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LUA98-141 Vol. I
• ,' Par�C�es c�{ `�ecorcr `V .,,, . vir Charles and Gayle Shure Mr. &Mrs. James Brundage Michelle Wright 1201 North 28th Place 1440 North 28th Street 1321 North 28th Street Renton, WA 98056 Renton,WA 98056 Renton, WA 98056 Susan and Rich Hopkins David and Sandi Sagar Odell and Shirley Milliren 2511 Park Place North 1025 North 28th Place 1020 North 28th Place Renton, WA 98056 Renton, WA 98056 Renton, WA 98056 Brian and Anja Shives Tina and Jerry Cullers Mr. and Mrs. James Scott 2803 Burnett Avenue North 2506 Meadow Avenuke North 1405 North 28th Renton, WA 98056 Renton, WA 98056 Renton, WA 98056 Kim and Theo Browne Marlene Mandt Song Qiao 1003 North 28th Place 1408 North 26th St. 1412 North 26th Street Renton, WA 98056 Renton, WA 98056 Renton, WA 98056 • Dean and Kim Schellert Don and Patricia Rosburg M.L. and Zoe Gibson 1013 North 28th Place 1402 North 26th Street 1215 North 28th Place Renton, WA 98056 Renton, WA 98056 Renton, WA 98056 Barbara Smith Robert and Esther Miller LaVerne and Mary Jo Graves 1308 North 26th Street 1121 North 28th Place 905 North 28th Place Renton, WA 98056 Renton, WA 98056 Renton, WA 98056 Steve and Julie Wasson Manfred and Anne Hansen Rich Wagner 2515 Park Place North 1221 North 26th Street Baylis Brand Wagner Architects Renton,.WA 98056 Renton, WA 98056 10801 Main Street Bellevue, WA 98004 -an and Cynthia Schumacher Cindy and Eric Korn Nancy Stark 6 North 28th Place 1211 North 28th Place Mark Mykel lton, WA 98056 Renton, WA 98056 1409 North 26th Street Renton, WA 98056 1- Madeline Arrigoni G.R. Gardener Gary and Deborah Parker h 34th Street 2100 Lake Washington Blvd N,#84 1301 North 26th Street WA 98056 Renton, WA 98056 Renton, WA 98056 bs 9'1 _ ''�'- - - - _,_ . -,R,V,ECF 1 • . J.H. McTigue Resident Michael Moore 2701 Meadow Place North 1314 North 26th St 1220 North 28th Place Renton,WA 98056 Renton, WA 98056 Renton, WA 98056 Loretta Moore Bruce and Marina Koch Renee Perrault 1204 North 28th Place 2900 Park Avenue North 2520 Park Place North Renton, WA 98056 Renton, WA 98056 Renton, WA 98056 Gary Arnold Steven and Joan Geffre Loretta Lyonais 2520 Park Place North 2625 Meadow Place North 2820 Park Avenue North Renton, WA 98056 Renton, WA 98056 Renton, WA 98056 Nancy Holma Paul Undino Clark and Mary Boyce Betty Holma Judy Johnston 1108 North 29th Street 1409 North 24th Street 1325 North 24th Street Renton, WA 98056 Renton, WA 98056 Renton, WA 98056 Thelma Sutherland Win Clow Thomas Dunham 1205 North 29th Street 2616 Meadow Avenue North 1014 North 29th Street Renton, WA 98056 Renton, Wal 98056 Renton, WA 98056 Lew Jones Gary and Marcie Palmer Scott and Savitha Finch 1401 North 24th Street 2507 Park Place North 929 North 28th Place Renton, WA 98056 Renton, WA 98056 Renton, WA 98056 Natasha Nimmo Dora Dones Lorri Murashige 911 North 28th Place PO Box 625 2002 Aberdeen Place NE Renton, WA 98056 Renton, WA 98057 Renton, WA 98056 Helen Ivanich Christine Reid Ray Neria 2907 Park Avenue North 1409 North 28th Street 1024 North 30th Street Renton, WA 98056 Renton, WA 98056 Renton, WA 98056 Carol Johnson Resident Frank and Madlyne Delgado 1309 North 28th Street 1307 North 28th Street 1303 North 28th Street Renton, WA 98056 Renton, WA 98056 Renton, WA 98056 Labrador porlbs LUA98-141,P P,R,V,EC F 2 /, • ti William Lengyec Warren and Paula Madat William Jensen 1436 North 28th Street 1428 North 28th Street 1432 North 28th Street Renton, WA 98056 Renton, WA 98056 Renton, WA 98056 Tanya and Larry Posey Nicolle Willner P. Scott 1416 North 28th Street 1412 North 28th Street 1402 North 28th Street Renton, WA 98056 Renton, WA 98056 Renton, WA 98056 Jeanne K. Hughes Wayne Gills Petrude W. Olds, Jr. 1421 North 28th Street 1444 North 28th Street 1314 North 26th Street Renton, WA 98056 Renton, WA 98056 Renton, WA 98056 Helen Woods Mr. and Mrs. Tino Contreur Deborah Colombi 1109 North 28th Place 1105 North 28th Place 1209 North 29th Street Renton, WA 98056 Renton, WA 98056 :.Renton, WA 98056 Resident Chantelle Wagner Albert Casper 1214 North 29th Street 1201 North 29th Street 1202 North 29th Street Renton, WA 98056 Renton, WA 98056 Renton, WA 98056 Robert Doerschel Laura Clawsen Debra Malachi 1113 North 29th Street 1112 North 29th Street 1021 North 29th Street Renton, WA 98056 Renton, WA 98056 Renton, WA 98056 Thoma D nham Mary Paulus Patricia Burnett 1014 No 29th Street 1010 North 29th Street - 1004 North 29th Street Renton 98056 Renton, WA 98056 Renton, WA 98056 Marty and Maura Capadina Carte Alan Jack and Peggy Solwoniuk 912 North 29th Street 2608 Camas Avenue NE 906 North 29th Street Renton, WA 98056 Renton, WA 98056 Renton, WA 98056 James Templeman Joan Jensen Lois Motthe 903 North 29th Street 2621 Meadow Place North 1000 North 29th Street Renton, WA 98056 Renton, WA 98056 Renton, WA 98056 Labrador poribs LUA98-141,PP,R,V,ECF 3 • • •• Michael Korfandy Douglas Stark Wm Lynn Weller 1003 North 29th Street 1009 North 28th Place 922 North 28th Place Renton, WA 98056 Renton, WA 98056 Renton, WA 98056 Trudy Neumann Steve and Jennifer Elllis Pat Elliso 922 North 28th Place 910 North 28th Place 1001 North 36th Street Renton, WA 98056 Renton, WA 98056 Renton, WA 98056 James Montgomery Resident Pamela Mancinelli 2807 Burnett Avenue North 2815 Burnett Avenue North 2910 Burnett Avenue North Renton, WA 98056 Renton, WA 98056 Renton, WA 98056 Mary Running Helen Pfeifle Myrtle Larson 819 North 30th Street 812 North 30th Street 718 North 30th Street Renton, WA 98056 Renton, WA 98056 Renton, WA 98056 Penny Hanson Ann Spreud Alison Allen 1206 North 30th Street 1213 North 30th Street 1217 North 30th Street Renton, WA 98056 Renton, WA 98056 Renton, WA 98056 Mike Seaman Resident Betsy Jansen 1203 North 30th Street 1115 North 30th Street 1109 North 30th Street Renton, WA 98056 Renton, WA 98056 Renton, WA 98056 Doy King Donna Evans Robert Tritsvold 1103 North 30th Street 1017 North 30th Street 1007 North 30th Street Renton, WA 98056 Renton, WA 98056 Renton, WA 98056 Chauncey and Gwenyth Betts Martin Hadfield Robyn Goodwin 1014 North 30th Street 1116 North 30th Street 1102 North 30th Street Renton, WA 98056 Renton, WA 98056 Renton, WA 98056 Aldene Warman Jim Lilly Eric Folks 1104 North 30th Street 1212 North 30th Street 1118 North 30th Street Renton, WA 98056 Renton, WA 98056 Renton, WA 98056 Labrador porlbs LUA98-141,PP,R,V,ECF 4 Leigh and Marcie Johanson Donald and Neva Dallas J. Stachowiak 1006 North 30th Street 916 North 30th Street 902 North 30th Street Renton, WA 98056 Renton,WA 98056 Renton, WA 98056 Ernie Guntle Denise Jorgensen Charmaine Spomer 814 North 30th Street 1224 North 28th Place 2814 Park Avenue North Renton, WA 98056 Renton, WA 98056 Renton, WA 98056 Kevin M. Seripser Violet Hanahan Loretta Lyonais 2815 Park Avenue North 2808 Park Avenue North 2820 Park Avenue North Renton, WA 98056 Renton, WA 98056 Renton, WA 98056 Patricia Banasky Kay McCord Gary and Paula DuBois 1401 North 26th Street 2802 Park Avenue North 2415 Park Place North Renton, WA 98056 Renton, WA 98056 Renton, WA 98056 Alice Shay Kathleen Gianini Jean Olds 1411 North 26th Street 1311 North 26th Street 1314 North 26th Street Renton, WA 98056 Renton, WA 98056 Renton, WA 98056 Chuck Logan Patrick McDonald Sharon Mullinaux 2611 Meadow Avenue North 1405 North 24th Street 1415 North 24th Street Renton, WA 98056 Renton, WA 98056 Renton, WA 980565 Andie Jorgenson Walter and Maxine Grieser Richard and Catherine Galviln 2411 Garden Court North 2423 Garden Court North 2407 Garden Court North Renton, WA 98056 Renton, WA 98056 Renton, WA 98056 Gary Palmer Roger and Carla Fleming Roger and Shelly O'Brien 2507 Park Place North 1404 North 24th Street 2407 Meadow Avenue North Renton, WA 98056 Renton, WA 98056 Renton, WA 98056 Richard and Sandy Basquette Michael Stork Dean ob 1512 North 24th Street 2219 Meadow Avenue North 123- 1 Place NE Renton, WA 98056 Renton, WA 98056 Bele�iue, 98007 Labrador porlbs LUA98-141,PP,R,V,ECF 5 . • Pam Jackson Joni Job Wynnlee Crisp 2707 Meadow Place North 1127 North 28th Place 2100 NE 31st Street Renton, IWA 98056 Renton, WA 98056 Renton, WA 98056 Peter Hartley Charles Jensen Robert and Marjory Kaufmann 2815 Burnett Avenue North 2621 Meadow Place North 2820 Burnett Avenue North Renton, WA 98056 Renton, WA 98056 Renton, WA 98056 James V. Handmacher Beth Olsen Bonneville,Viert,Morton &McGoldrick 872 SE 25th Court 820"A"Street, Suite 600 Hillsboro, OR 97123 P.O. Box 1533 Tacoma, WA 98401-1533 Labrador poribs LUA98-141,PP,R,V,ECF 6 TOUMA ENGINEERS & LAND SURVEYORS December 1, 1998 Ms. Jennifer Henning City of Renton e;:. Planning/Building/Public Works Department `• 1055 South Grady Way °� ` c,,L`' c.Renton WA 98055 c`.O' Os , SUBJECT: Labrador Preliminary Plat—Additional Information ;a File NO. LUA-98-141 c4 Dear Ms. Henning: This is in response to your letter dated November 3, 1998 requesting additional information for this preliminary plat. With the submittal of this information, we hope that the public hearing can be scheduled for January 26, 1999. 1. A new slope analysis map is enclosed depicting the three slope categories required by City Codes, and includes area take-offs for each category. 2. The geotechnical report was revised and amended to address soil characteristics and slope stability in the vicinity of the proposed building lots 7-12. A copy of the amended portion of the report is enclosed in this submittal. 3. The preliminary plat was revised to minimize development in areas of slopes exceeding 40%. All lots within the proposed plat are located outside the slopes exceeding 40%, and all the lots within the proposed rezone area are located outside slopes steeper than 25%. The only development that is proposed within slopes exceeding 40% is road crossing the creek. The revised bridge proposal will span 20 feet across the creek. The construction of a concrete retaining wall is proposed on each side of the right-of-way in an effort to minimize disruption of the creek bed and adjacent areas of steep slopes. The variance for clearing areas within 40% slopes has been revised to depict the bridge crossing. There exists a small area that is steeper than 40% situated along the east side of the present alignment of Burnett Avenue North. This area will be disturbed if the street widening and improvements are placed to follow the existing street right-of-way. The disturbance of this area will be minimized if the street widening and improvements along the east side of Burnett Avenue North follows the current street alignment. Following the current street alignment also improves the sight distance from the intersection of the proposed project road at Burnett Avenue North. 4. Street profiles for the proposed streets are enclosed. You will note that the maximum slope does not exceed 15%. 6632 S. 191st Pl., Suite E-102, Kent, WA 98032 • Phone(425)251-0665 • Fax(425)251-0625 e-mail: mhtouma@aol.com ' ti ' Ms. Jennifer Henning December 1, 1998 Page 2 5. The density calculation was revised to reflect changes made to the lot layout, the slope analysis addressing the three slope categories, and deduction of the areas given in fee to the residents on North 28th Place. I am enclosing a copy of the density calculation for your review. 6. The entrance from Lake Washington Boulevard was addressed during the applicant pre- application meeting. It was determine at that time the access from Lake Washington Boulevard would required extensive grading and disruption of steep areas exceeding slopes of 40%. I am enclosing two alternatives that were considered and rejected for entrances from Lake Washington Boulevard. You will note the extent of grading required and the steep roadway slopes required to serve the site at those locations. Similar problems arise with an entrance in the area of lots 3-5. The proposed access provides the safest access to the subject property. The proposed street improvements to Burnett Avenue North, including intersection warning signs on that street, will provide adequate sight distance for the intersection. The proposed access will also provide a safer street connection for the existing alley that already enters Burnett Avenue North at this location. 7. The plat map was revised to show the access easement along the north portion of the property and other easements on the property. 8. A new creek crossing is being proposed. The crossing will be designed to span the creek with sufficient width to leave the stream bed undisturbed. The amount of fill needed for the proposed crossing is reduced to a width of the right-of-way and to a reasonable depth above the proposed bottomless culvert. 9. The enclosed environment checklist and narrative are revised to clearly define the amount of cut and fill required to construct the plat improvements. 10. If the creek crossing is not approved the dead-end conditions that currently exist will remain for all the properties south and east of intersection of North 28th Street and Park Avenue North. In reference to the westerly portion of the property, a second access can be provided from the existing 15-foot access easement that exists along the north portion of the property. However, without the creek crossing the easterly portion of the property would be served with a dead-end cul-de-sac no different than what exists right now throughout this area. The intentional creation of additional cul-de-sacs violates the Renton Comprehensive Plan and is contrary to the recommendations of staff. 11. The enclosed narrative is revised to expand on the rezone and variance requests. • 12. The lot boundary was revised to provide necessary setbacks from the wetland area. There will be no buffer averaging required. Ms. Jennifer Henning December 1, 1998 Page 3 We trust the transmitted documents herewith will provide you with the additional information you requested for this project. Please feel free to call me if you have any question regarding this transmittal. Sincerely, 12/critek- - M 'r "TOM" Touma, PE/PLS Project Engineer Attachments cc. Mr. Brad Hughes DENSITY CALCULATION For LABRADOR PRELIMINARY PLAT A. R-lto R-5 Zone Total area 4.43 Acres Road Right of Way 0.72 Acres 40%Slopes 0.28 Acres Hazardous Area 0.43 Acres Net Acreage 3.00 Acres Density 5.00 DU/Acre No. of Lot Proposed 15 Lots B. R-8 Zone Total area 11.12 Acres Road Right of Way 1.56 Acres 40%Slopes 2.22 Acres Hazardous Area 0.00 Acres Net Acreage 7.34 Acres Density 6.40 DU/Acre No. of Lot Proposed 47 Lots • 57,443 sq.ft. 1.32 acres R8—AREA 10,400 sq.ft. 48 4,418 acrreses 0.24 acres 7 7.72 O. acres R5—AREA 193,155 sq.ff. 4.43 acres TOTAL AREA 677,573 sq.ft. 15.55 acres RIGHT OF WAY AREA CALCULATIONS • 231,284 sq.ft. 5.31 acres = :ci:4:::❖.::•'fit:'': ., i•••'O•♦Ni:3t •.••:!�• ♦•S:.5.:i 12 7O8 sf- ft- •/ . ...p..p.....,y�.•, •F� �O.°18 acres �'' �. .: i .•.Sc d°am.•.' = 0.27 acres �.� :: •O'••L: �:••:•.•'.•.. • / ,�. :•�«�� 11 Ii❖O♦ i S:•�i•❖:h�i i i "•"�'•� •6,693 s ft.Y 17,683 s ft. .,..,:z.:••O•••. q. ;�� 2.70 acres �:;�:•::�%:,... y 2.22 acres • s•:i:: i i♦04A'Oh "'\• . ❖.•:***•:•,�.• - TOTAL AREA ••t♦ •:::00.�•.%%.' 15.55 acres \`i``'i"" LEGEND •;,_- R8—AREA 's•.' 484,478 s ft. r' q- 234,464 sq.f.t. Y 1.72 acres ® LESS THAN 25% AREA = 10.69 ACRES 5.38 acres R5—AREA 193,155 sq.ft. El26% TO 399 AREA = 2.70 ACRES 4.43 cares N GREATER THAN 40% AREA = 2.5 ACRES SLOPE CATEGORY BY AREA • 1 I C'D HlLLM1ANS' D/I/IS/ON N0, I 1 I I I , 1 I 1 1 1 I 1 1 1 1 1 1 1 1 1 1 I I 1 I I I 14, 1 �,•♦1 i it r I ;z 1 3 .\. \t 1 , s a 1 ' I a I s 1 ►o I n I rz I r3 I !4 I 18 I 1e ►� ►a rs I I I I I tI ''' '1 b�t'♦ I` t 1 I I I I T I z► I zz I z3 I z4 I isIt I 1 ,A,; .pN \ ' \1 !1 ♦1•, I I I I I I I I I I I I I I L 'v Ii 1 r r "'n , �\ 34 ' - - --17 '` ' ' fr I r ' _- '\l ` •. dD�W f�'Ip ISSI t4441\4 � \ ` 1 __�� ' ty, y SCALE 1'=50' • % _• `\`,w. '\ • 0'� `�;�'... "`e`:.-..,.-t`i..,:ia,,,,,,,,,,,,/%i:%%i I.!I '. \ s `\ `:v' --re \ l` \ `••,♦'\ •\ ,•� /--!•v ,7,/V i t/i 1 i cK 1 i i '\\• ..1 IL • j t It •V•••• •`�``�•,•,'••••. ``_,' •```', , '` i 11 %' /r I \ `i•;` f:a: .. . i• r .G .:„\ . , j : I ' ! • '`♦ •,•♦'\,•\ ,\:` . N. t '•, l V I i 1 ; I /r f `v_ • \ \ ,� \V i,i r `1 �:� \ I 1, \ • � ;� • �"/ may{' :. .`•;a•\\ / # /. /,• '• / \ , \ .1•,.: % \ \•'`•\ ♦i, •\.. l ,1 1 I ''i• •`, ` I l LI I i \,I t,I 1 ; �� '\ 1. \ I\': 1 \♦\ \ I i V I ,1 1 ! , 1 ri i 'I I le No. i ! / /i J I l / EL I 1 \A�b \7T♦ \ \ / \ • 1 1 I i 111 1 J./;r 4^ „AA' . 11 ,� tG u��TT r,` `,•: `• \•• •.�•\'.\ \ I •,I •� ; ; l i11,�j tit fig V— ' „A / j, • I, lip \' rtl'' • \` �`\ \ ``\ \t 1 i 4...), ice! / II lii pi, \ jr • \ ♦ \••"cam-� •r i ,f. l/ •1\ '`\•' ♦a..,„ '1, -s:F") Ili i i ,i I/ i 1 -, ///� .iv ill, ti, / .hh / �J. , l \ !1 I f I',ris\• ',�. // iili 1 4:/il/ / T \ \ iI Ii t11 ,1 I I liI , (IfI Illlii•♦'� J ��t,/ / /;%� / '111 / NO 1 i It11t 1 l:I:1 'I i • ` ` \ :;:r I is p / ?it, `\ t 11 ' !{ I \ %/l PLAT DATA / \ \ it, I . 11 \ 1• ;!I i 1 \ :e3� i i i1 A / X \, i` 'W%• i ( !! ', ,\V,ll •, 'f 1 oostem zarr c rr \ \ ' { \ / / ` I 1 11 i /i ' , ' 111 ) .:i i'1 / )r rorAc ACREAGE rE ACRES \ !G ,tG \ / \ : 7 is• .• J •,y;1 / :: IJ I J FROPOSEMUM,OF eors, No` '� / `\\ r i .: %i{f, , P152110 ED USAGE: GErAt SNOW FAIL? \ \ `� '• ,1'; .'f'S` • -� r �4:'.�i I i �. 1 , i l 1•-\ AREA EIFANOORN SY.. ACREAGE P RCENr \ \ t ?8 t ,i.tp ♦'t i•/ / r `•` r u or rA� ,•a 1 mial®n twin aolm11V5ineloB \ ' % '`:��• 1 l t , l,i MIX for AREA Ur wl ltsrra Q,SURE EI02 \ 'irk ``•.- 'p ```l rein AREA 1 Z..3z nralr r- -rnl-au Y�+b T - MENAGE cor!E: SP UMW LOT eE: IV Or MINTON ooweno►r a MEM Mica MY CC REARM AMERY cor SE I ISGO SF OSttlyttlQGseIR Mt — PLATIsrlAr ewwvo sEaAaa I r -IeFi ARADQ BYA�3flCIrA•_ ¢ r mlrsar cor) r"eR5 err ..° .. p -,,,,,CAw YARD ->a rcEr If IT Mc am 1. .�' van wpm Nana r on rr ssr • OR a • ,, f . 1 I I I I I I I 1 ' C' D HILLMANS' DIVISION NO1 • 1 I 1 1 1 I I I I I I I I I I I I I I I I I I 'I 1 a l 3 I + 1 5 ° I ' I B I e l 10 I it I r2 1 13 1 a I 15 I re 1 17 I ,8 1 ra I 20 I sr*122 I ss I zs I 2:N 1124'294 E I I I I I I I I I I I I I d I a i I I I 1 I I I I e 41.98. 88 03' 5'E II I y rA rn A rot N II II "3.60'Nu 1 t t I I ` • r cDr �``�`� cor t I r or• •` wr rD i r cor rr I I mr rt r LOT 12 3 r cor u 1 f ♦♦ t0,7rt b rt 1 I tua o n 4ma o n t t Wa p rt 1 I rov .Es 1 1 r,7N Sig 1 1iii, r r LOT r! 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F^.� I �. � r I p G p f .or a2 a icor s` N `� •� �7 k ' Agyi i G>C •? i m>m o rr r r rat"a ill i 70�ri-' r r r---- \ i < ,d►i' Wilk L- r pp / ,.flora f(OM MIS/r rsr+w rt I rrwr A , ,corn , , wr u' \ ++ q e0.%�` ■!,I, �```,` , ` • �Y �'` r r� Rn 11OAi I a0 w IT r I I R73>t0 FT = l ` • `v`` l I r ar0 W.r ' \ •\ 'b M ♦ . r if ./. [. J c I as OORI , I nta Apes, O n"DID 1 \\ + 9 ' )�" )Illi�� , Ilr �04 Q /�� no' a +s' LC c J �n - • \St \ • - / ' tr! L.. / / \ \ I cor 20 I cor as i •' �'. 0 / \ I 1 car 27 \t` r ~Ry / e� y' / EL l�O A C. Sz w waa$FT Woo"D r j l ,Rao w n . .�, r 41, / / 0' / \>t• R s ' .k "co p2+Ao1<a Da.11Drm a +w, \� v�R A I. x Lt. 1 s$. IN Or / 7\ T / \X\ / 4``s. •s I tl11/AC r 1 i I4, A 11 / \ 10 / o, PLAT DATA \ / p \ / \ \ �Lcx'\ R • \•• / to • / ... \,..... M D WADE I arJPum✓ROX FAIRY OM \ � / \ +O AIWA O1F.14070 r OF. 28140E F020211 ♦ - \ >70 29 >M a* IMF/PACE 121404 2.710 MINX atostII4• Wroom NW 2r<plwr \ . ADlEr AFw M,taa Lair' MON rock car A1Fw *ragF RN 00272 - -r1�ur NIq \ OD rDdt A1E< 072201 IMD rortvot r7RrE'/-t00-t00-Ir00 • . 217 2111220E[Dr r 140.o IF YttlEIVIO EERIER A II 050 /NN R UI[rEY HOMY IM$N Ler$ t 7100 SF !EA rrl{w NMI On'OF WNW roMrY cvr IX:•7200 IF omrnrebett¢van we.atro �E CHrm 14r7<A cr>w/r<uor 6UrLarD sErwos J rtroxYAm -tta Nwa0co ) Awn maws Esranw,0A grrA MITR tor) RIME r-T<-ar<-tOp -n?Err e EX AE00 YARD -25 1FEr Oa MOM w-a.m. . • 4G-1. 2— . LoSe0;•PP1.�ra7L CITY RENTON Planning/Building/Public Works Department Jesse Tanner,Mayor Gregg Zimmerman P.E.,Administrator November 3, 1998 Mr. Brad Hughes Labrador Ventures,LLC : PO Box 3344 Kirkland,WA 98083 • SUBJECT: LABRADOR PRELIMINARY PLAT-NOTICE REQUESTING ADDITIONAL INFORMATION(FILE NO.LUA.98-141,PP,R,V,ECF) Dear Mr.Hughes: • This letter serves as notification that the City of Renton has determined that additional information is needed in order to continue processing your application for the requested preliminary plat, rezone,variance and environmental review: The comment period ended on Thursday, October 29, 1998 at 5:00 p.m. Comments were received from,City of Renton staff, Department of Fish and Wildlife, Renton School District and Renton citizens. Copies of correspondence received to date .will be provided to you under separate cover: The comments raise several issues regarding site:access,slopes,density andculverting of the creek: Staff is not able to advance the,proposal to the,Environmental Review Committee until the additional materials are received. This will delay your proposal and could affect the date of December 8th that has been tentatively scheduled with the Hearing Examiner. The material needed to continue with your application includes: 1. A slope map.which clearly indicates slopes 0-25%, 25-40%, and greater than 40%. Area take-offs (in square feet)are needed for each of these slope categories. • 2. According to.the geotechnical report, proposed building Lots No. 7-12 and the proposed road cul-de-sac would be located on the slope that is north of the ravine. Slopes range from 25% to 50% in this area. The geotechnical report should be amended to identify any construction setback_ limits, such as building setback lines,and this information would need to be shown on the preliminary plat map. 3. If any.of the slopes exceed 40% where development would occur, then an additional separate variance would need to be requested in order to clear steep slopes. 4. Slope profiles should be provided for the roads within the plat and the public streets leading to the two entrances. City Code limits the grades for public streets within hillside subdivisions to 15%; except for within approved hillside subdivisions. • .. _ H:IDIVISION.S\DEVELOP.SERIDEV&PLAN.ING\PROJECTSU8-141:TfH\ADINFO.DOC ' • -200 Mill Avenue South-Renton; Washington 98055 Page 2 .. November 3, 1998 • 5. Density calculations should be checked and revised as necessary. The area on the north boundary of the site that was given in fee to the residents on North 28th Place would need to be deducted from the gross site area. Also, the area of public streets within the plat,'and "sensitive areas" (including wetlands and geologically hazardous areas) need to be deducted. This calculation would require additional work by the Geotechnical consultant to delineate the geologically hazardous areas. It is unclear why "open space" has been deducted from the density calculation. This is not dedicated as public street, and may not be considered to.be "sensitive". therefore, additional information is needed. 6. The proposed entrance from Lake Washington Boulevard should be revised to enter directly from Lake Washington Boulevard in the vicinity of proposed Lots 3, 4, or 5. A conflict with regard to site distance and safety is an issue in several of the comment letters. • 7. - The plat map should clearly,indicate the areas that are easements on the property. The 15-foot access:easement that allows sresidents of North 28th Place to access their property is an issue. 8. The Variance to 'culvert the creek can not be supported by staff. Comments received:from Department of Fish and Wildlife`must'be addressed. It appears that the City could only support" request to dross the creek if a bridge crossing is proposed that would avoid the extensive:clearing and filling as proposed. 9. The Environmental Checklist and Narrative need'to clearly state the quantity of cut and fill that 'would: be accomplished to install the site utilities .and infrastructure.and to create building pads: The .checklist only discusses the amount of cut and'fill associated with the construction of the road crossing. 10. If the ravine crossing is not approved,if would still be possible to create two dead- end streets, one for each side of the plat �'However, dead-end streets longer than 500 feet in length require a cal-de-sac,and fire sprinkler systems are required for houses beyond 500 feet. The maximum'length Of a dead-end street is 700 feet. 11. The narratives for the requested rezone and variance should be revisited. Corrections are needed,for example,there is no minimum density in the.R-5 Zone. A statement to the contrary is made as justification for the rezone. ("The density calculation for the proposed R-5 zone meets the minimum number of lots allowed within such zone.") Furthermore, studies should be referenced where they support the rezone, if appropriate. 12. The request to average the buffer width for the on-site wetlands should be made of the City's Planning/Building/Public Works Administrator, Gregg Zimmerman via a letter that addresses each of the criteria. The request should include calculations and any discuss any buffer mitigation and/or monitoring that could be required.. The proposal for the Labrador Preliminary Plat is On-Hold, effective is of the'date of this letter. •The proposal will not proceed to the Environmental Review.Committee until materials are received that satisfactorily address the issues raised in this letter �: ��: :� -:� :`: . :: ;• : ., Page3 November 3, 1998 I will be meeting with your engineer on Wednesday,November 4th to discuss these issues. Please let me know if you would like to meet to discuss this letter. I can be reached at(425)430-7286. Sincerely, . _ , .__( ...e.A4N) • er o enning Project Manager cc: Jana Hueter,Land Use Review Supervisor Neil Watts,Plan Review Supervisor Project File . Mr.Tom Touma Touma Engineers 6632 South 191st Place,Suite E102 . • • Kent,WA 98032 CITY F RENTON wiLL ' Planning/Building/Public Works Department Jesse Tanner,Mayor Gregg Zimmerman'P.E.,Administrator • November 6, 1998 SUBJECT: LABRADOR PRELIMINARY PLAT(FILE NO.LUA-98-141,PP,R,V, ECF) Dear Interested Party Sever al.letters and petitions were received'during the comment period for the proposed Labrador Preliminary Plat(File No.LUA-98-141,PP,R,V,ECF). Anyone who submitted a comment letter ' or signed a petition has been,made a party-of-record, and will receive notice of any decision on the proposal. . This letter is to inform you that the project application for the Labrador Preliminary Plat project has been placed "On-Hold" (effective November 3, 1998). Following the end of the comment pericd,'it was determined that additional information is needed in order to further evaluate the• proposal. Much'of the information requested from the applicant is in response to issues raised in - the comment letters. We appreciate the thoughtful and detailed comments that have been submitted , in response to the Notice of Application. We encourage comments early in the application.process, so that the decision-makers can be made aware of the issues associated with a particular. application." This also gives the applicant an opportunity to provide more information, or to revise the project. Once the additional information is received, the,City will determine whether a revised Notice of Application'is needed, and if necessary, the comment period,would be re-opened, The date of the public hearing will also change. Notice of the day and time of the public hearing will be sent to all parties of record: Should you have any questions regarding this,application, please feel free to visit the Customer • Service Counter on the 6th floor of City Hall, at.1055 South Grady Way, or contact me at (425) 430-7286. Sincerely, 14 Jennifer Toth Henning • Project Manager • , cc: Project File ; City Council Mayor Jesse Tanner Environmental Review Committee • H:�DIVISION.S\DEVELOP.SER\DEV&PLAN.ING\PROJECTSU8-141:JTH\HOLD.DOC ' • 200 Mill Avenue South - Renton, Washington 98055 R1 Thic nano,rnntaine Ff1%ram/rim-I matnrial 9f1%nnet rnnel tmor i , Charles and Gayle Shure Mr. & Mrs. James Brundage Michelle Wright 1201 North 28th Place 1440 North 28th Street 1321 North 28th Street Renton, WA 98056 Renton, WA 98056 Renton, WA 98056 Susan and Rich Ho kins David and Sandi Sagar Odell and Shirley Milliren 2511 Park Place North 1025 North 28th Place 1020 North 28th Place Renton, WA 98056 Renton, WA 98056 Renton, WA 98056 Brian and Anja Shives Tina and Jerry Cullers Mr. and Mrs. James Scott 2803 Burnett Avenue North 2506 Meadow Avenuke North 1405 North 28th Renton, WA 98056 Renton, WA 98056 Renton, WA 98056 Kim and Theo Browne Marlene Mandt Song Qiao 1003 North 28th PI ice 1408 North 26th St. 1412 North 26th Street Renton, WA 98056 Renton, WA 98056 Renton, WA 98056 Dean and Kim Schelllert Don and Patricia Rosburg M.L. and Zoe Gibson 1013 North 28th Place 1402 North 26th Street 1215 North 28th Place Renton, WA 98056 Renton, WA 98056 Renton, WA 98056 Barbara Smith 1 Robert and Esther Miller LaVerne and Mary Jo Graves 1308 North 26th Street 1121 North 28th Place 905 North 28th Place Renton, WA 98056 Renton, WA 98056 Renton, WA 98056 Steve and Julie'Wasson Manfred and Anne Hansen Rich Wagner 2515 Park Place North 1221 North 26th Street Baylis Brand Wagner Architects Renton, WA 98056 Renton, WA 98056 10801 Main Street Bellevue, WA 98004 Dean.and Cynthia Schumacher Cindy and Eric Korn Nancy Stark 1116 North 28th Place 1211 North 28th Place Mark Mykel Renton, WA 98056 Renton, WA 98056 1409 North 26th Street Renton, WA 98056 Bill and Madeline Arrigoni G.R. Gardener Gary and Deborah Parker 907 North 34th Street 2100 Lake Washington Blvd N, #84 1301 North 26th Street Renton, WA 98056 Renton, WA 98056 Renton, WA 98056 'Labrador-porlbs. LUA98-141,PP,R,V,ECF 1 ' J.H. McTigue Resident Michael Moore 2701 Meadow Place North 1314 North 26th St 1220 North 28th Place Renton, WA 98056 Renton, WA 98056 Renton, WA 98056 Loretta Moore Bruce and Marina Koch Renee Perrault 1204 North 28th Place 2900 Park Avenue North 2520 Park Place North Renton, WA 98056 Renton, WA 98056 Renton, WA 98056 Gary Arnold Steven and Joan Geffre Loretta Lyonais 2520 Park Place North 2625 Meadow Place North 2820 Park Avenue North Renton, WA 98056 Renton, WA 98056 Renton, WA 98056 Nancy Holma Paul Undino Clark and Mary Boyce Betty Holma Judy Johnston 1108 North 29th Street 1409 North 24th Street 1325 North 24th Street Renton, WA 98056 Renton, WA 98056 Renton, WA 98056 Thelma Sutherland Win Clow Thomas Dunham 1205 North 29th Street 2616 Meadow Avenue North , 1014 North 29th Street Renton, WA 98056 Renton, Wal 98056 Renton, WA 98056 Lew Jones Gary and Marcie Palmer Mr. Finch 1401 North 24th Street 2507 Park Place North 929 North 28th Place Renton, WA 98056 Renton, WA 98056 Renton, WA 98056 Natasha Nimmo Dora Dones Lorri Murashige 911 North 28th Place PO Box 625 2002 Aberdeen Place NE Renton, WA 98056 Renton, WA 98057 Renton, WA 98056 Helen Ivanich Christine Reid Ray Neria 2907 Park Avenue North 1409 North 28th Street 1024 North 30th Street Renton, WA 98056 Renton, WA 98056 Renton, WA 98056 Carol Johnson Resident Frank and Madlyne Delgado 1309 North 28th St-eet 1307 North 28th Street 1303 North 28th Street Renton, WA 98056 Renton, WA 98056 Renton, WA 98056 Labrador porlbs LUA98-141,PP,R,V,ECF 2 William Lengyec Warren and Paula Madat William Jensen 1436 North 28th Street 1428 North 28th Street 1432 North 28th Street Renton, WA 98056 Renton, WA 98056 Renton, WA 98056 Tanya and Larry Posey Nicolle Willner P. Scott 1416 North 28th Street 1412 North 28th Street 1402 North 28th Street Renton, WA 98056 Renton, WA 98056 Renton, WA 98056 Jeanne K. Hughes Wayne Gills Petrude W. Olds, Jr. 1421 North 28th Street 1444 North 28th Street 1314 North 26th Street Renton, WA 98056 Renton, WA 98056 Renton, WA 98056 Helen Woods Mr. and Mrs. Tino Contreur Deborah Colombi 1109 North 28th Place 1105 North 28th Place 1209 North 29th Street Renton, WA 98056 Renton, WA 98056 Renton, WA 98056 Resident Chantelle Wagner Albert Casper 1214 North 29th Street 1201 North 29th Street 1202 North 29th Street Renton, WA 98056 Renton, WA 98056 Renton, WA 98056 Robert Doerschel Laura Clawsen Debra Malachi 1113 North 29th Street 1112 North 29th Street 1021 North 29th Street Renton, WA 98056 Renton, WA 98056 Renton, WA 98056 Thomas Dunham Mary Paulus Patricia Burnett 1014 North 29th Street 1010 North 29th Street 1004 North 29th Street Renton, WA 98056 Renton, WA 98056 Renton, WA 98056 Marty and Maura Ciapadina Carlie Alari Jack and Peggy Solwoniuk 912 North 29th Street 2608 Camas Avenue NE 906 North 29th Street Renton, WA 98056 Renton, WA 98056 Renton, WA 98056 James Templeman Resident Lois Motthe 903 North 29th Street 920 North 29th Street 1000 North 29th Street Renton, WA 980561 Renton, WA 98056 Renton, WA 98056 Labrador porlbs LUA98-141,PP,R,V,ECF 3 I Michael Korfandy Douglas Stark Wm Lynn Weller 1003 North 29th Street 1009 North 28th Place 922 North 28th Place Renton, WA 98056 Renton, WA 98056 Renton, WA 98056 Trudy Neumann Steve and Jennifer Elllis Pat Elliso 922 North 28th Place 910 North 28th Place 1001 North 36th Street Renton, WA 98056 Renton, WA 98056 Renton, WA 98056 James Montgomery Resident Pamela Mancinelli 2807 Burnett Avenue North 2815 Burnett Avenue North 2910 Burnett Avenue North Renton, WA 98056 Renton, WA 98056 Renton, WA 98056 Mary Running Helen Pfeifle Myrtle Larson 819 North 30th Street 812 North 30th Street 718 North 30th Street Renton, WA 98056 Renton, WA 98056 Renton, WA 98056 Penny Hanson Ann Spreud Alison Allen 1206 North 30th Street 1213 North 30th Street 1217 North 30th Street Renton, WA 98056 Renton, WA 98056 Renton, WA 98056 Mike Seaman Resident Betsy Jansen 1203 North 30th Street 1115 North 30th Street 1109 North 30th Street Renton, WA 98056 Renton, WA 98056 Renton, WA 98056 Doy King Donna Evans Robert Tritsvold 1103 North 30th Street 1017 North 30th Street 1007 North 30th Street Renton, WA 98056 Renton, WA 98056 Renton, WA 98056 Chauncey and Gwenyth Betts Greg Leach Robyn Goodwin 1014 North 30th Street 1020 North 30th Street 1102 North 30th Street Renton, WA 98058 Renton, WA 98056 Renton, WA 98056 Aldene Warman Jim Lilly Eric Folks 1104 North 30th Street 1212 North 30th Street 1118 North 30th Street Renton, WA 98056! Renton, WA 98056 Renton, WA 98056 Labrador porlbs LUA98-141,PP,R,V,ECF 4 Leigh and Marcie Johanson Donald and Neva Dallas J. Stachowiak 1006 North 30th Street 916 North 30th Street 902 North 30th Street Renton, WA 98056 Renton, WA 98056 Renton, WA 98056 Ernie Guntle Denise Jorgensen Charmaine Spomer 814 North 30th Street 1224 North 28th Place 2814 Park Avenue North Renton, WA 98056 Renton, WA 98056 Renton, WA 98056 Kevin M. Seripser Violet Hanahan Loretta Lyonais 2815 Park Avenue North 2808 Park Avenue North 2820 Park Avenue North Renton, WA 98056 Renton, WA 98056 Renton, WA 98056 Patricia Banasky Kay McCord Gary and Paula DuBois 1401 North 26th Street 2802 Park Avenue North 2415 Park Place North Renton, WA 98056 Renton, WA 98056 Renton, WA 98056 Alice Shay Kathleen Gianini Jean Olds 1411 North 26th Street 1311 North 26th Street 1314 North 26th Street Renton, WA 98056 Renton, WA 98056 Renton, WA 98056 Chuck Logan Patrick McDonald Sharon Mullinaux 2611 Meadow Avenue North 1405 North 24th Street 1415 North 24th Street Renton, WA 98056 Renton, WA 98056 Renton, WA 980565 Andie Jorgenson Walter and Maxine Grieser Richard and Catherine Galviln 2411 Garden Court North 2423 Garden Court North 2407 Garden Court North Renton, WA 98056 Renton, WA 98056 Renton, WA 98056 Judy Johnston Roger and Carla Fleming Roger and Shelly O'Brien 1325 North 24th Street 1404 North 24th Street 2407 Meadow Avenue North Renton, WA 98056 Renton, WA 98056 Renton, WA 98056 Richard and Sandy Basquette Michael Stork 1512 North 24th Street 2219 Meadow Avenue North Renton, WA 98056' Renton, WA 98056 Labrador porlbs LUA98-141,PP,R,V,ECF 5 CITY OF RENTON PLANNINGBUILDING/PUBLIC WORKS MEMORANDUM DATE: November 3, 1998 TO: Project File FROM: Jennifer Henning SUBJECT: Labrador Preliminary Plat(File No.LUA-98-141,PP,R,V,ECF) The comment period for the above-referenced project application was extended to Thursday, October 29, 1998 at 5:00 pm at the request of Kennydale neighbors. cc: \\TS_SERVER\SYS2\COMMON\Document5 RENTON CITY COUNCIL Regular Meeting October 26, 1998 Council Chambers Monday,7:30 p.m. MINUTES Municipal Building CALL TO ORDER Mayor Jesse Tanner led the Pledge of Allegiance to the flag and called the meeting of the Renton City Council to order. ROLL CALL OF BOB EDWARDS,Council President; KATHY KEOLKER-WHEELER;DAN COUNCILMEMBERS CLAWSON; KING PARKER;RANDY CORMAN; TOM NELSON. MOVED BY EDWARDS, SECONDED BY PARKER,COUNCIL EXCUSE ABSENT COUNCILMAN TIMOTHY SCHLITZER. CARRIED. CITY STAFF IN JESSE TANNER,Mayor; DAVID DEAN,Assistant City Attorney;MARILYN ATTENDANCE PETERSEN, City Clerk; GREGG ZIMMERMAN,Planning/Building/Public Works Administrator; MICHAEL KA 1TERMANN,Director of Neighborhoods& Strategic Planning; SANDRA MEYER,Transportation Systems Director; ABDOUL GAFOUR, Civil Engineer; TROY SCHLEPP, Planning Intern; COMMANDER FLOYD ELDRIDGE,Police Department. PRESS Elizabeth Parker,Renton Reporter APPROVAL OF MOVED BY EDWARDS, SECONDED BY PARKER, COUNCIL APPROVE COUNCIL MINUTES THE MINUTES OF OCTOBER 19, 1998,AS PRESENTED. CARRIED. PUBLIC MEETING This being the date set and proper notices having been posted and published in Annexation:Hoquaim Ave NE accordance with local and State laws,Mayor Tanner opened the public meeting (SE 113th to 116th),Smith to consider the 10%Notice of Intent to Annex petition for approximately 12 acres located east of Hoquiam Ave.NE(142nd Ave. SE)between SE 113th and 116th Streets;petitioner Smith. Troy Schlepp,Planning Intern, explained that the proposed annexation area is located across from Hazen High School. Signatures representing about 49%of the total assessed valuation were included on the 10%Notice of Intent to Annex petition. The subject area includes three single family homes and one residential accessory building,while the remaining area is vacant. King County's current zoning for the properties is R-4. Renton's Comprehensive Plan designates the properties as Residential-Single Family and Residential-Rural. Typical zoning would be R-8 and R-5. All City departments and divisions state that service to the area would represent a logical extension of their respective functions and systems,with the exception of the Water Utility,as the properties are served by Water District 90. Referring to existing water quality, flooding, erosion and habitat problems within the Honey Creek sub-basin,Mr. Schlepp said as a result, any future development would be required to install storm water management facilities to City standards. Responding to Council President Edwards,Mr. Schlepp confirmed that the proposed annexation area is well within the urban growth boundary,which is situated east of 146th Ave. SE. Audience comment was invited. Correspondence was read from Robert O. Russell, 14505 SE 112th Pl.,Renton, 98059, stating that the proposal had his full opposition as he feared the kind of growth the annexation would bring. He also felt that the annexation would benefit only the petitioner by providing October 26, 1998 Renton City Council Minutes Page 347 sewer service to the annexed properties. Charles Dietsch,3737 Park Ave.N.,Renton, said that as the owner of property located at Sunset Blvd. and 142nd Ave.NE,he was keenly interested in whether Renton will provide sewer service to the proposed annexation area, and if so,whether his property could receive this service as well. David Allen, 14433 SE 112th Pl.,Renton, stated that he and most of his neighbors oppose this proposal. He disliked the incremental annexing of smaller properties,and did not want to further complicate emergency services in this area. There being no further public comment,it was MOVED BY EDWARDS, SECONDED BY PARKER,COUNCIL CLOSE THE PUBLIC MEETING. CARRIED. MOVED BY EDWARDS, SECONDED BY CORMAN,COUNCIL: ACCEPT THE 10%NOTICE OF INTENT TO ANNEX; AUTHORIZE CIRCULATION OF THE 60%PETITION TO ANNEX;REQUIRE THE ADOPTION OF CITY ZONING ON THE PROPERTY CONSISTENT WITH RENTON'S COMPREHENSIVE PLAN; AND REQUIRE THAT THE PROPERTY OWNERS ASSUME A PROPORTIONAL SHARE OF RENTON'S BONDED INDEBTEDNESS. CARRIED. ADMINISTRATIVE City Clerk Marilyn Petersen 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 1998 and beyond. Items noted included: * On October 15th,28 Renton firefighters honed their skills at a practice burn in a donated Kennydale house. * The Seattle City Council approved the Seattle/Renton water franchise agreement on October 19th. The agreement will be presented to the Renton City Council for its approval on November 2nd. * The City Attorney's Office obtained a reversal of the injunction granted by King County Superior Court to the Lucas Children's Trust Fund,allowing work on the East Kennydale sewer interceptor to proceed. * City Transfer is currently removing the Cedar River dredge materials stockpiled at the Narco site, and expects to complete this job by the end of the year. AUDIENCE COMMENT Kim Browne, 1003 N.28th Pl.,Renton,98056,relayed her objection to Citizen Comment:Browne— , Labrador Ventures Preliminary Labrador Ventures proposed residential development in the vicinity of Lake Plat,Lk Wash Blvd(PP-98-141) Washington Blvd.,Burnett Ave.N., and N.28th Pl.in the Kennydale area. She was troubled in particular by the proposed site access,which would not allow for sufficient sight distance,thus creating an unacceptable safety hazard. She was additionally concerned by the developer's application for a variance to clear almost 200 lineal feet of quality wildlife habitat along steep slopes. Saying that the plan must be changed to reflect the ideals of the community as well as to ensure public safety and the protection of an environmentally- sensitive area, she said the plat would be deserving of approval only if the following modifications are made: site access is moved from Burnett Ave.to Lake Washington Blvd. in the vicinity of lots 7 and 8; the zoning for the eastern 4.7 acres is maintained as R-1; and the ravine remains undisturbed and a road is not built over it,either by use of fill and a culvert or by any other method October 26, 1998 Renton City Council Minutes _ Page 348 (including a bridge). Ms.Browne submitted a petition containing 119 signatures of Kennydale residents indicating their agreement with these conditions. Mayor Tanner noted that the proposal is open for public comment until October 29th,after which it will undergo environmental review before proceeding to a public hearing before the Hearing Examiner. Citizen Comment: Moore— Michael Moore, 1220 N.28th Pl.,Renton, 98056, spoke against the proposed Labrador Ventures Preliminary rezone for the eastern property of Labrador Ventures, saying that the area Plat,Lk Wash Blvd(PP-98- should remain R-1 in accordance with the City's Comprehensive Plan and the 141) desires of the Kennydale community. Noting the site's many physical and topographical considerations,he said the proposed access road is not,as the applicant has stated, "desperately needed." Rather,the intersection of Burnett and N.28th Pl. is already difficult,given the steep grade of the road and its curve,which greatly limit driver sight distance. Mr.Moore concluded that the site is home to many species,including black-tailed deer and pileated woodpeckers. Responding to Councilman Corman,Mr.Moore said any development of this property should be managed by limiting the density that is allowed. He also suggested that every effort be made to avoid building a culvert over the area's stream. Councilman Parker noted that the City made numerous vigorous efforts to purchase this property from its previous owner,but was consistently rebuffed. Citizen Comment: Shure— Charles Shure, 1201 N.28th Pl.,Renton, 98056,emphasized that the stream Labrador Ventures Preliminary which exists on this property flows year-round, and in the autumn,salmon Plat,Lk Wash Blvd(PP-98- spawn at its mouth. He feared that disturbing the ravine would be detrimental 141) to the area's wildlife and could possibly even destroy its habitat. In response to Councilman Corman,Planning/Building/Public Works Administrator Gregg Zimmerman confirmed that a State,Department of Fisheries hydraulic permit would be required to perform any construction affecting or involving the stream. He offered to look into whether the development will need a shoreline permit as well. Responding to an inquiry from Councilman Parker,Mr.Zimmerman said Renton's waterway setback is 25 feet,which is comparatively slender compared to that of other jurisdictions., Citizen Comment: Korn— Eric Korn,1211 N.28th Pl.,Renton, 98056,reported that the Labrador Labrador Ventures Preliminary Ventures property contains wetlands. Although these are are normally Plat,Lk Wash Blvd(PP-98- protected by a 50-foot buffer from any development,the use of averaging can 141) reduce actual buffers to as little as 25 feet. He showed pictures taken of the area,emphasizing that it is not uncommon for local residents to see bald eagles in the forest. Mr. Corman commented that Council cannot take action on this project at this time, since the application must undergo the stipulated process. He suggested that the developer consider modifying its proposal to address some of the neighbors' concerns. (See additional information under Correspondence.) CONSENT AGENDA Items on the consent agenda are adopted by one motion which follows the listing. City Clerk: 1997 City of City Clerk submitted 1997 Audit Report for the City of Renton as provided by Renton Audit Report the Washington State Auditor's Office. Information. a October26, 1998 Renton City Council Minutes - Page 349 Streets: Logan Ave S City Clerk reported bid opening on 10/21/98 for CAG-98-132,Logan Ave. S. Improvements, Gary Merlino, Improvements; five bids; engineer's estimate$660,251.82; and submitted staff CAG-98-132 recommendation to award the contract to the low bidder, Gary Merlino Construction Co., in the total amount of$594,008.14. Council concur. Annexation: 132nd Ave SE Economic Development,Neighborhoods&Strategic Planning Department (Union Ave NE),Davis requested a public meeting be set on November 9, 1998 to consider a Notice of Intent to Annex approximately 3.8 acres east of 132nd Ave. SE(Union Ave. NE);petitioner Davis. Council concur. Municipal Court:Public Executive Department recommended approval of an agreement in the amount Defender Services,Kameron of$168,000 with the law firm of Kameron C. Cayce for public defender Cayce services for one year. Refer to Finance Committee. Transportation: Quendall Legal Department recommended that the private railroad crossings at the Terminals Railroad Crossings Baxter,Port Quendall and Barbee Mills sites be transformed into public (Private into Public) crossings once the City has exercised its option to purchase Quendall Terminals and the Administration has received adequate assurances of ultimate development of these properties. Refer to Transportation Committee. MOVED BY EDWARDS, SECONDED BY KEOLKER-WHEELER, COUNCIL APPROVE THE CONSENT AGENDA AS PRESENTED. CARRIED. CORRESPONDENCE Correspondence was read from James and Sally Scott, 1405 N. 28th St., Citizen Comment: Scott— Renton, 98056, stating that the Labrador Ventures property is one of the main Labrador Ventures Preliminary migratory routes for small and large birds in this area. They feared that Plat,Lk Wash Blvd(PP-98-141) pollutants from an additional 60 or 70 residences would foul the creek,and that the neighborhood streets would be subject to an additional 150 to 200 road trips per day. Mr. and Mrs. Scott concluded that the City has already declared Kennydale as an area in need of more open space and a neighborhood park. OLD BUSINESS Council President Edwards presented a report regarding the Master Plan and Committee of the Whole appropriation for the Piazza and Gateway. Since late January, 1998, staff has Parks: Master Plan and been working with the Downtown Planning Project's Design Review Team Appropriation for the Piazza (DRT)to develop a Master Plan for the development of the Piazza and and Gateway Gateway properties in downtown Renton. The DRT has completed its work, which has culminated in the development of a Master Plan. In the 1998 budget,the City Council budgeted$1,000,000 for the Downtown Redevelopment project. In May 1998,.the Council appropriated$200,000 of this amount to complete improvements to the adjacent pavilion building,with the remaining funds intended to fund the development of the Piazza and Gateway properties. The Committee of the Whole recommended adoption of the Master Plan as presented,with the understanding that should the Seattle Public Utilities Department not approve the location of the trellis on their property as shown on the.Master Plan,then the"trellis option"shall be incorporated as part of the adopted Master Plan. The Committee of the Whole further recommended that staff be authorized-to proceed with detailed drawings, final cost estimates, and construction documents in anticipation of a late spring construction start. The Committee of the Whole further recommended that$800,000 be appropriated to implement the improvements to the Piazza and Gateway as. October 26, 1998 Renton City Council Minutes Page 350 - depicted in the Master Plan. MOVED BY EDWARDS, SECONDED BY PARKER,COUNCIL CONCUR IN THE COMMITTEE REPORT. CARRIED. Responding to Council President Edwards,Mayor Tanner said the Administration plans to improve the exterior look of the pavilion building,in part by installing three windows to eliminate the black wall and create • symmetry. Detailed plans will be furnished to Council before the work begins. Utilities Committee Utilities Committee Chair Clawson presented a report recommending Public Works: 1998 Water concurrence in the Planning/Building/Public Works Department's System Plan recommendation to approve the resolution adopting the 1998 Water System Plan. MOVED BY CLAWSON, SECONDED BY PARKER, COUNCIL CONCUR IN THE COMMITTEE REPORT. CARRIED. Finance Committee Finance Committee Chair Parker presented a report recommending approval of Finance: Vouchers Claims Vouchers 164167- 164642 and two wire transfers in the total amount of $1,900,885.24; and approval of Payroll Vouchers 162955 - 163198 and 515 direct deposits in the total amount of$1,260,291.17. MOVED BY PARKER, SECONDED BY CORMAN,COUNCIL CONCUR IN THE COMMI I'1'hE REPORT. CARRIED. Transportation Committee Transportation Committee Vice Chair Corman presented a report Transportation: Burlington recommending that Council authorize the Mayor and City Clerk to execute the Northern RR Agreement for Burlington Northern Santa Fe Construction&Maintenance Agreement for the Main Ave S Crossing Material replacement of the railway crossing material at Main Ave. S. MOVED BY CORMAN, SECONDED BY CLAWSON, COUNCIL CONCUR IN THE COMMITTEE REPORT. CARRIED. Councilman Parker suggested that the City also seek to have the railroad update the crossing signal at this location in addition to the roadway materials. Transportation:Neighborhood Transportation Committee Vice Chair Corman presented a report Walkway Program recommending,that Council authorize staff to proceed with incorporating (Kennydale-area Sidewalks) design concepts for walkways along N. 30th St. (I-405 to Burnett Ave.N.)and Park Ave.N. (N. 28th to 38th Streets)as presented at the public open house held at Kennydale Elementary School on September 15, 1998 (with the exception of widening traffic lanes). The detail layout will be determined during the design phase. MOVED BY CORMAN, SECONDED BY CLAWSON, COUNCIL CONCUR IN THE COMMITTEE REPORT.* Council President Edwards expressed strong concern that the final design for the sidewalks along Park not result in the walkway switching sides from west to east at some point. He explained that the sidewalks are being constructed for pedestrian safety,particularly that of the children who walk to Kennydale Elementary. Requiring them to cross the street to resume walking on the sidewalk would defeat the purpose. *MOTION CARRIED. Community Services Community Services Committee Chair Nelson presented a report Committee recommending that the Plaza and Gateway parcels be officially designated as Parks: Designating the Plaza& city parks, administered under existing City park rules and regulations. Gateway Parcels as City Parks Maintenance and use of the facilities will be coordinated through the Parks and Recreation Department,with the approval and oversight of the Park Board. These parcels can be described as: October 26, 1998 Renton City Council Minutes Page 351 Plaza parcel: Bounded on the east by Burnett Ave. S.,on the south by S. 3rd St., on the west by Logan Ave. S.,and on the north by the south wall of the pavilion building. Gateway parcel: Bounded on the east by Logan Ave. S.,on the south by S. 3rd St., on the west by the"Big 5"parcel,and on the north by the City of Seattle public utilities property. MOVED BY NELSON, SECONDED BY CLAWSON,COUNCIL CONCUR IN THE COMMITTEE REPORT. CARRIED. Municipal Court: Temporary Community Services Committee Chair Nelson presented a report Pro Tem Judges recommending concurrence with the staff recommendation to approve the appointment of six temporary Pro-tern judges. These judges will sit in Renton Municipal Court between November 2nd and November 10th for one courtroom calendar each as part of the judicial selection process to fill the vacancy created by the resignation of Judge Corinna Ham. The six candidates are: Cheryl B. Carey, Susan R.Irwin,Terry Lee Jurado,Norman R. Leopold, Robert L. Sewell, and Anita Crawford-Willis. MOVED BY NELSON, SECONDED BY CORMAN, COUNCIL CONCUR IN THE COMMITTEE REPORT. CARRIED. Councilmember Keolker-Wheeler requested that all Councilmembers receive a schedule of these calendars so they may attend one or more,if they wish. . ORDINANCES AND The following ordinance was presented for second and final reading: RESOLUTIONS Ordinance#4750 An ordinance was read appropriating$470,000 from the General Fund's(Fund Finance: City Hall Phase II 0000)excess balance to be transferred to the Capital Improvement Fund(Fund Improvements,Equipment 316)and increasing the expenditure authority in Fund 316 for the purpose of Expenditures purchasing equipment. MOVED BY CORMAN, SECONDED BY EDWARDS,COUNCIL ADOPT THE ORDINANCE AS PRESENTED. ROLL CALL: ALL AYES. MOTION CARRIED. NEW BUSINESS Referring to a letter from the City Attorney regarding the Mission Springs v. Legal: Processing of Hearing City of Spokane court case,which raises issues relating to city councils hearing Examiner Appeals appeals of Hearing Examiner decisions,it was MOVED BY KEOLKER- WHEELER, SECONDED BY CORMAN,COUNCIL REFER THIS MAI ER TO THE PLANNING&DEVELOPMENT COMMITTEE. CARRIED. ADJOURNMENT MOVED BY EDWARDS, SECONDED BY KEOLKER-WHEELER, COUNCIL ADJOURN. CARRIED. Time: 8:48 p.m. N40,2ej MARIL J. ERSEN, CMC,City Clerk Recorder: Brenda Fritsvold October 26, 1998 CITY COUN' iL COMMITTEE MEETING CAL' "!)AR• Office of the City Clerk COUNCIL COMMITTEE MEETINGS SCHEDULED AT CITY COUNCIL MEETING October 26, 1998 COMMITTEE/CHAIRMAN DATE/TIME AGENDA COMMITTEE OF THE WHOLE MON., 11/02 1999-2000 Budget Presentation (Edwards) 6:30 p.m. COMMUNITY SERVICES (Nelson) FINANCE MON., 11/02 Renewal of Public Defender Services; (Parker) 6:00 p.m. King County Sexual Assault Resource Center Funding PLANNING&DEVELOPMENT (Keolker-Wheeler) PUBLIC SAFETY (Corman) TRANSPORTATION(AVIATION) (Schlitzer) UTILITIES (Clawson) NOTE: Committee of the Whole meetings are held in the Council Chambers. All other committee meetings are held in the Council Conference Room unless otherwise noted. • __, CITY OF RENTON . RECEIVED October 19, 1998 OCT 2 9 1999 • fills:-Jennifer Toth Rennin_ i. 4..iitLoING DIVISION Project Manager and Environmental Review Committee (Gregg Zimmerman, Jim Hanson and Jim Shepard) Development Services Division 1055 South Grady Way Renton,Washington 98055 RE: Comment on the Labrador Preliminary Plat Application Land Use Number LUA-98-141; PP, R, V, ECF • Dear Ms. Toth Henning and Environmental Review Committee: We have reviewed the Labrador Preliminary Plat application and are submitting our comments to the City. We believe that the plan must be modified to reflect the ideals of our community, as outlined below, and also those of the City, particularly for public safety and environmental sensitivity as embodied in the City of Renton Comprehensive Plan. The application is worthy of approval only if the following modifications are made: 1. Site access is moved from Burnett Avenue to Lake Washington Blvd. in the vicinity of Lots7and8. 2. The zoning for the eastern 4.7 acres is maintained as R-1. 3. The ravine remains undisturbed and that a road is not built over the ravine either by use of fill and a culvert (as proposed) or by any other method including a bridge. Reasons for these plan modifications are provided below. Site Access The proposed site access off of Burnett Avenue North would create an unacceptable safety hazard. As described in the applicant's traffic study (page 7), the proposed access intersection with Bur ett Ave. N does not fully meet the AASHTO Policy for entering sight distance for roads with speed limits of 25 MPH. The sight distance at the proposed intersection is 76 feet shorter than the standard. Considering the poor visibility, the slope of the road, and the fact that motorists generally exceed the posted 25 MPH speed limit, it is clear that the site access as planned would result in unnecessary traffic accidents and danger to the community. We propose that the applicant modify the plat by moving the western access site from Burnett Avenue to Lake Washington in the vicinity of Lots 7 and 8. This is the original access site proposed to the City planning department by Labrador Ventures LLC on May 7, 1998. Given that these is a feasible alternative access site, our neighborhood is not willing to accept the safety hazard,created by the existing plan. Proposed Re-zoninq The zoning for the area in question was established in the most recent Comprehensive Land Use Planning process. This process involved the coordinated effort of countless hours by the public, in particular the neighbors in this area, as well as city officials and staff. A long and deliberate public process was undertaken to classify the subject property in a zone that reflected the will of the community and the needs of the environment. It is still our will to maintain the . property's R-1 zoning and we feel strongly that the City would be negligent in approving the rezone 'request from R-1 to R-5 and are asked not to do so. . Ravine Crossing and Tree Clearing The applicant requests a variance to clear and fill are large portion of the ravine (which contains a stream that flows year-round), to build a road crossing. We are absolutely opposed to having "a road built across the ravine. Construction of any vehicle ravine crossing, either by way of fill and a culvert (as proposed) or bridge, would result in an unacceptable level of environmental degradation. The variance would allow the applicant to clear one-third of an acre of slopes in excess of 60% along the stream corridor. This amounts to about 180 lineal feet of clearing. According to the applicant's Wildlife and Habitat Evaluation, (and also as witnessed by the residents in this area), the ravine contains quality habitat used by sensitive wildlife species including the Colombian black-tailed deer (white tail deer are also living in the area), the pileated woodpecker, which is a candidate for listing as a threatened or endangered species by Washington Department of Fish and Wildlife (WDFW), and Bald Eagles which perch in this • area. Along with destruction of wildlife habitat, the proposed filling activity (4,290 cubic yards) and tree cutting would destroy the creek in its present and virtually pristine state and would generate erosion and siltation that would diminish the quality of the downstream wetland (Wetland B) and Lake Washington, which is the final destination of the stream. Furthermore, the requested variance is inconsistent with the policies in the Environmental Element of the Comprehensive Plan, including: Objective EN-C: Protect and enhance the City's rivers, major and minor creeks and intermittent stream courses. olicy EN-70. Land uses on steep slopes should be designed to prevent property damage and environmental degradation, and to enhance greenbelt and wildlife habitat values by preserving and enhancing existing vegetation to the maximum extent possible. This variance request is especially disturbing to us given the minimal amount of environmental preservation planned for the property. The proposed subdivision allows only 18.5% of the site to be preserved in wetlands, buffers and the stream corridor. We cannot support the requested variance to fill the ravine (with the associated clearing of one-third of an acre of steep slopes) and ask that the city not allow it. Thank you for the opportunity to comment on.the proposal. We are in favor of a development plan that ensures public safety, retains the existing zoning, minimizes environmental impacts and preserves the natural habitat of the ravine and year-round stream. We feel that our . requestetl modifications to the proposed plan would accomplish all of these goals and would allow Labrador Ventures a successful development project. Sincerely, 5101.°,-4--t. A-ki._ ojtkeulLt.4 ft.1.44131 . Name: Address: cc: Honorable Mayor Jesse Tanner, Renton City Council members [ 6: Nis.s. kiln;rer 1 oth-Henning Gregg Zimmerman Jim Hanson .i im Shepard Renton City Council P,e: Labrador Preliminary Plat Application Land Use Number LUA-98-141;PP, R, V, ECF The undersigned residents of Kennydale, believe that the Labrador Preliminary Plat Application Land Use Number LUA-98-141; PP, R, V, ECF should only be granted if the following modifications are made: i. Site access is moved from Burnett Avenue to Lake Washington Blvd. In the vicinity of Lots 7 and 8. _ The zoning for the eastern 4.7 acres is maintained as R-1. s-. The ravine remains undisturbed and that a road is not built over the ravine either by use of fill or a culvert(as proposed) or by any other method including a bridge. Name Registered Add Pr 1 4 1.rfie° / =2 �` 41 �s,. e Number • Signature Voter pa y p g_ .'yy9 11, Ag , . r 4Y •.. .sy1 .- fie-.....}"�.._ u • o�J e� - r .k-t •. - 'C :\i rr S ti •.75 ?_a -�,.+111 .'l� r . l C , ,� ► 0 6' ilx t l� t k 3}-.. if.,2 ,)7/ It Actieit. 16 ?-LAI- ; � J �� ? !)c'J�C�i/-. �l Yam, �a• y -lIt�rt-� �e J r)?-10_S evi - ,Z ?� 27r 2 S-c?2 J--/gis / l9 J , .J t _ 8 xf n ' , /1. (i.f-t e Se. ..0Z 4-2 C e rJ��r eA7 fj/. �5'-Pp-4 J� e_i ~2 n ' lG'fti/. 1 /v G / �i / t 7 /� 1 ��rE/tom L. ( J/r',�t i� 'l f I,,.7e l/,N i7(!{.7. (�r,.Ems,C.7-• /7 rjZ_>-,�.1'i 77` .ti•�,4;c��' /! U' :L ci (Ai ! ' `mot 6/G`�K `�? -�c:� • /�.S n1 ,2.yr� �j7/' V74;-- ZCY-/`1Pt( ° ,uc,. ',d" �—`� 12 �`_� �. 'i�,J...t.�,c, V`ti\\n�, • '` ��IjA�.1� L' J_ ( f V, i \� 'rye �r �/ r�� 13 ' >/ .l._l/ =2,,,v'�/ i`` 'f C i L�,t�4�L'C>_� r ZS cJ,y�/1/ `^ l l k+�,W' �� CCC�1;�L L 'Q j 14 1 5 r 7 i 9;k . �T25, -rII 1 E i. ram' 'Y.) .) c- r 7 2- - .4-z_ z.z_;-44 1 ir4../t, ,%( 7 �nY - AS�Gc6-ram _!c 1 34..►= -NZS=:��o 6�� 1 1,d h,?,::. £ Sle- i14 -a4 ' 18J • �� E . . . . . . . • . • . . . . . DSO c/ /e 61() ,/ 2� 7,/-lie . I �,: 1•i St'iutile, 1 oth-1 Icttmtlg / Gregg Zimmerman a,-- -9-,c, 4/. qc±U - Jim Hanson Sim Shepard OIV ez o -d 1, - r^i" Renton City Council GEC �ii Ge Ca Re: Labrador Preliminary Plat Application Land Use Number LUA-98-141;PP, R, V, ECF 71/g.l44./f p�, . The undersigned residents of Kennydale, believe that the Labrador Preliminary Plat Application Land Use Number LUA-98-141; PP, R, V, ECF should only be granted if the following modifications are made: i. `;its access is moved from Burnett Avenue to Lake Washington Blvd. In the vicinity of Lots 7 and 8. 'I•he zoning for the eastern 4.7 acres is maintained as R-1. 3. The ravine remains undisturbed and that a road is not built over the ravine either by use of fill or a culvert (as proposed) or by any other method including a bridge. r L Registered Name . Address Phone Number . Signature Voter . 3 '` ::: -. '''--('• .- . /,- C /*--,'-. ''.... /.--' ::'(:- ._',. 7— 2 7/- e_- /= ice'�.? " .c_ �( .,�- 7 - i ce 1`�/0/ fl/ca(, 5r 7/- 2 Z 9/ �l ,rnr�, _ �. ` ,5 s : / '/ J !'�✓ �:% ]I "J J-) /� (;tea _/ . 7 L-i �''1 //' '/ .•/ / i f: .'lt' -•`/i C'/, ;.,�- ',C' ,- f O. i 1 r r�/ '; �. 1 i --) - --r,:----- 2.:_z./....4.-_. _,- la _ 1h — ,/ . 17 • 18 19 - • • - . • Va-a `,/ v • 6 ti- . i'o: hrls. Jennifer Toth-Henning Gregg Zimmerman � � po- ' . Jim Hanson • Jim ShepardR ."24,0-e,66 4 l' ..„,, ,,, � Renton City Council /60 � �� Re: Labrador Preliminary Plat Application Land Use Number LUA-98-141;PP, R, V, ECFaeil6Q/WI�L:� 1'he undersigned resident§ of Kennydale, believe that the Labrador Preliminary Plat Application Land Use Number LUA-98-141; PP, R, V, ECF should only be granted if the following modifications are made: Site access is moved from Burnett Avenue to Lake Washington Blvd. In the vicinity of Lots 7 and 8. 2. The zoning for the eastern 4.7 acres is maintained as R-1. • . The ravine remains undisturbed and that a road is not built over the ravine either by use of fill or a culvert (as proposed) or by any other method including a bridge. - Registered Name Address Phone Number Signature Voter 1 1 1 s 'J t\c—,,mil,t, ).`:)J", 1 4,K f,- l 1 c.; il-1 L-i_AS•_Z- S C: 1 ) C 1�� \-1._- • L 2:^,-_•L�L-v--> ; --- 2 . \ t \� j� ti' °,�C,i L) ,1h IL? 1n�Cc .-- V. 1>c_ I}I '� '. � A0A 4)�-i-�'1. 3 ( c)i;2�, Pr' ?R IL 1 z,:) 1 r, . '`G•TA 3—• Ll Z'• .2G- 3 v-)b. �7--+-7�;� Z...�'L-._•` -L-� 5 :17 k1 f-)('- OS u F'ill\-.\`j .2-f-5-i \ `k-)r .v— 7� �. 44).5-z=-6. - y.,z j > ' -11 . . Ls.—, 1• ..-•;J -.'1 // /0 Z ' f "7'•-./ hc! S r' r. ! II LI/, :') �.r l2/ ¢i '�{�/ 7^ . -/ / . �r i(,.:�. - -t'C)r- / •'r --K\ .)��! ? // -c /5 / / 7 ,�/�,�;� -.'. //t .4/ S 1 n s`,,,,,`.,1,; ?'`1}`,; , ‘ t l t 1 I t '2r'&",�C )i�'�.P/11.�i e-�. jlr 1 1 (1):'\R-1 :4Rtie`-n _ �2- � P1t�t?. 17L.M y2c- - C--Z2t t 'N,');25'z` - -- ---' 12 rj;)(-/it E 7('/%J/l a/t 5 1c I ir;:K Pi 11,'. /?5 r1 s•01 �/i <<,Ji-7z1�, t/r��.-7«L,---�,�— `C'*_ 13 - l4 15 16 . 17 • I 20 . o I o: Ms. Jciuii1c'r 1 0th-Henning • a 6 % o �1�L4 Gregg Zimmerman Jim Hanson Jim Shepard �2 � Renton City Council Re: Labrador Preliminary Plat Application Land Use Number LUA-98-141;PP, R, V, ECF -l'he undersigned residents of Kennydale, believe that the Labrador Preliminary Plat Application Land Use Number LUA-98-141; PP, R, V, ECF should only be granted if the following modifications are made: 1_ Site access is moved from Burnett Avenue to Lake Washington Blvd. In the vicinity of Lots 7 and 8. )The zoning for the eastern 4.7 acres is maintained as R-1. • The ravine remains undisturbed and that a road is not built over the ravine either by use of fill or a culvert (as proposed) or by any other method including a bridge. Name Address Registered 1 w� Phone Number Signature Voter . L 1-N n�_i % 1 j(.`C^s --r\/ ,-1 \1. (E)S3-}1 Y i• N•)� •. 71(i• -J -'11 , C•r .,. 4_(,�-.,1 e'--( -41.. /f� 4 ,r — �- J 'e SS- ii -� /r, � �--'�G�_ �2�'/5 !mow •� cc mac'.(J �L J'-o2 /�S� �C :�• 7 L-l'��-{/`r{f --• "/!_.!,.7�-� (� [-..7,--tt--4. - /c' ��� N�z ,1'�1-I .�. (/`F�j1•.'9--ram ( )8 _ /Sii\.' l/J. -•• ,v. . n ,,L_A!—6w ,6 - zef sr/0.5-b !�v�s? oL -- .. , ;ls_ �'� i �� `-- rS Via' g ? � ` J • li • 13 14 lti 1C - 17 18 _ 19 — - -)0 • I':IJ. ..e!1:.: dill-=1.._„.'t.0 _,5 /1 (..'3::� Zimmerman . 0 / �f r /.7) /}�" ;/��L L�C !3: 1 Hanson Jim �l� pared •-Z 'i:?( :" -- `7:)ie-.2c' /�t_(� Renton City Council /()(. / _? Labrador Preliminary Plat App1kat:os-i Land Use Number LUA-98-141;PP, R, V. ECF / 7 ,c•7 7 7_e,-C <U- -ram The undersigned residents of Ker,nydale, believe that the Labrador Preliminary Plat Application Land Use Number LUA-98-141; PP, R, V, ECF should only be granted if the following modifications ar a made: site access is moved from Burnett Avenue to Lake Washington Blvd. In the vicinity of Lots 7 and 8. 2. The zoning for the eastern 4.7 acres is maintained as R-1. The ravine remains undisturbed and that a road is not built over the ravine either by use of fill or a culvert(as proposed) or by any other method including a bridge. • . 1 Registered l Name Address Phone Number Signature - • Voter 1 1 l 1,. '7 \(.,,..-ti1:\ l I )•' i ,i 7 S 7,7., - - - . I •,�i4_ • ' .'t!G� t Al c l, 7' -1-----,.-- !_mil :�! rti�J 'fT— � _--l-- } . -j ,\ ` .z....,- ',tit. /) . 1`1 !`:' -17 • ,•�1 I� - �4!i.'-lc:'`.) ) 't/LL'‘C. 'i- y; i�� l t_C_..:.-- -_-- I 6 % C '=,Jr ; „--.-cf% +/e`�/, ,1,. 5 c. 54 , r.?(G /.� (jai fj,/�,;,,, phi Z `> 7i. > `,{' C tle 13 t' 1/df''•'' AI 3'-' `- J e-3 .-G7Y 2 `- �, ff • r 1 [ 1 f --� <--_%i r�` --� /�, •`;`\ �a /.... �-:7 ;3 C`.- G- G'i�-=; ;�_ . Jam'',r f. ...,-1..‹, (•,!`i..�\ .\ �/- .� I 13. L`l L' 2?b'ItiZ 2_57 - 12 3�� I L;�t.i `v�i�IA — i ;:C'1 1 I • !`J .i. n •C,..--!-'(t'.. '1".. I I / ! . v r' �.:r,: /--- -f-r, - -� , ;= - I yQ(./) r (—:—:k.l, .-� \� 12 /� t- / /V ,- L:- /i• ,j ,, ,A�, ; , n ;) 9' ` - 14 '!/��c'/.E ' // n �"2.7 . ;h I ,�J: _{V� r ` if ''� I '',— �c'�,;�' J. Li:�t_ j( 'ti(s' A). 1(t�L I �.`).`) .� I7.• i ��1 �L -�' 14' 1. /'-A ' 1� ],'^L �i'_, .17 _�i c-:Li ' / ' /`�� -- C--/y -CSC— :.:5 - •; ---! - ---- • • --�:• ¢ -i-t c" /l, /V• •>'1~• ' I ^. -s-fI. ' L?z�/ 14Z4 20 2 l-• rLl' (-.r I l 1 _/'' --?1`,`41 ,I -5- — 6 79 I,x z,du ,_ - . I c�. Nls. Jennifer Toth-Henning Gregg Zimmerman Jim Hanson • Jim Shepard Renton City Council • Re. Labrador Preliminary Plat Application Land Use Number LUA-98-141;PP, R, V, ECF The undersigned residents of Kennydale, believe that the Labrador Preliminary Plat Application Land Use Number LUA-98-141; PP, R, V, ECF should only be granted if the following modifications are made: I. Site access is moved from Burnett Avenue to Lake Washington Blvd. In the vicinity of Lots 7 and 8. The zoning for the eastern 4.7 acres is maintained as 12-1. The ravine remains undisturbed and that a road is not built over the ravine either by use of fill or a culvert (as proposed) or by any other method including a bridge. Registered Name Address Phone Number Signature . Voter • - .1 2,� /, 'A )� �? 7' G l.S G• ;�� C/ am `��',`�. ► ! 7'=2 (� - L L,- 3`..1 4 7 8 11 . 1-, 13 14 16 • 18 19 • • Greg!. Zimmerman y Jim Manson Jim Shepard Renton City Council i:e: Labrador Preliminary Plat Application Land Use Number LUA-98-141;PP, R, V, ECF The undersigned residents of Kennydale, believe that the Labrador Preliminary Plat Application Land Use Number LUA-98-141; PP, R, V, ECF should only be granted if the following modifications are made: Site access is moved from Burnett Avenue to Lake Washington Blvd. In the vicinity of Lots 7 and 8. The zoning for the eastern 4.7 acres is maintained as R-1. • 3. The ravine remains undisturbed and that a road is not built over the ravine either by use of fill or a culvert (as proposed) or by any other method including a bridge. Registered Name Address Phone Number Signature Voter I Ki ►NA 6`a.ouv ' at) KJ ace. llaS- b=779 i ''„(.. :"X.., ' .894-4 ' •.lei f, :y+v n IA), I L Z., I `Z 7.1 J C. .. -7,c- / 1 /! i• �\/ r® E./1 a 2 1 w `3 i / - :_,mil " A G9 , C� i } 100( 14 54- Lla ') ��o-5.Y.0 1 _ fJ.- y- _.' .2"1J1, fl _ , a - • i'• 'I, / 1 j�lt� ! .1IIi . O. ' ' .,C/ ,28-- / '. 2' --2ZG-7G/- ., i _ 1�' r --,-•, V' 3 Z', ► , iT Ai -S-227-G.5D. ` �., e . • /JA S. v - _ So3 ,.�t., - . Gt.. - 2 -a5-o3 - �t�t . kla 14 0 �_ r.; - .,, . 2-8 o ,, a 4 , 2 -.-fc- 31% '` y '*!�I.fPL7_. 1.:".i • '� i 15 '/ a___ � f , . -?8(-.- Gt r k) Af g--S--a`S �-�rOv -- ' -sue- ea , �5 -- 16- 7 /, '.a' i o / r 18 19Lc- �; I. /2 / /((0. Z� 0'�3 S'- 97/oZ . L'ef--' 20 i u: Ms. Jennifer 'Toth-Henning .Gregg Zimmerman Jim Hanson Jim Shepard Renton City Council . Re: Labrador Preliminary Plat Application Land Use Number LUA-98-141;PP, R, V, ECF The undersigned residents of Kennydale, believe that the Labrador Preliminary Plat Application Land Use Number LUA-98-141; PP, R. V, ECF should only be granted if the following modifications arc made: 1,,_ Site access is moved from Burnett Avenue to Lake Washington Blvd. In the vicinity of Lots 7 and 8. The zoning for the eastern 4.7 acres is maintained as R-1. 