HomeMy WebLinkAboutREPORT 03King County
Department of Development
and Environmental Services
900 Oakesdale Ave SW
Rentun, Washirlgton 98055-1219
Tuesday, November 21, 2006
Activit), Number: L06FR056
Project Number: L05P0005
CHARGES
Description
1 RS I [ourly Fec: Engineering Plan Review
Counter Service Fees
rRS llourly Fce: /\ddressing Services
SilO TOTAL:
PAYMENTS
Description
ChecK
Check
SIIB TOTAL:
CHANGE GIVEN:
BALANCE DL'E:
FEE RECEIPT
Applicant: JPS HOLDINGS LLC
18124 RIV[ERA I'L SW
SEATTLE, WA 98[66
(206) 799-305 [
Checklog Check # Payee . Date Entered
Checklog Check #
34687
1078
Payee Date Entered
ESM CONSULT[NG ENG[NEERS LLC 1011 0/2006
.IPS HOLDINGS LLC I [12 [/2006
Amount
$1.702.58
$205.28
$86.94
$1.994,80
Amount
($49508)
($ [3.62(60)
($14,115.68)
$0.00
($12,120.88)
The fees shown above represent current charges as of this date and are an estimate based on the information provided to DOES at the time
of application. DOES permit fees were restructured effective March 4th, 1999. Many fees previously assessed a flat fee, now are assessed as
hourly charges. Because of this change, and to ensure that our customers secure permits as quickly as possible, permits may be issued
prior to all hourly charges being retorded into our billing system. For services that are rendered on an hourly basis, the cost of those
services will be based on the actual hours worked, Hourly fees are charged at the rate in effect at the time of service, and will be billed
monthly, along with any other outstanding fees. Fees that have been posted prior to permit issuance will be collected at that time. Fees
subsequently posted will be billed to the applicant. All fees must be paid in full before DOES issues Final Approval, T.C.O. or C.O.
Printed on: Tuc:-;day, November 21. 2006 at 10:34:56 Pagc[of[
® King County
Land Use Services Division Permit Fee Estimate
Pre-app Estimate Number: L06FR0561 L05POO05 Date: 10/17/2006
Permit Title: Jessie Glen
Permit Type: Final Plat Estimated Maximum Hours: 96
Applicant: Joe Singh -JPS Holdings, LLC Total Fee Owing: $13,620.60
The following disclaimers are attached and are part of the fee estimate for this permit. The applicant is
required to submit a signed copy of this form with the application and fee payment acknowledging that
the applicant has read the disclaimers stated below.
Disclaimer
Applicants are responsible for all fixed fees, reported hours performed in reviewing submittal materials
and processing, up to the fee estimate. Changes in the scope of the project review will result in a revised
review fee estimate. Fee estimates are based on information submitted to DDES by the applicant prior
to finalization of the permit application. In addition, estimates are determined by utilizing historical
data gathered from projects of similar type, size, and scope. The fee estimate will be the maximum fee
charged unless the scope of the project changes. Should fewer hours be required to complete the
review, then the applicant may receive a refund for those hours. If items are identified that are not
originally disclosed or identified later in the process, a new estimate may be required. Applicants will
be responsible for any additional hours identified in a new estimate because of:
I) Unknown or undisclosed site or project issues
2) Changes in the project
3) Incomplete information from applicant
4) Errors in applicant information or submittal
5) County code fee changes
6) Unanticipated critical area review or verification
7) More than one major set of redline correction comments and one minor set of redline correction
comments
Keeping review fees at or below the fee estimate will depend on the applicant's commitment to complete
the process review. This commitment should include submitting materials which address all County
codes, policies, previously approved conditions, and responding to the County's request for corrections
or additional information in a timely manner, not to exceed 90 days.
Acknowledged:
Applicant/Owner Name (signature)
Project Manager.dot 1/26/04
r I
Date
Page 2
®
King County
Department of Development
and Environmental Services
900 Oakesdale Avenue SW
Renton, WA 98055-1219
October 17, 2006
Joe Singh
JPS Holdings, LLC
18124 Riviera Place SW
Seattle, W A 98166
RE: Permit Fee Estimate
Project: Final Plat of Jessie Glen
File No. L06FR056! L05POOOS
Dear Mr. Singh:
(
Beginning January 2, 2004, our office implemented a new program for managing certain types of
permit applications to provide customers with an enhanced level of customer service.
The Project Manager Program seeks to provide customers with increased predictability for the
penn it process and better accountability from County review staff.
For permit applications using the Project Manager Program, a project manager is assigned to the
permit to facilitate communication with the applicant and provide a fee estimate to cover the
anticipated scope of review. The project manager will also monitor and manage the permit
application throughout the review process to ensure that review schedules remain in line with
performance standards and the overall work hours are within the range of estimated fees for the
project.
Your application was received by our office on October 10, 2006. The enclosed information
provides a summary of the fee estimate for the anticipated work disciplines and also discusses the
submittal process and disclaimers which may affect the final permit fees. Once the attached
estimated fee form is signed and submitted to our Department with a complete permit application,
including payment of the estimated fee, your project will be assigned for further review.
If you have any questions regarding the permit fees or other aspects of the review process, please
contact Ray Florent via email ray.florent@metrokc.gov or by telephone at 206-296-6790.
SiifZ~£ ;Lr-
Raymond E. Florent, PLS, Project Manager
Land Use Services Division
Enclosure
, ® King County
Land Use Services Division Permit Fee Estimate
Pre-app Estimate Number: L06FR0561 L05POOO5 Date: 10/17/2006
Permit Title: Jessie Glen
Permit Type: Final Plat
Based on permit information submitted by the applicant, the Department of Development and
Environmental Services (DOES) has determined the amount of review fees for the subject application.
The fees shown below do not include ancillary permit fees, recording fees, project-related mitigation
fees, or other fees that are passed through to the applicant from other agencies or as part of the project's
environmental review.
Fixed Intake Fee:
Total Fixed Fees:
Less Fees Already Paid:
Estimate for Hourly Fees: (96 Hours x $14490)
Total Permit Fee Estimate Owing:
205.28
+205.28
-(495.08)
+$13,910.40
$13,620.60
Note: The estimate for hourly fees stated above is based on the total estimated number of hours not to
exceed 96 hours for the disciplines listed below, and is calculated using the department's hourly rate in
effect at the time the work is performed. Based upon the financial dis<:!osurcs found on page 2, the
number of hours required may be modified. The total estimated hours reflect work performed by the
following disciplines: Land Surveying Technical Review, Engineering Technical Support, Project
Management, and Addressing.
After receiving the fee estimate from DOES, the applicant has ninety (90) days to complete the
application submittal. Please call 206-296-6797 to set up an appointment with the Permit Center to
complete your application and payment. If the application is not received within ninety (90) days, the
applicant may be required to obtain a new fec estimate or this activity may be cancelled.
For further questions on this fee estimate or for other requirements about this permit application, please
contact Ray Florent via email ray.florent@metrokc.gov or by telephone at 206-296-6790.
Raymond E. Florent, PLS, Project Manager
Land Use Services Division
Project Manager.dot 1/26104 Page 1
® King County
Land Use Services Division Permit Fee Estimate
Pre-app Estimate Number: L06FROS61 LOSPOOOS Date: 10/17/2006
Permit Title: Jessie Glen
Permit Type: Final Plat Estimated Maximum Hours: 96
Applicant: Joe Singh -JPS Holdings, LLC Total Fcc Owing: $13,620.60
The following disclaimers are attached and are part of the fee estimate for this permit. The applicant is
required to submit a signed copy of this form with the application and fee payment acknowledging that
the applicant has read the disclaimers stated below.
