HomeMy WebLinkAboutLUA13-000840Denis Law y ^yCty Off.YMayor
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Community&Economic Development Department
C.E."Chip"Vincent,Administrator
December 8, 2015
TO WHOM IT MAY CONCERN:
Subject: New Plats and Short Plats in the City of Renton
Please see attached new plats,short plats and multi-building developments that have
recently been addressed. Some of these have been recorded and I am supplying a list
on new parcel numbers with the new addresses. lithe plat is not recorded (NR), I am
only giving you the plat map with the new potential addresses written on it.
Please add these addresses to your City directories and maps.
Bob Singh Plat Canyon-Terrace-to
Copperwod (NR) Dhillon Short Plat(NR)
Enclave at Bridle Ridge Plat(NR) Greenleaf/Panther Lake Plat
Highlands Park Short Plat (NR)Jason's Short Plat
Jassen Short Plat Jefferson Glade Short Plat (NR)
Kelsey's Crossing Plat Kennydale Vue Point Short Plat (NR)
Lord Short Plat/3307 (NR) Maertin's Ranch/Concord Place Plat (NR)
Morris Ave Short Plat(NR) Nantucket Avenue Short Plat(NR)
Sidhu Short Plat(NR) Skagen Short Plat (NR)
Talbot&55th Plat (NR) Vuecrest II Short Plat (NR)
Whitman Court Townhomes PH II Plat (NR)
incerely,
Jan Conklin
Energy Plans Examiner
Development Services Division
Telephone:425-430-7276
1:platadd
Renton City Hall • 1055 South Grady Way • Renton,Washington 98057 • rentonwa.gov
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Den is Law. . city Of ; . _ YMayorrS p _ .
Community,&:Economic Development Department-
June 11,'2014 - C.E."Chip"Vincent,Administrator ' 1 ,
Surrounding Property Owners of Canyon Terrace PP -
SE-188th St/124th:Ave SE/SE 192nd Ave SE
Renton,WA 98058
SUBJECT:CANYON TERRACE PRELIMINARY PLAT. - -_ S
Summit Homes,Wehrman PP;Flueve de Voiles PP, Cogger Short Plat) :
LUA13-000840 (LUA09-025,LUA09-052, LUA09-016).
Dear Surrounding Property Owners of Canyon TerracePP:
This letter is being sent as notification of the applicant's intention to construct the Canyon.
Terrace Development,formerly known as the Wehrman, Flueve,de Voiles, and Cogger Plats.
All three subdivision applications were originally submitted to King County Department of
Development and Environmental Services(KC DDES) and approved in 2005 and-2006. Before
the plats could be constructed the subject properties were annexed into the City of.Renton as
part.of the Benson Hill Annexationron Match-1, 2008-.. Since annexation the developer has been
Working.with.the City and.King County to'revise the plat designs to: provide connectivity to the, .
future Soos Creek Trail, provide better accessibility.for:both pedestrian and vehicular access,
and,consolidate the,subdivisions into on at totaling 72"lots(see attached). ,
The applicant,Summit Homes, is very close to Obtaining engineering permit approval.and will .
likely commence.con`struction in June of 2014..Given eight-years_have passed since-the original
King County subdivision-approvals,theCity of Renton would like to provide a forum,to.all those
who are interested to ask questions, and receive information from the City`on"pending
construction.
Please send all comments, questions,and request for information tome•at 425-430-7.219 or
rtimmons@rentonwa.gov. Thank you.
Sincerely; .
ocaeTim` .li
Sen" r Planner
Lc: Denis Law, Mayor
Chip Vincent,CED Administrator ' :'
Summit Homes/Applicant : _ • '. -
File; ..
Enclosure
Renton City Hall • 1055'South Grady Way.® Renton;Washington 98057 • rentonwa.gov
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Mayor
Community&Economic Development-Department.
C.E."Chip"Vincent,Administrator.
Canyon Terrace Parties of Record
SE 188th St/124th'Ave SE/SE..192nd Ave.SE. "
Renton;WA.98058
SUBJECT: •COMMUNITY MEETING NOTICE-CANYON TERRACE,PRELIMINARY-PLAT'
Summit,Homes; Wehrman PP,=Flueve de Voiles PP, Cogger Short Plat)
LUA13-000840 (LUA09-025, LUA09=052,.LUA09-016)
DearCanyon Terrace'Parties of Record:
This:letter is being sent as notification for a scheduled-community meeting.regarding the
Canyon Terrace Development- formerly known as the Wehrman, Flueve-de Voiles, and
Cogger Plats.
Purpose:All three subdivision applications.were originally submitted.to-King County
Department of Development and,Environmental Services (KC DDES) and approved in
2005 and 2006:.Before the-plat could bp constructed:the subject properties were; _
annexed into the.City of Renton a,s part of.the Benson Hill Annexation on March-1, 2008.
Since annexation the property owners have been working with the`:Cityand King County
to revise the plat designs to; provide connectivity to the future Soos.Creek Trail,.provide, '..
better'accessibility for b:oth_pedestrianand vehicular access,_and consolidate the
subdivisions into one plat:
The applicant, Summit Homes, is very close to obtaining engineering permit approval
and will likelyco:mmence construction in June of 2014. We have heard,community
concerns related to access, grading,and increases in traffic. Given eight years have
passed since the original subdivision approvals were'issued by.King County;;we-would:
like to provide;a forum.to all those who are;interested to ask questions;and receive
informatiion from the City as well as the applicant on pending construction:
Location: Meeker Middle School-Library02600 SE 192nd St--Renton;.WA 98058)
Date: June 10, 2014
Time: 6:00,pm
Renton City Hail • 1055 South Grady Way • Renton,Washington98057 • rentonwa.gov ' =
Canyon Terrace Parties of RI
Page 2,of'2
June.3;2014
We welcome your participation and if you have any further questions, please,:feel free
to contact me at 425-430-7219 or rtimmons@rentonwa.gov: Thank you., .,'.
Sincerely,
oc le Tim
Se or Planner
cc: ` Denis Law,'Mayor
Chip.Vincent,CED Administrator
Summit Homes/Applicant
File
Enclosure
1,
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Bernto:n 5oosCre Real Es teLLC kmnaHaKmcmn
120405E185thSt 6O3g Ravenna Ave NE, 2O1 Borghausen Consulting Engineers, Inc.
Renton,VVA98O58 Seattle,yyAg8llS l82lS7Znd Ave S
Kent, VVA98O3Z
Melissa Calvert/LMumhwT.James Kim Claussen Ben&Geri Bush
K4ucNeshoot Cultural Resources Program King County DDES/LUSD 19124 121stP|SE
39015172ndStSE 9OOOakesda|e Ave 3VV Rentnn.VVA98OSO
Auburn,VVA98O92 Renton,VVA9DO57
Shir|evGoU Bruce Whitaker Rebecca Brown
King County DDES/LUSD King County DDE3/LUSD 6839 Ravenna Ave NE
9OOOakesda|e Ave SVV 9OOOakesda|e Ave SVV Seattle,VVA981lS
Renton,VVA98057 Renton,VVA98US7
Chad Tibbi N Dennis BrevitsMARK
King County DDE3/LU5D TRINITY LAND DEVELOPMENT, LLC 1910312IstP|SE
900 Oakesda\e Ave 5VV 31029TH8tNE Renton,VVA98O58
Renton,VVA98057 PUYALLUP.VVA9837Z
r---' - ' ---- --- ----'
SteveHaUadin Harold&Marie Hodge Sean &Linda Warren
191I8121stP|SE I9210121stP|SE I9125121stP|3E
Renton,VVA98US8 Kent,VVA98U31 Renton,VVA98OS8
r- ----- ----' _ ---
VNUiom EUzabethEhkoon Ni enLamdev tevelownsend
122083E192ndSt King County DDE5/LU3D King County DDE8/LUSD
Renton,VVA98O58 90OOakesda|e Ave SVV 90OOakesda|e Ave SVV
Renton,VVA98O57 Renton,VVA98U57
r------- '------
LOZ|ERAT LAUREL CREST LL[ King County Fire District#4O Charles Spaeth
1300 114 Ave SE, 1OU 10828SE176thSt Ravenna Development, LLC
BELLEVUE.VVA98UU4 Renton,VVA98USS G839 Ravenna Ave NE
Seattle,VVA98l1S
Carol Rogers De'EnLang Mark&]ovceWilson
King County oDES/LUSo Lang Assoc, Inc. I9205 1Z4th Ave SE
9OOOakesda|e Ave 3VV 10658 Rivera P| NE Kent,VVAg803I
Renton,VV4g8057 Seattle,VVA9812S
TimVVhee|er James Lisa Dinsmore
1I131SE188thSt 19209121stP|5E King County DDES/LU5D
Renton,VVA980S8 Renton,VVA98OS8 900 Oakesda|e Ave SVV
Renton,VVA98OS7
Don Hill Neal Jacques yWaninVVehrman
Triad 19118 121stP|SE SIl533vd Ave VV
l2I1Zl1Sth Ave NE Renton,VVA98US8 Everett,VVA98203
Kirkland,VVA98O34
L
Larry West Kelly Whiting Nick Gillen
King County DDES/LUSD King County DOT, Rd.Svcs. Div. King County DDES/LUSD
900 Oakesdale Ave SW 201 S Jackson St 900 Oakesdale Ave SW
Renton,WA 98057 Seattle,WA 98104 Renton,WA 98057
Fred Heistuman E. Dist.Environ. Health Mark Stevens
18819 120th Ave SE Seattle King County Health Department 19225 124th Ave SE
Renton,WA 98058 14350 SE Eastgate Way Kent,WA 98031
Bellevue,WA 98007
Shawn&Ann Ervin Troy Humphrey Mr. Cogger
18848 120th Ave SE 310 29th St NE 609 Grant Ave S
Renton,WA 98058 Puyallup,WA 98372 Renton,WA 98055
Tom Goff
18701 126th PI SE
Renton,WA 98058
ti
LOOP 7—Wehrman Sub "v" ' n Page 11 of 12
Seattle KC Heal ept. Trinity Land Deve opmenLLLC Marvin We n
E.Dist.Env' n.Health Attn:C1araGowan 5115 -3 Ave.W.
14350 astgate Wa 31th St.NE' Ev t WA 98203
el ue WA 9800 U4? WA9832p
im Clauss, Lisa Din ore Nick Gillen ski
DDES D DD USD DDE SD
AK-DE-0100 OAK-DE-0100 OAK-DE-0100
Kristen Langley Carol Roge Chad Tibbits
DDES/L DD SD DDES - SD
e AK-DE-0100 S OAK-DE-0100 7OAK-DE-0 100
Steve send Larry West i 1.1,
S/LUSD DDES/ .U.S.
c
KC DOT,R. "rvcs.Div.
MS OAKDE-0100 S- AK-DE-0.100 MS -TR-0231
Bruce Whi r
DDES SD r,( 1\1OAK-DE-0100
cp .0eAl
NOTICE OF RIGHT TO APPEAL
In order to appeal the decision of the Examiner, written notice of appeal must be filed with the Clerk of
the King County Council with a fee of$250.00 (check payable to King County Office of Finance) on or
before August 24, 2006. 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
Clerk of the King County Council on or before August 31, 2006. Appeal statements may refer only to
facts contained in the hearing record;new facts may not be presented on appeal.
Filing requires actual delivery to the Office of the Clerk of the Council, Room 1025, King County
Courthouse, 516 3rd Avenue, Seattle,Washington 98104,prior to the close of business(4:30 p.m.) on the
date due. Prior mailing is not sufficient if actual receipt by the Clerk does not occur within the
applicable time period. The Examiner does not have authority to extend the time period unless the Office
of the Clerk is not open on the specified,closing date, in which event delivery prior to the close of
business on the next business day is.sufficient to meet the filing requirement.
If a written notice of appeal and filing fee are not filed within fourteen(14)calendar days of the date of
this report,or if a written appeal statement and argument are not filed within twenty-one(21)calendar
days of the date of this report,the decision of the hearing examiner contained herein shall be the final
decision of King County without the need for further action by the Council.
MINUTES OF THE JULY 25,2006,PUBLIC HEARING ON DEPARTMENT OF DEVELOPMENT
AND ENVIRONMENTAL SERVICES FILE NO.L04P0027.
Peter T. Donahue was the Hearing Examiner in this matter. Participating in the hearing were Chad
Tibbits,Bruce Whittaker and Kristen Langley,representing the Department;Ivana Halvorsen
representing the Appellant,and Matt Bemtson.
I
V 1
L04P0002—Fleuve des Voiles Page 13 of 14
Ben&Geri B Cogger Shawn Ervin
19124 st 609 Gr ve. S. c 18848-Ave- SE 41C.--.—ton WA 9805 Re WA 98055 Ren WA—98058
Steve Hall - Harold Ho Troy Hump
19118 11 st Pl.SE 19210 21st PI SE 310- th St_NE
Re on WA 98058 ton WA 98058 a11up' WA 98372
Jacques Consulting De En Lan:„.....„---- -Lozier Homes,C rp
Attn: Neal cques Lang As .,Incac- Attn: Jenn- cCall
2633 W163rd Pl. kr 1203/- 1 4th Ave.SE
B e 8 A 98125 t-llevue WA 98004
uckleshoot Cu es- Seattle KC He 1tkfDept Charles Spaeth
Attn: L.M y&T.James E.Dist_ rrGiron.Health Ravenna D .,LLC
39015- 2nd St-SE 143 4 SE Eastgate Way 683 avenna Ave.NE bown
Au rn WA 98092 ellevue WA 9800 eattle WA 98115
rk St v 6A1 Sean&L.• t en Marvin Wehrm
1922 24th Ave.SEj 19125- .21 st Pr-SE „
7
5115 - r-d-Ave.W.
entonWA 98058_3 4yen ofWA-98058-_.;erett WA 98203
Tim Wheeler Mark Mark&Joyce Wi Kim Claussen
12131 S `S8th St. 19205 -Ave. SE DDES/L •
R ot`'n WA 98058 on WA 98058 AK-DE-0100
Lisa Dinsmor Nick Gillen Shirley Goll X____,DDES D DD SD DDE SD.