3. The ravine remains undisturbed and that a road is not built over the ravine either by use of fill or a culvert (as proposed) or by any other method including a bridge. Name Address Address Phone Number Signature Voter 1 .'/:la•t_t{ CX)u 4,47( -- ��=,2 � 2%�' .1f �`/->.5 -/7 y11 2 � /y2CGll1' EZ. CCi/LLB. �:.f�� , ! -� r'/10:ri, Cc,po.do✓Nca 9 f 2 N �2 tt' S -. /)..c ?...). /73( r' �,(, / 4 o_-i< ��P y So/cwomcf,� q ,N 3-ik 4! /\� 5 \_ 1/2. i�I . •��! aS"-23� /l . � .�.� -•.. tit /IJ /�' ct l O�� ., ,� 5 zt �R5.3--=6'7y /�� f �., _�ir1'Al� �-� • • • .. .� M may, e a 7 iX•rr 11:-itt---- ivo0 N Z1 S� LIZS a��0.li If h- PI'..-1— d 1 i,,. i0 13 11 _ 15 . • • 17 . 18 1, �9`1 •L V . • 1,.,. Ms. Jc idler i otli-1 lenningdz- G1 Gregg Zimmerman Jim Hanson Jim Shepard . Renton City Council • Re: Labrador Preliminary Plat Application Land Use Number LUA-98-141;PP, R, V, ECF • "I he undersigned residents of Kennydale, believe that the Labrador Preliminary Plat Application Land Use Number LUA-98-141; PP, R, V, ECF should only be granted if the following modifications are made: i_._ Site access is moved from Burnett Avenue to Lake Washington Blvd. In the vicinity of Lots 7 and 8. The zoning for the eastern 4.7 acres is maintained as R-1. The ravine remains undisturbed and that a road is not built over the ravine either by use of fill or a culvert (as proposed) or by any other method including a bridge. Registered • Name Address Phone Number • Signature Voter I `i.t.,jy.°C '' 07 : 42. iv a a1. c'z5 Z2.6.- z-Zz, .� y .‘ 1-:- _--(- / /, 17 2 2 ( / ,13_/ p 4 '!i ,ffY(• ?t,tx\_ — ev4 -ter //6.-'� Al -7,Y ,ge -V.2 3-.Z20 62e9-� y 5 ,, e h l r(Ll1, (L / o rn h; 1 a-o q N . a-9 54- L/�5- -7-?/-G Y o 3 _t L� •-C . -=v ?,e_5 6 l/ _tlre14.�' ( �( ^ rs f , z zl-7! / i2 7r c(ZS /y „� ;t S 7 111.,/,:tlitl,(.' .;c.C` cr1 Cer - 1e/ jii .' . 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EGG, 4i-cptAH- 0+ c-Kke,A- uto„ v.A4- fAx^r-s-id cluAL-p AW•LUAD lgtAW 1A)otAia \D-L. 11\41 , (\-V (9-44uAAk Lit91A tu. oj -P AA, CAm a..4AAA-g. . .mop Qtka.vJe l 6(z.,„ ON! has -aaL ll OI 1 CITY OF RENTON RECEIVED OCT 2 9 1998 itilUiLDING DIVISION — CITY OF RENTON PE 'EIVED October 29, 1998 OCT 1998 kilULDING DIVISION Ms. Jennifer Ti hi*Onning Project Manager and Environmental Review Committee (Gregg Zimmerman, Jim Hanson and Jim Shepard) Development Services Division 1055 South Grady Way Renton,Washington 98055 RE: Comment on the Labrador Preliminary Plat Application Land Use Number LUA-98-141; PP, R, V, ECF Dear Ms. Toth Henning and Environmental Review Committee: INTROD CTION I am writing this letter because as a citizen of Renton and a resident of Kennydale it is my obligation to make sure any development on Labrador Venture's property is done with the utmost sensitivity to the environment and to public safety for the sake of existing and future residents, and for the sake of our children. As agents of the Renton citizenry and critical decision makers, I ask that you take seriously the comments in this letter and use them to change the Labrador Preliminary Plat for the benefit of the environment and our community. ENVIRONMENTAL DETERMINATION The city is working under the assumption that the Labrador Preliminary Plat would likely be issued a Threshold Determination of Non-Significance Mitigated (DNS-M). According to the SEPA Handbook, the mitigated DNS provision in WAC 197-11-350 is intended to encourage applicants and agencies to work together early in the SEPA process to modify the project and eliminate significant adverse impacts. The mitigated DNS process is not intended to reduce the amount of environmental review done on a project, but to reduce the paperwork needed to document the process. In developing the mitigated DNS, it appears the City is using the method as described in WAC 197-11-350(3)which allows an agency to specify mitigation measures which would eliminate significant adverse environmental impacts and allow the issuance of a mitigated DNS. While I agree with the intent of the City to mitigate impacts, I strongly believe that the proposed mitigation measures (as specified in the Notice of Application) do not sufficiently mitigate potential significant adverse impacts. I believe that the project must be significantly modified to qualify for a MDNS. The proposal, even with the consideration of the seven Proposed Mitigation Measures, would have significant environmental impacts on aesthetics, wildlife habitat, water quality and traffic safety. This letter includes mitigation measures and proposal modifications that are necessary to minimize environmental impacts. Without adoption of these measures, the proposal would have significant environmental impacts and a threshold determination of Determination of Significance (DS) would be appropriate. An Environmental Impact Statement (EIS) would then be required. 1 OVERVIEW The Preliminary Plat as proposed has almost total disregard for the sensitive and unique environments on the property and for public safety. This is evident by the following plan characteristics. • The proposed site entrance does not allow for sufficient sight distance. • The applicant is attempting to maximize the number of lots disregarding impacts to the environment and the aesthetic impacts; only 17.6 percent of the site would be retained as open space and every possible buildable area would be cleared. • 8.55 acres of second-growth deciduous forest would be cut down. • Multiple lots are proposed on slopes ranging from 25% to 50% within the steam corridor that traverses the site. • A portion of a cul-de-sac would be built on a steep slope. • A tree used by Bald Eagles for perching and possibly for nesting would be cut down. • Several lots encroach upon a wetland buffer. • The applicant requests a variance to clear and fill are large portion of the stream ravine to build a road crossing, thereby destroying quality wildlife habitat. • The applicant requests a rezone from R-1 to R-5 on land that has been identified as having high erosion hazard and medium landslide hazard per City of Renton Environmentally Sensitive Areas Maps. • Wet vaults are proposed rather than more effective open drainage ponds. A detailed discussion of these points is provided below. GEOTECNICAL CONSIDERATIONS According to the Geotechnical report for the proposal, six of the proposed building lots (Lots 7 through 12) and a portion of a cul-de-sac are situated on slope grades that range between about 25 and 50 percent (page 4, Terra Associates Preliminary Geotechnical Report). The Geotechnical report makes reference to these lots and cul-de-sac in its cover letter stating that additionalsubsurface exploration and analysis will be necessary to fully assess stability issues and develop geotechnical recommendations. The absence of this information is intolerable. THIS INFORMATION MUST BE ATTAINED PRIOR TO THE ERC MAKING ITS THRESHOLD DETERMINATION AND MITIGATION RECOMMENDATIONS. I request that the ERC prohibit the formation of lots 8-12 given their location within the ravine's side slopes (See Exhibit C). The geotechnical report found that on the site, AgD soils were evident on the side slopes and bottom of the ravine. As noted in the report, AgD soils have a high potential for erosion when exposed. In addition, the lots are within erosion and landslide hazard areas per the City of Renton Environmentally Sensitive Areas Maps. According to the City's Land Clearing and Tree Cutting Ordinance (4-3610, C.): For all properties, no land clearing, tree cutting, or ground cover management activities except enhancement activities are permitted in areas with slopes over 40 percent; slopes over 25 percent with class ll or class Ill landslide hazards, and slopes over 25 percent with class 11 or class Ill erosion hazards, as identified by the King County Soils Survey, King County Sensitive Areas Map or the City of Renton Environmentally Sensitive Areas Maps. 2 In addition, clearing of these lots would affect the stream located no more than 60 feet to the south out of compliance with 4-3606, C., 2: The land clearing and tree cutting will not create or significantly contribute to flooding, erosion, or increased turbidity, siltation or other form of pollution in a watercourse. I am against jeopardizing the integrity of the ravine slopes. The recent slope failure on Lake Washington Boulevard above the Burlington Northern right-of-way is evidence of slide potential in this area. In addition, erosion from the ravine walls currently occurs. Silt travels down the stream and deposits at Lake Washington within Gene Coulon Park. The Parks Department has recently requested a HPA to dredge the lower reaches of the creek to eliminate silt deposits. Also, according to the Geotechnical report, portions of these lots contain slopes in excess of 40 percent. 'fkccording to Renton's Land Clearing and Tree Cutting Ordinance, no tree cutting or land clearing is permitted on parcels where the predominant slope or individual slope is in excess of 40 percent (4-3605, D). I ask that the applicant show on a site plan all slope areas in excess of 40 percent so that I can better assess the proposal's impact on the environment and its compatibility with Renton's Code. In addition, clearing of lots would destroy valuable habitat (See Exhibit A for photos of habitat). According to the applicant's Wildlife and Habitat Evaluation, (and also as witnessed by the residents in this area), the ravine contains quality habitat used by sensitive wildlife species including he Colombian black-tailed deer(white tail deer are also living in the area),the pileated woodpecker, which is a candidate for listing as a threatened or endangered species by Washington Department of Fish and Wildlife (WDFW), and Bald Eagles which perch and possibly n'est in this area. Given Lot 8-12's environmentally sensitive characteristics, I ask that the area within these lots be established as Native Growth Protection Easements per Ordinance 4219, 4-3613, D. These lots meet the NGPE characteristics of 1) having slopes that are greater than 40 percent and/or 2) "contain significant vegetation ... which should be protected". AESTHETIC IMPACTS The aesthetic impact of this proposal on the neighborhood is very important to residents. Any negative impacts will change our perception about the quality of our neighborhood. The Labrador property contains a multitude of large expansive trees that are irreplaceable. I believe the utmost care must be made to preserve the aesthetic beauty of the site to the greatest extent possible. Please review the site photos in Exhibit A. I ask that the ERC require a more elaborate Land Clearing and Tree Cutting plan than what was submitted by the applicant. The submitted tree cutting plan only included a map showing trees to be cut and did not include any written explanation. In addition, the map does not seem to show all trees that would be cut to make way for single-family homes. The plan is misleading by showing none or just a few trees being cut within the ravine and within Lots 2-12 and Lots 21 and 22. I have walked the property and have seen a number of trees within these lot areas. According to the land owner, aerial photos were used to develop the land clearing map. Perhaps these photos did not sufficiently show tree coverage. I ask that an on-site reconnaissance be completed to document trees that will be cut and that trees that provide buffering as well as trees greater than six inches in diameter be included on the map. In addition, prior to removal, the owner should tag trees and wait for authorization to proceed in 3 cutting from the City Building Department. This would allow residents and the City appropriate overview of site clearing. The trees and vegetation within Lots 1-12, Lots 21-23, and the steam corridor contribute greatly to the City's aesthetic character and provides a visual screening and buffer between Gene Coulon and the single-family area of West Kennydale. According to 4-3606 Regulations for the Land Clearing and Tree Cutting and the Development of Property: Land clearing and tree cutting will be undertaken in such a manner as to preserve and enhance the City's aesthetic character and maintain visual screening and buffering.(4- 3606, C. 3.) The Labrador property is highly visible from Gene Coulon Park and currently contributes to the beauty ofithis part of Renton (See photos in Exhibit A). Any development along the western and southern border of the Labrador property should not be visible from vantages to the west, including Gene Coulon. This can be achieved by: • Prohibiting the construction of a road across the ravine as proposed. • Establishing Native Growth Protection Easements and prohibiting construction within Lots 8- 12. • Requiring the preservation of trees and vegetation along the western slope of the property on Lots 1-7. • Requiring the preservation of trees and vegetation along the southern boundaries of Lots 21-2* It should be noted that the environmental checklist submitted by the applicant states that no views in the immediate area would be altered or obstructed and that no measures are proposed to reduce or control aesthetic impacts. The project will have a significant impact on the aesthetics of the area and alter existing residence's views, which are currently of Lake Washington and tree covered property. The above mitigation would minimize aesthetic impacts. In addition, I request that the applicant complete an aesthetic impacts study with before development photos and after development renderings of the site. This will aid in evaluating the project's impact on views from Gene Coulon Park. VARIANCE REQUEST The applicant requests a variance to clear and fill are large portion of the ravine (which contains a stream that flows year-round), to build a road crossing. I am absolutely opposed to having a road built across the ravine. Construction of any vehicle ravine crossing, either by way of fill and a culvert (as proposed) or bridge, would result in an unacceptable level of environmental degradation. The variance would allow the applicant to clear one-third of an acre of slopes in excess of60% along the stream corridor. This amounts to about 180 lineal feet of clearing. According to the applicant's Wildlife and Habitat Evaluation, (and also as witnessed by the residents in this area), the ravine contains quality habitat used by sensitive wildlife species including he Colombian black-tailed deer(white tail deer are also living in the area), the pileated woodpecker, which is a candidate for listing as a threatened or endangered species by Washington Department of Fish and Wildlife (WDFW), and Bald Eagles which perch and possibly nest in this area. Along with destruction of wildlife habitat, the proposed filling activity (4,290 cubic yards) and tree cutting would destroy the creek in its present and virtually pristine 4 state and would generate erosion and siltation that would diminish the quality of the downstream wetland (Wetland B) and Lake Washington, which is the final destination of the stream. Furthermore, the requested variance is inconsistent with the policies in the Environmental Element of the Comprehensive Plan, including: Objective EN-C: Protect and enhance the City's rivers, major and minor creeks and intermittent stream courses. Policy EN-70. Land uses on steep slopes should be designed to prevent property damage and environmental degradation, and to enhance greenbelt and wildlife habitat values by preserving and enhancing existing vegetation to the maximum extent possible. This variance request is especially disturbing to us given the minimal amount of environmental preservation planned for the property. The proposed subdivision allows only 18 % of the site to be preserved in wetlands, buffers and the stream corridor. I cannot support the requested variance to fill the ravine (with the associated clearing of one-third of an acre of steep slopes) and ask that the city not allow it. The applicant has not sufficiently articulated the justification for the variance request. Prohibiting the construction of a ravine crossing would not cause the applicant to suffer undue hardship. His property can still be developed with the use of cul-de-sacs on each side of the ravine and use of west and east access points. It should be noted that a representative from the Planning/Building/Public Works Department (Neil Watts, memo to Ms. Henning on July 13, 1998) recommended that"Consideration should be given to not connecting the two sides of the ravine with a bridge as shown. Cul-de-sacs could be constructed on each side in lieu of the connection". Evidently, a crossing is not necessary for adequate utility provision. The applicant's argument that the variance would result in "much needed additional fire access to the areia" is erroneous. The area is currently served by fire station 12 in the Renton Highlands via Sunset, Edmonds, and 27th to 30th, Park, 28th Street, and thence to the area in question I a distance of 2.5 miles. The proposed "improvement" apparently assumes that a new route would be used, via Sunset and Lake Washington Boulevard, to Burnett, and thence via the development's new road to the area in question, a distance of 2.8 miles, or an increase of .3 miles. The new fire route would result in a 12 percent increase in response distance and therefore would not present a substantial improvement from the present provided services. In the pre-application comment package from City staff, no mention was made by the fire or police departments about the necessity of a ravine crossing for the adequate provision of emergency services. The proposed street crossing, while not detrimental to the public welfare or injurious to the property in the vicinity, is severely detrimental to the environment and does not substantially improve fire and police response times to the area. The rules for which the applicant requests a variance from do not deprive the property owner of rights and privileges enjoyed by other property owners in the vicinity and under identical classification. As shown above, the proposed ravine crossing would not greatly benefit the site in terms of fire and police protection. If denied, the homes within the area would receive the same fire and police protection as surrounding properties. 5 The approval would constitute a grant of special privilege. And most importantly, the variance is not the minimum variance that would accomplish the desired purpose. The minimum variance would be for construction of a bridge rather than 180 feet of steep slope disturbance to install a culvert an'd road surface. It is apparent that the applicant cannot provide valid reasons why the variance should be approved. Labrador Ventures is asking the people of Renton to compromise the environment purely for its own financial gain. I ask the City to recognize the developer's true intent and uphold the codes that are in place to protect the environment. SITE ACCESS The proposed site access off of Burnett Avenue North would create an unacceptable safety hazard. As described in the applicant's traffic study (page 7), the proposed access intersection with Burnett Ave. N does not fully meet the AASHTO Policy for entering sight distance for roads with speed limits of 25 MPH. The sight distance at the proposed intersection is 76 feet shorter than the standard. Considering the poor visibility, the slope of the road, and the fact that motorists generally exceed the posted 25 MPH speed limit, it is clear that the site access as planned vrould result in unnecessary traffic accidents and danger to the community. Please see access photos in Exhibit A. I propose that the applicant modify the plat by moving the western access site from Burnett Avenue to Lake Washington in the vicinity of Lots 7 and 8. This is the original access site proposed to the City planning department by Labrador Ventures LLC on May 7, 1998. Given that therei is a feasible alternative access site, our neighborhood is not willing to accept the safety hazard created by the existing plan. The transportation study recommends installation of W2-2 intersection warning signs. This mitigation is severely inadequate and would not likely work because the distance between the stop signs of Lake Washington Blvd, the proposed access point and the top of the hill on Burnett is so short. Motorists will not expect the hazard to occur as quickly as it would. IMPACTS TO WILDLIFE AND HABITAT Stream Corridor The site contains a nearly pristine stream corridor that is valued by the neighborhood, provides quality habitat for many species, and is worthy of preservation to the highest degree possible. The stream corridor: • Is extremely pristine and picturesque; the understory and tree coverage is a terrific and unique aesthetic resource of the Kennydale area. • Contains two wetlands. • Contains quality habitat used by amphibians, reptiles, birds, mammals and sensitive wildlife species including the pileated woodpecker, band-tailed pigeon, and columbian black-tailed deer(please see the Wildlife and Habitat Evaluation done by Terra Associates, Inc). • It affects salmon because it flows into Lake Washington. • Has potential as a trail corridor for the benefit of Renton citizens. • Contains steep slopes of erosion susceptible soils. 6 The stream and its associated ravine should be kept in its existing state. I propose the following changes Ito the plat and mitigation measures. • The ravine should not be crossed. Cul-de-sacs should be placed on each side of the ravine. • The area within the proposed lots 8-12 should not be subdivided. These lots are within the ravine slope area. Disturbance of the ravine should not occur. The slope areas of these lots should become Native Growth Protection Easements. • Lots 45-43 encroach within the wetland buffer for Wetland A. The buffer area within these lots should become Native Growth Protection Easements. • The tree cutting plan shows trees being cut west of Lot 49 along the ravine's slopes. These trees should not be cut. Bald Eagles Bald Eagles frequent the site and have been seen perching on a very old evergreen tree located on Lot 20 (See photos in Exhibit A showing subject evergreen tree). It is possible that this tree is used foir nesting by the bald eagles. The applicant in meeting his requirements for substantiating existing wildlife conditions should provide evidence that the tree does not contain a nest. An investigation of bald eagle nests should have been included in the Wildlife Study completed for the site. I ask that this information be provided to the ERC prior to making its threshold determination. If found to be just a perching tree, then the evergreen should not be cut down so as to maintain the eagles perching site. The tree is outside the buildable area of Lot 20 and its presence would not be a Iindrance. If a nest is found, the plat would have to be modified to meet Endangered Species Act setback requirements. Upland Habitat According to the Wildlife and Habitat Evaluation completed for the proposal by Terra Associates, a second-growth broadleaf forest occupies most of the property (approximately 10.94 out of 15.9 acres). Dominant tree species in this habitat are big-leafed maple and red alder, and Douglas fir and western red-cedar. The habitat has a relatively dense understory of beaked hazelnut, Indian plum, vine maple, salal, and red elderberry. The report states "Because of the vegetative diversity of this habitat (second-growth broadleaf forest) and the proximity too the wetlands and stream channel, this habitat is expected to have a relatively high diversity of wildlife species". The proposed density of this plat does nothing to protect, even a portion of, the site's vegetative diversity. The subject property is unique. It is an island of biological diversity within an urban environment. It contains one of only two streams within Renton that flow directly into Lake Washington. And the property attracts bald eagles for perching and possibly nesting. The proposal should be altered to allow for partial retention of existing forest on the upland portions of the site. A lower density, fewer homes with larger lots would allow for more native vegetation retention. Another possibility would be the establishment of Native Growth Protection Easements within the interior of the site. Establishment of an on- site park would also allow for tree retention. The Wildlife and Habitat Evaluation describes significant impacts to wildlife and vegetation within the level portions of the site. Yet the report in its Summary and Conclusions does not offer measures to mitigate the impact. I ask the Parks Department to provide guidance on how the property could be developed without destroying entirely the unique site vegetation and minimizing aesthetic impacts. PLEASE SEE EXHIBIT A— PHOTOS OF UPLAND AND RAVINE. WETLAND IMPACTS Lots 43, 44, and 45 encroach upon a 50-foot buffer for Wetland A. The areas within the buffer and the lots should be established as Native Growth Protection Easements to ensure that vegetation is preserved. The proposed ravine crossing would result in devastating amounts of silt and muddy runoff that would jeopardize the quality of Wetland B. The proposed culvert would accelerate water flow through the ravine resulting in erosion. This is only one more reason why the ravine should not be crossed by a road. In addition, building on Lots 8-12 would lead to erosion and downstream siltation problems (see above discussion under Geotechnical Considerations). Erosion in'the stream corridor is currently a problem. The Renton Parks department has recently requested Hydraulic Permit Approval to dredge the lower reaches of the Kennydale stream (as far as I know, the stream is unnamed. Kennydale Creek is commonly used in reference Ito the creek that traverses Labrador Venture's property). Any aspect of the Labrador proposal that will generate erosion will only aggravate the current siltation problem. AIR AND NOISE IMPACTS On-site trees provide an essential function of cleaning the air and absorbing noise from 1-405. Clearing of the property to make way for homes would eliminate these functions and result in diminished air quality and increased ambient noise levels. CONSTRUCTION IMPACTS The following construction mitigation measures are requested: Limit construction activities to Monday through Friday. Limit hour of operation to between 8:00 am to 5:00 pm with no approval for hour lengthening. Applicant should improve alley with gravel prior to using it for hauling. Applicant must fix any damage to alley. Alley and site must be sprayed with water to minimize ambient dust. Truck tires should be swept and/or washed prior to leaving site onto public roads. Do not authorize burning of trash on site. Sweeping of affected public streets should be done routinely. PROPERTY LINE AND EASEMENT CONSIDERATIONS According Ito King County Superior Court judgement No. 92-2-24469-1, lots 13, 10,17, 16, 4, 5, 19, 9, 15, 18, 8,14, 6, 7, 1, and 2 along North 28th Place have been given title to the 10 feet immediately south of these lots. This 10-foot strip is not a prescriptive easement, but rather the property of the owners of the lots noted above. Consequently, stormdrains, as proposed, cannot be placed within this 10-foot strip. The applicant must place the stormdrains within the alley easement. 8 The properties along the southern side of N 28th Place have access to an established 15-foot easement along the applicant's northern property line. The current alignment and location of the alley is incorrect. In order to clarify proper lot boundaries and establish the proper use of abutting land, we ask that the applicant move, regrade, and gravel the alley to its proper location. SURFACE AND GROUND WATER IMPACTS Urban pollutants such as oil, grease, lawn fertilizer, and heavy metals would enter surface water including the stream that flow into Lake Washington. The generation of these pollutants is another reason why the parcels along the ravine should not be built upon. The parcels are very close to the stream and pollutants would be readily discharged without proper cleansing. The on-site stream flows into Lake Washington and directly affects salmon habitat. Given the importance of the stream to salmon, the buffer surrounding the stream should be widened. Current City setback requirements for streams are grossly inadequate at 25 feet. Currently discussed setbacks for streams that affect salmon are 200 feet. A compromise for this proposal would be between 75 and 100 feet. For the protection of Lake Washington and its salmon, I ask the City to widen the setback requirements for the stream to 75— 100 feet. The propolsal calls for the use of two wet vaults for stormwater detention and water purification. Considering the existing conditions on the site (no source of man-made pollutants and natural water purification and discharge) and the potential for significant pollution from residential uses, it is imperative that the most effective method for cleaning stormwater discharge is used. This would involve installation of open detention ponds rather than wet vaults. Detention ponds would ensure that the water discharged to the stream would not negatively affect salmon fisheries in Lake Washington. They would also provide the site additional open space area, which is severally underrepresented in the current proposal. The Level 1 analysis completed for the proposal does not adequately cover the water quality issue. I ask that the applicant complete additional analysis of potential impacts to water quality, along with recommended mitigation measures. The environmental checklist states that the "Site does not contribute to public water supplies." This is inaccurate. The property is within an Aquifer Protection Zone. PROPOSED REZONE Presently,Ithe eastern portion of the proposed rezone is R-1. The current designation was originally determined through careful examination and considerable community involvement both to reflect the views of the neighborhood, and provide stewardship of the area's environment. Neither the views of the neighborhood's residents, nor consideration of the area's environment, has since changed. Hence, the rezone should not be granted. In the Project Narrative, the applicant states that the R-1 area was zoned as such because of poor access. Evidence needs to be provided to support this claim. The applicant does not provide sufficient reason, or burden of proof, to justify a rezone. Circumstances affecting the subject property have not undergone significant and material change, the current zoning was established in the most recent comprehensive land use planning process, and the applicant does not recite one policy in the Comprehensive Plan that would support his request. In addition, his request does not bear a substantial relationship to 9 public health, safety or welfare. The applicant contends that the rezone would allow for the construction of a desperately needed access road to the subject property area for fire emergency response. In fact, the ravine crossing would not result in a response time improvement. Please refer to the Requested Variance section of this letter for more details. In summary, if used by emergency vehicles to respond to calls, the route which includes crossing the ravine would add .3 miles to the response route. It should also be noted that the subject rezone area has been identified as having high erosion hazard and medium landslide hazard per City of Renton Environmentally Sensitive Areas Maps. These environmental constraints warrant keeping the area in a R-1 zone designation. According to Policy LU-26, residential rural (R-1) "areas with significant environmental constraints including but not limited to steep slopes, erosion hazard, flood-plains, and wetlands.J.shall not exceed one home per acre". PARK LAND The City'sp Comprehensive Park, Recreation and Open Space Plan (1992) identifies the West Kennydale neighborhood as one of the areas within the City that is not currently served by a neighborhood park and proposes siting a park on a portion of the now Labrador property. I ask the City to purchase three or four of the proposed lots for use as a neighborhood park or require the applicant to set aside two or three of the proposed lots for use as a children's play ground. The park mitigation fees could be used to purchase the lots or the land owner's donation could offset mitigation fee requirements. Either way, a small park would help fill and existing deficiency, fulfill a Park Plan goal, and help minimize impacts to surrounding parks by the new residents. CONCLUSION You are probably impressed by the multitude of mitigation and plat changes I have proposed. This is not the result of trying to split hairs. These issues arise because the site is a very environmentally sensitive site and Labrador Ventures, in an attempt to maximize personal financial gain, has designed a plat that is insensitive to the site's constraints. The site has severe development constraints due to its geotechnical and habitat characteristics and the presence of a ravine with steep slopes. I insist that the City not compromise the safety and quality of Ithe environment when approving the Preliminary Plat. The proposal is unacceptable in its current design and must be changed per our comments in order to be done correctly. Thank you for reviewing these comments. I ask that you incorporate them in the threshold determination. Respectively, ce)k, K' Browne 1003 N. 28th Place Renton,Washington 98056 Kbrowne@halcyon.com Exhibit A—Photos of Labrador Ventures Preliminary Plat Site Exhibit B—Aerial Photo of Site Exhibit C—Topographic Map of Site 10 ,. i.- + • '\yn� \,,,tire+ ,. p •.M.. A ...-.''.s..s.•-x-\,'-4-!'''s,..5., :4•,:.•.-',v.,,,..,.. . "".. ... - ,..• At? 4,14, - strovie. . . ,,..2,......e. , ,,a0.`,`,--‘..'• .--.0:. h�<s � 4'f"+ • ��. .:i ! ! ., . _.. `� . :/.ek * 4 4111t)i ,...0 if ..!, a . . i • y h. ; . . fifyr._ . , ti 1 1 '+ �/ - 's � ,... �.= ; « arti.4_ fps _ F .�'' .1 'r• N.. �. ' 4 _ +' .. Xt ice_�' F5: ^. , -� 1 4- Niv 1- 1 yam, ` t t 'as dap • w JJJ , .t ' b . 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I ~\'\ /iiil•l r/I 1 1 / Ili - -� - , \ \ ,\ , , 1 -i.�• 1 •..N \ i 111 \ 1 I;I I! , , 400444'�� i ! iii o /,' ,,\ /,' \\ \\ 1 1 yp II„ r -•' _�17�`1• III I Iii /)..-//:/,IIr�/ 1 I I \� / p O ,�\ /�, /,, ,\ \ 1 ` 0/r�l;f/C- t�s:'. j�is_lv�y�'i1f, ''•I �1 1 / /. • .....--(;:f_-- i - - APPROXIMATE SCALE -________---i_• _ / 120 0 120 • 240 feet — —\�02 —/�' • — — �-' ` \,, • --- — - - m�L /'� , /�� /'' CONTOUR INTERVAL: 2 feet \o /' • � • / • "�., / /' �� I LEGEND: \• /� / ' ® APPROXIMATE TEST PIT LOCATION REFERENCE: EXPLORATION LOCATION PLAN UTILITIES PLAN, DATED AUGUST 1998, PREPARED BY TOUMA ENGINEERS AND LAND SURVEYORS. 'I''.-"." TERRA LABRADOR LAKE WASHINGTON PROPERTY . ..�.- ASSOCIATES RENTON WASHINGTON , • • . otechnical Consultants Proj. No.4106 Date SEPT. 1998 1 Figure 2 CITY OF RENTON RECEIVED October 19, 1998 OCT 2 9 1998 Ms. Jennifer Toth Henning �uiit_L 11�fU DIVISION Project Manager and Environmental Review Committee (Gregg Zimmerman, Jim Hanson and Jim Shepard) Development Services Division 1055 South Grady Way Renton, Washington 98055 RE: Comment on the Labrador Preliminary Plat Application Land Use Number LUA-98-141; PP, R, V, ECF Dear Ms. Toth Henning and Environmental Review Committee: We have reviewed the Labrador Preliminary Plat application and are submitting our comments to the City. We believe that the plan must be modified to reflect the ideals of our community, as outlined below, and also those of the City, particularly for public safety and environmental sensitivity as embodied in the City of Renton Comprehensive Plan. The application is worthy of approval only if the following modifications are made: 1. Site access is moved from Burnett Avenue to Lake Washington Blvd. in the vicinity of Lots 7 and 8. 2. The zoning for the eastern 4.7 acres is maintained as R-1. 3. The ravine remains undisturbed and that a road is not built over the ravine either by use of fill and a culvert (as proposed) or by any other method including a bridge. Reasons for these plan modifications are provided below. Site Access The proposed site access off of Burnett Avenue North would create an unacceptable safety hazard. As described in the applicant's traffic study (page 7), the proposed access intersection with Burnett Ave. N does not fully meet the AASHTO Policy for entering sight distance for roads with speed limits of 25 MPH. The sight distance at the proposed intersection is 76 feet shorter than the standard. Considering the poor visibility, the slope of the road, and the fact that motorists generally exceed the posted 25 MPH speed limit, it is clear that the site access as planned would result in unnecessary traffic accidents and danger to the community. We propose that the applicant modify the plat by moving the western access site from Burnett Avenue to Lake Washington in the vicinity of Lots 7 and 8. This is the original access site proposed to the City planning department by Labrador Ventures LLC on May 7, 1998. Given that there is a feasible alternative access site, our neighborhood is not willing to accept the safety hazard created by the existing plan. Proposed Re-zoning The zoning for the area in question was established in the most recent Comprehensive Land Use Planning process. This process involved the coordinated effort of countless hours by the public, in particular the neighbors in this area, as well as city officials and staff. A long and deliberate public process was undertaken to classify the subject property in a zone that reflected the will of the community and the needs of the environment. It is still our will to maintain the property's R-1 zoning and we feel strongly that the City would be negligent in approving the rezonerequest from R-1 to R-5 and are asked not to do so. Ravine Crossing and Tree Clearing The applicant requests a variance to clear and fill are large portion of the ravine (which.contains a stream that flows year-round), to build a road crossing. We are absolutely opposed to having a road built across the ravine. Construction of any vehicle ravine crossing, either by way of fill and a culvert (as proposed) or bridge, would result in an unacceptable level of environmental degradation. The variance would allow the applicant to clear one-third of an acre of slopes in excess of 60% along the stream corridor. This amounts to about 180 lineal feet of clearing. According to the applicant's Wildlife and Habitat Evaluation, (and also as witnessed by the residents in this area), the ravine contains quality habitat used by sensitive wildlife species including the Colombian black-tailed deer(white tail deer are also living in the area), the pileated woodpecker, which is a candidate for listing as a threatened or endangered species by Washington Department of Fish and Wildlife (WDFW), and Bald Eagles which perch in this area. Along with destruction of wildlife habitat, the proposed filling activity (4,290 cubic yards) and tree cutting would destroy the creek in its present and virtually pristine state and would generate erosion and siltation that would diminish the quality of the downstream wetland (Wetla d B) and Lake Washington, which is the final destination of the stream. Furthermore, the requested variance is inconsistent with the policies in the Environmental Element of the Comprehensive Plan, including: Objective EN-C: Protect and enhance the City's rivers, major and minor creeks and intermittent stream courses. 'Policy EN-70. Land uses on steep slopes should be designed to prevent property damage and environmental degradation, and to enhance greenbelt and wildlife habitat values by preserving and enhancing existing vegetation to the maximum extent possible. This variance request is especially disturbing to us given the minimal amount of environmental preservation planned for the property. The proposed subdivision allows only 18.5% of the site to be preserved in wetlands, buffers and the stream corridor. We cannot support the requested variance to fill the ravine (with the associated clearing of one-third of an acre of steep slopes) and ask that the city not allow it. Thank you for the opportunity to comment on the proposal. We are in favor of a development plan that ensures public safety, retains the existing zoning, minimizes environmental impacts and preserves the natural habitat of the ravine and year-round stream. We feel that our requested modifications to the proposed plan would accomplish all of these goals and would allow Labrador Ventures a successful development project. Sincerely, Name: Address: cc: Honorable Mayor Jesse Tanner, Renton City Council members Here are some additional concerns as it relates to the Labrador Development Land Use Number LUA-98-141; PP, R, V, ECF . TREES • saw yesterday a Bald Eagle resting on a high perch on the Labrador property.To put 66 houses on Ithe property all the trees will need to be taken out. Where does the Eagle go for food or rest? There is a ravine on the property where salmon go to lay eggs. Where do the salmon go to lay their eggs. • With the removal the trees how can the remaining trees in Kennydale withstand the high winds of winter. As you know one tree or two trees can not withstand 60-80 mile an hour winds. • 1 What is the impact of cuttingdown the trees due to the air quality. Trees filter the NOX and SOX � P from automobile and airplanes from the Boeing Plant(airplanes taking off)and the Renton Airport. I would like someone from the air quality come out to my house and do a reading of air quality. We have a serious dust problem from the 405 freeway,the Boeing Plant, Renton Airport and Lake Washington Blvd. What's in the dust? I ' • 1 The trees act as a sound barrier. I have called several times to 911 to report parties on boat docked in !the water. I can hear the lifeguard asking kids to get out of the water. Sound travel, I live at the top of 26th and Meadow. What would it be like if all the trees were cut down. 26"'STREET ACCESS • Plans are to have 26th street be the secondary access. Have you down a traffic study on this street. • Have you looked into opening the double dead end to increase crime rate?. Currently were situated as a double dead end street. • During a winter snow storm it's impossible for the home owners on the lower street to get out. We have a policy that we let our neighbors use are driveways and parking space outside out houses at the top of the street. The problem is the street is too step,not the access. • Water runoffs,since some of the houses are in the direct line of the water coming from the upper part of the street they have diverted the water through a series of bumps. The water gets diverted to the calverts along the street and also runs into the yards along the way. Under the current plan,the plan asks for sidewalks. That would impact the houses at the bottom of street because the road is very steep in that it would move the water faster than the calverts to collect. • j I oppose opening the street as a through fare for Lake Washington traffic. • I oppose giving up part of my yard to street widening • I like the rural atmosphere • Several years ago we had some neighbors that had the habit to speeding on our street. We borrowed the police department radar gun and speed sign and ran traps. How are we going to control speeders? I would like to have answers to my question in writing. Marleen Mandt 1408 North 26'h Street Renton,WA.,98056 (425)271-1167 October 19, 1998' Ms. Jennifer Toth Henning Project Manager and �� Environmental Review Committee (Gregg Zimmerman, Jim Hanson and Jim Shepard) ��`� Development Services Division Oigo� 1055 South Grady Way 4 • Renton, Washington 98055 OCJ. RE: Comment on the Labrador Preliminary Plat Application y • Land Use Number LUA-98-141; PP, R, V, ECF V/� .`�18 . Dear Ms: Toth Henning and Environmental Review Committee: We have reviewed the Labrador Preliminary Plat application and are submitting our comments to,the City. We believe that the plan must be modified to reflect the ideals of our community, as outlined below, and also those of the City, particularly for public safety and environmental sensitivity as embodied in the City of Renton Comprehensive Plan. The application is worthy of approval only if the following modifications are made: 1. Site access is moved from Burnett Avenue to Lake Washington Blvd. in the vicinity of Lots7and8. 2. The zoning for the eastern 4.7 acres is maintained as R-1. 3. The ravine remains undisturbed and that a road is not built over the ravine either by use of fill and a culvert (as proposed) or by any other method including a bridge. Reasons for these plan modifications are provided below. Site Acdess The proposed site access off of Burnett Avenue North would create an unacceptable safety hazard. IlAs described in the applicant's traffic study (page 7), the proposed access intersection with Burnett Ave. N does not fully meet the AASHTO Policy for entering sight distance for roads with speed limits of 25 MPH. The sight distance at the proposed intersection is 76 feet shorter than theetandard. Considering the poor visibility, the slope of the road, and the fact that motorists generally exceed the posted 25 MPH speed limit, it is clear that the site access as planned would result in unnecessary traffic accidents and danger to the community. We propose that the applicant modify the plat by moving the western access site from Burnett Avenue to Lake Washington in the vicinity of Lots 7 and 8. This is the original access site proposed to the City planning department by Labrador Ventures LLC on May 7, 1998. Given that there is a feasible alternative access site, our neighborhood is not willing to accept the • safety hazard created by the existing plan. ?romtkc! Re-zoning The zoning for the area in question was established in the most recent Comprehensive Land Use Planning process. This process involved the coordinated effort of countless hours by the public, in particular the neighbors in this area, as well as city officials and staff. A long and deliberate public process was undertaken to classify the subject property in a zone that reflected the will of the community end the needs of the environment. It is still our will to maintain the I , property's R-1 zoning and we reel strongly that the City would be negligent in approving the rezone request from R-1 to R-5 and are asked not to do so. Ravine Crossing and Tree Cleerit ql The applicant requests a variance to clear and fill are large portion of the ravine (which.contains a stream that flows year-round), to build a road crossing. We are absolutely opposed to having a road built across the ravine. Construction of any vehicle ravine crossing, either by way of fill and a culvert (as proposed) or bridge, would result in an unacceptable level of environmental degradation. The variance would allow the applicant to clear one-third of an acre of slopes in excess of 60% along the stream corridor. This amounts to about 180 lineal feet of clearing. According to the applicant's Wildlife and Habitat Evaluation, (and also as witnessed by the residents if1 this area), the ravine contains quality habitat used by sensitive wildlife species including the Colombian black-tailed deer (white tail deer are also living in the area), the pileated woodpecker, which is a candidate for listing as a threatened or endangered species by Washington Department of Fish and Wildlife (WDFW), and Bald Eagles which perch in this area. Along with destruction of wildlife habitat, the proposed filling activity (4,290 cubic yards) and tree cutting would destroy the creek in its present and virtually pristine state and would generate erosion and siltation that would diminish the quality of the downstream wetland (Wetland B) and Lake Washington, which is the final destination of the stream. Furthermore, the requested variance is inconsistent with the policies in the Environmental Element of the Comprehensive Plan, including: • Objective EN-C: Protect and enhance the City's rivers, major and minor creeks and intermittent stream courses. Policy EN-70. Land uses on steep slopes should be designed to prevent property damage and environmental degradation, and to enhance greenbelt and wildlife habitat values by preserving and enhancing existing vegetation to the maximum extent possible. This variance request is especially disturbing to us given the minimal amount of environmental preservation planned for the property. The proposed subdivision allows only 18.5% of the site to be preserved in wetlands, buffers and the stream corridor. We cannot support the requested variance to fill the ravine (with the associated clearing of one-third of an acre of steep slopes) and:ask that the city not allow it. Thank you for the opportunity to comment on the proposal. We are in favor of a development plan that ensures public safety, retains the existing zoning, minimizes environmental impacts and preserves the natural habitat of the ravine and year-round stream. We feel that our requested modifications to the proposed plan would accomplish all of these goals and would allow Labrador Ventures a successful development project. { Sincerely,, Name: . ��,� X. 2- ,,,gees Address: i� 9 el 7 7.4..ate ,� ; /- cc: Honorable Mayor Jesse Tanner, Renton City Council members I 1 15bPMENT PLANNING CITY OF RENTON GARYI & DEBORAHP.. PARKER OCT 15 1998 1301 NORTH 26th STREET RECEIVED 1 RENTON, WASHINGTON 98056' 1 i October14, 1998 I 1 Ms.Jennifer Toth Henning, Project Manager Development Services Division 1055 South Grady Way Renton,Wa. 98055 1 DearMs.Henning: 1 We have no real objections to the proposed "Labrador " project at the 2700 block of Lake Washington Boulevard and Burnett Avenue. What does concern us, however, is the proposed access via North 26th St. As we're certain you are aware, North 26th street is accessed via Meadow Avenue, which in turn, is accessed via North 28th Street, which in turn, is accessed via Park Avenue. To us, this seems a bit of an awkward manner in which to gain entry to the development. Why not complete North 28th Street? The street already exists; albeit currently signed as a private road. It runs east and west from Park to Burnett. By adding North 28th as a primary access point, one can readily see that there would be three primary areas of access to the development and, as such, one would not be committed to making the round-about via the streets described above. Full and easy access via Lake Washington Boulevard, Burnett Avenue, and North 28th Street would appear to be more then adequate to service the area without disturbing the quiet enclave created by Meadow , North 26th Street, and!Park Place North. P i' .. y. . for considering these comments. 71YGDEBORAH P. PARKER • / requirements of the R-1 Zone,and the rezone would need to be granted to. permit development on the east portion of the site as proposed. Density: Applicant states that the net density for the R-8 area would be 7.27 dwelling units per acre,and that net density for the R-5 rezoned area would be 4.06 dwelling units per acre. Environmental Documents that Evaluate the Proposed Project: Not applicable. Development Regulations Used For Project Mitigation: The proposal is subject to the City's Environmental Review(SEPA) Ordinance,Zoning Code,Land Clearing and Tree Cutting Ordinance, Subdivision Regulations,Street Standards,Wetlands Ordinance,Public Works Standard's,Uniform Building Code,Uniform Fire Code,and other applicable building and construction standards. — 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. 1. Fire Mitigation Fee: equivalent to$488.00 per each new single family lot. 2. Traffic Mitigation Fee: equivalent to$75.00 per each new average weekday trip attributed to the proposal. 3. Parks Mitigation Fee: equivalent to$530.76 per each new single family residential parcel created. 4. Geotechnical Study Recommendations: follow recommendations of geotechnical engineer for the construction of site infrastructure including roads and building foundations. 5. Stream Crossing: follow recommendations of Development Services Division,ERC,and Washington Fish and Wildlife in designing and constructing the proposed stream crossing. The specific measures are not known at this time. 6. Traffic Sight Distance: install advance warning lights along Burnett Avenue North to alert approaching motorists of the intersection. 7. Traffic Sight Distance: grading for Lot 1 should be accomplished to maximize sight distance to the south of the intersection. Comments on the above application must be submitted in writing to Ms.Jennifer Toth Henning,Project Manager, Development Services Division, 1055 South Grady Way,Renton,WA 98055,by 5:00 PM on October 22,1998. This matter is also scheduled for a public hearing on December 08,1998,at 9:00 AM,Council Chambers,Seventh Floor, Renton City Hall,1055 South Grady Way,Renton. If you are interested in attending the hearing,please contact the Development Services Division,(425)430-7282,to ensure that the hearing has not been rescheduled. If comments cannot be submitted in writing by the date indicated above,you may still appear at the hearing and present your comments on the proposal before the Hearing Examiner. If you have questions about this proposal,or wish to be made a party of record and receive additional information by mail,contact Ms.Henning at(425)430-7286. Anyone who submits written comments will automatically become a party of record and will be notified of any decision on this project. CONTACT PERSON: JENNIFER TOTH HENNING (425)430-7286 'PLEASE INCLUDE THE PROJECT NUMBER WHEN CALLING FOR PROPER FILE IDENTIFICATION I j�li 'l'T r{ i'�r"' I'r-I`. I �I;-��I "i Y1�L� i.d'kiTii i i, I. : �1 iv 1 +N. 29TH ST.. N. �7 29TH Dr, ti t0 1 Al ' 42 V\ i ' r I -'- s I.r r "I.'u i .wY'= y5'. 3 : 9.4 L1]9G] rt 1 ��1 d � r:-1,. I :4cc9.:' ;o'©o:ekt, t� :MO.- ,,,'i I' 191, ,W.`,'_ " . ' X `, 1( itx N. 2STH PL. J -^^L R" L..f -::: I� "- '�1��� I : 1 L.s ..�.�,�� j �0_I��Q,� '�, ni..' u3� iL#JI iC' I.�. ' • 4....7 i A � V ' s‘.'. •. * '7..1: —'''' k. '''''''.•'.:. 4TA'— y_ 1�:..._`;d.._iNL"".—.—'FSTH—aSS—• , • % ..,A7 fkegi\ � •er ro> ra, i { Ci ` , Q1 1 .` e1 '�•r u.,o r rr-uso+'- ^ao k. 'K.`.':,• ',IrP, - -— 31 10 RW "c 11 f .1* + NOTICE OF APPLICATION AND PROPOSED DETERMINATION OF NON-SIGNIFICANCE - MITIGATED (DNS-M) • DATE: OCTOBER 08,1998 LAND USE NUMBER: LUA-98-141,PP,R,V,ECF APPLICATION NAME: LABRADOR PRELIMINARY PLAT PROJECT DESCRIPTION: Brad Hughes,Labrador Ventures, LLC,has applied to subdivide an approximate 16-acre site into 63 parcels for the eventual development of detached single family homes. Two existing homes would remain. Proposed parcels range in size from 4,501 sq.ft.to 20,652 sq.ft. The site is zoned R-8 and R-1. A rezone from R-1 to R-5 is requested for 4.7 acres on the east portion of the property. Access would be from Burnett Avenue North and from North 26th Street. A creek and ravine divide the site from southwest to northeast. Applicant proposes to culvert the creek in order to construct a public street across the ravine. The road crossing requires a variance In order to clear steep slope areas and disturb within 25 feet of the creek. Excavation (approx. 3,420 cubic yards) and filling (approx.4,290 cubic yards)are proposed for the road crossing. Two existing Category 2 wetlands would not be disturbed by the project. Proposal requires environmental review,preliminary plat approval,variance from Land Clearing and Tree Cutting Ordinance,and approval of a rezone from R-1 to R-5. PROJECT LOCATION: 2700 Block of Lake Washington Boulevard and Burnett Avenue OPTIONAL DETERMINATION OF NON-SIGNIFICANCE-MITIGATED(DNS-M): As the Lead Agency,the City of Renton has determined that significant environmental impacts are unlikely to result from the proposed project. Therefore,as permitted under the RCW 43.21 C.110,the City of Renton is using the Optional DNS(M)process to give notice that a DNS-M is likely to be issued. Comment periods for the project and the proposed DNS-M are integrated into a single comment period. There will be no comment period following the issuance of the Threshold Determination of Non-Significance Mitigated(DNS-M). A 14 day appeal period will follow the issuance of the DNS-M. PERMIT APPLICATION DATE: September 08,1998 NOTICE OF COMPLETE APPLICATION: October 8,1998 Permits/Review Requested: Preliminary Plat Approval,Environmental Review,Variance from Code Section 4-9-5:D.,Rezone from R-1 to R-5 for 4.7 acres of site. Other Permits which may be required: Hydraulic Permit Approval(HPA)from Washington Department of Fish and Wildlife;Forest Practices Permit from Department of Natural Resources Requested Studies: Traffic Impact Analysis,Wetland Evaluation Study,Level 1 Drainage Analysis, Wildlife Habitat and Evaluation,Geotechnical Report Location where application may be reviewed: Planning/Building/Public Works Division,Development Services Department, 1055 South Grady Way,Renton,WA 98055 PUBLIC HEARING: A public hearing is tentatively set for Tuesday,December 08,1998 with the City of Renton Hearing Examiner. City Council Chambers,7th Floor,Renton City Hall,1055 South Grady Way,Renton,WA CONSISTENCY OVERVIEW: Analytical process Land Use/Zoning: Project site is designated Residential-Single Family and Residential Rural on the Comprehenisve Plan Land Use Map. The site is zoned Residential-8 Dwelling Units per Acre(R-8)and Residential-1 Dwelling Unit per Acre(R-1). The proposed plat would include 47 lots on the west portion of the site zoned as R-8. The applicant is requesting a rezone of the eastern portion of the site from R-1 to R-5. Sixteen(16)lots are proposed for the 4.7 acres proposed for rezoning. The proposal appears to comply with applicable development standards of the existing R-8 Zone for the west portion of the site,and for the R-5 Zone which is proposed for the east portion of the site. The plat would not meet with GENMALOT.DOC Ms Jennifer Toth Henning October 20, 1998 Project Manager Development Services Division 1055 South Grady Way Renton, WA, 98055 CC: Mr. Jim Hansen, Councilman Mr. Jim Shepard, Councilman Mr. Gregg Zimmerman, Councilman Subject: Labrador Preliminary Plat Application Land Use#LUA-98-141;PP,R,V,ECF Dear Ms. Toth Henning, Our review of the above referenced application, site plans, drawings and site visit indicate that extensive clearing and excavations will be required. This gives rise to more than a little concern regarding the stability of our hillside. Evidence of earth movement exists at present as indicated by north-south cracks in our driveway and to the west of our house, midway of our property. Also signs of erosion during heavy rain and snow melt run-offs exist. Surely,the disastrous slides in places like West Seattle and Magnolia Bluff etc. should encourage us to proceed with caution. With that in mind, what kind of guaranties will the contractor and the City of Renton provide to the uphill residents that 3, 5 or 10 years in the future the work at the foot hill will not have a detrimental effect, and we will not suffer a similar fate as West Seattle has so many times. Sincerely, Manfred and e Hansen 1221 N 26th St. Renton WA, 98056 LABR1020.DOC in _ N RECEIVED J - . 6 iC-T-2-2-1998 C-17---Y 6214- "----se-A- 7-°-/ 2-2-6-6i -DivIsioN- = -etc-,' L-4 4P-4-?c A - _ ' eCL/vn 1 .4r /2Lile, /2-- 5'6,e, _RA' a-3'1-i-% -7o i wI -/0 2-Eri P6 1°1',j1 Vim P4_77nit /, Yeas -P--ViAtel 17-- /0‘1" ' c ek'A-_; - ' ___S-7_4;91_&.,-, _ ____0 .11_/A . 7.- ,1710#49 e 1 m -5-y — . !.1// e-G /3 Jn ttl P-e-egte_K e- °Pd.tf-e 4? AT7e0.- /-7--'--- -Thel,.‘M-_ __C4.7___.7, C6_ ___f/_ve,-c- tip _eizc______14__e_z_6.,tesxN f".4/ '`li- T 6 - -/�- 19Gz e 710_,0 • . -, cz - _(pog . 6.04ee - . _! , fiz.5?-- ---7 ' - 0 077 er / 4 ei zzczL.- -C/-- O � , --ems _ s---Zefil9C?'" ?1 7 f ' 4 /7. ' . . a---e • lam, .,k0/A97f1., e4V-Z: • '"4- 10-9aciti 179 • '• L . 5--)e ...:1; P:T•- ' , L7 sV/2 -1 ems, -s p‘ • . • - " -‘,77, _ 701 • • J.r47siolyg" 40- ;r -75" cj - - r 7 ' ��'©lam /�_�` ��� � ► � �� � - a a r /2 2/6f -•• •- • 44&4?44ii c->(12i IV] 'PAP IT. 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J _L_L_1_J V- SCALE "=60r i44 f N 28TH PL 43 � o Q GRwPec squa I " 11 , -1---I--r-T--1---I--1--T-T--- r-- r 1 -7---'-r---T— iSniiii1LPEii 1 c 1 p I ) 1 .9 I '• 1/Rr'I��l� IJ I,1 1 17/7`is I 19 1 20 1I I 22 J 23`I TTILLTRANI 1 ../ //I j/—/ I c—'1` BL. ll/1 __`]I' I 1 C. . -1J - Ne9._..Y _�_ ..b.�� _f20.1 1 Iw ► Q. O T--—1L——— J i_ 1 (111. -'. a _ _ __1=''-'`-1 .e517- - -�NC a��' .mac `� , I �� iP m /� \ aJ ;e7`.•e1 ` ' en 09. S• n� --- S' a 1 I I 1 ,� 1_} 11t , `\r ' . lmilt ,.,. >� • sa+' nac / I FnrDly� +#C,R�` 9 Ur io .. \ -.11 —1 - <iI'- -JI.. 1I 1I _IL_.�JtL� IL- _ -R .-4k�sY' '_ I w v� • _ IT4 ' --+-- -- - 0 :d �' \ •\ -11 • I \ • �. � I�a. `_. I nof rJ I 15 I YO21 W. PI • 4•A\ r � � a '! ii .F \f4 - X, - //" 4 � — "s 40 n s. PF. 4. • �� 7,,,f....6:__/,, ���\ Rai f /ANL A ,,,,' `I '��''�-�13/�� ---/ i .. f''►i, , ,\ , ......,.. c, \ .. ` `o !J�'f°�i: gyp ! f:-- _ i - , i ,<,‘., . . ,,,,, / .., ,..., \\ \ \ ---", —14 . 'Pip., \ \` \B' ,�'ir / �o / \\s: N ACRES f .',1 I --i 03 v �_r p`�"- / /v v �. '�-J` I 71;_ �Ir Z to obi \.' i \\\"".0V / 'f �•.bp f. \ A' // \\ \\\ �• ?_': �\ — L. Sa(nr1e'E 1- .i..' I ——--— ll .�� - `• / / \v `� i Ci 1�W `\N, .+ , \\ // / \\ .� �2 \�` ELiOALQ'aC S 1� \ r y� ELOpI� ACRES /// \\\ \\/\ \ f \ J` `t �/ -i- i o J :Z-:-' 7:: -"I ..1).' \\ -.1:-.. ...\7::.N.:1,174:7...\-7\-74. / \ a 1- i --• -11t1i: :P.,p . \ .\"---',-\-*. ,.• /' ?• / \ \ /// \ \ -,--144;11:11'.,,..: __/i. _..,,,,t;I°__ 1 _I .40;4_0:_____ _z_-: :; 1} --0,1 \ / x 2 -.7- , --- a., a.....ZP7°&."'''—4 41 __II to__CO ‘,C‘: I:( \\ \ \\KL)'1� / \ / /PLAT DATA W :7"....7. 5. !CCeo:_ic,7, 'IX- * \ / DEVELOREI�/OWNERS / / �,it:q \ / / TOTAL IRE•Afa/f ACRZE- =— A. .Y \\ \ C LAwAoa+f xst�Nn«r'h�uc R-_R AREA fLtr ACRES / =R= 3= ==•i� \ \ \ KANONE 1. -803-060)1, // RMRi/E11 Lr LOI R-I lOL--�.Y LOACR[S / ,r P —. C' ==':��it•'.: \ \ ,� EAR r 12rraf-Isn\ / WIER M LOTS R-7 Ts Lors — Y� O :Mall PA-AN-AR (DIAL NiO LO R LOTS----��--u Lors I - \ \ \ \ LA,ND SURVEYdR/ R a wrsarmE EASE.nn----.030 ACRES /' ZONE MEN SPACE It ACRES I I U - Ip r�. O == \ \ \ R-a ZONE OPEN SPACE a:a Aarrs yam. \ ypR�! rplYA nJ / R-1 ROAD R/r AREA r.,,ACRES I • f■ R'„ tOUYA[NONE[RS R-a ROAD R/W AREA . OM ACRES O., �� j=' �_ \\ \\ \r/�inur.:�°woii Act aRlr nm R-s NEr AREA 1..,weRes I I e+. .wRL MI MOnL;:»:Ear....ds R-1 DEN9II E1 OV/wpRE . i 1= . 54•= \ \ \ ! Ea-2f/y.Ea R-a NET AREA 4.4 ACRES I tl+.f.. 1 -. '-1_ ..- DENSITY _OI Ov/AGK o\ /» S � . \ /mac 0 C% 0,ot 20 October 1998 :'c OC� Ms Jennifer Toth Henning IA,(\ ° �F'Ll.C9^A. Project Manager ```1 ��• C✓ Development Services Division 1055 South Grady Way ^ Renton,WA 98055 �\,,) Subject: Comment on the Labrador Application Land Use Number LUA-98-141; PP, R,V,ECF Dear Ms.Toth Henning; CC: The City Council Members CC: Environmental Review Committee Last week,Labrador Ventures submitted an application to build 66 new homes in lower Kennydale . This site is adjacent to my property on North 28th Place. I am writing this letter to address my concerns about this proposed lower Kennydale building project. While I understand that the building site(a beautiful,dense forest area with a steep ravine that contains wetlands and a year-round stream)is privately owned, I am concerned that the number of homes being packed into the area will destroy the current land use vision that is shared by the city and the neighborhood. A significant portion of the woodland area has remained an R-1 zone through Renton's 1992 Comprehensive Zoning Plan with the neighborhood support. The zoning was kept R-1 during the 1992 zoning due to the delicate nature that exists at this site. I ask that this zoning not change,and that the city does not attempt to change the zoning without more hearings and careful thought to the current neighborhood vision. My second concern is the protection of the stream and wildlife in the area. The drainage from the new homes into this stream will erode the ravine(as stated in the Geological report)and upset this stream,which ends in Lake Washington. The proposed plan is to provide fill-dirt for a land bridge over the ravine in order to provide utilities to this area. The stream needs to be protected. Finally,the traffic study states that the proposed outlet to Burnett Street is a blind corner that needs to be addressed.. This corner is already a dangerous corner and this traffic change needs the blessing of the people who travel that road daily. I ask that the city look at the current neighborhood vision for this area. I ask that the city not grant the rezone and help reduce the number of homes that Labrador Ventures wants to build.I also ask that they keep the area a forest and not destroy what has been protected. Thank you Eric Korn _ - 1211 North 28th Place Renton,WA 98056 •\dw\ w -a. .k ?NYpt tS, -9 c: :-%% v\*N-vcz,6- c ‘.\_vc -.1. •43"11:NIS x-k.n-?_. -W ,ob(:±s s.y.% c::, c S '-'4* -0e c ia,w -‘c`` c, I f:N op 31-l c) Sag b 'btr' ( -n — s-e . ev hA ( °?S " J -64 0)sovo •v ' • w 8-e •N ‘`z' ("n'I 1'v''P6 7:g07g 9/ zypfrlo-y----yila Y -204/ 2f/ -0)-gotc2k wv\i -\Aq- a vosc 'N-?)Tho JatitilicY) 3 i (Q -) t.0 A; j 0) 2_g_s b LAnfiq --PS 0 C Cv Orllt11 gy?cT cturryi __4 _yivoi, 1141 i'a t5 °S-6 '14611 Oi t 1 2 g ‘C N r'C 17 1 liW14/16r tiny ' 1 Pag4 Cl4V-(36;ali5-W7JVSZb/ .--IbIgliW.--1?--2( pofizil-vii2 _3108/ c'°'/ lc 8Va dIL17i /4Y=P Lj fr) 4 '-5."(.4 try V o'e pi i 0 E/ r;)69' a QI 3 t/etj ) ),..1-bs1/41 N.,N;e1 »r- 3 (v 4'1 I �`' -‘L1 , ,,-'O0 4-1Cn7)rnri/Di!V, ' 27A b ai1)' c -7kC \ii a�. fi)q 7 ot'.7.9(1 nit) do Z . rzc? er? 04,-.77- 602-r>.(7f-Y7 ;477-u-Poi a 0--,24z/7-2 r--) _(?- ?p-7 ‘",( 72ce7-1/3/ F'77Crr7d gs • --°-?