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Home My WebLink AboutLUA-08-140 1 of 2_Report 2• • CITY OF RENTON DEPARTMENT OF COMMUNITY & ECONOMIC DEVELOPMENT MEMORANDUM Date: January 23, 2009 To: City Clerk's Office From: Stacy Tucker Subject: Land Use File Closeout Please complete the following information to facilitate project closeout and indexing by the City Clerk's Office. ~c..c.================~============== · Project Name: : LUA (file) Number: (, 1 Cross-References: I, AKA's: Nichols Place Plat & Rezone LUA-08-140 King County File# Plat:L03P0015 & Rezone:L03TY404 i: Project Manager: King County: Karen Scharer r I ; Acceptance Date: June 19, 2003 ,-----------------------------------....! · Applicant: Howard Stansbury: c/o Michael J. Romano Centurion Dev. Svcs. Owner: Mark E. & Barbara A. Nichols ', Contact: Michael J. Romano, Centurion Development Services ;i PIO Number: 1423059058 !; ERC Decision Date: December 23, 2003 11 ERC Appeal Date: January 16, 2004 , __ _;_.:.._ __________ ....:___;, ___________________ _,J 1 1 1· Administrative Denial: Appeal Period Ends: ',,--'-'------------------------------------'l1 i Public Hearing Date: February 24, 2004 1 •1 Date Appealed to HEX• r ,. , By Whom: · HEX Decision: Approved with conditions Date: March 2, 2004 :, Date Appealed to Council: March 19, 2004 . By Whom: Gwendolyn High, C.A.R.E 1[ Council Decision: Appeal denied. Date: May 10, 2004 ,, . :; Mylar Recording Number: I i! Project Description: Preliminary plat approval to subdivide into 23 lots through use of density : ' credits transfer (TOR). The 23 lot would mostly be 4,320 square feet in area and have a width of 1! 45 feet. As part of the plat, a recreation area serving the plat is proposed. The drainage detention · : area planned will serve Nichols Place and be sized to accommodate drainage for the Plat of '; Evendell immediately to the north. Access to the Nichols Place lots is proposed via 160'h Avenue •, SE. ,, Location: 13815 160th Avenue SE : Comments: BOX 1 of 2 I .... • • Land Use Application Information APPLICANT: Howard Stansbury: c/o Michael J. Romano Centurion Dev. Svcs. FILE No.: LUA-08-140 --------------- PROJECT NAME: Nichols Place Plat & Rezone PROPERTY LOCATION: 13815 160th Avenue SE PUBLIC HEARING DATE: February 24, 2004 ----'-----'----------- HEARING EXAMINER'S RECOMMENDATION: 'Approved with conditions REQUEST FOR RECONSIDERATION: Date Received:. _________________ _ · Response:. ___________________ _ APPEAL: Date Received:. ____ _ Date Response: ____ _ CITY COUNCIL APPROVAL: Date of Approval: May 10, 2004 Ordinance/Resolution No.: King Co. Ord. 14903 Date of Ordinance/Resolution: __ Mc:.a.,_y-=1:...:0-'-, -=2:...:0_:0..:.4 ______ _ MYLAR TO COUNTY FOR RECORDING: Date: ____________________ _ Mylar Recording: ________________ _ CROSS REFERENCES:_K_in_,,gc_C_o_u_n_t.:._y_F_i l~e_#_P_la..:.t_' :_L0_3_P_O:__O_l_S_&:__ __ Rezone: L03TY404 OTHER REMARKS:--le~o~x~11,-joR:Jf:.......,J_2~--- • TYPES 3 and 4 LOG SHEET (Format Plat, Rezone, Special Use, Shoreline Redesignation) FILE NUMBER: L03P0015 HEARING DA TE(S): _ _..d"'-i'--"o?c;__:_~_:_A..:...'1--<..,Y __ _ PLAT/PROJECT NAME: NICHOL'5 PLACE PLANNER: Karen Scharer CONTINUANCE HEARING DATE{S), ____ _ PROPOSED ORDINANCE NO.: ~c::?M-i-M/3 ENGINEER: Bruce Whittaker RELATED APPLICATION & FILE NO. L03TY404, A03P0063 APPLICATION FILED (date): 05/19/03 EXAMINER DECISION/REC: --------- COMPLETE APPLICATION (date): m/lf/o 3 APPEAL FILED: D NO ~ES date:. _____ _ c::::::9coUNCIL ACTION: 1'1' /'/lu,J f n ORDINANCE N~~t7:3EFFECTIVE DATE: s-/ .! ~,:::, P HEARING DATE(S) _......,__~.!./.::t:J:.._· ,::V:....L---------------------- 1. ~OTICE OF APPEAL 2. ~PPEAL ARGUMENTS & HEARING EXAMINER'S ACTIONS l. D PREHEARING CONF. NOTICE date{s): 2. ~EARING NOTICE date(s): 1.h-r .kJ,y 3 D PREHEARING ORDER date(s): 4 D CONTINUATION date(s): 5. ·~PORT date(s): .3/z/otf 6 D RECONSIDERATION date(s): 7. D APPEAL SUMMARY date(s): ~DES STAFF ACTIONS l. D CONTINUATIONNOTICE date mailed: ____ _ 2. ~REPORT date mailed: c2a1214 $1 3. D ADDENDUM REPORT date mailed: _· ___ _ 4. Jl'l...TRANSMITTAL TO EXAMINER (POR's/DOCS/STUDIES). date sent: /'r}-)( /,,~k),J _,Ei,IE /£;,f'~'/ 5. ii-PROPOSED ORDINANCE NUMBER EMAIL TO THE KC CLERKS OFFICE date sent: 1,;z),-2,ih_ '3' . t. (}/ fl/hi,1.J~-$ /Yll/1?0 TO ~/#c..e /~J£J.3 6)sEPA REQUIREMENTS GJTHRESHOLD DETERMINATION: MIJAIS DATE ISSUED: /,;zb:{d.3 2. SEATTLETIM_9.l'UBLICATIONDATE: ,e:: DATE A AVITREC'D: ~ 3. DATE PO~ PER AFFIDAVIT: -~L.c________ D E AFFIDAVIT REC'~----0 DATE 500' RADIUS/AGENCIES/PORS/STAFF SENT: 4i2bi ;i;::?i w/.N't?h' 5. APPEAL FILED: DYES Ai.No a. APPELLANTS: -------------- b. APPEAL ARGUMENTS: ----------- date received: -------- date received: -------- date received: -------- date received: -------- date received: -------- date received: -------- . -• • L03P0015 E. PUBLIC NOTICE REQUIREMENT I. NOTICE OF APPLICATION a) AFFIDAVIT OF POSTING/POSTING PACKAGE SENT &2 ,_,ff ,,V;S REC'D 7 ;S-.!o i. b) LEGAL AD SEATTLE TIMES date(s) sent: 0,/zhfil date published: 6.t2.f; ~3 LOCALS date(s) sent: 3 date l:_3blished: d!_j;;L c) 500' RADIUS/AGENCIES/POR's/STAFF date(s) sent: ~c..L..-=../c...c..l'.u-=:..._- 2. NOTICE OF RECOMMENDATION/PUBLIC HEARING a) LEGAL AD SEATTLE TIMES date(s) sent: / h 5 .,&4/ date published: /tf:?8'$ LOCALS date(s) sent: ;}£j hf date published: ;/,9 &' /0,Y b) 500' RADIUS/AGENCIES/POR's/STAFF date sent: ;,2/;Jy.!4,3 ("'~M/JIAl6t} uJ/~ V' F. APPLICATION Date received: May 19. 2003 D INT AKE CHECKLIST D APPLICATION FEE v'~LICANT DESIGNATION FORM ITTEGAL DESCRIPTION . .,A..& /)-~ I. 2. 3. 4. S. 6. 7. el' ASSESSOR'S MAPS: 5£ /..Y-.,,?3 -.,C i3""CERTIFICATEOFWATERAVAILABILITY -/el:.ll/$.R~ MC?f a,...(_'z',0.:;3 Ii?" CERTIFICATE OF SEWER AVAILABILITY/ L,t?T7c,< -,!/T'Y l)r /?tSU7ii:Jlv 8. D PRELIMINARY HEALTH APPROVAL 9. D CERTIFICATE OF FUTURE CONNECTION 10. ~RE DISTRICT RECEIPT 11. ITTITE PLAN/PLAT MAP 12. lil"LEGAL LOT PROOF/ jfi/1/?/tNTY ,tJEe,o/T;r4£ ;{j_-!l),e.T 13. [!!""sENSITIVE AREA AFFIDAVIT 14. ~NVIRONMENTAL CHECKLIST IS. ~~NSPORTATIONCONCURRENCY 16. l:il"'LEVEL ONE DRAINAGE ANAL YS!s/ /'A'Ed/>?'Af/f/2Y r,z._e. 11. IB'OTHER 12m.s1ne/t1(' s &d, ·tJ£AJ,~rYCAle.> t,;lr~ ) I 6Lt/4d1 UM/AAt"CJ 44:'et.ST 18. tJ'W AIVER(S) ,t}£e;-/Jb0 ffl ~6 3 @ ADDITIONAL PLANS/MAPS I. CONCEPTUAL DRAINAGE PLAN DA TES RECEIVED: 2. WETLAND MITIGATION PLAN 3. REVISION NO. I 4. REVISION NO. 2 S. REVISION NO. 3 6. REVISION NO. 4 -7. OTHER MAPS s./<?,0,i a) 7 .::,,,O,Q b) c) d) e) f) • @sPECIAL STUDIES I. WETLAND/STREAM REPORT 2. GEOTECHNICAL REPORT ,.......-3. TRAFFIC STUDY 4. WILDLIFE STUDY DATES RECEIVED Ass, SS/J1MtT ..r ,f~A..1 ouw :3 I 11 · 1,;?,-41 • 5. OTHER(document title) ____________ _ 13. • L03POOI5 14. ----------------------------- 15. 16. 17. 18. 19. 20. 21. 22. 23. 24. 25. 26. 27. 28. 29. ----------------------------- 30. ----------------------------- 3 I. 32. 33. 34. 35. ----------------------------- l 2 3 4 5 6 7 8 • Proposed No. 2004-0013.1 KING COUNTY Signature Report May 10, 2004 Ordinance 14903 Sponsors Phillips • 1200 King County Courthouse 5161birdAvenue Seattle, WA 98104 · AN ORDINANCE authorizing a subdivision on certain property located west of 160th Ave SE, south of SE 138th St (if extended) at 13815 160th Ave SE, Howard Stansbury, US Land Development Assoc agent for Mark & Barbara Nichols; department of development and environmental services file no. L03P0015. 9 BE IT ORDAINED BY THE COUNCIL OF KING COUNTY: 10 SECTION l. This ordinance does hereby adopt and incorporate the findings and 11 conclusions contained in the March 2, 2004, report and decision by the hearing examiner 12 and adopts as the decision of the council the decision by the hearing examiner to approve 13 the transfer of eight density credits and to grant the apphcation for preliminary approval, 14 subject to the conditions recommended by the examiner, of the proposed twenty-three-lot 15 plat of Nichols Place, received May 19, 2003, in department of development and 16 environmental services file no. L03P0015. MAIN FILE COPY l (j) Ordinance 14903. • 17 SECTION 2. The appeal of the March 2, 2004, decision of the hearing examiner 18 by Citizens for a Responsible Evendell ("C.A.R.E.") is denied. 19 Ordinance 14903 was introduced on 1/12/2004 and passed by the Metropolitan King County Council on 5/ l 0/2004, by the following vote: ATTEST: Yes: 10 -Mr. Phillips, Ms. Edmonds, Ms. Lambert, Mr. Pelz, Mr. McKenna, Mr. Ferguson, Mr. Hammond, Mr. Gossett, Ms. Hague and Mr. Constantine No:O Excused: 3 -Mr. von Reichbauer, Mr. Irons and Ms. Patterson KING COUNTY COUNCIL KINGCOU Y, WASHINGTON Anne Noris, Clerk of the Council Attachments None 2 • • March 2, 2004 OFFICE OF THE HEARING EXAMINER KING COUNTY, WASHINGTON 400 Yesler Way, Room 404 Seattle, Washington 98 !04 Telephone (206) 296-4660 Facsimile (206) 296-1654 ~· = ~ ·;r. Cl .t- :.:J: ?J n CJ ~ {11 REPORT AND DECISION ~~ _-..r-i . ~~ SUBJECT: Department of Development and Environmental Services File No. L03P0015 0 ?' Proposed Ordinance No. 2004-0013 '2 z. ~ NICHOLS PLACE Proposed Preliminary Plat and Proposal for Transfer of Density Credits. Location: Applicant: Intervenor: . ' West of 1601h Avenue Southeast, south of Southeast 1381h Street (if extended) at 13815 -1601h Avenue Southeast U.S. Land Development Associates, represented by Michael J. Romano Centurion Development Services 22617 -81h Drive Southeast Bothell, Washington 98021 Telephone: (425) 486-2563 C.A.R.E., represented by Gwendolyn High 13405 -1581 • Avenue Southeast Renton, Washington 98059 I c.Jl ~ '?. c.n s:- King County: Department of Development and Environmental Services, represented by Karen Scharer 900 Oakesdale A venue Southwest . Renton, Washington 98055 Telephone: (206) 296-7114 Facsimile: (206) 296-6613 SUMMARY OF DECISION/RECOMMENDATION: Department's Preliminary Recommendation: Department's Final Recommendation: Examiner's Decision: Approve, subject to conditions Approve, subject to conditions (modified) Approve, subject to conditions (modified) 0 rn -< {11 CJ L03P0015 -Nichols Place • • Page 2 of 14 ISSUESffOPlCS ADDRESSED: • Transfer of density credits • Surface water drainage . • Road improvements • Safe walking conditions • Tree preservation SUMMARY: Application for a transfer of a maximum of eight density credits, and approval of a preliminary plat to subdivide approximately 3.82 acres into 23 lots in the urban area, are granted preliminary approval. EXAMINER PROCEEDINGS: Hearing Opened: Hearing Closed: February 24, 2004 February 24, 2004 Participants at the public hearing and the exhibits offered and entered are listed in the attached minutes. A verbatim recording of the hearing is available in the office of the King County Hearing Examiner. FINDINGS, CONCLUSIONS & DECISION: Having reviewed the record in this matter, the Examiner now makes and enters the following: FINDINGS: I. General Information: Proponent: Representative: Location: Sectionffownship/Range: Acreage Plat: Current Zoning: Number of Lots: U.S. Land Development Association P.O. Box 22200 Seattle, WA 98122 Michael Romano Centurion Development Services 22617 81h Dr. SE, Bothell, WA 98021 Phone: 425-486-2563 Facsimile: ( 425) 486-3273 Einail: Michael.romano@verizon.net The site is located west of 160 .. Ave. SE, south of SE 1381h Street (if extended) at 13815 1601h Ave. SE SE 14-23-05 3.82 acres R-4 Parcels# 142305 9058 23 proposed using 8 TDR's • L03P0015-Nichols Place • Density: Lot Size: Proposed Use: Sewage Disposal: Water Supply: Fire District: School District: Community Plan: Drainage Subbasin: King County Permits: Complete Application Date: Threshold Determination: Date of Issuance: KC Permit Contact: 6 dwellings per acre 4,320 square feet single family City of Renton Water District #90 King County Fire District# 25 Issaquah Newcastle Lower Cedar River Subdivision June 19, 2003 • Mitigated Determination ofNonsignificance (MONS) December 23, 2003 Karen Scharer, Project Manager II, Current Planning Section, LUSD Page 3 of 14 Phone no. (206) 296-7114 or email at karen.scharer@metrokc.gov 2. Except as modified herein, the facts set forth in the King County DOES preliminary report to the Hearing Examiner for the February 24, 2004, public hearing are found to be correct and are incorporated herein by this reference. Said report is exhibit no. 2 in the hearing record. . ' The drainage detention area planned to serve the subject property will be sized to accommodate surface water drainage from the proposed development of Nichols Place only.· The proposed plat ofEvendell, adjacent to the north, will have a separate surface water detention facility. 3. On February 4, 2004 the King County Hearing Examiner issued his report and decision granting preliminary approval for the revised plat of Evendell, based upon transfer of 20 Mnsity credits that would allow for development of70 lots on 12.43 acres. This would provide a density of 5.6 dwelling units per acre on the Evendell properly, which is adjacent to the north of the subject property. The maximum density permitted in the R4 zone classification is 6 dwelling units per acre, utilizing density incentives or transferred development rights. The Examiner's decision approving the Evendell plat revision, file no. LOJPOOJ6, is incorporated by reference in the hearing record of this proceeding. 4. To the east, south and west of the subject property are larger lots and parcels, ranging from approximately 12,600 square feet to 2.25 acres in size. 5. King County's "Transfer of Development Rights (TDR)" program is governed by Chapter 21A.37 of the King County Code. The TDR program establishes a property right which is separable from the fee-simple title to certain lands within King County, and provides a method for the transfer and utilization of that new right, which is colloquially known as a development right or "density credit." A density credit has a substantial market value. The underlying purpose of the TDR program is to allow for the movement of residential density from rural areas to urban areas of King County. The code is intended to provide, " ... an efficient and streamHned administrative review system to ensure that transfers of development rights to receiving sites are evaluated in a timely way and balanced with other County goals and policies, and are adjusted to the specific conditions of each receiving site." KCC 2 IA.37 .0 I 0.2. L03POO I 5 -Nichols Place • • Pagc4 of 14 Receiving sites are required to meet the provisions ofKCC 21A.37.030. Those requirements are that the receiving site: I. be within an unincorporated urban area, zoned R-4 or higber, or be within a potential annexation area; 2. be within a city where new growth is or will be encouraged, and where facilities and services exist or public investments in facilities and services will be made; or 3. be within RA-2.5 and RA-5 zoned parcels, subject to stringent criteria. The subject property is within the first category of eligible receiving sites listed in KCC 21A.37.030. Sites within the unincorporated urban growth area are not required to have any specific level of available facilities and services. Development approvals that utilize density credits must meet only those service criteria that apply generally to development of the number of dwelling units proposed on the site. King County Code chapter 21 A.12 governs densities and development standards in residential zones. The R-4 zone in the urban residential area allows for a maximum density of six dwelling units per acre, which may be achieved only through the application of residential density incentives or transfers of development rigbts. KCC 21A.12.030.A. and 8.1. When density credits are used, development shall complywith dimensional standards of the zone having a base density most comparable to the total approved density. KCC 21A.37.030.B. 6. The foregoing provisions of the King County Zoning Code are generally consistent with policies of the King County Comprehensive Plan governing residential land use. In particular, the Zoning Code provisions are generally consistent with: . Policy U-113, that new residential development in the Urban Growth Area should occur where facilities and services can be provided at the lowest public cost and in a timely fashion; Policy U-114, that the County seek to achieve an average zoning density of at least seven to eight homes per acre in the Urban Growth Area througb a mix of densities, allowing for lower density zones to recognize existing subdivisions with little or no opportunity for infill or redevelopment; Policy U-122, that supports increases in urban density througb a rezone or a proposal to utilize density transfer, when the proposal will help resolve traffic, utility, parks or open space deficiencies in the immediate neighborhood. This proposal will extend sewer service further into the urban area, and will provide recreation facilities and open space available to future residents on the subject property. 7. The subject property is in the City ofRenton's potential annexation area. The City is considering · modifications to its comprehensive plan that would limit density on property in this area to a maximum of 4 dwelling units per acre. However, those plan changes were not in effect at the time a complete application for this subdivision was submitted, and the property is not presently within the City of Renton's jurisdiction. 8. ODES, this Applicant and the developers of other properties in the vicinity have agreed upon rigbt-of-way dedications and road improvements to mitigate the impact of traffic which this ' L03POOl5 -Nichols Place • • Page 5 of 14 proposal will generate adjacent to and in the immediate vicinity of the proposed development. The dedications and improvements to be provided by this proposal will include the west side of 160th Avenue Southeast. Improvements that will be made to Southeast 136th Street, from 156th Avenue Southeast to 160"' Avenue Southeast, will result in a new east-west route that will divert traffic from the high accident intersection of Southeast 128"' Street and 160"' Avenue Southeast. Those Southeast 136"' Street improvements may be made by other developers prior to the development of Nichols Place, or may be made jointly by this plat in cooperation with other developers. 9. The Issaquah School District plans to operate a school bus stop for elementary school children at the intersection of Southeast 136th Street and 160th Avenue Southeast. The internal road improvements and frontage improvements on 160th Avenue Southeast will provide a safe route for children to use between the lots of this subdivision and that bus stop. Additionally, the Applicant will provide school walkway improvements pursuant to the requirements of condition no. 22 below, to provide safe walking conditions to the high school and middle school serving the area. I 0. Surface water from the adjacent property to the north (Evendell) sheetflows onto the subject property, which is divided into an easterly and westerly basin. The west basin is approximately . . ( . 1.48 acres in area. Surface water from this basin currently sheetflows over the west and south boundaries, creating nuisance conditions on adjacent properties . . A surface water drainage adjustment has been approved to divert surface water flow from the west basin to the east basin, where surface water detention will be sized to provide level 2 flow control. It is proposed to allow some undetained runoff from the southwest portion of the subject property-to continue to, sheetflow over the west and south property boundaries to maintain, but not increase, existing flows. The development of the plat ofEvendell, together with Nichols Place, will control and divert surface water runoff away from Southeast 139th Place and 156th A venue Southeast, where severe conveyance problems exist. Improvements that already have been made to the conveyance system on 160th Avenue Southeast, and additional improvements required as conditions of this and other developments in the area, are expected to provide adequately for the conveyance of surface flow as far as lot 6 of Cedar Park 5-acre tracts. Lot 6 of Cedar Park 5-acre tracts has undersized culverts, identified as locations 50 and 51 in the level 3 offsite drainage analysis prepared for the plat ofEvendell. ··Surface water backs up within a depressed area on that property where it causes nuisance flooding. However, the owner of that property has advised the Applicant that he will not grant permission to improve the existing conveyance channel through lot 6, and King County has advised the Applicant that it would not approve relocating that channel. The requirement of the surface water drainage adjustment that level 2 flow control be provided is sufficient mitigation, according to the King County Surface Water Drainage Manual, for the nuisance flooding impact that this development will have on lot 6 of Cedar Park 5-acre tracts. 11. It is anticipated that a sewage lift station will be located within the plat of Nichols Place. This facility is likely to be located in the southeast comer of the plat, within the area now identified as • • L03P001S-Nicho1s Place Page 6 of 14 "detention/recreation." A separate tract may be required for the lift station. No part of the lift station tract will count toward the requirement for provision of onsite recreation area. 12. The size of the lots proposed by the Applicant generally does not allow for the retention of existing trees within the plat. Removal of trees from property being developed commonly subjects trees on adjacent properties to stress and increases the windthrow hazard. Trees that remain in an area which is substantially cleared present an increased risk to persons and property on and off the site of the remaining trees. However, there is no King County regulation applicable to the subject property that restricts clearing or tree removal to protect trees on adjacent properties from increased stress or risk ofwindthrow. The environmental review of this proposal did not identify impacts of clearing or tree removal as a significant adverse environmental impact of the proposal. CONCLUSIONS: I. If approved subject to the conditions recommended below, the proposed subdivision will comply with the goals and objectives of the King County Comprehensive Plan, subdivision and zoning codes, and other official land use controls and policies of King County. . . . 2. If approved subject to the conditions recommended below, this proposed subdivision will make appropriate provision for the public health, safety and general welfare, and for open spaces, drainage ways, streets, other public ways, transit stops, potable water supply, sanitary waste, parks and recreation, playgrounds, schools and school grounds and safe walking conditions for students who only walk to school; and it will serve the public use and interest. 3. The conditions for final plat approval required below are in the public interest and are reasonable requirements to mitigate the impacts of the development upon the environment. 4. The dedications ofland or easements within and adjacent to the proposed plat, as required for final plat approval or as shown on the proposed preliminary plat submitted by the Applicant on May 19, 2003, are reasonable and necessary as a direct result of the development of this proposed plat, and are proportionate to the impacts of the development. 5. The Applicant has negotiated for the purchase of development rights that would allow for an increase in the number of lots to be developed on the subject property to a total of 23. The development of 23 lots on the subject property will be within the maximum density of 6 dwelling units per acre permitted in the R4 zone classification in the urban area. The proposed development of the subject property, utilizing up to 8 density rights, is consistent with all applicable development standards and other provisions of the king county code. Provisions of the City of Renton Comprehensive Plan concerning density of development on this property are not applicable to this proposal. 6. The road improvements proposed and agreed to by the Applicant, including those shown on the · May 19, 2003 preliminary plat and set forth in the conditions below, will reasonably mitigate the impacts of traffic generated by the proposed development. L03POOI5 -Nichols Place • • Page 7 of 14 7. Safe walking <;onditions for children who walk to school from the subject property will be provided by using one of the alternatives for improvements incorporated into this proposal and set forth in condition no. 20 below. 8. The conditions of approval of the surface water drainage adjustment L03V0036, and the conditions recommended by DOES and agreed to by the Applicant, incorporated into the conditions below, adequately mitigate the impacts of surface water drainage from this proposed development in accordance with adopted King County standards. - 9 There is no applicable provision of the King County Code to restrict the removal of trees in the course of the development of the subject property, or to protect trees on neighboring properties from increased stress and risk ofwindthrow. DECISION: The proposed preliminary plat of Nichols Place, as received May 19, 2003, utilizing up to 8 density credits (transferable density rights) is approved, subject to the following conditions of final plat approval: I. Compliance with all platting provisions of Title 19 -of the King County Code. < 2. All persons having an ownership interest in the subject property shall sign on the face of the final plat a dedication which includes the language set forth in King County Council Motion No. 5952. 3. a. _The plat shall comply with the maximum density (and minimum density) requirements of the R-4 zone classification. All lots shall meet the minimum dimensional requirements of the R-6 zone classification or shall be as shown on the face of the approved preliminary plat, whichever is larger, except that minor revisions to the plat which do not result in substantial changes may be approved at the discretion of the Department of Development and Environmental Services. b. The Applicant shall provide Transfer of Density Credit documentation to ODES prior to final approval to allow transfer of a maximum of eight density credits. 4. The Applicant must obtain final approval from the King County Health Department for abandonment of existing septic systems on-site. 5. All construction and upgrading of public and private roads shall be done in accordance with the King County Road Standards established and adopted by Ordinan<;e No. 11187, as amended (1993 KCRS). 6. The Applicant must obtain the approval of the King County Fire Protection Engineer for the adequacy of the fire hydrant, water main, and fire flow standards of Chapter 17 .08 of the King County Code. 7. Final plat approval shall require full compliance with the drainage provisions set forth in King County Code 9.04. Compliance may result in reducing the number and/or location oflots as shown on the preliminary approved plat. Preliminary review has identified the following conditions of approval which represent portions of the drainage requirements. All other L03POO 15 -Nichols Place • • Page 8 of 14 applicable requirements in KCC 9.04 and the Surface Water Design Manual (SWDM) must also be satisfied during engineering and final review. a. Drainage plans and analysis shall comply with the 1998 King County Surface Water Design Manual and applicable updates adopted by King County. DOES approval of the drainage and roadway plans is required prior to any construction. b. Current standard plan notes and ESC notes, as established by ODES Engineering Review, shall be shown on the engineering plans. c. The following note shall be shown on the final recorded plat: All building downspouts, footing drains, and drains from all impervious surfaces such as patios and driveways shall be connected to the permanent storm drain outlet as shown on the approved construction drawings # on file with ODES and/or the King County Department of Transportation. This plan shall be submitted with the application of any building permit. All connections of the drains must be constructed and approved prior to the final building inspection approval. For those lots that are designated for individual lot infiltration systems, the systems shall be constructed at the time of the building permit and shall comply with plans on file." . ' d. The stormwater detention design shall comply with the Level 2 Flow Control requirements per the 1998 King County Surface Water Design Manual (KCSWDM). e. The storm water control facility shall be located in a separate tract and dedicated to King County unless portions of the drainage tract are used for required recreation space in accordance with KCC 21A.14.180. f. If a sewage lift station is located within the subject property, it shall be placed within a separate tract or easement area, that shall not be counted when computing the provision of onsite recreation area. g. When engineering plans are submitted for review, the owners of the adjacent property to the southwest (15652 Southeast 139th Place) shall be notified that the plans have been · filed with ODES and that they are available for public review. 8. The drainage detention facility shall be designed to meet, at a minimum, the Level 2 Flow Control and Basic Water Quality menu in the 1998 King County Surface Water Design Manual (KCSWDM). 9. (Condition no. 9 is deleted.) 10. A surface water adjustment (L03V0036) is approved for this subdivision. All conditions of approval for this adjustment shall be met prior to approval of the engineering plans. 11. The following road improvements are required to be constructed according to the 1993 King County Road Standards (KCRS): LOJPOOIS -Nichols Place • • Page 9 of 14 a. SE 139th St. shall be improved at a minimum to the urban subaccess street standard. b. FRONTAGE: The frontage of the site along 160th Ave SE (west side only) shall be improved to the urban neighborhood collector standard. c. Tracts A, B and C shall be improved as joint use driveways per Section 3.0 I of the KCRS. These driveways shall be owned and maintained by the lot owners served. Notes to this effect shall be shown on the engineering plans and on the final plat map. d. Modifications to the above road conditions may be considered according to the variance provisions in Section 1.08 of the KCRS. 12. There shall be no direct vehicular access to or from 160th Ave. SE from those lots which abut this street. A note to this effect shall appear on the engineering plans and final plat. 13. All utilities within proposed rights-of-way must be included within a franchise approved by the King County Council prior to final plat recording. 14. The Applicant or subsequent owner shall comply with King County Code 14.75, Mitigation Payment System (MPS), by paying the required MPS fee and administration fee as determined by · . < the applicable fee ordinance. The applicant has the option to either: (I) pay the MPS fee at final plat recording, or (2) pay the MPS fee at the time of building permit issuance. Jfthe first option is chosen, the fee paid shall be the fee in effect at the time of plat application and a note shall be placed on the face of the plat that reads, "All fees required by King County Code 14.75, Mitigation Payment System (MPS), have been paid." If the second option is chosen, the fee paid shall be the amount in effect as of the date of building permit application. I 5. Suitable recreation space shall be provided within one tract that may be separate or may be · combined with the drainage tract in accordance with KCC 21A.14.180. Improvements shall be consistent with the requirements ofKCC 21A.14.180 and KCC 21A.14.190, including provision of sport court[s], children's play equipment, picnic table[s], benches, etc. a. A detailed recreation space plan (i.e., landscape specs, equipment specs, etc.) shall be submitted for review and approval by ODES and King County Parks prior to or concurrent with the submittal of the engineering plans. This·plan shall comply with Ordinance# 14045. b. A performance bond for recreation space improvements shall be posted prior to recording of the plat. 16. A homeowners' association or other workable organization shall be established to the satisfaction of DOES which provides for the ownership and continued maintenance of the recreation, open space and/or sensitive area tract(s). 17. Street trees shall be included in the design of all road improvements, and shall comply with Section 5.03. of the KCRS and.KCC 21A.16.050: LOJPOO JS -Nichols Place • • Page IOofl4 a. Trees shall be planted at a rate of one tree for every 40 feet of frontage along all roads. Spacing may be modified to accommodate sight distance requirements for driveways and intersections. b. Trees shall be located within the street right-of-way and planted in accordance with Drawing No. 5-009 of the 1993 King County Road Standards, unless King County Department of Transportation determines that trees should not be located in the street right-of-way. c. If King County determines that the required street trees should not be located within the right-of-way, they shall be located no more than 20 feet from the street right-of-way line. d. The trees shall be owned and maintained by the abutting lot owners or the homeowners association or other workable organization unless the County has adopted a maintenance program. Ownership and maintenance shall be noted on the face of the final recorded plat. e. The species of trees shall be approved by ODES iflocated within the right-of-way, and shall not include poplar, cottonwood, soft maples, gum, any fruit-bearing trees, or any other tree or shrub whose roots are likely to obstruct sanitary or storm sewers, or that is • < not compatible with overhead utility lines. f. The Applicant shall submit a street tree plan and bond quantity sheet for review and approval by DDES prior to engineering plan approval. g. The street trees must be installed and inspected, or a performance bond posted prior to recording of the plat. If a performance bond is posted, the street trees must be installed and inspected within one year of recording of the plat. At the time of inspection, if the trees are found to be installed per the approved plan, a maintenance bond must be submitted or the performance bond replaced with a maintenance bond, and held for one year. After one year, the maintenance bond may be released after DDES has completed a second inspection and determined that the trees have been kept healthy and thriving. A landscape inspection fee shall also be submitted prior to plat recording. The inspection fee is subject to change based on current County fees. 18. The following have been established by SEPA as necessary requirements to mitigate the adverse environmental impacts of this development. The Applicant shall demonstrate compliance with these items prior to final approval. Individually, or joint with other area developers, the Applicant shall design and construct improvements to Southeast I 28th Street at 1601h Ave. SE to mitigate project impacts at the High Accident Location. Or, the Applicant shall reduce the project impacts at the High Accident Location by completing the remainder of the improvements to Southeast 136th Street (i.e. additional L03P0015 -Nichols Place • • Page 11 of 14 paving, concrete curbs, gutters and sidewalks), between 158th Avenue SE and 160th Avenue SE, and, revise the channelization at the intersection of 156th Avenue SE/SE 136th Street to provide a southbound left tum lane. School Mitigation Fees 19. Lots within this subdivision are subject to King County Code 2IA.43, which imposes impact fees to fund school system improvements needed to serve new development. As a condition of final approval, fifty percent (50%) of the impact fees due for the plat shall be assessed and collected immediately prior to recording, using the fee schedules in effect when the plat receives final approval. The balance of the assessed fee shall be allocated evenly to the dwelling units in the plat and shall be collected prior to building permit issnance. School Walkways 20. The Applicant, individually or in conjunction with other developers, shall construct an off-site walkway to Liberty High school from the site. The walkway shall be constructed within the right-of-way from 160th Ave SE, east along SE 135th Street to 166th Ave SE, and south to Liberty High School at SE 136th Street, or via alternative right-of-way and easements that become available and are approved by ODES. One accepta9!e alternative would be to use future right-of-way of Southeast 136th Street and 162nd Avenue Southeast to connect with the sidewalk improvement of"five lot subdivision," and through the plat of"five lot subdivision"/LOOP0023 to the southwest gate of Liberty High School. The walkway shall be designed and constructed in accordance with the 1993 King County Road Standards and shown on the engineering plans for DOES review and approval. Any surfacing alternative from the King County Road Standards (KCRS 3.09) may be submitted for approval through a road variance application. ORDERED this 2nd day of March, 2004. es . O'Connor County Hearing Examiner pro tern TRANSMITTED this 2nd day of March, 2004, to the parties and interested persons of record: Marshall Brenden 18225 SE I 28th Renton WA 98059 Robert Darrow Haozous Engineering 13428 -45th Court Mukilteo WA 98275 Ronda Bryant 15406 SE 136th Street Renton WA 98059 Shirley Day 14412 -167th Pl. SE Renton WA 98059-6828 · Carolyn Ann Buckett 16524 SE 145th St. Renton WA 98059 Edward June & Kristy Hill 13527156thAve.SE Renton WA 98059 L03POOl5-Nichols Place Kathy Graves 13020 -160th Ave. SE "Renton WA 98059 Rebecca Lind City of Renton 1055 S Grady Way Renton WA 98055 • Mark & Barbara Nichols 13815 -160th Ave. SE. Renton WA 98059 Roger Paulsen 15657 SE 139th Place Renton WA 98059 Seattle KC Health Dept. E.' Dist. Environ. Health 14350 SE Eastgate Way Bellevue WA 98007 Penny Thorbeck 15650 SE 138th Pl. Renton WA 98059 Laura Casey DDES/LUSD Wetland Review MS OAK-DE-0100 Karen Scharer DDES/LUSD Current Planning MS OAKCDE-0100 Bruce Whittaker DDES/LUSD Prel. Review Engineer MS OAK-DE-0100 Victor & Gwendolyn High 13405 -158th Ave. SE Renton WA 98059 James Mahoney 14011 -160th Ave. SE Renton WA 98059 Gary Norris Gary Struthers & Associates 3150 Richards Road #200 Bellevue WA 98005 Mike Romano Centurion Development Services 22617 8th Drive SE Bothell WA 9802 I Claude & Eloise Stachowiak 15652 SE 139th Pl. Renton WA 98059-7422 Kevin M. Wyman 16540 SE 149th St. Renton WA 98059 Kristen Langley DDES/LUSD Land Use Traffic MS OAK-DE-0100 Steve Townsend DDES/LUSD Land Use Inspections MS OAK-DE-0100 • Page 12of14 Don & Diane Kezele 15657 SE 137th Pl. Renton WA 98059 Kathy Nelson Transportation Dept. 805 -2nd Ave. S. Issaquah WA 98027 Richard & Anita Oliphant 16519SE 145thSt. Renton WA 98059 Vicki & Dale Roppe 14005 -160th Ave. SE Renton WA 98059 Howard Stansbury Centurion Development 22617 -8th Dr. SE Bothell WA 98021 Greg Borba DDES/LUSD MS OAK-DE-0100 Carol Rogers DDES/LUSD MS OAK-DE-0100 Larry West DDES/LUSD Geo Review MS OAK-DE-0100 In order to appeal the decision of the Examiner, written notice of appeal must be filed with the Clerk of the King County Council with a fee of$250.00 (check payable to King County Office of Finance) on or before March 