Disclaimer
~
Applicants are responsible for all fixed fees, reported hours performed in reviewing submittal materials
and processing, up to the fee estimate. Changes in the scope of the project review will result in a revised
review fee estimate. Fee estimates are based on information submitted to DOES by the applicant prior
to finalization of the permit application. In addition, estimates are determined by utilizing historical
data gathered from projects of similar type, size, and scope. The fee estimate will be the maximum fee
charged unless the scope of the project changes. Should fewer hours be required to complete the
review, then the applicant may receive a refund for those hours. Ifitems are identified that are not
originally disclosed or identified later in the process, a new estimate may be required. Applicants will
be responsible for any additional hours identified in a new estimate because of:
1) Unk_t1own or undisclosed site or project issues
2) Changes in the project
3) Incomplete information from applicant
4) Errors in applicant information or submittal
5) County code fee changes
6) Unanticipated critical area review or verification
7) More than one major set of redline correction comments and one minor set of redline correction
comments
Keeping review fees at or below the fee estimate will depend on the applicant's commitment to complete
the process review. This commitment should include submitting materials which address all County
codes, policies, previously approved conditions, and responding to the County's request for corrections
or additional information in a timely manner, not to exceed 90 days.
Acknowledged:
ApplicantlOwner Name (print) Date
Applicant/Owner Name (signature)
Project Manager.dot 1/26/04 Page 2
® King County
Land Use Services Division Enigneering Review Section
Project Management Fee Estimating Worksheet
Current Hourly Rate: $ 144.90
Permit Type Final Plat Review Permit Type: FINAL Subtype: FINAL-P
Permit/PreApp No' L06FR056 Prepared For: JPS HOLDINGS LLC -L05P0005
BlA, Engineering and Final Review Fees: Budget Date Prepared:
Hours Applicable
Initials
A. Counter Service Intake 27.06,030
Intake Group 2 205.28 $ 205.28
8. Right-af-way application 27.10.120 434.70
C. Fire Flow and Access 27.10.040
Type of Permit Not Applicable
D. Boundary line adjustment 27.10.220
Inc!. 1514 hours of review 579.60
E. Forestryrrree Retention 27.10.090
0.00 Acres
F. Work Without a Permit 27.02.140
ETEK Hrs.
DENG Hrs.
LENG --2-Hrs.
Total ER hours--2-
$ 289.80 "-P",D,,,Y.=E __ _
I Final Surv0:i Review: (FRI n. §86diGfJiOii-iliidiiJJ@W. 21 .• 6.2W
Boundary line adjustment 27,10.220 ETEK Hrs.
v~"u ,Hrs. $ 144.90 """~ __ _
,~ •• u_--",,-Hrs. $ 12.316.50 =='-__
PM Estimate: 4 Hrs. S 579.60 -"R'-2FL"'O'----__
TR Estimate: __ 0_ Hrs.
PR Estimate: Hrs.
D. Nonresidential review $724.50
Critical Area Estimate after 5 hours: Hrs.
M. Exceptions and Variances 27.10.140
Estimate: Hrs.
N. Other (Shorelines) 27.10.140
PR Estimate: Hrs
Enter Fixe Plan review fee on Permit+: ___ _
AD Estimate: __ 4_ Hrs. $ 579.60 ",JK",I"N __ _
Total Fixed Fees: $ 205.28
Estimated Review Hours Above Base Hours: 96 Hourly Fe.: $ 13,910.40
Total Estimated Review Hours:
Less Amount Already Paid:
Current Amount Owed:
96 Total Fee Estimate: $ 14,115.68
($495.08)
$13,620.60
'.
October 25, 2005
OFFICE OF THE HEARING EXAMINER
REPORT AND DECISION
KING COUNTY, WASHlNGTON
400 YesJer 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 120th Avenues Southeast, north of Southeast 192nd
Street
Applicant: JG Real Estate Group NW, LLC,
repre.lell/ed by Eric LaBrie
ESM Consulting Engineers, LtC
33915 1st Way South, Suite 200
Federal Way, Washington 98003
Telephone: (253) 838-6113
Facsimile: (253) 838-7104
King County: Department of Development and Environmental Services,
represell/ed by Trishah Bull
900 Oakesdale Avenue Southwest
Renton, Washington 98055
Telephone: (206) 296-6758
Facsimile: (206) 296-6613
SUMMARY OF DEcrsrONIRECOMMENDA nONS:
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:
L General Information:
OwnerfDeveloper:
Engineer:
STR:
Joe Singh
JG Real Estate Group NW, LLC
18124 Riviera Place SW
Seattle, W A 98166
206-799-3051
ESM Consulting Engineers, LLC
33915 I" Way South, Suite #200
Federal Way, W A 98003
33-23-05
2
Location: The site is located between II 6th and 120th Avenues Southeast, north of
Southeast 192nd Street
Zoning:
Acreage:
Number of Lots:
R-6-S0
7.7 acres
49
Density: 6.36 units per acre
Lot Size: Ranges from approximately 3,780 to 6,600 square teet
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 1 I, 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 01 tracts (essentially two rectangles connected
by a narrow rectangular strip) with ITontage on the east side of I I 6th Avenue Southeast and on
the west side of 120th 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' lots 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 ofthe 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 olthe cul-de-sac in the east end of the northwesterly
half of the deVelopment, connected to the southeasterly portion by a continuation ofthe
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 Avenue 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 Ihe 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-S0 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 nnd welfnre, and the public use nnd interest
3 The conditions for final plat approval set forth below are reasonable requirements and in the
public interest.
4, The dedications oflnnd or easements within and adjacent to the proposed plat, as shown on the
revised preliminary pial 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 pial, nnd are
proportionate to the impacts of the development
DECISION:
The preliminary plat of the Jenie Gle/l subdivision, as revised and received July 14,2005, is approved
subject to Ihe following conditions of final plat approval:
2.
Compliance with all platting provisions of Title 19 of the King County Code.
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.
I Forty six lots is normally the maximum permilted on Ihe subject property under the assigned R-6-S0 zoning, bUI
the increase of three lots is permit1ed under Ihe Transfer of Development Rights (TDR) allowances conferred by
KeC 2JAJl.030 (A) and (B) (I) in concert wilh Chapler 2JA 37 KCC (Ihe TDR program provisions)
l05P0005 -Jessie Glen 4
3.
5.
The plat shall comply with the base density (and minimum density) requirements of the R-6-S0
zone classification. All lots shall meet the minimum dimensional requirements of the R-6-S0
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 ofthe Department of Development and Environmental Services.
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. I I 187, as amended
(1993 KCRS)
The applicant shall obtain documentation by the King County Fire Protection Engineer certifying
compliance with the fire flow standards or 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 oflols as
shown on the preliminary approved plat. Preliminary review has identified the following
conditions of approval which represent portions ofthe 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. DOES approval of the
drainage and roadway plans is required prior to any construction.
b, Current standard plan notes and ESC notes, as established by DOES Engineering
Review, shall be shown on the engineering plans.
c. The following note shall be shown on the final recorded plat:
All building downspouts, footing drains, and drains from all impervious surfaces such as patios
and driveways shall be connected to the permanent storm drain outlet as shown on the approved
construction drawings # on file with DOES 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 ofthe 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 120'1< 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 standilrd
joe SIMCf( rULe 4 \f,( rotC (Z TN (f
o UJ;.IS AD J 0 f (.<.Jc-1'L f"''l £ ~, .• ) 5 L05P0005 -JeSS~~
!tP/Jfl-O;GO fe,Z rEf)
CoopelZ eIJ C • #Ll:1fW Road A shall include an adequate pavement radius to 120" Avenue SE on the north side;
vl$iiFJ re])
wOIl..K-eP uJ/ /elliS
l$fJCt.e«
b
c
d.
e.
f
unless otherwise approved by DOES Property owner pennission and an appropriate
easement are required for this improvement, to be submil1ed 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 pennission is required to
relocate the driveway. Note that DOES has received a letter of intent to provide
pennission,
This subdivision shall comply with Section I .D3(0) of the KCRS. This Section requires
a continuous public access prior to recording. If the proposed subdivision to the south
(L04S000J) is not completed and approved by King County prior to this subdivision
recording, a temporary turnaround shall be provided at or near Ihe south end of Road A,
subject to DDES approval as to location.
