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HomeMy WebLinkAboutReport 1Brant Schweikl Schweikl & Associates, PLLC 705 S 9th Street ste: #303 Tacoma, WA 98405 tel: (253) 272-4451 eml: bschweikl@msn.com (contact) Kerwin & Heather Sneed 255 Jericho Avenue NE Renton, WA 98059 tel: (425) 227-6333 (owner) PARTIES OF RECORD BECLAN PLACE PRELIM PLAT LUA07-041, PP, ECF Steve Beck Amberwood LLC 19129 SE 145th Street Renton, WA 98059 tel: (425) 444-0461 (owner / applicant) Norman Green 5008 NE 2nd Street Renton, WA 98059 (party of record) Craig & Catherine Landon 10520 169th Avenue SE Renton, WA 98059 tel: (425) 271-0611 (owner) Jennifer McCall Lozier Homes Corporation 1203 114th Avenue SE Bellevue, WA 98004 tel: (425) 454-8690 (party of record) Updated: 07/13/07 (Page 1 of 1) ---f- "„ HOQUIM A Z N E.� r + y r R a ' ,r Wetland r ttI 3 nn p /iaR x) C) Z - +ie Sr LD ro 5 i e dl Iliul� �e. �s� Upj j� a T O z — 7 N' <rS Azj-�A r v,� o r U < n r �1< C CD a z C u w a3iwrnTn wm Z zfjmz 00 JERICI-IO AVE. N-E. > m> y ?2 ,T "42 A Y� z 15 zn =�—zz r a_ > o � rn '� Z m � > ZO =o .N O, $ AIL H. iy(D -0 - _ L_ HOQUTAM AVENUE NE Ill i .,d - I .J rn f Z L .—J� vill, Y. IDoI v o �� L 1 � rnS co Z + A' u rn m A Z ks >~NI v P .mow ;' 9' x = 0 V 0 r ro ,+ t r' a 0 rn .A Q110 r. FMB _ r z L o Z - JERICHO AVE-NE- rn Cn f �yw� •� c Aa�s — E p Z m� D g`�� ` m ig x FydRyRyak�.'s�$y�, ��z - O r �� 0 m J D ON � C� m .an � AP eag '. z.;;, x,a :�s_:;n Q� m Z gsa uA4NEt o�as A_� m —�•�� '�- �� raSr _o ff*g3 m :80 - 7 i ,.y Ash Y '4zr9- �- C - - Z � m � - O - C . O 2 8 '. ",' a C .s' r gZ a�Z K o m ° 5 � g 3 rn �Z w n f! c i W¢ A r o h m m O woowm� e wm' r s< O _i4 g� O 1 , p071 � 7] ,� D m:� cn -:n g4 O n aaX b AOS m .� �3 v m s{� u BECLAN PLACE Sc[twEt�a „Bq, z 3 PRELIMINARY PLAT �'A�590CIATES, FLLC i PLOT PLAN ani ENOMMIK PIOACT YuumoTT :.•"�. STEVE BECKl [nxsuLnlowx eue.es,:A.+n.m- CITY OF RENTON FILE NUMBER CITY OF REN TON LAND RECORD NUMBER p _ RASYS OF BEARINGS x ee�2,'1 a' W zeersK — I�■■■[[[ 1 13]I. A' N, E. RIfr Str<et "?�H J 41 Illjr I j fi61.25 G61.25' z=' I mal M1EI �q r �1 661.86' k '0 N BB'2.rr i5' W I w 261Y.... I I. III N B6'29'IY W 2552,50' - 15 14 DETAIL OF NE_1_/4, SEC. 15 AND VICINITY MAP LEGEND FIX/k0 SECTIPI' LYTVrcEYr l NGIFO HETiEp! ■ >] Fq'IAy QIIAPTF C,~T +S A aT V HEPFRV. SURVEYOR'S NOTES 1. HORIZONTAL DATUM: NAD 83/91. 2. BASIS OF BEARINGS: THE BEARINGS SHOWN HEREON AVE BASED ON THE NORTH LINE OF THE NORTHEAST QUARTER OF SECTION 15, T 23 N, R 5 F. W.M. BFTWF,F.N FOUND MONUMENTS AS SHOWN ON PLAT OF SIENNA FILED A VOLUME 209 OF PLATS AT PAGE-> 18 THROJGH 24. RECORDS OF KING COUNTY, 'NASHINGTON. BEING N 8B'21'13" W. GENERAL NOTES I. TOTAL AREA OF PROPERTY: 7.08 ACRES 2. SQTIARE FOOTAGE OF CRITICAL AREA: 4,311 S.F. 3. SQUARE FOOTAGE OF CRITICAL AREA BUFFER, 13,264 S,F, 4_ SQUARE FOOTAGE OF PRIVATE ACCESS EASEMENT: 2,819 S.F. 5. SQUARE FOOTAGE OF PUBLICLY DEDICATED AREAS: TRACT C - 27,501 S.F. TRACT D - 51 S.F. 6. PROP09ED NUMBER OF LOTS: 31 7. PROPOSED NUMBER OF TRACTS: 4 8. PROPERTY 15 ZONED R-4 9. TYPICAL BUILDING SETBACKS ARE AS FOLLOWS: FRONT YARD SETBACK, 15' SIDE YARD SETBACK NOT ABUTING STREET/TRACT/lEASEMENT: S SIDE YARD SETBACK ABUTING STREET/TRACL/EASEMENT: 15' REAR YARD SETBACK; 25' 10. NO EASEMENTS ARE REFERENCED IN THE SUBDIVISION GUARANTEE. 2, '9 LEGAL DESCRIP 77ONS PARCEL A: TAX PARCEL NO. 152305-9065 L 101 3 OF KING COUNTY SHORI PLAT NO 48803E UNDER RECORDING N0. 0909120157. RECORDS DF KING COUNTY, WASHINGTON. PARCEL B: TAX PARCEL N0. 152305-9064 THE EAST 31D FEET OF THE SOUTH 200 FEET OF THE FOLLOWING: THE SOUTHEAST OiTARTER OF THE NORTHWEST DUARTER OF THE NOI2THEAST QUARTER OF SECTION IS, TOWNSHIP 23 NORTH, RANGE 5 EAST, WM_, IN KING COUNTY, WASHINGTON; EXCEPT THE SOUTH AND WLST 30 FEET FDR ROAD PURPOSES: AND EXCEPT THE EAST 30 FEET DEEDED TO KING COUNTY FOR ROAD PURPOSES BY INSTRUMENT RECORDED UNDER AU0170R'S FILE NOS- 140B997 AND 4918232, PARCEL Q TAX PARCEL NO. 152305-9090 11-1AT PORTION OF THE SOUTHEAST gUAPTLR OF THE NORTHWEST QUARTER OF THE NORTHLASI QUARTER OF SECTION 15. TOWNSHIP 23 NORTH, RANGE 5 EAST, W.M.. IN KING COUNTY, WASHINGTON. OFSCRIBED AS FOLLOWS,. BEGINNING AT THE NORTHWEST CORNER OF SAID SUBDIVISION, AND RUNNING THENCE SOUTH UB'22'52" EAST, ALONG THE NORTHERLY LINE 1HEREOF, 30 FEET, MORE OF LESS, TO :NTERSECT A I TINE WHICH IS PARALLEL 10 AND 34 FEET EASTERLY, MEASURED AT RIGHT ANGLES, FROM THE WESTERLY LINE OF SAID SUBDIVISION, THENCE SOUTH 0'26'40" WEST ALONG SAID PARALLEL LINE, 200 FEET, THENCE EASTERLY, PARALLEL TD THE NORTHERLY UNE OF SAD SUBDIVISION, 300.70 FEET TO THE TRUE POINT OF BEGINNING OF THE TRACT HEREIN DESCRIBED, THENCE CONTINUING EASTERLY PARALLEL TO THE NORTHERLY LINE OF SAID SIIBDIUISION, 3D0.7U FEET TO INTERSECT A LINE WHICH IS PARALLEL TO AND 30 FELT WESTERLY. MEASURED AT RIGHT ANGLES, FROM THE EASTERLY I.INF. OF SAID SUBIWSION, THENCE SOUTH 0'25.28" WEST ALONG SAID PARALLEL LINE 226.91 FEET, THENCE NORTH 88'24'S0" WEST, PARALLEL TO THE SOUTHERLY LINE OF SAID SUBDIVISION 300.80 FEET: THENCE NORTHERLY 227.09 FEET TO THE TRUE POINT OF BFGINNING, EXCEPT THAT PORTION DESCRIBED AS FOLLOWS'. THE NORTH 117 FEET OF THE LAST 209 FEET OF THE SOUTH 417 FEET OF THE SOUTHEAST QUARTER OF THE NORTHWEST QUARTER OF THE NORTHFAST QUARTER X SECTION 15, TOWNSHIP 23 NORTH, RANGE 5 EAST, W A., IN KING COUNTY, WASHINGTON, EXCEPT THE EAST 30 FEET THERECF PARCEL D: TAX PARCEL NO. 152.lC5-9116 Tli_ NORIn I17 ILL1 10 'HE FAST no FFFT OF tHF SOUH 411 IELI OF THE SOUTHEAST OUARTER OF THE NDRTFiWEST OUAPWL OF 7�17 NORTHEAST QUARTER OF SLCT,UN 15, IOWNSPII' 2S NDI:111, HANGI. 5 EAST, W_M., N VANG FCAIMT'r, WASIIIN'GION', EXCEPT TIFF EAST 30 FFET TgTrpmr_ PARCEL A i L PARCEL D PARCEL C 0C Bd o ! R-23. 00' PAR Z . _ ENGINEER CONTAC PROPERTY OWNER CONTACT N9S'25'7S"W 577,29 BRANT SCHWEIKL. P.E. STEVE RFCK SCHWEIKL AND ASSOCIATFS, PLLC 4735 NE 41H STREET 7O5 S 9141 STREET, SUITE 303 RENTON, WA 96059 EXISTING PARCEL DLTA;L TACOMA, WA 98405 (425)444-0461 SCALE. 1" - 200' (253) 272-4451 " HOOUTAM AVENUE N L---------- ----- --- wr I I i y$ m d j.' __. I sue."� _JII Z a co m ..� Fz I - III fAve:[ SbRx W fliFYS - a I ti..''`.� JERICHO AVE NE 1 +I� 0 z d ,r .� -y—�"— (a \ � � i ;I ----- ----- m -0 C! S > m 1 m FD a� s y�� -cz D m co zy)job ro Milo, om fad 3zi�$ 3 ? m g `m G r L � 3���� �R��lia T si4 .07 r rn = C N � �m z Cd u d m Nc r wz . z .z ' a-4 r 'tit � z ��ll Z I m as Wk, M ��, m mz Z j 7m7 r 'm� m a5 p y��9 31 O � 3 F, 'pia'! ly W O O g�I m 0 z Am aa�''- ti y_ r� r "mm m v m♦♦ x u _m ro B� 0 0 F g a00 Im to 5 -rn - tY8 ,: °"" BECLAN PLACE Scxvrm. ae _ ,A N PRELMNARY PLAT s CONCEPTUAL GRADING PLAN am mm+mrt rotor � 93a �� c AAAlIIwC100 U.G4�ON °11QiCEIUILT. i `.�m....cml wm em:ar.. HOOUTAM AVENUE NE g -- -- � - _ - ---®'1 ----- - - -- ja 1 , - z m a 1 °° i �n,s E maw = c jSmc DI POErg daj m it s I 4 ~^ _fir -- 5-7 - ----- a CA Z JERICHO iAVE NE P m MIA, dR $P ■yY g'4juir, &eam5 r oQ��Y a u;$as$"��v�����r '=m�4=O�sa R � �c22 ll 1 1 r � � �� 0 eat a a $ 9^�lnia3 u� $ d'�R CS K : m F49RR kpp 3 R '° Rs q m m al $loo� 1 IIC 8; aym AO fC � Vt>N a11 o a; ;8 Z z m a tits T z a C m amp " a gN o Vn�m E� J 1 ! y NCO X _ g Y w n �m BECLAN PLACE r _ p PRELEWRY PLAT ►mAsooATEN, m C CRANAGE PLAN an w�wq I+a�er wwadr � �:°i° M�IAOOD L4C+L4�ppN +w savor vm � r�LL�m-+w �aa ��K m 9E m n 4rP r, xexrpx. w�wo,ox tie ''ri w wsw,a � 1a�•W n.vi.w 4° L," _ HdQUTAM AVENUE ME o 1 !1 I1I : A 114k !'1 I Qz sisk�l --a 1 I 1 � I • - - - �J y - �,� � � � to �L�� I �m I � I m l� ••� ����SRrt Irl �N �1r � � i —'--7`--ca i--_—J iZ 9 I 'LJ iq IL _ W I; III I� ° a�SU I r as �,' � � oil it a®®ICI i JERICHO AVE NE s 9 sl b 1 p g� 9M u=5�$ MA 0 zc.ea~ X x°" Z xw to Z YZ �z ; o '$ i m�0 Fo G p C q> N�_p = C £ -RM z tF x �Y oarr �g m o �V g Oo' om ca 1 w �z o c- n �� m v CR C N a gcD X1 o� 61 4J D BECLAN PLACE SAA"mocu'� PREl:iY11ARY PLAT Pull i UTgJTY PLAN- �owcr ww 81: p Abil oo LLClLAMCON >m >v� m, e�iQrCE11�Rlw 99= we*� s*xcr. aExrw. w,swxa.ar seeeo r.,y .y.wn imp ra— o�.ee w„li I � C �p 2 Z a 1-n-a = p A IZ M Q M cj O r 4 s rn = ME 31. co _ .4 4 ZNO ca �o m rn CA .rn � I wiz C o I I — Q ox sr - �wr.er iz rp — + -=: - -- jai I I � I ! I .�i I _ I° I i A IAA a HAdli e� R g O # A mo&� m§ A � aL �If 'yRfaRe �p FRR q CmA C m MA 3 : H_5 m zc -'nN z -i m a � 0 wD c y� z �m z m 3m-Qmm i �m gigs �� -m r� m4 -1 �� �� �' th 4,A aj Y vm �7� a n �m = m C (7 ,7+ i r m z 0 r- �mn =M i a � IM ZC m Z i s -< w w m m cn m IE w m o yy"mmb i 0 m 1 0 m �zm O C! m 4% o r 7C m () zm G) m a O a M T � �M i N � Goa O N _ ci m CA _T IE z EEC .R EQ y9 �i9a4kR' 43 u. G �yy i<aEgg q a �YY i Q p 4�m a m�> ' m Z 0 n � A m to Z ca .�j`O c a0 Spp c� Z c p m W)4AS r N m s m z m m n co ao p x� s m v <� O a� q p0r per yy_ ��, mm Ir m �O --om 49 -' m } A 1 v N o f O mm s z n x qco r� n 02Z g n I'� Z - --- r �19 m n' o J�H as mo P s £ W p F i hi Fi 4 C z m $$ i N= 2 y -i O T m (em� u, Ica 0 _ C O z u ~v� ohm Paz oho wa ~='i �;� ism25 I'm ro so o --{ o-_O a seems a a aOrb" $a , rn 4 _w t O and g �x M 4 m e p r gg -4 � a �m �c NiOAD pg u• D N �? � O A m� 'g 4oxf. _ x m 000I g (A r - m w4m1 " a om --, sac If S&� JERICHO AVENUE NE' L rn 4�a 3 Mal., Sic ax ! a s� grgqg'�R�� "sni 4 a eq Sill Imp r O NOW!; Nod Cl., a ? g z � $ �� �T ;� � �� is � A[/i aZ Iis ;W:0 mij; g11 m ^I Z c m� _� m _r a m r^ �nl m _ _ a sv u � m its { n a� iooF iA „~ AA oT a Ja a z ? a _ uQ9 n sI� �� 0 sTsL k \ 3w O T c2 m 4z°° o n n � A Z Q � r z _ �mC) xM �m� O A M (a Z n zUS m 2 1 � THE LANDSCAPE LEGEND -- G.ener � ROPER 1EY u°e'e' ea 1' :�x,w+Pe.ti••'am*v-. - Aces Nl7Nfr1'tld mod- - �Y��f1 oowe oP+ax . aeme�aad�e .m a mna COMPANY n' c­ .d1'°P"^90A �'s°` F Chomae aisnrotkatensk » ful rce, spoee 11-nn zs raoe - - - =--Rruteepre 3rai fence o Alaska edar 6'[2"cdl :o c.� --s � I �1 3 - � ^ "�' fYaunus penrlsyaado❑ Palmore nrtrxu ra�x.wr �, -» } 31 30 - � - [;� - _ i �A�E.,E�E ° I F❑rn,ae Ash zn❑I Per plots J\� v�-0rNooia I I �;w �.w� 7 �� a..evarcm.,raas..wo«ooa. iaan�x GG1,9dambQSIflua Tdo ARo' rn ,,.."•k_ - i--(�--' -pion ` Pinus sYWe511it Na1uol Igndscg7 - i lY T,� I s an ne „_ca st>acepe Plan— Landscape toremain / ca'f 7REE5 l� ED1,O kEMAIN 1p _ tit n°°'-' Comas slalo*iferal ^'e'al Ate Pfacfure sr cMd C- I � I l` 1 eWw 6for Redlwip 0o6`"notl 3Soc, Site Punning 11 ! , I 4�� � fataderia selbana alc� ��� > ''�,{� x I��, 1 + 1 ; ? '2� I - -_�pampasGrnss 3gd space per plan ,.�,:� savl-ten "v1 _ - biome rweaa..a� i! 29 i '' 11c ' _ I I PLAMINGCONCEPr 9r❑rneNew2ed L,"CIr3gdsP❑cePe Pan �o c xa . 1 1, r' - — __.1 �'. - I; Project Entry and ry.. + s•+ FRONT YARD RfSiIIAL EANDSCAPE J t` Jericho Ave. ❑anN and g.a find i to speciy MP }.'. - -��' • r� - _. _ ameri❑shdlon {tom saidIgd'nc gECLAN PL4CE 2 - r I ^,. ✓,. �eeeoepee aUCoal it3fsaYfl I r i+W i do9N'ood 19al 421"x and p.wl ---.� _ _ I r_ - I-� ' - r_. _ _ . _ - ' ^ 5pringmrpptl Fine SiaMpwootl Pink heather s7E 19c I I-- //Caree marovlfi asaea voriegol❑, and vat. ice Dance - y,e{rmiE 25 . I 24 I I' I 23 I 22 21 3 NOTES 6"pats0 1roc PAIAwREAsx 26 l I I, i % .1 i. All plants shal n>Bei fhe lalestraquiremenh of MN standards la Rle PRELIMINARY 20 I I PALO Sw@IGUM grad" of bed, tostock. LANDSCAPE I �i i �❑nthg Getls to mcnhre T mEstlfum hark malts PLAN PAW r \ � I -WA 1110 � � 'i g. Ordmije W 1 aiio is be hydroseeded svilh an ero M contrd Aland C - I�,l_�-- I _ -� - at me rate of 12k111Y�O st. — i} _ • 1 4. Landscape planting salt to be a commerciol bierKt of 65%sandy\ _ _- loan and 3A go -den camP❑st. eowxnucauwRuv Am ,k - I �'- - ° ' 5. AN lar0==ing stwl be in sficl cOMonnance w1 h 71re Cih of Ranson 1 Municipal code. Al Dees Gen rnln. at Taal) _n Scale, 1 -30 mot" I n'ENI. LAwc na w 1 "I 1$ 1fi II 4 �5 j f Q I I i i ,I I,p, - I i 5 _ 1 4 1 13 12 a 11 l .� _P iM EnSH V. ' I A OR — f I R[P5.[Ir[G I I I a �.wsrlrr ,w O I i l 'I I .x,7 3 AR ecnm �'1 1 I gAshIA CEP auflo- oar m ea Mm a r£hAA I i I � AucowMrul �,� ` se ua . ? ... RUTAD sslucE - I - - - - -- -- - - -- - - - - - - - -- - ..,',`:`S �°^ KE ome. Feb. 27. xni LU a IF' (RAYEI 9FAl1EliAICE READ I — _ —_ �-- . .. % w IYydrosyR-Ic w'in clfie�' - r _ _ `1 - I 1 I - - _ _ �, 2 Z tree Ptentlng & Shaking Oeta1 - 4P g, Send I I i f I Lu -- 1-` " "°and I I I I 1 1 ¢ 3 RAIi SWf RAIL ®A 10 1 5S CEDARFENCE i I $ I I 7 $ i I 5 0 OU6DA aonko FENCE 2 LU A E ua. ®- as ucnwwAxxFo' A[ AV CEDA I I PA,M❑AE ASH L 1 e2 �o sr.le ".."x o.mA sI&✓:t I aF 2 C rY FLE Na BECLAN PLACE PRELMMARY PLAT GRAP= 8CMZ A PORTION OF THE NW V4 OF THE NE 1/4 OF SEC 15, TWP 23 N, ROE 5 E, WM f CITY OF RENTON, ILEA COUNTY, WASHINGTON �. i z � S ++ 4MpL E 41 t M wa ft i 4k � � IE�IRFL NE So xr r san sr mEaarcT WEST COAST - r sE,a1srsr z -- - - - u -- 3 NE 2No STREET NRtBrCc MF %TaT ME twcT i, z MEI8T PL SHY CREEK W o.rw w c if i MMOL Pi�6[N 8i �, x► xa, B11711? -I r Ip 7,282 Sr E Q _ 1)f 8,503�SF FF. 4235 FF- 424 I r TRACT B - J L - - - J 44 I ` I 17,575 5F ;� N 't+'► Wean •„-Ir 1 n.w d f {r � Y � r ~ ro' vnoe mwR,E Rh15 EV IIL1�lY�E55 ! r I I ! 71 29 28 EASENSNT I I 9,140 5F c)) f � 8,961 SF(G} I I 5, 6' roc scxLN 8.232 SF�IJ)' fI . +22 ' ! 1 5, FF. 26 ERSEMEI17 L rr• 4II5 I I SS39'Ixi f 9E5 /--�L� 40' Mp[ Sl" ONRIN WSf YEN1 I I % 'r I I 27 - ,.nT 7,39Q sF n .2 ' •15i 60.0p 660f I I 1._1 I Oa.AP Exlsnrs v�,ovEnTr I ldlC W r_ ERCNIRIN SEM 4 1 -- �J I r� -- 25 1 2a1 z� I zz 7,500 7,499 SF 1,496 S I Ii I 0 ,�7,85 7'9�qF � 13�3290126 SF 1I + I rF. 4xo.5 v\\— I III I - I - - L, - - - - - - NES2515 ri1 515Ef i �I '2uI�SFg 7- 4195 it -.--- - - LI2fICl L L'41NnF �.. -. 4 ---------- 135 f� rl '.IIL6� pn AINAff 1 i,V 66' 60[J' 65M� •. — 1 7,2u�sf I 16 I I iI I l i g I I I L FF- aas I J � FF- 4 SF 15 14 _ L rr= °A5 7.847 SF 7,000 SF I 7,800 SF 7,800 SF fF= ,19.5 R= 4195 Ir- ul 7,$'QQ 5F �- `n a,2n SFI —I} — J I rr. 4s5 1 ,13 � 17 7,201 5F I i I I� I i I— — J —J L I I � L J I- —. _�I _._ — .J L ,. g 1 'IST 7.209 5F 120,0Y 99,95 6600 W..ar I 60L7 60.M' 60.00' J f �. - _� I- �-- - -1 f- - -i 2 � DETENTION TRACT A I 1 I I 116 I- s1 rT-,�! I 14,947 SF 10 9 I $ 7 6 L W J 1 7,857 SF 7,800 SF 7.800 SF Er. ay 7,�Q0 rr- ue 7'IF= 1 7,800 rr= u9 I I 1 1 11 R-,xo 11 I 1 1 1 I I d L_J L_A L J L_ 8,535 SF L iT-4x55 �J I soar WWI" i4 sn x9' r ®' I 4- E FASE NT (TrPIs � TRACT D NE a 2ND STREET — 51 SF — — — ----------------EET _` - _ - - F - GRAPHIC SCALE so 9x ( IN MET 1 CITY OF RENTON FILE NUMBER CfTY OF RENTON LAN& RECORD NUMBER —_. lifarriaroM SF SWARE roor FF _ FMlS nL (G) Wss (N) �fr BSRL su#DIN(.• SErEAp: Lur P94POSLD LOT eMS Yf lIibio 'b eniiic`T. on nri t�F t�{�iP)•F�I�=ECtg�IFy]I� ®[jyCi7i7ta31�U]][:fl6Y7� Gi�C�AQ4F1J7Rl�iFYb76G� F*�(YIf f91.� f 1Gi1F?�FSIhLrY71� LTA+1,1 kk�rfc�El:liik7YYll� [911)♦ r4�r4�T•ia�ri�t.IFf�Fyrt,rc� [,M,111 Fib 17�F7H�t7 �L� ®k[�SL� Fi[LI:ti'E1:KY11kY]i GSY� Fi F! f fj[+'r� FI•�"f � F7c1kL�FRA'LI1671� Ff:FI•'1l RT R#1 E F1 � DEPARTMENT OF COMMUNITY D ��f AND ECONOMIC DEVELOPMENT ll�ll M E M O R A N D U M DATE: December 17, 2012 TO: Jan Illian, Plan Review Engineering FROM: Jennifer Henning, Current Planning Manager SUBJECT: Beclan Place Final Plat Comments (LUAlz-094, FP) I've reviewed the final plat submittals for Beclan Place and have the following comments: The plat is vested to the Residential -5 du/oc (R-5) standards as follows: Maximum Density: 5 dwelling units per acre Minimum Lot Size: 7,200 square feet 1 Minimum Lot Width: 60 feet for interior lots, 70 feet for corner lot. Minimum Lot Depth: 70 feet Minimum Front Yard. 15 feet for a primary structure; 20 feet for a, detached garage. For a unit with alley access garage, the front yr primary structure shall be reduced to 10 feet if all parking is pro, the lot with access from a public right-of-way or alley. Side Yard Along a Street. 15 feet Minimum Side Yard., 5 feet 1. The followinlz lots need to be revised to have a minimum width of 70 feet to meet minimum lot width for corner lots: Lot 1 and 20. And, several lots are irregular in shape, and some of these do not appear to meet the minimum lot width. Please provide the lot width for Lots 19, 25, and 26. City Code provides the following definitions for calculating lot width: LOT MEASUREMENT S- MINIMUM WIDTH: Width between side lot lines at their foremost paints (i.e., the points where the side lot lines intersect with the street right-of-way line) shall not be less than eighty percent (80%) of the required lot width except in the cases of (1) pipestem lots, which shall have a minimum width of twenty feet (20) and (2) lots on a street curve or the turning circle of cul-de-sac {radial lots), which shall be a minimum of thirty five feet (35'). (Ord. 452Z 6-5-1995) h:\cedlplanning\current planning\projects`..12-094..jan',,planning comments.docx Jan Illian Page 2 of 2 December 17, 2012 Width of a lot shall be considered to be the average distance between the side lines connecting front and rear lot lines, except for pipestem lots, where the pipestem portion of a lot shall. be ignored for purposes of calculating the average width. Pipestem Width and Length: The pipestem shall not exceed one hundred fifty feet (150') in length and not be less than twenty feet (20') in width. The portion of the lot narrower than eighty percent (80%) of the minimum permitted width shall not be used far lot area calculations nor for measurement of required front yard setbacks. Land area included in private access easements shall not be included in lot area calculations. Wetland 2. A split rail fence is required around the edge of -the wetland and buffer installed prior to recording of the plat. h:%cedlplannin&urrent planninglprojects112-094.janlplanning comments.docx CITY OF RENTON AUG Q 2 2012 June 27, 2012 RECEIVED Novastar Development, Inc CITY CLERKS OFFICE Attn: G. Wayne Potter 18215 72"d Ave South Kent, WA 98032 Subject: Minor Amendment Approval —Beclan Place Preliminary Plat LUA-07-041— 255 Jericho Ave NE Dear Mr. Potter, We have reviewed your request for a minor amendment to the approved Beclan Place preliminary plat. The preliminary plat was for 31 residential lots, and located at 255 Jericho Ave NE. The minor changes are approved as submitted. These revisions are approved as a minor amendment to the preliminary plat, as allowed by Renton Municipal Code (RMC) 4-7-080M. The preliminary plat can be completed with an open stormwater detention pond in compliance with the 2005 KCSWM. The plat can be revised to reduce the total number of lots from 31 to 30 lots. Renton's maintenance procedures have been revised since the original preliminary plat was approved, and the long term ownership and maintenance of these drainage facilities will be transferred to the City following completion of the project. The proposed revisions to the lot orientation and access are also approved. The plat will now be designed to eliminate all direct driveway access to the new lots from Jericho Ave NE, with these four lots having direct access to the internal roadway system. Lots 19 and 20 can also be reoriented as proposed to reduce the number of lots with direct driveway access to Hoquiam Ave NE. The removal of the house on Lot 21 is allowed with the proper demolition permits. The landscape plan appears to be in order, and is still under review for the details. The request for deferral of the landscaping will require a separate no cost application for deferral. We support the request, subject to posting a security device of 150% of the estimated cost for the deferred landscaping. You can contact Jan Illian for further details for the formal deferral process, which will need to be completed prior to final recording of the plat. The tree preservation plan also is approved as submitted. Tree protection measures are required for all 33 listed retained trees. These measures include fencing, signage, mulch, and no material storage within the drip areas of the trees. These measures are required through both the plat construction phase and the individual house construction phase for the new lots. We are still reviewing the submitted street lighting plan. We wish to continue exploring an alternate approach to street lighting for these residential streets. Our strong preference is for pedestrian level LED lights, and to discontinue the installation of new cobra style lights on our residential streets. Our hope is to find a cost neutral balance for you to install as many pedestrian level LED lights for the project in lieu of the old cobra head lights and lighting level standards for residential streets. We will be in touch to discuss this opportunity. The approved amended preliminary plat conditions are listed below. The approved revisions include an additional condition for compliance with Renton's Residential Design Guidelines. Minor Amendment Approva. — Beclan Place Preliminary Plat June 27, 2012 Amended Conditions of Approval for the Beclan Place Preliminary Plat The proposed subdivision of Beclan Place Plat, as accepted by Renton for complete application on June 12, 2007, and granted preliminary plat approval by Renton City Council on November 5, 2007, is granted approval of minor amendments to the preliminary plat, subject to the following conditions of final plat approval: 1. The applicant shall comply with all requirements of the Determination of Non -Significance — Mitigated that was issued by the Environmental Review Committee on July 9, 2007. 2. A revised landscape plan shall be submitted prior to final plat approval to the Development Service Division project manager for review and approval. The revised landscape plan shall include one additional tree within the front yard area of Lot 27 and two trees within the front yard areas of Lots 28,30,and 31. 3. The applicant shall be required to place "No Parking" signage along the 26-foot wide private access easement prior to final plat approval. 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 shared roadway, and utility improvements. A draft of the document(s) 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 the recording of the final plat. S. All future houses within the plat shall substantially conform to the guidelines listed in Renton Municipal Code (RMC) 4-2-115 Residential Design and Open Space Requirements. The City shall review and approve modifications from strict adherence to the prescribed standards provided the applicant demonstrates design alternates meeting the spirit and intent of the guidelines. The houses shall otherwise be in conformance with applicable vested R-5 zoning setback requirements and other associated land use standards for development. 6. A Native Growth Protection Easement shall be recorded over the wetland and buffer area (Tract B) prior to or concurrent with the recording of the final plat map. 7. The edge of the wetland and stream buffers shall be delineated with a split rail fence and identified with signage as approved by the Development Services Division Project Manager. A fencing and signage detail shall be submitted to the Development Services Division project manager at the time of Utility Construction Permit Application for review and approval. The fencing and signage shall be installed prior to the recording of the final plat. 8. The trees proposed to be retained throughout the project shall be shown on each of the plan sheets submitted as a part of the Utility Construction Permit Application and protection measures for the trees to ensure survival during construction of the project shall be submitted for review and approval by the Development Services Division project manager prior to the issuance of a Utility Construction Permit. This decision to approve the minor amendment to the Beclan Place Preliminary Plat is subject to a fourteen (14) day appeal period from the date of this letter. Any appeals of the administrative decision must be filed with the Renton City Clerk's office by 5:00 pm, July 11, 2012. If you have any further questions regarding requirements for this project, please contact Jan Illian at 425-430-7216 or at Llian@ rentonwa.gov. 2 Minor Amendment Approva, — Beclan Place Preliminary Plat June 27, 2012 Sincerely, Neil Watts, Director Development Services Director cc: Chip Vincent Kayren Kittrick Jennifer Henning Jan Illian REAL ESTATE INVESTMENTS, LAND DEVELOPMENT, PROJECT MANAGEMENT June 19, 2012 COURIER DELIVERY Jennifer Henning, AICP Planning Manager City of Renton Planning Division 1055 South Grady Way Renton, WA 98057 RE: Preliminary Plat of Beclan Place — Minor Amendment City of Renton File No. LUA-07-041, PP, ECF BCE Job No. 156151 NS Job No, 9172 Dear Jennifer: City of Renton Planning Division JUN 19 On behalf of The Quadrant Corporation, I am submitting the following documents for your use in reviewing the proposed minor amendment to the preliminary plat of Beclan Place: 1. Three copies of the amended Erosion Control Plan, Grading, Demolition Plan, and Tree Plan (Sheets C-2, C-3, and C-3A) prepared by Schweikl and Associates, PLLC dated June 19, 2012 2. Three copies of the amended Composite Utilities and Horizontal Control Plan (Sheet C-23) prepared by Schweikl and Associates, PLLC dated June 19, 2012 3. Two copies of the Storm Water Technical Information Report (TIR) prepared by Schweikl and Associates, PLLC dated June 19, 2012 4. Three copies of the amended Landscape Planting Plan prepared by The Roper Company dated June 19, 2012 5. Three copies of the amended Street Lighting Design and Analysis/Calculations prepared by Herman Traffic Engineering dated June 14, 2012 As allowed in RMC 4-7-080(M)(3), we have made minor revisions to the preliminary plat of Beclan Place approved by the City of Renton Nearing Examiner on August 30, 2007. We are requesting an administrative minor modification to the approved preliminary plat based on the following summary of the proposed revisions: Open Storm Detention Pond/Lot Reduction: The original storm drainage plan for this project was to utilize an underground wet vault. However, due to the expense of a concrete vault of this size, we are now proposing an open storm detention pond (see Sheet C-2). As part of the analysis/design of the detention pond we have revised the TIR analysis to verify the pond volumelstorage as required per the 2005 King County Surface Design Manual (KCSWDM) and the KCRTS program. To provide the adequate area needed for the open storm detention pond (side slopes, maintenance access road, etc.), we eliminated the adjacent lot directly east of the storm pond. Therefore, the total number of lots has been reduced from 31 to 30 lots. 18216 72ND AVENUE SOUTH KENT, WA 98032 (425) 251-6110 (425) 251-8782 FAX WWW.NOVASTARDEV.COM Jennifer Henning, AICP Planning Manager City of Renton Planning Division -2- June 19, 2012 2. Lot Orientation/Access: The original preliminary plat layout had Lots 1 through 4 obtaining direct access to Jericho Avenue N.E. We have now eliminated all direct access to Jericho Avenue N.E. by reorienting these four lots to have direct access to the internal road (N.E. 2nd Place) or to N.E. 2nd Street. Due to the amount of traffic on Jericho Avenue N.E., we believe this is an improvement to the plat and will eliminate conflicts with cars entering/exiting from independent driveways on Jericho Avenue N.E. versus a controlled intersection. We have also reoriented Lots 19 and 20 to have direct access to the internal road of N.E. 2nd Street. Once again, by reducing the number of lots accessing Hoquiam Avenue N.E. we eliminate potential conflicts with through traffic from the surrounding developments. 3. House Demolition: The house on Lot 21 was originally going to remain. However, The Quadrant Corporation has elected to have the house demolished and revise the adjacent lots accordingly. Prior to removal, we will obtain the proper permits for demolition. 4. Landscape Plan: The enclosed landscape plan prepared by The Roper Company has been revised to incorporate the revised lot configurations as well as the open storm pond. We have provided a note on the enclosed plan asking for approval to delay the installation of all lot landscaping (other than the storm pond and the planter strip along Jericho Avenue N.E.) during home construction and instead requiring the landscaping to be installed prior to the Certificate of Occupancy. In doing so, we can assure that the trees/shrubs will not get damaged during home construction. We have also indicated the location of a proposed entry sign at the intersection of N.E. 2nd Place and Jericho Avenue N.E. The entry sign will be located within an easement that is granted to the Beclan Place Homeowners' Association. Prior to installation, a sign permit will be obtained as required by the RMC. 5. Significant Trees: The enclosed grading and tree protection plan prepared by Brant Schweikl, P.E., with Schweikl and Associates, PLLC reflects the proposed changes to the significant tree retention plan. As required by code (and the Hearing Examiner's approval), 36 significant trees are to be retained (or 25 percent of the total number of significant trees on site). The original tree retention plan approved by the City was for the retention of 33 trees (22 trees within Tract A, 11 trees on the lots). The enclosed amended plan retains the same 22 trees within Tract A and 11 different trees throughout the lots within the plat, for a total of 33 significant trees. As a matter of fact, the trees being retained, based on the amended plan, save several of the larger trees located on site. We have also exceeded the three replacement tree requirements by utilizing 2-inch caliper deciduous trees and 8-foot minimum coniferous trees for all lots and the proposed storm pond. 6. Amended Illumination Plan: As a result of the minor lot changes, we have revised the Illumination Plan to reflect driveways and utility locations. The proposed electrical cabinet for the street lights (11 aluminum cobra head/HDS) has been located between Lots 18 and 19 to avoid conflicts with other utility stubs. The enclosed street lighting design calculations provide the average lighting levels based on the City of Renton standards. Jennifer Henning, AICP Planning Manager City of Renton Planning Division -3- June 19, 2012 Please review the enclosed documents and contact me if you have any questions or need additional information. I am confident that the enclosed plans meet or exceed the code requirements that were in effect at the time of the preliminary plat approval. Thank you. Respectfully, Ur G. Wayne Potter Vice President GWP/ps/dm/kn 15615c.001.doc enc: As Noted cc: Cory Watson, The Quadrant Corporation (w/enc) Brant Schweikl, Schweikl and Associates, PLLC Marc Rickabaugh, RPD Construction Randy Weber, Novastar Development Inc. Sandy Bailey, Novastar Development Inc. Jennifer T. Hennin From: Wayne Potter jwpotter@novastardev.com) Sent: Wednesday, June 20, 2012 9:57 AM To: Jennifer T. Henning; Steven Pinkham Cc: Randy Weber; Marc Rickabaugh; Watson, Corey; Brant A. Schwelkl (bschweikl@sacivil.net); Torn Barghausen; Sandy Bailey Subject: RE: Tree Protection Fence - Beclan Place Attachments: Beclan Place.pdf Importance: High Jennifer and Steve, I wanted to provide you a quick update regarding the tree's at Beclan Place. Quadrant has hired Mr. Galen M. Wright, Certified Forester/!SA Board Certified Master Arborist with Washington Forestry Consultants, Inc. to accurately locate the drip lines of protected tree's at Beclan Place. We plan to walk the site tomorrow morning and flag the drip lines based on his recommendations. We have also secured a fence contractor who is ready to install the fencing (per the attached detail) once the drip line has been flagged. I have also placed an order for the "No Trespassing — Protected Trees" sign per the detail below: NO TRESPASSING PROTECTED TREES Our surveyor has flagged the trees in the field and the clearing contractor has provided access for the arborist to each tree. Once he has flagged the drip lines, and have your approval of the attached detail, we will install the protection fence. Once the fencing has been installed along with the signs, we will have the arborist come back to site and verify that the fencing was installed along the drip lines. With that said can you please review and rovide approval of the attached detail at your earliest convenience so that we can-kee-p-moving forward and not delay the clearing contractor? Thanks. G. Wayne Potter I Vice President I Novastar Development, Inc. 18215 72nd Ave. South, Kent, Washington 98032 (425) 656 -- 7435 Direct 1 (206) 255-7106 Cell D � Planning Division �pn0 ° Date 4 ,r From: Wayne Potter Sent: Tuesday, June 19, 2012 1:01 PM To: Jennifer T. Henning Cc: Steven Pinkham (Spin khamOlkentonwa.gov); Randy Weber; Marc Rickabaugh; Watson, Corey Subject: FW: Tree Protection Fence - Beclan Place Importance: High Jennifer, Attached is the proposed tree detail for the fencing at Beclan Place. Please review with Steve and provide us your approval as soon as possible. Thanks. RA FM MA AMON ak� G. Wayne Potter ! Vice President I Novastar Development, Inc. 18215 72nd Ave. South, Kent, Washington 98032 (425) 656 — 7435 Direct 1 (206) 255-7106 Cell From: Sandy Bailey Sent: Tuesday, June 19, 2012 12:32 PM To: Wayne Potter Subject: Tree Protection Fence 2 Beclan Place _ Conditions of Development (Sumo . ) LUA07-041 Project Condition Source of When Compliance is Party Notes Condition Required Responsible The applicant shall comply with the SEPA During clearing, Applicant recommendations found in the grading, and home geotechnical report prepared by construction_ Icicle Creek Engineers, dated May 17, 2006. The applicant shall be required to SEPA Prior to construction Applicant provide a Temporary Erosion and permit. Sedimentation Control Plan (TESCP) designed pursuant to the Department of Ecology's Erosion and Sediment Control Requirements outlined in Volume 11 of the most current Stormwater Management Manual and provide staff with a Construction Mitigation Plan prior to issuance of Construction Permits. This condition shall be subject to the review and approval of the Development Services Division The detention system for this SEPA Applicant project shall be required to comply with the requirements found in the 2005 King County Surface Water Design Manual to meet both detention (Conservation Flow control — a.k.a. Level 2) and water quality improvements. The applicant shall pay a Parks SEPA Prior to recording Applicant Mitigation Fee based on $530.76 per each new single family lot. The fee is estimated at $15,922.80 The applicant shall pay a Traffic SEPA Prior to recording Applicant Mitigation Fee in the amount of $75 for each new net daily trip prior to the recording of the final plat. It is anticipated that the proposed project would result in the payment of $21,532.50 (287.1 net new daily trips x $75 = $21,532.50), Staff recommends that the applicant SEPA Prior to recording Applicant pay a Fire Mitigation Fee based on $488.00 per new single family lot prior to the recording of the final plat. The fee is estimated at $14,640-$488 x 30 = $14,640 -- BecIan Place Conditions of Development (Summi.-.,) LUA07-041 City Council Prior to the recording of Applicant A revised landscape plan shall be Appeal the final plat. submitted prior to final plat approval Decision to the Development Service Division project manager for review and approval. The revised landscape plan shall include one additional tree within the front yard area of Lot 27 and two trees within the front yard areas of Lots 28, 30, and 31. City Council Prior to the recording of Applicant The applicant shall be required to Appeal the final plat place "No Parking" signage along Decision the 26-foot wide private access easement prior to final plat approval. A homeowner's association or City Council Prior to recording of the Applicant maintenance agreement shall be Appeal plat. created concurrently with the Decision recording of the final plat in order to establish maintenance responsibilities for shared roadway, stormwater and utility improvements. A draft of the document(s) 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 the recording of the final plat. A Native Growth Protection City Council Prior to recording of the Applicant Easement shall be recorded over Appeal plat_ the wetland and buffer area (Tract Decision B) prior to or concurrent with the recording of the final plat map. The edge of the wetland and stream City Council Prior to recording of the Applicant buffers shall be delineated with a Appeal plat. split rail fence and identified with Decision signage as approved by the Development Services Division Project Manager. A fencing and signage detail shall be submitted to the Development Services Division project manager at the time of Utility Construction Permit Application for review and approval. The fencing -and-signage-shall- be-instatle?d-prior- to the recording of the final plat. Y CITY OF RENTON ADDENDUM TO ENVIRONMENTAL DETERMINATION OF NON -SIGNIFICANCE - MITIGATED (DSN-M) Pursuant to WAG 197-11-600 (4) (c) and WAC 197-11-625 Addendum to Beclan Place as Addended by the City of Renton (LUA-07-041, PP, ECF) Determination of Nan -Significance {DNS -MY Date of Addendum: June 2, 2008 Date of Original Issuance of SEPA Threshold Determination: July 9, 2007 Proponent: Steve Beck, Amberwood LLC; Brant Schweiikl, Schweikl & Associates Application File: LUA-07-041, PP, ECF Project Name: Beclan Place Preliminary Plat Proposal 1 Purpose of Addendum: The City of Renton issued a Determination of Non - Significance for The Plat of Beclan Place on July 9, 2007. The project description did not include necessary reference to the lengths of 12" water main pipe that are now included in the final water distribution system design documents prepared by Roth Hill Engineers, King County Water District 490 consultant . The 12" water main was determined to be necessary by the District Consultant due to the fact that the project lies adjacent to a pressure zone boundary and the project is proposing single-family residences that a will be larger than 3,600 square feet of living space and therefore will require additional fire flow, hydrants and main capacity on the dead end lines proposed by the District to obtain required flow capacity. The City of Renton is hereby issuing a SEPA Addendum pursuant to WAC 197-11-600. King County Water District #90 will own and maintain the proposed water distribution system within The Plat of Beclan Place, including the proposed 12" water main which is the subject matter of this addendum. This Addendum is appropriate because it contains only minor new information not included in the original Determination and there are no environmental impacts related to inclusion of the new information. Location: 255 Jericho Ave NE, Renton, WA KCA No. 1523059065, 1523059064, 15223059090,1523059116 Lead Agency: City of Renton, Department of Community & Economic Development Review Process: Addendum to previously issued Determination of Non -Significance - Mitigated (DNS-M) Additional Information: If you would like additional information, please contact Jennifer Henning, Planning Manager, City of Renton, Planning Division, Department of Community & Economic Development at (425) 430-7286. There is no comment period for this Addendum, dated April 28, 2008 issued by the City of Renton Environmental Review Committee. ENVIRONMENTAL REVIEW COMMITTEE SIGNATURES: Gregg Zi Public 1N rtment r Terry Higashiyama, Administrator Community Services Department I. David Daniels, Fire Chief Renton Fire Department F � Alex Pietsch, Administrator Department of Community & Economic Development DATE TE '7- DATE DATE From: Rocale Timmons To: Stacy Tucker Date: 4/2/2008 4:24:03 PM Subject: Parry of Record Request Bev Miller 14109 SE 182nd Street Renton, WA 98058 206-229-2349 Can you please make her a party of record for the following files. LUA07-041 LUA07-012 LUA06-087 LUA07-032 LUA04-149 Thank you, Stacy. Rocale Timmons City of Renton Development Services 1055 S. Grady Way Renton, WA 98057 (425) 430-7219 (425) 430-7300 rtimmons@ci.renton.wa.us Y CITEF 1ENTUN # City Cleilc Kathy Keolker, h[ayor - - Bonme I. Walton- November 7, 2007 ` Steve Beck 19129 SE 145th St. Renton, WA 9805$ Re: Beclan Place Preliminary Plat, File LUA-07-041, PP; ECF 255 Jericho Ave. NE Dear Mr. Beck, At the regular Council meeting of November 5: 2007, the Renton City Council adopted the recommendation of the Committee of the .Whole 'to reject the recommendation of the Hearing Examiner, to deny, and instead to grant approval of the.Beclan Place Preliminary Plat, subject to conditions.#I through.4, and #6 through 8, as, forth in the City staff report dated August 14, 2007; %Copy of the approved Committee report is enclosed. Pursuant -to RCW, a'final plat meeting all requirements of State law .and Renton Municipal Code shall be.submitted to the City for approval within five years of the date of preliminary plat approV41. If I can provide additional inorrhation or assistance, please feet free to call. Sincerely, Bonnie I. Walton City Clerk Eric.' cc: Mayor Kathy Keolker . Council President Toni Nelson Jennifer Henning,'Prin6pal.Planner Parties of Record (7) 1055 South Grady Way. - Renton, Washington 98057 - (425) 430-6510 FAX (425) 430-6516 R E N T Q N AREAD OF THE CURVY. This paper contains 50% recycled material; 30%pest consumer Brant Schweiki Schweikl & Associates, PLLC 705 S 9th Street ste: #303 Tacoma, WA 98405 tel: (253) 272-4451 eml: bschweikl@msn.com (contact) Kerwin & Heather Sneed 255 Jericho Avenue NE Renton, WA 98059 tel: (425) 227-6333 (owner) �i� v� �ev►-�tJn; J;Ll 17On j Wa 4 re n K, PARTIES OF RECORD BECLAN PLACE PRELIM PLAT LUA07-041, PP, ECF Steve Beck Amberwood LLC 19129 SE 145th Street Renton, WA 98059 tel: (425) 444-0461 (owner / applicant) Norman Green 5008 NE 2nd Street Renton, WA 98059 (party of record) Craig & Catherine Landon 10520 169th Avenue SE Renton, WA 98059 tel: (425) 271-0611 (owner) Jennifer McCall Lozier Homes Corporation 1203 114th Avenue SE Bellevue, WA 98004 tel: (425) 454-8690 (party of record) Updated: 07/13/07 (Page i of 1) November 5, 2007 Renton City Council Minutes Page 381 APPEAL Committee of the Whole Appeal: Beclan Place Preliminary Plat, Beck,. PP-07- 041 District 925, Renton water and sewer, and the Renton School District. Existing King County zoning is R-4 (four dwelling units per gross acre), and the Renton Comprehensive Plan designates the area as Residential Single Family, for which R-8 (eight dwelling units per net acre) zoning is proposed. He pointed out that the Planning Commission reviewed possible commercial zoning along Duvall Ave. NE, but recommended holding off until the widening of the street occurs. Turning to the fiscal impact analysis that assumes 26 existing single-family homes and 17 new single-family homes, Mr. Erickson estimated a deficit of $3,009 at current development and a surplus of $4,429 at full development. The one-time parks acquisition and development cost is estimated at $33,102. He concluded that the annexation proposal is consistent with City policies and Boundary Review Board objectives. Public comment was invited. Charles Grass (Renton) encouraged the City to change the zoning along Duvall Ave. NE to commercial sooner rather than later. There being no further public comment, it was MOVED BY LAW, SECONDED BY NELSON, COUNCIL CLOSE THE PUBLIC HEARING. CARRIED. MOVED BY BRIERE, SECONDED BY CLAWSON, COUNCIL EFFECTUATE THE 7.6-ACRE MARSHALL ANNEXATION AND HOLD FIRST AND SECOND READINGS OF THE ANNEXATION AND R=8 ZONING ORDINANCES ON 11/19/2007. CARRIED. Council President Nelson presented a Committee of the Whole report regarding the Beclan Place Preliminary Plat appeal. The Committee met on this appeal on 10/22/2007. Committee member Terri Briere was not present. The Committee found that there is substantial error in fact and law in the Hearing Examiner's recommendation to the City Council and therefore, the Committee recommended that the Hearing Examiner's recommendation be rejected and instead, Council grant approval of the appellant's request subject to the conditions listed below. The subject property is the Beclan Place Preliminary Plat located at 255 Jericho Ave. NE and Hoquiam Ave. NE. The applicant/appellant, Steve Beck, submitted an application to subdivide this 7.1-acre site into 31 lots for future single-family homes. The property is located in the R-4 zone, but is vested to R-5 standards. In its report to the Hearing Examiner, City staff recommended approval of the plat subject to eight specific conditions, which were set out in its report dated 8/ 14/2007. Condition No. 5 required the applicant to revise the preliminary plat map "to reflect an alley loaded layout for review and approval" pursuant to City Code 4-7-150(E)(5). On 8/30/2007, the Hearing Examiner held a hearing on this matter and concluded that "This office cannot recommend approval of this plat as currently configured." The Hearing Examiner thus, recommended denial of the Beclan Plan Preliminary Plat application unless the applicant was to submit another application with an alley access. Appellant Beck cited errors of fact and law by the Hearing Examiner. Although the appellant acknowledged the City Code provision's preference for alley - loaded access, he believed that the requirement to place an alley in his subdivision was not feasible for various reasons. These reasons included: an increase in impervious surface area causing additional storm detention needs, increased criminal activity resulting from alleys in residential neighborhoods, additional financial burdens in having to reconfigure and lose available lots and •November 5, 2007 Renton City Council Minutes Page 382 safety issues resulting from conflicts in turning movements, and likely traffic backup. The Committee's recommendation decision is solely limited to the record, the Hearing Examiner's report, the notice of appeal, and additional submissions by parties per City Code 4-8-110(17)(6). No new or additional testimony or evidence can be considered per City Code 4-8-110(17)(5). Based on the foregoing, the Committee found that a substantial error in fact and law exists in the record_ The Committee reached this decision based on all the factors presented by the appellant, in that when taken as a whole and viewed under the totality of the circumstances, the requirement of an alley in the Beclan Plat is not feasible. Furthermore, the Committee found that the Hearing Examiner incorrectly applied what is "feasible" in attempting to interpret what the Council intended in the context of City Code 4-7-150(E)(5). Therefore, the Committee recommended that City Council reject the Hearing Examiner's recommendation to deny the plat, and recommended approval of the plat without the requirement of an alley loaded access. The Committee further recommended that the approval of the plat shall still be subject to conditions No. 1 through 4 and 6 through 8 set forth in the City staffs 8/14/2007 report. Additionally, the Committee recommended that Council refer City Code Section 4-7-150(E)(5) to the proper Committee to re-evaluate the ordinance to determine whether an amendment is necessary to limit the application of this provision to small lot subdivisions, or in the alternative, to recommend alternate changes to the language of this ordinance. MOVED BY NELSON, SECONDED BY LAW, COUNCIL CONCUR IN THE COMMITTEE REPORT. CARRIED. ADMINISTRATIVE Chief Administrative Officer Covington reviewed a written administrative REPORT report summarizing (lie City's recent progress towards goals and work programs adopted as part of its business plan for 2007 and beyond. Items noted included: City Hall Information Desk Volunteers were recently presented certificates of appreciation at a dinner hosted by City Clerk Division staff. Since the program's establishment in 1984, volunteers have given over 53,000 hours of excellent service to the City. * The second "Ahead of the Curve" job fair for The Landing will be held on November 13 aI Renton Technical College. * The Renton Fire Department reminds everyone that working smoke detectors save lives and a malfunctioning smoke detector provides a false sense of security. * The Federal Emergency Management Agency will host a public meeting on the new preliminary floodplain maps on November 8 at City Hall. AUDIENCE COMMENT Inez Petersen (Enumclaw) commented on the need for better maintained Citizen Continent: Petersen - pavement on City streets, and also on the declaration of blight and community Highlands Area renewal discussed last year by the City regarding the Highlands area Redevelopment redevelopment. Councilman Clawson commented on the past consideration of the State Community Renewal Act as an option for the Highlands area redevelopment, noting that Council determined not to proceed with using the Act. He further noted that one of the reasons the Act was considered was to preserve affordable housing in the Highlands area. COMMITTEE OF THE WHOLE COMMITTEE REPORT November 5, 2007 ArPROVED BY GUST COUNCIL Date Z1_ ', BFCL 101, PRE L)�MINARY Pi A'T'A1�PE iL P'iie No. LUA-07-941 PP;'ECF (Referred October i, 2001 ' The Committee of the Whole ("Committee") met on this appeal on Monday, October 22, 2007. Committee member Terri Briere was not present. The Committee finds that there is substantial error in fact and law in the Hearing Examiner's recommendation to the City Council and therefore, this Committee recommends that the Hearing Examiner's recommendation be rejected and instead, the Council grant approval of the Appellant's request subject to the conditions listed below. The subject property is the Becian Place Preliminary Plat.located at 255 Jericho Avenue NE and Hoquiam Avenue NE.- The Applicant/Appellant, Steve Beck submitted an application to subdivide this 7.1 acre site into 31 lots for future single-family homes. The property is located in the R-4 zone, but is vested to-R-5 standards. In its report to the Hearing Examiner, the City, staff recommended approval of the plat subject to eight (8) specific conditions, which were set out in its report dated August 14, 2007. Condition #5 required Applicant to revise the -.preliminary plat map "to reflect an alley loaded layout for review and approval pursuant to RMC 4-7-150(E)(5). On August 30, 2007, the Hearing Examiner held a hearing in this matter and concluded, "This office cannot recommend approval f thus plat as currently configured." The Hearing Examiner thus, recommended deniale Beclan Place Preliminary Plat application unless the applicant. was to submit another application with an alley access. Appellant Beck cited errors of fact and law by the Hearing Examiner. Although Appellant acknowledged the code provision's preference for alley -loaded access, he believed that the requirement to place an alley in.his subdivision was not feasible for various reasons. These reasons included: an increase in impervious surface area causing additional storm detention needs, increased criminal activity resulting from alleys in residential neighborhoods, additional financial burdens .in having to reconfigure and lose available lots:and safety issues resulting from conflicts in turning movements, and likely traffic backup. This Committee's recommendation decision is solely limited to the record, the Hearing Examiner's report, the notice of appeal and additional submissions by parties. (RMC 4- 8-110F(6)). No new or additional testimony or evidence can be considered. (RMC 4-8- 110(F)(5)) Based on the foregoitig, this Committee finds that a substantial error in fact and law exists in the record. a RENTON CITY COUNCIL Regular Meeting October 22, 2007 Council Chambers Monday, 7 p.m. MINUTES Renton City Hall CALL TO ORDER Mayor Kathy Keolkcr called the meeting of the Renton City Council to order and led the Pledge of Allegiance to the flag. ROLL CALL OF TONI NELSON, Council President; RANDY CORMAN; DON PERSSON; COUNCILMEMBERS MARCIE PALMER; DENIS LAW; DAN CLAWSON. MOVED BY NELSON, SECONDED BY CORMAN, COUNCIL EXCUSE ABSENT COUNCILMEMBER TERRI BRIERE. CARRIED. CITY STAFF IN KATHY KEOLKER, Mayor; JAY COVINGTON, Chief Administrative ATTENDANCE Officer; ZANETTA PONTES, Assistant City Attorney; BONNIE WALTON, City Clerk; MARTY WINE, Assistant CAO; GREGG ZIMMERMAN, Planning/Building/PubliC Works Administrator; ALEX PIETSCH, Economic Development Administrator; TERRY HIGASHIYAMA, Community Services Administrator; MIKE. WEBBY, Human Resources Administrator; GERALD R.ERECICH, Recreation Director; PREETI SHRIDHAR, Communications Director; SONJA MEJLAENDER, Community Relations & Event Coordinator; DEPUTY CHIEF ROBERT VAN HORNE and BATTALION CHIEF/SHIFT COMMANDER KRIS HANSON, Fire Department; COMMANDER KATIE MCCLINCY, Police Department. PROCLAMATION A proclamation by Mayor Keolker was read declaring the day of October 27, Make a Difference Day -- 2007, to be "Make a Difference Day" in the City of Renton, and urging fellow 10/27/2007 citizens to observe this day by connecting with friends, fellow employees, and relatives, and with religious, school, and civic groups to engage in projects benefiting the community. MOVED BY NELSON, SECONDED BY PALMER, COUNCIL CONCUR IN THE PROCLAMATION. CARRIED. SPECIAL PRESENTATION Community Relations & Event Coordinator Sonja Mejlaender introduced Vicki Community Event: Renton Hart, IKEA Renton River Days Board of Directors Chairman, who presented a River Days Wrap Up Report report on the 2007 City of Renton community festival held during the week of July 25 through July 29_ Ms. Hart thanked the City of Renton, sponsors and contributors, the media partners, and the Renton service clubs for their support and assistance. She reviewed the festival events, activities, entertainment, and exhibitions that took place, such as Kids' Day, the Chalk Art Contest, Nibble of Renton, and the Boatstock and Wakeboard Invitational. In conclusion, Ms. Hart expressed her appreciation for the many volunteers who contributed over 7,000 hours in planning for and assisting with the festival. APPEAL Council President Nelson reported that the appeal had been heard during the Committee of the Whole preceding Committee of the Whole meeting and the Committee report will be Report — Appeal: Beclan Place presented at the I 1/ 5 /2 0 07 Council meeting. Preliminary Plat, Steve Beck, PP-07-041 ADMINISTRATIVE Chief Administrative Officer Covington reviewed a written administrative REPORT report summarizing the City's recent progress towards goals and work programs adopted as part of its business plan for 2007 and beyond. Items noted included: Children ages 2 to 8 years, accompanied by an adult, are invited to the annual Boo Carnival on Saturday, October 27, from 10:00 a.m. to 12:30 p.m., for a spirited time of crafts, games, and inflatables. 01 V,aAu Beclan Place Preliminary Plat Timeline (File No. LUA07-041) CITY OF RENTON DEC 0 3 2007 February 23, 2006 — Pre -application meeting CITY c� RK oFIc4 April 16, 2007 — Application for Preliminary Plat Submitted April 27, 2007 — Application was deemed incomplete, letter was sent to applicant requesting additional information. June 12, 2007 --- Application was deemed complete, Notice of Application was posted on the property. July 9, 2007 -- Environmental Determination of Non -Significance — Mitigated was issued. August 14, 2007 — Public Hearing held with Hearing Examiner August 30, 2007 — Hearing Fxaiviner issues decision denying the Beclan Place Preliminary Plat. Proposed. Layout CITY FILE NO R f � r. t5F , ,1 BECLAN PLACE PRELIMINARY PEAT A PORTION OF THE- NW 1/4 OF THE NE 1/4 OF SEC 16, TWP 2$ N, RGE 6 E, VIM CITY OF RENTON, KING COUNTY, WASHINGTON 4' 4A LPHIC SCALE 7.1 ,w ,9 I I W 28 tl. ' }.f �11 SF 9 D i Ir 4 Ir 4 R tn6'1 d2g f ll ;'!, I � �`i� �1 BEC41.0 SF --,1'`.d. - 72DO SF i- ' �,.. ifs• T ir'�c- ~` r L�lr. qRf�,,.� —� Ir lr v �ARCE'k. " .NO $F 8 �7 ♦ B 5 �'RAu r,�,vBODA yF--I �ff I11\7SF $SZ SF'...,,. t rl NE 2ND rry � OWNERIAGENT ,�a.fi�izE SC t�islx STRRT : f VICINITY MAP (+2s) �ii-wmt � SITi ADDRESS . 255 ^0N° AMW 14 SURVEYOR mom 11ldTYA a 98059 lox *m>k 04 EANw,V70, NQ PARCEL NUMBERS IS7 %W ILLY. SLYTE.3K 152305w &:5M 149WIGm MD4-ma (2M 332-0110D � 52wols ENGINEER LEGAL DESCRIPTION 6gAW A. SOMM, Ft 'y SCWNFO{L w ASSXIAIV. FIE.0 WIAz9 105 SODAI 9TN STRm. am 303 tw f v rcWwm ttfx,2 u R rtAr fanm w TACO" WX90070 W405 f9Lk[ A a r1A w r>+'f R Ifmmi q p4 tpY,f (253) 272-iESf y fxnmFfp4 Afm xut rwfox Ar trlyd � vca � rAtuwt IA¢ wmwcrpr wotx er:ou mka xR 1` �urv.n.,rucaxo-a,a,rw<nvn.�oar TOTAL PROJECT AREA ru taceef a rfe tmxrc ntxRcroL xsarty u r rum506,61E Sr (7,06 ACNfS) ` ¢m.c ft m uosr sawr.izwtr comrf a for f tf AO 1VP:It2 A'AraOrt TSAtt fo4w POx; .¢cats wa a r f a Wf , v m rtrr w NUMBER OF LOTS ■ R If¢ r" a m1m tfi Wt f PSL a.mAWImx1mm LGL" J a rAlCr Ali Am M tLEI rplAl EIE SOfA.LTr mr mnrctmy ,00m`uifk_ ZONING Ef" ic" IK swim WE v w tm b re X R-+ SINGLE FANA.r RESIDENTIAL Ptwr r< itmwxR;. 1109ER ANUEMI)ON fkaowa ( AfIFA, CCN[ATq,I jIs) x to &UTWU OF tmrrr MR k c61Rt M iM DENSITY :z - KAT Ima imk aOn eRauau NifY CODE DWsY S OSU0 DN13/AC MoIR OHM awn tPsmlkery LmAa rw ?NW'M DOGGY • T.35 D'ADU% MWAM PmspAnarrmalmOkAIYD'Bmu¢ AFamo u . ^s• , DR `� MINIMUM LOT SIZE f] ~ rAfOt. v onmm .rr. xp Ao mWr msv roffw � LOT 1 - 11.111 Si GN b11CA3 7[ Iov NAEAppLT [m9p 7 ffl b. I� w fen 0 imam A w.m =T arw rww 3,TI9 SF {>mrutE'ACC�Ss EAgfILRII _ �- 9 Alm f�ru[vrf:¢tmrrn0c xsrm 1,n39 (N[) f MR y f Nr MR¢ ¢ W M fam (R lY LET q. LOT 7 . S'D6i F 'Z +wN w a k[ Wmal u+Afrla >b Rx rift Ilir v .wrp fu Am s r6r, APIx 6 mL tw1n61 LOT S • 5,034 S O mIY! OpF[fCt L 1[I� N1nN �IONf YsW a $ dim �r.YammOi'YI�'i.[ v S�40 w�1 a t� LOT I s Eyggl Y ('f d i rokr�E BUILDING SETBACKS u1 ff�woof� LOT I • 11,40 $F (OWSS) m ux *9 UW v trxr fW v M MIUfrf to 3,118 SF (P9I t ACCESS EASEMENT) r.+wxw exwmt V A w R r, q ra T.M 9F (WY) A An=osm w'wvm n a rutf, kv a tm w w WLOT 2 - S,OYI SF'i Ilimr W . rm9W:WW smm"y d a .IK Rar w IF vmMe xf.:Wf AS Nm tit LUi 1 C) GuN Sr �? �_.- t xk vgrfxaOr rIAR P"fA lWmfa nilyE tOY`41_ 5A94 SF +S ot911W r� ILk rQt 1ltll[y. � r � � � 8 �WIPEFIVIOUS AREA UTIL!TjlE15.17-7 SF wW1ft4M1R, OiCrlmlR: - IDlkm elnar CALL 48 HOURS gfpk:I: a`6Yrt 1 BEFORE YOU DIG �'" 3-600-424-5566 p'1 CITY FILE NO. Alley Added Layout BECLAN PLACE PRELIMINARY. PLAT" A PORTION OF THE- NW 1/4 OF THE NE 114 OF SEC 15, TWP 28 N, RGE 5 E, VIM E- -, I ' CITY OF RENTON, KING COUNTY, WASHINGTON flRAPBlC SCALE ^ I I 6 [.r—j I� 21 241 )._4,I:yy' ,�e•iaa-{III �t�, R. f ti F, d U SF. I m 17.23zU�5kF`ti `I_�.J;11. �? C) Irt+gs�"14`.Jr 1 �eL'7 f^`�•.}��af�uu, f I � it'SB�f � � ' ' I�"1 ', I i- - 2 1 y�-� �-.�- I I ;f a � _,I`•Trc6o�5i .14 �.lir-J�,- r .s sr 7aoD S 760U 7.8D0 Si I I'� I P 6 fj m»s, I, re.a ^I� � f — `��•� II�ARCEt e) ` ?,BDO SF n. Nr SF 11AW SF I��,ro 8,5315�LiSF ! ' NE 2ND STFtET s J 11! I rT... �I sa OWNER/AGENT "° S" seta •e,1915A 3Y 1R57N SMI "*�1i wAm6aclou ' MAP (+as) H+-act V=W7Y . N1E 34TI: ADDRESS > mAwmA 9 SURVEYOR WMK'NASNPIGTON SM51 w o x MptM LANO 6uxKnrrF YrC. PARCEL NUMBERS 15F ASUR Rkt 5T!1TE.3D1 N 1$23MOM SFAML WA31HU 9tID{-y59A 152341SB065 (m ,"MooENGINEER -1523059116115 LEGAL DESCRIPTION ORMT A S KWL. vc SPINEIXL Altp Ai0r14TEs, 1'L.G y y allrxgV 7c5 SDYW 9M 6rrrt[r, 9LVTE 3v.5 te„ a hxaorxe rtraxa, u ra fu, ArmpGm x TAGaYA. WASLRiCTOl1 9810.4 a a hu rta u or a wG rwxN, (253) 212-4151le .oxxeN a V" aF rt NIIYWy i4( h}9.L10x 9trttM a i9tx [M90N kt, g »urtr xs.r xrwraoi»1w,utoor n.rs, o.tt TOTAL PROJECT AREA 6L RPNis Of .»r LON,IY, xt,4xx:tpl Gr®rtr u .M r"" SO6,616 SG (7.06 ACRES} RV.& N 1ht -m lalpthfl[ar CPMh a lGl f a 11n'0{{y4 stmlri A[Mat 1,Q44L SW W NMG pE tat Waa nul ,:s..0 rffr. p[xrt rniw NUM$ER OF LOTS h l.E rNrNW l0 14i sOV.F lsE Or SrC.W, F N � 51 -aryft P� x �.»ICII B rr><N W to lIQ E151 TINE a � �1 �$ iWGE n4 YO 15IQ1 [AIp a< K Sa`JOM}1' � cgwul P lcr tiYriR xoxai aarc sm rxr ss rrrr m rrt saxrca msx» v sw [ar N prxtt TONING - sacwr aorc lx[ [ap ux[ a warm s w aN R-{ SKLE FARY »LS;D[NTIAL �3 con a xcNxx. �� 1u0.51FR NMEAATSLW ANEA. caNDlraR 013) a WE tro 1wF a arc, tar a ca NQ 4 1cl4 oa Nxt DEN8ITY rrt.f aegr r:wLN a tqx oxmi oaf" na mPro rt fovea n r tyxa• rhu u MAMWI CM OEN51Y 5 DWj" LHIS/ACK 76ttt0i RiWF Qaft, o�riur PRO1M=OLf151TY . 7A5 D11WWOL rxaxa, xc,m ra Isrww� FP rr,s, i$/AOIc IL T°f,MlartaFR'aFk carrtlma MINIMUM LOT SIZE yGt.t.Y R raves xse rµ; hra CIID111x1 rue 's'R +[awtl u niE fam[µmr WrG� a Im [ LOT I • n,161 SF (4RDSS} ee a r.rr,owra+mus a[ha mn, Artwx ;TIE SF OPMATF'AaCM 1;15Ea1EM) 17. �- , 6 nit un ,.c v lrucs b1, a rut xolq Ei[ a 7.743 SF (!0us�rl d i0l rlArtlS to QlL sn ort a vpLAi 516 { L07 1 � 1,41r 77 or+art ncr. cr la .c as s.c v 4D>r SF txKr E5r W )f rut sax a M IailAr6r LOT 3 . SAlt SF r� � W •� Bona 1a s ac,¢wax rax cw a LOT ; • 5A 4 SF J 1 r 33 rtL, rxKrtFfaesp La.rAaSw F�, yr rrS qTr♦ m►xrwra.Na r6mac BUILDING SETBACKS LOT t Ir,46T SF (C=) m 1xt xsat NNr a 141 )Aa ca fts WS Nwf 3,71e sr (FavATE AGCESS ashtNr) � .ewcwi s.mN, a ma, 0, ,a r.. ns r,743 SF (NET) ru, rO7xarx Y WAR Jr er rlals, auc N, L07 2 - 5ATf 5f 'a mare, G a Clr.flr', vrahxFNil ['Wi ,w,wnr a 4E RA b xgaxro meat V h. nh, LOT S r` 5.AN SF y 7.' Y[•.� 5,694 SF fin MW. i.. p:h � ,% �)�'MPERVIOUS AREA UTILITIES. l71177 OxMhxa NBC pAWNl 41R 9a16T �+beYxn .lbw. vY Inx'W rNJ � +� a[rrr wu 1, o°n00F vet CALL +iB HpUR8 m44 ,= *` f �.. N.. oxwr nMeearr: an 61 ["OEYOUDIG 1-8042d-8555 P'1 Kathy Keolker, Mayor. CITY aF RENTON Renton City Council CITY OF RENTON October 15, 2007 DEC 0 3 2001 RECEIVEt) CITY CLERK'S OFFIC` APPEAL FILED BY: Steve Beck, 19129 SE 145tk Street, Renton, WA 98059. RE: Appeal of Hearing Exarniner's recommendation dated August 30, 2007 regarding application for a-31 single-family home subdivision, located at 1255 Jericho Avenue NE, known as the Beclan Place Preliminary Plat. (File No. LUA-07-041, PP, ECF) To Interested Parties: The Renton City "Council's Committee of the Whole will meet to deliberate the above -referenced item on the :following date: Monday, October 22, 2007 5:00 P.M. 7th Floor/Council Chambers City of Renton 1055 South Grady Way Renton, Washington. This Council Committee meeting is open to the public, but it isnot a public hearing. It is a working session of the Committee of the Whole. No new testimony or evidence will betaken. However, the parties are expected to attend and be prepared to explain why the Council Committee should uphold or overturn the. decision of the Hearing Examiner. If you have questions regarding these meetings, please phone Julia Medzegian, Council Liaison, at 425-430-6555. Sincerely, Toni ;Nelson, Chair Committee of the Whole Renton City Council. 1055 South Grady. Way_ - Renton, Washington 98055 - (425) 430-6501 0 This paper contains 5C% recyGed material, 30%post oonsumer RENTON AHEAD OF THE CURVE Brant Schweikl Schweikl & Associates, PLLC 705 S 9 h Street #303 Tacoma, WA 98405 Steve Beck Amberwood LLC 19129 SE 145" Street Renton, WA 98059 Craig & Catherine Landon 10520 169`" Avenue SE Renton, WA 98059 Kerwin & Heather Sneed Norman Green Jennifer McCall 255 Jericho Avenue NE 5008 NE 2nd Street Lozier Homes corporation Renton, WA 98059 Renton, WA 98059 1203 11&' Avenue SE Bellevue, WA 98004 ANSchweat & Associates, pile Civil Engineering, Project Management and Consulting May 25, 2007 Ms. Jennifer Henning Current Planning Manager City of Renton 1005 South Grady Way Renton, Washington 98055 And Ms. Jill Ding Senior Planner City of Renton 1005 South Grady Way Renton, Washington 98055 Project: Beclan Place - Preliminary Plat LUA07-041, PP, ECF RE: Exemption from Alley Configuration Design 705 South 9th Street, Suite 303 Tacoma, WA 98405 ?hone: (253) 272-4451 Fa)c (252) 272-4495 This request is in response to the City of Renton Notice of Incomplete Application, dated April 27, 2007. Our Request for Exemption is from the Renton Municipal Code (RMC) 4-7-150E.5, which states that "Alley access is the preferred street pattern". Currently our plat design incorporates the most efficient street system design that minimizes the area set aside for public right-of-way, while accessing the maximum number of proposed residential lots. The Beclan Place site plan that was presented at the Pre -Application Meeting and has been previously been reviewed with City Planning and Transportation staff, concerning internal public road alignment and coordinated with the ongoing design efforts of the developer's of the West Coast Plat to the west-northwest of our project. There have been some minor proposed alignment revisions to the internal road since the initial Pre -Application meeting that were incorporated through design sketches provided by the Traffic Division to enhance the circulation and geometry on the proposed public street. The following is a narrative that describes the supporting arguments for our formal request to not provide alley access as the street design layout. 1. The use of alley access is not conducive to the suburban style concept of the existing single-family R4 zone. It is a distinct departure from the widely accepted and popular suburban single-family lot configuration of having a larger more contiguous secure backyard area for private outdoor recreational opportunities. The alley concept obviously requires that large portions, if not all of the secure outdoor recreational space in the rear of the house be surrendered and displaced by the garage and driveway which are accessed from the alley. Although this is potentially at best an equivalent area exchange from the front to the rear of the home, it is still a loss of secure outdoor recreational area since the front yards are currently not securable under most city municipal codes. The affects of the loss of secure outdoor recreational area is most significantly felt when considering the care/overseeing of the safety and welfare of children and their available play opportunities near the home. 2. The current preliminary plat lot layout incorporates the minimal amount of impervious street surface to service the number of lots proposed under the five dwelling units per acre zoning allowed. By minimizing the street impervious surface the project generates smaller developed stormwater runoff peak flows and a smaller volume of total runoff that would has to be conveyed downstream through the existing downstream conveyance system and natural stream courses. The site is located in a City of Renton Level Two Flow Control Area that discharges to the stream that runs through the Maplewood Golf Course. We understand that the stream has experience periods of elevated flows that have caused minor flooding during periods of heavy precipitation. The addition of the alleys would drastically increase the overall percentage of impervious surface per residential unit and therefore a corresponding increase in peak flows and total runoff volume. The increased impervious surface coverage to service a smaller number of proposed residential single-family structures would obviously increase the net runoff per residential unit and has a consequence of also decreasing the available pervious lawn and landscaping areas. These areas absorb surface runoff and dissipate it to the beneficial shallow ground water table. The shallow groundwater flows are the long duration flows that make up the base stream flows that are most significantly altered by the inevitable affects development due to the inability of runoff to be absorbed. These shallow groundwater flows are independent from providing additional flow control detention volume and are solely dictated by the remaining available pervious surface on the site. Our proposed preliminary plat and street layout attempts to both limit the amount of necessary impervious road surface to a bare minimum necessary to service the proposed homes. It also provides the maximum the amount of pervious surface to remain in our zoning will offering a comparable housing product consistent with the surrounding neighborhood. 3. The use of alleys also creates difficulty in securing the home/garage with respect to the less visible alley side of the lot since the day to day focus of life reverts to the inside of the home and the front of the house. The fact that there is far less utilization of the rear of the lot in an alley configuration since the active recreational space in the rear of the home has been reduced, or eliminated, there is less opportunity for home owner oversight of the rear yard and alley.. The alley configuration also has considerably much less potential for community block watch observation in the narrower less traveled alleys, lending themselves to the creation of situations for increased criminal activity. It has also been noted by emergency responders and fire marshal organizations that have alley type developments in their jurisdictional areas that there is less clear vehicle path access in the "out of sight alley" configurations. With sense that the alley is not generally visible to the public there is an increased potential to accumulate any number of odd seldom used `keepsakes" that over time seem to amass and a potential for a fleet sometimes mobile collection of randomly parked vehicles. The alleys with their propensity for potential vehicular access blockages therefore have proven to be areas that cannot be relied upon for utilization by emergency vehicles for access in responding to life and death instances. In some cases the unknowing use of the alley may create situations where there would be increased levels of potential hazards and crucial loss of response time either by the responders or the public that may require assistance. 4. The use of the alley configurations will increase the require amount of flow control detention volume for the proposed development. As previously stated in Argument 3 above, the increased flow control detention facility costs required to access a less dense development drives the cost development of the final single-family product up substantially. The increased infrastructure costs are hidden and provide no tangible or perceivable benefit to the homeowner. The increased cost of development is ultimately passed directly to the future purchaser of the dwelling unit. With the necessity to now charge a greater amount for the same product it could thereby decrease the number of citizens that could qualify to purchase the new homes. The formerly medium priced housing that is being affected by the use of the alley concept may now be out of reach for a portion of the medium income family's and may also ultimately translate to a less diverse socio-economic community. S. The alley configuration provides less design opportunity to preserve the existing mature significant trees in those areas that would be required for the installation of the alley and its associated shoulders and driveway accesses. Without alleys the engineer and landscape architect have a significantly greater potential to transition grades within small distances with less disturbance. As an example the revised grading plan for Beclan Place preserves the a minimum of 20 feet of the rear yards of Lots 8-10 & 12-18 in the dense native vegetation and the existing significant trees that are currently present on the rear of these proposed lots. This will also reduce the impact to the downstream environment by not altering the land cover of this area with a massive addition of an impervious redundant alley access, (See Item 2 above). If alleys are required to meet road design guidelines they mandate an increased disturbance of existing trees, a greater requirement for an area of alteration to incorporate the infrastructure and an increased affect upon both local and downstream environments. 6. The Owner's civil engineer for this specific project has already performed the hydraulic flow control detention analysis for the plat and Owner's entered into an agreement with the owner's of the Shy Creek plat to the south of our project to lower the proposed storm drainage system in Hoquiam Avenue NE to accommodate the discharge from our proposed underground detention vault. The approved offsite public improvement plans have already been revised with the approval and review of the City of Renton public works engineering personnel and construction is imminent. The City of Renton Municipal Code directs this plat seek to incorporate the application of alleys and it is our contention that the increased impervious surface and loss of density per acre that would be realized by such a proposal is not either practical or efficient design in light of the Growth Management Act (GNU) mandates and several environmental and quality of life issues expressed above. We would wish that you consider your request with respect and reverence to the specific supporting arguments provided. It is anticipated that you will come to the conclusion that our plat design as provide in our preliminary plat submittal package provides the best possible configuration for the comfort and safety of the community and achieves a more environmentally sound approach to the downstream basin and surrounding community. If you should have any questions or require additional information please do not hesitate to contact me, Brant A. Schweikl, at (253) 272-4451, and I will provide you with the information that you require. Respectfully, Brant A. Schweikl, PE Managing Member Cc: Rebecca Lind, City of Renton Neil Watts, City of Renton Alex Pietsch, City of Renton Steve Beck, Amberwood LLC Craig Landon, Landon Properties ANSchweikl c& Associates, Puc Civil Engineering, Project Management and Consulting September 11, 2007 Renton City Council City of Renton 1005 South Grady Way Renton, Washington 98055 Project: Beclan Place - Preliminary Plat LUA07-041, PP, ECF RE: Appeal to Renton City Council of Hearing Examiner's Decision/Recommendation 70S South 9th Street, Suite 303 Tacoma. WA 98405 Phone: (253) 272-4451 Fax (252) 272-4495 This appeal to the Renton City Council is appealing the feasibility of incorporating an alley within the preliminary plat layout for the Beclan Place Preliminary Plat. The City Staff presented at the hearing that they believe that an alley can be placed at the rear of Lots 5-10 and Lots 11-16 and extends from the Jericho Ave. NE right-of-way (ROW) to the Hoquiam Ave. NE. The applicant and civil engineer for the project presented arguments at the hearing that the connection of the alley onto the Jericho Ave. NE ROW would create a situation that would place three street intersections within a 311 feet stretch of public right-of-way adjacent the west side of the Jericho Ave. NE. According to the City of Renton 2003 Arterial System Functional Classifications, Figure 1, Transportation Plan, Jericho Ave. NE is classified as a Collector Arterial. The 1993 King County Road Standards (KCRS) Section 2.10.B states that the minimum centerline offset for a Collector Arterial is 300 if By proposing the an alley layout that intersects Jericho Ave. NE the intersection offset would be reduced to 150 If, half of what is required by the 1993 KCRS. Although the KCRS is not utilized as the City's governing standards is representative of a widely accepted set of road standards and its governing criteria for public safety. A reduction in the minimum offset spacing on a Collector Arterial increases the probability of conflicting turning movements between vehicles and vehicle vs. pedestrian instances from vehicles entering and exiting the project. The use of an alley will also increase the length of time vehicles will require to exit from Jericho Ave. NE to an alley due to the confined entrance conditions. This will be especially prevalent when there is another vehicle occupying the alley ingress/egress and attempting to enter onto Jericho Ave. NE. As a consequence of the rear loaded alley concept this will be the predominate turning movement for the lots that possess a rear access configuration. The general public's unfamiliarity with the alley configuration within a residential development and the visual identification difference between a well defined street entrance and the indistinguishable alley entrance could create situations that could lead to an increase of rear end traffic accidents. During the hearing we also presented the general facts that alley's also create difficulty in securing the home/garage with respect to the less visible alley side of the lot, since the alley concept intends to focus the day to day activities of the residents to the interior and the front yard of the house. The fact that there is far less utilization of the rear of the lot in an alley configuration since the active recreational space in the rear of the home has been drastically reduced,_gr eliminated by placing the garage and driveway at the rear of the home. Therefore there is much less of an opportunity for homeowner oversight of the rear yard and alley.. The alley configuration also has considerably much less potential for community block watch observation in the narrower fenced less traveled alleys, lending them to the creation of the opportunity for increased criminal activity. Although the applicant did not enter into the record any specific crime statistics that demonstrate increased criminal activity in alleys, the fact is that alleys are a lure for criminal activity, provide an invisible access point for the criminal aspect and are usually more difficult for law enforcement organizations to monitor. Currently there are innumerable websites on the internet that verify that alleys are sources of increased criminal activity. We also discovered that many cities in Great Britain, and cities in the United States, such as Chicago and Minneapolis are in the process of either gating or eliminating alleys totally as a means of decreasing instances of crime, and the statistics indicate that the these efforts have reduced crime in the neighborhoods where these efforts have been undertaken.. It was also noted that the, City of Renton's own Safety Information Bulletin. How to Be Streetwise and Safe, implores the city's residents to, quote, "Plan the safest route to your destination and use it. Choose well -lighted busy streets and avoid passing vacant lots, alleys, or construction sites. Take the long way if it is the safest". This would imply that the City of Renton is unilaterally aware of and has accepted the fact that alleys are not safe and should be avoided. The applicant believes that the statement within Conclusion No. 2 of the Hearing Examiners Decision that states, "if parking or garage access is immediately adjacent to the alley, there would be less paving than there might be when providing a 20-foot, two - car wide driveway", is not consistent with the actual configuration of the alley residence and does in fact increase the impervious surface of the project. If one were to remove all of the driveways from the front of alley loaded lots those owner driven uses of that area that occurred in that residential driveway do not categorically cease to exist anymore. It is anticipated that the alley loaded lots will provide the same residential driveways as before. These alley lots will include driveways in the front of the garage to accommodate the regular functions such as vehicle washing, maintenance, temporary storage of recreational vehicles, vehicle loading/unloading, and temporary parking and as a recreational opportunity for children, such as basketball, as they do in the more visible front loaded residence. Therefore there would be an increase in the projects impervious surface with the rear loaded alley configuration as the City requests. r It should be also pointed out that the intended purpose of sidewalks are to move pedestrians along the public right-of-way outside of the lane of travel and are not intended as a recreational use areas for children as was stated in the conclusion. The fact is that the front loaded driveway provides the children a place to play outside the public right of way and further from the travel way and vehicles within the street. If imposed the rear loaded alley configuration would relocate these recreation activities adjacent to the narrow, fenced less visible alley and decrease the safety of the children utilizing these areas. Finding No. 25 misstates the Renton Municipal Code with respect to the finality of providing alley access. The statement prior the code reference states that, "Section 4-7- 150E.5, requires alley access for this plat." The actual reference to Section 4.7-150E.5 below the staff statement states that, quote, "Alley access is the preferred street pattern." The definition of preferred is to "select in preference to another or others; value more highly; like better. Whereas the definition of requires, as utilized in the Staff statement, "is to demand; insist upon". The City of Renton Municipal Code currently prefers this plat to incorporate the application of alleys and it is our contention that the increased impervious surface and loss of density per acre that would be realized by such a proposal is not either practical or efficient design in light of the Growth Management Act (GMA) mandates and several environmental and quality of life issues expressed above and in our previous letter to the City of Renton, dated May 25, 2007. We would wish that you consider your request with respect and reverence to the specific supporting arguments provided and modify the decision of the Hearing Examiner to approve the Preliminary Plat of Beclan Place as it is currently configured. It is our conclusion that our plat design as provided in our preliminary plat submittal package provides the best possible configuration for the comfort, safety and livability of the community and achieves a more environmentally sound approach to the downstream basin and surrounding community. If you should have any questions or require additional information please do not hesitate to contact me, Steve Beck, at (425) 444-641, and I will provide you with the information that you require. Respectfully, Steve Beck Applicant Enclosures Cc: Craig Landon, Property Owner Brant A. Schweikl, PE, Schweikl and Associates, PLLC October 1, 2007 Renton City Council Minutes Page 340 Citizen Comment: Willoughby Melissa Willoughby (Renton), Stonegate neighborhood resident, asked that - Langley Ridge Final Plat, NE prior to granting approval of the Langley Ridge Final Plat, that the conditions of 26th St, FP-07-059 the plat be met, and that the City follow-through to see that the conditions are complied with. She noted particularly the condition regarding repair of the bridge for emergency fire truck access. Ms. Willoughby recommended that a timeline be set as to when this condition is to be met. Councilmember COT'Inan commended Stonegate Homeowners Association and Langley Ridge for reaching an agreement on the easement. He stated that the Hearing Examiner's conditions need to be met before the final building approval is made. Councilmember Clawson said that enforcement of the plat conditions will be followed -up by City staff. Citizen Comment: Brain - Paul Brain (Tacoma), representing Langley Development, pointed out that the Langley Ridge Final Plat, NE matter of the easement concerning the Langley Ridge Final Plat has been 26th St, FP-07-059 resolved, and he encouraged Council to approve the final plat. CONSENT AGENDA Items on the consent agenda are adopted by one motion which follows the listing. At the request of Councilmember Persson, item 8.c. was removed for separate consideration. Council Meeting Minutes of Approval of Council meeting minutes of 9/24/2007. Council concur. 