16, 2004. If a notice of appeal is filed, the original and six (6) copies of a written appeal statement specifying the basis for the appeal and argument in support of the appeal must be filed with the L03POOl5-Nichols Place • • Page 13 of14 Clerk of the King County Council on or before March 23, 2004. Appeal statements may refer only to facts contained in the hearing record; new facts may not be presented on appeal. Filing . requires actual delivery to the Office of the Clerk of the Council, Room I 025, King County Courthouse, 516 3"' Avenue, Seattle, Washington 98104, prior to the close of business (4:30 p.m.) on the date due. Prior mailing is not sufficient if actual receipt by the Clerk does not occur within the applicable time period. The Examiner does not have authority to extend the time period unless the Office of the Clerk is not open on the specified closing date, in which event delivery prior to the close of business on the next business day is sufficient to meet the filing requirement. If a written notice of appeal and filing fee are not filed within fourteen (14) calendar days of the date of this report, or if a written appeal statement and argument are not filed within twenty-one (21) calendar days of the date of this report, the decision. of the hearing examiner contained herein shall be the final decision of King County without the need for further action by the Council. · MINUTES OF THE FEBRUARY 24, 2004, PUBLIC HEARING ON DEPARTMENT OF DEVELOPMENT AND ENVIRONMENTAL SERVICES FILE NO. L03POOl5. James N. O'Connor was the Hearing Examiner in this matter. Participating in the hearing were Karen Scharer, Bruce Whittaker and Kristen Langley, representing the De1:prtment; Michael Romano and Duana Koluskova representing the Applicant; and Gwendolyn High, Kristy Hill, Claude Stachowiak, Gary Noris, Diane Kezele, Ronda Bryant, and Robert Darrow. The following exhibits were offered and entered into the record: Exhibit No. I Exhibit No. 2 2.1 2.2 2.3 2.4 2.5 2.6 2.7 Exhibit No. 3 Exhibit No. 4 Exhibit No. 5 Exhibit No. 6 Exhibit No. 7 Exhibit No. 8 Exhibit No. 9 Exhibit No. 10 Exhibit No. 11 Exhibit No. 12 Exhibit No. 13 Exhibit No. 14 Exhibit No. 15 Exhibit No. 16 ODES file no. L03POOl5 DOES preliminary report for L03POOl5, with the following attachments: Lot plat design Density calculations (R-4 with 8 TD Rs}, dated 5/29/03 Memo from Issaquah School District, dated 5/23/03 Certificate of water availability, dated 6/18/03 City of Renton letters, dated 6/15/0l, 1/15/03 and 1/14/04 · City of Renton sewer certificate, dated 5/18/01 Certificate of Transportation Concurrency, dated 5/22/02 Corrections/revisions to the 2/24/04 Preliminary Staff Report Application for land use permit (no. L03TY404)---Nichols Place zone reclassification, received 5/19/2003 Environmental checklist, received 5/19/2003 SEP A mitigated determination of non-significance, issued 12/23/2003 Affidavit of posting indicating a posting date of 6/30/2003, received 7/02/2003 Site plan (23 lot preliminary plat map), received 5/19/2003 Assessors map (1) SE 14-23-05, revised 12/03/2000 Density Credit Transfer Agreement"for 5 TDRs, dated 2/20/2004 Density Credit Transfer Agreement for 3 TDRs, dated 2/20/2004 Traffic Impact Analysis by Garry Struthers Assoc., received 5/19/2003 Revised Traffic Impact Analysis, received 11/12/2003 .Walkway study prepared by dmp, inc., dated 8/18/2003 Walking Route Analysis, annotated by DOES, prepared 2/23/2004 Email from Issaquah School District re: school walkways as related to plat conditions of LOOP0023, dated 3/10/2003 L03P0015-Nicho1s Place .Exhibit No. 17 Exhibit No. 18 Exhibit No. 19 Exhibit No. 20 Exhibit No. 21 Exhibit No. 22 Exhibit No. 23 Exhibit No. 24 Exhibit No. 25 Exhibit No. 26 Exhibit No. 27 Exhibit No. 28 Exhibit No. 29 Exhibit No. 30 Exhibit No. 31 Exhibit No. 32 Exhibit No. 33 Exhibit No. 34 Exhibit No. 35 Exhibit No. 36 JNO:ms L03P0015 RPT • • Page 14ofl4 TIR by Haozous Engineering, PS, dated 5/18/2003 King County SWDM adjustment, no. L03V0036, dated 9/04/2003 Wetland and Drainage Corridor Site Reconnaissance Assessment by Habitat Technologies, dated 10/11/2002 Tributary area map, annotations by DOES, prepared 2/2004 Haozous Engineering update/response to screening letter, dated 10/27/2003 Hearing Examiner Report and Decision for Evendell (file no. L03RE038), dated 2/04/2004 Email from Shirley Day, dated 2/03/2004 Letter from Gwendolyn High for CARE, dated l /26/2004 Email from James Mahoney, dated 7/09/2003 Email from Claude & Eloise Stachowiak, dated 11/16/2003 Letter from Bill & Dona Mokin, dated 2/07/2004 Letter from Anita & Richard Oliphant, dated 1/29/2004 Statement from Diane Kezele, dated 2/09/2004 Statement from Anita & Rich Oliphant, dated 2/24/2004 CARE response, dated 2/24/2004 CARE updated household list Not used Sign-in sheet for 2/24/2004 hearing ' ' Revisions to traffic study from Gary Norris of Garry Struthers Assoc., dated 2/24/2004 Statement from Claude R. & Eloise M . .Stachowiak, dated 2/23/2004 . ' TO: RE: • OFFICE OF THE HEARING EXAMINER KING COUNTY, WASHINGTON 400 Yesler Way, Room 404 Seattle, Washington 98104 Telephone (206) 296-4660 Facsimile (206) 296-1654 NOTICE OF APPEAL Parties and Interested Persons Clerk of the Council • Department of Development and Environmental Services File Nos. L03P0006, L03P0005, L03P0015 . March 19,2004 Written appeal statements have been submitted by Gwendolyn High on behalf of Citizens' Alliance for a Responsible Evendell (C.A.R.E.), in the above-referenced matters. Copies may be obtained from this office. Any party of record ( other than an appellant replying to his/her own appeal) may respond in writing by submitting an original response statement and four copies to the Clerk of the Council, Room Wl025. King County Courthouse, 516-3nl Avenue, Seattle, Washington 98104 by April 2, 2004. Written responses should not include references to facts that are outside the hearing record. (Please note: The Office of the Clerk closes at 4:30 p.m. Facsimile and email transmissions are not accepted by the Clerk as forms of delivery.) The Metropolitan King County Council will decide these appeals based on the record from the Examiner's hearing and the issues raised within the written appeal statements and the responses thereto. You will be notified of the date for the consideration of the appeals by the Council. However, presentation of oral argument is at the discretion of the Council and limited to parties to the appeal (those persons who have filed written appeal statements or responses within the allowed time period, plus the applicant who is a necessary party). Generally, only one person supporting and one person opposing each appeal is permitted to address the Council. Please Note: A party who wishes to respond to any one or more of the appeal statements in these matters (Liberty Grove, Liberty Grove Contiguous and Nichols Place) may, at the party's option, submit a single document, suitably captioned as applicable to one, two or all three of these appeals. The original and four copies should be submitted for the first application to which the response applies, and one additional signed copy for each additional application to which it applies. MABN FIB.IE COPY @ ,\ TO: RE: • OFFICE OF THE HEARING EXAMINER King County, Washington NOTICE OF APPEAL MEETING DATE PARTIES AND INTERESTED PERSONS • Department of Development and Environmental Services Files: L03RE038, Evendell Plat Revision; L03P0006, Liberty Grove L03P0005, Liberty Grove Contiguous And L03POOl5, Nichols Place Proposed Ordinances: 2003-0490 2004-0006 2004-0005 2004-0013 )100 Action on the appeals from the Decisions of the King County Hearing Examiner on the above referenced applications is scheduled to be taken by the Metropolitan King County Council at its meeting on May I 0, 2004 at 9:30 a.m., or as soon thereafter as possible, in Room I 00 I, Council Chambers, King County Courthouse, 516-3'd Avenue, Seattle, Washington. In order to assist the members of the Council in considering appeals from the Hearing Examiner, the Examiner prepares packages of summary information ("Appeal Packages"). Attached to this notice is the tables of contents of each of the "Appeal Packages" prepared for these appeal proceedings, as well as copies of the Examiner's summary of issues on appeal. These packages are delivered to the members of the Council in advance of the time set for oral appeal arguments. The complete record of the public hearing is also available to the members of the Council for review at their convenience. Presentation of oral arguments to the Council is usually limited to parties to the appeal (those persons who have filed written appeal statements or responses thereto within the allowed time periods). Normally each party to the appeal, or the party's representative, is allowed a brief time set by the Council to make an oral presentation. If there are multiple parties, generally only one person supporting and one person opposing the appeal may provide oral argument, unless all parties supporting a common position agree to a division of time among themselves, or different time allowances are set by the Council. The time limit on presentations is usually ten minutes, which does not include time spent responding to questions by the Council. The Council may also address questions to other persons who are present. All persons who are given an opportunity to speak should keep in mind that the Council's consideration of these appeals is limited by King County Code Section 20.24.220 to the record of the hearing before the Examiner. Therefore, no new evidence may be introduced, and references to factual information must be limited to matters that previously have been introduced into evidence. Any contact with a member of the Council concerning these appeals prior to final action by the Council is prohibited by law. DATED this 28'h day of April 2004. es N. O' nnor pro /em ing County Hearing Examiner MAll'l!J IFUllE COPY@ • Ordinance Concurring with Examiner's Recommendation Vicinity Map Examiner's Summary of Appeal Issues Appeal Arguments C.A.R.E./Gwendolyn High Appeal Responses TABLE OF CONTENTS U.S. Land Development Association Shirley Day Examiner's Report and Decision Department of Development and Environmental Services Preliminary Report Department of Development and Environmental Services Corrections to the Preliminary Report • Page No. 3 4 6 19 34 35 49 69 ~------------------------------------------------· • • EXAMINER'S SUMMARY OF APPEAL ARGUMENTS RE: Department of Development and Environmental Services File No. L03P0015 I. Proposed Ordinance No. 2004-0013 Nichols Place Preliminary Plat and Proposal for Transfer of Density Credits Examiner: James N. O'Connor 2. Parties to the Appeal: 3. 4. Appellants: Respondents: Location: Issues on Appeal: Citizens Alliance for a Responsible Evendell ("C.A.R.E."), represented by Gwendolyn High U.S. Land Development Association, Represented by Duana Kolouskova Shirley Day West of 1601h Avenue Southeast, south of Southeast 138 1h Street (if extended) at 13815-1601h A venue Southeast A. Should the transfer of eight (8) density credits to this site be approved, to permit the development of23 lots on 3.82 acres in the R-4 zone? B. Should additional conditions be placed on the revised plat to reduce the danger from trees offadjacent properties that may be damaged or exposed to wind as a result of the development? 5. Appellant's Arguments: A. There is not a shortage of housing capacity that requires additional density on this property. The transfer of density credits to this site is inconsistent with County Wide Planning Policies and Comprehensive Plan Goals and Policies, as required by KCC 21A.37.0IO. This location is not one where necessary infrastructure already exists or can be provided at the lowest public cost. Although located in the Renton potential annexation area, required interlocal agreements have not been made by King County with Renton. King County has failed to address issues raised by the City of Renton. New development in existing neighborhoods should build on existing patterns. This neighborhood is now divided into lots ranging from 15,000 square feet to I Y.. acres, • • giving an overall impression of a suburban or somewhat rural area. It is isolated from fully developed areas. B. DOES proposed a condition for the adjacent plat ofEvendell to protect trees on the property adjacent to the west ofEvendell by establishing an easement over the drip line areas on the Evendell property. Removal of trees on the subject property will expose offsite trees to winds that creates a risk to the safety of adjacent property owners. Respondent's Arguments: A. The County's Transfer of Density Rights ("TOR") program designates areas within the county that may receive density credits. A site within a designated receiving area has an outright ability to use density credits. A proposed development using density credits is processed as a regular subdivision, without additional subjective review related to the use of density credits. This property is in a designated receiving area, being in an unincorporated urban area zoned R-4. KCC 21A.37.030 (A)(!). R-4 allows a maximum density of 6 dwelling units per acre using density credits. The proposed plat revision is within that maximum. A new TOR review process that would apply Countywide Planning Policies and the Comprehensive Plan directly to a subdivision is not contained in the county code or permitted by state law. No code provision bars development in an area not subject to an interlocal agreement. The City of Renton supported this subdivision by allowing 23 sewer hook-ups for the property. B. No county code provision addresses impact to trees on adjacent properties. There is no legal basis to impose additional conditions. 6. Examiner's Recommendation: No change from March 2, 2004 decision. • Ordinance Concurring with Examiner's Recommendation Vicinity Map Examiner's Summary of Appeal Issues Appeal Arguments C.A.R.E./Gwendolyn High Appeal Responses Lakeridge Development Shirley Day Examiner's Report and Decision TABLE OF CONTENTS Department of Development and Environmental Services Preliminary Report • Page No. 2 3 4 6 19 33 34 51 ,------- • • EXAMINER'S SUMMARY OF APPEAL ARGUMENTS RE: Department of Development and Environmental Services File No. L03P0005 I. Proposed Ordinance No. 2004-0005 Liberty Grove Contiguous Preliminary Plat and Proposal for Transfer of Density Credits Examiner: James N. O'Connor 2. Parties to the Appeal: Appellants: Respondents: 3. Location: Citizens Alliance for a Responsible Evendell ("C.A.R.E."), represented by Gwendolyn High Lakeridge Development, Represented by Duana Kolouskova Shirley Day South of Southeast 1361h Street, between 1601h Avenue Southeast and 162nd A venue Southeast 4. Issue on Appeal: Should the transfer of a maximum of five (5) density credits to this site be approved, to permit the development of36 lots on 7.92 acres in the R-4 zone? 5. Appellant's Arguments: There is not a shortage of housing capacity that requires additional density on this property. The transfer of density credits to this site is inconsistent with County Wide Planning Policies and Comprehensive Plan Goals and Policies, as required by KCC 21A.37.0JO. This location is not one where necessary infrastructure already exists or can be provided at the lowest public cost. Although located in the Renton potential annexation area, required interlocal agreements have not been made by King County with Renton. King County has failed to address issues raised by the City of Renton. New development in existing neighborhoods should build on existing patterns. This neighborhood is now divided into lots ranging from 15,000 square feet to I V. acres, giving an overall impression of a suburban or somewhat rural area. It is isolated from fully developed areas. Respondent's Arguments: The County's Transfer of Density Rights ("TOR") program designates areas within the county that may receive density credits. A site within a designated receiving area has an outright ability • • to use density credits. A proposed development using density credits is processed as a regular subdivision, without additional subjective review related to the use of density credits. This property is in a designated receiving area, being in an unincorporated urban area zoned R-4. KCC 21A.37.030 (A)(l). R-4 allows a maximum density of 6 dwelling units per acre using density credits. The proposed plat revision is within that maximum. A new TDR review process that would apply Countywide Planning Policies and the Comprehensive Plan directly to a subdivision is not contained in the county code or permitted by state law. No code provision bars development in an area not subject to an interlocal agreement. The City of Renton supported this subdivision by allowing sewer hook-ups for the property. 6. Examiner's Recommendation: No change from February 27, 2004 decision • Ordinance Concurring with Examiner's Recommendation Vicinity Map Examiner's Summary of Appeal Issues Appeal Arguments C.A.R.E./Gwendolyn High Appeal Responses Lakeridge Development Shirley Day Examiner's Report and Decision TABLE OF CONTENTS Department of Development and Environmental Services Preliminary Report • Page No. 2 3 5 7 19 33 34 51 • • EXAMINER'S SUMMARY OF APPEAL ARGUMENTS RE: Department of Development and Environmental Services File No. L03P0006 I. 2. 3. 4. 5. Proposed Ordinance No. 2004-0006 Liberty Grove Preliminary Plat and Proposal for Transfer of Density Credits Examiner: Parties to the Appeal: Appe11ants: Respondents: Location: Issue on Appeal: James N. O'Connor Citizens A11iance for a Responsible Evende11 (C.A.R.E.), represented by Gwendolyn High Lakeridge Development, Represented by Duana Kolouskova Shirley Day North of Southeast l 36'h Street, between 1601h Avenue Southeast and 158 1h Avenue Southeast Should the transfer of five (5) density credits to this site be approved, to a11ow the development of 24 lots on 4.84 acres in the R-4 zone? Appe11ant's Arguments: There is not a shortage of housing capacity that requires additional density on this property. The transfer of density credits to this site is inconsistent with County Wide Planning Policies and Comprehensive Plan Goals and Policies, as required by KCC 21A.37.0IO. This location is not one where necessary infrastructure already exists or can be provided at the lowest public cost. Although located in the Renton potential annexation area, required interlocal agreements have not been made by King County with Renton. King County has failed to address issues raised by the City of Renton. New development in existing neighborhoods should build on existing patterns. This neighborhood is now divided into lots ranging from 15,000 square feet to I V. acres, giving an overa11 impression of a suburban or somewhat rural area. It is isolated from fully developed areas. • • Respondent's Arguments: The County's Transfer ofOensity Rights ("TOR") program designates areas within the county that may receive density credits. A site within a designated receiving area has an outright ability to use density credits. A proposed development using density credits is processed as a regular subdivision, without additional subjective review related to the use of density credits. This property is in a designated receiving area, being in an unincorporated urban area zoned R-4. KCC 21A.37.030 (A)(l). R-4 allows a maximum density of6 dwelling units per acre using density credits. The proposed plat revision is within that maximum. A new TOR review process that would apply Countywide Planning Policies and the Comprehensive Plan directly to a subdivision is not contained in the county code or permitted by state law. No code provision bars development in an area not subject to an interlocal agreement. The City of Renton supported this subdivision by allowing sewer hook-ups for the property. 6. Examiner's Recommendation: No change from February 23, 2004 decision. • Ordinance Concurring with Examiner's Recommendation Vicinity Map Examiner's Summary of Appeal Issues Appeal Arguments C.A.R.E./Gwendolyn High Appeal Responses TABLE OF CONTENTS U.S. Land Development Association Examiner's Report and Decision Department of Development and Environmental Services Preliminary Report Department of Development and Environmental Services Corrections to the Preliminary Report • Page No. 3 4 6 20 38 59 83 • • EXAMINER'S SUMMARY OF APPEAL ARGUMENTS RE: Department of Development and Environmental Services File No. L03RE038 I. 2. 3. 4. Proposed Ordinance No. 2003-0490. I Evendell Revision Preliminary Plat Revision and Proposal for Transfer of Density Credits Examiner: Parties to the Appeal: Appellants: Respondent: Location: Issues on Appeal: James N. O'Connor Citizens Alliance for a Responsible Evendell (C.A.R.E.), represented by Gwendolyn High U.S. Land Development Association, Represented by Duana Kolouskova Lying South of Southeast 136 1h Street, between 1561h Avenue Southeast and !60'h Avenue Southeast A. Should the transfer of 20 density credits to this site be approved, to permit revision of this preliminary plat to allow the development of70 lots on 12.43 acres in the R-4 zone? B. Should additional conditions be placed on the revised plat to reduce the danger from trees on adjacent properties that may be damaged or exposed to wind as a result of the development? 5. Appellant's Arguments: A. There is not a shortage of housing capacity that requires additional density on this property. The transfer of density credits to this site is inconsistent with County Wide Planning Policies and Comprehensive Plan Goals and Policies, as required by KCC 2JA.37.0JO. This location is not one where necessary infrastructure already exists or can be provided at the lowest public cost. Although located in the Renton potential annexation area, required interlocal agreements have not been made by King County with Renton. King County has failed to address issues raised by the City of Renton. New development in existing neighborhoods should build on existing patterns. This neighborhood is now divided into Jots ranging from I 5,000 square feet to I '!. acres, giving an overall impression of a suburban or somewhat rural area. It is isolated from fully developed areas. 6. • • B. DOES proposed a condition to protect trees on the adjacent property to the west by establishing an easement over the drip line areas on the subject property. Removal of trees on the subject property exposes offsite trees to winds that creates a risk to the safety of adjacent property owners. Respondent's Arguments: A. The County's Transfer of Density Rights ("TOR") program designates areas within the county that may receive density credits. A site within a designated receiving area has an outright ability to use density credits. A proposed development using density credits is processed as a regular subdivision, without additional subjective review related to the use of density credits. This property is in a designated receiving area, being in an unincorporated urban area zoned R-4. KCC 21A.37.030 (A)(l). R-4 allows a maximum density of 6 dwelling units per acre using density credits. The proposed plat revision is within that maximum. A new TOR review process that would apply Countywide Planning Policies and the Comprehensive Plan directly to a subdivision is not contained in the county code or permitted by state law. No code provision bars development in an area not subject to an interlocal agreement. The City of Renton supported this subdivision by allowing 75 sewer hook-ups for the property. B. No county code provision addresses impact to trees on adjacent properties. There is no legal basis to impose additional conditions. Examiner's Recommendation: No change from February 4, 2004 decision. ' • OFFICE OF THE HEARING EXAMINER KING COUNTY, WASHINGTON 400 Yesler Way, Room 404 Seattle, Washington 98104 Telephone (206J 296-4660 Facsimile (206) 296-1654 January 15, 2004 NOTICE OF HEARING SUBJECT: Department of Development and Environmental Services File No. L03P0015 Proposed Ordinance No. 2004-0013 Location: Applicant: NICHOLS PLACE Preliminary Plat Application West of 160'h Avenue Southeast, south of Southeast 138'h Street (if extended) at 13815 -160th Avenue Southeast U.S. Land Development Associates, represented by Michael J. Romano Centurion Development Services 22617 -8th Drive Southeast Bothell, Washington 98021 Telephone: (425) 486-2563 King County: Department of Development and Environmental Services, represented by Karen Scharer 900 Oakesdale Avenue Southwest Renton, Washington 98055 Telephone: (206) 296-7114 Facsimile: (206) 296-6613 A public hearing has been scheduled on this proposal for 9:30 a.m. on Tuesday, February 24, 2004, in the Department of Development and Environmental Services Hearing Room, 900 Oakesdale Avenue SW, Renton, Washington. A pre-hearing conference may be requested by any party prior to February 10, 2004. ("Parties" include the applicant, property owner and responsible County agency. Other persons likely to be directly and substantially affected by County action on this proposal may request "party" status by submitting an intervenor petition to the Hearing Examiner.) Hearing Examiner Rule V111, which is included with this notice, governs pre-hearing conferences. If you are a party to this proceeding and believe a pre-hearing conference should be held prior to the public hearing, submit your written request with specific reasons in support thereof to the King County Hearing Examiner. To promote efficiency in the conduct of hearings and to eliminate surprise, pre-hearing exchange of information is encouraged by the Rules of Procedure. Any person is entitled to receive, at cost, copies of documents in the County file. Application may also be made to the Examiner to direct exchange of other significant information by any person or agency. Mediation of disputes is available pursuant to King County Code Section 20.24.330 and Rules of Mediation. Please contact the Office of the Hearing Examiner if you need a copy of the Rules of Procedure or Rules of Mediation, or obtain the Rules by visiting our web site at www.metrokc.gov/mkcc/hearingexaminer. MABi\11 flllE COl?V ,._. ·_;: ·~L, .' . • ; \. • •••• L03POO 15-Nichols Place 2 ORDERED this 15th day of January, 2004. TRANSMITTED this 15th day of January, 2004, to the following parties and interested persons: Marshall Brenden Kathy Graves Rebecca Lind 18225 SE 128th 13020-160thAve. SE City of Renton Renton WA 98059 Renton WA 98059 1055 S Grady Way Renton WA 98055 James Mahoney Mark & Barbara Nichols Roger Paulsen 14011-160thAve. SE 13815 -160th Ave. SE 15657 SE 139th Place Renton WA 98059 Renton WA 98059 Renton WA 98059 Mike Romano Vicki & Dale Reppe Seattle KC Health Dept Centurion Development Seivices 14005 -160th Ave. SE E. Dist Environ. Health 22617 8th Drive SE Renton WA 98059 14350 SE Eastgate Way Bothell WA 98021 Bellevue WA 98007 Claude & Eloise Stachowiak Howard Stansbury Penny Thorbeck 15652 SE 139th Pl. Centurion Development 15650 SE 138th Pl. Renton WA 98059-7422 22617 -8th Dr. SE Renton WA 98059 Bothell WA 98021 Kevin M. Wyman Greg Borba Laura Casey 16540 SE 149th St DDESILUSD DDESILUSD Renton WA 98059 MS OAK-DE-0100 Wetland Review MS OAK-DE-0100 Kristen Langley Carol Rogers Karen Scharer DDES/LUSD DDES/LUSD DDES/LUSD Land Use Traffic MS OAK-DE-0100 Current Planning MS OAK-DE-0100 MS OAK-DE-0100 Steve Townsend Larry West Bruce Whittaker DDES/LUSD DDES/LUSD DDESILUSD Land Use Inspections Geo Review Prel. Review Engineer MS OAK-DE-0100 MS OAK-DE-0100 MS OAK-DE-0100 NOTE: If the Renton School District announces a district-wide school closure due to adverse weather conditions or similar area emergency, the public hearing on this matter will be postponed. Parties of record will be notified of the time and date of the rescheduled hearing. Any questions regarding postponements and rescheduling can be directed to the Hearing Examiner's Office at (206) 296-4660. SLS:gao L03POOJ5 NOT Attachment Sign language and communication material in alternate formats can be arranged given sufficient notice at 296-1000 (TDD number 296-1024). ....,. ••••• •••• ••••• - ' , • • L03P0015-Nichols Place 3 RULES OF PROCEDURE OF THE KING COUNTY HEARING EXAMINER Rule VIII. PRE-HEARING CONFERENCES A. Purpose and Initiation Pre-hearing conferences promote efficient case management by providing an informal process for early identification of issues and resolution of procedural matters in complex cases. Evidence generally will not be received at a pre-hearing conference, except when required in order for the examiner to rule on a motion. (Pre-marking and introduction of exhibits to which there is no objection may occur at the discretion of the examiner.) The examiner, on motion of any party or upon his/her own motion, may convene a pre-hearing conference to: 1. Identify, clarify, limit or simplify issues. 2. Hear and consider pre-hearing motions. 3. Schedule hearings, identify parties and witnesses, determine the order of and limits upon testimony, obtain stipulations as to facts and law, identify and admit exhibits, order discovery, and consider and act upon any other matter which may aid in the efficient disposition of the hearing. B. Requests for Conference A motion to convene a pre-hearing conference shall be made to the examiner as soon as the need for a conference is recognized by the moving party (at least 21 days prior to the scheduled hearing date), and shall state the reasons for the request, including any motions to be presented. For good cause stated in the motion, the examiner may consider a request that fails to meet the 21-day requirement. For hearings authorized under KCC 20.24.080, a motion by any party for a pre-hearing conference shall be granted if timely. However, unless consented to by all parties or otherwise ordered for good cause by the examiner, no pre-hearing conference on an appeal can be convened later than 45 days after receipt of the statement of appeal by the hearing examiner's office. C. Proceedings at Conference A party who has received timely notice of a pre-hearing conference shall identify at the conference any pre-hearing motions not previously made which he/she intends to make. Parties or interested persons may also file timely written pre-hearing motions for consideration at the pre- hearing conference. Failure to make or disclose a motion which was available to the party at the time of the conference may be grounds for its denial if subsequently made. D. Pre-hearing Order Following a pre-hearing conference, the examiner shall issue an order specifying all items determined at the conference. The order shall be binding upon all parties and interested persons who received timely notice of the conference. Revised March 31, 1995 DIRE<tloNs TO ODES HEARING R.M 900 OAKESDALE AVE SW, RENTON SOUTHBOUND 1-5 • • EXIT 157 -Marting Luther King Way Turn RIGHT onto 68"' Ave. S. 6ft' Ave. S. becomes MONSTER RD. SW Monster Rd. turns into OAKESDALE AVE SW DDES is on your left (building 900) NORTHBOUND 1-5 • EXIT 154 to 1-405/W A-518/Burien/Renton Stay right to 1-405/Renton/Bellevue 1-405 EXIT I to W A-181/W. Valley Hwy. LEFT onto W. Valley Hwy/SR 181 RIGHT onto East Grady Way LEFT onto Oakesdale Ave. SW DDES is on your right (building 900) NORTHBOUND SR 167 • Northbound under the I-405 overpass LEFT at SW 7"' St. (2"d light) • LEFT onto Oakesdale Ave. SW DDES is on your left (building 900) SOUTIIBOUND 1-405 EXIT 2 to WA-167/Auburn/Rainier Ave. • Follow to SR-167 (Valley Fwy.) north LEFT onto SW Grady Way • RIGHT onto Oakesdale Ave .. SW DDES is on your right (building 900) NORTIIBOUND 1-405 EXIT I to Interurban Ave. S/West Valley Hwy • LEFT at light at ramp bottom (north under I-405) • RIGHT onto SW Grady Way • LEFT onto Oakesdale Ave. SW DDES is on your right (building 900) SW 7lll STREET sWGRADYWAY. N s -E G:\working\Misc\Hcx\DDES directions.doc • _, .. OFFICE OF THE HEARING EXAMINER KING COUNTY, WASHINGTON 400 Yesler Way, Room 404 Seattle, Washington 98104 Telephone (206) 296-4660 Facsimile (206) 296-1654 March 2, 2004 REPORT AND DECISION SUBJECT: Department of Development and Environmental Services File No. L03P0015 Proposed Ordinance No. 2004-0013 NICHOLS PLACE Proposed Preliminary Plat and Proposal for Transfer of Density Credits Location: Applicant: Intervenor: West of 160'h Avenue Southeast, south of Southeast 138th Street (if extended) at 13815 -160th Avenue Southeast U.S. Land Development Associates, represented by Michael J. Romano Centurion Development Services 22617 -8th Drive Southeast Bothell, Washington 98021 Telephone: (425) 486-2563 C.A.R.E., represented by Gwendolyn High 13405 -l 58'h Avenue Southeast Renton, Washington 98059 King County: Department of Development and Environmental Services, represented by Karen Scharer 900 Oakesdale Avenue Southwest Renton, Washington 98055 Telephone: (206) 296-7114 Facsimile: (206) 296-6613 SUMMARY OF DECISION/RECOMMENDATION: Department's Preliminary Recommendation: Department's Final Recommendation: Examiner's Decision: Approve, subject to conditions Approve, subject to conditions (modified) Approve, subject to conditions (modified) ~-t • ·• 'I_'.) , . • L03P0015-Nichols Place Page 2 of 14 ISSUESffOPICS ADDRESSED: • Transfer of density credits • Surface water drainage • Road improvements • Safe walking conditions • Tree preservation SUMMARY: Application for a transfer of a maximum of eight density credits, and approval of a preliminary plat to subdivide approximately 3.82 acres into 23 lots in the urban area, are granted preliminary approval. EXAMINER PROCEEDINGS: Hearing Opened: Hearing Closed: February 24, 2004 February 24, 2004 Participants at the public hearing and the exhibits offered and entered are listed in the attached minutes. A verbatim recording of the hearing is available in the office of the King County Hearing Examiner. FINDINGS, CONCLUSIONS & DECISION: Having reviewed the record in this matter, the Examiner now makes and enters the following: FINDINGS: I. General Information: Proponent: Representative: Location: Sectionffownship/Range: Acreage Plat: Current Zoning: Number of Lots: U.S. Land Development Association P.O. Box 22200 Seattle, WA 98122 Michael Romano Centurion Development Services 22617 8th Dr. SE, Bothell, WA 98021 Phone: 425-486-2563 Facsimile: (425) 486-3273 Einail: Michael.romano@verizon.net The site is located west of 160th Ave. SE, south of SE 138th Street (if extended) at 13815 160th Ave. SE SE 14-23-05 3.82 acres R-4 Parcels # 142305 9058 23 proposed using 8 TDR's • L03POO IS -Nichols Place Density: Lot Size: Proposed Use: Sewage Disposal: Water Supply: Fire District: School District: Community Plan: Drainage Subbasin: King County Permits: Complete Application Date: Threshold Determination: Date oflssuance: KC Permit Contact: 6 dwellings per acre 4,320 square feet single family City of Renton Water District #90 King County Fire District # 25 Issaquah Newcastle Lower Cedar River Subdivision June 19, 2003 • Mitigated Determination ofNonsignificance (MONS) December 23, 2003 Karen Scharer, Project Manager II, Current Planning Section, LUSD Page 3 of 14 Phone no. (206) 296-7114 or email at karen.scharer@metrokc.gov 2. Except as modified herein, the facts set forth in the King County DOES preliminary report to the Hearing Examiner for the February 24, 2004, public hearing are found to be correct and are incorporated herein by this reference. Said report is exhibit no. 2 in the hearing record. The drainage detention area planned to serve the subject property will be sized to accommodate surface water drainage from the proposed development of Nichols Place only. The proposed plat ofEvendell, adjacent to the north, will have a separate surface water detention facility. 3. On February 4, 2004 the King County Hearing Examiner issued his report and decision granting preliminary approval for the revised plat of Evendell, based upon transfer of 20 density credits that would allow for development of 70 lots on 12.43 acres. This would provide a density of 5.6 dwelling units per acre on the Evendell property, which is adjacent to the north of the subject property. The maximum density permitted in the R4 zone classification is 6 dwelling units per acre, utilizing density incentives or transferred development rights. The Examiner's decision approving the Even dell plat revision, file no. LO I POO 16, is incorporated by reference in the hearing record of this proceeding. 4. To the east, south and west of the subject property are larger lots and parcels, ranging from approximately 12,600 square feet to 2.25 acres in size. 5. King County's "Transfer of Development Rights (TOR)" program is governed by Chapter 21A.37 of the King County Code. The TOR program establishes a property right which is separable from the fee-simple title to certain lands within King County, and provides a method for the transfer and utilization of that new right, which is colloquially known as a development right or "density credit." A density credit has a substantial market value. The underlying purpose of the TOR program is to allow for the movement of residential density from rural areas to urban areas of King County. The code is intended to provide, " ... an efficient and streamlined administrative review system to ensure that transfers of development rights to receiving sites are evaluated in a timely way and balanced with other County goals and policies, and are adjusted to the specific conditions of each receiving site." KCC 21 A.37 .010.2. L03POO IS -Nichols Place • • Page4 of 14 Receiving sites are required to meet the provisions ofKCC 21A.37.030. Those requirements are that the receiving site: I. be within an unincorporated urban area, zoned R-4 or higher, or be within a potential annexation area; 2. be within a city where new growth is or will be encouraged, and where facilities and services exist or public investments in facilities and services will be made; or 3. be within RA-2.5 and RA-5 zoned parcels, subject to stringent criteria. The subject property is within the first category of eligible receiving sites listed in KCC 21A.37.030. Sites within the unincorporated urban growth area are not required to have any specific level of available facilities and services. Development approvals that utilize density credits must meet only those service criteria that apply generally to development of the number of dwelling units proposed on the site. King County Code chapter 21 A.12 governs densities and development standards in residential zones. The R-4 zone in the urban residential area allows for a maximum density of six dwelling units per acre, which may be achieved only through the application of residential density incentives or transfers of development rights. KCC 21 A.12.030.A. and B. I. When density credits are used, development shall comply with dimensional standards of the zone having a base density most comparable to the total approved density. KCC 21A.37.030.B. 6. The foregoing provisions of the King County Zoning Code are generally consistent with policies of the King County Comprehensive Plan governing residential land use. In particular, the Zoning Code provisions are generally consistent with: Policy U-113, that new residential development in the Urban Growth Area should occur where facilities and services can be provided at the lowest public cost and in a timely fashion; Policy U-114, that the County seek to achieve an average zoning density ofat least seven to eight homes per acre in the Urban Growth Area through a mix of densities, allowing for lower density zones to recognize existing subdivisions with little or no opportunity for infill or redevelopment; Policy U-122, that supports increases in urban density through a rezone or a proposal to utilize density transfer, when the proposal will help resolve traffic, utility, parks or open space deficiencies in the immediate neighborhood. This proposal will extend sewer service further into the urban area, and will provide recreation facilities and open space available to future residents on the subject property. 