson Nicola J Parcel # :512640 0060 07 Site :3110 SE 5Th St Renton 98058 Sale Date :10/29/1985 Mail :3110 SE 5Th St Renton Wa 98058 Sale Price :$38,550 Use :002 Res,Single Family Residence Asd.V :$106,000 Lgl :BLK 1 LOT 12 MAPLEWOOD DIV # 1 Q:SW S:16 T:23N R:05E Bedrm:3 Bth F3H:1/ / Stories:1 BldgSF:820 Ac: .17 YB:1943 Ph:425-228-7334 # 42 * MetroScan / King * Owner :Lersten David;Aar Simonelli Parcel # :512640 0065 02 Site :3114 SE 5Th St Renton 98058 Sale Date :03/26/1997 Mall :3114 SE 5Th St Renton Wa 98058 Sale Price :$108,000 Full Use :002 Res,Single Family Residence Asd.V :$130,000 Lgl :BLK 1 LOT 13 MAPLEWOOD DIV # 1 Q:SW S:16 T:23N R:05E Bedrm:2 Bth F3H:1/ / Stories:1 BldgSF:800 Ac: .17 YB:1943 Ph:425-277-1777 # 43 * MetroScan / King * Owner :Stach John E Parcel # :512640 0070 05 Site :3118 SE 5Th St Renton 98058 Sale Date Mail :3118 SE 5Th St Renton Wa 98058 Sale Price Use :002 Res,Single Family Residence Asd.V :$82,300 Lgl :BLK 1 LOT 14 MAPLEWOOD DIV # 1 Q:SW S:16 T:23N R:05E Bedrm:2 Bth F3H:1/ / Stories:1 BldgSF:750 Ac: .17 YB:1943 Ph:425-255-7018 # 44 * MetroScan / King * Owner :Goeman Wade R & Lori L Parcel # :512640 0075 00 Site :3122 SE 5Th St Renton 98058 Sale Date :10/31/1989 Mail :3122 SE 5Th St Renton Wa 98058 Sale Price Use :002 Res,Single Family Residence Asd.V :$129,000 Lgl :BLK 1 LOT 15 MAPLEWOOD DIV # 1 Q:SW S:16 T:23N R:05E Bedrm:4 Bth F3H:1/ / Stories:1 BldgSF:1,360 Ac: .17 YB:1943 Ph:206-271-6830 # 45 * MetroScan / King * Owner :Miller Bryan Keith/Julia Ann Parcel # :512640 0080 03 Site :3202 SE 5Th St Renton 98058 Sale Date :07/29/1994 Mail :3202 SE 5Th St Renton Wa 98058 Sale Price :$97,500 Full Use :002 Res,Single Family Residence Asd.V :$111, 000 Lgl :BLK 1 LOT 16 MAPLEWOOD DIV # 1 Q:SW S:16 T:23N R:05E Bedrm:2 Bth F3H:1/ / Stories:1 BldgSF: 970 Ac: .17 YB:1943 Ph: , The Information Provided Is Deemed Reliable, But Is Not Guaranteed. i # i46 * MetroScan / King * Owner :Ja-ckson Properties Llc Parcel # :512640 0085 08 Site :3210 SE 5Th St Renton 98058 Sale Date :11/13/1996 Mail :3905 108Th Ave NE #B-202 Bellevue Wa 98004 Sale Price . Use :002 Res,Single Family Residence Asd.V :$127,000 Lgl :BLK 1 LOT 17 MAPLEWOOD DIV # 1 Q:SW S:16 T:23N R:05E Bedrm:2 Bth F3H:1/ / Stories:1 BldgSF:750 Ac: .17 YB:1943 Ph: # i47 * MetroScan / King * Owner :Roberts Grant/Karen A Parcel # :512640 0090 01 Site :3216 SE 5Th St Renton 98058 Sale Date :06/26/1998 Mail :3216 SE 5Th St Renton Wa 98058 Sale Price :$123,300 Full Use :002 Res,Single Family Residence Asd.V :$110,000 Lgl :BLK 1 LOT 18 MAPLEWOOD DIV # 1 Q:SW S:16 T:23N R:05E Bedrm:2 Bth F3H:1/ / Stories:1 BldgSF: 900 Ac: .17 YB: 1943 Ph: # A8 * MetroScan / King * Owner :Johnson Marissa J Parcel # :512640 0095 06 Site :3224 SE 5Th St Renton 98058 Sale Date :08/22/1997 Mail :2391 Soundview Dr Langley Wa 98260 Sale Price :$105,000 Full Use :002 Res,Single Family Residence Asd.V :$105, 000 Lgl :BLK 1 LOT 19 MAPLEWOOD DIV # 1 Q:SW S:16 T:23N R:05E Bedrm:2 Bth F3H:1/ / . Stories:1 BldgSF:780 Ac: .17 YB:1943 Ph: # 49 * MetroScan / King * Owner :Guy Glenn Lee/Paulette Parcel # :512640 0100 09 Site :3101 SE 5Th St Renton 98058 Sale Date :06/09/1998 Mail :3101 SE 5Th St Renton Wa 98058 Sale Price :$50, 000 Full Use :002 Res,Single Family Residence Asd.V :$154, 000 Lgl :BLK 2 LOT 1 MAPLEWOOD DIV # 1 Q:SW S:16 T:23N R:05E Bedrm:4 Bth F3H:1/ / Stories:1 BldgSF:1, 410 Ac: .24 YB:1943 Ph: # 50 * MetroScan / King * Owner :Jackson Anthony D Parcel # :512640 0105 04 Site :3105 SE 5Th St Renton 98058 Sale Date . Mail :3105 SE 5Th St Renton Wa 98058 Sale Price . Use :002 Res,Single Family Residence Asd.V :$103,000 Lg1 :BLK 2 LOT 2 MAPLEWOOD DIV # 1 Q:SW S:16 T:23N R:05E Bedrm:2 Bth F3H:1/ / Stories:1 BldgSF:740 Ac: .19 YB:1943 Ph:425-226-8405 # '51 * MetroScan / King * Owner :Hill James E & Betty C Parcel # :512640 0110 07 Site :3115 SE 5Th St Renton 98058 Sale Date :05/25/1983 Mail :3115 SE 5Th St Renton Wa 98058 Sale Price :$47,000 Use :002 Res,Single Family Residence Asd.V :$82,700 Lgl :BLK 2 LOT 3 MAPLEWOOD DIV # 1 Q:SW S:16 T:23N R:05E Bedrm:3 Bth F3H:1/ / Stories:1 BldgSF:990 Ac: .19 YB:1943 Ph:425-255-0716 # 152 * MetroScan / King * Owner :Bala E M Parcel # :512640 0115 02 Site :3121 SE 5Th St Renton 98058 Sale Date Mail :3121 SE 5Th St Renton Wa 98058 Sale Price . Use :002 Res,Single Family Residence Asd.V :$112,000 Lgl :BLK 2 LOT 4 MAPLEWOOD DIV # 1 Q:SW S:16 T:23N R:05E Bedrm:3 Bth F3H:1/ / Stories:1 BldgSF:1,090 Ac: .19 YB:1943 Ph: # 53 * MetroScan / King * Owner :Hinson Cynthia D Parcel # :512640 0120 05 Site :3129 SE 5Th St Renton 98058 Sale Date :04/08/1999 Mail :3129 SE 5Th St Renton Wa 98058 Sale Price :$142,000 Full Usle :002 Res,Single Family Residence Asd.V :$112,000 Lgl :BLK 2 LOT 5 MAPLEWOOD DIV # 1 Q:SW S:16 T:23N R:05E Bedrm:2 Bth F3H:1/ / Stories:1 B1dgSF: 990 Ac: .18 YB:1943 Ph:425-226-6017 # 554 * MetroScan / King * Owner :Robey Hoyt S & Leeann Parcel # :512640 0125 00 Site :3201 SE 5Th St Renton 98058 Sale Date :05/18/1989 Mail :14603 SE 49Th St Bellevue Wa 98006 Sale Price :$69,000 Use :002 Res,Single Family Residence Asd.V :$118,000 Lgl :BLK 2 LOT 6 MAPLEWOOD DIV # 1 Q:SW S:16 T:23N R:05E Bedrm:3 Bth F3H:1/ / Stories:1 B1dgSF:1, 120 Ac: .20 YB:1943 Ph:425-644-1498 , I The Information Provided Is Deemed Reliable, But Is Not Guaranteed. # 155 * MetroScan / King : * Owner :Brunette Sherry P Parcel # :512640 0130 03 Ste :3205 SE 5Th St Renton 98058 Sale Date Mail :3205 SE 5Th St Renton Wa 98058 Sale Price Use :002 Res,Single Family Residence Asd.V :$111,000 Lgl :BLK 2 LOT 7 MAPLEWOOD DIV # 1 Q:SW S:16 T.:23N R:05E Bedrm:2 Bth F3H:1/ / Stories:1 BldgSF:1, 150 Ac: .23 YB:1943 Ph:206-228-3136 # 156 * MetroScan / King * Owner :Oden Jack E Parcel # :512640 0135 08 Site :3209 SE 5Th St Renton 98058 Sale Date Mail :3209 SE 5Th St Renton Wa 98058 Sale Price Use :002 Res,Single Family Residence Asd.V :$111, 000 Lgl :BLK 2 LOT 8 MAPLEWOOD DIV # 1 Q:SW S:16 T:23N R:05E Bedrm:3 Bth F3H:1/ / Stories:1 BldgSF: 970 Ac: .25 YB: 1943 Ph:425-255-6914 # 157 * : MetroScan / King : * Owner :Brewer Orlie T Jr/Robin S Parcel # :512640 0140 01 Site :3217 SE 5Th St Renton 98058 Sale Date :05/02/1995 Mail :3217 SE 5Th St Renton Wa 98058 Sale Price :$105, 800 Full Use :002 Res,Single Family Residence Asd.V :$119,000 Lgl :BLK 2 LOT 9 MAPLEWOOD DIV # 1 Q:SW S:16 T:23N R:05E Bedrm:2 Bth F3H:1/ / Stories:1 BldgSF:1,080 Ac: .22 YB:1943 Ph:425-271-4210 # 158 * • MetroScan / King * Owner :Usher Christopher D/Jennifer K Parcel # :512640 0145 06 Site :3104 SE 6Th St Renton 98058 Sale Date :02/15/2000 Mail :10948 SE 284Th St Kent Wa 98031 Sale Price :$125,000 Full Use :002 Res,Single Family Residence Asd.V :$114,000 Lgl :BLK 2 LOT 10 MAPLEWOOD DIV # 1 Q:SW S:16 T:23N R:05E Bedrm:3 Bth F3H:1/ / Stories:1 BldgSF: 970 Ac: .19 YB:1943 Ph: # I59 * MetroScan / King : * Owner :Hauck Antone J & Wilma R Parcel # :512640 0150 08 Site :3108 SE 6Th St Renton 98058 Sale Date :01/31/1986 Mail :3108 SE 6Th St Renton Wa 98058 Sale Price :$47,700 Use :002 Res,Single Family Residence Asd.V :$95,200 Lgl :BLK 2 LOT 11 MAPLEWOOD DIV # 1 Q:SW S:16 T:23N R:05E Bedrm:3 Bth F3H:1/ / Stories:1 BldgSF:1, 140 Ac: .19 YB:1943 Ph:425-255-7646 # i60 * MetroScan / King * Owner :Arnold Thelma Parcel # :512640 0155 03 Site :3116 SE 6Th St Renton 98058 Sale Date :05/09/2000 Mail :4118 SW Kenyon St Seattle Wa 98136 Sale Price :$112,381 Us;e :002 Res,Single Family Residence Asd.V :$142,000 Lgl :BLK 2 LOT 12 MAPLEWOOD DIV # 1 Q:SW S:16 T:23N R:05E Bedrm:3 Bth F3H:1/ / Stories:1 BldgSF:2, 040 Ac: .19 YB:1943 Ph:206-932-7783 # ,61 * MetroScan / King * Owner :Blair Donald J Parcel # :512640 0160 06 Site :3120 SE 6Th St Renton 98058 Sale Date :11/19/1998 Mail :3120 SE 6Th St Renton Wa 98058 Sale Price :$113,500 Full Use :002 Res,Single Family Residence Asd.V :$103,000 Lgl :BLK 2 LOT 13 MAPLEWOOD DIV # 1 Q:SW S:16 T:23N R:05E Bedrm:2 Bth F3H:1/ / Stories:1 BldgSF:740 Ac: .18 YB:1943 Ph: # 42 * MetroScan / King * Owner :Gaffin Jeffrey Parcel # :512640 0165 01 Site :3124 SE 6Th St Renton 98058 Sale Date Mail :27320 SE 162Nd P1 Issaquah Wa 98027 Sale Price . Use :002 Res,Single Family Residence Asd.V :$106,000 Lg,l :BLK 2 LOT 14 MAPLEWOOD DIV # 1 Q:SW S:16 T:23N R:05E Bedrm:3 Bth F3H:1/ / Stories:1 BldgSF:820 Ac: .20 YB:1943 Ph:425-392-6144 # 43 * MetroScan / King * Owner :Crawford William Jr Parcel # :512640 0170 04 Site :3204 SE 6Th St Renton 98058 Sale Date :05/04/2000 Mail :3204 SE 6Th St Renton Wa 98058 Sale Price :$143,350 Full Us'e :002 Res,Single Family Residence Asd.V :$117,000 Lgl :BLK 2 LOT 15 MAPLEWOOD DIV # 1 Q:SW S:16 T:23N R:05E Bedrm:2 Bth F3H:1/ / Stories:1 BldgSF:1,040 Ac: .23 YB:1943 Ph: • The Information Provided Is Deemed Reliable, But Is Not Guaranteed. # 64 * MetroScan / King * Owner :Roth Gladys Parcel # :512640 0175 09 Site :3208 SE 6Th St Renton 98058 Sale Date . • Mail :3208 SE 6Th St Renton Wa 98058 Sale Price . Use :002 Res,Single Family Residence Asd.V :$125,000 Lgl :BLK 2 LOT 16 MAPLEWOOD DIV # 1 Q:SW S:16 T:23N R:05E Bedrm:3 Bth F3H:1/ / Stories:1 BldgSF:1, 640 Ac: .31 YB: 1943 Ph:425-228-6903 # 165 * MetroScan / King * Owner :Van Tuyl Nancy Parcel # :512640 0180 02 Site :3216 SE 6Th St Renton 98058 Sale Date :12/17/1999 Mail :3216 SE 6Th St Renton Wa 98058 Sale Price . Use :002 Res,Single Family Residence Asd.V :$91, 000 Lgl :BLK 2 LOT 17 MAPLEWOOD DIV # 1 Q:SW S:16 T:23N R:05E Bedrm:3 Bth F3H:1/ / Stories:1 BldgSF:1, 120 Ac: .33 YB:1943 Ph:425-227-5266 # 66 * MetroScan / King * Owner :Names Charles D Parcel # :512640 0185 07 Site :3009 SE 5Th St Renton 98058 Sale Date Mail :3009 SE 5Th St Renton Wa 98058 Sale Price . Use :002 Res,Single Family Residence Asd.V :$123,000 Lgl :BLK 3 LOT 1 MAPLEWOOD DIV # 1 Q:SW S:16 T:23N R:05E Bedrm:2 Bth F3H:1/ / Stories:1 BldgSF:1,280 Ac: .26 YB:1943 Ph:425-226-2690 # 167 * 'MetroScan / King : * Owner :Rockwell Juanita Parcel # :512640 0190 00 Site :*No Site Address* Renton Sale Date :05/04/1984 Mail :3009 SE 5Th St Renton Wa 98058 Sale Price :$1,500 Use :300 Vacant,Residential Asd.V :$1, 000 Lgl :BLK 3 LOT 2 MAPLEWOOD DIV # 1 LESS Q:SW S:16 T:23N R:05E Bedrm: Bth F3H: / / Stories: BldgSF: Ac: .10 YB: Ph: # 68 * MetroScan / King * Owner :Donaldson David K/Deanna L Parcel # :512640 0195 05 Site :3017 SE 6Th St Renton 98058 Sale Date :12/27/1991 Mail :3017 SE 6Th St Renton Wa 98058 Sale Price :$87,500 Full Use :002 Res,Single Family Residence Asd.V :$111,000 Lgl :BLK 3 LOT 3 MAPLEWOOD DIV # 1 LESS Q:SW S:16 T:23N R:05E Bedrm:2 Bth F3H:1/ / Stories:1 BldgSF:1,370 Ac: .22 YB:1943 Ph:425-277-6813 # i69 * MetroScan / King : * Owner :Soukeut Brian Parcel # :512640 0200 08 Silte :3021 SE 6Th St Renton 98058 Sale Date :10/06/1997 Mail :14924 124Th NE Bellevue Wa 98006 Sale Price :$95,000 Full Use :002 Res,Single Family Residence Asd.V :$97,000 Lgl :BLK 3 LOT 4 MAPLEWOOD DIV # 1 LESS Q:SW S:16 T:23N R:05E Bedrm:2 Bth F3H:1/ / Stories:1 BldgSF:750 Ac: .17 YB:1943 Ph: # 170 * MetroScan / King * Owner :Hulburt David W & Cecelia S Parcel # :512640 0205 03 Site :3025 SE 6Th St Renton 98058 Sale Date :07/23/1985 Ma1il :25328 SE 200Th St Maple Valley Wa 98038 Sale Price :$38,000 Use :002 Res,Single Family Residence Asd.V :$96, 000 Lgl :BLK 3 LOT 5 MAPLEWOOD DIV # 1 LESS Q:SW S:16 T:23N R:05E Bedrm:2 Bth F3H:1/ / Stories:1 BldgSF:720 Ac: .16 YB:1943 Ph:425-432-4894 # 71 * : MetroScan / King : * Owner :The Baglien Family Trust parcel # :512640 0210 06 Site :3029 SE 6Th St Renton 98058 Sale Date. :03/19/1993 Mail :3029 SE 6Th St Renton Wa 98058 Sale Price . Use :002 Res,Single Family Residence Asd.V :$97,700 Lgl :BLK 3 LOT 6 MAPLEWOOD DIV # 1 LESS Q:SW S:16 T:23N R:05E Bedrm:3 Bth F3H:1/ / Stories:1 BldgSF:1,220 Ac: .16 YB:1943 Ph: # 72 * MetroScan / King * Owner :White Kathleen L Parcel # :512640 0215 01 Site :3101 SE 6Th St Renton 98058 Sale Date :04/25/1996 Mail :3101 SE 6Th St Renton Wa 98058 Sale Price :$94, 950 Full Use :002 Res,Single Family Residence Asd.V :$97, 000 Lgl :BLK 3 LOT 7 MAPLEWOOD DIV # 1 Q:SW S:16 T:23N R:05E Beldrm:2 Bth F3H:1/ / Stories:1 BldgSF:740 ' Ac: .17 YB:1943 Ph: The Information Provided Is Deemed Reliable, But Is Not Guaranteed. I ' # 73 * MetroScan / King * Owngr :Denning Jerald J Parcel # :512640 0220 04 Site :3105 SE 6Th St Renton 98058 Sale Date :09/22/1988 Mail :3105 SE 6Th St Renton Wa 98058 Sale Price :$52,503 Us;e :002 Res,Single Family Residence Asd.V :$97, 000 Lgl :BLK 3 LOT 8 MAPLEWOOD DIV # 1 Q:SW S:16 T:23N R:05E Bedrm:2 Bth F3H:1/ / Stories:1 BldgSF:720 Ac: .17 YB:1943 Ph: # 174 * MetroScan / King * Owner :Diambri Joseph Parcel # :512690 0005 04 Site :3232 SE 5Th St Renton 98058 Sale Date . Mail :3232 SE 5Th St Renton Wa 98058 Sale Price . lisle :002 Res,Single Family Residence Asd.V :$148, 000 Lgl :BLK 4 LOT 1 MAPLEWOOD DIV # 2 . Q:SE S:16 T:23N R:05E Bedrm:3 Bth F3H:1/ / Stories:1 BldgSF:1,58,0 Ac: .17 YB:1944 Ph:425-226-9009 # 75 * MetroScan / King * Owner :Carey Denise A Parcel # :512690 0010 07 Site :3300 SE 5Th St Renton 98058 Sale Date . Mail :3300 SE 5Th St Renton Wa 98058 Sale Price . Use :002 Res,Single Family Residence Asd.V :$136,000 Lgl :BLK 4 LOT 2 MAPLEWOOD DIV # 2 Q:SE S:16 T:23N R:05E Bedrm: 6 Bth F3H:2/ / Stories:2 BldgSF:1,510 Ac: .17 YB:1944 Ph:425-227-9691 i # ,76 * MetroScan / King * Owner :Henninger Sr Pa Parcel # :512690 0015 02 Site :3308 SE 5Th St Renton 98058 Sale Date . Mail :3308 SE 5Th St Renton Wa 98058 Sale Price . Use :002 Res,Single Family Residence Asd.V :$89,300 Lgl :BLK 4 LOT 3 MAPLEWOOD DIV # 2 Q:SE S:16 T:23N R:05E Bedrm:3 Bth F3H:1/ / Stories:1 BldgSF:900 Ac: .17 YB:1944 Ph:425-228-0740 # 77 * MetroScan / King : * Owner :Quan Roy/Susie Parcel # :512690 0020 05 Site :3316 SE 5Th St Renton 98058 Sale Date :12/31/1992 Mail :PO Box 80944 Seattle Wa 98108 Sale Price . Use :002 Res,Single Family Residence Asd.V :$109, 000 Lgl :BLK 4 LOT 4 MAPLEWOOD DIV # 2 Q:SE S:16 T:23N R:05E Bedrm:2 Bth F3H:1/ / Stories:1 BldgSF:790 Ac: .17 YB:1944 Ph: # /8 * MetroScan / King * Owner :Cox Douglas W/Marsha E Parcel # :512690 0025 00 Site :3324 SE 5Th St Renton '98058 Sale Date :11/10/1999 Mail :11014 SE 192Nd St Renton Wa 98055 Sale Price :$155,000 Full Use :002 Res,Single Family Residence Asd.V :$121, 000 Lgl :BLK 4 LOT 5 MAPLEWOOD DIV # 2 Q:SE S:16 T:23N R:05E Beldrm:2 Bth F3H:1/ / Stories:1 BldgSF:1, 070 Ac: .17 YB:1944 Ph: # 79 * MetroScan / King * Owner :Nelson E Suzanne/Darryl R Parcel # :512690 0030 03 Site :3332 SE 5Th St Renton 98058 Sale Date :11/02/1998 Mail :3332 SE 5Th St Renton Wa 98058 Sale Price :$124, 000 Full Use :002 Res,Single Family Residence Asd.V :$114,000 Lgl :BLK 4 LOT 6 MAPLEWOOD DIV # 2 Q:SE S:16 T:23N R:05E Be'drm:2 Bth F3H:1/ / Stories:1 B1dgSF:800 Ac: .17 YB:1944 Ph:425-271-1905 # 0 * MetroScan / King *, Owner :Reeser Harold Parcel # :512690 0080 02 Site :3225 SE 5Th St Renton 98058 Sale Date . Mail :3225 SE 5Th St Renton Wa 98058 Sale Price . Use :002 Res,Single Family Residence Asd.V :$106,000 Lgl :BLK 5 LOT 1 MAPLEWOOD DIV # 2 Q:SE S:16 T:23N R:05E Be'drm:2 Bth F3H:1/ / Stories:1 BldgSF:790 Ac: .17 YB:1944 Ph:425-228-8204 # '81 * MetroScan / King * Owner :Basart W L Parcel # :512690 0085 07 Site :3301 SE 5Th St Renton 98058 Sale Date . Mail :3301 SE 5Th St Renton Wa 98058 Sale Price . Use :002 Res,Single Family Residence Asd.V :$93,700 Lgl :BLK 5 LOT 2 MAPLEWOOD DIV # 2 Q:SE S:16 T:23N R:05E Bedrm:2 Bth F3H:1/ / Stories:1 BldgSF:1,050 Ac: .17 YB:1944 Ph:425-226-0157 • The Information Provided Is Deemed Reliable, But Is Not Guaranteed. 1 1 , 1 , # 82 • * MetroScan / King * Owner :Williams Michael D & Dona M Parcel # :512690 0090 00 Site :3309 SE 5Th St Renton 98058 Sale Date :08/01/1989 Mail :3309 SE 5Th St Renton Wa 98058 Sale Price :$64, 900 Use :002 Res,Single Family Residence Asd.V :$133,000 Lgl :BLK 5 LOT 3 MAPLEWOOD DIV # 2 Q:SE S:16 T:23N R:05E Bedrm:3 Bth F3H:1/ / Stories:1 BldgSF:1,330 Ac: .17 YB:1944 Ph:425-228-8913' # 183 * MetroScan / King * Owner :Maurer Patricia Helen Parcel # :512690 0095 05 Site :3313 SE 5Th St. Renton 98058 Sale Date :01/28/1993 Mail :3313 SE 5Th St Renton Wa 98058 Sale Price . Use :002 Res,Single Family Residence Asd.V :$139,000 Lgl :BLK 5 LOT 4 MAPLEWOOD DIV # 2 Q:SE S:16 T:23N R:05E Be'drm:3 Bth F3H:1/ /1 Stories:1 BldgSF:1,380 Ac: .17 • YB:1944 Ph:425-271-2868 # 184 * MetroScan / King * Owner :Dalthorp Nancy S Parcel # :512690 0105 03 Site :3325 SE 5Th St Renton 98058 Sale Date :06/28/1995 Mail :3325 SE 5Th St Renton Wa 98058 Sale Price :$112,000 Full Use :002 Res,Single Family Residence Asd.V :$131,000 Lgl :BLK 5 LOT 6 MAPLEWOOD DIV # 2 Q:SE S:16 T:23N R:05E Bedrm:2 Bth F3H:1/ / Stories:1 BldgSF:870 Ac: .17 YB:1944 Ph:425-226-6976 # i85 * MetroScan / King * Owner :Hulbert David W;Cecelia S Parcel # :512690 0145 05 Site :3312 SE 6Th St Renton 98058 Sale Date :06/24/1998 Mail :3312 SE 6Th St Renton Wa 98058 Sale Price :$113,500 Use :002 Res,Single Family Residence Asd.V :$104,000 Lgl :BLK 5 LOT 14 MAPLEWOOD DIV # 2 Q:SE S:16 T:23N R:05E Bedrm:2 Bth F3H:1/ / Stories:1 BldgSF:800 Ac: .17 YB:1944 Ph: # 186 * MetroScan / King * Owner :Crater Michael H Parcel # :512690 0150 07 Site :3308 SE 6Th St Renton 98058 Sale Date . Mail :3308 SE 6Th St Renton Wa 98058 Sale Price . Use :002 Res,Single Family Residence Asd.V :$143,000 Lgl :BLK 5 LOT 15 MAPLEWOOD DIV # 2 Q:SE S:16 T:23N R:05E Be'drm:2 Bth F3H:1/ / Stories:1 BldgSF:1, 030 Ac: .17 YB:1944 Ph:206-235-8892 # 187 * MetroScan / King * Owner :Dobson John W Parcel # :512690 0155 02 Site :3304 SE 6Th St Renton 98058 Sale Date . Mail :PO Box 59 Renton Wa 98057 Sale Price . Use :002 Res,Single Family Residence Asd.V :$104,000 Lgl :BLK 5 LOT 16 MAPLEWOOD DIV # 2 Q:SE S:16 T:23N R:05E Bedrm:2 Bth F3H:1/ / Stories:1 BldgSF:800 Ac: .18 YB:1944 Ph: # I88 * MetroScan / King * Owner :Hart R E L Parcel # :512690 0160 05 Site :3232 SE 6Th St Renton 98058 Sale Date . Mail :3232 SE 6Th St Renton Wa 98058 Sale Price . Use :002 Res,Single Family Residence Asd.V :$88, 100 Lgl :BLK 5 LOT 17 MAPLEWOOD DIV # 2 Q:SE S:16 T:23N R:05E Bedrm:3 Bth F3H:1/ / Stories:1 BldgSF: 900 Ac: .21 YB:1944 Ph:425-255-6724 # 89 * MetroScan / King . * Owner :Dobson John W Parcel # :512690 0165 00 Site :3224 SE 6Th St Renton 98058 Sale Date . Mail :PO Box 59 Renton Wa 98057 Sale Price . Use :002 Res,Single Family Residence Asd.V :$103,000 Lgl :BLK 5 LOT 18 MAPLEWOOD DIV # 2 Q:SE S:16 T:23N R:05E Bedrm:2 Bth F3H:1/ / Stories:1 BldgSF:790 Ac: .22 YB:1944 Ph: • , • The Information Provided Is Deemed Reliable, But Is Not Guaranteed. • • (Continued) ' • '•' „ • NAME ADDRESS ASSESSOR'S PARCEL. • • •.. NUMBER • • • • • • • • • • • oth • Applicant Certification �•`, • �V'',i 1I•,,,,,'f�t`!'•' • l� David L. Halinen • , hereby cer-tify,that the above Est(s$o Q�jl4i14y':/ 2 r$pert (Print Name) • owners and their addresses were obtained from: : % PURL• ~�+ _ es LI City of Renton Technical Services Rect7f! '•• ,'�,i;,es.,dk Cis•` Pf Title Company Records ., �• __ ,, ,o� was, , ,, ❑ King ounty Assessors Records �1 'suuiiSt�• • • • Signed r • Date September 8, 2000 Agent fo (Applicant) • NOTARY • ATTESTED: Subscribed and sworn before me, a Notary Public, in and for the State of Washington, residing at Tacoma, WA on the 8th •day of September, 2000 . Signed • • _. (Notary Public) . 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J:L': ...........;}>}jr}`i7if::,7:i:•}:•:.:;},;::::.:„•..:•:::r.•:.,,•.:,t•;:: ;.;.::..;::tt2?,,;:::•.;;;�.;;,,•:..,. .. ,.:•... :#'t#f#:f:'i:+:' t i} 3it : fi '1OT' kr22 vi}y 'il•: T•j+;�+•:Y'7i:�itiririiii::ti;: tiy: .J ^,i.'T ScTE" f+ � 'a trr :%sf e in N t i•ri r' :Ssa e�i >4 r: �.r .. k;: in v}:;ii n ' t�s�: j r}f' k#i} J . :}3ttI'29}.a ;;.,ie;;.; :?t:>`•;}.•7::•• .::•'t•+. }S::$4....•+:•?>Z::•., ,: ., :::*•.:• ::.}:.:.:. ..?:•jt:}... tn•X::,t;Y}..tce;:I'::,}'•}• ,,:4::'N'• ....r...>::::.:.....:.t,,.••:.. .,....•..:t::•:..}•}>:�.•:•:.::::•7:t;.::.....,..,. ......:...t ,:::... ...,.. .•r:e,•:••..JJr•}:••}>:t•>:•:.;;::.:+`+ . : i +•r}?} i. 8.•. r .... r.........:..v:;•.;.n......•::•trt..:•v+ttv.,,..i.}.r•.......}..>.......:}:•}}}:•}:':;. .....,}e4:..:,?•}:,,. :•.:...v:^�y^)^..., •:7:•'7v • R'v 7,9 t U�tqY O� Environmental Documents that '-- • Evaluate the Proposed Project: NIA * + Development Regulations Used For Project Mitigation: The project will be.subject to the City's SEPA Ordinance,Zoning Code, ��iN�� Subdivision Regulations,Critical Areas Regulations,Public Works Standards, Uniform Building Code,Uniform Fire Code and other applicable codes and regulations as appropriate. NOTICE OF APPLICATION AND PROPOSED DETERMINATION OF NON- Proposed Mitigation Measures: • SIGNIFICANCE-MITIGATED (DNS-M) 1. The applicant shall pay the appropriate Flre Mitigation Fee based on$488.00 per new single family home. 2. The applicant shall pay the appropriate Traffic Mitigation Fee based on$75.00 per each new average daily trip attributable to the project. - DATE: October 9,2000 3. The applicant shall pay the appropriate Parks Mitigation Fee based on$530.76 per new single family home. LAND USE NUMBER: LUA-00.123,PP,ECF • 4. The-applicant shall establish the appropriate Native Growth ProtectionArea subject to the review and approval of the City Attorney and Property Services Division prior to the recording of the Preliminary Plat. APPLICATION NAME: LIBERTY RIDGE PRELIMINARY PLAT 5. The applicant shall comply wiib the recommendations contained within the Geolechnical Report,prepared by GeoEngineers dated September 7,2000,which was submitted with the land use application. PROJECT DESCRIPTION: The applicant Is requesting Environmental(SEPA)Review and Preliminary6. The applicant shall comply with the recommendation contained within the Storm Drainage Report,prepared by Plat Approval far the 436-let subdivision of a 107-acre site.The residential plat would create lots intended for the Triad Associates dated September 1,2000,which was submitted with the land use application. construction of detached single family homes-ranging In size from 3,480 square feet to 14,418 square feet.The - project,which would be constructed In seven phases,Includes the Installation of utilities(and use of previously constructed drainage facilities),Internal access roads,street Improvements along NE 3r°INE 4'Street and ' Comments on the above application must be submitted In writing to Ms.Lesley Nishthira,Project Manager,Development Edmonds Avenue NE.as well as the dedication of public rights-of-way.The project would Include approximately Services Division,1055 South Grady Way,Renton,WA 98055,by 5:00 PM on October 23,2000.This matter is also 198,000 cubic yards of cut and 282,000 cubic yards of fill In earthwork quantities,and the removal of several small scheduled for a public hearing on November 28,2000,at 9:00 AM,Council Chambers,Seventh Floor,Renton City Hall, trees. 011•site grading is proposed Immediately north of the site's east leg-the review of which has been 1055 South Grady Way,Renton.II you are Interested in attending the hearing,please contact the Development Services ,permitted by the property owner,King County.The subject site contains areas designated as protected slopes Division,(425)430.7282,to ensure that the hearing has not been rescheduled.If comments cannot be submitted in and geologic hazards by the City's Critical Areas maps. The applicant has requested the approval of an writing by the dale indicated above,you may still appear at the hearing and present your comments on the proposal before exception through modification from the Critical Areas Regulations In order to disturb some of these portions of the Hearing Examiner.If you have questions about this proposal,or wish to be made a party of record end receive the site,which were created and/or modified by mining that occurred on the property between 1960 and 1985. additional information by mall,please contact the project manager.Anyone who submits written comments will The sensitive areas on the property aro proposed to he sot aside as open space tracts through the recording of automatically become a party of record and will be notified of any decision en this project. the plat. The applicant has also submitted an associated lot line adjustment(filo no.LUA-00.121),which is currently under review by City staff. CONTACT PERSON: LESLEY NISHIHIRA(425)430-7270 PROJECT LOCATION: East of Edmonds Avenue NE;between NE 3"'/NE 4"Street end Maple Valley I Highway PLEASE INCLUDE THE PROJECT NUMBER WHEN CALLING FOR PROPER FILE IDENTIFICATION OPTIONAL DETERMINATION OF NON-SIGNIFICANCE-MITIGATED(DNS-M):As the Lead Agency,the City of • . Renton has determined that significant environmental Impacts ere unlikely to result from the proposed project,Therefore, as permitted under the RCW 43.21C.110,the City of Renton Is using the Optional DNS-M process to give notice That a DNS-M Is likely to be Issued.Comment periods for the project end the proposed DNS-M are integrated into a single comment period.There will be no comment period following the Issuance of the Threshold Determination of Non- Significance Mitigated(DNS-M).A 14-day appeal period will follow the issuance of the DNS-M. PERMIT APPLICATION DATE: September 11,2000 ( ti IFI'f• • I NOTICE OF COMPLETE APPLICATION: October 9,2000 hl��'1I l;g C �� �, PermilslRevlew Requested: Environmental(SEPA)Review,Preliminary Plat Approval,Exception .4,- ,.j ,r u4? s�;(_I. _%gj _4.I through Modification for Critical Slope and Geologic Hazard Areas. ff!r•' „. iifl uN-. L o Other Permits which may be required: Building Permits,ConsWction Permits Pe ( y/j!;% y� .. dr Requested Studios: Preliminary Storm Drainage Report,Geolechnical Report,Traffic Impact .-� ;J,... -II Analysis •• Location where application may `G1 ; S :,!"iL m -- d.�I ! be reviewed: Planning/Building/Public Works Division,Development Services Department, I,I I oy I 1055 South Grady Way,Renton,WA 98055 _ '^'�^ • PUBLIC HEARING: Public numi hearing scheduled tCoofor Chambers. aring beforegi the Renton on the Hearing - ��� Examiner in Renton Council Chambers.Hearings begin at 9:00 AM on the 7th �• _-._. floor of the new Renton City Hall located at 1055 South Grady Way. 1, fNizj 1 CONSISTENCY OVERVIEW: R�; .• =nk ��- - - il Land Use: The subject site is currently designated Residential Options,Residential Planned a, {t, ',•,,,_ rho-_ i!, Neighborhood,and Resource Conservation on the Citys Comprehensive Plan ... rf . + •:,. . Land Use Map.The property is also designated as Resource Conservation, �\` d1= :;. A Residential at 10(R-10)dwelling unit per acre(dulac),and Residential et 14 11` _ - µ • � dulac(R-74).The subject site is currently pending approval of a Comprehensive . �•,,, Plan Amendment and Rezone in order to modify the designation of the property ---_ t0 Residential Options/R-10.Alter the deduction of critical areas and portions of the site to be dedicated to public right-of-way,the net density of the proposal would result In 7.0 dulac-which compiles with the prescribed density range of II the R-10 zone(710 10 duldc). NOTICE OF PROPOSED ENVIRONMENTAL APPLICATION _ - NOTICE OF PROPOSED ENVIRONMENTAL APPLICATION - • CERTIFICATION I, e DA GI,) Li U./ , hereby certify that 3 copies of the above document were posted by me in '3 conspicuous places on or nearby the described property on . )c ) ZOO • • Signed: ATTEST: Subcribed and sworn before me, a Nortary Pub(: : : ?( iv' ,in and for the State of • • Washington residing i cy, >k-A,.. , on the 2�`f� Si;1.10f, S_9�- ,.61_AMC g x_ PUBL IC TATE®F WASSHINGTON • 41-7-1.