9/24/2007 CAG: 07-161, Maple Valley City Clerk reported bid opening on 9/25/2007 for CAG-07-161, Maple Valley Hwy Improvements Phase 2, Hwy. (SR-169) Improvements Phase 2; eight bids; engineer's estimate Rodarte Construction $4,773,750; and submitted staff recommendation to award the contract to the low bidder, Rodarte Construction, Inc., in the amount of $5,039,197. Council concur. Court Case: JoAnne E Beach, Court Case filed by Kevin P. Sullivan, Sullivan & Thoreson, on behalf of CRT-07-009 JoAnne E. Beach who seeks compensation for medical expenses and economic loss due to injuries sustained on 11/4/2004 allegedly caused by failure to properly seal the area at the signal loop joint on Park Ave. Refer to Qj!y Attorney and Insurance Services. Transportation: SR-900/I-405 Transportation Systems Division recommended approval of a contract with Vicinity to Harrington Ave NE Washington State Department of Transportation in the amount of $25,000 for Signal Modification, WSDOT additional costs related to the SR-900, I-405 vicinity to Harrington Ave. NE signal modification and raised traffic island project. Council concur. (See page 342 for resolution_) Seaarate Consideration Item S.c. Appeal: Beclan Place Preliminary Plat, Beck,. PP-07- 041 MOVED BY NELSON, SECONDED BY CORMAN, COUNCIL APPROVE THE CONSENT AGENDA AS AMENDED TO REMOVE ITEM 8.c. FOR SEPARATE CONSIDERATION. CARRIED. City Clerk submitted appeal of Hearing Examiner's recommendation regarding Beclan Place Preliminary Plat; appeal filed on 9/11/2007 by Steve Beck, accompanied by required fee.* Councilmember Persson stated that Councilmember Clawson had indicated in an e-mail that the Planning and Development Committee is not accepting any more referrals. Councilmember Briere noted the Council's concerns regarding the Planning and Development Committee's recommendations on issues. *MOVED BY BRIERE, SECONDED BY CLAWSON, COUNCIL REFER CONSENT AGENDA ITEM 8.c. TO THE COMMITTEE OF THE WHOLE. CARRIED. October 1, 2007 Renton City Council Minutes Page 341 At the request of Mayor Keolker, Assistant City Attorney Fontes agreed to send a memorandum and to meet with the Committee of the Whole regarding the appeal process rules. UNFINISHED BUSINESS Mayor Keolker noted that the first item of unfinished business concerns the Plat: Langley Ridge, NE 26th Langley Ridge Final Plat. St, FP-07-059 Development Services Division recommended approval, with conditions, of the Langley Ridge Final Plat; 34 single-family lots on 34.05 acres located in the vicinity of SE May Valley Rd., Coal Creek Parkway SE, and NE 26th St. MOVED BY PERSSON, SECONDED BY LAW, COUNCIL APPROVE THE LANGLEY RIDGE FINAL PLAT. CARRIED. (See page 342 for resolution.) Plannine & Development Planning and Development Committee Chair Briere presented a report Committee regarding the extension and modification to the owner -occupied housing Planning: Owner -Occupied incentives. The Committee recommended concurrence with the following staff Housing Incentive Extension recommendation: and Modification • Per the provisions of City Code 4-9-015, approve an exemption to proceed outside of the annual Title IV (Development Regulations) amendment process due to the sunset of the "Owner -Occupied Housing Incentives" in City Code 4-1-210 on 10/1/2007. • Extend the owner -occupied housing incentives in place for downtown Renton through 12/31/2009, unless otherwise extended by the City Council. • Modify the eligibility criteria, identify an application process, implement a restrictive covenant requiring the benefited project to be "For Sale" housing, and make other changes to the existing text. • Adopt an ordinance to extend and modify City Code 4-1-210, Waived Fees. MOVED BY BRIERE, SECONDED BY CLAWSON, COUNCIL CONCUR IN THE COMMITTEE REPORT. CARRIED. (See page 342 for ordinance.) Public Safety Committee Public Safety Committee Chair Law presented a report recommending Police: VSRT Armored concurrence in the staff recommendation to approve the 2007 Budget Personnel Carrier, Budget amendment for the cooperative purchase by the Valley Special Response Team Amend member agencies of a Lenco BearCat armored personnel carrier to replace the current 26-year-old carrier. The Committee further recommended that the ordinance amending the 2007 Budget to document the incoming revenue (from Valley Narcotics Enforcement Team funds) and expenditure in the amount of $50,000 be presented for first reading. MOVED BY LAW, SECONDED BY PERSSON, COUNCIL CONCUR IN THE COMMITTEE REPORT. CARRIED. (See page 342 for ordinance.) Police: Time Limit on Public Safety Committee Chair Law presented a report regarding extended Extended Parking on ROW or unauthorized parking. The Committee recommended concurrence in the staff Municipal Property recommendation to impose a time limit on extended parking on City of Renton right-of-way or municipal property, a violation of which could result in impoundment after proper notification. The Committee further recommended that the ordinance regarding this matter be presented for first reading. MOVED BY LAW, SECONDED BY PERSSON, COUNCIL CONCUR IN THE COMMITTEE REPORT. CARRIED. (See page 342 for ordinance.) Councilmember Law explained that the ordinance calls for a 72-hour time limitation if a vehicle has been left in a municipal right-of-way or on City property. The City will tag the vehicle and notify the owner that the vehicle is subject to impoundment. k6moved Par CITY OF RENTON COUNCIL AGENDA BILL Separaje- dO-5 d'� Ap�6��K �d &,' f,/ w#v i ce D� i� 44ak Al #: r C- Submitting Data: For Agenda of: October 1, 2007 Dept/Div/Board: AJLS/City Clerk Agenda Status Staff Contact: Bonnie I. Walton Consent ................ X Public Hearing........ Subject: Appeal of Hearing Examiner's recommendation dated Correspondence....... 8/30/2007 regarding Beclan Place Preliminary Plat Ordinance ............. Application. Resolution ............. (File No. LUA-07-041, PP, ECF) Old Business.......... New Business......... Exhibits: • City Clerk's letter (9/17/2007) Study Sessions........ • Appeal - Steve Beek (9/11/2007) Information............ • Hearing Examiner's Report & Recommendation Recommended Actionp (?, Approvals: Refer to Legal Dept........... Finance Dept........ Other .................. Fiscal Impact: N/A Expenditure Required... Transfer/Amendment........ Amount Budgeted........ Revenue Generated......... Total Project Budget .... City Share Total Project... SUMMARY OF ACTION: Appeal of the Hearing Examiner's decision on the Beclan Place Preliminary Plat was filed on 9/11/2007 by Steve Beck accompanied by the required $75 fee. STAFF RECOMMENDATION: Council to take action on the Beclan Place Preliminary Plat appeal. cc: Jennifer Henning Larry Warren Rentonnetlagnbill/ bh 0 Kathy Kealker, Mayor CITY `)F 1 EN. T'0N city ,6.k . Bonnie I::Wilton City of Renton Municipal Cc---, Title IV Chi ter 8, Section 110 _ ApKals 4=8-110C4 The notice of appeal shall be accompanied by a fee in accordance with RMC 4-1-170, the fee schedule of the City. (Ord. 3658, 9-13-82) 4-8-110F: Appeals to City Council — Procedures 1. Tbne for. Appeal: Unless a specific section. or State law providing for review of decision of the Examiner requires review thereof by the Superior Court or any other body, any interested party . aggrieved by the Examiner's written decision or reconuzendation may submit a notice of appeal to the City Council, upon a form furnished by the City Clerk, within fourteen (14) calendar days from the date of the Examiners written report. 2. Notice to Parties of Record: Within five (5) days of receipt of the. notice: of appeal, the City Cleric shall notify all parties of record of the receipt of the appeal. 3. Opportunity to Provide Comments: Other parties of record may submit letters in support of their positions within ten (I0) days of the dates of mailing of the notification of the filing of the notice of appeal- 4. Transmittal of Record to Council: Thereupon the Clerk shall forward to the members of the City Council all of the pertinent documents, including the written decision or recommendation, findings and conclusions contained in the Examiner's. report, the notice.of appeal; and additional letters submitted by the parties. (Ord. 3658, 9-13-1982) 5:, Co'uucil Review Procedures: No public hearing shall be. held by the City Council. No nevv or additional evidence or testimony shall be accepted by the City Council unless a showing is made by the.party offering.the evidence that the evidence could not reasonably have been availa�le at the tuna of the hearing before the Examiner. If the Council determines that additional.evidened is required, the Council shall remand the'matter to the.Examiner for reconsideration and receipt of additional evidence:. The cost of transcription of the hearing record shall be borne by the applicant. In the absence of an entry upon the record of an order by the City Council authorizing new or additional. evidence or testimony, and a remand to the Hearing Examiner for receipt of such evidence or testimony, it shall be presumed that no new or additional evidence or testimony has b6qn accepted -by the City Council, and that the. record before.the City Council is identical to the hearing record before the Hearing Examiner. (Ord. 4389, 1-25-1991) 6..- 'Council Evaluation Crfteria: The consideration by the City Council shall bebased solely upon the record, the Ideating Examiner's.report, the notice of appeal and additional submissions by parties- 7. Finidiirgs and Conclusions Required:' If;: upon appeal of a clecisibn of the Hearing Ekaminer on an application submitted pursuant to RMC 440501.1 and after exazhination. of the , record, the Council determines that a substantial -error in factor law -exists in' the, record, it may remand the proceeding'to Examiner for reconsideration, or modify, or reverse the decision of`the Examiner. accordingly: 8:-Councif Action.. If, upon appeal from a recommendation of the Hearing Examiner upon an . application subm.itted.pursuant to RMC 4-1-050132 and'F3, and after examination ofthe-record, the Council determines that a substantial error in fact or law exists in the record, or that a recottunendation of the Hearing Exam ner. should be disregarded or modified; the Citjr Council may remand lire proceeding to the Pxambier for recon4deration, or enter its own decision upon the application. 9.' Decision Documentation: In any event, the decision of the City CouncH shall be in vititing and shall specify any modified or amended findings and conclusions other than those set forth in the reportOf. the Hearing Examiner. Each material finding shall be supported by substantial evidence.in ilie record. The burden of proof shall rest with.the appellant. (Ord 3658, 9-13-1982) 10. Council Action Final: The action of the Council approving, .modifying or rejecting a decision of -the Examiner shall be final and conclusive, unless appealed within the time frames established under subsection G5 of this Section. (Ord. 4660, 3-17-1997) r3T `f ®IF RENTUN . _._ .....'SEP 1.2007 APPEAL TO RENTON CITY COUNCIL RECE ED OF HEARING EXAMINER'S DECISION/RECOMNXENDATION CIV CLERKS OFFICE APPLICATION NAME Fff-E NO. 6-7a4 _ The undersigned interested party hereby files its Notice of Appeal from the decision or recommendation of the Land Use Hearing Examiner, dated Au&i = , 20-S!l , 1. IDENTIFICATION OF PARTY APPELLANT: Name: a =K Address: FEE 1 IS TH l A Phone Number: 25) 4-_64,6 1__.______ Email: REPRESENTATIVE (IF ANY): Name: Address: Phone Number: Email: 2. SPECIFICATION OF ERRORS (Attach additional sheets, if necessary) Qw bvao5© -ID Set forth below are the specific errors or Iaw or fact upon which this appeal is based: Finding of Fact: (Please designate number as denoted in the Examiner's Report) 1t � No_ 26 Error: S ki G j� n Correction: Conclusions: TW 7Wo 7F' No. 2- Error: CE$J -1-11-t E v ' Correction: Ltd -GQ ZO /,V ' e/ • A„_IERI The City Council is requested to grant the following relief: (Attach explanation; if desired) Reverse the decision: or recommendation and grant the following relief: APPWIZOP Modify the decision or recommendation as follows: Remand to the Examiner for further consideration as follows: Other: Ap ellantf%ep r es en ta ti ve rgnatu a Type/Printed Name Date NOTE: Please refer to Title IV, Chapter 8, of the Menton Municipal Code, and Section 4-8-110F, for specific appeal procedures. /UeII P�, lr befjra/L rYt'� Y Grrx�! f we--- e-F 'J/ ` .S Z:7 X cl XZII 0­0 City of Renton Municipal Code: Title 1V, Chapter 8. Suction 110— ApRL*ls 4-8-110C4 The notice of appeal shall be accompanied by a fee in accordance with RMC 4-1-170, the fee schedule of the City. (Ord: 3658, 9-13-82) 4-5-110F: Appeals to City Council — Procedures 1. Time for Appeal; Unless a specific section or State law providing for review of decision of the Examiner requires review thereof by the Superior Court or any other body, any interested party aggrieved by the Examiner's written decision or recommendation may submit a notice of appeal to the City Council, upon a form furnished by the City Clerk, within fourteen (14) calendar days from the date of the Examiner's written report. 2. Notice to Parties of Record: Within five (5) days of receipt of the notice of appeal, the City Clerk shall notify all parties of record of the receipt of the appeal. 3. Opportunity to Provide Comments: Other parties of record may submit letters in support of their positions within ten (10) days of the dates of mailing of the notification of the filing of the notice of appeal. 4. Transmittal of Record to Council. Thereupon the Clerk shall forward to the members of the City Council all of the pertinent documents, including the written decision or recommendation, findings and conclusions contained in the Examinees report, the notice of appeal, and additional letters submitted by the parties. (Ord. 3658, 9-13-1982) 5. Council Review Procedures: No public hearing shall be held by the City Council. No new or additional evidence or testimony shall be accepted by the City Council unless a showing is made by the party offering the evidence that the evidence could not reasonably have been available at the time of the hearing before the Examiner. If the Council determines that additional evidence is required, the Council shall remand the matter to the Examiner for reconsideration and receipt of additional _ evidence. The cost of transcription of the hearing record shall be borne by the applicant. In the absence of an entry upon the record of an order by the City Council authorizing new or -additional evidence or testimony, and a remand to the Hearing Examiner for receipt of such evidence or testimony, it shall be presumed that no new or additional evidence or testimony has been accepted by the City Council, and that the record before the City Council is identical to the hearing record before the Hearing Examiner. (Ord. 4389, 1-25-1993) 6. Council Evaluation Criteria; The consideration by the City Council shall be based solely upon the record, the Hearing Examiner's report, the notice.of appeal and additional submissions by parties. 7. Findings and Conclusions Required: If, upon appeal of a decision of the Hearing, Examiner on an application submitted pursuant to RMC 4-1-050F1, and after examination of the record, the Council deternnes that a substantial error in fact or law exists in the record, it may remand the proceeding to Examiner for reconsideration, or modify, or reverse the decision of the Examiner accordingly. & Council Action: If, upon appeal from a recommendation of the Hearing Examiner upon an application submitted pursuant to RMC 4-1-050172 and F3, and after examination of the record, the Council determines that a substantial error in fact or law exists in the record, or that a recommendation of the Hearing Examiner should be disregarded or modifiers, the City Council may remand the proceeding to the Examiner for reconsideration, or eater its own decision upon the application. 9. Decision Documentation: In any event, the decision of the City Council shall be in writing and shall specify any modified or amended findings and conclusions other than those set forth in the report of the Hearing Examiner. Each material finding shall be supported by substantial evidence in the record. The burden of proof shall rest with the appellant. (Ord 3658, 9-13-1982) 10. Council Actions Fl nal: The action of the Council approving, modifying or rejecting a decision of the Examiner shall be final and conclusive, unless appealed within the time frames established under subsection G5 of this Section. (Ord. 4660, 3-17-1997) ' City of Renton Pagel of 3 RENTO You are here: Living : Law. Enforcement and Crime. Prevention : Crime Prevention : Personal 5afetsr +� Print Ft end y Versran Safety Information: How to Be Streetwise and Safe Knowing how to protect yourself can reduce the opportunity for muggers, purse snatchers and other criminals to strike. Four Basic Rules • DO stay alert. Keep your mind on your surroundings, who's in front of you, and who's behind you. Don't get distracted. If you're worried about crime, ask a friend to accompany you when you go out. • DO communicate the message that you're calm, confident, and know where you're going. Stand tall, walk purposefully, and make quick eye contact with people around you. • Do trust your instincts. If you feel uncomfortable in a place or situation, leave. • DO know the neighborhoods where you live and work. Check out the locations of police and fire stations, public telephones, hospitals, restaurants, and stores that are open late. In The Car • Keep your car in good running condition to avoid breakdowns. • Drive with ali your doors locked. Keep windows rolled up whenever possible. • Take the time to check the inside of your vehicle before you get into it. If anything iooks disturbed or suspicious, contact a friend or call 9-1-1 to have an officer check out the car before you get into it aione. • Never pick up hitchhikers. • If you see another motorist in trouble, signal that you will get help and then go to a telephone and call police. • If your car breaks down (and you do not have a cell phone), raise the hood, use hares, or tie a white doth to the door handle or antenna. Stay in the locked car. When someone stops, ask them to phone for help. • Park in well -lighted areas that will still be well -lighted when you return. Lock your car doors. • Be particularly alert and careful when using underground and enclosed parking garages. • If you are being followed while driving, drive to the nearest police or fire station, open gas station or other business, or well -lighted residence where you can safely call police. Try to get the car's license number and description. If no safe areas are near, honk the horn repeatedly and turn on your emergency flashers. When Walking • Plan the safest route to your destination and use it. Choose weA-lighted busy streets and avoid passing vacant lots, alleys, or construction sites. Take the long way if it is the safest. • Know your neighborhood. Find out what stores and restaurants are open late and where the police and fire stations are. • Make sure you know where your children are going and when they go out, and encourage them to play with other kids. Show them safe places in the neighborhood where they can go if they ever feel scared. • Carry your purse close to your body and steep a firm grip on it. Carry a wallet in an inside coat or side trouser pocket, not in a rear trouser pocket - http://rentonwa,gov/living/default.aspx?id=17_58 9/6/2007 City of Renton Page -2 of 3 • ' • Do not flaunt expensive jewelry or clothing, • Talk while you are facing traffic so you can see approaching cars. • Know businesses that are open. In Elevators • Look in the elevator before getting in to be sure no one is hiding. • Stand near the controls. • Get off if someone suspicious enters. If you're worried about someone who is waiting for the elevator with you, pretend you forgot something and do not get on. (Do not worry about hurting someone's feelings -keeping safe should be your first priority.) • If you are attacked, hit the alarm and as many floor buttons as possible. Jogging, Biking, and Other Outdoor Activities • Choose routes in advance that are safe and well populated. • Vary your route and schedule. • Avoid jogging and biking at night. • Consider carrying a "shriek" alarm. • Do not wear headphones -it is important to remain alert. What if It Happens To You? • Try to remain calm, try not to panic or show any signs of anger or confusion, • If the attacker is only after your purse or other valuables, do not resist. You do not want to escalate a property crime Into a violent confrontation. • Make a conscious effort to get an accurate description of your attacker, age, race, complexion, body build, height, weight, type and color of clothing, • Call the police immediately, identify yourself and your location. Contact your local victim assistance agency to help you deal with the trauma that all crime victims experience. They can also help you learn about victim compensation laws and how to follow your case's progress. On Foot: Day or Night • Stick to well -lighted, well -traveled streets. Avoid shortcuts through wooded areas, parking lots, or alleys. • Do not flash money or other tempting targets like jewelry or clothing. • Carry a purse dose to your body, not dangling by the straps. Put a wallet in an inside coat or front pants pocket, not a back pocket. Carry only what is necessary and try not to keep currency and credit cards all in one place. • Do not wear shoes or clothing that restrict your movements. • Have your car or house key in hand before you reach the door. • Try to use automated teller machines in the daytime. Have your card in hand and don't approach the machine if you're uneasy about people nearby. Better yet, only use the ATM machines inside of grocery stores, malls, or gas stations. • If you think someone is following you, switch direction or cross the street. Walk toward an open store, restaurant, or lighted house. If someone harasses you, do not be embarrassed. Loudly say, "Leave me alone! Someone call the policel Get away!" Vehicle Safety • Keep your car in good running condition. Make sure there is enough gas to get where you are going and back. • Always roll up the windows and lock car doors, even if you're coming right back. Check inside and http://rentonwa.gov/living/default.aspx?id=1758 9/6/2407 City crf Renton out before getting in. • Avoid parking in isolated areas. Be especiallly alert in parking lots and underground parking garages. • If you think someone is following you, do not head home. Drive to the nearest police or fire station, gas station, or other open business to get help. If Someone Tries to Rob You • Do not resist. Give up your property. Do not risk your life. • Report the crime to the police. Try to describe the attacker accurately. Your actions can help prevent others from being victims. Take a Stand! • Make your neighborhood and working place safer by reporting broken street lights, cleaning up parks and vacant lots, and lobbying local govemment for better lighting in public places. • Initiate a Block Watch program in your neighborhood by contacting your Iota# crime prevention unit. Email the Crime Prevention Unit Page 3 of 3 http://rentonwa.gov/ltving/default.aspx?id=l 758 9/6/2007 August 30, 2007 OFFICE OF THE HEARING EXAMINER CITY OF RENTON Minutes OWNER: APPLICANT: CONTACT: LOCATION: SUNEAARY OF REQUEST: 1aIa KIN: • y Lei DEVELOPMENT SERVICES REPORT: Steve Beck Amberwood LLC 19192 SE 145"' Street Renton, WA 98058 Crain & Catherine Landon 10520 169`h Avenue SE Renton, WA 98059 Steve Beck Amberwood LLC 19192 SE 145d Strect Renton, WA 98058 Brant Schweikl 705 S 9"' Street, Ste 303 Tacoma, WA 98405 Beclan Place Preliminary Plat File No.: LUA 07-041, PP, ECF 255 Jericho Avenue NE Approval for a 31-lot subdivision of an existing 308,616 square foot parcel for the future construction of single-family residences. Development Services Recommendation: Approve subject to conditions The Development Services Report was received by the Examiner on August 7, 2007. PUBLIC HEARING: After reviewing the Development Services Report, examining available information on file with the application, field checking the property and surrounding area; the Examiner conducted a public hearing on the subject as follows: M][N`I TES The fallowing minutes are a summary of the August 14, 2007 hearing. The legal record is recorded on CD. The hearing opened on Tuesday, August 14, 2007, at 9:02 a.m, in the Council Chambers on the seventh floor of the Renton City Hall. Parties wishing to testify were affirmed by the Examiner. Beclan Place Preliminary PI, File No.: LUA-07-041, PP, E_., August 30, 2007 Page 2 The following exhibits were entered into the record_ Exhibit No.1: Yellow file containing the original application, proof of posting, proof of publication and other documentation pertinent to this re nest. Exhibit No. 2: Neighborhood Detail Map Exhibit No. 3: Preliminary Plat Plan Exhibit No. 4: Preliminary Drainage Plan Exhibit No. 5: Si ificant Tree Plan Exhibit No. 6: Preliminary Landscape Plan Exhibit No. Z. Zoning Map Exhibit No. 8: ERC Mitigation Measures Exhibit No. 9: b Staff Detail Map Showing Alley Proposed The hearing opened with a presentation of the staff report by Jill Dingy, Senior Planner, Development Services, City of Renton, 1055 S Grady Way, Renton, Washington 98055. The site is located at the northwest corner of the intersection of NE 2nd Street and Jericho Avenue NE, and is in the R4 zoning designation, but vested to the R-5 standards. The Comprehensive Plan designation is Residential -Low Density and the site totals approximately 7 acres in area. The project would subdivide the existing site into a total of 31 lots for the construction of 30 new single-family residences and the retention of one existing single-family residence on proposed Lot 21. A Category 2 wetland is located on the northwest corner of the site, it continues off site to the northwest. A 50-foot buffer is required for the wetland. The Environmental Review Committed issued a Determination of Non -Significance — Mitigated with 6 mitigation measures. No appeals were filed. The site does comply with the Comprehensive Plan and is consistent with the Residential — Low Density land use element, community design element and the environmental element. This project has been vested to the following development standards: the maximum density is 5 dwelling units/acre, the minimum lot size is 7,200 square feet, the minimum lot width is 60-feet for interior lots and 70- feet for corner lots, the minimum lot depth required is 70 feet, and the front yard setback is 15 feet for the primary structure and 20 feet for a garage. A unit with alley access the front yard setback can be reduced to 10- feet. The minimum side yard setback along a street is 15-feet and the minimum side yard setback is 5-feet. All other requirements of the R-4 zoning designation will apply. The site results in a net density of 49 dwelling units per acre. All proposed lots appear to comply with lot size requirements. Staff proposed an alley be installed on the site, Lots 5-10 and 11-16 could remain in their current configuration. Lots 1-4 are at minimum width and so the alley could result in the loss of 1 lot. Lots 17, 18 and 19 would need to be reconfigured. If an alley were put in, that would increase the impervious surface and could result in an increase in the stormwater retention requirements. The alley could result in the loss of one or two lots. Beclan Place Preliminary Plat File No.: LUA-07-041, PP, ECF August 30, 2007 Page 3 As currently proposed, all lots appear to be in compliance with the required lot width, depth and size standards. All setbacks would be verified prior to the issuance of individual building permits A conceptual landscape plan was submitted and does show that all the lots with the exception of Lots 27, 28, 30 and 31 would have two trees planted in their front yards. Star recommended that the landscape plan be revised to show the addition of the necessary trees for Lots 27, 28, 30 and 31. It was also noted that at the northeast corner of Lot 4 a development entrance sign has been shown. Signage must comply with the City sign code (Section 4-4-100.e) which requires all signs to be 10-feet from the property and not be located within the 20-foot vision triangle. This sign appears to not comply. Traffic, Fire and Parks Mitigation fees would be required for this project. The topography of the site is fairly flat. Staff recommended that Tract B have a Native Growth Protection Area recorded over that Tract. The NGPA should then be delineated and identified with a split rail fence and signage detail be submitted with the utility construction permit application and be installed prior to the final recording of the plat. The site is located within the Renton School District and the site would result in approximately 13 new students. The subject site is outside the City of Renton water service area, Water District 90 supplies this area. A Certificate of Water Availability would be required. City of Renton does provide sewer service to the area and any existing septic systems must be abandoned in accordance with the King County Department of Health regulations. Brant Schweikl, Schweikl and Associates, PLLC, 705 S 9"' Street, Ste. 303, Tacoma, WA 98405 stated that he is the civil engineer for the project_ A portion of Lots 27, 28, 30 and 31, on the existing topography drain to the wetland, they have proposed to discharge the clean water from the roofs and yard drainage of Lots 29 and 31 directly to the wetland. The other two lots on the east half of the private drive will drain into the detention facility. They tried to lay the site out as efficiently as possible, they have approached the upper end of the density, maximized the use of the surrounding roads and the internal road for circulation to the adjacent plat. They are fronting on all existing roads. With respect to the alley, Lots 1-4 are adjacent to Jericho, the lots are a fixed width, if a 16-foot public alley were installed with the current configuration, two lots would be lost. Lot 17 would also have to be removed due to the lot width. The Examiner stated that the City in their desire for more roads, less lots are created, that may be the tradeoff needed. Mr. Schweikl stated that he had many discussions with the City and the use of alleys. They have designed an underground vault with water quality storage underneath, designed to the Level 2, King County 2005 Design Manual. To enlarge this facility any further would require the loss of another lot. They have tried to limit the size of the facility and being required to increase the size would mean the loss of yet another lot. Beclan Place Preliminary Pla File No.: LUA-07-041, PP, E__ August 30, 2007 Page 4 By adding the alley, the additional roadway and traffic could potentially cause great concerns. Also having a secluded, fenced in alley at the rear of the lots invites a corridor for potential crime and unnoticed access by people outside the neighborhood that cannot be seen from the public right-of-way. There is some danger with small children playing in the alleyway. The Examiner stated that the City, Police Department and Fire Department have all concluded that alleys are acceptable as far as the crime risk is concerned. Mr. Schweikl continued with ways to conserve some of the trees, behind Lots 6-16 there are some trees that could be retained if the alley was not put in. There is a substantial amount of smaller trees and native vegetation that could be retained rather than putting in an alley. The alley would become a public street with storm water and drainage facilities needing to be installed and maintained. In the R-4 zone the alleys themselves are not a preferred option for people looking to buy. It is preferable to have a larger backyard that is fenced and accessible for outdoor recreational purposes. Steve Beck, 4735 NE 40` Street, Renton, WA 98059 stated that he is the manager for Amberwood LLC, which is one of the property owners of the subject plat. The alley design is not conducive or feasible to the property. He asked to be released from the alley requirement. He continued with statements on marketability of homes with and without alleyways, the life and safety values of homes with alleys behind them, and the fact that with so many ingress/egress points the possibility of children being hurt increases. He further believed that all the houses would front because that is the market that is what they want, they want private backyards, they don't want alleys in the R4 zone. These houses that are being built on this site will be 3000 square feet with 3-ear garages. To add more impervious surface makes the prospect of alley unfeasible. Kayren Kittrick. Development Services stated that the site is located in Water District 90. Sewer and storm are available. There are roads all the way around the site and whether alleys may or may not be good, according to Code, they are a preference. She would have no objection to Lots 11-16 gaining access via Road A, however Lots 5--10 would be preferable if they had rear -loaded driveways. There are many conflicts with driveways in the surrounding developments. Having an inside road is by far preferable. The 130-feet from the intersection to where the proposed alley would be accessing both on Hoquiam and Jericho allows for plenty of distance for access points coming off there, it is fairly flat, there is no visual problem. This could possibly alleviate some of the safety issues. The storm drainage system will have to be recalculated, it will have to be shown whether or not the vault is big enough, deep enough and if it will accommodate the additional impervious. It is true that in this basin, minimizing impervious has been an issue because of the flooding problems in this area. Mr. Schweikl stated the King County 2005 manual currently requires all lots to incorporate 4,000 square feet of impervious surface or the maximum amount of lot impervious per the zoning. If they had to add an alley, each lot would still have to have 4,000 square feet of impervious and then the alley would have to be added into that which would be an increase into the calculations for impervious surface for the site. The Examiner called for further testimony regarding this project. There was no one else wishing to speak, and no further comments from staff. The hearing closed at 10:11 a.m. Beclan Place Preliminary Plat File No.: LUA-07-041, PP, ECr August 30, 2007 Page S FINDINGS, CONCLUSIONS & RECOMMENDATION Having reviewed the record in this matter, the Examiner now makes and enters the following; FINDINGS: The applicant, Steve Beck, Amberwood, LLC, filed a request for a Preliminary Plat. 2. The yellow file containing the staff report, the State Environmental Policy Act (SEPA) documentation and other pertinent materials was entered into the record as Exhibit #1. The Environmental Review Committee (ERC), the City's responsible official issued a Determination of Non -Significance - Mitigated (DNS-M). 4. The subject proposal was reviewed by all departments with an interest in the matter. 5. The subject site is located at 255 Jericho Avenue NE and consists of four parcels. The subject site is bounded on its east side by Jericho Avenue and by Hoquiam Avenue NE on the west. NE 2nd Street runs along the south boundary of the subject site. 6. The map element of the Comprehensive Plan designates the area in which the subject site is located as suitable for the development of low density single family uses, but does not mandate such development without consideration of other policies of the Plan. 7. The subject site is currently zoned R-4 (Single Family - 4 dwelling units/acre). When it was annexed it was vested in R-5 zoning which permits five (5) lots per acre. The annexation/vesting agreement permits a lot size of 7,200 square feet, lot widths of 60 feet for interior lots and 70 feet for corner lots, lot depth of 70 feet, a 15 foot side yard along a street and 5 feet for interior yards and a 15 foot front yard setback for the home and 20 feet for a front loaded garage. S. The subject site was annexed to the City with the adoption of Ordinance 5171 enacted in January 2006. 9. An existing home would be retained on what would be Proposed Lot 21. 10. The subject site is approximately.308,616 square feet or 7.1 acres. The site is L-shaped and is approximately 600 feet deep (east to west) by 480 feet wide. 11. The subject site slopes downward to the southwest at a gentle angle of approximately 3 percent. 12. A Wetland is located on the northwest comer of the site, in the area of the L-shaped parcel's dogleg. The Category 2 wetland is approximately 4,312 square feet and requires a 50-foot buffer. The applicant proposes protecting both the wetland and its buffer and staff recommended that this area be protected with a Native Growth Protection Easement. This wetland extends off the subject site. 13. The subject site is heavily vegetated. It contains a nix of second growth conifers and deciduous trees as well as understory vegetation. There are 76 significant conifers and 69 significant deciduous trees. The applicant proposes retaining 33 trees outside of the Native Growth area while 36 are required to be retained or replaced. Beclan Place Preliminary PIS File No.: LUA-07-041, PP, E". August 30, 2007 Page 6 14. The applicant proposes dividing the subject site into 31 lots. The main layout will have three tiers of lots generally running east to west. The north tier which includes some interior lots in the northwest corner of the site will be north of a new, generally east to west, road connecting Hoquiam with Jericho. 15. South of the new road will be two tiers of lots. The northern tier would front along the new east to west road while the southern tier would be along NE 2nd Street. Staff has noted that Section 4-7-150E.5 (cited below) requires an east to west alley between these two tiers of southern lots. See below for more information about the tradeoffs of creating an alley in this location. 16. A tier of lots, including Proposed Lot 21 in the northeast corner of the plat, would also front on Jericho. As noted above, the existing home would be retained on Proposed Lot 21. 17. The stormwater detention tract, Tract A, would be located in the southwestern corner of the plat. It would be landscaped as required by code and set apart from lots to its north and east by a 6-foot solid cedar fence. 18. As noted, access to the site would be provided along the east by Jericho, along the west by Hoquiam and along the south by NE 2nd Street. A new roadway would nun through the site connecting Jericho and Hoquiam. 19. The density for the plat would be 4.9 dwelling units per acre after subtracting sensitive areas, the wetland, and roadways. 20. The subject site is located within the Renton School District. The project is expected to generate approximately 13 school age children. These students would be spread across the grades and would be assigned on a space available basis. 21. The development will generate approximately 10 trips per unit or the 310 trips for the 31 single-family homes. Approximately ten percent of the trips, or approximately 31 peak hour trips will be generated in the morning and evening. 22. Stormwater will be retained in Tract A. Detention will be based on the 2005 King County Manual. The applicant has proposed wetland recharge from Proposed Lots 27, 28, 30 and 3 L 23. Sewer service will be provided by the City. Staff noted that any septic serving the site would have to be abandoned. 24. Water will be provided by Water District 90. 25. Staff has noted that Section 4-7-150E.5 requires alley access for this plat. That section provides the following requirements: "5. Alley Access: Alley access is the preferred street pattern. Prior to approval of a plat without alley access, the Reviewing Official shall evaluate an alley layout and determine that the use of alley(s) is not feasible." Staff noted the linear array of the lots and that an alley would easily fit between these lots and connect Jericho to Hoquiam. Staff noted that alleys would provide less turning conflicts on NE 2nd Street, which has growing traffic counts and complaints about traffic. The use of an alley in general and in this Beclan Place Preliminary Plat File No.: LUA-07-041, PP, ECr August 30, 2007 Page 7 location would create continuous sidewalks, which are safer for pedestrians and children. The alley access would reduce front yard driveways and therefore paving in the front yard. Staff did note that the provision of an alley would probably reduce the total number of lots since proposed lots along Jericho and Hoquiam would have to be either resized or eliminated to allow the alley to intersect with those two streets. An analysis would be required to determine the new storm water demands of paving the alley versus reducing the number of driveways and possibly reducing the number of lots. Staff did not believe changes to the plat design makes the use of an alley "not feasible." The applicant raised a number of issues in opposition to the creation of alleys to serve the southern tier of lots. Those objections were that alleys can be venues for crime, they are harder to maintain, they create more paved areas, they are not compatible with lower density single family plats, they reduce lot sizes and probably will reduce the overall density of the project. The applicant noted that reduced density could be interpreted as contrary to Growth Management Act policies and that alleys might make these lots less desirable. CONCLUSIONS: In the main, subdividing the subject site is appropriate. The plat would create additional housing opportunities for those seeking detached single-family homes. The plat in this area would create larger lots for those seeking more yard space and separation between homes. But staff has indicated that the proposed plat does not comply with the provisions that require alley access. Section 4-7-150E.5 requires the reviewing official to find that developing a plat without alleys is not feasible. There does not appear to be any issue that makes the use of alleys "not feasible." The plat is generally rectilinear. The two tiers of lots proposed along NE 2nd Street are amenable to having an alley run between them. Staff has noted that traffic conditions along NE 2nd Street would warrant less turning maneuvers and turning conflicts. It is clear that creating an alley in this location will require the redesign of the plat and probably will reduce the overall number of lots that can be created. But neither of those issues make an alley "not feasible." The fact that the applicant believes that the lots might be less desirable or less saleable also does not demonstrate that alleys are "not feasible." 2. This office is not in a position to accept the applicant's arguments about the merits of alleys. Many of their arguments were generic about the concerns about alleys - that they increase crime, decrease buildable area, increase impermeable surfaces, etc. Their more particular concerns with this plat were that a low -density lot arrangement does not appropriately require alleys. This office has to accept the Ordinances as adopted by the City Council. This office has to presume that the issues raised by the applicant were considered by the City Council. The Council is presumed to have deliberated alley access in adopting a street plan that not only incorporates alleys but actually gives them preferential treatment. To avoid providing an alley "the Reviewing Official shall evaluate an alley layout and determine that the use of alley(s) is not feasible." It is presumed that in adopting that language the Council was aware that they could be vectors for crime (although this was not shown but a conclusionary statement). The Council was also probably aware that providing land for an alley or alleys reduces the land for lots and reduces the overall density of a project. The Council did not carve out any exceptions for lots in lower density zones. But just as providing through -streets or 42-foot wide streets "eats up" land, alleys, too, consume land. But if parking or garage access is immediately adjacent to an alley, there would be less paving than there night be when providing a 20-foot, two -car wide driveway breaking up a landscaped front yard. Similarly, eliminating a front yard driveway creates contiguous sidewalks unbroken by undulating driveways giving pedestrians and children free rein on sidewalks. 3. Therefore, this office cannot recommend approval of this plat as currently configured. This office will Beclan Place Preliminary Pla- File No.: LUA-07-041, PP, E— August 30, 2007 Page 8 have to recommend that the City Council deny the Preliminary Plat unless the applicant submits a plat that complies with code provisions. 4. If the applicant elfooses to redesign the plat, this office can reopen the hearing or allow submissions for staff review. RECOMMENDATION: The proposed Preliminary Plat should not be approved by the City Council_ ORDERED THIS 30'' day of August 2007. FRED J. KA MAN HEARING EXAMINER TRANSMITTED THIS 30" day of August 2007 to the parties of record: Jill Ding 1055 S Grady Way Renton, WA 98055 Craig & Catherine Landon 10520 1 b9t' Ave SE Renton, WA 98059 Norman Green 5008 NE 2n' Street Renton, WA 98059 Kayren Kittrick 1055 S Grady Way Renton, WA 98055 Brant Schweikl 705 S 9t' Street, Ste 303 Tacoma, WA 98405 Jennifer McCall Lozier Homes Corporation 1203 110 Avenue SE Bellevue, WA 98004 TRANSMITTED THIS 30" day of August 2007 to the following: Mayor Kathy Keolker Jay Covington, Chief Administrative Officer Julia Medzegian, Council Liaison Gregg Zimmerman, PBPW Administrator Alex Pietsch, Economic Development Jennifer Henning, Development Services Stacy Tucker, Development Services King County Journal Steve Beck Amberwood LLC 19192 SE 145' Street Renton, WA 98058 Kerwin & Heather Sneed 255 Jericho Avenue NE Renton, WA 98059 Mark Peterson, Fire Larry Meckling, Building Official Planning Commission Transportation Division Utilities Division Neil Watts, Development Services Janet Conklin, Development Services Pursuant to Title IV, Chapter 8, Section 100Gof the City's Code, request for reconsideration must be filed in writing on or before 5:00 p.m., September 13, 2007. Any aggrieved person feeling that the decision of the Examiner is ambiguous or based on erroneous procedure, errors of law or fact, error in judgment, or the discovery of new evidence which could not be reasonably available at the prior hearing may make a written Beclan Place Preliminary Plai File No.: LUA-07-041, PP, B_;- August 30, 2007 Page 9 request for a review by the Examiner within fourteen (14) days from the date of the Examiner's decision. This request shall set forth the specific ambiguities or errors discovered by such appellant, and the Examiner may, after review of the record, take further action as he deems proper. An appeal to the City Council is governed by Title 1V, Chapter 8, Section 110, which requires that such appeal be filed with the City Clerk, accompanying a filing fee of $75.00 and meeting other specified requirements. Copies of this ordinance are available for inspection or purchase in the Finance Department, first floor of City Hall. An appeal must be filed in writing on or before 5:00 p.m., Sgptemberl3, 2007. If the Examiner's Recommendation or Decision contains the requirement for Restrictive Covenants, the executed Covenants will be re uired rior to approval b CityCouncil or irmal rocessin of the file. You may contact this office for information on formatting covenants. The Appearance of Fairness Doctrine provides that no ex parte (private one-on-one) communications may occur concerning pending land use decisions. This means that parties to a land use decision may not communicate in private with any decision -maker concerning the proposal. Decision -makers in the land use process include both the Hearing Examiner and members of the City Council. All communications concerning the proposal must be made in public. This public communication permits all interested parties to know the contents of the communication and would allow them to openly rebut the evidence. Any violation of this doctrine would result in the invalidation of the request by the Court. The Doctrine applies not only to the initial public hearing but to all Requests for Reconsideration as well as Appeals to the City Council. mo. .A,AA094 PK IOWNAILOOWINUI 10 MU L4 SPLIi RAIL _ AR *-M-E uoYM fECIlvB bra fqY (enCe ! 3130 as uw C. TREFS I�ED Ul REMAIN ! 1 LANDSCAFE LfGEND gyyi�r.,aal�W aWYer.w.+.wlYwwN' Mr heetleaioKeP»w.wm p 4 eelwbe.fSac � 4eeR+e4^I^�T'�b°�" Les.wYvapiYAM. eTe �•Y �{iAt�S IY.IYgeW �Y�lwl>�"' 71 - e, KxTce Qe� ;' 1 ; ,� wewlewrmley� e.rs�.K+.w. � �. �� I...rbev/rc�sl.l.liwa+w.wwwm.la+onc tld>L,xt Tfi�kk� tee. w'`.a+.+l, w,� sm�.a,e«o•-n+wweuw'e+<"°c to va. m- Baca pllP .' 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A PORTION OF THE NW 1/4 OF THE NE 1/4 OF SEC 155, TWP 23 N, RGE 5 E, WTI CITY OF RENTON, KING COUNTY, .WASHINGTON III_ s. i \� aaira[C SCAU I I 3r �� S< 2bl 7.49 7 a& = 1 21 a. m � 4st o sr ZFIB I c,- _ �4 rµ' �7'�0 9F T� a i I 1 >. 14,849 SF-... ' 1 KQ9: i J i,658.5F 1' 8 ; 7,500 SF B ,..- T - \ I ti 9 ` ARCEL g y `� . •� X.w 4$F rnm Si i. o9 SF rw ti 95555F'_,, 'R Ism 11 If rl '` NE 2ND ST T =A Wmq' - III T • I OWNER/AGENT -010 SE I" stain , R9Mlt IMI WM - YIC9HITY IiAP .. Xis SITE ADDRESS m'1l 0 A5p°E IE SURVEYOR RW% 9uLg4NCTul'wM log1E N091X LAIq SU yffir, PARCEL NUMBERS 1R ratan rAr, 9mE,76r 1523=064 BEA70•E. WMUCTON 94191-2WO 1 s91t5 ENGINEER LEGAL DESCRIPTION 515TTAK P r�Lc at ®a 705 SWIM 9TM SrwE[7. SUfE }0.5 � tar 5 a acaimo rtaaq, .s rp rur aLluo[o r TAC011/� NASN:liGTON 9T105 lawn al a run, rat ar, rrmws ar rx: rrr+Irr, IM) 07-4451 . rww:rw uo Tlxr rues a ncl u9 a ca ruwxs ua ....w,a rxaw� 9r IaH X+ma xe D g x. +ur attaanXwmc,IffRAK Yut TOTAL PROJECT AREA R Sawa mXR •ww.-rol .W 1¢ ?Mlll Y (7.0 ACRES) '� a Ka1P,i al lle YAT �HM0.\ C411Q a la4 r !` a wpaTl uaut asurw9 T,r„¢ sruk uao . `a utr LW ar. nr¢k Burl rslu NUMBER OF LOTS IFT Xrw¢ m w4 sa,Y, If[ a fwadm 4 !a 11 .ran N A uC Xw]1 a r4wylQ 1p nE ru, Ii[ a X .110 "1 ran n aTP SNri a 9€ �191Y11. 4 OOR9I1 a t� F: nww¢,m9M uwo w IF'1 n rtrlTon¢muxl[ss0.R[Raaonrx ua ZONING rain or w[ f+o w S w x M-4 S N= F44Y MI •4 SXsr9ax (POSER AMNp voN AKk C91 qc" (11) x tw xur a nei a u rwuric.a DENSITY - w9.etx ewa o »a..laa m i u rw ,¢Bast anXXa4rm, AVM pPI §w NAB E MSTY . 5 Q*I 1,41113/4M ruwll wg90 Ia smee 4.14 a la rur rKOmm mks" 7.35 Ox w o IAMIAM IC7tYbDal 1YY[>t 4rlIAII H194 R Iraq a uj ' °`m°°9"°Qatrr9■'d"10b1��+M MINIMUM I oT SIZE V �' uma a ccut Alf. r4 ueSNxrTTIUT rorcx a M iXp SCAc�9ux 9oyryF�R a W r LOT I . 11.491 4F (GRI .�iA '-C � y[ Gl o tucr ri 1C,1 1a¢ aRr r i714 IF (pi{YAi'AO¢SS USDOM A V[rAluuµ roTIE RYM a4!amlarlRA T.TU sr cC , IanaAllt rwaraw,¢rotis o�u[a WTI• . -unm Na arm >quu a•tia mrwm LOTS - 5.04S' W es • mXa si m k 1la9I MgL,'ALu19 eAlb laT a . rmAl4 FbfMIm ml.aa slq WrklOq 10T4. 5�945F J Y sur erivwv lorrnrl UI BUILDING SETBACKS aaraXe LO1 I - TIM 5F (CNRS3,1 x war wu a Tup yr a c4 Kuuvs INL 5.710 Sr (IRryAtE ACCESS Ek%4wf WKIPI grL016tg1 tygX 110.l uru T,71}YX7) f RR N901ar0 X ,RR41t el a rLlfs, rut n ,''! ,®olaa a tar ora•rtf, xula.Tok me muwiar LOT IS - 5.931 sF -...,_• .- a M Xar c ff r>aX�w must 19 rp nAr l4*r 34r^ 5•034 5F tt . wu[ n a Xaq rw¢ ra wmla a „ ,eiVAY,`j "94 Y $ n'mTwa6r r4.X rm Typ0. ii 3�3MPI:RVIDU$ AREA I� 1$.1 T7 9{' i X�Ie: �• 1��� y� �[��Ty1 R � a4�44 Z :. • . �>aae pgXr r4 wrX rav , MM M= F4\''I'l'S CALL 48 Hdtjga YOU Alt]OIL ACV% 1-800-424-5535 {�'1 CITY FILE NO, AJ1 �g� Ian f MR, BECLAN PLACE PRELIMINARY PLAT A PORTION OF THENW 1/4 OF THE HE 1/4 OF SEC 15, TWP 23 N, RGE 8 1, WM CITY OF RENTON, KING COUNTY, WASHINGTON 4 GRAPIUC SCALE IF r "41 24 O. 'ZF lir i N OWNER/AGENT s" gum Smu; %5129 14NN WAS44" gaom (Qs) 4++-Qm VICINITY MAP w. 4w MIS SITE ADDRESS 256 JRM AWIK NE SURVEYOR iWTH U110 1XMK W, -r PARCEL NUMBERS IV Yma WAY, gm,3w % 15zx5m . SEAM M32MW 004-290 24 1523(mqws (m 7. M'F -1 S, ENGINEER R LEGAL DESCRIPTION j a 9� TOTAL PROJECT AREA' A Pam w 00" waawAk Kwoo a F%Wft 301.a,6 3f f7.03 AM5? IF um s NUMBER OF LOTSII ,Z6 31 1 'Ell L4"—' SFmyieL"ermmLOiuw'rtZONING __j •�r, MY SF M R-4 $1RE FALILT AMIAL j aw SFsF OiMM ANVARM AREA, CORMW #13) wtw DENSITY Or I MIA rAIM M., ui m RWM DDELme FTY 7Z ONUM LOWAM Im MINIMUM LOT SIZE 0 r 11,4et Sir iffa ( VON" A 1W IM pm Crgj LOT i $) j Wa sa= mm 3,711 SF "YATE'AC= EA=Nl) 2-. DETE�ITION rft�m bt M LK Cr N� Ftn =a ww *I vo 5r W X6 ;9= =11.1 =9 -W awo 40T *.,* k LOW 2 6AU 5F 14,M S .. F-. 4f in � UF m B W WA 1w wAiiaT or 3 SdU 9F ,umi 11 LOT 4 sx4 sr 74% SF SF 7J 8 # f M6 SF 7AW ..'a r SF WS w OXON" BUILDING SETBACKS ui LOT I . 11,461 Sr PM 7.74� SF ve WI wu N Wm =:,m� =v IT64 5F IPRMTE A=SS tA5aIXQ LOT 2 - 5,034 sr LOT SM4 9F 31 a K0% :3 W4 SF =K"Im we Fin smw� v t av UTILITIES WC)tIMPER iOUS AREA IS,177 SF vomm —Now N ST T 4 CARL =.w -m CALL 46 HOURS rw OWL cm BEFORE YOU DIG rT '1-800-424-5566 P-1 L—t - j CITY OF RENT( DETERMINATION OF NOWSIGNIFICANCE-MITIGATED MITIGATION MEASURES APPLICATION NO(S): LUA07-041, PP, ECF APPLICANT: Steve Beck, Amberwood, LLC PROJECT NAME: Beclan Place Preliminary Plat DESCRIPTION OF PROPOSAL: The applicant is requesting Preliminary Plat approval and Environmental (SEPA) Review for the subdivision of an existing 308,616 square foot parcel into 31 lots for the future construction of single family residences. An existing residence is proposed to remain on Lot 21. The project site is located within the Residential - 4 (R-4) dwelling units per acre zoning designation. The proposed lots would range in size from 7,201 square feet in area to 13,390 square feet. Access to the lots would be provided via a new internal through street connecting Jericho Avenue NE to Hoquiam Avenue NE. A Category 2 wetland is located on the northwest corner of the project site. LOCATION OF PROPOSAL: Northwest corner of Jericho Avenue NE and NE 2nd Street LEAD AGENCY: The City of Renton Department of Planning/Building/Public Works Development Planning Section MITIGATION MEASURES: 1. The applicant shall comply with the recommendations found in the geotechnical report prepared by Icicle Creek Engineers, dated May 17, 2006. 2. The applicant shall be required to provide a Temporary Erosion and Sedimentation Control Plan (TESCP) designed pursuant to the Department of Ecology's Erosion and Sediment Control Requirements outlined in Volume II of the most current Stormwater Management Manual and provide staff with a Construction Mitigation Plan prior to issuance of Construction Permits. This condition shall be subject to the review and approval of the Development Services Division. 3. The detention system for this project shall be required to comply with the requirements found in the 2005 King County Surface Water Design Manual to meet both detention (Conservation Flow control — a.k.a. Level 2) and water quality improvements. 4. The applicant shall pay a Parks Mitigation Fee based on $530.76 per each new single family lot. The fee is estimated at $15,922.80_ 5. The applicant shall pay a Traffic Mitigation Fee in the amount of $75 for each new net daily trip prior to the recording of the final plat. It is anticipated that the proposed project would result in the payment of $21,532.50 (287.1 net new daily trips x $75 = $21,532.50). 6. Staff recommends that the applicant pay a Fire Mitigation Fee based on $488.00 per new single family lot prior to the recording of the final plat_ The fee is estimated at $14,64,0 ($488 x 30 = $14,640). ERC Mitigation Measures Page 1 of 1 September 21, 2007 CERTIFICATE OF MAILING STATE OF WASHINGTON ) COUNTY OF KING BONNIE I. WALTON, City Clerk for the City of Renton, being first duly sworn on oath, deposes and says that she is a citizen of the United States and a resident of the State of Washington, over the age of 21 and not a party to nor interested in this matter. That on the 21" day of September, 2007, at the hour of 5:00 p.m. your affiant duly mailed and placed in the United States Post Office at Renton, King County, Washington, by first class mail to all parties of record, notice of appeal filed by Steve Beck of the Hearing Examiner's recommendation regarding the Beclan Place Preliminary Plat. (File No. LUA-07-041, PP, ECF) Bonnie I. Walton, City Clerk SUBSCRIBED AND SWORN TO BEFORE me this 21" day of September, 2007. r: Cyni'a i. Moya " Not Public in and for the State of Washington, residing in Renton My commission expires: 8/27/2010 CITY IF RENTON " + "R­ Kathy Keolker, Mayor September 21, 2007 APPEAL FILED BY: Steve Beck, 19129 SE 145th Street, Renton, WA, 98059 City Clerk Bonnie 1. Walton RE: Appeal of Hearing Examiner's recommendation dated August 30, 2007 regarding application for a 31 single-family home subdivision, located at 1255 Jericho Avenue NE, known as the Beclan Place Preliminary Plat. (File No. LUA-07-041, PP, ECF) To Parties of Record: Pursuant to Title IV, Chapter 8, Renton City Code of Ordinances, written appeal of the hearing examiner's recommendation of the Beclan Place Preliminary Plat application has been filed with the City Clerk. In accordance with Renton Municipal Code Section 4-8-110F, the City Clerk shall notify all parties of record of the receipt of the appeal. Other parties of record may submit letters limited to support of their positions within ten (10) days of the date of mailing of the notification of the filing of the appeal. The deadline for submission of additional letters is 5:00 pm, October 1, 2007. NOTICE IS HEREBY GIVEN that the written appeal and other pertinent .documents will be reviewed by the Council's Planning and Development Committee, The Council Liaison will notify all parties of record of the date and time of the Planning and Development Committee meeting. If you are not listed in local telephone directories and wish to attend the meeting, please call the Council Liaison at 425-430-6501 for information. The recommendation of the Committee will be presented for consideration by the full Council at a subsequent Council meeting. Attached is a copy of the appeal and of the Renton Municipal Code section regarding appeals of Hearing Examiner decisions or recommendations. Please note that the City Council will be considering the merits of the appeal based upon the written record previously established. Unless a showing can be made that additional evidence could not reasonably have been available at the prior hearing held by the Hearing Examiner, no further evidence or testimony on this matter will be accepted by the City Council. For additional information or assistance, please feel free to call me at 425-430-6510. Sincerely, Bonnie I. Walton City Clerk Attachments 1055 South Grady Way - Renton, Washington 98057 - (425) 430-6510 / FAX (425) 430-6516 0 This paper oontains 50°c; recvcled material, 30% postconsumer RENTON AHEAD OF THE CURVE City of Renton Municipal Code; Title IV, Chapter 8. Section 110 — Appeals 4-8-110C4 The notice of appeal shall be accompanied by a fee in accordance with RMC 4-1-170, the fee schedule of the City. (Ord. 3658, 9-13-82) 4-8-110F: Appeals to City Council — Procedures 1. Time for Appeal: Unless a specific section or State law providing for review of decision of the Examiner requires review thereof by the Superior Court or any other body, any interested party aggrieved by the Examiner's written decision or recommendation may submit a notice of appeal to the City Council, upon a form furnished by the City Clerk, within fourteen (14) calendar days from the date of the Examiner's written report. 2. Notice to Parties of Record: Within five (5) days of receipt of the notice of appeal, the City Clerk shall notify all parties of record of the receipt of the appeal. 3. Opportunity to Provide Comments: Other parties of record may submit letters in support of their positions within ten (10) days of the dates of mailing of the notification of the filing of the notice of appeal. 4. Transmittal of Record to Council: Thereupon the Clerk shall forward to the members of the City Council all of the pertinent documents, including the written decision or recommendation, findings and conclusions contained in the Examiner's report, the notice of appeal, and additional letters submitted by the parties. (Ord. 3658, 9-13-1982) 5. Council Review Procedures: No public hearing shall be held by the City Council. No new or additional evidence or testimony shall be accepted by the City Council unless a showing is made by the party offering the evidence that the evidence could not reasonably have been available at the time of the hearing before the Examiner. If the Council determines that additional evidence is required, the Council shall remand the matter to the Examiner for reconsideration and receipt of additional evidence. The cost of transcription of the hearing record shall be borne by the applicant. 1n the absence of an entry upon the record of an order by the City Council authorizing new or additional evidence or testimony, and a remand to the Hearing Examiner for receipt of such evidence or testimony, it shall be presumed that no new or additional evidence or testimony has been accepted by the City Council, and that the record before the City Council is identical to the hearing record before the Hearing Examiner. (Ord. 4389, 1-25-1993) 6. Council Evaluation Criteria: The consideration by the City Council shall be based solely upon the record, the Hearing Examiner's report, the notice of appeal and additional submissions by parties. 7. Findings and Conclusions Required: If, upon appeal of a decision of the Hearing Examiner on an application submitted pursuant to RMC 4-1-050F1, and after examination of the record, the Council determines that a substantial error in fact or law exists in the record, it may remand the proceeding to Examiner for reconsideration, or modify, or reverse the decision of the Examiner accordingly. 8. Council Action: 1f, upon appeal from a recommendation of the Hearing Examiner upon an application submitted pursuant to RMC 4-1-050F2 and F3, and after examination of the record, the Council determines that a substantial error in fact or law exists in the record, or that a recommendation of the Hearing Examiner should be disregarded or modified, the City Council may remand the proceeding to the Examiner for reconsideration, or enter its own decision upon the application. 9. Decision Documentation: In any event, the decision of the City Council shall be in writing and shall specify any modified or amended findings and conclusions other than those set forth in the report of the Hearing Examiner. Each material finding shall be supported by substantial evidence in the record. The burden of proof shall rest with the appellant. (Ord 3658, 9-13-1982) 10, Council Action Final: The action of the Council approving, modifying or rejecting a decision of the Examiner shall be final and conclusive, unless appealed within the time frames established under subsection G5 of this Section. (Ord. 4660, 3-17-1997) APPEAL TO RENTON CITY COUNCIL kECEIVED OF HEARING EXAMINER'S DECISION/RECOMWNDATION C"� CLFRKS OF"C � _ APPLICATION NAiVIE r--- - �* c t Fnx NO. LUA 61= The undersigned interested party hereby files its Notice of Appeal from the decision or recommendation of the Land Use Hearing Examiner, dated Au 4c—� i , W 1. IDENTIFICATION OF PARTY APPELLANT: Name: J -=C K Address: Phone Number: �� 44T_ Email: 5. be cza MA& Y_,1.� REPRESENTATIVE OF ANY): Name: Address: Phone Number: Email: 2. SPECIFICATION OF ERRORS (Attach additional sheets, if necessary) AFACiozz-p awlvr- Set forth below are the specific errors or taw or fact upon which this appeal is based_ Findinp-of Fact: (Please designate number as denoted in the Examiner's Report) �w No. Error: A, c' � v G 6 y 3 1 Correction: '' c_ r Conclusions: 7W, .Tito 7- KA `°I - No. 2— Error: 4U W c7�} Correction: Other: tle5f�- ka r<T % ,t [. ' � ' . Le-- M— No. , ice.. e/ r • •n- .i v The City Council is requested to grant the following relief: (Attach explanation; if desired) Reverse the decision or recommendation and grant the following relief: AP 1/109- Modify the decision or recommendation as follows: Remand to the Examiner for further consideration as follows: Other., Appellant/Representative ignatu e Type/Printed Name Date NOTE: Please refer to Title IV, Chapter 8, of the Renton. N unicipal Code, and Section 4-8-110F, for specific appeal procedures. cc-!, Larry N% ��$ �z , C i7t' IV t krJ r ff Ac N S 15 e' /A smweikl & Associates, pllc Civil Engineering, Project Management and Consulting September 11, 2007 Renton City Council City of Renton 1005 South Grady Way Renton, Washington 98055 Project: Beclan Place - Preliminary Plat LUA07-041, PP, ECF RE: Appeal to Renton City Council of Hearing Examiner's Decision/Recommendation 705 South 9th Street, Suite 303 Tacoma, WA 98405 Phone: (253) 272-4451 Fax: (252) 272-4495 This appeal to the Renton City Council is appealing the feasibility of incorporating an alley within the preliminary plat layout for the Beclan Place Preliminary Plat. The City Staff presented at the hearing that they believe that an alley can be placed at the rear of Lots 5-10 and Lots 11-16 and extends from the Jericho Ave. NE right-of-way (ROW) to the Hoquiam Ave. NE. The applicant and civil engineer for the project presented arguments at the hearing that the connection of the alley onto the Jericho Ave. NE ROW would create a situation that would place three street intersections within a 311 feet stretch of public right-of-way adjacent the west side of the Jericho Ave. NE. According to the City of Renton 2003 Arterial System Functional Classifications, Figure 1, Transportation Plan, Jericho Ave. NE is classified as a Collector Arterial. The 1993 King County Road Standards (KCRS) Section 2.10.E states that the minimum centerline offset for a Collector Arterial is 300 If. By proposing the an alley layout that intersects Jericho Ave. NE the intersection offset would be reduced to 150 If, half of what is required by the 1993 KCRS. Although the KCRS is not utilized as the City's governing standards is representative of a widely accepted set of road standards and its governing criteria for public safety. A reduction in the minimum offset spacing on a Collector Arterial increases the probability of conflicting turning movements between vehicles and vehicle vs. pedestrian instances from vehicles entering and exiting the project. The use of an alley will also increase the length of time vehicles will require to exit from Jericho Ave. NE to an alley due to the confined entrance conditions. This will be especially prevalent when there is another vehicle occupying the alley ingress/egress and attempting to enter onto Jericho Ave. NE. As a consequence of the rear loaded alley concept this will be the predominate turning movement for the lots that possess a rear access configuration. The general public's unfamiliarity with the alley configuration within a residential development and the visual identification difference between a well defined street entrance and the indistinguishable alley entrance could create situations that could lead to an increase of rear end traffic accidents. During the hearing we also presented the general facts that alley's also create difficulty in securing the home/garage with respect to the less visible alley side of the lot, since the alley concept intends to focus the day to day activities of the residents to the interior and the front yard of the house. The fact that there is far less utilization of the rear of the lot in an alley configuration since the active recreational space in the rear of the home has been drastically reduced, or eliminated by placing the garage and driveway at the rear of the home. Therefore there is much less of an opportunity for homeowner oversight of the rear yard and alley.. The alley configuration also has considerably much less potential for community block watch observation in the narrower fenced less traveled alleys, lending them to the creation of the opportunity for increased criminal activity. Although the applicant did not enter into the record any specific crime statistics that demonstrate increased criminal activity in alleys, the fact is that alleys are a lure for criminal activity, provide an invisible access point for the criminal aspect and are usually more difficult for law enforcement organizations to monitor. Currently there are innumerable websites on the internet that verify that alleys are sources of increased criminal activity. We also discovered that many cities in Great Britain, and cities in the United States, such as Chicago and Minneapolis are in the process of either gating or eliminating alleys totally as a means of decreasing instances of crime, and the statistics indicate that the these efforts have reduced crime in the neighborhoods where these efforts have been undertaken.. It was also noted that the, City of Renton's own Safety Information Bulletin: How to Be Streetwise and Safe, implores the city's residents to, quote, "Plan the safest route to your destination and use it. Choose well -lighted busy streets and avoid passing vacant lots, alleys, or construction sites. Take the long way if it is the safest". This would imply that the City of Renton is unilaterally aware of and has accepted the fact that alleys are not safe and should be avoided. The applicant believes that the statement within Conclusion No. 2 of the Hearing Examiners Decision that states, "if parking or garage access is immediately adjacent to the alley, there would be less paving than there might be when providing a 20-foot, two - car wide driveway", is not consistent with the actual configuration of the alley residence and does in fact increase the impervious surface of the project. If one were to remove all of the driveways from the front of alley loaded lots those owner driven uses of that area that occurred in that residential driveway do not categorically cease to exist anymore. It is anticipated that the alley loaded lots will provide the same residential driveways as before. These alley lots will include driveways in the front of the garage to accommodate the regular functions such as vehicle washing, maintenance, temporary storage of recreational vehicles, vehicle loading/unloading, and temporary parking and as a recreational opportunity for children, such as basketball, as they do in the more visible front loaded residence. Therefore there would be an increase in the projects impervious surface with the rear loaded alley configuration as the City requests. 2 It should be also pointed out that the intended purpose of sidewalks are to move pedestrians along the public right-of-way outside of the lane of travel and are not intended as a recreational use areas for children as was stated in the conclusion. The fact is that the front loaded driveway provides the children a place to play outside the public right of way and further from the travel way and vehicles within the street. If imposed the rear loaded alley configuration would relocate these recreation activities adjacent to the narrow, fenced less visible alley and decrease the safety of the children utilizing these areas. Finding No. 25 misstates the Renton Municipal Code with respect to the finality of providing alley access. The statement prior the code reference states that, "Section 4-7- 150E.5, requires alley access for this plat." The actual reference to Section 4.7-150E.5 below the staff statement states that, quote, "Alley access is the preferred street pattern." The definition of preferred is to "select in preference to another or others; value more highly; like better. Whereas the definition of requires, as utilized in the Staff statement, "is to demand; insist upon". The City of Renton Municipal Code currently prefers this plat to incorporate the application of alleys and it is our contention that the increased impervious surface and loss of density per acre that would be realized by such a proposal is not either practical or efficient design in light of the Growth Management Act (GMA) mandates and several environmental and quality of life issues expressed above and in our previous letter to the City of Renton, dated May 25, 2007. We would wish that you consider your request with respect and reverence to the specific supporting arguments provided and modify the decision of the Hearing Examiner to approve the Preliminary Plat of Beclan Place as it is currently configured. It is our conclusion that our plat design as provided in our preliminary plat submittal package provides the best possible configuration for the comfort, safety and livability of the community and achieves a more environmentally sound approach to the downstream basin and surrounding community. If you should have any questions or require additional information please do not hesitate to contact me, Steve Beck, at (425) 444-641, and I will provide you with the information that you require. Respectfully, Steve Beck Applicant Enclosures City of Renton RE N-r— You are here: Living : Law Enforcement and Crime Prevention (,: me we i on : Personal Safety a EfirA Frrerply `,'er iori Safety information: How to Be Streetwise and Safe Knowing how to protect yourself can reduce the opportunity fc' Piugyers, purse snatchers and other criminals to strike. Four Basic Rules • DO stay alert. Keep your mind on your surroundings, .: ho s �r f-ont of you, and who's behind you. Don't get distracted, If you're worried about twin, ask a friend to accompany you when you go out. • DO communicate the message that you're calm, coiIimoi nt, art;; snow where you're going. Stand tall, walk purposefully, and make quick eye contact .v a +..:o; i, ai and you. • DO trust your instincts. If you feel uncomfortable in i pl,;: : r ,uu,)t+on, leave. • DO know the neighborhoods where you live and w(r+k Cn Y. ot.; the locations of police and fire stations, public telephones, hospIals, restaurants, , r;; ,!orrs ,hat are open late. In The Car • Keep your car in good running condition to avoid brcriKdowns • Drive with all your doors locked. Keep windows roile, _jL: vdt+enever possible. • Take the time to check the inside of your vehicle besorr, ;r,r; get ,nto it. If anything looks disturbed or suspicious, contact a friend or call 9-1 1 to nave an ctficer check out the car before you get into it alone. • Never pick up hitchhikers. • If you see another motorist in trouble, signal that yru qE,� ho!jl and then go to a telephone and tali police. • If your car breaks down {and you do not have a cell pl orw'Y, raise :he hood, use flares, or tie a white cloth to the door handle or antenna, Stay in toe i,skecl car. When someone stops, ask them to phone for help. • Park in wed -lighted areas that will still be well -lighters ,ci r-n YOU return. Lock your car doors. • Be particularly alert and careful when using undergro+.i.❑ ri:i i r rinsed parking garages. • If you are being followed while driving, drive to the r:ra r5:. i,ul i_ij .r fire station, open gas station or other business, or well -lighted residence where y:>.. c:a e+Y call police. Try to get the car's license number and description_ if no safe areas are + ea , I.i3i ik the horn repeatedly and turn on your emergency flashers. When Walking • Plan the safest route to your destination and use it. Cl,U)asv tive!i-.flamed busy streets and avoid passing vacant lots, alleys, or construction sites. Take the urq way if it is the safest. • Know your neighborhood. Find out what stores and resigns a+it are open late and where the police and fire stations are. • Make sure you know where your children are going ti is "hen i-rey go out, and encourage them to play with other kids. Show them safe places in the r-e ght>c:rnuod where they can go if they ever feel scared. • Carry your purse close to your body and keep a firm gr p oi, It. Cary a wallet in an inside coat or side trouser pocket, not in a rear trouser pocket. Page 1 of 3 http://rentonwa.goviliviiig/dcfaLitt,aspx?id-1758 9/6/2007 City of Renton • Do not Flaunt expensive jewelry or clothing. • Talk while you are facing traffic so you can see appraactrm❑ cars • Know businesses that are open. In Elevators • Look in the elevator before getting in to be sure no )r.4 iid.ng • Stand near the controls. • Get off if someone suspicious enters. If you're warr10.i :11.101-.t 4r r,e,_xie who is waiting for the elevator with you, pretend you forgot something arc r,,:, no, fie; on. (Do not worry about hurting someone's feelings -keeping safe should be your fiat „ric; ty ; • If you are attacked, hit the alarm and as many floor buttons as pcssibie. Jogging, Biking, and Other Outdoor Activities • Choose routes in advance that are safe and well popuci ec, • Vary your route and schedule. • Avoid jogging and biking at night. • Consider carrying a "shriek" alarm. • Do not wear headphones -it is important to remain avert. What if It Happens To You? • Try to remain calm, try not to panic or show any si,n� :A 'incgr- ;;- confusion. • If the attacker is only after your purse or other vahmnig s,; :1„ ! ict resist. You do not want to escalate a property crime into a violent confrontation • Make a conscious effort to get an accurate descript a :;I yc'+ attacker: age, race, complexion, body build, height, weight, type and color of clothir:i • Call the police immediately, identify yourself and your ocatioi'. [.oritact your local victim assistance agency to help you deal with the trauma tIi-+t a I `,. r-e victims experience. They can also help you learn about victim compensation laws arC nov, to foliow your case's progress. On Foot: Day or Night • Stick to well -lighted, well -traveled streets. Avoid Sher:cuks !hr,_ug-3 wooded areas, parking lots, or alleys. • Do not flash money or other tempting targets like jeweo y o, cio-hu� g, • Carry a purse close to your body, not dangling by tl',' .I r 31; ,. P� d ,, wallet in an inside coat or front pants pocket, not a back pocket. Carry only wko; i r ecessar, and try not to keep currency and credit cards all in one place. • Do not wear shoes or clothing that restrict your meve rents. • Have your car or house key in hand before you reach ti:e :iooi . • Try to use automated teller machines in the daytime. H&;-,, ym r card in hand and don't approach the machine if you're uneasy about people nearby. .,.lof yc,t, o3 iiy use the ATM machines inside of grocery stores, malls, or gas stations. • If you think someone is following you, switch directiri or r; 05 II if street. Walk toward an open store, restaurant, or lighted house. If someone hara�se_ yx, do iot be embarrassed. Loudly say, "Leave me alone! Someone call the police! Get away' Vehicle Safety • Keep your car in good running condition. Make sure tt ere 5 e rowan gas to get where you are going and back. • Always roll up the windows and lock car doors, even 3` you re coi>>ing right back, Check inside and Page 2 of 3 http://rentonwa.gov,'Iiving;`default.aspx?id=l 711�8 9/6/2007 City of Renton out before getting in. • Avoid parking in isolated areas. Be especia!Ily alert i � arkiry iots and underground parking garages. • If you think someone ss following you, do not head hoi-e. 0 1e to the nearest police or fire station, gas station, or other open business to get h.,l,[;. If Someone Tries to Rob You • Do not resist. Give up your property_ Do not risk you l f< • Report the crime to the police. Try to describe the at.ac<er accurately. Your actions can help prevent others from being victims. Take a Stand! • Make your neighborhood and working place safer by -epa:-ul;j !;Token street lights, cleaning up parks and vacant lots, and lobbying local governmert for 'oette fighting in public places. • Initiate a Block Watch program in your neighborhood y ro1rct ng your local crime prevention unit. Email the Crime Prevention Unit Page 3 of 3 http:I/reiitonwa.gov/living/default.aspx?id-17 58 9/6/2007 e*ya"� CITY OF RENTON City Clerk Division 1055 South Grady Way Renton, WA 98055 425-430-6510 ❑ Cash ❑ Copy Fee KCheck No. 