7. The subject property is in the City ofRenton's potential annexation area. The City is considering modifications to its comprehensive plan that would limit density on property in this area to a maximum of 4 dwelling units per acre. However, those plan changes were not in effect at the time a complete application for this subdivision was submitted, and the property is not presently within the City ofRenton's jurisdiction. 8. ODES, this Applicant and the developers of other properties in the vicinity have agreed upon right-of-way dedications and road improvements to mitigate the impact of traffic which this • • L03P0015 -Nichols Place Page 5 of 14 proposal will generate adjacent to and in the immediate vicinity of the proposed development. The dedications and improvements to be provided by this proposal will include the west side of I 60th A venue Southeast. Improvements that will be made to Southeast 136'h Street, from I 56th Avenue Southeast to J 60th Avenue Southeast, will result in a new east-west route that will divert traffic from the high accident intersection of Southeast I 28th Street and I 601h A venue Southeast. Those Southeast 1361h Street improvements may be made by other developers prior to the development of Nichols Place, or may be made jointly by this plat in cooperation with other developers. 9. The Issaquah School District plans to operate a school bus stop for elementary school children at the intersection of Southeast 136th Street and 160th Avenue Southeast. The internal road improvements and frontage improvements on 160th Avenue Southeast will provide a safe route for children to use between the lots of this subdivision and that bus stop. Additionally, the Applicant will provide school walkway improvements pursuant to the requirements of condition no. 22 below, to provide safe walking conditions to the high school and middle school serving the area. I 0. Surface water from the adjacent property to the north (Evendell) sheetflows onto the subject property, which is divided into an easterly and westerly basin. The west basin is approximately 1.48 acres in area. Surface water from this basin currently sheetflows over the ·west and south boundaries, creating nuisance conditions on adjacent properties. A surface water drainage adjustment has been approved to divert surface water flow from the west basin to the east basin, where surface water detention will be sized to provide level 2 flow control. It is proposed to allow some undetained runoff from the southwest portion of the subject property to continue to sheetflow over the west and south property boundaries to maintain, but not increase, existing flows. The development of the plat ofEvendell, together with Nichols Place, will control and divert surface water runoff away from Southeast 139th Place and 156th Avenue Southeast, where severe conveyance problems exist. Improvements that already have been made to the conveyance system on 160th Avenue Southeast, and additional improvements required as conditions of this and other developments in the area, are expected to provide adequately for the conveyance of surface flow as far as lot 6 of Cedar Park 5-acre tracts. Lot 6 of Cedar Park 5-acre tracts has undersized culverts, identified as locations 50 and 51 in the level 3 offsite drainage analysis prepared for the plat ofEvendell. Surface water backs up within a depressed area on that property where it causes nuisance flooding. Ho"'.ever, the owner of that property has advised the Applicant that he will not grant permission to improve the existing conveyance channel through lot 6, and King County has advised the Applicant that it would not approve relocating that channel. The requirement of the surface water drainage adjustment that level 2 flow control be provided is sufficient mitigation, according to the King County Surface Water Drainage Manual, for the nuisance flooding impact that this development will have on Jot 6 of Cedar Park 5-acre tracts. 11. It is anticipated that a sewage lift station will be located within the plat of Nichols Place. This facility is likely to be located in the southeast comer of the plat, within the area now identified as L03POOJ 5 -Nichols Place • • Page 6 of 14 "detention/recreation." A separate tract may be required for the lift station. No part of the lift station tract will count toward the requirement for provision of onsite recreation area. 12. The size of the lots proposed by the Applicant generally does not allow for the retention of existing trees within the plat. Removal of trees from property being developed commonly subjects trees on adjacent properties to stress and increases the windthrow hazard. Trees that remain in an area which is substantially cleared present an increased risk to persons and property on and off the site of the remaining trees. However, there is no King County regulation applicable to the subject property that restricts clearing or tree removal to protect trees on adjacent properties from increased stress or risk of windthrow. The environmental review of this proposal did not identify impacts of clearing or tree removal as a significant adverse environmental impact of the proposal. CONCLUSIONS: I. If approved subject to the conditions recommended below, the proposed subdivision will comply with the goals and objectives of the King County Comprehensive Plan, subdivision and zoning codes, and other official land use controls and policies of King County. 2. If approved subject to the conditions recommended below, this proposed subdivision will make appropriate provision for the public health, safety and general welfare, and for open spaces, drainage ways, streets, other public ways, transit stops, potable water supply, sanitary waste, parks and recreation, playgrounds, schools and school grounds and safe walking conditions for students who only walk to school; and it will serve the public use and interest. 3. The conditions for final plat approval required below are in the public interest and are reasonable requirements to mitigate the impacts of the development upon the environment. 4. The dedications ofland or easements within and adjacent to the proposed plat, as required for final plat approval or as shown on the proposed preliminary plat submitted by the Applicant on May 19, 2003, are reasonable and necessary as a direct result of the development of this proposed plat, and are proportionate to the impacts of the development. 5. The Applicant has negotiated for the purchase of development rights that would allow for an increase in the number oflots to be developed on the subject property to a total of 23. The development of 23 lots on the subject property will be within the maximum density of 6 dwelling units per acre permitted in the R4 zone classification in the urban area. The proposed development of the subject property, utilizing up to 8 density rights, is consistent with all applicable development standards and other provisions of the king county code. Provisions of the City of Renton Comprehensive Plan concerning density of development on this property are not applicable to this proposal. 6. The road improvements proposed and agreed to by the Applicant, including those shown on the May 19, 2003 preliminary plat and set forth in the conditions below, will reasonably mitigate the impacts of traffic generated by the proposed development. • • L03P0015 -Nichols Place Page 7 of 14 7. Safe walking conditions for children who walk to school from the subject property will be provided by using one of the alternatives for improvements incol])orated into this proposal and set forth in condition no. 20 below. 8. The conditions of approval of the surface water drainage adjustment L03V0036, and the conditions recommended by DDES and agreed to by the Applicant, incol])orated into the conditions below, adequately mitigate the impacts of surface water drainage from this proposed development in accordance with adopted King County standards. 9 There is no applicable provision of the King County Code to restrict the removal of trees in the course of the development of the subject property, or to protect trees on neighboring properties from increased stress and risk of windthrow. DECISION: The proposed preliminary plat of Nichols Place, as received May 19, 2003, utilizing up to 8 density credits (transferable density rights) is approved, subject to the following conditions of final plat approval: I. Compliance with all platting provisions of Title 19 of the King County Code. 2. All persons having an ownership interest in the subject property shall sign on the face of the final plat a dedication which includes the language set forth in King County Council Motion No. 5952. 3. a. The plat shall comply with the maximum density (and minimum density) requirements of the R-4 zone classification. All lots shall meet the minimum dimensional requirements of the R-6 zone classification or shall be as shown on the face of the approved preliminary plat, whichever is larger, except that minor revisions to the plat which do not result in substantial changes may be approved at the discretion of the Department of Development and Environmental Services. b. The Applicant shall provide Transfer of Density Credit documentation to DDES prior to final approval to allow transfer of a maximum of eight density credits. 4. The Applicant must obtain final approval from the King County Health Department for abandonment of existing septic systems on-site. 5. All construction and upgrading of public and private roads shall be done in .accordance with the King County Road Standards established and adopted by Ordinance No.·J I 187, as amended ( 1993 KCRS). 6. The Applicant must obtain the approval of the King County Fire Protection Engineer for the adequacy of the fire hydrant, water main, and fire flow standards of Chapter 17.08 of the King County Code. 7. Final plat approval shall require full compliance with the drainage provisions set forth in King County Code 9.04. Compliance may result in reducing the number and/or location of lots as shown on the preliminary approved plat. Preliminary review has identified the following conditions of approval which represent portions of the drainage requirements. All other • • L03POO I 5 -Nichols Place Page8of14 applicable requirements in KCC 9.04 and the Surface Water Design Manual (SWDM) must also be satisfied during engineering and final review. a. Drainage plans and analysis shall comply with the 1998 King County Surface Water Design Manual and applicable updates adopted by King County. DOES approval of the drainage and roadway plans is required prior to any construction. b. Current standard plan notes and ESC notes, as established by DOES Engineering Review, shall be shown on the engineering plans. c. The following note shall be shown on the final recorded plat: All building downspouts, footing drains, and drains from all impervious surfaces such as patios and driveways shall be connected to the permanent storm drain outlet as shown on the approved construction drawings# on file with ODES and/or the King County Department of Transportation. This plan shall be submitted with the application of any building permit. All connections of the drains must be constructed and approved prior to the final building inspection approval. For those lots that are designated for individual lot infiltration systems, the systems shall be constructed at the time of the building permit and shall comply with plans on file." d. The stormwater detention design shall comply with the Level 2 Flow Control requirements per the 1998 King County Surface Water Design Manual (KCSWDM). e. The storm water control facility shall be located in a separate tract and dedicated to King County unless portions of the drainage tract are used for required recreation space in accordance with KCC 21A.14.180. f. If a sewage lift station is located within the subject property, it shall be placed within a separate tract or easement area, that shall not be counted when computing the provision of onsite recreation area. g. When engineering plans are submitted for review, the owners of the adjacent property to the southwest (15652 Southeast 139th Place) shall be notified that the plans have been filed with DOES and that they are available for public review. 8. The drainage detention facility shall be designed to meet, at a minimum, the Level 2 Flow Control and Basic Water Quality menu in the 1998 King County Surface Water Design Manual (KCSWDM). 9. (Condition no. 9 is deleted.) I 0. A surface water adjustment (L03V0036) is approved for this subdivision. All conditions of approval for this adjustment shall be met prior to approval of the engineering plans. 11. The following road improvements are required to be constructed according to the 1993 King County Road Standards (KCRS): • • L03P0015-Nichols Place Page 9of 14 a. SE 139th St. shall be improved at a minimum to the urban subaccess street standard. b. FRONTAGE: The frontage of the site along 160th Ave SE (west side only) shall be improved to the urban neighborhood collector standard. c. Tracts A, Band C shall be improved as joint use driveways per Section 3.01 of the KCRS. These driveways shall be owned and maintained by the lot owners served. Notes to this effect shall be shown on the engineering plans and on the final plat map. d. Modifications to the above road conditions may be considered according to the variance provisions in Section 1.08 of the KCRS. 12. There shall be no direct vehicular access to or from 160th Ave. SE from those lots which abut this street. A note to this effect shall appear on the engineering plans and final plat. 13. All utilities within proposed rights-of-way must be included within a franchise approved by the King County Council prior to final plat recording. 14. The Applicant or subsequent owner shall comply with King County Code 14.75, Mitigation Payment System (MPS), by paying the required MPS fee and administration fee as determined by the applicable fee ordinance. The applicant has the option to either: (I) pay the MPS fee at final plat recording, or (2) pay the MPS fee at the time of building permit issuance. If the first option is chosen, the fee paid shall be the fee in effect at the time of plat application and a note shall be placed on the face of the plat that reads, "All fees required by King County Code 14.75, Mitigation Payment System (MPS), have been paid." If the second option is chosen, the fee paid shall be the amount in effect as of the date of building permit application. 15. Suitable recreation space shall be provided within one tract that may be separate or may be combined with the drainage tract in accordance with KCC 21A.14.180. Improvements shall be consistent with the requirements of KCC 21 A.14.180 and KCC 21 A.14.190, including provision of sport court[ s ], children's play equipment, picnic table[ s ], benches, etc. a. A detailed recreation space plan (i.e., landscape specs, equipment specs, etc.) shall be submitted for review and approval by DDES and King County Parks prior to or concurrent with the submittal of the engineering plans. This plan shall comply with Ordinance# 14045. b. A performance bond for recreation space improvements shall be posted prior to recording of the plat. 16. A homeowners' association or other workable organization shall be established to the satisfaction ofDDES which provides for the ownership and continued maintenance of the recreation, open space and/or sensitive area tract(s). 17. Street trees shall be included in the design of all road improvements, and shall comply with Section 5.03 of the KCRS and KCC 21A.16.050: • • L03POO IS -Nichols Place Page 10ofJ4 a. Trees shall be planted at a rate of one tree for every 40 feet of frontage along all roads. Spacing may be modified to accommodate sight distance requirements for driveways and intersections. b. Trees shall be located within the street right-of-way and planted in accordance with Drawing No. 5-009 of the 1993 King County Road Standards, unless King County Department of Transportation determines that trees should not be located in the street right-of-way. c. If King County determines that the required street trees should not be located within the right-of-way, they shall be located no more than 20 feet from the street right-of-way line. d. The trees shall be owned and maintained by the abutting lot owners or the homeowners association or other workable organization unless the County has adopted a maintenance program. Ownership and maintenance shall be noted on the face of the final recorded plat. e. The species of trees shall be approved by DDES iflocated within the right-of-way, and shall not include poplar, cottonwood, soft maples, gum, any fruit-bearing trees, or any other tree or shrub whose roots are likely to obstruct sanitary or storm sewers, or that is not compatible with overhead utility lines. f. The Applicant shall submit a street tree plan and bond quantity sheet for review and approval by DOES prior to engineering plan approval. g. The street trees must be installed and inspected, or a performance bond posted prior to recording of the plat. !fa performance bond is posted, the street trees must be installed and inspected within one year of recording of the plat. At the time of inspection, if the trees are found to be installed per the approved plan, a maintenance bond must be submitted or the performance bond replaced with a maintenance bond, and held for one year. After one year, the maintenance bond may be released after DDES has completed a second inspection and determined that the trees have been kept healthy and thriving. A landscape inspection fee shall also be submitted prior to plat recording. The inspection fee is subject to change based on current County fees. 18. The following have been established by SEPA as necessary requirements to mitigate the adverse environmental impacts of this development. The Applicant shall demonstrate compliance with these items prior to final approval. Individually, or joint with other area developers, the Applicant shall design and construct improvements to Southeast I 28th Street at 1601h Ave. SE to mitigate project impacts at the High Accident Location. Or, the Applicant shall reduce the project impacts at the High Accident Location by completing the remainder of the improvements to Southeast 136th Street (i.e. additional • • L03P0015-Nichols Place Page II of14 paving, concrete curbs, gutters and sidewalks), between 158th Avenue SE and 160th Avenue SE, and, revise the channelization at the intersection of 156th A venue SE/SE 136th Street to provide a southbound left turn lane. School Mitigation Fees 19. Lots within this subdivision are subject to King County Code 21A.43, which imposes impact fees to fund school system improvements needed to serve new development. As a condition of final approval, fifty percent (50%) of the impact fees due for the plat shall be assessed and collected immediately prior to recording, using the fee schedules in effect when the plat receives final approval. The balance of the assessed fee shall be allocated evenly to the dwelling units in the plat and shall be collected prior to building permit issuance. School Walkways 20. The Applicant, individually or in conjunction with other developers, shall construct an off-site walkway to Liberty High school from the site. The walkway shall be constructed within the right-of-way from 160th Ave SE, east along SE 135th Street to 166th Ave SE, and south to Liberty High School at SE 136th Street, or via alternative right-of-way and easements that become available and are approved by DOES. One acceptable alternative would be to use future right-of-way of Southeast 136th Street and 162nd Avenue Southeast to connect with the sidewalk improvement of"five lot subdivision," and through the plat of"five lot subdivision"/LOOP0023 to the southwest gate of Liberty High School. The walkway shall be designed and constructed in accordance with the 1993 King County Road Standards and shown on the engineering plans for DOES review and approval. Any surfacing alternative from the King County Road Standards (KCRS 3.09) may be submitted for approval through a road variance application. ORDERED this 2nd day of March, 2004. J es . O'Connor County Hearing Examiner pro /em TRANSMJTIED this 2nd day of March, 2004, to the parties and interested persons of record: Marshall Brenden 18225 SE I 28th Renton WA 98059 Robert Darrow Haozous Engineering 13428 -45th Court Mukilteo WA 98275 Ronda Bryant 15406 SE 136th Street Renton WA 98059 Shirley Day 14412-167th PL SE Renton WA 98059-6828 ,Carolyn Ann Buckett 16524 SE 145th St. Renton WA 98059 Edward June & Kristy Hill 13527 156th Ave. SE Renton WA 98059 L03POOIS-Nichols Place Kathy Graves 13020-160th Ave. SE Renton WA 98059 Rebecca Lind City of Renton 1055 S Grady Way Renton WA 98055 • Mark & Barbara Nichols 13815 -160th Ave. SE Renton WA 98059 Roger Paulsen 15657 SE 139th Place Renton WA 98059 Seattle KC Health Dept. E. Dist. Environ. Health 14350 SE Eastgate Way Bellevue WA 98007 Penny Thorbeck 15650 SE 138th Pl. Renton WA 98059 Laura Casey DDES/LUSD Wetland Review MS OAK-DE-0100 Karen Scharer DDES/LUSD Current Planning MS OAK-DE-0100 Bruce Whittaker DDES/LUSD Pre!. Review Engineer MS OAK-DE-0100 Victor & Gwendolyn High '13405 -158th Ave. SE Renton WA 98059 James Mahoney 14011 -160th Ave. SE Renton WA 98059 Gary Norris Gary Struthers & Associates 3150 Richards Road #200 Bellevue WA 98005 Mike Romano Centurion Development Services 22617 8th Drive SE Bothell WA 98021 Claude & Eloise Stachowiak 15652 SE 139th Pl. Renton WA 98059-7422 Kevin M. Wyman 16540 SE 149th St. Renton WA 98059 Kristen Langley DDES/LUSD Land Use Traffic MS OAK-DE-0100 Steve Townsend DDES/LUSD Land Use Inspections MS OAK-DE-0100 • Page 12 of 14 Don & Diane Kezele 15657 SE 137th Pl. Renton WA 98059 Kathy Nelson Transportation Dept. 805 -2nd Ave. S. Issaquah WA 98027 Richard & Anita Oliphant 16519 SE 145th St. Renton WA 98059 Vicki & Dale Roppe 14005 -160th Ave. SE Renton WA 98059 Howard Stansbury Centurion Development 22617 -8th Dr. SE Bothell WA 98021 Greg Borba DDES/LUSD MS OAK-DE-0100 Carol Rogers DDES/LUSD MS OAK-DE-0100 Larry West DDES/LUSD Geo Review MS OAK-DE-0100 In order to appeal the decision of the Examiner, written notice of appeal must be filed with the Clerk of the King County Council with a fee of $250.00 ( check payable to King County Office of Finance) on or before March 16, 2004. If a notice of appeal is filed, the original and six (6) copies of a written appeal statement specifying the basis for the appeal and argument in support of the appeal must be filed with the • • L03POOl5-Nichols Place Page 13 of14 Clerk of the King County Council on or before March 23, 2004. Appeal statements may refer only to facts contained in the hearing record; new facts may not be presented on appeal. Filing requires actual delivery to the Office of th~ Clerk of the Council, Room I 025, King County Courthouse, 516 3"' Avenue, Seattle, Washington 98104, prior to the close of business (4:30 p.m.) on the date due. Prior mailing is not sufficient if actual receipt by the Clerk does not occur within the applicable time period. The Examiner does not have ·authority to extend the time period unless the Office of the Clerk is not open on the specified closing date, in which event delivery prior to the close of business on the next business day is sufficient to meet the filing requirement. If a written notice of appeal and filing fee are not filed within fourteen (14) calendar days of the date of this report, or if a written appeal statement and argument are not filed within twenty-one (21) calendar days of the date of this report, the decision of the hearing examiner contained herein shall be the final decision of King County without the need for further action by the Council. MINUTES OF THE FEBRUARY 24, 2004, PUBLIC HEARJNG ON DEPARTMENT OF DEVELOPMENT AND ENVIRONMENTAL SERVlCES FILE NO. L03POOl5. James N. O'Connor was the Hearing Examiner in this matter. Participating in the hearing were Karen Scharer, Bruce Whittaker and Kristen Langley, representing the Department; Michael Romano and Duana Koluskova representing the Applicant; and Gwendolyn High, Kristy Hill, Claude Stachowiak, Gary Noris, Diane Kezele, Ronda Bryant, and Robert Darrow. The following exhibits were offered and entered into the record: Exhibit No. I Exhibit No. 2 2.1 2.2 2.3 2.4 2.5 2.6 2.7 Exhibit No. 3 Exhibit No. 4 Exhibit No. 5 Exhibit No. 6 Exhibit No. 7 Exhibit No. 8 Exhibit No. 9 Exhibit No. I 0 Exhibit No. 11 Exhibit No. 12 Exhibit No. 13 Exhibit No. 14 Exhibit No. 15 Exhibit No. 16 ODES file no. L03POOl5 DOES preliminary report for L03POOl5, with the following attachments: Lot plat design Density calculations (R-4 with 8 TDRs), dated 5/29/03 Memo from Issaquah School District, dated 5/23/03 Certificate of water availability, dated 6/18/03 City of Renton letters, dated 6/15/01, 1/15/03 and 1/14/04 City of Renton sewer certificate, dated 5/18/0 I Certificate of Transportation Concurrency, dated 5/22/02 Corrections/revisions to the 2/24/04 Preliminary StafTReport Application for land use perrnit (no. L03TY 404)-Nichols Place zone reclassification, received 5/19/2003 Environmental checklist, received 5/19/2003 SEPA mitigated determination of non-significance, issued 12/23/2003 Affidavit of posting indicating a posting date of 6/30/2003, .received 7/02/2003 Site plan (23 lot preliminary plat map), received 5/19/2003 Assessors map (I) SE 14-23-05, revised 12/03/2000 Density Credit Transfer Agreement for 5 TDRs, dated 2/20/2004 Density Credit Transfer Agreement for 3 TDRs, dated 2/20/2004 Traffic Impact Analysis by Garry Struthers Assoc., received 5/19/2003 Revised Traffic Impact Analysis, received 11/12/2003 Walkway study prepared by dmp, inc., dated 8/18/2003 Walking Route Analysis, annotated by ODES, prepared 2/23/2004 Email from Issaquah School District re: school walkways as related to plat conditions ofLOOP0023, dated 3/10/2003 L03POOI5-Nichols Place Exhibit No. 17 Exhibit No. 18 Exhibit No. 19 Exhibit No. 20 Exhibit No. 21 Exhibit No. 22 Exhibit No. 23 Exhibit No. 24 Exhibit No. 25 Exhibit No. 26 Exhibit No. 27 Exhibit No. 28 Exhibit No. 29 Exhibit No. 30 Exhibit No. 31 Exhibit No. 32 Exhibit No. 33 Exhibit No. 34 Exhibit No. 35 Exhibit No. 36 JNO:ms L03POOl5 RPT • • Page 14 of 14 TIR by Haozous Engineering, PS, dated 5/18/2003 King County SWDM adjustment, no. L03V0036, dated 9/04/2003 Wetland and Drainage Corridor Site Reconnaissance Assessment by Habitat Technologies, dated l 0/11/2002 Tributary area map, annotations by ODES, prepared 2/2004 Haozous Engineering update/response to screening letter, dated l 0/27/2003 Hearing Examiner Report and Decision for Evendell (file no. L03RE038), dated 2/04/2004 Email from Shirley Day, dated 2/03/2004 Letter from Gwendolyn High for CARE, dated I /26/2004 Email from James Mahoney, dated 7/09/2003 Email from Claude & Eloise Stachowiak, dated 11/16/2003 Letter from Bill & Dona Mokin, dated 2/07/2004 Letter from Anita & Richard Oliphant, dated 1/29/2004 Statement from Diane Kezele, dated 2/09/2004 Statement from Anita & Rich Oliphant, dated 2/24/2004 CARE response, dated 2/24/2004 CARE updated household list Not used Sign-in sheet for 2/24/2004 hearing Revisions to traffic study from Gary Norris of Garry Struthers Assoc., dated 2/24/2004 Statement from Claude R. & Eloise M. Stachowiak, dated 2/23/2004 ,· .... _ f. _.,___, ~· • • DEPARTMENT OF DEVELOPMENT AND ENVIRONMENTAL SERVICES LAND USE SERVICES DIVISION KING COUNTY, WASHINGTON PRELIMINARY REPORT TO THE HEARING EXAMINER February 24, 2004 -PUBLIC HEARING AT 9:30 AM Hearing Room at DDES 900 Oakesdale Avenue Southwest Renton, WA 98055-1219 PRELIMINARY PLAT OF NICHOLS PLACE FILE NO: L03POOIS PROPOSED ORDINANCE NO: #2004-0013 A. SUMMARY OF PROPOSED ACTION: B. This is a request for preliminary plat approval of Nichols Place to allow 23 lots through use of density credit transfer (TOR). The 23 lots would mostly be 4,320 square feet in area and have a width of 45 feet. As part of the plat, a recreation area serving the plat is proposed. The drainage detention area planned will serve Nichols Place and be sized to,accommodate drainage for the Plat of Evendell immediately to the north. Access to the Nichols Place lots is proposed via 160'h Ave. SE. See Attachment I. GENERAL INFORMATION: Proponent: Representative: U.S. Land Development Association P.O. Box 22200 Seattle, WA 98122 Michael Romano Centurion Development Services 22617 8'h Dr. SE, Bothell, WA 98021 Phone: 425-486-2563 Facsimile: (425) 486-3273 e-mail: Michael.romano@verizon.net Location: The site is located west of 160'h Ave. SE, south of SE 138'h Street (if extended) at 13815 160'h Ave. SE Section/Township/Range: SE 14-23-05 Parcels # 142305 9058 Acreage Plat: 3.82 acres Current Zoning: R-4 Number of Lots: 23 proposed using 8 TDR's Density: 6 dwellings per acre Lot Size: 4,320 square feet Proposed Use: single family Sewage Disposal: City of Renton Water Supply: Water District #90 Fire District: King County Fire District# 25 School District: Issaquah Community Plan: Newcastle Drainage Subbasin: Lower Cedar River King County Permits: Subdivision Complete Application Date: June 19, 2003 Threshold Determination: Mitigated Determination ofNonsignificance (MONS) Date of Issuance: December 23, 2003 KC Permit Contact: Karen Scharer, Project Manager II, Current Planning Section, LUSD Phone # 296-7114 or e-mail at karen.scharer@metrokc.gov MAIN FILE COPY C. • HISTORY /BACKGROUND: • L03POO 15/Nichols Place Page 2 I. For the preliminary plat of Nichols Place (L03POOl5), the Subdivision Techn.ical Committee (STC) of King County has conducted an on-site examination of the subject property. The STC discussed the proposed development with the applicant and clarified technical details of the application to determine the compatibility with applicable King County plans, codes, and other official documents. In mid December 2003, the STC determined that there was sufficient information presented to proceed with issuance of a SEPA TD and scheduling of a public hearing on the request. 2. The applicant originally applied for rezone to R-6 (L03TY 404) or alternatively use TOR credits to develop the proposed plat with 23 lots. The applicant chose to withdraw the rezone and base the plat design on R-4 zoning and use of 8 TDR density credits. D. THRESHOLD DETERMINATION OF ENVIRONMENTAL SIGNIFICANCE: Pursuant to the State Environmental Policy Act (SEPA), RCW 43.21C, the responsible official of the Land Use Services Division (LUSD) issued a threshold determination -mitigated determination of non-significance (MONS) for the proposed development on December 23, 2003. This determination was based on the review of the environmental checklist and other pertinent documents, resulting in the conclusion that the proposal would not cause probable significant adverse impacts on the environment with implementation of mitigation for the proposal. Therefore, an environmental impact statement (EIS) was not required prior to proceeding with the review process. Agencies, affected Native American tribes and the public were offered the opportunity to comment on or appeal the determination for 21 days. The MONS was not appealed by any party, including the applicant, and it has been incorporated as part of the applicant's proposal. The MONS states: The following mitigation measures shall be attached as conditions of permit issuance. These mitigation measures are consistent with policies, plans, rules, or regulations designated by KCC 20.44.080 as a basis for the exer~ise of substantive authority and in effect when this threshold determination is issued. Key sources of substantive authority for each mitigation measure are in parentheses; however, other sources of substantive authority may exist but are not expressly listed. Individually, or joint with other area developers, the Applicant shall design and construct · improvements to Southeast I 28th Street at 1601h Ave. SE to mitigate project impacts at the High Accident Location. Or, the Applicant shall reduce the project impacts at the High Accident Location by completing the remainder of the improvements to Southeast 136th Street (i.e. additional paving, concrete curbs, gutters and sidewalks), between 158th Avenue SE and 160th Avenue SE, and, revise the channelization at the intersection of 156th Avenue SE/SE 136th Street to provide a southbound left tum lane. E. AGENCIES CONTACTED:. I. King County Natural Resources & Parks Division: No response. 2: King County Fire Protection Engineer: Fire protection engineering preliminary approval has been granted as requested. 3. Seattle-King County Health Department: No response. 4. Issaquah School District: See comments contained in report and Attachment 3. 5. Water District# 90: See Attachment 4. F. • • 6. City of Renton: See Attachments 5 and 6. 7. Washington State Department of Ecology: No response. 8. Washington State Department of Fish and Wildlife: No response. L03POOJ5/Nichols Place Page 3 9. Washington State Department of Natural Resources: No response. IO. Washington State Department of Transportation: No response. 11. METRO: No response. NATURAL ENVIRONMENT: l. Topography: The site appears level and only slightly slopes with a I 0-foot difference in elevation from the north west comer to the southeast comer of the site. 2. Soils: Surface soils are found on this site per King County Soil Survey, 1973 include: AgC -Alderwood gravely, sandy loam; 6-15 % slopes. Runoff is slow and the erosion hazard is slight. This soil type has a moderate limitation for low building foundations due to a seasonally high water table, and severe limitations for septic tank filter fields due to very slow permeability in the substratum. 3. Sensitive Areas: A Wetland Report by Habitat Technologies. dated October 11, 2002 was received by ODES and the site has been field checked by DOES staff. No sensitive areas were observed or documented. There is a probable class 2 wetland and a class 3 stream along the downstream drainage route from this property. Improvements to the downstream drainage system will have to be reviewed to ensure that wetlands are not being drained or flooded as a result, streams will not be placed in pipes, or damaged by increased flows. Enlarging culverts, if any, in a sensitive area may require a clearing and grading permit if not approved under plat review. 4. Hydrography: A Level Three Downstream Drainage Analysis, dated October 27, 2003 was submitted to King County ODES. The Nichols Place subdivision is located in the Orting Hills subbasin of the Lower Cedar River drainage basin. A low north/south ridge divides the site into eastern and western subbasins. The western subbasin sheetflows to the southwest across the west and south property lines onto adjoining parcels. These flows eventually reach 156'" Ave SE via SE 139'" Place. The larger eastern basin sheetflows across the south property line and into the existing roadside ditch on the west side 160'" Ave NE. The downstream path continues south in the roadside ditch to a cross· culvert under 160'" Ave SE to the east side. Then the flow continues south along the east side in a ditch, through two culverts, and turning east across an undeveloped parcel south of house #14028 (approx. 650 feet downstream). This area contains wetlands (likely class 2) and the flow enters the site as a class 3 stream. The stream continues east through this parcel to the unopened right-of-way for 162"' Ave SE. The stream turns south and continues to SE 144'" St. The drainage then turns west in the SE 144'" St. drainage system, eventually flowing into the Cedar River. The cross culvert under 160'" Ave SE and the two downstream culverts along the east side have recently been upsized. There are two undersized conveyance culverts on the above undeveloped parcel that have a history of conveyance nuisance flooding problems. The proposed plat conditions include upsizing these two culverts, if permission can be obtained from the owner. The proposal is to collect most runoff from the project site and direct it to a single detention and water quality facility in the southeast corner of the site. The detention facility is required to meet the Level 2 flow control requirements and Basic water quality menu in the 1998 King County Surface Water Design Manual (KCSWDM). • • L03POO 15/Nichols Place Page 4 Conditions of the Drainage Adjustment, L03V0036, September 4, 2003 approval, allows the diversion of runoff from the natural location to a single facility draining to 1601h Ave. SE.: I. The release rates for the detention facility will be based on only that portion of the site that naturally drains to the location that is being diverted to. 2. The volume for the detention facility will be based on all flows directed to the facility at fuJJ development under current zoning. The allowed release rate will be reduced by any undetained flows that would bypass the proposed subdivision drainage facilities. The detention volume shall be sized using the Level Two flow control standard in the I 998 KCSWDM. A 10 to 20 percent volumetric factor of safety must be applied to all storm events requiring detention. The design Technical Information Report shall state the factor of safety selected and the basis of that determination. 3. Water quality facilities must be sized based on the entire proposed subdivision draining to the facilities including any required frontage improvements. 4. The onsite drainage facility must be located in a public right-of-way, recreation space tract with easement or storm drainage tract dedicated to King County. 5. Any additional storm drainage requirements identified by SEPA or the plat hearing review will apply to this project. 