HomeMy WebLinkAboutLUA-06-171_Report 01" .
FRONT ELEVA nON
(VIEW WEST FROM STRE ET A)
, :t1-t d "~2Jj
, 1': 1"1
I I!i!. I I h )· l:!1 I
I " "I I, 'I I' ! .,)
..j.--.IT --1.!---.:r---ll---n---l! ---.r--I
FLOOR PLAN
.~
CLUBHOUSE
t
1 ,!
F":VI ,' ~ ,'I 'r-=tr .n~
LEFT ELEVA nON
(VIEW NORTH)
BARBEE MILL
1/8" = 1'_0" 12/04/06
CONNER
8461081h I\VI:.. Nt.
IkIIe\'IIe, Washington 98004
(42S) 45 S.92 SO FAX: \425) 462-0426
""io'W,CONNl:RHO)o{llS.CQM
NVId 3dV-J SONVI IV n~d3;)NO;)
1-'1.L3HHS IIIWaaS:"HVS:
NV'ld a~IS ~a~svw adV;)SONV'l
--~.:r..:-..;;,~
-.... /'ift~
~-~ _-'I.-':~
! .'-"
".,; .
NV'ld tldV;)SGNV'l 'lVI1~dtl;)NO;)
Z-'1.LH3HS 'l'lIW 3:3:a:~Va:
-~-----"'-~/~ ~ -
3:::>VdS N3:dO '1VIDN3::>
@
------.
®
®
y~----'-~~-c -- -.....
-------~
09 , ___ ~~..l
®
~
1iJ"'i
MAY CREEK BUFFER PLANTING
SECTION·A
May Creek Buff"er I Ptdiminuy Plant List
~ E."'=t,.':;=f~('''''~ ~ =-'=/'=:-_-cJ~ --,--''''''''''''
~::~~.~ =--= l':1"'=-r.::;_~ (&~ =--=5-'!~~~ u.:.!...=i' =-c!...""'7'1 ~ __ 1 __ (,-:1
-_/~.I"'!L =...-=/.::....~ --/~_II~ --IlopooO-
, :::'::;:-~~r_e>r ~ m-,-" =-;=.~c:..tr,;.':*l -. __ (i;J
MA Y CREEK OPEN SPACE
NOVCIIDbcc 29, 2006
NOT ro """"
PLAN ENLAROIlMIWf
BARBEE MILL SHEEfL-3
CONCEPTUAL LANDSCAPE PLAN
••
JoJIS JS ID;!Wd
'JQS HlmlOCl -"'" .,"'" ,~
(dJJ.) ·SJI:)'I'S.!.]S ~NiOln9
ll1l[d "1!S P"[!lll"a
..
'l'lIW 3:3:H'MVH
--au1Ul1IJI(J_!JH9lfllJl1II~
JI-r.~IWlII~III\II!:nrw ...
S1rr.lJO J:NJ Ol 9<1'1' Xl l :JtJ.J/J
Will ~!I1"'ll~ lIOO~l'I """' l:>NlJ --m ill !I'IlHI'I'lJIj rYlIOn9JS (Jjy nHl.J _
~JS~~ ~
StOOiMXl <mOdOlId -
$.IjIlOI NOJ :lM!,5OCI -
, ~ ,
~~'. / __ J.--./" _ "
®
®
~
liH
\
\
\
Lab w~ 3S' Sbordioc Buffer ......,.,.,. ...... u..
-!: == --'":""..:.. -: =-= ='=':"_-..::::;:
11 ---1 ",---,-..---1--"-1--
Ill ---1------,-... -, __ 1 .. 001_
--''''----/'-_---, ......... ----•---1_-.---,-, _-1-_-1---...-t-...._
LAKE WASHINGTON SHORELINE BUFFER PLAN BNLARGEMENr
November 29, 2006
BARBEE MILL SHEETL-4
CONCEPTUAL LANDSCAPE PLAN
~
'" ~ i~
~ "j,~1 '" .-,<. ~
~ iJ2~ itp~
:;
0 ~ ..
'" ~
, =---
-~~l:~_ ..
_. -
t .
. --.
-. :-"
, ..... ...
..
REAR ELEVATION RIGHT ELEVATION
(VIEW NORTH EAST FROM POND) (VIEW SOtTTH EASn
LEFT ELEV A TION FRONT ELEVATION
(VIEW NORTH WEST) (VIEW SOUTH WEST FROM STREET A)
6415 POND /CREEK HOMES
BARBEE MILL
1/8 " = }'-O" 12 /04/06
CONNER
846 JOSth AVE. NE
Belle>'Ue. WlShio,lon Q8004
(42S) 455-9280 PAX: (425) 462~26
""V.W.OOlltfER1QlES.l'OM
" "
"
FIRST FLOOR
r----o\~~~ ~~~ -
~ ~ i~il J---Ji
SECOND FLOOR
~
6415 POND /CREEK HOMES
BARBEE MILL
1/8" = 1'-0" 12 /04/06
THIRD FLOOR
CONNER
1t46108lh '\Y~.I'U:!
BelltvlX, Wuhington 98004
(42S) m ·onso FAX: (42 5) 462..()42t'>
WWW.c<lNNf.lIK1MF.S.COM
REAR ELEVATION RIGHT ELEVATION
(V IEW SOUTH) (V IEWWEsn
LEFT ELEVATION FRONT ELEVATION
(VIEW EASn (VlEW NORTH FROM STREET A)
6410 NORTHEDGE HOMES
BARBEE MILL
1/8" = 11_0" 12 /04/06
CONNER
846IOSthl'\vc. roc
Ben~1Je. Washington 98004
(42S) 45~-928{l FAX: (42 5)462-0426
WWW .CCJloIllfAIKlMES.('OW
REAR ELEVA nON RIGHT ELEV AnON
(VIEW EAST FROM LAK E WASHINGTON) (VI EW SOUTH)
LEFT ELEVA nON FRONT ELEVA nON
(VIEW NORTH) (VIEW WEST FROM STREET AJ
6403 LAKEFRONT HOMES
BARBEE MILL
l i S" ~ 1'-0" 12/04 /06
CONNER
846 108111 AVE. NE
BdJcvue , Washington 98004
(425)455 ·928 0 FAX: (425)462-0426
WWII ,C'ONNWlONfiS.coM
o .. ~
'r ·· " Ib./! .. 'I . =\I"":" ::
FIRST FLOOR
OEQ( i -~
~-o.~ ,-
:w~m Q
SECOND FLOOR
~
6403 LAKEFRONT HOMES
BARBEE MILL
lI8" = 1'-0" 12104106
--~~
t ij1' '1rEJ~
THIRD FLOOR
CONNER
846 JOl!th A VI:. NE
BeUcvue. Wl-!hingt0ll9~
(42S) ~5·92.80 FAX : (42S )462--0426
WWW.CONN<~.COI.4
:~l '~-_
::t '
·fD-l?1 ~ " . ' ..
REAR ELEVATION
(VIEW EAST FROM LAKE WASHINGTON)
LEFT ELEVATION
(VfEW NORTH)
f!9 '
I:::J "
'" ,
~
J -I ' CD,,· In ..
:~~a4 : /~ ~.....l. ":,
RIGHT ELEV A TION
(VIEW SOUTH)
i ,----_._.
FRONT ELEVATION
(VIEW WEST FROM SlREET A)
6401 LAKEFRONT HOMES
BARBEE MILL
1/8" = 1'_0" 12104 /06
i
CONNER
~ IOStll A VI;:. Nt.
Bellevue, Wil5bingtOO 9S004
(425) 455 ·9280 fAX: (425) 4fi2 -0426
W\\'W·~MIiS.('(l""
a
.. All<> "£"0 ."
o.~
,,-
~
I~rvo......-
~[yjf-.. --.~' ~ ~_ ...... u '---1 -
.-~ -., :
FIRST FLOOR
,
L ____________ J
SECOND FLOOR
~
6401 LAKEFRONT HOMES
BARBEE MILL
li8" ~ 1'-0" 12/04/06
,-----------, ,
-~" -
'""'F"
-,.
L
L.. ___ ...JI"l! L ______ l -------
THIRD FLOOR
CONNER
....., lOJOUlAVE,NE
IleUe\'Ue. WashiGgton 98004
(425) 455-9280 FAX: (42.5) 462-0426
www.COtlNIiAHC.'f,JES,C(JM
, , , ,
:
-., -,-
-c::; i n _______ n-q , , ,
&II~ k' ""To;> ! ,
, ,
ft /'6 I
<'I I I
~
~~ .~ t:.J I.~
FIRST FLOOR
1"1.0.6"101 -,.-
~
, , , _____________ .J
SECOND FLOOR
~
6405 LAKEFRONT HOMES
BARBEE MILL
1/8" = 1'-0" 12104 /06
~
THIRD FLOOR
CONNER
846108tb AVE. NI!
Bellevue, lYuhington 98004
(425)4SH280 FAX: (42S) 462.0426
'I/WW,COHNfRIIOMJ'.s.C'OM
... " " .,.,~~
REAR ELEVATION FRONT ELEVATION
(VI EW EAST FROM LAKE WAS HI NGTON) (VIEW WEST FROM STREET A)
6405 LAKEFRONT HOMES
BARBEE MILL
1/8" = 1'-0 " 12104 /06
CONNER
8-46103th t'\ v 1:. I'll:
Bellevue, WlIShingtOn 98004
(425)455-9280 FAX: (425)462--0426
WWW(X!MfERHOM ES.COIoI
~ II __
,.w
"' ... 110 ,-
~~
FIRST FLOOR SECOND FLOOR
~
6410 NORTHEDGE HOMES
BARBEE MILL
1/8" = 1'-0" 12104106
------, , , ,
~-----------
-------1 , L _____ _
~~" -
THIRD FLOOR
CONN ER
S46 108tbAVI:::. NE
8eJIevue, WashingtO(l 98004
(425) 455-9280 FAX: (4 25) 462-0426
WWWWNJo,"WIoI<.!.Es.~
REAR ELEVATION RIGHT ELEVATION
(VIEW SOUTH EAST FROM MAY CREEK) (VIEW SOUTH WEST)
LEFT ELEVATION FRONT ELEVA nON
(VIEW NORTIi EAST FROM STREET D) (VtEW NORTH WEST FROM STREET C)
6420 TOWN HOMES
BARBEE MILL
Jl8" = 1 '-0" 12104 /06
CONNER
!l46 l llltlh",y<:..nl>
Bellevue. Washington 98004
(425) 455 -9280 FAX: (425) 462..{)426
Y,""'W .CONNBRIJ()I>III..~,COM
REAR ELEVA nON RIGHT ELEV A nON
(V lEW SOUTH WEST)
(VLEW SOUTH EAST FROM MAY CREEK)
LEFT ELEVA nON
(VIEW NORTH EAST FROM N. 40th PL.)
FRONT ELEVA nON
(VIEW NORTII WEST FROM WELLS AVE N.)
6420 TOWN HOMES
BARBEE MILL
1/8'1 = 1'_0" 12/04 /06
i
CONNER
&+Q I O ~(hAVt::.NI:
Bellevue, W8~hinSlon 98004
1423)45S-9230 FAX : (42 51 462-1)4 26
WWW O)w..IFRlO.f[S.COM
~ lAKE
. WASHINGTON
i
NORTH
z: a
l-e> z:
~
~
BARBEE MILL
VICINITY MAP
'.~ ..... -... ,
-...(.,. .•.
OOf{>' __
00
\
O' 500' 1000'
SCALE
~S;~~~~~~""'~~I
IN FEET
DEPARTMENT OF Lu..AO~ ~ 111
ECOLOGY
State of Washington £. .-' 'bee Mill Site
Toxics Cleanup Program October 30, 2009
Agreed Order for Barbee Mill Site
Investigation and Interim Action
Ready for Public Review
Site Location
The Barbee Mill Site (Site) is generally located at 4101 Lake
Washington Blvd N., in Renton, Washington. The
approximately 22 acre Site is on the eastern shore of Lake
Washington at the mouth of May Creek. As currently
known to Ecology, the Site is bordered to the west by Lake
Washington, to the east and south by Lake Washington Blvd
N. and an active Burlington Northern rail line, and to the
north by the Quendall Terminals Superfund site (for
information, contact Suzarme Skadowski, U.s.
Environmental Protection Agency, 206-553-6689).
Public Comment Invited
The Washington State Department of Ecology (Ecology)
requests your input on four documents. The documents are
for the proposed interim cleanup actions and monitoring for
the Barbee Mill Site. You arc invited to:
Review the Draft Agreed Order, Restrictive Covenants,
Draft Public Participation Plan, and State Environmental
Policy Act (SEPA) Checklist and Determination.
Send your comments to Ecology from October 30, 2009
through November 30, 2009.
See the box at the right for details about where to review
documents and submit comments.
Site Background
The Barbee Mill Co., Inc. developed the property in the
19205, first with a small lumber mill and then a combined
lumber mill/ shipyard operation. The shipyard closed
shortly after World War II, and the lumber mill was
expanded. 'v1ost of the mill equipment was removed in 2005
and 2006; the remainder was removed in 2007. Conner
Publication Number: 09-09-177 1
Comments Accepted
October 30 -November 30, 2009
Submit Comments and Technical Questions
to:
Ching-Pi Wang -Site Manager
WA Department of Ecology
Toxics Cleanup Program
3190 160 'h Ave SE
Bellevue, WA 98008
Phone: (425) 649-7134
E-mail: cwan461@ecy.wa.gov
DOCUMENT REVIEW LOCATIONS
Renton Public Library
100 Mill Ave S
Renton. WA 98057
Phone: (425) 430-6610
Hours: Mon.-Thurs. 10 a.m.-9 p.m ..
Fri.-Sat. 10 a.m.-6 p.m., Sun. Closed
WA Department of Ecology
3190 160'" Ave SE
Bellevue, WA 98008
By appointment only:
(425) 649-7190
Ecology's Toxics Cleanup Website
http://www . ecy. wa. gOY Iprogram s/tcp/sitesl
barbee _ mili/barbee _ mill_ hp. html
Help with other languages and formats?
If you need this publication in an
alternative format. call the Toxies Cleanup
Program at (425) 649-7117. Persons with
hearing loss, call 711 for Washington
Relay Service. Persons with speech
disability call 877-833-6341.
Facility 10#: 767162221
Barbee Mill Site , " October 30, 2009
Homes at Barbee Mill, LLC bought the
property in 2006, and is currently building a
housing development on the site, Future
owners of the Barbee Mill property will
include individual lot homeowners. The City
of Renton also has an interest in the street right
of ways,
Photograph of the Barbee Mill Site, 1976.
Contaminants of Concern
Remedial action began in the mid-1990s with a
series of soil, ground water, and sediment
studies. Data obtained during investigations
showed that soils beneath the Barbee Mill
property were contaminated with organic and
inorganic substances. Off-shore sediment in
Lake Washington contained excessive wood
debris. Shallow ground water beneath the
property and the southwest corner of the
property to the north (Quendall Terminals)
was also contaminated, primarily with arsenic.
At Barbee Mill pollutants found in soil include:
• Diesel-range petroleum hydrocarbons.
• Arsenic and zinc.
• Pentachlorophenol (PCP).
Publication Number: 09-09-177 2
Pollutants found in ground water include:
• Diesel-range petroleum hydrocarbons.
• Arsenic and zinc.
Pollutants in the sediments have included:
• Carcinogenic polycyclic aromatic
hydrocarbons (cPAHs).
• Total organic carbon (TOC) ..
• Wood waste.
• Arsenic (suspected).
Previous Cleanup Work
In 1999 and 2003, Barbee Mill Co., Inc. (Barbee)
removed off-shore sediments from Lake
Washington and stockpiled it on the upland
portion of the site for study. Ecology reviewed
the cleanup data and reports and issued a No
Further Action determination on February 23,
2003 for the sediment that contained
concentrations of wood waste and carcinogenic
polycyclic aromatic hydrocarbons (cPAHs).
Ecology issued a second letter on April 3, 2003
indicating the stockpiled sediment was suitable
for umestricted use.
In 2006, Barbee cleaned up contaminated soil at
several upland areas of the site. The largest
cleanup was for elevated arsenic and zinc
concentrations in soil at the northern part of
the site. About 30,000 cubic yards of
contaminated soil and about 860,000 gallons of
contaminated ground water were removed
from the site. Samples taken after the soil
removal showed that arsenic concentrations in
soil were below the cleanup level for direct
contact, but above the cleanup level for ground
water protection. Zinc concentrations were
below the cleanup level for both.
In 2006 Barbee removed 230 cubic yards of
diesel contaminated soil and 160 cubic yards of
pentachlorophenol contaminated soil. Samples
taken after the removal showed pollutants in
o Please reuse and recycle
Barbee Mill Site .' October 30, 2009
soil were under cleanup levels. In two areas,
ground water had diesel-range hydrocarbons
above cleanup levels. Although the soil
cleanup likely resulted in ground water
cleanup, this will be confirmed.
After the arsenic-zinc soil remediation was
done, ground water in the northwest corner of
Barbee Mill and the southwest corner of
Quendall Terminals still had arsenic
concentrations above cleanup levels. In 2007
Barbee installed a subsurface wall along the
Lake Washington shoreline and the Barbee
MilljQuendall Terminals property line. The
subsurface wall is permeable and is designed
to remove arsenic as ground water flows
through it. The wall has been termed a Passive
Attenuation Zone (PAZ) because it contains
finely divided iron particles which act to bind
the arsenic. They installed a series of ground
water extraction wells within the area of
highest arsenic levels. The extraction wells are
a means of expediting cleanup.
Environmental covenants have recently been
recorded on each lot within the area of the
interim action. The covenants will:
o Protect the remedial elements in place.
o Give access for future monitoring and
maintenance.
• Prevent the ground water from being
used.
Future Work
The work currently plarmed for the Barbee Mill
site includes interim cleanup actions and
on-going operations, maintenance, and
monitoring.
Publication Number: 09-09-177 3
The interim actions include:
• Installing two well points in the Lake
Washington sediments off-shore of the
Quendall Terminals property.
• Installing treatment equipment and
controls for the ground water extraction
system.
o Running the ground water extraction
system to speed up the arsenic removaL
A Performance Monitoring Plan updated from
a previous plan will be submitted to Ecology.
The plan will address zinc, arsenic, and diesel-
range hydrocarbon contamination. Each year,
a Performance Monitoring Report will be
submitted to Ecology which gives details about
the monitoring, passive attenuation zone, and
arsenic trends.
A "data-gaps" analysis will also be developed
to evaluate the need to further investigate the
presence of arsenic in the sediment offshore of
the northern half of Barbee Mill and the
southwestern corner of Quendall Terminals.
Under MTCA, persons who do work under an
Order or Decree with Ecology are exempt from
needing certain permits. But they still need to
comply with the substantive requirements that
would normally be listed in the permits. The
permit exemptions and substantive
requirements for the work under this Agreed
Order, as currently known to Ecology, are
described in Exhibits D and E of the Order.
The planned schedule for these actions is in
Exhibit C of the Agreed Order.
Future plans for work at the site not within the
current scope of the Agreed Order also include
tl1e development of a comprehensive remedial
investigation and feasibility study report that
will enable Ecology to select a cleanup action
for the Site.
o Please reuse and recycle
Barbee Mill Site October 30, 2009
MTCA LIABILITY
Under the law, liability for cleanup extends to
current owners of contaminated property,
among other categories of liable persons. See
RCW 70.105D.040. Based on this law,
residential homeowners can fall within the
category of Potentially Liable Persons, or PLPs,
for the site. However, Ecology has an
enforcement policy (see Policy 540A on page 5)
which describes that Ecology generally uses its
enforcement discretion under MTCA not to
pursue residential property owners, subject to
certain conditions explained in the policy.
In providing this general information,
Ecology makes no guarantees about
the risks or benefits of purchasing
property associated with the site.
Agreed Order
The Agreed Order is a legal document between
Ecology and Barbee Mill Co., Inc., a Potentially
Liable Party (PLP) for the site. Conner Homes
at Barbee Mill, LLC is also a PLP for the site as
a current owner, but is not a signatory to this
Agreed Order.
The Agreed Order describes what actions
Barbee Mill Co., agrees to perform on the site.
The Agreed Order ensures that cleanup happens
according to Washington State's cleanup law,
the Model Toxics Control Act (MTCA).
State Environmental Policy Act (SEPA)
Checklist and Determination of Non-
Significance (DNS)
The SEP A environmental checklist and
Determination of Non-Significance (DNS) are
also available for public review at this time.
Publication Number: 09-09-177 4
This checklist evaluates potential
environmental impacts if this cleanup action is
conducted. The proposed work at this site will
be:
• Barbee Mill Company, Inc., installed a
ground water treatment system at their
own risk prior to the Agreed Order
between April-June 2009. Ecology
plans to approve the plan for this work
as part of the Agreed Order.
• Beginning Summer/Fall 2009, the
ground water treatment system
operation.
• Annual Reports on Progress of the
effectiveness of the Ground water
Treatment System.
Ecology has reviewed this checklist and has
determined that no significant adverse
environmental impacts will be caused by this
project.
Public Participation Plan
Ecology developed a draft Public Participation
Plan according to MTCA. This plan is
designed to promote meaningful community
involvement during the cleanup of the Barbee
Mill site. The plan outlines the methods
Ecology will use to inform the public about site
activities. It also shows how the community
can get involved in this process.
What Happens Next?
After the comment period, Ecology will review
all comments. The documents may be changed
based on the comments. As the cleanup
continues, you will be notified of future
comment periods. A public meeting is not
planned for this site. However, one will be
held if 10 or more people request a public
meeting.
o Please reuse and recycle
Barbee Mill Site . -October 30, 2009
Toxics Cleanup Program Policy
Policy 540A
Resource Contact: Policy and Technical Support Staff Effi:ctive: April 8, 1992
Rcfi:rcIlccs: Ch. 173-340 WAC ReV1:~ed: June 25, 2004
Policy 540A Enforcement
This policy applies whenever the department intends to issue Model Toxies Control Act orders
requiring a Potentially Liable Person (PLP) to provide remedial action or pay for cleanup costs or
natural resource damage assessments. This policy is intended to supplement requirements specified in
statute and rule. Regional Directors should be kept informed about enforcement actions against local
govenllllents.
l. Emergency Orders May Be Issue At Any Time During The Cleanup Process
In general, emergency orders should be used only in situations when the nODllal process of
issuing an enforcement order would be longer than the deadline necessary for initiating
remedial action.
2. The Toxies Cleanup Program Generally Attempts To Negotiate Or Have Discussions
With PLPs Prior to Issuing Orders.
Prior to issuing orders, Tep staff is encouraged to attempt negotiations for a consent decree
or discussions for an agreed order with PLPs, whenever possible. IIowever, there are cases
where potential delays in the cleanup process make negotiations impracticable or not in the
public interest; for example. emergency conditions, the time required for negotiations or
discussions would be longer than the deadline necessary for initiating remedial action, PLP
unresponsiveness, or a PLP request for an enforcement order.
Attempts to negotiate a consent decree or discuss an agreed order should be documented in
the site file.
3. The Site Manager May Withdraw From Negotiations Or Discussions.
The site manager may withdraw from negotiations illr a consent decree or discussions for
an agreed order if it is determined that:
A. Reasonable progress is not being made toward the consent decree or order
acceptable to the department, see WAC I 73-340-520( I )(1), WAC 173-340-
520(2)(e), and WAC 173-340-530(6); or
Publication Number; 09-09-177 5 o Please reuse and recycle
• • B. The consent decree or order is no longer appropriate based on new information or
changed circumstances.
Decisions to withdraw should be made in consultation with the assigned Assistant
Attorney General.
The site manager may begin enforcement action after notifying thc PLP in writing, of its
intent to withdraw from the negotiations or discussions. See WAC 173-340-520(1)( I),
WAC 173-340-520(2)(e), and WAC 173-340-530(6).
4. Generally, TCP Issues Orders Requiring PLPs To Conduct Remedial Actions Before
Using Funds From The Toxics Account.
When attempts at negotiations or discussions are unsuccessful, TCP site managers
generally will issue an order before proceeding with cleanup work utilizing state toxics
control account monies. Toxics account funds may be used prior to issuing orders if
emergency conditions exist at the site.
5. Site Managers Shall Use The Boilerplates As A Basis For Drafting Orders.
The Boilerplates for Agreed Orders and Enforcement Orders can he found on the Toxics
Cleanup Program's intranet site. Use of the documents shall be in accordance with the
provisions of WAC 173-340-130 and Part V of Chapter 173-340 WAC. Significant
deviations from these boilerplates should be discussed with the assigned Assistant
Attorney General.
6. Generally, TCP Will Not Take Enforcement Actions Against Residential Landowners.
Although residential landowners are PLPs, in the exercise of its enforcement discretion,
TCP generally will not pursue enforcement actions toward residential landowners to
require such an owner to take response actions or pay response costs unless:
A. The residential homeowner's activities lead to a release or threatened release of
hazardous substances which results in the need for remedial actions at the site;
B. The property owner fails to comply with any MTCA obligations (e.g., reporting the
release of a hazardous substance);
C. The property owner fails to provide access to the site or information, or fails to
cooperate with TCP's investigation or cleanup at the site;
D. The property owner develops or improves the property in a manner inconsistent
with residential use, or the development ofthe property leads to a release or
threatened release of hazardous substances; or
E. The property owner fails to comply with any institutional controls established at the
site.
Publication Number: 09-09-177 6 () Please reuse and recycle
•
7. Effect Of Policy
This policy does not affect any other obligations required of owners of contaminated
property under the MTCA or other federal, state and local laws. It provides guidance for
the exercise of Ecology's enforcement discretion. It is intended only for Ecology's internal
use and may not be relied upon by any person to create a right or a benefit, substantive or
procedural, enforceable at law or in equity. The policy is not a covenant not to sue any
person and does not affect or negate the liability or defenses any person may have under
the MTCA or other law. Ecology may withdraw or change this policy at any time.
Ecology may act at variance with this policy.