'Appeal Fee Description: Funds Received From: Name Address City/Zip Receipt W0945 Date 9 ❑ Notary Service 11 Amount $ -7 4 © e) - � A-, zrz City aff Sig re e*ya"� CITY OF Rr.NTON tifCity Clerk Division + 1055 South► Grady Way Renton, WA 98055 Y 425-430-6510 ❑ Cash ❑ Copy Fee Check No. 3 ,Appeal Fee Description: Funds Received From: Name t` ecl< Address City/Zip ► y 9 ReceiY- N.,. 0945 Date ❑ Notary Service El Amount $S .� Q Z� 14 , �z City aff Sig re Cityof f Renton -Municipal Code- Title.N. Chapter S. Section 110 Ap e�al_s 4-8-110C4 The notice of appeal shall be accompanied by a fee in accordance with RMC 4-1-170, the fee schedule of the City. (Ord: 3658, 9-13-82) 4-8-110F: Appeals to City Council — Procedures I. Time for Appeal: Unless a specific section or State law providing for review of decision of the Examiner requires review thereof by the Superior Court or any other body, any interested party aggrieved by the Examiner's written decision or recommendation may subnriit a notice of appeal to the City Council, upon a form furnished by the City Clerk, within fourteen (14) calendar days from the date of the Examiners written report_ 2. Notice to Parties of Record: Within five (5) days of receipt of the notice of appeal, the City Clerk shall notify all parties of record of the receipt of the appeal. 3. Opportunity to Provide Comments: Other parties of record may submit letters in support of their positions within ten (10) days of the dates of mailing of the notification of the filing of the notice of appeal. 4. Transmittal of Record to Council: Thereupon the Clerk shall forward to the members of the City Council all of the pertinent documents, including the written decision or recommendation, findings and conclusions contained in the Examiner's report, the notice of appeal, and additional letters submitted by the parties. (Ord. 3658, 9-13-1982) 5. Council Review Procedures: No public hearing shall be held by the City Council. No new or additional evidence or testimony shall be accepted by the City Council unless a showing is made by the party offering the evidence that the evidence could not reasonably have been available at the tune of the hearing before the Examiner. If the Council determines that additional evidence is required, the Council shall remand the matter to the Examiner for reconsideration and receipt of additional evidence. The cost of transcription of the hearing record shall be borne by the applicant. In the absence of an entry upon the record of an order by the City Council authorizing new or -additional evidence or testimony, and a remand to the Hearing Examiner for receipt of such evidence or testimony, it shall be presumed that no new or additional evidence or testimony has-been accepted by the City Council, and that the record before the City Council is identical to the hearing record before the Hearing Examiner. (Ord- 4389, 1-25-1993) 6. Council Evaluation Criteria: The consideration by the City Council shall be based solely upon the record, the Hearing Examiner's report, the notice.of appeal and additional submissions by parties. 7. Findings and Conclusions Required: If, upon appeal of a decision of the Hearing Examiner on an application submitted pursuant to RMC 4-1-050F1, and after examination of the record, the Council determines that a substantial error in fact or law exists in the record, it may remand the proceeding to Examiner for reconsideration, or modify, or reverse the decision of the Examiner accordingly. 8. Council Action: If, upon appeal from a recommendation of the Hearing Examiner upon an application submitted pursuant to RMC 4-1-05OF2 and F3, and after examination of the record, the Council determines that a substantial error in fact or law exists in the record, or that a recommendation of the Hearing Examiner should be disregarded or modified, the City Council may remand the proceeding to the Examiner for reconsideration, or enter its own decision upon the application. 9. Decision Documentation: In any event, the decision of the City Council shall be in writing and shall specify any modified or amended findings and conclusions other than those set forth in the report of the Hearing Examiner. Each material finding shall be supported by substantial evidence in the record. The burden of proof shall rest with the appellant. (Ord 3658, 9-13-1982) 10. Council Action Final: The action of the Council approving, modifying or rejecting a decision of the Examiner shall be final and conclusive, unless appealed within the time frames established under subsection G5 of this Section. (Ord. 4660, 3-17-1997) STATE OF WASHINGTON, COUNTY OF KING } AFFIDAVIT OF PUBLICATION PUBLIC NOTICE Linda M Mills, being first duly sworn on oath that she is the Legal Advertising Representative of the Renton Reporter a bi-weekly newspaper, which newspaper is a legal newspaper of general circulation and is now and has been for more than six months prior to the date of publication hereinafter referred to, published in the English language continuously as a bi-weekly newspaper in King County, Washington. The Renton Reporter has been approved as a Legal Newspaper by order of the Superior Court of the State of Washington for King County. The notice in the exact form annexed was published in regular issues of the Renton Reporter (and not in supplement form) which was regularly distributed to its subscribers during the below stated period. The annexed notice, a: Public Notice was published on July 14, 2007. The full amount of the fee charged for said foregoing publication is the sum of $155.40. 124�74, ?�------ Linda M. Mills Legal Advertising Representative, Renton Reporter Subscribed and sworn to me this 16'h day of July, 2007. 4L B D Cantelon Notary Public for the State of Washington, Residing in P. O. Number: NOTICE OF ENVIRONMENTAL DETERMINATION ENVIRONMENTAL REVIEW COMMITTEE & PUBLIC HEARING RENTON, WASHINGTON The Environmental Review Committee has issued a Determination of Non -Significance - Mitigated for the following project under the authority of the Renton Municipal Code. Beclan Place Preliminary Plat LUA07.041, PP, ECF Location: Northwest corner of Jericho Avenue NE and NE 2nd Street . The applicant is requesting Preliminary plat approval and Environmental (SEPA) Review for the subdivision of an existing 308,616 square foot parcel into 31 lots for the future construction of single family residences. An existing residence is proposed to remain an Lot 21. The project site is located within the Residential - 4 (R-4) dwelling units per acre zoning designation. The proposed tots would range in size from 7,201 square feet in area to 13,390 square feet. Access to the lots would be provided via a new internal through street connecting Jericho Avenue NE to Hoquiam Avenue NE, A Category 2 wetland is located on the northwest corner of the project site. Appeals of the environmental determination must be filed in writing on or before 5:00 PM on July 30, 2007. Appeals must be filed in writing together with the required $75.00 application fee with: Hearing Examiner, City of Renton, 1055 South Grady Way, Renton, WA 98057. Appeals to the Examiner are governed by City of Renton Municipal Code Section 4-8-110.B. Additional information regarding the appeal Process may be obtained from the Renton City Clerk's Office, (425) 430- 6510. A Public Hearing will be held by the Renton Hearing Examiner in the Council Chambers, City Hall, on August 14, 2007 at 9:00 AM to consider the Preliminary Plat. If the Environmental Determination is appealed, the appeal will be heard as part of this public hearing. Interested parties are invited to attend the public hearing. Published in the Renton Reporter July 14, 2007. #863742 ( ,lerk's Office Distribution List Appal, Beclan Place Preliminary Plat LUA-07-0411) PP, ECF September 14, 2007 1 Renton Reporter 1 Ci Attorn Larry Warren 1 City Council * Julia Medze 'an 2 EDNSP/Economic Development Alex Pietsch Rebecca Lind l Fire Marshal Mark Peterson I Fire Dept/Fire Prevention I. David Daniels 7 Planning Commission Judith Subic b Parties of Record** see attached list 1 PBPW/Administration GreggZimmerman 7 PBPW/Development Services Neil Watts Jennifer Henning Stacy Tucker Jill Ding Karyren Kittrick Janet Conklin Larry Mecklin 1 PBPW/Transportation Services Peter Hahn 1 PBPW/Utilities & Tech Services Lys Hornsby 1 LUA-07-041 * *City Clerk's Letter & FOR List only 'Brant Schweikl Schweikl & Associates, PLLC 705 S 9`h Street #303 Tacoma, WA 98405 Kerwin & Heather Sneed 255 Jericho Avenue NE Renton, WA 98059 Steve Beck Amberwood LLC 19129 SE 145" Street Renton, WA 98059 Norman Green 5008 NE 2°d Street Renton, WA 98059 Craig & Catherine Landon 10520 1 b9`h Avenue SE Renton, WA 98059 Jennifer McCall Lozier Homes corporation 1203 114`h Avenue SE Bellevue, WA 98004 CITY OF I ENTON APPEAL TO RENTON CITY COUNCIL RECEIVED OF HEARING EXAMINER'S DECISION/RECOMA4ENDATION t l� CLERWS OFFICE APPLICATION NAi1E > i--A FaZ NO. 6 7--&- �[,F The undersigned interested party hereby files its Notice of Appeal from the decision or recommendation of the Land Use Hearing Examiner, dated Au6 i f , 20Li. IDENTIFICATION OF PARTY APPELLANT: Name: K Address: 1475 . Phone Number:Email: — VE Si 3 MET REPRESENTATIVE (IF ANY): Name: Address: Phone Number: Email: 2. SPECIFICATION OF ERRORS (Attach additional sheets, if necessary) fir, F4Ua6 j> Set forth below are the specific errors or law or fact upon which this appeal is based: Finding of Fact: (Please designate number as denoted in the Examiner's Report} No. Error: C , GI tigEAALLCg Y Correction: Conclusions: 7H46 7Wo 7r--t 1�9- No. �L Error: v Other: Li8¢, 45 (v17# 1 1v i L-c1 4e�,7-5. No. Error: { Correction: jU S _ 994:�UC liyC.9&6960 6RULflU jf t7 The City Council is requested to grant the following relief: (Attach explanation; if desired) Reverse the decision or recommendation and grant the following relief: Appozbv� Modify the decision or recommendation as follows: Remand to the Examiner for further consideration as follows. Other: Appellant/Representative tgnatuu e Type/Printed Name Date NOTE: Please refer to Title IV, Chapter 8, of the Renton Iv unicipal Code, and Section 4-8-11017, for specific appeal procedures. C • L-4, Wey,,y e 47 , [' i ifs/ �,, � City of Renton MunicipAl Code.• Title IV Chapter 8 on 1 4-8-110C4 The notice of appeal shall be accompanied by a fee in accordance with RMC 4-1-170, the fee schedule of the City. (Ord: 3658, 9-13-82) 4-8-I10F: Appeals to City Council — Procedures 1. Time for Appeal: Unless a specific section or State law providing for review of decision of the Examiner requires review thereof by the Superior Court or any other body. any interested party aggrieved by the Examiner's written decision or recommendation may submit a notice of appeal to the City Council, upon a form furnished by the City Clerk, within fourteen (14) calendar days from the date of the Examiner's written report. 2. Notice to Parties of Record: Within five (5) days of receipt of the notice of appeal, the City Clerk shall notify all parties of record of the receipt of the appeal. 3. Opportunity to Provide Comments: Other parties of record may submit letters in support of their positions within ten (10) days of the dates of mailing of the notification of the filing of the notice of appeal. 4. Transmittal of Record to Council: Thereupon the Clerk shall forward to the members of the City Council all of the pertinent documents, including the written decision or recommendation, findings and conclusions contained in the Examiner's report, the notice of appeal, and additional letters submitted by the parties. (Ord. 3658, 9-13-1982) 5. Council Review Procedures: No public hearing shall be held by the City Council. No new or additional evidence or testimony shall be accepted by the City Council unless a showing is made by the party offering the evidence that the evidence could not reasonably have been available at the time of the hearing before the Examiner. If the Council determines that additional evidence is required, the Council shall remand the matter to the Examiner for reconsideration and receipt of additional evidence. The cost of transcription of the hearing record shall be borne by the applicant. In the absence of an entry upon the record of an order by the City Council authorizing new or additional evidence or testimony, and a remand to the Hearing Examiner for receipt of such evidence or testimony, it shall be presumed that no new or additional evidence or testimony has been accepted by the City Council, and that the record before the City Council is identical to the hearing record before the Hearing Examiner. (Ord_ 4389, 1-25-1993) 6. Council Evaluation Criteria: The consideration by the City Council shall be based solely upon the record, the Hearing Examiner's report, the notice.of appeal and additional submissions by parties, 7. Findings and Conclusions Required: 1'f, upon appeal of a decision of the Hearing Examiner on an application submitted pursuant to RMC 4-1-050F1, and after examination of the record, the Council determines that a substantial error in fact or law exists in the record, it may remand the proceeding to Examiner for reconsideration, or modify, or reverse the decision of the Examiner accordingly. 8. Council Action: If, upon appeal from a recommendation of the Hearing Examiner upon an application submitted pursuant to RMC 4-1-05OF2 and F3, and after examination of the record, the Council determines that a substantial error in fact or law exists in the record, or that a recommendation of the Hearing Examiner should be disregarded or modified, the City Council may remand the proceeding to the Examiner for reconsideration, or enter its own decision upon the application. 9. Decision Documentation: In any event, the decision of the City Council shall be in writing and shall specify any modified or amended findings and conclusions other than those sit forth in the report of the Hearing Examiner. Each material finding shall be supported by substantial evidence in the record. The burden of proof shall rest with the appellant. (Ord 3658, 9-13-1982) 10. Council Action Final: The action of the Council approving, modifying or rejecting a decision of the Examiner shall be final and conclusive, unless appealed within the time frames established under subsection GS of this Section. (Ord. 4660, 3-17-1997) /A Schweikl & dissociates, p11c Civil Engineering, Project Management and Consulting May 25, 2007 Ms. Jennifer Henning Current Planning Manager City of Renton 1005 South Grady Way Renton, Washington 98055 And Ms. Jill Ding Senior Planner City of Renton 1005 South Grady Way Renton, Washington 98055 Project: Beclan Place - Preliminary Plat LUA07-041, PP, ECF RE: Exemption from Alley Configuration Design 705 South 9th Street. Suite 303 Tacoma, WA 98405 Phone: (253) 272-4451 Fa7c (252) 272-4495 This request is in response to the City of Renton Notice of Incomplete Application, dated April 27, 2007. Our Request for Exemption is from the Renton Municipal Code (RMC) 4-7-150E.5, which states that "Alley access is the preferred street pattern". Currently our plat design incorporates the most efficient street system design that minimizes the area set aside for public right-of-way, while accessing the maximum number of proposed residential lots. The Beclan Place site plan that was presented at the Pre -Application Meeting and has been previously been reviewed with City Planning and Transportation staff, concerning, internal public road alignment and coordinated with the ongoing design efforts of the developer's of the West Coast Plat to the west-northwest of our project. There have been some minor proposed alignment revisions to the internal road since the initial Pre -Application meeting that were incorporated through design sketches provided by the Traffic Division to enhance the circulation and geometry on the proposed public street. The following is a narrative that describes the supporting arguments for our formal request to not provide alley access as the street design layout. 1. The use of alley access is not conducive to the suburban style concept of the existing single-family R 4 zone. It is a distinct departure from the widely accepted and popular suburban single-family lot configuration of having a larger more contiguous secure backyard area for private outdoor recreational opportunities. The alley concept obviously requires that large portions, if not all of the secure outdoor recreational space in the rear of the douse be surrendered and displaced by the garage and driveway which are accessed from the alley. Although this is potentially at best an equivalent area exchange from the front to the rear of the home, it is still a loss of secure outdoor recreational area since the front yards are currently not securable under most city municipal codes. The affects of the loss of secure outdoor recreational area is most significantly felt when considering the care/overseeing of the safety and welfare of children and their available play opportunities near the home. 2. The current preliminary plat lot layout incorporates the minimal amount of impervious street surface to service the number of lots proposed under the five dwelling units per acre zoning allowed. By minimizing the street impervious surface the project generates smaller developed stormwater runoff peak flows and a smaller volume of total runoff that would has to be conveyed downstream through the existing downstream conveyance system and natural stream courses. The site is located in a City of Renton Level Two Flow Control Area that discharges to the stream that runs through the Maplewood Golf Course. We understand that the stream has experience periods of elevated flows that have caused minor flooding during periods of heavy precipitation. The addition of the alleys would drastically increase the overall percentage of impervious surface per residential unit and therefore a corresponding increase in peak flows and total runoff volume. The increased impervious surface coverage to service a smaller number of proposed residential single-family structures would obviously increase the net runoff per residential unit and has a consequence of also decreasing the available pervious lawn and landscaping areas. These areas absorb surface runoff and dissipate it to the beneficial shallow ground water table. The shallow groundwater flows are the long duration flows that make up the base stream flows that are most significantly altered by the inevitable affects development due to the inability of runoff to be absorbed. These shallow groundwater flows are independent from providing additional flow control detention volume and are solely dictated by the remaining available pervious surface on the site. Our proposed preliminary plat and street layout attempts to both limit the amount of necessary impervious road surface to a mare minimum necessary to service the proposed homes. It also provides the maximum the amount of pervious surface to remain in our zoning will offering a comparable housing product consistent with the surrounding neighborhood. 3. The use of alleys also creates difficulty in securing the home/garage with respect to the less visible alley side of the lot since the day to day focus of life reverts to the inside of the home and the front of the house. The fact that there is far less utilization of the rear of the lot in an alley configuration since the active recreational space in the rear of the home has been reduced, or eliminated, there is less opportunity for home owner oversight of the rear yard and alley.. The alley configuration also has considerably much less potential for community block watch observation in the narrower less traveled alleys, lending themselves to the creation of situations for increased criminal activity. It has also been noted by emergency responders and fire marshal organizations that have alley type developments in their jurisdictional areas that there is less clear vehicle path access in the "out of sight alley" configurations. With sense that the alley is not generally visible to the public there is an increased potential to accumulate any number of odd seldom used `keepsakes" that over time seem to amass and a potential for a fleet sometimes mobile collection of randomly parked vehicles. The alleys with their propensity for potential vehicular access blockages therefore have proven to be areas that cannot be relied upon for utilization by emergency vehicles for access in responding to life and death instances. In some cases the unknowing use of the alley may create situations where there would be increased levels of potential hazards and crucial loss of response time either by the responders or the public that may require assistance. 4. The use of the alley configurations will increase the require amount of flow control detention volume for the proposed development. As previously stated in Argument 3 above, the increased flow control detention facility costs required to access a less dense development drives the cost development of the final single-family product up substantially. The increased infrastructure costs are hidden and provide no tangible or perceivable benefit to the homeowner. The increased cost of development is ultimately passed directly to the future purchaser of the dwelling unit. With the necessity to now charge a greater amount for the same product it could thereby decrease the number of citizens that could qualify to purchase the new homes. The formerly medium priced housing that is being affected by the use of the alley concept may now be out of reach for a portion of the medium income family's and may also ultimately translate to a less diverse socio-economic community. 5. The alley configuration provides less design opportunity to preserve the existing mature significant trees in those areas that would be required for the installation of the alley and its associated shoulders and driveway accesses. Without alleys the engineer and landscape architect have a significantly greater potential to transition grades within small distances with less disturbance. As an example the revised grading plan for Beclan Place preserves the a minimum of 20 feet of the rear yards of Lots 8-10 & 12-18 in the dense native vegetation and the existing significant trees that are currently present on the rear of these proposed lots. This will also reduce the impact to the downstream environment by not altering the land cover of this area with a massive addition of an impervious redundant alley access, (See Item 2 above). If alleys are required to meet road design guidelines they mandate an increased disturbance of existing trees, a greater requirement for an area of alteration to incorporate the infrastructure and an increased affect upon both local and downstream environments. 6. The Owner's civil engineer for this specific project has already performed the hydraulic flow control detention analysis for the plat and Owner's entered into an agreement with the owner's of the Shy Creek plat to the south of our project to lower the proposed storm drainage system in Hoquiam Avenue NE to accommodate the discharge from our proposed underground detention vault. The approved offsite public improvement plans have already been revised with the approval and review of the City of Renton public works engineering personnel and construction is imminent. The City of Renton Municipal Code directs this plat seek to incorporate the application of alleys and it is our contention that the increased impervious surface and loss of density per acre that would be realized by such a proposal is not either practical or efficient design in light of the Growth Management Act (GMA) mandates and several environmental and quality of life issues expressed above. We would wish that you consider your request with respect and reverence to the specific supporting arguments provided. It is anticipated that you will come to the conclusion that our plat design as provide in our preliminary plat submittal package provides the best possible configuration for the comfort and safety of the community and achieves a more environmentally sound approach to the downstream basin and surrounding community. If you should have any questions or require additional information please do not hesitate to contact me, Brant A. Schweikl, at (253) 272-4451, and I will provide you with the information that you require. Respectfully, Brant A. Schweikl, PE Managing Member Cc: Rebecca Lind, City of Renton Neil Watts, City of Renton Alex Pietsch, City of Renton Steve Beck, Amberwood LLC Craig Landon, Landon Properties A7S,hweiAI & Associates, p11c Civil Engineering, Project Management and Consulting September 11, 2007 Renton City Council City of Renton 1005 South Grady Way Renton, Washington 98055 Project: Beclan Place - Preliminary Plat LUA07-041, PP, ECF RE: Appeal to Renton City Council of Hearing Examiner's Decision/Recommendation 705 South 9th Street, Suite 303 Tacoma, WA 98405 Phone: (253) 2724451 Fax (252) 272-4495 This appeal to the Renton City Council is appealing the feasibility of incorporating an alley within the preliminary plat layout for the Beclan Place Preliminary Plat. The City Staff presented at the hearing that they believe that an alley can be placed at the rear of Lots 5-10 and Lots 11-16 and extends from the Jericho Ave. NE right-of-way (ROW) to the Hoquiam Ave. NE. The applicant and civil engineer for the project presented arguments at the hearing that the connection of the alley onto the Jericho Ave. NE ROW would create a situation that would place three street intersections within a 311 feet stretch of public right-of-way adjacent the west side of the Jericho Ave. NE. According to the City of Renton 2003 Arterial System Functional Classifications, Figure 1, Transportation Plan, Jericho Ave. NE is classified as a Collector Arterial. The 1993 King County Road Standards (KCRS) Section 2.103 states that the minimum centerline offset for a Collector Arterial is 300 1f. By proposing the an alley layout that intersects Jericho Ave. NE the intersection offset would be reduced to 150 If, half of what is required by the 1993 KCRS. Although the KCRS is not utilized as the City's governing standards is representative of a widely accepted set of road standards and its governing criteria for public safety. A reduction in the minimum offset spacing on a Collector Arterial increases the probability of conflicting turning movements between vehicles and vehicle vs. pedestrian instances from vehicles entering and exiting the project. The use of an alley will also increase the length of time vehicles will require to exit from Jericho Ave. NE to an alley due to the confined entrance conditions. This will be especially prevalent when there is another vehicle occupying the alley ingress/egress and attempting to enter onto Jericho Ave. NE. As a consequence of the rear loaded alley concept this will be the predominate turning movement for the lots that possess a rear access configuration. The general public's unfamiliarity with the alley configuration within a residential development and the visual identification difference between a well defined street entrance and the indistinguishable alley entrance could create situations that could lead to an increase of rear end traffic accidents. During the hearing we also presented the general facts that alley's also create difficulty in securing the home/garage with respect to the less visible alley side of the lot, since the alley concept intends to focus the day to day activities of the residents to the interior and the front yard of the house. The fact that there is far less utilization of the rear of the lot in an alley configuration since the active recreational space in the rear of the home has been drastically reduced, or eliminated by placing the garage and driveway at the rear of the home. Therefore there is much less of an opportunity for homeowner oversight of the rear yard and alley.. The alley configuration also has considerably much less potential for community block watch observation in the narrower fenced less traveled alleys, lending them to the creation of the opportunity for increased criminal activity. Although the applicant did not enter into the record any specific crime statistics that demonstrate increased criminal activity in alleys, the fact is that alleys are a lure for criminal activity, provide an invisible access point for the criminal aspect and are usually more difficult for law enforcement organizations to monitor. Currently there are innumerable websites on the internet that verify that alleys are sources of increased criminal activity. We also discovered that many cities in Great Britain, and cities in the United States, such as Chicago and Minneapolis are in the process of either gating or eliminating alleys totally as a means of decreasing instances of crime, and the statistics indicate that the these efforts have reduced crime in the neighborhoods where these efforts have been undertaken.. It was also noted that the, City of Renton's own Safety Information Bulletin: How to Be Streetwise and Sa e, implores the city's residents to, quote, "Plan the safest route to your destination and use it. Choose well -lighted busy streets and avoid passing vacant lots, alleys, or construction sites. Take the long way if it is the safest". This would imply that the City of Renton is unilaterally aware of and has accepted the fact that alleys are not safe and should be avoided. The applicant believes that the statement within Conclusion No. 2 of the Hearing Examiners Decision that states, "if parking or garage access is immediately adjacent to the alley, there would be less paving than there might be when providing a 20-foot, two - car wide driveway", is not consistent with the actual configuration of the alley residence and does in fact increase the impervious surface of the project. If one were to remove all of the driveways from the front of alley loaded lots those owner driven uses of that area that occurred in that residential driveway do not categorically cease to exist anymore. It is anticipated that the alley loaded lots will provide the same residential driveways as before. These alley lots will include driveways in the front of the garage to acconunodate the regular functions such as vehicle washing, maintenance, temporary storage of recreational vehicles, vehicle loading/unloading, and temporary parking and as a recreational opportunity for children, such as basketball, as they do in the more visible front loaded residence. Therefore there would be an increase in the projects impervious surface with the rear loaded alley configuration as the City requests. 4 It should be also pointed out that the intended purpose of sidewalks are to move pedestrians along the public right-of-way outside of the lane of travel and are not intended as a recreational use areas for children as was stated in the conclusion. The fact is that the front loaded driveway provides the children a place to play outside the public right of way and further from the travel way and vehicles within the street. If imposed the rear loaded alley configuration would relocate these recreation activities adjacent to the narrow, fenced less visible alley and decrease the safety of the children utilizing these areas. Finding No. 25 misstates the Renton Municipal Code with respect to the finality of providing alley access. The statement prior the code reference states that, "Section 4-7- 150E.5, requires alley access for this plat." The actual reference to Section 4.7-150E.5 below the staff statement states that, quote, "Alley access is the preferred street pattern." The definition of preferred is to "select in preference to another or others; value more highly; like better. Whereas the definition of requires, as utilized in the Staff statement, "is to demand; insist upon". The City of Renton Municipal Code currently prefers this plat to incorporate the application of alleys and it is our contention that the increased impervious surface and loss of density per acre that would be realized by such a proposal is not either practical or efficient design in light of the Growth Management Act (GMA) mandates and several environmental and quality of life issues expressed above and in our previous letter to the City of Renton, dated May 25, 2007. We would wish that you consider your request with respect and reverence to the specific supporting arguments provided and modify the decision of the Hearing Examiner to approve the Preliminary Plat of Beclan Place as it is currently configured. It is our conclusion that our plat design as provided in our preliminary plat submittal package provides the best possible configuration for the comfort, safety and livability of the community and achieves a more environmentally sound approach to the downstream basin and surrounding community. If you should have any questions or require additional information please do not hesitate to contact me, Steve Beck, at (425) 444-641, and I will provide you with the information that you require. Respectfully, Steve Beck Applicant Enclosures 3 Cc: Craig Landon, Property Owner Brant A. Schweikl, PE, Schweikl and Associates, PLLC r City of Renton Page 1 of 3 ENTON' i n F k l) i,! '1- ! i l ! I i ,' You are here: Living :Law Enfgrq�rngnt and Crime Prevention : Crime Prevention : Personal Safety 4 Print Friencmy l&rsion Safety Information: How to Be Streetwise and Safe Knowing how to protect yourself can reduce the opportunity for muggers, purse snatchers and other criminals to strike. Four Basic Rules • DO stay alert. Keep your mind on your surroundings, who's in front of you, and who's behind you. Don't get distracted. If you're worried about crime, ask a friend to accompany you when you go out. • Da communicate the message that you're calm, confident, and know where you're going. Stand tall, walk purposefully, and make quick eye contact with people around you. ■ DO trust your instincts. If you feel uncomfortable in a place or situation, leave. • DO know the neighborhoods where you live and work. Check out the locations of police and fire stations, public telephones, hospitals, restaurants, and stores that are open late. In The Car • Keep your car in good running condition to avoid breakdowns. • Drive with all your doors locked. Keep windows rolled up whenever possible. • Take the time to check the inside of your vehicle before you get into it. If anything looks disturbed or suspicious, contact a Friend or call 9- 1-1 to have an officer check out the car before you get into it alone. • Never pick up hitchhikers. • If you see another motorist in trouble, signal that you will get help and then go to a telephone and call police. • If your car breaks down (and you do not have a cell phone), raise the hood, use flares, or tie a white cloth to the door handle or antenna. Stay in the iackod car. When someone stops, ask them to phone for help, • Park in well -lighted areas that will still be well -lighted when you return. Lock your car doors. • Be particularly alert and careful when using underground and enclosed parking garages. • If you are being followed while driving, drive to the nearest police or fire station, open gas station or other business, or well -lighted residence where you can safely call police. Try to get the car's license number and description. if no safe areas are near, honk the horn repeatedly and turn on your emergency Flashers. When Walking Plan the safest route to your destination and use it. Choose well -lighted busy streets and avoid passing vacant lots, alleys, or construction sites. Take the long way if it is the safest. + Know your neighborhood- Find out what stores and restaurants are open late and where the police and fire stations are. + Make sure you know where your children are going and when they go out, and encourage them to play with other kids. Show them safe places in the neighborhood where they can go if they ever feel scared. • Carry your purse close to your body and keep a firm grip on it. Carry a wallet in an inside coat or side trouser pocket, not in a rear trouser pocket. http://rentonwa.govi'living/default-aspx?id=1758 9/6/2007 City of Renton Page 2 of '-V - . • Do not flaunt expensive jewelry or clothing. • Talk while you are facing traffic so you can see approaching cars. • Know businesses that are open. In Elevators • Look in the elevator before getting in to be sure no one is hiding. • Stand near the controls. • Get off if someone suspicious enters. If you're worried about someone who is waiting for the elevator with you, pretend you forgot something and do not get on. (Do not worry about hurting someone's feelings -keeping safe should be your first priority.) • If you are attacked, hit the alarm and as many floor buttons as possible. ]ogging, Biking, and Other Outdoor Activities • Choose routes in advance that are safe and well populated. • Vary your route and schedule. • Avoid Aging and biking at night. • Consider carrying a "shriek" alarm. • Do not wear headphones -it is important to remain alert. What If It Happens To You? • Try to remain calm, try not to panic or show any signs of anger or confusion. • If the attacker is only after your purse or other valuables, do not resist_ You do not want to escalate a property crime into a violent confrontation. • Make a conscious effort to get an accurate description of your attacker: age, race, complexion, body build, height, weight, type and color of clothing. • Call the police immediately, identify yourself and your location. Contact your local victim assistance agency to help you deal with the trauma that all crime victims experience. They can also help you learn about victim compensation laws and how to follow your case's progress. On Foot: Day or Night • Stick to well -lighted, well -traveled streets. Avoid shortcuts through wooded areas, parking lots, or alleys. • oo not flash money or other tempting targets like jewelry or clothing. • Carry a purse close to your body, not dangling by the straps. Put a wallet in an inside coat or front pants pocket, not a back pocket. Carry only what is necessary and try not to keep currency and credit cards ail in one place. • Do not wear shoes or clothing that restrict your movements. • Have your car or house key in hand before you reach the door. • Try to use automated teller machines in the daytime. Have your card in hand and don't approach the machine if you're uneasy about people nearby. Better yet, only use the ATM machines inside of grocery stores, mails, or gas stations. • If you think someone is following you, switch direction or cross the street. Walk toward an open store, restaurant, or lighted house. If someone harasses you, do not be embarrassed. Loudly say, "Leave me alone! Someone call the police! Get away!" Vehicle Safety • Keep your car in good running condition. Make sure there is enough gas to get where you are going and back. • Always roll up the windows and lock car doors, even if you're coming right back. Check inside and http://rentonwa.gov/living/default.aspx?id=1758 9/6/2007 City of Renton out before getting in. • Avoid parking in isolated areas. Be especially alert in parking lots and underground parking garages_ • If you think someone is following you, do not head home. Drive to the nearest police or Fire station, gas station, or other open business to get help. If Someone Tries to Rob You • Do not resist. Give up your property. Do not risk your life. • Report the crime to the police. Try to describe the attacker accurately. Your actions can help prevent others from being victims. Take a Stand! • Make your neighborhood and working place safer by reporting broken street lights, cleaning up parks and vacant lots, and lobbying local government for better lighting in public places. • Initiate a Dock Watch program in your neighborhood by contacting your local crime prevention unit. Email the Crime Prevention Unit Page 3 of 3 http://rentonwa.gov/living/default.aspx?id=175 8 9/6/2007 4�y o CITY OF RENTON Gi City Clerk Division + 1055 South Grady Way "R Renton, WA 98055 425-430-6510 ❑ Cash ❑ Copy Fee Check No.J Appeal Fee Description: Funds Received From: Name d lZe Eecic Address /�E - CitylZipO Receipt N.:. Date 094 ❑ Notary Service ❑ -- Amount $ — .414 City aff Sig re AFFIDAVIT OF SERVICE BY MAILING STATE OF WASHINGTON ) County of King ) Ss. Nancy Thompson being first duly sworn, upon oath, deposes and states: That on the 30a' day of August 2007, affiant deposited via the United States Mail a sealed envelope(s) containing a decision or recommendation with postage prepaid, addressed to the parties of record in the below entitled application or petition. Signature:Xj t2 SUBSCRIBED AND SWORN to before me this 3ilday of c , 2007. Application, Petition or Case No. Notary Rublic in qA for thV:3tate of Washington Residifgat , therein. Beclan Place Preliminary Plat LUA 07-041, PP, ECF The Decision or Recommendation contains a complete list of the Parties of Record. August 30, 2007 OFFICE OF THE NEARING EXAMINER CITY OF RENTON Minutes OWNER: APPLICANT: CONTACT: LOCATION: SUMMARY OF REQUEST: SUMMARY OF ACTION: DEVELOPMENT SERVICES REPORT: Steve Beck Amberwood LLC 19192 SE 145"' Street Renton, WA 98058 Crain & Catherine Landon 10520 1696' Avenue SE Renton, WA 98059 Steve Beck Amberwood LLC 19192 SE 145t` Street Renton, WA 98058 Brant Schweikl 705 S 9's Street, Ste 303 Tacoma, WA 98405 Beclan Place Preliminary Plat File No.: LUA 07-041, PP, ECF 255 Jericho Avenue NE Approval for a 31-lot subdivision of an existing 308,616 square foot parcel for the future construction of single-family residences. Development Services Recommendation: Approve subject to conditions The Development Services Report was received by the Examiner on August 7, 2007. PUBLIC HEARING: After reviewing the Development Services Report, examining available information on file with the application, field checking the property and surrounding area; the Examiner conducted a public hearing on the subject as follows: MINUTES The following minutes are a summary of the August 14, 2007 hearing. The legal record is recorded on CD. The hearing opened on Tuesday, August 14, 2007, at 9:02 a.m. in the Council Chambers on the seventh floor of the Renton City Hall. Parties wishing to testify were affirmed by the Examiner. Beclan Place Preliminary Plat File No.: LUA-07-041, PP, ECF August 30, 2007 Page 2 The following exhibits were entered into the record: Exhibit No. 1: Yellow file containing the original application, proof of posting, proof of publication and other documentation pertinent to this request. Exhibit No. 2: Neighborhood Detail Map Exhibit No. 3: Preliminary Plat Plan Exhibit No. 4: Preliminary Drainage Plan Exhibit No. 5: Significant Tree Plan Exhibit No. 6: Preliminary Landscape Plan Exhibit No. 7: Zoning Ma Exhibit No. 8: ERC Mitigation Measures Exhibit No. 9: Detail Map Showing Alley Proposed by Staff The hearing opened with a presentation of the staff report by Jill Ding, Senior Planner, Development Services, City of Renton, 1055 S Grady Way, Renton, Washington 98055. The site is located at the northwest corner of the intersection of NE 2nd Street and Jericho Avenue NE, and is in the R-4 zoning designation, but vested to the R-5 standards. The Comprehensive Plan designation is Residential -Low Density and the site totals approximately 7 acres in area. The project would subdivide the existing site into a total of 31 lots for the construction of 30 new single-family residences and the retention of one existing single-family residence on proposed Lot 21. A Category 2 wetland is located on the northwest corner of the site, it continues off site to the northwest. A 50-foot buffer is required for the wetland. The Environmental Review Committed issued a Determination of Non -Significance — Mitigated with 6 mitigation measures. No appeals were fled. The site does comply with the Comprehensive Plan and is consistent with the Residential — Low Density land use element, community design element and the environmental element. This project has been vested to the following development standards: the maximum density is 5 dwelling units/acre, the minimum lot size is 7,200 square feet, the minimum lot width is 60-feet for interior lots and 70- feet for comer lots, the minimum lot depth required is 70 feet, and the front yard setback is 15 feet for the primary structure and 20 feet for a garage. A unit with alley access the front yard setback can be reduced to 10- feet. The minimum side yard setback along a street is 15-feet and the minimum side yard setback is 5-feet. All other requirements of the R-4 zoning designation will apply. The site results in a net density of 49 dwelling units per acre. All proposed lots appear to comply with lot size requirements. Staff proposed an alley be installed on the site, Lots 5-10 and 11-16 could remain in their current configuration. Lots 14 are at minimum width and so the alley could result in the loss of I lot. Lots 17, 18 and 19 would need to be reconfigured. If an alley were put in, that would increase the impervious surface and could result in an increase in the stormwater retention requirements. The alley could result in the loss of one or two lots. Beclan Place Preliminary Plat File No.: LUA-07-041, PP, ECF August 30, 2007 Page 3 As currently proposed, all lots appear to be in compliance with the required lot width, depth and size standards. All setbacks would be verified prior to the issuance of individual building permits A conceptual landscape plan was submitted and does show that all the lots with the exception of Lots 27, 28, 30 and 31 would have two trees planted in their front yards. Staff recommended that the landscape plan be revised to show the addition of the necessary trees for Lots 27, 28, 30 and 31. It was also noted that at the northeast corner of Lot 4 a development entrance sign has been shown. Signage must comply with the City sign code (Section 4-4-100.c) which requires all signs to be 10-feet from the property and not be located within the 20-foot vision triangle. This sign appears to not comply. Traffic, Fire and Parks Mitigation fees would be required for this project. The topography of the site is fairly flat. Staff recommended that Tract B have a Native Growth Protection Area recorded over that Tract. The NGPA should then be delineated and identified with a split rail fence and signage detail be submitted with the utility construction permit application and be installed prior to the final recording of the plat. The site is located within the Renton School District and the site would result in approximately 13 new students. The subject site is outside the City of Renton water service area, Water District 90 supplies this area. A Certificate of Water Availability would be required. City of Renton does provide sewer service to the area and any existing septic systems must be abandoned in accordance with the King County Department of Health regulations. Brant Schweikl, Schweikl and Associates, PLLC, 705 S W" Street, Ste. 303, Tacoma, WA 98405 stated that he is the civil engineer for the project. A portion of Lots 27, 28, 30 and 31, on the existing topography drain to the wetland, they have proposed to discharge the clean water from the roofs and yard drainage of Lots 29 and 31 directly to the wetland. The other two lots on the east half of the private drive will drain into the detention facility. They tried to lay the site out as efficiently as possible, they have approached the upper end of the density, maximized the use of the surrounding roads and the internal road for circulation to the adjacent plat. They are fronting on all existing roads. With respect to the alley, Lots 1-4 are adjacent to Jericho, the lots are a fixed width, if a 16-foot public alley were installed with the current configuration, two lots would be lost. Lot 17 would also have to be removed due to the lot width. The Examiner stated that the City in their desire for more roads, less lots are created, that may be the tradeoff needed. Mr. Schweikl stated that he had many discussions with the City and the use of alleys. They have designed an underground vault with water quality storage underneath, designed to the Level 2, King County 2005 Design Manual. To enlarge this facility any further would require the loss of another lot. They have tried to limit the size of the facility and being required to increase the size would mean the loss of yet another lot. Beclan Place Preliminary Plat File No.: LUA-07-041, PP, ECF August 30, 2007 Page 4 By adding the alley, the additional roadway and traffic could potentially cause great concerns. Also having a secluded, fenced in alley at the rear of the lots invites a corridor for potential crime and unnoticed access by people outside the neighborhood that cannot be seen from the public right-of-way. There is some danger with small children playing in the alleyway. The Examiner stated that the City, Police Department and Fire Department have all concluded that alleys are acceptable as far as the crime risk is concerned. Mr. Schweikl continued with ways to conserve some of the trees, behind Lots 6-16 there are some trees that could be retained if the alley was not put in. There is a substantial amount of smaller trees and native vegetation that could be retained rather than putting in an alley. The alley would become a public street with storm water and drainage facilities needing to be installed and maintained. In the R4 zone the alleys themselves are not a preferred option for people looking to buy. It is preferable to have a larger backyard that is fenced and accessible for outdoor recreational purposes. Steve Beck, 4735 NE 4 h Street, Renton, WA 98059 stated that he is the manager for Amberwood LLC, which is one of the property owners of the subject plat. The alley design is not conducive or feasible to the property. He asked to be released from the alley requirement. He continued with statements on marketability of homes with and without alleyways, the life and safety values of homes with alleys behind them, and the fact that with so many ingress/egress points the possibility of children being hurt increases. He further believed that all the houses would front because that is the market that is what they want, they want private backyards, they don't want alleys in the R-4 zone. These houses that are being built on this site will be 3000 square feet with 3-car garages. To add more impervious surface makes the prospect of alley unfeasible. Kayren Kittrick, Development Services stated that the site is located in Water District 90. Sewer and storm are available. There are roads all the way around the site and whether alleys may or may not be good, according to Code, they are a preference. She would have no objection to Lots 11-16 gaining access via Road A, however Lots 5-10 would be preferable if they had rear -loaded driveways. There are many conflicts with driveways in the surrounding developments. Having an inside road is by far preferable. The 130-feet from the intersection to where the proposed alley would be accessing both on Hoquiam and Jericho allows for plenty of distance for access points coming off there, it is fairly flat, there is no visual problem. This could possibly alleviate some of the safety issues. The storm drainage system will have to be recalculated, it will have to be shown whether or not the vault is big enough, deep enough and if it will accommodate the additional impervious. It is true that in this basin, minimizing impervious has been an issue because of the flooding problems in this area. Mr. Schweikl stated the King County 2005 manual currently requires all lots to incorporate 4,000 square feet of impervious surface or the maximum amount of lot impervious per the zoning. If they had to add an alley, each lot would still have to have 4,000 square feet of impervious and then the alley would have to be added into that which would be an increase into the calculations for impervious surface for the site. The Examiner called for further testimony regarding this project. There was no one else wishing to speak, and no further comments from staff. The hearing closed at 10:11 a.m. Beclan Place Preliminary Plat File No.: LUA-07-041, PP, ECF August 30, 2007 Page 5 FINDINGS CONCLUSIONS & RECOMMENDATION Having reviewed the record in this matter, the Examiner now makes and enters the following: FINDINGS; 1. The applicant, Steve Beck, Amberwood, LLC, fled a request for a Preliminary Plat. 2. The yellow file containing the staff report, the State Environmental Policy Act (SEPA) documentation and other pertinent materials was entered into the record as Exhibit #1. The Environmental Review Committee (ERC), the City's responsible official issued a Determination of Non -Significance - Mitigated (DNS-M). 4. The subject proposal was reviewed by all departments with an interest in the matter. The subject site is located at 255 Jericho Avenue NE and consists of four parcels. The subject site is bounded on its east side by Jericho Avenue and by Hoquiam Avenue NE on the west. NE 2nd Street runs along the south boundary of the subject site. The map element of the Comprehensive Plan designates the area in which the subject site is located as suitable for the development of low density single family uses, but does not mandate such development without consideration of other policies of the Plan. 7. The subject site is currently zoned R-4 (Single Family - 4 dwelling units/acre). When it was annexed it was vested in R-5 zoning which permits five (5) lots per acre. The annexation/vesting agreement permits a lot size of 7,200 square feet, lot widths of 60 feet for interior lots and 70 feet for corner lots, lot depth of 70 feet, a 15 foot side yard along a street and 5 feet for interior yards and a 15 foot front yard setback for the home and 20 feet for a front loaded garage. The subject site was annexed to the City with the adoption of Ordinance 5171 enacted in January 2006. 9. An existing home would be retained on what would be Proposed Lot 21. 10. The subject site is approximately 308,616 square feet or 7.1 acres. The site is L-shaped and is approximately 600 feet deep (east to west) by 480 feet wide. 11. The subject site slopes downward to the southwest at a gentle angle of approximately 3 percent. 12. A Wetland is located on the northwest corner of the site, in the area of the L-shaped parcel's dogleg. The Category 2 wetland is approximately 4,312 square feet and requires a 50-foot buffer. The applicant proposes protecting both the wetland and its buffer and staff recommended that this area be protected with a Native Growth Protection Easement. This wetland extends off the subject site. 13. The subject site is heavily vegetated. It contains a mix of second growth conifers and deciduous trees as well as understory vegetation. There are 76 significant conifers and 69 significant deciduous trees. The applicant proposes retaining 33 trees outside of the Native Growth area while 36 are required to be retained or replaced. Beclan Place Preliminary Plat File No.: LUA-07-041, PP, ECF August 30, 2007 Page 6 14. The applicant proposes dividing the subject site into 31 lots. The main layout will have three tiers of lots generally running east to west. The north tier which includes some interior lots in the northwest corner of the site will be north of a new, generally east to west, road connecting Hoquiam with Jericho. 15. South of the new road will be two tiers of lots. The northern tier would front along the new east to west road while the southern tier would be along NE 2nd Street. Staff has noted that Section 4-7-150E.5 (cited below) requires an east to west alley between these two tiers of southern lots. See below for more information about the tradeoffs of creating an alley in this location. 16. A tier of lots, including Proposed Lot 21 in the northeast corner of the plat, would also front on Jericho. As noted above, the existing home would be retained on Proposed Lot 21. 17. The stormwater detention tract, Tract A, would be located in the southwestern corner of the plat. It would be landscaped as required by code and set apart from lots to its north and east by a 6-foot solid cedar fence. 18. As noted, access to the site would be provided along the east by Jericho, along the west by Hoquiam and along the south by NE 2nd Street. A new roadway would run through the site connecting Jericho and Hoquiam. 19. The density for the plat would be 49 dwelling units per acre after subtracting sensitive areas, the wetland, and roadways. 20. The subject site is located within the Renton School District. The project is expected to generate approximately 13 school age children. These students would be spread across the grades and would be assigned on a space available basis. 21. The development will generate approximately 10 trips per unit or the 310 trips for the 3 1 single-family homes. Approximately ten percent of the trips, or approximately 31 peak hour trips will be generated in the morning and evening. 22. Stormwater will be retained in Tract A. Detention will be based on the 2005 King County Manual. The applicant has proposed wetland recharge from Proposed Lots 27, 28, 30 and 31. 23. Sewer service will be provided by the City. Staff noted that any septic serving the site would have to be abandoned. 24. Water will be provided by Water District 90. 25. Staff has noted that Section 4-7-150E.5 requires alley access for this plat. That section provides the following requirements: 115. Alley Access: Alley access is the preferred street pattern. Prior to approval of a plat without alley access, the Reviewing Official shall evaluate an alley layout and determine that the use of alley(s) is not feasible." Staff noted the linear array of the lots and that an alley would easily fit between these lots and connect Jericho to Hoquiam. Staff noted that al leys would provide less turning conflicts on NE 2nd Street, which has growing traffic counts and complaints about traffic. The use of an alley in general and in this Beclan Place Preliminary Plat File No.: LUA-07-041, PP, ECF August 30, 2007 Page 7 location would create continuous sidewalks, which are safer for pedestrians and children. The alley access would reduce front yard driveways and therefore paving in the front yard. Staff did note that the provision of an alley would probably reduce the total number of lots since proposed lots along Jericho and Hoquiam would have to be either resized or eliminated to allow the alley to intersect with those two streets. An analysis would be required to determine the new storrn water demands of paving the alley versus reducing the number of driveways and possibly reducing the number of lots. Staff did not believe changes to the plat design makes the use of an alley "not feasible." The applicant raised a number of issues in opposition to the creation of alleys to serve the southern tier of lots. Those objections were that alleys can be venues for crime, they are harder to maintain, they create more paved areas, they are not compatible with lower density single family plats, they reduce lot sizes and probably will reduce the overall density of the project. The applicant noted that reduced density could be interpreted as contrary to Growth Management Act policies and that alleys might make these lots less desirable. CONCLUSIONS: In the main, subdividing the subject site is appropriate. The plat would create additional housing opportunities for those seeking detached single-family homes. The plat in this area would create larger lots for those seeking more yard space and separation between homes. But staff has indicated that the proposed plat does not comply with the provisions that require alley access. Section 4-7-150E.5 requires the reviewing official to find that developing a plat without alleys is not feasible. There does not appear to be any issue that makes the use of alleys "not feasible." The plat is generally rectilinear. The two tiers of lots proposed along NE 2nd Street are amenable to having an alley run between them. Staff has noted that traffic conditions along NE 2nd Street would warrant less turning maneuvers and tarring conflicts. It is clear that creating an alley in this location will require the redesign of the plat and probably will reduce the overall number of lots that can be created. But neither of those issues make an alley "not feasible." The fact that the applicant believes that the lots might be less desirable or less saleable also does not demonstrate that alleys are "not feasible." 2. This office is not in a position to accept the applicant's arguments about the merits of alleys. Many of their arguments were generic about the concerns about alleys - that they increase crime, decrease buildable area, increase impermeable surfaces, etc. Their more particular concerns with this plat were that a low -density lot arrangement does not appropriately require alleys. This office has to accept the Ordinances as adopted by the City Council. This office has to presume that the issues raised by the applicant were considered by the City Council. The Council is presumed to have deliberated alley access in adopting a street plan that not only incorporates alleys but actually gives them preferential treatment. To avoid providing an alley "the Reviewing Official shall evaluate an alley layout and determine that the use of alley(s) is not feasible." It is presumed that in adopting that language the Council was aware that they could be vectors for crime (although this was not shown but a conclusionary statement). The Council was also probably aware that providing land for an alley or alleys reduces the land for lots and reduces the overall density of a project. The Council did not carve out any exceptions for lots in lower density zones. But just as providing through -streets or 42-foot wide streets "eats up" land, alleys, too, consume land. But if parking or garage access is immediately adjacent to an alley, there would be less paving than there might be when providing a 20-foot, two -car wide driveway breaking up a landscaped front yard. Similarly, eliminating a front yard driveway creates contiguous sidewalks unbroken by undulating driveways giving pedestrians and children free rein on sidewalks. Therefore, this office cannot recommend approval of this plat as currently configured. This office will Beclan Place Preliminary Plat File No.: LUA-07-041, PP, ECF August 30, 2007 Page 8 have to recommend that the City Council deny the Preliminary Plat unless the applicant submits a plat that complies with code provisions. 4. If the applicant chooses to redesign the plat, this office can reopen the hearing or allow submissions for staff review. RECOMMENDATION: The proposed Preliminary Plat should not be approved by the City Council. ORDERED THIS 30d day of August 2007. 4:1J � �� �0�_ FRED J. KATUMAN HEARING EXAMINER TRANSMITTED THIS 30`h day of August 2007 to the parties of record: Jill Ding 1055 S Grady Way Renton, WA 98055 Craig & Catherine Landon 10520 169" Ave SE Renton, WA 98059 Norman Green 5008 NE 2"d Street Renton, WA 98059 Kayren Kittrick 1055 S Grady Way Renton, WA 98055 Brant Schweikl 705 S 91h Street, Ste 303 Tacoma, WA 98405 Jennifer McCaIl Lozier Homes Corporation 1203 114`h Avenue SE Bellevue, WA 98004 TRANSMITTED THIS 30 day of August 2007 to the following: Mayor Kathy Keolker Jay Covington, Chief Administrative Officer Julia Medzegian, Council Liaison Gregg Zimmerman, PBPW Administrator Alex Pietsch, Economic Development Jennifer Henning, Development Services Stacy Tucker, Development Services King County Journal Steve Beck Amberwood LLC 19192 SE 145 h Street Renton, WA 98058 Kerwin & Heather Sneed 255 Jericho Avenue NE Renton, WA 98059 Mark Peterson, Fire Larry Meckling, Building Official Planning Commission Transportation Division Utilities Division Neil Watts, Development Services Janet Conklin, Development Services Pursuant to Title IV, Chapter 8, Section 100Gof the City's Code, request for reconsideration must be filed in writinz on or before 5:00 p.m., September 13, 2007. Any aggrieved person feeling that the decision of the Examiner is ambiguous or based on erroneous procedure, errors of law or fact, error in judgment, or the discovery of new evidence which could not be reasonably available at the prior hearing may make a written Beclan Place Preliminary Plat File No.: LUA-07-041, PP, ECF August 30, 2007 Page 9 request for a review by the Examiner within fourteen (14) days from the date of the Examiner's decision. This request shall set forth the specific ambiguities or errors discovered by such appellant, and the Examiner may, after review of the record, take further action as he deems proper. An appeal to the City Council is governed by Title IV, Chapter 8, Section 110, which requires that such appeal be filed with the City Clerk, accompanying a filing fee of $75.00 and meeting other specified requirements. Copies of this ordinance are available for inspection or purchase in the Finance Department, first floor of City Hall. An appeal must be filed in writin2 on or before 5:00 .m. September 13 2007. If the Examiner's Recommendation or Decision contains the requirement for Restrictive Covenants, the executed Covenants will be required Prior to approval by City Council or finalprocessing of the file. You may contact this office for information on formatting covenants. The Appearance of Fairness Doctrine provides that no ex parte (private one-on-one) communications may occur concerning pending land use decisions. This means that parties to a land use decision may not communicate in private with any decision -maker concerning the proposal. Decision -makers in the land use process include both the Hearing Examiner and members of the City Council. All communications concerning the proposal must be made in public. This public communication permits all interested parties to know the contents of the communication and would allow them to openly rebut the evidence. Any violation of this doctrine would result in the invalidation of the request by the Court. The Doctrine applies not only to the initial public hearing but to all Requests for Reconsideration as well as Appeals to the City Council. ,Gr 'yyp �;° ecAne 51d fence ",e c... Is cy°" 3� ! 30 I I I I —J L --J D.— Hdvol =•"- S� Ctlr r x 29 / r , n [ii9iaif4t �� 18 I li O 3UTA e' tlDAR I If ewtsanw�ea..x S7Wi►4 ioaPahno�e - . 411� tnnxstolaiMa CorbdeVfosellaarlP >�P-r PLANTING CONCEPT � �an2e Flew taaloM [iC� 3fydt� aer F1m Project Entry and sRve�sru�Rmoa nw wo�c�e Jericho Ave. mv^t A Om to w&v GoAhwb NOW svnnPwoe THE ROPER .OMPAM ., 111{. SO Plpfxufl$ UpfB #t1O+.%Ma IM 1�90M�.Kitl +aces. BECLAN PlLACE MNKM WA V"I= I 25 I I 24 } I 23 Ili 22 I ! 21 a�aaelsae 26 i ! �I ut>O*amotn»tdwtMWW— t*at�u+etmx4+orrbe s'R ruxv a I I I I l E III 1 1 i d,�y,0, LANMCAM 2.Id a� G to roceMe 2 rnedan baRmulch PLAN u,sv ceaa vo tl area to be ir/tleo+eeied wth m MoWn caaw Meng S � +.t wi.�nree•rRilr r awr�r.��recier�e�+we+ m4,4 k �sa�saf�r.i.�tr.au.r..e.�ra5z r-e�.�.�: -__••. _tsuc.'diL' +msss e.�wa� l41 I I l i i 1 i t I I I 15 1 1 14 1 1 13 1 i 12 i 1 11 I �I !f II 11 II I in ml 9aG^R-:ti7T?;14�lw.`I-4F1��1f8�'9te�M1➢�iiRil��',:�E�R��tIAINtQY �!',55 laPmQR7li: phv/.L Y h A9� _lnil $ ' _m APR J 57 q a Scale: I "=30' ta.nex� 0 L 1.2 SFW I OF 2 E6 - 10 T23N R5E E 1/2 ----------- 1-Y7 46- -42 A NE P�; �Ri C -CA I T 4 C Ni a ...... .. . ... 78 CA� R-10 i s R. R-8. R7�4" R .4 R-8 SA R NEB 2s St.AIR, I 1 17 R-W 4-' R- -4 8R!' tag 4P R�-4. SE 2R-4nd P1 SE SE 139th Pl. SE '-l', Lo SE 142nd St. F-Q! a3 CQ SE 145th P-1. UD G6 • 22 T23N R5E B 1/2 Quo ZONING Rmton Chy Lknitp F6 P/B/FW TSCMCD= URVICES 15 T23N R5E E 1/2 0131 V.a.a� Ir wtrn.:w\rw•..'.n..\rr•veu++*..e ^'. aIm'vm ew._ ,v L---------- HOQUTAAII AVENUE NE.. _. -., o arm— 'f R1 Intl V �% • , f _ _ tl � `� J ! a� l l l iY% � i �� ��R _ �+i' r f l r _ � � � � `tl "C7 ��., �• t ! I o i1 � r � A a 115 ca LE cn sx pgC� m' q�(lg� Mgr R+ RM. �R Q 71 i1� prt W 19 Vl a q e4q §��ORIX11gi g, g _ °,� 4� ' r moc. m• v 9 p 333!!!Re Y`a Q N q99.. RR �i90 R4£�GRp a ;' giF' m gig 4 of PW 1 §§g liall 1 JA S . b5i M9 §a aRj i y i 4 F o =y t s6 w 9 G S 9 r.. 11 N �z --1 u� lv z Y~ c m "� zm $ m �r 6> Lj vet-ti�- C qx am wy m ��Gu 3 $YL r 1A Q N� 31 mo CDaaw �q m ww!4ga!gq O m p °Yh co -0 ram- > Gnu, nu N E Y.t N YA a F A tri > cn c SECLAN PLACE T $ PREl.11 MARY PLAT ►'� A55acLt7ffi FLI C .r sa PLOT PLAN rRomowuft I OLTM .R iA 1➢W 4LLj1M i1,HT. rOlrO. NVWgl011 }IOir 113N .0 k.i�ir,�wtbMsrlC a'-'M .. ALLEY CONCEPT .ctTr FILE No, BECLAN PLACE. PRELIMINARY PLAT 0 A PORTION OF THE NW 1/4 OF THE NE v4 OF SEC 155, TWP 23 N, RGE 5 E, WIA CITY OF RENTON, KING COUNTY, VASHINGTON t�t(j�Iff4�` r "_ �. r,` 9 1 I CUPHEC SCAU . ' - I 1 .J [� i `. 20 r I I I }I - OWNER/AGENT ' i -.' .'l .\ + NET&EECK 7 - �: -~ `�_-.�_ 9 _ •-LJSW SE 116M "UT ,a r' jars +aw+ rax $mis VICINITY W SITE ADDRESS ' 1 / �» 255.6WAMACWE SURVEYOR 4_ '� imlmt mtaricraN o5psr TRUE NOM r Kilt NG ilC. - 157 *= NAY. SUiE.�U1 PARCEL NUMBERS vela-ss,6 I ? =.rC 2 r p 1 . I 152305M (m67 sn-mro [�2Lt� q 152305N065 U7SF T'� 7• 7s tlF 1 SF, II 152305B11B ENGINEER o I ^ 7ys Lp IJ11 LEGAL DESCRIPTION ro5x P SuiEia3 =, A -- (� u� . '� � v , w ecmnr epu¢ u R1t au eemuo r 7ACOWs 'NAAaeGTdi 45g5 + ,a uF n a nAt rv¢ x erm,t yr we; cowry, I253) 137-USI ..'_/,.' 'y ov�mnt A» ra eaeepA a race m a w LLJ ry Asti tee° Q �" a TOTAL PROJECT AREA LLJr wI,IR r+s1u4YPt taaain u JOJ.616 4 (1a6 ACRE31 l ex rmars w +�: z I --T. • f.�—a`_t i _ _ r BmwK Af xlxbl >�IIiF+SM'I [CiGal015 -\ II [fU:o bak( fir, AE,tt Sw➢i 11CYG i2Jr" P �y/� _ - "" acts uuwnu vcssrrc5naares a NUMBER OF LOTS ► $ ` TI I t8�1 b� I�' �` ' �4 RCEL 'E., �1,! ¢_ .'Ian�nr,ur �r°ewv¢Ayi`°I i 10 M iui ur°n It L5E QI `. 't',. flu i I .• � 4 'mer7fe.loaslmmlaawstwoeer , k�a I + ••=7 r 1 f I I-, — t S `F N cyan a 191 x xa latm aac sw we u - J l5 ...� I ear ro x meyae a s,o coil x x1¢ ZONING a. I ,' t T•847 SF 14 ° r r ` a °1n' we a sw for e w x RAT RESOEh11AL .A 7.AOQ' 1 sF 7t __. A-, �R6LE F I I j 1? 7800 SF 7.800 WaW Aw1EKARON AREA, DgbaTW 013) QI I t I 7} i ? f. E �ionwiaerne m "1.s`"a." Ftl Wn DENSITY s . S I ' I t, 1 T 0$H,. , I. � m. - " n'ear%W "'�au�i eau oE7sTrr . 5 DMUM ArJ+E ,r, _ .. ronole K4M Fail nwnft bbff. u la h,a pDP06L0 wi91TY 7,55 06E11a1a WWACRE i Ili(11187 r tau[ 7e w NA1sna M ROIIu ff =� J , I' mrawiswam u +w�pivtrr,iatwrw MINIMUM LOT SIZE Q 6 'rj• fp,, .'t i ' a - r v ` t I I • w rt Now— +aa' awe„wcays A' w7 1 • 3,715 SF ((ptoM rFlv0.tC'ACCEss [ASpyENT) � r+ 11,461 Sr i I DETENTION �, j I I 4�� v—� aEab� i�I y 1 ,�' .`^ I I xala Ylff llCf m,�KLL �9R >r{f al 7,743ff a� r �I Il I �RCE4. t 7�2BI �' I u[nau¢mMmwu[ernvur,mA ! W,BaE SF•..., 1Q 5 :. 9 —` I m ffi 4 rwrt d A ter ilea s,meta m 1g mil I.[ w LOT I . SA3, 5F i 8 T • f1 _ .! g .aul m ee s as owa a.a mnaEa LOT 3 . UU 5F [ . 7.W0 5i a�.B00 SF 6 meld w cot k xRx xaml Auw vp u[ x LOT 1 . q. a .. w a. m 7 gpp SF ` T.WO 5FI' d m m K eooee es Nea ff eFa iw rtlaa 45u A v g I l 5 1� a+nrxaaxeraacanreyn cox t I b I tp e I J\\a.m j a reecwmra BUILDING SETBACKS W e �ti�, 9.s36 sF `�• h' ! a°r"^ 07 1 . {I -. I - „Ee, ass ( r A x Willwa aff wltt a m Nu ru�+s twa; 36775 SF ACCM LAS ZIM t urtaa w 4 u eq 7.743 Sr (NL1) 2< '_�j IUT eFsama r btK 11 a MA r,a ei car I . euav r aIC wrlr..w+ICOI t>K aaaroa siku S w er: nn a v vzvw evAr n,a nsr L. �? S.au 5F yl _.. _ MC"x-kW FhTXMI" i`'' `1MPERViOUS AREA s a UTILITIE8 15.177 SF Far,,.• wo $ _ 1 coos alU�w I [ TI HE 2ND ST rr I I whmrarE mavo E _ I I I s anw� CALL 48 HOUR$ I� I I aErsrm a°Arr L BEFORIE Y06 0t{ r "" I t r T p i 1-800-424755M CITY OF RENTON DETERMINATION OF NON -SIGNIFICANCE -MITIGATED MITIGATION MEASURES APPLICATION NO(S): LUA07-041, PP, ECF APPLICANT: Steve Beck, Amberwood, LLC PROJECT NAME: Beclan Place Preliminary Plat DESCRIPTION OF PROPOSAL: The applicant is requesting Preliminary Plat approval and Environmental (SEPA) Review for the subdivision of an existing 308,616 square foot parcel into 31 lots for the future construction of single family residences. An existing residence is proposed to remain on Lot 21. The project site is located within the Residential - 4 (R4) dwelling units per acre zoning designation. The proposed lots would range in size from 7,201 square feet in area to 13,390 square feet. Access to the lots would be provided via a new internal through street connecting Jericho Avenue NE to Hoquiam Avenue NE. A Category 2 wetland is located on the northwest corner of the project site. LOCATION OF PROPOSAL LEAD AGENCY: MITIGATION MEASURES: Northwest corner of Jericho Avenue NE and NE 2nd Street The City of Renton Department of Plan ning/Buiid i ng/Public Works Development Planning Section 1. The applicant shall comply with the recommendations found in the geotechnical report prepared by Icicle Creek Engineers, dated May 17, 2006. 2. The applicant shall be required to provide a Temporary Erosion and Sedimentation Control Plan (TESCP) designed pursuant to the Department of Ecology's Erosion and Sediment Control Requirements outlined in Volume II of the most current Stormwater Management Manual and provide staff with a Construction Mitigation Plan prior to issuance of Construction Permits. This condition shall be subject to the review and approval of the Development Services Division. 3. The detention system for this project shall be required to comply with the requirements found in the 2005 King County Surface Water Design Manual to meet both detention (Conservation Flow control — a.k.a. Level 2) and water quality improvements. 4. The applicant shall pay a Parks Mitigation Fee based on $530.76 per each new single family lot_ The fee is estimated at $15,922.80_ 6. The applicant shall pay a Traffic Mitigation Fee in the amount of $75 for each new net daily trip prior to the recording of the final plat. It is anticipated that the proposed project would result in the payment of $21,532.50 (287.1 net new daily trips x $75 = $21,532.50). 6. Staff recommends that the applicant pay a Fire Mitigation Fee based on $488.00 per new single family lot prior to the recording of the final plat. The fee is estimated at $14,640 ($488 x 30 = $14,640). ERC Mitigation Measures Page i of i CITY OF RENTON CURRENT PLANNING DIVISION AFFIDAVIT OF SERVICE BY MAILING On the 7`h day of August, 2007, 1 deposited in the mails of the United States, a sealed envelope containing Preliminary Report to the Hearing Examiner documents. This information was sent to: Name Representing Brant Schweikl Contact S+eve Beck Owner Craig & Catherine Landon Owner Kerwin & Heather Sneed Owner Norman Green Party of Record Jennifer McCall Party of Record (Signature of Sen STATE OF WASHINGTON ) SS COUNTY OF KING ) I certify that I know or have satisfactory evidence that Stacy Tucker signed this instrument and acknowledged it to be his/her/their free and voluntary agt,4)�IM6i purposes mentioned in the instrument. Dated: 61:1 J10-7op T44 Notary u lic in an or the Slat&of Washzi Notary (Print): L/bti My appointment expires:SO 1WA Project Name: Beclan Place Preliminary Plat Project Number: LUA07-041, PP, ECF and t � t Kathy Kealker, Mayor August 7, 2007 Brant Schweikl Schweiki & Associates,,PLLC 705 S 9th Street ste: #303 Tacoma, WA 98405 SUBJECT: Beclan Place Preliminary Plat LUA07-041, PP, ECF Dear Mr, Schweikl: CITY F RENTON Planning/Building/PublicWolrks Department Gregg Zimmerman P.E., Administrator This letter is to inform you that the appeal period ended July 30, 2007 for the Environmental Review Committee's (ERC) Determination of Non -Significance — Mitigated for the above - referenced project. No appeals were filed on the ERC determination, therefore, this decision is final. The applicant must comply: with all ERC Mitigation Measures outlined. in the Report and Decision dated July 9, 2007. A Hearing Examiner Public Hearing has been scheduled for August 14, 2007, where Site Plan Conditions znay be issued. The applicant or representative(s) of'the applicant are.required to be present. Enclosed is a copy of the Preliminary Report to the Hearing Examiner for your review. If you have any questions, please feel free to contact me at (425) 430-7270. For the Environmental Review Committee, XJilll. Ding Senior Planner Enclosure CC' Steve Beck, Craig & Catherine.Landon, Kerwin & Heather Sneed / Owner Norman Breen, Jennifer McCall / Parties of Record 1055 South Grady Way - Renton, Washington 98057 This papercontains 50%recyicfed material, 3.0%post consumer. RENTON AHRAD DE THE -CURVE - CITY OF RENTON HEARING EXAMINER PUBLIC HEARING August 14, 2007 AGENDA COMMENCING AT 9:00 AM, COUNCIL CHAMBERS, 7TH FLOOR, RENTON CITY HALL The application(s) listed are in order of application number only and not necessarily the order in which they will be heard. Items will be called for hearing at the discretion of the Hearing Examiner, PROJECT NAME: Beclan Place Preliminary Plat PROJECT NUMBER: LUA-07-041, PP, ECF PROJECT DESCRIPTION: The applicant is requesting Preliminary Plat approval and Environmental (SEPA) Review for the subdivision of an existing 308,616 square foot parcel into 31 lots for the future construction of single family residences. An existing residence is proposed to remain on Lot 21. The project site is located within the Residential - 4 (R-4) dwelling units per acre zoning designation and is vested to the R-5 standards. The proposed lots would range in size from 7,201 square feet in area to 13,390 square feet. Access to the lots would be provided via a new internal through street (Road A) connecting Jericho Avenue NE to Hoquiam Avenue NE. A Category 2 wetland is located on the northwest corner of the project site. CITY FLE NO---- -- BECLAN PLACE PRELIMINARY PLAT A PORTION OF THE NW 1/4 OF THE NE 1/4 OF SEC 15, TWP 28 N, ROE 5 E, WY CITY OF RENNTON, KING COUNTY, WASHINGTON .h� 4 F l WEST COAST /y >� m F3i$T,ST d NE 2ND STREET NR%WGT i geamww fgxq SHY CREEK F_ - m� lw d � 353AMB of s NM ae ( iKmmv vm %i vlo MYid Aid ` "'ip a1ld -S3[.YL-0mv j iVid LUvNN13Vd I C " �2Ln ;stn LO w i M04 a a a N V` Q °p N ama a o O p£ �ti V 29.4 z O b'mbbbix Uybbrbb com x=� OCR O a W� 0.$ 0 rMM1��� CaMti »� F- I5 Z 7 7 'fn z W z 7 Mx. a. O� O- W � o � H Z � N k -� ❑ d 5 - - - Gi moo $-: G gg, s a86 O Zia LU d K fib: E8N.iicr m pp }D n U �t ZPNo d� V CL uP l <, s ,. L _ - } h co Z '- F z C, ale Z N��� ✓( 9 I wd�l I >� t I_ �n� 1LL1 - Ir d W W � YJ E. 'j y i �� CL Y. F- u �, {r J__..m; '.. d I1r i s-i! ✓�� - ql Z Q2cus i.3Z I I No 1 w W LU i I thIE,—.,.._ m LU H I O # J e p n y .: w �" N \,°off 1 LU 4k a A�b y I� ♦ ,,qp 5 I, ` ,I >h IS, I b , ,- -I- Q t i 1 ' N p ' la gi `:� s � L CO LU .-_'-- ------ 3N gnN3AV wvin6OH `- - i o 1 _ ��wt�woa �~"` .""�"W` �[•x, ros�rva'n aooaraa�r,� �•,, • �..� ��� =�� iaautw RYId 3oYnYaa r tJd $3LYDo6st7 f 1YU AdYl�W q a 5 iv 3arld NVID36 a � gas Cl m own co _}4 will ICY ir co -1 RJA f:R�eRR e�.�g aY.