5. Vegetation: The western edge of the site is forested with Douglas Fir and Maple and a row of evergreen trees is present along the frontage to I 601h Ave SE. Most of the site is in pasture. · 6. Wildlife: Both small birds and animals likely frequent the site. G. NEIGHBORHOOD CHARACTERISTICS: The site is located in the east potential annexation area of Renton. Properties located nearby vary in size from large 5-acre parcels to small urban lots. The neighborhood is rapidly changing from a rural-suburban character to an urbanized area with mostly single family homes and some related services such as schools, a fire station, churches and parks. Developed lots immediately nearby are on septic systems. These lots are approximately 9,000 square feet to 30,000 square feet in size. Many of the parcels are currently considered as under utilized within the urban designation. Zoning immediately surrounding the plat of Nichols Place is R-4. The plat of Evendell located immediately to the north was preliminarily approved for 46 lots. King County is currently processing an application for major revision (L03RE038) to alJow 70 lots based on R-4 zoning with 20 TDR -density credit transfers. The examiner's hearing on this application was held on January 22, 2004 and decision was issued on February 4, 2004 approving the plat (unless appealed). Liberty Grove L03P0006 and Liberty Grove Contiguous L03P0005 are scheduled for plat hearing on February I 0, 2004. Liberty Grove with 24 lots (5 TDR credits) is located north of Evendell. Liberty Grove Contiguous with 36 lots (4 TOR credits) is located on the east side of 160 1h Ave. SE south of SE 136 1h St. Both of these plats include requests for TDR credits. Anyone wishing to obtain a copy of the examiner's decision regarding any of these plats should contact the examiner's office at 206-296-4660. The primarily approved plat of Hamilton Place (L02POO 11) is located on property which is a parcel north of Liberty Grove between 158 1h Ave. SE & 1601 h Ave. SE. Lots proposed would average approximately 5,000-sq. ft. each. Transfer of 6 density credits was approved for this plat. The parcel with the preliminarily approved plat of "5 Lot Subdivision" also known as Dickinson, LOOP0023 is located south off 162"d Ave. SE and contains 5 lots averaging?.9 d.u.'s per acre. • • L03POO 15/Nichols Place Page 5 Homes would be served by septic, and dry sewers will be installed as part of plat approval. This _plat is currently in for engineering review. ODES also has held other pre-application meetings for plats in the immediate area. Timing for submittal of further applications is unknown. On-Site: The existing residence centrally located on the property is accessible off 160'h Ave. SE. There are also out buildings just west of the house and a shed near the south property line. The majority of the site is in pasture with evergreens along the west and east property lines. Most of the existing trees will need to be removed for plat and home construction. H. SUBDIVISION DESIGN FEATURES: I. Lot Pattern and Density: The proposed lot and street layout is in conformance with King County Codes (i.e. KCC 21A and the 1993 King County Road Standards. Density calculations for the plat average 6 d.u. 's per acre. The 23 lots ranging in area from 4,230 square feet. 2. Internal Circulation: Most lots will front onto a public street that provides an internal street system within the subdivision and exits out to 160'h Ave. SE. Three Joint Use Development Tracts (JUDT's) that connect to the public street will serve a few other lots. See the proposed plat layout, Attachment I to this report. 3. Roadway Section: As proposed by the applicant, 160'h Ave. SE frontage would be improved with urban improvements, including curd, gutter and sidewalks. The public street planned as SE I 39'h St. will be improved as a urban subaccess street. There are three J.U.D.T. 's, one south central on the site and the other two at the west end of the plat. Each will each serve two lots. 4. Drainage: The proposal is to collect most runoff from the project site and direct it to a single detention and water quality facility in the southeast comer of the site. The detention facility is required to meet the Level 2 flow control requirements and Basic water quality menu in the 1998 King County Surface Water Design Manual (KCSWDM). The Level One Drainage Analysis identified downstream drainage complaints associated with the proposed discharg~ location. Recent conveyance upgrades have been installed along this route to mitigate for these previous complaints. Due to the accumulative effect of increased development in this area, more conveyance upgrades are needed. The proposed plat conditions include upsizing two culverts down stream,, if permission can be obtained from the owner. At present, permission has not been obtained. Instead of upsizing culverts on his property, it is the understanding ofDDES that the owner requested the applicant to re-route flows around the perimeter of his property. Since there are both wetlands and a stream these flows contribute to on this site, neither county code or county policy would support the relocation of the stream to the perimeter edge. I. TRANSPORTATION PLANS: I. Transportation Plans: The King County Transportation Plan indicates that I 60'h Ave. SE is a non-Arterial Road. The King County Nonmotorized Transportation Plan does not designate this roadway for bicycles of equestrian use. The subject subdivision is not in conflict with this Transportation Plan, the King County Regional Trails Plan, nor Nonmotorized Plan. 2. Subdivision Access: The subdivision will gain access from one access points: 160'h Ave. SE. Trips will be sent to the intersection of Southeast I 28th Street at 160th Avenue Southeast which has, as of June 2003, been placed upon King County DOT's High Accident Location list (JD: HAL #16). The recommended countermeasure is to construct both east and westleft turn channelization at the intersection. These improvement measures are appropriately required prior to King County approving further development that would reduce the level of safety by adding vehicles trips to this intersection. Therefore, due to the additional impacts, mitigation of project J. • • L03POOJ 5/Nichols Place Page 6 impacts at this intersection is necessary and was made a condition of the MDNS. Alternatively, if another local access route is provided and development impacts are mitigated, then improvements at the intersection could be deferred. The alternative local access route would be at SE 136'h St. between 156'h Ave. SE and 160'h Ave. SE provided that the 70 Jot plat design for Evendell is approved and constructed. The Evendell improvements with the 70 lot design include a 'half-street' improvement opposite the frontage of the proposed plat of Liberty Grove (L03P0006). Completion of the balance of the improvements by this Applicant (Nichols Place) could provide a more attractive alternative route for project- generated trips that would otherwise enter the HAL at SE J 28'h St. identified by King County DOT. This alternative is afforded under the MDNS. Typically, absent a direct connection to this roadway, improvements to Southeast 136th Street by the Applicant would not be required as a condition of plat approval or under a MDNS. However, by completing the improvements to Subcollector Street (Urban) standards, project-generated trips of the plat of would have an alternative westbound access (towards the City ofRen_ton) along Southeast 128th Street at the signalized intersection of 156th Avenue SE. Additionally, project- generated trips would have the alternative access to SR-169 from plat-generated trips by use of SE 1361h Street (in lieu of traveling northbound on 160 1 h Ave. SE., making the left tum at the intersection of 128 1h Street -the HAL -and another left tum at the 1561h Ave. SE signal). Mitigation is listed in Section D of this report. Under either scenario, road improvements would be completed to assure a safe access route for resulting traffic from this plat. 3. Traffic Generation: It is expected that approximately 230 vehicle trips per day will be generated with full development of the proposed subdivision. This calculation includes service vehicles (i.e., mail delivery, garbage pick-up, school bus) which may currently serve this neighborhood, as well as work trips, shopping, etc. 4. Adequacy of Arterial Roads: This proposal has been reviewed under the criteria in King County Code 14.70, Transportation Concurrency Management; 14.80, Intersection Standards; and King County Code 14.75; Mitigation Payment System. a. King County Code 14.70 -Transportation Concurrency Management: The Transportation Certificate of Concurrency indicates that transportation improvements or strategies will be in place at the time of development, or that a financial commitment is in place to complete the improvements or strategies within six (6) years, according to RCW 36.70A.070(6). b. King County Code 14.80 --Intersection Standards: The arterial system will accommodate the increased traffic volume generated by this proposal provided the conditions of the SEPA MDNS are implemented. See Section D of this report for conditions and Section I. 2. above for a discussion of the status of the intersect of SE 128 1h St. and 1601h Ave SE. c. King County Code 14.75 -Mitigation Payment System: King County Code 14.75, Mitigation Payment System (MPS), requires the payment ofa traffic impact mitigation fee (MPS fee) and an administration fee for each single family residential lot or unit created. MPS fees are determined by the zone in which the site is located. This site is in Zone 452 per the MPS/Quartersection list. MPS fees may be paid at the time of final plat recording, or deferred until building permits are issued. The amount of the fee will be ' determined by the applicable fee ordinance at the time the fee is collected. PUBLIC SERVICES: I. Schools: This proposal has been reviewed under RCW 58.17.110 and King County Code 21 A.28 (School Adequacy). • • L03POOl 5/Nichols Place Page 7 a. School Facilities: The subject subdivision will be served by the Issaquah School District (Briarwood, Maywood Middle, & Liberty High schools). b. School Capacity: The Issaquah School Board has adopted capacity figures which indicate their ability to accommodate additional students. The capacity figures for 2004 through 2008 show at minimum an excess capacity of 779 per the 2002 Capital Facilities Plan for the District. The figures reveal the district has adequate capacity to accommodate the anticipated students generated by this proposal. c. School Impact Fees: The Issaquah School District has adopted a fee of $4,617 for each new single family residential unit. A total of 23 new dwellings would be added to the Issaquah District. d. School Access: The Issaquah District has provided information as to the location of existing bus stops. This information is reflected on the School Walkway Access Study submitted Sept. 3, 2003 for the Plats of Liberty Grove and Liberty Grove Contiguous. The current bus stop for middle and high school students is located at the intersection of SE J30'h Street with 162"" Ave SE. Bussing occurs at present due to Jack of safe walkways to the schools. Ii is the District's position that with the influx of new students in the area as a result of new homes being built, these new development nearby should provide acceptable walking facilities to the local schools. The local schools serving this property are all within one mile of the plat of Nichols Place. The school district has submitted updated information since their written response (see attachment 3) indicating that at the existing bus stop for Liberty High School and Maywood Middle School is at SE 130 111 Street and 162"d Ave. SE. Currently the area is underdeveloped and has poor pedestrian connections; bus service for students within one mile of the schools has been provided by the district. The district views this bus service as temporary only and requests that with construction of new nearby housing developments, safe walking access to schools be provided. Per a request by ODES, the applicant of Liberty Grove and Liberty Grove Contiguous provided information clarifying which streets that have been improved with pedestrian walkways. A narrative indicated that a walkway system to Liberty High School as infeasible. DOES staff has taken exception to this analysis and finds that a walkway is feasible along SE 135'h Street between J60'h Ave SE and 166'h Ave. SE. (then south on I 661h Ave SE one block to the school). This location of a walkway would provide a high level of visibility of the students walking from nearby residences and students would only need to walk past one wooded parcel on the south side of SE 135'h Street. DOES does concede that that location for a walkway would be costly to construct do to the existing driveways and open ditch construction along this corridor. An alternative access to Liberty High School is being planned in conjunction with the plat of"5 Lot Subdivision". Paved sidewalks and a paved pedestrian walkway are planned from the subdivision frontage on I 62"d Ave. SE east/southeast to the southwest comer of the Liberty High School where there is a gated school entry. This subdivision is also scheduled to construct safe access to the middle school, a four foot wide graveled path south from the southeast comer of the plat, south along 164 1h Ave. SE to SE 142°d St. (if extended). The district has determined that the walking area between SE 142nd St. and SE 144 1h St. on 164 1h Ave SE is safe, as the street paving is approximately 30 feet wide with very little traffic. There are already safe walking conditions on SE 144 1h St. for school children to walk from 164 1h Ave SE east to the middle school. 2. Parks and Recreation Space: The nearest public park is located on the south west comer of 152°d Ave. SE and SE 136111 St. The applicant has proposed on-site recreation areas Tract D and a portion of the detention area Tract E. Recreation area will be on the east/central portion of the plat. The details of improvements will be designed and submitted for approval prior to final plat. • • L03POO 15/Nichols Place Page 8 KCC 2IA.!4 requires subdivisions in the UR and R zone classifications to either provide on-site recreation space or pay a fee to the Parks Division for establishment and maintenance of neighborhood parks. The required recreation area equals 8,970 s. f. Tract D with 4,950 s.f. (rec. area) and E with 26,257 s.f. (detention) will be required to be combined and comply with the minimum sq. ft. for recreation area under the standards of KCC 21 A.14.180. Per KCC 2 lA.14.180 E, one tot lot and one additional playground/recreational facility will be required. 3. Fire Protection: The Certificate of Water Availability from W. D. 90 indicates that water is presently available to the site in sufficient quantity to satisfy King County Fire Flow Standards. Prior to final recording of the plat, the water service facilities must be reviewed and approved per King County Fire Flow Standards. K. UTILITIES: l. Sewage Disposal: A letter from the City of Renton, dated January 15, 2003 states the availability of sewer and indicates the city's capability to serve the proposed development. A sewage pump station will be required to be constructed as this plat can not be served by gravity flow. Currently, the lift station planned associated with Evendell would be located at the southeast comer of Nichols Place to provide the best service to the neighborhood. The existing sewer line will be extended east along SE 1361h Street and south along 1601h Ave. SE to provide connection to Renton's sewer system. 2. Water Supply: The applicant proposes to serve the subject subdivision with water from Water District 90. A Certificate of Water Availability, dated June 18, 2003, indicates this district's capability to serve the proposed development. L. COMPREHENSIVE AND COMMUNITY PLAN: 1. Comprehensive Plan 2000 Land Use Map: This proposal is governed by the 2000 King County Comprehensive Plan with Land Use Map that designates this area as "Urban Residential, 4-12 dwellings per acre". Comment: The proposal would yield an overall density of 6 dwellings per acre. 2. Comprehensive Plan Policy: Policy U-113 New residential development in the Urban Grow1h Area should occur where facilities and services can be provided at the lowest public cost and in a timely fashion. The Urban Growth Area should have a variety of housing types and prices, including mobile home parks, multi-family development, townhouses and small-lot, single-family development. Policy U-114 King County shall seek to achieve through future planning efforts over the next twenty years, an average zoning density of at least seven to eight homes per acre in the Urban Grow1h Area through a mix of densities and housing types. A lower density zone may be used to recognize existing subdivisions with little or no opportunity for infill or redevelopment. U-122 King County supports increases in urban residential density through a rezone or a proposal to increase density through the density transfer or density incentive programs when the proposal will help resolve traffic, sewer, water, parks or open space deficiencies in the immediate neighborhood. Comment: The proposal is in conformance with the above policies. Note that the Zoning Code does. not specify that any special thresholds or requirements beyond SEPA and platting requirements for providing adequate services to support the development that is proposed. • • L03P0015/Nichols Place Page 9 In this specific case, the development will provide extension of sewer and locate a pump station with the ability to serve over a 37 acre area providing future opportunity for sewer hook-up by other nearby property owners. Under the SEPA MONS, SE 1281h Street intersection improvements, or alternatively frontage improvements along the north side of SE 136'h St. will be constructed between 158'h Ave. SE and SE 1601h Street. Additionally, the applicant will be required to provide safe walkways to middle and high schools, and also safe access to the elementary bus stop which will add to pedestrian safety in the neighborhood. 3. Under the 2000 Comprehensive Plan and Ord.# 14049, both effective as of March 12, 2001, all new residential development in the urban area must be served by sewer. Providing sewer to this and other properties in the immediate area will require a sewage pump station to facilitate new residential development. As a result, development of the subject property and a pump station will help to make possible new homes on other properties nearby. M. PLAT STATUTES/CODES: l. If approved with the recommended conditions in this report, the proposed development will comply with the requirements of the County and State Platting Codes and Statutes, and the lots in the proposed subdivision will comply with the minimum dimensional requirements of the zone district. 2. King County Road Standards Section 1.03 -Responsibility to Provide Roadway Improvements: A. Any land development which will impact the service level, safety, or operational efficiency of serving roads or is required by other County code or. ordinance to improve such roads shall improve those roads in accordance with these Standards. The extent of off-site improvements to serving roads shall be based on an assessment of the impacts of the proposed land development by the Reviewing Agency ... 3. RCW 58.17.110 Approval or disapproval of subdivision and dedication-Factors to be considered-Conditions for approval-Finding-Release from damages. (I) The city, town, or county legislative body shall inquire into the public use and interest proposed to be served by the establishment of the subdivision and dedication. It shall determine: a) If appropriate provisions are made for, but not limited to, the public health, safety and general welfare, for open spaces, drainage ways, streets or roads, alleys, other public ways, transit stops, potable water supplies, sanitary wastes, parks and recreation, playgrounds, schools and schoolgrounds, and shall consider all other relevant facts, including sidewalks and other planning features that assure safe walking conditions for students who only walk to and from school; and (b) whether the public interest will be served by the subdivision and dedication. (2) A proposed subdivision and dedication shall not be approved unless the city, town, or county legislative body makes written findings that: (a) Appropriate provisions are made for the public health, safety, and general welfare and for such open spaces, drainage ways, streets or roads, alleys, other public ways, transit stops, potable water supplies, sanitary wastes, parks and recreation, playgrounds, schools and schoolgrounds and all other relevant facts, including sidewalks and other planning features that assure safe walking conditions for students who only walk to and from school; and (b) the public use and interest will be served by the platting of such subdivision and dedication. If it finds that the proposed subdivision and dedication make such appropriate provisions and that the public use and interest will be served, then the legislative body shall approve the proposed subdivision and dedication ... . 4. KCC 20.24.180 Examiner findings. When the examiner renders a decision or recommendation, he or she shall make and enter findings of fact and conclusions from the record which support the decision and the findings and conclusions shall set forth and demonstrate the manner in which the decision or recommendation is consistent with, carries N. • • L03POO 15/Nichols Place Page IO out and helps implement applicable state laws and regulations and the regulations, policies, objectives and goals of the comprehensive plan, subarea or community plans, the zoning code, the land segregation code and other official laws, policies and objectives of King County, and that the recommendation or decision will not be unreasonably incompatible with or detrimental to affected properties and the general public. 5. KCC20.24.195 Additional examiner findings -preliminary plats. When the examiner makes a decision regarding an application for a proposed preliminary plat, the decision shall include additional findings as to whether: A. Appropriate provisions are made for the public health, safety, and general welfare and for such open spaces, drainage ways, streets or roads, alleys, other public ways, transit stops, potable water supplies, sanitary wastes, parks and recreation, playgrounds, schools and school grounds and all other relevant facts, including sidewalks and other planning features that assure safe walking conditions for students who only walk to and from school; and B. The public use and interest will be served by the platting of such subdivision and dedication. (Ord. 12196 § 38, 1996: Ord. 9544 § 16, 1990) .. 6. 21A.12.030 Densities and dimensions -residential zones. A. Densities and dimensions -residential zones. Base Density: 4 dwelling units per acre Maximum Density: 6 dwelling units per acre Minimum Density: 85% of base density B. Development conditions. I. This maximum density may be achieved only through the application of residential density incentives in accordance with ... transfers of development rights in accordance with K.C.C. chapter 2IA.37 .. . 7. 21A.37.030 Transfer of development rights (TDR) program -receiving sites. A. Receiving sites shall be: I. King County unincorporated urban sites, ... zoned R-4 .... The sites may also be within potential annexation areas established under the countywide planning policies; or ... B. Except as provided in this chapter development of an unincorporated King County receiving site shall remain subject to all zoning code provisions for the base zone, except TOR receiving site developments shall comply with dimensional standards of the zone with a base density most closely comparable to the total approved density of the TOR receiving site development. C. An unincorporated King County receiving site may accept development rights from one or more sending sites, up to the maximum density permitted under K.C.C. 21 A.12.030 and 21 A.12.040. ANALYSIS/ CONCLUSIONS: I. Pursuant to the State Environmental Policy Act (SEPA), RCW 43.2IC, the responsible official of the Land Use Services Division (LUSD) issued a threshold determination - mitigated determination of non-significance (MONS) for the proposed rezone and plat on December 23, 2003. This determination was based on the review of the environmental checklist and other pertinent documents, resulting in the conclusion that with implementation of mitigation, the proposal would not cause probable significant adverse impacts on the environment. 2. Comprehensive Plan Policy U-122 supports increases in urban residential density when the proposal will help resolve traffic, sewer, water, parks or open space deficiencies in the immediate neighborhood. This plat will provide basic neighborhood infrastructure benefits in the form of road improvements on I 60'h Avenue Southeast, school walkways and other improvements which are commonly be required as part of preliminary approval for a plat. There has not been an offer by the applicant to provide neighborhood improvements beyond that which would normally be expected with preliminary plat approval under the R-4 designation and SEP A. Nor has staff suggested any further conditions as appropriate. 0. • • L03P0015/Nichols Place Page 11 It is noted that KCC 21 A.37 -transfer of density does not require an applicant of a plat to "benefit a neighborhood" beyond the basic needs for implementation and approval of the plat. The plat application is in conformance with this policy and also U-113 and U-114 regarding urban density and development. 3. King County has notified the City of Renton and other local agencies of the request. The City did express concern with road improvement standards to be used. At this time an interlocal agreement has not been signed between the two jurisdictions by which King County would alternatively recognize City of Renton standards for street improvements. 4. The subject subdivision with density credit transfer will comply with the goals and objectives of the King County Comprehensive Plan and will comply with the requirements of the Subdivision and Zoning Codes and other official land use controls of King County, based on the recommendation below conditions for final plat approval. RECOMMEND A TIO NS: L03P0015 -Grant preliminary approval of the May 19, 2003 preliminary plat of Nichols Place with the transfer of eight density credits, subject to the following conditions of final approval: l. Compliance with all platting provisions of Title 19 of the King County Code. 2. All persons having an ownership interest in the subject property shall sign on the face of the final plat a dediqtion which includes the language set forth in King County Council Motion No. 5952. 3. a. The plat shall comply with the maximum density (and minimum density) requirements of the R-4 zone classification. All lots shall meet the minimum dimensional requirements of the R-6 zone classification or shall be as shown on the face of the approved preliminary plat, whichever is larger. except that minor revisions to the plat which do not result in substantial changes may be approved at the discretion of the Department of Development and Environmental Services. b. The Applicant shall provide Transfer of Density Credit documentation to DOES prior to final approval to allow transfer of a maximum of eight density credits. 4. The applicant must obtain final approval from the King County Health Department for abandonment of existing septic systems on-site. 5. All construction and upgrading of public and private roads shall be done in accordance with the King County Road Standards established and adopted by Ordinance No. 11187, as amended (1993 KCRS). 6. The applicant must obtain the approval of the King County Fire Protection Engineer for the adequacy of the fire hydrant, water main, and fire flow standards of Chapter 17.08 of the King County Code. 7. Final plat approval shall require full compliance with the drainage provisions set forth in King County Code 9.04. Compliance may result in reducing the number and/or location of lots as shown on the preliminary approved plat. Preliminary review has identified the following conditions of approval which represent portions of the drainage requirements. All other applicable requirements in KCC 9.04 and the Surface Water Design Manual (SWDM) must afso be satisfied during engineering and final review. a. Drainage plans and analysis shall comply with the 1998 King County Surface Water Design Manual and applicable updates adopted by King County. ODES approval of the drainage and roadway plans is required prior to any construction. b. Current standard plan notes and ESC notes, as established by DOES Engineering Review, shall be shown on the engineering plans. • • L03POO 15/Nichols Place Page 12 c. The following note shall be shown on the final recorded plat: All building downspouts, footing drains, and drains from all impervious surfaces such as patios and driveways shall be connected to the permanent storm drain outlet as shown on the approved construction drawings # on file with DDES and/or the King County Department of Transportation. This plan shall be submitted with the application of any building permit. All connections of the drains must be constructed and approved prior to the final building inspection approval. For those lots that are designated for individual lot infiltration systems, the systems shall be constructed at the time of the building permit and shall comply with plans on file." d. The stormwater detention design shall comply with the Level 2 Flow Control requirements per the 1998 King County Surface Water Design Manual (KCSWDM). e. The storm water control facility shall be located in a separate tract and dedicated to King County unless portions of the drainage tract are used for required recreation space in accordance with KCC 21 A.14.180. 8. The drainage detention facility shall be designed to meet at a minimum to the Level 2 Flow Control and Basic Water Quality menu in the 1998 King County Surface Water Design Manual (KCSWDM). 9. · Offsite drainage improvement: The two existing downstream culverts across undeveloped Lot 6 of Cedar Park Five Acre Tracts shall be upgraded per the Level 3 Offsite Analysis (locations 50 and 51 ). Permission is required from the owner to construct the improvements. If permission cannot be obtained following a documented good faith effort, this improvement is not required. 10. A surface water adjustment (L03V0036) is approved for this subdivision. All conditions of approval for this adjustment shall be met prior_to approval of the engineering plans. 11. The following road improvements are required to be constructed according to the 1993 King County Road Standards (KCRS): a. SE 139'" St. shall be improved at a minimum to the urban subaccess street standard. b. FRONTAGE: The frontage of the site along 160'" Ave SE (west side only) shall be improved to the urban neighborhood standard. c. Tracts A, Band C shall be improved as joint use driveways per Section 3.01 of the KCRS. These driveways shall be owned and maintained by the lot owners served. Notes to this effect shall be shown on the engineering plans and on the final plat map. d. Modifications to the above road conditions may be considered according to the variance provisions in Section 1.08 of the KCRS. 12. There shall be no direct vehicular access to or from 1601h Ave. SE from those lots, which abut this street. A note to this effect shall appear on the engineering plans and final plat. 13. All utilities within proposed rights-of-way must be included within a franchise approved by the King County Council prior to final plat recording. 14. The applicant or subsequent owner shall comply with King County Code 14.75, Mitigation Payment System (MPS), by paying the required MPS fee and administration fee as determined by the applicable fee ordinance. The applicant has the option to either: (I) pay the MPS fee at final plat recording, or (2) pay the MPS fee at the time of building permit issuance. If the first option is chosen, the fee paid shall be the fee in effect at the • • L03POOl 5/Nichols Place Page 13 time of plat application and a note shall be placed on the face of the plat that reads, "All fees required by King County Code 14.75, Mitigation Payment System (MPS), have been paid." If the second option is chosen, the fee paid shall be the amount in effect as of the date of building permit application. 15. Suitable recreation space shall be provided within one tract that may be combined with the drainage tract in accordance with KCC 2 lA.14.180 consistent with the requirements KCC 2 lA.14.180 and KCC 2 IA.14.190 in providing sport court[s], children's play equipment, picnic table[s], benches, etc. a. A detailed recreation space plan (i.e., landscape specs, equipment specs, etc.) shall be submitted for review and approval by ODES and King County Parks prior to or concurrent with the submittal of the engineering plans. This plan shall comply with Ordinance# 14045. b. A performance bond for recreation space improvements shall be posted prior to recording of the plat. 16. A homeowners' association or other workable organization shall be established to the satisfaction ofDDES which provides for the ownership and continued maintenance of the recreation, open space and/or sensitive area tract(s). 17. Street trees shall be included in the design of all road improvements, and shall comply with Section 5.03 of the KCRS and KCC 2 IA.16.050: a. Trees shall be planted at a rate of one tree for every 40 feet of frontage along all roads. Spacing may be modified to accommodate sight distance requirements for driveways and intersections. b. Trees shall be located within the street right-of-way and planted in accordance with Drawing No. 5-009 of the 1993 King County Road Standards, unless King County Department of Transportation determines that trees should not be located in the street right-of-way. c. If King County determines that the required street trees should not be located within the right-of-way, they shall be located no more than 20 feet from the street right-of-way line. d. The trees shall be owned and maintained by the abutting lot owners or the homeowners association or other workable organization unless the County has adopted a maintenance program. Ownership and maintenance shall be noted on the face of the final recorded plat. e. The species of trees shall be approved by DDES. iflocated within the right-of-way, and shall not include poplar, cottonwood, soft maples, gum, any fruit-bearing trees, or any other tree or shrub whose roots are likely to obstruct sanitary or storm sewers, or that is not compatible with overhead utility lines. f. The applicant shall submit a street tree plan and bond quantity sheet for review and approval by ODES prior to engineering plan approval. g. The street trees must be installed and inspected, or a performance bond posted prior to recording of the plat. If a performance bond is posted, the street trees must be installed and inspected within one year of recording of the plat. At the time of inspection, if the trees are found to be installed per the approved plan, a maintenance bond must be submitted or the performance bond replaced with a maintenance bond, and held for one year. After one year, the maintenance bond may be released after ODES has completed a second inspection and determined that the trees have been kept healthy and thriving. A landscape inspection fee shall also be submitted prior to plat recording. The inspection fee is subject to change based on current County fees. ,-• • L03POOl 5/Nichols Place Page 14 18. The following have been established by SEPA as necessary requirements to mitigate the adverse environmental impacts of this development. The applicants shall demonstrate compliance with ihese items prior to final approval. Individually, or joint with other area developers, the Applicant shall design and construct improvements to Southeast I 28th Street at 1601 h Ave. SE to mitigate project impacts at the High Accident Location. Or, the Applicant shall reduce the project impacts at the High Accident Location by completing the remainder of the improvements to Southeast 136th Street (i.e. additional paving, concrete curbs, gutters and sidewalks}, between 158th Avenue SE and 160th Avenue SE, and, revise the channelization at the intersection of 156th A venue SE/SE 136th Street to provide a southbound left tum lane. School Mitigation Fees 19. Lots within this subdivision are subject to King County Code 2 IA.43, which imposes impact fees to fund school system improvements needed to serve new development. As a condition of final approval, fifty percent (50%) of the impact fees due for the plat shall be assessed and collected immediately prior to recording, using the fee schedules in effect when the plat receives final approval. The balance of the assessed fee shall be allocated evenly to the dwelling units in the plat and shall be collected prior to building permit issuance. School Walkways 20. The Applicant, individually or in conjunction with other developers, shall construct an off-site walkway to Liberty High school from the site. The walkway shall be constructed within the right-of-way from 160th Ave SE, east along SE 135th Street to 166th Ave SE, and south to Liberty High School at SE 136th Street, or via alternative right-of-way and easements that become available and are approved by DDES. One acceptable alternative would be to use future right-of-way of Southeast 136th Street and 162nd Avenue Southeast to connect with the sidewalk improvement of"five lot subdivision," and through the plat of "five lot subdivision"/LOOP0023 to the southwest gate of Liberty High School. The walkway shall be designed and constructed in accordance with the 1993 King County Road Standards and shown on the engineering plans for DDES review and approval. Any surfacing alternative from the King County Road Standards (KCRS 3.09) may be submitted for approval through a road variance application. OTHER CONSIDERATIONS: l. The subdivision shall conform to KCC 16.82 relating to grading on private property. 2. Development of the subject property may require registration with the Washington State Department of Licensing, Real Estate Division. 3. Preliminary approval of this application does not limit the applicant's responsibility to obtain any required permit or license from the State or other regulatory body. This may include, but is not limited to the following: · a. Forest Practice Permit from the Washington State Dept. ofNatural Resources. b. National Pollutant Discharge Elimination System (NPDES) Permit from WSDOE. c. Water Quality Modification Permit from WSDOE. d. Water Quality Certification (401) Permit from U.S. Army Corps of Engineers • REPORT ATTACHMENTS: 1. 23 Lot Plat Layout 2. Density Calculations for development with density credits 3. Issaquah School District 4. Certificate of Water Availability 5. City of Renton 6. City of Renton Sewer Certificate 7. Transportation Concurrency Prepared 02/05/2004 3:35 PM TRANSMITTED TO PARTIES LISTED HEREAFTER: BORBA.GREG CURRENT PLANNING SUPERVISOR DDES/LUSD MS: OAK-DE-0!00 BRENDEN, MARSHALL 18225 SE 128TH RENTON, WA 98059-8732 BUCKETT, MRS. CAROLYN ANN 16524 SE 145TH ST. RENTON, WA 98059 CASEY, LAURA WETLAND REVIEW DDES/LUSD CRITICAL AREAS MS: OAK -DE-0!00 GRAVES, K'ATHY 13020 160TH AVE SE RENTON, WA 98059 HIGH. GWENDOLYN & VICTOR 13405 158TH AVE SE RENTON, WA 98059 JUNE, EDWARD and HILL, KRIS 13527 156TH AVE SE RENTON, WA 98059 KEZELE, DON & DIANE 15657 SE 137TH PL. RENTON, WA 98059 LANGLEY, KRIS TRAFFIC REVIEW DDES/LUSD MS: OAK -DE-0100 LIND, REBECCA CITY OF RENTON 1055 S. GRADY WAY RENTON, WA 98055 MAHONEY. JAMES 140 l l 160TH A VE SE RENTON, WA 98059 NELSON, KATHY • ISSAQUAH SD TRANSPORT.DEPT. 805 2ND AVE SOUTH ISSAQUAH. WA 98027 NICHOLS, MARK & BARBARA 13815 160TH AVE SE RENTON, WA 98058 OLIPHANT, ANITA & RICHARD 16519 SE 145TH ST. RENTON, WA 98059 PAULSEN, ROGER 15657 SE 139TH PL RENTON. WA 98059 ROGERS, CAROL CURRENT PLANNING SECTION DDES/LUSD MS: OAK -DE-0100 ROMANO. MIKE CENTURION DEVELOPMENT SVCS 22617 8TH DR SE BOTHELL, WA 98021 ROPPE, VICKI & DALE 14005 160TH AVE SE RENTON, WA 98059 SCHARER, KAREN PROGRAM MANAGER DDES/LUSD MS: OAK -DE-0!00 SEATTLE KC HEALTH DEPT. E.DIST. ENVIRN. HEALTH 14350 SE EASTGATE WAY BELLEVUE, WA 98007 STACHOWIAK, CLAUDE & ELOISE 15652 SE 139TH PL. RENTON, WA 98059-7422 STANSBURY, HOWARD CENTURION DEVL SVCS/US LAND DEV. 22617 8TH DR SE BOTHELL, WA 98021 THORBECK, PENNY 15650 SE 138TH PL. RENTON, WA 98059 TOWNSEND, STEVE LAND USE INSPECTIONS DDES/LUDS MS: OAK-DE-0100 WEST, LARRY WETLAND REVIEW DDES/LUSD CRITICAL AREAS MS: OAK -DE-0100 WHITTAKER, BRUCE PREL. REVIEW ENGINEER DDES/LUSD MS: OAK -DE-0100 WYMAN. KEVIN M. 16540 SE 149TH ST. RENTON. WA 98059 L03POO I 5/Nichols Place Page 15 f ';>,s:J +- ~ s 2 ~-\ ('J ~ King County Department of Development and Environmental Services Land lh;e Services Division 900 Oakesdale Avenue SW . P.enton. WA98055-1219 (206) 296-6600 PLAT DENSITY AND DIMENSION CALCULATIONS PRB.!