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HomeMy WebLinkAboutGOSS® King County Road Services Division Department of Transportation KSC-TR-0222 201 South Jackson Street Seattle, WA 98104-3856 February 2, 2007 Robert H. Stevens 14711 NE 29th Place, #101 Bellevue, WA 98007 RE: Road Variance L05V0079-Goss Subdivision-Related file LOSPOOOl Dear Mr. Stevens: Thank you for your application for a variance from the King County Road Standards (KCRS). You requested a variance from Section 2.20 of the KCRS concerning the proposed access off the dead-ended road system on SE 184th Street. With your proposed 17 lots, more than 100 lots will be served by the sole access on SE 184th Street. You demonstrated that road connections cannot be extended through your site to create viable future road connections. You do not have property rights to extend a second connection to the dead-end road network on SE 184th Street and 124th A venue SE. The Bonneville Power Administration will not allow emergency access roads within their easement. With the addition of 17 lots, the road network via SE 184th Street will serve 105 lots. The paved width of the access road of SE 184th Street is more than sufficient. I approve a variance for a sole access road serving more than l 00 lots with the following conditions: l. A preliminary plat condition must require that all homes be built with monitored residential fire sprinkler systems installed. 2. The emergency access route on 122nd Place SE must have a retrofitted gate to accommodate emergency providers. The easements along the route must be revised to permit emergency access. 3. A four-foot wide gravel shoulder must be constructed along one side SE 184th Street from the plat frontage westward to 120th Avenue SE. This decision applies only to KCRS identified in the variance request. All other design requirements in the KCRS and other regulations, such as surface water management and zoning, must still be satisfied for a land use permit application. The applicant retains the rights and privileges afforded by King County Code and adopted Public Rules pertaining to road variance processing (KCC 14.42, PUT l 0-2). This variance decision is valid for one year from Robert H. Stevens February 2, 2007 Page 2 date of letter unless an associated land use pennit is pending or submitted within the one year period. In these cases, the variance decision is valid for the duration of the pennit processing. A copy of staffs analysis, findings, and conclusions is enclosed. If you have any questions, please call Craig Comfort, Road Variance Engineer, Traffic Engineering Section, at 206-263-6109. Sincerely, Paulette Nonnan, P.E. County Road Engineer PN:CC:kc Enclosure cc: James Sanders, P.E., Development Engineer, Land Use Services Division (LUSD), Departme\lt of Development and Environmental Services (DOES) Pete Dye P.E., Senior Engineer, LUSD, DOES Linda Dougherty, Division Director, Road Services Division (RSD), Department of Transportation (DOT) Matthew Nolan, P.E., County Traffic Engineer, Traffic Engineering Section, RSD, DOT Falin Kara, P.E., Supervising Engineer, Traffic Engineering Section, RSD, DOT Kris Langley, Senior Engineer, Traffic Engineering Section, RSD, DOT Craig Comfort, P.E., Road Variance Engineer, Traffic Engineering Section, RSD, DOT ® King County Road Services Division Department ofTransportation Traffic Engineerina-Section MS KSC-TR.0222 201 South Jackson Street Seattle. WA 98104 February 2, 2007 TO: Variance File FM: Craig Comfort, P.E., Road Variance Engineer, Traffic Engineering Section RE: Road Variance L05V0079 Goss Subdivision Related File LOSPOOOI Applicant's Presentation: 1. The Goss Subdivision is a 17-Iot plat proposed at the south side of SE 184th Street. Access will be via a cul-de-sac off of SE 184th Street. A long, dead-ended road system extends on SE 184th Street starting eastward from 120th Avenue SE. More than 88 lots are served from the sole access on SE 184th Street, with potentially I 05 lots served with the Goss Plat. The King County Road Standards (KCRS) requires a second access if more than I 00 lots are served on a sole access. A variance is requested to allow access off SE 184th Street without a second connection to the road network. 2. It is not possible for the applicant to provide a second access. A stream to the south of the site blocks future road connections in that direction. A recently platted project to the south, Auria Woods, did not provide a northward road stub. The property to the west has fully subdivided and no connection is possible in that direction. To the east is a Bonneville Power Administration (BPA) easement. The applicant has no where to stub to and cannot build a secondary access offsite for the overall dead-ended road system that extends off SE 180th Street northward on 124th Avenue SE, then westward on SE 178th Street. The dead- end road system extends over 3,000 feet. The applicant has no offsite property rights to extend the roads system. 3. The road network of SE 184th Street to 124th Avenue SE to SE 178th Street is constrained by the BPA easement on the west and by streams that border the road system on the north, east, and west. There are some potential possibilities for future road extensions for a second access road into the deadended road network. This applicant does not control the property rights to make the connections. The Goss Plat is at the start of the road system, and the second access would ideally be near the end of the road network in order to provide a loop road that limits the cul-de-sac length and the number of lots on a cul-de-sac. 4. An existing gravel and paved private road (122nd Place SE) extends from SE Petrovitsky Road to SE 178th Street. The private road had a gate midway along the length, but emergency providers have used the access. Variance File February 2, 2007 Page 2 Staffs Findings and Conclusions: 1. A second access could potentially be provided in the future if SE 178th Street were extended westward to SE 180th Street or SE Petrovitsky Road. These extensions would depend on future development and subdivision of properties along the potential road extensions. 2. A dirt and gravel road extends from a gate at the west terminus of SE 178th Street west and north through several gates to SE Petrovitsky Road. The gravel and dirt road is within the BPA transmission line easement. The BPA denied the applicant's request for fire and emergency access across the BP A easement. 3. Fire District Number 40 supports the proposal for over 100 lots on a sole access road if there is a plat condition stipulating that all homes in the subdivision must be built with monitored residential fire sprinkler systems installed per FMA standards for residential sprinkler systems. 4. Widening a shoulder from the site frontage on SE 184th Street to 120th Avenue SE would enhance pedestrian access and livability for the neighborhood. The shoulder widening would also enhance the access.