OAK-DE-0100 S OAK-DE-0100 S OAK-DE-0100 '
Kristen Lan Chad Tibbit Steve To d
DDES SD DDE -8 DD USD
OAK-DE-0100 OAK-DE-O .0 S OAK-DE-0100
LarryWes KellyKy W ng Bruce Whittaker
DDE- USD KG T,Rd- Srvcs-Div DDES
OAK-DE-O 100 KSC-TR-02312IK-DE-0100
NOTICE-OF-RI T TO APPEAL
In order to appeal the decision of the Examiner, written notice of appeal must be filed with the Clerk of
the King County Council with a fee of$250.00 (check payable to King County Office of Finance)on or
before January 26,2007. 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
CIerk of the King County Council on or before February 2,2007. Appeal statements may refer only to
facts contained in the hearing record;new facts may not be presented on appeal.
Filing requires actual delivery to the Office of the Clerk of the Council, Room 1025, King County
Courthouse, 516 3rd 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
L04P0027--Wehnman Subdivision Page 10 of 12
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.
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.
16. To implement K.C.C.21A.38.230 which applies to the site, a detailed tree retention plan shall be
submitted with the engineering plans for the subject plat. The tree retention plan(and
engineering plans) shall be consistent with the requirements of K.C.C.21A.38.230. No clearing
of the subject property is permitted until the final tree retention plan is approved by LUSD.
Flagging and temporary fencing of trees to be retained shall be provided,consistent with K.C.C.
21A.38.230.B.4. The placement of impervious surfaces,fill material,excavation work,or the
storage of construction materials is prohibited within the fenced areas around preserved trees,
except for grading work permitted pursuant to K.C.C.21A.38.230.B.4.d.(2).
17. 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
K.C.C.21A.38.230.B.6. (Note that the tree retention plan shall be included as part of the final
engineering plans for the subject plat.)
ORDERED this 10th day of August,2006.
Peter T.Donahue,Deputy
King County Hearing Examiner
TRANSMITTED this 10th day of August,2006 to the following parties and interested persons of record:
Matt Bern di An rvin: . • Thomas Go
12040 188th St.848 - 120th Ave. SE 18701 6th Pl.SE
Re on WA 98058 zRenton WA 98058 R on WA 98058
Ivana Halvorsen Sandy Haydoc Fred A.He' man
Barghausen ins.Eng.,Inc. King Cty ' e Dist.40 18819 Oth SE
18215 - 'nd Ave. S. 1082; + 176th St. R on WA 98058
K- A 98032 ton WA 98055
t'
r
o4P0002—Fleuve des Voiles
E Page 12 of 14
Transportation and the Applicant's consultant engineer on/about 27 October 2006,and includeallrelatedsignalizationsystemappurtenancesnecessaryfortheidentifiedsignaloperationfincludingaprotected/permitted phasing for the westbound left turn), and an advance warningflashersystemlocatedtothewestoftheintersection.These improvements shall be designed tominimizefuturereconstructionif/when the deferred/cancelled CIP is constructed.
If funding is restored by future CIP budgets,AND a portion of the funding source is revised toincludeMPSfeesfromdevelopment,the developer may be entitled to the MPS credit provisionsthatwereineffectatthetimeofthedeterminationofacompleteapplicationforthissubdivision.
Plans for these improvements shall be submitted to the King County DOT Traffic EngineeringSectionforreviewandapproval.
19.
To implement former K.C.C.21A_38.230 which applies to the site, a detailed tree retention planshallbesubmittedwiththeengineeringplansforthesubjectplat. The tree retention plan(andengineeringplans)shall be consistent with the requirements of former K.C.C.21A.38.230. NoclearingofthesubjectpropertyispermitteduntilthefinaltreeretentionplanisapprovedbyLUSD. Flagging and temporary fencing of trees to be retained shall be provided, consistent withformerK.C.C.21A.38.230.B.4. The placement of impervious surfaces, fill material,excavationwork,or the storage of construction materials is prohibited within the fenced•areas aroundpreservedtrees,except for grading work permitted pursuant to former K.C.C.21 A.3 8.23 0.B.4.d.(2)_ r
20.
A note shall be placed on the final plat indicating that the trees shown to be retained on the treeretentionplanshallbemaintainedbythefutureownersoftheproposedlots,consistent withK.C.C.21 A.3 8.23 0.B.6.
21. If the adjacent Wehrman subdivision development(L04P0027)is not completed prior to finalplatapprovalofthesubjectdevelopment,certification shall be provided by the King CountyDepartmentofTransportationthatsafewalkingconditionsareprovidedforpublicelementaryschoolchildrenresidinginthesubjectdevelopment,along a reasonably direct and lawful route totheirelementaryschoolor,in the alternative,that they are provided with school bus service totheschoolandsafewalkingconditionsareprovidedtothepertinentschoolbusstop.
ORDERED January 12,2007.
Peter T.Donahue
King County Hearing Examiner
TRANSMITTED January 12,20 ,to the following parties and interested persons of record:
Barghausen Cons ng.Dennis Br
Attn: Nana vorson. Rebecca Bro
191 - 121 st Pl.SE 6839 1,,y& a Ave.NE18215- nd Ave_ S. enton WA 98058KA98032 I-tie WA 98115
CITY OF RENTON
DEPARTMENT OF COMMUNITY & ECONOMIC
DEVELOPMENT
MEMORANDUM
Date: September 30, 2013
To: City Clerk's Office
From:Lisa M. McElrea
Subject: Land Use File Closeout
Please complete the following information to facilitate project closeout and indexing by the City
Clerk's Office.
Project Name: Summit Homes Modification
LUA (file) Number: LUA-13-000840
Cross-References:
AKA's:
Project Manager: Rocale Timmons
Acceptance Date: September 11, 2013
Applicant:Ryan Kohlman, Triad Associates
Owner:
Contact:
PID Number: 3323059010, 6199000260, 6199000240, 6199000101, 6199000220, 6199000241
ERC Decision Date:
ERC Appeal Date:
Administrative Approval:September 11, 2013
Appeal Period Ends:September 25, 2013
Public Hearing Date:
Date Appealed to HEX:
By Whom:
HEX Decision: Date:
Date Appealed to Council:
By Whom:
Council Decision:Date:
Mylar Recording Number:
Project Description: Changes were requested to be made to the approved Wehrman, Flueve des Voiles, &
Cogger plats in order to:
Combine all three plats into one plat.• Reduction in the total number of lots from 77 to 72 lots. • Addition of a secondary
emergency vehicle access from SE 192nd St • Realignment of roads to accommodate existing grades on site. • Provide
consistent lot sizes on average 4,000 square feet. • Combination of single stormwater detention/treatment facility. •
Removal of parcel #3323059010 from the proposed subdivision in order to convey to King County to be used for the
placement of the Soos Creek Trail
Location: 12208 SE 192nd Street
Comments:
Denis Law` City OfMayor p1
Sep to 3,-2013 Department o(Commu_nity and.Economic.Development . .
C•E:"Chip"Vincent,Administrator
Triad Associates,
12112115th Ave NE:: .
Kirkland, WA'98034
SUBJECT Summit-Homes;Modifiction Reconsideration Response
LUA_13-000840, MOD .
Dear M r. Kohlmann:
r ,
This office is in'r.eceipt of your reconsideration request, dated September 24, 2013
received September.24,_2013);in. which You requested reconsideration of the;above-._
mention.e ,dPreliminary`Plat Modification decision (attached). Your request appears to-.
be in regards tothe following:
1. Expiration.Date
2'• `'Recre• atio''n Space (Condition'••#6) . '.
Scrivene`r's Errors
1.• Expiration Date The=approval received for the Fleuve.de Voiles.-Preliminary Plat
LUA094052/L04P0002)was originally set to expire on January 12-, 2015. The-
Cogger Short Plat-,(LUA09'016/L05S0040)was set.to,:expire on February 16;2015• ,
The'Wehrrman.Preliminary:Plat (LUA09-025/L04P0027) was set to.expi,re on,
August10,-2014. As part of the requested modification to'combineall three
plats into one subdivision,the applicant requesteda-merger of all of
expiration dates into the latest:expiration date (Cogger)::Staff was in support`of.
a merged-expiration date for-the combined:application,and noted an expiration
date of February 16, 2015 which did not reflectthel0=year allowance,per.'SHB..
1074.for Preliminary Plat expiration periods. .The-Cogger.Short Plat would not be
eligible forthis expiration allowance as it is a short plat:,:However;the Flueve;de
Voiles Preliminary-PI-at is entitled-to a 10-year expiration period resulting in an
expiration date for the modified'plat at January 12;.2016.
2• : Recreation::Per KCC21A•14 residential subdivisions,more than four units,
developed at a density of eight,,units-or less-per acre,pre:required to provide 390
square feet of recreation space on=siite:'A 7i lot`proposal would require 28,080..
square'feet of recreation,space• :The reconsideration request outlines the .
provision of:trail connectionsto-Soos'Creek_Regional Train as;well as passive
recreation space throughout the Site. a result;theapplicant is=requesting that
Renton City Hall 1055 South`Grady-Way,• Renton,Washington 98057 rentonwa.gov
Ryan Kohlmann= 1,
Page 3 of'3
October3,,2o13a:
Condition''#6 be eliminated: ,Staff concurs thatthe provision of two trail'
connectionss totthe Soos Creek Regional'Trail system'and the:passive recreation
throughout.,the''plat meets,the intent of the re u d: q ire :recreation space;and
Condition #6 would be eliminated
3.` The applicant has'drawn:attenti'on to'a.`number,of scrivener errors in the
decision. Specifically,:there'were.references related'to: .
a.'. location::The'project.location.was'incorrectly:noted as southeast. '
of 162"d Avenue SE and S,E 140th Street (Page 1):
b:"Trail.:Connections:'The trail connections were incorrectly'conditioned to
be extended to the westerly boundary (Page 5).:
C.` Wetlands:The project description incorrectly made:.reference:to
wetlands on-the subject site (Pagel):
d. _'Optional 'Sidewalk:the road',layout section'of the approved modification=
notes that an'optional 5-foot sidewalk woujd:be provided:On the opposite
side-of the.sidewalk.(Page 3)...
e:. Stormwater Discharge Location:The discharge for the:primary,
stormwater facility would not be limited to the;central:portion,ofth e
eastern edge of the property,(Page 4).
f.' Stormwater Detention:`.The':detentionand treatment.for the portion"of` •
the roadway thatcould'not be captured by the'onsite'vault would not
limited to being captured'in SE-192"d
St(page 4
All of the:scrivener errors are immaterial to,the,decision however letter • '
Serves'to include the following in`order to clean the record
a: ` The project location:should'be:note&es-being south;of•SE 188th:St and
east.of 120, ,Ave S'E:•.
b: . The trailco:nnections;shouldbe noted as being required to be extended `..,.
IIto'th'e.eastern propertyr0 boundary:::
c: The project site does`.not contain wetlands but does:contain.wetland
buffers:.-
d: The applicant is proposing a 40 to 45-foot wide right-of-way containing `•
20 feet of travel (two'10-foot:lanes),.6 feet of parking With:an-8-foot
planter on one side; and 5-foot sidewalk on one side of.thestreet With-an
optional 5-foot,sidewalk on:theopposiite side of the:street. :
e::`The.discharge for the primary.stormwater facility may.also'be discharged
to;the'existing conveyance along the north side of,SE.192".dSt:
If' :.The,detention land treatment for the portion of the roadway that cannot
becaptured by the:on-site vault•may occur:within 124th Ave SE or SE
192"d St.'
Reconsideration V.1. av • s' A
Y.
Ryan Kuhlmann
Page3of3 .
October3,2013:
I_.hope that"this clarifies the concerns,rais:ed,in your letter A:new appeal period will
commence upon issuance of this reconsideration letter:
The,Summit Homes Preliminary.,Plat minor.modification:Project.Number LUA13-
000840, MOD'is approved, and'will expire on,January12, 2016 andis subject'to-the-"
following conditions'of approval:
1:: Prior`to•the:application for the.Final:Plat;:3 full'size;copies,and`'a 8,1/2.x 11 inch„
reduction'of a:final plat plan'shall be,submitted to the Planning Division project
manager:
2.` The applicant,'is advised that all code requirements and conditions of plat
approvalare still;a;pplicable;to thedevelopment of the:site in.addition,to.'.:::.
mitigations measures issued as:part of the SEP'A:; The.applicant should also
understand'that Environmental'SEPA Review may`berequired:for:futu;re :,;
modifications to the plat:plan:
3 The:applicant shall provide.demonstration, in writing, Of approval from the:City::..:
of Kent for the emergency vehicle access:along:SE 192".d St. The approvalsh`all
be submitted:.to the Development Services Plan Reviewer prior to;construction
permit approval ,
4. : The:applicant-shall be required tosubmit'a street lightinganalysis•to the •
Development Services Plan=Reviewer.: The plan-:is.required to be approved.prior
to construction permit'approval:
5 The applicant:shall:provide a landscape plan to the Current'Planning.Project ; , ;,.
Manager: The landscape plan shall be approved prior to construction:permit ''
approvaa:
b.' detailed rccreationspacc plan,complying ,ith Wshah be'submittd'
The':applicant:shall,provide a revised,pllatplandepicting two connections to the'.
eastern border of the property, in order to;connect•to the Soos Creek'Regional
Trail. The revised,plat•plan shall:be submitted to and approved bytheCurrent;
Planning.Project Manager prior to construction:per'mitapproval: Additionally;
the required;mitigation and monitoring plan shall reflect those impacts to critical
areas and their buffers as a result,'of proposed connections to the'Soos Creek
Regional Trail:
The.newappeal;period:will be..held'openuntil`October.17,-2013,at5:00.p:m: Renton
Municipal`:Code Section 4-8-110:B:governs appeals to the.Hearing Examiner Appeals
must;be,filed in writing together.wiith'the required fee„to the-Hearing Examiner,"City of
Renton, 1055 South Grady Way; Renton,WA:98057 ,Additional:information regarding -;
the appeal process may be obtained from:the City:Clerk's Office,Renton City.:Hall -7th
Floor, (425)430.-6510..