~INARY si.JBOMSION_WORKSHEET RELATING __ TO DENSITY AND DIMENSIONS A great many ordinances play a role in the oeation of a subdMsion within King County. Determining the allowable density. maaimum density. minimum density. and lol 'Mdth on a piece of pn:>perly can be confusing. This worksheet will assist )'OU in corredly applying specific pc;ri::ns of the code ancl will be used to determine if a proposed plat or shorl plat meets the density and dimensions pRMSions of the King O:Junty Zoniog Code (Trtle 21A). This "M>rksheet is prepared 1D assist apprr::ants. and does not replace compliance wi1h adopled bcal. state and federal lisws. P, I I f tic.., ~ are recommended. These conferences help to clarify issues and answer questions. They may -you both time and money by eliminating delays resulting from requests for additional information and revisions. You may call {206) 296-66401D find out how to l!!Tenge for a preapplication con1erance. DATE· _.., NAME OF PLAT: NICHOi S P1 ACE COMPREHENSIVE PLAN LANO USE DESIGNATION· ZONING: fl::! COMMI.JNfTY OR SU BAR EA PLAN: ........ ALE NO.: t lcbao resjdentjaj/4.-12 Unit:;; per Aae if more than one Comprcheosiw Plan land Use designation or zone dassilicauon exis15 for 1he property. show 1he boundary be1-l 1he land uses or wries and the area within ~ on 1he preliminary plat map. If a single lo1 is dr.'ided by a zone boundary. transferring density across zones on that 1ot may be permitted subject to the provisions of Ka;: 21A.12.200 Plew& JXXDPkm: oniy lbe e:rfjcable na1iPo5 nf the jocm 5ite Acea rK CC 21 A 06 1112)· Site a-ea [111 square ieet) is the gross horizontal erea of the project site. i1:s5 submerged lands as defined by K.C.C. 2 lA.06.1265. and .less.areas which are reqund to be dedicated on the penneler of a project site for public rihgts-ol·Wfrt. 0 SqUare 1eet in submerged land (f!Jl?f land below the ordinary high water-mark -see K.C.C. 21A.06.825.) + O square 1eet in perimeter rights-Of.way which will be required to be dedica1ed Cala.ilation: (area 30 feel from center 6ne of road) .! Total ~ Gross horizontnl ar-ea of the project site ___ ,:.O T atal submerged lands and rights-of.way 166.465 Site erea in square feet NOTE: To con1inue calculations. convert site area ---in square feet to~ by dividing by43.560 __ 030.Se2c Site area in acres n_ Base Density (K.C.C. 21A.12.030 -.040 tables): The base density is delermined by the zooe do5ignation{s) tor the lat. 4 du/~ 19.May-03 Page 1 of4 [o)~~~!W~f(r ln) MAY 19 2003 [1!} L03P0015 K.C. D.D.E.S. PLAT DENSITY AND DIMENSION CALCULATIONS Ill . AH ti Pwr:'Hoo\JottseodBooodin?{KCC 21A12070) The base number of dwelling units is c:alaJl.a1ed by multiplying the site area by 1he base densily in dwet~ng units per acre {from K.C.C. 21A.12.030-.040 tables). 3.82 site area in acres (see Sedion J.) 4 base density {see Section II.} ---~= 15.29 alkJiNabledwellingunits When calculations ff:SUlt in a fradion. 1he fraction is rounded lo the nearest whole number as follows· I. Fractions al .50 or abo:Jw shall be rounded up: and 2. Frao:::tir::ir"ls bek:,w .50 shall be roi.nded down. N. Brouirc:d On.sifr: Bc:mmoo Si CK CC 21A 14 JBQ)· This sedion must be COfTlplmed only if the proposal is a ~ OO'ock,p, 1AA ,t of more than fOOt dwelling units in the UR and R zones. stand-alone townhouses in the NB zone on properly designated CommenjaJ C>utsO:! of C.enter ii more 1han fOOt uoits. or any mi:>ed use ~ if l1lOll!I than 10Uf" units. Recreation space must be computed by multiplying the recreation space requirement per unit type by the proposed number of such cfwelijng units (K.C.C. 21A.14. 180). NOTE: King County has the dtSCf'8tion to accept a lee io lieu of all or a portion of the required reaeation space per K.C.C. 21A.14.185. Apartments and townhouses developed at a density greater than eight units per acre. and mixed use must provide recreational space as follows: 90 square 1eet X proposed number al s1udio and one bedroc 0 130 square feet X proposed number of two bedroom units 0 170 square 1eet X proposed numbeJ of three or more bedroor 0 ____ Recreation Space Requirement = 0 Residential subdivisions and bNohouses de\leloped at a density of eight units or less per acre must prtMde reo-eatiooal space as follc:M,s: 390 square feet X __ __,,~3 proposed number of units = ~lO Mobile home parks &hall prow;le recremional space as loDows: 260 square 1eet X ____ proposed number of units = 0 V Net Br "JI II Arra QC C C ?I A 06 797)- This section is USl!d for oomputing minimum density and must be oompleted only ii the sile is located in the A-4 through R--48 zones and designated Urban by the King County C,omprehensiw Plan. The net buildable area is the site area (see Section l.J less the following areas: ---"''---areas m1bin;I. project site which are required 1D be dedicated for public rights-of-way in exoass of 6idy teet (601 of width + o sensitiYe areas and 1heir buffen;_ 1D the extent they are required by King County lo ~ -+ 26.257 areas required 1or above ground stamwater rontrol facilities induding. but not ~mtted to. retention/detention ponds. biofil1ra1ion swales and ~ from sud, ponds and swale& + 4.485 areas required by King County to be dedicated or reser,,ed as on-site recreation areas. Dec area within stormwa1er oontrol 1ac:ilify ii requesting reacation space credit as allowed by KCC 21A.14.180. {see Section IV.) + 0 regional utility corridors. and + 0 other areas. e,cduding setbacks. required by King C.oumy to remain undeYeloped Calculation: 19-May-03 Page 2 of 4 30.742 . Total reductions 186.465 site area in square feet (see Sedion I.) >--i'°~.7~42~Total .eductions 135.723 net bui1ciab1e area in square feet NOTE: comoert 6ile an,a in sq ---leet 1D acres by cividirlg by 43.560 3.12 net buildable area in aces • • ~ ·~ ~ ;;::,'\J s c{:: (\\ l., l'l -\ <, .......,N ~ PLAT DENSITY AND DtMENSION CALCULATIONS· VI. Mininmro lh-han Besidectiat Qcnsjty (K CC 21A 12 060) The minimum density roqunment applies Qllb' to the R.4 through R-48 rones. Minimum density is determined by multiptying the base density in dwelling units per ao-e (see Section 11.) by the net buildable area of the site in acres (see Section V.) and then multiplying the resulting product by the minimum density percen1age Imm the K.C.C. 21A.12.030 table. The minim,,.-n densily requirerrents may be phased Of" waiYed by King County in certain cases. See K C.C. 21A.12.060 . Calculation: ____ 4 basedensilyindu/ac (see Sedic 3.12 oet buildable area in acres (soeSection V.} ----~"=·4060 X minimumdensily % set forth in K.C.C. 21A.12.030 or as adjus-,d in Section VII· ----~"=·59=minimum dwelijog UT1its required vu Minimum Peosity Mj11stn1cotsfnr Moderate Slores {KC C ?_IA 12 rum Residential developments in the R-4_ R.S and R-6 zones may modily the minimum density lacioc in K.C.C. 21A.12.030 based on the weighted average slope ol the net buildable area al the site (see Section V.). To determine the weighted ~ slope_ a lopogr.,.,t,,ic SOl'\ley is required-1o calculate the net buildable area(s) 'Mlhirl each of the fl:ilkMoing slope incremeots and then ~ the number al square Jee! in each slope increment by 1he median slope value al each slope increment as follows: O sq. fl O. 5% slope increment X 2.5% median slope v; O .--------.,0 sq. fl 5-10'X.slopeincrement X 7.5% mecf11111 slopew o + 0 SQ. fl 10-15% slope inaement X 12.5% median slope, O + Osq.fl 15-20%slopeinaementX17.5%mediansJape, O + O sq. tt 20-25% slope inaemen1 X 22.5% rnedierl slope O + 0 sq. fl 25-30% slope incrementX 27.5% median slope O + o sq. fl 30 -35% slope increment X 32.5% median slope o + O sq. fl 35 -'40% slope increment X 37.5% median slope O ______ 00 Tolal square feel O Total square Jeet in net build8ble -adjus1ed for slope Calculation; 0 total square fee1 adjusted for slope dMded by O total square feel in net buildable area ----'Mlighted average slope of net build.able area ______ % (Note: rm..dliply by 100 to wnvel1 to percent -round up ID nearest whole pen::emj Use the table below to determine the minimum density factor_ This density is substituted for lhe rninimum density fador · in K.C.C. 21A.12.030 table ..t.en ~ the minimum density as sho¥rln in Section Vl. of this wor1<sheet. Weigtrted Average Slope of Net Buildable '"-'sl of Sne: Minimum Density Factor: 0% -less 1han 5% 65.00% 5%-less 1han 15% . 83%. less 1.5% la each 1% of -. ineia:::essof5% 15%-less than 40% 66%. less 2.0% for each 1% of ine:io::essof15% EXAMPLE CAla.JlATION FOR MINIMUM OENSrTY ADJUSTMENTS FOR MODERATE SLOPES: sq. ft 0-5% slope inaement X 2.5% median slope value' .-------sq.fl 5-10% slope increment X 7.5% medianslopev;----------- + sq. fl 10-15% slope increment X 12.5% median slope\ + &q. ft 15-20'X. slope inoemcnt x 17.5% median slope :-c=c--c.c------- + sq. ft 20 -25% slope ina-ement X 22.5% median slope: c""""Sc::---·c------- + sq. ft 25-30% slope increment X 27.5% median slope: :""""Sc::---~·------ + sq. fl 30. 35% slope increment X 32.5% median slope value -. + sq. fl 35-40% slope increment X 37.5% median slope• :-':;c;:---.c----~-- -------;;O T ota1 square feet O Total square fl,et in net buiklabln area adjumed for slopc CalaJlation: 11:rtal square feet lldjus.1ed for slope divided tr, total square feet in net build8ble area ----weigh1ed moerage slope of net buildable area ______ % (Nole: multiply tr, 100 to CJl!Mll1 to percent • ~ up to nearest whole percent) Umg 1he table abc7.-c. an 11% weigt1'cd iMlfag& slope cf net buildable area falls wittm the 5%-less h.n 15% rar1Q8 whidi has a minimum density factor of 83%. less 1.5% for each 1% of 81/efage slope in excess al 5%. Since 11% is B% abCJYe 5%. multipty 6 times 1.5 which would equal 9%. Subtract 9% from 83% for M adjusted minimum density factor of 74%_ This replaces the minimum density tador in KC.C.21A.12.0301ahlc. 19-Ma:y-03 Pege3 of 4 PLAT DENSITY ANO DIMENSION CALCULATIONS vm. Mm<im1m Pwr:ffioQ llnttitii t (K C C 21 A 12 030-PAfl) · This section 6hould be rompleted only it the proposal inctudes application of residential density incentives (K.C.C. 21A.34J or transfer ot density credit (K.C.C. 21A.36 or 21A.55}. Ma>amum densily is calculated by adding the bonus or transfer units authorized to the base units ralc:ola1ed in Section m. of this worksheet. The maximum density permitted through resideotial density incentives is 150 percen1 ot the base density (see Section II.) of the underlying zooing of the ~t or 200 percent of the base density for ptOp068ls with 100 percent affordable units. The maximum density permitted 1hmugh transfer of densilyaedit is 150 percent of the bese density (see Section II.) of the underlying wning of the de,eLp.11C11I. ____ O base density in dwel~ng units per aoe (see Section II.) X 151 0 rna,cimum density ____ O mmcimum density in dwelling units per acre X 3.8215106 site area in aa o ma-imurri dwelling units allowed utilizing density incentives (K.C.C. 21A.34) ____ o base density in dwelling 1111its.per acre (see Section II.) X 20· o maximum density ____ o maximum density in dwelling units per acre X 3.82 site area in ao o maximum~ units allowed uti~ deosityincentiveswilh 100% affordable 1.rits {KC.C. 2\A.34) ____ 4 base density in dwelfing units 1)1:!1" acre (see Section II.) X 151 6 ma>amum density ____ 6 maximum density in dweling units per IICl'e X 3.8215106 site area in ao 22.92906336 maicimum dwelling units allowecl utilizing ~transfefs (K.C.C. 21A.36 or 21A.55) ~ -----~'~5 base allowable a,,,,eDing units ailculated in Section m. + 0 bonus units authorized by KC.C. 21A.34 + B transief' units authorized by K.C.C. 21A.36 or 2\A.55 -----~203 1otal dwelling units (cannot ein:eecl maximums calwlated above) IX Minimum lot Area For Construction: BG::ept as provided for nona::,mormance in KCC 21A.32: A B In th8 UR and R ~ no C005huction shall be permitted on a lat that contains an lllll8 of 2.500 square feet or that does not comply with the applicable minimum lot width. except lo, 1ownhouse de,clo,:;.1e1ts or zero-Im-line wbdivisions: and In the A. F. or RA zones· 1. Construction shall not be permitted on a lot containing less than 5.000 square feet: and 2. Construc::tion shall be Emited ID one dwelling um: mid residential occ:essory uses for lots CDI greeter than 5.000 square feet_ but less than 12.500 square feet. (KCC 21A.12.100) X. ~ , .. ...,,., Page4of4 l.nt IWfths shall be ~ by scaling a cirde of the applicable diameter within the boundaries al 1he lot as shown below. provided 1hat an access casernen1 shall not be included within the cin::le. (See KCC 21A.12.050). • • y 9 ~ :s. "' z: i \.N ·.i· ····~ * ~1~/vl~ 5~~. 'fk :::;::t;)t.g~ .l),Jrr,cr ev,// h(Jfc µ/ f-..vt!/rp.. ~ s~ /,J 11 !f:. p ,j_ h s <;-Iv /7 #.bvt) I i:J '? '11--( L c:f S £ r ~if ~ , . ~ ~ iJv.,-}µ,a vdv / ---4-~s;,4 #-< ~1U>~~·~ t(-MYI~' { W-t. vJ,// J?_.ece,~ '5~ . ~ni1 f 6vJJ,7 1 s1ucl-J, ,z/~ (ouA= ,) ~- y;-/J--<!) n ·" . 61~1-!JS086 'IM 'UOIUO~ I [: [ .·' I . I I 1··: I r; I . I . !' i ' ' i '<'.;ji, :,,1 n.,"-• Dept. of Dcvdopmcm and BmhGl41£UIJJ Services I.and UH Slnlca Dlvfdoa . 900 Olk:sdalo Avcwc Soulhwclt ~ V!A 980»-1219 I I ¥1 I TnmsportationSpedalist · · Phone (425) 837...,,. SCHOOL DISTRICT 411 Pax (425) 837-6331 Tnnsportatiut nilsenkOissaquah.wednet.edu i;,,,o,,,'. : " DATE: May 23. 2003 8C6 ·2NDAVENUBSE • fSSAQuAH, WA 98027 · --:· ;',.~-. . N 1oc= = /~,;~;;:, TO: Issaquah . School District, ATTN:. ___ _ FM: Kim Clau1&en, PmlectfP'mram Manager m ~ RE: Proposed Plat & Rezone of Nichols Place . (FIie Nos. L03P0015 & L03TY 404) .~~· The Land Use Services OMsion (LUSO) has received an application for a subdivision In your District. Enclosed Is a copy of the plat maps received by the land Use Services OMsJon on May 15, 2003. ' ' In order for us to adequately evaluate this proposal, provide the most accurate Information to the public, and · · for LUSO to serve the School District better, please provide us with the fc?llowlng Information: • . Which schools do you anttclpate the students IMng in this subdivision would attend? · ~ementary /3 l;;;f"l\!)(X:rj Mf2.CC) ~k.ir High/Middle t:D~\Dc:o::{ 0\ 1Mk: -!:::Ks,. High L 6 e ~ l~b ~ill the students walk or be bussed to these schools? Bo ~ -IF-. · · ·tElementary 5$ '~~ Jr, High/Middle P,5S:W r Sr. High , ~,;,sed If the students wUI be bussed, where do you anticipate the bus stops will be located? If that lnfonnation is not · available at thls time, amentty, where ero the closest bus stops located to this site? · Elementary /(d::,"i}:, f1tOO &£ @S.!£ J.3:51,~ST . -t_b . ~ C '(_ ~r Jr. High/Middle / ':5'6 Au.o S '<-, .::,· I=,/-s-r Sr, Hlg~ · l'.S~ eu,o s-t ~. S-t I 3 I So!: ST ~erComments:,~ 47«4,,i;J' (,OYJd/tJ~o/ /h,fT//<! ,'fr/(T l.r~ f11t wd( Iv/Ille p Sc~/ vvk,,.._ /~o ";.,~ t: 4j;/Wd!J~4J1S:; AS td-dl M S11c wt#~ Please complete thls fonn and return It by Juni 18, 2003 to the address below. ff you have question;:::> regarding this proposal, please call Karen Scharer, at (206) 296-7114. Thank you. King County Department of Development and Envlronmenta_l Services Land Use Services Division ATTN: Karen Scharer, Planner ~ • Post-Ir Fax Note J:rJ?fu,/o jA£. .. f ' ' 7-900 Oakesdale Avenue Southwest '. !To M.i.\::,,. e.. 7671 ~ •f • .r; .~ Renton. WA 98055-1219 l t ~ t ~ J::. & <S\ JI.In ltl U:.:1 1111tu1 11,1,;wu ~u ® ,,,,c:,,,nty DDES DEPAR1NENT OF DEVELOPMENT MD EMIIRONMENTALSER\IICES 900~Ave:iue~ Renton..Wa 98055-1219 ·<12l>2'174 I ee 1his oertlflcale ~ 1he ~IQ,g COullty Oepa,tment 91' Public l1eal!h end hi 09p;nnen1 m Oe'talopment n ~Serrii;s&d'I~ ~ lo eva1isaie deYelopmel'!t - King County Certifioite of Water Avaijability I~"'~ .... ~ a Buildng Pmnlt · 0--f!~Piat;,..IVD o Retoneori:ittier: ______ _ Appic.l,lt's:namc:~~ Proposed u:;e; S.F.R. \..taltlo:I: 138:lS 160'" SE-Mdlals Plat - (attach mapi!Od legal~ If ~ry) Wate~ purveyor mformat1cn: p. I 1. D a. Waterw11 be pn::,ulded t7f ~cxmec::tn, orjym an o:1st1n9 "° cme1 water"m.t t11at 1sfim1Dg the 11te. ~. . ~ b. wam-senke ..t11 reqwean ~ti;, the llifzl" sysmn of: 0 (1) l'ee: d .wdl::I" main to re.,dl the site; ¥'d{Or Q (2) The c:cnsDUllon fl a dlstlibutiOn sr-,tern oo the site; llnd/« . Q{JJ ~main mar'-to be repaced to Ufl'. ~an;! DE~ 2. ~ a. The watei-Spta,n bin~ With aOM,nty~w,t,era.mpel,e.lSlt'8 p(an. OR D b. The water svstem i~ bi net_., coolbm1ar,:e 1¥1!1'1,11 Colmt)' i!pplllloed Wll!9" ~ plan aid wlll ~ire a water~ plan~ (This mayc:a:ISe a di!ltlf In lssWnoe rl • permit m ill)prOWI). . . -' . J. 8 a. The ~ p-oJe:t 1s wilhirl ttie corporate 1m1ts c1 lhe.lbtl1a, or has beel'I gr.!t'te, Bcu:Kllry Reoiew 9oord ~lor ~ of~<iUtsde the <iStlw:tor d't\l, or 1$ wlttlln the COtrtV ~serlli::ent rl • prM!le~~- OR • a b. ~oreotm,ryStev'el'fBo¥d(BRS)~willbe~to~~- ~ ~ . OR "'*'" Ml oo·w.,llable .r: the rate fl now and cUalbl ~ below• no l!!,s.,; d)ali 20 p,s1 nteaSlftd' at the ~In!~ 1iQ feet:f<1Xnthe~(orasmanct:donthe~llliill}: RMl!' °'"""". PtNk /MlffaQtl . Duatlon o less tlWI soo gpm ("PPfflX. gpm) a less 1t11111 11our a soo to 999 gpm o 1 hour to 2 11oun; ~ 1000 qpm er more · ~ 2 hours or mort:! 0-~--0 . a caltwUorl c1 ~ (llj\er -~ Colffllt!dal bolldlr,gpefltvts~ Includes mtttiflllnlly~ ~flov'(testor ~-) a b. Wale" sys1:ern a not apible c1 ptMdlrJJj &-e ft:M'. " 5. g a. Wliter" sr.;te,1l has c::ert:ilicateS d WU,-/1¢t or: wate," llgtt: claitnS suft'klent ID ~ !il!M(B. OR . . O b. Wi11!r ~ OC1CS oat~ hwe~.-,. 'l\gbts.or-.attt ngtitdnin\$. 0..11,o!G/Wdlle..li: GfC $3200.00, Meb!t"Drq> $450.00, W/A $125.00 for.-tl lot " ffll5 SUlllKTlP QIAflCiE WITlfOlff f'Bl@, NOJ1CE I a,tify-that the ,tn,e Wiltcf" r:uwr,or ~ 1$ tn.e. l1lis o:rtllbiUQl1 stllll be md fer tyear = mte d sigrlabre. ~~WATER°'5™CTnD -=vrB.£.·. RfNEWAlfE§:~= ~ . . . ·.,,--:;$:. 3, --···.• "I" . -· C."Y'fYOocumenls Recepaoo\Water A~~ Olunty,doc AJ1AC.~ MEr\rr 4 RECEIVED JUN 1 9 2003 1\11~\l COUNTY LAND USE SERVICES· I i !Fe KatbyKeolki:i--Wbeclcr, Ma_yor CITY OF RENTON Planning/Building/Public Worl<s Department Gregg Zimmerman P .E., Admlnistratpr · January 14, 2004 Department of Development and Environmental Services Land USC Services Division . Attn: Karen Scharer 900 Oakesdale Ave. S. W. Renton, WA 98055-1219 .SUBJECT: NICHOLS PLACE, NOTICE OF HEARING RECOMMENDATION & SEPA DECISION, FILE flI.031'0015 Dear Ms. Scharer: Thank yo'i:1 for the opportunity Or reviewing and c.omn:ienting on this pro"ject proposal. · Renton' s Planning/Building/Public Worlcs Depanment comments are as foUows: · I . The subject propet1y is l<><ated within the Soos Water and Sewer Service Atta. 2. This development is located within Renton's Potential ~on~_ Therefore, we request that any improVements (roadway widening and pavemerit section, curb, gutter, sidewalk, street lighting. etc.) to existing ·160dt Ave SE, abutting the developmerit site and the neW street within the development site, be constructed to City of Renton standards. ___ ., .. _ sincere1y, . . ;D,1~_:y~ . Gregg Zimmerman, Administrator Plmming/Building/l'llblic · Works Dept '" NeilWlltt!l }cnnikt HcnPing Ly,- . Stndla~ • • A1fAcl~VvlCN15 ~ 1055 South Gn,dy w~ -Renton, Washington ~5; RE N T O N G) 11*~1DWS5!"nqdld.......,:ii,i,PQll_ AHEAD OF THE c_uavE -=----·-· -. ··-···-. ---·-·--· ·----- i _::t::. ~ -~~ -~ ., --h ~-s- ~" Jesse Tanner. M_!l~r January 15, 2003 Michael J. Romano Centurion Development Services 22617-81h_DriveSE - · · Bothell, WA 98021 LlTY Ul<' .KEN"l'UN Planning/Building/PublicWorlcs Department Greg Zimmerman P.E., Administrator SUB.JECT: "SANITARYSEWEI>AVAILABil~REQUFST"-EVENJiE~PLAT REQUEST FOR EXPANSION OF EXISTING AVAILABILITY _ 'ADDffiONAL PARCEL KCPID N0142305-9058; 160TII A VENUE SE" _-_. . . -. . ... . . . .. Dear Mr.' Romano: .1bis letter shall serve as a suppl~erlt ~:th~-~~ ~~~_ilabili;~-da~--i~~ ·1·~>2oo_i_, ~'its . attached letter dated June 15, 2001. -x OU have reque5tecLthat the "City~s sewer availability approval for the Evendell Plat be_expanded:tO iriclude:the".above-:refere"nced parcel located directly~~ of yOur.e~g pI"Of!C?S81. · The_~G~."~-~iewed yO~. ~ucst 3Ild approve$ the e~sfon of the original sewer_3vailiibility tQ,i:tidud:e._KCPID N0-14230579058. This approval is . ~bject to all tlie cond~o~-~~~~:f~:~g-~~ 8~f;:: .. · . . . letf:er;'-ple8SC.c.;;9ntact me at (425)_"430-nl2: . · -·----_~?--~; : ·<:·('., .. ' .·-'·"/. :.~· -~.- f5l IE t IE I WI IE fD1 lfll MAY 19 2003 UdJ K.C. D.D.E.S . ~,:0!;.~~=~~=7Z;=n:~~P--Ol-OOOO~-~ L O 3 P ft5{Jthjravay-Rcnton, Washington 98055 RE N T O N u ~-~so,,.n,cydadmalerlal.lO'll,poa~ AHi.AD OP THI! CUIVI! ; /> ~ Jcuc Tanner.!. Mayor June is, 2001 Michael J. Romano Centurian Development Services 22617 -8° Dr. SE _Bothell, WA 98021 L .I. .I. :.'. U J:' KJ!,.L ~ .1. '-JO .L ~ Pla1U1ing/Building/Public Works Department Gregg Zimmerman P.E., Administrator SUBJECT: SANITARY SEWER AVAILABILITY REQUEST-EVENDELL PLAT KCPID NO 142305-91109 AND PORTION OF 9022 -SE 136"' ST AND 158"' AV.SE ~Mr.Romano; This letter shall serve as a suJ)plemCnt to the sewer availability request form dated June 15, 2001, ··for the subjectproperty. S~itary sewer service is currently available to the property, but requires an extension of sewer to be seived. Our analysis at this point indicates that this development will · · . need an extension of approximately 1300 linear feet of l~inch main to get to the site. · -~latioo of 8-inch main withiii_the development-will also be required; Our analysis also indicates" that there is a PO:t6itial to serve th_is lot by gravity, but a lift station may be required in . order· to aieet all the desigri'requireinents . . . , ·:: ri~:~ m~od -~or ~ce cim be d~ined ·at tlie··t,inie you begin yo~ engineering process . for f:his Plat. The City's EcoQoritic DeveioJ)inent, Neighborhoods and Strategic Planning . · ~ent bav_e also reViCWed·this_Pla.1..-This plat.is generally in compliance with the density . "and as such is acceptable to the City .. In Order to receive sewer serviCC from the City the plat must .also be developed 8S detached single family and the property owoCr( s) will be required to ~ a covenant to annei form. YOu-also must be aware that the City will re-review the ··gene:ra.:rptOvisions of the plai o~ you resubmit with m:cire exact information SUcb as wetland and . road _right-of-way information. i~ing this availability, please contact me at ( 425) 430-7212. • • [i5) IE re; IE I WI IE f(j'I \ru MAY 19 2003 lll) K.C. D.D,E.S. L03P0015 \\CITY OF RENTON\RENTON\CENTRAL\SYS2\DEPTS\fBPW\DIV1SION.5\UT1UTlE.S\WASTE.WIR\dav, vcndell.doc\diii: 1055 South Grady Way-Renton, Washington98055 LO 3 PO O 1 :1~---------- ~ ~ --0:s ~ n:, ~~ ("J ("' SANITARY SEWER AVAILABILITY FOR SING1'E FAMILY RESIDENTIAL BUILDING CITY OF RENTON 1055 S Crady Way, Renton, WA 98055 Phone: (425) 430-7200 Fax: (425) 430-7300 TO BE FILLED OUT BY APPLICANT: Date of Request >;'4£.L Applicant's Name: i/~&~PhoneNo ftzi:J4t:6-z&.;s M•ilingAdd=. 9d V,~~4;;;~ PAc!-&;v&'~ City $,m//£/ t State W/1--z;p Code ~ Check one: Proposed Single Family Home __ _ Existing Single Family Home·On Septic::"> Other (Specify) t::i.tu,,& 6Q/y'/::fJ<>J.i · Locarion/Ad<hess: .6,tzy' if a,-Afi,;rffr;&zr'161f,v /57,md,,k ~~ King County Tax AccountNo~;;:-~/F 'p'?7-Leg,lly D=nl>ed as: THJS. APPLICATION SHALL INCLUDE A COPY OF THE PROPOSED SITFJPWT PLAN. INFORMATION PROVIDED BY CITY: I. 2. 0 or 0 or 0 ;a. ~ Sanitary Sewer Service will be provided by side sewer connection only 1? an existing --. _ ,;,,, sewer main located within City records show a side sewer stub to the property D Y O N Sanitary ~er service will require an extension of approximately _____________ _ of ___ size sewer main located within The proposed development lies within service area; therefore, the applicant shall contact The District/Agency at (phone) for sewer availability. See attached lenerdated _________________ :_ _______ _ Payment of all applicable system development fees: (Fees are subject to change without notice) -System Development Charge: -Residential building sewer pcnnit: S 760 $ 60 per single family residence per single family residence -"Latecomers_upccial as::m:ntf ccs: . .tf:d¥fe97w .M::Ee. 54,z $ :ZZ1,;?.-t-~ /.. . ·RightofWayFeo S. . /~ -R1°htofW $:~- -~~~ ; ortGr-~~d~ -~od (~dable) $~,x) L03P0015l~l~ ~ ~r,~~ MAY 19 2003 r-, .... , K.C. D.D.E.S Sanitary Sewer Availability Form Page2 3. JS 4. 0 5. 1- Referencedata ~A,-;m:::-s Applicant shaJI abandon the existing septic ~m in accordance with Section 1119 of the current Unifonn Plumbing Code and Section 44-040.I.6 ·of the City Code. Customers connecting to sanitary sewers in King County, including Rcnton's Sewer Service Area. after Febnimy 1, 1990, arc subject to a sewage treatment capacity charge. The purpose of this King County charge is to pay for building ~e-trcatment capacity to serve newly Connected customeJS. Single- family customers pay $10.50 a month (billed by King County as $63 ever)' six months) for 15 years. At the customer's choi.ce, this fee may be paid to King County as a lump sum of Sl,089.40. ·This fee is in addition to the monthly charge for treatment that Renton is required to collect and pass to King County. 6 . )'( The Renton portion of the Wastewater Utility Rates for customers outside the city limits is 1.5 times the siandard rate f~ customers inside the city limits. (City Code section 8-5-lSC) 7. 8. 9. 0 or"![.. 'jC- or 0 )l(. The proposed project is with.in the corporate limits of the City of Renton or bas been granted King County Bouooary Review Board (BRB) approval for extension of service outside the City .. Annexation or BRB approval,$. necessary for the provision of sanitary sewer service. The sewer system improvement is in conformance with a Co~ty approved sewer comprehensive plan. The sewer system improvement will require an amendment to the Renton Long·Range Wastewater Management Plan. The sewer system improvement will be within an existing franchise from King County allowing the installation offacil~ties in the County Right(s)-ofWay. or D The sewer system improvement will require that Renton obtain a franchise from King County to install the f.lcillties in the County Right(s)-of Way. CONDmONS OF CERTIFICATION: 1) It is the responsibility of the owner/developer to verify, by an engineering study, whether it is possible to connect by gravity line to the existing City sewer system (a private lift station may be installed, but is not desirable). The City may require, at it's option, the verification to be in the fonn of a letter signed by a professional civil engineer. 2) When new sanitary sewer lines are installed, the City typically installs or requires to have installed stub-Outs to the property line. This is done as a courtesy to the property owners. The City does not guarantee a stub for all J)roperties nor does it guarantee the condition or location of the stub. It is the responsibility of the owner/contractor to have an approved connection from the building sewer to the '-, ' • City's sewer main. If there is a stub, it is in good condition. and the owner/contractor can locate it, then it is availablC for use. The detennination of condition of existing sanitary sewer stubs shall be the sole • responsibility of the City and the City's decision shall be final. . If the stub is broken or the City inspector detennines that the stub's condition is not acceptable, it shall be the owner/contractor's responsibility to repair the stub, replace the stub at the existing tee, or to install a new stub and tee directly into the main. The method of repair/replacement to be detemiincd by the City's inspector. I hereby certify that the above sanitary sewer information is true. This certification shall be valid for one year from date of signature. (Fee infonnation is~ect to change without notice). =t:=;,..,-,.,;.... ~:,,w·ki~ s;g,aiory Name lJ . Wastow,ie, Utili'r( 'lfn';\'/l ~ r.e ( !6)\E~\Euw11:0 .~. \ru MAY 19 2003 FORM DC905-4001 11120/00 K.C. D.D.E.S. -King County Road Services Division Depann1t>11l uf Trans1mnatim1 201 South Jarksou Strt't'L St>at1Je. \\',\ 98104.:<tK:ili • TYPE OF CERTIFICATE 181 ORIGINAL 0 CONDITIONAL • May 22, 2002 Certificate # 01400 File Number: 02--05-10-02 Exnires: Mav 22. 2003 CERTIFICATE OF TRANSPORTATION CONCURRENCY D Specific conditions are described on the reverse side of this certificate. Pursuant to King County Code. Chapter 14. 70 as amended. this certificate confimls that the level of service standard used i~ the Tfarisportation Concurrency Managemerit program has been satisfied and sufficient road capacity. is· reserv.ed_for the deve.lopment project described belov.'. ll\lPORTA1'T: This certificatc"lioes not guarantee a development permit. Other transportation improvements and mitigation will be required to c·ompl)' with Intersection Standards. ~itigation Payment System. King County road standards. andior safety needs.· l. Applicant Name and Address: Mike Romano, Centurion Development Services 22617 8th Drive SE, Bothell, WA 98021 . 2. Property Location: a. Property Address: 13815 160th Avenue SE b. Development Name: c. Parcel Number: 1423059058 3. Type of Development Permit To Be Requested: Formal Plat 4. Proposed Land Use: Single Family Residential 5. Zone Location and Reserved Units: a. Concurrency Zone: 452 Community Planning Arca: Newcastle i. Commercial Project•Total Square Feet: 0 ii. Mult~family-NumberofUnits: 0 iii. Single family-Number of Units: 24 6. This Certificate is subject to the following general conditi~ns: a. This Certificate of Concurrency runs with the land and is transferable only .to subsequent owners of the same property for the stated development. subject to the terms. conditions and expiration date listed herein. This Certificate ofConcuITency is not transfc_rable to any other property and has no commercial value. This Certificate Expires: May 22, 2003 unless you apply for the development permit described above. prior to that date. If this requirement is no·t met the King County Department ofTransportatio!1.rcserves the option to cancel your certificate and capacity reservation. When you appJ~, for a development permit ~·ith King Count~''s Department of l>enlopment and En,ironmental Services (DOES), bring this Certificate of Transportation Concurreu9: as part '!flhe development application package. If you ban any questions. please call (206) 263-4722. ··::...., flS) lE ~ lE ~ w lE fD1 lJu MAY 19 2003 lid) K.C. D.D.E.S. TO: FAX NO.: PHONE NO.: • • King County Dept. of Development and Environmental Ser:vices Land Use Services Division . 900 Oakesdale Avenue Southwest Renton, Washington 98055-1219 Fax No. 206-296-6613 or 206-296-7051 FAX COVER SHEET Ginger/ Marka 206-296-1654 206-296-4660 Total numbers of pages including this cover sheet: From: Carol Rogers Sender's Name Time: cf.· ,5:"M:::flA · Phone: 206-296-7116 Sender's Phone Permit Name/Number: L03P0015 -NICHOLS PLACE Subdivision Parties of Record list, applicant name & address. property location. COMMENTS: Hearing date is set for February 24. 2004. SEPA appeal period will end on 01/16/04. Exam incrF axC over. doc MAIN FILE COPY BORBA,GREG CURRENT PLANNING SUPERVISOR DDES/LUSD MS: OAK-DE-0100 BRENDEN, MARSHALL 18225 SE 128TH RENTON, WA 98059-8732 CASEY, LAURA WETLAND REVIEW DDES/LUSD CRITICAL AREAS MS: OAK -DE-0100 GRAVES.KATHY 13020 160THAVESE RENTON, WA 98059 KC HEARING EXAMINER OFFICE L03POOIS NICHOLS PLACE REPORTS MS: YES -CC -0404 LANGLEY, KRIS TRAFFIC REVIEW DDES/LUSD MS: OAK-DE-0100 LIND, REBECCA CITY OF RENTON 1055 S. GRADY WAY RENTON, WA 98055 MAHONEY, JAMES 14011 160TH AVE SE RENTON, WA 98059 NICHOLS, MARK & BARBARA 13815 160TH AVE SE RENTON, WA 98058 • L03POOl5 L03P0015 L03POOl5 L03P0015 LOJP0015 L03P0015 L03P0015 L03POO 15 L03P0015 PAULSEN, ROGER 15657 SE 139TH PL RENTON, WA 98059 ROGERS, CAROL • CURRENT PLANNING SECTION DDESILU~D MS: OAK -DE-0100 ROMANO, MIKE CENTURION DEVELOPMENT SVCS 22617 8TII DR SE BOTHELL, WA 98021 ROPPE, VICKI & DALE 14005 160TH AVE SE RENTON, WA 98059 SCHARER, KAREN PROGRAM MANAGER DDES/LUSD MS: OAK -DE-0100 SEA TILE KC HEAL TH DEPT. E.DIST. ENVIRN. HEALTH 14350 SE EASTGATE WAY BELLEVUE, WA 98007 ST ACHOW!AK, CLAUDE & ELOISE 15652 SE 139TH PL. RENTON, WA 98059-7422 STANSBURY, HOWARD CENTURION DEVI. SVCS/US LAND DEV. 226178THDRSE BOTHELL, WA 98021 THORBECK, PENNY 15650 SE 138TH PL. RENTON, WA 98059 L03POOl5 1.03P0015 L03P0015 L03POOl5 L03P0015 LOJP0015 LOJP0015 L03P0015 L03P0015 • • TOWNSEND, STEVE LOJP0015 LAND USE INSPECTIONS DDES/LUDS MS: OAK-DE-0100 WEST,LARRY WETLAND REVIEW DDESILUSD CRlTICAL AREAS MS: OAK -DE-0100 WHITTAKER, BRUCE PREL. REVIEW ENGINEER DDESILUSD MS, OAK-DE-0100 WYMAN, KEVIN M. 16540 SE 149TH ST. RENTON, WA 98959 LOJP0015 LOJP0015 LOJP0015 ® • Department of Development and Environmental Services Land Use Services Division Notice cff Hearing, Recommendation & SEPA Decision 900 Oakesdale A venue Southwest Renton, Washington 98055-1219 File Nb.: L03P0015 SEPA Threshold Determination, Type 3 Project Name: Nichols Place DOES Project Manager: Karen J. Scharer, 206-296-7114 or e-mail karen.scharer@metrokc.gov Applicant: Howard Stansbury, Project Location: Project Descrij:Jti9!): J;>ermits Requested: SEPA Threshold U.S .. Land Development·Assodates c/o MichaelJ. Romano Centuriol)•Development Services· 22617 -8'h Dr. SE Bothe!!, WA 98021 425s486-2563 The site is located.,vest ofl601• Ave. SE, south of SE 138'".Street (if extended) at 13815 160'h Ave. SE · Proposed is subdivision of3.82 acres.into 23·1ots for detached single family residences, recreation and drainage facilities. The applicant proposes to use 8 density credit transfers to plat the 23 lots. Rezone from R-4 to R-6 has been withdrawn from this·proposal. Snbdivision Determination: Mitigated Determination of Non-Significance (MDNS) issned December 23, 2003 Department Recommendation to,the Hearing Examiner: Approve, subject to col!ditions Public Hearing Date: Location of Public Hearing: February 24, 2004 at 9:30 a.m. DDES, Hearing Room-. first floor 900 Oakesdale Avenue Soutliwest Renton, WA 9805501219 Comment/ Appeal Procedure: Comments on this SEPA determination are welcome. This SEPA determination may also be appealed in writing to the King County Hearing Examiner. A notice of appeal must be riled with the Department of Development and Environmental Services (DDES) Land Use Services Division (LUSD) at the address listed below prior to 4:30 p.m. on January 16, 2004, and be accompanied with a filing fee of $250.00 payable to King County Office of Finance. If a timely Notice of Appeal has been filed, the appellant shall also file a Statement of Appeal with DDES/LUSD at the address listed below prior to 4:30 p.m. on January 16, 2004. The Statement of Appeal shall identify the decision being appealed (including the file number) and u,e alleged errors in that decision. Further, the Statement of Appeal shall state: I) specific reasons why the decision should be reversed or modified; and 2) the harm suffered or anticipated by the appellant, and the relief sought. The scope of an appeal shall be based on matters or issues raised in the Statement of Appeal. Failure to timely file a Notice of Appeal, appeal fee or Statement of Appeal, deprives the Hearing Examiner of jurisdiction to consider the appeal. Appeals must be submitted to DDES. DDES will issue a written report and recommendation to the Hearing Examiner two weeks prior to the public hearing. Persons wishing to receive a copy should contact DDES/LUSD. Following the close of the public hearing, the Hearing Examiner will issue a written recommendation for the rezone and a decision for the plat which may be appealed to the Metropolitan-King County Council. Appeal procedures will be stated in the Examiner's written recommendation and decision. Any person wishing additional infonnation on this proposed project should contact DDES/LUSD at the address and/or telephone number listed. Written comments may also be submitted to DDES. A public hearing as required by law will be held to consider the approval of this application. If the Renton School District annmmces a district-wide school closure due to adverse weather conditions or similai area emergency, the public hearing on this matter will be postponed. Interested parties will be notified of the time and date of the rescheduled hearing. Any questions regarding postponements and rescheduling can be directed to the Hearing Examiner's Office at (206) 296-4660. December 23, 2003 Date Mailed DDES--Land Use Services Division Attn: Permit Center 900 Oakesdale Avenue Southwest Renton, Washington 98055-1219 If you have any questions regarding the appeal procedures, please contact the project manager at the phone number listed above. If you require this material in braille, audio cassette, or large print, call (206) 296-6600 (voice) or (206) 296-7217 (TTY). • ® King County Department of Development and Environmental Services Land Use Services Division 900 Oakesdale A venue Southwest Renton WA 98055-1219 DATE: TO: FM: RE: December 23, 2003 Anne Noris. Clerk of the Council King County Council Greg Borba, Planning Supervisor Land Use Services Division Introductory Ordinances for Preliminary Plats • Attached are Introductory Ordinance(s) for the Hearing Examiner's agenda scheduled for public hearing, as follows: File No. L03P0015 -NICHOLS PLACE SUBDIVISION scheduled to be heard on February 24, 2004. A copy of the hearing agenda for each item is also attached for your information. If you have any questions or I\eed additional information, please contact me at 296-7118. Attachments MAIN FILE COPY .. title .. body • • AN ORDINANCE authorizing a subdivision on certain property located west of 1601h Ave SE, south of SE l 38'h St (if extended) at 13815 1601h Ave SE, Howard Stansbury, US Land Development Assoc agent for Mark & Barbara Nichols, department of development and environmental services file no. L03POO 15 . • ® King County Department of Development and Environmental Services Land Use Services Division 900 Oakesdale Avenue Southwest Renton WA 98055-1219 PRELIMINARY PLAT AGENDA HEARING EXAMINER • FOR METROPOLITAN-KING COUNTY COUNCIL LAND USE SERVICES DIVISION, BLACKRIVER CORPORATE PARK KING COUNTY DDES HEARING ROOM 900 OAKESDALE A VE SW, RENTON WA February 24, 2004 -PUBLIC HEARING 9:30 a.m, or as soon thereafter as possible FILE NO. L03P0015 NICHOLS PLACE SUBDIVISION PRELIMINARY PLAT REQUEST Owner: Mark & Barbara Nichols Address/Phone: 22617 81h Dr SE Bothell, WA 98021 Phone: ( 425) 486-2563 STR: 14-23-05 Location: Located west of 160'h Ave SE, south of SE 138 1h Street (if extended) at 13815 160'h Ave SE. Land Measurement: 3.82 acres Proposed Use: To subdivide into 23 lots for detached single-family residences, recreation and drainage facilities. The applicant proposes to use 8 density credit transfers to plat the 23 lots. The rezone from R-4 to R-6 has been withdrawn from this proposal. Fire District: No. 25 School District: #411 Issaquah • King County Department of Development and Environmental Services Land Use Services Division 900 Oakesdale Avenue SW Renton, WA 98055-1219 December 23, 2003 TO: Stafford Smith, Hearing Examiner FM: Kare rr annmg Section Land Use Ser ices Division RE: Hearing to Schedule The following case is ready to have a hearing scheduled. Name: File number: Principal Staff: Time needed for hearing: Principal issues: Nichols Place Plat -L03P0015 Karen Scharer, PPM II Bruce Whittaker, Senior Engineer · Kris Langley, Traffic Eng. l/2 day Earliest date -February 24, 2004 Drainage Traffic & circulation • Community interest: moderate City of Renton issued letter with concern over development standards Plat next door to the Plat of Evendell Recommendation regarding need for pre-hearing conference: Low MAIN FILE COPY ,.,,rn .. ~,-.;,,n <:.