�� 8 - �I ri go Viva iP11 � I�R #I�ttpee 'ea 1 A W� U 2 a w ` ;g Z WF € µµz;}► ',� YaagY ❑$qpe !'gyp} Nil $y� 4 A Vl� ARR W 51"r T Yea�'�61iE'�EG3EaE'6$� LL r Ib lu co x H F d CD dCC d 3c S � r � C7 LU Z � F o 0 = � V C W co CU dc xa 4 � UFO LU x r U LL 0 z Q i— 4 , 9 3N 3AV OH31d3P LU 9F.om�� LU _-_----__- a 3N 3nN3AV Wliiif) --, I } ® � | d | _ $ - § \�® $ / § n ; ■ , }} LU f;w ;± W I. — Mope NahAd tom" LANDSCAPE LEGEND THE General Plant List Aco R&m k4a —7 7-- ROPER C COMPANY !kl ftfilcli" 3 ral tome 14 ri—Alaska Cedar 9 ITCall KX,aer", "Ce per plan 'C / Imom space �� mt: Per n _j it I Llq*oml)a a Tdo Md' 4C Per VILE 1 7 -an _ 41 nee, CDrKA volorlwo I ArcMtecture pe 28 b&Jow53'w'Ve Planning PLANTING CONCEPT 29 ft-pas Lirm ugal Space Phormiurn le� brolve — . .. .... Project Entry and New Zealand Flax 3gd pace pu plan I mo-, Jencho Aye. ii FRONTYARD RFSOFNTIAL LANDSCAFT _7 A, f 124 F kr—, *ubs and g.c. flrwl plan to spedy 22 1 1 6'poh 0 uroc M Gwmerla sll� BECLAN 2 .... Sokil Igd 0 37� PLACE F_ Com keW (Kelsey DM dogwood I gal 0 21"Pc and REWON.WA �F Erk:alwlrq�d PW-SVWq-vod Fk* Mathe 25 24 1 11 23 1 Conx marrow) ourea vv$egarla. and vaw. lee Dance 26 21 20 ?40M; p 1. AMplants sisalmesf the blest niqLternerds of LINNARY �-InN gmdng of nwery slack. AM standards far 11* PRE LANDSCAPE AWKA CWM 2. All pion" beds n� mcelve T ff*dkn b(vk m0eh PLAN fJ hydroseededvithan erosion control Mend N POOHAL COLIJ-�R RM WPLF 1 " the rate of 12#11000 sf. ndKape p ng soil to he a commercial blend of 65% sardv� 4 inarn and y 5. All lomfscapingshall be in strict confosmarco with The City of Reilon M.nidpnP Cade.. All Irm. 1. Le n min of 7'colj IR slj� W r uj 18 SAUL > < 16 4w.4 .. L 1 1 15 111 14 1 13 1 1 12 1 L ATM 9XC 5 0 � __� I' j Ili If I 11 I --_ - 17 J __J, L 3 :EDAR -ALAI" B )WHAU If GRAOa MAINUNCE RGAO c uj : L 3 RAIL4 W RAL -tow Mowd uj > CEDAR FWCE 10 9 L < j� 7 isoul)6'CIAIII 5 0 BOARD FR4CE L PAT�,MH CHAR COLLMNAR Ir Tres Plauft & ftWm befell a E6 - 10 T23N R5E E 1/2 R-8 - R-4 -z R z j R-4... R 4.... E� R-4 .. t i SE SE 139th Pl. y, SE SE 142nd S%��.___.�� w �� Q C\2 C i e 1 SE 145th Pl.DQ G6 • 22 T23N R5E E 1/2 7�7�7�T�t o� o ZONING ........ .... .. Renton C y Ltmlte 1. 4"a F d P/B/PW TECEMMAL SMVIM 15 T23N ME E 1I2 2 --)NING MAP BO�K CITY OF RENTON DETERMINATION OF NON -SIGNIFICANCE -MITIGATED MITIGATION MEASURES APPLICATION NO(S): LUA07-041, PP, ECF APPLICANT: Steve Beck, Amberwood, LLC PROJECT NAME: Beclan Place Preliminary Plat DESCRIPTION OF PROPOSAL: The applicant is requesting Preliminary Plat approval and Environmental (SEPA) Review for the subdivision of an existing 308,616 square foot parcel into 31 lots for the future construction of single family residences. An existing residence is proposed to remain on Lot 21. The project site is located within the Residential - 4 (R-4) dwelling units per acre zoning designation. The proposed lots would range in size from 7,201 square feet in area to 13,390 square feet. Access to the lots would be provided via a new internal through street connecting Jericho Avenue NE to Hoquiam Avenue NE. A Category 2 wetland is located on the northwest corner of the project site. LOCATION OF PROPOSAL: LEAD AGENCY: MITIGATION MEASURES: Northwest corner of Jericho Avenue NE and NE 2nd Street The City of Renton Department of Planning/Building/Public Works Development Planning Section 1. The applicant shall comply with the recommendations found in the geotechnical report prepared by Icicle Creek Engineers, dated May 17, 2006. 2. The applicant shall be required to provide a Temporary Erosion and Sedimentation Control Plan (TESCP) designed pursuant to the Department of Ecology's Erosion and Sediment Control Requirements outlined in Volume II of the most current Stormwater Management Manual and provide staff with a Construction Mitigation Plan prior to issuance of Construction Permits. This condition shall be subject to the review and approval of the Development Services Division. 3. The detention system for this project shall be required to comply with the requirements found in the 2005 King County Surface Water Design Manual to meet both detention (Conservation Flow control — a.k.a. Level 2) and water quality improvements. 4. The applicant shall pay a Parks Mitigation Fee based on $530.76 per each new single family lot. The fee is estimated at $15,922.80. 5. The applicant shall pay a Traffic Mitigation Fee in the amount of $75 for each new net daily trip prior to the recording of the final plat. It is anticipated that the proposed project would result in the payment of $21,532.50 (287.1 net new daily trips x $75 = $21,532.50). 6. Staff recommends that the applicant pay a Fire Mitigation Fee based on $488.00 per new single family lot prior to the recording of the final plat. The fee is estimated at $14,640 ($488 x 30 = $14,640). ERC Mitigation Measures Page 1 of 1 i CITY OF RENTON PLANNING/BUILDING/PUBLIC WORKS MEMORANDUM DATE: July 18, 2007 TO: Jill Ding FROM: Sonja 1. Fesser Yq SUBJECT: Beclan Place Plat, LUA-07-041, PP Format and Legal Description Review Bob Mac Onie and I have reviewed the above referenced preliminary plat submittal and have the following comments: Comments for the Applicant: Item No. 10 under the "GENERAL NOTES" block, on Sheet 1 of 2 of the preliminary plat submittal, states that there are no easements encumbering the subject plat properties_ However, there are reservations, exceptions and rights listed in the Subdivision Guarantee report (The Talon Group, Order No. 817142, dated May 11, 2006) that do encumber the properties. Item Nos. 10 through 13 under the "RECORD MATTERS" section of the title report may be relevant, and should be noted on the plat submittal, if applicable. Information needed for final plat approval includes the following: Note the City of Renton land use action number and land record number, LUA-OX-XXX-FP and LND-10-0460, respectively, on the drawing. The type size used for the land record number should be smaller than that used for the land use action number. Please note that the land use action number for the final plat will be different from the preliminary plat and is unknown as of this date. Note two ties to the City of Renton Survey Control Network, and tie the plat property to said network. Include said city monument numbers on the drawing. The geometry will be checked by the city when the ties are provided. NOTE: The ties may be made by reference to another recorded instrument, but must be explicit. Provide plat and lot closure calculations. Complete City of Renton Monument Cards, with reference points of all new right-of-way monuments set as part of the plat. IHAFile Sys1LNF - Land Subdivision & Surveying Kecor&%LND-IQ - P1at9kG460\RV070618.dm July 20, 2007 Page 2 Include a statement of equipment and procedures used, per WAC 332-130-100. Indicate what has been, or is to be, set at the corners of the proposed lots. Note the date the existing monuments were visited, per WAC 332-130-150, and what was found. Note discrepancies between bearings and distances of record and those measured or calculated, if any. Note whether the adjoining properties to the north are platted (give plat name and lot number) or unplatted. The city will provide addresses for the proposed lots after the preliminary plat is approved. The addresses will need to be noted on the drawing. Remove all references to zoning for the final submittal. Remove the "ENGINEER CONTACT" and "PROPERTY OWNER CONTACT" blocks. Remove the finished floor ("FF") number from all of the proposed lots (Sheet 2 of 2). Remove all references to the building setback lines currently noted on the proposed lots and under Item No. 9 of the "GENERAL NOTES" block (Sheet 1 of 2). Setbacks will be determined at the time that building permits are issued_ Required City of Renton signatures, on the final plat drawing, include the Administrator of Planning/Building/Public Works, the Mayor and the City Clerk. An approval block for the city's Finance Director is also required. The appropriate King County approval blocks need to be provided for also. All vested owners of the subject plat property, al the time of recording, need to sign the final plat document. Include notary blocks as needed. Include a dedication/certification block on the drawing. "Tract C" and "Tract D" are to be dedicated to the city for right of way; therefore, there is no need to note either of them as a "Tract". Do note, on the final submittal, all of the bearings and distances for what is now noted as "Tract D". Note that if there are restrictive covenants, easements or agreements to others (neighboring property owners, etc.) as part of this subdivision, they can be recorded concurrently with the plat. The plat drawing and the associated document(s) are to be given to the Project Manager as a package. The plat will be recorded first (with King County). The recording number(s) for the associated document(s) should be referenced on the plat drawing. A new private easement is shown for access and utilities over Lots 28 and 29, to benefit Lots 30 and 3l . Since the new lots created via this plat will be under common ownership at the time of H:Tile Sys\LND -Land Subdivision & Surveying Itccoc*TN0-10 - P1atA04601RV070618.docicor July 20, 2007 Page 3 plat recording, there can be no new easement established until such time as ownership of the lots is conveyed to others, together with and/or subject to specific easement rights. Add the following Declaration of Covenant language on the face of the subject drawing, 1ff the previous paragraph applies: DECLARATION OF COVENANT. - The owner of'the land embraced within this flat, in return for the benefit to accrue from this subdivision, by signing hereon covenants and agrees to convey the beneficial interest in the new easement shown on this plat to any and all future purchasers of the lots, or of any subdivisions thereof. This covenant shall run with the land as shown on this plat. The private access easement requires a "NEW PRIVATE EASEMENT FOR INGRESS, EGRESS & UTILITIES MAINTENANCE AGREEMENT" statement on the plat drawing. See the attachment. The current position of the city concerning ownership of the storm detention pond and the wetland apply to this plat and should be noted on the final plat drawing as follows: Upon the recording of this plat, Tract "A" is hereby granted and conveyed to the Beclan Place Plat Homeowners Association (HOA) for a storm detention tract. Ownership and maintenance of said Tract shall be the responsibility of the HOA. In the event that the HOA is dissolved or otherwise fails to meet its property tax obligations as evidenced by non-payment of property taxes for a period of eighteen (1 S) months, then each lot in this plat shal I assume and have an equal and undivided ownership interest in the Tract previously owned by the HOA and have the attendant financial and maintenance responsibilities. Upon the recording of this plat, Tract `B" is hereby granted and conveyed to the Beclan Place Plat Homeowners' Association (HOA) for a sensitive area. All necessary maintenance activities for said Tract will be the responsibility of the HOA. In the event that the HOA is dissolved or otherwise fails to meet its property tax obligations as evidenced by non-payment of property taxes for a period of eighteen (18) months, then each lot in this plat shall assume and have an equal and undivided ownership interest in the Tract previously owned by the HOA and have the attendant financial and maintenance responsibilities. Fee Review Comments: The Fee Review Sheet for this review of the preliminary plat is provided for your Use and information. HAFile Sys1LND - Land Subdivision & Surveying Recurds\LND-10 - P1ats%04601RV070618.docWr Title for both ofthe following paragraphs. - NEW PRIVATE EASEMENT FOR INGRESS, EGRESS & UTILITIES MAINTENANCE AGREEMENT Use the following paragraph if there are two or more lots participating in the agreement -- NOTE: NEW PRIVATE EXCLUSIVE EASEMENT FOR INGRESS, EGRESS AND UTILITIES IS TO BE CREATED UPON THE. SALE OF LOTS SHOWN ON THIS PLAT. THE OWNERS OF LOTS SHALL HAVE AN EQUAL AND UNDIVIDED INTEREST IN THE OWNERSHIP AND RESPONSIBILITY FOR MAINTENANCE OF THE PRIVATE ACCESS EASEMENT APPURTENANCES. THESE APPURTENANCES AND MAINTENANCE RESPONSIBILITIES INCLUDE THE REPAIR AND MAINTENANCE OF THE PRIVATE ACCESS ROAD, DRAINAGE PIPES, AND STORM WATER QUALITY AND/OR DETENTION FACILITIES WITHIN THIS EASEMENT, PRIVATE SIGNAGE, AND OTHER INFRASTRUCTURE NOT OWNED BY THE CITY OF RENTON OR OTHER UTILITY PROVIDERS. MAINTENANCE COSTS SHALL BE SHARED EQUALLY. PARKING ON THE PAVING IN THE ACCESS EASEMENT IS PROHIBITED, UNLESS PAVEMENT WIDTH IS GREATER THAN 20 FEET. Use the following paragraph if there is one lot subject to the agreement: NOTE: NEW PRIVATE EXCLUSIVE EASEMENT FOR INGRESS, EGRESS AND UTILITIES IS TO BE CREATED UPON THE SALE OF LOTS SHOWN ON THIS PLAT. THE OWNER OF LOT SHALL HAVE OWNERSHIP AND RESPONSIBILITY FOR MAINTENANCE OF THE PRIVATE ACCESS EASEMENT APPURTENANCES. THESE APPURTENANCES AND MAINTENANCE RESPONSIBILITIES INCLUDE THE REPAIR AND MAINTENANCE OF THE PRIVATE ACCESS ROAD, DRAINAGE PIPES, AND STORM WATER QUALITY AND/OR DETENTION FACILITIES WITHIN THIS EASEMENT, PRIVATE SIGNAGE, AND OTHER INFRASTRUCTURE NOT OWNED BY THE CITY OF RENTON OR OTHER UTILITY PROVIDERS. MAINTENANCE COSTS SHALL BE SHARED EQUALLY. PARKING ON THE PAVING IN THE ACCESS EASEMENT IS PROHIBITED, UNLESS PAVEMENT WIDTH IS GREATER THAN 20 FEET_ PROPERTY SER' S FEE REVIEW FOR SUBDIVISIONS T 07 - Z8 • sul� APPLICANT: > CEIVED FROM (date) JOB ADDRESS :_VY CMR14E1��cl•-Ia AV _Nl 8r IJE 2u WOIJ___?'�T�4� k NATURE OF WORK: ! • f..l j i-1.dt. Fr 7D__r._ — LND # 10 - O"mCPQ Y PRELIMINARY REVIEW F SUBD SIO BY LONG PLAT, NEED MORV, INFORMATION: LEGAL DESCRIPTION SHORT PLAT, BINDING SITE PLAN, ETC. PID #'s VICINIEY MAP " FINAL REVIEW OF SUBDIVISION, THIS REVIEW REPLACES SQUARE FOOTAGE OTHER PRELIMINARY FEE REVIEW DATED FRONT FOOTAGE SUBJECT PROPERTY PARENT PID#_OtL 5� _ q06+ N NEW KING CO. TAX ACCT.#(s) are required when 9 I !G assigned by King County. It is the intent of this development fee analysis to put the developer/owner on notice, that the fees quoted below may be applicable to the subject site upon #: development of the property. All quoted fees are potential charges that may be due and payable at the time the construction permit is issued to install the on -site and off -site improvements (i.e. underground utilities, street improvements, etc.) Triggering mechanisms for the SDC fees will be- based on current City ordinances and determined by the applicable Utility Section - Please note that these fees are subject to change without notice. Final fees will be based on rates in effect at time of Building Permit/Construction Permit application. The existing house on SP Lot # , addressed as has not previously paid SDC fees, due to connection to City utilities prior to existance of SDC fee Ord. SP Lot# will be subject to future SDC fees if triggering mechanisms are touched within current City Ordinances. We understand that this subdivision is in the preliminary stage and that we will have the opportunity to review it again before recordation. The following quoted fees do NOT include inspection fees, side sewerpermits, r/wpermit fees or the cost of water meters. SPECIAL ASSESSMENT DISTRICTS DISTRICT NO. PARCEL NO. METHOD OF ASSESSMENT ASSESSMENT UNITS ASSESSMENT OR FEE Latecomer Agreement yt) WATER Latecomer Agreement vt WASTEWATER Latecomer Agreement vt) OTHER S ecial Assessment District/WATER I Special Assessment District/WASTEWATER d ova16.8o X tJl..l 9 SRO Joint Use A greement (METRO) Local Improvement District a Traffic Benefit Zones $75.00 PER TRIP, CALCULATED BY TRANSPORTATION FUTURE OBLIGATIONS SYSTEM DEVELOPMENT CHARGE - WATER " Estimated Pd Prev. Partially Pd Ltd Exemption) - Never I'd # OF UNITS/ SQ. FIG. SDC FEE Single family residential $1 956/unit x Mobile home dwelling unit $1 956/unit in park d Apartment, Condo $1 174/unit not in CD or COR zones x Conunercialllndustrial, $0.273/s . ft. of property (not less than $I,956.00) x Boeing, by Special Agreement/Footprint of Bldg plus 15 ft peritneter (2,800 GPM threshold) SYSTEM DEVELOPMENT CHARGE - WASTEWATER- Estimated .. Pd Prev. - Partially Pd (Ltd Exemption) " Never Pd le famil residential $1,017/unit xbile home dwellin unit $1,017/unit x artment, Condo $610/unit not in CD or COR zones x mmercial/Industrial $0.142/s . ft. of ro ert x(not less than $1,017.00) k EM DEVELOPMENT CHARGE - SURFACEWATER " Estimated Prev. Partially Pd (Ltd Exemption) " Never I'd Si le family residential and mobile home dwelling unit $759/unit x pl ),dry All other properties $0.265/sq ft of new impervious area of property x (not less than $759.00) PRELIMINARY TOTAL S Fi�t2 I�'i O a Signatu f Rev ing Authority O n � *If subject property is within an LID, it is developers responsibility to check with the Finance Dept. for paid/un-paid status. a Square footage figures are taken from the King County Assessor's map and are subject to change. Current City SDC fee charges apply to o EFFECTIVE January 2, 2006 a - . . City of Renton Department of Planning / Building I Public V4urks ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: Svcs COMMENTS DUE: .TUNE 26, 2007 APPLICATION NO: LUA07-041, PP, ECF DATE CIRCULATED: JUNE 12, 2007 APPLICANT: Steve Beck PROJECT MANAGER: Jill Ding PFC9111cm PROJECT TITLE: Beclan Place Preliminary Plat PLAN REVIEW: Mike Dotson SITE AREA: 308,616 square feet BUILDING AREA (gross): NIA �UI1l LOCATION: NW Comer of Jericho Ave NE & NE 2"d St WORK ORDER NO: 77748 UTIN�� REN70IV ors r S SUMMARY OF PROPOSAL. The applicant is requesting Preliminary Plat approval and Environmental (SEPA) Review -for the subdivision of an existing 308,616 square foot parcel into 31 lots for the future construction of single family residences. An existing residence is proposed to remain on Lot 21, The project site is located within the Residential - 4 (R4) dwelling units per acre zoning designation. The proposed lots would range in size from 7,201 square feet in area to 13,390 square feet. Access to the lots would be provided via a new internal through street connecting Jericho Avenue NE to Hoquiam Avenue NE. A Category 2 wetland is located on the northwest corner of the project site. A. ENVIRONMENTAL IMPACT (e.g. Non -Code) COMMENTS Element of the Environment Probable Minor Impacts Probable Major Impacts More information Necessary Earth Air Water Plants Land/Shoreline Use Animals Environmental Health Energy/ Natural Resources B. POLICY -RELATED COMMENTS C. CODE -RELATED COMMENTS Element of the Environment Probable Minor Impacts Probable Major impacts More Information Necessary Housing Aesthetics Light/Glare Recreation Utilities Transportation Public Services Historic/Cultural Preservation Airport Environment 10,000 Feet 14,000 Feet We have reviewed this application with particular attention to those areas in which we have expertise and have identified areas of probable impact or areas where additional information is needed to properly assess this proposal. Signature of Director or Authorized Representative Date CITY OF RENTON CURRENT PLANNING DIVISION AFFIDAVIT OF SERVICE BY MAILING On the 11 th day of July, 2007, 1 deposited in the mails of the United States, a sealed envelope containing ERC Determination documents. This information was sent to: Name Representing Agencies See Attached Brant Schweikl, Schweikl & Associates, PLLC Contact Steve Beck, Amberwood LLC Owner/Applicant Craig & Catherine Landon Owners Kerwin & Heather Sneed Owners Norman Green POR {Signature of Sende STATE OF WASHINGTON ) lJ SS COUNTY OF KING ) I certify that I know or have satisfactory evidence that Stacy Tucker signed this instrument and acknowledged it to be his/her/their free and voluntary act for tI purposes mentioned in the instrument.; Dated: `1-t a .-012 Notary Public in and Notary (Print): t��. - i L My appointment expires: D-,q-ko Project Name: Beclan Place Preliminary Plat Project Number: LUA07-041, PP, ECF the Sate Cf W hTmgton s r p f� % A uw' template - affidavit of service by mailing AGENCY (DOE) LETTER MAILING (ERC DETERMINATIONS) Dept. of Ecology * WDFW - Stewart Reinbold * Muckleshoot Indian Tribe Fisheries Dept. Environmental Review Section c/o Department of Ecology Attn: Karen Walter or SEPA Reviewer PO Box 47703 3190 160''h Ave SE 39015 — 172"d Avenue SE Olympia, WA 98504-7703 Bellevue, WA 98008 Auburn, WA 98092 WSDOT Northwest Region " Duwamish Tribal Office * Muckleshoot Cultural Resources Program Attn: Ramin Pazooki 4717 W Marginal Way SW Attn: Ms Melissa Calvert King Area Dev. Serv., MS-240 Seattle, WA 98106-1514 39015 172"d Avenue SE PO Box 330310 Auburn, WA 98092-9763 Seattle, WA 98133-9710 US Army Corp. of Engineers * KC Wastewater Treatment Division " Office of Archaeology & Historic Seattle District Office Environmental Planning Supervisor Preservation* Attn: SEPA Reviewer Ms. Shirley Marroquin Attn: Stephanie Kramer PO Box C-3755 201 S. Jackson ST, MS KSC-NR-050 PO Box 48343 Seattle, WA 98124 Seattle, WA 98104-3855 Olympia, WA 98504-8343 Jamey Taylor * Depart. of Natural Resources PO Box 47015 Olympia. WA 98504-7015 KC Dev. & Environmental Serv. City of Newcastle City of Kent Attn: SEPA Section Attn: Mr. Micheal E. Nicholson Attn: Mr. Fred Satterstrom, AICP 900 Oakesdale Ave. SW Director of Community Development Acting Community Dev. Director Renton, WA 98055-1219 13020 SE 72nd Place 220 Fourth Avenue South Newcastle, WA 98059 Kent, WA 98032-5895 Metro Transit Puget Sound Energy City of Tukwila Senior Environmental Planner Municipal Liason Manager Steve Lancaster, Responsible Official Gary Kriedt Joe Jainga 6300 Southcenter Blvd. 201 South Jackson Street KSC-TR-0431 PO Box 90868, MS: XRD-01W Tukwila, WA 98188 Seattle, WA 98104-3856 Bellevue, WA 98009-0868 Seattle Public Utilities State Department of Ecology Real Estate Services NW Regional Office Title Examiner 3190 160`h Avenue SE 700 Fifth Avenue, Suite 4900 Bellevue, WA 98008-5452 PO Box 34018 Seattle, WA 98124-4018 Note: If the Notice of Application states that it is an "Optional DNS", the marked agencies and cities will need to be sent a copy of the checklist, PMT's, and the notice of application, * Also note, do not mail Jamey Taylor any of the notices she gets hers from the web. Only send her the ERC Determination paperwork. temp€ate - affidavit of service by mailing • ENVIRONMENTAL DETERMINATION & PUBLIC HEARING ISSUANCE OF A DETERMINATION OF NON -SIGNIFICANCE - MITIGATED jDNS-Mj POSTED TO NOTIFY INTERESTED PERSONS OF AN ENVIRONMENTAL ACTION PROJECT NAME: Sedan Place Preliminary Plat PROJECT NUMBER: LUA07-041. PP, ECF LOCATION: Northwest corner of Jericho Avenue NE and NE 2nd Street DESCRIPTION: The applicant is requesting Preliminary Plat approval and Environmental ISEPAj Review for the subdivision of an existing 306 616 square toot parcel Into 31 lots for the future construction of single familyaslde rnces. An existing residence is proposed to remain on Lot 21, The project site Is located within the Residential - 4 (R-4) dwelling units per acre zoning designation. The proposed lots would range In size from T,201 square feet In area to 13.390 square feel. Access to the lots would be provided via a new Internal through eet strconnecting Jericho Avenue NE to Hoquiam Avenue NE. A Category 2 wetland is located on the northwest co rner of the project site. THE CITY OF RENTON ENVIRONMEN IAL REVIEW COMMITTEE (ERC) HAS DETERMINED THAT THE PROPOSED ACTION DOES NOT HAVE A SIGNIFICANT ADVERSE IMPACT ON THE ENVIRONMENT. Apptwls of the environmental determination must he filed in writing on or before S:00 PM on July 30, 2007, Appeals must be filed In writing together with the required VS.00 appllcation fee with: Hearing Examiner, City of Raritan, 1066 Sewth Grady Way, Renton, WA 98057. Appeals to the Examiner are governed by City of Renton Municipal Code Section "A1appeal process Additional information regarding the approcess may be obtained from the Renton City Clar1Ps Office, (426) 430-6510, A PUBLIC HEARING WILL BE HELD BY THE RENTON HEARING EXAMINER AT HIS REGULAR MEETING IN THE COUNCIL CHAMBERS ON THE 7TH FLOOR OF CITY HALL, 1055 SOUTH GRADY WAY, RENTON, WASHINGTON, ON AUGUST 14, 2007 AT 9:00 AM TO CONSIDER THE PRELIMINARY PLAT. IF THE ENVIRONMENTAL DETERMINATION IS APPEALED, THE APPEAL WILL BE HEARD AS PART OF THIS PUBLIC HEARING FORFURTHER INFORMATION, PLEASE CONTACT THE CITY OF RENTON. DEVELOPMENT SERVICES DIVISION AT (425) 430-7200. DO NOT REMOVE THIS NOTICE WITHOUT PROPER AUTHORIZATION Please Include the project NUMBER whwr willing for proper file Identification. CERTIFICATION hereby certify that _,:7� copies of the above document were posted by me in conspicuous places or nearby the described property on��i N#j4 DATE: 7 I Z-Ca SIGNED: n TA - x; ATTEST: Subscribed and sworn before me, a Notary Public, in and for the State of Washington residing i> ` -o Tk on the day of NOTARY PUBLI SIGNA :15i�yq ENVIRONMENTAL DETERMINATION & PUBLIC HEARING ISSUANCE OF A DETERMINATION OF NON -SIGNIFICANCE - MITIGATED (DNS-M) POSTED TO NOTIFY INTERESTED PERSONS OF AN ENVIRONMENTAL ACTION PROJECT NAME: Beclan Place Preliminary Plat PROJECT NUMBER: LUA07-041, PP, ECF LOCATION: Northwest corner of Jericho Avenue NE and NE 2nd Street DESCRIPTION: The applicant is requesting Preliminary Plat approval and Environmental (SEPA) Review for the subdivision of an existing 308,616 square foot parcel into 31 lots for the future construction of single family residences. An existing residence is proposed to remain on Lot 21. The project site is located within the Residential - 4 (R-4) dwelling units per acre zoning designation. The proposed lots would range in size from 7,201 square feet in area to 13,390 square feet. Access to the lots would be provided via a new internal through street connecting Jericho Avenue NE to Hoquiam Avenue NE. A Category 2 wetland is located on the northwest corner of the project site. THE CITY OF RENTON ENVIRONMENTAL REVIEW COMMITTEE (ERC) HAS DETERMINED THAT THE PROPOSED ACTION DOES NOT HAVE A SIGNIFICANT ADVERSE IMPACT ON THE ENVIRONMENT. Appeals of the environmental determination must be filed in writing on or before 5:00 PM on July 30, 2007. Appeals must be filed in writing together with the required $75.00 application fee with: Hearing Examiner, City of Renton, 1055 South Grady Way, Renton, WA 98057. Appeals to the Examiner are governed by City of Renton Municipal Code Section 4-8-110.B. Additional information regarding the appeal process may be obtained from the Renton City Clerk's Office, (425) 430-6510. A PUBLIC HEARING WILL BE HELD BY THE RENTON HEARING EXAMINER AT HIS REGULAR MEETING IN THE COUNCIL CHAMBERS ON THE 7TH FLOOR OF CITY HALL, 1055 SOUTH GRADY WAY, RENTON, WASHINGTON, ON AUGUST 14, 2007 AT 9:00 AM TO CONSIDER THE PRELIMINARY PLAT. IF THE ENVIRONMENTAL DETERMINATION IS APPEALED, THE APPEAL WILL BE HEARD AS PART OF THIS PUBLIC HEARING. FOR FURTHER INFORMATION, PLEASE CONTACT THE CITY OF RENTON, DEVELOPMENT SERVICES DIVISION AT (425) 430-7200. DO NOT REMOVE THIS NOTICE WITHOUT PROPER AUTHORIZATION 1 Please include the orolect NUMBER when calling for Prb0drftleiiidAtTficafiRrh 1 . 1. `� v...e... v.... er..._ �,r.._..._ July .11,.2007 CITY ')F RENTON Planning/Building/PublieWorks Department Gregg Zimmerman P.E., Administrator Brant Schweikl Schweikl & Associates, PLLC 705 S 9th Street #303 Tacoma, WA 98405 SUBJECT: Beclan Place Preliminary Plat LUA07-041, PP, ECF Dear Mr" Schweikl: This letter is written on behalf of the Environmental Review Committee (ERC) to advise you that they have completed their review of the subject project and have issued a threshold Determination of Non Significance -Mitigated with Mitigation Measures. Please refer to the enclosed ERC Report and Decision; Section C for a list of .the Mitigation Measures. Appeals of the environmental determination must be filed in writing on or before 5:00 PM on July 301. 2007. Appeals must be. filed in writing together with the required $75.00 application. fee with: Hearing Examiner,.City of Renton, 1055 South Grady Way, Renton, WA 98057: Appeals to the. Examiner are governed by City. of Renton Municipal Code Section 4-8-110.B. Additional infon7nation regarding the appeal process may be obtained from the Renton City Cleric's Office, (425) 430-6510: 'A Public Hearing will. be held by the Renton Hearing Examinerin the.Council Chambers on the seventh floor. of City Ha111, 1W South Grady Way, Renton, Washington, on August 14, 2007 at 9:00 AM to consider the Preliminary Plat.. - The applicant or, T&presentative(s) of the applicant is required to be present at the public hearing. A copy of the staff report will be mailed to you orte week before the. hearing. If the Environmental Determination is appealed, the appeal will be heard as part of'this public hearing. The preceding information will assist you in planning for implementation of your project'and:enable you to exercise your appeal rights more fully, if you choose to-do so. If you have any questions or desire clarification of the above, please call me at (425) 430-7219. For the Environmental Review Committee, Jill K. Ding Senior Planner Enclosure cc; Craig & Catherine Landon, Kerwin & Heather Sneed / Owner(s) Norman Green / Party(ies) of Record Steve Beck / Applicant 1055 South Grady Way -Renton, Washington 9$057 R E N. T Q �N AHEAU.OF THE,CARVE This papercontains 50% recycled material, 56%post consumer o CITY 7F RENTON + W + Planning/Building/PublicWorks Department N Kathy Keolker, Mayor Gregg Zimmerman P.E., Administrator, a July 11, 2007 Washington State Department of Ecology Environmental Review Section PO Box 47703 Olympia, WA 98504-7703 Subject Environmental Determination Transmitted herewith is a copy of the Environmental Determination for the following project reviewed by the Environmental Review Committee (ERC) on July 9, 2007: DETERMINATION OF NON -SIGNIFICANCE- MITIGATED PROJECT NAME: Beclan Place Preliminary Plat PROJECT NUMBER: LUA07-041, PP, ECF LOCATION: NW corner of Jericho Avenue NE & NE 2"4 Street DESCRIPTION: The applicant is requesting Preliminary Plat apprgval aad Environmental (SEPA) Review for the subdivision of. an existing 308,616 square foot. parcel into 31 lots for the future construction -of single family residences. An existing residence is'proposed to. remain on Lot'21. The project,site is located within the Residential 4 (R4) dwelling .units per acre zoning designation. The proposed lots would range in size from 7,101 square feet in area to 13,390 square feet. Access too the lots would. be provided via a new internal through streetconnecting Jericho Avenue NE to Hoquiam Avenue NE. A Category 2 wetland is located on the :n6rthwest corner of the project site Appeals of the environmental determination must be filed in writing on.or before 5:00-PM on July 301 2007. Appeals -must be filed in writing together with the required $75.00 application fee with: Hearing Examiner, City of Renton, 1055 South Grady Way, Renton, WA 9805.7. Appeals to the Examiner are governed by City of Renton Municipal Code Section 4--841.Q:B.. Additional information regarding the appeal process may,be' obtained from the Rent.on.City Clerk's Office, (425) 430-6510. If you have questions, please call me at (425) 430-7219.. For the Environmental Review Committee, Jill K. Ding Senior Planner cc: King County Wastewater Treatment Division WDFW, Stewart Reinbold David F. Dietzman,.Department of Natural Resources WSDOT, Northwest Region Enclosure R 1055 South Grady Way - Renton, Washington 98057 l ti. E N T. 0 _ - AHI:AD.OF THE CUR�V This paper contains 50%recycled material, 30% post consumer CITY OF RENTON DETERMINATION OF NON -SIGNIFICANCE -MITIGATED, MITIGATION MEASURES APPLICATION NO(S): LUA07-041, PP, ECF APPLICANT: Steve Beck, Amberwood, LLC PROJECT NAME: Beclan Place Preliminary Plat DESCRIPTION OF PROPOSAL: The applicant is requesting Preliminary Plat approval and Environmental (SEPA) Review for the subdivision of an existing 308,616 square foot parcel into 31 lots for the future construction of single family residences. An existing residence is proposed to remain on Lot 21. The project site is located within the Residential - 4 (R-4) dwelling units per acre zoning. designation. The proposed lots would range. in size from 7,201 square feet in area to 13,390 square feet; Access to the lots would be: provided via 2 new; internal through street connecting Jericho Avenue NE to Hoquiam Avenue NE. A Category 2 wetland is located on the northwest corner of the project site. LOCATION OF PROPOSAL: Northwest corner of Jericho Avenue NE and NE 2nd'_Street LEAD AGENCY: The City of Renton Department of Planntngl,Building/Public Works Development Plan ning.•Se:ction MITIGATION MEASURES: 1. The applicant shall comply. with the ;recommendations found in the geotechnicaI report prepared by. Icicle Creek Engineers, dated May 17, 2006, 2 The applicant shall be required to provide a.Temporary Ensjp and. Sedimentation Control Plan (TESCP) designed pursuant to the Department of Ecology's. Erosion and Se4lMerit,Control FL6- 00a merits outlined in Volume It of the most current Stormwater Management Manual and provide staff with a Construction Mitigation .Plan prigr,to issuance of :Construction Permits. This condition, shall be subject to .the, review -and approval 'of .the Development Services Division. 3. The detention system for this project shall"be required to comply with the re.4 irements found in the 2005. King County; Surface Water Design Manual to meet both -.detention (Conservation Fiowv control - a.k:a, Level 2) and. water.quality.. improvements. 4, The applicant shall pay a Parks Mitigation Fee based on $530 7fi per:each new, single family lot. The fee is estimated at $15,922.80. 5. The applicant shall` pay a Traffic Mitigation" Fee in the amount of $.75 for each new net daily trip prior to. the recording Of the final plat. It is anticipated,that the proposed project would result in the payment of $21,532.50 (2871 net new, daily trips x $75-`$21:,532:50). &. Staff. recommends that the applicant .pay:a Fire Mitigation Fee based on $488.40 per new single family lot prior to the recording,of the final plat. The fee is estimated at $14,640 ($488 x 30 = $14,640): ERC Mitigation Measures Page 1 of 1' CITY OF RENTON DETERMINATION_ OF NON -SIGNIFICANCE -MITIGATED ADVISORY.NOTES APPLICATION NO(S): LUA07-041, PP, ECF APPLICANT: Steve Beck, Amberwood, LLC PROJECT NAME: Beclan Place Preliminary Plat DESCRIPTION OF PROPOSAL: The applicant is requesting Preliminary Plat approval and Environmental (SEPA) Review for the subdivision of an existing 308,616 square foot parcel into 31 lots for the future construction of single family*residences. An existing residence is proposed to remain on Lot 21. The project site is located within the Residential - 4 (R-4) dwelling units per acre zoning designation. The proposed lots would range in size from 7,201 square feet in area to 13,390 square feet. Access to the lots would be provided, via a new internal through street connecting, Jericho Avenue NE to Hoquiam Avenue NE. A Category 2 wetland is located on the. northwest corner of the project site. LOCATION OF PROPOSAL: Northwest corner of Jericho Avenue NE and NE 2nd Street . LEAD AGENCY; The City of Renton ,. .Department of PlanningiBuilding/Public Works Development Planning. Section Advisory Notes to Applicant: The following notes are supplernental.information provided in conjunction with the environmental determination. Because these notes are provided aas:information only, they are not subject to the appeal process for environmental detef*ihatlons. Planning. I.. RMC section 4-4-030.C:2' limits t aul hors between 8:30 am:to. 3:30. pm, Monday through Friday unless otherwise approved by the Development Ser�ces Division. 2. Commercial, rimulti4amily, new single ,family;;9nd other nonresidential; construction .activities shall .be restricted to ;the hours between seven o'clock (7:00) afm. a. eight o'clock (8:00) p:m.,„Monday through Friday. Work.on Saturdays shall.be restricted to the hours between%:nine o'dock (9:00) a m 'and eight o'clock (8.-00) p.m-. No work�sl�all be permitted on Sundays. 3. Within thirty (30) days of completion of grading work, the applicant shall hydroseed orplant an appropriate ground. cover over any portion of the site that is graded or cleared of. vegetation and where no further • construction work will ocoor within ninety (90) days. Alternative measures such as mulch, sodding, or plastic covering as specified in the current King County Surface. Water Management Design Manual asadopted by the City of Renton may be proposed between the. dates of November.1 at and March 31 st of each year. The Development Services Division's approval of . this work is required prior to final inspection`and approval of the permit. 4. Two ornamental trees, a.minimurn caliper. of 1-112 inches (deciduous) or 6 -- 8 feet in height (conifer), shall be planted. or retained within the 15-foot front yard setback area for the proposed lots. 5. The minimum amount of landscaping required for sites abutting a non -arterial -public street is 5 feetprovided that if there is additional undeveloped'right-of-way in excess of 5 feet; this shall also be landscaped. A determination has been made that if no additional area is available within the public right-of-way due to required improvements; the 5- foot landscaped strip. may be located within private property abutting the public right-of-way: The landscaping Proposed shall -either consist of drought;resistant vegetation or shall be.ireigated appropriately, 6. A detailed landscape plan complying with the requirements set forth under.RIVIC 4-8-1200 shall be submitted .atthe time of Final Plan.review forreview and approval by the Development Services Division Project Manager. ERG: Advisory Notes Page l of 2 . Fire 1. A fire hydrant with 1,000 GPM fire flow is required within 300 feet of all new single-family structures. If the building square footage exceeds 3,600 square feet in area (including garage area), the minimum fire flow increases to 1,500 GPM and requires two hydrants within 300 feet of the structures, 2_ Street address must be visible from a public street. 3. Existing and hew hydrants will be required to be retrofitted with a Storz "quick disconnect" fitting. 4. Fire department access roads are required to be paved, 20 feet wide. Plan Review — Surface Water 1. Surface Water System Development Charge is $758 per new dwetfing unit. This fee is due with the construction permit. .2: Drainage requirements must meet the 2005 King County Surface Water.Design Manual. The report and design submitted with the application appear to have complied with the 2005 design requirements. Amore through and comprehensive review will be completed with the formal plan review. Plan Review — Water 1. A certificate of water availability from WD 90 will be required.,., All .fire protection shall comply with. City Gode .(Le, hydrants with storz fittings, 100.0.gpm min required for homes iess'than 3500 square in. area, etc.) In accordance with the Fire Department requirement (prior to recording the subdivision),,at-a minimum, one,hydrant.within -300 feet of.any .proposed single-family structure is required. Additional fire flow and hydrants are required if the total square footage of the new single-family structures are.greater than 3600 square.feet, Plan Review Sanitary Sewer 1. A Sewer Assessment. District {East Renton) fee in the amount of $316..801per,Unit is due at the time a construction permit is .issued: 2. The Sewer System Development Charge is $1,017 per new single-family 6esidence. This fee ;is due with the construction permit. 3. Prior to recording the plat., any existing septic systems must be abgridond in accordance with the King County Department of Health regulations. Plan Review —Transportation 1: Allnew electrical, phone; and cable services must be underground Construction of these franchise..utilitie's most be inspected and approved by, a City of Renton public works inspector prior to recording of`the short plat: .2Per City of Renton code required, to install ,curb, gutter, street lights and sidewalks, along the frontage of the parcels being developed: Plan Review — General 1. All required utility, drainage and street' improvements will require separate plan submittals prepared according to City Of Renton drafting standards by a licensed Civil Engineer. 2. All plans shall be tied to a' rn inimum of two of the current City of Renton horizontal and vertical control network.. 3. Permit applications must include an .itemized cost estimate for -these improvements. The fee for -review and inspection of these improvements is 5%.of the first $100,000 of the estimated. construction Costs; 4% of anything over $100,000 but less than $200,000, and 3% of anything over $200,000.. Half of the fee.must be paid upon application for building and construction permits; and the remainder when the permits are issued.. There may be additional fees for water -service related expenses. See Drafting Standards. Property Services 1. To be sent under separate cover. ERC Advisory Notes Page 2 of 2 CITY OF RENTON DETERMINATION OF NON -SIGNIFICANCE (MITIGATED) APPLICATION NO(S): LUA07-041, PP, ECF APPLICANT: Steve Beck, Amberwood, LLC PROJECT NAME: Beclan Place Preliminary Plat DESCRIPTION OF PROPOSAL: The applicant is requesting Preliminary Plat approval and Environmental (SEPA) Review for the subdivision of an existing 308,616 square foot parcel into 31 lots for the future construction of single family residences. An existing residence is proposed to remain on Lot 21. The project site is located within the Residential - 4 (R-4) dwelling units per acre zoning designation. The proposed lots would range in size from 7,201 square feet in area to 13,390 square feet. Access to the lots would be provided via a new internal through street connecting Jericho Avenue NE to Hoquiam Avenue NE. A Category 2 wetland is located on the northwest corner of the project site. LOCATION OF PROPOSAL: Northwest corner of Jericho Avenue NE and NE 2nd Street LEAD AGENCY: The City of Renton Department of Planning/Building/Public Works Development Planning Section The City of Renton Environmental Review Committee has determined that it does not have a probable significant adverse impact on the environment. An Environmental Impact Statement (EIS) is not required under RCW 43.21C.030(2)(c). Conditions were imposed as mitigation measures by the Environmental Review Committee under their authority of Section 4-6-6 Renton Municipal Code. These conditions are necessary to mitigate environmental impacts identified during the environmental review process. Appeals of the environmental determination must be filed in writing on or before 5:00 PM on July 30, 2007. Appeals must be filed in writing together with the required $75.00 application fee with: Hearing Examiner, City of Renton, 1055 South Grady Way, Renton, WA 98057. Appeals to the Examiner are governed by City of Renton Municipal Code Section 4-8-110.B. Additional: information regarding the appeal process may be obtained from the Renton City Clerk's Office, (425) 430-6510. PUBLICATION DATE: DATE OF DECISION: SIGNATURES: 61 Greg Zimmerman, Administrator Planning/Building/Public Works Terry Higashiyama, Administrator Date Community Services July 14, 2007 July 9, 2007 Date I. David Daniels, Fire Chief Fire Department *U "A,� AleNx Pietsch, Adhinistrator EDNSP Date 4-ti-a Dale v ENVIRONMENTAL REVIEW COMMITTEE MEETING NOTICE July , 2007 To: Gregg Zimmerman, Planning/Building/Public Works Administrator Terry Higashiyama, Community Services Administrator I. David Daniels, Fire Chief Alex Pietsch, EDNSP Administrator From: Jennifer Henning, Development Planning Meeting Date: Monday, July 9, 2007 Time: 3:00 PM Location: Sixth Floor Conference Room #620 Agenda listed below. Beclan Place Preliminary Plat (Dina) LUA07-041, PP, ECF The applicant is requesting Preliminary Plat approval and Environmental (SEPA) Review for the subdivision of an existing 308,616 square foot parcel into 31 lots for the future construction of single family residences. An existing residence is proposed to remain on Lot 21. The project site is located within the Residential - 4 (R-4) dwelling units per acre zoning designation. The proposed lots would range in size from 7,201 square feet in area to 13,390 square feet. Access to the lots would be provided via a new internal through street connecting Jericho Avenue NE to Hoquiam Avenue NE. A Category 2 wetland is located on the northwest corner of the project site. 2007 COMPREHENSIVE PLAN AMENDMENTS (CPAs) _ (Lind) LUA-06-160 Park Avenue CPA and Rezone (CPA 2007-M-01) with concurrent zoning text amendments LUA-06-161 Rainier Avenue (O'Farrell) CPA and Rezone (CPA 2007-M-02) and concurrent zoning text amendments LUA 06-166 Maple Valley Highway Corridor CPA and Prezone (CPA 2007-M-03) LUA 06-167 Sunset Boulevard (QIP/Virtu) CPA and Rezone (CPA 2007-M-05) LUA 06-164 Benson Hill CPA and Prezone (CPA 2007-M-05) LUA-06-029 Duvall Avenue CPA and Prezone (CPA 2007-M-06) LUA 06-163 Capital Facilities Element and Transportation Element Text Amendments (CPA 2007-T-01) cc: K. Keolker, Mayor J. Covington, Chief Administrative Officer S. Dale Estey, EDNSP Director J. Gray, Fire Prevention N. Watts, PIBlPW Development Services Director C, F. Kaufman, Hearing Examiner M. Peterson, Fire Prevention J. Medzegian, Council P. Hahn, P/B1PW Transportation Systems Director R. Lind, Economic Development L. Warren, City Attorney Q City of Renton PUBLIC Department of Planning / Building / Public Works HEARING PRELIMINARY REPORT TO THE HEARING EXAMINER A. SUMMARYAND PURPOSE OF REQUEST: Public Hearing Date: August 14, 2007 Project Name_ Beclan Place Preliminary Plat Applicant: Steve Beck, Amberwood, LLC, 19192 SE 1451h Street, Renton, WA 98058 Owners: Steve Beck, Amberwood, LLC, 19192 SE 1451h Street, Renton, WA 98058 Craig & Catherine Landon, 10520 1691h Avenue SE, Renton, WA 98059 Contact., Mick Matheson, Triad Associates 12112 115th Avenue NE Kirkland, WA 98034 File Number: LUA-07-041, PP, ECF Project Manager: ,sill K. Ding, Senior Planner Project Description: The applicant is requesting Preliminary Plat approval and Environmental (SEPA) Review for the subdivision of an existing 308,616 square foot parcel into 31 lots for the future construction of single family residences. An existing residence is proposed to remain on Lot 21. The project site is located within the Residential - 4 (R-4) dwelling units per acre zoning designation and is vested to the R-5 standards. The proposed lots would range in size from 7,201 square feet in area to 13,390 square feet. Access to the lots would be provided via a new internal through street (Road A) connecting Jericho Avenue NE to Hoquiam Avenue NE. A Category 2 wetland is located on the northwest corner of the project site_ Project Location: 255 Jericho Avenue NE (parcels 152305-9064, 152305-9065, 152305-9090, 152305- 9116) City of Renton P/81PW Department Preliminary Report to the Hearing Examiner BECLAN PLACE PRELIMINARY PLAT LUA-07-041, PP, ECF PUBLIC HEARING DATE: August 14, 2007 Page 2 of 12 B. HEARING EXHIBITS: Exhibit 1: Project file ("yellow file") containing the application, reports, staff comments, and other material pertinent to the review of the project. Exhibit 2: Neighborhood Detail Map (dated 4/3/2007) Exhibit I Preliminary Plat Plan (dated 7/25/2007) Exhibit 4: Preliminary Drainage Plan (dated 4/5/2007) Exhibit 5: Significant Tree Plan (dated 2/22/07) Exhibit 6: Preliminary Landscape Plan (dated 2/27/2007) Exhibit 7: Zoning Map sheet F6 East 112 (dated 2/28/2007) Exhibit 8: ERC Mitigation Measures C. GENERAL INFORMATION: 1. Owners of Record: Steve Beck, Amberwood, LLC, 19192 SE 1451h Street, Renton, WA 98058 Craig & Catherine Landon, 10520 169th Avenue SE, Renton, WA 98059 2. Zoning Designation: Residential — 4 (R-4) Dwelling Units per Acre, vested to R-5 standards 3_ Comprehensive Plan Land Use Residential Low Density (RLD) Designation: 4. Existing Site Use: Single-family residence to remain on Lot 21 5. Neighborhood Characteristics: North: Single family residential; R-8 zoning East: Single family residential; R-4 zoning South: Single family residential; R-4 zoning West: Single family residential; R-8 zoning 6. Access: Hoquiam Avenue NE, NE 2r, Street, Jericho Avenue NE and a new internal access road (Road A) 7_ Site Area: 308,616 square feet (7.1 acres) 8. Project Data: Area Comments Existing Building Area: 2,100 sq. ft. Existing residences to be removed New Building Area: NIA NIA Total Building Area: N/A NIA D. HISTORICAL/BACKGROUND: Action Land Use File No. Ordinance No. Date Annexation N/A 6171 1 /08/2006 Comprehensive Plan N/A 5099 11/01/2004 Zoning N/A 5100 11 /01/2004 Hexrpt 07-041.doc City of Renton P/B/PW Department Preliminary Report to the Nearing Examiner BECLAN PLACE PRELIMINARY PLAT LUA-07-041, PP, ECF PUBLIC NEARING DATE: August 14, 2007 Page 3 of 12 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 Section 4-7-050: General Outline of Subdivision, Short Plat and Lot Line Adjustment Procedures Section 4-7-080: Detailed Procedures for Subdivision Section 4-7-120: Compatibility with Existing Land Use and Plan -General Requirements and Minimum Standards Section 4-7-150, Streets — General Requirements and Minimum Standards Section 4-7-160: Residential Blocks — General Requirements and Minimum Standards Section 4-7-170: Residential Lots — General Requirements and Minimum Standards 6. Chapter 9 Procedures and Review Criteria 7. Chapter 11 Definitions F. APPLICABLE SECTIONS OF THE COMPREHENSIVE PLAN: Land Use Element: Residential Low Density objectives and policies. 2. Community Design Element. 3. Environmental Element G. DEPARTMENT ANALYSIS: PROJECT DESCRIPTIONIBACKGROUND The 7.1-acre site is bounded on the south by NE 2"d Street, on the east by Jericho Avenue NE, and on the west by Hoquiam Avenue NE. The subject site is currently developed with one single family residence that is proposed to remain on Lot 21. Existing development within the vicinity of the site includes predominantly detached single family housing located within the Residential — 4 dwelling units per acre (R-4) zone, A Category 2 wetland was identified on the northwest corner of the project site. The wetland extends further off - site to the north and west. A Category 2 wetland requires a minimum 50-foot buffer. The applicant is proposing to subdivide the subject site into 31 single family residential lots ranging in size from 7,200 square feet to 13,390 square feet with a resulting net density of approximately 4.9 dwelling units per acre (7.1 gross acre site — 0.80-acres combined sensitive areas, private access easements, and public roadways = 6.3 net acre 31 units / 6.3 net acre = 4.9 dulac). The subject property is located within the Mosier II annexation area, which was vested to the previous Residential — 5 dwelling unit per acre (R-5) standards per RMC 4-2-110D_13. The maximum density permitted under the R-5 standards is 5 dulac. Landscape, roadway, utility improvements and 2 utility/open space tracts would be established with the plat. Access to the project is proposed via Hoquiam Avenue NE, NE 2"d Street, Jericho Avenue NE, and a new internal access road (Road A) running east/west connecting Hoquiam Avenue NE with Jericho Avenue NE. Hexrpt 07-041.doc City of Renton P191PW Department Preliminary Report to the Nearing Examiner BECLAN PLACE PRELIMINARY PLAT LUA-07-041, PP, ECF PUBLIC NEARING DATE., August 14, 2007 Page 4 of 12 Project construction would require grading and excavation activities throughout the site for the installation of new building pads, roadways, and utilities. Preliminary earthwork quantities are estimated at approximately 20,946 cubic yards of fill and 9,465 cubic yards of cut. In addition, the applicant has proposed to retain 33 or 23% of the significant trees identified on the subject site. 2. ENVIRONMENTAL REVIEW Pursuant to the City of Renton's Environmental Ordinance and SEPA (RCW 43.21C, 1971 as amended), on July 9, 2007, the Environmental Review Committee issued a Determination of Non -Significance - Mitigated (DNS-M) for the Beclan Place Preliminary Plat. The DNS-M included 6 mitigation measures. A 14-day appeal period commenced on July 16, 2007 and ended on July 30, 2007. No appeals of the threshold determination were filed. 3. COMPLIANCE WITH ERC MITIGATION MEASURES Based on an analysis of probable impacts from the proposal, the Environmental Review Committee (ERC) issued the following mitigation measures with the Determination of Non -Significance — Mitigated: 1. The applicant shall comply with the recommendations found in the geotechnical report prepared by Icicle Creek Engineers, dated May 17, 2006, 2. The applicant shall be required to provide a Temporary Erosion and Sedimentation Control Plan (TESCP) designed pursuant to the Department of Ecology's Erosion and Sediment Control Requirements outlined in Volume II of the Stormwater Management Manual and provide staff with a Construction Mitigation Plan prior to issuance of Construction Permits. This condition shall be subject to the review and approval of the Development Services Division, 3. The detention system for this project shall be required to comply with the requirements found in the 2005 King County Surface Water Design Manual to meet both detention (Conservation Flow control — a.k_a. Level 2) and water quality improvements. 4_ The applicant shall pay a Parks Mitigation Fee based on $530.76 per each new single family lot. The fee is estimated at $15,922.80. 5. The applicant shall pay a Traffic Mitigation Fee in the amount of $75 for each new net daily trip prior to the recording of the final plat. It is anticipated that the proposed project would result in the payment of $21,532.50 (287.1 net new daily trips x $75 = $21,532.50). 6. Staff recommends that the applicant pay a Fire Mitigation Fee based on $488.00 per new single family lot prior to the recording of the final plat. The fee is estimated at $14,640 ($488 x 30 = $14,640). 4. STAFF REVIEW COMMENTS Representatives from various City departments have reviewed the application materials to identify and address site plan issues from the proposed development. These comments are contained in the official file, and the essence of the comments has been incorporated into the appropriate sections of this report and the Departmental Recommendation at the end of the report. 5. CONSISTENCY WITH PRELIMINARY PLAT CRITERIA. - Approval of a plat is based upon several factors. The following preliminary plat criteria have been established to assist decision makers in the review of the subdivision: A. Compliance with the Comprehensive Plan Designation. The subject site is designated Residential Low Density (RLD) on the Comprehensive Plan Land Use Map. The RLD designation is intended to guide development on land appropriate for a range of low intensity residential and employment where land is either constrained by sensitive areas or where the City has the opportunity to add larger -lot housing stock, at urban densities of 4-du/net acre, to its inventory. The proposed plat is consistent with the following Residential Low Density policies and objectives Hexrpt 07-041.doc City of Renton PIBIPW Department Preliminary Report to the Hearing Examiner BECLAN PLACE PRELIMINARY PLAT LUA-07-041, PP, ECF PUBLiC HEARING DATE. August 14, 2007 Page 5 of 12 Land Use Element Policy LU-143. Within the Residential 4 dulacre zoned area allow a maximum density of 4 units per net acre to encourage larger lot development and increase the supply of upper income housing consistent with the City's Housing Element. The proposed project was a part of the Mosier II annexation, which permitted a maximum density of 5 dwelling units per acre per RMC 4-2-110.D.13. The proposed preliminary plat would result in a density of 4.9 dwelling units per acre. Policy LU-146. Interpret development standards to support provision of landscape features as well as innovative site planning. Criteria should include_ 1) Attractive residential streetscapes with landscaped front yards that are visible from the street; 2) Landscaping, preferably with drought- resistant evergreen plant materials; 3) Large caliper street trees; 4) Irrigated landscape planting strips,- 5) Low -impact development using landscaped buffers, open spaces, and other pervious surfaces; and 6) Significant native tree and vegetation retention and/or replacement. A significant tree retention plan was submitted with the project application. The applicant will be required to retain or replace a minimum of 25% of the significant trees located onsite. In addition a conceptual landscape plan was submitted with the project application. Two trees will be required within the front yard areas or planting strips of each lot and a minimum of 5-foot landscaped strip will be required along the public right-of-way frontages of the proposed subdivision. Community Design Element Objective CD-D: New neighborhood development patterns should be consistent with Renton's established neighborhoods and have an interconnected road network. The proposed subdivision would have an interconnected road network and would be consistent with the development patterns of the existing surrounding neighborhoods. Policy CD-15. Land should be subdivided into blocks sized so that walking distances are minimized and convenient routes between destination points are available. The proposed plat would create blocks and due to the property being surrounded by existing roadways the applicant has proposed a variety of access points to the surrounding road, which would minimize walking distances. Policy CD-16. During land division, all lots should front streets or parks. Discourage single tier lots with rear yards backing onto a street. Where a single -tier plat is the only viable alternative due to land configuration, significant environmental constraints, or location on a principal arterial, additional design features such as larger setbacks, additional landscaping, or review of fencing should be required. a. Evaluation of land configuration should consider whether a different layout of streets or provision of alleys is physically possible and could eliminate the need for a single -tier plat. b. Evaluation of environmental constraints should consider whether the location and extent of critical areas prevents a standard plat design. c. Review of fencing should ensure that the development does not "turn its back" to public areas. All of the lots would front on public rights -of -way. No single tier lots are proposed. Policy CD-19. During development, significant trees, either individually or in stands, should be preserved, replaced, or as a last option, relocated. A significant tree retention plan was submitted with the project application. The Development Services Director signed a Determination requiring that a minimum of 25% of all significant trees shall either be retained or replaced. Hexrpt 07-041.doc City of Renton PIBIPW Department Preliminary Report to the Nearing Examiner BECLAN PLACE PRELIMINARY PLAT LUA-07-041, PP, ECF PUBLIC HEARING DATE: August 14, 2007 Page S of 12 Policy CD-26. Streets, sidewalks, and pedestrian or bike paths should be arranged as an interconnecting network. The use of cul-de-sacs should be discouraged_ A grid or "flexible grid" pattern of streets and pathways, with a hierarchy of widths and corresponding traffic volumes, should be used. The proposed street system would be an interconnecting road system. Policy CD-27. New streets should be designed to provide convenient access and a choice of routes between homes and parks, schools, shopping, and other community destinations. The proposed street system would provide convenient access due to the property being surrounded by existing streets and the proposed internal access road connecting Hoquiam Avenue NE with Jericho Avenue NE. Residents of the neighborhood would have a choice of routes they could take into or out of the development. Policy CD-45. Existing mature vegetation and distinctive trees should be retained and protected in developments. The applicant submitted a significant tree retention plan and will be required to retain or replace a minimum of 25% of the existing significant trees located onsite. Policy CD-50. Trees should be planted along residential streets, in parking lots requiring landscaping, and in other pervious areas as the opportunity arises. Trees should be retained whenever possible and maintained using Best Management Practices as appropriate for each type. A conceptual landscape plan was submitted with the project application proposing street trees along the proposed access road. In addition, a tree retention plan was also submitted. The applicant will be required to retain or replace a minimum of 25% of the existing significant trees located onsite. Policy CD-53. Landscape plans for proposed development projects should include public entryways, street rights -of -way, stormwater detention ponds, and all common areas_ A conceptual landscape plan was submitted with the project application, which includes street trees and a landscape strip around the perimeter of the property. The City's landscape regulations require that a minimum of a 5-foot landscaped strip shall be located along all public rights -of -way provided that if additional undeveloped right-of-way is present, this also shall be landscaped. See additional discussion below on Landscaping. Policy CD-56. Surface water retention/detention ponds should be landscaped appropriately for the location of the facility. Staff will recommend as a condition of approval that the proposed stormwater detention facility be landscaped appropriately. Environmental Element Policy EN-9. In no case should development activities decrease net acreage of exiting wetlands_ A Category 2 wetland is located on the northeast corner of the project site. No impacts to the wetland or buffer area are proposed. Policy EN-10. Establish and protect buffers along wetlands to facilitate infiltration and maintain stable water temperatures, provide for the biological regime, reduce amount and velocity of run-off, and provide for wildlife habitat. The Category 2 wetland located on the northeast corner of the site requires a 50-foot wetland buffer. No impacts to the buffer area are proposed. B. Compliance with the Underlying Zoning Designation. The 7.1-acre site is designated Residential — 4 Dwelling Units per Acre (R-4) on the City of Renton Zoning Map_ The proposed development would allow for the future construction of up to 30 new single-family residential units with the retention of one existing single family residence. Hexrpt 07-041.doc I City of Renton P/B/PW Department Preliminary Report to the Hearing Examiner BECLAN PLACE PRELIMINARY PLAT L UA-07-041, PP, ECF PUBLIC HEARING DATE: August 14, 2007 Page 7 of 12 The subject site was part of the Mosier II annexation area that was transferred from King County to the City in January 2006. The Mosier II annexation area is vested under a special condition of the development standards in RMC 4-2-110D.13. For properties located within the Mosier II annexation area, the following exceptions to the R-4 zoning designation apply, which allow development to take place at densities of 5 du/acre: Maximum Density: 5 dwelling units per net acre. Minimum Lot Size: 7,200 sq ft Minimum Lot Width: 60 ft for interior lots, 70 ft for corner lots Minimum Lot Depth: 70 ft Minimum Front Yard: 15 ft for a primary structure; 20 ft for an attached or detached garage. For a unit with alley access garage, the front yard setback for the primary structure shall be reduced to 10 ft if all parking is provided in the rear yard of the lot with access from a public right-of-way or alley. Minimum Side Yard Along a Street: 15 ft Minimum Side Yard: 5 ft Except for the above -listed special exceptions, all other requirements of the R-4 zoning designation apply to the subject property. Density — The allowed maximum density in the R-4 zone is 4.0 dwelling units per net acre (dulac). However RMC 4-2-110D.13 permits a maximum density of 5.0 dwelling units per net acre for properties located within the Mosier II annexation area as noted above_ Net density is calculated after public rights - of -way, private access easements, and critical areas are deducted from the gross acreage of the site. After the deduction of 27,552 square feet of proposed right-of-way dedication, 2,819 square feet of private access easements, and 4,312 square feet for the sensitive areas on site from the gross lot area, the proposal for 31 lots would result in a net density of 4.9 dwelling units per acre (308,616 gross sq. ft. — 34,683 sq_ ft. = 273,933 sq. ft. or 6.29 ac, 31 units i 6.29 acres = 4.9 dulac). The proposed plat appears to comply with density requirements for the R-4 zoning designation. Lot Dimensions and Size — The minimum lot size required in the R-4 zone is 8,000 sq ft. The minimum lot width required is 70 ft for interior lots and 80 feet for corner lots, and a minimum lot depth of 80 feet is required. However, RMC 4-2-110D.13 permits a minimum lot size of 7,200 square feet, a minimum lot width of 60 feet for interior lots and 70 feet for corner lots, and a minimum lot depth of 70 feet for properties located within the Mosier II annexation area as noted above. Proposed lot widths range from 60 to 109 feet and lot depths range from 81 feet to 143 feet. The proposed plat would create 31 lots which are proposed to range from 7,201 square feet in area to 13,390 square feet. As proposed, all lots appear to be in compliance with the required lot width, depth and size standards as prescribed under the special criteria outlined under RMC 4-2-11 OD.13. In addition, the proposal includes 2 tracts one is for stormwater detention (Tract A), and one is for critical areas (Tract B). A category 2 wetland (Wetland A) is located within proposed Tract B. Lot/Tract Size (sq. ft,) Access 1 8,535 Jericho Avenue NE 2 7,281 Jericho Avenue NE 3 7,208 Jericho Avenue NE 4 8,271 Jericho Avenue NE 5 7,800 NE 2 rld Street 6 7,800 NE 2" Street 7 7,800 NE 2" Street NE 2" Street 8 _ 7,800 9 7,800 NE 2" Street 10 7,858 NE 2" Street 11 7,800 Road A Road A 12 7.800 13 7,800 Road A Hexrpt 07-041.doc City of Renton PIBIPW Department Preliminary Report to the Nearing Examiner BECLAN PLACE PRELIMINARY PLAT LUA-07-041, PP, ECF P11BOC !-HEARING DATE: August 14, 2007 Page 6 of 12 14 7,800 Road A 15 7,847 �VV Road A 16 8,582 7,201 T��— 7,202_—�� 9,045 Road A Ho uiam Ave NJ~ _Ho uiam Ave NE Road A 17 18 19 20 7,235 13,390 7,494 7,496 7,498 7,500�— 7,253 Road A Jericho Avenue NE Road A �—Road A —Tf Road A #Road A Road A 21 22 23 24 25 26 27 8,436 10,206 8,046 �_— 7,284 7,274 14,848__ — _ Road A 28 _Private Street Road A Private Street _Private Street Ha uiam Ave NE f NE 2" Street Road A 29 30 31 Tract A Tract B 17,575 V Setbacks -- in the R-4 zone, the minimum front yard setback is 30 feet, the side yard along a street setback is 20 feet, the side yard setback is a 15-foot combined setback with a minimum of 5 feet for any side yard, and the rear yard setback is 25 feet. As previously state above RMC 4-3-110D.13 provides different development standards for the subject site as it was located within the Mosier 1i Annexation Area. Per RMC 4-3-110D.13, the following setbacks are required: 15-foot front yard setback for the primary structure and a 20-foot setback for a garage, a 15-foot side yard along a street setback, and a side yard setback of 5 feet. The 25-foot rear yard setback as listed in the R-4 zoning standards would still be applicable to the subject property. The proposed lots appear to contain adequate area to provide for the construction of single family residences after the consideration of the setback requirements. Compliance with these setback standards will be verified prior to the issuance of individual building permits. Building Standards — The R-4 zone permits one single family residential structure per lot. Each of the proposed lots would support the construction of one detached unit. Accessory structures are permitted at a maximum number of two per lot at 720 sq ft each, or one per lot at 1,000 sq ft in size. Accessory structures are permitted only when associated with a primary structure located on the same parcel_ Building height in the R-4 zone is hms ted to two stories and 30 feet for primary structures unless the roof has a pitch greater than 3/12, then height is limited to two stories and 35 feet. Maximum building coverage is 35% or 2,500 square feet, whichever is greater. All dwelling units shall provide vertical facade modulation at least every 20 horizontal feet, including front, side and rear facades when visible from a street_ The proposal's compliance with these building standards would be verified prior to the issuance of individual building permits. Parkin -- Each detached dwelling unit is required to provide two off-street parking stalls per unit. The proposed building pads appear to be adequately sized for the provision of the required parking. Landscaping — The City's landscaping regulations require the installation of landscaping within the public right-of-way. The minimum amount of landscaping required for sites abutting a non -arterial public street is 5 feet provided that if there is additional undeveloped right--of-way in excess of 5 feet, this shall also be landscaped. A determination has been made that if no additional area is available within the public right- of-way due to required improvements, the 5-foot landscaped strip may be located within private property abutting the public right-of-way. The landscaping proposed shall either consist of drought resistant vegetation or shall be irrigated appropriately_ In addition, the applicant will be required to plant two Hexrpt 07-041,doc City of Renton PIBIPW Department Preliminary Report to the Hearing Examiner BECLAN PLACE PRELIMINARY PLAT LUA-07-041, PP, ECF PUBLIC HEARING DATE: August 14, 2007 Page 9 of 12 ornamental trees, a minimum caliper of 1-1/2 inches (deciduous) or 6 — 8 feet in height (conifer), within the 15-foot front yard setback area for the proposed lots or within the proposed planting strip. A conceptual landscape plan was submitted with the project application. The landscape plan proposes a 5-foot landscaped strip along the existing and proposed street frontages. The plan included a list of potential tree, shrub, and ground cover species that may be planted within the landscaped strip. The landscape plan also proposes a street tree planting plan along the existing and proposed street frontages. Bowhali Columnar Red Maple, Alaska Cedar, Patmore Ash, Palo Alto var. Sweetgum, Scotch Pine, and Yellow twig/Redtwig Dogwood are tree species proposed as street trees within the plat. The landscape plan does not provide for two trees within the front yard areas of Lots 27, 28, 30, and 31. Staff recommends as a condition of approval that a revised landscape plan be submitted prior to final plat approval to the Development Service Division project manager for review and approval. The revised landscape plan shall identify one additional tree within the front yard area or planting strip of Lot 27 and two trees within the front yard areas of Lots 28, 30, and 31. The applicant will be required to submit a detailed landscaping plan to the Development Services Division for review and approval prior to the issuance of a building permit. 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. As proposed, the lots appear to comply with arrangement and access requirements of the Subdivision Regulations. 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. Each of the proposed is oriented to provide front yards facing a street or private access easement, and satisfies the minimum lot area and dimension requirements of the R-4 zone or the requirements set forth under RMC 4-11OD. 13 which provides alternate development standards for the subject site as it is located within the Mosier II Annexation Area. When considering the required setbacks, as well as access points for each lot, the proposed lots appear to have sufficient building area for the development of detached single family homes. Property Corners at Intersections: All lot corners at intersections of dedicated public rights -of -way, except alleys, shall have minimum radius of 15 feet. Access and Street Improvements: Access to the site is proposed via NE 2"d Street, Jericho Avenue NE, Hoquiam Avenue NE, and a new internal access road connecting Hoquiam Avenue NE with Jericho Avenue NE. Full street improvements (including paving, sidewalks, curb and gutter, storm drains, landscaping, street lighting and signage) will be required along the frontages of NE 2"d Street, Jericho Avenue NE, Hoquiam Avenue NE and the new internal street (Road A). A 26-foot wide private street is proposed to provide access to lots 28, 30, and 31. In order to ensure efficient emergency access to the development is not obstructed, staff recommends as a condition of preliminary plat approval the applicant be required to place "No Parking" signage along the 26-foot wide private access easement prior to final plat approval. In addition, staff recommends a condition of approval requiring the establishment of a homeowner's association or maintenance agreement for the development, which would be responsible for any common improvements and/or tracts within the plat prior to final plat approval. The City's subdivision regulations RMC 4-7-150E.5 specifies that alley access is the preferred street pattern. An alley layout was not submitted for review, however it appears that an alley loaded layout would be feasible running east/west connecting Jericho Avenue NE with Hoquiam Avenue NE to the north of Lots 5-10. Therefore, staff recommends as a condition of approval that an alley be constructed and dedicated connecting Jericho Avenue NE to Hoquiam Avenue NE to the north of Lots 5-10 and that an alley layout be reflected on the final plat map. Hexrpt 07-041.doc City of Renton P18/PW Department Preliminary Report to the Hearing Examiner BECLAN PLACE PRELIMINARY PLAT LUA-07-041, PP, ECF PUBLIC HEARING DATE: August 14, 2007 Page 10 of 12 To mitigate impacts to the local street system, the City's Environmental Review Committee imposed mitigation on the project in the form of the requirement for payment of a Traffic Mitigation Fee. The Traffic Mitigation Fee is based on $75 per net new average daily trip attributed to the proposed subdivision. The proposed 30 new residential lots with credit given for the existing residence would be expected to generate approximately 287.1 new average weekday trips (30 new homes x 9.57 trips per home = 287.1)_ The fee for the proposed plat is estimated to be $21,532.50 (287.1 total trips x $75.00 $21,532.50) and is payable prior to the recording of the plat. Topography and Vegetation: The topography of the site is relatively flat with a gentle slope to the southwest at an approximate grade of 3 percent. The USGS geologic map identifies ground moraine deposits as the soils underlying the project site. A wetland report prepared by Alder NW, dated May 25, 2007 was submitted with the project application. The report identifies 4,312 square feet of a Category 2 wetland on the project site, which is part of a larger wetland that continues offsite to the northwest. A Category 2 wetland requires a 50-foot buffer. No impacts are proposed within the wetland or buffer area. To protect the wetland and buffer area from impacts related to the construction of new single family residents around the perimeter, staff recommends as a condition of approval that the plat map be revised to include the wetland and buffer area within a Native Growth Protection Area (NGPA) prior to or concurrent with the recording of the Final Plat. In addition, staff recommends that the Native Growth Protection Area shall be delineated with a split rail fence and identified with signage as approved by the Development Services Division project manager. A fencing and signage detail shall be submitted to the Development Services Division project manager at the time of Utility Construction Permit Application for review and approval. The fencing and signage shall be installed prior to the recording of the final plat. Temporary Erosion and Sediment Control Plan (TESCP) and the use of Best Management Practices would serve to mitigate potential erosion and off -site sedimentation impacts. The project application includes a Construction Mitigation Plan, which is subject to final approval prior to the issuance of construction permits for the project. In addition, the project will be subject to the 2005 DOE manual regarding erosion control, as conditioned by the ERC. Vegetation on the project site consists primarily of mature, second -growth conifer and deciduous trees with a dense story of underbrush. A total of 76 deciduous trees and 69 coniferous trees are located on site, of these trees 33 are proposed to be retained throughout the site. The remainder of trees would be removed for the construction of building pads, roadways, the stormwater vault, and the installation of utility lines. RMC 4-4-070 indicates that existing trees and other vegetation shall be used to augment new plantings for landscaping where practical, and RMC 4-7-130 requires that a reasonable effort should be made to preserve existing trees. A Determination was made by the Director of Development Services that the retention or replacement of 25% of the existing trees would achieve these requirements. To comply with this Determination, the applicant would be required to retain or replace 36 trees (outside of the Native Growth Protection Easement). The applicant has proposed to retain a total of 33 trees outside of the area recommended Native Growth Protection Easement. Therefore a total of 3 minimum 2 inch caliper trees would be required to be installed on the project site. A preliminary landscape plan was submitted with the project application, which shows the 3 2-inch caliper replacement trees. To ensure that none of the trees proposed to be retained are damaged during construction, staff recommends as a condition of approval that the trees proposed to be retained are shown on each of the plans submitted as a part of the Utility Construction Permit Application and that protection measures for the trees to ensure survival during construction of the project be submitted for review and approval by the Development Services Division project manager. Relationship to Existing Uses. Single family residential homes surround the subject site. The proposed detached single family residences would be compatible with the surrounding development. D. 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. Therefore, the City's Environmental Review Committee is requiring the applicant to pay a Fire Hexrpt 07-041.doc City of Renton P/B/PW Department Preliminary Report to the Tearing Examiner BECL4N PLACE PRELIMINARY PLAT LUA-07-041, PP, E'CF PUBLIC NEARING DATE: August 14, 2007 Page 11 of 12 Mitigation Fee based on $488.00 per new single-family home. The fee is estimated at $14,640.00 (30 new lots x $488.00 = $14,640.00) and is payable prior to the recording of the plat. Recreation: There are no existing recreational facilities in the immediate vicinity of the subject property, however the currently undeveloped Maplewood Park is in the project vicinity. It is anticipated that the proposed development would generate future demand on existing City Parks and recreational facilities and programs. Therefore, the City's Environmental Review Committee is requiring the applicant to pay a Parks Mitigation Fee based on $530.76 per new single-family home. The fee is estimated at $15,922.80 (30 new lots x $530.76 = $15,922.80) and is payable prior to the recording of the plat. Schools: The site is located within the boundaries of the Renton School District No. 403. According to the Draft Environmental Impact Statement for the City of Renton Land Use Element (January 16, 1992), the City of Renton has a student generation factor of 0.44 students per single-family residential dwelling. Based on the student generation factor, the proposed plat would potentially result in 13 additional students (0.44 x 30 = 13). The schools would include: Maplewood Elementary School, McKnight Middle School, and Hazen High School. The school district has indicated that they would be able to handle to additional students coming from the proposed development. Storm Drainage/Surface Water: A Preliminary Technical Information Report prepared by Schweikl and Associates, PLLC, dated April 2007 was submitted with the application materials. According to the report the existing drainage sheet flows across the property to the southwest and discharged into the existing storm system located within NE 2"d Street. The proposed method of drainage control as indicated by the storm drainage report would be a detention vault located within proposed Tract A at the southwest corner of the project site_ The City's Environmental Review Committee imposed a mitigation measure on the project requiring that the storm drainage system comply with a higher standard for flow control. The project is required to comply with the 2005 King County Surface Water Design Manual. With the preliminary plat application materials a conceptual landscape plan was submitted including plantings within the stormwater detention tract (Tract A) and a 6-foot solid cedar fence along the north and east boundaries of Tract A and a split rail fence along the west and south boundaries. The proposed plantings and fencing within and around the detention area would comply with the City's landscaping requirements. A Surface Water System Development Charge, based on the current rate of $759.00 per new single- family lot, would be required prior to the issuance of construction permits for the plat. Water and Sanitary Sewer Utilities: The subject site is outside the City of Renton water service area. Water District 90 supplies water service in this area. A certificate of water availability from WD 90 will be required. All fire protection shall comply with City Code (i.e, hydrants with storz fittings, 1000 gpm min required for homes less than 3600 square in area, etc.) In accordance with the Fire Department requirement (prior to recording the subdivision), at a minimum, one hydrant within 300 feet of any proposed single-family structure is required. Additional fire flow and hydrants are required if the total square footage of the new single-family structures are greater than 3600 square feet. The subject property is served by City of Renton sewer service. There is an 8-inch sewer main along the northern portion of the site. Prior to recording the plat, any existing septic systems must be abandoned in accordance with the King County Department of Health regulations. A Sewer Assessment District (East Renton) fee in the amount of $316.80/per unit is due at the time a construction permit is issued. The Sewer System Development Charge is $1,017 per new single-family residence. This fee is due with the construction permit. H. RECOMMENDATION: Staff recommends APPROVAL of the Beclan Place Preliminary Plat, Project File No. LUA-07-041, PP, ECF subject to the following conditions: 1. The applicant shall comply with all requirements of the Determination of Non -Significance — Mitigated that was issued by the Environmental Review Committee on July 9, 2007. Hexrpt 07-041.doc City of Renton PIBIPW Department Preliminary Report to the Hearing Examiner BECLAN PLACE PRELIMINARY PLAT LUA-07-041, PP, ECF PUBLIC HEARING DATE: August 14, 2007 Page 12 of 12 2. A revised landscape plan shall be submitted prior to final plat approval to the Development Service Division project manager for review and approval. The revised landscape plan shall include one additional tree within the front yard area of Lot 27 and two trees within the front yard areas of Lots 28, 30, and 31. 