-7/ 980 0`Dcy wueV be •joi(E) �d�maady° o • �.Gc 2 G�6� o�� <('' -)07-1/ c e- u 6917fUr7 • ris20, , wd D ` 4 property's R-1 zoning and we feel strongly that the City would be negligent in approving the rezone request from R-1 to R-5 and are asked not to do so. Ravine Crossing and Tree Clearing The applicant requests a variance to clear and fill are large portion of the ravine (which contains a stream that flows year-round), to build a road crossing. We are absolutely opposed to having a road built across the ravine. Construction of any vehicle ravine crossing, either by way of fill and a culvert (as proposed) or bridge, would result in an unacceptable level of environmental degradation. The variance would allow the applicant to clear one-third of an acre of slopes in excess of 60% along the stream corridor. This amounts to about 180 lineal feet of clearing. According to the applicant's Wildlife and Habitat Evaluation, (and also as witnessed by the residents in this area), the ravine contains quality habitat used by sensitive wildlife species including the Colombian black-tailed deer (white tail deer are also living in the area), the pileated woodpecker, which is a candidate for listing as a threatened or endangered species by Washington Department of Fish and Wildlife (WDFW), and Bald Eagles which perch in this area. Along with destruction of wildlife habitat, the proposed filling activity (4,290 cubic yards) and tree cutting would destroy the creek in its present and virtually pristine state and would generate erosion and siltation that would diminish the quality of the downstream wetland (Wetland B) and Lake Washington, which is the final destination of the stream. Furthermore, the requested variance is inconsistent with the policies in the Environmental Element of the Comprehensive Plan, including: Objective EN-C: Protect and enhance the City's rivers, major and minor creeks and intermittent stream courses. Policy EN-70. Land uses on steep slopes should be designed to prevent property damage and environmental degradation, and to enhance greenbelt and wildlife habitat values by preserving and enhancing existing vegetation to the maximum extent possible. This variance request is especially disturbing to us given the minimal amount of environmental preservation planned for the property. The proposed subdivision allows only 18.5% of the site to be preserved in wetlands, buffers and the stream corridor. We cannot support the requested variance to fill the ravine (with the associated clearing of one-third of an acre of steep slopes) and ask that the city not allow it. Thank you for the opportunity to comment on the proposal. We are in favor of a development plan that ensures public safety, retains the existing zoning, minimizes environmental impacts and preserves the natural habitat of the ravine and year-round stream. We feel that our requested modifications to the proposed plan would accomplish all of these goals and would allow Labrador Ventures a successful development project. Sincerely, DEVELOPMENT PLANNING CITY OF RENTON Name: OCT 2 9 1998 Address: RECEIVED cc: Renton City Council Members and Brad Hughes, Labrador Ventures October 26, 1998 v a 1998OCT 2 Ms. Jennifer Toth Henning U1V�S��t� Project Manager BUILU1'G Development Services Division 1055 South Grady Way Renton,Washington 98055 Re: Preliminary Plat Application,Land Use Number LUA-98-141;PP,R,V,ECF. This letter is in response to a proposed development of properties in the Lower Kennydale area of the City of Renton. This proposed development is commonly known as the Labrador—Lake Washington Property. As a Renton citizen residing in the vicinity of this proposed development,I am especially interested in the impact this development will have on my neighborhood in particular, and on the Lower Kennydale, Coulon Park area in,general. I have reviewed the Wildlife and Habitat Evaluation prepared by Terra Associates, Inc. of Kirkland, WA., and Labrador Ventures application for Re-Zone from R-1 to R-5. My comments follow: Proposed Re-Zone: Presently,the eastern portion of the proposed Re-Zone is R-1. The current designation was originally determined through careful examination and considerable community involvement both to reflect the views of the neighborhood, and provide for appropriate stewardship of the area's environment.Neither the views of the neighborhood's residents, nor consideration of the area's environment, has since changed. Hence, a Re-Zone of these properties would be inappropriate relative to the views of the community and inconsistent with the Environmental Elements of the City's Comprehensive Plan,which clearly states the objective to "Protect and Enhance the City's rivers, major and minor creeks, and intermittent stream courses". The applicant contends that because the surrounding area is zoned R-8,that this is of itself reason enough for a re-zone. This path of reasoning ignores the physical and topographic considerations for the original designation of R-1. Particularly the impact of greater residential density upon the immediate drainage area of the year round creek that traverses the vicinity of the properties in question. Further,this is inconsistent with the above stated objective to"Protect and Enhance"this unique area. The applicant states that the proposed re-zone will"increase the feasibility for the proper development of the property". The current designation of R-1 reflects the community's considered and studied opinion as to what constitutes"proper development". It is indicative of the author of this proposal, that the opinion of the community should be so flagrantly dismissed, as we are instructed in the author's opinion of"proper". The proposal next states that the re-zone will support construction of a"desperately needed" access road to the properties situated south of the"drainage swale"which traverses the site. The purpose of this access road being to"reduce the response time for emergency vehicles". Again,the description"desperately needed"would appear to be entirely that of the author, as would the notion of reduced response time. Investigation reveals that present direct emergency response to this area is from Station 12 in Renton Highlands,via Sunset,Edmonds, and 27th,to 30th,Park, 28th, and thence to the area in question, a distance of 2.5 mi. The proposed"improvement"apparently assumes that a new route would be utilized, via Sunset and Lk. Wa. Blvd,to Burnett,and thence via the proposed development's new road to the area in question, a distance of 2.8 mi., or an increased distance of.3 miles. As this"improvement" actually results in a 12% greater distance than the present route,it therefore is not likely to present a substantial improvement from the present provided services. And certainly,without the proposed development's substantial increase in the number of area households,the need for emergency services would not be elevated beyond its present status to what I assume would then become the described"desperate" level. CITY OF RENTLM RECEIVED • OCT 2 8 1998 [, UiVISlt�ry In short,statements regarding improved emergency service are misleading. If this is the sup cin for filling in and paving over the stream,then please note that there is in fact no net improvement,and the stream could be left intact without any negative impact upon emergency services to the existing residential area or to any proposed development. The proposal also mentions that the proposed road will provide a"loop for utility and access systems"to the properties situated south of the"drainage swale". This is the other stated reason for filling in the course of the stream,convenience for utilities. These systems do not require a"loop"of pavement. Access can be via both east and west ends of the proposed development,leaving the"drainage swale" in its present state to the greatest possible extent. (Please note that the term"swale"as defined by Webster's Dictionary is(I. A tract of low land,usually marshy, or(2. A shade or shady place. This description of the stream proper is entirely correct in both instances.) Traffic safety concerns are not adequately addressed in this proposal. As planned,the Burnett intersection at the west end of the proposed development is expected to be the main access and egress route,with over 600 trips expected per day. Immediately north,the intersection of Burnett and 28th Place is presently very dangerous.Northbound at this intersection,Burnett rises steeply from Lake Wash.Blvd.,while curving to the right. Individually, either the steep hill, or the curve to the right,would suffice to prevent adequate viewing of traffic entering Burnett from 28th Place,but together,these impairments combine to create a very dangerous intersection. Similarly, Traffic attempting to turn from 28th Place onto Burnett can not see traffic coming northbound up the hill. Traffic turning southbound from 28th place onto Burnett is especially in danger, as they must turn briefly into the unseen oncoming traffic. The proposed development's new street intersects Burnett just a half-block south of 28th Place,thus compounding the already dangerous situation with an additional traffic source. Traffic entering Burnett from the proposed development will not have an adequate view of Burnett traffic Northbound or Southbound, and will have no view of traffic entering Burnett from 28th Place,a mere half block away. It is not difficult to envision a scenario wherein a vehicle turns northbound from the development just as another turns southbound from 28th place. With a half block separating them,these two will likely have time to stop.However, a third car northbound on Burnett,coming upon these two will likely swerve into the southbound lane to avoid them. Should a fourth vehicle southbound on Burnett come upon this scene, it will meet the northbound vehicle head-on and downhill. Perhaps this traffic situation is the source of the developer's statement of"desperate"need of emergency services. In any case,the visual restrictions at this intersection presently exist and pose a very real hazard. They are not adequately addressed in this proposal, and with the anticipated traffic increase, an adequate solution must be found well in advance of compounding the existing hazard. The impact of additional traffic on streets adjacent to the proposed development is also of concern. North 30th street is supposed to serve as the main East/West route connecting 405 and Lake Wa. Blvd. However, traffic northbound from the vicinity of Coulon Park on Lk. Wa. Blvd.,wishing to access 405,turns up the Burnett hill,and frequently takes the first available eastbound turn onto 28th Place. It is reasonable to assume that some of the traffic from the proposed new development would do the same. Both 28th Place and 29th Street are residential, and additional traffic using these streets to access 405 is not welcome. While these streets are not a direct part of the proposed development,it would not be inappropriate to provide assistance in planning and implementing traffic abatement on these streets. Wildlife and Habitat Evaluation: The Wildlife and Habitat Evaluation,prepared in accordance with general wildlife and habitat study requirements as specified by King County, included only two visits to the site. The extent of these visits is not known. The search for sensitive, endangered, or threatened species in the project vicinity was conducted through the Washington Department of Fish and Wildlife and the Department of Natural Resources via a database search. In other words,they visited the site,but looked for sensitive wildlife in a computer. The report lists the numerous plants and animals likely to be found in the vicinity and the field observations verify the presence of many of them. Some evidence of sensitive species was also observed, Cam(OF REPCTOi� RECEIVED OCT 2 8 1998 including the Pileated Woodpecker,Band-tailed Pigeon, and Columbian Black-tailed Deer. Absent fan olvisiON the report,but of common knowledge among Kennydale residents,was the Bald Eagle. outt..J IV While the report identifies the subject habitat specifically as the acreage of the proposed development,with drainage from the site running into Lake Washington,we should correctly note that the drainage first runs through a 150' stream bed in Gene Coulon Park,and thence into Lake Washington. Further,we should specifically note that,the Gene Coulon Park public fishing pier is located at the outfall of this stream. The stream's introduction to the lake is the primary enhancement to fishing at this Park location and the aquatic ecosystem of the immediate area includes not only several species of fish, but other aquatic creatures as well. I have personally observed turtles, muskrat, and river otter in this immediate vicinity, and the fish found here are a food source and attraction for other wildlife such as the Bald Eagles and Blue Heron that are regularly observed in the park area. This development project will most definitely cause short-term damage to the aquatic ecosystem in the vicinity of the park's fishing pier due at a minimum to the inevitable disturbance of the soils upstream. The long-term effects upon the Park's aquatic ecosystem will be at the very least the unavoidable and adverse impact of run off from the yards and households of over 60 new residences as described in these reports. Of additional concern, is the visual impact upon Coulon Park.Presently,the eastern view from this section of the park consists primarily of a large expanse of wooded area,providing a pleasant sensation of relative seclusion along the shore of the lake. If this development proceeds as planned,the great majority of these trees will be destroyed, numerous homes will subsequently overlook this area of the park, and the present aesthetic value will be substantially lost to patrons of this city park. While much concern is expressed for the careful relocation of dirt&soil in the proposed project area, absolutely no mention is made regarding the relocation of the Habitat report's acknowledged wildlife population. Lower Kennydale is essentially a sort of"island". It is cut off from the"mainland"by I-405, and the shoreline of the Lake recedes north and south from Coleman point to May Creek and Coulon Park. Within the confines of this limited"island",there are no other habitats for the area's existing wildlife similar to that of the proposed development site,and there is no opportunity for this wildlife to escape elsewhere on its own. Thus the wildlife population will be forced into the yards and streets of the adjacent neighborhood. With the destruction of their natural habitat,these animals will be forcibly exposed to all manner of unnatural danger, and become a threat to residents, pets, and property. Certainly,this indigenous wildlife merits concern at least on a level with the site's dirt. If this project is to be approved by our City of Renton, provisions must be included for the larger of these animals to be safely and humanely captured and re- located to another suitable location before proceeding with the destruction of their present habitat. In Summation,the following is strongly suggested: ❑ Retain Current Zone Classifications to maintain consistency with the City's Comprehensive Plan. ❑ Allow no road to cross the stream,thus preserving the stream basin integrity to the maximum extent. Cl Adequate traffic safety and abatement plans should be implemented. U Environmental impact consideration must be extended downstream to include Gene Coulon Park. U Prevent displaced wildlife from endangering themselves or the surrounding neighborhood. Respectfully submitted, Michael E. Moore 1220 North 28th Place Renton,WA 98056 DEVELOPMENT PLANNING C�r6e. � `' CITY OF RENTON OCT 2 9 1998 RECEIVED /35 xkQe_e_ )446 -c+- c_cli_ct- +? , c,c_)/c) 98o C9m ( 7 en L._QhAa 4, LZ7 - 98 -/V/ ; PP /3 , V, LcF LO zzr? 6)(_(_A . .61, a l'/77)c9e .�6�-ems , ..�j c� . 6 ? . er (/x ,2-7 e P- / /9fl ) . . 6iDEACZ a Z) /4 W 7 . a-766e . eyeALes .4��, )Otcch b,,Z69-1z7o?;� � .eo ch 4r6e_a_ge27 �J� iLz.cce, cge-&tJ CITY OF RENTON RECEIVED October 28, 1998 OCT 2 9 1998 Ms. Jennifer Toth Henning Project Manager tBUILDING DIVISION Development Services Division 1055 South Grady Way Renton,Washington 98055 RE:Labrador Preliminary Plat Application,Land Use Number LUA-98-141;PP,R,V,ECF Dear Ms.Toth Henning, The following comments are made upon reviewing the Project Narrative for Labrador Ventures L.L.C. This document begins with a description of the size and boundaries of the property involved. It also states the applicant's proposed access routes,provides the applicant's description of the physical terrain,and describes the applicant's proposal to do substantial clearing and filling of the existing creek.The document continues with descriptions of the established zoning of the Kennydale neighborhood,and then proposes the applicant's logic in requesting changes to that zoning for his recent acquisitions. In proposing to change the zoning from the established R-1,the applicant presents himself as doing the city a favor by accepting a rezone to R-5 rather than insisting on R-8.It is important to keep in mind that the established zoning is and has been R-1.The expressed willingness to accept a"less than maximum"density is not a gracious favor on the part of the applicant.This is a request from the applicant for a 500%increase in the established zoning density. Zoning that was well established when he purchased the property. The Kennydale area of Renton has been an established neighborhood for many years.The parcel in question has not been developed over this time period as it consists of steep wet terrain and has a creek running in a deep ravine cutting diagonally through its center.In short,it is not suitable for development. The applicant proposes to solve these problems by reconfiguring the topography,placing the stream in a culvert,and filling in a substantial area of the ravine. Were this an isolated parcel,this might be acceptable. However,this,is not an isolated parcel.This parcel is surrounded by residential areas and adjacent to the City's premiere park.The stream is a featured element of Gene Coulon Park,entering the lake adjacent to the Park's public fishing pier. According to the applicant,an estimated 7700 cubic yards of earth would have to be relocated or hauled in.This figure represents 770 loads for 14-ton capacity dump trucks. Additional trucking would be required for the removal of mature trees that cover 60%of the site.These trucks will have to access the sight via city streets,with routes along Lake Washington Blvd. adjacent to Coulon Park or from 405 via 30th and Burnett.In other words,via neighborhood and residential streets. Certainly this would be an enormous neighborhood impact for a substantial period of time,and would likely cause damage to the streets being utilized. It is not conceivable that measures could be taken to adequately prevent adverse impact to the stream during the defoliation of this land and subsequent reconfiguration of its topography.The initial result of this adverse impact would likely be the introduction of large amounts of silt, rubble,and decaying foliage into the stream course.This impact would be seen most immediately in the stream's course and environs within Coulon Park.The longer-term effects would be the adverse impact of drainage from yards of the several dozen new homes fronting on the stream.These would likely include fertilizers,herbicides,pesticides,and other hazardous contaminants conveyed via surface run-off to the stream,and thence to the Park and initially entering Lake Washington adjacent to the Park's public fishing pier. It is worthy to note that in describing the portion of the stream that flows through Coulon Park,the applicant has referred to it as an"open ditch".This depiction is a derogatory insult to one of the premiere public parks of King County,and appears to be designed to intentionally mislead readers who are not familiar with the Park and its adjacent environs. This stream is a featured element of the park's design,and this clear disregard for accurate depiction casts doubt upon the accuracy of other descriptions and statements of intent within the applicant's proposal. In the Justification for Variance Request,section a.,intended to determine"undue hardship","special circumstances",and"deprived privileges",the applicant states that the variance(to culvert the stream,and fill the ravine)will allow loop access to existing residences east of the site,and provide"much needed"fire access to the area. Current non-loop access streets have served this area well for many years,and no support of this proposal is known to have been put forth by current area residents.Additionally,investigation reveals that emergency response to this area is from Renton Highlands Station 12,at a distance of 2.5 miles.Utilizing the proposed new road via the shortest possible route would place these services at a distance of 2.8 miles,for a distance increase of 12%. It hardly seems appropriate to approve the demise of the stream,both on-site and in Coulon Park,and the effects of transporting over 770 truckloads of fill,to ultimately provide for an increase in distance for emergency vehicles of 1500 feet. In the Justification for Variance Request,section b.,intended to determine that a grant of variance will not be"materially detrimental to the public welfare or injurious to the property or improvements in the vicinity and zone in which(the)subject property is situated",the applicant again states that the variance(to culvert the stream,and fill the ravine)is necessary for emergency services.In this section,the applicant also states that the variance is necessary"to ensure the rights to the property owner that which would be enjoyed by other properties under similar circumstances". Regarding emergency services access,arguments to that effect are covered above.Regarding the"ensuring the rights enjoyed by other properties under similar circumstances",it must be pointed out that the properties in the immediate area to the east of the subject properties are presently served by streets no different than would be found in the proposed development if the variance were denied and the ravine left in it's present natural state.In other words,without the variance,the rights will remain the same for other properties under similar circumstances,and no variance is warranted. In the Justification for Variance Request,section c.,intended to determine that approval"shall not constitute a grant of special privilege"relative to"other properties in the vicinity",the applicant states that "the street across the stream will not be detrimental to the public welfare or injurious to the property in the vicinity". This statement clearly disregards the effects directly upon the stream and it's immediate environs,and also omits the fact that it flows through Coulon Park(previously described by the applicant as"directed into an open ditch").To state that construction of the culvert,filling the ravine,and installing a road through the area will not be detrimental to property in the vicinity is astonishing.This is a huge project,especially so in light of the terrain involved. To so simply dismiss the obvious impacts is to strain credibility. There will be impacts,and ultimately,the crossing itself is a very substantial impact. Additionally,this section response states that the proposed crossing will incorporate a box culvert designed and installed"to incorporate(State)Department of Fisheries suggestions"for inlet and outlet control.This statement does not say that a culvert is endorsed by the Department of Fisheries,nor does it say that all suggestions for this option would be incorporated,or to what extent any incorporated suggestions would be followed. The applicant's representation of other facts brings doubt upon this response. The simplest option,with the least impact upon the stream would be to deny the variance,and leave the stream in its current natural state. This section's response also includes the statement that"the proposed crossing will enhance both vehicular and pedestrian access to Lake Washington beaches".Please note there is no Lake Washington access at or near the outlet of this proposed street.The addition of over 60 new houses would add congestion to the area's adjacent streets,and the proposed new Burnett intersection,identified as the main entrance to this new development,is poorly designed and will create a very hazardous traffic intersection.With approval of the variance,the volume of traffic utilizing this intersection will be appreciably increased,thus increasing the hazards. In the Justification for Variance Request, section d.,intended to determine that the variance is the minimum variance required to accomplish the desired purpose,the applicant states that approval will result in"safer vehicular and pedestrian circulation",and again refers to enhanced emergency services. Examination of the proposed Burnett intersection reveals a quadruple ha7.ard,including sight limitations due to the curve of the street,the crown of the hill,the height of the banks either side of the outlet,and the proximity to the intersection of Burnett and N 28th place. To state that this new street will enhance safety is highly questionable. In section d.,the applicant also states that the"minimal variance would be to bridge across the creek and minimize the disturbance of the stream bed at the crossing location".The applicant also states that the expense of building a bridge(in lieu of the culvert and fill approach)would not be warranted for the minimal number of lots it would serve. The minimal approach to this problem would be no variance,and no bridge.The implication in the above statement is that without the bridge,there would be houses in the eastern area of this development regardless. If this is the case,and they would presumably meet all applicable access and other appropriate code requirements,then this is the approach that should be taken.The culvert and fill variance need not be approved. In conclusion I would like to note the following: The applicant has purchased these properties with existing zoning,topography,wildlife,and other factors established and in place for many years. He has done so based on his speculation that the area can be substantially altered for his benefit and future profit.The property has been undeveloped to this point due to its unsuitability for construction.The wildlife,which frequents these 16 acres,is a source of enjoyment to the neighboring population,and to the patrons of Gene Coulon Park.The stream that traverses the property, and the visual character of the trees and foliage,all contribute to the quality of the experience of patrons of Coulon Park.In general,the quality of life surrounding this oasis of nature within our city is enhanced by its presence. The City's zoning and other regulations recognize this,and are in place to protect this community asset. The developer applicant is asking us for variances from these protections in order to substantially and permanently alter the character of this area.He asks us to grant exceptions and reduce the quality of our neighborhood in order that his speculations and profits can be realized.The property is zoned now as it was at the time of his recent purchase.No subsequent"hardships"have been imposed upon him,nor has any other factor been implemented from any quarter that would change the present value of the property. The applicant has gambled on the speculation that he would be able to alter the laws relating to the development of this property, substantially alter it's character,and thus proceed with his plans. Certainly,we the people of Renton can not be expected to pay for this speculation,either through the compromising of our neighborhoods, or through a reduction in the quality of our public areas. I strongly urge that the proposed variances be denied,and that this entire project as currently presented be carefully and thoroughly examined. Respectfully submitted, Michael Moore 1220 North 28th Place Renton,WA 98056 425-271-2076(home) 425-255-2588(work) mmore@ibm.net CITY OF RENTUN Ms. Jennifer T. Henning Project Manager Development Services Division 1055 South Grady Way Renton, Wa. 98055 CITY OF RENTOr- RECEIVE° Labrador Preliminary Plat Application: Land Use# LUA-987-141;PP,R,V,ECF OCT 2 8 1988 $UILLhP UIV'IS1OI' Just so you also know I have a real problem with this land use application. The site access would create what I feel is an unacceptable safety hazard. Applicant's traffic Study Page 7: The proposed access intersection with Burnett Ave. North does not meet the AASHTO policy relating to entering sight distance for roads with speed limits VI MPH. MPH. The sight distance is shorter than the standard by 76 feet. With poor visibility, it would seem that the planned intersection would be a likely location for traffic accidents. The rezoning from R-1 to R-5 would go against the will of the community and the needs of the environment as set out in a recent Comprehensive Land Use Planning process. The applicants request for a variance to CLEAR and FILL a large portion of a ravine in our neighborhood for a road would harm the quality habitat used by sensitive wildlife species. This includes the Colombian Black-tailed Deer, the Pileated Woodpecker and Bald Eagles. In reviewing the City of Renton Environmental Checklist submitted by the TOUMA ENGINEERS for the RE-ZONE R-1 TO R-5 for Labrador Preliminary Plat Land Use#LUA-987-141;PP,R,V,ECF, Page 8 under the heading ANIMALS: (A.) Circle any birds and animals which have been observed on or near the site or are known to be on or near the site. birds: songbirds mammals: small mammals fish: n/a In a review of the TERRA ASSOCIATES, INC., WILDLIFE AND HABITAT EVALUATION (Project no. T-4106-2)for Labrador- Lake Washington Property Pages 5, "characteristic foraging excavations made by pileated woodpecker were observed.." Page 6, "This woodpecker is a candidate for listing as a threatened or endangered species by WDFW." Page 7 "The Black-Tailed deer is considered a priority species by WDFW...". Page 8 "Black-tailed deer are known to be present on the Labrador property, Where they could find suitable foraging area in the pasture and shrubby areas. The forested area also provides adequate hiding cover." Residents in this area have seen Bald Eagles, which also perch in this area. When reviewing both reports together for theLabrador Preliminary Plat Application, it seem that to clear and fill a large portion of a ravine in our neighborhood for a road would harm the quality habitat used by sensitive wildlife species. 6 Labrador Preliminary Plat Application: CITY OF REI•!!T7©t� Land Use# LUA-987-141;PP,R,V,ECF REE�VEI� I wanted to raise some concerns I have with this application OCT 2 1998 in hopes that you will take a close look at it before any recommendations are made. 6UILDINU DIVISIONS In In reviewing the TOUIV1A ENGINEERS RE-ZONE R-1 TO R-5 for Labrador Preliminary I like to make note of the following: City of Renton Environmental Checklist B. Environmental Elements: 1. Earth a. GENERAL DESCRIPTION OF THE SITE: ROLLING, HILLY STEEP SLOPES, MOUNTAINOUS b. WHAT IS THE STEEPEST SLOPE ON THE SITE? The steepest slope on the site is in EXCESS OF 40 %. The slopes of 60% to 67% measure on BOTH SIDES of the CREEK TRAVERSING THE SITE FROM NORTHWEST TO SOUTHWEST. d. ARE THERE SURFACE INDICATIONS OF A HISTORY OF STABLE SOIL IN THE IMMEDIATE VICINITY? IF SO, DESCRIBE. There are areas where slopes are in excess of 40%. THE STEEP SLOPES ARE SUBJECT TO SUPERFICIAL FAILURES... e. DESCRIBE THE PURPOSE... OR GRADING PROPOSED. ... ... A FILL WILL BE MADE IN THE VICINITY OF THE PROPOSED ROADWAY CROSSING OVER THE EXISTING RAVINE.... material will more likely to be used for the construction of ROADWAY CROSSING ACROSS THE CREEK. As I understand this information Labrador Ventures wants the City of Renton to rezone a MOUNTAINOUS, ROLLING, HILLY STEEP SLOPED area that was most recently established as R-1, in a most comprehensive Land Use Planning process. They will clear and fill a large portion of the ravine to build a road crossing over a creek that flows year round. I feel that this ravine needs to remain undisturbed and that a road or bridge should not be built over the creek and or ravine. Also that a rezoning of this land after previous long public process of city officials and the local neighborhood, will be going against the will of the community. Also , it seem that to clear and fill a large portion of a ravine in our neighborhood for a road would harm the quality habitat used by sensitive wildlife species. Petrude W. Olds Jr. 1314 N 26th St. Renton, Wa. 98056 425-226-6198 CITY OF RENTON RECEIVED OCT 2 9 1998 October 28, 1998 BUILDING DIVISION Ms. Jennifer Toth Henning Project Manager City of Renton Planning/Building/Public Works Department 1055 South Grady Way Renton,WA 98055 cc: Mr. Jim Hansen Mr. Jim Shepard Mr. Gregg Zimmerman✓ Subject: Labrador Preliminary Plat Application Land Use Number: LUA-98-141, PP,R,V,ECF Dear Ms. Toth Henning: We live on Park Place North,and there is only one lot(about 100 feet)between us and the proposed new Labrador Development. From our house,we have direct line-of-sight to the proposed new secondary entrance into Labrador Development that would be added off of 26th Street. As a neighbor to this proposed development,we have reviewed the Labrador Preliminary Plat application and submit these comments to the City for review and consideration. • Access to the Labrador site from the north and west would be adjacent to an existing alley that branches onto Burnett Avenue. Each day, I drive west down 28th on my way to work,turning left onto Burnett,and then south onto Lake Washington Blvd. Due to the slope of Burnett Avenue, visibility of traffic coming up Burnett from Lake Washington Blvd is poor,making it difficult and dangerous to turn left onto Burnett Avenue from 28th. I have learned that I must ease out into this intersection using extreme care. To simulate what residents of Labrador would experience,I have instead driven west down the alley from Park,and turned left onto Burnett. I found it to be even more dangerous than going down 28th. Besides not being able to see cars on Lake Washington Blvd at the stop sign, I also could not see cars coming over the crest of Burnett from the north. Based on the proposed number of cars that would be using this access, I anticipate this intersection,as currently proposed,will result in a significant number of accidents. We propose that this access be moved to another location,possibly near the intersection of Park Avenue and 28th. Relocating it to Lake Washington Blvd is another possibility,but this would disrupt an already complicated intersection with Burnett Avenue. • The proposed addition of 66 single family homes will increase traffic density along Lake Washington Blvd. Although this increase may not seem significant,my concern is that the combined impact due to the Labrador Development and other developments currently being proposed or studied will be significant. These include: 1. Tamaron Pointe- 182 apartment units 2. The Bluffs-200 apartment units I travel this route from my home to work each morning and evening. Each of these developments will make it increasingly more difficult to get onto Lake Washington Blvd from Burnett Street and to use the north exit of Gene Coulon Park. In addition, it will make it more dangerous to walk or bicycle along Lake Washington Blvd using the existing painted bike lanes. I occasionally use these lanes both for bicycling to work and to walk flout my home to Gene Coulon Park. • Access to the Labrador site from the south and east would utilize a new intersection off 26th Street,near the existing intersection with Park Place. 26th currently handles traffic for approximately 19 homes. This street has a steep downward slope at the west end, requiring drivers to slow significantly to negotiate the blind turn onto Park Place(which has poor visibility due to a steep earthen bank). The current residents have learned to drive slowly because we all recognize each others cars,and know that we and several of our neighbors frequently walk up this hill as part of our daily exercise routine(there are no sidewalks). The slope of 26th street is severe enough that when snow is falling,or is forecasted to fall, all the current residents park their cars at the top of the hill where 26th intersects Meadow. Many of us would be stranded at home if this option was not possible. For the current traffic flow, the few street lamps are sufficient. Signage is limited. Using 26th as a main or secondary entrance to the proposed Labrador site will more than double(maybe quadruple)the traffic on 26th street. This new route will potentially introduce the following: 1. Increased traffic by existing residents on Meadow, 25th,and Garden Court using the new, and shorter, route through the Labrador site to access Lake Washington Blvd. 2. Increased safety risks to walking pedestrians (this will be somewhat mitigated by the proposed addition of sidewalks along 26th street, but people will still be walking on Park Place,which has no sidewalks,and crossing 26th near the Park Place intersection). 3. Increased traffic noise,in a neighborhood that currently experiences very little noise of any type. 4. Increased competition for the limited parking along Meadow during snow periods. We propose that these issues be mitigated by restricting traffic access. Specifically,we ask that you:: 1. Preserve the existing R-1 zoning, rather than approving the requested R-5 rezone. This would reduce the size of the development and reduce the number of vehicles using 26th to access the Labrador site. 2. Not approve the variance to clear and fill the existing ravine interior to the site in order to build a road crossing. Preventing the connection of these roads would discourage people from using the new route as a short cut to Lake Washington Blvd. • Significant amounts of surface water currently flow down 26th when it rains. Water on the north side of the street's crown tends to flow off into the surrounding ground because there are no curbs. Water on the south side of the street's crown tends to also flow off into the surrounding grounds. However, a steady flow of water continues to flow down the street and onto Park Place,which has curbs. This water is collected and discharged through several french drains. The capacity of these drains has frequently been exceeded during winter storms. This has resulted in significant erosion on four of the properties bordering Park Place to the west(downhill side). p The proposed widening of 26th Street will increase the surface area and increase the amount of water collected. The proposed addition of curbs will collect all water on the south side of the street's crown and channel it onto Park Place. This will further increase the demand on the already overtaxed,and inadequate, surface drainage system on Park Place. Not addressing this problem is sure to increase the current erosion and slippage of soils on our properties. We propose that these issues be mitigated by requiring that a new branch drain line be installed that collects water from the numerous existing drains on Park Place, and routes it down to the main trunk line on Lake Washington Blvd. This new branch should also collect any water that reaches the western end of 26th Street. We would like to see this new line follow the existing sewer line located to the west of Park Place. • On numerous occasions we have seen deer,raccoons,and possums on the proposed site for the Labrador Development. While walking down 26th Street in August,we were able to get within 20 feet of a deer grazing in what is proposed to be the new site entrance from 26th Street. On occasion we have also hiked along the ravine overlooking the stream that runs through the interior of the site. Our concern is that the high density housing,and proposal to fill part of the ravine housing the water supply for the existing wildlife,will drive all wildlife from the area. We propose,again,that you: 1. Preserve the existing R-1 zoning, rather than approving the requested R-5 rezone. This would reduce the housing density along one edge of the existing stream. 2. Not approve the variance to clear and fill the existing ravine interior to the site in order to build a road crossing,preserving this habitat. Thank you for the opportunity to comment on the Labrador Development proposal. We would appreciate receiving your response to our proposals. Sincerely, Rich and Susan Hopkins ,Loa,, 0-tz- /??7S to s5 L. �, I.tjA. gnSS , 907 N. .fie, --tt t 3 . ? IS A.11. „(L a ; 3o-tr ; 30 cu t�. Lt b S , -,Pu.Q.2, 6f)-tt—LK -) a'c'-rel 4r7-- -) "Z ate,- 0 42, , . z tkR- Bilt&Madeline Arrigoni 907 -North 34th St. oZ 5 5- Z$too Renton,WA 98056-1941 Steve & Julie Wasson 2515 Park Place North Renton, WA 98056 (425) 228-6787 jwasson206@aol.com RECEIVED October 27, 1998 OCT 2 8 1998 Mayor Jessie Tanner City of Renton / MAYORS OFFICE 1055 South Grady Way Renton, WA 98055 Subject: Labrador Homes Development in Kennydale Dear Mr Mayor, Please review the attached letters that were submitted under the Public Comment process. The residents of Kennydale understand that development of the Kennydale area is inevitable. We just ask that our Mayor, City Council and city staff act in the interests of the public. • Consider the combined impacts of Labrador homes with Tamaron Pointe apartments, the "Paul Allen" development, and probable development in the Bluffs area. • Don't grant the requested Rezone to R5. This is not consistent with the Comprehensive Land Use plan and serves only to grant the developer with a windfall of additional lots he can build on. The property has been R1 for years, so no one would be hurt by preserving the little bit of open space. • Don't let them pave over a beautiful stream, just so they can squeeze a few more lots onto the plat map. The beauty of the area and the health of the stream and various wildlife is at stake. • Insist on buffer setbacks of 50' or more to protect the stream. This stream feeds the lake at the site of the public fishing pier! Salmon are known to spawn in the lower area. • Insist on developers paying for full mitigation of traffic impacts with signals at key locations and with sidewalks on Burnett, Park Avenue, and 30th all the way from the development to the Chevron Station. The Kennydale area is about to be strangled with new development. Please don't let that happen. The citizens (and voters) of Kennydale are depending on you to do the right thing. S.Wasson 1027FSRW.DOC 10/28/98 Steve & Julie Wasson 2515 Park Place North Renton, WA 98056 (425) 228-6787 jwasson206©aol.corn October 27, 1998 Ms. Jennifer Toth Henning City of Renton, Building/Public Works Dept. 1055 South Grady Way Renton, WA 98055 Subject: Labrador Preliminary Plat Application, LUA-98-141; PP, R, V, ECF Dear Ms Toth Henning: The proposed Labrador Preliminary Plat application will cause significant undesirable impacts on the Kennydale neighborhood, including destruction of a wildlife area, traffic congestion, and traffic safety problems. There should be no approval of this project without the following modifications: 1. Lower entrance to the site should be moved from Burnett Avenue to Lake Washington Blvd. 2. The zoning of the eastern 4.7 acres should remain R-1. 3. There should be no road crossing of the ravine, with either culvert or bridge. This property can be developed WITHOUT destroying the continuity and beauty of this ravine and creek, and there is no need for a through-road from Park Place to Burnett or Lk Washington Boulevard. The following is more detailed analysis supporting these conclusions. Site Access The proposed access off Burnett would create a safety hazard. It will not meet basic standards for sight distance and is clearly awkward in it's position on a grade and proximity to the intersection of Burnett and Lk Wash Blvd. This is dangerous. The developer had originally recommended a better site, and should be required to access there. Proposed Rezoning There are several reasons why the proposed rezone is unacceptable: 1. The Comprehensive Land Use Plan established much of the proposed site as R-1 to preserve open, undeveloped space and to provide for variety in the landscape. This was done following extensive public input and comment. If the citizens of Renton wanted wall-to-wall, dense development that's what they would have built into the plan. It is poor policy to create a plan if you have no intention of sticking to it. • 2. The city should require more significant preservation ui ouffer along the steep banks of this stream and wetlands, which feed to the immediate vicinity of the ' public fishing pier at Gene Coulon Park. Salmon are known to spawn in the lower stretches of this year-round creek 3. The applicant's Wildlife and Habitat Evaluation is clearly flawed by omitting obvious and well known bald eagle roosts in this area. 4. The cumulative traffic impacts of multiple developments in Kennydale must be considered together. In addition to Labrador. the Tamaron Pointe Apts, The Bluffs, the Barbee Mill / PanAbode sites, and the site adjacent to Marina Landing are all likely to be developed within the next three years. Failure to consider the combined impact will leave the city burdened with the expense to resolve the resulting problems on its own, without support from the contributing developers. Ravine Crossing and Tree Clearing The site is cut diagonally from Northeast to Southwest by a beautiful ravine and year-round creek that is rare not only in Renton, but in the whole Lake Washington basin. The proposed development would cut across this gem with a road that is totally unnecessary! The Western half of the site can be easily accessed from the "site access" proposed at Lake Washington Blvd. The Eastern half of the site can be reached from either 26th (near Park Place) or from 28th (near Meadow), where some of the parcels have existing access, or both. The developer's application misleads by implying that the installation of a through road would benefit or be desired by existing residents. ABSOLUTELY NOT SO! Residents have overwhelmingly expressed that current access is adequate and additional traffic of a through-road is NOT desired. Summary Recommendation The City should stay true to the Comprehensive Land Use Plan, evaluate with consideration of several concurrent projects, and protect the priceless beauty of a rare, unspoiled urban stream. Please include me as a Party of Record for the Labrador proposal. Thank you. Sincerely, Steve Wasson Julie Wasson DEVELOPMENT SERVICES RE�rE[ yD CITY OF RENTON October 26, 1998 OCT 2 8 1998 OCT 2 7 1998 CITY OF RENTON City RECEIVED PUBLIC WORKSADM,1N. To: of Renton Enviromental Review Committee. Jennifer Toth Henning,Project Manager Subject: Labrador Preliminary Plat Project No. LUA-98-141,PP,R,V,ECF You have a unique opportunity to demonstrate your wisdom and be recognized as a leader in the health and beauty of Renton,or to be known as just another rubber stamp in the ugliness and greed that has taken over much of Renton development. During the past forty years several people with great vision provided for Renton's future.The greatest gift was Gene Coulon Park.City councilmen walked through EldonAcres and described it as a natural paradise which needed to be preserved.They decided against any rezoning or opening of streets which would disturb it We were there!. Several years ago at a council hearing on a fi>$t rezone in Renton our area was left R-1. We were there!. Again over a year of planning by the city and community went into a traffic plan which would keep the area from developing into a through highway.We were there! The cry also made a decision not to allow a large development on the bluff for traffic and landslide reasons. We know that Kennydale was already shown as an area in need of further open space and parks in the public stance that the city put out this year. Do you know that these acres are one of the main migratory routes for small and large birds? Hundreds take refuge in the woods and fields here and then pass on through..The woods,underbrush and ravine have provided a natural buffer between the neighborhood and the Griffin Home. What will 60 or 70 houses do? Pollutants from their yards and cars will foul the creek.The trees which break the fierce winds from across the lake will be gone and the highway noise will be worse for all. Those homes will produce not 60-70 cars but 150-200 cars on our roads each day not counting delivery trucks etc. You will increase the population significantly between the apartments and the housing with no ruo.e parks nor open spaces inn area where we know that Kennydale was already shown as an area in need of further open space and parks in the publication that the city put out this year. We invite you to come out and visit with us and our neighbors in our community. Sincerely, @\�� James B. and Sally Scott 1405-N. 28th Renton,WA.98056 cc. City Council Members Mayor Jesse Tanner Steve & Julie Wasson 2515 Park Place North Renton, WA 98056 (425) 228-6787 jwasson206@aol.corn September 4, 1998 Ms. Jennifer Toth Henning City of Renton, Building/Public Works Dept. 1055 South Grady Way Renton, WA 98055 Subject: Tamaron Pointe Apartments, Project LUA-98-123, SA-H, SM, ECF Dear Ms Toth Henning: We are concerned that the development of the Tamaron Pointe Apartments has the potential to seriously and negatively affect the character and livability of the Kennydale community, if the city does not carefully control this project and require adequate planning. The following is a review of our areas of concern. Grading, Height Limitations and View Impacts The planned site grading and building heights may be out of character with neighborhoods and impact views of existing residents. The application for the Tamaron Pointe development refers to 'up to 10,000 yards of fill'. This dramatic regrading of the site, combined with anticipated building heights, has the potential to raise ultimate building heights to a level that would be unattractive and out of character with surrounding developments while impacting views of other residents. The city should limit the development to three stories or 35' above the present grade, and not allow off-site fill material to raise the ultimate elevation of these structures. Geological Impacts The hillsides behind the planned development (between Park Place N. and the development, and between Garden Ave N. and the development) have a history of problems with instability and erosion that could be aggravated by the planned development. The city should require a study of the geological impacts and approval of a mitigation plan. Security Impacts This development will create a concentrated population of new residents that is likely to result in security issues for the surrounding Kennydale homeowners. Measures should be taken to discourage pedestrian shortcuts through our properties to reach the Tamaron Pointe Apartments. The city should require an 8' high, chain-link or solid wood fence along the North, East, and South property lines, subject to normal setbacks from the street, and require that these barriers be kept in good repair. Traffic Impacts and Vehicle Safety The cumulative traffic impacts of multiple developments in Kennydale must be considered together. The Tamaron Pointe, Labrador Venture, The Bluffs, the Barbee Mill / PanAbode sites, and the site adjacent to Marina Landing are all likely to be developed within the next three years. Failure to consider the combined impact will leave the city burdened with the expense to resolve the resulting problems on its own, without support from the contributing developers. The city should require the traffic analysis to be reworked to at least incorporate traffic anticipated from Tamaron Pointe and Labrador Ventures. In addition the study should not be accepted until it recognizes that the number of households will roughly double at Tameron Pointe, the number of cars per household will also double, and the number of tries per car will increase sharply as a result of this development. The current population is mostly older, retired people. The planned population is expected to be mostly young and active. This extra traffic will require installation of traffic signals on Lake Washington Blvd. at two intersections where there are currently all-way stops: at N. 36th St., and near N. 28th St. (at both ends of Burnett Ave N.). The cost of this should be borne by the developers, not the city. The Tameron Pointe developer should install left turn lanes on Lake Washington Blvd. at each entrance to the site. Pedestrian Safety There is a high level of pedestrian and bicycle traffic along Lake Washington Blvd. as part of a network of trails and in conjunction with Gene Coulon Park. The development of this site should not be allowed to interfere with this and should, in fact, enhance these resources. The city should require a concrete curb and sidewalk along the west edge of the site, along Lake Washington Blvd., connecting to the similar curb and sidewalk that was required for Marina Landing Apartments. The current bicycle lanes should be preserved in this design. Lighting Exterior lighting of this development should not be allowed to impact the beauty of the Lake Washington waterfront, Gene Coulon Park or surrounding properties. • The city should forbid exterior uplighting and unnecessary architectural lighting, limit the height of lighting poles, and require strategic, low intensity solutions wherever possible. In summary, we recognize that Kennydale IS changing and that the owners of the property have a right to develop their land. Our goal is to help the city and the developer anticipate and mitigate problems that -- without careful planning -- might unnecessarily impact the city and existing residents. Please include us as a Party of Record for the Tamaron Pointe proposal. Thank you. Sincerely, Steve & Julie Wasson cc: Mr. John Wayland Trammell Crow Residential 4010 Lake Washington Blvd NE #330 Kirkland, WA 98033 Steve & Julie Wasson 2515 Park Place North Renton, WA 98056 (425) 228-6787 jwasson206©aol.corn October 27, 1998 Ms. Jennifer Toth Henning City of Renton, Building/Public Works Dept. 1055 South Grady Way Renton, WA 98055 Subject: Labrador Preliminary Plat Application, LUA-98-141; PP, R, V, ECF Dear Ms Toth Henning: The proposed Labrador Preliminary Plat application will cause significant undesirable impacts on the Kennydale neighborhood, including destruction of a wildlife area, traffic congestion, and traffic safety problems. There should be no approval of this project without the following modifications: 1. Lower entrance to the site should be moved from Burnett Avenue to Lake Washington Blvd. 2. The zoning of the eastern 4.7 acres should remain R-1. 3. There should be no road crossing of the ravine, with either culvert or bridge. This property can be developed WITHOUT destroying the continuity and beauty of this ravine and creek, and there is no need for a through-road from Park Place to Burnett or Lk Washington Boulevard. The following is more detailed analysis supporting these conclusions. Site Access The proposed access off Burnett wouid create a safety hazard. it will not meet basic standards for sight distance and is clearly awkward in it's position on a grade and proximity to the intersection of Burnett and Lk Wash Blvd. This is dangerous. The developer had originally recommended a better site, and should be required to access there. Proposed Rezoning There are several reasons why the proposed rezone is unacceptable: 1. The Comprehensive Land Use Plan established much of the proposed site as R-1 to preserve open, undeveloped space and to provide for variety in the landscape. This was done following extensive public input and comment. If the citizens of Renton wanted wall-to-wall, dense development that's what they would have built into the plan. It is poor policy to create a plan if you have no intention of sticking to it. 2. The city should . _ _,uire more significant preservation L. _uffer along the steep banks of this stream and wetlands, which feed to the immediate vicinity of the public fishing pier at Gene Coulon Park. Salmon are known to spawn in the lower stretches of this year-round creek 3. The applicant's Wildlife and Habitat Evaluation is clearly flawed by omitting obvious and well known bald eagle roosts in this area. 4. The cumulative traffic impacts of multiple developments in Kennydale must be considered together. In addition to Labrador, the Tamaron Pointe Apts, The Bluffs, the Barbee Mill / PanAbode sites, and the site adjacent to Marina Landing are all likely to be developed within the next three years. Failure to consider the combined impact will leave the city burdened with the expense to resolve the resulting problems on its own, without support from the contributing developers. Ravine Crossing and Tree Clearing The site is cut diagonally from Northeast to Southwest by a beautiful ravine and year-round creek that is rare not only in Renton, but in the whole Lake Washington basin. The proposed development would cut across this gem with a road that is totally unnecessary! The Western half of the site can be easily accessed from the "site access" proposed at Lake Washington Blvd. The Eastern half of the site can be reached from either 26th (near Park Place) or from 28th (near Meadow), where some of the parcels have existing access, or both. The developer's application misleads by implying that the installation of a through road would benefit or be desired by existing residents. ABSOLUTELY NOT SO! Residents have overwhelmingly expressed that current access is adequate and additional traffic of a through-road is NOT desired. Summary Recommendation The City should stay true to the Comprehensive Land Use Plan, evaluate with consideration of several concurrent projects, and protect the priceless beauty of a rare, unspoiled urban stream. Please include me as a Party of Record for the Labrador proposal. Thank you. Sincerely, Gam _ We,-141,-fan Steve Wasson Julie Wasson October 26, 1998 Renton City Council Minutes Page 349 Streets: Logan Ave S City Clerk reported bid opening on 10/21/98 for CAG-98-132, Logan Ave. S. Improvements, Gary Merlino, Improvements; five bids; engineer's estimate $660,251.82; and submitted staff CAG-98-132 recommendation to award the contract to the low bidder, Gary Merlino Construction Co.,in the total amount of$594,008.14. Council concur. Annexation: 132nd Ave SE Economic Development,Neighborhoods& Strategic Planning Department (Union Ave NE),Davis requested a public meeting be set on November 9, 1998 to consider a Notice of Intent to Annex approximately 3.8 acres east of 132nd Ave. SE(Union Ave. NE);petitioner Davis. Council concur. Municipal Court: Public Executive Department recommended approval of an agreement in the amount Defender Services,Kameron of$168,000 with the law firm of Kameron C. Cayce for public defender Cayce services for one year. Refer to Finance Committee. Transportation: Quendall Legal Department recommended that the private railroad crossings at the Terminals Railroad Crossings Baxter, Port Quendall and Barbee Mills sites be transformed into public (Private into Public) crossings once the City has exercised its option to purchase Quendall Terminals and the Administration has received adequate assurances of ultimate development of these properties. Refer to Transportation Committee. MOVED BY EDWARDS, SECONDED BY KEOLKER-WHEELER, COUNCIL APPROVE THE CONSENT AGENDA AS PRESENTED. CARRIED. CORRESPONDENCE Correspondence was read from James and Sally Scott, 1405 N. 28th St., Citizen Comment: Scott— Renton, 98056, stating that the Labrador Ventures property is one of the main Labrador Ventures Preliminary migratory routes for small and large birds in this area. They feared that Plat,Lk Wash Blvd(PP-98-141) pollutants from an additional 60 or 70 residences would foul the creek, and that the neighborhood streets would be subject to an additional 150 to 200 road trips per day. Mr. and Mrs. Scott concluded that the City has already declared Kennydale as an area in need of more open space and a neighborhood park. OLD BUSINESS Council President Edwards presented a report regarding the Master Plan and Committee of the Whole appropriation for the Piazza and Gateway. Since late January, 1998, staff has Parks: Master Plan and been working with the Downtown Planning Project's Design Review Team Appropriation for the Piazza (DRT)to develop a Master Plan for the development of the Piazza and and Gateway Gateway properties in downtown Renton. The DRT has completed its work, which has culminated in the development of a Master Plan. In the 1998 budget,the City Council budgeted$1,000,000 for the Downtown Redevelopment project. In May 1998,the Council appropriated$200,000 of this amount to complete improvements to the adjacent pavilion building, with the remaining funds intended to fund the development of the Piazza and Gateway properties. The Committee of the Whole recommended adoption of the Master Plan as presented,with the understanding that should the Seattle Public Utilities Department not approve the location of the trellis on their property as shown on the Master Plan, then the"trellis option" shall be incorporated as part of the adopted Master Plan. The Committee of the Whole further recommended that staff be authorized to proceed with detailed drawings, final cost estimates, and construction documents in anticipation of a late spring construction start. The Committee of the Whole further recommended that$800,000 be appropriated to implement the improvements to the Piazza and Gateway as • October 26, 1998 To: City of Renton Enviromental Review Committee. Jennifer Toth Henning,Project Manager Subject: Labrador Preliminary Plat Project No.LUA-98-141,PP,R,V,ECF You have a unique opportunity to demonstrate your wisdom and be recognized as a leader in the health and • beauty of Renton,or to be known as just another rubber stamp in the ugliness and greed that has taken over much of Renton development. During the past forty years several people with great vision provided for Renton's future.The greatest gift was Gene Coulon Park.City councilmen walked through Eldon Acres and described it as a natural paradise which needed to be preserved.They decided against any rezoning or opening of streets which would disturb it We were there!. Several years ago at a council hearing on a full rezone in Renton our area was left R-1. We were there!. Again over a year of planning by the city and community went into a traffic plan which would keep the area from developing into a through highway.We were there! The city also made a decision not to allow a large development on the bluff for traffic and landslide reasons. We know that Kennydale was already shown as an area in need of further open space and parks in the public stance that the city put out this year. Do you know that these acres are one of the main migratory routes for small and large birds? Hundreds take refuge in the woods and fields here and then pass on through..The woods,underbrush and ravine have provided a natural buffer between the neighborhood and the Griffin Home. What will 60 or 70 houses do? Pollutants from their yards and cars will foul the creek.The trees which break the fierce winds from across the lake will be gone and the highway noise will be worse for all. Those homes will produce not 60-70 cars but 150-200 cars on our roads each day not counting delivery trucks etc. You will increase the population significantly between the apartments and the housing with no more parks nor open spaces in an area where we know that Kennydale was already shown as an area in need of further open space and parks in the publication that the city put out this year. We invite you to come out and visit with us and our neighbors in our community. Sincerely,, � antes B. and Sally Scott 1405-N. 28th Renton,WA.98056 cc. City Council Members Mayor Jesse Tanner October 26, 1998 Renton City Council Minutes - Page 347 sewer service to the annexed properties. Charles Dietsch, 3737 Park Ave.N.,Renton, said that as the owner of property located at Sunset Blvd. and 142nd Ave.NE,he was keenly interested in whether Renton will provide sewer service to the proposed annexation area, and if so, whether his property could receive this service as well. David Allen, 14433 SE 112th PI.,Renton, stated that he and most of his neighbors oppose this proposal. He disliked the incremental annexing of smaller properties,and did not want to further complicate emergency services in this area. There being no further public comment, it was MOVED BY EDWARDS, SECONDED BY PARKER, COUNCIL CLOSE THE PUBLIC MEETING. CARRIED. MOVED BY EDWARDS, SECONDED BY CORMAN, COUNCIL: ACCEPT THE 10%NOTICE OF INTENT TO ANNEX; AUTHORIZE CIRCULATION OF THE 60%PETITION TO ANNEX; REQUIRE THE ADOPTION OF CITY ZONING ON THE PROPERTY CONSISTENT WITH RENTON'S COMPREHENSIVE PLAN; AND REQUIRE THAT THE PROPERTY OWNERS ASSUME A PROPORTIONAL SHARE OF RENTON'S BONDED INDEBTEDNESS. CARRIED. ADMINISTRATIVE City Clerk Marilyn Petersen 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 1998 and beyond. Items noted included: * On October 15th, 28 Renton firefighters honed their skills at a practice burn in a donated Kennydale house. * The Seattle City Council approved the Seattle/Renton water franchise agreement on October 19th. The agreement will be presented to the Renton City Council for its approval on November 2nd. * The City Attorney's Office obtained a reversal of the injunction granted by King County Superior Court to the Lucas Children's Trust Fund, allowing work on the East Kennydale sewer interceptor to proceed. * City Transfer is currently removing the Cedar River dredge materials stockpiled at the Narco site, and expects to complete this job by the end of the year. AUDIENCE COMMENT Kim Browne, 1003 N. 28th Pl.,Renton, 98056,relayed her objection to Citizen Comment:Browne— Labrador Ventures Preliminary Labrador Venture's proposed residential development in the vicinity of Lake Plat,Lk Wash Blvd(PP-98-141) Washington Blvd.,Burnett Ave.N., and N. 28th Pl. in the Kennydale area. She was troubled in particular by the proposed site access,which would not allow for sufficient sight distance, thus creating an unacceptable safety hazard. She was additionally concerned by the developer's application for a variance to clear almost 200 lineal feet of quality wildlife habitat along steep slopes. Saying that the plan must be changed to reflect the ideals of the community as well as to ensure public safety and the protection of an environmentally- sensitive area, she said the plat would be deserving of approval only if the following modifications are made: site access is moved from Burnett Ave. to Lake Washington Blvd. in the vicinity of lots 7 and 8; the zoning for the eastern 4.7 acres is maintained as R-1; and the ravine remains undisturbed and a road is not built over it, either by use of fill and a culvert or by any other method October 26, 1998 Renton City Council Minutes Page 348 (including a bridge). Ms. Browne submitted a petition containing 119 signatures of Kennydale residents indicating their agreement with these conditions. Mayor Tanner noted that the proposal is open for public comment until October 29th, after which it will undergo environmental review before proceeding to a public hearing before the Hearing Examiner. Citizen Comment: Moore— Michael Moore, 1220 N. 28th Pl.,Renton, 98056, spoke against the proposed Labrador Ventures Preliminary rezone for the eastern property of Labrador Ventures, saying that the area Plat, Lk Wash Blvd(PP-98- should remain R-1 in accordance with the City's Comprehensive Plan and the 141) desires of the Kennydale community. Noting the site's many physical and topographical considerations,he said the proposed access road is not, as the applicant has stated, "desperately needed." Rather, the intersection of Burnett and N. 28th Pl. is already difficult, given the steep grade of the road and its curve, which greatly limit driver sight distance. Mr. Moore concluded that the site is home to many species, including black-tailed deer and pileated woodpeckers. Responding to Councilman Corman, Mr. Moore said any development of this property should be managed by limiting the density that is allowed. He also suggested that every effort be made to avoid building a culvert over the area's stream. Councilman Parker noted that the City made numerous vigorous efforts to purchase this property from its previous owner,but was consistently rebuffed. Citizen Comment: Shure— Charles Shure, 1201 N. 28th Pl., Renton, 98056, emphasized that the stream Labrador Ventures Preliminary which exists on this property flows year-round, and in the autumn, salmon Plat, Lk Wash Blvd(PP-98- spawn at its mouth. He feared that disturbing the ravine would be detrimental 141) to the area's wildlife and could possibly even destroy its habitat. In response to Councilman Corman, Planning/Building/Public Works Administrator Gregg Zimmerman confirmed that a State Department of Fisheries hydraulic permit would be required to perform any construction affecting or involving the stream. He offered to look into whether the development will need a shoreline permit as well. Responding to an inquiry from Councilman Parker, Mr. Zimmerman said Renton's waterway setback is 25 feet,which is comparatively slender compared to that of other jurisdictions. Citizen Comment: Korn— Eric Korn, 1211 N. 28th Pl.,Renton, 98056,reported that the Labrador Labrador Ventures Preliminary Ventures property contains wetlands. Although these are are normally Plat,Lk Wash Blvd(PP-98- protected by a 50-foot buffer from any development,the use of averaging can 141) reduce actual buffers to as little as 25 feet. He showed pictures taken of the area, emphasizing that it is not uncommon for local residents to see bald eagles in the forest. Mr. Corman commented that Council cannot take action on this project at this time, since the application must undergo the stipulated process. He suggested that the developer consider modifying its proposal to address some of the neighbors' concerns. (See additional information under Correspondence.) CONSENT AGENDA Items on the consent agenda are adopted by one motion which follows the listing. City Clerk: 1997 City of City Clerk submitted 1997 Audit Report for the City of Renton as provided by Renton Audit Report the Washington State Auditor's Office. Information. CITY OF RENTON October 19, 1998 OCT 2 6 1998 Ms. Jennifer Toth Henning RECEIVED Project Manager and CITY CLERK'S OFFICE Environmental Review Committee (Gregg Zimmerman, Jim Hanson and Jim Shepard) Development Services Division 1055 South Grady Way Renton, Washington 98055 RE: Comment on the Labrador Preliminary Plat Application Land Use Number LUA-98-141; PP, R, V, ECF Dear Ms. Toth Henning and Environmental Review Committee: We have reviewed the Labrador Preliminary Plat application and are submitting our comments to the City. We believe that the plan must be modified to reflect the ideals of our community, as outlined below, and also those of the City, particularly for public safety and environmental sensitivity as embodied in the City of Renton Comprehensive Plan. The application is worthy of approval only if the following modifications are made: 1. Site access is moved from Burnett Avenue to Lake Washington Blvd. in the vicinity of Lots 7 and 8. 2. The zoning for the eastern 4.7 acres is maintained as R-1. 3. The ravine remains undisturbed and that a road is not built over the ravine either by use of fill and a culvert (as proposed) or by any other method including a bridge. Reasons for these plan modifications are provided below. Site Access The proposed site access off of Burnett Avenue North would create an unacceptable safety hazard. As described in the applicant's traffic study (page 7), the proposed access intersection with Burnett Ave. N does not fully meet the AASHTO Policy for entering sight distance for roads with speed limits of 25 MPH. The sight distance at the proposed intersection is 76 feet shorter than the standard. Considering the poor visibility, the slope of the road, and the fact that motorists generally exceed the posted 25 MPH speed limit, it is clear that the site access as planned would result in unnecessary traffic accidents and danger to the community. We propose that the applicant modify the plat by moving the western access site from Burnett Avenue to Lake Washington in the vicinity of Lots 7 and 8. This is the original access site proposed to the City planning department by Labrador Ventures LLC on May 7, 1998. Given that there is a feasible alternative access site, our neighborhood is not willing to accept the safety hazard created by the existing plan. Proposed Re-zoning The zoning for the area in question was established in the most recent Comprehensive Land Use Planning process. This process involved the coordinated effort of countless hours by the public, in particular the neighbors in this area, as well as city officials and staff. A long and deliberate public process was undertaken to classify the subject property in a zone that reflected the will of the community and the needs of the environment. It is still our will to maintain the property's R-1 zoning and we feel strongly that the City would be negligent in approving the rezone request from R-1 to R-5 and are asked not to do so. Ravine Crossing and Tree Clearing The applicant requests a variance to clear and fill are large portion of the ravine (which contains a stream that flows year-round), to build a road crossing. We are absolutely opposed to having a road built across the ravine. Construction of any vehicle ravine crossing, either by way of fill and a culvert (as proposed) or bridge, would result in an unacceptable level of environmental degradation. The variance would allow the applicant to clear one-third of an acre of slopes in excess of 60% along the stream corridor. This amounts to about 180 lineal feet of clearing. According to the applicant's Wildlife and Habitat Evaluation, (and also as witnessed by the residents in this area), the ravine contains quality habitat used by sensitive wildlife species including the Colombian black-tailed deer (white tail deer are also living in the area), the pileated woodpecker, which is a candidate for listing as a threatened or endangered species by Washington Department of Fish and Wildlife (WDFW), and Bald Eagles which perch in this area. Along with destruction of wildlife habitat, the proposed filling activity (4,290 cubic yards) and tree cutting would destroy the creek in its present and virtually pristine state and would generate erosion and siltation that would diminish the quality of the downstream wetland (Wetland B) and Lake Washington, which is the final destination of the stream. Furthermore, the requested variance is inconsistent with the policies in the Environmental Element of the Comprehensive Plan, including: Objective EN-C: Protect and enhance the City's rivers, major and minor creeks and intermittent stream courses. Policy EN-70. Land uses on steep slopes should be designed to prevent property damage and environmental degradation, and to enhance greenbelt and wildlife habitat values by preserving and enhancing existing vegetation to the maximum extent possible. This variance request is especially disturbing to us given the minimal amount of environmental preservation planned for the property. The proposed subdivision allows only 18.5% of the site to be preserved in wetlands, buffers and the stream corridor. We cannot support the requested variance to fill the ravine (with the associated clearing of one-third of an acre of steep slopes) and ask that the city not allow it. Thank you for the opportunity to comment on the proposal. We are in favor of a development plan that ensures public safety, retains the existing zoning, minimizes environmental impacts and preserves the natural habitat of the ravine and year-round stream. We feel that our requested modifications to the proposed plan would accomplish all of these goals and would allow Labrador Ventures a successful development project. Sincerely, S. jk("Idf) Name: Address: cc: Honorable Mayor Jesse Tanner, Renton City Council members October 19, 1998 Ms. Jennifer Toth Henning Project Manager and Environmental Review Committee (Gregg Zimmerman, Jim Hanson and Jim Shepard) Development Services Division 1055 South Grady Way Renton, Washington 98055 RE: Comment on the Labrador Preliminary Plat Application Land Use Number LUA-98-141; PP, R, V, ECF Dear Ms. Toth Henning and Environmental Review Committee: We have reviewed the Labrador Preliminary Plat application and are submitting our comments to the City. We believe that the plan must be modified to reflect the ideals of our community, as outlined below, and also those of the City, particularly for public safety and environmental sensitivity as embodied in the City of Renton Comprehensive Plan. The application is worthy of approval only if the following modifications are made: 1. Site access is moved from Burnett Avenue to Lake Washington Blvd. in the vicinity of Lots 7 and 8. 2. The zoning for the eastern 4.7 acres is maintained as R-1. 3. The ravine remains undisturbed and that a road is not built over the ravine either by use of fill r d I. .