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HomeMy WebLinkAboutHearing, L05P0005 Bruce Whittaker DDES/LUSD MS OAK-DE-0100 October 25, 2005 OFFICE OF THE HEARING EXAMINER REPORT AND DECISION KING COUNTY, WASHINGTON 400 Yeslcr Way, Room 404 Seattle, Washington 98104 Telephone (206) 296-4660 Facsimile (206) 296-1654 SUBJECT: Department of Development and Environmental Services File No. L05P0005 Proposed Ordinance No. 2005-0390 JESSIE GLEN SUBDIVISION Preliminary Plat Application Location: Between 116th and I 20th Avenues Southeast, north of Southeast 192nd Street Applicant: JG Real Estate Group NW, LLC, represented by Eric LaBrie ESM Consulting Engineers, LLC 33915 Isl Way South, Suite 200 Federal Way, Washington 98003 Telephone: (253) 838-6113 Facsimile: (253) 838-7104 King County: Department of Development and Environmental Services, represented by Trishah Bull 900 Oakesdale A venue Southwest Renton, Washington 98055 Telephone: (206) 296-6758 Facsimile: (206) 296-6613 SUMMARY OF DECISION/RECOMMENDATIONS: Department's Preliminary Recommendation: Department's Final Recommendation: Examiner's Decision: EXAMINER PROCEEDINGS: Hearing Opened: Hearing Closed: Approve with conditions Approve with revised conditions Approve with revised conditions October 20, 2005 October 20, 2005 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. L05P0005 -Jessie Glen FINDINGS, CONCLUSIONS & DECISION: Having reviewed the record in this matter, the Examiner now makes and enters the following: FINDINGS: 1. General Information: Owner/Developer: Engineer: STR: Joe Singh JG Real Estate Group NW, LLC 18124 Riviera Place SW Seattle, WA 98166 206-799-3051 ESM Consulting Engineers, LLC 33915 I" Way South, Suite #200 Federal Way, WA 98003 33-23-05 2 Location: The site is located between 116th and 120th Avenues Southeast, north of Southeast 192nd Street Zoning: Acreage: Number of Lots: R-6-SO 7.7 acres 49 Density: 6.36 units per acre Lot Size: Ranges from approximately 3,780 to 6,600 square feet Proposed Use: Single-family detached dwellings Sewage Disposal: Soos Creek Water and Sewer District Water Supply: Soos Creek Water and Sewer District Fire District: King County District #40 School District: Renton School District #403 Complete Application Date: April 11, 2005 2. Except as modified herein, the facts set forth in the DOES reports (including the incorporation of the traffic narrative received as exh. 16, inadvertently omitted from the staff report) to the Examiner and the DOES and King County Department of Transportation testimony are found to be correct and are incorporated herein by reference. 3. The subject property is an odd-shaped aggregate of tracts (essentially two rectangles connected by a narrow rectangular strip) with frontage on the east side of I 16th Avenue Southeast and on the west side of I 20th Avenue Southeast, north of Southeast 192nd Street in the Benson Hill area between Renton and Auburn. The site terrain consists of a gentle slope generally from west to east. Vegetation consists of a combination of dense mixed-species woods, shrub and grassy areas, and landscaped yards and lawn area gracing two residences (one on each major rectangle) and their associated outbuildings. No sensitive/critical areas lie within or in close proximity to the site. The surrounding area consists of generally larger lot suburban residential parcels. ' • L05P0005 -Jessie Glen 3 4. The Applicant proposes subdivision of the property into 49 1 Jots for single-family residential development. Each of the major rectangles of the aggregate property would be served by its own system of public roads providing access to each of the lots (Tract A, originally proposed to be a private stub road, may instead be dedicated as a public road; county staff confirmed that such conversion is feasible as the subdivision is currently proposed). A recreation tract with amenities would be placed at the easterly terminus of the cul-de-sac in the east end of the northwesterly half of the development, connected to the southeasterly portion by a continuation of the recreation tract in the connecting strip, which would itself be developed with a pedestrian trail and amenities. A drainage detention tract would be placed in the easterly portion of the southeast tract on the I 20th A venue Southeast frontage. 5. The single member of the public participating in the hearing (Babu Parayil, a nearby property owner) requested information regarding ability to hook up to the sanitary sewer service to be extended into the site by the Soos Creek Water and Sewer District. As noted in the hearing, sewer connection policies are under the authority of the District, not the County. CONCLUSIONS: I. The proposed subdivision, as conditioned below, would conform to applicable land use controls. In particular, the proposed type of development and overall density are specifically permitted under the R-6-SO zone. 2. If approved subject to the conditions below, the proposed subdivision will make appropriate provisions for the topical items enumerated within RCW 58.17.110, and will serve the public health, safety and welfare, and the public use and interest. 3. The conditions for final plat approval set forth below are reasonable requirements and in the public interest. 4. The dedications of land or easements within and adjacent to the proposed plat, as shown on the revised preliminary plat submitted on July 14, 2005, or as required for final plat approval, are reasonable and necessary as a direct result of the development of this proposed plat, and are proportionate to the impacts of the development. DECISION: The preliminary plat of the Jessie Glen subdivision, as revised and received July 14, 2005, 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. 1 Forty six Jots is normally the maximum pennittcd on the subject property under the assigned R-6-SO zoning, but the increase of three lots is permitted under the Transfer of Development Rights (TDR) allowances conferred by KCC ZIA.12.030 (A) and (B) (I) in concert with Chapter 21 A.37 KCC (the TDR program provisions). L05P0005 -Jessie Glen 4 3. The plat shall comply with the base density (and minimum density) requirements of the R-6-SO zone classification. All lots shall meet the minimum dimensional requirements of the R-6-SO 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. 4. 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). 5. The applicant shall obtain documentation by the King County Fire Protection Engineer certifying compliance with the fire flow standards of Chapter 17.08 of the King County Code. 6. 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 also be satisfied during engineering and final review. a. Drainage plans and analysis shall comply with the 2005 King County Surface Water Design Manual and applicable updates adopted by King County. DDES approval of the drainage and roadway plans is required prior to any construction. b. Current standard plan notes and ESC notes, as established by DDES 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." 7. The drainage detention facility shall be designed to meet at a minimum the Conservation Flow Control and Basic Water Quality provisions in the 2005 King County Surface Water Design Manual (KCSWDM). 8. A drainage adjustment (L05V0052) is approved to combine the onsite subbasins into one post- developed detention facility. All conditions of approval for this adjustment shall be incorporated into the engineering plans. 9. The proposed subdivision shall comply with the 1993 King County Road Standards (KCRS) including the following requirements: a. Road A from I 20th Avenue SE to Lot 37 shall be improved to the urban one-half street standard. The remaining portion of Road A from Lot 37 to the south plat boundary shall be improved to the urban subaccess street standard. " ' ' ,' L05P0005 -Jessie Glen 5 Road A shall include an adequate pavement radius to I 20th Avenue SE on the north side; unless otherwise approved by DDES. Property owner permission and an appropriate easement are required for this improvement, to be submitted with the engineering plans. The existing private driveway at this location is to be abandoned, with new access to Parcel 6198400300 on the new Road A. Property owner permission is required to relocate the driveway. Note that DDES has received a letter of intent to provide perm1ss10n. This subdivision shall comply with Section 1.03(D) of the KCRS. This Section requires a continuous public access prior to recording. If the proposed subdivision to the south (L04S0003) is not completed and approved by King County prior to this subdivision recording, a temporary turnaround shall be provided at or near the south end of Road A, subject to DDES approval as to location. b. Roads B, C, and D shall be improved to the urban subaccess street standard. c. The west R/W line for Road A shall be extended north across Lot 36 and Tract C to the north line of Tract C. d. The east R/W line for Road C shall be extended north across Lot 7 and 8 to the north line of Lot 7. e. FRONTAGE: The frontage of the site along I 16th Avenue SE shall be improved to the urban minor arterial standard (33 ft. half-width pavement section). The design shall require compliance with Section 4.01(1) of the KCRS; asphalt overlay when widening. f. Twelve feet of additional R/W is required to be dedicated along the I 16th Ave SE frontage as required for a 42 ft total half width R/W(east side). g. FRONTAGE: The frontage along 120th Ave SE (west side) shall be improved at a minimum to the urban neighborhood collector standard. The design shall require compliance with Section 4.01(1) of the KCRS; asphalt overlay when widening. h. Tract A shall be a minimum 26 feet wide and improved as a private access tract per Section 2.09 of the KCRS. This tract 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. As an alternative to private access tract status, Tract A may be improved and dedicated as a public road subject to the KCRS. 1. Tract C shall be a minimum 20 feet wide and improved as joint use driveways per Section 3.01 of the KCRS. This tract 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. J. A minimum 5 foot wide paved, public pedestrian walkway shall be provided between Road A and Road B, through Tract B. k. Modifications to the above road conditions may be considered according to the variance provisions in Section 1.08 of the KCRS. L05P0005 -Jessie Glen 6 I 0. All utilities within proposed rights-of-way must be included within a franchise approved by the King County Council prior to final plat recording. 11. 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. 12. 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. 