HomeMy WebLinkAboutREPORT 04,
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: LOSPOOOS
PROPOSED ORDINANCE NO: 200S-0390
A. Sl!MJvIARY 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 21A37,
Transfer of Development Rights. The proposed density is approximately 636 dwelling llllits per
acre. The lots range in size from approximately 3,780 to 6,600 square feet. See Attachment 1
for a copy of the proposed plat map.
B. GE"IERAL INFORMATION:
Owner/Developer:
Engineer:
STR:
Location:
Zoning:
Acreage:
Number of Lots:
Joe Singh
JG Real Estate Group NW, LLC
18124 Riviera Place SW
Seattle, W A 98166
206-799-30S1
ESM Consulting Engineers, LLC
3391S1 st WaySouth, Suite #200
Federal Way, WA 98003
33-23-05
The site is located on the eastem side of 116 1h Avenue SE, between SE
188 1h Street and SE 192 0d Street.
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: Soos Creek Water and Sewer District
Fire District: King County District #40
School District: Renton School District #403
Complete Application Date: April 11,2005
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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 ofthis
project with applicable King County plans, codes, and other official documents regulating this
development.
As a result of preliminary discussions, the applicant presented the Technical Committee with a
revised plat on July 14,2005. The modification was minor and included changes in the
contact/applicant infonnation on the face of the preliminary plat map.
D. THRESHOLD DETERMINATION OF ENVIRONMENTAL SIGNIFICANCE
Pursuant to the State Environmental Policy Act (SEPA), RCW 43.2IC, the responsible oftlcial of
the Land Use Services Division (LUSD) issued a threshold determination of non-significance
(DNS) for the proposed development on September 16, 2005. This determination was based on
the review of the environmental checklist and other pertinent documents, resulting in the
conclusion that the proposal would not cause probable significant adverse impacts on the
environment. Therefore, an environmental impact statement (EIS) was not required prior to
proceeding with the review process.
Agencies, affected Native American tribes and the public were offered the opportunity to
comment on or appeal the detennination 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:
1. 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 hom this district have been incorporated
into this report.
5. Soos Creek Water and Sewer District: The comments hom this district have been
incorporated into this report.
6. Washington State Department of Ecology: No response.
7. Washington State Department of Fish and Wildlife: No response.
8. Washington State Department of Natural Resources: No response.
9. Washington State Department of Transportation: No response.
10. METRO: No response.
11. City of Renton: See Attachment 2.
F. NA TURAL E~rvIRONMENT:
1. Topography: The site generally slopes towards the south and east. The area is mostly nat
with no significant slopes.
2. Soils: AgB surfaces soils are found on this site per King County Soil Survey, 1973.
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AgB -Alderwood gravely, sandy loam; 0-6% slopes. Runoff is slow and the erosion
hazard is slight. This soil type has a moderate limitation for low building foundations due
to a seasonally high water table, and severe limitations for septic tank filter fields due to
very slow permeability in the substratum.
3. Wetland/streams: The site lies within the Upper Soos Creek sub-basin of the SODS Creek
drainage basin.
4. Vegetation: This site is second-story vegetation and groundcover consists of Northwest
native species including saIal, sword fern, berry vines, and grasses. Scattered
evergreen/deciduous trees and brush occur in limited numbers.
5. Wildlife: Small birds and animals undoubtedly inhabit this site; however, their
population and species are limited due to nearby development. Larger species may visit
this site on occasion.
G. NEIGHBORHOOD CHARACTERISTICS: The site itself consists of 5 parcels totaling 7.7
acres. It is a combination of dense woods, shrubs/grass, landscaped yards, houses, and
outbuildings with large lawn areas. The property is located within the Benson Hill area, located
between the Cities of Renton and Kent. The area consists of developed parcels.
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-dc-
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. Roadway Section: Road A from 120,h Avc SE to Lot 40 shall be improved to the urban
one-half street standard. The remaining portion of Road A from Lot 40 to the south plat
boundary shall be improved to the urban subaccess street standard. Roads B, C, and D
shaJl 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 com1ected
by a llllique 30-foot strip that provides continuity. The entire site and surrounding area
gently slopes from west to east. The northwest rectangle abuts the east side of 116'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 southeast rectangle crosses
its south property line onto the adjacent property. All excess f10w eventually recombines
in the ditch on the west side of 120'h Avenue SE and f10ws south. Upon reaching SE
192 0d Street, f10ws tum 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 f10ws will enter a single detention and water quality
facility located at the eastern end ofthe site adjacent to 120'h Avenue SE. From 120 'h
Avenue SE, the allowed release would then travel east on the north side ofSE 192 nd
Street. Nuisance f10ws to adjoining properties would be largely eliminated.