3. The applicant shall be required to place "No Parking" signage along the 26-foot wide private access easement prior to final plat approval. 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 shared roadway, stormwater and utility improvements. A draft of the document(s) 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 the recording of the final plat. 5_ The preliminary plat map shall be revised to reflect an alley loaded layout for review and approval by the Development Services Division project manager at the time of Utility Construction Permit review. The alley shall be constructed and dedicated connecting Jericho Avenue NE to Hoquiam Avenue NE to the north of Lots 1, 5-10, and Tract A. 6. A Native Growth Protection Easement shall be recorded over the wetland and buffer area (Tract 13) prior to or concurrent with the recording of the final plat map. 7. The edge of the wetland and stream buffers shall be delineated with a split rail fence and identified with signage as approved by the Development Services Division Project Manager, A fencing and signage detail shall be submitted to the Development Services Division project manager at the time of Utility Construction Permit Application for review and approval. The fencing and signage shall be installed prior to the recording of the final plat. 8. The trees proposed to be retained throughout the project shall be shown on each of the plan sheets submitted as a part of the Utility Construction Permit Application and protection measures for the trees to ensure survival during construction of the project shall be submitted for review and approval by the Development Services Division project manager prior to the issuance of a Utility Construction Permit. EXPIRATION PERIODS: Preliminary Plats (PP): Five (5) years from final approval (signature) date. Hexrpt 07-041.doc STAFF City of Renton REPORT Department of Planning / Building / Public Works ENVIRONMENTAL REVIEW COMMITTEE A. BACKGROUND ERC MEETING DATE July 9, 2007 Project Name: Beclan Place Preliminary Plat Applicant: Steve Beck, Amberwood LLC, 19129 SE 145'" Street, Renton, WA 98059 File Number: LUA-07-041, PP, ECF Project Manager: Jill K. Ding, Senior Planner Project Description: The applicant is requesting Preliminary Plat approval and Environmental (SEPA) Review for the subdivision of an existing 308,616 square foot parcel into 31 lots for the future construction of single family residences. An existing residence is proposed to remain on Lot 21. The project site is located within the Residential - 4 (R-4) dwelling units per acre zoning designation. The proposed lots would range in size from 7,201 square feet in area to 13,390 square feet. Access to the lots would be provided via a new internal through street connecting Jericho Avenue NE to Hoquiam Avenue NE. A Category 2 wetland is located on the northwest corner of the project site (Project Description continued on next page). Project Location: Northwest corner of Jericho Avenue NE and NE 2d Street (parcel nos. 152305-9065, 152305-9064, 152305-9090, and 152305-9116) Exist. Bldg. Area gsf: 2,100 square feet Proposed New Bldg. Area. NIA Site Area: 308,616 sq. ft. (7.08-acres) Total Building Area gsf.NIA RECOMMENDATION. Staff recommends that the Environmental Review Committee issue a Determination of Non -Significance — Mitigated (DNS-M). Project Location Map ercrpt BecJanPJace.doc City of Renton PIBIPW Department E mental Review Committee Staff Report BECLAN PLACE PRELIMINARY PL_ _ . LUA07-041, PP, ECF REPORT OF July 9, 2007 Page 2 of 6 A. PROJECT DESCRIPTION (CONT.) The proposal would result in the creation of 31 lots. The project site is located north of NE 2nd Street between Hoquiam Avenue NE and Jericho Avenue NE and is zoned Residential — 8 (R-8) dwelling units per acre. An existing single family residence is proposed to remain on proposed Lot 21. A wetland report was submitted with the project application, 4,312 square feet of a Category 2 wetland is located on the project site. A Category 2 wetland requires a 50-foot buffer. The project would result in approximately 20,946 cubic yards of fill and 9,465 cubic yards of cut. The majority of the grading required for the project would be for the construction of the proposed roads, building pads, utilities, and stormwater detention facility. Access to the proposed lots would be provided via a new east/west public road connection between Hoquiam Avenue NE and Jericho Avenue NE. B. RECOMMENDATION Based on analysis of probable impacts from the proposal, staff recommends that the Responsible Officials make the following Environmental Determination: DETERMINATION OF DETERMINATION OF NON -SIGNIFICANCE XX NON - SIGNIFICANCE - MITIGATED. Issue DNS with 14 day Appeal Period. XX Issue DNS-M with 14 day Appeal Period. Issue DNS with 15 day Comment Issue DNS-M with 15 day Comment Period with Concurrent 14 day Appeal Period with Concurrent 14 day Appeal Period. Period. C. MI TIGA TION MEASURES 1. The applicant shall comply with the recommendations found in the geotechnical report prepared by Icicle Creek Engineers, dated May 17, 2006. 2. The applicant shall be required to provide a Temporary Erosion and Sedimentation Control Plan (TESCP) designed pursuant to the Department of Ecology's Erosion and Sediment Control Requirements outlined in Volume II of the most current Stormwater Management Manual and provide staff with a Construction Mitigation Plan prior to issuance of Construction Permits. This condition shall be subject to the review and approval of the Development Services Division. 3. The detention system for this project shall be required to comply with the requirements found in the 2005 King County Surface Water Design Manual to meet both detention (Conservation Flow control — a.k.a. Level 2) and water quality improvements. 4. The applicant shall pay a Parks Mitigation Fee based on $530.76 per each new single family lot. The fee is estimated at $15,922.80. 5. The applicant shall pay a Traffic Mitigation Fee in the amount of $75 for each new net daily trip prior to the recording of the final plat. It is anticipated that the proposed project would result in the payment of $21,532.50 (287.1 net new daily trips x $75 = $21, 532.50), 6. Staff recommends that the applicant pay a Fire Mitigation Fee based on $488.00 per new single family lot prior to the recording of the final plat. The fee is estimated at $14,640 ($488 x 30 = $14,640). ercrpt_BeclanPlace. doc City of Renton P/8/PW Department E 7mental Review Committee Staff Report SECLAN PLACE PRELIMINARY PL . , LUA07-041, PP, EGF REPORT OF July 9, 2007 Page 3 of 6 D. ENVIRONMENTAL IMPACTS In compliance with RCW 43.21 C. 240, the following project environmental review addresses only those project impacts that are not adequately addressed under existing development standards and environmental regulations. 1. Earth With the project application, the applicant submitted a Geotechnical Report prepared by Icicle Creek Engineers, dated May 17, 2006. According to the report the site topography slopes gently to the southwest at an approximate grade of 3 percent. Vegetation on the project site consists primarily of mature, second - growth conifer and deciduous trees with a dense story of underbrush_ Nine test pits were excavated on the project site ranging in depth from 5 to 7 feet. Topsoil was encountered in the top 1 to 1.5 feet, which was underlain by 1 to 3.7 feet of weathered soil that consisted of medium dense silty sand with gravel. The weathered soil was underlain with undisturbed glacial till which consisted of dense to very dense silty sand with gravel, which extended to the completion depth. The USGS geologic map identifies ground moraine deposits as the soils underlying the project site. According to the submitted report, the results of the field work correlated with that mapped designations_ The report provided recommendations for site preparation and earthwork, structural fill and fill placement, foundation support, slab support, underground utility considerations, stormwater detention ponds, and erosion control and drainage considerations. Due to the potential for impacts that could occur during construction, staff recommends as a mitigation measure that construction of the project be required to comply with the recommendations found in the geotechnical report prepared by Icicle Creek Engineers, dated May 17, 2006 that was submitted with the project application. The applicant indicates that the project would result in approximately 20,946 cubic yards of fill and 9,465 cubic yards of cut. The majority of the grading would result from the construction of the road, building pads, utilities, and detention facility. Due to the potential for erosion to occur from the subject site, staff recommends a mitigation measure that requires the applicant to comply with the Department of Ecology's Erosion and Sediment Control Requirements as outlined in Volume II of the most current Stormwater Management Manual. Mitigation Measures: 1, The applicant shall comply with the recommendations found in the geotechnical report prepared by Icicle Creek Engineers, dated May 17, 2006. 2. The applicant shall be required to provide a Temporary Erosion and Sedimentation Control Plan (TESCP) designed pursuant to the Department of Ecology's Erosion and Sediment Control Requirements outlined in Volume II of the most current Stormwater Management Manual and provide staff with a Construction Mitigation Plan prior to issuance of Construction Permits. This condition shall be subject to the review and approval of the Development Services Division. Nexus: SEPA Environmental Regulations 2. Water — Wetland Wetland Report prepared by Alder NW, dated May 25, 2007 was submitted with the project application. The report identifies 4,312 square feet of a Category 2 wetland on the project site, which is part of a larger wetland that continues offsite to the northwest. A Category 2 wetland requires a 50-foot buffer. No impacts are proposed within the wetland or buffer area. Mitigation Measures: No further mitigation is recommended. Nexus: NIA 3. Water — Stormwater A Preliminary Technical Information Report prepared by Schweikl and Associates, PLLC, dated April 2007 was submitted with the application materials. According to the report the existing drainage sheet flows ercrpt_BeclanPlace.doc City of Renton P/B/PW Department E imental Review Committee Staff Report BECLAN PLACE PRELIMINARYPL_. LUA07-049, PP, ECF REPORT OF July 9, 2007 Page 4 of 6 across the property to the southwest and discharged into the existing storm system located within NE 2"d Street. The proposed method of drainage control as indicated by the storm drainage report would be a detention vault located within proposed Tract A at the southwest corner of the project site. The City's Plan Review Section has reviewed the submitted drainage report. Due to potential downstream drainage problems, staff recommends a mitigation measure that would require the project to comply with the 2005 King County Surface Water Design Manual to meet both detention (Conservation Flow control — a.k.a. Level 2) and water quality improvements. Mitigation: tion: The detention system for this project shall be required to comply with the requirements found in the 2005 King County Surface Water Design Manual to meet both detention (Conservation Flow control — a.k.a. Level 2) and water quality improvements. Nexus: SEPA Environmental Regulations, King County Surface Water Design Manual 4. Plants Vegetation on the project site consists primarily of mature, second -growth conifer and deciduous trees with a dense story of underbrush. A total of 76 deciduous trees and 69 coniferous trees are located on site, of these trees 33 are proposed to be retained throughout the site. The remainder of trees would be removed for the construction of building pads, roadways, the stormwater vault, and the installation of utility lines_ A total of 25 percent of existing trees (66 trees) are required to be retained or replaced on - site. The proposal to retain 33 trees would result in a retention rate of 23 percent. A total of 3 2-inch caliper trees will be required to be planted to comply with the significant tree retention/replacement requirements. Mitigation: No further mitigation is recommended Nexus: SEPA Environmental Regulations 5. Recreation The proposal does not provide on -site recreation areas for future residents of the proposed plat. It is anticipated that the proposed development would generate future demand on existing City parks and recreational facilities and programs. Therefore, staff recommends a mitigation measure requiring that the applicant pay a Parks Mitigation Fee based on $530.76 per each new single-family lot. The fee is estimated at $15,922.80 (30 new lots x $530.76 = $15,922.80) and is payable prior to the recording of the final plat. Mitigation: The applicant shall pay a Parks Mitigation Fee based on $530.76 per each new single family lot. The fee is estimated at $15,922.80_ Nexus: SEPA Environmental Regulations 6. Transportation Access to Lots 1-4 would be provided off of Jericho Avenue NE, access to Lots 5-10 would be provided off of NE 2"d Street, access to Lots 17-20 would be provided off of Hoquiam Avenue NE, and access to the remaining lots would be provided off of a new internal public street connecting Jericho Avenue NE and Hoquiam Avenue NE. It is anticipated that the proposed project would result in impacts to the City's street system. Therefore, staff recommends a mitigation measure requiring the payment of a Traffic Mitigation Fee in the amount of $75 for each new net daily trip prior to the recording of the final plat. It is anticipated that the proposed project would result in the payment of $21,532.50 (287.1 net new daily trips x $75 = $21,532.50). Mitigation: The applicant shall pay a Traffic Mitigation Fee in the amount of $75 for each new net daily trip prior to the recording of the final plat. It is anticipated that the proposed project would result in the payment of $21,532.50 (287.1 net new daily trips x $75 = $21,532.50). ercrpt_BedanPlace.doc City of Renton P/B/PW Department E imental Review Committee Staff Report BECLAN PLACE PRELIMINARY PL _ _ LUA07-041, PP, ECF REPORT OF July 9, 2007 Page 5 of 6 Nexus: SEPA Environmental Regulations 7. Emergency Services The proposal will add new residential units to the City that will potentially impact the City's Police and Fire Emergency Services. Staff recommends a mitigation measure requiring the applicant to pay a Fire Mitigation Fee, based on $488.00 per new lot prior to the recording of the final plat. The fee is estimated at $14,640 ($488 x 30 = $14,640). Mitigation: Staff recommends that the applicant pay a Fire Mitigation Fee based on $488.00 per new single family lot prior to the recording of the final plat_ The fee is estimated at $14,640 ($488 x 30 = $14,640). Nexus: SEPA Environmental Regulations E. COMMENTS OF REVIEWING DEPARTMENTS The proposal has been circulated to City Departmental / Divisional Reviewers for their review. Where applicable, these comments have been incorporated into the text of this report as Mitigation Measures and/or Advisory Notes to Applicant. .X Copies of all Review Comments are contained in the Official File. Copies of all Review Comments are attached to this report. Environmental Determination Appeal Process Appeals of the environmental determination must be filed in writing on or before 5:00 p.m. July 30, 2007. Appeals must be filed in writing together with the required $75.00 application fee to: Hearing Examiner, City of Renton, 1055 South Grady Way, Renton, WA 98055. Appeals to the Examiner are governed by the City of Renton Municipal Code Section 4-8- 110.13. Additional information regarding the appeal process may be obtained from the Renton City Clerk's Office at (425) 430-6510. Advisory Notes to Applicant. The following notes are supplemental information provided in conjunction with the environmental determination. Because these notes are provided as information only, they are not subject to the appeal process for environmental determinations. Planning 1. RMC section 4-4-030.C.2 limits haul hours between 8:30 am to 3:30 pm, Monday through Friday unless otherwise approved by the Development Services Division. 2. Commercial, multi -family, new single family and other nonresidential construction activities shall be restricted to the hours between seven o'clock (7:00) a.m. and eight o'clock (8:00) p.m., Monday through Friday_ Work on Saturdays shall be restricted to the hours between nine o'clock (9:00) a.m. and eight o'clock (8:00) p.m. No work shall be permitted on Sundays. 3. Within thirty (30) days of completion of grading work, the applicant shall hydroseed or plant an appropriate ground cover over any portion of the site that is graded or cleared of vegetation and where no further construction work will occur within ninety (90) days. Alternative measures such as mulch, sodding, or plastic covering as specified in the current King County Surface Water Management Design Manual as adopted by the City of Renton may be proposed between the dates of November 1st and March 31st of each year. The Development Services Division's approval of this work is required prior to final inspection and approval of the permit. 4. Two ornamental trees, a minimum caliper of 1-1/2 inches (deciduous) or 6 — 8 feet in height (conifer), shall be planted or retained within the 15-foot front yard setback area for the proposed lots. 5. The minimum amount of landscaping required for sites abutting a non -arterial public street is 5 feet provided that if there is additional undeveloped right-of-way in excess of 5 feet, this shall also be landscaped. A determination has been made that if no additional area is available within the public right-of-way due to required improvements, the 5-foot landscaped strip may be located within private property abutting the public right-of-way. The landscaping proposed shall either consist of drought resistant vegetation or shall be irrigated appropriately. 6. A detailed landscape plan complying with the requirements set forth under RMC 4-8-120D shall be ercrpt_BeclanPlace.doc City of Renton P/S/PW Department E ?mental Review Committee Staff Report BECLAN PLACE PRELIMINARYPL_. LUA07-041, PP, ECF REPORT OF July 9, 2007 Page 6 of 6 submitted at the time of Final Plan review for review and approval by the Development Services Division Project Manager. Fire 1. A fire hydrant with 1,000 GPM fire flow is required within 300 feet of all new single-family structures. If the building square footage exceeds 3,600 square feet in area (including garage area), the minimum fire flow increases to 1,500 GPM and requires two hydrants within 300 feet of the structures. 2. Street address must be visible from a public street. 3. Existing and new hydrants will be required to be retrofitted with a Storz "quick disconnect" fitting. 4. Fire department access roads are required to be paved, 20 feet wide. Plan Review — Surface Water 1. Surface Water System Development Charge is $759 per new dwelling unit. This fee is due with the construction permit. 2. Drainage requirements must meet the 2005 King County Surface Water Design Manual. The report and design submitted with the application appear to have complied with the 2005 design requirements. A more through and comprehensive review will be completed with the formal plan review. Plan Review —Water 1. A certificate of water availability from WD 90 will be required. All fire protection shall comply with City Code (i.e. hydrants with storz fittings, 1000 gpm min required for homes less than 3500 square in area, etc.) In accordance with the Fire Department requirement (prior to recording the subdivision), at a minimum, one hydrant within 300 feet of any proposed single-family structure is required_ Additional fire flow and hydrants are required if the total square footage of the new single-family structures are greater than 3600 square feet. Plan Review — Sanitary Sewer 1. A Sewer Assessment District (East Renton) fee in the amount of $316.801per unit is due at the time a construction permit is issued. 2. The Sewer System Development Charge is $1,017 per new single-family residence. This fee is due with the construction permit. 3. Prior to recording the plat, any existing septic systems must be abandoned in accordance with the King County Department of Health regulations. Plan Review — Transportation 1. All new electrical, phone and cable services must be underground_ Construction of these franchise utilities must be inspected and approved by a City of Renton public works inspector prior to recording of the short plat. 2. Per City of Renton code required to install curb, gutter, street lights and sidewalks, along the frontage of the parcels being developed. Plan Review — General 1. All required utility, drainage and street improvements will require separate plan submittals prepared according to City of Renton drafting standards by a licensed Civil Engineer. 2. All plans shall be tied to a minimum of two of the current City of Renton horizontal and vertical control network. 3. Permit applications must include an itemized cost estimate for these improvements. The fee for review and inspection of these improvements is 5% of the first $100,000 of the estimated construction costs; 4% of anything over $100,000 but less than $200,000, and 3% of anything over $200,000. Half of the fee must be paid upon application for building and construction permits, and the remainder when the permits are issued. There may be additional fees for water service related expenses. See Drafting Standards. Property Services 1. 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SE tug G6 - 22 T23N R5E E 1/2 °® ZONING -- _ Reawo City�� ,:,.soo Ff • � � IU15 T23N R5E E 1/: I Lei Ir I Lrpi EJ] ENVIRONMENTAL DETERMINATION ISSUANCE OF A DETERMINATION OF NON -SIGNIFICANCE - MITIGATED (DNS-M) POSTED TO NOTIFY INTERESTED PERSONS OF AN ENVIRONMENTAL ACTION PROJECT NAME: Bank of America Data Processing Center PROJECT NUMBER: LUA07-046. SA -A. ECF LOCATION: South o1 SW 271h Street and west of Oaksdale Avenue SW DESCRIPTION: The applicant Is requesting Adminiatmtive Sfte Plan approval and Environmental (SEPA) Review for the construcuor of a one-story 36,000 square foot office with associared parking and landscaping on a 130,963 square foot lot located within the Commercial Office (CO) zoning designation. Access to the site would be provided via a proposed access road off of SW 27th Street created through the Boeing Lang Acres binding site plan. The proposed building wouid be used as a data processing center for Bank of America. The building would be located on the southwest portion of the project site with surface parking areas located along the north and east sides of the bulding, and landscaping located around the perimeter of the site and within the surface parking Iota. A total of 109 parking spaces am proposed onalta. An 6-foot tall chain link fence with an 18 Inch coil barbwire is proposed around the site perimeter with gated access onto the site. THE CITY OF RENTON ENVIRONNhENTAL REVIEW COMMITTEE (ERC) HAS DETERMINED THAT THE PROPOSED ACTION DOES NOT HAVE A SIGNIFICANT ADVERSE IMPACT ON THE ENVIRONMENT, Appeals of the environmental determination must be filed in writing an or before 5:00 PM on July 23, 2007. Appeals must be filed in writing together with the required 575.00 applice4on fee with: Hearing Examiner, City of Renton, 1055 South Grady Way, Renton, WA 98057. Appeals to the Examiner are governed by City of Renton Municipal Code Section 4-6-110.B. Additional information rogarding the appeal process may be obtained from the Renton City Clerk's Office, (425) 430-6510. IF THE ENVIRONMENTAL DETERMINATION IS APPEALED, A PUBLIC HEARING WILL BESET AND ALL PARTIES NOTIFIED, FOR FURTHER INFORMATION, PLEASE CONTACT THE CITY OF RENTON, DEVELOPMENT SERVICES DIVISION AT (425) 430-7200. DO NOT REMOVE THIS NOTICE WITHOUT PROPER AUTHORIZATION Rl§8sa hi�thc proiect NUMBER wWR_q,,0j !q jarapAt, - 9fr• CERTIFICATION I, �TM g-� , hereby certify that -15 copies of the above document were posted by me in conspicuous places or nearby the described property on>���tek�t DATE: 7/9/0 SIGNED: =r; ATTEST. Subscribed and sworn before me, a Notary Public, in and for the State of Washington residing 1� , r rr to `�U�•K�—jii on the - day of zj NOTARY PU LIC SIGN IIII,©lt� x � CITY OF RENTON CURRENT PLANNING DIVISION AFFIDAVIT OF SERVICE BY MAILING On the 5'h day of July, 2007, 1 deposited in the mails of the United States, a sealed envelope containing ERC Determination documents. This information was sent to: Name Representing Agencies See Attached Bank of America Owner Jim Thompson Contact (Signature of Sende STATE OF WASHINGTON ) } SS COUNTY OF KING I certify that I know or have satisfactory evidence that Stacy Tucker signed this instrument and acknowledged it to be his/her/their free and voluntary act for the uses and purposes mentioned in the instrument. .ttr'trr Dated: Notary Public in alMor the SaliFof VVZZshin R -- Notary (Print): y ointment expires: r1 9 +ti4";' . 'o M appointment p o) —1 �t � l iu ai�.��.�tta�n '.• rpt � � 1 t i ,� � Project Name: Bank of America Data Processing Center Project Number: LUA07-046, SA -A, ECF template - affidavit of service by mailing AGENCY (DOE) LETTER MAILING (ERC DETERMINATIONS) Dept. of Ecology * WDFW - Stewart Reinbold * Muckleshoot Indian Tribe Fisheries Dept. " Environmental Review Section c/o Department of Ecology Attn: Karen Walter or SEPA Reviewer PO Box 47703 3190 160th Ave SE 39015 — 172nd Avenue SE Olympia, WA 98504-7703 Bellevue, WA 98008 Auburn, WA 98092 WSDOT Northwest Region ' Duwamish Tribal Office ` Muckleshoot Cultural Resources Program Attn: Ramin Pazooki 4717 W Marginal Way SW Attn: Ms Melissa Calvert King Area Dev. Serv., MS-240 Seattle, WA 98106-1514 39015 172nd Avenue SE PO Box 330310 Auburn, WA 98092-9763 Seattle, WA 98133-9710 US Army Corp. of Engineers * KC Wastewater Treatment Division * Office of Archaeology & Historic Seattle District Office Environmental Planning Supervisor Preservation* Attn: SEPA Reviewer Ms. Shirley Marroquin Attn: Stephanie Kramer PO Box C-3755 201 S. Jackson ST, MS KSC-NR-050 PO Box 48343 Seattle, WA 98124 Seattle, WA 98104-3855 OI m ia, WA 98504-8343 Jamey Taylor * Depart. of Natural Resources PO Box 47015 Olympia, WA 98504-7015 KC Dev. & Environmental Serv. City of Newcastle City of Kent Attn: SEPA Section Attn: Mr. Micheal E. Nicholson Attn: Mr. Fred Satterstrom, AICP 900 Oakesdale Ave. SW Director of Community Development Acting Community Dev. Director Renton, WA 98055-1219 13020 SE 72"d Place 220 Fourth Avenue South Newcastle, WA 98059 Kent, WA 98032-5895 Metro Transit Puget Sound Energy City of Tukwila Senior Environmental Planner Municipal Liason Manager Steve Lancaster, Responsible Official Gary Kriedt Joe Jainga 6300 Southcenter Blvd. 201 South Jackson Street KSC-TR-0431 PO Box 90868, MS: XRD-01 W Tukwila, WA 98188 Seattle, WA 98104-3856 Bellevue, WA 98009-0868 Seattle Public Utilities State Department of Ecology Real Estate Services NW Regional Office Title Examiner 3190 160th Avenue SE 700 Fifth Avenue, Suite 4900 Bellevue, WA 98008-5452 PO Box 34018 Seattle, WA 98124-4018 Note: If the Notice of Application states that it is an "Optional DNS", the marked agencies and cities will need to be sent a copy of the checklist, PMT's, and the notice of application, * Also note, do not mail Jamey Taylor any of the notices she gets hers from the web. Only send her the ERG Determination paperwork. template - affidavit of service by mailing Y O PLANNINGIBUILDINGI PUBLIC WORKS DEPARTMENT + + \X .m00% M E M O R A N D U M DATE: July 3, 2007 TO: Jill Ding FROM: Mike Dotson SUBJECT: Beclan Place — LUA 07-041 PP, ECF The following Utility and Transportation comments concern the Environmental and Development Application review for the subject project. EXISTING CONDITIONS WATER -The site is outside the City of Renton water service area. SEWER -There is an 8-inch sewer main along the northern portion of the site. There are sewer mains available to servc the site. STORM -There exist storm drainage pipelines and conveyance systems within the existing roadways_ STREET -There is currently a paved and partially improved public right-of-way along the frontage of this site. CODE REQUIREMENTS WATER A certificate of water availability from WD 90 will be required. All fire protection shall comply with City Code (i.e. hydrants with storz fittings, 1000 gpm min required for homes less than 3500 square in area, etc.) In accordance with the Fire Department requirement (prior to recording the subdivision), at a minimum, one hydrant within 300 feet of any proposed single-family structure is required. Additional fire flow and hydrants are required if the total square footage of the new single-family structures are greater than 3600 square feet. SANITARY SEWER 1. A Sewer Assessment District (East Renton) fee in the amount of $316.80/per unit is due at the time a construction permit is issued. 2. The Sewer System Development Charge is $1,017 per new single-family residence. This fee is due with the construction permit. 3. Prior to recording the plat, any existing septic systems must be abandoned in accordance with the King County Department of Health regulations. H:1Division.s\Develop.se6Dev& plan. ingPROJECTS'07-04I.Ji[]'\BecIan GF.doc Page 2 of 2 SURFACE WATER 1, Surface Water System Development Charge is $759 per new dwelling unit. This fee is due with the construction pen -nit. 2. Drainage requirements must meet the 2005 King County Surface Water Design Manual. The report and design submitted with the application appear to have complied with the 2005 design requirements. A more through and comprehensive review will be completed with the formal plan review. TRANSPORTATION 1. The traffic mitigation fee of S75 per additional generated trip shall be assessed per additional single family home at a rate of 9.57 trips (30 x 9.57 trips x $75/trip = S21,532.50). This fee is payable at time of recording the plat. 2. All new electrical, phone and cable services must be underground. Construction of these franchise utilities must be inspected and approved by a City of Renton public works inspector prior to recording of the short plat. 3. Per City of Renton code required to install curb, gutter, street lights and sidewalks, along the frontage of the parcels being developed. CONDITIONS 1. Drainage and surface water design shall comply with the King County 2005 surface water drainage manual. 2. Temporary Erosion Control shall be installed and maintained in accordance with the current Department of Ecology Standards and staff review. A Traffic Mitigation Fee of $75.00 per additional Average Daily Trip shall be assessed. H:IDivision.s%Develop.ser\Dev&plan.ing\PROJECI'S`1(17-fj41..IilkBeclan GF.doc City o. _ .enton Department of Planning / Building / Pub.,, . Vorks ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: 'PI COMMENTS DUE: JUNE 26, 200CnrUP. wtry APPLICATION NO: LUA07-041, PP, ECF DATE CIRCULATED: JUNE 12, 2007 E D APPLICANT: Steve Beck PROJECT MANAGER: Jill Ding JUN 1 PROJECT TITLE: Beclan Place Preliminary Plat PLAN REVIEW: Mike Dotson SITE AREA: 308,616 square feet BUILDING AREA (gross): NIA LOCATION: NW Comer of Jericho Ave NE & NE 2"d St WORK ORDER NO: 77748 SUMMARY OF PROPOSAL: The applicant is requesting Preliminary Plat approval and Environmental (SEPA) Review for the subdivision of an existing 308.616 square foot parcel into 31 lots for the future construction of single family residences. An existing residence is proposed to remain on Lot 21. The project site is located within the Residential - 4 (R-4) dwelling units per acre zoning designation. The proposed lots would range in size from 7,201 square feet in area to 13,390 square feet. Access to the lots would be provided via a new internal through street connecting Jericho Avenue NE to Hoquiam Avenue NE. A Category 2 wetland is located on the northwest comer of the project site. A. ENVIRONMENTAL IMPACT (e.g. Non -Code) COMMENTS Element of the Environment Probable Minor Impacts Probable Major Impacts More Information Necessary Earth Air Water Plants Land/Shoreline Use Animals Environmental Health Energy/ Natural Resources B. POLICY -RELATED COMMENTS Element of the Environment Probable Minor Impacts Probable Major Impacts More Information Necessary Housing Aesthetics Light/Glare Recreation Utilities Transportation Public Services Histonc/Cultural Preservation Airport Environment 10, 000 Feet 14.000 Feet C. CODE -RELATED COMMENTS IT We have reviewed appli Lion with particular attention to those areas in which we have expertise and have identified areas of probable impact or areas where aciddronal info anon is needed to orooerly assess this or000sal. of Director or Authorized Representative %/_?7 Dat `• —1(00 ♦ Project Name: 6CL I��h 1910 Project Address: - ")Q&('wo AN wLs A 'o ZST Contact Person: Permit Number: W A 07- .Q q I Project Description: '61 WT- Sf-9- ',d►l-�v Land Use Type: D-1kesidential ❑ Retail ❑ Non -retail Calculation: Transportation Mitigation Fee: ` at I 3A . '�D Calculated by: Date of Payment: Method of Calculation: P ITE Trip Generation Manual, 7t" Edition traffic Study ❑ Other '�Qow+.a 4sSoc.tr��S .SI3 %ate S�tZ Date: City o, , enton Department of Planning / Building / Pubic; Works ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: +&,ht ,n COMMENTS DUE: .TUNE 26, 2007 APPLICATION NO: LUA07-041, PP, ECF DATE CIRCULATED: JUNE 12, 2007 APPLICANT: Steve Beck lit I Y Ur 1-tN I VN PROJECT MANAGER: Jill DinECEIVED PROJECT TITLE: Beclan Place Preliminary Plat PLAN REVIEW: Mike Dotson SITE AREA: 308,616 square feet BUILDING AREA (gross): N/A LOCATION: NW Comer of Jericho Ave NE & NE 2"d St l WORK ORDER NO: 77748 BUILDING DIVISION SUMMARY OF PROPOSAL: The applicant is requesting Preliminary Plat approval and Environmental (SEPA) Review for the subdivision of an existing 308,616 square foot parcel into 31 lots for the future construction of single family residences. An existing residence is proposed to remain on Lot 21. The project site is located within the Residential - 4 (R-4) dwelling units per acre zoning designation. The proposed lots would range in size from 7,201 square feet in area to 13,390 square feet. Access to the lots would be provided via a new internal through street connecting Jericho Avenue NE to Hoquiam Avenue NE. A Category 2 wetland is located on the northwest corner of the project site. A. ENVIRONMENTAL IMPACT (e.g. Non -Code) COMMENTS Element of the Environment Probable Minor Impacts Probable Major Impacts More Information Necessary Earth Air Water Plants Land/Shoreline Use Animals Environmental Health Energy/ Natural Resources TIIAF S,Kut # 7(,0 JR-1 loll f _) rO_f B. POLICY -RELATED COMMENTS C. CODE-RELA TED COMMENTS We have reviewed areas where additic Element of the Environment Probable Minor Impacts Probable Major Impacts More Information Necessary Housing Aesthetics Light/Glare Recreation Utilities Transportation Public Services Historic/Cultural Preservation Airport Environment 10, 000 Feet 14,000 Feet with particular attention to those areas in which we have expertise and have identified areas of probable impact or is needed to properly assess this proposal. of Dfr4e6tor or Authorized Representative 713ie, 7 Date Lu i-q A. ENVIRONMENTAL IMPACT (e.g. Non -Code) COMMENTS "It is anticipated that the proposed development would generate future residents that would utilize existing City park and recreation facilities and programs. The City has adopted a Parks Mitigation Fee of $530.76 per each new single family lot to address these potential impacts." 7 Parks Mitigation Fee City o. t.anton Department of Planning / Building / Pubci., vdorks ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: VS COMMENTS DUE: JUNE 26, 2007 APPLICATION NO: LUA07-041, PP, ECF DATE CIRCULATED: JUNE 12, 2007 APPLICANT: Steve Beck PROJECT MANAGER: Jill Din PROJECT TITLE: Beclan Place Preliminary Plat PLAN REVIEW: Mike Dotson SITE AREA: 308,616 square feet BUILDING AREA (gross): N/A LOCATION: NW Corner of Jericho Ave NE & NE 2nd St WORK ORDER NO: 77748 SUMMARY OF PROPOSAL: The applicant is requesting Preliminary Plat approval and Environmental (SEPA) Review for the subdivision of an existing 308,616 square foot parcel into 31 lots for the future construction of single family residences. An existing residence is proposed to remain on Lot 21. The project site is located within the Residential - 4 (R-4) dwelling units per acre zoning designation. The proposed lots would range in size from 7,201 square feet in area to 13,390 square feet. Access to the lots would be provided via a new internal through street connecting Jericho Avenue NE to Hoquiam Avenue NE. A Category 2 wetland is located on the northwest comer of the project site. A. ENVIRONMENTAL IMPACT (e.g. Non -Code) COMMENTS Element of the Environment Probable Minor impacts Probable Major Impacts More Information Necessary Earth Air Water Plants LandlShoreline Use Animals Environmental Health Energyl Natural Resources B. POLICY -RELATED COMMENTS Element of the Environment Probable Minor Impacts Probable Major Impacts More information Necessary Housing Aesthetics Li htlGlare Recreation Utilities Transportation Public Services HistarialCultural Preservation Airport Environment IQ 000 Feet 14.000 Feet �L�-'tom, C•G��L j``%� � � .'.� ��"c- �. f �=' / C�% C. CODE -RELATED COMMENTS f We have reviewed this application with particular attention to those areas in which we have expertise and have identified areas of probable impact or areas where additional information i,%needed to properly assess this proposal. Signature of Director or Authorized Representative Date City o, ..enton Department of Planning I Building / Pubt,., _ forks ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: Ar&COMMENTS DUE: JUNE 26, 2007 APPLICATION NO: LUA07-041, PP, ECF DATE CIRCULATED: JUNE 12 APPLICANT: Steve Beck PROJECT MANAG , ill Din PROJECT TITLE: Beclan Place Preliminary Plat PLAN REVIEW: Mike o son SITE AREA: 308,616 square feet BUILDING AREA ross : NIA / LJ r LOCATION: NW Comer of Jericho Ave NE 8 NE 2"d St WORK ORDER NO: 77748 SUMMARY OF PROPOSAL: The applicant is requesting Preliminary Plat approval and Environmental (SEPA) Review for the subdivision of an existing 308,616 square foot parcel into 31 lots for the future construction of single family residences_ An existing residence is proposed to remain on Lot 21. The project site is located within the Residential - 4 (R-4) dwelling units per acre zoning designation. The proposed lots would range in size from 7,201 square feet in area to 13,390 square feet. Access to the lots would be provided via a new internal through street connecting Jericho Avenue NE to Hoquiam Avenue NE_ A Category 2 wetland is located on the northwest corner of the project site. A. ENVIRONMENTAL IMPACT (e.g. Non -Code) COMMENTS Element of the Environment Probable Minor impacts Probable Major Impacts More Information Necessary Earth Air Water Plants Land/Shoreline Use Animals Environmental Health Energyl Natural Resources 29 ul"J—�S G7�/LGLAr!�T B. POLICY -RELATED COMMENTS C. CODE -RELATED COMMENTS Element of the Environment Probable Minor Impacts Probable Major Impacts More Information Necessary Housing Aesthetics Light/Glare Recreation Utilities Trans ortatioo Public Services Historic/Cultural Preservation Airport Environment 10, 000 Feet 14, 000 Feet We have reviewed this application with particular attention to those areas in which we have expertise and have identified areas of probable impact or areas where additional information is needed to properly assess this proposal. Signature of Director or Authofized Representative _/ :.7z a2 Date FIRE DEPARTMENT ♦,� I-- �� M E M O R A N D U M DATE: June 18, 2007 TO: Jill Ding, Senior Planner FROM: James Gray, Assistant Fire Marsha SUBJECT: Beclan Place Prel. Plat, Jericho e & NE 2"d. St MITIGATION ITEMS: 1. A fire mitigation fee of $488.00 is required for all new single-family structures. FIRE CODE REQUIREMENTS: 1. A fire hydrant with 1000 GPM fire flow is required within 300 feet of all new single- family structures. If the building square footage exceeds 3600 square feet in area, the minimum fire flow increases to a minimum of 1500 GPM and requires two hydrants within 300 feet of the structure. 2. Fire department access roads are required to be paved, 20 feet wide. Dead end roadways over 150 feet in length are required to have an approved turnaround. 3. Dead end access roadways over 700 feet in length are required to have a secondary access. 4. Street addresses shall be visible from a public street. Please feel free to contact me if you have any questions. i:lbeclanplaceprelpherc_doc K City of „enton Department of Planning / Building / Pub„,- Works ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: COMMENTS DUE: JUNE 26, 2007 APPLICATION NO: LUA07-041, PP, ECF DATE CIRCULATED: JUNE 12, IG07 - _.- APPLICANT: Steve Beck PROJECT MANAGER: Jill Din PROJECT TITLE: Beclan Place Preliminary Plat PLAN REVIEW: Mike Dotson SITE AREA. 308,616 square feet BUILDING AREA ross : N/A 1UN 1 LOCATION: NW Corner of Jericho Ave NE & NE 2 d St WORK ORDER NO: 77748 SUMMARY OF PROPOSAL: The applicant is requesting Preliminary Plat approval and Environmental (SEPA) Review for the subdivision of an existing 308,616 square foot parcel into 31 lots for the future construction of single family residences_ An existing residence is proposed to remain on Lot 21. The project site is located within the Residential - 4 (R-4) dwelling units per acre ionirig designation. The proposed lots would range in size from 7,201 square feet in area to 13,390 square feet. Access to the lots would be provided via a new internal through street connecting Jericho Avenue NE to Hoquiarn Avenue NE. A Category 2 wetland is located on the northwest corner of the project site. A. ENVIRONMENTAL IMPACT (e.g. Non -Code) COMMENTS Element of the Environment Probable Minor Impacts Probable Major impacts More Information Necessary Earth Air Water Plants Land/Shoreline Use Animals Environmental Health Energy/ Natural Resources B. POLICY -RELATED COMMENTS �X C. CODE -RELATED COMMENTS r� Element of the Environment Probable Minor Impacts Probable Major Impacts More Information Necessary Housin Aesthetics Light/Glare Recreation Utilities Trans nation Public Services Historic/Cultural Preservation Airport Environment 10, 000 Feet 14, 000 Feet We have reviewed thi application with rticular attention to those areas in which we have expertise and have idenfi ed areas of probable impact or areas where addition information is ne to property assess this proposal. % �J 1� L,1,;V_P_ � ` / Signature of Direttor or Authorized Represent a Date City o, rtenton Department of Planning / Building / Pub..., vV brks ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: COMMENTS DUE: JUNE 26, 2007 APPLICATION NO: LUA07-041, PP, ECF DATE CIRCULATED: JUNE 12, 2007 APPLICANT: Steve Beck PROJECT MANAGER: Jill Ding UrntN,UN PROJECT TITLE: Beclan Place Preliminary Plat PLAN REVIEW: Mike Dotson SITE AREA: 308,616 square feet BUILDING AREA (gross): N/A juN 12 2007 LOCATION: NW Comer of Jericho Ave NE & NE 2"1l St WORK ORDER NO: 77748 ni ii, ruxir_ r wi<Zl0N SUMMARY OF PROPOSAL: The applicant is requesting Preliminary Plat approval and Environmental (SEPA) Review for the subdivision of an existing 308,616 square foot parcel into 31 lots for the future construction of single family residences. An existing residence is proposed to remain on Lot 21. The project site is located within the Residential - 4 (R-4) dwelling units per acre zoning designation. The proposed lots would range in size from 7,201 square feet in area to 13,390 square feet. Access to the lots would be provided via a new internal through street connecting Jericho Avenue NE to Hoquiam Avenue NE. A Category 2 wetland is located on the northwest corner of the project site. A. ENVIRONMENTAL IMPACT (e.g. Non -Code) COMMENTS Element of the Environment Probable Minor Impacts Probable Major Impacts More Information Necessary Earth Air Water Plants Laod/Shoreline Use Animals Environmental Health Energy/ Natural Resources B. POLICY -RELATED COMMENTS C. CODE -RELATED COMMENTS l , -: Element of the Environment Probable Minor Impacts Probable Major Impacts More Information Necessary Housin Aesthetics Li ht/Gtare Recreation Utilities Transportation Public Services Historic/Curt Ural Preservation Airport Environment 10,000Feet 14,000 Feet We have reviewed this application with particular attention to those areas io which we have expertise and have identified areas of probable impact or areas wh additional information is needed to properly assess this proposal. nature of Direcwtbr Autho ized keo resenta Date vE3 rS NOTICE OF APPLICATION AND PROPOSED DETERMINATION OF NON -SIGNIFICANCE -MITIGATED (DNS-M) DATE: June 12. 2007 LAND USE NUMBER: WA07-341, PP, ECF PROJECT NAME: Haden Place Preliminary Plat PROJECT DESCRIPTION: The applicant is requesting Preliminary Plat approval and Err mnn,enia,SFPAi Review for the subdivision of an existing 308,615 square fool parcel into 31 lots for the future oonstructror. -f aingte'arrely residences. An existing residence rs proposed to remain on Lot 21. The project site is located within the Rerioent.at - 4 (R- 4) dwelling units per acre zoning designation. The proposed lots would range ir: size from 7.20, spua•e reel rr. area to 13,39D square feet. Access to the lots would he provided via a new internal through street connecting —ichu Ace,u,e NE to Hequiam Avenue NE. A Category 2 wetland is located on the northwest wrner of the project site PROJECT LOCATION: NVJ corner of Jericho Avenue NE & NE 2' Street OPTIONAL DETERMiNAT10N OF NON -SIGNIFICANCE, MITIGATED IONS -My: As tht L"ad Agency rl-e Cif c Re ntgn has determined that significant environmental mpacts are crhkely :o result from the proposed prci"I TI•ertf-r as permitted under the RCW 43.21C.1 t0, the City of Renton is using the Optional DNS-M process to give nurc:e that n DNS- M is likely to oe issued. Comment pe:iocs for the project and the proposed DNS-M are integrated trr, r. >nc le uornnent period. There vial he no comment period following the issuance of the Tl,rashold Determination of No-L-C gnifi❑— Mitigated (DNS-M}. A 14-day appeal period will follovr the issuance of the DNS-M. PERMIT APPLICATION DATE: April ' "o, 2007 NOTICE OF COMPLETE APPLICATION: June 12 2507 APPLICANTIPROJECT CONTACT PERSON: Brant Rill kt, Schvre;kl & Associates; Tel: (YSgI 2724451; Eml: bschwetkl@msn.com PermltsiRevlew Requested: Other Permits which may be required: Requested Studies: Location where application may L. reviewed: PUBLIC HEARING: CONSISTENCY OVERVIEW: ZoninglLand Use: Environmental Oocuments that Evaluate the Proposed Project: Development Regulations. Used For Project Mitigation: Environmental (SERA) Review, Preliminary Plat approval Uttlhy Construction, Building and Fire Permits Wetland Study, Geatechnical Report, and Drainage Report PlanningJBuildinglPublic Works Department, Development Services Division. Sixth Floor Renton City Hall, 1055 South Grady Way. Renton., WA 98057 Public hearinu is tentatively scheduled for Auqust 14. 2007 before u,e Rer lcn Hear na Pxa tine, n 1.1e'l Councit Chambers Head gs beg rt 1, J- AM a�- the 7tn floor of the raw Reston City Hall located at 1055 South r airy , The subject all is desgrri Raedenfia3 4 tR4l on the 21, if Pon,_ r Corr:prehensivc Land Use Map and Res,dem al Low De J RLI) o .re Cr.f s Zoning Vap- Lnvironmental ;SEPAi Checkllsl Proposed Mitigation Measures: Tre fel'.cwirg Mitigation Measures wf like:y be imposed on the proposed project. These recommended Mitigation Measures address project impacts nor covered by existing codes and regulators as cited above. • The aao4c—: wdr he rega—d!. pay the appcop—l. Trarsporralion VpFigobca Fee. The a""' cant `0 be requrreg io pay Pre appropriate Fire MiagaPron Fee. The appdoanr wrfr be req,urad In pay lha appmpnala rar§s Mitig.v— Fae • Consfructon shall be raqurreo to comply with the 2095 Department of Ecology Stcrrnwater Managemonl Mania+ for erosion and Sedirr na combat and Stormwater design sbali comply ivirh the 2005 King Courtly S.Os- Water Desrgr Mani,ai. Comments on the above application must he aubmllted in writing to Jill Ding, Senior Planner, Development Services Divteton, 1055 South Grady Way, Renton, WA 88057, by 5:00 PM on June 25, 2007- Thismatter is also tentatively scheduled for a public hearing on August 14, 2007, at 9:00 AM, Council Chambers, Seventh Floor, Renton City Nall. '055 South Grady Way, Renton. If you are interested in attending the bear please contact the Development Services Division to ensure that th:e nearing has not been rescheduled at (425} 430-7282. If comments cannot be submitted in writing by the date iodicaled above. you may still appear at the hearing and present your comments on the proposal before the Hearing Examiner If you have questions about th s proposal, or wish to be made a party of record and receive additional rnforroahon by .it please contact the project manager. Anyone who submits written comments will automatically become a party of record and will be nolifiao of any decision on this project CONTACT PERSON: Jill K, Ding, Senior Planner; Tel (426► 430-7219; Eml: jding@ci.Tentcrn.wa.us A0 MA17 The protect will be sutlect to the C1y's SERA ordmar.ce. Rho:. e-a.C30 If you would like to be made a party of record to receive further information an this proposed project, complete Peve:opmet Gl e sir and Regulations. RMC A ordr U30 pram Rlv and diner this form and return to. City of Renton, Development Planning. 1055 So. Grady Way. Renton. WA 96057. applicable codes and rtrfoa:id- as appropriate. NamelPile No.: Sedan Place Preliminary Pla1lLJAW-041, PP. ECF NAME, MAILING ADDRESS', TELEPHONE NO., CERTIFICATION I, AET'q , hereby certify that 3 copies of the above document were posted by me in T conspicuous places or nearby the described property DATE: SIGNED:''' ATTEST- Subscribed and sworn before me, a Notary Public, in and for the State of Washington rl its !L,W Yll on the 13 ION day of l�llt�tt I f*0 CITY OF RENTON CURRENT PLANNING DIVISION AFFIDAVIT OF SERVICE BY MAILING On the 121" day of June, 2007, 1 deposited in the mails of the United States, a sealed envelope containing Acceptance Letter, NOA, Environmental Checklist, & PMT's documents. This information was sent to: Name Representing Agencies — NOA, Env. Checklist, & PMT's See Attached Brant Schweikl, Schweikl & Assoc. - Accpt Ltr Contact Steve Beck - Accpt Ltr & NOA Applicant/Owner Craig & Catherine Landon Owner Kerwin & Heather Sneed Owner (Signature of Sende STATE OF WASHINGTON } } SS COUNTY OF KING } I certify that I know or have satisfactory evidence that Stacy Tucker signed this instrument and acknowledged it to be his/her/their free and voluntary act fc�� uses and purposes mentioned in the instrument. Dated: t;eG � .�� Notary Public in andAdr the _ -� Wi shiri'gton`� zr Notary (Print): ��. �. - i� t-= p� � ,v sus M ex 'ri �r Y appointment expires:WP&w Project Name: Beclan Place Preliminary Plat Project Number: LUA07-041, PP, ECF template - affidavit of service by mailing AGENCY (DOE) LETTER MAILING (ERC DETERMINATIONS) Dept. of Ecology * WDFW - Stewart Reinbold ' Muckleshoot Indian Tribe Fisheries Dept. Environmental Review Section c/o Department of Ecology Attn: Karen Walter or SEPA Reviewer PO Box 47703 3190 160" Ave SE 39015 — 172nd Avenue SE Olympia, WA 98504-7703 Bellevue, WA 98008 Auburn, WA 98092 WSDOT Northwest Region * Duwamish Tribal Office * Muckleshoot Cultural Resources Program ; Attn: Ramin Pazooki 4717 W Marginal Way SW Attn: Ms Melissa Calvert King Area Dev. Serv., MS-240 Seattle, WA 98106-1514 39015 172"d Avenue SE PO Box 330310 Auburn, WA 98092-9763 Seattle, WA 98133-9710 US Army Corp. of Engineers * KC Wastewater Treatment Division * Office of Archaeology & Historic Seattle District Office Environmental Planning Supervisor Preservation* Attn: SEPA Reviewer Ms. Shirley Marroquin Attn: Stephanie Kramer PO Box C-3755 201 S. Jackson ST, MS KSC-NR-050 PO Box 48343 Seattle, WA 98124 Seattle, WA 98104-3855 Olympia, WA 98504-8343 Jamey Taylor * Depart. of Natural Resources PO Box 47015 Olympia, WA 98504-7015 KC Dev. & Environmental Serv. City of Newcastle City of Kent Attn: SEPA Section Attn: Mr. Micheal E. Nicholson Attn: Mr. Fred Satterstrom, AICP 900 Oakesdale Ave. SW Director of Community Development Acting Community Dev. Director Renton, WA 98055-1219 13020 SE 72"d Place 220 Fourth Avenue South Newcastle, WA 98059 Kent, WA 98032-5895 Metro Transit Puget Sound Energy City of Tukwila Senior Environmental Planner Municipal Liason Manager Steve Lancaster, Responsible Official Gary Kriedt i Joe Jainga 6300 Southcenter Blvd. 201 South Jackson Street KSC-TR-0431 PO Box 90868, MS: XRD-01 W Tukwila, WA 98188 Seattle, WA 98104-3856 Bellevue, WA 98009-0868 Seattle Public Utilities State Department of Ecology Real Estate Services NW Regional Office Title Examiner 3190 160th Avenue SE 700 Fifth Avenue, Suite 4900 Bellevue, WA 98008-5452 PO Box 34018 Seattle, WA 98124-4018 Note: If the Notice of Application states that it is an "Optional DNS", the marked agencies and cities will need to be sent a copy of the checklist, PMT's, and the notice of application. * Also note, do not mail Jamey Taylor any of the notices she gets hers from the web. Only send her the ERC Determination paperwork. template - affidavit of service by mailing 152305909003 778789007003 152305902503 AMBERWOOD LLC ANDERSON JUDITH E ANDERSON ROBERT E+ THERESA 19129 SE 145TH ST 5300 NE 2ND CT 13003 144TH AVE SE RENTON WA 98059 RENTON WA 98059 RENTON WA 98059 692800007001 152305911306 778789012003 ARCHER DOROTHY M I+SUNSKI E BELALA R J& E A BRATTON MARK W+HEATHER R 5015NE2ND ST 5118NE3RD ST 5409NE2ND CT RENTON WA 98059 RENTON WA 98059 RENTON WA 98059 152305915406 152305903907 084710010509 CAMPBELL CHRISTOPHER D CAMWEST WEST COAST LLC CHAFFEE ALAN V+SHANNA A CAMPBELL KELLY D 9720 NE 120TH PL STE100 13205 144TH AVE SE 14205 SE 129TH PL KIRKLAND WA 98034 RENTON WA 98059 RENTON WA 98059 152305910100 152305906207 084710010707 COLLIN JEFFREY W COMSEA ALIN D+CORNELIA L CONNER HOMES COMPANY 14232 SE 129TH PL 263 JERICHO AVE NE 846 108TH AVE NE #202 RENTON WA 98056 RENTON WA 98056 BELLEVUE WA 98004 692800010005 778789011005 152305909201 DAY KENNETH M DELHOTAL PASCAL+CHRISTINE FALKENSTEIN WILLIAM L+JANEL 5012 NE 1ST CT 5403 NE 2ND CT 14240 SE 129TH PL RENTON WA 98059 RENTON WA 98059 RENTON WA 98059 152305921909 778789001006 084710004908 GREEN NORMAN W & CYNTHIA A GRIFFIN JOHN C+KIRSTEN C HARSCH FRANKLIN DELANO 14128 SE 132ND ST 5305 NE 3RD ST 200 JERICHO AVE NE RENTON WA 98056 RENTON WA 98059 RENTON WA 98056 152305913005 692800006003 778789009009 HAYS STEPHANIE LYNN HIMES BRUCE W+JEANMARIE HWANG SUNG JIN 14217 SE 129TH PL 14111 SE 132ND ST 5307 NE 2ND CT RENTON WA 98059 RENTON WA 98056 RENTON WA 98059 692800009007 084710004809 084710010608 KREAL APRIL KUNA DONALD J KUO LICHIN 13217 142ND AVE SE 216 JERICHO AVE NE 13209 144TH AVE SE RENTON WA 98059 RENTON WA 98059 RENTON WA 98059 692800011003 152305906504 152305909805 LAFFAW BRIAN H LANDON CRAIG LEE CHARLES+UNA J 14112 SE 133RD ST 10520 169TH AVE SE 12855 144TH AVE SE RENTON WA 98059 RENTON WA 98059 RENTON WA 98059 152305909904 778789062008 152305912700 LEE JASON R LOKEN DENISE LOWE ROBIN+DAVID 5100 NE 3RD ST 250 JERICHO AVE NE 14223 SE 129TH PL RENTON WA 98059 RENTON WA 98059 RENTON WA 98059 692800008009 152305910902 152305913906 LYTLE RICHARD A & LAURIE J MOCZULEWSKI MATT S MULVIHILL MICHAEL D 13205 142ND AVE SE 14218 SE 129TH PL 14243 SE 129TH PL RENTON WA 98059 RENTON WA 98056 RENTON WA 98059 778789008001 778789057008 778789005007 NATARAJAN HARI+MRINALINI NEMANI SRINIVASA S+SUNITHA NGUYEN KIM LIEN T 5301 NE 2ND CT MUTNURI 5312 NE 2ND CT RENTON WA 98059 5322 NE 2ND ST RENTON WA 98059 RENTON WA 98059 778789010007 152305910803 778789006005 NURMI SCOTT+BARNHOUSE KATHY PELLETIER STEVE L+LINDA L PHAM PAUL KIM 5313 NE 2ND CT 14212 SE 129TH PL 5306 NE 2ND CT RENTON WA 98059 RENTON WA 98059 RENTON WA 98059 778789002004 152305911009 084710006606 PLUMMER LEAH K PROULX PAT+PAUL FAMILY TRUS QUESNEL MAURICE J+NORMA E 5311 NE 3RD ST PO BOX 3486 13218 144TH AVE SE RENTON WA 98059 RENTON WA 98056 RENTON WA 98056 084710005103 152305911702 084710006507 REYNOLDS LYNN E SCHULKE SHANE D+CARRIE A SHAW EDMUND D 28202 193RD AVE SE 14225 SE 129TH PL 160 JERICHO AVE NE KENT WA 98042 RENTON WA 98055 RENTON WA 98059 152305911801 152305911603 152305921800 SIMONSON JAMES D+SANDRA K SNEED KERWIN W+HEATHER A SNOW MICHAEL T & JODI E 14239 SE 129TH PL 13015 144TH AVE SE 14114 SE 132ND ST RENTON WA 98059 RENTON WA 98059 RENTON WA 98059 084710005202 692800005005 152305921701 TALLEY ALBERT SR TATMAN JAMIE L+MCGINNIS TOBY R YAHN CLYDE 15322 SE 142ND ST 14103 SE 132ND ST 14100 SE 132ND RENTON WA 98059 RENTON WA 98059 RENTON WA 98056 778789058006 YIP FANNY+RICKY Y 5328 NE 2ND ST RENTON WA 98059 NOTICE OF APPLICATION AND PROPOSED DETERMINATION OF NON -SIGNIFICANCE -MITIGATED (DNS-M) DATE: June 12, 2007 LAND USE NUMBER: LUA0 -041, PP, ECF PROJECT NAME: Beclan Place Preliminary Plat PROJECT DESCRIPTION: The applicant is requesting Preliminary Plat approval and Environmental (SEPA) Review for the subdivision of an existing 308,616 square foot parcel into 31 lots for the future construction of single family residences. An existing residence is proposed to remain on Lot 21. The project site is located within the Residential - 4 (R- 4) dwelling units per acre zoning designation. The proposed lots would range in size from 7,201 square feet in area to 13,390 square feet. Access to the lots would be provided via a new internal through street connecting Jericho Avenue NE to Hoquiam Avenue NE. A Category 2 wetland is located on the northwest corner of the project site. PROJECT LOCATION: NW corner of Jericho Avenue NE & NE 2od Street OPTIONAL DETERMINATION OF NON -SIGNIFICANCE, MITIGATED (DNS-M): As the Lead Agency, the City of Renton has determined that significant environmental impacts are unlikely to result from the proposed project. Therefore, as permitted under the RCW 43.21CA 10, the City of Renton is using the Optional DNS-M process to give notice that a DNS- M is likely to be issued. Comment periods for the project and the proposed DNS-M are integrated into a single comment period. There will be no comment period following the issuance of the Threshold Determination of Non -Significance - Mitigated (DNS-M). A 14-day appeal period will follow the issuance of the DNS-M. PERMIT APPLICATION DATE: April 16, 2007 NOTICE OF COMPLETE APPLICATION: June 12, 2007 APPLICANTIPROJECT CONTACT PERSON: Brant Schweikl, Schweikl & Associates; Tel: (263) 272-4451; Eni bschweikl@msn.com Permits/Review Requested: Environmental (SEPA) Review, Preliminary Plat approval Other Permits which may be required: Utility Construction, Building and Fire Permits Requested Studies: Wetland Study, Geotechnical Report, and Drainage Report Location where application may be reviewed: Planning/BuildinglPubtie Works Department, Development Services Division, Sixth Floor Renton City Hall, 1055 South Grady Way, Renton, WA 98057 PUBLIC HEARING: Public hearing is tentatively scheduled for August 14, 2007 before the Renton Hearing Examiner in Renton Council Chambers. Hearings begin at 9:00 AM on the 7th floor of the new Renton City Hall located at 1055 South Grady Way, CONSISTENCY OVERVIEW: ZoninglLand Use: The subject site is designated Residential - 4 (R-4) on the City of Renton Comprehensive Land Use Map and Residential Low Density (RLD) on the City's Zoning Map Environmental Documents that Evaluate the Proposed Project: Environmental (SEPA) Checklist Development Regulations Used For Project Mitigation: The project will be subject to the City's SEPA ordinance, RMC. 4-4-030 Development Guidelines and Regulations, RMC 4-6-030 Drainage and other applicable codes and regulations as appropriate Proposed Mitigation Measures: The following Mitigation Measures will likely be imposed on the proposed project. These recommended Mitigation Measures address project impacts not covered by existing codes and regulations as cited above. ■ The applicant will be required to pay the appropriate Transportation Mitigation Fee; • The applicant will be required to pay the appropriate Fire Mitigation Fee; ■ The applicant will be required to pay the appropriate Parks Mitigation Fee; ■ Construction shall be required to comply with the 2005 Department of Ecology 5tormwater Management Manual for erosion and sediment control; and • Stormwater design shall comply with the 2005 King County Surface Water Design Manual.. Comments on the above application must be submitted in writing to Jill Ding, Senior Planner, Development Services Division, 1055 South Grady Way, Renton, WA 98057, by 5:00 PM on June 26, 2007. This matter is also tentatively scheduled for a public hearing on August 14, 2007, at 9:00 AM, Council Chambers, Seventh Floor, Renton City Hall, 1055 South Grady Way, Renton, If you are interested in attending the hearing, {Tease contact the Development Services Division to ensure that the hearing has not been rescheduled at (425) 434-7282. If comments cannot be submitted in writing by the date indicated above, you may still appear at the hearing and present your comments on the proposal before the Hearing Examiner. If you have questions about this proposal, or wish to be made a party of record and receive additional information by mail, please contact the project manager. Anyone who submits written comments will automatically become a party of record and will be notified of any decision on this project. CONTACT PERSON: Jill K. Ding, Senior Planner; Tel (425) 430-7219; Eml: jding@ci.renton.wa.us PLEASE INCLUDE THE PROJECT NUMBER WHEN CALLING FOR PROPER FILE IDENTIFICATION If you would like to be made a party of record to receive further information on this proposed project, complete this form and return to: City of Renton, Development Planning, 1055 So. Grady Way, Renton, WA 98057. NamelFile No.: Beclan Place Preliminary Plat/LUA07-041, PP, ECF NAME: MAILING ADDRESS: TELEPHONE NO.: y + + `jam .,u Kathy Keolker, Mayor June 12, 2007 Michael Fortson Department of Transportation Renton School District 1220 N 4" Street Renton, WA 98055 Subject: Beclan Preliminary Plat LUA07-041, PP, ECF CITY __ 1F RENTUN Planning/Building/PublieWorks Department Gregg Zimmerman P.E., Administrator QEVEkopT o �Nft JUN l 9 2D7 RECEIVED 'fhe City of Renton Development Services Division has received an application for a 31-lot singie-famiiy subdivision located at NW corner of Jericho Avenue NE & NE 2nd Street. Please see the enclosed Notice of Application for further details. In order to process this application, the Development Services Division needs to know which Renton schools would be attended by children living in residences at the location indicated above. Please fill in the appropriate schools on the list below and return this letter to my attention, Development Services Division, City of Renton, 1055 South Grady Way, Renton, Washington 98057 by June 26, 2007. Elementary School: N-- Middle School: '��y,_ High School: Will the schools you have indicated be able to handle the impact of the additional students estimated to come from the proposed development? Yes_ X No Any Comments: Thank you for providing this important information. If you have any questions regarding this project, please contact me at (425) 430-7219. Sincerely, Jill K. Ding Senior Planner. Encl. 1055 South Grady Way - Renton, Washington 98057 QDThis paper contains 5C% recycledniaterial,30%post consumer RENTUN AHEAD OP THE CURVE. CITY F RENTON Planning/BuildinglPublicWorks Department Kathy Keolker> Mayor Gregg Zimmerman P.E., Administrator . June 12, 2007 Brant Schweikl Schweikl & Associates, PLLC 705 S 9`" Street #303 Tacoma, WA 98405 Subject: Beclan Place Preliminary Plat LUA07-041, PP, ECF Dear Mr. Schweikl: The Development Planning Section of the City of Renton has determined that the subject application is complete according to submittal requirements and, therefore, is accepted for review. It is tentatively scheduled for consideration by the Environmental Review Committee. on July 9, 2007. Prior to that review, you will be notified if any additional information is required to continue processing your application. In addition, this matter is tentatively scheduled for a Public Hearing on August 14, 2007 at 9:00 AM, Council Chambers, Seventh Floor, Renton City Hall, 1.055 South .Grady. Way, Renton. The applicant or representative(s) of the applicant are required to be. present at the public hearing. A copy of the staff report will be mailed to you prior to the scheduled hearing. Please contact me at (425) 430-7219 if you have any questions. Sincerely, Jill K. Ding Senior Plannet` CC" Steve Beck, Craig & Catherine Landon, Kerwin & Heather Sneed / Owners 1055 South Grady Way Renton, Washington 98057 This paper contains 50%recydedmatedal.30%postconsumer RENTON AHEAD of THE CURVE Steward and Associates 120 Avenue A, Suite D Snohomish, Washington 98290 Tel (360) 862-1255 / Fax (360) 563-0393 www.stewardandassociates.com TO: Mr. Steve Beck. Amberwood LLC FROM: lennifer Holton 81: Ionathan Shelby (Steward and Associates) DATE: May 31, 2007 Pages: 2 pn RE: Secondary Review: Beclan Place Development (parcel#: 1523059065, 1523059090, and 1523059064) On May 18, 2007, Steward and Associates Ecologists reviewed the Beclan Place property off of Jericho Avenue NE and NE 2"d Street to determine if we agreed with the findings regarding critical area assessment as provided by AlderNW. Specifically, project staff reviewed the wetland delineation, wetland classification, critical habitat assessment, and critical area report. Steward and Associates walked the subject property with the consultant from AlderNW to determine if the results provided reflected the prescribed methodology required by RMC 4-3-050 M4a (Washington State Wetlands Identification and Delineation Manual (Ecology 1997)). Routine Determinations "involve simple, rapidly applied methods that result in sufficient qualitative data for making a determination" (COE 1987). Onsite inspections of the site supported the presence of required wetland characteristics: hydrophytic vegetation, wetland hydrology, and hydric soils. It is our professional opinion that the wetland delineation conducted by AlderNW is correct and reflects the accurate location of the wetland boundary on the subject property. Project staff agree with the consultant's assessment that the onsite wetland meets the criteria of a Category 11 wetland (RMC 4-3-050 M I a) given that it is relatively undisturbed by human activity, does not support heron rookeries/osprey nests, and is not located at the headwaters of a watercourse. The onsite buffer is moderately disturbed, potentially by historic clearing activities; invasives such as Himalayan blackberry are intruding on the outer portion of the buffer. However, as none of the conditions referenced in sections M6d(i) through (iv) are found within the wetland, the buffer need not be enhanced nor increased in width (RMC 4-3-050 M6d). After walking the subject property with AlderNW, reviewing the report, and available content on the WDFW priority habitat species website, we concur with the applicant's consultant that there is no critical habitat onsite as prescribed by RMC4-3-050 K1a(i) that currently supports any threatened or endangered species. Project staff did observe woodpecker activity onsite, but the holes observed on snags typified those usually associated with Downy woodpeckers (Dendrocoposyabescens) or sapsuckers (Sphyrapicus sp.) and not the state candidate species, the Pileated woodpecker (Oryocopus pileatus). Upon review of the report presented by AlderNW, project staff determined that the content reflects best available science and follows the methodologies/approach required by the Renton Municipal Code Critical Areas Ordinance (RMC 4-3-050). As the Beclan Place development avoids impacting the onsite critical areas or associated buffers, a formalized mitigation plan will not be necessary per RMC 4-3-050 M8a. The information provided in this memo reflects the best professional judgment of the reviewers based on their interpretation of the City of Renton municipal code and the methodologies required therein. All delineations and ratings confirmed by this review are not considered final until the state and federal agencies validate the results, which will be necessary if state and federal permits are required for the proposed project. The applicant may need to pursue additional permits with other local, state, and federal agencies prior to starting construction. For additional information regarding permits or questions about the state or federal permit process, please contact the Office of Regulatory Assistance at 1-800-917-0043 or assistance@ora.wa.gov. Thank you, Jennifer Holton Ecologist Steward and Associates 360-862-1255 i.holton@stewardandassociates.com Jonathan Shelby Ecologist Steward and Associates 360-862-1255 isheiby@stewardandassociates.com 1lderNW May 23, 2007 _ r• ;. Project No. 61506 l �`f Mr. Steve Berk Ambeiwood LLC 19129 SE 145th Stt:et Renton, Washmgtm 98056 Subject: Wetland Evaluatioafflabitat Study Beclan Place Jericho Avenue NE at NE a Street Washington Pared #"s1523059065,1523059090 and 1523059064 r 1-7 3 '"T "la As requested, we have conducted a wetland evaluation for the property located on the northwest conger of the intersection of NE 2 ' Street and Jericho Avenue, in the City of Reuteu. The locatiaa of the subject parcel is shown on the attached Vicinity Map (Figure 1). The purpose of our work was to identify the limits of the wetland areas on and immediately adjacent to the subject property, In conducting our site wetland evaluation, we followed the general procedures for the routine on -site mcdolology as outlined in the Washington State Wetkuxb Identif#canon and Delineation Afameal Warsch 1997). This procedure involves analysis of vegetation patterns, soil conditions, and near -surface hydrology m nWang a determinobon of wetland condition. Our scope of work included site visits in June, 2006 to complete the wetland evaluation and flag the limits of the site wend. The flagged wetland points have ben surveyed and platted on project maps as shown on project design plans by SdrwdU and Associates, and on the Site Map (Figure 2). WETLAND EVALUATION PROCEDURES For the purpose of this study, we used the wetland definition adopted by the Environmwtal Protection Ageawy (EPA) and the Army Corps of Engineers (COE) :for administering Sccdon 404 of the Clean Water Act. According to this definition, wetlands are: `jib= areas that an inundated or saturated by surface water or W+au Wwater at a f equency and duration sufficied to support, and that under normal cumimstances do support, a prevalence of vegetation typically adapted for life in saturated soil conditions. Wdhux s generally include swamps, marshes, bogs, and similar areas." (33 CFR 323) In Washington State, the Shoreline Management Act and Growth Managenod Act have amended this definition to exclude some wetland sitauationss by adding the following sentences to the wetland definition: 518 North S" Street, Seattle, Washington 98103 • Phone (206)783-1036 email aldernv omcast.net Mr. Steve Beek May 23, 2007 Wetlands do not include those artificial wetlands intentionally created from non -wetland sites, including but not limited to, irrigation and drainage ditches, g-lined swales, canals, detention facitities, wastewater trot facilities, farm ponds, and landscape amenities, or those wetlands created after July 1, 1990, that were intentionally created as a result of the construction of a road, street or Highway. Wetlands may include those artificial wetlands intentionally created frown non - vwedand areas to mitigate the conversion of wetlands. Delineation procedures are based on diagnostic environmental indicators of wetland vegetation, wetland soils, and wetland hydrology. These procedures, outlined in the Washington State Wetlands Identification and Delineation Manual (March 1997) are commonly known as a Triple Parameter Method. By definition, an area is designated as vwedand when tyre are positive indicators for all three parameters. A listing of plant species has been developed for use in the methodology for delineating wetland areas. This listing assigns plant species to one of five indicator status categories rangit;g fi-om Obligaw wetland species, which almost always occur in wetlands, to Upland species, which rarely occur in wetlands. Under normal conditions, hydrophytic vegetation is determined to be present if more than 50 percent of the dominant species are in the Obligate (OBL), Facukative Wetland (FACW), or Facultative (FAC) indicator categories. Diagnostic indicators of hydnc soils are related to soil saturation, which leads to anaerobic conditions in the soil. Under these conditions, decomposition of organic material is inhibited and soil minerals are reduced, creating chamdautic soil colors that can be cluamified by comparison with Munsell Soil Color Charts. A chroma of one or less in unmottled soils or a chrome of two or less in mottled soils generally indicates a hydric soil. In addition, soils that are saturated during the growbig season satisfy a criterion for hydric soils. We used a hand auger and or shovel to collect soil samples from depths of 8 to 18 inches, or below the A horizon. Wetland hydrology is defined as mandated or saturated soil aondmons for at least 14 consecutive days during the growing season. If no water is present at the time of evaluation, other indicators may include topographic low points or channels, flood debris, complete absence of vegetation, or presence of hydnc soils. GENERAL SITE CONDITIONS The subject property is made up of three parcels with a combwW area of approxinnmely 7.1 acres. It is located on the west side of Jericho Avenue NE (140 Avenue SE), north of NE 2'' Street (SE 132'd Street) in the City of Renton, as illustrated on Figure 1. Adjacent properties to the north and on the east side of Jericho Avenue NE are occupied by existing single-family residences. Properties to the west and south are under development, or building developruxit apphications are pending. Topographically, the property is nearly flat with a slight gradient sloping down firm northwest to southwest across the site. Elevations range from about elev. 430 on the northeast property comer to about elev.410 at the southwest party comer. Soils across the property and on much of the surrounding area are mapped as Alderwood gravelly sandy loam (Soil Survey of King County, Washington, U.S. Soil Conservation Service, 1973). The Akkmood series is made up of moderately well -drained soils that have a weakly to strongly consolidated substratum at depths of between 24 and 40 inches. The National Technical Committee for llydric Soils does not list the Alderwood sums as a hydric sod although wetland conditions are common in depressional areas within Alderwood soil units. The western section of the site is occupied by a mixed crnufer-deciduous forest stand. Red alder (Alnus rubra) black cottonwood (Fopulus balsamifera), big leaf maple (Ater macrophyllum), western red cedar (Thuja plicata), western Project No. 61506 Page No. 2 'Mr. Steve Beck May 25, 2007 hemlock (Tsuga heterophylla) and Douglas fir (Pseudotsuga menziesd) are the predominant tree species on the site. Sahnonberry (Rubes spectabilis), and Himalayan blackberry (Rebus discolor) are the cone nm shmb species. Until recently there had been two houses on the eastern section of the property. The pauses were torn down and =wvcd sometime after early April, 2006. Vegetation on this section includes the lawn and landscaping around the homesites. 'There are scattered trees including several domestic fruit trees. 'there are tall black cottonwood trees is a line along NE Second Street. WETLAND AREA We have identified the limits of a wetland an the northwest corner of the property. This wetland is part of a larger area extending off the property to the west and north. Vegetation within the wetland includes western red cedar trees around the eastern margin of the area_ Black cottonwood and red alder are present around the wetland where it extends off the property to the west. Salmonberry is the prcdanhvint shrub species. Grades are somewhat lower within the wetland along the west property line where there is an old road running north to south. Vegetatim within this section when seasonal water levels are somewhat deeper, includes water parsley. Using the U.S. fish and Wildlife Service wetland classification system (Cowardin et al, 1979), the wetland includes three wetland habitat classes; Palustrine deciduous forest, pall strinc scrub -shrub and paiustrine emergent habitat. The City of Renton Code identifies three wetland categories as follows (RMCM-la L Category 1: Category 1 wetlands are wetlands which meet one or more of the following criteria: (a) The presence of species listed by Federal or State government as endangered or th=tened, or the presence of essential habitat for those species; and/or (b) Wetlands having forty percent (40%) to sixty percent (60%) permanent open water (in dispersed patches or otherwise) with two (2) or more vegetation classes; and/or (c) Wetlands equal to or greater than ten (10) acres in size and having three (3) or more vegetation classes, one of which is open water, and/or (d) The presence of plant associations of infrequent occurrence; or at the geographic limits of their occurrence; and/or u. Category 2: Category 2 wetlands are wetlands which meet one or more of the following criteria: (a) Wetlands that are not Category 1 or 3 wetlands; and/or (b) Wetlands that have heron rookeries or osprey nests, but are not Category 1 wetlands; and/or (c) Wedands of any size located at the headwaters of a watmwurse, i.e., a wedand with a perennial or seasonal outflow channel, but with no defined influent channel, but are not Category 1 wetlands; and/or (d) Wdtlamds having minimum existing evidence of human -relaxed physical alteration such as diking, ditching or chaonelizatioan; and/or iii. Category 3: Category 3 wetlands are wedands which meet one or more of the following criteria: Project No. 61506 Page No. 3 -Mr. Stevd Beck May 25, 2007 (a) Wetlands that are severely disturbed. Severely disturbed wetlands are wetlands which meet the Mowing criteria: (1) Are characterized by hydrologic isolation, human -related hydrologic alterations such as dikhig, ditching, channdlization and/or outlet modification; aril (2) Have soils alterations such as the presence of fill, soil removal and/or compaction of soils; and (3) May have altered vegetation. (b) Wetlands that are newly emerging. Newly anergM wetlands are: (1) Wetlands occurring on top of fill materials; and (2) Characterized by magma vegetation, low plant species richness and used minimally by wildlife. These wetlands are generally found in the areas such as the Green River Valley and Black River Drainage Basin. (c) AD other wetlands not classified as Category l or 2 such as smaller, high quality wetlands. 