--r COMMISSION EXPIRES DUNE 2n,2003 MARILYN(------P1 CMA--/KAMCHEFF MY APPOINTMENT EXPIRES:6-21M %, CITY IF. RENTON ..LL. Planning/Building/Public Works Department 7 e Tanner,Mayor Gregg Zimmerman P.E.,Administrator October 9, 2000 Mr. David Halinen Halinen Law Offices, P.S. 10500 NE 8th Street, Suite 1900 Bellevue,WA 98004 - . SUBJECT: Liberty Ridge Preliminary Plat Project No. LUA-00-123,PP,ECF Dear Mr. Halinen: 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 October 31, 2000. Prior to that review, you will be notified if any additional information is required to continue processing your application. The date of Tuesday, November 28, 2000, at 9:00 a.m., has been set for a public hearing to review the above-referenced matter. The hearing, before Mr. Fred Kaufman, Renton Hearing Examiner, will beheld in the Council Chambers on the seventh floor of City Hall, 1055 South Grady Way, Renton, WA. The applicant or representative(s) of the applicant is required to be present at the public hearing. A copy of the staff report will be mailed to you one week before the hearing. •" Please contact me, at(425)430-7270, if you have any questions. Sincerely, Lesley Nishih' Project Manager • cc: Liberty Ridge L.L.C./Owner LaPianta LLC/Owner • ACCEPTANCE 1055 South Grady Way-Renton,Washington 98055 King County ,,0 0 Property Services Division DEVELOPME Department of CITY OF EN 2 NING Construction and Facilities Management King County Administration Building OCTr o 5 L9000 500 Fourth Avenue Room 500 • Seattle,Washington 98104 (206)296-7470 RECEIVE® TDD(206)296-0100 FAX(206)296-0196 September 29, 2000 City of Renton Via Fax (425-430-7300) and First Class Mail Development Services Division 1055 South Grady Way Renton, WA 98055 Attn: Lesley Nishihira, Associate Planner Re: Proposed "Liberty Ridge Residential Subdivision" Dear Ms. Nishihira: This letter is to advise you that King County is currently reviewing a proposal submitted to us on behalf of the above referenced subdivision applicant (Liberty Ridge LLC) concerning grading work along the south boundary of the County's Road Maintenance Shops in Renton and the north boundary of the easterly leg of the proposed Liberty Ridge subdivision site (La Pianata LLC). We understand that, on September 11, 2000, the applicant (Liberty Ridge LLC) filed a subdivision application with the City of Renton for the proposed above-referenced subdivision and that the drawings submitted depict the proposed grading work along our mutual property line. While we have not yet completed our review and processing of the boundary grading proposal,we have no objection to the City of Renton considering the Liberty Ridge application complete and commencing official review of it. King County will notify the City once a determination has been made regarding the boundary grading proposal. We anticipate that the determination will be made sometime in October. Sincerely, 'VOA° 44 Dave Preugschat, anager cc: David L. Halinen, Esq., Halinen Law Offices, P.S. (via fax at 253-272-9876) CT „ to. - CITY _IF RENTON t Planning/Building/Public Works Department Jesse Tanner,Mayor Gregg Zimmerman P.E.,Administrator September 26, 2000 David Halinen Halinen Law Offices 10500 NE 8th Street, Suite 1900 Bellevue, WA 98004 Subject: Liberty Ridge Preliminary Plat File No. LUA-00-123, PP, ECF Dear Mr. Halinen: Thank you for your recent land use application submittal for the above referenced project. In order to accept and process your application, the following items must be addressed. • Authorization for Off-Site Grading Activity: Authorization from King County will be necessary for the proposed off-site grading work on the King County Maintenance Shops property. Please submit 12 copies, including one original, of a signed and notarized Master Application form indicating approval for the proposed activity on the adjacent property. • Fill Material Source Statement: Due to the site's inclusion within the Aquifer Protection Area—Zone 2, a statement describing the source of imported fill is necessary pursuant to RMC section 4-4-060.L.4 (pertinent sections from ordinance 4951attached). At this time your land use application has not been accepted as complete and the materials submitted September 11, 2000 will remain"on hold.” The items listed above will need to be addressed in order to accept and initiate the review of your proposal. Should you have any questions regarding this correspondence, please feel free to contact me at(425)430-7270. Sincerely, AD Lesley Nishih' Project Manager cc: Liberty Ridge, LLC La Pianta, LLC Jennifer Henning, Principal Planner Yellow file 1055 South Grady Way-Renton,Washington 98055 Icar�:---------•---��o,---.._,_a__...�_, ��o,___.����„�.e. ORDINANCE NO. 4851 i SECTION XXVI. Section 4-4-060.L.2 of Chapter 4, Property Development Standards, of Title IV, Development Regulations, of Ordinance No. 4260 entitled "Code of General Ordinances of the City of Renton, Washington" is hereby amended to read as follows 2. Fill Location: Fill slopes shall not be constructed: (a) on natural slopes steeper than two-and-a-half horizontal to one vertical(2.5:1) that are 15 feet or greater in height (except in conjunction with a modification granted per RMC 4-9-250.D.1 for filling against the toe of a natural rock wall — see RMC 4-3- 050.N.2.a(2)(ii)); or (b) where the fill slope toes out within twelve feet (12') horizontally of the top of existing or planned cut slopes that are 15 feet or greater in height and steeper than two-and-a- half horizontal to one vertical (2.5:1). SECTION XXVII. Sections 4-4-060.L.4.c, d, e, and f of Chapter 4, Property Development Standards, of Title IV, Development Regulations, of Ordinance No. 4260 entitled "Code of General Ordinances of the City of Renton, Washington"are hereby amended to read as follows : c. Special Requirement for Projects Located in Zone 1 of the Aquifer Protection Area and Which Will Involve Placement of More than Fifty (50) Cubic Yards of Imported Fill: A source statement certified by a professional engineer licensed in the State of Washington shall be provided to the Department and shall be reviewed and accepted by the Department prior to stockpiling or grading imported fill at the project site. The source statement, as defined in RMC 4-8-120.D.19, shall be required for each source location from which imported fill will be obtained. et Special Requirement for Projects Located in Zone 2 of the Aquifer Protection Area and Which Will Involve Placement of More than One Hundred (100) Cubic Yards of Imported Fill: The source statement described in Section RMC 4-8- 120.D.19 is required for each source location from which imported fill will be obtained. e. Abbreviated Source Statement for Aquifer Protection Area: The Department may accept a source statement, as defined in RMC 4-8-120.D.19, that does not include results of sampling and analysis of imported fill if it determines that adequate information is provided indicating that the source location is free of contamination. In addition to the information otherwise required by subsection as defined in RMC 4-8- 120.D.19, such information may include, but is not limited to: (1) Results of field testing of earth materials to be imported to the site with instruments capable of detecting the presence of contaminants; and 59 ORDINANCE NO. 4851 (2) Results of previous sampling and analysis of earth materials to be imported to the site. f. Source Statement Not Required for Imported Fill Obtained from Washington State Department of Transportation Approved Source: The source statement defined in RMC 4-8-120.D.19 is not required for those projects located in the Aquifer Protection Area if contractual documents confirm that imported fill will be obtained from a Washington State Department of Transportation approved source. SECTION XXVIII. Section 4-4-130.0 of Chapter 4, Property Development Standards, of Title IV, Development Regulations, of Ordinance No. 4260 entitled "Code of General Ordinances of the City of Renton, Washington" is herebyamended byaddinga new subsection, 4-4-130.C.12, which reads as follows: 12. Modification of existing utilities and streets (not otherwise exempted by 4-3-050.C.7) by 10% or less: overbuilding (enlargement beyond existing project needs) or replacement and/or rehabilitation of existing streets, provided the work does not increase the footprint of the structure, line or street by more than ten percent (10%) within the critical area and/or buffer areas. SECTION XXIX. Section 4-5-120.G of Chapter 5, Building and Fire Prevention Standards, of Title IV, Development Regulations, of Ordinance No. 4260 entitled "Code of General Ordinances of the City of Renton, Washington" is hereby amended to read as follows: G. DEFINITIONS OF TERMS USED IN THIS SECTION: AQUIFER PROTECTION AREA (APA): Refer to RMC 4-3-050.B.2, Applicability: Critical Areas Designations/Mapping, Aquifer Protection, and RMC 4-11-010, Defmitions A. SECTION XXX. Sections 4-6-030.E.1 and the introductory paragraph of 4-6-030.E.3, of Chapter 6, Street and Utility Standards, of Title IV, Development Regulations, of Ordinance No. 4260 entitled "Code of General Ordinances of the City of Renton, Washington" = are hereby amended to read as follows: 4-6-030.E.1: Content: All persons applying for any of the permits and/or approvals contained in subsection C.1 of this Section shall provide a drainage plan for surface water flows entering, flowing within and leaving the subject property. The drainage plan and supportive calculation report(s) shall be stamped by a professional civil engineer registered in the State of Washington. The drainage plan shall be prepared in conformance with the Core and Special Requirements contained in 60 ORDINANCE NO. 4851 g. A site map showing the following: (1) Property boundaries; (2) Building and other structures located on the property; (3) Secondary containment devices; and (4) Floor and yard drains with a note as to whether the drain is to storm or sanitary sewer. SECTION XLI. Section 4-8-120.D.19, Definitions S, of Chapter 8, Permits and Decisions, of Title IV, Development Regulations, of Ordinance No. 4260 entitled "Code of General Ordinances of the City of Renton, Washington" is hereby amended by adding the following definition, which reads as follows: Source Statement, Fill Material, Aquifer Protection Area: A source statement providing the following information: a. The source location of imported fill; b. Previous land uses of the source location; c. Whether or not earth materials to be removed from the source location are native, undisturbed soil; d. Whether or not the source location appears on government lists of contaminated sites including those developed pursuant to the state Model Toxics Control Act and the federal Comprehensive Environmental Response, Compensation, and Liability Act; e. Results of sampling and analysis pursuant to Section 4-4-060.L4g, Fill Material, Sample and Analysis Procedures; and f. Whether or not imported fill meets fill quality standards described in Sections 4-4- 060.L4a, Fill Material, Construction, Demolition and Land Clearing Waste Prohibited, and 4-4-060.L4b, Fill Material, Cleanliness of Fill Material. SECTION XLII. Chapter 4-9, Procedures and Review Criteria, of Title IV, Development Regulations, of Ordinance No. 4260 entitled "Code of General Ordinances of the City of Renton, Washington" is hereby amended by adding a new subsection, 4-9-015, which reads as follows: 4-9-015 AQUIFER PROTECTION AREA PERMITS A. PURPOSE: The purpose of this Section is to protect aquifers used as potable water supply sources by the City from contamination by hazardous materials. This Section establishes permit procedures operating permits, closure permits, and uniform 67 ,. : ;..}•;....:.::: :;.:;': ;:..:.::::::}'• :2•i•,:::' ' •::M.::!i::r.<..;•. LOP EN >:: V IV 1 N ::•:::}}:.} :-c.,;:?: •<:;•:' :.}}:::•:k::, ';:.::..• :.' •i:' :•:::..:::.: . .. . ::. . ... ..:.: .�..�.:,.:::..::...,..: . ..... f= M T.5EH. ;ICCS.D (S 0 .::::::.:. .. : ..,,ii.i.:;:::::::::..,:.:,::;::::i.ii!,;i;L:k ::11 .......':::::::::it:;::;.;.;..::•:i;;:iZ!:!:!';:::S.1.:0::1:::;(:i.ii.iSiii.aii:;: ...,.:...,:iii:i;; :i;::::;;;.i ...' .„... INI.D.mU.S..agiscPERMIT .:::... .• . .. a.. • t .t.Jiii.,,:::::.. �iF`$i, ASS M i .. vt• x:. :.k a. fr .... . ..:..:... :..:..:{.::.. € "r:P.R:'.OPETYlOowWNERa9S attach en'.odditona notarizbd Master Apt,Ik.tiontfor eoch'ownor:W>.k :.?::is::::::i:;}z::}>;::::;:';••as:k:k:•:3:::::::};;: . PROJECT OR DEVELOPMENT NAME: • Liberty Ridge L.L.C. (as. to a portion) NAME: . and La Pianta LLC (as to a portion) Liberty Ridge Residential Subdivision ' PROPERTY/PROJECT ADDRESS(S)/LOCATION: South of NE • ADDRESS: (Liberty Ridge). 9125 10th Ave. S. 3rd/4th Street, east amd west pf Edmonds Ave, . (La Pianta) P.O. Box 88050 • north of Maple Valley Highway (SR 169) CITY.• Seattle . ZIP: 98108 (Liberty KING COUNTY ASSESSORS ACCOUNT NUMBERIS): ' • • Ridge) 162305-9006-05 162305-9010-09 • Tukwila 98138 (La Pianta) // 9007-04 a 9027-00 and . /; 9061-07 a/ 9131-03 (Liberty Ridge) 425 226-1000 TELEPHONE NUMBER: .. EXISTING LAND USE(S): (La Pianta) • 206 575-2000 • • VACANT LAND (former gravel pit) ' t • ::<•:< APPIICANT;<(if o:ther.;tkan��o: n�er)• >:::::><><.;::<:. PROPOSED LAND USES: NAME: -. 436-lot residential subdivision • COMPANY(if applicable): Liberty Ridge L.L.C. • EXISTING COMPREHENSIVE PLAN MAP DESIGNATION: • Residential Options (RO) Rural Residential (RR) ADDRESS: 9125 10th Avenue S. PROPOSED COMPREHENSIVE PLAN MAP DESIGNATION (if applicable): • N/A • CITY: Seattle ZIP: 98108 EXISTING ZONING: Residential-10 DU/AC (R-10) Residential-14 DU/AC (R-14) • Resource Conservation (RC) TELEPHONE NUMBER: . 425 226-1000 Residential Multi-Family Infill (RM-I) PROPOSED ZONING (if applicable): ( bys,ccarate • • :.. : Residential-10 DU/AC(R-10)* applica tia) }:::r}::.} i i;. :k:i: .::;<. ; :: : ;::;<: ': i:>.k:?;:. i ...: ::.. « { :Pk:wx�. ONT CT pERSO.N :2 Yi.•;# i;%k:ki k: Resource Conservation (RC) (unchanged) • SITE AREA (SQ.FT. OR ACREAGE): NAME: ' David L. Halinen 107.5 acres +/- COMPANY(if applicable): PROJECT VALUE: • • . Halinen Law Offices, P.S. $231500,000 • , ADDRESS: IS THE SITE LOCATED IN THE AQUIFER PROTECTION AREA? 10500 NE 8th Street, Suite 1900 The City's maps show that the site is partially in APA Zone 1 and partially in • CITY: Bellevue, WA ZIP: 98004 APA Zone 2. • IS THE SITE LOCATED IN ANY OTHER TYPE OF ENVIRONMENTALLY SENSITIVE AREA? Portions'of the site meet the TELEPHONE NUMBER and E-MAtL ADDRESS:• City'-s "Protected Slopes" definition. Portion: (425) •454-8272 _davidhalinen@halinenlaw.com' lie *within a- "High Ia 1id Hazard-Arco" and a- ' '.*Proposal. pending under LUA 99-1'79, IX F, R, • • 'gate Ta 3sl irh Hazard Area" and a '114h E csicn --ePA-(-00M4 anti 00M51 . . Haz3rd Atm" • —. 3, :::.::}::::::........................ .} }::. .. .. •:}':;.•.;,}}}:}:::,•::}} [::�}ij}:::: ..: ..}.�... :.::....:'}:. yi... .. �i :} ?r: }'.^,{ : i{:{:::%•,.tii`i: .!. o S y :;:<<:::;::>>>::::::>F:::>::::::::<<F>:::>>>: :: : :<: .: TY=: Atts h..s a>:;shcc >::if::rtcc s s . . :.....:: ::......:....:...,....,. ::.::::. ,:.} :.}.:�:.>:.::.:::}:::::.LEGAL::DES.C:,=•---:;71O:N.::OF::P.RQPER:..,:..:::.(.: ......�.:::,..:.:�.:..-::::..'�....{.:. :.. ::.::t:.:.:,::::::..:.::.:.:...:::.::.�I.::..:.:..........................., • SEE ATrAQIED EXHIBIT A • • t i ..}':>::.:.:..:.:.}.:.::.:}}..:. .<.: �:: It:::: t o �. . �s:<:t .at::� I: . .�CI. ::staff::;VN.I..�.:�. . .r.ftll.... ...� ..::.::.:......:.:..:..:.,.:....:...�:.. Ctl.��.k<�.:.::��.pll�a . .n:::typ. :......1� . .. l�pY. .. ty.:.}. 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: ) 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 Charlie ENVIRONMENTAL REVIEW $ REVISION $ .........:.:.......:.:::::"::•`:.. .<::...:.::::}::::::.:�:::::::::::>::,..:.�::::.:::::::.:::.::::.AF�.I .AUIT0.�:<OWNERSHI.P><<� �� � > :::': :>:::>:::::::::»:<:::�::::::�:::::;:>r... I, (Print Name) ,declare that I am (please chock 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 ore in all respects true and correct to the best of my knowledge and belief. • "SEE ATPACHED AFFIDAVITS OF OWDIERSII • • ATTEST: Subscribed and sworn me, a Notary Public,in and • for the State of residing at (Name of Owner/Representative) , on the_day of • (Signature of 0 resentative) • • (Signature of Notary Public) .i}}V: :{:.:}:�'.:::::v;}}.� ......... vw}:v'•:4}i}:•:]'}}:{{{•:{:{•}} ::,•:.}}}ii i{v.:i}.:}}.:•}:}':' f: \♦ \ .::, ♦ * ♦ ..;y.,.. :.;. < :.•�..p}<::':•.��^::;t.\:.2:;:;.C{:vim•`•:''. ,\.. \�....p a, .E:'nV .NG} ..6F :C•I,' ( C' T..•r. m d it.>a:ta '•?{..f'.'i �:{%i:: :SC r: {i{{;:v:{$:j:,i+:.••.�{;::•:/:::::^;:::::,;rx:::�:.....a:fv:::�:::: ...�...v..............n....h..::.........:............r..... 1 V::...:}.:::r...n:.x;...........:...n,....,. .................}........ .............. ...... .. ...TT�r::{:?::If�••: {}Ok?: :;•;^;. ;: :•'.4i:• :{ :•}:}'. r}is ..�: i•}:L'•: '}: •:.}:•:; .x.. :ii::L:; ! :.:}.ice a;. :{}}}: r}}} '' is{•}}. <}}}:':.:t::;^•:n: a' i:v:+.. }i'';•;•{: {:^}•., i }:;t:•;.<>:>><::<:«: MH . ....FP D.....FP....f'.R.....R...MP.....5. .A....SA:H: :::SHI'L.A:.:.: .P�': .::::. P.:>:<: ;:« ...... ... :. .. ..... �:::<::. , :;::» ».:;> SH.,..L.H..:.,5 .....:SM;;�;SME...;°T'F::..:V.:•A:::.:.1/...B:.}:..V:.H.,;.::y1l.:... •::....:..}:::. :,•:i ii:::::,.:::: i..i• A...:F.....S. K S ...................:g.ii:.:: ay.....•yami i:::T,AL.P.O.STAGE..eRO.VIDE...a:K:5 :.:.. . . ....:.:tx:i: :x:::..........m::::m:,....::.:,: . :i: MASTERAP.DOC REVISED 0/97 _ - • EXHIBIT A LIBERTY RIDGE PRELIMINARY PLAT LEGAL DESCRIPTION LOTS 1,2,4,5,6,AND 8 OF CITY OF RENTON LOT LINE ADJUSTMENT NO.LUA-00-020-LLA AS RECORDED IN BOOK 137 OF SURVEYS AT PAGES 22, 22A, 22B, 22C, AND 22D UNDER RECORDING NUMBER 20000414900001,RECORDS OF KING COUNTY,WASHINGTON,SAID LOT LINE ADJUSTMENT BEING A PORTION OF SECTIONS 16 AND 17, TOWNSHIP 23 NORTH, RANGE 5 EAST,W.M.; EXCEPT THAT PORTION THEREOF LYING SOUTHEASTERLY,SOUTH AND SOUTHWESTERLY OF THE FOLLOWING DESCRIBED LINE: BEGINNING AT THE MOST SOUTHERLY CORNER OF SAID LOT 1; THENCE NORTH 12°47'02"WEST ALONG THE BOUNDARY LINE OF SAID LOT 1 A DISTANCE OF 62.70 FEET TO THE TRUE POINT OF BEGINNING OF THIS LINE; THENCE NORTH 53°52'49" EAST, 190.00 FEET; THENCE NORTH 09°38'51" EAST, 44.81 FEET; THENCE NORTH 48°07'23" EAST, 52.29 FEET; THENCE NORTH 56°17'45" EAST, 155.82 FEET; THENCE SOUTH 84°47'13" EAST, 85.35 FEET; THENCE NORTH 50°42'55" EAST, 63.93 FEET; THENCE NORTH 31°37'56"WEST, 29.60 FEET; THENCE NORTH 16°36'57" EAST, 58.38 FEET; THENCE SOUTH 83°28'20" EAST, 177.35 FEET; THENCE NORTH 78°17'47" EAST, 245.61 FEET; THENCE NORTH 57°43'27" EAST, 60.66 FEET; THENCE SOUTH 88°55'23" EAST, 182.26 FEET; THENCE NORTH 68°30'38" EAST, 119.06 FEET; THENCE NORTH 56°33'54" EAST, 140.20 FEET; THENCE NORTH 85°14'22" EAST, 131.08 FEET; THENCE NORTH 30°09'11" EAST, 94.41 FEET; THENCE NORTH 87°26'06" EAST, 86.64 FEET; THENCE SOUTH 44°10'44" EAST, 148.14 FEET; THENCE SOUTH 19°01'40" EAST, 68.35 FEET; THENCE SOUTH 79°18'58" EAST, 92.03 FEET; THENCE NORTH 39°01'54" EAST, 148.82 FEET; THENCE SOUTH 42°19'25" EAST, 106.46 FEET TO THE EAST LINE OF SAID LOT 6 AND THE TERMINUS OF THIS LINE. (A.K.A. AS LOTS A,B,E,F,AND H OF CITY OF RENTON LOT LINE ADJUSTMENT NO. LUA-00- 121-LLA AS RECORDED UNDER RECORDING NUMBER , RECORDS OF KING COUNTY,WASHINGTON (APPROVAL PENDING)) AFFIDAVITS OF OWNERSHIP I, GARY M. MERLIN°, declare that (1) I am a manager of LIBERTY RIDGE L.L.C., a Washington liability company, the owner of Lots 1, 3, 4, 7 and 8 of City of Renton Boundary Line Adjustment No.LUA-00-020-LLA as per plat recorded in the real property records of King County, Washington, under recording number 20000414900001, which are existing lots involved in the requested Liberty Ridge Residential Subdivision, and (2) the foregoing statements and answers contained in the accompanying City of Renton Master Application for the requested Liberty Ridge Residential Subdivision are in all respects true and correct to the best of my knowledge and belief. rf"\S GARY . MERLIN° ATTEST: Subscribed and sworn to before me, a Notary Public, in and for the State of Washington residing at no: (1,),_-, on the 3/s,— day of 4-6i� , c- , 2000. Iiii" Ito; �•�``40.N 1oN'w�//f S T. `'�OTARV _ [Signature f Notary Public] —1 o ® �- ;PUBLIC �� O 10-0�ot_srA VP I, NI AM{ u ; `b ALE, declare that (1) I am Vice-President of METRO LAND DEVELOPMENT, INC., a Washington corporation, the manager of LA PIANTA LLC, a Washington limited liability company, the owner of Lots 2, 5 and 6 of City of Renton Boundary Line Adjustment No.LUA-00-020-LLA as per plat recorded in the real property records of King County, Washington, under recording number 20000414900001, which are existing lots involved in the requested Liberty Ridge Residential Subdivision application, and (2) the foregoing statements and answers contained in the accompanying City of Renton Master Application for the requested Liberty Ridge Residential Subdivision are in all respects true and correct to the best of my knowledge and belief. M A. 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STATE OF WASHINGTON ) . ) - COUNTY OF KING ) • • Co V L e4-1-49 a l'ti ., being first duly sworn on oath, deposes and says: 1. On the 11 day of g-e.ptew+4).e se ,20 00 ,I installed I public information sign(s)and plastic flyer box on the property located at f tea. sou ftr.s 1- c-c)v ' v► a-P 7t..e.. i pi.i ,,r.Q. ,koc., ea. N'E 34044 tiaiojsfor the following project: Lt L T-Tcere.. sire 4 r tru%sirok Prp ect name L./(or`F 7► R Narc.e. 1-.L. C. et 06 0 Owner Names 2. I have attached a copy of the neighborhood detail map marked with an"X"to indicate the location of the installed sign. 3. This/these public information sign(s)was/were constructed and installed in locations in conformance with the requirements Chapter 7 Titl of Renton Municipal Code. tiJ Installer Signature SUBSCRIBED AND SWORN to before me this 11� day of e � ,2000U . t ,`��111/11/tip,� L. `:(4)sc5�r� ssss '�F ��i ` NOTARY PUBLIC in nd for the State of Washington,SW cpt.IOTARy e residing at 74-c..,0 vt j _ . 4. My commission expires on 3—/O—O 3' A= PUBLIC;' 0 • Pure % „10;,' ` * ,% - 9P WpS`�` ‘• ''',1„1111111it% , DEVELOPMENT PLANNING CITY OF RENTON •. 12 • . SEP 1 1 2000 • . RECEIVED DEVELOPMENT PLANNING CITY OF RENTON SEP 1 1 2000 RECEIVED PROJECT NARRATIVE Liberty Ridge Residential Subdivision 1. Project Name, Size and Site Location The "Liberty Ridge" residential subdivision is a proposed 436-lot residential subdivision on an approximately 107.5-acre site located in Renton south of NE 3rd/4th Street,east of Edmonds Avenue and north of Renton-Maple Valley Road. 2. Zoning Designation of the Site and Adjacent Properties The Site. All but a 20-acre triangular-shaped part of the northerly 89.6-acre portion of the site is currently zoned "Residential-10 DU/AC" (R-10). (All of those 89.6 acres are now designated "Residential Options"(RO)on the City's Comprehensive Plan Land Use Map.) The 20-acre portion of the northerly 89.6 acres is currently zoned "Residential-14 DU/AC" (R-14), but the City is processing a rezone application to downzone that 20-acre portion of the site from R-14 to R-10. (The rezone is anticipated to be completed during September, 2000.) The approximately 17.9-acre balance of the site (the south end) is zoned"Resource Conservation" (RC). In conjunction with the currently-pending rezone, an amendment is pending to the Development Agreement dated November 18, 1999 .that is recorded under King County Recording No. 19991213000395 against the 89.6-acre portion of the subject property that now has an RO Comprehensive Plan Land Use Map designation. Upon recordation of that pending amendment,the following"Amended Site-Specific Restrictions"shall apply to that 89.6-acre portion of the subject property: (1) The overall number of residential units of any type will not exceed 436 units; (2) The overall number of flats/attached or townhouse units will be limited to 78 units and the number of units in any building to 6 units; (3) Permitted residential development will be limited so that the number and type of residential units will not be expected to generate more than 4,172 average daily trips as calculated under the 1997 Institute of Transportation Engineers (ITE) Manual (subsequent updates to the ITE Manual may not be used to increase unit count); and (4) Permitted residential development in the Amended RO Area will be limited so that the total impervious surface coverage due to development will not exceed a total of 45.04 acres. The proposed Liberty Ridge residential subdivision conforms to all four of those restrictions. Page 1 September 10,2000 t . Adjacent Properties. The La Colina residential subdivision site to the west is zoned R-8 as is the Mt. Olivet Cemetery,which also lies to the west. An approximately 1.3-acre parcel of land located to the west of the site's northwest corner across Edmonds Avenue and south of NE 3rd/4`h Street is currently in the process of being rezoned from Residential-Multi-Family Infill (RM-I) and R-10 to Convenience Commercial (CC), subject to a development agreement with the City. Properties to the north directly across NE 3`d/4`h Street are zoned RM-I. The property abutting the northerly-most portion of the site's eastern boundary is currently being rezoned from R-10 to IL, subject to a development agreement with the City. The King County Maintenance Shops site,which abuts both the easterly boundary of the central portion of the site's north leg and the northerly boundary of the site's east leg, is zoned Light Industrial-Public Use (IL-P). The property to the northeast and east of the site's east leg is also zoned IL-P. The property abutting the site's south boundary is zoned Resource Conservation(RC). 3. Current Use of the Site and Any Existing Improvements • The site is currently vacant,having been recently graded for the previously-proposed and approved (but no longer proposed)Cedar Crest Manufactured Home Community following decades of gravel mining of the site. As part of the infrastructure for previously-proposed Cedar Crest, various elements of a storm drainage system were constructed on the site during 1997 and remain in existence. The existing drainage system includes various drain pipes plus these two major elements: (1) three retention/infiltration ponds along with wet ponds, and (2) a gravel infiltration blanket extending northward from the westerlymost of those three ponds to an area that has a gravel subsurface (that area being where much of the site's pre-development runoff infiltrates). A temporary pond was also constructed and remains on the site. 4. Special Site Features The site's defining existing topographic features are primarily the result of the extensive past gravel mining of the site. The mining created a series of relatively-flat, excavated benches separated by excavated slopes. Cut slopes descend from the site's original upland surface to the-mined pit floor around the west, north and east edges of the proposed development area of the property. These slopes range from about 1 H:1 V (horizontal to vertical) to 2.5H:1V. (Along the north boundary of the site's east leg, a large mound has been left between the properties as a result of past mining activities on both sides of the boundary.) The pit floor generally slopes gently down to the northwest. The south margin of the pit floor extends to a bluff that forms the south edge of the proposed development area. Some small soil stockpiles remain on the pit floor from the mining activities and the above-mentioned stormwater retention/infiltration ponds also exist on the pit floor. The existing average slope across the pit floor ranges from about 2 to 7 percent. The bluff at the south edge of the pit floor was also excavated in connection with the site's past mining. Prior to mining,the west portion of the bluff was immediately adjacent to SR169,but now the crest of the bluff in that area is about 400 feet further north. The upper portion of the mined bluff slope is inclined at about 0.5H:1V. The lower portion of the bluff slope and the native slope to the east are inclined at about 2H or 2.5H:1V. Along the very top edge of roughly the east half of the bluff's south slope is a mound of soil material that remains from the mining period. .The mound height varies from a few feet to 30 feet above the proposed development surface. Page 2 September 10,2000 No wetlands or water bodies lie on or near the subject property. Puget Sound Energy electrical transmission lines lie within both (a) a 200-foot wide easement corridor that lies along much of the site's west boundary and (b) a 150-foot wide easement that extends from the southeast corner of the site diagonally to the northeast across the site. 5. Soil types and drainage conditions Soil Types. The section of the Geotechnical Report(on page 7 thereof)entitled"Soils Conditions" explains that: "[SJ oils at the property consist of Vashon recessional glacial outwash, erosional remnants of Vashon glacial till and Vashon advance outwash which overly older interglacial and glacial soils and Tertiary bedrock. The soils encountered in the test pits consist primarily of medium dense to dense Vashon advance sand with a variable silt content and localized variations in the gravel content. Localized and discontinuous lenses of silt and silty sand were frequently encountered in the test pits. The lenses ranged from a few inches to a foot or more in thickness. Ground water was typically perched on the silt lenses. Sandy fine gravel with a trace of silt was encountered in test pit TP-3 from the ground surface to a depth of about 7 feet, where it is underlain by sand with a trace of silt. Sandy fine gravel and gravel with a trace of sand was encountered in test pits TP-15 through TP-17 to the full depths of the excavations. Significant ground water flow was observed in the gravel units at depths of about 6 to 8 feet. Older interglacial soils were encountered in the central portion of the property. Partially cemented silty fine sand over hard silt with clay was encountered below the advance sands in test pits TP-8 and TP-9. The silty sand was encountered at depths from 11 to 16 feet. Very stiff silt with clay was encountered in test pit TP- 21 at a depth of about 3 feet and extended to 7 feet, where it is underlain by very stiff sandy silt. The borings encountered approximately 75 feet of Vashon advance outwash soils, mostly sand. Below the advance sand,glaciofluvial and interglacial silty sand, silt and clayey silt were encountered. Borings B-4 and B-5 encountered lenses of silty sand, sandy silt and clay at depths of 18.5 and 25.5 feet. " Drainage Conditions. As part of the infrastructure for the previously-proposed Cedar Crest Manufactured Home Park and pursuant to construction drawings approved by the City of Renton, various elements of a storm drainage system were constructed on the site during 1997 and remain in existence and operation. The existing system includes these two major elements: (1) three retention/infiltration ponds along with wet ponds, and (2) a gravel infiltration blanket extending northward from the westerlymost of those three ponds to an area that has a gravel subsurface(that area being where much of the site's pre-development runoff infiltrates). A temporary pond was also Page 3 September 10,2000 constructed on the site. The locations of these drainage facilities and a further description of them are set forth in the Geotechnical Summary of Drainage System Construction Monitoring dated July 11, 2000 prepared by GeoEngineers. Stormwater runoff is anticipated from the proposed projects streets, sidewalks, rooftops and other impervious and semi-impervious surfaces. The stormwater will be collected by a system of catch basins and underground drainage pipes (the pipes to be constructed primarily beneath the project's proposed streets) and discharged into retention/infiltration ponds and a gravel infiltration blanket. (Some modifications of the previously-constructed retention/infiltration ponds and gravel infiltration blanket system are anticipated to be made as part of the proposed project.) For details, see both(1) the"Conceptual Utility&Drainage Plan"dated 9/1/00 prepared by Triad Associates (Sheet 4 of 4 of the Liberty Ridge preliminary plat drawings)and(2)the Preliminary Storm Drainage report dated September 1, 2000 prepared by Triad Associates. An existing emergency overflow pipe system connects the existing retention/infiltration ponds and gravel infiltration blanket system to an existing,generally westerly-draining offsite drainage system near the site's northwest corner. The overflow system is available in the event of an onsite system failure or a storm in excess of the 100-year design storm event. 