Roads B, C, and 0 shall be improved to the urban subaccess street standard.
The west RJW line for Road A shall be extended north across Lot 36 and Tract C to the
north line of Tmct C.
The east RJW line for Road C shall be extended north across Lot 7 and 8 to the north line
of Lot 7.
FRONTAGE: The frontage ofthe 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(f) of the KCRS; asphalt overlay when widening.
Twelve feet of additional RJW is required to be dedicated along the 116'" Ave SE
frontage as required for a 42 ft total half width RJW(east side).
g. FRONTAGE: The frontage along 120'" Ave SE (wesl side) shall be improved at a
minimum to the urban neighborhood collector standard. The design shall require
compliance with Section 4.01 (I) ofthe 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 oftile 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 linal plat
map .. As an alternative to private access ITact status, Tract A may be improved and
dedicated as a public road subject to lhe KCRS.
I. Tract C shall be a minimum 20 feet wide and improved as joint use driveways per
Section 3.01 ofthe 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
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.
.~ II.
.~~ 12.
~13.
14.
~5
16
4 17
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 detenmined by
the applicable ree ordinance. The applicant has the option to either: (1) pay the MPS ree at final
plat recording, or (2) pay the MPS fee at the time of building penmit issuance. If the first option
is chosen, the ree paid shall be the fee in effect at the time of plat application and a note shall be
placed on the face ofthe plat that reads, "All fees required by King County Code 1475,
Mitigation Payment System (MPS), have been paid." Iflhe second option is chosen, the fee paid
shall be the amount in effect as ofthe date of building penmit application
Lots within this subdivision are subject to King County Code 2IA.43, which imposes impact fees
to fund school system improvements needed to serve new development As a condition affinal
approval, fifly percent (50%) ofthe impact fees due for the plat shall be assessed and collected
immediately prior to recording, using the fee schedules in eflect when the plat receives final
approval. The balance olthe assessed fee shall be allocated evenly to the dwelling units in the
plat and shall be collected prior to building penmit issuance.
There shall be no direct vehicular access to or from 116" Avenue SE from those lots which abut
iL A note to this effect shall appear on the engineering plans and final piaL
The planter islands (if any) within the cul-de-sacs shall be maintained by the abulting lot owners
or homeowners association. This shall be stated on the face of the final piaL
Prior to final plat approval and recording, the applicant shall provide a valid Transfer of
Development Rights (TDR) 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 assig.n) as the lawful owner of the development rights.
Suitable recreation space shall be provided consistent ,vith 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 DOES and King County Parks prior to or concurrent with the submittal olthe
engineering plan. This plan must not conflict with the Sig.nificant Tree Inventory &
Mitigation Plan.
b. A perfonmance bond for recreation space improvements shall be posted prior to
recording ofthe plat
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 andlor sensitive area tract(s).
l05P0005 -Jessie Glen 7
18. Street trees shall be provided as follows (per KCRS 5.03 and KCC 21A 16050):
4 19 .
a. Trees shall be planted at a rate of one tree for every 40 feel of frontage along ali roads.
Spacing may be modified to accommodate sighl distance requirements for driveways and
intersections
b. Trees shall be located within the street right-of-way and planted in accordance with
Drawing No. 5-009 of the 1993 King County Road Standards, unless King County
Department of Transportation determines that trees should not be located in the street
right-of-way.
c. If King County determines that the required street trees should not be located within the
right-of-way, they shall be located no more than 20 feet from the street right-oC-way line.
d.
e.
f
g
h_
The trees shall be owned and maintained by the abutting lot owners or Ihe homeowners
association Or other workable organizalion unless the County has adopled 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 DDES iflocated within the right-of-way, and
shall not include poplar, cottonwood, soft maples, gum, any fruit-bearing trees, or any
olher tree or shrub whose roots are likely to obstruct sanitary or storm sewers, or Ihat is
not compatible with overhead utility lines.
The applicant shall submit a street tree plan and bond quantity sheet for review and
approval by ODES prior to engineering plan approval.
The applicant shall contact Metro Service Planning at 684-1622 to determine if I 16'"
Avenue SE and/or 120" Avenue SE are on a bus route If I 16"' Avenue Se and/or 120"'
Avenue SE are a bus route, the street tree plan shall also be reviewed by Metro.
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, ifthe
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 afier DDES has completed a
second inspection and determined that the trees have been kept heallhy and thriving.
L A landscape inspection ree shall also be submit1ed prior to plat recording. The inspection
ree is subject to change based on the current County fees.
_-~ .. _ /(, '11.. /F c,. (rfA t'<Vc 4. 2-00 57
To implem~C 21 A 'a 2J~cial District Overlay -significant trees, which applies to
the site, a detailed tree relention plan shall be submitted with the engineering plans for the
subject plat. The tree retention and engineering plans shall be consistent with the requirements
of KCC. 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 shaJl be provided, consislent with KCC
The placement of impervious surfaces, fill malerial, excavation work, or the storage of
construction materials is prohibited with the fenced nreas around preserved trees, except as may
be permitted under the provisions of KCC
I
l05P0005 -Jessie Glen 8
A note shall be placed on the final plat indicating that the trees shown to be retained on the tree
retenti II be maintained by the future owners of the proposed lots, consistent with
Z-) 5'<" (KCC-21A38.230B The tree retention plan shall be included as part ofthe final engineering
/ G ,B, plans fur-Ject piaL
ORDERED this 25th day of October, 2005.
Peter T. Donahue, Deputy
King County Hearing Examiner
TRANSMmED this 25th day of Octo her, 2005, to the following parties and interested persons of
record:
Gary Johnson Robert 1.. & Arlene Kokesh Eric LaBrie
11811 SE I 88th Street 7695 SW Westmoor Way ESM Consulting Eng ..
Renton W A 98058 Portland OR 97)25 33915 1st Way S, #200
Federal Way WA 98
Babu Parayil Seattle KC Health Dept. Joseph Singh
1165l SE l88th SI. E_ Dist. Environ Health JPS Holdings LLC
Renton WA 98058 14350 SE Eastgate Way 18124 Riviera PI. SW
Bellevue WA 98007 Seattle WA 98166
Mike Snellgrove Ernest Thomson Kevin T orlai
18924 -I 16th Ave. SE 1770 I -108th Ave. SE 19616 -132nd Ave. SE
Renton W A 98058 PMB206 Renton WA 98058
Renton W A 98055
Trishah Bull Kim Claussen Lisa Dinsmore
DDESILUSD DDESILUSD DDESILUSD
MS OAK-DE-OIOO MS OAK-DE-OIOO MS OAK-DE-OIOO
Nick Gillen Kris Langley Carol Rogers
DDESILUSD DDESfLUSD DDESILUSD
MS OAK-DE-OIOO MS OAK-DE-OIOO MS OAK-DE-OIOO
Steve Townsend Larry West Bruce Whittaker
DDESfLUSD DDESfLUSD DDESfLUSD
MS OAK-DE-OIOO MS OAK-DE-OIOO MS OAK-DE-OIOO
NOTICE OF RlGHT 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 ree of $250.00 (check payable to King County Office of Finance) 011 or
before November 8, 2005 If a notice of appeal is filed, the original and six (6) copies ofa written appeal
statement specitying 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 011 or before November] 5, 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, 5163" 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 whieh event delivery prior to the close of
business on the next business day is sufficient to meet the filing requirement.