Approved:
James J. Pendowski, Program Manager
Toxies Cleanup Program
DEPARTMENT 0
ECOLOGY
State of Washin~ton
3190 160th Ave SE
Bellevue, WA 98008
y{7lJ1i' S~ l6!. VI ht, 1)ah. C ~~
te.D
CITY OF RENTON -COMMUNITY RESOURCES
1055 S GRADY WAY
RENTON WA 98057-3232
'1'11 111 11,1'1111 h'lIl' ,111'11 11111' ,1'11111,1' 111,11 11" '1,1110
Barbee Mill Site
Renton, King County, WA
PRSRT STD
us POSTAGE PAID
WA STATE DEPT
OF PRINTING 98501
3354
42 13 1
Ecology Seeks Public Comment on the Draft Agreed Order, Environmental Covenants, Draft Public
Participation Plan, and SEPA Determination and SEPA Checklist
Public Comment Period
October 30 -November 30, 2009
Facility Site ID #: 76716221
If you need this publication in an alternative format, call Nancy Lui at (425) 649-7117.
Persons with hearing loss, call 711 for Washington Relay Service.
Persons with speech disability call 877-833-6341.
Kathy Keolker. Mayor
December 20, 2.0(1 '1
Gary Upper
Conner Homes
846 -108 th Avenue NE
Bellevue W A 98004
Re: Barbee Mill, LUA06-171
Shoreline Buffer Averaging
Dear Gary
d~
CITY~F RENTON
Planning/Building/Public Works Department
Gregg Zimmerman P.E., Administrator
Thank you for providing the calculations and plans for the lots at the Barbee Mill project
that are subject to the agreed-upon shoreline buffer averaging. As you are aware, this
agreement, between the previous property owner and the City of Renton, followed the
issuance of the Environmental Impact Statement mitigation measures.
We have reviewed the material you provided and find that it meets the intent of the
agreement.
Thank you very much.
Sincerely
/lj~J tt/;i!;
Neil R. Watts. Director
Development Services Division
Cc: Arneta Henninger
Elizabeth Higgins
File
-------------1-0-SS-S-o-u-th-O-r-ad-y-W--ay---R-e-nt-o-n,-W-a-s~hl-·n-gt-on--9-80-5-7-------------~
AHhALJ OF THE CURVE
Conner Homes Company
Memo
To: Elizabeth Higgins
From: Gary Upper
CC: N iel Watts
Date: 12/20/2007
Re: Barbee Mill Lakefront Buffer Averaging
Elizabeth, please review this package to see if you agree that we have satisfied the requirement to
average our lakefront buffers to make up for any reduced buffers on some lots by adding extra buffer
on others. If you are satisfied, please have Niel sign off so we can satisfy the plat condition
requirement to do this to the Director's satisfaction.
I have provided drawings that show lots that are either deficient in buffer area or that are providing
excess buffer area. All lots meet the minimum requirement that at least 35' be provided. Any shortfall
is taken out of the managed 15' portion. Any lake front lot not included on these drawings is providing
the standard 50'.
I have provided an Excel table showing how the plusses and minuses add up to a small surplus.
These detailed drawings are for the purpose of this proposal. On the final plat we would only show the
revised buffer lines not the adds and subtracts.
Thanks,
Gary
• Page 1
Barbee Mill
Lake front lots
12/19/2007
Lot Add/(subtract) from standard 50' buffer
23 (1061) square feet
24 781 " 01
25 390 " "
26 438 II "
27 447 " "
28 0 " "
29 0 " "
30 0 " "
31 0 u "
32 0 " .,
33 0 " 01
34 0 " II
35 0 " "
36 0 " "
37 0 " "
38 0 01 t.
39 0 " "
40 0 " "
41 0
42 0 " "
43 (357) to II
44 (421 ) " "
45 (208) .. "
46 0 " "
47 (293) " "
48 391 " "
Net 107 " "
50' BUFFER SETBACK
SEE NOTE 28, SHT,3
ie I ~ INNER
,:t HARBOR LINE
,J ":J i _ 58.'00' '<',,' N 89'04'39" W f ®>-__ ~' 'v","L----"-....::::..::~:::..._:.:. _____ _
30,00'
15' ~FIFTEEN FOOT LANDSCAPED
AREA OF BUFFER
EXHIBIT MAP
LAKE WASHINGTON SHORELINE BUFFER
Poriion of Gov't, Lot I, SEC, 32, T.24 N., R,5 r" W.M,
King County, Washington
15' 0' 15' 30'
~ !
m fEET
1~ Mi: l\)lI!u »t. SWill 400
Xhth:m,j, Wt~IlL~ 1l8OO~
f'brmc: 14&'11 tJ2Z·--t«C
fAl' I{~ ___ ~-Il5'~
15' 0' r-___ 15' 30'
! ,
!
! , .
.II.??
/f!?' /CV
,
;
/
/ , I
~/ "il /;1/
,,1 , !
J:y/
"I <0' ~~/
0/
/
/
,\"
'v
/'
i
/
/
i
DEDUCTED
LANDSCAPED AREA
OF BUFFER (TYP,)
'"
NATIVE VEGETATION
AREA OF BUFFER
--
/
EXHIBIT MAP
I· , ,
LAKE WASHINGTON SHORELiNE BUFFER
Portion of Gov't, Lot 1, SEC. 32, T.24 N" R.5 E" WM.
King County. Washington
111(~(\rp(}rt\t(;d
l~ lie l'ci!.liE Jk Su!(1) NJ
KLrkhwi, li~()11 l}I)1ITI
PLtmt" (~51 £\22-.fH~
fAI {425 tri:l-fi!jTI
11
15' 0' 15' 30'
!
15' ,-FIFTEEN FOOT LANDSCAPED
AREA OF BUFFER e--_
SC\l.E 1"=30' 51,14' N 89'04'39" W
32,00
,-50' BUFFER SETBACK
SEE NOTE 28, SHU
5,90'
<../ -', '~BUFFER SETBACK
(VARIES)
EXHIBIT MAP
LAKE WASHINGTON SHORELINE BUFFER
Portion of Gov't. Lot 7. SEC, 32. T.24 N. R,5 E,. WM,
King County. Washington
,
", .
~D£DUCTED LANDSCAPED
AREA OF BUFFER (TYP,)
11.lG.l\l 1ft i\i!ht~ Dr. S11~te iOO
~1~~:!J.t\~;, 'It'Mhif\illm SOO;l3
Ph'"f!~' \~\ {;22 iH6
I'll (42!» il7.'HJ!j7?
CITY CLERK
September 12, 2007
CITY OF RENTON
SEP 1 3 2007
TO WHOM [T MJ\ Y CONCERN:
RECEIVED
CITY CLERK'S OFFICE
Subject:
Please see attached new plats that have just been addressed, Please add these addresses to your
City directories and maps.
Amanda Court Short Plat
Blakey Townhomes Short Plat
Chen Short Plat
Garden of Eden LtA
Honey Brooke WesUSagecrest Plat
Langley Ridge Plat
Ng Short Plat
Rainier Station LLJ\
r:v('
Jan Conklm
Energy Plans Exammer
Development Services Division
Telephone: 425-430-7276
#1 :platadd
Barbee Mil[ Plat
Bretzke Rogers Lot/me adJustmcnt
Conner Puget Colony Short Plat 2
Highlands Park Plat
Houvener Short Plat
BrewislMeadow Ave Short Plat
Puget Colony I Short Plat
Renton Prop Short Plat
1055 South Grady Way -Renton, Washington 98057
./
BARBEE MILL
N
j,
~.'
___ "<'h._ i/ --, ,
CITY OF RENTON
DEPARTMENT OF COMMUNITY & ECONOMIC
DEVELOPMENT
MEMORANDUM
Date: April 14, 2008
To: City Clerk's Office
From: Stacy Tucker
Subject: Land Use File Closeout
Please complete the following information to facilitate project closeout and indexing by the City
Clerk's Office.
Project Name:
LUA (file) Number:
Cross-References:
AKA's:
Project Manager:
Acceptance Date:
Applicant:
Owner:
Contact:
PID Number:
ERC Decision Date:
ERC Appeal Date:
Administrative Approval:
Appeal Period Ends:
Public Hearing Date:
Date Appealed to HEX:
By Whom:
HEX Decision:
Date Appealed to Council:
By Whom:
Council Decision:
Mylar Recording Number:
Barbee Mill Residential
LUA-06-171, SA-A
LUAOl-174; LUA02-040; LUA07-109
Elizabeth Higgins
January 3, 2007
Conner Homes Company
Same
Gary Upper, Conner Homes Company
3224059034
March 19, 2007
April 2, 2007
Date:
Date:
Project Description: The applicant has requested Site Plan Review for development of a
previously approved Preliminary Plat. An Environmental Impact Statement was previously adopted
for this project. There are 114 residential units and one existing boathouse proposed on 115 lots
within the Barbee Mill plat, The residential units would be a mix of duplex and fourplex structures.
The site is 23 acres in size. l;h€Site Plan would be reviewed administratively,
Comments:
Location: /' 4201'i..a,ke Washington _Blvd N
\ ~ I --------
(/ L\\()\ I
PARTIES OF RECORD
BARBEE MILL RESIDENTIAL
LUA06-171, SA-A
Robert Cugini
Barbee Mill Company
Box 359
Renton, WA 98057
( owner)
Nancy Denney
3818 Lk Washington Blvd N
Renton, WA 98055
(party of record)
Greg Fawcett
PO Box 402
Fall City, WA 98024
(party of record)
Attn: Stewart Reinbold
Department of Ecology
Department of Fish & Wildlife
3190 160th Avenue SE
Bellevue, WA 98008
(party of record)
shington Blvd N
A 98056
GI ia Brown
Ren, 9805i~
(party of reco d)
Kim Browne
199d N ;lgtA Place IYOIf N
Renton, WA 98056 ~P.sr
(party of record)
ve Enger, E
22 -112 Avenue NE ste:
#10
Be vu WA 98004
( arty of r cord)
Updated: OS/22/07
Greg & Sabra Fawcett, DDS
Family Dental Clinic
PO Box 1029
Fall City, WA 98024
(party of record)
Tom & Linda Baker
1202 N 35th
Renton, WA 98056
(party of record)
Dan Frey
WSDOT
6431 Corson Avenue
Seattle, WA 98018
(party of record)
Charles F. Dobes
8606 118th Avenue SE
Renton, WA 98056
(party of record)
Gregg Dohn
Jones & Stokes
11820 Northrup Way ste: #E300
Bellevue, WA 98005
(party of record)
Bill Dunlap
Triad Associates
11814-115th Avenue NE
Kirkland, WA 98034
(party of record)
Joyce Kendrich Goodman
3715 Lk Washington Blvd N
Renton, WA 98056
(party of record)
Campbell Mathewson
Centu ry Pacific LP
2140 Century Square
1501 Fourth Avenue ste: #2140
Seattle, WA 98101
(applicant)
Attn: Rich Johnson
Department of Fish & Wildlife
PO Box 1100
LaConner, WA 98257
(pa rty of record)
Wendy Giroux
South County Journal
PO Box 130
Kent, WA 98035
(party of record)
Tom Goeltz
1501 4th Avenue ste: #2600
Seattle, WA 98101
(party of record)
Bruno & Anne Good
605 S 194th Street
Des Moines, WA 98148-2159
(party of record)
G. Goodman
3715 Lk Washington Blvd N
Renton, WA 98056
(party of record)
Bruce Erikson
3815 Lk Washington Blvd N
Renton, WA 98056
(party of record)
(Page 1 of 6)
Lisa Grueter
Jones & Stokes
11820 Northrup Way
Bellevue, WA 98005
(party of record)
Mark Hancock
PO Box 88811
Seattle, WA 98138
(party of record)
James Hanken
PARTIES OF RECORD
BARBEE MILL RESIDENTIAL
LUA06-171, SA-A
Bob Fawcett
305 Second Avenue NE
Issquah, WA 98027
(party of record)
Leslie Kodish
5021 Ripley Lane N ste: #106
Renton, WA 98056
(party of record)
Marlen Mandt
Edith Hamilton
3714 Lk Washington Blvd N
Renton, WA 98056
(party of record)
Susan Martin
1101 N 38th Street
Renton, WA 98056
(party of record)
Patricia Helina
999 Third Avenue ste: #3210
Seattle, WA 98104
1408 N 26th Street
Renton, WA 98056
(party of record)
4004 Lk Washington Blvd N
Renton, WA 98056
(party of record)
Dennis Law
3625 Lk Washington Blvd N
Renton, WA 98056
(party of record)
Lynn ManoloPoulos
Davis Wright Tremaine
777 108th Avenue NE ste:
#2300
Bellevue, WA 98004-5149
(party of record)
Marcie Maxwell
PO Box 2048
Renton, WA 98056
(party of record)
Kay McCord
2802 Park Avenue N
Renton, WA 98056
(party of record)
Tim McGrath
900 N 34th Street
Renton, WA 98056
(party of record)
Updated: OS/22/07
S. & Nel Hiemstra
3720 Lk Washington Blvd N
Renton, WA 98056
(party of record)
Robert Lange
4017 Park Avenue N
Renton, WA 98056
(pa rty of record)
att Hough
o k, I .
620 . land Way ste: #100
Kir WA 98033
rty 0 record)
Ande Jorgensen
2411 Garden Court N
Renton, WA 98056
(party of record)
Mary Kammer
51 Burnett Avenue S ste: #307
Renton, WA 98056
(party of record)
(party of record)
Marsha Hertel
3836 Lk Washington Blvd N
Renton, WA 98056
(party of record)
Gig Ha or, WA 98335
(pa 0 record)
Torsten Lienau
HDR
500 108th Avenue NE ste:
#1200
Bellevue, WA 98004
(party of record)
(Page 2 of 6)
PARTIES OF RECORD
BARBEE MILL RESIDENTIAL
LUA06-171, SA-A
Kevin Lindahl
3719 Lake Washington Blvd N
Renton, WA 98056
(party of record)
Therese Luger
4100 Lake Washington Blvd N
ste: #A203
Renton, WA 98056
(party of record)
R Lynch
1420 NW Gilman Blvd ste:
#2268
Issaquah, WA 98027
(party of record)
Dorothy Muller
51 Burnett Ave S ste: #410
Renton, WA 98055
(party of record)
David Nestvold
6608 117th Avenue SE
Bellevue, WA 98006
(party of record)
D. Sabey
21410 132nd SE
Kent, WA 98042
(party of record)
Updated: OS/22/07
Keith Menges
1615 NE 28th Street
Renton, WA 98056
(party of record)
John & Greta Moulijn
3726 Lake Washington Blvd N
Renton, WA 98056
(party of record)
Muckleshoot Indian Tribe
Fisheries Department
39015 172nd Ave SE
Auburn, WA 98092
(party of record)
Misty Kodish
5021 Ripley Lane N ste: #106
Renton, WA 98056
(party of record)
Renton,
(part f record)
Don Robertson
1900 NE 48th Street ste: #R101
Renton, WA 98056
(party of record)
98040
Jerry Kierig
Pan Abode Cedar Homes
4350 Lake Washington Blvd N
Renton, WA 98056
(party of record)
Barbara Questad
King County Wastewater!
Treatment Division
King Street Center
201 South Jackson Street ste:
#500
Seattle, WA 98104
(party of record)
Linda Knowle
Kennydale Realty
1302 N 30th Street
Renton, WA 98056
(party of record)
Mary Maier,
May Creek Steward
King County DNRP
201 S, Jackson Street ste: #600
Seattle, WA 98104
(party of record)
Michael E. Nicholson
City of Newcastle
Community Development Director
13020 SE 72nd Place
Newcastle, WA 98059-3030
(party of record)
Neil Thomson
PO Box 76
Mercer Island, WA 98040
(party of record)
ste: #F202
(Page 3 of 6)
Ramin Pazooki
WSDOT
15700 Dayton Ave N
PO Box 330310
Seattle, WA 98133
(party of record)
Virginia Piazza
1119 N 35th Street
Renton, WA 98056
(party of record)
Gary C. & Yvonne Pipkin
1120 N 38th Street
Renton, WA 98056
(party of record)
Chris Sidebotham
3907 Park Ave N
Renton, WA 98056
(pa rty of record)
Kevin Sloan
Pan Abode Homes
PARTIES OF RECORD
BARBEE MILL RESIDENTIAL
LUA06-171, SA-A
Rich Schipanski
Blumen Consulting Group
600 108th NE ste: #1002
Bellevue, WA 98004
(party of record)
Josef Schwabl
3921 Meadow Ave N
Renton, WA 98056
(party of record)
Robert West
3904 Park Ave N
Renton, WA 98056
(party of record)
Doug Williams
ste: Apt #1
Fritz Timm, PE
City of Newcastle
13020 SE 72nd Place
Newcastle, WA 98059
(party of record)
Beverly Wagner
4100 Lake Washington Blvd N
ste: #D104
Renton, WA 98056
(party of record)
Rich Wagner
2411 Ga rden Cou rt N
Renton, WA 98056
(party of record)
Emmett Pritchard
Raedeke Associates
5711 NE 63rd Street
Seattle, WA 98115
(party of record)
Hamid & Tasleem Qaasim
3830 Lake Washington Blvd N
Renton, WA 98056
(pa rty of reco rd)
Dewey Rancourt
4350 Lake Washington Blvd N
Renton, WA 98056
201 South Jackson Street
MS KSC-NR 0503
Seattle, WA 98104-3855
(party of record)
3724 Lake Washington Blvd N
Renton, WA 98056
(party of record)
(party of record)
Jeff Smith
1004 North 36th Street
Renton, WA 98056
(party of record)
Charles Wolfe
1111 3rd Ave ste: 3400
Seattle, WA 98101
(party of record)
Updated: OS/22/07
John Wilson
1403 3rd Ave ste: #300
Seattle, WA 98105
(party of record)
Linda Reutimann
11 06 N 38th Street
Renton, WA 98056
(pa rty of record)
Dustin Ray
8936 132nd Place SE
Newcastle, WA 98057
(party of record)
Bud Worley
4100 Lake Washington Blvd N
ste: #B202
Renton, WA 98056
(party of record)
(Page 4 of 6)
Wendy & Lois Wywrot
PARTIES OF RECORD
BARBEE MILL RESIDENTIAL
LUA06-171, SA-A
Bill Yeckel
4100 Lake Washington Blvd N
ste: #A104
Mike Cowles
BNSF Railroad
Engineering
2108 Camas Ave NE
Renton, WA 98056
(party of record) Renton, WA 98056
(party of record)
Cyrus M. McNeely
3810 Park Ave N
Renton, WA 98056
(party of record)
Jim Johnson
3921 115th Ave SE
Snohomish, WA 98290
(party of record)
Larry & (ira Reymann
1313 N 38th Street
Renton, WA 98056
(party of record)
Steven Wood
Century Pacific, LP
2140 Century Square
1501 Fourth Ave ste: #2140
Seattle, WA 98101
(party of record)
Tom Hunt
1125 N 40th Street
Renton, WA 98056
tel: (206) 281-7948
(party of record)
Updated: OS/22/07
2454 Occidental Ave S
Seattle, WA 98135
(party of record)
Gary Young
3115 Mountain View Ave N
Renton, WA 98056
(party of record)
blood
Mark Zilmer
3837 Lake Washington Blvd N
Renton, WA 98056
(party of record)
Eileen Halverson
16226 Crystal Drive E
Enumclaw, WA 98022
(party of record)
Dan
2719
Renton,
(party
wis
Avenue N
98056-1469
rd)
Scott Thomson
PO Box 76
Mercer Island, WA 98040
eml: tommyroger@aol.com
(party of record)
Monica Durkin
WA Dept. of Natural Resources
Aquatics Division
950 Farman Ave N
Enumclaw, WA 98022
(party of record)
Ahmer Nizam
Washington Utilities &
Transportation Commission
1300 South Evergreen Park Drive
SW
Olympia, WA 98504
(party of record)
Alex Cugini
PO Box 359
Renton, WA 98057
(pa rty of reco rd)
Thelma Sutherland
1205 N 29th Street
Renton, WA 98056
(party of record)
Mike Creegan
1236 S Director Street
Seattle, WA 98108
(party of record)
(Page 5 of 6)
Tony Boydston
PARTIES OF RECORD
BARBEE MILL RESIDENTIAL
LUA06-l7l,SA-A
Gary Upper
3713 Lake Washington Blvd N
Renton, WA 98056
Connor Homes Company
846 108th Avenue NE
Bellevue, WA 98004
(owner / applicant)
(party of record)
Updated: OS/22/07 (Page 6 of 6)
May 22, 2007
Gary Upper
Conner Homes Company
846 108'h A venue NE
Bellevue, W A 98004
SUBJECT: Barbee Mill Residential
LUA06-171, SA-A
Dcar Mr. Upper:
CITY F RENTON
Planning/Building/Public Works Department
Gregg Zimmerman P.E., Administrator
This letter is to inform you that the appeal period ended April 2, 2007 for the Administrative Site
Plan approval for the above referenced project. No appeals were filed, therefore, this decision is
final and application for the appropriately required permits may proceed.
The conditions of approval outlined in the City of Renton Report and Decision dated March 19,
2007 must be adhered to during construction and prior to final inspection.
If you have any questions regarding the report and decision issued for this Administrative Site
Plan approval, please call me at (425) 430-7382.
Sincerely,
Elizabeth Higgins, AICP
Senior Planner
cc: Yellow file
Parties of Record
-------------I-O-55-S-o-u-th-G-rn-d-y-W--ay---R-e-nt-o-n,-w-a-s-hi-n-gW-n--9-80-5-7-------------·~
* This paper contains 50% recycled material, 30% postconsumer
AHEAD OF THE CURVE
CITY OF RENTON
CURRENT PLANNING DIVISION
AFFIDAVIT OF SERVICE BY MAILING
On the 20thday of March, 2007, I deposited in the mails of the United States, a sealed envelope
containing Administrative Site Plan Review / Report & Decision documents. This information was
sent to:
Name Reoresenting
Gary Upper / Conner Homes Owner/Applicant
Parties of Record See Attached list
(Signature of Sender),:...: _____________________ _
STATE OF WASHINGTON )
) SS
COUNTY OF KING )
I certify that I know or have satisfactory evidence that Holly Graber
signed this instrument and acknowledged it to be his/her/their free and voluntary act fo.(~maqitnd
purposes mentioned in the instrument. ~~\.-~",~II,
.:t' . K .,...\./~ q" ~1.
"'vy-.. ~ ;"$-"01 A", )_~ A Dated: 3-eJ\-oJ
. Barbee Mill Level I Site Plan Review
LUA06-171, SA-A
PARTIES OF RECORD
BARBEE MILL RESIDENTIAL
LUA06-171, SA-A
Robert Cugini
Barbee Mill Company
Box 359
Renton, WA 98057
(owner)
Nancy Denney
3818 Lk Washington Blvd N
Renton, WA 98055
(party of record)
Greg Fawcett
PO Box 402
Fall City, WA 98024
(party of record)
Attn: Stewart Reinbold
Department of Ecology
Department of Fish & Wildlife
3190 160th Avenue SE
Bellevue, WA 98008
(party of r Kf'+-v,~ Clark Van Bogart . '\
3711 Lk Washington Blvd N
Renton, WA 98056
arty of record)
Gloria Brown
1328 N 40th Street
Renton, WA 98056
(pa y of record)~ /
l,
·'(nu;/--
Kim Browne •
HH'l3 rQ 28t1, PIBEe
Renton, WA 98056
(party of record)
------
Dave Enger, TD&E
ZZ23-112th Avenue NE
#101
Bellevue, WA 98004
(pa rty of record)
Updated: 03/20/07
\ N SSt
ste:
an Dawson f(-e ~~tA
Otak, Inc.
620 Kirkland Way ste: #10 .
Kirkland, WA 98033
ontact)
Greg & Sabra Fawcett, DDS
Family Dental Clinic
PO Box 1029
Fall City, WA 98024
(party of record)
Tom & Linda Baker
1202 N 35th
Renton, WA 98056
(party of record)
Dan Frey
WSDOT
6431 Corson Avenue
Seattle, WA 98018
(party of record)
Charles F. Dobes
8606 118th Avenue SE
Renton, WA 98056
(party of record)
Gregg Dohn
Jones & Stokes
11820 Northrup Way ste: #E300
Bellevue, WA 98005
(party of record)
Bill Dunlap
Triad Associates
11814-115th Avenue NE
Kirkland, WA 98034
(party of record)
Joyce Kendrich Goodman
3715 Lk Washington Blvd N
Renton, WA 98056
(party of record)
George Fawc t
4008 Meadow Ave N
Renton, WA 98056
(party of record)
r I f' ~
Campbell Mathewson
Century Pacific LP
2.140 Century Square
1501 Fourth Avenue ste: #2140
Seattle, WA 98101
(applicant)
Attn: Rich Johnson
Department of Fish & Wildlife
PO Box 1100
LaConner, WA 98257
(party of record)
Wendy Giroux
South County Journal
PO Box 130
Kent, WA 98035
(party of record)
Tom Goeltz
1501 4th Avenue ste: #2600
Seattle, WA 98101
(party of record)
Bruno & Anne Good
605 S 194th Street
Des MOines, WA 98148-2159
(party of record)
G. Goodman
3715 Lk Washington Blvd N
Renton, WA 98056
(party of record)
Bruce Eri kson
3815 Lk Washington Blvd N
Renton, WA 98056
(party of record)
(Page 1 of 6)
Lisa Grueter
Jones & Stokes
11820 Northrup Way
Bellevue, WA 98005
(party of record)
Mark Hancock
PO Box 88811
Seattle, WA 98138
(party of record)
James Hanken
PARTIES OF RECORD
BARBEE MILL RESIDENTIAL
LUA06-171, SA-A
Bob Fawcett
305 Second Avenue NE
Issquah, WA 98027
(party of record)
Leslie Kodish
5021 Ripley Lane N ste: #106
Renton, WA 98056
(party of record)
Marlen Mandt
Edith Hamilton
3714 Lk Washington Blvd N
Renton, WA 98056
(party of record)
Susan Martin
1101 N 38th Street
Renton, WA 98056
(party of record)
Patricia Helina
999 Third Avenue ste: #3210
Seattle, WA 98104
1408 N 26th Street
Renton, WA 98056
(party of record)
4004 Lk Washington Blvd N
Renton, WA 98056
(party of record)
Dennis Law
3625 Lk Washington Blvd N
Renton, WA 98056
(party of record)
Lynn ManoloPoulos
Davis Wright Tremaine
777 108th Avenue NE ste:
#2300
Bellevue, WA 98004-5149
(party of record)
Marcie Maxwell
PO Box 2048
Renton, WA 98056
(party of record)
Kay McCord
2802 Park Avenue N
Renton, WA 98056
(party of record)
Tim McGrath
900 N 34th Street
Renton, WA 98056
(party of record)
Updated: 03/20/07
S. & Nel Hiemstra
3720 Lk Washington Blvd N
Renton, WA 98056
(party of record)
Robert Lange
4017 Park Avenue N
Renton, WA 98056
(party of record)
Matt Hough Ke-\W (\ .