1t is our inrterpr ation that the wetland satisfies the criteria for designation as a City of Rzaton Category 2 wetland. It does not meet the criteria as a Category 1 wetland because it does not include the presence or habitat for species kk tifiied as endangered or threatened, it does not include open water within the wetland and doe: not have plant associations of infrequent occurrence. The wetland does not meet the criteria as a Category 3 wetland because it is relatively large and has not been significantly altered. The wetland meets the criteria as a Category 2 Wetland because it is not a Category 1 or 3 wetland and because it is rt lauvely undisturbed. The standard buffer for a category 2 wetland in the City of Renton is 50R. WILDLIFE HABITAT We have completed a wildlife and habitat evaluation of the project area, The purpose of our work was to document the existing site conditions to identify habitats and potential wildlife use of the property. This work was undertaken to do erne if dire are critical hubitau on the property which would be subject to regulation under Renton City Code which identifies critical habitats as: "-those habitat areas which meet any of the following criteria: i. The documented presence of species proposed or listed by the federal government or State of Washi Ston as endmWered, mod, sensitive, monitor, or priority; and/or u. The presence of heron rookeries or raptor nesting areas; and/or iii. Category 1 wetlands (refer to subsection 137b(i) of this Section for classification criteria); and/or iv. Portions of stmams and their shorelines designated in the Renton Shoreline Master Program, RMC 4-3-09[1. as Conservancy or Natural (refer to the Renton Shoreline Master Program). C. Mapping: i. Critical habitats are identified by lists, categories and definitions of species promulgated by the Washington State Department of Fish and Wildlife (Non -gam Data System Special Animal Project No. 61506 Page No. 4 W. Steve Beck May 25, 2007 Species) as identified in WAC 232-12-011; in the Priority Habitat and Species Program of the Washington State Department of Fish and Wildlife; or by rules and regulate adopted cunvatly or hereafter by the U.S. Fish and Wildlife Service. ii. Referenced inventories and maps are to be used as guides to the general location and extent of critical habitat. Critical habitat which is identified in subsection B5b of this Section, but not shown on the referenced inventoirm and maps, are presumed to oclst m the City and are also protected under all the provisions of this section. iii. The actual presence or abscace of the criteria fisctod above as determined by qualified professionals, shall govern the treatnent of an individual building site or pared of land requiring compliance with these replaticus." During the course of site visits to complete the wetland site evaluation we also made notes regarding observation of wildlife species observed on the site. The subject property is occupied by two general vegetation cover type. Lowland mixed forest is the predommant venation cover type across the west We of the property. The eastern section of the property is generally open grass land around the area which had been occupied by the existing homes. These cover types are based on the habitat categories listed in the King County Wildly Study Guidelines for SEPA (1993). Similar catqpnes are fisted and described in the King County W11d1 e Habitat Profile (1987). The lowland mixed forest on the wed side of the property is characterized as second or third growth mixed forest with variation in the relative cover by conifers and deciduous trees. Forest cover on the southern portion of the area is generally dominated by deciduous trees primarily black cottonwood and red ak{er (Ahms rubra). On the nordwrn section of the area western red cedar western hemlock (Tsuga heierophylla) and Douglas fir (Pseudaisuga memiesh) are present. The eastern section of the property is generally occupied by open grasslforb habitat with scattered landscape and orrlwd trees and shrubs nemainiupg from the landscaping. There is also a line of large bbadc cottonwood trees aking the south side of the area adjacent to NE Yd Street. We have prepared a listing of wildlife species (Table 1) observed or likely to be present on the property. This listing its based on species oocurrences noted in King County Wildlife Habitat Profile (1997) and on personal experience. Amphibians and Reptiles Other than the Pacific cham frog (Pseudewns regilla), no amphibians were observed during our site visits. These species are generally inactive during fall and winter and are most fivqucndy enommtered during spring and summer. The cover types on this property, particularly the forested wetland and adjacent seeondV wvth forest, should provide habitat for several other species of amphibians. The most likely species are the northwestern salamander (Amhystoma gracile) and fang -toed salamander (Ambystoma macmductylum). The presence of amphibians on the site is limited by the absence of areas of standing water which might provide breeding habitat for amphibians. The. most likely r+eptk to be Bound in the habitats on this property are Suter saakes (Tharnnaphis spp.). Northern alligator lizard (Elgana coerulea) are also possible residents. Table 1 lists other amphibians and reptiles that could be expected in the habitats present on this site. The species listed in Table f are based on tables provided by King County (1987) for the habitats described above and on our evaluation of the existing site conditions. Project No, 61506 Page No. 5 Mr. Steve Beck May 25, 2007 Birds Because of their high levels of daytime activity and vocalizations, birds are the most commonly encountered group of vertebrates. Some of the commonly observed species on the site were the blank -capped chickadee (Pares atKcappilus), American robin (Turdus migratonus), winter wren (Troglod)tes troglodytes), and song sparrow (Melospiza melm ia). A large number of migratory songbirds including flycatchers, warblers, and vireos are expected on this site during the breeding season. The most likely raptors to use this site are the great horned owl (Bubo virgimmw), Cooper's hawk (Accipiter coopert), and red-tailed hawk (Buteo jamaicensis). Table 1 lists outer bird species expected in the habitats available on this property. Mammals Most mannmals tread to be secretive and nocturnal, and our observations nfixg a relatively small proportion of species that may actually exist on the subject property. We observed coyote (Canis latrans) scat on trails around the property. A large nest, probably built by an eastern gray squirrel (Sciurus taro inensis), was located in the deciduous forest near the north side of the property. Other common mammals that are likely to be present on the site include opossum (Didelphis vireniam), doer mouse (Peromyscus maniculatus), and raccoon (Pro(yon lator). Several species of bats are also hikely to be present in these habitats during the summer. Table 1 lists other mammal species expected to occur in the habitats available on this site. Threatbened, Endangered, or Sernsitive (TES) Species CriaA Habit Two wildlife species included on Washington State listings of TES could be found on or in the vicinity of the subject property. These include the Bald eagle (Hahaeetus leucocephalus), and pileated woodpecker (Dryocopus pileatus). Neither of these species is included as endangered on federal or state of Washington listings. Bald eagles are identified as threatened on federal and state listings. Pileated woodpeckers are not included on federal listings but is identified as a candidate species on State of Washington listings. The closest aquatic habitat which might support either bull trout or Chinook salmon (Oncorhynchus tshawyacha), is in May Creek approximately 2 miles south of the property: Bald eagles are found throughout the Puget Sound region. They are most commonly observed along lake or river shoves aldnough they may be found foraging over a large area and may roost in larger trues away from bodies of water. No bald eagles were observed on or near the project site. The project site is away from any large bodies of water where they would be likely to build nests. Pileated woodpeckers generally inhabit mature and old -growth forests, or second -growth. forests with sufficient large snags and fallen trees (Rodrick and Milner 1991). Pileated woodpeckers are also repotted to use open woodlands, parks, and wooded suburbs (Ehrlich et al. 1988) and are regularly seen in those habitats in King County. They excavate cavam to snags or large dead branches for nesting and usually make a new nest cavity every year. Nest snags are usually greater than 27 inches in diameter and taller than 87 feet. Time are few large snags wtthm the subject property which would be likely to be used by pileated woodpeciker. During our site visits we did not note the presence of any individuals nor did we note any trees with characteristic pileated woodpecker foraging cavities. There is not extensive habitat area on the property which is suitable far pileated woodpecker foraging or nesting. Project No. 61506 Page No. 6 -Mr. Steve Beck May 25, 2007 Great blue herons are not included as a threatened, endangered or as a candidate species on the Washington State listings although the presence of heron rookeries is identified as a critical habitat in the City of Renton. No great bhw hecnns were observed on the site during our site visits and there are no heron rookeries in the near vicinity of the project site. Great Blue Herons are included as a monitor species on Washington State Listings. Red-tailed hawks are likewise not included on the Washington State TES lists although raptor nests are identified as critical habitat in the City of Renton. No red tail hawks or nests were observed during our site visits. Based on our review of existing site conditions it is our conclusion that there are no critical habitat areas as defined in the City of Renton codes, within or in near proximity to the Beclan Place project boundary. Proposed Development It is being proposed to develop the property as a residential subdivision. As designed, the wetland and the 56ft buffer is being set aside frm development. In accordance with RMC the wetland and burr will be required to be set aside as an NGPA in accordance with RMC 4-3-050 E4c. Additionally, the NGPA shall be identified with fencing and sigctage. WeNand Buffer Increase Under provisions RMC 4-3-050M.6_d, there are conditions where an increased buffer width may be required. These conditions for increased buffer width read as follows: d. Increased Wetland Buffer Zone Width: Each applicant shall document in required wetland assessments whether the cnt= in subsections M6d(i) through (iv) of this Section are or are not met and increased wetland buffers are warranted. Based on the applicant's report or third party review, the Responsible Official may require increased standard buffer zone widths in unique cases, i.e., endangered species, very fragile areas, when a larger buffer is necessary to protect wetlands fimetions and values: Such determination shall be attached as a condition of project approval. Analysis shall be prepared as directed in subsection M64(v) of this section, and notification shall be given pursuant to criteria in subsection M6d(vi) of this Section. i. The wetland is used by species listed by the Federal or the State government as threatened; endangered and sensitive species and State -listed priority species, essential habitat for those species or has unusual nesting or resting sites such as heart rookeries or rapes nesting trees or evidence thereof; or ii. The subject properly, or nearby lands to which the subject property drains in rotate to a wetland, are susceptible to severe erosion, and erosion control measures will not effectively prevent adverse wetland impacts; or iii. The subject properly or nearby lands to which the subject property drains in route to a wetland have minimal vegetative cover or slopes greater than fifteen percent (15%) and cooftons cannot be restored to prevent adverse wetland impacts; or iv. Wadand­dqpendent wildlife species are observed to be present in the wetland, and may require larger buffers based upon the evaluation in subsection M6d(v) of this Section; and Project No. 61506 Page No. 7 Mr. Steve Beck May 25, 2007 v. For proposals meeting any of the criteria in subsections M6d(i) to (iv) of this Section, buffers are established using a site specific evaluation and documentation of buffer adequacy based upon The Science of Wetland Buffers and Its Implications for the Management of Wetlands, McMillan 2000, Wetlands in Washington State Volume 2: Guidance foF Protecting and Managing Wetlivids, Appendix 8C (Hruby, et al., 2005), or similar approaches; and vi. Notification is given cosnsisW with subsection F8 of this Sectiauu. Condition is There are no species listed by the Federal or the State government as dnwtened, endangered and sensitive species and State-iistod priority species found within the wetland or in the immediate vicinity nor is there any essential or unique habitat required for these listed species. There are no heron rookeries or raptor nesting trees in the near vicinity of the wetland. Condition ii: The subject property and other areas adjacent and downslope from the property are generally fiat or moderately sloping. There are no areas subject to severe erosion immediately downstream firm the proeprty and from the wetland. Condition iii: Arms immodiatioly downslope from the property and from the wetland are in their existing condition, well vegetated. Condition iv: There are no unique wetland related species present within the wetland which would require increased buffer width. The only wetland dependent species confirmed to be present in the vicinity of the project are Pacific chorus frogs. Frogs were heard calling off the property to the west where the site wetland extends toward the west. The section of the wetland on the property does not include areas of persistent standing wager which would provide breeding habitat for the frogs. Increasing the buffer adjacent to the site wetland would not significantly increase protection to Pacific chorus fiogs. Pacific chorus hogs are a oonurion amphibian species througNPA the area. They are fcequendy found breeding within storm de umbon facilities within developed urban and suburban areas in the Puget Sound region. The site wedand does not meet the the listed criteria for requiring increased bufror width. We trust the information presented is sufficient for your current needs. If you have any questions or require additional information, please call. Sincerely yours, Al rNW [� ,,-+ . , P. Munger Project scientist Encl.: Figure 1 vicinity Map Figure 2 Site Map Data Forms (6) Project No. 61506 Page No. 9 s. e• y r�. • • DP i DP-1 Approximate Data Point Location r r , � •r r ! 28 ` r i 29 w 7 r 7 r Geri r ! $ --- 20 D —3 r r . ! r ry ! e� r� r ■ I 1 2 I �2 21 — ti! 2 , �� .� 4 _ i o 15 14 4 I � I r I 4 I 2 I � M ` �DETE:ION II TRACT 10- 9 8 7 6 5 _ LTv It -- a APPROXIMATE SCALE SITE MAP 84 0 80 160 feet r Beclan Place AldeNW Renton, Washington Proj. No.61506 Date filar., 20 77 Figure 2 L. Has" ALDERNW VICINITY MAP Beclan Place Renton, Washington eject No.61506 1 Date Mar., 2007 1 Figure 1 ANWML4NS Northwestern Salamander Long4m d Salamander Rough-ddnnecl Newt Ensa�tina Western Toad Pwi is Chotns Frog REPTHLFS Northern Alligator lizard Common Garter Snake W. Terrestrial Garter Snake Northwestern Garter Seale BIRDS Sharp -shinned Hawk Cooper's Hawk Red-tailed Hawk Rock Dave TABLE ANIMAL SPECIES OBSERVED OR POSSIBLE ON -SITE Beclan Place Renton, Washington " 7. 11fi. Ambystoma gracile Ambystoma macnoodactylum Taricha granulosa Errsatina esic wcaholWi Bufo boreal Pseudacris regilla X Elgaria coerulea Thamnophis sirtalis X ThawWhis elegans Thcunnophis an*noides Accipiter striates Accipiter cooperi Buteo jamaicensis Falaa spow7tus Columba livia X Q. Naas: BIRDS (Continued) Band -tailed Pigeon Common Bam- wl Western Screech -owl Great Horned Owl Rufous Hummingbird Downy Woodpecker Northern Flier Pileated Woodpecker Western Wood Pewee Willow Flycatcher Hammon&s Flycatcher Pacific Slope Flycatcher Tree Swallow Violet -green Swallow N. Rough -wiled Swallow Cliff Swallow Barn Swallow Stences jay Amman Crow Black -capped Chickadee ChesbW4xded Chickade Bushlit Red4xvasfed Nuthatch Brown Creeper BewicVs Wren Winter Wren Golden -crowned Kinglet Ruby-crownW Kinglet Swainson's Thrush Hermit Thrush Varied Thrush Cedar Waxwing European Starling Solitary vireo Hutton's vireo TABLE I (CONTINUED) ANEKAL SPECIES OBSERVED OR EXPECTED ON -SITE Beclan Place Renton, Waahhgjb n Columba fawiata Tyto alba Otis kennicattli Bubo virginianus Sekupl+orus rufus Picoides pubescens Colaptes aurahm Dryompuspilealus Contopus sordidulus Empidona r trai/M Empidonax hammondii Djodonax difficilis Tachyclneta bicolor Tachycineta thalassina &elgidapteryx serripennis Hirundo pyrrhonota Hlrun& rustics Cyavnocitta stellen Cowes brachyrhynchos Parus airicappilus Pares rufescens Psalidparus minimus Vita canadensis Certhia americana Yhov Kmes bewickii Troglodytes troglodytes Regulus satraps Regulus calendula Cathww afflatus Cathra'us guttatus Turdus migratortus Ixoreus naevius Bombycilla ce&wwm Sturnus vulgans Vireo solitartus Vireo huttoni x x x x x x a TABLE 1 (CONTINUED) ANIMAL SPECIES OBSERVED OR EXPECTED ON -SITE BMW (Continued) Wading Vireo Red -eyed Vireo Orango-c owned Warbler Yellow Warbler Ycllow-rurnped Warbler Black4hroated Gray Warbler McC&Uvray's Warbler Common Yellowthroat Wilson's Warbler Western Tanager Black -treaded Grosbeak Rufus -sided Towhee Song Sparrow White-cr n d Sparrow Dark -eyed Junco Red winged Blackbird Bra beaded CDYAArd Purple Finch House Finch Pine Sjddn American Goldfinch Evening Grosbeak House Sperrw hL4AE%4 S Common Opossum Trowbridge's Strew Vagrant Shrew Dusky Shrew Pacific Water Strew Shrew -mole Townsend's Mole Pacific Mole Little Brown Myatis Yuma Myods Long-eared Myotis Beclan Place Renton, Washington lrrieo gihw r1reo olivaceus Vennivora celata Dendroica petechia Den&oica coronata Dendralca nigrescens Dporornis tolmiel Geothlypis trichas m1sonla pswila Piranga ludoviciana Pheucticus nwhmocephalus Pipdo erythrophthalmus X Mel k"w melodia X ZonoMchia leucophrys Junco hyemalis Agelaius phoeniceus Molot ww ater Cwpodacus purpureus Carpodacw mexicanus Carduelis punts Carduelis iristis Coccothraustes vespertinus Passer darnes0cus X Didelphis vlrginiana Sorex trowbrldgei Sorex va{grans Sorex obscures Sorex bent*rei NeuroiKchus gibbsi Scapw= knmsendi Scapanus mwlus Myntis lucoww Myotis yumaensis Myons evotis MAAEKALS (Continued) Mountain Beaver Townmd's Chipmunk Eastern Gray Squirrel Squirrel Deer Arouse Busby4aded Woodrat Oregon Vole Hum blouse Racoaan Short -tailed Weasel Lang -tailed Weasel Striped Skunk COYM TABLE 1 (CONTINUED) ANIMAL SPECIES OBSERVED OR EXPECTED ON -SITE Beclan Place Renton, W aAington ,5 hdlagus,jloddamrs Aplodontia rufa Eutamias lownsendi Sciurus carolinensis Tamiasciurus douglasi Peromyscus maniculatus Neotoma ciner+ea Microtus oregoni Mus muscular Procyran lotor Mustela erminea Mustela frenata Mephitis mephitis Canis lahwu x DATA FORM ROUTINE ON -SITE WETLAND DETERMINATION Describe General Site Site is forested in mixed deciduous/conifer Data Point No.: DP-1 Conditions: trees Site Disturbance? East section had been residential with landscaping. Location: See site Map Buildings recently demolished VEGETATION Dominant Plant Species Dominant Plant Species S 1 Almrs rubra Fac T S 2 Populus balmnifera Fac T 9 III 3 Rubus spectabilis Fac S 10 4 Rubus discolor UPI S 5 Spiraea douglasii FacW S 12 61 1 13 1_14f_ 7 Percent of dominant species that are OBL, FACW, and/or FAC: 80 Is the hydrophytic vegetation criterion met? Yes Rationale: More than 50% species hyrlrophytic SOIL Soil Type: Alderwood Hydric Soils List: No Histic Epipedon? No Mottles? Slight Matrix Color: 10YR413 Mottle Colors; Other hydric soil indicators: No Is the hydric soil criterion met? No Rationale: Chroma greater than 2 HYDROLOGY Is the ground surface inundated? No Surface water depth: Is the soil saturated? Not in upper 18" Depth to five -standing water in probe hole: - Other field evidence hydrology: No Gieyed? No Depth: 13 "-16" Is the wetland hydrology criterion met? No Rationale. Nonhydric soil, no evidence of soil saturation. WETLAND DETERMNATION Are wetland criteria met? No Rationale for wetland decision: Non hyaWc soil. Project Name: Beclan Place AlderNW Field Investigator(s): G. Munger 519 North 59th Street Project No.: 61506 Date: 6-20-06 Seattle, Washington 98103 DATA FORM ROUTINE ON -SITE WETLAND DETERMINATION Describe General Site Site is forested in mixed deciduous/conifer Data Point No.: DP-2 Conditions: trees Site Disturbance? East section had been residential with landscaping. Location: See site Map Buildings recently demolished VEGETATION Dominant Plant Species Dominant Plant Species S �r 1 Alnus rubra Fac T $ 2 PopuIus balsamifera Fac T 9 3 Rubus spectabilis Fac S 10 4 11 5 12 6 131 7 14 Ed Percent of dominant species that are OBL, FACW, and/or FAC: 100 Is the hydrophytic vegetation criterion met? Yes Rationale: More than 50% species hydrop)"c Soil Type: Alderwood Histic Epipedon? No Matrix Color: 1OYR4/3 Other hydric soil indicators: No Is the hydric soil criterion met? No Is the ground surface inundated? No Is the soil saturated? Not in upper 18" Depth to free-standing water in probe hole: Other field evidence hydrology: No SOIL Hydric Soils List: No Mottles? Slight Mottle Colors: Gleyed? No Depth: 12 "-16" Rationale: Chroma greater than 2 1 HYDROLOGY Surface water depth: Is the wetland hydrology criterion met? No Rationale: Nonhydric soil, no evidence of soil saturation. WETLAND DETERMINATION Are wetland criteria met? No Rationale for wetland decision: Non hyMc soil. Project Nam: Beclan Place AlderNW Field Investigator(s): G. Munger 518 North 59th Street Project No.: 61506 Date: 6-20-06 Seattle, Washington 98103 DATA FORM ROUTINE ON -SITE WETLAND DETERMINATION Describe General Site Site is forested in mixed deciduous/con fer Data Point No.: DP-3 Conditions: trees Site Disturbance? East section had been residential with landscaping. Location: See site Map Buildin s recently demolished VEGETATION Dominant Plant Species .2 .� `A Ln Dominant Plant Species S 1 Alnus rubra Fac T 8 2 Rubus laciniatus Up/ S 9 3 Polystichum munitum Upl H 10 4 1l 5 1121 6 1131 7 1 1 1 1141 Percent of dominant species that are OBL, FACW, and/or FAC: 0 Is the hydrophytic vegetation criterion met? No Rationale: SOIL Soil Type: Alderwood Histic Epipedon? No Vegetation not hydrophytic Hydric Soils List: No Mottles? Slight keyed? No Matrix Color: IOYR413 Mottle Colors: Other hydric soil indicators: No Is the hydric soil criterion met? No Rationale: Chroma greater than 2 HYDROLOGY Is the ground surface inundated? No Surface water depth: Is the soil satin ? Not in upper 18" Depth to free-standing water in probe hole: - Other field evidence hydrology: No Depth: 12"-16" Is the wetland hydrology criterion met? No Rationale: Nonk4lc soil, no evidence of soil saturation. WETLAND DETERMINATION Are wetland criteria met? No Rationale for wetland decision: Non hg&ic soil. Project Name: Beclan Place Field Investigator(s): Project No.: 61506 G. Munger Date: 6-20-06 AlderNW 518 North 59th Street Seattle, Washington 98103 DATA FORM ROUTINE ON -SITE WETLAND DETERMINATION Describe General Site Site is forested in mixed deciduousfconifer Data Point No.: DP-4 Conditions: trees Site Disturbance? East section had been residential with landscaping. Location: See site Map Buildings recentl demolished VEGETATION Dominant Plant Species o _ Dominant Plaint Species � 1 Rubus discolor up/ S $ 2 Ranunculus repens FacW H 9 3 Alnus rubra Fac T 10 4 11 5 1 12 6 13 7 1 1141 Percent of dominant species that are OBL, FACW, and/or FAC: 66 Is the hydrophytic vegetation criterion met? Yes Rationale: SOIL Soil Type: Alderwood Histic Epipedon? No More than 50% species hydyphytic Hydric Soils List: No Mottles? Slight Matrix Color: 10YR413 Mottle Colors: Other hydric soil indicators: No Is the hydric soil criterion met? No Rationale: Chroma greater than 2 I HYDROLOGY Is the ground surface inundated? No Surface water depth: - Is the soil saturated? Not in upper 18 " Depth to free-standing water in probe hole: - Other field evidence hydrology: No Gleyed? No Depth: 12 "-15" Is the wetland hydrology criterion met? No Rationale: Nonhydric soil, no evidence of soil saturation. ' WETLAND DETERMINATION Are wetland criteria met? No Rationale for wetland decision: Non hy4W-- soil. Project Name: Beclan Place AW" W Field Investigator(s): G. Munger 518 North 59th Street Project No.: 61506 Date: 6-20-06 Seattle, Washington 98103 DATA FORM ROUTINE ON -SITE WETLAND DETERMINATION Describe General Site Site is forested in mixed deciditous/conifer Data Point No.: DP-3 Conditions: trees Site Disturbance? East section had been residential with landscaping. Location: See site Map Buildings recently demolished VEGETATION Dominant Plant Species Dominant Plant Species �Q 1 Rubus discolor Up/ S 8 2 Ranunculus repens FacW H 9 3 Alnus rubra Fac T 14 4 Thuja plicata Fac T 11 5 6 tE 7 Percent of dominant species that are OBL, FAC:W, andtor PAL: Is the hydrophytic vegetation criterion met? Yes Rationale: Soil Type: Alderwood Histic Epipedon? No Matrix Color: 10YR413 Other hydric soil indicators: Is the hydric soil criterion met? No No SOIL More than 50% species hydroploc Hydric Soils List: No Mottles? Slight Gleyed? No Mottle Colors: Rationale: Chroma greater than 2 HYDROLOGY Is the ground surface inundated? No Surface water depth: is the soil saUuaWd? Not in upper 18" Depth to free-standing waxer in probe hole: - Other field evidence hydrology: No Depth: 10'W5" Is the wetland hydrology criterion met? No -- Rationale: Nonhy&7c soil, no evidence of soil saturation. 1 WETLAND DETERNIINATION Are wetland criteria met? No I Rationale for wetland decision: Non hydric soil. Project Name: Beclan Place AlderNW Field Investigator(s): G. Munger 518 North 59th Street Project No.: 61506 Date: 6-20-06 Seattle, Washington 98103 DATA FORM ROUTINE ON -SITE WETLAND DETERMINATION Describe General Site Site is forested in mixed deciduous/conifer Data Point No.: DP-6 Conditions: trees Site Disturbance? East section had been residential with landscaping. Location: See site Map Buildings recently demolished VEGETATION Dominant Plant Species -t4 g I Dominant Plant Species 1 Rubus spectabilis Fac S $ 2 F4 Rubus discolor up/ S 9 3 10 11 5 12 6 13 7 1 1 1141 Percent of dominant species that are OBL, FACW, and/or FAC: Is the hydrophytic vegetation criterion met? Yes Rationale: SD% species hydrophytic SOIL Soil Type: Alderwood Hydric Soils List: No Histic Epipedon? No Mottles? Slight Matrix Color: IOYR413 Mottle Colors: Other hydric soil indicators: No Is the hydric soil criterion met.? No Rationale: Chroma greater than 2 HYDROLOGY Is the ground surface inundated? No Surface water depth: Is the soil sah ted? Not in upper 18 " Depth to free-standing water in probe hole: - Other field evidence hydrology: No Gleyed? No Depth: 10 "-1S " Is the wetland hydrology criterion met? No Rationale: Nonhydric soil, no evidence ofsoil saturation. i WETLAND DETERNIINATION Are wetland criteria met? No Rationale for wetland decision: Non hyawc soil Project Name: Beclan Place AlderNW Field Investigator(s): G. Munger 518 North 59th Street Project No.: 61506 Dom: 6-20-06 Seattle, Washington 98103 /0 ► chweiki & Associates, pile Civil Engineering, Project Management and Consulting May 25, 2007 Ms. Jennifer Henning Current Planning Manager City of Renton 1005 South Grady Way Renton, Washington 98055 FM11 Ms. Jill Ding Senior Planner City of Renton 1005 South Grady Way Renton, Washington 98055 Project: Beclan Place - Preliminary Plat LUA07-041, PP, ECF RE: Exemption from Alley Configuration Design 705 South 9th Street, Suite 303 Tacoma,WA 98405 Phone: (253) 272-4451 Fax (252) 272-4495 This request is in response to the City of Renton Notice of Incomplete Application, dated April 27, 2007. Our Request for Exemption is from the Renton Municipal Code (RMC) 4-7-150E.5, which states that "Alley access is the preferred street pattern". Currently our plat design incorporates the most efficient street system design that minimizes the area set aside for public right-of-way, while accessing the maximum number of proposed residential lots. The Beclan Place site plan that was presented at the Pre -Application Meeting and has been previously been reviewed with City Planning and Transportation staff, concerning internal public road alignment and coordinated with the ongoing design efforts of the developer's of the West Coast Plat to the west-northwest of our project. There have been some minor proposed alignment revisions to the internal road since the initial Pre -Application meeting that were incorporated through design sketches provided by the Traffic Division to enhance the circulation and geometry on the proposed public street. The following is a narrative that describes the supporting arguments for our formal request to not provide alley access as the street design layout. 1. The use of alley access is not conducive to the suburban style concept of the existing single-family R-4 zone. It is a distinct departure from the widely accepted and popular suburban single-family lot configuration of having a larger more contiguous secure backyard area for private outdoor recreational opportunities. The alley concept obviously requires that large portions, if not all of the secure outdoor recreational space in the rear of the house be surrendered and displaced by the garage and driveway which are accessed from the alley. Although this is potentially at best an equivalent area exchange from the front to the rear of the home, it is still a loss of secure outdoor recreational area since the front yards are currently not securable under most city municipal codes. The affects of the loss of secure outdoor recreational area is most significantly felt when considering the care/overseeing of the safety and welfare of children and their available play opportunities near the home. 2. The current preliminary plat lot layout incorporates the minimal amount of impervious street surface to service the number of lots proposed under the five dwelling units per acre zoning allowed. By minimizing the street impervious surface the project generates smaller developed stormwater runoff peak flows and a smaller volume of total runoff that would has to be conveyed downstream through the existing downstream conveyance system and natural stream courses. The site is located in a City of Renton Level Two Flow Control Area that discharges to the stream that runs through the Maplewood Golf Course. We understand that the stream has experience periods of elevated flows that have caused minor flooding during periods of heavy precipitation. The addition of the alleys would drastically increase the overall percentage of impervious surface per residential unit and therefore a corresponding increase in peak flows and total runoff volume. The increased impervious surface coverage to service a smaller number of proposed residential single-family structures would obviously increase the net runoff per residential unit and has a consequence of also decreasing the available pervious lawn and landscaping areas. These areas absorb surface runoff and dissipate it to the beneficial shallow ground water table. The shallow groundwater flows are the long duration flows that make up the base stream flows that are most significantly altered by the inevitable affects development due to the inability of runoff to be absorbed. These shallow groundwater flows are independent from providing additional flow control detention volume and are solely dictated by the remaining available pervious surface on the site. Our proposed preliminary plat and street layout attempts to both limit the amount of necessary impervious road surface to a bare minimum necessary to service the proposed homes. It also provides the maximum the amount of pervious surface to remain in our zoning will offering a comparable housing product consistent with the surrounding neighborhood. 3. The use of alleys also creates difficulty in securing the home/garage with respect to the less visible alley side of the lot since the day to day focus of life reverts to the inside of the home and the front of the house. The fact that there is far less utilization of the rear of the lot in an alley configuration since the active recreational space in the rear 2 of the home has been reduced, or eliminated, there is less opportunity for home owner oversight of the rear yard and alley.. The alley configuration also has considerably much less potential for community block watch observation in the narrower less traveled alleys, lending themselves to the creation of situations for increased criminal activity. It has also been noted by emergency responders and fire marshal organizations that have alley type developments in their jurisdictional areas that there is less clear vehicle path access in the "out of sight alley" configurations. With sense that the alley is not generally visible to the public there is an increased potential to accumulate any number of odd seldom used `keepsakes" that over time seem to amass and a potential for a fleet sometimes mobile collection of randomly parked vehicles. The alleys with their propensity for potential vehicular access blockages therefore have proven to be areas that cannot be relied upon for utilization by emergency vehicles for access in responding to life and death instances. In some cases the unknowing use of the alley may create situations where there would be increased levels of potential hazards and crucial loss of response time either by the responders or the public that may require assistance. 4. The use of the alley configurations will increase the require amount of flow control detention volume for the proposed development. As previously stated in Argument 3 above, the increased flow control detention facility costs required to access a less dense development drives the cost development of the final single-family product up substantially. The increased infrastructure costs are hidden and provide no tangible or perceivable benefit to the homeowner. The increased cost of development is ultimately passed directly to the future purchaser of the dwelling unit. With the necessity to now charge a greater amount for the same product it could thereby decrease the number of citizens that could qualify to purchase the new homes. The formerly medium priced housing that is being affected by the use of the alley concept may now be out of reach for a portion of the medium income family's and may also ultimately translate to a less diverse socio-economic community. 5. The alley configuration provides less design opportunity to preserve the existing mature significant trees in those areas that would be required for the installation of the alley and its associated shoulders and driveway accesses. Without alleys the engineer and landscape architect have a significantly greater potential to transition grades within small distances with less disturbance. As an example the revised grading plan for Seclan Place preserves the a minimum of 20 feet of the rear yards of Lots 8-10 & 12-18 in the dense native vegetation and the existing significant trees that are currently present on the rear of these proposed lots. This will also reduce the impact to the downstream environment by not altering the land cover of this area with a massive addition of an impervious redundant alley access, (See Item 2 above). If alleys are required to meet road design guidelines they mandate an increased disturbance of existing trees, a greater requirement for an area of alteration to incorporate the infrastructure and an increased affect upon both local and downstream environments. 6. The Owner's civil engineer for this specific project has already performed the hydraulic flow control detention analysis for the plat and Owner's entered into an 3 agreement with the owner's of the Shy Creek plat to the south of our project to lower the proposed storm drainage system in Hoquiann Avenue NE to accommodate the discharge from our proposed underground detention, vault. The approved offsite public improvement plans have already been revised with the approval and review of the City of Renton public works engineering personnel and construction is imminent. The City of Renton Municipal Code directs this plat seek to incorporate the application of alleys and it is our contention that the increased impervious surface and loss of density per acre that would be realized by such a proposal is not either practical or efficient design in light of the Growth Management Act (GMA) mandates and several environmental and quality of life issues expressed above. We would wish that you consider your request with respect and reverence to the specific supporting arguments provided. It is anticipated that you will come to the conclusion that our plat design as provide in our preliminary plat submittal package provides the best possible configuration for the comfort and safety of the community and achieves a more environmentally sound approach to the downstream basin and surrounding community. If you should have any questions or require additional information please do not hesitate to contact me, Brant A. Schweikl, at (253) 272-4451, and I will provide you with the information that you require. Respectfully, Brant A. Schweikl, PE Managing Member Cc: Rebecca Lind, City of Renton Neil Watts, City of Renton Alex Pietsch, City of Renton Steve Beck, Amberwood LLC Craig Landon, Landon Properties XASchweih-1 & Associrates, pllc (.'it41 Angineering, Project 1.lanagernew caul Con-villing May 25, 2007 Ms. Jennifer Henning Current Planning Manager City of Renton 1005 South Grady Way Renton, Washington 98055 And Ms. Jill Ding Senior Planner City of Renton 1005 South Grady Way Renton, Washington 98055 Project: Beclan Place - Preliminary Plat LUA07-441, PP, ECF RE: Exemption from Alley Configuration Design 705 South 9th Srreet� Suite 303 Tamma,WA 98405 Phone.,(253) 272-4451 Fax- (252) 272-4495 MAY 3 ► sw This request is in response to the City of Renton Notice of Incomplete Application, dated April 27, 2007. Our Request for Exemption is from the Renton Municipal Code (RMQ 4-7-150E_5, which states that "Alley access is the preferred street pattern". Currently our plat design incorporates the most efficient street system design that minimizes the area set aside for public right-of-way, while accessing the maximum number of proposed residential lots_ The Beclan Place site plan that was presented at the Pre -Application Meeting and has been previously been reviewed with City Planning and Transportation staff, concerning internal public road alignment and coordinated with the ongoing design efforts of the developer's of the West Coast Plat to the west-northwest of our project. There have been some minor proposed alignment revisions to the internal road since the initial Pre -Application meeting that were incorporated through design sketches provided by the Traffic Division to enhance the circulation and geometry on the proposed public street. The following is a narrative that describes the supporting arguments for our formal request to not provide alley access as the street design layout_ 1. The use of alley access is not conducive to the suburban style concept of the existing single-family R-4 zone. It is a distinct departure from the widely accepted and popular suburban single-family lot configuration of having a larger more contiguous secure backyard area for private outdoor recreational opportunities. The alley concept obviously requires that large portions, if not all of the secure outdoor recreational space in the rear of the house be surrendered and displaced by the garage and driveway which are accessed from the alley. Although this is potentially at best an equivalent area exchange from the front to the rear of the home, it is still a loss of secure outdoor recreational area since the front yards are currently not securable under most city municipal codes. The affects of the loss of secure outdoor recreational area is most significantly felt when considering the care/overseeing of the safety and welfare of children and their available play opportunities near the home. 2. The current preliminary plat lot layout incorporates the minimal amount of impervious street surface to service the number of lots proposed under the five dwelling units per acre zoning allowed. By minimizing the street impervious surface the project generates smaller developed stormwater runoff peak flows and a smaller volume of total runoff that would has to be conveyed downstream through the existing downstream conveyance system and natural stream courses. The site is located in a City of Renton Level Two Flow Control Area that discharges to the stream that runs through the Maplewood Golf Course. We understand that the stream has experience periods of elevated flows that have caused minor flooding during periods of heavy precipitation. The addition of the alleys would drastically increase the overall percentage of impervious surface per residential unit and therefore a corresponding increase in peals flows and total runoff' volume. The increased impervious surface coverage to service a smaller number of proposed residential single-family structures would obviously increase the net runoff per residential unit and has a consequence of also decreasing the available pervious lawn and landscaping areas. These areas absorb surface runoff and dissipate it to the beneficial shallow ground water table. The shallow groundwater flows are the long duration flows that make up the base stream flows that are most significantly altered by the inevitable affects development due to the inability of runoff to be absorbed. These shallow groundwater flows are independent from providing additional flow control detention volume and are solely dictated by the remaining available pervious surface on the site. Our proposed preliminary plat and street layout attempts to both limit the amount of necessary impervious road surface to a bare minimum necessary to service the proposed homes. It also provides the maximum the amount of pervious surface to remain in our zoning will offering a comparable housing product consistent with the surrounding neighborhood. 3. The use of alleys also creates difficulty in securing the home/garage with respect to the less visible alley side of the lot since the day to day focus of life reverts to the inside of the home and the front of the house. The fact that there is far less utilization of the rear of the lot in an alley configuration since the active recreational space in the rear of the home has been reduced, or eliminated, there is less opportunity for home owner oversight of the rear yard and alley.. The alley configuration also has considerably much less potential for community block watch observation in the narrower less traveled alleys, lending themselves to the creation of situations for increased criminal activity. It has also been noted by emergency responders and fire marshal organizations that have alley type developments in their jurisdictional areas that there is less clear vehicle path access in the "out of sight alley" configurations. With sense that the alley is not generally visible to the public there is an increased potential to accumulate any number of odd seldom used `keepsakes" that over time seem to amass and a potential for a fleet sometimes mobile collection of randomly parked vehicles. The alleys with their propensity for potential vehicular access blockages therefore have proven to be areas that cannot be relied upon for utilization by emergency vehicles for access in responding to life and death instances. In some cases the unknowing use of the alley may create situations where there would be increased levels of potential hazards and crucial loss of response time either by the responders or the public that may require assistance. 4. The use of the alley configurations will increase the require amount of flow control detention volume for the proposed development. As previously stated in Argument 3 above, the increased flow control detention facility costs required to access a less dense development drives the cost development of the final single-family product up substantially. The increased infrastructure casts are hidden and provide no tangible or perceivable benefit to the homeowner. The increased cost of development is ultimately passed directly to the future purchaser of the dwelling unit. With the necessity to now charge a greater amount for the same product it could thereby decrease the number of citizens that could qualify to purchase the new homes. The formerly medium priced housing that is being affected by the use of the alley concept may now be out of reach for a portion of the medium income family's and may also ultimately translate to a less diverse socio-economic community. 5. The alley configuration provides less design opportunity to preserve the existing mature significant trees in those areas that would be required for the installation of the alley and its associated shoulders and driveway accesses. Without alleys the engineer and landscape architect have a significantly greater potential to transition grades within small distances with less disturbance. As an example the revised grading plan for Beclan Place preserves the a minimum of 20 feet of the rear yards of Lots 8-10 & 12-18 in the dense native vegetation and the existing significant trees that are currently present on the rear of these proposed lots_ This will also reduce the impact to the downstream environment by not altering the land cover of this area with a massive addition of an impervious redundant alley access, (See Item 2 above). If alleys are required to meet road design guidelines they mandate an increased disturbance of existing trees, a greater requirement for an area of alteration to incorporate the infrastructure and an increased affect upon both local and downstream environments. b. The Owner's civil engineer for this specific project has already performed the hydraulic flow control detention analysis for the plat and Owner's entered into an agreement with the owner's of the Shy Creek plat to the south of our project to lower the proposed storm drainage system in Hoquiam Avenue NE to accommodate the discharge from our proposed underground detention vault. The approved offsite public improvement plans have already been revised with the approval and review of the City of Renton public works engineering personnel and construction is imminent. The City of Renton Municipal Code directs this plat seek to incorporate the application of alleys and it is our contention that the increased impervious surface and loss of density per acre that would be realized by such a proposal is not either practical or efficient design in light of the Growth Management Act (GMA) mandates and several environmental and quality of life issues expressed above We would wish that you consider your request with respect and reverence to the specific supporting arguments provided. It is anticipated that you will come to the conclusion that our plat design as provide in our preliminary plat submittal package provides the best possible configuration for the comfort and safety of the community and achieves a more environmentally sound approach to the downstream basin and surrounding community. If you should have any questions or require additional information please do not hesitate to contact me, Brant A. Schweikl, at (253) 272-4451, and I will provide you with the information that you require. Respectfully, t Brant A. Schweikl, PE Managing Member Cc- Rebecca Lind, City of Renton Neil Watts, City of Renton Alex Pietsch, City of Renton Steve Beck, Amberwood LLC Craig Landon, Landon Properties I "! L HOQUTAM AVENUE NE.., _ Jyv _J_ 3H - F4 � C .. _'� I 1 •- S 11 s� N 41 �' �: 3w mc � .,- i; FJR paw �m Z I' c m I s r ?w a��� Y K _ _q�aM _ m r —'- s pt mn e g aFg° 35 > iJ 7O I y t l q �l e- R a y a a OEM- Wa I r " I I_ / I �' x j.il r I, i — a ° �C �Ca Z,�°� 01 ilk F. RX JERICHO AVE NE ------ ^� m I I-I�III I! a n � 9 "aid �vtggrg a F Z 9. m � END i�� 0t any° . —x7 �F°c � 1, pp R OR m 4P� t . O� gvlir IT al 5 ¢p a m IsF _ > - G)I P €; ••" BECLAIE PLACE �A N-W �■IARY PLAT ►7 COW&TtfAL GLUM PLAIT � a wm anRi. Iw.os wxmal. uon w�l �...onaR NASchweikl & Associates, pite Civil Fi7gineering, Project Management aiicl Consulting May 23, 2007 Ms. Jennifer Henning Current Planning Manager Ms. Jill Ding Senior Planner Mr, Neil Watts Development Services Administrator City of Renton 1005 South Grady Way Renton, Washington 9805 5 Project: Beclan Place - Preliminary Plat LUA07-041, PP, ECF Re: Beclan Place, Request for Administrative Relief Neil, 705 South 9th Street, Suite 303 Tacoma,WA 9M5 Phone:(253) 272-445I Fax: (252) 272-4495 4 MA 3 7 `7 Let this letter serves as a formal request for an administrative relief from the City of Renton's interpretation of the City of Renton Municipal Code 4-11-120.13, the Lot Width requirement with respect to Lot 20 of the Beclan Place Preliminary Plat submitted on 04/16/07. The City of Renton issued a Notice of Incomplete Application, dated 4/27/07 under file # LUA07-041, PP, ECF. The above request is pertaining to Item #3, lines 3 and 4, of the Notice of Incomplete Application that requires the revision the lot width of the proposed Lot 20 to comply with the minimum lot width interpretation to obtain a minimum lot width of 70 feet. It is Our understanding through conversations with Ms. Jill Ding, that the way that the City interprets the minimum lot width calculation as taking the average of the front and the rear lot dimensions and applying a strict mathematical average of the two. In my discussion with Jill she explained that the City also reviewed the lot to see it the average width (70 feet in this case) could be obtained at the depth a which the lot met the minimum lot area requirement, which it did not. The lot itself is larger than the then the minimum lot area of 7,200 sf (7,684 sf) and we believe is contains ample area within the building setback lines to place the typical saleable sized single-family residential structure comparable to a structure that will be place on our more standard rectangular lots. The intent of the code is and should be to allow the creation of lots that will in turn allow the construction of a structure that is functional and substantially conforms to the surrounding neighborhood(s) and does not significantly devalue the surrounding properties. It is not our intent to propose to construct a home that we do not believe will neither be unmarketable nor non -conforming since neither would lend themselves to the ultimate financial success of the project, Throughout the greater Puget Sound area there are many minimum lot widths codes/interpretations of the method of calculation that vary in several different aspects and the location of the point at which it is measured that seems to vary. Currently the City of Federal has no minimum lot width requirement for most of their different residential zones. King County Code 21 A.12,050 utilizes a method of measuring the minimum lot width by scaling a circle of the applicable diameter within the boundary. Once again the intent of the Code is to generally describe a method of measurement that will achieve the standardization and clarify the administration of the minimum lot width over all lots and situations. This as we have all seen in the past may not always apply to all specific instances. It can also be said that due to the purposely generalized nature of most Municipal Code language it leaves numerous areas where it can be interpreted several different ways_ In the end the goal is to achieve the intended affect despite the methods or interpretation and we feel that the proposed Lot 20 is such a lot. We believe we meet the requirement intent of the code due to the following reasons; 1. The code is purposely vague and does not say that the width of the lot has to be 70' the full length of the lot from front to back_ The method currently being utilized would not allow a lot that has a significant portion of the lot at the minimum lot width and tapers down a bit as our does. 2. The meets the 70' foot width requirement for a substantial depth of the lot to allow for the construction for a marketable and conforming product which is the intent of the code. 3. The lot exceeds the square footage requirement set forth in the code by 684 sf or 6.72%. 4. The lot meets the set back requirements set forth in the code. 5. Even thou the lot has a 15' setback on 3 sides of the boundary of lot (a vary seldom seen situation), it still has a 50' foot wide envelope by 80' foot deep on the south side and a 60' deep envelope on the north side of the property. This building envelope meets and exceeds the intent of the City of Renton comprehensive plan targeted housing in the R-4 zone. 6. In the pre -application meeting with the traffic department, the applicant submitted a road layout with the subject lot at a smaller square footage that would have met the City requirement according to planners, but the City engineers asked the applicant to adjust the road layout and soften the corners and still align with the West coast plat to the north. This created a larger lot and a great building envelope_ 7, Applicant cannot adjust the lot wider to the south because the existing R and D facility has already been sized, designed and engineered to connect with the plat of Shy Creek to the south; furthermore the applicant has already paid the developers of Shy Creek for storm work in the improved street to accommodate the proposed plat of Beclan Place. S. Applicants engineer has spent a lot of preplanning time and money with City and private engineers to make sure the plat of Beclan Place continues and connects not only a traffic/Road layout, but also conveyance systems that protect the City and the environment. 9. The rejection of this lot would create a loss of over $250,000 to the project and create a hardship, question the feasibility of the layout and the connect -ability of this design to the existing surrounding neighborhoods. 10. The City is in the process of reshaping and reviewing the R-4 code to eliminate ambiguities as so written in the current code. If you should have any questions or require additional information please do not hesitate too contact me at (253) 272-4451, and 1 will provide you with the information that you require. Respectfully, JLIIIJ& J" Brant A. Schweikl, PE Managing Member Cc; Rebecca Lind, City of Renton Neil Watts, City of Renton Alex Pietsch, City of Renton Steve Beck, Amberwood LLC Craig Landon, Landon Properties w 0 54.30' 0 CD Q Ul �7)684 SF FF= 420.5 S88°25'151 120.02' c 80,01' 13 _ tCD a o 7. ?nl , I — moo• I T51s>mr) - m j{ 1 Irmo ID IL C7N 26 uL t- -�_� Vic_ = RD �� OWNERIAGENT F LI STEVE BECK 19129 SE 145TH STREET RENTON, WASHINGTCN 98059 YICI (425) 44-4-OMI I 1 SITE ADDRESS 255 4ERICHO AVENUE NE RENTON, WASHINGTON 96059 PARCEL NUMBERS 1523059064 1523059065 1523059090 1523059116 LEGAL DESCRIPTION t 4526100050 LOT 5 Or WNZkMT6 TERRACE. AS PER PLAT RECORDED IN VOLUME 71 OF PLATS, PAGE 96, RECORDS OF RING COUNTY, s�WASHINGTON. AND THAT PORTION OF TRACT 226 OF CD. HEI.MAN'S LAIC WASMNCTON GARDEN OF EDEN DIWSNIR NO. 4, AS PER PLAT MXINYgd PLA$ PAGE 67RECDCF DESpEEED AS FQLLOWS BEGINNING AT TIE MOST 5CUIHEASTEyIr LOT 5 OF WOOLAND TERRACE A10TION; THENCE SOUTH kW THE EAST LINE OF TRACT 225, 35 FEET; THENCE REST ON A LIME PARALLEL TO THE SWm LINE OF SAID AST 5 ToA POW RN POA WE NHidl IS PARALLEL TO THE EAST LRE OF TRACT 226 AND 35 FEET SOUTH OF THE MVIN ZEST 03M OF LOT N THENCE Heim ALONG S.AD LINE 35 CE ��y ,LONG � W SNO LOT 5 TTHE SOUTRIEST DDIRNER OF SAID LOT N O POINT OF BEGINNING, i 33{3900961 THE EAST I1UF OF TRACT 226 OF C.D. HLLMAWS LADE WAORNOTON PLAT 1EOOROEDDIIN 19UNEE 11 PLATS, PAGE ZEN OF EDEN DIVISOR Na 4. AS � RECORDS OP NO COUNTY, WASHNGTON; EKWT THAT PORTION PLATTED FOR W=p " TERRACE, AS PER PLAT RECORDED N VOLUME 71 OF PLATS, PACE 15. REM= OF NNG COUNTr. AND DKM THE NORTH TOO FEET LY14G EA5MY OF CAMAS AW_ HE; AND EXCEPT THAT PORTION DEq;IM AS fOUI.aW4 gOF At TERRACE Nw�E ADW A�LONB Lor 5 THE EAST LNE OF TRACT 226. 33 FEET: 11£N1£ REST ON A LINE PARALLEL TO THE $MTN LINE OF SAID LOT 5 10 A A1A4'TT NO 3S1FT 309AITNE THE EAST UK OF CORNEA of LOT 5; THENCE NORM ualD SAD IWRE 35 EAs r ALONCUmiF�S011 OAF Soo IAT s fj PONT OF BE(711lM, THE WEST HALF I GAM ECEN aWSION N 4, S LAKE WogkGTCFAS PER PLAT RECORDED IN VOLUME 11 OF PLATS, PAGE SL MXADS OFOF E RAT C ihoWiA+o 1ERRrC LAS PER PLAT RECORDED N 40UHE r OF PLATS, PAGE A RECODS OF KW CONTY. EXCEPT THE WEST 96.16 FEET mpEOF. . �Tu Iw■�n SURVE3 TR TH LA 15 R WA SEAT LE, WASH (206) 332-080 ENGINE[ BRANT A. SCHA SCHWEIKL AND 705 SOUTH 9TF TACOMA, WASHI (253) 272-445 TOTAL 308,616 SF NUMBEF 31 ZONING R-4 SINGLE F. (HOSIER ANNEX D IT' MAXIMUM CODE PROPOSED DEN MINIMUM LOT 1 = LOT 2 = LOT 3 = LOT 4 = BUILDINI LOT 1 = LOT 2 = LOT 3= LOT 4 = IMPERVI 15 177 GF CITY FIILE NO- BECLAN PLACE PRELIMINARY PLAT A PORTION OF THE NW 114 OF THE WE 1/4 OF SEC 15, TWP 23 K HOE 5 E. WM CITY OF RENTON, KNO COUNTY, WASHINGTON PRELIMINARY MATERIAL EARTHWORK IMPORT/EXPORT QUANTITIES TR v;': !.SF WORK AREA aRALPHIC SCALE ........ ...... 28\ VICHTT MAP kj<k*" s SITE ADDRESS OWNERIAGENT WE sm sm wmm. moscm *129 51145111 SIM RUMN, WA9*WM IM 1 PARCEL NUMBERS (42s) 4 URVEYOR 152305M 2 7 q21 11 mNN,mlsowl ME NMTH C" "WfK K W., I 7 47 5F 1.4mg. 7, 6 13 SF 152-Mr/ils 157. Y" wAy. wz 3m %im SUIRF, W&MR01 NW (m) in -Dow LEGAL DESCRIPTION ENG"ER w0 sarow l, w �nmn PI1 L z f, =Al 0 Wj(H. to sTREU. WE 3(13 !q MC011k ASHMIN Rd4W ke w, So m r tt K IRS OF n (253} 272-WI w z M �Cd KQU T �W M 1� 13 lil "R � 6 A Ka 0�. �m� A z TOTAL PROJECT AREA > U�V X WN 01 MT rN jw.olb V (465 Ami) > NUMBER OF LOTS 14 1, Am S, .7j, k.;, < 7. BMW 7�6w sr Z.v 01 i IS XW II Ik�l $0 7 2,MSF uw $f r 2ND STREET PLAN VIEW I -T 04W MWAM MA M6101 114 DENSFrY C) =0 M WaU - 5 MM LOVIIAM MWMK MR Q*W r" PEN411 �ff - 493 DMUN tMIS/AM 4—, ANNUM. LOT SIZE aX%ft WM PAWL W 1K 3d* sr , =1=Qrw1wnx3"ww AmMmomAw BUILDING SETBACKS fmr 15 JIM KM Fdr Owl D (Kmmx tn 5 FEft E SOL (COW Lon _ '5 FEET E NAM gm XK,= 4wr =7" APNY .—Nwmw This is an actual photo of the attached home design that was constructed on a 5152 Square Foot Corner lot next to the Point Neighborhood in the CITY OF RENTON. The corner lot of Beclan Place is an 7684 Square Foot lot. OASchweikl & Associates, P llc Civil Engineering, Project Managemew and Consulting May 25, 2007 Ms. Jill Ding Senior Planner City of Renton 1005 South Grady Way Renton, Washington 98055 Project: Beclan Place - Preliminary Plat LUA07-041, PP, ECF 705 soot, 9th sweet, Suite 303 Tacoma,WA 90405 Phone:(253) 272-4451 Fax (252) 272-4495 RE: Request for Modification of the Public Right -of -Way to 42 feet This request is in response to the City of Renton Notice of Incomplete Application letter, dated April 27, 2007. This constitutes our formal request for modification of the public right-of-way (ROW) is in compliance the Renton Municipal Code (RMC) 4-9-250. The following is a narrative that describes the supporting arguments for our formal request to reduce the public right-of-way width to 42 feet. The reduction of the public right-of-way from 50 feet to 42 feet will not reduce the services, benefits or function of the right -way to the public and meets the intent and purpose of the code. 2. The reduction would meet the safety, appearance, environmental protection and maintainability of intended by the code_ 3. The reduction of the right-of-way width would not be injurious to other properties or create adverse impacts to other properties since many of the surrounding properties have also incorporated the 42 foot wide right-of-way's into their communities. Therefore the reduction in the right-of-way width will be harmonious with respect to the surrounding communities. We would wish that you consider your request with respect and reverence to the specific supporting arguments provided. If you should have any questions or require additional information please do not hesitate to contact me, Brant A. Schweikl, at (253) 272-4451, and I will provide you with the information that you require. PAY Brant A. Schweikl, PE Managing Member Cc_ Steve Beck, Amberwood LLC Craig Landon, Landon Properties Jill Ding - Becland Place Alley Layout _ Page 1 From: Jill Ding To: Henning, Jennifer; Watts, Neil Date: 05/25/2007 7.23:20 AM Subject: Becland Place Alley Layout I spoke with Steve Beck regarding the requirement for an alley layout. He wanted to know what kind of information he could give us to show that an alley layout was not feasible. I suggested that he look at trying to retain trees (currently he is not proposing to retain any trees). If he were retaining trees where the alley would have been, I told him that we would likely support his layout as we'd rather have the trees retained in the R-4 than have an alley loaded layout (this is consistent with what we did for Highlands Park and Shy Creek both R-4 plats that were not required to provide alleys). He's going to go back to his engineer to have a tree retention plan drawn up and will submit an addendum to his last letter justifying the proposed layout due to the retention of trees. Is this an acceptable solution? Jill K. Ding Senior Planner City of Renton 1055 S Grady Way Renton, WA 98055 jding@ci.renton.wa.us Ph: (425) 430-7219 Fx: (425) 430-7300 CC: Lind, Rebecca; Pietsch, Alexander - ---- --- �_...--- - --- ---- - - - Jill Ding - Beclan Place Alley Requiremen Page 1 From: Jill Ding To: stevebeck@johnlscott.com Date: 05/22/2007 1:28:39 PM Subject: Beclan Place Alley Requirement Steve, We've reviewed the letter you submitted dated May 11, 2007 by Schweikl and Associates to exempt Beclan Place from the requirement for an alley loaded layout. The letter gave some specific examples as to why alley an alley layout is not the most efficient layout in an R-4 zoned subdivision as far as protecting private open space for backyards. The letter also noted that impervious surfaces would increase on the project site and that the alley requirement results in an overall reduction in the residential density that would be accommodated on the project site. However, the City's regulations state that an alley layout is the preferred street pattern and that before a plat without an alley is approved the Reviewing Official must determine that an alley layout is not feasible. The letter provided gives examples as to how an alley layout is not preferrable in general, however it does not determine that an alley loaded design is not feasible on the project site. Here are the options that you've got right now as I see it, proceed with the design as orginally submitted (provided all the other issues are addressed in my April 27th letter to you) and staff will be recommending approval of the plat with the condition that you revise the plat to provide an alley (this allows you to make your case for not having an alley to the hearing examiner, although you incur some risk not knowing what the decision will be); the discussion of the alley requirement is on the Strategic Planning docket and may result in a code change, which you could wait for; or you could redesign the plat to show an alley loaded layout. I realize that these none of these options will appear attractive to you right now and would be happy to further discuss this issue with you. Regards, Jill K. Ding Senior Planner City of Renton 1055 S Grady Way Renton, WA 98055 jding@ci.renton.wa.us Ph: (425) 430-7219 Fx: (425) 430-7300 CC: Henning, Jennifer; Lind, Rebecca; Pietsch, Alexander; Watts, Neil Schweihl & As,�oc iatt.s, pllc Civil Angineering Projec! Manag-vJ :,,,,i Olffldling May 11, 2007 Ms. Jennifer Henning Current Planning Manager City of Renton 1005 South Grady Way Renton, Washington 98055 And Ms. Jill Ding Senior Planner City of Renton 1005 South Grady Way Renton, Washington 98055 MAY 15 2007 ECEIVEC Project: Beclan Place - Preliminary Plat LUA07-041, PP, ECF RE: Exemption from Alley Configuration Design 705 South 9th Street, Suite 303 Taco+na,WA 98405 Phone: (253) 272-4451 Fax (252)272-4495 This request is in response to the City of Menton Notice of Incomplete Application, dated April 27, 2007. Our Request for Exemption is from the Renton Municipal Code (RMC) 4-7-150E.5, which states that "Alley access is the preferred street pattern". Currently our plat design incorporates the most efficient street system design that minimizes the area set aside for public right-of-way, while accessing the maximum number of proposed residential lots. The Beclan Place site plan that was presented at the Pre -Application Meeting and has been previously been reviewed with City Planning and Transportation staff, concerning internal public road alignment and coordinated with the ongoing design efforts of the developer's of the West toast Plat to the west-northwest of our project. There have been some minor proposed ali nment revisions to the internal road since the initial Pre -Application meeting that were incorporated through design sketches provided by the Traffic Division to enhance the circulation and geometry on the proposed public street. The following is a narrative that describes the supporting arguments for our formal request to not provide alley access as the street design layout. 1. The use of alley access is not conducive to the suburban style concept of the existing single-family R4 zone. It B a distinct departure from the widely accepted and popular suburban single-family lot configuration of having a larger more contiguous secure backyard area for private outdoor recreational opportunities. The alley concept obviously requires that large portions. if trot all of the secure outdoor recreational space in the rear of the house be surrendered and displaced by the garage and driveway which are accessed from the alley. Although this is potentially at best an equivalent area exchange from the front to the rear of the home, it is still a loss of secure outdoor recreational area since the front yards are currently not securable under most city municipal codes. The affects of the loss of secure outdoor recreational area is most significantly felt when considering the care/overseeing of the safety and welfare of children and their available play opportunities near the home. 2. The current preliminary plat Jot layout incorporates the minimal amount of impervious street surface to service the nurnber of lots proposed under the five dwelling units per acre zoning allowed. By minirrrizing the street impervious surface the project generates smaller developed storm"yater runoff peak flows and a smaller volume of total runoff that would has to be cotive'-ed downstream through the existing downstream conveyance system and natural stream courses. The site is located in a City of Renton Level Two Flow Control Area that discharges to the stream that runs through the Maplewood Golf Course. We understand that the stream has experience periods of elevated flows that have caused minor tlooding during periods of heavy precipitation. The addition of the alleys would drastically e increase the overall percentage of impervious surface per residential unit and therefore a corresponding increase in peak flows and total runoff volume. The increased impervious surface cuverage to service a smaller number of proposed residential single-family structures would obviously increase the net runoff per residential unit and has a consequence of also decreasing the available pervious lawn and landscaping areas. These areas absorb surface runoff and dissipate it to the beneficial shallow ground water table. The shallow groundwater flows are the long duration flows that make up the base stream flows that are most significantly altered by the inevitable affects development due to the inability of runoff to be absorbed. These shallow groundwater flows are independent fiorn providing additional flow control detention volume and are solely dictated by the remaining available pervious surface on the site. Our proposed preliminary plat and street layout attempts to both limit the amount of necessary impervious road surface to a bare minimum necessary to service the proposed homes. It also provides the maxirnurn the amount of pervious surface to remain in our zoning will offering a comparable housing product consistent with the surrounding neighborhood. 3. The use of alleys also creates ditticulty in securing the home/garage with respect to the less visible alley side of the lot since the day to day focus of life reverts to the inside of the home and the front of the house The fact that there is far less utilization of the rear of the lot in an alley configuration since the active recreational space in the rear 0 of the home has been reduced, or eliminated, there is less opportunity for home owner oversight of the rear yard and alley The.. alley configuration also has considerably much less potential for community block watch observation in the narrower less traveled alleys, lending themselves to the creation of situations for increased criminal activity. It has also been noted by emergency responders and fire marshal organizations that have alley type developments in their jurisdictional areas that there is less clear vehicle path access in the "out of sight alley" confrgur ations. With sense that the alley is not generally visible to the public there is an increased potential to accumulate any number of odd seldom used `keepsakes" that over time seem to amass and a potential for a fleet sometimes mobile collection of randomly parked vehicles. The alleys with their propensity for potential vehicular access blockages therefore have proven to be areas that cannot be relied upon for utilization by emergency vehicles for access in responding to life and death instances. In some east's the unknowing use of the alley may create situations where there would be increased levels of potential hazards and crucial loss of response time either by the responders or the public that may require assistance. 4. The use of the alley configurations will increase the require amount of flow control detention volume for the proposed development. As previously stated in Argument 3 above, the increased flow control detention facility costs required to access a less dense development drives the cost development of the final single-family product up substantially. The increased infrastructure costs are hidden and provide no tangible or perceivable benefit to the homemxner The increased cost of development is ultimately passed directly to the fixture purchaser of the dwelling unit. With the necessity to now charge a greater amount for the same product it could thereby decrease the number of citizens that could qualify to purchase the new homes. The formerly medium priced housing that is being affected by the use of the alley concept may now be out of reach for a portion of the medium income tamilv's and may also ultimately translate to a less diverse socio-economic community S. In general the alley configuration provides less design opportunity to preserve the existing mature significant trees in those areas that would be required for the installation of the alley and its associated shoulders and driveway accesses_ Without alleys the engineer and landscape architect have a significantly greater potential to transition grades within small distances with less disturbance. Alleys are required to meet road design guidelines that mandate an increased disturbance of existing trees and a greater requirement for an area of alteration to incorporate the infrastructure. 6. The Owner's civil engineer for this specific project has already performed the hydraulic flow control detention analysis for the plat and Owner's entered into an agreement with the owner's of the Shy ('reek plat to the south of our project to lower the proposed storm drainage system in Horluiam Avenue NE to accommodate the discharge from our proposed underground detention vault. The approved offshe public improvement plans have already been revised with the approval and review of the City of Renton public works engineering personnel and construction is imminent. The City of Renton Municipal Code directs this plat seek to incorporate the application of alleys and it is our contention that the increased impervious surface and loss of density per acre that would be realized by such a proposal is not either practical or efficient design in light of the Growth Managernent Act (GMA) mandates and several environmental and quality of life issues express above. We would wish that you consider your request with respect and reverence to the specific supporting arguments provided. It i, anticipated that you will come to the conclusion that our plat design as provide in our preliminary plat submittal package provides the best possible configuration for the comfort and safety of the community and achieves a more environmentally sound approach to the downstream basin and surrounding community. If you should have any questions or require additional information please do not hesitate to contact me, Brant A. Schweik 1, at 1 ? 53) 272-4451, and I will provide you with the information that you require. 'ILio L, r Brant A. Schweikl, PE Managing Member Cc: Rebecca Lind, City of Rent ern Neil Watts, City of Renton Alex Pietsch, City of Renton Steve Beck, Amberwood I.I.0 Craig Landon, Landon Properties r , /-titer • v IN Kathy Keolker, Mayor April 27, 2007 Brant A. Schweikl Schweikl & Associates, PLLC 705 S 91" Street, Suite #303 Tacoma, WA 98405 CITY )F RENTON Planning/Building/PublicWorks Department Gregg Zimmerman P.E., Administrator RE: Beclan Place Preliminary Plat Notice of Incomplete Application File No. LUA07-041, PP, ECF Dear Mr. Schweikl: After reviewing the materials submitted for the Beclan Place Preliminary Plat application, staff has determined that the application is incomplete according to the City's submittal requirements as outlined in RMC 4-8-120C. The following information is required to accept the application as complete: 1. Secondary Review of the Submitted Wetland Report. Please contact one of the pre -approved consultants from the attached roster to conduct a secondary review of the submitted wetland report prepared by Alder NW. Once the secondary review has been completed, please provide me with a copy of the written review. 2. Modification for proposed right-of-way width reduction. The proposed 42- foot right-of-way is less than the minimum right-of-way width of 50 feet that is required; please request a modification for a reduced right-of-way. The written request should address the criteria outlined in RMC 4-9-250D (attached). 3. Revised Preliminary Plat Map. The submitted preliminary plat map shall be revised to show an alley loaded layout, as alley access is the City's preferred street pattern per RMC 4-7-150E.5; and the lot width of proposed Lot 20 should be revised to comply with the minimum lot width of 70 feet that is required. 1055 South Grady Way - Renton, Washington 98057 ® This paper contains 50-/ ecydLd material. 30% past consumer RENTON AHEAD VF THE CURVE. Bee Ian Place Preliminary 1 Notice of Incomplete Application LUA07-041, PP, ECF Page 2 of 2 Please submit 5 copies of the secondary review letter of the wetland report, 5 copies of a written modification request, and 12 full size copies and 1 reduced S %2 inch by 11 inch PMT of a revised preliminary map. Once the above requested information is received, review of your application will begin. Feel free to contact me with any questions at (425) 434-7219. Sincerely, Jill K. Ding Senior Planner Enclosure cc: Craig & Catherine Landon, Kerwin & Heather Sneed / Owners Steve Beck / Applicant File City of Renton Wetland/Stream Consultant Roster For project sites with wetlands, streams, and/or their associated buffer areas, a wetland and/or stream study is required, prepared by a qualified professional. Per RMC 4-3- 050F7, when appropriate due to the type of critical areas, habitat, species present, or project area conditions, the Reviewing Official may require the applicant to fund analyses including evaluation by an independent qualified professional regarding the applicant's submitted analysis and the effectiveness of any proposed mitigating measures or programs, to include any recommendations as appropriate_ This shall be paid at the applicant's expense, and the Reviewing Official shall select the secondary review professional. The following is a list compiled by the City of Renton in alphabetical order of Wetland/Stream Consultants that are pre -qualified to prepare the initial critical areas studies and conduct a secondary review of wetland/stream studies, supplemental stream studies and mitigation plans for the City. L A.C. Kindig & Co. 4. Otak 12501 Bellevue -Redmond Road, Suite I 10 10230 NE Points Drive, Suite 400 Bellevue, WA 98005-2509 Kirkland, WA 98033 Telephone: (425) 638-0358 Telephone: (425) 822-4446 2. ESA Adoifson 5. Steward and Associates Contact: Ilon Logan 120 Avenue A, Suite D 5309 Shilshole Avenue NW, Suite 200 Snohomish, WA 98290 Seattle, WA 98107 Telephone: (360) 862-1255 Telephone: (206) 789-9658 3. Herrera Environmental Consultants Contact: Kittle Ford 2200 Sixth Avenue, Suite 1100 Seattle, WA 98121 Telephone: (206) 441-9080 6. The Watershed Company 750 Sixth Street South Kirkland, WA 98033 Telephone: (425) 822-5242 � r + 14. Conditions of Approval: The Review- ing Official may prescribe any conditions upon the variance deemed to be necessary and required. (Amid. Ord. 4835, 3-27-2000) 15. Finalization: (Reserved) 16. Expiration of Variance Approval: Any variance granted by the Reviewing Official, unless otherwise specified in writing, shall become null and void in the event that the ap- plicant or owner of the subject property for which a variance has been requested has failed to commence construction or otherwise implement effectively the variance granted within a period of two (2) years after such variance has been issued. For proper cause shown, an applicant may petition the Review- ing Official during the variance application re- view process, for an extension of the two (2) year period, specifying the reasons therefor The time may be extended but shall not ex- ceed one additional year in any event. (Amd. Ord. 4835, 3-27-2000; Ord. 4851, 8-7-2000) 17. Extension of Approval: For proper cause shown, an applicant may petition the Reviewing Official for an extension of the ap- proved expiration period established per sub- section D16 of this Section prior to the expiration of the time period, specifying the reasons therefor. The Reviewing Official may extend the time limit, but such extension shall not exceed one additional year in any event. (Ord. 3463, 8-11-1980; Amd.Ord. 4648, 1-6-1997; Ord. 4835, 3-27-2000; Ord. 4851, 8-7-2000; Ord. 5137, 4-25-2005) C. WAIVER PROCEDURES: 1. Authority for Waiver, General: (Re- served) 2. Authority for Waiver of Street Im- provements: The Planning/Bulding/Public Works Administrator or his/her designee may grant waiver of the installation of street im- provements subject to the determination that there is reasonable justification for such waiver. (Ord. 5156, 9-26-2005) 3. Application and Fee: Any application for such a waiver shall specify in detail the reason for such requested waiver and may contain such evidence including photographs, maps, and surveys as may be pertinent thereto. The 4-9-250D application fee shall be as specified in RMG 4-1-170, Land Use Review Fees. 4. Decision Criteria, General: (Reserved) 5. Decision Criteria for Waivers of Street improvements: Reasonable justification shall include but not be limited to the follow- ing: a. Required street improvements will al- ter an existing wetlands or stream, or have a negative impact on a shoreline's area. b. Existing steep topography would make required street improvements in- feasible. c. Required street improvements would have a negative impact on Other proper- ties, such as restricting available access. d. There are no similar improvements in the vicinity and there is little likelihood that the improvements will be needed or required in the next ten (10) years. e. In no case shall a waiver be granted unless it is shown that there will be no det- rimental effect on the public health, safety or welfare if the improvements are not in- stalled, and that the improvements are not needed for current or future develop- ment. (Ord. 5137, 4-25-2005) D. MODIFICATION PROCEDURES: 1. Application Time and Decision Au- thority: Modification from standards, either in whole or in part, shall be subject to review and decision by the Planning/Building/Public Works Department upon submittal in writing of jurisdiction for such modification. (Amd. Ord. 4777, 4-19-1999) 2. Decision Criteria: Whenever there are practical difficulties involved in carrying out the provisions of this Title, the Department Administrator may grant modifications for in- dividual cases provided he/she shall first find that a specific reason makes the strict letter of this Code impractical, that the intent and pur- pose of the governing land use designation of the Comprehensive Plan is met and that the modification is in conformity with the intent 9 - 79 (Revised 12/05) ' 4-9-250E and purpose of this Code, and that such mod- ification: a_ Substantially implements the policy direction of the policies and objectives of the Comprehensive Plan Land Use Ele- ment and the Community Design Ele- ment and the proposed modification is the minimum adjustment necessary to implement these policies and objectives; b. Will meet the objectives and safety, function, appearance, environmental pro- tection and maintainability intended by the Code requirements, based upon sound engineering judgment; c. Will not be injurious to other prop- erty(ies) in the vicinity; d. Conforms to the intent and purpose of the Code; e. Can be shown to be justified and re- quired for the use and situation intended; and f. Will not create adverse impacts to other property(ies) in the vicinity. (Ord. 4517, 5-8-1995; Ord. 5100, 11-1-2004) 3. Additional Decision Criteria Only for Center Office Residential 3 (COR 3) Zone: For a modification to special upper story set- back standards in the COR 3 zone, RMC 4-2-1206, the Department shall rely on the recommendations contained within the Re- port on Design Criteria for Modifications pre- pared by the Economic Development, Neighborhoods and Strategic Planning Ad- ministrator or designee as the basis for ap- proval or denial of the request. In addition to the criteria in subsection D2 of this Section, the request for modification in the COR 3 Zone requirements for upper story setbacks shall meet all of the following criteria: a. In comparison to the standard upper story setbacks, the proposed building de- sign will achieve the same or better re- sults in terms of solar access to the public shoreline trails/open space and publicly accessible plazas; the building will allow access to sunlight along the public trail/ open space system and plazas abutting the shoreline during daytime and sea- sonal periods projected for peak utiliza- tion by pedestrians. b. The building will create a step in per- ceived height, bulk and scale in compari- son to buildings surrounding the subject building. (Amd_ Ord. 4802, 10-25-1999; Ord. 5100, 11-1-2004; Ord. 5137, 4-25-2005) E. ALTERNATE PROCEDURES: 1. Authority: The provisions of this Title are not intended to prevent the use of any mate- rial or method of construction or aquifer pro- tection not specifically prescribed by this Title, provided any alternate has been ap- proved and its use authorized by the Plan- ning/Building/Public Works Administrator. 