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HomeMy WebLinkAboutLUA-07-012_Report 1-------1 '/ \•i9lf/ -, -~1 ,1 ?I g. 'I alD CITY OF ~ RENtor,.: 8ROOl<[Fl[LD NORTI- h'lNl ON. WASH NG TON I _ 12/10/lC<J_, - 0 ' ~ % m ~ m Darrell Offe Offe Engineers, PLLC 13932 SE 159th Place Renton, WA 98058 tel: (425) 260-3412 PARTIES OF RECORD BROOKFIELED NORTH PREL PLAT LUA0?-012, PP, ECF Dale Huffman Cambridge Investments, LLC 1800 NE 44th Street ste: #200 Renton, WA 98056 tel: ( 425) 271-2225 Verdie Querin, Trustee Querin Family Trust 23410 160th Avenue SE Kent, WA 98042 em I: darrell. offe@comcast.net (contact) (owner/ applicant) tel: (253) 630-7311 (owner) Lisa Arnold 5127 NE 11th Court Renton, WA 98059 tel: (425) 430-1220 (party of record) Updated: 03/28/07 Kimwah Ricky Lai 5115 NE 11th Court Renton, WA 98059 (party of record) Claudia Donnelly 10415 147th Avenue SE Renton, WA 98059 (party of record) (Page 1 of 1) ' I I ' l,i .z :,:? oO 7Z I 00 ,.;; i:, yZ QO o-•' mt """' Oo ! ;,-.~ /! ~liJ' UP:::;,. ~ ! f l ~~}; Ji:i t!1 I'- ! i ' ' I I . h 111 I ' ! ·-;--+-1 cc I ! : ~ ' m- I I I 'I I '' SOUTH 1/2 OF THE N& 1" OF SECTION 10, TOWNSHIP 23 N, RANGIE ~ EAST, W.M. 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I- o,,.,, ,,r,onoos 1 s:,Ef' 1 ,:_ •---~ · ~ ~~--1 ~ CITY OF (::::t;;:::::::::::::::::::::::::::::::: -~::::t:::::t::--~ c:j--· ~~=-_~.~--f-1---14'--~ ~ REN'I'OI\ RE'il!ilo" I e, "'" I;,,,,,;; =----~ ~';,, I ~ 1 "'°""'"'1 ""''""' 10 ""~ """"' "''' ~OclJ A~ ,,·.-E NE ~ (/ I l I C---J I I __ \_J I I . I I I J 1 f, I " --,----1-. " I j I ~-J I ' i ; 1 -1 ' I '--~_-,'--~ I I I I ·, ~-~_! __ ~ I l ;1 . i--:r---:~ __ _::_ I I} . , -2=,,~4 ' ~ ,...,,,c- .. : ' BROOKEFIELD NORTH BROO-:EF LO '.ICRTt- RrnlCN, W.>.SH'NGTUN I 1;/10/2:,0. -·a, • 0 C , % ~ 0 ~ , % ffl z ffl • 0 ~ • ffl n ~ 0 z _5 , 0 • z • z ;; ~ • .• • • z ~ m ~ m • • ., • • - ,£=-> $ - .. : : ' BROOKEFIELD NORTH ,· •o I;::.':::,_, I 1(1~.J AS' AW NL -__,_'._ t-- ---~ ""'-~~l Alb CITY OF ~ RENTO:K 8ROOKEF1ELD NORTt- l'llN10\I. WASJ-ilNGlON m 0 C ~ % HQOJIAIJ AVE NE ~ I ' I ~ ! ' r' i ! ' ! ' 0 ' i ~· ( ! • I i i ' !.JD CITY OF ~ RENTOI\" I !' ! i ,, ij'. . 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" -, Z ·-[ASE'.ll ·-( l --. -,----·-----. · ---• --" ~.l',,.2 "/ S'-'T 2 , j" l) / 0 .. L. ~1.'.ll • 1 I . · I ·-1 -..__ < , s»T. ? 3 I '-.._ I l:WOOKt::,-·:lu; I, -....__ · ------ . 1/0L 2:24, PO'S. 80-~J, ' 12 I ,, ' ' ; ' . ! I I ""/o ,oc<1'05000,f1 I I 10 I " \ I - l.f;:CJ/1RATION__ OF iMl-'ERViOUS ARE:A RESTRICTION COVENANT HE LOT'.;i 1/'I 'rHIS PLAT coN-:-AtN A S[ORl..!WAIT.R )A.ANAGn!ENT F:.OW CON"IROL BIJP (BEST MAMAGEMENT 'i:Acnc~.) K~lOW AS " ~ESTRICITD FCOTFRIKT" n-lE PflACTlCC:: Of Rl:)TfllC'ING ~liE .~MQCNT Of IMPER',10U:3 ,URFACEi IHAf \!AY OE AD0(0 TO A PRCPEilTY SO AS T:> MltS!Ml?F. Trl[ SlO'iMWATrn ~L'NCFF \IPAC-'.:. J\.JSEO i,Y .!MPl:.f{VOIJS Sl.lRFACt.. THE TOTAL ',MP£RV10t1S SUR.~ACF AI.LO'n::D FOR E;ACH :.OT 1 ~AY N:'.lT XC((C ,l'H•: ARl:.A SHO~ IN l,·H:'. ':"!.8LE DELCW WITl--'OOT WRITTFN APPROVAL EITHE~ FROM THf. C1TY QI :rnTqN OR ;J-:RwGH A FU1VRE GE~LOPMENT p[;:i.MIT FflO!,I THF CITY OF fiE.NTON. LITT~._ At.LOWABLt ... ( () '). 30'? ~'13Cf OJ / a z. go '3 .-"1 'LI t3 11 ("' "l--- n REFER!;:NCES: 1. lHC: PLAT Of BROOKl:.flELD II RECORDED IN VOi..U>.!E 224 OF PLATS, PAGES 1;10 THR0JGH !lJ, UNSlER KlllC '.;Ol.,..;TY RECORDING NUMS.':R ~ll041 I0500JJ81. 2. RECORO OF S'JRVEY RECORDED W,0£,~ R£CCR01t1G l~UMEFR 98'."!5149004. l\~1l1S--~~~~o DD30 N (;i) ~ 0 GRAPHIC SCALE t::r':)20· (P~INCH,;,40FT. oot,o 40' ' 80' ! 0100 0110 oii-o Qf?JO OI r..(V 010) oo~- ooBo 0 octt? c,qq JC/ c:ict.,,t,rv.;5 es b 'lj _J,::1 n c.. oi<:..'d ,/11 f I?-'].. 5'v/.-iCJo j C,t'ec/ j ts jl '51-t . ' (I "o ? -ftoq VI-i o. n-, Av t:.. "1 E. /t-l't1S-hi-13 h.t 4,5 tJ ~ 1:,· ~ ~(Nt ,,., --~:-.-:·.· .. ' . -·-·: ..;_ __ ,.-.-.:.::-.· --. -.-,-... · . ." ·---:. .·Department of ColTimunitya~d EconOmk.Developlnent . · C.E "Chip"VinC:e:nt;~drTiinistrator 4/11/2013- TO WHOM \TMAYCONCERN: Subject: New Plats and Short Plats in the City of Renton CITY OF REN.TOI\! Mf!..Y ru ZG13 RECEIVED CITYCLERK'S OFFICE - Please see attached sitevlans of new plats and short plats and multi-building· _ developments that have recently been addressed.· Some of these are recorded-and I -am supplying a list of new parcel numbers with the new-addresses. If the plat is not recorded{NR), I am onlygivingyou the plat map with the new potential addresses _ written on it. Right now I only have time to do the plats starting with A-F. Coming later . wiH be the_ rest of the alphabet 1 · Please_ add these addresses to your City directories a_nd maps. th ' . - N _26 -Street Short Plat (NR) . Beclan Plat(NR) Bremerton Townhonies Plat (NRj Cair.nes Short Plat Cedar River Station Claremont Plat -Dell Short Plat _ _ Duvall/Mapleside Short Plat Frontier Bank Short Plat Sincerely; Jan Conklin Energy Plari~ Examiner Development Services Division Teiephone: 425"430-7276 #1:platadd Almyer Plat (NR) Benson Trails/Sandhu Plat Brookefield North CavaUa Plat (N R) Chelan Ridge/Vuong Delaney Park Plat· Dewitt Short Plat (NR} Eastwood/Olympus Villa Plat Renton City-Hall · ~ ·1055 Sciuth Grady Way • Renton, Washington 9805.7 • ._renton.;_,a_g·_oV _ .. PID PLATNAME PLATLOT PSTLADDRESS 1137450010 BROOKEFIELD NORTH 1 5102 NE 11th Ct 1137450020 BROOKEFIELD NORTH 2 5108 NE 11th Ct 1137450030 BROOKEFIELD NORTH 3 5126 NE 11th Ct 1137450040 BROOKEFIELD NORTH 4 5132 NE 11th Ct 1137450050 BROOKEFIELD NORTH 5 5200 NE 11th Ct 1137450060 BROOKEFIELD NORTH 6 5204 NE 11th Ct 1137450070 BROOKEFIELD NORTH 7 5216 NE 11th Ct 1137450080 BROOKEFIELD NORTH 8 5220 NE 11th Ct 1137450090 BROOKEFIELD NORTH 9 5224 NE 11th Ct 1137450100 BROOKEFIELD NORTH 10 5230 NE 11th Ct 1137450110 BROOKEFIELD NORTH 11 5236 NE 11th Ct 1137450120 BROOKEFIELD NORTH 12 5114 NE 11th Ct 1137450130 BROOKEFIELD NORTH 13 5120 NE 11th Ct 1137450140 BROOKEFIELD NORTH 14 5208 NE 11th Ct 1137450150 BROOKEFIELD NORTH 15 5212 NE 11th Ct 1137450160 BROOKEFIELD NORTH TRACT A From: To: Date: Subject: Bev Miller Rocale Timmons Stacy Tucker 4/2/2008 4:24:03 PM Party of Record Request 14109 SE 182nd Street Renton, WA 98058 206-229-2349 Can you please make her a party of record for the following files. LUA07-041 LUA07-012 LUA06-087 LUA07-032 LUA04-149 Thank you, Stacy. Rocale Timmons City of Renton Development Services 1055 S. Grady Way Renton, WA 98057 (425) 430-7219 (425) 430-7300 rtimmons@ci.renton.wa.us ""'y 0 it" CITY :>F RENTON City Clerk Bonnie I. Walton o~~) ~ ~ ; Kathy Keolker, Mayor ~N·ro,)'--...;...------------------------- June 12, 2007 Darrell Offe Offe Engineer PLLC 13932 SE 159th Place Renton, WA 98058 Lill\ -0,-01:i. Re: Brookefield North Preliminary Plat, LUA-65 131, PP, ECF 1154 and 1160 Hoquiam A venue NE Applicant: Cambridge Investments, LLC Dear Mr. Offe: At the regular Council meeting of June 11, 2007, the Renton City Council adopted the recommendation of the hearing examiner to approve the referenced preliminary plat, subject to conditions to be met at later stages of the platting process. Pursuant to RCW, a final plat meeting all requirements of State law and Renton Municipal Code shall be submitted to the City for approval within five years of the date of preliminary plat approval. If l can provide additional information or assistance, please feel free to call. Sincerely, Bonnie I. Walton City Clerk cc: Mayor Kathy Keolker Council President Toni Nelson Jennifer Henning, Principal Planner Parties of Record (3) -1-0-55-So_u_th_G_r_a-dy-W-ay_-_R_e_n_to_n_, W_as_h_in-gt-on-9-80_5_7 ___ ( 4-2-5)_4_3-0--6-51_0_/_F_AX_(_42_5_) _43-0--6-5-16-~ @ This papercon\a1ri~ 50% recydr'rl material. 30°rQ post consumer AE-lEAD OF THE CLRVE Parties of Record: > Elizabeth Higgins, Development Services Division > Kayren Kittrick, Development Services Division > Nancy Villaluz 5311 NE I Ith Court Renton, WA 98059 Jwie 11, 2007 Fire: Emergency Management Performance Grant, WA State Military Department, Budget Amend Plat: Brookefield North, Hoquiam Ave NE, PP-07-012 Utility: Surface Water Utility Master Plan Utility: Water Use Efficiency Plan, RW Beck UNFINISHED BUSINESS Annexation: New Life -Aqua Barn, Maple Valley Hwy Renton City Council Minutes Page 199 Fire Department recommended approval of an agreement with the Washington State Military Department to provide Department of Homeland Security Emergency Management Perforn1ance Grant funds in the amount of $66,714, and approval for appropriation and expenditure of the funds to support the emergency management program, Council concur. (See page 202 for resolution and ordinance.) iHearing Examiner recommended approval, with conditions, of the Brookefield [North Preliminary Plat: 15 single-family lots on 2.17 acres located at 1154 and 1160 Hoquiam Ave. NE. Council concur. Utility Systems Division recommended approval to adopt a Surface Water Utility Master Plan upon completion of review. Refer to Utilities Committee. Utility Systems Division recommended approval of an agreement in the amount of$92,999 with R.W. Beck, Inc. for development ofa Water Use Efficiency Plan. Council concur. MOVED BY NELSON. SECONDED BY CORMAN, COUNCIL APPROVE THE CONSENT AGENDA AS PRESENTED. CARRIED. MOVED BY NELSON. SECONDED BY CORMAN, COUNCIL REMOVE FROM THE TABLE THE NEW LIFE -AQUA BARN ANNEXATION. CARRIED. Economic Dewlopment Administrator Pietsch stated that the decision before Council is whether to move forward with the New Life -Aqua Barn Annexation boundary as is, or to expand the boundary to include the Maple Ridge Estates area. He pointed out I hat as far as he knows, the property owners of parcels located south of Maple Ridge Estates, the only access for which is through Maple Ridge Estates, have not been contacted regarding their interest in annexation to Renton. Mr. Pietsch also pointed out that the inclusion of the Elliot farn1s subdivision is not recommended. In response to Council inquiries, Mr. Pietsch stated that Maple Ridge Estates cannot pursue annexation on its own as it is not timely, and the subdivision is not located directly adjacent to the City. In regards to the subject annexation, he explained that once the 60% petition is circulated, the signatures collected are good for 180 days. \.1r. Pietsch indicated that Maple Ridge Estates can ask the Boundary Review Board (BRB) for removal from the Fairwood Incorporation's boundaries. Mr. Pietsch further noted that the Elliott Farn1s subdivision will not technically become an unincorporated island and most likely will not be included in the subject annexation by the BRB. Councilmembers Persson and Clawson each noted the difficulty of the decision. Mr. Corman inquired if anyone was present in the audience who resides in the subdivision to ihc south of Maple Ridge Estates and can discuss the road that accesses the subdi\·ision. Sylvia Dailey, 13970 SE 159th Pl., Renton, 98058, noted that her residence is located on the street in question, as well as her son's (previous speaker Scott Dideon). She explained that the reason the area was thought to be a separate subdivision is because the 25 properties are called View Point at Maple Ridge Estates. Ms. Dailey reported that she and her son visited homes along SE 159th Pl. and the majority of those they spoke with expressed interest in annexing to Renton. She indicated that the data that previous speaker Bill Hulten collected included View Point and Maple Ridge Estates. C OF RENTON COUNCIL AGENDA LL I Al#: ~· I Submitting Data: For Agenda of: 6/11/07 Dept/Div/Board .. Hearing Examiner Staff Contact.. .... Fred J. Kaufman, ext. 6515 Agenda Status Consent.. ............ X Subject: Public Hearing .. Correspondence .. Brookefield North Preliminary Plat Ordinance ............. File No. LUA-G5-lll, PP, ECF Resolution ............ Ill, ~\1-Old Business ........ Exhibits: New Business ....... Hearing Examiner's Report and Recommendation Study Sessions ...... Legal Description and Vicinity Map Information ......... Recommended Action: Approvals: Legal Dept.. ...... . Council Concur Finance Dept.. ... . Other. ............. . Fiscal Impact: Expenditure Required .. . NIA Transfer/ Amendment. ..... . Amount Budgeted ...... . Revenue Generated ........ . Total Project Budget City Share Total Project.. SUMMARY OF ACTION: The hearing was held on April 17, 2007. The Hearing Examiner's Report and Recommendation on the Brookefield North Preliminary Plat was published on May I, 2007. The appeal period ended on May 15, 2007. No appeals were filed. The Examiner recommends approval of the proposed preliminary plat subject to the conditions outlined on page 7 of the Examiner's Report and Recommendation. Conditions placed on this project are to be met at later stages of the platting process. STAFF RECOMMENDATION: Approve the Brookefield North Preliminary Plat with conditions as outlined in the Examiner's Report and Recommendation. Rcntonnct/agnbill/ bh Minutes APPLICANT: CONTACT: LOCATION: SUMMARY OF REQUEST: SUMMARY OF ACTION: OFFICE OF THE HEARING EXAMINER CITY OF RENTON Camhridge Investments, LLC Darrell Offe Offr, Engineer PLLC 13932 SE 159th Place Renton, WA 98058 llrookefield North Preliminary Plat FIie No.: LUA 05-131, PP, ECF I I 5 4 and 1160 Hoquiam Avenue NE May I, 2007 Approval to subdivide a two parcels ofland totaling 2.17 acres mto lots suitable for single-family residential development. Development Services Recommendation: Approve subject to conditions DEVELOPMENT SERVICES REPORT: The Development Services Report was received by the Examiner on April 10, 2007. PUBLIC HEARING: After reviewing the Development Services Report, examining a-·ailable information on file with the application, field checking the property and surrounding area; the Examiner conducted a public hearing on the subject as follows: :\fl'.'IUTES The following minutes are a summary of the April 17, 2007 hearing. The legal record is recorded 011 CD. The hearing opened on Tuesday, April 17, 2007, at 9:00 a.m. in the Council Chambers on the seventh floor of the Renton City Hall. Parties wishing to testify were affirmed by the Examiner. The following exhibits were entered into the record: Exhibit No. 1: Yellow file containing the original Exhibit No. 2: Neighborhood Detail Map application, proof of posting, proof of publicat1on and other documentation pertinent to this request. Exhibit No. 3: Site Plan Exhibit No. 4: Zoning Map Exhibit No. 5: Copy of the final plat of Brookefield Exhibit No. 6: Certificate of Water Availability II, sheets 2, 3, and 4 Brookefield North Preliminar) File No.: LUA-05-131, PP, ECr May I, 2007 Page2 Exhibit No. 7: Drainage plan for Brookefield North Exhibit No. 9: Lot 16 Recording for easements: #20060313001960 Exhibit No. 11: Tree Retention Plan Exhibit No. 13: Grading Plan Exhibit No. 8: Original Tax Real Estate Excise Tax Affidavit (2 sheets) Exhibit No. IO: Recording from Brookefield II HOA- Tract C easement: #2006031300200 I Exhibit No. 12: Landscape Plan showing slope profiles The hearing opened with a presentation of the staff report by Elizabeth Higgins, Senior Planner, Development Services, City of Renton, 1055 S Grady Way, Renton, Washington 98055. The proposed land use action is a subdivision of approximately 2.17 acres of land that would be divided into lots suitable for residential single- family development. The property is located on the east side of Hoquiam Avenue NE, due east of Hazen High School. It is in a recently annexed area of the City of Renton. The property consists of two tax parcels that have existing homes and outbuildings, all of these structures would be removed. The proposal is to subdivide the property into 15 lots and one tract for surface water management. The project is associated with an earlier 16-lot subdivision known as Brookefield II. This project abuts the property to the south. The entryway was completed with half street improvements. The project today would complete NE 11 '" Court with the remaining half street improvements including the completion of the cul-de-sac. The area has a comprehensive plan land use designation of Residential Single-Family within the Residential 8 (R-8) zone. The net density is 7 .93 dwelling units per net acre which is within the range of allowable density in the R-8 zone. Lots would range in size from 4,573 sfto 6,125 sf, which is within the range of allowable lot size. Access to the site would be via an existing cul-de-sac public street, NE 11th Court. Two private streets would serve lots located on the north portion of the subdivision. Site preparation for development would include the removal of vegetation and trees for roadways, utilities and building pads. A public pedestrian connection from the street ends of the private streets to the north property boundary with the potential of continuing pedestrian access to the north should that property be developed. The ERC issued a Determination of Non-Significance -Mitigated, which included six mitigation measures. No appeals were filed. Fire, Traffic and Park Mitigation fees were imposed on this project. This plat meets the objectives of the community design element with the use of a grid pattern that is consistent with the City ofRenton's street patterns, it provides pedestrian connection to the north, and most lots will front on public streets. Street trees would be planted along residential streets and a detailed landscape plan would be submitted at the time of building permit review. Maintenance of common areas would be the responsibility of a Homeowners' Association. This plat would have a 42-foot right-of-way, which is narrower than a standard right-of-way, there would be sidewalks along the public street and all utility lines would be placed underground. : Brookefield North Preliminai, at File No.: LUA-05-131, PP, ECF May l, 2007 Page 3 The project would provide 15 new homes and would be in the high-end range for the Residential-8 zone. The lots would all be larger than 4,500 square feet. All setbacks would meet the requirements for the development standards for the zone. There is a I 5-foot side setbacks required from private access easements. The half-street improvements would be required on NE l l u, Cou11 and to add curb, gutter, sidewalk and street lighting to the east side of Hoquiam Ave NE. The project is located within the Renton School District and they have indicated that they can handle the proposed 7 additional students. Landscaping of the stormwater tract is also required. R_arrell Offe, Offe Engineers PLLC, 13932 SE 159'" Place, Renton stated that he is the project engineer. They have been working for three years to get the project annexed into the City. A copy of the final plat of Brookeficld II, sheets 2, 3, and 4, which shows the extension of NE I I th as it relates to the development today. A portion of the existing fence will be removed at the time that the remaining portion of the half street is improved. NE 11 'h Court is actually larger than a half street improvement, there is 35-feet of dedicated right-of- way to the City of Renton that abuts their property line. This development will dedicate an additional seven feet of right-of-way and make improvements of two additional feet of asphalt plus vertical curb, gutter and sidewalk. They will not be dedicating along Hoquiam, that is a 60-foot right-of-way and the City didn't ask for any additional right-ol~way. The four homes that arc to be built in the back do have longer driveways and the Jots are larger than normal they have extra depth to accommodate residents making turns so they don't have to back out the long driveways. The developer has been doing this for over ten years and these types oflots appear to be desired by the public. The property to the north currently has a right-ol~way and a power line easement down NE 12"', the access will come off the extension of 12'h with no access onto Hoquiam due to the activity with the high school. They are at the extent for a gravity sewer to the south, the property to the north and up to Sunset will require a pump station that will generate a lot of cost and a lot of development. The area was zoned R-1, it is unlikely that the pump station will be built unless the City contributes to the cost. Nancy Villaluz, 5311 NE I l u, Court, Renton 98059 stated that she is the president of the Homeowners' Association for Brookefield II located at the south end of NE 11th Court. They have a boundary issue, the applicant did acquire an easement for the water along the southeast comer of the proposed plat. There is a strip of land that appears to be a straight line and it should not be, the pavement at the end of the tract is not the end of the properiy line. The property they acquired did not extend into the "T" of the private road. The Homeowners' Association has planted trees along the boundary that they do not want disturbed when the drainage pond is installed. They have consulted with an attorney regarding the sale of the water easements, it appears that for $100 the Homeowners' Association sold the water rights, but this seems to not have benefited the Association, and both the grantor and grantee are the same signature. It appears that the builder sold it from himself to himself. Brookefield North Prelirninar file No.: LUA-05-131, PP, ECJ-< May I, 2007 Page 4 Lot 16 of Brookefield II was already under contract in escrow when the I 0-feet along the west end of the property with an additional IO-feet along the north end was sold off for a mere $100 without any notification or any change to their sale contract. There were not notified of this transaction. Regarding the significance of trees, the City stated that there were no significant trees, they have looked at the trees that were mapped on the plat, some of the larger trees should be spared. The significant open area, Tract C for Brookefield II sustained significant damage in the recent wind storm, 60% of the trees have been blown down. The homeowners from their association has discussed the traffic, they have been welcoming the development across the street with the removal of the fence and completion of the road and addition of houses. They do question the fact that the driveways would be offset, there would be more traffic than normal with the excess driveways. Because of the school and the neighborhood there are a significant number of children, their safety is of great concern. They would request a full right-of-way rather than the smaller sized roadway as the applicant has requested. Kayren Kittrick, Development Services stated that the 42-foot street is a standard throughout the City for residential areas, it allows for two lanes of traffic, parking on both sides with 20-feet of clear roadway. She asked that an additional condition be added, Lots 1 and 12 should have no access to Hoquiam. The preference would be shared driveways for Lots 2 & 3 and Lots 6 & 7. Tract A on Brookefield II is an access tract, it was created for access to all of the lots in the back, it was also created to give access to Tract B, the storm drainage and for maintenance. Ms. Higgins stated that the access to the back lots is via easements from Lots 2 & 3 and Lots 6 & 7, ten feet from each side. Mr. Offe addressed the issue of the easement with regard to the stormwater outfall. On Exhibit 5, which shows Lots 14, 15, and 16, Tract A (the 'T" shaped tract) in Brookefield II. On Lot 16 and Tract C there is a recorded I 0-foot water easement along the west side of Lot 16 and a 15-foot water easement along the north side of Lot 16 and Tract C to Water District 90 for a future extension. The developer acquired from Sound Built Hornes, while Lot 16 was being built, a 10' x 16' easement in the comer, along and concurrent with the water district easements. The detention vault will be covered, it will be narrow and long the trees planted by the HOA, if they are on their property, they will not touch them. They will not be working in the southeast comer at all. Ms. Higgins stated that the applicant submitted a tree inventory. It shows one existing tree that is to be retained on the west side of the property, a 22" Cedar. Since the big windstorm, a lot of trees are no long standing and tree inventories are incorrect. Most of the trees are located on the eastern side of the property. The Renton Tree Retention Determination made by the Director, identifying trees that should be protected and those that are not considered worthy of protection. In that determination, Cottonwood, Alders, Birch, Aspen, etc are not considered worthy of protection. They are brittle and do fall during heavy windstorms. The slopes on the property show the existing topography of the site with a 9% slope across Lots 9, 10 and the north part of Lot 11. Where the cul-de-sac needs to be completed the existing slope is about 21 %, in order to get an acceptable grade there will have to be grading. The proposed grading plan shows how the 21 % slope will be accommodated back on the Tracts. Where there is this type of grading, all the trees will have to be removed. ,· Brookefield North Preliminal) <1t File No.: LUA-05-131, PP, ECF May 1, 2007 Page 5 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 10:21 a.m. FINDINGS, CONCLUSIONS & RECOMI\JENDATION Having reviewed the record in this matter, the Exammer now makes and enters the following: FINDINGS: 1. The applicant, Cambridge Investments, LLC. filed a request for a Preliminary Plat. 2. The yellow file containing the staff report, the State Environmental Policy Act (SEPA) documentation and other pertinent mate1ials was entered into the record as Exhibit # l. 3. The Environmental Review Committee (ERC), the City's responsible official issued a Determination of Non-Significance -Mitigated (DNS-M). 4. The subject proposal was reviewed by all departments with an interest in the matter. 5. The subject site is located at 1154 and 1160 Hoquiam Avenue NE. The subject site is localed on the east side of Hoquiam just north of NE 11th Court. 6. The map element of the Comprehensive Plan designates the area in which the subject site is located as suitable for the development of single-family uses, but does not mandate such development without consideration of other policies of the Plan. 7. The subject site is currently zoned R-8 (Smgle Family -8 dwelling units/acre). 8. The subject site was annexed to the City with the adoption of Ordinance 5223 enacted in October 2006. 9. The subject site is approximately 2.17 acres or 94,706 square feet. The site is approximately 630 feet deep ( east to west) and approximately 150 feet wide along Hoquiam. Two existing homes on the subject site will be removed if the plat is approved. 10. Honey Creek is located east of the subject site and prevents access or through access to the east. Brookefield II, a previously approved plat, is located along the south and east edge of this property and provides the south portion of NE 11th Court that will provide access. Due to Honey Creek, 11th Court will be a cul-de-sac roadway. 11. There are 33 alder trees, 20 cottonwoods and one fir and one hemlock. Only the two later trees are protected trees according to staff. There arc some larger other trees on the subject site as reported by neighbors but none of the trees are significant species. The applicant will be leaving some trees if appropriate and will not be directly affecting trees on neighboring properties. Tree removal on the subject site might affect trees on adjacent sites by removing the "wind break affect." 12. The applicant proposes dividing the subject site into 15 lots. One tract for storm water will be created along the east edge of the plat. 13. Eleven lots will be located along the north side of NE 11th Court. Four lots will be created along the north prope1ty line that gain their access via two private roads. The private roads will be located Brookefield North Preliminaf) t File No.: LUA-05-131, PP, ECF May 1, 2007 Page 6 between Proposed Lots 2 and 3 and 6 and 7 and provide access to Proposed Lots 12 and 13 and 14 and 15, respectively. The lots along I Ith Court will be oriented north to south while the interior lots will be oriented east to west. Staff has recommended that Proposed Lots 12 and 13 have their front yards facing each other and a similar arrangement for Proposed Lots 14 and 15. 14. As noted above, NE 11th Court will end in a cul-de-sac providing access to the subject site as well as the adjoining property to the south and east. Staff has recommended that pedestrian access be provided to the north via the two private streets. Staff has also recommended that there be no direct access to Hoquiam from any proposed lot. 15. The density for the plat would be 7.3 dwelling units per acre after subtracting roadways. 16. Regulations require street trees and trees in the front yards of homes. 17. The subject site is located within the Renton School District. The project is expected to generate approximately 6 or 7 school age children. These students would be spread across the grades and would be assigned on a space available basis. 18. The development will increase traffic approximately 10 trips per unit or approximately 150 trips for the proposed plat. Approximately ten percent of the trips, or approximately 15 additional peak hour trips will be generated in the morning and evening. 19. Stormwater will be contained in a vault located on a tract at the eastern edge of the plat. The vault may have an exposed wall located along its eastern edge but is proposed to be setback from the property line. 20. Sewer will be provided in NE I Ith Court. Domestic water will be provided by Water District 90 and a certificate of availability has been provided. 21. Neighbors expressed some concern about the way property was conveyed between the various ownerships of the subject site and surrounding property. These are not issues subject to this review. The applicant cannot trespass on adjacent property while developing the subject site. CONCLUSIONS: 1. The proposed plat appears to serve the public use and interest. It provides rectangular lots that meet code requirements and that have appropriate access to roads and utilities. 2. The development of the new lots will obviously affect neighboring properties both during construction and once occupied by new residents. These impacts were anticipated when the site was zoned for additional single-family homes. The plat meets the City's density requirements and provides infill where utilities are available. 3. The development will increase the tax base of the City and the collection of mitigation fees will further help offset the impacts of the new development on the City's parks, roads and emergency services. The completion of the cul-de-sac will also help emergency access to the subject site and adjoining properties. 4. The staff recommendations on home orientation for Proposed Lots 12 and 13 and 14 and 15 seems appropriate given their juxtaposition to one another, their access roads and their southern neighbors. . Brookefield North Prelimina., _ .at File No.: LUA-05-131, PP, ECF May I, 2007 Page 7 5. Staff's recommendation for pedestrian access to the north through the private roads is appropriate under the City's Community Design policies 15, 26 and 60. It will provide internal links for pedestrians to mingle with neighbors or future neighbors tying the various communities to one another. 6. As noted, the applicant cannot adversely affect neighboring properties directly but the consequences of removing trees on the subject site may not be completely avoidable. The applicant is free to work with neighbors to preserve additional trees as appropriate. 7. In conclusion, the plat is appropriate and the City Council should approve the proposed plat. RECOMMENDATION: The City Council should approve the Preliminary Plat subject to the following conditions: 1. The applicant shall comply with the conditions imposed by the ERC. 2. Pedestrian access shall be provided to the property located north of the proposed project from the north ends of the two private streets. 3. A detailed landscape plan shall be submitted to the Development Services Project Manager for review and approval prior to final plat recording. 4. A homeowners' association shall be created concurrently with the recording of the final plat in order to establish maintenance responsibilities for all shared improvements. A draft of the document shall be submitted to the City of Renton Development Services Division for review and approval by the City Attorney and Property Services section prior to recording of the final plat 5. A site layout that has the front yards of Lots 12 and 13 facing each other and accessed from Street A and Lots 14 and 15 facing each other and accessed from Street B shall be a condition of approval and shall be so noted on the face of the plat. 6. The face of the plat shall include language that prohibits direct access to Hoquiam from any of the proposed lots. ORDERED THIS 8"' day of March 2007. FREDJ.KA~ HEARING EXAMINER TRANSMITTED THIS 1st day of May 2007 to the parties of record: Elizabeth Higgins 1055 S Grady Way Renton, WA 98055 Nancy Villaluz 5311 NE 11 '" Court Renton, WA 98059 Darrell Offe 13932 SE 159'" Place Renton. WA 98058 Brookefield North Preliminal) File No.: LUA-05-131, PP, ECF May!, 2007 Page 8 Kayren Kittrick 1055 S Grady Way Renton, WA 98055 TRANSMITTED THIS I" day of May 2007 to the following: Mayor Kathy Keolker Jay Covington, Chief Administrative Officer Julia Medzegian, Council Liaison Gregg Zimmerman, PBPW Administrator Alex Pietsch, Economic Development Jennifer Henning, Development Services Stacy Tucker, Development Services King County Journal Larry Rude, Fire Larry Meckling, Building Official Planning Commission Transportation Division Utilities Division Neil Watts, Development Services Janet Conklin, Development Services Pursuant to Title IV, Chapter 8, Section IOOGofthe City's Code, request for reconsideration must be filed in writing on or before 5:00 p.m., May 15, 2007. 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. An appeal must be filed in writing on or before 5:00 p.m., May 15, 2007. 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. Project Location: 1154 and 1160 Hoquiam Avenue NE ~ Note: Kappllcanf' is the project proponent and applicant for tl1e current land use action. References to future responsibilities of the Kapplicant'' should be interpreted to mean future landowner, developer, or project proponent. Development approvals and conditions of approval are associated with the projecVproperty and not individuals. r<:..._8- L.. I ,: 0: R-82" : ·z NEl 9tnSt 1 R-8 f------~~ ~-s ' '--·--\ --·---L~--., <Cl; ······ - RM-F CA .. ' :\R-1 t ZONING •: ,~ _R B _ ... -R=:4 __ "----'-:.-J -l§E 117th '-· ... --~. ---~ ..... g ~-----· --------- ; _____ --·----------~ ---: ~--~-- I 1~-----1 I I !I 11 < F6 · 15 T23N R5E E 1/2 • ,,, ••• ----Renton City Umit# 1:411100 e P/B/PW TECHNJCAL SERVICES OUl6/06 10 T23N R5E EXHIBIT 4 City of Renton P!BIPW Oeparlmenl BROOKEFIELO NORTH PRELIMINARY PLAT PUBLIC HEARING DATE APRIL 17, 2007 Preliminary Repott to the Hearing Examiner LUA-07-013, ECF, PP Page 4 of 11 Lots would range in size from 4,573 sf to 6,125 sf The average lot size would be 5,249 sf Access will be from an existing cul-de-sac public street, NE 11th Court, which was recently improved as part of the Brookefield II subdivision. Brookefield North development would result in completion of improvements to the north side of this street Two private streets would serve lots located on the north portion of the subdivision, Site preparation for development of the plat would include the removal of vegetation and trees for roadways, utilities and building pads. 2. ENVIRONMENTAL REVIEW Pursuant to the City of Renton's Environmental Ordinance and SEPA (RCW 43.21 C, 1971 as amended), on March 5, 2007 the Environmental Review Committee issued a Determination of Non-Significance -Mitigated (DNS-M) for the Brookefield North Preliminary Plat The DNS-M included six (6) mitigation measures. A 14-day appeal period commenced on March 12, 2007 and ended on March 26, 2007. No appeals were filed. 3. COMPLIANCE WITH ERC MITIGATION MEASURES Based on an analysis of the probable impacts from the proposal, the Environmental Review Committee (ERC) issued the following mitigation measures with the Detenmination of Non- Significance -Mitigated (DNS-M): 1. The applicant will be required to comply with the recommendations included in the geotechnical report "Geotechnical Engineering Report, Brookfield [sic] North Preliminary Plat," by Dennis Joule, PE, dated February 1, 2005. 2, This project shall be subject to the 2005 King County Surface Water Design Manual for both detention and water quality facilities. 3. The applicant shall be required to provide a Temporary Erosion and Sedimentation Control Plan (TESCP) designed pursuant to the Department of Ecology's Erosion and Sediment Control Requirements outlined in Volume II of the most recent Department of Ecology Stormwater Management Manual. 