13. There shall be no direct vehicular access to or from 116" Avenue SE from those lots which abut it. A note to this effect shall appear on the engineering plans and final plat. 14. The planter islands (if any) within the cul-de-sacs shall be maintained by the abutting lot owners or homeowners association. This shall be stated on the face of the final plat. 15. Prior to final plat approval and recording, the applicant shall provide a valid Transfer of Development Rights (TOR) Certificate approved by the King County Department of Natural Resources to create the three additional lots within the proposed development. The certificate must show the applicant (or successor or assign) as the lawful owner of the development rights. 16. Suitable recreation space shall be provided consistent with the requirements of KCC 21 A.14.180 and KCC 21 A.14.190 (i.e., sport court[s], children's play equipment, picnic table[s], benches, etc.). a. A detailed recreation space plan (i.e., area calculations, dimensions, landscape specifications, equipment specifications, etc.) shall be submitted for review and approval by ODES and King County Parks prior to or concurrent with the submittal of the engineering plan. This plan must not conflict with the Significant Tree Inventory & Mitigation Plan. b. A performance bond for recreation space improvements shall be posted prior to recording of the plat. 17. A homeowners' association or other workable organization shall be established to the satisfaction of ODES which provides for the ownership and continued maintenance of the recreation, open space and/or sensitive area tract(s). ' , L05P0005 -Jessie Glen 7 18. Street trees shall be provided as follows (per KCRS 5.03 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. b. C. d. e. f. g. Spacing may be modified to accommodate sight distance requirements for driveways and intersections. 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. 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. 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. 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. The applicant shall submit a street tree plan and bond quantity sheet for review and approval by DOES prior to engineering plan approval. The applicant shall contact Metro Service Planning at 684-1622 to determine if I! 6'h Avenue SE and/or 120°" Avenue SE are on a bus route. If 116°' Avenue Sc and/or 120°" Avenue SE are a bus route, the street tree plan shall also be reviewed by Metro. h. 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. 1. A landscape inspection fee shall also be submitted prior to plat recording. The inspection fee is subject to change based on the current County fees. 19. To implement KCC 2 I .A.38.230, Special District Overlay-significant trees, which applies to the site, a detailed tree retention plan shall be submitted with the engineering plans for the subject plat. The tree retention and engineering plans shall be consistent with the requirements ofKCC. No clearing of the site is permitted until the tree retention plan is approved by DOES. Flagging and temporary fencing of trees to be retained shall be provided, consistent with KCC. The placement of impervious surfaces, fill material, excavation work, or the storage of construction materials is prohibited with the fenced areas around preserved trees, except as may be permitted under the provisions of KCC. L05P0005 -Jessie Glen 8 A note shall be placed on the final plat indicating that the trees shown to be retained on the tree retention plan shall be maintained by the future owners of the proposed lots, consistent with KCC 21A.38.230B6. The tree retention plan shall be included as part of the final engineering plans for the subject plat. ORDERED this 25th day of October, 2005. Peter T. Donahue, Deputy King County Hearing Examiner TRANSMITTED this 25th day of October, 2005, to the following parties and interested persons of record: Gary Johnson Robert J. & Arlene Kokesh Eric LaBrie 11811 SE 188th Street 7695 SW Westmoor Way ESM Consulting Eng. Renton WA 98058 Portland OR 97725 33915 Isl Way S, #200 Federal Way WA 98 Babu Parayil Seattle KC Health Dept. Joseph Singh 11651 SE 188th St. E. Dist. Environ. Health JPS Holdings LLC Renton WA 98058 14350 SE Eastgate Way 18124 Riviera Pl. SW Bellevue WA 98007 Seattle WA 98 I 66 Mike Snellgrove Ernest Thomson Kevin Torlai 18924 -I I 6th Ave. SE 17701 -108th Ave. SE 19616 -132nd Ave. SE Renton WA 98058 PMB 206 Renton WA 98058 Renton WA 98055 Tri shah Bull Kim Claussen Lisa Dinsmore DDES/LUSD DDES/LUSD DDES/LUSD MS OAK-DE-0100 MS OAK-DE-0100 MS OAK-DE-0100 Nick Gillen Kris Langley Carol Rogers DDES/LUSD DDES/LUSD DDES/LUSD MS OAK-DE-0100 MS OAK-DE-0100 MS OAK-DE-0100 Steve Townsend Larry West Bruce Whittaker DDES/LUSD DDES/LUSD DDES/LUSD MS OAK-DE-0100 MS OAK-DE-0100 MS OAK-DE-0100 NOTICE OF RIGHT TO APPEAL 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 November 8, 2005. 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 ' ' ,' L05P0005 -Jessie Glen 9 Clerk of the King County Council on or before November 15, 2005. 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 1025, 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 ifa 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 OCTOBER 20, 2005, PUBLIC HEARING ON DEPARTMENT OF DEVELOPMENT AND ENVIRONMENTAL SERVICES FILE NO. L05P0005. Peter T. Donahue was the Hearing Examiner in this matter. Participating in the hearing were Tri shah Bull, Bruce Whittaker and Kristen Langley, representing the Department; Eric Labrie representing the Appellant, and Babu Parayil. The following Exhibits were offered and entered into the record: Exhibit No. I Exhibit No. 2 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 PTD:gao L05P0005 RPT Department of Development and Environmental Services file no. L05P0005 Department of Development and Environmental Services Preliminary Report, dated October 20, 2005 Application for Land Use Permits, received March 14, 2005 SEPA Checklist received March 14, 2005 SEPA Determination ofNon-significance issued September 16, 2005 Affidavit of Posting indicating a posting date of May 12, 2005; received by DDES on May 16, 2005 Preliminary plat map received July 14, 2005 (revision) Assessor's maps: SW 33-23-05, NW 04-22-05 and SE 32-23-05 Kroll page 605W Level One Downstream Analysis by ESM Consulting Engineers, LLC, received March 14,2005 KCSWDM adjustment approval letter for file L05V0052, dated September 22, 2005 Conceptual Neighborhood Circulation Plan by The Herbrand Company, received July 14,2005 Traffic Impact Analysis by Mirai Transportation Planning & Engineering, received July 14, 2005 (revision) Wetland Determination by B-12 Wetland Consulting, Inc., received March 14, 2005 School Walking Conditions Analysis by ESM Consulting Engineers, LLC, received July 14, 2005 Traffic Narrative to be added to the Preliminary Report to the Hearing Examiner as condition H.5 _J E5:9\ 'E.. Gt.6-u 'Es\..W. • • ___ ___,_.,_ ______ \-=---dea.....~-t~------------ • ~ ~. -- 4. Drainage: The Jessie Glen subdivision is located in the Upper Soos Creek sub basin of · the Soos Creek basin. The site is subject to the Conservation (level two) flow control and Basic water quality requirements of the 2005 KCSWDM. The irregularly-shaped site consists of two separated rectangular-shaped areas connected by a unique 30-foot strip that provides continuity. The entire site and surrounding area gently slopes from west to east. The northwest rectangle abuts the east side of l l 6'h Avenue SE. Sheet flow from the northwest rectangle crosses its eastern property line onto the abutting properties. To the south, the southeast rectangle abuts the west side of 120'h Avenue SE. Based on topography, ·sheet flow from the southeast rectangle crosses its south property line onto the adjacent property. All excess flow eventually recombines in the ditch on the west side of 120'h Avenue SE and flows south. Upon reaching SE 192nd Street, flows turn east toward Soos Creek. The proposal is to collect most runoff from the northwest rectangle and direct it to the southeast rectangle where all site flows will enter a single detention and water quality facility located at the eastern end of the site adjacent to 120'h Avenue SE. From 1201h Avenue SE, the allowed release would then travel east on the north side of SE 192nd Street. Nuisance flows to adjoining prnperties would be largely eliminated. A conceptual drainage plan has been submitted showing the proposed storrnwater facility in_ the Southeast corner within Tract D. b:)C!>~ ~·.,.c'zf-' M_}...,~-t-u.c• c-&::.(•.L.esve,o~~ ...... •, ~-2> -B~<2.!ib C-C>-...l. -+u-... c,...f'-~-~ v~~ ~ \c..u...:,_C.~\~-<1>'J.~) ~a»\~-W~--~-.-c.~-:: .. z. Cc,S '..Q ~,.:..~ t:1.~---() . . . r1 "=> Q> •• ~-----d ~ ho.....v-'-~oei---L ha.in-~~ """to .s~~~ r..e ~~ ce.o.-v~ ~-~'ICP·~ -7 ~-""' .... -~ e.... ~ eD.-. ~--=tJ:~ . - &,er. \._ 0...-~ u-1...-e._ -2 ~ \/<--~ -t-""t"O- Lo--£--"3 7 V.5 -4C ~ei..~..t,e)>=I' & b~ . , \lb'S"\ ...-::SE. t8B ~ St- ..Ce-I...!)~ -\-... "'----.... . I - -===--=i==: ' -- V - ,/ • WHllTAKER, BRUCE SR. ENGINEER DDES/LUSD MS: OAK -DE-0100 L05P0005 DEPARTMENT OF DEVELOPMENT AND ENVIRONMENTAL SERVICES LAND USE SERVICES DIVISION KING COUNTY, WASHINGTON PRELIMINARY REPORT TO THE HEARING EXAMINER October 20, 2005 -PUBLIC HEARING AT 9:30 AM DDES Hearing Room 900 Oakesdale Avenue Southwest Renton, WA 98055-1219 Phone: (206) 296-6600 PROPOSED PLAT OF JESSIE GLEN FILE NO: L05P0005 PROPOSED ORDINANCE NO: 2005-0390 A. SUMMARY OF PROPOSED ACTION: This is a request for a subdivision of7.7 acres into 49 lots for detached single-family dwellings in the R-6-SO zone. Of the 49 lots, 3 lots are proposed under King County Code 21A.37, Transfer of Development Rights. The proposed density is approximately 6.36 dwelling Lmits per acre. The lots range in size from approximately 3,780 to 6,600 square feet. See Attachment 1 for a copy of the proposed plat map. B. GENERAL INFORMATION: Owner/Developer: Engineer: STR: Location: Zoning: Acreage: Number of Lots: Joe Singh JG Real Estate Group NW, LLC 18124 Riviera Place SW Seattle, WA 98166 206-799-3051 ESM Consulting Engineers, LLC 33915 l" Way South, Suite #200 Federal Way, WA 98003 33-23-05 The site is located on the eastern side of 116 1h Avenue SE, between SE 188 1h Street and SE 192"d Street. R-6-SO 7.7 acres 49 Density: 6.36 units per acre Lot Size: Ranges from approximately 3,780 to 6,600 square feet Proposed Use: Single-family detached dwellings Sewage Disposal: Soos Creek Water and Sewer District Water Supply: Soos Creek Water and Sewer District Fire District: King County District #40 School District: Renton School District #403 Complete Application Date: April 11, 2005 Staffrpt/masters/PLATFMT.Oct 1997 C HISTORY/BACKGROUND: The Subdivision Technical Committee (STC) of King County has conducted an on-site examination of the subject property. The STC has discussed the proposed development with the applicant to clarify technical details of the application, and to determine the compatibility of this project with applicable King County plans, codes, and other official documents regulating this development. As a result of preliminary discussions, the applicant presented the Technical Committee with a revised plat on July 14, 2005. The modification was minor and included changes in the contact/applicarit information on the face of the preliminary plat map. D. THRESHOLD DETERMINATION OF ENVIRONMENTAL SIGNIFICANCE: Pursuant to the State Environmental Policy Act (SEPA), RCW 43.21 C, the responsible official of the Land Use Services Division (LUSD) issued a threshold determination of non-significance (DNS) for the proposed development on September 16, 2005. 