If a written notice of appeal and filing fee are not filed within fourteen (14) calendar days of the date of
this report, or if a written appeal statement and argument are not filed within twenty-one (21) calendar
days of the date of this report, the decision of the hearing examiner contained herein shall be the final
decision of King County without the need for further action by the Council
MINUTES OF THE OCTOBER 20, 2005, PUBLIC HEARING ON DEPARTMENT OF
DEVELOPMENT AND ENVIRONMENTAL SERVICES Fll..E NO L-05P0005.
Peter T. Donahue was the Hearing Examiner in this matter. Participating in the hearing were T rishah
Bull, Bruce Whittaker and Kristen Langley, representing the Department;
Eric Labrie representing the Appellant, and Babu Parayi!
The following Exhibits were offered and entered into the record:
Exhibit No. I
Exhibit No 2
Exhibit No.3
ExhibitNo 4
Exhibit No .. 5
Exhibit No 6
Exhibit No 7
Exhibit No, 8
Exhibit No.9
Exhibit No. 10
Exhibit No. 1 1
Exhibit No. 12
Exhibit No 13
Exhibit No. 14
Exhibit No. 15
Exhibit No. 16
PTD'goo
1 05P0005 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 of Non-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, He, received
July 14,2005
Traffic Narrative to be added to the Preliminary Report to the Hearing Examiner as
condition H 5
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-S0 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 units per
acre. The lots range in size from approximately 3,780 to 6,600 square feet. See Attachment I
for a copy of the proposed plat map.
B. GENERAL INFORMATION:
Owner/Developer:
Engineer:
STR:
Joe Singh
JG Real Estate Group NW, LLC
18124 Riviera Place SW
Seattle, W A 98166
206-799-3051
ESM Consulting Engineers, LLC
33915 I"' Way South, Suite #200
Federal Way, WA 98003
33-23-05
Location: The site is located on the eastern side of I 16th A venue SE, between SE
188'" Street and SE 192 0d Street.
Zoning:
Acreage:
Number of L .. ots:
R-6-S0
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: Soas Creek Water and Sewer District
Fire District King County District #40
School District: Renton School District #403
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-L. T 1 a 2006
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, I i
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Complete Application Date: April II, 2005 K_C. D.D_E.S.
S l2 :::-~-:cpl /lr2sters/ PL1\TF1~T . OcL 1997 Lo~F/3.t;st,
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
contacUapplicant information on the face of the preliminary plat map.
D. THRESHOLD DETERMlNA nON OF ENVIRONMENTAL SIGNIFICANCE:
Pursuant to the State Environmental Policy Act (SEPA), RCW 43.2IC, the responsible official of
the Land Use Services Division (LUSO) issued a threshold determination afnon-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 ofFish 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 .
. ';L~rfrpt /ma~tE'rs!E'LATrMT.N~v99.dcc clc 11/10/99 -2 -
AgB -Alderwood gravely, sandy loam; 0-6% slopes. Runoffis slow and the erosion
hazard is slight. This soil type has a moderate limitation for low building foundations due
to a seasona[Jy 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
evergreenJdeciduous 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.
G. NEIGHBORHOOD CHARACTERISTICS: The site itself consists of5 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 I-fill area, located
between the Cities of Renton and Kent. The area consists of developed parcels.
H. SUBDIVISION DESIGN FEATURES:
I. Lot Pattern and Density: The zoning of the subject property is R-6-S0. The proposed
subdivision appears to meet the base density, minimum density, minimum lot width, and
minimum lot area requirements of the R-6-S0 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 120" Avenue SE on lhe southern portion of the site.
3. Roadway Seclion: Road A from 120" Ave SE to Lot 40 shall be improved to the urban
one-halfslreet slandard. 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 I I6,h
A venue 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 soulheast rectangle crosses
its south property line onto the adjacent property. All excess flow eventually recombines
in the ditch on the west side of 120 th A venue 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 120'h Avenue SE. From 120'h
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 slarmwater facility
in the Southeast corner within Tract D.
St"ff'I'r./",~sr.~'_~/PLATF~1T.Nav99.dac clc 11/10/99 -3-
I. TRANSPORTATION PLANS:
1. 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 new 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 (Le., 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 fcc 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 detcrmined by the applicable
fee ordinancc 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
21A.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. School 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 116'" Avenue SE and SE 190'" Lane, and Lindbergh
Senior High Schools, located at 116'h Avenue SE and SE 188'" Street, will consist
of sidewalks and paved shoulders.
~la££rptJm3s"[ers:'P:'hTF~jT.l'ov99.coc C~G :1:':C/99 -4-
2. Parks and Recreation Space: The nearest public park is Boulevard Lane Park, located on
the eastern portion of 124'h Avenue SE, north ofSE 192"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 21 A.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:
I. 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 A vailability, 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:
1. 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:
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.
O. RECOMMENDA nONS: 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-S0 zone classification. All lots shall meet the minimum dimensional requirements
ofthe R-6-S0 zone classification or shall be as shown on the face ofthe 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.
Sta:"frpt/cnas:ers/?SA'C''''':':'.)1ov99.:loc 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 ofthe 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 andlor 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 DDES andlor 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 (L05Y0052) 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 120 th A venue 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 120'" A venue 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 DOES has
received a letter of intent to provide permission.
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
Sr.i'tffr!'''/m~~l .. r~/PLATE"MT.N~v;JS.doc clc 11/10/99 -6-
Deleted: "
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 RJW 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 ofthe site along 116'" 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(0 of the KCRS; asphalt overlay
when widening.
f. Twelve feet of additional RJW is required to be dedicated along the 116" Ave SE
frontage as required for a 42 ft total half width RJW(east side).
g. FRONTAGE: The frontage along 120" 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.
i. 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 S, 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.
II. 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." Ifthe 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 affinal 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 I 16 th Avenue SE from those lots
which abut it. A note to this effect shall appear on the engineering plans and final plat.
S~3[[:-pt/rr,d~leniPLATFMT.Nov9(Lc!o(' do 11/1')/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 21A.24. Permanent survey marking and signs as specified in KCC 2IA.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 ofKCC
21A.14.180 and KCC 21 A.14.190 (i.e., sport courtls], children's play equipment, picnic
table[s], benches, etc.).
a. A detailed recreation space plan (Le. 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 ofthe 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).
18. Street trees shall be provided as follows (per KCRS 5.03 and KCC 2IA.l6.050):
a. Trees shall be planted at a rate of one tree for every 40 feet of frontage along all
roads. Spacing may be modified to accommodate sight distance requirements for
driveways and intersections.
b. Trees shall be located within the street right-of-way and planted in accordance
with Drawing No. 5-009 of the 1993 King County Road Standards, unless King
County Department of Transportation determines that trees should not be located
in the street right-of-way.
c. If King County determines that the required street trees should not be located
within the right-of-way, they shall be located no more than 20 feet from the street
right-of.way line.
d. The trees shall be owned and maintained by the abutting lot owners or the
homeowners association or other workable organization unless the County has
adopted a maintenance program. Ownership and maintenance shall be noted on
the face of the final recorded plat.
e. The species of trees shall be approved by DDES iflocated within the right-of-
way, and shall not include poplar, cottonwood, soft maples, gum, any fruit-bearing
trees, or any other tree or shrub whose roots are likely to obstruct sanitary or storm
sewers, or that is not compatible with overhead utility lines.
f. The applicant shall submit a street tree plan and bond quantity sheet for review
and approval by DDES prior to engineering plan approval.
g. The applicant shall contact Metro Service Planning at 684-1622 to determine if
1161h A venue SE and/or 120 lh A venue SE are on a bus route. If 116 th A venue Se
andlor 120,h A venue SE are a bus route, the street tree plan shall also be reviewed
by Metro.