A conceptual drainage plan has been submitted showing the proposed stormwater facility
in the Southeast comer within Tract D.
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L TRANSPORTATION PLANS:
I. Transportation Plans: The subject subdivision is not in conflict with the King County
Transportation Plan, Regional Trail Plan, or Nonrnotorized 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 120th Avenue SE on the southern
portion of the site
3. Traffic Generation: It is expected that approximately 490 vehicle trips per day will be
generated with full development of the proposed subdivision. This calculation includes
service vehicles (i.e., mail delivery, garbage pick-up, school bus) which may currently
serve this neighborhood, as well as work trips, shopping, etc.
4. Adequacy of Arterial Roads: This proposal has been reviewed under the criteria in King
County Code 14.70, Transportation Concurrency Management; 14.80, Intersection
Standards; and King County Code 14.75; Mitigation Payment System.
a. King County Code 14.70 -Transportation Concurrency Management: The
Transportation Certificate of Concurrency dated October 22, 2004, indicates that
transportation improvements or strategies will be in place at the time of
development, or that a financial commitment is in place to complete the
improvements or strategies within six (6) years, according to RCW
36. 70A.070( 6).
b. King County Code 14.80 -Intersection Standards: The existing arterial system
will accommodate the increased traffic volume generated by this proposal.
c. King County Code 14.75 -Mitigation Payment System: King County Code
14.75, Mitigation Payment System (MPS), requires the payment of a traffic
impact mitigation fee (MPS fee) and an administration fee for each single family
residential lot or unit created. MPS fees are determined by the zone in which the
site is located. This site is in Zone 342 per the MPS/Quartersection list. MPS
fees may be paid at the time of final plat recording, or deferred until building
permits are issued. The amount of the fee will be determined by the applicable
fee ordinance at the time the fee is collected.
J. PUBLIC SERVICES:
1. 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 I I 6 th Avenue SE and SE 190 th Lane, and Lindbergh
Senior High Schools, located at I I 6 th Avenue SE and SE 188 th Street, will consist
of sidewalks and paved shoulders.
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3.
Parks and Recreation Space: The nearest public park is Boulevard Lane Park, located on
the eastern portion of 124th Avenue SE, north of SE 192 nd Street. KCC 21 A.14 requires
subdivisions in the UR and R zone classifications to either provide on-site recreation
space or pay a fee to the Parks Division for establishment and maintenance of
neighborhood parks. At this time, the applicant is proposing to provide suitable
recreation space. The Subdivision Technical Committee concurs with the applicant's
proposal. KCC 21A.14.190 requires subdivisions to provide tot/children play areas
within the recreation space on-site. The proposal includes a 20,020-square-foot play area
with a tot lot, sport court, and play structure.
Fire Protection: The Certificate of Water Availability from Soos Creek Water and Sewer
District indicates that water is presently available to the site in suftlcient 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 CTILITIES:
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 Availability, dated December 29,2004, indicates this sewer district's capability to
serve the proposed development.
2. Water Supply: The applicant proposes to serve the subject subdivision with a public
water supply and distribution system managed by Soos Creek Water and Sewer District.
A Certificate of Water Availability, dated December 29,2004, indicates this district's
capability to serve the proposed development.
L COMPREHENSIVE AND COMMUNITY PLAN:
1. Comprehensive Plan: This proposal is governed by the 2004 King County
Comprehensive Plan whieh designates this area as Urban.
2. Community Plans: The subject subdivision is located in the Soos Creek Community Plan
area.
'VI. ANAL YSIS: The Subdivision Technical Committee has not identifIed any significant issues
involved in the preliminary review and recommendations of this proposal.
'i. 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 RECO:V!MENDATIONS: 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 ofthe
R-6-S0 zone classification. All lots shall meet the minimum dimensional requirements
ofthc R-6-S0 zone classification or shall be as shown on the face of the approved
preliminary plat, whichevcr 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.
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4. All construction and upgrading of public and private roads shall be done in accordance
with the King County Road Standards established and adopted by Ordinance No. 11187,
as amended (1993 KCRS).