6. Proposed use of the property and scope of the proposed development The proposal contemplates the development of 436 residential lots for construction of single-family homes in seven phases as depicted on the preliminary plat. Depending upon market conditions, some of the phases may ultimately be consolidated for site construction and final plat purposes. Note that, as of the date of the subdivision application, a lot line adjustment of the subject property and abutting property to the south is pending under City of Renton File No. LUA-00-121-LLA. Upon approval and recordation of that lot line adjustment, the site of the subject subdivision application will be Lots A, B, E, F, AND H of that lot line adjustment. 7. Access Primary Site Access Road. Primary access to the site would be provided by the recently- constructed southward extension of Edmonds Avenue NE from NE 3rd/NE 4th Street, which was constructed in anticipation of both the abutting La Colina subdivision and the development of the subject property. A traffic signal and related intersection improvements have recently been installed at the intersection of NE 3rd/NE 4`h Street and Edmonds Avenue NE in anticipation of the development of both La Colina and the subject property. A major roadway connection to Edmonds Avenue from the proposed R-10 portion of the subject site is anticipated approximately 400 feet south of NE 3rd/NE 4`h Street. Secondary Site Access Road and Emergency Vehicle Access. About 2000 feet further south, another proposed roadway connection from the proposed R-10 portion of the site(this one to the La Colina subdivision, which is also served by Edmonds Avenue) is anticipated at the recently- constructed stub street along the abutting La Colina subdivision's east boundary(i.e., SE 3rd Street). An existing emergency access roadway between Blaine Avenue NE (which extends north to NE Page 4 September 10,2000 3rd/NE 4th Street from the western part of La Colina) and the main La Colina street system provides an alternate emergency vehicle access route for the proposed Liberty Ridge subdivision via SE 3rd Street. Proposed Onsite Roadways. Three different onsite roadway sections are proposed for the project: (1) a short entry section with a median planter at the site's main entrance off of Edmonds Avenue NE,(2)a parkway section(without median planter)that is an extension of the entrance road(taking it about 1,200 feet into the site) and (3) residential access streets throughout the rest of the development. These three proposed roadway sections are set forth on Sheet 3 of 4 of the preliminary plat drawings (the sheet entitled "Preliminary Grading and Tree Cutting/Land Clearing Plan and Road Sections"). All of these road sections are proposed with sidewalks on both sides and vertical curb and gutter. In a March 28, 2000 letter from the applicant's attorney,David L. Halinen, to the City's Development Services Division (copy enclosed), a request was made on behalf of the applicant for approval of (1) a reduction in the required right-of-way widths for the proposed residential access streets(from 50 feet to 42 feet)pursuant to RMC 4-6-060R.3 (Reduced Right-of- Way Dedication),(2)a modification to the Street Standards to permit reduced-width sidewalks(from 6 feet to 5 feet)pursuant to RMC 4-9-250D,and(3)rolled curb and gutter as an alternate to vertical curb and gutter along all of the proposed streets other than the proposed entrance boulevard and the proposed parkway. (The item (3) request concerning rolled curbs was subsequently withdrawn.). In an August 16, 2000 response letter from Neil Watts, the Development Services Division's Plan Review Supervisor, (copy also enclosed)the Division,approved the item (1) and item (2) requests. The street sections as proposed conform to that approval. 8. Proposed off-site improvements (i.e., installation of sidewalks, fire hydrants, sewer main, etc.) As mentioned above, the southward extension of Edmonds Avenue NE from NE 3`d/NE 4th Street (which included sidewalk, water main and utility improvements) and the traffic signal and related intersection improvements at the intersection ofNE 3rd/NE 4th Street and Edmonds Avenue NE have recently been constructed in anticipation of the development of both La Colina and the subject property. No additional off-site street or utility improvements are proposed. Sheet 3 of 4 of the preliminary plat drawings (the sheet entitled "Preliminary Grading and Tree Cutting/Land Clearing Plan and Road Sections") illustrates off-site grading proposed on the King County Maintenance Shops site immediately to the north of the subject property's east leg. Section B-B, which extends through that portion of the subject property and which is depicted on Sheet 4 of 4 of the preliminary plat drawings (the sheet entitled "Conceptual Utility & Drainage Plan"), illustrates that a berm is being proposed along the south edge of the King County Maintenance Shops site. Permission for doing the proposed off-site grading work is in the process of being negotiated with King County. 9. Total estimated construction cost and estimated fair market value of the proposed project Infrastructure improvements for the subject project are estimated at $8,500,000 and the proposed project has an estimated value of$23,500,000. Page 5 September 10,2000 10. Estimated quantities and type of materials involved if any fill or excavation is proposed Approximately 198,000 cubic yards of cut and 282,000 cubic yards of fill are anticipated for the entire proposed project. (See the attached Grading Quantities table dated September 7, 2000 prepared by Triad Associates for a phase-by-phase breakdown of the anticipated cut and fill for each of the subdivision's proposed seven phases.) Most of the anticipated cut material is expected to be usable for onsite fill purposes. The shortage of material will be made up with pit run gravel to be hauled onto the site. The pit run will be obtained from a gravel pit in the Renton area and/or from other construction site(s) in the area if at the time(s) of the filling of the Liberty Ridge site pit run material is available from such site(s). 11. Number, type and size of trees to be removed Trees and brush have previously been removed as part of the clearing and grading of the site associated with the previously-approved Cedar Crest grading permit and the previously-conducted gravel mining of the site. Brush and mainly recent-growth trees (primarily alder) exist in the southeasterly part of the R-10-zoned portion of the site along with some larger maple trees along the top of the south bluff. That vegetation will have to be removed in order to accommodate the site grading, roadway and lot construction that is proposed--see the Preliminary Grading and Tree Cutting/Land Clearing Plan dated September 1, 2000 prepared by Triad Associates. The actual number of trees to be removed is not known. Very little vegetation exists elsewhere on the portions of the site that are proposed to be developed. Note that proposed Tracts W, X, Y and Z (which total approximately 17.98 acres) will be Native Growth Protection Areas. 12. Explanation of any land to be dedicated to the City The proposal's public street rights-of-way will be dedicated to the City on the final plat for each phase of the project that is recorded. 13. Proposed number, size or range of sizes, and density of the new lots See the attached Density Calculation table dated September 5, 2000 prepared by Triad Associates for a phase-by-phase and total project analysis of the number of proposed lots and the density of the proposed lots. Note that the applicant is requesting an "Exception through Modification" under RMC 4-3- 050J.5.b.2 for grading modifications to various portions of the site's "Protected Slopes" (i.e., 40 percent or steeper slopes that are more than 15 vertical feet in height). (Supplement No. 1 to GeoEngineers' Geotechnical Report dated September 8, 2000 provides geotechnical analysis in support of that request.) For purposes of the Density Calculation table's analysis, the applicant has assumed that the Adminstrator of Planning/Building/Public Works or his designee will ultimately approve that request. Page 6 September 10,2000 Minimum Density. All of the proposed lots will be sited in the R-10 zone,which has a minimum density of 7 units per net acre. As the Density Calculation table illustrates, the overall proposed project will have a density of 7.0 units per net acre,just meeting the minium density on an overall basis. (The area of proposed Tracts W,X.,W and Z,which encomasses nearly all of the south bluff `s Protected Slopes,is not included in this calculation because it constitutes a Critical Area.) Six out of the proposed seven phases of the proposal meet the minimum density—only Phase 1, which has a net density of y.5 units per acre,does not. Phase 1 does not meet the 7 units per net acre minimum density because that phase encompasses large portions of the site's transmission line easements, steep slopes and stormwater ponds. See the Preliminary Plat drawing.). In view of those Phase 1 site physical constraints, the applicant hereby requests a reduction in the Minimum Density requirement of the R-10 zoning regulations for Phase 1 pursuant to condition 10 of RMC 4-2-110H, which reads: In the event the applicant can show that minimum density cannot be achieved due to lot configuration, lack of access or physical constraints, minimum density requirements may be reduced by the reviewing official. • (Emphasis added.) - Maximum Density. Under RMC 4-2-110S, the R-10 portion of the site qualifies for a maximum density of 13 units per net acre because the entire project is proposed for single-family residential development. All of the proposed phases have a density significantly lower than that maximum. (The highest density for any of the phases is 11.0 units per net acre in Phase 5.) Range of Lot Sizes. The proposed lots range in size from 3,480 square feet to 14,418 square feet. 14. Any proposed job shacks, sales trailers, and/or model home During site infrastructure construction,a temporary construction office/trailer will be situated on the project site. A sales trailer and/or one or more model homes are likely to be included in each phase of the development, although no details as to their eventual location have yet been explored. Page 7 September 10,2000 • I-IALTNEN LAW OFFICES, P.S. A Professional Service Corporation David I.I lalinen,P.G. Bellevue Place/Bank of America Bldg. (425)454-8272 davidIalinengOalinc'nlaw.coca 10500 NE 8d,Suite 1900 ' Fax(425)646-3467 Bellevue,Washington 98004 March 28, 2000 HAND-DELIVERED Renton City Council do Renton City Clerk 1055 S. Grady Way, Seventh Floor Renton, Washington 98055 • Re: Liberty Ridge, LLC's Planned Single-Family Subdivision on the Former "Cedar Crest" Manufactured Home Park Site . Liberty Ridge, LLC's Request That Rolled Curb and Gutter Be Permitted Along Residential Access Streets Dear Council Members: I am writing on behalf of my client Liberty Ridge, LLC, a Washington LLC. It is in the • process of acquiring the former Cedar Crest Manufactured Home Park site from La Pianta Limited Partnership. Liberty Ridge, LLC has hired a planning and engineering firm to prepare a preliminary plat application for an approximately 436-lot residential subdivision that they are planning for that site. In regard to its planned subdivision, I filed a letter.today with the Development Services • Division requesting that (among other things) it approve rolled curb and gutter along the proposals residential access streets as an alternate to vertical curb and gutter. From my review of the City's Street Standards (RMC 4-6-060D), I am unable to find either(a) any requirement that vertical curb and gutter be used or (b) any prohibition against the use of rolled curb and gutter. However, from my discussions with City Staff, I understand that (with the exceptions of a couple of demonstration projects have been approved with rolled curb and gutter)the City has had a policy of not permitting rolled curb and gutter to be used for residential access streets but, rather, of requiring vertical curb and gutter. I am under the impression that, sometime in the past, the Council may have been at least tacitly involved in the establishment of that policy. I fear that without some sort of directive from the Council to loosen that policy, Development Services Staff may feel constrained to deny Liberty Ridge,LLC's request. Thus, I hereby request on behalfofLiberty Ridge,LLC that the Council direct the Development Services Division to approve the use of rolled curb and gutter under appropriate circumstances, including that of Liberty Ridge, LLC's planned subdivision.' • Let me put my civil engineering"hat"on for a moment and explain why rolled curb and gutter should be permitted in the case of Liberty Ridge, LLC's subdivision proposal and those like it. II note that a company named Labrador Ventures, L.L.C. sent you and Mayor Tanner a letter dated February 28, 2000 also requesting approval of rolled curb and gutter. (That letter was listed on the Agenda of last night's City Council meeting.) That letter's points in support of the use of rolled curb and gutter appear sound and should be given careful consideration. • Renton City Council • March 28, 2000 Page 2 • First of all, rolled curb and gutter is a poured-in-place concrete curb and gutter, as is vertical curb and gutter. (The attached copy of a page from the 1993 King County Road Standards entitled "Curb Details"illustrates rolled curb and gutter at the lower left portion of the page and vertical curb and gutter at the lower right corner of the page.) Both of these curb and gutter sections are intended to provide a permanent edge on streets and to channel stormwater runoff to catch basins. • Rolled curb and gutter is permitted and frequently used, in new residential subdivision developments in urban areas around the country(including in most urban areas of King County). Its rounded design allows vehicles to slowly"r011 over"both it and abutting sidewalks directly into each home's driveway.2 When rolled curb and gutter abuts a sidewalk, "driveway aprons" (sometimes called"driveway ramps") are unnecessary. However, when vertical curb and gutter is used instead, driveway aprons are necessary at each driveway, causing a break in the curb line and disrupting the smooth grade of the sidewalk because of the apron's cross-slope. • As residential lots get smaller, the wisdom of using rolled curbs increases. Why? Because driveway spacing decreases as lots get smaller. If vertical curb and gutter is used in small-lot subdivisions, the abutting sidewalks becomes increasingly "chopped up" by the tightly-spaced driveway aprons. (For example, in Liberty Ridge, LLC's contemplated subdivision, the average length of unbroken vertical curb between driveway aprons for front-loaded lots would only be about 40 feet.) However, if rolled curb and gutter is used instead, no driveway aprons are used, allowing the sidewalk to maintain a smooth, pleasingly-appearing uniform section. Not only does rolled curb and gutter provide a superior appearance in small-lot subdivisions when compared with vertical curb and gutter, it also provides superior safety. The Undulations along the sidewalk caused by driveway aprons when vertical curb and gutter is use provide an extra hazard to young children on bicycles and tricycles as well as to pedestrians. During icy weather,the sloping driveway aprons pose even greater risk of pedestrian slip-and-fall accidents. The only serious argument that I have heard in favor of prohibiting rolled curb and gutter is that it makes it easier for motorists to park on the sidewalk. While that argument may have some merit in cities that permit narrow residential access streets while still permitting parking on both sides of'the street (such as Seattle, where the standard residential access street is only 25 feet wide from face of curb- to-face of curb), it is a fallacious argument in Renton, which has the widest required residential access streets in the region (32 feet wide from face of curb- to-face of curb). With the very ample 32-foot width residential access streets that Liberty Ridge, LLC proposes for its subdivision, motorists will have no reason to park their vehicles on the sidewalk. Further, Liberty Ridge, LLC will include a restrictive covenant in the Covenants, Conditions and Restrictions for its proposed subdivision prohibiting parking on the sidewalks. 2Some municipalities in fact refer to rolled curb and gutter in their Street Standards as "roll over curb". • Renton City Council March 28, 2000 Page 3 Please refer this matter to the Planning and Development Committee for consideration. Thank you very much for your anticipated attention to this matter. Sincerely, HALINEN LAW OFFICES, P.S. David L. Hali en Enclosure (copy of the curb detail sheet from the 1993 King County Road Standards) cc: Liberty Ridge, LLC Attn: Gary M. Merlino (with copy of enclosure) Attn: Donald J. Merlino (with copy of enclosure) La Pianta Limited Partnership Attn: Mario Segale, Mark Segale and Ann Nichols (with copy of enclosure) The Quadrant Corporation Attn: Rob Purser (with copy of enclosure) Jana I-Ianson, Director, Development Services Division, City of Renton Department of Planning/Building/Public Works (with copy of enclosure) • Neil Watts, P.E., Plan Review Supervisor Development Services Division, City of Renton Department of Planning/Building/Public Works (with copy of enclosure) • • • t17\040\ Mt•Ii I ir.d ions\C. 11-LTI.wp.I • - V 2 1/2" 5 2 / . Pr . a o TO ••• •-• TO CRC•P4 2-0* SLOPE -- 0.02 FT./TM , \\,... • — •TCP or LP AS DitrormArs .1_5- x a id 4.4 • ID b --, I....L1 A...i•..,,.. R., vAraa . .. . g --.... R. . _ - EXTRUDED ASP)-{AL OR CEMENT • -.5 •: fla. 0.02 1.04• NTA-.4 •N R R; •N R -. . ,--- ( 1 CURD • EXPANSON JONT • . 1 DtPARSJON JCP/T 10' 3 vr,,,z--__ 1 121—: —1 r Osia- Mtn- ),*,...I "J. ..: .; I . I H rim 0.02 • 0.02 rr./r7.2 ":„ —...... •••- -0 i MIME 1.. .-- in . aos rivi-r.2 • • ... --. , 1::•*:.;.......;..;::••''. ..i,... :...11:::., •- : / co4a4T:"=cam 'iv ) . &. '- 's. w,s DEWAL SIK to, CEUEACI CON TE CRE I 1 . . -'1 ........-'7:•. i 5...... • . ,2" 2:1 :- • OPTKAIL rca :-6' iorrtGRAL PCUR • *NaTE: TOP or LIP AT DRIVEWAYS. CEMENT CONCRETE ROLLED CURE CEMENT CONCRETERB & C4JrTER • .."*•••••............ NOTES: . ‘1/4 P-0 I 1,2-d c_c,- 6 VP_ ...I 1. SEE SEC. 3.04 K.C.R.S. FOR JOINT REOU1REmENTS. f r , 15)44' " er pue y V ii•e_4/- I i ' 2. ROLL GUTTER TO MATCH POSITIVE SUPERELEVATiON. 3. SEE DRAWING NO. 1-006 FOR CONFIGURATION OF FILL es WALKWAY BEHIND CURB IF REOUIRED. 4. FOR INTEGRAL POUR CONSTRUCTION, 1/4" EDGED GROOVE MAY REPLACE EXPANSION JOINT AT INTERFACE BETWEEN THE CURB , AND ADJACENT SIDEWALK. • DATE VION BY APPR'D 5. SEE SEC. 3.03 FOR EXTRUDED CURB ANCHORAGE. ® MG COUNTY PUBUC WOR C KS • DWG. KING COUNTY, " URB DETAILS WASHINGTON 3-002 NO. - . 105 . • tA it, CITY L. RENTON NA Planning/Building/Public Works Department Jesse Tanner,Mayor Gregg Zimmerman P.E.,Administrator August 16,2000 David L.Halinen Halinen Law Offices,P.S. Bellevue Place/Bank of America Bldg. 10500 NE 8th, Suite 1900 Bellevue,Washington 98004 Subject: Modification Request for Street Improvement Standards Liberty Ridge LLC project,Edmonds Av NE &NE 3rd St Dear Mr.Halinen, We have reviewed your request Tor modification of the street standards for the proposed residential plat development of the property located at the southeast corner of Edmonds Av NE and NE 3`d St. The requested modifications would reduce the right-of-way widths for new streets within the plat from 50 feet to 42 feet, and the sidewalk widths from 6 feet to 5 feet. Your earlier request to modify the curb standards has been withdrawn, and the project will provide vertical curbs for all public streets within or adjacent to the project. The requested modifications are approved as requested, based on the explanations provided in your letter dated March 28, 2000. The narrower right-of-way will require additional easements outside of the dedicated right-of-way to accommodate street lights, fire hydrants and franchise utilities. These modifications are specifically addressed in City code, and meet the general criteria listed in City code. • If you have further questions requiring these modifications,please contact me at 425-430-7278. Since ely, Neil Watts Plan Review Supervisor Development Services Division cc: Kayren Kittrick Jennifer Henning • 1055 South Grady Way-Renton, Washington 98055 Liberty Ridge Residential Subdivision Revised Proposed Earth Earth Earth Earth Earth Proposed Lot per Quantities Quantities Quantities _ Quantities Quantities Number of Phase per Lot Line Area Area Area Area Area Proposed Preliminary Adjustment Designation Cut Fill Cut-Fill Lots Plat (LLA) (see notes) (sf) (cy) (cy) (cy) 1 Al 3 887,547 10,938 85,909 (74,971) 121 2 H 4 246,624_ 4,721 14,170 (9,449) 40 3 A2 5 275,146 9,168 16,700 (7,532) 41 4 E 6 301,296 11,139 27,603 (16,464) 34 5 BW 1 113,812 47,350 2,705 44,645 78 5 BE 2 305,495 965 42,946 (41,981) - 6 Fl 7 475,171 30,147 75,680 (45,533) 78 6 KC 9 51,342 _ 18,462 1,735 16,727 0 7 F2 8 335,835 64,741 I 14,268 50,473 44 • - G - - - I - - 0 Total 436 Total Areas 5, 6, 7, 8 & 9 = south of powerline 1,439,000 134,000 136,000 (2,000) (Acres) 33 Total Areas 1, 2, 3 & 4= north of powerline 1,553,000 64,000 146,000. (82,000) (Acres) 36 Import=> (84,000) - Notes 1 Earth quantities from 4/400 (north) and 4/7/00 (south) results from Earthwork Services using preliminary grading plan 2 Earth quantities are raw volumes, have not been adjusted to reflect shrink/swell for compaction/expansion, and are volumetric areas only 3 Earth quantities are for mass grading across areas/lots/tracts and do not reflect quantities if these areas are graded separately 4 Earth Quantity Area 1 corresponds to the existing pile within LLA B (BW) 5 Earth Quantity Area 2 corresponds to other than existing pile within LLA B (BE) 6 Earth Quantity Area 7 corresponds to LLA Fl 7 Earth Quantity Area 8 corresponds to LLA F2 8 Earth Quantity Area 9 corresponds to offsite portion of King County Maintenance Shops site (KC) berm grading Grading Quantities (Triad 9/7/00) 9R/00 00-022 Page 1 Liberty Ridge Density Calculation . 00-022 September 5, 2000 Phase Pending Gross Public Critical * RC zoned** Net Proposed Proposed Minimum Maximum*** LLA lot Area (ac) Streets (ac) Area (ac) (ac) Area (ac) #of lots Density/ac #of lots #of lots (7units/ac) (13units/ac) 1 Al 40.7 5.4 4.8 3.7 26.8 121 4.5 187.6 348.4 2 H 8.6 1.1 2.4 0.0 5.1 40 7.8 35.7 66.3 3 A2 9.1 1.3 0.2 2.5 5.1 41 . `8-9 8.0 35.7 66.3 4 E 9.1 1.6 - 0.7 2.4 4.4 34 7.7 30.8 57.2 5 B 11.4 1.9 2.4 0.0 7.1 78 11.0 49.7 92.3 6 Fl 14.1 1.9 0.9 3.1 8.2 78 9.5 57.4 106.6 .7 F2 14.5 1.4 1.4 6.2 5.5 44 '8 V3.0 38.5 71.5 total 107.5 14.6 12.8 17.9 62.2 436 7.0 435.4 808.6 * 40% and greater slopes with a 15 foot or more vertical rise. ** All land area within the RC zone within this proposed plat is a "critical area" and therefore has no allowed density associated with it. *** Site qualifies for a maximum number of 13 units per acre per RMC 4-2-110S, because all proposed units will be detached. OPME DEV CITY OF RENTTONING SEP 1 1 2000 RECEIVED LIBERTY RIDGE PRELIMINARY PLAT CONSTRUCTION MITIGATION DESCRIPTION SEPTEMBER 8, 2000 A. Proposed construction dates(beginning and ending dates): • Site grading is anticipated to start during the Spring of 2001 following City approval of(a) the preliminary plat application and(b)site grading construction plans. Construction of Phase 1 streets, the remaining portions of the storm drainage system necessary to serve Phase 1 (some of it has already been installed in relation to the previously-approved Cedar Crest Manufactured Home Community),and sewer and water systems and utilities for Phase 1 is also anticipated to start during Spring,2001 following City approval of construction plans for streets, storm drains, and sewer and water systems for that phase and is expected to be completed within the following six months. Construction of streets, storm drains, sewer and water systems and utilities for each of Phases 2 through 7 is currently anticipated during each of the following years, although some phases maybe consolidated and done sooner depending upon market conditions. B. Anticipated hours of operation: Note that for"[c]ommercial,multi-family,new single-family and other non-residential construction" (emphasis added), RMC 4-4-030C.3 provides that "[c]onstruction activities which require construction or building permits and which are conducted in residential areas or within three hundred feet(300') of residential areas shall be restricted. . .to the hours between seven o'clock (7:00) a.m. and eight o'clock (8:00) p.m., Monday through Friday[, w]ork on Saturdays shall be restricted to the hours between nine o'clock(9:00)a.m.and eight o'clock(8:00)p.m. [and n]o work shall be permitted on Sundays." The applicant anticipates that most of the proposed work on the Liberty Ridge project will be performed within those hours and currently has no plans to work outside of those hours but notes that(1)until Phase 1 of Liberty Ridge is actually completed none of the site will actually be a"residential area"for purposes of RMC 4-4-030C.3 and(2)none of the site lies within 300 feet of any existing residential area'. • Because of the subject site's extensive size and roughly bowl-shaped topography(which puts both distance and screening between the site's construction activities and other residential properties), work within the site is not expected to create significant noise impacts to any residential properties. Accordingly, the applicant reserves the right to conduct construction activities outside the hour ranges set forth in RMC 4-4-030C.3 to the extent that the work is not conducted within three hundred feet(300') of residential areas. 