4. The applicant shall pay the appropriate Traffic Mitigation Fee based on $75.00 per each new average daily trip associated with the project prior to the recording of the final plat. 5. The applicant shall pay the appropriate Fire Mitigation Fee based on a rate of $488,00 per new single-family lot prior to the recording of the final plat. 6. The applicant shall pay the appropriate Parks Mitigation Fee based on $530,76 per new single-family lot prior to the recording of the final plat. 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. HEX report Brookcfie!d N.doc / 20060630001478,J; EXHIBIT A LEGAL DESCRIPTION The South 65 feet of the North 165 reet of the Wen 15-0 feet of the South 1/2 of the Northeast 1/4 of the Northwest 1/4 of the Northeast 1/4 ofSectloa 10, Township 23 North, Range S East, W.M. Except the West 30 feet thereof eouveytd to King County for 142"' Ave. SE by deed recorded under Recording No. 3263478; Situate ID the County of King, State of Washington. D•ed~JTnat #/.IIJ6d 10011-6 J/1-.vO/lrk,c 6112/1005 ·ipt.1.oz:u X.h1g,Ja Docu.me.zit-Y4'U'.N()%1,tb.~ • .voa.rD ~005.630.J.41B .Page, JJ. of 3l. , 616883 cc;:immcmt, pa8 e1I AFFIDAVIT OF SERVICE BY MAILING STATE OF WASHINGTON) ) ss. County of King ) Nancy Thompson being first duly sworn, upon oath, deposes and states: That on the 1" day of May 2007, affiant deposited via the United States Mail 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: SUBSCRIBED AND SWORN to before me this _/jf day of _ _,m'-#->.(t.¥S/ .... ,_/ __ , 2007. Not Public m and for e State of Washington Re ding at f{;e,..,z(h,-., , therein. Application, Petition or Case No.: Brookefield North Preliminary Plat LUA 05-:Hl, PP, ECF . .l{)JJ. The Decision or Recommendation contains a complete list of the Parties of Record. Minutes APPLICANT: CONTACT: LOCATION: SUMMARY OF REQUEST: SUMMARY OF ACTION: OFFICE OF THE HEARING EXAMINER CITY OF RENTON Cambridge Investments, LLC Darrell Offe Offe Engineer PLLC 13932 SE 159"' Place Renton, WA 98058 Brookefield North Preliminary Plat . , File No.: LUA OH:H, PP, ECF C., 7-Z•I o< 1154 and 1160 Hoquiam Avenue NE May I, 2007 Approval to subdivide a two parcels of land totaling 2.17 acres into lots suitable for single-family residential development. Development Services Recommendation: Approve subject to conditions DEVELOPMENT SERVICES REPORT: The Development Services Report was received by the Examiner on April 10, 2007. 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 April 17, 2007 hearing. The legal record is recorded on CD. The hearing opened on Tuesday, April 17, 2007, at 9:00 a.m. in the Council Chambers on the seventh floor of the Renton City Hall. Parties wishing to testify were affirmed by the Examiner. The following exhibits were entered into the record: Exhibit No. 1: Yellow file containing the original Exhibit No. 2: Neighborhood Detail Map application, proof of posting, proof of publication and other documentation pertinent to this request. Exhibit No. 3: Site Plan Exhibit No. 4: Zoning Mao Exhibit No. 5: Copy of the final plat ofBrookefield Exhibit No. 6: Certificate of Water Availability II, sheets 2, 3, and 4 Brookefield North Prelimina,, . 'lat File No.: LUA-05-=tll, PP, ECF May 1, 2007 07-CJ1,;), Page2 Exhibit No. 7: Drainage plan for Brookefield North Exhibit No. 9: Lot 16 Recording for easements: #20060313001960 Exhibit No. 11: Tree Retention Plan Exhibit No. 13: Grading Plan Exhibit No. 8: Original Tax Real Estate Excise Tax Affidavit (2 sheets) Exhibit No. 10: Recording from Brookefield II HOA- Tract C easement: #20060313002001 Exhibit No. 12: Landscape Plan showing slope profiles The hearing opened with a presentation of the staff report by Elizabeth Higgins, Senior Planner, Development Services, City of Renton, 1055 S Grady Way, Renton, Washington 98055. The proposed land use action is a subdivision of approximately 2.17 acres of land that would be divided into lots suitable for residential single- family development. The property is located on the east side of Hoquiam Avenue NE, due east of Hazen High School. It is in a recently annexed area of the City of Renton. The property consists of two tax parcels that have existing homes and outbuildings, all of these structures would be removed. The proposal is to subdivide the property into 15 lots and one tract for surface water management. The project is associated with an earlier 16-lot subdivision known as Brookefield II. This project abuts the property to the south. The entryway was completed with half street improvements. The project today would complete NE 11 '' Court with the remaining half street improvements including the completion of the cul-de-sac. The area has a comprehensive plan land use designation of Residential Single-Family within the Residential 8 (R-8) zone. The net density is 7.93 dwelling units per net acre which is within the range of allowable density in the R-8 zone. Lots would range in size from 4,573 sfto 6,125 sf, which is within the range of allowable lot size. Access to the site would be via an existing cul-de-sac public street, NE 11"' Court. Two private streets would serve lots located on the north portion of the subdivision. Site preparation for development would include the removal of vegetation and trees for roadways, utilities and building pads. A public pedestrian connection from the street ends of the private streets to the north property boundary with the potential of continuing pedestrian access to the north should that property be developed. The ERC issued a Determination of Non-Significance -Mitigated, which included six mitigation measures. No appeals were filed. Fire, Traffic and Park Mitigation fees were imposed on this project. This plat meets the objectives of the community design element with the use of a grid pattern that is consistent with the City ofRenton's street patterns, it provides pedestrian connection to the north, and most lots will front on public streets. Street trees would be planted along residential streets and a detailed landscape plan would be submitted at the time of building permit review. Maintenance of common areas would be the responsibility of a Homeowners' Association. This plat would have a 42-foot right-of-way, which is narrower than a standard right-of-way, there would be sidewalks along the public street and all utility lines would be placed underground. Brookefield North Preliminary Plat File No.: LUA-&5+3-1, PP, ECF May I, 2007 c--i, ·, J.. Page 3 The project would provide 15 new homes and would be in the high-end range for the Residential-8 zone. The lots would all be larger than 4,500 square feet. All setbacks would meet the requirements for the development standards for the zone. There is a 15-foot side setbacks required from private access easements. The half-street improvements would be required on NE 11th Court and to add curb, gutter, sidewalk and street lighting to the east side of Hoquiam Ave NE. The project is located within the Renton School District and they have indicated that they can handle the proposed 7 additional students. Landscaping of the stormwater tract is also required. Darrell Offe, Offe Engineers PLLC, 13932 SE 159'" Place, Renton stated that he is the project engineer. They have been working for three years to get the project annexed into the City. A copy of the final plat of Brookefield II, sheets 2, 3, and 4, which shows the extension of NE 11th as it relates to the development today. A portion of the existing fence will be removed at the time that the remaining portion of the half street is improved. NE 11th Court is actually larger than a half street improvement, there is 35-feet of dedicated right-of- way to the City of Renton that abuts their property line. This development will dedicate an additional seven feet of right-of-way and make improvements of two additional feet of asphalt plus vertical curb, gutter and sidewalk. They will not be dedicating along Hoquiam, that is a 60-foot right-of-way and the City didn't ask for any additional right-of-way. The four homes that are to be built in the back do have longer driveways and the lots are larger than normal they have extra depth to accommodate residents making turns so they don't have to back out the long driveways. The developer has been doing this for over ten years and these types of lots appear to be desired by the public. The property to the north currently has a right-of-way and a power line easement down NE 12'", the access will come off the extension of 12th with no access onto Hoquiam due to the activity with the high school. They are at the extent for a gravity sewer to the south, the property to the north and up to Sunset will require a pump station that will generate a lot of cost and a Jot of development. The area was zoned R-1, it is unlikely that the pump station will be built unless the City contributes to the cost. Nancy Villaluz, 5311 NE 11th Court, Renton 98059 stated that she is the president of the Homeowners' Association for Brookefield II located at the south end of NE 11th Court. They have a boundary issue, the applicant did acquire an easement for the water along the southeast comer of the proposed plat. There is a strip ofland that appears to be a straight line and it should not be, the pavement at the end of the tract is not the end of the property line. The property they acquired did not extend into the "T" of the private road. The Homeowners' Association has planted trees along the boundary that they do not want disturbed when the drainage pond is installed. They have consulted with an attorney regarding the sale of the water easements, it appears that for $100 the Homeowners' Association sold the water rights, but this seems to not have benefited the Association, and both the grantor and grantee are the same signature. It appears that the builder sold it from himself to himself. Brookefield North Preliminar, Plat File No.: LUA-05-+31, PP, ECF May I, 2007 Cl,c\), Page4 Lot 16 ofBrookefield II was already under contract in escrow when the JO-feet along the west end of the property with an additional JO-feet along the north end was sold off for a mere $100 without any notification or any change to their sale contract. There were not notified of this transaction. Regarding the significance of trees, the City stated that there were no significant trees, they have looked at the trees that were mapped on the plat, some of the larger trees should be spared. The significant open area, Tract C for Brookefield II sustained significant damage in the recent wind storm, 60% of the trees have been blown down. The homeowners from their association has discussed the traffic, they have been welcoming the development across the street with the removal of the fence and completion of the road and addition of houses. They do question the fact that the driveways would be offset, there would be more traffic than normal with the excess driveways. Because of the school and the neighborhood there are a significant number of children, their safety is of great concern. They would request a full right-of-way rather than the smaller sized roadway as the applicant has requested. Kayren Kittrick, Development Services stated that the 42-foot street is a standard throughout the City for residential areas, it allows for two lanes of traffic, parking on both sides with 20-feet of clear roadway. She asked that an additional condition be added, Lots I and 12 should have no access to Hoquiam. The preference would be shared driveways for Lots 2 & 3 and Lots 6 & 7. Tract A on Brookefield II is an access tract, it was created for access to all of the lots in the back, it was also created to give access to Tract B, the storm drainage and for maintenance. Ms. Higgins stated that the access to the back lots is via easements from Lots 2 & 3 and Lots 6 & 7, ten feet from each side. Mr. Offe addressed the issue of the easement with regard to the stormwater outfall. On Exhibit 5, which shows Lots 14, 15, and 16, Tract A (the "T" shaped tract) in Brookefield IL On Lot 16 and Tract C there is a recorded JO-foot water easement along the west side of Lot 16 and a 15-foot water easement along the north side of Lot 16 and Tract C to Water District 90 for a future extension. The developer acquired from Sound Built Homes, while Lot 16 was being built, a 10' x 16' easement in the corner, along and concurrent with the water district easements. The detention vault will be covered, it will be narrow and long the trees planted by the HOA, if they are on their property, they will not touch them. They will not be working in the southeast corner at all. Ms. Higgins stated that the applicant submitted a tree inventory. It shows one existing tree that is to be retained on the west side of the property, a 22" Cedar. Since the big windstorm, a lot of trees are no long standing and tree inventories are incorrect. Most of the trees are located on the eastern side of the property. The Renton Tree Retention Determination made by the Director, identifying trees that should be protected and those that are not considered worthy of protection. In that determination, Cottonwood, Alders, Birch, Aspen, etc are not considered worthy of protection. They are brittle and do fall during heavy windstorms. The slopes on the property show the existing topography of the site with a 9% slope across Lots 9, 10 and the north part of Lot 11. Where the cul-de-sac needs to be completed the existing slope is about 21%, in order to get an acceptable grade there will have to be grading. The proposed grading plan shows how the 21 % slope will be accommodated back on the Tracts. Where there is this type of grading, all the trees will have to be removed. Brookefield North Preliminary Plat File No.: LUA-05-Hl, PP, ECF May l, 2007 i• 1.-i;,. Page 5 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 l 0:21 a.m. FINDINGS, CONCLUSIONS & RECOMMENDATION Having reviewed the record in this matter, the Examiner now makes and enters the following: FINDINGS: I. The applicant, Cambridge Investments, LLC, filed a request for a Preliminary Plat. 2. The yellow file containing the staff report, the State Environmental Policy Act (SEPA) documentation and other pertinent materials was entered into the record as Exhibit #I. 3. The Environmental Review Committee (ERC), the City's responsible official issued a Determination of Non-Significance -Mitigated (DNS-M). 4. The subject proposal was reviewed by all departments with an interest in the matter. 5. The subject site is located at 1154 and 1160 Hoquiam Avenue NE. The subject site is located on the east side of Hoquiam just north of NE 11th Court. 6. The map element of the Comprehensive Plan designates the area in which the subject site is located as suitable for the development of single-family uses, but does not mandate such development without consideration of other policies of the Plan. 7. The subject site is currently zoned R-8 (Single Family -8 dwelling units/acre). 8. The subject site was annexed to the City with the adoption of Ordinance 5223 enacted in October 2006. 9. The subject site is approximately 2.17 acres or 94,706 square feet. The site is approximately 630 feet deep (cast to west) and approximately 150 feet wide along Hoquiam. Two existing homes on the subject site will be removed if the plat is approved. 10. Honey Creek is located east of the subject site and prevents access or through access to the east. Brookefield JI, a previously approved plat, is located along the south and east edge of this property and provides the south portion of NE I I th Court that will provide access. Due to Honey Creek, I I th Court will be a cul-de-sac roadway. 11. There are 33 alder trees, 20 cottonwoods and one fir and one hemlock. Only the two later trees are protected trees according to staff. There arc some larger other trees on the subject site as reported by neighbors but none of the trees are significant species. The applicant will be leaving some trees if appropriate and will not be directly affecting trees on neighboring properties. Tree removal on the subject site might affect trees on adjacent sites by removing the "wind break affect." 12. The applicant proposes dividing the subject site into 15 lots. One tract for storm water will be created along the east edge of the plat. 13. Eleven lots will be located along the north side of NE 11th Court. Four lots will be created along the north property line that gain their access via two private roads. The private roads will be located Brookefield North Preliminary Plat File No.: LUA-~!, PP, ECF May 1, 2007 v--F-1')- Page 6 between Proposed Lots 2 and 3 and 6 and 7 and provide access to Proposed Lots 12 and 13 and 14 and 15, respectively. The lots along I !th Court will be oriented north to south while the interior lots will be oriented east to west. Staff has recommended that Proposed Lots 12 and 13 have their front yards facing each other and a similar arrangement for Proposed Lots 14 and 15. 14. As noted above, NE 11th Court will end in a cul-de-sac providing access to the subject site as well as the adjoining property to the south and east. Staff has recommended that pedestrian access be provided to the north via the two private streets. Staff has also recommended that there be no direct access to Hoquiam from any proposed lot. 15. The density for the plat would be 7,3 dwelling units per acre after subtracting roadways. 16. Regulations require street trees and trees in the front yards of homes. 17. The subject site is located within the Renton School District. The project is expected to generate approximately 6 or 7 school age children. These students would be spread across the grades and would be assigned on a space available basis. 18. The development will increase traffic approximately 10 trips per unit or approximately 150 trips for the proposed plat. Approximately ten percent of the trips, or approximately 15 additional peak hour trips will be generated in the morning and evening. 19. Stormwater will be contained in a vault located on a tract at the eastern edge of the plat. The vault may have an exposed wall located along its eastern edge but is proposed to be setback from the property line. 20. Sewer will be provided in NE 11th Court. Domestic water will be provided by Water District 90 and a certificate of availability has been provided. 21. Neighbors expressed some concern about the way property was conveyed between the various ownerships of the subject site and surrounding property. These are not issues subject to this review. The applicant cannot trespass on adjacent property while developing the subject site. CONCLUSIONS: 1. The proposed plat appears to serve the public use and interest. It provides rectangular lots that meet code requirements and that have appropriate access to roads and utilities. 2. The development of the new lots will obviously affect neighboring properties both during construction and once occupied by new residents. These impacts were anticipated when the site was zoned for additional single-family homes. The plat meets the City's density requirements and provides infill where utilities are available. 3. The development will increase the tax base of the City and the collection of mitigation fees will further help offset the impacts of the new development on the City's parks, roads and emergency services. The completion of the cul-de-sac will also help emergency access to the subject site and adjoining properties. 4. The staff recommendations on home orientation for Proposed Lots 12 and 13 and 14 and 15 seems appropriate given their juxtaposition to one another, their access roads and their southern neighbors. Brookefield North Preliminary Plat File No.: LUA-0-5-B·l, PP, ECF May I, 2007 ,· · I ' · t ~ Page 7 5. Staff's recommendation for pedestrian access to the north through the private roads is appropriate under the City's Community Design policies 15, 26 and 60. It will provide internal links for pedestrians to mingle with neighbors or future neighbors tying the various communities to one another. 6. As noted, the applicant cannot adversely affect neighboring properties directly but the consequences of removing trees on the subject site may not be completely avoidable. The applicant is free to work with neighbors to preserve additional trees as appropriate. 7. In conclusion, the plat is appropriate and the City Council should approve the proposed plat. RECOMMENDATION: The City Council should approve the Preliminary Plat subject to the following conditions: 1. The applicant shall comply with the conditions imposed by the ERC. 2. Pedestrian access shall be provided to the property located north of the proposed project from the north ends of the two private streets. 3. A detailed landscape plan shall be submitted to the Development Services Project Manager for review and approval prior to final plat recording. 4. A homeowners' association shall be created concurrently with the recording of the final plat in order to establish maintenance responsibilities for all shared improvements. A draft of the document shall be submitted to the City of Renton Development Services Division for review and approval by the City Attorney and Property Services section prior to recording of the final plat 5. A site layout that has the front yards of Lots 12 and 13 facing each other and accessed from Street A and Lots 14 and 15 facing each other and accessed from Street B shall be a condition of approval and shall be so noted on the face of the plat. 6. The face of the plat shall include language that prohibits direct access to Hoquiam from any of the proposed lots. ORDERED THIS 3th day of March 2007. HEARING EXAMINER TRANSMITTED THIS !st day of May 2007 to the parties ofrecord: Elizabeth Higgins 1055 S Grady Way Renton, WA 98055 Nancy Villaluz 5311 NE 11th Court Renton, WA 98059 Darrell Offe 13932 SE 159th Place Renton, WA 98058 Brookefield North Preliminary Plat File No.: LUA-05-aB-I-, PP, ECF Mayl,2007 CT<-'id' Page 8 Kayren Kittrick 1055 S Grady Way Renton, WA 98055 TRANSMITTED THIS I" day of May 2007 to the following: Mayor Kathy Keolker Jay Covington, Chief Administrative Officer Julia Medzegian, Council Liaison Gregg Zimmerman, PBPW Administrator Alex Pietsch, Economic Development Jennifer Henning, Development Services Stacy Tucker, Development Services King County Journal Larry Rude, Fire Larry Meckling, Building Official Planning Commission Transportation Division Utilities Division Neil Watts, Development Services Janet Conklin, Development Services Pursuant to Title IV, Chapter 8, Section lOOGofthe City's Code, request for reconsideration must be filed in writing on or before 5:00 p.m., May 15, 2007. 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. An appeal must be filed in writing on or before 5:00 p.m., May 15. 2007. 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. Project Location: 1154 and 1160 Hoquiam Avenue NE * Note: Mapplicant" is the project proponent and applicant for the current land use action. References to future responsibilities of the liapplicant" should be interpreted to mean future landowner, developer, or project proponent. Development approvals and conditions of approval are associated with the projecUproperty and not individuals. . r ,, L.. I ,a: °' r<-8 tJ .~.·· NE 10th St. RM-F { c~ " ,. .... ) !~-1 ZONING .· --......!. ·--~t-8 ( ·--··-~-·····-····~· ""--, --·---~-----· --·--------·- ; .:::~:-t--._ -------- . . F6 · 15 T23N R5E E 1/2 e = TECHNICAL SD.VICES • / SE la .. LIJ 10 T23N R5E EXHIBIT 4 City of Renton PA3/PW Department BROOKEFIELD NORTH PRELIMINARY PLAT PUBLIC HEARING DA TE: APRIL 17, 2007 Preliminary Report to the Hearing Examiner LUA-07-013, ECF, PP Page 4 of 11 Lots would range in size from 4,573 sf to 6,125 sf. The average lot size would be 5,249 sf. Access will be from an existing cul-de-sac public street, NE 11 '" Court, which was recently improved as part of the Brookefield 11 subdivision. Brookefield North development would result in completion of improvements to the north side of this street. Two private streets would serve lots located on the north portion of the subdivision. Site preparation for development of the plat would include the removal of vegetation and trees for roadways, utilities and building pads. 2. ENVIRONMENTAL REVIEW Pursuant to the City of Renton's Environmental Ordinance and SEPA (RCW 43.21 C, 1971 as amended), on March 5, 2007 the Environmental Review Committee issued a Determination of Non-Significance -Mitigated (DNS-M) for the Brookefield North Preliminary Plat. The DNS-M included six (6) mitigation measures. A 14-day appeal period commenced on March 12, 2007 and ended on March 26, 2007. No appeals were filed. 3. COMPLIANCE WITH ERC MITIGATION MEASURES Based on an analysis of the probable impacts from the proposal, the Environmental Review Committee (ERC) issued the following mitigation measures with the Determination of Non- Significance -Mitigated (DNS-M): 1. The applicant will be required to comply with the recommendations included in the geotechnical report "Geotechnical Engineering Report, Brookfield [sic] North Preliminary Plat," by Dennis Joule, PE, dated February 1, 2005. 2. This project shall be subjecl to the 2005 King County Surface Water Design Manual for both detention and water quality facilities. 3. The applicant shall be required to provide a Temporary Erosion and Sedimentation Control Plan (TESCP) designed pursuant to the Department of Ecology's Erosion and Sediment Control Requirements outlined in Volume II of the most recent Department of Ecology Stormwater Management Manual. 4. The applicant shall pay the appropriate Traffic Mitigation Fee based on $75.00 per each new average daily trip associated with the project prior to the recording of the final plat. 5. The applicant shall pay the appropriate Fire Mitigation Fee based on a rate of $488.00 per new single-family lot prior to the recording of the final plat. 6. The applicant shall pay the appropriate Parks Mitigation Fee based on $530. 76 per new single-family lot prior to the recording of the final plat. 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. HEX report Brookefield N.doc ""'y 0 o~,~ ;.,;; CITY ->F RENTON ·~ + ~ -~ Kathy Keolker, Mayor ?3NctO May 3, 2007 Dale Huffman Cambridge Investments, LLC 1800 NE 44th Street, Ste. 200 Renton, WA 98056 Re: Bookefield North Preliminary Plat Decision LUA 07-012 PP, ECF Dear Mr. Huffman: Hearing Examiner Fred J. Kaufman It has come to our attention that the file number listed on the Hearing Examiner's decision was incorrect. The correct file number should be LUA 07-012, PP, ECF. Please note the change on your copy for future reference. We are sorry for any inconvenience this may have caused you. Sincerely, / i i ,.' Nancy Thompson Secretary to Hearing Examiner City of Renton FK/nt cc: All Parties of Record ----I-0-55_S_o_u_th_G_r-ad_y_W-ay---R-e_n_to_n_, W-as-h-in-gt_o_n._9_8_05-5---(4_2_5_) 4-3-0--6-5-15 ____ ·~ @ This paper contains 50°/o recycled material, 30% post consumer AHEAD OF THE ClJRV E DATE: TO: FROM: SUBJECT: CITY OF RENTON ADMINISTRATIVE/JUDICIAL/LEGAL SERVICES MEMORANDUM April 10,2007 Elizabeth Higgins, Development Services Brookfield North Preliminary Plat LUA 07-012, PP, ECF The Brookfield North Preliminary Plat was rescheduled at the request of the applicant due to the unavailability of the project engineer. The new hearing date is April 17, 2007. ~~ "'"' y (~~ u .!..E> • ~ • Planning/Building/PublicWorks Department ~ ~ 2': Kathy Keo Iker, Mayor Gregg Zimmerman P .E., Administrator ~N~O!r~~~~~~~~~~~~~~~~~~~~~~~ April I 0, 2007 Darrell Offe Offe Engineers, PLLC 13932 SE 159th Place Renton, WA 98058 SUBJECT: Brookefield North PrcliminarJ LUA07-012, PP, ECF Dear Mr. Offe: This letter is to inform you that the appeal pe1 Review Committee's (ERC) Determination referenced project. No appeals were filed on the ERC detem1inau must comply with all ERC Mitigation Measures outlined in the Report and Decision dated March 5, 2007. A Hearing Examiner Public Hearing has been scheduled for April 17, 2007. The applicant or representative(s) of the applicant are required to be present. Enclosed is a copy of the Preliminary Report to the Hearing Examiner for your review. If you have any questions, please feel free to contact me at (425) 430-7382. For the Environmental Review Committee, £/;7 /l,J;;.d£._ J~r-- Elizabeth Higgins, AICP Senior Planner Enclosure cc: Dale Huffman, Verdie Querin, Trustee Qucrin Family Trust/ Owner Lisa Arnold, Kimwah Ricky Lai, Claudia Donnelly/ Parties of Record -------l-05_5_S_o_ut_h_G_ra_d_y_W_a_y __ -R-en_t_on-.-\\-,a-sh-in_g_to_n_9_8_0_57 _______ ~ ~-···· ,\Hl:.:\D OF THE Cl1 RV E I > • -. .r / f "'~y o CIT~ '-----F RENTON ~~~., ~ Planning/Building/Public Works Department ~ -~ Kathy Keolker, Mayor Gregg Zimmerman P .E., Administrator ,r~'N'fOI)'--~-------------------- April 10, 2007 Darrell Offe Offe Engineers, PLLC 13932 SE 1591" Place Renton, WA 98058 Subject: Brookfield North Preliminary Plat LUA07-012, PP, ECF DearMr.O~ The Property Services Section of the City of Renton has provided the following comments on the Brookefield North Preliminary Plat: Comments for the Applicant regarding the preliminary plat submittal: The perimeter boundary line of the plat is barely discernable. The accompanying dimensions and bearings are also unreadable. Review and revise as needed. The legal descriptions for the two subject properties are in error. "Parcel A' does not except the south 65 feet of the west 150 feet thereof. Also important, the "Parcel A" legal should read as the South Y, of the NE Y. of the NW Y. of the NE Y. of Section 10. not the south Y, of the NEY. of Section 10. In addition, the west 30 feet of said "Parcel A" should be excepted for roads per Deed recorded under Rec. No. 3263478. No easement reference is needed. The "Parcel B" legal description does not except the west 30 feet thereof for roads per Deed recorded under King County Rec. No. 3263478. No easement reference is needed. Note what kind of beneficial easements have been granted per Rec. No. 20060313002001 and Rec. No. 20060313001961. Information needed for final plat approval includes the following: Note the City of Renton land use action number and land record number, LUA-OX-XXX- FP and LND-10-0456, respectively, on the drawing. 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. A licensed surveyor will need to prepare and sign the final plat submittal. -------l-05_5_S_o_ut_h_G_ra_d_y_W_a_y_--R-en_t_on-.-\\-'a-sh-in_g_to_n_9_8_0_57 _______ -~ iDI. 1~H Ef\D OF THE CURVE Brookefield North Property Services Comments April 10, 2007 Page 2 of 4 Pursuant to the recently revised WAC 196-23-020, the surveyor's expiration date now needs to be applied manually. Any final document must contain the seal/stamp, handwritten license expiration date by the licensee[,] signature and date of signature of the licensee who prepared or directly supervised the work. For the purpose of this section "document" is defined as plans, specifications, plats, surveys[,] as-built documents prepared by the licensee [,] and reports. Provide a direct tie to the subject plat property from the City of Renton Survey Control Network (identify two monuments on the plat drawing). The geometry will be checked by the city when the direct tie is provided. 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. Include a statement of equipment and procedures used, per WAC 332-130-100. Indicate what has been, or is to be, set at the corners of the proposed lots. Note the date the existing monuments were visited, per WAC 332-130-150, and what was found. Note discrepancies between bearings and distances of record and those measured or calculated, if any. 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 is approved. The addresses will need to be noted on the drawing. On the final plat submittal, remove all references to utility facilities, topography lines, trees, existing curb and sidewalk and other items not directly impacting the subdivision. These items are provided only for preliminary plat approval. Remove fill references to the building setback lines currently noted on the proposed lots. Setbacks will be determined at the time that building permits are issued. Do not include the City of Renton "SEAL" on the final submittal. Do not include any references to zoning or density in the final plat submittal. Required City of Renton signatures, on the final plat drawing, include the Administrator of Planning/Building/Public Works, the Mayor and the City Clerk. In addition, an approval block for the city's Finance Director is required. The appropriate King County approvals need to be provided for also. All vested owners of the subject plat property need to sign the final plat document. Include notary blocks as needed. Brookefield North Property Services Comments April 10, 2007 Page 3 of 4 Note §11 easements, agreements and covenants of record on the final submittal. Include a dedication/certification block on the drawing. Note that if there are restrictive covenants, easements or agreements to others (neighboring property owners, etc.) as part of this subdivision, they can be recorded concurrently with the plat. The plat drawing and the associated document(s) are to be given to the Project Manager as a package. The plat will be recorded first (with King County). The recording number(s) for the associated document(s) should be referenced on the plat drawing. New private easements are shown for access and utilities (?) over Lots 2 and 3 to benefit Lots 12 and 13, and over Lots 6 and 7 to benefit Lots 14 and 15. Since the new lots created via this plat will be under common ownership at the time of plat recording, there can be no new easements established until such time as ownership of the lots is conveyed to others, together with and/or subject to specific easement rights. Add the following Declaration of Covenant language on the face of the subject drawing, l(the previous paragraph applies: DECLARATION OF COVENANT: The owners of the land embraced within this plat, in return for the benefit to accrue from this subdivision, by signing hereon covenant and agree to convey the beneficial interest in the new easements sh_own on this plat to any and all future purchasers of the lots, or of any subdivisions thereof. This covenant shall run with the land as shown on this plat. The private access easement requires a "NEW PRIVATE EASEMENT FOR INGRESS, EGRESS & UTILITIES MAINTENANCE AGREEMENT" statement on the plat drawing. See the attachment. The current position of the city concerning owner~hip of storm water tracts apply to this plat and should be noted on the final plat drawing as follows: Upon the recording of this plat, Tract "A" is hereby granted and conveyed to the Brookefield North Plat Homeowners Association (HOA) for a storm water tract. Ownership and maintenance of said Tract shall be the responsibility of the HOA. In the event that the HOA is dissolved or otherwise fails to meet its property tax obligations as evidenced by non-payment of property taxes for a period of eighteen (18) months, then each lot in this plat shall assume and have an equal and undivided ownership interest in the Tract previously owned by the HOA and have the attendant financial and maintenance responsibilities. Brookefield North Property Services Comments April 10, 2007 Page 4 of 4 Fee Review Comments: The Fee Review Sheet for this review of the preliminary plat is provided for your use and information. Please contact me at (425) 430-7382 if you have any questions. Sincerely, ~~~~ Senior Planner cc: Cambridge Homes, Inc., Verdie Querin / Owners Title for both of the following paragraphs: NEW PR IV A TE EASEMENT FOR INGRESS, EGRESS & UTILITIES MAINTENANCE AGREEMENT Use the following paragraph if there are two or more lots participating in the agreement: NOTE: NEW PRN ATE EXCLUSIVE EASEMENT FOR INGRESS, EGRESS AND UTILITIES IS TO BE CREATED UPON THE SALE OF LOTS SHOWN ON THIS PLAT. THE OWNERS OF LOTS SHALL HA YE AN EQUAL AND UNDNIDED INTEREST IN THE OWNERSHIP AND RESPONSIBILITY FOR MAINTENANCE OF THE PRIVATE ACCESS EASEMENT APPURTENANCES. THESE APPURTENANCES AND MAINTENANCE RESPONSIBILITIES INCLUDE THE REPAIR AND MAINTENANCE OF THE PRIVATE ACCESS ROAD, DRAINAGE PIPES, AND STORM WATER QUALITY AND/OR DETENTION FACILITIES WITHIN THIS EASEMENT, PRIVATE SIGN AGE, AND OTHER INFRASTRUCTURE NOT OWNED BY THE CITY OF RENTON OR OTHER UTILITY PROVIDERS. MAINTENANCE COSTS SHALL BE SHARED EQUALLY. PARKING ON THE PAVING IN THE ACCESS EASEMENT rs PROHIBITED, UNLESS PAVEMENT WIDTH IS OREA TER THAN 20 FEET. Use the following paragraph if there is one lot subject to the agreement: NOTE: NEW PRIVATE EXCLUSNE EASEMENT FOR INGRESS, EGRESS AND UTILITIES IS TO BE CREA TED UPON THE SALE OF LOTS SHOWN ON THIS PLAT. THE OWNER OF LOT SHALL HAVE OWNERSHIP AND RESPONSIBILITY FOR MAINTENANCE OF THE PRIVATE ACCESS EASEMENT APPURTENANCES. THESE APPURTENANCES AND MAINTENANCE RESPONSIBILITIES INCLUDE THE REP AIR AND MAINTENANCE OF THE PRIVATE ACCESS ROAD, DRAINAGE PIPES, AND STORM WATER QUALITY AND/OR DETENTION FACILITIES WITHIN THIS EASEMENT, PRIVATE SIGNAGE, AND OTHER INFRASTRUCTURE NOT OWNED BY THE CITY OF RENTON OR OTHER UTILITY PROVIDERS. MAINTENANCE COSTS SHALL BE SHARED EQUALLY. PARKING ON THE PA YING IN THE ACCESS EASEMENT IS PROHIBITED, UNLESS PAVEMENT WIDTH IS GREATER THAN 20 FEET. PROPERTI ~ES FEE REVIEW FOR SUBDIVISI . . 