Reconsideration°Vi zr. rt.. _t E) r.
Ryan,Kohlmann,
Page3.of3
October"3,2013
If this office can provide any further assistance, please feel.free'to contact,the Project
Manager, Rocale Timmons, at (425).430-7219..-
Sincerely;
C.E."Chip" Vincent,
CED Administrator
cc: Jennifer Henning,Current Planning Manager" : ;`
Rocale Timmons, Senior Planner
Parties of Record.
File LUA13-000840, MOD
Reconsideration V.1 r
DEPARTMENT OF CO[ , JNITY c'ty0 Or
AND ECONOMIC DEVELOPMENT r \•- '.
414112 °
L.;
MINOR MODIFICATION
OF AN APPROVED PRELIMINARY PLAT
X APPROVAL DENIAL
EVALUATION FORM & DECISION
PROJECT NAME: Summit Homes Modification (LUA13-000804)
PROJECT NUMBER: LUA13-000804, MOD
PROJECT MANAGER: Rocale Timmons, Senior Planner
APPLICANT: Ryan Kohlman
Triad Associates
12112 115th Ave NE
Kirkland, WA 98034
ZONING DESIGNATION:King County R-6
PROJECT LOCATION: Southeast of 162nd Avenue SE and SE 140th Street
SUMMARY OF REQUEST: The applicant is requesting a Minor Modification to the approved
Wehrman, Flueve des Voiles(FDV),&Cogger Plats. The modification includes a revised lot layout,
landscaping and utility plan. The original applications,totaling 77 lots,were all filed with the King
County Department of Development and Environmental Services(KC DDES)for Environmental (SEPA)
Review and Preliminary Plat approval (KC DDES File No. L04P0034). The subject property is located
within the City's Residential-4(R-4)dwelling units per acre zoning designation; however,the project is
vested to King County's R-6 zoning development regulations. The applicant is requesting a merger of all
three projects with a reduction in the number of lots to 72 lots and the realignment of the internal road
system. There are wetlands located on the subject property as well as sensitive slopes.
y
bsGs
Zi\
11
Project Location
City of Renton Department of Come. y and Economic Development Administrative I ,cation Request Report&Decision
SUMMIT HOMES PLAT MODIFICA LUA13-000804,MOD
Report of September 11,2013 Page 2 of 6
A. EXHIBITS:
1. Revised Plat Plan •
2. FDV Hearing Examiner Preliminary Plat Decision, dated January 12,2007
3. Cogger Short Plat Decision,dated April 28,2009
4. Wehrman Hearing Examiner Preliminary Plat Decision,dated August 10,2006
5. Comment Letter—King County
B. FINDINGS OF FACT:
1. On January 12, 2007 approval was received for a 39-lot plat (Fleuve de Voiles) from King County
Department of Development and Enviromental Services (KC DDES) for Environmental (SEPA)
Review and a Preliminary Plat (LUA09-052/L04P0002). The 7.7 acre parcel is located within the
City's Residential - 4 (R-4) dwelling units per acre zoning classification; however, the project is
vested to King County's R-6 zoning development regulations (see Exhibit 2, FDV Hearing Examiner
Preliminary Plat Decision).
2. On February 16, 2007 approval was received for an adjacent eight lot short plat, Cogger Short
Plat,from KC DDES(LUA09-016/L05S0040). The Cogger Short Plat is also located within the City's
R-4 zoning classification; however, it is also vested to King County's R-6 zoning development
regulations. The Cogger Short plat's access is dependent on the Fleuve de Voiles plat
improvements and could not be developed without the public and private infrastructure of the
lager plat. As a result, KC DDES combined the two applications into one "development" for the
purposes of SEPA review (see Exhibit 3, Hearing Examiner Preliminary Plat/Appeal Decision,
dated April 28, 2009).
3. On August 10, 2006 approval was received for an adjacent.30-lot preliminary plat, Wehrman
Preliminary Plat, from KC DDES (LUA09-025/L04P0027). The Wehrman Preliminary Plat is also
located within the City's R-4 zoning classification; however, it is also vested to King County's R-6
zoning development regulations(see Exhibit 4, Hearing Examiner Preliminary Plat Decision).
4. The applicant, Summit Homes is requesting changes to the approved Short and Preliminary Plats
in order to do the following:
a. Combine all three plats into one subdivision and merge the expiration dates into the
latest expiration date.
b. Reduction in the total number of lots;from 77 to 72 lots.
c. Addition of a secondary emergency vehicle access from SE 192nd St.
d. Realignment of roads to accommodate existing grades on site.
e. Provide consistent lot sizes on average 4,000 square feet.
f. Combination of single stormwater detention/treatment facility.
MINOR Modification-Summit homes
City of Renton Department of Comi, 'y and Economic Development Administrative fication Request Report&Decision
SUMMIT HOMES PLAT MODIFICA1: .:., LUA13-000804,MOD
Report of September 11,2013 Page 3 of 6
g. Removal of parcel #3323059010 from the proposed subdivision in order to convey
to King County to be used for the placement of the Soos Creek Trail.
h. Trail connections to King County's Soos Creek Regional trail in two locations. One
would be in the northerly portion of the project site across the northeast parcel
roughly in'the vicinity of SE 188th St, and another in the southerly portion of the
project in the vicinity of 124th Ave SE.
5. Staff received comments from the King County Parks and Recreation Division (Exhibit 5) related
to the Soos Creek Regional Trail.
6. No other public or agency comments were received.
7. Representatives from various city departments have reviewed the application materials to
identify and address issues raised by the proposed development.These comments are contained
in the official file, and the essence of the comments has been incorporated into the appropriate
sections of this report and the Departmental Recommendation at the end of this report.
8. Lot Dimensions/Lot Layout: There are no minimum lot size or depth requirements in the KC R-6
zone. A minimum lot width of 30 feet is required. As proposed, all lots continue to meet the
requirements for minimum width.
9. Road Layout: While the applicant is vested to the King County Road Standards,they have elected
to improve the road sections with conformance to some of the City of Renton street standards.
Street improvements that exceed King County Road Standards include: vertical curbs; landscape
planters between the back of the curb and some of the sidewalks within the plat; and on-street
parallel parking. The proposal provides for a highly connective grid system and the conceptual
design achieves better accessibility for both pedestrian and vehicular access.
Internal access was modified by creating a road that moves through the property, from SE 192nd
to SE 188th St. The applicant is proposing a 40 to 45-foot wide right-of-way containing: 20 feet of
travel (two 10-foot lanes), 6 feet of parking with 8-foot planter on one side, and 5-foot sidewalk
on one side of the street with an optional 5-foot sidewalk on the opposite side of the sidewalk.
About midway through the FDV property, a stub road (Road B) continues in a southwesterly
direction, providing access to an alley and to other roads serving the remainder of the property.
The alley is paved 20 feet in width. Road B intersects Road C, both would be 40 feet wide, which
runs in a roughly north/south direction. At the northern terminus of Road C is Road D, also 40
feet wide, which provides future access to properties adjacent to the FDV project to the west.
The southern terminus of Road C is proposed to end in a secondary emergency vehicle access out
to SE 192nd St per input from the City of Renton Fire Department. This emergency vehicle access
is proposed to eliminate the need for a cul-de-sac at the intersection of Road C and Road D. It
would be 20 feet wide and would be gated at the property.edge. The type of gate is to be
determined with the Fire Department.
The bordering street to the south, SE 192nd St is maintained by the City of Kent. As a result the
emergency vehicle access to SE 192nd St must be approved by the City of Kent Transportation
Department. Staff recommends, as a condition of approval, the applicant provide
demonstration, in writing, of approval from the City of Kent for the emergency vehicle access
MINOR Modification-Summit homes
City of Renton Department of Coma" y and Economic Development Administrative I %ication Request Report&Decision
SUMMIT HOMES PLAT MODIFICA7'.?_.: LUA13-000804,MOD
Report of September 11,2013 Page 4 of 6
along SE 192nd St. The approval shall be submitted to the Development Services Plan Reviewer
prior to construction permit approval.
10. Drainage: Storm drainage for the Wehrman Plat was conveyed through a series of pipes to a
detention/treatment pond in the southeast corner of the property.The FDV/Cogger plat similarly
captured stormwater and conveyed it through a series of pipes to a detention/treatment facility.
The FDV/Cogger facility was split by a road but)connected via pipe under the road. Both projects
discharge treated stormwater to their natural discharge points. In the proposed modification,
storm drainage from the majority of the lots and roadways would be conveyed in the roadways
to a single storm water detention and water quality treatment vault centrally located along the
eastern edge of the development. Treated stormwater would be released through an outfall "at
the natural discharge location along the central portion of the eastern edge of the development.
Storm drainage detention and water quality treatment for the portion of the entry roadway that
cannot be captured in the above vault,would be addressed by over-sizing the above facility or by
the addition of another smaller facility as a vault or pond in the existing SE 192nd Street right-of-
way with an outfall at the natural discharge location.
11. Street Lighting: Street lighting is required on all public streets. A street analysis was not provided
with the application materials. Therefore, staff recommends as a condition of approval the
applicant is required to submit 'a street lighting analysis to the Development Services Plan
Reviewer. The plan is required to be approved prior to construction permit approval.
12. Landscaping: The applicant did not provide a conceptual landscape plan with the modification
materials. In order to provide continuity along the streetscape staff recommends, as a condition
of approval, the applicant provide a detailed landscape plan to the Current Planning Project
Manager. The landscape plan shall be approved prior to construction permit approval.
13. Recreation: Per KCC 21A.14 residential subdivisions, more than four units, developed at a density
of eight units or less per acre, are required to provide 390 square feet of recreation space on-site.
The 72 lot proposal would require 28,080 square feet (72 lots x 390 square feet= 28,080 square
feet) of recreation space. The area on top of the vault is.proposed to be an active recreational
space. It is unclear how much recreation space is proposed throughout the various recreation
tracts and a detailed recreation plan was not provided with the proposed modification materials. •
Therefore staff recommends as a condition of approval a detailed recreation space plan,
complying with KCC 21A.14 be submitted for review and approval by the Current Planning Project
Manager prior to construction permit approval.
14. Soos Creek Trail: King County is pursuing purchase of tax parcel 3323059010 (See Exhibit 5),
which is a triangular parcel in the northeast corner of the subject property. King County's
purchase is intended to keep the property as a "native growth protection area" in addition to the
construction of the Soos Creek Regional Trail.As a result of the pending purchase the applicant is
requesting the parcel be eliminated from the proposed subdivision. Staff is supportive of this
request in that the land would be conveyed to King County for permanent open space and trail
improvements.This parcel is expected to be conveyed to King County prior to final plat.
The applicant is proposing trail connections to King County's Soos Creek Regional trail in two
locations. One would be in the northerly portion of the project site across the northeast parcel
MINOR Modification-Summit homes
City of Renton Department of Com,' y and Economic Development Administrative I, '`ication Request Report&Decision
SUMMIT HOMES PLAT MODIFICATrvrii LUA13-000804,MOD
Report of September 11,2013 Page 5 of 6
roughly in the vicinity of SE 188th St, and another in the southerly portion of the project in the
vicinity of 124th Ave SE. However, the provided plat plan does not depict such connections.
Therefore, staff recommends as a condition of approval the applicant provide a revised plat plan
depicting two connections to the western border of the property, in order to connect to the Soos
Creek Regional Trail. The revised plat plan shall be submitted to and approved by the Current
Planning Project Manager prior to construction permit approval. Additionally, the required
mitigation and monitoring plan shall reflect those impacts to critical areas and their buffers as a
result of proposed connections to the Soos Creek Regional Trail.
15. Expiration: The approval received for the Fleuve de Voiles Preliminary Plat (LUA09-
052/L04P0002) is set to expire on January 12, 2015. The Cogger Short Plat (LUA09-
016/L05S0040) is set to expire on February 16,2015. And the Wehrman Preliminary Plat (LUA09-
025/L04P0027) is set to expire on August 10, 2014. As part of the request to combine all three
plats into one subdivision the applicant is requesting a merger of all of the expiration dates into
the latest expiration date (Cogger). Staff is in support of a merger of the expiration dates for the
combined application which would result in an expiration date of February 16,2015.
C. CONCLUSIONS:
The following table contains an analysis of the criteria outlined in RMC 4-7-080M:
Criteria Criteria Met
There is no decrease the aggregate area of open space in the subdivision
X
by ten percent(10%)or more.
There is no increase the number of lots in the subdivision beyond the
X
number previously approved.
The proposal does not result in a violation of development standards. X
The proposal does not relocate any roadway access point to an exterior
X'
street from the plat.
The applicant is not proposing the phasing of plat development.X
The proposal does not increase significantly any adverse impacts or
X
undesirable effects of the plat on the community or surrounding area.