'Proposed Liberty Ridge Lots 147 through 158 will lie within 300 feet of a residential area once La Colina Lots 119 through 125 have homes on them. In addition, some or all of proposed Liberty Ridge Lots 11 through 14 and 27 through 40 may lie within 300 feet of a residential area once the RM-I-zoned property to the north across NE3rd/4th Street is developed as a residential development. Until then,none of the proposed Liberty Ridge lots will lie within 300 feet of any residential area. • Page 1 C. Proposed hauling/transportation routes Hauling of material on or off-site will probably involve the use of NE 3rd/4th Street to Sunset Boulevard and I-405 and/or SR 169. Edmonds Avenue north to Sunset Boulevard may also be used, which provides an alternative access to I-405. D. Measures to be implemented to minimize dust, traffic and transportation impacts, mud, noise and other noxious characteristics Watering of the site during dry portions of the construction period will limit the quantity of dust created by workers' vehicles and heavy machinery. Because the main site entrance is off Edmonds Avenue NE (which has relatively little traffic since it currently only serves the La Colina subdivision)rather than off of the main east-west arterial(NE 3rd/4 Street),no substantial impacts on traffic and transportation are anticipated during the construction of the plat improvements. Mud being transported off the site during construction will be minimized by placing rock at the entrance to the development site during wet weather construction. Edmonds Avenue NE will be swept in the event that mud is tracked onto it. For the reasons noted under section B, above, construction noise is not anticipated to be a problem at this site and, accordingly, no special noise mitigation measures are proposed. E. Any special hours proposed for construction or hauling(i.e. weekends, late nights) See section B, above, concerning site construction. Pursuant to RMC 4-4-030C.2, the applicant hereby requests approval by the City of Renton's Development Services Division of(a)proposed weekday haul hours between 7:00 a.m.and 4:00 p.m.and(b)Saturday haul hours between 8:00 a.m. and 5:00 p.m. F. Preliminary traffic control plan Such a plan has not yet been developed. (In view of the site's main entry being located off of lightly- used Edmonds Avenue approximately 400 feet south of NE 3rd/4th Street, no need for such a plan seems to exist.) D:\CF\2418\002\Preliminary Plat\Construction Mitigation\Memo.DI.wpd • Page 2 DEVELOPMENT PLANNING CITY OF RENTON ENVIRONMENTAL CHECKLIST SEP 1 1 200o INTRODUCTION RECEIVED Purpose of Checklist: The State Environmental Policy Act (SEPA), Chapter 43.21C RCW, requires all governmental agencies to consider the environmental impacts of a proposal before making decisions. An environmental impact statement (EIS) must be prepared for all proposals with probable significant adverse impacts on the quality of the environment. The purpose of this'checklist is to provide information to help you and the agency identify impacts from your proposal (and to reduce or avoid impacts from the proposal, if it can be done) and to help the agency decide whether an EIS is required. Instructions for Applicants: This environmental checklist asks you to describe some basic information about your proposal. Governmental agencies use this checklist to determine whether the environmental impacts of your proposal are significant, requiring preparation of an EIS. Answer the questions briefly, with the most precise information known, or give the best description you can. You must answer each question accurately and carefully, to the best of your knowledge. In most cases, you should be able to answer the questions from your own observations or project plans without the need to hire experts. If you really do not know the answer, or if a question does not apply to your proposal, write "do not know" or"does not apply". Complete answers to the questions now may avoid unnecessary delays later. Some questions ask about governmental regulations, such as zoning, shoreline, and landmark designations. Answer these questions if you can. If you have problems, the governmental agencies can assist you. The checklist questions apply to all parts of your proposal, even if you plan to do them over a period of time or on different parcels of land. Attach any additional information that will help describe your proposal or its environmental effects. The agency to which you submit this checklist may ask you to explain your answers or provide additional information reasonably related to determining if there may be significant adverse impact. Use of checklist for nonproject proposals: Complete this checklist for nonproject proposals, even though questions may be answered "does not apply". IN ADDITION, complete the SUPPLEMENTAL SHEET FOR NONPROJECT ACTIONS (part D). For nonproject actions (actions involving decisions on policies, plans and programs), the references in the checklist to the word "project", "applicant", and "property or site" should be read as "proposal," "proposer", and "affected geographic area," respectively. Page 1 1 • • A. BACKGROUND 1. Name of proposed project, if applicable: "Liberty Ridge"Residential Subdivision 2. Name of applicant: Liberty Ridge L.L.C., a Washington limited liability company 3. Address and phone number of applicant and contact person: Applicant: Contact Person: Liberty Ridge L.L.C. David L. Halinen 9125— 10`h Avenue South Halinen Law Offices, P.S. Seattle, WA 98109 10500 NE 8`"Street, Suite 1900 (206) 762-9125 Bellevue, WA 98004 (425) 454-8272 4. Date checklist prepared: September 8, 2000 5. Agency requesting checklist: City of Renton 6. Proposed timing or schedule (including phasing,if applicable): On August 14, 2000, the City of Renton approved Ordinance 4855 amending the Comprehensive Plan Land Use Map designation of a 20-acre portion of the subject site from the City's Residential Planned Neighborhood (RPN) designation to Residential Options (RO). City processing of a corresponding rezone application (to downzone that same 20-acre portion of the site from R-14 to R-10) is anticipated to be completed during June 2000. (Upon approval of that downzone, approximately 89.6 acres of the site will be zoned R-10 and the approximately 17.9-acre balance of the site will remain zoned RC.) Site grading is anticipated to start during the spring of 2001 following City approval of (a) the pending rezone application), (b) the preliminary plat application for single-family residential development of the Liberty Ridge property, and (c) site grading construction plans. Construction of Phase 1 streets, remaining portions of the storm drainage system (some of it has already been installed in relation to the previously-approved Cedar Crest Manufactured Home Community), in Phase 1 and sewer and water systems and utilities for Phase 1 is anticipated to start during Spring, 2001 following City approval of construction plans for streets, storm drains, and sewer and water systems for those phases and is expected to be completed within the following nine months. Construction of streets, storm drains, sewer and water systems and utilities for each of Phases 2 through 7 is currently anticipated during each of the following years, although some phases may be consolidated and done sooner depending upon market conditions. Page 2 7. Do you have any plans for future additions, expansion, or further activity related to or connected with this proposal? If yes, explain. No. 8. List any environmental information you know about that has been prepared, or will be prepared, directly related to this proposal. This SEPA Checklist SEPA Threshold Determination of Nonsignificance (Mitigated) issued April 4, 2000 by the City of Renton Environmental Review Committee concerning in part the then proposed (and now— completed) amendment of the City's Comprehensive Plan Land Use Map designation of a 20- acre portion of the subject site from the City's RPN designation to RO and the then proposed (and expected to soon-be-completed) corresponding rezone of that same 20-acre portion of the site from R-14 to R-10). Geotechnical Report prepared by GeoEngineers dated September 7, 2000 (the "Geotechnical Report') and Supplement No. 1 thereto dated September 8, 2000 ("Geotechnical Report Supplement No. 1') Geotechnical Summary of Drainage System Construction Monitoring prepared by GeoEngineers dated July 11, 2000 Preliminary Storm Drainage report prepared by Triad Associates dated September 1, 2000 Traffic Impact.Analysis prepared by David I Hamlin and Associates dated September 6, 2000 (the "Traffic Impact Analysis') 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. Yes. An application is pending for City Council approval of(a) Rezone of 20 acres of the subject property from R-14 to R-10, and (b) a proposed amendment to the Development Agreement dated November 18, 1999 and recorded against the portion of the subject property that now has an RO Comprehensive Plan Land Use Map designation under King County Recording No. 19991213000395. In addition, an application for a lot line adjustment of the subject property and certain adjacent property (Lot Line Adjustment No. LUA-00-121-LLA) is pending for approval by the City of Renton Department of Planning/Building/Public Works. 10. List any government approvals or permits that will be needed for your proposal, if known. Page 3 1 1l ' Renton City Council approval of(a) the pending rezone of 20 acres of the subject property from R-14 to R-10 and(b) the pending amendment to the Development Agreement City of Renton Department of Planning/Building/Public Works approval of the lot line adjustment of the subject property and certain adjacent property pending under Lot Line Adjustment No. LUA-00-121-LLA A SEPA Threshold Determination for the subject proposed preliminary plat by the City of Renton Environmental Review Committee Approval by the Administrator of the City of Renton Department of Planning/Building/Public Works (or his designee) of proposed grading work within certain portions of the site's Protected Slopes as an Exception by Modification to RMC 4-3-05015.a pursuant to RMC 4-3- 05015.b(2) and 4-3-050N.2.b(2) and in accordance with the Modification Criteria provided in RMC 4-9-250D Preliminary Plat approval by the Renton City Council Approval by the City of Renton Department of Planning/Building/Public Works of the proposed subdivision's grading, road, storm drainage, erosion/sedimentation, sewer and water construction plans Approval by the City of Renton's Development Services Division of(a)proposed weekday haul hours for hauling of fill materials between 7:00 a.m. and 4:00 p.m. and(b) Saturday haul hours for hauling of fall materials between 8:00 a.m. and 5:00 p.m.pursuant to RMC 4-4-030C.2 Issuance of a Forest Practices Act Permit by the State of Washington Department of Natural Resources for the work within proposed Phases 6 and 7 of the subdivision Issuance/Renewal of an NPDES Stormwater Permit by the State of Washington Department of Ecology Final Plat approval by the Renton City Council Issuance of Building permits for single-family residences by the City of City of Renton's Development Services Division (following later application) 11. Give a brief, complete description of your proposal, including the proposed uses and the size of the project and site. There are several questions later in this checklist that ask you to describe certain aspects of your proposal. You do not need to repeat those answers on this page. (Lead agencies may modify this form to include additional specific information on project description.) Subdivision of the approximately 107.5-acre site into 436 single-family residential lots plus various tracts for stormwater, landscaping, open space/recreation and native growth protection purposes. All of the proposed lots would lie within the approximately 89.6-acre R-10-zoned portion of the site. Page 4 12. Location of the proposal. Give sufficient information for a person to understand the precise location of your proposed project, including a street address, if any, and section, township, and range, if known. If a proposal would occur over a range of area, provide the range or boundaries of the site(s). Provide a legal description, site plan, vicinity map, and topographic map, if reasonably available. While you should submit any plans required by the agency, you are not required to duplicate maps or detailed plans submitted with any permit applications related to this checklist. The site lies in the southeast quadrant of the intersection of NE 3rd/NE 4`h Street and Edmonds Avenue in the City of Renton. As can be seen on the attached, reduced-size copy of the Liberty Ridge preliminary plat drawing, the site is located north of Maple Valley Highway, south of NE 3rd/NE 4th Street; east of the Mt. Olivet Cemetery and the La Colina residential subdivision, and west of the King County maintenance shops and other King County-owned property. The property is legally described as follows: LOTS 1, 2, 4, 5, 6, AND 8 OF CITY OF RENTON LOT LINE ADJUSTMENT NO. LUA- 00-020-LLA AS RECORDED IN BOOK 137 OF SURVEYS AT PAGES 22, 22A, 22B, 22C, AND 22D UNDER RECORDING NUMBER 20000414900001, RECORDS OF KING COUNTY, WASHINGTON, SAID LOT LINE ADJUSTMENT BEING A PORTION OF SECTIONS 16 AND 17, TOWNSHIP 23 NORTH, RANGE 5 EAST,W.M.; EXCEPT THAT PORTION THEREOF LYING SOUTHEASTERLY, SOUTH AND SOUTHWESTERLY OF THE FOLLOWING DESCRIBED LINE: BEGINNING AT THE MOST SOUTHERLY CORNER OF SAID LOT 1; THENCE NORTH 12°47'02" WEST ALONG THE BOUNDARY LINE OF SAID LOT 1 A DISTANCE OF 62.70 FEET TO THE TRUE POINT OF BEGINNING OF THIS LINE; THENCE NORTH 53°52'49"EAST, 190.00 FEET; THENCE NORTH 09°38'51"EAST, 44.81 FEET; THENCE NORTH 48°07'23"EAST, 52.29 FEET; THENCE NORTH 56°17'45"EAST, 155.82 FEET; THENCE SOUTH 84°47'13"EAST, 85.35 FEET; THENCE NORTH 50°42'55"EAST, 63.93 FEET; THENCE NORTH 31°37'56" WEST, 29.60 FEET; THENCE NORTH 16°36'57"EAST, 58.38 FEET,• THENCE SOUTH 83°28'20"EAST, 177.35 FEET,• THENCE NORTH 78°17'47"EAST, 245.61 FEET; THENCE NORTH 57°43'27"EAST, 60.66 FEET,• THENCE SOUTH 88°55'23"EAST, 182.26 FEET; THENCE NORTH 68°30'38"EAST, 119.06 FEET; THENCE NORTH 56°33'54"EAST, 140.20 FEET; THENCE NORTH 85°14'22"EAST, 131.08 FEET; THENCE NORTH 30°09'11"EAST, 94.41 FEET; THENCE NORTH 87°26'06"EAST, 86.64 FEET; THENCE SOUTH 44°10'44"EAST, 148.14 FEET,• THENCE SOUTH 19°01'40"EAST, 68.35 FEET; THENCE SOUTH 79°18'58"EAST, 92.03 FEET; THENCE NORTH 39°01'54"EAST, 148.82 FEET,• Page 5 • THENCE SOUTH 42°19'25"EAST, 106.46 FEET TO THE EAST LINE OF SAID LOT 6 AND THE TERMINUS OF THIS LINE. (A.K.A. AS LOTS A, B, E, F, AND H OF CITY OF RENTON LOT LINE ADJUSTMENT NO. L UA-00-121-LLA AS RECORDED UNDER RECORDING NUMBER , RECORDS OF KING COUNTY, WASHINGTON (APPROVAL PENDING)) 13. Does the proposal lie within an area designated on the City's Comprehensive Land Use Policy Plan map as environmentally sensitive? The City's Aquifer Protection Area map depicts the subject property as lying partially in Aquifer Protection Zone 1 and partially in Aquifer Protection Zone 2. Most of the RC-zoned southerly portion of the subject property meets the definition of a "Protected Slope" (i.e., a slope 40% or greater with a minimum vertical rise of 15 feet pursuant to RA/IC 4-44-190, Definitions S, which is part of the City's critical area regulations). Fringes of the balance of the property and small parts of the balance's interior are also "Protected Slopes". In addition, portions of the subject property lie within (a) a "High Landslide Hazard Area" and a"Moderate Landslide Hazard Area" (see Figure 3 to the Geotechnical Report), and(b) a "High Erosion Hazard Area" (see Figure 4 to the Geotechnical Report). B. ENVIRONMENTAL ELEMENTS 1. Earth a. General description of the site (circle one): Flat, rolling, hilly; steep slopes, mountainous, other b. What is the steepest slope on the site(approximate percent slope)? Isolated portions of the south bluff have slopes of approximately 200%. c. What general types of soils are found on the site (for example, clay, sand, gravel, peat, muck)? If you know the classification of agricultural soils, specify them and note any prime farmland. The section of the Geotechnical Report on page 7 thereof entitled "Soils. Conditions" explains that: "[S]oils at the property consist of Vashon recessional glacial outwash, erosional remnants of Vashon glacial till and Vashon advance outwash which overly older interglacial and glacial soils and Tertiary bedrock. The soils encountered in the test pits consist primarily of medium dense to dense Vashon advance sand with a variable silt content and localized variations in Page 6 the gravel content. Localized and discontinuous lenses of silt and silty sand were frequently encountered in the test pits. The lenses ranged from a few inches to a foot or more in thickness. Ground water was typically perched on the silt lenses. Sandy fine gravel with a trace of silt was encountered in test pit TP-3 from the ground surface to a depth of about 7 feet, where it is underlain by sand with a trace of silt. Sandy fine gravel and gravel with a trace of sand was encountered in test pits TP-15 through TP-17 to the full depths of the excavations. Significant ground water flow was observed in the gravel units at depths of about 6 to 8 feet. Older interglacial soils were encountered in the central portion of the property. Partially cemented silty fine sand over hard silt with clay was encountered below the advance sands in test pits TP-8 and TP-9. The silty sand was encountered at depths from 11 to 16 feet. Very stiff silt with clay was encountered in test pit TP-21 at a depth of about 3 feet and extended to 7 feet, where it is underlain by very stiff sandy silt. The borings encountered approximately 75 feet of Vashon advance outwash soils, mostly sand. Below the advance sand, glaciofluvial and interglacial silty sand, silt and clayey silt were encountered. Borings B-4 and B-5 encountered lenses of silty sand, sandy silt and clay at depths of 18.5 and 25.5 feet." (There are no agricultural soils on the site.) d. Are there surface indications or history of unstable soils in the immediate vicinity? If so, describe. The section of the Geotechnical Report beginning on page 11 thereof entitled Slope Stability Analysis states that the native soils on the site are medium dense to dense recessional outwash which are stable so long as there is no deep-seated failure. On page 12 thereof that section of the report goes on to state that "[wJe observe no evidence of deep-seated block or slump failures on the property. " Steep slopes are located on the perimeter of the site, particularly along the southern portion, and in some minor interior areas. Page 12 of the Geotechnical Report states that surficial sloughing and shallow landslides, "natural processes that affect steep slope areas," are "typically confined to the upperlweathered or disturbed zone, which has lower strength properties than the underlying in place soils" and that "[sJignifrcant weathering typically occurs in the upper 2 to 3 feet and is the result of oxidation, root penetration, wet/dry cycles, and freeze/thaw cycles. " Page 12 of the Geotechnical Report also states that "minor, discontinuous, episodic surficial failures" could and apparently have occurred on the South Bluff the largest slope on the site"and that: Page 7 • "We expect future bluff retreat to occur by processes similar to those now in evidence. We expect that minor, discontinuous, episodic surficial failures could occur at any location along the bluff crest. These would generally be related to extreme storm events or to uncontrolled releases of surface water over the bluff crest. The type of failures expected will typically be a few feet to a few tens of feet in length and 1 to 5 feet thick measured perpendicular • to the slope face." However, the South Bluff slopes away from the proposed Lots and, to alleviate slope stability concerns, the Geotechnical Report provides building setback requirements from steep slopes, building pad fill requirements, and erosion protection measures. Note that in concluding remarks concerning slope stability, the authors of the Geotechnical Report state on page 16 that: "Based on our data review, it is our opinion that the Liberty Ridge property is suitable for the proposed development. Slopes located on the property are presently stable relative to deep-seated failure and the risk of unstable slopes will not be increased by the proposed development provided our recommendations are incorporated into the development plans. Development of the property, roads and residential structures will be located in the flatter upland and excavated benches on a portion of the property. The existing areas of erosion and surficial raveling and sloughing that occur on the bluff are the result of natural processes. These natural processes can be managed through proper design, construction and maintenance so as to avoid negative impact to the project. Recommendations to control these natural processes are included in [the Geotechnical Report]." e. Describe the purpose, type, and approximate quantities of any filling or grading proposed. Indicate source of fill. The purpose of the proposed site grading is to configure site grades to be compatible with the proposed residential lots and infrastructure. Both existing and proposed site elevations are depicted on the Preliminary Grading and Tree Cutting/Land Clearing Plan prepared by Triad Associates dated September 1, 2000 (Sheet 3 of 4 of the preliminary plat drawing set). Approximately 198,000 cubic yards of cut and 282,000 cubic yards of fill are anticipated. (See the attached Grading Quantities table dated September 7, 2000 prepared by Triad Associates for a phase-by-phase breakdown of the anticipated cut and fill for each of the subdivision's proposed seven phases.) Most of the anticipated cut material is expected to be usable for onsite fill purposes. The shortage of material will be made up with pit run gravel to be hauled onto the site. The pit run will be obtained from a gravel pit in the Renton area or from some other construction site(s) in the area if at the time(s) of the filling of the Liberty Ridge site pit run material is available from such site(s). f. Could erosion occur as a result of clearing, construction, or use? If so, generally describe. Page 8 Some erosion could occur as a result of clearing or construction, but sediment-laden water stemming from it is unlikely to drain off of the site because of(1) the site's unique (roughly bowl-shaped) topography (which resulted from previous gravel mining), (2) of the very substantial, already-approved and contructedstormwater retention/infiltration system (a system that was designed, approved by the City of Renton, and constructed per the Grading and Erosion Control Plans prepared in August, 1995 for the previously- proposed Cedar Crest Manufactured Home Park) and (3) the erosion-sedimentation control measures that the City's Development Services Division will require be implemented pursuant to an erosion-sedimentation control plan for the project to be prepared in 'conjunction with the project's infrastructure construction plans and approved by the City's Development Services Division following preliminary plat approval. g. About what percent of the site will be covered with impervious surfaces after project construction (for example, asphalt or buildings)? In view of the Development Agreement's limitation of total impervious surface coverage on the proposed 89.6-acre R-10 portion of the site to 45.04 acres, not more than about 50.27 percent of the R-10 portion of the site can be covered with impervious surfaces. However, it is anticipated that the actual impervious surface coverage will likely be on the order of 8 acres less, which would leave the 89.6-acre R-10 portion of the site with roughly a 41 percent impervious coverage (and which would leave the entire 107.5-acre site with roughly a 34 percent impervious coverage). h. Proposed measures to reduce or control erosion, or other impacts to the earth, if any: During construction, the contractor will follow an approved temporary erosion and sedimentation control plan meeting City of Renton standards. Measures anticipated to be employed include the use of silt fences, straw bales, rock check dams, and temporary ditches or drainage pipes to remove surface water from areas of high erodibility. Minimizing the soil disturbance during the rainy months and hydroseeding exposed soils and cleared areas after construction is complete will also reduce the potential for erosion. Depending on the season, straw mulch or woven mesh may also be placed on , sloping, disturbed surfaces to decrease surface sediment transport. 2. Air a. What types of emissions to the air would result from the proposal (i.e., dust, automobile, odors, industrial wood smoke) during construction and when the project is completed? If any, generally describe and give approximate quantities if known. Emissions and dust particulates generated primarily by construction equipment will be produced during the construction phase of this project. The amount of emissions to the air is expected to be minimal. Once the project is completed, emissions will be those Page 9 • typically associated with a residential development (such as emissions from furnaces and fireplaces). • b. Are there any off-site sources of emissions or odor that may affect your proposal? If so, generally describe. None known. c. Proposed measures to reduce or control emissions or other impacts to air, if any: Watering during dry-weather conditions of otherwise-dusty portions of the site during the construction phase of the project to help control dust. 3. Water a. Surface: 1) Is there any surface water body on or in the immediate vicinity of the site (including year-round and seasonal streams, saltwater, lakes, ponds, wetlands)? If yes, describe type and provide names. If appropriate, state what stream or river it flows into. As part of the infrastructure for the previously proposed Cedar Crest Manufactured - Home Park and pursuant to construction drawings approved by the City of Renton, various elements of a storm drainage system were constructed on the site during 1997 and remain in existence. The system includes these two major elements: (1) three retention/infiltration ponds along with wet ponds, and (2) a gravel infiltration blanket extending northward from the westerlymost of those three ponds to an area that has a gravel subsurface (that area being where much of the site's pre- development runoff infiltrates). A temporary pond was also constructed on the site. The locations of these drainage facilities and a further description of them are set forth in the Geotechnical Summary of Drainage System Construction Monitoring dated July 11, 2000 prepared by GeoEngineers. Aside from these drainage facilities, there are no surface water bodies on or in the immediate vicinity 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. Yes. The existing stormwater control ponds referenced in response to the preceding question will be somewhat modified and used as part of the subject project. Other elements of the project will be built close to the edge of those ponds. 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. None. Page 10 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 floodplain? 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: 1) Will ground water be withdrawn, or will water be discharged to ground water? Give general description, purpose, and approximate quantities if known. The three existing retention/infiltration ponds along with wet ponds and the gravel infiltration blanket (see answer to question a.1, above) already infiltrate the site's stormwater runoff into the ground. The proposed drainage system for the currently- proposed project will continue the infiltration. 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. Not applicable. c. Water Runoff(including storm water): 1) Describe the source of runoff (including storm water) and method of collection and disposal, if any (include quantities, if known). Where will this water flow? Will this water flow into other waters? If so, describe. Stormwater runoff is anticipated from the proposed projects streets, sidewalks, rooftops and other impervious and semi-impervious surfaces. The stormwater will be collected by a system of catch basins and underground drainage pipes (the pipes to be constructed primarily beneath the project's proposed streets) and discharged into retention/infiltration ponds and a gravel infiltration blanket. (Some modifications of the previously-constructed retention/infiltration ponds and gravel infiltration blanket system are anticipated to be made as part of the proposed project.) For details, see both Page 11 (1) the "Conceptual Utility & Drainage Plan"dated 9/1/00 prepared by Triad Associates (Sheet 4 of 4 of the Liberty Ridge preliminary plat drawings) and (2) the Preliminary Storm Drainage report dated September 1, 2000 prepared by Triad Associates. An existing emergency overflow pipe system connects the existing retention/infiltration ponds and gravel infiltration blanket system to an existing, generally westerly-draining offsite drainage system near the site's northwest corner. The overflow system is available in the event of an onsite system failure or a storm in excess of the 100 year design storm event. 2) Could waste materials enter ground or surface waters? If so, generally describe. Because of the wet ponds (water quality ponds) that lie upstream of all of the retention/infiltration ponds and the gravel infiltration blanket, significant quantities of pollutants normally associated with residential development are not anticipated to enter ground or surface waters. d. Proposed measures to reduce or control surface, ground, and runoff water impacts, if any: Installation of the above-described system of catch basins and underground drainage pipes for stormwater runoff collection and transport and modification and use of the existing retention/infiltration ponds and gravel infiltration blanket for stormwater • recharge. 4. Plants a. Check or underline types of vegetation found on the site: X deciduous tree: alder,maple, aspen, other: X evergreen tree: fir, cedar,pine, other: X shrubs _X grass, pasture wet soil plants: cattail,buttercup,bullrush, skunk cabbage, other water plants: water lily, eelgrass, milfoil, other: other types of vegetation: b. What kind and amount of vegetation will be removed or altered? Trees and shrubs have previously been removed as part of the clearing and grading of the site associated with the previously-approved Cedar Crest grading permit and the previously-conducted gravel mining of the site. Brush and largely recent-growth trees (primarily alder) exist in the southeasterly part of the R-10-zoned portion of the site along with some larger maple trees along the top of the south bluff. That vegetation will have to be removed in order to accommodate the portion of the proposed project in that area--see the Preliminary Grading and Tree Cutting/Land Clearing Plan dated September 1, 2000 Page 12 prepared by Triad Associates). Very little vegetation exists elsewhere on the portions of the site that are proposed to be developed. • c. List threatened or endangered species known to be on or near the site. None. d. Proposed landscaping, use of native plants, or other measures to preserve or enhance vegetation on the site, if any: Street trees are planned to be installed along the Entry and Parkway sections of proposed Road A. (The Entry section will have a median planter strip.) (See the Preliminary Grading and Tree Cutting/Land Clearing Plan dated September 1, 2000 prepared by Triad Associates for the planned locations of the Entry and Parkway sections of proposed Road A.) Proposed Tracts W, X, Y and Z, which encompass nearly the entire south bluff are planned to be Native Growth Protection Areas, which will preserve the existing vegetation in those areas of the site. 5. Animals a. Underline any birds and animals which have been observed on or near the site or are known to be on or near the site: birds: hawk,heron, eagle, songbirds, other: crows and miscellaneous small birds mammals: deer,bear, elk,beaver, other: squirrels, chipmunks,raccoons, coyotes fish: bass, salmon, trout, herring, shellfish, other: None b. List any threatened or endangered species known to be on or near the site. None. c. Is the site part of a migration route? If so, explain. Unknown. d. Proposed measures to preserve or enhance wildlife, if any: Designation of proposed Tracts W,X, Y and Z as Native Growth Protection Areas. 