2. Decision Criteria: The Administrator may approve any such alternate, provided he/she finds that the proposed design and/or methodology is satisfactory and complies with the provisions of this Title and that the material, method or work offered is, for the purpose intended, at least the equivalent of that prescribed in this Title in suitability, strength, effectiveness, durability, safety, maintainability and environmental protection. (Amd. Ord. 4851, 8-7-2000) 3. Substantiation: The Department Admin- istrator shall require that sufficient evidence or proof be submitted to substantiate any claims that may be made regarding its use. (Amd. Ord. 4851, 8-7-2000) 4. Record of Decision: The details of any action granting approval of an alternate shall be written and entered in the files of the Code enforcement agency. (Ord. 4367, 9-14-1992; Ord. 5137, 4-25-2005) F. ABSENCE OF VALID SCIENTIFIC INFORMATION: Where there is an absence of valid scientific infor- mation or incomplete scientific information relat- ing to a critical area leading to uncertainty about the risk to critical area function of permitting an al- teration of or impact to the critical area, the Re- sponsible Official shall: 1. Take a "precautionary or a no -risk ap- proach" that appropriately limits development (Revised 12/05) 9 - 80 • V7-c)3i City of RentonLAND USE PERMIT. API � b Aw MA.ST8"-.R..APPLI-CATILO'W"i.��,�"*":-!1"-_ !WIN ,ADDRESS: Dll Y: ZIP: Tt. EPHONE NUMBER: NAME: co t �pPEE®Y. r 1 A1DRESS: � � , t ctr:C ZIP: TIr LERHOW NUMSER .. • -+ p4A. tvAl+ RT COMPANY Pf eOPllr I !!Sc Ow 5 1 V-L I &,-, MT-S, P-L, ADDRESS: G7C=G Ct"4 CI A44 VA . ZIP: 6 4&5 ` ?L,,EPHONE NUMBER AND E-MAID A�DORESS;3 �7Z—� SECT INFORMATION WA%VMeF.ITi"QLLiN UNITS 1,-j5U 4applicablej: QUARE FOOTAGE OF PROPOSED RESI E E IAL�tr�,rj� ILDINGS.(if. applicable): :S{1CJARE FOOTAGE OF EXISTING -RESIDE 4TIAL WILDINGS TO. REMAIN (if applicable): -SODARE FOOTAGE OF PROPOS D NON- f ESIDENTIAL BUILDdNGS (Jf.applicable): SQUARE FOOTAGE OF EXISTING NON -RE I BUILDINGST0'-R.EMNN (if applicable): #ENTIAL il�r ::NET FL400R�AREkOf 1=RE-S UILD.INGS (if XIAL .NUItR.OF EMPLOYE44: TO BE EMP OY D BY.THE :NEW -PROJECT.(ff 4pol6able): p. PROJECT VALUE: IS THE SITE LOCATED IN ANY TYPE OF .ENVIRONMENTALLY CRITICAL AREA,'PLEASE INCLUDE SQUARE FOOTAGE (ii applicable): ❑ AOUIFEiR-PROTECTiON AREA ONE ❑ AQUiFIE R'PROTECTION AREA TWO ❑ FLOOD HAZARD'AREA sq.1t. ❑ GE.OLOGIC HAZARD aq; ft. 13 HABITAT CON6ERVATIoN $q, ft: a SHORELINE'STREAMS AND LAKES a4 it. ETLANDa LEOGA7:t ESOAIPTION ClF•PRQPERTY Attach ! al desert .tlotn ISITUATE1N n.ae agate sheet w:itltl the 1ollowin .inforrria#ton inn' ItAded THE QU TITER OF 'SECTION ,6, TOWNSHIP-. RAfVQE� IN THE CITY. OF RENTON,KING COUNTY, WASHINGTON, TY E OF APPLICATION & .FEES List all land use applications being japplied for: 1.Esalm1IJw+ 3. r 2. &View . 4. Sfaf#-wiq.cafoplafe-appkable fees: nd. postage: $_ A FIDAVIT OF OWNERSHIP I K- 4A" eYVCRTA.4�0-A)Al; Namals), dWare that i am (please check 4me) . Me current c�[.the P dy iFl ftris eppllcation or the authorized Fooresentative to act f& L&00qWaftn (pleas. a#wh prop a(: a "an lFt fte loregcslitq nis NW lui wntainec3.end the lrt MI&O m heFM th are in al respects true and correct tQ *00fic ;t. iii r` � b elief. 1 certify that 1.lumw or have satisfacbry: ev1dence thgh 6� /4t �t �r4atl{�ION` signed this ireMnant and. acknowledged it to be his/her/th_eir free.wW vd act*x th , - uses arid. purposes mentioned in ft-kwtrurnent ,�� j/ f v- 6= 7� nn i (Signature of Owner/Representative) It /30 Notary Publkria and forft State of Washington ws i A �L� (Slprftia of CrwneF/AeRr etative) i A� �yff ) , S�'1D-.�,�0= Nataty 4print) My appointment axpires: 22PERT.Y OWNER(S) VF -Z79 AG7 -B TELEPHONE NUMBFA: r ROPE OWNER(S). NAME: ADDRESS: 9 TELEPHONE NUMBER: 1- i'J- PROPERTY .�im -. ADDRESS: � .. ��.lCi-}� A\) CITY: ZIP: J TELEPHONE NUMBER: VZs 22 c� DEVELOPMENT SERVICES DIVISION WAIVER OF SUBMITTAL REQUIREMENTS FOR LAND USE APPLICATIONS This requirement may be waived by: 1. Property Services Section 2. Public Works Plan Review Section 3. Building Section 4. Development Planning Section PROJECTNAME: DATE:4 1 r L APR t6(107 0:1WEB1PW1aEVSERV1Forms\Planninglwaiverofsubmitt2lregs 9-06.xls 09106 04/1112006 TUB 10-15 rAx 4254307300 City of Renton DS/HD148Y lao 01 / 0 0 1 DEVELOPMENT SERVICES DIVISION WAIVER OF SUBMITTAL REQUIREMENTS FOR LAND USE APPLICATIONS N *EQUIREMENTS: ... ... . ........... ........... ....... .. ... ... ... ... 'COMMEWS- Parking, Lot Coverage & Landscaping Analysis a .. ......... ..... .. ..... .. .. . .. . ........... . Plat Nam Reservatan .. ... ..... ... ........... ... . . ... .... . .... ... PreappilcatIon Meeting Summary 4 kblk Wqft.A Rehabilitation Phan 4 Sveening Detail 4 ..... ...... ......... .... ............... ... ... Sile Plan 2 AND 4 Sbiirtyijet ' �8101iw:. Stream or Lake Study, Supplementid 4 Street Profiles 2 7!Me . . .... . ....... .. . ... .... . ....... .. .... Topography Maps TI'C fly. ... . .... ...... ....... Tree Cutting&and Clewing Plan V6.061i-idsn.Oveft.­District Re . .. . .......... Utilities Plan, Genwatbmd it ... .... .... .......... Wetlands Mitigation Plan, Preliminary 4 :1.111 1 . ........ . I :.,. -.1 1. .:- :::". . . .. - . !:: .... ::.: .... ..................... ....... ...... .... I ... ...................... .... ....... .... Applicant Agreement Statement 2 Am s loventofy of Existing Sites 2AW3 Lease Agreement, Draft xAm 3 Map of Existing Site CWborm 2 AKD 3 Map of View Area 2AW3 Ph"Imulations 2AW3 This requirement may be waived by: 1. Property Services SeMn 2. Public Works Plan Review Section 3, Building Section 4. Deve4ment Planning Section aWffEPW0FVSEFtWcr=Vft PROJECT NAME. --;�Q--LCk,— R(XC-e DATE: to PozW Fax Note ?Vj #of DE0 Paw !&:Aw e 'J J I CMIDWL cm r1'x I,&- 6-1 F- 0 %Z5-112Q,7100 9/IWM I DENSITY I WORKSHEET , City of Renton Development Services Division 1055 South Grady Way -Renton, WA 98055 Phone: 425-430-72DO Fax: 425430-7231 1. Gross area of property: 1. a 1 6square feet 2. Deductions: Certain areas are excluded from density calculations. These Include: Public streets** Private access easements** Critical Areas* Total.excluded area: 3. Subtract° Hne 2-from lime 7 for net area: 4. Divide.tine 3 by 43,560 for net acreage: 5. Number of dwelling units or lots planned: 6. Divide line 5 by line 4 for net density: 27,552 square feet fsquare feet 31 Z square feet 2. 3q, 6,0--3 square feet. 3.- : 277 3 " 3 3 square feet 4. 6,2q acres 5. 31 unitsllots 6. LO 3 = dwelling unh/acre *Crlticai Areas are defined as "Areas determined by the City to be not suitable for development and which are subject to the City's Critical Areas Regulations Including very high landslide areas, protected slopes, wetlands or floodways." Critical areas buffers are not deducted/excluded. ** Alleys (public or Private) do not have to be excluded. Q:IwEWWDE VSERWWor NP]awingldmsity.ax Lwt Via: l t108 M4 1 CITY OF RENTON MEMO PUBLIC WORKS To: Jill Ding From: Juliana Fries Date: February 22, 2006 Subject: Pre Application Review Comments PREAPP No. 06-015 Mosier Preliminary Plat NOTE ON PRELDIINARY REVIEW COMMENTS CONTAINED IN THIS REPORT: The following comments on development and permitting isiues are based on the pre -application submittals made to the City of Renton by the applicant. The applicant is cautioned that information contained in this summary may be subject to modification and/or concurrence by official decision makers (e.g. Hearing Examiner, Boards of Adjustment, Board of Public Works and City Council). Review comments may also need to be revised based on site planning and other design changes required by the City or made by the applicant. I have reviewed the preliminary application for this 324ot plat, located at the NW corner of NE 2"d St and Jericho Ave NE and have the following comments: WATER 1. The proposed development is within the water service area of Water District 90 (WD 90). The applicant shall obtain a certificate of water availability from the District and provide it Ftz -� the City prior to the approval of the proposed project. A fire flow analyses will be required to verify that the District's system can provide a minimum of 1,000 gpm of available fire flow per fire hydrant. Fire hydrants shall be within 300 Feet of the buildings. Results of analysis shall be submitted to the City along with the certificate of water availability to ensure that adequate flow rate and pressure is available to serve the development. 2. The proposed project is located outside an Aquifer Protection Zone. 5L SANITARY SEWER 1. There is an 8" sewer main along the norther, portion of the site with Jericho Ave NE Drawing S-29730). Invert Elevation is around 423 and RIM 430. These elevations shall be confirmed by the applicant. 2. There is a sewer main in NE 2"d St (approximately 200-foot east of the site - Drawing S- 29730). Invert Elevation is around 412 and RIM 422. These elevations shall be confirmed by the applicant. 3. There is a sewer main under construction along NE 2"d St (approximately 700-foot west of the site — Drawing 3265). As -built are not available yet. 4. A sewer main extension within the internal new road, along the frontage of the site with: Jericho Ave NE, NE 2"d St and Hoquiam Ave NE will be required. 5. Existing septic systems shall be abandoned in accordance with King County Health Department prior to recording of the plat. Mosier Preliminary Plat 02/22/2006 Page 2 6. This parcel is subject to the East Renton Interceptor Special Assessment District (SAD). Fees are $224.52 per lot + interest. As of 2123/06 ERI fees are $ 313.23 per lot. The fee is capped at $316.80/lot. Fees are collected at the time the utility construction permit is issued. 7. The Sanitary Sewer System Development Charges (SDC) is $1,017 per lot. The fee is payable at the time the utility construction permit is issued. SURFA E WATE 1. The site drains to Maplewood Creek. 2. A storm drainage plan and drainage report is required ,with the formal application for the project Due to downstream flooding and erosion problems, staff is recommending a SEPA condition requiring this project to comply with the 2005 King County Surface Water Design Manual to meet both detention (Level 2 flow control) and water quality improvements. 3. The Surface Water System Development Charges (SDC) is $759.00 per lot. The fee is payable at the time the utility construction permit is issued.. TRANSPORTATION 1. The traffic mitigation fee of $75 per additional generated trip shall be assessed per single family home at a rate of 9.57rtrips per house. 2. All lot corners at intersections of dedicated public right-of-way shall have a minimum radius 15 feet. 3. Street improvements including, but not limited to paving, sidewalks, curb and gutter, storm drain, landscape, street lighting and street signs will be required along the frontage of the parcels with Jericho Ave NE. The face of new curb shall be located 18 feet from right-of- way centerline. 4. Street improvements including, but not limited to paving, sidewalks, curb and gutter, storm drain, landscape, street lighting and street signs will be required along the frontage of the parcels with NE 2' St. The face of new curb shall be located 16 feet from right-of-way centerline. 5. Street improvements including, but not limited to paving, sidewalks, curb and gutter, storm drain, landscape, street lighting and street signs will be required along the frontage of the parcels with Hoquiam Ave NE. Frontage improvements and alignment to be determined. 6. Street improvements including, but not limited to paving, sidewalks, curb and gutter, storm drain, landscape, street lighting and street signs will be required along new street interior to the plat. 7. All wire utilities shall be installed underground per the City of Renton Under grounding Ordinance. GENERAL COMMENTS 1. The fee for review and inspection of these improvements is 5% of the first $100,000 of the estimated construction costs; 4% of anything over $100,000 but less than $200,000, and 3% of anything over $200,000. Half the fee must be paid upon application. CC: Kayren Kittrick CITY OF RENTON Planning/Building/Public Works MEMORANDUM DATE: February 23, 2006 TO: Pre -Application File No. 06-015 FROM: Jill K. Ding, Associate Planner x7219 SUBJECT: Mosier Place Preliminary Plat General: We have completed a preliminary review of the pre -application for the above -referenced development proposal. The following comments on development and permitting issues are based on the pre -application submittals made to the City of Renton by the applicant and the codes in effect on the date of review. The applicant is cautioned that information contained in this summary may be subject to modification and/or concurrence by official decision -makers (e.g., Hearing Examiner, Zoning Administrator, Plan ningBuilding/Public Works Administrator, and City Council). Review comments may also need to be revised based on site planning and other design changes required by City staff or made by the applicant. The applicant Is encouraged to review all applicable sections of the Renton Municipal Code. The Development Regulations are available for purchase for $50.00 plus tax, from the Finance Division on the first floor of City Halt'. Project Proposal: The subject site consists of 4 parcels and Is located at the northwest Intersection of Jericho Avenue NE and NE 2"d Street (PID # 1523059065, 1523059064, 1523059090, and 1523059116)_ The subject site was previously located within the Mosier annexation area. The proposal is to subdivide 4 parcels totaling 7.07 acres into 32 kits, and 2 tracts. Two existing residences are proposed to remain on Lots 2 and IS. The two proposed tracts would serve as stormwater detention ponds. Zoning/Density Requirements: The subject site is located within the Residential — 4 du/ac (13-4) zoning designation. The method of calculating net density has been revised in the new code and is as follows: A calculation of the number of housing units and/or lots that mw/d be alknved on a property after critical areas and public rights -of way and legally recorded private access easements are subtracted from L the gross area (gross acres minus streets and crr7lael areas multiplied by allowable housing units per acre)_ Required cnlical area buffers and public and private alleys shall not be subtracted hun gross acres for the purpose,of net density calculations. The density range required in the R-4 zone is no minimum to a maximum of 4.0 dwelling units per acre (du/ac). However, Condition 13 of the R-4 development standards provides that properties which are located within the Mosier annexation area and are developed within 5 years of preliminary plat approval and/or annexation may be permitted a maximum density of 5.0 dwelling units per acre. The project area is located within the Mosier annexation area and is therefore permitted a maximum residential density of 5.0 didec per Cond. #13 (attached). The areas to be located within dedicated public rights -of -way and private access easements were not provided with the pre -application materials, therefore staff was unable to calculate the density of the proposed plat. All square footages of areas to be deducted (private access easements, public roads) must be provided at the time of formal land use application. Development Standards: Minimum Lot Sip. Width and Depth -- The minimum lot size is 8,000 sq. ft. except where small lot clusters are allowed. The minimum lot width is 70 ft. for interior lots and 80 ft. for comer lots and 80 ft. for the minimum lot depth. Condition #13 allows a minimum lot size of 7,200 sq. ft. Minimum lot width of 60 ft. for Interior lots and 70 ft. for comer lots. The minimum lot depth is 70 ft. Land area included in private access easements must not be included in lot area calculations. Please provide both the gross and net square footage of each lot at the time of formal land use application. No lot areas were submitted with the pro -application materials. The proposed lots appear to comply with the minimum width and depth requirements. Building tandards — The R-4 zone restricts building height to 30 feet and 2-stories for standard roofs. For roofs having a pitch greater than 3/12, two stories and up to 35 ft. in height would be permitted These would be reviewed at the time of individual building permit submittal for compliance. Maximum building coverage is 35°/a or 2,500 sq. ft. whichever is greater for lots greater than 5,000 sq. ft. in area and 50% for lots less than 5,000 sq. ft. in area. Setbacks — Setbacks are the minimum required distance between the building footprint and the property line and any private access easement. The required setbacks in the R-4 zone are as follows: Minimum front yard is 30 feet. For side yards along a street, the setback is 20 feet. Side yards (interior lots) have 15 foot combined setbackw with a minimum of 5 ft. for any side. The rear yard is a minimum of 25 feet setback. Condition #13 allows a minimum front yard of 15 ft. for the primary structure and 20 ft. for garages. The side yard along a street the setback is 15 ft. and 5 ft. Interior side yards. The lots utilizing a private access easement will need to measure the front yard setbacks from the edge of the access easement, In addition lots with side yards abutting an access easement shall provide the required side yard along a street setback from the edge of the access easement. The existing residence on proposed Lot 19 appears to comply with the required setback areas, however the existing residence on proposed Lot 2 would not comply with the required rear yard .setbacks. The preliminary plat shall be revised to provide a 25-foot rear yard setback for proposed Lot 2. All setbacks are to be dimensioned and shown on the preliminary plat plan, but are to be removed prior to recording. Access, Parking and Circulation: Access to lots is proposed via existing and a proposed residential access street to be dedicated for public use upon final plat recording. The proposed road connects to Hoquiam Avenue NE with Jericho Avenue NE. Alley access is the preferred street pattern for subdivisions, pursuant to RMC 4-7-150E.5. Prior to approval of a plat without alley access, an alley must be shown to be infeasible. The site appears adequate to accommodate alley access, and the applicant should revise the site plan accordingly. Private streets are allowed for access to six or less lots, with no more than 4 of the lots not abutting a public right-of-way. The street is to include a minimum easement width of 26 feet with 20 feet of paving. Private driveways may serve a maximum of two lots and must have a minimum easement width of 20 feet with 12 feet of paving. Addresses of lots along private streets are to be visible from the public street by provision of a sign stating all house numbers and is to be located at the intersection of the private street and the public street. Each lot is required to accommodate off street parking for a minimum of two vehicles per lot. In addition, appropriate shared maintenance and access agreement/easements will be required between lots with shared access. The proposed residential street would need to comply with the City's street standards, which require a minimum right-of-way width of 42 feet with 32 feet of paving, 5-foot sidewalks, curb, gutter and street lighting. PreO6-015 (R-4 324Dt pmHm. plat)Aoc Full street improvements (curb, gutter and 6-foot wide sidewalk) along the site's Jericho Avenue NE, Hoquiam Avenue NE, NE 2`d Street, and the proposed internal access frontages will be required for the plat. The applicant may elect to ask the Planning/Building/Public Works Administrator for a waiver or deferral for off site street improvements. Please contact Jan Illian at (425) 430-7216 for additional information regarding the waiver or deferral process. Driveway Grades: The maximum driveway slopes cannot exceed fifteen percent (15%), provided that driveways exceeding eight percent (8%) are to provide slotted drains at the lower -end of the driveway. If the grade exceeds 15%, a variance from the Planning/Building/Public Works Administrator is required. Landscaping and Open Space: For plats abutting non -arterial public streets, the minimum off -site landscaping is a five (5 ft.) wide irrigated or drought resistant landscape strip provided that if there is additional undeveloped right-of-way in excess of 5 ft., this also must be landscaped. For plats abutting principal, minor or collector arterials, the width increases to 10 ft. unless otherwise determined by the reviewing official during the subdivision process. A minimum of 5 feet of landscaping shall be required along the site's Jericho Avenue NE, NE 2nd Street, Hoqularm Avenue NE, and proposed Internal access street frontages provided if additional right-of-way In excess of 5 feet is present this also shall be landscaped. Tree requirements for plats include at least two (2) trees of a City approved species with a minimum caliper of 1 * inches per tree must be planted in the front yard or planting strip of every lot prior to building occupancy. A conceptual landscape plan must be provided with the formal land use application as prepared by a registered Landscape Architect, a certified nurseryman or other certified professional. The plan shall show the minimum 5-foot landscaping strip along the street frontage and two trees within the front yards or planting strips of each lot. ALL Significant Tree Retention: A tree inventory and a tree retention plan shall be provided with the formal Q land use application. The tree retention plan must show preservation of at least 25% of significant trees (those with a minimum diameter of 8' (evergreen) or 12" (deciduous) when measured four feet above grade), and indicate how proposed building footprints will be sited to accommodate preservation of significant trees that will be retained. The following species are exempted from the retention requirements outside of critical areas: • All Populus species including cottonwood (Populus trichocaMh), quaking aspen (Populus tremuloides), lombardy poplar (Populus nigra "Italics"), etc. • All Alnus species which includes red alder (Alnus oregona), black alder (Alnus glutinosa), white alder (Alnus rhambifolla), etc. • Salix species which includes weeping willow, (Salix babylonica), etc., unless along a stream bank and away from paved anus. * All Platanus species which include London plane tree (Platanus acerifolla), American sycamore, buttonwood (Platanus occider"is), etc. Sensitive Areas: A wetland is shown on an adjacent parcel that Is currently being developed. Staff has concerns that the wetland may extend onto the project site, therefore the applicant shall have a wetland biologist visit the project site to determine the presence or lack thereof of any wetlands. !f any wetlands are on site or within 100 ft. of the property, further review would be required as stated in the following. The applicant is required to provide a wetland delineation and report addressing the quality and size of the wetland(s). In addition, the report would need to include a discussion regarding impacts to the wetland, if any, from the proposed development. The required buffers will need to be shown. Any proposed modifications to the requirements must be clearly identified and justified (i.e. buffer averaging, etc.). Prc06-015 (R4 32-lot prelim. plat).doc The wetland report will need to be prepared by a quarified wetlands biologist and submitted with the formal land use application. For wetlands present, the applicable buffer widths based on the category of the wetland are required (Category i — 100 ft.: Category 2 — 50 ft., and Category 3 — 25 %). Due to the size of the wetland. the Army Corps of Engineers should be contacted to verify whether they have any jurisdiction over the wetland. Please refer to RMC 4-3-050.M. for additional regulations on wetlands. As outlined in the development regulations, a mitigation plan, five year monitoring, surety devices, etc. would be required. Environmental Review: The project would require SEPA review due to the number of lots of the proposed plat (greater than four dwelling units). The proposal would be brought to the Environmental Review Committee for review as ft is their charge to make threshold determinations for environmental checklists. Typically, mitigation of impacts is accomplished through fees related to issues such as transportation, fire and parks as well as measures to reduce impacts to environmental elements such as soils , streams, water, etc..: Permit Requirements: The project would require Preliminary Plat and Environmental (SEPA) Review. The review of these applications would be processed concurrently within an estimated time frame of 12 to 16 weeks. After the required notification period, the Environmental Review Committee would issue a Threshold Determination for the project. When the required two -week appeal period is completed, the project would go before the Hearing Examiner for a recommendation to the City Council on the Preliminary Plat. The Hearing Examiner's recommendation would be subject to two -week appeal periods. The application fee would be $2,000 for the Preliminary Plat and % of full fee for SEPA Review (Environmental Checklist) which is Ydependent on project value: less than $100,000 is $200 (112 of $400.00 full fee) and project value over $100,000 is a $500.00 fee (1/2 of $1000.00 full fee). The applicant will be required to install a public information sign on the property. Detailed information regarding the land use application submittal requirements is provided in the attached handouts. Once Preliminary Plat approval is obtained, the applicant must complete the required improvements and dedications, as well as satisfy any conditions of the preliminary approval before submitting for Final Plat review. The Final Plat process also requires City Council approval. Once final approval is received, the plat may be recorded. The newly created lots may only be sold after the plat has been recorded. Fees: In addition to the applicable building and construction permit fees, the following mitigation fees would be required prior to the recording of the plat. A Transportation Mitigation Fee based on $75.00 per each ngw average daily trip attributable to the project; and, • A Fire Mitigation Fee based on $488.00 per new single family lot, and, • A Parks Mitigation Fee based on $630.76 per new single family residence. A handout listing all of the City's Development related fees is included in the packet for your review. Consistency with the Comprehensive Plan: The existing development would be located within the Residential Low Density (RLD) Comprehensive Plan Land Use designation. The following proposed policies are applicable to the proposal: idential Low Density Policies Polley LU-26. Base development densities should range from 1 home per 10 acres to 5 homes per (net) acre in Residential Low Density except in areas with significant environmental constraints. Design and Im rovement-St ndards for Residential Areas Objective LU 1N: Provide more linkages within and between neighboftods by developing a system of residential streets, which serve both vehicles and pedestrians and creates a continuous, efficient, interconnected network of roads and pathways throughout the City without unduly increasing pass through traffic. Pollcy LU-70. Streets, sidewalks, pedestrian or bike paths in a neighborhood development should be arranged as an interconnecting network. The extensive or predominant use of cul-de-sacs and Pre06-015 (R-4 32-lot prelim. plst).doc pipestems should be discouraged for new development. A `flexible grid" pattem of streets and pathways should be used to connect adjacent and future development. Policy LU-76. To visuaW improve the public streetscape and the safety of perimeter sidewalks and facilitate off-street parking, construction of alleys providing rear access to service entries and garages should be encouraged. Policy LU-80. Land should be arranged in blocks divided into lots with all lots required to front on a public street or a park. Additional Comments: In advance of submitting the full application package, applicants are strongly encouraged to bring in one copy of each application material for a pre-screening to the customer service counter to help ensure that the application is complete prior to making all copies. cc: Jennifer Henning PreO6-015 (R4 32-lot prelim. plat).doc ck, X 4 FIRE DEPARTMENT M E M 0 R A N D U M DATE: February 14, 2006 TO: Jill Ding, Associate Planner FROM: James Gray, Assistant Fire Marshal SUBJECT: Mosier PI4 NE 2"' and Jericho Av . NE Fire Department Comments: I. A fire hydrant with 1000 GPM fire flow is required within 300 feet of all new single- family structures. If the building square footage exceeds 3600 square feet in area, the minimum fire flow increases to 1500 GPM and requires two hydrants within 300 feet of the structure. 2. A fire mitigation fee of $488.00 is required for all new single-family structures. 3. Fire department access roadways require a minimum 20-foot wide paved roadway. Fire department turnarounds are required for roads over 150 feet in length. 4. All building addresses shall be visible from a public street. Please feel free to contact me if you have any questions. 3- Onioslerplt.doc r, Old, SO 12 11 9P.: Llrfl-,M�l 01, W. C R-10 � R-8 C.a SE 132nd w i w cv SE t36th St. w JJI1I 1� co Y_ s� SE NEW �lm c � 0 7�q 41 cn SE 142nd St. w a G6 - 22 T23N RSE E 1/2 ZONING ---- ftaka cw unaft I P/Amw TIOMMAL =VIM u SE 145th PI. m —� 1*60" Fd 15 T23N R5E E 1/2— am FEE NO BECLAN, PLACE PRELIMINARY PLAT A PORTION OF THE NW 1/4 OF THE NE 1/4 OF SEC 15, TWP 2$ N, ROE S E, wm s CITY OF RENTON, KING COUNTY, WASMOTON ��� ter. -,r IL le - E- 4TH-ST WEST COAST r - - - ---oil -- r -_�-r �tsre�ri" r NE 2NQ STREET Z � �[ SHY CREEKIN N ki JN" sw OEM W+� V. N' 1 •f i wN�R� . 705 South 9th Street, Suite 303 ►5chweikl & Associates, pllc Tacoma,WA 98405 Civil Engineering, Project Management and Consulting Phone: (253) 272-4451 Fax: April 3, 2007 Project Narrative wm9 V i- Project: Beclan Place - Preliminary Plat The following project narrative is provided to the City of Renton as part of the Preliminary Plat submittal process for the proposed Beclan Place development project. The project is located at the northwest corner of the intersection of NE 2nd Street and Jericho Avenue NE. The proposed project consists of four existing parcels, (Parcel Numbers 1523059064, 1523059065, 1523059090 and 1523059116) which vary in size from .67 acres to 4.1 acres. Total area of the four parcels is 308,616 square feet (7.08 acres). The current City of Renton zoning classification is R-4 Single -Family Residential. Since the site was annexed into the City of Renton as part of the Mosier Annexation Area, it falls under Condition 413 of the R-4 zoning code. This allows the site to develop to a maximum code density of 5 dwelling units per acre instead of the normal 4 dwelling units per acre allowed for standard R-4 zoning. The preliminary plat lot layout incorporates the minimal amount of impervious street surface to service the number of lots proposed under the 5 dwelling units per acre zoning allowed. By minimizing the street impervious surface the project generates smaller developed storm water runoff peak flows and a smaller volume of total runoff that would have to be conveyed downstream through the existing downstream conveyance and natural stream courses. The City of Renton is suggesting that this plat appears to be suited for the application of alleys and it is our contention that the increased impervious surface and loss of density per acre that would be realized by such a proposal is not either practical or efficient design in light of the Growth Management Act (GMA) mandates. The use of alleys would drastically through this proposed project from approximately 50% impervious site to one that could be between 60-65% impervious with much fewer lots. The increased impervious surface coverage to service a smaller number of proposed residential single-family structures would obviously increase the net runoff per residential unit and as a consequence also decrease the available pervious lawn and landscaping areas that absorb surface runoff and dissipates it to the beneficial shallow ground water table. The shallow groundwater flows are the long duration flows that are most significantly altered by the inevitable affects development due to the inability of runoff to be absorbed due to the decrease of available pervious areas remaining. Our proposed preliminary plat and street layout attempts to both limit the amount of necessary imperious to a bare minimum necessary to service the proposed homes and increases the amount of pervious surfaces to remain. The best alley proposal would most likely also create multiple ingress/egress points onto Jericho Ave NE and Hoquiam Ave NE. These alley ingress/egress points would only be around 130 If feet spacing from either the existing public street intersections of Hoquiam Ave. NE & NE 2nd St. and Jericho Ave. NE & NE 2"d St, and the new proposed intersections with either end of the new public Internal Road. This in itself creates a potential situation of multiple conflicting entering/exiting turning movements in these extremely short intersection separation distances along both Jericho and Hoquiam Avenues NE. There would be an increased possibility of vehicle/vehicle accidents and vehicle/pedestrian incidents resulting from a proposal of this nature. At present there is an existing residence on parcel 1523059116. The other three parcels are vacant, a former residence on parcel 1523059064 having been previously demolished. Except for the landscaped area surrounding the existing residence, the remainder of the site is undeveloped and/or non -maintained. Most likely the site had been cleared or logged at some point in time, and the remnants of a pasture exist in the southern portion of the property. Adjacent to the western property line in the northwest corner of the site is a wetland. This wetland is part of a larger wetland that extends off the property to the west. The northern and western areas are also more wooden, with a mixture of maple, cedar, fir and hemlock trees. The project site is bounded on three sides by public right-of-ways, To the east is Jericho Avenue NE, the most prominent street addressing the site, To the south is NE 2"d Street, a less used residential street that currently dead ends a block west of the site. The NE Hoquiam Avenue right-of-way bounds the project site to the west and is unimproved, The project proposes to develop Hoquiani Avenue to provide the western region of the site access south to NE 2nd Street. The West Coast project, directly west of the right-of- way, will share in the development of Iloquiam Avenue and coordination between the projects has already begun. The surrounding parcels are all zoned single-family residential. Current land uses either reflect that or remain undeveloped, Several established single-family residential plats exist immediately adjacent to the project. Two more, the West Coast project mentioned above, which is in the design stage, and the Shy Creek project, already building directly to the south, will add to that. The project proposes to plat the four existing parcels into 31 single-family lots in the R-4 Residential, Condition #13 zone. The existing residence will remain on what is to become the new Lot 21. Two tracts will also be created, one to preserve the wetland and its buffer, and another to house the storm drainage detention/water quality facility. The project will also dedicate area to the City of Renton for public right-of-way. A proposed internal road with a 42 foot wide right-of-way section, and a small piece of the south east corner of the site (outside of the City required 15 foot radius) will be dedicated. All proposed lots will front and access public right-of-ways directly except for lots 30 and 31, They will access a public right-of-way via a joint use access easement across Lot 28. All lots meet the 60 foot minimum width requirement and the 7,200 square foot minimum size requirement. The lots range in size from 7,201 square feet (Lots 17, 18, and 19) to 13,390 square feet (Lot 21). The overall density for the finished project becomes 4.93 dwelling units per acre. The ballpark opinion of probable cost of construction for site improvements is $886,000 and the opinion of probable fair market valve for the completed project is $19.5 million, assuming the finished dwelling units will be sold for an average price of $650,000. All lots will receive their utility services underground from their respective frontage or adjacent right-of-ways. All lots will be connected to the public sanitary sewer, including a new service to the existing residence on Lot 21. Their private septic system will be abandoned. The project proposes to install a new water main from the existing main in Jericho Avenue west through the proposed internal road, and connect to West Coasts proposed system. This water main will provide three fire hydrants along the internal road and the majority of the domestic water service for the project. A water line, teed south at Hoquiam, provides services and a fire hydrant to lots along that right-of-way. Extending the water line being installed by Shy Creek in the NE 2" Street right-of-way east, will provide services and a fire hydrant to the southeast corner of the project. A ten foot wide utilities easement will extend from the public right-of-ways into all lots fronting them. This will allow for the placement of dry utilities. The conceptual storm drainage plan will include recharge of the existing wetland. The roof storm drains from Lots 29 and 31 will be directed to discharge to the wetland buffer in Tract B. All other storm water runoff will be collected and conveyed to the detention/water quality facility. Because the project will not detain storm water from the Jericho Avenue NE right-of-way, only convey it south, the roof drains from Lots 1 - 4 will be conveyed to the rear of the lots, then south to a catch basin in the NE 2nd Street right-of-way. A 10 foot wide storm drainage easement along the rear of Lots 1, 2 and 3 will allow access for this line. The controlled discharge from the detention vault in Tract A will be conveyed offsite to a Type 2 catch basin being installed by Shy Creek at the southeast intersection of Hoquiam and NE 2"d. Here the flow will be conveyed south towards Maplewood Creek. Besides developing Hoquiam Avenue to a full 32 foot width pavement section with curb, gutter and sidewalks (half street improvements by Beclan Place, half street improvements by West Coast), right-of-way improvements will also be made to NE 2"d Avenue and Jericho Avenue NE. Full half street improvements will be made to NE 2"d Street including curb, gutter and sidewalks, and a 16 foot wide lane paving. Curb, gutter and sidewalk will also be added to the projects side of Jericho Avenue, and the south bound lane extended to 18 feet from the centerline. The conceptual grading plan as depicted has 9,485 CY of Cut and 20,946 CY of Fill. The project is therefore determined to be a Cut site, and must have material imported from a offsite location. The final grading plan will attempt to provide an earthwork balance and reuse portions of the existing topsoil in non-structural onsite fill Iocations to reduce the amount of material needed to be transported onto the site. The project soils as mapped are found to be ground moraine deposits consisting of unsorted mixture of clay, silt sand and gravel, known commonly as glacial till. The glacial till is covered by approximately 1 to 1.5 feet of topsoil and 1 to 3.7 feet of weathered soil, consisting of medium dense silty sand with gravel (see Geotech Report). It is the unusual thickness of the topsoil layer that is creating the high earthwork quantity numbers. In light of maximizing the number of lots that can be created under the R-4 Single Family Residential Zoning Code, most of the trees within the developed area will be removed to allow for placement of the structures (See Tree Inventory Plan). Special care and considerations (grading, wetland tract) have been taken to ensure that certain trees will remain. New trees will be planted to meet the City of Renton's requirements (see Landscape Plan). All efforts will be taken to save any other existing trees or landscape features within the project boundary area that do not directly affect construction of the proposed new residences. The contractor will most likely have portable job shack and there is the possibility that the developer may utilize one of the single-family dwellings as a model home display. If you should have any questions or require additional information please do not hesitate to contact me, Brant A. Schweikl, at (253) 272-4451, and I will provide you with the information that you require. &A *� 705 South 9th Street, hweikl & A Suite 305 C 55UCIll!`eS� pile Tacoma,Washingtan 98405 Civil Engineering, Project Management and Consulting F,hone: (253) 272-4451 "Fax: (252) 272-4495 March 8, 2007 , Construction Mitigation Description rv" Project: Beclan Place Preliminary Plat The proposed construction dates for the project are as follows: Start :................................. . .....................June 2007 Site Infrastructure Improvements Complete: ....... October 2007 Dwelling Unit Completion: . . . .........................September 2008 The proposed construction hours for the project will be limited to a normal workweek, Monday -Friday, 7:00 a.m. to 6:00 p.m. Presently it is not anticipated that there will be a need for any special time for construction or hauling during the evening hours. There is however a chance that some subcontractors may chose to work during the daytime hours on weekends. The proposed haul and transportation routes utilized by the project will be dependent upon which hauling contractor is selected for the project, their equipment and the availability of material from off -site suppliers. That being said, Jericho Avenue NE would be the street most likely used to access the site. Less than two blocks north, Jericho intersects with NE 41h Street, the main east -west corridor in the vicinity. It can be assumed that any hauling to or from the site will travel on NE 4ch Street for at least a part of the route. At this time a hauling contractor has not been chosen. Once this happens, and suitable off -site locations are found, then the exact routes can be determined. Unwanted dust particulate can be controlled to a certain extent by the application of water before and during grading activities. Mechanized street sweeping also can be utilized to control dust and/or mud leaving the site. It is assumed the construction vehicles used will be equipped with factory -installed mufflers and spark arresters that would control excessive emissions. As is typical with any sandy, recessional outwash soils, such as the soils found on the project site, there is the possibility of erosion when disturbed by construction activities, especially with the use of heavy construction equipment on uncompacted material. The project is required to have prepared and institute an erosion control plan that will be reviewed and approved by the City of Renton to address that matter. The contractor will employ standard traffic control measures as required to facilitate the construction of the offsite project infrastructure improvements. The two main streets affected by the proposed construction are NE 2"d Street and Jericho Avenue NE. NE 2nd Street is a residential street which currently dead ends about a block west of the site. r Therefore it is a relatively lightly traveled road primarily providing residential access only. The project fronts along the north side of the road. Full half street improvements including curb, 5' sidewalk and a 16" pavement width are planned along this frontage. These improvements along with the installation of utilities may require periodic lane closures on NE 2nd Street. Improvements in the Jericho Avenue right-of-way also include the addition of curb and sidewalk along the projects frontage, and the installation of some utilities. Except for the installation of the required extension of the sanitary sewer main, this work should have less impact to motorists than on NE 2nd Street because of Jericho's existing wider lanes. The contractor might find lane closures necessary only during the sanitary sewer phase of construction. Other road work to be done in the Hoquiam Avenue right-of-way and the unnamed internal project roadway, is new construction and should have little or no impact on existing traffic until completed. All normal traffic safety measures are to be taken during the construction period, and all means should be taken to facilitate the work as quickly and as non intrusive as possible. The only other work to be done that might have offsite impacts involves the possible use of a crane. Depending on the ultimate design of the proposed stormwater detention/water quality facility, a crane may be utilized to lift and place precast top slabs. The crane would not extend beyond a height of thirty feet and therefore it would not be required to contact the City Airport Manager or the FAA.. If you should have any questions or require additional information please do not hesitate to contact me, Brant A. Schweikl, at (253) 272-4451, and I will do my best to assist you in any way I can. PLAT NAME RESERVATION CERTIFICATE TO: BRANT SCHWEIKL 705 S. 9TH ST., SUITE 303 TACOMA, WA 98405 PLAT RESERVATION EFFECTIVE DATE: February 1, 2007 The plat name, BECLAN PLACE has been reserved for future use by STEVE BECK. I certify that I have checked the records of previously issued and reserved plat names. The requested name has not been previously used in King County nor is it currently reserved by any party. This reservation will expire February 1, 2008, one year from today. It may be renewed one year at a time. If the plat has not been recorded or the reservation renewed by the above date it will be deleted. .' R Y� 4 � � Deputy �a t urB-- ( L .p- r,7 0 j -k-) DEVELOPMENT SERVICES DIVISION ENVIRONMENTAL CHECKLIST City of Renton Development Services Division 1055 South Grady Way, Renton, WA 98055 Phone: 425-430-7200 Fax: 425-430-7231; PURPOSE OF CHECKLIST: The State Environmental Policy Act (SEPA), Chapter 43.21 C RCW, requires all governmental agencies to consider the environmental impacts of a proposal before making decisions. An Environmental Impact Statement (EIS) must be prepared for all proposals with probable significant adverse impacts on the quality of the environment. The purpose of this checklist is to provide information to help you and the agency identify impacts from your proposal (and to reduce or avoid impacts from the proposal, if it can be done) and to help the agency decide whether an EIS is required. INSTRUCTIONS FOR APPLICANTS: This environmental checklist asks you to describe some basic information about your proposal. Governmental agencies use this checklist to determine whether the environmental impacts of your proposal are significant, requiring preparation of an EIS. Answer the questions briefly, with the most precise information known, or give the best description you can. You must answer each question accurately and carefully, to the best of your knowledge. In most cases, you should be able to answer the questions from your own observations or project plans without the need to hire experts. If you really do not know the answer, or if a question does not apply to your proposal, write "do not know" or "does not apply'. Complete answers to the questions now may avoid unnecessary delays later. Some questions ask about governmental regulations, such as zoning, shoreline, and landmark designations. Answer these questions if you can. If you have problems, the governmental agencies can assist you. The checklist questions apply to all parts of your proposal, even if you plan to do them over a period of time or on different parcels of land. Attach any additional information that will help describe your proposal or its environmental effects. The agency to which you submit this checklist may ask you to explain your answers or provide additional information reasonably related to determining if there may be significant adverse impact. USE OF CHECKLIST FOR NONPROJECT PROPOSALS: Complete this checklist for nonproject proposals, even though questions may be answered "does not apply." IN ADDITION, complete the SUPPLEMENTAL SHEET FOR NONPROJECT ACTIONS (part D). For nonproject actions (actions involving decisions on policies, plans and programs), the references in the checklist to the words "project," "applicant," and "property or site" should be read as "proposal," "Proposer," and "affected geographic area," respectively. 1kSchweikllland projects 20041050571SEPA105057-SEPA.doc04106l07 ENVIRONMENTAL CHECKLIST (SEPA) BECLAN PLACE - SHORT PLAT A. BACKGROUND Name of proposed project, if applicable: Beclan Place Name of applicant: Mr. Steve Beck Amberwood, LLC1Landon 19129 SE 1451h Street Renton, Washington 98059 3. Address and phone number of applicant and contact person: Mr. Steve Beck Amberwood, LLC1Landon 19129 SE 14e Street Renton, Washington 98069 PH: (425) 444-0461 4. Date checklist prepared: 03109/07 5. Agency requesting checklist: City of Renton 6. Proposed timing or schedule (including phasing, if applicable): The project will be constructed in one phase and Is scheduled to commence in June 2007 and to be completed by September 2008, with the project site improvements and grading completed by October 2007. 7. Do you have any plans for future additions, expansion, or further activity related to or connected with this proposal? If yes, explain. There are no plans for future additions or expansions at this time. 8. List any environmental information you know about that has been prepared, or will be prepared, directly related to this proposal. The project has had a Wetlands Report prepared for it by Alder NW, dated January 19, 2007 and a Preliminary Geotechnical Engineering Services Report prepared by Icicle Creek Engineers, dated May 17, 2006, and a Traffic Impact Analysis prepared by Christopher Brow & Associates, dated May 3, 2006. Do you know whether applications are pending for governmental approvals of other proposals directly affecting the property covered by your proposal? If yes, explain. \1Schweikllland projects 2004W50571SEPA%05057-SEPA.doc 2 None are pending at this time. 10. List any governmental approvals or permits that will be needed for your proposal, if known. The project will require a final plat approval, a right-of-way permit for the road improvements and individual building permits for the residential structures. 11. Give brief, complete description of your proposal, including the proposed uses and the size of the project and site. The proposed project site consists of four parcels (Parcel Numbers 1623059066, 1523059064, 1523059090 & 1523059116) and is located at the northwest corner of the intersection of Jericho Avenue NE and NE 2nd Street. The project site was part of the Mosier Annexation area and therefore qualifies for Condition 13 of the R4 development standard. The proposal is to divide the four parcels, which comprise approximately 308,610 square feet or 7.08 acres, prior to right-of-way dedications, into 31 lots and two tracts. An existing residence will remain on lot 21, while the project proposes constructing 30 new single family residences on the others. One of the tracts (Tract A) will contain a stormwater runoff detention facility and the other (Tract B), an existing wetland and its buffer. 12. Location of the proposal. Give sufficient information for a person to understand the precise location of your proposed project, including a street address, if any, and section, township, and range if known. If a proposal would occur over a range of area, provide the range or boundaries of the site(s). Provide a legal description, site plan, vicinity map, and topographic map, if reasonably available. While you should submit any plans required by the agency, you are not required to duplicate maps or detailed plans submitted with any permit applications related to this checklist. The project is located in a portion of the NE'/. of Section 16, Township 23 North, Range 5 East, WM. The project is best described by lying northwest of the intersection of NE. 2"d Street and Jericho Avenue NE. The legal descriptions are as follows: PARCEL A: APN 152305906504 LOT 3 OF KING COUNTY SHORT PLAT NO, 488038 UNDER RECORDING NO. 8909120157, RECORDS OF KING COUNTY, WASHINGTON. And PARCEL B: APN 152305906405 THE EAST 310 FEET OF THE SOUTH 200 FEET OF THE FOLLOWING: THE SOUTHEAST QUARTER OF THE NORTHWEST QUARTER OF THE NORTHEAST QUARTER OF SECTION 15 TOWNSHIP 23 NORTH, RANGE 5 EAST, W. M., IN KING COUNTY, WASHINGTON; EXCEPT THE SOUTH AND WEST 30 FEET FOR ROAD PURPOSES; AND EXCEPT THE EAST 30 FEET DEEDED TO KING COUNTY FOR ROAD PURPOSES BY INSTRUMENT RECORDED UNDER AUDITOR'S FILE NOS. 1408997 AND 4918232. And k%Schweik1\1and projects 2004%05057%SEPA105057-SEPA.doc 3 And PARCEL C: APN 152305909003 THAT PORTION OF THE SOUTHEAST QUARTER OF THE NORTHWEST QUARTER OF THE NORTHEAST QUARTER OF SECTION 15, TOWNSHIP 23 NORTH, RANGE 5 EAST, W.M., IN KING COUNTY, WASHINGTON, DESCRIBED AS FOLLOWS: BEGINNING AT THE NORTHWEST CORNER OF SAID SUBDIVISION, AND RUNNING THENCE SOUTH 88022'52" EAST, ALONG THE NORTHERLY LINE THEREOF, 30 FEET, MORE OR LESS, TO INTERSECT A LINE WHICH IS PARALLEL TO AND 30 FEET EASTERLY, MEASURED AT RIGHT ANGLES, FROM THE WESTERLY LINE OF SAID SUBDIVISION, THENCE SOUTH 028'40" WEST ALONG SAID PARALLEL LINE, 200 FEET, THENCE EASTERLY, PARALLEL TO THE NORTHERLY LINE OF SAID SUBDIVISION, 300.70 FEET TO THE TRUE POINT OF BEGINNING OF THE TRACT HEREIN DESCRIBED, THENCE CONTINUING EASTERLY PARALLEL TO THE NORTHERLY LINE OF SAID SUBDIVISION, 300,70 FEET TO INTERSECT A LINE WHICH IS PARALLEL TO AND 30 FEET WESTERLY, MEASURED AT RIGHT ANGLES, FROM THE EASTERLY LINE OF SAID SUBDIVISION, THENCE SOUTH 025'28" WEST ALONG SAID PARALLEL LINE 226.91 FEET, THENCE NORTH 88024'SO" WEST, PARALLEL TO THE SOUTHERLY LINE OF SAID SUBDIVISION 300.80 FEET; THENCE NORTHERLY 227.09 FEET TO THE TRUE POINT OF BEGINNING; EXCEPT THAT PORTION DESCRIBED AS FOLLOWS: THE NORTH 1 17 FEET OF THE EAST 280 FEET OF THE SOUTH 417 FEET OF THE SOUTHEAST QUARTER OF THE NORTHWEST QUARTER OF THE NORTHEAST QUARTER OF SECTION 15, TOWNSHIP 23 NORTH, RANGE 5 EAST, W M, IN KING COUNTY, WASHINGTON; EXCEPT THE EAST 30 FEET THEREOF. PARCEL D: APN 152305911603 THE NORTH 117 FEET OF THE EAST 280 FEET OF THE SOUTH 417 FEET OF THE SOUTHEAST QUARTER OF THE NORTHWEST QUARTER OF THE NORTHEAST QUARTER OF SECTION 15, TOWNSHIP 23 NORTH, RANGE 5 EAST, W M, IN KING COUNTY, WASHINGTON; EXCEPT THE EAST 30 FEET THEREOF. B. ENVIRONMENTAL ELEMENTS EARTH a. General description of the site (circle one); flat, rolling, hilly, steep slopes, mountainous, other continuous sloping. b. What is the steepest slope on the site (approximate percent slope?) 12.5% C. What general types of soils are found on the site (for example, clay, sand, gravel, peat, muck)? If you know the classification of agricultural soils, specify them and note any prime farmland. 11SchweikNand projects 200410505nSEPA105057-SE:PA.doc 4 The project soils as mapped by the USGS are ground moraine deposits. Ground moraine deposits are glacial tills that are locally mantled with recessional outwash. Glacial tills typically consist of an unsorted mixture of silt, sand, gravel, cobbles and boulders. Recessional outwash is medium dense sand with variable amounts of silt and gravel. Icicle Creek Engineers' geotechnical report dated May 17, 2006, states that their explorations found the soils onsite to be generally consistent with the USGS regionals mapping. Their test pit soil logs show a topsoil layer of loose silty fine sand with gravel and roots extending 1 to 1.6 feet deep, underlain by 2 to 2.6 feet on average, of weathered soil consisting of medium dense silty sand with gravel. The weathered soil was underlain by undisturbed glacial till consisting of dense to very dense silty sand with gravel, to the extent of the test depth. The test pit soil logs also indicated the soil profiles were relatively uniform across the site. Are there surface indications or history of unstable soils in the immediate vicinity? If so, describe. There were no areas of observed unstable soils observed on or adjacent to the site during any of the project site visits and there is no history of any that have been discovered. Describe the purpose, type, and approximate quantities of any filling or grading proposed. Indicate source of fill. The estimated earthwork quantities determine this project to be a cut site. The major component of this is the topsoil, which must be stripped from the surface and cannot be used as structural fill. The Geotech Report states the site has an average topsoil thickness of 1 to 1.5 feet. Site grading will require 7,034 cubic yards of fill. In an effort to balance the site, the project proposes using the suitable onsite cut materials for this fill with consideration for weather conditions (soil moisture content) per the Geotech Report. Depending on the variable topsoil depth and the availability of suitable onsite structural fill material, a reserve cut of 7,480 cubic yards is anticipated. The project engineer will consult with the earthworks contractor prior to construction on possible refinements of the grading plan to reduce the reserve total. If the situation where offsite structural fill is required, the material would be taken from the closet available source at the time of project construction. Could erosion occur as a result of clearing, construction, or use? If so, generally describe. As with any glacial till soil there is the possibility of erosion when disturbed by construction activities, especially with the use of heavy construction equipment on uncompacted material. The site is required to prepare and install an erosion control plan that will be reviewed and approved by the City of Renton to address the possibility of erosion. About what percent of the site will be covered with impervious surfaces after project construction (for examp(e, asphalt or buildings)? The project is proposing a maximum impervious coverage of 54% using the modeling criteria from the KCSWDM. Proposed measures to reduce or control erosion, or other impacts to the earth, if any: 4kSchweikllland projects 20041050571SEPA105457-SEPA.doc 5 2. AIR The site is required to prepare and install an erosion control plan that will be reviewed and approved by the City of Renton to address the possibility of erosion. The erosion control plan will include a temporary rock construction entrance, siltation fencing, catch basin sediment protection, interceptor swales, sediment traps, straw bales, mulching and hydroseeding. Erosion control facilities will be maintained in a functional manner by the contractor. What types of emissions to the air would result from the proposal (i.e., dust, automobile, odors, and industrial wood smoke) during construction and when the project is completed? If any, generally describe and give approximate quantities if known. The grading activities proposed at the site will cause dust particulate to be emitted to the air. Vehicles and equipment used during all phases of construction can be a potential source of emissions. When the project is completed the site may be the source of vehicle emissions from vehicles accessing the plat internal public roadway, lawn maintenance equipment and certified wood stoves. However, the quantities are unknown. Are there any off -site sources of emission or odor that may affect your proposal? If so, generally describe. Vehicles using Jericho Avenue NE and NE 2nd Street adjacent to the site can be a source of emissions or odor. However, it is not anticipated that these off -site vehicle sources of emissions will impact this proposal. There are no other known sources of odor or emissions in the vicinity. C. Proposed measures to reduce or control emissions or other impacts to air, if any'. Unwanted dust particulate can be controlled to a certain extent by the application of water before and during grading activities. Also, by keeping the temporary. construction entrances clean and functioning properly along with regular street sweeping of Jericho Avenue NE and NE 2no Street, dust generated from displaced material on roadways can be kept to a minimum. It is assumed the construction vehicles used will be equipped with factory -installed mufflers and spark arresters that would control excessive emissions. 3. WATER a. Surface Water: 1} Is there any surface water body on or in the immediate vicinity of the site (including year- round and seasonal streams, saltwater, lakes, ponds, wetlands)? If yes, describe type and provide names. If appropriate, state what stream or river it flows into. Yes. A wetland exists on the project site. Wetland "A" is a 4,312 sf (onsite area) - Category 2 wetland located adjacent to the western property line in the northwest corner of the project. It is part of a larger wetland area which extends off the project site to the west and north. 2) Will the project require any work over, in, or adjacent to (within 200 feet) the described waters? If yes, please describe and attach available plans. \\SchweikMand projects 20041050571SEPA105057-SEPA.doc Yes. The project proposes doing work in the adjacent lots to the wetland which are within 200 feet. Clean storm water runoff from the roof drains of the proposed structures on Lots 29 & 31, directly east of the wetland, will be conveyed to level spreaders located in the buffer area immediately adjacent to their lot lines. These will act to recharge Wetland A. The project also proposes placing Wetland A in a tract whose boundary equals or exceeds the 50 foot buffer required for a Category 2 wetland. The wetland and the area within the tract will then remain in their existing conditions. The project proposes no wetland mitigations of any kind. 3) Estimate the amount of fill and dredge material that would be placed in or removed from surface water or wetlands and indicate the area of the site that would be affected. Indicate the source of fill material. No fill or dredge material will be placed or removed from any wetlands onsite. 4) Will the proposal require surface water withdrawals or diversions? Give general description, purpose, and approximate quantities if known. None anticipated. The project will provide clean storm drainage runoff from some of the proposed residential structures to recharge the existing wetland hydrology where existing flows may be cutoff. 5) Goes the proposal lie within a 100-year flood plain? If so, note location on the site plan. No, the project does not lie within a 100 year floodplain. 6) Does the proposal involve any discharges of waste materials to surface waters? If so, describe the type of waste and anticipated volume of discharge. No. b. Ground Water: 1) Will ground water be withdrawn, or will water be discharged to ground water? Give general description, purpose, and approximate quantities if known. f: R•O 2) Describe waste material that will be discharged into the ground from septic tanks or other sources, if any (for example: Domestic sewage; industrial, containing the following chemicals...; agricultural; etc.). Describe the general size of the system, the number of such systems, the number of houses to be served (if applicable), or the number of animals or humans the system(s) are expected to serve. There are no proposed discharges of waste material to the ground from any source. The site proposes a gravity sanitary sewer collection system for all lots and conveyance to an offsite treatment facility by the City of Renton. The existing house to remain on Lot 21 currently has a private septic system. It will be connected to the new proposed sewer system when it is available, and the proper steps taken to abandon the existing septic system. C. Water Runoff (including storm water): 1) Describe the source of runoff (including storm water) and method of collection and disposal, if any (include quantities, if known). Where will this water flow? Will this water flow into other waters, If so, describe. \1SchweiklVand projects 20041050571SEPAl05057-SEPA.doc The project proposes collecting the storm water runoff from the site by means of a tightline conveyance system to a proposed underground onsite stormwater detentiontwater quality wetvault located in Tract A at the SW corner of the project site. Runoff from all lots will be tightlined to this conveyance system except for the clean stormwater runoff from some of the roof areas that is being discharged to Wetland A for maintaining existing wetland/basin hydrology. The project will add a currently unnamed internal road, half street improvements to NE 2nd Street and Hoquiam Avenue E and curb gutter and sidewalk to Jericho Avenue NE. Associated with these right-of-way improvements, will be the Installation of public storm water drainage systems. Except for Jericho Avenue NE, which will bypass the wetvaut and tie directly into the existing system south of NE 2nd Street, each of the other streets respective systems will convey tightlined surface water runoff to the proposed underground onsite stormwater detentiontwater quality wetvault in Tract A. The flow controlled wetvault outlet will discharge Into a catch basin at the southeast corner of NE 2nd Street and Hoquiam Avenue NE. This catch basin is being installed by the Shy Creek development as part of their storm drainage infrastructure. There it will be conveyed south till it is discharged into an existing ditch that is channeling a natural tributary to Maplewood Creek. Overflow from the wetvault system will occur out of the top of proposed catch basin #5. From there it will flow west across Hoquiam Avenue and into the northern road side ditch of NE 2"d Street The ditch channel continues west and eventually discharges into the same tributary stream of Maplewood Creek as the normal outlet would. Final drainage for Maplewood Creek is the Cedar River. 2) Could waste material enter ground or surface waters? If so, generally describe. Naturally with a project of this type and size the possibility exists of accidental contamination. Spills and carelessness during construction could occur. 30 new residential homes will be built and the new residents all could potentially be sources for waste entering ground or surface water. Everything from poor handling of landscaping products (chemicals and fertilizers) to painting practices to leaky automobiles and their care. To our knowledge, of the things that are under the projects control, there are no other known sources of contaminants associated with this proposal. The project will also be required to prepare plans for, obtain approval of, and install a water quality facility operating In conjunction with a detention system. The parameters of which are governed by the current surface water design manual adopted by the City of Renton. Proposed measures to reduce or control surface, ground, and runoff water impacts, if any, All stormwater runoff generated from this project site will be collected, detained and treated in a combined underground detentiontwater quality wetvault facility prior to discharge. The storm drainage wetvault outlet will be to the conveyance system being installed by Shy Creek. The developed surface water peak flow will be attenuated to pre-existing storm peak levels stipulated by the current stormwater management design manual adopted by the City of Renton. The restricted runoff discharge and will be to the south of Tract A, while the overflow route will be to the west of Tract A. It is anticipated that the residential roof drains from Lots 29 ill 31 will discharge their clean roof stormwater runoff to Wetland A through level spreaders installed within the wetland buffer. This is to attempt to emulate the existing saturation/hydrologic conditions as much as practically 8 %%Schweiklland projects 20041050571SEPAM057-SEPA.doc feasible. 4. PLANTS Check or circle types of vegetation found on the site: X deciduous tree: alder, maple, aspen, cottonwood, other X evergreen tree: fir, cedar, pine, other -hemlock X shrubs X grass X pasture crop or grain X wet soil plants: cattail, buttercup, bullrush, skunk cabbage, other water plants: water parsley, water lily, eel grass, milfoil, other other types of vegetation b. What kind and amount of vegetation will be removed or altered? All trees and vegetation located within Tract B (the wetland tract) will remain. We are proposing removing all existing cottonwood and alder trees from the remainder of the site. All vegetation and trees south of the proposed internal road will be removed. North of the internal road, some select trees will remain. A line of trees, mostly maple, along the west property line of lots 29 & 31 but outside of the wetland buffer will remain. Several cedars and maples in the northern parts of lots 23-27 also will remain. Finally a large hemlock located on lot 21 is to remain. The project has obtained the services of The Roper Company, registered landscape architects, to create a landscape plan which will best utilize the existing native plant life. List threatened or endangered species known to be on or near the site_ To our knowledge, there are no threatened or endangered plant species on or near the site. Alder NW will be including a Habitat Data reconnaissance report and including a letter in their Wetland Report documenting non-existence of threatened or endangered species on or near the site. Proposed landscaping, use of native plants, or other measures to preserve or enhance vegetation on the site, if any: Upon completion of the construction of the single-family residential structures the disturbed areas within the lots will be landscaped with either lawn or mulched garden planting beds. During construction the wetland tract boundaries adjacent to the areas of construction will have siltation fencing installed to identify and prevent intrusion into the wetland tracts to be preserved. The project has obtained the services of The Roper Company (registered landscape architects) to provide a landscape plan for Beclan Place Included in this plan is a significant tree inventory, tree plantings along all right-of-ways and landscaping of Tract A, the storm drainage detention tract. 5. ANIMALS Circle any birds and animals which have been observed on or near the site or are known to be on or near the site: \1SchweikAland projects 20041050571SEPA105057-SEPA.doc 9 Birds: hawk, heron, eagle, songbirds, wood peckers other chickadee, robin, wren Mammals: deer, bear, elk, beaver, raccoons others uirrel coyote, opossum, mice Fish: bass, salmon, trout, herring, shellfish, other List any threatened or endangered species known to be on or near the site. To our knowledge, there are no threatened or endangered animal species on or near the site. Alder NW will be including a Habitat Data reconnaissance section In their wetlands report and including a letter in their Wetland Report documenting non-existence of threatened or endangered species on or near the site. C. Is the site part of a migration route? If so, explain The site is located within the boundaries of the western flyway. However, migrating bird populations have not been known to visit the site. d. Proposed measures to preserve or enhance wildlife, if any, Tract B, the wetiandlwetiand buffer tract, will remain in its existing condition with no change to the plant or wildlife found there. Additionally Tract A, the detention tract, will provide landscaped open space within the project area for wildlife habitat. While most of the native vegetation will be removed in the rest of the area of the development, the addition of landscaping on individual lots would provide vegetation for foraging and habitat purposes for the bird population, and other small wildlife species. 6. ENERGY AND NATURAL RESOURCES a. What kinds of energy (electric, natural gas, oil, wood stove, solar) will be used to meet the completed projecVs energy needs? Describe whether it will be used for heating, manufacturing, etc. The primary energy sources required to meet the energy needs of the proposed plat is electricity and natural gas. Sufficient amounts of which would be needed to maintain a comfortable lifestyle and environment within the bounds of single family residential dwellings. b. Would your project affect the potential use of solar energy by adjacent properties? If so, generally describe. No, it is not anticipated that this project will affect the potential for adjacent properties to use solar energy. The building heights will not exceed that which is required in the MSF zone and the structures will not be located in such a way that they will affect the exposure of any adjacent existing structure. Especially those adjacent structures seeking the maximum benefit of solar obtained from the preferred southern exposure. C. What kinds of energy conservation features are included in the plans of this proposal? List other proposed measures to reduce or control energy impacts, if any: The homes will be built to meet or exceed current building and energy codes. 7. ENVIRONMENTAL HEALTH %%SchweiklVand projects 200410505MEM05057-SEPA.doc 10 a, Are there any environmental health hazards, including exposure to toxic chemicals, risk of fire and explosion, spill, or hazardous waste, that could occur as a result of this proposal? If so, describe. Typically, a residential development is not a source of environmental health hazards. However, the risk of fire is always present within a residential development. 1) Describe special emergency services that might be required. While not anticipated to occur, the services of local emergency service providers may be required at some time. There is no "special needs" emergency services requirements associated with this project outside of the normal level of service provided to the surrounding similar residential neighborhoods. 2) Proposed measures to reduce or control environmental health hazards, if any; No additional measures are proposed. b. Noise 1) What types of noise exist in the area which may affect your project (for example: traffic, equipment, operation, other)? Vehicular traffic noise is generated on NE 2nd Street and Jericho Avenue NE, however it is not anticipated that the noise will adversely impact the proposed project. 2) What types and levels of noise would be created by or associated with the project on a short-term or a long-term basis (for example; traffic, construction, operation, other)? Indicate what hours noise would come from the site. During the short-term, construction activity at,the project site can and will vary considerably. In addition, because the noise produced on the site depends on the equipment being used, the levels could easily vary from day to day. Maximum construction noise levels can be expected to range from 65 to 89 dBA with an average value of approximately 85 dBA. Minimum noise levels can be expected to have a wider range of 57 to 88 dBA with an average value of 78 dBA (based on a construction activity noise model, described in Noise from Construction Equipment and Operations, Building Equipment, and Home Appliances). Noise associated with construction operations on the site will occur roughly between the hours of 7:00 a.m. to 6:00 p.m., Monday through Friday. Long-term noise impacts will result from increased vehicles traveling to and from the site and the noises and their levels typical to a single-family residential developement. 