Ortak, Inc.
620 Kirkland Way ste: #100
Kirkland, WA 98033
(party of record)
Ande Jorgensen
2411 Garden Court N
Renton, WA 98056
(party of record)
Mary Kammer
51 Burnett Avenue S
Renton, WA 98056
(party of record)
ste: #307
(party of r d)
Allen Lebowitz
212 Pelly Avenue N
Renton, WA 98055
(party of record)
Marsha Hertel
3836 Lk Washington Blvd N
Renton, WA 98056
(party of record)
AI & Cynthia Leovout
PO Box 1965
Gig Harbor, WA 98335
(party of record)
Torsten Lienau
HDR
500 108th Avenue NE ste:
#1200
Bellevue, WA 98004
(p rd)
Terry McMichael
4005 Park Avenue N
Renton, WA 98056
(party of record) .,j
'Rc~1'( 0£ UI
\
(Page 2 of 6)
PARTIES OF RECORD
BARBEE MILL RESIDENTIAL
LUA06-171, SA-A
Kevin Lindahl
3719 Lake Washington Blvd N
Renton, WA 98056
(party of record)
Therese Luger
4100 Lake Washington Blvd N
ste: #A203
Renton, WA 98056
(party of record)
R Lynch
1420 NW Gilman Blvd ste:
#2268
Issaquah, WA 98027
(party of record)
Dorothy Muller
51 Burnett Ave S ste: #410
Renton, WA 98055
(party of record)
David Nestvold
6608 117th Avenue SE
Bellevue, WA 98006
(party of record)
ara Nicoli ~y{" ~
304 Burnett Ave N ste: #A
Renton, WA 98056
(party of record)
D. Sabey
21410 132nd SE
Kent, WA 98042
(party of record)
Updated: 03/20/07
Keith Menges
1615 NE 28th Street
Renton, WA 98056
(party of record)
John & Greta Moulijn
3726 Lake Washington Blvd N
Renton, WA 98056
(party of record)
Muckleshoot Indian Tribe
Fisheries Department
39015 172nd Ave SE
Auburn, WA 98092
(party of record)
Misty Kodish
5021 Ripley Lane N ste: #106
Renton, WA 98056
(party of record)
Douglas R, Marsh
1328 N 40th Stre t
Renton, WA 98056
(party of record)
Don Robertson
1900 NE 48th Street ste: #R101
Renton, WA 98056
(party of record) 'i.
,_, I.Ct(,:t~·
on oU-cY"'"
98040
Jerry Kierig
Pan Abode Cedar Homes
4350 Lake Washington Blvd N
Renton, WA 98056
(pa rty of reco rd)
Barbara Questad
King County Wastewater /
Treatment Division
King Street Center
201 South Jackson Street ste:
#500
Seattle, WA 98104
(party of record)
Linda Knowle
Kennydale Realty
1302 N 30th Street
Renton, WA 98056
(party of record)
Mary Maier,
May Creek Steward
King County DNRP
201 S, Jackson Street ste: #600
Seattle, WA 98104
(party of record)
Michael E, Nicholson
City of Newcastle
Community Development Director
13020 SE 72nd Place
Newcastle, WA 98059-3030
(party of record)
Neil Thomson
PO Box 76
Mercer Island, WA 98040
(party of record)
Amy Norris
1900 NE 48th Street ste: '#
Renton, WA 98056
(party of record) ,-1
f(f'h,,/ (l.f~~ __ /
2
(Page 3 of 6)
PARTIES OF RECORD
BARBEE MILL RESIDENTIAL
LUA06-171, SA-A
Ramin Pazooki
WSDOT
15700 Dayton Ave N
PO Box 330310
Seattle, WA 98133
(party of record)
Virginia Piazza
1119 N 35th Street
Renton, WA 98056
(party of record)
Gary C. & Yvonne Pipkin
1120 N 38th Street
Renton, WA 98056
(pa rty of recor
\ -,', :r'--......",-; ' ..
Herbert & Diana Postlewait
3805 Park Ave N
Renton, WA 98056)
party of record)
Chris Sidebotham
3907 Park Ave N
Renton, WA 98056
(party of record)
Kevin Sloan
Pan Abode Homes
4350 Lake Washington Blvd N
Renton, WA 98056
(party of record)
Jeff Smith
1004 North 36th Street
Renton, WA 98056
(party of record)
Charles Wolfe
1111 3rd Ave ste: 3400
Seattle, WA 98101
(party of record)
Updated: 03(20(07
Rich Schipanski
Blumen Consulting Group
600 108th NE ste: #1002
Bellevue, WA 98004
(party of record)
Josef Schwabl
3921 Meadow Ave N
Renton, WA 98056
(party of record)
e'nnifer Scott Re:tLLrn ec
5021 Ripley Lane N ste: APj#
Renton, WA 98056
(party of record) _
~::;;?~-.-
Richar Weinman
270 Third Avenue
Kirkland, WA 98033 {
(party of record) y(1R.L
Robert West
3904 Park Ave N
Renton, WA 98056
(party of record)
Doug Williams
201 South Jackson Street
MS KSC-NR 0503
Seattle, WA 98104-3855
(party of record)
John Wilson
1403 3rd Ave ste: #300
Seattle, WA 98105
(party of record)
Linda Reutimann
1106 N 38th Street
Renton, WA 98056
(party of record)
Fritz Timm, PE
City of Newcastle
13020 SE 72nd Place
Newcastle, WA 98059
(party of record)
Beverly Wagner
4100 Lake Washington Blvd N
ste: #Dl04
Renton, WA 98056
(party of record)
Rich Wagner
2411 Garden Court N
Renton, WA 98056
(party of record)
Emmett Pritchard
Raedeke Associates
5711 N E 63rd Street
Seattle, WA 98115
(party of record)
Hamid & Tasleem Qaasim
3830 Lake Washington Blvd N
Renton, WA 98056
(party of record)
Dewey Rancourt
3724 Lake Washington Blvd N
Renton, WA 98056
(party of record)
Dustin Ray
8936 132nd Place SE
Newcastle, WA 98057
(party of record)
Bud Worley
4100 Lake Washington Blvd N
ste: #B202
Renton, WA 98056
(party of record)
(Page 4 of 6)
Wendy & Lois Wywrot
PARTIES OF RECORD
BARBEE MILL RESIDENTIAL
LUA06-171, SA-A
Bill Yeckel
4100 Lake Washington Blvd N
ste: #A104
Mike Cowles
BNSF Railroad
Engineering
2108 Camas Ave NE
Renton, WA 98056
(party of record) Renton, WA 98056
(party of record)
Cyrus M. McNeely
3810 Park Ave N
Renton, WA 98056
(party of record)
Jim Johnson
3921 115th Ave SE
Snohomish, WA 98290
(party of record)
Larry & Cira Reymann
1313 N 38th Street
Renton, WA 98056
(party of record)
Steven Wood
Century Pacific, LP
2140 Century Square
1501 Fourth Ave ste: #2140
Seattle, WA 98101
(party of record)
Tom Hunt
1125 N 40th Street
Renton, WA 98056
tel: (206) 281-7948
(party of record)
Updated: 03/20/07
2454 Occidental Ave S
Seattle, WA 98135
(party of record)
Gary Young
3115 Mountain View Ave N
Renton, WA 98056
(party of record)
ynthia Youngblood
4100 Lake Washington vd N
ste: #A103
Renton, WA 98056
(party of record)
~I(
Mark Zilmer
3837 Lake Washington Blvd N
Renton, WA 98056
(party of record)
Eileen Halverson
16226 Crystal Drive E
Enumclaw, WA 98022
(party of record)
an & Laurie Brewis~
2719 Williams Avenue N
Renton, WA 98056-1469
(party of record) A, /
. {?{;t\
Scott Thomson
PO Box 76
Mercer Island, WA 98040
eml: tommyroger@aol.com
(party of record)
Monica Durkin
WA Dept. of Natural Resources
Aquatics Division
950 Farman Ave N
Enumclaw, WA 98022
(party of record)
Ahmer Nizam
Washington Utilities &
Transportation Commission
1300 South Evergreen Park Drive
SW
Olympia, WA 98504
(party of record)
Kaui Ewaliko
2125 NE 24th treet
Renton, WA 98056
(party of record)
Alex Cugini
PO Box 359
Renton, WA 98057
(party of record)
Thelma Sutherland
1205 N 29th Street
Renton, WA 98056
(party of record)
Mike Creegan
1236 S Director Street
Seattle, WA 98108
(party of record)
(Page 5 of 6)
Tony Boydston
PARTIES OF RECORD
BARBEE MILL RESIDENTIAL
LUA06-l7l, SA-A
Gary Upper
3713 Lake Washington Blvd N
Renton, WA 98056
Connor Homes Company
846 108th Avenue NE
Bellevue, WA 98004
(owner / applicant)
(party of record)
Updated; 03/20/07 (Page 6 of 6)
DATE:
APPLICATION NO.:
OWNER:
APPLICANT:
ADMINISTRATIVE SITE PLAN REVIEW
CITY OF RENTON
REPORT AND DECISION
March 19, 2007
LUA06-171, SA-A
Conner Homes Company; 846 -108'h Avenue NE; Bellevue WA
98004
(same as above)
CONTACT PERSON: Gary Upper; Conner Homes Company; (same as above)
PROJECT NAME: Barbee Mill Level I Site Plan Review
LOCATION: 4101 Lake Washington Boulevard North
SUMMARY OF REQUEST: The applicant has requested an Administrative Site Plan Approval-
Level I (SA-A) for development (structures and landscaping) of the
Barbee Mill site. A Final Environmental Impact Statement was issued
(May 3, 2004), a Level II Site Plan and Preliminary Plat approved
(March 21, 2005), a Shoreline Substantial Development Permit
(SSDP) issued (April 1, 2005), Demolition and Grading Permits
issued (September 20, 2006), and a Revised Shoreline Substantial
Development Permit issued (December 4, 2006) for the project.
The project is vested by virtue of a complete application date to
regulations allowing Level II (completed) and Levell Site Plan
Reviews. The Level II Site Plan was approved by the Hearing
Examiner, the Levell Site Plan Review is an administrative finding.
The Barbee Mill project consists of redevelopment of the former
Barbee Mill wood processing facility located on the shore of Lake
Washington south of the J.H. Baxter and Quendall Terminal
properties and the 1-405/ NE 44th Street interchange (Exit 7).
The project site is approximately 22.9 acres, located between Lake
Washington and Lake Washington Boulevard North in Northeast
Renton. The Preliminary Plat resulted in subdivision of the property
into 115 lots suitable for development into attached townhouses. An
existing private boathouse is to remain on one lot.
The project must be consistent with the Environmental Impact
Statement, the Preliminary Plat, the Shoreline Substantial
Development Permits, and the Site Plan Review Criteria in place at
the time the project was vested. The purpose of the current Level I
Site Plan Review is to ensure that the proposed buildings would
meet the development standards of the zone
(Commercial/Office/Residential 2), the mitigation measures of the
Environmental Impact Statement, the approved Level II Site Plan
Review, and the conditions of the Plat, SSDP, and Revised SSDP.
ADMINISTRATIVE SIT! AN REVIEW Barbee I
Report and Decision of March19, 2007
Page 2 of 14
evel I Site Plan Review
LUA06-171, SA-A
A. EXHIBITS
Exhibit 1:
Exhibit 2:
Exhibit 3:
Exhibit 4:
Exhibit 5:
Exhibit 6:
Exhibit 7:
Exhibit 8:
Exhibit 9:
Exhibit 10:
Exhibit 11:
Exhibit 12:
Exhibit 13:
Yellow file containing the application, proof of posting and publication,
and other documentation pertinent to this request.
Vicinity Map
Site Plan (dated December 12, 2006)
Landscape Master Site Plan (Sheet L-1)
Central Open Space Plan (Sheet L-2)
Clubhouse (plan and elevations)
May Creek Open Space (Sheet L-3)
Lake Washington Shoreline Buffer (Sheet L-4)
Northedge Homes (plan view, typical units)
LakeshoreiWaterfront Homes (plan view, typical units)
Pond I Creek Homes (elevations, typical units)
Town Homes E1 (elevations, typical units)
Town Homes E2 (elevations, typical units)
B. PROJECT DESCRIPTION
Site and Site Plan Review
The 22.9 acre project site is located on Lake Washington in Northeast Renton (Exhibit 2). A
Preliminary Plat resulted in the 115-lot "Barbee Mill" subdivision.
The current land use application requests Level I Site Plan Review for the project. Previous land
use actions for this project have resulted in review of the potential impacts on the environment by
the proposed development (EIS); residential density, configuration of lots, pedestrian and
vehicular Circulation, surface water control system, and utility service (Preliminary Plat); impacts
of the proposed project on the surrounding area, on the property, on property values etc. (Level II
Site Plan Review); and impacts of development within 200 feet of the shoreline of Lake
Washington and May Creek (Shoreline Substantial Development Permit and Revised Permit).
These reviews allowed site construction to commence. The Level I Site Plan Review consists of
analysis of the individual structures and landscaping proposed for the project. Approval of the
Levell Site Plan would allow building permits to be issued.
There would be 114 townhouses and one lot (#115) that has an existing private boathouse and
caretaker's cabin, both of which would remain. About three-quarters of the units would front on
Lake Washington, May Creek, or a landscaped pond (Exhibit 3). The subdivision also resulted in
tracts for open space, water quality control, utilities, private streets, and access (Exhibit 4).
Lot 115 would be accessed by Wells Avenue N at that street's Barbee Mill southern terminus.
Landscaping, Open Space, and Recreation Areas
A 9,687 sf (0.22 acre) beachfront tract community center would have a Clubhouse and
landscaped outdoor area for community use (Exhibit 5). The Clubhouse would be a 2-story
structure reflecting the architecture of the surrounding Lakefront and Pond/Creek townhouses
(Exhibit 6). A double-hearth at the front of the building would allow both interior and exterior use
of the 2-story fireplace. The park-like garden would have paved patio, outdoor eating areas,
benches, flagpoles, and landscaping. Eight surface parking stalls for community center parking
would be located across Williams Avenue N on the pond tract.
ADMINISTRATIVE SIT .AN REVIEW
Report and Decision of March19, 2007
Page 3 of 14
Barbee r .evel I Site Plan Review
LUA06-171, SA-A
The pond would be a significant feature of the development and, in addition to providing water
quality treatment for stormwater, it has been designated the Central Open Space, providing an
amenity to units not located along the shore of the Lake or the Creek. A pedestrian trail located
on the north edge of the pond would connect the public beach access to the west with "Fountain
Court," a paved and landscaped outdoor park at the east end of the pond.
The Central Open Space would be landscaped with a combination of deciduous and broadleaf or
coniferous evergreen trees, woody and herbaceous shrubs, groundcover, ornamental grasses
and, at the edge of the pond, plants that would provide water quality treatment. Trees, such as
Scarlet Sentinel maple, and shrubs like winter hazel and snowberry, would provide seasonal
color. Mown lawn would be located throughout the Central Open Space to provide passive
recreation areas.
May Creek enters the property on the east side from a culvert under Lake Washington Boulevard
and the BNSF Railroad right-of-way. The May Creek Open Space would extend from that point
to where it enters Lake Washington to the south (Exhibit 7). The Creek and its designated buffer
comprise the May Creek Open Space. Riparian vegetation within the buffer will be retained
where possible. Landscaping to enhance existing plants and improve wildlife habitat would
consist of native plants suitable for wet situations including vine maple and Pacific dogwood
trees, red-and yellow-twig dogwood shrubs, and beach strawberry groundcover.
A public trail would be constructed on the north side of May Creek between N 42 nd Place and a
parking area abutting Williams Ave N, approximately 150 feet north of the N 40'h PI bridge over
May Creek. The off-sidewalk trail begins again south of the bridge and continues on the south
side of May Creek to an observation point, the "Lake Overlook" at the mouth of the Creek.
Currently, there is no vegetation along the Lake Washington shoreline that would merit retention
or enhancement. The required shoreline building setback of 50 feet is divided into two zones
(Exhibit 8). A 35 foot band of native vegetation suitable for lakeshore habitat would be located
upland of the Ordinary High Water Mark. Trees in this zone would include serviceberry, Oregon
ash, Sitka willow, and shore pine. Shrubs and groundcover, such as Oregon grape and flowering
currant, would stabilize the bank and provide forage for wildlife. The only "hardscape" feature in
the 35 foot native plant zone would be walkways connecting the upland to the beach, thereby
protecting vegetation.
Abutting this zone would be a 15 foot wide area with "residential" landscaping. Native plants may
be located in the residential zone, but this area could also include ornamental plants, paving and
decks, low walls, and water features (see 'Lakefront Homes,' below for further description).
Street trees, such as sourwood, maple, beech, and ash would be planted on both sides of roads
throughout the development. Due to limited space between building fagades and the edge of
sidewalk, street trees would not be located in a typically regular pattern with uniform spacing.
Townhouses
The proposed housing type throughout the project would be 2-unit attached dwellings, referred to
by the developer as "paired homes." These structures are attached along a "living" wall. Attached
housing types have common walls along rooms within the units (living walls), as opposed to
"semi-attached" units, which share a garage wall or have common walls at other "non living"
spaces.
Typical building setbacks would be 10 feet at the front, rear, and corner unit side yard. Interior
side yard setback would be 5 feet from property lines, creating 10 foot minimum spacing between
structures. Unit sizes range from 2,600 sf to 4,000 sf and floor plans vary throughout the project
to provide a wide choice of options for homebuyers. For the purposes of this report, it can be
assumed that all units would have rooms intended for use as kitchen, living and dining rooms,
and bathrooms. All units would have a "master suite" as one bedroom. Additional space may be
deSignated as bedroom or optional use rooms, i.e. bedroom I bonus room, media room, or den.
ADMINISTRATIVE SITL AN REVIEW
Report and Decision of March19, 2007
Page 4 of 14
Barbee N evell Site Plan Review
LUA06-171, SA-A
The project description herein will distinguish the units by number of bedrooms (master suite plus
rooms named as bedrooms or optional use rooms that include closets).
The townhouses would be designed specifically to relate to different areas of the site. Units on
Lots 1 through 22 would be located along the north property line ("Northedge Homes"), units on
Lots 23 through 48 would be located along the shoreline of Lake Washington ("Lakefront
Homes"), units on Lots 49 through 52 and 99 through 114 would be located along the lower
portion of May Creek ("Townhomes"), and units 53 through 98 would be located along the upper
portion of May Creek or adjacent to the pond ("Pond I Creek Homes").
Northedge Homes
The 22 Northedge Homes abut the
north property line, between the Barbee
Mill and Quendall Terminals properties.
The Northedge area consists of 11
structures of 2 dwelling units each. Lot
1 is accessed directly from N 42"'
Place. Lots 2-22 have garages
situated at the rear of the lots and are
accessed from N 42"' Place by shared
driveways located between unattached
units (Exhibit 9).
Paved outdoor spaces are located at the front (entry courtyard) and back (garden courtyard) of
each unit between the driveway and living unit. Substantial landscaping would be required in the
rear yards to buffer the adjacent property, which is yet to be redeveloped and until that time, will
be unsightly.
The Northedge units are 33 feet 6 inches and 3 stories in height. The third level has an
abbreviated floor plan. Approximately half the units have a master bedroom suite on the third
floor and the other units have a bonus room (optional media room) on the third floor. All units
have a total of 3 bedrooms each, a deck on the second level, and a 2-car garage.
The exterior of the Northedge Homes would be a combination of horizontal siding, vertical panel
siding, and shakes. The first level, front elevation would be primarily faced with fieldstone.
Foundations are finished concrete. The windows at all elevations would have mullioned panes.
Roof form would be a combination of hipped and gable, with a shallow pitch.
Lakefront Homes
The 26 lots of the Lakefront Homes are located
along the shore of Lake Washington on the
west side of the Barbee Mill site.
A quarter-acre open space is located on the
waterfront, dividing the homes into two groups.
Four structures with 8 attached dwelling units
would be located north of the open space tract
and 9 structures with18 attached units would
be located south of it.
All units and the tract would be accessed from
Williams Avenue N. Units would have either 2-
or 3-car garages located at the front of the
units (Exhibit 10).
ADMINISTRATIVE SITI AN REVIEW
Report and Decision of March19, 2007
Page 5 of 14
Barbee 1\1 evel I Site Plan Review
LUA06-171, SA-A
The 3-car garages would have space
for the third car in a tandem
configuration so the width would be the
same as the 2-car garages.
Garages would be accessed either
from the front or side. Those attached
units with both a front and side entry
garage would look more like a single-
family structure than those structures
with both units having front-entry
garages.
Front entry garages would have individual driveways, but garages accessed from the side would
have shared driveways and a common parking plaza. Entry courtyards would vary in size,
depending the location of the unit along the shoreline. Lots are generally less regular in
configuration than elsewhere within the Barbee Mill project due to the undulating edge of the lake
shore. This situation creates more variation in floor plan and site layout than with other housing
groups.
For the same reason, outdoor spaces at the rear of each lot also vary in size and configuration.
In addition to being accessible from interior space, terraces and back yards are accessed from a
shared walkway between units. Landscape screening and elevated planters between units
provide privacy for rear yard spaces.
A 50 foot strip of open space between the Ordinary High Water Mark of Lake Washington and the
Lakefront Homes is a requirement of previous land use actions. Also required is the division of
this buffer into 2 zones, a 15 foot "residential landscape zone" and a 35 foot "native plant zone."
The residential landscape zone may include lawn and ornamental (non-native) plantings;
hardscape elements such as paving and decks; seat walls, stairways, and mow strips; water
features and spas; fire pits; and outdoor furniture and kitchens.
The native plant zone would have access to the beach shared by each adjoined unit. The access
would be by concrete and wood stairs and walkways, but the area would otherwise be limited to a
landscape of plants suitable for the lakeshore environment.
Again, due to the proximity of the shoreline, the Lakefront Homes include 3 different types of units
(6 floor plans). Common features are 3 floors, entry foyer, and second story deck. Two of the 6
floor plans have partial third floors limited to a single room. Units have 2-, 3-, or 4-bedrooms
each. One plan includes an office located at the front of the unit in a separate building, connected
to the unit by trellises.
The architectural style of the Lakefront Homes, consistent with the theme throughout the Barbee
Mill project, is "Contemporary West Coast Style." The highly articulated and well-modulated
structures, combined with fine detailing such as porticos, extended eaves, and exterior exposed
beams, effectively reduces the scale of the paired houses.
Building exterior finishes would be Western Red Cedar shingle siding, vertical board and batten,
and cultured stone. Second level decks would have glass railings. Fa<;:ades facing the Lake
would primarily consist of windows, including clerestory windows at the third level.
Building heights would be 36 feet.
Roof form would be a combination of flat and shed with wide overhangs extending from the shed
roof for weather protection on the lakeshore side. Shed roofing material would be metal.
ADMINISTRATIVE SITl AN REVIEW
Report and Decis ion of March19 , 2007
Page 6 of 14
Pond I Creek Homes
The Pon d I Creek Homes would be located around the
pond (10 lots on the north side and 12 lo ts on the
south) and on the west side of May Creek (18 lots ). An
additional 6 lots would front on NE 42" Place between
the Creek and the pond . The Pond I Creek Homes
would consist of 23 structures and 46 units .
In addition to NE 42 " Place , access to the lots would
be from NE 41 " Place and a shared driveway
easement (Lots 69 and 70).
All units would have 2-car garages accessed directly
from the street at the front of the unit.
Barbee N _evel I Site Plan Review
LUA06-171 , SA-A
Most units would have views from the rear to May Creek, the pond , and in some cases , Lake
Washington. There would be patios off the first floor at the back of each un it and decks on both
the second and third floors , also at the back of the building (Exh ib it 11).
Structures would be 35 feet in height and have 3 fully developed floors , with all bedrooms located
on the third level. All units would have 3 bedrooms each.
Exterior material would be wood and stone . Roof lines would be a combination of flat and shed
with both extended beyond the bu ilding fa~ades .
The Town Homes
The "Town Home" housing type
consists of structures with 4 attached
townhouses.
Although the buildings have an overall
larger size and greater dimensions , the
high degree of articu lation and
modulation reduces the apparent bulk
of the structures .
Structures would be 38 feet 6 in ches in he ight. Exterior materials would be wood and , on the first
2 levels , cul tured stone. Windows would be detailed with multiple panes of glass . Roofs on units
lo cated south of May Creek would have steeply-pitched gables (Exhibit 12). Roofs on units north
of May Creek would be slanted and flat (Exhibit 13).
Town Home units would be located on each side of the south section of May Creek, 1 on the
north , accessed from Williams Avenue North , and 4 on the south side, accessed from Wells
Avenue North.
By combining up to 4 units per structure , the impact of development along the Creek is reduced .
The area per unit , with the associated impervious cover, is less than those parts of the
development with 2-unit structures .
ADMINISTRATIVE SITE: AN REVIEW
Report and De cision of March19 , 2007
Page 7 of 14
SITE PLAN REVIEW
Barbee M
Barbee Mill Site Plan
Consistency with Site Plan Review Criteria
eve I I Site Plan Review
LUA06-171 , SA -A
Th is project is vested to RMC Sections 4-9-200E and F, which list the criteria that the Reviewing
Official is asked to consider, along with all other relevant information , in making a decision on this
Level I Site Plan Approval application. Some of these may have been satisfied during the Barbee
Mill Leve l II Site Plan Review (LUA02-040 , EIS , PP , SA-H , SM) approved February 22 , 2005 .