,Sta;"frpt/:n"stet~/c·J.ATrMT.No"93.doc clc 1]/10/99 -8-
h. The street trees must be installed and inspected, or a performance bond posted
prior to recording of the plat. Ifa 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, ifthe 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.
i. 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 2I.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.
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. fQL~LP..mglicc".P~lJ)Jit from thc_~"!<i~bJl1gton State Dept" .. QLNatural ResoLlXf~.S ..
b. "\JationaLPoliu!.?J.1J.Pisch{}lJ!c FlinJilla.ti.Qn5vslenJ (NPI2.fS). r..~rm it from \..\LSD.OL,
c. V/atcr ()~I_gJi!v ~:lodification_fsrmit from WS1)Q.L
d. ,. V~~' .. ;;l,t9.r...Q .. LJ ~.tLty .. r: ~rtj.fLq\.ti.Q'!'J.J:tQ J lP f::rm.i ~ .J.£.Q.!I!.JL S. A rfl1 Y ._e Q.nl.~._gLE.lJgil1.QG"Ls..
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 188 TH 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 DIS1'. ENVIRON. HEALTH 14350 SE EASTGATE WAY BELLEVUE WA 98007
SNELLGROVE, MIKE
18924 1 16TH AVE SE RENTON, WA 98058
THOMSON, ERNEST
17701 108TII AVE SE PMB 206 RENTON, WA 98055
TORLAI, KEVIN
19616 132ND AVE SE RENTON, WA 98058
WILLIAMS KARA
PO BOX 1588 RENTON WA 98057
Staff,!" /maste"s/PLATF'MT.N"v99.do~ (;1" 1"/lU/9~ -9-
r!~.rmattec!: Bullets and Nu_mbering
r Deleted: ~
~ <it>f
BULL, TRISHAH PROJECT MANAGER II DDESILUSD MS: OAK -DE-DIDO
CLAUSSEN, KIM PROGRAM MANAGER III MS: OAK -DE-0100 DDESI LUSD
DINSMORE, LISA CURRENT PLANNING SUPERVISOR MS: OAK-DE-o roo DDESILUSD
GILLEN, NICK WETLAND REVIEW DDESILUSD MS: OAK -DE-0100
LANGLEY, KRIS TRAFFIC ENGINEER DDES/LUSD MS: OAK-DE-0100
ROGERS, CAROL CURRE"lT PLANNING SECTION MS: OAK -DE-OroO DDES/LUSD
TOWNSEND, STEVE LAND USE INSPECTIONS MS: OAK ·DE· 0100 DDES I LUSD
WEST, LARRY GEO REVIEW DDESILUSD MS: OAK -DE-0100
WHITTAKER, BRUCE SR. ENGINEER DDES/LUSD MS: OAK -DE· 0100
®
King County
Department of Development and Environmental Services
Land Use SeNices Division
Web date: 08/3012005
APPLICATION FOR
LAND USE PERMITS
900 Oakesdale Avenue Southwest
Renton, Washington 98055-1219
206-296-6600 TTY 206-296-7217 For alternate formats, call 206-296-6600,
Staff Use Only ~ Do not write in this box [J< ':, iI 0 }lol
u OCT 1 0 2006 i~
Application
~aa£t-
I{,C, DD.E "
Date Received' (stamp)
I (We) request the following permit(s) or approval(s):
D Building Permit D Road Variance D Zoning Variance
D Clearing & Grading Penmit D Drainage Variance or Adjustment D Conditional Use Permit
D Temporary Use Permit D Right-of-Way Use Permit D Reuse of Public Schools
D Binding Site Plan D Shoreline Exemption D Special Use Permit
D Site Development Permit D Critical Areas Alteration Exception D Zone Reclassification
D Boundary Line Adjustment D Linear D J IIllrn uuullIDm UU Uuo[[uumm mum U 0000 OlliU
D Short Subdivision D Non-linear D P-Suffix Amendment
lQ! Formal Subdivision D U UUUUlIlll[ ]]JmulIllllll UuomJO o HIT lOO IIll D Special District Overlay Removal
D 0 omrn ooomrn 0000000 oorn D Shoreline Conditional Use Permit D Reasonable Use Exception
D Plat Alteration D Shoreline Variance D Public Agency & Utility Exception
D Plat Vacation D Shoreline Redesignation D Period Review for Mining Sites
I, , being duly sworn, state that I am the owner or officer
of the corporation owning property described in the legal description filed with this application and that I have
reviewed the rules and regulations of the Department of Development and Environmental Services (DDES)
regarding the preparation and filing of this application and that all statements, answers and infonmation submitted
with this application are in all respects true, accurate and complete to the best of my knowledge and belief.
During the review of this application, it may be necessary for DOES staff to make one or more site visits. By
signing this application form, you are giving permission for these visits. If it is rental property, the owner hereby
agrees to notify tenants of possible site visits.
Printed Name Signature ________________________________ _
Company __________________________________________________________________________ _
Phone E-mail ______________________________________________ __
Mailing Address
STREET CITY sr ZIP
If applicable, state below the name, address and telephone number of the authorized applicant for this application
as shown on the Certification and Transfer of Application Status form filed with this application.
Name Hichael R. Bowen PLS
Phone 253 _ 838_ 6113 E-mail mike.bowen@esmcivil.com
Mailing Address 33915 1st Way South, Suite 200 Federal Way WA 98003
STREET CITY sr ZIP
AppForLandUsePermitsFORM.doc Ic-app-Iuper.pdf 08130/2005 Page 1 of 2
,
For Formal Subdivisions only:
Jessie Glen
NAME OF SUBDIVISION
REGISTERED LAND SURVEYOR
ENGINEER
DEVELOPER
Land Surveyor's Certification
I hereby certify that the accompanying plat has
been inspected by me and conforms to all rules
and regulations of the platting resolution and
standards for King County, Washington_
Sl~~
DATE I •
The fees for the application will be paid:
Michael R. Bowen PLS
NAME
33915 1st Way South, Suite 200
STREET ADDRESS
Federal Way WA
CITY STATE
253 838 _ 6113
TELEPHONE
ESM Consulting Engineers LLC
NAME
33915 1st Way South, Suite 200
STREET ADDRESS
Federal Way WA
CITY STATE
253 -838 -6113
TELEPHONE
JPS Holdings LLC
NAME
18124 Riviera Place SW
STREET ADDRESS
Seattle WA
CITY STATE
206 -779 -3051
TELEPHONE
Land Surveyor Seal
Q deposit at submittal and remainder to be paid upon receipt of fee estimate
98003
ZIP
98003
ZIP
98166
ZIP
D deposit at submittal and remainder through a monthly installment plan (maximum of 9 months)_
Note: Application forms and submittal requirements are subject to revision without notice_
Check out the DDES Web site at www.metrokc.govlddes
AppForLandUsePermitsFORM.doc lc-app-Iuper.pdf 0813012005 Page2of2
October 1 0, 2006
King County DOES
Land Use Services Division
900 Oakesdale Avenue SW
Renton WA 98055-1219
Job No. 1166-001-005
RE: Statement Addressing Conditions of Approval for "Jessie Glen"
Recommendations per Kino (;Oldlty Ordinance' ~Io. 2005-()390 regElIciillg tile proposeci
Plat of Jessie Glen -File No. LO"P0005.
*Following is the information on how the Specific Design Requirements as outlined in
the administratively continued preliminary plat hearing are addressed. Please note the
text balded are the responses to each of the conditions.