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. 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 14 days. The DNS was not appealed by any party, including the applicant, and it has been incorporated as part of the applicant's proposal. E. AGENCIES CONTACTED:. I. King County Department of Natural Resources: No response. 2. King County Parks Department: The comments from this division have been incorporated into this report. 3. King County Fire Protection Engineer: Fire protection engineering preliminary approval has been granted. 4. Renton School District #403: The comments from this district have been incorporated into this report. 5. Soos Creek Water and Sewer District: The comments from this district have been incorporated into this report. 6. Washington State Department of Ecology: No response. 7. Washington State Department of Fish and Wildlife: No response. 8. Washington State Department of Natural Resources: No response. 9. Washington State Department of Transportation: No response. 10. METRO: No response. 11. City of Renton: See Attachment 2. F. NATURAL ENVIRONMENT: I. Topography: The site generally slopes towards the south and east. The area is mostly flat with no significant slopes. 2. Soils: AgB surfaces soils are found on this site per King County Soil Survey, 1973. Staffrpt/masters/PLATFMT.Nov99.doc clc 11/10/99 -2 - ' G. H. AgB -Alderwood gravely, sandy loam; 0-6% 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. Wetland/streams: The site lies within the Upper Soos Creek sub-basin of the Soos Creek drainage basin. 4. Vegetation: This site is second-story vegetation and groundcover consists of Northwest native species including salal, sword fern, berry vines, and grasses. Scattered evergreen/deciduous trees and brush occur in limited numbers. 5. Wildlife: Small birds and animals undoubtedly inhabit this site; however, their population and species are limited due to nearby development. Larger species may visit this site on occasion. NEIGHBORHOOD CHARACTERJSTICS: The site itself consists of 5 parcels totaling 7. 7 acres. It is a combination of dense woods, shrubs/grass, landscaped yards, houses, and outbuildings with large lawn areas. The property is located within the Benson Hill area, located between the Cities of Renton and Kent. The area consists. of developed parcels. SUBDIVISION DESIGN FEATURES: 1. Lot Pattern and Density: The zoning of the subject property is R-6-SO. The proposed subdivision appears to meet the base density, minimum density, minimum lot width, and minimum lot area requirements of the R-6-SO zone. 2. Internal Circulation: Access for the newly created lots will be provided by a new cul-de- sac on the northern portion of the site and by a new access road to connect with the proposed short plat, L04S0003, and 1201 h Avenue SE on the southern portion of the site. 3. Roadway Section: Road A from 120 1h Ave SE to Lot 40 shall be improved to the urban one-half street standard. The remaining portion of Road A from Lot 40 to the south plat boundary shall be improved to the urban subaccess street standard. Roads B, C, and D shall be improved to the urban subaccess street standard. 4. Drainage: The Jessie Glen subdivision is located in the Upper Soos Creek subbasin of the Soos Creek basin. The site is subject to the Conservation (level two) flow control and Basic water quality requirements of the 2005 KCSWDM. The irregularly-shaped site consists of two separated rectangular-shaped areas connected by a unique 30-foot strip that provides continuity. The entire site and surrounding area gently slopes from west to east. The northwest rectangle abuts the east side of 116 1h Avenue SE. Sheet flow from the northwest rectangle crosses its eastern property line onto the abutting properties. To the south, the southeast rectangle abuts the west side of 1201 h Avenue SE. Based on topography, sheet flow from the southeast rectangle crosses its south property line onto the adjacent property. All excess flow eventually recombines in the ditch on the west side of 1201 h Avenue SE and flows south. Upon reaching SE 192"d Street, flows turn east toward Soos Creek. The proposal is to collect most runoff from the northwest rectangle and direct it to the southeast rectangle where all site flows will enter a single detention and water quality facility located at the eastern end of the site adjacent to 1201h Avenue SE. From 120 1h Avenue SE, the allowed release would then travel east on the north side of SE 192nd Street. Nuisance flows to adjoining properties would be largely eliminated. A conceptual drainage plan has been submitted showing the proposed stormwater facility in the Southeast corner within Tract D. Staffrpt/masters/PLATFMT.Nov99.doc clc 11/10/99 -3 - I. TRANSPORTATION PLANS: I. Transportation Plans: The subject subdivision is not in conflict with the King County Transportation Plan, Regional Trail Plan, or Nonmotorized Transportation Plan. 2. Subdivision Access: As stated previously, access for the newly created lots will be provided by a new cul-de-sac on the northern portion of the site and by a riew access road to connect with the proposed short plat, L04S0003, and 120'h Avenue SE on the southern portion of the site 3. Traffic Generation: It is expected that approximately 490 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 dated October 22, 2004, 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 existing arterial system will accommodate the increased traffic volume generated by this proposal. c. King County Code 14.75 -Mitigation Payment System: King County Code 14. 75, Mitigation Payment System (MPS), requires the payment of a 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 342 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. J. PUBLIC SERVICES: I. Schools: This proposal has been reviewed under RCW 58.17 .110 and King County Code 21 A.28 (School Adequacy). a. School Facilities: The subject subdivision will be served by Benson Hill Elementary, Nelsen Middle, and Lindbergh Senior High Schools, all located within the Renton School District. b. S~hool Capacity: The Renton School Board has adopted capacity figures which indicate their ability to accommodate additional students. c. School Impact Fees: No ordinance requiring impact fees for this school district has been adopted. d. School Access: The District has indicated that the future students from this subdivision will walk to Benson Hill Elementary School and be bussed to Nelsen Middle and Lindbergh Senior High Schools. Walkway conditions to Benson Hill Elementary school consist of sidewalks and paved shoulders. In addition, walkway conditions to the bus stops for Nelsen Middle School, located at J 16'h Avenue SE and SE 190'h Lane, and Lindbergh Senior High Schools, located at l l 6'h Avenue SE and SE l 88'h Street, will consist of sidewalks and paved shoulders. · Staffrpt/masters/PLATFMT.Nov99.doc clc 11/10/99 -4 .- 2. Parks and Recreation Space: The nearest public park is Boulevard Lane Park, located on the eastern portion of 1241 h A venue SE, north of SE l 92"d Street. KCC 21 A.14 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. At this time, the applicant is proposing to provide suitable recreation space. The Subdivision Technical Committee concurs with the applicant's proposal. KCC 21A.14.190 requires subdivisions to provide tot/children play areas within the recreation space on-site. The proposal includes a 20,020-square-foot play area with a tot lot, sport court, and play structure. 3. Fire Protection: The Certificate of Water Availability from Soos Creek Water and Sewer District 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: 1. Sewage Disposal: The applicant proposes to serve the subject subdivision by means of a public sewer system managed by Soos Creek Water and Sewer District. A Certificate of Sewer Availability, dated December 29, 2004, indicates this sewer district's capability to serve the proposed development. 2. Water Supply: The applicant proposes to serve the subject subdivision with a public water supply and distribution system managed by Soos Creek Water and Sewer District. A Certificate of Water Availability, dated December 29, 2004, indicates this district's capability to serve the proposed development. L. COMPREHENSIVE AND COMMUNITY PLAN: I. Comprehensive Plan: This proposal is governed by the 2004 King County Comprehensive Plan which designates this area as Urban. 2. Community Plans: The subject subdivision is located in the Soos Creek Community Plan area. M. ANALYSIS: The Subdivision Technical Committee has not identified any significant issues involved in the preliminary review and recommendations of this proposal. N. CONCLUSIONS: 0. The subject subdivision 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 conditions for final plat approval. RECOMMENDATIONS: It is recommended that the subject subdivision, revised and received July 14, 2005, be granted preliminary approval subject to the following conditions of final 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. The plat shall comply with the base density (and minimum density) requirements of the R-6-SO zone classification. All lots shall meet the minimum dimensional requirements of the R-6-SO 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 Envirorunental Services. Staffrpt/masters/PLATFMT.Nov99.doc clc 11/10/99 -5 - 4. 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). · 5. 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. 6. 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 also be satisfied during engineering and final review. 7. 8. 