When staff considers that this is the case, the appropriate section of the Le vel l! Site Plan
Approval (Attachment 'A ') is cited . In addition, RMC 4-9-200E .1.k inc ludes , "Special Review
Criteria for COR Zones Only ." These , too , may have been considered during the Levell! Site
Plan Rev iew. If so , they are noted in the same manner as other crite ria.
1. The Levell Site Plan Review criteria includes the following :
a . Conformance with the Comprehensive Plan , its elements and policies .
The Levell Site Pl an for the Barbee Mill townhouses is consistent with the Level /I
Site Plan , which was previously found to conform with the objectives and policies of
the Comprehensive Plan , as amended by Ord. 449B. (Reference LUA02-040, EI S,
PP, SA-H, SM, Attachment 'A ' p. 12, no . B)
b. Conformance with existing land use regulations .
The proposed structures , setbacks , and siting within the plat would conform to the
development s tandards of the Commercial/Office/Residential Zone .
The Levell Site Plan for the Barbee Mill townhouses is consistent with the Level /I
Site Plan , which was previously found to con form with ex isting land use regulations ,
Renton Municipal Code Section 4 . (Reference LUA02-040, EIS, PP, SA-H, SM,
Attachment 'A ' p . 13, no. 9)
c . Mitigation of impact to surrounding properties and uses .
The proposed stru c tures would comply with the mitigation measures of the
Environmental Impa c t Statement, which requires building bulk to be reduced through
ADMINISTRATIVE SIT AN REVIEW
Report and Decision of March19, 2007
Page 8 of 14
Barbee r. .evell Site Plan Review
LUA06·171, SA·A
design elements, such as detail articulation, varying roof lines, and far;ade
modulation.
Most views of the Barbee Mill project would be from a considerable distance, ie from
Mercer Island across Lake Washington or from Kennydale and Newcastle down onto
the project site. Near views would be from the Quendall Terminals on the north and
from homes along Lake Washington to the south.
The Northedge Homes have rear elevations abutting the Quendall Terminals
property, which has not been redeveloped yet At the time Quendall is developed it
would face 3 story structures with a variety of horizontal and vertical wood siding and
stucco. The Northedge roof lines would be a combination of shallow-pitch hipped
and gables.
Views north from homes along Lake Washington would see the front of the Lakefront
homes. The front far;ades of these structures are highly detailed with porticos,
extended eaves, and exterior exposed beams. Building materials would be Western
Red Cedar shingle siding and cultured stone.
These measures would reduce the impact of the development on surrounding
properties and uses.
The Levell Site Plan for the Barbee Mill townhouses is consistent with the Level II
Site Plan, which was previously found to provide adequate mitigation of impacts to
surrounding properties and uses. (Reference LUA02·040, EIS, PP, SA-H, SM,
Attachment A' p. 13, no. 10)
d. Mitigation of impacts of the proposed site plan to the site.
The design of structures, parking, landscaping, and open space is intended to reduce
the impact of the development on the natural amenities of the site. Restoration of the
lake shoreline and the creek corridor would be part of site development
Rear yards of the Lakefront townhouses would be a combination of residential
landscaping and native vegetation. This would create a "corridor" along the lake
edge that would provide protection for wildlife habitat that is expected to remain in the
area.
Townhouses that line May Creek would be 4-unit structures. This configuration
makes the buildings more compact and would have less impact on the Creek corridor
than other structure types.
The Levell Site Plan for the Barbee Mill townhouses is consistent with the Level II
Site Plan, which was previously found to provide adequate mitigation of impacts of
the proposed site plan to the site (Reference LUA02-040, EIS, PP, SA-H, SM,
Attachment 'A' p. 13, no. 11)
e. Conservation of area-wide property values.
Approval of the Levell Site Plan for the Barbee Mill townhouses would result in
construction of 114 luxury townhouses, priced between $1 million and $3 million. It is
anticipated that a development of this quality would increase area-wide property
values.
ADMINISTRATIVE SIT AN REVIEW
Report and Decision of March19, 2007
Page 9 of 14
Barbee I .evel I Site Plan Review
LUA06-171, SA-A
The Levell Site Plan for the Barbee Mill townhouses is consistent with the Level II
Site Plan, which was previously found to conserve area-wide property values.
(Reference LUA02-040, EIS, PP, SA-H, SM, Attachment 'A' p. 13, no. 12)
f. Safety and efficiency of vehicle and pedestrian circulation.
Barbee Mill would be accessed by two existing, at-grade crossings of the Burlington
Northern Santa Fe Railroad Right-of-Way. These two entrances points would be
changed from private to public crossings and equipped with full crossing safety
features to meet standards of public crossings. This would increase safety and
efficiency of vehicle and pedestrian circulation.
The Levell Site Plan for the Barbee Mill townhouses is consistent with the Level II
Site Plan, which was previously found to provide safety and efficiency of vehicle and
pedestrian circulation systems. (Reference LUA02-040, EIS, PP, SA-H, SM,
Attachment 'A' p. 13, no. 13)
g. Provision of adequate light and air.
Consideration has been given to placement of buildings and landscaping to enhance
year-round conditions of sun and shade and to promote energy conservation.
Most of the structures within the development would have 2 attached units,
configured with the bulk and height of large single-family houses. Therefore, light
and air would be more accessible than would be the case with larger structures.
Adequate light and air would be available throughout the project.
All fagades would have windows. Ground-related outdoor space for each unit would
be provided, as would upper story, functional balconies for most units.
The Levell Site Plan for the Barbee Mill townhouses is consistent with the Level II
Site Plan, which was previously found to provide adequate light and air. (Reference
LUA02-040, EIS, PP, SA-H, SM, Attachment 'A' p. 13, no. 14)
h. Mitigation of noise, odors, and other harmful or unhealthy conditions;
It is not anticipated that the residential use throughout the project would generate
noticeable amounts of noise, odors, or other harmful or unhealthy conditions.
The Level I Site Plan for the Barbee Mill townhouses is consistent with the Level II
Site Plan, which was previously found to provide mitigation of noise, odors, and other
potential harmful or unhealthy conditions. (Reference LUA02-040, EIS, PP, SA-H,
SM, Attachment 'A' p. 13, no. 15)
i. Availability of public services and facilities to accommodate the proposed use.
The Level I Site Plan for the Barbee Mill townhouses is consistent with the Level II
Site Plan, which was previously found to have adequate public services and facilities
available in order to accommodate the proposed uses. (Reference LUA02-040, EIS,
PP, SA-H, SM, Attachment 'A' p. 13, no. 16)
ADMINISTRATIVE SITI .AN REVIEW
Report and Decision of March19, 2007
Page 10 of 14
Barbee'
j. Prevention of neighborhood deterioration and blight.
.evel I Site Plan Review
LUA06-171. SA-A
The clean-up of the formerly contaminated site combined with this construction would
ensure prevention of neighborhood deterioration and blight.
2. Special Review Criteria for COR Zones (RMC 4-9-200E.1.k).
The Levell Site Plan for the Barbee Mill townhouses is consistent with the Level II Site
Plan, which was previously found to meet the Special Review Criteria for COR Zones.
(Reference LUA02-040, EIS, PP, SA-H, SM, Attachment 'A' p. 13, no. 9)
3. Additional Review Criteria for Level I Site Plans:
a. Site Plan Review
i. Access
Barbee Mill would be accessed by two existing, at-grade crossings of the
Burlington Northern Santa Fe Railroad Right-of-Way. These two entrances
points would be changed from private to public crossings and equipped with
full crossing safety features.
A hierarchy of streets and driveways would minimize vehicle/pedestrian
conflicts. This includes paved streets within 42 foot wide public rights-of-way
(Williams Ave N, Wells Ave N, N4dh PI, N 41" St, and N 42"d PI), private
access roads, individual driveways with direct access to streets, paved
private walkways and public sidewalks, and soft-surface foot trails.
The site plan would provide adequate and safe pedestrian and vehicular
access to and from all properties.
ii. Circulation
The planned site design of "superblocks" would reduce vehicle/pedestrian
conflicts within the project and increase safety.
Internal roads would be 42 feet wide (39 feet wide on the south side of May
Creek), with 5-foot wide sidewalks on both sides. A new vehicle bridge (N
4dh PI) would cross May Creek.
Intersections would be logically located and provide clear sight lines to
oncoming traffic and crossing pedestrians.
Pedestrian sidewalks along streets would be raised by curbs. Recreational
trails would not abut streets.
iii. Open Space I Recreation
In addition to sidewalks, public pedestrian paths would be provided north-
south along May Creek and east-west between the Lake shore and a public
park. Public access to the shoreline of Lake Washington would be provided
at the Community Center and Lake Overlook.
The water quality pond would be landscaped and have mown lawn areas for
passive recreation. A public park would be located adjacent to the pond.
All units would have private, ground-related, landscaped outdoor space.
iv. Natural Areas
Preservation of the desirable natural landscape would be a priority and areas
of the site that have been damaged by prolonged industrial use would be
ADMINISTRATIVE SIT AN REVIEW
Report and Decision of March19, 2007
Page 11 of 14
Barbee I .evel I Site Plan Review
LUA06-171, SA-A
preserved as open space, restored, and maintained as viable wildlife habitat
to the greatest extent possible.
v. Structure Siting and Setbacks
Urban density of 6. 8 dwelling units per acre would be mitigated by building
type (attached townhouses) and buifding setbacks. Structures would be
sited on lots with building setbacks of 10 feet at the front, side, and rear
(interior side setbacks would be 5 feet), so that semi-private space would be
avaifable at the front of each unit and private space would be provided in the
rear yard of each unit Each unit would have a landscaped side yard abutting
the side yard of the neighboring unit.
Townhouses would be evenly distributed across the site, with both natural
(May Creek corridor) and created (water quality pond) open space provided
to separate groupings of buildings and reduce the impact of unit density.
vi. Relationship of Lots to Views
Most lots would abut Lake Washington, May Creek, or the pond. Structures
would be orientated on lots to capture avaifable views. Many lots would have
multiple views of pond and Lake, Creek and pond, etc. Lakeshore
townhouses would have views of Seattfe and Mercer Island, as well as the
Lake.
b. Structures Review
i. Building Form
The minimum density allowed in the COR Zone is 5 dwelling units per net
acre. In order to meet this density requirement, yet provide considerable
open space, attached townhouses, "paired houses," would be the unit type
throughout the project. Most structures would be 2-unit townhouses,
although 5 structures, on Lots 49 through 52 and Lots 99 through 114, would
be comprised of 4 attached units each.
ii. Architecture
The architectural style of the structures would be "Contemporary, West
Coast." This style consists of modern forms, but has details that could be
considered more traditional. These details include windows with smaller
panes of glass, exposed beams under extended eaves, porticos, Red
Western cedar shingled siding, and stone foundations.
Highly detaifed architectural elements would mitigate the scale of structures
and reduce the perception of greater bulk of attached townhouses.
Where possible, attached units would have garage entries on different
fagades, thereby giving the impression of a single-unit structure and
increasing the variety of fagades fronting the street.
iii. Structure height
Potential undesirabfe impacts of structures on views from off-site upland
areas would be mitigated by buifding height limit of three stories.
ADMINISTRATIVE SIT .AN REVIEW
Report and Decision of March19, 2007
Page 12 of 14
Barbee I
C. FINDINGS, CONCLUSIONS, AND DECISION
.evell Site Plan Review
LUA06-171, SA-A
Having reviewed the written record in the matter, the City now makes and enters the following:
FINDINGS
1. The Applicant, Conner Homes Company, has requested an Administrative Site Plan Approval
for development of a 114 unit townhouse project and private boathouse.
2. The applicant's file containing the application, the State Environmental Policy Act (SEPA)
documentation, comments from various City departments, the public notices requesting
citizen comment, and other pertinent documents was entered as Exhibit NO.1.
3. Pursuant to the City of Renton's Environmental Ordinance and SEPA (RCW 43.21 C, 1971 as
amended), a Final Environmental Impact Statement and miti9ation document was issued for
the Barbee Mill project on May 3, 2004 (LUA02-040).
4. A Preliminary Plat, LUA02-040, was approved by the Hearing Examiner on March 21, 2005.
5. Pursuant to the Shoreline Management Action of 1971 and Chapter 90.58 RCW, a Shoreline
Substantial Development Permit was issued for the Barbee Mill Project on April 1, 2005, and
a Revised Shoreline Substantial Development Permit was issued on December 4,2006.
6. Demolition and Grading permits were issued September 20, 2006.
7. Compliance with Shoreline Substantial Development Permit Conditions:
a. The applicant shall comply will all SEPA mitigation measures established by the
Environmental Impact Statement (EIS) issued on May 3, 2004 and set forth in the
Mitigation Document, dated January 10, 2005.
b. The applicant shall comply with all conditions of approval required by the Hearing
Examiner as part of the decision for the Preliminary Plat and Level II Site Plan issued
on February 22, 2005.
c. The applicant shall comply with all construction conditions by the State agencies.
d. The issuance of a license under the Shoreline Management Act of 1971 shall not
release the applicant from compliance with federal, state, and other permit
requirements.
e. This permit may be rescinded pursuant to Section 14(7) of the Shoreline
Management Act of 1971 in the event the permitee fails to comply with any condition
herein.
f. A construction permit shall not be issued until twenty-one (21) days after approval by
the Washington State Department of Ecology or until any review proceedings initiated
within this twenty-one (21) day review period have been completed.
8. The Level II Site Plan was approved by the City of Renton Hearing Examiner simultaneously
with the Preliminary Plat in his decision of February 22, 2005.
9. Plans for the proposal have been reviewed by all City departments affected by the impact of
this proposal. Their comments are included in the "yellow file" (Exhibit 1) and, where
applicable, in "Advisory Notes to Applicant," included herewith.
ADMINISTRATIVE SIT .AN REVIEW
Report and Decision of March19, 2007
Page 13 of 14
Barbee I _evel I Site Plan Review
LUA06-171. SA-A
10. The City Council amended the Comprehensive Plan Land Use Map for the Barbee Mill area
from Employment Area -Industrial (EAI) to Center Office Residential (COR) by Ord. No.
4498, adopted February 20, 1999.
11. The site was rezoned to COR 2 on December 15, 1999 (Ord. 4820).
12. The Center/Office/Residential designation was renamed "Commercial/Office/Residential" in
January 2005.
13. The subject proposal is consistent with the Comprehensive Plan designation of
Commercial/Office/Residential.
a. The site plan as presented, complies with the zoning requirements and development
standards of the Commercial/Office/Residential 2 Zone (COR 2).
b. The site was annexed into the City on December 8, 1959 (Ord. 1804).
c. Land uses surrounding the subject site include Lake Washington shoreline (west),
Quendall Landing (north), Burlington Northern Santa Fe Railroad right-of-way / Lake
Washington Boulevard (east) and single family residential (south).
d. The applicant's site plan complies with the requirements for information for Site Plan
Review.
CONCLUSIONS:
1. The subject proposal complies with the policies and codes of the City of Renton.
2. The proposal complies with the Comprehensive Plan designation of
Commercial/Office/Residential 2.
3. The proposal complies with the Barbee Mill Level II Site Plan, approved February 22,2005.
4. Specific issues raised by various City departments are listed in "Advisory Notes to Applicant"
section of this report.
ADMINISTRATIVE SIT AN REVIEW
Report and Decision of Marchl9, 2007
Page 14 of 14
DECISION:
Barbee r .evell Site Plan Review
LUA06-171, SA-A
The site plan for Barbee Mill Levell Site Plan Review, File No. LUA-06-171, SA-A, is approved,
subject to following conditions:
1. The Barbee Mill project shall conform to the conditions of the Shoreline Substantial
Development Permit, and Revised Shoreline Substantial Development Permit (LUA02-040).
2. The Barbee Mill project shall conform to the mitigation measures of the Environmental Impact
Statement (LUA02-040).
ORDERED this 19'h day of March, 2007, on behalf of the City of Renton.
SIGNATURE:
'r , ,
N'ecf {litt
Neil Watts, De velopment Services Director
TRANSMITTED this 19'h day of March, 2007, to the applicant/owner:
Garry Upper
Conner Homes Company
846 -108'h Avenue NE
Bellevue, WA 98004
TRANSMITTED this 19'h day of March, 2007, to the parties of record:
(see Attachment 'B')
TRANSMITTED this 19th day of March, 2007, to the following:
Larry Meckling, Building Official
Larry Rude, Fire Marshal
Jennifer Henning, Planning Manager
Kayren Kittrick, Development Engineering Supervisor
Lawrence J. Warren, City Attorney
Renton Reporter
LAND USE ACTION APPEALS
Utel Ii;, Z (c)
approval date
APPEAL: This administrative land use decision will become final if the decision is not appealed within 14
days of the effective date of decision. An appeal of the decision must be filed within the 14-day appeal
period (RCW 43.21.C.075(3): WAC 197-11-680). An appeal to the Hearing Examiner is governed by Title
IV, Section 4-8-11 .B, which requires that such appeals be filed directly with the Hearing Examiner. Appeals
must be made in writing on or before 5:00 PM on April 2, 2007. Any appeal must be accompanied by a
$75.00. Specific requirements for the appeal process may be obtained from the City Clerk's office.
------"*_/ OOf?~;/ -<:AI/II
, LAKE 00·
; WASHINGTON
J' \r-'b .
: '
SCALE
NORTH
BARBEE MILL
VICINITY MAP
\
O' 500' 1000'
~~~I __ I
IN FEET
EXHIBIT
2
BARBEE MILL
Detailed Site Plan
-----
~--.. ---
·r'-~!-7--
1-,
!
, ~, .
~ EXHIBIT
o· 30' 60 120' 3 r...n
.
)
r-·-, . ,
.1 .> , , , ,. , ., , ,
r:---,J
•
".
,.
I
'.
; :
.... ........ _" ....
ii ~~~--" =-~ E:.=.~~ ...... "i~t.5£--........ /~ ......... ---1----'r:::::=-__ w -----1_-....
tI -I --1-....
I ::::-/":::-..:r
I . _~/-"_ . "=as~-----""" =---
=~-;=~~ .... -
LANDSCAPE MASTER SITE PLAN
Novanber 29, 2006
BARBEE MILL SHEETL-l
CONCEPTUAL LANDSCAPE PLAN
EXHIBIT
4
~
®
®
----------~---
®
,
'-, ~_/ ~ --/ --~----~
CEN1RAL OPEN SPACE
November 29, 2006
BARBEE MILL SHEETL-2
CONCEPTUAL LANDSCAPE PLAN
EXHIBIT
5
it 10 'I I' ! --11---i[--"11---lL---ll-
FLOOR PLAN
" ~
"'"
ill. liIIiIIIil.~"".iiilIUi .-----~-.""' ....... --
iliillii ;lif· .... ,.,I1,~·"' .. -_. I··' .•. :~ , ..•. 1":':' __ ~.
'i'
I
,I
FRONT ELEVATION LEFT ELEVATION
(VIEW NORTH)
(VIEW WEST FROM WILLIAMS AVE N)
CLUBHOUSE
BARBEE MILL
1/8" = 1'_011 12104/06
EXHIBIT
6
CONNER
846108111 t\vn, l'IJ:l
BeIJe.YIlI, Wubfo&toa 9S004
(425) m·9280 FAX: {42S)462-0426
W'WW.coNNEItIKlMll8.COM
\~\ @) t58' \ \ ~ \ \
\ \
\ ,
\ ,
\ \\ '-
\ \
MA Y CREEK OPEN SPACE
Novcmbcr29,2006
BARBEE MILL SHEETL-3
CONCEPTUAL LANDSCAPE PLAN
EXHIBIT
7
:~' f: -
. )r
l' /'
, ,,/, .
/; -;'-:
'!. _ '.1 '.
-::=--":-...:..-:==!:'::' ..... ---..: .. =--, ........ ,,--''''II1II --1----,--
iI\l =-'--.... . -----,-........... . --, ...... --..... , .. _-__ , ....... co.
--''''' ........ ----11 ::.., .... ---,-............. -,-
~-,--., ......--.-t ..... -.
LAKE WASHINGTON SHORELINE BUFFER PLAN BNLAROIlMBNT
BARB EE MILL SHEETL-4
CONCEPTUAL LANDSCAPE PLAN
EXHIBIT
8
0 I I ~ ~ ! 8 ~ I ~ g § ~ 0 0
--
: ~ill z ;11
z il~ = ~
0;..;;;>
E-< -CO -::r:
~
~
0\
J
I ,
T I"
, --"
-~:= .. ,
":-...::: :
E-< -o:l -0 ::c: ......
:x:
~
REAR ELEVATION RIGHT ELEVATION
(VIEW NORTH EAST FROM POND) (VIEW SOUTH EAST)
LEFT ELEVATION FRONT ELEVATION
(VIEW NORTH WEST) (VIEW SOUTHWEST FROM WILLIAMS AVE N)
6415 POND/CREEK HOMES
BARBEE MILL
1/8'1 = l'~O" 12104/06 EXHIBIT
11
CONNER
~lt.JIthAVE.NI!
DeIIMle, WIIIbinp:ln. 98004
(42S) 4SS-9280 FAX: (42S) 46M4Ui
~.""""""'"
FRONT ELEVATION LEFT ELEVATION
(VIEW NORTHWEST FROM WELLS AVENUE N) (VIEW NORTH FROM WELLS AVENUE N)
RIGHT ELEVATION REAR ELEVATION
(VIEW SOUTHWEST FROM WELLS AVENUE N) (VIEW NORTHWEST FROM MAY CREEK)
6420 TOWN HOMES
BARBEE MILL
1/8" = 1'-0" 12104106
EXHIBIT
12
CONNER
&IIOlV3tnAVE. HE
Bel\ewc, wahin,gtotI98O(W.
(425)4S5-928O PAX: (4%5) %24126
wvw .toMtIIlIQiB$.0»4
REAR ELEVATION LEFT ELEVATION
(VIEW SOUTHEAST FROM MAY CREEK) (VIEW SOUTHWEST FROM NE 41 ST PLACE)
RIGHT ELEVATION FRONT ELEVATION
(VIEW NORTHEAST FROM WILLIAMS A VENUE N) (VIEW EAST FROM WILLIAMS A VENUE N)
6420 TOWN HOMES
BARBEE MILL
1/8" = 1'..0" 12/04/06
EXHIBIT
13
CONNER
1\116 II.lllthAVE. NE
BcI1cvue. Waabiagtoa!1S004
(.ill) 45S-9280 FAX: (425) 462~26 .... """"""'"
PUBLIC
HEARING
ATTACHMENT 'A'
City of Renton
Department of Planning / Building / Public Works
PRELIMINARY REPORT TO THE HEARING EXAMINER
A. SUMMARY AND PURPOSE OF REQUEST:
Public Hearing Date: January 25, 2005
Project Name: Barbee Mill Preliminary Plat
Owner: Alex Cugini, Barbee Mill Company, PO Box 359, Renton, WA 98057
Applicant/Contact: Century Pacific LP, Steven Wood, 1501 Fourth Ave. Ste. 2140, Seattle, WA 98101
Contacts: Otak Inc., Matt Hough, 10230 NE Points Dr. Ste. 400, Kirkland, WA 98033
Campbell Mathewson, Century Pacific LP, 1501 Fourth Ave. Ste. 2140, Seattle, WA 98101
File Number: LUA-02-040, EIS, PP, SA-H, SM Project Manager: Susan Fiala, AICP
Project Description: The applicant is requesting Hearing Examiner Level 2 Site Plan and Preliminary Plat
approvals. A Shoreline Substantial Development Permit is also required. The proposal is
to subdivide a 23-acre site into 115 lots ranging in size from 1,779 square feet to 16,867
square feet. The project would be developed in two phases. The lots are intended for the
development of townhouse units -most of which would be constructed as 2-unit, 3-unit
and 4-unit structures.
Project Location: 4201 Lake Washington Boulevard North (between North 40'h & 44"' Streets)
City of Renton P/B/PW Departmer "minary Report to the Hearing Examiner
LUA-02-040 EIS, PP, SA-H, SM
Page 2 of 16
BARBEE MILL PRELIMINARY PLAT
PUBLIC HEARING DATE: JANUARY 25, 2005
B. EXHIBITS
Exhibit 1.
Exhibit 2.
Exhibit 3.
Exhibit 4.
Exhibit 5.
Exhibit 6.
Exhibit 7.
Exhibit 8.
Exhibit 9.
Exhibit 10.
Exhibit 11:
Exhibit 12:
Exhibit 13:
Exhibit 14:
Exhibit 15:
Exhibit 16:
Project file ("yellow file") containing the application, reports, staff comments, and other
material pertinent to the review of the project.
Overall Preliminary Plat Plan (dated Jan. 7, 2005)
Preliminary Plat Plan -North (dated Jan. 7, 2005)
Preliminary Plat Plan -South (dated Jan. 7, 2005)
Preliminary Landscape Plan -North (dated Jan. 7, 2005)
Preliminary Landscape Plan -South (dated Jan. 7, 2005)
May Creek Buffer Restoration Section - B (date Jan. 3, 2005)
Lake Shoreline Conceptual Landscape Plan (dated Nov. 23, 2004)
Railroad Crossing Plan and Profile -North (dated Jan. 7, 2005)
Railroad Crossing Plan and Profile -South (dated Jan. 7, 2005)
Detailed Grading Plan and Grading Elevations -North (dated Jan. 7, 2005)
Detailed Grading Plan and Grading Elevations -South (dated Jan. 7, 2005)
Existing Site and Topography (dated Jan. 7, 2005)
Neighborhood Detail Map (dated Jan. 7, 2005)
Zoning Map: Sheet C 4 West (dated 12128/2004)
Summary Table of Mitigation Measures from Mitigation Document
C. GENERAL INFORMATION:
1. Owner of Record: Alex Cugini, Barbee Mill Company, PO Box 359, Renton, WA 98057
2. Zoning Designation: Center Office Residential (COR)
3. Comprehensive Plan Center Office Residential (COR)
Land Use Designation:
4. Existing Site Use: Lumber Mill
5. Neighborhood
Characteristics:
North: Port Quendall site: COR zoning
East: Undeveloped, single family and commercial (Pan Abode); COR, R-8 and R-l0
zoning
South: Single Family Residential; R-8 zoning
West: Lake Washington and Dept. of Natural Resources (DNR) land
6. Access: Via Lake Washington Blvd. North to two at-grade railroad crossings to a new
internal public street system
7. Site Area: 22.9 acres (997,960 sq. ft.)
8. Project Data:
Existing Building Area:
New Building Area:
Total Building Area:
HEXrpt_BARBEEmill.doc
Area
N/A
N/A
N/A
Comments
All structures to be removed/demolished, except boathouse on new
Lot 95.