5. The applicant must obtain the approval of the King County Fire Protection Engineer for
the adequacy of the fire hydrant, water main, and fire flow standards of Chapter 17.08 of
the King County Code.
6. Final plat approval shall require full compliance with the drainage provisions set forth in
King County Code 9.04. Compliance may result in reducing the number and/or location
of lots as shown on the preliminary approved plat. Preliminary review has identified the
following conditions of approval which represent portions of the drainage requirements.
All other applicable requirements in KCC 9.04 and the Surface Water Design Manual
(SWDM) must also be satisfied during engineering and final review.
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 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 amI 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 Avenue 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 th Avenue SE on the
north side; unless otherwise approved by DDES. Property owner permission and
an appropriate easement are required for this improvement, to be submitted with
the engineering plans. The existing private driveway at this location is to be
abandoned, with new access to Parcel 6198400300 on the new Road A. Property
owner permission is required to relocate the driveway. Note that DDES has
received a letter of intent to provide permission.
This subdivision shall comply with Section 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
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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 sub access street standard.
c. The west R!W line for Road A shall be extended north across Lot 36 and Tract C
to the north line of Tract C.
d. The east R!W line for Road C shall be extended north across Lo! 7 and 8 to the
north line of Lot 7.
C. FRONTAGE: The frontage of the site along JJ6'h Avenue SE shall be improved
to the urban minor arterial standard (33 fl. half-width pavement section). The
design shall require compliance with Scction4.01(f) of the KCRS; asphalt overlay
when widening.
f Twelve feet of additional R!W is required to be dedicated along the 116'h Ave SE
frontage as required for a 42 ft total half width R!W(eas! side).
g. FRONTAGE: The frontage along 120,h Ave SE (west side) shall be improved at a
minimum to the urban neighborhood collector standard. The design shall require
compliance with Section 4.01(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 B, through Tract B.
k. Modifications to the above road conditions may be considered according to the
variance provisions in Section 1.08 of the KCRS.
10. All utilities within proposed rights-of-way must be included within a franchise approved
by the King County Council prior to final plat recording.
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 applicallt 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." lfthe second option is chosen, the fee paid shall be the amount in effect as of the
date of building permit application.
12. Lots within this subdivision are subject to King County Code 21A.43, which imposes
impact fees to fund school system improvements needed to serve new development. As a
condition of final approval, fifty percent (50%) of the impact fees due for the plat shall be
assessed and collected immediately prior to recording, using the fee schedules in effect
when the plat receives final approval. The balance of the assessed fee shall be allocated
evenly to the dwelling units in the plat and shall be collected prior to building pennit
Issuance.
13. There shall be no dircct vehicular access to or from IJ6'h Avenue SE from those lots
which abut it. A note to this effect shall appear on the engineering plans and final plat.
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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 ofthe final plat.
15. The proposed subdivision shall comply with the Sensitive Areas Code as outlined in
KCC 21A.24. Pennanent survey marking and signs as specified in KCC 21A.24.160
shall also be addressed prior to final plat approval. Temporary marking of sensitive areas
and their buffers (e.g., with bright orange construction fencing) shall be placed on the site
and shall remain in place until all construction activities are completed.
16. Suitable recreation space shall be provided consistent with the requirements of KCC
21A.14.ISO and KCC 2IA.14.190 (i.e., sport court[s), children's play equipment, picnic
table[sJ, benches, etc.).
a. A detailed recreation space plan (i.e. area calculations, dimensions, landscape
specifications, equipment specifications, etc.) shall be submitted for review and
approval by DDES and King County Parks prior to or concurrent with the
submittal of the engineering plan. This plan must not conflict with the Significant
Tree Inventory & Mitigation Plan.
b. A perfonnance bond for recreation space improvements shall be posted prior to
recording of the plat
17. A homeowners' association or other workable organization shall be established to the
satisfaction of DDES which provides for the ownership and continued maintcnance 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.16.050):
a. Trees shall be planted at a rate of one tree for every 40 feet of frontage along all
roads. Spacing may be modified to accommodate sight distance requirements for
driveways and intersections.
b. Trees shall be located within the street right-of-way and planted in accordance
with Drawing No. 5-009 of the 1993 King County Road Standards, unless King
County Department of Transportation determines that trees should not be located
in the street right-of-way.
c. If King County detennines 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 stoml
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 detennine if
116'h Avenue SE and/or 120'h Avenue SE are on a bus route. If 116'h Avenue Se
and/or 120'h Avenue SE are a bus route, the street tree plan shall also be reviewed
by Metro.