♦ (as ed) Cr an: other a bridge. fill a��... a vu�icil p,::p:�J � v. by u:.� 1.. methodincluding � :i �... Reasons for these plan modifications are provided below. Site Access The proposed site access off of Burnett Avenue North would create an unacceptable safety hazard. As described in the applicant's traffic study (page 7), the proposed access intersection with Burnett Ave. N does not fully meet the AASHTO Policy for entering sight distance for roads with speed limits of 25 MPH. The sight distance at the proposed intersection is 76 feet shorter than the standard. Considering the poor visibility, the slope of the road, and the fact that motorists generally exceed the posted 25 MPH speed limit, it is clear that the site access as planned would result in unnecessary traffic accidents and danger to the community. We propose that the applicant modify the plat by moving the western access site from Burnett Avenue to Lake Washington in the vicinity of Lots 7 and 8. This is the original access site proposed to the City planning department by Labrador Ventures LLC on May 7, 1998. Given that there is a feasible alternative access site, our neighborhood is not willing to accept the safety hazard created by the existing plan. Proposed Re-zoninq The zoning for the area in question was established in the most recent Comprehensive Land Use Planning process. This process involved the coordinated effort of countless hours by the public, in particular the neighbors in this area, as well as city officials and staff. A long and deliberate public process was undertaken to classify the subject property in a zone that reflected the will of the community and the needs of the environment. It is still our will to maintain the property's R-1 zoning and we feel strongly that the City would be negligent in approving the rezone request from R-1 to R-5 and are asked not to do so. Ravine Crossing and Tree Clearing The applicant requests a variance to clear and fill are large portion of the ravine (which contains a stream that flows year-round), to build a road crossing. We are absolutely opposed to having a road built across the ravine. Construction of any vehicle ravine crossing, either by way of fill and a culvert (as proposed) or bridge, would result in an unacceptable level of environmental degradation. The variance would allow the applicant to clear one-third of an acre of slopes in excess of 60% along the stream corridor. This amounts to about 180 lineal feet of clearing. According to the applicant's Wildlife and Habitat Evaluation, (and also as witnessed by the residents in this area), the ravine contains quality habitat used by sensitive wildlife species including the Colombian black-tailed deer (white tail deer are also living in the area), the pileated woodpecker, which is a candidate for listing as a threatened or endangered species by Washington Department of Fish and Wildlife (WDFW), and Bald Eagles which perch in this area. Along with destruction of wildlife habitat, the proposed filling activity (4,290 cubic yards) and tree cutting would destroy the creek in its present and virtually pristine state and would generate erosion and siltation that would diminish the quality of the downstream wetland (Wetland B) and Lake Washington, which is the final destination of the stream. Furthermore, the requested variance is inconsistent with the policies in the Environmental Element of the Comprehensive Plan, including: Objective EN-C: Protect and enhance the City's rivers, major and minor creeks and intermittent stream courses. Policy EN-70. Land uses on steep slopes should be designed to prevent property damage and environmental degradation, and to enhance greenbelt and wildlife habitat values by preserving and enhancing existing vegetation to the maximum extent possible. This variance request is especially disturbing to us given the minimal amount of environmental preservation planned for the property. The proposed subdivision allows only 18.5% of the site to be preserved in wetlands, buffers and the stream corridor. We cannot support the requested variance to fill the ravine (with the associated clearing of one-third of an acre of steep slopes) and ask that the city not allow it. Thank you for the opportunity to comment on the proposal. We are in favor of a development plan that ensures public safety, retains the existing zoning, minimizes environmental impacts and preserves the natural habitat of the ravine and year-round stream. We feel that our requested modifications to the proposed plan would accomplish all of these goals and would allow Labrador Ventures a successful development project. Sincerely, Name: 7227. Address: y0 cc: Honorable Mayor Jesse Tanner, Renton City Council members To: Ms. Jennifer Toth-Henning 3 a G/ t-�` Gregg Zimmerman Jim Hanson Jim Shepard Renton City Council Re: Labrador Preliminary Plat Application Land Use Number LUA-98-141;PP, R, V, ECF The undersigned residents of Kennydale, believe that the Labrador Preliminary Plat Application Land Use Number LUA-98-141; PP, R, V, ECF should only be granted if the following modifications are made: i. Site access is moved from Burnett Avenue to Lake Washington Blvd. In the vicinity of Lots 7 and 8. 2. The zoning for the eastern 4.7 acres is maintained as R-1. 3. The ravine remains undisturbed and that a road is not built over the ravine either by use of fill or a culvert (as proposed) or by any other method including a bridge. Registered Name Address Phone Number Signature Voter 1 r2e„.) Zfs iv a Di, ' 5-Z2iJ-lent- IV'° �.i.�Qcd'h.� f2S- 2 /a/.S�/� �/% -�5=o2.7 -41aa� X�•�,. Ys 3 ,,, 4,/ / /7 y17 2Y �,5;5"-/p,7 v ( V\ D 4 J7 17• 7/4/\" N � //Gr A/ .2J'.z2(� 42 -rLp.....-71_, 5 i erw1L l o rn hi' 12-oq to • a9' -Sd- y>c -17 S1-1-4p3 .2,1,7 L .mac . ,C5 6 / p.11/ it l `f 77 yf-f aZ f; Z 2e-7//5f a .c 5-- 7 1/�. _L J� I a o I 11-ii4,5 . Lb25-( d(-c: Yyr .-eD 8 a. ,,e,,,,„a„,_ Iv.2.4/ / -kie 9 0,, eri joer < 47el Iii3 /✓ 2 ' 5-4- 2- 53 - ) 6/6 /ei,-v 10 1.r f . CPi.�,�.-L � 1 i 1 A-)• �iir� 7,5 i-- /6Z 3i t l A , l�a....,.�sc -_- (-11-611 _ 4, _ 4L- it vs A/ IT f r. 25: -7Y/G 61 AY6 _ 12 13 �' i I ` Os ,g t" c }- aS3 -7 fit L � 0 4'.`,a c, 1O a ) 1\t . a ei-I-1, q�s-a)j-70 i3 k) lic:Lz1.24. V-4) 14 rA)T tk1A I°1y N 2`1`� 4�1,(—c13-fin`/ 15 /0 to . d ��� .� yPs16 ? Q. Bu,�,,..rZ(. ioo �tl•�9 5f �1�5 ao�(-1o4g�,� a• y' 17 18 19 20 To: Ms. Jennifer Toth-I-lenning Gregg Zimmerman • Jim Hanson Jim Shepard Renton City Council Re: Labrador Preliminary Plat Application Land Use Number LUA-98-141;PP, R, V, ECF The undersigned residents of Kennydale, believe that the Labrador Preliminary Plat Application Land Use Number LUA-98-141; PP, R, V, ECF should only be granted if the following modifications are made: I. Site access is moved from Burnett Avenue to Lake Washington Blvd. In the vicinity of Lots 7 and 8. 2. The zoning for the eastern 4.7 acres is maintained as R-1. 3. The ravine remains undisturbed and that a road is not built over the ravine either by use of fill or a culvert (as proposed) or by any other method including a bridge. Registered Name Addresses _ Phone Number ? Signature Voter 1 `/%/sLGGf1� %l .vY a-. 942 �/2S.7)S �'-/726 V)/aii 4:re L'(-ie 2 Mar C•� c.dcvma 9,2 N .2 21.4 S . 1 -7. G�_ tr' 4 14- t fczY of ukA//1M 906/1/ - I� /t)_ 6 p'' ,,,,,,f v 7 l ; L t4 r•,, ; q01c� N O(�i 5� . I�S NA-A0)D- �C c s p^,.t5 � 6 Ivoo 1.3 Zak LIZS a� -0 1 1 ko 8 ir���e( _ fCiT3 1/ ,7 S 9 /, 10 11 12 13 14 15 16 17 18 19 20 To: Ms. Jennifer "loth-1 Ienning 2` - � Gregg Zimmerman Jim Hanson Jim Shepard Renton City Council Re: Labrador Preliminary Plat Application Land Use Number LUA-98-141;PP, R, V, ECF The undersigned residents of Kennydale, believe that the Labrador Preliminary Plat Application Land Use Number LUA-98-141; PP, R, V, ECF should only be granted if the following modifications are made: I. Site access is moved from Burnett Avenue to Lake Washington Blvd. In the vicinity of Lots 7 and 8. 2. The zoning for the eastern 4.7 acres is maintained as R-1. 3. The ravine remains undisturbed and that a road is not built over the ravine either by use of fill or a culvert (as proposed) or by any other method including a bridge. Registered Name Address Phone Number Signature Voter 1 K.i V \ 6kow (oa3 KJodI a , NasQa6=7791 �� , y_,...s 2 / _/ .. /i I r 7 1 28-891a w. « /. ./- .i. ,i. -_� El - UCH UA-S S, A 1/ 1 t A/ 2�' i' z/zc ZoL/, t;`7/7 , �. e,,. .5, 4 W,ti. Lug Wel -Cc C1,-}, _ L cl,cv f 1 tn_c:, a-,5 I�/ 6d( -J � Lute 5 � �ka,, ��-�..... „.. ,-1 , ,_,-1 , ,_ o•; r y +`� Pr �rt � Zjs r�, �, r,�� / , S 3-- .31: 411k, Y--' EIN 5 e E // ' GI o 2 ,4h ' ' zsiz Y3 . / _.� I I.', ®111PAERI o N . �r [L(A-) t/3c�- '5 s 1 10 !� ,�`� Ufa Qd f ,c sc2.�.s%7,/v ,�' A... 11 ,�.�' 4 • fO.S/1� � .,�i• �Z.� S79/o i�i1 , , ei) 9/7 .,U, ,2 /W y25 22G-7G/, 4/' i f /til <K0 . 12 <�.�,� ZgO3 VuQ,)E,TAl, y�S-2z7-6,5o�3 i- 13 • ► J • . 803 : ■, . \J '12S-227-o5o3 �� i(.x, ® :L /, , i ,: .L?0 9 autN a A` /v Y2r- I.2illerr , qr.• i I 0 1 . j ,Ai. " .. 17 ` ' _X g1 �/1-Q / OT_1., 07 S—oZ�SS 1), fe iiimim 18 ��." = / - 7 / / /Vo. LO) a3S-97/ lzreMININ .l o: Ms. Jenniler"loth-Henning Gregg Zimmerman Jim Hanson Jim Shepard Renton City Council Re: Labrador Preliminary Plat Application Land Use Number LUA-98-141;PP, R, V, ECF The undersigned residents of Kennydale, believe that the Labrador Preliminary Plat Application Land Use Number LUA-98-141; PP, R, V, ECF should only be granted if the following modifications are made: 1. Site access is moved from Burnett Avenue to Lake Washington Blvd. In the vicinity of Lots 7 and 8. 2. The zoning for the eastern 4.7 acres is maintained as R-1. 3. The ravine remains undisturbed and that a road is not built over the ravine either by use of fill or a culvert (as proposed) or by any other method including a bridge. Registered Name Address Phone Number Signature Voter 1 ti' t / (- ?, it( `mil — J r} , 7/ - ^ f � '( I 2 2/)2,� 1 c/ �( 2C'� Y ,. e)-6/ 1 S� 5� /`' 1/ �` T L ue/ �' S C�it/ 3 Ncti �-, 1 1,A j J :'n , ,/ jam/ , /) 3c S f �7 2' C., 7. &' l ,Y� / 6 Sr 8 9 10 11 12 13 14 15 16 17 18 19 20 To: Ms. .'.1-roil '.oth-I lenn_'e.; 4 i� Gregg Zimmerman 3 O ,, ,l 11 . Jim Hanson Jim Shepard . ,, (2 ."ll ._-C_ /74Z.�a' i':i Renton City C uncil �/ R : Labrador Preliminary Plat Applicat:on Land Use Number LUA-98-141;PP, R, V, ECF /Uh / 7 I '1/j 7_-c-i. AC-c,--,7-c, The undersigned residents of Kennydale, believe that the 'Labrador Preliminary Plat Application Land Use Number LUA-98-141; PP, R, V, ECF should only be granted if the following modifications ..r-� made: 1. Site access is moved from Burnett Avenue to Lake Washington Blvd. In the vicinity of Lots 7 and 8. 2. The zoning for the eastern 4.7 acres is maintained as R-1. 3. The ravine remains undisturbed and that a road is not built over the ravine either by use of fill or a culvert (as proposed) or by any other method including a bridge. IRegistered Name Address I Phone Number Signature Voter 1 t"rl I.Z S tG..✓v‘4.1v, 1IuY .o'•'' t,2t i Z-,-.'t.' - �-'<--....__-.- y.' 7 2 ;,',14-Z i _( �, 111se-\ IIJ`- ti' • '')t1 izN 447 )iWL,-- )- (rJ i C i '.t l'L‘ ( l:/� 3 ._. ._ty, s� 1 1(' ,'1-JJ� , -�("'Wit• 2 -? ov_3 I '.t 7, 4 � )1 l�; Al:* f,; y�)=zzx E- . , 6 "re ,7-- Lr if..4rr,- d / 0 iV. o`'`'Sl 26 - . )7S 7 _''r�=q- c E. r3, 7-75 /�� y ,i 3 es — i• y .2 8 <' / 9 ' i,..lc;; .�7_�.c►%A :al ►_ 36;3 G-<47- 10 r 4-.�, '`(�- I is �I 3,.•rU, 255- zz3i, ,->a‘.' ti ;z_i,N �S 11 , L7 :cN�.r // C; ;� yy' F .C`:�/�• S S —� � — �/ V r N t',il A (-�. c,.-U. 12 1-I,J / / 1'✓/t; i''/' )/I) ?� jl.� 1L1 s� c� , c`'' z .. 13 11 L ' � '( 'v j 0 13 'r-i f c. 14 "ram( jX. ---- 1Lil_1 ' L ..fin 7`' ,2.4-V V6 i 4 - j Ve' 5 15 r _ ' _ZOOG tO 01-)^ 2.-,55--3 a7 i " ( ' --V2'1 16 v` i?::./l',1 ()c dA-1 00(o A), ..10 tit a r` •t— c 1 > >i, 17 '.l>-cv /i 0, '-e.r1- _J 1. (-- )- =F, _'�S yL>n" : _ �.._ < % I r/L iV �n -,,-S:f/j c , ,4ner.C/ .-� 4z-• 19 -" ,ice ii.,)Z - --' c:/n ,.) iL 2L►JiL ; i.^ -,- • !'11 i -.11 S f,7r)K P/Acc.. 4\ 1 5 ta/4/ frit ?C“-vy �it TO ) I I 3 )/ - I Iit . • t Il - L .0 N Z 3- poi/ a Ilse, lies z 11_0:71c4 s .), 1 )61; 0 14„.4 1026 to1i L 4 I C lt-i 1 01 3 yd.,: "'ir ? tooI Tq 9 u1 U.& j cto� To: Ms. Jennifer "loth-1lenning d0 % ki e Gregg Zimmerman Jim Hanson ( 74 Jim Shepard Renton City Council Re: Labrador Preliminary Plat Application Land Use Number LUA-98-141;PP, R, V, ECF The undersigned residents of Kennydale, believe that the Labrador Preliminary Plat Application Land Use Number LUA-98-141; PP, R, V, ECF should only be granted if the following modifications are made: I. Site access is moved from Burnett Avenue to Lake Washington Blvd. In the vicinity of Lots 7 and 8. 2. The zoning for the eastern 4.7 acres is maintained as R-1. 3. The ravine remains undisturbed and that a road is not built over the ravine either by use of fill or a culvert (as proposed) or by any other method including a bridge. Registered Name Address Phone Number Signature Voter 1 HA-Gar./ • 1v4 6% Ai Lfey7 f? v�/1� s="rss�'y�"3 ,, ed d• -rra+.�c.�1 �.s 2 �e.t c,c r .Z e-t1 ` / 3 �� ���1 fLl. ��-I-. �P I• �S��`d -3�l� � '.� .�e�c�- -w 7'� �,- d� .— -287%igrkAke.N yes=.2ss 99 �1 5 43 g /0..e4 s.... N J.2 s-.z s S.-9 9 7 8 (J.,u-6 7 sp.„.21- en-k-Pcx- `-t)-c--).)Q-6))7).- 7 -11 GI�- f� 02go0 � apX -,.0/9-/0s6 4 8 /evGc,.c 0.)• / eda n2900 /' K Ave.Al • 6) '<'-A0 5-0 9 y fin. rA e d x v L- g e le itL- aT /9� 3) ���e d 10 1 11 12 13 14 15 16 17 18 19 20 6 y-t To: Ms. Jennifer Toth-Henning n Gregg Zimmerman 6 L}���/e 2 Jim Hanson � """` Jim Shepard ./1.404.$401.2i, 40epq Renton City Council /� Re: Labrador Preliminary Plat Application Land Use Number LUA-98-141;PP, R, V, ECF /OoA /'ze(efliezhi6( The undersigned residents of Kennydale, believe that the Labrador Preliminary Plat Application Land Use Number LUA-98-141; PP, R, V, ECF should only be granted if the following modifications are made: i. Site access is moved from Burnett Avenue to Lake Washington Blvd. In the vicinity of Lots 7 and 8. 2. The zoning for the eastern 4.7 acres is maintained as R-1. 3. The ravine remains undisturbed and that a road is not built over the ravine either by use of fill or a culvert (as proposed) or by any other method including a bridge. Registered Name Address Phone Number Signature Voter 1 �C;JLf (`- Q .iA5`.)0(V 1-7I,-3 RYAKPL ( 1ri<7 -1 LI2L-;';),-- L'lEr `1. . JcJ1/ ,.-1 INt te.............,, 2 `, 1 z \;(L, - T r�I h I L7 c). N1_ 1 II ,, ^cam 3 c c &y PP2K'C'R 1,,01 N. 24.1-i-\ ST' 425.22-C- 3Y1n1 • C ,�f ,:. �`,(-0_0 4 1�%.'):.Z _CAA n Pp,re,kGR �3v‘ n\ ".)1r1-%. 'rr 1-43S-22t, 2f-lct(6 T-k e, , \ \( �,___ tf _ . 5 5 v S&.c. VIc u P 1-1\.\S 2-5-i \ 4ecu7-.\--,e kl. 44:r15-2 2L>- 9,7 j 9I t . -+,�- 6 R`c--�• `��P�0 t-,i� L5 11 �)a .� Pk._t. .0 s -.2,z 6 -y�Y,/ ` ,%,,, /' 7/ ,6 7 G R 1/ 6 . ()iS :� is-f� f)7 , '''.�Z'7/- 7 .i ) 7321)5412---748 � j �u/3 . � � 1f � tj--) 9 � 5u / p P I ' c ,, ,ry, loi/ l pJ ^ _ /�- 7 C;L,.'' k Ai 7 2/ -c /5Z/ w L� 4.51 10 1\, �fC,e t1/4._/ '` 1 \ t I I ' 1.4/ . --.- jlr'L-5 11 /�Atzq ARr.icc-c, '�s2-:, PAge PL.M Li2;-7—.--2,21 t a . �-Q ` -� 12 6c-/2tiE° !,cell u/I- 5=Zv /1/. �� " 13 14 15 16 _ 17 18 19 20 To: Ms. Jennifer"Toth-1 lenning .SO Cp e % b( 47 26 e, Gregg Zimmerman = ,c zull- 9(IV Jim Hanson Jim Shepard afie 06ei ii ' Renton City Council J ,Ce GLi 4. Re: Labrador Preliminary Plat Application Land Use Number LUA-98-141;PP, R, V, ECF WG4G -4J / '6'q The undersigned residents of Kennydale, believe that the Labrador Preliminary Plat Application Land Use Number LUA-98-141; PP, R, V, ECF should only be granted if the following modifications are made: 1. Site access is moved from Burnett Avenue to Lake Washington Blvd. In the vicinity of Lots 7 and 8. 2. The zoning for the eastern 4.7 acres is maintained as R-1. 3. The ravine remains undisturbed and that a road is not built over the ravine either by use of fill or a culvert (as proposed) or by any other method including a bridge. Registered Name Address Phone Number Signature Voter 1 / O)1k I had / O9 kJ, 2k4 s 1- a- t-/76 7 fili e.�,, 4=./)14160-- (4-e� 2 �� /, f z .;/.a3 / e ' 4 `' �s.£.,L� /ye,a ,'2 6- �2 --2 a 7 rn. �� S 5 Z� � /.2.2/ N . ...2c r`' S T 2 -- 6 1 t/ e/ 1.....„.. fh /. �2�'� -_"� 7 Zacue - , iz--, s-/ .5 9 /, /3 /V 7 Y sa- 10 a�r1 I-2 ., / 6 - ,2�', L�, o n ii,fs o.,.f ) 2�a�{ . 11 Sri- -f-e,. 19 Y 12 '� ' Weeee-C —1 --------:----------- ,e.,(7-, , _ 13 14 15 16 17 18 19 20 To: Ms. Jennifer"loth-I lenning Gregg Zimmerman Jim Hanson Jim Shepard Renton City Council Re: Labrador Preliminary Plat Application Land Use Number LUA-98-141;PP, R, V, ECF The undersigned residents of Kennydale, believe that the Labrador Preliminary Plat Application Land Use Number LUA-98-141; PP, R, V, ECF should only be granted if the following modifications are made: i. Site access is moved from Burnett Avenue to Lake Washington Blvd. In the vicinity of Lots 7 and 8. 2. The zoning for the eastern 4.7 acres is maintained as R-1. 3. The ravine remains undisturbed and that a road is not built over the ravine either by use of fill or a culvert (as proposed) or by any other method including a bridge. Registered Name Address P e Number Signature Voter I /✓r/�, �l /i1Oq/� 4--L 4-37,— =� .. ' AlAt'la-4144 .,. 4V447. 3 ',4; ,�r Lk-k�)i, l yQC N 2_4 " . . yes zzs fi? .'1111��P 5 4 3 Kara n mil is n0 �x I// L �, k.5t. $36 ,)7/ 159( _� t 5 ., ta1�-i� �� �Ge�o 1 Ci:e e c-144 .1a� ,��// ls�!?!7 Crit. Y.�5 --S-_-Vj G/ 0 `;1, � -e- 0 6 ' it'd /kW s1 /0,S e - ,..2 4/-2_')) (x Ln i¢/c t S'-.271-1 KW e_d l-r) 7 MGM 1 1_, !74 Gi— sT - 23 G�re(4f 1`/2/iizs-Pp '-1� .) ,r/ I �., 8 Ca-trig-,-,re 1.-. 6�cti o. -4) -/ . r+lV, �}-1 :.25g-,7 ��i � �� ke-, /A,no n 7;44 V iN 7 6tn1l,,,,v C• 414-23S-V 77c. G54.7..,G ,Q. •44..; Gr'E-,- 10 Jades SoknS-tovt /?25 lv ,z4M. Sf V2S-- ZcY-199 ( !.- _,al eS 11 emir; ��-.. 1 I(t 1� Z`{ _ yZ - -4 3Go �� f ' / 14 ✓�6 ► �-L6 7 a . . .. 15 ��c./ .I+�.>mi. . 1. i • .•+ .ZS 1 . ,_,, ,.., Jp7' 16 j4nny /iASr`uLC 1, = /S/ ,-A_ 024 r=' / ) t1�.5"-27°o (,(7( ,)/ s' / yi , , ,� I a' 17 ieheeej £ ,y OI-C-- 2Zl`✓ fig.-ft 4,d A�4 /V '266 ' 11 / :' V Yes 18 19 2 r0 _ n 1 "TY OF RENTON RECEIVED October 19, 1998 7-C T 2 7 1998 te..;L G DIVISION Ms. Jennifer Toth Henning Project Manager and Environmental Review Committee (Gregg Zimmerman, Jim Hanson and Jim Shepard) Development Services Division 1055 South Grady Way Renton, Washington 98055 RE: Comment on the Labrador Preliminary Plat Application Land Use Number LJA-98-141; PP, R, V, ECF Dear Ms. Toth Henning and Environmental Review Committee: We have reviewed the Labrador Preliminary Plat application and are submitting our comments to the City. We believe that the plan must be modified to reflect the ideals of our community, as outlined below, and also those of the City, particularly for public safety and environmental sensitivity as embodied in the City of Renton Comprehensive Plan. The application is worthy of approval only if the following modifications are made: 1. Site access is moved from Burnett Avenue to Lake Washington Blvd. in the vicinity of Lots 7 and 8. 2. The zoning for the eastern 4.7 acres is maintained as R-1. 3. The ravine remains undisturbed and that a road is not built over the ravine either by uee of fill and a culvert (as proposed) or by any other method including a bridge. Reasons for these plan modifications are provided below. Site Access The proposed site access off of Burnett Avenue North would create an unacceptable safety hazard. As described in the applicant's traffic study (page 7), the proposed access intersection with Burnett Ave. N does not fully meet the AASHTO Policy for entering sight distance for roads with speed limits of 25 MPH. The sight distance at the proposed intersection is 76 feet shorter than the standard. Considering the poor visibility, the slope of the road, and the fact that motorists generally exceed the posted 25 MPH speed limit, it is clear that the site access as planned would result in unnecessary traffic accidents and danger to the community. We propose that the applicant modify the plat by moving the western access site from Burnett Avenue to Lake Washington in the vicinity of Lots 7 and 8. This is the original access site proposed to the City planning department by Labrador Ventures LLC on May 7, 1998. Given that there is a feasible alternative access site, our neighborhood is not willing to accept the safety hazard created by the existing plan. proposed Re-zonir►2 The zoning for the area in question was established in the most recent Comprehensive Land Use Planning process. This process involved the coordinated effort of countless hours by the public, in particular the neighbors in this area, as well as city officials and staff. A long and deliberate public process was undertaken to classify the subject property in a zone that reflected the will of the community and the needs of the environment. It is still our will to maintain the property's R-1 zoning and we feel strongly that the City would be negligent in approving the rezone request from R-1 to R-5 and are asked not to do so. Ravine Crossing and Tree Clearing The applicant requests a variance to clear and fill are large portion of the ravine (which contains a stream that flows year-round), to build a road crossing. We are absolutely opposed to having a road built across the ravine. Construction of any vehicle ravine crossing, either by way of fill and a culvert (as proposed) or bridge, would result in an unacceptable level of environmental degradation. The variance would allow the applicant to clear one-third of an acre of slopes in excess of 60% along the stream corridor. This amounts to about 180 lineal feet of clearing. According to the applicant's Wildlife and Habitat Evaluation, (and also as witnessed by the residents in this area), the ravine contains quality habitat used by sensitive wildlife species including the Colombian black-tailed deer (white tail deer are also living in the area), the pileated woodpecker, which is a candidate for listing as a threatened or endangered species by Washington Department of Fish and Wildlife (WDFW), and Bald Eagles which perch in this area. Along with destruction of wildlife habitat, the proposed filling activity (4,290 cubic yards) and tree cutting would destroy the creek in its present and virtually pristine state and would generate erosion and siltation that would diminish the quality of the downstream wetland (Wetland B) and Lake Washington, which is the final destination of the stream. Furthermore, the requested variance is inconsistent with the policies in the Environmental Element of the Comprehensive Plan, including: Objective EN-C: Protect and enhance the City's rivers, major and minor creeks and intermittent stream courses. Policy EN-70. Land uses on steep slopes should be designed to prevent property damage and environmental degradation, and to enhance greenbelt and wildlife habitat values by preserving and enhancing existing vegetation to the maximum extent possible. This variance request is especially disturbing to us given the minimal amount of environmental preservation planned for the property. The proposed subdivision allows only 18.5% of the site to be preserved in wetlands, buffers and the stream corridor. We cannot support the requested variance to fill the ravine (with the associated clearing of one-third of an acre of steep slopes) and ask that the city not allow it. Thank you for the opportunity to comment on the proposal. We are in favor of a development plan that ensures public safety, retains the existing zoning, minimizes environmental impacts and preserves the natural habitat of the ravine and year-round stream. We feel that our requested modifications to the proposed plan would accomplish all of these goals and would allow Labrador Ventures a successful development project. Sincerely, 4' Name: 4 ✓tea ,�/�� Address: a96'7 e Ace7 /- /��svToA(, LJ -• 5.1a.� cc: Honorable Mayor Jesse Tanner, Renton City Council members -41 DEVELOPMENT PLANNING CITY OF RENTON October 26, 1998 OCT 2 7 1998 To: City of Renton RECEIVED Enviromental Review Committee. Jennifer Toth Henning,Project Manager Subject: Labrador Preliminary Plat Project No.LUA-98-141,PP,R,V,ECF You have a unique opportunity to demonstrate your wisdom and be recognized as a leader in the health and beauty of Renton,or to be known as just another rubber stamp in the ugliness and greed that has taken over much of Renton development. During the past forty years several people with great vision provided for Renton's future.The greatest gift was Gene Coulon Park.City councilmen walked through Eldon Acres and described it as a natural paradise which needed to be preserved.They decided against any rezoning or opening of streets which would disturb it We were there!. Several years ago at a council hearing on a full rezone in Renton our area was left R-1. We were there!. Again over a year of planning by the city and community went into a traffic plan which would keep the area from developing into a through highway.We were there! The city also made a decision not to allow a large development on the bluff for traffic and landslide reasons. We know that Kennydale was already shown as an area in need of further open space and parks in the public stance that the city put out this year. Do you know that these acres are one of the main migratory routes for small and large birds? Hundreds take refuge in the woods and fields here and then pass on through..The woods,underbrush and ravine have provided a natural buffer between the neighborhood and the Griffin Home. What will 60 or 70 houses do? Pollutants from their yards and cars will foul the creek.The trees which break the fierce winds from across the lake will be gone and the highway noise will be worse for all. Those homes will produce not 60-70 cars but 150-200 cars on our roads each day not counting delivery trucks etc. You will increase the population significantly between the apartments and the housing with no more parks nor open spaces in an area where we know that Kennydale was already shown as an area in need of further open space and parks in the publication that the city put out this year. We invite you to come out and visit with us and our neighbors in our community. Sincerely, `I-4 O�.JL//DUI o� ames B. and Sally Scott (/\ 1405-N. 28th Renton,WA.98056 cc. City Council Members Mayor Jesse Tanner OCT-28-'98 WED 14:00 ID:WA DEPT OF FISHERIES TEL NO:206-391-6583 14979 P01 - SUTt (! ff, G, N State of Washington 0�,�, OFFOc; DEPARTMENT OF FISH AND WILDLIFE I Region 4 Office.16018 Mill Creek Boulevard-Mill Creek,Washington 98012-(425)775- 4:98 October 28, 1998 Jennifer Toth Henning,Project Manager City of Renton Development Services Division 1055 Grady Way South Renton, Washington 98055 Dear Ms.Henning: SUBJECT: Determination of Non-significance—Mitigated; Labrador Preliminary Nat, File Number LUA-98-141,PP,R,V,ECF,Kennydale Creek,Tributary to Lake Washington,King County,WRIA 48.MISC The Washington Department of Fish and Wildlife (WDFW)has reviewed the above-referenced State Environmental Policy Act document received on October 12, 1998, and offers the following comments at this time. Other comments may be offered if the project progresses. A Hydraulic Project Approval(HPA; RCW 75.20,WAC 220-110;to be issued by WDFW)will be required for the project to construct a stream crossing and to discharge stormwater to the creek. WDFW requires the design of stormwater facilities to meet or exceed the requirements of the Washington Department of Ecology Sto gemrnt Manual or the eg L�S9 Basin. Open detention ponds are normally required,unless topographical constraints exist. Regarding the culvert that is proposed: WDFW has met at the site with the project proponent to discuss this issue. The proponent was informed that a bridge would be the preferred alternative for a stream crossing. Culvert options were discussed, due to the proponent's desire to save money. WDFW suggested that a bottomless structure or a structure inside of which a natural stream bottom could be maintained might be acceptable. However,WDFW envisioned a much larger structure than the 48 inch culvert which is proposed; it would not be possible to maintain a streambed at this gradient inside of such a small culvert. One way of trying to hold the streambed in place is by constructing streambed controls such as log or rock weirs. However, due to the gradient at this site,a much larger and shorter culvert than the one proposed would be more likely to be approved by WDFW, if one is approved. This stream has already been damaged by downcutting of the streambed at the site and subsequent deposition of materials in the lower reaches,where the City of Renton Parks Department has applied for an HPA to dredge the stream. A long culvert at this high gradient would almost certainly exacerbate the problem of downcutting by accelerating downstream flow velocities. OCT-28r'98 WED 14:01 ID:WR DEPT OF FISHERIES TEL NO:206-391-6583 t2979 P02 40* Ms. Henning October 28, 1998 Page 2 Another very significant issue is the proposed length of disturbance within the stream corridor. This length needs to be minimized in order to preserve as much habitat as possible. This can be done by bridging,or,at a minimum, constructing headwalls at the upstream and downstream limits of a culvert. A large culvert with headwalls could function much the same as a bridge. Another possibility and highest mitigation priority would be to avoid crossing the stream entirely by designing the plat with access from each side of the stream. Please pass this information on to the project proponent. WDFW appreciates your cooperation in our efforts to preserve,protect,perpetuate,and manage the fish and wildlife resources of the state of Washington. Thank you for the opportunity to provide these comments. If you have any questions,please contact me at(425)649-7042. Sincerely, Larry Fisher Area Habitat Biologist LF:lf:corsepa.com cc: WDFW,Muller WDFW,Rickard Post-it•Fax Note 7671 Date/0610,4tagfes 11411-r.-�..S /�t.sn J, From L o� TYX - P olv r co./Exiot- CAR asp Co. 1.7 Phone# Phoma b Fax g�Z 5 9-1 `-7_37 a'-.1 Fax 144-Z5. 64 i-7o$F DEVELOPMENT PLANNING CITY OF RENTON October 19, 1998 OCT 21. 1998 Ms. Jennifer Toth Henning RECEIVED Project Manager Development Services Division 1055 South Grady Way Renton, Washington 98055 RE: Comment on the Labrador Preliminary Plat Application Land Use Number LUA-98-141; PP, R, V, ECF Dear Ms. Toth Henning: We have reviewed the Labrador Preliminary Plat application and are submitting our comments to the City. We believe that the plan must be modified to reflect the ideals of our community, as outlined below, and also those of the City, particularly for public safety and environmental sensitivity as embodied in the City of Renton Comprehensive Plan. The application is worthy of approval ony if the following modifications are made: 1. Site access is moved from Burnett Avenue to Lake Washington Blvd. in the vicinity of Lots 7 and 8. 2. The zoning for the eastern 4.7 acres is maintained as R-1. 3. The ravine remains undisturbed and that a road is not built over the ravine either by use of fill and a culvert (as proposed) or by any other method including a bridge. Reasons for these plan modifications are provided below. Site Access The proposed site access off of Burnett Avenue North would create an unacceptable safety hazard. As described in the applicant's traffic study (page 7), the proposed access intersection with Burnett Ave. N does not fully meet the AASH T O Policy for entering sight distance for roads with speed limits of 25 MPH. The sight distance at the proposed intersection is 76 feet shorter than the standard. Considering the poor visibility, the slope of the road, and the fact that motorists generally exceed the posted 25 MPH speed limit, it is clear that the site access as planned would result in unnecessary traffic accidents and danger to the community. We propose that the applicant modify the plat by moving the western access site from Burnett Avenue to Lake Washington in the vicinity of Lots 7 and 8. This is the original access site proposed to the City planning department by Labrador Ventures LLC on May 7, 1998. Given that there is a feasible alternative access site, our neighborhood is not willing to accept the safety hazard created by the existing plan. Proposed Re-zoning The zoning for the area in question was established in the most recent Comprehensive Land Use Planning process. This process involved the coordinated effort of countless hours by the public, in particular the neighbors in this area, as well as city officials and staff. A long and deliberate public process was undertaken to classify the subject property in a zone that reflected the will of the community and the needs of the environment. It is still our will to maintain the property's R-1 zoning and we feel strongly that the City would be negligent in approving the rezone request from R-1 to R-5 and are asked not to do so. Ravine Crossing and Tree Clearing The applicant requests a variance to clear and fill are large portion of the ravine (which contains a stream that flows year-round), to build a road crossing. We are absolutely opposed to having a road built across the ravine. Construction of any vehicle ravine crossing, either by way of fill and a culvert (as proposed) or bridge, would result in an unacceptable level of environmental degradation. The variance would allow the applicant to clear one-third of an acre of slopes in excess of 60% along the stream corridor. This amounts to about 180 lineal feet of clearing. According to the applicant's Wildlife and Habitat Evaluation, (and also as witnessed by the residents in this area), the ravine contains quality habitat used by sensitive wildlife species including the Colombian black-tailed deer (white tail deer are also living in the area), the pileated woodpecker, which is a candidate for listing as a threatened or endangered species by Washington Department of Fish and Wildlife (WDFW), and Bald Eagles which perch in this area. Along with destruction of wildlife habitat, the proposed filling activity (4,290 cubic yards) and tree cutting would destroy the creek in its present and virtually pristine state and would generate erosion and siltation that would diminish the quality of the downstream wetland (Wetland B) and Lake Washington, which is the final destination of the stream. Furthermore, the requested variance is inconsistent with the policies in the Environmental Element of the Comprehensive Plan, including: Objective EN-C: Protect and enhance the City's rivers, major and minor creeks and intermittent stream courses. Policy EN-70. Land uses on steep slopes should be designed to prevent property damage and environmental degradation, and to enhance greenbelt and wildlife habitat values by preserving and enhancing existing vegetation to the maximum extent possible. This variance request is especially disturbing to us given the minimal amount of environmental preservation planned for the property. The proposed subdivision allows only 18.5% of the site to be preserved in wetlands, buffers and the stream corridor. We cannot support the requested variance to fill the ravine (with the associated clearing of one-third of an acre of steep slopes) and ask that the city not allow it. Thank you for the opportunity to comment on the proposal. We are in favor of a development plan that ensures public safety, retains the existing zoning, minimizes environmental impacts and preserves the natural habitat of the ravine and year-round stream. We feel that our requested modifications to the proposed plan would accomplish all of these goals and would allow Labrador Ventures a successful development project. Sincerely, ( ;•/.11,7/1/P14 ---- ame: Mr. LaVerne E. Graves Address: 905 N. 28th Place, ' enton, WA. 98056 cc: Renton City Council Members and Brad Hughes, Labrador Ventures October 19, 1998 .gymVC n ryz / w) ( /72G -% Ms. Jennifer Toth Henning Project Manager Development Services Division CITY OF RENTON 1055 South Grady Way Renton, Washington 98055 OCT 2 0 1998 RE: Comment on the Labrador Preliminary Plat Application Land Use Number LUA-98-141; PP, R, V, ECF RECEIVED CITY CLERKS OFFICE Dear Ms. Toth Henning: We have reviewed the Labrador Preliminary Plat application and are submitting our comments to the City. We believe that the plan must be modified to reflect the ideals of our community, as outlined below, and also those of the City, particularly for public safety and environmental' sensitivity as embodied in the City of Renton Comprehensive Plan. The application is worthy of approval only if the following modifications are made: 1. Site access is moved from Burnett Avenue to Lake Washington Blvd. in the vicinity of Lots 7 and 8. 2. The zoning for the eastern 4.7 acres is maintained as R-1. 3. The ravine remains undisturbed and that a road is not built over the ravine either by use of fill and a culvert (as proposed) or by any other method including a bridge. Reasons for these plan modifications are provided below. Site Access The proposed site access off of Burnett Avenue North would create an unacceptable safety hazard. As described in the applicant's traffic study (page 7), the proposed access intersection with Burnett Ave. N does not fully meet the AASHTO Policy for entering sight distance for roads with speed limits of 25 MPH. The sight distance at the proposed intersection is 76 feet shorter than the standard. Considering the poor visibility, the slope of the road, and the fact that motorists generally exceed zhe posted 25 MPH speed limit, it is clear that the site access as planned would result in unnecessary traffic accidents and danger to the community. We propose that the applicant modify the plat by moving the western access site from Burnett Avenue to Lake Washington in the vicinity of Lots 7 and 8. This is the original access site proposed to the City planning department by Labrador Ventures LLC on May 7, 1998. Given that there is a feasible alternative access site, our neighborhood is not willing to accept the safety hazard created by the existing plan. Proposed Re-zoning The zoning for the area in question was established in the most recent Comprehensive Land Use Planning process. This process involved the coordinated effort of countless hours by the public, in particular the neighbors in this area, as well as city officials and staff. A long and deliberate public process was undertaken to classify the subject property in a zone that reflected the will of the community and the needs of the environment. It is still our will to maintain the property's R-1 zoning and we feel strongly that the City would be negligent in approving the rezone request from R-1 to R-5 and are asked not to do so. Ravine Crossing and Tree Clearing The applicant requests a variance to clear and fill are large portion of the ravine (which contains a stream that flows year-round), to build a road crossing. We are absolutely opposed to having a road built across the ravine. Construction of any vehicle ravine crossing. either by way of fill and a culvert (as proposed) or bridge, would result in an unacceptable level of environmental degradation. The variance would allow the applicant to clear one-third of an acre of slopes in excess of 60% along the stream corridor. This amounts to about 180 lineal feet of clearing. According to the applicant's Wildlife and Habitat Evaluation, (and also as witnessed by the residents in this area), the ravine contains quality habitat used by sensitive wildlife species including the Colombian black-tailed deer (white tail deer are also living in the area), the pileated woodpecker, which is a candidate for listing as a threatened or endangered species by Washington Department of Fish and Wildlife (WDFW), and Bald Eagles which perch in this area. Along with destruction of wildlife habitat, the proposed filling activity (4,290 cubic yards) and tree cutting would destroy the creek in its present and virtually pristine state and would generate erosion and siltation that would diminish the quality of the downstream wetland (Wetland B) and Lake Washington, which is the final destination of the stream. Furthermore, the requested variance is inconsistent with the policies in the Environmental Element of the Comprehensive Plan, including: Objective EN-C: Protect and enhance the City's rivers, major and minor creeks and intermittent stream courses. Policy EN-70. Land uses on steep slopes should be designed to prevent property damage and environmental degradation, and to enhance greenbelt and wildlife habitat values by preserving and enhancing existing vegetation to the maximum extent possible. This variance request is especially disturbing to us given the minimal amount of environmental preservation planned for the property. The proposed subdivision allows only 18.5% of the site to be preserved in wetlands, buffers and the stream corridor. We cannot support the requested variance to fill the ravine (with the associated clearing of one-third of an acre of steep slopes) and ask that the city not allow it. Thank you for the opportunity to comment on the proposal. We are in favor of a development plan that ensures public safety, retains the existing zoning, minimizes environmental impacts and preserves the natural habitat of the ravine and year-round stream. We feel that our requested modifications to the proposed plan would accomplish all of these goals and would allow Labrador Ventures a successful development project. Sincerely, (f e,Tjo A7lA-01 1)) Name: Address: cc: Renton City Council Members and Brad Hughes, Labrador Ventures f f'1 '/V1) it - - • f 1 • `9L-, G rp— /Q?ov Ar c) P/ '2 ,_ c e?0 5 L Ol'i-t-t-e 60 16-r- i"-- igov A7eX AW AI- le-Air?A) qdvas-e., H . ( ?? ( P 2& 9 7 R EP Tor,, araytdc, y ,)-ate- J a-ci A 11164 a8MfQ-6 r 98 • M i? 9cn)54 4-1'V-- L VNt ZS 2 Ric2-Y.- 9 s tA)C--\--/A R. -_ q 4', ,6e* g( „?s- 0 1 e-.,1- 494-) i°z-, iti a ,t372-5,v ?,(t2s-- C . zct2S 11W-La_ec:�.`) pk �1 . fi . os6 a /l) /1- 2 4 /e . ,`��iG7, (.1 io c: _5- iv _ -t 1/1 P/ Aleitr-. Zi)/7- -S6/.'\D-ct Qd2A :-Ou - 11/1- -11/kw C -7° fil rtr,A-_,x) i-li p 1 i. 5 6(.) 70- -0 /) b 6 PK/Lk ,v , a 98aS' G / 4 9 4 ,f-41. 1 .6 -2_. ,.J ,f 3R- N , u 3 fay,-}o , 9,cilt) / 3)_s u a it S t- P ){--0,,,., o S-6 '')/ (1 ��c s?� e./9lz/4 1f� Y 6XC.�� //b8 A• ,19'"T7f,(T E�1��`' Y7u_2 x(3 7�`7/6 �• �5 J ���u, Q8o j_ _.•` 2� /-D 0 s-")/ . a 9 _ tea. I-Ja 9_ �'r, -��ti ��� -,� , �� pro/. R 15----, wc.(_ 9ga 6-6. 1 o unhkh- IP 1y N Wk S-1- v v_tt W r sc'•-\ a5 is PFrrz, Plfic,, n�r..z,.t R.r-v,rL,„1 q 'Ate / 1`t 01 N. 2i-4 M fi� WA gF656 �,?, /4 oc-- o'/ a 6 LJk 1',%d c,L L Sc86 - o d v2 6 ' to NO 'b 7, „ rv. „,-, 47,47-:// ,...7 <4? .591140 YTIncy �.QQ 1 - Amti-Ey Az qr Zb Jry 161 -7-s82 'eA/ -v://57?' >�� �,1 '21 N ( I e l -- - �s�yq 6 �'j.`�v /1/ y /As z / ?- 0 6 7Y 5 7 Y 'U 7:so g 1-4141,- )1 ..z82 71/ -1957t/7-2AY •mow; r,Sd� MT 7 wit, a City Department of Planning/Building/Pww1/orks ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT:Swifece,f LkykSte -- COMMENTS DUE: OCTOBER 21, 1998 APPLICATION NO: LUA-98-141,PP,R,V,ECF DATE CIRCULATED: OCTOBER 7a 998 APPLICANT: Labrador Ventures, LLC (Brad Hughes) PROJECT MANAGER: Jennifer Toth PROJECT TITLE: Labrador Preliminary Plat WORK ORDER NO: 78434 f6` `�On, LOCATION: 2700 block of Lake Washington Boulevard & Burnett Avenue ��i 0/ / SITE AREA: 15.8 acres j BUILDING AREA(gross): N/A st''C>v 9y i SUMMARY OF PROPOSAL: Brad Hughes has applied to subdivide an approximate 16-acre site into 63 pa( or the eventual development of detached single family homes. Two existing homes would remain. Proposed parcels range in rom 4,501 sq.ft. to 20,652 sq.ft. The site is zoned R-8 and R-1. A rezone from R-1 to R-5 is requested for 4.7 acres on the east portion of the property. Access would be from Burnett Avenue North and from North 26th Street. A creek and ravine divide the site from southwest to northeast. Applicant proposed to culvert the creek in order to construct a public street across the ravine. The road crossing requires a variance in order to clear steep slope areas and disturb within 25 feet of the creek. Excavation (approx. 3,420 c.y.) and filling (approx. 4,290 c.y.) are proposed for the road crossing. Two existing Category 2 wetlands would not be disturbed by the project. Proposal requires environmental review, preliminary plat approval, variance from Land Clearing and Tree Cutting Ordinance, and approval of a rezone from R-1 to R-5. A. ENVIRONMENTAL IMPACT(e.g. Non-Code) COMMENTS Element of the Probable Probable More Element of the Probable Probable More Environment Minor Major Information Environment Minor Major Information Impacts Impacts Necessary Impacts Impacts Necessary Earth _ Housing Air Aesthetics Water Light/Glare Plants Recreation LancYShoreline Use - Utilities Animals - Transportation Environmental Health Public Services Energy/ HistoridCultural Natural Resources Preservation Airport Environment 10,000 Feet • 14,000 Feet B. POLICY-RELATED COMMENTS C. CODE-RELATED COMMENTS eQ S J all kV(6444a. 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 property assess this proposal. l / /a`1/4 Signature of Director or Authorized Representative Date OEVAPP2.DOC Rev.10/93 City .:nton Department of Planning/Building/FIDNorks ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: �coNcomtc, peVeIcfine OMMENTS DUE: OCTOBER 21, 1998 APPLICATION NO: LUA-98-141,PP,R,V,ECF DATE CIRCULATED: OCTOBER 7, 1998 APPLICANT: Labrador Ventures, LLC(Brad Hughes) PROJECT MANAGER: Jennifer Toth Henning PROJECT TITLE: Labrador Preliminary Plat WORK ORDER NO: 78434 LOCATION: 2700 block of Lake Washington Boulevard &Burnett Avenue SITE AREA: 15.8 acres I BUILDING AREA(gross): N/A SUMMARY OF PROPOSAL: Brad Hughes has applied to subdivide an approximate 16-acre site into 63 parcels for the eventual development of detached single family homes. Two existing homes would remain. Proposed parcels range in size from 4,501 sq.ft. to 20,652 sq.ft. The site is zoned R-8 and R-1. A rezone from R-1 to R-5 is requested for 4.7 acres on the east portion of the property. Access would be from Burnett Avenue North and from North 26th Street. A creek and ravine divide the site from southwest to northeast. Applicant proposed to culvert the creek in order to construct a public street across the ravine. The road crossing requires a variance in order to clear steep slope areas and disturb within 25 feet of the creek. Excavation (approx. 3,420 c.y.) and filling (approx. 4,290 c.y.) are proposed for the road crossing. Two existing Category 2 wetlands would not be disturbed by the project. Proposal requires environmental review, preliminary plat approval, variance from Land Clearing and Tree Cutting Ordinance, and approval of a rezone from R-1 to R-5. A. ENVIRONMENTAL IMPACT(e.g. Non-Code) COMMENTS Element of the Probable Probable More Element of the Probable Probable More Environment Minor Major Information Environment Minor Major Information impacts Impacts Necessary Impacts Impacts Necessary Earth Housing Air Aesthetics Water Light/Glare Plants Recreation Land/Shoreline Use Utilities Animals Transportation Environmental Health Public Services Energy/ Historic/Cultural Natural Resources Preservation Airport Environment 10,000 Feet 14,000 Feet B. POLICY-RELATED COMMENTS • C. CODE-RELATED COMMENTS We have reviewed this application with particular attention to those areas in which we have expertise and have identified areas of probable impact or areas where ad ' nal informatio ded to properly assess this proposal. /o/q/r� Signature of Direc or Authorised Representative Date DEVAPP2.1DOC \. Rev.1 Gy3 1114 111110 CITY OF RENTON ECONOMIC DEVELOPMENT, NEIGHBORHOODS,AND STRATEGIC PLANNING MEMORANDUM DATE: October 19, 1998 TO: Jennifer Henning FROM: Rebecca Lind STAFF CONTACT: Owen Dennison(425 430-6576) SUBJECT: Labrador Preliminary Plat(LUA-98-141,PP,R,V,ECF) The site is designated Residential Single Family and Residential Rural in the Comprehensive Plan. Density. A specific net density figure cannot be calculated without information on the area of the site in slopes over 40%. Rezone. The preapplication comments from Strategic Planning noted the explicit Comprehensive Plan criteria for the application of R-5 zoning in the Residential Rural land use designation. i.e., areas without steep slopes, erosion hazard, flood-plains, and wetlands. (Policy LU-26) The rezone justification should address these criteria, with particular reference to steep slopes and erosion hazards. It appears that the area proposed for rezone includes slopes over 40% and the Geotechnical Report notes severe erosion hazard soils on the site. However, the Report also states that the "site is suitable for the proposed development". Providing that the critical area portions of the Residential Rural area can be isolated and protected, a rezone to R-5 would be consistent with the intent of Policy LU-26. \\TS_SERVER\SYS2:\COMMON\-H:\ECONDEV\STRATPLN\PLANNING\GREEN-F\labrador.doc\od City Department of Planning/Budding/ Works ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: $ COMMENTS DUE: OCTOBER 21, 1998 APPLICATION NO: LUA-98-141,PP,R,V,ECF DATE CIRCULATED: OCTOBER 7, 1998 APPLICANT: Labrador Ventures, LLC(Brad Hughes) PROJECT MANAGER: Jennifer Toth Henning PROJECT TITLE: Labrador Preliminary Plat WORK ORDER NO: 78434 LOCATION: 2700 block of Lake Washington Boulevard & Burnett Avenue SITE AREA: 15.8 acres I BUILDING AREA cgross): N/A SUMMARY OF PROPOSAL: Brad Hughes has applied to subdivide an approximate 16-acre site into 63 parcels for the eventual development of detached single family homes. Two existing homes would remain. Proposed parcels range in size from 4,501 sq.ft. to 20,652 sq.ft. The site is zoned R-8 and R-1. A rezone from R-1 to R-5 is requested for 4.7 acres on the east portion of the property. Access would be from Burnett Avenue North and from North 26th Street. A creek and ravine divide the site from southwest to northeast. Applicant proposed to culvert the creek in order to construct a public street across the ravine. The road crossing requires a variance in order to clear steep slope areas and disturb within 25 feet of the creek. Excavation (approx. 3,420 c.y.) and filling (approx. 4,290 c.y.) are proposed for the road crossing. Two existing Category 2 wetlands would not be disturbed by the project. Proposal requires environmental review, preliminary plat approval, variance from Land Clearing and Tree Cutting Ordinance, and approval of a rezone from R-1 to R-5. A. ENVIRONMENTAL IMPACT(e.g. Non-Code) COMMENTS Element of the Probable Probable More Element of the Probable Probable More Environment Minor Major Information Environment Minor Major Information Impacts Impacts Necessary Impacts Impacts Necessary Earth Housing Air Aesthetics Water Light/Glare Plants Recreation Land/Shoreline Use Utilities Animals Transportation Environmental Health Public Services Energy/ HistoriciCultural Natural Resources Preservation Airport Environment 10,000 Feet 14,000 Feet /74,e_, -,5-/ Com t Gvc //d 7 /leer/. �'/ 4/&7 a POLICY-RELATED COMMENTS C. CODE-RELATED COMMENTS )0 /. n 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. /2/17J{,f__54(6-Zt7a7/1 /OP-iv(2 r Signature of Director or Authorized Representative Date DEVAPP2.DOC Rev.10193 Cityaf.ton Department of Planning/Building/Ifiatorks ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT7Ty .a v\ COMMENTS DUE: OCTOBER 21, 1998, APPLICATION NO: LUA-98-141,PP,R,V,ECF DATE CIRCULATED: OCTOBER 7, 1998 APPLICANT: Labrador Ventures, LLC (Brad Hughes) PROJECT MANAGER: Jennifer Tot Henning'/ PROJECT TITLE: Labrador Preliminary Plat WORK ORDER NO: 78434 4.fkt4v 0 LOCATION: 2700 block of Lake Washington Boulevard &Burnett Avenue1 SITE AREA: 15.8 acres I BUILDING AREA(gross): N/A ' SUMMARY OF PROPOSAL: Brad Hughes has applied to subdivide an approximate 16-acre site into 63 parcels for the eventual development of detached single family homes. Two existing homes would remain. Proposed parcels range in size from 4,501 sq.ft. to 20,652 sq.ft. The site is zoned R-8 and R-1. A rezone from R-1 to R-5 is requested for 4.7 acres on the east portion of the property. Access would be from Burnett Avenue North and from North 26th Street. A creek and ravine divide the site from southwest to northeast. Applicant proposed to culvert the creek in order to construct a public street across the ravine. The road crossing requires a variance in order to clear steep slope areas and disturb within 25 feet of the creek. Excavation (approx. 3,420 c.y.)and filling (approx. 4,290 c.y.) are proposed for the road crossing. Two existing Category 2 wetlands would not be disturbed by the project. Proposal requires environmental review, preliminary plat approval, variance from Land Clearing and Tree Cutting Ordinance, and approval of a rezone from R-1 to R-5. A. ENVIRONMENTAL IMPACT(e.g. Non-Code) COMMENTS Element of the Probable Probable More Element of the Probable Probable More Environment Minor Major Information Environment Minor Major Information Impacts Impacts Necessary Impacts Impacts Necessary Earth Housing Air Aesthetics Water LighVGlare Plants Recreation Lanc/Shoreline Use Utilities Animals Transportation Environmental Health Public Services Energy/ Historic/Cultural Natural Resources Preservation Airport Environment 10,000 Feet 14,000 Feet B. POLICY-RELATED COMMENTS C. CODE-RELATED COMMENTS 5' 5cpa✓A:tC rt CWfD . 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. ,07/.7 Signature of Director or Authorized Representative Date DEVAPP2.DOC Rev.10/93 4110 • GafRO adi y7.w J h r f�r� I►' �.SM. Nvf`� Mi.M•Y•J �I:' Project Name L.0 h w'a cio P/cct Project Address 2700 Lukc Biva/8tr✓it-elAv /U Contact Person I v vv1 ! 0uwtc/ Address Phone Number 0-12 5)- 251 - 0 6 6 5 • Permit Number LU A - W - (L H Project Description G 51�i I c &w �y pI T ��t j. t u—r) f��/ �,��,��. Land Use/Type: Method of Calculation: ler Residential p' ITE Trip Generation Manual ❑ Retail ❑ Traffic Study klc ❑ Non-retail ❑ Other 55 � lrocvi� Calculation: ` ( 63 -2 ) ( 9. 5 5 5�2 . 55 e ,ll 7✓PCs A 75 i- duet/ -trip . ( $75 ) ( 5g2 . 55 ) = 1u3 , 7-5 • Transportation Mitigation Fee: J ) �( ( . 25 � J�/ Calculated by: /V z(�" 1 V G 10� 1$ V 1 Date: Account Number: iO5. 5 ?q. 3180. 70. 00. • Date of Payment II City enton Department of Planning/Building/l Vorks ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: PV-e4AReview—Wtzi'21— COMMENTS DUE: OCTOBER 21, 1998 APPLICATION NO: LUA-98-141,PP,R,V,ECF DATE CIRCULATED: OCTOBER 7, 1998 sfcj,. APPLICANT: Labrador Ventures, LLC (Brad Hughes) PROJECT MANAGER: Jennifer Toth Hecthip r�'°q PROJECT TITLE: Labrador Preliminary Plat WORK ORDER NO: 78434 Q, 04, LOCATION: 2700 block of Lake Washington Boulevard & Burnett Avenue ,`* ?9, SITE AREA: 15.8 acres 1 BUILDING AREA(gross): N/A . SUMMARY OF PROPOSAL: Brad Hughes has applied to subdivide an approximate 16-acre site into 63 parcels foP eventual development of detached single family homes. Two existing homes would remain. Proposed parcels range in size from 4,501 sq.ft. to 20,652 sq.ft. The site is zoned R-8 and R-1. A rezone from R-1 to R-5 is requested for 4.7 acres on the east portion of the property. Access would be from Burnett Avenue North and from North 26th Street. A creek and ravine divide the site from southwest to northeast. Applicant proposed to culvert the creek in order to construct a public street across the ravine. The road crossing requires a variance in order to clear steep slope areas and disturb within 25 feet of the creek. Excavation (approx. 3,420 c.y.) and filling (approx. 4,290 c.y.) are proposed for the road crossing. Two existing Category 2 wetlands would not be disturbed by the project. Proposal requires environmental review, preliminary plat approval, variance from Land Clearing and Tree Cutting Ordinance, and approval of a rezone from R-1 to R-5. A. ENVIRONMENTAL IMPACT(e.g. Non-Code) COMMENTS Element of the Probable Probable More Element of the Probable Probable More Environment Minor Major Information Environment Minor Major Information Impacts Impacts Necessary Impacts Impacts Necessary Earth Housing Air Aesthetics Water Light/Glare Plants Recreation Land/Shoreline Use Utilities Animals Transportation Environmental Health Public Services Energy/ Historic/Cultural Natural Resources Preservation Airport Environment 10,000 Feet 14,000 Feet B. POLICY-RELATED COMMENTS C. CODE-RELATED COMMENTS 5-e.2 5L pitei,Zt w(e W O. 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)neededd to properly assess this proposal. • \`;t' �JUvi//J t°1`4l R 4 Signature of Director or Authorized Representative Date DEVAPP2.DOC Rev.10/93 City anton Department of Planning/Building/P Works ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT:CDI-t oA Sciy COMMENTS DUE: OCTOBER 21, 1998 APPLICATION NO: LUA-98-141,PP,R,V,ECF DATE CIRCULATED: OCTOBER 7, 1998 APPLICANT: Labrador Ventures, LLC (Brad Hughes) PROJECT MANAGER: Jennifer Toth Henning PROJECT TITLE: Labrador Preliminary Plat WORK ORDER NO: 78434 Cpjt, LOCATION: 2700 block of Lake Washington Boulevard & Burnett Avenue nP OVTolv T rt.t.^A SITE AREA: 15.8 acres I_BUILDING AREA(gross): N/A o ! SUMMARY OF PROPOSAL: Brad Hughes has applied to subdivide an approximate 16-acre site into$3;parcels for he'e4htual development of detached single family homes. Two existing homes would remain. Proposed parcels range rnisize from 4,501 sq.ft. to 20,652 sq.ft. The site is zoned R-8 and R-1. A rezone from R-1 to R-5 is requested for 4.7 acres on the east portityrwoUriie property. Access would be from Burnett Avenue North and from North 26th Street. A creek and ravine divide the site r southwest to northeast. Applicant proposed to culvert the creek in order to construct a public street across the ravine. The ro crossing requires a variance in order to clear steep slope areas and disturb within 25 feet of the creek. Excavation (approx. 3,420 c.y.)and filling (approx. 4,290 c.y.) are proposed for the road crossing. Two existing Category 2 wetlands would not be disturbed by the project. Proposal requires environmental review, preliminary plat approval, variance from Land Clearing and Tree Cutting Ordinance, and approval of a rezone from R-1 to R-5. A. ENVIRONMENTAL IMPACT(e.g. Non-Code) COMMENTS Element of the Probable Probable More Element of the Probable Probable More Environment Minor Major Information Environment Minor Major Information Impacts impacts Necessary Impacts Impacts Necessary Earth Housing Air Aesthetics Water Light/Glare Plants Recreation Land/Shoreline Use Utilities Animals Transportation Environmental Health Public Services Energy/ Historic/Cultural Natural Resources Preservation Airport Environment 10,000 Feet 14,000 Feet B. POLICY-RELATED COMMENTS C. CODE-RELATED COMMENTS (�� tiS G�ealec_14 aicz l ( Ccotn-�&LA cyj e r r Gvvt (-a)_\ (0 C pr 0 (41e� t.) l . t� ( ( c; CA opt S c , 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 DEVAPP2.DOC Rev,10/93 City nton Department of Planning/Building/F Works ENVIRONMENTAL 8 EVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: Cam, COMMENTS DUE: OCTOBER 21, 1998 APPLICATION NO: LUA-98-141 P,R,V,ECF DATE CIRCULATED: OCTOBER 7, 1998 APPLICANT: Labrador Venture , LLC (Brad Hughes) PROJECT MANAGER: Jennifer Toth Henning PROJECT TITLE: Labrador Preliminary Plat WORK ORDER NO: 78434 LOCATION: 2700 block of Lake Washington Boulevard & Burnett Avenue SITE AREA: 15.8 acres I BUILDING AREA(gross): N/A SUMMARY OF PROPOSAL: Brad Hughes has applied to subdivide an approximate 16-acre site into 63 parcels for the eventual development of detached single family homes. Two existing homes would remain. Proposed parcels range in size from 4,501 sq.ft. to 20,652 sq.ft. The site is zoned R-8 and R-1. A rezone from R-1 to R-5 is requested for 4.7 acres on the east portion of the property. Access would be from Burnett Avenue North and from North 26th Street. A creek and ravine divide the site from southwest to northeast. Applicant proposed to culvert the creek in order to construct a public street across the ravine. The road crossing requires a variance in order to clear steep slope areas and disturb within 25 feet of the creek. Excavation (approx. 3,420 c.y.) and filling (approx. 4,290 c.y.) are proposed for the road crossing. Two existing Category 2 wetlands would not be disturbed by the project. Proposal requires environmental review, preliminary plat approval, variance from Land Clearing and Tree Cutting Ordinance, and approval of a rezone from R-1 to R-5. A. ENVIRONMENTAL IMPACT(e.g. Non-Code) COMMENTS Element of the Probable Probable More Element of the Probable Probable More Environment Minor Major Information Environment Minor Major Information Impacts Impacts Necessary Impacts Impacts Necessary Earth Housing Air Aesthetics Water Light/Glare Plants Recreation Land/Shoreline Use Utilities Animals Transportation Environmental Health Public Services Energy/ Historic./Cultural Natural Resources Preservation Airport Environment 10,000 Feet 14,000 Feet B. POLICY-RELATED COMMENTS C. CODE-RELATED COMMENTS We have reviewed this application with particular attention to those areas in which we have expertise and have identified areas of probable impact or areas where additional information is needed to property assess this proposal. Signature of Director or Authorized Representative Date DEVAPP2.DOC Rev.10/93 City or rcrnton Department of Planning/Building/Public Works ENVIRONMENTAL 8 DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: F v--reueArf 6-11\ COMMENTS DUE: OCTOBER 21, 1998 APPLICATION NO: LUA-98-141,PP,R,V,ECF DATE CIRCULATED: OCTOBER 7, 1998 APPLICANT: Labrador Ventures, LLC (Brad Hughes) PROJECT MANAGER: Jennifer Toth Henning PROJECT TITLE: Labrador Preliminary Plat WORK ORDER NO: 78434 LOCATION: 2700 block of Lake Washington Boulevard & Burnett Avenue 7 1998 SITE AREA: 15.8 acres I BUILDING AREA(gross): N/A t. R SUMMARY OF PROPOSAL: Brad Hughes has applied to subdivide an approximate 16-acre site into 63 peals for the eventual development of detached single family homes. Two existing homes would remain. Proposed parcels range in size from 4,501 sq.ft. to 20,652 sq.ft. The site is zoned R-8 and R-1. A rezone from R-1 to R-5 is requested for 4.7 acres on the east portion of the property. Access would be from Burnett Avenue North and from North 26th Street. A creek and ravine divide the site from southwest to northeast. Applicant proposed to culvert the creek in order to construct a public street across the ravine. The road crossing requires a variance in order to clear steep slope areas and disturb within 25 feet of the creek. Excavation (approx. 3,420 c.y.)and filling (approx. 4,290 c.y.) are proposed for the road crossing. Two existing Category 2 wetlands would not be disturbed by the project. Proposal requires environmental review, preliminary plat approval, variance from Land Clearing and Tree Cutting Ordinance, and approval of a rezone from R-1 to R-5. A. ENVIRONMENTAL IMPACT(e.g. Non-Code) COMMENTS Element of the Probable Probable More Element of the Probable Probable More Environment Minor Major Information Environment Minor Major Information Impacts Impacts Necessary Impacts Impacts Necessary Earth Housing Air Aesthetics Water Light/Glare Plants Recreation Land/Shoreline Use Utilities Animals Transportation Environmental Health Public Services Energy/ Historic/Cultural Natural Resources Preservation Airport Environment 10,000 Feet 14,000 Feet kM B. POLICY-RELATED COMMENTS C. CODE-RELATED COMMENTS61144'frta-'14- 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 propeli' assess this proposal. ft141-14 /0/yr Si nature of Director or Authorized Represen ativ Date D EAP'P2.DOC p Rev 10/93 ( Y O itOD CITY OF RENTON FIRE PREVENTION BUREAU -J\r MEMORANDUM DATE: October 7, 1998 TO: Jennifer Toth Henning, Planner FROM: Jim Gray, Assistant Fire Marshal SUBJECT: Labrador Ventures Plat, Lake Was ington Blvd.& Burnett N. Fire Department Comments: 1. A fire hydrant with 1000 GPM fire flow is required within 300 feet of all new single family structures. If the building square footage exceeds 3600 square feet in area, the minimum fire flow increases to 1500 GPM and requires two hydrants within 300 feet of the structure. 2. A fire mitigation fee of$488.00 is required for all new single family structures. Please feel free to contact me if you have any questions. CITY OF RENTON PLANNINGBUILDING/PUBLIC WORKS MEMORANDUM DATE: October 23, 1998 TO: Jennifer Toth-Henning FROM: Sonja J.FesserR SUBJECT: Labrador Plat,LUA-98-141,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: Note all recorded easements on the preliminary plat drawing. The legal description for Parcel 3 notes that there is an"exception"due to Superior Cause No. 92-2- 24469-1. No"exception"appears to alter Parcel 3 and the northerly plat boundary line as shown on sheet 3 of 6. On May 4, 1993,numerous owners of properties adjoining the north boundary line of the proposed plat(Parcel 3) were granted individual prescriptive easements over 10 foot strips of the subject property adjoining their properties. On September 5, 1995, said 10 foot strips were conveyed to these property owners and their successors via a Stipulation and Judgment Quieting Title in Real Property in Plaintiffs order. The effects of these decrees need to be shown on the plat. The plat boundary needs to be modified to exclude the portions of Parcel 3 transferred by the quiet title action. On May 4, 1993, numerous owners of properties adjoining the north boundary line of the proposed plat(Parcel 3) were granted a perpetual prescriptive easement over the south 15 feet of the north 25 feet of a portion of said Parcel 3. On sheet 3 of 6,a 10 foot prescriptive easement is noted along the northerly boundary of the proposed plat,along with a reference to Superior Cause No. 92-9-84469- 1. The location of the easement is not shown. Is this a reference to Superior Cause No. 92-2- 24469-1? If so, this is not an easement,but a conveyance of 10 feet to properties to the north as noted above. The prescriptive easement is for the south 15 feet of the north 25 feet . The legal description for Parcel 12,as noted within the Title Report, was taken from King County Recording No. 6333028. This same legal description is used for the plat submittal. The title report states that a later deed recorded under King County Recording No.6425925 did not correct the legal description of said parcel. The later deed added an additional 13.22 feet to the first call after 23• \\TS SERVER\SYS2\COMMON\H:\FILE.SYS\LND\10\0336\RV9810+4DOC October 14, 1998 Page 2 reaching the true point of beginning. The revision to this call appears to be deliberate because all grantors of this Statutory Warranty Deed document initialed the change. What effect,if any,does this difference in feet make to the proposed plat submittal? - A separate Title Report for Parcel 16 states that a QCD, recorded under King County Rec. No. 6595559, was the settlement of King County Superior Cause No. SC687709,but that the legal description in said quiet title action and said QCD do not appear to close. The title company (Commonwealth Land Title Insurance Co.)includes this problem under exceptions to the title. The legal description for Parcel 16 in the plat submittal(the same description is also used in the title report),does not address the portion of the subject parcel which may have been conveyed to others (Stride's interest in said portion may have been conveyed to McTique via the QCD which includes an erroneous legal). The applicant needs to research the potential problem and provide the city with an explanation on the resolution of said problem. t ov carr n JJ ' tors, p. cz L. Fo1a, slal#� 'PdS=t •=L • See the attachment for typo errors for sheet 2 of 6. -PiRov voiR 14. • .Q c�ci t o4..� 1 uc u� t �r�m rrrm, 7H&-i-�lDLsc I e t=cT Ln RE.)401127 �4�CF� I� LJc ' I1.1GLU 1�.1 t1-y1 Therappears to gllap o 0 ee ween Parcels 13 4,per teir deeds; please address. Information needed for final plat approval includes the following: Note the city's land use action number(LUA-98-XXX-FP)and the city's land record number(LND- 10-0336) on the drawing,preferably in the upper right-hand corner. The type size used for the land record number should be smaller than that used for the land use action number. Please note that the land use action number for the final plat is different from the preliminary plat number and is unknown as of this date. Make ties to the City of Renton Survey Control Network. Provide plat and lot closure calculations. The City will provide addresses for the proposed lots at a later date. The addresses will need to be added to the drawing. Note to whom new easements are to be granted(private or City-held). Note discrepancies between bearings and distances of record and those measured or calculated,if any. Indicate what is set at the corners of the proposed lots. Include a statement of equipment and procedures used,per WAC 332-130-100. Note the date the existing monuments were visited, per WAC 332-130-050 l.f.iv. Because this property is located within Zone 2 of Renton's Aquifer Protection Area,the Aquifer Protection Notice needs to be noted on the drawing. See the attachment. October 14, 1998 Page 3 Required City of Renton signatures are: the Administrator of Planning/Building/Public Works,the Mayor and the City Clerk. Also needed is a signature line for the city's Finance Director. The property owners' signatures need to be notarized and the signatures should be preceded with a certification and dedication block. An updated Plat Certificate,dated within 45 days of Council action on the approval of the plat, is needed. Complete City of Renton Monument Cards, with reference points for new right-of-way monuments. Note that if there are restrictive covenants or agreements to others as part of this subdivision,they can be recorded concurrently with the plat. The plat drawing and the associate document(s)are to be given to the City Clerk's office as a package. The plat shall have the first recording number. The recording number(s)for the associated document(s) will be referenced on the plat in the appropriate location(s). Fee Review Comments: The Fee Review Sheet for this preliminary review is provided for your use and information. r r A f-,3--r.A.c+-+r i- a._r r • THE. iofs FALL. (AQUIFER PROTECTION NOTICE WITHIN ZONE 2 OF RENTON'S AQUIFER PROTECTION AREA AND ARE SUBJECT TO THE REQUIREMENTS OF THE CITY OF RENTON ORDINANCE #4367. THIS CITY'S SOLE SOURCE OF DRINKING WATER IS SUPPLIED FRGM A SHALLOW ACQUIFER UNDER THE CITY SURFACE. THERE IS NO NATURAL BARRIE:R BETWEEN THE WATER TABLE AND GROUND SURFACE. EXTREME CARE SHOULD BE EXERCISED WHEN HANDUNG OF ANY LIQUID SUBSTANCE OTHER THAN WATER TO PROTECT FROM CONTACT WITH THE GROUND SURFACE. IT 13 THE HOMEOWNERS RESPONSIBILITY TO PROTECT THE CITY'S DRINKING WATER. H' PARCEL 16 THAT PORTION OF THE NORTHWEST QUAR TER OF SEC770N 5, TOWNSHIP 23 NORTH /'S RANGE 5 EAST, W.M., IN KING COUNTY, WASHINGTON, DESCRIBED AS FOLLOWS.. OF BEGINNING AT A POINT ON THE NORTH LINE OF SAID SECTION 5 WHERE THE EASTERLY fE 11 LINE OF HILLMAN BOULEVARD AS SHOWN UPON THE PLAT OF HILLMAN'S LAKE WASHINGTON GARDEN OF EDEN ADDITION TO SEA TTLE NO. 1, ACCORDING TO THE PLAT THEREOF RECORDED IN VOLUME 11 OF PLATS, PAGE 63, IN KING COUNTY, WASHINGTON, F EXTENDED, WOULD INTERSECT THE NORTH LINE OF SAID SEC770N 5; THENCE SOUTH 391.40 FEET, MORE OR LESS, TO THE SOUTH LINE OF THE LAND CONVEY 0 , 5 TO RAREY AND HELEN RAREY, HIS WIFE, BY DEED DATED JUNE 1, 1917, RECORDED NED W. OF VOLUME 1129 OF DEEDS, PAGE 152, UNDER KING COUNTY RECORDING NO. 1469521, RECORDS OF SAID COUNTY, THENCE EAST 195.50 FEET, MORE OR LESS, TO THE WESTERLY LINE OF THE RIGHT WAY OF THE COLUMBIA AND PUGET SOUND RAILROAD COMPANY,• OF TRUE THENCE NORTHEASTERLY ALONG THE WESTERLY LINE OF SAID RIGHT OF WAY, OT VE NORTH LINE OF SAID SECTION 5; THE THENCE WEST ALONG 77-/E NORTH LINE OF SAID SEC770N TO THE POINT OF BEGINNING,. EXCEPT 7HA T PORTION THEREOF L Y1NG NORTH OF THE SOUTH LINE OF THE CREEK; AND EXCEPT ROADS; ALSO THE WEST 30 FEET OF THE EAST 150 FEET (AS MEASURED ALONG THE NORTH LINE OF SAID SECTION) OF THAT POR770N OF THE TRACT HEREINABOVE DESCRIBED LYING NORTH OF SOUTH LINE OF SAID SEC770N OF THAT PORTION OF THE TRACT HEREINABOVE DESCRIBED LYING NORTH OF THE SOUTH LINE OF THE CREEK; EXCEPT 7T-HAT PORTION OF THE NORTHEAST QUARTER OF THE NOR T7-/WEST QUARTER OF SAID SECTION 5 CONVEYED 70 7HE ESTATE OF MARY P. AUGE UNDER KING COUNTY AND RECORDING NO. 8508280811 IN SETTLEMENT OF KING COUNTY SUPERIOR COURT CAUSE NO. 85-2-00294-6, MORE PARTICULARLY DESCRIBED AS FOLLOWS: OF COMMENCING AT THE INTERSEC770N OF THE NORTHWESTERL Y MARGIN OF THE ABANDONED PACIFIC COAT RAILROAD COMPANY'S NEW CASTLE BRANCH WITH THE NORTH LINE OF SAID SECIO S• THENCE NORTH 89 03'45" IS T ALONG S Al POINT OF BEGINNING; D NORTH LINE 120.00 FEET TO THE TRUE THENCE CON77NUING NORTH 89 03'45" WEST 17.91 FEET TO AN EXISTING FENCE; THENCE SOUTH 0172'40" WE,T ALONG SAID 103.21 FEET TO THE NORTHERLY MARGIN OF SAID ABANDONED RAILROAD, SAID POINT BEING ON A CURVE TO THE qND CENTER OF WHICH BEARS SC I TH 4104'12" EAST; THENCE NORTHEASTERLY ALCVG SAID MARGIN ON A CURVE TO THE RIGHT HA V/NG A RADIUS OF 934.904 FEET FO, A DISTANCE OF 25.26 FEET; ST THENCE NORTH 0033'45" EA.:7T 86.57 FEET TO THE TRUE POINT OF BEGINNING. )T PROPER 1 1 SERVICES FEE REVIEW FOR SUBDIVISIONS No. 98 -049 . APPLICANT: Ld.