No data.
No data.
City of Renton PIBIPW Departmen
BARBEE MILL PRELIMINARY PLAT
PUBLIC HEARING DATE: JANUARY 25, 2005
minary Report to the Hearing Examiner
LUA-02-040 EtS, PP, SA-H, SM
Page 3 of 16
D_ HISTORICAUBACKGROUND:
Action
Annexation
Comprehensive Plan
Zoning
Barbee Mill Mixed Use Development
Barbee Mill Mixed Use Development
Barbee Mill Soil Remediation
Land Use File No,
N/A
N/A
N/A
LUA 01-173
LUA 01-174
LUA 02-069
Ordinance No,
1804
4498
4820
NA
NA
NA
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 3 Environmental Regulations and Overlay Districts
Section 4-3-050: Critical Areas Regulations
3, Chapter 4 Property Development Standards
Section 4-4-030: Development Guidelines and Regulations
Section 4-4-060: Grading, Excavation and Mining Regulations
Section 4-4-080: Parking, Loading and Driveway Regulations
Section 4-4-130: Tree Cutting and Land Clearing Regulations
4. Chapter 6 Streets and Utility Standards
Section 4-6-060: Street Standards
5, Chapter 7 Subdivision Regulations
Dale
12/0811959
02/20/1995
12/15/1999
On-hold
On-hold
09/12/2002
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
Section 4-9-200: Site Plan Review
7, Chapter 11 Definitions
E APPLICABLE SECTIONS OF THE COMPREHENSIVE PLAN:
1, Land Use Element: Center Office Residential objectives and policies; Residential Streets
objectives and policies; Subdivision of Land objectives and policies,
2, Housing Element
3, Environmental Element
H EXrpt_ BARBEEm ill.doc
City of Renton PIB/PW Oepartmen
BARBEE MILL PRELIMINARY PLA T
PUBLIC HEARING DA TE: JANUARY 25, 2005
G. DEPARTMENT ANAL YSIS:
1. PROJECT DESCRIPTION/BACKGROUND
minary Report to the Hearing Examiner
LUA-02-040 EIS, PP, SA-H, SM
Page 4 of 16
Project Site -The 23-acre site is located on the west side of Lake Washington Boulevard
North between North 40th Street and North 44th Street and abuts Burlington Northern Santa
Fe Railroad right-of-way along its eastern boundary. The property contains 16 buildings,
some of which are currently utilized for limited lumber operations with the remaining buildings
unused and in disrepair.
The property is situated within the Center Office Residential (COR-2) zoning designation,
which is intended to provide for a mix of intensive commercial, office and residential activity
in a high quality, master planned development that is integrated with the natural environment
Stand alone residential development is also permitted in the zone provided the required
density of a minimum 5 dwellings units per net acre (dulac) is satisfied.
The site is located within 200 feet of the Lake Washington and May Creek shorelines and is,
therefore, subject to the City's Shoreline Master Program. The property is relatively fiat with
grades ranging from 0.5% to 4.0% to the west for areas north of May Creek, from 1.0% to
7.0% towards May Creek and Lake Washington on the south side of the creek, and from
7.0% to 35.0-40.0% along the banks of May Creek. The City's Critical Areas Maps designate
the property as containing potential high seismic hazards, steep slopes (15% to 25%) and
flood hazards.
Project Description -The applicant is requesting to subdivide the subject site into 115
residential lots ranging in size from 1,779 square feet to 16,867 square feet. The project is
proposed to be developed in two phases. Phase 1 would include Lots 96-115 located to the
south and east of May Creek and Phase 2 would include Lots 1 through 94 to the north and
west of May Creek. Lot 95 currently contains a boathouse and dock which would remain on
the lot and within the plat Site infrastructure would be constructed during Phase 1.
The proposed net density would be 6.8 dwelling units per acre after the required deductions
of public rights-of-way, private access easements serving three or more lots and critical
areas.
The shoreline fronting lot lines would extend to the inner harbor line. The lots are intended
for the development of townhouse units -most of which would be constructed as 2-unit, 3-
unit and 4-unit structures. Lot lines will be located along common walls with separate units
on each lot.
Landscape, roadway, utility improvements and water quality/open space tracts would be
established with the plat. With the exception of the existing building located on the shoreline
(within Department of Natural Resources lease land), all buildings would be demolished as
part of the project and lumber operations would be discontinued.
Access to the project would be provided via an existing 60-foot wide access easement,
which would be dedicated as public right-of-way, from the Lake Washington
Boulevard/Ripley Lane intersection through the abutting property on the north side of the site.
The project would provide 42-foot wide internal public roadways throughout the majority of
the project with a 39-foot wide roadway proposed on the south side of May Creek. Private
streets and shared driveways are also proposed within the plat. A secondary access point is
also provided at the southeast corner of the property as well as a bridge crossing over May
Creek to provide connection to Lake Washington Blvd.
The western boundary of the site includes approximately 1,900 lineal feet of Lake
Washington shoreline -for which a 50-foot setback from the ordinary high water mark would
be maintained with 35 feet of native vegetation and 15 feet of lawn for the majority of the
lakefront lots. In addition, May Creek bisects the property extending southeast through the
site from Lake Washington Boulevard to the May Creek Delta within Lake Washington. The
HEXrpt_BARBEEmill.doc
City of Renton PIBIPW Oepar/men
BARBEE MILL PRELIMINARY PLA T
PUBLIC HEARING OA TE: JANUARY 25, 2005
minary Report to the Hearing Examiner
LUA-02-040 EIS, PP, SA-H, SM
Page 5 of 16
project would provide a 50 foot buffer on each side of the May Creek ordinary high water
mark and would restore currently impervious areas to native vegetation within the buffer
area. All mature trees located within the May Creek buffer area are proposed to be retained.
The project applicant has also identified two category III wetlands with associated buffers
within property boundaries -one adjacent to the southeasterly property line near the end of
Street C (aka "northerly wetland") and another at the southern edge of the site near the south
end of Street C (aka "southerly wetland").
Project construction would require extensive grading and excavation activities throughout the
site for the removal of existing asphalt areas and the creation of new building pads,
roadways, and utilities. Preliminary earthwork quantities are estimated at approximately
32,000 cubic yards of excavated material and 38,000 cubic yards of fill material to be
imported to the site.
The previous mixed use land use proposal on the property, specifically the Barbee Mill Mixed
Use Development Project (file nos. LUA-01-173 and LUA 01-174), has been placed on hold
per the applicant's request.
2. ENVIRONMENTAL REVIEW
Pursuant to the City of Renton's Environmental Ordinance and SEPA (RCW 43,21 C, 1971
as amended) on , 200 the Environmental Review Committee (ERC) issued a Determination
of Significance (DNS) for the Barbee Mill Preliminary Plat. An Environmental Impact
Statement (EIS) was prepared. A 20-day appeal period commenced on May 3, 2004 and
ended on May 24, 2004. No appeals of the adequacy of the Draft or Final EIS were filed. A
mitigation document was issued on August 16, 2004. A 20-day appeal ended on September
7, 2004. An appeal of the Mitigation Document was filed by the applicant on August 30, 2004.
3. COMPLIANCE WITH ERC MITIGATION MEASURES
A summary table of the Mitigation Measures is attached as Exhibit 16.
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 have been incorporated into
the appropriate sections of this report and the Departmental Recommendation at the end of
the report.
5. CONSISTENCY WITH SITE PLAN CRITERIA
Renton Municipal Code Section 4-9-200E lists the criteria that the Reviewing Official is asked
to consider, along with all other relevant information, in making a decision on a Level II Site
Plan Review application. RMC 4-9-200E.1.k includes, "Special Review Criteria for Center
Office Residential (COR) Zones Only." In reviewing the proposal with respect to the Site Plan
approval criteria set forth in RMC section 4-9-200.E of the Site Plan Regulations, the
following issues have been identified by City Departmental reviewers and Divisional
reviewers:
Pursuant to the Site Plan Regulations, Site Plan review is required for any proposed
development located within the COR zoning designation. The subject site is within the COR-
2 designation applicable to the Port Quendall area.
(a) Conformance with the Comprehensive Plan, its elements & policies.
As further discussed under the Preliminary Plat portion of this report, the proposal is in
compliance with the elements and policies established by the Land Use Element of the
Comprehensive Plan for the Center Office Residential - 2 (COR-2) designation. Those
pOlicies applicable to the site plan are discussed below.
HEXrpt_BARBEEmill.doc
City of Renton P/B/PW Oepartmen
BARBEE MILL PRELIMINARY PLAT
PUBLIC HEARING DATE: JANUARY 25, 2005
Land Use Element
minary Report to the Hearing Examiner
LUA-02-040 EIS, PP, SA-H, SM
Page 601 16
Policy LU-124, Primary uses should include complexes of offices or residential
development. The proposal would include all residential development with 115 attached
dwelling units.
Policy LU-126, Individual properties may have a single use if they can be developed at the
scale and intensity envisioned for the designation. The proposal would be located on one
parcel and include a single use, that being residential at a density above the minimum of the
underlying zone, COR-2, with a proposed density of 6.8 dulac.
(b) Conformance with Land Use Regulations.
The project's compliance with the development standards of the COR 2 zone are discussed
in detail under the analysis of the preliminary plat's compliance with the underlying zoning
deSignation. Further analysis of the pertinent standards related specifically to the proposed
site plan is discussed below.
Landscaping -The COR zone does not have specific requirements for on-site landscaping.
Through the site plan review process, landscaping is a site element that is reviewed. The
applicant is proposing to install street trees along all residential public streets within the site.
The open spacelwater quality tracts would be landscaped.
The May Creek and Lake Washington buffers are proposed to include 15 feet of managed
landscape are with 35 feet of native vegetation. Several of the plant materials proposed
include: Oregon Ash, Tulip Tree, Hinoki Cypress, and snowberry. The approximate total area
of landscape would be over 5 acres of the site. To ensure that the proposed landscaping is
installed, staff recommends as a condition of approval, landscaping be installed similar to
that illustrated on the preliminary landscape plans, dated Jan. 3, 2005, subject to the
approval of the Development Services Project Manager. The landscaping is to be installed
prior to issuance of the certificate of building occupancy or final inspection, as applicable.
All landscaping is required to be fully irrigated. Detailed landscape and irrigation plans are
required to be submitted with the submittal of building permits.
Building Height -The maximum building height permitted in 10 stories andlor 125 feet in the
COR zone. The applicant is proposing that the buildings could be up to 50 feet in height
within the shoreline jurisdiction and potentially up to 75 feet outside of the shoreline
jurisdiction. These heights are below the maximum allowed and thus in compliance. No
specific building heights were provided during this conceptual site plan review. However the
Draft EIS evaluated heights up to 75 feet.
Building height would be verified at the time of individual building permit review.
Pedestrian Access -The applicant is required to construct public sidewalks along both sides
of all public roads. The five foot wide pedestrian sidewalks within the development would
connect to Lake Washington Blvd. Pedestrian access would also be provided to the north
property via the creation of a ten foot wide easement located between new Lots 20 and 21.
Access to the shoreline would be provided via a new trail/walkway through Tract E to the
DNR land. A six foot wide soft surface pedestrian walkway would be provided along the
south side of May Creek and include an interpretative display at the south west end of the
trail.
(c) Mitigation of impacts to surrounding properties and uses.
The proposed development of the site is not anticipated to impact adjacent properties and
uses. Potential short-term noise and traffic impacts would result from the initial construction
of the project to adjacent properties. The applicant would be required to comply with existing
code provisions that establish allowed hours of construction activities for projects within 300
feet of residential uses to weekdays between the hours of 7:00 am and 8:00 p.m.
HEXrpt_BARBEEmill.doc
City of Renton P/B/PW Departme/
BARBEE MILL PRELIMINARY PLAT
PUBLIC HEARING DATE: JANUARY 25, 2005
iminary Report to the Hearing Examiner
WA-02-040 EIS, PP, SA-H, SM
Page 7 of 16
Construction activities are not permitted prior to 9:00 am on Saturdays and no work is
permitted on Sundays.
The surrounding properties include: Quendall Terminals to the north; Pan Abode business,
undeveloped land, multi family and single family residences to the east, Lake Washington to
the west and single family residences to the south. The east property line is bounded by the
Burlington Northern railroad.
Once completed, the multi family development would likely result in increased traffic and
noise as typically associated with residential activities. These impacts would not exceed
those contemplated in the adopted of the Comprehensive Plan Land Use and Zoning
designations for the site.
The EIS evaluated building height, bulk and scale for the proposal development. The EIS
stated that the development would affect the visual environment. Mitigation measures were
imposed on the project requiring that building bulk must be reduced through design
elements, building offsets and planting screens for structures over 35 feet or three stories in
height.
(d) Mitigation of impacts of the proposed site plan to the site.
The proposal is not expected to adversely impact the site. The site currently contains several
structures related to the lumber mill, which would be removed, and is mostly impervious
surfaces. The additional site landscaping, removal of soil contaminants per DOE approved
cleanup being accomplished under MTCA, and infrastructure improvements would enhance
the site.
The applicant was not required to submit building elevations or floor plans for the Level 2 site
plan review. However, the attached units are proposed to be less in height, ranging from 50
to 70 feet, than the permitted 125 feet of the COR zone. It is anticipated that the heights of
the structures would remain closer to 50 feet or less as the proposed units would be
townhouse style, typically with three levels, maybe four levels with a potential height of 12
feet per level.
Potential impacts from the development of the site to May Creek and Lake Washington will
be mitigated by existing code provisions, as well as the mitigation measures placed on the
project, including but not limited to the buffers/setback, landscaping, erosion control
methods.
Construction activities related to the initial development of the project would be required to
utilize best management practices through code requirements for an approved temporary
erosion and sedimentation control plan (TESCP).
(e) Conservation of area-wide property values.
The project would re-develop and improve an industrial site along the Lake Washington
shoreline. The proposal is anticipated to increase property ownership in the area and is,
therefore, anticipated to conserve or enhance area-wide property values.
(I) Safety and efficiency of vehicle and pedestrian circulation.
As further discussed under the Preliminary Plat criteria, access to the subject site would be
provided by two new at-grade railroad crossings to an internal public street system. The new
streets would have either 39 or 42 foot rights-of-way with 32 feet of pavement with 5-foot
sidewalks.
Construction truck hauling hours are limited to between 8:30 a.m. to 3:30 p.m. under the
Development Guidelines Ordinance in order to avoid confiicts with peak hour traffic. The
Traffic Planning Section will review construction-related impacts prior to issuing final
construction permits.
HEXrpt_BARBEEmill.doc
City of Renton PIB/PW Departmel ,
BARBEE MILL PRELIMINARY PLA T
iminary Report to the Hearing Examiner
LUA-02-040 EIS, PP, SA-H, SM
Page 8 of 16 PUBLIC HEARING DA TE: JANUARY 25, 2005
(g) Provision of adequate light and air.
The proposed residential buildings are not required to be set back from the property lines.
However, the applicant is proposing a minimum of 5 feet from property lines for a total of ten
feet between structures.
The proposed buildings would be set back from the Lake Washington 50 feet and 50 feet
from May Creek. This distance would lessen any shadows created by the structures and
case on these critical areas.
At the time of the site specific Level 1 site plan review, building elevations would be required
and illustrate the window fenestration.
(h) Mitigation of noise, odors and other harmful or unhealthy conditions.
It is anticipated that noise and odor impacts would result from the initial construction of the
site. These short-term impacts would be mitigated by the applicant's construction mitigation
plan. The proposed development would not generate any harmful or unhealthy conditions.
Noise impacts associated with increased traffic and activities resulting from the completed
project would not increase significantly above existing conditions.
The applicant is required as stipulated in the mitigation measures that the contaminated soils
must be removed as outlined in the Independent Remedial Action Plan Uplands Areas, sated
June 12, 2000. It is also required that a contamination and hazardous materials contingency
plan be provided.
(i) Availability of public services and facilities to accommodate the proposed use.
Fire Department and Police staff has indicated existing facilities are adequate to
accommodate the subject proposal, subject to the applicant's payment of the necessary
impact fees. The applicant will be required to pay Fire and Traffic mitigation fees prior to the
recording of the final plat. Please see discussion under preliminary plat on Access.
Adequate sanitary sewer, water service and other utilities would be extended as necessary
for the development of the site.
(j) Prevention of neighborhood deterioration and blight.
The proposal would redevelop an industrial property that contains several buildings in
disrepair. The development of the site is anticipated to prevent neighborhood deterioration
and blight.
(k) Special Review Criteria for COR Zones.
HEXrpt_BARBEEmill.doc
i. The plan is consistent with the Planned Action Ordinance:
There is no Planned Action Ordinance applicable to this site.
ii. The plan creates a compact, urban development that includes a compatible
mix of uses where appropriate:
No mix of uses are planned. The entire site would be residential containing
attached dwellings.
iii. The plan provides an overall urban design concept that is internally
consistent, and harmonious with development on adjacent sites:
There are no building elevations or floor plans at this time. Staff anticipates that the
buildings proposed would be architecturally compatible. This is a Level 2 Site Plan
review. Additional site plan review, Level 1 Site Plan, will be required at the time of a
site specific proposal for the buildings.
iv. The plan incorporates public and private open spaces to provide adequate
areas for passive and active recreation by the occupants/users of the site, and/or
to protect existing natural systems:
City of Renton PIBIPW Departmen
BARBEE MILL PRELIMINARY PLA T
minary Report to the Hearing Examiner
LUA-02-040 EIS, PP, SA-H, SM
Page 9 of 16 PUBLIC HEARING DA TE: JANUARY 25, 2005
A passive pedestrian trail is proposed along May Creek. Several open space tracts,
some combined with water quality, are proposed.
v. The plan provides view corridors to the shoreline area where applicable:
No view corridors are proposed by the applicant to the shoreline. However, the open
space tract, Tract E, would potentially provide a visual/view corridor to the lake
provided all buildings from the DNR lands are removed.
vi. Public access is provided to water and/or shoreline areas:
The applicant is proposing to provide a pedestrian trail/walkway along May Creek
and a walkway through Tract E, the water quality/open space tract, to the
Department of Natural Resources land. As well, an easement for future connection
to the north property would be provided to allow public access from the public
sidewalk within this site to the north property.
vii. The plan provides distinctive focal points such as public area plazas,
prominent architectural features, or other items:
An interpretative panel would be provided within the open space tract at the
southwest end of the May Creek Trail.
viii. The plan assures adequate access to public streets:
The proposed streets internal to the plaUsite would be public streets with sidewalks
throughout the site.
ix. The plan accommodates and promotes transit, pedestrian, and other
alternative modes oftransportation:
Pedestrian sidewalks would be provided for within the site. The site provides public
roads for vehicular traffic. No other modes of transportation are proposed.
6. CONSISTENCY WITH PRELIMINARY PLAT CRITERIA
Approval of a preliminary 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 Designation. The subject site is designated
Center Office Residential -2 (COR-2). COR provides for large-scale office, retail andlor multi
family projects developed through a master plan and site plan process incorporating
significant site amenities andlor gateway features.
The proposed plat is consistent with the following Comprehensive Plan policies:
Land Use Element
Policy LU-124, Primary uses should include complexes of offices or residential
development. The proposal would include all residential development with 115 attached
dwelling units.
Policy LU-126, Individual properties may have a single use if they can be developed at the
scale and intensity envisioned for the designation. The proposal would be located on one
parcel and include a single use, that being residential at a density above the minimum of the
underlying zone, COR-2, with a proposed density of 6.8 dulac.
Housing Element
Policy H-4. Encourage infill development as a means to increase capacity. The addition of
115 dwelling units would increase the City's housing supply, thereby furthering an objective
of the City of Renton.
H EXrpt_ BARBEE m ill.doc
City of Renton P/B/PW Oepartmen
BARBEE MILL PRELIMINARY PLA T
PUBLIC HEARING DATE: JANUARY 25, 2005
Environmental Element
ninary Report to the Hearing Examiner
LUA-02-040 E/S, PP, SA-H, SM
Page 10 of 16
Policy EN-6, "Develop land use regulations which establish and enhance setbacks along al/
waterways and intermittent stream courses. The purpose of the setbacks would be to retain
an enhancement of the natural vegetation for infiltration, maintenance of wildlife and normal
water temperatures, filtration, and the retardation of run-off and erosion." The site is located
within 200 feet of the ordinary high water mark of May Creek and Lake Washington. Several
mitigation measures were placed on the project to mitigate impacts including establishment
of a 50 ft creek buffers on each side of the OHWM of May Creek, a 50 ft. wide buffer along
Lake Washington shoreline and erosion controls measures.
(b) Compliance with the Underlying Zoning Designation. The 22.9 -acre site (gross area)
consists of one parcel designated Center Office Residential - 2 (COR-2) on the City of
Renton Zoning Map. The proposed development allows for the future construction of up to
115 lots. Attached dwelling units are proposed within 2-unit, 3-unit and 4-unit structures.
The site currently contains several structures on the site that are proposed to be demolished
to make way for the development. As a condition of plat approval, staff recommends that
demolition permits be obtained and inspections conducted for the removal of these buildings
prior to recording of the final plat.
Density -When a development does not involve a mix of uses, the minimum allowed density
is 5 dwelling units per acre (dulac) to a maximum of 25 dulac. Net density is calculated after
public rights-of-way, private streets serving more than three lots, and critical areas are
deducted from the gross acreage of the site. Public rights-of-way equal 153,331 sq. ft.;
private access easements total 4,898 sq. ft.; May Creek of 30,350 sq. ft.; Lake Washington
equals 66,850 sq. ft. for a total deduction of 255,429 sq. ft.
After the total deduction of 255,429 sq. ft. from the 997,960 gross sq. ft. site (997,960 gross
sq. ft. -255,429 sq. ft. total deducted area = 742,551 net sq. ft. I 17.1 net acres), the
proposal would arrive at a net density of 6.8 dwelling units per acre (115 units /17.1 acres =
6.75 dulac). The proposed plat complies with density requirements for the COR-2 zoning
designation.
Lot Dimensions -There are no minimum lot sizes or dimensions in the Center Office
Residential zone. The preliminary plat provides the following lot widths which range from
approximately 25 feet to 55 feet and lot depths ranging from 66 to 211 feet. The lot depths of
the lots along Lake Washington include that portion within the 50 foot buffer area and the
lake itself.
The smallest lot would be 1,779 square feet and the largest lot would be 16,867 square feet.
The plat would create 115 residential lots and seven (7) tracts with the following sizes:
LotlTract Area (sq. ft.) Proposed Access
1 5,897 Road A
2 3,907 Road A
3 3,924 Road A
4 3,924 Road A
5 3,924 Road A
6 3,924 Road A
7 3,924 Road A
8 3,924 Road A
9 3,924 Road A
10 3,924 Road A
11 3,924 Road A
12 3,924 Road A
13 3,924 Road A
14 3,924 Road A
HEXrpt_ BARBEEmill.doc
City of Renton PIBIPW Depar/mel
BARBEE MILL PRELIMINARY PLA T
PUBLIC HEARING DA TE: JANUARY 25, 2005
Lot! I """
15
16
17
18
19
20
21
22
23
24
25
26
27
28
29
30
31
32
33
34
35
36
37
38
39
40
41
42
43
44
45
46
47
48
49
50
51
52
53
54
55
56
57
58
59
60
61
62
63
64
65
66
67
68
HEXrpt_BARBEEmill.doc
Area (sq. ft.)
3,924
3,924
3,924
3,924
3,924
3,924
3,927
4,097
10,153
6,510
6,700
5,480
4,935
4,740
4,796
5,087
6,197
6.519
6,778
6.974
7,107
7,177
7,213
7,363
7,673
8,148
7,639
7,095
7,094
7.187
7.103
6,873
6,349
16,867
3,976
5,274
5,371
3,736
3,697
2,607
2.539
4,319
5,713
4,691
4,449
4724
4,541
3,815
3,681
3,859
5,112
5,072
6,233
6,655
20 ft.
20 It.
i
i
i
20 It.
20 It.
Road A
Road A
RoadA
Road A
Road A
Road A
Road A
Road A
iminary Report to the Hearing Examiner
LUA-02-040 EIS, PP, SA-H, SM
Page 11 of 16
I drive
I drive
Road A
Road A
Road A
Road A
Road A
Road A
Road A
Road A
Road A
Road A
Road A
Road A
Road A
Road A
Road A
Road A
Road A
Road A
Road A
Road A
Road B
Road B
Road B
Road B
Road B
Road B
Road B
Road B
Road B
Road B
Road B
Road B
Road B
Road B
Road B
Road B
Road B
I drive
Ldrive
City of Renton PIBIPW Departmel
BARBEE MILL PRELIMINARY PLAT
PUBLIC HEARING DA TE: JANUARY 25, 2005
LotlTract
69
70
71
72
73
74
75
76
77
78
79
80
81
82
83
84
85
86
87
88
89
90
91
92
93
94
95
96
97
98
99
100
101
102
103
104
105
106
107
108
109
110
111
112
113
114
115
H EXrpt_ BARBEEm ill.doc
Area (sq. ft.)