9. a. Drainage plans and analysis shall comply with the 2005 King County Surface Water Design Manual and applicable updates adopted by King County. DDES approval of the drainage and roadway plans is required prior to any construction. b. Current standard plan notes and ESC notes, as established by DDES 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 pennanent 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." The drainage detention facility shall be designed to meet at a minimum the Conservation Flow Control and Basic Water Quality provisions. in the 2005 King County Surface Water Design Manual (KCSWDM). A drainage adjustment (L05V0052) is approved to combine the onsite subbasins into one post-developed detention facility. All conditions of approval for this adjustment shall be incorporated into the engineering plans. The proposed subdivision shall comply wiih the 1993 King County Road Standards (KCRS) including the following requirements: ":>i a. Road A from 120'h Avenue SE t~all be improved to the urban one-half street standard. The remaining p~riioiiof Road A from Lot 40 to the south plat boundary shall be improved to the urban subaccess street standard. Road A shall include an adequate pavement radius to 120'h Avenue SE on the north side; unless otherwise approved by DDES. Property owner permission and an appropriate easement are required for this improvement, to be submitted with the engineering plans. The existing private driveway at this location is to be abandoned, with new access to Parcel 6198400300 on the new Road A. Property owner permission is required to relocate the driveway. Note that DDES has received a letter of intent to provide permission. This subdivision shall comply with Section l.03(D) of the KCRS. This Section requires a continuous public access prior to recording. If the proposed subdivision to the south (L04S0003) is not completed and approved by King Staffrpt/masters/PLATFMT.Nov99.doc clc 11/10/99 -6 - County prior to this subdivision recording, a temporary turnaround shall be provide~tlie south end of Road A. ~ b. Roads B, C, and D shall be improved to the urban subaccess street standard. I • c. The west R/W line for Road A shall be extended north across Lot 36 and Tract C to the north line of Tract C. d. The east R/W line for Road C shall be extended north across Lot 7 and 8 to the north line of Lot 7. e. FRONT AGE: The frontage of the site along 1 I 6'h Avenue SE shall be improved to the urban minor arterial standard (33 ft. half-width pavement section). The design shall require compliance with Section 4.0l(f) of the KCRS; asphalt overlay when widening. f. Twelve feet of additional R/W is required to be dedicated along the I I 6'h Ave SE frontage as required for a 42 ft total half width R/W( east side). g. FRONTAGE: The frontage along !20'h Ave SE (west side) shall be improved at a minimum to the urban neighborhood collector standard. The design shall require compliance with Section 4.0l(f) of the KCRS; asphalt overlay when widening. h. Tract A shall be a minimum 26 feet wide and improved as a private access tract per Section 2.09 of the KCRS. This tract 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. 1. Tract C shall be a minimum 20 feet wide and improved as joint use driveways per Section 3.01 of the KCRS. This tract 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. J. A minimum 5 foot wide paved, public pedestrian walkway shall be provided between Road A and Road B, through Tract B. k. Modifications to the above road conditions may be considered according to the variance provisions in Section 1.08 of the KCRS. · 10. All utilities within proposed rights-of-way must be included within a franchise approved by the King County Council prior to final plat recording. 11. 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: (1) 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. 12. Lots within this subdivision are subject to King County Code 21 A.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 tssuance. 13. There shall be no direct vehicular access to or from l I 6'h A venue SE from those lots which abut it. A note to this effect shall appear on the engineering plans and final plat. Staff~pt/masters/PLATFMT.Nov99.doc clc 11/10/99 -7 - 14. The planter islands (if any) within the cul-de-sacs shall be maintained by the abutting lot owners or homeowners association. This shall be stated on the face of the final plat. 15. The proposed subdivision shall comply with the Sensitive Areas Code as outlined in KCC 21 A.24. Permanent survey marking and signs as specified in KCC 21 A.24.160 shall also be addressed prior to final plat approval. Temporary marking of sensitive areas and their buffers (e.g., with bright orange construction fencing) shall be placed on the site and shall remain in place until all construction activities are completed. 16. Suitable recreation space shall be provided consistent with the requirements of KCC 21A.14.180 and KCC 21A.14.190 (i.e., sport court[s], children's play equipment, picnic table[s], benches, etc.). a. A detailed recreation space plan (i.e. area calculations, dimensions, landscape specifications, equipment specifications, etc.) shall be submitted for review and approval by DDES and King County Parks prior to or concurrent with the submittal of the engineering plan. This plan must not conflict with the Significant Tree Inventory & Mitigation Plan. b. . A performance bond for recreation space improvements shall be posted prior to recording of the plat 17. 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). 18. Street trees shall be provided as follows (per KCRS 5.03 and KCC 21A.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 ofthe l 993 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 if located 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 stom1 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 applicant shall contact Metro Service Planning at 684-1622 to determine if l l 6'h Avenue SE and/or l 20'h Avenue SE are on a bus route. If J J 6'h Avenue Se and/or 1201h Avenue SE are a bus route, the street tree plan shall also be reviewed· by Metro. Staffrpt/masters/PLATFMT.Nov99.doc clc 11/10/99 • 8 - h. 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 ofrecording 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. 1. -A landscape inspection fee shall also be submitted prior to plat recording. The inspection fee is subject to change based on the current County fees. 19. To implement KCC 2 l .A.38.230, Special District Overlay-significant trees, which applies to the site, a detailed tree retention plan shall be submitted with the engineering plans for the subject plat. The tree retention and engineering plans shall be consistent with the requirements ofKCC. No clearing of the site is permitted until the tree retention plan is approved by DDES. Flagging and temporary fencing of trees to be retained shall be provided, consistent with KCC. The placement of impervious surfaces, fill material, excavation work, or the storage of construction materials is prohibited with the fenced areas around preserved trees, except as may be permitted under the provisions of KCC. A note shall be placed on the final plat indicating that the trees shown to be retained on the tree retention plan shall be maintained by the future owners of the proposed lots, consistent with KCC 21A.38.230B6. The tree retention plan shall be included as part of the final engineering plans for the subject plat. OTHER CONSIDERATIONS: 1. 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. of Natural 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 TRANSMITTED TO PARTIES LISTED HEREAFTER: King County Hearing Examiner ESM CONSULTING EINGEERS LLC 720 SOUTH 348TH STREET FEDERAL WAY, WA 98003 JOHNSON GARY 11811 SE 188TH ST RENTON WA 98058 JPS HOLDINGS LLC 18124 RIVIERA PL SW SEATTLE, WA 98166 KOKESH, ROBERT & ARLENE 7695 SW WESTMOOR WAY PORTLAND OR 97725 SEATTLE KC HEALTH DEPT. E DIST. ENVIRON. HEALTH 14350 SE EASTGATE WAY BELLEVUE WA 98007 SNELLGROVE, MIKE 18924 116TH AVE SE RENTON, WA 98058 THOMSON, ERNEST 1770 I I 08 TH A VE SE PMB 206 RENTON, WA 98055 TORLAI, KEVIN 19616 132ND A VE SE RENTON, WA 98058 WILLIAMS KARA PO BOX 1588 RENTON WA 98057 Staffrpt/masters/PLATFMT.Nov99.doc clc 11/10/99 -9 - BULL, TRISHAH PROJECT MANAGER II DDES/LUSD MS: OAK-DE-0100 CLAUSSEN, KlM PROGRAM MANAGER III MS: OAK-DE-0100 DDES/ LUSD DfNSMORE, LISA CURRENT PLANNING SUPERVISOR MS: OAK-DE-0100 DDES/LUSD GILLEN, NICK WETLAND REVIEW DDES/LUSD MS: OAK-DE-0100 LANGLEY, KRIS TRAFFIC ENGINEER DDES/LUSD MS: OAK-DE-0100 ROGERS, CAROL CURRENT PLANNING SECTION MS: OAK -DE-0100 DDES/LUSD TOWNSEND, STEVE LAND USE INSPECTIONS MS: OAK-DE-0100 DDES / LUSD WEST, LARRY GEO REVIEW DDES/LUSD MS: OAK-DE-0100 WHITT AKER, BRUCE SR. ENGINEER DDES/LUSD MS: OAK -DE-0100 Staffrpt/masters'/PLATFMT.Nov99.doc clc 11/10/99 -10- "" I ·1 ~<o /./' Cl) CJ Cl) Zz .::io ~~ ~ ~o 50 (\/ ,.,.~8 Q..J~ I-CJ 0 .5{;3 0. IU::::, ~..., ~ I PRELIMINARY PLAT OF JESSIE GLEN n A PORTION OF THE S.W . 1/4 OF SECTION 33, TOWNSHIP 23 NOnTH, RANGE 5 EAST, W.M . ~ WIC ~ .. Zt-~,~ ;,~ .. ~ l .. / ,•"' .,,/ •' J>' .. -"' -~ .J> .l' ~<o !!' ,----l! / .,/ •' .;,' •'"' S.E. 192N D STREET -(PAINICIPAI.. ARttAWJ L05P0005 '~ '~ i t= "'/ •' SCALE: 1· • 60' s-:-.~ .> tit' ./ •'" S IGHT DISTANCE 11 EH AV£. S( / RQAQ I NINDft ARTQtW.} DOIQC srt!D: 4$ WM CNttRIHG 9CHI DIStN«X.: STDPf1NC SQff Dm'Niet: ~ ... IICQUlmt 400' ~>CIV' PfOIIDCllt~ I Wtt AV£ S£ / AQrt,Q A QQ;H8Qffl1000 COU g;mR) OC!1CM !llf'CD:: JO WM onuwc. SIQfT lllSTAMCC; STtl"P9C SDff DISWU. ~ ~..... ll(OI.MElt2,cr ~>... '111MDC0">2'CP' .. / ./ ~ ., <f .. - PROPERTY OWNERS: IICH'O.L- 1"24 lll'TM A'I< SC -----lto:2.2 llfllt INC.$( -·- DEVELOPER: 1K--l1S lfTM AK ff, SUie I PV'l',fr,U,W, WA "'37:J-lMO CQlltrliCT• f'( N>alllCIW'l --1700 """'L"""" ltoOI 1111H M SIC ---IIOIIDl'T ,_ fOtSH IIDJIS 120rH AK S[ --- ,1P .. -"' ,;lo .,,/ ENGINEER/SURVEYOR: tsM CONSt.l.J..c OICMDIS. UC nos.~ Sll[D f'UOJli. WIQ', -NOC),) COHIM:f. me ._.. (.253) IJe-ltlJ TRAFFIC ENGINEER:• ll' 411 C: 22.:ZJ I 12 .-.out NC. Wff[ 101 IIIEl..tl\'IA:.-~1t52 CotlUCS: '1'C ..... , ... ,_.._ WETlAND BIOLOGIST: .... ,2 ASSOQ,UD 1 tOl WCST M[J)((R muT KO« .... 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U1ll7211J NI) l.>12372111. ~ R.OOC 2 OF NOk'ltfllCS1'0I CotllOOt ftUCTS ON . ND. 4 .4iCClCINJIC 10 ,u1 l'IIXXRl[J) MIQIST 2,, ,ea .. \OLLM: ,, OF f'\ATS AT PMl((S) 7 4, IN ~ COUN'n', M.1MICTOH. .. -jj ! i1l 1t - -1 J 1 • :~ d ;\~ ~ d 4~ j di- I i P. d I z w ~ ...J 11. CJ i w _ -~ Cf) i3 Cf) [ w .., i g ... -.. ,,..,..._ _., -- 1 .,4 ..,. J 1-· z w ~ :c () ~ <( w (!) -<{ Cl.. LL 0 li le 0 0 0 Q.. l{j 0 ~ ~ II.I - CITY OF RENTON Kathy Kcolkcr-Wbcclcr, Mayor Planning/Building/Public Works Department Gregg Zimmerman P.E., Administrator September 28, 2005 Trishah Bull King County Department of Development & Environmental Services Land Use Services Division 900 Oakesdale A venue Southwest Renton, WA 98055-1219 SUBJECT: JESSIE GLEN SUBDIVISION, LOSP0005 Dear Ms Bull : Thank you for the opportunity to review and comment o n thi s project proposal. Renton 's Planning/Building/Public W orks Department comments are as follows: The proposed development is within Renton 's potential annexation area. Therefore, we request that s treet improvements (roadway pavement, curb, gutter, sidewalk s, street lighting, et c.) fo r the internal street system and for the portio n of all streets abutting the proposed development site be installed according to City of Renton standards. Sincerely, fl}~/( 7/IJ!