-5i=‘,41:::c VtR m" - L F , L $'RA } .0 � 41.-})RECEIVED FROM — 'I (date) JOB ADDRESS: 2704n '5LL Ca kr Lkk.11 .51-} I�LVb. ' BUI�1.l Tt'A Lt WON 7E3434 TURE OF WORK:G,3 Loci' Lr71.1G1 -pLd.-i (L,��R��o . -pLd -) LND N IO - 0�3� PRELIMINARY REVIEW OF SUBDIVISION B LONG PLAT, NEED MORE INFORMATION: 0 LEGAL DESCRIPTION SHORT PLAT,BINDING SITE PLAN,ETC. 0 PID/Ps 0 VICINITY MAP ❑ FINAL REVIEW OF SUBDIVISION,THIS REVIEW REPLACES 0 SQUARE FOOTAGE 0 OTHER PRELIMINARY FEE REVIEW DATED 0 FRONT FOOTAGE ❑ SUBJECT PROPERTY PARENT PIIN/ 229650-ol56.7t,olao NEW KING CO. TAX ACCT.#(s)are required when 052305-c10o1, -9005+0- gooq ,-go12 to- 9015) assigned by King County. -qol a -qc q ) -9031 ) -g04q , -g1orsto -gO7I It is the intent of this development fee analysis to put the deve oper 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 N 32740,addressed as 1317 ` 1=Ae LI.2A-'(1! has not previously paid V i•Pciswt=, SDC fees,due to connection to City utilities prior to existance of SDC fee Ord.-SP Lot# 32 : 4.0 will be subject to future W iu* .SDC fees if triggering mechanisms are touched within current City Ordinances. ❑ We understand that this subdivision is in the preliminary stage and that we will have the opportunity to review it again before recordation. The following quoted fees do NOT include inspection fees,side sewer permits,r/w permit fees or the cost of water meters. SPECIAL ASSESSMENT DISTRICT PARCEL METHOD OF ASSESSMENT ASSESSMENT DISTRICTS NO. NO. ASSESSMENT UNITS OR FEE Latecomer Agreement(pvt)WATER Latecomer Agreement(pvt) WASTEWATER Latecomer Agreement(pvt)OTHER Special Assessment District/WATER Special Assessment District/WASTEWATER Joint Use Agreement(METRO) Local Improvement District • Traffic Benefit Zones $75.00 PER TRIP,CALCULATED BY TRANSPORTATION FUTURE OBLIGATIONS SYSTEM DEVELOPMENT CHARGE-WATER 0 Estimated II OF UNITS/ SDC FEE O Pd Prey. 0 Partially Pd(Ltd Exemption) 0 Never Pd SQ. FTG. Single family residential$850/unit x 6 1 51 t 85C.0(D Mobile home dwelling unit$680/unit in park Apartment,Condo$510/unit not in CD or COR zones x Commercial/Industrial, $0.113/sq. ft.of property(not less than S850.00)x Boeing,by Special Agreement/Footprint of Bldg plus 15 ft perimeter(2,800 GPM threshold) SYSTEM DEVELOPMENT CHARGE-WASTEWATER 0 Estimated ❑ Pd Prey. 0 Partially Pd (Ltd Exemption) ❑ Never Pd Single family residential$585/unit x rc 1 35)685.00 Mobile home dwelling unit$468/unit x A r artment Condo$350/unit not in CD or COR zones x Commercial/Industrial S0.078/s r. ft.of property x(not less than$585.00) SYSTEM DEVELOPMENT CHARGE-SURFACEWATER 0 Estimated ❑ Pd Prey. 0 Partially Pd(Ltd Exemption) 0 Never Pd Single family residential and mobile home dwelling unit$385/unit x )485.oc All other properties$0.129sq ft of new impervious area of property x (not less than$385.00) PRELIMINARY TOTAL $ III /(OZ!). O C' < <tr 1 ) . L,77t,nnfh ) IO/.?. /c1 Signatur(pf Re wing Authority DATE t ❑ *If subjectllllllJJ property is within an LID,it is developers responsibility to check with the Finance Dept. for paid/un-paid status. ❑ Square footage figures are taken from the King County Assessor's map and are subject to change. Z. ❑ Current City SDC fee charges apply to is 0 ;; © CITY OF RENTON _ _ ..M Planning/Building/Public Worksr. ���tM, —* o 0a * _ 5 South Grady Way - Renton Washington 98055 y a OCT 0 9'9 8 .Z 9 5 * wv _n= * ADDRESS SERVICE REQUESTED irie tt U A PIE ' not. EA VA 'Al : 7204260 U.S. POSTAGE * George Robbins 1220 N 28th P1 Renton, WA 98056 R085220 980562007 1997 20 10/15/98 FORWARD TIME EXP RTN TO SEND ROBBINS 27008 140TH LN SE KENT WA 98042-8004 (....... srnfii• 1;i01 DELIVERABLE .c..=--;; . Lit, 91 } 1 1 1 1 ! t ! 1 1 ! 1 1 1 t AS.F.UDRESSEDwA.n Y 11r1 ih$f 0 s$r. . .~2.^3 'ltllllul}llilltfi11tl1141illttl1l1lll(tllIIlliilli1,1liilllt • ,. I . CITY OF RENTON DEVELOPMENT SERVICES DIVISION LIST 'OF SURROUNDING PROPERTY OWNERS within 300 feet of the subject site PROJECT NAME: Labrador Preliminary Plat APPLICATION NO: LUA • 98• Lg-1 PP, R �/ EC The following is a list of property owners within 300 feet of the subject site. The Development Services Division will notify these individuals of the proposed development. NAME ADDRESS ASSESSOR'S PARCEL NUMBER Burlington North Santa Fe 700 E. Golf Rd#400 Schaumburg IL 60173 523059003 City of Renton 2550 Lk Wa Blvd N Renton WA 98056 523059010 Kathleen M. Gianini 1311 N 26th Stret Renton WA 98056 523059023 Christine Reid 1409 N 28th Street Renton WA 98056 523059028 Edward A Hughes 1421 N 28th Street Renton WA 98056 523059030 David M. Smith 1308 N 26th Street Renton WA 98056 523059038 Timoteo Z. Alviz 1309 N 28th Street Renton WA 98056 523059040 John A Clarsen 1314 N 26th Street Renton WA 98056 523059042 Charles Jensen 2721 Meadow Ave. N Renton WA 98056 523059045 Steven A Geffre 2719 Meadow Ave. N Renton WA 98056 523059046 Steven A Geffre 2719 Meadow Ave. N Renton WA 98056 523059074 J. H. Geffre 2717 Meadow Ave. N Renton WA 98056 523059050 Foss Launch & Tug Co 660 W. Ewing St Seattle WA 98119 523059051 Terry G. Oneal 2716 Meadow Ave. N Renton WA 98056 523059053 J. H. Metigue 2713 Meadow Ave. N Renton WA 98056 523059054 Francisco Delgado 1303 N 28th Street Renton WA 98056 523059056 Franciscus Vanbeurden 1313 N 28th Street Renton WA 98056 523059057 Adolph C. Brown 1319 N 28th Street Renton WA 98056 523059058 James B. Wright 1321 N 28th Street Renton WA 98056 523059059 Chin V Wong 1307 N 28th Street Renton WA 98056 523059060 Walter Grieser 2423 Farden Ct N Renton WA 98056 523059063 Rita A. Jacobson 2711 Meadow Ave. N Renton WA 98056 229650-0103 Denton C. Howell 2613 Meadow Ave. N Renton WA 98056 229650-0105 Jerry Gathmann 2615 Meadow Ave. N Renton WA 98056 229650-0106 Paul C. Torgeson 2715 Meadow Ave. N Renton WA 98056 229650-0107 R J. Vanik 2611 Meadow Ave. N Renton WA 98056 229650-0108 Dianna R. Klineburger 2609 Meadow Ave. N Renton WA 98056 229650-0109 Joe Boehme 2607 Meadow Ave. N Renton WA 98056 229650-0110 Olds Petrude William Jr 1304 N 26th Street Renton WA 98056 229650-0115 Marleen K. Mandt 1408 N. 26th Street Renton WA 98056 229650-0116 Marleen K. Mandt 1412 N. 26th Street Renton WA 98056 229650-0118 Donald R Rosburg 1402 N. 26th Street Renton WA 98056 229650-0117 Gary D, Palmer 2507 Park PI. N Renton WA 98056 229650-0140 Gary D. Palmer 2507 Park PI. N Renton WA 98056 229650-0143 Gary Arnold 2520 Park PI. N Renton WA 98056 229650-0142 Richard D. Hopkins 2511 Park PI. N Renton WA 98056 229650-0144 Julie K Grove 2515 Park PI N Renton WA 98056 229650-0145 Gary I Parker 1301 N 26th St Renton WA 98056 229650-0150 Manfred Hansen 1221 S 26th St Renton WA 98055 229650-0151 (Continued) NAME ADDRESS ASSESSOR'S PARCEL NUMBER Lake Terrace Association 2100 LK WA Blvd N Renton WA 98055 229650-0200 Laverne E Graves 905 N 28th PI Renton WA 98056 334210-0615 Frank Nimmo 911 N 28th PI Renton WA 68056 334210-0625 S W Murphy 923 N 28th PI Renton WA 98056 334210-0630 Scott A Finch 929 N 28th PI Renton WA 98056 334210-0640 Theo A Browne 1003 N 28th PI Renton WA 98056 334210-0645 Julie M Brown 1009 N 28th PI Renton WA 98056 334210-0650 Kim E Gothcer 1011 N 28th PI Renton WA 98056 334210-0655 Dean H Schellert 1013 N 28th PI Renton WA 98056 334210-0660 Bernard C Strang 1015 N 28th PI Renton WA 98056 334210-0665 David T Sager 1025 N 28th PI Renton WA 98056 334210-0675 Applicant Certification I, Mount,— fri • /o1.1rna , hereby certify that the above list(s) of adjacent property (Print Name) owners and their addresses were obtained from: ❑ City of Renton Technical Services Records ❑ Title Company Records �'ng County Assessors Records 57(,. Signed t�(.`�� _ Date 9/d�p (Applicant) NOTARY ATTESTED: Subscribed and sworn before me, a Notary Public, in nd for the State of Washington, residing a p h-I-p,-, on the ifri. day of , 19 9 . Signed- e c )�� ��� (Notary Public) MARILYN KAMCHEFF `**' r City of Renton Use** '< " CERTIFICATION OF MAILING': I. 'L ereby certify that notices of the proposed application were mailed to :<(City.. ipio e Err each•listed property owner on 1, + ` :i. Signed Date 10` NOTARY ATTEST Subscribed and sworn before'me, 6•NotaVi Public, m and for the State of Washiri ton residing at it`g 76' - "). .. on•the / -t1. day of , 19 .ri Signed . Iistprop.doc REV 07/95 MARILYN KA ;PCr1! =F 2 COMMISSION EXPIRES 6/29/99 Harry Sloan 1105 N 28th PI Renton WA 98056 334210-0680 Lee R Woods 1109 N 28th PI Renton WA 98056 334210-0685 Vern M Stewart 1115 N 28th PI Renton WA 98056 334210-0690 Robert Miller 1121 N 28th PI Renton WA 98056 334210-0700 Joni Job 1127 N 28th PI Renton WA 98056 334210-0705 Charles H Id Shure 1101 N 28th PI Renton WA 98056 334210-0710 Eric P Korn 1211 N 28th PI Renton WA 98056 334210-0715 Gibson Family Trust 1215 N 28th PI Renton WA 98056 334210-0725 Robert J Kaufman 2820 Burnett Ave N Renton WA 98056 334210-0735 James C Templeman 903 N 29th St Renton WA 98056 334210-0736 Clarissa M Pearce 907 N 29th St Renton WA 98056 334210-0740 Michael Korfanty 1003 N 29th St Renton WA 98056 334210-0770 Jan Rich 1005 N 29th St Renton WA 98056 334210-0780 John B Moore 1007 N 29th St Renton WA 98056 334210-0785 Theodore Jefferson 509 23rd Ave E. Seattle WA 98112 334210-0788 Brent G Bradley 1011 N 29th St Renton WA 98056 334210-0789 Full Gospel Pentacostal 1011 N 29th St Renton WA 98056 334210-0790 Viola Bonds 1021 N 29th St Renton WA 98056 334210-0805 Bennett C Tse 1101 N 29th St Renton WA 98056 334210-0810 David E Chesnes 1105 N 29th St Renton WA 98056 334210-0815 Jerald Edmond Smallidge 1103 N 29th St Renton WA 98056 334210-0816 Edgar S Spofford 1107 N 29th St Renton WA 98056 334210-0825 Robert E Doerschel 1113 N 29th St Renton WA 98056 334210-0830 Kelly Catuzo 1201 N 29th St Renton WA 98056 334210-0835 Thelma M Sutherland 1205 N 29th St Renton WA 98056 334210-0840 Deborah S Colombi 1209 N 29th St Renton WA 98056 334210-0841 Robert L Graham 1213 N 29th St Renton WA 98056 334210-0850 Everett V Ammons 2815 Park Ave N Renton WA 98056 334210-0855 George H Robbins 1224 N 28th PI Renton WA 98056 334210-0865 Iner M Jorgensen 1224 N 28th PI Renton WA 98056 334210-0870 Michael Moore 1204 N 28th PI Renton WA 98056 334210-0890 Dean M Schumacher 1116 N 28th PI Renton WA 98056 334210-0895 Edmond Eng 1112 N 28th PI Renton WA 98056 334210-0905 Robert H Carlson 1106 N 28th PI Renton WA 98056 334210-0910 Abdullah Vafaeezadeh 1100 N 28th PI Renton WA 98056 334210-0915 Milton Vagner 1026 N 28th PI Renton WA 98056 334210-0920 Shirley D Milliren 1020 N 28th PI Renton WA 98056 334210-0925 Lamont D Caul 1016 N 28th PI Renton WA 98056 334210-0930 Bryan K Bird 1008 N 28th PI Renton WA 98056 334210-0940 Glenn J Kietzer 1004 N 28th PI Renton WA 98056 334210-0941 Lance J Gettle 2609 NE 25th St Renton WA 98056 334210-0950 Dora M Dones 920 S 28th Ct Renton WA 98056 334210-0955 Trudy Carol Neumann 922 N 28th PI Renton WA 98056 334210-0965 Marcia D Gaines 914 N 28th PI Renton WA 98056 334210-0970 Ruth E Bennison 910 S 28th Ct Renton WA 98056 334210-0975 Timoteo Z. Alviz Sr 2814 Burnett Ave N Renton WA 98056 334210-0985 Kim W Lane 2814 Park Ave N Renton WA 98056 334210-3280 Loretta Lyonais 2820 Park Ave N Renton WA 98056 334210-3281 Charles N Mccord 2802 Park Ave N Renton WA 98056 334210-3282 Violet M G Hanahan 2808 Park Ave N Renton WA 98056 334210-3283 Phillip M Scott 1402 N 28th St Renton WA 98056 334210-3289 Thomas L Stevens 1408 N 28th St Renton WA 98056 334210-3290 William E Grundhaus 1412 N 28th St Renton WA 98056 334210-3291 Vinh Lam 1422 N 28th St Renton WA 98056 334210-3292 James M Denton 1416 N 28th St Renton WA 98056 334210-3293 William C Jensen 1432 N 28th St Renton WA 98056 334210-3295 James D Brundage 1440 N 28th St Renton WA 98056 334210-3296 Warren J Madaj 1428 N 28th St Renton WA 98056 334210-3297 Wayne R Gibbs 1444 N 28th St Renton WA 98056 337210-3298 ,cy requirements of the R-1 Zone,and the rezone would need to be granted to _ permit development on the east portion of the site as proposed. A „s Density: Applicant states that the net density for the R-8 area would be 7.27 dwelling ' e. units per acre,and that net density for the R-5 rezoned area would be 4.06 �/N rc� dwelling units per acre. Environmental Documents that NOTICE OF APPLICATION Evaluate the Proposed Project: Not applicable. AND PROPOSED DETERMINATION OF Development Regulations NON-SIGNIFICANCE-MITIGATED(DNS-M) Used For Project Mitigation: The proposal is subject to the City's Environmental Review(SEPA) Ordinance,Zoning Code,Land Clearing and Tree Cutting Ordinance, Subdivision Regulations,Street Standards,Wetlands Ordinance,Public Works Standard's,Uniform Building Code,Uniform Fire Code,and other DATE: OCTOBER 09,1999 applicable building and construction standards. — Proposed Mitigation Measures: LAND USE NUMBER: LUA-9e-141,PP,R,V,ECF 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. APPLICATION NAME: LABRADOR PRELIMINARY PLAT 1. Fire Mitigation Fee:equivalent to$488.00 per each new single family lot. PROJECT DESCRIPTION: Brad Hughes,Labrador Ventures,LLC,has applied to subdivide an approximate 16-acre site into 63 parcels for the eventual development of detached single family homes. Two existing homes would 2. Traffic Mitigation Fee:equivalent to$75.00 per each new average weekday trip attributed to the remain.Proposed parcels range in size from 4,501 sq.R.to 20,652 sq.ft.The site is zoned R-8 and R-t.A rezone from proposal. R-1 to R-5 is requested for 4.7 acres on the east portion of the property. Access would be from Burnett Avenue North and from North 28th Street. A creek and ravine divide the site from southwest to northeast. Applicant proposes to 3. Parks Mitigation Fee:equivalent to 030.76 per each new single family residential parcel created. culvert the creek in order to construct a public street across the ravine.The road crossing requires a variance in order to clear steep slope areas and disturb within 25 feel of the creek. Excavation(approx.3,420 cubic yards)and filling 4. Geotechntcal Study Recommendations:follow recommendations of geotechnicaf en (approx.4,290 cubic yards)are proposed for the road crossing.Two existing Category 2 wetlands would not be disturbed engineer for the construction of site infrastructure including roads and building foundations, by the project.Proposal requires environmental review,preliminary plat approval,variance from Land Clearing and Tree Cutting Ordinance,and approval of a rezone from R-1 to R-5. 5. Stream Crossing:follow recommendations of Development Services Division,ERC,and Washington Fish and Wildlife in designing and constructing the proposed stream crossing.The specific measures PROJECT LOCATION: 2700 Block of Lake Washington Boulevard and Burnett Avenue are not known at this time. OPTIONAL DETERMINATION OF NON-SIGNIFICANCE-MITIGATED(DNS-M):As the Lead Agency,the City of S. Traffic Sight Distance:install advance warning lights along Burnett Avenue North to alert approaching Renton has determined that significant environmental impacts are unlikely to result from the proposed project. motorists of the intersection. Therefore,as permitted under the RCW 43.21 C.110,the City of Renton is using the Optional DNS(M)process to give notice that a DNS-M is likely to be issued.Comment periods for the project and the proposed DNS-M are integrated into 7. Traffic Sight Distance: a single comment period.There will be no comment period following the issuance of the Threshold Determination of 9 grading for Lot 1 should be accomplished to maximize sight distance to the Non-Significance Mitigated(DNS-M).A 14 day appeal period will follow the Issuance of the DNS-M. south of the interaction. PERMIT APPLICATION DATE: September O6,1998 Comments on the above application must be submitted In writing to Ms.Jennifer Toth Henning,Project Manager, NOTICE OF COMPLETE APPLICATION: October 8,1998 Development Services Division,1055 South Grady Way,Renton,WA 98055,by 5:00 PM on October 22,1999.This Permits/Review Requested: Preliminary Plat Approval,Environmental Review,Variance from Code Section matter Is also scheduled for a public hearing on December 08,1998,at 9:00 AM,Council Chambers,Seventh Floor, 4-9-5:D..Rezone from R-110 R-5 for 4.7 acres of site. Renton City Hall,1055 South Grady Way,Renton.If you are interested In attending the hearing,please contact the Development Services Division,(425)430-7282,to ensure that the hearing has not been rescheduled.If comments Other Permits which maybe required: Hydraulic Permit Approval(HPA)from Washington Department of Fish and cannot be submitted In writing by the date indicated above,you may still appear at the hearing and present your Wildlife;Forest Practices Persil from Department of Natural Resources 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,contact Ms.Henning at(425)430-7288.Anyone who Requested Studies: Traffic Impact Analysis,Wetland Evaluation Study,Level 1 Drainage Analysis, submits written comments will automatically become a party of record and will be notified of any decision on this project. Wildlife Habitat and Evaluation,Geotechnica)Report Location where application may be reviewed: Planning/Building/Public Works Division,Development Services Department, CONTACT PERSON: JENNIFER TOTH HENNING(425)430-7286 1055 South Grady Way,Renton,WA 98055 PUBLIC HEARING: A public hearing Is tentatively set for Tuesday,December 08,1998 with the City I PLEASE INCLUDE THE PROJECT NUMBER WHEN CALLING FOR PROPER FILE IDENTIFICATION of Renton Hearing Examiner.City Council Chambers,7th Floor,Renton City ��-��•� - +'^!::Y"- I �.t SL'3-hi r F I iri a me-;.ti e 51 • i is Hall,1055 South Grady Way,Renton,WA : r l s d CONSISTENCY OVERVIEW: B ..7.„, (t d P�'IA I Analytical process -_l +:$: 60ntra 17- plM m a _ V'„gllrr Land Use/Zoning: Project site is designated Residential-Single Family and Residential Rural on ' `.'E •ad G.DB p,q I2; p1 �x d®.thA-. ' 4IIfi the Comprehenisve Plan Land Use Map.The site is zoned Residential-8 - - „ Dwelling Units per Acre(R-8)and Residential-1 Dwelling Unit per Acre(R-1). 9 5 ��.., ,4 a,: _J.i:r, i I I I'u C 1 1 I,,l The proposed plat would Include 471ots on the west portion of the site zoned as \ 5. r 0 (� T ,� t I, " l R-8.The applicant is requesting a rezone of the eastern portion of the she from t 'it,:.' y / 1 I i .! _ I�i R-1 to R-5.Sixteen(16)lots are proposed for the 4.7 acres proposed for �., \ 4 :" i {I( ll 6- a rezoning. ; The proposal appears to comply with applicable development standards of the ��` s existing R-8 Zone for the west portion of the site,and for the R-5 Zone which is j�S4/e /r 00 +'•. 8 4"q. 4 proposed for the east portion of the site.The plat would not meet with �\ �� a �rsv cENktuor.00e IAKE ' f '1 \+1 ~s eer CERTIFICATION • I, k aA,a..-r-t4.je _ , hereby certify that 5 copies of the above document were posted by me in i2, conspicuous places on o earby the described property on r' - f 9 se.) Sipe ATTEST: Subcribed and sworn before me, a Norta P}iblic,in and d for h Statp of y9? Washington residing in = n , on the `W1 dayof 7-4-6 c.)CON. NOTICE OF APPLICATION AND PROPOSED DETERMINATION OF NON-SIGNIFICANCE - MITIGATED (DNS-M) DATE: OCTOBER 08,1998 LAND USE NUMBER: LUA-98-141,PP,R,V,ECF APPLICATION NAME: LABRADOR PRELIMINARY PLAT PROJECT DESCRIPTION: Brad Hughes,Labrador Ventures, LLC,has applied to subdivide an approximate 16-acre site Into 63 parcels for the eventual development of detached single family homes. Two existing homes would remain. Proposed parcels range in size from 4,501 sq.ft.to 20,652 sq.ft. The site is zoned R-8 and R-1. A rezone from R-1 to R-5 is requested for 4.7 acres on the east portion of the property. Access would be from Burnett Avenue North and from North 26th Street. A creek and ravine divide the site from southwest to northeast. Applicant proposes to culvert the creek in order to construct a public street across the ravine. The road crossing requires a variance in order to clear steep slope areas and disturb within 25 feet of the creek. Excavation (approx. 3,420 cubic yards) and filling (approx.4,290 cubic yards)are proposed for the road crossing. Two existing Category 2 wetlands would not be disturbed e by the project. Proposal requires environmental review,preliminary plat approval,variance from Land Clearing and Tree `_) Cutting Ordinance,and approval of a rezone from R-1 to R-5. V PROJECT LOCATION: 2700 Block of Lake Washington Boulevard and Burnett Avenue OPTIONAL DETERMINATION OF NON-SIGNIFICANCE-MITIGATED(DNS-M): As the Lead Agency,the City of Renton has determined that significant environmental impacts are unlikely to result from the proposed project. Therefore,as permitted under the RCW 43.21 C.110,the City of Renton is using the Optional DNS(M)process to give notice that a DNS-M is likely to be issued. Comment periods for the project and the proposed DNS-M are integrated into a single comment period. There will be no comment period following the issuance of the Threshold Determination of Non-Significance Mitigated(DNS-M). A 14 day appeal period will follow the issuance of the DNS-M. PERMIT APPLICATION DATE: September 08, 1998 NOTICE OF COMPLETE APPLICATION: October 8,1998 Permits/Review Requested: Preliminary Plat Approval,Environmental Review,Variance from Code Section 4-9-5:D.,Rezone from R-1 to R-5 for 4.7 acres of site. Other Permits which may be required: Hydraulic Permit Approval(HPA)from Washington Department of Fish and Wildlife;Forest Practices Permit from Department of Natural Resources Requested Studies: Traffic Impact Analysis,Wetland Evaluation Study,Level 1 Drainage Analysis, Wildlife Habitat and Evaluation,Geotechnical Report Location where application may be reviewed: Planning/Building/Public Works Division,Development Services Department, 1055 South Grady Way,Renton,WA 98055 PUBLIC HEARING: A public hearing is tentatively set for Tuesday,December 08,1998 with the City of Renton Hearing Examiner. City Council Chambers,7th Floor,Renton City Hall,1055 South Grady Way,Renton,WA CONSISTENCY OVERVIEW: Analytical process Land Use/Zoning: Project site is designated Residential-Single Family and Residential Rural on the Comprehenisve Plan Land Use Map. The site is zoned Residential-8 Dwelling Units per Acre(R-8)and Residential-1 Dwelling Unit per Acre(R-1). The proposed plat would Include 47 lots on the west portion of the site zoned as R-8. The applicant is requesting a rezone of the eastern portion of the site from R-1 to R-5. Sixteen(16)lots are proposed for the 4.7 acres proposed for rezoning. The proposal appears to comply with applicable development standards of the existing R-8 Zone for the west portion of the site,and for the R-5 Zone which Is proposed for the east portion of the site. The plat would not meet with GENMALOT.DOC • requirements of the R-1 Zone,and the rezone would need to be granted to permit development on the east portion of the site as proposed. Density: Applicant states that the net density for the R-8 area would be 7.27 dwelling units per acre,and that net density for the R-5 rezoned area would be 4.06 dwelling units per acre. Environmental Documents that Evaluate the Proposed Project: Not applicable. Development Regulations Used For Project Mitigation: The proposal is subject to the City's Environmental Review(SEPA) Ordinance,Zoning Code,Land Clearing and Tree Cutting Ordinance, Subdivision Regulations,Street Standards,Wetlands Ordinance,Public Works Standard's,Uniform Building Code,Uniform Fire Code,and other applicable building and construction standards. — 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. 1. Fire Mitigation Fee: equivalent to$488.00 per each new single family lot. 2. Traffic Mitigation Fee: equivalent to$75.00 per each new average weekday trip attributed to the proposal. 3. Parks Mitigation Fee: equivalent to$530.76 per each new single family residential parcel created. 4. Geotechnical Study Recommendations: follow recommendations of geotechnical engineer for the construction of site infrastructure including roads and building foundations. 5. Stream Crossing: follow recommendations of Development Services Division,ERC,and Washington Fish and Wildlife in designing and constructing the proposed stream crossing. The specific measures are not known at this time. 6. Traffic Sight Distance: install advance warning lights along Burnett Avenue North to alert approaching motorists of the intersection. • 7. Traffic Sight Distance: grading for Lot 1 should be accomplished to maximize sight distance to the south of the intersection. Comments on the above application must be submitted in writing to Ms.Jennifer Toth Henning,Project Manager,Development Services Division,1055 South Grady Way,Renton,WA 98055,by 5:00 PM on October 22,1998. This matter is also scheduled for a public hearing on December 08,1998,at 9:00 AM,Council Chambers,Seventh Floor, Renton City Hall,1055 South Grady Way,Renton. If you are interested in attending the hearing,please contact the Development Services Division,(425)430-7282,to ensure that the hearing has not been rescheduled. If comments cannot be submitted in writing by the date Indicated above,you may still appear at the hearing and present your comments on the proposal before the Hearing Examiner. If you have questions about this proposal,or wish to be made a party of record and receive additional information by mail,contact Ms.Henning at(425)430-7286. Anyone who submits written comments will automatically become a party of record and will be notified of any decision on this project. CONTACT PERSON: JENNIFER TOTH HENNING (425)430-7286 IPLEASE INCLUDE THE PROJECT NUMBER WHEN CALLING FOR PROPER FILE IDENTIFICATION 'G" �--- N: ••r!�!-t i-iT I Ids I.6s alatban I:el u: .� -'_; • ''lF! P, N. 29TH ST., N. 29TH „ ']f. d0 II ! �: ._al 42 1 I !�°:l:•;�..• l_�,;.G1p,..,�p,.�.I„�;���, r%fQj,.L�X�- y ;i-: s: I"�1 • - I' �t7c4jo,.�`? .�7iila q�.�'"�'!": 1r! l:�p„I' ��i: ...�<s�ac m'od"��1, 1i N. (26TN PP�L. iJ .� ..�-....... %0 r •.t1 t�1••p:� i•ti �p'•ii io'9:0 a 6lrl, I • !..,$$WwP �.. �E ww•��' ,f �,Ii 'y`� •r a s•.or_ " �. I • \,Scale. ri 2 0\ 1 .b•".4�' i -- t%* z + {-•�'�xc I • N.. ..,(.:.i6(-•„ ...,.y:,--.f,...f z? �, N. . 26iN 1.ST : y{.�ll •a�. '.f D 1 -va 1 4: CITY JF RENTON Planning/Building/Public Works Department J e Tanner,Mayor Gregg Zimmerman P.E.,Administrator October 8, 1998 Mr. Tom Touma Touma Engineers 6632 South 191st Place, Suite E102 Kent, WA 98032 SUBJECT: Labrador Preliminary Plat Project No. LUA-98-141,PP,R,V,ECF Dear Mr. Touma: 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 November 3, 1998. Prior to that review, you will be notified if any additional information is required to continue processing your application. Please contact me, at (425) 430-7286, if you have any questions. Sincerely, \\cyi ,t nnif th Hennin Proje Manager cc: Labrador Ventures LLC/Owners Parties of Record ACCPTLTR DOC 200 Mill Avenue South - Renton, Washington 98055 IMF TOUMA ENGINEERS & LAND SURVEYORS October 2, 1998 Ms.Jennifer Hennings Development Services/Planning Department City of Renton 1555 South Grady Way Renton,WA 98055 RE: Labrador Lake Washington Subdivision—Additional Information Dear Jennifer, This is in response to your transmittal dated September 30, 1998 to Mr.Hughes. I have incorporated suggested changes to the following documents and I am submitting for your review the following copies; 1. 12 set of Checklist 2. 12 set of Project Narrative 3. 5 set of Re-zone Request 4. 4 set of Level I Storm Report If you need any additional information regarding this submittal,please feel free to call me. incerely, Mo "TOM"Touma,PE Project Engineer OF gekTOt4 Enclosures G1 PSCSI�a � ®cI 101 v�LiY;�Aa �4S� � 8 6632 S. 191st PI., Suite E-102, Kent, WA 98032 • Phone(425) 251-0665 • Fax(425) 251-0625 e-mail: mhtouma@aol.com IMF DEVELOPMENT PLANNING TOUMA ENGINEERS CITY OF RENTON & LAND SURVEYORS SEP 2 8 1998 RECEIVED September 23, 1998 Ms.Jennifer Hennings Development Services/Planning Department City of Renton 1555 South Grady Way Renton,WA 98055 RE: Labrador Lake Washington Subdivision Additional Information Dear Jennifer, This is a follow-up to our recent phone conversation with respect to the Department of Fish and Wildlife cursory review of our proposed preliminary plat. After our meeting with Mr.Larry Fisher,Department of Fishery and Wildlife, it was suggested that a special treatment should be considered for the streambed upstream and downstream of the culvert to be constructed under the proposed roadway crossing.I am enclosing copies of Standard drawings suggested by Mr.Larry Fisher for such treatments.Mr.Fisher suggested a box culvert to be considered for conveying the stream water instead of a pipe culvert under the proposed crossing.These suggestions will be considered in the design of the plat improvements. If you need any additional information regarding this submittal,please feel free to call me. cerely, u'`'__ Mo ' "TOM"Touma,PE Project Enclosures 6632 S. 191st PI.,Suite E-102, Kent, WA 98032 • Phone(425)251-0665 • Fax(425)251-0625 e-mail: mhtouma@aol.com CITY 4' RENTON ..LL Planning/Building/Public Works Department ] e Tanner,Mayor Gregg Zimmerman P.E.,Administrator DEVELOPMENT PLANN','ty HECEI"En CITY OF RENTON September 16, 1998 SEP 2 3 1998 SEP 21 '98 OFF CE RECEIVED SUPER IN i �✓� Superintendent's Office Renton School District#403 435 Main Avenue South Renton, WA 98055 The City of Renton Development Services Division has received an application for a 63-lot preliminary plat to be located on a 15.8 acre parcel of land. The property is generally vacant, and two existing homes on the site would remain as two of the parcels wiihin the piat. The property is located east of Lake Washington Boulevard North at Burnett Avenue North. The site address is noted as the 27XX block of Lake Washington Boulevard North (see attached map). 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. Would you please fill in the appropriate schools on the list below and return this letter to the Development Services Division, City of Renton, 1055 South Grady Way, Renton, Washington 98055. Elementary School: Kennydale Middle School: McKnight High School: Hazen Will the schools you have indicated be able to handle the impact of the additional students estimated to come from the proposed development? Yes XX No Any Comments: 12th graders attend Renton High School during the 1998-99 school year only. Thank you for providing this important information. Sincerely, (7.-N-sctv( VW1 Jennifer Toth Henning Project Manager school/ /kac 200 Mill Avenue South - Renton, Washington 98055 C�i1 This naner contains SO%recanted material 7n%nnst consumer Post-it"Fax Note 7671 To C, �', pag°4 M' zC. fa, From Co./Dept.-yr L"-rr . /aura E-er, Co. ` Phone# �!. t Fax# 25-/- DLL 6611.1.11111111111111 --04mmig LOW Sea I typ Side or Weir t2t t With Pa purr. -;=:,is=7'go •r:'i callp,•;,-1 1?: ROCK WE 1 ô,ECIION cde:1i4"- 1r_pu STATE OP WASI4INGTON DEPT OF PI$I-4 4 W►Lpu1E 4ASITA1 SRAM ROCK WEIR DETAIL AMMO DAU f4d4 SCAL �� A .a R�QUI(IFfI�! 1ET�_CF�r .. VI!. .MMNI. i, (2), ' / // / If Place Otto Rock. at Cehter ' of Weer 4" Lower Than the / Fitematning Crest of then Weir, Use 24"-3 " ,../ - - . �.:.• !_ boulders for Weir. . • '• •,I IL : _ ;., - ,: j-.�-, . r , ,��! L �•. L /.. ,f64-0 iire) ol*IIIIIIIri''. ... \ .1.*;Zoill .*1:4S, eri '414 a ta,,. // •N eia4 LS1?F LJ Oa** If I Iprap f eV) 4 / s on 13enk `'e. ''N +~4� ! �� _ __FocAj1 _E FDLAN 5cde: !/4"r 1'-0" -- lop log dlamenter flow IS' to la" 2x4 wood oleat full drill 1-1/8' dlo. hole 0 30' log length drive 1' dla. robor through we (10 ft o,c.) imbed Into stream bed o minimum of 3 ft, seal gop with 2x4 — WS we spawning grovel or a ', .* r _. ■ultoble bed material . ' r �' �' 4! ,y r r �' / / : r— flil over "CEOTEXTILE�' ��.--�:y _.ly�l with to quarry ��� �i/ plunge pool o pal's or select pit run seal log location defined by Ceotextll• (Nloolon E00 Sft, min, by centerline top log ` or souoi) allooh fa log rind extend Into banks SECTION B--B side flow • �W- ow.. centerline 1 11ioo_1II-iim111111�II1Lp1-nIN-Re„:. ii liHigwi-p11h11L(,R�i'I ,�iialii6 11 W - f (base flow) flowing full i `.,?'/ Ill-,.,'=41 / •`-lilt iii6,I;_iii�1 . LOW FLO .TCH DETA I LS r-- ---________,...--- Or 11�. ,9qA. STATE OF WASH l NGTON p rap L '„it W8 iS :_ DEPARTMENT OF FISHERIES 4: , , + HABITAT MANAGEMENT DIVISION, limit excavation : it WDF STANDARD ----concrete precael ,�'??I1> °,�,�'�` LOG CONTROL DETAIL bolloot blocks � .: iYa,9PJAI. _ DESION DY S,,_ [1wq EY � SIAI**`4� 7�+ 7 :i} I APPROVED :_DATE 5'ZY..=—� l'w.r.,Ii�a7b '41 DATE LLLLLL4Y.m.......�� /1(PR[1VfnD SCALE rua,51rALE_.. l.0(`rcC1N ,sMT _1— OF cable Of bolt to hold log fo concrete onohor elevation upper log — $/4' bolts or *ii wood shim*ofl thread � . for leveling rode MIMI ----concrete anchor block (use equation below to 2 determine sire of block) (0.290 X 2L--10)/2 we concrete anchor volune needed Where'll D r Diameter log In feet o t hend eubtc I -. Length log In feet ( ft.) SECTION A—A /'.-."-"--" toe of Channel plunge pool — hold rlpap 2 toe of chonn ..(___I. w, IY" to 24" flee riprop bank protection of and 2 ft iow flow notch around ail i excavated area ONA A 9 M Insure all large rock w 'Z will oontoet each other / �. and cost al l void' are 1■►��� err�.�:_- u _ �� / ' � filled with smaller rock, iitt��� --�=-J. ,—�+�Fi� it W place o minimum of I8 depth. 4��� A 8 gird C ft C O v- . PLAN VIEW minimize excovotlon .., to es smell as practical extend geofexflle bankllne a min. of 21t,obove � fop of upper log: � channel too width Z(minimum Allo bockfill between leg ► and rlprap facing ► 1 i Agr with b" minus quarry low flow notch 'polio or select pitrun ;:;, (fee detail) *), materiel .. a, , . (74wirw I I place oonorete ballast I I blocks ae near to end 5 ft. min. of seal log es possible seal log to I-►-- --- — -- 1 channel t o e SECTION C—C t :.r::.: ..::Yx:::x::;}...: ..xv,:.:ii?ii:4::ri}}•:::. :4i}}i?:.}}}':.:i}?}r:3•.y iil?:....-:ir}iri......::r%...... .:............:...... ..�...i.. ...5 :. ....:n{.n............... .:xx::i?i}}Y}:'?r}}:?::•:i?i{: :'riT'i::}jY:%::rii?'.v::}::i::f:iii:.i::i:{ter:..�....<.....n..........ti................n...n..,• ... ...{............ ....r.{...................�...n... .v.{..........4...............t...............v.v. :........ i4:;{iv:::::�:{ ....:. :.. ............::. .r..... ...: .. .:. ............r..:........ .......... .. ..:... ....}:.:...:...r.:..r .....:.::rr:•r:::}}:r:..r?rr;•x:<�:::.};}>i:?•rri}:•}::•::.::,::::•:::::::::::.�:.::::::::,}.,:::.:::. .::.i..4.:+v..,.,..,:::L.i... ..i..v.........x........v...t...n:4{..v:... .................v........i......i...v.. ....vv...v..v...................:..i n.:.•:r..tt;{{•.:5..:�::{•:::.�v..{........:.vv.w:•:;•:.:..:...:..........:...:;..n.........,.....r...........::r::... ...:::.x:::::w:•.:v.�.....:.:.v.....v........ ..... .........n}:r:4:.r{t.....v...............::..........:... .:. ......::... ............nn:fx.:n5.:'?n:.v........... y )..}r............}.. .:... .............�:::.:.�::•:v:x.::::::.v::.:ii::.:ri:}}:rii`isn}:v::i:•:4r?r::;.;!�;{.irrr}::..::.:.::�:r:4r?ir::.:::x:::.....:. .:.......r;..n.......Y.....h.::::.:..;.Y..,.::{..•$..........rn...{•}.:.::::::::v.:.v,:::}.n.:/.yt.:.............r.....♦�,r,.t}...•..............}.....h...n ..fi... ........................................................ .... .................. ..... ., it d .......:...r.... ..............:::.. ,....�:.::.:, ...:.... ...i;::<i�::>:::;':oi i;tv:c:;•:::::;: :;::;o:�:;;.::;:;::»s:;^;}:::i:<:;:<;::<::::w:;>:;;:}?::{;::.;:::`. .. .:�:.._ ..;;ip; ;::i`<i%E`;i DEVEkOPMENT<SERVI ES D :' .;:..;i.r:.r:.}.r::.r:.r:.;.r;.r:.rrr':::::.:::.:::: ......:...:......::.:::.::::i?i:.;:?.:.:.r•.:::>:..;:;::.;.;.:.:;.;:.;:.;•.:::r:.>:.:�:::.:::.�:::::::::::::......:::::::::::Y?:.::::::..:..::::. , M TER A PL•ICATIO PROPERTY OWNER(S� PROJECT INFORM 1TION Note If there fs<more then one fagal owner,pteasie attach art additional: natarize8`Mastar'Appl(caton fpt eacft.owner PROJECT OR DEVELOPMENT NAME: NAME: Labrador Ventures L.L.C. Labrador Preliminary Plat PROPERTY/PROJECT ADDRESS(S)/LOCATION: ADDRESS: P.O.Box 3344 27xx Lake Washington Blvd. KING COUNTY ASSESSOR'S ACCOUNT NUMBER(S): CITY` Kirkland ZIP` 98083 229650-156 to 160; 0523059001 ,9005 to 9009 , 9012 to 9013 , 9018, 9019, 9031 , 9049 TELEPHONE NUMBER:1 -425-803-0400 EXISTING LAND USE(S):9068 to 9071 ::.....:...:..:.:,.:..... Two single family homes, APPLICANT(if other t n owtner} < :>: Remaining acreage vacant PROPOSED LAND USES: NAME: Single Family COMPANY(if applicable): EXISTING COMPREHENSIVE PLAN MAP DESIGNATION: Single Family R3 a, . i2 ADDRESS: PROPOSED COMPREHENSIVE PLAN MAP DESIGNATION (if applicable): Single Family NO GVlcrl CITY: ZIP: EXISTING ZONING: R-8 and R-1 to R-5 Rezone TELEPHONE NUMBER: PROPOSED ZONING (if applicable): R-8 and R-5 CONTACT.PERSOtW `'��':><; SITE AREA (SQ. FT.((retp,C)i AGE): NAME: u' - Tom Touma Ci)y '!T r A 1 5 .87 Acres /�(JFf. -., -�.-• ,w COMPANY (if applicable): PROJECT VALUE: ��r 08 1998 Touma Engineers RECr I r� v D ADDRESS:6 6 3 2 S. 1 91 s t PL. Ste El 0 2 IS THE SITE LOCATED IN THE AQUIFER PROTECTION AREA? Yes 2 CITY: ZIP: Kent 98032 IS THE SITE LOCATED IN ANY OTHER TYPE OF ENVIRONMENTALLY SENSITIVE AREA? TELEPHONE NUMBER: 425-251 -0665 No w ., 1 LEGA( ;DESCR(PT1011C..E3F ERT'1�PROP : ,. : .(A.teach separate sfi"eat lf;nec0 sary); See Attachments • TYPE CF APPLICATION & FEES heck;aft application.types.that I ' � ' .0 ,a pp Y -'C�. ty.staff_mill determine fees ,;;: — ANNEXATION $ SUBDIVISION: _ COMP. PLAN AMENDMENT $ EZONE $ ' .,Oo _ LOT LINE ADJUSTMENT $ _ SPECIAL PERMIT $ _SHORT PLAT $ _TEMPORARY PERMIT $ _TENTATIVE PLAT $ —CONDITIONAL USE PERMIT $ ✓PRELIMINARY PLAT $/pap,0 _ SITE PLAN APPROVAL $ . FINAL PLAT $ — GRADE & FILL PERMIT $ — 'V (NO. CU. YDS: ) • PLANNED UNIT DEVELOPMENT: $ ARIANCE $ ,,PS-6,C0 ' (FROM SECTION: -f-9-4742 ) _ PRELIMINARY _WAIVER $ FINAL _WETLAND PERMIT $ — _ ROUTINE VEGETATION MANAGEMENT PERMIT $ MOBILE HOME PARKS: $ — BINDING SITE PLAN $ SHORELINE REVIEWS: _ SUBSTANTIAL DEVELOPMENT $ _ CONDITIONAL USE $ _ VARIANCE $ _ EXEMPTION $No Charne ENVIRONMENTAL REVIEW $ k,DO _ REVISION $ .:;::::: :: <. ::> AFFIo ... t7.. OWNEi SHIP I, (Print Name) �r4dl�•j K /✓u �� f'hes ,declare that I am (please check one) the owner of the property authorized representative to act for the property owner(please attach proof of authorization), and that the foregoing state thments and1on answers herein contained and the information herewith submitted are in all respects true and correct to the best of my knowledge and belief. EA.DL ey K. i-( N ( #t2't yCr ATTEST: Subscribed and sworn to before me, a Notary Public, in and for the State of ealf'f, L.residing at (Name of 0 er/R presenta ' e) /i18PA1b�2 ve n' 1 LZC, ,-..cl•e-fap w , on the .d y of — 10 • ' A+FCttNIR H. TOUMA (Si re o ner p esentative) STATE 0F 4NASHiNGTf'i �- to dialAa--,,__ PUBLIC (Signat re of Notary Public) MY COMMISSION EXPIRES 8-09-99 .:..::... :: •. .: :.. :...I.:I.M:.... . ... ... (Thaect..::...,, .:•>i:.,:;:. ,,,: . .. ... to :.:::.�::..::. ...:. ::.... .. ity Fil Number ,.;:::::C .PU: :,...:::;::::::>:>> :>;:;><.:A..: AAD<;::>:gSp:: CAP- ..;::. .:: :.:. :.: .;:.:MHP::<:.:FPUD .FP PP.R RVMP:..;.SA.A....:SA H.; SHPL-A. S- . - >::......;::.:: P!..N.:;:SP >:SM...;SMI~ :TP ..V I�. ..U.H....W... TOT :.>:;.. :::':::>:<>:::::>:.>:<:::»:<::<:::::> :::::::>.::<:<:.:»::;<•>. >,.......;:::.;..:.;: .:;.:_:._.;...:.I: .:.:::.::.;:: :.i..i.:. .... .— ::<:: ::::< . ::::.::::......:AL;FEES. . :...:. .:::::: ::: : ....:..:.. . :. . . ..... ...... ... . ......: TAG ... . .. . _ . . • • MASTERAP.DOC REVISED 8/97 � EXHIBIT "A-1" PARCEL 1 : The north 123 . 12 feet as measured at right angles to the north line of Tract 30 and All of Tract 31, Eldon Acres, according to the plat thereof recorded in Volume 11 of Plats, page 86, in King County, Washington. PARCEL 2 : The west 100 . 00 feet as measured at right angles to the west line of Tract 30, Eldon Acres, according to the plat thereof recorded in Volume 11 of Plats, page 86, in King County, Washington; EXCEPT the north 123 . 12 feet as measured at right angles to the north line of said Tract 30, according to the plat thereof recorded in Volume 11 of Plats, page 86, in King County, Washington. PARCEL 3 : That portion of Government Lot 1, lying within the north 20 feet of the west 1042 . 7 feet of Section 5, Township 23 North, Range 5 East, W.M. , in King County, Washington; EXCEPT those portions whose interests were quieted under King County Superior Court Cause No. 92-2-24469-1 . PARCEL 4 : That portion of Government Lot 1, Section 5 , Township 23 North, Range 5 East, W.M. , in King County, Washington, described as follows : Beginning at a point where the easterly line of Hillman Boulevard as shown on the plat of Hillman' s Lake Washington Garden of Eden Addition to Seattle No. 1, according to the plat thereof recorded in Volume 11 of Plats, page 63 , in King County, Washington, extended, intersects the north line of said Section; thence south 89 degrees west along the north line of said Section, 168 . 8 feet to the true point of beginning; thence south 391 . 4 feet to the north line of Eldon Acres, according to the plat thereof recorded in Volume 11 of Plats , page 86, in King County, Washington; thence south 89 degrees west, 112 . 5 feet; thence north 391 .4 feet; thence east 112 . 5 feet to the point of beginning; EXCEPT the north 30 feet thereof lying within the County Road; EXCEPT any portion thereof lying within that certain tract of land as deeded to Paul A. Lapp by Warranty Deed recorded under Recording Number 2882752 . PARCEL 5 : Beginning 1040 . 5 feet east and 306 feet south of the northwest corner of Government Lot 1, Section 5, Township 23 North, Range 5 East, W.M. , in King County, Washington; thence south 85 . 4 feet, more or less, to the north line of the plat of Eldon Acres, according to the plat thereof recorded in Volume 11 of Plats, page 86, in King County, Washington; thence along said plat line south 89 degrees west, 425 feet, more or less, to the angle corner of said Plat; thence along said plat line south 45 degrees west, 356 feet, more or less, to the easterly line of Lake Washington Boulevard; thence northwesterly along said Boulevard line, 75 feet, more or less, to a point on a line which is parallel with and 75 feet northwesterly from said plat line; thence north 45 degrees east, 410 feet, more or less, to a point which is south 89 degrees west from the true point of beginning; thence north 89 degrees east, 456 feet, more or less, to the point of beginning;. EXCEPT that portion lying easterly of the following described line : Beginning at a point 30 feet south and north 89 degrees east , 812 . 5 feet from the northwest corner of Section 5, Township 23 North, Range 5 East, W.M. , in King County, Washington; thence south to intersect with the north line of the plat of Eldon Acres, according to the plat thereof recorded in Volume 11 of Plats, page 86, in King County, Washington and the terminus of said line . ALSO KNOWN AS Lot 3 , City of Renton Lot Line Adjustment Number 009-85, recorded under Recording Number 8602139002 . PARCEL 6 : That portion of Government Lot 1, Section 5 , Township 23 North, Range 5 East, W.M. , in King County, Washington, described as follows : Beginning at a point where the easterly line of Hillman' s Boulevard (104th Avenue Southeast) , as shown on the plat of Hillman ' s Lake Washington Garden of Eden Addition to Seattle No. 1, according to the plat thereof recorded in Volume 11 of Plats, page 63 , in King County, Washington, extended could intersect the north line of said Section 5 ; thence running along said north line, north 89 degrees 03 minutes 45 seconds west, 168 . 8 feet; thence south 98 . 0 feet to the centerline of an existing stream and the true point of beginning; thence continuing south 293 . 67 feet to the north line of Eldon Acres Tracts; thence south 89 degrees 02 minutes 15 seconds east along said north line, 168 . 8 feet; thence north 205 . 9 feet to the centerline of said stream; thence northwesterly following centerline 194 feet, more or less, to the true point of beginning; EXCEPT any portion thereof lying easterly of the following described line : Beginning at a point on the north line of Section 5 , Township 23 North, Range 5 East, W.M. , in King County, Washington, where the easterly line of Hillman Boulevard, as shown on the plat of Hillman' s Lake Washington Garden of Eden Addition to Seattle No. 1, according to the plat thereof recorded in Volume 11 of Plats, page 63 , in King County, Washington, would intersect the north line of said Section 5 (the bearing of said north line being north 89 degrees 03 minutes 45 seconds west, King County Aerial Survey Meridian) ; thence south 1 degree 02 minutes 55 seconds west, a distance of 184 . 8 feet, more or less to the centerline of creek, said point being the north end of the line between Marenakos and Stride; thence continuing south 1 degree 02 minutes 55 seconds west, a distance of 206 . 95 feet, more or less, to the north line of Eldon Acres and the south end of line between Marenakos and Stride . PARCEL 7 : That portion of Government Lot 1, Section 5, Township 23 North, Range 5 East, W.M. , in King County, Washington, described as follows : Beginning at a point 30 feet south and 30 feet east of the northwest corner of said Section 5 ; thence north 89 degrees east, 554 . 5 feet to the true point of beginning of the tract herein described; thence south 89 degrees west, 254 . 5 feet ; thence south 20 degrees east, 240 . 5 feet; thence south 40 degrees east, 160 feet; thence north 45 degrees east, 108 feet, more or less, to a point south of the true point of beginning; thence north 89 degrees east, 228 feet; thence north 276 feet; thence south 89 degrees west, 228 feet to the true point of beginning; EXCEPT the following described tract : Beginning at a point 30 feet south and 30 feet east of the northwest corner of said Section 5 ; thence north 89 degrees east, 554 . 5 feet to the true point of beginning of the tract herein described; thence south 89 degrees west, 254 . 5 feet; thence south 20 degrees east, 240 . 5 feet ; thence south 40 degrees east, 160 feet; thence north 45 degrees east, 108 feet, more or less, to a point south of the true point of beginning; thence north to the true point of beginning. ALSO KNOWN AS Lot 2, City of Renton Lot Line Adjustment Number 009-85, recorded under Recording Number 8602139002 . PARCEL 8 : Beginning at a point 30 feet south and north 89 degrees east, 812 . 5 feet from the northwest corner of Section 5, Township 23 North, Range 5 East, W.M. , in King County, Washington; thence south 276 feet; thence north 89 degrees east, 228 feet; thence north 276 feet; thence south 89 degrees west, 228 feet to beginning; TOGETHER WITH the following described parcel : Beginning 1040 . 5 feet east and 306 feet south of the northwest corner of Government Lot 1, Section 5 , Township 23 North, Range 5 East, W.M. , in King County, Washington; thence south 85 .4 feet, more or less, to the north line of the plat of Eldon Acres, according to the plat thereof recorded in Volume 11 of Plats, page 86, in King County, Washington; thence along said plat line south 89 degrees west, 425 feet, more or less, to the angle corner of said Plat; thence along said plat line, south 45 degrees west, 356 feet, more or less, to the easterly line of Lake Washington Boulevard; thence northwesterly along said Boulevard line, 75 feet, more or less, to a point on a line which is parallel with and 75 feet northwesterly from said plat line; thence north 45 degrees east 410 feet, more or less, to a point which is south 89 degrees west from the point of beginning; thence north 89 degrees east, 456 feet, more or less, to the point of beginning; EXCEPTING therefrom that portion lying westerly of the following described line : Beginning at a point 30 feet south and north 89 degrees east, 812 . 5 feet from the northwest corner of Section 5, Township 23 North, Range 5 East, W.M. , in King County, Washington; thence south to intersect with the north line of the plat of Eldon Acres, according to the plat thereof recorded in Volume 11 of Plats, page 86, in King County, Washington and the terminus of said line. ALSO KNOWN AS Lot 1, City of Renton Lot Line Adjustment Number 009-85 , recorded under Recording Number 8602139002 . PARCEL 9 : That portion of Government Lot 1, Section 5, Township 23 North, Range 5 East, W.M. , in King County, Washington, described as follows : Beginning at the intersection of the easterly line of Hillman Boulevard as shown on the plat of Hillman' s Lake Washington Garden of Eden Addition to Seattle No. 1, according to the plat thereof recorded in Volume 11 of Plats, page 63 , in King County, Washington, with the north line of said Section 5 ; thence west along the north line of said Section, 168 . 8 feet to the true point of beginning of the tract herein described; thence east along said north line, 60 feet ; thence south to the centerline of creek; thence westerly along said centerline to a point south of the true point of beginning; thence north to the true point of beginning; EXCEPTING the north 30 feet thereof for road. PARCEL 10 : That portion of the northwest quarter of the northwest quarter of Section 5 , Township 23 North, Range 5 East, W.M. , in King County, Washington, described as follows : Beginning at a point 30 feet south and 30 feet east of the northwest corner of said Section 5; thence north 89 degrees east, 554 . 5 feet to the true point of beginning described; thence south 89 degrees west, 254 . 5 feet; thence south 20 degrees east, 240 . 5 feet ; thence south 40 degrees east, 160 feet; thence north 45 degrees east, 108 feet, more or less, to a point south of the true point of beginning; thence north to the true point of beginning. PARCEL 11 : The south 10 feet of the north 30 feet of the east 554 . 5 feet of the west 584 . 5 feet of Government Lot 1, Section 5, Township 23 North, Range 5 East, W.M. , in King County, Washington. PARCEL 12 : That portion of Government Lot 1, Section 5 , Township 23 North, Range 5 East, W.M. , in King County, Washington, described as follows : Beginning at the intersection of the easterly margin of Hillman' s Boulevard "104th Avenue Southeast" , as shown on the plat of Hillman' s Lake Washington Garden of Eden Addition to the City of Seattle No. 1, according to the plat thereof recorded in Volume 11 of Plats, page 63 , in King County, Washington, prolongated southerly with the north line of said Section 5 ; thence west along said north line, 25 feet to the true point of beginning of this description; thence west 83 . 80 feet; thence south at right angles to the north line of said Section 5 to the centerline of a stream, said centerline being the north line of a tract of land conveyed to James L. Marenakos and Georgia Marenakos, his wife, by deed recorded under Recording Number 5109221; thence easterly along said centerline to a point south of the true point of beginning, as measured at right angles to the north line of said Section 5; thence north to the true point of beginning; EXCEPT the north 20 feet thereof . PARCEL 13 : The east 108 . 8 feet of the following described parcel : The north 30 feet of that portion of the northwest quarter of Section 5, Township 23 North, Range 5 East, W.M. , in King County, Washington, lying westerly of the southerly extension of the easterly margin of Hillman' s Boulevard (104th Avenue Southeast) and lying easterly of the easterly margin of Neal Turner Road; EXCEPT the south 10 feet of the east 108 . 8 feet thereof; ALSO EXCEPT that portion thereof lying within the north 20 feet of the west 1042 . 7 feet of said Section; TOGETHER WITH an easement for ingress, egress and utilities over the following described parcel : The north 30 feet of that portion of the northwest quarter of Section 5 , Township 23 North, Range 5 East, W.M. , in King County, Washington, lying westerly of the southerly extension of the easterly margin of Hillman' s Boulevard (104th Avenue Southeast) and lying easterly of the easterly margin of Neal Turner Road; EXCEPT the east 110 . 8 feet thereof; EXCEPT that portion lying within the north 20 feet of the west 1042 . 7 feet of said Section; ALSO EXCEPT that portion lying within the south. 10 feet of the west 554 . 5 feet of said Section. PARCEL 14 : The north 30 feet of that portion of the northwest quarter of Section 5, Township 23 North, Range 5 East, W.M. , in King County, Washington, lying westerly of the southerly extension of the easterly margin of Hillman' s Boulevard (104th Avenue S .E. ) and lying easterly of the easterly margin of Neal Turner Road; EXCEPT the east 110 . 8 feet thereof; ALSO EXCEPT that portion lying within the north 20 feet of the west 1, 042 . 7 feet of said Section; ALSO EXCEPT that portion lying within the south 10 feet of the west 554 . 5 feet of said section. PARCEL 15 : Beginning at a point on the easterly line of the Neal Turner County Road at a point which is 30 feet south and 30 feet east of the northwest corner of Government Lot 1, Section 5 , Township 23 North, Range 5 East, W.M. , in King County, Washington; thence north 89 degrees east 300 feet; thence south 20 degrees east 240 . 5 feet; thence south 40 degrees east 160 feet, more or less, to a point on a line which is parallel with and 75 feet northwesterly from the northwesterly line of the plat of Eldon Acres, according to the plat thereof recorded in Volume 11 of Plats, page 86 , records of said county; thence on said parallel line south 45 degrees west to the northeast line of Lake Shore Boulevard; thence northwesterly along said boulevard line 280 feet, more or less, to the easterly line of the Neal Turner County Road; thence northerly along said road line to beginning. PARCEL 16 That portion of the northwest quarter of Section 5, Township 23 North, Range 3 East, W.M. , in King County, Washignton, described as follows : Beginning at a point on the north line of said Section 5 where the easterly line of Hillman Boulevard as shown upon the Plat of Hillman' s Lake Washington Garden of Eden Addition to Seattle No. 1, according to the plat thereof recorded in Volume 11 of Plats, page 63 , in King County, Washington, extended, would intersect the north line of said Section 5 ; thence south 391 .40 feet, more or less, to the south line of the land conveyed by Fred W. Rarey and Helen Rarey, his wife, by deed dated June 1, 1917, recorded in Volume 1129 of Deeds, Page 152, under King County Recording No. 1469521, records of said county; thence east 195 . 50 feet, more or less, to the westerly line the right of way of the Columbia and Puget Sound Railroad Company; thence northeasterly along the westerly line of said right of way, to the north line of said Section 5 ; thence west along the north line of said section to the point of beginning; EXCEPT that portion thereof lying north of the south line of the creek; AND EXCEPT roads; ALSO the west 30 feet of the east 150 feet (as measured along the north line of said section) of that portion of the tract hereinabove described lying north of south line of said section of that portion of the tract hereinabove described lying north of the south line of the creek; EXCEPT that portion of the northeast quarter of the northwest quarter of said Section 5 conveyed to the Estate of Mary P. Auge under King County Recording No. 8508280811 in settlement of King County Superior Court Cause No. 85-2-00294-6 , more particularly described as follows : Commencing at the intersection of the northwesterly margin of the abandoned Pacific Coast Railroad Company' s New Castle Branch with the north line of said Section 5; thence north 89°03 '45" west along said north line 120 . 00 feet to the true point of beginning; thence continuing north 89°03 '45" west 17 . 92 feet to an existing fence; thence south 01°12 '40" west along said 103 . 21 feet to the northerly margin of said abandoned railroad, said point being on a curve to the center of which bears south 41°04 ' 12" east; thence northeasterly along said margin on a curve to the right having a radius of 934 . 904 feet for a distance of 25 . 26 feet ; thence north 00°33 '45" east 86 . 57 feet to the true point of beginning. $ o REZONE R-1 - R-5 FA LEGAL DESCRIPTION sO .tiT</i. PARCEL 1 : ,99� The north 123 . 12 feet as measured at right angles to the sN- north line of Tract 30 and All of Tract 31, Eldon Acres, O according to the plat thereof recorded in Volume 11 of Plats, page 86 , in King County, Washington . PARCEL 2 : The west 100 . 00 feet as measured at right angles to the west line of Tract 30 , Eldon Acres, according to the plat thereof recorded in Volume 11 of Plats, page 86 , in King County, Washington; EXCEPT the north 123 . 12 feet as measured at right angles to the north line of said Tract 30 , according to the plat thereof recorded in Volume 11 of Plats, page 86 , in King County, Washington. PARCEL 6 : That portion of Government Lot 1, Section 5 , Township 23 North, Range 5 East , W.M. , in King County, Washington, described as follows : Beginning at a point where the easterly line of Hillman ' s Boulevard (104th Avenue Southeast) , as shown on the plat of Hillman ' s Lake Washington Garden of Eden Addition to Seattle No . 1 , according to the plat thereof recorded in Volume 11 of Plats , page 63 , in King County, Washington, extended could intersect the north line of said Section 5 ; thence running along said north line, north 89 degrees 03 minutes 45 seconds west , 168 . 8 feet ; thence south 98 . 0 feet to the centerline of an existing stream and the true point of beginning; thence continuing south 293 . 67 feet to the north line of Eldon Acres Tracts; thence south 89 degrees 02 minutes 15 seconds east along said north line, 168 . 8 feet ; thence north 205 . 9 feet to the centerline of said stream; thence northwesterly following centerline 194 feet , more or less, to the true point of beginning; EXCEPT any portion thereof lying easterly of the following described line : Beginning at a point on the north line of Section 5 , Township 23 North, Range 5 East , W.M. , in King County, Washington, where the easterly line of Hillman Boulevard, as shown on the plat of Hillman ' s Lake Washington Garden of Eden Addition to Seattle No . 1 , according to the plat thereof recorded in Volume 11 of Plats, page 63 , in King County, Washington, would intersect the north line of said Section 5 (the bearing of said north line being north 89 degrees 03 minutes 45 seconds west , King County Aerial Survey Meridian) ; thence south 1 degree 02 minutes 55 seconds west , a distance of 184 . 8 feet , more or less to the centerline of creek, said point being the north end of the line between Marenakos and Stride; thence continuing south 1 degree 02 minutes 55 seconds west , a distance of 206 . 95 feet , more or less, to the north line of Eldon Acres and the south end of line between Marenakos and Stride . PARCEL 16 That portion of the northwest quarter of Section 5 , Township 23 North, Range 3 East, W.M. , in King County, Washignton, described as follows : Beginning at a point on the north line of said Section 5 where the easterly line of Hillman Boulevard as shown upon the Plat of Hillman ' s Lake Washington Garden of Eden Addition to Seattle No. 1, according to the plat thereof recorded in Volume 11 of Plats, page 63 , in King County, Washington, extended, would intersect the north line of said Section 5 ; thence south 391 . 40 feet , more or less, to the south line of the land conveyed by Fred W. Rarey and Helen Rarey, his wife, by deed dated June 1 , 1917, recorded in Volume 1129 of Deeds, Page 152 , under King County Recording No. 1469521, records of said county; thence east 195 . 50 feet, more or less, to the westerly line the right of way of the Columbia and Puget Sound Railroad Company; thence northeasterly along the westerly line of said right of way, to the north line of said Section 5; thence west along the north line of said section to the point of beginning; EXCEPT that portion thereof lying north of the south line of the creek; AND EXCEPT roads; ALSO the west 30 feet of the east 150 feet (as measured along the north line of said section) of that portion of the tract hereinabove described lying north of south line of said section of that portion of the tract hereinabove described lying north of the south line of the creek; EXCEPT that portion of the northeast quarter of the northwest quarter of said Section 5 conveyed to the Estate of Mary P. Auge under King County Recording No. 8508280811 in settlement of King County Superior Court Cause No. 85-2-00294-6, more particularly described as follows : Commencing at the intersection of the northwesterly margin of the abandoned Pacific Coast Railroad Company' s New Castle Branch with the north line of said Section 5 ; thence north 89°03 ' 45" west along said north line 120 . 00 feet to the true point of beginning; thence continuing north 89°03 ' 45" west 17 . 92 feet to an existing fence; thence south 01°12 ' 40" west along said 103 . 21 feet to the northerly margin of said abandoned railroad, said point being on a curve to the center of which bears south 41°04 ' 12" east ; thence northeasterly along said margin on a curve to the right having a radius of 934 . 904 feet for a distance of 25 . 26 feet ; thence north 00°33 ' 45" east 86 . 57 feet to the true point of beginning . 0 CITY OF RENTON ENVIRONMENTAL CHECKLIST A. BACKGROUND 1. NAME OF PROPOSED PROJECT, IF APPLICABLE: Labrador Ventures 2. NAME OF APPLICANT Labrador Ventures L.L.C. 3. ADDRESS AND PHONE NUMBER OF APPLICANT AND CONTACT PERSON: Applicant Mr. Bradley K. Hughes P. 0. Box 3344 Kirkland, WA 98083 (425) 803-0400 Agent: Mr. Tom Touma Touma Engineers 6632 South 191st Place, Suite E-102 Kent, Washington 98032 (425) 251-0665 4. DATE CHECKLIST PREPARED: August 11, 1998, revised December 1, 1998. 5. AGENCY REQUESTING CHECKLIST: City of Renton 6. PROPOSED TIMING OR SCHEDULE (INCLUDING PHASING, IF APPLICABLE) : Construction of the proposed project will begin as soon as all necessary permits and approvals are received from the City and other governmental agencies. The project will be developed under one phase. The applicant is planning to complete the preliminary plat within the time period allowed by City code. 7. DO YOU HAVE ANY PLANS FOR FUTURE ADDITIONS, EXPANSION OR FURTHER ACTIVITY RELATED TO OR CONNECTED WITH THIS PROPOSAL? IF YES, EXPLAIN. No. C% ICA,T O 4Von Page 1 �eittee``� • 8. LIST ANY ENVIRONMENTAL INFORMATION YOU KNOW ABOUT THAT HAS BEEN PREPARED, OR WILL BE PREPARED, DIRECTLY RELATED TO THIS PROJECT: A Geotechnical Study, Wetland Study, Habitat Study and Traffic Study have been prepared in conjunction with this plat. Copies of these reports are made a part of this checklist. 9. DO YOU KNOW WHETHER APPLICATIONS ARE PENDING FOR GOVERNMENTAL APPROVALS OF OTHER PROPOSALS DIRECTLY AFFECTING THE PROPERTY COVERED BY THIS PROJECT? IF YES, EXPLAIN. No. 10. LIST ANY GOVERNMENT APPROVALS OR PERMITS THAT WILL BE NEEDED FOR YOUR PROPOSAL, IF KNOWN: City of Renton Development Services Division -Preliminary and Final Plat approval, variance, rezone and SEPA Review -Streets, storm, water and sewer improvements plans approval Department of Fishery - HPA King County Health Department 11. GIVE BRIEF, COMPLETE DESCRIPTION OF YOUR PROPOSAL, INCLUDING THE PROPOSED USES AND THE SIZE OF THE PROJECT AND SITE. The proposal is to subdivide approximately 15. 6 acres of land into 62 lots suitable for single-family residences. Plat improvements will consist of streets, storm drainage system with retention facilities (if required) to control runoff from the Site at a rate equal to existing flow conditions, water and sewer system. All utilities and lighting will be underground. Access to the proposed development will be from Burnett Avenue N. on the west and N 26th Street on the southeast of the site. 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 OF IF KNOWN. IF A PROPOSAL WOULD OCCUR OVER A RANGE OF AREA, PROVIDE THE RANGE OR BOUNDARIES OF THE SITE. 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 AR NOT REQUIRED TO DUPLICATE MAPS OR DETAILED PLANS SUBMITTED WITH ANY PERMIT APPLICATION RELATED TO THIS CHECKLIST. The proposed project is located in the north end of the city. Bounded on the north by the extension of N 28th Street. Bounded on the west by Lake Washington Blvd and portion of Burnett Avenue N. Bounded on the east by single family homes. The site is located in Section 5, Township 23 North, Range 5 East, W.M. , in the City of Renton, State of Washington. Page 2 B. ENVIRONMENTAL ELEMENTS: 1. EARTH a. GENERAL DESCRIPTION OF THE SITE: Rolling, Hilly, Steep Slopes b. WHAT IS THE STEEPEST SLOPE ON THE SITE? Slopes of 60 to 67 percent were measured on both sides of the creek traversing the site from northeast to southwest. c. WHAT GENERAL TYPES OF SOILS ARE FOUND ON THE SITE? IF YOU KNOW THE CLASSIFICATIONS OF AGRICULTURAL SOILS, SPECIFY THEM AND NOTE ANY PRIME FARMLAND. According to the USDA Soil Conservation Service's King County Soil Survey, the soil on the site is classified as Alderwood soil. The geotech report is attached to this checklist. d. ARE THERE SURFACE INDICATIONS OF A HISTORY OF UNSTABLE SOIL IN THE IMMEDIATE VICINITY? IF SO, DESCRIBE. There are areas where slopes are in excess of 40 percent. The steep slopes are subject to superficial failures, but generally stable. Refer to attached soil studies performed by geoengineers. e. DESCRIBE THE PURPOSE, TYPE AND APPROXIMATE QUANTITIES OF ANY FILLING OR GRADING PROPOSED. INDICATE SOURCE OF FILL. The proposed site will be designed to follow the natural terrain to the maximum extent feasible. The basic topographic features will not be altered by the proposed project. It is estimated approximately 7, 953 CY of material will be excavated for the road, bridge and building pad construction. The majority of the excavated material is at the proposed entrance and on both sides of the proposed ravine crossing. The excavated material at both sides of the ravine crossing is necessary in order to maintain adequate sight distance. Approximately 4733 CY of fill will be needed, mostly over the proposed bridge crossing. f. COULD EROSION OCCUR AS A RESULT OF CLEARING, CONSTRUCTION OR USE? IF SO, GENERALLY DESCRIBE. There could be temporary water erosion resulting from clearing of the site. This will be mitigated by proper construction of temporary erosion and sedimentation control facilities. Page 3 EARTH (continued) g. ABOUT WHAT PERCENT OF THE SITE WILL BE COVERED WITH IMPERVIOUS SURFACES AFTER PROJECT CONSTRUCTION? 15%-18% of the site area will be covered with impervious surfaces consisting of paved streets, roofs and driveways to serve the individual home. h. PROPOSED MEASURES TO REDUCE OR CONTROL EROSION, OR OTHER IMPACTS TO THE EARTH, IF ANY. An approved temporary erosion and sedimentation control plan will be implemented during construction of the plat improvements. This plan will include typical use of fabric fences, temporary ponds or other drainage features to mitigate potential erosion. 2. AIR A. WHAT TYPES OF EMISSIONS TO THE AIR WOULD RESULT FROM THE PROPOSAL DURING CONSTRUCTION AND WHEN THE PROJECT IS COMPLETED? IF ANY, GENERALLY DESCRIBE AND GIVE APPROXIMATE QUANTITIES IS KNOWN. Ultimately there will be 62 single family residences on the Site with associated automobile traffic. Heating will be primarily by natural gas or electricity. Some of the homes may have fireplaces. These items may contribute minor amounts of smoke, particulate matter and heat to the outside air. Temporary deterioration could occur during construction due to dust, exhaust emission and smoke from trash burning. B. ARE THERE ANY OFF-SITE SOURCES OF EMISSIONS OR ODOR THAT MAY AFFECT YOUR PROPOSAL? IF SO, GENERALLY DESCRIBE. No C. PROPOSED MEASURES TO REDUCE OR CONTROL EMISSIONS OR OTHER IMPACTS TO AIR, IF ANY: Temporary emissions during construction may be mitigated by sprinkling of streets for dust control, placing required pollutant control devices on equipment and minimal burning. 3. WATER A. SURFACE 1) IS THERE ANY SURFACE WATER BODY ON OR IN THE IMMEDIATE VICINITY OF THE SITE? IF YES, DESCRIBE TYPE AND PROVIDE NAMES. IF APPROPRIATE, STATE WHAT STREAM OR RIVER IT FLOWS INTO. Page 4 A creek flows northeast to southwest across the site, flowing under Lake Washington Blvd. to Lake Washington. There are two small wetland areas delineated by the Wetland Specialist. The larger of the two wetlands, approximately 20, 643 square feet in area, straddles the southwest portion of the site and properties to the south, known as Eldon Acres. It is located upstream of a storm culvert under Lake Washington Blvd. The smaller wetland, approximately 7272 square feet in area, is located on the easterly portion of the site, immediately north of lots 43-47. These wetlands are addressed in the enclosed wetland report. 2) WILL THE PROJECT REQUIRE ANY WORK OVER, IN OR ADJACENT TO (WITHIN 200 FEET) THE DESCRIBED WATERS? IF YES, DESCRIBE AND ATTACH AVAILABLE PLANS. Yes. The project will require a road crossing over the creek as shown on the plat map. 3) ESTIMATE THE AMOUNT OF FILL AND DREDGE MATERIAL THAT WOULD BE PLACED IN OR REMOVED FROM SURFACE WATER OR WETLANDS AND INDICATE THE AREA OF THE SITE THAT WOULD BE AFFECTED. INDICATE THE SOURCE OF FILL MATERIAL. None 4) WILL THE PROPOSAL REQUIRE SURFACE WATER WITHDRAWALS OR DIVERSIONS? GIVE GENERAL DESCRIPTION, PURPOSE AND APPROXIMATE QUANTITIES, IF KNOWN. No. 5) DOES THE PROPOSAL LIE WITHIN A 100-YEAR FLOOD PLAIN? IF SO, NOTE LOCATION ON THE SITE PLAN. No. 6) DOES THE PROPOSAL INVOLVE ANY DISCHARGES OF WASTE MATERIALS TO SURFACE WATERS? IF SO, DESCRIBE THE TYPE OF WASTE AND ANTICIPATED VOLUMES OF DISCHARGE. No. B. GROUND 1) WILL GROUND WATER BE WITHDRAWN, OR WILL WATER BE DISCHARGED TO GROUND WATERS? GIVE GENERAL DESCRIPTIONS PURPOSE AND APPROXIMATE QUANTITIES, IF KNOWN. No. Page 5 r 2) DESCRIBE WASTE MATERIAL THAT WILL BE DISCHARGED INTO THE GROUND FROM SEPTIC TANKS OR OTHER SOURCES, IF ANY. DESCRIBE THE GENERAL SIZE OF THE SYSTEM, THE NUMBER OF SUCH SYSTEMS, THE NUMBER OF HOUSES TO BE SERVED OR THE NUMBER OF ANIMALS OR HUMANS THE SYSTEM(S) ARE EXPECTED TO SERVE. None C. WATER RUNOFF 1) DESCRIBE THE SOURCE OF RUNOFF (INCLUDING STORM WATER) AND METHOD OF COLLECTION AND DISPOSAL, IF ANY. WHERE WILL THIS WATER FLOW? WILL THIS WATER FLOW INTO OTHER WATERS? IF SO, DESCRIBE. Existing drainage from the subject property drains as sheet flow into a drainage swale which traverses the site from the northeast to the southwest. Thence the flow is directed into a culvert under Lake Washington Blvd. Thence the flow is discharged into an open drainage swale until it reaches another culvert under the railroad. From this point the flow is directed into another drainage swale which directs the flow into Lake Washington after approximately 150 feet. Refer to Level I Analysis Report which address the off-site flows and downstream analysis. The new plat improvements will increase the impervious surfaces (roofs, streets, driveways, sidewalks) which will reduce the natural vegetation. The impervious surface will increase the rate of discharge from the site. The increase of runoff will be controlled by installation of storm water detention facilities. 