1. Compliance with all platting provisions of Title 19A of the King County Code.
The final plat of "Jessie Glen" complies with the platting provisions of Title
19A
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.
All parties listed in the title Insurance company's plat certificate as having an
ownership interest will sign on the dedication for the final plat The
dedication shown hereon is in accordance with the CUfTent Instructions
found on King County D.D.E.5. 's website.
3. The plat shall comply with the base density (and minimum density) requirements of
the R-6-S0 zone classification. All lots shall meet the minimum dimensional
requirements of the R-6-S0 zone classification or shall be as shown on the face of
the approved preliminary pla~ 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.
The 49 lots within this plat meet the R-6-S0 zone requirements. The plat
density is 49 dwelling unIts (gross) and meets the minimum density
requirements (46 units) for this zone. All lots have a minimum width of 30
teet
ID) l~
iJ'J OCT
KCDD-CC' .... C.-=:>.
King County DDES
October 1 0, 2006
Page 2
4. All construction and upgrading of public and private roads shall be done in
accordance with the King Ccunty Road Standards established and adopted by
Ordinance No. 11187, as amended (1993 KCRS).
The construction and upgrading of the public and private roads has been in
accordance with the approved plans (P#4142) that were reviewed and
approved by King County on June 16, 2006, King County approval confirms
that said plans were deemed in accordance with the King County Road
Standards
5. The applicant shall obtain documentation by the King County Fire Protection
Engineer for the certifying complii1ncc with the fire flow st2nclil~"C1s cf Chapter; 1.08
of the King County Code.
King County Are Marshall's review and approval of the plans on May 18,
2006 confirms that said plans and analysis were deemed in compliance with
Chapter 17. 08 of the King County Code.
6. Final plat approval shall require full compliance with trle 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.
King County's review and approval of the plans (P#4142) on June 16,
2006 confirms that said plans and analysis were deemed in
compliance with the 2005 King County Surface Water Design Manual
(KCSWDM).
b. Current standard plan notes and ESC notes, as established by DDES
Engineering Review, shall be shown on the engineering plans.
The required notes are depicted on the plans on Sheets 13 and 16 of
21.
c. The following note shall be shown on the final recorded plat:
All building downspouts, footing drains, and drains from all impeNious
surfaces such as patiOS and driveways shall be connected to the
permanent storm drain outlet as shown on the approved construction
drawings # _____________ on file with DDES and/or the King County
Department of Transportation. This plan shall be submitted with the
King County DOES
October 1 0, 2006
Page 3
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 required note is depicted on the final plat -See Note 2 on Sheet
50f5.
7. The drainage detention facility shall be designed to meet at a minimum the
Conservative Flow Control and Basic Water Quality requirements in the 2005 King
County Surface Water Design Manual (KCSWDM).
King County's review and approval of the plans (P#4142) on June 16, 2006
confirms that said plans and the now control facility for the project were
deemed to have been designed to meet Conservative Flow Control
standards and Basic :Vater Quality requirements per the 2005 .I\:;S~;'['!'.~
8. A drainage adjustment (L05V0052) is 3ilproved to COIll;lin8 tl18 ons'te SUll IJ,lSil',5
into one post,developed detention facility. All conditions of approval for til is
adjustment shall be incorporated into the engineering plans.
The conditions of approval for the L05V0052 adjustment have been
incorporated into the storm water site plan.
9. The proposed subdivision shall comply with the 1993 King County Road
Standards (KCRS) including the following requirements:
King County's review and approval of the (P#4142) that were reviewed and
approved by King County on June 16, 2006 confirms that King County has
deemed that said plans conform to the 1993 King County Road Standards
{KCRS}. The following items have been complied with or will be complied
with prior to plat recording.
a. Road A from 120th 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 sub access
street standard.
Road A shall include an adequate pavement radius to 120th Avenue SE on
the north side; unless otherwise approved by DDE.s. 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 DDE.S has received a letter of
intent to provide permission.
King County DDES
October 1 0, 2006
Page 4
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 irnproved to the urban subaccess street
standard.
c. The west RIW line for Road A shall be extended north across Lot
36 anrl Tmct C to the north line of T,act C
d, The east RIW line for RoacJ C shall IJ8 extenclec! Ilorth across ,-ot 7
a~cJ G to the north line of Int 7,
e, HiONTAG1::: The frontage of' the site alung 116th Avellue S[ shall
[1(; improved to the urb811 rnil:or arterial st,mdard (33 ft, half W'Clt'l pcl'.JcClllC:ct
section). The desigrl shall require compliance with Section 4.01 (f) of tile
KCRS; asphalt overlay when widening.
f. Twelve feet of additional RIW is required to be dedicated along the
116th Ave SE. frontage as required for a 42 ft total half width RIW(east side)
g. FRONTAGE: The frontage along 1201h 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 (t) 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.
i. Tract C shall be a minirnum 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.
King County DOES
October 10, 2006
Page 5
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.
All utilities within proposed rights-of-way will be included within a franchise
approved by the King County Council prior the 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 thc first ()ption is choser' t'l'! ffp
paid shall be the fcc in effert at the tim2 of pldt aprJI;catiorl iiml Cl '1(/~. :;h"i: '.~
placed on the face of the plat that reads. "All fees required by Kill!] COUllty Cc,dc;
14.75, Mitigation Paymerlt Syste'll (MPS), havG ilCJrl p:,icL" !: :~lO sccorlci 0P:,C" 'J
chosf:m. the fee paid shall !-:''? t!iP-C1rllOunt ill offcc~ 3S of the (18t2 cf :)u;i~;il ':_.i iJ,;'1
application.
The applicant shall comply with Kli7g Caunty Code 2740, King C'c'unt/
Mitigation Payment (MPS). The applicant will pay the MPS fees at the time of
building permit issuance.
12. Lots within this subdivision are subject to King County Code 21 A.43, which
imposes impact fees to fund school system improvemonts needed to serV(' :H'VI
development. As a condition of final approval, fifty percent (50%) of tile 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 pemnit issuance.
The impact fees to fund school system Improvements will be paid prior to
the Issuance of the building pennit
13. There shall be not direct vehicular access to or from 116'h Avenue SE from those
lots which abut it A note to this effect shall appear on the engineering plans and
final plat
This note appears as note 13 on Sheet 1 of 21 of the engineering plans and
as Note 1 on Sheet 5 of 5 on the final plat
14. 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
There are no planter islands within the cul-de-sac for this subdivision.
King County DOES
October 1 0, 2006
Page 6
15. Prior to final plat approval and recording, the applicant shall provide a valid
Transfer of Development Rights (TOR) Certificate approved by 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.
Client has indicated that this has been done. A copy of the TOR certificate
will be provided when a copy is received by our office.
16. Suitable recreation space shall be provided consistent with the requirements of KCC
211\.11.180 and KCC ?1/\.1,,1.19~' (1,0., :..[J0rt COI.J:~r~:l, ~'!,i!cJ:";n's (:~/ '~~~'-::i I~('-~
Ilicnic tal1le[s]l1enclles. ['.'
u. An overall de:tailC'd :-:;c,'C(ttC'ii 3i~:::-"~~ plQIl shari be su~miLlecl ~o,· I-C'/·~.'; ~~i](J
3pprov()1 by n[)Cs. p:-iol' fl-; i.",j-::~ , r.' .:'l'~~_';l~ ",:t: ~:-,c; l;ngir-;c;c:-ilig pl:1:;:, -~~ "
plan shall include location. area calculations, ciimensions, allel la!lcs("IPcc
specs, equipment "pecs, etc
King County's review and approval of the plan (P#4142) on June 16,
2006 confirms that said plan has complied with this requirement
b. A performance bond for recreation space improvements shall be posteci
prior to recordino of the plat
This condition has been noted and will be complied with.