~ Gregg Z immerman, Administrator Planning/Building/Public Works Dept. cc: Alex Piets ch, EDNSP Administrator Lys Hornsb y, Utility Systems Director Sandra Meyer, Transportation Director Lesley Betlach, Park s Director Jim Gray, Assistant Fire Marshall Jennifer Henning, Principal Planner Bob Mahn, Civil Engineering Joe Singh, JG Real Estate Gro up NW, LLC, Applicant --~tt-·\..._f .... ile .. S.._)IS._\A..._D...,M.._1.;..,-5 .... ~ ... ; .... !.._o._.~ ... d~ .... i ..... 8 .... ~ra .... ar..,J~ .... o""~ ... ~""~'"'--~-~ ... ~..,~'""~...,i ... ~""'~""pa ..... : .... :~,..i""'~'""'t"'t:'""n"'A~~ 8 ...,es 0 ~s~--c551et ... co...,swuwhdu;iYu;iswia.wo ..... dLUac"--~ @ This paper contains SO°/o recycled material , 30"/o post consumer AHEAD OF THE C URVE ATTACHMENT~~~- ! \ -~,......,...=---OF __ _..;...=--- PAGE PAGE • ® King County Department of Development and Environmental Services 900 Oakesdale Avenue SW Renton, WA 98055-1219 September 22, 2005 Joe Singh JPS Holdings 33915 First Way South #200 Federal Way, WA 98003 Laura Cociasu ESM Consulting Engineers, LLC 33915 First Way South #200 Federal Way, WA 98003 RE: Jessie Glen Subdivision 2005 KCSWDM Adjustment Request (File No. L05V0052) Dear Applicant and Engineer: The Land Use Services Division, Engineering Review Section, has completed review of the adjustment request for the Jessie Glen subdivision. You are requesting approval for an adjustment from the 2005 King County Surface Water Design Manual (KCSWDM) Core Requirement No. I, Section 1.2.1, Discharge at the Natural Location. Our review of the information and a site visit provides the following findings: I. The proposed Jessie Glen subdivision is located between 1161h and I 20th Avenues SE north of SE 192nd Street. The 49 lot, 7.7 acre, proposed Jessie Glen subdivision is · filed under Land Use Services Division (LUSD) file number L05P0005. 2. The Jessie Glen subdivision is located in the Upper Soos Creek subbasin of the Soos Creek basin. The site is subject to the Conservation (level two) flow control and Basic water quality requirements of the 2005 KCSWDM. 3. The irregularly-shaped site consists of two separated rectangular-shaped areas connected by a unique 30-foot strip that provides continuity. The entire site and surrounding area gently slopes from west to east. The northwest rectangle abuts the east side of I 16th Avenue SE. Sheet flow from the northwest rectangle crosses its eastern property line onto the abutting properties. To the south, the southeast rectangle abuts the west side of I 20th A venue SE. Based on topography, sheet flow from the southeast rectangle crosses its south property line onto the adjacent property. All excess flow eventually recombines in the ditch on the west side of l 20'h A venue SE and flows south. Upon reaching SE 192nd Street, flows tum east toward Soos Creek. It appears that some upstream area would be tributary to the site. 4. The proposal is to collect most runoff from the northwest rectangle and direct it to the southeast rectangle where all site flows will enter a single detention and water quality facility located at the eastern end of the site adjacent to !20th Avenue SE. From !20th Jessie Glen/L05V0052 September 22, 2005 Page 2 of3 Avenue SE, the allowed release would then travel east on the north side of SE l 92"d Street. Nuisance flows to adjoining properties would be largely eliminated. Only frontage improvements along I 16th Avenue SE appear to be included in the conceptual drainage plan. 5. No decorative ponds or shallow wells have been identified that would be affected by the proposed diversion. 6. The Level One Downstream Analysis identified an apparent repeat of drainage complaint 1996-1550. At the downstream end of the conveyance path on the north side of SE l 92"d Street is a driveway culvert crossing for the residence at 19121 124 1h Avenue SE. This driveway crossing is just prior to flow entering Soos Creek. It has been observed to be plu~ged and appears to need cleaning. This situation does not trigger the need for a higher level of flow control. 7. A consolidation of facilities for the proposed subdivision will be more economical in long term maintenance. · · Based on these findings, we hereby approve this adjustment to allow the diversion of runoff to a single combined drainage facility draining to 120'h Avenue SE with the following conditions: I. The release rates for the detention facility will be based on the tributary area being directed to the facility. 2. The volume for the detention facility will be based on all flows directed to the facility at full 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 Conservation flow control standard in the 2005 KCSWDM. A IO 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. All onsite or offsite drainage facilities must be located in a public right-of-way, recreation space tract with easement or storm drainage tract dedicated to King County. 5. Additional storm drainage requirements identified by SEPA or the plat hearing review will apply to this project. The applicant retains all rights and privileges afforded in Section 1.4. If you have any further questions regarding this KCSWDM adjustment or the design · requirements, please contact Mark Bergam at (206) 296-7270. I Jessie Glen/L05V0052 September 22, 2005 Page 3 of3 . Sincerely, James Sanders, P.E. Development Engineer Engineering Review Section Land Use Services Division Jim Chan, P.E. Supervising Engineer Site Engineering and Planning Section Building Services Division cc: Curt Crawford, P.E., Managing Engineer, Stormwater Services Section, KCDNR Bruce Whittaker, Engineer III, Engineering Review Section, LUSD Trisha Bull, Project/Program Manager II, Current Planning Section, LUSD Mark Bergam, P.E., Engineer III, Engineering Review Section, LUSD I ·• ) ® King County Department of Development and Environmental Services 900 Oakesdale Avenue Southwest Renton, Washington 98055-1219 Surface Water Design Manual Requirements/ Standards Adjustment*. Request Project Name: Jes$ie Glen Preliminary Plat Project Address: SE 192nd and 116th Ave SE AppllcanVAgent: Phone: 206/ Joe Singh, JPS Holdings 799-3051 Signature: Date: Address: City, State, Zip Code: 33915 1st Way S. 1/200, Federal way WA, 98003 INSTRUCTIONS TO APPLICANT/DESIGN ENGINEER: DDES Project File No.: L05P0005 ODES Engineer/Planner Name: Trishah Bull/Mark Bergam Design Engineer. Phone: Laura Cociasu 253 -76'· 3173 Signature: Date: Engineering Finn Name: ESM Consulting Engineers, LLC Address: City, State, Zip Code: 33915 1st Way s. II 200, Federal Way WA, 98003 Please be s.ure to Include all plans (T.I.R., if available), sketches, photos and maps that may assist in complete review and consideration of this adjustment request. Failure to provide all pertinent infonnatlon may result in delayed processing or denial of your request. Please submit two complete copies of this request application fom, and appllcable fee to the DOES Intake Counter, at 900 Oakesdale Ave'"!ue Southwest, Renton, Washington 98055-1219. For additional infom,atJon, phone Randall Parsons, P .E., at (206) 296-7207. DESCRIPTION OF ADJUSTMENT REQUEST: D Standard D Complex D Experimental D Blanket D Pre-application APPLICABLE VERSION KCSWDM: D 1990 (11/95) • D 1998 (9/98) 0: 2005 • (Note: the tenn "variance' replaced by 'adjustment') APPLICABLE SECTION($) OF STANDARDS: Core Requirement #1 JUSTIFICATION PER KCSWDM SECTION 1.4.2 151 See attachments listed below. AUTHORIZATION SIGNATURES: DETERMINATION: D Approval ~onditional Approval (see below) D Denial D DNR/WLRD Approval Signed: --1-..---tr-7"1--:H---_____ (Experimental & Blanket variances only) DDES Staff Recommendation Signed: . -zz.-4t'-" Conditions of Approval: See attached Memo Dated: DDES DIRECTOR/DESIGNEE: DOES,,...-~d-..Usa Services Div., Engineering Review Supervisor. ODES, Bldg. Serv. Div., Site Engineering & Planning S gned: D le: L05Y0052 F99/ERS/SWDM-ADJ. doc F9'/ERS/SWDMR-S.cpy22.doc 1 11/17/99 clc JUL 1 4 2005 K.C. D.D.E.S. • ;""") l . i ) ' .. June 22, 2005 Job No. 1166-001-005-0001 Mr. Mark Bergam King County DDES Land Use Services Division -Engineering Review 900 Oaksdale Ave. SW Renton, WA 98055-1219 RE: Jessie Glen Preliminary Plat Appllcatlon LUSD File No. L05P0005 Request for Adjustment to the Surface Water Design Manual Core Requirement #1 Dear Mr. Bergam: On behalf of JPS Holding, LLC., ESM Consulting Engineers, LLC. is requesting an adjustment to the Core Requirement #1 for the proposed Jessie Glen subdivision. The adjustment is being requested based on the Preliminary Plat Application comment letter from Trisha Bull dated June 21, 2005. The proposed project encompasses approximately 7.7 acres and is located . in unincorporated King County, on the East Hill of Kent More specifically, the project is located between 116th Avenue SE and 120th Avenue SE, just north of SE 192"d Street, and includes King County Tax Parcel Numbers 619840-0080, 619840-0100, 619840-0120, 619840-0140, and 619840-0320. The configuration of this project is somewhat unique as we are proposing two separate developed areas that are connected via a 30' wide parcel of land, which is proposed to be part of the required park area. See attached Preliminary Plat sheets for more detail. Stormwater drainage for the two separate proposed developed areas will be collected and conveyed to a detention pond as shown on the attached Preliminary Road and Drainage Plan. The adjustment to the Core Requirement #1 is being requested because we would like to combine the subbasins for the north and south sites into one post developed stormwater drainage facility. Ordinance 15052 dated May 26, 2005 for the 2005 King County-Surface Water Design Manual describes Core Requirement #1 as follows: "Discharge at the natural location. All surface and storm water runoff from a project shall be discharged at the natural location so as not to be diverted onto, or away from, downstream properties. Tlie manner in which runoff is discharged from the project site shall not create a significant adve,se impact to downhill properties or drainage systems as specified in the discharge requirements of the Surface Water Design Manual.