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h. The street trees must be installed and inspected, or a performance bond posted
prior to recording of the plat. If a performance bond is posted, the street trees must
be installed and inspected within one year ofrecording of the plat. At the time of
inspection, if the trees are found to be installed per the approved plan, a
maintenance bond must be submitted or the performance bond replaced with a
maintenance bond, and held for one year. After one year, the maintenancc bond
may be released after DDES has completed a second inspection and detemlincd
that the trees have been kept healthy and thriving.
1. A landscape inspection fee shall also be submitted prior to plat recording. The
inspection fee is subject to change based on the current County fees.
19. To implement KCC 21.A38.230, 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 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 rctained shall
be provided, consistent with KCC. The placement of impervious surfaces, fill material,
excavation work, or the storage of construction materials is prohibited \vith 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 enginecring plans for the subject plat.
OTHER CONSIDER.A,. TlONS:
I. 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 pennit or license from the State or other regulatory body. This may
include, but is not limited to the following:
a. Forest Practice Permit froni the Washington State Dept. of Natural Resources.
b. National Pollutant Discharge Elimination System (NPDES) Permit from WSDOE.
c. Water Quality Modification Permit from WSDOE.
d. Water Quality Certification (401) Permit from U.S. Army Corps of Engineers
TRA'.JSMITTED TO PARTIES LISTED HEREAFTER:
King County Hearing Examiner
ES:vr CONSULTING EINGEERS LLC
720 SOUTH 348TH STREET FEDERAL WAY, W A 98003
JOt{'\iSOl'J GARY
11811 SE 188 TH ST RENTON W A 98058
JPS HOLDINGS LLC
1 8124 RlVIERA PL SW SEATTLE, W A 98166
KOKESH, ROBERT & ARLENE
7(,')5 SW WESTMOOR WAY PORTLAND OR 97725
SEA TTLE KC HEALTH DEPT.
E DIST. ENVIRON. HEALTH 14350 SE EASTGATE WAY BELLEVUE W A 98007
SNELLGROVE, MIKE
18924 116 T![ AVE SE RENTON, W A 98058
THOMSOK, ERNEST
17701 108 TH AVE SE PMB 206 RENTON, W A 98055
TORLAI, KEVIN
19616 132ND AVE SE RENTON, WA 98058
WILLJA,\1S KAR."'-
PO BOX 1588 RENTON WA 98057
Sta.:-[~T~/rrast.ers/P~A-:'FMT.Nov99.doc clc 1:/10/99 -9-
BULL, TRISHAH PROJECT MANAGER II DDES/LUSD MS: OAK -DE-Ol00
CLAUSSEN, KIM PROGRAM MANAGER III MS: OAK -DE -0100 DDES; LUSD
DINSMORE, LISA CURRENT PLANNING SUPERVISOR MS: OAK-DE-0100 DDES/LUSD
GILLEN, NICK WETLAND REVIEW DDES/LUSD MS: OAK -DE-0100
LANGLEY, KRIS TRAFFIC ENGINEER DDES/LUSD MS: OAK-DE-0100
ROGERS, CAROL CURRENT PLANNING SECTION MS: OAK -DE-OJ 00 DDES/LUSD
TOWNSEND, STEVE LAND USE INSPECTIONS MS: OAK -DE-0100 DDES I LUSD
WEST, LARRY GEO REVIEW DDES/LUSD MS: OAK -DE-0100
WHITTAKER, BRUCE SR. ENGINEER DDES/LUSD MS: OAK -DE-0100
Staffrpt/masters/PLATFMT.NOv39.doc clc 11/10/99 -10-
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ATIACHMENT---J.. __
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PAGE PAGE
~ ~ CITY OF RENTON
Kathy Keolker-Whee1er, Mayor
PlanningIBuildinglPublic Works Department
Gregg Zimmerman P.E., Administrator
September 28, 2005
Trishah Bull
King County Department of Development & Environmental Services
Land Use Services Division
900 Oakesdale Avenue Southwest
Renton, WA 98055-1219
SUBJECT: JESSIE GLEN SUBDIVISION, LOSPOOOS
Dear Ms Bull:
Thank you for the opportunity to review and comment on this project proposal.