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. When the residential units are built, electricity and natural gas will be provided for power and heat sources. Page 13 • L 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: The proposed residences will comply with applicable energy conservation requirements. 7. Environmental Health a. Are there any environmental health hazards, including exposure to toxic chemicals, risk of fire and explosion, spill, or hazardous waste, that could occur as a result of this proposal? If so, describe. No. 1) Describe special emergency services that might be required. None. 2) Proposed measures to reduce or control environmental health hazards,if any: None. b. Noise 1) What types of noise exist in the area which may affect your project (for example: traffic, equipment operation, other)? None. 2) What types and levels of noise would be created by or associated with the project on a short-term or a long-term basis (for example: traffic, construction, operation, other)? Indicate what hours noise would come from the site. During site construction, the noise of trucks and heavy equipment will create noise. Construction-related noise will also be created by home construction activities on the site. Because these activities will be short term, the associated noise will be short term. Note that for "[c]ommercial, multi family, new single-family and other non- residential construction" (emphasis added), RMC 4-4-030C.3 provides that "[cJonstruction activities which require construction or building permits and which are conducted in residential areas or within three hundred feet (300) of residential areas shall be restricted. . . to the hours between seven o'clock(7:00) a.m. and eight o'clock (8:00)p.m., Monday through Friday[, wJork on Saturdays shall be restricted Page 14 to the hours between nine o'clock (9:00) a.m. and eight o'clock (8:00)p.m. [and nko work shall be permitted on Sundays. The completed residences will generate little noise (primarily that of the neighborhood's families driving to and from home and children playing outdoors). Because of the site's roughly bowl-shaped topography (the site's perimeter slopes provide substantial noise barriers), noise generated on the site is not expected to have any substantial offsite effects. 3) Proposed measures to reduce or control noise impacts,if any: Limit construction activities in accordance with the City of Renton's Permitted Work Hours. 8. Land and Shoreline Use a. What is the current use of the site and adjacent properties? The site is currently vacant, having been recently graded for the previously-approved (and no longer proposed) Cedar Crest Manufactured Home Project. The current uses of the adjacent properties are as follows: Northwest — Cemetery; North (across NE3rd/4`I Street) — a cleared area possibly under development or temporarily being used for vehicle parking; Northeast - a King County Transfer station and maintenance shops; West - La Colina (single-family residential subdivision); and South — a parcel of vacant land varying in depth from 60 feet to about 590 feet (with existing, older single-family homes to the south of the easterly portion of that parcel). 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? All but 20 acres of the northerly 89.6-acre portion of the site that is designated _"Residential Options" (RO) on the City's Comprehensive Plan Land Use Map is currently zoned "Residential-10 DU/AC" (R-10). The 20-acre portion of the northerly Page 15 • ( -- _ Ii1 • 89.6 acres is currently zoned "Residential-14 DU/AC" (R-14). The City is currently processing a rezone application to downzone that 20-acre portion of the site from R-14 to R-10, which is anticipated to be completed during September, 2000. The approximately 17.9-acre balance of the site(the south end) is zoned "Resource Conservation" (RC). f. What is the current comprehensive plan designation of the site? The City of Renton's Comprehensive Plan Land Use Map designates approximately the northerly 89.6 acres of the site "Residential Options" (RO) and the approximately 17.9- acre balance of the site "Rural Residential"(RR). g. If applicable,what is the current shoreline master program designation of the site? Not applicable. h. Has any part of the site been classified as an "environmentally sensitive" area? If so,specify. The City's Aquifer Protection Area map depicts the subject property as lying partially in Aquifer Protection Zone 1 and partially in Aquifer Protection Zone 2. Most of the RC-zoned southerly portion of the subject property meets the definition of a "Protected Slope" (i.e., a slope 40% or greater with a minimum vertical rise of 15 feet pursuant to RMC 4-44-190, Definitions S, which is part of the City's critical area regulations). Fringes of the balance of the property and small parts of the balance's interior are also "Protected Slopes". In addition, portions of the subject property lie within (a) a "High Landslide Hazard Area" and a`Moderate Landslide Hazard Area" (see Figure 3 to the Geotechnical Report), and (b) a "High Erosion Hazard Area" (see Figure 4 to the Geotechnical Report). i. Approximately how many people would reside or work in the completed project? Based upon 436 single-family homes and assuming an average of 2.5 persons per home, the estimated total number of persons that would reside on the proposed R-10 portion of the site would be 1,090. j. Approximately how many people would the completed project displace? None. k. Proposed measures to avoid or reduce displacement impacts, if any: Not applicable. Page 16 I. Proposed measures to ensure the proposal is compatible with existing and projected land uses and plans, if any: Consummation of the proposed amendment to the existing Development Agreement • between the City and the Applicant. 9. Housing a. Approximately how many units would be provided, if any? Indicate whether high, middle, or low-income housing. 436 single-family residential units would be constructed. The units are anticipated to be a mix of high and middle-income housing. 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: Not applicable. 10. Aesthetics a. What is the tallest height of any proposed structure(s), not including antennas; what is the principal exterior building material(s) proposed? The tallest height of any proposed structure is anticipated to be 35 feet. b. What views in the immediate vicinity would be altered or obstructed? The view of the mined-out gravel pit would be enhanced by development of the site. c. Proposed measures to reduce or control aesthetic impacts,if any: No aesthetic impacts are anticipated. 11. Light and Glare a. What type of light or glare will the proposal produce? What time of day would it mainly occur. Light or glare may result from illuminating interior access roads throughout the site and from standard lighting systems associated with the proposed residential units, as well as reflection off of windows of the units. The most light or glare from the site will likely occur after daylight hours. Page 17 b. Could light or glare from the finished project be a safety hazard or interfere with views? It is unlikely that significant light/glare issues will result from this development. It is anticipated that all lighting systems will be able to comply with City specifications. 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: Not applicable. • 12. Recreation a. What designated and informal recreational opportunities are in the immediate vicinity? Liberty Park, Cedar River Park, Windsor Hill Park and the Maplewood golf course are all are located within 1 mile of the project. 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 recreational opportunities to be provided by the project or applicant, if any? Several onsite recreation areas and open spaces are contemplated. City of Renton park impact fees would also be paid. 13. Historic and Cultural Preservation a. Are there any places or objects listed on, or proposed for, national, state, or local preservation registers known to be on or next to the site? If so, generally describe. None known. b. Generally describe any landmarks or evidence of historic, archaeological, scientific, or cultural importance known to be on or next to the site. None known. c. Proposed measures to reduce or control impacts, if any: Page 18 • Not applicable. • 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. Primary access to the site would be provided by the recently-constructed southward extension of Edmonds Avenue NE from NE 3rd/NE 4`h Street. " A major connection to Edmonds from the proposed R-10 portion of the site is anticipated approximately 400 feet south of NE 3rd/NE 4th Street. About 2000 feet further south, another roadway connection (this one to the La Colina subdivision, which is also served by Edmonds Avenue)from the proposed R-10 portion of the site is anticipated at the recently-constructed stub street along La Colina's east boundary (i.e., SE 3'd Street). A traffic signal has recently been installed at the intersection of NE 3'd/NE 4th Street and Edmonds Avenue NE in anticipation of the development of the subject property. b. Is the site currently served by public transit? If not, what is the approximate distance to the nearest transit stop? Yes, there is public transit service on NE 3'd/NE 4`h Street. The nearest bus stop is about 100 feet from the intersection of NE 3'd/NE 4`h Street and Edmonds Avenue NE. c. How many parking spaces would the completed project have? How many would the project eliminate? It is anticipated that each of the 436 homes will have room for parking two cars outside of the garage in a driveway. Curbside parking will also be available along most of the project's public streets. No parking spaces would be eliminated as part of this application. 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). The project•will require construction of internal public streets and private alleys as depicted on the Preliminary Plat. The proposed roadway cross-sections are depicted on the `Preliminary Grading and Tree Cutting/Land Clearing Plan and Road Sections"prepared by Triad Associates dated September 1, 2000, which is Sheet 3 of 4 of the preliminary plat drawing set. In sum, that Sheet illustrates the proposed main entry road off of Edmonds Avenue (starting with a short median strip) within a 58'-wide public right-of-way followed by approximately 1,000' of parkway with a 50'-wide right-of-way. The balance of the project's roads will be residential access streets (with a 42'-wide public right-of-way) and 20'-wide private Page 19 alleys. As mentioned above, there will be an approximately 400'-long public steetconnecting with La Colina near the site's southwest corner. 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 completed project? If known,indicate when peak volumes would occur. Page 9 of the Traffic Impact Analysis report indicates that, at full build-out of the project, the project would generate (a) 4,172 average daily trips, (b) 327 trips during the AM peak hour and. (c) 440 during the PM peak hour. In addition, please see the Traffic Impact Analysis report for additional information concerning traffic levels of service at nearby intersections and the project's anticipated impacts. g. Proposed measures to reduce or control transportation impacts,if any: City of Renton traffic impact fees would be paid in conjunction with development of the subject property. 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. Development of the site pursuant to approval of the request would result in an increased need for public services. This has already been contemplated in the Draft and Final Environmental Impact Statements for the City of Renton Comprehensive Plan's Land Use Element (circa 1992 and 1993). b. Proposed measures to reduce or control direct impacts on public services, if any. See the Draft and Final Environmental Impact Statements for the City of Renton Comprehensive Plan's Land Use Element(circa 1992 and 1993). 16. Utilities a. Underline utilities currently available at the site: electricity, natural gas, •water, refuse service, telephone, sanitary sewer, septic system, other(cable TV). All utilities are available to the site through a proper extension of services. Extension of services will be the developers'responsibility at the time of development. Page 20 r . i 1 • 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. Electricity will be provided by Puget Sound Energy Natural Gas will be provided by Puget Sound Energy Water Service will be provided by the City of Renton Sanitary Sewer will be provided by the City of Renton Telephone Service will be provided by US West Cable Service will be provided by AT&T Cable Services Only onsite extensions of these utilities are anticipated to be necessary to serve the proposed project. C. SIGNATURE The above answers are true and complete to the best of my knowledge. I understand that the lead agency is relying on them to make its decision. Signature: � Date Submitted: September 8,2000 o e B' , , riad Associates • Page 21 a {;' : - - 4» C2;\, Plat of Liberty Ri1.dge 1; ?I%edsf'isiiktloN:oa-- i „neDILesoeuaTee ..... 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"',• ::,�,,, \\ 1 /% slaxm...c,M�.v • ( I !' r.a. ,\• 'r'* /'!'j��l i( m,mm O \ \ 1 , • -., Liberty Ridge Residential Subdivision Revised -- ----- --- ___ Proposed Earth Earth Earth Earth Earth Proposed Lot per Quantities Quantities Quantities Quantities Quantities Number of Phase per Lot Line Area Area Area Area Area Proposed Preliminary - Adjustment Designation Cut Fill Cut- Fill Lots Plat (LLA) (see notes) (sf) (cy) (cy) (cy) 1 Al 3 887,547 10,938 85,909 (74,971) 121 2 H 4 246,624 4,721 14,170 (9,449) 40 _-_ 3 A2 5 275,146 9,168 16,700 (7,532) 41 _ 4 E 6 301,296 11,139 27,603 (16,464) 34 5 BW 1 113,812 47,350 2,705 44,645 78 5 _ BE 2 _ 305,495 965 42,946 (41,981) - 6 Fl 7 475,171 30,147 75,680 (45,533) 78 6 KC 9 51,342 18,462 1,735 16,727 0 7 F2 8 335,835 64,741 14,268 50,473 44 - G - - - - 0 _ Total 436 Total Areas 5, 6, 7, 8 & 9 = south of powerline 1,439,000 134,000 136,000 (2,000) (Acres) 33 -- -- --- _ Total Areas 1, 2, 3 &4 = north of powerline 1,553,000 64,000 146,000 (82,000) (Acres) 36 - -Import=> (84,000) Notes 1 Earth quantities from 4/400 (north) and 4/7/00 (south) results from Earthwork Services using preliminary grading plan 2 Earth quantities are raw volumes, have not been adjusted to reflect shrink/swell for compaction/expansion, and are volumetric areas only 3 Earth quantities are for mass grading across areas/lots/tracts and do not reflect quantities if these areas are graded separately 4 Earth Quantity Area 1 corresponds to the existing pile within LLA B (BW) 5 Earth Quantity Area 2 corresponds to other than existing pile within LLA B (BE) 6 Earth Quantity Area 7 corresponds to LLA Fl 7 Earth Quantity Area 8 corresponds to LLA F2 - 8 Earth Quantity Area 9 corresponds to offsite portion of King County Maintenance Shops site (KC) berm grading Grading Quantities (Triad 9/7/00) 9/7/00 00-022 Page 1 DEVELOPMENT PLANNING CITY OF RENTON HALINEN LAW OFFICES, P.S. SEP 1 1 1000 • A Professional Service Corporation R CF1VED David L Halinen,'P.E. Bellevue Place/Bank of America Bldg. (425)454-8272 davidhalinen@halinenlaw.com 10500 NE 8th,Suite 1900 Fax(425)646-3467 Bellevue,Washington 98004 September 11, 2000 HAND-DELIVERED City of Renton Department of Planning/Building/Public Works Development Services Division 1055 S. Grady Way, Sixth Floor Renton, Washington 98055 Attn: Neil Watts, P.E., Plan Review Supervisor Re: Liberty Ridge Residential Subdivision Liberty Ridge,LLC's Request for"Exception through Modification"under RMC 4-3- 050J.5.b.2 for Grading Modifications to Various Portions of the Site's "Protected Slopes" That Resulted from Previous Mining on the Site Dear Mr. Watts: On behalf of my client Liberty Ridge, LLC, a Washington limited liability company, I submitted to the City today an application for approval of the 436-lot Liberty Ridge residential subdivision on a 107.5-acre site located at the southeast corner of the intersection of Edmonds Avenue NE and NE 3rd/4th in Renton. Submitted as part of that application are copies of a Geotechnical Report Special Study--Proposed`Liberty Ridge"Residential Subdivision Development dated September 7, 2000 prepared by GeoEngineers Inc. and a Supplement No. 1 Geotechnical Report thereto dated September 8, 2000 prepared by GeoEngineers. The Supplement No. I Geotechnical Report(in conjunction with the Geotechnical Report Special Study)demonstrates that the proposed reconfiguration of certain of the site's Protected Slopes meets the criteria for "Exception through Modification" under RMC 4-3-050J.5.b.2. In light of that demonstration and on behalf of Liberty Ridge L.L.C., I hereby request approval of an Exception through Modification, pursuant to RMC 4-3-050J.5.b.2 and in accordance with the Modification Criteria provided in RMC 4-9-250D, of the proposed reconfigurations of portions of the site's Protected Slopes that are described in the Supplement No. 1 Geotechnical Report and that are depicted on Sheet 3 of 4 (entitled"Preliminary Grading and Tree Cutting/Land Clearing Plan and Road Sections") of the set of Preliminary Plat plans that have been submitted as part of the subdivision application. City of Renton Department of Building/Planning/Public Works Development Services Division Attn: Neil Watts, P.E., Plan Review Supervisor September 11, 2000 Page 2 Thank you very much for your anticipated review of the subject request Should you have any questions or need any additional materials or information in support of these requests, please phone me or e-mail me immediately. My e-mail address is davidhalinen(ajhalinenlaw.corn. Sincerely, HALINEN LAW OFFICES, P.S. David L. H.linen cc: Liberty Ridge, LLC Attn: Donald J. Merlino, Manager La Pianta LLC Attn: Mark Segale Don Hill, P.E., Triad Associates Jon Koloski, GeoEngineers Inc. D:\CR2418\002\Geotechnical\Modifications\Watts-LT2.F 1.wpd wcrv41e10mee saavem�.emWm,.Ln.vi.wa HALINEN LAW OFFICES, P.S. A Professional Service Corporation David L Halinen,P.E. Bellevue Place/Bank of America Bldg. (425)454-8272 davidhalinen@lsalinenlaw.com 10500 NE 81°,Suite 1900 Fax(425)646-3467 Bellevue,Washington 98004 a•rvo•a RECEIVED SEP 11 2000 BUILDING DIVISION September 11, 2000 HAND-DELIVERED City of Renton Department of Planning/Building/Public Works 1055 S. Grady Way, Sixth Floor Renton, Washington 98055 Attn: Laureen Nicolay, Development Services Division RE: Liberty Ridge Residential Subdivision Application Submittal of Application Materials Dear Laureen: On behalf of my client, applicant Liberty Ridge L.L.C., I herewith submit the following application materials for the proposed 436-lot Liberty Ridge residential subdivision application: (1) Affidavit of Installation of Public Information Sign and Flyer Box: Original plus one (1) copy; (2) Land Use Permit Master Application: Original plus eleven (11) copies; Site Map: Five (5) copies of the proposed drawings; (3) Environmental Checklist: Twelve (12) copies; (4) Plat Certificate (aka Subdivision Guarantee) and Recorded Documents Referenced Therein: Three(3)copies of a Subdivision Guarantee dated effective August 7, 2000 plus five (5) copies of the recorded documents referenced therein; (5) Mailing Labels: Two (2) sets of self-adhesive mailing labels; (6) List of Surrounding Property Owners: Two (2)copies of a signed and notarized City of Renton Development Services "List of Surrounding Property Owners" form; City of Renton Department of Planning/Building/Public Works Attn: Laureen Nicolay, Development Services Division September 11, 2000 Page 2 (7) Legal Documents: Four (4) copies of the "Declaration of Protective Covenants, Conditions, Easements & Restrictions of Liberty Ridge (formerly known as La Colina)", which was recorded under King County Recording No. 20000202001302 and which (in Article Two thereof) provides to the Declarants therein and their respective successors or.assigns (which will include applicant Liberty Ridge L.L.C.) "the right to (a) from time-to-time subject additional real property [including the Liberty Ridge subdivision property] owned by them to the terms and provisions of th[e]Declaration and(b)grant to the Owners of Lots located on such property, after it is subjected to th[e]Declaration, all of the rights and benefits to which members of the Association are entitled"; (8) Fees: Application fee check from Liberty Ridge L.L.C. in the amount of$3,000.00 payable to the order of the City of Renton plus a check from Halinen Law Offices, P.S. for postage (in an amount to be determined at the application submittal conference); (9) Preapplication Meeting Summary: Five (5) copies; (10) Project Narrative: Eleven (11) copies; (11) Construction Mitigation Description: Five (5) copies; (12) Neighborhood Detail Map: Twelve (12) copies; (13) Preliminary Plat Plan: Twelve (12) copies of a four-sheet set of plans; (14) Overall Plat Plan: Not applicable; (15) Topography Map: Topographic information is included on the four-sheet set of Preliminary Plat plans provided under item 13, above; (16) Grading Elevations: Included as part of Sheet 3 of 4 (entitled "Preliminary Grading and Tree Cutting/Land Clearing Plan and Road Sections") of the set of Preliminary Plat plans provided under item 13, above); (17) Generalized Utilities Plan: See Sheet 4 of 4 (entitled "Conceptual Utility and Drainage Plan) of the set of Preliminary Plat plans provided under item 13, above); (18) Drainage Control Plan: Included as part of Sheet 4 of 4 (entitled"Conceptual Utility and Drainage Plan)ofthe set of Preliminary Plat plans provided under item 13,above) City of Renton Department of Planning/Building/Public Works Attn: Laureen Nicolay, Development Services Division September 11, 2000 Page 3 and the Preliminary Storm Drainage report prepared by Triad Associates dated September 1, 2000 provided under item 19, below, for the required information; (19) Drainage Report: Four(4) copies of a Preliminary Storm Drainage report prepared by Triad Associates dated September 1, 2000; (20) Detailed Grading Plan:Included as part of Sheet 3 of 4(entitled"Preliminary Grading and Tree Cutting/Land Clearing Plan and Road Sections") of the set of Preliminary Plat plans provided under item 13, above); (21) Geotechnical Reports: Five (5) copies of(a) Geotechnical Report Special Study-- Proposed "Liberty Ridge"Residential Subdivision Development dated September 7, 2000 prepared by GeoEngineers, (b) Supplement No. 1 thereto dated September 8, 2000 prepared by GeoEngineers, and (c) Geotechnical Summary of Drainage System Construction Monitoring dated July 11, 2000 prepared by GeoEngineers; (22) Wetlands Delineation Map and Wetlands Classification Study: Waived by Laureen Nicolay on August 11, 2000 (see accompanying Waiver of Submittal Requirements form); (23) Tree Cutting/Land Clearing Plan: Included as part of Sheet 3 of 4 (entitled "Preliminary Grading and Tree Cutting/Land Clearing Plan and Road Sections") of the set of Preliminary Plat plans provided under item 13, above); (24) Traffic Study: Five (5) copies of Traffic Impact Analysis dated September 6, 2000 prepared by David 1. Hamlin and Associates; (25) Plan Reductions: One (1) set of 8-1/2" x 11" PMT reductions of the four-sheet set of Preliminary Plat plans and the Neighborhood Detail Map; and (26) Colored Display Maps: One(1)set of colored copies of(a)the main Preliminary Plat plan (Sheet 1 of 4 of the four-sheet set of Preliminary Plat plans) and (b) the Neighborhood Detail Map. In addition, I herewith enclose an original and four (4) copies of a separate letter I am submitting to the Development Services Division(Attn:Neil Watts,P.E.,Plan Review Supervisor)on behalf of the applicant requesting Modifications to reconfigure a number of Protected Slopes that resulted from previous mining on the subject property. Please route the application for processing as soon as possible. Should you have any . City of Renton Department of Planning/Building/Public Works Attn: Laureen Nicolay, Development Services Division September 11, 2000' Page 4 questions or comments concerning this submittal, please contact me (at 425-454-8272) and let me know immediately. You may also e-mail me. My e-mail address is davidhalinen@halinenlaw.com. Thank you your anticipated cooperation. Sincerely, HALINEN LAW OFFICES, P.S. David L. Ha inen Enclosures cc: Liberty Ridge L.L.C. Attn: Donald J. Merlino, Manager(with copies of enclosures except item 26) La Pianta LLC Attn: Mark Segale (with copies of enclosures except item 26) Ellen Dial, Esq., Perkins Coie (without copies of enclosures) Don Hill, P.E., Triad Associates (without copies of enclosures) , . DEVELOPMENT SERVICES DIVISION . . WAIVER OF SUBMITTAL REQUIREMENTS FOR LAND USE ‘ . 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Rehabilitation Plan 4 This requirement may be waived by: • , f 1. Property Services Sectioni f PROJECT NAME: (Rff/ _ j;lidge 2. Public Works Plan Review Section - -a9 3. Building Section DATE: 4. Development Planning Section . .. . . DEVEcLay0PM0EFNTREPNTLAolVING , . SEP 1 1 2000 RECEIVED ,, hAdIviRion.sViavelAD.serNdev.olan.Inghvaiver.xls • DEVELOPMENT SERVICES DIVISION ' WAIVER OF SUBMITTAL REQUIREMENTS FOR LAND USE • • APPLICATIONS <x. fr B� Eby .0 �lE. T A }1M >1VI C iu[t�n T :tip :i4h;<. :<.•;::, . E•�At1 " r`~ Screening Detail 4 . S re '.NUJ +Y'l: Title Report or Plat Certificate 4 • — T a� iou` h' n. rs: Traffic Study 2 • T' .r' • !�� p Y r .e ..tio I' P ri:: j,,, ::�<�tui' }a n�:C ea'�ri`' a v F ., yykk�� Urban Center Design Overlay District Report 4 1J ail �;G�e't, a` rSe �•e fe5�� •.0 ��..p .I•Wetlands Delineation Map 4 • a ds ant n.e 3h;y11 rt 9 • • Wetlands Study 4 %% • � � �' Y. I WI es re s: li A e n 9.u c• to m r e e a. t 1dFi: l f EXl tin I es vent a t e rn'"ree t. ft` .. 9. N 1 d tl n I10 o �o.'s1Vra tesC s.�s. n I, t. Ar :::lliJD' ::Y.: ::i•at ,•,;.}1;;,.:ice. s♦ .•P m h o r ab'ns':.d is W o • This'requirement may be waived by: 1. Property Services Section • PROJECT NAME: y 2. Public Works Plan Review Section 3. Building Section DATE: 6-!('-0 0 4. Development Planning Section • • • • • • h:\division.sldevelop.ser dev.plan•inglwalver.Xls • • • CIEVELOPM SERVICES. • CITY Of nLNTON DEC 3 0.1999 It' MEMORANDUM MCE1vED • DATE: /, Y9q • TO: Construction Services, Fire Prevention, Plan, Review, Project Planner FROM: Jana Hanson, Development Services Division Director SUBJECT: New Preliminary Application: C2r3p,-2 C.Ro (11A., Metzt Nos • LOCATION: Vi4 -roi-a.&4ec 04 oP 04 SI- orroNs PREAPP NO. 17 _ A meetin with the applicant has been scheduled for _ 1 L DOA , Thursday, i/1-7 00 , in one of the 6m floor confefence rooms (new City Hall). I this meeting is scheduled at 10:00 AM, the-MEETING MUST BE CONCLUDED PRIOR TO 11:00 AM to allow time to prepare for the 11:00 AM meeting. Please review the attached project plans prior to the scheduled meeting with the applicant. You will not need to do a thorough "permit level" review at this time. Note only major issues that must be resolved prior to formal land use and/or building permit. application submittal. • Please submit your written comments to t e4-ee le ) at least two (2) days before the meeting. Thank you. /VO DEVELOPMENT PL / �/ . CITY OF RENTONANNING SEP 1 1.2000 • RECE1Vai • Prennnl Of + + CITY OF RENTON FIRE PREVENTION BUREAU MEMORANDUM DATE: January 3, 2000 TO: Peter Rosen, Planner FROM: Jim Gray, Assistant Fire Marshal SUBJECT: Cedar Crest Subdivision, NE 4th Edmonds AV. NE Fire Department Comments: 1. A fire hydrant with 1000 GPM fire flow is required within 300 feet of all new single-family structures. If the building square footage exceeds 3600 square feet in area, the minimum fire flow increases to 1500 GPM and requires two hydrants within 300 feet of the structure. 2. A fire mitigation fee of$488.00 is required for all new single-family structures. 3. The cul-de-sac at the East end of the development shall be an unobstructed 90-foot diameter driving surface. Planters shall not be installed within cul-de-sac driving surface. 4. The roadway inter-tie between La Colina and this subdivision, at the Southeast corner of the subdivision, shall be constructed to Public Street Standards. 5. The main access toaaway shall have a minimum 20-foot wide roadway on each side of the divider. All interior roadways shall meet the Fire Department turning radius of 25 foot inside and 45 foot outside radius. 