2007 --~'~0~ APPLICANT: c.A.lvt'l3B ID"F'" 1l..lV65f, !...J..C,_VEP:b IE '¥WP:FI /U RECEIVED FROM ~~ JOB ADDRESS:_ 115,4 & lfGO Yc::,~lJI~ AVt;::: > U::: ,=,t.;,q-)W0#___._.1T7'Jq ~~--·--- .N)ffURE OF WORK: (5-JO'J" l.otJ.:::; ?I A:1'.°('t>BOOk::'f'IFl t7 blaaili LND # (0-0-4-5(;.; . A PRELIMINARY REVIEWot SUBDIVISION ii\ LONG PLAT, NEEDMORlJNFORMA TION: ·· LEGAL DES_C_R_I_PT~ION SHORT PLAT, BINDING SITE PLAN, ETC. PID #'s VICINITY MAP ·· FINAL REVIEW OF SUBDIVISION, THIS REVIEW REPLACES SQUARE FOOTAGE ·· OTHER PRELIMINARY FEE REVIEW DATED FRONT FOOTAGE SUBJECT PROPERTY PARENT PID#.J02a05 -959-q X, NEW KING CO. TAX ACCT.#(s) are required when -q;a 18 assigned by King County. It is the intent of this development fee analysis to put the developer/owner on notice, that the fees quoted below may be applicable to the subject site upon development of the property. All quoted fees are potential charges that may be due and payable at the time die construction permit is issued to install the on-site and off-site improvements (i.e. underground utilities, street improvements. eLc.) Triggering mechanisms for the SDC fees will be based on current City ordinances aOO determined by the applicable Utility Section. Please note that these fees are subject to change without notice. Vinal 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 followin2 quoted fees do NOT include ins""'ction £ f ees, side sewer pcrrmt.s, r/w permit fees or the cost o water meters. SPECIAL ASSESSMENT DISTRICT PARCEL METHOD OF ASSESSMENT ASSESSMENT DISTRICTS NO. NO. ASSESSMENT UNITS OR FEE Latecomer A2reement (Pvt) WATER -o- Latecomer Aereement (pvt) WASTEWATER -o- Latecomer Avreement (pvt) OTIIBR -o- / Suecial Assessment District/WATER /-o- <-lOI...IE"( CRE;:l=:k'.., 5Al:> o.~_, I .'f, --- ',( ' " ' n-,=, IS .4i. ""::t_7r;;::,,----- Suecial Assessment District/WASTEWATER ' -Joint Use Aereement (METRO) -Local lmnrovement District • Traffic Benefit Zones $75.00 PER TRIP, CALCULATED BY TRANSPORTATION -FUWRE OBLIGATIONS - SYSTEM DEVELOPMENT CHARGE -WATER ·· &timated # OF UNITS/ SDCFEE -Pd Prev. -Partially Pd (Ltd Exemotion) .. Never Pd SO. FTG. SinPle family residential $1,956/unit x -V. --,--...Ji Mobile home dwelline unit $1,956/unit in nark lt::IEC>-" Apartment, Condo $1,174/unit not in CD or COR zones x ..... ,~ 1q Commercial/Industrial, $0.273/sq. ft. of property (not less than $1,956.00) x . Boeing, by Special Agreement/Footprint of Bldg plus 15 ft perimeter (2,800 GPM threshold) SYSTEM DEVELOPMENT CHARGE-WASTEWATER .. Estimated ·· Pd Prev. Partially Pd (Ltd Exemution) .. Never Pd Sine-le familv residential $1,017/unit x I .5 5 15 P '5"".l'lO Mobile home dwelline unit $1,017/unit x Aoartment. Condo $610/unit not in CD or COR zones x Commercial/Industrial $0.142/sq. ft. of propertv x/not less than $1,017.00) SYSTEM DEVELOPMENT CHARGE -SURFACEWATER Estimated .. Pd PreY . ·· Partially Pd (Ltd Exemution) Never Pd Sinele family residential and mobile home dwellinl? unit $759/unit x I cc tlt I. ,"lg."'-~o All other properties $0.265/sq ft of new impervious area of property x (not less than $759.00) I PRELIMINARY TOTAL $ ..,..., -:,qo, ,"V "' tv • 0 • 0 " -..J *If subject property is within an LID, it is developers responsibility to check with the l.i"inance Dept. for paid/un-paid status. Square footage figures are taken from the King County Assessor's map and are subject to change. " • < ~-• • 0 " 0 Current City SDC fee charges appJy to ~----- EFFECTIVE January 2, 2006 C,., o ... enton Department of Planning I Building I. ubflc Works ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: COMMENTS DUE: FEBRUARY 23, 2007 APPLICATION NO: LUA07-012, PP, ECF DATE CIRCULATED: FEBRUARY 9. 2007 APPLICANT: Cambrid e Investments, LLC PROJECT MANAGER: Elizabeth Hi PROJECT TITLE: Brookfield North Prelimina Plat PLAN REVIEW: Amela Henni ner SITE AREA: 2.17 acres BUILDING AREA ross : NIA D LOCATION: 1154 & 1160 Ho uiamAvenue NE WORK ORDER NO: 77719 >r, --,--, SUMMARY OF PROPOSAL: An application has been accepted for the Brookfield North Preliminary Plat, a 15 l~;·~~/j;i~~l'f.'d6 . approximately 2.17 acres of land located at 1154 and 1160 Hoquiam Avenue NE. An environmental review and SEPA Determination and Hearing Examiner public meeting will be required. The property has a Residential Single Family Comprehensive Plan designation and is located in the Residential 8 Zone, which allows densities of between 4 and 8 dwelling units per net acre {du/a). The proposed density for the Brookfield North Plat is 7.3 du/a. A. ENVIRONMENTAL IMPACT (e.g. Non-Code) COMMENTS Element of the Probable Probable More Environment Minor Major Information Impacts Impacts Necessary Element of the Probable Probable Mon, Environment Minor Major Information Impacts Impacts Necessary Ea!th Housino Air Aesthetics Water L' t!Gfare Plants Recreation Land/Shoreline Use Utilities Animals Trans=ation Environmental Health Public Services Energy! Historic/Cultural Natural Resources Preservation Airport Environment 10.000Feet 14,000Feet 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. ~---------------------·---- Signature of Director or Authorized Representative Date CITY OF RENTON CURRENT PLANNING DIVISION AFFIDAVIT OF SERVICE BY MAILING On the 101h day of April, 2007, I deposited in the mails of the United States, a sealed envelope containing Preliminary Report to the Hearing Examiner documents. This information was sent to: Name Darrell Offe Dale Huffman Verdie Querin, Trustee Querin Family Trust Lisa Arnold Kimwah Ricky Lai Claudia Donnelly (Signature of Sender): ~ ~- STATE OF WASHINGTON ) ss COUNTY OF KING ) Contact Owner/Applicant Owner POR POR POR I certify that I know or have satisfactory evidence that Stacy Tucker Representina signed this instrument and acknowledged it to be his/her/their free and voluntary act for the uses and purposes mentioned in the instrument. // 1 ) i. ;/, Dated i+/10/01 U[evilis-11~lJ!r Notary Public in and for the State of Washington Notary (Print): __ C_.'_i_u:_, J_l _ _::i___:_P_i--'--l_/6_· J _______ _ My appointment expires: -~,(/'! ( I 0 Project Name: Brookefield North Preliminary Plat Project Number: LUA07-012, PP, ECF ,_,/<~~?"-:.i\'.1-! ': 1 l, ~~2/~~~~~/·-~·:·r ·:- COMMENCING AT 9:00 AM, CITY OF RENTON HEARING EXAMINER PUBLIC HEARING April 17, 2007 AGENDA 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: Puget Colony 1 Short Plat Appeal PROJECT NUMBER: LUA06-147, SHPL-A PROJECT DESCRIPTION: An appeal of the administrative short plat approval. PROJECT NAME: Brookefield North Preliminary Plat PROJECT NUMBER: LUA0?-012, PP, ECF PROJECT DESCRIPTION: The applicant* is requesting Preliminary Plat approval for subdivision of two parcels of land totalling 2.17 acres into lots suitable for single-family residential development. The property is located on Hoquiam Avenue NE, abutting NE 11th Court and adjacent to Hazen High School. Access to the plat would be from NE 11th Court. The land is currently used for two, single- family residential houses. All existing structures on the property would be removed. The proposed subdivision would create 15 lots suitable for single-family residential development. The density of the plat would be 7.3 dwelling units per net acre, which is within the range allowed by the Residential 8 zone. HEX Agenda 4-17-07.doc PUBLIC HEARING City of Renton Department of Planning I Building I Public Works PRELIMINARY REPORT TO THE HEARING EXAMINER A. SUMMARY AND PURPOSE OF REQUEST: Public Hearing Date: April 17, 2007 Project Name: Brookefield North Preliminary Plat Owners: Verdie R. Querin and Cambridge Homes, Inc. Applicant: Cambridge Investments, LLC Contact: Darrell Offe; Offe Engineer PLLC; 13932 SE 1591h Pl; Renton WA 98058 File Number: LUA-05-131, ECF, PP Project Manager: Elizabeth Higgins, AICP Project Description: The applicant* is requesting Preliminary Plat approval for subdivision of two parcels of land totalling 2. 17 acres into lots suitable for single-family residential development. The property is located on Hoquiam Avenue NE, abutting NE 11" Court and adjacent to Hazen High School. Project Location: Access to the plat would be from NE 11th Court. The land is currently used for two, single-family residential houses. All existing structures on the property would be removed. The proposed subdivision would create 15 lots suitable for single-family residential development. The density of the plat would be 7.3 dwelling units per net acre, which is within the range allowed by the Residential 8 zone. 1154 and 1160 Hoquiam Avenue NE St * Note: "applicant" is the project proponent and applicant for the current land use action. References to future responsibilities of the "applicant" should be interpreted to mean future landowner, developer, or project proponent. Development approvals and conditions of approval are associated with the projecUproperty and not individuals. City of Renton PIB!PW Departmer BROOKEFIELO NORTH PRELIMINARY PLAT Preliminary Report to the Hearing Examiner LUA-07-013, ECF, PP PUBLIC HEARING DA TE: APRIL 17, 2007 Page 2 of11 B. HEARING EXHIBITS: Exhibit 1: Project file ("yellow file") containing the application, reports, staff comments, and other material pertinent to the review of the project. Exhibit 2: Neighborhood Detail Map Exhibit 3: Site Plan Exhibit 4: Zoning Map (dated 02/16/06) C. GENERAL INFORMATION: 1. Owners of Record: 2. Zoning Designation: 3. Comprehensive Plan Land Use Designation: 4. Existing Site Use: 5. Neighborhood Characteristics: Verdie R. Querin and Cambridge Homes, Inc. Residential -8 (8 dwelling units per net acre) Residential Single-family (RSF) Residential (two single-family houses) North: Existing single-family residential, Residential 8 Zone East: Newly developed single-family residential, Brookefield II, Residential 4 Zone, Honeydew Creek South: Newly developed single-family residential, Brookefield 11, Residential 8 zone 6. 7. Access: Site Area: West: Oliver M. Hazen High School, R-8 zone Hoquiam Ave NE via NE 11th Court 2.17 acres (94,706 gross square feet) D. HISTORICAUBACKGROUND: Action Brookefield II Final Plat Brookefield II Preliminary Plat Annexation Comprehensive Plan Zoning Land Use File No. Ordinance No.!Recordinq No. LUA04-091 LUA03-001 NIA N/A N/A 5223 4760 4760 E. 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 4 Property Development Standards Section 4-4-030: Development Guidelines and Regulations HEX report Brookefield N.doc Date 10/11/04 10/13/03 10/16/2006 04/21/1998 04/21/1998 City of Renton PIBIPW Departmer BROOKEFIELD NORTH PRELIMINARY PLAT PUBLIC HEARING DA TE APRIL 17, 2007 Section 4-4-060: Grading, Excavation and Mining Regulations Section 4-4-070: Landscaping 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 Preliminary Report to the Hearing Examiner LUA-07-013, ECF, PP Page3of11 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 6. Chapter 9 Procedures and Review Criteria 7. Chapter 11 Definitions F. APPLICABLE SECTIONS OF THE COMPREHENSIVE PLAN: 1. Community Design Element: New Development; Site Planning; Architecture; Landscaping; Streets, Sidewalks, and Streetscape Objectives and Policies 2. Housing: Objectives and Policies 3. Land Use Element: Residential Single Family Objectives and Policies. G. DEPARTMENT ANALYSIS: 1. PROJECT DESCRIPTION/BACKGROUND The proposed Preliminary Plat is located in a newly annexed area of Northeast Renton on the east side of Hoquiam Ave NE, across the street from Hazen High School (Exhibit 2). The proposed development area consists of two tax parcels totaling approximately 2.17 acres. There are two existing residential structures, a one-story and a two-story house both built in 1943 and associated out-buildings on the properties. All existing buildings would be removed prior to redevelopment. The proposed land use action, a Preliminary Plat, is subdivision of the land into 15 lots for single-family residential development (Exhibit 3). This project is associated with an earlier 16-lot subdivision, Brookefield II (Preliminary Plat LUA03-001, Final Plat LUA04-091 ), which abutts the proposed project on the east and south. Brookefield 11 was planned to accommodate Brookefield North in terms of access. The southern half of a new street, NE 11th Court was completed as part of the Brookefield II subdivision. The road will access all 15 lots of Brookefield North either directly or indirectly by means of 2 private streets. NE 11 1" Court terminates in a cul-de-sac. The area has a Comprehensive Plan land use designation of Residential Single-Family, which is implemented by the Residential 8 (R-8) Zone (Exhibit 4). To calculate the density of the proposed project, 8,637 sf of public street area and 3,694 sf of private streets would be deducted from the gross area of the property, 94,706 sf. The net area would be 82,375 sf resulting in a net density of 7.93 dwelling units per net acre (du/a). This is within the range (4 to 8 du/a) of allowable density in the R-8 zone. HEX report Brookefield N.doc City of Renton PIBIPW Oepartmen BROOKEFIELD NORTH PRELIMINARY PLAT PUBLIC HEARING DA TE: APRIL 17, 2007 Preliminary Report to the Hearing Examiner LUA-07-013, ECF, PP Page 4 of 11 Lots would range in size from 4,573 sf to 6,125 sf. The average lot size would be 5,249 sf. Access will be from an existing cul-de-sac public street, NE 11 '" Court, which was recently improved as part of the Brookefield II subdivision. Brookefield North development would result in completion of improvements to the north side of this street. Two private streets would serve lots located on the north portion of the subdivision. Site preparation for development of the plat would include the removal of vegetation and trees for roadways, utilities and building pads. 2. ENVIRONMENTAL REVIEW Pursuant to the City of Renton's Environmental Ordinance and SEPA (RCW 43.21 C, 1971 as amended), on March 5, 2007 the Environmental Review Committee issued a Determination of Non-Significance -Mitigated (DNS-M) for the Brookefield North Preliminary Plat. The DNS-M included six (6) mitigation measures. A 14-day appeal period commenced on March 12, 2007 and ended on March 26, 2007. No appeals were filed. 3. COMPLIANCE WITH ERC MITIGATION MEASURES Based on an analysis of the probable impacts from the proposal, the Environmental Review Committee (ERC) issued the following mitigation measures with the Determination of Non- Significance -Mitigated (DNS-M): 1. The applicant will be required to comply with the recommendations included in the geotechnical report "Geotechnical Engineering Report, Brookfield [sic] North Preliminary Plat," by Dennis Joule, PE, dated February 1, 2005. 2. This project shall be subject to the 2005 King County Surface Water Design Manual for both detention and water quality facilities. 3. The applicant shall be required to provide a Temporary Erosion and Sedimentation Control Plan (TESCP) designed pursuant to the Department of Ecology's Erosion and Sediment Control Requirements outlined in Volume II of the most recent Department of Ecology Stormwater Management Manual. 4. The applicant shall pay the appropriate Traffic Mitigation Fee based on $75.00 per each new average daily trip associated with the project prior to the recording of the final plat. 5. The applicant shall pay the appropriate Fire Mitigation Fee based on a rate of $488.00 per new single-family lot prior to the recording of the final plat. 6. The applicant shall pay the appropriate Parks Mitigation Fee based on $530. 76 per new single-family lot prior to the recording of the final plat. 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. HEX report Brookefield N.doc City of Renton PIBIPW Oepartmen BROOKEFIELD NORTH PRELIMINARY PLAT PUBLIC HEARING DA TE: APRIL 17, 2007 5. CONSISTENCY WITH PRELIMINARY PLAT CRITERIA: Preliminary Report to the Hearing Examiner LUA-07-013, ECF, PP Page 5 of 11 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. (a) Compliance with the Comprehensive Plan The objectives and policies of the Comprehensive Plan form the basis for zoning and development regulations for land use and building construction. Although all elements of the Comprehensive Plan apply, the most applicable elements for review of this preliminary plat are Community Design, Environmental, Housing, and Land Use. Community Design Element~ New Development Site Planning Objective CD-D: New neighborhood development patterns should be consistent with Renton's established neighborhoods and have an interconnected road network. Planned public and private streets are arranged in a grid pattern that is consistent with Renton 's established street patterns, A 'through street" is not possible due to existing development and critical areas (Honey Creek) to the east. Policy CD-15: Land should be subdivided into blocks sized so that walking distances are minimized and convenient routes between destination points are available. Staff recommends pedestrian access be provided to the property located north of the proposed project. A connecting pedestrian access to the abutting property would be feasible from the ends of the private streets. Policy CD-16: During land division, all lots should front on streets or parks, Discourage single-tier lots with rear yards backing onto a street Most of the lots are planned to front on public streets. Four lots would front on private streets, Policy CD-19: During development, significant trees, either individually or in stands, should be preserved, replaced, or as a last option, relocated. Although trees would be removed during site construction, there are no "protected" trees on the site that would be removed for preparation of building sites. Policy CD-26: Streets, sidewalks, and pedestrian or bike paths should be arranged as an interconnecting network. The use of cul-de-sacs should be discouraged. A grid or "flexible grid" pattern of streets and pathways, with a hierarchy of widths and corresponding traffic volumes, should be used, The access street, NE 11 1 h Court, would not connect to an extension across Hoquiam Ave NE, due to the location of Hazen High School west of the site, Eleventh Court would terminate in a cul-de-sac due to developed lots and critical areas that prevents its extension to the east Landscaping Policy CD-50: Trees should be planted along residential streets, in parking lots requiring landscaping, and in other pervious areas as the opportunity arises. Trees should be retained whenever possible and maintained using Best Management Practices as appropriate for each type. HEX report Brookefield N.doc City of Renton P!BIPW Departmen BROOKEFIELD NORTH PRELIMINARY PLAT Preliminary Report to the Hearing Examiner LUA-07-013, ECF, PP PUBLIC HEARING DATE: APRIL 17, 2007 Page6ot11 The Residential 8 zone requires a minimum of two trees per lot in the front yard setback or within the abutting public right-of way of each lot. A tree planting plan was submitted indicating this requirement would be met Objective CD-K: Site plans for new development projects for all uses, including residential subdivisions, should include landscape plans. Landscaping is required along the street frontage and all pervious areas of lots in the plat. Although the landscaping is required by Renton Municipal Code, staff recommends submittal of a detailed landscape plan be made a condition of approval. Installation of the landscaping prior to occupation would be a requirement of the project. Policy CD-53: Landscape plans for proposed development projects should include public entryways, street rights-of-way, stormwater detention ponds, and all common areas. The detailed landscape plan should include proposed landscaping of all public rights-of- way. Policy CD-55: Maintenance programs should be required for landscaped areas in development projects, including entryways, street rights-of-way, stormwater retention/detention ponds, and common areas. Maintenance of common areas would be the responsibility of a Homeowners' Association. Maintenance of landscaping is required by Renton Municipal Code. Staff recommends that formation of a Homeowners' Association be a condition of approval. Streets, Sidewalks, and Streetscape Objective CD-M: Develop a system of residential streets, sidewalks, and alleys that serve both vehicles and pedestrians. Policy CD-60: Criteria should be developed to locate pedestrian and bicycle connections in the City. Criteria should consider: a) Linking residential areas with employment and commercial areas; b) Providing access along arterials; c) Providing access within residential areas; d) Filling gaps in the existing sidewalk system where appropriate; and e) Providing access through open spaces and building entries to shorten walking distances. The proposed preliminary plat would encourage pedestrian and bicycle pathways if future connection can be made to the north. Policy CD-61: Residential streets should be constructed to the narrowest widths (distance from curb to curb) feasible without impeding emergency vehicle access. The streets are planned to be the narrowest allowed by City code. Policy CD-62: Landscaped parking strips should be considered for use as a safety buffer between pedestrians and moving vehicles along arterials and collector streets. Renton Municipal Code requires a five foot (5; landscaped area parallel to and abutting public streets. Policy CD-66: Sidewalks or walking paths should be provided along residential streets. Sidewalk width should be ample to safely and comfortably accommodate pedestrian traffic. Sidewalks would be provided abutting all internal streets. HEX report Brookefield N.doc City of Renton PIB!PW Departmen BROOKEFIELD NORTH PRELIMINARY PLAT Preliminary Report to the Hearing Examiner LUA-07-013, ECF, PP PUBLIC HEARING DATE APRIL 17, 2007 Policy CD-71: All utility lines should be placed underground. All utility lines would be placed underground. Housing Element Moderate and Middle Income Housing Page 7of11 Objective H-D: Encourage the private sector to provide market rate housing for the widest potential range of income groups including middle-and moderate-income households. Policy H-24: Disperse moderate-income housing in all areas of the City that have vacant land. By approving subdivision of land into lots at an average size of about 5,500 sf, moderate income housing should be available in an area of the City that has traditionally had large-lot residential tracts. This provides the opportunity for families to live outside of/he Urban Center, in a more "suburban" environment. Land Use Element The Brookefield North Preliminary Plat has the Comprehensive Plan land use designation of Residential Single-family (RSF). Residential Single-family Land Use Designation The objective established by the RSF is to designate land for quality residential single-family development organized into neighborhoods at urban densities. The intention is that large subdivisions are carefully designed to enhance and improve the quality of single-family living environments. The proposed plat is consistent with the following Comprehensive Plan objectives and policies for Residential Single-family Land Use. Objective LU-FF: Encourage re-investment and rehabilitation of existing housing, and development of new residential plats resulting in quality neighborhoods that: 1) Are planned at urban densities and implement Growth Management targets: 2) Promote expansion and use of public transportation: and 3) Make more efficient use of urban services and infrastructure. The project would provide 15 residential lots, which would further Growth Management targets. Policy LU-147: Net development densities should fall within a range of 4.0 to 8.0 dwelling units per net acre in Residential Single Family neighborhoods. The 15 lots within the R-8 zone would be at a density of 7. 93 dwelling units per net acre, after the required deductions, and is within the preferred density range of the R-8 zone. Policy LU-148: A minimum lot size of 5,000 square feet should be allowed on in-fill parcels of less than an acre in single-family designations. Allow a reduction in lot size to 4,500 square feet on parcels greater than an acre to create an incentive for aggregation of land. The R-8 zoned portion of the site is larger than one acre, therefore the R-8 lots can be smaller than 5,000. All lots are 4,500 sf or larger. HEX report Brookefield N.doc City of Renton PIBIPW Departmen BROOKEFIELD NORTH PRELIMINARY PLAT PUBLIC HEARING DA TE: APRIL 17, 2007 Preliminary Report. to the Hean"ng Examiner LUA-07-013, ECF, PP Page 8 of 11 Policy LU-149: Lot size should exclude private sidewalks, easements, private road, and driveway easements, except alley easements. Lot areas do not include access easements. (b) Compliance with the Underlying Zoning Designation. The 2.17 acre site is zoned Residential -8 Dwelling Units per Acre (R-8) on the City of Renton Zoning Map. The proposed development allows for the future construction of up to 15 dwelling units along with associated plat improvements. Density -In the City of Renton, residential density is based on the gross land area less public streets, private access easements, and critical areas. The Brookefield North property contains approximately 8,637 sf of public streets and 3,694 sf of private streets. After the deduction of 12,331 sf from the 94,706 gross square foot parcel (94,706 gsf site -12,331 sf= 82,375 net sf (1.89 A), the proposed plat would have a net overall density of 7.93 dwelling units per acre. (15 units/ 1.89 acres= 7.93 du/ac). The allowable density range in the R-8 zone is between 4 and 8 du/a. The proposed project would be developed within the allowable density range. Lot Dimensions and Sizes -The minimum lot width in the R-8 zone is 50 feet for interior lots and 60 feet for corner lots. The minimum lot depth of 65 feet. Lot widths would range from 50 to 62.5 feet and lot depths are proposed from 93 to 112 feet. Lot sizes would be between 4,573 and 6,125 square feet. The plat would create 15 lots with the following sizes and access: Lot Table Lot Area (square feet) Prooosed Access 1 5,432 NE 11" Court 2 4,877 NE 11mCourt 3 4,877 NE 11'"Court 4 4,646 NE 11th court 5 4,646 NE 11mCourt 6 4,877 NE 11"'Court 7 4,877 NE 11th Court 8 4,573 NE 11m Court 9 5,475 NE 11"' Court 10 5,475 NE 11th Court 11 5,986 NE 11'" Court 12 6,125 Private Street 'A' 13 5,625 Private Street 'A' 14 5,625 Private Street 'B' 15 5,625 Private Street 'B' Tract A 4,436 Stormwater tract Setbacks -The R-8 zone requires minimum front yard setback of 15 feet for the primary structure and 20 feet for attached garages, which access from the front yard street. Side yard setbacks along a street ( corner lot) are 15 feet minimum and 20 feet for garages accessed from the side yard street. The interior side yard setback is minimum 5 feet. The minimum rear yard setback is 20 feet. HEX report Brookefield N.doc City of Renton PIB!PW Departmen BROOKEFIELD NORTH PRELIMINARY PLAT PUBLIC HEARING DATE: APRIL 17, 2007 Preliminary Report to the Hearing Examiner LUA-07-013, ECF, PP Page9of11 Setbacks are shown on the Preliminary Plat plan and appear to comply with the setback requirements. All setbacks would be verified prior to the issuance of individual building permits. Building Standards -The R-8 zone permits one single-family residential structure per lot. Accessory structures are permitted at a maximum number of two per Jot at 720 square feet each, or one per Jot at 1,000 square feet in size. The 15 proposed Jots would support one primary structure on each Jot. Building height in the R-8 zone is limited to 2 stories and 30 feet for primary structures and one story and 15 feet for detached accessory structures. Maximum building coverage in the R-8 zone is 50 percent for lots less than 5,000 sf in size and 35 percent or 2,500, whichever is greater, on lots 5,000 sf or greater in size. The proposal's compliance with each of these building standards would be verified prior to the issuance of building permits for each individual structure. Landscaping -The R-8 zone requires off-site landscaping where the plat abuts public streets. The Brookefield North Preliminary Plat would abut NE 11'h Court and Hoquiam Ave NE. A five foot wide irrigated or drought resistant landscape strip must be installed and if there is additional undeveloped right-of-way in excess of five feet, this additional width must be landscaped. Additionally, a minimum of two trees of a City approved species with a minimum caliper of 1 Y, inches per tree must be planted in the front yard or planting strip of every lot prior to final building occupancy. Landscaping is required for this subdivision (RMC 4-4-070). General landscape requirements include: on-site landscaping along all street frontages, except for walkways and driveways; when rear or side yards are along property lines abutting a street, a minimum of five (5) feet of planting area in the public right-of-way; landscaping of all pervious areas in the Plat including detention ponds (which may be located on the abutting plat), and installation of underground irrigation systems or use of drought resistant plant materials. Specific landscape requirements are also applicable to the preliminary plat including those related to: trees, soils, drainage, plants, and berms as outlined in the landscaping regulations. A tree planting plan was submitted with the application. It indicates planting along public streets. Approval of a detailed landscape plan will be required prior to recording the final plat. (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 per the requirements of the Street Improvement Ordinance. The side lot lines of the proposed lots are at right angles to street lines. All lots would have access to public roadways. As proposed, lots generally comply with arrangement and access requirements of the Subdivision Regulations. Due to the narrow configuration of the property Lots 12 through 15 would be situated "sideways" to the other 11 lots. They would have side yards abutting rear yards of Lots 1 through 8. The front yards of Lots 12 and 13 would face each other and be accessed from Street 'A' (Exhibit 3) and Lots 14 and 15 would face each other and be accessed from Street 'B'. Staff recommends that this be made a condition of approval. HEX report Brookefield N.doc City of Renton PIB/PW Departmen BROOKEFIELD NORTH PRELIMINARY PLAT PUBLIC HEARING OA TE: APRIL 17, 2007 Preliminary Report to the Hearing Examiner LUA-07-013, ECF, PP Page 10of11 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 Preliminary Plat plan includes setback lines for each lot showing potential building envelopes and the proposed lots appear to have sufficient building area for the development of detached single family homes. Property Comers at Intersections: All lot comers at intersections of dedicated public rights-of-way, except alleys, shall have minimum radius of 15 feet. The proposed subdivision would create Lot 1 to be located at the intersection of public rights-of-way. This lot corner would have a radius equal to or greater than 15 feet. (d) Reasonableness of Proposed Boundaries Access and Street Improvements: Primary access to the site is proposed via improved or new public roads. The Plat would be required to complete half-street improvements on NE 11 1 h Court and add curb, gutter, and sidewalk to Hoquiam Ave NE. Street improvements for all public roads including curb, gutter, sidewalk and street lighting are required. A pedestrian connection to the north property would be required to further City policy requiring vehicle and pedestrian connectivity (Community Design policies 15, 26, and 60). This access, for pedestrian traffic only, would be located between Lots 12 and 13 and between Lots 14 and 15 of the Brookefield North Plat. Provision of this pedestrian connection would be a condition of plat approval. Approval of the dimensions and location of this connection would be required prior to recording the Final Plat. Topography: The site has a maximum 9 percent cross slope down from southeast to northwest. There are no steep or otherwise protected slopes present on the site. A small number of trees, shrubs and grasses are present primarily on the east half of the site. An inventory submitted by the applicant indicates approximately 33 alder trees, 20 cottonwood trees and 2 "protected" trees on the site. Alders and cottonwoods are not classified as significant trees subject to preservation or replacement by the City of Renton (determination by the Director of Development Services dated March 9, 2006). All but the 2 protected trees, a 22 inch hemlock and 22 inch fir, would be removed prior to development. The protected trees are located in the stormwater tract and would remain. Replacement of trees to be removed would not be required. The applicant has indicated that sitework would consist of fill only. The Environmental Checklist indicates the amount of fill at 4,800 cy. Relationship to Existing Uses: The subject site has two residences, which would be removed. The surrounding neighborhood is comprised of new small and older large lot single family properties. Hazen High School is located across the street. (e) Availability and Impact on Public Services (Timeliness) Police and Fire: Police and Fire Prevention staffs 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 imposed a Fire Mitigation Fee in order to mitigate the project's potential impacts to emergency services. HEX report Brookefield N.doc Cify of Renton PIBIPW Departmen BROOKEFIELD NORTH PRELIMINARY PLAT PUBLIC HEARING DATE APRIL 17, 2007 Preliminary Report to the Hearing Examiner LUA-07-013, ECF, PP Page11of11 Recreation.· It is anticipated that the proposed development would generate additional users of existing City park and recreational facilities and programs. As required by the Environmental Review Committee, a Parks Mitigation Fee will be required prior to the recording of the final plat. Schools: The site is located within the boundaries of the Renton School District No. 403. Based on the student generation factor, the proposed plat would result in approximately 7 additional students (0.44 x 15 = 6.6). The schools would include: Maplewood Heights Elementary (transportation by bus), McKnight Middle School (transportation by bus), and Hazen High School. The school district has indicated that they would be able to handle to additional students coming from the proposed development. However, the District has noted that Hazen HS is nearing capacity and McKnight is at capacity. Storm Drainage/Surface Water.· Drainage improvements would include curbs, gutters, catch basins, and pipe network for collection of surface water on-site. Runoff would be directed to a combined detention/ water quality pond located on Tract 'A'. Landscaping of stormwater tracts is required by RMC 4-4-070. Water and Sanitary Sewer Utilities: The proposed development is within King county Water District No. 90. A Certificate of Water Availability has been submitted by the applicant. Individual side sewers will be required to be installed to serve the new lots. Dual side sewers are not allowed. H. RECOMMENDATION: Staff recommends approval of the Brookefield North Preliminary Plat, Project File No. LUA- 07-012, ECF, PP subject to the following conditions: 1. Pedestrian access shall be provided to the property located north of the proposed project from the north ends of the two private streets. 2. A detailed landscape plan shall be submitted to the Development Services Project Manager for review and approval prior to final plat recording. 3. A homeowners' association shall be created concurrently with the recording of the final plat in order to establish maintenance responsibilities for all shared improvements. A draft of the document shall be submitted to the City of Renton Development Services Division for review and approval by the City Attorney and Property Services section prior to recording of the final plat. 4. A site layout that has the front yards of Lots 12 and 13 facing each other and accessed from Street 'A' and Lots 14 and 15 facing each other and accessed from Street 'B' shall be a condition of approval and shall be so noted on the face of the plat. EXPIRATION PERIODS: Preliminary Plats (PP): Five (5) years from final approval (signature) date. HEX report Brookefield N.doc w z w > « ~ > ~ ST I 0 ~PL s~ , __ / ,<-~ 0., 'la,., Rf:Nro1v- ~ S1 ~ U __ I z' ,J , "JE 1cT· .. isr \ ~ ~-4-SE 116·.n s l w w \ ~ > z « I , t-~ ~PROJECT 5 0 0 ~ LOCATION I w > « Ii_ SE I 128TH s NEIGHBORHOOD DETAIL MAP EXHIBIT 2 ~ CITY OF RENTON BRGOKEFIELO NCJRlH R[NTON, WASH,NGlON i j~ ! ! 