Renton's PlanninglBuildinglPublic Works Department comments are as follows:
The proposed development is within Renton's potential annexation area. Therefore, we request
that street improvements (roadway pavement, curb, gutter, sidewalks, street lighting, etc.l for the
internal street system and for the portion of all streets abutting the proposed development site be
installed according to City of Renton standards.
Sincerely,
€2r(?/f1 7111~
Gregg ZImmerman,
Administrator
PlanninglBuildinglPublic Works Dept.
CC Alex Pietsch, EDNSP Administrator
Lys Hornsby, Utmty Systems Director
Sandra Meyer, Transportation Director
Lesley Betlach, Parks Director
Jim Gray, Assistant Fire Marshal!
Jennifer Henning, Principal Planner
Dub Malm, Civil Engineering
Joe Singh, JG Real Estate Group NW, LLC, Applicant
H'\Fjle Sys\ADM -PBPW Admjnstraric)[)\ADM -03 _ Omespoodenc6SFpA jessie glrn SlIbdiyisiOn doc
1055 South Grady Way -Renton, Washington 98055
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AHEAD OF THF. CURVE
L05P0005'
Carol Rogers
DDES/LUSD
MS OAK.DE·0100 October 25, 2005
OFFICE OF THE HEARING EXAMINER
Rl<;PORT AND DECISION
KING COUNTY, WASHINGTON
400 Yeskr 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 I I 6th and 120th Avenues Southeast, north of Southeast 192nd
Street
Applicant: JG Real Estate Group NW, LLC,
represented by Eric LaBrie
ESM Consulting Engineers, LLC
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,
represented hy Trishah Bull
900 Oakesdale Avenue Southwest
Renton, Washington 98055
Telephone: (206) 296·6758
Facsimile: (206) 296-6613
SUMMARY OF DECISIONIRECOMMENDA TIONS:
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 verbatnTI recording of the hearing is ava<lable 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:
I. General Information:
Owner/Developer:
Engineer:
STR:
Joe Singh
JG Real Estate Group NW, LLC
18124 Riviera Place SW
Seattle, W A 98 I 66
206-799-3051
ESM Consulting Engineers, LLC
33915 1 ,\ Way South, Suite #200
Federal Way, WA 98003
33-23-05
2
Location: The site is located between I 16th 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 reet
Proposed Usc: Single-family detached dwellings
Sewage Disposal: Soos Creek Water and Sewer District
Water Supply: Soos Creek Water and Sewcr District
Fire District: King County District #40
School District: Renton School District #403
Complete Application Date: April I 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 subjcct property is an odd-shaped aggregate of tracts (essentially two rectangles connected
by a narrow rectangular strip) with frontage on the east side of I 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. "TI,e site terrain consists of a gentle slope generally from west to
easL Vegetation consists of a combination of dense mixed-species woods, shrub and grassy
areas, and landscaped yards and lawn arca 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 slL."Younding area consists of generally larger lot suburban residential parcels.
LOSPOOOS -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 of the lots (Tract A, originally proposed to be a
private stub road, may instead be dedicated as a public road; county staff confirmed that such
conversion is feasible as the subdivision is currently proposed). A recreation tract with amenities
would be placed at the easterly terminus of the cul-de-sac in the east end of the northwesterly
half of the development, connected to the southeasterly portion by a continuation of the
recreation tract in the connecting strip, which would itselfbe developed with a pedestrian trail
and amenities. A drainage detention tract would be placed in the easterly portion of the southeast
tract on the 120th Avenue Southeast frontage.
5. The single member of the public participating in the hearing (Babu rarayil, a nearby property
owner) requested information regarding ability to hook up to the sanitary sewer service to be
extended into the site by the Soos Creek Water and Sewer District As noted in the hearing,
sewer connection policies are under the authority of the District, not the County.
CONCLUSIONS:
I. The proposed subdivision, as conditioned below, would conform to applicable land use controls.
In particular, the proposed type of development and overall density arc 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 and welfare, and the public usc and interest.
3. The conditions for final plat approval set forth below are reasonable requirements and in the
public interest.
4. The dedications of land or easements within and adjacent to the proposed plat, as shown on tbe
revised preliminary plat submitted on July 14,2005, or as required for final plat approval, are
reasonable and necessary as a direct result of the development of this proposed plat, and arc
prop0l1ionate to the impacts of the development.