6,663
3,384
3,384
3,384
3,384
5,082
5,188
5,205
3,732
5,028
3,732
5,028
3,732
5,028
3,529
3,915
4,427
4,081
5,487
4,333
4,761
3,924
4,315
3,755
4,392
8,076
9,533
3,116
1,993
1,779
2,667
2,587
1,957
1,994
2,397
2,384
1,979
1,986
2,374
2,521
2,241
2,435
3,142
3,296
2,728
2,600
4,457
iminary Report to the Hearing Examiner
LUA-02-040 E/S, PP, SA-H, SM
Page 12 of 16
Proposed Access
Road A
Road A
Road A
Road A
Road A
Road A
Road A
Road A
Road A
Road A
Road A
Road A
Road A
Road A
Road B
Road B
Road B
Road B
Road B
Road B
Road B
Road B
Road B
Road B
Road B
Road B
Road C
Road C
Road C
Road C
Road C
RoadC
Road C
RoadC
Road C
Road C
Road C
Road C
Road C
Road C
Road C
Road C
Road C
RoadC
RoadC
RoadC
Road C
City of Renton PIBIPW Oepartme
BARBEE MILL PRELIMINARY PLA T
PUBLIC HEARING DA TE: JANUARY 25, 2005
Tracts
A
B
C
D
E
Area (sq, ft,)
139,184
49,764
4,271
54,424
9,687
Type
Water Quality
Open Space
Water Quality
Open Space
Open Space
iminary Report to the Hearing Examiner
LUA-02-040 EIS, PP, SA-H, SM
Page 130116
F 8,912 Open SpacelWater Quality
G 6,116 Open Space
Setbacks -The COR zone does not require any front, rear or side yard setbacks. However,
the applicant is proposing the following setbacks: Interior side yards (between structures) of
5 feet; front yards of 10 feet and rear yards of 10 feet. The applicant has shown setbacks on
the plat plan to indicate potential building envelopes.
Lot Coverage -The maximum lot coverage for buildings is 65% or 75% if parking is provided
within the building. No building footprints were required for the Level 2 Site Plan Review. The
proposal's compliance with these building standards would be verified prior to the issuance
of individual building permits.
(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 gain
access to public roadways either directly or via private access easements. Lots 23, 24, 67
and 68 and Lots 43 through 48 are proposed to be accessed with private access easements.
As proposed, lots comply with arrangement and access requirements of the Subdivision
Regulations provided the requested modifications are approved.
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.
There is no minimum lot size required for the COR - 2 zone. The majority of the lots are
rectangular in shape and oriented to public streets. The proposed lots appear to have
sufficient building area for the development of attached units within 2, 3 or 4 unit structures.
Propertv Corners at Intersections: All lot corners at intersections of dedicated public rights-
of-way, except alleys, shall have minimum radius of 15 feet.
The proposed subdivision would create Lots 50, 51, 56, 57, 74, and 115 to be located at the
intersection of public rights-of-way. All proposed radii would exceed the minimum radius
required and thus would meet code.
(d) Reasonableness of Proposed Boundaries
Access and Street Improvements: Access to the project would be provided via an existing
60-foot wide access easement from the Lake Washington Boulevard and Ripley Lane
intersection through the abutting property on the north side of the site. The roadway would
be dedicated as public right-of-way. To ensure this road is dedicated public right-of-way,
staff recommends this dedication as a condition of plat approval. The applicant has
indicated this would be the primary access to the site, This access is labeled as "Street F". A
second access road would be located 950 feet to the south of Street F, along Lake
Washington Blvd. This road is labeled as "Street D". Both of these access roads would
require crossing the BNSF railroad tracks at-grade. Both crossings must comply with the
Washington Transportation and Utilities Commission (WUTC) and BNSF design
requirements. A mitigation measure was placed on the project requiring such approval.
The applicant has requested several modifications from the street standards which have
been reviewed administratively and approved with conditions. The modifications requested
H EXrpt_ BARBE Em ill.doc
City of Renton PIBIPW Departmen
BARBEE MILL PRELIMINARY PLA T
PUBLIC HEARtNG DATE: JANUARY 25, 2005
minary Report to the Hearing Examiner
LUA-02-040 EIS, PP, SA-H, SM
Page 14 of 16
included: reduction of the width of Street C's right-of-way to 39 feet with 32 feet of pavement
and sidewalk on one side; reduction of rights-of-way for remaining streets to 42 feet of right-
of-way with five foot wide sidewalks; and to permit one additional lot to utilize the private
access easement serving lots 44 through 48.
Additionally, staff recommends the establishment of a homeowner's association or
maintenance agreement for all common improvements, including but not limited to: utility and
access easements, stormwater facilities and tracts, as a condition of approval.
Topography: The property is relatively fiat with grades ranging from 0.5% to 4.0% to the west
for areas north of May Creek, from 1.0% to 7.0% towards May Creek and Lake Washington
on the south side of the creek, and from 7.0% to 35.0-40.0% along the banks of May Creek.
Shoreline: The subject site is bordered by Lake Washington on the west and is bisected by
the lowest reach of May Creek where it flows into the lake. Both are considered shorelines
of the State subject to the City's Shoreline Master Program. The project proposes to
generally maintain a 50-foot setback from the ordinary high water mark of the lake shoreline
and would also provide a 50 foot buffer on each side of the May Creek ordinary high water
mark. Current impervious areas would be restored to native vegetation within the buffer
area. All mature trees located within the May Creek buffer are proposed to be retained.
Portions of the site are also located within the 100-year floodplain and the property is
designated on the City's Critical Areas Flood Hazard map.
Within the 50 foot buffer from Lake Washington, the first 35 feet (closest to the shoreline)
would be planted with native vegetation, the remaining 15 feet would be yard. For Lots 42
through 48, the 50 foot buffer is reduced in width, ranging from setbacks of 36 ft. to 47 ft.
The 35 It of native plantings is maintained within this area, however the managed
landscaped yard is where the reduction in width occurs. No compensation for this reduction
of width appears to be accounted for along the lake shoreline. To provide for compensation
of the reduction of the width of the setback area, staff recommends as a condition of plat
approval that the applicant provide compensation along the shoreline of Lake Washington by
provision of either common open space or native plantings or other agreed upon
compensation prior to recording of the final plat.
Furthermore, within the required shoreline setback from Lake Washington, the applicant has
provided a conceptual landscape plan illustrating a walkway to the shoreline and
benchlseating area for each lot. It is conceptual, however, to reduce the number of intrusions
into the buffer area, staff recommends as a condition of approval, that one walkwayltrail per
buildinglstructure andlor per two units, in the event that the structures would contain more
than two units, be allowed along the shoreline. This would potentially reduce the number of
walkways to the shoreline by one-half under the current proposal.
Relationship to Existing Uses: The surrounding developments include: to the south are single
family residences; to the west is Lake Washington and Department of Natural Resources
land (DNR); to the east-across Lake Washington Blvd. is commercial (the Pan Abode
business), single family and multi-family and vacant lands; and to the north is
underdeveloped land within the Port Ouendall area (Ouendall Terminals and Vulcan Sites).
The proposed attached dwelling units are an outright permitted use in the COR-2 zone and it
is anticipated to be compatible with these existing uses and with the future development of
surrounding properties provided code and mitigation measures are complied with.
(e) Availability and Impact on Public Services (Timeliness)
Police and Fire: Police and Fire Prevention staff indicate that sufficient resources exist to
furnish services to the proposed development, subject to the applicant's provision of Code
required improvements and fees. (Please see section on Access for further discussion
concerning Fire Prevention). The Environmental Review Committee imposed a Fire
Mitigation Fee in order to mitigate the project's potential impacts to emergency services.
HEXrpt_BARBEEmill.doc
City of Renton PIB/PW Oepartmel
BARBEE MILL PRELIMINARY PLA T
PUBLIC HEARING DATE: JANUARY 25, 2005
minary Report to the Hearing Examiner
LUA-02-040 EIS, PP, SA-H, SM
Page 15 of 16
Recreation: The proposal does not provide on-site recreation areas for future residents of
the proposed plat. However, the applicant is proposing a pedestrian pathway through
proposed Tract E to access the DNR land and Lake Washington Shoreline. Also, to address
an imposed mitigation measure, a soft-surface trail along May Creek is proposed to be
constructed. To the south of the site, approximately one mile, is the northern portion of Gene
Coulon Park. 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 potentially result in 51
additional students (0.44 x 115 = 50.6 rounded to 51). The schools would include:
Kennydale Elementary, McKnight Middle School and Renton High School.
Storm Drainage/Surface Water: The proposal includes three water quality ponds within
Tracts D, E, and F. The Environmental Impact Statement included an extensive review of
surface water resources whereupon several mitigation measures were placed on the project
to address these impacts.
Water and Sanitary Sewer Utilities: The proposed development is within the City of Renton
water service area. New watermain extensions are required within a "looped" system to
serve the site and provide for fire fiow. The City may require the provision of a new
connection to the King County East Side Interceptor. The final design of the sanitary sewer
system will be reviewed during the utility/construction permit review.
H. RECOMMENDA TlON:
Staff recommends approval of the Barbee Mill Preliminary Plat, Project File No. LUA-02-040, EIS,
PP, SA-H, SM subject to the following conditions:
1. Landscaping shall be installed, similar to that illustrated on the preliminary landscape plans,
dated Jan. 3, 2005. The landscaping is to be installed prior to issuance of the certificate of
building occupancy or final inspection, as applicable. The satisfaction of this requirement is
subject to the review and approval of the Development Services Project Manager.
2. Final landscape and irrigation plans shall be submitted prior to the recording of the final plat for
each phase. The satisfaction of this requirement is subject to the review and approval of the
Development Services Project Manager.
3. The applicant shall obtain a demolition permit and complete all inspections and approvals for all
buildings, except those located on Lot 95, located on the property prior to the recording of the
final plat. The satisfaction of this requirement is subject to the review and approval of the
Development Services Project Manager.
4. A homeowner's association or maintenance agreement shall be created concurrently with the
recording of the final plat in order to establish maintenance responsibilities for all shared
improvements, including landscaping, utilities, private access easements, etc. A draft of the
document(s), if necessary, 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. The applicant shall dedicate the public right-of-way for the north entrance to the project, labeled
as Street F, prior to the recording of the final plat. The satisfaction of this requirement is subject
to the review and approval of the Development Services Project Manager.
6. The applicant shall revise the plat to provide for the required Fire emergency turnarounds and/or
cul-de-sacs or additional access road at the end of the private access easement serving Lots 43
to 48 and at the south end of Street C prior to recording of the final plat. The satisfaction of this
requirement is subject to the review and approval of the Development Services Project Manager.
HEXrpt_BARBEEmlll.doc
City of Renton PIB/PW Departmel
BARBEE MILL PRELIMINARY PLA)"
PUBLIC HEARING OA TE: JANUARY 25, 2005
iminary Report to the Hearing Examiner
LUA-02-040 EIS, PP, SA-H, SM
Page 160116
7, The applicant shall provide compensation for the reduction of managed landscaped yard of that
portion of the 50 foot buffer along the shoreline of Lake Washington by providing: common open
space or native plantings or other agreed upon compensation prior to recording of the final plat.
The satisfaction of this requirement is subject to the review and approval of the Development
Services Project Manager,
8, The lots fronting the Lake Washington shoreline shall be limited to one walkway/trail per
building/structure and/or one walkway per each two units, in the event that the structures would
contain more than two units, The satisfaction of this requirement is subject to the review and
approval of the Development Services Project Manager.
EXPIRATION PERIODS:
Preliminary Plats (PP): Five (5) years from final approval (signature) date.
Site Plan Approvals (SA): Two (2) years from the final approval (signature) date.
HEXrpt_BARBEEmil'.doc
ATTACHMENT '8'
PARTIES OF RECORD
BARBEE MILL RESIDENTIAL
LUA06-171, SA-A
Robert Cugini
Barbee Mill Company
Box 359
Renton, WA 98057
(owner)
Nancy Denney
3818 Lk Washington Blvd N
Renton, WA 98055
(pa rty of record)
Greg Fawcett
PO Box 402
Fall City, WA 98024
(party of record)
Attn: Stewart Reinbold
Department of Ecology
Department of Fish & Wildlife
3190 160th Avenue SE
Bellevue, WA 98008
(pa rty of record)
Clark Van Boga rt
3711 Lk Washington Blvd N
Renton, WA 98056
(party of record)
Gloria Brown
1328 N 40th Street
Renton, WA 98056
(party of record)
Kim Browne
1003 N 28th Place
Renton, WA 98056
(party of record)
Dave Enger, TD&E
2223-112th Avenue NE ste:
#101
Bellevue, WA 98004
(pa rty of record)
Updated: 3/15/07
Dan Dawson
Otak, Inc.
620 Kirkland Way ste: #100
Kirkland, WA 98033
(contact)
Greg & Sabra Fawcett, DDS
Family Dental Clinic
PO Box 1029
Fall City, WA 98024
(party of record)
Tom & Linda Ba ker
1202 N 35th
Renton, WA 98056
(party of record)
Dan Frey
WSDOT
6431 Corson Avenue
Seattle, WA 98018
(party of record)
Charles F. Dobes
8606 118th Avenue SE
Renton, WA 98056
(party of record)
Gregg Dohn
Jones & Stokes
11820 Northrup Way ste: #E300
Bellevue, WA 98005
(party of record)
Bill Dunlap
Triad Associates
11814-115th Avenue NE
Kirkland, WA 98034
(party of record)
Joyce Kendrich Goodman
3715 Lk Washington Blvd N
Renton, WA 98056
(party of record)
George Fawcett
4008 Meadow Ave N
Renton, WA 98056
(party of record)
Campbell Mathewson
Century Pacific LP
2140 Century Square
1501 Fourth Avenue ste: #2140
Seattle, WA 98101
(applicant)
Attn: Rich Johnson
Department of Fish & Wildlife
PO Box 1100
LaConner, WA 98257
(party of record)
Wendy Giroux
South County Journal
PO Box 130
Kent, WA 98035
(party of record)
Tom Goeltz
1501 4th Avenue ste: #2600
Seattle, WA 98101
(party of record)
Bruno & Anne Good
605 S 194th Street
Des MOines, WA 98148-2159
(party of record)
G. Goodman
3715 Lk Washington Blvd N
Renton, WA 98056
(party of record)
Bruce Erikson
3815 Lk Washin9ton Blvd N
Renton, WA 98056
(party of record)
(Page 1 of 6)
Lisa Grueter
Jones & Stokes
11820 Northrup Way
Bellevue, WA 98005
(party of record)
Mark Hancock
PO Box 88811
Seattle, WA 98138
(party of record)
James Hanken
A', ,ACHMENT 'B', Contil.ued
PARTIES OF RECORD
BARBEE MILL RESIDENTIAL
LUA06-171, SA-A
Bob Fawcett
305 Second Avenue NE
Issquah, WA 98027
(party of record)
Leslie Kodish
5021 Ripley Lane N ste: #106
Renton, WA 98056
(party of record)
Marlen Mandt
Edith Hamilton
3714 Lk Washington Blvd N
Renton, WA 98056
(party of record)
Susan Martin
11 0 1 N 38th Street
Renton, WA 98056
(party of record)
Patricia Helina
999 Third Avenue ste: #3210
Seattle, WA 98104
1408 N 26th Street
Renton, WA 98056
(party of record)
4004 Lk Washington Blvd N
Renton, WA 98056
(party of record)
Dennis Law
3625 Lk Washington Blvd N
Renton, WA 98056
(party of record)
Lynn ManoloPoulos
Davis Wright Tremaine
777 108th Avenue NE ste:
#2300
Bellevue, WA 98004-5149
(party of record)
Marcie Maxwell
PO Box 2048
Renton, WA 98056
(party of record)
Kay McCord
2802 Park Avenue N
Renton, WA 98056
(party of record)
Tim McGrath
900 N 34th Street
Renton, WA 98056
(party of record)
Updated: 3/15/07
S. & Nel Hiemstra
3720 Lk Washington Blvd N
Renton, WA 98056
(party of record)
Robert Lange
4017 Park Avenue N
Renton, WA 98056
(party of record)
Matt Hough
Ortak, Inc.
620 Kirkland Way ste: #100
Kirkland, WA 98033
(party of record)
Ande Jorgensen
2411 Garden Court N
Renton, WA 98056
(party of record)
Mary Kammer
51 Burnett Avenue 5 ste: #307
Renton, WA 98056
(party of record)
(party of record)
Allen Lebowitz
212 Pelly Avenue N
Renton, WA 98055
(party of record)
Marsha Hertel
3836 Lk Washington Blvd N
Renton, WA 98056
(party of record)
AI & Cynthia Leovout
PO Box 1965
Gig Harbor, WA 98335
(party of record)
Torsten Lienau
HDR
500 108th Avenue NE ste:
#1200
Bellevue, WA 98004
(party of record)
Terry McMichael
4005 Park Avenue N
Renton, WA 98056
(party of record)
(Page 2 of 6)
A' .. ACHMENT 'B', Contil,ued
PARTIES OF RECORD
BARBEE MILL RESIDENTIAL
LUA06-171, SA-A
Kevin Lindahl
3719 Lake Washington Blvd N
Renton, WA 98056
(party of record)
Therese Luger
4100 Lake Washington Blvd N
ste: #A203
Renton, WA 98056
(party of record)
R Lynch
1420 NW Gilman Blvd ste:
#2268
Issaquah, WA 98027
(party of record)
Dorothy Muller
51 Burnett Ave S ste: #410
Renton, WA 98055
(party of record)
David Nestvold
6608 117th Avenue SE
Bellevue, WA 98006
(party of record)
Sara Nicoli
304 Burnett Ave N ste: #A
Renton, WA 98056
(party of record)
D. Sabey
21410 132nd SE
Kent, WA 98042
(party of record)
Updated: 3/15/07
Keith Menges
1615 NE 28th Street
Renton, WA 98056
(party of record)
John & Greta Moulijn
3726 Lake Washington Blvd N
Renton, WA 98056
(party of record)
Muckleshoot Indian Tribe
Fisheries Department
39015 172nd Ave SE
Auburn, WA 98092
(party of record)
Misty Kodish
5021 Ripley Lane N ste: #106
Renton, WA 98056
(party of record)
Douglas R. Marsh
1328 N 40th Street
Renton, WA 98056
(party of record)
Don Robertson
1900 NE 48th Street ste: #R101
Renton, WA 98056
(party of record)
Scott Thomson
PO Box 76
Mercer Island, WA 98040
(party of record)
Jerry Kierig
Pan Abode Cedar Homes
4350 Lake Washington Blvd N
Renton, WA 98056
(party of record)
Barbara Questad
King County Wastewater I
Treatment Division
King Street Center
201 South Jackson Street ste:
#500
Seattle, WA 98104
(party of record)
Linda Knowle
Kennydale Realty
1302 N 30th Street
Renton, WA 98056
(party of record)
Mary Maier,
May Creek Steward
King County DNRP
201 S. Jackson Street ste: #600
Seattle, WA 98104
(party of record)
Michael E. Nicholson
City of Newcastle
Community Development Director
13020 SE 72nd Place
Newcastle, WA 98059-3030
(party of record)
Neil Thomson
PO Box 76
Mercer Island, WA 98040
(party of record)
Amy Norris
1900 NE 48th Street ste: #F202
Renton, WA 98056
(party of record)
(Page 3 of 6)
Ramin Pazooki
WSDOT
15700 Dayton Ave N
PO Box 330310
Seattle, WA 98133
(party of record)
Virginia Piazza
1119 N 35th Street
Renton, WA 98056
(party of record)
Gary C. & Yvonne Pipkin
1120 N 38th Street
Renton, WA 98056
(party of record)
Herbert & Diana Postlewait
3805 Park Ave N
Renton, WA 98056
(pa rty of record)
Chris Sidebotham
3907 Park Ave N
Renton, WA 98056
(party of record)
Kevin Sloan
Pan Abode Homes
A .. ACHMENT 'B', Contil.Jed
PARTIES OF RECORD
BARBEE MILL RESIDENTIAL
LUA06-171, SA-A
Rich Schipanski
Blumen Consulting Group
600 108th NE ste: #1002
Bellevue, WA 98004
(party of record)
Josef Schwabl
3921 Meadow Ave N
Renton, WA 98056
(party of record)
Jennifer Scott
5021 Ripley Lane N ste: Apt #1
Renton, WA 98056
(party of record)
Richard Weinman
270 Third Avenue
Kirkland, WA 98033
(party of record)
Robert West
3904 Park Ave N
Renton, WA 98056
(party of record)
Doug Williams
Fritz Tim m, PE
City of Newcastle
13020 SE 72nd Place
Newcastle, WA 98059
(party of record)
Beverly Wagner
4100 Lake Washington Blvd N
ste: #D104
Renton, WA 98056
(party of record)
Rich Wagner
2411 Garden Court N
Renton, WA 98056
(party of record)
Emmett Pritchard
Raedeke Associates
5711 NE 63rd Street
Seattle, WA 98115
(party of record)
Hamid & Tasleem Qaasim
3830 Lake Washington Blvd N
Renton, WA 98056
(party of record)
Dewey Rancourt
4350 Lake Washington Blvd N
Renton, WA 98056
201 South Jackson Street
MS KSC-NR 0503
Seattle, WA 98104-3855
(party of record)
3724 Lake Washington Blvd N
Renton, WA 98056
(party of record)
(party of record)
Jeff Smith
1004 North 36th Street
Renton, WA 98056
(party of record)
Charles Wolfe
1111 3rd Ave ste: 3400
Seattle, WA 98101
(party of record)
Updated: 3/15/07
John Wilson
1403 3rd Ave ste: #300
Seattle, WA 98105
(party of record)
Linda Reutimann
1106 N 38th Street
Renton, WA 98056
(party of record)
Dustin Ray
8936 132nd Place SE
Newcastle, WA 98057
(party of record)
Bud Worley
4100 Lake Washington Blvd N
ste: #B202
Renton, WA 98056
(party of record)
(Page 4 of 6)
A .. ,ACHMENT 'B', Conth,ued
Wendy & Lois Wywrot
PARTIES OF RECORD
BARBEE MILL RESIDENTIAL
LUA06-171, SA-A
Bill Yeckel
4100 Lake Washington Blvd N
ste: #A104
Mike Cowles
BNSF Railroad
Engineering
2108 Camas Ave NE
Renton, WA 98056
(party of record) Renton, WA 98056
(party of record)
Jan Hickling
527 Renton Ave S
Renton, WA 98055
(party of record)
Cyrus M. McNeely
3810 Park Ave N
Renton, WA 98056
(party of record)
Jim Johnson
3921 115th Ave SE
Snohomish, WA 98290
(party of record)
Larry & Cira Reymann
1313 N 38th Street
Renton, WA 98056
(party of record)
Steven Wood
Century Pacific, LP
2140 Century Square
1501 Fourth Ave ste: #2140
Seattle, WA 98101
(party of record)
Tom Hunt
1125 N 40th Street
Renton, WA 98056
tel: (206) 281-7948
(party of record)
Updated: 3(15(07
2454 Occidental Ave S
Seattle, WA 98135
(party of record)
Gary Young
3115 Mountain View Ave N
Renton, WA 98056
(party of record)
Cynthia Youngblood
4100 Lake Washington Blvd N
ste: #A103
Renton, WA 98056
(party of record)
Mark Zilmer
3837 Lake Washington Blvd N
Renton, WA 98056
(party of record)
Eileen Halverson
16226 Crystal Drive E
Enumclaw, WA 98022
(party of record)
Dan & Laurie Brewis
2719 Williams Avenue N
Renton, WA 98056-1469
(party of record)
Scott Thomson
PO Box 76
Mercer Island, WA 98040
eml: tommyroger@aol.com
(party of record)
Monica Durkin
WA Dept. of Natural Resources
Aquatics Division
950 Farman Ave N
Enumclaw, WA 98022
(party of record)
Ahmer Nizam
Washington Utilities &
Transportation Commission
1300 South Evergreen Park Drive
SW
Olympia, WA 98504
(party of record)
Kaui Ewaliko
2125 NE 24th Street
Renton, WA 98056
(party of record)
Alex Cugini
PO Box 359
Renton, WA 98057
(party of record)
Thelma Sutherland
1205 N 29th Street
Renton, WA 98056
(party of record)
Mike Creegan
1236 S Di rector Street
Seattle, WA 98108
(party of record)
(Page 5 of 6)
Tony Boydston
A', , ACHMENT 'B', ContiJ.oed
PARTIES OF RECORD
BARBEE MILL RESIDENTIAL
LUA06-l71, SA-A
Gary Upper
3713 Lake Washington Blvd N
Renton, WA 98056
Connor Homes Company
846 108th Avenue NE
Bellevue, WA 98004
(owner / applicant)
(party of record)
Updated: 3/15/07 (Page 6 of 6)
Scott Thomson
PO BOX 76
Mcrcer Island, WA 98040
January 13, 2007
Elizabeth Higgins, Senior Planner
Development Services Division
1055 South Grady Way
Renton, WA 98055
Ms Higgins,
DEv~~
JAN 17 2007
RECEIVED
I have been following Port Quendall plan for years first as a resident and then home
owner and through Kennydale Neighborhood Meetings. I am disappointed that the
current plan is so different from the plan Vulcan was proposing and the city seemed
totally behind the mixed use. The plan to include homes, office space and possibly a
restaurant, hotel and public park with possibly a marina seemed an ideal fit for this area.
I understand you are focusing on the Barbee Mill site here, but my disappointment comes
because I thought the city had rezoned this area to be sure the proper development that
would benefit the whole community was going to happen. Perhaps you have a different
plan for the Baxter Superfund site next door after spending all the money to establish
what it will take to clean that up. What happened to the mixed use plan that was
discussed at all the community meetings about what was best for Kennydale?
The potential traffic congestion from a large development of this kind was the same
reason Paul Allen wanted another off ramp. I don't think the 44th street exit and Lake
Washington Blvd is ready to handle this kind of increase without significant changes. It
is already difficult to access our property from that exit with the constant flow oftrucks.
i have been fully supportive of having this prime real estate developed, but always with
the hope that the City of Renton uses its power of zoning to be sure it is for the best use
for the community. I am not convinced adding multifamily apartments will fill that need.
Sincerely,
J#~
Scott Thomson ~
tommyroger@aol.com
~ ~~ ~il\,,1'O'
NOTICE OF APPLICATION
A Muter Application hn been flilld and sccepted with the Doevelopmenl S .. r~ico. DI"islon of the City of Rent"n
The following briefly dncrlb" the application and the necauary Public Approv~I •.