1 ·1 j I ! 1 ii I l ~ ! ~ I ! ' -"5,Tf2..~E= T I A' w ' (' l ! ! ' ! ' ! I I - ~~;, : n I• i I ~i~ 9 ,, ~,. -! ' ~: . ;;~: ; ,. l'i ! !! !~; " d I' ~~, ! 11 .,;,;: ! ~i~ i~ ~ni ' I .. ' ,-:: ~i; ! ., ' !, ;~~ ~ '! ~ ,: ~. E ·' ;t -, ' ~~ ., ~i Ii ;, 11 " :! :If I ' u, ! l l BROOKEFIELD NORTH [III ~<i.Jl'l!.ERS .. ---~ 51111 «-CAMBR1~~ IN~E_N_lS_,_L_LC __ --+------------=-----" _ __, ...., ~ """T""""..... SITE PLAN m 0 ~ R-8 R-&i z NE 9th St 11;f. R-8 · R 2 8· 7th Sf! 'R-8 .. ···-~ RM-F CA CA e "R-1 ZONING P/B/PW TICHNICAJ.. SEB.VJCIS 02/16/CO D6 · 3 T23N R5E E 1/2 s R-4 R-8 NE lath SL r---..~-- i R-8 R-4 ;-----' L SE_11_7tti__ R-8 R-8 R-8 R-8 F6 · 15 T23N R5E E 1/2 ----Renton Cit," Lim.Jt,ll 1 --------- ! I I 1 I 11 I 0 230 400 1'4800 10 T23N R5E EXHIBIT 4 10415-1471 1, Avenue SE Renton. WA 98059 March 25. 2007 E. Higgins. Planner Development Dept. City of Renton MAR 2 1 cc •7 • ~-I (VJ I 055 S. Grady Way Renton. WA 98055 RE: LUA07-012-Brooklicld l\. l'reliminary Plat Dear Ms. Higgins: RECEIVED As someone who is interested in Renton I .;md Use Policy in regards to potentially hcing annexed to Renton. I felt compel led t~; v .. rilL ::.;;omc con1111cnts about this application. One of the concerns of residents in the East Renton Plateau area is the lack of parkland. Renton·s development standards oiler a Je,clnpcr a choice of putting in a park or allowing the developer to pay a "mitigation" lee in lieu of putting in a park. Now. I know that the developer wants to make as much money as they can off their project and Renton certainly allows them to do that. Why can't Renton just make the dc,eloper put in a park for the children nfthc proposed development to play in'? King Count, rcali/.CS that kids need a place to play and families like to enjoy the outdoors "hik \\atching their children play. They require parks in their developments. What ahout Renton'' Do you want kids to play in the streets because you don·t want the dc,cloper to put in a park'' That's dangerous. Renton sees itself as a "family fricmll," t,rnn. Yet. where are the families supposed to do things together in parks 9 The mllne, li-rnn these Renton developments don·t go to help the families in the East Renton Plateau area -the money goes to already developed parks. Who wants to drive to Coulon Park to "play" when they can go "recreate" in a park 3-houses away from where the, Ii, c·.' This is one of the reasons why I don't \\ant tojoin Renton. With all of the new developments going in Renton. NO'\JF of them have parks. Look at the developments across from Hazen High School -I see no parks for the kids or these developments to play in. Maybe the City Council can ask the Planning Commission lo take a look at this area and maybe change it for the fi_1turc. along with retaining more trees in Renton and allowing larger animals. Thank you. Cc: City Council Inez Petersen Rebecca Lind Sincerely. c l{t ~( ~, a. [) {YJ ru10 Claudia Donnelly CIT1 ::>F RENTON -~'\'Y 0~. \,) 4fl ~Y) • ..II • ~ ~ < Kathy Keolker, Mayor Planning/Building/Public Works Department Gregg Zimmerman P.E., Administrator ~'N'1'0 March 19, 2007 Darrell Offe Offe Engineers, PLLC 13932 SE 159th Place Renton, WA 98058 SUBJECT: Brookefield North Preliminary Plat LUA07-012, PP, ECF Dear Mr. Offe: This letter is to inform you that the public hearing scheduled for April 10, 2007 for the above subject project has been rescheduled for April 17, 2007. The applicant or representative(s) or the applicant are required to be present at the public hearing. A copy of the staff report will be mailed to you prior to the scheduled hearing. If you have any questions, please contact me at (425) 430-7382. Sincerely, Elizabeth Higgins, AJCP Senior Planner cc: Dale Huffman, Verdie Querin I Owner Lisa Arnold, Kimwah Ricky Lai / Party( ics) of Record -------10_5_5_S-ou_t_h_G-ra_d_y_W_a_y_--R-en-to_n_, -\\-'a-,l-1ir-,g-to_n_9_8_0_57 _______ ~ AHEAD OF THE CURVE DATE: TO: FROM: SUBJECT: CITY OF RENTON PLANNING/BUILDING/PUBLIC WORKS MEMORANDUM March 12, 2007 Elizabeth Higgins Sonja J. Fesscr~ Brookefield North, Preliminary Plat, LUA-07-012, 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 regarding the preliminary plat submittal: The perimeter boundary line of the plat is barely discemable. The accompanying dimensions and bearings are also unreadable. Review and revise as needed. The legal descriptions for the two subject properties are in error. "Parcel A' does not except the south 65 feet of the west 150 feet thereof. Also important, the "Parcel A" legal should read as the South Yz of the NE 'A of the NW 1/, of the NE 1/, of Section 10. not the south Yz of the NE 1A of Section 10. In addition. the west 30 feet of said "Parcel A" should be excepted for roads per Deed recorded under Rec. No. 3263478. No easement reference is needed. The "Parcel B" legal description does not except the west 30 feet thereof for roads per Deed recorded under King County Rec. No. 3263478. No easement reference is needed. Note what kind of beneficial easements have been granted per Rec. No. 20060313002001 and Rec. No. 20060313001961. Information needed for final plat approval includes the following: Note the City of Renton land use action numher and land record number, LUA-OX-XXX-FP and LND-I0-0456, respectively, on the drawing. 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 \H:\File Sys.\LND -Land Subdivision & Surveying R~t.:onb\LND· 10 -Plats.\0456\RV070312.ctoc .. March 19, 2007 Page 2 action numher for the final plat will be different from the preliminary plat and is unknown as of this date. A licensed surveyor will need to prepare and sign the final plat submittal. Pursuant to the recently revised WAC 196-23-020, the surveyor's expiration date now needs to be applied manually. Any final document must contain the seal/stamp, handwritten license expiration date by the licensee[,] signature and date of signature of the licensee who prepared or directly supervised the work. For the purpose of this section "document" is defined as plans, specifications, plats, surveys[,] as-built documents prepared by the licensee [,] and reports. Provide a direct tie to the subject plat property from the City of Renton Survey Control Network (identify two monuments on the plat drawing). The geometry will be checked by the city when the direct tie is provided. 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. Include a statement of equipment and procedures used, per WAC 332-130-100. Indicate what has been, or is to be, set at the corners of the proposed lots. Note the date the existing monuments were visited, per WAC 332-130-150, and what was found. Note discrepancies between bearings and distances of record and those measured or calculated, if any. 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 is approved. The addresses will need to be noted on the drawing. On the final plat submittal, remove all references to utility facilities, topog lines, trees, existing curb and sidewalk and other items not directly impacting the subdivision. These items are provided only for preliminary plat approval. Remove all references to the building setback lines currently noted on the proposed lots. Setbacks will be determined at the time that building permits are issued. Do not include the City of Renton "SEAL" on the final submittal. Do not include any references to zoning or density in the final plat submittal. Required City of Renton signatures, on the final plat drawing, include the Administrator of Planning/Building/Public Works, the Mayor and the City Clerk. In addition, an approval block H:\File Sys\LND -Land Subdivision & Surveying Rcc(lnls\LNP-10 -Plats\0456\RV0703 J 2.t.loc\cor •. March 19, 2007 Page 3 for the city's Finance Director is required. The appropriate King County approvals need to be provided for also. All vested owners of the subject plat property need to sign the final plat document. Include notary blocks as needed. Note all easements, agreements and covenants of record on the final submittal. Include a dedication/certification block on the drawing. Note that if there are restrictive covenants, easements or agreements to others (neighboring property owners, etc.) as part of this subdivision, they can be recorded concurrently with the plat. The plat drawing and the associated document(s) are to be given lo the Project Manager as a package. The plat will be recorded first (with King County). The recording number(s) for the associated document(s) should be referenced on the plat drawing. New private easements are shown for access and utilities (?) over Lots 2 and 3 to benefit Lots 12 and l 3, and over Lots 6 and 7 to benefit Lots 14 and 15. Since the new lots created via this plat will be under common ownership at the time of plat recording, there can be no new easements established until such time as ownership of the lots is conveyed to others, together with and/or subject to specific easement rights. Add the following Declaration of Covenant language on the face of the subject drawing, i[ the previous paragraph applies: DECLARATION OF COVENANT: The owners of the land embraced ivithin this plat, in return.for the benefit to accrue from this subdivision, by signing hereon covenant and agree to convey the beneficial interest in the new easements shown 011 this plat to any and all future purchasers of the lots, or of any subdivisions thereof: This covenant shall run with the land as shown on this plat. The private access easement requires a "NEW PRIVATE EASEMENT FOR INGRESS, EGRESS & UTILITIES MAINTENANCE AGREEMENT" statement on the plat drawing. See the attachment. The current position of the city concerning ownership of storm water tracts apply to this plat and should be noted on the final plat drawing as follows: Upon the recording of this plat, Tract "A" is hereby granted and conveyed to the Brookefield North Plat Homeowners Association (HOA) for a storm water tract. Ownership and maintenance of said Tract shall be the responsibility of the HOA. In the event that the HOA is dissolved or otherwise fails to meet its property tax obligations as evidenced by non-payment of property taxes for a period of eighteen (I 8) months, then each lot in this plat shall assume and have an equal and undivided ownership interest in the Tract previously owned by the HOA and have the attendant financial and maintenance responsihi Ii ties. H:\File Sys\LND -Land Subdivision & Surveying lkc:nrd:,\J ,Nl)-1 () -Plats\045t'i\RV070312.doc\cor March 19, 2007 Page 4 Fee Review Comments: The Fee Review Sheet for this review of the preliminary plat is provided for your use and information. H:\File Sys\LND -Land Subtlivision & Surveying Rcu1rds\LND-JO -PlaLs\0456\RV0703l2.doc\cor Title for both of the following oaragrar,lz~. NEW PRIVATE EASEMENT FOR INGRESS, EGRESS & UTILITIES MAINTENANCE AGREEMENT Use the following paragraph if there are two or more lots participating in the agreement: NOTE: NEW PRIVATE EXCLUSIVE EASEMENT FOR INGRESS, EGRESS AND UTILITIES IS TO BE CREATED UPON TIIE SALE OF LOTS SHOWN ON THIS PLAT. THE OWNERS OF LOTS SHALL HAVE AN EQUAL AND UNDIVIDED INTEREST IN THE OWNERSHIP AND RESPONSIBILITY FOR MAINTENANCE OF THE PRIVATE ACCESS EASEMENT APPURTENANCES. THESE APPURTENANCES AND MAINTENANCE RESPONSIBILITIES INCLUDE THE REPAIR AND MAINTENANCE OF TIIE PRIVATE ACCESS ROAD, DRAINAGE PIPES, AND STORM WATER QUALITY AND/OR DETENTION FACILITIES WITHIN THIS EASEMENT, PRIVATE SIGN AGE, AND OTHER INFRASTRUCTURE NOT OWNED BY THE CITY OF RENTON OR OTHER UTILITY PROVIDERS. MAINTENANCE COSTS SHALL BE SHARED EQUALLY PARKING ON THE PAVING IN THE ACCESS EASEMENT IS PROHIBITED, UNLESS PAVEMENT WIDTH IS GREATER THAN 20 FEET. Use the following paragraph if there is one .fol subject to the agreement: NOTE: NEW PRIVATE EXCLUSIVE EASEMENT FOR INGRESS, EGRESS AND UTILITIES IS TO BE CREATED UPON TIIE SALE OF LOTS SHOWN ON THIS PLAT. THE OWNER OF LOT SHALL HAVE OWNERSHIP AND RESPONSIBILITY FOR MAINTENANCE OF THE PRIVATE ACCESS EASEMENT APPURTENANCES. THESE APPURTENANCES AND MAINTENANCE RESPONSIBILITIES INCLUDE THE REPAIR AND MAINTENANCE OF THE PRIVATE ACCESS ROAD, DRAINAGE PIPES, AND STORM WATER QUALITY AND/OR DETENTION FACILITIES WITHIN THIS EASEMENT, PRIVATE SIGNAGE, AND OTHER INFRASTRUCTURE NOT OWNED BY THE CITY OF RENTON OR OTHER UTILITY PROVIDERS. MAINTENANCE COSTS SHALL BE SHARED EQUALLY. PARKING ON THE PAVING IN THE ACCESS EASEMENT IS PROHIBITED, UNLESS PAVEMENT WIDTH IS GREATER THAN 20 FEET. PROPERTY S ICES FEE REVIEW FOR SUBDIVISIO 1/o. 2007 -___ lO __ RECEIVED FROM (date) JOB ADDRESS: Jl5,4._& IIGO uoq1i1A-"4 AVE I-LE 1"1.1<r)WO# '777\q ____ _ _Nj\TURE OF WORK: 1s-1.ar lo• I<; :Pl .s..:i:(:c>l"IOOk'.'flE> P bic::en-1 . LND # 10-045<:e, . ~-.. A PRELIMINARY REVIEWot SUBDIVISION BV LONG PLAT, NEED MOR'EiNFORMATION: .. LEGAL DES_C_R-IPT-ION SHORT PLAT, BINDING SITE PLAN, ETC. PID #'s VICINITY MAP FINAL REVIEW OF SUBDIVISION, THIS REVIEW REPLACES SQUARE FOOTAGE OTHER PRELIMINARY FEE REVIEW DATED FRONT FOOTAGE SUBJECT PROPERTY PARENT PID#--102a05 -939CJ .)(._ NEW KING CO. TAX ACCT.#(s) are required when -q a I B assigned by King County. It is the intent of this development fee analysis to put the developer/owner on nntice, 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 he due and payable at the time the construction pennit 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. Fmal tees will he based on rates in effect at time of Building PermiUConstrnction Permit application. The existing house on SP Lot II ___ , 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 stagi: am! 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 Aereement (nvt) WATER -o- Latecomer Aereement (ovt) WASTEWATER -o- Latecomer Aereement (ovt) OTHER -o- / Snecial Assessment District/WATER /-o- -HOWE'( CR~k'.., ,5AD Q.r:.. t ! :-,;;2.c:::.,-,, --""I 'x. I 11 I M"F, IS .4..'::t.'7~ --- Soecial Assessment District/WASTEWATER . - Joint Use A~reement (METRO) - Local Improvement District * Traffic Benefit Zones $75.00 PER TRIP, CALCULATED BY TRANSPORTATION - FUTURE OBLIGATIONS - SYSTEM DEVELOPMENT CHARGE· WATER .. Estimated # OF UNITS/ SDCFEE Pd Prev. Partiallv Pd (Ltd Exemntion) .. Never Pd SQ. FfG. Sinele familv residential $1,956/unit x -'. _ ..... Mobile home dwelline: unit $1,956/unit in nark I t:)£0 :!5'!' •, Aoartment, Condo $1,174/unit not in CD or COR zones x -,.....-10 Commercial/Industrial, $0.273/sq. ft. of property (not less than Sl,956.00) x . Boeing, by Special AgreemenUFootprint of Bldg plus 15 ft perimeter (2,800 GP~ threshold) SYSTEM DEVELOPMENT CHARGE -WASTEWATER · Estimated ·· Pd Prcv. Partially Pd (Ltd Exemption) .. Never Pd . Sine:le family residential $1,017/unit x 15 ~ 15.,, '5"'.rio Mobile home dwellin2 unit $1,017/unit x Aoartmcnt, Condo $610/unit not in CD or COR zones x Commercial/lnduslrial $0.142/sa. ft. of property x not less than $1,017.00) SYSTEM DEVELOPMENT CHARGE -SURF ACEW ATER Estimated .. Pd Prev. Partiallv Pd (Ltd Exemption) .. Never Pd Sinele familv residential and mobile home dwellinc unit $759/unit x ' i::: 5 11 '"IQ "'-. ()C) All other properties $0.265/sq ft of new impervious area ur propert)' x (not less than $759.00) I PRELIMINARY TOTAL $ """' ::a.cic,.or "" "' • 0 • 0 " ..., " *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. ~ e-• • 0 " 0 Current City SDC fee charges apply to--------------------- EFFECTIVE January 2, 2006 Cit, Renton Department of Planning I Building IP __ ,c Works ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REv1Ew1NG DEPARTMENT: f)r f"'JY;,l; S·.:c <, COMMENTS DUE: FEBRUARY 23, 2007 I . ,.J APPLICATION NO: LUA07-012, PP, ECF DATE CIRCULATED: FEBRUARY 9, 2007 APPLICANT: Cambridne Investments, LLC PROJECT MANAGER: Elizabeth Hinnins ~.,--.. --•- PROJECT TITLE: Brookfield North Preliminarv Plat PLAN REVIEW: Ameta Hennianer SITE AREA: 2.17 acres BUILDING AREA tnrossl: NIA LOCATION: 1154 & 1160 Honuiam Avenue NE WORK ORDER NO: 77719 ;n .. , ,,, -•-- l i/11 n,1 ·-"' --~·· .r .:.1l SUMMARY OF PROPOSAL: An application has been accepted for the Brookfield North Preliminary Plat, a 15 lot subdivisfu1ic-'df approximately 2.17 acres of land located at 1154 and 1160 Hoquiam Avenue NE. An environmental review and SEPA Determination and Hearing Examiner public meeting will be required. The property has a Residential Single Family Comprehensive Plan designation and is located in the Residential 8 Zone, which allows densities of between 4 and 8 dwelling units per net acre (du/a). The proposed density for the Brookfield North Plat is 7.3 du/a. A. ENVIRONMENTAL IMPACT (e.g. Non-Code) COMMENTS Element of the Probable Probable Mon, Element of the Probable Probable More Environment Minor Major Information Impacts Impacts Necessary Environment Minor Major Information Impacts Impacts Necessary Earlh Housinn Air Aesthetics Water Linht/Glare Plants Recreation Land/Shoreline Use Utilities Animals Transnortation Environmental Health Public Services Energy/ Historic/Cultural Natural Resources Preservation Airport Environment 10,000 Feet 14,000 Feet B. POLICY-RELATED COMMENTS C. CODE-RELATED COMMENTS We have reviewed this application with particular attention to those areas in which we have expertise and have identified areas of probable impact or areas where additional information is needed to properly assess this proposal. Signature of Director or Authorized Representative Date STATE OF WASHINGTON, COUNTY OF KING } AFFIDAVIT OF PUBLICATION PUBLIC NOTICE Jody L. Barton, being first duly sworn on oath that she is the Legal Advertising Representative of the Renton Reporter a bi-weekly newspaper, which newspaper is a legal newspaper of general circulation and is now and has been for more than six months prior to the date of publication hereinafter referred to, published in the English language continuously as a bi-weekly newspaper in King County, Washington. The Renton Reporter has been approved as a Legal Newspaper by order of the Superior Court of the State of Washington for King County. The notice in the exact fon11 annexed was published in regular issues of the Renton Reporter (and not in supplement form) which was regularly distributed to its subscribers during the below stated period. The annexed notici.'!. c1: Public Notice was published on March 10. 2007. The full amount of the fee charged for said foregoing publication is the sum of $134.40. Legd[ Advertising Representative, Renton Reporter Subscribed and sworn to me this 12'" day of March, 2007. ,,,,,u,u 111 \\ CA" I.•. ,'-("\ lv/~· ..... I if, 2n ,,,,_ V ,•••••••, '-'( ., .:'~ '/",-( , /)""-//7) ~ v_ •• ;;_,ssio1v ~'··. O • .,.., _: 1 LJ /1/ L' ... ·~ ~-o•-1,,.,. I /·-. ' ~ ,. ~ :cp -:.p'. -:,. B l) Cantelon :: f NOT <;;,\ =: Notary Public for the State of Washington, Residing in!f:'iltt Wa~/@' / :; P. 0. Number: ,:. ';'.,,\ / iJ ~ ,,.. -,,,(,,. .oa • 1-::. .... ~ \.'" ··.(.01120'-~···0 ~ , Op, ........ ~ ,, '11,, WAs\"I\,,'' 11 llftlllll1 NO'l'ICE OF EJ\:VlHOKMENTAL m,mRMIKATION EKVIROKMEN'J'AL REVIEW COM!v!II'IEE & PUBLIC HEARING HENTON WASHINGTOK Th(~ Envir~nment.al Revie\\' Committee has isstwd a Determination of Non-Sil:,'l1ificum:e- Mitigated for the following projed und0r the authority of the Renton Municipul Code. Brookefield North Preliminarv Pl:-1t LUA07-012, PP; ECF Locatio~: 1154 and 11GO Hoquiam Awmw NE.11w proponent of the 8rooh·focld Pn:lirni11ar~ Plat i,; rt:C([td'.s1ing SEPA ('11\'ironnwnul n'\·iew and Pr0limirnir,\· Pl:it apprm·;d for :-ubdi\·1.-;1011 of 2 pmTPls of land wi;:-:i:-ti11g of um nrrc.~ nnd 0.1<'> uerc. The subdivision would result ·in lfi lots suitable for development ·into :single-family ft>!'\irlential structures. The prop0rty 1s cunently used for 2 single-frunil_y residenees. It ii,; ;,;oned Re"idenlial 8 (R-8). which allows up to 8 dwelling units per net acre (du/a). The lots would be dewloped at a den.5ity of 7.a du/a. Appeals of the environmental determination must be filed in writing on (ff before 5:00 PM on March 26, 2007. Appeals must be filed in writing together with the required S75.00 applicc1tion fee with: Hearing Examine,: City of Renton, lOilfi South Grady Way, Renton, WA 98055. Appf>ah; to the Examiner are governed by City of Renton :rvTunicipal Code Section 4-8-110.B. Additional information regarding the appeal proces:" mav ht• obtaim0 d from th(' Rent.on City ClNk'; Offic,,1 • (,12:il ·t:l0- 6.'"JlO. ,\ Pu!ilic th,;1ring will lw hdd b.v UH: J{vnton Hcnring J<;:,:anunr·r in tbr> Council Clnmlwr:o, Cit..v Hrrll, on April 10, :W07 at !J:OU AM to condder th(! Prf'liminar_y Plat. If thi,, Environmental De-termination is appealed, the appeal will be heard as part oflhis public hearing. interested parties m-e invited to attend the puhlic hc-aring. Published in the Rcnion Report.er Maid1 10,2007.#86:~o:-m ENVIRONMENTAL REVIEW COMMITTEE MEETING NOTICE March 5, 2007 To: Gregg Zimmerman, Planning/Building/Public Works Administrator Terry Higashiyama, Community Services Administrator I. David Daniels, Fire Chief Alex Pietsch, EDNSP Administrator From: Jennifer Henning, Development Planning Meeting Date: Monday, March 5, 2007 Time: 3:00 PM Location: Sixth Floor Conference Room #620 Agenda listed below. Harper Engineering LUA06·099, SA·A, ECF (Higgins/ The applicant is requesting Environmental (SEPA) Review and Administrative Site Plan approval of a proposed new structure with associated parking. The proposed site is located in the Green River Valley area of Renton. The 1.78 acre property, which is currently vacant, is surrounded by industrial-type uses. A Category 3 wetland is on the property. The 17,850 sf building would be used as an office/ laboratory and manufacturing facility. Brookefield North Preliminary Plat (Higgins/ LUA07-012, PP, ECF The proponent of the Brookefield Preliminary Plat is requesting SEPA environmental review and Preliminary Plat approval for subdivision of 2 parcels of land consisting of 1.99 acres and 0.18 acre. The subdivision would result in 15 lots suitable for development into single-family residential structures. The property is currently used for 2 single- family residences. It is zoned Residential 8 (R-8), which allows up to 8 dwelling units per net acre (du/a). The lots would be developed at a density of 7.3 du/a. cc: K. Keolker, Mayor J. Covington, Chief Administrative Officer S. Dale Estey, EDNSP Director® J. Gray, Fire Prevention N. Watts, P/B/PW Development Services Director ® F. Kaufmah, Hearing Examiner L. Rude, Fire Prevention ® J. Medzegian, Council P. Hahn, P/8/PW Transportation Systems Director R. Lind, Economic Development L. Warren, City Attorney ® ENVIRONMENTAL DETERMINATION & PUBLIC HEARING ISSUANCE OF A DETERMINATION OF NON-SIGNIFICANCE -MITIGATED (DNS-M) POSTED TO NOTIFY INTERl::S rED PERSONS OF AN ENVIRONMENTAL ACTION PROJECT NAME: Brookef,eld Nor1h Prel,mina')' Plat PROJECT NUMBER: LUA07-012, PP, ECF LOCATION: 1154 & 1160 Hoquiam Asenue NE DESCRIPTION: The proponen1 or 1he Brookefield North p,..,1imlnary Pie! is reque,stlng SEPA e,wironmental review and Preliminary Plat appro.al for subdivision of 2 par<:ela of land consisting of 1.99 acres 10d 0.18 acre. The subdivision would result m 15 lots 11uitable for dev11lopment inlo single-family re,sidentlal s!ruc!ures. The property Is cur~ritly used for 2 single-family resldenns. \I is zoned Rnidentlal 8 IR-8), which allows up to B dwelling units per net acre jdulA/. Tim lots would be develop&d al a danalty of 1.3 du/a. THE CITY OF RENTON ENVIRONMENTAi RFVIEW COMMITTEE (ERC) HAS DETERMINED THAT THE PROPOSED ACTION DOES NOl HAVE A SIGNIFICANT ADVERSE IMPACT ON THE ENVIRONMENT App&als of the erw1ronmantal determinat,on must be filed in writing on Of before 6:00 PM on March 26, 2001. Appeals must be filed In writing together .. ,th tlie required H5.00 appllcat,on fee with: Hearing Examiner. City of Renton, 1055 South Grady Way, Ricn\on. WA 98057 Appeals to the Examiner are governed by City of Renton Municipal Code Section 4--11-110.B Additional inlormalion regarding the app11DI process may be obtained lrom the Renton City Clerk's Office, (425) 430-6510 It ~--=-~E 10th St •••. f""'U.. FOR FURTHER INFORMATION ?LEAS[ 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 oaatna for praper Ille identification. CERTIFICATION I, Sent <?F'i"ER , hereby certify that Z copies of the above document ~-•'-'· :.__,ce..;,;;·=--· on the were posted by me in _2_ conspicuous places or nearby the described property o~"""'""''''4 .. ~ \..~& DATE: z-fq SIGNED: fa/#7 (~',;;~ ATTEST Subscnbcd and sworn before me. a :-;otar) Puhllc. in and for the State of Washmgton restdt m ; ~ : ~'1'.,., ~ 4 ,;. ~ '"•1. ,f., ft. E ~.w~y 1111~~'''''" day of \I \i.'-d{ h CITY OF RENTON CURRENT PLANNING DIVISION AFFIDAVIT OF SERVICE BY MAILING On the 7th day of March, 2007, I deposited in the mails of the United States, a sealed envelope containing ERC Determination documents. This information was sent to: Name Agencies Darrell Otte Dale Huffman Verdie Querin (Trustee Querin Family Trust) Lisa Arnold Kimwah Ricky Lai (Signature of Sender): Jftl£-<j_ .,___:::; c. cl,, STATE OF WASHINGTON COUNTY OF KING See Attached Contact Owner/Applicant Owner POR POR I certify that I know or have satisfactory evidence that Stacy Tucker Representing signed this instrument and acknowledged it to be his/her/their free and voluntary act for the uses and purposes mentioned in the instrument. Dated: 3 /Bio 7 j C Notary (Print): 0i, Y\1, ,, ,--J. , My appointment expires: -u-1 ,1, 1 c· Project Name: Brookefield North Preliminary Plat Project Number: LUA0?-012, PP, ECF template -affidavit of service by mailing Dept. of Ecology • Environmental Review Section PO Box 47703 Olvmoia, WA 98504-7703 WSDOT Northwest Region • Attn: Ramin Pazooki King Area Dev. Serv., MS-240 PO Box 33031 0 Seattle, WA 98133-9710 US Army Corp. of Engineers• Seattle District Office Attn: SEPA Reviewer PO Box C-3755 Seattle, WA 98124 Jamey Taylor• Depart. of Natural Resources PO Box 47015 Olvmnia, WA 98504-7015 KC Dev. & Environmental Serv. Attn: SEPA Section 900 Oakesdale Ave. SW Renton, WA 98055-1219 Metro Transit Senior Environmental Planner Gary Kriedt AGENCY (DOE) LETTER MAILING (ERC DETERMINATIONS) WDFW -Stewart Reinbold • Muckleshoot Indian Tribe Fisheries Dept. • c/o Department of Ecology Attn: Karen Walter or SEPA Reviewer 3190 160'h Ave SE 39015-172'' Avenue SE Bellevue, WA 98008 Auburn, WA 98092 Duwamish Tribal Office• Muckleshoot Cultural Resources Program • 4717 W Marginal Way SW Attn: Ms Melissa Calvert Seattle, WA 98106-1514 39015 172°' Avenue SE Auburn, WA 98092-9763 KC Wastewater Treatment Division • Office of Archaeology & Historic Environmental Planning Supervisor Preservation* Ms. Shirley Marroquin Attn: Stephanie Kramer 201 S. Jackson ST, MS KSC-NR-050 PO Box 48343 Seattle. WA 98104-3855 Olvmoia, WA 98504-8343 City of Newcastle City of Kent Attn: Mr. Micheal E. Nicholson Attn: Mr. Fred Satterstrom, AICP Director of Community Development Acting Community Dev. Director 13020 SE 72'' Place 220 Fourth Avenue South Newcastle, WA 98059 Kent, WA 98032-5895 Puget Sound Energy City ofTukwila Municipal Liason Manager Steve Lancaster, Responsible Official Joe Jainga 6300 Southcenter Blvd. 201 South Jackson Street KSC-TR-0431 PO Box 90868, MS: XRD-01 W Tukwila, WA 98188 Seattle, WA 98104-3856 Bellevue, WA 98009-0868 Seattle Public Utilities State Department of Ecology Real Estate Services NW Regional Office Title Examiner 3190 1601 ' Avenue SE 700 Fifth Avenue, Suite 4900 Bellevue, WA 98008-5452 PO Box 34018 Seattle, WA 98124-4018 Note: If the Notice of Application states that it is an "Optional DNS", the marked agencies and cities will need to be sent a copy of the checklist, PMT's, and the notice of application. • Also note, do not mail Jamey Taylor any of the notices she gets hers from the web. Only send her the ERC Determination paperwork. template -affidavit of service by mailing ENVIRONMENTAL DETERMINATION & PUBLIC HEARING ISSUANCE OF A DETERMINATION OF NON-SIGNIFICANCE -MITIGATED (DNS-M) POSTED TO NOTIFY INTERESTED PERSONS OF AN ENVIRONMENTAL ACTION PROJECT NAME: Brookefield North Preliminary Plat PROJECT NUMBER: LUA07-012, PP, ECF LOCATION: 1154 & 1160 Hoquiam Avenue NE DESCRIPTION: The proponent of the Brookefield North Preliminary Plat is requesting SEPA environmental review and Preliminary Plat approval for subdivision of 2 parcels of land consisting of 1.99 acres and 0.18 acre. The subdivision would result in 15 lots suitable for development into single-family residential structures. The property is currently used for 2 single-family residences. It is zoned Residential 8 (R-8), which allows up to 8 dwelling units per net acre (du/a). The lots would be developed at a density of 7.3 du/a. 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 on March 26, 2007. 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 98057. 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 AT HIS REGULAR MEETING IN THE COUNCIL CHAMBERS ON THE 7TH FLOOR OF CITY HALL, 1055 SOUTH GRADY WAY, RENTON, WASHINGTON, ON APRIL 10, 2007 AT 9:00 AM TO CONSIDER THE PRELIMINARY PLAT. IF THE ENVIRONMENTAL DETERMINATION IS APPEALED, THE APPEAL WILL BE HEARD AS PART OF THIS PUBLIC HEARING. 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. CIT1 ::>F RENTON Planning/Building/Public Works Department Gregg Zimmerman P.E., Administrator ~~~ ~~ I<; Kathy Keolker, Mayor ~\'\''Yd".:."---------------------------------- March 7, 200 7 Darrell Offe Offe Engineers, PLLC 13932 SE 159th Place Renton, WA 98058 SUBJECT: Dear Mr. Offe: Brookefield North Preliminary Plat LUA07-012, PP, ECF This letter is written on behalf of the Environmental Review Committee (ERC) to advise you that they have completed their review of the subject project and have issued a threshold Determination of Non- Significance-Mitigated with Mitigation Measures. Please refer to the enclosed ERC Report and Decision, Part 2, Section B for a list of the Mitigation Measures. Appeals of the environmental determination must be filed in writing on or before 5:00 PM on March 26, 2007. 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 98057. 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 on the seventh floor of City Halt, 1055 South Grady Way, Renton, Washington, on April 10, 2007 at 9:00 AM to consider the 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, if you choose to do so. If you have any questions or desire clarification of the above, please call me at (425) 430-7382. For the Environmental Review Committee, /3---/,~ fi--0"21"-? Elizabeth Higgins, AICP Senior Planner cc: Dale Huffman, Verdie Querin / Owner(s) Lisa Arnold, Kimwah Ricky Lai/ Party(ies) of Record Enclosure --------------~ 1055 South Grady Way-Renton, Washington 98057 ~ Th;r n~no,rnn>~,nr <';')C.'. mrs,rl~el m~o..;-,1 'lnO/" ,.,,.,_,., """"' ,.....-,.,, AHEAJ) OF THE CURVE u*';..c, .. • • CIT1 :>F RENTON Planning/Building/Public Works Department Gregg Zimmerman P.E., Administrator ·~ '? =!! P.. Kathy Keolker, Mayor ~N~6)''----------------------------~ March 7, 2007 Washington State Department of Ecology Environmental Review Section PO Box47703 Olympia, WA 98504-7703 Subject: Environmental Determinations Transmitted herewith is a copy of the Environmental Detenmination for the following project reviewed by the Environmental Review Committee (ERC) on March 5, 2007: DETERMINATION OF NON-SIGNIFICANCE· MITIGATED PROJECT NAME: PROJECT NUMBER: LOCATION: DESCRIPTION: Brookefield North Preliminary Plat LUA07-012, PP, ECF 1154 & 1160 Hoquiam Avenue NE The proponent of the Brookefield North Preliminary Plat is requesting SEPA environmental review and Preliminary Plat approval for subdivision of 2 parcels of land consisting of 1.99 acres and 0.18 acre. The subdivision would result in 15 lots suitable for development into single-family residential structures. The property is currently used for 2 single-family residences. It is zoned Residential 8 (R-8), which allows up to 8 dwelling units per net acre (du/a). The lots would be developed at a density of 7.3 du/a. Appeals of the environmental determination must be filed in writing on or before 5:00 PM on March 26, 2007. 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 98057. 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. If you have questions, please call me at (425) 430-7382. For the Environmental Review Committee, Elizabeth Higgins, AICP Senior Planner cc: King County Wastewater Treatment Division WDFW, Stewart Reinbold David F. Dietzman, Department of Natural Resources WSDOT, Northwest Region Duwamish Tribal Office Karen Walter, Fisheries, Muckleshoot Indian Tribe (Ordinance) Melissa Calvert, Muckleshoot Cultural Resources Program US Army Corp. of Engineers Stephanie Kramer, Office of Archaeology & Historic Preservation _E_n_c_io_su_r_e ___ l_0_55-So_u_t_h_G_ra_d_y_W_a_y ___ R_e-nt_o_n_, \-V-a-sh-i,-,g-to_n_9_8_05_7 ________ ~ ~ Thi,:; n;anpr rnnbins: i:;n° .. :. ,,_,r:vrlPrl m;atF>ri"I :mo;,, =t r.nn«o ,mAr i\ H EA [) O F Tl l E CU RV E CITY OF RENTON DETERMINATION OF NON-SIGNIFICANCE-MITIGATED MITIGATION MEASURES APPLICATION NO(S): APPLICANT: PROJECT NAME: LUA0?-012, PP, ECF Dale Huffman; Cambridge Investments, LLC Brookefield North Preliminary Plat DESCRIPTION OF PROPOSAL: The proponent of the Brookefield North Preliminary Plat is requesting SEPA environmental review and Preliminary Plat approval for subdivision of 2 parcels of land consisting of 1.99 acres and 0.18 acre. The subdivision would result in 15 lots suitable for development into single-family residential structures. The property is currently used for 2 single-family residences. It is zoned Residential 8 (R-8), which allows up to 8 dwelling units per net acre (du/a). The lots would be developed at a density of 7.3 du/a. LOCATION OF PROPOSAL: LEAD AGENCY: MITIGATION MEASURES: 1154 and 1160 Hoquiam Avenue NE The City of Renton Department of Planning/Building/Public Works Development Planning Section 1. The applicant will be required to comply with the recommendations included in the geotechnical report "Geotechnical Engineering Report, Brookfield [sic] North Preliminary Plat," by Dennis Joule, PE, dated February 1, 2005. 2. This project shall be subject to the 2005 King County Surface Water Design Manual for both detention and water quality facilities. 3. The applicant shall be required to provide a Temporary Erosion and Sedimentation Control Plan {TESCP) designed pursuant to the Department of Ecology's Erosion and Sediment Control Requirements outlined in Volume II of the most recent Department of Ecology Stormwater Management Manual. 4. The applicant shall pay the appropriate Traffic Mitigation Fee based on $75.00 per each new average daily trip associated with the project prior to the recording of the final plat. 5. The applicant shall pay the appropriate Fire Mitigation Fee based on a rate of $488.00 per new single-family lot prior to the recording of the final plat. 6. The applicant shall pay the appropriate Parks Mitigation Fee based on $530.76 per new single-family lot prior to the recording of the final plat. ERC Mitigation Measures Page 1 of 1 CITY OF RENTON DETERMINATtON OF NON-SIGNIFICANCE-MITIGATED ADVISORY NOTES APPLICATION NO(S): APPLICANT: PROJECT NAME: LUA0?-012, PP, ECF Dale Huffman; Cambridge Investments, LLC Brookefield North Preliminary Plat DESCRIPTION OF PROPOSAL: The proponent of the Brookefield North Preliminary Plat is requesting SEPA environmental review and Preliminary Plat approval for subdivision of 2 parcels of land consisting of 1.99 acres and 0.18 acre. The subdivision would result in 15 lots suitable for development into single-family residential structures. The property is currently used for 2 single-family residences. It is zoned Residential 8 (R-8), which allows up to 8 dwelling units per net acre (du/a). The lots would be developed at a density of 7.3 du/a. LOCATION OF PROPOSAL: LEAD AGENCY: 1154 and 1160 Hoquiam Avenue NE The City of Renton Department of Planning/Building/Public Works Development Planning Section 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. 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. 2. Within thirty (30) days of completion of grading work, the applicant shall hydroseed or plant an appropriate ground cover over any portion of the site that is graded or cleared of vegetation and where no further construction work will occur within ninety (90) days. Alternative measures such as mulch, sodding, or plastic covering as specified in the current King County Surface Water Management Design Manual as adopted by the City of Renton may be proposed between the dates of November 1st and March 31st of each year. The Development Services Division's approval of this work is required prior to final inspection and approval of the permit. 