-h 11 l??lq,C:_1.nq PM ~------------------------------------------------ ··~ ·s Date of Issuance: _ Project: Location: •• King County • Department of Development and Environmental Services State Environmental Policy Act (SEP A) Mitigated Determination Of Non-Significance for Nichols Place, File No. L03P0015 December 23, 2003 Proposed is subdivision of the 3.82 acre site into 23 lots for detached single family residences and tracts for recreation and drainage facilities. The applicant proposes to use 8 density credit transfers to plat the 23 lots. The site is located west of 1601h Ave. SE, south of SE 13s'h Street (if extended) at 13815 1601h Ave. SE King County Permits: Formal Plat County Contact: Proponent: Existing Zoning: Drainage Subbasin: Section/Township/Range: Notes: Karen Scharer, Program/Project Manager II Phone: (206) 296-7114 e-mail -karen.scharer@metrokc.gov Howard Stansbury, U.S. Land Development Associates c/o Michael J. Romano Centurion Development Services 22617 -S'h Dr. SE Bothell, WA 98021 425-486-2563 R-4 Orting Hills subliasin of Cedar River SE 14-23-5 A. This finding is based on review of the project site plan received May 19, 2003 for 23 lots; Environmental Checklist, dated May 19, 2003; Surface Water Adjustment -L03V0036, received May 19, 2003; Level Three Downstream Drainage Analysis, dated October 27, 2003; Wetland Report by Habitat Technologies, dated October 11, 2002; Revised Traffic Impact Analysis, dated November 6, 2003; and other documents in the file. B. Issuance of this threshold determination does not constitute approval of the permit(s). This proposal will be reviewed for compliance with all applicable King County policies, codes which regulate development activities, il!c!uding the Uniform Fire and Building Codes, Road Standards, Surface Water Design Manual, and the Sensitive Areas Regulations. ~ · Exhibit No. ~-=-~':--,---- Item No. LC>oPQO IS Received Z 'ZS~ S>4 MAIN Fl~l!l~lliWHearing Examiner . ~ Nichols Place: December 23, 2003 Page 2 ••• • C. The density with this plat of 23 lots would yield an average density of 6 dwellings per acre (based on the site area). This density requested is within the density range of 4-12 dwelling units per acre as shown on the Land Use Map of the King County Comprehensive Plan. The lots will mostly be 4,320 square feet in area and have a width of 45 feet. D. The proposed project will send trips into the intersection of Southeast !28th Street at 160th Avenue Southeast which has, as of June 2003, been placed upon King County DOT's High Accident Location list (ID: HAL #16). The recommended countermeasure is to construct both east and west left tum channelization at the intersection. These improvement measures are appropriately required prior to King County approving further development that would reduce the level of safety by adding vehicles trips to this intersection. Therefore, due to the additional impacts, mitigation of project impacts at this intersection is necessary and could be accomplished with the recommended road widening and channelization. Alternatively, development impacts could be mitigated and improvements at the intersection could be deferred if another local access route would .be provided. The alternative local access route will be at SE 136'" St. between 156'" Ave. SE and 160'" Ave. SE. As a result of submittal ofa major revision of the plat ofEvendell, Southeast 136th Street is again proposed to be constructed by the Applicant of Evendell. Their proposed improvements include a 'half-street' improvement opposite the frontage of the proposed plat of Liberty Grove. Completion of the balance of the improvements by this Applicant of Nichols Place could provide a more attractive alternative route for project-generated trips that would otherwise enter the HAL identified by King County DOT. . Typically, absent a direct connection to this roadway, improvements to Southeast 136th Street by the Applicant for the proposed plat would not be required as a condition of plat approval. However, by completing the improvements to Subcollector Street (Urban) standards, project-generated trips of the plat of Liberty Grove would have an alternative westbound access (towards the City of Renton) along Southeast I 28th Street at the signalized intersection of 156th Avenue SE. Additionally, project- generated trips would have the alternative access to SR-169 from plat-generated trips by use of SE 136'" Street (in lieu of traveling northbound on 160'" Ave. SE., making the left tum at the intersection of 128'" Street -the HAL -and another left tum at the l 56'h Ave. SE signal). E. Renton will provide sewer service. Extension ofa 10" or 12" diameter sewer trunk will be located along SE l 36'h St. and a sewage pump station will be required off site to provide service. Threshold Determination The responsible official finds that the above described proposal does not pose a probable significant adverse impact to the environment, provided the mitigation measures listed below are applied as conditions of permit issuance. This finding is made pursuant to RCW 43.21 C, KCC 20.44 and WAC 197-11 after reviewing the · environmental checklist and other information on file with the lead agency and considering mitigation measures which the agency or the applicant will implement as part of the proposal. The responsible official finds this information reasonably sufficient to evaluate the environmental impact of this proposal. -·-· Nichols Place'. _· ,. "~ ,._ .. _.. December 23, 2003 Page 3 Mitigation List •• .. -·.i.•.J • The following mitigation measures shall be attached as conditions of permit issuance for the plat. These mitigation measures are consistent with policies, plans, rules, or regulations designated by KCC 20.44.080 as a basis for the exercise of substantive authority and in effect when this threshold determination is issued. Key sources of substantive authority for each mitigation measure are in parentheses; however, other sources of substantive authority may exist but are not expressly listed. Individually, or joint with other area developers, the Applicant shall design and construct improvements to Southeast 128th Street at 160'" Ave. SE to mitigate project impacts at the High Accident Location. Or, the Applicant shall reduce the project impacts at the High Accident Location by completing the remainder of the improvements to Southeast 136th Street (i.e. additional paving, concrete curbs, gutters and sidewalks), between 158th Avenue SE and 160th Avenue SE, and,.revise the channelization at the intersection of 156th Avenue SE/SE 136th Street to provide a southbound left tum lane. Comments and Appeals Written comments or any appeal of this threshold determination must be received by King County's Land Use Services Division prior to 4:30 PM, January 16, 2004. Appeals must be accompanied by a nonrefundable filing fee. Please reference the file numbers when corresponding. Appeals must be in writing and state the perceived errors in the threshold determination, specific reasons why the determination should be reversed or modified, the harm the appellant will suffer if the threshold determination remains unchanged, and the desired outcome of the appeal. If the appellant is a group, the harm to any one or more members must be stated. Failure to meet these requirements may result in dismissal of the appeal. Comment/appeal deadline: Appeal filing fee: Address for comment/appeal: _Responsible Official: ~~ Current Planning Section Land Use Services Division Date Mailed: December 23, 2003 4:30 PM on January 16, 2004 $250 check or money order made out to the King County Office of Finance King County Land Use Services Division 900 Oakesdale Avenue SW Renton, WA 98055-1219 ATTN: Current Planning Section ;z./z.Y/o3 , ., Date Signed ® • Department of Development and Environmental Services Land Use Services Division Notice o,Hearing, Recommendation & SEPA Decision 900 Oakesdale Avenue Southwest Renton, Washington 98055-1219 File No.: L03P0015 SEPA Threshold Determination, Type 3 Project Name: Nichols Place DOES Project Manager: Karen J, Scharer, 206-296-7114 or e-mail karen.scharer@metrokc.gov Applicant: Howard Stansbury, U.S. Land Development Associates c/o Michael J. Romano Centurion Development Services 22617 -8'h Dr. SE Bothell, WA 98021 425-486-2563 Project Location: The site is located wesi of 1601h Ave. SE, south of SE 1381h Street (if extended) at 13815 160'h Ave. SE Project Description: Proposed is subdivision of 3.82 acres into 23 lots for detached single family residences, recreation and drainage facilities. The applicant proposes to use 8 density credit transfers to plat the 23 lots. Rezone from R-4 to R-6 bas been withdrawn from this proposal. Permits Requested: Snbdivision SEPA Threshold Determination: Mitigated Determination of Non-Significance (MONS) issued December 23, 2003 Department Recommendation to the Hearing Examiner: Approve, subject to conditions Public Hearing Date: Location of Public Hearing: February 24, 2004 at 9:30 a.m. DOES, Hearing Room -first floor 900 Oakesdale Avenue Southwest Renton, WA 98055-1219 Comment/Appeal Procedure: Comments on this SEPA determination are welcome. This SEPA determination may also be appealed in writing to the King County Hearing Examiner. A notice of appeal must be filed with the Department of Development and Environmental Services (DOES) Land Use Services Division (LUSD) at the address listed below prior to 4:30 p.m. on January 16, 2004, and be accompanied with a filing fee of $250.00 payable to King County Office of Finance. If a timely Notice of Appeal has been filed, the appellant shall also file a Statement of Appeal with DDES/LUSD at the address listed below prior to 4:30 p.m. on January 16, 2004. The Statement of Appeal shall identify the decision being appealed (iocluding the file number) and tile alleged errors in that decision. Further, the Statement of Appeal shall state: I) specific reasons why the decision should be reversed or modified; and 2) the harm suffered or anticipated by the appellant, and the relief sought. The scope of an appeal shall be based on matters or issues raised in the Statement of Appeal. Failure to timely file a Notice of Appeal, appeal fee or Statement of Appeal, deprives the Hearing Examiner of' jurisdiction to consider the appeal. Appeals must be submitted to DOES. DOES will issue a written report and recommendation to the Hearing Examioer two weeks prior to the public hearing. Persons wishing to receive a copy should contact DDES/LUSD. Following the close of the public hearing, the Hearing Examiner will issue a written recommendation for the rezone and a decision for the plat which may be appealed to the Metropolitan-King County Council. Appeal procedures will be stated in the Examiner's written recommendation and decision. Any person wishing additional information on this proposed project should contact DDES/LUSD at the address and/or telephone number listed. Written comments may also be submitted to DOES. A public heariog as required by law will be held to consider the approval of this application. If the Renton School District announces a district-wide school closure due to adverse weather conditions or similar area emergency, the public hearing on this matter will be postponed. Interested parties will be notified of the time and date of the rescheduled heariog. Any questions regardiog postponements and rescheduling can be directed to the Hearing Examiner's Office at (206) 296-4660. DDES--Land Use Services Division Attn: Permit Center 900 Oakesdale Avenue Sonthwest Renton, Washington 98055-1219 December 23, 2003 Date Mailed If you have any questions regarding the appeal procedures, please contact the project manager at the phone number listed above. If you require this material 111 braille, audio cassette, or large print, call (206) 296-6600 (voice) or (206) 296-721~ (TTY). q, MAIN \FUil.iE COl?'I ----... BORBA,GREG CURRENT PLANNING SUPERVISOR DDES/LUSD MS, OAK-DE-0100 BRENDEN,MARSHALL I 8225 SE I 28TH RENTON, WA 98059-8732 CASEY, LAURA WETLAND REVIEW DDES/LUSD CRITICAL AREAS MS: OAK -DE-0 !00 GRAVES, KATHY 13020 160TH AVE SE RENTON, WA 98059 KC HEARING EXAMINER OFFICE L03POOI5 NICHOLS PLACE REPORTS MS: YES -CC -0404 LANGLEY, KRIS TRAFFIC REVIEW DDES/LUSD MS: OAK-DE-0100 LIND, REBECCA CITY OF RENTON 1055 S. GRADY WAY RENTON, WA 98055 MAHONEY, JAMES 1401 I 160TH AVE SE RENTON, WA 98059 NICHOLS, MARK & BARBARA 13815 160TH AVE SE RENTON, WA 98058 • L03P0015 L03POOI5 L03P0015 L03POO I 5 L03P0015 L03POOI5 L03POOI5 L03P00\5 L03POOl5 PAULSEN, ROGER 15657 SE 139TH PL RENTON, WA 98059 ROGERS, CAROL • CURRENT PLANNING SECTION DDESILUSD MS, OAK-DE-0100 ROMANO, MIKE CENTURION DEVELOPMENT SVCS 22617 STI-1 DR SE BOTH ELL, WA 9802 I ROPPE, VICKI & DALE 14005 160TH AVE SE RENTON, WA 98059 SCHARER, KAREN PROGRAM MANAGER DDES/LUSD MS: OAK -DE-0100 SEA'ITLE KC HEAL Tl! DEPT. E.DIST. ENVIRN. HEALTH 14350 SE EASTGATE WAY BELLEVUE, WA 98007 STACHOWIAK, CLAUDE & ELOISE 15652 SE 139TH PL. RENTON, WA 98059-7422 STANSBURY, HOWARD CENTURION DEVL SVCS/US LAND DEV. 22617 8TH DR SE BOTHELL, WA 98021 THORI3ECK, PENNY 15650 SE 138TH PL RENTON, WA 98059 L03P00!5 L03POOJ5 L03POOl5 L03P0015 L03P00\5 L03POO l 5 L03POOI5 L03POOI5 LOJPOO l 5 • • TOWNSEND, STEVE LOJPOOl5 LAND USE INSPECTIONS DDESILUDS MS, OAK-DE-0100 WEST, LARRY WETLAND REVIEW DDES/LUSD CRITICAL AREAS MS: OAK -DE-0100 WHITTAKER, BRUCE PREL. REVIEW ENGINEER DDES/LUSD MS, OAK -DE-0100 WYMAN, KEVIN M. 16540 SE 149TH ST. RENTON, WA 98059 LOJPOOIS LOJPOOlS LOJPOOIS ·' 942520.00 I 0/'L03POO 15 ADAMOVICI CONSTANTIN rft« 13922 156TH AV SE C'v RENTON WA 98059 <:Jf;~.~ 1457500090/L03POOl5 BOWEN VIRGILE 13644 160TH AV SE RENTON WA 98056 I 457500!06/L03POO 15 BRENDON MILTON M GEROS VIRGINIA M 18225 SE 128TH RENTON WA 98055 1423059097/L03POOl5 CALE VICKI MARIA 14005 160TH AV SE RENTON WA 98056 UAC-FC/L03POO 15 FOUR CREEKS UNINCORPORATED AREA COUNCIL PO BOX 3501 RENTON WA 98056 7418000050/L03P0015 HALLETT GARY+MAUREEN M 15634 SE 138TH PL RENTON WA 98059 9425200040/L03P0015 HOPSON VALERIE K 15627 SE 139TH PL RENTON WA 98059 1423059086/L03P0015 KELLY BYRON D+PAULA M 15620 SE 139TH PL RENTON WA 98059 1423059074/L03P0015 KEZELE DONALD J 15657 SE 137TH PL RENTON WA 98055 74180001 IO/L03P0015 KOHR STEPHEN M+SHELL Y R 15641 SE 18TH PL RENTON WA 98056 ~ .• 5200012/L03POOl5 BECK SHAWN M+ERIC A 13928 156TH AV SE RENTON WA 98059 7418000040/L03POOl5 BREI MON GENE 20530 SE 130TH ST ISSAQUAH WA 98027 1423059050/L03P0015 BROWN IRENE 15810 SE 141ST RENTON WA 98055 PL50/L03P0015 CITY OF RENTON DEVELOPMENT SERVICES DIVISION 1055 SOUTH GRADY WAY RENTON WA 98055 l423059087/L03POOl5 FRANK JOSEPH J 15628 SE 139TH PL RENTON WA 98059 7418000150/L03P0015 HANSON STEPHEN M+YVONNE M 15611 SE 138TH PL RENTON WA 98056 1423059090/L03POO 15 HUNIU LEO 15642 SE 139TH PL RENTON WA 98055 1423059102/L03P0015 KEZELE DJ 15657 SE 137TH PL RENTON WA 98055 1423059051/L03P0015 KEZELE DONALD J 15657 SE 137TH PL RENTON WA 98056 1457500095/L03POOl5 LEE STEVEN P 13802 160TH AV SE RENTON WA 98059 • 1457500096/L03POOl5 BOWDEN EDWARD & SHARON I 3939 SE 10TH PL RENTON WA 98058 1457500105/L03POOl5 BRENDEN MARSHALL M JR 14028 160TH AV SE RENTON WA 98058 1423059104/L03POO 15 BRYANTLARRYE 15671 SE 139TH PL RENTON WA 98055 PL33/L03POOl5 CITY OF RENTON ECONOMIC DEVELOPMENT DIVISION !055 SOUTH GRADY WAY RENTON WA 98055 1423059067/L03P0015 GOETLICHER MARK S+SUSAN E 15623 SE 137TH PL RENTON WA 98056 7418000090/L03P0015 HILL JAY PO BOX 507 RENTON WA 98057 9425200059/L03POOl5 JACOBS JEFFREY A+CHARMAINE 15643 SE 139TH PL RENTON WA 98059 1423059042/L03POOl5 KEZELE DON+DIANE 15657 SE 137TH PL RENTON WA 98056 1423059089/L03P0015 KNEBEL PAUL J 5310 185TH AVE SUMNER WA 98390 1423059028/L03POOl5 MAHONEY JAMES P 14011 160TH AV SE RENTON WA 98059 74 J )IOOO-l 30/L03POO 15 MCARTHUR JAN J+LAURA A 15627 SE 138TH PL RENTON WA 98059 9425200050/L03P0015 MICHALSKI DAVID CHARLES 15635 SE 139TH PL RENTON WA 98059 1423059045/L03P0015 MILBRATH DON D · 15624 SE 137TH PL RENTON WA 98059 7418000100/L03P0015 MULLINS CECIL K 18631 120TH AV SE RENTON WA 98058 1423059029/L03POOl5 NABER LEROY H 14017 160TH SE RENTON WA 98056 1423059057/L03POOl5 NI PERT SALLY LOU 14004156TH AV SE RENTON WA 98059 9425200080/L03P0015 PAULSEN ROGER A 15657 SE 139TH PL RENTON WA 981155 14230591 Ol/L03POO 15 POAGUE JOHN+GEORGIA 15111 SE43RD ST BELLEVUE WA 98006 1423059044/L03POOl5 SILIZNOFF DANIEL LEE+JENNIFER ANNE 15636 SE 139TH PL RENTON WA 98059 SD8/L03P0015 STEVE CRAWFORD, NEW CONSTRUCTION ISSAQUAH SCHOOL DISTRICT #411 565 NW HOLLY ST ISSAQUAH WA 98027 ~8000030/L03POOl5 MCASKILL DENNIS 15618 SE 138TH PL RENTON WA 98059 7418000020/L03P0015 MIDDLETON LARRY D 15614 SE 138TH PL RENTON WA 98055 1423059043/L03P0015 MILBRATH DON D 15624 SE 137TH PL RENTON WA 98055 9425200070/L03POOl5 MURAY AMA PEGGY 15649 SE 139TH PL RENTON WA 98059 9425200030/L03P0015 NACCARATO ANTHONY S 15619 SE 139TH PL RENTON WA 98059 1423059009/L03P0015 NYBLOM DA YID A+DEBRA L ALB! 13606 I58THAVSE RENTON WA 98059 1423059037/L03P0015 PENARANDA JOSEPH 15826 SE 141ST RENTON WA 98055 SDl3/L03P0015 R. STRACKE, FACILITIES & PLANNING RENTON SCHOOL DISTRICT #403 1220 N 4TH ST RENTON WA 98055 1423059036/L03P0015 SKELLY RICHARD JR & GA YLINE 15904 SE 141ST RENTON WA 98055 1457500097/L03P0015 THATCHER JESSE T+ERIN N 13817162NDAVSE RENTON WA 98059 • 1457500100/L03P0015 MCNAIR DANNY M PO BOX 18914 SEATTLE WA 98118 7418000140/L03POOl5 MIHET BENJAMIN+ESTERA F 15621 SE 138TH PL RENTON WA 98059 1423059112/L03P0015 MILBRATH DON D 15624 SE 137TH PL RENTON WA 98056 9425200060/L03P0015 MURAY AMA PEGGY H 15649 SE 139TH PL RENTON WA 98059 !423059058/L03P0015 NICHOLS MARKE & BARBARA A 13815 160TH AV SE RENTON WA 98059 1423059023/L03P0015 OUIMET KATHLEEN 14038 156TH AV SE RENTON WA 98059 1457500085/L03P0015 PLATT DA YID+GEORGIA 510 E PANORAMIC DR CAMANO ISLAND WA 98282 7418000070/L03POOl5 ROLLINGER MARSHA L+WEITZ ALEX P 15646 SE 138TH PL RENTON WA 98059 1423059088/L03POOl5 STACHOWIAK CR 15652 SE 139TH PL RENTON WA 98055 7418000080/L03P0015 TH ORBECK DA VE 15650 SE 138TH PL RENTON WA 98059 7 4 I 8000060iL03 POO I 5 TRUSTY LARRY & CINDY 15640 SE 138TH PL RENTON WA 98056 1457500101/L03POOl5 .· WILMOT ROBERT C+CAROL LYNN 13900 160TH SE RENTON WA 98059 ~8000120/L03P0015 WALTER DA YID M+SHARI D 15635 SE 138TH PL RENTON WA 98059 • 1423059027/L03POOl5 WILLOUGHBY WADE V+NANCY 15612 SE 139TH PL RENTON WA 98056 ------· ·--·· ---------- . ---. • • • (E Renton) FD25 (Spring Glen) FD40 Fire Protection Dist #25 Fire Protection Dist #40 P.O. Box 2925 I 0828 SE 176th St Renton WA 98056-0925 Renton WA 98055 MS: KSC-NR-0600 MS: KSC-TR-0431 KC27 Water & Land Res. Div Gary Kriedt King County Dept. of Natural Res. KC Metro Envirn. Planning Steve Foley Lil5 LI20 Fairwood Library Highlands Library 17009 -140th Av SE 2902 NE 12th St Renton WA 98058 Renton WA 98056 LI23 Documents Dept. Librarian LI24 Kent Regional Library King County Library System 212--2ndAvN 960 Newport Way NW Kent WA 98032-4482 Issaquah, WA 98027 LI36 ATTN: Edward White PLl8 Renton Library Kent Engineering Dept 100 Mill Av S 220 -4th Av S Renton WA 98055 Kent WA 98032 PLl9 City of Renton PL33 Kent Planning Dept Economic Development Dept. 220 -4th Av S 1055 S. Grady Way Kent WA 98032 Renton WA 98055 Clinton G. Marsh, Director Fae. & Const. Dept SD9 R. Stracke, Facilities & Ping SD13 Kent School District # 415 Renton School Dist# 403 12033 SE 256th St. Bldg B 1220 N 4th St Kent WA 98031-6643 Renton WA 98055 Administrator SES Environmental Review Section ST2 Kent Sewer Utility WA State Dept of Ecology 220 -4th Av S PO Box47703 Kent WA 98032 Olympia WA 98504-7703 Habitat Biologist, Rod Malcom TRI Russ Ladley, Fisheries Biologist TR2 Muckleshoot Indian Tribe Puyallup Tribe 39015 -172nd Av SE 6824 Pioneer Wy E Auburn WA 98002 Puyallup WA 98371 TR3 Fisheries Habitat/Environment TR5 Snoqualmie Tribe Suquamish Indian Tribe PO Box 280 PO Box 498 Carnation WA 98014-0280 Suquamish WA 98392 Richard Young Tulalip Tribe 7615 Totem Beach Rd Marysville WA 98271 Public Works Dtr Kent Water Dist 220-4thAvS Kent WA 98032 -, --- Soos Creek Water/Sewer Dist . PO Box 58039 Renton WA 98058-1039 Coal Creek Utility District 6801 132nd Place SE Newcastle, WA 98059 WA State Dept. of Wildlife 16018 Mill Creek Blvd. Mill Creek, WA 98012 WA State Dept. of Ecology NW Regional Office 3190 -160th Ave SE Bellevue, WA 98008-5452 WA St DOT MS 240 15700 Dayton Ave No. PO Box 330310 Seattle, WA 98133-9710 WA St. Ecology Dept/WQSW Unit Linda Matlock PO Box 47696 Olympia, WA 98504-7696 Eleanor Moon KC Executive Horse Council 12230 NE 61st Kirkland, WA 98033 • TR4 WD23 WD41 WD57 • Cedar River Water/Sewer Dist 18300 SE Lk Youngs Rd Renton WA 8058-9799 City of Renton, Public Works Dept. Development Services Div. 1055 South Grady Way Renton WA 98055 Water Dist #90 15606 SE !28th St Renton WA 98059-8522 Water Dist #111 27224 -144th Av SE Kent WA 98042-905 8 WA State Dept. of Wildlife Habitat Mgmt. Division P.O. Box 43155 Olympia, WA 98504-3155 WA St.DOT MS 230 15700 Dayton Ave. No PO Box 330310 Seattle, WA 98133-9710 WA St.DOT MS 250 15700 Dayton Ave. No. PO Box 330310 Seattle, WA 98133-9710 Roger Dorstad PO Box 375 Redmond, WA 98073 WD12 WD32 WD55 WD58 King County Department of Development and Environmental Services Land Use Services Division 900 Oakesdale Ave SW Renton, WA 98055-1219 ~~~~---'~~~~@ L03TY 404 & L03P0015 -Nichols Place Rezone & Plat \'. ... 0 a. 2003 DDES Project Number ~--~ · ' K,C. o.o.E.S, I,_,_,/ll.-'-'.1"'~'-'-"'IJ£.'-'=--"'L'c-'.:T.,c__, .,_~..cDc.cM--'-'-~"-"""o'----' hereby affirm that I have posted the following: (print name) X Notice of Permit Application D Other --------------- on the 3o ~ day of JvNE: , 2003, in accordance with the Department of Development and Environmental Services' requirements. I further affirm that the notice will remain in place and visible during the full required notice period. Notice was provided at the following location(s): I) 2) ~~~~~~~~~~~~~~~~~~~~~~~~- 3) Exhibit No. --::--Z~--:---,,--- ltem No. L.t)3r'® IS Received Z • 2.C., • O"f King County Hearing Examiner This affidavit must be completed and returned to the Land Use Services Division within 7 days of posting. Improper posting or failure to return the affidavit within 7 days shall be cause for the final decision regarding your permit to be postponed. CPSFORMS/AFFIDAVIT OF POSTING.DOC 7/27/99 MAIN FILE COPY @ King County Department of Development and Environmental Services Land Use Services Division 900 Oakesdale Ave SW Renton, WA 98055-1219 June 19, 2003 • Notice Board & Posting Procedures Instruction Package Notice of Application In accordance with King County Code Section 20.20.060, enclosed you will find instructions, specifications, and materials in order to meet the notice of application posting requirements of the County. Please read these instructions carefully and take action quickly to order your notice board sign. Your notice board sign can be ordered through a sign painter, using the information supplied on page 2 of the enclosed "Notice Board Requirements." The cost of the sign is the responsibility of the applicant. Further processing of your applicatio11 is dependent upon fulfillillg the notice of application posting requirement. When your sign is in place, attach the colored laminated notice of application along with the plastic envelope ( containing extra copies of the notice of application) to the notice board as depicted on page 1 of the instructions. Maintain a supply of notices within the plastic envelope throughout the comment period. The posting sign/notice board must remain in place throughout the duration of your application. Immediately upon completion of the above instructions, complete the enclosed affidavit of posting and return to the Department of Development and Environmental Services. Land Use Division, Current Planning Section, at the address shown above (envelope enclosed). Failure to comply with posting requirements may be cause for a delay in the processing of your application. If you have any questions, please call the Land Use Services Division at (206) 296-6600. Enclosures: Notice Board Requirements-Application Laminated Notice of Application Waterproof Vinyl Envelope containing copies of the Notice of Application Affidavit of Notice of Application Posting fonn/LUSD return envelope Notice Board & Posting Procedures Instruction Pkg.-NOA 8/8/01 '\flAIN FILE COPY ···~--.. ® King County Department of Development and Environmental Services Land Use Services Division 900 Oakesdale Ave SW Renton, WA 98055-1219 • L03TY 404 & L03P0015 -Nichols Place Rezone & Plat DOES Project Number • I, ______________ ,, hereby affirm that I have posted the following: (print name) X Notice of Permit Application D Other _____________ _ on the day of , 2003, in accordance with the Department of Development and Environmental Services' requirements. I further affirm that the notice will remain in place and visible during the full required notice period. Notice was provided at the following location(s): 1) 3) I hereby affirm that the above is a true and correct statement. Signature This affidavit must be completed and returned to the Land Use Services Division within 7 days of posting. Improper posting or failure to return the affidavit within 7 days shall be cause for the final decision regarding your permit to be postponed. CPSFORMS/AFFlDAVlT OF POSTING.DOC 7/27/99 • NOTICE BOARD 'EQUIREMENTS- NOTICE OF APPLICATION King County Dept. of Development and Environmental Services Land Use Services Division 900 Oakesdale Avenue Southwest Renton, Washington 98055-1212 . . . Per King County Code Section 20.20.060, a notice board must be prepared and posted for your land use application. Please prepare and post in the following manner: Notice Board Size and Text Specifications The notice board shall be constructed to the specifications described below. The notice board shall display the information shown in the figure. Board Construction: The notice board shall be constructed with 4' x 4' plywood. Professionally prepared plastic notice board overlays, permanently affixed to the board are permissible. Notice boards may be reused but they must be clean and show no evidence of former wording. 1. Lettering style: Helvetica or similar standard typeface 2. Lettering size: Title should be 3" capital letters (NOTICE OF PROPOSED LAND USE ACTION). Other letters should be 2" letters except on the 8%'' x 14" laminated paper providing the details of the proposal. See illustration below for use of capital and lower case letters, and placement of laminated paper and vinyl jacket. 3. Lettering: Black (permanent ink or silk-screen) 4. Background Color: White 5. Logo: King County emblem, in black 6. Laminated Notice of Application on a legal size sheet which provides information regarding the proposed land use application. TO BE SUPPLIED BY Land Use Services Division (LUSD) ( see enclosed). 7. Legal size waterproof vinyl jackets with a fold flap, and wrap string. TO BE SUPPLIED BY LUSD (see enclosed). The applicant must make copies of the Notice, place them in the vinyl jacket, and maintain a supply of copies throughout the posting period. 4 FT ® NOTICE OF PROPOSED LAND USE ACTION King County Department of Development and Environmental Services Land Use Services Division 900 Oakesdale Avenue Southwest Renton, Washington 98055-1219 Call (206) 296-6600 Type of Action: Proposal: File No.: NOTICE OF APPLICATION 8.5" X 14" LAMINATED 4 FT EXAMPLE COPIES OF NOTICE OF APPLICATION IN VINYL JACKET Notice Board Requirements-NOA 8/8/01 Pg 1 ------------------ ~.,-..,..-~~~-,-,,.,-,~~~ ~ .: . /' i'.";·., ' ' .,. ·: . ;t_ !·:·,, , ·' :"'ii , ···11 ,. ( ,, ' ·:, ' I --: -~ .. ,, .. , "., i :' _ilf' )1 •1, ;(,;f' 1" _;, "·, . ·-', •:·:·. ,' ;.,: ,, r :'.· , , Standards for .. ,Locating and Installing .Notice Board · .~ ' "•, '', ·~-: ·,' '' '' '·'," ,. 1.'" ,, · .. 1 ' .. ,,, '"·:' "' ''· ,~_.r .. ·: • The notice board shall be located and installed to the specifications described below. Number of Notice Boards required for this application: ONE Special Instructions:. ___________________________ _ Notice board shall be located: ( place sign on 160th Ave SE at the front of the property) • Midpoint on the site street frontage or as otherwise directed by LUSD staff to maximize visibility. • At a location 5 feet inside from the street property line; a notice board structurally attached to an existing building shall be exempt from the setback provisions, provided that no notice board is located not more than 5 feet from the property line without approval from LUSD staff. • So that the top of the notice board is between 7 to 9 feet above grade. • So that it is easily accessible and totally visible to pedestrians. The applicant shall erect the notice board by solidly setting the post 12 to 18 inches into the ground; or structurally attached it to an existing building. Two 4" x 4" 8-foot-long (minimum) posts and four washers, bolts and nuts (3/8-inch diameter and bolts are 5-inches long) shall be used to install the notice board. · Installation Certification The notice board(s) must be installed within 14 days after Land Use Services Division has determined that the application is complete. The enclosed "Affidavit of Posting" must be signed, and returned to the Land Use Services Division within 7 days following the date of posting. Maintenance and Removal of the Notice Board The applicant shall maintain the notice board in good condition throughout the application review period, which shall extend through the time of the final county decision on the proposal and the expiration of any applicable appeal periods. If the notice board is removed, LUSD review of the land use application may be discontinued until the notice board is replaced and has remained in place for the required period of time. TO BE FILLED OUT BY LUSD STAFF ---------------------------------------------------------------------------- NOTICE BOARD TEXT INFORMATION (To Be Given to the Sign Painter) Type of Action: Rezone and Formal Subdivision Proposal: Rezone 4 acres from R-4 to R-6 & divide into 23 detached single-family Residences; alternative to use Density Credit Transfers to divide into 23 lots should the rezone be denied. File No.: L03TY404 & L03P0015 Nichols Place NOTE: If you require this material in braille, audio cassette, or large print, please call 206-296-6600 (voice) or for hearing impaired 206-296-7217. Notice Board Requirements-NOA 8/8/01 Pg 2 • Rogers, Carol From: Sent: To: Subject: Rogers, Carol Friday, June 20, 2003 2:03 PM 'legals.bellevue@kingcountyjournal.com' Combined legal ads for publ. on Wed., 6/25 Please confirm receipt Please publish the accompanying, legal notices in your newspaper on WEDNESDAY June 25 2003, which will meet our minimum legal notice requirement. Should this not be possible, please call or fax me immediately. Submit your invoice and 3 copies of the affidavit of publication to Accounts Payable, as soon after publication as possible. in order for us to enter legal proof of publication in our file records, and so that we may process same for payment. Attachment: Legal Notice KING COUNTY DEPT. OF DEVELOPMENT & ENVIRONMENTAL SERVICES (DDES) 900 Oakesdale Ave SW, Renton, WA 98055-1219 NOTICE OE LAND USE PERMIT APPLICATIONS REOlJEST SHORT SUBDIVISION File: L03S0011 File Name: Applicant: Location: Wakefield Short Subdivision Dawn Wakefield Located on the northern side_ of SE 224 1h St, approx. 340ft. east of the 1001h Ave SE & SE 224 1h St intersection. Proposal: Subdivision of .91 acre lot into 3 residential lots. Project Planner: Trishah Bull, (206) 296-6758 • COMMENT PROCEDURES: DDES will issue a decision on this application following a 21-day comment period ending on July 28 2003 Written comments and additional information can be obtained by contacting DDES at the address above or by phoning 206-296-6600. REQUEST· REZONE and FORMAL SUBDIVISION File: L03TY404 & L03P0015 File Name: Applicant: Location: Nichols Place Rezone and Plat Howard Stansbury, US Land Development Assoc. Located west of 1601" Ave SE, south of SE 1381" St. (if extended) at 13815 160'" Ave SE. Proposal: Reclassify 4 acres from R-4 to R-6 and subdivide into 23 lots for detached single-family residences; Density Credit Transfers to plat 23 lots is proposed if the rezone is denied. Project Planner: Karen Scharer, 206-296-7114 COMMENT PROCEDURES· Comments on the above file are now being accepted by King County DDES, Land Use Services Division, at the address listed above. Phone: 206-296-6600. Published this 25'" day of June, 2003. cc: Accounts Payable, Administrative Services Division, DDES Application File(s): L03S0011; Wakefield short plat application notice. L03P0015 / L03TY404; Nichols Place Plat & Rezone application notice. 1 MAIN IFllE COIP'' • • Rogers, Carol From: Sent: To: Subject: Rogers, Carol Friday, June 20, 2003 2:00 PM 'legals@seattletimes.com' Combined legal ads for publ. on Wed., 6/25 Please confirm receipt Please publish the accompanying, legal notices in your newspaper on WEDNESDAY, June 25 2003. which will meet our minimum legal notice requirement. Should this not be possible, please call or fax me jmmedlately. Submit your invoice and 3 copies of the affidavit of publication to Accounts Payable, as soon after publication as possible, in order for us to enter legal proof of publication in our file records, and so that we may process same for payment. Attachment: Legal Notice KING COUNTY DEPT. OF DEVELOPMENT & ENVIRONMENTAL SERVICES (ODES) 900 Oakesdale Ave SW, Renton, WA 98055-1219 NOTICE OF LAND USE PERMIT APPLICATIONS REQUEST· SHORT SUBDIVISION File: L03S0011 File Name: Applicant: Location: Wakefield Short Subdivision Dawn Wakefield Located on the northern side of SE 224 1h St, approx. 340ft. east of the 1001h Ave SE & SE 224 1h St intersection. Proposal: Subdivision of .91 acre lot into 3 residential lots. Project Planner: Trishah Bull, (206) 296-6758 COMMENT PROCEDURES: ODES will issue a decision on this application following a 21-day comment period ending on July 28 2003 Written comments and additional • information can be obtained by contacting DOES at the address above or by phoning 206-296-6600. REOIIEST· REZONE and FORMAL SUBDIVISION File: File Name: Applicant: Location: Proposal: Project Planner: L03TY 404 & l03P0015 Nichols Place Rezone and Plat Howard Stansbury, US Land Development Assoc. Located west of 16Qth Ave SE, south of SE 1381h St. (if extended) at 13815 1601h Ave SE. Reclassify 4 acres from R-4 to R-6 and subdivide into 23 lots for detached single-family residences; Density Credit Transfers to plat 23 lots is proposed if the rezone is denied. Karen Scharer, 206-296-7114 REQUEST· FORMAL SUBDIVISION File: L03P0016 File Name: Pacific Gardens Subdivision Applicant: 1.0. Home Builders, lk Ouk Whang Location: Located on the eastern side of 24 1h Ave SW, approx. 200ft. north of the SW 1041h St and 24 1h Ave SW intersection. Proposal: Subdivide 2.17 acres into 16 single-family detached residences in the R-8 zone. Prnject Planner: Trishah Bull, (206) 296-6758 COMMENT PROCEDURES· Comments on the above files are now being accepted by King County DOES, Land Use Services Division, at the address listed above. Phone: 206-296-6600. 1 IIIIAON /FILE COPY ··-... • • Published this 25'" day of June, 2003. cc: Accounts Payable. Administrative Services Division. ODES Application File(s): L03S0011; Wakefield short plat application notice. L03P0015 / L03TY404; Nichols Place Plat & Rezone application notice. L03P0016 Pacific Gardens application notice. 2 ~~-~-~ ..... ·. m~ .,,.:t-~1rr~.;,; . 1:t:::;~f§17i11r ~ 1~!i!:fr ~~1fi-="'~~%""-"":=~Jls:~ ";~i]Yf~~iirlr~ IJiFi~~fa!t-~v;w,~~~r~for~t~:T~~A!'~o6~· Eei~~;t,---· --· w~~nl f~R~ Pto'Aut ~~l~1J~jfr.:.,.-.x~,' UJ _,;:;cJ!)'_, ,-:=R'>'-_c;,;f --· r :-a'",_:=; -l~f=l~d~~~: l':Oc-, :;': ,,.--· -~-~ ,,__c,o. -~"'" _.•--• '::."'> _ --· -;;;;_•• --~-"~ Hi, Carol. .. Happy Friday! ---~ ~:::_--:~:~:-f:;~;~,.~ f~,~~y~~'-~~-~r-.:~~-_:: __ :-~-~-:~ t~. p £,: I have received your email, and will publish the notice (Re/File Nos. L03S0011, and L03TY404 & L03P0015) in the 6/25/03 edition of the King County Journal. .~~ [~: L f;~ Thanks a lot, Carol. .. have a great weekend! Tom Meagher Legal Advertising Representative King County Journal Newspapers Phone: 425-453-4296 Fax: 425-635-0602 -----Original Mess age----- F rom: Rogers, Carol [mailto:Carol.Rogers@METROKC.GOV] Sent: Friday, June 20, 2003 2:03 PM To: 'le gals. b ellevue@kingc ountyj oumal. com' Subject: Combined legal ads for pub!. on Wed., 6/25 ffiist~11!J·.~~~~mi1~1nbox';Mi:r~f~ll~:PE1iMtTrP1~~1ilfW~s~l Monday, Jun 23, 2003 11,59 AM King County -ODES b -~, £;J J l@~Bf ,-!f.f'~i~ml•l~ ~1i1~~il<t1~~~_iji~i; :59 AM--] • • -. ! ' • I I I I i·t·· . t •1 ff I r I ·· 'l 1 th&.• •. ih I hn,hh . .. ,. ..... "'lf:)" .... _., ,. • • ® DeVelopment and Environmental Services · Land Use Services Division Notice of Application 900 Oakesdale Avenue Soulhwest Renton, Washington 98055-1219 .. Applicant: HowardSta11sbury ·. ·.·· ·-., .. · .. ' U.S .. Land Development Associates File #'s: L03P0015;& L03TY404 Nichols Place Pia(& Rezone . . · C/0 Centurion. Development Services 2261T81hDr.·SE • ·, • i.'•," " Permit Manager DOES : Karen Scharer TEllephone No,. (2Q!3).296°7114 . Bothell, W.C..98621 425-486-2563 karen.scharer@metrokc.gov Date Applications Filed: May 19, 2003 Date Applications Determined Complete:June 19; 2003 • 0 , C, ·,C·, ,· -· ,• , ' , '' <• •' -' . .-,: '. . . . Project Location: The site isJocated west of 1601h Ave~ SE, south of S~ t38th St~eet .