PROJECT NAME/NUMBER-Sarbee M,II" LUA06-171 SA-A
PROJECT DESCRIPTION, The applicant has 'equeslftd Site PI~n R"oy,ew for developme1t of a prev,ously
appro,ed Prell'TIlnar)' P:~l An E~.Lron'TI",ntallmpact St~lem",n'. was pre~lOLlsly adopted 'or Ih'$ prOject There are 114
resldenhal unitS and one eXls~lng boathouse preposed on 115 lot5 w'Ollr. the Barbee MIl plat The resldent:al un,ls woUld
be a mIX of dupl(!~ and fourplex structure. The s,te IS 23 aC'es In size The Slle P'an wOcl'd be reviewed sdminls:rat.vely
PROJECT LOCATION: 4 '.01 Uoke Washlnglon Blvd N
PUBLIC APPROVALS:
APPLICANT/PROJECT CONTACT PERSON Gary Upper. Cenner Homes Co : Tel (425) 6464437
Er11 gal)'@connerhomescom
Comments em thl IIx>V8 .ppllcatlon mUlt be submitted in writing to Elizabeth Higgins, Senior Ptann,,!,
Oev"lopment S"""IC"5 Division, t055 South Grad~ W,,~, R&nton, WA 98055, b~ 5:00 PM on Ja"u~~ t.8, 2007. If
you ha.e questions about thiS prcposal. or Wish to be made a part,. of record and re~e ve addltlor'at notification by mall
c:onti'lGt the PrOjeCt Manager 3(1425) 430·7362 Anyone Who submlls w"Hen ccmmen!s wo't a'.J\QfT'allcally become a part\·
01 recerd and will be notifIed of any deCISion on \hls pro:ec;
PLEASE INCLUDE THE PROJECT NUMBER WHEN CALLING FOR PROPER FILE IDENTIFICATION
DATE OF APPLICATION:
NOTICE OF COMPLETE APPLICATION:
DATE OF NOTICE OF APPLICATION:
December 22, 2006
January 4, 2007
January 4, 2007
If yOU would like 10 be made a par.·/ of record to receive further InfcrmatlOr cn IhlS proposed or~Ject complete Ihls form
and return 10 C,ly of Renlon. De',elopmenl Plann·ng. t055 South Grady Wa\' Renlon. ·.vA 9B05:'
FrleN"m"INc B~r~eMrlllLUA05-1il SA·A
NAME
MAILING ADDRESS; =~===========-________ ~
TELEPHONE NO _
CERTIFICATION
I, ~j{ 6£/5':)" , hereby certify that 3 copies of the above document
were posted by me in ~ conspicuous places or nearby the described property :;",,'\\,"\\~",
I-
CITY OF RENTON
CURRENT PLANNING DIVISION
AFFIDAVIT OF SERVICE BY MAILING
the 5th day of January, 2007, I deposited in the mails of the United States, a sealed envelope
:,v"'O""";j Acceptance Leiter & NOA documents. This information was sent to:
Name
Agencies
Surrounding Property Owners
Gary Upper -Conner Homes
(Signature of Sender): ~<:~-v ~e" / 0
STATE OF WASHINGTON )
) SS
COUNTY OF KING )
~
See Attached
See Attached
Contact/Applicant/Owner
I certify that I know or have satisfactory evidence that Stacy Tucker
ing
signed this instrument and acknowledged it to be his/her/their free and voluntary act for the ~~es and
purposes mentioned in the instrument. .... ,"~~ \~I'1j
~ .... \....,r--" :.~ I,
.::; ...j>.~'1:\'-'.h;.; ~ 't ,: .(;,~I!' ~ Dated: \-8 -m
Project Name: Barbee Mill Residential
Project Number: LUA06-171, SA-A
template -affidavit of service by mailing
334270000501
BARBEE FOREST PRODUCTS INC
PO BOX 359
RENTON WA 98057
334270042503
HUNT THOMAS R+CARYL J
1125 N 40TH ST
RENTON WA 98056
334270007001
BOYDSTON TONY
3920 NE 11TH PL
RENTON WA 98056
322405905009
THOMSON NEIL
PO BOX 76
MERCER ISLAND WA 98040
322405903608
HICKS GARDNER W
4008 LAKE WASH BLVD N # 4
RENTON WA 98056
NOTICE OF APPLICATION
A Master Application has been filed and accepted with the Development Services Division of the City of Renton.
The following briefly describes the application and the necessary Public Approvals.
PROJECT NAME/NUMBER: Barbee Mill f LUA06-171, SA-A
PROJECT DESCRIPTION: The applicant has requested Site Plan Review for development of a previously
approved Preliminary Plat. An Environmental Impact Statement was previously adopted for this project. There are 114
reSidential units and one existing boathouse proposed on 115 lots within the Barbee Mill plat. The residential units would
be a mix of duplex and fourplex structures. The site is 23 acres in size. The Site Plan would be reviewed administratively.
PROJECT LOCATION: 4101 Lake Washington Blvd N
PUBLIC APPROVALS: Administrative Site Plan approval
APPLICANT/PROJECT CONTACT PERSON Gary Upper, Conner Homes Co. Tel. (425) 646-4437:
Eml: gary@connerhomes_com
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 January 18, 2007. If
you have questions about this proposal, or wish to be made a party of record and receive additional notification by mall,
contact the Project Manager at (425) 430-7382. Anyone who submits wntten comments will automatically become a party
of record and will be notified of any decision on this project.
PLEASE INCLUDE THE PROJECT NUMBER WHEN CALLING FOR PROPER FILE IDENTIFICATION
DATE OF APPLICATION:
NOTICE OF COMPLETE APPLICATION:
DATE OF NOTICE OF APPLICATION:
December 22, 2006
January 4, 2007
January 4, 2007
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 South Grady Way, Renton, WA 98055
File Name! No: Barbee MIlt! LUA06-171, SA-A
NAME: ____________________________________________________________________ _
MAILING ADDRESS· ____________________________________________________________ _
TELEPHONE NO .. __________________________ _
/1-/
City of Renton
LAND USE PERMIT
MASTER APPLICATION
PROPERTY OWNER(S) PROJECT INFORMATION
NAME: PROJECT OR DEVELOPMENT NAME:
CO/J A)eR-liol-(Ji..S" CDM? PJ.J '-( ?oi2-h /l.u...
ADDRESS: -l.. 'i'f' /09 :A-<r-e IJ rz... PROJECT/ADDRESS(S)/LOCATION AND ZIP CODE:
CITY:3e11 ZIP:
~Vu.e-9800'-(
TELEPHONE NUMBER:
4'). ) ~ <...«(, '-(l( 37 KING COUNTY ASSESSOR'S ACCOUNT NUMBER(S):
APPLICANT (if other than owner)
NAME:
Sa j.01 e
EXISTING LAND USE(S): Abdt .. ...(o .. C"..l.
L"" ..... !,efL H"-
COMPANY (if applicable): PROPOSED LAND USE(S): d
S" "'\'1 J<!. ~ "" J l'-f AJe. (jL...L.(>rJ,. 01
ADDRESS: EXISTING COMPRE~ENSIVE PLAN MAP DESIGNATION:
CITY: ZIP: PROPOSED COMPREHENSIVE PLAN MAP DESIGNATION
(if applicable):
TELEPHONE NUMBER
EXISTING ZONING: COI<-2-
CONTACT PERSON PROPOSED ZONING (if applicable):
NAME: SITE AREA (in square feet):
GaR.Y Uppdt
SQUARE FOOTAGE OF PUBLIC ROADWAYS TO BE
GOMPANY (if applicable): DEDICATED:
('0/0/v<?l?-\iOJ..-f6 Co HPfVJ'i SQUARE FOOTAGE OF PRIVATE ACCESS EASEMENTS:
ADDRESS:
108"-Av-e 1VfC-g'f~ PROPOSED RESIDENTIAL DENSITY IN UNITS PER NET
c'l&ll~ 1/(,( e ZIP:
q}lOo'f
ACRE (if applicable):
NUMBER OF PROPOSED LOTS (if applicable): /I~
TELEPHONE NUMBER AND E-MAIL ADDRESS:
l.f'J..'S (lLf' /..f({3'1 ~o..p..'1.€2 co"l-(ee "-(JW\c-..s, coM
NUMBER OF NEW DWELLING UNITS (if apP liCable)//4
Q: web/pwl devserv/forrns/p lanning! masterapp .doc 07/28/05
PF-IECT INFORMATION (Conti.dt ~~~~~~~----------------~
NUMBER OF EXISTING DWELLING UNITS (if applicable):
0
SQUARE FOOTAGE OF PROPOSED RESIDENTIAL
BUILDINGS (if applicable): 3W,OOOfi= t
SQUARE FOOTAGE OF EXISTING RESIDENTIAL
BUILDINGS TO REMAIN (if applicable): 0
SQUARE FOOTAGE OF PROPOSED NON·RESIDENTIAL
BUILDINGS (if applicable): I')-WSpt
SQUARE FOOTAGE OF EXISTING NON·RESIDENTIAL
BUILDINGS TO REMAIN (if applicable): 0
NET FLOOR AREA OF NON·RESIDENTIAL BUILDINGS (if
applicable):
NUMBER OF EMPLOYEES TO BE EMPLOYED BY THE
NEW PROJECT (if applicable): V
PROJECT VALUE:
IS THE SITE LOCATED IN ANY TYPE OF
ENVIRONMENTALLY CRITICAL AREA, PLEASE INCLUDE
SQUARE FOOTAGE (if applicable):
o AQUIFER PROTECTION AREA ONE
o AQUIFER PROTECTION AREA TWO
o FLOOD HAZARD AREA
o GEOLOGIC HAZARD
o HABITAT CONSERVATION
o SHORELINE STREAMS AND LAKES
o WETLANDS
___ sq.ft.
___ sq.ft.
___ sq. ft.
___ sq. ft.
___ sq. ft.
LEGAL DESCRIPTION OF PROPERTY
(Attach legal description on separate sheet with the following information included)
SITUATE IN THE JJVJ QUARTER OF SECTION JJ., TOWNSHIp.;l!jtV, RANGE;SE, IN THE CITY
OF RENTON, KING COUNTY, WASHINGTON.
TYPE OF APPLICATION & FEES
List all land use applications being applied for:
1. ~ ,n;; EJ-A AJ gC'IJlttJ 3.
2. 4.
Staff will calculate applicable fees and postage: $
AFFIDAVIT OF OWNERSHIP
I, (Print Name/s) 6Q~Il.~r,lf. u tPrn-,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
statements and answers herein contained and the information herewith are in all respects true and correct to the best of my knowledge and belief.
(Sign
(Signature 01 Owner/Representative)
Q:web/pw/devserv/formslplanninglmasterapp.doc
I certify that I know or have satisfactory evidence that ..\.2'~r:..!J:<:l.J..'l...-J!!"¢I~~
signed this instrument and acknowledged it to be hislherltheir free and voiunta
uses and purposes mentioned in the instrument.
Notary (Print) u-f1{ '1
My appointment eXPires:~;: ... (,--, ~rJ...-'-"'O,---"'l,-__ _
2 07/28/05
DEVELOPMENT SERVICES DIVISI(
WAIVER OF SUBMITTAL REQUIREMENTS
FOR LAND USE APPLICATIONS
LAND USE PERMIT SUBMITTAL WAIVED MODIFIED
COMMENTS: REQUIREMENTS: BY: BY:
Calculations 1
Colored Maps for Display 4 t::.n Jj
Construction Mitigation Description 2 AND 4
. .
Deed of Right-of-Way Dedication
Density Worksheet.
Drainage Control Plan 2
Drainage Report ,
Elevations, Architectural3AND'
Environmental Checklist. apr-(
Existing Covenants (Recorded Copy).
Existing Easements (Recorded Copy).
Flood Hazard Data.
Floor Plans 3 AND 4
Geotechnical Report 2AND 3
.
Grading Plan, Conceptual 2 . .
Grading Plan, Detailed 2
Habitat Data Report 4 .&Fif
Improvement Deferral 2
Irrigation Plan 4 . .... . ...
King County Assessor's Map Indicating Site 4
Landscape Plan, Conceptual. . .
... ..
Landscape Plan, Detailed 4
Legal Description.
List of Surrounding Property Owners 4
Mailing Labels for Property Owners.
Map of EXisting Site Conditions 4
Master Application Form.
Monument Cards (one per monument) 1
Neighborhood Detail Map 4
'-
.
This requirement may be waived by:
1. Property Services Section PROJECT NAME bkf2-b&E-!-1 / LL-'5?R-
2. Public Works Plan Review Section
3. Building Section DATE 5E?T 7 IOc,
4. Development Planning Section
Q"\WE8IPVV\DEVSER\f\Forms\Plannmglwalver.xls 08/22/2005
DEVELOPMENT SERVICES DIVISION
WAIVER OF SUBMITTAL REQUIREMENTS
FOR LAND USE APPLICATIONS
LAND USE PERMIT SUBMITTAL WAIVED MODIFIED COMMENTS: REQUIREMENTS: BY: BY:
Parking, Lot Coverage & Landscaping Analysis 4
Plan Reductions (PMTs) 4
Postage. 1"-"'" J
Preapplication Meeting Summary • .. ~!¥+ .
Public Works Approval Letter 2
Rehabilitation Plan. .... ... .
.
.
Screening Detail.
Site Plan 2 AND' .
..
.. . ... . ..
.. . . .. .
Street Profiles 2
TIUeReport or Plllt Certificate .'
.......... . .. ... . ......
.•..... . . ..... . .... .
Topography Map,
Traffic Study 2 . . .. . .
..
. . . !3-,...1-f . .. (iyt 6-/;:, ) .... .
Tree Cutting/Land Clearing Plan. "
Urban Center Design Overlay District Report • " .
• •••
. ..
Utilities Plan, Generalized 2
WeUllndsMitiQation Plan, Final 4 ..•• . .
. . .... i ... · ... . . . . ... . ' ..
. ' .
Wetlands Mitigation Plan, Preliminary •
WetJilndsReportJDel ineation 4 .. ..•......• .... ... ..... '. ....
.. . . ...... . ......
. .. . ..
Wireless:
Applicant Agreement Statement 2AND'
Inventory of Existing Sites 2AND'
Lease Agreement, Draft 2 AND'
Map of Existing Site Conditions 2 AND'
Map of View Area 2 AND'
Photosimulations 2 AND'
This requirement may be waived by:
1. Property Services Section PROJECT NAME: 12/tp--I?e£, n I LL-~
2. Public Works Plan Review Section
3. Building Section DATE: __ 5G-e«=L--Jr'----~7'--_'-'=~"--"'t:-'____ __
4. Development Planning Section
O;\WES\PWIOEVSERVIForms\Planning\waiver,xls 0812212006
•
SUBMITTAL REQUIREMENTS
SITE PLAN REVIEW
City of Renton Development Services Division
1055 South Grady Way-Renton, WA 98055
Phone: 425-430-7200 Fax: 425-430-7231
PURPOSE: To assure the site plan is compatible with both the physical characteristics of the site and
the existing and potential uses of the surrounding area. In addition, Site Plan Review assures the
development is consistent with City of Renton plans, policies and regulations.
FREE CONSULTATION MEETING: Prior to submitting an application, the applicant should informally
discuss the proposed development with the Development Services Division. The Development Services
Division will provide assistance and detailed information on the City's requirements and standards.
Applicants may also take this opportunity to request the waiver of the City's typical application submittal
requirements which may not be applicable to the specific proposal. For further information on this
meeting, see the instruction sheet entitled "Submittal Requirements: Pre-Application."
COMPLETE APPLICATION REQUIRED: In order to accept your application, each of the numbered
items must be submitted at the same time. If you have received a prior written waiver of a submittal
item(s) during a pre-application meeting, please provide the waiver form in lieu of any submittal item not
provided. All plans and attachments must be folded to a size not exceeding 8% by 11 inches.
APPLICATION SCREENING: Applicants are encouraged to bring in one copy of the application
package for informal review by staff, prior to making the requested number of copies, colored drawings,
or photo reductions. Please allow approximately 45 minutes for application screening.
APPLICATION SUBMITTAL HOURS: Applications should be submitted to Development Services staff
at the 6th floor counter of Renton City Hall, 1055 South Grady Way, between 8:00 A.M. and 4:00 P.M.
Monday through Friday. An appOintment to submit your application is not necessary. Due to the
screening time required, applications delivered by messenger cannot be accepted.
ADDITIONAL PERMITS: Additional permits from other agencies may be required. It is the applicant's
responsibility to obtain these other approvals. Information regarding these other requirements may be
found at http://apps.ecy.wa·90v/ooas/
All Plans and Attachments must be folded 8 %"b 11"
APPLICATION MATERIALS:
1. ~ Pre-Application Meeting Summary: If the application was reviewed at a "pre-application /;r-". meeting", please provide 5 copies of the written summary provided to you. ,
-) Di Waiver Form: If you received a waiver form during or after a "pre-application meeting", please ~ .. // provide 5 copies of this form.
PW/DevServ/Forms/Planning/siteplan1 04/06
Plat Certificate or Title Report: Please provide 3 copies of a current Plat Certificate or Title
Report obtained from a title company documenting ownership and listing all encumbrances of the
involved parcel(s). The Title Report should include all parcels being developed, but no parcels
that are not part of the development. If the Plat Certificate or Title Report references any
recorded documents (i.e. easements, dedications, covenants) 5 copies of the referenced
recorded document(s) must also be provided. All easements referenced in the Plat Certificate
must be located, identified by type and recording number, and dimensioned on the Site Plan.
Land Use Permit Master Application Form: Please provide the original plus 11 copies of the
COMPLETED City of Renton Development Services Division's Master Application form.
Application must have notarized signatures of ALL current property owners listed on the Title
Report. If the property owner is a corporation, the authorized representative must attach proof of
signing authority on behalf of the corporation. The legal description of the property must be
~ attached to the application form.
5. / Environmental Checklist: Please provide 12 copies of the Environmental Checklist. Please
/ ensure you have signed the checklist and that all questions on the checklist have been filled in
. before making copies. If a particular question on the checklist does not apply, fill in the space
-~.... with "Not Applicable". ,
6.0 ,
~/
7. [t
!
Project Narrative: Please provide 12 copies of a clear and concise description of the proposed
project, including the following:
• Project name, size and location of site
• Land use permits required for proposed project
• Zoning deSignation of the site and adjacent properties
• Current use of the site and any existing improvements
• Special site features (i.e. wetlands, water bodies, steep slopes)
• Statement addressing soil type and drainage conditions
• Proposed use of the property and scope of the proposed development
• For plats indicate the proposed number, net density and range of sizes (net lot area)
of the new lots
• Access
• Proposed off-site improvements (i.e. installation of sidewalks, fire hydrants, sewer
main, etc.)
• Total estimated construction cost and estimated fair market value of the proposed
project
• Estimated quantities and type of materials involved if any fill or excavation is
proposed
• Number, type and size of any trees to be removed
• Explanation of any land to be dedicated to the City
• Any proposed job shacks, sales trailers, and/or model homes
• Any proposed modifications being requested (include written justification)
For projects located within 200-feet of Black River, Cedar River, Springbrook Creek, May Creek
and Lake Washington please include the following additional information:
• Distance from closest area of work to the ordinary high water mark of the proposed
project site
• Nature of the existing shoreline
• The approximate location of and number of residential units, existing and potential,
that will have an obstructed view in the event the proposed project exceeds a height
of 35-feet above the average grade level
Rezone, Variance, Modification, or Conditional Use Justification: Please contact the
Development Services Division to determine whether your project proposal triggers any
additional land use permits. If so, additional information may be required.
PW/OevServ/Forms/Planning/siteplan1 2 04/06
•
•
89
11.0
,~ ...
! 13.0,'
14.0
Draft Legal Documents: Please provide 4 copies of any proposed street dedications, restrictive
covenants, draft Homeowners Association, or any other legal documents pertaining to the
development and use of the property.
Urban Center Design Overlay District Report: For any multi-family projects in the Center
Downtown or Residential-Multi-family Urban Zones, please provide 5 copies of a statement
addressing how the project meets the requirements of the Urban Center Design Overlay District.
The statement shall address the following:
• Pedestrian building entries
• Transition to surrounding development
• Location and design of parking
• Vehicular access
• Pedestrian circulation
• Common space
• Landscaping
• Building character and massing, rooflines, and materials
Construction Mitigation Description: Please provide 5 copies of a written narrative
addressing each of the following:
• Proposed construction dates (begin and end dates)
• Hours and days of operation
• Proposed hauling/transportation routes
• Measures to be implemented to minimize dust, traffic and transportation impacts,
erosion, mud, noise, and other noxious characteristics
• Any special hours proposed for construction or hauling (i.e. weekends, late nights)
• Preliminary traffic control plan
If your project requires the use of cranes, please contact the City's Airport Manager at (425) 430-
7471 to determine whether Federal Aviation Administration notification will be required.
Fees: The application must be accompanied by the required application fee (see Fee Schedule).
Land use fees are calculated by charging the full amount for the most expensive land use permit
needed and half-price for each additional land use permit. Please call (425) 430-7294 to verify
the exact amount required. Checks should be made out to the City of Renton and can not be
accepted for over the total fee amount.
Density Worksheet: Please submit 12 copies of a completed density worksheet for all
residential projects.
Neighborhood Detail Map: Please provide 12 copies of a map drawn at a scale of I" = 100' or
I" = 200' (or other scale approved by the Development Services Division) to be used to identify
the site location on public notices and to review compatibility with surrounding land uses. The
map shall identify the subject site with a much darker perimeter line than surrounding properties
and include at least two cross streets in all directions showing the location of the subject site
relative to property boundaries of surrounding parcels. The map shall also show: the property's
lot lines, surrounding properties' lot lines, boundaries of the City of Renton (if applicable), north
arrow (oriented to the top of the plan sheet), graphic scale used for the map, and City of Renton
(not King County) street names for all streets shown. Please ensure all information fits on a
single map sheet.
Kroll Map Company (206-448-6277) produces maps that may serve this purpose or you may use
the King County Assessor's maps as a base for the Neighborhood Detail Map. Additional
information (i.e. current city street names) will need to be added by the applicant.
Overall Site Plan (Only for previously approved Master Site Plans): Please provide 5 copies
of an overall site plan if the project has previously undergone a Master Site Plan Review. The
overall site plan should detail how this specific phase of the project fits in relation to the
previously approved master site plan.
PW/DevServ/Forms/PIanningisiteplan1 3 04106
Site Plan: Please provide 12 copies of a fully-dimensioned plan sheet drawn at a scale of 1 "=20'
(or other scale approved by the Development Services Division). We prefer the site plan be
drawn on one sheet of paper unless the size of the site requires several plan sheets to be used.
If you are using more than a single plan sheet, please indicate connecting points on each sheet.
The Site Plan should show the following:
• Name of proposed project
• Date, scale, and north arrow (oriented to the top of the paper/plan sheet)
• Drawing of the subject property with all property lines dimensioned and names of
adjacent streets
• Widths of all adjacent streets and alleys
• Location of all existing public improvements including, but not limited to, curbs,
gutters, sidewalks, median islands, street trees, fire hydrants, utility poles, etc., along
the full property frontage
• Location and dimensions of existing and proposed:
1. structures
2. parking, off-street loading space, curb cuts and aisle ways
3. fencing and retaining walls
4. free-standing signs and lighting fixtures
S.refuse and recycling areas
6.utility junction boxes and public utility transformers
7. storage areas and job shacks/sales trailers/model homes
• Setbacks of all proposed buildings from property lines
• Location and dimensions of all easements referenced in the title report with the
recording number and type of easement (e.g. access, sewer, etc.) indicated
• Location and dimensions of natural features such as streams, lakes, required buffer
areas, open spaces, and wetlands
• Ordinary high water mark and distance to closest area of work for any project
located within 200-feet from a lake or stream
Landscape Plan, Conceptual: Please provide 5 copies of a fully-dimensioned plan, prepared
by a landscape architect registered in the State of Washington, a certified nurseryman, or other
similarly qualified professional, drawn at the same scale as the project site plan (or other scale
approved by the Development Services Division), clearly indicating the following:
• Date, graphic scale, and north arrow
• Location of proposed buildings, parking areas and access, and existing buildings to
remain
• Names and locations of abutting streets and public improvements, including
easements
• Existing and proposed contours at two-foot intervals or less
• Location and size of planting areas
• Location and height of proposed building
• Location and elevations for any proposed landscape-related structures such as
arbors, gazebos, fencing, etc.
• Location, size, spacing and names of existing (to remain) and proposed shrubs,
trees, and ground covers. Locations of decorative rocks or landscape improvements
in relationship to proposed and existing utilities and structures
• For wireless communication facilities, indicate type and locations of existing and new
plant materials used to screen facility components and the proposed color(s) for the
facility
PW/DevServ/Forms/Planning/siteplan1 4 04/06
Architectural Elevations: Please provide 5 copies, for each building and each building face
(N,S,E,W), of a 24" x 36" fully-dimensioned architectural elevation plan drawn at a scale of 1/4" =
l' or 1/8" = l' (or other size or scale approved by the Development Services Division). The plans
must clearly indicate the information required by the "Permits" section of the currently adopted
Uniform Building Code and RCW 19.27 (State Building Code Act, Statewide amendments),
including, but not limited to the following:
• Identify building elevations by street name (when applicable) and orientation i.e.
Burnett Ave. (west) elevation
• Existing and proposed ground elevations
• Existing average grade level underneath proposed structure
• Height of existing and proposed structures showing finished roof top elevations
based upon site elevations for proposed structures and any eXisting/abutting
structures
• Building materials and colors including roof, walls, any wireless communication
facilities, and enclosures
• Fence or retaining wall materials, colors, and architectural design
• Architectural design of on-site lighting fixtures y Screening detail showing heights, elevations, and building materials of proposed
. / screening and/or proposed landscaping for refuse/recycling areas
/. Cross section of roof showing location and height of roof-top equipment (include air
conditioners, compressors, etc.) and proposed screening
Floor Plans: Please provide 5 copies of a plan showing general building layout, proposed uses
of space, walls, exits and proposed locations of kitchens, baths, and floor drains, with sufficient
detail for City staff to determine if an oil/water separator or grease interceptor is required and to
determine the sizing of a side sewer.