3. Commercial, multi-family, new single-family and other nonresidential construction activities 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. Work on Saturdays shall be restricted to the hours between nine o'clock (9:00) a.m. and eight o'clock (8:00) p.m. No work shall be permitted on Sundays. Fire Prevention 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. Additional fire hydrants would be required as a part of this project to meet these criteria. 2. Fire Department access roads are required to be paved, 20-foot wide. Dead end roadways over 150 feet in length are required to have an approved turnaround. 3. Street addresses shall be visible from a public street (Lots 12-15). 4. All lots between 500 and 700 feet on a dead end access road are required to be fully sprinklered (Lots 9-11, 14 and 15). ERC Advisory Notes Page 1 of2 Plan Review -Surface Water 1. The Surface Water System Development Charge is $759 per building lot. This fee is payable at the time the utility construction permit is issued. Plan Review -Water 1. The proposed subdivision is within the water service area of King County Water District No. 90, which has provided the applicant with a Certificate of Water Availability stating that service would be provided to the project as required. 2. Watermain improvement plans shall be designed to City of Renton standards. Plan Review -Sewer 1. There is an existing 8-inch sanitary sewer main in NE 11 1 h Court at Hoquiam Ave NE (See City of Renton drawing number S3088). 2. This project would be required to install the sewer stubs to serve the new lots of the new plat. Lots 14 and 15 would be allowed to have individual grinder pumps. 3. Dual sidesewers are not allowed. 4. Existing septic systems shall be abandoned in accordance with King County Health Department regulations prior to the recording of the plat. 5. These parcels are subject to the Honey Creek Special Assessment District (SAD8611 ). These fees are $250 per connection and are collected at the time the utility construction permit is issued. 6. The Sanitary Sewer System Development Charge (SOC) is $1,017 per building lot. This fee is payable at the time the utility construction permit is issued. Plan Review -Street Improvements 1. Street lights would be required to be installed by this project on Hoquiam Ave NE and in the new plat. All street lighting shall be designed and installed per City of Renton standards and specifications. 2. The applicant needs to submit a street modification request for the proposed reduction in the required right-of-way width from 50 feet to 42 feet. 3. The applicant needs to submit profiles of all proposed driveways within the plat. The maximum slope of driveways is 15 percent. 4. All lot corners at intersections of dedicated public rights-of-way shall have a minimum radius of 15 feet. 5. Street improvements including, but not limited to paving, 5' sidewalk, curb and gutter, landscape, and street signs will be required. 6. All new electrical, phone, cable services, and lines must be installed underground per the City of Renton Undergrounding Ordinance. The construction of these franchise utilities must be inspected and approved by a City of Renton Public Works inspector prior to recording the plat. General 1. All required utility, drainage and street improvements will require separate plan submittals prepared according to City of Renton drafting standards by a licensed Civil Engineer. 2. All projects are required to be tied to a minimum of two of the City of Renton current horizontal and vertical control network. 3. Permit application must include an itemized cost estimate for these improvements. The fee for review and inspection of these improvements is 5% of the first $100,000 of the estimated construction costs; 4% of anything over $100,000 but less than $200,000, and 3% of anything over $200,000. Half of the fee must be paid upon application for building and construction permits, and the remainder when the permits are issued. There may be additional fees for water service related expenses. See Drafting Standards. ERC Advisory Notes Page 2 of 2 CITY OF RENTON DETERMINATION OF NON-SIGNIFICANCE (MITIGATED) APPLICATION NO(S): APPLICANT: PROJECT NAME: LUA07-012, PP, ECF Dale Huffman; Cambridge Investments, LLC Brookefield North Preliminary Plat DESCRIPTION OF PROPOSAL: The proponent of the Brookefield Preliminary Plat is requesting SEPA environmental review and Preliminary Plat approval for subdivision of 2 parcels of land consisting of 1.99 acres and 0.18 acre. The subdivision would result in 15 lots suitable for development into single-family residential structures. The property is currently used for 2 single-family residences. It is zoned Residential 8 (R-8), which allows up to 8 dwelling units per net acre (du/a). The lots would be developed at a density of 7.3 du/a. LOCATION OF PROPOSAL: LEAD AGENCY: 1154 and 1160 Hoquiam Avenue NE The 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 43.21C.030(2)(c). Conditions were imposed as mitigation measures by the Environmental Review Committee under their authority of Section 4-6-6 Renton Municipal Code. These conditions are necessary to mitigate environmental impacts identified during the environmental review process. Appeals of the environmental determination must be filed in writing on or before 5:00 PM on March 26, 2007. 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. PUBLICATION DATE: DATE OF DECISION: SIGNATURES: Gregg Zimmerman, Administrator Planning/Building/Public Works . -~· ' l..----- .\ Terry Higashiyama, Administrator Community Services March 10, 2007 March 5, 2007 Date }';,)s/oz Date ENVIRONMENTAL REVIEW COMMITIEE MEETING NOTICE March 5, 2007 To: Gregg Zimmerman, Planning/Building/Public Works Administrator Terry Higashiyama, Community Services Administrator I. David Daniels, Fire Chief Alex Pietsch, EDNSP Administrator From: Jennifer Henning, Development Planning Meeting Date: Monday, March 5, 2007 Time: 3:00 PM Location: Sixth Floor Conference Room #620 Agenda listed below. Harper Engineering (Higgins) LUA06-099, SA-A, ECF The applicant is requesting Environmental (SEPA) Review and Administrative Site Plan approval of a proposed new structure with associated parking. The proposed site is located in the Green River Valley area of Renton. The 1.78 acre property, which is currently vacant, is surrounded by industrial-type uses. A Category 3 wetland is on the property. The 17,850 sf building would be used as an office/ laboratory and manufacturing facility. Brookefield North Preliminary Plat (Higgins) LUA07-012, PP, ECF The proponent of the Brookefield Preliminary Plat is requesting SEPA environmental review and Preliminary Plat approval for subdivision of 2 parcels of land consisting of 1.99 acres and 0.18 acre. The subdivision would result in 15 lots suitable for development into single-family residential structures. The property is currently used for 2 single- family residences. It is zoned Residential 8 (R-8), which allows up to 8 dwelling units per net acre (du/a). The lots would be developed at a density of 7.3 du/a. cc: K. Keolker, Mayor J. Covington, Chief Administrative Officer S. Dale Estey, EDNSP Director® J. Gray, Fire Prevention N. Watts, P/8/PW Development Services Director ® F. Kaufman, Hearing Examiner L. Rude, Fire Prevention ® J. Medzegian, Council P. Hahn, P/B/PW Transportation Systems Director R. Lind, Economic Development L. Warren, City Attorney ® REPORT City of Renton & Department of Planning/ Building/ Public Works DECISION ENVIRONMENTAL REVIEW COMMITTEE REPORT ERC MEETING DA TE: March 5, 2007 Project Name: Brookefield North Preliminary Plat Applicant: Dale Huffman; Cambridge Investments, LLC; 1800 NE 44th Street #200; Renton, WA 98056 Contact: Darrell Offe; Offe Engineer, PLLC; 13932 SE 1591h Place; Renton, WA. 98058 File Number: LUA07-012, PP, ECF Project Manager: Elizabeth Higgins, Senior Planner Project Summary: The proponent of the Brookefield Preliminary Plat is requesting SEPA environmental review and Preliminary Plat approval for subdivision of 2 parcels of land consisting of 1.99 acres and 0.18 acre. The subdivision would result in 15 lots suitable for development into single-family residential structures. The property is currently used for 2 single-family residences. It is zoned Residential 8 (R-8), which allows up to 8 dwelling units per net acre (du/a). The lots would be developed at a density of 7.3 du/a. Project Location: 1154 and 1160 Hoquiam Avenue NE Exist. Bldg. Area SF: To be removed Proposed New Bldg. Area SF: NIA Site Area: 94,706 sf (2.17 acres) Total Building Area SF: NIA RECOMMENDA T/ON: Staff recommends that the Environmental Review Committee issue a Determination of Non-Significance -Mitigated (DNS-M). Project Location Map ERC REPORT 07./J12.doc City of Renton P/8/PW Departmer BROOKEFIELD NORTH PRELIMJl'.,.RY PLAT REPORT OF MARCH 5, 2007 Exhibits: 1 Neighborhood Detail Map 2 Zoning Map 3 Site Plan 4 Gradinq Plan - IIPART ONE: PROJECT DESCRIPTION/BACKGROUND E, mental Review Committee Staff Report LUA-07-012, PP, ECF Page 2of 8 No date 02/16/06 Sheet 5 of 7 01/20/07 Sheet 1 of 1 12/10/06 The Brookefield North subdivision would be located in northeast Renton, south Sunset Boulevard NE on the west side of Hoquiam Avenue NE and north of NE 11th Court (Exhibit 1 ). The property is within the Residential Single-family land use designation of the Comprehensive Plan. The property and area to the north, west, and south are zoned Residential 8, property to the east is zoned Residential 4 (Exhibit 2). The Renton city limit line with King County abuts the property at its northeast corner. There are 2 houses, both built in 1943, and several outbuildings located at the west end of the property. All existing structures would be removed. Currently, access to these lots is from Hoquiam Ave NE. The proposed subdivision would result in 15 lots and a stormwater tract (Exhibit 3). The lots range in size between 4,573 and 6,125 sf and the average lot size is 5,497 sf. The 4,436 sf stormwater tract would be located at the east end of the property. There are about 59 trees located on the property, primarily on the east part of the property. Four of these would be considered "protected." The site slopes downward from southwest, at Hoquiam, to the northeast. The grades are gradual at the west end, with an average slope of about 6 percent. Slopes increase toward the west with grades of between 9 and 25 percent. Slopes up to 25 percent, which are regulated by the City of Renton, but not considered hazardous, are present at the northeast and southeast corners of the property. Slopes up to 33 percent on the south property line were the result of Brookefield II development of the NE 11th Court cul-de- sac. This slope would be accommodated by grading on lots fronting the cul-de-sac (Exhibit 4). This would create grades up to 34 percent on Lots 9 through 11 and the stormwater tract. Access to the subdivision would be from Hoquiam Ave NE. Access to individual lots would be from NE 11th Court, a public half-street terminating in a cul-de-sac. NE 11th Court, which would be completed as part of this development, also provides access to the abutting subdivision to the south, Brookefield II. Lots 12 through 15 would be accessed by private streets located in access easements across Lots 2 and 3, 6 and 7. Although Honey Creek is located approximately 200 feet to the east of the property, there are no known critical areas on or abutting the project site. IIPART TWO: ENVIRONMENTAL REVIEW In compliance with RCW 43.21C.240, the following project environmental review addresses only those project impacts that are not adequately addressed under existing development standards and environmental regulations. A. Recommendation Based on analysis of probable impacts from the proposal, staff recommends that the Responsible Officials make the following Environmental Determination: DETERMINATION OF DETERMINA TJON OF NON-SIGNIFICANCE NON -SIGNIFICANCE -MIT/GA TED. Issue DNS with 14-da A eal Period. X ERC REPORT 07-012.doc City of Renton P/BIPW Departmen BROOKEFIELD NORTH PRELIM//'v,,RY PLAT REPORT OF MARCH 5, 2007 B. Mitigation Measures Er mental Review Committee Staff Report LUA-07-012, PP, ECF Page 3of 8 1. The applicant will be required to comply with the recommendations included in the geotechnical report "Geotechnical Engineering Report, Brookfield [sic] North Preliminary Plat," by Dennis Joule, PE, dated February 1, 2005. 2. This project shall be subject to the 2005 King County Surface Water Design Manual for both detention and water quality facilities. 3. The applicant shall be required to provide a Temporary Erosion and Sedimentation Control Plan (TESCP) designed pursuant to the Department of Ecology's Erosion and Sediment Control Requirements outlined in Volume 11 of the most recent Department of Ecology Stormwater Management Manual. 4. The applicant shall pay the appropriate Traffic Mitigation Fee based on $75.00 per each new average daily trip associated with the project prior to the recording of the final plat. 5. The applicant shall pay the appropriate Fire Mitigation Fee based on a rate of $488.00 per new single-family lot prior to the recording of the final plat. 6. The applicant shall pay the appropriate Parks Mitigation Fee based on $530. 76 per new single- family lot prior to the recording of the final plat. C. Environmental Impacts The Proposal was circulated and reviewed by various City Departments and Divisions to determine whether the applicant has adequately identified and addressed environmental impacts anticipated to occur in conjunction with the proposed development. Staff reviewers have identified that the proposal is likely to have the following probable impacts: 1. Earth Impacts: The site has a rolling topography with natural slopes of between 2 and 25 percent. Grading for the NE 11 1h Court cul-de-sac, for the Brookefield II subdivision, created a sloped area along the south property boundary at about 33 percent. This area would require regrading, with slopes accommodated on the cul-de-sac lots and storm tract. The resulting grades would be about 33 percent. Driveways, located within the front building setback are proposed to be sloped approximately 7 percent, which is within the standard required by Renton Municipal Code. In addition to grading of on-site material, approximately 4,800 cy of "select imported' fill material would be required for road base and general site fill. A geotechnical report, "Geotechnical Engineering Report, Brookfield [sic] North Preliminary Plat," by Dennis Joule, PE, dated February 1, 2005 was submitted. The conclusions and recommendations of this report were based on published documents and field data resulting from observation of surface conditions and analysis of 5 backhoe test pits (maximum depth of 12 feet). The report indicates that the site is mapped as Vashon till, which consists of very dense, and occasionally very deep (to 100 feet) consolidated lodgement till with an upper mantle (3 feet deep) of ablation till. The ablation till is loose and is associated with Alderwood series of soil types. The US Soil Conservation Service has mapped the property as having primarily Alderwood gravelly, sandy loam soils. Although slopes are up to 25 percent on the east portion of the property, there is no evidence of past sliding or other deep-seated slope instability. Regardless, the residential buildings are planned to ERG REPORT 07-012.doc City of Renton P/B/PW Oepartmen BROOKEFIELD NORTH PRELIM/fv,.RY PLAT REPORT OF MARCH 5, 2007 Er mental Review Committee Staff Report LUA-07-012, PP, ECF Page 4 of 8 have foundations on underlying medium dense soil and moderately consolidated glacial till, not on potentially loose overlying soils. The Geotechnical Report made several recommendations for site preparation, surface drainage, utility trenching, retaining wall and rockery construction, design of posts and columns, and building foundations. Staff recommends that a condition be placed on the approval requiring the project comply with the recommendations of the Geotechnical Report. Mitigation Measure: The applicant will be required to comply with the recommendations included in the geotechnical report "Geotechnical Engineering Report, Brookfield [sic] North Preliminary Plat," by Dennis Joule, PE, dated February 1, 2005. Nexus: RMC 4-4-060, "Grading, Excavation and Mining Regulations 2. Air Impacts: It is anticipated that some adverse air quality impacts would be associated with site work and building construction required to develop this property. Project development impacts during construction include dust resulting from grading, exhaust from construction vehicles, odors from roofing installation, and roadway paving. Dust would be controlled through the use of temporary erosion control measures and the sprinkling of the site with water as needed. Odor impacts during construction are unavoidable and would be short-term in nature. Post development impacts potentially include vehicle and heating system exhaust. These emissions are regulated by state and federal agencies. Nor further site specific mitigation for the identified impacts from exhaust is required. Mitigation Measures: None required Nexus: Not applicable 3. Groundwater and Stormwater Impacts: The previously referenced Geotechnical Report indicates that a seasonal perched water table, as shallow as about one foot below the surface, may be present at the site. Water, landing as rain or entering from off site, percolates through near-surface, permeable soils. It is then trapped above less permeable soil and glacial till and may travel laterally across the site. Recommendations in the Geotechnical Report to address this situation include stabilization of the ground to support construction vehicles, treatment of cut or fill banks until landscaped, and footing and retaining wall drainage. These conditions should be sufficiently mitigated by compliance with the Geotechnical Engineering Report, as would be required. The project site is within the Honey Creek drainage basin of the May Creek Subbasin within the Cedar River I Lake Washington Watershed. Honey Creek is located approximately 200 feet east of the property. There are no wetlands known to be within or abutting the property limits. The site is within Zone X per the Flood Insurance Rate Map (FIRM). The property is outside of the 500-year floodplain as mapped by the Federal Emergency Management Agency (FEMA). There are storm drainage facilities in Hoquiam Ave NE and the south side of NE 11'h Court. The applicant submitted a conceptual drainage plan and a "Preliminary Drainage Report," by Offe Engineers, PLLC and Site Development Associates, LLC, dated January 15, 2007. The specifications of the report, which includes downstream analysis, and the drainage plan conform to ERC REPORT 07-012.doc City of Renton P/8/PW Departmen BROOKEFIELD NORTH PRELIMl/1,MRY PLAT REPORT OF MARCH 5, 2007 Er mental Review Committee Staff Report LUA-07-012, PP, ECF Page 5of8 the detention and water quality standards as delineated in the 2005 King County Surface Water Design Manual (KCSWDM). Staff recommends that the project be required, by condition of approval, to comply with the 2005 KCSWDM. Stormwater runoff would result from roadways and other impervious surfaces and would be collected and routed through pipes to a new detention/water quality vault on Tract 'A' where it would be treated for sediment removal prior to being discharged via a swale to Honey Creek. Due to the potential for erosion to occur on the eastern, steeper, portion of the site, staff recommends a mitigation measure that requires the applicant to comply with the Department of Ecology's Erosion and Sediment Control Requirements as outlined in Volume II of the most recent Department of Ecology Stormwater Management Manual. Mitigation Measures: This project shall be subject to the 2005 King County Surface Water Design Manual for both detention and water quality facilities. The applicant shall be required to provide a Temporary Erosion and Sedimentation Control Plan (TESCP) designed pursuant to the Department of Ecology's Erosion and Sediment Control Requirements outlined in Volume 11 of the most recent Department of Ecology Stormwater Management Manual. Nexus: SEPA Regulations 4. Streets and Transportation Impacts: The project would be accessed from Hoquiam Avenue NE on the west, via NE 11 1h Court and 2 private access easements. Improvements including full pavement width (36 feet curb face to curb face) of Hoquiam Avenue NE, curb, gutter, and sidewalk, would be required as a Renton Municipal Code requirement. NE 11th Court may have a reduced right-of-way, from 50 feet to 42 feet, if such a reduction is requested by the applicant and approved. Full 32 feet pavement width, curbs, gutters, and 5 foot sidewalks adjacent to a curb would also be required. Private streets would be located in 20 foot wide easements. The project would result in an increase in traffic trips; therefore, staff recommends that the applicant pay a Traffic Impact Fee based on a rate of $75.00 per new trip. Each new residence is expected to generate approximately 9.57 trips per day with credit given for the 2 existing residences. For the proposal, the Traffic Impact Fee is estimated at $9,330.75 (15 new lots-2 existing residences= 13 x 9.57 trips x $75 per trip= $9,330.75). Staff recommends that this fee be payable prior to the recording of the Final Plat. Mitigation Measures: The applicant shall pay the appropriate Traffic Impact Fee based on $75.00 per each new average daily trip associated with the project prior to the recording of the final plat. Nexus: SEPA Environmental Regulations; Transportation Mitigation Fee Resolution No. 3100, Ordinance 4527. 5. Fire Protection Impacts: Fire Prevention staff indicates that sufficient resources exist to furnish services to the proposed development; subject to the condition that the applicant provide required improvements and fees. As the proposal would add 15 new residences to the City, staff recommends that the applicant be required to pay a Fire Impact Fee in the amount of $488.00 per new single-family residence with credit given for the 2 existing residences. The total fee is estimated at $6,344.00 (15 ERC REPORT 07-012.doc City of Renton P/8/PW Departmen BROOKEFIELD NORTH PREL/Mllv~RY PLAT REPORT OF MARCH 5, 2007 Er mental Review Committee Staff Report LUA-07-012, PP, ECF Page 60/8 new lots -2 existing residence= 13 x $488.00 = $6,344.00). Staff recommends that the payment of the fee be required prior to the recording of the Final Plat. Due to the length of NE 11th Court and east private road, Lots 9 through 11, 14, and 15 would be accessed by streets in excess of 500 feet. Therefore these lots, as per Renton Municipal Code, would require interior automatic fire suppression systems (sprinklers). Mitigation Measures: The applicant shall pay the appropriate Fire Impact Fee based on a rate of $488.00 per new single-family lot prior to the recording of the final plat. Nexus: SEPA Environmental Regulations; Fire Mitigation Fee Resolution No. 2913, Ordinance 4527. 6. Parks & Recreation Impacts: The proposed development is anticipated to generate future demand on existing and future City parks, recreational facilities, and programs. Therefore, staff recommends that the applicant be required to pay a Parks Impact Fee based on $530.76 per each new single-family lot. There is no existing structures or lots credit given for Parks Impact Fees. The fee is estimated at $7,430.64 (15 lots x $530.76 = $7,430.64). Staff recommends that this fee be payable prior to the recording of the Final Plat. Mitigation Measures: The applicant shall pay the appropriate Parks Mitigation Fee based on $530. 76 per new single-family lot prior to the recording of the final plat. Nexus: SEPA Environmental Regulations; Parks Mitigation Fee Resolution No. 3082, Ordinance 4527. 7. Vegetation & Wildlife Impacts: The proposed development site is sparsely developed with existing structures dating from the 1940's at the west end of the property only. The majority of the property is covered with native grass and blackberry bushes and with alder (32), cottonwood (20), apple (3), fir (2), hemlock (1 ), and cedar (1) trees. All vegetation within road rights-of-way would be removed, as would trees and vegetation from approximately 75 percent of the site. The site probably provides habitat for a variety of wildlife. A consequence of urbanization of outlying areas of the City is that long-standing habitat is disturbed or destroyed. Renton's "Urban Separators" policies and Urban Growth Boundaries are intended to provide lower-density areas of development where wildlife may relocate naturally as urbanization occurs. This is expected to occur at the Brookefield North project site. More sparsely developed land is located to the east, abutting the Honey Creek corridor. The Honey Creek corridor links the area to the larger May Creek Greenway. There are approximately 59 trees on the site. The applicant proposes to clear the site of the majority of existing trees and vegetation to accommodate grading and building site preparation. A tree inventory submitted by the applicant indicates approximately 4 "protected" trees, including 2 fir, 1 hemlock, and 1 cedar (8" caliper or larger measured at 4.5 feet above grade), are on the site, of which 3 would be removed. "Protected" trees do not include populus or alnus species or trees of any type smaller than 8" caliper. Based on a Director's Determination, the City of Renton requires the retention of protected trees during development. Twenty-five percent of protected trees must be retained. For the Brookefield ERG REPORT 07-012.doc City of Renton PIBIPW Departmen BROOKEFIELD NORTH PRELIMl .. nRY PLAT REPORT OF MARCH 5, 2007 E ,mental Review Committee Staff Report LUA-07-012, PP ECF Page 7 of 8 Preliminary Plat, 25 percent of the protected trees would be 1 tree to be retained. One 22-inch caliper cedar tree would be retained. All pervious areas of the subdivision are required to be landscaped, including front and side yards of residential lots and detention tracts. The Renton Municipal Code requires that two street trees be provided for each residential lot, located in front of the primary structure. Consistent with RMC 4-10- 11 OA, the applicant will also be required to provide 5 feet of landscaping along the frontages of Hoquiam Ave NE and NE 11th Court. The site clearing, loss of vegetated habitat. and subsequent provision of landscaping and street trees is typical for urbanizing areas, as the resulting subdivided lots are not large enough to feasibly retain significant numbers of trees or other native vegetation while accommodating the proposed residential development. The required landscaping and street trees will provide aesthetic appeal for the post-development neighborhood and adjacent street frontages, and buffer established nearby neighborhoods from the new development. Mitigation Measures: None Nexus: N/A D, Comments of Reviewing Departments The proposal has been circulated to City Departmental I 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. ___K_ 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, March 26, 2007, 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. ADVISORY NOTES TO APPLICANT The following notes are supplemental information provided in conjunction with the administrative land use action, Because these notes are provided as information only, they are not subject to the appeal process for the land use actions Planning 1. 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. 2. Within thirty (30) days of completion of grading work, the applicant shall hydroseed or plant an appropriate ground cover over any portion of the site that is graded or cleared of vegetation and where no further construction work will occur within ninety (90) days. Alternative measures such as mulch, sodding, or plastic covering as specified in the current King County Surface Water Management Design Manual as adopted by the City of Renton may be proposed between the dates of November 1st and March 31st of each year. The Development Services Division's approval of this work is required prior to final inspection and approval of the permit. 3. Commercial, multi-family, new single-family and other nonresidential construction activities 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. Work on Saturdays shall be restricted to the hours between nine o'clock (9:00) a.m. and eight o'clock (8:00) p.m. No work shall be permitted on Sundays. ERG REPORT 07-012.doc City of Renton PIBIPW Departmen BROOKEFIELD NORTH PRELIM//v,.RY PLAT E, mental Review Committee Staff Report LUA-07-012, PP, ECF REPORT OF MARCH 5, 2007 Page 8of 8 Fire Prevention 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. Additional fire hydrants would be required as a part of this project to meet these criteria. 2. Fire Department access roads are required to be paved, 20-foot wide. Dead end roadways over 150 feet in length are required to have an approved turnaround. 3. Street addresses shall be visible from a public street (Lots 12-15). 4. All lots between 500 and 700 feet on a dead end access road are required to be fully sprinklered {Lots 9-11, 14 and 15). Plan Review -Surface Water 1. The Surface Water System Development Charge is $759 per building lot. This fee is payable at the time the utility construction permit is issued. Plan Review -Water 1. The proposed subdivision is within the water service area of King County Water District No. 90, which has provided the applicant with a Certificate of Water Availability stating that service would be provided to the project as required. 2. Watermain improvement plans shall be designed to City of Renton standards. Plan Review -Sewer 1. There is an existing 8-inch sanitary sewer main in NE 11 1 " Court at Hoquiam Ave NE (See City of Renton drawing number S3088). 2. This project would be required to install the sewer stubs to serve the new lots of the new plat. Lots 14 and 15 would be allowed to have individual grinder pumps. 3. Dual sidesewers are not allowed. 4. Existing septic systems shall be abandoned in accordance with King County Health Department regulations prior to the recording of the plat. 5. These parcels are subject to the Honey Creek Special Assessment District (SAD8611 ). These fees are $250 per connection and are collected at the time the utility construction permit is issued. 6. The Sanitary Sewer System Development Charge (SDC) is $1,017 per building lot. This fee is payable at the time the utility construction permit is issued. Plan Review -Street Improvements 1. Street lights would be required to be installed by this project on Hoquiam Ave NE and in the new plat. All street lighting shall be designed and installed per City of Renton standards and specifications. 2. The applicant needs to submit a street modification request for the proposed reduction in the required right-of-way width from 50 feet to 42 feet. 3. The applicant needs to submit profiles of all proposed driveways within the plat. The maximum slope of driveways is 15 percent. 4. All lot corners at intersections of dedicated public rights-of-way shall have a minimum radius of 15 feet. 5. Street improvements including, but not limited to paving, 5' sidewalk, curb and gutter, landscape, and street signs will be required. 6. All new electrical, phone, cable services, and lines must be installed underground per the City of Renton Undergrounding Ordinance. The construction of these franchise utilities must be inspected and approved by a City of Renton Public Works inspector prior to recording the plat. General 1. All required utility, drainage and street improvements will require separate plan submittals prepared according to City of Renton drafting standards by a licensed Civil Engineer. 2. All projects are required to be tied to a minimum of two of the City of Renton current horizontal and vertical control network. 3. Permit application must include an itemized cost estimate for these improvements. The fee for review and inspection of these improvements is 5% of the first $100,000 of the estimated construction costs; 4% of anything over $100,000 but less than $200,000, and 3% of anything over $200,000. Half of the fee must be paid upon application for building and construction permits, and the remainder when the permits are issued. There may be additional fees for water service related expenses. See Drafting Standards. ERC REPORT 07-012.doc S[ .\.f.4y ~~D ~~Pl I ; i \ sc «-,,. "'. '!a_,., "?ENro,.; _ ~. -~'"-7IH I s1 i=rr\\i c~ ~ o-~--1 -,{ I _1=] L._ __ ~ ~ 1/> . w z z 0 w z > " ~ ~ > " ST 0 I " 1DT'· 1ST \ I I I I~ ~ \7<+-.---1:i 0 0 I '# w " 0 u ~ '" "2_ __ NEIGHBORHOOD DETAIL MAP w > ~ ~_:~_!_6~~-- SE .,, z PROJECT LOCATION 128TH Si t N EXHIBIT 1 R-8 NE 10th St. R-~ z NE · 9th St '1ff R-8 ll) .·~· NE . 7th Sf RM-F CA < CA . NE Jttf 0st. CA e ZONING = TBCHNICAL Dlt.VICEB SE 113th s R-8 NE 10th St. R-8 R::-4 R-8 R-8 R-8 R----r8 F6 · 15 T23N R5E E 1/2 ----RentoQ City Um.it,, r-'---R~ ;.,© . :> «: ll) -R-4 Z ! . I l ! i I SE 117th 11 11 11 I !--1 _ __, I I : ! . I I ·1 ,~ I,-, r·--/ ~11 .1 ~ii I· LJ ! I :5 ' ' - R':.4 . 0 23a •go EXHIBIT 2 1:4.800 10 T23N R5E r~--'---, ': E --,.",, t i/21 : ' ~~ ' • rn----;l,c-=c,-.. --c'c--=c-"'._' --t;r}® t l -----~. ; ;(~). - UI ! I ! BROOKE FIELD NORTH ("" ! • ' • ! • I ' I ' l ! j "' ' ~ii ~ i~• !D O,i:f; ~;~ ti; ;::i:l ,,1 J~· Hi~ ~~!'1 ,!i ~~i ~~~ ~~ " I' ~~ ,! " ~l ;R CITY OF RENTON ' j !' j i ! ' :1 ~ 1• i I! ! " Ii I I ,, ' li ! ! i; • a "! a i, I •l f ,, ~ ., i< 11 :! I i BR001';EFIELD NORTH RENTON, WASHINGTON ii! 1·1111 ! ' . ! ! ' Di_....; ,,,,,, 0 ~ ~ z • z ffl • ~ ~ m 0 ~ 0 z .o tr1 ><: +'-::r:: >--< to >--< >-3 - l1'r O.lt-- ------,, ,---,, -T,'~ -·1 '' I: ' I I I I ~I -· ;i .-' ·1 -- ·-I ;R CITY OF RENTON HOQUtA. .. A';( N( , _ . ---. . --· __ '-l'...·.~.--, .... ,,.. ' - BROOKEFIELD i'IIORTH RENTON, WASHINGTON ... I : l BROOKEFIELD NORTH J-_ ... ___ OFF_:-_;=-_~_:._~_. __ 7_~ _ _, ~ ---: ~ a 11 ~ "'_-CAMBRIDGE INVESTMENTS, L.LC l!lt!!I ~ ~ t,,1 ~ ~'"'"'""' GRADING PlA .s ---'------~---'--==--"'Ee,", = -__J -!Cl 0,0,T(--- • 0 ~ ~ z m Cit Renton Department of Planning I Building I I Works ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: ~..:· COMMENTS DUE: FEBRUARY 23, 2007 APPLICATION NO: LUA07-012, PP, ECF DATE CIRCULATED: FEBRUARv -.... APPLICANT: Cambridqe Investments, LLC PROJECT MANAGER: "'bbeth Hinnins ") PROJECT TITLE: Brookfield North Preliminarv Plat { .. ___,, PLAN REVIEW: Arnet • , SITE AREA: 2.17 acres BUILDING AREA lnrossl: NIA I u,., LOCATION: 1154 & 1160 Hoquiam Avenue NE I WORK ORDER NO: 77719 SUMMARY OF PROPOSAL: An application has been accepted for the Brookfield North Preliminary Plat, a 15 lot subdivision of approximately 2.17 acres of land located at 1154 and 1160 Hoquiam Avenue NE. An environmental review and SEPA Detenmination and Hearing Examiner public meeting will be required. The property has a Residential Single Family Comprehensive Plan designation and is located in the Residential 8 Zone, which allows densities of between 4 and 8 dwelling units per net acre (du/a). The proposed density for the Brookfield North Plat is 7.3 du/a. A. ENVIRONMENTAL IMPACT (e.g. Non-Code) COMMENTS Element of the Probable Probable More Element of the Probable Probable More Environment Minor Major Information Impacts Impacts Necessary Environment Minor Major Information Impacts Impacts Necessary Earlh Housinn Air Aesthetics Water Liaht!Glare Plants Recreation Land/Shoreline Use Utilities Animals Transnortation Environmental Health Public SeNices Energy! Historic/Cultural Natural Resources Preservation Airport Environment 10,000 Feet 14,000 Feet B. POLICY-RELATED COMMENTS C. CODE-RELATED COMMENTS We have reviewed this application with particular attention to those areas in which we have expertise and have identified areas of probable impact or areas where additionaCH~tion is ~ed to properly assess this proposal. ~,_y~/_-_O~rJ~-------- Signature of Director or Autho~presentative Date .. A. ENVIRONMENTAL IMPACT (e.g. Non-Code) COMMENTS "It is anticipated that the proposed development would generate future residents that would utilize existing City park and recreation facilities and programs. The City has adopted a Parks Mitigation Fee of $530.76 per each new single family lot to address these potential impacts." Parks Mitigation Fee Cit, Renton Department of Planning I Building I I .,c Works ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: COMMENTS DUE: FEBRUARY 23, 2007 APPLICATION NO: LUA07-012, PP, ECF DATE CIRCULATED: FEBRUARY 9, 2007 APPLICANT: Cambridqe Investments, LLC PROJECT MANAGER: Elizabeth Hinnins PROJECT TITLE: Brookfield North Preliminary Platr--o 1 ,, n, •li'LAN REVIEW: Amela Henniqner I L.,~ -. -~ SITE AREA: 2.17 acres BUILDING AREA lnross): N/A LOCATION: 1154 & 1160 Hoquiam Avenue"'"' C,l.1'.Y .. G:-'rc.,,T "' ·• K ORDER NO: 77719 -· . SUMMARY OF PROPOSAL: An application has been accepted for the Brookfield North Preliminary Plat, a 15 lot subdivision of approximately 2.17 acres of land located at 1154 and 1160 Hoquiam Avenue NE. An environmental review and SEPA Determination and Hearing Examiner public meeting will be required. The property has a Residential Single Family Comprehensive Plan designation and is located in the Residential 8 Zone, which allows densities of between 4 and 8 dwelling units per net acre (du/a). The proposed density for the Brookfield North Plat is 7.3 du/a. 