• The review criteria which will be used to evaluate this adjustment were also taken from Ordinance 15052 and are listed below in italics with a response addressed in bold: 33915 1st Way South Suite 200 Tel (253) 838 6113 Fax (253) 838 7104 3 Bothell (425) 415 6144 www.esmcivil.com Civil Engineering Project Management land Surveying D ~©~D Landscape Architecture ' •• Mr. Mark Bergam June 22, 2005 Page2 (1) Produce a compensating or comparable result in the public interest, and The project proposes to direct stormwater drainage from two separate areas Into one detention pond. The publlc community wlll benefit from this design because It wlll reduce the maintenance and operation activities to one detention pond Instead of two. (2) Meet this chapter's objective of safety, function, appearance, environmental protection and maintainability based on sound engineering judgement Existing topography shows the north project site (Lots 1 -31 and respective roadways and tracts) draining to the east through adjoining private lots prior to reaching a ditch flowing south on the east side of 120th Avenue SE. Since the project site was orlglnally heavily forested, most of the stormwater runoff would Infiltrate prior to reaching the existing ditch. Therefore, with this adjustment, the Impact to the existing lots to the east wlll be minimal. The natural location for a stormwater detention facllity for Lots 1 -31 would be along the east property llne with a discharge of existing undeveloped stormwater flows through the existing lots to the east to ultimately reach the existing ditch along 120th Avenue SE. Routing the stormwater to the detention pond In Tract D provides a safer and more functional alternative due to the fact that stormwater drainage wlll not be directed through private properties. As mentioned In response to criteria (1 ), it Is In the publlc Interest to llmlt maintenance to one detention pond. In addition, no adverse environmental impacts will result from this adjustment of the stormwater discharge location. In summary, the proposed adjustment to the Core Requirement #1 is in the public interest and meets the objective of safety, function, appearance, environmental protection and maintainability based on our engineering judgment As requested, we are enclosing a completed Surface Water Design Manual Requirements/Standards Adjustment Request, three copies of sheets 1, 2, and 4 of the Preliminary Plat plans, one copy of each Certification and Transfer of Applicant Status forms, a copy of the Level One Downstream Analysis, an aerial photograph of the project site, courtesy of King County lmap, and a check for the current fee of $2,672.00. Please give me a call if you have any comments or questions. Sincerely, ESM=NG~~LC. LAURA COCIASU, P.E. Project Engineer Attachments CC: Trishah Bull, King County DDES Current Planning Section LUSD i:lesm-jobsl 116610011005\documen"8djustmentldngcounty.doc King County Department of Development and Environmental Services State Environmental Policy Act (SEP A) Determination of Non-Significance for Date of Issuance: Project: Location: King County Permits: SEP A Contact: Proponent: Zoning: Community Plan: Drainage Basin: Scction!fownship/Range: Notes: LOSPOOOS-Jessie Glen September 16, 2005 Subdivision of 7. 7 acres into 49 lots for the development of single family detached residences in the R-6-SO zone. The proposed lots range in size from approximately 3,780 to 6,600 square feet. The property is located on the eastern side of 116 1h Avenue SE, between SE 188 1h Street and SE 192nd Street. · Formal Plat (DDES File No. L05P0005) . Trishah Bull, Planner (206) 296-6758 Joe Singh JG Real Estate Group NW, LLC 18124 Riviera Place SW Seattle, WA 98166 (206) 799-3051 R-6-SO Soos Creek Soos Creek SW-33-23-05 A. This finding is based on review of the project site plan received July 14, 2005(revised), environmental checklist received March 14, 2005, Level 1 Downstream Drainage Analysis received March 14, 2005, Traffic Impact Analysis received March 14, 2005 and Traffic Impact Analysis Response received July 14, 2005, and Wetland Determination received March 14, 2005, and other documents in the file. B. Issuance of this threshold determination does not constitute approval of the permit. This proposal will be reviewed for compliance with all applicable King County codes which regulate development activities, including the Uniform Fire and Building Codes, Road Standards, Surface Water Design Manual, and the Sensitive Areas Regulations. WHIITAKER, BRUCE SR. ENGINEER DDES/LUSD MS: OAK -DE-0100 L05P0005 L05P0005 -Jessie Glen September 16, 2005 Page 2 Threshold Determination The responsible official finds that the above described proposal does not pose a probable significant adverse impact to the environment. This finding is made pursuant to RCW 43.2 i 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. The lead agency has determined that the requirements for environmental analysis, protection, and mitigation measures have been adequately addressed in the development regulations and comprehensive plan adopted under chapter 36. 70A RCW, and in other applicable local, state, or federal laws or rules, as provided by RCW 43.21C.240 and WAC 197-11-158. Our agency will not require any additional mitigation measures under SEPA. 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 on October 3, 2005. 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: Lisa Dinsmore, Curre Current Planning Section Land Use Services Division Date Mailed: September 16, 2005 SEPA Dctennination.doc 7/27/99 clc 4:30 PM on October 3, 2005 $250 check or money order made out to the King County Office of Finance King County Land Use Services Division ATTN: Current Planning Section 900 Oakesdale Avenue SW Renton, WA 98055-1219 0 Notice of Decisiona SEPA Threshold Determination Department of Development and Environmental Services Land Use Services Division and · Notice of Recommendation & Hearing 900 Oakesdale Avenue Southwest Renton, Washington 98055-1219 , ..• Rrojyct ~ilrny:,J!l~~ie 91;p,S~bdiyiSi~n D[)ES.Pfoject~~nager:•Trishat\Bull,,206i796'6758 Email: t~ishilh,bull@ariletrokc:gov • . . , .. .· File No:,. ;,tiaospooos,, Applicant ,,, "," '', ,·.,.':-.... ,. )"'': .,,,,,, ,,·, :F'rojectiLlocation:a' .... · ,-,.,-",,, ,·, i !, ·1,,, Joe Singh, .,,!G,Real E:-tctt(! ~.rC)~~;NVII, LLC . 18124Riyi!lra,,fllac:e:SW 'Se~ttl~ wAss1ss ,,· ... • ·c•:. ,•,:,,,, 1, ;;•c '.", • .... ,2os,799°3os1, .. ,, ' '' 'l" -, ,-,, ,· . ' · ··.· 'rH~i§itl{i~1i1e>¢~tJ&S;Q~''tb~ e~~tern,~idti,ot1•·~•s1h,A~~iiue,se •• •betweeri ··· th .. ,.,··'··';•-,·.·· .. , .... ;,---· nd.' -'"· ,. ·-:-' ··. ' · · 'S.l:,1 188,, Street;i11d S.E 192 Street.,' , .. , · ... , · .. . , '. ·.···~.ub~ i;:/i~io~~f,ij~'~ioicil'Tlat!llY 1,7. i 'ra~fes · into• 4!l ,'lots1'fo r •the··· , · ,,d11yelC)pm11~f C)f ,in{llll ,f;itzji,ly,,detac:~e.~.•. ~~sicje~~es , .. in, ,W~ .R~Sc!>() ,., zgn!l' ,.rh~1 preP~~fd),otiira11ge .i,!' sizeetro"1 approxirnafoly 3,7so to · . l!.~09, sq\lare feet' ·' · '' · · · '· ,11' ·,1:'•, 'DElpartmer\11,Recommer\datidn fotheHe~ring Examiner: Approve, subjectto;.COndiUons · Date of Public'l-l~arih~: Octol>er 20/2005; 9:30 am. DOES Hearing Room-firstfloor 900'0akesdale Ave SW kenfoni wA~sosss1219 .,SEpA J;hrEi~hol.~DElterrriihation:. .·,D.etermination of Non-Sig nifjcance (DNS) ·' • "'j·,,' ;•· ',,'I:.'· ,·:·11.··:,''•1'. ... :'.,'I',': .,•!1··, ..... ·,1,1 ,: .. ,;,,,, ,.,,:·,··,., '.,, · .. · .... · .lssued,September 16,.2005 . · · · . " . . ,,.: .,, ' . ,:•· --,_. The Department of Development and Environmental Services (DDES) will issue a written report and recommendation to the Hearing Examiner two weeks prior to the scheduled public hearing. Persons wishing to receive a copy of the report should contact DDES at the address listed below. Following the close of the public hearing, the Hearing Examiner will issue a written decision which may be appealed to the Metropolitan-King County Council. Appeal procedures will be stated in the Examiner's written decision. Any person wishing additional information on this proposed project should contact the Project Manager at the phone number listed above. 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 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 hearing. Any questions regarding postponements and rescheduling can be directed to the Hearing Examiner's Office at (206) 296-4660. Comment/Appeal Procedure on SEPA Threshold Determination: 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 Land Use Services Division at the address listed below prior to 4:30 p.m. on October 3, 2005, and be accompanied with a filing fee of $250.00 payable to the King County Office of Finance. If a timely Notice of Appeal has been filed, the appellant shall also file a Statement of Appeal with the Land Use Services Division at the address listed below prior to 4:30 p.m. on October 10, 2005. The Statement of Appeal shall identify the decision being appealed (including the file number) and the alleged errors in that decision. Further, the Statement of Appeal shall state: 1) 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 the Department of Development and Environmental Services (DOES) at the following address: Date Mailed: September 16. 