(ifext~nded) at 138151601h Ave. SE Project Description: Proposed is a rezone of 4 acres from R-4 to R-6 and subdivision the site .into 23 lots-for detached single family residences w/ tract for recreation and drainage. As a·n alternative,. the applicant proposes to use Density Credit Transfers to plat 23 lots should the rezone be denied. Permits .requested in this application: Rezone -L03TY 404, Formal Plat -L03P0015 Relevant environmental documents are available at the address below: Environmental checklist, drainage study & traffic impact analysis. Development regulations to be used fcir project mitigation, .known at this time: KCC 19A, 20, 21A, including sensitive area regulations, road standards and 1998 Surface W,ater Design Manual. Consistency with applicable County plans and regulations: This proposal will be reviewed for· compliance with all applicable King County Codes, including those noted above. Other Permits not included in this application, known at this time: None at this time A public hearing before the King County Hearing Examiner is required for this application. Notification of the public hearing date will occur approximately 30 days prior to the scheduled hearing. The Department of Development and Environmental Services (ODES) will issue a report and recommendation to the Hearing Examiner two (2) weeks prior to the scheduled public hearing. Following the close of the public hearing, the · · Hearing Examiner will issue a written recommendation which may be appealed to the Metropolitan-King County Council. The Council will make the final decision on the rezone. Details of the appeal process will be included in the notice of recommendation. Any person wishing additional information on this proposed project should contact DOES at the address and/or telephone number listed below. Written comments may also be submitted to DOES. You may review the application and any environmental documents or studies in our Renton office. NOTE: If you require this material in braille, audio cassette, or large print, please call (206) 296-6600 (voice) or (206) 296-7217 (TTY). Department of Development and Environmental Services Land Use Services Division 900 Oakesdale Avenue Southwest Renton, Washington 98055-1219 \ 206-296-6600 Mailing Date: July 3, 2003 ================================================- Please send me notification of the public hearing and other official notices concerning this application. , ' File No's: L03P0015 & L03TY404 Nichols Place ( please print ) Name: ·---------------------~---------- Address:· ·--------------------------------'~ Telephone No.: ------------'NiA{\\fFICE-CO~ .' ·!I.,. ALTERNATIVE FORMATS AVAILABLE UPON REQUEST . ,-@ • • I • . .;a: ' • '-,1. ~- ' I I. I f· t· f' I 1 · . I · · : • 11 •. ·1 r · f I i n .. r · 114 h~h:f . dfrn ""--,-I . deft fJlJl :S ,.nhl i!UI. :. • 1 I . I I • I hi · r f JV -11111 • 1 I i n, 1 hn,hn il I !1 . ~I ii .1. •1 ~f :llii,l~-t I I I ' • -------/ / / ("") Cl) 0 L.J 0 "" c::i 0) ~ C ~ c.i ::c ~ BORBA.GREG CURRENT PLANNING SUPERVISOR DDES/LUSD MS: OAK-DE-0100 CASEY, LAURA WETLAND REVIEW DDES/LUSD CRITICAL AREAS MS: OAK -DE-0100 LANGLEY, KRIS . TRAFFIC REVIEW DDES/LUSD MS: OAK-DE-0100 NICI IOLS, MARK & BARBARA 13815 160HI AVE SE RENTON, WA 98058 ROGERS, CAROL CURRENT PLANNING SECTION DDES/LUSD MS: OAK -DE-0!00 ROMANO, MIKE CENTURION DEVELOPMENT SVCS 22617 8TH DR SE BOTHELL, WA 98021 SCHARER, KAREN PROGRAM MANAGER DDES/LUSD MS: OAK -DE-0100 STANSBURY, HOWARD CENTURION DEVL SVCS/US LAND DEV. 22617 8TH DR SE BOTHELL, WA 98021 WEST. LARRY WETLAND REVIEW DDES/LUSD CRITICAL AREAS MS: OAK -DE-0100 • LOJPOOl5 LOJPOOl5 LOJPOOl5 L03POOl5 LOJPOOl5 LOJP0015 LOJPOOl5 L03POOl5 L03POD15 • WHITTAKER, BRUCE PREL. REVIEW ENGINEER DDES/LUSD MS: OAK -DE-0100 LOJPOOl5 ... . 9425200010/L03P0015 ADAMOVICI CONSTANTIN 13922 156TH AV SE RENTON WA 98059 1457500090/L03POOl5 BOWEN VIRGILE 13644 160TH AV SE RENTON WA 98056 1457500106/L03P0015 BRENDON MIL TON M GEROS VIRGINIA M 18225 SE 128TH RENTON WA 98055 1423059097/L03POOl5 CALE VICKI MARIA 14005 160TH AV SE RENTON WA 98056 UAC-FC/L03POOl5 FOUR CREEKS UNINCORPORATED AREA COUNCIL PO BOX 3501 RENTON WA 98056 7418000050/L03POOl5 HALLETT GARY+MAUREEN M 15634 SE 138TH PL RENTON WA 98059 9425200040/L03POO 15 HOPSON VALERIE K 15627 SE 139TH PL RENTON WA 98059 1423059086/L03P0015 KELLY BYRON D+PAULA M 15620 SE 139TH PL RENTON WA 98059 1423059074/L03P0015 KEZELE DONALD J 15657 SE 137TH PL RENTON WA 98055 7418000110/L03POOl5 KOHR STEPHEN M+SHELLY R 15641 SE 18TH PL RENTON WA 98056 9-0012/L03POOl5 BECK SHAWN M+ER!C A 13928156TH AVSE RENTON WA 98059 7418000040/L03P00!5 BREIMON GENE 20530 SE 130TH ST ISSAQUAH WA 98027 1423059050/L03POOl5 BROWN IRENE 158IOSE 141ST RENTON WA 98055 PL50/L03POO 15 CITY OF RENTON DEVELOPMENT SERVICES DIVISION 1055 SOUTH GRADY WAY RENTON WA 98055 1423059087/L03P0015 FRANK JOSEPH J 15628 SE 139TH PL RENTON WA 98059 7418000150/L03P0015 HANSON STEPHEN M+YVONNE M 15611 SE 138TH PL RENTON WA 98056 1423059090/L03P0015 HUNIU LEO 15642 SE 139TH PL RENTON WA 98055 1423059102/L03P0015 KEZELE DJ. 15657 SE 137TH PL RENTON WA 98055 1423059051/L03P0015 KEZELE DONALD J 15657 SE 137TH PL RENTON WA 98056 1457500095/L03P0015 LEE STEVEN P 13802 160TH AV SE RENTON WA 98059 1~00096/L03P0015 BOWDEN EDWARD & SHARON 1 3939 SE 10TH PL RENTON WA 98058 1457500105/L03P0015 BRENDEN MARSHALL M JR 14028 160TH AV SE RENTON WA 98058 1423059104/L03POOl5 BRYANTLARRYE 15671 SE 139TH PL RENTON WA 98055 PL33/L03P0015 CITY OF RENTON ECONOMIC DEVELOPMENT DIVISION 1055 SOUTH GRADY WAY RENTON WA 98055 1423059067/L03P0015 GOETLICHER MARK S+SUSAN E 15623 SE 137TH PL RENTON WA 98056 7418000090/L03P0015 HILL JAY PO BOX 507 RENTON WA 98057 9425200059/L03P0015 JACOBS JEFFREY A+CHARMAINE 15643 SE 139TH PL RENTON WA 98059 1423059042/L03P0015 KEZELE DON+DIANE 15657 SE 137TH PL RENTON WA 98056 1423059089/L03P0015 KNEBEL PAUL J 5310 185TH AVE SUMNER WA 98390 1423059028/L03POOl5 MAHONEY JAMES P 14011 160TH AV SE RENTON WA 98059 7418000i30/L03POOl5 MCARTHUR JAN J+LAURA A 15627 SE 138TH PL RENTON WA 98059 9425200050/L03POOl5 MICHALSKI DA YID CHARLES 15635 SE 139TH PL RENTON WA 98059 1423059045/L03POOl5 MILBRATH DON D 15624 SE 137TH PL RENTON WA 98059 74!8000!00/L03POOl5 MULLINS CECIL K 18631 120TH AV SE RENTON WA 98058 1423059029/L03POOl5 NABER LEROY H 14017 160TH SE RENTON WA 98056 1423059057/L03P00!5 NIPERT SALLY LOU 14004 156TH AV SE RENTON WA 98059 9425200080/L03POOl5 PAULSEN ROGER A 15657 SE 139TH PL RENTON WA 98055 14230591 Ol/L03POO 15 POAGUE JOHN+GEORGIA 15111 SE 43RD ST BELLEVUE WA 98006 !423059044/L03POOl5 SILIZNOFF DANIEL LEE+JENN!FER ANNE 15636 SE 139TH PL RENTON WA 98059 SD8/L03POOl5 STEVE CRAWFORD, NEW CONSTRUCTION !SSAQUAH SCHOOL DISTRICT #411 565 NW HOLLY ST !SSAQUAH WA 98027 7.00030/L03POO 15 MCASKILL DENNIS 15618 SE 138TH PL RENTON WA 98059 7418000020/L03POOl5 MIDDLETON LARRY D 15614 SE 138TH PL RENTON WA 98055 1423059043/L03POOl5 MILBRATH DON D 15624SE 137TH PL RENTON WA 98055 9425200070/L03P0015 MURAY AMA PEGGY 15649 SE 139TH PL RENTON WA 98059 9425200030/L03P0015 NACCARATO ANTHONY S 15619 SE 139TH PL RENTON WA 98059 1423059009/L03POOl5 NYBLOM DA YID A+DEBRA L ALB! 13606 158TH AV SE RENTON WA 98059 1423059037/L03POOl5 PENARANDA JOSEPH 15826SE 141ST RENTON WA 98055 SDl3/L03P0015 R. STRACKE, FACILITIES & PLANNING RENTON SCHOOL DISTRICT #403 1220N 4TH ST RENTON WA 98055 1423059036/L03P0015 SKELLY RICHARD JR & GA YLINE 15904 SE 141ST RENTON WA 98055 1457500097/L03POOl5 THATCHER JESSE T+ERIN N !38!7162NDAVSE RENTON WA 98059 . I.OOIOO/L03POOl5 MCNAIR DANNY M PO BOX 18914 SEATTLE WA 98118 7418000!40/L03POOl5 MIHET BENJAM!N+ESTERA F 15621 SE 138TH PL RENTON WA 98059 1423059 I I 2/L03POO 15 MILBRATH DON D 15624 SE 137TH PL RENTON· WA 98056 9425200060/L03POOl5 MURAYAMA PEGGY H 15649 SE 139TH PL RENTON WA 98059 1423059058/L03P00!5 NICHOLS MARK E & BARBARA A 13815 160TH AV SE RENTON WA 98059 1423059023/L03POOl5 OUIMET KATHLEEN 14038 156TH AV SE RENTON WA 98059 !457500085/L03P00!5 PLATT DA VID+GEORGIA 510 E PANORAMIC DR' CAMANO ISLAND WA 98282 74!8000070/L03P0015 ROLLINGER MARSHA L+WEITZ ALEX P 15646 SE 138TH PL RENTON WA 98059 !423059088/L03POOl5 STACHOWIAK CR 15652 SE 139TH PL RENTON WA 98055 74!8000080/L03P00!5 TH ORBECK DA VE 15650 SE 138TH PL RENTON WA 98059 141800066oiL03ioo·15 TRUSTY LARRY & CINDY 15640 SE 138TH PL RENTON WA 98056 1457500 IO I/L03POO 15 WILMOT ROBERT C+CAROL LYNN 13900 160TH SE RENTON WA 98059 74.0120/L03POOl5 WALTER DAVID M+SHARI D 15635 SE 138TH PL RENTON WA 98059 1~59027/L03POOl5 WILLOUGHBY WADE V+NANCY 15612 SE 139TH PL RENTON WA 98056 (E Renton) • FD25 Fire Protection Dist #25 P.O. Box 2925 Renton WA 98056-0925 MS: KSC-NR-0600 Water & Land Res. Div King County Dept. of Natural Res. Steve Foley Fairwood Library 17009 -140th Av SE Renton WA 98058 Kent Regional Library 212--2nd AvN Kent WA 98032-4482 Renton Library 100 Mill Av S Renton WA 98055 Kent Planning Dept 220 -4th Av S Kent WA 98032 Clinton G. Marsh, Director Fae. & Const. Dept Kent School District # 415 12033 SE 256th St. Bldg B Kent WA 98031-6643 Administrator Kent Sewer Utility 220 -4th Av S Kent WA 98032 Habitat Biologist, Rod Malcom . Muckleshoot Indian Tribe 39015 -172nd Av SE Auburn WA 98002 Snoqualmie Tribe PO Box 280 Carnation WA 98014-0280 Lll5 LI23 LI36 PL19 SD9 SES TRI TR3 (Spring Glen) • Fire Protection Dist #40 I 0828 SE 176th St Renton WA 98055 MS: KSC-TR-0431 Gary Kriedt KC Metro Envirn. Planning Highlands Library 2902 NE 12th St Renton WA 98056 Documents Dept. Librarian King County Library System 960 Newport Way NW Issaquah, WA 98027 ATTN: Edward White Kent Engineering Dept 220-4th Av S Kent WA 98032 City of Renton Economic Development Dept. 1055 S. Grady Way Renton WA 98055 R. Stracke, Facilities & Ping Renton School Dist# 403 1220 N 4th St Renton WA 98055 Environmental Review Section WA State Dept of Ecology PO Box 47703 Olympia WA 98504-7703 Russ Ladley, Fisheries Biologist Puyallup Tribe 6824 Pioneer Wy E Puyallup WA 98371 Fisheries Habitat/Environment Suquamish Indian Tribe PO Box498 Suquamish WA 98392 FD40 KC27 LI20 LI24 PL18 PL33 SD13 ST2 TR2 TR5 r ------------ Richard Young • TR4 • WD12 Tulalip Tribe Cedar River Water/Sewer Dist 7615 Totem Beach Rd 18300 SE Lk Youngs Rd Marysville WA 98271 Renton WA 8058-9799 Public Works Dtr WD23 City of Renton, Public Works Dept. WD32 Kent Water Dist Development Services Div. 220 -4th Av S 1055 South Grady Way Kent WA 98032 Renton WA 98055 WD41 WD55 Soos Creek Water/Sewer Dist Water Dist #90 PO Box 58039 15606 SE 128th St Renton WA 98058-1039 Renton WA 98059-8522 WD57 WD58 Coal Creek Utility District Water Dist #111 680 I 132nd Place SE 27224 -144th Av SE Newcastle, WA 98059 Kent WA 98042-9058 WA State Dept. of Wildlife WA State Dept. of Wildlife 16018 Mill Creek Blvd. Habitat Mgmt. Division Mill Creek, WA 98012 P.O. Box 43155 Olympia, WA 98504-3155 WA State Dept. of Ecology WA St.DOT MS 230 NW Regional Office 15700 Dayton Ave. No 3190-160th Ave SE PO Box 330310 Bellevue, WA 98008-5452 Seattle, WA 98133-9710 WA St DOT MS 240 WA St.DOT MS 250 15 700 Dayton Ave No. 15700 Dayton Ave. No. PO Box 330310 PO Box 330310 Seattle, WA 98133-9710 Seattle, WA 98133-9710 WA St. Ecology Dept/WQSW Unit Roger Dorstad Linda Matlock PO Box 375 PO Box 47696 Redmond, WA 98073 Olympia, WA 98504-7696 Eleanor Moon KC Executive Horse Council 12230 NE 61st Kirkland, WA 98033 'II .-:.~ ._ / King County . Dept. of Developmeill ·and Envlronmenlal Services L1111d Use Scrvlcts Division 900 Oakesdale Avenue Southwest Rcnlon, Washington 980S.S-1219 .· • • ,,t ••• Application Number( s ): ---.t&,,j/1-'o'=:P· '---'l;i3.,,P..'~lm.'~~Y ... -4 ..... ...,U ...... _4 __ ~_ STR: It/· l :s -{) s-: Dale Filed: --------------------- Application Name: ..,.....~N~t'C,Jfo~-~-:.;-~p_L_A_,e_-______________ ~-- I (We) request the following permit(s) or apprcival(s): D Building Penni! D Clearing & Grading Permit D Temporary Use Pemiit D Binding Site Plan D Site Development Permit D Boundary Line Adjustment D Short Subdivision f Formal ~ubdivision . D Urban Planned Development D Plat Alteration D Plat Vacation D Road V nriance 0 Shoreline Substantial Development Permit 0 Shoreli1ie Conditional Use Permit 0 Shoreline Variance 0 Shoreline Redesignalion 0 Zoning Variance D Conditional Use Permit . 0 Reuse Of Public. Schools 0 Special Use Permit )ii' Zone Reclassification 0 S.ile Specific Comprehensive Plan Ame d D P-Suffix Amendment D Reasonable Use Exception D Public Agency & Utility Exception "O Q) > D Drainage Variance D Right-of-Way Use Penni! D Shoreline Exemption · 'D Periodic Review for Mining Sites ·.; u Q) a: I, i-/PW"WCJ S°f'"&.l.t&..n:V' ', being duly sworn, slate that I am the owner or (print name)' . officer of the corporation ownii1g property described in the legal descdption filed with this appli- cation and. that I have reviewed the rules and regulations of the Department of Development and Environmental Services (DDES) regarding the preparation and filing of this application and that all statements, answers and infprmation submitted with is application are in all respects true, accurate and complete .to. the best of my knowledge and belief. , , . , During the review of this application, it may be necessary for DDES staff to make one or more site· visits:_ By signing this application form, you are giving pem1ission for these visits. If it Is rental · property, the owner hereby agrees to notify tenants ·otpossible site visits .. ,· printed 11nme i e/o .Cb-11.7/IUAI /:)t:V£tof'Ml;nl'f' ~t:JZ-<//U.-'! zz:r;.1.7-8 ~ o,e r:e mailing address city ' state zip ~-. '·~~· I sig11at~ (J, ~-LANO Pt:v@eMl:JlfL /fk£.,,;,M'l'!!, corporation_ or company 11a111e MAY 19 2003 " . •:• .·~, . (''' If applicable, state below, the name, address and telephone number oftri£a11ll\slrjze.\f·~~t for ·~ '"' C: E "' X w 0, C ·;:: "' Q) :i::: ;;:,. C :::, 0 Q 0, C: ,2 . this application as shown on the Certification and Transfer of Application 'S'¥.i\m' fo¥h-Fflle@~lfh this application. . · 0) /.Aic.hAe:.L J. -~,.._,. d. l,.a.. zz,17-~ ti-. JJ£ s1:· ,:: £"-ITU !!,"IN 1'1!}'£5.; (. t.O Pf,IJ:Nr see y/t1:.·_s maili~g add re.rs f;z.t) ~/~e, -z s ,5 S() nh::l l · li1):i <JRo~J telephone city state zi, I 4pplication for Land Us.rmit(s) PageTwo · : · .:1. :,'.,'. :··'. For Formal S1ibdivisions only: Name ofS11bdivisio11 Registered La11d Surveyor \r ~ . ~01*."C1 tf. t)A~r.ow _ Engineer ,· Land.Surveyor's Certification: I hereby certify that the accompanying plat has been inspected by.me and conforms to all rnles and regulations of the platting , rnsolulion and standards for King Counii:· Washington, Dale: 5, L5-03 • • i DeYw ~vrvevJ111C • ::r.Nt. Name 1 z71t/ VA111.·r evic Address and Zip S1J",.;i:,1., 1,,JA. EA~z;., 'JqJf"tJ {.f ~s) €?fo •O ~co Te epho11e II Name Address am/ Zip ' 0 LJ:.""NW,:./Pi'I D£.vewl'tt:::Nr (e:sw/ces; ·Name · . lZi./7, 8 t;>. 0~ S£ .§~TJAqL, W.>'I 9 roz./ Address and Zip ' (4zrr) t./rh-ir.(,3 Telepho11e II Lund SnrveyorScnl rB)~t~~w~ fjJ' ITT\ MAY 1 9 2003 l!J} K.C. D.D.E.S . . L 03 1Vt4. tJ1ld· submittal re~uire~1enls are subject to revision wilhoulnotice. · APPLICATION.'OR ZONE RECLASSIFICATIO. FILE ::~G ci~o 3ATY 04 0 4 L Owner's Name or Company: ************************* do not write above this line********************** I (we), the undersigned owner(s) of property numbered opposite my (our) name(s), hereby petition for a zone reclassification of prope.rty d.~scribed herein from STATE OF WASHINGTON) COUNTY OF KING ., ) I, Hf'tfb E:. Nithal6 -f ~ A, f,,//c#OtS. , being duly sworn, depose and say that I am a property owner or officer of the corporation owning property shown on Parcel #1 on Assessor's map and that I have familiarized myself with the rules and regulations of the Department of Development and Environmental Services with respect to preparing and filing this application and· that the following statements, answers, and information submitted prese.nt· the argument in behalf of this application and are in all respects true, accurate, and complete to the best of my knowledge and belief. /3/bl5 -/i,otL ~ SE ~n~ address· city &z~J state ____ ,,,,,,, telephone_--,,_,cE A. c'11 -:'.\'"' ...... '1~ ,, )(~'''"tti X A-. corporationo&3mpany naln~ subscribed and sworn to me thi~ day of • ~~ , UQ3 * 0 ~ a a,0 13/2Q(.,+r,' ~ ff .. 0.1--Lson Notary Public in and for the f fg',.·~'ss1oi.;-;,-: '? •1 t '° ... ~ "0 +,.;·. '£> ,, ~ i o ,~ TA.qi,-,,': -z. ~ I. :o -m: ~ notary seal ~ ~ · ,,, _ en: , 1, ~... . Vt!UC _: f State of-~/&~_,'} _________ and ,,, ~···.?"-4-0':> --~ f ,~~o,,.·-...... ~c;,..,_J :i:es.iding at -~~~=L-------- 1,, WAS\-11 --- Other property owners incl'\.ldeu·i.-n this application must be listed.below opposite a parcel number which is .also shown on the Assessor's map .and indicates the property owned by each applicant. Parcel 2 Parcel 3 name address name address Signature City/State--------,--zip Phone Signature City/State zip· Phone --- State below· the name, address, and phone number of person or persons to be· contacted for further details oij this application. ,Ct::Nrv'/CJON OE.VEl,<)t°MJ::Nr $~VIC#:> .r.,. Mt'd.,,.cl.. ,r . .eo--" .!Z.bl?-8 -,o,e >e: name address City/State €om/ELL. • 42A Zip "/KOi./ Phone {"/~r)'(f£ · tS-t..J MAIN fUlfE COPY Page 6 of 9 ' • • ZONE RECLASSIFICATION APPLICATION INFORMATION AND JUSTIFICATION QUESTIONNAIRE FILE NO. L03TY404 Hearing Date STR Zone Exist Zone Request-------- Kroll & Book No. Zone Granted _______ _ ---~------ Acreage Ordinance# F.H.B./C.D.A. Sensitive Area Ref. File# Shoreline Desig. ----------------------~---- Ag. District Land Use Design Comm. Plan Are.a Area Location ************************* Do not write above this line ********·*********** 1. 2. 3. 4. 5. Acreage: ______ ~3~-~8~2~-- Water District: King Co Dist #90 Fire District: KC #25_ 6. Sec.-Twp.-R.: SE~ 14-23-05 7.Sewer District:City of Benton __ 8. School District: ISSIQIJIH 9. Has an environmental impact statement (EIS) been prepared for the proposed development ( J Yes I X ) No. 10. List all buildings and land uses which are-present on the property. The property contains a house, a barn and a 1arge shed with attached garage. Host 0£ the 1and is in pasture. 11. Describe existing land uses on adjoining properties. The surrounding area is in transition £rom primari1y 1arger 1ot subuz.ban residentia1 uses to higher density uz:ban residentia1 deve1opment. Direct1y north 0£ the subject site is a most1y undeve1oped 11.4-acre site containing the approved 46 1ot pre1i.minary p1at 0£ Evende11. In addition, as 0£ l:he date 0£ this .document, the Evende11 proposa1 is the subject 0£ an appea1 0£ the King County Exarnjners decision to deny rec1assi£ication 0£ the site to R-6 zoning and ._an assoc.;ated 70 1ot ~t[E (G IE ~ WI IE D Lo 3 TY 4 0 4 Page I of9 M"I MAY 19 2003 ~ ... N f'H..IE CO/PV V K.C. D.D.E.S. • • ZONE RECLASSIFICATION APPLICATION INFORMATION J\ND JUSTIFICATION QUESTIONNAIRE CONTINUES Immediate.ly south 0£ the site is a sing.le home .located on 2 separate tax parce.ls measuring just over 1.8 acres each. Across 160~ Ave. SE to the east are .large .lots ranging in size £ram just over .75 acres to 2.25 acres. Fina.l.ly, to the west are sing.le £ami.ly homes .located on p.latted .lots with on-site septic systems ranging £ram just over 10,000 square £eet to over 16,000 square £eet. There are severa.l properties in the immediate neighborhood in addition to the Evende.l.l project that are the subjects 0£ County .land use app.lications £or p.latting to urban densities inc.luding the use 0£ Trans£erab.le Deve.lopment Credits and/or rezones to achieve R-6 densities. 12. What is the proposed use of the property under the requested zone? The project proposa.l is to subdivide the property into 23 .lots £or sing.le £ami.ly detached homes on 3.82 acres at an average density 0£ 5.87 .lots per acre. 13. Have you made this request or your planned development known to interested community groups or neighboring property owners? ( ) Yes ( X) No. If yes, whom have you notified and what were their reactions? 14. What effect will the proposed zoning and contemplated use of the subject property have on adjoining or neighboring properties? Loca.l.ly increased tra££ic and popu1ation; a.ltered views from primari.ly pasture and scrub to urban residentia.l homes, streets and .landscaping; existing substandard improvements in county road right 0£ way wi.l.l be upgraded to pub.lie road standards; extension 0£ gravity sewers within a.lose proximity to surrounding properties . 15. How can the uses permitted within the proposed zone be made compatible with uses permitted on abutting property or dissimilar zoning? Land uses pe.rmitted within the existing and proposed zones are the same and are, there£ore, compatib.le. 16. Is this a logical expansion of any existing adjacent zone? Yes. The surrounding properties are a.l.l designated Urban Residentia.l/4-12 Lots per acre. The density proposed £or the subject app.lication is in con£onnance with and is-. compatib.le with L03TY404 Page 2 of9 ro)~~~~w~~ [Jl) MAY 1 9 2003 [W K.C. D.D.E.S. • • ZONE RECLASSIFICATION APPLICATION INFO~TION AND JUSTIFICATION QUESTIONNAIRE CONTINUES ·'' ,· : .... · ... the King County Comprehensive Plan designation and generally con£orms to the City of Renton Comprehensive Plan as implemented by the City's zoning code. City of Renton long-range Planning staff reviewed this application for confo.cnance with City of Renton Comprehensive Plans prior to the City's issuance of a Sewer Availab~lity Letter {copy attached) 17. To the best of your. knowledge, was a reclassification request made on this property at the time of the last area zoning or at any other time in the past? NO. 18. Since the last area zoning of the subject property, have authorized public improvements, private development, or other circumstances materially or significantly affected the property? IX) Yes I ) No. If yes, what are the changed circumstances and how have they affected the property? The site was last rezoned in 1995 when the County adopted the King County Comprehensive Plan and implementing zoning as required by the 1990 Growth Management Act. At that time the site was rezoned from SR-15000 to R-4. Since then several changed conditions have occurred including: a. The King County Council has adopted significant amendments to the Comprehensive Plan. b. The County Council adopted the 2000 Comprehensive Plan c. As of 2000 Comprehensive Plan adoption all new urban development must be served by sewer. Prior to the 2000 update new urban lots could be served by onsite septic systems as long as dry sewer systems were provided. d. Sewer service was not available to the site in 1995. Since then new development at Maplewood Estates in the City of Renton, Highland Estates in King County and several pending preli.minazy plat applications have/will make ~ewer service available. e. Increases in density have been approved and housing Lo 3 T conystru 4 c04'"'" <he urban uOa cf <he Ea,< w :Y~! !: ~ Page 3 of9 K.C. D.D.E.S. • • ZONE RECLASSIFICATION APPLICATION INFORMATION AND. JUSTIFICATION QUESTIONNAIRE CONTINUES neighborhood since 1995. Specifically, on June ll~, 2001 the County approve.d a reclassification from R-4 to R-8 for the p lat of Highland Estates. Highland Estates has been developed at an average density of 6. 9 units per acre. This rezone was not anticipat~0 by the County's 1995 area-wide rezone. f. The subjec( property is located immediately adjacent to the approved 46 lot preliminary plat of Evendell. The Evendell proposal is the subject of an appeal of the King County Examiners decision to deny reclassification of the site to R-6 zoning and an associated 70 lot plat. In the event the appeal prevails and the Hearing Examiners' decision is reversed the subject property would be adjacent to R-6 zoning. g. The City of Renton recently annexed a portion of the East Renton Potential Annexation Area. Since the annexation the Maplewood Estates subdivision has been rezoned and developed under R-8 zoning. This annexation and rezone was not anticipated in the 1995 area-wide rezone. h. The City of Renton concurs that R-6 density for the Nichols Place site is consistent with its Comprehensive Plan. 19. Public roads and/or other means, i.e., easements, by which access would be provided to the site. Access to· the County Road. meeting King Collector. site is provided by 160th Ave. SE, an improved King Road frontage improvements would be constructed County Road Standards for an Urban Neighborhood Internal plat access would be provided by a public road meeting King County Road Standards for .a Residential Subaccess Street constructed in association with plat development. 20. The attached forms concerning sewer and water availability must be completed by the appropriate agency (sewer district, water district, city, water company, or water association) whether or not public water or sewer service is planned for the proposed development, unless the site is to .be served by an on-site waste disposal system or private well, and is located in the.Rural Area as defined by the King County Comprehensive Plan. If a waste disposal system other than public sewers is proposed, explain what type of system will be utilized. If water service is planned to be provided by some means other than an existing water purveyor, explain how it will be provided. The required forms are included in the development application. L03TY404 Page 4 of9 [D) IE (G IE ~ 1W IE f1J lr\l MAY 1 9 2003 l!dJ K.C. D.D.E.S. • • ZONE RECLASSIFICATION APPLICATION INFORMATION AND ,JUSTIFICATION QUESTIONNAIRE CONTINUES 21. Which King County Comprehensive Plan and relevant community plan principles and policies regarding appropriate land use, access, utilities, etc., support this request? Will an amendment to the King County Comprehensive Plan Land Use Map be required to support this request? The King County Comprehensive Land Use Map designates the subject property as Urban Residential./4-12 DU per acre. The incident request is to rezone the property from R-4 to R-6. Since R-6 is within the density range of the Land Use Designation an ameodiueot to the King County Comprehensive Land Use Map wil.1. not . be required to support this request. This rezone request is supported by several. King. County Camprebeosive Pl.an principl.es and pol.icies, e.g. U-114 King County shall seek to achieve through future planning efforts over the next twenty years, an average zoning density of al least seven to eight homes per acre in the Urban Growth Area through a mix of densities and housing types. A lower density zone may be used to recognize existing subdivisions with little or no opportunity for infill or redevelopment. The proposal. woul.d achieve an average density of 5. 87 units per acre, an increase of 1 . 8 7 uni ts per acre over the current zoning, U-120 The County shall not approve proposed zoning changes to increase density within the Urban Growth Area unless: a. The development will be compatible with the character and scale of the surrounding neighborhood. The proposed rezone is consistent with the Comprehensive Pl.an .designation for the.existing neighborhood of Urban Residential./4-12 Units per Acre and is, therefore compatibl.e with the scal.e and character of the surrounding neighborhood. U-122 King County supports increases in urban residential density through a rezone or a proposal to increase density through the density transfer or density incentive programs when the proposal will help resolve traffic, sewer, water, parks or open space deficiencies in the immediate neighborhood. Devel.opment of Nichol.s pl.ace wil.1. extend the gravity sewer and sewer 1.ift station served area of the neighborhood to the south ma.king sewer.service accessib1e to a large area of the eJCisting neighborhood. L03TY404 Page 5 of9 fo)\E~\E~W/\E~ lnl MAY 19 2003 l1l) K.C. D.D.E.S. • • ZONE INFORMAT~ON .. AND RECLASSIFICATION APPLICATION JUSTIFICATION QUESTIONNAIRE CONTINUES 22. Which of the additional Examiner findings list below (e.g., A, B, C, ,or D) apply to the zone reclassification request. Explain the relevant circumstance(s). Note: If you are requesting a reclassi- fication to the M Zone, the additional Examiner findings does not apply to it. KCC 20.24.190 Additional examiner findings -Reclassifications and shoreline redesignations. When the examiner issues a recommendatio'n regarding an application for a reclassification of property or· for a shorefine environment redesignation, the recommendation· shall inciude additional findings which. support the conclusion that at least one of the following circumstances applies: A. The property is potentially zoned for the reclassification being requested and conditions have been met which indicate the reclassification is appropriate; or B .. An adopted community plan or area zoning specifies that the property shall be subsequently considered through an individual reclassification application; or c. Where a community plan has been adopted but zoning has not been adopted, that reclassification or shoreline redesignation is the adopted community plan; or subsequent area the proposed consistent with D. The applicant has demonstrated with substantial evidence that: 1. Since the last previous area zoning or shoreline environment designation of the subject property, authorized public improvements, permitted private development or other conditions or circumstances affecting the subject property have undergone substantial and material .change not anticipated or contemplated in the community plan or area zoning; 2. The impacts from the changed conditions or circumstances affect the subject property in a manner and to a degree different from other properties in the vicinity such that rezoning or redesignation is not appropriate (for these other properties); and 3 The requested reclassification or redesignation is required in the public interest. (Please provide your response, if lengthy, on an attached sheet of paper.) See response attached. L03TY404 Page 6 of9 fo) \E (C \E ~ ~ \E ftY ITTi MAY 1 9 2003 U:lJ K.C. D.D.E.S. • • ZONE INFORMATION .AND RECLASSIFICATION APPLICATION JUSTIFICATION QUESTIONNAIRE CONTINUES 23. If you are· specifically requesting a p-suffix designation-as part of your reclassification request, provide detailed and specific language describing the P-suffix limitation you are requesting King County to approve. Not app.licab.le . 24. You may submii any additional information (sketches, site plans, engineering reports, petitions, photographs, etc.I which you believe will justify, clarify, or assist in the review of your requested zone reclassification. The Department of Development and Environmental Services or the. Zoning and Subdivision Examiner may at any time request further information or studies for this purposes. P.lease find a.l.l re.levant proposa.l information attached ?Spart of the overa.l.l project submitta.l package. ns)[E~[E~WlEf01 lJll MAY 1 9 2003 l!dJ L03TY404 K.C. D.D.E.S. Page 7 of9 • • PRELIMINARY PLAT OF NICHOLS PLACE REQUEST FOR ZONE RECLASSIFICATION RESPONSE TO QUESTION 22 ]!.dditionai examiner finding D. is appropriate £or the subject request. D .1. Since the last p~evious area zoning or shoreline environment designation of the subject property, authorized public · improvements, permitted private development or other conditions or circumstanGes affecting the subject property have undergone substantial and material change not anticipated or contemplated in the community plan or area zoning; The site was iast rezoned in 1995 when the County adopted the King County Comprehensive Pian and impiement,ing zoning as required by the 1990 Growth Management Act. At that ti.me the site was rezoned £ram SR-15000 to R-4. Since then severai changed conditions have occurred inciuding: a. The King County Councii has adopted significant amendments to the Comprehensive Pian. b. The County Councii adopted the 2000 Comprehensive Pian c. As 0£ 2000 Comprehensive Pian adoption aii new urban deveiopment must be served by sewer. Prior to the 2000 update new urban iots couid be served by onsite septic systems as iong as dxy sewer systems were provided. d. Sewer service was not avaiiabie to the site in 1995. Since then new deveiopment at Hapiewood Estates in the City 0£ Renton, Highiand Estates in King County and several pending preli.minazy piat appiications have/wili make sewer service avaiiabie. e. Increases in density have been approved and housing constructed within the urban area 0£ the East Renton neighborhood since 1995. Speci£icaiiy, on June 11~, 2001 the County approved a reciassi£ication £ram R-4 to R-8 £or the p lat 0£ Highiand Estates. Highiand Estates has been deveioped at an average density 0£ 6.9 units per acre. This rezone was not anticipated by the County's 1995 area-wide rezone. £. The subject property is iocated immediateiy adjacent to the approved 46 iot preiim.inazy piat 0£ Evendeii. The Evendeii proposai is the subject 0£ an appeal 0£ the King County Examiners decision to deny reciassi£ication 0£ the site to R-6 zoning and an associated 70 iot piat. In the event the appeai prevaiis and the Hearing Examiners' decision is reversed the subject property wouid be adjacent to R-6 zoning. L03TY404 Page 8 of9 K.C. D.D.E :-;, • • PRELIMINARY PLAT OF NICHOLS PLACE REQUEST FOR ZONE RECLASSIFICATION RESPONSE TO QUESTION 22 CONTINUES g. The City of Renton recently annexed a portion of the East Renton Potential Annexation Area. Since the annexation the Maplewood Estates subdivision has been rezoned and developed under R-8 zoning. This annexation and rezone was not anticipate.? in the 1995 area-wide rezone. i.-The City of Renton concurs that R-6 density for the Nichols Place site is consistent with it's Comprehensive Plan. D.2. The impacts from the changed conditions or circumstances affect the subject property in a manner and to a degree different from other properties in the vicinity such that rezoning or redesignation is not appropriate (for these other properties); The subject property is located immediately adjacent to the approved preliminazy plat of Evendell. The Evendell proposal is the subject of an appeal of the King County Examiners decision to deny reclassification of the site to R-6 zoning and an associated 70 lot plat. In the event the appeal prevails and the Hearing Examiners' decision is reversed the subject property wou.ld be adjacent to R-6 zoning.· D.3. The requested reclassification or redesignation is required in the public interest. The requested reclassification is in the public interest because it: 1. Serves to achieve the residential density goals set forth in the King County Comprehensive Plan, 2. Alleviates an w:ban service· deficiency in a significant area of King County zoned for residential density but unable to develop to those densities due to the lack of avai1ab1e sewer service, 3. Mitigates the shortage of available single family detached housing in King County. L03TY404 Page 9 of9 K.C. D.D.E.S. • King C.ounty Department of Development and Environmental Services 900 Oakesdale Avenue Southwest Renton. Washington 98055-1219 (206) 296-6600 TTY (206) 296-7217 FOR CURRENT OWNER: Certificatice & Transfer of Applicant Status Alternative fonnats available upon request Permit Number: ----------- I, Hfi/t?Z I£.. /\.1,cfh)t S . (print name) hereby certify that I am an/the owner of the property which is the subject of this application for permit or approval. If I am not the sole owner of the property, I certify that I am authorized by any and all other owners of the property to make this certification and transfer any an all rights 1/)Ne have to apply for this permit or approval to the person listed below. I, therefore certify that (/. :;. l~O {)£:ve).(Jl'ut:Nr Assae~T'l6 (A f'~ .... }print name) is the "applicant" for this permit or appr=val and :hall re:rmin the "app!:::ant" for the duration of this permit or appiova: unless "applicant" status is transferred in writing on a form provided by this department. By being the "applicant," that individual assumes financial responsibility for all fees and will receive any refunds paid. ?(ertify und~of pe:jDt: laws of the State of Washington th~A fohi? is true and correct. Jlf ~1/t of Owner -~Date Signed FOR INDIVIDUALS: I, , (print name) hereby certify that I am the "applicant" for this permit or approval. I shall remain the "applicant" for the duration of this permit or approval unless "applicant" status is transferred in writing on a form provided by this department. I accept financial responsibility for all fees associated with this permit or approval and will receive any refunds. My mailing address is: I certify under penalty of perjury under the laws of the State of Washington that the foregoing is true and correct. Signature of Applicant OR FOR CORPORATIONS/BUSINESS ASSOCIATIONS: I I K.C. D.D.E.S. I, /-rll,v,,,,.,t) E, S7lfWf4u~c/ . hereb) certify that I am an authorized agent of II.~. LbJO L)DJf:U>euM Ar ... "'~ (A µi. f),.,1,.,..,i..;,. 'a corporation of other business association authorized in the State of Washington and that this business association is the "applicant" for this permit or approval and is financially responsible for all fees and will receive any refunds paid. This association shall remain the "applicant" for the duration of this permit or approval unless "applicant" status is transferred in writing on a form provided by this department. The mailing address of this business association is: I certify nder penalty of perjury under the laws of the State of Washington that the foregoin~ true and correct.__.---... /L 3. ~ h3 lf1,,, Date Signed lc-cer-trapstal 08127102 Page 1 of 2 . · , • • NOTICE TO APPLICANTS: By law, this department returns all engineering and other plans to the applicant. If, however, you wish to authorize the department to return engineering and other plans directly to the engineer, architect, or other consultant for the limited purpose of making corrections, please designate below: ~uthorize this department to return plans directly to my consultant(s) for the limited purpose of making corrections, as designated on this form. CONSULTANTS: Centurion Development Services 22617 • 8th Dr. SE Bothell, WA 98021 L03TY404 K.C. D.D.E.S. Certification & Transfer of Applicant Status lc-cer-trapstat 08127102 Page 2 of 2 r---I • • Order No.: 10097796 EXHIBIT A LEGAL DESCRIPTION: THAT PORTION OF THE SOUTHEAST 1/4 OF THE NORTHWEST 1/4 OF THE SOUTHEAST 1/4 OF SECTION 14, TOWNSHIP 23 NORTH, RANGE 5 EAST, W. M., DESCRIBED AS FOLLOWS: BEGINNING AT THE NORTHEAST CORNER OF SAID SOUTHEAST 1/4 OF THE NORTHWEST 1/4 OF THE SOUTHEAST 1/4; THENCE SOUTH 00° 25' 21" WEST ALONG THE EAST LINE OF SAID SOUTHEAST 1/• OF THE NORTHWEST V. OF THE SOUTHEAST 1/4, 135.66 FEET TO THE TRUE POINT OF BEGINNING; THENCE NORTH 88° 07' 58" WEST PARALLEL WITH THE NORTH LINE OF SAID SOUTHEAST 1/4 OF THE NORTHWEST 1/4 OF THE SOUTHEAST V., 653.60 FEET, MORE OR LESS, TO THE WEST UNE OF SAID SOUTHEAST 114 OF THE NORTHWEST 1/4 OF THE SOUTHEAST 1/4; THENCE SOUTH 00°27' OS" WEST ALONG THE WEST LINE OF SAID SOUTHEAST 1/4 OF THE NORTHWEST 114 OF THE SOUTHEAST 1/4, 267.00 FEET; THENCE SOUTH 88° 07' 58" EAST PARALLEL WITH SAID NORTH LINE 653.72 FEET, MORE OR LESS, TO THE EAST LINE OF THE SOUTHEAST 114 OF THE NORTHWEST 1/• OF THE SOUTHEAST 1/4; THENCE NORTH 00° 25' 21" EAST, ALONG THE EAST LINE OF SAID SOUTHEAST 1/• OF THE NORTHWEST 1/4 OF THE SOUTHEAST V., 267 FEET TO THE TRUE POINT OF BEGINNING; EXCEPT COUNTY ROAD (160TH AVENUE SOUTHEAST); SITUATE IN THE COUNTY OF KING, STATE OF WASHINGTON. . . fo)~(C~~\VJ~ Lil} MAY 1 9 2003 L03TY404 K.C. D.D.E.S. ® King County :ODES • This certificate p es the Seattle King County Departmen of Public Health and the Department of Development and Environmental Services with information necessary to evaluate development proposals. DEPARTMENT OF DEVELOPMENT AND ENVIRONMENTAL SERVICES 900 Oakesdale Avenue Southwest Renton, Wa 98055-1219 King County Certificate of Water Availability I Do not write In this box number name ~ Building Permit D Preliminary Plat or PUD D Rc;:one or other _______ _ u Short Subdivision Applicant's name: Centurion Development Proposed use: S.F.R. Location: 13815 160"' SE· Nichols Plat (attach map and legal description If necessary) Water purveyor information: 1. 