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 Housina Air Aesthetics Water Uahf/Giare Plants Recreation Land/Shoreline Use Utilities Animals Transnnnation Environmental Health Public Services Energy/ Historic!Cuftural Natural Resources Preservation Airport Environment 10,000 Feet 14,000 Feet B. POL/CY-RELATED COMMENTS C. CODE-RELATED COMMENTS We have reviewed th;s appHcation with particular attenOon to those areas in which we have expertise and have identified areas of probable impact or areas where addUional information is ded to properly assess this proposal. ~/ii Date .. • DATE: TO: FROM: SUBJECT: CITY OF RENTON MEMORANDUM February 12, 2007 Elizabeth Higgins Amela Henninger X7298 BROOKFIELD i'iORTH PLAT APPLICATION LUA 07-012 NE 11TH CT & HOQUIAM AVNE I have reviewed the preliminary application for this proposed 15 lot plat generally located in Section I 0-23N-5E and have the following comments: Existing Conditions: Water --This site is not served by the City of Renton water. The proposed subdivision is within the water service area of King County Water District No. 90 (KCWD # 90). The applicant shall contact KCWD #90 and obtain a certificate of water availability before any development of the property. (KCWD #90-15606 SE 128th St-Renton, WA 98059-4540-ph: 425-255-9600). Sanitary Sewer--There is an existing 8'' sanitary sewer main in NE 11th Ct at Hoquiam Ave NE. See City of Renton drawing number S3088. Storm --There are storm drainage facilities in Hoquiam Ave NE and in the south portion of the cul- de-sac of NE 11th Ct. This project site ism the Honey Creek drainage basin. The site is located in the Aquifer Protection Zone 2. CODE REQUIREMENTS WATER: • The project has attached a Certificate of Water Availability from Water District 90 to confirm that the District can provide the required fire flow rate for the development as required. • Watermain improvement plans shall be designed to City of Renton standards. The plans, even though it is in Water District 90, need lo also be submitted to the City of Renton for review. • Per the City of Renton Fire Marshal all lots between 500 and 700 feet on a dead end road are required to be fully sprinklered. • All plats are required by City code to provide a fire hydrant with a minimum fire flow requirement of 1,000 GPM within 300 feet of any proposed single-family structure. This distance is measured along a travel route. If the proposed single-family structures exceed 3,600 square feet, the minimum fire flow increases to 1,500 GPM and requires two hydrants within 300 feet of the structure. Additional fire hydrants will be required as a part of this project to meet this criteria. The fire hydrants must meet all current City of Renton standards. SEWER: • This project will be required to install the sewer stubs to serve the new lots of the new plat. Lots 14 and 15 will be allowed to have mdividual grinder pumps. • Individual sidesewers will be required to be installed to serve the new lots. Brookfield North Page 2 • Dual sidcsewcrs are not allowed. • This property is located in the Honey Creek Special Assessment District (SAD 8611). These fees are $250 per connection and are collected at the time a construction permit is issued. • System Development Charges (SDC) are $101 7 per new lot. These fees are collected at the time a construction permit is issued and prior to the recording of the plat. STREET IMPROVEMENTS: • Per City of Renton code, projects that are 5 to 20 residential units in size are required to provide full pavement width (with 36 feet of pavement total face of curb to face of curb) per standard with curb, gutter and sidewalk on the project side of Hoquiam Ave NE. The sidewalk shall mirror the existing sidewalk on the west side of Hoquiam Ave NE. • Street lights will be required to be installed by this project on Hoquiam Ave NE and in the new plat. All street lighting shall be designed and installed per City of Renton standards and specifications. • The new street interior to the plat must be developed to City standards, which are 42' right-of- way (if a modification request is submitted and approved), full 32' pavement width, with curbs, gutters, 5' sidewalks adjacent to curb. The applicant does need to submit to the City a street modification request for the reduction in the required right-of-way width to forty two feet. • All lot comers at intersections of dedicated public rights-of-way shall have a minimum radius of 15 feet. • All new electrical, phone and cable services and lines must be undergrounded. The construction of these franchise utilities must be inspected and approved by a City of Renton public works inspector prior to recording the plat. • The Traffic Mitigation Fee of$9330.75 shall be paid prior to the recording of the plat. STORM DRAINAGE: • A conceptual drainage plan and drainage report was submitted as required with the preliminary plat application for this project. The conceptual drainage plan is to include detention and water quality treatment for the fully built out plat, including future houses, driveways and roadway improvements all of which is addressed in the report. The runoff from the new houses must be tightlined into the storm drainage system constructed for the preliminary plat. The drainage plan is to be designed per the 2005 King County Surface Water Drainage Manual and the drainage report submitted states the same. • The Surface Water SDC fees of $759 per new single family house are required to be paid. These fees are collected at the time a construction permit is issued. GENERAL: • All required utility, drainage and street improvements will require separate plan submittals prepared according to City of Renton drafting standards by a licensed Civil Engineer. • All projects are required to be tied to a minimum of two of the City of Renton current horizontal and vertical control network. • Permit application must include an itemized cost estimate for these improvements. The fee for review and inspection of these improvement is 5% of the first $100,000 of the estimated construction costs; 4% of anything over $100,000 but less than $200,000, and 3% of anything over $200,000. Half of the fee must be paid upon application for building and construction permits, and the remainder when the permits arc issued. There may be additional fees for water service related expenses. See Drafting Standards. BROOKFIELDNGF .. City __ Renton Department of Planning I Building I Pi. c Works ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: Pb:..t\ Rcv:t'v·, COMMENTS DUE: FEBRUARY 23, 2007 APPLICATION NO: LUA07-012, PP, ECF DATE CIRCULATED: FEBRUARY 9, 2007 APPLICANT: Cambridae Investments, LLC PROJECT MANAGER: Elizabeth Hinnins PROJECT TITLE: Brookfield North Preliminarv Plat PLAN REVIEW: Arneta HenniQner ¢1fY OF Rt;Nf0h1 nc;vc1vcu SITE AREA: 2.17 acres BUILDING AREA laross): N/A LOCATION: 1154 & 1160 Hoquiam Avenue NE [ WORK ORDER NO: 77719 FEB 1 2 2007 SUMMARY OF PROPOSAL: An application has been accepted for the Brookfield North Preliminary PlatrnWnlmlllb~~ of approximately 2.17 acres of land located at 1154 and 1160 Hoquiam Avenue NE. An environmental review ana SEPA'Deie.%1/r'at,an and Hearing Examiner public meeting will be required. The property has a Residential Single Family Comprehensive Plan designation and is located in the Residential 8 Zone, which allows densities of between 4 and 8 dwelling units per net acre (du/a). The proposed density for the Brookfield North Plat is 7 .3 du/a. A. ENVIRONMENTAL IMPACT (e.g. Non-Code) COMMENTS Element of the Probable Probable More Environment Minor Major Information Impacts Impacts Necessary Element of the Probable Probable More Environment Minor Major Information Impacts Impacts Necessary Earth Housinn" Air Aesthetics Water Urrhf/Glare Plants Recreation Land/Shoreline Use Utilities Animals Trans""Ytation Environmental Health Public Services Energy/ Natural Resources Historic/Cultural Preservation Airport Environment 10,000 Feet 14,000 Feet B. POLICY-RELATED COMMENTS C. CODE-RELATED COMMENTS We have reviewed this a lication with particular attention to those areas in which we have expertise and have identified areas of probable impact or areas where additional i f. rmation is needed o prope ly ssess this proposal. ;l,,t /~--; za_!l-7 Date 7 Project Name: Project Address: Contact Person: Permit Number: Project Description: Land Use Type: A-Residential o Retail D Non-retail Calculation: t;,UL'?-[\Lt_'i:, Nci'L-,1\ 1:ir \\::,C\ -< lll:l 1\L'\(1J,i:\I-'\ &~G L£ C1:,,1-,\U....l?,;i1,=-I t:,.1 \J (;'.>\l\,\(;;._n,;, UJI-'\ C l · L" I).__ Method of Calculation: .E'ITE Trip Generation Manual, 7'" Edition o Traffic Study o Other ( Lt c ) SFl2-' \ , '""::> 7 / 4,__. __ \1:, 'I-q,.:.; 7 -:. \.)'\ '-\\ Transportation Mitigation Fee: Calculated by: Date of Payment: Date: . Pa,9ei] ·--~ CilJ 1enton Department of Planning I Building I J Works ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: -Ir(!}'(;;-·"', t._.\ ,,,,,, COMMENTS DUE: FEBRUARY 23, 2007 APPLICATION NO: LUA07-012, PP, ECF DATE CIRCULATED: FEBRUARY 9, 2007 APPLICANT: Cambrid e Investments, LLC PROJECT MANAGER: Elizabeth Hi PROJECT TITLE: Brookfield North Prelimina Plat PLAN REVIEW: Arneta Henni SITE AREA: 2.17 acres BUILDING AREA ross : N/A LOCATION: 1154 & 1160 Hoquiam Avenue NE I WORK ORDER NO: 77719 SUMMARY OF PROPOSAL: An application has been accepted for the Brookfield North Prelimin~~liJI\/Jp!Ql)/iivision of approximately 2.17 acres of land located at 1154 and 1160 Hoquiam Avenue NE. An environmental review and SEPA Detenmination and Hearing Examiner public meeting will be required. The property has a Residential Single Family Comprehensive Plan designation and is located in the Residential 8 Zone, which allows densities of between 4 and 8 dwelling units per net acre (du/a). The proposed density for the Brookfield North Plat is 7.3 du/a. 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 Earlh Housino Air Aesthetics Water Lioht!Glare Plants Recreation Land/Shoreline Use Utilities Animals Trans a/ion Environmental Health Public Services Energy/ Historic/Cultural Natural Resources Preservation Airport Environment 10,000 Feet 14,000 Feet B. POLICY-RELATED COMMENTS C. CODE-RELATED COMMENTS We have reviewed this application with particular attention to those areas in which we have expertise and have identified areas of probable impact or areas where additional information is needed to properly assess this proposal. Signature of Director or Authorized Representative Date . . • DATE: TO: FROM: SUBJECT: MITIGATION ITEMS: FIRE DEPARTMENT MEMORANDUM February 12, 2007 Elizabeth Higgins, Senior Planner~ OP James Gray, Assistant Fire Marsh 4 Brookeficld North Preliminary t, 1154-1160 Hoquiam Ave. NE I. A fire mitigation fee of$488.00 is required for all new single-family struct,ires. FIRE CODE REQUIREMENTS: I. 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 a minimum of 1500 GPM and requires two hydrants within 300 feet of the structure. 2. Fire department access roads are required to be paved, 20 feet wide. Dead end roadways over 150 feet in length are required to have an approved turnaround. See attached diagram. 3. All lots between 500 and 700 feet on a dead end access road are required to be fully sprinklered. Lots 10 & 11. Please feel free to contact me if you have any questions. i : \broo kefi e 1 dnorthprelp I terc. doc • • Cit_ • Renton Department of Planning I Building I, c Works ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: ri l''C coMMENTs ouE: FEs-· • • -:v 23, -2001 APPLICATION NO: LUA07-012, PP, ECF DATE CIRCULATED: FEBRUARvn ~nl!Z; APPLICANT: Cambridae Investments, LLC PROJECT MANAGER: Elizabeth! Hinnins PROJECT TITLE: Brookfield North Preliminarv Plat PLAN REVIEW: Amela Hennianer FEB -9 2007 . SITE AREA: 2.17 acres BUILDING AREA (qross): N/A LOCATION: 1154 & 1160 Hoquiam Avenue NE WORK ORDER NO: 77719. . SUMMARY OF PROPOSAL: An application has been accepted for the Brookfield North Preliminary Plat, a 15 lot subdivision of approximately 2.17 acres of land located at 1154 and 1160 Hoquiam Avenue NE. An environmental review and SEPA Determination and Hearing Examiner public meeting will be required. The property has a Residential Single Family Comprehensive Plan designation and is located in the Residential 8 Zone, which allows densities of between 4 and 8 dwelling units per net acre (du/a). The proposed density for the Brookfield North Plat is 7.3 du/a. A. ENVIRONMENTAL IMPACT (e.g. Non-Code) COMMENTS Element of the Probable Probable Environment Minor Major Impacts Impacts Earth Air Water Plants Land/Shoreline Use Animals Environmental Health Energy/ Natural Resources 8. POLICY-RELATED COMMENTS More Information Necessary .I \ j v /t Element of the Environment Housino Aesthetics Uoht!Glare Recreation Utifilies Transnnrration Public Services Historic/Cultural Preservation Airport Environment 10,000 Feet 14,000 Feet C. CODE-RELATED COMMENTS , J- c; :.u t 1 j L~i /;1f'1'/ t' i1 Is Probable Probable More Minor Major Information Impacts Impacts Necessary . We have reviewed this a plication with pa. · Jar attention to those areas in which we have expertise and have identi ied areas of probable impact or areas where additional in rmation is need properly assess this proposal. Date Cit Renton Department of Planning I Building I, c Works ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: COMMENTS DUE: FEBRUARY 23, 2007 APPLICATION NO: LUA07-012, PP, ECF DATE CIRCULATED: FEBRUARY 9, 2007 APPLICANT: Cambrid e Investments, LLC PROJECT MANAGER: Elizabeth Hi ins PROJECT TITLE: Brookfield North Prelimina Plat PLAN REVIEW: Amela Henni SITE AREA: 2 .17 acres BUILDING AREA ross : N/A LOCATION: 1154 & 1160 Ho uiam Avenue NE WORK ORDER NO: 77719 SUMMARY OF PROPOSAL: An application has been accepted for the Brookfield North Preliminary Plat, a 1 bdivision of approximately 2.17 acres of land located at 1154 and 1160 Hoquiam Avenue NE. An environmental r'>l'i\\'!",qll\J~EPA Determination and Hearing Examiner public meeting will be required. The property has a Residential Singl~9~1:icl#l\!~ive Plan designation and is located in the Residential 8 Zone, which allows densities of between 4 and 8 dwelling units per net acre (du/a). The proposed density for the Brookfield North Plat is 7.3 du/a. A. ENVIRONMENTAL IMPACT (e.g. Nan-Cade) 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 Housina Air Aesthetics Water Liahl/Gfare Plants Recreation Land/Shoreline Use Utilities Animals Transnnrtation Environmental Health Public Services Energy/ Histon'c/Cultural Natural Resources Preservation Airport Environment 10,000 Feet 14,000 Feet B. POLICY-RELATED COMMENTS C. CODE-RELATED COMMENTS We have reviewed this application with particular attention to those areas in which we have expertise and have identified areas of probable impact or areas wh additional information is neeµ:Jed to properly assess this proposal. NOTICE OF APPLICATION AND PROPOSED DETERMINATION OF NON-SIGNIFICANCE-MITIGATED (DNS-M) DATE: LAND USE NUMBER PRO.JECT NAME: Febr•Jar1 9 2C07 LUA,J?-012 PP ECF Brcuk'reld Nort!i P·e11m,nary "la, PROJECT DESCRIPTION· An app:ica1,on has ~een accepteo for the Bmdd:elo No.1h Pre.1,1 1~ , Plat a · lot subd1v151on of approx,rnalely 2 17 acres of land located a'. 1'54 ar.d 1160 Hcqu:am Avenue NE As ervrc·sme·,:, revrew and SEPA Determina~o~ and Hean~g F.:,am,ner publr;;: mee!•ng will be requ,red .,.,e property '-'S ~ P.~o,derl1c Single Family Comprehensive Plan des1gnal1on and ,s located ,r. the Resident.al B Zone w~ich allows jers1:1e 5 or bec,vcc 4 and 13 dwelling um\s per ne: acre (du/a) The proposed density 'or tie Brookfreld North Plal ,s 7 3 du.'a PROJECT LOCATION, •, 154 & 1160 Hoquiam Avenue NE OPTIONAL DETERMINATION OF NON-S!GNIFICANCE, MITIGATED IONS-M): As the lead Agency :r,e c,t·1 of "ertcr has determined that s,gnil1cant e11vironmsntal 1mpacls ace unlikely to rnsult f 0 om the propouid prqect Trcre/cre ,. perm1~ed under the RCW 43 21 C 110. :he C11y of Renton s us11g tt",e Op11onal DNS-M prcc,,ss to give no:1:e 1ra1 a ons M IS likely to be issued Comment oe<·cds for the prcJecl and the proposed DNS-M are integrated into J s,oolc cor·,rre,, period Tr ere WIii be no ccmment period following lhe issuance of the Threshold Dete•m,nat1on ct Ncn s qn1'1caoce M1t1gated ,.DNS-MI A 14-day appeal penod .,,,11 !ollow the issuance or the DNS-M PERMIT APPLICATION DATE· NOTICE OF COMPLETE APPLICATION: January 26 2007 Febr•,ary ~ 2007 APPLICANT/PROJECT CONTACT PERSON, Darrell Offe, Otte Englneer.i, PLLC; Tel: (425) 260-3412 Eml: darrell.offu@comca8\.net Permlls/Review Requested: Oth,er P,ermlr.i which may be required· Requested Studies: Location where application may 00 reviewed: PUBLIC HEARlNG: CONSISTENCY OVERVIEW: Zoning/Land Use: Environmental Documents that Evaluale the Proposed Project: Dev&lopment Regulations Used For ProJect Mitigation: Environmental {SEPA) Review, Preliminary Plal apprnval Construction and Bulldir,g Permits Geotechnlcal Engineering Report, Trame Impact Analysis and Preliminary Drainage Report Planning/Building/Public Works Department, Oevelopmen1 Servic~s DM8lon, Sixth Floor Renlon City Hall, 10S5 South Grady Way, Renton, WA 9B055 Public he;mng ,5 :ertallvel" scneduled for Aprll 10 2QQ1 befor€ lh~ ",crtcr_ Hewing Ernm1ner 1n Re~'.o_o Ccuncn Chambers Hean~gs beq1, ct 9 ~·JAM,, lhe ?ti, ftoorofthe new Renton C1ly Hall located at 10~5 Soucr G·aj 1 1'.'a1 The scb1ec1 site 1s Oes1gnated Res dent,al Single Family (RSF, en Renton Comprehens>\le Land Use Map and Residential -8 (R-e: ?cn1ng Map Erv raementd.1 1SEPA; Checklist The pro1ecl wo!I be soo1e:t to the City's SEPA ordinance, 1-<M~~ 4-2-I, c~ a-., other appl1"-'!ble codes and regula:1ans as appropriate Proposed Mitigation Measures: The bllaw1ng M1\igat1on Measures :;,II l·kely be imposed on t~e proposM pro1ect These recor.1roe11ded Mit1ga110,, Measures adrlress prqecl impacts Pel ccverea by e<1s\rng co~es asd regLla:ions as cited abo\le The apor,car;/ wc~,'O be reaC11red Jo paf 1/Je eppropr,ale T,ansporta/,or, Mrl,ga:,on .~ee The app.,ca.n/ would be requrred to pay /he appropnate Perks Mt1gatron Fee T/Je «ppl1can/ wou•d be ,equrred 10 p•ov1de ren,p,:irary eros,on and sedrmentallon contro,' (/;JI meets curront s!J/e s/andards Comm&nts on the aboYe application must be submitt,ed In writing to Elizabeth Higgins, Senior Planner, Development Servlcn Division, 105~ South Grady Way, Renton, WA 98055, by 5:00 PM on February 2l, 2007 This matter is also len\atlvaly scheduled ror a public hearing on April 10, 2007, at \J:00 AM. Counc,I Chambers Se\lenth Flaa,. Renton C1ly Ha,I. 1055 Saut~ Grady Way Renton II you are interested i~ attending the hearing. please ~ontact the Develoornert Ser,ices D1~1s1on to ensure that '.he hearing has not teen rescheduled at <,425) 430-72S2 II r:Jmments cannot 00 subm111ed .n "'"ting by the date 1nd1cated above, you may st1!I appear al 1/Je hearing and pressnt pJr comments on lhe proposal before the Heanng Exar-i1ner. If you ha,·e ,;ues~ons about '.his proposal. or wosh lo be made a r-'arty of record and recei,e add1t,onal 1n:orma'.1on b~ mail, p·ease contact the proiect marager. Anyone who subm,:s written ccmrnenls will autcrnat1call)' become a par.\' of recorO and will te not1f1ed of a,y dec1~1on on this projec\ CONTACT PERSON: Elizabeth Higgins, Senior Planner; Tel: (425) 430-7382; Eml: ehlggins@ci.renton.wa.us PLEASE INCLUDE THE PROJECT NUMBER WHEN CALLING FOR PROPER FILE IDENTIFlCATION ,, . ")i C..( • ·:~E1~h St ~-,1•,"i"· If you would like to be made a par1y of record to receive further information an this proposed proJecl, complete this form and return to City of Renton. Development Plal'rnng. 1055 So. Graov Way. Renton. WA 98055 Name.'File No Brookf1elo North Prel1m1nary Plat:LUA0?-0"2 PP, ECF "IAME \IIAILING ADDRESS TELEPHONE NO CERTIFICATION I, S!=77-i {7E:.!sey_ , hereby ccrti fy that J copies of the above doc~\~hti were posted by me in _____.Z__ conspicuous places or nearby the described prope "" ':~~111 ~,,,,, . ~~(.;·~ ,ii C,: l\~J-,:?'4 DATE:~2-~'!_..aJ:~--- ~ ~ ATTEST: Subscribed and sworn before me, a t-;otary Public. in and for the State of Washington resid,~ --, .J,'J< ti / l ~ \---'QA~ , on the q ' day of'---~ L / , , /~ 1 ~ E .. ' . .,. CITY OF RENTON CURRENT PLANNING DIVISION AFFIDAVIT OF SERVICE BY MAILING On the 9th day of February, 2007, I deposited in the mails of the United States, a sealed envelope containing Acceptance Letter, NOA, Environmental Checklist, & PMT's documents. This information was sent to: Name Representina Agencies See Attached Surrounding Property Owners -NOA only See Attached Dale Huffman, Cambridge Investments, LLC Applicant/ Owner Verdie Querin (Signature of Sender): .... ~~ J (( It t • STATE OF WASHINGTON )' ) ss COUNTY OF KING ) Owner I certify that I know or have satisfactory evidence that Stacy Tucker signed this instrument and acknowledged it to be his/her/their free and voluntary act tor ... ~. ~~ purposes mentioned in the instrument. ;§_,..:,. ':-t~'\,. \ ;j ,6 C~"'.,, t Dated: 0-§·J 1 .'-· • ., " ~ < ~J ;. , ~ · Notary P blic in and the Sate o~W~§hington-g ~ ~ 1: , C, s:t~ n ,1 "' ,r,i '''-'Ill\-' .lo,= Notary (Print) :--1\::_:\.i..;1 14, c,,I Jµ·•-'L---'L"'--'1'/f-lt'-'')'-"f'\~H<P'-"'-'t\'--'-'. lc.,:V\[....:=-J.1-D.2.-~\,"z,.,;.-.,~.,.-=-!.: .. ~~/i;iilf'...e J.~'.':,.._,f My appointment expires: ·)-\'\ -10 ,.,.,. ""~~ ''''"'"''~ Project Name: Brookfield North Preliminary Plat Project Number: LUA0?-012, PP, ECF template -affidavit of service by mailing . -, Dept. of Ecology • Environmental Review Section PO Box 47703 Olympia, WA 98504-7703 WSDOT Northwest Region • Attn: Ramin Pazooki King Area Dev. Serv., MS-240 PO Box 33031 0 Seattle, WA 98133-9710 US Army Corp. of Engineers • Seattle District Office Attn: SEPA Reviewer PO Box C-3755 Seattle. WA 98124 Jamey Taylor• Depart. of Natural Resources PO Box47015 Olympia, WA 98504-7015 KC Dev. & Environmental Serv. Attn: SEPA Section 900 Oakesdale Ave. SW Renton, WA 98055-1219 Metro Transit Senior Environmental Planner Gary Kriedt AGENCY (DOE) LETTER MAILING (ERC DETERMINATIONS) WDFW -Stewart Reinbold • Muckleshoot Indian Tribe Fisheries Dept. • c/o Department of Ecology Attn: Karen Walter or SEPA Reviewer 3190 160'h Ave SE 39015 -172"' Avenue SE Bellevue, WA 98008 Auburn, WA 98092 Duwamish Tribal Office* Muckleshoot Cultural Resources Program • 4717 W Marginal Way SW Attn: Ms Melissa Calvert Seattle. WA 98106-1514 39015 172°' Avenue SE Auburn, WA 98092-9763 KC Wastewater Treatment Division * Office of Archaeology & Historic Environmental Planning Supervisor Preservation* Ms. Shirley Marroquin Attn: Stephanie Kramer 201 S. Jackson ST, MS KSC-NR-050 PO Box 48343 Seattle, WA 98104-3855 Olympia, WA 98504-8343 City of Newcastle City of Kent Attn: Mr. Micheal E. Nicholson Attn: Mr. Fred Satterstrom, AICP Director of Community Development Acting Community Dev. Director 13020 SE 72"' Place 220 Fourth Avenue South Newcastle, WA 98059 Kent, WA 98032-5895 Puget Sound Energy City of Tukwila Municipal Liason Manager Steve Lancaster, Responsible Official Joe Jainga 6300 Southcenter Blvd. 201 South Jackson Street KSC-TR-0431 PO Box 90868, MS: XRD-01 W Tukwila, WA 98188 Seattle, WA 98104-3856 Bellevue, WA 98009-0868 Seattle Public Utilities State Department of Ecology Real Estate Services NW Regional Office Title Examiner 3190 160th Avenue SE 700 Fifth Avenue, Suite 4900 Bellevue, WA 98008-5452 PO Box 34018 Seattle, WA 98124-4018 Note: If the Notice of Application states that it is an "Optional DNS", the marked agencies and cities will need to be sent a copy of the checklist, PMT's, and the notice of application. • Also note, do not mail Jamey Taylor any of the notices she gets hers from the web. Only send her the ERG Determination paperwork. template -affidavit of service by mailing 113761015008 ALOR ELSA D+JUAN ABEL 21915 NE 85TH ST REDMOND WA 98053 102305921805 CAMBRIDGE HOMES 1800 NE 44TH ST STE 200 RENTON WA 98056 102305901906 GRIFFIN WILLIAM E 15216 NE 26TH ST VANCOUVER WA 98684 113741012000 JONES BRUCE C+ANITRA 5237 NE 11TH CT RENTON WA 98059 113761016006 LEE STEPHEN M+CHARLENE M 7803 NE 147TH ST KENMORE WA 98028 113740018008 MATHEW JOJY 1080 NE ILWACO PL RENTON WA 98059 113761014001 NAMAZI MAHMOOD+FIROOZEH OJA 7815 NE 147TH ST KENMORE WA 98028 102305939906 QUERIN VERDIE R 23410 160TH AVE SE KENT WA 98042 113741017009 SB! DEVELOPING LLC PO BOX 73790 PUYALLUP WA 98373 113741009006 SUC!U ELENA 4224 NE 10TH PL RENTON WA 98059 113741005004 ARNOLD ROBIN C+LISA LEE 5127 NE 11TH CT RENTON WA 98059 113741006002 CHI KIM T +YAN JOHN K 5201 NE 11TH CT RENTON WA 98059 102305936704 HILL JAY 15651 SE 138TH PL RENTON WA 98059 102305900205 KENNY MARTIN & SYLVIA 18719 YEW WAY SNOHOMISH WA 98290 113741011002 LUNA ERIKA CEDENO 5231 NE 11TH CT RENTON WA 98056 113761013003 MIGUELENA MARC+MCGEE LINDSA 7821 NE 147TH ST KENMORE WA 98028 113740025003 NGO SHELLEY 5116 NE 11TH ST RENTON WA 98059 113740026001 ROSAS ALICIA L+FABIO R 5110 NE 11TH ST RENTON WA 98059 113741007000 SRIPATI CHANDRASEKHAR P+DUR 5207 NE 11TH CT RENTON WA 98059 113740027009 TRAN THUOC Q 5104 NE 11TH ST RENTON WA 98059 102305914487 BROYLES WM E 11224 142ND AVE SE RENTON WA 98059 102305905709 FACILITIES & OPERATIONS CTR OFFICE OF THE EXECUTIVE DIR 300 SW 7TH ST RENTON WA 98055 113740020004 HSU CHI HSING+YU LING FAN 5206 NE 11TH ST RENTON WA 98059 113741003009 KIMWAH LAl+NAOMI CHANG 5115 NE 11TH CT RENTON WA 98059 113741004007 LUTA IOSIF+MARIA E 5121 NE 11TH CT RENTON WA 98059 102305931200 MONCRIEF JIMMIE L+CHERYL L 1175 HARRINGTON PL NE #313 RENTON WA 98059 113740019006 NGUYEN LIEM THANH+KIM CHI H 5212 NE 11TH ST RENTON WA 98059 113741001003 SAVANH SOUK+SAMI 5103 NE 11TH CT RENTON WA 98059 113740022000 SU SHIH-WEI+KRIS 5134 NE 11TH ST RENTON WA 98059 113740023008 WANG YUNG-SHUN+YIN-CHAI TSA 5128 NE 11TH ST RENTON WA 98059 102305925608 WHORLEY GUY C+CHRISTINA M 14433 SE 112TH PL RENTON WA 98059 113741008008 ZHANG LUCY W+HAN 5213 NE 11TH CT RENTON WA 98059 113741002001 WON VANCE 5109 NE 11TH CT RENTON WA 98059 113741010004 ZHANG SHELDON YA 5225 NE 11TH CT RENTON WA 98059 113740021002 WONG KRISTINE MEI LING 5200 NE 11TH ST RENTON WA 98059 113740024006 ZHU YONGZHENG+LIU YUE PO BOX 14443 SEATILE WA 98114 NOTICE OF APPLICATION AND PROPOSED DETERMINATION OF NON-SIGNIFICANCE-MITIGATED {DNS-M) DATE: LAND USE NUMBER: PROJECT NAME: February 9 2007 LUA0?-012. PP. ECF Brookfield Nor:h Preliminary Plat PROJECT DESCRIPTION; An appl1cat1on has been accepted for the Brookfield North Preliminary Plat, a 15 lot subdivision of approximately 2.17 acres of land located at 1154 and 1160 Hoquiam Avenue NE. An environmental review and SEPA Determination and Hearing Examiner public meeting will be required. The property has a Residential Single Family Comprehensive Plan designation and 1s located in the Residential 8 Zone, which allows densities of betw'een 4 and 8 dwelling units per net acre (du/a}. The proposed density for the Brookfield North Plat is 7.3 du/a. PROJECT LOCATION: 1154 & 1160 Hoquiam Avenue NE 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: NOTICE OF COMPLETE APPLICATION: January 26. 2007 February 9. 2007 APPLICANT/PROJECT CONTACT PERSON: Darrell Otte, Otte Engineers, PLLC; Tel: (425) 260-3412; Eml: darrell.offe@comcast.net Permits/Review Requested: Other Permits which may be required: Environmental (SEPA) Review, Preliminary Plat approval Construction and Building Permits Requested Studies: Location where application may be reviewed: PUBLIC HEARING: CONSISTENCY OVERVIEW: Zoning/Land Use: Environmental Documents that Evaluate the Proposed Project: Development Regulations Used For Project Mitigation: Geotechnical Engineering Report, Traffic Impact Analysis, and Preliminary Drainage Report Planning/Building/Public Works Department, Development Services Division, Sixth Floor Renton City Hall, 1055 South Grady Way, Renton, WA 98055 Public hearing 1s tentatively scheduled for April 10, 2007 before the Renton Hearing Examiner 1n 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. The subject site is designated Residential Single Family (RSF) on the City of Renton Comprehensive Land Use Map and Residential -8 (R-8) on the City's Zoning Map Enwonmental {SEPA) Checklist The project will be subject to the City's SEPA ordinance, RMC 4-2-110A and other applicable codes and regulations as appropriate Proposed Mitigation Measures: The following Mitigation Measures will likely be imposed on the proposed project. These recommended Mitigation Measures address project impacts not covered by existing codes and regulations as cited above The applicant would be required to pay the appropriate Transportation Mitigation Fee; The applicant would be required to pay the appropriate Fire Mitigation Fee; and The applicant would be required to pay the appropriate Parks Mitigation Fee. The appHcant would be required to provide temporary erosion and sedimentation control that meets current state standards. Comments on the above application must be submitted in writing to Elizabeth Higgins, Senior Planner, Development Services Division, 1055 South Grady Way, Renton, WA 98055, by 5:00 PM on February 23, 2007. This matter is also tentatively scheduled for a public hearing on April 10, 2007, at 9:00 AM, Council Chambers, Seventh Floor, Renton City Hall, 1055 South Grady Way, Renton. lf you are interested in attending the hearing, please contact the Development Services Division to ensure that the hearing has not been rescheduled at (425) 430-7282. If comments cannot be submitted in writing by the date indicated above, you may still appear at the hearing and present your comments on the proposal before the Hearing Examiner. If you have questions about this proposal, or wish to be made a party of record and receive additional information by mail, please contact the project manager. Anyone who submits written comments will automatically become a party of record and will be notified of any decision on this project. CONTACT PERSON: Elizabeth Higgins, Senior Planner; Eml: ehiggins@ci.renton.wa.us Tel: (425) 430-7382; PLEASE INCLUDE THE PROJECT NUMBER WHEN CALLING FOR PROPER FILE IDENTIFICATION If you would like to be made a party of record to receive further information on this proposed project, complete this form and return to: City of Renton, Development Planning, 1055 So. Grady Way, Renton, WA 98055. Name/File No.: Brookfield North Preliminary Plat/LUA0?-012, PP, ECF NAME: MAILING ADDRESS: TELEPHONE NO.: CI' 7 OF RENTON Planning/Building/Public Works Department Gregg Zimmerman P.E., Administrator February 9, 2007 Darrell Offe Offe Engineers, PLLC 13932 SE 159th Place Renton, WA 98058 Subject: Dear Mr. Offe: Brookfield North Preliminary Plat LUA07-012, PP, ECF 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 March 5, 2007. Prior to that review, you will be notified if any additional information is required to continue processing your application. In addition, this matter is tentatively scheduled for a Public Hearing on April 10, 2007 at 9:00 AM, Council Chambers, Seventh Floor, Renton City Hall, 1055 South Grady Way, Renton. The applicant or representative(s) of the applicant are required to be present at the public hearing. A copy of the staff report will be mailed to you prior to the scheduled hearing. Please contact me at (425) 430-7382 if you have any questions. Sincerely, /:3/l~A);-d-;:_ J~ Elizabeth Higgins, AICP Senior Planner cc: Cambridge Homes, Inc., Verdie Querin / Owners -------10_5_5_S_ou-t-hG-ra-d-yW_a_y---R-en-to_n_, -W-a-sh-in_g_to_n_9_8_0_57 _______ ~ AHEAD OF THE CURVE ~ This papet""contains 50% recvcled material. 30% oost consumer February 9, 2007 Michael Fortson Department of Transportation Renton School District 1220 N 4th Street Renton, WA 98055 Subject: Brookfield North Preliminary Plat LUA07-012, PP, ECF CIT"1 :>F RENTON Planning/Building/Public Works Department Gregg Zimmerman P.E., Administrator The City of Renton Development Services Division has received an application for a 15-lot single-family subdivision located at 1154 '& 1160 Hoquiam Avenue NE. Please see the enclosed Notice of Application for further details. In order to process this application, the Development Services Division needs to know which Renton schools would be attended by children living in residences at the location indicated above. Please fill in the appropriate schools on the list below and return this letter to my attention, Development Services Division, City of Renton, 1055 South Grady Way, Renton, Washington 98055 by February 23, 2007. Elementary School: __ -_,)~J~{_.·'-1.~·,.,,;:.""?(:,...":~,.~~--· ~&~''. -·-·Y/_· ------------- Middle School: ___ /_. ·_rl-·' ~·_L_,,it"-l'c""~-'.i4=~'i"';'.c' ----"-''-'-_._c~-~--------------- ~ 1 ., . ' High School: ___ "1,,_&~''-') ... ?=v-'.......c)J~~--~C~'u.""'"·fb_1= 1 ·~· ='-'-· ---------- Will the schools you have indicated be able to handle the impact of the additional students estimated to come from the proposed development? Yes No __ _ Any Comments: ____________________________ _ Thank you for providing this important information. If you have any questions regarding this project, please contact me at (425) 430-7382. Sincerely, L3/l~Ah~ J~- Elizabeth Higgins, AICP Senior Planner Encl. -------,o-5_5_S_ou-th_G_ra-dy_W_a_y_-R_e_n_w_n_. \-V-a,--h-in-g-to_n_9_8_05_7 _______ ~ ~ AHEAD OF THE CURVE ':I This paper r.ontairis 50% recycled mater1al, 30% p;>St =nsumer 7)')1.-a:Jf CN/,.,{?(2,r (l£ I A/1/b ,171bl/S, UL_ City of Renton Df:v1&f:~ff>frf'!AN LAND USE PERMIT JA '1E:Nto,/V,NG N 2 6 200? MASTER APPLICATION RECEIVED PROPERTY OWNER(S) PROJECT INFORMATION NAME: pr;;;°J; EEA°d:l()NT ~/<T II-P!f!; ADDRESS: I CITY: ZIP: PROJECT/ADD~S)/LOCATION AND ZIP CODE: I 15" -f. 111 M1 A-v£ /./ IG-- I I ~IJ ffotW, tm'1 Avt.-N t---· TELEPHONE NUMBER: KING COUNTY ASSESSOR'S ACCOUNT NUMBER(S): /0'l?0$-q~qq APPLICANT (if other than owner) /() 2-305"-C!Z. I 8 EX<tN 'ttiSE~ / l-t1 ...., PROPOSED LAND USE(S): 5/Hne ADDRESS: 4 ft ~.1___,,,~ -Li.- / {)O Al€ 1 -~r ,.,...zm !ISTING COMPREHENSIVE PLAN MAP DESIGNATION: /:;,/ tGl/!AL MG'P. P!")l~lrtt. u PROPOSED COMPREHENSIVE PLAN MAP DESIGNATION (n applicable): ;v/4 TELEPHONE NUMBER 4~ -?-'1 / --z_:z_-z_s-EXISTING ZONING: R-t; CONTACT PERSON PROPOSED ZONING (if applicable): JJ/4-· NAME: SITE AREA (in square feet): Cf 4 I I()// '7. ~i. SQUARE FOOTAGE OF PUBLIC ROADWAYS TO BE DEDICATED: ~, {; ?J'1 ,;; (] , --[i.:,- } :. ADDRESS: · J ' :-' , :. · •;, ' ??1-:PZ 5t: /f>1.ti Pl~ I CITY: ! 10 •' ·., ··ZIP:···'., ·, ···' /<.'2:!v'Tl'N --·~---1v&f?g SQUARE FOOTiE ~~PRIVATE kcESS EASEMENTS: ~ 1 C,,~,,-I . I PROPOSED RESIDENTIAL DENSITY IN UNITS PER NET ACRE (if applicable): 7 • ~ . NUMBER OF PROPOSED LOTS (ii applicable): TELEPHONE NUMBER AND E-MAIL ADDRESS: I '5 4 is -z.lPo -~4-12-NUMBER OF NEW DWELLING UNITS (if applicable): u. J '2. , Q: weblpw/de vserv/forrns/ piano in g/mas tera pp.doc 07/29/05 .'ROJECT INFORMATION continued .------'--_:_c.-_:-,,.._L.._---------~ NUMBER OF EXISTING DWELLING UNITS (if applicable): PROJECT VALUE: "1,- SQUARE FOOTAGE OF PROPOSED RESIDENTIAL BUILDINGS (if applicable): '2,4ti0 SQUARE FOOTAGE OF EXISTING RESIDENTIAL IS THE SITE LOCATED IN ANY TYPE OF ENVIRONMENTALLY CRITICAL AREA, PLEASE INCLUDE SQUARE FOOTAGE (if applicable): BUILDINGS TO REMAIN (if applicable): 0 D AQUIFER PROTECTION AREA ONE SQUARE FOOTAGE OF PROPOSED NON-RESIDENTIAL D AQUIFER PROTECTION AREA TWO BUILDINGS (if applicable): 0 SQUARE FOOTAGE OF EXISTING NON-RESIDENTIAL D FLOOD HAZARD AREA sq. ft. BUILDINGS TO REMAIN (if applicable): 0 D GEOLOGIC HAZARD sq. ft. NET FLOOR AREA OF NON-RE/ANT~AL BUILDINGS (if applicable): t,/ D HABITAT CONSERVATION sq. ft. D SHORELINE STREAMS AND LAKES sq. ft. NUMBER OF EMPLOYEES TO BE ENL ~y THE NEW PROJECT (if applicable): / · D WETLANDS sq. ft. LEGAL DESCRIPTION OF PROPERTY (Attach legal description on separate sheet with the following Information included) SITUATE IN THE ,;~ QUARTER OF SECTION /0, TOWNSHIP ?.l_, RANGE.¢~ IN THE CITY OF RENTON, KING COUNTY, WASHINGTON. TYPE OF APPLICATION & FEES List all land use applications being applied for: 1. lA,JD (!)e ~°"j'W' 3. 2. w rtv)o--9Jc!"' 4. Staff will calculate applicable fees and postage: $ Z t;tO. &c ' AFFIDAVIT OF OWNERSHIP I, (Print Name/s) L · /J4 /.