2) COULD WASTE MATERIAL ENTER GROUND OR SURFACE WATERS? IF SO, GENERALLY DESCRIBE. As in common with urban development, surface water quality may be reduced as urban pollutants (oil, grease, lawn fertilizer, heavy metals) enter surface and ground water more frequently after development. Ground water quality and quantity may also be affected by this development. If pollutants leach into the soil, the quality will be affected. The quantity of ground water will be reduced as the area of impervious surfaces increase. D. PROPOSED MEASURES TO REDUCE OR CONTROL SURFACE, GROUND AND RUNOFF WATER IMPACTS, IF ANY: Temporary erosion/sedimentation control will be employed during construction to intercept all potential silt laden runoff prior to discharging into natural flow area. This control will remain in effect until the ground cover is re-established and the possibility of erosion is reduced to existing conditions. The storm water system will be designed to reduce flows to a level equal or less than existing conditions. Page 6 4. PLANTS A. CHECK TYPES OF VEGETATION FOUND ON THE SITE: X deciduous trees: alder, maple, aspen. other X evergreen trees: fir, cedar, pine. other X shrubs X grass X pasture crop or grain wet soil plants: cattail, buttercup, bulrush, skunk cabbage. other water plants: water lily, eelgrass, millfoil. other other types of vegetation B. WHAT KIND AND AMOUNT OF VEGETATION WILL BE REMOVED OR ALTERED? The proposal will require removal of some existing trees and vegetation for construction of roads and building pads for residences. Trees and vegetation along the steep slopes of the creek will remain undisturbed, except for a small area will be cleared for construction of roadway crossing across the creek. The total number of trees counted on the site is approximately 512 trees. The trees to be cut for roadway, proposed bridge crossing, and building pads are estimated at 204 trees which represents 40% of the total trees on the site. C. LIST THREATENED OR ENDANGERED SPECIES KNOWN TO BE ON OR NEAR THE SITE. There are no known unique, rare or endangered species of flora on the Site. D. PROPOSED LANDSCAPING, USE OF NATIVE PLANTS OR OTHER MEASURES TO PRESERVE OR ENHANCE VEGETATION ON THE SITE, IF ANY: The area graded for future homes will be replanted with grass, shrubs and trees common to similar residential developments. A large open space tract along the drainage swale traversing the site will be kept in its natural conditions. 5. ANIMALS A. CIRCLE ANY BIRDS AND ANIMALS WHICH HAVE BEEN OBSERVED ON OR NEAR THE SITE OR ARE KNOWN TO BE ON OR NEAR THE SITE: birds: songbirds mammals: small mammals fish: n/a Page 7 5. ANIMALS (CONTINUED) B. LIST ANY THREATENED OR ENDANGERED SPECIES KNOWN TO BE ON OR NEAR THE SITE. None. C. IS THE SITE PART OF A MIGRATION ROUTE? IF SO, EXPLAIN. The site is not known to be a part of migration route. D. PROPOSED MEASURES TO PRESERVE OR ENHANCE WILDLIFE, IF ANY: The proposed site includes approximately 2. 93 acres to remain undisturbed. This area would continue to serve as habitat for birds and small mammals. 6. ENERGY AND NATURAL RESOURCES A. WHAT KINDS OF ENERGY WILL BE USED TO MEET THE COMPLETED PROJECT'S ENERGY NEEDS? DESCRIBE WHETHER IT WILL BE USED FOR HEATING, MANUFACTURING, ETC. The site will be served by electricity and natural gas to meet the energy needs of single-family residences. B. WOULD YOUR PROJECT AFFECT THE POTENTIAL USE OF SOLAR ENERGY BY ADJACENT PROPERTIES? IF SO, GENERALLY DESCRIBE. No. C. WHAT KINDS OF ENERGY CONSERVATION FEATURES ARE INCLUDED IN THE PLANS OF THIS PROPOSAL? LIST OTHER PROPOSED MEASURES TO REDUCE OR CONTROL ENERGY IMPACTS, IF ANY: Building codes for residential development and construction will be implemented, and energy conservation material will be encouraged. 7. ENVIRONMENTAL HEALTH A. ARE THERE ANY ENVIRONMENTAL HEALTH HAZARDS, INCLUDING EXPOSURE TO TOXIC CHEMICALS, RISK OF FIRE AND EXPLOSION, SPILL, OR HAZARDOUS WASTE, THAT COULD OCCUR AS A RESULT OF THIS PROPOSAL? IF SO, DESCRIBE. No. 1) DESCRIBE SPECIAL EMERGENCY SERVICES THAT MIGHT BE REQUIRED. N/A Page 8 7. ENVIRONMENTAL HEALTH (CONTINUED) 2) PROPOSE MEASURES TO REDUCE OR CONTROL ENVIRONMENTAL HEALTH HAZARDS, IF ANY: N/A B. NOISE 1) WHAT TYPES OF NOISE EXIST IN THE AREA WHICH MAY AFFECT YOUR PROJECT? The most frequent source of noise on the site is vehicular traffic originating from Lake Washington Blvd. situated along the west and from local traffic from adjacent N 28th Street and N 26th Street north, east and south of the site. 2) WHAT TYPE AND LEVELS OF NOISE WOULD BE CREATED BY OR ASSOCIATED WITH THE PROJECT ON A SHORT-TERM OR A LONG-TERM BASIS? INDICATE WHAT HOURS NOISE WOULD COME FROM THE SITE. Construction activities on the site will temporarily increase the noise levels during daylight hours. The completed project would result in a slight increase in ambient noise levels in the vicinity, consistent with a single-family neighborhood. 3) PROPOSED MEASURES TO REDUCE OR CONTROL NOISE IMPACTS, IF ANY. None. 8. LAND AND SHORELINE USES A. WHAT IS THE CURRENT USE OF THE SITE AND ADJACENT PROPERTIES? The site is currently vacant, except for two homes situated on the easterly portion of the site. The north and east are fully developed with single-family homes. On the south are single- family homes and youth detention facility. B. HAS THE SITE BEEN USED FOR AGRICULTURE? IF SO, DESCRIBE. No. C. DESCRIBE ANY STRUCTURES ON THE SITE. There are currently two homes on the site. Page 9 • 8. LAND AND SHORELINE USES (CONTINUED) D. WILL ANY STRUCTURES BE DEMOLISHED? IF SO, WHAT? The most easterly house may be removed if required by the building setback. The large brick house will remain as a part of the proposed development. E. WHAT IS THE CURRENT ZONING CLASSIFICATION OF THE SITE? There are two single family zones on the site. The R-8 zone area, approximately 11.21 acres, is situated north and west of the drainage swale, and the R-1 zone area, approximately 4.43 acres, is situated on the south and east portion of the site. A rezone of R-1 to R-5 is being proposed as a part of this application. F. WHAT IS THE CURRENT COMPREHENSIVE PLAN DESIGNATION OF THE SITE. Residential Rural. G. IF APPLICABLE, WHAT IS THE CURRENT SHORELINE MASTER PROGRAM DESIGNATION OF THE SITE? N/A H. HAS ANY PART OF THE SITE BEEN CLASSIFIED AS AN "ENVIRONMENTALLY SENSITIVE" AREA, IF SO, SPECIFY. Steep slopes of measuring 40-67% percent are on either side of a creek traversing the site. There are two small wetland delineated on and adjacent to the site. The two wetlands are designated as Category 2 with a required buffer of 50 feet. These may be classified as environmentally sensitive. All proposed lots will be outside of steep slope, wetland and buffer areas. I. APPROXIMATELY HOW MANY PEOPLE WOULD RESIDE OR WORK IN THE COMPLETED PROJECT? The development of 62 lots will increase the population by approximately 124 people. J. APPROXIMATELY HOW MANY PEOPLE WOULD THE COMPLETED PROJECT DISPLACE? None. K. PROPOSED MEASURES TO AVOID OR REDUCE DISPLACEMENT IMPACTS, IF ANY: N/A Page 10 8. LAND AND SHORELINE USES (CONTINUED) L. PROPOSED MEASURES TO ENSURE THE PROPOSAL IS COMPATIBLE WITH EXISTING AND PROJECTED LAND USES AND PLANS, IF ANY: The project is compatible with existing land uses and the proposed lots are consistent with current zoning. 9. HOUSING A. APPROXIMATELY HOW MANY UNITS WOULD BE PROVIDED, IF ANY? INDICATE WHETHER HIGH, MIDDLE OR LOW-INCOME HOUSING. Sixty single-family, middle to upper income housing units will be provided. B. APPROXIMATELY HOW MANY UNITS, IF ANY, WOULD BE ELIMINATED? INDICATE WHETHER HIGH, MIDDLE, OR LOW-INCOME HOUSING. One existing house at the most easterly portion of the site may be removed in order to meet minimum building setback. C. PROPOSED MEASURES TO REDUCE OR CONTROL HOUSING IMPACTS, IF ANY: None. 10. AESTHETICS A. WHAT IS THE TALLEST HEIGHT OF ANY PROPOSED STRUCTURES (S) , NOT INCLUDING ANTENNAS? WHAT IS THE PRINCIPAL EXTERIOR BUILDING MATERIAL(S) PROPOSED? Sixty one (61) single family homes will be built. Height limitation will conform to the City building codes. Principal exterior materials would be wood and brick. B. WHAT VIEWS IN THE IMMEDIATE VICINITY WOULD BE ALTERED OR OBSTRUCTED? None. C. PROPOSED MEASURES TO REDUCE OR CONTROL AESTHETIC IMPACTS, IF ANY: None. Page 11 11. LIGHT AND GLARE A. WHAT TYPE OF LIGHT OR GLARE WILL THE PROPOSAL PRODUCE? WHAT TIME OF DAY WOULD IT MAINLY OCCUR? Streets, homes, automobiles and yard lights will increase light and glare in the area upon completion of the project. Illumination would occur during night time. B. COULD LIGHT OR GLARE FROM THE FINISHED PROJECT BE A SAFETY HAZARD OR INTERFERE WITH VIEWS? No. C. WHAT EXISTING OFF-SITE SOURCES OF LIGHT OR GLARE MAY AFFECT YOU PROPOSAL. None. D. PROPOSED MEASURES TO REDUCE OR CONTROL LIGHT AND GLARE IMPACTS, IF ANY: None. 12. RECREATION A. WHAT DESIGNATED AND INFORMAL RECREATIONAL OPPORTUNITIES ARE IN THE IMMEDIATE VICINITY? Gene Coulon Memorial Park is within few blocks from the site. B. WOULD THE PROPOSED PROJECT DISPLACE ANY EXISTING RECREATIONAL USES? IF SO, DESCRIBE. No. C. PROPOSED MEASURES TO REDUCE OR CONTROL IMPACTS ON RECREATION, INCLUDING RECREATION OPPORTUNITIES TO BE PROVIDED BY THE PROJECT OR APPLICANT, IF ANY: Approximately 2. 9 acres of open space will be set aside from the total project area. The project will contribute $530.76 per lot to the park mitigation fund. 13. HISTORIC AND CULTURAL PRESERVATION A. ARE THEY ANY PLACES OR OBJECTS LISTED ON, OR PROPOSED FOR, NATIONAL, STATE OR LOCAL PRESERVATION REGISTER KNOWN TO BE ON OR NEXT TO THE SITE? IF SO, GENERALLY DESCRIBE. No. Page 12 B. GENERALLY DESCRIBE ANY LANDMARKS OR EVIDENCE OF HISTORIC, ARCHAEOLOGICAL, SCIENTIFIC OR CULTURAL IMPORTANCE KNOWN TO BE ON OR NEXT TO THE SITE. None. C. PROPOSED MEASURES TO REDUCE OR CONTROL IMPACTS, IF ANY: N/A. 14. TRANSPORTATION A. IDENTIFY PUBLIC STREET AND HIGHWAYS SERVING THE SITE, AND DESCRIBE PROPOSED ACCESS TO THE EXISTING STREET SYSTEM. SHOW ON SITE PLANS, IF ANY: The site is served by Burnett Ave. North and North 26th street. Primary access to the site will be from Burnett Avenue N. Secondary access will be provided from North 26th Street south of the site. B. IS SITE CURRENTLY SERVED BY PUBLIC TRANSIT? IF NOT, WHAT IS THE APPROXIMATE DISTANCE TO THE NEAREST TRANSIT STOP. Metro Bus 106 serves the area at North 30th Street. Other Metro Buses serve areas south of the site at Park Avenue North by the Boeing complex. C. HOW MANY PARKING SPACES WOULD THE COMPLETED PROJECT HAVE? HOW MANY WOULD IT ELIMINATE? On-site parking will be provided as each lot is developed. D. WILL THE PROPOSAL REQUIRE ANY NEW ROADS OR STREETS, OR IMPROVEMENTS TO EXISTING ROADS OR STREETS, NOT INCLUDING DRIVEWAYS? IF SO, GENERALLY DESCRIBE. New internal streets will be constructed with street improvements to serve the plat. The streets will be built in accordance with the City's street standards, and will be dedicated to the City upon completion. Adjacent frontages along Burnett Avenue North and Lake Washington Blvd. will be widened and improved with curbs and sidewalks. E. WILL THE PROJECT USE WATER, RAIL OR AIR TRANSPORTATION? IF SO, GENERALLY DESCRIBE. No. Page 13 • 14. TRANSPORTATION (CONTINUED) F. HOW MANY VEHICULAR TRIPS PER DAY WOULD BE GENERATED BY THE COMPLETED PROJECT? IF KNOWN, INDICATE WHEN PEAK VOLUMES WOULD OCCUR. Assuming 10 ADT per single family dwelling, the project will generate approximately 620 trips per day. The peak volumes will occur between 4:00 and 6:00 PM. G. PROPOSED MEASURES TO REDUCE OR CONTROL TRANSPORTATION IMPACTS, IF ANY: None necessary. Traffic on adjacent streets is operating at an adequate level. 15. PUBLIC SERVICES A. WOULD THE PROJECT RESULT IN AN INCREASED NEED FOR PUBLIC SERVICES? IF SO, GENERALLY DESCRIBE. The influx of 60 new residences will slightly increase the need for local law enforcement, fire and ambulance services, and schools. B. PROPOSED MEASURES TO REDUCE OR CONTROL DIRECT IMPACTS ON PUBLIC SERVICES, IF ANY: The proposed water distribution system and fire hydrant will be designed according to the City of Renton and would provide adequate fire coverage. There is ample water available to the property. Approximately 2520 lineal feet of new roads will be constructed with storm sewer, sanitary sewer system and water mains. Maintenance of these items will be provided by the City of Renton. The new property tax base, plus monthly water, sewer and storm services charges should fund these additional services. 16. UTILITIES A. INDICATE UTILITIES CURRENTLY AVAILABLE AT THE SITE: Electricity, natural gas, water, sanitary sewer, refuse service, telephone. Page 14 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. Power & telephone are available to the Site from adjacent road serving the Site. Puget Sound Energy will provide electric service to the Site. Telephone services to the project Site would be provided by US West Communication. The water and sanitary sewer systems will be provided by the developer for the Site. These systems will be built according to the City of Renton standards and specifications. A storm water drainage system, including detention facilities, if any, will be constructed as required by the City of Renton. Surface water will be designed in accordance with 1990 King County Surface Water Manual. C. SIGNATURE The above answers are true and complete to the best my knowledge. I understand that the lead agency is relying on them to make its decision. Age( for the Applicant Date Submitted /?/i/AS Page 15 CITY OF RENTON DEVELOPMENT SERVICES DIVISION AFFIDAVIT OF INSTALLATION OF PUBLIC INFORMATION SIGN(S) i_ANNING CITY OF RENTON STATE OF WASHINGTON ) SEP 0 1998 RECEIVED COUNTY OF KING ) 4,,, Y 7 `�4' ' , being first duly sworn on oath, deposes and says: ly qQQ 1. On the day of 8E-V , 19 /eJ , I installed 1,7e public info mation sign(s) and plastic flyer box on the property located at ,/,Q�j4677-/fik E /7i1/6 IY6c for the following project: AT' ,ALL e-y - V ,j°F�///t/D 26-TN'aL //iWeAa/,,e lkictr o 14 - Project name Zg8% D2 1/E�TGI/tE/ LLC Owner Name 2. I have attached a copy of the neighborhood detail map marked with an "X" to indicate the location of the installed sign. 3. This/these public information sign(s ere onstru and installed in locations in conformance with the requirements of n M p n -12-8 G and 9-12-9-I 2a. mil- ,tom In a ler Signe re SUBSCRIBED AND SWORN to before me this 9 day of , 19 q • ,,, tK.1tt1111fff;I `�co . �SSION F�A9O�'•�, q5-1,0,7,17 • :° NOTARY V.. N ARY LIC in and for the State of Washington, —*— E residing at op] ▪ N PUBLIC i � :'2ti Zoo � i UU My commission expires or Op t9, f •F2s. `,_`C� REVPUB5997s.DCC ** WAcJ``\,'' fffft/11*Itt :149irtecial"—__ ( '" 1 I 34 1 33 L 29 2C Z7w 2D '. 'O ILM13J.elb et is a 45 47 I�; 4a 4314.mM4, 4c 33I343 171-34T`c I 3' '. • a N. 29TH ST. I, .., ,4, 12 .. I 50 ,t4 30' ', 0 � N. 29TH ST. 6 ;4 41 4 _ i I 1 vim r r se I I h I . •I{ +5 o w4 ' s, 1— zes a4S • A Z_:, ��� �, a-J 4:1 iZ "`i��3 e h i5 17 t8 T3 �211 °, I 1 0 97"� i. 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S RIDE n `. ,z710 ^•, o �\ ;\\\ 1 M a� . . .3B Ac. 4 93/c. •-' Z c •3... i .i �::'. •v 1��\ +� \ 'Si \ •\ TSAq. .t./7 T.l.G W r. 0.21 te!/ r� \ I \ ADINA RIVOLI /4/Ac, GOVt.. Lot I al a p --� M27a �y \\ FONTANA \ ELAND F. ?ETERSON %c.7 — /.02gc, /S1.4c. , � i `� \ +4"\ a jiff to .. .\ u./2 i5. 'h ' ----- 0.C94c aln? 9 L �U6\ / _ - [ali.5770_7_ 1.t.a4 z° -' / i cr .. ,1 ,z T " .1 o M . \\ �/ D`rp 6 . .," .• \ ;4 \ oeEN s \\ o '° Ou -2 �I a _•.,. _ -15 t • \ %�1 i o , / , — .z .`` 474c. . ■r• \ I \ _ >( h~Os + 'o r ,°s = nos ` 140 !s° I tOb's --,_ ' '°�N , 29 N. 26T,H _ gT , ' --2 i A e 4., . \\ CDI 61 \ v,..,.. , i .... ,. , is »a.z, I91— —773••1[3 J• : \s,\ 4,,,, ,‘, ,. I 1 1t4 1 ` 50 • 27 '1 �•+�. Nn)�(2)- SPON•eo +v R I \ � \ \ 1 /zzs_—\,.. m "' le) IS e AB i : .: s , . y.1_c,irci - . , ,;,y4 - (G) e Z - wioi)M 2•11 zss4 - 3� . 1 CONSTRUCTION MITIGATION PLAN PROPOSED FOR LABRADOR PRELIMINARY PLAT RENTON, WASHINGTON FOR LABRADOR VENTURES L. L.C. P. O. Box 3344 KIRKLAND, Washington 98083 PREPARED BY TOUMA ENGINEERS 6632 SOUTH 191ST PLACE, E102 KENT, WA. 98032 (425) 251-0665 OEVELOp,'EPJT P CI1y OF F,EN AN JiNG SEP 0 8 1998 RECEIVED CONSTRUCTION MITIGATION PLAN PROPOSED CONSTRUCTION DATES The proposed construction of the road and utilities on the project will proceed in the summer of 1999. The construction of the plat improvements will commence once the final engineering drawings are approved by the City of Renton, and all applicable permits are received. This construction will be performed under one contract for the entire development without phasing. Extension of construction time may be required. The construction of the houses will begin after the road and utilities have been completed and accepted by the City. HOURS OF OPERATION The hours of operation will be limited to hours between 8:00 am to 5:00 PM. These hours may be shortened or lengthened with the approval of the City of Renton Department of Public Works. Typically, construction of this nature will occur during the daytime hours, 5 or 6 days a week. PROPOSED HAULING/TRANSPORTATION ROUTES The earthwork anticipated on this project encompasses excavation of roadway right of way and filling portion of the swale area for construction the internal road which crosses the drainage swale. The earthwork does not present a balanced condition. All vegetation and non-marketable small trees will be chipped and hauled off site to an approved disposal site. Stripping (topsoil) that may be taken from the site area depending on the quality of the material. If the material is acceptable, it may be spread along the front and back of the lots for planting of lawns. Export may not be required for chipped material. In the event disposal of the chipped material is required, then the hauling and disposal will be to an acceptable site, as allowed by the City of Renton. All marketable trees designated to be removed will be cut and removed from the site. The hauling and transportation routes will be mainly via Brunett Avenue N. and North 28th Street and Park Avenue N. The hauling will be limited to excavated access material and new material to be used for construction of the plat improvements. The developers do not anticipate exporting of dirt from the site. CONSTRUCTION MITIGATION Construction equipment used on this site will be typical backhoes, a small CAT and grader, and roller. These equipment will be used in accordance with the City of Renton requirements. The measures to be implemented during construction to minimize dust, traffic and transportation impacts, mud, noise, etc. will be adhered to the mitigating measures proposed under the SEPA requirements. Erosion control measures will be implemented during construction, such as silt fences, temporary ditches and ponds. Detail erosion plans will be prepared showing control facilities. • PROJECT NARRATIVE FOR LABRADOR PRELIMINARY PLAT RENTON, WASHINGTON G�� cX FOR LABRADOR VENTURES L.L.C. P. 0. Box 3344 KIRKLAND, Washington 98083 PREPARED BY TOUMA ENGINEERS 6632 SOUTH 191ST PLACE, E102 KENT, WA. 98032 (425) 251-0665 1 • PROJECT NARRATIVE Labrador Ventures, LLC The subject property involved in this plat covers an area of approximately 15.55 acres. The property is situated in the north end of the City. It is bounded on the south by the plat of Eldon Acres. It is bounded on the north by the plat known as C. D. Hillman's Lake Washington Garden of Eden No. 1. It is bounded on the west by Lake Washington Boulevard and a portion of Burnett Avenue North. On the east the property is bounded by single-family homes. Access to the property is possible from several points; on the west either from Burnett Avenue North or Lake Washington Boulevard; on the northeast at the intersection of Park Avenue North and North 28th Street or further west on North 28th Street; on the south from North 26th Street (not a fully developed street). The applicant is proposing the main access to the property from Burnett Avenue North and a secondary access from North 26`h Street. The project site is largely undeveloped with slopes ranging from 12% to 26%. Steeper slopes exceeding 40% (60% to 67%) are located along either side of an existing creek that traverses the property from northeast to southwest toward Lake Washington Boulevard. Approximately 2.22 acres of the property within the R-8 zone have slopes in excess of 40%, and approximately .28 acres of the R-1 zone have slopes in excess of 40%. Approximately .43 acres of the R-1 zone have slopes in excess of 25%. No development will occur within these areas, other than the road crossing described in the variance request below. Approximately 60% of the site is covered with mature trees. The remainder has some overgrown and brushy areas. Most of the larger trees are scattered along the upper slopes of the creek ravine and more dense trees are observed along the steeper slopes of the ravine. The tree cutting plan proposes to remove only those trees contained within the street right-of-way and building pads. Trees along the creek and its steep banks will remain undisturbed except for the proposed road crossing. The tree cutting plan proposes to retain 60% of the existing trees. The tree cutting plan proposes to retain the large fir in the rear setback area of Lot 20 which neighbors have reported as a perch for bald eagles. The majority of the property is currently zoned R-8. Approximately 4.3 acres in the southeast portion of the property is currently zoned R-1. As discussed further below, the applicant proposes to rezone that portion of the property to R-5. Property to the north, west and east of the project site is zoned R-8, and the property to the south is zoned R-1. The property currently contains two single-family houses within proposed Lots 32 and 40. The applicant proposes to retain the house on Lot 32, and may also retain the house on Lot 40. The proposed development would create 62 single-family lots with a minimum lot area of 4500 square feet. The density calculation for the proposed subdivision is as follows: -1- 12/01/98 Total Area 15.55 Acres R-8 Zone Area 11.21 Acres No. of Lots 47 Lots R/W Area 1.56 Acres >40% Slopes 2.22 Acres Hazard Area 0.00 Acres Total 3.78 Acres Density 47 / 7.34 6.4 Units/Acre R-5 Zone Area 4.43 Acres No. of Lots 15 Lots R/W Area 0.72 Acres > 40% Slopes 0.28 Acres Hazard Area 0.43 Acres Total 1.43 Acres Density 15 / 3.0 5.0 Units/Acre The proposed street section would include 32-foot pavement with a six-foot concrete sidewalk on either side. The maximum grade would be 15%. The project proposes half-street improvements along Burnett Avenue North and Lake Washington Boulevard where those streets abut the property, to include a six-foot concrete sidewalk along the property boundary. Installation of the project roads and utilities, including the creek crossing, and clearing for building pads would result in cutting 7,953 cubic yards and filling 4733 cubic yards. The primary access to the property from Burnett Avenue North at the most northerly portion of the subject property provides the safest point of access to the property. With the offsite improvements to Burnett Avenue North, including intersection warning signs on that street, adequate sight distance will be provided for that intersection. Consideration was given to direct access to Lake Washington Blvd., but this alternative was dropped at the pre-application conference in response to concerns about the steep slope which would be impacted, the steep grade of the resulting access road, and the proximity of that intersection with Burnett Avenue North. Similar problems would result from accessing Burnett Avenue North further south along the property border. The proposed primary access will include a developed street access for the existing alley which currently intersects with Burnett Avenue North at the northwest corner of the Labrador property. The property contains two wetlands within the creek ravine. Wetland A is located near the northeast area of the property where the stream channel is blocked by an old concrete dam. Wetland A contains approximately 7,272 square feet, and is rated as a Category 2 Wetland. All proposed lots and other plat improvements are located outside this wetland and its 50-foot buffer. Wetland B is located along the south side of the stream channel in the southwest corner of the -2- 12/01/98 , property. Wetland B is approximately 20,643 square feet, and is rated as a Category 2 Wetland. No development or plat improvements will occur within this wetland or its 50-foot buffer. As previously discussed, a creek traverses the property from the northeast to the southwest. The creek originates from a culvert under the access driveway at the northeast corner of the Labrador property. There is no stream channel east of the driveway, and the inlet point for this culvert is probably east of I-405. From this point, the stream channel is confined to a narrow ravine near the south edge of existing residential lots. The stream in this area has been impacted by landscaping and rockeries. The stream then passes through Wetland A, where an existing concrete dam has been completely filled with silt. About 500 feet downstream from the dam, the stream channel flows through a culvert under a sanitary sewer line. The bottom of the ravine between the dam and sewer line is deeply eroded, and the stream channel is limited to a very narrow zone. After crossing to the north side of the stream channel, the sewer line corridor runs parallel to the stream west to Lake Washington Boulevard. The stream channel passes into a culvert under Lake Washington Boulevard, under a railroad track, and down a steep grade into Lake Washington, approximately 250 west of the Labrador property. The flow of surface water from the majority of the site is directed to the ravine which traverses the property along the creek bed. Approximately four acres southeast of the ravine flow southerly to North 26th Street and thence into the ravine. The project proposes detention systems on both sides of the ravine, which control the flow of stormwater into the downstream systems. The applicant proposes to develop the property in a single phase. Construction of plat improvements will take place as soon as all necessary permits and approvals are received. Rezone Analysis The applicant proposes to rezone 4.43 acres in the southeast area of the property from R- 1 to R-5. This proposed rezone is consistent with the Renton Comprehensive Plan. This portion of the property is contained within the Residential Rural land use category. Policy LU-26 states: Maximum development densities should range from 1 home per 10 acres to 5 homes per acre in Residential Rural except in areas with significant environmental constraints including but not limited to: steep slopes, erosion hazard, flood-plains, and wetlands where density shall not exceed 1 home per acre. Thus, R-5 zoning is authorized in the Residential Rural land use category except in areas with significant environmental constraints. A small portion of Wetland A and its buffer encroaches upon the northern edge of the R- 1 zone on the subject property. The northern edge of the R-1 zone contains slopes in excess of 25%. All lots within the proposed rezone area would be outside the wetland, buffer, and steep slope area. Therefore, none of the lots within the proposed R-5 zone will contain any environmental constraints. -3- 12/01/98 The proposed rezone is also consistent with the surrounding properties. Property to the west, north and east of the proposed rezone area is zoned R-8, including that portion of the Labrador property between the R-1 zone and the creek ravine to the west. The property to the south which is zoned R-1 is currently developed with a youth detention facility. Thus, there are no other single-family homes zoned less than R-8 in the surrounding area. The proposed rezone will increase density in the rezone area from 4 lots to 15 lots. This increased density will not require encroachment into any environmentally sensitive areas. Because of the new roadway entrance to the plat, traffic from these lots will not significantly impact any neighborhood streets. The lots will not significantly impact utilities or public services. In the absence of any negative impacts, the proposed rezone will help implement the following policies of the Renton Comprehensive Plan: 1. Policy LU-11: Future residential growth should be accommodated through: a) Development of new neighborhoods in environmentally suitable vacant land on the hills and plateaus surrounding downtown . . . 2. Objective LU-M: Provide more linkages within and between neighborhoods by developing a system of residential streets which serves both vehicles and pedestrians and creates a continuous, efficient, interconnected network of roads and pathways throughout the city without unduly increases pass- through traffic. 3. Policy H-1: Provide sufficient capacity to accommodate estimates of market demand for new housing provided through growth forecasts. 4. Policy H-4: Encourage in-fill development as a means to increase capacity. The Labrador subdivision would provide quality new housing at densities contemplated by the Comprehensive Plan, without encroaching on environmentally sensitive areas. Variance Analysis The applicant seek a two-part variance from the provisions of City Code § 4-9-5.D, which prohibits tree cutting or land clearing within 25 feet of the ordinary high water mark of creeks or where the individual slope is in excess of 40%. The first part of the variance is necessary to allow construction of a road across the creek and ravine to connect the west and east portions of the property. The Hearing Examiner has the authority to grant variances pursuant to City Code § 4-9-14. The criteria for such variances are set forth in City Code § 4-31-19.F.3. Those criteria and the applicant's justification for each are set forth below. -4- 12/01/98 a. That the applicant suffers undue hardship and the variance is necessary because of special circumstances applicable to the subject property, including size, shape, topography, location or surroundings of the subject property, and the strict application of the Zoning Code is found to deprive subject property owner of rights and privileges enjoyed by other property owners in the vicinity and under identical zone classification. The variance request is to allow the construction of a residential street connecting the two halves of the site. The street will also provide loop access to the existing residential areas situated east and southeast of the site. Because the creek and steep slope areas bisect the site, the topography of the site precludes through access without crossing that creek ravine. The street crossing is necessary to provide safe and convenient access for the proposed plat and properties to the east and southeast. The Renton Comprehensive Plan strongly discourages cul-de-sacs and unconnected roads. Objective LU-M states: Provide more linkages within and between neighborhoods by developing a system of residential streets which serves both vehicles and pedestrians and creates a continuous, efficient, interconnected network of roads and pathways throughout the City without unduly increasing pass through traffic. Policy LU-70 of the Comprehensive Plan states: Streets, sidewalks, pedestrian or bike paths in a neighborhood development should be arranged as an interconnecting network. The extensive or predominate use of cul-de-sacs and pipestems should be discouraged for new development. A "flexible grid" pattern of streets and pathways should be used to connect adjacent and future development. Regarding the proposed street connection to be afforded by the Labrador plat, the City of Renton Public Works staff has stated: The connection of the proposed street system across the existing ravine will provide an important link to an existing dead-end system on the easterly side of the ravine. This connection will improve emergency access and regular access to existing residences, as well as the new parcels created on the east side of the plat. If a box culvert crossing is provided at this location, in compliance with the requirements of the State Fisheries Department, there would appear to be no significant impact to the ravine in terms of stream protection or protection of steep slopes. We recommend approval of the variance request to allow for the street crossing of the existing ravine. All traffic to properties east and southeast of the Labrador property have only one access, through the intersection of North 28th Street and Park Avenue North. Any accident, fallen tree or other cause which blocks that intersection would prevent emergency vehicles from reaching any of the properties to the east and southeast. Alternate access through the Labrador plat would provide safe loop access to all properties in the area. The subject property and properties to the -5- 12/01/98 east and southeast would enjoy loop access without cul-de-sacs, as intended for all properties in the City and as enjoyed by other property owners in the vicinity. b. That the granting of the variance will not be materially detrimental to the public welfare or injurious to the property or improvements in the vicinity and zone in which the subject property is situated. In contrast to other crossings of this same stream by the City's sanitary sewer, Lake Washington Blvd., and the railroad, the proposed road crossing will not disturb the stream bed or convey the stream through a culvert. Rather, the road will cross the stream on a 20-foot bottomless span across the existing stream bed. The width of that span and the fill on either side of the span will be confined to the width of the right-of-way. All fill will be confined within concrete retaining walls. Thus, the stream crossing will not affect the character or flow of the stream, and will not create any erosion hazard. There will be no detriment to the public, and no injury to the environment or to any improvements in the vicinity. c. That approval shall not constitute a grant of special privilege inconsistent with the limitation upon uses of other properties in the vicinity and zone in which the subject property is situated This creek and its ravine are already subject to encroachments and crossings in a variety of locations. Upstream, the existing single family residences have rockeries and landscaping encroaching upon the stream and the steep slope. The stream itself originates in a culvert running under I-405. Directly upstream of the proposed bridge crossing is an old concrete dam which has become entirely filled by silt and has created an extensive wetland. South of the proposed bridge crossing is a crossing by the sanitary sewer line installed by the City of Renton, where the stream has been confined to a culvert. Further south, the stream passes through a culvert under Lake Washington Boulevard, and passes under the Northern Pacific Railroad right- of-way to Lake Washington. Because of the numerous culverts upstream and downstream of the proposed bridge crossing, the creek functions solely as a drainage ditch and not as a fish bearing stream. The proposed road crossing would not grant any special privilege. d That the approval as determined by the Reviewing Official is a minimum variance that will accomplish the desired purpose. The width of the stream crossing is the minimum necessary to provide road access to both sides of the proposed plat. The length of the span prevents any disturbance of the creek bed, and minimal disturbance of the adjacent steep slopes. The requested stream crossing is the minimum that will accomplish the desired purpose. -6- 12J01/98 1 , -, The second part of the variance is necessary to construct the offsite improvements to Burnett Avenue North requested by the City. Those criteria and the applicant's justification for each are set forth below. a. That the applicant suffers undue hardship and the variance is necessary because of special circumstances applicable to the subject property, including size, shape, topography, location or surroundings of the subject property, and the strict application of the Zoning Code is found to deprive subject property owner of rights and privileges enjoyed by other property owners in the vicinity and under identical zone classification. As a condition of development of the subject property, the City requires that the adjacent streets, Burnett Avenue North and Lake Washington Blvd., be widened and improved with curb and sidewalk along the property boundary. For Burnett Avenue North, the street widening and sidewalk will substantially improve driver visibility and pedestrian and driver safety. The cutting into the adjacent 40% slope will be entirely on the city right-of-way, not on the subject property. This cut would be necessary to widen the street and improve safety regardless of the development of the Labrador property. All other properties use Burnett Avenue North for access, and the Labrador property will simply enjoy the same privilege. However, the Labrador development will result in a substantial improvement in the safety of that street. b. That the granting of the variance will not be materially detrimental to the public welfare or injurious to the property or improvements in the vicinity and zone in which the subject property is situated As explained above, the minor encroachment into the 40% slope will result in a substantial improvement in safety for drivers and pedestrians using Burnett Avenue North. The street will be wider for better driver visibility and vehicle clearance, and a protected walkway for pedestrians will be provided. There will be no adverse effect on the stability of adjacent slopes. c. That approval shall not constitute a grant of special privilege inconsistent with the limitation upon uses of other properties in the vicinity and zone in which the subject property is situated All properties in the City are required to make offsite improvements to adjacent streets, usually including street widening, curbs, and sidewalks, as a condition of site development. Grading and clearing a small area of 40% slopes in the City right-of-way to improve Burnett Avenue North is not a special privilege, but an obligation of development. d. That the approval as determined by the Reviewing Official is a minimum variance that will accomplish the desired purpose. There is insufficient right-of-way to widen and improve Burnett Avenue North without encroaching onto the 40% slope area adjacent to the Labrador property. The planned grading and clearing are the minimum necessary to construct the street improvements. -7- 12/01/98 • A ..:.......:.....................................:...................:...... :::.<::...:.:..:...:.....::.:.:....:.. ::.:..::::..::::.....:.:.:.:.. .. FILE NO. 741-001-981 King County Project PREPARED BY TOUMA ENGINEERS 6632 SOUTH 191 ST PLACE, SUITE E-102 CITY OF EIVT KENT, WA. 98032 (425) 251-0665 RECE1uEV OCT ® 2 1998 Aug. 13, 1998 Q-8o• el . 2, 19,01,8 BUILDING DIVISIOIN4 \A H. � Qi J et • e s , 947U% RFG .f eOt° t • U �'1rct ��•. E�- I. PROJECT OVERVIEW The subject property involved in this plat covers an area of approximately 15.9 acres. The property is situated in the north end of the City. Bounded on the south by the Plat of Eldon Acres. Bounded on the north by the extension of N 28th Street. Bounded on the west side by Lake Washington Blvd and portion of Burnett Avenue N. On the east the property is bounded by single family homes. Access to the property is made from several points. From the west Burnett Avenue N or Lake Washington Blvd; from the northeast from the intersection of Park Avenue N and N 28th Street; from the south the access can be provided from N 26th Street (not a fully-developed street). The applicant is considering the main access to the property from Burnett Avenue N. and a secondary access from N 26th Street. The project area is hilly with slopes ranging from 12% to 26%, except for steeper slopes exceeding 40% exist along a ravine which traverses the property from northeast to southwest toward Lake Washington Blvd. A creek traverses through the site from east to west. The creek flows through a rather deep ravine, 20 ft. to 30 ft. deep. Most of the slopes on either side of the creek including the 25-foot creek setbacks will remain in its natural state, except for approximately 0.3 acres will be disturbed for construction of concrete box culvert under a proposed roadway crossing across the creek. A variance is submitted in conjunction with preliminary plat submittal for crossing and disturbing the steep area. The whole property measures 15.9 acres. The area to remain open space is 2.8 acres, which leaves 13.1 acres to be developed. The development will be split into Basin "A, located northwest of"the creek, and Basin "B, located southwest of the creek. The soil type of the site is Alderwood, glacial till. Existing groundcover consists mainly of forest. The proposed plat will have 63 lots with lot sizes ranging from 4500 square feet to overt 12,000 square feet. The plat improvements will be designed to City of Renton Standards and requirements for streets, storm, sewer, water and streetlights. See the figures on following pages: spa . l:`�'' . ,1I 1 asaz�caa�ra�Es��A - , ` a 11,.'4.,:\'‘...1'`.k�:1( • n�` II I' I I t�1•�i i-. ' 1�`•1\ '.I • :I '1 11 f - • ✓ /. :� ..�, C® :a: • Al/ . 0 41;: :'. C �1• •:;'i:•��\\ tl ♦ 1 +i � i/.9ii -_ . 1 ,�� _ -�•A ','� - _ jt-� I. : ...`''."\s..:.:' 7 ..., ''':'..%\ • •••••• •• ""' '•la.'te"-":.;•-'"."';'•17:'14'.1,1'',:fi,•-•. .:-%....-€'4;1'n--•;'.--. ti, No a i ,., .., „ ,.. .... • ..:..„„_. . ..,...,-,.-:_ -,•-•,,,,,,,7;1':''•' ,.,. - -Nei I 1 • ,i . 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N :l `� ',,vary:. ,1':ITi. . s ,/ �,`•� ,' `. • ,, :a. (_.•. • . 1'�,i �� �. =u a7 1 us Ivt ?- ..... � ��(��1� t,i. i d'ta'� wC l> �:♦723= i\.`\� 'i(mt�1J,Jq 1':ar tea► C. '. '��+.r 1'r \ _.'q•1.•\v % •Y3-y' .,,J •.:�\ •I�."1 4 flit.1C\Viy \''. t 7 1� tit RELIMINARY CONDITIONS SUMMARY CORE REQUIREMENT #1: DISCHARGE AT NATURAL LOCATION The allowable outflow from the site will be discharged to its natural location. The lowest elevation at this location is approximately 60.00. Refer to topography map prepared for the site. CORE REQUIREMENTS #2: OFF-SITE ANALYSIS Refer to off-site analysis on subsequent pages. CORE REQUIREMENTS #3: RUNOFF CONTROL Preliminary calculations are provided on subsequent pages addressing peak runoff. The sizing for peak rate runoff control facility and its routing calculations are included. Water quality control will be provided most likely in a form of wet-vaults. CORE REQUIREMENTS #4: CONVEYANCE SYSTEM The conveyance system will he designed using the rational method. CORE REQUIREMENTS #5: EROSION/SEDIMENTATION CONTROL PLAN The Erosion/Sedimentation control facilities will consist of filter fabric fences to be placed along the top banks of the drainage swale traversing the site. Steep areas will remain undisturbed except for the road crossing proposed for this plat. Wet vaults will be considered for water quality control for this plat. SPECIAL REQUIREMENTS—THOSE APLLICABLE TO THIS PROJECT 1. Critical Drainage Area - The drainage basin is not part of any critical drainage area. 2. Compliance with existing Master Drainage Plan — N/A 3. Conditions Requiring Master Drainage Plan—N/A 4. Adopted Basin or Community Plans— N/A, However, the site is located in the Cedar River Basin and the Green River Community Planning area Refer to attached Figures 1 & 2,of King Co. SWDM. 5. Special Water Quality Controls - The proposal will create 2.I acres of new road. These special water quality controls will likely be in the form of wet-vaults. Refer to the last pages of this level I analysis for preliminary sizing. 6. Coalescing Plate Oil-Water Separators — N/A 7. Closed Depression— N/A 8. Use of Lakes, Wetlands, or Depressions for Detention—N/A SPECIAL REQUIRMENTS (Continued) 9. Delineation of 100-year Flood Plain — N/A 10. Flood Protection for Type 1 and 2 Steam—N/A 11. Geotechnical Analysis and Report — Geotechnical study is being prepared in conjunction with this application. 12. Soil Analysis and Report —Geotechnical report address the soil classifications and stability. 13. A Wetland Mitigation Report —Wetland study is prepared in conjunction with this application addressing the two small wetland areas on the site. OFF-SITE ANALYSIS 1. UPSTREAM The site is the last reach of a large drainage basin: the 15.9 acres of the property are encompassed in a 143.1 acres basin. The headwater starts apparently at NE 16th St. and Aberdeen Avenue NE. The 100 year, 24 hour rainfall (3.9 in.) will cause a peak runoff of 30.66 cubic feet per second for the entire basin, per SBUH method. The upstream 121.3 acres were estimated to be 25% impervious, while the 21.8 acres overlapping the site are supposed to be forest and I acre impervious. 2. DOWNSTREAM For the same 100-year rainstorm the following peak flows were calculated using the Santa Barbara Unit Hydrograph method. Basins Existing conditions Developed conditions Site Basin A 2.44 cfs 7.38 cfs Site Basin B 1.54 cfs 3.05 cfs The total runoff increase is (7.38-2.44)+ (3.05-1.54) = 6.45 cfs because Basins A & B are the only areas to be developed. Downstream of the site the runoff is directed toward the existing creek. The creek passes through a 120-foot long box-culvert situated under Lake Washington Blvd. After that the flows is directed into a 30-foot of open ditch that leads to a 50-ft. CMP culvert. The CMP culvert conveys the water underneath the railroad tracks. Thence it discharged into a creek, approximately 150 feet long, which directs the flow into Lake Washington. The 100 year peakflow to be direct into Lake Washington is 30.66 + 6.45 = 37.11 cfs. It is essential that the two culverts can safely convey the flow under surcharged conditions, without hazardous flooding problems. This will be addressed in detail with the TIR submittal. No downstream erosion has been noted. '`' ,";Y.� Ian 7 ` 1 ' '/ / '__ j/. y�1 ' 1 I- // �� i�� V� ,'i•�` --.• '- ice -- _'-:f�,-..:-�/ •a •1j }�' __ I I1 I 1 m ii // •� /,/ \ .. _ilk/ I A I --1= 1 .11 II, I -1 I_ / / \\ \ 1 ,• I 1 -. .r' -1 / /� / � \,,`/<.. 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Scale 1:24 W0 3 1 !-4 a 1 2 Miles 4000 3000 2000 1000 0 5000 10(100 I eel fins leap IS one ul a set 01!O. KIlI(, , (111111 1 11 •iiIII, I'• 1il 11t. KING COUNTY, W A S H I N (G T O N, SURFACE WATER D I: S I G N MANUAL (2) CN values can be area weighted when they apply to pervious areas of similar CN's (within 20 CN points). I lowever, high CN areas should not be combined with low CN areas (unless the low CN areas are less than 15% of the subbasin). In this case, separate hydrographs should be generated and summed to form one hydrograph. FIGURE 3.5.2A HYDROLOGIC SOIL GROUP OF TILE SOILS IN KIN(: COUNTY HYDROLOGIC I IYOROLOGIC SOIL GROUP GROUP* SOIL GROUP GROUP• _ — —_ a• Alderwood C Orcas Peat D Arents, Alderwood Material C Oridia D Arents, Everett Material B Oval! C Beausite C Pilchuck C Bellingham D Puget B Briscot D Puyallup • Buckley D Ragnar B Coastal Beaches Variable Renton 0 Earlmont Silt Loam D Riverwash Variable Edgewick C Salal C ` Everett A/a Saminamish D Indianola A Seattle D Kitsap C Shacar t) Klaus C Si Silt C Mixed Alluvial Land Variable Snohomish D Neilton A Sultan C Newberg B Tukwila D Nooksack C Urban Variable Normal Sandy Loam D Woodinville D HYDROLOGIC SOIL GROUP CLASSIFICATIONS A. (Low runoff potential). Soils having high infiltration rates, even when thoroughly wetted, and consisting chiefly of deep,well-to-excessively drained sands or gravels. These soils have a high rate of water transmission. B. (Moderately low runoff potential). Soils having moderate Infiltration rates when thoroughly wetted, and consisting chiefly of moderately fine to moderately coarse textures. These soils have a moderate rate of water transmission. C. (Moderately high runoff potential). Soils having slow Infiltration rates when thoroughly wetted, and consisting chiefly of soils with a layer that Impedes downward movement of water, or soils with moderately fine to fine textures. These soils have a slow rate of water transmission. D. (High runoff potential). Soils having very slow infiltration rates when thoroughly wetted and consisting chiefly of clay soils with a high swelling potential, soils with a permanent high water table, soils with a hardpan or clay layer at or near the surface, and shallow soils over nearly impervious material. These soils have a very slow rate of water transmission. • From SCS, TR-55, Second Edition,June 1986, Exhibit A-1. Revisions made from SCS, Soil Interpretation Record, Form 15, September 1988. 3.5.2-2 11/92 T_- 6. KING COUNTY, WASHINGTON, SURFACE WATER DESIGN MANUAL TABLE 3.5.213 SCS WESTERN WASIIINGTON RUNOFF CURVE NUMBERS SCS WESTERN WASHINGTON RUNOFF CURVE NUMBERS (Published by SCS in 1982) Runoff curve numbers for selected agricultural, suburban and urban land use for Type 1A rainfall distribution, 24-hour storm duration. CURVE NUMBERS BY HYDROLOGIC SOIL GROUP LAND USE DESCRIPTION AB CD Cultivated land(1): winter condition 86 91 94 95 Mountain open areas: low growing brush and grasslands 74 82 89 92 Meadow or pasture: 65 78 85 89 Wood or forest land: undisturbed or older second growth 42 64 81 Wood or forest land: young second growth or brush 55 72 t,e9 86 Orchard: with cover crop 81 88 92 94 Open spaces, lawns, parks, golf courses, cemeteries, landscaping. good condition: grass cover on 75%or more of the area 68 80 86 90 fair condition: grass cover on 5096 to 75% of the area 77 85 90 92 Gravel roads and parking lots 76 85 89 91 Dirt roads and parking lots 72 82 87 89 Impervious surfaces, pavement, roofs, etc. 98 98 k98) 98 Open water bodies: lakes, wetlands, ponds, etc. 100 100 100 100 Single Family Residential (2) Dwelling Unit/Gross Acre % Impervious (3) 1.0 DU/GA 15 Separate curve number 1.5 DU/GA 20 shall be selected 2.0 DU/GA 25 for pervious and 2.5 DU/GA 30 impervious portion 3.0 DU/GA 34 of the site or basin 3.5 DU/GA 38 4.0 DU/GA 42 4.5 DU/GA 46 5.0 DU/GA 48 5.5 DU/GA 50 6.0 DU/GA 52 6.5 DU/GA 54 7.0 DU/GA 56 Planned unit developments, % impervious condominiums, apartments, must be computed commercial business and industrial areas. (1) For a more detailed description of agricultural land use curve numbers refer to National Engineering Handbook, Section 4, Hydrology, Chapter 9, August 1972. (2) Assumes roof and driveway runoff is directed into street/storm system. (3) The remaining pervious areas (lawn) are considered to be in good condition for these curve numbers. 3.5.2-3 11/92` I— /. KING COUNTY, WASHINGTON, SURFACE WATER DESIGN MANUAL FIGURE 3.5.1H 100-YEAR 24-HOUR ISOPLUVIALS i‘ tkt4ei :PstL i : fit 14 ' ism 41 /: l a ,s•- : ( /6 1 ilitelr)tt It At r , 10,4\ li, , ._,...... at!: amitpiSB i -. ! _ 'Ckii"11) II ' fcr./ 41'.44.4,01611reil _ ./ 1, VlitrAilsar- g `. lifiNire ° -/ •- 4 - 404a4t4144634V10. 'Ar.IA4-0&/* e 7,, ‘, 43 ) , _ „41,,A);,,N11 %;,-.., 41•Fr„vmpribi. fp* , 44 .\ N*„ ..'1'4 ..tSk 10E ., . ..77:1Pilrigrilitiowir"AllilmimilleOPI: __{-- Cd, 'I A. . ,, I 41111V i f 111\1 f. :1,10 py: <4!.#14%,7,,,,,t6".„,„041 , s- /$ NI AO ) A titt fik / (44-If°440 1 1 i.Ng p•11.11:-d * A I( ,1 at digrillintirfA., A IhiliikkAkkvlik__. _;.;,41:10trkfs, tA44.01 4 Pr 444.00kkqt-ii •- 4.6 1 .w. -Via 1 OW 111"." -•••ii A' - ., , iWot, . ( /1 jp.;:k II i r 114,% ,_',41,41 IP 4triNt,\I k -i \ . 411j. /=, ,I ' I *vivo *-- ba„./44: e,, Nik i r.A11111 4,32$ ' 11-ti fa '-' Wk. 4 ViVlk ... -- , .„..:„ ! 'ppiroot c,-. .- „Aim lo t I pima 4ap,,,c, '., ( , .,' - i il1011it ,, zr:1 li, /TR ,i 4 ILNJK chovik ,d- ii ....7::, ' Wii'unki .-, mg ,,,( ii il -lib N4_.:rav ii , 44:- - De. 1 ,. , ' 1 , .4 v Ilk i r:47 ri fer4101411EP 1 Attilli / ' \\i , .. ' ff::,,,, um r tilieli,, 4. Al '- f i ,_ O\.i. ' \ - ,As-A. 4Pe Tokio' ,,Lie :w . ,-- tr.! , L,, - /[f z...._ _ _ . _ _ 1116-4 , - ‘,11‘. yi r ‘-ii 11 qrNior-ro, rf i , 1 ' fin .2 -.71- Ii - - -- ' trA ilitt UR PRECIPITATION rial iIL •.: 6.5 0! A4 100-YEAR 24 HO �o � • II1, AIN; . . _ ¢�3.4^ISOPLUVIALS OF 100-YEAR 24-HOURa �y L ► �.,., f 5.5 TOTAL PRECIPITATION IN INCHES Q► 03 \. _ 0 1 2 3 4 5 6 7 8 Mlles 43 ' 1;300,000 1/90 Sheetl 'SBU HYDROGRAPH METHOD: whole basin Tc SHEET Ts=0.42*(L*ns)^0.8/(P2^0.5*S^0.4) L(ft) ns S P2 (in.) T(min.) 300 0.15 0.065 2 18.63 T= L/(60*k*S^0.5) L(ft) k S CHANNEL 200 11 0.0675 1.17 300 17 0.02 2.08 700 27 0.002 9.66 450 27 0.006667 3.40 570 27 0.010526 3.43 290 42 0.005 1.63 200 27 0.002 2.76 1850' 42 0.0162 5.77 1660 27 0.0904 3.41 TIME OF CONCENTRATION 51.93 =52 min Page 1 ******************* S.C. S . TYPE-1A DISTRIBUTION ******************** ******** 100-YEAR 24-HOUR STORM **** 3 . 90" TOTAL PRECIP. ********* NTER: A(PERV) , CN(PERV) , A( IMPERV) , CN( IMPERV) , TC FOR BASIN NO. 1 11 . 8,70 .4, 31 . 3,98, 52 ATA PRINT-OUT: AREA(ACRES) PERVIOUS IMPERVIOUS TC(MINUTES) A CN A CN 143. 1 111 . 8 70 . 4 31 . 3 98.0 52 .0 PEAK-Q(CFS) T-PEAK(HRS) VOL(CU-FT) 30 . 66 8 .00 931316 LATER [d: ] [path]filename[ .ext] FOR STORAGE OF COMPUTED HYDROGRAPH: 41BASIN.HYD PECIFY: C - CONTINUE, N - NEWSTORM, P - PRINT, S - STOP Sheet1 . SBU HYDROGRAPH METHOD: ` Existing Site Tc SHEET Ts=0.42*(L"ns)^0.8/(P2^0.5*S^0.4) L(ft) ns S P2 (in.) T(min.) _ 100 0.4 0.025 2 24.84 T= L/(60*k*S^0.5) L(ft) k S CHANNEL 200 3 0.023 7.33 250 3 0.012 12.68 100 3 0.02 3.93 190 3 0.063 4.21 TIME OF CONCENTRATION 52.98 =53.0 min Developed Site Tc SHEET L(ft) ns S P2 (in.) T(min.) _ 30 0.15 0.02 2 4.73 CONCNT. L(ft) k S _ 290 27 0.01 1.79 30 42 0.005 0.17 100 42 0.02 0.28 105 42 0.01 0.42 648 42 0.01 2.57 160 42 0.01 0.63 TIME OF CONCENTRATION 6.97 =7.0 min Page 1 ******************* S .C . S . TYPE-1A DISTRIBUTION ******************** ******** 100-YEAR 24-HOUR STORM **** 3 . 90" TOTAL PRECIP. ********* NTER : A(PERV) , CN(PERV) , A( IMPERV) , CN( IMPERV) , TC FOR BASIN NO. 1 . 24,81 ,0 , 98 , 53 . 0 ATA PRINT-OUT : AREA(ACRES ) PERVIOUS IMPERVIOUS TC(MINUTES ) A CN A CN 9 . 2 9 . 2 81 . 0 . 0 98 . 0 53 . 0 PEAK-Q(CFS) T-PEAK(HRS ) VOL(CU-FT) 2 . 44 8 . 00 67734 NTER [d: ] [path]filename[ . ext] FOR STORAGE OF COMPUTED HYDROGRAPH: 41A100E .HYD PECIFY: C - CONTINUE , N - NEWSTORM, P - PRINT, S - STOP NTER: A(PERV) , CN(PERV) , A( IMPERV) , CN( IMPERV) , TC FOR BASIN NO. 2 . 49 , 86,4 . 75 ,98, 7 . 0 ATA PRINT-OUT: AREA(ACRES) PERVIOUS IMPERVIOUS TC(MINUTES) A CN A CN 9 . 2 4. 5 86 . 0 4 . 8 98 . 0 7 . 0 PEAK-Q(CFS ) T-PEAK(HRS ) VOL(CU-FT) 7 . 38 7 . 83 103218 NTER [d: ] [path]filename[ . ext] FOR STORAGE OF COMPUTED HYDROGRAPH: 41A100D.HYD PECIFY: C - CONTINUE, N - NEWSTORM, P - PRINT, S - STOP Sheet1 SBU HYDROGRAPH METHOD: Existing Site, area B Tc SHEET Ts=0.42*(L*ns)^0.8/(P2^0.5*S^0.4) L(ft) ns S P2(in.) T(min.) 100 0.24 0.05 2 12.51 2 T= L/(60*k*S^0.5) L(ft) k S CHANNEL 125 9 0.027 1.41 320 3 0.02 12.57 TIME OF CONCENTRATION 26.49 =26.5 min Developed Site, area B Tc SHEET L(ft) ns S P2 (in.) T(min.) 100 0.15 0.025 2 11.34 CONCNT. L ift) k S 38 11 0.025 0.36 130 42 0.02 0.36 65 42 0.02 0.18 280 42 0.005 1.57 275 42 0.02 0.77 TIME OF CONCENTRATION 12.25 =12.3 min Page 1 ******************* S .C . S . TYPE-1A DISTRIBUTION ******************** ******** 100-YEAR 24-HOUR STORM **** 3 . 90" TOTAL PRECIP. ********* NTER: A(PERV) , CN(PERV) , A( IMPERV) , CN( IMPERV) , TC FOR BASIN NO. 1 . 27 , 81, 0 , 98, 26 . 5 ATA PRINT-OUT: AREA(ACRES ) PERVIOUS IMPERVIOUS TC(MINUTES ) A CN A CN 4 . 3 4 . 3 81 . 0 . 0 98 . 0 26 . 5 PEAK-Q(CFS) T-PEAK(HRS) VOL(CU-FT) 1 . 54 7 . 83 31414 NTER [d: ] [path]filename[ .ext] FOR STORAGE OF COMPUTED HYDROGRAPH: 41b100e.hyd PECIFY: C - CONTINUE, N - NEWSTORM, P - PRINT, S - STOP NTER: A(PERV) , CN(PERV) , A( IMPERV) , CN( IMPERV) , TC FOR BASIN NO. 2 . 53 , 86, 1 . 74,98 , 12 . 3 ATA PRINT-OUT : AREA(ACRES) PERVIOUS IMPERVIOUS TC(MINUTES) A CN A CN 4 . 3 2 . 5 86 . 0 1 . 7 98 . 0 12 . 3 PEAK-Q(CFS) T-PEAK(HRS) VOL(CU-FT) 3 . 05 7 . 83 45656 NTER [d: ] [path]filename[ . ext] FOR STORAGE OF COMPUTED HYDROGRAPH: 41B100E.HYD ILE ALREADY EXIST; OVERWRITE (Y or N) ? NTER [d: ] [path]filename[ . ext] FOR STORAGE OF COMPUTED HYDROGRAPH: 41B100D.HYD PECIFY: C - CONTINUE, N - NEWSTORM, P - PRINT, S - STOP PRELIMINARY WETVAULT DESIGN See next page for calculation for the 1-year, 24-hour storm runoff volumes. BASIN A Impervious area contributing=4.75 acres 1% of that =0.0475 acres x 43560 sf/ac = 2069 sf which is the required surface area of the wetvault water surface. The 1 yr. runoff = 9170 cf. , which is the required storage volume. 9170 cf/ 4 ft. depth = 2292.5 sf which is larger then the minimum 2069 sf. 85 ft long x 27 ft wide= 2295 sf._ 4 ft. design depth , 85:27= 3.15:1 = l:w ratio. (The minimum length to width ratio is 3:1.) BASIN B Likewise: Imp area= 1.74 acres so that min. wetvault design surface= 758 sf. I yr., 24 hr. hydrograph volume= 3547 cf. 3547 cf/4.5 ft. depth = 788.2 sf. > 758 sf OK 65.7 ft. long x 12 ft. wide= 788.4 sf.. 4,5 ft. design depth, 65.7:12 = 5.5:1 .C . S . TYPE-1A RAINFALL DISTRIBUTION LATER: FREQ(YEAR) , DURATION(HOUR) , PRECIP( INCHES) , 24 ,0 . 67 ******************* S .C . S . TYPE-1A DISTRIBUTION ******************** ******** 1-YEAR 24-HOUR STORM **** . 67" TOTAL PRECIP . ********* NTER : A(PERV) , CN(PERV) , A( IMPERV) , CN( IMPERV) , TC FOR BASIN NO. 1 . 49 , 86 , 4 . 75 , 98 , 7 . 0 ATA PRINT-OUT : AREA(ACRES ) PERVIOUS IMPERVIOUS TC(MINUTES) A CN A CN 9 . 2 4 . 5 86 . 0 4 . 8 98 . 0 7 . 0 PEAK-Q(CFS ) T-PEAK(HRS) VOL(CU-FT) . 60 7 . 83 9170 NTER [d: ] [path]filename[ . ext] FOR STORAGE OF COMPUTED HYDROGRAPH: 41wetA.hyd PECIFY: C - CONTINUE , N - NEWSTORM, P - PRINT, S - STOP NTER: A(PERV) , CN(PERV) , A( IMPERV) , CN( IMPERV) , TC FOR BASIN NO. 2 : 53 , 86 , 1 . 74 ,98 , 12 . 3 ATA PRINT-OUT : AREA(ACRES) PERVIOUS IMPERVIOUS TC(MINUTES ) A CN A CN 4 . 3 2 . 5 86 . 0 1 . 7 98 . 0 12 . 3 PEAK-Q(CFS ) T-PEAK(HRS ) VOL(CU-FT) . 21 7 . 83 3547 NTER [d: ] [path]filename[ . ext] FOR STORAGE OF COMPUTED HYDROGRAPH: 41wetB . hyd PECIFY: C - CONTINUE, N - NEWSTORM, P - PRINT, S - STOP .1 )4 :".• illgillk46,.„-- ,-.11.---.4-:-.—---4,-7---- -----nr.,:o.nu-----------7,, . ai • ' C . •/ , . I. .v., .2. , )-- , ,;.-....,jk_ao!t_rs• t.- •-•-- . ..X.... : ' :,-- . ./ -- ..,. - - 411111V1251‘ ,i *.. IIIIVI• • --.- i ----1 li "Fri ,. _ 0ouAl.si,ij + . r - •N- q• ...7. ji t _—„. -:... ...... ,,,,., ,iliAl. FOlf ST-•• •- -sea 417Q .-- - T; ; ... .•,‘..a"ii - -,_ - ....... / ....Ali ' i#es. -1 74.-1.- -.-WOW I 111.::' • . ,,t,r '- t PUGET 1 ‘...1 ''41:-.4% '‘, '- • •--- --- -- • - .:. Tab (1, ,LI/.\-.. ••=. - -s, -...-,,....--.: - . _,---.... . A ill!litik%.A1 \4111 111lk\ ,. •,, ...---t. - •. . . _ .- ... .....,, ,allli ; ., •. - . - ..-- -• 7"--,- . • .,.., liniWA lt,e;. ' .. • If! Il 0 -• Z! it ......: , A , Ilhillik . , ......... , , .... L.. ,... . t,:.. I MR, ' 0118 IWO 1,41:77e.„4_ '-- ......... . 3 -.,.'' -...4 ,, '7L"'" .--i La • , . ; 1 -1. i, - •-"-- , up ....., Figure 2 • 1 , / r,,, ) Pim •= DRAINAG r 1 ki,, ,_ ,_\1:1 DRAINAGE BASINS .., _ :-;-• r4 King County \ , 1985‘1.; • ''.. I . .% -." t ,..-.( \ k ...... .4,• 1,, Adi• • 4\ \ viir s'',...., TACOMA \-..,N, N\ (1,41r \ Ns ''h?, , 4: p....) . 1.1.11.3.1 Major Basin Boundary \(0 N\n r\. , -ilia- -- • m ' ! II \ .1.'. :i! '-: • -. ....--- Sub-Basin Boundary • r Source: King County Sensitive Areas Mac Folio,Wetlands Supplement • .---,..,.. ) '.. - .) __ _. ...„,,, 0 1 2 3 4 5 6 7 8 min's 1: 300,000 1194 `.� {►� iiii,.1;if►i`� ;a �I�J *41' '' %'ter i f / � + ENO`Al NI[ l't l CI(r/ I. ..,.. 5 i k, \.' ' ‘"k Ili i.:41.1, '\ % • 1'1 - 1 0. A L F ol t s : 7.,.. ..ey..."' L 7 / b i M ? E~ „ ',I' .... ...0 I jail —,, _, — )s• - ..-- si --, '‘... . a,;.111i t. litt-Y.,-.- )\--3.PA-.. -.1,7 . ?'r• ./' lailiIVIA\ ; "1=.44= ..-• , 1 oininitts f ..../..„.. Zi j15- i I pI,R k j ��' 0i. � :.!411 ,� 1 / Alt II 1'L�. 333((FF'mmer'r` �`� %.*?.) j, 111110 . ,/ .111k= _ z 110 it /' r ,.,../ �'_1I�; . Figure 1 '=� =i' KING COUNTY ,.% COMMUNITY PLANNING AREAS. ��r ,..SA vl4 r..isikok King County 85 \\) i i Gm...00mm 4./ TACOMA ..„, Alo. 'Tr _._ii.....,..r. 1, \, \f, ai . 1 /. � .. (. ......_ -,sf....,„ .L. -7 \::::\ r) 0 1 2 3 4 5 6 7 $was ,y 1:300,000 1 • _ �CoA i �_ C/iyOM41rp OWNER'S POLICY OF TITLE INSURANCE SFp RFNroti'��;;y� 1998 lssl�F:u BY EtiCommonwealth Land Title Insurance Company SUBJECT TO THE EXCLUSIONS FROM COVERAGE,THE EXCEPTIONS FROM COVERAGE CONTAINED IN SCHEDULE B AND THE CONDITIONS AND STIPULATIONS,COMMONWEALTH LAND TITLE INSURANCE COMPANY,a Pennsylvania corporation,herein called the Company,insures,as of Date of Policy shown in Schedule A,against loss or damage, not exceeding the Amount of Insurance stated in Schedule A, sustained or incurred by the insured by reason of: 1. Title to the estate or interest described in Schedule A being vested other than as stated therein; 2. Any defect in or lien or encumbrance on the title; ; 3. Unmarketability of the title; 4. Lack of a right of access to and from the land. The Company will also pay the costs,attorneys'fees and expenses incurred in defense of the title,as insured,but only to the extent provided in the Conditions and Stipulations. IN WITNESS WHEREOF, COMMONWEALTH LAND TITLE INSURANCE COMPANY has caused it{ corporate name and seal to be hereunto affixed by its duly authorized officers,the Policy to become valid when countersigned by an authorized officer or agent of the Company. COMMONWEALTH LAND TITLE INSURANCE COMPANY 12*u TLE1,ip Attest: U ,0/ / i By: / Secretary y0 •*s!LIi ' Qc) President k.03 s�Nda�A EXCLUSIONS FROM COVERAGE The following matters are expressly excluded from the coverage of this policy and the Company will not pay loss or damage,costs,attorneys' fees or expenses which arise by reason of: ; 1. (a)Any law,ordinance or governmental regulation(including but not limited to building and zoning laws,ordinances,or regulations)restricting, regulating,prohibiting or relating to(i)the occupancy,use,or enjoyment of the land;(ii)the character,dimensions or location of any improve- = ment now or hereafter erected on the land; (iii)a separation in ownership or a change in the dimensions or area of the land or any parcel of which the land is or was a part;or(iv)environmental protection,or the affect of any violation of these laws,ordinances or governmental regula- r tions,except to the extent that a notice of the enforcement thereof or a notice of a defect,lien or encumbrance resulting from a violation or alleged violation affecting the land has been recorded in the public records at Date of Policy. (b)Any governmental police power not excluded by(a)above,except to the extent that a notice of the exercise thereof or a notice of a defect, lien or encumbrance resulting from a violation or alleged violation affecting the land has been recorded in the public records at Date of Policy. 2. Rights of eminent domain unless notice of the exercise thereof has been recorded in the public records at Date of Policy, but not excluding from coverage any taking which has occurred prior to Date of Policy which would be binding on the rights of a purchaser for value without knowledge. 3. Defects, liens, encumbrances, adverse claims or other matters: (a)created, suffered, assumed or agreed to by the insured claimant; • (b) not known to the Company, not recorded in the public records at Date of Policy, but known to the insured claimant and not disclosed in writing to the Company by the insured claimant prior to the date the insured claimant became an insured under this policy; (c) resulting in no loss or damage to the insured claimant; (d)attaching or created subsequent to Date of Policy; or (e)resulting in loss or damage which would not have been sustained if the insured claimant had paid value for the estate or interest insured by this policy. 4. Any claim,which arises out of the transaction vesting in the Insured the estate or interest insured by this policy, by reason of the operation of federal bankruptcy, state insolvency, or similar creditors' rights laws, that is based on: (a) the transaction creating the estate or interest insured by this policy being deemed a fraudulent conveyance or fraudulent transfer; or (b)the transaction creating the estate or interest insured by this policy being deemed a preferential transfer except where the preferential transfer results from the failure: (i) to timely record the instrument of transfer; or E + (ii)of such recordation to impart notice to a purchaser for value or a judgment or lien creditor. 1 NM 1 PA10 ALTA Owner's Policy (10-17-92) Valid Only If Schedules A and B and Cover Are Attached Form 1190-1 Face Page r'im1(;I1\1P1 CONDITIONS AND STIPULATIONS • 1. DEFINITION OF TERMS. (c) Whenever the Corn shall have brought an action or interposed a defense as required or ,,,.,...itted by the provisions of this policy. the The following terms when used in this policy mean: Company may pursue any litigation to final determination by a court of competent jurisdiction and expressly reserves the right,in its sole discretion. (a) "insured": the insured named in Schedule A, and, subject to any to appeal from any adverse judgment or order. rights or defenses the Company would have had against the named insured, those who succeed to the interest of the named insured by operation of law (d) In all cases where this policy permits or requires the Company to as distinguished from purchase including. but not limited to, heirs, prosecute or provide for the defense of any action or proceeding, the distributees, devisees. survivors, personal representatives, next of kin, or insured shall secure to the Company the right to so prosecute or provide corporate or fiduciary successors. defense in the action or proceeding,and all appeals therein, and permit the (b) "insured claimant": an insured claiming loss or damage. Company to use, at its option, the.name of the insured for this purpose. Whenever requested by the Company, the insured, at the Company's (c) "knowledge" or "known": actual knowledge, not constructive expense, shall give the Company all reasonable aid (i) in any action or knowledge or notice which may be imputed to an insured by reason of the proceeding, securing evidence, obtaining witnesses, prosecuting or public records as defined in this policy or any other records which impart defending the action or proceeding, or effecting settlement. and (ii) in any constructive notice of matters affecting the land. other lawful act which in the opinion of the Company may be necessary or (d) "land": the land described or referred to in Schedule A. and desirable to establish the title to the estate or interest a3 insured. If the improvements affixed thereto which by law constitute real property. The Company is prejudiced by the failure of the insured to furnish the required term "land" does not include any property beyond the lines of the area cooperation, the Company's obligations to the insured under the policy described or referred to in Schedule A. nor any right , title, interest, estate shall terminate. including any liability or obligation to defend, prosecute, or or easement in abutting streets, roads, avenues, alleys, lanes, ways or continue any litigation, with regard to the matter or matters requiring such waterways, but nothing herein shall modify or limit the extent to which a cooperation. right of access to and from the land is insured by this policy. 