6. All addresses shall be visible from a public street. Please feel free to contact me if you have any questions. City of Renton InterOffice Memo To: Peter Rosen " From: Kayren K. Kittrick Y) Date: January 12, 2000 Subject: Cedar Crest Single Family Plat PreApplication Review NOTE ON PRELIMINARY REVIEW COMMENTS CONTAINED IN THIS REPORT: The following comments on development and permitting issues are based on the pre-application submittals made to the City of Renton by the applicant. The applicant is cautioned that information contained in this summary may be subject to modification and/or concurrence by official decision makers (e.g. Hearing Examiner, Boards_of Adjustment, Board of Public Works and City Council). Review comments may also need to be revised based on site planning and other design changes required by the City or made by the applicant. WATER 1. There is an existing 12-inch diameter water line in Edmonds Avenue. 2. There are no fire hydrants in the vicinity that may be counted towards the fire protection of this project, but any existing hydrants are subject to verification for being within 300 feet'of the nearest corner of the building. 3. The proposed project is located in both the 435 and 565 water pressure zones so design and construction of pressure reducing vaults may be'necessary. 4. The proposed project is also located in Aquifer Protection Zones 1 and 2. The drainage was designed to be accommodated by the infiltration ponds in existence on the site. The drainage pipe system currently crossing the site for the Mt. Olivet pond must be protected. 5. The Water System Development Charge (SDC) will be triggered at a rate of$850 per single family residence. SANITARY SEWER 1. The East Renton Interceptor crosses this property in an easement as designated by the centerline shown on the map. At the time of installation, manhole adjustment sections were provided for the eventual final fill for the site. 401 connections are credited against the SAD fees for this site in payment for the easement for the sewer line. The easement apparently crosses three lots,which is unacceptable. 2. The Sanitary Sewer SDC is triggered and will be assessed at a rate of$585 per single family home site. SURFACE WATER - 1. A limited level one drainage study is required. Retention/detention calculations are required for this project to verify the existing ponds are sufficient to serve the proposed development. Water quality treatment sized for the new impervious surfaces subject to vehicular access is required. • Crest Single Family g Plat • PreApplication Review 01/12/00 Page 2 2. The Surface Water SDC is assessed at a single-family rate of$385. However as the entire site is served by infiltration ponds,no fee is triggered. 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. ($75 x 9.55 x 432 =$309,420) 2. Full street improvements including, but not limited to paving, sidewalks, curb &gutter, street signs and street lights are required. Staff may recommend additional sidewalk behind the park areas fronting landlocked lots. 3. All wire utilities shall be installed underground per the City of Renton Undergrounding Ordinance. If three or more poles are required to be moved by the development design, all existing overhead utilities shall be placed underground. 4. A traffic study is required. Intersections of interest are Edmonds/3rd, 3rd/Sunset, and Edmonds/Sunset. The Transportation Division may require additional information. PLAN REVIEW 1. All plans shall conform to the Renton Drafting Standards. Attached for general information are a fee reference sheet and maps of the general area. 2. A construction permit is required.When plans are complete three copies of the drawings,two copies of the drainage report, a construction estimate and application fee shall be submitted at the sixth floor counter. A fee worksheet is attached for your use, but prior to preparing a check it is recommended to call 425-430-7266 for a fee estimate as generated by the permit system. CC: Neil Watts .--- • • - 4 . , , . ---' E5 • ..9 T23N R5E W 1/2 . . .1. r.... g., .--- -- . .›..-\ y ( I jFerj'ndlliL..)-V (....'NE-4-t."-h .ct ---'...1.._-- .._......; .......,•CP,....c? ;.•• , 'E -.........st 1 ........_I 1 I ! 7.-1 ..7.--I i _ ----\,..,..„..... I I. 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I \ \ \ • • . \ • IP.• • . \ •1 • .,‘,, , . ..., ........,,..,...•,.. ..... .. „....,,.... . , \ \ . • .. .. ._.... . . .. .... ... . ... ......... ,,\\•\_\..\;,;I1 s\t;•,i.., Ii•!I 2C.-N--- I !,. • _._/ 28ca0i68 i i 43 5 e, • 35 - 2V51.7 2 4 2813 . • . ! • , , 2131 . . ' ' ! •. . . . •• , , 8" . i.. ,, • . • f . Z ........_ . . . • 33 , c r4,,,,, 5 _ ........ ... . . ...._... NM it3315 40"% 8%w :3 3 5 •. II, v...." .,w Eml lail I 1. 3357 •. I, . - .• .C2444• , • • .• i 3358 ,4•1441;44, : ' 1.1 kc)=4•443.39 ,! .•44 360 136 339 , ...4.-3415 !. .• 3431 • •. , 342 . I- ..- • • •..1 . • , 7- ' • . .. . . .i• . ' . '"• - ....... i. -• .,_ -. . i t CITY OF RENTON Planning / Building /Public Works MEMORANDUM DATE: January 13, 2000 TO: Pre-Application File FROM: Peter Rosen, Senior Planner SUBJECT: Cedar Crest Preliminary Plat--Pre-App File#99-121 We have completed a review of the pre-application for the proposed Cedar Crest Preliminary Plat. Listed below and attached on several sheets are our preliminary findings. Every attempt is made to ensure that these comments are complete, however, a more thorough examination of the project at the time of application submittal may reveal additional issues that may alter these comments or require additional comments. Proposal.The proposal is for a subdivision to create 432 lots for single family residences. The site is presently zoned R-10 and R-14. The proponents have applied for a Comprehensive Plan Amendment and concurrent rezone to R-10 for the entire site. A development agreement between the City and the property owner was recorded for the subject property when the current zoning was adopted in 1999. The proponent has requested an amendment to this agreement as part of the Comprehensive Plan Amendment.. Zoning. For purposes of this pre-application, staff will assume R-10 zoning on the entire site. Purpose - The intent of the R-10 zone is to 1) create new residential neighborhoods on larger parcels of land in a "traditional neighborhood" development style and 2) create high quality infill development that increases density while maintaining the singe family character of the existing neighborhood. Permitted Uses -The R-10 zone allows for detached single family dwellings, semi-attached dwellings and multi-family units. Multi-family units are allowed to comprise a maximum of 50% of the permitted number of units. From the project narrative and site plan, it appears the applicant intends to develop the site exclusively with single family residences. Density - The R-10 zone allows a net density of a minimum of 7 units per acre and a maximum of 10 dwelling units per acre. The maximum density may be increased to 13 units per acre if all units are detached. Net density is calculated by subtracting environmentally sensitive areas and public rights-of- way/streets from the gross site area. Environmentally sensitive areas include wetlands and slopes greater than 40%. Staff has calculated a net density of 7.92 dwelling units per acre for an earlier plan submittal. Lot Area and Lot Dimensions - The code allows for development on platted or unplatted property. If the property is to remain unplatted it must be shadow platted. The shadow plat must demonstrate that the proposal would be developed to equivalent standards for lot area, lot dimensions and building setbacks as if it was a subdivision or platted development. The shadow plat must also provide access and infrastructure equivalent to requirements established in the Subdivision Regulations. The minimum lot area for detached and semi-attached units is 3,000 square feet. Attached townhouse units require a minimum lot area of 2,000 square feet. For detached dwellings, the minimum lot width for interior lots is 30 feet and 40 feet for corner lots. There is a minimum lot depth of 55 feet. For townhouses,the minimum lot width is 20 feet and lot depth 55 feet. Setbacks — Along streets created after September 1, 1995, the code requires a minimum front yard setback of 10 feet for the primary structure and a minimum setback of 20 feet for attached garages which are accessed from the front yard street(s). The minimum rear yard setback is 15 feet. Detached and attached dwellings require a 5-foot side yard setback. If there is an attached garage with alley access, the minimum setback is 3 feet to the rear property line provided there is a minimum back-out room of 24 feet(counting improved alley surface). Building Height-Maximum building height is 2 stories and 30 feet. Building Coverage—For detached and semi-attached units, the maximum building coverage is 70%of the total lot area and maximum impervious surface is 75%. For townhouses, the maximum building coverage is 50% of the total lot area. Landscaping—All setback areas shall be landscaped excluding driveways and walkways. Parking-The Parking Code requires 2 parking spaces per single-family, detached dwelling unit. Street/Circulation System - The intent of the R-10 zone and policies of the Residential Options Comprehensive Plan designation is for development to take the form of a traditional neighborhood. The site plan should be organized by yards and streets, with the structures/units oriented to the street and uniform front yard setbacks to create a neighborhood environment. This is one of the purposes of requiring a shadow plat when an applicant opts to not subdivide. Permit Requirements. The proposal would require SEPA environmental review and either site plan review or preliminary and final plat approval. Site plan review would not be required if the development includes only detached or semi-attached dwelling units and the applicant applies for subdivision of the property. SEPA Environmental Checklist - An environmental checklist must be submitted with the application materials. It is the applicant's responsibility to accurately disclose environmental information on a site, i.e. the presence of wetlands, steep slopes, etc. The Environmental Review Committee (ERC)will review the proposal, potentially require mitigating measures, and issue a threshold determination. Typical issues addressed include earth/erosion impacts, stormwater, traffic, and impacts on City services and facilities. For residential projects, the most common SEPA mitigation measures are for fire, traffic and parks mitigation fees. Subdivisions - Preliminary plats are reviewed in a public hearing before the Hearing Examiner. Final approval is determined by the City Council. Environmental review and the preliminary plat process take approximately 12 to 16 weeks. Improvements such as the installation of curbs, gutters, sidewalks, sanitary and storm sewers, water mains, street lights, etc. need to be constructed (or deferred with approval of the Board of Public Works) prior to recording the final plat and creation of building lots. A separate construction permit is required for such improvements with associated engineered plans prepared according to the City Drafting Standards and associated fees. After inspection and approval of improvements, the applicant may submit a final plat for recording with the King County Department of Records and Elections. Public Notification Sign. The applicant is responsible for erecting a 4' X 8' plywood face notice board,to be provided and installed by the applicant and approved by the Department. The applicant shall place the notice board in one conspicuous, clearly visible place on or adjacent to the property subject to the application at least 14 days prior to the date of the decision. CC: Jennifer Henning CI TY OF RENTON ECONOMIC DEVELOPMENT, NEIGHBORHOODS, AND STRATEGIC PLANNING MEMORANDUM DATE: January 10,2000 TO: Peter Rosen FROM: Rebecca Lind STAFF CONTACT: Owen Dennison(425 430-6576) SUBJECT: Cedar Crest(The Merlinos)Preapplication(99-121) The site is currently designated Residential Options and Residential Planned Neighborhood in the Comprehensive Plan, and zoned R-10 and R-14. The proponents have submitted for an amendment to the Comprehensive Plan Land Use Map to change the Residential Planned Neighborhood portion to Residential Options. A rezone will be processed concurrently. A development agreement, attached, between the City and the property owner was recorded for the subject properties when the current zoning was adopted in 1999. The proponents have requested an amendment to this agreement as part of the Comprehensive Plan amendment. The proposal is generally consistent with the policy direction for the Residential Options designation. The attached density worksheet was calculated according to a previous Conceptual Site Plan submittal. The earlier submittal appears to differ from the current proposal only in the configuration of one street. Therefore, the density calculation should serve as a reasonable approximation of the current proposal. Policy LU-43 states, "Central place public amenities should function as a focal point within the development and should include features such as a public square, open space, park, civic or commercial uses. The central place should include passive amenities such as benches and fountains and be unified by a design motif or common theme." The proposal includes small parks interspersed throughout the site. Proponents are encouraged to develop these.as public gathering spaces, rather than merely visual relief from the residential structures,to achieve the intent of Policy LU-43. Att. cc: Sue Carlson • \\TS SERVER\SYS2:\COMMON\-li:\EconomicDevelopment\STRATPLN\PLANNING\PREAPP\RO\CdrCrest.doc\od ' 1 • Proposed Cedar Crest- Entire Site R-10 1/10/2000 • City of Renton Density Worksheet for Development in the R-10 Zone According to Renton's City Code,the standards for new development in the R-10 Zone require that residential densities fall within a range of 7 to 10 dwelling units per net acre acre. If a development is composed entirely of detached single family units,maximum density is increased to 13 units per net acre. (RMC 4-2-110F) 1) Total parcel size minus street r-o-ws and sensitive areas: 2377435.00 square feet 2) Net Acreage(line 1 divided by 43560): 54.58 acres dwelling units, net density 3) Maximum and minimum allowed dwelling units Max. (10) 545 9.99 and respective net densities: Min. 383 7.02 4) 2377435.00 sq ft and 432 dwelling units result in a density o: 7.92 d.u./acre._ Deductions from gross area: 670,700 sq ft for proposed street right-of-way 564,354 sq ft for areas within 40% slopes 484,329 sq ft for trans. line easement subject to Greenbelt Reg. 1,719,383 sq ft total deductions gross area. H:\DIVISION.S\DEVELOP.SER\DEV&PLAN.ING\DENCALC.XLS =v-' DEVELOPMENT PLANNING - • - CITY OF RENTON SEP 1 1 2000 DECLARATION OF PROTECTIVE COVENANTS, CONDITIONS, RECEIVED EASEMENTS &RESTRICTIONS OF LIBERTY RIDGE (formerly known as La Colina) The undersigned (the "Declarants") are the owners in fee simple of the following real property (the"Real Property",which property is herein called"Liberty Ridge"): Lots 1 through 138 and Tracts A through P of La Colina, as per plat recorded in Volume of Plats, Pages through , Records of King County, Washington. Subject to easements, covenants, conditions, and restrictions of record. Situate in the City of Renton, County of King, State of Washington. The Declarants hereby covenant, agree and declare that all of the Real Property and Housing Units constructed on the Real Property are and will be held, sold and conveyed subject to this Declaration, which is made for the purpose of enhancing and protecting the value, desirability and attractiveness of the Real Property for the benefit of all of the Real Property and the owners thereof. The covenants, restrictions, reservations and conditions contained in this Declaration shall run with the land as easements and equitable servitudes, and shall be binding upon the Real Property and each.portion thereof and all persons owning, purchasing, leasing, subleasing or occupying any Lot on the Real Property, and upon their respective heirs, successors and assigns. This Declaration and its exhibits consists of. 25 pages, including the title pages, but not including the Auditor's Cover page preceding this page. LA PIANTA LIMITED PARTNERSHIP, GARY MERLINO CONSTRUCTION CO., INC.A Washington corporation By: Metro Land Development, Inc., Its General Partner By By M.A. Segale, P sident Donald J. no, President • DECLARATION OF COVENANTS, CONDITIONS, EASEMENTS AND RESTRICTIONS FOR LIBERTY RIDGE - 1 La Colina CCR's 1-27.2000(F.1) STATE OF WASHINGTON ) ss. • COUNTY OF KING ) I certify that I know or have satisfactory evidence that M. A. Segale is the person who appeared before me, and said person acknowledged that, he was authorized to execute the instrument and acknowledged it as the president of Metro Land Development, Inc., a Washington corporation, the managing general partner of the La Pianta Limited Partnership, to be the free and voluntary act of such party for the uses and purposes mentioned in this instrument vk A. Pyt irk .�`'•• .'�;�;.' °• ti /r DATED:r , January 2000 ;• 03 y �C t� .;r; ' U • w ; i :� ; PU8Li :`t f'" ti :�o % S�ic vd/dehl/ (Prin d ame) rt t� •....,,.•' '•�� ,. • Notary Public- MyAppoinment Expires: / D� �'it°F' ti1/As�` STATE OF WASHINGTON ) ss. COUNTY OF KING ) I certify that I know or have satisfactory evidence that Donald J. Merlino is the person who appeared before me, and said person acknowledged that he was authorized to execute the instrument and acknowledged it as a President of Gary Merlino Construction Co., Inc. to be the free and voluntary act of such party for the uses and purposes mentioned in this instrument. DATED: Z7 January 2000 AVVII14170 • %. - may a _ DA✓ l (D L . tij4L.1 N cAl (Printed Name) fir♦�4 ; _ % -PUBLIC., 0; .Notary Public-My Appointment Expires: 3 —1 o — O 3 � 1d3�.•� ,11'ii,Il111,',■■r rFF'1111` DECLARATION OF COVENANTS, CONDITIONS, EASEMENTS AND RESTRICTIONS FOR LIBERTY RIDGE-2 La Colina CCR's 1.27.2000(F.1) TABLE OF CONTENTS Page ARTICLE ONE Definitions— 5 ARTICLE TWO Phased Development—Additional Real Property 7 Section One: Adjacent Real Property 7 Section Two: Rights in Adjacent Real Property—Common Areas 7 Section Three: Method of Adding Adjacent Real Property 7 ARTICLE THREE Management of Common Areas and Enforcement of Declaration 8 Section One: Development Period - 8 Section Two: Purpose of Development Period 8 Section Three: Authority of Association After Development Period 8 Section Four: Delegation of Authority 8 ARTICLE FOUR Membership 8 ARTICLE FIVE Voting Rights— 9 ARTICLE SIX Property Rights in Common Areas 9 ARTICLE SEVEN Maintenance and Common Expenses 9 Section One: Standard of Maintenance-Common Areas ------------- 9 Section Two: Standard of Maintenance-Lots— 9 Section Three: Remedies for Failure to Maintain 9 Section Four: Common Expenses----------- 10 ARTICLE EIGHT Assessments------------------- 11 Section One: Types of Assessments-- 11 • Section Two: Determination of Amount 11 Section Three: Certificate of Payment 11 Section Four: Special Assessments 11 Section Five: Assessments-Adjacent Real Property 11 Section Six: Fines Treated as Special Assessments- 11 ARTICLE NINE Collection of Assessments----- 12 Section One: Lien-Personal Obligation - 12 Section Two: Delinquency 12 Section Three: Suspension of Voting Rights- 12 Section Four: Commencement of Assessments— 12 Section Five: Enforcement of Assessments 13 ARTICLE TEN Building, Use and Architectural Restrictions 13 Section One: Development Period 13 Section Two: Authority of ACC After Development 13 Section Three: Delegation of Authority of ACC - 13 Section Four. Appointment of ACC 13 Section Five: Approval by ACC Required— — 13 Section Six: Temporary Structures Prohibited 15 Section Seven: Nuisances----------------- 15 Section Eight: Limitation on Animals------ - 15 Section Nine: Limitation on Signs---- - 15 Section Ten: Completion of Construction Projects 15 Section Eleven: Unsightly Conditions---------- 16 Section Twelve: Antennas, Satellite Reception - 16 Section Thirteen: Setbacks 16 Section Fourteen: Roofs— 16 Section Fifteen: Fences,Walls 16 Section Sixteen: Residential Use Only: Home Businesses Limited 16 DECLARATION OF COVENANTS, CONDITIONS, EASEMENTS AND RESTRICTIONS FOR LIBERTY RIDGE- 3 La Colina CCR's 1-27-2000(F.1) Section Seventeen: Underground Utilities Required 17 Section Eighteen: Limitation on Storage of Vehicles—Temporary Permits for RVs 17 Section Nineteen: Enforcement 18 ARTICLE ELEVEN Easements 18 Section One: Easements on Exterior Lot Lines- 18 Section Two: Association's Easement of Access 18 Section Three: Easement for Developer, Builder and Declarants Across Common Areas 18 ARTICLE TWELVE Mortgage Protection 19 Section One: Mortgagees---- 19 Section Two: Liability Limited- 19 Section Three: Mortgagee's Rights During Foreclosure 19 Section Four Acquisition of Lot by Mortgagee 19 Section Five: Reallocation of Unpaid Assessment 19 Section Six: Subordination 19 Section Seven: Mortgagee's Rights 19 Section Eight: Limitation on Abandonment of Common Areas— 20 Section Nine: Notice— 20 ARTICLE THIRTEEN Management Contracts---- 20 ARTICLE FOURTEEN Insurance 20 Section One: Coverage— 20 Section Two: Replacement, Repair After Loss— 20 ARTICLE FIFTEEN Rules and Regulations-- 21 ARTICLE SIXTEEN Remedies and Waiver— -- 21 Section One: Remedies Not Limited--------- 21 Section Two: No Waiver 21 ARTICLE SEVENTEEN General Provisions-- 21 Section One: Singular and Plural 21 Section Two: Severability 22 Section Three: Duration - 22 Section Four: Attorney's Fees, Costs and Expenses- • 22 Section Five: Method of Notice 22 • Section Six: Enforcement of Declaration-- 22 Section Seven: Successors and Assigns--- 22 Section Eight: Exhibits----- - 22 ARTICLE EIGHTEEN Amendment and Revocation— 22 Section One: Exclusive Method— 22 Section Two: Amendment During the Development Period 22 Section Three: Voting 23 Section Four Effective Date 23 Section Five: Protection of Declarants, Developer and Builder 23 EXHIBITS Exhibit A: Initial Fence Detail and Color Scheme DECLARATION OF COVENANTS, CONDITIONS, EASEMENTS AND RESTRICTIONS FOR LIBERTY RIDGE-4 • La Colina CCR's 1-27-2000(F.1) DECLARATION OF PROTECTIVE COVENANTS, CONDITIONS, EASEMENTS & RESTRICTIONS FOR LIBERTY RIDGE ARTICLE ONE: Definitions For purposes of this Declaration, and of the Articles of Incorporation and Bylaws'of the Liberty Ridge Homeowners Association, certain words and phrases have particular meanings, which are as follows: 1. "ACC" shall mean the Architectural Control Committee, as described in Article Ten, Section Four. 2. "Adjacent Real Property"shall have the meaning set forth in Article Two, Section One of this Declaration. 3. "Articles"shall mean the Association's articles of incorporation and any amendments thereto. 4. "Association" shall mean the homeowner's association formed as a nonprofit corporation for the purpose of administering this Declaration. 5. "Board" or "Board of Directors" shall mean the Board of Directors of the Association. 6. "Builder" shall mean any person or entity that either of the Declarants designate as a Builder as a part of the sale of Lots located on the Properties. Each of the Declarants may. . designate more than one Builder. 7. "Bylaws" shall mean the Association's Bylaws and any amendments thereto. 8. "Common Areas" shall mean the property, both real and personal, in which the Association has been granted an ownership interest, easement, lease or other right of control, by written instrument or by delineation on the Plat (including without limitation Tracts A, B, C, D, E, F, H, I, J, L, M, N and P). The Common Areas shall also include (a) the retaining wall located on Lots 6, 7, 8 and 9 and on Tract N of the Plat, (b) the storm water drainage system located on Lots 38 and 39 and on Tract E of the Plat, and (c) the storm water detention and water quality vault, storm water pipes and related appurtenances located in an easement benefiting the Real Property, which easement is located outside the Real Property on Lot 139 of the Plat. (Lot 139 is not subject to the terms of this Declaration.) 9. "Declaration" shall mean this Declaration of Protective Covenants, Conditions, Easements and Restrictions, and any amendment(s) thereto. 10. "Developer" shall mean Gary Merlino Construction Co., Inc., or any persons or entity to which it assigns all or a portion of its rights as Developer. To the extent that a portion of the Developer's rights and responsibilities are assigned, the assignee may exercise the rights DECLARATION OF COVENANTS, CONDITIONS, EASEMENTS AND RESTRICTIONS FOR LIBERTY RIDGE - 5 La Colina CCR's 1.27.2000(F,1) and perform such of the responsibilities as are described in the assignment. 11. "Development Period" shall mean the period of time from the date of recording of this Declaration until 180 days after the date upon which 100% of the Lots have been improved with construction of a single family home and sold (or any shorter period, as determined by the Developer). If Adjacent Real Property is added to this Declaration prior to the end of the Development Period as specified in the immediately preceding sentence, then the Development Period shall be extended for all of the Properties from the date of recording of the final plat(s) of all of the Adjacent Real Property until 180 days after the date on which 100% of the Lots in the Properties (including the Adjacent Real Property made subject to this Declaration) have been improved with construction of a single family home and sold (or any shorter period, as determined by the Developer). A delegation of authority by the Developer or a Builder of any of the management duties described in this Declaration shall not terminate the Development Period. 12. "Housing Unit"shall mean the building occupying a Lot. 13. "Institutional First Mortgagee" or"Mortgagee" shall mean a bank or savings and loan association or established mortgage company, or other entity chartered under federal or state laws, any corporation or insurance company or state or federal agency which holds a first mortgage or deed of trust against a Lot or Housing Unit thereon. 14. "Lot" shall initially refer to one of the Lots specified as part of the Real Property described herein. At such time as Adjacent Real Property is subjected to the Declaration, "Lot" shall also include those lots shown on and included in the plat(s) of the Adjacent Real Property. 15. "Member" shall mean every person or entity that holds a membership in the Association. 16. "Mortgage" shall mean a mortgage or deed of trust encumbering a Lot or other portion of the Properties. 17. "Owner" shall mean the recorded owner of a Lot, whether one or more persons or entities, but excluding those having such interest merely as security. A real estate contract purchaser shall be deemed to be the Owner. 18. "Person" shall mean a natural person, a corporation, a partnership, a limited liability company, trustee or other legal entity. 19. "Plat" shall mean the plat of La Colina, now known as Liberty Ridge, described on page 1, above Exhibit A. The rights and responsibilities of the homeowners association described on the face of the Plat are hereby incorporated in this Declaration. 