£ ;../1.,{ ff M tl--N . declare that I am (please check one) _ the current owner of .the property involved in this application or ___)Q____ the authorized representative to act for a corporation (please attach proof of authorization) and that the foregoing statements and answers herein contained and the information herewn:h are in all respects true and correct to the best of my knowtedge a~ befief. ~§"18C7( (Signature of Owner/Representative) .;. Cf?) ..Gr ~dfjv I certify that I know or have satisfactory evidence that 1 ,yt/ signed this instrument and acknowledged It to be hist1ler/their free and volun uses and purposes mentioned in the instrument /fl/,~ N Notary Public in and for the S te of~Q!l,-PUSOC MY C01i4MISS10N EXPIRES 02- (Signature of Owner/Representative} My appointment expires:~~~-~%~-~t~1~----- Q:web/pw/devserv/forms/pl:mniag/masterapp.doc 2 07/29105 ( "--- _M~ster Business Application - • Master License Service Department of Licensing PO Box 9034 Olympia WA 98507-9034 Master Application Rcco rd of Filing Your Master Business Application has been filed. PRINT THIS SCREEN AND RETAIN IT FOR YOUR RECORDS Filing Date and Time: 10/24/2005 8:46:33 PM Pacific Time Application Transaction#: 20052976257 (Refer to this number if you have questions about this application.) Credit Card Approval: Business Structure: Legal Business Name: Formation Date: State of Formation: Filed paperwork with the Washington Secretary of State? Business Owner l: Title: Name: Social Security Number: Percentage Owned: Address: Has a spouse? Spouse's Name: 1302119920003322364176 Purpose of Application I. Open Business Type of Ownership Limited Liability Company (LLC) Cambridge Investments,LLC 9/1/2005 Washington Yes Business Owners Member,l'v!anager L. Dale Huffman 538-44-0461 100% 6914 214th Ave. NE Redmond, Washington 98053 Yes Mary Ann Huffman https ://fortress. wa.g o v / dol/mls/NF inalRevi ew. asp Page 1 of3 10/24/2005 Master Business Application - Trade Names Business Firm Name (doing business as): Cambridge Investments, LLC Business Mailing Address: Business Location Address: First date of business: Telephone Number: Fax Number: Email Address: Estimated Gross Income: Products and Services sold: Separate tax return for each location or trade name: Location within city limits: Bank Name: Acquired all or part of Business Information 1800 NE 44th St Suite 200 Renton, WA 98056 1800 NE 44th St Suite 200 Renton, WA 98056 9/29/2005 (206) 200-3188 (425) 271-2178 ldhuffman@hotmail.com $10000 I -and above Investment in real estate No Yes Additional Business Information another business: No Purchased or leased any fixtures or equipment that you have not paid sales tax: No Affiliated or owned by another business: No If changing business structure, will the account be closed: No Ever owned another business: No Employment Information Will you have Employees https://fortress.wa.gov/dol/mls/NFinalReview.asp Page 2 of3 10/24/2005 .Master Business Application - within the next 90 days? Voluntary optional Industrial Insurance for excluded No employment: No Industrial Insurance coverage for sole proprietor, partners, owner-corporate officers, LLC or LLP members: No Management Vested: No $20 has been billed to your Visa. Prepared By: Optional Insurance License Fees Name Phone Number Vella Stromberg (425) 271-2225 Page 3 of3 Your application has been completed and submitted. Please allow IC days to receive your license document in the mail. If you have any questions contact us at mls@dol.wa.gov Additional Information You should contact the regulatory agencies listed in your wide sheet for information about state or city licenses not available through the Master License Service. Many businesses need a Federal Tax Identification number. Obtain more information by visiting the Internal Revenue Service. Continue https :// fortress. wa.g ov / dol/ml s/N Fin al Review. asp 10/24/2005 PROPERTY OWNER(S) PROJECT INFORMATION ) ~ <.PC-t&IN r1M1L<1 /~ST NAME: ' ,J 141 iJrc. Gl.iL1c 1,<l IR-flSTEE PROJECT OR DEVELOPMENT NAME: - ADDRESS: -l~O fe Ave. '23 '{16 .,;. E PROJECT/ADDRESS(S)/LOCATION AND ZIP CODE: CITY: KENT ZIP: 'l Yo'-12 TELEPHONE NUMBER: 2S 3 t.3 0 131! KING COUNTY ASSESSOR'S ACCOUNT NUMBER(S): APPLICANT (if other than owner) NAME: C~,g,R;t)G' C. k V£57/l,( w75 LL,L EXISTING LAND USE(S): COMPANY (if applicable): PROPOSED LAND USE(S): ADDRESS: tf-f.{ fy f;f. -:Ii. .2. " 0 I 8" () CJ !/€ ' EXISTING COMPREHENSIVE PLAN MAP DESIGNATION: CITY: R6'J?t>AJ ZIP: Cf Z6Sl~ PROPOSED COMPREHENSIVE PLAN MAP DESIGNATION (if applicable): TELEPHONE NUMBER ti?, "2 7 / 1.. 2 Z S-EXISTING ZONING: CONTACT PERSON PROPOSED ZONING (if applicable): NAME: SITE AREA (in square feet): SQUARE FOOTAGE OF PUBLIC ROADWAYS TO BE COMPANY (if applicable): DEDICATED: SQUARE FOOTAGE OF PRIVATE ACCESS EASEMENTS: ADDRESS: PROPOSED RESIDENTIAL DENSITY IN UNITS PER NET CITY: ZIP: ACRE (if applicable): NUMBER OF PROPOSED LOTS (if applicable): TELEPHONE NUMBER AND E-MAIL ADDRESS: NUMBER OF NEW DWELLING UNITS (if applicable): Q: web/pw/dcvscrv /forms/p lanning/masterapp .doc 07/28/05 PRO, T INFORMATION (continut. NUMBER OF EXISTING DWELLING UNITS (if applicable}: PROJECT VALUE: SQUARE FOOTAGE OF PROPOSED RESIDENTIAL BUILDINGS (if applicable): SQUARE FOOTAGE OF EXISTING RESIDENTIAL IS THE SITE LOCATED IN ANY TYPE OF ENVIRONMENTALLY CRITICAL AREA, PLEASE INCLUDE SQUARE FOOTAGE (if applicable): BUILDINGS TO REMAIN (if applicable): 0 AQUIFER PROTECTION AREA ONE SQUARE FOOTAGE OF PROPOSED NON-RESIDENTIAL 0 AQUIFER PROTECTION AREA TWO BUILDINGS (if applicable): SQUARE FOOTAGE OF EXISTING NON-RESIDENTIAL 0 FLOOD HAZARD AREA sq. ft. BUILDINGS TO REMAIN (if applicable): 0 GEOLOGIC HAZARD sq. ft. NET FLOOR AREA OF NON-RESIDENTIAL BUILDINGS (if 0 HABITAT CONSERVATION sq. ft. applicable): 0 SHORELINE STREAMS AND LAKES sq. ft. NUMBER OF EMPLOYEES TO BE EMPLOYED BY THE NEW PROJECT (if applicable): 0 WETLANDS sq. ft. LEGAL DESCRIPTION OF PROPERTY (Attach legal description on separate sheet with the following information included) SITUATE IN THE QUARTER OF SECTION_, TOWNSHIP_, RANGE_, IN THE CITY OF RENTON, KING COUNTY, WASHINGTON. TYPE OF APPLICATION & FEES List all land use applications being applied for: 1. 3. 2. 4. Staff will calculate applicable fees and postage: $ AFFIDAVIT OF OWNERSHIP r I, (Print Name/s) Ql(M/ ,J f,1,,y L c.. '{ (t.µ;sr . declare that I am (please check one) "'the current owner of the property involved in this application or __ the authorized representative to act for a corporation (please attach proof of authorization) and that the foregoing stateme'ltS and answers herein contained a11d tile infonnation herewith are in all respects true and correct tO the best Of ry knowl~ge d belief. /'\ Q I certify that I know or have satisfactory evidence that {/ , e · . , · l ~ /( signed this instrument an_d ack~owledged tt to be his/her/their free and volun ry act for the bu , . ·. , \ ~· uses and purposes mentlOned in the instrument 'J' , I Ls>--~ ct, q (Signature of Owner/Representative) f rw.5<f«-, Notary Public in and for the State of Washington (Signature of Owner/Representative} My appointment expires:_c_"/_-_,;2_/_·_z_ . .dJ}_~--- Q:web/pw/devserv/forms/planning/masterapp.doc 2 07/28105 JUl11' L 5CUTI ADl!IN. -+ CAMBRIDGE HOMES lifJ 004 S@p ~3 04 05eOOa ' , V@rdl Querin 2536~ 4t7 p.4 THE QUERIN FAMILY TRUST DECLARATION OF TRUST VERDm :R. QUEIUN and JANICE F. QUERIN, Husband and wife, residents of Washington, declare that they are creating a Revocable LiviDg Trust by this document. All property hereinafter transferred or conveyed to and received by the Trustee to be held pursuant to the terms of this Instrument is herein called the "Trust Estate.'' It shall be held, administered, and distnbuted by the Trustee as prov.ided in this Declaration of Trust. NAME OF TRUST This Trust shall be known as and hereinafter referred to as: TBE QUElUN FAMILY TRUST. CREATORS OF THE TRUST The Creaton of this Trust are VERDIER. QUERlN and JANICE F. QUERIN, DEFINITIONS As used in this Declaration of Trust, a). the term "Husband" shall mean VERDIE R. QUERIN; b). the term "Wife" shall mean JANICE F. QlJll:.RIN; c). the term "Creator(s)" shall refer individually and/or colleetively to Husband and Wife; and DECLARATION OF TR.UST f -I 09/23/~04~0~8~: Q3 _FAX 42S4529016 JOHN L SC01T AD~IN. ~ CAli!BRIDGE HOMES :i_' ~67 liiloos p,5 , ... - .:;rep ~3 04 OS: ooa Ve-~i Que~in 25 d). the termS "child" and "children" shall refer to: CHARLES V. QUERIN, born December l!J, l9S7, and Ml~ N. QUERJN, born December 41 19S!J, and RANDALL J. QUERIN, born June 1, 1961, and DOUGLAS A. QUERIN, bom July 22; 1963 any cb:ild or children born to or adopted by Husband and Wife hereafter unless specified otherwise in the context. 'IRUSTEES The Creators of this Trust shall be the initial Trustees. They shall continue as Trustees until such time as specified in this Declaration of Trust. During the joint lives of the C'raators, only ONE signature of either Creator shall be required to transact any transfer of Trust asset held by banks, savings and loans, credit unions, stock compe,:u.es or brokers, or similar entities holding cash, stocks, bonds, or similar assets which belong to the Trust. (END OF DECLARATION SECTION) DECLARATION OF TRUST 1 -?.. 09/23/04 08: OJ FA!.._ 42545.29016 JOHN L SCO'IT ADMIN. .. CAMBRIDGE HOMES Iii 006 ••• .S"P i?3 O"I 09:00a I Querin p,S ARTICLE ONE TRUST PROVISIONS PRIOR TO DEATH OF FIRST SPOUSE ARTICLE SUMMARY ARTICLE ONE details the provisions that govern the control and adroimstration of the Trust Estate prior to the death of either Creator. The following is a SUitllllary of the provisions of this Article. Should anything in this summary conflict with any provision of the Tolst Declaration or any amendment or modification to Trust, this summary shall be null and void and the Trust shall be interpreted as if such language had 11ot been in this Trust. AU p:roperty.transferred to tlris Tru.,,-t shall be administered in accordance with the provisions and directives of this Declaration of Trust as specified below, including all properly executed amendments. This Declaration of Trust is revocable by either Creator pnor to the death of either of them. It is amendable, but must be amended by both Creators. The Creators may add property to the Trust or take property out. All income during the joint lives of the Creators shall be payable to them. Finally, at any time prior to the death of the first spouse, the Creators may withdraw 8llY portion of the Trust Estate for their joint or individual benefit. DECLARATION OF TRUST.-1 -3 09/23/04 08:03 FAX 4254529016 JOH.\ L SCOTT ADMIN. --. -----, CAMBRIDGE HOMES li!J 007 ;.-. $-p 23 04 CS!OOa Ve~~! Que~in 25 \ \ Hi? P ·? SECTION 4.01 -TRUS'I' POWERS The Trustee shall bavc control with respect to any and all property that may at any tiXJ1e be held by the Trustee pursuant to tlris Declaraticm. whether such property constitutes prlnc:ipal or accumulated income of any trost provided for in thls Declaration. The powers granted to the Trustee shall be exercisable in the Trustee's sole and absolute discretion at aey time and from time to time on such terms and in such manner as the Trustee may deem advisable, The Trustee's powers shall include the power to: a). SELL ASSETS: Sell, convey, exchange, convert, improve, repair, partition, divide, allct, subdivide, create restrictions, easements, or other servitudes thereon, and otherwise operate and control, subject to the provisions otherwise setforth berei:n; b). LEASE ASSETS: Lease for terms within or beyond the term of any trust provided for in this Declaration and for any purpose, including exploration for and removal of gas, oil, and other mineral; and enter into any covenants and agreements relating to the property so leased or any improvements which may then or thereafter be erected on such property; c). ENCUMBER ASSETS: Encumber or hypothecate for any trust purpose by mortgage, deed of trust, pledge, or otherwise; this power shall ClCtend only to the Creator's of the Trust; d). ADMINISTER INSURANCE: Carry :insurances of such kinds and in such 8lllOunts as the Trustee may deem advisable at the expense of the trusts provided for in this Declaration; e). LITIGATE: Commence or defend at the expense of any trust provided for in this Declaration such litigation with respect to any such trust or any property of the Trust Estate:: as the Trustee may deem advisable and employ, for reasonable compensation payable by any such trust, such counsel as the Trustee deems advisable for that pmpose; f). INVEST: Invest and reinvest the Trust funds in such property as the Trustee, exercislng reasonable business judgement, may deem ad'risable, whether or not such property is of the character specifically permitted by law for the investment of Trust funds; provided, however, that the 'I'rw.'tee is not authorlred to invest or reinves1: the Trust funds in property which is nonproductive of income. The Trustee is directed at such time as property becomes nonproductive to convert the same to property productive of income; · g). VOTE: Vote, by pro,cy or otherwise, in such manner a:i the Trustee may determine to be in the best interests of any Trust prO'Y:ided for in this Declaration, as DECLARATION OF TRUST--4 -21 , ... City of Renton LAND USE PERMIT MASTER APPLICATION PROPERTY OWNER(S) PROJECT INFORMATION )< ~AME: ;I, C ,fv{,t.1$~ ( tJ c; E M c5 • INc PROJECT OR DEVELOPMENT NAME: ADDRESS: NE 'i 't t! Ji. # Zcoo ('loo PROJECT/ADDRESS(S)/LOCATION AND ZIP CODE: CITY: RENTtJN ZIP: '1'60~ 6 TELEPHONE NUMBER: '(:::; 5' -:?7 I 2 'Z z.s-KING COUNTY ASSESSOR'S ACCOUNT NUMBER(S): APPLICANT (if other than owner) NAME: LAJVG'i>TA.1&JT5 t.t.c._ C ,t-P,-1-6 I<?. t ll)r; £ I EXISTING LAND USE(S): COMPANY (if applicable): PROPOSED LAND USE(S): ADDRESS: t,/£ Lt' If ht sf # 2.b"O / 700 EXISTING COMPREHENSIVE PLAN MAP DESIGNATION: CITY: /(&vn;J<.J ZIP: 9 go S::.f PROPOSED COMPREHENSIVE PLAN MAP DESIGNATION (if applicable): TELEPHONE NUMBER L(;i_:, ';{ 7 I 222.S EXISTING ZONING: CONTACT PERSON PROPOSED ZONING (if applicable): NAME: SITE AREA (in square feet): SQUARE FOOTAGE OF PUBLIC ROADWAYS TO BE GOMPAl'ffllfappllt!!tJ!er,''---·-··' ' DEDICATED: ; '· " ,\_.-j:-,._ ~~,~-:. ~ -i' ,..,_ ;, : J_· .. ,f i SQUARE FOOTAGE OF PRIVATE ACCESS EASEMENTS: ADDRESS: ·. t.-,h '{ , , __ ,._,, , , . ~-.. ' PROPOSED RESIDENTIAL DENSITY IN UNITS PER NET , CITY: • v·1 ;·,• ·. '· Zif: l -.. -.,,.,,.,_...,_....._._. • ,,M ACRE (if applicable): NUMBER OF PROPOSED LOTS (if applicable): TELEPHONE NUMBER AND E-MAIL ADDRESS: NUMBER OF NEW DWELLING UNITS (ii applicable): Q:wcb/pw/devservffonns/planning/masterapp.doc 07/28/05 .. ' PRO, :T INFORMATION (continw NUMBER OF EXISTING DWELLING UNITS (if applicable): PROJECT VALUE: SQUARE FOOTAGE OF PROPOSED RESIDENTIAL BUILDINGS (if applicable): IS THE SITE LOCATED IN ANY TYPE OF ENVIRONMENTALLY CRITICAL AREA, PLEASE INCLUDE SQUARE FOOTAGE (if applicable): SQUARE FOOTAGE OF EXISTING RESIDENTIAL BUILDINGS TO REMAIN (if applicable): SQUARE FOOTAGE OF PROPOSED NON-RESIDENTIAL BUILDINGS (if applicable): SQUARE FOOTAGE OF EXISTING NON-RESIDENTIAL BUILDINGS TO REMAIN (if applicable): NET FLOOR AREA OF NON-RESIDENTIAL BUILDINGS (if applicable): NUMBER OF EMPLOYEES TO BE EMPLOYED BY THE NEW PROJECT (if applicable): a AQUIFER PROTECTION AREA ONE a AQUIFER PROTECTION AREA TWO 0 FLOOD HAZARD AREA a GEOLOGIC HAZARD a HABITAT CONSERVATION a SHORELINE STREAMS AND LAKES a WETLANDS LEGAL DESCRIPTION OF PROPERTY ___ sq.ft. ___ sq.ft. ___ sq.ft. ___ sq.ft. ___ sq.ft. (Attach legal description on separate sheet with the following information included) SITUATE IN THE QUARTER OF SECTION_, TOWNSHIP_, RANGE_, IN THE CITY OF RENTON, KING COUNTY, WASHINGTON. TYPE OF APPLICATION & FEES List all land use applications being applied for: 1. 3. 2. 4. Staff will calculate applicable fees and postage: $ AFFIDAVIT OF OWNERSHIP \ /,. (Print Name/s) K£ C,K [1 NM C-(N E:R,, , declare that I am (please check one) _ the current owner of the property A involved in this application or _:&.__ the authorized representative to act for a corporation (please attach proof of authorization) and that the foregoing statements and answers herein contained and the information herewith are in all respects true and correct to the best of my knowledge and belief. /'/././ , // -signed this instrument and acknowledged Itta be hi /) :-;£ // /-I certify that I know or have satisfactory evidence that 1 .:.·-,e/ ~ -v~v:;~./7J2'« (/--' uses and purposes mentioned in the instrument (Signature of Owner/Representative} p,~1«.tdf; ~~~ VELTA M. S'rROMSERG Notary Public in and for the State of Washln (Signature of Owner/Representative) Notary(Print) V J;;l-1)4 A,1-i:[18cii1 fSfi[, My appointment expires:.~,-,<~-··-'-·~/_· ·~t-; ,.! _____ _ Q:web/pw/devserv/forms/planning/masterapp.doc 2 07/28/05 PROFIT CORPORATION '.ICENSE RENEWAL AND ANNUAL REPORT Profit Corporation Name, Registered Agent, and Mailing Address: CAHBRIDGE HOHES, INC. C\0 RICHARD J FINKBEINER 1800 NE 44TH ST STE 200 RENTON WA 98056 D Ii ,he regisiered agentand/or office address shown above hes changed, mark the box and complete the reverse side. 11111111111111 FOR VALIDATION ONLY 01 P-400-925-0003 0606-W Unified Business ID No. 60 l 943 887 State of Incorporation WA Date of WA lnc./Auth. o 3-31-1999 Expiration Date' o 3 -31-2 O O 6 LICENSE RENEWAL SECTION 'After renewal your new expiration date will be: 03-31-2007 ------------------------- RENEW ONLINE! Go to:www.dol.wa.gov/bpd/cr.htm Use your UBI# and the password: H853 4F86 Domestic Profit Corporation Renewal Application Fee $ 50.00 9.00 [ Make check payable to: STATE TREASURER Failure to return completed form and pay fees by the in U.S. FUNDS only expiration date will result in $25.00 late fee and TOTALFEESDUE: $59,00 may lead to the dissolution of your corporation. FEES&REPORT \ REQUESTEDBY: 03-l!.i-2006 ANNUAL REPORT SECTION -The entire section ':>elow must be completed each year.Type or print legibly in dark ink. Does your company own land, buildings, or other rear property in Washington? (X] Yes D No tit Yes 5'0~ .r.struct·,cns on re-,e'se :,ice ~rce'. Ccr:,:''1~; .~:::~::: Contact telephone no. w;gS) ,;2. 7 /-~ ;1. ~ ..5" Contact e-mail address /r«.A-/-{", (4'41,11-1..V-~ · <-M'X- Address ol principal place ol business Ibo /2· fi. ,,Lt/2/u ,Le .,,t'o\Pt" Sk11fu! ...2J-..u tJfc,£? ADDRESS !TY STATE ZI? If incorporated outside Washington, list the corporate office address ADDRESS CITY STATE ZIP Briefly describe the nature of your business --'/Juw_,-"=cc...-'~'-';J'-"l,/,-'~===--'e""---fH-f<="-'<"':/;l,y===~="· ="----------------~ (Example: Retail sales. S!ating "Any lawful purpose" is not adequate under Washington State law and will be rejected.) Below list the names and addresses of all corporate officers and all directors (attach additional sheets in the same format. if necessary Include your UBI number on each page). STATE ZIP STATE ZIP CHAIR, BOAAO OF O!AECTORS' NAME ADDRESS CITY STATE 601 9(/'3 887 u ha e "no dire tors", you must stare who performs the duties normally assumed by corporate directors. ORIGINAL SIGNATURE OF AN OFFICER OR BOARD CHAIR (NAME MUST APPEAR ON ANNUAL REPORT) BLS.700·112 CORP. UC. RENEWAL (A/9/05) a,~e-i~ TITLE DATE SIGNED Please return to: DEPARTMENT OF LICENSING MASTER LICENSE SERVICE PO BOX 9048 OLYMPIA WA 98507-9048 Telephone: (360) 664-1450 , , I • ) Pl IT CORPORATION STATE MEN • ..,F CHANGE OF REGISTERED AGENT OR REGISTERED OFFICE ADDRESS RCW 23B Submitted in conjunction with the License Renewal and Annual Report Please type or print legibly in dark ink, 1. Profit Corporation Name=-------·--------------------------- Unified Business Identifier Number: ____ _ 2. NEW REGISTERED AGENTS CONSENT. Tl1e Registered Agent must be a resident of, or a corporation registered in, Washington State. Name of new (successor) Registered Agent (please print):---------------------- 1 hereby consent to serve as Registered Agent. As such, I will accept and forward Service of Process and all mail to the corporation, In the event of my resignation, or any change in the Registered Office address, I will notify the Secretary of State immediately, ~IGNA"'."UAE OF AGENT NAMED ABOVE TITLE DATE SIG~ED If you are signing as the authorized representative of a corporation, you must give your title. 3. The registered office street address is required. It must be identical to the business address of the Registered Agent and must be located in the state of Washington. A Post Gffice Box address may be used for mailing purposes only. · New Registered Address=-~==~=~ REQUIRED: STREET & NUMBC:.R OR R:..;RAL ROUTE PO Box for Mailing: OPTIONAL: POST c.::::::1cE ROX NU,\'BER ___________ WA CITY ___________ WA CITY CONTROLLING INTEREST ZIP ZIP Has there been a change of 50% or more of the ownership of stock or other financial interest in the company during the last 12 months? D Yes [&] No You must contact the Washington State Department of Revenue about excise taxes IF: • This company owns land, buildings, or other real estate in Washington State, AND • 50% or more of the ownership ("controlling interest") in this company, such as ownership of stocks or other financial interests, changed hands during the past 12 months (RCW 82.45.033). Failure to report a change can be penalized (RCW 82.32.090(6), 82.45.100) For more information on Controlling Interest, please call the Department of Revenue at (360) 570-3265. The Department of Licensing has a policy of providing equal access to its services. If you need special accommodation, please call (360} 664· 1400 or TTY (360) 664-8885. Pre-application meeting for the Brookefield North Preliminary Plat 1154 and 1160 Hoquiam Ave. NE PRE06-141 City of Renton Development Services Division December 7, 2006 Contact information Planner: Valerie Kinast, ( 425) 430-7270 Public Works Plan Reviewer: Arn eta Henninger, ( 425) 430-7298 Fire Prevention Reviewer: James Gray (425) 430-7023 Building Department Reviewer: Craig Burnell, ( 425) 430-7290 Please retain this packet throughout the course of your project as a reference. Consider giving copies of it to any engineers, architects and contractors who work on the project. Pre-screening: When you have the project ready for submittal, have it pre-screened before making all of the required copies. The pre-application meeting is informal and non-binding. The comments provided on the proposal are based on the codes and policies in effect at the time of review. The applicant is cautioned that the development regulations are amended at times, and th,e proposal will be formally reviewed under the regulations in effect at the time of formal project submittal. The information contained in this summary is subject to modification and/or concurrence by official decision-makers (e.g., Hearing Examiner, Zoning Administrator, Public Works Administrator, and City Council). DATE: TO: FROM: SUBJECT: FIRE DEPARTMENT MEMORANDUM November 30, 2006 Valerie Kinas!, Associate Planner d' (jl James Gray, Assistant Fire Marshal ! ';ff Brookefield North, I 1236 I42"d Av . SE 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 fue mitigation fee of$488.00 is required for all new single-family structures. 3. Fire department access roadways require a minimum 20-foot wide paved roadway. Fire department turnarounds are required for roads over 150 feet in length. The turnaround shall meet the minimum dimensions shown on the attached diagram. 4. All building addresses shall be visible from a public street. 5. All lots between 500 and 700 feet on a dead end road are required to be sprinklered. Lots 10 & 11. Please feel free to contact me if you have any questions. i:\brookeficldnorth .doc FIRE APPARATUS ACCESS ROADS RENTON FIRE PREVENTION BUREAU x 1/1-5"-t/30-70o0 EMERGENCY VEHICLE TURNAROUNh -C.UL.-t>E-SAC • DATE: TO: FROM: SUBJECT: • CITY OF RENTON MEMORANDUM December 6, 2006 Valerie Kinast Arneta Henninger X7298 BROOKEFIELD NORTH PREAP 06-141 VICINITY OF HOQUIAM AV NE & NE 11 TH CT (SEE PRE04-12IJ NOTE ON PRELIMINARY REVIEW COMMENTS CONTAINED IN TIDS 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. I have reviewed the preliminary application for this proposed 15 lot plat generally located in Section 10-23N-5E and have the following comments: WATER: • This site is not served by the City of Renton water. The proposed subdivision is within the water service area of King County Water District No. 90 (KCWD # 90). The applicant shall contact KCWD #90 and obtain a certificate of water availability before any development of the property. (KCWD#90-l5606 SE 128th St-Renton, WA 98059-4540-ph: 425-255-9600). • Water main improvements, including fire hydrants and domestic water services will be required within the existing and proposed streets in accordance with Water District # 90 and City of Renton standards. • The applicant shall verify with the District regarding all fees, permits, submittal and review of water main improvements plans. • Final design plans for water main improvements shall be approved by the District with concurrence from the City of Renton. • A Certificate of Water Availability from Water District 90 will be required to be submitted with the formal application. • All plats are required by City code to provide a fire hydrant with a m1mmum fire flow requirement of 1,000 GPM within 300 feet of any proposed single-family structure. This distance is measured along a travel route. If the proposed single-family structures exceed 3,600 square feet, the minimum fire flow increases to 1,500 GPM and requires two hydrants within 300 feet of the structure. This distance is measured along a travel route. Additional fire / ~') l(t° \ J Brookefield North Plat Preapplication Page2 hydrants will be required as a part of this project to meet these criteria. All fire hydrants shall be per the City specifications. These City of Renton requirements are applicable to the entire proposed site regardless of water district boundaries. • Lateral spacing of fire hydrants shall be predicated on hydrants being located at street intersections. • Per the City of Renton Fire Marshal lots IO and 11 are required to be sprinklered. Water service lines and meters for lots that are required to be sprinklered shall be a minimum of I" in diameter. • Fire department access roadways require a minimum 20 foot wide paved road. A turnaround is required for roads over 150 feet in length. SEWER: • This project will be required to install an 8" sanitary sewer main from the existing stub on the south side of NE I !th Ct as shown on the Brookefield II plans, to the north property line of the proposed plat. In addition this project may use the existing main in NE I !th Ct to install the sewer stubs to the property lines of the new plat. . ff t-1 G, s ,_,)1 • Dp.r 1., illi • Individual sidesewers will be required to be installed to serve the new lots. Dual sidesewers are not allowed. (I,.., {?t o<J '"'\ • oi--l This property is located in the Honey Creek Special Assessment District (SAD 8611). These fees are $250 per connection and are collected at the time a construction permit is issued. System Development Charges (SDC) are $1017 per new lot. These fees are collected at the time a construction permit is issued and prior to the recording of the plat. ~- 1 f V-dA STREET IMPROVEMENTS: , 1 h ,10 t, • Per City of Renton code, projects that are 5 to 20 residential units in size are required to provide /:Jr~;,,: ,j) full pavement width (with 36 feet of pavement total face of curb to face of curb) per standard 1v -/,t (1 with curb, gutter and sidewalk on the project side of Hoquiam Ave NE. The sidewalk shall \,o 11 I mirror the existing sidewalk on the west side of Hoquiam Ave NE. ,.}h s • Street lights will be required to be installed by this project on Hoquiam Ave NE and in the new plat. All street lighting shall be designed and installed per City of Renton standards and specifications. • The new street interior to the plat must be developed to City standards, which are 42' right-of- way (if a modification request is submitted and approved), full 32' pavement width, with curbs, gutters, 5' sidewalks adjacent to curb. The applicant does need to submit to the City a street modification request for the reduction in the required right-of-way width to forty two feet. • All lot comers at intersections of dedicated public rights-of-way shall have a minimum radius of 15 feet. • All new electrical, phone and cable services and lines must be undergrounded. The construction of these franchise utilities must be inspected and approved by a City of Renton public works inspector prior to recording the plat. Brookefield Nonh Plat Preapplication Page 3 • The Traffic Mitigation Fee of approximately $750 per new lot shall be paid prior to the recording of the plat. STORM DRAINAGE: • A conceptual drainage plan and drainage report shall be submitted with the preliminary plat application for this project. The conceptual drainage plan is to include detention and water quality treatment for the fully built out plat, including future houses, driveways and roadway improvements. The runoff from the new houses must be tightlined into the storm drainage system constructed for the preliminary plat. The drainage plan is to be designed per the 2005 King County Surface Water Drainage Manual. • There are storm drainage facilities in Hoquiam Ave NE and in the south portion of the cul-de- sac of NE 11th Ct. • The Surface Water SDC fees of $759 per new lot are required it be paid. These fees are collected at the time a construction permit is issued. EROSION CONTROL MEASURES • Erosion control shall conform to the DOE Manual. GENERAL: • All required utility, drainage and street improvements will require separate plan submittals prepared according to City of Renton drafting standards by a licensed Civil Engineer. • All projects are required to be tied to a minimum of two of the City of Renton current horizontal and vertical control network. • Permit application must include an itemized cost estimate for these improvements. The fee for review and inspection of these improvements is 5% of the first $100,000 of the estimated construction costs; 4% of anything over $ I 00,000 but less than $200,000, and 3% of anything over $200,000. Half of the fee must be paid upon application for building and construction permits, and the remainder when the permits are issued. There may be additional fees for water service related expenses. See Drafting Standards. BROOKEFIELDNORTHPA CITY OF RENTON Planning/Building/Public Works MEMORANDUM DATE: December 7, 2006 TO: Pre-Application File No. 06-141 FROM: Valerie Kinas!, Associate Planner, (425) 430-7270 SUBJECT: Brookefield North Preliminary Plat, 1154 and 1160 Hoquiam Ave. NE General: We have completed a preliminary review of the pre-application for the above-referenced development proposal. The following comments on development and permitting issues are based on the pre-application submittals made to the City of Renton by the applicant and the codes in effect on the date of review. 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, Zoning Administrator, Public Works Administrator, and City Council). Review comments may also need to be revised based on site planning and other design changes required by City staff or made by the applicant. The applicant is encouraged to review all applicable sections of the Renton Municipal Code. The Development Regulations are available for purchase for $50.00 plus tax, from the Finance Division on the first floor of City Hall. Project Proposal: The subject property is located east of Hoquiam Avenue NE across from Hazen High School at 1154 and 1160 Hoquiam Ave. NE .. The proposal is to subdivide the two parcels, approximately 94,706 sq. ft. (2.17 acre) parcel into 15 lots for future development of detached single- family residences. The existing house and accessory structures would be removed. The property was recently annexed (Querin 11, Ordin. No. 5223, 11.19.2006) and is zoned Residential -8 dwelling units per acre. The applicant proposes completing the half street and cul-de-sac along the south property line to provide access to the new lots. Four lots would be accessed via access easements extending from that road north. Stormwater would be collected in a vault in a tract at the east property line. No information was provided on trees or critical areas. Zoning/Density Requirements: The site is zoned Residential -8 dwelling units per acre (R-8). The density range required in the R-8 zone is a minimum of 4.0 to a maximum of 8.0 dwelling units per acre (du/ac). When calculating density, the areas dedicated toward right-of-way and access easements musfbe subtracted from the lot area. The applicant provided a density worksheet that arrived at a density of 7.89 units per acre, which would meet the density requirements. Development Standards: The R-8 zone permits one residential structure I unit per lot, detached accessory structures are permitted at a maximum number of two per lot at 720 square feet each, or one per lot at 1,000 square feet in size. Minimum Lot Size. Width and Depth -The minimum lot size permitted in the R-8 is 4,500 square feet for lots greater than 1 acre in size and 5,000 square feet for lots 1 acre or less in size. A minimum lot width of 50 feet for interior lots and 60 feet for corner lots, and a minimum lot depth of 65 feet, is required. The total area of the proposed subdivision is over one acre, so the minimum lot size is 4,500 square feel. The lots appear to meet minimum lot size and dimensions. (On the submittal, please list the lot size of Lot 11 excluding the "pipe stem" portion of the lot -the area where the lot is less than 40 ft. wide.) Building Standards -The R-8 zone allows a maximum building coverage of 35% of the lot area or 2,500 square feet, whichever is greater for lots over 5,000 square feet in size. Building height is restricted to 30 feet and 2-stories. Detached accessory structures must be below a height of 15 feet and one-story. The gross floor area must be less than that of the primary structure. Accessory structures are also included in building lot coverage .calculations. These standards.would be reviewed at the time buildfr1g permits are reviewed for the houses. Brookefield North Prelir December 7, 2006 Page 2 of 4 y Plat Pre-Application Meeting Setbacks -Setbacks are the minimum required distance between the building footprint and the property line or private access easement. The required setbacks in the R-8 zone are 15 feet in front for the primary structure and 20 feet in front for the attached garage, 20 feet in the rear, 5 feet for interior side yards, and 15 feet for side yards along streets (including access easements) for the primary structure and 20 feet for side yards along streets (including access easements) for attached garages. The setbacks of the new house would be verified at the time of building permit application. The building setback lines shown on the applicant's drawing are not right is several areas. The side-yard-along-a-street setbacks from the edge of the access easement is 15 ft. for the primary structures and 20 ft. for the garages. Access/Parking: All lots in newly created subdivisions must have access to a public street. If necessary, land must be dedicated to the City to achieve standard street width. Street improvements, including curbs, gutter and sidewalks, are required along the frontage of properties when they are subdivided. If these are not in place they would need to be constructed. The applicant has proposed completing NE 11'" Court, which runs from Hoquiam Avenue NE along the south prope1iy line of the subject site and ends in a cul-de-sac. The submitted design shows an area of dedication that would widen the right-of-way along NE 11 '" Court to 42 ft. and a 55 ft. radius at the cul-de-sac. Lots 12, 13, 14, and 15 would access NE 11 'h Court via 20 ft. access easement. ' Each lot must allow for the parking of two vehicles on the property. Landscaping: ·Landscaping is required along the street frontage of all new short plats. A 5 ft. wide irrigated or drought resistant landscape strip is the minimum amount of landscaping for a site abutting a non-arterial pul;>lic street. A 5 ft. landscape strip will be required in the right-of-way along all street frontages, where possible, and on the lots themselves where there is not enough space in the right-of-way. The tree requirement for short plats is at least two trees of a City approved species with a minimum caliper of 1 1/2 inches in the front yard or planting strip on every lot. The trees must be planted prior lo building occupancy. A Conceptual Landscape Plan, showing the two trees per lot and the plantings in the 5 ft. landscape strip, as defined in RMC 4-8-1200 must be submitted at the time of application. A Detailed Landscape Plan will be required at submittal for final plat review. Critical Areas: The City of Renton critical areas maps do not indicate any critical areas on the site. There is a Class 1 stream to the east of the property approximately 150 ft away at the nearest point. No study is required for this stream because of it is so far from the site, but surface water management is especially important because of the proximity to the waterway and the fact that it is bordered by an erosion hazard area. Significant Tree Retention: A tree inventory and a tree retention plan shall be provided with the formal land use application. The tree retention plan must show preservation of at least 25% of significant trees. Significant trees are those with a minimum diameter of 8" (evergreen) or 12" (deciduous) when measured four feet above grade. The plan must indicate how proposed building footprints will be sited to accommodate preservation of significant trees. The following species are exempt from the retention requirements outside of critical areas: • All Populus species including cottonwood (Populus trichocarpa), quaking aspen (Populus tremuloides), lombardy poplar (Populus nigra '"ltalica"), etc. All Alnus species which includes red alder (Alnus oregona), black alder (Alnus glutinosa), white alder (Alnus rhombifolia), etc. Salix species which includes weeping willow (Salix babylonica), etc., unless along a stream bank and away from paved areas. • All Platanus species which include London plane tree (Platanus acerifolia), American sycamore, buttonwood (Platanus occidentalis), etc. 06·141 Brookfield North Prelim Plat ( R·8, 15-lot).doc Brookefield North Prelimin December 7, 2006 'lat Pre-Application Meeting Page 3 of 4 Consistency with the Comprehensive Plan: The parcel under consideration is located within the Residential Single Family (RSF) Comprehensive Plan Land Use designation. The following proposed policies are applicable to the proposal: Objective LU-FF: Encourage re-investment and rehabilitation of existing housing, and development of new residential plats resulting in quality neighborhoods that: 1. Are planned at urban densities and implement Growth Management targets, 2. Promote expansion and use of public transportation; and 3. Make more efficient use of urban services and infrastructure. Policy LU-149. Lot size should exclude private sidewalks, easements, private road, and driveway easements, except alley easements. Policy LU-152. Single-family lot size, lot width, setbacks. and impervious surface should be sufficient to allow private open space, landscaping to provide buffers/privacy without extensive fencing, and sufficient area for maintenance activities. Policy C0-17. Development should be designed (e.g. building orientation, setbacks, landscape areas and open space, parking, and outdoor activity areas) to result in a high quality development as a primary goal, rather than to maximize density as a first consideration. Policy C0-18. Projects should only be approved at the upper end of density ranges when the following criteria are fully addressed in project level submission. a. Trees are retained, relocated, or planted to create sufficient vegetative cover to provide a landscape amenity, shade, and high quality-walking environment in an urban context. b. Lot size/configuration and lot coverage is sufficient to provide private recreation/outdoor space for each resulting lot. c. Structures can be sited so that entry, window, and door locations create and maintain privacy on adjoining yards and buildings. Architectural and landscape design should: • Prevent window and door openings looking directly into another structure, • Prevent over-reliance on fencing, or • Prevent projections of building elements into required setbacks in a pattern that reduces provision of light, visual separation, and/or require variances of modification of standards. Density may be reduced within the allowed range to bring projects into compliance with these criteria. Permit Requirements: The project would require Preliminary Plat and Environmental (SEPA) Review. The review of these applications would be processed concurrently within an estimated time frame of 12 to 16 weeks. After the required notification period, the Environmental Review Committee would issue a Threshold Determination for the project. When the required two-week appeal period is completed, the project would go before the Hearing Examiner for a recommendation to the City Council on the Preliminary Plat. The Hearing Examiner's recommendation would be subject to two- week appeal periods. The application fee is $2,000 for the Preliminary Plat and Y, of full fee for SEPA Review (Environmental Checklist) which is dependent on project value: less than $100,000 is $200 (1/2 of $400.00 full fee) and proJect value over $100,000 is a $500.00 fee (1/2 of $1000.00 full fee). Estimated fees for the land use applications would be $2,500.00. The applicant wilf be required to install a public information sign on the property. Detailed information regarding the Ian~ use application submittal requirements is provided in the attached handouts. Once Preliminary Plat approval is obtained, the applicant must complete the required improvements and dedications, as well as satisfy any conditions of the preliminary approval before submitting for Final Plat review. The Final Plat process also requires City Council approval. Once final approval is received, the plat may be recorded. The newly created lots may only be sold after the plat has been recorded. · 06-141 Brookfield Nonh Prelim Plat ( R-8, 15-!ot).doc Brookefield North Prelin December 7. 