17. A homeowners' association or other workable organization shall be established to
the satisfaction of DOES which provides for the ownership and continued
maintenance of the recreation, open space and/or sensitive area tract(s).
The Jessie Glen Homeowner's Association will be established prior to the
recording of the final plat
18. Street trees shall be provided as follows (per KCRS 5.03 and KCC 21 A 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.
Street trees are being provided along the proposed roadways and are
depicted in the approved plans.
b, Trees shall be located within the street right-of-way and planted in
accordance with Drawing No. 5-009 of the 1993 King County Road
Standards, unless King County Department of Transportation determines
that trees should not be located in the street right-ot-way.
King County DOES
October 1 0, 2006
Page 7
The trees have been located outside the right-of-way except for along
lId" Ave. S£ and are depicted on Sheets 18 and 19 of 21 of the
approved plans.
c. It King County determines that the required street trees should not be
located within the right-ot-way, they shall be located no more than 20 feet
from the street right-ot-way line.
King County's review and approval of the plans (P#4142) on June 16,
2006 confirms that King County has deemed that the street trees as
d. The trees shall be owned and l1lailltaillcd iJY tile abullillU io' O\f/"'~'S ur '.!:e
hOITIC0vvlI81'S u:_;;~,: ,1_:lctl:CI'; L·I (jLl~G' .,"01 r;,.l...J:, "J: ~_jUlI;/ ;~:",: I Jliics:::.; t:~\ __ , :', _'"II:_j
11(1S acJOI.Jle,j cl i'I,-,-IIilLildi"'j"; 1-"1,,.;),.,,11. lhiiil.....'i...)"if.J Gl"l:..... 11,.<, li'~'I'l""~, ~I"'_,,'
be noted on the bee of the fill:i] ~c;cordccl plat
Street trees shaff be owned and maintained by the lot/tract owners
for those trees located within the lots/tracts and by the Homeowners
association for those trees located within the road right-at-way along
11d" Ave S£ The required notice has been added to the final plat-
See Note 15 on Sheet 5 of 5.
c. The species of trees shall be approved by DOES if located within the rigl1t-
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.
King County's review and approval of the plans (P#4142) on June 16,
2006 confirms that King County has deemed that the street trees as
depicted on Sheets 18 and 19 of 21 satisfy requirement
f. The applicant shall submit a street tree plan and bond quantity sheet tor
review and approval by DOES prior to engineering plan approval.
g.
King County's review and approval of the plans (P#4142) on June 16,
2006 confirms that King County has deemed that the street trees as
depicted on Sheets 18 and 19 of 21 satisfy this requirement
The applicant shall contact Metro SeNice Planning at 684-1622 to
detenmine it 116'h Avenue SE and/or 120tll Avenue SE is on a bus route. It
116'h Avenue SE and/or 120'h Avenue SE are on a bus route, the street tree
plan shall also be reviewed by Metro.
King County's review and approval of the plans (P#4142) on June 16,
2006 confirms that King County has deemed that the street trees as
depleted on Sheets 18 and 19 of 21 satisfies this requirement
King County DOES
October 1 0, 2006
Page 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 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 DOES
has completed a second inspection and determined that the trees have
been kept healthy and thriving.
,4 p9!fonn3nce bend IrVitt'~""J t"'" -:I---,t--'" ..... ·r'r tn {, .... .., .-~,
plat.
/". ::lI",:J:;c lpC ii:JI~:~~:~::)n ~C~ ~;i',c.,:: (11::;0 l/ '\):-~''-t:;-,'
'.'
il~' i~_I_:'=-:=J:::,-,r';oi0:;I~J);O:...::t~0L,:,,,II'J~;"'1";'_:'"I,: '''':JI'--'I'~, " "J
An inspection fee will be submitted prior to plat recording according
to the fee schedule in effect at that time.
19. To implement KCC 21 AA38:230, 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 requilHnents of KeG. No cleaillG of r~c site
is permitted until the tree retention plan is approved by lJDE:3. i'aggil1Q and
temporary fencing of trees to be retained shall be provided, consistent with
KCG. The placement of impervious surfaces, fill material, excavation work, or
the storage of construction materials is prohibited within the fenced areas
around the preserved trees, except as may be permitted under the provisions
of KCC.
Sincerely,
Sheet 20 of 21 of the approved plans is the tree retention plan. Trees to
be retained were nagged and temporaty fencing placed around the trees
was provided prior to clearing. The provisions of KCC were adhered to
during the construction process.
ESM CONSULllNG ENGINEERS, LLC.
~ti £-;PI..S
I'olf?,
MICHAEL R. BOWEN, P.LS.
Vice President
CC: Joe Singh
Uesm-jobs\1166\001 \005\documentlietter-009.doc
October 9, 2006 Job No. 1166-001-005
King County DOES
900 Oakesdale Avenue s.w.
Renton, WA 98055-1219
RE: FINAL PLAT REVIEW REQUEST
PLAT OF "Jessie Glen" -D.D.E.S. FILE NO. L05P0005
To whom it may concern:
We are hereby submitting the plat of "Jessie Glen" for review. This plat contains 49 lots
and 5 tracts.
We have enclosed the following for King County's use in the review of this plat:
Check for $495.08 payable to King County Department of iinance for the plat
application fee as requested by King County D. D. E. S.
Applicant Status Form
1 copy of DOES LUSD staff report to the Hearing Examiner dated October 20, 2005
1 copy of the Hearing Examiner's Report from hearing dated October 25, 2005
(Note: There were no appeals or revisions to this report. There was not an
approval ordinance from the hearing)
1 copy of the preliminary plat from the hearing
1 copy of the Statement Addressing Condition of Approval
1 copy of plat certificate, effective date of September 29, 2006, and copies of
documents referenced therein
1 set of closures, lot areas list
1 set of approved plans
i c ') ?~=~ I ~ i d II~r~)\ I <, --"j ... ~-. i
,J'L1 OCT 1 0 2006 ; -':j
vC DDI=S-' 1"\. . .1 .;1..__ •
October 9, 2003
Page 2
5 sets of prints of the proposed final plat
We believe that we have submitted a complete package for this final plat If there is
anything further that is required, please contact our office immediately to discuss.
Very truly yours,
ESM CONSULTING ENGINEERS, LLC
f2IIt !f-,4--;f~
-<,Oil?
Michael R. tlowerl, P.LS.
Vice President
CC : Joe Singh, JPS Holdings, LLC
1:\esm-jobsI1 033\001 \002\documentsI1 033001-1 Q.doc
, ,,-::\~:> ® ~~\I ~~1110 Z0061,_~)
King County _ _,
I,( r. D.D.E.;:;.
Department of Development and Environmentlt~SlrMces
900 Oakesdale Avenue Southwest
Web date: 09/09/2005
CERTIFICATION OF
APPLICANT STATUS
Renton, Washington 98055-1219
206-296-6600 TTY 206-296-7217 For alternate formats, call 206-296-6600.
Lot,FRosG:,
Permit Number: __ --!:Lo!!o!!J5P!:.:o~O~O!_'5!..._ ______ _ Activity Number L05SR054
Permit Name: JESSIE GLEN
FOR INDIVIDUALS:
I, (print name), hereby certify that I am the/an
owner of the property which is the subject of this permit. If I am not the sale owner of the property, I certify that I am
authorized to represent all other owners of the property. My mailing address is:
I further certify that I am the "Applicant" for this permit and as such am financially responsible for all fees and will
receive any refunds paid. I shall remain the "Applicant" for the duration of this permit unless I transfer my "applicant"
status in writing on a form provided by DOES.