0 a. Water will· be provided by service connection only to an existing 4" (size) water main that is fronting the site. OR ~ b. Water service will require an improvement to the water system of: D (1) feet of water main to reach the site; and/or ~ (2) The construction of a distribution system on the site; and/or ~ (3) 160"' main may have to be replaced to 136"'. Ease.ments and DE Required ,. 2. ~ D a. The water system is in conforf!)ance with a County approved water comprehensive plan. OR b. The water system Improvement is not in conformance itlith i/co~nty approved water comprehensive plan and will require a water comprehensive plan amendment. (This may cause a deiay In issuance of a permit or approval). 3. 4. ~ D ~- a. OR b. a. The proposed project Is within the corporate limits of the district, or has been granted Boundary Review Board approval for extension of service outside the district.or city,. o~ Is within the County approved service area of a private water purveyor .. · ' .. -~· .. ' . ;" ·:::. . .· : .. ,' . . ... :. :\:::'..'/J;)/ :.. . '· Annexation or Boundary Review Board (BRB) approval will be necessary to provide service. Water@a.vaiiable at the iate of flow and_ duration, lndicat~d. below at no less than 20 psi measured at the nearest flre hydrant ~ feet from the building/property (?r as ma.rked on the attached map): RateoffloivatPeakOemand Duration D less than 500 gpm (approx. . · gpm). · .. D · .. less than 1 hour D 500 to 999 gpm · · · D . 1 hour to 2 hours 18] 1000 gpm or .more · ·. 119 2 hours or more D · flow test of ·· gpm · ·: D · · D calculation o(: · · gpni otl)er (Note: Com_merclal building permits which includes m~ltifarriily· structures require flow test or OR calculatloh.) .<:y:, · · ·I'•·.. · ,·,,.,;f':ii(:;J;,f:/:i;,t;,, , ._.; D b. Water system is riot capable of providing flre flow. 5. ~ a. Water system has certificates of water right or water right claims sufficient to provide service. . , .. • . OR D b. Water system does not currently have nece~sary water. right:;; or· water right claims. ·-' ''~;' ,; . . . , ' '' . ' ' . . . . . ,j.:·:;:-:.:::, ·: , .. ,.,::,,·-,1-._', .; ... -.·_-'' '· ... :··.•;. . ... -.,' .. '.: '', Comments/conditions: GFC $3200.00; Meter.Drop $450.00, W/A $125.00 for.each lot: , ' . . ' --~'.'"'•:·,'.··:''.·'·.· .. /',.'\·'·<'.;-:-~'c":·:,::,:; =:,; .. _; .. :_:,, ·'.:· -;.·' '\· .. '."· ·.,,.,;,:::,:.'-/,, :.:'>.: .. :./,::,,;:;'·.'·\ .. , : .,·. FEES SUBJECT TO CHANGE WITHOUT PRIOR NOTICE~ ·./,: · :, ;},'{~!/:!: ~i,i\ >· 0 .. · I certify that the above wate(pUrveydrdr\fofmatlon Is true .. This certlficat\ori shal(be,validfo(lyear from date of signature. KING COUNTY WATER DISTRJct. i/90·.e• . •. , ... LESTER PiELE •!',, '::'.,'RENEWAL FEES:· W/ IN 1 YEAR $50.00 Agency name . ·c-·• '_"°"' ,,·:••. . . .... :. ·.' Slgnatoi'yii,~ ..... _._-.·:::.__·_,_· .. ;-.: ,_).•_,_·_:-.·.X_._'_·_'.C:•••;;c··"'.''··•,,:-: A. FTE.R 1~1~,00 ;(~~ ' ... ·. 2/ l£~1E s~~RINTENDENT . . . · ... ·. ' .·.. Signature :' : , .:\' .. · •·.·.·· ·.. . . ·. MAY 1 9 2003 \ \RECLtJ;JTYcltt}ezt1on\Water AvailabUity\Nlc~ols Plat\Klng ~aunty .doc. . K. C. D. D. E.S. ~~--~--==---:=::=-===-=:=::-=-=c=::::-ccc~-c=-~~~~~ CITY OF RENTON • Jesse Tanner, Mayor Planning/Buildin.lic Works Department Gregg Zimmerman P.E., Administrator January IS, 2003 Michael J. Romano Centurion Development Services 22617 -8th Drive SE · Bothell, WA 98021 . . SUBJECT: . SAN!TARY SEWER AVAILABILITY REQUEST -EVENDELL PLAT. REQUEST FOR EXPANSION OF EXISTING AVAILABILITY ADDIDONAL PARCEL KCPID NO 142305-9058; 160111 A VENUE SE Dear Mr. Romano:· . . This letter shall serve as a supplement t~' the s;wer availability dated Ju~e 15, 200 I, with its attached letter dated June I 5, 2oof .You have requested that the City's sewer avaiiability approval for the Evendell Plat be expanded to include the above-referenced parcel located directly south of your existing proposal. The.City has reviewed your request and approves the expansion of the original sewer availability tc,, iri~lude KCPID NO i42305-9058. This approval is subject to all the conditions contained:withinthe existing sewer availability. ' . ~ ., . IIDAEDALUSISYS2\SHARED\File Sys\WWP • WasteWaterlWWP-03-0000 Com:spondance • Wastcwn1erldaveclSewer _ Avail _FveodelJ _J ener dor\DMC· le£ I~ ~y Jf enton, Washington 98055 LO 3 · 1 I ~~onlams50%,ecycledmo"dal.30%pos"onsumo, ~ re ;y~! ~l-~ r MA!lt¢FR!E1 C(),r,v -· • Jesse Tanner, Mayor June 15, 2001 Michael J. Romano Centurian Development Services 22617 -8th Dr. SE Bothell, WA 98021 CITY OF .REN'l'UN Planning/Building/-lic Works Department Gregg ZimWrman P.E., Administrator SUBJECT: SANITARY SEWER AVAILABILITY REQUEST -EVENDELL PLAT KCPID NO 142305-9009 AND PORTION OF 9022 -SE 136TH ST AND 158TH AVSE Dear Mr. Romano; This letter shall serve as a supplement to the sewer availability request form dated June 15, 2001, · for the subject property. Sanitary sewer service is currently available to the property, but requires an extension of sewer to be served. Our analysis at this point indicates that this development will need an extension of approximately 1300 linear feet of 10-inch main to get to the site. Installation of 8-inch main within the development will also be required. Our analysis also indicates that there is a potential to serve this lot by gravity, but a lift station may be required in · order to meet all the design requirements. . . . . . _ The actual method for service can be determined at the time you begin your engineering process for this plat. The City's Economic Development, Neighborhoods and Strategic Planning Department have also reviewed this plat This plat is generally in compliance with the density · and· as such is acceptable to the City. In order to receive sewer service from the City the plat must also be developed as detached single family and the property owner(s) will be required to execute a covenant to annex form. You also must be aware that the City will re-review the · ·general provisions of the plat once you resubmit with more exact information such as wetland and road right-of'.way information. ·=-.,..arding this availability, please contact me at (425) 430-7212. /' [o)!E~!E~W!Eij lr\.l MAY 1 9 2003 LldJ K.C. D.D.E.S. \\CITY_ OF _RENfON\RENTONICENTRALISYS21DEPTSIPBPW\DIVISION.SIUTIUTIE.SI WASTE. WTR\davec\ vcn • · oc me I ~~th Grady Way-Renton, Washington 98055 LO 3 Ty 4 \Rispapecconlaies50°!.,ocyclodma<e,ial.30%pos>coasome, SANITARY SEWER AVAILABILITY FOR SINGLE FAMILY RESIDENTIAL BUILDING • CITY OF RENTON • I055 S Grady Way, Renton, WA 98055 Phone: (425) 430--7200 Fax: (425) 430--7300 TO BE FILLED OUT BY APPLICANT: Date of Request ..s/~ Applicant'sName: t./f~k!~PhoneNouiJ-1%-2£,;s Mailing Address: 0 ______ ]{_____ _ _ __ -~~tb;<;y 77?0-&;itRk . City i[41i'(/€; 1 State u///-Zip Code 9/3cJz/ Check one: Proposed Single Family Home Existing Single Family Home·on Septic / Other (Specify) hl'Z./H& ?t!6QIV/-S1tN..Z ' · Location/Address:,..:;:{.tn,:¥ ff .%:~2T;&z,;,Ae&( /56mik.k ~~ King County Tax Account No: ,1t..$i5:= ~t?fl./k/F 7PZZ, Legally Described as: ~/z~ THIS APPLICATION SHALL INCLUDE A COPY OF THE PROPOSED SITE/PLOT PLAN. INFORMATION PROVIDED BY CITY: I. 2. D Sanitary Sewer Service will be provided by side sewer connection only to an existing ___ size sewer main located within -------------------------- City records show a side sewer stub to the property D Y D N or O Sanitary sewer service will require an extension of approximately ------------- or D 0 f ___ size sewer main located within ___________________ _ The proposed development lies within-------------service area; therefore, the applicant shall contact The District/Agency at (phone) for sewer availability. See attached letter dated --------------------------- Payment of all applicable system development fees: (Fees are subject to change without notice) -System Development Charge: -Residential building sewer permit: -LatecomerffPe·cial asse,m:~ fees: ~~~;f-4£:> -Right of Way Fee --Right of Way Bond (~dab le) :~~~ per single family residence per single family residence L03TY404 K.C. D.D.E.S. ® King County Def)artment of Development and Environmental Services 900 Oakesdale Avenue Renton, WA 98055-1219 • • Fire District Receipt Fire District # __ rJ_5' __ _ Name of Project/ Proposal ___ N_1_(_f1:..._CJ_l_~ __ ,_P._L_A__;_C_t::.::...-__________________ _ Location of Project / Proposal _L/~3.,_.8:"--1'----. -"'-~----~J."--'~""""'---.~-LAv'.1.!!...4€;;;.__,.S.~C""----,,1--" 4-A.:c..e"..1.bY!..:LJ.m~~,y_-+-1 ~IAl.l.MIS!.......___.9.~'.ftt..,p,c,''S°'J.;L..,~ (Address, parcel number, tax account number, legal description)' *One of these required for processing of application TWN 23 ANG. tJS: KROLL PAGE _____ _ Name of Applicant ~~-/..fiNO f)tv,. 'L'J.<1/'/..ftNC A:il t?('"~ C/t? ?eN7UZlo.v t:Jt::Yt::.-t.-~,qqen-r s'cil!:i//ZZS Address of Applicant ZZ(z/J 8 c:.L {)g 6€, @TJ-/1;1 t, WA Telephone Number --~~._4,,_._Z'=.$:::.,_...;.)_L./~K.~t,~-~Z~-5°(~~=3'------------------- Description: Type of Project/ Proposal Check appropriate box(es) D Apartment/ Multifamily D Duplex D Conditional Use D Commercial/ Industrial IJ)(subdivision D Unconditional Use D Retail D Short Subdivision / Short Plat D Planned Unit Development D Residential: Single Family Residence )(Rezone D School/ Classroom DOther (describe)------------------------------ D Storz couplings required on Fire Hydrants Issuance of this receipt does not imply an approval, disapproval nor review of referenced project/ proposal. This receipt shall be valid for 30 days from date of signature. ~ ~ · NL,))µ fu if 11-cJ.S Agen~ame , . Title Distribution: White: Applicant (see below) Yellow: King County Building Services Division Pink: Fire District Note Applicant: at the time of application to ODES the white copy must be presented with project/ proposal submittal. o,l8(Ro'9~7) LO 3TY 404 Date Fire District: mail yellow copy to: King County :~~1~::e:::~::e~~:ision MAIN Fllfi: COpy Renton, WA 98055-1219 Attn: Fire Engineering [o)(E~(E~WlE [n} MAY 1 9 2003 K.C. D.D.E.S. \ . .. ~· j/~:Jj",(o/'/IL-=111111·1~ fji • r .7~}21~33 • l'.' 1 · ·~ s::;:: ~ :i 1 .. ff g[.. · f ., · Statutory W~ty Deed. ra a i '':'.j.a Re-v ~'51,f,fqJ[i• i: Is::::; 1 ..• !lli' ;r ii' ~ ·c · CD l i ';I !1j ~ j: i I' I' .._,..._, " • r l -~ ~·~.\r 1. ..; J' .. 1 1 • ; ' : i E ii ; Jr?~iiiJl ~f ii 1· J :. (I' ii ~--1.mJ.'r\.:· -- ~'.a;;: ~,:_ :... . fi 1 1 ~1J110.1"':1,il __ fg''r· ;I .... 1 1 ! , r111 ·1 ··, ~!.!-..~'.. fl, · .-·; i ill'"!i jffti Jr-I l l a.1 • .~ ta: t.·: .,· o -~~!~-~!t ·(1·;: .i I -f · ~ !~ ~ ! 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' • ~ : 1• ?J = ~ 1:1:1 I tt!(i"'i Jt !f -;.. r (.).'. 11111 "' 08118·--888--S---t ,.; . ~ JI. . \ ~ ~:;i;! flz ll..i::·· ff· :-di M1·mr1-eo.-·-~ l'1 ~ II' i -.. r ...... ll"f"1;·, .. 1 r,. 1.,; i aw.111111ezw ... , t ~ . ~ . t l;,:: !, _ [nrJ :: =:: j ; n :;: ~ I " ~ .. a' w r-SAmz, WAIIIINGTON !IGl88 -.i N )J ·. 0 ~ :-=I g i • S ..,. o D '"'" 11 ,i: "I. c,0 g SendToaSll-10 .. ____ .__ __ I I !'_liri' C) -~i;:r',,... "• ,..., Ci!ID. i::r .,. '-~ ~ :; ~ co . --rll. ... "la. .;: :: ------d, CJ = 0 ~ ffi •• I!' " o \. ·-----2.o w f) . r-..::, ~ • co ..... ... "' . ;, - LL O :. fT'1 8 . "-=::::::i ~ "> ~ °i:" ... lt - ~ CJ).. .C..,·"= .,.. /'Tl .... ,0. = • u u u . 0 · ·e ~ ·-··---.,.·.,·,-.-::.-,-:.c, .·.-,-.. -.-~ ...... ii_=jl ffi ~ ls ij • c0 · d 1t1101 M 8 ~ N :2 ~ -< r--.· '- • • ... -.-.. . ... .... . -.. , -· · .. ·:f ' -:;;: : .. :•!ll' r , .. : ,-.. ........ ( ~ -·~ .... ·-.. -...:· ....... :;." ' ' • 1.:: ... GIii C • .......... ......, ...,.e. • p I fUjle .,.S. to pa 7 I ii ly -_., _. • 1-, of lldln'• ; ; ~ ..._ .. jala 11ljwt "' C t, • tM Mnb, l.,..t ~ a fltlllaat ...... ,-ot 1R ot. Ill, ol Ills ot 1114. .... , , la 1t11a CID. ,1111. ~ • ,.,_, 1q u -a_. or acl I Ft Int ; Illa a o-n•n• v els rm• hi ofad~, ........ __ .. ,ot·a:of.lat· ....... • .. a.-;·rll Fl - s o-n•n• • 111a .. 1 s. •1•i • • • ._.,... • ,-111111 • -• 1a or.. 111 111a, U3.W&•6 .• >9"21••• I tf't d, I a"W 0SI" I pw lie\ ... tll -B la of acl _.__, 6'3.W ~co ... -.. I ~...... 'DUIS C5ftlm eo -,In fl-,_. Ina -of a,dl 17, ·UU. Yi.._._'. : :.,J1.,1 ... 1. ·· ...... .- ,,•·"'::·~-·-;.~:.;-,' _.,.. .. .:: ,, ... :· ·~ ·c .J. : '. : ( :: : ,. ; . ........ .. -~·,· .. ..•.. 1 --···--· ,,": l,' !<'. :_: ....... '.· '. : : .. -· ~, -_:.~-:~~-="J'J'~~--~ lllC{lil~,. ZN urc Hn:-r 'r:'~H:C'.l HJr, ,;'.,: ,.:; :: , r £ 9 i~~ ,pc0~~ -::1 .sou .. .::.;~ ~-: f\_; --~. --•··· .. -: . ...; =-,"'C". ·W .... L03TY404 ..... . __, c0/c0"d £lc£9Bv6 01 K.C. o.o.E.S. lt1IJ~3WWOJ C3n~31138) lNl WO~~ '. ~- 6v:11 £00c-0c-a3~ i " -~ i· • • STATE OF WASHINGTON ) ) ss COUNTY OF KING . ) L03TY404 File Number:------------ Application Name: _....._N.=..,.ei"t"'"h'-'v-l""'"s-'e ...... ~::;....a._c£.;a; ________________ _ Project Location: _l .... ~.;;..ff"'-'-l.,,.£~~1"""k~t')~c---"gu"-=~~-,s::;-=c'-1'/'--,e.=J:.'-'N"'"rn-;:.:._;;a,'---"'Wl9===--· ...:."7..:.f_o~:..:... __ The undersigned, being first duly sworn on ·oath deposes and says: 1. That the affiant is competent to be a witness herein; 2. That the affiant is_ the applicant for the.above project; 3. Tl")at to the best of the affiant's knowledge the sensitive areas on the development proposal site have not been illegally altered; and 4. That the affiant has not previously been found to be in violation of sensitive areas regulations for any property in King County, or alternatively, that if there have been any violations, such violations have been/are being cured to the satisfaction of King County. · 3/.s-~ 3' @ll71i'l:.ZL., w~ /....... Date and Place (City & State) . I certify under penalty of perjury under the laws of -the State of Washington that the foregoing is true and.correct. · ITS)~~lE~W~~ lJll MAY 1 9 2003 l1!J ilfiA.IN K.C. D.D.E.S~ ll=IL.1: Copy w i ' Purpose of Checklist: • King County Executive Ron Sims ENVIRONMENTAL CHECKLIST • Exhibit No. ---=5=----- ltem No. l ',\!,P\\9 \S'.: Received C • Z'f • bCf King County Hearing Examiner The State Environmental Policy Act (SEPA), Chapter 43.21 RCW, requires all governmental agencies to consider the environmental impacts of a proposal before making decisions. An environmental impact statement (EIS) must be prepared for all proposals with probable significant adverse impacts on the quality of the environment." The purpose of this checklist is to provide information to help you and the agency identify impacts from your proposal (and to reduce or avoid impacts from the proposal, if it can be done) and to help the agency decide whether an EIS is required. Instructions for Applications: This environmental checklist asks you to describe some basic information about your proposal. Governmental agencies use this checklist to determine whether the environmental impacts of your proposal are significant, requiring preparation of an EIS. Answer the questions briefly, with the most precise information known, or give the best description you can. You must answer each question accurately and carefully, to the best of your knowledge. In most cases, you should be able to answer the questions from your own observations or project plans without the need to hire experts. If you really do not know the answer or if a question does not apply to your proposal, write "do not know" or "does not apply." Complete answers to the questions now may avoid unnecessary delays later. Some questions ask about governmental regulations, such as zoning, shoreline, and landmark designations. Answer these questions if you can. If you have problems, the governmental agencies can assist you. The checklist questions apply to all parts of your proposal, even if you plan to do them over a period of time or on different parcels of land. Attach any additional information that will help describe your proposal; or its environmental effects. The agency to which you submit this checklist may ask you to explain your answers or provide additional information reasonably related to determining if there may be significant adverse impact. Use of checklist for nonproject proposals: Complete this checklist for nonproject proposals, even though questions may be answered "does not apply." In ADDITION, complete the SUPPLEMENTAL SHEET FOR NONPROJECT ACTIONS (part D.). For nonproject actions, the references in the checklist to the words "project," "applicant," and "property or site" should be read as "proposal," "proposer," and "affected geographic area," respectively. -1- l • • SEPA RULES TO BE COMPLETED BY APPLICANT A. BACKGROUND 1. Name of proposed project, if applicable: Nichols Place 2. Name of applicant: U.S. Land Development Associates 3. Address and phone number of applicant and contact person: 4. C/0 CENTURION DEVELOPMENT SERVICES 22617-STH DR. SE. BOTHELL, WA 98021 (425) 486-2563 ATIN: Michael J. Romano Date checklist prepared: May 18, 2001 5. Agency requesting checklist: KING COUNTY 6. Proposed timing or schedule (including phasing, if applicable): Land development is planned to occur in Spring/Summer 2005. Building construction will occur faH of 2005 through 2006. 7. Do you have any plans for future additions, ·expansions, or further activity related to or connected with this proposal? If yes, explain. NO. 8. List any environmental information you know about that has been prepared, or will be prepared, directly related to this proposal. Wetland reconnaissance,. traffic studies, drainage studies. 9. Do you know whether applications are pending for government approvals of other proposals directly affecting the property covered by your proposal? If yes, explain. Zone reclassification request concurrent with plat submittal. 10. List any government approvals or permits that will be needed for your proposal, if known. Preliminary Plat Approval, rezone approval, Engineering Approval, Forest Practices, Final Plat Approval. 11. Give a brief, complete description of your proposal, including the proposed uses and the size of the project and site. There are several questions later in this checklist that ask you to describe certain aspects of your proposal. You do not need to repeat those answers on this page. Nichols Place is a proposed 23 lot single family detached plat. The subject property is zoned R-4 and contains an area of approximately 3.82 acres. The site is located in the East Renton area of King County in the Newcastle planning area. -2- [Ch.1 97-11 RCW-p.40] (1983 Laws) • • SEPA RULES TO BE COMPLETED BY APPLICANT 12. Location of the proposal. Give sufficient information for a person to understand the precise location of our proposed project, including a street address, if any, and section, township, and range, if known. If a proposal would occur over a range of area, provide the range or boundaries of the site(s). Provide a legal description, site plan, vicinity map, and topographic map, if reasonably available. While you should submit any plans required by the agency, you are not required to duplicate maps or detailed plans submitted with any permit applications re.lated to this checklist. The subject site is located in the SE '!. of Section 14, Township 23 North, Range 5 East, W.M., King County, Washington west of 160'" Ave. SE between 158'" Ave. SE (if extended) and 1601" Ave. SE at about SE 139'" Street (if extended). B. ENVIRONMENTAL ELEMENTS 1. Earth a. General description of the site (circle one): Flat, rolling, hilly, steep slopes, mountainous, other. Rolling b. What is the steepest slope on the site (approximate percent slope)? 10% c. What general types of soils are found on the site (for example, clay, sand, gravel, peat, muck)? If you know the classification as agricultural soils, specify them and note any prime farmland. Site soils consist of Alderwood series (AgB). d. Are there surface indications or history of unstable soils in the immediate vicinity? If so, describe. NO. e. Describe the purpose, type, and approximate quantities of any filling or grading proposed. Indicate source of fill. Approximately 7,500 CY cut/fill with onsite soils. It is anticipated that the site earthwork quantities will balance. f. Could erosion occur as a result clearing, construction, or use? If so, generally describe. There will be the potential for erosion due to construction of the project. This potential will be mitigated through implementation of an erosion controUwater management plan using Best Management Practices. -3- [Ch.197-1 1 RCW-p.40) (1983 Laws) • • SEPA RULES TO BE COMPLETED BY APPLICANT g. . About what percent of the site will be covered with impervious surfaces after project construction (for example, asphalt or buildings)? 50 -60%. h. Proposed measures to reduce or control erosion, or other impacts to the earth, if any. Use of Best Management Practices including: temporary swales with sumps and check-dams, mulching, seeding, visqueen sheeting, sediment traps and ponds, silt fence. Storm water detention and treatment facilities will be designed and constructed in accordance with the King County Drainage Manual and Department of Ecology standards. 2. Air a. What types of emissions to the air would result from the proposal .(i.e., dust, automobile, odors, industrial wood smoke) during construction and when the project is completed? If any, generally describe and give approximate quantities, if known. Dust and combustion engine exhaust during construction. Automobile exhaust and wood smoke from fireplaces after home building. b. Are there any off-site sources of emissions or odors that may affect your proposal? If so. generally describe. Unknown c. Proposed measures to reduce or control emissions or other impacts to air, if any: Modern construction machinery will be employed in the perfonnance of the work. Watering will be used to control dust during construction. Wood stoves, if used, will be of modern make and will meet current regulatory standards 3. Water a. Surface: 1. Is there any surface water body on or in the immediate vicinity of the site (including year-round and seasonal streams, saltwater, lakes, ponds, wetlands)? If yes, describe type and provide names. If appropriate, state what stream or river it flows into. No. 2. Will the project require any work over. in. or adjacent to (within 200 feet) the described waters 9 If yes. please describe and attach available plans. No 3. Estimate in 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. Not applicable. -4- [Ch.197-11 RCW-p.40] (1983 Laws) • • SEPA RULES TO BE COMPLETED BY APPLICANT 4. Will the proposal require surface water withdrawals or diversions? Give general description, purpose, and approximate quantities, if known. No. · 5. Does the proposal lie within a 100-year floodplain? If so, note location on the site plan. No. 6. Does the proposal involve any discharges of waste materials to surface waters? If so, describe the type of waste and anticipated volume of discharge. Pollutants associated with typical urban residential developments may eventually make their way to surface waters. b. Ground: 1. Will ground water be withdrawn, or will water be discharged to ground water? Give general description, purpose, and approximate quantities. if known. No ground water will be withdrawn. Storm water discharged from the onsite detention/water quality facility may eventually recharge ground water. · 2. Describe waste material that will be discharged into the ground from septic tanks or other sources, if any, (for example: Domestic sewage; industrial, containing the following of the system, the number of such systems, the number of houses to be served (if applicable), or the number of animals or humans the system(s) are expected to serve. Pollutants in stonn water discharges from onsite treabnent facilities typical for residential developments may eventually reach ground water. c. Water Runoff (including storm water): 1. Describe the source of runoff (including storm water) and method of collection and disposal, if any (including quantities, if known). Where will this water flow? Will this water flow into other waters? If so, describe. Stonn water run-off from roofs, yards, driveways and streets will be directed by street gutters and yard drainage systems to catch basins and underground storm pipes. Run-off collected by the underground storm water pipes will be conveyed to an onsite detention pond and water quality treatment facility. Stonn flows will be discharged at the natural points of the discharge. -5- [Ch.197-11 RCW-p.40] (1983 Laws) r--• • SEPA RULES TO BE COMPLETED BY APPLICANT 2. Could waste materials enter ground or surface waters? If so, generally describe: Typical pollutants associated with urban residential developments could eventually reach surface or ground waters. d_ Proposed measures to reduce or control surface, ground, and runoff water impacts, if any: A storm water system will be constructed to collect, convey and treat run-off generated from the site. The stonn water detention and treatment facilities will be designed and constructed in accordance with the King County Drainage Manual and Department of Ecology standards. 4. Plants a_ Check or circle types of vegetation found on the site: X deciduous tree: alder, maple, aspen, other: fruit trees, cottonwood, X evergreen tree: fir, cedar, pine, other: X shrubs X grass X pasture crop or grain wet soil plants: cattail, buttercup, bullrush, skunk cabbage, other water plants: water lily, eelgrass, milfoil, other X other types of vegetation (landscaping) b. What kind and amount of vegetation will be removed or altered? Land clearing typically associated with urban residential development activity will occur on the site including areas of typical Western Washington recent growth forest and pasture. This will include tree cutting, stump and undergrowth grubbing and removal and stripping of sod. c_ List threatened or endangered species known to be on or near the site. Previous studies of nearby and/or adjacent sites have not found any threatened or endangered species. d. Proposed landscaping, use of native plants, or other measures to preserve or enhance vegetation on the site, if any: Yards will be landscaped using typical Pacific Northwest plantings. -6- [Ch.197-1 1 RCW-p.40] (1983 Laws) •• • SEPA RULIES TO BE COMPLETED BY APPLICANT 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: hawks, heron. eagle, songbirds, other -woodpeckers. · mammals: deer, bear, elk, beaver, other: rodents, coyotes, raccoons fish: bass, salmon, trout, herring, shellfish, oiher. b. List any threatened or endangered species known to be on or near the site. None are known. Recent site specific reconnaissance and studies on nearby sites have not indicated the presence of threatened or endangered species. c. Is the site part of a migration route? If so, explain. Do not know. d. Proposed measures to preserve or enhance wildlife, if any. Yard landscaping will provide habitat opportunities for birds and tree loving mammals. Typical landscaping is likely to include combinations of lawn, landscape plants, shrubs and trees that thrive in the maritime environment of western Washington and various annual and perennial flowers. Typical shrubs might include rhododendron, azalea, Japanese maple, boxwood, juniper, pyramidalis etc. Trees might include dogwood, magnolia, cedar, blue spruce, cherry, plum and ash. In addition, street trees are required which will also provide habitat opportunities. 6. Energy and Natural Resources a. What kinds of energy (electric, natural gas, oil, wood stove, solar will be used to meet the completed project's energy needs? Describe whether it will be used for heating, manufacturing, etc. Electric and natural gas service will provide the primary sources of energy. Wood stoves and solar may be used as supplemental energy sources. b. Would the project affect the potential use of solar energy by adjacent properties? If so, generally describe. Land clearing may improve solar access by adjoining properties. 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: Modem home construction methods and materials will be employed to conserve energy. -7- [Ch.197-11 RCW-p.40) (1983 Laws) ! . • • SEPA RULES TO BE COMPLETED BY APPLICANT 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. Not applicable. 2) Proposed measures to reduce or control environmental health hazards, if any: Not applicable. b. Noise 1. · What types of noise exist in the area which may affect your project (for example: traffic, equipment, operation, other)? Traffic on adjacent streets, barking dogs, EMV sirens, other noises typical to an urban residential environment. 2. What types_ and levels of noise would be created by or associated with the project on a short-term or a long-term basis (for example: traffic, construction, operation. other)? Indicate what hours noise would come from the site. During land development there will be heavy equipment engine noise and noises associated with equipment maintenance. During home building there will be delivery truck traffic, nail guns and saws. After build-out there will be traffic noise on the internal streets and other noises typical to an urban residential environment. Construction noise will be limited to the hours of 7:00 AM to 10:00 PM Monday through Friday and 7:00 AM to 7:00 PM on Saturdays. 3. Proposed measures to reduce or control noise impacts, if any: Construction equipment will be fitted with modern exhaust muffling devices and will be maintained in good working order. 8. Land and Shoreline Use a. What is the current use of the site and adjacent properties. Residential and pasture. b. Has the site been used for agriculture? If so, describe. Unknown c. Describe any structures on the sites. One large home and several outbuildings. · -8- [Ch.1 97-11 RCW-p.40] ·(1983 Laws) • • SEPA RULES TO BE COMPLETED BY APPLICANT d. · Will any structures be demolished? If so, what? All of the existing structures will be demolished. e. What is the current zoning classification of the site? R-4 f. What is the current comprehensive plan designation for the site? Urban ResidentiaU4-12 Units per Acre. g. If applicable, what is the current shoreline master program designation of the site? Not applicable. h. Has any part of the site been classified as an "environmentally sensitive" area? If so. specify. No. i. Approximately how many people would reside or work in the completed Project. Approximately 63 people. j. Approximately how many people would the completed project displace? 2. k. Proposed measures to avoid or reduce displacement impacts, if any. Those to be displaced are the current property owners. It is anticipated that they will use the profits generated by the sale of the property with land use approvals to relocate to a home of their choice. I. Proposed measures to ensure the proposal is compatible with existing and projected land uses and plans, if any. The proposal complies with current comprehensive plans and is in character with future development proximate to the site. 9. Housing a. Approximately how many units would be provided, if any? Indicate whether high, middle, or low-income building. 23 units of middle income housing. b. Approximately how many units, if any, would be eliminated? Indicate whether high, middle, or low-income housing. One unit of middle income housing. c. Proposed measures to reduce or control housing impacts, if any: When completed the project will provide 23 new single family detached middle income homes. -9- [Ch.197-11 RCW-p.40] (1983 Laws) • • SEPA RULES TO BE COMPLETED BY APPLICANT 1 O. Aesthetics a. What is the tallest height of any proposed structure(s), not including antennas; what is the principal exterior building material(s) proposed? 35 feet. Wood, brick, stucco. b. What views in the immediate vicinity would be altered or obstructed? Views over or inward to the project site will be altered from forest and pasture to modern, well designed homes and landscaped yards. c. Proposed measures to reduce or control aesthetic impacts, if any. The project proposes 23 new, modern, well-designed homes and landscaped yards 11. Light and Glare a. What type of light or glare will the proposal produce? Whai time of day would it mainly occur? Automobile headlights and streetlights at night. b. Could light or glare from the finished project be a safety hazard or interfere with views? Glare from streetlights may interfere with the view of nearby residents of the night sky. Automobile headlights may cause temporary discomfort for oncoming drivers. c. What existing off-site source of light or glare may affect your proposal? Automobile headlights and street lights from adjacent streets. d. Proposed measures to reduce or control light and glare impacts, if any. Street lighting in conformance with Puget Sound Energy (PSE) standards will be provided. Typically this would include a streetlight at the end of the cukie-sac road and other locations as deemed appropriate to provide a safe nighttime driving and walking environment. Typical streetlights would consist of a 1SO-att flat lens luminaire located atop a 25' light standard. Streetlights will be designed to minimize glare. -10- [Ch.1 97-11 RCW-p.40] (1983 Laws) • • SEPA RULES TO BE COMPLETED BY APPLICANT. 12. Recreation a. What designated and informal recreational opportunities are in the immediate vicinity? Undeveloped King County park land lies approximately 2000' west of the site. Maple,g,•oocl Park is about 1 mile southwest of the site. Maplewood Heights park is .4 miles southeast of 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. A minimum of 8,970 square feet of active and passive recreation space will be provided in conjunction with the project including a tot lot, large play apparatus and sport court. 13. Historic and Cultural Preservation a. Are there any places or objects listed on, or proposed for, national, state, or local preservation registers known to be on or next to the site? If so, generally describe. No with regard to the subject site. Unknown with regard to adjoining properties. b. Generally describe any landmarks or ev_idence of historic, archaeological, scientific, or cultural importance known to be on or next to the site. None known. c. Proposed measures to reduce or control impacts, if any. Not applicable. 14. Transportation a. Identify public streets and highways serving the site, and describe proposed access to the existing street system. Show on site plans, if any. The site is bounded on the east by 160th Ave. SE. Plat access is proposed from 160th Ave. SE by provision of a King County Standard Subaccess Street from a single access point. b. Is site currently served by public transit? If not, what is the approximate distance to the nearest transit stop? King County/Metro provides transit service in the vicinity of the site. Routes 111 and 114 provide service along SE 128th Street, SE 144th Street and 144th Avenue SE. The nearest bus stop to the proposed project is located on the southeast corner of 160th Ave. SE.ISE. 128th Street. -11- [Ch. 1 97-11 RCW-p.40] (1983 Laws) • • SEPA RULES TO BE COMPLETED BY APPLICANT c. How many parking spaces would the completed project have? How many would the project eliminate? Approximately 92 off-street spaces would be provided for the single family homes utilizing driv-ays and garages. 4 existing spaces would be eliminated. d. Will the proposal require any new roads or streets, or improvements to the existing roads or streets, not including driveways? If so. generally describe (indicate whether public or private). Yes. A public interior plat road will be required to provide neighborhood traffic circulation and . access to the proposed residential units. e. Will the project use (or occur in the immediate vicinity of) water, rail, or air transportation? If so, generally describe. No. f. How many vehicular trips per day would be generated by the completed project? If known, indicate when peak volumes would occur. According to the traffic report prepared for this project approximately 210 new trips per day would be generated. Peak volumes would occur during the AM and PM commutes with approximately 16 AM peak hour trips and 22 PM peak hour trips. · g. Proposed measures to reduce or control transportation impacts, if any. Interior plat roads mNting King County Road Standards will be constructed to provide interior circulation. County Mitigation Payment System Fees (MPS) will be paid for each lot to mitigate offsite impacts to the regional County road infrastructure. Transit service to the site may reduce overall future traffic impacts. 15. Public Services a. Would the project result in an increased need for public services (for example: fire protection, police protection, health care, schools, other)? If so generally describe. Yes. Population growth in the immediate vicinity due to the proposed project will require additional fire, police and emergency health protection. It is likely that some of the n-homes will contain families with school-age children resulting in increased demand for education services. b. Proposed measures to reduce or control direct impacts on public services, if any. Mitigation fees, if required, will be paid on each individual unit. Portions of the property taxes paid by the home/lot owners will be targeted to the various public service providers. -12- [Ch.1 97-11 RCW-p.40] (1983 Laws) ' • SEPA RULES TO BE COMPLETED BY APPLICANT 1 6. Utilities a. Circle utilities currently available at the site; elecbicitv 1 natural gas, water, refuse service, telephone, sanitary sewer, septic system, other. Cable TV. 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. C. SIGNATURE Electricity and Natural Gas will be provided by Puget Sound Energy: Cable TV service will be provided by Comcast: Telephone service will be provided by Qwest Sewer service will be provided by the City of Renton. Water service will be provided by King County Water District #80. Connections to the various service mains will be made at the project frontage on 160&, Ave. SE. A sewer lift station and associated force main will be required. Underground service will be constructed in conjunction with road and storm drainage construction activities. The above answers are true and compl the best of knowledge. I understand that the lead g y is re n them to make its decision. Date Submitted: _ __..S",...-_l'----'-1_-....:t}=-=3------- -13- (Ch.1 97-11 RCW-p.40] (1983 Laws) ® • King County Department of Development and Environmental Services Land Use Services Division 900 Oakesdale A venue Southwest Renton, Washington 98055-1219 (206) 296-6600 TIY (206) 296-7217 Waiver Request for Requirei:J Pre- Application Conference (Required prior to filing a Land Use Application) Alternative formats available upon request The Director or his designee may waive the requirement for a pre- application conference if it is determined to be unnecessary for review of an application. PLEASE PRINT ALL INFORMATION BELOW. Date: Permit Type: Project Name: Site Address: Parcel Number(s): Jl\-232? -~06'-t Applicant's Name: --"'J--'S"----'~=:.=J:>.; _1'.,:,,0 ,.,__JQ,,,_/Jf,:.,J,._,· °J'--¥-2 YY'&--::,,"-"-"'"""-"""9: _______ _ Applicant's Mailing Address: Z. 2Cv I 7--'8 'th L\---;Jc 'Sou±Le °'-5,-t' ~\, v.JA; '1~0-z._\ Applicant's Rationale for Waiver: ------------------- ~ { \ b2 ?r@ld] /1~ \ }~<-fefa--5 ,l:,;t~ \-lk'_\J. F ,~; 0 Based on the rationale noted above, I agree to waive the required pre- application conference, which has been determined to be unnecessary for filing for an application. L ~\5~. M an se erv1ces 1v1s1on anager or designee lc-wai-preap