2005 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 Planner 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 (TIY). ,. , LOSPOOOS Bruce Whittaker DDES/LUSD MS OAK-DE-0100 OFFICE OF THE HEARING EXAMINER KING COUNTY, WASHINGTON 400 Yesler Way, Room 404 Seattle, Washington 98104 Telephone (206) 296-4660 Facsimile (206) 296-1654 September 21, 2005 NOTICE OF HEARING SUBJECT: Department of Development and Environmental Services File No. L05P0005 Proposed Ordinance No. 2005-0390 Location: Applicant: JESSIE GLEN SUBDIVISION Preliminary Plat Application Eastern Side of I 16th A venue Southeast, Between Southeast 188th Street and Souiheast 192nd Street JG Real Estate Group NW, LLC, represented by Joe Singh 18124 Riviera Place Southwest Seattle, Washington 98166 Telephone: (206) 799-3051 King County: Department of Development and Environmental Services, represented by Trishah Bull 900 Oakesdale A venue Southwest Renton, Washington 98055 Telephone: (206) 296-6758 Facsimile: (206) 296-6613 A public hearing has been scheduled on this proposal for 9:30 a.m. on Thnrsday, October 20, 2005, in the Department of Development and Environmental Services Hearing Room, 900 Oakesdale Avenne SW, Renton, Washington. Any primary party wishing to reschedule the hearing for a different time or location must make a request in writing to that effect and must obtain the written concurrence of all other primary parties, which shall be submitted to the Hearing Examiner's Office at the above address within 7 days of the date of this notice. Primary 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.) Agreement to reschedule this proceeding shall constitute waiver by the parties of procedural time limits for its occurrence. A pre-hearing conference may be requested by any primary party prior to October 6, 2005. Hearing Examiner Rule VIII, 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. LOSPOOOS-Jessie Glen Page 2 of 4 To promote efficiency in the conduct of hearings and to eliminate surprise, pre-heating 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. ORDERED this 21st day of September, 2005. '\ //~'//? / 4/7 {__/~a ~--:> ,rStaffordL.Srth ~/ King County Heating Examiner TRANSMITTED this 21st day of September, 2005, to the following parties and interested persons: ESM Consulting Engineers, 720 S. 348th St. Federal Way WA 98003 Seattle KC Health Dept. E. Dist. Environ. Health 14350 SE Eastgate Way Bellevue WA 98007 Ernest Thomson 17701 -108th Ave. SE PMB 206 Renton WA 98055 Kim Claussen DDES/LUSD MS OAK-DE-0100 Kris Langley DDES/LUSD MS OAK-DE-0100 Larry West DDES/LUSD MS OAK-DE-0100 Gary Johnson 11811 SE 188th Street Renton WA 98058 Joseph Singh JPS Holdings LLC 18124 Riviera Pl. SW Seattle WA 98166 Kevin Torlai 19616-132nd Ave. SE Renton WA 98058 Lisa Dinsmore DDES/LUSD MS OAK-DE-0100 Carol Rogers DDES/LUSD MS OAK-DE-0100 Bruce Whittaker DDES/LUSD MS OAK-DE-0100 Robert J. & Arlene Kokesh 7695 SW Westmoor Way Portland OR 97725 Mike Snellgrove 18924 -116th Ave. SE Renton WA 98058 Ttishah Bull DDES/LUSD MS OAK-DE-0100 Nick Gillen DDES/LUSD MS OAK-DE-0100 Steve Townsend DDES/LUSD MS OAK-DE-0100 r , L05P0005-Jessie Glen Page 3 of4 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. Sign language and communication material in alternate formats can be arranged given sufficient notice at SLS:gao L05P0005 NOT Attachment 296-1000 (TDD number 296-1024). 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: I. 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 Jaw, 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 shaU 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 ' r , I" DIRECTIONS TO DDES HEARING ROOM 900 OAKESDALE AVE SW, RENTON SOUTHBOUND 1-5 EXIT 157 -Martin Luther King Way Tum RIGHT onto 68th Ave. S. 68'" Ave. S. becomes MONSTER RD. SW Monster Rd. turns into OAKESDALE A VE SW DOES 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 WA-181/W. Valley Hwy. LEFT onto W. Valley Hwy/SR 181 RIGHT onto East Grady Way LEFT onto Oakesdale Ave. SW DOES is on your right (building 900) NORTHBOUND SR 167 • Northbound under the 1-405 overpass LEFT at SW 7'" St. (2"d light) LEFT onto Oakesdale Ave. SW DOES is on your left (building 900) SOUTHBOUND 1-405 EXIT 2 lo WA-167/Aubum/Rainier Ave. Follow to SR-167 (Valley Fwy.) north • LEFT onto SW Grady Way RIGHT onto Oakesdale Ave. SW ODES is on your right (building 900) NORTHBOUND 1-405 EXIT l to Interurban Ave. S/West Valley Hwy • LEFT al light al ramp bottom (north under 1-405) • RIGHT onto SW Grady Way • LEFT onto Oakesdale Ave. SW ODES is on your right (building 900) SW 7m SlllEET sWGRADYWAY. N w s -E G:\working\Misc\llex\DDES directions.doc • l ® King County Department of Development and Environmental Services 900 Oakesdale Avenue SW Renton, WA 98055-1219 September 22, 2005 Joe Singh JPS Holdings 33915 First Way South #200 Federal Way, WA 98003 Laura Cociasu ESM Consulting Engineers, LLC 33915 First Way South #200 Federal Way, WA 98003 RE: Jessie Glen Subdivision 2005 KCSWDM Adjustment Request {File No. L05V0052) Dear Applicant and Engineer: The Land Use Services Division, Engineering Review Section, has completed review of the adjustment request for the Jessie Glen subdivision. You are requesting approval for an adjustment from the 2005 King County Surface Water Design Manual (KCSWDM) Core Requirement No. 1, Section 1.2. 1, Discharge at the Natural Location. Our review of the information and a site visit provides the following findings: 1. The proposed Jessie Glen subdivision is located between 1161h and I 20th Avenues SE north of SE 192"d Street. The 49 lot, 7.7 acre, proposed Jessie Glen subdivision is filed under Land Use Services Division (LUSD) file number L05P0005. 2. The Jessie Glen subdivision is located in the Upper Soos Creek subbasin of the Soos Creek basin. The site is subject to the Conservation (level two) flow control and Basic water quality requirements of the 2005 KCSWDM. 3. The irregularly-shaped site consists of two separated rectangular-shaped areas connected by a unique 30-foot strip that provides continuity. The entire site and surrounding area gently slopes from west to east. The northwest rectangle abuts the east side of 116th Avenue SE. Sheet flow from the northwest reciangle crosses its eastern property line onto the abutting properties. To the south, the southeast rectangle abuts the west side of !20th Avenue SE. Based on topography, sheet flow from the southeast rectangle crosses its south property line onto the adjacent property. All excess flow eventually recombines in the ditch on the west side of 1201h Avenue SE and flows south. Upon reaching SE l 92"d Street, flows turn east toward Soos Creek. It appears that some upstream area would be tributary to the site. 4. The proposal is to collect most runoff from the northwest rectangle and direct it to the southeast rectangle where all site flows will enter a single detention and water quality facility located at the eastern end of the site adjacent to !20th Avenue SE. From 120th Jessie Glen/L05V0052 September 22, 2005 Page 2 of3 A venue SE, the allowed release would then travel east on the north side of SE 192nd Street. Nuisance flows to adjoining properties would be largely eliminated. Only frontage improvements along 1161h A venue SE appear to be included in the conceptual drainage plan. 5. No decorative ponds or shallow wells have been identified that would be affected by the proposed diversion. 6. The Level One Downstream Analysis identified an apparent repeat of drainage complaint 1996-1550. At the downstream end of the conveyance path on the north side of SE 192nd Street is a driveway culvert crossing for the residence at 19121 1241h Avenue SE. This driveway crossing is just prior to flow entering Soos Creek. It has been observed to be pluirned and appears to need cleaning. This situation does not trigger the need for a higher level of flow control. 7. A consolidation of facilities for the proposed subdivision will be more economical in long term maintenance. · Based on these findings, we hereby approve this adjustment to allow the diversion of runoff to a single combined drainage facility draining to 1201h Avenue SE with the following conditions: 1. The release rates for the detention facility will be based on the tributary area being directed to the facility. 2. The volume for the detention facility will be based on all flows directed to the facility at full 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 Conservation flow control standard in the 2005 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. All onsite or offsite drainage facilities must be located in a public right-of-way, recreation space tract with easement or storm drainage tract dedicated to King County. 5. Additional storm drainage requirements identified by SEP A or the plat hearing review will apply to this project. The applicant retains all rights and privileges afforded in Section 1.4. If you have any further questions regarding this KCSWDM adjustment or the design · requirements, please contact Mark Bergam at (206) 296-7270. Jessie Glen/L05V0052 September 22, 2005 Page 3 of3 . Sincerely, James Sanders, P.E. Development Engineer Engineering Review Section Land Use Services Division Jim Chan, P.E. Supervising Engineer Site Engineering and Planning Section Building Services Division · cc: Curt Crawford, P.E., Managing Engineer, Stormwater Services Section, KCDNR Bruce Whittaker, Engineer III, Engineering Review Section, LUSD Trisha Bull, Project/Program Manager II, Current Planning Section, LUSD Mark Bergam, P.E., Engineer Ill, Engineering Review Section, LUSD ' . ) n ® King County Department of Development and Environmental Services 900 Oakesdale Avenue Southwest Renton, Washington 98055-1219 Surface Water Design Manual Requirements/ Standards Adjustment* Request Projed Name: Jes!ie Glen Preliminary Plat Project Address: SE 192nd and 116th Ave SE Applicant/Agent: Phone: 206/ Joe Singh, JPS Holdings 799-3051 Signature: Date: Address: City, State, Zip Code: 33915 1st Way S. 11200, Federal way WA, 98003 INSTRUCTIONS TO APPLICANT/DESIGN ENGINEER: DOES Project File No.: L05P0005 ODES Engineer/Planner Name: Trishah Bull/Mark Bergam Design Engineer: Phone: Laura Cociasu 253-76~-3173 Signature: Date: Engineering Finn Name: ESM Consulting Engineers, LLC Address: City, State, Zip Code: 33915 1st Way S. II 200, Federal Way WA, 98003 Please be sure to Include all plans (T.I.R., If available). sketches, photos and maps that may assist in complete review and consideration of this adjustment request. Failure to provide all pertinent Information may result in delayed processing or denial of your request Please submtt two complete copies of this request application form and aool\cable fee to the ODES Intake Counter. at 900 Oakesdale Avenue Southwest, Renton, Washington 98056--1219. For additional Information, phone Randall Parsons, P .E., at (206) 296-7207. DESCRIPTION OF ADJUSTMENT REQUEST: D Standard D Complex D Experimental D Blanket D Pre-application APPLICABLE VERSION KCSWDM: D 1990 (11/95) • D 1998 (9/98) ex 2005 • (Note: the term "variance· replaced by 'adjustment") APPLICABLE SECTION(S) OF STANDARDS: Core Requirement #1 JUSTIFICATION PER KCSWDM SECTION 1.4.2 l!9 See attachments listed below. AUTHORIZATION SIGNATURES: DETERMINATION: D Approval ~onditional Approval (see below} D Denial D DNR/WLRD Approval Signed: --h,--h-,"1--dJ'---_____ (Experimental & Blanket variances only) DDES Staff Recommendation Signed: Date: .z;z..