D. DECISION:
The proposal satisfies 6 of the 6 criteria listed in RMC 4-7-080M for approval of modifications.
Therefore,the Summit Homes Preliminary Plat minor modification, Project Number LUA13-000804,
MOD is approved,will expire on February 16,2015,and is subject to the following conditions of
approval:
1. Prior to the application for the Final Plat,3 full size copies and a 8%x 11 inch reduction of a final plat
plan shall be submitted to the Planning Division project manager.
MINOR Modification-Summit homes
City of Renton Department of Comm V and Economic Development Administrative I° ,nation Request Report&Decision
SUMMIT HOMES PLAT MODIFICAT.:;f.
LUA13-000804,MOD
Report of September 11,2013 Page 6 of 6
2. The applicant is advised that all code requirements and conditions of plat approval are still applicable to
the development of the site in addition to mitigations measures issued as part of the SEPA. The
applicant should also understand that Environmental SEPA Review may be required for future
modifications to the plat plan.
3. The applicant shall provide demonstration, in writing,of approval from the City of Kent for the
emergency vehicle access along SE 192nd St. The approval shall be submitted to the Development
Services Plan Reviewer prior to construction permit approval.
4. The applicant shall be required to submit a street lighting analysis to the Development Services Plan
Reviewer. The plan is required to be approved prior to construction permit approval.
5. The applicant shall provide a landscape plan to the Current Planning Project Manager. The landscape
plan shall be approved prior to construction permit approval.
6. A detailed recreation space plan,complying with KCC 21A.14 shall be submitted for review and approval
by the Current Planning Project Manager prior to construction permit approval.
7. The applicant shall provide a revised plat plan depicting two connections to the western border of the
property, in order to connect to the Soos Creek Regional Trail. The revised plat plan shall be submitted
to and approved by the Current Planning Project Manager prior to construction permit approval.
Additionally,the required mitigation and monitoring plan shall reflect those impacts to critical areas and
their buffers as a result of proposed connections to the Soos Creek Regional Trail.
C.E. "Chip"Vincent,Administrator Date
Department of Community&Economic Development
The decision to approve the modification(s)will become final if not appealed in writing together with
the required fee to: Hearing Examiner, City of Renton, 1055 South Grady Way, Renton,WA 98057 on or
before 5:00 pm,on September 25,2013. Additional information regarding the appeal.process may be
obtained from the Renton City Clerk's office, Renton City Hall—7th Floor, (425)430-6510.
If you have any further questions regarding this decision,feel free to contact the project manager,
Rocale Timmons,at 425.430.7219 or rtimmons@rentonwa.gov.
MINOR Modification-Summit homes
PLAN REVIEW COMMENTS (LUA13-000840) .: ' Cify of 0 ..
IDT:1
PLAN ADDRESS: SE 12208 192ND ST APPLICATION DATE: 06/26/2013
RENTON,WA 98058-7526
DESCRIPTION: Changes were requested to be made to the approved Wehrman,Flueve des Voiles,&Cogger plats in order to do the following:
Combine all three plats into one plat.
Reduction in the total number of lots from 77 to 72 lots.
Addition of a secondary emergency vehicle access from SE 192nd St
Realignment of roads to accommodate existing grades on site.
Provide consistent lot sizes on average 4,000 square feet.
Combination of single stormwater detention/treatment facility.
Removal of parcel#3323059010 from the proposed subdivision in order to convey to King County to be used for the placement of the'
Soos Creek Trail.
9/27/13 Reconsideration Request Received.
Request in regards to the following:
1. Expiration Date
2. Recreation Space(Condition#6)
3. Scrivener's Errors
10/3/2013 Decision:Expiration date changed to January 12,2016;trail connections and passive open space will satisfy recreation space
requirements;and scrivener errors corrected.
Fire Review-Construction Corey Thomas Ph: 425-430-7024 email: cthomas@rentonwa.gov
Recommendations: 1. Review of the preliminary plat modification request seems to meet minimum fire department apparatus
access requirements. Maximum road grades of 15%are allowed. Emergency access gates shall meet minimum fire department
requirements.
October 08,2013 Page 1 of 1
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NOTES:
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may be necessary a,a rewlt.
north
Preliminary Plat Modification Exhibit EXHIBIT 1
SUMMIT HOMES RENTON PROPERTIES.
L04P0002
ice Whittaker
JES/LUSD
MS OAK-DE-0100
January 12,2007
OFFICE OF THE BEARING EXAMINER
KING COUNTY,WASHINGTON
400 Yesler Way,Room 404
Seattle,Washington 98104
Telephone(206)296-4660
Facsimile(206)296-1654
Email: hearex@metrokc.gov
REPORT AND DECISION
SUBJECT: Department of Development and Environmental Services File No.L04P0002
Proposed Ordinance No.2006-0565
FLEUVE DES VOILES
Preliminary Plat Application
Location:On the north side of SE'192nd Street,west of 124th Avenue Northeast,
approximately 19100- 124th Avenue Southeast,Renton
Applicant: Charles Spaeth I
represented by De-En Lang
Lang Associates,Inc_
10658 Riviera Place Northeast
Seattle,Washington 98125
Telephone: (206)306-8880-
Facsimile: (206)362-6848
King County: Department of Development and Environmental Services(DDES)
represented by Chad Tibbits
900 Oakesdale Avenue Southwest
Renton,Washington 98055
Telephone: (206)296-7194 •
Facsimile: (206)296-7051
SUMMARY OF RECOMMENDATIONS/DECISION:
Department'sPreliminaryRecommendation: Approve,with conditions
Department's Final Recommendation: Approve,with revised conditions
Examiner's Decision: Approve,with further revised conditions
EXAMINER PROCEEDINGS:
Hearing opened: December 12,2006
Hearing continued administratively: December 12,2006
Hearing closed:December 13,2006
EXHIBIT 2,
0
KING COUNTY
DEPARTMENT.OF DEVELOPMENT AND ENVIRONMENTAL SERVICES
LAND USE SERVICES DIVISION
900 Oakesdale Avenue Southwest
Renton, WA 98057-5212
REPORT AND DECISION
SHORT SUBDIVISION File No. L05S0040
A. DESCRIPTION OF THE PROPOSED SHORT SUBDIVISION:
This is a short subdivision of 1.25 acres into 8 lots for detached single-family dwellings •
in the R-6 zone. The proposed density is 6.4 dwelling units per acre (du/ac). The
proposed lot sizes Mange from approximately 3,881 to 4,524 square feet. Refer to
Attachment 1.for a copy of the revised short plat map. The short plat was revised and
submitted on June 21, 2006 to reflect a boundary line adjustment along Lots 6, 7, and
8.
B. GENERAL INFORMATION:
Applicant: Charles Spaeth
6839 Ravenna Avenue NE
Seattle, WA 98115
206) 526:8481
Engineer: Taylor Engineering Consultants
205 Front Street S.
Issaquah, WA 98027
425)391-1415
STR: SW 33-23-05
Location: The site is located on the north side of SE 192nd St.,west of 124th Ave. NE
Zoning: R-6
Acreage:, 1.25 acres
No. of Lots: 8
Density: Approximately 6.4 du/ac
Lot Size: Approximately 3,881 to 4,524 square feet
Proposed Use: Detached Single-Family Residences •
Sewage Disposal: Soos Creek Water and Sewer District
Water Supply: Soos Creek Water and Sewer District
Fire District: King County Fire District No. 40
School District: • Renton School District No.403
Complete Application Date: September 6, 2006
Associated Applications: Drainage Adjustment File No. L06V0040
C. NATURAL ENVIRONMENT
1. Topography:The property is irregular in shape. The property slopes from the'
west to the east at greater than 10%.
2. Soils: AgB—Alderwood (gravely, sandy loam 0-6%) and AgD—Alderwood
gravely, sandy loam, 15-30%)surface soils are found on this site per
King County Soil Survey, 1973.EXHIBIT 3
Report&Decision Page 1 of 7 L05S004(
August 10,2006
OFFICE OF THE HEARING EXAMINER
KING COUNTY,WASHINGTON
400 Yesler Way,Room 404
Seattle,Washington 98104 •
Telephone(206)296-4660
Facsimile(206).296-1654
REPORT AND DECISION
SUBJECT: Department of Development and Environmental Services File No.L04P0027
Proposed Ordinance No.2006-0295
WEHRMAN SUBDIVISION
Preliminary Plat Application
Location:South of Southeast 188th Street,west of 124th Avenue South
Applicant Trinity Land Development
Attn: Chris Austin
310—29 Street Northeast
Puyallup,Washington 98373
Telephone:(253)845-2922
King County: Department of Development and Environmental Services,
represented by Chad Tibbits
900 Oakesdale Avenue Southwest
Renton,Washington 98055 FF t• (; r, `,r ( n
Telephone: (206)296-7194
Facsimile: (206)296-7051 i
Apt00$ {
J
SUMMARY OF DECISION/RECOMMENDATIONS: C, D.p•E•S•
Department's Preliminary Recommendation: Approve with conditions
Department's Final Recommendation: Approve with conditions
Examiner's Decision: Approve with conditions
EXAMINER PROCEEDINGS:
Hearing Opened: July 25,2006
Hearing Closed: July 25,2006
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.
EXHIBIT 4
King County
Parks and Recreation Division
Department of Natural Resources and Parks
King!Street Center, KSC-NR-0.700
201 South Jackson Street
Seattle:WA 98104-3855
206- 96-8687 fax ZOB-296.-B686
T[Y Relay: 711
July 10;2013
Ms. Rocale Timmons.
City of'Renton-Current Planning
Associate.Planner
1055.&kith Grady Way
Renton,WA '98057
Soos Creek Trail- King County's Pending.Wetland Purchase(from Wehim.ari)-.Parcel
332305-9010.
Dear Ms: Timmons:' . .
Thank you:for sending the•latest.Preliminary Plat Modification information to us.From your,e-
hail we understand that the City of Renton is currently reviewing'the June 24,:2013'n inor plat
modifications for Wehr nan/FDV/Cogger plats near SE 19274 Street& l244'Avenue.Southeast.
King County's Real Estate/Acquisition Manager and engineering consultants (Huitf:ZolIats,
Inc)have reviewed this letter as it relates to King County potential acquisition of the Wehrman
triangle property(KG Tax.Parcel 3323059010)for the Soos Creek Trail project.
The following provides clarification to several statements made by Triad Associates,the
prospeOtive•.developer's representative,in their June 24;2013 letter to the City of Renton.
These include several'inaccurate references.to•.King County intent to purchase:lot
3,323059010,LTmler the heading Tax Parce1332305901%the.Triad Associates_rnernorandum
states that
king.county's purchase is intended to keep the property as a `native growth
protection area'and to construct a required trail to connect the projects to the
recreation area to the northeast.
EXHIBIT 5
i
Ms. Rocale Timmons
July lO 2013
Page 2
The June 24 memorandum•goes•Ont0 State that tax parcel:#3323059010 would
b•e conveyed to.King Countyfor permanent open space and trail improvements to
provide connection to ti;e adjacent.regional.paric, thus. satisfying op.en space •
requirements and Hearing Examiner conditions of approval."
These two statements are not accurate:,nor are they Consistent with•Countrs:nnderStandihg and
facts in the acquisition-file,King County Parks' fist and foremost motive to purchase the
WehrMan-triangle proPerty(tax Parce1.3523959010)is to construct at-grade Soos Creek
Regional Trail:iinprovernents; which. ill rim northerly through the acquired(Weinman •
triangle)property.
The following is.King County's understanding of the background associated with the purchase
of the Wehrman triangle property: .
1.. As part of the overall"RegiorwiTrail System;this•property being purdhased by King'
Catinty•is.to allow a portion of the Soo g Creek'frail to traverse the,entire parcel in a
north-south alignment.outside of the edge with no intent to make a connection
to the recreation area to the northeast(a:Ica, Boulevard Lane Park).The intent.i p . •
connect this portion of the Soos Creek Trail to the Greater King County,Regional Trail
Systein,
2. King.Cour4y,is paying f011 Fair Market Value for this property, so it is not being • . •
conveyed by the developer to King County at a•reduced price in Order meet the .,.
combined)development requirements.7.
3. In the conveyance deed of the Wehtman triangle property.,King County has agreed.to
allow Rosemary Waiiiiiian to.xserve sanitary sewer and storm pond maintenance road •
easenieilt§to help.in.the development of her westerly property.
4. It is doubtful that the Wehunan.triangle property might be appropriate for a"Native .4 •
Growth Protection",dedication or easement,,since all of the property is already covered
by BPA"s easement that allows:the cutting of vegetation near their high tension power
lines. In addition,King.County's planned Open Space designation of this land would
likely not be inconsistent.with the Overall intent of Native Growth either.
Ms.Rogge Tircunons
JulyIO,20t3
Page 3
5. King County Parks is not required to and Is not Currently planpingto construct trail
improvements from the King County.:Soo s:Creek Regional Trail to the.developed
Boulevard Lane Park playground facility. In a previous meeting with King County
Parks and the City of Renton, discussion did occur regarding the possibility of King:
County providing a trail connection froth'the'Soos Creek Trail to the BouleVard Lane
Park play area that tnightfulfill the:developer's open space requirenients.This howeVer,
was based'on the developer's dedication of the parcel or an easement to King County
Parks uplOrttrail right-of-way on their parcels. Since King County is.paying full
market value for the Weinman triangle parcel,the earlier discussion of a trail
connection to Botlevaxd Lane-Park recreation area'is Do.longer valid:: •
1ft-fere:are:additional relevant issues invOlved with any combined development ofthe two
plats,King County feelS those:should be worked out in collaboration with the developer and.