3) Proposed measures to reduce or control noise impacts, if any: Noise impacts associated with the construction phases of the project will be limited in duration. To mitigate general noise impacts during the grading phase, measures such as using and regularly maintaining efficient mufflers and quieting devices on all construction equipment and vehicles can be anticipated. No measures to mitigate noise impacts during the building phase are proposed. Construction hours will be limited to the normal workday, 7:00 a.m. to 6:00 p.m. 11 1kSchweiklliand projects 20041050571SEPA105057-5EPA .doc 8. LAND AND SHORELINE USE a. What is the current use of the site and adjacent properties? The 7.1-acre project site is currently made up of four individual parcels. One of the parcels has an existing occupied home on it that will remain and be incorporated into the finished project. One of the other parcels had a house on it, but it has since been removed. The rest of the area is undeveloped and is currently vacant. The surrounding parcels are all zoned for single family residences, but not all are developed. East of the project Is the completed Sienna development. South of the project, the Shy Creek development has been approved and is beginning construction. Our project has been coordinating with them over utilities and road Improvements to be made in NE 2ld Street. We have also corresponding with the project to the west of our site, West Coast (who are in the design stage) to coordinate utilities and extending Hoquiam Avenue NE north. North of the site is generally developed into approximately quarter acre lots with homes on them. One exception is a larger area (approximately 1.5 acres) adjacent the northeast property fine of the site that has just a single family residence on it. Also, the Green parcel, adjacent to the south half of the projects west property line, they have made inquiries about developing their property. b. Has the site been used for agriculture? If so, describe. To our knowledge, the project parcel has never been used for crop production, however, timber harvest may have occurred in the distant past and the possibility of pasture, grazing or haying might have existed at some time. c. Describe any structures on the site. There is an existing residence on the project site. The residence at 255 Jericho Ave NE consists of a house, an outbuilding and a separate carport. d. Will any structures be demolished? If so, what? Yes. Only the existing house Is to remain. The carport and out building are to be removed. e. What is the current zoning classification of the site? R-4 Single Family Residential is the City of Renton zoning designation for this area. However, since the project site is located within the Mosier annexation area, Condition 13 of the R-4 development standards applies. This permits properties within this area to develop to a maximum density of 5 dwelling units per acre, as opposed to 4 dwelling units per acre under R-4. f. What is the current comprehensive plan designation of the site? Residential Single Family g. If applicable, what is the current shoreline master program designation of the site? Not Applicable h. Has any part of the site been classified as an "environmentally sensitive" area? If so, specify. 11SchweikNand projects 20W050571SEPA105057-SEPA.doc 12 Yes. A wetland has been identified on the project site. Wetland A is a 4312 sf (onsite area) Category 2 wetland located adjacent to the western property line in the northwest corner of the project. It is part of a larger wetland area which extends off the project site to the west and north. Category 2 wetlands in the City of Renton must have a required 50 foot buffer. The project will place the wetland and its surrounding buffer into a separate tract where it will remain in its existing condition. Approximately how many people would reside or work in the completed project? The proposed plat of 31 lots will provide housing for approximately 70-120 individuals. Approximately how many people would the completed project displace? None. k. Proposed measures to avoid or reduce displacement impacts, if any: None. Proposed measures to ensure the proposal is compatible with existing and projected land uses and plans, if any, The site is in an area that has a comprehensive land use plan that covers it and the adjacent parcels. All the surrounding parcels, along with the project site are designated as Single Family Residential. 9. HOUSING a. Approximately how -many units would be provided, if any? indicate whether high, middle, or low-income housing. 30 new middle to high income single-family residences and one existing residence will be provided by projects end. b. Approximately how many units, if any, would be eliminated? Indicate whether high, middle, or low-income housing. None. C. Proposed measures to reduce or control housing impacts, if any: The proposed plat will create housing consistent with the principals and mandates of The Growth Management Act (GMA). The GMA strives to increase existing urban densities to allow for the full utilization of existing utilities, services and infrastructure and to increase the functionality of mass transit while protecting the rural environments from urban sprawl. 10. AESTHETICS a. What is the tallest height of any proposed structure(s), not including antennas; what is the principal exterior building material(s) proposed. 1Zchweikilland projects 20041054571SEPA%05057-SEPA. doc 13 The tallest structure will be two stories and 30 feet with woodivinyl exterior. What views in the immediate vicinity would be altered or obstructed? The project should not compromise the views from adjacent properties. The view of the site, of course, will be altered to that of a single-family housing development. The proposed Tract B should buffer most views from the west and northwest (West Coast development). C. Proposed measures to reduce or control aesthetic impacts, if any: The proposed plat will include architecturally compatible homes by a single builder meeting the requirements of the City of Renton Building Guidelines. The Interior road will be built to City of Renton public road standards and the project proposes the creation of aesthetically pleasing front yard landscaping for the single-family residences. Also, The Roper Company (registered landscape architects) were obtained to provide a landscape plan for Beclan Place Included in this plan is landscaping and tree plantings for along the adjacent street right-of-ways and landscaping of Tract A, the storm drainage detention tract 11. LIGHT AND GLARE a. What type of light or glare will the proposal produce? What time of day would it mainly occur? Light and glare will result from reflective surfaces of the glazing and building materials, exterior building lights, and street lights. During evening and night time hours, exterior building lights and street lighting will be designed to minimize the dispersal of light beyond the project. Properly designing and placing of lights, specifically chosen to illuminate target areas with downward emitting luminaries, can be used to light intended areas without having negative impacts on others. The occurrence of light impacts would be anticipated from dusk to dawn. Some glare impacts may be present during the daytime associated primarily with normal residential window glazing. The impacts from glare may also occur seasonally. b. Could light or glare from the finished project be a safety hazard or interfere with views? It is highly unlikely that glare or light from the project site will interfere with views, affect wildlife, create safety problems, or have any other adverse impacts. The proposed project will have the same accompanying light and glare impacts that are consistent with the other adjacent residential developments. Streetlights and other outdoor lighting are intended to promote safety rather than create a safety hazard. C. What existing off -site sources of light or glare may affect your proposal? There are no known off -site sources of light or glare that are anticipated to affect this proposal. d. Proposed measures to reduce or control light and glare impacts, if any: The exterior building lights will be of low intensity and street lights directed downward typically are used for safety and security purposes. The proposed wetland tract and right-of-way landscaping adjacent to the proposed residential structures should provided additional screening beyond what was required of the %\Schweikkland projects 20041050571SEPA%05057-SEPA. doc 14 existing residential dwellings adjacent to our project. 12. RECREATION a. What designated and informal recreational opportunities are in the immediate vicinity? Ron Regis Park (South), Maplewood Park (South), Heatherdowns Park (West), Kiwanis Park (Northwest), Maplewood Golf Courses (Southwest) and the Cedar River and Cedar River Natural Area are all around a mile or less from the project. b. Would the proposed project displace any existing recreational uses? If so, describe. No, the project will not displace any recreational opportunities. C. Proposed measures to reduce or control impacts on recreation, including recreation opportunities to be provided by the project or applicant, if any: The project proposes to preserve a wetlend that will be placed in separate undeveloped tract and available for wildlife habitat viewing and indirect recreational opportunities. 13. HISTORIC AND CULTURAL_ PRESERVATION a. Are there any places or objects listed on, or proposed for, national state, or local preservation registers known to be on or next to the site? If so, generally describe. None known to exist. b. Generally describe any landmarks or evidence of historic, archaeological, scientific, or cultural importance known to be on or next to the site. None known to exist. C. Proposed measures to reduce or control impacts, if any: There are no measures proposed to reduce or control impacts. However, if objects are unearthed during site work that may be culturally significant, the Washington State Office of Archaeology and Historic Preservation will be notified. 14. TRANSPORTATION a. Identify public streets and highways serving the site, and describe proposed access to the existing street system. Show on site plans, if any. The major arterial servicing the site is NE 4th Street. It becomes NE 3rd Street about one half of the way to 1-405, which is less than 3 miles to the west. Going east on 0 will eventually get you to the Issaquah Holbart Road. The immediate access to the site would be to go south on Jericho Avenue NE from NE 41" Street.. b. Is site currently served by public transit? If not, what is the approximate distance to the nearest transit stop? \1Schweikilland projects 20041050571SEPA105057-SEPA.doc 15 Metro Transit Route 111 (west to downtown Seattle) has a stop at the intersection of Jericho Avenue NE and NE 0' Street, which is less than two blocks away. Metro Transit Route 908 (west to downtown Renton) stops at Duvall Avenue NE and NE 0 Street, which is approximate 0.6 miles from the project. C. How many parking spaces would the completed project have? How many would the project eliminate? The completed project will provide at least two exterior driveway parking spaces and two interior garage parking spaces per new residential lot proposed. For a minimum total of 60 exterior spaces added and 60 interior spaces added. The possibility exists that the homes chosen to be built will have three car garages thereby increasing the number of parking spaces accordingly. The existing carport is to be removed from the site, so the project would eliminate those two parking spaces. The existing residence would retain its loop driveway and concrete parking pad to provide parking for at least two cars. It is anticipated that the streets would be able to accommodate parking as well. Will the proposal require any new roads or streets, or improvements to existing roads or streets, not including driveways? If so, generally describe (indicate whether public or private? Yes, the project will add a currently unnamed internal road, half street improvements to NE 2nd Street and Hoqulam Avenue E and curb gutter and sidewalk to Jericho Avenue NE. All road improvements will be in public right-of- ways. e. Will the project use (or occur in the immediate vicinity of) water, rail, or air transportation? If so, generally describe. The nearest airport is the Renton Municipal Airport approximately 3 miles west, and Seattle -Tacoma International airport is west approximately 7 miles. How many vehicular trips per day would be generated by the completed project? if known, indicate when peak volumes would occur. According to the ITE Trip Generation Manual, Seventh Edition, page 269, Land Use Code 210, Single -Family Detached Housing, the average number of trips generated per dwelling unit is 9.57. Multiplying that by the number of new lots created, 30, yields a result of approximately 287 vehicle trips per day for the completed project. g. Proposed measures to reduce or control transportation impacts, if any: Besides the Improvements made to the public streets adjacent to the project, a traffic mitigation fee will be paid to the city at the time of the final plat. 15. PUBLIC SERVICES a, Would the project result in an increased need for public services (for example: fire protection, police protection, health care, schools, other)? if so, generally describe. Yes. Whenever a residential development is constructed, the need for public services, such as police and fire protection, increases. Renton School District No. 403, City of Renton Police Department, and the City of Renton Fire District serve the site. \\Schweikllland projects 20041050571SEPA105057-SEPA,doc 16 0 . . b. Proposed measures to reduce or control direct impacts on public services, if any. impacts will be mitigated by the projects increased contribution to the property tax base and tax assessments paid to the public services. Also, mitigation fees will be paid to the city at the time of the final plat. 16. UTILITIES a. Circle utilities currently available at the site: electricity, natural spas, water, refuse service, telephone, sanitary sewer, septic system, other, cable b. Describe the utilities that are proposed for the project, the utility providing the service, and the general construction activities on the site or in the immediate vicinity which might be needed. Electric: Water: Telephone: Cable: Gas: Sanitary Sewer: C. SIGNATURE Puget Sound Energy King County Water District 90 QWest Communications Comcast Puget Sound Energy City of Renton I, the undersigned, state that to the best of my knowledge the above information is true and complete. It is understood that the lead agency may withdraw any declaration of non -significance that it might issue in reliance upon this checklist should there be any willful misrepresentation or willful lack of full disclosure on my rt. Al"") Proponent: Name Printed: Date: NAM k\SchweikNand projects 20041050571SEPA105057-5EPA.doc L, 17 DECLARATION OF PROTECTIVE COVENANTS, CONDITIONS, EASEMENTS & RESTRICTIONS ^j 3 ARTICLE ONE Definitions For purposes of the Declaration, Articles of Incorporation and Bylaws of the Association, certain words and phrases have particular meanings, which are as follows 1 "ACC" shall mean the Architectural Control Committee, as described in Article Ten, Section Four 2 Reserved 3 "Articles" shall mean the Association's articles of incorporation and any amendments 4 "Association" shall mean the homeowner's association formed as a nonprofit corporation for the purpose of administering this Declaration "Board" or "Board of Directors" shall mean the Board of Directors of the Association "Bylaws" shall mean the Association's Bylaws and any amendments 7 "Common Areas" shall mean the property, both real and personal, in which the Association has been granted an ownership interest, easement, lease or other right of control, by written instrument, by delineation on the Plat a "Declaration" shall mean this Declaration of Protective Covenants, Conditions, Easements and restrictions, and any amendments thereto 9 "Developer' shall mean the Declarant Amberwood LLC/Landon, or any persons or entities to which it assigns all or a portion of its rights as Developer, or succeeds to its interest. To the extent that a portion of the Developer's rights and responsibilities are assigned, the assignee may exercise the rights and perform the responsibilities described in the assignment 10 "Development Period" shall mean the period of time from the date of recording of this Declaration until 180 days after the date upon which 100% of the lots have been improved by construction of single family homes by the Developer or its assignees, or any shorter period as agreed to by all of the Developer's assignees. A partial delegation of authority by the Developer of any of the management duties described in this Declaration shall not terminate the Development Period 11 "Housing Unit" shall mean the building occupying a Lot 12 "Institutional First Mortgagee" or "Mortgagee" shall mean a bank or savings and loan association or established mortgage company, or other entity chartered under federal or state taws, any corporation or insurance company or state or federal agency which holds a first mortgage or deed of trust against a Lot or Housing Unit thereon 13 "Lot" shall initially refer to one of the Lots located in the Real Property described herein DECLARATION OF COVENANTS, CONDITIONS, EASEMENTS AND RESTRICTIONS FOR BECLAN PLACE 14 "Member" shall mean every person or entity that holds a membership in the Association 16 "Mortgage" shall mean a mortgage or deed of trust encumbering a Lot or other portion of the Properties 17 "Neighborhood Services" shall mean any services that the Association is required to provide for the benefit and of the Lots or related to their use by conditions described on the Plat, in any recorded easement or agreement, this Declaration, or applicable law 18 "Owner" shall mean the recorded owner of a Lot, whether one or more persons or entities, but excluding those having such interest merely as security. A real estate contract purchaser shall be deemed the Owner 19 "Person" shall mean a natural person, a corporation, a partnership, trustee or other legal entity 20 "Plat" shall mean the plat of Beclan Place, described on the first page of this Declaration, together with all requirements described or referenced therein 21 "Properties" shall mean the Real Property 22 "Sale" or "Sold" shall mean the date upon which ownership of a Lot is transferred from an Owner to another person or entity by recordation of an instrument of transfer such as a deed or real estate contract ARTICLE TWO Reserved ARTICLE THREE Management of Common Areas and Enforcement of Declaration Section One Development Period During the Development Period, the Association and the ACC, together with all Common Areas and all Neighborhood Services administered by the Association shall, for all purposes, be under the management and administration of the Developer or its assignees. During the development period, the Developer shall appoint the directors of the Association provided in the Bylaws, and may appoint any persons the Developer chooses as directors. At the Developer's sole discretion, the Developer may appoint members of the Association to such committees or positions in the Association as the Developer deems appropriate, to serve at the Developer's discretion and may assign such responsibilities, privileges and duties to the members as the Developer determines, for such time as the Developer determines. Members appointed by the Developer during the Development Period may be dismissed at the Developer's discretion Section Two Purpose of Development Period The Developer's control of the Association during the Development Period is established in order to ensure that the Properties and the Association will be adequately administered in the initial phases of development, to ensure an orderly transition of Association operations, and to facilitate the Developer's completion of construction of Housing Units DECLARATION OF COVENANTS, CONDITIONS, EASEMENTS AND RESTRICTIONS FOR BECLAN PLACE Section Three Authority of Association After Development Period At the expiration of Developer's management authority the Association shall have the authority and obligation to manage and administer the Common Areas, the Neighborhood Services, and to enforce this Declaration, Such authority shall include all authority provided for in the Association's Articles, Bylaws, rules and regulations and this Declaration, together with other duties that may be assigned to the Association in any easement, agreement or on the Plat The Association shall also have the authority and obligation to manage and administer the activities of the ACC in its responsibilities as described in Article Ten, Section Five Section Four Delegation of Authority The Board of Directors or the Developer may delegate any of its managerial duties, powers, or functions to any person, firm, or corporation, The Board and the Developer shall not be liable for any breach of duty, negligence, omission, intentional act or improper exercise by a person who is delegated any duty, power or function by the Board of Directors or the Developer ARTICLE FOUR Membership Every person or entity who is an Owner of any Lot agrees to be a Member of the Association by acceptance of a deed for, or recordation of any other instrument signifying ownership of, such Lot. Membership may not be separated from ownership of any Lot. All Members shall have rights and duties as specified in this Declaration, and in the Articles and Bylaws of the Association ARTICLE FIVE Voting Rights Members shall be entitled to one vote for each Lot owned. No more than one vote shall be cast with respect to any Lot. The voting rights of any Member may be suspended as provided in the Declaration, or the Articles or Bylaws of the Association. Members' votes may be solicited and tabulated by means other than personal attendance at meetings, such as mail, electronic mail, or facsimile ARTICLE SIX Prooerty Rights in Common Areas The Association shall have the right and obligation to maintain improvements, vegetation, signage and utilities in and on the Common Areas, subject to any restrictions delineated on the Plat of the Properties. The Association shall have the exclusive right to use and manage the Common Areas and any easements in which the Association holds an interest in a manner consistent with the Plat, this Declaration, the Articles and the Bylaws of the Association or in any easement During the Development Period, the Developer shall have the exclusive use of the Common Areas for the placement of structures, signs and materials related to the construction and marketing of homes on the Real Property, without compensation to the Association. The Board shall have the power, in addition to all other powers granted it by this Declaration, the Bylaws, applicable law and any easements, to grant additional easements or enter into agreements related to the Common Areas without further approval of the Members to the fullest extent permitted under law, as if the Board is the sole owner of the Common Areas ARTICLE SEVEN Maintenance and Common Expenses Section One Standard of Maintenance - Common Areas The Association shall maintain the DECLARATION OF COVENANTS, CONDITIONS, EASEMENTS AND RESTRICTIONS FOR BECLAN PLACE Common Areas and any easements in which the Association holds an interest in a manner consistent with good building and nursery practices, in compliance with all applicable governmental codes, regulations, easements and agreements. The Association shall always have the responsibility to maintain the plat drainage facilities and emergency access roads unless those improvements are deeded or sold to a government agency that assumes the maintenance responsibility. Section Two Stan and of Maintenance - Lots Each Lot Owner hereby covenants and agrees to maintain the Owner's respective Lot, and the Housing Unit located thereon in the same condition as a reasonably prudent homeowner would maintain the Owner's home so that the Real Property will reflect a high pride of ownership Unless otherwise specified on the Plat, each Lot Owner shall perform at the Lot Owner's expense the maintenance and upkeep of any drainage swales and/or underground drain lines and catch basins installed on the owner's Lot Section Three Remedies for Failure to Maintain If any Lot Owner shall fail to conduct maintenance on his Lot or the exterior of the housing Unit located thereon, or fails to maintain the Lot and the exterior of the Housing Unit in the same condition as a reasonably prudent homeowner, or in a manner which preserves the drainage for other Lots, the Association shall notify the Lot Owner in writing of the maintenance required. If the maintenance is not performed within thirty (30) days of the date notice is delivered, the Association shall have the right to provide such maintenance, and to levy an assessment against the non -performing Lot Owner and the Lot for the cost of providing the maintenance. The assessment shall constitute a lien against the Lot owned by the non -performing Lot Owner and may be collected and foreclosed in the same manner as any other delinquent monthly or special assessment. The Association shall have all remedies for collection as provided in Article Nine of the Declaration. In the event that emergency repairs are needed to correct a condition on a Lot which poses a substantial risk of injury or significant property damage to others, the Association may immediately perform such repairs as may be necessary after the Association has attempted to give notice to the Lot Owner of the repairs necessary. Such notice in emergency circumstances shall be sufficient if attempted orally or in writing immediately prior to the Association's undertaking the necessary repairs. Emergency repairs performed by the Association, if not paid for by the Lot Owner, may be collected by the Association in the manner provided for herein notwithstanding the failure of the Association to give the Lot Owner the thirty (30) day notice Section Four Common Expenses The Association shall perform such work as is necessary to perform all Neighborhood Services, and to carry out all the duties described in this Declaration, the Plat, and in any easement or agreement made by the Association. The Association shall delegate the responsibility for management and supervision of such work to the Board, the ACC or to a manager or agent hired by the Board for the purpose of such management and supervision. Expenses for such work shall be paid by the Association for the benefit of all Lot Owners and shall be referred to as Common Expenses. The Common Expenses shall be paid by the Association from funds collected from assessments paid by Lot Owners. The Common Expenses shall include, but shall not be limited to, the following The real and personal property taxes levied upon the Association for the Common Areas, 2 The cost of maintaining (a) insurance coverage for the Common Areas and (b) insurance coverage and fidelity bonds on any Common Areas, and for directors and officers of the Association and the ACC, DECLARATION OF COVENANTS, CONDITIONS, EASEMENTS AND RESTRICTIONS FOR BECLAN PLACE 3 The cost of maintaining, repairing, replacing, operating and leasing all Common Areas and their improvements (which Common Areas shall include any Wetlands, Sensitive Area or Open Space Tracts described on the plat which the Association owns or is designated as the party responsible for their maintenance and repair) Such costs include, but are not limited to, stormwater detention facilities, landscaped entries, signs, lights, fences, walls, postal service boxes, easements, controlling vegetation, plantings and landscaping (if not maintained by applicable governmental jurisdiction) 4 Any other expense which shall be designated as a Common Expense in the plat of the Property, the Declaration, its Exhibits, the easements and the agreements of the Association, or from time to time are identified by the Association ARTICLE EIGHT Assessments Section One Types of Assessments Each Lot shall be subject to monthly or annual assessments or charges, and certain special assessments, in an amount to be determined by the Association, or by the Developer during the Development Period Section Two Determination of Amount The Board of Directors of the Association shall determine the amount of assessments necessary to pay Common Expenses. The amount of assessments may be increased or decreased periodically as may be necessary to provide for payment of the Common Expenses. The amount of such assessments shall be equal for all Lots. There shall be no assessment for Lots owned by Developer or its assignees, without the consent of the Developer or the assignees. The Association may create and maintain from assessments reserve funds for replacement of Common Areas and their improvements. Written notice of all assessments shall be given to each Owner. If the Board fails to fix an assessment for a fiscal year, the prior assessment shall be automatically continued at the sum previously set by the Board until such time as the Board acts in the manner provided by RCW Chapter 64 38 (or any successor statute permitting automatic adjustments in the budget) Section Three Certificate of Payment The Association shall, upon written demand, furnish a certificate in writing setting forth whether the assessment on a specified Lot has been paid. A reasonable charge may be made for the issuance of the certificate. Such certificate shall be conclusive evidence of payment of any assessment stated to have been paid Section Four Special Assessments In addition to the assessments authorized above, the Association, by its Board of Directors may levy, in any year, a special assessment applicable to that year only, for the purpose of defraying the cost of any construction or reconstruction, unexpected repair or replacement of facilities in the Common Areas. However, the Developer and its assignees shall not be obligated to pay any special assessments on Lots owned by the Developer or its assignees. Assessments may be made based upon the estimated cost of such work, prior to the work's commencement, provided such estimate has been provided by a contractor retained by the Board for the purpose of such estimate. All special assessments for construction of new facilities or acquisition of new equipment, which are not for the upgrade, repair or replacement of existing improvements, shall require approval of two-thirds the Members Section Five Reserved Section Six Fines Treated as Special Assessments Any fines levied by the Association DECLARATION OF COVENANTS, CONDITIONS, EASEMENTS AND RESTRICTIONS FOR BECLAN PLACE pursuant to RCW Chapter 64 38 (or any successor statute authorizing the imposition of fines) shall be treated as a special assessment of the Owner fined, and may be collected by the Association in the manner described in Article Nine ARTICLE NINE Collection of Assessments Section One Lien - Personal Obligation All assessments, together with interest and the cost of collection shall be a continuing lien upon the Lot against which each such assessment is made. The lien shall have all the incidents of a mortgage on real property. Each such assessment, together with interest, costs and reasonable attorney's fees, shall also be the personal obligation of the person who was the Owner of the Lot at the time the assessment was due. No Owner may waive or otherwise avoid liability for assessments by non-use of the Common Areas or abandonment of the Lot Section Two Delinquency If any assessment is not paid within thirty (30) days after its due date, the assessment shall bear interest from said date at twelve percent (12%), or, in the event that twelve percent (12%) exceeds the maximum amount of interest that can be charged by law, then the highest permissible rate as provided for the law_ A late charge of five percent (5%) of the amount overdue shall be charged for any payment more than ten (10) days past due. Each Member hereby expressly grants to the Association, or its agents, the authority to bring all actions against each Member personally for the collection of such assessments as a debt and to enforce lien rights of the Association by all methods for the enforcement of such liens, including foreclosure by an action brought in the name of the Association in a like manner as a mortgage of real property, and such Member hereby expressly grants to the Association the power of sale in connection with such liens. The liens provided for in this section shall be in favor of the Association, and shall be for the benefit of the Association The Association shall have the power to bid at a foreclosure sale and to acquire, hold, lease, mortgage and convey any Lot obtained by the Association. Section Three Suspension of Voting Rights In the event any Member shall be in arrears in the payment of the assessments due or shall be in default of the performance of any of the terms of the Articles and Bylaws of the Association, the rules or regulations adopted by the Association, or the Declaration for a period of thirty (30) days, the Member's right to vote shall be suspended and shall remain suspended until all payments are brought current and all defaults remedied. In addition, the Association shall have such other remedies against such delinquent Members as may be provided in the Articles, Bylaws or Declaration Section Four Commencement of Assessments The assessments may commence as to each Lot (except Lots owned by the Developer) upon the initial conveyance of the Lot after It is improved by construction of a single-family home. The first assessment on any Lot shall be adjusted according to the number of days remaining in the month. At the time of each initial sale, the Developer or the Developer's assignee who constructed the home on the Lot may collect from each Purchaser an amount equal to one year's assessment for the Association, to be placed in the Association's account. Any interest earned by the Association on assessments held by it shall be to the benefit of the Association Section Five Enforcement of Assessments The Board may take such action as is necessary, including the institution of legal proceedings, to enforce the provisions of this Article. In the event the Board begins an action to enforce any such rights, the prevailing party shall be entitled to its attorney's fees, costs and expenses incurred in the course of such enforcement action as provided in Article Seventeen, Section Five DECLARATION OF COVENANTS, CONDITIONS, EASEMENTS AND RESTRICTIONS FOR BECLAN PLACE ARTICLE TEN Building, Use and Architectural Restrictions Section One Development Period The Developer hereby reserves the right to exercise any and all powers and controls herein given to the Board of Directors, the ACC or its authorized representative in this Article of the Declaration, during the Development Period. This reserved right shall automatically terminate at the end of the Development Period, or when the reserved right is relinquished to the Board of Directors or the ACC of the Association Section Two Authority of ACC After Develo meet At the expiration of the Developer's management authority, the ACC shall have the authority and obligation to manage and administer the review of building plans, specifications and plot plans and such other submissions as described in Section Five herein, and to enforce these covenants, conditions and restrictions. Such authority shall include all authority provided for the ACC in the Association's Articles, Bylaws, Rules and Regulations, as initially adopted, or as amended, and all the authority granted to the ACC by this Declaration Section Three Delegation of Authority of ACC The ACC or the Developer may delegate any of its duties, powers, or functions described in this Article to any person, firm, or corporation Section Four Appointment of ACC After the Development Period, the Board shall appoint the members of the ACC. There shall be three members of the ACC, chosen in the manner described in the Articles and Bylaws of the Association. If the Board fails to appoint the members of the ACC, or the members of the ACC resign and no replacements assume the office, the Board shall act as the ACC until members of the ACC are appointed and take office. Section Five Approval by ACC Required Except as to construction, alteration, or improvements performed by the Developer, no construction activity of any type including clearing and grading, cutting or transplanting of significant natural vegetation may begin on a Lot or Common Area and no building, structure, fence or other improvement shall be erected, placed or altered on any Lot or Common Area until, at a minimum, the building plans, specifications, plot plans, and landscape plan showing the nature, kind, shape, height, materials, exterior color and location of such building, structure or other improvements have been submitted and approved in writing by the ACC or its authorized representative as to harmony of exterior design and location in relation to and its effect upon surrounding structures and topography. Further, no fences, hedges or walls shall be erected or altered and no significant exterior changes shall be made to any building including, but not limited to, exterior color changes, additions or alterations until such written approval shall have been obtained 1 Time Limits If the ACC or its authorized representative shall fait to notify the Owner of its action for a period of thirty (30) days following the date of the submission of the required information to the ACC, or its authorized representative, the Owner may proceed with the proposed work notwithstanding the lack of written approval by the ACC or its authorized representative. The required information shall be considered submitted to the ACC upon personal delivery of a complete set of all required information to the person designated to receive such items by the ACC, or by mail three days after deposit in the U S Mail, postage prepaid, certified, return receipt requested, to the ACC in care of the Board of Directors of the Association at the address designated in the most recent notice of assessment issued by the Board, or at such other address as is designated by the Board by written notice to the Members Guidelines The ACC may adopt and amend, subject to approval by the DECLARATION OF COVENANTS, CONDITIONS, EASEMENTS AND RESTRICTIONS FOR BECLAN PLACE board, written guidelines to be applied in its review of plans and specifications, in order to further the intent and purpose of this Declaration and any other covenants or restrictions covering Real Property. If such guidelines are adopted, they shall be available to all interested parties upon request 3 Meetings The ACC shall meet as is necessary to review any plans or specifications provided pursuant to this Section, and shall keep and maintain a record of all actions taken at meetings or otherwise 4 No Waiver Approval by the ACC of any plans, drawings or specifications shall not be a waiver of the right to withhold approval of any similar plan, drawing, specification or matter submitted for approval 5 Consultation The ACC may retain and consult persons or entities to assist in the evaluation of plans submitted to the Board for review 6 Appeals After the Development Period, the Board shall serve as an appellate panel to review decisions of the ACC upon request of a party aggrieved by the ACC's decision. The Board shall provide, through rules and regulations, a procedure by which decisions of the ACC may be appealed to the Board. The Board may choose, in its discretion, to limit the scope of such appeals and provide time limitations for appeals to be made to the Board 7 Enforcement The ACC may recommend and request that the Board initiate legal proceedings to enforce the terns of these covenants or orders of the ACC. Legal proceedings may only be instituted, however, after approval of the Board 8 No Liability The ACC, its agents and consultants shall not be liable to the Association, its members, to any Owner or to any other person for any damage, loss or prejudice resulting from any action or failure to act on a matter submitted to the ACC for determination, or for failure of the ACC to approve any matter submitted to the ACC. The ACC shall not be liable for any damage, loss or prejudice resulting from any action by a person who is delegated a duty, power or function by the ACC 9 Fees The ACC may charge a fee for the review of any matter submitted to it. Any fee schedule adopted by the ACC must be approved by the Board Section Six Temporary Structures Prohibited No basement, tent, shack, garage, bam or other outbuilding or buildings or any structure of a temporary or moveable character erected or placed on the Properties shall at any time be used as living quarters except as specifically authorized by the ACC Section Seven Nuisances No noxious or undesirable thing, activity or use of any Lot in the Properties shall be permitted or maintained.. If the ACC shall determine that a thing or use of property is undesirable or noxious, such determination shall be conclusive. The ACC may recommend and the Board may direct that steps be taken as is reasonably necessary, including the institution of legal action or the imposition of fines in the manner authorized by RCW Chapter 64 38, to abate any activity, remove anything or terminate any use of property which is determined by the ACC or described in this Declaration to constitute a nuisance Section Eight limitation on Animals No animal, livestock or poultry of any kind shall be DECLARATION OF COVENANTS, CONDITIONS, EASEMENTS AND RESTRICTIONS FOR BECLAN PLACE raised, bred or kept on any Lot, except cats, dogs, birds or fish may be kept if they are not kept, bred or maintained for any commercial purpose, and they shall not be kept in numbers or under conditions reasonably objectionable in a closely built-up residential community. Animals shall not be allowed to roam loose outside the limits of any Lot on which they are kept. Any dogs must be kept so as to minimize excessive noise from barking or otherwise shall be considered a nuisance according to the terms of this Declaration Section Nine Limitation on Signs No sign of any kind shall be displayed to public view on any Lot, except one sign, not to exceed 24 inches by 24 inches, advertising the Lot (where posted) for sale or rent by the Owner, or the Owner's agent. In addition to other rights reserved to the Developer in the Declaration, the Developer hereby reserves for itself so long as it owns any Lot, the right to maintain upon the property such signs as in the opinion of the Developer are required, convenient or incidental to the merchandising and sale of the Lots. All other signs except as described above shall only be displayed to public view after written approval of the ACC, its authorized representative, or the Developer Section Ten Comoletion of Construction Proiects The work of construction of all building and structures shall be pursued diligently and continuously from commencement of construction until the structures are fully completed and painted. All structures shall be completed as to external appearance, including finish painting, within eight months of the date of commencement of construction, except such construction as is performed by the Developer or its assignees, which shall be exempt from the limitations contained in this Section. Front yard landscaping must be completed within 90 days of completion of a Housing Unit, and rear yard landscaping must be completed within one year of completion of a Housing Unit. Except with the approval of the ACC, no person shall reside on the premises of any lot until such time as the improvements to be erected thereon in accordance with the plans and specifications approved by the Board have been completed Section Eleven Unsightly Conditions No unsightly conditions shall be permitted to exist on any Lot. Unsightly conditions shall include, without limitation, laundry hanging or exposed in view for drying, litter, trash, Junk or other debris, inappropriate, broken or damaged furniture or plants, non -decorative gear, equipment, cans, bottles, ladders, trash barrels and other such items, and no awnings, air conditioning units, heat pumps or other projections shall be placed on the exterior walls of any Housing Unit unless prior written approval shall have been obtained from the ACC. Section Twelve Antennas. Satellite Reception Satellite dishes of no more than one meter in diameter or diagonal measurement are permitted on the Properties with ACC approval of the location of the satellite dish in the manner described in Article Ten, Section Five. Except as provided above, no radio or television antenna or transmitting tower or satellite dish shall be erected on the exterior of any home without approval of the ACC obtained pursuant to Article Ten, Section Five, and a showing by the Owner that such installation will be visually shielded from most of the view of the residents traveling upon streets located on the Properties Section Thirteen Setbacks No building shall be located on any Lot nearer to the front lot tine or nearer to the side street than the minimum building setback lines adopted by the governmental authority with jurisdiction over the Properties Section Fourteen Roofs Roofs on all buildings must be finished with materials approved for use by the ACC or its authorized representatives. More than one type of material may be approved DECLARATION OF COVENANTS, CONDITIONS, EASEMENTS AND RESTRICTIONS FOR BECLAN PLACE Section Fifteen Fences Walls In order to preserve the aesthetics of the Properties, no fence, wall or hedge shall be erected or placed on any Lot unless prior written approval has been obtained from the ACC. The design and color of any fence on the Properties, whether visible to the other Lots or not, shall be constructed and finished according to the standard fence detail, as such detail is initially designated by the Developer during the Development Period, and continued or modified by the ACC after the Development Period. If a standard fence detail is attached to this Declaration, such fence detail and any required color for a fence may be modified by the Developer, the ACC or the Board Section Sixteen Residential Use Only Home Businesses Limited Except for Developers and its assignees' temporary sales offices and model homes, no Lot shall be used for other than one detached single-family dwelling with driveway parking for not more than three cars. A trade, craft business, business or commercial activity ("Home Business") may be conducted or carried on within any building located on a Lot, provided that any goods, materials or supplies used in connection with any trade, service or business, wherever the same may be conducted, be kept or stored inside any building on any Lot and that they not be visible from the exterior of the home, nor shall any goods, used for private purposes and not for trade or business be kept or stored outside any building on any Lot. The provisions of this Section shall permit such Home Businesses to the extent permitted by applicable zoning laws and other government laws, regulations, rules and ordinances. Nothing in this Section shall permit (1) the use of a Lot for a purpose which violates law, regulations, rules or applicable zoning codes, or (2) Home Business activities that cause a significant increase in neighborhood traffic, or (3) modification of the exterior of the home. The Association may, from time to time. promulgate rules restricting the activities of Home Businesses located on the Properties pursuant to the authority granted to the Association under these Covenants, the Bylaws, and RCW Chapter 6438 Section Seventeen Underground_ Utilities Required Except for any facilities or equipment provided by the Developer, its assignees, or any utility, all electrical service, telephone lines and other outdoor utility lines shall be placed underground. Section Eighteen Limitation on Storage of Vehicles The Lots, Common Areas and/or streets located on the Properties shall not be used for the storage and/or overnight parking of any vehicle other than private family automobiles, non-commercial trucks and motorcycles. Boats, boat trailers, house trailers, campers, commercial trucks, trucks with a camper, or other recreational vehicles or similar object may not be stored and/or parked overnight on any part of the Lots, Common Areas and/or streets on the Properties. No inoperable vehicles of any kind shall be parked, stored, maintained, or constructed unless stored in a garage. Section Nineteen Enforcement The Association, or the Developer during the Development Period, may, but is not required to, take any action to enforce the provisions of the Declaration available to it under law, including but not limited to imposition of fines as authorized by RCW Chapter 64 38, specific performance, injunctive relief, and damages. Any Member may also enforce the terms of this Article (although a Member may not impose a fine as authorized by RCW Chapter 64 38), but the Member must first obtain an order from a court of competent Jurisdiction entitling the Member to relief. In the event that a Member takes action to enforce the terms of this Article, the Association shall not be in any way obligated to Join in such action, or pay any of the attorney's fees, costs and expenses incurred in such action ARTICLE ELEVEN Easements Section One Easement for Encroachments Each Lot is, and the Common Areas are subject DECLARATION OF COVENANTS, CONDITIONS, EASEMENTS AND RESTRICTIONS FOR BECLAN PLACE to an easement for encroachments created by construction settlement and overhangs as designed or constructed by the Developer, and to a valid easement for encroachments and for maintenance of the same as long as the improvements remain. Section Two Easements on Exterior Lot Lines In addition to easements reserved on any plat of the Properties or shown by instrument of record, easements for utilities and drainage are reserved for the Developer or its assigns, over a five-foot wide strip along each side of the interior Lot lines, and seven feet over the rear and front of each Lot, and over, under, and on the Common Areas. Within all of the easements, no structure, planting or fill material shall be placed or permitted to remain which may, in the opinion of the Board or ACC, damage or interfere with the installation and maintenance of utilities, or which may obstruct or retard the flow of water through drainage channels and the easements The easement area of each Lot and all improvements within it shall be maintained continuously by the Owner of such Lot, except those improvements for which a public authority, utility company or the Association is responsible Section Three Association's Easement of Access The Association, the ACC, and its agents shall have an easement for access to each Lot and to the exterior of any building located thereon during reasonable hours as may be necessary for the following purposes (a) cleaning, maintenance, or repair of any home or Lot as provided in Article Seven, Section Three of this Declaration, (b) repair, replacement or improvement of any Common Area accessible from that Lot, (c) emergency repairs necessary to prevent damage to the Common Areas or to another Lot, or to the improvements thereon, (d) cleaning, maintenance, repair or restoration work which the Owner is required to do but has failed or refused to do, and (e) all acts necessary to enforce this Declaration Section Four Easement for Developer Developer shall have an easement across all Common Areas for ingress, egress, storage and placement of equipment and materials, and other actions necessary or related to the development or maintenance of the Real Property ARTICLE TWELVE Mortgage Protection Section One Mortgagees Notwithstanding and prevailing over any other provisions of the Declaration, the Association's Articles of Incorporation or Bylaws, or any rules, regulations or management agreements, the following provisions shall apply to and benefit each Institutional First Mortgagee ("Mortgagee") which holds a Mortgage given for the purpose of obtaining funds for the construction or purchase of a Housing Unit on any Lot or the improvement of any Lot Section Two Liability Limited The Mortgagee entitled to the protection hereof shall not in any case or manner be personally liable for the payment of any assessment or charge, nor for the observance or performance of any covenant, restriction, regulation, rule, Association Article of Incorporation or Bylaw, or management agreement, except for those matters which are enforceable by injunctive or other equitable relief, not requiring the payment of money, except as hereinafter provided Section Three Mortgagee's Rights During Foreclosure During the pendency of any proceeding to foreclose the Mortgage, the Mortgagee or the receiver, -if any, may exercise any or all of the rights and privileges of the Owner of the mortgaged Lot, including but not limiters to the right to vote as a Member of the Association to the exclusion of the Owner's exercise of such rights and privileges Section Four Acquisition of Lot by Mortgagee At such time as the Mortgagee shall become entitled to possession of the Lot, the Mortgagee shall be subject to all of the terms and conditions of the DECLARATION OF COVENANTS, CONDITIONS, EASEMENTS AND RESTRICTIONS FOR BECLAN PLACE declaration, and the Articles, Bylaws, rules and regulations of the Association, including but not limited to the obligation to pay for all assessments and charges accruing thereafter, in the same manner as any Owner provided, however, the Mortgagee shall acquire the title to said Lot free and clear of any lien authorized by or arising out of any provisions of the Declaration which secure the payment of any assessment for charges accrued prior to the date the Mortgagee became entitled to possession of the Loot Section Five Reallocation_of Unpaid Assessment If it is deemed necessary by the Association, any unpaid assessment against a Housing Unit foreclosed against may be treated as a common expense of other Lots. Any such unpaid assessment shall continue to exist as a personal obligation of the defaulting Owner of the respective Lot to the Association Section Six Subordination The liens for assessments provided for in this instrument shall be subordinate to the lien of any Mortgage, or other security interest placed upon a Lot or Housing Unit as a construction loan security interest or as a purchase price security interest, and the Association will, upon demand, execute a written subordination document to confirm the particular superior security interest Section Seven Mortgagee's Rights Any Mortgagee shall have the right on request therefore to (a) inspect the books and records of the Association during normal business hours, (b) receive an annual audited financial statement of the association within (90) days following the end of any fiscal year; and (c) receive written notice of all meetings of the Association and designate a representative to attend all such meeting Section Eight Limitation on Abandonment of Common Areas The Association shall not, without the prior written approval of sixty-seven percent (67%) of the Mortgagees, seek to abandon the Common Areas for reasons other than substantial destruction or condemnation of the property. Such abandonment of all or a portion of the Common Areas shall require approval of the City of Renton. Section Nine Notice If such notice has been requested in writing, Mortgagees shall be entitled to timely written notice of (a) substantial damage or destruction of any Housing Unit or any part of the Common Areas or facilities, (b) any condemnation or eminent domain proceedings involving any Housing Units or any portion of Common Areas or facilities, (c) any default under this Declaration or the Articles, Bylaws or rules and regulations of the Association by an Owner of any Housing Unit on which it holds the mortgage which is not cured within thirty (30) days, (d) any sixty (60) day delinquency in the payment of assessments or charges owed by the Owner of any Housing Unit on which it holds the mortgage, (e) ten (10) days''prior written notice of any lapse, cancellation or material modification of any insurance policy or fidelity bond maintained by the Association, and (f) any proposed action that requires the consent of a specific percentage of Mortgagees ARTICLE THIRTEEN Management Contracts Each Member hereby agrees that the Association and the ACC may enter into agreements for the performance of any or all of the functions of the Association and the ACC with such persons or entities as the Association deems appropriate, however, any agreement for professional management of the Properties, or any other contract providing for services by the Developer must provide for termination by either party without cause after reasonable notice ARTICLE FOURTEEN Insurance DECLARATION OF COVENANTS, CONDITIONS, EASEMENTS AND RESTRICTIONS FOR BECLAN PLACE Section One Coverage The Association may purchase as a Common Area Expense and shall have authority to and may obtain insurance for the Common Areas against loss or damage by fire or other hazards in an amount sufficient to cover the full replacement value in the event of damage or destruction. It may also obtain a comprehensive public liability policy covering the Common Areas. The comprehensive public liability coverage shall be in an amount to be determined by the Association. It may also obtain insurance to cover the Board, the ACC, its agents and employees from any action brought against them arising out of actions taken in furtherance of the Association's duties under this Declaration Following the Development Period, all such insurance coverage shalt be written in the name of the Association as trustee for each of the Members of the Association. The Association shall review the adequacy of the Association's insurance coverage at least annually. All policies shall include a standard mortgagee's ciause and shall provide that they may not be canceled or substantially modified (including cancellation for nonpayment of premium) without at least ten (10) days prior written notice to any and all insured named therein, including Owners and Institutional First Mortgagees that have requested notice Section Two Replacement, Repair After Loss In the event of the damage or destruction of the Common Areas covered by insurance written in the name of the Association, the Association may, upon receipt of the insurance proceeds, and to the extent of such proceeds contract to rebuild or repair such damaged or destroyed portions of the Common Areas to as good a condition as they were when the loss occurred, provided, however, that the Association's election not to rebuild the Common Areas shall require the approval of two-thirds (2/3) of the members of the Association The Association may in its sole discretion contract with any contractor for reconstruction or rebuilding of such destroyed portions of the Common Areas ARTICLE FIFTEEN Rules and Regulations During the Development Period the Developer may adopt rules and regulations governing the use of the Properties and the personal conduct of the Members and their guests, and to establish penalties for the infraction thereof After the Development Period, the Association and/or its Board of Directors is hereby authorized and empowered to adopt rules and regulations governing the use of the Properties and the personal conduct of the Members and their guests thereon, and to establish penalties for. the infraction thereof, in the manner described by RCW Chapter 64 38, the Bylaws and any resolutions passed by the Board. All Lot Owners shall be given written notice of the rules and regulations in the manner required by RCW Chapter 64 38 ARTICLE SIXTEEN Remedies and Waiver Section One Remedies Not Limited The remedies provided herein, including those for collection of any assessment or other change or claim against any Member, for and on behalf of the Association, the ACC, or Developer, are in addition to, and not in limitation of, any other remedies provided by law Section Two No Waiver The failure of the Association, the ACC, the Developer or of any of their duly authorized agents or any of the Owners to insist upon the strict performance of or compliance with the Declaration or any of the Articles, Bylaws or rules or regulations of the Association, or to exercise any right or option contained therein, or to serve any notice or to institute any action or summary proceedings, shall not be construed as a waiver or relinquishment of such right for the future, but such right to enforce any of the provisions of the Declaration or of the Articles, Bylaws or rules or DECLARATION OF COVENANTS, CONDITIONS, EASEMENTS AND RESTRICTIONS FOR BECLAN PLACE regulations of the Association shall continue and remain in full force and effect. No waiver of any provision of the Declaration or of the Articles, Bylaws, rules or regulations of the Association shall be deemed to have been made, either expressly or implied, unless such waiver shall be in writing and signed by the Board of Directors of the Association pursuant to authority contained in a resolution of the Board of Directors ARTICLE SEVENTEEN General Provisions Section One Sinn ular and Plural The singular wherever used herein shall be construed to mean the plural when applicable, and the necessary grammatical changes required to make the provisions hereof apply either to corporations or individuals, men or women, shall in all cases be assumed as though in each case fully expressed Section Two Severability The invalidity of any one or more phrases, sentences, clauses, paragraphs or sections hereof shall not affect the remaining portions of this Declaration or any part hereof, all of which are inserted conditionally on their being held valid in law and in the event that one or more of the phrases, sentences, clauses, paragraphs or sections contained herein should be invalid, this Declaration shall be construed as if such invalid phrase, sentence, clause, paragraph, or section had not been inserted Section Three Duration These covenants, restrictions, reservations and conditions shall remain in full force and effect for a period of twenty (20) years from the date hereof. Thereafter, they shall be deemed to have been renewed for successive terms of ten (10) years, unless revoked or amended as herein provided Section Four Attorneys Fees. Costs and Expenses In the event the Association of a Member employs an attorney to enforce any provision of the Declaration, the Articles, Bylaws of the Association, or rules and regulations adopted by the Association, the prevailing party in any action for enforcement shall be entitled to the award of reasonable attorney's fees, costs and all expenses incurred in the action, whether determined by judgment, arbitration or settlement, Section Five Method of Notice Any notice required by the Declaration or the Articles or Bylaws of the Association or the rules and regulations adopted by the Association shall be deemed properly given when personally delivered, deposited in the United States mail, postage prepaid, or when transmitted and received by facsimile. The association may adopt other methods for providing notice by resolution of the Board, provided that the methods adopted are reasonably calculated to provide actual notice to the recipients of the notice Section Six Enforcement of Declaration This Declaration may be enforced by the Association, the Developer or the Owner of any lot. Such enforcement may include the institution of legal proceedings to enforce compliance with or specific performance of any of the covenants or restrictions contained in this Declaration, rules and regulations adopted by the Association, or the provisions of the Articles or Bylaws of the Association Section Seven Successors and Assiono This Declaration binds and is for the benefit of the heirs, successors and assigns of Declarant, the Developer, the Members and the Owners Section Eight Exhibits All exhibits referred to in this Declaration are incorporated within the Declaration DECLARATION OF COVENANTS, CONDITIONS, EASEMENTS AND RESTRICTIONS FOR BECLAN PLACE ARTICLE EIGHTEEN Amendment@nd Revocation Section One Exclusive Method This instrument may be amended, and partially or completely revoked only as herein provided or otherwise provided by law Section Two Amendment by Developer During the Development Period, the Developer may amend this instrument to comply with the requirements of the Federal National Mortgage Association, Government National Mortgage Association, Veterans Administration or Federal Home Loan Mortgage Corporation by recording an acknowledged document setting forth specifically the provisions amending this instrument Section Three Vo#ink This Declaration may be amended at any annual meeting of the Association, or at a special meeting called for such purpose, if sixty-seven percent (67%) or more of the Owners vote for such amendment, or without such meeting if all Owners are notified in writing of such amendment, and if sixty-seven percent (67%) or more of the Owners vote for such amendment by written ballot. Notice of any proposed amendment shall be given to all Owners not less than ten (10) days prior to the date of the annual meeting or of any special meeting at which the proposed amendment shall be considered. Notwithstanding any of the foregoing, fifty-one percent (51%) of all Institutional First Mortgagees who have given notice to the Association requesting notification of amendments must give prior written approval to any material amendment to the Declaration or Bylaws, including any of the following (1) voting rights, (2) assessments, assessment liens and subordination of such liens, (3) reserves for maintenance, repair and replacement of Common Areas, (4) insurance or fidelity bonds, (5) responsibility for maintenance and repair, (6) contraction of the project or the withdrawal of property from the Properties, (7) leasing of Housing Units other than as set forth herein, (8) imposition of any restrictions on the right of an Owner to sell or transfer a Lot, (9) restoration or repair (after hazard damage or partial condemnation) in a manner other than that specified in this Declaration, (10) any action to terminate the legal status of the Properties after substantial destruction or condemnation occurs, or (11) any provisions which are for the express benefit of Institutional First Mortgagees Section Four Effective Date Amendments shall take effect only upon recording with the Recorder or Auditor of the county in which this Declaration is recorded Section Five Protection of Developer For such time as Developer or its assignees shall own any Lot located in the Properties there shall be no amendments to the Declaration, the Articles of Incorporation, the Bylaws of the Association, or any Rules and Regulations adopted by the Association which (1) discriminate or tend to discriminate against the Developer's rights, (2) change Article I in a manner that alters the Developer's right or status, (3) alter the character and rights of membership or the rights of the Developer as set forth in Article III, (4) alter its rights as set forth in Article X relating to architectural controls, (5) alter the basis for assessments, or the Developer's exemption from assessments, (6) alter the number or selection of Directors as established in the Bylaws, or (7) alter the Developer's rights as they appear under this Article DECLARATION OF COVENANTS, CONDITIONS, EASEMENTS AND RESTRICTIONS FOR BECLAN PLACE PLANnInG LAW OFFICES of RAINIER LEGAL CENTER, INC. P. S. <+ ,. . 3 i615 MAPLE VALLEY HIGHWAY POST OFFICE BOX 100 BARRY C. KOMBOL SLACK D[AMOND, WASHINGTON 98010 (360) 886-2868 Attorney at Law (425) 432-3380 FAX (360) Ba6.2124 August 7, 2000 AMBERWOOD, L.L.C. Steve & Debra Beck 19129 S.E. 145th Street Renton, WA 98059 Re: Amberwood, L.L.C. Formation Documents Dear Steve & Debbie: Enclosed with this letter please find a file folder containing copies of Amberwood, L.L.C.Is formation documents, as well as the L.L.C.'s Certificate of Formation which has been filed with the Secretary of State. Please note that the Secretary of State has assigned this corporation U.B.I. No. 602-055-581 and the I.R.S. has assigned E.I.N. 91-2059302 to this business. I also enclose Amberwood, L.L.C.'s original Certificates of Stock. I thank you for permitting me to assistZ the formation of your limited liability co ny. I V rul VWz Barry Kombol Legal Center, Inc. P.S. BCK:tdd Enclosures I. CERTIFICATE OF FORMATION LIMITED LIABILITY COMPANY �Cad� OSS �$1 FILED JUL 3 1 SECRETARY OF STATE ,TATE OF WASHINGTON Pursuant to Title 25.16 of the Revised Code of Washington, the undersigned does hereby submit this Certificate of Formation for the purpose of forming a limited liability company. 1. The name of the limited liability company is AMBERWOOD, L.L.C. 2. The latest date on which the limited liability company is to dissolve is: December 31, 2030. 3. The name of the initial registered agent is: Steven A. Beck 4. The initial registered office, which address is identical to the business office of the registered agent in Washington, is: Number and Street: 19129 S.E. 145th Street City: Renton, Washington Zip Code: 98059 4a. (Optional) The post office box address, located in the same city as the Washington registered office address, which may be used for mailing purposes only is: 19129 S.E. 145th Street Renton, -Washington Zip Code: 98059 CONSENT TO APPOINTMENT AS REGISTERED AGENT I, Steven A. Beck, hereby consent to serve as Registered Agent in the State of Washington for the above named limited liability company. I understand that as agent for the limited liability company, it will be my responsibility to accept Service of Process on behalf of the limited liability company; to forward license renewals and other mail to the limited liability company; and to immediately notify the Secretary of State in the event of my resignation or of any anges i h Registered Office address. 7- Steven A. Beck (Print Name and Title) (Date) 5. The address of the principal place of business of the limited liability company is: Number and Street: F:\Clients\Corporat\Amberwood.Cer 19129 S.E. 145th Street Renton, Washington 98059. Page 1 of 2 6. 7. B. Name Management of the limited liability company is vested in one or more managers: [ ] YES [X] NO Any other provisions the limited liability company elects to include are attached. The name and address of each person executing this certificate is: Address City State Zip Steven A. Beck 19129 S.E. 145th Street Renton WA 98059 Debra A. Beck 19129 S.E. 145th Street Renton WA 98059 9. This certificate will be effective upon filing, unless an extended date and/or time appears here: Extended date and time are not applicable. _ (Note: Extended effective date may not be set at more than 94 days beyond the date the document is stamped "Filed" by the Secretary of State. Dated: 2000. AV`'` Steven A. Beck (Sign ture) (Type or Print Name) (Signature) Page 2 of 2 F:\Clients\Corporat\Amberwood.Cer Debra A. Beck (Type or Print Name) OTHER FORMATION PROVISIONS OF AMBERWOOD, L.L.C. We, the undersigned natural persons of the age of eighteen years or more, acting as organizers of a limited liability company under the Washington Limited Liability Company Act, adopt the following Other Formation Provisions for such limited liability company: ARTICLE I. NAME The name of the limited liability company shall be: AMBERWOOD, L.L.C. ARTICLE II. PRINCIPAL PLACE OF BUSINESS The initial principal place of business of the limited liability company shall be: 19129 S.E. 145th Street Renton, Washington 98059 ARTICLE III. PERIOD OF DURATION The limited liability company shall exist until December 31, 2030 unless dissolved according to law. Upon the death, retirement, resignation, expulsion, bankruptcy or dissolution of a member, the remaining members all have the right to unanimously agree to continue the duration of the limited liability company provided there are at least. two (2) remaining members. I ARTICLE VIII. INITIAL MANAGER The initial number of managers of the limited liability company shall be one (1). The number of managers may be increased or decreased in accordance with .the terms of the Operating Agreement. The names and business addresses of the persons who shall serve as managers until the first annual meeting of members and until their successors are elected and shall qualify are as follows: Steven A. Beck (Manager) ARTICLE IX. ORGANIZERS ADDRESS 19129 S.E. 145th Street Renton, WA 98059 The name and address of the organizers are as follows: NAME ADDRESS Steven A. Beck 19129 S.E. 145th Street Renton, WA 98059 Debra A. Beck OTHER FORMATION PROVISIONS OF AMBERWOOD, L.L.C. - PAGE 3 F:\Cheats\Corporat\U-175\Othex.Pry 19129 S.E. 145th Street Renton, WA 98059 ARTICLE IV. PURPOSES AND POWERS 1. Purposes. Except as restricted by these Articles of Organization, the limited liability company is organized for any legal and lawful purpose for which a limited liability company may be organized pursuant to the Washington Limited Liability Company Act. 2. General Powers. Except as restricted by these Articles of Organization, the limited liability company shall have and may exercise all powers and rights which a limited liability company may exercise legally pursuant to the Washington Limited Liability Company Act. ARTICLE V. AMENDMENTS The limited liability company reserves the right to amend its Articles of Organization from time to time in accordance with the Washington Limited Liability Company Act. ARTICLE VI. ADOPTION OF OPERATING AGREEMENT The initial Operating Agreement of the limited liability company shall be adopted by its members. The Operating Agreement may contain any provisions for the regulation and management of the affairs of the limited liability company not inconsistent with the law or these Articles of Organization. ARTICLE V11. REGISTERED OFFICE AND REGISTERED AGENT The street address of the initial registered office of the limited liability company is 19129 S.E. 45th St., Renton, Washington 98059, and the name of the initial registered agent at such address is Steven A. Beck. Either the registered office or the registered agent may be changed in the manner provided by law. OTHER FORMATION PROVISIONS OF AMBERWOOD, L.L.C. - PAGE 2 F:\Clients\Oorporat\F-175\4ther.Pav - . I— III-Wa L OCD K-,-8; 4,UL--18-00 02:k PM RAINIER -LEGAL -CENTER 360 a6 212o Page a P. 04 ftrM SS-4 tom. February I oWHrRWd 0 Me TFMM r•Me,rlel Arram,r• 9rr�10� t Mons at 2 iraf name of Aj 4a Mailing addrom 4b City, state. and Appllcat1o0 for Employer Identification Number Q�Dr use by *W4pM oarpora W this estates, dwrvivoo. osvernmrnt apno ". 0"Wnduale,ertne Mtd edwnl. Bee initrowons.) ► Keep i copy for your reCorde. Pnt ftm Warns) (wo instwOord) "ness (if dwerwA Wr* memo on ling t) isr WD (street address) (room, opt•, or Salta no.) 145-th Street i. ZIP code S Executor, trustee, "care or nano _ STLVIN A. BWK Oustrim.afte3a Of daft ant City, itafa, and ZIP F1k 91-2059302 OMP No. 1545-DOt13 ;A—M 64 on *W 4# and 4tri 6 C UMy and a! a where principal bus # Is iocatod n Caen Stine bin t#M 7 Name of P" ' of *. gsn" P~bmntor• owner, or wile—SSN or MAI may be req�, Md (toe � Mh cft m) 0 Steven A. $ec 539-58-3532 tll2 Typo bf 9ntfty (C only One box.) (sea i Stf xt o'-o Cow"On: fr am f is a firnfted 1ia17Jlity Ctagvffy, see OW Jnstrucfipms for lino Flee ❑ $ala groom or fJj i ❑Fatale ($SN at decader►f) ^-_ _ ❑ Panr-W&NO ❑ PirlOrLvk' wYlG Corp. Plan W *r*iat mw (SSM _ ❑ RZMIC ❑ NaborW ward ❑ Other Corporation lopeOW 0- 0 SUtaliotai rrrrrMnl ❑ I!wf Mrs' i oeperativt [I Trust d Chumb or Chu -Controlled Orpsrtiaatkrl ❑ Foda-d goYcrrtnxet jnlll Wy ❑ Qtlwr nonprof orgawntion (mac i« 'i Partnersiip other ► Limit ed A I t 0b tf a corporation, me the slats or foreipr�eour" state Foreign Lour try Of apptictrbW whi v inao►ppaled WA i Reaaan for *Wy (Check of one boy.) Fee InSN OWS) ❑ 9a*ng uurgota *)GOV pufpaeep ► Ij Started new 0 *Ams (AWffy tYfi4D .. � ❑ Ctt VW type or argaf hahon (DWOY now tyl 00) i ❑ Purchased going bukk► n ❑ hired (Chttk the box and Ana 124 ❑ Created a Irust (aptc#y type) M _ is cromew a plan 10 Date businose or arq dW "049Y. YWO (see ftin Dons) 11 Cimkv rrtwo of accM ntlfig year ilea MIME 7/ /M. December 31 12 Fw9 date wapi; amdoes wam paid 00, wolf b0 paid (month. day, yea). No* r1 pt+ft Ar a �Q : �#Pt, enW d&M +7►Cartr wN ftt be pW toalien. 11r1 fo, , YMI . . IN. 13 KOWA rx, YOW aMPW/oca expected W thew 12 ff WftlS, Now: tr the #tcp�iearft does not Nanegrioulpm t Agricultural flouoehoid 01rPect f.0Irew a orrtpbYeas dUniv UMplrf00! later .Q - in9lrtrCfiarrsl . , ► 14 Rri>ticlpsl activity es V4trWtlonsj ► I- Real EState nugotWnl 13 is the princ$" rasa a .Arfty ma%dout meI I. . . . . . . . . . . . . . Q Yee iio 0 "Yes," txoduci end raw me" r+asd fir 1a rya ~ are 1 of theproducts or ser4ces sold? Please cNvah one box. ❑ t U*W a (wholesale) r ® FIvW (net m ❑ other ify) f► ❑ WA 176 FieS tho AppkW ever applied for in vM#Gyar kfefltlficsti m nwnbor for this or any other bunt to? ❑ Y" Not.: 0 IYW.' in ales T ib and 1 17b M you ctwoked eo" on roe 176, ghrs ap •s bgst nettle and trios name shown on prior appkallm ff t sNenftt frorn Ilse 1 or 2 above. name ! Trade nvm ► 17e ApproxhWate da when end dty grid rtaae wttofo tftie ipppeatian wa! )Fled. Cater pryvious pmpioyer identiRo Won rluelbor I! krwwn, Appro rnMe sate %d low 01Y. IMa4 Pq end owe whose MW My am EIN tiara i s a esjury. t e en flat I haMC uatww! nit red . aN M rho act a n1r Ana M mf Mkt, k k k.e arrld Sao eernlieK, Seth M febomm now fled.# P" ISM i eM e, Sr ar# eMe1 me Naend watt r tgaw POW ow i ► : STEVE N A. Ri',CK ! 3G0) �6-$1 i�► 1:119 Frye not w►fAo below . Forte Fill PLU" leave O.o. iNKt. trope Siie ReeWn tier sopping Wflnk fa Per Paperrrork pad ctivn Act Notes, see pYtge e. Car. No. 1MBN Fmm 85-4 per• 7•" AFFIDAVIT OF INSTALLATION OF PUBLIC INFORMATION SIGN City of Renton Development Services Division 1055 South Grady Way, Renton, WA 98055 Phone: 425-430-7200 Fax: 425-430-7231 ��J STATE OF WASHINGTON ) COUNTY OF KING r2plr�- being first duly sworn on oath, deposes and says: 1.On the day of,r--.74, I installed � public information sign(s) and�1 'piayt' flyer box on the property located at xfor the following project: --, fl-: N\ - - Project name U-C'"122,V Owner Name 2.. 1 haveattached a copy of the neighborhood detail map marked with an "X°. to indicate the location of the installed sign. 3. This/these public information sign(s) was/were constructed Ad installed in locations in conformance with the requirements of Chap# e 4 e on Municipal Code. c Installer Signature SUBSCRIBED AND SWORII to Oefore me this day of _ >C i ,, J4 QOO-4 NOTARY e08LIC in and for State of �nf Washington, residing at 16a Qi2k UC011i )_. My commission expires on '5'IQ 11 ` 03 Q:IWEB1PW\DEVSERV \FormalPlanning)pubsign.docd8f27/03 i N LA 'U:A MN :i`► MOM o`From vooft" e#}e i t - 1.0461 !�:r -41 do an 9 es bot a'" �.'PALL c [ 4- Q-.\YIWIPW OEVSERWor=\PlanningVubsign.doco&2T/Q3 sE��26 MAPr"— ;� .4 6a.PN�a i �}y w7.LU 6'I i w,^sYrd cti',NE' 67i+ C, LLJ 1 ELW` V NE i €� a f i a't f .. Q ¢ PJ 5TH ' ri NE ;7H i i ... � S L NE 5 NE T ! j pro s t. 5TH PL.ct m ST NE ;STIl �y 4 aw` t �-FNE5TNNE TH NE E Q a z i�U�51 �57 'sT _ NE 47H CiR ► w `d N� 4TI{ �; �N�_M CT T LLJq co`I�,a qw NE B;4rHaLj LLJ o z 4 CH a z 4TH w} ..W aST N NE 4TH AM. ;. NECD � a`>> NE 3�2D P �` ga NESROPC,E IN N�iat.,<LL R y. 3RG� 4, w � � PLC �� Nf dL NE 3Rfl CT LN $E >129TN 3 � �F NE �' . ;... N x IRK PL F/. ,l,'¢, rNU P L?L-2N Ch' NE NE 2ND DR2ND Sl' �, �: W � E� - ��� ST � �Fs4 p...,• ' 2NGL.iJ.; oo.11F 15T�T5 fit` v` {Sl. r3z n334p ST3 NE F. b E 'SURE ti_ �- t ¢; � C� � �{ C�4 . -,�� 2N 4 r 134TH ATES Ll 5T S j.T( PL fF? SE 1S7F° T3T� - — �t;^ T SE 2ND crlp 5E F I2ND PL c _%36TE ST sE w Lu�'�, -- a SEH q S E I P � IF (n� w SE I38rN PL SE �__ 139TH FL ��k2* - - t SE 140TH ST ,11ST.. "'� Ln 146TH PLC ,r `�" 3r. sv C - + yST SE I42ND 142ND ST 4 142ND PL k v. �" . - v > �r } t' cam' `" SE H 143fiD00 � r z I ;. , r—a ¢ 7 WOOD 144TH ST P ffiifi✓e wk�ea w �y� f Z�� J �-y CL �a "�" 5 Diu, r iLf a u °tc i ti� b' 91 05 +�qr '!�etij�v''rr- fi7M'wt V _ Y r �"r Y Printed: 04-16-2007 CITY OF RENTON 1055 S. Grady Way Renton, WA 98055 Land Use Actions RECEIPT Permit#: LUA07-041 Payment Made: 04/16/2007 09:18 AM Receipt Number: Total Payment: 2,500.00 SPECIAL ACCOUNT Current Payment Made to the Following Items: Trans Account Code Description 5010 000.345.81,00.0007 Environmental Review 5011 000.345.81,00.0008 Prelim/Tentative Plat Payments made for this receipt Trans Method Description Payment Check 1029 Account Balances Trans Account Code Description AFC° R0701668 Payee: CRAIG & CATHY LANDON 3021 303.000.00.345.85 Park Mitigation Fee 5006 000.345.81.00.0002 Annexation Fees 5007 000.345,81.00.0003 Appeals/Waivers 5008 000.345.81.00.0004 Binding Site/Short Plat 5009 000.345.81.00.0006 Conditional Use Fees 5010 000.345.81.00.0007 Environmental Review 5011 000.345.81.00.0008 Prelim/Tentative Plat 5012 000.345.81.00.0009 Final Plat 5013 000.345.81.00.0010 PUD 5014 000.345,81.00.0011 Grading & Filling Fees 5015 000.345.81.00.0012 Lot Line Adjustment 5016 000.345.81,00.0013 Mobile Home Parks 5017 000,345.81.00.0014 Rezone 5018 000.345.81.00.0015 Routine Vegetation Mgmt 5019 000.345.81.00.0016 Shoreline Subst Dev 5020 000,345.81.00.0017 Site Plan Approval 5021 000.345.81.00.0018 Temp Use or Fence Review 5022 000.345.81.00.0019 Variance Fees 5024 000.345.81.00.0024 Conditional Approval Fee 5036 000.345.81.00.0005 Comprehensive Plan Amend 5909 000.341.60.00.0024 Booklets/EIS/Copies 5941 000.341.50.00.0000 Maps (Taxable) 5954 650.237.00.00.0000 Special Deposits 5955 000.05.519.90.42.1 Postage 5993 000.231.70.00.0000 Tax Amount ---------------- 500.00 2,000.00 Amount 2,500.00 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