5. PROOF OF LOSS OR DAMAGE. (e) "mortgage": mortgage, deed of trust, trust deed, or other security In addition to and after the notices required under Section 3 of these instrument. Conditions and Stipulations have been provided the Company, a proof of (f) "public records": records established under state statutes at Date of loss or damage signed and sworn to by the insured claimant shall be Policy for the purpose of imparting constructive notice of matters relating furnished to the Company within 90 days after the insured claimant shall to real property to purchasers for value and without knowledge. With ascertain the facts giving rise to the loss or damage. The proof of loss or respect to Section 1(a) (iv) of the Exclusions From Coverage, "public damage shall describe the defect in, or lien or encumbrance on the title, or records" shall also include environmental protection liens filed in the other matter insured against by this policy which constitutes the basis of records of the clerk of the United States district court for the district in loss or damage and shall state, to the extent possible, the basis of which the land is located. calculating the amount of the loss or damage. If the Company is prejudiced •(g) "unmarketabilityof the title": an alleged or a arent matter affectingby the failure of the insured claimant to provide the required proof of loss g pp' or damage, the Company's obligations to the insured under the policy shall the title to the land, not excluded or excepted from coverage, which would terminate, including any liability or obligation to defend. prosecute, or entitle a purchaser of the estate or interest described in Schedule A to be continue any litigation, with regard to the matter or matters requiring such released from the obligation to purchase by virtue of a contractual proof of loss or damage. condition requiring the delivery of marketable title. In addition, the insured claimant may reasonably be required to submit 2. CONTINUATION OF INSURANCE AFTER CONVEYANCE to examination under oath by any authorized representative of the OF TITLE. Company and shall produce for examination, inspection and copying. at such reasonable times and places as may be designated by any authorized The coverage of this policy shall continue in force as of Date of Policy in representative of the Company, all records, books. ledgers, checks, favor of an insured only so long as the insured retains an estate or interest correspondence and memoranda, whether bearing a date before or after in the land. or holds an indebtedness secured by a purchase money Date of Policy, which reasonably pertain to the loss or damage. Further, if mortgage given by a purchaser from the insured, or only so long as the requested by any authorized representative of the Company . the insured insured shall have liability by reason of covenants of warranty'made by the claimant shall grant its permission, in writing, for any authorized insured in any transfer or conveyance of the estate or interest. This policy representative of the Company to examine , inspect and copy all records, shall not continue in force in favor of any purchaser from the insured of books, ledgers, checks. correspondence and memoranda in the custody or either(i)an estate or interest in the land,or liil an indebtedness secured by control of a third party, which reasonably pertain to the loss or damage. a purchase money mortgage given to the insured. All information designated as confidential by the insured claimant provided to the Company pursuant to this Section shall not be disclosed to others 3. NOTICE OF CLAIM TO BE GIVEN BY INSURED CLAIMANT. unless, in the reasonable judgement of the Company, it is necessary in the The insured notify. the Company promptly in writing (i► in case of administration of the claim. Failure of the insured claimant to submit for any litigationsr as shall fortho in hecConpan bplom (ii) in case knowledge shall examination under oath, produce other reasonably requested information come to an insured hereunder of any claim of title or interest which is or grant permission to secure reasonably necessary information from third adverse to the title to the estate or interest. as insured, and which might parties as required in this paragraph shall terminate any liability of the Company under this policy as to that claim. cause loss or damage for which the Company may be liable by virtue of this policy. or (iii) if title to the estate or interest. as insured, is rejected as 6. OPTIONS TO PAY OR OTHERWISE SETTLE CLAIMS; unmarketable. If prompt notice shall not be given to the Company. then as TERMINATION OF LIABILITY, to the insured all liability of the Company shall terminate with regard to In case of a claim under this policy, the Company shall have the the matter or matters for which prompt notice is required; provided. following options: however, that failure to notify the Company shall in no case prejudice the rights of any insured under this policy unless the Company shall he (a)To Pay or Tender Payment of the Amount of Insurance. prejudiced by the failure and then only to the extent of the prejudice. To pay or tender payment of the amount of insurance under this policy together with any costs,attorneys' fees and expenses incurred by 4. DEFENSE AND PROSECUTION OF ACTIONS; DUTY OF the insured claimant, which were authorized by the Company, up to the INSURED CLAIMANT TO COOPERATE. time of payment or tender of payment and which the Company is obliga- ted to pay. (a) Upon written request by the insured and subject to the options Upon the exercise by the Company of this option. all liability and contained in Section 6 of these Conditions and Stipulations, the Company, obligations to the insured under this policy, other than to make the at its own cost and without unreasonable delay, shall provide for the payment required, shall terminate, including any liability or obligation to defense of an insured in litigation in which any third party asserts a claim defend, prosecute, or continue any litigation, and the policy shall be adverse to the title or interest as insured, but only as to those stated causes surrendered to the Company for cancellation. of action alleging a defect, lien or encumbrance or other matter insured (b)To Pay or Otherwise Settle With Parties Other than the Insured or against by this policy. The Company shall have the right to select counsel With the Insured Claimant. of its choice (subject to the right of the insured to object for reasonable (i) to pay or otherwise settle with other parties for or in the name cause) to represent the insured as to those stated causes of action and shall of an insured claimant any claim insured against under this policy, together not be liable for and will not pay the fees of any other counsel. The with any costs, attorneys' fees and expenses incurred by the insured Company will not pay any fees, costs or expenses incurred by the insured claimant which were authorized by the Company up to time of payment in the defense of those causes of action which allege matters not insured and which the Company is obligated to pay; or against by this policy. (ii) to pay or otherwise settle with the insured claimant the loss or damage provided for under this policy, together with any costs, attorneys' (b) The Company shall have the right, at its own cost, to institute and fees and expenses incurred by the insured claimant which were authorized prosecute any action or proceeding or to do any other act which in its by the Company up to the time of payment and which the Company is opinion may be necessary or desirable to establish the title to the estate or obligated to pay. interest, as insured, or to prevent or reduce loss or damage to the insured. Upon the exercise by the Company of either of the options provided for The Company may take any appropriate action under the terms of this in paragraphs(b)(i) or(ii). the Company's obligations to the insured under policy, whether or not it shall be liable hereunder, and shall not thereby this policy for the claimed loss or damage. other than the payments concede liability or waive any provision of this policy. If the Company required to be made,shall terminate,including any liability or obligation to shall exercise its rights under this paragraph, it shall do so diligently. defend, prosecute or continue any litigation. . Conditions and Stipulations Continued Inside Cover B11901 0f'1L 1 1 n —i lI SCHEDULE A Amount of Insurance: $ 1720000. 00 Policy No. : H791139 Premium: $ 2658 . 00 Date of Policy: MAY 13 , 1998 AT 1: 51 P.M. 1. Name of Insured: LABRADOR VENTURES, LLC, a Washington limited liability company 2 . The estate or interest in the land described herein and which is covered by this policy is fee simple and is at Date of Policy vested in: THE NAMED INSURED 3 . The land referred to in this policy is situated in the State of Washington, County of KING and described as follows: SEE ATTACHED EXHIBIT "A-1" Countersigned a . t ''�L'`�' u�horizeOfficer orTAgent Policy No. : H791139 EXHIBIT "A-1" PARCEL 1: The north 123 . 12 feet as measured at right angles to the north line of Tract 30 and All of Tract 31, Eldon Acres, according to the plat thereof recorded in Volume 11 of Plats, page 86, in King County, Washington. PARCEL 2 : The west 100. 00 feet as measured at right angles to the west line of Tract 30, Eldon Acres, according to the plat thereof recorded in Volume 11 of Plats, page 86, in King County, Washington; EXCEPT the north 123 . 12 feet as measured at right angles to the north line of said Tract 30, according to the plat thereof recorded in Volume 11 of Plats, page 86, in King County, Washington. PARCEL 3 : That portion of Government Lot 1, lying within the north 20 feet of the west 1042 .7 feet of Section 5, Township 23 North, Range 5 East, W.M. , in King County, Washington; EXCEPT those portions whose interests were quieted under King County Superior Court Cause No. 92-2-24469-1. PARCEL 4 : That portion of Government Lot 1, Section 5, Township 23 North, Range 5 East, W.M. , in King County, Washington, described as follows: Beginning at a point where the easterly line of Hillman Boulevard as shown on the plat of Hillman's Lake Washington Garden of Eden Addition to Seattle No. 1, according to the plat thereof recorded in Volume 11 of Plats, page 63 , in King County, Washington, extended, intersects the north line of said Section; thence south 89 degrees west along the north line of said Section, 168 . 8 feet to the true point of beginning; thence south 391.4 feet to the north line of Eldon Acres, according to the plat thereof recorded in Volume 11 of Plats, page 86, in King County, Washington; thence south 89 degrees west, 112 . 5 feet; thence north 391. 4 feet; thence east 112 . 5 feet to the point of beginning; EXCEPT the north 30 feet thereof lying within the County Road; EXCEPT any portion thereof lying within that certain tract of land as deeded to Paul A. Lapp by Warranty Deed recorded under Recording Number 2882752 . Policy No. : H791139 PARCEL 5: Beginning 1040. 5 feet east and 306 feet south of the northwest corner of Government Lot 1, Section 5, Township 23 North, Range 5 East, W.M. , in King County, Washington; thence south 85.4 feet, more or less, to the north line of the plat of Eldon Acres, according to the plat thereof recorded in Volume 11 of Plats, page 86, in King County, Washington; thence along said plat line south 89 degrees west, 425 feet, more or less, to the angle corner of said Plat; thence along said plat line south 45 degrees west, 356 feet, more or less, to the easterly line of Lake Washington Boulevard; thence northwesterly along said Boulevard line, 75 feet, more or less, to a point on a line which is parallel with and 75 feet northwesterly from said plat line; thence north 45 degrees east, 410 feet, more or less, to a point which is south 89 degrees west from the true point of beginning; thence north 89 degrees east, 456 feet, more or less, to the point of beginning; EXCEPT that portion lying easterly of the following described line: Beginning at a point 30 feet south and north 89 degrees east, 812 . 5 feet from the northwest corner of Section 5, Township 23 North, Range 5 East, W.M. , in King County, Washington; thence south to intersect with the north line of the plat of Eldon Acres, according to the plat thereof recorded in Volume 11 of Plats, page 86, in King County, Washington and the terminus of said line. ALSO KNOWN AS Lot 3 , City of Renton Lot Line Adjustment Number 009-85, recorded under Recording Number 8602139002 . PARCEL 6: That portion of Government Lot 1, Section 5, Township 23 North, Range 5 East, W.M. , in King County, Washington, described as follows: Beginning at a point where the easterly line of Hillman's Boulevard (104th Avenue Southeast) , as shown on the plat of Hillman's Lake Washington Garden of Eden Addition to Seattle No. 1, according to the plat thereof recorded in Volume 11 of Plats, page 63 , in King County, Washington, extended could intersect the north line of said Section 5; thence running along said north line, north 89 degrees 03 minutes 45 seconds west, 168 .8 feet; thence south 98. 0 feet to the centerline of an existing stream and the true point of beginning; thence continuing south 293 . 67 feet to the north line of Eldon Acres Tracts; thence south 89 degrees 02 minutes 15 seconds east along said north line, 168 . 8 feet; Policy No. : H791139 thence north 205. 9 feet to the centerline of said stream; thence northwesterly following centerline 194 feet, more or less, to the true point of beginning; EXCEPT any portion thereof lying easterly of the following described line: Beginning at a point on the north line of Section 5, Township 23 North, Range 5 East, W.M. , in King County, Washington, where the easterly line of Hillman Boulevard, as shown on the plat of Hillman's Lake Washington Garden of Eden Addition to Seattle No. 1, according to the plat thereof recorded in Volume 11 of Plats, page 63 , in King County, Washington, would intersect the north line of said Section 5 (the bearing of said north line being north 89 decrees 03 minutes 45 seconds west, King County Aerial Survey Meridian) ; thence south 1 degree 02 minutes 55 seconds west, a distance of 184 . 8 feet, more or less to the centerline of creek, said point being the north end of the line between Marenakos and Stride; thence continuing south 1 degree 02 minutes 55 seconds west, a distance of 206. 95 feet, more or less, to the north line of Eldon Acres and the south end of line between Marenakos and Stride. PARCEL 7 : That portion of Government Lot 1, Section 5 , Township 23 North, Range 5 East, W.M. , in King County, Washington, described as follows: Beginning at a point 30 feet south and 30 feet east of the northwest corner of said Section 5; thence north 89 degrees east, 554 . 5 feet to the true point of beginning of the tract herein described; thence south 89 degrees west, 254 . 5 feet; thence south 20 degrees east, 240 . 5 feet; thence south 40 degrees east, 160 feet; thence north 45 degrees east, 108 feet, more or less, to a point south of the true point of beginning; thence north 89 degrees east, 228 feet; thence north 276 feet; thence south 89 degrees west, 228 feet to the true point of beginning; EXCEPT the following described tract: Beginning at a point 30 feet south and 30 feet east of the northwest corner of said Section 5; thence north 89 degrees east, 554 . 5 feet to the true point of beginning of the tract herein described; thence south 89 degrees west, 254 . 5 feet; thence south 20 degrees east, 240. 5 feet; thence south 40 degrees east, 160 feet; thence north 45 degrees east, 108 feet, more or less, to a point south of the true point of beginning; thence north to the true point of beginning. ALSO KNOWN AS Lot 2 , City of Renton Lot Line Adjustment Number 009-85, recorded under Recording Number 8602139002 . Policy No. : H791139 PARCEL 8 : Beginning at a point 30 feet south and north 89 degrees east, 812 . 5 feet from the northwest corner of Section 5, Township 23 North, Range 5 East, W.M. , in King County, Washington; thence south 276 feet; thence north 89 degrees east, 228 feet; thence north 276 feet; thence south 89 degrees west, 228 feet to beginning; TOGETHER WITH the following described parcel: Beginning 1040. 5 feet east and 306 feet south of the northwest corner of Government Lot 1, Section 5, Township 23 North, Range 5 East, W.M. , in King County, Washington; thence south 85. 4 feet, more or less, to the north line of the plat of Eldon Acres, according to the plat thereof recorded in Volume 11 of Plats, page 86, in King County, Washington; thence along said plat line south 89 degrees west, 425 feet, more or less, to the angle corner of said Plat; thence along said plat line, south 45 degrees west, 356 feet, more or less, to the easterly line of Lake Washington Boulevard; thence northwesterly along said Boulevard line, 75 feet, more or less, to a point on a line which is parallel with and 75 feet northwesterly from said plat line; thence north 45 degrees east 410 feet, more or less, to a point which is south 89 degrees west from the point of beginning; thence north 89 degrees east, 456 feet, more or less, to the point of beginning; EXCEPTING therefrom that portion lying westerly of the following described line: Beginning at a point 30 feet south and north 89 degrees east, 812 . 5 feet from the northwest corner of Section 5, Township 23 North, Range 5 East, W.M. , in King County, Washington; thence south to intersect with the north line of the plat of Eldon Acres, according to the plat thereof recorded in Volume 11 of Plats, page 86, in King County, Washington and the terminus of said line. ALSO KNOWN AS Lot 1, City of Renton Lot Line Adjustment Number 009-85, recorded under Recording Number 8602139002 . PARCEL 9 : That portion of Government Lot 1, Section 5, Township 23 North, Range 5 East, W.M. , in King County, Washington, described as follows: Beginning at the intersection of the easterly line of Hillman Boulevard as shown on the plat of Hillman's Lake Washington Garden of Eden Addition to Seattle No. 1, according to the plat thereof recorded in Volume 11 of Plats, page 63 , in King County, Washington, with the north line of said Section 5 ; thence west along the north line of said Section, 168 . 8 feet to Policy No. : H791139 the true point of beginning of the tract herein described; thence east along said north line, 60 feet; thence south to the centerline of creek; thence westerly along said centerline to a point south of the true point of beginning; thence north to the true point of beginning; EXCEPTING the north 30 feet thereof for road. PARCEL 10: That portion of the northwest quarter of the northwest quarter of Section 5, Township 23 North, Range 5 East, W.M. , in King County, Washington, described as follows: Beginning at a point 30 feet south and 30 feet east of the northwest corner of said Section 5; thence north 89 degrees east, 554 . 5 feet to the true point of beginning described; thence south 89 degrees west, 254 . 5 feet; thence south 20 degrees east, 240 . 5 feet; thence south 40 degrees east, 160 feet; thence north 45 degrees east, 108 feet, more or less, to a point south of the true point of beginning; thence north to the true point of beginning. PARCEL 11: The south 10 feet of the north 30 feet of the east 554 . 5 feet of the west 584 . 5 feet of Government Lot 1, Section 5, Township 23 North, Range 5 East, W.M. , in King County, Washington. PARCEL 12 : That portion of Government Lot 1, Section 5, Township 23 North, Range 5 East, W.M. , in King County, Washington, described as follows: Beginning at the intersection of the easterly margin of Hillman's Boulevard "104th Avenue Southeast", as shown on the plat of Hillman's Lake Washington Garden of Eden Addition to the City of Seattle No. 1, according to the plat thereof recorded in Volume 11 of Plats, page 63 , in King County, Washington, prolongated southerly with the north line of said Section 5; thence west along said north line, 25 feet to the true point of beginning of this description; thence west 83 . 80 feet; thence south at right angles to the north line of said Section 5 to the centerline of a stream, said centerline being the north line of a tract of land conveyed to James L. Marenakos and Georgia Marenakos, his wife, by deed recorded under Recording Number 5109221; thence easterly along said centerline to a point south of the true point of beginning, as measured at right angles to the north line of said Section 5; thence north to the true point of beginning; EXCEPT the north 20 feet thereof. Policy No. : H791139 PARCEL 13 : The east 108 . 8 feet of the following described Parcel: The north 30 feet of that portion of the northwest quarter of Section 5, Township 23 North, Range 5 East, W.M. , in King County, Washington, lying westerly of the southerly extension of the easterly margin of Hillman's Boulevard (104th Avenue Southeast) and lying easterly of the easterly margin of Neal Turner Road; EXCEPT the south 10 feet of the east 108 . 8 feet thereof; ALSO EXCEPT that portion thereof lying within the north 20 feet of the west 1042 . 7 feet of said Section; TOGETHER WITH an easement for ingress, egress and utilities over the following described parcel: The north 30 feet of that portion of the northwest quarter of Section 5, Township 23 North, Range 5 East, W.M. , in King County, Washington, lying westerly of the southerly extension of the easterly margin of Hillman's Boulevard (104th Avenue Southeast) and lying easterly of the easterly margin of Neal Turner Road; EXCEPT the east 110. 8 feet thereof; EXCEPT that portion lying within the north 20 feet of the west 1042 . 7 feet of said Section; ALSO EXCEPT that portion lying within the south 10 feet of the west 554 . 5 feet of said Section. PARCEL 15: Beginning at a point on the easterly line of the Neal Turner County Road at a point which is 30 feet south and 30 feet east of the northwest corner of Government Lot 1, Section 5, Township 23 North, Range 5 East, W.M. , in King County, Washington; thence north 89 degrees east 300 feet; thence south 20 degrees east 240. 5 feet; thence south 40 degrees east 160 feet, more or less, to a point on a line which is parallel with and 75 feet northwesterly from the northwesterly line of the plat of Eldon Acres, according to the plat thereof recorded in Volume 11 of Plats, page 86 , records of said county; thence on said parallel line south 45 degrees west to the northeast line of Lake Shore Boulevard; thence northwesterly along said boulevard line 280 feet, more or less, to the easterly line of the Neal Turner County Road; thence northerly along said road line to beginning. END OF EXHIBIT "A-1" Policy No. : H791139 SCHEDULE B EXCEPTIONS FROM COVERAGE This policy does not insure against loss or damage (and the Company will not pay costs, attorneys' fees or expenses) by reason of the following: STANDARD EXCEPTIONS 1. Taxes or assessments which are not now payable or which are not shown as existing liens by the records of any taxing authority that levies taxes or assessments on real property or by the public records; proceedings by a public agency which may result in taxes or assessments, or notices of such proceedings, whether or not shown by the records of such agency or by the public records. 2 . Any facts, rights, interests or claims which are not shown by the public records but which could be ascertained by an inspection of the land or which may be asserted by persons in possession, or claiming to be in possession, thereof. 3 . Easements, liens or encumbrances, or claims thereof, which are not shown by the public records. 4 . Discrepancies, conflicts in boundary lines, shortage in area, encroachments, or any other facts which a correct survey of the land would disclose, and which are not shown by the public records. 5 . Any lien, or right to a lien, for labor, material, services or equipment, or for contributions to employee benefit plans, or liens under Workmans' compensation Acts, not disclosed by the public records. 6 . (a) Unpatented mining claims; (b) reservations or exceptions in patents or in Acts authorizing the issuance thereof; (c) Indian treaty or aboriginal rights, including, but not limited to, easements or equitable servitudes; or, (d) water rights, claims or title to water, whether or not the matters excepted under (a) , (b) , (c) or (d) are shown by the public records. 7 . Rights of use, control or regulation by the United States of America in the exercise of powers over navigation; any prohibition or limitation on the use, occupance or improvement of the land resulting from the rights of the public or riparian owners to use any waters which may cover the land or to use any portion of the land which is now or may formerly have been covered by water. 8 . Any service, installation, connection, maintenance or construction charges for sewer, water, electricity, or garbage collection or disposal, or other utilities unless disclosed as an existing lien by the public records. Policy No. : H791139 SPECIAL EXCEPTIONS 1. GENERAL TAXES, as follows, together with interest, penalty and statutory foreclosure costs, if any, after delinquency: (1st half delinquent on May 1; 2nd half delinquent on November 1) Tax Account No. Year Billed Paid Balance 229650-0160-04 1998 $4, 005. 13 $2 , 002 . 57 $2 , 002 . 56 Levy Code: 2100 Assessed Value Land: $110, 000. 00 Assessed Value Improvement: $194 , 000. 00 CONSERVATION TAX CHARGES for the year 1998 . Billed Paid Balance $5. 00 $2 . 50 $2 . 50 AFFECTS: Parcel 1 2 . GENERAL TAXES, as follows, together with interest, penalty and statutory foreclosure costs, if any, after delinquency: (1st half delinquent on May 1; 2nd half delinquent on November 1) Tax Account No. Year Billed Paid Balance 229650-0156-00 1998 $922 . 23 $461. 12 $461. 11 Levy Code: 2100 Assessed Value Land: $70, 000. 00 Assessed Value Improvement: $ 0. 00 CONSERVATION TAX CHARGES for the year 1998 . Billed Paid Balance $5 . 00 $2 . 50 $2 . 50 AFFECTS: Parcel 2 3 . GENERAL TAXES, as follows, together with interest, penalty and statutory foreclosure costs, if any, after delinquency: (1st half delinquent on May 1; 2nd half delinquent on November 1) Tax Account No. Year Billed Paid Balance 052305-9005-09 1998 $39 . 52 $39 . 52 $0 . 00 Levy Code: 2100 Assessed Value Land: $3 , 000. 00 Assessed Value Improvement: $ 0. 00 Policy No. : H791139 CONSERVATION TAX CHARGES for the year 1998 . Billed Paid Balance $5 . 00 $5. 00 $0. 00 AFFECTS: Parcel 3 and other property 4 . GENERAL TAXES, as follows, together with interest, penalty and statutory foreclosure costs, if any, after delinquency: (1st half delinquent on May 1; 2nd half delinquent on November 1) Tax Account No. Year Billed Paid Balance 052305-9006-08 1998 $1, 053 . 98 $526. 99 $526. 99 Levy Code: 2100 Assessed Value Land: $80, 000 . 00 Assessed Value Improvement: $ 0 . 00 CONSERVATION TAX CHARGES for the year 1998 . Billed Paid Balance $5 . 00 $2 . 50 $2 . 50 AFFECTS: Parcel 4 5 . GENERAL TAXES, as follows, together with interest, penalty and statutory foreclosure costs, if any, after delinquency: (1st half delinquent on May 1; 2nd half delinquent on November 1) Tax Account No. Year Billed Paid Balance 052305-9007-07 1998 $1, 053 . 98 $526. 99 $526. 99 Levy Code: 2100 Assessed Value Land: $80, 000 . 00 Assessed Value Improvement: $ 0 . 00 CONSERVATION TAX CHARGES for the year 1998 . Billed Paid Balance $5 . 00 $2 . 50 $2 . 50 AFFECTS: Parcel 5 6 . GENERAL TAXES, as follows, together with interest, penalty and statutory foreclosure costs, if any, after delinquency: (1st half delinquent on May 1; 2nd half delinquent on November 1) Tax Account No. Year Billed Paid Balance 052305-9009-05 1998 $1, 119 . 85 $559 . 93 $559 . 92 Policy No. : H791139 Levy Code: 2100 Assessed Value Land: $85, 000. 00 Assessed Value Improvement: $ 0. 00 CONSERVATION TAX CHARGES for the year 1998 . Billed Paid Balance $5. 00 $2 . 50 $2 . 50 AFFECTS: Parcel 6 7 . GENERAL TAXES, as follows, together with interest, penalty and statutory foreclosure costs, if any, after delinquency: (1st half delinquent on May 1; 2nd half delinquent on November 1) Tax Account No. Year Billed Paid Balance 052305-9013-09 1998 $1, 185 . 73 $592 . 87 $592 . 86 Levy Code: 2100 Assessed Value Land: $90, 000 . 00 Assessed Value Improvement: $ 0. 00 CONSERVATION TAX CHARGES for the year 1998 . Billed Paid Balance $5 . 00 $2 . 50 $2 . 50 AFFECTS: Parcel 7 8 . GENERAL TAXES, as follows, together with interest, penalty and statutory foreclosure costs, if any, after delinquency: (1st half delinquent on May 1; 2nd half delinquent on November 1) Tax Account No. Year Billed Paid Balance 052305-9017-05 1998 $1, 251. 60 $625 . 80 $628 . 80 Levy Code: 2100 Assessed Value Land: $95, 000. 00 Assessed Value Improvement: $ 0 . 00 CONSERVATION TAX CHARGES for the year 1998 . Billed Paid Balance $5. 00 $2 . 50 $2 . 50 AFFECTS: Parcel 8 Policy No. : H791139 9 . GENERAL TAXES, as follows, together with interest, penalty and statutory foreclosure costs, if any, after delinquency: (1st half delinquent on May 1; 2nd half delinquent on November 1) Tax Account No. Year Billed Paid Balance 052305-9018-04 1998 $395. 24 $197 . 62 $197 . 62 Levy Code: 2100 Assessed Value Land: $30, 000. 00 Assessed Value Improvement: $ 0. 00 CONSERVATION TAX CHARGES for the year 1998 . Billed Paid Balance $5. 00 $2 . 50 $2 . 50 AFFECTS: Parcel 9 10. GENERAL TAXES, as follows, together with interest, penalty and statutory foreclosure costs, if any, after delinquency: (1st half delinquent on May 1; 2nd half delinquent on November 1) Tax Account No. Year Billed Paid Balance 052305-9019-03 1998 $1, 436 . 05 $718 . 03 $718 . 02 Levy Code: 2100 Assessed Value Land: $90, 000. 00 Assessed Value Improvement: $19, 000. 00 CONSERVATION TAX CHARGES for the year 1998 . Billed Paid Balance $5 . 00 $2 . 50 $2 . 50 AFFECTS: Parcel 10 11. GENERAL TAXES, as follows, together with interest, penalty and statutory foreclosure costs, if any, after delinquency: (1st half delinquent on May 1; 2nd half delinquent on November 1) Tax Account No. Year Billed Paid Balance 052305-9031-07 1998 $13 . 17 $13 . 17 $0 . 00 Levy Code: 2100 Assessed Value Land: $1, 000. 00 Assessed Value Improvement: $ 0. 00 Policy No. : H791139 CONSERVATION TAX CHARGES for the year 1998 . Billed Paid Balance $5. 00 $5. 00 $0. 00 AFFECTS: Parcel 11 12 . GENERAL TAXES, as follows, together with interest, penalty and statutory foreclosure costs, if any, after delinquency: (1st half delinquent on May 1; 2nd half delinquent on November 1) Tax Account No. Year Billed Paid Balance 052305-9049-07 1998 $724. 61 $362 . 31 $362 . 30 Levy Code: 2100 Assessed Value Land: $55, 000. 00 Assessed Value Improvement: $ 0. 00 CONSERVATION TAX CHARGES for the year 1998 . Billed Paid Balance $5. 00 $2 . 50 $2 . 50 AFFECTS: Parcel 12 13 . GENERAL TAXES, as follows, together with interest, penalty and statutory foreclosure costs, if any, after delinquency: (1st half delinquent on May 1; 2nd half delinquent on November 1) Tax Account No. Year Billed Paid Balance 052305-9071-08 1998 $13 . 17 $13 . 17 $0 . 00 Levy Code: 2100 Assessed Value Land: $1, 000. 00 Assessed Value Improvement: $ 0. 00 CONSERVATION TAX CHARGES for the year 1998 . Billed Paid Balance $5 . 00 $5. 00 $0. 00 AFFECTS: Parcel 13 14 . GENERAL TAXES, as follows, together with interest, penalty and statutory foreclosure costs, if any, after delinquency: (1st half delinquent on May 1; 2nd half delinquent on November 1) Tax Account No. Year Billed Paid Balance 052305-9012-00 1998 $3 , 161. 94 $1, 580. 97 $1, 580. 97 Policy No. : H791139 Levy Code: 2100 Assessed Value Land: $240, 000. 00 Assessed Value Improvement: $ 0. 00 CONSERVATION TAX CHARGES for the year 1998 . Billed Paid Balance $5. 00 $2 . 50 $2 . 50 AFFECTS: Parcel 15 15. We note Deed recorded October 28 , 1968 under King County Recording No. 6425925, being a re-recording of King County Recording No. 6333028 . Said Deed purports to correct the legal description of Parcel 12 , when in fact it does not. The description of Parcel 12 as contained herein is taken from King County Recording No. 6333028 . A survey of said premises may be necessary to established the correct boundaries of said lot. 16 . EASEMENT AND THE TERMS AND CONDITIONS THEREOF. Purpose: Road Affects: Parcel 13 and other property Disclosed by: Instrument recorded under Recording Number 1350490 17 . EASEMENT AND THE TERMS AND CONDITIONS THEREOF. Grantee: Puget Sound Power & Light Company Purpose: Right of way for electric line Affects: Parcels 3 , 10, & 15, and other property Recorded: May 10, 1934 Recording No. : 2799523 18 . Notice contained in instrument recorded under Recording No. 3487123 affecting a portion of Parcel 3 and other property. It is understood that a strip of land 30 feet wide lying North of said description and adjacent thereto has been conveyed to King County for roadway purposes. 19 . EASEMENT AND THE TERMS AND CONDITIONS THEREOF. Purpose: Right of way for ingress and egress Affects: East 30 feet of Parcel 1 Disclosed by: Instrument recorded under Recording Number 4359638 20. EASEMENT AND THE TERMS AND CONDITIONS THEREOF. Grantee: City of Renton Purpose: Right of way for sanitary sewer Affects: Portion of Parcel 5 Recorded: October 6, 1970 Recording No. : 6700775 Policy No. : H791139 21. EASEMENT AND THE TERMS AND CONDITIONS THEREOF. Grantee: City of Renton Purpose: Right of way for sewer line Affects: A portion of Parcel 1 Recorded: October 6, 1970 Recording No. : 6700781 22 . EASEMENT AND THE TERMS AND CONDITIONS THEREOF. Grantee: City of Renton Purpose: Right of way for sewer line Affects: A portion of Parcel 8 Recorded: October 6, 1970 Recording No. : 6700783 23 . EASEMENT AND THE TERMS AND CONDITIONS THEREOF. Grantee: City of Renton Purpose: Right of way for sewer line Affects: A portion of Parcels 9 and 12 and other property Recorded: October 6, 1970 Recording No. : 6700787 24 . EASEMENT AND THE TERMS AND CONDITIONS THEREOF. Purpose: Right of way for road Affects: West 15 feet of Parcel 10 Disclosed by: Instrument recorded under Recording Number 7505120513 25 . RESERVATIONS AND OTHER MATTERS contained in Deed recorded October 25, 1898 , King County Recording No. 170321, in Volume 231, page 517 . 26. COVENANTS, CONDITIONS AND RESTRICTIONS imposed by instrument recorded on September 13 , 1978 , under Recording No. 7809130772 . AFFECTS: Parcel 11 27 . EASEMENT AND THE TERMS AND CONDITIONS THEREOF. Purpose: right of way for maintenance of sewer interceptor Affects: Parcel 11 Disclosed by: Instrument recorded under King County Recording No. 7809130772 28 . EASEMENT AND THE TERMS AND CONDITIONS THEREOF: Purpose: Roadway and utilities Area Affected: Parcel 13 Recorded: May 16, 1986 Recording No. : 8605161099 Policy No. : H791139 29 . EASEMENT AND THE TERMS AND CONDITIONS THEREOF: Purpose: Roadway and utilities Area Affected: Parcel 11 and other property Recorded: May 16, 1986 Recording No. : 8605161100 Said easement may be merged with the legal title to Parcel 11. 30. EASEMENT AND THE TERMS AND CONDITIONS THEREOF: Purpose: Roadway and utilities Area Affected: Parcel 3 Recorded: May 16, 1986 Recording No. : 8605161101 Said easement may be merged with the legal title of said premises. 31. Any restriction on the use of the land resulting from the rights of the public or riparian owners to use any portion which is now, or has formerly been, covered by water. 32 . EASEMENT AND THE TERMS AND CONDITIONS THEREOF: Grantee: City of Renton Purpose: A utility easement 10 feet in width Area Affected: As described therein Parcel 15 Recorded: Not disclosed Recording No. : 6700775 and 6700776 33 . ALL COVENANTS, CONDITIONS, RESTRICTIONS, RESERVATIONS, EASEMENTS OR OTHER SERVITUDES, if any, disclosed by Survey recorded under King County Recording No. 8410299008. RIGHTS OR BENEFITS, IF ANY, WHICH MAY BE DISCLOSED BY THE RECORDED DOCUMENT(S) ABOVE AFFECTING LAND OUTSIDE THE BOUNDARY DESCRIBED IN SCHEDULE A. END OF SCHEDULE B N 47/7 .11 L, p'n•- 3 c7 o oji .1 / �o A I. • - - _ — 2S4 S :za,oG ,YC9•40c E / I \ 1 - 2ze — \h N 7 4., a, • -. • . , • I ° 4 . o \ `i \ \ � , e C .Mn'. o \‘ , 4 \ h Ve al iA 1 % `•\ ,e 9-00.---d �' • c+ `\ •, 2 29.it 4s 6' N - • "' • .2 40r r 1y‘ • ' , `11: �e b'� .e do sgr • ♦ �'.,,s�-Te a 00 i•I �� ♦ sr" 7 �„ ' V ' �Z Ry-° o4 4' ,�a F ° ‘/ ' „ ,� �� a ,, •' - •.. o �� C)r)53 • �' 'ti• '\ zs 3�32 3 �� • '�.\ �\ A r This sketch is provided, without charge, for your information. It is not intended to show all matters related to the property including, but not limited to, area, dimensions, easements, en- croachments, or location of boundaries. It is not a part of, nor does it modify, the commitment or policy to which it is attached. The Company assumes NO LIABILITY for any matter related to this sketch. References should be made to an accurate survey for further information. N. . $ 11 Li IL{ Ig I`I 13 n 3 —1 3 I 4.74 i . © • a, Hf ,"76- -LaAjj z,. G 'es,. •• ! /./G I X U ,, N I I z Si . 3. ,1 • - t/ _ I � -It/— Itt_ 1 °Nd 8 M •D 1 •d a po y % 7-0 , ,I.4 . ,`` � `y :• a� Coi ., o; , e 011 2 ti it c _ id.s/_ • _.e.w I .1 1 ♦it'07 ti Q ..i ° '` I rls.esl�titi� ® .f• l %%9-eG-aod ty° O i /11�esL 4 1�D �� hs�A` ►. AD • rl O /9.s.7/ .ff.ie.esl 1tLe/ I �.,s 4� ,i 1 jp - i R.r ree T L 1 9. L 6.30 G i� . O .a G� \� i r ...,, , . - ‘ e,? ,, / , 1 -,,.0 ci) oil .. 31 I f,•. _1s5 ,i•�7 fY,'r• ♦�r. • • • rr 1 C � •�(4vr�t • .� �° r/� I ,fie•:11 ••• ® '. N ::.' \ ACC • I. ,,�• :4,,.. '•• o ,. IPFdSP22M7>:-79O 9p3 'o•, i Mr., . s.� serN sr.r.' ..,i) -: This sketch is provided, without charge, for your information. It is not intended to show all matters related to the property including, but not limited to, area, dimensions, easements, en- croachments, or location of boundaries. It is not a part of, nor does it modify, the commitment or policy to which it is attached. The Company assumes NO LIABILITY for any matter related to this sketch. References should be made to an accurate survey for further information. • Policy No. : H791139 COMMONWEALTH LAND TITLE INSURANCE COMPANY OF PHILADELPHIA "THIS COMPANY IS A PENNSYLVANIA CORPORATION AND IS IN NO WAY AFFILIATED OR CONNECTED WITH COMMONWEALTH TITLE INSURANCE COMPANY OR COMMONWEALTH TITLE COMPANY OF PIERCE COUNTY, WASHINGTON. (Continued) 7:DETERMINATION, EXTENT OF LIABILITY AN_ _ INSURANCE• (b) When liability and the e of loss or damage has been definitely fixed in accordance with these iitions and Stipulations, the loss or This policy is a contract of indemnity against actual monetary loss or damage shall be payable within 30 days thereafter. damage sustained or incurred by the insured claimant who has suffered loss or damage by reason of matters insured against by this policy and only to 13. SUBROGATION UPON PAYMENT OR SETTLEMENT.(a)The Company's Right of Subrogation. the extent herein described. (a) The liability of the Company under this policy shall not exceed the Whenever the Company shall have settled and paid a claim under this least of: policy, all right of subrogation shall vest in the Company unaffected by (i)the Amount of Insurance stated in Schedule A; or, any act of the insured claimant. The Company shall be subrogated to and be entitled to all rights and (i the theeevalue between sued estate the insured abjectte toor interestef t,s remedies which the insured claimant would have had against any person insuredienor and value insureded insured bythis orp interest subject to the defect, property in respect to the claimla insured hhisaipolic shallbeen not issued. to the (b)lien encumbranceeve Amount against Insurance statedA persontor transfera necessary the te ofn the y less the than 8 of percentof the in Scheduleinsuredestateat the Compa requested by the Company, hall Date interestor the is aid for t land,ne of the eris , or orf ore 1Cemany this right of subrogation. compromise or The a insured❑ tde name claimant the subsequent the fulleconsiderationDatePolicypaid oe improvement sherected onl the land in permit the perfectm use ther paam ire o settle n te name in any the which increases to the a of ans edestate or interest by at least 20 insured claimant andto If a paymento on account of a claim does notr fully cover the loss of the percent over the Amount of Insurance stated in Schedule A, then this transaction or litigation involving these rights or remedies. Policy is whereet to the following:imp: partial insured claimant, the Company shall be subrogated to these rights and (i) no subsequenthall pay the lossent has been made,h proportions to any a lent bears to the loss, the Company shall only pay the pro rata in the that remedies in the proportion which the Company's payment the amount of insurance at Date of Policy bears to the total value of the whole amount ss should rhe euoss. lt from any act of the insured claimant, as stated insured estate a interestbseqat Date of Policy;or (ii) losspro rata in the proportion that shall be required to ea yen l theh aatmpount iaart of nano losses lost touredeaC against by yt is where a subsequent improvement has been made, as to any partial above, that act shall not void this policy, but the Company, in that event, on y loss, the ofCompany pay theApolicywhit y 120 percentothe the Amount of Insurance ae stated S in Ala bears to the sum of the Amount of Insurance stated in Schedule and the amount reason of the of subrogation.impairment by the insured claimant of the Company's right expended for the improvement. The provisions of this paragraph shall not apply to costs, attorneys' fees (b)The Company's Rights Against Non-insured Obligors. and expenses for which the Company is liable under this policy, and shall exist and shall include,ghtof subrogation against non-insured onirights uredthe obligors rs tll only apply terms orratio of insurance insured bo to lv portion of any loss which exceeds, in the aggregate, 10 percent of the Amount of Insurance stated in Schedule A. indemnities, guaranties, other p conditions (c)u The Company will pay only those th Conditions and Stipulations. which provideenses t notwithstanding any subrogation rights by reason of this policy.e instruments incurred in accordance with Section 4 of theseTION 8. APPORTIONMENT. 14. ARBITRATION by applicable law, either the Company or the insured If the land described in Schedule A consists of two or more parcels Unless which are not used as a single site,and a loss is established affecting one or may demand arbitration pursuant to the Title Insurance Arbitration Rules more of the parcels but not all,the loss shall be computed and settled on a of the American Arbitration Association. Arbitrable matters may include. dividedbut are not limited to, any controversy or claim between the Company of the and pro rata asssts the if the on Date insuranceP under this policywas othepolicy rata to value on of Policy of each separate parcel to the the insured arising out of or relating to this policy, any whole, exclusive of any improvements made subsequent to Date of Policy, Company in connection with its issuance or the breach of a p y unless a liability or value has otherwise been agreed upon as to each parcel provision or other obligation. All arbitrable matters when the Amount of by the Company and the insured at the time of the issuance of this policy Insurance is$1,000,000 or less shall be arbitrated at the option of either the and shown by an express statement or by an endorsement attached to this Company or the insured. All arbitrable matters when the Amount of Insurance is in excess of$1,000,000 shall be arbitrated only when agreed to 9. LIMITATION OF LIABILITY.policy. by both the Company and the insured. Arbitration pursuant to this policy and under the Rules in effect on the date the demand for arbitration is (a) If the Company establishes the title, or removes the alleged defect. made or, at the option of the insured, the Rules in effect at Date of Policy lien or encumbrance, or cures the lack of a right of access to or from the shall be binding upon the parties. The award may include attorneys' fees land, or cures the claim of unmarketability of title, all as insured, in a only if the laws of the state in which the land is located permit a court to method, including litigation and the award attorneys' fees to a which mg party.en Judgment apeny courtitahaving completionr on the award easonaby diligentfay manner by any rendered by the Arbitrator(s) may of any appeals therefrom, it shall have fullyperformed its obligations with respect to that matter and shall not be liable for any loss jurisdiction thereof. The law of the situs of the land shall apply to an arbitration under the or damage caused thereby. (b) In the event of any litigation, including litigation by the Company Title Insurance Arbitration Rules. upon request. A copyof the Rules may be obtained from the Company or with the Company's consent, the Company shall have nob liability for loss or damage until there has been a final determinational by a court of 15. LIABILITY LIMITED TO THIS POLICY; POLICY ENTIRE competent jurisdiction, and disposition of all appeals therefrom, adverse to CONTRACT. the title as insured. (c)The Company shall not be liable for loss or damage to any insured for liability voluntarily assumed by the insured in settling any claim or suit (a)This policy together with all endorsements, if any,the attached hereto without the prior written consent of the Company. by the Company is the entire policy and icontra t by ,1 cy, this insuc dsand the Company. In interpreting any provis 10. REDUCTION OF INSURANCE; REDUCTION OR TERMINATION be construed as a whole. OF LIABILITY. (b) Any claim of loss or damage, whether or not based on negligence, and which arises out of status of the title to the estate or interest All payments under this policy, except payments made for costs, covered which y or by any theion assertingf uti claim, l be restricted to attorneys fees and expenses, shall reduce the amount of the insurance pro this policy. canto. (c) No amendment of or endorsement to this policy can be made 11, UABIUTY NONCUMULATIVE except by a writing endorsed hereon or attached hereto signed by either the or a It is expressly understood that the ofinsurance n Pc Y under any validating officer or authorized signatory of the Company.under this President, a Vice President, the Secretary, an Assistant Secretary, policy shall be reduced by any amount the Company Y may policy insuring a mortgage to which exception is taken in Schedule B or to 16. SEVERABILITY. which the insured has agreed, assumed, or taken subject, or which is In the event any provision of the policy is held invalid or unenforceable hereafter executed by an insured and which is a charge or lien on the under applicable law, the policy shall be deemed not to include that provi- estate or interest described or referred to inn Schedulee theA, andithhee amount sion and all other provisions shall remain in full force and effect. so paid shall be deemed a payment under policy17. NOTICES, WHERE SENT. 12. PAYMENT OF LOSS. All notices required to be given the Company and any statement in writing required (a)No payment shall be made without producing this policy for endorsement to be furnished the Company shall include the number of this policy and shall be addressed to COMMONWEALTH LAND TITLE INSURANCE COMPANY.1700 of the payment unless the policy has been lost or destroyed,in which case proof of loss or destruction shall be furnished to the satisfaction of the Company. Market Street.Philadelphia,PA 19103-3990. NM1 PA10 ALTA Owner's Policy(10-17-92) ORIGINAL Valid Only if Face Page,Schedules A and B Are Attache '="rm 1 190-3 Cover Page OF 42 As is lks‘ c2 4/is • / Labrador Ventures, LLC Bradley K. Hughes A P. O. Box 3344 Kirkland, WA 98083 COMMONWEALTii LAND TITLE INSURANCE COMPANY OF PHILADELPHIA STATUTORY WARRANTY DEED RE: Escrow No. : C8198, Title Order No. : H791139 - `3 m Legal Description:g P Ptns of Tracts 30 and 31, Eldon Acres, and other property 1 sesso 's Tax parcel I. No. 229650-0160-04/0156-00/052305-9005-09/9006-08/ 471:83/9009-05/ 9013-09/ 9017-05/ 9018-04/ 9019-03/9031-07/ 9049-07/9071-08/ THE GRANTOR King-Eden Partnership, a California Partnership, Registered in the State of Washington for and in consideration of Ten Dollars ($10.00) and other valuable ▪ consideration in hand paid, conveys and warrants to Labrador Ventures, LLC, a Washington limited liability company Vol the following described real estate, situated in the County of KING, State ▪ of Washington: U0See "EXHIBIT A" attached hereto and by this reference made a part hereof. a") Legal Description and Special Exceptions attached hereto as Exhibit "A". Dated: May 11, 1998 King-Eden Partnership a California Partnership, Registered in the Stat of Washin ton BY Shun Li Chang, General P1:tner State of Washington ss County of King ) I certify that I know or have satisfactory evidence that Shun Li Chang is the person who appeared before me, and said person(s)., acknowledged that Cilia-he signed this instrument, on oath stated that(1 /alas is authorized to execute the instrument and acknowledged it as the General Partner of King-Eden Partnershi to be the fre d 1 c ry ac of such party for the uses and purpose �tai&a d in th ns r` • H! tt Dated: �" I yob..�.t„ ���' ll ! �ikta ,P c in and for the State of Washington NIA., 0s 10 :O 4,14 , Riding at i = Ms appointment expires t(. }199 47 :iv LPB - 10 tt WAFw (Form 571) tt ` • sEi6ii(t83 05/13/98 30616.00 1720000.00 s9 • 4; LEGAL DESCRIPTION: Exhibit "A" PARCEL 1: The north 123.12 feet as measured at right angles to the north line of Tract 30 and All of Tract 31, Eldon Acres, according to the plat thereof recorded in Volume 11 of Plats, page 86, in King County, Washington. PARCEL 2: The west 100.00 feet as measured at right angles to the west line of Tract 30, Eldon Acres, according to the plat thereof recorded in Volume 11 of Plats, page 86, in King County, Washington; EXCEPT the north 123.12 feet as measured at right angles to the north line of said Tract 30, according to the plat thereof recorded in Volume 11 of Plats, page 86, in King County, Washington. PARCEL 3: That portion of Government Lot 1, lying within the north 20 feet of the west 1042.7 feet of Section 5, Township 23 North, Range 5 East, W.M. , in King County, Washington; EXCEPT those portions whose interests were quieted under King County Superior Court Cause No. 92-2-24469-1. PARCEL 4: ,d. That portion of Government Lot 1, Section 5, Township 23 n? North, Range 5 East, W.M. , in King County, Washington, described as follows: 01 Beginning at a point where the easterly line of Hillman ��„� Boulevard as shown on the plat of Hillman's Lake Washington Garden of Eden Addition to Seattle No. 1, according to the C7 plat thereof recorded in Volume 11 of Plats, page 63, in King JJ County, Washington, extended, intersects the north line of CI said Section; thence south 89 degrees west along the north line of said Section, 168.8 feet to the true point of beginning; thence south 391.4 feet to the north line of Eldon Acres, according to the plat thereof recorded in Volume 11 of Plats, page 86, irr King County, Washington; thence south 89 degrees west, 112.5 feet; thence north 391.4 feet; thence east 112.5 feet to the point of beginning; EXCEPT the north 30 feet thereof lying within the County Road; EXCEPT any portion thereof lying within that certain tract of • land as deeded to Paul A. Lapp by Warranty Deed recorded under Recording Number 2882752. PARCEL 5: Beginning 1040.5 feet east and 306 feet south of the northwest corner of Government Lot 1, Section 5, Township 23 North, Range 5 East, W.M. , in King County, Washington; thence south 85.4 feet, more or less, to the north line of the plat of Eldon Acres, according to the plat thereof recorded in Volume 11 of Plats, page 86, in King County, Washington; thence along said plat line south 89 degrees west, 425 feet, more or less, to the angle corner of said Plat; thence along said plat line south 45 degrees west, 356 feet, more or less, to the easterly line of Lake Washington Boulevard; thence northwesterly along said Boulevard line, 75 feet, more cr less, to a point on a line which is parallel with and 75 feet northwesterly from said plat line; thence north 45 degrees east, 410 feet, more or less, to a point which is south 89 degrees west from the true point of beginning; thence north 89 degrees east, 456 feet, more or less, to the point of beginning; ,EXCEPT that portion lying easterly of the following described line: r,� Beginning at a point 30 feet south and north 89 degrees east, 812.5 feet from the northwest corner of Section 5, Township 23 North, Range 5 East, W.M. , in King County, Washington; thence south to intersect with the north line of the plat of Eldon Acres, according to the plat thereof recorded in Volume 11 of Plats, page 86, in King County, Washington and the terminus of said line. ALSO KNOWN AS Lot 3, City of Renton Lot Line Adjustment Number 009-85, recorded under Recording Number 8602139002. PARCEL 6: That portion of Government Lot 1, Section 5, Township 23 North, Range 5 East, W.M. , in King County, Washington, described as follows: Beginning at a point where the easterly line of Hillman's Boulevard (104th Avenue Southeast) , as shown on the plat of Hillman's Lake Washington Garden of Eden Addition to Seattle No. 1, according to the plat thereof recorded in Volume 11 of Plats, page 63, in King County, Washington, extended could intersect the north line of said Section 5; thence running along said north line, north 89 degrees 03 minutes 45 seconds west, 168.8 feet; thence south 98.0 feet to the centerline of an existing stream and the true point of beginning; thence continuing south 293.67 feet to the north line of Eldon Acres Tracts; thence south 89 degrees 02 minutes 15 seconds east along said north line, 168.8 feet; thence north 205.9 feet to the centerline of said stream; '+:?' thence northwesterly following centerline 194 feet, more or ?\ less, to the true point of beginning; C EXCEPT any portion thereof lying easterly of the following r4 described line: Cl Beginning at a point on the north line of Section 5, '1'ownr.:li.i f, In 23 North, Range 5 East, W.M. , in King County, Washington, C� where the easterly line of Hillman Boulevard, as shown on the Cl7 plat of Hillman's Lake Washington Garden of Eden Addition to C) Seattle No. 1, according to the plat thereof recorded in Volume 11 of Plats, page 63, in King County, Washington, would intersect the north line of said Section 5 (the bearing of said north line being north 89 degrees 03 minutes 45 seconds west, King County Aerial Survey Meridian) ; thence south 1 degree 02 minutes 55 seconds west, a distance of 184.8 feet, more or less to the centerline of creek, said point being the north end of the line between Marenakos and Stride; thence continuing south 1 degree 02 minutes 55 seconds west, a distance of 206.95 feet, more or less, to the north line of Eldon Acres and the south end of line between Marenakos and Stride. PARCEL 7: -.. _ oortion of Government Lot 1, Section 5, Township 23 North, Range 5 East, W.M. , in King County, Washington, described as follows: Beginning at a point 30 feet south and 30 feet east of the northwest corner of said Section 5; thence north 89 degrees east, 554.5 feet to the true point of beginning of the tract herein described; thence south 89 degrees west, 254.5 feet; thence south 20 degrees east, 240.5 feet; thence south 40 degrees east, 160 feet; thence north 45 degrees east, 108 feet, more or less, to a point south of the true point of beginning; thence north 89 degrees east, 228 feet; thence north 276 feet; thence south 89 degrees west, 228 feet to the true point of beginning; EXCEPT the following described tract: Beginning at a point 30 feet south and 30 feet east of the northwest Corner of said Section 5; thence north 89 degrees east, 554.5 feet to the true point of beginning of the tract herein described; thence south 89 degrees west, 254.5 feet; thence south 20 degrees east, 240.5 feet; thence south 40 degrees east, 160 feet; thence north 45 degrees east, 108 feet, more or less, to a point south of the true point of beginning; thence north to the true point of beginning. ALSO KNOWN AS Lot 2, City of Renton Lot Line Adjustment Number 009-85, recorded under Recording Number 8602139002. PARCEL 8: Beginning at a point 30 feet south and north 89 degrees east, CO CO 812.5 feet from the northwest corner. of Section 5, Township 23 North, Range 5 East, W.M. , in King County, Washington; thence south 276 feet; thence north 89 degrees east, 228 feet; UD thence north 276 feet; CI thence south 89 degrees west, 228 feet to beginning; TOGETHER WITH the following described parcel: Beginning 1040.5 feet east and 306 feet south of the northwest corner of Government Lot 1, Section 5, Township 23 North, Range 5 East, W.M. , in King County, Washington; thence south 85.4 feet, more or less, to the north line of the plat of Eldon Acres, according tottheip lthereof recorded in Volume 11 of Plats, page g King County, Washington; thence along said plat line south 89 degrees west, 425 feet, more or less, to the angle corner of said Plat; thence along said plat line, south 45 degrees west, 356 feet, more or less, to the easterly line of Lake Washington Boulevard; thence northwesterly along said Boulevard line, 75 feet, more or less, to a point on a line which is parallel with and 75 feet northwesterly from said plat line; thence north 45 degrees east 410 feet, more or less, to a point which is south 89 degrees west from the point of beginning; thence north 89 degrees east, 456 feet, more or less, to the point of beginning; EXCEPTING therefrom that portion lying westerly of the following described line: Beginning at a point 30 feet south and north 89 degrees east, 812.5 feet from the northwest corner of Section 5, Township 23 North, Range 5 East, W.M. , in King County, Washington; thence south to intersect with the north line of the plat of Eldon Acres, according to the plat thereof recorded in Volume 11 of Plats, page 86, in King County, Washington and the terminus of said line. ALSO KNOWN AS Lot 1, City of Renton Lot Line Adjustment Number 009-85, recorded under Recording Number 8602139002. • PARCEL 9: . That portion of Government Lot 1, Section 5, Township 23 North, Range 5 East, W.M. , in King County, Washington, described as follows: Beginning at the intersection of the easterly line of Hillman Boulevard as shown on the plat of Hillman's Lake Washington Garden of Eden Addition to Seattle No. 1, according to the plat thereof recorded in Volume 11 of Plats, page 63, in King County, Washington, with the north line of said Section 5; thence west along the north line of said Section, 168.8 feet to the true point of beginning of the tract herein described; thence east along said north line, 60 feet; thence south to the centerline of creek; thence westerly along said centerline to a point south of the true point of beginning; thence north to the true point of beginning; EXCEPTING the north 30 feet thereof for road. PARCEL 10: That portion of the northwest quarter of the northwest quarter of Section 5, Township 23 North, Range 5 East, W.M. , in King County, Washington, described as Beginning at a point 30 feet south and 30 feet east of the northwest corner of said Section 5; thence north 89 degrees east, 554.5 feet to the true point of beginning described; thence south 89 degrees west, 254.5 feet; thence south 20 degrees east, 240.5 feet; ,,r thence south 40 degrees east, 160 feet; thence north 45 degrees east, 108 feet, more or less, to a point south of the true point of beginning; r4 thence north to the true point of beginning. C, 11:PARCEL r-1 L) The south 10 feet of the north 30 feet of the east 554.5 feet 0110 O of the west 584.5 feet of Government Lot 1, Section 5, Township 23 North, Range 5 East, W.M. , in King County, Washington. PARCEL 12: That portion of Government Lot 1, Section 5, Township 23 North, Range 5 East, W.M. , in King County, Washington, described as follows: Beginning at the intersection of the easterly margin of Hillman's Boulevard "104th Avenue Southeast", as shown on the plat of Hillman's Lake Washington Garden of Eden Addition to the City of Seattle No. 1, according to the plat thereof recorded in Volume 11 of Plats, page 63, in King County, Washington, prolongated southerly with the north line of said Section 5; thence west along said north line, 25 feet to the true point of beginning of this description; thence west 83.80 feet; thence south at right angles to the north line of said Section 5 to the centerline of a stream, said centerline being the north line of a tract of land conveyed to James L. Marenakos and Georgia Marenakos, his wife, by deed recorded under Recording Number 5109221; thence easterly along said centerline to a point south of the true point of beginning, as measured at right angles to the north line of said Section 5; thence north to the true point of beginning; EXCEPT the north 20 feet thereof. PARCEL 13 : The east 108.8 feet of the following described Parcel: The north 30 feet of that portion of the northwest quarter of Section 5, Township 23 North, Range 5 East, W.M. , in King County, Washington, lying westerly of the southerly extension of the easterly margin of Hillman's Boulevard (104th Avenue Southeast) and lying easterly of the easterly margin of Neal Turner Road; EXCEPT the south 10 feet of the east 108.8 feet thereof; ALSO EXCEPT that portion thereof lying within the north 20 feet of the west 1042.7 feet of said Section; TOGETHER WITH an easement for ingress, egress and utilities over the following described parcel: The north 30 feet of that portion of the northwest quarter of Section 5, Township 23 North, Range 5 East, W.M. , in King County, Washington, lying westerly of the southerly extension of the easterly margin of Hillman's Boulevard (104th Avenue Southeast) and lying easterly of the easterly margin of Neal Turner Road; EXCEPT the east 110.8 feet thereof; EXCEPT that portion lying within the north 20 feet of the west 1042.7 feet of said Section; ALSO EXCEPT that portion lying within the south 10 feet of the west 554.5 feet of said Section. Tr PARCEL 15: Beginning at a point on the easterly line of the Neal Turner C�j County Road at a point which is 30 feet south and 30 feet r4 east of the northwest corner of Government Lot 1, Section 5, Township 23 North, Range 5 East, W.M. , in King County, n Washington; thence north 89 degrees east 300 feet; CI thence south 20 degrees east 240.5 feet; thence south 40 degrees east 160 feet, more or less, to a point on a line which is parallel with and 75 feet northwesterly from the northwesterly line of the plat of Eldon Acres, according to the plat thereof recorded in Volume 11 of Plats, page 86, records of said county; thence on said parallel line south 45 degrees west to the northeast line of Lake Shore Boulevard; thence northwesterly along said boulevard line 280 feet, more or less, to the easterly line of the Neal Turner County Road; thence northerly along said road line to beginning. END OF EXHIBIT "A-1" Z ,.r` SPECIAL EXCEPTIONS: Exhibit "A" Continued.... We note Deed recorded October 28, 1968 under Kin? County Recording No. 6425925, being a re-recording of King County Recording No. 6333028. Said Deed purports to correct the legal description of Parcel 12, when in fact it does not. The description of Parcel 12 as contained herein is taken from King County Recording No. 6333028. A survey of said premises may be necessary to established the correct boundaries of said lot. AFFECTS: Parcel 12 EASEMENT AND THE TERMS AND CONDITIONS THEREOF. Purpose: Road Affects: Parcel 13 and other property Disclosed by: Instrument recorded under Recording Number 1350490 EASEMENT AND THE TERMS AND CONDITIONS THEREOF. i :. . Grantee: Puget Sound Power & Light Company Purpose: Right of way for electric line Affects: Parcels 3, 10, & 15, and other property Recorded: May 10, 1934 Recording No. : 2799523 ry Notice contained in instrument recorded under Recording No. 3487123 affecting a portion of Parcel 3 and other property. It is understood that a strip of land 30 feet wide lying North C7 of said description and adjacent thereto has been conveyed to King County for roadway purposes. c) EASEMENT AND THE TERMS AND CONDITIONS THEREOF. x Purpose: Right of way for ingress and Affects: Ea egress East 30 feet of Parcel 1 Disclosed by: Instrument recorded under Recording Number 4359638 EASEMENT AND THE TERMS AND CONDITIONS THEREOF. Grantee: City of Renton Purpose: Right of way for sanitary sewer Affects: Portion of Parcel 5 Recorded: October 6, 1970 Recording No. : 6700775 EASEMENT AND THE TERMS AND CONDITIONS THEREOF. Grantee: City of Renton Purpose: Right of way for sewer line Affects: A portion of Parcel 1 Recorded: - October 6, 1970 Recording No. : 6700781 EASEMENT AND THE TERMS AND CONDITIONS THEREOF. Grantee: City of Renton Purpose: Right of way for sewer line Affects: A portion of Parcel 8 Recorded: October 6, 1970 Recording No. : 6700783 ro EASEMENT AND THE TERMS AND CONDITIONS THEREOF. Grantee: City of Renton Purpose: Right of way for sewer line Affects: A portion of Parcels 9 and 12 and other property Recorded: October 6, 1970 Recording No. : 6700787 EASEMENT AND THE TERMS AND CONDITIONS THEREOF. Purpose: Right of way for road Affects: West 15 feet of Parcel 10 Disclosed by: Instrument i•occ:)rded under Recording Number 7505120513 RESERVATIONS AND OTHER MATTERS contained in Deed recorded October 25, 1898, King County Recording No. 170321, in Volume 231, page 517. COVENANTS, CONDITIONS AND RESTRICTIONS imposed by instrument recorded on September 13, 1978, under Recording No. 7809130772. 7,4 AFFECTS: Parcel 11 EASEMENT AND THE TERMS AND CONDITIONS THEREOF. rq `I Purpose: right of way for maintenance of r4 sewer interceptor OAffects: Parcel 11 Disclosed by: Instrument recorded under King County Recording No. 7809130772 CI EASEMENT AND THE TERMS AND CONDITIONS THEREOF: Purpose: Roadway and utilities Area Affected: Parcel 13 Recorded: May 16, 1986 Recording No. : 8605161099 EASEMENT AND THE TERMS AND CONDITIONS THEREOF: Purpose: Roadway and utilities Area Affected: Parcel 11 and other property Recorded: May 16, 1986 Recording No. : 8605161100 Said easement may be merged with the legal title to Parcel 11. EASEMENT AND THE TERMS AND CONDITIONS THEREOF: Purpose: Roadway and utilities Area Affected: Parcel 3 Recorded: May 16, 1986 Recording No. : 8605161101 . 4 Said easement may be 'merged with the legal title of said premises. • Any restriction on the use of the land resulting from the .~ rights of the public or riparian owners to use any portion which is now, or has formerly been, covered by water. • • 65 .�. • • EASEMENT AND THE TERMS AND CONDITIONS THEREOF: Grantee: City of Renton Purpose: A utility easement 10 feet in width Area Affected: As described therein Parcel 15 Recorded: Not disclosed Recording No. : 6700775 and 6700776 ALL COVENANTS, CONDITIONS, RESTRICTIONS, RESERVATIONS, EASEMENTS OR OTHER SERVITUDES, if any, disclosed by Survey recorded under King County Recording No. 8410299008. RIGHTS OR BENEFITS, IF ANY, WHICH MAY BE DISCLOSED BY THE RECORDED DOCUMENT(S) ABOVE AFFECTING LAND OUTSIDE THE BOUNDARY DESCRIBED IN SCHEDULE A. Pi C7 P'I C JO • r DEVELOPMENT PLANNING CI7Y OF RENTON A SEP 0 9 1998 RECEIVED µ T Labrador Ventures, LLC 7. Bradley K. Hughes i P.O. Box 3344 Kirkland, WA 98083 COMMONWEALTH I LAND TITLE INSURANCE COMPANY it OF PHILADELPHIA QUIT CLAIM DEED RE: Escrow No. : C8198, Title Order No. : H791139 - 3 ,t, S Legal Description: ptn of 5/23/5 WM Assessor's Tax Parcel I.D. No. 052305-9068-03 THE GRANTOR King-Eden Partnership, a California Partnership, Registered in the State of Washington for and in consideration of Ten Dollars and Other Good and Valuable ~� Consideration conveys and quit claims to C. vol Labrador Ventures, LLC, a Washington Limited Liability Company tn 1'4 the following described real estate, situated in the County of KING, State In of Washington, together with all after acquired title of the grantor(s) : 0 GO See "EXHIBIT A" attached hereto and by this reference made a part hereof. Cr) Legal Description attached hereto as Exhibit "A". Said document(s) were filed for record by Commonwealth Land Title as accommodation Dated: May 11, 1998 only. It has not been examined as to proper execution or as to its effect upon title. King-Eden Partnership a Califor i Partners 'p, Registered in BY �. Shun Li Chang, Partner State of Washington ) ss County of King ) I certify that I know or have satisfactory evidence that Shun Li Chang is the person who appeared before me, and said person(sk acknowledged that Lhe''Is4e_signed this instrument, on oath stated that Lhe/she is authorized to execute the instrument and acknowledged it as the General Partner of King-Eden Partnership to be the free a d v/p unta ct of such party for the uses and purposes mentioned in thi i st en Dated: s-1'J �`- �• M/„�9� �� C ,,, rr Vote uh is in and or the State of Washington .: ' g C.gt. '',^. P.'y,r J�9 G' ,,i 24epsiding at K� (( �' 9 M$ appointment expires Wit. 71 1� (.ra\_ ST d,zy qq,„- 0 LPB - 12 •9 "''''' 0. (.i�°F WpBI' -:- ' (Form 573) Ei6i1695 05/i3/98 . 534.00 30000.00 LEGAL DESCRIPTIONS: Exhibit "A" PARCEL 14 : The north 30 feet of that portion of the northwest quarter of Section 5, Township 23 North, Range 5 East, W.M. , in King County, Washington, lying westerly of the southerly extension of the easterly margin of Hillman's Boulevard (104th Avenue S.E.) and lying easterly of the easterly margin of Neal Turner Road; EXCEPT the east 110.8 feet thereof; ALSO EXCEPT that portion lying within the north 20 feet of the west 1,042.7 feet of said Section; ALSO EXCEPT that portion lying within the south 10 feet of the west 554.5 feet of said section. eq Cl rA 11� GO 0I JLI eJ.. A.JJlJ .Lit to rlti.JI I ♦.UI II RJI'IwL.rL I I I I U 7—otJ..Doo(( r•t�Z 0,0 Piled for Record at Request of: M rO R T p/ Mark E.Holcombe Bonneville,Vicrt,Morton&McGoldrick 0 9 04 /t/C 820"A"Street.Suite 600 J Post Office Box 1533 `99� Tacoma,WA 98401-1533 CW & .3 STATUTORY WARRANTY DEED t`. Grantor. Robert H.Shaw and Edith Stride Shaw ffarmenly Edith Catherine Stride) Greene' Lnhrudor Ventures,LLC.,a Washington limited liability compare• AhMretrated Legal Description: Parttan of At ti! '1�of STR 5-23-5 Additional legal an Exhibit A of this document. Asseesnr's Tax Awe,.Nirmhe, . t1$1305-9441-43 e4 THE GRANTORS. Robert Harold Shaw and Edith Stride Shaw (who acquired title as tri e"1 Edith Catherine Stride. as her separate property) husband and wife, for and in consideration of CD S 10.00 and other good and valuable consideration in hand paid,convey and warrant to Labrador Ventures, LLC. a Washington limited liability company, the following described real estate, situated in the County of King,State of Washington: LEGAL DESCRIPTION is attached as Exhibit"A",and • by this reference made a part hereof; TOGETHER WITH AND SUBJECT TO the exceptions set out on Exhibit "B", attached hereto and by this reference made ;t part hereof. lifiw*'Trvrnwv.wcwp.8V415 c -I E1623708 07/16/88 3738.00 21CIooO_Do UL �� •-,T�f i DATED TII1S ._/5 day of}ttly. 199R. ROBERT HAROLD SHAW EDITH STRIDE SHAW, Formerly Edith Catherine Stride 1 STATE OF WASHINGTON) .ss COUNTY OF PIERCE ) i certify that I know or have satisfactory evidence that Robert Harold Shaw and Edith Stride Shaw are the persons who appeared before me.and said persons acknowledged that they • signed this instrument and acknowledged it to be their and voluntary act for the uses and purposes mentioned in the instrument. DATED this J day of July, 1998. HOtc�,, . Qs (Name) s 1��TApY NOTARY PUBLIC in and or the State of i Washington residing at /bQ.s✓IA— p g�:4�'UBL n�` lq 7 My Commission Expirrs:_Qf _/ t- h iTJ Notary Seal . Cr) asuwrvr .v .ewoiooc .2_ 1, r, N or exertt?T "A ' That portion of the northwest quarter of Section 5. Township 23 North, Range 3 East, W.M. , in Kina County, Washington. described as follows: Secinninc at a point on the north line of said Section 5 1 where the easterly line of Hillman Boulevard as shown upon the Plat of Hillman's Lake Washington Garden of Eden Addition to Seattle Nc. 1, according to the plat thereof recorded in volume 11 of Plats, page 63, in King Country, Washington, extended, would intersect the north line of said Section 5: thence south 391.40 feet, more or less, to the south line of the land conveyed by Fred W. Rarer and }Helen Rarey,his wife, by deed dated June 1, 1917, regorged in volume 1129 of Deeds, " Page 152, under King County Recording No. 1469521, records of said county; thence east 19S_S0 fest, more or less, to the westerly line the right of way of the Columbia and Puget Sound Railroad Company; thence northeasterly along the westerly line of said right o: way, to the north line of said Section 5; thence west along the north line cf said section to the point 1 of beginning EXCEPt that portion_thereof_ lying north 'cf the south line of the creek; AND EXCEPT roads; :Y ALSO the west 30 feet of the east 150 feet (as measured along Ve the north line of said section) of that portion cf the tract hereinabove described lying north of south line of said ,4 section of that portion of the tract hereinabove described lying north of the south line of the creek; EXCEPT that portion of the northeast quarter of the northwest f` quarter of said Section 5 conveyed to the Estate of Mary P. O Atlas under Xing County Recording No. 850928081/ in settlement CA cf Kinc County Superior Court Cause No. 95-2-00294-5. more 0, partioularly described as follows: Ccmmenri7g at the intersection of the northwesterly margin of the abandcned Pacific Coast Railroad Company's New Castle 3ranch with the north line of said Section 5; tthence north 89°03'4S west along said north line 120.00 _fee to the truepeint of beginning; thence continuing north 89°01'45" west 17.92 feet to an existlee fence; thence south 01°12'40" west along said 103.21 feet to the northerly margin of said abandoned railroad, said point being on a curve to the center of which bears south 41°04'12° east; thence northeasterly along said margin on a curve to the right having a radius of 934 .904 feet for a distance of 25.26 feet; thence north 00°33'4S" east 96.57 feet to the true point of beginning. . It PiaRif '11) 6 0 ,, =—OU3tx7(( N.05 • • EXHIBIT "B" 1. BASEMENT AND THE TERMS AND CONDITIONS THEREOF: Purpose: Roadway Area Affected: Easterly portion of said premises and other property Recorded: June 9, 1950 Recording No.: 4023743 2. EASEMENT AND THE TERMS AND CONDITIONS THEREOF. Purpose: Trim vegetation to a height of B feet Affects: The description Contained therein is not sufficient to determine its exact location within the property herein described Disclosed by: Instrument recorded under Ring County Recording No. 6595559 3. EASEMENT AND THE TERMS AND CONDITIONS THEREOF: Grantee: City of Renton, a municipal corporation Purpose: Public utilities (including water and sewer) with necessary appurtenances Area Affected: Portion of said premises as described therein Recorded: October 6. 197o Recording NO.: 6700767 4, EASEMENT AND THE:TERMS AND CONDITIONS THEREOF: 1.1 Grantee: City Of Renton, a municipal Purpose: corporation Public utilities (including water and sewer) with necessary LID A appurtenances Area Affected: Portion of said premises as described therein Recorded: October 6. 