Topography Map: Please provide 5 copies of a plan showing the site's existing contour lines at
five-foot vertical intervals.
Tree Cutting/Land Clearing (Tree Inventory) Plan: Please provide 4 copies of a plan, based
on finished grade, drawn to scale with the northern property line at the top of the paper if ANY
trees or vegetation are to be removed or altered (if no trees or vegetation will be altered, please
state so in your project narrative). The plan shall clearly show the following:
• All property boundaries and adjacent streets
• Location of all areas proposed to be cleared
• Types and sizes of vegetation to be removed, altered or retained. This requirement
applies only to trees 6" caliper "at chest level" and larger
• Future building sites and drip lines of any trees which will overhang/overlap a
construction line
• Location and dimensions of rights-of-way, utility lines, and easements
• Any trees on neighboring properties which are within 25-feet of the subject property
and which may be impacted by excavation, grading or other improvements
Landscape analysis, lot coverage, and parking analysis (For commercial/industrial
properties only): please provide 5 copies of a landscape and parking analysis including the
following:
• Total square footage of the site and the footprints of all buildings
• Total square footage of existing and proposed impervious surface area(s)
• Square footage (by floor and overall total) of each individual building and/or use
• Percentage of lot covered by buildings or structures
• Number of parking spaces required by City code
• Number and dimensions of standard, compact, and ADA accessible spaces provided
• Square footage of parking lot landscaping (perimeter and interior)
PW ID ev S erv/F orm slPla n ni n 9/s i tepla n 1 5 04/06
Wetland Assessment: Please provide 12 copies of the map and 5 copies of the report if ANY
wetlands are located on the subject property or within 100 feet of the subject property. The
wetland report/delineation must include the information specified in RMC 4-8-1200. In addition,
if any alteration to the wetland or buffer is proposed, 5 copies of a wetland mitigation plan is
also required. See RMC 4-8-1200 for plan content requirements.
Standard Stream or Lake Study: Please provide 12 copies of a report containing the
information specified in RMC Section 4-8-1200. In addition, if Ihe project involves an
unclassified stream, a supplemental stream or lake study is also required (12 copies). If any
alteration to a water-bOdy or buffer is proposed a supplemental stream or lake study
(12 copies) and a mitigation plan (12 copies) are also required. See RMC 4-8-1200 for plan
content requirements.
Habitat Data Report: If the project site contains or abuts a critical habitat per RMC 4-3-05085b,
please provide 12 copies of a report containing the information specified in Section 4-8-1200 of
the Renton Municipal Code.
Flood Hazard Data: Please provide 12 copies of a scaled plan showing the nature, location,
dimensions, and elevations of the area in question; existing or proposed structures, fill, storage of
materials, and drainage facilities. Also indicate the following:
• Elevation in relation to mean sea level of the lowest fioor (including basement) of all
structures
• Elevation in relation to mean sea level to which any structure has been fioodproofed
• Certification by a registered professional engineer or architect that the fioodproofing
methods criteria in RMC 4-3-050 have been met
• Description of the extent to which a watercourse will be altered or relocated as a
result of proposed development
Utilities Plan, Generalized (sewer, water, stormwater, transportation improvements):
Please provide 5 copies of a plan drawn on 22" x 34" plan sheets using a graphic scale of 1" =
40' (or other size or scale approved by the Development Services Division) clearly showing all
existing (to remain) and proposed public or private improvements to be dedicated or sold to the
public including, but not limited to, curbs, gutters, sidewalks, median islands, street trees, fire
hydrants, utility poles, free-standing lighting fixtures, utility junction boxes, public utility
transformers, etc., along the full property frontage. The finished fioor elevations for each fioor of
proposed and existing (to remain) structures shall also be shown.
Geotechnical Report: Please provide 5 copies of a study prepared and stamped by a State of
Washington licensed professional engineer including soils and slope stability analysis, boring
and test pit logs, and recommendations on slope setbacks, foundation design, retaining wall
design, material selection, and all other pertinent elements.
Grading Plan, Conceptual: This is required if the proposed grade differential on-site will exceed
24" from the top of the curb or if the amount of earth to be disturbed exceeds 500 cubic yards.
Please provide 12 copies of a 22" x 34" plan drawn by a State of Washington licensed civil
engineer or landscape architect at a scale of 1" to 40' (horizontal feet) and 1" to 1 0' (vertical feet)
(or other size plan sheet or scale approved by the Development Services Division Plan Review
Supervisor) clearly indicating the following:
• Graphic scale and north arrow
• Dimensions of all property lines, easements, and abutting streets
• Location and dimension of all on-site structures and the location of any structures
within 15-feet of the subject property or that may be affected by the proposed work
• Accurate existing and proposed contour lines drawn at two-foot, or less, intervals
showing existing ground and details of terrain and area drainage to include
surrounding off-site contours within 100-feet of the site
• Location of natural drainage systems, including perennial and intermittent streams
and the presence of bordering vegetation
PW/DevServ/Forms/Planningisiteplan1 6 04/06
/
29;D
/
• Setback areas and any areas not to be disturbed
• Finished contours drawn at two foot intervals as a result of grading
• Proposed drainage channels and related construction with associated underground
storm lines sized and connections shown
• Finished floor elevation(s) of all structures, existing and proposed
General notes addressing the following (may be listed on cover sheet):
• Area in square feet of the entire property
• Area of work in square feet
• Both the number of tons and cubic yards of soil to be added, removed, or relocated
• Type and location of fill origin, and destination of any soil to be removed from site
<
Drainage Control Plan: Please provide 5 copies of a plan drawn to scale and stamped by a
Washington State licensed professional engineer and complying with the requirements of Renton
Municipal Code, Section 4-6-030 and the King County Surface Water Management Design
Manual, 1990 edition, as adopted by the City of Renton.
(
Drainage Report: Please provide 4 copies of a report complying with the requirements of the
City of Renton Drafting Standards, Section 4-6-030 of the City of Renton Municipal Code and the
King County Surface Water Management Design Manual (KCSWDM), 1990 edition, as adopted
by the City of Renton. The report must contain the following:
• The stamp and signature of a Washington State licensed professional Engineer
• Complete Technical Information Report (TIR) Worksheet
• A description of the existing and proposed on-site drainage features and
construction required
• Core and Special Requirements: Show that Core Requirements 1 - 5
Section 1.2 of KCSWDM are addressed
• Show that all Special Requirements in Section 1.3 of KCSWDM that are
applicable to this project are addressed
• Biofiltration swale preliminary and conceptual design calculations (per Section 4.6),
if for project site sub-basins with more than 5000 square feet of new
impervious area subject to vehicular use or storage of chemicals
• Wet pond sizing preliminary and conceptual design calculations
• A Level 1 Off-Site Analysis, as described in Core Requirement #2. (Level 2
or 3 analysis may be requested later if a downstream problem is found or
anticipated from review of the initial submittal of the Drainage Report)
Traffic Study: Please provide 5 copies of a report prepared by a State of Washington licensed
professional engineer containing the elements and information identified in the City of Renton
"Policy Guidelines for Traffic Impact Analysis of New Development" in sufficient detail to define
potential problems related to the proposed development and identify the improvements
"\ necessary to accommodate the development in a safe and efficient manner. ,
i
32. 0 jPlan Reductions: Please provide one 8 y," x 11" PMT reduction of all required full size plan
/ sheets but not limited to landscape plans, conceptual utility plans, site plan, neighborhood detail
/ map, topography map, tree cutting/land clearing plan, grading plan, and preliminary plat plan (or
/ similar). These reductions are used to prepare public notice posters and to provide the public
with information about the project. A PMT reduction is an original white/opaque (Not transparent)
photographic reduction. Xerox reductions or plotted reductions cannot be accepted. Please
ensure the reduced Neighborhood Detail Map is legible and will display enough cross streets to
easily identify the project location when cropped to fit in a 4" by 6" public notice space. Once the
PMT reductions have been made, please provide one 8 y," x 11" photocopy of each PMT
sheet. Royal Reprographics (425)-251-8230, The Copy Company (206) 622-4050, and
Reprographics NW/Ford Graphics (206)-624-2040, (425) 883-1110, (253) 383-6363 provide this
service.
PW/DevServ/FormsJP!anning/siteplan1 7 04106
33. 0 Colored Maps for Display (DO NOT MOUNT ON FOAM-CORE OR OTHER BACKING):
Please color 1 copy of each of the following full size plan sheets 24" x 36" or other size approved
by the Development Services Division) with a 1/4" or larger felt tip marker for use in presenting
the project to the Environmental Review Committee and at any required public hearing:
• Neighborhood Detail Map
• Site Plan
• Landscaping Plan
• Elevations
Please fold colored displays to 8 W' x 11".
The following colors are required:
Red-North Arrow, outer property boundary. Proposed new lot lines (dashed). Do not color
existing lot lines which are to be eliminated or relocated.
Blue-Street names identified with lettering of at least 1" in height. Street names must be
legible at a distance of 15-ft.
Brown-Existing buildings (Please do not color buildings which will be demolished or
removed)
Yellow-Proposed buildings
Light Green-Landscaped areas
Dark Green-Areas of undisturbed vegetation
All Plans and Attachments must be folded to 8%" by 11"
REVIEW PROCESS: Once a complete land use application package has been accepted for initial
review, the Development Services Division will post three notices of the pending application at or near
the subject site and mail notices to property owners within 300 feet of the project site. The proposal will
be routed to other City departments and other jurisdictions or agencies who may have an interest in the
application. The reviewers have two weeks to return their comments to the Development Services
Division. Within approximately two weeks, the Development Services Division will prepare a report
regarding the proposal's compliance with applicable codes and the City's review criteria.
All applications requiring environmental review will be presented to the City's Environmental Review
Committee. The Environmental Review Committee is comprised of the Administrator of the
Planning/Building/Public Works Department, the Administrator of Community Services, and the Fire
Chief. The Committee is responsible for determining whether the proposal will result in significant
adverse environmental impacts. To do this, the committee will consider such issues as environmental
health hazards, wetlands, groundwater, energy and natural resources and will then issue its decision
(Environmental Threshold Determination).
The Environmental Review Committee will either issue a:
• Determination of Non-Significance (DNS)-Make a determination the proposal will have no
significant negative environmental impacts, or
• Mitigated Determination of Non-Significance (DNS-M)-Make a determination the proposal, if
modified, would have no Significant negative environmental impacts, or
PW/DevServ/Forrns/PIanning/sifeplan1 8 04/06
REQUEST FOR ADMINISTRATIVE FINAL SITE PLAN REVIEW
AND APPROVAL
PROJECT NARRATIVE
Project Name: Barbee Mill (LUA-020-040)
Project Address: 4101 Lake Washington Blvd. N.
Renton, WA 98056
This project has previously received the following permits.
• Final EIS issued May 3, 2004 (LUA-02-040)
• Preliminary Plat Approval March 21, 2005 (LUA-02-040)
• Shoreline Management Substantial Development Permit
April 1,2005 (LUA-020-040; SM, EIS PP, SA-H)
• Demolition and Grading Permit (TED-040-3330) 9/20106
• Revised Shoreline Management Substantial Development
Permit December 4, 2006 (2005-NW-50011-1 )
The purpose of this request is to complete the Site Plan Review
Process which has been begun by the reviews and requirements of
the preceding permits.
The site data required in support of this permit request has been
previously submitted and updated in support of the previous permits.
It has not changed and will not be repeated here.
CONSTRUCTION MITIGATION DESCRIPTION:
Proposed Construction Dates: The site development work will occur between
September 2006 and May 2007. The majority of the grading work will be
accomplished during the fourth quarter of 2006.
Hours and Days of Operation: Construction will take place during normal, City
of Renton working hours Monday through Friday and occasionally on Saturday.
· ,
Proposed HaulinglTransportation Routes: Construction equipment and
trucks will enter and leave the site through the main gate on Lake Washington
Blvd. North near the south end of the Property. Interstate Highway 405 has an
interchange onto Lake Washington Blvd. North located less than one half mile
northeast of the main gate.
Best Management Practices for Erosion and Sedimentation Control:
The disturbed area needing erosion control measures is basically the same as
previously addressed by the existing, approved erosion control plan. Storm
water will be treated on site and released within DOE standard turbidity levels. A
SWPP will be maintained on site.
Special hours proposed for construction or hauling are not anticipated. If
needs occur, approval will be obtained from the City of Renton.
Traffic control personnel will be stationed at the project intersection
with Lake Washington Blvd. whenever hauling activities are taking
place.
CHICAGO
AMERICAN LAND TITLE ASSOCIATION
OWNER'S POUCY
(/0-17-921
TITLE INSURANCE COMPANY
SUBJECT TO THE EXCLUSIONS FROM COVERAGE, THE EXCEPTIONS FROM COVERAGE
CONTAINED IN SCHEDULE B AND THE CONDITIONS AND STIPULATIONS, CHICAGO TITLE
INSURANCE COMPANY, a Missouri corporation, herein called the Company, insures, as of Date of Policy shown
in Schedule A, against loss or damage, not exceeding the Amount of Insurance stated in Schedule A, sustained or
incurred by the insured by reason of:
I. Title to the estate or interest described in Schedule A being vested other than as stated therein:
2. Any defect in or lien or encumbrance on the title;
3. Unmarketability of the title;
4. Lack of a right of access to and from the land.
The Company will also pay the costs. attorneys' fees and expenses incurred in defense of the title. as insured, but
only to the extent provi<lo<l in Ill. CSRditisR' aRd Stipulati,,"s. .
In Witness Whereof, CHICAGO TITLE INSURANCE COMPANY has caused this policy to be signed and sealed as
of Date of Policy shown in Schedule A. the policy to become valid when countersigned by an authorized signatory.
Issued by:
CHICAGO TITLE INSURANCE COMPANY
701 FIFTH AVENUE
SUITE 3400
SEAITLE. WA 98104
(206) 628-5666
Reorder Form No. 8256 (Reprinted ]0100)
CHICAGO TITLE INSURANCE COMPANY
By:
President
ATTEST:
~ C \/jJ.-----_
Secretary
'OF .
ALIA Owner's Policy (10-17-92)
'HICAGO TITLE INSURANCE CaMP.
7m FIFTH AVENUE, #3400, SEATILE, WA 9
EXTENDED OWNER POLICY
SCHEDULE A
Date of Policy: SEPTEMBER 29, 2006 at 3: 59 PM
1. Name ofinsured:
Policy No.: 1164869
Amount of
Insurance: $34,000, 000.00
CONNER HOMES AT BARBEE MILL, LLC, A WASHINGTON LIMITED LIABILITY COMPANY
2. The estate or interest in the land whieh is covered by this policy is:
FEE SIMPLE
3. Title to the estate or interest in the land is vested in:
CONNER HOMES AT BARBEE MILL, LLC, A WASHINGTON LIMITED LIABILITY COMPANY
4. The land referred to in this policy is described as follows:
THAT PORTION OF GOVERNMENT LOT 1, SECTION 32, TOWNSHIP 24 NORTH, RANGE 5 EAST,
WILLAMETTE MERIDIAN, IN KING COUNTY, WASHINGTON, AND OF SECOND CLASS
SHORELANDS ADJOINING, LYING WESTERLY OF THE NORTHERN PACIFIC RAILROAD RIGHT OF
WAY;
EXCEPT THAT POR'CON, IF ANY, OF SAID SHORELANDS DESCRIBED AS LYING NORTH OF
THE WESTERLY PRCDUCTION OF THE NORTH LINE OF SAID GOVERNMENT LOT 1.
OWNEXTAjRDAj(fJ9<)
'HlCAGO TITLE INSURANCE COMP
EXTENDED OWNER POllCY
SCHEDULE B
Policy No.: 001164869
This policy does not insure against loss or damage (and the Company will not pay costs, attorneys; fees or expenses)
which arise by reason of:
GENERAL EXCEPTIONS:
OR A TAXES OR SPECIAL ASSESSMENTS WHICH ARE NOT SHOWN AS EXISTING LIENS BY
THE PUBLIC RECORDS,
B, ANY SERVICE, INSTALLATION, CONNECTION, MAINTENANCE OR CONSTRUCTION
CHARGES FOR SEWER, WATER, ELECTRICITY OR GARBAGE COLLECTION AND
DISPOSAL,
C. RESERVATIONS OR EXCEPTIONS IN PATENTS OR IN ACTS AUTHORIZING THE
ISSUANCE THEREOF; INDIAN TRIBAL CODES OR REGULATIONS, INDIAN TREATY OR
ABORIGINAL RIGHTS, INCLUDING EASEMENTS OR EQUITABLE SERVITUDES,
D, WATER RIGHTS, CLAIMS, OR TITLE TO WATER.
SPECIAL EXCEPTIONS:
CONTINUED ON NEXT PAGE
OWNEXTB/RJJA/1J999
'HICAGO TITLE INSURANCE COMP v
EXTENDED OWNER POLICY
SCHEDULE B
(Continued)
SPECIAL EXCEPTIONS
Policy No.: 1164869
A 1. EASEMENT AND THE TERMS AND CONDITIONS THEREOF,
GRANTEE,
PURPOSE,
AREA AFFECTED,
RECORDED,
RECORDING NUMBER,
PUGET SOUND POWER & LIGHT COMPANY
ELECTRIC TRANSMISSION AND/OR
DISTRIBUTION LINE
A PORTION OF SAID PREMISES
NOVEMBER 15, 1957
4850684
B 2. EASEMENT AND THE TERMS AND CONDITIONS THEREOF,
GRANTEE,
PURPOSE,
AREA AFFECTED,
RECORDED,
RECORDING NUMBER,
CITY OF RENTON
PUBLIC UTILITIES
A PORTION OF SAID PREMISES
DECEMBER 19, 1972
7212190390
c 3. EASEMENT AND THE TERMS AND CONDITIONS THEREOF,
PURPOSE,
AREA AFFECTED,
RECORDED,
RECORDING NUMBER,
INGRESS, EGRESS AND UTILITIES
THE EAST 60 FEET AS DESCRIBED IN SAID
INSTRUMENT
FEBRUARY 15, 1996
9602150689
D 4. EXCEPTIONS AND RESERVATIONS CONTAINED IN DEED FROM THE STATE OF
WASHINGTON, WHEREBY THE GRANTOR EXCEPTS AND RESERVES ALL OIL, GASES,
COAL, ORES, MINERALS, FOSSILS, ETC., AND THE RIGHT OF ENTRY FOR OPENING,
DEVELOPING AND ,IORKING THE SAME AND PROVIDING THAT SUCH RIGHTS SHALL NOT
BE EXERCISED UNTIL PROVISION HAS BEEN MADE FOR FULL PAYMENT OF ALL
DAMAGES SUSTAINED BY REASON OF SUCH ENTRY; RECORDED UNDER RECORDING
NUMBER 467141.
B 5. RELEASE OF DAMAGE AGREEMENT AN~ THE TERMS AND CONDITIONS THEREOF,
BETWEEN,
AND,
RECORDED,
RECORDING NUMBER,
CLARISSA D. COLMAN
UNITED STATES OF AMERICA
OCTOBER 24, 1906
429598
RELEASING UNITED STATES OF AMERICA FROM ALL FUTURE CLAIMS FOR DAMAGES
RESULTING FROM,
CONSTRUCTION, OPERATION, AND MAINTENANCE OF CANAL LOCKS, SHIPWAYS,
WATERWAYS AND THE RAISING AND LOWERING OF THE WATER LEVEL OF LAKE
WASHINGTON
O'NNEXTB2/RDA/099'l
'HlCAGO TITLE INSURANCE COMP r
EXTENDED OWNER POLICY
SCHEDULE B
(Continued)
SPECIAL EXCEPTIONS
Policy No.: 1164869
F 6. QUESTION OF LOCATION OF LATERAL BOUNDARIES OF SAID SECOND CLASS TIDELANDS
OR SHORELANDS.
G 7. ANY PROHIBITION OR LIMITATION OF USE, OCCUPANCY OR IMPROVEMENT OF THE
LAND RESULTING FROM THE RIGHTS Of THE: PUBLIC OR RIPARIAN OWNE:RS TO USE
ANY PORTION WHICH IS NOW OR HAS BEEN FORMERLY COVERED BY WATER.
H 8. PARAMOUNT RIGHTS AND EASEMENTS IN FAVOR OF THE UNITED STATES FOR
COMMERCE, NAVIGATION, FISHERIES AND THE PRODUCTION OF POWER.
u 9. NOTWITHSTANDING PARAGRAPH 4 OF THE INSURING CLAUSES OF THE POLICY, THE
ACCESS COVERAGE REFERENCED IN SAID PARAGlillPH 4 IS LIMITED TO THE ACCESS
ALLOWED IN ANY CROSSING PERMIT WHICH MAY BE REQUIRED BY THE OWNER OF THE
ADJOINING RAILROAD RIGHT OF WAY (OR FORMER RAILROAD RIGHT OF WAY) ,
SUBJECT TO THE TERMS, CONDITIONS AND PROVISIONS THEREIN.
z 10. THE FOLLOWING MATTERS DISCLOSED BY OUR INSPECTION ON OCTOBER 5, 2005,
1.) ANY LOSS OR DAMAGE RESULTING FROM THE ENCROACHMENT OF STRUCTURES,
PERIMETER FENCES, PERIMETER WALLS AND PLANTINGS OF ANY NATURE ONTO OR OFF
FROM NORTH, WEST AND SOUTH PORTIONS OF SAID PREMISES.
CT 11. EASEMENT AND THE TERMS AND CONDITIONS THEREOF:
GR1INTEE:
PURPOSE:
AREA AFFECTED:
RECORDED:
RECORDING NUMBER:
BARBEE MILL CO., INC., A WASHINGTON
CORPORATION
INGRESS AND EGRESS AND OTHER PURPOSES AS
STATED IN SAID INSTRUMENT
PORTIONS OF SAID PREMISES
SEPTEMBER 29, 2006
20060929003429
CK 12. OPTION AGREEMENT, INCLUDING THE TERMS AND CONDITIONS THEREOF,
BY AND BETWEEN:
AND:
RECORDED:
RECORDING NUMBER:
REGARDING:
BARBEE MILL CO., INC., A WASHINGTON
CORPORATION
CONNER HOMES AT BARBEE MILL, LLC, A
WASHINGTON LIMITED LIABILITY COMPANY
SEPTEMBER 29, 2006
20060929003430
REPURCHASE OF A PROPOSED LOT AFTER
PLATTING
co 13. AGREEMENT AND THE TERMS AND CONDITIONS THEREOF:
QWNID..'TB2/RDA/0999
'HICAGO TITLE INSURANCE COMP
BETWEEN:
AND:
RECORDED:
RECORDING NUMBER:
REGARDING:
EXTENDED OWNER POLICY
SCHEDULE B
(Continued)
SPECIAL EXCEPTIONS
Policy No.: 1164869
CONNER HOMES AT BARBEE MILL, LLC, A
WASHINGTON LIMITED LIABILITY COMPANY
BARBEE FOREST PRODUCTS, INC., A
WASHINGTON CORPORATION
SEPTEMBER 29, 2006
20060929003431
ACCESS EASEMENT AGREEMENT
cs 14. DEED OF TRUST AND ASSIGNMENT OF RENTS AND/OR LEASES AND THE TERMS AND
CONDITIONS THEREOF:
GRANTOR:
TRUSTEE:
BENEFICIARY:
AMOUNT:
DATED:
RECORDED:
RECORDING NUMBER:
LOAN NUMBER
CONNER HOMES AT BARBEE MILL, LLC, A
WASHINGTON LIMITED LIABILITY COMPANY
CHICAGO TITLE INSURANCE COMPANY
KEYBANK NATIONAL ASSOCIATION
$ 37,500,000.00
SEPTEMBER 28, 2006
SEPTEMBER 29, 2006
20060929003432
9972680-9001
•• END OF SCHEDULE B ••
Loan Policy Endorsements: 100A, 8.1, 6.0, 100.29 AND AFFIRMATIVE
COVERAGE
Owner's Policy Endorsements; 100.29
O\'VNBXTB2/RDA!lfI99
Barbee Mill
GUide to locating which plans go on which lots
Plan 6401, 6403 and 6405: Lots 23 through 48
Plan 6420: Lots99 through 114 and lots 49 through 52
Plan 6415: Lots 53 Through 98
Plan 6410: Lots 1 through 22
Plan Package Contents:
Overall Site Plan -1 sheet
Club House Plan and Elevation -1 sheet
Plan 6401 Plan -1 sheet
Plan 6401 Elevation -1 sheet
Plan 6403 Plan -1 sheet
Plan 6403 Elevation -1 sheet
Plan 6405 Plan - 1 sheet
Plan 6405 Elevation -1 sheet
Plan 6410 Plan -1 sheet
Plan 6410 Elevation -1 sheet
Plan 6415 Plan -1 sheet
Plan 6415 Elevation -1 sheet
Plan 6420 Plan -1 sheet
Plan 6420 Elevation -2 sheets
Landscape Plans -4 sheets
Landscape Detail Lakefront lots -1 sheet
Landscape Detail North Lots -1 sheet
Printed: 12-22-2006
Payment Made:
CITY OF RENTON
1055 S. Grady Way
Renton, W A 98055
Land Use Actions
RECEIPT
Permit#: LUA06-171
12/22/200611 :18 AM Receipt Number: R0606289
Total Payment: 1,000.00 Payee: CONNER HOMES AT BARBEE
MILL
Current Payment Made to the Following Items:
Trans Account Code Description
5020 000.345.81.00.0017 Site Plan Approval
Payments made for this receipt
Trans Method Description
Payment Check #66
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 604.237.00.00.0000 Special Deposits
5955 000.05.519.90.42.1 Postage
5998 000.231.70.00.0000 Tax
Remaining Balance Due: $0.00
Amount
1,000.00
Amount
1,000.00
Balance Due
.00
.00
.00
.00
.00
.00
.00
.00
.00
.00
.00
.00
.00
.00
.00
.00
.00
.00
.00
.00
.00
.00
.00
.00
.00