DECISION:
The preliminary plat of the Jessie Glen subdivision, as revised and received July 14, 2005, is approved
subject to the following conditions of final plat approval:
1. Compliance with all platting provisions of Title 19 of the King County Code.
2. All persons having an ownership interest in the subject property shan 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 pemlitted on the subject property under the assigned R-6~SO zoning, but
the increase of three lots is permitted under the Transfer of Development Rights (TDR) allowances conferred by
KCC 21 A 1 2.030 (A) and (ll) (I) in concert with Chapter 2 IA37 KCC (the TDR program provisions).
L05P0005 -Jessie Glen 4
3. The plat shall comply with the base density (and minimum density) requirements of the R-6-S0
zone classification. All lots shall meet the minimum dimensional requirements of the R-6-S0
zone classification or shall bc as shO"TI on the face of the approved preliminary plat, whichever
is larger, except that minor revisions to the plat which do not result in substantial changes may be
approved at the discretion of the Department of Development and Environmental Services.
4. AJI construction and upgrading of public and private roads shall be done in accordance with the
King County Road Standards established and adopted hy Ordinance No. I I 187, as amended
(1993 KCRS).
5. The applicant shall obtain documentation by the King County Fire Protection Engineer certifying
compliance with the fire flow standards of Chapter 17.08 of the King County Code.
6. Final plat approval shall require full compliance with the drainage provisions set forth in King
County Code 9.04. Compliance may result in reducing the number and/or location ofIots 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. 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 sho'W11 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 andlor the King County Department of
Transportation. This plan shall be submitted with the application of any building permit. All
connections ofthe drains must be constructed and approved prior to the final building inspection
approval. For those lots that arc 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 bc 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)
inc1uding the fcHawing requirements:
a. Road A from 120"' Avenue SIC to Lot 37 shall bc 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 subacccss street standard.
L05P0005 -Jessie Glen 5
Road A shall include an adequate pavement radius to l20lb Avenue SE on the north side;
unless othcrwise approvcd by DDES. Property owner permission and an appropriate
casement are required for this improvement, to be submitted with the engineering plans.
1be existing private driveway at this location is to be abandoned, with new access to
Parcel 6198400300 on the new Road A. Property owner permission is required to
relocate the driveway. Note that DDES has received a letter of intent to provide
permission.
This suhdivision 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 shan be improved to the urban subaccess street standard.
c. The west R/W line for Road A shan be extended north across Lot 36 and Tract C to the
north line of Tract C.
d. The east MV line for Road C shall be extended north across Lot 7 and 8 to the north line
of Lot 7.
e. FRONTAGE: The frontage of the site along II 6th Avenue SE shall be improved to the
urban minor arterial standard (33 ft. half-width pavement section). The design shall
require compliance with Section 4.0 I (f) of the KCRS; asphalt overlay when widening.
f. Twelve feet of additional RlW is required to he dedicated along the 1161b Ave SE
frontage as required for a 42 ft total half width R/W(east side).
g. FRONTAGE: The frontage along 120th Ave SE (west side) shall be improved at a
minimum to the urban neighborhood collector standard. The design shall require
compliance with Section 4.0 I (f) of the KCRS; asphalt overlay when widening.
h. Tract A shall be a minimum 26 fee! wide and improved as a private access tract per
Section 2.09 of the KCRS. This tract shall be owned and maintained by the lot owners
served. Notes to this effect shall be shown on the engineering plans and on the final plat
map. As an alternative to private access tract status, Tract A may be improved and
dedicated as a public road subject to the KCRS.
1. Tract C shall be a minimum 20 fee! wide and improved as joint use driveways per
Section 3.01 of the KCRS. 111is 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 fl, through Tract E.
k. Modifications to the above road conditions may be conSidered according to the variance
provisions in Section 1.08 of the KCRS.
LOSPOOOS -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. The applicant or subsequent owner shall comply with King County Code 14.75, Mitigation
Payment System (MPS), by paying the required MPS fee and administration fee as determined by
the applicable fee ordinance. The applicant has the option to either: (I) pay the MPS fee at final
plat recording, or (2) pay the MPS fee at the time of building permit issuance. If the first option
is chosen, the fee paid shall be the fee in effect at the time of plat application and a note shall be
placed on the face of the plat that reads, "All fees required by King County Code 14.75,
Mitigation Payment System (MPS), have been paid." If the second option is chosen, the fee paid
shall be the amount in effect as of the date of building permit application.