20. "Properties" shall mean the Real Property, and shall include other real property if and at such time as any other real property is subjected to the provisions of this Declaration pursuant to Article Two, be:ow. DECLARATION OF COVENANTS, CONDITIONS, EASEMENTS AND RESTRICTIONS FOR LIBERTY RIDGE- 6 • La Colina CCR's 1.27.2000(F.1) 21. "Sale"or"Sold"shall mean the date upon which ownership of a Lot is transferred from an Owner to another person or entity by recordation of an instrument of transfer such as a deed or real estate contract. (For purposes of this Declaration, a "sale" (a) shall not require legal consideration and (b) shall include all manners of transfers including without limitation those by gift or by operation of law.) ARTICLE TWO: Phased Development—Adjacent Real Property Section One: Adiacent Real Property. Initially only the Real Property described in Exhibit A shall be subjected to the Declaration. The Declarants reserve for each of themselves and their respective successors or assigns, the right to (a) from time-to-time subject additional real property owned by them to the terms and provisions of this Declaration and (b) grant to the Owners of Lots located on such property, after it is subjected to this Declaration, all of the rights and benefits to which members of the Association are entitled; provided, however, that (x) such additional real property must be adjacent to or contiguous with the Real Property (or adjacent to or contiguous with additional real property that by then has already been subjected to this Declaration) and (y) at the time of the subjection the additional real property must be owned by a person or entity that is a Declarant or a Declarant's successor or assignee of the right to subject additional real property pursuant to this Section One. (Upon the subjection of additional real property to the Declaration from time-to-time, all of such additional real property shall be referred to as "Adjacent Real Property") The Owners of the Lots located on the Real Property hereby covenant and agree to burden the Real Property and the Adjacent Real Property with all of the duties, responsibilities, costs and expenses related to the management, administration, maintenance and improvement of the Common Areas and such additional Common Areas which are included in the Adjacent Real Property. Declarants also reserve for themselves and their respective successors or assigns the right to develop adjacent real property without subjecting it to the terms and provisions of the Declaration. Section Two: Rights in Adjacent Real Property — Common Areas. Unless and until additional real property shall be subjected to the Declaration, such property shall not be subject to the terms and provisions of this Declaration. This Declaration shall not give the Association or any of the Lot Owners any rights in any additional real property unless and until it is subjected to the Declaration. At such time as additional real property shall be subjected to the terms and provisions of this Declaration, such Adjacent Real Property shall become part of the Properties, and Lot Owners in the Adjacent Real Property shall automatically become members of the Association, and shall be entitled to all of the rights and benefits, and subject to all of the obligations of the Members of the Association. All Common Areas in the Adjacent Real Property shall likewise become property ,of the Association, and shall be managed, administered, maintained and improved in the same manner as all Common Areas of the Association, and all members shall be assessed for the costs of such Common Areas in the Adjacent Real Property in the same manner as all other Common Areas of the Real Property, subject to Section Three of this Article Two. Section Three: Method of Adding Adjacent Real Property. Any such additional Adjacent Real Property shall be deemed added hereto by the filing for,record of an, amendment to this DECLARATION OF COVENANTS, CONDITIONS, EASEMENTS AND RESTRICTIONS FOR LIBERTY RIDGE - 7 La Colina CCR's 1.27.2000(F.1) Declaration so stating, executed by either (a) a Declarant that owns the additional real property or (b) a Declarant's successor or assignee (of the right to subject additional real property pursuant to Section One of this Article Two) that owns the additional real property. An amendment adding Adjacent Real Property may alter or limit the applicability of a portion of.the Declaration to the Adjacent Real Property. ARTICLE THREE: Management of Common Areas and Enforcement of Declaration Section One: Development Period. During the Development Period, the. Association, the ACC, and all Common Areas shall, for all purposes, be under the management and administration of the Developer.-During the Development Period, the Developer,shall appoint all directors of the Association, to serve at the Developer's discretion, and may appoint any persons the Developer chooses as directors. At the Developer's sole discretion, the Developer may appoint members of the Association to such committees or positions in the Association as the Developer deems appropriate, to serve at the Developer's discretion and may assign such responsibilities, privileges and duties to those members as the Developer determines, for such time as the Developer determines. Directors of the Association and members of the ACC appointed by the Developer during the Development Period may be dismissed at the Developer's discretion. Section Two: Purpose of the Development Period. The Developer's control of the Association during the Development Period is established in order to ensure that the Properties and the Association will be adequately administered in the initial phases of development, to ensure an orderly transition of Association operations, and to facilitate the Builder(s)' completion of the construction of Housing Units. Section Three: Authority of Association After the Development Period. Once the management and administration authority of the Developer (or the Developer's successors or assigns) has expired, the Association shall have the authority and obligation to manage and • administer the Common Areas and to enforce this Declaration. Such authority shall include all authority provided for in the Association's Articles, Bylaws, rules and regulations and this Declaration. The Association shall also have the authority and obligation to manage and administer the activities of the ACC in its responsibilities described in Article Ten, Section Five and described elsewhere in the Declaration. Section Four: Delegation of Authority. The Board of Directors, the Builder(s), the Developer or the Declarants may delegate any of their managerial duties, powers, or functions to any person, firm, or corporation. The Board, the Builder(s), the Developer and the Declarants shall not be liable for any breach of duty, negligence, omission, intentional act or improper exercise by a person who is delegated any duty, power or function by the Board of Directors, the Builder(s), the Developer or the Declarants. ARTICLE FOUR: Membership Every person or entity who is an Owner of any Lot agrees to be a Member of the Association by acceptance of a deed (or other instrument signifying ownership) for such Lot, or DECLARATION OF COVENANTS, CONDITIONS, EASEMENTS AND RESTRICTIONS FOR LIBERTY RIDGE - 8 La Colina CCR's 1-27.2000(F.1) by joining in the creation of this Declaration. Membership may not be separated from-ownership of any Lot. All Members shall have rights and duties as specified in this Declaration and in the Articles and Bylaws of the Association. ARTICLE FIVE: Voting Rights Members shall be entitled to one vote for each Lot owned. No more than one vote may be cast with respect to any Lot. The voting rights of any Member may be suspended as provided in the Declaration, or in the Articles or Bylaws of the Association. Members' votes may be solicited and tabulated by means other than personal attendance at meetings, such as mail, electronic mail or facsimile. ARTICLE SIX: Property Rights in Common Areas The Association shall have the right and obligation to maintain improvements, vegetation, signage and utilities in and. on the Common Areas, subject to any restrictions delineated on the Plat of the Real Property (and, if applicable, on the plat(s) of Adjacent Real Property). The Association shall have the exclusive right to use and manage the Common Areas in a manner consistent with the Plat(s), this Declaration, the Articles and the Bylaws of the Association. During the Development Period, the Declarants, the Developer, the Builder(s) and their respective designees shall have exclusive use of the Common Areas for the placement of structures, signs and materials related to the construction and marketing of homes on the Real Property, without compensation to the Association, provided that all such use shall be subject to any restrictions delineated on the Plat.of the Real Property (and, if applicable, on the plat(s) of Adjacent Real Property). ARTICLE SEVEN: Maintenance and Common Expenses Section One: Standard of Maintenance - Common Areas. The Association shall maintain the Common Areas in a manner consistent with good building and nursery practices and in compliance with all applicable governmental codes and regulations and consistent with the Plat of the Real Property(and, if applicable, the plat(s) of Adjacent Real Property). Section Two: Standard of Maintenance - Lots. Each Lot Owner hereby covenants and agrees to maintain his respective Lot and the Housing Unit located thereon in the same condition as a reasonably prudent homeowner would maintain his own lot and home so that the Real Property will reflect a high pride of ownership. Unless otherwise specified on the Plat, each Lot Owner shall perform at that Lot Owner's expense the maintenance and upkeep of any drainage swales and/or underground drain lines and catch basins installed on his Lot, except such drain lines located within the "primary drainage easement" crossing Lots 38 and 39, which shall be maintained by the Association. Section Three: Remedies for Failure to Maintain. If any Lot Owner shall fail to conduct maintenance on that Owner's Lot or the exterior of the Housing Unit located thereon, or fails to maintain the Lot and the exterior of the Housing Unit in the same condition as a reasonably prudent homeowner, or in a manner which preserves, the drainage for other Lots, the DECLARATION OF COVENANTS, CONDITIONS, EASEMENTS AND RESTRICTIONS FOR LIBERTY RIDGE- 9 La Colina CCR's 1.27.2000(F,1) , Association shall notify that Lot Owner in writing of the maintenance required. If the maintenance is not performed within thirty (30) days of the date notice is delivered, the Association shall have the right to provide such maintenance, and to levy an assessment against the non-performing Lot Owner and its Lot for the cost of providing the maintenance. The assessment shall constitute a lien against the Lot owned by the non-performing Lot Owner and may be collected and foreclosed in the same manner as any other delinquent monthly or special assessment. The Association shall have all remedies for collection as provided in Article Nine of the Declaration. In the event that emergency repairs are needed to correct a condition on a Lot which poses a substantial risk of injury or significant property damage to others, the Association may immediately perform such repairs as may be necessary after the Association has attempted to.give notice to the Owner of that Lot of the repairs necessary. Such notice in emergency circumstances shall be sufficient if attempted orally or in writing immediately prior to the Association's undertaking the necessary repairs. Emergency repairs performed by the Association, if not paid for by the Owner of that Lot, may be collected by the Association in the manner provided for herein notwithstanding the failure of the Association to give that Owner the otherwise—required thirty (30) day notice. Section Four: Common Expenses. The Association shall perform such work as is necessary to carry out the duties described in this Declaration, and shall delegate the responsibility for management and supervision of such work to the Board, the ACC or to a manager or agent hired by the Board for the purpose of such management and supervision. Expenses for such work shall be paid by the Association for the benefit of all Lot Owners and shall be referred to as Common Expenses. The Common Expenses shall be paid by the Association from funds collected from assessments paid by Lot Owners. The Common Expenses shall include, but shall not be limited to, the following: 1. The real and personal property taxes levied upon the Association for the Common Areas; 2. The cost of maintaining all (a) insurance coverage for the Common Areas and (b) insurance coverage for and fidelity bonds on the directors and officers of the Association and the ACC; 3. The cost of.maintaining, repairing and replacing all Common Areas and Common Area improvements, including, but not limited to: signs, lights, fences, retaining walls, street signs, open space tracts (including slope management and protection), irrigation systems, storm water drainage systems, storm water detention and retention systems and vaults, plantings and landscaping (if not maintained by governmental jurisdiction(s)), and the cost of providing power to all street lighting (if such lighting is not provided by a governmental jurisdiction); 4. The cost of maintaining landscaped entries, street borders or parking strips in which the Association holds an easement or has a fee interest, or for which the Association is obligated to contribute to the cost of maintenance, based upon an agreement with other land owners whose property is served by a common right of way that also serves the Properties; and DECLARATION OF COVENANTS, CONDITIONS, EASEMENTS AND RESTRICTIONS FOR LIBERTY RIDGE - 10 La Colina CCR's 1.27.2000(F.1) ■ 5. Any other expense which shall be designated as a Common Expense in the Declaration, in its Exhibits, or from time to time by the Association or which is for satisfaction of an obligation of the Association as set forth on the Plat. ARTICLE EIGHT: Assessments Section One: Types of Assessments. Each Lot shall be subject to monthly or annual assessments or charges, and certain special assessments, in an amount to be determined by the Developer during the Development Period and by the Association after the Development Period. Section Two: Determination of Amount. The Developer, during the Development Period, and the Board of Directors of the Association thereafter, shall determine the amount of assessments necessary to pay Common Expenses. The amount of assessments may be increased or decreased periodically as may be necessary to provide for payment of the Common Expenses. The amount of such assessments shall be equal for all Lots, except that assessments on the Lots owned by any Declarant or sold to a Builder shall be limited as provided in Article Nine, Section Four. The Association may create and maintain from assessments a reserve fund for maintenance, repair and/or replacement of those Common Areas and Common Area improvements that can reasonably be expected to require maintenance, repair and/or replacement. Written notice of all assessments shall be given to each Lot Owner. If the Board fails to fix an assessment for a fiscal year, the assessment shall be automatically continued at the same periodic rate previously set by the Board until such time as the Board acts to change it. Section Three: Certificate of Payment. The Association shall, upon written demand, furnish a certificate in writing setting forth whether the assessment on a specified Lot has been paid. A reasonable charge may be made for the issuance of the certificate. Such certificate shall be conclusive evidence of payment of any assessment stated to have been paid. Section Four: Special Assessments. In addition to the assessments authorized above, the Association, by its Board of Directors may levy, in any year, a special assessment applicable to that year only, for the purpose of defraying the cost of any construction, reconstruction, or unexpected maintenance, repair or replacement of facilities of or within the Common Areas. However, the Declarants and the Builder(s) shall not be obligated to pay any special assessments on Lots owned by the Declarants or the Builder(s). Assessments may be made based upon the estimated cost of such work, prior to the work's commencement, provided such estimate has been provided by a contractor retained by the Board for the purpose of such estimate. All special assessments for construction of new facilities or acquisition of new equipment, which is not for the repair or replacement of existing construction or equipment, shall require approval of two-thirds of the Members. Section Five: Initial Assessment. Upon the initial sale of each home within the Real Property, the purchaser shall pay an initial start-up assessment to the Association in the amount of $400.00 (the "Initial Assessment'). Such assessment shall be in addition to any annual DECLARATION OF COVENANTS, CONDITIONS, EASEMENTS AND RESTRICTIONS FOR LIBERTY RIDGE- 11 La Colina CCR's 1-27-2000(F.1) assessment provided for in this Article 8 and shall be for the purpose of reimbursing the Developer and/or the Association (as the case may be) for any maintenance and operating expenses of and for the Common Areas during the initial development and home sale period. Section Six: Assessments -Adjacent Real Property. At such time as additional Lots are subject to assessment by virtue of having been subjected to this Declaration, the monthly assessment for all Lots subject to assessment may be adjusted proportionally based on the increase in the number of Lots obligated to contribute to the Association's budget. Section Six: Fines Treated as Special Assessments. Any fines levied pursuant to RCW Chapter 64.38 (or successor statute authorizing the imposition of fines) shall be treated as a special assessment of the Owner fined, and may be collected in the manner described in Article Nine. ARTICLE NINE: Collection of Assessments Section One: Lien- Personal Obligation. All assessments, together with interest and the cost of collection, shall be a continuing lien upon the Lot against which each such assessment is made. The lien shall have all the incidents of a mortgage on real property. Each such assessment, together with interest, costs and reasonable attomey's fees, shall also be the personal obligation of the person who was the Owner of the Lot at the time the assessment was due. No Owner may waive or otherwise avoid liability for assessments by non-use of the Common Areas or abandonment of the Lot. Section Two:. Delinquency. If any assessment is not paid within thirty (30) days after its due date, the assessment shall bear interest from said date at twelve percent (12%), or, in the event that twelve percent (12%) exceeds the maximum amount of interest that can be charged by law, then the highest permissible rate as provided for by law. A late charge of five percent (5%) of the amount overdue shall be charged for any payment received more than ten (10) days past due. Each Member hereby expressly grants to the Association, or its agents, the authority to bring all actions against each Member personally for the collection of such assessments as a debt and to enforce lien rights of the Association by all methods for the enforcement of such liens, including foreclosure by an action brought in the name of the Association in a like manner as a mortgage of real property, and such Member hereby expressly grants to the Association the power of sale in connection with such liens. The liens provided for in this section shall be in favor of the Association, and shall be for the benefit of the Association. The Association shall have the power to bid at a foreclosure sale and to acquire, hold, lease, mortgage and convey any Lot obtained by the Association. Section Three: Suspension of Voting Rights. In the event any Member shall be in arrears in the payment of the assessments due or shall be in default of the performance of any of the terms of the Articles and Bylaws of the Association, the rules or regulations adopted by the Association, or the Declaration for a period of thirty (30) days, the Member's right to vote shall be suspended and shall remain suspended until all payments are brought current and all defaults remedied.. In addition, the Association shall have such other remedies against such delinquent Members as may be provided in the Articles, Bylaws or Declaration. DECLARATION OF COVENANTS, CONDITIONS, EASEMENTS AND RESTRICTIONS FOR LIBERTY RIDGE- 12 La Cohna CCR's 1.27-2000(F.1) • • Section Four Commencement of Assessments. The assessments shall commence as to each Lot upon the initial sale of the Lot from a Declarant or a Builder to a person or entity who is not a Declarant or Builder(each such initial sale being referred to herein as an "Assessment- Commencing Sale"). There shall be no assessment for any Lot owned by any Declarant or Builder without the consent of the Declarant or Builder. After each Assessment-Commencing Sale, those Lot(s) shall thereafter be assessed as provided in this Declaration. Any interest earned by the Association on assessments shall be for the benefit of the Association. Section Five: Enforcement of Assessments. The Board may take such action as is necessary, including the institution of legal proceedings, to enforce the provisions of this Article. In the event the Board begins an action to enforce any'such rights, the prevailing party shall be entitled to its attomey's fees, costs and.expenses incurred in the course of such enforcement action as provided in Article Seventeen, Section Five. ARTICLE TEN: Building, Use and Architectural Restrictions Section One: Development Period. The Developer hereby reserves the right to exercise any and all powers and controls herein given to the Board of Directors, the ACC or its authorized representative in this Declaration during the Development Period. The reserved rights of the Developer shall automatically terminate at the end of the Development Period, or when the reserved rights are relinquished by the Developer to the Board of Directors or the ACC of the Association. Section Two: Authority of ACC After Development. At the expiration of the Development Period, the ACC shall have the authority and obligation to manage and administer the review of building plans, specifications and plot plans and such other submissions as described in Section Five herein, and to enforce these covenants, conditions and restrictions. Such authority shall include all authority provided for the ACC in the Association's Articles, Bylaws, Rules and Regulations, as initially adopted, or as amended, and all the authority granted to the ACC by this Declaration. Section Three: Delegation of Authority of ACC. The ACC, the Developer, the Declarants and the Builders may delegate any of their duties, powers, or functions described in this Article to any person, firm, or corporation. Section Four: Appointment of ACC. After the Development Period, the Board shall appoint the members of the ACC. There shall be three members of the ACC, chosen in the manner described in the Articles and Bylaws of the Association. If the Board fails to appoint the. members of the ACC, or the members of the ACC resign and no replacements assume the office, the Board shall act as the ACC until members of the ACC are appointed and take office. Section Five: Approval by ACC Required. Except as to construction, alteration, or improvements authorized in the manner provided in this Declaration, no construction activity of any type (including without limitation clearing and grading, cutting or transplanting of significant natural vegetation) may begin on a Lot or Common Area and no building, structure, fence or DECLARATION OF COVENANTS, CONDITIONS, EASEMENTS AND RESTRICTIONS FOR LIBERTY RIDGE- 13 La Colina CCR's 1-27-2000(F.1) • other improvement shall be erected, placed or altered on any Lot or Common Area until, at a minimum, the building plans, specifications, plot plans, and landscape plan showing the nature, kind, shape, height, materials, exterior color and location of such building, structure or other improvements have been submitted and approved in writing by the ACC or its authorized representative as to harmony of exterior design and location in relation to and its effect upon surrounding structures and topography; provided, however, that this sentence shall not apply to Lots 108 through 125 without the express written consent of the Owner(s) of those Lots. Further, no significant exterior changes shall be made to any building following the initial completion and occupancy of that building (including, but not limited to, exterior color changes, additions or alterations) until written approval from the ACC shall have been obtained. 1. Time Limits. If the ACC or its authorized representative shall fail to notify the Owner of its action for a period of thirty (30) days following the date of the submission of the • required information to the ACC, or its authorized representative, the Owner may proceed with the proposed work notwithstanding the lack of written approval by the ACC or its authorized representative. The required information shall be considered submitted to the ACC upon personal delivery of a complete set of all required information to the person designated to receive such items by the ACC, or by mail three days after deposit in the U.S. Mail, postage prepaid, certified, return receipt requested, to the ACC in care of the Board of Directors of the Association at the address designated in the most recent notice of assessment issued by the Board, or at such other address as is designated by the Board by written notice to the Members. 2. Guidelines. The ACC may adopt and amend, subject to approval by the Board, written guidelines to be applied in its review of plans and specifications, in order to further the intent and purpose of this Declaration and any other covenants or restrictions covering the Real Property. If such guidelines are adopted, they shall be available to all interested parties upon request. 3. Meetings. The ACC shall meet as is necessary to review any plans or specifications provided pursuant to this Section, and shall keep and maintain a record of all actions taken at meetings or otherwise. 4. No Waiver. Approval by the ACC of any plans, drawings or specifications shall not be a waiver of the right to withhold approval of any similar plan, drawing, specification or matter submitted for approval. 5. Consultation. The ACC may retain and consult persons or entities to assist in the evaluation of plans submitted to the Board for review. 6. Appeals. After the Development Period, the Board shall serve as an appellate panel to review decisions of the ACC upon request of a party aggrieved by the ACC's decision. The Board shall provide, through rules and regulations, a procedure by which decisions of the ACC may be appealed to the Board. The Board may choose, in its discretion, to limit the scope of such appeals and provide time limitations for appeals to be made to the Board. DECLARATION OF COVENANTS, CONDITIONS, EASEMENTS AND RESTRICTIONS FOR LIBERTY RIDGE- 14 La Colina CCR's 1.27-2000(F.1) • • • 7. Enforcement. The ACC may recommend and request that the Board initiate legal proceedings to enforce the terms of these covenants or orders of the ACC. Legal proceedings may only be instituted, however, after approval of the Board. 