*
Signature of Applicant Date Signed - -
-OR-
FOR CORPORATIONS/BUSINESS ASSOCIATIONS:
I, Michael R. Bowen, PLS, hereby certify that I am an authorized agent of JPS Holdings, LLC, a corporation or other business
association authorized to do business in the State of Washington, which is the sole owner of the property that is the subject of
this permit. If this corporation or business association is not the sole owner of the property, I certify that this
corporation/business association is authorized to represent all other owners of the property. The mailing address of thi3
corporation/business association is:
JPS Holdings, LLC
18124 Riviera Place SW
Seattle, WA 98166
I further certify that the above named corporation/business association is the "Applicant" for this permit and as such is
financially responsible for all fees and will receive any refunds paid. This corporation/business association shall remain
the "Applicant" for the duration of this permit unless it transfers its applicant status in writing on a form provided by DOES.
* /J1.J.aI/I-~ /o/c/o c
~ #'
Signature of Applicant's Agent Date Signed
* By signing as the Applicant or the Applicant's Agent, I certify under penalty of perjury under the laws of the State of
Washington that the information provided above is true and correct.
CertApplicantStatusFORM.doc Ic-cer-apstat.pdf 09/09/2005 Page 1 of 2
• NOTICE TO APPLICANTS: By law. this department returns all engineering and other plans to the applicant. If. however.
you wish to authorize the department to return engineering and other plans directly to the engineer. architect. or other
consultant for the limited purpose of making corrections. please designate below:
o I authorize this department to return plans directly to my consultant(s) for the limited purpose of making corrections as
designated on this form.
CONSULTANTS:
ESM Consulting Engineers. LLC
33915 1st Way South, Suite 200
Federal Way WA 98003
i :Iesm -jobsl 1166100 1 10051documentlform -00 1.doc
Check out the DOES Web site at www.metrokc.gov/ddes
CertApplicantStatusFORM,doC Ic-cer-apstat.pdf 09109/2005 Page 2 of 2
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Reference N"umber(s) of related documents
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GraritorW (Lasti~rst,~:nd Middl.lnltlal)
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Grantees(s) (I.o'4 Fl';~'lI<1l!!<#.i'llj~1)
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Assessor's Property Tax Parcel! Account Number
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f.~ 3) ;;ID3{..9,1Dcr" ~WARTTITLE
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Addlbonal granto~ on page
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The AudltorfRecorder mIl rely on the mfonnatlon provided on tlus form Th= stafTwtll not read the documents to venfy th~ ... ~CY 0/
completeness Dfthe indexing information proVIded herem . .. .
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1 M Teehdatalpoollfonmfsewage/forml02 ··.i··
. _ .... NOTICE OFON-SITE SEWAGE SYSTEM
OPERATION AND MAINTENANCE REOWREMENTS
..........
Clqg1o-1f30()~Oe-' A.sseSsor's Tax Parcel IDII: ." ' ." -"
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2. The above-descpbeMeaI propertYlsserved by an on-site sewa.ge system ("OSS"), . , ., .' ' . ___ "w.",. .' "
3. The Code of tlui' Kini' C9imty B~dof HeallJ" seCtioli 13.60.005 estabhshes certam
responsibilities of the ass 9Wn~ Wlthfespe.cftQ the: opjlm:non and maintenance of an On-site
Sewage System, as followS· ", ...• i
A.,.The OSS owner is responsible fJrtluicOfitrnuou~'prol>er,'~~eratioliand ~ce of the
OS8, and shall. .' . .' " .•. ' ",. . .,
':', .,,'h .... ,
" ..
i.l)eterrnine the level of solids and scuntin the sq,uc.,tank at l~tOnc\levery three (3)
years for residential system with no garbage giind~ 1I!ld' onre every year If a garbage
#cinder is installed and, unless otherwise proVjdediD. writing by the health officer,
.bnce every year for commercial systems" . " . . '
2' Emp!oy!fu:approved pumper to remove the septage ~~~ ~e tank when the level of
, soli~slJlld iI,cum indicates that removal is necessary.' .
3. clusyprelTer,rtive'rnaintenance/system performance monitoring inspecllons to be
<!oA4ficte4 iUid ru:'Y indicated service to be performed by an approved person at a
. rninimu,nlfreq1tency in ;icCOtda,nce with Table 13.60-1 unless otherwise established
"by,!Iw'health ¢.ficer6r. the$ewll'ge r~'liew committee.
4 Operate and niai~ al)bS$in accordance. with this title, with pertinent alternative
system guid<:lwes issu~ by' the DOH [State.ofWaShington Department of Health)
and with the ~pprovedbss,owners operidingand in,aintenance instruetion manual
5 Protect ilie OSS area fucluding ther6serve~from:
a. Cover by structiiresor unpeiviOJis JD<lterill!;
b, Surfuce drafuage, .... ..... . ..... ..
c Soil compaction, for exanipl~,by "ehlClilartiaffii:or li"estock; and
d. Damage by soil removal and Sratie a1tera~on ..
6 Maintain the flow of sewage to the OSS at ~belO\V th¢ apP~~edd~iinbothfu .,
quantity and waste strength, ',.
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.' NOTIQmF ONSITE SEWAGE SYSTEM
OPERATION AND MAINTENANCE REQUIREMENfs-. Pag;iY, . A.
/;. Di~ drains;'suC4 as footing Or roof drains away from the area where the OSS is
... ,,·· .. !pcated. /..;.' i
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B." The okersI\~ not ~OW:' ", " .. ' :. ;: ."":., ..
1.ys'~ o/int.j;Od~~on ofStr~ ~es, strong acids or organic solvents into an OSS for
··...··the pUrpose of system cle#riin~, .' ",
2 Uieof~ seW!l~e sy~e'!i'addfuve-Uliles~ it is speqiffC!illy approved by the DOH; Or
3, Use o~ an OSS t6di$OSe~f~uomp(,nen)!:~lcal of residential wastewater, for
example, but 110t l11hited tQ; PetrOleumpt:Od".Cts,patnts, solvents, or pesticides
.' ." '.",., '. ., .... ,.
4, Note about Operation and ivr'aintenarlce.·Prograln Fee:,,'" Rules and Reg\uations 02-01,
aineltdntent to the Code of the Kingl(ounty EpaI'!! of ,Hea/th"ltat.es,'.'At the t¥ie of sale or
,transfer of property ownership, the buyer.~~ .. ,tiiw.srer~ o£a,·prQP~J;ty s~rved by an OSS shall
. forward t&the health officer a fee as set forth in tIW fC9 sclieduleand sul!mita s~ed copy of the
notice:, on title as set forth in Section 13,56.054Ao'· this ,fee 'is $40,QO per the Rules and
Regulations; 02-01, effective June 17, 2002,' '. " . .
Dated tlus.2Q day of~t4g~'-I-___ ~ ')003 .', .. '
.' (~ rYear)./ .~~~ ~~~
'(Owner's slgnature)'~ner's signature)
STATE OFWASIfuro'r'o~ )' >";
COUNTY OF KING' ~SS'.;i.'i .'
On this ,~ day Of.~tonth)'·' " '20.03 , before me personally
appeared Nh cko.J D, ross 1I1 0 r&/":and . (,1. . b ,tome
known to be the individual(s) described bereln,a.ad Who. ecuted.the·. regoingil,l,'ltrument as
hislber/their free and voluntary act and deed for t~ uses an.d purposes herflin stated.
Given under my'!®a;j:UCl'<1ffi,cial seal this ~ day ~/ ~iJ::' ;.'hi3>.
;0';.1 :-D4 .. ' 1 ~' (mimth/" . (year) ::I~ :c'~:}Of\/F:' ~' '::"""':':'/:
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