City of Renton,independently from the pending Wehrman triangle property purchase. There
are likely ample opportunities where the future plat development and the public trail system
taigb..tberibfit jointly..
would also like to check on the status dour request Made via my Email dated 3/7/2013 to
you I had requested that the City provide Xing County the following information that would
facilitate us in evaluating our options in moving forward in completing the detailed,design and
permit submittal,process for the'Soo :creek:Trait project(refer tO our meeting yonr office on
2/26/2013):
Any Plat Conditions the City has placed upon both Wehrinan and Fleuve'des Voiles
plats; (Nat condition to work with Parks language)
2. The Fleuve des Voiles-124th.Ave.SE road improvement plans and intersection
connection to SE 192nd ST plans.
3. Ciiy of Kent.traffic analysis that indicated whether a signal was warranted Or 110t at this
intersection as a result of te-new deyelppnient.
MS. Rocale Timmons
July 10,2013
Page 4
We would lilce to meet with you and the others involved with the reeent:Prehminary Plat
Modification request' in order to express clearly the CP1.1snWs perspective and,also correct the
mis-statements regarding King County's interests made in the developer's inernoraridurn.
Thanks again for all yonr help and providing us the opportunity to comment on the
memorandum..We lbok.for,warcl to meetingyou arid others involved with Soos Creek project at
your earliest-convenience.
Sincerely, .
oldatan
1.
Sal
Capital Proj ect Manager
206,263-7283
Enclosures
cc: Monica Leers,Section Manager,Capital Planning and Land.Management;Parks and
Recreation Division,Department of Natural Resources and Parks(DNRP)
Robert Nunnenkamp,Property Agent;Parks:and Recreation Division, DNRP •
dairy Blanchard,Acquisition Agent,Water and Land Resources Division,DNRP
Don Helling,Huitt-Zollars Inc.
Gordy Simmons,Huitt-Zollars Inc.
Ilk A,T •
ASSOCIATES
September 24,2013
Rocale Timmons 12112 115th Avenue NE
City of Renton,Current Planning
s!and,riAs3i}3``.U'``
1055 South Grady Way 425.8Z1.8448
Renton,WA 98057 425.821.3481 fax
800.488.0758 to.free
RE: Request for Reconsideration(LUA13-000840) WW.tr1d<{.soc1,ceanet
Triad Job No. 13-102
Dear Rocale:
Please accept this letter on behalf of the Applicant, Summit Homes, as a Request for Reconsideration of
the Minor Modification Approval for Summit Homes (LUA13-000840), approved on September 11,2013.
The request focuses on three distinct areas, described in detail below.
1. Expiration date. Please revise the expiration date stated within the decision, which should be based
on the FDV preliminary plat, and given a ten year time period pursuant to recently passed state law. This
was requested via a separate email during the review process and may have been overlooked. The
original minor modification did request an extension based on the Cogger short plat, however, it was
determined that the 10 year extension would not be applied to the short plat approval date. The FDV
preliminary plat approval was January 2007, therefore the new expiration date for the three merged plats
will be January 12, 2017.
2. Recreation. Please revise the recreation condition#6 to specify the extent of recreation amenities.
Recreation requirements for the Wehrman/FDV/Cogger plat will be satisfied by constructing two trail
connections to the adjacent regional Soos Creek trail (by King County Parks).
3.Scrivener's errors.Various references were mistakenly applied in the decision, which may not have
bearing on the decision. For clarification: the project location should be noted as South of SE 188th St
and east of 120th Avenue SE; trail connections to the Soos Creek Regional Trail will be extended within
the project to the project's easterly boundary; the project does not contain wetlands, but their buffers do
project into the property; the optional 5-foot sidewalk described in the road section will be on the opposite
side of the street; treated storm water and outfall for the centrally located facility will be at the natural
discharge location proposed along the central portion of the eastern edge of the development and/or to
the existing conveyance along the north side of SE 192nd St; and additional storm drainage detention and
treatment for the portion of roadway that cannot be captured by the onsite vault may occur within 124th
Ave SE or SE 192nd Street right-of-way.
Thank you for your attention to this request.
Sincerely,
TRIAD ASSOCIATES
RyanJ. Kohlmann,AICP
Senior Project Planner
cc: Don Hill(e-copy)
Bryan White,Summit Homes(e-copy)
TRIAD
ASSOCIATES
September 24,2013
Rocale Timmons n CC, v ED 12112Kirklan 1lWA 98034-6929neNE
City of Renton,Current Planning 1
1055 South Grady Way SE9 2'l 'L VI 425.821.8448
Renton,WA 98057 N1jI N 425.821.3481 fax
cirl
800.488.0756 toll free
RE: Request for Reconsideration (LUA13-000840) d\NOGOtivjS1O www.triadassociates.net
Triad Job No. 13-102
Dear Rocale:
Please accept this letter on behalf of the Applicant, Summit Homes, as a Request for Reconsideration of
the Minor Modification Approval for Summit Homes (LUA13-000840), approved on September 11, 2013.
The request focuses on three distinct areas, described in detail below.
1. Expiration date. Please revise the expiration date stated within the decision, which should be based
on the FDV preliminary plat, and given a ten year time period pursuant to recently passed state law. This
was requested via a separate email during the review process and may have been overlooked. The
original minor modification did request an extension based on the Cogger short plat, however, it was
determined that the 10 year extension would not be applied to the short plat approval date. The FDV
preliminary plat approval was January 2007, therefore the new expiration date for the three merged plats
will be January 12, 2017.
2. Recreation. Please revise the recreation condition#6 to specify the extent of recreation amenities.
Recreation requirements for the Wehrman/FDV/Cogger plat will be satisfied by constructing two trail
connections to the adjacent regional Soos Creek trail (by King County Parks).
3. Scrivener's errors.Various references were mistakenly applied in the decision, which may not have
bearing on the decision. For clarification: the project location should be noted as South of SE 188th St
and east of 120th Avenue SE; trail connections to the Soos Creek Regional Trail will be extended within
the project to the project's easterly boundary; the project does not contain wetlands, but their buffers do
project into the property; the optional 5-foot sidewalk described in the road section will be on the opposite
side of the street; treated storm water and outfall for the centrally located facility will be at the natural
discharge location proposed along the central portion of the eastern edge of the development and/or to
the existing conveyance along the north side of SE 192nd St; and additional storm drainage detention and
treatment for the portion of roadway that cannot be captured by the onsite vault may occur within 124th
Ave SE or SE 192nd Street right-of-way.
Thank you for your attention to this request.
Sincerely,
TRIAD ASSOCIATES
r-
Ryl;J. Kohlmann,AICP
Senior Project Planner
cc: Don Hill (e-copy)
Bryan White,Summit Homes (e-copy)
Land Development Consultants
Pj POg1
TRIAD PITNEY BOWES
ASSOCIATES 3;_',i. ;en 02 1 P 000.46
71 T 000321 01 66 SEP 24 2013
MAILED FROM ZIP CODE 98034
12112 I I Sth Avenue NE
Kirkland,WA 98034-6929
Rocale Timmons
City of Renton, Current Planning
1055 South Grady Way
Renton,WA 98057
iiII"'if°1'i'li111111111111iijj(,is(,iilii"i111ii1'jiiiii,iijII
G of,DEPARTMENT OF COMMUNITY ty .
AND ECONOMIC DEVELOPMENT EI •
MINOR MODIFICATION
OF AN APPROVED PRELIMINARY PLAT
X APPROVAL DENIAL
EVALUATION FORM & DECISION
PROJECT NAME: Summit Homes Modification (LUA13-000840)
PROJECT NUMBER: LUA13-000840, MOD
PROJECT MANAGER: Rocale Timmons, Senior Planner
APPLICANT: Ryan Kohlman
Triad Associates
12112 115th Ave NE
Kirkland, WA 98034
ZONING DESIGNATION:King County R-6
PROJECT LOCATION: Southeast of 112nd Avenue SE and SE 140th Street
SUMMARY OF REQUEST: The applicant is requesting a Minor Modification to the approved
Wehrman, Flueve des Voiles (FDV), & Cogger Plats. The modification includes a revised lot layout,
landscaping and utility plan. The original applications, totaling 77 lots, were all filed with the King
County Department of Development and Environmental Services (KC DDES) for Environmental (SEPA)
Review and Preliminary Plat approval (KC DDES File No. L04P0034). The subject property is located
within the City's Residential -4 (R-4) dwelling units per acre zoning designation; however, the project is
vested to King County's R-6 zoning development regulations. The applicant is requesting a merger of all
three projects with a reduction in the number of lots to 72 lots and the realignment of the internal road
system. There are wetlands located on the subject property as well as sensitive slopes.
J\
Jr/ (
n
4
Project Location
City of Renton Deportment of Con. ity and Economic Development Administrative :lification Request Report&Decision
SUMMIT HOMES PLAT MODIFICATION • LUA13-000804,MOD
Report of September 11,2013 Page 2 of 6
A. EXHIBITS:
1. Revised Plat Plan •
2. FDV Hearing Examiner Preliminary Plat Decision, dated January 12, 2007
3. Cogger Short Plat Decision, dated April 28, 2009
4. Wehrman Hearing Examiner Preliminary Plat Decision, dated August 10,2006
5. Comment Letter—King County
B. FINDINGS OF FACT:
1. On January 12, 2007 approval was received for a 39-lot plat (Fleuve de Voiles) from King County
Department of Development and Enviromental Services (KC DDES) for Environmental (SEPA)
Review and a Preliminary Plat (LUA09-052/L04P0002). The 7.7 acre parcel is located within the
City's Residential - 4 (R-4) dwelling units per acre zoning classification; however, the project is
vested to King County's R-6 zoning development regulations(see Exhibit 2, FDV Hearing Examiner
Preliminary Plat Decision).
2. On February 16, 2007 approval was received for an adjacent eight lot short plat, Cogger Short
Plat,from KC DDES (LUA09-016/L05S0040). The Cogger Short Plat is also located within the City's
R-4 zoning classification; however, it is also vested to King County's R-6 zoning development
regulations. The Cogger Short plat's access is dependent on the Fleuve de Voiles plat
improvements and could not be developed without the public and private infrastructure of the
larger plat. As a result, KC DDES combined the two applications into one "development" for the
purposes of SEPA review (see Exhibit 3, Hearing Examiner Preliminary Plat/Appeal Decision,
dated April 28, 2009). •
3. On August 10, 2006 approval was received for an adjacent 30-lot preliminary plat, Wehrman
Preliminary Plat, from KC DDES (LUA09-025/L04P0027). The Wehrman Preliminary Plat is also
located within the City's R-4 zoning classification; however, it is also vested to King County's R-6
zoning development regulations(see Exhibit 4, Hearing Examiner Preliminary Plat Decision).
4. The applicant, Summit Homes is requesting changes to the approved Short and Preliminary Plats
in order to do the following:
a. Combine all three plats into one subdivision and merge the expiration dates into the
latest expiration date.
b. Reduction in the total number of lots;from 77 to 72 lots.
c. Addition of a secondary emergency vehicle access from SE 192nd St.
d. Realignment of roads to accommodate existing grades on site.
e. Provide consistent lot sizes on average 4,000 square feet.
f. Combination of single stormwater detention/treatment facility.
MINOR Modification-Summit homes
City of Renton Department of Con. ity and Economic Development Administrativf !lifcation Request Report&Decision
SUMMIT HOMES PLAT MODIFICATION LUA13-000804,MOD
Report of September 11,2013 Page 3 of 6
g. Removal of parcel #3323059010 from the proposed subdivision in order to convey
to King County to be used for the placement of the Soos Creek Trail.
h. Trail connections to King County's Soos Creek Regional trail in two locations. One
would be in the northerly portion of the project site across the northeast parcel
roughly in the vicinity of SE 188th St, and another in the southerly portion of the
project in the vicinity of 124th Ave SE.
5. Staff received comments from the King County Parks and Recreation Division (Exhibit 5) related
to the Soos Creek Regional Trail.
6. No other public or agency comments were received.
7. Representatives from various city departments have reviewed the application materials to
identify and address issues raised by the proposed development.These comments are contained
in the official file, and the essence of the comments has been incorporated into the appropriate
sections of this report and the Departmental Recommendation at the end of this report.
8. Lot Dimensions/Lot Layout: There are no minimum lot size or depth requirements in the KC R-6.
zone. A minimum lot width of 30 feet is required. As proposed, all lots continue to meet the
requirements for minimum width.
9. Road Layout: While the applicant is vested to the King County Road Standards,they have elected
to improve the road sections with conformance to some of the City of Renton street standards.
Street improvements that exceed King County Road Standards include: vertical curbs; landscape
planters between the back of the curb and some of the sidewalks within the plat; and on-street
parallel parking. The proposal provides for a highly connective grid system and the conceptual
design achieves better accessibility for both pedestrian and vehicular access.
Internal access was modified by creating a road that moves through the property, from SE 192nd
to SE 188th St. The applicant is proposing a 40 to 45-foot wide right-of-way containing: 20 feet of
travel (two 10-foot lanes), 6 feet of parking with 8-foot planter on one side, and 5-foot sidewalk
on one side of the street with an optional 5-foot sidewalk on the opposite side of the sidewalk.
About midway through the FDV property, a stub road (Road B) continues in a southwesterly
direction, providing access to an alley and to other roads serving the remainder of the property.
The alley is paved 20 feet in width. Road B intersects Road C, both would be 40 feet wide, which
runs in a roughly north/south direction. At the northern terminus of Road C is Road D, also 40
feet wide, which provides future access to properties adjacent to the FDV project to the west.
The southern terminus of Road C is proposed to end in a secondary emergency vehicle access out
to SE 192"d St per input from the City of Renton Fire Department. This emergency vehicle access
is proposed to eliminate the need for a cul-de-sac at the intersection of Road C and Road D. It
would be 20 feet wide and would be gated at the property edge. The type of gate is to be
determined with the Fire Department.