12. Lots within this subdivision are subject to King County Code 21A.43, which imposes impact fees
to fund school system improvements needed to serve new development. As a condi lion of final
approval, fifty percent (50%) of the impact fees due for the plat shall be assessed and collected
immediately prior to recording, using the fee schedules in effect when the plat receives final
approval. The balance of the assessed fee shall be allocated evenly to the dwelling units in the
plat and shall be collected prior to building permit issuance.
13. There shall be no direct vehicular access to or from 116"' Avenue SE from those lots which abut
it. A note to this effect shall appear on the engineering pians and final plat.
14. Thc planter islands (if any) within the cuI-dc-sacs shall be maintained by the abutting lot owners
or homeowners association. This shall be stated on the face of the final plat.
15. Prior to final plat approval and recording, the applicant shall provide a valid Transfer of
Development Rights (TOR) Certificate approved by the King County Department of Natural
Resources to create the three additional lots within the proposed development. The certificate
must show the applicant (or successor or assign) as the lawful owner of the development rights.
16. Suitable recreation space shall be provided consistent with the requirements ofKCC 21 A.14.180
and KCC 21 A.14.190 (i.e., sport court[ s], children's play equipment, picnic tablel s J, benches,
etc.).
a. A detailed recreation space plan (i.e., area calculations, dimensions, landscape
specifications, equipment specifications, etc.) shall be submitted for review and approval
by DDES and King County Parks prior to or concurrent with the submittal of the
engineering plan. This plan must not conflict with the Significant Tree Inventory &
Mitigation Plan.
b. A performance bond for recreation space improvements shall be posted prior to
recording of the plat.
17. A homeow!1crs' association or other \,l/orkable 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).
•
L05P0005 -Jessie Glen 7
18. Street trees shall be provided as follows (per KCRS 5.03 and KCC 2IA.16.050):
a. Trees shall be planted at a rate of one tree for every 40 feet of frontage along all roads.
Spacing may be modified to accommodate sight distance requirements for driveways and
intersections.
b. Trees shall be located within the street right-of-way and planted in accordance with
Drawing No. 5-009 of the 1993 King County Road Standards, unless King County
Department of Transportation determines that trees should not be located in the street
right-of-way.
c. If King County determines that the required street trees should not be located within the
right-of-way, they shall be located no more than 20 feet from the street right-of-way line.
d. The trees shall be owned and maintained by the abutting lot owners or the homeowners
association or other workable organization unless the County has adopted a maintenance
program. Ownership and maintenance shall be noted on the face of the final recorded
plat.
e. The species of trees shall be approved by DDES if located within the right-of-way, and
shall not include poplar, cottonwood, soft maples, gum, any fruit-bearing trees, or any
other tree or shrub whose roots are likely to obstruct sanitary or 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 116'"
Avenue SE andlor 120"' Avenue SE are on a bus route. If 116"' Avenue Se andlor 120"'
Avenue SE are a bus route, the stTeet tree plan shall also be reviewed by Metro.
h. The street trees must be installed and inspected, or a performance bond posted prior to
recording of the plat. If a performance bond is posted, the street trees must be installed
and inspected within one year of recording of the plat. At the time of inspection, if the
trees are found to be installed per the approved plan, a maintenance bond must be
submitted or the performance bond replaced with a maintenance bond, and held for one
year. After one year, the maintenance bond may be released after 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 2l.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
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 shall be provided, consistent wlth 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 pemlitted under the provisions ofKCC.
L05P0005 -Jessie Glen 8
A note shall be placed on the final plat indicating that the trees shown to be retained on the tree
retention plan shall be maintained by the future owners of the proposed lots, consistent with
KCC 21A.38.230B6. The tree retention plan shall be included as part of the final engineering
plans for the subject plat.
ORDERED this 25th day of October, 2005.
Peter T. Donahue, Deputy
King County Hearing Examiner
TRANSMITTED this 25th day of October, 2005, to the following parties and interested persons of
record:
Gary Johnson
11811 SE 188th Street
Renton W A 98058
Babu Parayil
11651 SE 188th St.
Renton WA 98058
Mike Snellgrove
18924 -116th Ave. SE
Renton WA 98058
Trishah Bull
DDESILUSD
MS OAK-DE-OIOO
Nick Gillen
DDES/LUSD
MS OAK-DE-OIOO
Steve Townsend
DDES/LUSD
MS OAK-DE-OlOO
Robert J. & Arlene Kokesh
7695 SW Westmoor Way
Portland OR 97725
Seattle KC Health Dept.