2006 Page 4 of 4 ' Plat Pre-Application Meeting Fees: In addition to the fees for review of the land-use, construction and building permits, there will be system development fees to the City for the water, sewer and surface water systems. The following mitigation fees would be required prior to the recording of the final plat. • A Transportation Mitigation Fee based on $75 per each new average daily trip attributable to the project; and. • A Fire Mitigation Fee based on $488 per new single family residence • A Parks Mitigation Fee based on $530. 76 per new single family residence. A handout listing all of the City's Development related fees in attached for your review. Expiration: Upon preliminary approval, the preliminary plat approval is valid for five years with a possible one-year extension. cc: Jennifer Henning :1 06-141 Brookfield North Prelim Plat ( R-8, 15-lot).doc D6 · 3 T23N R5E E 1/2 u ',.../ j! _..., I, -v I -g , 1 0~ "" : I I , :,;,i ,! /·L ! \.. ____ / - ..... · , 1 <...·\ n SE 112th Pl. i I · ·····r.ci O\~) C:l 1 51"L_j(~~l i SE 113th Z IL cn/f (l) -, C I I ~ •• ·4 l ::: I 1 ! I ··~ '---,, SI ... R-8 . · I [ i s~··~, . I ~::8. Jl R-8] R_:4 .··I NE 10th St. I i=======~====l : : 1 LJ · NE 10th St. R-8 R-8 R-4 ... I SE 117th RM-F -.. L.J ! (·'" --. ,I , -.ip,ft::T j~Jt JJ ~ ZONING ~ = 'dCHNJCAL llllVICU F6 • 15 T23N R5E E 1/2 ----~nton Cit,' Lim.it, 0 200 tr 1:4.800 E6 10 T23N R5E E 1/2 5310 )NING MAP BC 1K 7 92 ·.·a·1 26 T24N R4E 25 T24N A-4E-_ ., 93 31 T24N RSE 008 455 ( ' I ' 309 306. ,,, __ !,·:,:-· 0, '-;, . .'1· . ' . . ' , rE}~\. 03 \\D4 . ·.JJ. : i1 ~rff:l~E,' ·_-__ ~:f;' 5-f23N RsE · T23N ASE 4.l..2SNR5E· · 8 f23N ASE 3 , ' 326' 328 370 tF1\t 4ti~"R~~:. '.\'.\ :(a~23N Ji4E 3;:,:: F4'• .·· .-····• 18T23r-tA~-,-· 17 T23N RSE 14 T23N"f~5L . 336 \335 . :·'~2. ··G~l· -2_4_ T23 A4E ( 19J23N_R$£) ,-; 44 Jj' 1 ' ' .. · . ~ _,' _T23N Fi4E 22N R4E '$51 1 603 ,-'L____ ' ---' -7:. : 12 -~ l{:S - ' 36T23N A4E ~1 T23 ASE - 607- J2 ·,n:~NR4E BESIPENTIA.L 0 Resource Conserv•tion 8 Residenti•I I du/ac ~ ReridenUaJ • du/ac ~ ResidenliaJ II du/ac ~ R<tridenU•I M'anuracllll'e<I Home• ~ Residential 10 du/1.c I R~H j Rnldt,nU&l 14 du/ac I R"-r[ Re.ldenth.l KulU-FamilJ 337 8J5(' . . 816 ,; ,(c~s-.. · e7:-. . 22 T23N ASE· .,c_:, 23 T23N ASE . .7'1320 ,; -, 821 ff45.. lrl6\ ·HV: 28 T2~ R5E · .· ~;-TlNRSE , :'. 2~ ~2~-fl~~ .. ~ _:-· "'?4 825 :....r_J 1 14'. 17 ~ r23N RSE · MlxtD USE cgNTl::R @] Center VUla.c• ~ Urh.n Centel" -North 1 ~ Urbe.n Center -North 2 ~ Center Downtown• §] Commercial/Ofrlce/Re•ldenUe.l ~ Commercial Aru!riel" ~ Commercial Office• 35 T23N RSE 833 J7 2 T22N A~E INDUSTRIAL 0 Industrial -Heavy 0 Jndualrie.l -lledium 0 Industrial -Light (P) Public(] oll'lled ----Adje.cenl Cil7 Umils -Book Paces Bounder., 2, E 25 36 ·., e 1T2 jRN-l I Ruidential Kulti-Famlly Tredition•l lfl'N-U j Residential Kultl-Famll.7 l,lrban Center• ~ Commercilll Neighborhood KROLL PAGE • May include O\•erl•.Y District.a. See Appendix maps. For addiliond re1ul&tions it> 0....erllll]' Di,tricts. please "ee RMC 4-3. PAGE# INDEX SECTIT~ . l Calculations , DEVELOPMENT SERVICES DIVISI( WAIVER OF SUBMITTAL REQUIREMENTS FOR LAND USE APPLICATIONS ·gp~{9~ll!,ii#,t<#i91sW~v'.~iu.ti;, ····•·•·•••• :.·•••·•·•::;1;:ti;; Construction Mitigation Description 2 AND 4 .'leighborhood Detail Map 4 This requirement may be waived by: 1. Property Services Section PROJECT NAME: fude-6eid NtYf1... 1. Public Works Plan Review Section l. Building Section L Development Planning Section O:\WEB\PW1DEVSERV\Forms\Plannmg\waiverofsubmitta1reqs ___ 9·06.xls DA TE: -~'-f-j._4--"-!--lb~{)~1 ___ L=·. '~'Y.c"''-'C,,..lP'MMENT p CITY OF l'!ENT~NING JAN 2 6 2007 RECEIVEQ/0 6 . • DEVELOPMENT SERVICES DIVIS. WAl~R OF SUBMITTAL REQcrrREMENTS FOR LAND USE APPLICATIONS ·•:'{0;:·%~~·'£1Tffl~IN~~1cif-:=.;:::..:. >~§~:~Qi< .'"~"~lrf} ::'.:!::::~'.:~'¥f 0~~~~,ifsi:'::f1···~:,:·:E:<:: Parking, Lot Coverage & Landscaping Analysis , :~1-@tfi'.Biii@~ry~*~itRMtt#WiJ~11¥~~{:~~~:r~:~;~:,1s~r~1.?rt1it0T:~t~'.:~1~ Preapplication Meeting Summary , ®'wiiB\Y#/swlij{i?f'ijiAfi'@liirf:,:n:;, ;1:;f;6:1UZI£,i'.::< Rehabilitation Plan , ilfiiititi~ffli~~!~~iit@ii~~~f1t1~~~iittil?~?J?tttitij~Eii~~0~iTif0{'.tJi Site Plan 2 AND 4 @tt~igr:iii~~it11,11~&tif~1i110iti11t1::it1ii11;II1\ Stream or Lake Study. Supplemental 4 Tree Cutting/Land Clearing Plan , ,wi1w~nt1mtj~~1~Ilti•t¥11i,i0\i0 Utilities Plan, Generalized 2 Wetlands Mitigation Plan, Preliminary 4 l~rri1ilB~~!l!1~!~)11t11l1~t1itwttt~!ti:l\1111t,1lii Wireless: Applicant Agreement Statement 2 ANo 3 Inventory of Existing Sites 2 ANO 3 Lease Agreement, Draft 2 ANO, Map of Existing Site Conditions 2 AND 3 Map of View Area 2 AND, Photosimulations 2 AND, This requirement may be waived by: 1 . Property Services Section 2. Public Works Plan Review Section 3. Building Section 4. Development Planning Section PROJECT NAME: ....,5'""'-'fl.::.:Oo/<lh::..:..:'--"t--"--l=d_=-"--di'-"t1-'-1 ..ft-..:..:._ __ _ DATE:_//~L/-+/_CJ-7 ____ _ r I Q:\WE8\P'lv\OEVSERV\Forms\P!anning\waiverofsubmittalreqs_9¥06.x!s 09106 DENSITY WORKSHEET City of Renton Development Services Division 1055 South Grady Way-Renton, WA 98055 Phone: 425-430-7200 Fax: 425-430-7231 1. Gross area of property: 1. q ~ 7 ob square feet 2. Deductions: Certain areas are excluded from density calculations. These include: Public streets** Private access easements** Critical Areas* Total excluded area: 3. Subtract line 2 from line 1 for net area: 4. Divide line 3 by 43,560 for net acreage: 5. Number of dwelling units or lots planned: ~ square feet ~ square feet -square feet 2. 41 ~ 'i ~ square feet 3. ~ 7(,7 square feet 4. ---'t,'-.--CC{)--'-/;?-acres 5. __ /~'5 __ units/lots 13 6. Divide line 5 by line 4 for net density: 6. 4 = dwelling units/acre *Critical Areas are defined as "Areas determined by the City to be not suitable for development and which are subject to the City's Critical Areas Regulations including very high landslide areas, protected slopes, wetlands or floodways." Critical areas buffers are not deducted/excluded. ** Alleys (public or private) do not have to be excluded. Q;\ WEB\PW\DEVSERV\Forms\Planning\den5ity.doc Last updated: 11/08/2004 l BROOKEFIELD NORTH Tax number 102305-9399 & 102305-9218 15 Single Family Residence PROJECT NARRATIVE The proposal is to construct 15 new homes on the property located at 1154 and 1160 Hoquiam Avenue NE, Renton. The existing structures and homes on the property will be removed. The proposed 15-lot development will access from NE 11'" Court from the new improvement to the north side of NE 11'" Court. The property currently gently slopes from Hoquiam Avenue (on the west) towards the east property line. The drainage then flows overland from the east property line to the east into Honey Creek approximately 170' east. Honey Creek is a tributary into the May Creek Drainage Basin. May Creek is a tributary of the Lake Washington Watershed; further discussions regarding drainage can be found within the project Drainage Report. Permits required: Land Use Action permit, Utility permits, and Building permits Zoning designation: The property is zoned Single Family Residential R-8. The surrounding area is zoned single-family residential. Current Use: Open field with two existing rental houses Special features: None -sloping east topography Soil Type/Drainage: The site is underlined with dense Alderwood series soils that has been covered with lawn, structures, and landscaping. The drainage design for the proposed short plat would be to collect the storm water from the driveway, frontage widening, and houses and convey the flow through an on-site storm treatment system. The storm water would be detained within under ground tanks or vaults within the easterly lot, and then released within a drainage easement towards Honey Creek. Proposed use: 15 single family residences Access: Access to the project would be from NE 11 '" Court. Proposed Off site improvements: No improvements are proposed Total estimated cost/ Fair market value: Estimated cost $750,000; Market value (completed homes) $4,500,000 Estimated quantities: Approximately 4,800 cubic yards of material will be moved on site to provide for the foundation of the houses and detention structures. This material is planned to remain on site for backfill and landscaping. Trees removed: The existing trees consist of a majority of Alder and cottonwoods trees. There are 4 significant trees on the property -one (large Cedar) on the west side will be retained after development. Dedication to the City: The remaining 4' of the North side of NE 11'" Court would be dedicated to the City. Proposed size, number and range: The lots range from 4,500 to 6,200 square feet. There are 15 proposed lots. Job shacks, sales trailers, and model home: No proposal at this time DEVELOPMENT PLANNING CITY OF RENTON JAN 2 6 2007 RECEIVED BROOKEFIELD NORTH Tax number 102305-9399 & 102305-9218 15 Single Family Residence CONSTRUCTION MITIGATION ,J /0 Proposed Construction Dates (begin and end dates): Proposed construction start in Summer-Fall 2007 with the demolition of the existing houses and out buildings. The site work and roadway improvements would start in Fall 2007; completion of the infrastructure is anticipated before Winter 2007. Hours and days of operation: 7:00 am to 3:30 pm, Monday through Friday Proposed Hauling/ Transportation routes: Materials and labor to the proposed site would be from NE 11th Court and Hoquiam Avenue NE. Additional fill material will be required to complete this project. Once suitable material is found (around start of construction) a haul route would be proposed and worked out with the City staff. Measures to minimize construction activities: Existing gravel parking lot and driveways would be retained to minimize exposed soil; silt fences and water trucks will be used to minimize dust during construction activities. Special hours: Occasional weekend work may be necessary to keep the project on schedule, this would be scheduled with the City Inspector. Preliminary Traffic control Plan: Utility connections within NE 11th Court will require a minimal traffic control during these limited activities. Coordination with the City of Renton Inspectors will be critical. Once a contractor is selected, a traffic control plan will be provided to at the pre-construction meeting with the City of Renton. BROOKEFIELD NORTH ENVIRONMENTAL CHECKLIST Purpose of checklist: The State Environmental 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 identifies 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. A. Background 1. Name of proposed project, if applicable: Brookefie/d North 2. Name of applicant: Cambridge Investments, LLC 3. Address and phone number of applicants and contact person: Applicant: Cambridge Investments, LLC 1800 N.E. 44" Street Suite200 Renton, Washington 98056 4. Date checklist prepared: December 12, 2006 5. Agency requesting checklist: City of Renton Contact: Dale Huffman 425-271-2225 (office) 425-271-2178 (fax) 6. Proposed timing or schedule (including phasing, if applicable): Preliminary Approval -Spring 2007 Construction Drawing Approval -Summer 2007 Construction Start-Fall 2007 7. Do you have any plans for future additions, expansions, or further activity related to or connected with this proposal? If yes explain: No 8. List any environmental information you know about that has been prepared, or will be prepared, directly related to this proposal: None other than this document 9. Do you know whether applications are pending for government approvals of other proposals directly affecting the property covered by your proposal? If yes Explain: No 10. List any government approvals or permits that will be needed for your proposal, if known: City of Renton approval of platting, engineering plan approval, utility construction permits, and building permits. King County Water District #90 Developer Extension agreement may be required. 11. Give 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.) The proposal is to develop two-existing parcels of 2.17 acre into 15 single-Family residential building lots. 12. Location of the proposal. Give sufficient information for a person to understand the precise location of your proposed project, including street address, if any, and section, township, and range, if known. If a proposal would occur over a range of area, provide the range of boundaries of the site(s). Provide a legal aescription, 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 is located in northeast {f,enton east of Hoquiam Avenue NE and North of the existing NE 11' Court. The site currently has two existing residences. The project is within the NE * of the NE * of Sec 10, T23N, R5E, W.M. B. Environmental Elements 1. Earth a. General description of the site ( circle one) Flat, rolling, hilly, portion steep, slopes, mountainous. other _____ _ b. What is the steepest slope on the site (approximate percent slope)? 33% along the roadway fill that created the cul-de-sac of NE 11•h Court c. What general types of soil 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: Glacial Till d. Are there surface indications of or history of unstable soils in the immediate vicinity? If so, describe: No 2 e. Describe the purpose, type and approximate quantities of any filling or grading proposed. Indicate source of fill: Approximately 4t800 cu yd of select imported fill material will be needed for road oase and for general site fill f. Could erosion occur as a result of clearing, construction or use? If so, generally describe: Yes, erosion could occur during construction. g. About what percent of the site will be covered with impervious surfaces after project construction (for example, asphalt or buildings)? 65% h. ProP.osed measures to reduce or control erosion, or other impacts to the earth, 1f any: 2. Air Silt fabric fencing, sedimentation traps, and swales will be utilized during construction. 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 from construction equipment, dust during construction. b. Are there any off-site sources of emissions or odor that may affect your proposal? If so, generally describe: No c. Proposed measures to reduce or control emissions or other impacts to air, if any: Construction equipment will meet current State and Federal emission requirements; dust control (water) will be provided during construction. 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 and wetlands)? If yes, describe type and provide names. If appropriate, state what stream or river it flows into: Honey Creek is a seasonal (intermittent) stream that exists approximately 170 feet to the East. 3 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 property is within 170 feet of Honey Creek. Construction improvements such as storm water outfall, water main connection, and home construction will occur within 200 feet of Honey Creek. 3) Estimate the amount of fill and dredge material that would be placed in or removed from surface waters or wetlands and indicate the area of the site that would be affected. Indicate the source of fill material: none 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: No. 2) Describe waste material that will be discharged into the ground from septic tanks or other sources, if any (for example: Domestic sewage: industrial. containing the following chemicals ... : agricultural: etc). Describe ttie 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: N/A c. Water runoff (including storm water); 1) Describe the source of runoff (includinQ storm water) and method of collection and disposal, if any (include quantities1 1f known). Where will this water flow? Will this water flow into other waters? Ir so describe: Storm runoff will be piped to a detention/water quality vault and then discharged within a swale towards Honey Creek. 4 2) Could waste materials enter ground or sutface waters? If so, generally explain: Household spills could enter the storm system. d. Proposed measures to reduce or control surface, ground and runoff water impacts. If any: ~torm water_ BMP's (!]e_st_ Management Practice) will bf! incorpora~ed mto the project to m1mm1ze surface and ground water impacts durmg and after construction. City of Renton standards for BMP's will be incorporated and shown on the utility plan. 4. Plants a. check or circle types of vegetation found on the site: XXX deciduous tree: red alder, cottonwood XXX evergreen tree: Douglas fir _XXX shrubs: vine maple, blackberries XXX grass: _xxx pasture __ crop or grain __ wet soil plants: cattail, buttercup, bulrush, 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? All vegetation within road rights-of-way will be removed. Approximately 75% of the site will be cleared and re-graded as part of the house construction. c. List threatened or endangered species known to be on or near the site: No d. Proposed landscaping, use of native plants, or other measures to preserve or enhance vegetation on the site, if any: Landscaping will be provided by the developer and homeowners. 5. Animals a. Circle any birds and animals which have been observed on or near the site or are known to be on or near the site: birds: hawk, heron, eagle, sonqbirdshother ___ _ mammals: deer, bear, elk beaver, ot er fish: bass, salmon, trout, herring, shellfis'h-,-o""th_e_r __ _ 5 b. List any threatened or endangered or endangered species known to near or on the site: None known. c. Is the site part of a migration route? If so, explain: No. d. Proposed measures to preserve or enhance wildlife, if any: None 6. Energy and Natural Resources a. What kinds of energy (electric, natural gas, oil, wood stove, solar) will be used for heating, manufacturing, etc.: Electricity and natural gas will be used to meet the project's energy needs. 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: Homes will be constructed to Washington State energy code requirements. 7. Environmental Health a. Are there anr environmental health hazards, including exposure to toxic chemicals, risk o fire and explosion, spill, or hazardous waste, that could occur as a result of this proposal? If so, describe: Unknown at this time 1) Describe special emergency services that might be required. N/A 2) Proposed measures to reduce or control environmental health hazards, if any: N/A b. Noise 6 1) What types of noise exist in the area which may affect your project (for example: "traffic, equipment, operation, other)? · Traffic 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. Short term noise associated with construction equipment. Long term noise associated with 15 new single family homes. 3) Proposed measures to reduce or control noise impacts, if any: Construction equipment will meet State and Federal noise regulations. 8. Land and Shoreline Use a. What is the current use of the site and adjacent properties? Surrounding property to north is undeveloped acreage, to the south and east are developed lots with existing homes, and to the west is Hazen High School across Hoquiam Ave. b. Has the site been used for agriculture? If so, describe: No c. Describe any structures on the site: There are two existing single family residence on the site along with outbuildings and sheds d. Will any structures be demolished? If so, what? ALL e. What is the current zoning classification of the site: R-8 Medium Density Residential f. What is the current comprehensive plan designation of the site? Residential Single Family g. If applicable, what is the current shoreline master program designation of the site? N/A h. Has any part of the site been classified as an "environmentally sensitive" area? If so, specify: No 7 i. Approximately how many people would reside or work in the completed project? 30 j. Approximately how many people would the completed project displace? 0 k. Proposed measures to avoid or reduce displacement impacts, if any: None I. Proposed measures to ensure the proposal is compatible with existing and projected land uses and plans, if any: ' Proposal conforms to Comprehensive Plan and Zoning Code. 9, Housing a. Approximately how many units would be provided, if any? Indicate whether high, middle, or low-income housing: 15 new middle income. b. Approximately how many units, if any would be eliminated? Indicate whether high, middle, or low-income housing: 2 -middle income c. Proposed measures to reduce or control housing impacts, if any: Mitigation Fees. 10. Aesthetics a. What is the tallest height of any proposed structure(s). not including antennas: what is the principre exterior building material(s) proposed? 35foot Wo04 concrete, wood products b. What views in the immediate vicinity would be altered or obstructed? None. c. Proposed measures to reduce or control aesthetic impacts, if any: None. 8 11. Light and Glare a. What type of light or glare will the proposal produce? What time of day would it mainly occur? Light and glare associated with 15 new homes plus street lighting. b. Could liqht or glare from the finished project be a safety hazard or interfere with views' No c. What existing off-site sources of light or glare may affect your proposal? None. d. Proposed measures to reduce or control light and glare impacts, if any: None. 12. Recreation a. What designated and informal recreational opportunities are in the immediate vicinity? Coal Creek Park, Gene Coulon Park, Sierra Heights Park, Honey Creek Greenway b. Would the proposed project displace and existing recreational uses? If so, describe: No c. Proposed measures to reduce or control impacts on recreational opportunities to be provided by the project or applicant, if any: Pay City of Renton Park Fee 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. 9 c. Proposed measures to reduce or control impacts, if any: N/A 14. Transportation a. Identify public streets and highways servin~ the site, and describe proposed access to the existing street system. Show on site plans, if any: Thf!. property abuts Hoquiam Avenue NE on the westerly side and NE 11 Court on the south side. Main access to the project will be from NE 11th Court. b. Is site currently served by public transit? If not, what is the approximate distance to the nearest transit stop, No. Approximately * mile north on Sunset Blvd. c. How many parking spaces would the completed project have? How many would the project eliminate? Two parking spaces per lot plus the garage. 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). Yes. The remaining l-2 street for NE 11th Court and widening along Hoquiam Avenue along the frontage. e. Will the project use (or occur in the immediate vicinity of) water, rail, or air transportation1 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: The project would generate 127 average daily trips. g. Proposed measures to reduce or control transportation impacts, if any: The project will pay Traffic impact fees to the City for the traffic impacts from this project. 15. Public Seivices 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: The project will result in an increased need for all public services. IO b. Proposed measures to reduce or control direct impacts on public services, if any: Increased tax base pays for services. Parks, fire, sewer and storm water mitigation fees will also be paid. 16. Utilities a. Circle utilities currently available at the site: electricity, natural gas, water, refuse setvice, telephone, sanitary sewer, septic system, other. b. Describe the utilities that are proposed for the project, the utility providing the service and the general construction activities on the site or in the immeoiate vicinity which might be needed. Sewer and Public Access -City of Renton Power and Natural Gas -Puget Sound Energy Water-WO #90 Phone -Qwest Cable Television -Comcast Internet Access -Comcast C. SIGNATURE 11 '·t@) King County · . · :CDES. DEPARTMENT OF DEVELOPMENT AND .ENVIRONMENTAL SERVICES . 900 Oakesdale Avenue Southwest · Renton, Wa 98055-1219 This ce .• , .. cate provides the ~eattle King ' County Department of Public Health and the Department of Development and Environmental Services with information necessary to evaluate development proposals. VfLOPlvf . · .. ·· ·.. > c,;y o$'tf Pi.AN~·· . "'=NfON •.•G King County Certificate of Water Availability· JAN l 6 2007 ./ Do not write in this box ''· . . · · number name RE. c;.Etrs.·. o.···. } 'if ·.'!'~ D · Building Permit. '.o:stiort Subdivision · ... 00 Preliminary Plat or PUD 0 · Rezone or other _______ _ . Applicant's' name: cambridge Investments, LLC (Contact: Dale Huffman, 425-271-2225) · · Proposed use: Preliminary Plat, 15 Jots, Location: 1154 Hoquiam, Renton, .WA 98059 (2 parcels 102305921805, 10205939906) · (attach map and legal description If necessary) Water purveyor information: 1. D a. Water will be provided by service connection only to an existing_(size) water main that Is fronting the site .. : OR liil b. . Water service will require an improvement to the water system of: D (1) · feet of water main to reach the site; and/or D (2) The construction of a distribution system on the site; and/or 00 (3) Other (describe) DE Agreement & all related Easements required. Fire Hydrants to be installed per Fire Marshall. ·."",-'. 2. . 00 ~R . The water system Is In: conformance with a County approved water comprehensive plan ...... · . i D b. The ;ater system Improvement Is not in conformance with a County approved water ~ompreherislve .• /. ·< ',-CI., !'.. · .· plan and will require a ,water comprehensive plan amendment. {This may cause a delay In Issuance of a perrnltor ·J 1( · · approval). . .· c, ·.. .,. . 3 •.. 00 a. ' '. ' ' '. ' ' ' ,. · .. ' ' ' .··• ' < > :fi · The proposed project Is within the corporate limits of the district, or has been granted Boundary Review Board' % .. approval for extension of service outside the district or city, or Is within the County approved servk:e .area of a . ';' • private water purveyor. t OR ·'~"' :>,f. D b. Annexation or Boundary Review Board (BRB) approval will be necessary to provide service. f .... ~, 00 a. · · Water will be available ·at the rate of flow and du,:.;t:on Indicated below at no less than 20 psi measured at the< · '.) · nearest fire hydrant~ feet from the property (or as marked on the attached map): · · 4. Rate or now at Peak Demand Duration · · D Jess than 500 gpm (approx. gpm) D less than 1 hour · . D 500 to 999 gpm · D 1 hour to 2 hours ' liil 1000 gpm or more Iii 2 hours or more D flow test of gpm D other ____ _ ··-----" . " ~;:-,,_~ )t':'"\'1!'0' calCtJlatt,onof . ·--,. pm . .. . ·.·~ ... · · (Note: · Commercial building permits which includes multifamily structures require flow test or calculation.) · OR D b. Water system is not capable of providing fire flow. 5. : 1l;il .D a .. ·. Water system has certificates of water right or water right claims sufficient to provide service .. · OR' . ' ·. · . . . · b. Water system .does not currently have necessary water rights or water rightdalms •. , ... , · . . _, ., ,,. ',' . . ' . ',. Comments/co.nditions: Fees per l~t = GFC@ $3,200, M.eter Drop @ $500; WAC @ $125 := $3,825.00 per JoC FEES sus1EcrTo CHANGE wrrttour eruoR NOTICE ·, · · .·. ··· · I certify that the above water purveyor Information Is true. This certification shall be valid for lyear from date cf ,';:,nature, · , .{,if: ::, ' KING COUNTY WATER DISTRICT #90 LESTER PIELE RENEWAL FEES: W/ IN 1 YEAR $50.UO S:::::::ENT ~~ AITT:2::~~$125.00 ; ', :;,• :/;; lltle. Date · · • ,;;, + ., . • Z:\Water Availability Certificates\Water Availability\Cambridge Jnvesbnents, LLC-15 Lots.doc .;-.,i_ _, .. :,::.1;: \ .. ·. I j <1 .·.•1 ! -1 ~ "' c;• "l> . . .. .. ' .~ ·.! I 1tl23059218 l 1023(;59072 ' 1023D5003i I , I fC280/l,92S2 10.23059201 / ,023059361~! r-.. a·-=-- 1 10230S9312 L ______ _ 1023l)S90l)2 1~144 -S11li~~ ;:. . -:·";l • -1 ·nf., . I . . . J . d .. ... ··.· Si .0000~ .~·. . oooor. f -~·.·.·. : 1 1-... , .. , ... ,. .... ·-~ ·c \ ', 101.3ll59U7 [ J ~ 317ft 1@iifu11't'' 0/ovf:LOPME;Nf PfNvN1.,,. 01ryOF F1€1Vfot,; ••c JAN 2 6 2007 RECEIVEtJ PLAT NAME RESERVATION CERTIFICATE TO: DALE HUFFMAN 1800 NE 44TH ST., #200 RENTON, WA 98056 PLAT RESERVATION EFFECTIVE DATE: December 8. 2006 DEVELOPMENT CITY OF REfn.'f;%NING JAN 2 6 2007 RECEIVED The plat name, BROOKEFIELD NORTH has been reserved for future use by CAMBRIDGE INVESTMENTS, LLC. I certify that I have checked the records of previously issued and reserved plat names. The requested name has not been previously used in King County nor is it currently reserved by any party. This reservation will expire December 8, 2007, one year from today. It may be renewed one year at a time. If the plat has not been recorded or the reservation renewed by the above date it will be deleted. • .. •'1J f,t 1 . , .. ;,~ '· .. "' J' ', ,,. · ... : ,... Deputy~ f<.,,_~ AFFIDAVIT OF INSTALLATION OF PUBLIC INFORMATION SIGN City of Renton Development Services Division 1055 South Grady Way, Renton, WA 98055 Phone: 425-430-7200 Fax: 425-430-7231 • C'!ELOPMcN. Cr,y " l Pi.A OF F/pr,e NNtNG '"ON JAN 2 6 2007 STATE OF WASHINGTON ) RECEIVED ) \ COUNTY OF KING ) · ------,-L=---,-'b6,L--<4:=l-E=-~!c.,--j-i-C/ V.""' .c.C.,._,r:-'.;1.,-"',l~fW""'--------· being first duly sworn on oath, deposes and says: 1. On the Z J.. h1 day of JA-N . , 20~. I installed, f::1. public information sign(s) and plastic flyer box on the property located at 115'/: Lp<;u~ AVE t/6 for the following project: Ab!Ytl Project name (,4-t,1,{tjr:!.UJ G,£ INVB'T,;U6N"l5, LL C.. Owner Name ' 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 of Ch 1 ~p)er 7WTitle 4 of Renton Municipal Code. , I .·.,,i' -. ..· ' 1-···-l-,; ... SUBSC Installer Signature --------, VELTA M. STROMBERG / IBED AND SWORN to be re me this ,,,.J,,J:.,d. ay of tldN..«41j=, , 20~. STATE Of WASHINGTON NOTARY-•-PUBLIC / z'/~ /),. x:fz;;-_,,._,.,,.,!._e IIVCOIIMISSIONE-H N@IIM y PUBLJC in and for the State of ashington, residing at , ,/ c d ttzv My commission expires on ,2-i · c, Z ' Q:\WEB\PW/DEYSERV\Forms\Planning\pubsign.doc 05/2006 CITY OF RENTON 1055 S Grady Way Renton, WA 98055 ----------uE~l/t7f:~~~~~NING Printed: 01-26-2007 Payment Made: Land Use Actions RECEIPT Permit#: LUA07-012 JAN 2 6 2007 RECEIVED Receipt Number: R0700342 Total Payment: 01/26/2007 12:05 PM 2,501.00 Payee: CAMBRIDGE INVESTMENTS LLC Current Payment Made to the Following Items: Trans Account Code Description 5010 000.345.81.00.0007 Environmental Review 5011 000.345.81.00.0008 Prelim/Tentative Plat 5909 000.341.60.00.0024 Booklets/EIS/Copies Payments made for this receipt Trans Method Description Payment Check #1048 Account Balances Trans Account Code Description 3021 303.000.00.345.85 Park Mitigation Fee 5006 000.345.81.00.0002 Annexation Fees 5007 000.345.81.00.0003 Appeals/Waivers 5008 000.345.81.00.0004 Binding Site/Short Plat 5009 000.345.81.00.0006 Conditional Use Fees 5010 000.345.81.00.0007 Environmental Review 5011 000.345.81.00.0008 Prelim/Tentative Plat 5012 000.345.81.00.0009 Final Plat 5013 000.345.81.00.0010 PUD 5014 000.345.81.00.0011 Grading & Filling Fees 5015 000.345.81.00.0012 Lot Line Adjustment 5016 000.345.81.00.0013 Mobile Home Parks 5017 000.345.81.00.0014 Rezone 5018 000.345.81.00.0015 Routine Vegetation Mgmt 5019 000.345.81.00.0016 Shoreline Subst Dev 5020 000.345.81.00.0017 Site Plan Approval 5021 000.345.81.00.0018 Temp Use or Fence Review 5022 000.345.81.00.0019 Variance Fees 5024 000.345.81.00.0024 Conditional Approval Fee 5036 000.345.81.00.0005 Comprehensive Plan Amend 5909 000.341.60.00.0024 Booklets/EIS/Copies 5941 000.341.50.00.0000 Maps (Taxable) 5954 650.237.00.00.0000 Special Deposits 5955 000.05.519.90.42.1 Postage 5998 000.231.70.00.0000 Tax Remaining Balance Due: $0.00 Amount 2,501.00 Amount 500.00 2,000.00 1. 00 Balance Due .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .oo .00 .00 .00 .00 .00 .00 .00 .00 .00 .00