The bordering street to the south, SE 192nd St is maintained by the City of Kent. As a result the
emergency vehicle access to SE 192nd St must be approved by the City of Kent Transportation
Department. Staff recommends, as a condition of approval, the applicant provide
demonstration, in writing, of approval from the City of Kent for the emergency vehicle access
MINOR Modification-Summit homes
City of Renton Department of Con'
1 ity and Economic Development Administrative lifcation Request Report&Decision
SUMMIT HOMES PLAT MODIFICATION LUA13-000804,MOD
Report of September 11,2013 Page 4 of 6
along SE 192"d St. The approval shall be submitted to the Development Services Plan Reviewer
prior to construction permit approval.
10. Drainage: Storm drainage for the Wehrman Plat was conveyed through a series of pipes to a
detention/treatment pond in the southeast corner of the property.The FDV/Cogger plat similarly
captured stormwater and conveyed it through a series of pipes to a detention/treatment facility.
The FDV/Cogger facility was split by a road but connected via pipe under the road. Both projects
discharge treated stormwater to their natural discharge points. In the proposed modification,
storm drainage from the majority of the lots and roadways would be conveyed in the roadways
to a single storm water detention and water quality treatment vault centrally located along the
eastern edge of the development. Treated stormwater would be released through an outfall at
the natural discharge location along the central portion of the eastern edge of the development.
Storm drainage detention and water quality treatment for the portion of the entry roadway that
cannot be captured in the above vault,would be addressed by over-sizing the above facility or by
the addition of another smaller facility as a vault or pond in the existing SE 192nd Street right-of-
way with an outfall at the natural discharge location.
11. Street Lighting_Street lighting is required on all public streets. A street analysis was not provided
with the application materials. Therefore, staff recommends as a condition of approval the
applicant is required to submit a street lighting analysis to the Development Services Plan
Reviewer. The plan is required to be approved prior to construction permit approval.
12. Landscaping: The applicant did not provide a conceptual landscape plan with the modification
materials. In order to provide continuity along the streetscape staff recommends, as a condition
of approval, the applicant provide a detailed landscape plan to the Current Planning Project
Manager. The landscape plan shall be approved prior to construction permit approval.
13. Recreation: Per KCC 21A.14 residential subdivisions, more than four units, developed at a density
of eight units or less per acre, are required to provide 390 square feet of recreation space on-site.
The 72 lot proposal would require 28,080 square feet (72 lots x 390 square feet = 28,080 square
feet) of recreation space. The area on top of the vault is proposed to be an active recreational
space. It is unclear how much recreation space is proposed throughout the various recreation
tracts and a detailed recreation plan was not provided with the proposed modification materials.
Therefore staff recommends as a condition of approval a detailed recreation space plan,
complying with KCC 21A.14 be submitted for review and approval by the Current Planning Project
Manager prior to construction permit approval.
14. Soos Creek Trail: King County is pursuing purchase of tax parcel 3323059010 (See Exhibit 5),
which is a triangular parcel in the northeast corner of the subject property. King County's
purchase is intended to keep the property as a "native growth protection area" in addition to the
construction of the Soos Creek Regional Trail. As a result of the pending purchase the applicant is
requesting the parcel be eliminated from the proposed subdivision. Staff is supportive of this
request in that the land would be conveyed to King County for permanent open space and trail
improvements.This parcel is expected to be conveyed to King County prior to final plat.
The applicant is proposing trail connections to King County's Soos Creek Regional trail in two
locations. One would be in the northerly portion of the project site across the northeast parcel
MINOR Modification-Summit homes
City of Renton Department of Cone. sty and Economic Development Administrative !ification Request Report&Decision
SUMMIT HOMES PLAT MODIFICATION LUA13-000804,MOD
Report of September 11,2013 Page 5 of 6
roughly in the vicinity of SE 188th St, and another in the southerly portion of the project in the
vicinity of 124th Ave SE. However, the provided plat plan does not depict such connections.
Therefore, staff recommends as a condition of approval the applicant provide a revised plat plan
depicting two connections to the western border of the property, in order to connect to the Soos
Creek Regional Trail. The revised plat plan shall be submitted to and approved by the Current
Planning Project Manager prior to construction permit approval. Additionally, the required
mitigation and monitoring plan shall reflect those impacts to critical areas and their buffers as a
result of proposed connections to the Soos Creek Regional Trail.
15. Expiration: The approval received for the Fleuve de Voiles Preliminary Plat (LUA09-
052/L04P0002) is set to expire on January 12, 2015. The Cogger Short Plat (LUA09-
016/L05S0040) is set to expire on February 16, 2015. And the Wehrman Preliminary Plat (LUA09-
025/L04P0027) is set to expire on August 10, 2014. As part of the request to combine all three
plats into one subdivision the applicant is requesting a merger of all of the expiration dates into
the latest expiration date (Cogger). Staff is in support of a merger of the expiration dates for the
combined pplication which would result in an expiration date of February 16, 2015.
C. CONCLUSIONS:
The following table contains an analysis of the criteria outlined in RMC 4-7-080M:
Criteria Criteria Met
There is no decrease the aggregate area of open space in the subdivision
X
by ten percent(10%) or more.
There is no increase the number of lots in the subdivision beyond the
X
number previously approved.
The proposal does not result in a violation of development standards. X
The proposal does not relocate any roadway access point to an exterior
X
street from the plat..
The applicant is not proposing the phasing of plat development.X
The proposal does not increase significantly any adverse impacts or
X
undesirable effects of the plat on the community or surrounding area.
D. DECISION:
The proposal satisfies 6 of the 6 criteria listed in RMC 4-7-080M for approval of modifications.
Therefore,the Summit Homes Preliminary Plat minor modification, Project Number LUA13-000804,
MOD is approved,will expire on February 16,2015,and is subject to the following conditions of
approval:
1. Prior to the application for the Final Plat, 3 full size copies and a 8%x 11 inch reduction of a final plat
plan shall be submitted to the Planning Division project manager.
MINOR Modification-Summit homes
City of Renton Department of Con„ 'ity and Economic Development Administrative ,lification Request Report&Decision
SUMMIT HOMES PLAT MODIFICATION LUA13-000804,MOD
Report of September 11,2013 Page 6 of 6
2. The applicant is advised that all code requirements and conditions of plat approval are still applicable to
the development of the site in addition to mitigations measures issued as part of the SEPA. The
applicant should also understand that Environmental SEPA Review may be required for future
modifications to the plat plan.
3. The applicant shall provide demonstration, in writing,of approval from the City of Kent for the
emergency vehicle access along SE 192nd St. The approval shall be submitted to the Development
Services Plan Reviewer prior to construction permit approval.
4. The applicant shall be required to submit a street lighting analysis to the Development Services Plan
Reviewer. The plan is required to be approved prior to construction permit approval.
5. The applicant shall provide a landscape plan to the Current Planning Project Manager. The landscape
plan shall be approved prior to construction permit approval.
6. A detailed recreation space plan, complying with KCC 21A.14 shall be submitted for review and approval
by the Current Planning Project Manager prior to construction permit approval.
7. The applicant shall provide a revised plat plan depicting two connections to the western border of the
property, in order to connect to the Soos Creek Regional Trail. The revised plat plan shall be submitted
to and approved by the Current Planning Project Manager prior to construction permit approval.
Additionally,the required mitigation and monitoring plan shall reflect those impacts to critical areas and
their buffers as a result of proposed connections to the Soos Creek Regional Trail.
ifi\q--67q114-eNTy
C.E. "Chip"Vincent,Administrator Date
Department of Community&Economic Development
The decision to approve the modification(s)will become final if not appealed in writing together with
the required fee to: Hearing Examiner,City of Renton, 1055 South Grady Way, Renton,WA 98057 on or
before 5:00 pm,on September 25, 2013. Additional information regarding the appeal process may be
obtained from the Renton City Clerk's office, Renton City Hall—7th Floor, (425)430-6510.
If you have any further questions regarding this decision,feel free to contact the project manager,
Rocale Timmons,at 425.430.7219 or rtimmons@rentonwa.gov.
MINOR Modification-Summit homes
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NOTES: '
laywt,s intended to Garvey a design concept,and a subject to change per
additional reeew of e,nsbng site conditions,and luetd.cbonal requirements.
Boundary,topography and sensrtne areas,s by others and o approomu[e ony.
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wry based on site cad,bons. d
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Preliminary Plat Modification Exhibit
n
EXHIBIT 1SLUE:I..
SUMMIT HOMES RENTON PROPERTIE!
04P0002
ruce Whittaker
DDES/LUSD
MS OAK-DE-0100
January 12,2007
OFFICE OF THE HEARING EXAMINER
KING COUNTY,WASHINGTON
400 Yesler Way,Room 404
Seattle,Washington 98104
Telephone(206)296-4660
Facsimile(206)296-1654
Email: hearex@metrokc.gov
REPORT AND DECISION
SUBJECT: Department of Development and Environmental Services File No.L04P0002
Proposed Ordinance No.2006-0565
FLEUVE DES VOILES
Preliminary Plat Application
Location:On the north side of SE'192nd Street,west of 124th Avenue Northeast,
approximately 19100- 124th Avenue Southeast,Renton
Applicant: Charles Spa ethChrlsSpth
represented by De-En Lang
Lang Associates,Inc.
10658 Riviera Place Northeast
Seattle,Washington 98125
Telephone: (206)306-8880
Facsimile: (206) 362-6848
King County: Department of Development and Environmental Services(DDES)
represented by Chad Tibbits
900 Oakesdale Avenue Southwest
Renton,Washington 98055
Telephone: (206)296-7194 •
Facsimile: (206)296-7051
SUMMARY OF RECOMMENDATIONS/DECISION:
Department's-Preliminary Recommendation: Approve,with conditions
Department's Final Recommendation: Approve,with revised conditions
Examiner's Decision: Approve,with further revised conditions
EXAMINER PROCEEDINGS:
Hearing opened: December 12,2006
Hearing continued administratively: December 12,2006
Hearing closed:December 13,2006
EXHIBIT 2
KING COUNTY
DEPARTMENT.OF DEVELOPMENT AND ENVIRONMENTAL SERVICES
LAND USE SERVICES DIVISION
900 Oakesdale Avenue Southwest
Renton, WA 98057-5212
REPORT AND DECISION
SHORT SUBDIVISION File No. L05S0040
A. DESCRIPTION OF THE PROPOSED SHORT SUBDIVISION:
This is a short subdivision of 1.25 acres into 8 lots for detached single-family dwellings
in the R-6 zone. The proposed density is 6.4 dwelling units per acre (du/ac). The
proposed lot sizes range from approximately 3,881 to 4,524 square feet. Refer to
Attachment 1 for a copy of the revised short plat map. The short plat was revised and
submitted on June 21, 2006 to reflect a boundary line adjustment along Lots 6, 7, and
8.
B. GENERAL INFORMATION:
Applicant: Charles Spaeth
6839 Ravenna Avenue NE
Seattle, WA 98115
206) 52628481
Engineer: Taylor Engineering Consultants
205 Front Street S.
Issaquah, WA 98027
425) 391-1415
STR: SW 33-23-05
Location: The site is located on the north side of SE 192nd St., west of 124th Ave. NE
Zoning: R-6
Acreage: 1.25 acres
No. of Lots: 8
Density: Approximately 6.4 du/ac
Lot Size: Approximately 3,881 to 4,524 square feet
Proposed Use: Detached Single-Family Residences
Sewage Disposal: Soos Creek Water and Sewer District
Water Supply: Soos Creek Water and Sewer District
Fire District: King County Fire District No. 40
School District: Renton School District No.403
Complete Application Date: September 6, 2006
Associated Applications: Drainage Adjustment File No. L06V0040
C. NATURAL ENVIRONMENT
1. Topography:The property is irregular in shape. The property slopes from the
west to the east at greater than 10%. 5
2. Soils: AgB—Alderwood (gravely, sandy loam 0-6%)and AgD—Alderwood
gravely, sandy loam, 15-30%) surface soils are found on this site per
King County Soil Survey, 1973.EXHIBIT 3
Report&Decision Page 1 of 7 L05S004(
August 10,2006
OFFICE OF THE REARING EXAMINER
KING COUNTY,WASBINGTON
400 Yesler Way;Room 404
Seattle,Washington 98104
Telephone(206)2964660
Facsimile(206)296-1654
REPORT AND DECISION
SUBJECT: Department of Development and Environmental Services File No.L04P0027
Proposed Ordinance No.2006-0295
WEHRMAN SUBDIVISION
Preliminary Plat Application
Location:South of Southeast 188th Street,west of 124th Avenue South
Applicant: Trinity Land Development
Attn: Chris Austin
310—29 Street Northeast
Puyallup,Washington 98373
Telephone: (253),845-2922
King County: Department of Development and Environmental Services,
represented by Chad Tibbits
900 Oakesdale Avenue Southwest
Renton,Washington 98055 rr' rr:r
Telephone: (206)296-7194 l{ \ `` 'i ! \--0)Facsimile: (206)296-7051 1
APR 0 4 2008
SUMMARY OF DECISION/RECOMMENDATIONS: C. D.D.E.S.
Department's Preliminary Recommendation: Approve with conditions
Department's Final Recommendation: Approve with conditions
Examiner's Decision: Approve with conditions
EXAMINER PROCEEDINGS:
Hearing Opened: July 25,2006
Hearing Closed:
0
July 25,2006
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.