-e.r, Conditions of Approval: See attached Memo Dated: DOES DIRECTOR/DESIGNEE: L05ll0052 F99/£RS/SWDM·ADJ. doc F96/El!.S/SK0MR·S.cpy22.doc 11/11/99 clc ODES, Bldg. Serv. Div., Site Engineering & Planning JUL\ 4 2005 K.C. D.D.E.S. .. ,~ ( ) [ ~1-j .._c .._a 11-N .a..5 JLU .1.._L 1-T LJI NuG'--"F-"NLIGL.LJNuFc_.c....F 11,R l_,_s @)_JIUl,-1'1 '-$~1-<fl~I- June 22, 2005 Job No. 1166-001-005-0001 Mr. Mark Bergam King County ODES Land Use Services Division -Engineering Review 900 Oaksdale Ave. SW Renton, WA 98055-1219 RE: Jessie Glen .Preliminary Plat Appllcatlon LUSD File No. LOSPOOOS Request for Adjustment to the Surface Water Design Manual Core Requirement #1 Dear Mr. Bergam: On behalf of JPS Holding, LLC., ESM Consulting Engineers, LLC. is requesting an adjustment to the Core Requirement #1 for the proposed Jessie Glen subdivision. The adjustment is being requested based on the Preliminary Plat Application comment letter from Trisha Bull dated June 21, 2005. The proposed project encompasses approximately 7.7 acres and is located in unincorporated King County, on the East Hill of Kent More specifically, the project is located between 116th Avenue SE and 120th Avenue SE, just north of SE 192"d Street and includes King County Tax Parcel Numbers 619840-0080, 619840-0100, 619840-0120, 619840-0140, and 619840-0320. The configuration of this project is somewhat unique as we are proposing two separate developed areas that are connected via a 30' wide parcel of land, which is proposed to be part of the required park area. See attached Preliminary Plat sheets for more detail. Stormwater drainage for the two separate proposed developed areas will be collected and conveyed to a detention pond as shown on the attached Preliminary Road and Drainage Plan. The adjustment to the Core Requirement #1 is being requested because we would like to combine the subbasins for the north and south sites into one post developed stormwater drainage facility. Ordinance 15052 dated May 26, 2005 for the 2005 King County Surface Water Design Manual describes Core Requirement #1 as follows: "Discharge at the natural location. All surface and storm water runoff from a project shall be discharged at the natural location so as not to be diverted onto, or away from, downstream properties. The manner in which runoff is discharged from the project site shall not create a significant adverse impact to downhill properties or drainage systems as specified in the discharge requirements of the Surface Water Design Manual.· The review criteria which will be used to evaluate this adjustment were also taken from Ordinance 15052 and are listed below in italics with a response addressed in bold: 33915 1st Way South Suite 200 Tel (2531 838 6113 Fax (2531 838 7104 3 Bothell {425) 415 6144 www.esmclvll.com Civil Engineering Project Management Land Surveying D ~@~ ''"'U1'"1;"4 200 Pu611c 'worh 5 landscape Architecture '' • Mr. Mark Bergam June 22, 2005 Page 2 (1) Produce a compensating or comparable result in the public interest and The project proposes to direct stormwater drainage from two separate areas into one detention pond. The publlc community will benefit from this design because it will reduce the maintenance and operation activities to one detention pond Instead of two. (2) Meet this chapter's objective of safety, function, appearance, environmental protection and maintainability based on sound engineering judgement Existing topography shows the north project site (Lots 1 -31 and respective roadways and tracts) draining to the east through adjoining private lots prior to reaching a ditch flowing south on the east side of 120th Avenue SE. Since the project site was originally heavily forested, most of the stormwater runoff would Infiltrate prior to reaching the existing ditch. Therefore, with this adjustment, the Impact to the existing lots to the east will be minimal. The natural location for a stormwater detention faclllty for Lots 1 -31 would be along the east property line with a discharge of existing undeveloped stormwater flows through the existing lots to the east to ultimately reach the existing ditch along 1 20th Avenue SE. Routing the stormwater to the detention pond In Tract D provides a safer and more functional alternative due to the fact that stormwater drainage will not be directed through private properties. As mentioned in response to criteria (1 ), It Is In the public Interest to limit maintenance to one detention pond. In addition, no adverse environmental Impacts will result from this adjustment of the stormwater discharge location. In summary, the proposed adjustment to the Core Requirement #1 is in the public interest and meets the objective of safety, function, appearance, environmental protection and maintainability based on our engineering judgment As requested, we are enclosing a completed Surface Water Design Manual Requirements/Standards Adjustment Request, three copies of sheets 1, 2, and 4 of the Preliminary Plat plans, one copy of each Certification and Transfer of Applicant Status forms, a copy of the Level One Downstream Analysis, an aerial photograph of the project site, courtesy of King County lmap, and a check for the current fee of $2,672.00. Please give me a call if you have any comments or questions. Sincerely, ESM rG&:::~LC. I.AURA COCIASU, P.E Project Engineer Attachments CC: Trishah Bull, King County DOES Current Planning Section LUSD i:lesm,jobs\ 116610011005\documen"adjustmentkingcounty.doc Jessie Glen L05P0005 Proposed Conditions Bruce Whittaker 9/27/2005 8. The drainage detention facility shall be designed to meet at a minimum the Conservation Flow Control and Basic Water Quality provisions in the 2005 King County Surface Water Design Manual(KCSWDM). 9. A drainage adjustment(L05V0052) is approved to combine the onsite subbasins into one post-developed detention facility. All conditions of approval for this adjustment shall be incorporated into the engineering plans. I 0. The following road improvements are required to be constructed according to the 1993 King County Road Standards(KCRS): a. Road A from 120th Ave SE to Lot 40 shall be improved to the urban one- half street standard. The remaining portion of Road A from Lot 40 to the south plat boundary shall be improved to the urban subaccess street standard. Road A shall include an adequate pavement radius to 120th Ave SE on the north side; unless otherwise approved by DOES. Property owner permission and an appropriate easement is required for this improvement, to be submitted with the engineering plans. The existing private driveway at this location is to be abandoned, with new access to Parcel 6198400300 on the new Road A. Property owner permission is required to relocate the driveway. Note that DOES has received a letter of intent to provide permission. This subdivision shall comply with Section l .03(0) of the KCRS. This Section requires a continuous public access prior to recording. If the proposed subdivision to the south(L04S0003) is not completed and approved by King County prior to this subdivision recording, a temporary turnaround shall be provided at the south end of Road A. b. Roads B, C, and D shall be improved to the urban subaccess street standard. c. The west R/W line for Road A shall be extended north across Lot 36 and Tract C to the north line of Tract C . d. The east R/W line for Road C shall be extended north across Lot 7 and 8 to the north line of Lot 7. I" , .. ._ e. FRONTAGE: The frontage of the site along I 16th Ave SE shall be improved to the urban minor arterial standard(33 ft. half-width pavement section). The design shall require compliance with Section 4.0l(f) of the KCRS; asphalt overlay when widening. f. Twelve feet of additional R/W is required to be dedicated along the 1161h Ave SE frontage as required for a 42 ft total half width R/W(east side). g. FRONTAGE: The frontage along 120th Ave SE(west side) shall be improved at a minimum to the urban neighborhood collector standard. The design shall require compliance with Section 4.0 I (f) of the KCRS; asphalt overlay when widening. h. Tract A shall be a minimum 26 feet wide and improved as a private access tract per Section 2.09 of the KCRS. This tract 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. 1. Tract C shall be a minimum 20 feet wide and improved as joint use driveways per Section 3.01 of the KCRS. This tract 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. J. A minimum S foot wide paved, public pedestrian walkway shall be provided between Road A and Road B, through Tract B. k. Modifications to the above road conditions may be considered according to the variance provisions in Section 1.08 of the KCRS. Drainage Narrative The Jessie Glen subdivision is located in the Upper Soos Creek subbasin of the Soos Creek basin. The site is subject to the Conservation (level two) flow control and Basic water quality requirements of the 2005 KCSWDM. The irregularly-shaped site consists of two separated rectangular-shaped areas connected by a unique 30-foot strip that provides continuity. The entire site and surrounding area gently slopes from west to east. The northwest rectangle abuts the east side of I 16th Avenue SE. Sheet flow from the northwest rectangle crosses its eastern property line onto the abutting properties. To the south, the southeast rectangle abuts the west side of !20th Avenue SE. Based on topography, sheet flow from the southeast rectangle crosses its south property line onto the adjacent property. All excess flow eventually recombines \ in the ditch on the west side of !20th Avenue SE and flows south. Upon reaching SE 192"d Street, flows turn east toward Soos Creek. The proposal is to collect most runoff from the northwest rectangle and direct it to the southeast rectangle where all site flows will enter a single detention and water quality facility located at the eastern end of the site adjacent to !20th Avenue SE. From !20th A venue SE, the allowed release would then travel east on the north side of SE 192"d Street. Nuisance flows to adjoining properties would be largely eliminated. A conceptual drainage plan has been submitted showing the proposed stormwater facility in the Southeast comer within Tract D. . . (/) (!J Cl) z :z :Jo o~ ).. < ~ LU < ~o r. () ' J • -0 -,~ -, I . I " I I I I I I I I -,------------1----------------l------------1-----·------.---'------- . 00 ()0 ()' rt ,.,_0 0 ,., 'l"i------------i---------------1----------------------------~ s I -i0LB' ' (1} <D \j 87~ SF ,i- I' A ,n• ........... ' ,, \ 0 I") . 0 l"1 EXISTING STRUCTURES - TO BE REMOVED )9,~ S.E. 192ND STREET (PRINICIPAL ARTERIAL) -. , '54 1 TRACT 8 w 1'J RECl~EATIOI~\ SPACE ~ t') . 0 20,020 'SF "' • r- 0 z \I ~v . . ' . l.fO -CJ) ,_., '3'I ' . Lt) .. , . , ..-. -- ··----- -- ·V ··---·-----.....:..-.. ··-----1 0 ~: I . I ~--- PROPERTY OWNE:RS: ==-=========· -=-·,=· == MICHAEL J. SNELLGROVE 18924 116TH AVE SE RENTON, WA 98058 ERNEST THOMSON 19022 116TH AVE SE RENTON, WA 98058 DEVELOPER: THE HERBRAND COMPANY 315 39TH AVE SW, SUITE 8 PUYALLUP, WA 98373-3690 CONTACT: TY PENDERGRAFf (253) 848 7700 K1:VIN J. TORL6-I 19006 116TH AVE SE R[NTON, WA 98058 ROBERT J. KO:<ESH I 9035 120TH AVE SE RENTON, WA 98058 ENGINEEl=t/SURVEYOR: ESM CONSULTING ENGINEERS, 720 S. 348TH STREET FEDERAL WAY, WA 98003 CONTACT: ERIC LaBRIE (253) 838-6113 LLC TRAFFIC ENGINEER: T.P & E 2223 112 AVENUE NE, SUITE BELLEVUE, WA 98004-2952 CONTACT: VIC BISHOP (425) 455-5320 101 WETLAND BIOLOGIST: B-12 ASSOCIATES 1103 WEST MEEKER STREET KENT, WA 98032-5751 CONTACT: ED SEWELL (253) 859-0515 1-----,t--.JeiHI : •• (. _o_k" .- 30· I 30·