E. Dis!. Environ. Health
14350 SE Eastgate Way
Bellevue WA 98007
Ernest Thomson
1770 I -108th Ave. SE
PMB 206
Renton W A 98055
Kim Claussen
DDESILUSD
MS OAK-DE-OIOO
Kris Langley
DDES/LUSD
MS OAK-DE-OIOO
Larry West
DDESILUSD
MS OAK-DE-OIOO
NOTICE OF RIGHT:fO APPEAL
Eric LaBrie
ESM Consulting Eng.
33915 1st Way S, #200
Federal Way W A 98
Joseph Singh
JPS Holdings LLC
18124 Riviera PI. SW
Seattle W A 98166
Kevin Torlai
19616 -132nc1 Ave. SE
Renton WA 98058
Lisa Dinsmore
DDESILUSD
MS OAK-DE-OIOO
Carol Rogers
DDESILUSD
MS OAK-DE-OJ 00
Bruce Whi !laker
DDESILUSD
MS OAK-DE-OIOO
In order to appeal the decision of the Examiner, written notice of appeal must be filed with the Clerk of
the King County Council with a fee of$250.00 (check payable to King County Office of Finance) on or
before November 8, 2005. If a notice of appeal is filed, the original and six (6) copies of a written appeal
statement specifYing the basis for the appeal and argument in support of the appeal must be filed with the
L05P0005 -Jessie Glen 9
Clerk of the King County Council on or before November 15,2005. Appeal statements may refer only
to facts contained in the hearing record; new facts may not be presented on appeal.
Filing requires actual delivery to the Office of the Clerk of the Council, Room 102S, King County
Courthouse, SI6 3'" Avenue, Seattle, Washington 98104, prior to the close of business (4:30 p.m.) on the
date due. Prior mailing is not sufficient if actual receipt by the Clerk does not occur within the
applicable time period. The Examiner does not have authority to extend the time period unless the Office
of the Clerk is not open on the specified closing date, in which event delivery prior to the close of
husiness on the next business day is sufficient to meet the filing requirement.
Ifa written notice of appeal and filing fcc 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 FILE NO. L05P0005.
Peter T. Donahue was the Hearing Examiner in this matter. Participating in the hearing were Trishah
Bull, Bruce Whittaker and Kristen Langley, representing the Department;
Eric Labrie representing the Appellant, and Babu Parayil.
The following Exhibits were offered and entcred into the record:
Exhibit No.1
Exhibit No.2
Exhibit No.3
Exhibit No.4
Exhibit No.5
Exhibit No.6
Exhibit No.7
Exhibit No.8
ExhIbit No.9
Exhibit No. 10
Exhibit No. II
Exhibit No. 12
Exhibit No. I3
Exhibit No. 14
Exhibit No. IS
Exhibit No. 16
PTD'goo
L05P0005 RPT
Department of Development and Environmental Services file no. LOSP0005
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 issucd September 16, 2005
Affidavit of Posting indicating a posting date of May 12, 200S; received by DDES on
May 16, 2005
Preliminary plat map received July 14,2005 (revision)
Assessor's maps: SW 33-23-0S, NW 04-22-0S and SE 32-23-0S
Kroll page 605W
Level One Downstream Analysis by ESM Consulting Engineers, LLC, received March
14,200S
KCSWDM adjustment approval letter for file L05VOOS2, 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 (rcvision)
Wetland Determination by B-12 Wetland Consulting, Inc., received March 14,2005
School Walking Conditions Analysis by ESM Consulting Engineers, LLC, received
July 14, 2005
Traffic Nanative to be added to the Preliminary Report to the Hearing Examiner as
condition H.5
LosSRos~
SIGNIFICANT TREE BOND QUANTITY WORKSHEET (Planting &
Existing Trees)
(Complete and return electronically)
Date: 2 ,v3! 0 (., ,
Project Name'JN0/t G I tJL,
DDES Project Number: L 0 5 P rxD 5
Fencmg
Tree
SUBTOTAL
30% CONTINGENCY & MOBILIZATION
TOTAL PERFORMANCE BOND AMOUNT
First $2500.00 shall be cash £) ,.1
Quantity Calculations completed by1!/fJrrJUutf}/A£fI/
Approved by Site Development Specialist: (J
* Use Tree Value for lumber mill prices at minimum
RECEIVED
FEB 1 5 2006
KING COUNTY
LAND USE SERVICES