EXHIBIT 4
King County
Parks and Recreation Division
Department of Natural Resources and Parks
King Street Center, KSC-NR-0700
201 South Jackson Street
Seattle:WA 98104-3855
206=296-8687 Fax 206-Z96-8686
TIY Relay: 711
July 10;2013
Ms. Rocale Timmons
City of Renton- Current Planning .
Associate.Planner
1055 South Grady Way
Renton,WA •98057
RE: -Soos Creek Trail- King County's Pending Wetland Purchase(from Wehrman)-Parcel
332305-9010.
Dear Ms; Timmons: . .
Thank you for sending the latest Preliminary Plat Modification information to us. From your e-
mail'we understand.that the City of Renton is currently reviewing the June 24,'2013 minor plat
modifications for Wehrman/FDV/Cogger plats near SE 192"d Street& 124th Avenue Southeast.
King County's Real Estate/Acquisition Manager and engineering consultants (Huitt:Zollars,
Inc)have reviewed this letter as it relates to King County potential acquisition of the Wehrman
triangle..property(KC Tax.Parcel 3323059010)for the Soos Creek Trail project.
The following provides clarification to Several statements made by Triad Associates,the
prospective developer's representative,in their June 24,2013 letter to the City of Renton.
These include several inaccurate references to:King County's intent to purchase:lot
3323059010.Under the heading Tax ParceL33230590.10,the Triad Associates..memorandum
states that:
King County's purchase is intended to keep the property as a `native growth
protection area'and to construct a required trail to connect the projects to the
recreation area to the northeast.
EXHIBIT 5
Ms. Rocale Timmons
July 10,2013
Page 2
The June 24 memorandum goes On tO state that tax parcel:#3323059010 would:
be conveyed to King County for permanent open space and trail improvements to
provide connection to the adjacent regional park, thus satisfying open space.
requirements and Hearing Examiner conditions of approval. "
These two statements are not accurate,nor are they consistent with County's understanding and
facts in the acquisition file. King County Parks' first and foremost motive to purchase the
Wehrrnan triangle property(tax parcel 3523059010)is to construct at-grade Soos Creek
Regional Trail iMprovements,which will run northerly through the acquired(Weinman
trian:gle)property.
The following is King County's understanding of the background associated with the purchase
of the Weinman triangle property:
1. As part of the overall"Regional Trail System;this property being purehased by King
County is to allow a portion of the Soos Creek Trail to traverse the,entire parcel in a
north-,south alignment outside of the wetland edge,with no intent to make a connection
to the recreation area to the northeast(al,a. Boulevard Lane Park).The intent is to
connect this portion of the Soos CreekTrail to the Greater King County Regional Trail
System.
2. King County is'paying full Fair Market Value for this property, so it is not being
conveyed by the developer to King County at a reduced price in order meet the
combined)development reqUireinents.
3. In the conveyance deed,of the Wehrman triangle property,King County has agreed to
allow Rosemary Welninian to reserve sanitary sewer and stor na pond maintenance road
easements to help in the development()flier westerly property.
4. It is doubtful that the Wehrman triangle property might be appropriate for a"Native -
Growth Protection"dedication or easement,since all of the property is already covered
by BPA's easement that allows.the cutting of vegetation near their high tension power
lines. In addition,King County's planned Open Space designation of this land would
likely not be inconsistent with the overall intent:of Native Growth either.
Ms.Rocale Timmons
July 10,20113
Page
5. King County Parks is:not required to and-is not currently planning:to construct trail
improvements from the King County,:Soo Creek.Regional Trail to the developed
Boulevard Lane Park playground facility. In a previous meeting with King County
Parks and the City of Renton, discussion did occur regarding the possibility.of King:
County providing a trail connection from the Soos Creek Trail to the Boulevard Lane
Park play area that might fulfill the:developer's open space requirements.This however,
was based on the developer's dedication of the parcel or an easement to King County
Parks upland trail right-of-way on their parcels. Since King County is paying full
market value for the Wehrnian triangle parcel,the earlier discussion of a trail
connection to Boulevard Lane Parkrecreation area is no longer valid.
Iftliere are'additional relevant issues involved'with any combined development of the two
plats,King County feels thdse:should be worked out in collaboration with the developer and.
City of Renton,independently from the pending Wehrman triangle property purchase. There
are likely ample opportunities where the future plat development and the public trail system
might benefit jointly.
I would also like to check on the status of our request Made via my E-mail dated 3/7/2013 to
you. I had requested that the City provide'King County'the following information that would
facilitate us in evaluating our options in moving forward in completing the detailed design and
permit submittal process for the Soos:Creek Trailproject.(refer to our meeting-in your office on.
2/26/2013):
1.. .Any Plat Conditions the City has placed upon both Wehrman and Fleuve des Voiles
plats; (Plat condition to work with Parks language)
2. The Fleuve des Voiles 124th Ave.SE road improvement plans and intersection
connection to SE 192nd ST plans.
3. City of Kent traffic analysis that indicated whether a signal was warranted or not at this
intersection as a result of the new development.
MS. Rocale'Timmons
July 10,2013
Page 4
We would like to meet with you and the others involved With the recent'Preliminary Plat
Modification request' in order to express clearly the County's perspective and also correct the
this-statements regarding King County's interests made in the developer's memorandum.
Thanks again for all your help and providing us the opportunity to comment on the
memorandum. We lOok forward to meetinglou arid others involved with Soos Creek project at
your earliest Oonvenience.
SitiCerely;
aran oi
Capital Project Manager
206,263-7283
Enclosures
cc: Monica Leers,Section Manager,Capital Planning and Land.Management;Parks and •
Recreation Division,Department of Natural Resources and Parks(DNRP)
Robert Nuimenkamp,Property Agent,Parks:and Recreation Division, DNRP
Gary Blanchard,Acquisition Agent, Water and Land Resources Division,DNRP
Den Helling,Huitt-Zollars Inc. •
Gordy Simmons;Htiitt-Zollars
Rocale Timmons
From: Ryan Kohlmann <rkohlmann@triadassociates.riet>
Sent: Thursday,July 11, 2013 4:09 PM
To: Rocale Timmons
Cc:Don Hill
Subject: Wehrman/FDV/Cogger merger request
Rocale-
After the modification request was submitted, a suggestion was made to request clarifying when the plat expiration dates
would occur. As part of our minor modification submittal, we have requested that the plats effectively be merged into one
project. Pursuant to a letter Mr. Charles Spaeth received, dated May 4, 2009, for files LUA09-016, -025, and -052, the
current plats have three separate expiration dates. We request to consolidate these dates to one expiration
date. Specifically, we request that the Cogger(LUA09-016) expiration date be applied to the merged project.
You may also be aware of legislation that was recently passed by the legislature amending 58.17.140, dealing with plat
expiration periods. It provides for an additional one year of applicability(ten years total) for plats approved on or before
December 31. 2007. Given the Cogger plat meets the requirement of newly amended 58.17.140, and the extended
expiration date of Cogger is February 16, 2015 (per letter referenced above), we request this newly enacted legislation
also be applied to the Cogger plat. As a result, the new expiration date for the entire project would be February 16, 2016.
The passed legislation has been provided to you via the web link below.
http://apps.leg.wa.gov/documents/billdocs/2013-14/Pdf/Bills/Session%20Laws/House/1074-S.SL.pdf)
Summit Homes, the applicant for the minor modification request and this expiration merger/extension request, has every
intention of diligently completing the improvements for the above mentioned plats. The extension of the expiration period
requested above is primarily to provide relief for unforeseen circumstance that often come up in development projects.
Ryan Kohlmann E AICP
Senior Project Planner
Triad Associates
12112 115th Ave NE
Kirkland,WA 98034
D: 425.216.2181
C: 425.922.9805
F: 425.821.3481
E: rkohlmannOtriadassociates.net
W: www.triadassociates.net
Civil Engineers I Surveyors I Planners I Landscape Architects
Collaborative solutions to Client needs"
1
L41
King County
Parks and Recreation Division
Department of Natural Resources and Parks
King Street Center, KSC-NR-0700
201 South Jackson Street
Seattle, WA 98104-3855
206-296-8687 Fax 206-296-8686
TTY Relay: 711
July 10, 2013
Ms. Rocale Timmons
City of Renton- Current Planning
Associate Planner
1055 South Grady Way
Renton, WA 98057
RE: Soos Creek Trail - King County's Pending Wetland Purchase (from Wehrman) -Parcel
332305-9010
Dear Ms. Timmons:
Thank you for sending the latest Preliminary Plat Modification information to us. From your e-
mail we understand that the City of Renton is currently reviewing the June 24, 2013 minor plat
modifications for Wehrman/FDV/Cogger plats near SE 192nd Street& 124th Avenue Southeast.
King Corinty's Real Estate/Acquisition Manager and engineering consultants (Huitt-Zollars,
Inc.)have reviewed this letter as it relates to King County potential acquisition of the Wehrman
triangle property (KC Tax Parcel 3323059010) for the Soos Creek Trail project.
The following provides clarification to several statements made by Triad Associates, the
prospective developer's representative, in their June 24, 2013 letter to the City of Renton.
These include several inaccurate references to King County's intent to purchase lot
3323059010. Under the heading Tax Parcel 3323059010, the Triad Associates memorandum
states that:
King County's purchase is intended to keep the property as a `native growth
protection area'and to construct a required trail to connect the projects to the
recreation area to the northeast:
Ms. Rocale Timmons
July 10, 2013
Page 2
The June 24 memorandum goes on to state that tax parcel #3323059010 would
be conveyed to King County for permanent open space and trail improvements to
provide connection to the adjacent regional park, thus satisfying open space
requirements and Hearing Examiner conditions of approval. "
These two statements are not accurate, nor are they consistent with County's understanding and
facts in the acquisition file. King County Parks' first and foremost motive to purchase the
Wehrman triangle property (tax parcel 3323059010) is to construct at-grade Soos Creek
Regional Trail improvements, which will run northerly through the acquired (Wehrman
triangle)property.
The following is King County's understanding of the background associated with the purchase
of the Wehrman triangle property:
1. As part of the overall "Regional Trail System, this property being purchased by King
County is to allow a portion of the Soos Creek Trail to traverse the entire parcel in a
north-south alignment outside of the wetland edge, with no intent to make a connection
to the recreation area to the northeast (a.k.a. Boulevard Lane Park). The intent is to
connect this portion of the Soos Creek Trail to the Greater King County Regional Trail
System.
2. King County is paying full Fair Market Value for this property, so it is not being
conveyed by the developer to King County at a reduced price in order meet the
combined) development requirements.
3. In the conveyance deed of the Wehrman triangle property, King County has agreed to
allow Rosemary Wehrman to reserve sanitary sewer and storm pond maintenance road
easements to help in the development of her westerly property.
4. It is doubtful that the Wehrman triangle property might be appropriate for a"Native
Growth Protection" dedication or easement, since all of the property is already covered
by BPA's easement that allows the cutting of vegetation near their high tension power
lines. In addition, King County's planned Open Space designation of this land would
likely not be inconsistent with the overall intent of Native Growth either.
Ms. Rocale Timmons
July 10, 2013
Page 3
5. King County Parks is not required to and is not currently planning to construct trail
improvements from the King County Soos Creek Regional Trail to the developed
Boulevard Lane Park playground facility. In a previous meeting with King County
Parks and the City of Renton, discussion did occur regarding the possibility of King
County providing a trail connection from the Soos Creek Trail to the Boulevard Lane
Park play area that might fulfill the developer's open space requirements. This however,
was based on-the developer's dedication of the parcel or an easement to King County
Parks upland trail right-of-way on their parcels. Since King County is paying full
market value for the Wehrman triangle parcel, the earlier discussion of a trail
connection to Boulevard Lane Park recreation area is no longer valid.
If there are additional relevant issues involved with any combined development of the two
plats, King County feels those should be worked out in collaboration with the developer and
City of Renton, independently from the pending Wehrman triangle property purchase. There
are likely ample opportunities where the future plat development and the public trail system
might benefit jointly.
I would also like to check on the status of our request made via my E-mail dated 3/7/2013 to
you. I had requested that the City provide King County the following information that would
facilitate us in evaluating our options in moving forward in completing the detailed design and
permit submittal process for the Soos Creek Trail project (refer to our meeting in your office on
2/26/2013):
1. Any Plat Conditions the City has placed upon both Wehrman and Fleuve des Voiles
plats. (Plat condition to work with Parks language)
2. The Fleuve des Voiles 124th Ave SE road improvement'plans and intersection
connection to SE 192nd ST plans.
3. City of Kent traffic analysis that indicated whether a signal was warranted or not at this
intersection as a result of the new development.
t
Ms. Rocale Timmons
July 10, 2013
Page 4
We would like to meet with you and the others involved with the recent `Preliminary Plat
Modification request' in order to express clearly the County's perspective and also correct the
mis-statements regarding King County's interests made in the developer's memorandum.
Thanks again for all your help and providing us the opportunity to comment on the
memorandum. We look forward to meeting you and others involved with Soos Creek project at
your earliest convenience.
Sincerely,
yC&ki
Capital Project Manager
206-263-7283
Enclosures
cc: Monica Leers, Section Manager, Capital Planning and Land Management, Parks and
Recreation Division, Department of Natural Resources and Parks (DNRP)
Robert Nunnenkamp, Property Agent, Parks and Recreation Division, DNRP
Gary Blanchard, Acquisition Agent, Water and Land Resources Division, DNRP
Don Helling, Huitt-Zollars Inc.
Gordy Simmons, Huitt-Zollars Inc.
I
TRIAD
ASSOCIATES
MEMORANDUM
Date: June 24, 2013
To:Rocale Timmons, City of Renton
From: Ryan Kohlmann Paty Of Pez,
Re:Wehrman/FDV/Cogger Preliminary Plat Modification Request 9'at is• .