8. No Liability. The ACC, its agents and consultants shall not be liable to the Association, its members, to any Owner or to any other person for any damage, loss or prejudice resulting from any action or failure to act on a matter submitted to the ACC for determination, or for failure of the ACC to approve any matter submitted to the ACC. The ACC shall not be liable for any damage, loss or prejudice resulting from any action by a person who is delegated a duty, power or function by the ACC. 9. Fees. The ACC may charge a fee for the review of any matter submitted to it. Any fee schedule adopted by the ACC must be approved by the Board. Section Six: Temporary Structures Prohibited. No basement, tent, shack, garage, barn or other outbuilding or buildings or any structure of a temporary or moveable character erected or placed on the Properties shall at any time be used as living quarters except as specifically authorized by the ACC. Section Seven: Nuisances. No noxious or undesirable thing, activity or use of any Lot in the Properties shall be permitted or maintained. If the ACC shall determine that a thing or use of property is undesirable or noxious, such determination shall be conclusive. The ACC may recommend and the Board may direct that steps be taken as are reasonably necessary, including the institution of legal action or the imposition of fines in the manner authorized by RCW Chapter 64.38, to abate any activity, remove anything or terminate any use of property which is determined by the ACC or described in this Declaration to constitute a nuisance. Section Eight: Limitation on Animals. No animal, livestock or poultry of any kind shall be raised, bred or kept on any Lot, except cats, dogs, birds or fish may be kept if they are not kept, bred or maintained for any commercial purpose, and they shall not be kept in numbers or under conditions reasonably objectionable in a closely built-up residential community. Animals shall not be allowed to roam loose outside the limits of any Lot on which they are kept. Any dogs must be kept so as to minimize excessive noise from barking or otherwise shall be considered a nuisance according to the terms of this Declaration. Section Nine: Limitation on Signs. No sign of any kind shall be displayed to public view on any Lot, except one sign, not to exceed 24 inches by 24 inches, advertising the Lot (where posted) for sale or rent by the Owner, or the Owner's agent. In addition to other rights reserved to the Developer, the Builder(s) and Declarants in the Declaration, the Developer, the Builder(s) and Declarants hereby reserve for themselves so long as they own any Lot, the right to maintain upon the property such signs as in their opinion are required, convenient or incidental to the merchandising and sale of the Lots. All other signs except as described above shall only be displayed to public view after written approval of the ACC or the Board. Section Ten: Completion of Construction Proiects. The work of construction of all buildings and structures shall be pursued diligently and continuously from commencement of DECLARATION OF COVENANTS, CONDITIONS, EASEMENTS AND RESTRICTIONS FOR LIBERTY RIDGE- 15 La Colina CCR's 1.27.2000(F.1) • construction until the structures are fully completed and painted. Ail structures shall be completed as to external appearance, including finish painting, within eight months of the date of commencement of construction. Front yard landscaping must be completed within 90 days of completion of a Housing Unit, and rear yard landscaping must be completed within two years of completion of a Housing Unit. No person shall reside on the premises of any Lot until such time as the improvements to be erected thereon in accordance with the plans and specifications approved by the ACC have been completed. Section Eleven: Unsightly Conditions. No unsightly conditions shall be permitted to exist on any Lot. Unsightly conditions shall include, without limitation, laundry hanging or exposed in view for drying, litter, trash, junk or other debris; inappropriate, broken or damaged furniture or plants; nondecorative gear, equipment, cans, bottles, ladders, trash barrels and other such items; and no awnings, air conditioning units, heat pumps or other projections shall be placed on the exterior walls of any Housing Unit unless prior written approval shall have been obtained from the ACC. Section Twelve: Antennas, Satellite Reception. Satellite dishes of no more than one meter in diameter or diagonal measurement are permitted on the Properties, with ACC approval of the location of the satellite dish in the manner described in Article Ten, Section Five. Except as provided above, no radio or television antenna or transmitting tower or satellite dish shall be erected on the exterior of any home without approval of the ACC obtained pursuant to Article Ten, Section Five, and a showing by the Owner that such installation will be visually shielded from most of the view of the residents traveling upon streets located on the Properties. Section Thirteen: Setbacks. No building shall be located on any Lot nearer to the front lot line or nearer to the side street than the minimum building setback lines adopted by the governmental authority with jurisdiction over the Properties. Section Fourteen: Roofs. Roofs on all buildings must be finished with materials approved for use by the ACC or its authorized representatives. More than one type of material may be approved. Section Fifteen: Fences, Walls. In order to preserve the aesthetics of the Properties, no fence, wall or hedge shall be erected or placed on any Lot unless prior written approval has been 'obtained from the ACC; provided, however, that this sentence shall not apply to Lots 108 through 125 without the express written consent of the Owner(s) of those Lots. No fence shall be located on any Lot nearer to the front lot line or nearer to a side street than the minimum building setback lines adopted by the City of Renton. Any fence of any size constructed on any of the Properties (whether such fence is visible to the other Lots or not) shall be constructed according to the standard fence detail and color scheme for the development. A copy of the initial fence detail and color scheme is attached as Exhibit A. The initial fence detail and color scheme may be modified by the ACC or the Board from time-to-time; provided, however, that no such modification shall require that fences previously installed (i.e., installed in accordance with a prior version of the fence detail and color scheme,in effect at the time of installation) comply with the modified fence detail and color scheme except if and to the extent that they are repainted/restained or reconstructed. Any fence constructed which fails to conform to the DECLARATION OF COVENANTS, CONDITIONS, EASEMENTS AND RESTRICTIONS FOR LIBERTY RIDGE- 16 La Colina CCR's 1.27.2000(F.1) • applicable fence detail and color scheme shall either be removed by the Owner or modified by the Owner to conform with the applicable fence detail and color scheme. In the event that an alternative type of fence (such as a different design or chain-link material) is required to comply with the requirements of any governmental jurisdiction, such alternative type of fence shall be exempt from this Section Fifteen and may be constructed as required by the governmental jurisdiction. Section Sixteen: Residential Use Only; Home Businesses Limited. Except for temporary sales offices and model homes, no Lot shall be used for other than one detached single-family dwelling with driveway parking for not more than three cars. A trade, craft, business, commercial or business or commercial activity("Home Business") may be conducted or carried on within any building located on a Lot, provided that any goods, materials or supplies used in connection with any trade, service or business, wherever the same may be conducted, be kept or stored inside any building on any Lot and that they not be visible from the exterior of the home; nor shall any goods used for private purposes and not for trade or business be kept or stored outside any building on any Lot. The provisions of this Section shall permit such Home Businesses to the extent permitted by applicable zoning laws and other governmental laws, regulations, rules and ordinances. Nothing in this Section shall permit (1) the use of a Lot for a purpose which violates law, regulations, rules or applicable zoning codes, or (2) Home Business activities that cause a significant increase in neighborhood traffic, or (3) modification of the exterior of the home. The Association may, from time to time, promulgate rules restricting the activities of Home Businesses located on the Properties pursuant to the authority granted to the Association under these Covenants, the Bylaws, and RCW Chapter 64.38. Section Seventeen: Underground Utilities Required. Except for any temporary facilities or equipment authorized in the manner provided in this Declaration, all electrical service, telephone lines and other outdoor utility lines shall be placed underground (except for pad- mounted utility boxes). Section Eighteen: Limitation on Storage of Vehicles - Temporary Permits for RVs. Except as hereinafter expressly provided, the Lots, Common Areas and/or streets located on the Properties shall not be used for the storage and/or overnight parking of any vehicle other than private family automobiles, trucks, motorcycles and commercial vehicles operated by a person residing at the Lot (provided that such commercial vehicles contain a single rear axle). Boats, boat trailers, house trailers, campers, trucks, trucks with a camper, or other recreational vehicles or similar object may not be stored and/or parked overnight on any part of the Properties, except as specified herein. No inoperable vehicles of any kind shall be parked, stored, maintained, or constructed on any lot or street unless stored in a garage. Lot Owners may store a commercial vehicle (that exceeds the size restriction described above), boat, boat trailer, house trailer, camper, truck with camper or other recreational vehicle or similar object on the Lot in the event that it is screened from view of the street. Any screening constructed by a Lot. Owner for the purpose of this section must be approved before construction by the ACC in the manner provided in Section Five of Article Ten. If not approved by the ACC, such screening shall not satisfy the screening requirements described herein. DECLARATION OF COVENANTS, CONDITIONS, EASEMENTS AND RESTRICTIONS FOR LIBERTY RIDGE- 17 • La Colina CCR's 1.27-2000(F.1) Notwithstanding the foregoing, Lot Owners who have guests visiting them intending to stay in a camper, trailer, or other form of recreational vehicle may secure written permission from the ACC for guests to park a vehicle upon the Lot or the public street adjacent.to the Lot for periods of up to 72 hours, with such periods not to exceed a total of two weeks in any calendar • year. The privilege shall only exist, however, after the written permission has been obtained from the ACC or its authorized representative. A Lot Owner that stores a recreational vehicle off-site may park the vehicle on the driveway, other unscreened area or on the street for 48 hours for the purpose of preparing for departure or upon return, to facilitate preparation and return from travel. Section Nineteen: Enforcement. The Association, the Builder(s), the Developer or the Declarants may, but are not required to, take any action,to enforce the provisions of the Declaration available to them under law, including but not limited to (a) imposition of fines as authorized by RCW Chapter 64.38 and (b) prosecuting judicial action(s) for specific performance, injunctive relief, and/or damages. Any Member may also seek enforcement of the terms of this Article (although a Member may not impose a fine as authorized by RCW Chapter 64.38) by obtaining an order from a court of competent jurisdiction entitling the Member to relief. In the event that a Member takes action to enforce the terms of this Article, the Association, the Builder(s), the Developer and the Declarants shall not be in any way obligated to join in such action, or pay any of the attomey's fees, costs and expenses incurred by the Member in bringing such action. ARTICLE ELEVEN: Easements Section One: Easements on Exterior Lot Lines. In addition to the easements that are specified on any plat(s) of the Properties or shown by other instrument(s) of record, easements for utilities and drainage are reserved for the Builder(s), the Developer and Declarants and their respective successors and assigns, over, under, along and across (a) the five-foot wide side edges of each Lot and (b) the seven-foot wide rear and front edges of each Lot. Within all of these easements, no structure, planting or fill material shall be placed or permitted to remain (except for fill material, walls and rockeries placed by the Developer or Builder(s) and except for fences, walls and hedges that comply with Article Ten, Section Fifteen, above) that may, in the opinion of the Board or ACC, damage or interfere with the installation and maintenance of utilities or that may obstruct or retard the flow of water through drainage channels and the easements. The easement area of each Lot and all improvements within it shall be maintained continuously by the Owner of such Lot, except those improvements for which a public authority, utility company or the Association is responsible. Section Two: Association's Easement of Access. The Association, the ACC, and its agents shall have an easement for access to each Lot and to the exterior of any building located thereon during reasonable hours as may be necessary for the following purposes: (a) cleaning, maintenance, or repair of any home or Lot as provided in Article Seven, Section Three of this Declaration; (b) repair, replacement or improvement of any Common Area accessible from that Lot; (c) emergency repairs necessary to prevent damage to the Common Areas or to another Lot, or to the improvements thereon; (d) cleaning, maintenance, repair or restoration work which the Owner is required to do but has failed or refused to do, including such work needed to DECLARATION OF COVENANTS, CONDITIONS, EASEMENTS AND RESTRICTIONS FOR LIBERTY RIDGE- 18 La Cotina CCR's 1-27.2000(F.1) • maintain drainage easements which benefit more than one Lot, even if the easement is not a part of the Common Area; and (e) all acts necessary to enforce this Declaration. Section Three: Easement for Developer, Builder and Declarants Across Common Areas. The Developer, the Builder(s) and the Declarants shall have an easement over, under, and across all Common Areas for ingress, egress, and other actions necessary or related to the development or maintenance of the Properties during the Development Period. ARTICLE TWELVE: Mortgage Protection Section One: Mortgagees. Notwithstanding and prevailing over any other provisions of the Declaration, the Association's Articles of Incorporation or Bylaws, or any rules, regulations or management agreements, the following provisions shall apply to and benefit each Institutional First Mortgagee ("Mortgagee") which holds a Mortgage given for the purpose of obtaining funds for the construction or purchase of a Housing Unit on any Lot or the improvement of any Lot. • Section Two: Liability Limited. The Mortgagee entitled to the protection hereof shall not in any case or manner be personally liable for the payment of any assessment or charge, nor for the observance or performance of any covenant, restriction, regulation, rule, Association Article of Incorporation or Bylaw, or management agreement, except for those matters which are enforceable by injunctive or other equitable relief, not requiring the payment of money, except as hereinafter provided. Section Three: Mortgagee's Rights During Foreclosure. During the pendency of any proceeding to foreclose the Mortgage, the Mortgagee or the receiver, if any, may exercise any or all of the rights and privileges of the Owner of the mortgaged Lot, including but not limited to the right to vote as a Member of the Association to the exclusion of the Owner's exercise of such rights and privileges. Section Four: Acquisition of Lot by Mortgagee. At such time as the Mortgagee shall become entitled to possession of the Lot, the, Mortgagee shall be subject to all of the terms and conditions of the Declaration, and the Articles, Bylaws, rules and regulations of the Association, including but not limited to the obligation to pay for all assessments and charges accruing thereafter, in the same manner as any Owner, provided, however, the Mortgagee shall acquire the title to said Lot free and clear of any lien authorized by or arising out of any provisions of the Declaration which secure the payment of any assessment for charges accrued prior to the date the Mortgagee became entitled to possession of the Lot. Section Five: Reallocation of Unpaid Assessment. If it is deemed necessary by the Association, any unpaid assessment against a Housing Unit foreclosed against may be treated as.a common expense of other Lots. Any such unpaid assessment shall continue to exist as a personal obligation of the defaulting Owner of the respective Lot to the Association. Section Six: Subordination. The liens for assessments provided for in this instrument shall be subordinate to the lien of any Mortgage, or other security interest placed upon a,Lot or DECLARATION OF COVENANTS, CONDITIONS, EASEMENTS AND RESTRICTIONS FOR LIBERTY RIDGE- 19 La Colina CCR's 1.27.2000(F.1) • Housing Unit as a construction loan security interest or as a purchase price security interest, and the Association will, upon demand, execute a written subordination,document to•confirm the particular superior security interest. . Section Seven: Mortgagee's Rights. Any Mortgagee shall have the right on request therefor to: (a) inspect the books and records of the Association during normal business hours; (b) receive an annual audited financial statement of the association within (90) days following the end of any fiscal year; and (c) receive written notice of all meetings of the Association and designate a representative to attend all such meetings. Section Eight: Limitation on Abandonment of Common Areas. The Association shall not, without the prior written approval of sixty-seven percent (67%) of the Mortgagees, seek to abandon the Common Areas for reasons other than substantial destruction or condemnation of the property. Section Nine: Notice. If such notice has been requested in writing, Mortgagees shall be entitled to timely written notice of: (a) substantial damage or destruction of any Housing Unit or any part of the Common Areas or facilities; (b) any condemnation or eminent domain proceedings involving any Housing Units or any portion of Common Areas or facilities; (c) any default under this Declaration or the Articles, Bylaws or rules and regulations of the Association by an Owner of any Housing Unit on which it holds the mortgage which is not cured within thirty (30) days; (d) any sixty (60) day delinquency in the payment of assessments or charges owed by the Owner of any Housing Unit on which it holds the mortgage; (e)ten (10) days'prior written notice of any lapse, cancellation or material modification of any insurance policy or fidelity bond maintained by the Association; and (f) any proposed action that requires the consent of a specific percentage of Mortgagees. ARTICLE THIRTEEN: Management Contracts Each Member hereby agrees that the Association and the ACC may enter into agreements for the performance of any or all of the functions of the Association and the ACC with such persons or entities as the Association deems appropriate; however, any agreement for professional management of the Properties, or any other contract providing for services by the Builder(s) or the Developer must provide for termination by either party without cause after reasonable notice. ARTICLE FOURTEEN: Insurance Section One: Coverage. The Association may purchase as a Common Area Expense and shall have authority to and may obtain insurance for the Common Areas against loss or damage by fire or other hazards in an amount sufficient to cover the full replacement value in the event of damage or destruction. It may also obtain a comprehensive public liability policy covering the Common Areas. The comprehensive public liability coverage shall be in an amount to be determined by the Association. It may also obtain insurance to cover the Board, the ACC, its agents and employees from any action brought against them arising out of actions taken in furtherance of the Association's duties under this Declaration. All such insurance coverage shall DECLARATION OF COVENANTS, CONDITIONS, EASEMENTS AND RESTRICTIONS FOR LIBERTY RIDGE - 20 La Colina CCR's 1-27-2000(F.1) be written in the name of the Association as trustee for each of the Members of the Association. The Association shall review the adequacy of the Association's insurance coverage at least annually. All policies shall include a standard mortgagee's clause and shall provide that they may not be canceled or substantially modified (including cancellation for nonpayment of premium)without at least ten (10) days prior written notice to any and all insured named therein, including Owners and Institutional First Mortgagees that have requested notice. Section Two: Replacement, Repair After Loss. In the event of the damage or destruction of the Common Areas covered by insurance written in the name of the Association, the Association may, upon receipt of the insurance proceeds, and to the extent of such proceeds contract to rebuild or repair such damaged or destroyed portions of the Common Areas to as good a condition as they were when the loss occurred; provided, however, that the Association's election not to rebuild the Common Areas shall require the approval of two-thirds (2/3) of the Members of the Association. The Association may in its sole discretion contract with any contractor for reconstruction or rebuilding of such destroyed portions of the Common Areas. ARTICLE FIFTEEN: Rules and Regulations During the Development Period the Declarants and the Builder(s), by majority vote, may adopt rules and regulations governing the use of the Properties and the personal conduct of the Members and their guests thereon, and to establish penalties for the infraction thereof. After the Development Period the Association, through its Board of Directors, may adopt rules and regulations governing the use of the Properties and the personal conduct of the Members and their guests thereon, and to establish penalties for the infraction thereof, in the manner described by RCW Chapter 64.38, the Bylaws and in any resolutions passed by the Board.. All Lot Owners shall be given written notice of the rules and regulations in the manner required by RCW Chapter 64.38. • ARTICLE SIXTEEN: Remedies and Waiver Section One: Remedies Not Limited. The remedies provided herein, including those for collection of any assessment or other charge or claim against any Member, for and on behalf of the Association, the ACC, the Builder(s), the Developer or the Declarants are in addition to, and not in limitation of, any other remedies provided by law. • Section Two: No Waiver. The failure of the Association, the ACC, the Builder(s), the Developer, the Declarants or of any of their duly authorized agents or any of the Owners to insist upon the strict performance of or compliance with the Declaration or any of the Articles, Bylaws or rules or regulations of the Association, or to exercise any right or option contained therein, or to serve any notice or to institute any action or summary proceedings, shall not be construed as a waiver or relinquishment of such right for the future, but such right to enforce any of the provisions of the Declaration or of the Articles, Bylaws or rules or regulations of the Association shall continue and remain in full force and effect. No waiver of any provision of the Declaration or of the Articles, Bylaws, rules or regulations of the Association shall be deemed to have been made, either expressly or implied, unless such waiver shall be in writing and signed by the Board of Directors of the Association pursuant to authority contained in a resolution of the Board of DECLARATION OF COVENANTS, CONDITIONS, EASEMENTS • • AND RESTRICTIONS FOR LIBERTY RIDGE - 21 La Colina CCR's 1.27.2000(F.1) • Directors. ARTICLE SEVENTEEN: General Provisions Section One: Singular and Plural. The singular wherever used herein shall be construed to mean the plural when applicable, and the necessary grammatical changes required to make the provisions hereof apply either to corporations or individuals, men or women, shall in all cases be assumed as though in each case fully expressed. Section Two: Severability. The invalidity of any one or more phrases, sentences, clauses,paragraphs or sections hereof shall not affect the remaining portions of this Declaration or any part hereof, all of which are inserted conditionally on their being held valid in law and in the event that one or more of the phrases, sentences, clauses, paragraphs or sections contained herein should be declared invalid, this Declaration shall be construed as if such invalid phrase, sentence, clause, paragraph, or section had not been inserted. Section Three: Duration. These covenants,. restrictions, reservations and conditions shall remain in full force and effect for a period of.twenty (20) years from the date hereof. Thereafter, they shall be deemed to have been renewed for successive terms of ten (10) years, unless revoked or amended as herein provided. Section Four: Attorney's Fees, Costs and Expenses. In the event the Association, a Member, the Builder(s), the Developer or the Declarants employ an attorney to enforce any provision of the Declaration, the Articles, Bylaws of the Association, or rules and regulations adopted by the Association, the prevailing party in any action for enforcement shall be entitled to the award of reasonable attomey's fees, costs and all expenses incurred in the action, whether . determined by judgment, arbitration or settlement. Section.Five: Method of Notice. Any notice required by the Declaration or the Articles or Bylaws of the Association or the rules and regulations adopted by the Association shall be deemed properly given when personally delivered, deposited in the United States mail, postage prepaid, or when transmitted and received by.facsimile. The Association may adopt other methods for providing notice by resolution of the Board, provided that the methods adopted are reasonably calculated to provide actual notice to recipients of the notice. Section Six: .Enforcement of Declaration. This Declaration may be enforced by the Association, the Builder(s), the Developer, the Declarants or the Owner of any Lot. Such enforcement may include the institution of legal proceedings to enforce compliance with or specific performance of any of the covenants or restrictions contained in this Declaration, rules and regulations adopted by the Association, or the provisions of the Articles or Bylaws of the Association. Section Seven: Successors and Assigns. This Declaration binds and is for the benefit of the the Declarants, the Builder(s), the Developer, the Members and. the Owners and their respective heirs, personal representatives, successors and assigns. • DECLARATION OF COVENANTS, CONDITIONS, EASEMENTS AND RESTRICTIONS FOR LIBERTY RIDGE-22 La Colina CCR's 1.27-2000(F.1) • Section Eight: Exhibits. All exhibits referred to in this Declaration are incorporated within it. • ARTICLE EIGHTEEN: Amendment and Revocation Section One: Exclusive Method. This instrument may be amended, and partially or completely revoked only as herein provided or otherwise provided by law. Section Two: Amendment During the Development Period. In addition to amendments to this Declaration to add Adjacent Real Property made pursuant to Section Three of Article Two, above, during the Development Period, the Declarants or their successors or assigns may amend this instrument to comply with the requirements of the Federal National Mortgage Association, Government National Mortgage Association, Veterans Administration or Federal Home Loan Mortgage Corporation. Such amendments may be made by recording an acknowledged document setting forth specifically the provisions amending this instrument. Section Three: Voting. This Declaration may be amended at any annual meeting of the Association, or at a special meeting called for such purpose, if sixty-seven percent (67%) or more of the Owners vote for such amendment, or without such meeting if all Owners are notified in writing of such amendment, and if sixty-seven percent (67%) or more of the Owners vote for • such amendment by written ballot. Notice of any proposed amendment shall be given to all Owners not less than ten (10) days prior to the date of the annual meeting or of any special meeting at which the proposed amendment shall be considered. Notwithstanding any of the foregoing, fifty-one percent (51%) of all Institutional First Mortgagees who have given notice to the Association requesting notification of amendments must give prior written approval to any material amendment to the Declaration or Bylaws, including any of the following: - 1. Voting rights; 2. Assessments, assessment liens and subordination of such liens; 3. Reserves for maintenance, repair and replacement of Common Areas; 4. Insurance or fidelity bonds; 5. Responsibility for maintenance and repair, 6. Contraction of the project or the withdrawal of property from the Properties; 7. Leasing of Housing Units other than as set forth herein; 8. Imposition of any restrictions on the right of an Owner to sell or transfer a Lot; 9. Restoration or repair(after hazard damage or partial condemnation) in a manner other than that specified in this Declaration. DECLARATION OF COVENANTS, CONDITIONS, EASEMENTS AND RESTRICTIONS FOR LIBERTY RIDGE- 23 La Colin CCR's 1-27.2000(F.1) 10: Any action to terminate the legal status of the Properties after substantial destruction or condemnation occurs; or 11. Any provisions which are for the express benefit of Institutional First Mortgagees. Section Four: Effective Date. Amendments shall take effect only upon recording with the Recorder or Auditor of the county in which this Declaration is recorded. Section Five. Protection of Declarants, Developer and Builder. For such time as the Declarants, Developer, or the Builder(s) shall own any Lot(s) located in the Properties there shall be no amendments to the Declaration, the Articles of Incorporation, the Bylaws of the Association, or any Rules and Regulations adopted by the Association which: 1: Discriminate or tend to discriminate against the rights of the Declarants, the Developer or the Builder(s). 2. Change Article I ("Definitions") in a manner that alters the rights or status of the Declarants, the Developer or the Builder(s). 3. Alter the character and rights of.membership or the rights of the Declarants, the Developer or the Builder(s) as set forth in Article III. 4. Alter the rights of the Declarants, the Developer or the Builder(s) as set forth in Article X relating to architectural controls. 5. Alter the basis for, or any exemption from, assessments held by the Declarants, the Developer or the Builder(s). 6. Alter the number or selection of Directors as established in the Bylaws. 7. Alter the rights of the Declarant, the Developer'or the Builder(s) as they appear under this Article. 8. Alter the exclusions relating to Lots 108 through 125 without the written consent of the Owner(s) of those Lots. • DECLARATION OF COVENANTS, CONDITIONS, EASEMENTS AND RESTRICTIONS FOR LIBERTY RIDGE -24 La Colina CCR's 1.27.2000(F.1) 1 4 • • • • EXHIBIT A f/ i "� [4x4 P.T.POST ,�� 7 �4 Ix4 CEDAR TOP R4lL\ I,GAP `,1 • • . —2x4 I-EN FIR `�ylEgR RMAX. BOARD pe 1 4 .n 7 ) I \\ 1H :\ � fry , \ :n `' OUTSIDE ) C INSIDE . . \\ . • - .. I \\ . ' .\ _6• gr. ' \ r...:1_.,____ 6 z I I 2 Y MAXSPACING I I ' I I. ., E I I 13E11,EEN LARDS I I " — I I Al U —Ix4 EDGE CEDAR(OUTSIDE) U b CEDAR BOA U 2x4 EDGE CEDAR(INSIDE) BOARDS .. a Standard Fence Detail {, 1}scALE-1/2u=1-O" STAIN SPECS: Rodda — Rural Manor (Y2 cedar; '/2 clear) semi-transparent **************************************************************** City of Renton WA Reprinted: 09/11/00 10:59 Receipt **************************************************************** Receipt Number: R0005022 Amount: 2, 500 .00 09/11/00 10:59 Payment Method: CHECK Notation: #5032 LIBRIDGLLC Init: LN Project #: LUA00-123 Type: LUA Land Use Actions Total Fees: 2,500.00 This Payment 2,500.00 Total ALL Pmts: 2,500. 00 Balance: .00 ******************************************************:t********* Account Code Description Amount 000.345. 81.00.0007 Environmental Review 500.00 000.345 .81.00 .0008 Prelim/Tentative Plat 2, 000.00 **************************************************************** City of Renton WA Receipt **************************************************************** Receipt Number: R0005023 Amount: 29 .37 09/11/00 11:00 Payment Method: CHECK Notation: #1178 HALINEN LA Init: LN Project #: LUA00-123 Type: LUA Land Use Actions Total Fees: 2, 529 .37 This Payment 29 .37 Total ALL Pmts: 2,529 .37 Balance: .00 **************************************************************** Account Code Description Amount 000.05 .519 .90 .42 .1 Postage 29 .37 a:. P