1970 CD Recording No.: 6700777 00 an 5. The effect of Quiet Title Action filed under King County Superior Court Cause No. SC687709 and Quit Claim Deed filed unr)cr Ktny County RtenrdtnR NA. 6595559_ • • .tf1t 1 R '�' / / 7 COMMONWEALTH LAND TITLE INSURANCE CO. 14450 N.E . 29TH PLACE _ ._ BELLEVUE, WA 980073697 (800) 455-1105/FAX (425) 646-3517 LABRADOR VENTURES 1633 5TH PL. P.O. BOX 3344 KIRKLAND, WA 98083 Attn: BRAD HUGHES (3/1) CLTIC NO. : H794643 Your No. . Regarding : SHAW/LABRADOR COMMITMENT FOR TITLE INSURANCE SCHEDULE A 1 . Effective Date : JUNE 16, 1998 at 8 :30 A.M. 2 . Policy or Policies to be issued: (a) ALTA Owner Policy (10-17-92) Amount : $ . 00 AMOUNT TO FOLLOW Premium: $ Tax : $ Proposed Insured: LABRADOR VENTURES, L.L.C. , a Washington limited liability company (b) ALTA Loan Policy (10-17-92) Amount : $ . 00 AMOUNT TO FOLLOW--EXTENDED Premium: $ Tax : $ Proposed Insured: APPROPRIATE LENDER (c) Amount : $ . 00 Premium: $ Tax : $ (d) Amount : $ Premium: $ Tax . $ (e) Premium: $ Tax : $ 3 . The estate or interest in the land described or referred to in the Commitment ,Pd-covered herein is : FEE SIMPLE 1 D�EL.OP C; ,� 4/.4-Q- Countersigned: ��; y4t� /JULIE D OLIV Phone No; : 646-351 EP Or, 1. RECElvE r • CLTIC NO. : H794643 4 . Title to the fee estate or interest in said land is at the effective date hereof vested in: EDITH STRIDE SHAW, who acquired title as EDITH CATHERINE STRIDE, as her separate estate 5 . The land referred to in this Commitment is situated in the County of King, State of Washington, and described as follows : SEE ATTACHED EXHIBIT "A-1" CLTIC NO. : H794643 EXHIBIT "A-1" PARCEL 16 That portion of the northwest quarter of Section 5, Township 23 North, Range 3 East, W.M. , in King County, Washignton, described as follows : Beginning at a point on the north line of said Section 5 where the easterly line of Hillman Boulevard as shown upon the Plat of Hillman' s Lake Washington Garden of Eden Addition to Seattle No. 1, according to the plat thereof recorded in Volume 11 of Plats, page 63, in King County, Washington, extended, would intersect the north line of said Section 5; thence south 391 .40 feet, more or less, to the south line of the land conveyed by Fred W. Rarey and Helen Rarey, his wife, by deed dated June 1, 1917, recorded in Volume 1129 of Deeds, Page 152 , under King County Recording No. 1469521, records of said county; thence east 195 . 50 feet, more or less, to the westerly line the right of way of the Columbia and Puget Sound Railroad Company; thence northeasterly along the westerly line of said right of way, to the north line of said Section 5; thence west along the north line of said section to the point of beginning; EXCEPT that portion thereof lying north of the south line of the creek; AND EXCEPT roads; ALSO the west 30 feet of the east 150 feet (as measured along the north line of said section) of that portion of the tract hereinabove described lying north of south line of said section of that portion of the tract hereinabove described lying north of the south line of the creek; EXCEPT that portion of the northeast quarter of the northwest quarter of said Section 5 conveyed to the Estate of Mary P. Auge under King County Recording No. 8508280811 in settlement of King County Superior Court Cause No. 85-2-00294-6, more particularly described as follows : Commencing at the intersection of the northwesterly margin of the abandoned Pacific Coast Railroad Company' s New Castle Branch with the north line of said Section 5 ; thence north 89°03 '45" west along said north line 120 . 00 feet to the true point of beginning; thence continuing north 89°03 ' 45" west 17 . 92 feet to an existing fence; thence south 01°12 '40" west along said 103 . 21 feet to the northerly margin of said abandoned railroad, said point being on a curve to the center of which bears south 41°04 ' 12" east; thence northeasterly along said margin on a curve to the right having a radius of 934 . 904 feet for a distance of 25 . 26 feet ; thence north 00°33 '45" east 86 . 57 feet to the true point of beginning. CLTIC NO. : H794643 END OF EXHIBIT "A-1" CLTIC NO. : H794643 _ -- SCHEDULE B - SECTION 1 I . The following are the requirements to be complied with: A. Instrument necessary to create the estate or interest to be insured must be properly executed, delivered and duly filed for record. SCHEDULE B - SECTION 2 II . Schedule B of the policy or policies to be issued will contain exceptions to the following matters unless the same are disposed of to the satisfaction of the Company: A. Defects, liens, encumbrances, adverse claims or other matters, if any, created, first appearing in the public records, or attaching subsequent to the effective date hereof but prior to the date the proposed Insured acquires for value of record the estate or interest or mortgage thereon covered by this commitment . B . Any policy issued pursuant hereto will contain the exclusions from coverage and, under Schedule B, the standard exceptions as set forth and identified as to the type of policy on the attached schedules of Exclusions and Exceptions . C. SPECIAL EXCEPTIONS : 1 . GENERAL TAXES, as follows, together with interest, penalty and statutory foreclosure costs, if any, after delinquency: (1st half delinquent on May 1; 2nd half delinquent on November 1) Tax Account No. Year Billed Paid Balance 052305-9001-03 1998 $2 , 437 . 33 $1, 218 . 67 $1, 218 . 66 Levy Code : 2100 Assessed Value Land: $115, 000 . 00 Assessed Value Improvement : $ 70 , 000 . 00 CONSERVATION TAX CHARGES for the year 1998 . Billed Paid Balance $5 . 00 $2 . 50 $2 . 50 CLTIC NO. : H794643 2 . Real Estate Excise_ Tax pursuant to the authority of RCW Chapter 82 .45 and subsequent amendments thereto. As of the date herein, the tax rate for said property is . 0178, City of Renton. 3 . MATTERS relating to the questions of survey, rights of parties in possession, and unrecorded lien rights for labor and material, if any, the disposition of which will be furnished by SUPPLEMENTAL REPORT. The public record discloses the current property address to be : 1317 NORTH 28TH ST. , RENTON, WA 98056 4 . The effect of Quiet Title Action filed under King County Superior Court Cause No. SC687709 and Quit Claim Deed filed under King County Recording No. 6595559 . The consideration for said Quit Claim Deed was settlement of King County Superior Court Cause No. SC687709 . We note that the legal description contained in said Quiet Title Action and said Quit Claim Deed do not appear to close . PLEASE CONTACT YOUR TITLE OFFICER FOR A DISCUSSION OF THIS EXCEPTION. 5 . RIGHT, TITLE AND INTEREST OF ROBERT SHAW as disclosed by the application for title insurance. We find no conveyances of record into said party. 6 . MATTERS OF RECORD against ROBERT SHAW, or person with similar names . Numerous matters of record are found against persons with similar names . The effects of these matters, if any, on the subject property cannot be determined without further information. TO DETERMINE THE EFFECTS OF THESE MATTERS, IF ANY, ON THE SUBJECT PROPERTY, THE VESTED PARTY MUST PROVIDE THE COMPANY WITH A PROPERLY COMPLETED IDENTITY AFFIDAVIT PRIOR TO THE DATE OF RECORDING. After the Company examines the affidavit, a supplemental report will be issued. 7 . Any instrument must be executed in the name of EDITH STRIDE SHAW, formerly EDITH CATHERINE STRIDE, in order to impart constructive notice . 8 . The land described in this commitment appears to be residential in nature and may be subject to the provisions of R. C.W. 6 . 13 . 060 provided the land is occupied as a homestead. If the land is occupied as a homestead, all instruments conveying or encumbering said land must be executed by each spouse, individually, or by an attorney-in-fact . CLTIC NO. : H794643 9 . According to the application for title insurance, the proposed insured (s) is/are LABRADOR VENTURES, LLC, a Washington Limited Liability Company. We find no pertinent matters of record against the name (s) of said party(ies) . 10 . We are informed that LABRADOR VENTURES, LLC is a Limited Liability Company (LLC) . A copy of the duplicate original of the filed LLC Certificate of Formation, the LLC agreement, and all subsequent modifications or amendments must be submitted to the Company for review. 11 . Any conveyance or mortgage by LABRADOR VENTURES, LLC, a Limited Liability Company (LLC) , must be executed by all the members and their respective spouses, or evidence submitted that certain designated members or managers have been authorized to act for the Limited Liability Company. 12 . EASEMENT AND THE TERMS AND CONDITIONS THEREOF: Purpose : Roadway Area Affected: Easterly portion of said premises and other property Recorded: June 9, 1950 Recording No. : 4023743 13 . EASEMENT AND THE TERMS AND CONDITIONS THEREOF. Purpose : Trim vegetation to a height of 8 feet Affects : The description contained therein is not sufficient to determine its exact location within the property herein described Disclosed by: Instrument recorded under King County Recording No. 6595559 14 . EASEMENT AND THE TERMS AND CONDITIONS THEREOF: Grantee : City of Renton, a municipal corporation Purpose : Public utilities (including water and sewer) with necessary appurtenances Area Affected: Portion of said premises as described therein Recorded: October 6, 1970 Recording No. : 6700767 CLTIC NO. : H794643 15 . EASEMENT AND THE _TERMS AND CONDITIONS THEREOF: Grantee : City of Renton, a municipal corporation Purpose : Public utilities (including water and sewer) with necessary appurtenances Area Affected: Portion of said premises as described therein Recorded: October 6, 1970 Recording No. : 6700777 16 . Right of the State of Washington in and to that portion, if any, of the land herein described which lies below the line of ordinary high water of the unnamed creek. 17 . Any change in the boundary or legal description of the land, or title to the estate insured, due to a shift or change in the course of unnamed creek. 18 . Rights and easements of the public for commerce, navigation, recreation and fisheries . 19 . Any restriction on the use of the land resulting from the rights of the public or riparian owners to use any portion which is now, or has formerly been, covered by water. END OF EXCEPTIONS NOTE 1 : The legal description submitted has been modified to comply with the record and the presumed intention of the parties . Closing instructions must indicate that the legal description has been reviewed and approved by all parties to this transaction. NOTE 2 : The Company has been asked to issue simultaneous policies without disclosure of the liability amounts . This commitment shall be effective only when the amounts of the owner' s and lender ' s policies committed for have been inserted in Schedule A hereof . The forthcoming owner' s policy must be issued in an amount at least equal to the full value of the estate insured in accordance with our rating schedule on file in the office of the Washington State Insurance Commissioner. The Company may have further requirements if the undisclosed amount to be insured exceeds the current assessed valuation. CLTIC NO. : H794643 NOTE 3 : The following may be used as an abbreviated legal description on the documents to be recorded, per amended RCW 65 . 04 . Said abbreviated legal description is not a substitute for a complete legal description within the body of the document . Portion of N.W. 1/4 OF STR 5-23-5 JBS/cgg CC: JAMES MORTON, ATTORNEY P.O. BOX 1533 TACOMA, WA 98401 ATTN: (3/1) END OF SCHEDULE B Investigation should be made to determine if there are any service, installation, maintenance, or construction charge for sewer, water or electricity. In the event this transaction fails to close, a cancellation fee will be charged for services rendered in accordance with our rate schedule . This company is a Pennsylvania Corporation and is in no way affiliated or connected with Commonwealth Title Insurance Company or Commonwealth Title Company of Pierce County, Washington. 4 N 11 • li ! r 1 , -r ' I I5. I r tr�♦ ,»0 „0 ''�° 1Dt0° ,1tp ° v~ 40 4 a �I •. ` " 31 30 29 28 27 26 ° ., ,1 o mo 1 ''t v 0 ' t Jo Z �,��� 411. 1 fit° n4J 1 14�1t ,5't w r1F'� do ° - Ia I j. W IY'S44 ''" 1t,D jt ,t11 IIe�11V t°,l I 20 21 22 23 24 23 > 1 .a• ,,, 1 1 5',� *' �So4 6°o e��oe` < e ,07 j) as .So 2�a r 'I ` 1 2 ,do ,0° O \ ,1 1n I • 21' 174.0 � S. • Q. S,po,,�o= 1 461 g , Ilt , I• t4•`•�1' 8' \; ,, r ...So S0� So S0I St°° - —f! 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' 0/ Li '�� I jr 20°ice. r ;vo ,y0 , 17 •• N Ej.eav . �/L \ b Ke w .w r " L-� 00 d p peon r�4t !` e,.., 9 d 3I b 30 '1` e."1ti7 2 ':"" `,z° e „ ioo I ►- 1°°•n•zIt rn.e\ °IN. ' 1e.M r .„= y• boob . I V V `, This sketch is provided, without charge, for your information. It is not intended to show all matters related to the property including, but not limited to, area, dimensions, ease- ments, encroachments, or location of boundaries. It is not a part of, nor does it modify, the commitment or policy to which it is attached. The Company assumes NO LIABILITY for any matter related to this sketch. References should be made to an accurate survey for further information. • SCHEDULE B EXCEPTIONS SCHEDULE B EXCEPTIONS APPEARING IN ALTA OWNERS' POLICIES - - STANDARD COVERAGE AND CLTA STANDARD COVERAGE LOAN POLICY The following matters are expressly excluded from the coverage of this policy and the Company will not pay loss or damage. costs, ' attorneys'fees or expenses which arise by reason of: I. Taxes or assessments which are not now payable or which are not shown as existing liens by the records of any taxing authority that levies taxes or assessments on real property or by the public records; proceedings by a public agency which may result in taxes or assessments,or notices of such proceedings,whether or not shown by the records of such agency or by the public records. 2. Any facts,rights,interests or claims which are not shown by the public records but which could be ascertained by an inspection of the land or which may be asserted by persons in possession,or claiming to be in possession,thereof. 3. Easements,liens or encumbrances,or claims thereof,which are not shown by the public records. 4. Discrepancies, conflicts in boundary lines, shortage in area, encroachments, or any other facts which a correct survey of the land would disclose,and which are not shown by the public records. 5. Any lien,or right to a lien, for labor, material, services or equipment, or for contributions to employe- . ,:nefit plans. or liens under workers'compensation laws,not disclosed by the public records. • 6. (a) Unpatented mining claims; (b)reservations or exceptions in patents or in Acts authorizing the issuance thereof; (c) Indian treaty or aboriginal rights, including, but not limited to, easements or equitable servitudes; or, (d) water rights, claims or title to water, whether or not the matters excepted under(a),(b),(c)or(d)are shown by the public records. 7. Right of use, control or regulation by the United States of America in the exercise of powers over navigation; any prohibition or limitation on the use, occupancy or improvement of the land resulting from the rights of the public or riparian owners to use any waters which may cover the land or to use any portion of the land which is now or may formerly have been covered by water. 8. Any service, installation;connection,maintenance or construction charges for sewer,water,electricity,garbage collection or disposal. or other utilities unless disclosed as an existing lien by the public records. SCHEDULE B EXCEPTIONS APPEARING IN ALTA OWNERS' POLICIES — EXTENDED COVERAGE The following matters are expressly excluded from the coverage of this policy and the company will not pay loss or damage, costs. attorneys'fees or expenses which arise by reason of: 1. Taxes or assessments which are not now payable or which are not shown as existing liens by the records of any taxing authority that levies taxes or assessments on real property or by the public records; proceedings by a public agency which may result in taxes or assessments,or notices of such proceedings,whether or not shown by the records of such agency or by the public records. 2. Underground easements, servitudes or installments which are not disclosed by the public records. 3. (a) Unpatented mining claims; (b) reservations or exceptions in patents or in Acts authorizing the issuance thereof; (c) Indian treaty or aboriginal rights, including, but not limited to, easements or equitable servitudes; or, (d) water rights, claims or title to water, whether or not the matters excepted under(a),(b),(c)or(d)are shown by the public records. 4. Right of use, control or regulation by the United States of America in the exercise of powers over navigation; any prohibition or limitation on the use, occupancy or improvement of the land resulting from the rights of the public or riparian owners to use any waters which may cover the land or to use any portion of the land which is now or may formerly have been covered by water. 5. Any service, installation,connection,maintenance or construction charges for sewer, water,electricity,garbage collection or disposal. or other utilities unless disclosed as an existing lien by the public records. • Washington B 2240-6(2-93) • SCHEL, E OF EXCLUSIONS FROM. ►VERAGE THE EXCLUSIONS FROM COVERAGE REFERRED TO IN PARAGRAPH 3 OF THE CONDITIONS AND STIPULATIONS ARE AS FOLLOWS: ALTA OWNER'S POLICY (10-17-92) AND ALTA LEASEHOLD location of any improvement now or hereafier erected on the land: tilt)a separation in OWNER'S POLICY(10-17-92) ownership or a change in the dimensions or area of the land or any parcel of which the land The following matters are expressly excluded from the coverage of this policy and the is or was a part:or(iv)environmental protection.or the effect of any violation of these fees or expenses which apse by reason laws,ordinances or governmental regulations.except to the extent that a notice of the Company will not pay loss or damage.costs.attorneys'f of: enforcement thereof or a notice of a defect.lien or encumbrance resulting from a violation I. (a)Any law,ordinance or governmental regulation(including but not limited to building or alleged violation affecting the land has been recorded in the public records at Date of and zoning laws,ordinances.or regulations)restricting.regulating,prohibiting or relating Policy. to(i)the occupancy,use.or enjoyment of the land:Ili)the character.dimensions or (b)Any governmental police power not excluded by fat above.except to the extent that a notice of the exercise thereof or a notice of a defect.lien or encumbrance resulting from a location of any improvement now or hereafter erected on the land:(iii)a separation in ownership or a change in the dimensions or area of the land or any parcel of which the land violation or alleged violation affecting the land has been recorded in the public records at is or was a pan:or 1ivI environmental protection.or the effect of any violation of these Date of Policy. laws,ordinances or governmental regulations,except to the extent that t a notice of the Rights of eminent domain unless notice of the exercise thereof has been recorded in the enforcement hereof or a notice of a defect.lien or encumbrance resulting from a violation public records at Date of Policy.but not excluding from coverage any taking which has or alleged violation affecting the land has been recorded in the public records at Date of occurred prior to Date of Policy which would be binding on the rights of a purchaser for Policy. value without knowledge. (b)Any governmental policy power not excluded by(a)above,except to the extent that a 3. Defects,liens•encumbrances,adverse claims or other matters: notice of the exercise thereof or a notice of a defect.lien or encumbrance resulting from a (a)created,suffered,assumed or agreed to by the insured claimant; violation or alleged violation affecting the land has been recorded in the public records at (b) not known to the Company,not recorded in the public records at Date of Policy.hut Date of Policy. known to the insured claimant and not disclosed in writing to the Company by the insured 2. Rights of eminent domain unless notice of the exercise thereof has been recorded in the claimant poor to the date the insured claimant became an insured under this policy. public records at Date of Policy,but not excluding from coverage any taking which has (c)resulting in no loss or damage to the insured claimant. occurred prior to Date of Policy which would be binding on the rights of a purchaser for (d)attaching or created subsequent to Date of Policy(except to the extent that this policy value without knowledge. insures the priority of the lien of the insured mortgage over any statutory lien for services. 3. Defects.liens,encumbrances.adverse claims or other matters: labor or material);or tat created,suffered.assumed or agreed to by the insured claimant: (e)resulting in loss or damage which would not have been sustained if the insured claimant (b) not known to the Company.not recorded in the public records at Date of Policy,but had paid value for the insured mongage. 4. Unenforceability of the lien of the insured mongage because of the inability or failure of known to the insured claimant and not disclosed in writing to the Company by the insured claimant prior to the date the insured claimant became an insured under this policy; the insured at Date of Policy,or the inability or failure of any subsequent owner of the lcl resulting in no loss or damage to the insured claimant: indebtedness,to comply with applicable doing business laws of the state in which the land (d)attaching or created subsequent to Date of Policy:or is situated. (e)resulting in loss or damage which would not have been sustained if the insured claimant 5. Invalidity or unenforceability of the lien of the insured mortgage.or claim thereof,which had paid value for the estate or interest insured by this policy. arises out of the transaction evidenced by the insured mortgage and is based upon usury or 4. Any claim,which arises out of the transaction vesting in the Insured the estate or interest any consumer credit protection or truth in lending law. insured by this policy,by reason of the operation of federal bankruptcy,state insolvency, 6. Any statutory lien for services,labor or materials(or the claim of priority of any statutory or similar creditors'rights laws,that is based on: lien for services,labor or materials over the lien of the insured mortgage)arising from an (at the transaction creating the estate or interest insured by this policy being deemed a improvement or work related to the land which is contracted for and commenced fraudulent conveyance or fraudulent transfer:or subsequent to Date of Policy and is not financed in whole or in pan by proceeds of the (hi the transaction creating the estate or interest insured by this policy being deemed a indebtedness secured by the insured mortgage which at Date of Policy the insured has prefcirntia)transfer except where the preferential transfer results from the failure: advanced or is obligated to advance. (i)to timely record the instrumeni of transfer:or 7. Any claim which anses out of the transaction creating the interest nt the mortgage insured frit of such recordation to tmpan notice to a purchaser for value or a judgment or lien by this policy,by reason of the operation of federal bankruptcy,state insolvenc).or sim,ar creditor. creditors'rights laws,that is based on: (a)the transaction creating the interest of the insured mongagee being deemed a fraudulent ALTA LOAN POLICY (10-17-92) AND ALTA LEASEHOLD LOAN conveyance or fraudulent transfer;or POLICY(10-17-92) (b)the subordination of the interest of the insured mortgagee as a result of the application The following matters arc expressly excluded from the coverage of this policy and the Company of the doctrine of equitable subordination;or will not pay loss or damage.costs,attorneys'fees or expenses which arise by reason of: (c)the transaction creating the interest of the insured mortgagee being deemed r preferential transfer except where the preferential transfer results from the failure: I. la)Any law.ordinance or governmental regulation(including but not limited to building (i) to timely record the instrument of transfer:or and zoning laws,ordinances,or regulations)restricting,regulating.prohibiting or relating (ii)of such recordation to impart notice to a purchaser for value or a judgment or lien to(i)the occupancy.use,or enjoyment of the land;(ii)the character,dimensions or creditor. CLTA STANDARD COVERAGE LOAN POLICY(1990) The following matters are expressly excluded from the coverage of this policy and the Company will not pay loss or damage,costs,attorneys'fees or expenses which arise by reason of: I. (a)Any law,ordinance or governmental regulation(including but not limited to building or zoning laws.ordinances,or regulations)restricting,regulating,prohibiting or relating to(if the occupancy.use,or enjoyment of the land:(ii)the character.dimensions or location of any improvement now or hereafter erected on the land;(iii)a separation in ownership'or a change in the dimensions or area of the land or any parcel of which the land is or was a pan;or(iv)environmental protection.or the effect of any violation of these laws,ordinances or governmental regulations,except to the extent that a notice of the enforcement thereof or a notice of a defect.lien or encumbrance resulting from a violation or alleged violation affecting the land has been recorded in the public records at Date of Policy. (b)Any governmental police power not excluded by(a)above,except to the extent that a notice of the exercise thereof or a notice of a defect.lien or encumbrance resulting from a violation or alleged violation affecting the land has been recorded in the public records at Date of Policy. 2. Rights of eminent domain unless notice of the exercise thereof has been recorded in the public records at Date of Policy,but not excluding from coverage any taking which has occurred prior to Date of Policy which would be binding on the rights of a purchaser for value without knowledge. 3. Defects,liens,encumbrances,adverse claims or other matters: la)whether or not recorded in the public records at Date of Policy,but created,suffered.assumed or agreed to by the insured claimant: (b) not known to the Company,not recorded in the public records at Date of Policy,but known to the insured claimant and not disclosed in writing to the Company by the insured claimant prior to the date the insured claimant became an insured under this policy; (c)resulting in no loss or damage to the insured claimant: (d)attaching or created subsequent to Date of Policy;or (e)resulting in loss or damage which would not have been sustained if the insured clamant had paid value for the insured mortgage or for the estate or interest insured by this policy. 4. Unenforceability of the Len of the insured mortgage because of the inability or failure of the insured at Date of Policy.or the inability or failure of any subsequent owner of the indebtedness. to comply with the applicable doing business laws of the state in which the land is situated. 5. Invalidity or unenforceability of the lien of the insured mortgage,or claim thereof,which arises out of the transaction evidenced by the insured mortgage and is based upon usury or any consumer credit protection or truth in lending law. 6. Any claim,which arises out of the transaction vesting in the insured the estate or interest insured by this policy or the transaction creating the interest of the insured lender,by reason of the operation of federal bankruptcy•state insolvency or similar creditors'rights laws. NOTE: THE POLICY COMMITTED FOR MAY BE EXAMINED BY INQUIRY AT THE OFFICE WHICH ISSUED THE COMMITMENT,AND A SPECIMEN COPY OF THE POLICY FORM(OR FORMS)REFERRED TO IN THIS COMMITMENT WILL BE FURNISHED PROMPTLY UPON REQUEST. Form 2240-6(2-93)(WA) ISSUED BY IMITMENT FOR TITLE INSURANCE COMMONWEALTH LANI. INSURANCE COMPANY Commonwealth Commonwealth Land Title-Insurance Company, a Pennsylvania corporation, herein called the company, for a valuable con- sideration, hereby commits to issue its policy or policies of title insurance,as identified in Schedule A,in favor of the proposed Insured named in Schedule A, as owner or mortgagee of the estate or interest covered hereby in the land described or referred to in Schedule A, upon payment of the premiums and charges therefor; all subject to the provisions of Schedules A and B and to the Conditions and Stipulations hereof. This Commitment shall be effective only when the identity of the proposed Insured and the amount of the policy or policies committed for have been inserted in Schedule A hereof by the Company,either at the time of the issuance of this Commitment or by subsequent endorsement. This Commitment is preliminary to the issuance of such policy or policies of title insurance and all liability and obligations hereunder shall cease and terminate 120 days after the effective date hereof or when the policy or policies committed for shall be issued, whichever first occurs, provided that the failure to issue such policy or policies is not the fault of the company. TN WITNESS WHEREOF,COMMONWEALTH LAND TITLE INSURANCE COMPANY has caused its Corporate Name and Seal to be hereunto affixed; this instrument, including Commitment,Conditions and Stipulations attached, to become valid when countersigned by an Authorized Officer or Agent of the Company. Np I ITLE/A, COMMONWEALTH LAND TITLE INSURANCE COMPANY Attest: / By /may.. •'SS 44yj Secretary President wo Conditions and Stipulations 1. The term mortgage,when used herein,shall include deed of trust,trust deed,or other security instrument. 2. If the proposed Insured has or acquires actual knowledge of any defect, lien, encumbrance, adverse claim or other matter affecting the estate or interest or mortgage thereon covered by this Commitment other than those shown in Schedule B hereof, and shall fail to disclose such knowledge to the Company in writing,the Company shall be relieved from liability for any loss or damage resulting from any act of reliance hereon to the extent the Company is prejudiced by failure to so disclose such knowledge. If the proposed Insured shall disclose such knowledge to the Company, or if the Company otherwise acquires actual knowledge of any such defect, lien, encumbrance, adverse claim or other matter,the Company at its option may amend Schedule B of this Commitment accordingly, but such amendment shall not relieve the Company from liability previously incurred pursuant to paragraph 3 of these Conditions and Stipulations. 3. Liability of the Company under this Commitment shall be only to the named proposed Insured and such parties included under the definition of Insured in the form of policy or policies committed for and only for actual loss incurred in reliance hereon in undertaking in good faith (a) to comply with the requirements hereof, or (b) to eliminate exceptions shown in Schedule B, or (c) to acquire or create the estate or interest or mortgage thereon covered by this Commitment. In no event shall such liability exceed the amount stated in Schedule A for the policy or policies committed for and such liability is subject to the insuring provisions, the Conditions and Stipulations, and the Exclusions from Coverage of the form of policy or policies committed for in favor of the proposed Insured which are hereby incorporated by reference and are made a part of this Commitment except as expressly modified herein. 4. Any action or actions or rights of action that the proposed Insured may have or may bring against the Company arising out of the status of the title to the estate or interest or the status of the mortgage thereon covered by this Commitment must be based on and are subject to the provisions of this Commitment. PA 3 American Land Title Association Commitment- 1966 Cover Page Form 1004-8 ORIGINAL Commonwealth LAND TITLE INSURANCE COMPANY Commitment For Title Insurance Title insurance since 1876 Op Sep �8 1998 FD I III-11 UU 1JJU CJu••iJ nJ �,,, • COMMONWEALTH LAND TITLE INSURANCE CO. 14450 N.E. 29TH PLACE BELLEVUE, WA 980073697 (800) 455-1105/FAX (425) 646-3517 CAROL J. HINKLIN CLTIC-SEATTLE ESCROW TWO UNION SQUARE, #3700 SEATTLE, WA 98101 Attn: ERIN (4/3) CLTIC NO. : H791139 Your No. C8198 Regarding : KING-EDEN/LABRADOR VENTURES SECOND REPORT COMMITMENT FOR TITLE INSURANCE SCHEDULE A 1 . Effective Date: April 28, 1998 at 8 :30 A.M. 2 . Policy or Policies to be issued: (a) ALTA Owner Policy (10-17-92) Amount : $ 1750000 . 00 PRIOR TITLE--SIM ESCROW--STD Premium: 2690 . 00 Tax : $ 231 . 34 Proposed Insured: LABRADOR VENTURES, LLC (b) ALTA Loan Policy (10-17-92) Amount : $ . 00 Premium: $ • Tax : S Proposed Insured: (c) Amount : $ . 00 Premium: $ Tax : $ (d) Amount : $ Premium: $ Tax : $ (e) Premium: $ Tax : $ 3 . The estate or interest in the land described or referred to in the Commitment and covered herein is : FEE SIMPLE Countersigned: JULIE D OLIVER Phone No. : 646-3515 CLTIC NO. : H791139 4 . Title to the fee estate or interest in said land is at the effective date hereof vested in: KING-EDEN PARTNERSHIP, a California Partnership, Registered in the State of Washington, as to Parcels 1 through 13 , and 15 ; and 5 . The land referred to in this Commitment is situated in the County of King, State of Washington, and described as follows : SEE ATTACHED EXHIBIT "A-1" CLTIC NO. : H791139 EXHIBIT "A-1" PARCEL 1 : The north 123 . 12 feet as measured at right angles to the north line of Tract 30 and All of Tract 31, Eldon Acres, according to the plat thereof recorded in Volume 11 of Plats, page 86 , in King County, Washington. PARCEL 2 : The west 100 . 00 feet as measured at right angles to the west line of Tract 30, Eldon Acres, according to the plat thereof recorded in Volume 11 of Plats, page 86 , in King County, Washington; EXCEPT the north 123 . 12 feet as measured at right angles to the north line of said Tract 30 , according to the plat thereof recorded in Volume 11 of Plats, page 86 , in King County, Washington. PARCEL 3 : That portion of Government Lot 1, lying within the north 20 feet of the west 1042 . 7 feet of Section 5, Township 23 North, Range 5 East, W.M. , in King County, Washington; EXCEPT those portions whose interests were quieted under King County Superior Court Cause No. 92-2-24469-1 . PARCEL 4 : That portion of Government Lot 1, Section 5 , Township 23 North, Range 5 East, W.M. , in King County, Washington, described as follows : Beginning at a point where the easterly line of Hillman Boulevard as shown on the plat of Hillman ' s Lake Washington Garden of Eden Addition to Seattle No. 1, according to the plat thereof recorded in Volume 11 of Plats, page 63 , in King County, Washington, extended, intersects the north line of said Section; thence south 89 degrees west along the north line of said Section, 168 . 8 feet to the true point of beginning; thence south 391 . 4 feet to the north line of Eldon Acres, according to the plat thereof recorded in Volume 11 of Plats, page 86 , iri King County, Washington; thence south 89 degrees west, 112 . 5 feet; thence north 391 . 4 feet; thence east 112 . 5 feet to the point of beginning; EXCEPT the north 30 feet thereof lying within the County Road; EXCEPT any portion thereof lying within that certain tract of land as deeded to Paul A. Lapp by Warranty Deed recorded under Recording Number 2882752 . A CLTIC NO. : H791139 PARCEL 5 : _ Beginning 1040 . 5 feet east and 306 feet south of the northwest corner of Government Lot 1, Section 5, Township 23 North, Range 5 East, W.M. , in King County, Washington; thence south 85 .4 feet, more or less, to the north line of the plat of Eldon Acres, according to the plat thereof recorded in Volume 11 of Plats, page 86, in King County, Washington; thence along said plat line south 89 degrees west, 425 feet , more or less, to the angle corner of said Plat ; thence along said plat line south 45 degrees west, 356 feet , more or less, to the easterly line of Lake Washington Boulevard; thence northwesterly along said Boulevard line, 75 feet, more or less, to a point on a line which is parallel with and 75 feet northwesterly from said plat line; thence north 45 degrees east, 410 feet, more or less, to a point which is south 89 degrees west from the true point of beginning; thence north 89 degrees east, 456 feet, more or less, to the point of beginning; EXCEPT that portion lying easterly of the following described line : Beginning at a point 30 feet south and north 89 degrees east , 812 . 5 feet from the northwest corner of Section 5 , Township 23 North, Range 5 East, W.M. , in King County, Washington; thence south to intersect with the north line of the plat of Eldon Acres, according to the plat thereof recorded in Volume 11 of Plats, page 86 , in King County, Washington and the terminus of said line . ALSO KNOWN AS Lot 3 , City of Renton Lot Line Adjustment Number 009-85 , recorded under Recording Number 8602139002 . PARCEL 6 : That portion of Government Lot 1, Section 5 , Township 23 North, Range 5 East, W.M. , in King County, Washington, described as follows : Beginning at a point where the easterly line of Hillman ' s Boulevard (104th Avenue Southeast) , as shown on the plat of Hillman ' s Lake Washington Garden of Eden Addition to Seattle No. 1 , according to the plat thereof recorded in Volume 11 of Plats, page 63 , in King County, Washington, extended could intersect the north line of said Section 5 ; thence running along said north line, north 89 degrees 03 minutes 45 seconds west, 168 . 8 feet ; thence south 98 . 0 feet to the centerline of an existing stream and the true point of beginning; thence continuing south 293 . 67 feet to the north line of Eldon Acres Tracts; thence south 89 degrees 02 minutes 15 seconds east along said north line, 168 . 8 feet ; CLTIC NO. : H791139 thence north 205 . 9 feet to the centerline of said stream; thence northwesterly following centerline 194 feet, more or less, to the true point of beginning; EXCEPT any portion thereof lying easterly of the following described line : Beginning at a point on the north line of Section 5 , Township 23 North, Range 5 East, W.M. , in King County, Washington, where the easterly line of Hillman Boulevard, as shown on the plat of Hillman ' s Lake Washington Garden of Eden Addition to Seattle No. 1, according to the plat thereof recorded in Volume 11 of Plats, page 63 , in King County, Washington, would intersect the north line of said Section 5 (the bearing of said north line being north 89 degrees 03 minutes 45 seconds west, King County Aerial Survey Meridian) ; thence south 1 degree 02 minutes 55 seconds west, a distance of 184 . 8 feet, more or less to the centerline of creek, said point being the north end of the line between Marenakos and Stride ; thence continuing south 1 degree 02 minutes 55 seconds west, a distance of 206 . 95 feet, more or less, to the north line of Eldon Acres and the south end of line between Marenakos and Stride . PARCEL 7 : That portion of Government Lot 1, Section 5, Township 23 North, Range 5 East, W.M. , in King County, Washington, described as follows : Beginning at a point 30 feet south and 30 feet east of the northwest corner of said Section 5 ; thence north 89 degrees east , 554 . 5 feet to the true point of beginning of the tract herein described; thence south 89 degrees west, 254 . 5 feet ; thence south 20 degrees east, 240 . 5 feet; thence south 40 degrees east, 160 feet ; thence north 45 degrees east, 108 feet, more or less, to a point south of the true point of beginning; thence north 89 degrees east, 228 feet ; thence north 276 feet; thence south 89 degrees west, 228 feet to the true point of beginning; EXCEPT the following described tract : Beginning at a point 30 feet south and 30 feet east of the northwest corner of said Section 5 ; thence north 89 degrees east , 554 . 5 feet to the true point of beginning of the tract herein described; thence south 89 degrees west , 254 . 5 feet ; CLTIC NO. : H791139 thence south 20 degrees east, 240 . 5 feet; thence south 40 degrees east, 160 feet; thence north 45 degrees east, 108 feet, more or less, to a point south of the true point of beginning; thence north to the true point of beginning. ALSO KNOWN AS Lot 2, City of Renton Lot Line Adjustment Number 009-85, recorded under Recording Number 8602139002 . PARCEL 8 : Beginning at a point 30 feet south and north 89 degrees east , 812 . 5 feet from the northwest corner of Section 5 , Township 23 North, Range 5 East, W.M. , in King County, Washington; thence south 276 feet; thence north 89 degrees east, 228 feet; thence north 276 feet; thence south 89 degrees west, 228 feet to beginning; TOGETHER WITH the following described parcel : Beginning 1040 . 5 feet east and 306 feet south of the northwest corner of Government Lot 1, Section 5, Township 23 North, Range 5 East, W.M. , in King County, Washington; thence south 85 .4 feet, more or less, to the north line of the plat of Eldon Acres, according to the plat thereof recorded in Volume 11 of Plats, page 86 , in King County, Washington; thence along said plat line south 89 degrees west, 425 feet, more or less, to the angle corner of said Plat ; thence along said plat line, south 45 degrees west, 356 feet , more or less, to the easterly line of Lake Washington Boulevard; thence northwesterly along said Boulevard line, 75 feet , more or less, to a point on a line which is parallel with and 75 feet northwesterly from said plat line; thence north 45 degrees east 410 feet, more or less, to a point which is south 89 degrees west from the point of beginning; thence north 89 degrees east, 456 feet, more or less, to the point of beginning; EXCEPTING therefrom that portion lying westerly of the following described line : Beginning at a point 30 feet south and north 89 degrees east , 812 . 5 feet from the northwest corner of Section 5, Township 23 North, Range 5 East, W.M. , in King County, Washington; thence south to intersect with the north line of the plat of Eldon Acres, according to the plat thereof recorded in Volume 11 of Plats, page 86 , in King County, Washington and the terminus of said line . ALSO KNOWN AS Lot 1 , City of Renton Lot Line Adjustment Number 009-85, recorded under Recording Number 8602139002 . CLTIC NO. : H791139 PARCEL 9 : . That portion of Government Lot 1, Section 5, Township 23 North, Range 5 East, W.M. , in King County, Washington, described as follows : Beginning at the intersection of the easterly line of Hillman Boulevard as shown on the plat of Hillman' s Lake Washington Garden of Eden Addition to Seattle No. 1, according to the plat thereof recorded in Volume 11 of Plats, page 63 , in King County, Washington, with the north line of said Section 5 ; thence west along the north line of said Section, 168 . 8 feet to the true point of beginning of the tract herein described; thence east along said north line, 60 feet ; thence south to the centerline of creek; thence westerly along said centerline to a point south of the true point of beginning; thence north to the true point of beginning; EXCEPTING the north 30 feet thereof for road. PARCEL 10 : That portion of the northwest quarter of the northwest quarter of Section 5, Township 23 North, Range 5 East, W.M. , in King County, Washington, described as follows : Beginning at a point 30 feet south and 30 feet east of the northwest corner of said Section 5; thence north 89 degrees east, 554 . 5 feet to the true point of beginning described; thence south 89 degrees west, 254 . 5 feet ; thence south 20 degrees east, 240 . 5 feet ; thence south 40 degrees east, 160 feet ; thence north 45 degrees east, 108 feet, more or less, to a point south of the true point of beginning; thence north to the true point of beginning. PARCEL 11 : The south 10 feet of the north 30 feet of the east 554 . 5 feet of the west 584 . 5 feet of Government Lot 1, Section 5, Township 23 North, Range 5 East, W.M. , in King County, Washington. PARCEL 12 : That portion of Government Lot 1, Section 5, Township 23 North, Range 5 East, W.M. , in King County, Washington, described as follows : CLTIC NO. : H791139 Beginning at the intersection of the easterly margin of Hillman ' s Boulevard "104th Avenue Southeast" , as shown on the plat of Hillman ' s Lake Washington Garden of Eden Addition to the City of Seattle No. 1, according to the plat thereof recorded in Volume 11 of Plats, page 63 , in King County, Washington, prolongated southerly with the north line of said Section 5 ; thence west along said north line, 25 feet to the true point of beginning of this description; thence west 83 . 80 feet ; thence south at right angles to the north line of said Section 5 to the centerline of a stream, said centerline being the north line of a tract of land conveyed to James L. Marenakos and Georgia Marenakos, his wife, by deed recorded under Recording Number 5109221 ; thence easterly along said centerline to a point south of the true point of beginning, as measured at right angles to the north line of said Section 5 ; thence north to the true point of beginning; EXCEPT the north 20 feet thereof . PARCEL 13 : The east 108 . 8 feet of the following described Parcel : The north 30 feet of that portion of the northwest quarter of Section 5 , Township 23 North, Range 5 East, W.M. , in King County, Washington, lying westerly of the southerly extension of the easterly margin of Hillman' s Boulevard (104th Avenue Southeast) and lying easterly of the easterly margin of Neal Turner Road; EXCEPT the south 10 feet of the east 108 . 8 feet thereof ; ALSO EXCEPT that portion thereof lying within the north 20 feet of the west 1042 . 7 feet of said Section; TOGETHER WITH an easement for ingress, egress and utilities over the following described parcel : The north 30 feet of that portion of the northwest quarter of Section 5 , Township 23 North, Range 5 East, W.M. , in King County, Washington, lying westerly of the southerly extension of the easterly margin of Hillman ' s Boulevard (104th Avenue Southeast) and lying easterly of the easterly margin of Neal Turner Road; CLTIC NO. : H791139 EXCEPT the. east 110 . 8 feet thereof; EXCEPT that portion lying within the north 20 feet of the west 1042 . 7 feet of said Section; ALSO EXCEPT that portion lying within the south 10 feet of the west 554 . 5 feet of said Section. PARCEL 15 : Beginning at a point on the easterly line of the Neal Turner County Road at a point which is 30 feet south and 30 feet east of the northwest corner of Government Lot 1, Section 5 , Township 23 North, Range 5 East, W.M. , in King County, Washington; thence north 89 degrees east 300 feet ; thence south 20 degrees east 240 . 5 feet ; thence south 40 degrees east 160 feet, more or less, to a point on a line which is parallel with and 75 feet northwesterly from the northwesterly line of the plat of Eldon Acres, according to the plat thereof recorded in Volume 11 of Plats, page 86 , records of said county; thence on said parallel line south 45 degrees west to the northeast line of Lake Shore Boulevard; thence northwesterly along said boulevard line 280 feet , more or less, to the easterly line of the Neal Turner County Road; thence northerly along said road line to beginning. END OF EXHIBIT "A-1" • CLTIC NO. : H791139 SCHEDULE B - SECTION 1 I . The following are the requirements to be complied with: A. Instrument necessary to create the estate or interest to be insured must be properly executed, delivered and duly filed for record. SCHEDULE B - SECTION 2 II . Schedule B of the policy or policies to be issued will contain exceptions to the following matters unless the same are disposed of to the satisfaction of the Company: A. Defects, liens, encumbrances, adverse claims or other matters, if any, created, first appearing in the public records, or attaching subsequent to the effective date hereof but prior to the date the proposed Insured acquires for value of record the estate or interest or mortgage thereon covered by this commitment . B . Any policy issued pursuant hereto will contain the exclusions from coverage and, under Schedule B, the standard exceptions as set forth and identified as to the type of policy on the attached schedules of Exclusions and Exceptions . C. SPECIAL EXCEPTIONS : 1 . GENERAL TAXES, as follows, together with interest, penalty and statutory foreclosure costs, if any, after delinquency: (1st half delinquent on May 1 ; 2nd half delinquent on November 1) Tax Account No. Year Billed Paid Balance 229650-0160-04 1998 $4 , 005 . 13 $2 , 002 . 57 $2 , 002 . 56 Levy Code : 2100 Assessed Value Land: $110 , 000 . 00 Assessed Value Improvement : $194 , 000 . 00 CONSERVATION TAX CHARGES for the year 1998 . Billed Paid Balance $5 . 00 $2 . 50 $2 . 50 AFFECTS : Parcel 1 • CLTIC NO. : H791139 2 . GENERAL TAXES, as follows, together with interest , penalty and statutory foreclosure costs, if any, after delinquency: (1st half delinquent on May 1; 2nd half delinquent on November 1) Tax Account No. Year Billed Paid Balance 229650-0156-00 1998 $922 . 23 $461 . 12 $461 . 11 Levy Code : 2100 Assessed Value Land: $70, 000 . 00 Assessed Value Improvement : $ 0 . 00 CONSERVATION TAX CHARGES for the year 1998 . Billed Paid Balance $5 . 00 $2 . 50 $2 . 50 AFFECTS : Parcel 2 3 . GENERAL TAXES, as follows, together with interest, penalty and statutory foreclosure costs, if any, after delinquency: (1st half delinquent on May 1 ; 2nd half delinquent on November 1) Tax Account No. Year Billed Paid Balance 052305-9005-09 1998 $39 . 52 $39 . 52 $0 . 00 Levy Code : 2100 Assessed Value Land: $3 , 000 . 00 Assessed Value Improvement : $ 0 . 00 CONSERVATION TAX CHARGES for the year 1998 . Billed Paid Balance $5 . 00 $5 . 00 $0 . 00 AFFECTS : Parcel 3 and other property 4 . GENERAL TAXES, as follows, together with interest , penalty and statutory foreclosure costs, if any, after delinquency: (1st half delinquent on May 1 ; 2nd half delinquent on November 1) Tax Account No. Year Billed Paid Balance 052305-9006-08 1998 $1, 053 . 98 $526 . 99 $526 . 99 CLTIC NO. : H791139 Levy Code :. 2100 Assessed Value Land: $80 , 000 . 00 Assessed Value Improvement : $ 0 . 00 CONSERVATION TAX CHARGES for the year 1998 . Billed Paid Balance $5 . 00 $2 . 50 $2 . 50 AFFECTS : Parcel 4 5 . GENERAL TAXES, as follows, together with interest, penalty and statutory foreclosure costs, if any, after delinquency: (1st half delinquent on May 1 ; 2nd half delinquent on November 1) Tax Account No. Year Billed Paid Balance 052305-9007-07 1998 $1 , 053 . 98 $526 . 99 $526 . 99 Levy Code : 2100 Assessed Value Land: $80 , 000 . 00 Assessed Value Improvement : $ 0 . 00 CONSERVATION TAX CHARGES for the year 1998 . Billed Paid Balance $5 . 00 $2 . 50 $2 . 50 AFFECTS : Parcel 5 6 . GENERAL TAXES, as follows, together with interest , penalty and statutory foreclosure costs, if any, after delinquency: (1st half delinquent on May 1; 2nd half delinquent on November 1) Tax Account No. Year Billed Paid Balance 052305-9009-05 1998 $1, 119 . 85 $559 . 93 $559 . 92 Levy Code : 2100 Assessed Value Land: $85, 000 . 00 Assessed Value Improvement : $ 0 . 00 CONSERVATION TAX CHARGES for the year 1998 . Billed Paid Balance $5 . 00 $2 . 50 $2 . 50 AFFECTS : Parcel 6 CLTIC NO. : H791139 7 . GENERAL TAXES, as follows, together with interest, penalty and statutory foreclosure costs, if any, after delinquency: (1st half delinquent on May 1 ; 2nd half delinquent on November 1) Tax Account No. Year Billed Paid Balance 052305-9013-09 1998 $1, 185 . 73 $592 . 87 $592 . 86 Levy Code : 2100 Assessed Value Land: $90, 000 . 00 Assessed Value Improvement : $ 0 . 00 CONSERVATION TAX CHARGES for the year 1998 . Billed Paid Balance $5 . 00 $2 . 50 $2 . 50 AFFECTS : Parcel 7 8 . GENERAL TAXES, as follows, together with interest , penalty and statutory foreclosure costs, if any, after delinquency: (1st half delinquent on May 1 ; 2nd half delinquent on November 1) Tax Account No. Year Billed Paid Balance 052305-9017-05 1998 $1, 251 . 60 $625 . 80 $628 . 80 Levy Code : 2100 Assessed Value Land: $95 , 000 . 00 Assessed Value Improvement : $ 0 . 00 CONSERVATION TAX CHARGES for the year 1998 . Billed Paid Balance $5 . 00 $2 . 50 $2 . 50 AFFECTS : Parcel 8 9 . GENERAL TAXES, as follows, together with interest, penalty and statutory foreclosure costs, if any, after delinquency: (1st half delinquent on May 1; 2nd half delinquent on November 1) Tax Account No. Year Billed Paid Balance 052305-9018-04 1998 $395 . 24 $197 . 62 $197 . 62 CLTIC NO. : H791139 Levy Code :_ 2100 Assessed Value Land: $30 , 000 . 00 Assessed Value Improvement : $ 0 . 00 CONSERVATION TAX CHARGES for the year 1998 . Billed Paid Balance $5 . 00 $2 . 50 $2 . 50 AFFECTS : Parcel 9 10 . GENERAL TAXES, as follows, together with interest , penalty and statutory foreclosure costs, if any, after delinquency: (1st half delinquent on May 1; 2nd half delinquent on November 1) Tax Account No. Year Billed Paid Balance 052305-9019-03 1998 $1, 436 . 05 $718 . 03 $718 . 02 Levy Code : 2100 Assessed Value Land: $90, 000 . 00 Assessed Value Improvement : $19, 000 . 00 CONSERVATION TAX CHARGES for the year 1998 . Billed Paid Balance $5 . 00 $2 . 50 $2 . 50 AFFECTS : Parcel 10 11 . GENERAL TAXES, as follows, together with interest, penalty and statutory foreclosure costs, if any, after delinquency: (1st half delinquent on May 1 ; 2nd half delinquent on November 1) Tax Account No . Year Billed Paid Balance 052305-9031-07 1998 $13 . 17 $13 . 17 $0 . 00 Levy Code : 2100 Assessed Value Land: $1, 000 . 00 Assessed Value Improvement : $ 0 . 00 CONSERVATION TAX CHARGES for the year 1998 . Billed Paid Balance $5 . 00 $5 . 00 $0 . 00 AFFECTS : Parcel 11 CLTIC NO. : H791139 12 . GENERAL TAXES, as follows, together with interest, penalty and statutory foreclosure costs, if any, after delinquency: (1st half delinquent on May 1 ; 2nd half delinquent on November 1) Tax Account No. Year Billed Paid Balance 052305-9049-07 1998 $724 . 61 $362 . 31 $362 . 30 Levy Code : 2100 Assessed Value Land: $55 , 000 . 00 Assessed Value Improvement : $ 0 . 00 CONSERVATION TAX CHARGES for the year 1998 . Billed Paid Balance $5 . 00 $2 . 50 $2 . 50 AFFECTS : Parcel 12 13 . GENERAL TAXES, as follows, together with interest, penalty and statutory foreclosure costs, if any, after delinquency: (1st half delinquent on May 1 ; 2nd half delinquent on November 1) Tax Account No. Year Billed Paid Balance 052305-9071-08 1998 $13 . 17 $13 . 17 $0 . 00 Levy Code : 2100 Assessed Value Land: $1, 000 . 00 Assessed Value Improvement : $ 0 . 00 CONSERVATION TAX CHARGES for the year 1998 . Billed Paid Balance $5 . 00 $5 . 00 $0 . 00 AFFECTS : Parcel 13 14 . GENERAL TAXES, as follows, together with interest, penalty and statutory foreclosure costs, if any, after delinquency: (1st half delinquent on May 1 ; 2nd half delinquent on November 1) Tax Account No. Year Billed Paid Balance 052305-9012-00 1998 $3 , 161 . 94 $1, 580 . 97 $1, 580 . 97 CLTIC NO. : H791139 Levy Code : 2100 Assessed Value Land: $240, 000 . 00 Assessed Value Improvement : $ 0 . 00 CONSERVATION TAX CHARGES for the year 1998 . Billed Paid Balance $5 . 00 $2 . 50 $2 . 50 AFFECTS : Parcel 15 15 . Real Estate Excise Tax pursuant to the authority of RCW Chapter 82 . 45 and subsequent amendments thereto. As of the date herein, the tax rate for said property is . 0178 , City of Renton. 16 . Our inspection made March 25, 1998 discloses the premises to be unimproved. Further inspection will be necessary for determination of insurability as to matters relating to questions of survey, rights of person in possession, and unrecorded liens for labor or material . THIS COMPANY MUST BE INFORMED IF ANY WORK COMMENCES OR MATERIALS ARE DELIVERED PRIOR TO THE RECORDING OF THE CONSTRUCTION MORTGAGE, AS THIS WILL IMPAIR YOUR LIEN PRIORITY AND ALTA CLEARANCE CANNOT BE GIVEN. PLEASE NOTIFY US AT LEAST TWO DAYS PRIOR TO CLOSING SO THAT WE MAY REINSPECT THE PROPERTY TO DETERMINE THESE MATTERS . 17 . We note Deed recorded October 28 , 1968 under King County Recording No. 6425925, being a re-recording of King County Recording No . 6333028 . Said Deed purports to correct the legal description of Parcel 12 , when in fact it does not . The description of Parcel 12 as contained herein is taken from King County Recording No. 6333028 . A survey of said premises may be necessary to established the correct boundaries of said lot . AFFECTS : Parcel 12 18 . Any conveyance or mortgage by KING-EDEN PARTNERSHIP, a partnership, must be executed by all of the partners and their respective spouses, or evidence submitted that certain designated partners have been authorized to act for the partnership. 19 . According to the application for title insurance, the proposed insured (s) is/are LABRADOR VENTURES, LLC. We find no pertinent matters of record against the name (s) of said party (ies) . CLTIC NO. : H791139 20 . We are informed that LABRADOR VENTURES is a Limited Liability Company (LLC) . A copy of the duplicate original of the filed LLC Certificate of Formation, the LLC agreement, and all subsequent modifications or amendments must be submitted to the Company for review. 21 . EASEMENT AND THE TERMS AND CONDITIONS THEREOF . Purpose : Road Affects : Parcel 13 and other property Disclosed by: Instrument recorded under Recording Number 1350490 22 . EASEMENT AND THE TERMS AND CONDITIONS THEREOF. Grantee : Puget Sound Power & Light Company Purpose : Right of way for electric line Affects : Parcels 3 , 10, & 15, and other property Recorded: May 10, 1934 Recording No. : 2799523 23 . Notice contained in instrument recorded under Recording No. 3487123 affecting a portion of Parcel 3 and other property. It is understood that a strip of land 30 feet wide lying North of said description and adjacent thereto has been conveyed to King County for roadway purposes . 24 . EASEMENT AND THE TERMS AND CONDITIONS THEREOF. Purpose : Right of way for ingress and egress Affects : East 30 feet of Parcel 1 Disclosed by: Instrument recorded under Recording Number 4359638 25 . EASEMENT AND THE TERMS AND CONDITIONS THEREOF. Grantee : City of Renton Purpose : Right of way for sanitary sewer Affects : Portion of Parcel 5 Recorded: October 6 , 1970 Recording No. : 6700775 26 . EASEMENT AND THE TERMS AND CONDITIONS THEREOF. Grantee : City of Renton Purpose : Right of way for sewer line Affects : A portion of Parcel 1 Recorded: - October 6 , 1970 Recording No. : 6700781 27 . EASEMENT AND THE TERMS AND CONDITIONS THEREOF . Grantee : City of Renton Purpose : Right of way for sewer line Affects : A portion of Parcel 8 Recorded: October 6 , 1970 Recording No . : 6700783 CLTIC NO. : H791139 28 . EASEMENT AND THE TERMS AND CONDITIONS THEREOF. Grantee : City of Renton Purpose : Right of way for sewer line Affects : A portion of Parcels 9 and 12 and other property Recorded: October 6 , 1970 Recording No. : 6700787 29 . EASEMENT AND THE TERMS AND CONDITIONS THEREOF . Purpose : Right of way for road Affects : West 15 feet of Parcel 10 Disclosed by: Instrument recorded under Recording Number 7505120513 30 . RESERVATIONS AND OTHER MATTERS contained in Deed recorded October 25 , 1898 , King County Recording No. 170321 , in Volume 231, page 517 . 31 . COVENANTS, CONDITIONS AND RESTRICTIONS imposed by instrument recorded on September 13 , 1978, under Recording No . 7809130772 . AFFECTS : Parcel 11 32 . EASEMENT AND THE TERMS AND CONDITIONS THEREOF. Purpose : right of way for maintenance of sewer interceptor Affects : Parcel 11 Disclosed by: Instrument recorded under King County Recording No. 7809130772 33 . EASEMENT AND THE TERMS AND CONDITIONS THEREOF: Purpose : Roadway and utilities Area Affected: Parcel 13 Recorded: May 16 , 1986 Recording No. : 8605161099 34 . EASEMENT AND THE TERMS AND CONDITIONS THEREOF: Purpose : Roadway and utilities Area Affected: Parcel 11 and other property Recorded: May 16 , 1986 Recording No. : 8605161100 Said easement may be merged with the legal title to Parcel 11 . CLTIC NO. : H791139 35 . EASEMENT AND THE TERMS AND CONDITIONS THEREOF: Purpose : Roadway and utilities Area Affected: Parcel 3 Recorded: May 16 , 1986 Recording No. : 8605161101 Said easement may be merged with the legal title of said premises . 36 . Any restriction on the use of the land resulting from the rights of the public or riparian owners to use any portion which is now, or has formerly been, covered by water. 37 . EASEMENT AND THE TERMS AND CONDITIONS THEREOF: Grantee : City of Renton Purpose : A utility easement 10 feet in width Area Affected: As described therein Parcel 15 Recorded: Not disclosed Recording No. : 6700775 and 6700776 38 . ALL COVENANTS, CONDITIONS, RESTRICTIONS, RESERVATIONS, EASEMENTS OR OTHER SERVITUDES, if any, disclosed by Survey recorded under King County Recording No. 8410299008 . RIGHTS OR BENEFITS, IF ANY, WHICH MAY BE DISCLOSED BY THE RECORDED DOCUMENT (S) ABOVE AFFECTING LAND OUTSIDE THE BOUNDARY DESCRIBED IN SCHEDULE A. END OF EXCEPTIONS NOTE 1 : The following may be used as an abbreviated legal description on the documents to be recorded, per amended RCW 65 . 04 . Said abbreviated legal description is not a substitute for a complete legal description within the body of the document . Ptns of Tracts 30 and 31, Eldon Acres, and other property FJG/CFN/cgg/cfn END OF SCHEDULE B CLTIC NO. : H791139 Investigation should be made to determine if there are any service, installation, maintenance, or construction charge for sewer, water or electricity. In the event this transaction fails to close, a cancellation fee will la charged for services rendered in accordance with our rate schedule . This company is a Pennsylvania Corporation and is in no way affiliated connected with Commonwealth Title Insurance Company or Commonwealth Tit Company of Pierce County, Washington. 1•4" M CITY Or CT", I6 I3, 6 11LL hivt.;4 vfviSION MEMORANDUM DATE: c���` 1011.11g TO: Construction Services, Fire Prevention, Plan Review, Project Planner FROM: Jim Hanson, Development Services Division Director SUBJECT: New Preliminary Application: 1/4(/77 /177K Ve4ft/rr,s 1 /ai- yc41 LOCATION: N e C(frni r 0 f LA IIV Z fv 'v 4- i'71/.ft 4t'C- N A meeting with the applicant has been scheduled for /1 :pp , Thursday, )L'q )/.' for one of the 6th floor conference rooms (new city hall). I{this meeting is scheduled at 10:00 AM, the MEETING MUST BE CONCLUDED PRIOR TO 11 :00 AM to allow time to prepare for the 11 :00 meeting. Please review the attached project plans prior to the scheduled meeting with the applicant. You will not need to do a thorough "permit level" review at this time. Note only major issues that must be resolved prior to formal land use and/or building permit application submittal. If you are unable to attend the meeting, please send a representative. Please submit your written comments to jeAl y)j'.iy at least two (2) days before the meeting. Thank you. CM"O- Sep toiv RF 08 1998 C��VF U��Y O� �' CITY OF RENTON FIRE PREVENTION BUREAU MEMORANDUM DATE: July 16, 1998 TO: Jennifer Toth Henning, Planner FROM: Jim Gray, Assistant Fire Marshal SUBJECT: Labrador Ventures Plat, Lake Washington Blvd.& Burnett N. Fire Department Comments: 1. A fire hydrant with 1000 GPM fire flow is required within 300 feet of all new single family structures. If the building square footage exceeds 3600 square feet in area, the minimum fire flow increases to 1500 GPM and requires two hydrants within 300 feet of the structure. 2. A fire mitigation fee of $488.00 is required for all new single family structures. Please feel free to contact me if you have any questions. CITY OF RENTON PLANNING/BUILDING/PUBLIC WORKS DEPARTMENT MEMORANDUM DATE: JULY 13, 1998 TO: JENNIFER HENNING FROM: NEIL WATTS , SUBJECT: LABRADOR VENTURES PLAT PREAPPLICATION REVIEW COMMENTS I have reviewed the project submittal for the above listed project, and have the following comments at this time: SEWER • There is an existing 8" sewer main in Burnett Ave N. adjacent to the project. This sewer main connects into a 12" sewer main in Lake Washington Blvd. N, which then connects into a METRO Interceptor main. There is also an 8" sewer main system in N 26th St which then runs along the southerly portion of the plat within the ravine area. This system also connects into the METRO sewer interceptor west of Lake Washington Blvd. N. • An 8" sewer main extension will be required to serve the proposed development. The sewer main will need to be constructed within dedicated right-of-ways or within a 15 foot utility easement. • Separate side sewers will be required for each parcel (no dual side sewers). The minimum slope for the side sewers shall be 2%. • Sewer System Development Charges of$585 per single family parcel will be required for this plat. This fee must be paid prior to issuance of the construction permit for the preliminary plat. WATER • There is an existing 12" water main adjacent to the site in Burnett Ave N. (320 foot pressure zone). The project is located in Aquifer Protection Zone 2. • Water main extensions will be required to serve the proposed plat. Minimum main size for residential development is typically 8". Water main extensions will also be required for the full frontage along N 26th St. JULY 13, 1998 PAGE 2 • Backflow prevention devices will be required for any irrigation or fire protection systems. • Fire hydrants will be required within 300 feet of each building site for the new parcels. • Many of the parcels within this plat will probably require pressure reduction valves due to calculated static pressures well in excess of 80 psi. • System Development Charges will be required for this project ($850 per lot). DRAINAGE • A conceptual drainage plan and drainage report will be required for the site plan application for this project. The conceptual drainage plan shall include provisions for detention and water quality treatment in compliance with the requirements of the KCSWM. • The site development must include provisions for the existing discharge points along the northerly portion of the site (see City inventory sheet attached). • System Development Charges will be required for this project ($0.129 per sq.ft. of new impervious surface) • Detention may not be required for this development, since it discharges almost directly into Lake Washington. Capacity must be demonstrated for the downstream street and railroad crossings, and no erosion impacts must also be shown for the City to consider this modification. Water quality treatment for the street runoff must be provided in all cases. STREET IMPROVEMENTS • Burnett Ave N and N 26th St adjacent to the plat must be improved with curb, gutter, sidewalk, paving to the new gutter, street drainage and street lighting. • The new internal streets for the plats must also be improved with curb, gutter, sidewalk, paving, street drainage and street lighting. The pavement section must be a minimum of 32 feet in width, with a minimum thickness of 4" asphalt over 6" crushed rock. The right-of- way widths can be reduced to 42 feet provided additional easements are granted for street lighting and franchise utilities. • All new electrical, phone and cable services and lines must be undergrounded. • We recommend that the proposed most westerly cul-de-sac be replaced with a loop street which reconnects to the newly dedicated N 28th St along the north boundary of the plat. This will reduce the number of landlocked parcels and provide a more orderly platting pattern for the new parcels. • Consideration should be given to not connecting the two sides of the ravine with a bridge as shown. Cul-de-sacs could be constructed on each side in lieu of the connection. This would require reevaluation of the sewer design for the north portion of the easterly parcel. Fire sprinkers might also then be required for the parcels which exceed 500 feet along a dead-end • JULY 13, 1998 PAGE 3 street section. Deletion of the bridge could reduce impacts to the steep slopes and creek within the ravine area. • Dedication of additional right-of-way (20 feet) will be required adjacent to N 28th St in the vicinity of Park Av. N (small portion of the northeast corner of the plat). • The proposed plat does not show adequate access to Lot 11 on the easterly side of the plat. The pipestem to N 28th St is narrower than the minimum 20 feet requirement. • Traffic mitigation fees of$75 per net new average daily trip ($716.25 per lot) will be required prior to recording of the plat. Fire mitigation and Parks mitigation fees must also be paid prior to recording of the plat, or recording of any phase of the plat. GENERAL • The site plan application for this project must include a conceptual utility plan showing all existing and proposed utilities, including sewer mains, manholes, water mains, valves, hydrants, drainage facilities, drainage mains and catch basins. A complete conceptual drainage plan, with a Level 1 downstream analysis and appropriate calculations for water quality treatment facilities and detention requirements shall also be included in this application. • Phasing of the plat can only be permitted if it is disclosed and evaluated as part of the preliminary plat submittal and review process. You may want to present phasing options to provide flexibility in site development, including constructing all or some of the phases at the same time. • All required utility, drainage and street improvements will require separate plan submittals prepared according to City of Renton drafting standards by a registered Civil Engineer. The construction permit application must include a 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 $100,00 but less than $200,000, and 3% of anything over $200,000. Half of this fee must be paid upon application for construction permits (preliminary plat improvements), and the remainder when the construction permit is issued. 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RECEIVED JUL 0 7 1998 MEMORANDUM ECONEI GIC HB RHOODS DEVELOPMENT. • AND SIHATEG C;PLANNING DATE: C7"UUy (p,r Jemq TO: Long Range Planning FROM: Jim Hanson, Development Services Division Director Director SUBJECT: New Preliminary Application: G1t I Li%G W Y}h fs • 1P/0r••f .r4trvvic LOCATION: Na Cey-w. `t9P t 1TLI. J -i- F3vYntfr A-V(, , Please review the attached preliminary project plans for consistency with applicable Comprehensive Plan Policies. Please submit your written comments to J/J')n j no later than 5-VLq 144' . Thank you. We will not be able to include comments received after this date in the presentation/summary we prepare for the applicant. • ITes IS &C3tG.YVl174-D OiTJ71f17_ .`SIrti&i•= Fit-1,11L ( (as) /Yrvo /9'L fus7 1L (re;- o!U ItE Cc. R_Eltc:'rJ5 Ji> e_11.N 1-111v( L TH- ,et27 N,Z(L✓i 7" 5T et7 65 Ton/ 9-2 (O(1-7ion/ WUU�0 1-3C ;•7 UNIT5 0:50- Nisi AcaC . W1\tc_f iHI5 ► . ua , (—�3rf)e+7✓im.. 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T\\;s },Te 1 Mu!G%- /t-(tP17-47f°21✓1't I• Prt, 00- n • 'C:0 r-or ,7(Ut r re,l c- Pviwry,nic,. **************************************************************** City of Renton WA Reprinted: 09/08/98 14 : 50 Receipt **************************************************************** Receipt Number: R9805471 Amount : 3 , 787 . 12 09/08/98 14 : 50 Payment Method: CHECK Notation: #8728 TOUMA ENGI Init : LN Project # : LUA98-141 Type: LUA Land Use Actions Total Fees : 3 , 787 . 12 This Payment 3 , 787 . 12 Total ALL Pmts : 3 , 787 . 12 Balance: . 00 **************************************************************** Account Code Description Amount 000 . 345 . 81 . 00 . 0007 Environmental Review 500 . 00 000 . 345 . 81 . 00 . 0008 Prelim/Tentative Plat 1, 000 . 00 000 . 345 . 81 . 00 . 0014 Rezone 2 , 000 . 00 000 . 345 . 81 . 00 . 0019 Variance Fees 250 . 00 000 . 05 . 519 . 90 . 42 . 1 Postage 37 . 12