1
for Summit Homes
Triad Job No.: 13-102
JUIU
Copies To: Bryan White, Summit Homes Rec eQWieD
Wehrman/FDV/Copper Plat Modification
This is a request for a minor modification to the existing Wehrman, Fleuve des Voiles (FDV),
and Cogger plats to provide lots for the Summit Homes (purchaser) as shown on the attached
Preliminary Plat Modification Exhibit dated 6/24/13. The Wehrman/FDV/Cogger plats each
created 30 lots, 39 lots, and 8 lots, respectively, for a total of 77 lots. This minor modification
seeks to merge the plats, modify the lot layout and utilities layout, reduce overall lot count from
77 lots to 72 lots, removal of an existing parcel, and add a secondary emergency vehicle access
from SE 192nd St.
Pertinent LUA file numbers are listed as follows:
Wehrman LUA09-025 (L04P0027) - City Preliminary Plat Approval and Minor Modification
Flueve de Voiles LUA09-052 (L04P0002)—City Preliminary Plat Approval
Flueve de Voiles LUA12-000106—City Approved Minor Modification
Cogger LUA09-016 (L05S0040)-City Preliminary Short Plat Approval
Cogger LUA12-000106—City Approved Minor Modification
Design Overview
The original Wehrman/FDV/Cogger plats were recently modified under LUA09-025 (Wehrman),
LUA09-052 (FDV), and LUA 09-016 (Cogger), hereafter referred to as "previously modified
plats". The modifications were primarily aimed at creating lots more uniform in shape that
conform to typical building lots. Lot sizes ranged from 3,500 to about 5,700 sq ft, and ranged in
shape from square to rectangular. The Wehrman modification also added an alley to help
access lots proposed along the western boundary.
The properties are somewhat irregular in shape and have a good deal of topography that slopes
moderately from west to east. The western high points range from 460 to 480, sloping down
generally to 384. Accommodating this slope within the project generates some challenges.
Page 1 of 4
Rocale Timmons,City of Renton
Wehrman/FDV/Cogger Preliminary Plat Modification for Summit Homes- Memorandum
June 24, 2013
General access to the property remains the same, and access through the property generally
reflects what has been approved through recent modifications. More information on access and
road sections can be found below and are indicated on the attached Preliminary Plat
Modification Exhibit. This modification seeks to achieve more consistent lot sizes, on average
about 4,000 sq ft, and more uniformly rectangular in size.
Lot sizes and shape are important for these properties for a number of reasons. Because of the
previously mentioned grades, these lots are designed to accommodate "tuck under" and
daylight" types of homes. Tuck under homes have garages on the bottom floor that are "tucked
under" the home, while "daylight" homes take advantage of the grade by adding a "daylight
basement" under the main home on the downsloped portion of the lot. Allowing the lots and the
homes to take up grade through the property helps to reduce overall undeveloped graded tracts,
and creates a more gracious overall design.
As a result of the comprehensive re-design, this modification request seeks to "merge"
these plats into one cohesive project.
Access
The Wehrman plat takes access from an extension of SE 188th Street. From there the road
turns south toward the FDV/Cogger plats, where the roads meet at the southerly/northerly
respective boundaries. The FDV/Cogger plat generally takes access from a new road that
intersects SE 192nd Street, roughly at the extension of 124th Ave SE. Similar to previous,
wetland buffer impacts for this portion of roadway will be mitigated by wetland buffer averaging
including added buffer areas along the eastern perimeter of the development.
Under the latest modification, the road loops through the property, with a stub extending
northerly where it meets the Wehrman road. The Wehrman right-of-way was proposed to be 34'
wide, presumably with a sidewalk on one side, 8' of parking, and 20' of travel. The FDV/Cogger
right-of-way was proposed as 30' wide, with a 5' sidewalk on one side and 25 feet of paving for
travel, and likely no on-street parking was proposed.
This modification does not propose to change the existing access points.
Internal access is modified by creating a road that generally moves straight through the
property, from 192nd to 188th. It is proposed as a 43' wide right-of-way, with 20'feet of travel (two
10' lanes), 8' feet of parking with 4' planter on one side, and 5' sidewalks on both sides of the
street.
About midway through the FDV property, a stub road (Road B) continues in a southwesterly
direction, providing access to an alley and to other roads serving the remainder of the property.
Road B intersects Road C, both are 43' wide, which runs in a roughly north/south direction. At
the northern terminus of Road C is Road D, also 43' wide, which provides future access to
properties adjacent to the FDV project to the west. The southern terminus of Road C is
proposed to end in a secondary emergency vehicle access ("EVA") out to SE 192nd Street per
input from the Fire Department. This EVA is proposed to eliminate the need for a cul-de-sac at
Page 2 of 4
Rocale Timmons,City of Renton
Wehrman/FDV/Cogger Preliminary Plat Modification for Summit Homes-Memorandum
June 24, 2013
the intersection of Road C and Road D. It will be 20' wide and will be gated at the property
edge. The type of gate is to be determined with the Fire Department.
Similar to the Wehrman modification, an alley provides access to a number of lots in this
proposal. The alley is paved 20' in width.
The resulting access provides similar or better access than the previously modified
plats.
Grading
As previously described, the properties have quite a bit of topography which is being handled
mostly through the design of the lots and the roads. In this modification, a number of open
space tracts are proposed that are being used to handle some of the more severe grade
changes. Slopes generally are not steeper than 2:1 (h:v), and will be seeded with a drought
tolerant grass/wildflower seed mixture.
Generally, because of the fixed nature of the edges of the property, extreme changes in grade
at property edges is not practical. While some walls may be necessary along property edges,
they are expected to be minimal and generally can be handled with rockeries or other
appropriate walls.
The proposed grading provides similar or better benefits to the grading proposed in the
previously modified plats.
Stormwater
Storm drainage for the Wehrman plat was conveyed through a series of pipes to a
detention/treatment pond in the southeast corner of the property. The FDV/Cogger plat similarly
captured stormwater and conveyed it through a series of pipes to a detention/treatment facility.
The FDV/Cogger facility was split by a road but connected via pipe under the road. Both
projects discharged treated stormwater to their natural discharge points.
In this proposed modification, storm drainage from the majority of the lots and roadways will be
conveyed in pipes and structures in the roadways to a single storm water detention and water
quality treatment vault centrally located along the eastern edge of the development. Treated
stormwater will be released through an outfall at the natural discharge location along the central
portion of the eastern edge of the development. This facility will be designed in accordance with
the design standard applicable to the project. The area on top of the vault described above is
proposed to be active recreational space.
Storm drainage detention and water quality treatment for the portion of the entry roadway that
cannot be captured in the above vault, will be addressed by over-sizing the above facility or by
the addition of another smaller facility as a vault or pond in the existing SE 192 Street right-of-
way with outfall at the natural discharge location.
The proposed storm drainage utilities provide similar or better service than the
previously modified plats.
Page 3 of 4
Rocale Timmons,City of Renton
Wehrman/FDV/Cogger Preliminary Plat Modification for Summit Homes-Memorandum
June 24, 2013
Utilities
Soos Creek Water and Sewer district will provide water and sewer service to the properties.
Water and sewer availability certificates were previously provided in 2008. The District has been
contacted regarding these projects and it was determined that new certificates would be
necessary and could be provided by the District.
PSE serves the site with electricity and natural gas. Street lights will be designed and
coordinated in conjunction with Intolight.
Proposed utilities, including street lights, provide similar or better access to services and
public safety.
Tree Retention
Tree retention will be provided consistent with the standards in affect at the time these plats
were originally approved (2005). Specifically, KCC 21A.38.230 (Ord 12823, 2005) will be
reviewed with future engineering plans for clearing and grading.
Tax Parcel 3323059010
As you are already aware, King County is pursuing purchase of tax parcel 3323059010, which is
a triangular parcel in the Northeast corner of the property. King County's purchase is intended to
keep the property as a "native growth protection area" and to construct a. required trail to
connect the projects to the recreation area to the northeast.
As of the date of applying for this modification tax parcel #3323059010 is part of the
modification. However, it will be conveyed to King County for permanent open space and trail
improvements to provide connection to the adjacent regional park, thus satisfying open space
requirements and Hearing Examiner conditions of approval
This parcel is expected to be conveyed to King County prior to final plat. Pursuant to your email
received 6/24/2013 (attached hereto), and the updated density calculation below, removing this
parcel will not result in more lots than otherwise allowed under previous KC zoning and
therefore is not a major modification. Requiring a new application due to removing the parcel
prior to final plat would result in unnecessary and unusual burden on the applicant.
Updated Density Calculation:
Total property area (excludes parcel #3323059010) 13.04 acres
Maximum lots per R-6 zoning (KCC.21A.12.070) 13.04*6 = 78 lots
Proposed lots per attached Exhibit 72 lots
Minimum urban density= 85% (KCC.21A.12.060) 13.04*6 * 0.85 = 67 lots
Page 4 of 4
Page 1 of 3
Don Hill
From: Rocale Timmons [RTimmons@Rentonwa.gov]
Sent: Monday, June 24, 2013 10:20 AM
To: Ryan Kohlmann
Cc: Don Hill; bryanw@summithomeswa.com; Chip Vincent
Subject: RE:Wehrman/FDV/Cogger
Hello Ryan,
I was able to speak with Chip about this and he has agreed that the removal of the triangular piece of property
on the Wehrman Plat would be processed as a Minor Modification.
Per RMC 4-7-080.H.3 if the revision meets the following criteria it can be considered a minor plat amendment.
Your proposal to remove the triangular piece would likely not comply with 3.a. as it would significantly reduce
the open space of the subdivision and as a result would be a Major Amendment. However,given the King
County purchased property will ultimately be preserved as open space due to critical areas and the proposed
regional trail we can use the authority of RMC 4-7-080.H.2 to treat the major amendment as a minor
amendment.
Please feel free to let me know if you have any other questions.
RMC 4-7-080.H.2 Major Plat Amendments:Major amendments to an approved or pending plat application shall
require a new application. For major amendments that due to extraordinary circumstances would result in a
highly unreasonable and unconscionable burden on the applicant or plat holder, if the applicant or plat holder
was required to go through a new application process, the Administrator may permit the major amendment to
be treated as a minor amendment. (Ord.5676, 12-3-2012).
RMC 4-7-080.H.3. Minor Plat Amendments:Minor plat amendments may be reviewed and permitted as part of
final plat approval. To be considered a minor amendment, the amendment must not:
a. Decrease the aggregate area of open space in the subdivision by ten percent(10%)or more;
b. increase the number of lots in the subdivision beyond the number previously approved;
c. Result in a violation of development standards;
d. Relocate any roadway access point to an exterior street from the plat;
e. Propose phasing of plat development;or
f. Increase significantly any adverse impacts or undesirable effects of the plat on the community or surrounding
area.
Rocale Timmons
City of Renton-Current Planning
Senior Planner
1055 South Grady Way
Renton,WA 98057
6/25/2013
Page 2 of 3
Tel: (425)430-7219
Fax: (425)430-7300
rtinnmons@rentonwa.gov
From: Ryan Kohlmann [mailto:rkohlmann@triadassociates.net]
Sent:Thursday,June 20, 2013 3:43 PM
To: Rocale Timmons
Cc: Don Hill; bryanw@summithomeswa.com
Subject: RE: Wehrman/FDV/Cogger
One more item...
6. As discussed on the phone, if the triangular parcel (3323059010) is removed from the project, its removal
constitutes a major modification to the Wehrman preliminary plat.
This is important to confirm because keeping the parcel in will require King County to sign on the final plat.
Thanks for you help!
Ryan
From: Ryan Kohlmann
Sent: Thursday,June 20, 2013 1:49 PM
To: 'rtimmons@rentonwa.gov'
Cc: Don Hill; 'Bryan White (bryanw@summithomeswa.com)'
Subject: Wehrman/FDV/Cogger
Hi Rocale-
Thanks for calling me yesterday. Our conversation was helpful in resolving some of the questions I had. I want to
capture what we discussed for my client's purposes (cc'd here) as it relates to some fiduciary obligations. Would
you please confirm the points below?
1. Please send me the other LUA files for these plats, including the modification numbers. I have LUA09-025
Wehrman) and LUA09-052 (FDV?). Also, copies of the modification approval letters would be helpful, but
not critical.
2. I will draft a request to address merging these plats, reduction in number of units, as well as the difference
in access, stormwater, utilities, and street lighting. Access will include a secondary emergency access to
192nd St extending from the southern terminus of Rd 'C'.
3. The request will also address tree retention. We believe we can find King County code archived back to
2005.
4. The process requires five (5) sets of drawings,five (5) copies of the modification request, and a check for
103.00 (payable to City of Renton?). The drawings should include lot numbers and street sections. Once
the materials are ready, we will contact you for an intake meeting.
5. Generally the modification appears acceptable, pending formal City review of the information requested
above and the materials submitted.
Ryan Kohlmann I AICP
Senior Project Planner
Triad Associates
12112 115th Ave NE
Kirkland, WA 98034
D: 425.216.2181
6/25/2013
RECEIPT EG00010000r City
r
i-7*,
Transaction Date:June 26,2013
Planning Division
BILLING CONTACT
JUN`2.6 2013
Don Hill
Triad
12112 115TH AVE NE I C CSC IML DKIRKLAND,WA 98034
REFERENCE NUMBER FEE NAME
TRANSACTION PAYMENT
AMOUNT PAID
TYPE METHOD
LUA13-000840 PLAN-Modification Fee Payment . Check#1930500 100.00
Technology Fee Fee Payment Check#1930500 3.00
SUB TOTAL 103.00
TOTAL 103.00
Printed On:6/26/2013 Prepared By:Rocale Timmons Page 1 of 1